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5.0_Fletcher Jones Airport Shuttle and Parking Facility_PA2023-0172
CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT May 23, 2024 Agenda Item No. 5 SUBJECT: Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) ▪Conditional Use Permit SITE LOCATION: 20071 Birch Street APPLICANT: Allegro Civil Engineers PLLC OWNER: Jones Birch Parcel LLC PLANNER: Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov PROJECT SUMMARY The Applicant requests a conditional use permit (CUP) to relocate the existing Fletcher Jones Motorcars Preferred Owners Airport Shuttle Facility from its current location at 2172, 2192, and 2222 South Bristol Street to a new site at 20071 Birch Street. If approved, the new site will be developed with an approximately 1,120-square-foot single-story reception office and surface parking for 83 cars. Accessory improvements include fencing and walls, site lighting, hardscaping, and landscaping. No late hours are proposed. The request is one phase of a larger future effort by Fletcher Jones to redevelop 2172, 2192, and 2222 South Bristol Street and the adjoining property at 20052 Birch Street into an automotive inventory facility with accessory parking. With approval of this application, the conditional use permit for application PA2022-128 would be rescinded. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), Section 15332 under Class 32 (In-Fill Development Projects), and Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3)Adopt Resolution No. PC2024-011 approving the conditional use permit filed as PA2023-0172 (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE2 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE General Commercial Office (CO-G) Santa Ana Heights Specific Plan (SP-7) Zoning District, Business Park District (BP) Vacant lot NORTH CO-G SP-7/BP Vacant building SOUTH CO-G SP-7/BP Office building EAST CO-G SP-7/BP Office building WEST CO-G Office General (OG) Office building, car wash Project Site Existing Airport Shuttle Facility 3 INTENTIONALLY BLANK PAGE4 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 3 INTRODUCTION Project Setting The property at 27001 Birch Street is approximately one mile southeast of John Wayne Airport and within an area of Newport Beach known as Santa Ana Heights. Santa Ana Heights was developed under the jurisdiction of the County of Orange (County) and was annexed into the City of Newport Beach (City) approximately 20 years ago. Development along Birch Street includes a mix of residential uses, both single-unit and multi-unit, and nonresidential uses, primarily office buildings. The 0.88-acre site is rectangular and flat with vehicular access from Birch Street. It was historically developed with a nonconforming single-unit residence. The residence was demolished in early 2024, with approval of permit no. XR2023-3367. The property now sits vacant, as shown below in Figure 1. It is abutted to the south by a multi-story office building, to the west by a multi-story office building and a car wash, to the north by a vacant single-story commercial building, and to the east by Birch Street with a multi-unit apartment community and a multi-story office building beyond. Figure 1: Project site, currently vacant Background Existing Fletcher Jones Airport Shuttle The existing Fletcher Jones Motorcars Preferred Owners Airport Shuttle Facility is located approximately 0.2-miles east of the project site, at 2172, 2192, and 2222 South Bristol Street. 5 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 4 In 2002, the County approved Planning Activity No. PA01-0118, allowing Fletcher Jones Motorcars to construct and operate an airport shuttle service and 52-car parking facility for preferred owners. The application expired due to inactivity; however, the operation was reauthorized by the City on April 8, 2005, with Planning Director’s Use Permit No. UP2005-009 (PA2005-037). A copy of the City Use Permit is provided as Attachment No. PC 2. The airport shuttle facility began operating shortly after. In early 2020, the two properties adjacent to 2172 South Bristol Street were vacated by Enterprise Rent-A-Car and acquired by Fletcher Jones in 2021. Fletcher Jones currently uses the existing car wash infrastructure on 2192 South Bristol Street to provide complementary car washes and detailing to shuttle customers and uses the surface parking lot of both 2192 Bristol and 2222 South Bristol Street for overflow vehicle parking. An aerial view of the current Fletcher Jones airport shuttle operation is provided below in Figure 2. Figure 2: Existing Fletcher Jones Airport Shuttle operation located at 2172 – 2222 Bristol Street On February 23, 2023, the Planning Commission approved a request for a conditional use permit and lot merger filed as PA2022-128 to merge the three separate properties and renovate the shuttle facility. The proposed renovations included the replacement of the Airport Shuttle Reception Office Car Wash Former Enterprise Rent-A-Car Office Detailing 6 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 5 existing carwash infrastructure with an enclosed carwash with limited outdoor detailing bays. It also included a complete reconfiguration of the parking lot and circulation. Fletcher Jones has since reevaluated its strategy for operations in this area and is choosing to abandon this Use Permit to renovate in favor of relocating the shuttle operation to the current project site. Fletcher Jones is still in process for recording the Lot Merger with the County. Project Description The Applicant proposes to relocate the existing airport shuttle operation to the project site. The site will be developed with an approximately 1,120-square-foot, single-story reception office, an 18-space private surface parking lot for customer drop off and pick up, and a 65- space private surface parking lot with valet services for car parking while customers are away. Customers will pull into the smaller parking lot, adjacent to the reception office, and will check in to board the shuttle to the airport. The loading zone for the shuttle is proposed behind the reception office. An employee will valet customer cars to the larger lot, behind the security gates. Vehicles may be taken offsite by employees for complementary car washes or for longer term storage. Customers will not have access to the parking lot behind the security gates. The reception office floor plan includes an approximately 630-square-foot lobby, restrooms, a small employee breakroom, and a mechanical room. Figure 3 below is a rendering of the office showing the façade, which would incorporate a natural-colored stucco, accented with champagne colored metal, and floor-to-ceiling windows within the lobby area to allow for natural light. The reception office is fully enclosed and has a large canopy overhang to provide protection from the elements to customers. Figure 3: Rendering of the proposed reception office 7 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 6 Hours of operation for the shuttle service are proposed from 5:00 a.m. to 9:00 p.m., Monday through Saturday; and 6:00 a.m. to 9:00 p.m. on Sunday. There are no late hours proposed and there will be no after-hours drop-offs or pick-ups. Additionally, there is no carwash or detailing services proposed for this site. A more detailed description of operations has been provided by the applicant and is included as Attachment No. PC 3 to this report. Accessory improvements include 6-foot-tall perimeter walls, security gates separating the front portion of the property from the rear valet only parking lot, site lighting, hardscaping, and landscaping. The project also proposes a 121-square-foot trash enclosure with solid walls and a roof along the southern side property line. Project plans are included as Attachment No. PC 4 (Plans). Future Project for 2172 – 2222 South Bristol Street The proposed relocation is part of a larger effort to redevelop 2172, 2192, and 2222 South Bristol Street and the adjoining property at 20052 Birch Street. On November 29, 2023, the City received an application for a conditional use permit and major site development review for the properties. The application filed as PA2023-0220 proposes to redevelop the three contiguous properties on South Bristol Street with an approximately 22,000-square-foot multi-purpose, automotive inventory facility. The automotive inventory facility will allow Fletcher Jones to perform pre-delivery inspection of cars, minor maintenance such as paint touch-ups, car washing and detailing, and inventory storage. The application also proposes to redevelop the property at 20052 Birch Street as additional vehicle parking to support the automotive inventory facility. The application is currently in the applied status. If the relocation of the airport shuttle operation is approved, Fletcher Jones will abandon the Use Permit approved under PA2022-128. The existing airport shuttle will continue to operate at 2172 – 2222 South Bristol Street until construction of the new facility is completed. The existing airport shuttle will continue to operate pursuant to Planning Director’s Use Permit No. UP2005-009 (PA2005-037). DISCUSSION Analysis General Plan The project site is categorized as General Commercial Office (CO-G) by the General Plan Land Use Element. The CO-G category is intended to provide areas for the development of administrative, professional, and medical offices with limited accessory retail and service uses. Hotels, motels, and convalescent hospitals are explicitly prohibited. While the airport shuttle facility will maintain slightly later hours than a typical administrative or professional office, it will not maintain overnight hours common to hotels, motels, or hospitals. 8 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 7 The project is consistent with multiple policies found within the Land Use Element of the General Plan. For example, General Plan Policy LU 2.1 (Resident-Serving Land Uses) encourages uses that support the needs of Newport Beach’s residents, including services, that are in balance with community natural resources and open spaces. The project will provide residents with the beneficial service of convenient transportation to and from John Wayne Airport. Additionally, the facility is proposed within an already developed neighborhood, which ensures minimal impact on existing open spaces. Additionally, General Plan Policy LU 3.3 (Opportunities for Change/Santa Ana Heights) places importance on the use of properties consistent with the adopted Specific Plan and Redevelopment Plan. The project will replace an inconsistent residential development with a commercial development, which is consistent with both the Specific Plan and CO- G. The site is one of 17 properties within the 20000 block of Birch Street also categorized CO- G by the Land Use Element of the General Plan. Besides the six properties developed with nonconforming residential uses, the balance is predominantly developed with multi-story office buildings. The project proposes a service use of a convenience nature for Fletcher Jones’ customers. Figure 4 on the next page provides a visual summary of the uses within this block. (The balance of this page is intentionally left blank.) 9 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 8 Figure 4: Uses within the 20000 block of Birch Street The project repurposes the lot from an inconsistent residential use to a consistent commercial use and will not result in an overconcentration of service uses nor will it change the overall balance of uses, leaving the neighborhood primarily developed with office buildings. The project is within the 65 – 70-dBA CNEL noise contour area as provided in Figure N2 of the Noise Element. A wide range of commercial activities are normally compatible with this level of noise pursuant to Table N2 (Land Use Noise Compatibility Matrix) of the General Plan Noise Element, whereas the past residential unit was incompatible. The project design has both closed windows and air conditioning, as suggested by Table N2, limiting exposure to noise within the reception office. 10 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 9 Santa Ana Heights Specific Plan Allowed Uses The project site is within the Santa Ana Heights Specific Plan Area (SP-7) Business Park District (BP) Zoning District. The BP District was established to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Section 20.90.120 (Business Park District: SP-7 (BP)) of the NBMC explicitly lists uses that are allowed either subject to the approval of a minor use permit (MUP) or a conditional use permit (CUP). The proposed airport shuttle service is not listed as an allowed use. When an unlisted use is proposed, the Planning Commission is allowed to approve any use it finds consistent with the purpose and intent of the SP-7 BP District. In the SP-7 BP District, service uses are permitted with the approval of an MUP, and automobile rental agencies are permitted with the approval of a CUP. The airport shuttle service, while not a typical service use or an automobile rental business, operates with features common to both. Specifically, the proposed facility involves customers visiting the site along with the temporary parking of automobiles. Staff believes the airport shuttle and parking facility is a commercial use, with similar operational features to other listed uses. As commercial uses in general are listed under the intent of the SP-7 BP District, staff recommends the Planning Commission find the proposed use consistent and approve its operation. Santa Ana Heights Specific Plan and Zoning Code Development Standards The project complies with the site development standards of the SP-7 BP District including floor area ratio (FAR), building site coverage, building height, and setbacks. A summary of the development is provided in Table 1. Table 1, Development Standards – Floor Area Ratio, Site Coverage, Setbacks, Height Standard Required Provided Floor Area Ratio (max.) 0.5 0.03 Site Coverage (max.) 40% 6% Setbacks • Front • Northerly Side • Southerly Side • Rear 0 feet 0/10 feet* 0/10 feet* 0 feet 44 feet 50 feet 52 feet 235 feet Height (max.) 37 feet 14 feet * 10 feet required on one side only The intent of Section 20.90.030 (Design Guidelines) of the NBMC is to ensure commercial development blends and complements the residential areas of the community. While 11 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 10 there are no adjoining residential uses, the proposed reception office still incorporates many of the design guidelines into the architecture. For example, the reception office does not have the appearance of excessive massing or bulk from the front property line and as shown earlier in Figure 3, the building façade incorporates a natural-colored stucco, accented with earth toned metal. The project is also designed to provide boundary landscaping, as required by Section 20.90.120(F)(9) of the NBMC. The site will provide 3 feet along the side and rear property lines and a 10-foot buffer in the front. The front landscaping will soften views of parked cars. The proposed planting palette incorporates the plants suggested in Section 20.90.030(C) (Design Guidelines) of the NBMC as feasible. The final landscape plan is conditioned to comply with the standards provided in Section 14.17 (Water Efficient Landscaping) of the NBMC. The Project proposes new onsite lighting in proximity with the property lines. Section 20.90.120(F)(11) of the NBMC requires all lighting be designed so that direct light rays are confined to the premises. Condition of Approval No. 17 requires that, prior to the issuance of a building permit, the Applicant demonstrate through a photometric study that all exterior lighting has been designed and located so that all direct rays are confined to the Property. While the lighting is proposed to be left in a low, security output, mode at night, Condition of Approval No. 16 authorizes the Community Development Director to require the lighting be dimmed if found to be a nuisance. Lastly, the project provides a 121-square-foot trash enclosure along the southerly property line, which has been designed in accordance with Section 20.90.120(F)(7) and Section 20.30.120 (Solid Waste and Recyclable Materials Storage) of the NBMC. The trash enclosure proposes 11-foot-tall solid walls, to be finished with stucco and painted to match the reception office, with a solid roof covering. Table 3-5 (Nonresidential Structures Minimum Storage Area Required) of Section 20.30.120 of the NBMC requires a miminum of 32 square feet of storage area for a structure with less than 5,000 square feet of floor area. The oversized trash enclosure ensures adequate space to deal with all refuse generated by the operation. Parking Parking requirements within the SP-7 BP District are in accordance with Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC. Table 3-10 of Section 20.40.040 provides a parking rate for office uses of one space per 250 sq. ft. of net floor area. The reception office proposes 999 net square feet and would require a minimum of four parking spaces. The project provides more parking spaces than the initial airport shuttle operation (i.e., 83 proposed spaces versus 52 spaces approved pursuant to Planning Director’s Use Permit No. UP2005-009). Based on observation of the current airport shuttle facility and the greater number of spaces proposed by the project, the parking should be sufficient. 12 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 11 Use Permit Findings In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits – Findings and Decision) of the NBMC, the Planning Commission must make the following findings for approval for a conditional use permit: 1. The use is consistent with the General Plan and any applicable specific plan. 2. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 3. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. 4. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. 5. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. In addition to the earlier discussion analyzing the project’s General Plan and zoning consistency, the project has been reviewed by the Public Works Department, the Building Division including the Engineering Geologist, and by the Fire and Life Safety Services Division. All material comments from the reviewing departments were incorporated into the site design to help ensure adequate emergency access and site drainage. Recommended conditions of approval have also been incorporated into the draft resolution to help ensure potential conflicts with the surrounding land uses are minimized to the greatest extent possible. Given the operating characteristics of the shuttle facility, the lack of late hours, and the lack of complaints at the existing Fletcher Jones facility nearby on South Bristol Street, the project is not anticipated to create unusual noise, traffic, or other detrimental conditions that would negatively impact or prove to be incompatible with the other uses either existing in or intended for the BP District of Santa Ana Heights. 13 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 12 Summary and Next Steps Staff finds that the project is consistent with both Title 20 (Planning and Zoning) and the General Plan, as discussed in the analysis above. Staff recommends approval of the project, subject to the conditions of approval provided in the resolution as Exhibit A. If approved, the project will allow Fletcher Jones to relocate their existing airport shuttle operation from South Bristol Street to Birch Street. The new shuttle operation will operate substantially like the existing operation, including similar hours of operation and number of cars. The new facility will not provide onsite car washing or detailing and Fletcher Jones staff will need to take cars offsite to offer these services. Relocating the existing shuttle facility will allow Fletcher Jones to proceed with future plans to redevelop their properties at 2172, 2192, and 2222 South Bristol Street and the adjoining property at 20052 Birch Street into a multi-purpose automotive inventory facility with accessory parking. This approval does not grant or guarantee approval for their future project. However, the relocation of airport shuttle is necessary for the future project to proceed. Alternatives Should the Planning Commission disagree with staff’s recommendation, the following alternative actions are available: 1. The Planning Commission may suggest physical design or operational changes to the project to alleviate any concerns. If any requested changes are substantial, the Planning Commission should continue the item to a future meeting to allow the applicant to address the issues through a redesign or additional analysis. 2. If the Planning Commission believes that there are insufficient facts to support the findings for approval, Planning Commission must deny the application and provide facts in support of denial to be included in a resolution. 14 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 13 Environmental Review To avoid the potential piecemealing of projects (i.e., the dividing of a project into two or more pieces and evaluating each piece in a separate environmental document), both the current project and the future automotive inventory facility with accessory parking have been evaluated together for the potential to have a significant effect on the environment. The two projects are collectively referred to as the combined project. The combined project is exempt from CEQA pursuant to Section 15332 under Class 32 (In- Fill Development Projects) and Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because the combined project has no potential to have a significant effect on the environment. To apply the Class 32 exemption, a project must be an in-fill development and meet the following criteria: (1) is consistent with the applicable General Plan designation and applicable policies, as well as applicable zoning designations and regulations, (2) would occur on a site less than five acres, (3) the project site must have no habitat value, (4) the project would not result in significant traffic, noise, air quality, or water quality effects, and (5) the site can be adequately served by all required utilities and public services. The combined project meets all the requirements and is exempt under Class 32: a.General Plan and Zoning Consistency: The proposed uses of airport shuttle facility, automotive inventorying and specialized repair with car washing, and automobile parking are allowed uses within the respective zoning districts pursuant to the approval of a Conditional Use Permit by the Planning Commission. The activities are consistent with the respective General Plan Land Use designations. b.Less Than 5 Acres: The total area for the properties to be redeveloped totals only 2.55 acres. c.No Habitat Value: All properties have been developed previously and are unlikely to provide value as habitat for endangered, rare, or threatened species. d.No Significant Traffic, Noise, Air Quality or Water Quality Effects: Neither the airport shuttle facility nor the automotive inventory facility is anticipated to result in significant impacts to traffic. The airport shuttle facility relocation will move vehicle trips from one site to another site and will not be increasing operational capacity in a meaningful way. The automotive inventory facility will not be open to the public and therefore will only add minimal vehicle trips. Similarly, no impacts to air quality are anticipated due to minimal traffic increases. The primary source of noise within the vicinity of the properties is airplane noise and traffic noise. All noise generating activities, such as car washing or specialty 15 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 14 repair, will take place within the automotive inventory facility and required comply with the provisions of Chapter 10.26 (Community Noise Control) and other applicable noise control requirements of the Newport Beach Municipal Code. The airport shuttle will not have vehicle repair, car washing or detailing, onsite. The proposed development will not produce a significant effect related to water quality. While both the airport shuttle facility and automotive inventory facility sites will primarily be developed with impervious surfaces, the projects will require Water Quality Management Plans (WQMP) and best management practices (BMPs) to both prevent erosion and construction pollutants from contacting stormwater and to treat stormwater onsite through bioretention basins. Both applications include preliminary WQMPs. Final WQMPs shall be reviewed and approved by the Building Division prior to building permit issuance. e. Utilities and Public Services: The properties are within a developed area of the City and should be adequately served by existing utilities. All public services, including police and fire protection, are adequate to accommodate the Project. The project, individually, is also exempt from the California Environmental Quality Act (CEQA) under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. Class 3 exempts the construction and location of a limited number of new, small, facilities or structures including a store, motel, office, restaurant, or similar structure not involving the use of significant amounts of hazardous substances, not exceeding 2,500 square feet in floor area. The Project will construct a small office building that falls well below the lowest limit for the Class 3 exemption. The Class 3 exemption also exempts accessory structures, such as fences. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. Public Notice Notice of this hearing was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant, and posted on the subject property at least 10 days before the scheduled meeting, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the city website. 16 Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission, May 23, 2024 Page 15 Prepared by: Submitted by: BMZ/jp ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Planning Director’s Use Permit No. UP2005-009 (PA2005-037) PC 3 Applicant’s Project Description PC 4 Project Plans 01/18/23 17 INTENTIONALLY BLANK PAGE18 Attachment No. PC 1 Draft Resolution with Findings and Conditions 19 INTENTIONALLY BLANK PAGE20 RESOLUTION NO. PC2024-011 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, APPROVING A CONDITIONAL USE PERMIT FOR AN AIRPORT SHUTTLE AND RELATED PRIVATE PARKING FACILITY FOR THE PROPERTY LOCATED AT 20071 BIRCH STREET AND RESCINDING THE CONDITIONAL USE PERMIT FOR APPLICATION PA2022-128 FOR THE PROPERTIES LOCATED AT 2172, 2192 AND 2222 SOUTH BRISTOL STREET (PA2023-0172) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1.An application was filed by Allegro Civil Engineers PLLC (“Applicant”), concerning property located at 20071 Birch Street, and legally described as Lot 86 of Tract no. 706 (“Property”). 2.Fletcher Jones Motorcars currently operates an Airport Shuttle Facility (“Existing Shuttle Facility”) on the three contiguous parcels addressed as 2172, 2192, and 2222 South Bristol Street. The Applicant proposes relocation of the Existing Shuttle Facility to the Property (“Project”) which would require approval of a conditional use permit (“CUP”) to construct and operate an approximately 1,120-square-foot, single-story reception office, an 18-space private surface parking lot, and a 65-space private surface parking lot with valet services. 3.The Property is categorized as General Commercial Office (CO-G) by the General Plan Land Use Element and is located within the Santa Ana Heights Specific Plan Business Park (SP-7 BP) Zoning District. 4.The Property is not located within the coastal zone; therefore, a coastal development permit is not required. 5.A public hearing was held on May 23, 2024, in the Council Chambers at 100 Civic Center Drive, Newport Beach, California. A notice of the time, place, and purpose of the hearing was given in accordance with the California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 (Public Hearings) of the Newport Beach Municipal Code (“NBMC”). Evidence, both written and oral, was presented to and considered by, the Planning Commission at this public hearing. 21 Planning Commission Resolution No. PC2024-011 Page 2 of 18 01-17-23 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Project is part of a larger effort to redevelop 2172, 2192, and 2222 South Bristol Street and the adjoining property at 20052 Birch Street. On November 29, 2023, the City received an application for a conditional use permit and major site development review. The application, filed as PA2023-0220, proposed to redevelop the three contiguous properties on Bristol Street with an approximately 22,000-square-foot multi-purpose, automotive inventory facility with car wash. The application also proposed to redevelop the property at 20052 Birch Street as vehicle parking to support the automotive inventory facility. The application is currently in the applied status. 2. To avoid the potential piecemealing of projects (i.e., the dividing of a project into two or more pieces and evaluating each piece in a separate environmental document), both the Project and the future automotive inventory facility with accessory parking (“Combined Project”) have been evaluated together for the potential to have a significant effect on the environment. 3. The Combined Project is exempt from the California Environmental Quality Act (“CEQA”) pursuant to Section 15332 under Class 32 (In-Fill Development Projects) and Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the California Code of Regulations Title 14, Division 6, Chapter 3 (“CEQA Guidelines”), because the Combined Project has no potential to have a significant effect on the environment. 4. Class 32 exempts in-fill development that meet the following criteria: (1) is consistent with the applicable General Plan designation and applicable policies, as well as applicable zoning designations and regulations, (2) would occur on a site less than five acres, (3) the project site must have no habitat value, (4) the project would not result in significant traffic, noise, air quality, or water quality effects, and (5) the site can be adequately served by all required utilities and public services. If a project meets the criteria and qualifies for the Class 32 (In-Fill Development Projects) exemption, the project is categorically exempt from CEQA unless one of the exceptions to exemptions apply. The exemption is not limited to any use type and may apply to residential, commercial, industrial, public facility, and/or mixed-use projects. 5. The Combined Project meets all the requirements under Class 32 (In-Fill Development Projects), based on the following: a. General Plan and Zoning Consistency: The proposed uses of airport shuttle facility, automotive inventorying and specialized repair with car washing, and automobile parking are allowed uses within the respective zoning districts pursuant to the 22 Planning Commission Resolution No. PC2024-011 Page 3 of 18 01-17-23 approval of a Conditional Use Permit by the Planning Commission. The activities are consistent with the respective General Plan Land Use Designations. b.Less Than 5 Acres: The total area for the properties to be redeveloped totals only 2.55 acres. c.No Habitat Value: All properties have been developed previously and are unlikely to provide value as habitat for endangered, rare, or threatened species. d.No Significant Traffic, Noise, Air Quality or Water Quality Effects: Neither the airport shuttle facility nor the automotive inventory facility is anticipated to result in significant impacts to traffic. The airport shuttle facility relocation will move vehicle trips from one site to another site, approximately 0.20-miles away and will not be increasing operational capacity in a meaningful way. The automotive inventory facility will not be open to the public and therefore will only add minimal vehicle trips. Similarly, no impacts to air quality are anticipated due to minimal traffic increases. The primary source of noise within the vicinity of the properties is airplane noise and traffic noise. All noise generating activities, such as car washing or specialty repair, will take place within the automotive inventory facility. The airport shuttle will not have vehicle repair, car washing or detailing, onsite. The Combined Project will not produce a significant effect related to water quality. While both the airport shuttle facility and automotive inventory facility sites will primarily be developed with impervious surfaces, the (“Combined Project”) will require Water Quality Management Plans (“WQMP”) and Best Management Practices (“BMPs”) to both prevent erosion and construction pollutants from contacting stormwater and to treat stormwater onsite through bioretention basins. Both applications include preliminary WQMPs. Final WQMPs shall be reviewed and approved by the Building Division prior to building permit issuance. e.Utilities and Public Services: The properties are within a developed area of the City and should be adequately served by existing utilities. All public services, including police and fire protection, are adequate to accommodate the Project. 6.The Project, individually, is also exempt from CEQA under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment. 23 Planning Commission Resolution No. PC2024-011 Page 4 of 18 01-17-23 7.Class 3 exempts the construction and location of a limited number of new, small, facilities or structures including a store, motel, office, restaurant, or similar structure not involving the use of significant amounts of hazardous substances, not exceeding 2,500 square feet in floor area. The Project will construct a small office building that falls well below the lowest limit for the Class 3 exemption. The Class 3 exemption also exempts accessory structures, such as fences. 8.The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. Conditional Use Permit In accordance with Section 20.52.020(F) (Findings and Decision) of the NBMC, the following findings and facts in support of the Project are set forth herein: Finding: A.The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1.The Property is categorized as General Commercial Office (CO-G) by the Land Use Element of the General Plan. Table LU 1 (Land Use Plan Categories) specifies that the General Commercial Office (CO-G) category is intended to provide areas for the development of administrative, professional, and medical offices with limited accessory retail and service uses. Hotels, motels, and convalescent hospitals are explicitly prohibited. The Project proposes a small reception office where employees will receive shuttle customers. In addition to the small office, the site will be developed with a small private parking lot, accessible to customers dropping off their vehicle, and a larger valet lot where cars can be parked for longer durations. While the airport shuttle facility will maintain slightly later hours than a typical administrative or professional office, it will not maintain overnight hours common to hotels, motels, or hospitals. 2.The Property is one of 17 properties within the 20000 block of Birch Street also categorized as GO-G by the Land Use Element of the General Plan. Most of these properties are developed with multi-story office buildings. The Project will not change the overall balance of development within the area or result in an overconcentration of service uses. 24 Planning Commission Resolution No. PC2024-011 Page 5 of 18 01-17-23 3. The Property was historically developed with a single-unit residence. The residence was demolished pursuant to permit no. XR2023-3367. Residential uses are not intended for areas categorized as CO-G by the Land Use Element of the General Plan. General Plan Policy LU 3.3 (Opportunities for Change/Santa Ana Heights) places importance on the use of properties consistent with the adopted Specific Plan and Redevelopment Plan. The Project will replace an inconsistent residential development with a commercial development, which is consistent with both the Specific Plan and CO-G. 4. The Project is located approximately one mile to the south of John Wayne Airport and within the 65-70 dBA Community Noise Equivalent Level (“CNEL”) noise contour area. A wide range of commercial activities are normally compatible with this level of noise pursuant to Table N2 (Land Use Noise Compatibility Matrix) of the General Plan Noise Element, whereas the past residential unit was incompatible. The Project design has both closed windows and air conditioning, as suggested by Table N2, limiting exposure to noise within the reception office. 5. General Plan Policy LU 2.1 (Resident-Serving Land Uses) encourages uses that support the needs of Newport Beach’s residents, including services, that are in balance with community natural resources and open spaces. The Project will provide residents with the beneficial service of convenient transportation to and from John Wayne Airport. Additionally, the facility is proposed within an already developed neighborhood, which ensures minimal impact on existing open spaces. 6. The Property is within the Santa Ana Heights Specific Plan Business Park (SP-7 BP) Zoning District. The BP District was established to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. While an airport shuttle service and parking facility is not explicitly listed as an allowed use, Section 20.90.120 (Business Park District: SP-7 (BP)) provides an allowance for any use which the Planning Commission finds consistent with the purpose and intent of this district. The airport shuttle and parking facility is a commercial use, which can be authorized by the Planning Commission. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. Fact 6 in Support of Finding A is hereby incorporated by reference. 25 Planning Commission Resolution No. PC2024-011 Page 6 of 18 01-17-23 2. Section 20.90.120 (Business Park District: SP-7 (BP)) of the NBMC lists uses allowed subject to the approval of a minor use permit (“MUP”) or a conditional use permit. For example, service uses are permitted with the approval of a MUP, and automobile rental agencies are permitted with the approval of a conditional use permit. The airport shuttle service, while not a typical service use or automobile rental business, operates with features common to both. In this case, customers will arrive at the shuttle facility to obtain a service and will self-park within the smaller front parking lot. Customers will then check-in with staff in the reception office. After registering, customers will walk to the rear of the reception office, where the shuttle loading zone is proposed, to board the airport shuttle. Staff will valet customer vehicles into the larger lot behind the security fencing and gates. Upon return to facility, customers will disembark the shuttle and have their vehicles returned. Customers are not anticipated to linger onsite. 3. The Applicant is not proposing any form of vehicle washing, vehicle repair or maintenance on the Property. All such noise generating activities are specifically prohibited by Condition of Approval No. 7. 4. Based upon operational data reviewed and accepted by the City Traffic Engineer from the facility currently operating on South Bristol Street, the Project is anticipated to generate 218 average daily trips (“ADT”). This is below the 300 ADT threshold provided in Section 15.40 (Traffic Phasing Ordinance) of the NBMC, which would require a traffic study. The trip data was reviewed and accepted by the City Traffic Engineer. 5. The Project complies with the site development standards of the SP-7 BP District including Floor Area Ratio (“FAR”), building site coverage, building height, and setbacks. a. The Applicant will construct a 1,120-square-foot reception office. The office floor plan includes an approximately 630-square-foot lobby, restrooms, a small employee breakroom, and a mechanical room. The Property area is 38,311 square feet, resulting in a proposed FAR of 0.03. The proposed FAR is well below the maximum limit of 0.5. b. The building will also feature a large, exterior, canopy that provides shelter for customers. The total footprint of the reception office plus the canopy is approximately 2,160 square feet, which results in a total lot coverage of 6%. The proposed lot coverage is well below the lot coverage maximum of 40%. 26 Planning Commission Resolution No. PC2024-011 Page 7 of 18 01-17-23 c. The Project meets the minimum required setbacks, as evidenced in the table below: Setback Required Provided Front 0 feet 44 feet Northerly Side 0/10 feet* 50 feet Southerly Side 0/10 feet* 52 feet Rear 0 feet 235 feet * 10 feet required on one side only d. The building height of the proposed reception office is 14 feet above the existing grade, whereas the maximum height limit is 37 feet. 6. Section 20.90.120(F)(7) of the NBMC requires the storage of all trash and related containers within a 6-foot tall trash enclosure. A minium size requirement is not provided within Section 20.90.120(F)(7), however Section 20.30.120 (Solid Waste and Recyclable Materials Storage) of the NBMC requires a minimum of 32 squre foot trash enclosure for nonresidential developments where the structure floor area is under 5,000 square feet. The Applicant proposes a 121-square-foot trash enclosure with solid walls and a roof is along the southerly side property line and outside of the required setback. The proposed trash enclosure exceeds the minimum size requirements and should adequately manage the trash generated by the business. 7. The Project provides the minimum boundary landscaping specified in Section 20.90.120 (F)(9) of the NBMC of 3 feet along the side and rear property lines and a 10-foot buffer in the front, which will soften views of parked cars. The proposed planting palette incorporates the plants suggested in Section 20.90.030 (C) (Design Guidelines) as feasible. 8. Section 20.90.030 (Design Guidelines) of the NBMC provides architectural guidelines for the SP-7 BP uses with the intent of blending with and complementing the residential areas of the community. While there are no adjoining residential uses, the Project incorporates many of the guidelines into the architectural design of the facility. For example, the reception office does not have the appearance of excessive massing or bulk and the building façade incorporates a natural-colored stucco, accented with earth toned metal. 9. Parking requirements within the SP-7 BP District are in accordance with Section 20.40.040 (Off-Street Parking Spaces Required) of the NBMC. Table 3-10 of Section 20.40.040 provides a parking rate of one per 250 sq. ft. of net floor area for office uses. The reception office proposes 999 net square feet and would require a minimum of four 27 Planning Commission Resolution No. PC2024-011 Page 8 of 18 01-17-23 parking spaces. There are 18 spaces provided in front of the security gates that are intended for customer use during drop-off and pick-up. Based on the existing facility on South Bristol Street, this number of spaces will adequately serve customers prior to staff either taking in or returning vehicles. 10.Signage for the Project will be under separate review and permit and in accordance with Section 20.90.120(F)(14) of the NBMC. Finding: C.The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1.The Property is bounded by Birch Street to the east, multi-story office buildings to the south and to the west, and a former limousine rental business to the north with office buildings beyond. The nearest residential use is an apartment complex, across the four-lane Birch Street. The apartment complex is a nonconforming use. Allowed uses for the vicinity are nonresidential, and the Project is expected to be compatible with the nonconforming residential use and the other nonresidential uses. 2.The operating characteristics of the Project are not likely to create unusual noise, traffic, or other detrimental conditions that would negatively impact or prove to be incompatible with the other uses either existing in or intended for the BP District of Santa Ana Heights. Customers will arrive to the site by regular passenger vehicle and will be shuttled to the airport by either a large passenger van or a small bus. 3.Condition of Approval No. 27 prohibits deliveries, loading, and unloading, opening/closing or other handling of boxes, crates, containers, building materials, trash receptacles, or similar between the hours of 10 p.m. and 7 a.m. on weekdays and Saturdays and between the hours of 10 p.m. and 9 a.m. on Sundays and federal holidays. This prohibition is in accordance with Section 20.30.080 (Noise) of the NBMC and should help prevent any disturbances to surrounding land uses. 4.The Project does not propose, and Condition of Approval No. 5 prohibits, after-hours customer pick-ups or drop-offs. 5.The Project proposes new onsite lighting in proximity with the property lines. Condition of Approval No. 17 requires that, prior to the issuance of a building permit, the Applicant demonstrate through a photometric study that all exterior lighting has been designed and located so that all direct rays are confined to the Property. While the lighting is proposed to be left in a low, security output, mode at night, Condition of Approval No. 16 authorizes 28 Planning Commission Resolution No. PC2024-011 Page 9 of 18 01-17-23 the Community Development Director to require the lighting be dimmed if found to be a nuisance. Finding: D.The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1.The Property is 132 feet wide by 290 feet deep, flat, and rectangular-shaped. There are no unusual topographic features that would negatively impact emergency access. 2.The Project proposes a 20-foot fire lane which can accommodate a fire engine apparatus and provide adequate turnaround space. 3.The Project proposes security gates between the two parking lots. Emergency responders will have access to the rear parking lot through a gate switch. 4.The Project was reviewed and accepted by the Fire and Life Safety Services Division. Conditions of Approval Nos. 31 and 32 have been incorporated to ensure adequate emergency response. 5.The Property is within a developed neighborhood and should be adequately served by existing utilities. Finding E.Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding 1.The Existing Shuttle Facility has operated for 18 years pursuant to Use Permit No. UP2005-009 (PA2005-037). There are no code enforcement issues or complaints on file with the City to suggest the relocation will be detrimental to the surrounding neighborhood. 29 Planning Commission Resolution No. PC2024-011 Page 10 of 18 01-17-23 2. The Project has been reviewed by the Public Works Department, the Building Division including the Engineering Geologist, and by the Fire and Life Safety Services Division. Recommended conditions of approval to help ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible have been incorporated into Exhibit “A.” 3. The Property does not have any storm water quality measures or BMPs installed. A preliminary Water Quality Management Plan (WQMP) dated September 9, 2023, was prepared by Mazarena Engineering, Inc. Upon recommendations in the report, the Project will improve storm water runoff from the site by installing three (3) bioretention flow-through planters and one lined bioretention basin for stormwater treatment. 4. All Facts in Support of Findings A, B, and C incorporated herein by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures), Section 15332 under Class 32 (In-Fill Development Projects), and Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The Planning Commission of the City of Newport Beach hereby approves the conditional use permit, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. Additionally, the Planning Commission hereby rescinds the Conditional Use Permit for the application filed as PA2022-128 adopted pursuant to Resolution No. PC2023-010 and amends the conditions of approval for PA2022-128 as set forth in Exhibit “B,” which is attached hereto and incorporated by reference. Upon the vesting of the rights authorized by this conditional use permit, Planning Director’s Use Permit No. UP2005-009 (PA2005-037) shall become null and void. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk by the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 30 Planning Commission Resolution No. PC2024-011 Page 11 of 18 01-17-23 PASSED, APPROVED, AND ADOPTED THIS 23RD DAY OF MAY 2024. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Curtis Ellmore, Chair BY:_________________________ Tristian Harris, Secretary 31 Planning Commission Resolution No. PC2024-011 Page 12 of 18 01-17-23 EXHIBIT A CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1.The development shall be in substantial conformance with the approved site plan, floor plans, landscape plans, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2.The Project is subject to all applicable City ordinances, policies, and standards unless specifically waived or modified by the conditions of approval. 3.The Applicant shall comply with all federal, state, and local laws. A material violation of any of those laws in connection with the use may be caused the revocation of this Use Permit. 4.Hours of operation for the shuttle service are limited to 5 a.m. to 9 p.m., Monday through Saturday; and 6 a.m. to 9 p.m., Sunday. 5.Afterhours pick-up and/or drop-off of customers is prohibited. 6.Customers and the public are prohibited from accessing the parking lot behind the security gates. 7.The washing and/or detailing and the repair and/or maintenance of vehicles is prohibited. 8.All proposed signs shall be in conformance with the provisions of 20.90.120 (Business Park District: SP-7 (BP)), subsection (F)(14) of the NBMC. 9.The Use Permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 (Time Limits and Extensions) of the NBMC unless an extension is otherwise granted. 10.This Use Permit may be modified or revoked by the Planning Division should they determine that the proposed uses or conditions under which it is being operated or maintained are detrimental to the public health, welfare, or materially injurious to property or improvements in the vicinity or if the property is operated or maintained to constitute a public nuisance. 11.Any change in operational characteristics, expansion in the area, or other modification to the approved plans, shall require review by the Planning Division and may require an amendment to this Use Permit or the processing of a new Use Permit. 32 Planning Commission Resolution No. PC2024-011 Page 13 of 18 01-17-23 12.Prior to the issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 13.Prior to the issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this use permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 14.Prior to the issuance of a building permit, the Applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought-tolerant plantings and water-efficient irrigation practices, and the plans shall be approved by the Planning Division. 15.All landscape materials and irrigation systems shall be maintained by the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing, and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 16.The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 17.Prior to the issuance of a building permit, the Applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are “1” or less at all property lines. 18.Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 19.All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified periods unless the ambient noise level is higher: 33 Planning Commission Resolution No. PC2024-011 Page 14 of 18 01-17-23 Between the hours of 7:00 AM and 10:00 PM Between the hours of 10:00 PM and 7:00 AM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 100 feet of a commercial property 45dBA 60dBA 45dBA 50dBA Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 20.Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or leasing agent. 21.Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 22.No outside paging system shall be utilized in conjunction with this establishment. 23.All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 24.Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 25.The exterior of the business shall be always maintained free of litter and graffiti. The owner or operator shall provide for daily removal of trash, litter debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 26.The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14 (Water and Sewers) of the NBMC, including all future amendments (including Water Quality related requirements). 27.Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays unless otherwise approved by the Director of Community Development and may require an amendment to this use permit. 34 Planning Commission Resolution No. PC2024-011 Page 15 of 18 01-17-23 28. Storage outside of the building shall be prohibited, except for the required trash container enclosure. 29. A Special Events Permit is required for any event or promotional activity outside the normal operating characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 30. To the fullest extent permitted by law, the applicant shall indemnify, defend and hold harmless the City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of Fletcher Jones Airport Shuttle and Parking Facility including, but not limited to a conditional use permit PA2023-0172. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorney’s fees, and other expenses incurred in connection with such claim, action, causes of action, suit, or proceeding whether incurred by the applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all the City's costs, attorneys' fees, and damages that which City incurs in enforcing the indemnification provisions outlined in this condition. The applicant shall pay to the City upon demand any amount owed to the City under the indemnification requirements prescribed in this condition. Fire Department 31. Security gates shall be at least 14 feet wide and shall provide access with gate switch and Opticom or Click2Enter. 32. Circulation path shall be at least 20 feet wide with 8 feet or greater for parking on one side. Building Division 33. The applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. 34. The loading zone for the shuttle shall be separated from the vehicular drive aisle and shall comply with minimum dimensions required pursuant to 11B-209 and 11B-503 of the California Building Code. 35. The applicant shall employ the following best available control measures to reduce construction-related air quality impacts: 35 Planning Commission Resolution No. PC2024-011 Page 16 of 18 01-17-23 Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt, or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off-road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 36. Prior to the issuance of a building permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the city with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project’s impact on water quality. 36 Planning Commission Resolution No. PC2024-011 Page 17 of 18 01-17-23 37.Prior to the issuance of a building permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 38.A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored, or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of stormwater away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 39.An encroachment permit shall be required for all work activities within the public right- of-way. 40.Prior to the issuance of a building permit, the Project shall be reviewed and approved by the Costa Mesa Sanitary District (CMSD). 41.Prior to the issuance of a building permit, the Project shall be reviewed and approved by the Irvine Ranch Water District (IRWD). 42.Prior to the issuance of a building permit, all County Sanitation District fees shall be paid. 43.The Applicant shall replace the entire length of curb, gutter, and sidewalk along the Birch Street frontage. 44.Parking layout be in accordance with City Standard 805. 45.Landscaping shall be installed and maintained in accordance with City Standard 105 for sight distance requirements. 46.All passenger loading and/or unloading shall occur entirely on-site and is prohibited within the public right of way. 47.Driveway approaches shall be installed per City Standard 160. 48.Operation, including, but not limited to shuttle service, official employee travel and transportation of customer vehicles, is prohibited from all residential and local streets, including the Santa Ana Heights neighborhood. 37 Planning Commission Resolution No. PC2024-011 Page 18 of 18 01-17-23 49.Prior to issuance of a building permit, Applicant shall prepare and record an easement, in a format to be reviewed and accepted by the City Attorney’s Office, to accommodate a pedestrian path (i.e., sidewalk) around the sloped portion of driveway. Final dimensions of the easement will be determined by the Public Works Director during the plan check process. The easement will not exceed a maximum width of 4 feet. 38 Attachment No. PC 2 Planning Director’s Use Permit No. UP2005-009 (PA2005-037) 39 INTENTIONALLY BLANK PAGE40 41 42 43 44 45 46 47 48 49 50 51 INTENTIONALLY BLANK PAGE52 Attachment No. PC 3 Applicant’s Project Description 53 INTENTIONALLY BLANK PAGE54 CHICAGO COLUMBUS 4322 n. LINCOLN AVENUE 620 E. BROAD STREET SUITE A SUITE K CHICAGO, IL 60618 COLUMBUS, OH 43215 872.270.3682 Wednesday | May 8, 2024 Fletcher Jones Shuttle | Newport Beach, CA Page | 1 Project Description To: Ms. Joselyn Perez, Associate Planner City of Newport Beach 100 Civic Center Drive, First Floor/Bay B Newport Beach, CA 92660 (p) 949.644.3312 From: Austin Hahn, Allegro Civil Engineers CC: Shawn Dettrey, Fletcher Jones Management/Jones Birch Parcel, LLC Deeg Snyder, Gensler Date: 5/8/2024 Re: Project Description and Justification: Fletcher Jones Airport Shuttle Relocation – Revision #2 Ms. Perez, Please accept this written statement on behalf of the property owner and applicant, Fletcher Jones Management Group/Jones Birch Parcel, LLC. This Project was discussed at the 06.22.2023 Development Review Committee (DRC) Meeting. The applicant proposes to redevelop the legal parcel currently under their control, namely: • APN 439-351-23/ 20071 SW Birch The lot area is 38,311 square feet/ 0.88 acres. No Lot Line Adjustment or Lot Merger are to be considered along with this application. The assessed setbacks for the lot are as follows: • Building Setbacks: Front: 10’; Sides: 10’ on one side/0’ on the other; Rear/Southwest – does not abut residential: No setback • Landscape Setbacks: Front/Southeast: 10’ setback; All other sides: 3’ setback The gross floor area of all on-site buildings in the future built-out condition will be 1,120 square feet. The net floor area is 999 square feet. In addition to enclosed building spaces, a canopy is proposed to cover outdoor seating/waiting areas. That canopy will have an area of approximately 2,160 square feet, but is not included in the above calculation as it is not assignable floor area. The proposed structure is enclosed and single story, equating to a Floor Area Ratio (FAR) of 1,120 SF / 38,311 SF = 0.3. The building/lot coverage will be 3% in the built-out condition. The disturbed area resulting from this project will be 39,103 square feet (38, 303 SF on-site) – which includes the legal parcel plus limited driveway and hardscape work in the public way. In the existing condition, 5,957 square feet is impervious/paved/building area. As a result of this project, the impervious area will increase to 32,270 square feet. This increase triggers North Orange County 55 CHICAGO COLUMBUS 4322 n. LINCOLN AVENUE 620 E. BROAD STREET SUITE A SUITE K CHICAGO, IL 60618 COLUMBUS, OH 43215 872.270.3682 Wednesday | May 8, 2024 Fletcher Jones Shuttle | Newport Beach, CA Page | 2 Hydromodifcation requirements. The Project meets this requirement via over-sized water quality installations to also handle the increase 2-Year, 24-hour stormwater volume. The existing lot does not include any off-street parking as defined in Newport Beach Municipal Code (NBMC) Chapter 20.40. As a result of this project, the parking count will increase to 18 total customer parking stalls which includes 1 ADA accessible stall and 1 universal stall for car charging. The project also includes 65 inventory spaces behind the secured fence/gate. The parking provided in the built-out condition is still well in excess of the parking required: 2 standard parking stalls and 1 accessible stall. The Project will include one (1) Day One Electric Vehicle Charging Space, and four (4) total EV capable spaces. The total number of striped parking spaces of all types is 83 parking spaces. The Conditional Use Permit requirement was confirmed by City staff during the 06.22.23 Development Review Committee (DRC) meeting. During that meeting, the Applicant was informed that vehicle trip data would be required as a part of this submittal. ACE was provided a ledger of all vehicle drop-offs and pick-ups at the current Airport Shuttle facility on Bristol between November 1, 2022 and May 31, 2023. During these 212 days there were a total of 6,873 drop-offs. Assuming all vehicles were also pick- up during this time, and not accounting for more than one person riding the shuttle to/from the airport at a time, the trip generation rate for the existing operation is 65 trips per day. Because the trips to/from the site are dependent upon number of airfare trips taken, a modification to the building or parking facility should not significantly affect the trip generation. The number of trips in the future scenario should be similar to existing. As such, the transportation system as a whole should not experience an increase in the Volume/Capacity ratio. One trip generation node is simply shifting from Bristol Street to Birch Street. The existing site does not have any stormwater quality measures or Low Impact Development (LID) or BMP installations. There are also no hydrologic/volume controls. The applicant intends to bring the lot into compliance by installing three (3) bioretention flow-through planters, and one lined bioretention basin to provide Code-compliant treatment. Because the Project increases the imperviousness on-site, and the site is not mapped in an area where hydromodification would be exempted, these facilities are over-sized to also control the 2-Year, 24-hour storm event (rainfall depth of 2.05 inches). The results of the geotechnical investigation indicate that percolation through the existing soils will not be sufficient to provide bioinfiltration solutions. We have undertaken both shallow and deep percolation tests in an attempt to find a sand layer to infiltrate to, but no suitable areas have been identified. The planned building height will be thirteen feet five inches (13’-5”). The facility will employ no more than four employees during any one shift. The hours of operation will remain the same as the current hours (5:00am to 9:00pm Monday through Saturday; 6:00am to 9:00pm Sunday). As discussed during the Plan Commission meeting last year for a similar operation across the street, the applicant will consider extended hours if granted by the Planning Commission. At this point in time, no additional outdoor functions/operations need to be added to the Use Permit (i.e. automotive detailing, hand vacs, car washing, etc.). The customer experience at this future development will entail customers who have flights leaving John Wayne Airport (SNA) being able to drive to this Property, and pull into the site, and leave their vehicle with an employee before boarding a shuttle bus to the airport. The shuttle bus itself will operate around the site in a counterclockwise fashion to keep the passenger loading/unloading side of the vehicle adjacent to the building. Customer drop off and disabled passenger pick-up will be in the area to the 56 CHICAGO COLUMBUS 4322 n. LINCOLN AVENUE 620 E. BROAD STREET SUITE A SUITE K CHICAGO, IL 60618 COLUMBUS, OH 43215 872.270.3682 Wednesday | May 8, 2024 Fletcher Jones Shuttle | Newport Beach, CA Page | 3 rear of the building, and customer pick-up will be to the NE side of the site. No customers will have access to areas behind the security fencing and gates. Vehicles will remain in that secured location, and potentially at the facility across Birch Street until the vehicle owners return to SNA on a return flight and are ready to pick up their vehicles. There is currently not a maximum length of stay for a vehicle, but we expect the length of stays to be consistent with the operational data we provided with our initial submittal. The shuttle will be parked on-site behind the security fence during non-operational hours. Thank you for your continued assistance on this project, Austin Hahn President Allegro Civil Engineers (872)270-3682 aj@allegroeng.com 57 INTENTIONALLY BLANK PAGE58 Attachment No. PC 4 Project Plans 59 INTENTIONALLY BLANK PAGE60 FECA B 12 Date Description Project Name Project Number Description Scale Seal / Signature Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States Sheet Size: 30" x 42" 27.6664.000 FJ SHUTTLE BUILDING 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com 09/22/2023 ISSUE FOR USE PERMIT Dempsey Construction, Inc.1835 Aston AvenueCarlsbad, CA 92008960.918.6900dwall@dempseyconstruction.comCA Lic# 945467 01/23/2024 REVISED PER CITY COMMENTS As Indicated 04/16/2024 REVISED PER CITY COMMENTS VICINITY MAP SITE GENERAL NOTES: ACCESSIBILITY NOTES: SITE INFORMATION: alleGRO SITE PLAN KEY NOTES C1.0 CITY OF NEWPORT BEACH PLOT PLAN SURVEY NOTES:CIVIL SHEET INDEX: PARKING SUMMARY HORIZONTAL CONTROL DETAIL PROPOSED LEGEND EXISTING 61 FECSEE DRIVEWAY DETAIL 1 SEE DRIVEWAY DETAIL 2 Date Description Project Name Project Number Description Scale Seal / Signature Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States Sheet Size: 30" x 42" 27.6664.000 FJ SHUTTLE BUILDING 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com 09/22/2023 ISSUE FOR USE PERMIT Dempsey Construction, Inc.1835 Aston AvenueCarlsbad, CA 92008960.918.6900dwall@dempseyconstruction.comCA Lic# 945467 01/23/2024 REVISED PER CITY COMMENTS As Indicated 04/16/2024 REVISED PER CITY COMMENTS alleGRO C1.1 FIRE PROTECTION ROUTE PLAN NEWPORT BEACH FIRE STANDARDS: STRIPING AND SIGNAGE PLAN KEY NOTES DESIGN VEHICLE SPCIFICATIONS: PROPOSED LEGEND EXISTING DRIVEWAY DETAIL 2DRIVEWAY DETAIL 1 62 FECSEE DRIVEWAY DETAIL 1 SEE DRIVEWAY DETAIL 2 Date Description Project Name Project Number Description Scale Seal / Signature Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States Sheet Size: 30" x 42" 27.6664.000 FJ SHUTTLE BUILDING 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com 09/22/2023 ISSUE FOR USE PERMIT Dempsey Construction, Inc.1835 Aston AvenueCarlsbad, CA 92008960.918.6900dwall@dempseyconstruction.comCA Lic# 945467 01/23/2024 REVISED PER CITY COMMENTS As Indicated 04/16/2024 REVISED PER CITY COMMENTS GENERAL NOTES: ACCESSIBILITY NOTES: alleGRO C2.0 PRELIMINARY GRADING ANDDRAINAGE PLAN SURVEY NOTES:SPOT GRADING LEGEND GRADING NOTES: GRADING PLAN KEY NOTES DRIVEWAY DETAIL 2DRIVEWAY DETAIL 1 GRADE PLANE CALCULATION: PROPOSED LEGEND EXISTING 63 FECAREA P-26,140 SFC = 0.81 AREA P-12,385 SFC = 0.80 AREA P-35,887 SFC = 0.80 AREA P-423,892 SFC = 0.77 Date Description Project Name Project Number Description Scale Seal / Signature Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States Sheet Size: 30" x 42" 27.6664.000 FJ SHUTTLE BUILDING 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com 09/22/2023 ISSUE FOR USE PERMIT Dempsey Construction, Inc.1835 Aston AvenueCarlsbad, CA 92008960.918.6900dwall@dempseyconstruction.comCA Lic# 945467 01/23/2024 REVISED PER CITY COMMENTS As Indicated 04/16/2024 REVISED PER CITY COMMENTS C3.0 PRELIMINARY STORMWATERCONTROL PLAN STORMWATER CONTROL LEGEND P-1 SURVEY NOTES: GENERAL NOTES: INSPECTION AND MAINTENANCE:ON-SITE FLOW-THROUGH PLANTER MAINTENANCE PLAN: BMP SAMPLE CALCULATION: SITE DRAINAGE AREAS AND BMPS HYDROMODIFICATION CALCULATIONS HYDROMODIFICATION NOTES: alleGRO PROPOSED LEGEND EXISTING 64 AREA X-E 30,774 SFC = 0.30 AREA X-W 7,531 SFC = 0.15 Date Description Project Name Project Number Description Scale Seal / Signature Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States Sheet Size: 30" x 42" 27.6664.000 FJ SHUTTLE BUILDING 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com 09/22/2023 ISSUE FOR USE PERMIT Dempsey Construction, Inc.1835 Aston AvenueCarlsbad, CA 92008960.918.6900dwall@dempseyconstruction.comCA Lic# 945467 01/23/2024 REVISED PER CITY COMMENTS As Indicated 04/16/2024 REVISED PER CITY COMMENTS alleGRO C3.1 PRELIMINARY PRE-PROJECTDRAINMAP STORMWATER CONTROL LEGEND X-1 SURVEY NOTES: GENERAL NOTES: HYDROMODIFICATION NOTES: EXISTING DRAINAGE AREA CHARACTERISTICS PRE-PROJECT HYDROMODIFICATION VOLUME: LEGEND EXISTING 65 FECDate Description Project Name Project Number Description Scale Seal / Signature Tel 214.273.1500Fax 214.273.15055005 Greenville Ave.Dallas, TX 75206United States Sheet Size: 30" x 42" 27.6664.000 FJ SHUTTLE BUILDING 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 Office: 619.333.67032514 Jamacha Road. 502-182El Cajon, CA 92019Email: info@nazengineering.comwww.nazengineering.com 09/22/2023 ISSUE FOR USE PERMIT Dempsey Construction, Inc.1835 Aston AvenueCarlsbad, CA 92008960.918.6900dwall@dempseyconstruction.comCA Lic# 945467 01/23/2024 REVISED PER CITY COMMENTS As Indicated 04/16/2024 REVISED PER CITY COMMENTS C4.0 PRELIMINARY UTILITY PLAN UTILITY PLAN NOTES: WATER KEY NOTES PRIVATE SANITARY SEWER KEY NOTESSTORM DRAIN KEY NOTESalleGRO GENERAL NOTES: SURVEY NOTES: DRY UTILITY KEY NOTES PROPOSED LEGEND EXISTING 66 PROJECT VICINITY N.T.S. GENERAL NOTES CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT (800) 422-4133. BEFORE STARTOF CONSTRUCTION (2 WORKING DAYS OR 48 HOURS). THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES,SERVICES, STRUCTURES, AND FEATURES PRIOR TO START OF CONSTRUCTION. THECONTRACTOR SHALL REPAIR, AT HIS OWN EXPENSE ALL DAMAGE RESULTING FROM HIS OPERATIONS. ALL 2:1 SLOPES 3 FEET IN VERTICAL HEIGHT AND ABOVE SHALL BE PLANTED AND IRRIGATED PER COUNTY EROSION CONTROL REQUIREMENTS. EROSION CONTROL MEASURES, IN ADDITION TO THOSE SHOWN ON THE PLANS. SHALL BE REQUIRED DURING THE RAINY SEASON FROM OCTOBER 1 TO APRIL 30 PER THE CITYLANDSCAPE ARCHITECT'S AND COUNTY ENGINEER'S DIRECTION. THE CONTRACTOR SHALL PROVIDE COPIES OF ALL SOIL AMENDMENT DELIVERY TICKETS UPON REQUEST AT THE FINAL INSPECTION. CONTRACTORS ON THE JOB SHALL CARRY INSURANCE SATISFACTORY TO THE OWNER AND PROVIDE PROOF OF CERTIFICATION UPON REQUEST. THIS POLICY SHALL NOT LAPSE OR BE CANCELED AT ANYTIME DURING PROJECT CONSTRUCTION. THE CONTRACTOR AGREES TO HOLD THE OWNER AND THE LANDSCAPE ARCHITECT HARMLESS FROM ANY CLAIMS ARISING OUT OF HIS OPERATIONS OR THE OPERATIONS OF ANY OF HIS SUB CONTRACTORS, MATERIALS, SUPPLIERS OR AGENTS. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED CONSTRUCTION PRODUCT AND DO NOT INDICATE METHODS, PROCEDURES, OR SEQUENCE OF CONSTRUCTION. ALL LOCAL, MUNICIPAL, AND STATE LAWS AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE CONSIDERED TO BE INCORPORATED INTO AND MADE A PART OFTHESE SPECIFICATIONS. REFER TO CIVIL ENGINEER PRECISE GRADE PLANS FOR ALL GRADING, DRAINAGE AND RETAINING WALL SPECIFICATIONS. REFER TO STRUCTURAL ENGINEER SPECIFICATIONS AND STRUCTURAL SOIL REPORT SPECIFICATIONS FOR WALL AND STRUCTURE SPECIFICATIONS AS WELL ASSOIL COMPACTION AND DRAINAGE REQUIREMENTS. SHEET INDEX TITLE SHEET 0.1 PROJECTSITE FLETCHER JONES MOTORCARS, INC. Newport Beach, Ca 55 1.3IRRIGATION SPECIFICATIONS SHUTTLE FACILITY LANDSCAPE PLANS 73 1.1IRRIGATION PLAN 1.2 IRRIGATION DETAILS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 2.2PLANTING SPECS 2.1PLANTING DETAILS 2.1PLANTING PLAN © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2024 Tel 214.273.1500Fax 214.273.15055005 Greenville AvenueDallas, TX 75206United States FLETCHER JONES AIRPORT SHUTTLE 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 06-30-2024 04-16-2024 FAX: (951)296-3431 41977 ENTERPRISE CIRCLE N. STE. 140TEMECULA, CA. 92590TEL (951) 296-3430 DAVID NEAULT ASSOCIATES INC. LANDSCAPE ARCHITECT AIRPORT SHUTTLE R Know w whats'belo .Call811before youdig 09/22/2023 ISSUE FOR USE PERMIT 01/23/2024 REVISED PER CITY COMMENTS 04/16/2024 REVISED PER CITY COMMENTSSW BIRC H ST SE B R I S T O L S TSW CYP RES S ST M E S A D R TITLE SHEET L 0.1 67 DETAIL A C D LINE SIZE SIZE PLAN SIZE PLAN SIZE POTABLE EQUIPMENT LEGEND MANUFACTURER/MODEL # SCH 40 PVC IRRIGATION PIPE / WIRE SLEEVE - 36" MIN. COVER, PURPLE FOR FUTURE USE SCH 40 PVC NON-PRESSURE LATERAL LINE - 12" MIN. COVER, PURPLE FOR FUTURE USE SYMBOL FPLAN SIZE LASCO SLO-CLOSE SCH. 80 PVC TRU-UNION BALL VALVE WITH SOLVENT WELD CONNECTIONS, SIZE PER LINE DPLAN SIZECLASS 315 PVC IRRIGATION MAINLINE - 24" MIN. COVER, PURPLE FOR FUTURE USE HUNTER ICV-XXXG-AS (1") PLASTIC MASTER CONTROL VALVE WITH "ACCU-SET" PRESSURE REGULATOR 3/4" POTABLE IRRIGATION WATER METER "A". VERIFY ACTUAL LOCATION, AND PRESSURE IN FIELD PRIOR TOCOMMENCING WORK AND PURCHASING EQUIPMENT. H B FEBCO 825YA SERIES, 1" BACKFLOW PREVENTION ASSEMBLY. PIPING BETWEEN METER AND BACKFLOW DEVICESHALL BE 'K' COPPER OR RED BRASS. SET IN V.I.T. STRONGBOX SBBC-40SS ON POURED IN PLACE CONCRETE PAD.CONTRACTOR SHALL PROVIDE PAD LOCK AND LOCK ENCLOSURE IMMEDIATELY UPON INSTALLATION. J RAINBIRD RWS-B-C-1401 DEEP ROOT WATERING SYSTEM (2 PER TREE, LOCATE ON OPPOSITE SIDES OF TREE) O K 120 VOLT ELECTRICAL POWER - PROVIDED BY ELECTRICIAN RAINBIRD WR2 - RFC RAIN/FREEZE SENSOR INOT SHOWN RAINBIRD - XFS-CV-06-18-XXX DRIP TUBING W/ .61 GPH EMITTERS 18" O.C. INSTALL DRIP TUBING IN ROWS AT 18"O.C. PER PLAN IN ALL SHRUB AREAS & 9" O.C. IN PLANTER BOXES. ALL TUBING SHALL BE INSTALLED 4" BELOWFINISHED MULCH. INSTALL 9" WIRE STAKES AT 5' O.C. MAX. ALL PVC LATERAL LINES SHALL BE 1 1/2" IN SIZE UNLESSOTHERWISE SPECIFIED ON PLANS; RECOMMENDED OPERATIONS AT 30PSI 15PSI. PRECIPITATION RATE 0.5 IN/HR PLAN SIZE PLAN SIZE 12/14 GA L M G PLAN SIZE EPLAN SIZE RAIN BIRD MDCFPCAP FLUSH VALVE. INSTALL VALVE BOX 18" FROM PAVING AND AT LOW POINT OF PLANTERAREA. INSTALL FLUSH ASSEMBLY INSIDE A 6" ROUND PURPLE VALVE BOX. ONE PER VALVE PLAN SIZE NF RAINBIRD XCZ-PRB-100/150-LCS 1"/1 12" DRIP ZONE IN-LINE VALVE KIT (POTABLE)INSTALLED IN A PLASTIC VALVE BOX WITH PURPLE LID Q.C. NELSON 7645 ACME THREADS INSTALL EVERY 150' AND 75' FROM LIMITS OF PROJECT AND STREETCROSSINGS. INSTALLED IN A PLASTIC VALVE BOX WITH PURPLE LIDRAINBIRD 100/150-PESB VALVE (POTABLE) P - N/A N/A N/A RAINBIRD FS-100B (1") FLOW SENSOR, INSTALL IN VALVE BOX PER MANUFACTURER RECOMMENDATIONS METER "A" RAINBIRD CONTROLLER ESP12LXMEF + IQNCCRS + IQEXTANTGPCONTROLLERS MOUNTED IN A LXMMSSPED STAINLESS STEEL CABINET PER OWNERS DIRECTION. CONTACTJOSHUA SEIPEL WITH RAINBIRD, (909) 693-8965 UF RATED CONTROL WIRE, 12 GA COMMON, 14 GA PILOT; USE DBY-6 WIRE CONNECTORS FOR USE ON ALLWIRE CONNECTIONS POC #1 1" 1" 3/4" 1" VALVE STATION NUMBER VALVE SIZE 2 A-5 1" RAINBIRD RISER ASSEMBLY TEE OR ELL FITTING FOR CONNECTION BETWEEN PVC LATERAL LINES AND DRIP TUBING. - 12STATION GPMFEC2"8 A-13/4" 14 A-21" 8 A-63/4"7 A-5 3/4" F (2)2" SLEEVE(2)2" SLEEVE3/4" 3/4" 3/4" 3 A-3 3/4" 1"1" 1" 8 A-4 3/4" F F F F F FF F FF 2"2" (2)2" SLEEVE FECF F F F F F FFF FF © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2024 Tel 214.273.1500Fax 214.273.15055005 Greenville AvenueDallas, TX 75206United States FLETCHER JONES AIRPORT SHUTTLE 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 06-30-2024 04-16-2024 FAX: (951)296-3431 41977 ENTERPRISE CIRCLE N. STE. 140TEMECULA, CA. 92590TEL (951) 296-3430 DAVID NEAULT ASSOCIATES INC. LANDSCAPE ARCHITECT AIRPORT SHUTTLE R Know w whats'belo .Call811before youdig 09/22/2023 ISSUE FOR USE PERMIT 01/23/2024 REVISED PER CITY COMMENTS 04/16/2024 REVISED PER CITY COMMENTS N O R T H 0 20' Scale: 1"= 20' 40' 80' IRRIGATION PLAN L 1.1 CURBGUTTER STREET CENTERLINE EV CHARGING WATER METER DRIVEWAYPER CIVIL POC 11" POTABLE WATERMETER W/ 2" SERVICEBRISTOL STREET SHUTTLE BUILDING PARKING STALLS PROPERTYLINE BMPBASIN STORM DRAIN ASPHALT PAVINGPER CIVIL VERIFY PRESSURE AT POC IN FIELD PRIOR TO CONSTRUCTION.CONTACT LANDSCAPE ARCHITECT IF DIFFERENT FROM ABOVE. HYDROZONE DIAGRAM BMPBASINBMPBASIN BMPBASIN PROPERTYLINE HYDROZONE 1 - LOW WATER USE - 2972 SF HYDROZONE 2 - MOD WATER USE - 2852 SF 68 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2024 Tel 214.273.1500Fax 214.273.15055005 Greenville AvenueDallas, TX 75206United States FLETCHER JONES AIRPORT SHUTTLE 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 06-30-2024 04-16-2024 FAX: (951)296-3431 41977 ENTERPRISE CIRCLE N. STE. 140TEMECULA, CA. 92590TEL (951) 296-3430 DAVID NEAULT ASSOCIATES INC. LANDSCAPE ARCHITECT AIRPORT SHUTTLE R Know w whats'belo .Call811before youdig 09/22/2023 ISSUE FOR USE PERMIT 01/23/2024 REVISED PER CITY COMMENTS 04/16/2024 REVISED PER CITY COMMENTS B FLOW SENSORA BALL VALVE 4" MIN. SECTION VIEW - N.T.S. FLOW 2" MIN. 3" FINISHED GRADE IN TURF AREAS PLASTIC RECTANGULAR VALVE BOXWITH BOLT DOWN COVER, USESTAINLESS BOLT, NUT, AND WASHER.BOX TO BE PLACED AT RIGHT ANGLETO HARDSCAPE EDGE. HEAT BRAND"BV" ONTO LID. BALL VALVE, SEE LEGEND FORSPECIFICATION FINISHED GRADE IN SHRUB AREAS PRESSURE SUPPLY LINE DEPTH AS PERSPECS. PVC MALE ADAPTER BRICK SUPPORTS BRASS UNION BRASS NIPPLE (LENGTH AS REQUIRED) LANDSCAPE FABRIC 3/4" ROCK, 2 CUBIC FT. 1 2 3 4 5 6 7 8 9 10 11 1 NOTES: BOX TO BE INSTALLED AS TO ALLOW FOR PROPER OPERATION OF BALL VALVEINSTALL AT RIGHT ANGLE TO HARDSCAPE EDGE, INSTALL VALVE OFF-CENTER IN BOX. INSTALL VALVE BOX EXTENSIONS AS REQUIRED TO ACHIEVE PROPER VALVEINSTALLATION AT MAIN LINE DEPTH. 2 3 4 5 6 7 891011 PER SPECS. AND PLAN.SECTION VIEW - N.T.S. USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEPTH ON THE DOWN-STREAM SIDE INSTALL FLOW SENSOR AS PER THE MANUFACTURER'S RECOMMENDATIONS, WIRE TO OF THE FLOW SENSOR. IRRIGATION CONTROLLER. NOTE: 3" 4" MIN. FLOW 2" MIN. COVER, USE STAINLESS BOLT, NUT, AND WASHER.BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPEEDGE. HEAT BRAND "FS" ONTO LID. FLOW SENSOR, SEE LEGEND FOR SPECIFICATION PVC MAINLINE PIPEPER SPECISIFICATION 36" WIRE LOOP FINISHED GRADE IN SHRUB AREAS PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN FINISHED GRADE IN TURF AREAS 3/4" ROCK, 2 CUBIC FT. LANDSCAPE FABRIC PVC MAINLINE PIPE TO MASTER VALVE BRICK SUPPORTS C DRIP VALVE ASSEMBLY D PIPE INSTALLATION A B CCC C 4" A 24" 12" B CC DIMENSION 4"36" SECTION VIEW - N.T.S. 1/2" TO 2-1/2" IN SIZE 3" TO 6" IN SIZE FINISH GRADE CLEAN COMPACTED BACKFILL LATERAL LINES, SEE SPECS. CONTROL WIRES, SEE SPECS.BUNDLED & TAPED TO MAIN UNDISTURBED SOIL PRESSURE MAINLINE, SEESPECIFICATIONS 1 2 3 4 5 6 1 2 3 4 5 612" MAX. PVC MAINLINE FLOW PENTITE CONNECTIONS SCH. 80 RISER (LENGTH AS REQUIRED) AUTOMATIC CONTROL VALVE EXPANSION COILS AT WIRECONNECTIONS, 10 WRAPS AROUND A1/2" PIPE PLASTIC VALVE BOX W/ LOCKINGCOVER FINISH GRADE- 1" BELOW VALVE BOX INLAWN AND 2" IN SHRUB AREAS, CURBOR ASPHALT PAVING Y-STRAINER PRESSURE REGULATOR PVC UNION SCH. 40 PVC RISER SET BLOCK LEVEL ON BRICK SUPPORTS,4 MIN. SCH. 40 PVC ELL PVC LATERAL LINE 5" PEA GRAVEL 1 2 3 4 5 6 1 7 8 9 10 11 12 13 NOTE:1. TAPE CONTROL WIRES TO MAINLINE 10' O.C.2. USE TEFLON TAPE ON ALL THREADED JOINTSPIPE DEPTHSEE SPECSCLEAR6" MIN.2 3 4 5 6 7 8 9 10 11 12 13 14 14 TAG - PURPLE FOR RECYCLED INSERTED INTO TUBE UNTIL THESCOTCHLOK CONNECTOR AND WIRES CONNECTOR PASSES LOCK TABS WATERPROOF GELPOLY TUBE PRE-FILLED WITH ONCE CONNECTOR IS INSERTEDLOCK TABS PREVENT WIRE REMOVAL SCOTCHLOK ELECTRICAL SPRINGCONNECTOR. WIRES SHALL BEPRE-STRIPPED OF 1/2" OF THE INSULATION PRIOR TO INSERTION CONNECTOR ONTO WIRES TO INTO THE CONNECTIOR. TWIST SEAT FIRMLY. IS INSERTED INTO TUBE WIRES PASS THROUGH GROOVES INTUBE LID TO ALLOW LID TO CLOSE CLOSE TUBE LID AFTER WIRE LOW VOLTAGE WIRES, 3 MAXIMUM DIRECT BURY SPLICE KIT SHALL BE USED TOELECTRICALLY CONNECT 2 - 3 #14 OR 2 #12PRE-STRIPPED COPPER WIRES. LARGER WIRESOR GREATER QUANTITIES OF WIRES SHALLREQUIRE A LARGER APPROVED WIRECONNECTION. KIT SHALL INCLUDE A SCOTCHLOK Y SPRINGCONNECTOR, A POLYPROPYLENE TUBE AND AWATERPROOF SEALING GEL. TUBE SHALL BESUPPLIED PREFILLED WITH GEL. NOTE:WIRE CONNECTOR SHALL BE A 3M DBY-6 DIRECT BURY SPLICE KIT. I WIRE SPLICE WIRE SIZE CHART (FT) GROUND CONTROL WIRE 18 WIRE 18 16 14 12 10 8 6 16 14 12 10 8 6 1020 1260 1470 1640 1770 1860 1930 1260 1630 2000 2330 2610 2810 2960 1470 2000 2590 3180 3710 4150 4480 1640 2330 3180 4120 5050 5900 6590 1770 2610 3710 5050 6540 8030 9380 1860 2810 4150 5900 8030 10400 12770 1930 2960 4480 6590 9380 12770 16540 J QUICK COUPLER E SLEEVE INSTALLATION A DDDD C B ABCD 36" 24" 24" 4" DIMENSION 1/2" TO 4" IN SIZE SECTION VIEW - N.T.S. PAVING SAND BACKFILL COMPACTEDTO THE DENSITY OF EXISTINGSOIL LATERAL LINES IN SCH 40 SLEEVE CONTROL WIRES IN SCH 40SLEEVE UNDISTURBED SOIL PRESSURE MAINLINE IN SCH 40SLEEVE 1 2 3 4 5 6 NOTES: PVC SLEEVES TO BE TWICETHE DIAMETER OF THE PIPEOR WIRE BUNDLE CARRIED. DETAIL ALSO FOR PIPEINSTALLED IN ROCK SOIL. 1 2 3 4 5 6 F REMOTE CONTROL VALVE 4" MIN. 1" FINISHED GRADE IN TURF AREAS PLASTIC RECTANGULAR VALVE BOX WITHBOLT DOWN COVER, USE STAINLESS BOLT,NUT, AND WASHER. BOX TO BE PLACEDAT RIGHT ANGLE TO HARDSCAPE EDGE.HEAT BRAND. FINISHED GRADE IN SHRUB AREAS 24" WIRE LOOP, EXPANSION COILS ATWIRE CONNECTIONS 10 WRAPS AROUNDA 1/2" PIPE, USE PENTITE CONNECTORS,CONTROL WIRES BACK TO CONTROLLER VALVE ID TAGS PVC THD. ELL SCH 80 PVC, LATERAL LINESIZE TYP. REMOTE CONTROL VALVE BRICK SUPPORTS AT EACH CORNER SCH 80 PVC NIPPLE TYP. (LENGTH ASREQUIRED) IRRIGATION MAINLINE, 6" MIN. SCH. 80 UNION FEMALE ADAPTER SCH. 80 PVC CLEARFROM BOTTOM OF BOX LATERAL LINE ID TAG 1 2 2 3 4 5 6 7 8 9 10 11 12 13 3 5 4 6 7 8 9 10 13 12 11 1 NOTES: 1. ATTACH YELLOW PLASTIC TAGS WITH VALVE NO. TO CONTROL WIRE IN BOX2. HOT BRAND BOX COVER W/VALVE STATION NO. IN 4" HIGHNUMBERS3. ALL PVC FITTINGS TO BE SCH 804. TAPE CONTROL WIRES TO MAINLINE 10' O.C.5. USE TEFLON TAPE ON ALL THREADED JOINTS6. TOP OF BOX TO BE 1" ABOVE GRADE FOR GROUND COVER AREA AND 1/2" FOR LAWN AREA 14 14 H MASTER VALVE 3" B 4" MIN. B 2" MIN. SECTION VIEW - N.T.S. FINISHED GRADE IN TURF AREAS PLASTIC RECTANGULAR VALVE BOX WITHBOLT DOWN COVER, USE STAINLESS BOLT,NUT, AND WASHER. BOX TO BE PLACEDAT RIGHT ANGLE TO HARDSCAPE EDGE.HEAT BRAND. MASTER CONTROL VALVE, SEE LEGENDFOR SPEC. FINISHED GRADE IN SHRUB AREAS 36" WIRE LOOP VALVE ID TAGS PVC SCH 40 FEMALE ADAPTER, 2REQUIRED PVC MAINLINE TO FLOW SENSOR, PIPE PERSPECS. BRICK SUPPORTS BRASS UNION BRASS NIPPLE TYP. (LEGNTH AS REQUIRED) PVC MAINLINE PIPE FROM BACKFLOW PERSPECS. ID TAG 1 1 NOTE:USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEPTH FROMUP-STREAM SIDE OF THE MASTER VALVE ASSEMBLY. VALVE BOX LID SHALL BE PURPLE AND MARKED RECYCLEDWATER. DEPTHPERLEGEND 2 3 4 5 6 7 8 9 10 11 12 2 3 4 5 6 7 8 9 101112 13 13 K DEEP ROOT WATER WITH BUBBLER SECTION VIEW PLAN VIEW DRAIN CAP (RECYCLED - PURPLE) FINISH GRADE BUBBLER HEAD, SEE LEGEND FORSPECIFICATION, TOP 1" BELOW FINISHGRADE SCH 80 NIPPLE (LENGTH AS REQUIRED,2 REQUIRED) ANTI-DRAIN VALVE, SEE LEGEND FORSPECIFICATION COMPACTED SUBGRADE - PER SOIL'SREPORT RECOMMENDATIONS PVC LATERAL LINE DRILL THROUGH FOR PIPE 1/2" PVC ELL (SxT) 4" DIA. x 36" LONG PERFORATED PVCDRAIN PIPE FILL WITH 3/4" GRAVEL TOBOTTOM OF CHECK VALVE ROOT BALL OF TREE AMENDED BACKFILL 1 2 3 4 5 6 7 8 9 10 11 12 11 3 NOTE: 1. BUBBLER HEADS PER TREE SIZE RECOMMENDATIONS: 2 BUBBLERS MIN. PER TREE 2. FOR PVC LATERAL LINE PIPE SEE SPECIFICATIONS FOR TYPE AND DEPTH REQUIREMENTS 12 1 2 4 5 6 7 8 9 10 11 3 7 G BACKFLOW PRESSURE REGULATOR 112-YSBR BRASS UNION TO VALVES FLOW NOTE: 18"4" (TYP.) BRASS NIPPLES BASE3 1/2" CONC. BRASS UNION BRASS ELLS (4) THRUST BLOCK1 CU FT CONC. FLOW LINEPVC PRESSURE FINISH GRADE 2" (TO TOP OF MULCH OR SOIL) INSTALL PER MANUFACTURERENCLOSURE W/ LOCKBACKFLOW PREVENTER WYE STRAINER - WILKINS 11/2" PVC PRESSURE LINE BRASS THREADED RISER BACKFLOW PREVENTERREDUCED PRESSURE PRINCIPLE USE PIPE SUPPORTS FOR 90% COMPACTED SUBGRADE STABILITY AS REQUIRED FINISHED GRADE IN TURF AREAS PLASTIC RECTANGULAR VALVE BOX WITHBOLT DOWN COVER, USE STAINLESS BOLT,NUT, AND WASHER. BOX TO BE PLACED ATRIGHT ANGLE TO HARDSCAPE EDGE. HEATBRAND "BV" ONTO LID. RAINBIRD 44LRC QUICK COUPLER VALVEWITH LOCKING PURPLE COVER AND ACMETHREAD FINISHED GRADE IN SHRUB AREAS PRESSURE SUPPLY LINE DEPTH AS PER SPECS. STAINLESS STEEL SCREW CLAMP BRICK SUPPORTS BRASS NIPPLE (LENGTH AS REQUIRED) BRASS 90 STREET ELL FITTING LANDSCAPE FABRIC 3/4" ROCK, 2 CUBIC FT. #4 REBAR STAKE (24" MIN) 1 2 3 4 5 6 7 8 9 10 11 12 4" MIN. 1 2 3 2" MIN. 4 5 7 8 9912 6 SECTION VIEW - N.T.S. 8 NOTES: INSTALL VALVE BOX EXTENSIONS AS REQUIRED TO ACHIEVE PROPERVALVE INSTALLATION AT MAIN LINE DEPTH. FLOW 10 11 L NXFS-CV SUB-SURFACE/ON-SURFACE DRIPLINE FLUSH VALVE 1 2"-4" XFS-CV Dripline Maximum Lateral Lengths (Feet) Inlet Pressure psi 12" Spacing 18" Spacing Nominal Flow (gph) Nominal Flow (gph) 0.60.90.60.9 20 192 136 254 215 30 289 205 402 337 40 350 248 498 416 50 397 281 573 477 60 436 309 637 529 5 4 OP OP 10 7 6 9 INSET B 11 INSET A 12 613 14 13 15 1 INSET A 2 3 8 4 5 3 2 1 6 8 7 PVC EXHAUST HEADER FLUSH POINT (TYPICAL) SEE RAIN BIRD DETAIL "XFS-CV FLUSH POINT" PVC TEE SUB-SURFACE/ON-SURFACE DRIPLINE: RAIN BIRD XFS-CV SERIES DRIPLINE (TYPICAL) NON-POTABLE: XFS-CVP DRIPLINE CONNECTION FROM SUPPLY MANIFOLD TO DRIPLINE(TYPICAL)- SEE INSET A :RAIN BIRD XCZ DRIP CONTROL ZONE KIT INSTALLED INVALVE BOX PVC SUPPLY PIPE FROM RAIN BIRD CONTROL ZONE KIT(SIZED TO MEET LATERAL FLOW DEMAND) PVC SUPPLY PIPE FROM RAIN BIRD CONTROL ZONE KIT PERIMETER DRIPLINE PIPE TO BE INSTALLED 2"-4" FROMPERIMETER OF AREA 9 10 11 12 13 14 15 FP FPOP 2 NOTES:1. FOR ALL XFS-CV AND POLY CONNECTIONS INSTALL XFFAND/OR XFD FITTINGS.2. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TOBE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGESIN ELEVATION. 3. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEEDTHE MAXIMUM SPACING SHOWN IN THE ACCOMPANYINGTABLE. 2-3"MULCH 1 INSET B ON-GRADE 6 5 INSET B SUB-GRADE 2-3"MULCH 6 1 5 3 7 5 4 2 1 FINISH GRADE FLUSH CAP FOR EASY FIT COMPRESSION FITTINGS: POTABLE:RAIN BIRD MDCFCAP NON-POTABLE: RAIN BIRD MDCFPCAP NOTE:1. ALLOW A MINIMUM OF 6-INCHES OF DRIPLINE TUBING IN VALVE BOX INORDER TO DIRECT FLUSHED WATER OUTSIDE VALVE BOX. 2 3 4 51 667 IRRIGATION DETAILS L 1.2 69 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2024 Tel 214.273.1500Fax 214.273.15055005 Greenville AvenueDallas, TX 75206United States FLETCHER JONES AIRPORT SHUTTLE 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 06-30-2024 04-16-2024 FAX: (951)296-3431 41977 ENTERPRISE CIRCLE N. STE. 140TEMECULA, CA. 92590TEL (951) 296-3430 DAVID NEAULT ASSOCIATES INC. LANDSCAPE ARCHITECT AIRPORT SHUTTLE R Know w whats'belo .Call811before youdig 09/22/2023 ISSUE FOR USE PERMIT 01/23/2024 REVISED PER CITY COMMENTS 04/16/2024 REVISED PER CITY COMMENTS NOTICE OF COMPLETION: THE COMPLETION OF THE CONTRACT SHALL BE ACCEPTED, AND NOTICEOF COMPLETION RECORDED ONLY WHEN THE ENTIRE CONTRACT IS COMPLETED TO THESATISFACTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. NOTICE OF COMPLETION: THE COMPLETION OF THE CONTRACT SHALL BE ACCEPTED, AND NOTICEOF COMPLETION RECORDED ONLY WHEN THE ENTIRE CONTRACT IS COMPLETED TO THESATISFACTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. OPERATING INSTRUCTIONS: AFTER THE SYSTEM HAS BEEN COMPLETED, THE CONTRACTOR SHALLINSTRUCT THE OWNER'S AUTHORIZED REPRESENTATIVE IN THE OPERATION AND MAINTENANCE OF THESYSTEM AND SHALL FURNISH A COMPLETE SET OF OPERATING INSTRUCTIONS. FINAL SITE REVIEW UPON COMPLETION OF WORK THE CONTRACTOR SHALL INFORM THE LANDSCAPE ARCHITECT FORFINAL SITE REVIEW, AT WHICH TIME THE CONTRACTOR SHALL BE PRESENT. ANY ASSUMED OR EXISTINGVARIANCES OR OMISSIONS SHALL BE NOTED AT THIS TIME. THE CONTRACTOR SHALL STIPULATE WHENAND HOW THE CONDITIONS WILL BE RECTIFIED. WHEN THESE CHANGES HAVE BEEN CARRIED OUT,THE AREAS CLEANED AND A NOTICE OF COMPLETION / ACCEPTANCE SHALL BE RECORDED ONLYWHEN THE ENTIRE CONTRACT IS COMPLETED TO THE SATISFACTION OF THE OWNERS AUTHORIZEDREPRESENTATIVE. SITE MAINTENANCE: CONTRACTOR SHALL KEEP THE PROJECT SITE CLEAN AND FREE FROM RUBBISHAND DEBRIS. ALL DEBRIS SHALL BE REMOVED FROM SITE PER LOCAL CODE AND ORDINANCES. MAINTENANCE INSTRUCTIONS: AT THE COMPLETION OF THE PROJECT, THE CONTRACTOR SHALLINSTRUCT THE OWNER'S AUTHORIZED REPRESENTATIVE ON HOW TO PROPERLY MAINTAIN AND CAREFOR LANDSCAPE PLANTINGS. GUARANTEE: THE ENTIRE IRRIGATION SYSTEM, INCLUDING ALL WORK DONE UNDER THIS CONTRACT,SHALL BE GUARANTEED AGAINST ALL DEFECTS AND FAULT OF MATERIAL AND WORKMANSHIP, ANDSHALL BE MAINTAINED IN PERFECT WORKING ORDER FOR ONE (1) YEAR FROM DATE OF COMPLETIONBY THE CONTRACTOR WITHOUT EXPENSE TO THE OWNER. ALL MATERIALS USED SHALL CARRY AMANUFACTURER'S GUARANTEE OF MINIMUM ONE (1) YEAR. ANY SETTLING OF BACKFILLED TRENCHESWHICH MAY OCCUR DURING THE ONE YEAR PERIOD FINAL ACCEPTANCE SHALL BE REPAIRED TO THEOWNER'S SATISFACTION BY THE CONTRACTOR WITHOUT EXPENSE TO THE OWNER - INCLUDING THECOMPLETE RESTORATION OF ALL DAMAGED PLANTING, PAVING OR OTHER IMPROVEMENTS OF ANYKIND. PRESSURED MAINLINE: ALL PIPE SHALL BE PURPLE FOR RECYCLED WATER. PIPE FROM SOURCE OFSUPPLY TO CONTROL VALVES AND HOSE BIBS 2" OR LARGER SHALL BE CLASS 315 SDR 13.5 TYPE 1220P.V.C. CONFORMING TO ASTM D2241, ASTM D1784 EXTRUDED FROM VIRGIN MATERIALS. ALL PIPELESS THAN 2" SHALL BE SCHEDULE 40 TYPE 1220 P.V.C. CONFORMING TO ASTM D1785, ASTM D1784ALL PLASTIC PIPE SHALL BE MARKED SHALL BE EXTRUDED FROM VIRGIN MATERIALS WITH THEMANUFACTURER'S NAME TYPE AND CLASS OF PIPE, SIZE, AND NSF APPROVAL. LATERAL LINE BELOW GRADE: ALL PIPE SHALL BE PURPLE FOR RECYCLED WATER. NON-PRESSURIZEDLATERAL LINE PIPE SHALL BE CLASS 200 SDR 21 TYPE 1220 P.V.C. CONFORMING TO ASTM D2241,D1784. P.V.C. PIPING SHALL BE EXTRUDED FROM VIRGIN MATERIALS. ALL PLASTIC PIPE SHALL BEMARKED WITH THE MANUFACTURER'S NAME TYPE AND CLASS OF PIPE, SIZE AND NSF APPROVAL. LATERAL LINE ON GRADE: ALL PIPE SHALL BE PURPLE FOR RECYCLED WATER. NON-PRESSUREDLATERAL LINE PIPE ON GRADE SHALL BE SCHEDULE 40 U.V.R. CONFORMING TO ASTM D1785, ASTMD1784 AND ASTM G-53. MANUFACTURED BY BROWNLINE PIPE COMPANY OR AS INDICATED ONLEGEND. P.V.C. PIPING SHALL BE EXTRUDED FROM VIRGIN MATERIALS. ALL PLASTIC PIPE SHALL BEMARKED WITH THE MANUFACTURER'S NAME TYPE AND CLASS OF PIPE, SIZE AND NSF APPROVAL. PLASTIC PIPE FITTINGS: ALL PIPE SHALL BE PURPLE FOR RECYCLED WATER. SHALL BE SCHEDULE 40P.V.C. (CONFORMING TO ASTM D1785, D2466) TAPERED SOCKET TYPE, SUITABLE FOR EITHER SOLVENTWELD OR SCREWED CONNECTIONS, FLANGE AND SADDLE TEES WILL NOT BE ALLOWED. SOLVENTSHALL BE AS RECOMMENDED BY THE PIPE AND FITTING MANUFACTURER. BRASS PIPE AND FITTINGS: BRASS PIPE SHALL BE RED BRASS, SCHEDULE 40 SCREWED PIPECONFORMING TO FEDERAL SPECIFICATIONS NO. WW - P-351. FITTINGS SHALL BE RED BRASSCONFORMING TO FEDERAL SPECIFICATION NO. WW-P-460. COPPER PIPE AND FITTINGS: COPPER PIPE SHALL BE TYPE K (HARD-DRAWN) CONFORMING TO ASTMB88. FITTING SHALL BE WROUGHT SOLDER JOINT TYPE IN ACCORDANCE WITH ANSI B 16.22 JOINTSSHALL BE SOLDERED IN ACCORDANCE TO ASTM B-206 AND FEDERAL SPECIFICATIONS QQB 00655. STEEL PIPE: GALVANIZED STEEL PIPE SHALL BE ASA SCHEDULE 40 MILLED STEEL SCREWED PIPE WITHMEDIUM GALVANIZED SCREWED BEADED MALLEABLE IRON FITTINGS. STEEL PIPE SHALL BE INSTALLEDON GRADE SECURED TO SURFACE PER DETAIL. BALL VALVES: SHALL BE BRONZE OR PLASTIC BODY AS INDICATED ON DRAWINGS. 125 P.S.I.MINIMUM, HEAVY DUTY, FEDERAL SPECIFIED, CROSS HANDLE. INSTALL WITH N.D.S. TYPE PLASTIC OREQUAL ACCESS BOX AND LID., PURPLE LID PER RECYCLED REQUIREMENTS. CONTROL VALVES: SHALL BE AS INDICATED ON THE DRAWINGS WITH FLOW ADJUSTMENT ANDMANUAL BLEED DEVICE, INSTALLED, UNLESS OTHERWISE INDICATED, IN ONE OF THE FOLLOWING TYPEBOXES AS INDICATED ON THE DRAWINGS. CONNECT TO CONTROLLERS IN THE OPERATINGSEQUENCE INDICATED ON THE DRAWINGS. CONTROL WIRE: CONNECTIONS BETWEEN THE AUTOMATIC CONTROLLERS AND THE ELECTRONICCONTROL VALVES SHALL BE UF, SOLID COPPER WIRE, VINYL INSULATED 600 V. RATING, FOR DIRECTBURIAL INSTALLATIONS. CODING SHALL BE COLOR WIRE FOR PILOT WIRE. WHITE FOR COMMONGROUND WIRE. MINIMUM WIRE SIZES SHALL BE 14 GAUGE BURIED 18" BELOW GRADE. USEAPPROVED WATER PROOF WIRE CONNECTORS AND SEALER ON ALL SPLICES. A 24 INCH EXPANSIONPIG TAIL COIL SHALL BE PROVIDED AT EACH CONTROL VALVE AND AT EACH CHANGE IN DIRECTIONOF THE WIRE RUN. WIRING SHALL OCCUPY THE SAME TRENCH AND SHALL BE INSTALLED ALONG THESAME ROUTE AS PRESSURE SUPPLY OR LATERAL LINES WHEREVER POSSIBLE. AUTOMATIC CONTROLLER: SHALL BE AS INDICATED ON THE DRAWINGS, COMPLETE WITH ELECTRICALHOOK-UP AND PROPER MOUNTING. ANY CONTROL WIRE EXPOSED AT THE CONTROLLER SHALL BEENCASED IN ELECTRICAL CONDUIT OF THE SIZE REQUIRED. OUTDOOR CONTROLLERS SHALL BE WITHINA VANDAL RESISTANT ENCLOSURE AND EQUIPPED WITH AN ON/OFF SWITCH FOR 110 VOLT POWERSUPPLY TO CONTROLLER. IRRIGATION HEADS: ALL HEADS SHALL HAVE PURPLE CAPS PER RECYCLED GUIDELINES. SHALL BE OFTHE TYPES AND SIZES INDICATED ON THE DRAWINGS. ALL HEADS SHALL BE ADJUSTABLE, RISER NIPPLESSHALL BE THE SAME SIZE AS THE RISER OPENING IN THE BODY. BACKFLOW DEVICES: BACKFLOW PREVENTORS AND/OR VACUUM BREAKERS SHALL BE AS INDICATEDON THE DRAWINGS AND AS APPROVED BY AUTHORITIES HAVING JURISDICTION, INSTALLED TO MEETLOCAL CODES. ALL IRRIGATION SYSTEMS USING POTABLE WATER SOURCE REQUIRE BACKFLOWPREVENTION. CHECK VALVES: CONTRACTOR SHALL INSTALL ANTI-DRAIN VALVES AS REQUIRED TO PREVENT LOWHEAD DRAINAGE. ANY HEAD THAT DRAINS FOR MORE THAN ONE MINUTE REQUIRES AN ANTI-DRAINVALVE. ATMOSPHERIC VACUUM BREAKERS: SHALL BE HEAVY DUTY BRASS AND FEDERAL SPECIFIED. INSTALLON NON-CONSTANT PRESSURE LINES (LATERAL LINE) PER MANUFACTURE'S SPECIFICATIONS. INSTALL12" ABOVE HEIGHEST HEAD ON THAT SYSTEM. LOCATION PER DRAWINGS. PRESSURE REGULATORS: SHALL BE BRONZE OR PLASTIC BODY AS INDICATED ON DRAWINGS.FACTORY SET P.S.I. AS SPECIFIED PER DRAWINGS. QUICK COUPLERS: SHALL BE HEAVY DUTY BRASS WITH COLORIZED RUBBER COVER AND TWO (2)PIECE BODY DESIGN. LOCATION PER DRAWINGS AS APPLICABLE. RISERS: ALL RISERS TO QUICK COUPLERS AND BACK FLOW DEVICES SHALL BE SCHEDULE 40 BRASS OFTHE REQUIRED SIZES, RISERS TO IRRIGATION HEADS SHALL BE SCHEDULE 80 TYPE 1220 P.V.C.CONFORMING TO ASTM 2464. IRRIGATION SPECIFICATIONS A. LANDSCAPE WORK GENERAL NOTES ORDINANCES AND REGULATIONS: ALL LANDSCAPE IRRIGATION WITHIN THESE DRAWINGS ANDSPECIFICATIONS SHALL CONFORM TO ALL APPLICABLE GOVERNING CODES AND ORDINANCES (LOCAL, COUNTY & STATE). PERMITS AND INSPECTIONS: THE CONTRACTOR SHALL OBTAIN, COORDINATE AND PAY FOR ALLPERMITS, FEES AND AGENCY INSPECTIONS AS REQUIRED. SCOPE OF WORK: CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, EQUIPMENT AND SERVICES NECESSARY TO FURNISH, INSTALL, AND COMPLETE ALL LANDSCAPING PER THE DRAWINGS AND SPECIFIED WITHIN. IT SHALL BE THE OWNER'S RESPONSIBILITY IN INVITING AND OBTAINING BIDS,SETTING ITS PROVISIONS AND INSTRUCTIONS TO BIDDERS, SECURING THEIR BONDS AND WORKERSCOMPENSATION INSURANCE CERTIFICATES, ETC. TO FULLY ENSURE THE QUALITY AND TIMELY COMPLETION OF THE PROJECT. LICENSE: THE CONTRACTOR SHALL BE A C-27 CALIFORNIA STATE LICENSED AND SHALL OBTAIN (ANDKEEP IN FORCE DURING THE LANDSCAPE CONTRACTOR. PERIOD OF THE CONTRACT) PUBLICLIABILITY, WORKMAN'S COMPENSATION AND PROPERTY DAMAGE INSURANCE, AS REQUIRED BY ALL APPLICABLE CODES AND REGULATIONS. LIABLE FOR DAMAGE: THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE CAUSED BY ITSOPERATIONS TO UTILITIES, EXISTING PLANTING, CONSTRUCTION, PERSONS, PROPERTY, ETC. AND SHALLPROVIDE PROTECTIVE MEANS TO GUARD AGAINST DAMAGE. LIABLE FOR ENCROACHMENT: THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY ENCROACHMENT ONTO ADJACENT PROPERTY, RIGHT-OF-WAYS, EASEMENTS, SETBACKS OR ANYOTHER LEGAL PROPERTY RESTRICTIONS EITHER MARKED OR UNMARKED. PLAN & FIELD VERIFICATION: THESE DOCUMENTS MAY CONTAIN ERRORS, OMISSIONS, CONTRADICTIONS, ETC. THE CONTRACTOR SHALL REVIEW ALL DOCUMENTS THOROUGHLY AND SHALL NOTIFY THE LANDSCAPE ARCHITECT AND OWNER IMMEDIATELY UPON ANY SUCH DISCOVERYOF DISCREPANCY. GOVERNING CODES THE OWNER'S SUPERINTENDENT WILL INSPECT THE PLANTINGSHALL THEN APPLY. WORK PRIOR TO THE START OF CONSTRUCTION. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND SITE CONDITIONS BEFORE STARTING WORK. THE LANDSCAPE ARCHITECT AND OWNER SHALL BE NOTIFIED IMMEDIATELY UPON ANY DISCOVERY OF DISCREPANCIES. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE LANDSCAPE CONTRACTOR SHALL ASSUME FULLRESPONSIBILITY FOR ANY REVISIONS NECESSARY. COORDINATION: CONTRACTOR SHALL COORDINATE ALL LANDSCAPE CONSTRUCTION WITH APPROPRIATE TRADES THROUGH THE OWNER BEFORE STARTING WORK. METHODS OF CONSTRUCTION: THE QUALITY OF WORKMANSHIP AND MATERIALS SHALL BE OF THEHIGHEST QUALITY STANDARDS. COOPERATION AND FLEXIBILITY IS EXPECTED OF THE CONTRACTOR TOWARD WORKING WITH THE OWNER IN PRODUCING THE BEST POSSIBLE PRODUCT. THE CONTRACTOR IS SOLELY RESPONSIBLE FOR ALL CONSTRUCTION METHODS, MEANS, SEQUENCES, PROCEDURES AND TECHNIQUES. THE LANDSCAPE ARCHITECTURAL FIRM IS NOT LIABLE FORCONSTRUCTION METHODS. SAFETY: THE CONTRACTOR IS SOLELY RESPONSIBLE FOR INITIATING, MAINTAINING AND SUPERVISING ALL SAFETY PRECAUTIONS AND PROGRAMS DURING CONSTRUCTION. UTILITIES: THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION OF ALLUNDERGROUND UTILITIES, ELECTRICAL CABLES, CONDUITS, AND IRRIGATION LINES, PRIOR TO ANYCONSTRUCTION, SO THAT PROPER PRECAUTIONS MAY BE TAKEN NOT TO DAMAGE SUCH IMPROVEMENTS. MATERIALS: ALL MATERIALS AND EQUIPMENT SPECIFIED IN THESE DRAWINGS SHALL BE NEW AND INPERFECT CONDITION OR THE BEST GRADE OF THEIR RESPECTIVE KINDS WHERE INSTALLED AND SHALLBE INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS. SUBSTITUTIONS: IF THE SPECIFIED LANDSCAPE MATERIAL IS NOT REASONABLY OBTAINABLE, THE CONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR ALTERNATE FROM THE LANDSCAPE ARCHITECT.MATERIAL, EQUIPMENT AND PRODUCTS OTHER THAN THOSE DESCRIBED OR INDICATED ONDRAWINGS MAY BE CONSIDERED FOR USE. WRITTEN APPROVAL FOR SUBSTITUTIONS SHALL BE OBTAINED FROM THE OWNER AND THE LANDSCAPE ARCHITECT. ALL SUBSTITUTIONS SHALL CONFORM TO LOCAL CODES AND ORDINANCES. ANY EQUIPMENT OR MATERIALS INSTALLED WITHOUT APPROVAL BY THE OWNER OR LANDSCAPE ARCHITECT MAY BE REJECTED AND REMOVEDAT CONTRACTOR'S EXPENSE. IRRIGATION PLANS: THE IRRIGATION PLANS ARE GENERALLY DIAGRAMMATIC AND INDICATIVE OF THE WORK TO BE INSTALLED. THE CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS DURING INSTALLATION TO AVOID CONFLICTS BETWEEN, EXISTING IRRIGATION, EXISTING PLANTING,ARCHITECTURAL FEATURES AND UTILITIES. ALL SCALE DIMENSIONS ARE APPROXIMATE. WRITTENDIMENSIONS ON DETAILS AND PLANS TAKE PRECEDENCE OVER SCALED DIMENSIONS. IRRIGATION NOTES: SEE GENERAL NOTES ON THE DRAWINGS FOR ADDITIONAL WORK REQUIRED, BUT NOT SPECIFICALLY MENTIONED IN THESE SPECIFICATIONS. ALL WORK CALLED FOR ON THEDRAWINGS BY NOTES SHALL BE FURNISHED AND INSTALLED WHETHER OR NOT SPECIFICALLYMENTIONED IN THE SPECIFICATIONS AND/OR DETAILS. POINT OF CONNECTION (P.O.C.) VERIFICATION: LOCATION OF THE POINT OF CONNECTION SHOWN ON THE DRAWINGS MAY BE APPROXIMATE ONLY. THE CONTRACTOR SHALL APPROVE FINAL (P.O.C.)LOCATION WITH THE OWNER (JOB SUPERINTENDENT). THE CONTRACTOR SHALL VERIFY THE STATIC PRESSURE, METER SIZE AND SIZE OF SERVICE TO THE METER (P.O.C.) AT EACH POINT OF CONNECTION. MATERIALS: ALL MATERIALS AND EQUIPMENT SPECIFIED IN THESE DRAWINGS SHALL BE NEW AND INPERFECT CONDITION WHERE INSTALLED AND SHALL BE INSTALLED IN ACCORDANCE WITH THEMANUFACTURER'S SPECIFICATIONS. SUBSTITUTIONS: DESIGN, MATERIAL, EQUIPMENT AND PRODUCTS OTHER THAN THOSE DESCRIBED OR INDICATED ON DRAWINGS MAY BE CONSIDERED FOR USE. WRITTEN APPROVAL FOR SUBSTITUTIONSSHALL BE OBTAINED FROM THE OWNER AND LANDSCAPE ARCHITECT. ALL SUBSTITUTIONS SHALLCONFORM TO LOCAL CODES AND ORDINANCES. ANY EQUIPMENT OR MATERIALS INSTALLED WITHOUT APPROVAL BY THE OWNER OR LANDSCAPE ARCHITECT MAY BE REJECTED AND REMOVED AT CONTRACTOR'S EXPENSE. FITTINGS: DUE TO THE SCALE OF DRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS, FITTINGS,SLEEVES, ETC., WHICH MAY BE REQUIRED. THE CONTRACTOR SHALL CAREFULLY INVESTIGATE THESTRUCTURAL AND FINISHED CONDITIONS AFFECTING ALL OF THE WORK AND PLAN THE WORK ACCORDINGLY, FURNISHING SUCH FITTINGS, ETC., AS MAY BE REQUIRED TO MEET SUCH CONDITIONS. REQUIRED FIELD OBSERVATIONS: THESE PLANS WERE PREPARED WITH THE UNDERSTANDING THAT THEOWNER OF SAID PLANS WILL USE DAVID NEAULT & ASSOCIATES, INC. TO PROVIDE 'FULL' CONTRACTSERVICES INCLUDING FIELD OBSERVATION SERVICES DURING CONSTRUCTION. FAILURE TO USEDAVID NEAULT & ASSOCIATES, INC. TO PROVIDE AND COMPLETE THE FIELD OBSERVATION SERVICESSET FORTH HEREIN WILL SIGNIFICANTLY INCREASE THE MISINTERPRETATION OF THE INTENT OF THEDESIGN. ANY UNAUTHORIZED MODIFICATIONS THERETO, FAILURE TO DETECT ERRORS ANDOMISSIONS IN THE PLANS AND SPECIFICATIONS, OR IN THE EVENT THAT DAVID NEAULT & ASSOCIATES,INC. IS OTHERWISE PRECLUDED FROM COMPLETING THE FIELD OBSERVATION SERVICES SET FORTHHEREIN, THE OWNER, OR SUBSEQUENT OWNER (INDIVIDUALS OR CORPORATIONS WHO HAVEPURCHASED THESE PLANS WITH THE PROJECT), AGREES TO HOLD HARMLESS, INDEMNIFY, ANDDEFEND DAVID NEAULT & ASSOCIATES, INC. AND THEIR CONSULTANTS FROM AND AGAINST ANYAND ALL CLAIMS. FIELD OBSERVATION COORDINATION: OBSERVATIONS SHALL BE INITIATED BY THE CONTRACTOR ANDCOORDINATED THROUGH THE OWNER (JOB SUPERINTENDENT). THE CONTRACTOR SHALL NOTIFY THEOWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT NOT LESS THAN FORTY-EIGHT (48)HOURS IN ADVANCE OF ANY OBSERVATION. CONTINUED WORK WITHOUT OBSERVATION OF ANYREQUIRED CHANGES OR MODIFICATIONS TO BE AT THE CONTRACTOR'S EXPENSE. THE OWNER (JOBSUPERINTENDENT) SHALL INFORM THE LANDSCAPE ARCHITECT AS TO THE PURPOSE AND TIME OF THEOBSERVATION FORTY-EIGHT (48) HOURS IN ADVANCE. CLOSING OF UNINSPECTED WORK: THE CONTRACTOR SHALL NOT ALLOW NOR CAUSE ANY OF THEWORK TO BE COVERED OR ENCLOSED UNTIL IT HAS BEEN INSPECTED, TESTED AND APPROVED BY THECONSULTING ENGINEER OR AUTHORIZED REPRESENTATIVE AND/OR GOVERNMENTAL AUTHORITYHAVING JURISDICTION OVER THE WORK. SHOULD ANY OF THE WORK BE ENCLOSED OR COVEREDBEFORE SUCH INSPECTION AND TEST, HE SHALL UNCOVER HIS WORK AT HIS OWN EXPENSE. AFTER ITHAS BEEN INSPECTED, TESTED AND APPROVED, THE CONTRACTOR SHALL MAKE ALL REPAIRSNECESSARY TO THE OWNER'S SATISFACTION. JOB SITE MEETINGS AND REQUIRED INSPECTIONS: A. THE CONTRACTOR SHALL PERMIT THE LANDSCAPE ARCHITECT AND OWNER'S AUTHORIZEDREPRESENTATIVE TO VISIT AND INSPECT AT ALL TIMES ANY PART OF THE WORK AND SHALL PROVIDESAFE ACCESS FOR SUCH VISITS. B. WHERE THE SPECIFICATIONS REQUIRE WORK TO BE TESTED BY THE CONTRACTOR, IT SHALL NOT BECOVERED OVER UNTIL ACCEPTED BY THE LANDSCAPE ARCHITECT, OWNER'S AUTHORIZEDREPRESENTATIVE, AND/OR GOVERNING AGENCIES. THE CONTRACTOR SHALL BE SOLELYRESPONSIBLE FOR NOTIFYING THE LANDSCAPE ARCHITECT, OWNER, AND GOVERNING AGENCIES, AMINIMUM OF 48 HOURS IN ADVANCE, WHERE AND WHEN THE WORK IS READY FOR TESTING. SHOULDANY WORK BE COVERED WITHOUT TESTING OR ACCEPTANCE, IT SHALL BE, IF SO ORDERED,UNCOVERED AT THE CONTRACTOR'S EXPENSE. C. INSPECTIONS WILL BE REQUIRED FOR THE FOLLOWING AT A MINIMUM: 1. SYSTEM LAYOUT 2. PRESSURE TEST OF IRRIGATION MAINLINE (FOUR HOURS AT 125 PSI OR 120% OF STATIC WATERPRESSURE, WHICH EVER IS GREATER). MAINLINE PRESSURE LOSS DURING TEST SHALL NOT EXCEED 2PSI. 3. COVERAGE TEST OF IRRIGATION SYSTEM. TEST SHALL BE PERFORMED PRIOR TO ANY PLANTING. 4. FINAL INSPECTION PRIOR TO START OF MAINTENANCE PERIOD 5. FINAL ACCEPTANCE D. SITE OBSERVATIONS AND TESTING WILL NOT COMMENCE WITHOUT THE FIELD RECORD DRAWINGSAS PREPARED BY THE IRRIGATION CONTRACTOR. RECORD DRAWINGS MUST COMPLETE AND UP TODATE FOR EACH SITE VISIT. E. WORK THAT FAILS TESTING AND IS NOT ACCEPTED WILL BE RETESTED. HOURLY RATES ANDEXPENSES OF THE LANDSCAPE ARCHITECT, OWNER'S AUTHORIZED REPRESENTATIVE, AND GOVERNINGAGENCIES FOR REINSPECTION OR RETESTING WILL BE PAID BY THE IRRIGATION CONTRACTOR AT NOADDITIONAL EXPENSE TO OWNER. COMPLETION: UPON COMPLETION OF THE IRRIGATION SYSTEM INSTALLATION AND PRIOR TO ANYPLANTING, THE CONTRACTOR SHALL ADJUST SPRINKLER HEADS TO EVENLY AND PROPERLY DISTRIBUTETHE RATE OF PRECIPITATION OF THE WATER AND SHALL DETERMINE IF THE COVERAGE OF THEPLANTING AREAS IS COMPLETE AND ADEQUATE. CONTRACTOR SHALL MAKE ADJUSTMENTS TOPROVIDE OPTIMUM PERFORMANCE AND PREVENT UNNECESSARY OVER SPRAY ON ALL WALKS,ROADWAYS AND BUILDINGS. THE CONTRACTOR SHALL FURNISH ALL MATERIALS AND PERFORM ALLWORK REQUIRED TO CORRECT ANY INADEQUACIES OF COVERAGE DISCLOSED BY THE COVERAGETEST. WORK SHALL BE COMPLETED UPON FINAL APPROVAL BY OWNER AND LANDSCAPE ARCHITECT.A FINAL INSPECTION SHALL BE HELD UPON THE COMPLETION OF THE WORK PROVIDING THECONTRACTOR HAS COMPLETED THE INSTALLATION OF ALL PHASES OF THE CONTRACT ANDCONFORMED TO ALL REQUIREMENTS OF THESE SPECIFICATIONS. B. PRODUCTS & MATERIALS SCOPE OF WORK: WORK SHALL CONSIST OF FURNISHING ALL MATERIALS, SERVICES AND EQUIPMENTNECESSARY TO COMPLETELY INSTALL ALL LANDSCAPE WORK AS INDICATED ON THE DRAWINGS ANDHEREIN SPECIFIED. THE FOLLOWING COMPRISES THE PRINCIPLE MATERIALS BUT DOES NOT SET THELIMITATION FOR MATERIALS REQUIRED. IT SHALL BE UP TO THE CONTRACTOR TO SHOW THAT AMPLEQUANTITIES OF THE REQUIRED MATERIALS WERE USED AND INSTALLED IN ACCORDANCE WITH THESEPLANS AND SPECIFICATIONS. VALVE BOXES: INSTALL ALL VALVES, EXCEPT ANTI-SIPHON VALVES, IN PREMOLDED HIGH IMPACT PLASTIC VALVEBOX. USE ROUND BOX FOR QUICK COUPLERS AND RECTANGULAR BOX FOR ALL OTHER VALVES. N.D.S (ORAPPROVED EQUAL) WITH PURPLE LID PER RECYCLED REQUIREMENTS. LOCATE IN SHRUB PLANTING AREASWHENEVER POSSIBLE. 1. PLASTIC PIPE NOTES HANDLING: THE CONTRACTOR SHALL EXERCISE CARE IN HANDLING, LOADING AND STORING P.V.C. PIPE ANDFITTINGS. ALL P.V.C. PIPE SHALL LIE FLAT SO NOT TO SUBJECT IT TO DUE BENDING OF CONCENTRATED EXTERNALLOAD AT ANY POINT. P.V.C. PIPE AND FITTINGS SHALL NOT BE STORED IN DIRECT SUNLIGHT. ANY SECTION OFPIPE THAT HAS BEEN DENTED OR DAMAGED WILL BE DISCARDED. LOCATIONS: PIPE LINES SHALL BE INSTALLED IN THE LOCATIONS AND OF THE SIZES SHOWN ON THE DRAWINGSOR HEREIN SPECIFIED. WHERE PIPING ON THE DRAWINGS IS SHOWN UNDER PAVED AREAS BUT RUNNINGPARALLEL AND ADJACENT TO PLANTING AREAS, THE INTENT OF THE DRAWINGS IS TO INSTALL THE PIPING IN THEPLANTING AREA. PIPE CLEARANCE: UNDERGROUND LINES UP TO 2" INCLUSIVE SHALL HAVE A MINIMUM HORIZONTAL CLEARANCEOF 12" FROM LINES OF OTHER TRADES. THIS REQUIREMENT DOES NOT APPLY TO ANY LINES CROSSING AT ANGLESFROM 45 DEGREES WITH EACH OTHER. A MINIMUM 2" VERTICAL CLEARANCE SHALL BE MAINTAINED BETWEENLINES WHICH CROSS BETWEEN THESE ANGLES. NO LINE SHALL BE INSTALLED PARALLEL TO AND DIRECTLY OVERANOTHER LINE. ASSEMBLY: ALL PIPE SHALL BE ASSEMBLED FREE FROM DIRT. THE MAIN LINE SUPPLY SHALL BE FLUSHED OUT ANDTESTED FOR LEAKS BEFORE BACK FILLING AND WITH CONTROL VALVES IN PLACE AND BEFORE LATERAL PIPES ARECONNECTED TO VALVES. EACH SECTION OF LATERAL PIPE SHALL BE FLUSHED OUT BEFORE SPRINKLER HEADS AREATTACHED. UNDER CONCRETE: GENERALLY, PIPING UNDERCONCRETE SHALL BE DONE BY SLEEVING PRIORTO INSTALLATION OF CONCRETE. WRITTEN PERMISSION TO JACK, BORE OR HYDRAULIC DRIVE UNDER CONCRETE OR TO CUT OR BREAK SIDEWALKS AND/OR CONCRETEMUST BE OBTAINED FROM THE OWNER'S AUTHORIZEDREPRESENTATIVE. NO HYDRAULIC DRIVING WILL BEPERMITTED UNDER ASPHALT CONCRETE PAVING. INSTALLATION PROCEDURES: EXCEPT AS NOTED IN OTHER PARTS OF THIS SPECIFICATION OR IN THE DRAWINGS,INSTALLATION OF PIPE AND FITTINGS SHALL BE AS OUTLINED IN MANUALS AS FURNISHED BY PIPE MANUFACTURERWHICH SHALL BE DEEMED AND CONSTRUED AS PART OF THIS SPECIFICATION. PLASTIC PIPE SHALL NOT BE LAIDWHEN THERE IS WATER IN TRENCH. PIPE DEPTH: PROVIDE A MINIMUM 24" OF EARTH COVERAGE FOR ALL PRESSURE MAINLINE PIPE 3" AND LARGER.PROVIDE A MINIMUM 18" OF EARTH COVERAGE FOR ALL PRESSURE MAINLINE PIPE UP TO AND INCLUDING 2 1/2".PROVIDE A MINIMUM OF 12" OF EARTH COVERAGE FOR ALL NON PRESSURE LATERAL LINES. SITE MAINTENANCE: ALL LUMBER, RUBBISH AND LARGE ROCKS SHALL BE REMOVED FROM THE TRENCHES. PIPESHALL HAVE A FIRM, UNIFORM BEARING FOR THE ENTIRE LENGTH OF EACH PIPE LINE TO PREVENT UNEVENSETTLEMENT. PAD THE TRENCHES WITH DIRT OR SAND 4" IN DEPTH IF THE SOIL IS EXTREMELY ROCKY. TREE LOCATIONS: TREE LOCATIONS TAKE PRIORITY OVER IRRIGATION PIPING. STAKE TREE LOCATIONS PRIOR TOTRENCHING PIPE. EXPANSION: PLASTIC PIPE WILL EXPAND APPROXIMATELY SIX (6") PER THOUSAND FT. (1000') BETWEEN DAY ANDNIGHT TEMPERATURES IN HOT CLIMATE. THEREFORE, PIPE SHALL BE SNAKED FROM SIDE TO SIDE OF TRENCHBOTTOM TO ALLOW FOR EXPANSION AND CONTRACTION. PIPE MAINTENANCE: ALL FOREIGN MATTER OR DIRT SHALL BE REMOVED FROM THE INSIDE OF THE PIPE BEFORE ITIS LOWERED INTO POSITION IN THE TRENCH AND IT SHALL BE KEPT CLEAN BY APPROVED MEANS DURING ANDAFTER LAYING OF THE PIPE. SLEEVING: IRRIGATION LINES THAT ARE UNDER STREETS AND PAVING OVER SEVEN (7) FEET WIDE SHALL BEINSTALLED BY THE OWNER. SLEEVES UNDER PAVING AND STREETS SHALL BE SCHEDULE 40 AND TWO TIMES THEDIAMETER OF THE PIPE AND/OR ADEQUATE FOR INSTALLATION OF WIRE. SLEEVING SHALL BE COORDINATED WITHIRRIGATION CONTRACTOR PRIOR TO BEGINNING OF WORK. JOINTS: JOINTS ON RISERS SHALL BE AS SHOWN ON DETAILS. THREADED CONNECTIONS: ON PLASTIC TO STEEL CONNECTIONS, THE CONTRACTOR SHALL WORK THE STEELCONNECTIONS FIRST. NON-HARDENING PIPE PERMATEX #2 TEFLON TAPE SHALL BE USED ON ALL THREADEDPLASTIC TO STEEL AND PLASTIC TO PLASTIC JOINTS WITH LIGHT WRENCH PRESSURE IS ALL TO BE USED. SOLVENT CONNECTIONS: FOR P.V.C. PIPE, CONTRACTOR SHALL USE SOLVENT PRIMER AND SOLVENT CEMENTRECOMMENDED BY THE MANUFACTURER AND CONFORMING TO ASTM D-2564. FOR UVR-P.V.C. SOLVENTCEMENT SHALL BE BROWNLINE BOND-TITE CEMENT (CONFORMING TO THE REQUIREMENTS OF ASTM D-2564)APPLY WITH AN APPROVED PRIMER PRIOR TO APPLICATION OF CEMENT. ALL PIPE AND FITTINGS SHALL BETHOROUGHLY CLEANED OF DIRT, DUST AND MOISTURE BEFORE APPLYING SOLVENT. THE CONTRACTOR WILLMAKE SOLVENT WELD JOINTS WITH NON-SYNTHETIC BRISTLE BRUSH IN THE FOLLOWING SEQUENCE: A. APPLY A LIBERAL, EVEN COAT OF SOLVENT TO THE INSIDE OF THE FITTING.B THEN APPLY A LIBERAL, EVEN COAT OF SOLVENT TO THE OUTSIDE OF THE PIPE, MAKING SURE THAT THECOATED AREA IS EQUAL TO THE DEPTH OF THE FITTING SOCKET.C. INSERT THE PIPE QUICKLY INTO THE FITTING AND TURN THE PIPE APPROXIMATELY 1/4TURN TO DISTRIBUTE THE SOLVENT AND REMOVE AIRBUBBLES. HOLD THE JOINT FOR APPROXIMATELY 15 SECONDS SO THE FITTING DOES NOT PUSH OFF THE PIPE.D. USE A CLEAN RAG AND WIPE OFF ALL EXCESS SOLVENT TO PREVENT WEAKENING THEJOINT. DISTURBING THE LAST COMPLETED JOINT.E. BE SURE THAT IN GOING TO THE NEXT JOINT THAT THE PIPE IS NOT TWISTED.F. ALLOW AT LEAST 15 MINUTES SET UP TIME FOR EACH. PRESSURE LINE TESTING: ALL TESTS ON PRESSURE LINES SHALL BE COMPLETE PRIOR TO BACKFILLING; HOWEVER,SUFFICIENT BACKFILL MATERIAL MAY BE PLACED IN TRENCHES BETWEEN FITTINGS TO ENSURE THE STABILITY OF THELINE AS IT IS PRESSURIZED. IN ALL CASES, FITTINGS AND COUPLINGS MUST BE OPEN TO VISUAL INSPECTION FORTHE FULL PERIOD OF THE TEST. NO TESTING SHALL BE DONE UNTIL THE LAST SOLVENT WELDED JOINT HAS HADTWELVE (12) HOURS TO SET AND CURE. PRESSURE LINES SHALL BE TESTED UNDER 150 P.S.I. WORKING PRESSUREFOR A PERIOD OF FOUR (4) HOURS AND PROVEN TIGHT. IF LEAKS OCCUR, THE JOINT OR JOINTS SHALL BEREPLACED AND THE TESTS REPEATED. BACKFILLING OF TRENCHES: BECAUSE OF THE EXPANSION AND CONTRACTION OF PLASTIC PIPE, BACKFILLINGSHALL BE DONE IN THE COOL PART OF THE DAY, ESPECIALLY IN HOT CLIMATES. TRENCHES SHALL BE BACKFILLEDWITH THE EXCAVATED MATERIALS APPROVED FOR BACKFILLING, FREE FROM LARGE CLODS OF EARTH ORSTONES. BACKFILL SHALL BE MECHANICALLY COMPACTED IN THE LANDSCAPED AREAS TO A DRY DENSITYEQUAL TO ADJACENT UNDISTURBED SOIL IN PLANTING AREAS. BACKFILL WILL CONFORM TO ADJACENTGRADES WITHOUT DIPS, SUNKEN AREAS, HUMPS OR OTHER SURFACE IRREGULARITIES. TRENCHING AND BACKFILLING UNDER PAVING: TRENCHES LOCATED UNDER WHERE PAVING, CONCRETE ORASPHALT WILL BE INSTALLED SHALL BE BACKFILLED IN ACCORDANCE WITH RECOMMENDATION OF STRUCTURALSOILS REPORT. PLASTIC PIPE GUARANTEE: SPECIFICATIONS AND LITERATURE SHALL BE SUBMITTED FOR APPROVAL PRIOR TOSUBMISSION OF BID. SUBMISSION OF SAMPLES MAY ALSO BE REQUIRED. PLASTIC PIPE MANUFACTURER'SGUARANTEE SHALL COVER WORKMANSHIP OF MATERIALS FOR ALL PLASTIC PIPE FITTINGS. DEFECTS: ALL DEFECTS IN INSTALLATION OF PLASTIC PIPE SHALL BE CORRECTED THROUGH THE GUARANTEEPERIOD SPECIFIED HEREIN AT THE CONTRACTOR'S EXPENSE TO THE SATISFACTION OF THE OWNER. B. IRRIGATION EQUIPMENT NOTES IRRIGATION EQUIPMENT: ALL IRRIGATION EQUIPMENT SHALL BE INSTALLED PER THE SPECIFICATION ANDRECOMMENDED INSTALLATION PROCEDURES OF THE MANUFACTURER AND CONFORM TO ALL APPLICABLEGOVERNING CODES AND ORDINANCES (LOCAL, COUNTY & STATE). SHRUB IRRIGATION HEADS: HEADS IN GROUND COVER AND SHRUB PLANTING AREAS SHALL BE INSTALLEDON NIPPLES HIGH ENOUGH TO BE ABOVE THE SURROUNDING PLANTING AS DIRECTED, OR AS INDICATED ONTHE PLANS. WHERE HIGH SHRUBS ARE PLANTED, LONGER RISERS SHALL BE INSTALLED AS DIRECTED BY THELANDSCAPE ARCHITECT. SHRUB HEADS ADJACENT TO WALKWAYS OR PARKING SHALL BE INSTALLED ON ANAPPROVED HI-POP HEAD PER PLAN. RISERS SHALL BE LOCATED AS SPECIFIED PER PLANS ADJACENT TOWALLS AND BUILDINGS ONLY. IN NO CASE SHALL THE SPACING OF HEADS EXCEED THE MAXIMUMRECOMMENDED BY THE MANUFACTURER.PRESSURE COMPENSATING SCREENS: CONTRACTOR SHALL INSTALL PRESSURE COMPENSATING SCREENS INIRRIGATION HEADS AS NECESSARY TO ENSURE UNIFORM COVERAGE AND MINIMUM OVERTHROW OF AREA.CONTROL VALVES: ALL CONTROL VALVES ON LINE SHALL BE INSTALLED AS INDICATED ON DETAILS AND BETHE TYPE SPECIFIED IN THE LEGEND. LOCATE CONTROL VALVES IN SHRUB PLANTING AREAS WHEREVERPOSSIBLE.BACKFLOW DEVICES: LOCATE BACKFLOW DEVICES, ATMOSPHERIC VACUUM BREAKERS AND ANTI-SIPHONVALVES IN SHRUB AREAS ONLY.DEFECTS: ALL DEFECTS IN INSTALLATION OF IRRIGATION EQUIPMENT SHALL BE CORRECTED THROUGH THEGUARANTEE PERIOD SPECIFIED HEREIN AT THE CONTRACTOR'S EXPENSE TO THE SATISFACTION OF THEOWNER. 3. RECORD AND AS-BUILT DRAWINGS ITEMIZED LIST: CONTRACTOR SHALL SUBMIT TO THE LANDSCAPE ARCHITECT AN ITEMIZED LIST OF EQUIPMENTFOR APPROVAL PRIOR TO ORDER OF EQUIPMENT. AS-BUILTS: THE CONTRACTOR SHALL PROVIDE AND KEEP UP-TO-DATE COMPLETE "AS-BUILT" DRAWINGSINDICATING LOCATIONS, SIZES AND KINDS OF EQUIPMENT INSTALLED. PRINTS FOR THIS PURPOSE MAY BEOBTAINED FROM THE LANDSCAPE ARCHITECT AT COST. THIS SET OF DRAWINGS SHALL BE KEPT ON THE SITEAND SHALL BE USED ONLY AS A RECORD SET. CONTRACTOR SHALL FURNISH "AS-BUILT" DRAWINGS TOOWNER UPON COMPLETION OF PROJECT, EXCEPT FOR PRIVATE HOMEOWNER FRONTYARD AND SLOPEPROJECTS. AS-BUILT FORMAT: BEFORE THE DATE OF FINAL OBSERVATION THE CONTRACTOR SHALL TRANSFER ALLIRRIGATION INFORMATION TO A BOND PRINT OF THE APPROVED PLANS. ALL WORK SHALL BE NEAT, IN REDINK AND SUBJECT TO APPROVAL OF THE OWNER. THE CONTRACTOR SHALL DIMENSION FROM TWOPERMANENT POINTS OF REFERENCES, BUILDING CORNERS, SIDEWALKS, LIGHT POLES, ETC. THE LOCATION OFTHE FOLLOWING ITEMS. A. CONNECTION TO EXISTING WATER LINES.B. CONNECTION TO EXISTING ELECTRICAL POWER.C. GATE VALVES, BACKFLOW PREVENTION UNITS AND CONTROLLERS.D. ROUTING OF IRRIGATION PRESSURE LINES (DIMENSION MAX. 100 FEET).E. IRRIGATION CONTROL VALVES.F. ROUTING OF CONTROL WIRE.G. QUICK COUPLING VALVES.H. OTHER RELATED EQUIPMENT AS DIRECTED BY OWNER.I. MANUFACTURE AND MODEL NUMBERS OF EQUIPMENT SUCH AS; BACKFLOW PREVENTION DEVICE, ALLVALVES, SENSORS, CONTROLLERS AND HEADS SHALL BE NOTED ON THE AS-BUILTS. DELIVERY: ON THE DATE OF FINAL APPROVAL THE CONTRACTOR SHALL DELIVER ONE SET OF"REDLINE" BOND COPY OF "AS-BUILTS" PLANS TO THE OWNER. DELIVERY OF AS-BUILTS WILL NOTRELIEVE THE CONTRACTOR OF THE RESPONSIBILITY OF FURNISHING INFORMATION THAT MAY BEOMITTED FROM PRINTS. MYLAR "AS-BUILTS" MAYBE REQUESTED BY THE OWNER AS ANALTERNATIVE BID. CONTROLLER CHARTS: CONTROLLER CHARTS SHALL BE PREPARED BY THE CONTRACTOR AFTERAPPROVAL OF THE "AS-BUILT". THE CHART SHALL SHOW BY COLOR CODING THE AREACONTROLLED BY EACH AUTOMATIC IRRIGATION CONTROLLER. CONTROLLER CHARTS FORPRIVATE HOMEOWNER FRONTYARD AND SLOPES ARE REQUIRED. CONTRACTOR SHALL FILL INSTATION #'S & LOCATIONS ON MANUF. CHART. CONTROLLER CHART FORMAT: THE CONTROLLER CHART SHALL BE A XEROX REDUCTION OF THE"AS BUILT" TO THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW (CONTROLLERSEQUENCE NUMBERS MUST BE LARGE ENOUGH TO BE LEGIBLE AT THE REDUCED FORMAT). UPONCOMPLETION THE CHART SHALL BE HERMETICALLY SEALED BETWEEN TWO PIECES OF PLASTIC.CHARTS SHALL BE COMPLETED AND APPROVED PRIOR TO THE FINAL IRRIGATION FIELDOBSERVATION. 4. EQUIPMENT TO BE FURNISHED MAINTENANCE TOOLS: SUPPLY THE APPROPRIATE MAINTENANCE PERSONNEL WITH THEFOLLOWING TOOLS:A. TWO SETS OF SPECIAL TOOLS REQUIRED FOR REMOVING, DISASSEMBLING AND ADJUSTINGEACH TYPE OF IRRIGATION HEAD AND VALVE SUPPLIED.B. TWO (2) KEYS FOR EACH AUTOMATIC CONTROLLER.C. ONE (1) QUICK COUPLER KEY AND MATCHING HOSE SWIVEL FOR EVERY (5) QUICKCOUPLING VALVE INSTALLED, AS APPLICABLE.D. THE ABOVE LISTED EQUIPMENT SHALL BE TURNED OVER TO THE OWNER AT THECONCLUSION OF WORK AND BEFORE FINAL OBSERVATION CAN OCCUR. C. EXECUTION 3. INSPECTIONS:C. PRIOR TO START OF WORK IN THIS SECTION VERIFY THAT ALL WORK IS COMPLETE TO THEPOINT WHERE THIS INSTALLATION MAY PROPERLY COMMENCE. D. VERIFY THAT IRRIGATION SYSTEM MAY BE INSTALLED IN STRICT ACCORDANCE WITH ALLPERTINENT CODES AND REGULATIONS, THE ORIGINAL DESIGN, THE REFERENCED STANDARDS,AND THE MANUFACTURER'S RECOMMENDATIONS. 2. DISCREPANCIES:IN THE EVENT OF DISCREPANCY, IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT OR OWNER'SAUTHORIZED REPRESENTATIVE. DO NOT PROCEED WITH INSTALLATION UNTIL ALL DISCREPANCIESHAVE BEN RESOLVED. 3. GRADES:A. BEFORE STARTING WORK, CAREFULLY CHECK ALL GRADES TO DETERMINE THAT WORK MAYSAFELY PROCEED, KEEPING WITHIN THE SPECIFIED MATERIAL DEPTHS WITH RESPECT TO FINISHGRADE. B. BEFORE WORK ON THIS SECTION WILL BE ALLOWED TO BEGIN FINAL GRADES SHALL BEACCEPTED BY THE PUBLIC WORKS INSPECTOR AND LANDSCAPE ARCHITECT. 4. FIELD MEASUREMENTS:A. MAKE ALL NECESSARY MEASUREMENTS IN THE FIELD TO ENSURE PRECISE FIT OF ITEMS INACCORDANCE WITH THE ORIGINAL DESIGN. CONTRACTOR SHALL COORDINATE THEINSTALLATION OF ALL IRRIGATION MATERIALS WITH ALL OTHER WORK. B. ALL SCALED DIMENSIONS ARE APPROXIMATE. THE CONTRACTOR SHALL CHECK AND VERIFYALL SIZE DIMENSIONS PRIOR TO PROCEEDING WITH WORK UNDER THIS SECTION. 5. EXERCISE EXTREME CARE IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES:CONTRACTOR SHALL BE RESPONSIBLE FOR DAMAGES TO UTILITIES, WHICH ARE CAUSED BY HISOPERATIONS OR NEGLECT. 6. DIAGRAMMATIC INTENT: THE DRAWINGS ARE DIAGRAMMATIC. PROVIDE OFFSETS IN PIPINGAND CHANGES IN EQUIPMENT LOCATIONS AS NECESSARY TO CONFORM WITH STRUCTURES ANDTO AVOID OBSTRUCTIONS OR CONFLICTS WITH OTHER WORK AT NO ADDITIONAL EXPENSE TOOWNER. 7. LAYOUT:A. PRIOR TO INSTALLATION, THE CONTRACTOR SHALL STAKE OUT ALL PRESSURE SUPPLY LINES,ROUTING AND LOCATION OF SPRINKLER HEADS, VALVES, BACKFLOW PREVENTER, ANDAUTOMATIC CONTROLLER. B. ALL PIPING SHOWN ON DRAWINGS IN PAVED AREAS BUT ADJACENT TO PLANTERS SHALL BEINSTALLED WITHIN THE PLANTER. 8. WATER SUPPLY: CONNECTIONS TO, OR THE INSTALLATION OF, THE WATER SUPPLY SHALL BE ATTHE LOCATIONS SHOWN ON THE DRAWINGS. MINOR CHANGES CAUSED BY ACTUAL SITECONDITIONS SHALL BE MADE AT NO ADDITIONAL EXPENSE TO OWNER. 9. ELECTRICAL SERVICE:A. CONNECTIONS TO THE ELECTRICAL SUPPLY SHALL BE AT THE LOCATIONS SHOWN ON THEDRAWINGS. MINOR CHANGES CAUSED BY ACTUAL SITE CONDITIONS SHALL BE MADE AT NOADDITIONAL EXPENSE TO OWNER. B. CONTRACTOR SHALL MAKE ELECTRICAL CONNECTIONS TO THE IRRIGATION CONTROLLER.ELECTRICAL POWER SOURCE TO CONTROLLER LOCATIONS SHALL BE PROVIDED BY OTHERS. 10. TRENCHINGA. EXCAVATIONS SHALL BE STRAIGHT WITH VERTICAL SIDES, EVEN GRADE, AND SUPPORT PIPECONTINUOUSLY ON BOTTOM OF TRENCH. TRENCHING EXCAVATION SHALL FOLLOW LAYOUTINDICATED ON DRAWINGS TO THE DEPTHS BELOW FINISHED GRADE AND AS NOTED. WHERE LINESOCCUR UNDER PAVED AREA, THESE DIMENSIONS SHALL BE CONSIDERED BELOW SUBGRADE. B. PROVIDE MINIMUM COVER OF 18 INCHES ON PRESSURE SUPPLY LINES 2 INCHES AND SMALLER. C. PROVIDE MINIMUM COVER OF 18 INCHES FOR CONTROL WIRES. D. PROVIDE MINIMUM COVER OF 36 INCHES ON PRESSURE SUPPLY LINES UNDER VEHICULARTRAVEL WAYS. E. PROVIDE MINIMUM COVER OF 12 INCHES FOR NON-PRESSURE LINES. F. PIPES INSTALLED IN A COMMON TRENCH SHALL HAVE A 4-INCH MINIMUM SPACE BETWEENPIPES. 11. BACKFILLINGA. BACKFILL MATERIAL ON ALL LINES SHALL BE THE SAME AS ADJACENT SOIL FREE OF DEBRIS,LITTER, AND ROCKS OVER 1/2 INCH IN DIAMETER. B. BACKFILL SHALL BE TAMPED IN 4-INCH LAYERS UNDER THE PIPE AND UNIFORMLY ON BOTHSIDES FOR THE FULL WIDTH OF THE TRENCH AND THE FULL LENGTH OF THE PIPE. BACKFILLMATERIALS SHALL BE SUFFICIENTLY DAMP TO PERMIT THOROUGH COMPACTION, FREE OF VOIDS.BACKFILL SHALL BE COMPACTED TO DRY DENSITY EQUAL TO ADJACENT UNDISTURBED SOIL ANDSHALL CONFORM TO ADJACENT GRADES. C. FLOODING TRENCHES IN LIEU OF TAMPING IS NOT ALLOWED. D. UNDER NO CIRCUMSTANCES SHALL TRUCK WHEELS BE USED TO COMPACT BACKFILL. E. PROVIDE SAND BACKFILL A MINIMUM OF 4 INCHES OVER AND UNDER ALL PIPING UNDERPAVED AREAS 12. PIPINGA. PIPING UNDER EXISTING PAVEMENT MAY NOT BE INSTALLED BY JACKING, BORING, ORHYDRAULIC DRIVING, UNLESS WRITTEN APPROVAL BY OWNER IS RECEIVED. NO HYDRAULICDRIVING IS PERMITTED UNDER ASPHALT PAVEMENT. B. CUTTING OR BREAKING OF EXISTING PAVEMENT IS NOT PERMITTED. C. CAREFULLY INSPECT ALL PIPE AND FITTINGS BEFORE INSTALLATION, REMOVING DIRT, SCALE,BURRS, AND REAMING. INSTALL PIPE WITH ALL MARKINGS UP FOR VISUAL INSPECTION ANDVERIFICATION. D. REMOVE ALL DENTED AND DAMAGED PIPE SECTIONS. E. ALL LINES SHALL HAVE A MINIMUM CLEARANCE OF 4 INCHES FROM EACH OTHER AND 12INCHES FROM LINES OF OTHER TRADES. F. PARALLEL LINES SHALL NOT BE INSTALLED DIRECTLY OVER EACH OTHER. G. IN SOLVENT WELDING, USE ONLY THE SPECIFIED PRIMER AND SOLVENT CEMENT AND MAKEALL JOINTS IN STRICT ACCORDANCE WITH THE MANUFACTURER'S RECOMMENDED METHODSINCLUDING WIPING ALL EXCESS SOLVENT FROM EACH WELD. ALLOW SOLVENT WELDS AT LEAST15 MINUTES SETUP TIME BEFORE MOVING OR HANDLING AND 24 HOURS CURING TIME BEFOREFILLING. H. PVC PIPE SHALL BE INSTALLED IN A MANNER, WHICH WILL PROVIDE FOR EXPANSION ANDCONTRACTION AS RECOMMENDED BY THE PIPE MANUFACTURER. I. CENTERLOAD ALL PLASTIC PIPE PRIOR TO PRESSURE TESTING.. J. ALL THREADED PLASTIC-TO-PLASTIC CONNECTIONS SHALL BEASSEMBLED USING TEFLON TAPE OR TEFLON PASTE. K. FOR PLASTIC-TO-METAL CONNECTIONS, WORK THE METALCONNECTIONS FIRST. USE A NON-HARDENING PIPE DOPE AN ALLTHREADED PLASTIC-TO-METAL CONNECTIONS, EXCEPT WHERE NOTEDOTHERWISE. ALL PLASTIC-TO-METAL CONNECTIONS SHALL BE MADEWITH PLASTIC FEMALE ADAPTERS. 13. CONTROLLERA. THE EXACT LOCATION OF THE CONTROLLER SHALL BE APPROVEDBY THE LANDSCAPE ARCHITECT OR OWNER'S AUTHORIZEDREPRESENTATIVE BEFORE INSTALLATION. THE ELECTRICAL SERVICESHALL BE COORDINATED WITH THIS LOCATION. B. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THEFINAL ELECTRICAL HOOK UP TO THE IRRIGATION CONTROLLER. C. THE IRRIGATION SYSTEM SHALL BE PROGRAMMED TO OPERATEDURING THE PERIODS OF MINIMAL USE OF THE DESIGN AREA. 14. CONTROL WIRINGA. LOW VOLTAGE CONTROL WIRING SHALL OCCUPY THE SAMETRENCH AND SHALL BE INSTALLED ALONG THE SAME ROUTE AS THEPRESSURE SUPPLY LINES WHENEVER POSSIBLE. B. WHERE MORE THAN ONE WIRE IS PLACED IN A TRENCH, THE WIRINGSHALL BE TAPED TOGETHER IN A BUNDLE AT INTERVALS OF 10 FEET.BUNDLE SHALL BE SECURED TO THE MAINLINE WITH TAPE AT INTERVALSOF 20 FEET. C. ALL CONNECTIONS SHALL BE OF AN APPROVED PRE-FILLED GELTYPE AND SHALL OCCUR IN A VALVE BOX. PROVIDE AN 18-INCHSERVICE LOOP AT EACH CONNECTION. D. AN EXPANSION LOOP OF 12 INCHES SHALL BE PROVIDED AT EACHWIRE CONNECTION AND/OR DIRECTIONAL CHANGE, AND ONE OF 24INCHES SHALL BE PROVIDED AT EACH REMOTE CONTROL VALVE. E. A CONTINUOUS RUN OF WIRE SHALL BE USED BETWEEN ACONTROLLER AND EACH REMOTE CONTROL VALVE. UNDER NOCIRCUMSTANCES SHALL SPLICES BE USED WITHOUT PRIOR APPROVAL. 15. VALVESA. AUTOMATIC CONTROL VALVES, QUICK COUPLER, AND BALLVALVES ARE TO BE INSTALLED IN THE APPROXIMATE LOCATIONSINDICATED ON THE DRAWINGS. B. VALVE SHALL BE INSTALLED IN SHRUB AREAS WHENEVER POSSIBLE. C. INSTALL ALL VALVES AS INDICATED IN THE DETAIL DRAWINGS. D. VALVES TO BE INSTALLED IN VALVE BOXES SHALL BE INSTALLED ONEVALVE PER BOX. 16. VALVE BOXESA. VALVE BOXES SHALL BE INSTALLED IN SHRUB AREAS WHENEVERPOSSIBLE. B. EACH VALVE BOX SHALL BE INSTALLED ON A FOUNDATION OF3/4-INCH GRAVEL BACKFILL, 3 CUBIC FEET MINIMUM. VALVE BOXESSHALL BE INSTALLED WITH THEIR TOPS 1/2 INCH ABOVE THE SURFACEOF SURROUNDING FINISH GRADE IN LAWN AREAS AND 2 INCHESABOVE FINISH GRADE IN GROUND COVER AREAS. 17. IRRIGATION HEADSA. EMITTERS SHALL BE INSTALLED AS INDICATED ON THE DRAWINGS. B. SPACING OF EMITTERS SHALL NOT EXCEED MAXIMUM INDICATEDON THE DRAWINGS. C. RISER NIPPLES SHALL BE OF THE SAME SIZE AS THE RISER OPENING INTHE SPRINKLER BODY. 18. MISCELLANEOUS EQUIPMENTA. INSTALL ALL ASSEMBLIES SPECIFIED HEREIN ACCORDING TO THERESPECTIVE DETAIL DRAWINGS OR SPECIFICATIONS, USING BESTSTANDARD PRACTICES. B. INSTALL DEVICES SUCH AS RAIN SENSORS, MASTER VALVES, BASKETSTRAINERS AND FLOW SENSORS AS INDICATED ON THE DRAWINGSAND AS RECOMMENDED BY THE MANUFACTURER. 19. FLUSHING THE SYSTEMA. PRIOR TO INSTALLATION OF IRRIGATION HEADS, THE VALVES SHALLBE OPENED AND A FULL HEAD OF WATER USED TO FLUSH OUT THELINES AND RISERS. B. IRRIGATION HEADS SHALL BE INSTALLED AFTER FLUSHING THE SYSTEMHAS BEEN COMPLETED. 20. ADJUSTING THE SYSTEMA. CONTRACTOR SHALL ADJUST VALVES, ALIGN HEADS, AND CHECKTHE COVERAGE OF EACH SYSTEM PRIOR TO COVERAGE TEST. B. IF IT IS DETERMINED BY THE LANDSCAPE ARCHITECT OR OWNER'SAUTHORIZED REPRESENTATIVE THAT ADDITIONAL ADJUSTMENTS ORNOZZLE CHANGES WILL BE REQUIRED TO PROVIDE PROPERCOVERAGE, ALL NECESSARY CHANGES OR ADJUSTMENTS SHALL BEMADE PRIOR TO ANY PLANTING AND AT NO ADDITIONAL CHARGE TOTHE OWNER. C. THE ENTIRE SYSTEM SHALL BE OPERATING PROPERLY BEFORE ANYPLANTING OPERATIONS COMMENCE. D. AUTOMATIC CONTROL VALVES ARE TO BE ADJUSTED SO THAT THEIRRIGATION HEADS AND DRIP TUBING OPERATE AT THE PRESSURERECOMMENDED BY THE MANUFACTURER. 21. TESTING AND OBSERVATIONA. DO NOT ALLOW OR CAUSE ANY OF THE WORK OF THIS SECTION TOBE COVERED UP OR ENCLOSED UNTIL IT HAS BEEN OBSERVED, TESTEDAND ACCEPTED BY THE LANDSCAPE ARCHITECT, OWNER, ANDGOVERNING AGENCIES. B. THE CONTRACTOR SHALL BE SOLELY RESPONSIBLE FOR NOTIFYINGTHE LANDSCAPE ARCHITECT, OWNER, AND GOVERNING AGENCIES, AMINIMUM OF 48 HOURS IN ADVANCE, WHERE AND WHEN THE WORK ISREADY FOR TESTING. C. WHEN THE SPRINKLER SYSTEM IS COMPLETED, THE CONTRACTORSHALL PERFORM A COVERAGE TEST OF EACH SYSTEM IN ITS ENTIRETYTO DETERMINE IF THE WATER COVERAGE FOR THE PLANTED AREAS ISCOMPLETE AND ADEQUATE IN THE PRESENCE OF THE LANDSCAPEARCHITECT. D. THE CONTRACTOR SHALL FURNISH ALL MATERIALS AND PERFORMALL WORK REQUIRED TO CORRECT ANY INADEQUACIES OFCOVERAGE DUE TO DEVIATIONS FROM THE PLANS, OR WHERE THESYSTEM HAS BEEN WILLFULLY INSTALLED AS INDICATED ON THEDRAWINGS WHEN IT IS OBVIOUSLY INADEQUATE, WITHOUT BRINGINGTHIS TO THE ATTENTION OF THE LANDSCAPE ARCHITECT. THIS TESTSHALL BE ACCEPTED BY THE LANDSCAPE ARCHITECT ANDACCOMPLISHED BEFORE STARTING ANY PLANTING. E. FINAL PLANTING INSPECTION WILL NOT COMMENCE WITHOUTRECORD DRAWINGS AS PREPARED BY THE IRRIGATION CONTRACTOR. 22. MAINTENANCEDURING THE MAINTENANCE PERIOD THE CONTRACTOR SHALL ADJUSTAND MAINTAIN THE IRRIGATION SYSTEM IN A FULLY OPERATIONALCONDITION PROVIDING COMPLETE IRRIGATION COVERAGE TO ALLINTENDED PLANTINGS. 23. COMPLETION CLEANINGCLEAN UP SHALL BE MADE AS EACH PORTION OF THE WORKPROGRESSES. REFUSE AND EXCESS DIRT SHALL BE REMOVED FROMTHE SITE, ALL WALKS AND PAVING SHALL BE BROOMED, AND ANYDAMAGE SUSTAINED ON THE WORK OF OTHERS SHALL BE REPAIRED TOORIGINAL CONDITIONS. END OF SECTION IRRIGATION SPECIFICATIONS L 1.3 70 SIZE SHRUBS BOTANICAL NAME QTY.COMMON NAMESYMBOL TREES PLANT LEGEND GROUNDCOVERS ALL SHRUB AREAS SHALL RECEIVE 3" DEPTH SHREDDED BARK MULCH 71DODENEA VISCOSA "PURPUREA" HOPSEED BUSH 1 GALLON CALIFORNIA FAN PALMWASHINGTONIA FILIFERA 12 CAREX PANSA CALIF. MEADOW SEDGE WESTRINGIA 'WYNYABBIE GEM' COAST ROSEMARY 21 5 GALLON 1 GAL @ 24" O.C. 10' TRUNK ANIGOZANTHOS "BUSH PEARL" KANGAROO PAW 5 GALLON23 CHONDROPETALUM TECTORUM CAPE RUSH 5 GALLON22 24PHORMIUM "DARK DELIGHT" NEW ZEALAND FLAX 5 GALLON C W P D ROSA 'FLOWER CARPET CORAL' GROUNDCOVER ROSE 1 GAL @ 18" O.C. 90HEMEROCALLIS SP. DWARF EVERGREEN DAYLILY 1 GALLON FICUS PUMILA CREEPING FIG 6 5 GALLON VINES ROSMARINUS OFFICINALIS 'PROSTRATUS'GROUNDCOVER ROSEMARY FLATS @ 12" O.C. DIANELLA REVOLUTA "LIL REV" LIL REV FLAX LILY 27 1 GALLON 3 FT W/H 2 FT W/H 2 FT W/H PLANT SIZE 40 FT W/H 3 FT W/H 3 FT W/H 4 FT W/H 1 FT W/H 10 FT W/H 1 FT W/H 4/2 FT W/H 4/2 FT W/H BRISBANE BOXTRISTANIA CONFERTA 2 36" BOX 35 FT W/H CARROTWOOD TREECUPANIOPSIS ANACARDOIDES 2 24" BOX 30 FT W/H WATER USE LOW MOD LOW MOD MOD MOD WUCOLS ZONE 3 MOD FULL & HEALTHY, 18" HT X 15" WD FULL & HEALTHY, 18" HT X 15" WD NOTES MATCHING, MANICURED, FULL & HEALTHY, 18" HT X 18" WD FULL & HEALTHY, 12" HT X 10" WD FULL & HEALTHY, 18" HT X 15" WD FULL & HEALTHY, 9" HT X 9" WD MOD FULL & HEALTHY, 9" HT X 9" WD AS APPROVED, HEALTHY MOD FULL & HEALTHY, 12" HT X 10" WD SPREAD AND ATTACH TO WALLMOD LOW FULL & HEALTHY, 9" HT X 9" WD LOW FULL & HEALTHY, 12" HT X 10" WD MOD 10' HT x 5' WDAS APPROVED, HEALTHY MOD RUST-FREE 10' HT x 5' WDAS APPROVED, HEALTHY FECW WWW W W WW W W WW W W WW WW P CCCC PPPPP PPPPPP P PPPP PPPP P PP WWW CCC C CCCC CCCCC CC DDDDDDDDDD D DDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDDD C © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2024 Tel 214.273.1500Fax 214.273.15055005 Greenville AvenueDallas, TX 75206United States FLETCHER JONES AIRPORT SHUTTLE 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 06-30-2024 04-16-2024 FAX: (951)296-3431 41977 ENTERPRISE CIRCLE N. STE. 140TEMECULA, CA. 92590TEL (951) 296-3430 DAVID NEAULT ASSOCIATES INC. LANDSCAPE ARCHITECT AIRPORT SHUTTLE R Know w whats'belo .Call811before youdig 09/22/2023 ISSUE FOR USE PERMIT 01/23/2024 REVISED PER CITY COMMENTS 04/16/2024 REVISED PER CITY COMMENTS N O R T H 0 20' Scale: 1"= 20' 40' 60' SIGHT DISTANCELINE CURBGUTTER STREET CENTERLINE EV CHARGING DRIVEWAYPER CIVIL SHUTTLE BUILDING PARKING STALLS PROPERTYLINE BMPBASIN STORM DRAIN ASPHALT PAVINGPER CIVIL BMP BASIN BMP BASIN BMPBASIN PROPERTYLINE SIGHT DISTANCELINE TREE PLANTING W/ DEEP WATER SYSTEMA N.T.S N.T.SROOT BARRIERB N.T.SGROUND COVERD EDGE OF PAVING, WALK, WALL, ETC. PLANTING GROUNDCOVER AS REQ'D.PLANT TABLET NOTE: LOCATE PLANTS SPACED EQUIDISTANT (D) SHOWN ON PLANTING PLAN.FROM EACH OTHER AS SHOWN. D = AS SUBGRADE 1/2D (SEE SPECS.) CONDITIONED SOIL INSTALL MULCH PRIOR TOGROUNDCOVER DD D ROOT BARRIER TOP OF ROOT CONTROL BARRIER MUST BE AT GRADE. (NEVER BELOW GRADE) OR EQUAL. INSTALL PER MANF. SPECS.ROOT BARRIERS SHALL BE "DEEPROOT LINEAR BARRIER" MANUFACTURED BY DEEPROOT INC. ROOT BARRIER SHALL BE A MIN. OF 24" BELOW GRADE ON CURB SIDE. POSITION ROOT CONTROL BARRIER AS CLOSE TO STRUCTURE AS POSSIBLE. ROOT BARRIER SHALL BE A MIN. OF 24" BELOW GRADE ON WALK SIDE. CONCRETE PLAN VIEW PROVIDE A MIN. OF 10 FEET OF ROOT BARRIER PER TREE.RAISED ROOT DEFLECTORS MUST BE FACING PLANTED AREA.24"1.NOTE: 3. 5.6. 4. 2.24"CONCRETE CURB EDGE OF HARDSCAPE ROOT BARRIER GRADEFINISH (SEE SPECS.)BACKFILL MIX SIDEWALK TREETRUNK TYP. BACKFILL BARRIERROOT TYP. DISTANCE TO EQUAL THEANTICIPATED SPREAD OF THEROOT SYSTEM AT MATURITY. EDGE OF HARDSCAPE N.T.SSHRUB PLANTINGC NOTE: ALL PLANT BASINS SHALL RECEIVEA 2" LAYER OF APPROVED MULCH. 2X ROOTBALL1-1/2XROOTBALLBACKFILL MIX(SEE SPECS.) (SEE SPECS.)PLANT TABLETS SHALL BE 2" ABOVENOTE: TOP OF ROOT BALL FINISH GRADE AND SETTLE TO SETPLANT AT FINISH GRADE PLANTING BACKFILL PUDDLEMIN.3" 6" SLOPE3" FLAT AREAS FINISH GRADE FIN. GRADE AT SLOPEWHERE APPLICABLE SLOPE AT PLANT PITTAPER 2:1 MAX. CUT PLANTING PLAN L 2.1 71 © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2024 Tel 214.273.1500Fax 214.273.15055005 Greenville AvenueDallas, TX 75206United States FLETCHER JONES AIRPORT SHUTTLE 20071 SW BIRCH STREETNEWPORT BEACH, CA 92660 06-30-2024 04-16-2024 FAX: (951)296-3431 41977 ENTERPRISE CIRCLE N. STE. 140TEMECULA, CA. 92590TEL (951) 296-3430 DAVID NEAULT ASSOCIATES INC. LANDSCAPE ARCHITECT AIRPORT SHUTTLE R Know w whats'belo .Call811before youdig 09/22/2023 ISSUE FOR USE PERMIT 01/23/2024 REVISED PER CITY COMMENTS 04/16/2024 REVISED PER CITY COMMENTS : PLANT ALL PLANTS AT THEIR NATURAL GROWING DEPTH PER : EXCAVATE PITS WITH SQUARE AND VERTICAL SIDES, 2 TIMES THE : BACKFILL TO BOTTOM OF ROOT BALL WITH PREPARED : CERTIFICATES FOR EACH DELIVERY OF BULK MATERIAL SHALL BE : SAMPLES OF REDWOOD SHAVINGS, STEER MANURE, FERTILIZER AND : SHALL BEAR THE MANUFACTURER'S GUARANTEED DETAIL, IN THE LOCATIONS SHOWN ON THE DRAWINGS. DIAMETER, AND 12" GREATER IN DEPTH THAN THE SIZE OF THE PLANT CONTAINER. BACKFILL MIXTURE, TAP FIRMLY, SET PLANT IN CENTER OF PIT IN A VERTICAL POSITION, CROWN LEVEL WITH FINISH GRADE. BACKFILL BALANCE OF PIT WITH THE FOLLOWING 6 PARTS BY VOLUME NATIVE ON SITE SOIL 4 PARTS BY VOLUME 'NITRO-MULCH' SOIL AMENDMENT 1 LB. 16-16-16 COMMERCIAL FERTILIZER PER CU. YD. OF MIX FURNISHED TO THE LANDSCAPE ARCHITECT BY THE CONTRACTOR. CERTIFICATES SHALL STATE THE SOURCE, QUANTITY AND TYPE OF MATERIAL AND DATE AND ADDRESS STATEMENT OF ANALYSIS AND SHALL BE CONTROLLED RELEASE TYPE FERTILIZER WITH SEED SHALL BE SUBMITTED FOR APPROVAL AND SHALL BE STORED ON THE SITE UNTIL : THE OWNER SHALL APPROVE ALL TREE LOCATIONS. TREE : CONSTRUCT A SIX INCH DEEP WATER BASIN, MULCH WITH A TWO : ALL NURSERY STAKES SHALL BE REMOVED AND ALL TREES SHALL : TREE TIES SHALL BE FASTENED TO THE TREE AND STAKE BY LOOPING : ALL DEFECTS IN TREE AND SHRUB PLANTING SHALL BE CORRECTED : ALL GROUNDCOVER AREAS NOTED ON PLANS SHALL BE PLANTED WITH INSTALL PLANTS IN AREAS AND TO SPACING AS SHOWN ON THE : EXCAVATE PITS A MINIMUM 3" x 4" WITH SUFFICIENT DEPTH TO : WATER THROUGHLY AFTER SUFFICIENT AREA HAS BEEN PLANTED. ANY : APPLY TREFLAN OR APPROVED PRE-EMERGENT IMMEDIATELY : ALL DEFECTS IN GROUNDCOVER PLANTING SHALL BE CORRECTED : SOIL SHALL BE LEFT 1 - 1/2" BELOW FINISH GRADE AS THE SOD WILL : AFTER PREPARATION OF SOIL, THE AREA MUST BE : INITIAL PLACEMENT OF SOD SHALL BE LAID WITHIN TWO DAYS AFTER IT : PRIOR TO PLACING OF SOD, BROADCAST 16-20-0 FERTILIZER AT A RATE : AFTER LAYING SOD, IRRIGATE MODERATELY TO ENSURE MOISTURE GALLON, (4) PER 15 GALLON, AND (6) PER BOX FOR LOCATIONS TAKE PRECEDENCE OVER IRRIGATION & DRAINAGE LINES, CONTRACTOR SHALL MAKE FIELD ADJUSTMENTS AS NECESSARY. INCH LAYER OF REDWOOD SHAVINGS, AND WATER THOROUGHLY, BACKFILLING WITH AGRIFORM PLANT TABLETS, (1) PER GALLON, (2) PER 5 BE INSTALLED WITH LODGE POLE STAKES DRIVEN 2 FEET INTO THE UNDISTURBED SOIL. TREE STAKES SHALL NOT PIERCE THE ROOTBALL AND NOT INJURE TREE ROOTS. SEE THE TIES IN FIGURE 8'S WITH THE INSIDE OF THE TREE TRUNK. FASTEN TIE TO THE THROUGH THE GUARANTEE PERIOD SPECIFIED HEREIN AT THE CONTRACTOR'S EXPENSE ROOTED CUTTING FROM FLATS UNLESS OTHERWISE NOTED. PLANT CONTINUOUSLY UNDER TREES AND SHRUBS AT THE SPACING INDICATED ON PLANS, REFER TO DRAWINGS IN EVENLY TRIANGULARLY SPACED ROWS. ALLOW ROOT SYSTEM TO HANG FREE IN PIT. PLACE EACH PLANT AT ITS NATURAL GROWING DEPTH, ADD COMMERCIAL FERTILIZER AND SOIL BACKFILL MIX PER PIT, AND FIRM SOIL AROUND BASE OF PLANT WITHOUT PILING AT CROWN. PLANTINGS SHOWING EVIDENCE OF DRYING OUT OR BADLY WILTING WILL NOT BE AFTER PLANTING TO ALL GROUNDCOVER AREAS. HYDROSEEDED AREAS NOT INCLUDED. THROUGH THE GUARANTEE PERIOD SPECIFIED HEREIN AT THE CONTRACTOR'S EXPENSE PRE-IRRIGATED TO WET IT TO A DEPTH OF FOUR INCHES. IT SHALL BE DAMP BUT NOT IS DELIVERED. IT SHALL NOT BE LEFT IN THE HOT SUN, IN ROLLS, OR STACKED OF SEVEN POUNDS PER 1,000 SQARE FEE OVER SURFACE. PATTERN. A PIECE OF 2 X 4 SHALL BE USED TO TAMP EACH ROLL AGAINST THE STRIPS PENETRATION, THEN ROLL WITH A RYAN TYPE SOD ROLLER. SOD SHALL BE FLUSH WITH GRADES OF ADJACENT SIDEWALKS, CURBS AND HEADERBOARDS. WATER AND ROLL : SOD SHALL BE UNROLLED AND PLACED CAREFULLY IN A STAGGERED : AFTER ROLLING THE SOD, THE AREAS SHALL BE THOROUGHLY : ALL DEFECTS IN SOD PLANTING SHALL BE CORRECTED THROUGH THE WATERED TO A DEPTH OF 6" AND KEPT CONTINUALLY MOIST FOR A PERIOD OF TEN DAYS. GUARANTEE PERIOD SPECIFIED HEREIN AT THE CONTRACTOR'S EXPENSE TO THE AGAIN IF GRADE DOES NOT MEET THESE CONDITIONS. UPON COMPLETION OF WORK THE CONTRACTOR SHALL INFORM THE LANDSCAPE ARCHITECT FORFINAL SITE REVIEW, AT WHICH TIME THE CONTRACTOR SHALL BE PRESENT. ANY ASSUMED OR EXISTINGVARIENCES OR OMISSIONS SHALL BE NOTED AT THIS TIME. THE CONTRACTOR SHALL STIPULATE WHENAND HOW THE CONDITIONS WILL BE RECTIFIED. WHEN THESE CHANGES HAVE BEEN CARRIED OUT, THEAREAS CLEANED AND A NOTICE OF COMPLETION / ACCEPTANCE SHALL BE RECORDED ONLY WHENTHE ENTIRE CONTRACT IS COMPLETED TO THE SATISFACTION OF THE OWNERS AUTHORIZEDREPRESENTATIVE. : MUDDY AND WITHOUT DEPRESSIONS. : SOD VARIETY SHALL BE PER PLANS. SOD SHALL BE SUPPLIED BY PACIFIC : ALL SPECIMEN TREES CALLED OUT ON PLAN TO BE TAGGED SHALL : TREE STAKES SHALL BE MINIMUM 2" DIAMETER LODGE TREE TIES SHALL BE FLEXIBLE NON-DETERIORATING SELF-FASTENING BLACK : REGARDLESS OF INDICATION ON THE PLANS, THE CONTRACTOR POLE PINE OR CONSTRUCTION HEART REDWOOD. FURNISH AND INSTALL AS INDICATED VINYL TREE TIES OF THE SIZES REQURED TO PROPERLY SUPPORT TREES, "CINCH TIES" SHALL INSTALL LINEAR PANEL TYPE OR GOVERNING AGENCY APPROVED ROOT BARRIERS AT ALL TREES WITHIN TEN (10) FEET OF HARDSCAPE, STRUCTURES, ETC. OR : SHALL BE 20-10-5 ANALYSIS PROLONGED RELEASE SOD OR APPROVED EQUAL, PURCHASED FROM A RECOGNIZED TURF NURSERY, FIRST NITROGEN. (1) PER 1 GALLON, (2) PER 5 GALLON, (4) PER 15 GALLON, AND (6) PER BOX BE SELECTED BY LANDSCAPE ARCHITECT. AVAILABLE FROM V.I.T. OR EQUAL. QUALITY, FRESH AND CLEAN. AGRIFORM PLANTING TABLETS FOR SPECIMENS LARGER THAN 15 GALLON OR PER DRAWINGS. SOD EQUAL. ON DETAILS. TREE TAGGING TREE STAKES AND TIES ROOT BARRIERS HANDLING OVERNIGHT. FERTILIZER TO ELIMINATE JOINTS AND EDGES. INSTALLATION WATERING SATISFACTION OF THE OWNER. DEFECTS LAYOUT : ALL TREES AND SHRUBS SHALL BE PLANTED PER THESE NOTES THE FOLLOWING COMPRISES : WORK SHALL CONSIST OF FURNISHING ALL MATERIALS, SERVICES : ALL PLANTS SHALL BE HANDLED AND STORED SO THEY ARE : THE OWNER OR LANDSCAPE ARCHITECT WILL : QUANTITIES FOR PLANT MATERIALS ARE SHOWN FOR DETAILS, AND SPECS. ALL PLANT MATERIAL SHALL BE OF THE HIGHEST QUALITY AND NOT SET THE LIMITATION FOR MATERIALS REQUIRED. IT SHALL BE UP TO THE CONTRACTOR TO SHOW THAT AMPLE QUANTITIES OF THE REQUIRED MATERIALS WERE USED AND INSTALLED IN ACCORDANCE WITH THESE PLANS AND SPECIFICATIONS. AND EQUIPMENT NECESSARY TO COMPLETELY INSTALL ALL LANDSCAPE WORK AS LARGEST REASONABLE SIZE. PROVIDE TREES, SHRUBS & OTHER PLANTS OF SIZE, GENUS, SPECIES AND VARIETY INDICATED ON THE PLANS FOR THE LANDSCAPE WORK AND SHALL COMPLY WITH RECOMMENDATIONS AND REQUIREMENTS OF ANSI Z60.1 "AMERICAN STANDARD FOR NURSERY STOCK". ALL PLANTS SHALL BE HEALTHY, WELL ESTABLISHED NURSERY STOCK, FREE FROM INSECTS AND THEIR EGGS AND DISEASES. PLANTS SHALL BE FURNISHED IN THE QUANTITIES REQUIRED TO COMPLETE THE WORK BOXES) SHALL HAVE BEEN GROWN IN CONTAINER FOR AT LEAST SIX MONTHS, BUT NOT OVER TWO YEARS. NO CONTAINER PLANTS THAT HAVE CRACKED OR BROKEN ROOT BALLS WHEN TAKEN FROM THE CONTAINER SHALL BE PLANTED. NO TREES WITH DAMAGED ROOTS, BROKEN ROOT BALL OR SEPERATION AT THE TRUNK BASE SHALL BE PLANTED. ALL PLANTS SHALL BE INSPECTED AND APPROVED PRIOR TO PLANTING. AS INDICATED ON THE DRAWINGS. CONTAINER STOCK (1 GAL., 5 GAL., 15 GAL. AND AVAILABLE AT VALLEY CREST, SEA TREE OR OTHER NURSERY SOURCE OF EQUAL QUALITY. CONTRACTOR SHALL PURCHASE TAGGED MATERIAL, ARRANGE DELIVERY, PAY FOR SAME FOR PLANTING AND WILL NOT HESITATE TO REJECT ANY MATERIAL OR QUESTIONABLE QUALITY, OR OF LESS THAN THE LARGEST REASONABLE SIZE MATERIAL AVAILABLE. ALL SPECIMAN MATERIAL TAGGED BY THE LANDSCAPE ARCHITECT FOR THIS PROJECT WILL BE OR EQUAL. THE LANDSCAPE ARCHITECT WILL APPROVE ALL PLANT MATERIAL WHEN SPOTTEDAND BUSHY OF HINES WHOLESALE NURSERY/MONROVIA NURSERY COMPANY QUALITY SHRUB MATERIALS SHALL BE VIGOROUSLY GROWING, HEALTHY PLANT MATERIAL, FULL REPLACED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. APPROVE ALL PLANT MATERIAL AND WILL NOT HESITATE TO REJECT ANY PLANT MATERIAL REGARDED AS UNSUITABLE, OF QUESTIONABLE QUALITY, OR OF LESS THAN THE LARGEST REASONABLE SIZE MATERIAL AVAILABLE AND SHALL THEREFORE BE ADEQUATELY PROTECTED FROM DRYING OUT, SUN, WIND BURN, VANDALISM OR ANY CONVENIENCE ONLY, AND NOT GUARANTEED. CONTRACTOR SHALL VERIFY PLANT COUNT AND SUPPLY SUFFICIENT NUMBER TO FULFILL THE INTENT OF THE DRAWINGS. REJECTION OF PLANT MATERIAL CONFIRM ANY CLARIFICATIONS WITH THE LANDSCAPE ARCHITECT. HANDLING/STORAGE OTHER INJURY. PLANT QUANTITIES AND INSTALL PER PLAN. THE PRINCIPLE MATERIALS BUT DOES INDICATED ON THE DRAWINGS AND HEREIN SPECIFIED. PLANT MATERIALS SCOPE OF WORK PLANTING DETAIL. WATERING ACCEPTED. PRE-EMERGENT EXCAVATE PITS TO THE SATISFACTION OF THE OWNER. 3. SODDING FINISH GRADE SITE PREPARATION BRING THE LEVEL UP TO THE PROPER HEIGHT. DEFECTS GENERAL 2. GROUNDCOVER PLANTING TO THE SATISFACTION OF THE OWNER. DEFECTS PLANTING SPECIFICATIONS A. LANDSCAPE WORK GENERAL NOTES PRE-JOB MEETING ONSITE - PRIOR TO COMMENCEMENT OF WORK I. 30, 60, & 90-DAY MAINTENANCE INSPECTIONS B. PRODUCTS & MATERIALS JOB SITE MEETINGS AND REQUIRED INSPECTIONS B. DURING SOIL PREPARATION C. AT COMPLETION OF SOIL PREPARATION D. COMPLETION OF WEED CONTROL E. PLANT MATERIAL INSPECTION AND LOCATION F. GRADING CHECK PRIOR TO GROUND COVER G. PROGRESS / INSTALLATION INSPECTION H. COMPLETION OF PLANTING A. TREE TIES TREE LOCATIONS WATER BASIN TREE STAKES SPECIMENS LARGER THAN 15 GALLON. ADDITIONAL MIX WHERE VOIDS APPEAR. TREE PLANTING DETAILS. STAKE WITH ONE GALVANIZED ROOFING NAIL. 2 LBS. IRON SULFATE PER CU. YD. OF MIX 1. TREE AND SHRUB PLANTING PLANT DEPTH BACKFILL MIXTURE EXCAVATED PITS C. EXECUTION PREPARED MIXTURE OR PER SOILS REPORT: CERTIFICATES OF THE LOCATIONS IT WAS DELIVERED TO. FURNISHING OF MATERIALS IS COMPLETED. SAMPLES COMMERICAL FERTILIZER THE FOLLOWING MINIMUM REQURIEMENTS: AS REQUIRED IN AN ON-GOING PROGRAM TO ASSURE A SAFE ENVIRONMENT. : THE CONTRACTOR : DURING THE COURSE OF : MOW ALL TURF AREAS BEFORE THEY REACH A HEIGHT OF THREE INCHES : WILL BE HELD AT THROUGHOUT THE MAINTENANCE PERIOD.WITH MOWER SET AT TWO INCHES. MAINTAIN ALL TURF AREAS AT A TWO INCH HEIGHT FERTILIZER APPLICATIONS PER THIRTY (30) DAY INTERVALS. SHALL RE-HYDROSEED ALL HYDRO-SEEDED AREAS ERODED OR NON-GERMINATING AT THE END OF EACH THE MAINTENANCE WORK, THE CONTRACTOR SHALL REMOVE SURPLUS MATERIALS AND DEBRIS FROM THE SITE AND SHALL MAINTAIN THE PREMISES IN A NEAT AND CLEAN CONDITION AT ALL TIMES. CLEAN-UP FINAL INSPECTION THE END OF THE 90-DAY MAINTENANCE PERIOD . MOWING RE-HYDROSEEDING THIRTY DAYS. : ALL PRUNING SHALL BE IN ACCORDANCE WITH ISA STANDARDS. : WATER ALL PLANTINGS TO ASSURE COMPLETE GERMINATION OF ALL : FERTILIZE ALL PLANTING AREAS WITH COMMERCIAL FERTILIZER, 16-6-8 : FERTILIZE ALL TURF AREAS WITH COMMERCIAL FERTILIZER, : TURF AREAS SHALL BE TREATED WITH A BROADLEAF WEED : AT THE END OF EACH THIRTY(30) DAY PERIOD OF MAINTENANCE, THE : DURING THE MAINTENACE PERIOD, SHOULD ANY PLANT CULTIVATING AND WEEDING CHEMICAL HERBICIDES PEST & RODENT CONTROL THE SOIL ANALYSIS REPORT. PLANT ESTABLISHMENT WORK SHALL INCLUDE THREE MINIMUM ANALYSIS, AT THE RATE OF FIVE (5) POUNDS PER 1000 SQ. FT. OF AREA OR PER OR PER THE SOIL ANALYSIS REPORT.16-6-8 MINIMUM ANALYSIS, AT THE RATE OF FIVE (5) POUNDS PER 1000 SQ. FT. OF AREA KILLER APPLIED PER MANUFACTURER'S RECOMMENDATIONS. AND RESOD THE FILLED AREAS.CHANNELS WITH SUFFICIENT TOP SOIL TO RAISE TO PROPER GRADE, COMPACT LIGHTLY THAT CONSTITUTE A HINDRANCE TO MOWING. FILL ALL DEPRESSIONS AND ERODED NORMAL SOD ESTABLISHMENT IS NOT EVIDENT. REMOVE ALL ROCKS OR OTHER DEBRIS CONTRACTOR SHALL DO THE FOLLOWING: OVERSEED ALL SPOTS OR AREAS WHERE MAINTENACE PERIOD, ALL PLANT MATERIAL SHALL BE IN A HEALTHY, GROWING CONTRACTOR WITHIN 5 DAYS OF NOTIFICATION TO DO SO. AT THE END OF THE SHOW WEAKNESS AND PROBABILITY OF DYING, IT SHALL BE REPLACED BY THE GROWTH. AT NO TIME SHALL TREES BE "TOPPED".DAMAGED, DEAD OR DRYING BRANCHES SHALL BE REMOVED BACK TO A POINT OF THE CONTRACTORS EXPENSE.GROWING PLANTS. DAMAGED PLANTS OR AREAS SHALL BE REPAIRED OR REPLACED AT PROGRAM. EXERCISE CARE WHEN CULTIVATING TO AVOID DAMAGE TO ROOTS OF THE REMOVE SUCH CONCENTRATIONS MANUALLY OR BY AN APPROVED HERBICIDE REGULAR INTERVALS NOT TO EXCEED 15 DAYS. THE CONTRACTOR SHALL ELECT TO APPLIED AT THE PROPER TIMES WITHOUT OVERTHROW ONTO WALLS, WALKS, ETC.IN EACH AREA AND ZONE OF EXPOSURE SO THAT THE OPTIMUM AMOUNT OF WATER IS WATERING SHALL BE WATERED BY HAND AS REQUIRED. ADJUST ALL IRRIGATION HEADSADEQUATE IRRIGATION COVERAGE OR WHICH MAY REQUIRE ADDITIONAL DEEP SEEDED AREAS AND CONTINUED GROWTH OF THE PLANTS. AREAS THAT DO NOT HAVE CHEMICAL HERBICIDES TO CONTROL WEEDS AND INFESTATIONS AT THE OPTION OF THE OWNER AND UPON PRIOR APPROVAL BY THE LANDSCAPE ARCHITECT. THE CONTRACTOR SHALL TAKE THE NECESSARY STEPS TO ELIMINATE ANY RODENTS ENCOUNTERED ON SITE. TURF WEED CONTROL TURF FERTILIZER FERTILIZER PLANT REPLACEMENTS TURF AREAS CONDITION. PRUNING WATERING : CULTIVATE AND WEED ALL PLANTED AREAS AT PURPOSES ONLY. ALL PLANTING AREAS, EXCEPT MANUFACTURED SLOPE CONDITIONS : ALL LANDSCAPE AREAS EXCEPT MANUFACTURED SLOPE : INCORPORATE THE FOLLOWING SOIL AMENDMENTS, OR PER : OWNER SHALL PROVIDE ROUGH GRADE TO WITHIN 1/10TH OF 1 % MINIMUM FLOW. FLOW LINES SHALL BE SET BY INSTRUMENT : THE CONTRACTOR SHALL BE RESPONSIBLE FOR POSITIVE DRAINAGE IN : THE MAINENANCE PERIOD SHALL BE FOR 90 CALENDAR AND SHALL BE THE MAXIMUM GRADIENT POSSIBLE. FINISH GRADE AT TURF AREAS FINISH GRADE AT SHRUB AREAS OR AS SPECIFIED BY THE OWNER. UNLESS OTHERWISE STATED, SHALL BE AMENDED PER THE AGRONOMIC SOILS REPORT. CONDITIONS, SHALL BE CULTIVATED TO A DEPTH OF SIX INCHES. SOILS REPORT, IN THE UPPER 6" OF ALL PLANTING AREAS TILLING OR DISKING UNTIL ALL POCKETS AND LAYERS OF SOIL AND SOIL CONDITIONERS ARE ELIMINATED. REDWOOD SHAVINGS 6 YARDS PER 1000 SQ. FT. COMMERCIAL FERTILIZER 20 LBS. PER 1000 SQ. FT. GYPSUM 100 LBS. PER 1000 SQ. FT. FOOT OF FINISH GRADE.FINISH GRADES SHALL BE THOSE INDICATED ON THE DRAWINGS OR AS MAY BE CONTROLLED BY EXISTING INSTALLATIONS. GRADES NOT OTHERWISE INDICATED SHALL BE UNIFORM, STRAIGHT LEVELS BETWEEN POINTS WHERE ELEVATIONS ARE DETERMINED. FINISH GRADES SHALL BE SMOOTH AND EVEN OF A UNIFORM PLANE WITH NO ABRUPT CHANGES IN THE SURFACE. MINOR MODELING OF THE GROUND SURFACE MAY BE REQUIRED. GRADES SHALL PROVIDE FOR THE NATURAL RUN-OFF OF WATER WITHOUT LOW SPOTS OR POCKETS. PROVIDE FINISH GRADES IN ALL PLANTING AREAS IN ACCORDANCE WITH THE PLANS, DETAILS AND SPECIFICATIONS INCH BELOW THE GRADE OF ADJACENT WALKS, PAVEMENTS, CURBS, ETC. COVER AREAS SHALL BE TWO INCHES BELOW THE GRADE OF ADJACENT WALKS, PAVEMENTS, CURBS, ETC., EXCEPT WHERE WATER FLOWS ACROSS SAME. CONTROL, CLEAN-UP, ETC. ALL PLANT MATERIALS SHALL BE CHECKED AND MAINTAINEDALL AREAS SHALL CONSIST OF PROPER WATERING, FERTILIZATION, WEEDING, RODENTTHE REQUIREMENTS OF THE WORK SPECIFIED. THE GENERAL CARE AND MAINTENANCE OF MAY BE EXTENDED TO INCLUDE ANY ADDITIONAL TIME THAT MAY BE REQUIRED TO MEET INSTALLED AND APPROVED BY THE LANDSCAPE ARCHITECT. THE MAINTENACE PERIOD DAYS BEGINNING ON THE DAY OF THE CHECK INSPECTION AFTER ALL WORK HAS BEEN D. MAINTENANCE MAINTENANCE PERIOD PLANTING AREAS WITH 2 DRAINAGE FINISH GRADE CULTIVATION DEPTH AMENDMENT MIX : FINISH GRADE OF ALL TURF AREAS SHALL BE ONE : FINISH GRADE OF ALL SHRUBBERY AND GROUND : THE SOIL AMENDMENTS SPECIFIED ARE FOR BIDDING : THE CONTRACTOR SHALL REMOVE ALL WEEDS, ROCKS OVER 2" : UPON COMPLETION OF THE GRADING OPERATIONS, THE 4. LANDSCAPE GRADING PROCEEDING WITH ANY WORK. ARCHITECT UPON COMPLETION. DIAMETER, DEBRIS, AND OTHER EXTRANEOUS MATERIALS FROM THE JOB SITE PRIOR TO CONTRACTOR SHALL SUBMIT ONE REPRESENTATIVE SOIL SAMPLE FOR EACH DIFFERENT TYPE OF SOIL CONDITION FOR SOIL SUITABILITY TESTING. THE SOIL TEST SHALL BE PERFORMED BY SOIL AND PLANT LABORATORY, ORANGE CA. (714) 282-8777 OR EQUAL. TEST SHALL INDICATE ORGANIC MATTER CONTENT, N, P, K, EC, BORON, SOIL TEXTURE; AND MAKE RECOMMENDATIONS FOR AMENDMENTS, LEACHING, AND MAINTENANCE FERTILIZER. ALL SOIL PREPARATION SHALL BE INSTALLED AS PER THE SOIL AGRONOMY REPORT. THE REPORT SHALL BE IMMEDIATELY FORWARDED TO THE LANDSCAPE SOIL PREPARATION SOIL AMENDMENTS SITE PREPARATION ORDINANCES AND REGULATIONS : ALL LANDSCAPE PLANTING WITHIN THESE DRAWINGS ANDSPECIFICATIONS SHALL CONFORM TO ALL APPLICABLE GOVERNING CODES AND ORDINANCES (LOCAL,COUNTY & STATE). PERMITS AND INSPECTIONS : THE CONTRACTOR SHALL OBTAIN, COORDINATE AND PAY FOR ALLPERMITS, FEES AND AGENCY INSPECTIONS AS REQUIRED. SCOPE OF WORK : CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS, EQUIPMENT AND SERVICESNECESSARY TO FURNISH, INSTALL, AND COMPLETE ALL LANDSCAPING PER THE DRAWINGS ANDSPECIFIED WITHIN. IT SHALL BE THE OWNER'S RESPONSIBILITY IN INVITING AND OBTAINING BIDS, SETTINGITS PROVISIONS AND INSTRUCTIONS TO BIDDERS, SECURING THEIR BONDS AND WORKERSCOMPENSATION INSURANCE CERTIFICATES, ETC. TO FULLY ENSURE THE QUALITY AND TIMELYCOMPLETION OF THE PROJECT. LICENSE THE CONTRACTOR SHALL BE A C-27 CALIFORNIA STATE LICENSED LANDSCAPE CONTRACTOR.AND SHALL OBTAIN (AND KEEP IN FORCE DURING THE PERIOD OF THE CONTRACT) PUBLIC LIABILITY,WORKMAN'S COMPENSATION AND PROPERTY DAMAGE INSURANCE, AS REQUIRED BY ALLAPPLICABLE CODES AND REGULATIONS. LIABLE FOR DAMAGE: THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY DAMAGE CAUSED BY ITSOPERATIONS TO UTILITIES, EXISTING PLANTING, CONSTRUCTION, PERSONS, PROPERTY, ETC. AND SHALLPROVIDE PROTECTIVE MEANS TO GUARD AGAINST DAMAGE. LIABLE FOR ENCROACHMENT: THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY ENCROACHMENTONTO ADJACENT PROPERTY, RIGHT-OF-WAYS, EASEMENTS, SET-BACKS OR ANY OTHER LEGAL PROPERTYRESTRICTIONS EITHER MARKED OR UNMARKED. PLAN & FIELD VERIFICATION THESE DOCUMENTS MAY CONTAIN ERRORS, OMISSIONS, CONTRADICTIONS,ETC. THE CONTRACTOR SHALL REVIEW ALL DOCUMENTS THOROUGHLY AND SHALL NOTIFY THELANDSCAPE ARCHITECT AND OWNER IMMEDIATELY UPON ANY SUCH DISCOVERY OF DISCREPANCY.GOVERNING CODES THE OWNER'S SUPERINTENDENT WILL INSPECT THE PLANTING SHALL THEN APPLY.WORK PRIOR TO THE START OF CONTSTRUCTION. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS ANDSITE CONDITIONS BEFORE STARTING WORK. THE LANDSCAPE ARCHITECT AND OWNER SHALL BE NOTIFIEDIMMEDIATELY UPON ANY DISCOVERY OF DISCREPANCIES. IN THE EVENT THIS NOTIFICATION IS NOTPERFORMED, THE LANDSCAPE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONSNECESSARY. COORDINATION : CONTRACTOR SHALL COORDINATE ALL LANDSCAPE CONSTRUCTION WITH APPROPRIATETRADES THROUGH THE OWNER BEFORE STARTING WORK. METHODS OF CONSTRUCTION : THE QUALITY OF WORKMANSHIP AND MATERIALS SHALL BE OF THE HIGHESTQUALITY STANDARDS. COOPERATION AND FLEXIBILITY IS EXPECTED OF THE CONTRACTOR TOWARDWORKING WITH THE OWNER IN PRODUCING THE BEST POSSIBLE PRODUCT. THE CONTRACTOR IS SOLELYRESPONSIBLE FOR ALL CONSTRUCTION METHODS, MEANS, SEQUENCES, PROCEDURES AND TECHNIQUES.THE LANDSCAPE ARCHTECTURAL FIRM IS NOT LIABLE FOR CONSTRUCTION METHODS. SAFETY : THE CONTRACTOR IS SOLELY RESPONSIBLE FOR INITIATING, MAINTAINING AND SUPERVISINGALL SAFETY PRECAUTIONS AND PROGRAMS DURING CONSTRUCTION. UTILITIES : THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION OF ALL UNDERGROUNDUTILITIES, ELECTRICAL CABLES, CONDUITS, AND IRRIGATION LINES PRIOR TO ANY CONSTRUCTION, SO THATPROPER PRECAUTIONS MAY BE TAKEN NOT TO DAMAGE SUCH IMPROVEMENTS. MATERIALS : ALL MATERIALS AND EQUIPMENT SPECIFIED IN THESE DRAWINGS SHALL BE NEW AND IN PERFECTCONDITION OR THE BEST GRADE OF THEIR RESPECTIVE KINDS WHERE INSTALLED AND SHALL BE INSTALLED INACCORDANCE WITH THE MANUFACTURER'S SPECIFICATIONS. SUBSTITUTIONS : IF THE SPECIFIED LANDSCAPE MATERIAL IS NOT REASONABLY OBTAINABLE, THECONTRACTOR SHALL SUBMIT A WRITTEN REQUEST FOR ALTERNATE FROM THE LANDSCAPE ARCHITECT.MATERIAL, EQUIPMENT AND PRODUCTS OTHER THAN THOSE DESCRIBED OR INDICATED ON DRAWINGS MAYBE CONSIDERED FOR USE. WRITTEN APPROVAL FOR SUBSTITUTIONS SHALL BE OBTAINED FROM THE OWNERAND THE LANDSCAPE ARCHITECT. ALL SUBSTITUTIONS SHALL CONFORM TO LOCAL CODES ANDORDINANCES. ANY EQUIPMENT OR MATERIALS INSTALLED WITHOUT APPROVAL BY THE OWNER ORLANDSCAPE ARCHITECT MAY BE REJECTED AND REMOVED AT CONTRACTOR'S EXPENSE. PLANTING PLANS : THE PLANTING PLANS ARE GENERALLY DIAGRAMMATIC AND INDICATIVE OF THEWORK TO BE INSTALLED. THE CONTRACTOR SHALL MAKE MINOR ADJUSTMENTS DURING INSTALLATION TOAVOID CONFLICTS BETWEEN, EXISTING IRRIGATION, EXISTING PLANTING, ARCHITECTURAL FEATURES ANDUTILITIES. ALL SCALE DIMENSIONS ARE APPROXIMATE. WRITTEN DIMENSIONS ON DETAILS AND PLANS TAKEPRECEDENCE OVER SCALED DIMENSIONS. PLANTING NOTES : SEE GENERAL NOTES ON THE DRAWINGS FOR ADDITIONAL WORK REQUIRED, BUT NOTSPECIFICALLY MENTIONED IN THESE SPECIFICATIONS. ALL WORK CALLED FOR ON THE DRAWINGS BY NOTESSHALL BE FURNISHED AND INSTALLED WHETHER OR NOT SPECIFICALLY MENTIONED IN THE SPECIFICATIONSAND/OR DETAILS. FINAL SITE REVIEW SITE MAINTENANCE : CONTRACTOR SHALL KEEP THE PROJECT SITE CLEAN AND FREE FROM RUBBISH ANDDEBRIS. ALL DEBRIS SHALL BE REMOVED FROM SITE PER LOCAL CODE AND ORDINANCES. MAINTENANCE INSTRUCTIONS : AT THE COMPLETION OF THE PROJECT, THE CONTRACTOR SHALLINSTRUCT THE OWNER'S AUTHORIZED REPRESENTATIVE ON HOW TO PROPERLY MAINTAIN AND CARE FORLANDSCAPE PLANTINGS. GUARANTEE THE ENTIRE LANDSCAPE INCLUDING ALL WORK DONE UNDER THIS CONTRACT, SHALL BEGUARANTEED AGAINST ALL DEFECTS AND FAULT OF MATERIAL AND WORKMANSHIP, AND SHALL BE INPERFECT WORKING ORDER FOR 90 DAYS FROM DATE OF COMPLETION BY THE CONTRACTOR WITHOUTEXPENSE TO THE OWNER. TREES SHALL BE GUARANTEED FOR ONE (1) YEAR. ALL MATERIALS USED SHALLCARRY A MANUFACTURER'S GUARANTEE OF MINIMUM ONE (1) YEAR, SHRUBS & VINES FOR 6 MOS.,AND ALL OTHER PLANT MATERIAL SHALL BE GUARANTEED FOR 90 DAYS. ANY SETTLING OF TREE/SHRUB WELLSWHICH MAY OCCUR DURING THE 90 DAY PERIOD PRIOR TO FINAL ACCEPTANCE SHALL BE REPAIRED TO THEOWNER'S SATISFACTION BY THE CONTRACTOR WITHOUT EXPENSE TO THE OWNER -INCLUDING THE COMPLETERESTORATION OF ALL DAMAGED PLANTING, PAVING OR OTHER IMPROVEMENTS OF ANY KIND. REQUIRED FIELD OBSERVATIONS : THESE PLANS WERE PREPARED WITH THE UNDERSTANDING THAT THE OWNEROF SAID PLANS WILL USE DAVID NEAULT & ASSOCIATES, INC. TO PROVIDE 'FULL' CONTRACT SERVICESINCLUDING FIELD OBSERVATION SERVICES DURING CONSTRUCTION. FAILURE TO USE DAVID NEAULT &ASSOCIATES, INC. TO PROVIDE AND COMPLETE THE FIELD OBSERVATION SERVICES SET FORTH HEREIN WILLSIGNIFICANTLY INCREASE THE MISINTERPRETATION OF THE INTENT OF THE DESIGN. ANY UNAUTHORIZEDMODIFICATIONS THERETO, FAILURE TO DETECT ERRORS AND OMISSIONS IN THE PLANS AND SPECIFICATIONS,OR IN THE EVENT THAT DAVID NEAULT & ASSOCIATES, INC. IS OTHERWISE PRECLUDED FROM COMPLETING THEFIELD OBSERVATION SERVICES SET FORTH HEREIN, THE OWNER, OR SUBSEQUENT OWNER (INDIVIDUALS ORCORPORATIONS WHO HAVE PURCHASED THESE PLANS WITH THE PROJECT), AGREES TO HOLD HARMLESS,INDEMNIFY, AND DEFEND DAVID NEAULT & ASSOCIATES, INC. AND THEIR CONSULTANTS FROM AND AGAINSTANY AND ALL CLAIMS. FIELD OBSERVATION COORDINATION : OBSERVATIONS SHALL BE INITIATED BY THE CONTRACTOR ANDCOORDINATED THROUGH THE OWNER (JOB SUPERINTENDENT). THE CONTRACTOR SHALL NOTIFY THEOWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT NOT LESS THAN FORTY-EIGHT (48) HOURS INADVANCE OF ANY OBSERVATION. CONTINUED WORK WITHOUT OBSERVATION OF ANY REQUIREDCHANGES OR MODIFICATIONS TO BE AT THE CONTRACTOR'S EXPENSE. THE OWNER (JOBSUPERINTENDENT) SHALL INFORM THE LANDSCAPE ARCHITECT AS TO THE PURPOSE AND TIME OF THEOBSERVATION FORTY-EIGHT (48) HOURS IN ADVANCE. CLOSING OF UNINSPECTED WORK : THE CONTRACTOR SHALL NOT ALLOW NOR CAUSE ANY OF THEWORK TO BE COVERED OR ENCLOSED UNTIL IT HAS BEEN INSPECTED, TESTED AND APPROVED BY THECONSULTING ENGINNER OR AUTHORIZED REPRESENTATIVE AND/OR GOVERNMENTAL AUTHORITYHAVING JURISDICTION OVER THE WORK. SHOULD ANY OF THE WORK BE ENCLOSED OR COVEREDBEFORE SUCH INSPECTION AND TEST, HE SHALL UNCOVER HIS WORK AT HIS OWN EXPENSE. AFTER ITHAS BEEN INSPECTED, TESTED AND APPROVED, THE CONTRACTOR SHALL MAKE ALL REPAIRSNECESSARY TO THE OWNER'S SATISFACTION. COMPLETION: WORK SHALL BE COMPLETED UPON FINAL APPROVAL BY OWNER AND LANDSCAPEARCHITECT. A FINAL INSPECTION SHALL BE HELD UPON THE COMPLETION OF THE WORK PROVIDINGTHE CONTRACTOR HAS COMPLETED THE INSTALLATION OF ALL PHASES OF THE CONTRACT ANDCONFORMED TO ALL REQUIREMENTS OF THESE SPECIFICATIONS. 16% POTASH (+ IRON). 16% PHOSPHORIC ACID - 16 % NITROGEN - 16% REDWOOD SHAVINGSSHALL BE PURE REDWOOD SAWDUST AND SHAVINGS OR NITROGEN FORTIFIED FIR RESULTINGFROM MILLING OPERATIONS AND SHALL NOT CONTAIN STICKS, BLOCKS OF WOOD, OR OTHERFOREIGN MATTER. SOURCES OF SHAVINGS SHALL BE APPROVED BY LANDSCAPE ARCHITECT.GYPSUM STANDARD COMMERCIAL BRAND, GUARANTEED ANALYSIS OF 94.3 CALCIUM SULFATESUPPLIED IN UNOPENED BAGS WITH ANALYSIS ATTACHED. SOIL SULFUR STANDARD COMMERCIALBRAND, GUARANTEED ANALYSIS OF 99 SULFUR (EXPRESSED AS ELEMENTAL) SUPPLIED INUNOPENED BAGS WITH ANALYSIS SHALL BE FINE GROUND, STEAMED, DRY MATERIAL WITH AMINIMUM BONE MEAL ATTACHED. 30% NITROGEN - ANALYSIS OF 1 % PHOSPHORIC ACID - 69%UNDILUTED BONE. PLANTING SPECIFICATIONS L 2.2 72 FEC3' - 10"30' - 0"5' - 6" STUCCO SYSTEM CHAMPAGNE MCM SOFFIT STOREFRONT GLAZING SYSTEM EXTERIOR LIGHTING UNDERSIDE OF ROOF CANOPY BACKLIT PIN MOUNTED BUILDING SIGNAGE AB 33' - 4 3/8" LARGE FORMAT STONE MECHANICAL SCREEN LEVEL 010' - 0" ROOF12' - 0"8' - 0"4' - 0"7' - 4 1/2"18' - 3 1/4"7' - 4 3/4" 10' - 10"30' - 0"10' - 10"12' - 0"1' - 11"LARGE FORMAT STONE CHAMPAGNE MCM SOFFIT STOREFRONT GLAZING SYSTEM EXTERIOR LIGHTING UNDERSIDE OF ROOF CANOPY 1 2 T.O. ROOF13' - 11" STUCCO SYSTEM CHAMPAGNE MCM ROOF STOREFRONT GLAZING SYSTEM EXTERIOR LIGHTING UNDERSIDE OF ROOF CANOPY 12 LARGE FORMAT STONE MECHANICAL SCREEN PERFERATED METAL SCREENOVERALL13' - 11"10' - 10"30' - 0"10' - 10" LEVEL 01 0' - 0" ROOF 12' - 0" STUCCO SYSTEM CHAMPAGNE MCM ROOF STOREFRONT GLAZING SYSTEM EXTERIOR LIGHTING UNDERSIDE OF ROOF CANOPY A B 5' - 6"30' - 0"3' - 10" T.O. ROOF 13' - 11" A0.0005 A0.00 03 A0.00 04 A0.00 02 636 SF LOBBY100 7' - 8 7/8"12' - 4 3/8"6' - 3 1/4" 148 SF BREAK103 5 SF ELEC104 1' - 10"30' - 0"1' - 10"33' - 8" OVERALL E4 18' - 3 1/4"E4 EDGE OF ROOF ABOVE A B 12 53 SF RR10233' - 8" OVERALL1' - 10"30' - 0"1' - 10"2' - 0"16' - 10 1/2"R.O. 3' - 0"13' - 8 3/8"8' - 8"5' - 5"10' - 3 1/8" ' - 8 1/8"7' - 3 1/8"1' - 3"7' - 2" ' - 3"1' - "11' - 0"RR101 THESE DOCUMENTS ARE INCOMPLETE AND ARE RELEASED FOR INTERIM REVIE: ONLY ARE ARE NOT INTENDED FOR REGULATORY APPROVAL PERMIT OR CONSTRUCTION PURPOSES CALIFORNIA REGISTERED ARCHITECT GHQVOHU Date Description Project Name Project Number Description Scale Seal / Signature 2022 THO 214.273.1500FD[ 214.273.15055005 GUHHQYLOOH AYHQXHDDOODV TX 75206UQLWHG SWDWHV $5&+,7(&7 61$0(/,&(16( ;;;;;;;; 35(/,0,1$5< 1/8" 1'-0" A0.00 CUP SUBMISSION 27.6664.000 F- SHUTTLE BUILDING FLETCHER JONES AIRPORT SHUTTLE 20071 S: BIRCH STREET NE:PORTBEACH CA 2660 0 /22/23 SCALE /REF 1/8" 1'-0"01 A0.00 EAST ELEVATION.05 SCALE /REF 1/8" 1'-0"01 A0.00 NORTH ELEVATION.03 SCALE /REF 1/8" 1'-0"01 A0.00 SOUTH ELEVATION.04 SCALE /REF 1/8" 1'-0"01 A0.00 :EST ELEVATION.02 SCALE /REF 1/8" 1'-0"02 A0.00 CONSTRUCTION PLAN - LEVEL 0101 EXTERIOR MATERIALS STUCCO SYSTEM CHAMPAGNE METAL PANEL LARGE FORMAT STONE CLEAR ANODIZED GLAZING SYSTEM Number Name Area 100 LOBBY 635.60 SF101RR50.5 SF 102 RR 52.54 SF 103 BREAK 148.03 SF 104 ELEC 4.73 SF GUDQG WRWDO 81.48 SF AREA TOTALS CAST IN PLACE CONCRETE 10 /22/2023 ISSUE FOR USE PERMIT2 01/23/2024 REVISED PER CITY COMMENTS3 05/09/2024 REVISED PER CITY COMMENTS LEVEL 010' - 0" B.O. ROOF 1" / 1'-0" 3$,17('&2558*$7('0(7$/522) *5$<),1,6+ 3$,17('678&&2),1,6+29(5&08&2/25720$7&+%8,/',1* 3$,17('%2//$5' (3),1,6+ 678&&25(9($/ SCALE 1/4" 1'-0"TRASH ENCLOSURE ELEVATION - WEST07 LEVEL 010' - 0" 3$,17('&2558*$7('0(7$/522)*5$<),1,6+ 3$,17('678&&2),1,6+29(5&08&2/25720$7&+%8,/',1* 3$,17('&2558*$7('3$1(/$7*$7(&2/25720$7&+%8,/',1* 3$,17('%2//$5' '$5.*5$<),1,6+ 678&&25(9($/ SCALE 1/4" 1'-0" TRASH ENCLOSURE ELEVATION - NORTH06 73 THESE DOCUMENTS ARE INCOMPLETE, AND ARE RELEASED FOR INTERIM REVIEW ONLY ARE ARE NOT INTENDED FOR REGULATORY APPROVAL, PERMIT, OR CONSTRUCTION PURPOSES CALIFORNIA REGISTERED ARCHITECT: © Gensler Date Description Project Name Project Number Description Scale Seal / Signature 2022 Tel 214.273.1500FD[ 214.273.15055005 GreenYLlle AYenXeDDllDs, TX 75206UnLWeG SWDWes $5&+,7(&7 61$0(/,&(16( ;;;;;;;; 35(/,0,1$5< A0.01 CUP SUBMISSION - RENDERINGS 27.6664.000 F- SHUTTLE BUILDING FLETCHER JONES AIRPORT SHUTTLE 20071 SW BIRCH STREET NEWPORTBEACH, CA 92660 05/24/23 1 09/22/2023 ISSUE FOR USE PERMIT2 01/23/2024 REVISED PER CITY COMMENTS3 04/16/2024 REVISED PER CITY COMMENTS 74 FLETCHER JONES AIRPORT SHUTTLE AND PARKING FACILITY RELOCATION (PA2023-0172) Planning Commission, Public Hearing May 23, 2024 Joselyn Perez, Associate Planner Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) 2 VICINITY MAP Project Site Existing Shuttle Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) 3 LAND USE & ZONING Project Site Existing Airport Shuttle Residential General Commercial General Commercial Office Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) EXISTING AIRPORT SHUTTLE FACILITY •Approved by City in 2005 •Applied for CUP & Lot Merger in 2022 to renovate the facility. Project approved by Planning Commission in February of 2023 •Fletcher Jones has since reevaluated operational needs within the area 4 2172 – 2222 Bristol Street Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) FUTURE REDEVELOPMENT •City received an application in November of 2023 to redevelop the properties with a 22,000-square-foot inventory facility with surface parking •Perform pre-delivery inspection of cars, minor maintenance such as paint touch- ups, car washing and detailing, and inventory storage •CUP from 2023 approval will be abandoned 5 Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) PROPOSED PROJECT 6 Project Site Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) PROPOSED PROJECT 7 •Airport shuttle service for Preferred Owners •Parking for a total of 83 cars •No car wash, no detailing, no maintenance •Mon – Sat 5 am to 9 pm Sun 6 am to 9 pm Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) 8 SITE PLAN 1,120-square-foot office Trash enclosure 65 space valet lot Gates Loading Zone Landscaping 18 space drop off/pick up lot Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) CONDITIONAL USE PERMIT REQUIRED 9 •SP-7 BP lists uses that are allowed with approval of a use permit. Airport shuttle is not listed as an allowed use •When an unlisted use is proposed, the Planning Commission may approve any use it finds consistent with the purpose and intent of the SP-7 BP District •SP-7 BP is “established to provide for the development and maintenance of professional and administrative offices, commercial uses, specific uses related to product development, and limited light industrial uses. Attention shall be given to the protection of the adjacent residential uses through regulation of building mass and height, landscape buffers, and architectural design features” Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) COMPATIBILITY FINDINGS 10 •Consistent with the General Plan and specific plan •The use is allowed within the zoning district and complies with the municipal code •Compatible with the allowed uses in the vicinity •The site is physically suitable and there is adequate provision of emergency services and utilities with adequate access for emergency vehicles (e.g., fire and medical) •The use would not be detrimental to the surrounding neighborhood Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) CONDITIONS OF APPROVAL 11 •COA no. 4 limits hours of operation to 5 a.m. to 9 p.m., Monday through Saturday; and 6 a.m. to 9 p.m., Sunday •COA no. 5 prohibits after hours pick-up and/or drop off •COA no. 6 prohibits washing and/or detailing or the repair or maintenance of vehicles onsite •COA no. 17 prohibits light spill over beyond property line •COA no. 48 prohibits the shuttle from using residential/local streets Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) ADDITION TO THE RESOLUTION 12 •Signage shall be installed to the satisfaction of the Fire Marshal indicating that only the shuttle vehicle may be permitted to park within the fire access lane and only when actively loading or unloading customers •Prior to the issuance of a building permit, plans shall be updated to identify the fire access lane, in accordance with Newport Beach Fire Department Guideline C.02 •Prior to the issuance of a building permit, plans shall be updated to designate a parking location for the shuttle vehicle outside of the fire access lane Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) •To avoid piecemealing of projects, both the current project and the future automotive inventory facility were evaluated together •The current project fits under Class 3 (New Construction of Small Structures) CEQA exemption •The future project fits under Class 32 (In-Fill Development Projects) and Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) CEQA exemption •Together, both are still exempt 13 CEQA REVIEW Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Class 3, 32, and Section 15183 3)Adopt Resolution No. PC2024-011, approving PA2023-0172 for a CUP 14 RECOMMENDATION Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) QUESTIONS AND DISCUSSION 15 Joselyn Perez, Associate Planner 949-644-3312, jperez@newportbeachca.gov Planning Commisson - May 23, 2024 Item No. 5a - Additional Materials Presented at the Meeting by Staff Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Airport shuttle Relocation Use Permit 20071 sW Birch street On behalf of Fletcher Jones Motorcars Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) TOPICS 3 SITE HISTORY 4-5 EXISTING CONDITIONS 6-8 PROPOSAL 9 APPROVAL CRITERIA 10 CLOSIng Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) SITE HISTORY •20071 S Birch St •Property was annexed into the city approximately 20 years ago. •11.02.1983: Residential homes and a garage were constructed at the subject property. •A demolition permit (XR2023-3367) was approved in early 2024. The existing residential homes were demolished. 3 USE PERMIT 05.23.2024 •2002, County permit No. PA01-0118, allowing FJ to construct and operate a shuttle service facility. •This permit expired, however was reauthorized by the City on April 8, 2005. •Started operating in 2006 •Early 2020, 2 properties adjacent to 2172 were vacated and acquired by FJ in 2021. •Feb 2023, PC approved a CUP and Lot Merger (PA2022-128) to combine the 3 properties and renovate the shuttle facility. •The current facility will remain open until the facility at 20071 Birch is completed. Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Proposal. 6 USE PERMIT 05.23.2024 Landscape Plan Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Proposal. 7 USE PERMIT 05.23.2024 Architectural Renderings Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) proposal Traffic circulation Modern facility * Clean stormwater Access Easement for Pedestrian Path Safer and more direct path to John Wayne Airport Energy + Air Quality Reduced Environmental Impact 8 USE PERMIT 05.23.2024 Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) Approval criteria A B C D 1. General Plan Consistency? Site Use Code: BP “Business Park” Complies with Santa Ana Heights S.P. 1,000 sq ft reception office with parking No Amendment requested 2. Allowed in Base Zoning District? Use is not listed in Code Previous site was considered “Service station” A level of precedent may exist Interpretation of standards needed – ”Service station” 3. Compatibility with uses in vicinity? Commercial uses with large parking areas existing Office, Commercial buildings and an Apartment Building surrounding area Will enhance property and add a use to currently vacant site No encroachment to neighboring properties 4. Site Suitability? Provision of public access & services? Complies with bulk regulations Provision of fire lane and utility upgrades Public access is limited, by design No relief from standards requested 5. Detrimental to City? Public? Increased accessibility Enhanced traffic circulation Modern facility and stormwater No relief from standards requested 9 USE PERMIT 05.23.2024 Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172) THANK YOU Austin Hahn aj@allegroeng.com www.allegroeng.com Planning Commission - May 23, 2024 Item No. 5b - Additional Materials Presented at the Meeting Fletcher Jones Airport Shuttle and Parking Facility (PA2023-0172)