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HomeMy WebLinkAbout3.0_Shea Residence_PA2024-0017CITY OF NEWPORT BEACH PLANNING COMMISSION STAFF REPORT August 8, 2024 Agenda Item No. 3 SUBJECT: Shea Residence (PA2024-0017) ▪Coastal Development Permit SITE LOCATION: 11 Bay Island APPLICANT: MFKessler OWNER: Carolyn and Peter Shea PLANNER: Jenny Tran, Associate Planner 949-644-3212 or jtran@newportbeachca.gov PROJECT SUMMARY A coastal development permit (CDP) to demolish an existing single-unit dwelling and construct a new 4,917-square-foot, three-story single-unit dwelling. The CDP also includes adjusting the off-street parking requirements with a parking management plan and increasing the allowed building height to 28 feet for flat portions of the roof and 33 feet for sloped portions of the roof in accordance with Use Permit No. UP3618. The design includes hardscape, drainage facilities, and landscaping. All improvements are located within the confines of private property. RECOMMENDATION 1)Conduct a public hearing; 2)Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, because it has no potential to have a significant effect on the environment; and 3)Adopt Resolution No. PC2024-016 approving a Coastal Development Permit filed as PA2024-0017 (Attachment No. PC 1). 1 INTENTIONALLY BLANK PAGE2 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 2 VICINITY MAP GENERAL PLAN ZONING LOCATION GENERAL PLAN ZONING CURRENT USE ON-SITE Multiple Residential Detached (RM-D) Multiple Residential (RM) Single-unit dwelling NORTH RM-D RM Single-unit dwelling SOUTH RM-D RM Single-unit dwelling EAST Open Space (OS) Open Space (OS) Bay Island Community open space WEST OS OS Bay Island Community open space Subject Property 3 INTENTIONALLY BLANK PAGE4 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 3 INTRODUCTION Project Setting Bay Island is a 5.5-acre legal lot in the Newport Harbor consisting of 23 residential units and one residential caretaker’s unit. Bay Island is located on the north end of Island Avenue on the Balboa Peninsula where it is accessible by a gated pedestrian bridge that connects the island to the Balboa Peninsula. With the exception of golf carts, vehicles are not permitted on Bay Island. Instead, vehicles are parked within an off-site parking lot with designated parking for each resident and golf carts are driven along Island Avenue and the pedestrian bridge onto the Island. The Island is a stock cooperative planned for 24 individual building sites1 and shared open space, recreational areas, and a caretaker’s unit/clubhouse. The homes are predominately two and three stories. The subject building site is located on the northeast side of the island and is currently developed with a single- unit dwelling. Figure 1: Bay Island as accessed from the off-site parking lot and pedestrian bridge. 1 25 Bay Island is currently developed over two individual building sites. Property Line Individual Building Sites Pedestrian Bridge Off-Site Parking Lot Subject Property 5 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 4 Project Description The applicant requests a coastal development permit to demolish an existing single-unit dwelling and construct a new 4,917-square-foot, three-story single-unit dwelling with four bedrooms and five and a half bathrooms. The dwelling is designed with open roof decks and glass railings that overlook Newport Bay. The applicant also requests to adjust the off- street parking requirements with a parking management plan and to increase the allowed building height to 28 feet for flat portions of the roof and 33 feet for sloped portions of the roof in accordance with Use Permit No. UP3618. The design includes hardscape, drainage facilities, and landscaping. With approval of the height allowance and parking adjustment, the project will comply with all applicable development standards. Figure 2: Left elevations of the proposed single-unit dwelling. Background Bay Island was first established prior to 1936 as a recreational club, and it developed as a residential island over the years. On November 24, 1997, the City Council approved Use Permit No. 3618 (Attachment No. PC 2) to implement a Planned Residential Development (PRD) Overlay and modify the Multi-Family Residential (MFR) development regulations applicable to Bay Island to reflect its unique characteristics. Bay Island itself is one legal lot with the only property lines being around the entire island and the island is developed with detached residential units on individual building sites. The purpose of the use permit is to ensure that the single detached unit character of Bay Island is maintained despite its MFR zoning designation. The use permit provides development standards and process requirements for development of homes on individual building sites. The use permit also authorizes off-site parking in a parking structure at 501 West Bay Avenue located at the southwest corner of Island Avenue and West Bay Avenue on Balboa Island. 6 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 5 Pursuant to Section 1.5.5 (Building Height) of Use Permit No. 3618, the height limitation for a dwelling is 24 feet for flat roofs and 29 feet for sloped roofs, as measured per the Newport Beach Municipal Code (NBMC). The height limit may be increased to 28 feet for flat roofs and 33 feet sloped roofs, with approval of the Planning Commission, if the proposed dwelling is deemed compatible and consistent with the height and scale of adjacent and surrounding dwellings. On January 10, 2023, the City Council adopted General Plan Amendment No. GP2022- 001 and on February 14, 2023, the City Council adopted Zoning Code Amendment No. CA2022-005 to amend the Land Use Element of the General Plan and Title 20 (Planning and Zoning) of the NBMC, respectively. The amendments were adopted to correct the development limit specified for Bay Island from 23 dwelling units to 25 maximum dwelling units (24 building sites plus one caretaker’s unit). In addition, Local Coastal Program Amendment No. LC2022-003 to amend Title 21 (Local Coastal Program Implementation Plan) of the NBMC to correct the development limit specified for Bay Island was submitted to the California Coastal Commission on April 12, 2023, and approved on July 11, 2024. Final City Council adoption of the LC2022-003 is scheduled for this Fall. However, the subject project is located on an existing developed building site, therefore, project approval is not affected by the approval of the LC2022-003 to correct the number of building sites on the island. DISCUSSION General Plan/Zoning Code/Coastal Land Use Plan At the time Use Permit No. UP3618 was adopted, the residential lots on Bay Island were designated Residential Single Family Detached by the General Plan and Coastal Land Use Plan (CLUP) but located within the Multi-Family Residential (MFR) zoning district and Planned Residential Development (PRD) Overlay. As a result of subsequent updates to the General Plan, Zoning Code, and CLUP, the subject property is now located in the R- MD (Multiple Residential Detached) designation of the land use element, RM (Multiple Residential) Zoning District, RM-C (Multiple Unit Residential) designation of the CLUP, and RM (Multiple Residential) Coastal Zoning District. Because Bay Island is comprised of only a single lot, the multiple unit land use designations/zoning are appropriate to allow for the development and maintenance of multiple building sites on a single legal lot. The proposed single-unit dwelling is a permitted land use under these designations; however, a coastal development permit is required for development in the Coastal Zone. Use Permit Development Standards The proposed single-unit dwelling and accessory structures conform to all applicable development standards of Use Permit No. UP3618, including floor area limit, setbacks, and parking as evidenced by the project plans and illustrated in Table 1 below. The use permit regulates setbacks and floor area limits based on individual building sites identified 7 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 6 in the use permit. The development standards in UP3618 supersede the default development standards of the RM (Multiple Residential) Zoning District. Table 1 – Use Permit No. 3618 Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Water) 15 feet 15 feet Front (Island Interior) 8 feet 8 feet Side 4 feet 4 feet Rear (Parkside) 4 feet 4 feet Maximum Allowable Floor Area (2.5 times buildable area, each building site) 6,188 square feet 4,917 square feet Parking (min.) 0 Onsite 2 Offsite (501 W. Bay Ave) 1 Onsite (Golf Cart Storage) 2 Offsite (501 W. Bay Ave) Height1 (max.) 24 feet flat roof 29 feet sloped roof 28 feet flat roof 33 feet sloped roof 1 Use Permit No. UP3618 permits heights of 28 feet for flat roofs and 33 feet for sloped roofs with Planning Commission approval. Height Increase Use Permit No. UP3618 limits the height of single-unit dwellings to 24 feet as measured in the 1997 Zoning Code, which measured to the midpoint of a sloping roof and allowed a ridge up to 29 feet. However, the use permit also allows the height to be increased up to 28 feet (flat roof), or 33 feet (to the sloping ridge), if found to be consistent with the height and scale of adjacent and surrounding dwellings with Planning Commission approval. Many homes on Bay Island were constructed prior to 1972, when the former R-3 (Restricted Multiple Family Residential) Zoning District height limitation was 35 feet. Therefore, many dwellings currently exceed the typical 24-foot height limitation, and the height and scale of the proposed new dwelling is compatible and consistent with the height and scale of surrounding dwellings. The applicant’s request has been approved by the Bay Island Homeowners’ Association (Attachment No. PC 4). The subject property is located within the RM Coastal Zoning District and RM Zoning District. As previously, stated, the development standards of UP3618 would apply to the property in lieu of the RM Zoning District Standards. Nonetheless, the proposed 33-foot- high project would comply with the height allowance pursuant to Table 21.18-4 (Development Standards for Multi-Unit Residential Coastal Zoning Districts) of Section 21.18.020 (Residential Coastal Zoning Districts Land Uses) of the NBMC. The maximum height in these zoning districts is 28 feet for flat roofs and 33 feet for sloped roofs. The 8 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 7 proposed project is therefore consistent with the RM Zoning District and RM Coastal Zoning District height standards and no deviations are requested pursuant to Title 21. Coastal Development Permit In accordance with Section 21.52.015 (Coastal Development Permits), any new development in the coastal zone requires the approval of a coastal development permit. Thus, the Planning Commission must make the following findings in order to approve a coastal development permit. 1. Conforms to all applicable sections of the certified Local Coastal Program; and 2. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Staff believes facts to support the findings in the draft resolution are sufficient to demonstrate that the project would not impact any coastal resources, including access or views. The key facts in support of findings are summarized in the following paragraphs. NBMC Title 21 (Local Coastal Program Implementation Plan) Development Standards The subject property is located within the Multi-Unit Residential (RM) Coastal Zoning District. The proposed single-unit dwelling conforms to all applicable development standards of the RM Coastal Zoning District, including floor area limit, setbacks and height as evidenced by the project plans and illustrated in Table 2 below. Bay Island is a single legal lot, and therefore setbacks are measured from the perimeter island property line and are not measured from the building site lines that were established by the use permit. Similarly, floor area limit is calculated as a cumulative maximum for all building sites on the island. Pursuant to NBMC Table 21.18-4 (Development Standards for Multi-Unit Residential Coastal Zoning Districts), the maximum height in this coastal zoning district is 28 feet for flat roofs and 33 feet for sloped roofs. The applicant requests an adjustment to off-street parking requirements pursuant to NBMC Section 21.40.110 (Adjustments to Off-Street Parking Requirements) to allow off-site parking consistent with the UP3618 standards. Table 2 – Title 21 RM Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Water) 20 feet 65 feet Maximum Allowable Floor Area (1.75 times buildable area) 1 Approximately 143,916 square feet total for all dwellings Approximately 130,095 square feet 9 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 8 Parking 2 (min.) 3 onsite in a garage 1 Onsite (Golf Cart Storage) 2 Offsite (501 W. Bay Ave) Height (max.) 28 feet flat roof 33 feet sloped roof 28 feet flat roof 33 feet sloped roof 1 The application requests an adjustment to parking requirements consistent with NBMC Section 21.40.110 (Adjustments to Off-Street Parking Requirements). 2 These figures include an approximation of the maximum allowable floor area and proposed floor area for all existing single-unit dwellings on Bay Island. Adjustment to Parking Requirements The proposed off-site parking is compliant with Title 20 (Planning and Zoning) because Permit No. UP3618 authorizes all residential parking for Bay Island to be located within the off-site parking structure at 501 West Bay Avenue. The proposed golf cart storage space is not required by UP3618 but would assist the property owner in accessing the property from the off-site parking structure. Pursuant to NBMC Section 21.40.040 (Off-Street Parking Spaces Required), single-unit dwellings with 4,000 square feet or greater of floor area require three on-site parking spaces in a garage. However, since Bay Island is only accessible by a pedestrian bridge, none of the 23 residences on the island provide on-site parking. As a part of the development, the applicant proposes an adjustment to the off-street parking requirements through a parking management plan and coastal development permit. The parking management plan includes the use of two off-site parking spaces in the existing 49-space parking structure owned in common by Bay Island residents located at 501 West Bay Avenue. Use of this parking structure is consistent with previously approved development regulations of the use permit. The proposed parking management plan includes a requirement to provide one enclosed golf cart storage space on-site in a garage attached to the house; thereby the project provides three spaces for the proposed unit consistent with NBMC Section 21.40.040. The Planning Commission can authorize off-site parking or adjustments to parking requirements with a CDP pursuant to NBMC Sections 21.40.100 (Off-Site Parking). The project has been conditioned to maintain the golf cart storage space and off-site parking spaces in compliance with the parking management plan. Coastal Hazards The development fronts the Newport Bay with a sandy beach separating the project site and the water. A project-specific Coastal Hazard and Sea Level Rise Analysis Report was prepared by GeoSoils, Inc. dated March 6, 2024. The maximum bay water elevation is 7.7 feet based on the North American Vertical Datum of 1988 (NAVD 88). The report analyzes future sea level rise scenarios assuming a 2-foot increase in the maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 9.7 feet NAVD 88- (the likely range for sea level rise over the 75-year design life of the structure based on low risk aversion estimates for sea 10 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 9 level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The existing community bulkhead was reinforced and capped up to 9 feet NAVD 88 in 2014 and can be increased in height in the future. The report concluded that shoreline movement, waves and wave runup, and flooding will not significantly impact this Property over the life of the Project with future sea level rise. The need for a new shoreline protective device is not anticipated over the economic life of the Project to protect it from shoreline movement, waves and wave runup, or flooding. A condition of approval is included requiring waterproofing of principal structures up to a height of 10.9 feet NAVD 88. The proposed finished floor of the residence is 10.0 feet NAVD 88, and Condition of Approval No. 5 is included to require waterproofing up to a minimum height of 10.9 feet NAVD 88 with adaptability up to 14.4 NAVD 88. The report concludes that no site-specific protective devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards for the next 75 years or more. Under NBMC Section 21.30.030(C)(3)(i)(iv) – (Natural Landform and Shoreline Protection), the property owner will be required to agree with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). The property owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) – (Waterfront – Development Standards). Both requirements are included as a condition of approval that will need to be satisfied before the final building permit inspection and permit issuance, respectively. The property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC before building permit issuance. Water Quality The property is located adjacent to coastal waters. The project design addresses water quality with a construction erosion control plan, construction pollution prevention plan (CPPP), and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Under Municipal Code Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the shoreline and the development containing more than 75% of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQHP has been prepared for the project by MFKessler dated February 2024. The WQHP includes a site runoff and hydrologic characterization, the sizing standards for water quality best management practices (BMPs), the use of a Low Impact Development approach to retain the design storm runoff volume on-site, and documentation of the 11 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 10 expected effectiveness of the proposed BMPs. In summary, the project will not impact water quality. Public Access and Views The project site is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. The project involves the demolition of a single-unit dwelling and the construction of a new single-unit dwelling. Therefore, there is no change in land use and the proposed increases in floor area, height and bulk is comparable to other existing development on Bay Island. The changes will not result in any significant adverse impacts to public recreation, access or views or otherwise diminish the public’s use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. Therefore, requiring additional public access with this project is not supported. Conditional of Approval No. 2 is included to require a construction management plan to minimize impacts to adjacent residences on Island Avenue and Edgewater Avenue. Vertical and lateral access to the bay front is available adjacent to the Bay Island community at the street ends along the Balboa Peninsula and across the pedestrian bridge to Bay Island (approximately 160 feet from the Property). Lateral access to the bay front is also available along the sandy beachfront of the abandoned Edgewater Avenue adjacent to the Bay Island Bridge, and the passive sitting area adjacent to the Bay Island Bridge. The project site is not located adjacent to a coastal view road, public viewpoint, or public accessway, as identified in the Coastal Land Use Plan. The project is located within the viewshed of public beaches at the nearby street ends on the Balboa Peninsula and from waters of the Harbor. The project site is also located within the viewshed of distant public viewing areas. However, the project will replace an existing single-unit dwelling with a new single-unit dwelling that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Further, the proposed project maintains a maximum height of 33 feet where the Local Coastal Program development standards allow a maximum height up to 33 feet. Therefore, the project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Environmental Review This project is 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. 12 Shea Residence (PA2024-0017) Planning Commission, August 8, 2024 Page 11 Class 3 exempts the demolition and construction of up to three single-unit dwellings in urbanized areas. The proposed project consists of the demolition of one single-unit dwelling and the construction of a new single-unit dwelling located within the RM Coastal Zoning District. The exceptions to this categorical exemption under Section 15300.2 of the CEQA Guidelines 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 and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant, and posted on the subject property at least 10 days before the scheduled 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. Prepared by: ________________________ Jenny Tran Associate Planner Submitted by: LAW/jt ATTACHMENTS PC 1 Draft Resolution with Findings and Conditions PC 2 Resolution No. 23 Adopting Use Permit No. 3618 PC 3 501 West Bay Avenue Parking Structure Floor Plan PC 4 Bay Island Notice of Board Decisions PC 5 Project Plans 13 INTENTIONALLY BLANK PAGE14 Attachment No. PC 1 Draft Resolution with Findings and Conditions 15 INTENTIONALLY BLANK PAGE16 RESOLUTION NO. PC2024-016 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A COASTAL DEVELOPMENT PERMIT TO DEMOLISH AN EXISTING SINGLE- UNIT DWELLING AND CONSTRUCT A NEW SINGLE-UNIT DWELLING, AND ADJUST THE OFF-STREET PARKING AND HEIGHT REQUIREMENTS CONSISTENT WITH USE PERMIT NO. UP3618 FOR THE PROPERTY LOCATED AT 11 BAY ISLAND (PA2024-0017) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Daniel Ramirez of MFKessler (“Applicant”), on behalf of Bay Island Club (“Owner”), with respect to property located at 11 Bay Island, and legally described as allotment 11 of Bay Island shown on the official map of Bay Island (“Property”), requesting approval of a coastal development permit, adjustment to off-street parking, and a height allowance. 2. On November 24, 1997, the City Council approved Use Permit No. UP3618 to implement a Planned Residential Development Overlay District, which modified the Multi-Family Residential (MFR) zoning and development regulations for Bay Island including authorizing off-site parking. The purpose of Use Permit No. UP3618 is to ensure that future development maintains the single-unit detached character of Bay Island. 3. The Applicant requests a coastal development permit (“CDP”) to demolish an existing single-unit dwelling and construct a new 4,917-square-foot, three-story single-unit dwelling. The CDP also includes adjusting the off-street parking requirements with a parking management plan and increasing the allowed building height to 28 feet for flat portions of the roof and 33 feet for sloped portions of the roof in accordance with Use Permit No. UP3618. The design includes hardscape, drainage facilities, and landscaping. All improvements are located within the confines of private property (“Project”). 4. The Property is designated Multiple Residential Detached (RM-D) by the General Plan Land Use Element and is located within the Multiple Residential (RM) Zoning District. 5. The Property is located within the coastal zone. The Coastal Land Use Plan category is Multiple Unit Residential – 10.0 – 19.9 DU/AC (RM-C) and is located within the Multiple Residential (RM) Coastal Zone District. 6. A public hearing was held on August 8, 2024, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of the time, place, and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. (“Ralph M. Brown Act”) and Chapters 20.62 and 21.62 (Public Hearings) of the Newport Beach 17 Planning Commission Resolution No. PC2024-016 Page 2 of 12 10-18-21 Municipal Code (“NBMC”). Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this public hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. The Project is exempt from the California Environmental Quality Act (“CEQA”) under Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the California Code of Regulations, Title 14, Division 6, Chapter 3 (“CEQA Guidelines”) because it has no potential to have a significant effect on the environment. 2. Class 3 exempts the demolition and construction of up to three single-family dwellings in urbanized areas. The Project consists of the demolition of one single-unit dwelling and the construction of a new single-unit dwelling located within the Multiple Residential (RM) Coastal Zoning District. 3. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The Project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. SECTION 3. REQUIRED FINDINGS. In accordance with Section 21.52.015(F) (Coastal Development Permits – Findings and Decision) of the NBMC, the following findings and facts in support of the coastal development permit are set forth as follows: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed design, bulk, and scale of the Project is consistent with the existing single- unit dwelling neighborhood pattern of development and expected future development of Bay Island in that it is consistent with the development standards authorized by Use Permit No. UP3618. 2. The Project complies with applicable residential development standards including, but not limited to, floor area limitation, setbacks, height, and open space. a. The maximum cumulative floor area limitation for all residential development on Bay Island is approximately 143,916 square feet and the proposed cumulative floor area is approximately 130,095 square feet. 18 Planning Commission Resolution No. PC2024-016 Page 3 of 12 10-18-21 b. The Project complies with the required setbacks as set forth in Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC, which are 20 feet along all exterior property lines. c. The Project complies with the required height limitations as set forth in Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC. The maximum height in RM Coastal Zoning District is 28 feet for flat roofs and 33 feet for sloped roofs. The Project’s highest flat elements of the roof are no more than 28 feet from the established grade and the highest ridge is no more than 33 feet from the established grade, which meets the maximum height requirements of Section 21.18.030. d. The minimum required common open space on Bay Island is 1,725 square feet and the proposed common open space is approximately 106,710 square feet. e. The minimum required private open space for the Project is 246 square feet and the proposed private open space is approximately 537 square feet. 3. The Project includes over 4,000 square feet of livable area and requires three garage parking spaces pursuant to Section 21.40.040 (Off-Street Parking Spaces Required) of the NBMC. However, the Project complies with Section 21.40.110 (Adjustments to Off- Street Parking Requirements) of the NBMC in that a parking management plan is being provided as follows: a. Bay Island is accessed by a gated pedestrian bridge and the only vehicles permitted on the island are golf carts. The Project includes a dedicated 178- square-foot garage for on-site golf cart parking. b. Off-site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618, previously approved by the Planning Commission in 1997. The parking structure includes 49 parking spaces designated for the 23 existing single-unit dwellings on Bay Island, equating two or more off-site spaces per residence. 4. Bay Island is predominantly developed with two- and three-story, single-unit dwellings. The proposed design, bulk, and scale of the Project will be consistent with the existing neighborhood pattern of development and expected future development. 5. Under Section 21.30.030(C)(3)(i)(iv) – (Natural Landform and Shoreline Protection) of the NBMC, the Owner will be required to agree with the City waiving any potential right to protection to address situations in the future in which the development is threatened with damage or destruction by coastal hazards (e.g., waves, erosion, and sea level rise). This requirement is included as a condition of approval that will need to be satisfied before the final building permit inspection. 19 Planning Commission Resolution No. PC2024-016 Page 4 of 12 10-18-21 6. The Owner will also be required to acknowledge any hazards present at the site and unconditionally waive any claim to damage or liability against the decision authority, consistent with NBMC Section 21.30.015(D)(3)(c) – (Waterfront – Development Standards). This requirement is included as a condition of approval that will need to be satisfied before the issuance of building permits. 7. The Project fronts the Newport Bay with a sandy beach separating the Property and the water. A project-specific Coastal Hazard and Sea Level Rise Analysis Report was prepared by GeoSoils, Inc. dated March 6, 2024. The current maximum bay water elevation is 7.7 feet NAVD 88 (North American Vertical Datum of 1988). The report analyzes future sea level rise scenarios assuming a 2-foot increase in the maximum water level over the next 75 years (i.e. the life of the structure). Therefore, the sea level is estimated to reach approximately 9.7 feet (NAVD 88) - (the likely range for sea level rise over the 75-year design life of the structure based on low risk aversion estimates for sea level rise provided by the State of California, Sea Level Rise Guidance: 2018 Update). The existing community bulkhead was reinforced and capped to 9 feet NAVD 88 in 2014 and can be increased in height in the future. The report concluded that shoreline movement, waves and wave runup, and flooding will not significantly impact this Property over the life of the Project with future sea level rise. The need for a new shoreline protective device is not anticipated over the economic life of the Project to protect it from shoreline movement, waves and wave runup, or flooding. A condition of approval is included to require waterproofing of principal structures up to a height of 10.9 feet (NAVD 88) with adaptability up to 14.4 NAVD 88. The report concludes that no site- specific protective devices will be necessary to protect the proposed development from any existing or anticipated future coastal hazards for the next 75 years or more. 8. Under Section 21.35.050 of the NBMC, due to the proximity of the development to the shoreline and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQMP has been prepared for the project by MFKessler dated February 2024. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for BMPs, the use of a Low Impact Development (LID) approach to retain the design storm runoff volume on-site, and documentation of the expected effectiveness of the proposed BMPs. 9. The finished floor elevation of the proposed single-unit dwelling is 9.00 feet (NAVD 88), which complies with the minimum 9.0-foot (NAVD 88) elevation standard. 10. The Property is in an area known for the potential of seismic activity and liquefaction. All projects are required to comply with the California Building Code (“CBC”) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved before the issuance of building permits. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and the CBC before building permit issuance. 20 Planning Commission Resolution No. PC2024-016 Page 5 of 12 10-18-21 11. Proposed landscaping complies with Section 21.30.075 (Landscaping) of the NBMC. A condition of approval is included that requires drought-tolerant species. Before the issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted. 12. The Project is not located adjacent to a coastal view road, public viewpoint, or public accessway, as identified in the Coastal Land Use Plan. The Project is located within the viewshed of public beaches at the nearby street ends on the Balboa Peninsula. The Project is also located within the viewshed of distant public viewing areas. However, the Project will replace an existing single-unit dwelling with a new single-unit dwelling that complies with all applicable Local Coastal Program development standards and maintains a building envelope consistent with the existing neighborhood pattern of development. Further, the Project maintains a maximum height of 33 feet where the Local Coastal Program development standards allow a maximum height up to 33 feet. Therefore, the Project does not have the potential to degrade the visual quality of the Coastal Zone or result in significant adverse impacts to public views. Finding: B. Conforms with the public access and public recreation policies of Chapter 3 of the Coastal Act if the project is located between the nearest public road and the sea or shoreline of any body of water located within the coastal zone. Facts in Support of Finding: 1. The Project is located between the nearest public road and the sea or shoreline in the private community of Bay Island. Section 21.30A.040 (Determination of Public Access/Recreation Impacts) of the NBMC requires that the provision of public access bear a reasonable relationship between the requirement and the Project’s impact and be proportional to the impact. The Project involves the demolition of a single-unit dwelling and the construction of a new single-unit dwelling. The Project also includes off-site parking in a parking garage with golf cart access through Island Avenue and across the gated pedestrian bridge to Bay Island. Therefore, there is no change in land use and the proposed increases in floor area, height and bulk will not result in any significant adverse impacts to public recreation, access or views or otherwise diminish the public’s use of the ocean, harbor, bay, channels, estuaries, salt marshes, sloughs, beaches, coastal parks, trails, or coastal bluffs. 2. Vertical and lateral access to the bay front is available adjacent to the Bay Island community at the street ends along the Balboa Peninsula and across the pedestrian bridge to Bay Island (approximately 160 feet from the Property). Lateral access to the bay front is also available along the sandy beachfront of the abandoned Edgewater Avenue adjacent to the Bay Island Bridge, and the passive sitting area adjacent to the Bay Island Bridge. 21 Planning Commission Resolution No. PC2024-016 Page 6 of 12 10-18-21 Parking Requirements In accordance with Section 1.5.4 (Parking) of Use Permit No. UP3618, the following finding, and facts in support of the parking requirements are set forth as follows: Finding: C. Two (2) off-street parking spaces, including one (1) covered, shall be maintained for each dwelling unit, including any caretaker’s residences. Facts in Support of Finding: 1. Although Section 21.40.100 (Off-Site Parking) of the NBMC requires certain findings for off-site parking, Use Permit No. UP3618, which was adopted prior to Section 21.40.100, authorizes off-site parking provided that an adequate number of off-site parking spaces are provided for the Project. No additional findings pursuant to Title 21 (Local Coastal Program Implementation Plan) are necessary to authorize the off-site parking that was previously authorized. 2. Use Permit No. UP3618 requires two off-street parking spaces per dwelling unit. 3. Off-site parking is provided in a parking structure located at 501 West Bay Avenue pursuant to Use Permit No. UP3618. The parking structure includes 49 parking spaces designated for the 23 existing single-unit dwellings on Bay Island which provides two or more off-site spaces per residence. Height Increase In accordance with Section 1.5.5 (Building Height) of Use Permit No. UP3618, the following finding and facts in support of finding for a height increase are set forth as follows: Finding: D. The proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. Facts in Support of Finding: 1. Use Permit No. UP3618 allows the height of residential dwellings to be increased from 24 feet up to 28 feet, using the measurement of height defined in Title 20 (Planning and Zoning) of the NBMC, if found to be compatible with the height and scale of adjacent and surrounding dwellings. The NBMC measure of height for residential buildings allows an additional 5 feet in height for sloping roofs with a minimum 3:12 pitch. Therefore, a 24-foot height limit allows up to 29 feet for sloping roofs and a 28-foot height limit allows up to 33 feet for sloping roofs. 22 Planning Commission Resolution No. PC2024-016 Page 7 of 12 10-18-21 2. The proposed single-unit dwelling features a sloping roof with a minimum 3:12 pitch up to a maximum height of 33 feet, consistent with the provisions of Use Permit No. UP3618 and Section 21.18.030 (Residential Coastal Zoning Districts General Development Standards) of the NBMC. 3. The majority of the dwelling units on Bay Island were constructed prior to 1972, when the Zoning District was R-3 and allowed for a height of 35 feet. The majority of the existing residences on Bay Island are similar in height to the proposed dwelling. Therefore, the proposed building height is compatible and consistent with the height and scale of adjacent and surrounding dwellings. 4. The Bay Island Homeowners’ Association has indicated, through a letter stating approval of conceptual plans, that the increase in height is consistent with the Bay Island scale of development. 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 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. 2. The Planning Commission of the City of Newport Beach hereby approves the Coastal Development Permit (PA2024-0017) subject to the conditions outlined in Exhibit “A,” which is attached hereto and incorporated herein by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 21 (Local Coastal Implementation Plan), of the Newport Beach Municipal Code. Final action taken by the City may be appealed to the Coastal Commission in compliance with Section 21.64.035 (Appeal to the Coastal Commission) of the NBMC and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the California Public Resources Code. 23 Planning Commission Resolution No. PC2024-016 Page 8 of 12 10-18-21 PASSED, APPROVED, AND ADOPTED THIS 8TH DAY OF AUGUST, 2024. AYES: NOES: ABSTAIN: ABSENT: BY:_________________________ Curtis Ellmore, Chair BY:_________________________ Tristan Harris, Secretary Attachment(s): Exhibit A – Conditions of Approval 24 Planning Commission Resolution No. PC2024-016 Page 9 of 12 10-18-21 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 and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). 2. Prior to issuance of a building permit, the Applicant shall prepare a construction management plan to minimize impacts to adjacent residences on Island Avenue and Edgewater Avenue to be reviewed and approved by the Community Development and Public Works Directors. 3. A minimum of two parking spaces, including one covered, shall be maintained for the dwelling unit at the parking structure located at 501 West Bay Avenue (Lots 2, 3, 4, 5, 6 of Block 3, of East Newport Tract). 4. A minimum of one enclosed parking space shall be maintained onsite for golf cart parking. 5. All principal structures shall be waterproofed to a minimum height of 10.9 feet NAVD 88 and designed for future waterproofing up to a height of 14.4 NAVD 88. 6. Prior to issuance of final building permits, an agreement in a form approved by the City Attorney between the property owner and the City shall be executed and recorded waiving rights to the construction of future shoreline protection devices including the repair and maintenance, enhancement, reinforcement, or any other activity affecting the bulkhead, that results in any encroachment seaward of the authorized footprint of the bulkhead or other shoreline protective device. The agreement shall be binding against the property owners and successors and assigns. 7. Prior to issuance of building permits, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs, and expenses (including without limitation, attorney’s fees, disbursements, and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of the development. This letter shall be scanned into the plan set before building permit issuance. 25 Planning Commission Resolution No. PC2024-016 Page 10 of 12 10-18-21 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Coastal Development Permit. 10. This Coastal Development Permit filed as PA2024-0017 shall expire unless exercised within 24 months from the date of approval as specified in Section 21.54.060 (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 11. This Coastal Development Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 12. The applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree trimming, and similar construction activities shall occur between August 16 and January 31, outside of the peak nesting period. If such activities must occur inside the peak nesting season from February 1 to August 15, compliance with the following is required to prevent the taking of native birds under MBTA: A. The construction area shall be inspected for active nests. If birds are observed flying from a nest or sitting on a nest, it can be assumed that the nest is active. Construction activity within 300 feet of an active nest shall be delayed until the nest is no longer active. Continue to observe the nest until the chicks have left the nest and activity is no longer observed. When the nest is no longer active, construction activity can continue in the nest area. B. It is a violation of state and federal law to kill or harm a native bird. To ensure compliance, consider hiring a biologist to assist with the survey for nesting birds, and to determine when it is safe to commence construction activities. If an active nest is found, one or two short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 13. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 14. Prior to the issuance of building permits, 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. 26 Planning Commission Resolution No. PC2024-016 Page 11 of 12 10-18-21 15. All landscape materials and irrigation systems shall be maintained in accordance with 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. Prior to the issuance of building permits, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 17. 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 time periods unless the ambient noise level is higher: Between the hours of 7:00AM and 10:00PM Between the hours of 10:00PM and 7:00AM 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 18. 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. Noise-generating construction activities are not allowed on Saturdays, Sundays or Holidays. 19. 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 the leasing agent. 20. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all 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 Shea Residence including, but not limited to, Coastal Development Permit (PA2024-0017). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant 27 Planning Commission Resolution No. PC2024-016 Page 12 of 12 10-18-21 shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 28 Attachment No. PC 2 Resolution No. 23 Adopting Use Permit No. 3618 29 INTENTIONALLY BLANK PAGE30 31 32 33 34 35 36 Attachment No. PC 3 501 West Bay Avenue Parking Structure Floor Plan 37 INTENTIONALLY BLANK PAGE38 ffi G3t E$i ^9 ;dE 3::< ts I @ (!t s G c G I o I S) ^\v_;T H n Q I : : = I = A\s9 I @ o CI o I Io 9- o e e o o S/ E o @ O =g) I @ o ^a\s9/ - t$ s s g !p- s s = : 'll 35 39 INTENTIONALLY BLANK PAGE40 Attachment No. PC 4 Bay Island Notice of Board Decisions 41 INTENTIONALLY BLANK PAGE42 43 INTENTIONALLY BLANK PAGE44 Attachment No. PC 5 Project Plans 45 INTENTIONALLY BLANK PAGE46 47 rear/parkside BSLpocketcoatsgarage12'-1" x 12'-1"pwdr.living17'-10" x 17'-5"dining16'-10" x 21'-6"family23'-11" x 21'-6"48" rangekitchenpantryupstoragestoragenook10'-6" x 12'-6"wet barfireplace w/media abovemediacab'scab'srefr.upentryupw/dstackfaucourt-yard30' sgdelev.side BSLside BSL rear/parksidefront/baysideentrycov'd.12' c'lng.doorlow1st floor:floor:total:183.5 sfarea tablelivable: garage: deck:2nd floor:3rd floor:2,097 sf---------393 sf2,249 sf4,739 sf354 sf178 sfA1.0SHEETJOB NO.NO.DESCRIPTIONDATEOWNER:CAROLYN H. SHEANEWPORT BEACH, CA IRVINE, CA 9266111 BAY ISLAND11 BAY ISLANDNEWPORT BEACH, CA DRAWN BY:DESIGNED BYCARL LAGONI36 MINERS TRAILIRVINE, CA 92620(949) 422-5154250-095CARL LAGONI A.I.A.1ST FLOORFLOOR PLANSHRUBSSYMBOLBOTANICAL NAME COMMON NAME SIZE DESCRIPTION””‘’‘’GROUND COVERSYMBOL BOTANICAL NAME COMMON NAMESPACING DESCRIPTION”48 w.d.laun.linenswicwicbroomlinensprimary21'-1" x 17'-9"bed. 212'-6" x 15'-6"bed. 313'-0" x 15'-6"bed. 412'-10" x 15'-6"elev.side BSLfau10'2" LF15'5" LFba. 2ba. 3ba. 2primary bathdeckdeckstorageskylightskylightskylightside BSL side BSLrear/parksidefront/baysideroofbelowupdownc'lng.seatc'lng.mcA2.0SHEETJOB NO.NO.DESCRIPTIONDATEOWNER:CAROLYN H. SHEANEWPORT BEACH, CA IRVINE, CA 9266111 BAY ISLAND11 BAY ISLANDNEWPORT BEACH, CA DRAWN BY:DESIGNED BYCARL LAGONI36 MINERS TRAILIRVINE, CA 92620(949) 422-5154250-095CARL LAGONI A.I.A.2ND FLOORFLOOR PLAN49 50 51 9.0' NAVD TO RIDGE9.0' NAVD TO TOP OF DECK WALL 9.0' NAVD TO RIDGE A5.0SHEETJOB NO.NO.DESCRIPTIONDATEOWNER:CAROLYN H. SHEANEWPORT BEACH, CA IRVINE, CA 9266111 BAY ISLAND11 BAY ISLANDNEWPORT BEACH, CA DRAWN BY:DESIGNED BYCARL LAGONI36 MINERS TRAILIRVINE, CA 92620(949) 422-5154250-095CARL LAGONI A.I.A.LEFT AND RIGHTELEVATIONS52 9.0' NAVD TO RIDGE 9.0' NAVD TO TOP OF DECK WALLF.F. @ 10'9.0' NAVD TO RIDGE A6.0SHEETJOB NO.NO.DESCRIPTIONDATEOWNER:CAROLYN H. SHEANEWPORT BEACH, CA IRVINE, CA 9266111 BAY ISLAND11 BAY ISLANDNEWPORT BEACH, CA DRAWN BY:DESIGNED BYCARL LAGONI36 MINERS TRAILIRVINE, CA 92620(949) 422-5154250-095CARL LAGONI A.I.A.FRONT AND BACKELEVATIONS53 “” 1 2 3 4 5 6 7 8 9 20 19 18 17 16 15 14 13 26 25 24 23 21 22 10 11 12 54 N28°55'23"E 45.00'N61°41'22"W 78.88'N28°18'11"E 45.00'N61°41'16"W 79.37' PARCEL 12 PARCEL 11 PARCEL 10 55 N61°41'22"W 78.88'N28°18'11"E 45.00'N61°41'16"W 79.37' PARCEL 12 PARCEL 10 56 57 N28°55'23"E 45.00'N61°41'22"W 78.88'N28°18'11"E 45.00'N61°41'16"W 79.37' PARCEL 12 PARCEL 11 58 PROJECT LOCATION VICINITY MAP NOT TO SCALEMONROVIA HIG H W A Y FR E E W A Y JAMBOREEHIGH W A Y WEST BALBOA BALBOA PENI N S U L A BALBOAISLANDBLVDPLACENTIA 17TH ST 15TH ST SUPERIORCOASTAVE SANTA ANA AVE20 T H S T DOVER18 T H S TBLVD 15 T H S TNEWPORTAVE IRVINETUSTIN19 T H S T DRAVEAVE55 FREEWAY 73 MACARTHURRD EA S T JOAQUINMIGUEL CO R O N A D E L M A R CO A S T SAN NEWPORTHILLS COASTDRIVEBONITA AVEROAD FORD SA N RD BISON BLVDCANYON DRDR UNIVERSITY AVECAMPUS DRCA M P U S D R FREEWA Y 73 CITY OF COSTA MESA CITY OF IRVINE PACIFIC O C E A N JOHN WAYNEAIRPORT UPPERNEWPORT BAY NEWPORTCENTER LANDSCAPE ARCHITECTURAL PLANS FOR 11 BAY ISLAND LIGHTING PLAN L-6 L-7 L-8 L-5 L-4 L-2 L-1 SHEET INDEX: COVER SHEET CONSTRUCTION PLAN IRRIGATION PLAN PLANTING PLAN PLANTING SPECS.COVERSHEET1 L-3 CONSTRUCTION DETAILS L-9 NOTICE TO HOMEOWNER: HOME OWNER SHALL PROCESS PLANS THROUGH THE HOME OWNER’S ASSOCIATION PRIOR TO ANY CONSTRUCTION. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE THE APPLICANT OF LEGAL REQUIREMENT TO OBSERVE COVENANTS, CONDITIONS, AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN COMMUNITY ASSOC. APPROVAL. SECTION 4216/4217 OF THE GOVERNMENT CODE REQUIRES A DIG ALERT IDENTIFICATION NUMBER BE ISSUED BEFORE A "PERMIT TO EXCAVATE" WILL BE VALID. FOR YOUR DIG ALERT IDENTIFICATION NUMBER CALL UNDERGROUND SERVICE ALERT. TOLL FREE 1-800-422-4133 (TWO WORKING DAYS BEFORE YOU DIG) DIG ALERT: 800.227.2600SOUTHERN CALIFORNIA EDISON: 714.895.0246SOUTHERN CALIFORNIA GAS: 800.427.2000CITY WATER & SEWER: 949.644.3011PACIFIC BELL TELEPHONE: 800.750.2355 CITY OF NEWPORT BEACHPUBLIC WORKS DEPT.: 949.644.3311CITY OF NEWPORT BEACH PLANNING DEPT.:GENERAL INFOMATION: 949.644.3200ZONING INFORMATION: 949.644.3204CITY OF NEWPORT BEACH BUILDING DEPT.:GENERAL: 949.644.3275PERMITS: 949.644.3288INSPECTIONS: 949.644.3255NEWPORT BEACH FIRE DEPT: 949.644.3106ORANGE COUNTY HEALTH SERVICES: 714.834.3882 NOTES: 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING THEMSELVES WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND / OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND / OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 6. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR THEIR AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. 7. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. 8. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. 9. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT. 10. CONTRACTOR SHALL INSTALL THIS PROJECT UTILIZING THE LANDSCAPE INDUSTRIES'S B. M. P. BEST MANAGEMENT PRACTICES. THE MINIMUM TIME TO COMPLETE CONSTRUCTION ON A PROJECT IS LIMITED TO THREE YEARS FROM THE DATE OF THE PERMIT FOR ALL PERMITS ISSUED AFTER AUGUST 21, 2019 AS REQUIRED BY NBMC SECTION 15.02.095 APPLICABLE CODES: 2022 CALIFORNIA BUILDING CODE: CH. 15.04 (C.B.C.)2022 CALIFORNIA RESIDENTIAL CODE: CH. 15.05 (C.R.C.)2022 CALIF1ORNIA ELECTRICAL CODE: CH. 15.06 (C.E.C.)2022 CALIFORNIA MECHANICAL CODE: CH. 15.07 (C.M.C.)2022 CALIFORNIA PLUMBING CODE: CH. 15.08 (C.P.C.)2022 UNIFORM SWIMMING POOL, SPA, & HOT TUB CODE: CH.15.09 IRRIGATION DETAILS IRRIGATION DETAILS LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E59 SCALE: 1/4" = 1'-0" NORTH garage living diningfamily nook kitchen entry W.M.F.F.E. 10.00 front/bayside STONE STEPS WITH RISER PORTION OF STEP TO BE STACKED STONE, TREAD TO BE CUSTOM ROCK EDGE TREADS. SEE LIGHTING PLAN FOR LIGHTS IN STEPS.CONSTRUCTIONPLAN2 STONE STEPPING PADS SET ON 4" MORTAR BASE, ALLOW ±6" BETWEEN EACH FOR PLANTING. STONE FACED BARBECUE CENTER, B.B.Q. UNIT TO BE SUPPLIED BY THE OWNER WITH ACCESS DOOR FOR BELOW B.B.Q. SERVING TOP SHALL BE GRANITE. CONTRACTOR SHALL SUPPLY GAS AND POWER (120v outlet) TO THIS AREA. SEE ELEVATION DRAWING. COORDINATE OPENINGS IN COUNTER BARBECUE, G.F.C.I. OUTLETS AND ANY OTHER EQUIPMENT TO BE SELECTED. EXISTING PROPERTY LINE WALL, PROTECT IN PLACE. STONE FACED LANDSCAPE WALL ±18" HIGH FROM PATIO ELEVATION, CAP THIS WALL WITH PRE CAST CONCRETE CAP. STONE HARDSCAPE, SLOPE TO DRAIN. BASE TO RECEIVE 'REDGARD' WATERPROOFING AND CRACK PREVENTION MEMBRANE COLORED CONCRETE SIDE YARD WITH CONTROL JOINTS AS SHOWN AND EXPANSION JOINT AT BASE OF HOUSE. POT DRAIN LOCATION - SEE DRAINAGE PLAN. CONSTRUCTION BID ITEMS: CONTRACTOR SHALL PROVIDE AN ITEMIZED BID COST FOR EACH OF THE FOLLOWING. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 GENERAL:CONTRACTOR SHALL PROVIDE DECK-O-SEAL EXPANSION MASTIC (COLOR TO MATCH ADJACENT HARDSCAPE, FINISHED WITH SILICA SAND AS EXPANSION JOINTS. EXPANSION JOINTS SHALL OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS, AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND / OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16 FT. O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER. ALL INSIDES OF ALL RAISED PLANTERS / RETAINING WALLS SHALL RECEIVE THOROSEAL WATERPROOFING PER MANUFACTURES SPEC. CONTRACTOR SHALL CONSULT OWNER IN REGARDS TO OUTDOOR SPEAKER LOCATION. AND PROVIDE SEPARATE BID FOR RUNNING SPEAKER WIRE IN PVC SCH 80 CONDUIT AND WIRE TO EACH LOCATION. CONTRACTOR SHALL PROVIDE OWNER AS BUILT DRAWINGS FOR ALL UNDERGROUND UTILITIES - IRRIGATION WIRES, ANY SPEAKER WIRES AND OR GAS LINES. ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. ALL DOWNSPOUTS SHALL BE CONNECTED TO THE LOT DRAINAGE SYSTEM. SEE DRAINAGE PLAN CONTRACTOR SHALL BE IN CHARGE OF PROCESSING ALL PERMITS WHERE NEEDED. POOLS, SPAS, WALLS, FENCES, PATIO COVERS, AND OTHER FREE-STANDING STRUCTURES REQUIRE SEPARATE REVIEWS AND PERMITS. NO WORK SHALL BE PERFORMED WITHIN THE PUBLIC RIGHT-OF-WAY BY THE APPLICANT / OWNER, OR HIS OR HER AGENTS UNTIL A PUBLIC PROPERTY ENCROACHMENT PERMIT IS ISSUED BY THE CITY ENGINEER. MASONRY CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. FINISH SURFACE OF CONCRETE OR HARDSCAPE SURFACE TO BE A 3" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. CHECK WITH GOVERNING CODES FOR REQUIREMENTS AND COMPLY WITH IF DIFFERENT. STEP TREADS TO BE 12" WIDE MINIMUM. CONTRACTOR SHALL INSTALL THIS PROJECT IN ACCORDANCE TO ALL CITY CODES AND REQUIREMENTS. CONTRACTOR SHALL BRING TO THE ATTENTION OF THE OWNER AND THE LANDSCAPE ARCHITECT PRIOR TO CONSTRUCTION ANY KNOWN DISCREPANCY BETWEEN THAT WHICH IS SPECIFIED ON THESE PLANS AND THAT WHICH IS PERMITTED BY GOVERNING CODES AND THE HOME OWNERS' ASSOCIATION. WITH THE ACCEPTANCE TO CONSTRUCT THIS PROJECT, CONTRACTOR AND OWNER AGREE TO HOLD LANDSCAPE ARCHITECT HARMLESS OF ANY UNFORESEEN CONSTRUCTION COSTS DUE TO ELEMENTS NOT SPECIFIED ON THESE PLANS. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY ALL SITE CONDITIONS PRIOR TO COMPLETING BIDS. CONTRACTOR SHALL INCLUDE IN THEIR BID THE COST OF ALL DEMOLITION AND ANY SOIL IMPORT AND OR EXPORT NEEDED TO COMPLETE THIS PROJECT.3/16 PERMALOC LANDSCAPE EDGING. WOOD SIDE YARD GATE , PAINT TO MATCH HOUSE TRIM. ISSUANCE OF A BUILDING PERMIT BY THE CITY DOES NOT RELIEVE APPLICANTS OF THE LEGAL REQUIREMENTS TO OBSERVE COVENANTS, CONDITIONS AND RESTRICTIONS WHICH MAY BE RECORDED AGAINST THE PROPERTY OR TO OBTAIN PLANS. YOU SHOULD CONTACT YOUR COMMUNITY ASSOCIATION PRIOR TO COMMENCEMENT OF ANY CONSTRUCTION AUTHORIZED BY THIS PERMIT. PRIOR TO PERFORMING ANY WORK IN THE CITY RIGHT-OF-WAY AN ENCROACHMENT PERMIT MUST BE OBTAINED FROM THE PUBLIC WORKS DEPARTMENT. ALL WORK RELATED TO WATER IN THE PUBLIC RIGHT-OF-WAY SHALL BE PERFORMED BY A C-34LICENSED PIPELINE CONTRACTOR OR AN A LICENSED GENERAL ENGINEERING CONTRACTOR. PROJECT HARDSCAPE MATERIALS:PRE-CAST CONCRETE COPING SHALL BE BY PACIFIC STONE DESIGN, INC. 866-997-8663'TRESTLES' WC 104 SERIES , SAND TEXTURE, COLOR #440,A USE CORNER PIECES AT EA. CORNER (DO NOT MITER) STONE HARDSCAPE SHALL BE RANDOM SQUARES AND RECTANGLE FULL RANGE BLUE STONE AS SUPPLIED BY COUGAR STONE. WALLS AND STEP RISERS TO BE FACED WITH COUGAR STONE 'NORTHWINDS SAWN BLUE LEDGE. ALL CONCRETE TO BE COLORED 'FRENCH GRAY' WITH TOP CAST #3 FINISH. GENERAL NOTES AND SPECIFICATIONS11. GENERAL NOTICE TO CONTRACTORSALL CONTRACTORS AND SUBCONTRACTORS PERFORMING WORK SHOWN ON OR RELATED TO THESE PLANS SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND THE PUBLIC IS PROTECTED. ALL CONTRACTORS AND SUBCONTRACTORS SHALL COMPLY WITH THE "OCCUPATIONAL SAFETY AND HEALTH REGULATIONS" OF THE U.S. DEPARTMENT OF LABOR, AND WITH THE STATE OF CALIFORNIA DEPARTMENT OF INDUSTRIAL RELATIONS' "CONSTRUCTION SAFETY ORDERS". THE OWNER AND OWNERS' REPRESENTATIVES SHALL NOT BE RESPONSIBLE IN ANY WAY FOR THE CONTRACTOR'S AND SUBCONTRACTOR'S COMPLIANCE WITH SAID REGULATIONS AND ORDERS.CONTRACTOR FURTHER AGREES THAT HE SHALL ASSUME SOLE AND COMPLETE RESPONSIBILITY FOR JOB SITE CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS PROJECT, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY: THAT THIS REQUIREMENT SHALL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS: AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD THE OWNER AND HIS REPRESENTATIVE HARMLESS FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH THE PERFORMANCE OF WORK ON THIS PROJECT, EXCEPTING FOR LIABILITY ARISING FROM THE SOLE NEGLIGENCE OF THE OWNER OR HIS REPRESENTATIVE.IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO ASCERTAIN THE LOCATION OF ALL UNDERGROUND UTILITIES OR STRUCTURES FROM FIELD INVESTIGATIONS AND AVAILABLE RECORDS PRIOR TO COMMENCING ANY EXCAVATION. 2. CONCRETE AND REINFORCING STEEL:CEMENT FOR CONCRETE SHALL BE A STANDARD BRAND MEETING THE REQUIREMENTS FOR TYPE V CEMENT OF ASTM SPECIFICATIONS C-150 "PORTLAND CEMENT".MINIMUM COMPRESSIVE STRENGTH OF ALL CONCRETE SHALL BE 2,500 PSI IN 28 DAYS. 6 SACK MIX WITH A 5" MAX. SLUMP. AT A MINIMUM THICKNESS OF FOUR INCHES OVER 2" SAND BASE AND 90% COMPACTED NATIVE SOIL. (DRIVEWAY MIN. THICKNESS OF 6 INCHES)THE LARGEST PRACTICAL SIZE OF COARSE AGGREGATE UP TO 1/2" SHALL BE USED IN THE CONCRETE.MINIMUM CONCRETE CLEAR COVERAGE OF REINFORCING STEEL SHALL BE AS FOLLOWS: FOOTINGS: CONCRETE PLACED AGAINST EARTH...3" CONCRETE PLACED AGAINST FORMS EXPOSED TO EARTH.. 2" SLABS..1 1/2"ALL REINFORCING STEEL SHALL BE DEFORMED BARS IN ACCORDANCE WITH ASTM A-615 - GRADE 40.ALL BARS AT SPLICES IN CONCRETE SHALL LAP AS FOLLOWS: GRADE 40 IS 40 DIAMETER LAP.ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS, AND OTHER INSERTS SHALL BE SECURELY FASTENED IN THE FORMS BEFORE PLACING THE CONCRETE.REINFORCING STEEL SHALL BE SECURELY TIED IN PLACE WITH #16 DOUBLE ANNEALED STEEL WIRE. BARS SHALL BE SUPPORTED ON WELL-CURED CONCRETE BLOCKS OR APPROVED METAL CHAIRS.WIRE FABRIC SHALL CONFORM TO "STANDARD SPECIFICATIONS FOR WELD WIRE FABRIC FOR CONCRETE REINFORCEMENT", "ASTM A-185-64". ALL CONCRETE WORK SHALL RECEIVE 1/2" "FIBERMIX STEALTH MULTIFILAMENT FIBERS" AT 2 LBS. PER CU. YD.ALL CONCRETE FLAT WORK AND OR STONE SUB-BASE SHALL RECEIVE NO. 3 BAR AT 18 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE FLAT WORK SHALL RECEIVE NO. 4 BAR AT 12 INCHES ON CENTER, CHAIRED IN PLACE ALONG CENTER OF SLAB. DRIVE CONCRETE SHALL BE A MINIMUM THICKNESS OF 6 INCHES.ALL CONCRETE SHALL BE UNDERLAIN WITH A VAPOR BARRIER CONSISTING OF A PLASTIC FILM (TEN MIL POLYVINYL CHLORIDE OR EQUIVALENT) AT A MINIMUM. THE VAPOR BARRIER SHOULD BE PROPERLY LAPPED AND SEALED. SINCE THE VAPOR BARRIER WILL PREVENT MOISTURE FROM DRAINING FROM FRESH CONCRETE, A BETTER CONCRETE FINISH CAN USUALLY BE OBTAINED IF AT LEAST TWO INCHES OF SAND IS SPREAD OVER THE VAPOR BARRIER PRIOR TO PLACEMENT OF CONCRETE. 3. MASONRY:UNIT MASONRY SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-90 GRADE N. MINIMUM COMPRESSIVE STRENGTH SHALL BE FOR THE GROSS SECTION OF BLOCK.CEMENT FOR MASONRY MORTAR SHALL CONFORM TO THE REQUIREMENTS OF ASTM C-150 "PORTLAND CEMENT", TYPE 1.MORTAR SHALL BE 1:3 1/2 CEMENT AND SAND MIX WITH 1/4 PART APPROVED HYDRATED LIME OR LIME PUTTY, TYPE M OR S.GROUT SHALL BE 1:3:2 CEMENT, SAND, AND 3/8" PEA GRAVEL MIX WITH A SLUMP OF 8" TO 11".DRYPACK SHALL BE 1:3 CEMENT AND SAND MIX.ALL REINFORCING STEEL SHALL BE INTERMEDIATE GRADE PERFORMED BARS CONFORMING TO ASTM A-615, GRADE 40. REINFORCING STEEL SHALL BE LOCATED AT THE CENTER OF THE WALL UNLESS OTHERWISE NOTED ON THE PLANS, I.E. RETAINING WALLS.SPLICES OF REINFORCING STEEL SHALL LAP 40 DIAMETERS OR 2'-0" MINIMUM. ALL REINFORCING STEEL, ANCHOR BOLTS, DOWELS AND OTHER INSERTS SHALL BE SECURELY ANCHORED IN PLACE PRIOR TO GROUT. 4. ALL CONCRETE BASE FOR STONE AND OR PAVING MATERIAL SHALL RECEIVE 'REDGARD' WATERPROOFING AND CRACK PREVENTION MEMBRANE 5. BONDING MORTAR SHALL BE MAVIS 3000 BY OMEGA PRODUCTS.MAVS 3000 IS A HIGHLY POLYMER-MODIFIED, FACTORY BLENDED MASONRY MORTAR THAT EXCEEDS ASTM C270, TMS 402/602 SHEAR STRENGTH, ENTIRE ANSI A118.4, ENTIRE ANSI A118.11, AND ENTIRE ANSI A118.15 REQUIREMENTS MANUFACTURED BY OMEGA PRODUCTS INTERNATIONAL WITH 15-YEAR TO 35-YEAR WARRANTY. CONTACT DAN LANSAW: ARCHITECTURAL AND PRODUCT SUPPORT REPRESENTATIVE, OMEGA PRODUCTS INTERNATIONALMAVS DIVISION MOBILE: (951) 339-6091 DLANSAW@OMEGA-PRODUCTS.COM 6. GAS LINE PIPPING AND FITTINGS ABOVE GRADE SHALL BE GALVANIZED. STONE DRIVE WITH 6" THICK CONCRETE BASE. PROVIDE BOTTOMLESS TRENCH DRAIN PER CIVIL PLAN. 16 INCH HIGH STONE FACED FIRE RING W/ PRE-CAST CONCRETE CAP. SIDE YARD SHOWER / WASH DOWN DRAIN LOCATION, SEE DETAIL FOR WOOD GRATE (DRAIN BY HOME BUILDER. 30" STONE FACED ENTRY PILASTER WITH PRE-CAST CONCRETE CAP. EXPOSED SIDE TO BE FACED WITH STONE. EXISTING HOA WALK, PROTECT IN PLACE. 1 2 2 2 2 3 4 3 3 3 5 6 6 788 88 8 9 10 111112 13 13 14 14 14 14 14 15 16 16 STONE FACE BOTH SIDES LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E60 CONSTRUCTIONDETAILS3 1. 2 X 8 TOP AND BOTTOM RAILS WITH RADIUS AT TOP - PROVIDE DADO TO ACCEPT T & G.2. 2 X 6 SIDE RAILS - PROVIDE DADO TO ACCEPT T & G.3. 1 X 4 T & G PANEL. 4. GATE HARDWARE AS SELECTED BY OWNER.5. 1 X 3 GATE STOP ATTACH TO WALL WITH GALVANIZED FASTENERS AT 4 PLACES.6. TWO 6" LONG X 3/8" DOWELS AT EACH SPLICE. 7. 3 GALVANIZED BUTT HINGES WITH BLACK FINISH.8. BLOCK WALL - SEE CONSTRUCTION PLAN.9. FINISH SURFACE 1 2 3 4 5 6 7 8 9 3'-0" MIN.VERIFY W/ OWNER SEE CONSTRUCTION PLANWOOD GATE NOTE: ALL WOOD TO BE CLEAR D.F. PRIME AND PAINT TO MATCH HOUSE UNLESS OTHERWISE NOTED - (VERIFY COLOR WITH OWNER). PROVIDE COPPER CAP GATE SHALL BE SELF-CLOSING, AND SELF-LATCHING MECHANISMS. LATCH MECHANISM SHALL BE AT LEAST 60 INCHES ABOVE THE GROUND. ALL GATES SHALL SWING OUT OF THE POOL AREA IN THE DIRECTION LEADING TO THE PUBLIC WAY.60" MIN. TO MEET POOL CODESTONE STEPS 1. STONE PATIO 2. STACKED STONE STEP 3. EXPANSION JOINT. 4. #4 BARS NOTE: SEE LIGHTING PLAN FOR LIGHTS IN STEPS 1 2 3 4 1 1 1. STAINLESS STEEL ACCESS DOORS2. DROP IN GAS BBQ MODEL TO BE SELECTED BY OWNER. INSTALL PER MANUFACTURER'S SPECIFICATIONS3. ELECTRICAL OUTLET 4. COUNTER SURFACE MATERIAL PER CONSTRUCTION PLAN.5. C.M.U. FRAM WITH STONE FACE TO MATCH HOUSE.6. 4" HIGH KICKPLATE 7. FINISH SURFACE8. UTILITY LINES (GAS AND ELECTRIC) PER CODE.9. STONE FACE WALL W/ PRE-CAST CONCRETE CAP.10. EXISTING GRADE.11. SEE STRUCTURAL ENGINEER'S DETAIL FOR WALL CONSTRUCTION. BUILT IN GAS GRILL36"2 3 4 5 6 7 8 9 9 10 1018"11 11 1. TOOLED OR SAWCUT CONTROL JOINT - MIN. 1/8" WIDE x 1/3 DEPTH OF CONCRETE WHERE SHOWN ON PLAN.2. CONCRETE PAVING AND OR CONCRETE SUB-BASE FOR STONE, BRICK ETC.. - SEE PLAN 3. THICKENED EDGE 8" THICK FOR WALKING SURFACES, 10" THICK FOR DRIVEWAY. 4. REBAR PER CONSTRUCTION PLAN.5. FINISH LANDSCAPE GRADING. NOTE: MAINTAIN 3" CLEAR BETWEEN REBAR AND EARTH. 2" MIN. PROVIDE SAND BED AND / OR BASE MIX OVER COMPACTED 90% SUBGRADE. 12"MIN. TYPICAL HARDSCAPE THICKENED EDGE 1 23 45 1. FACE OF WALL CAP TO BE ±1/4 BEYOND WALL FACE.2. WALL CAP - SEE CONSTRUCTION PLAN. WALL CAP OVERHANG SCALE: 1" = 2'-0" 1 2 1 1/4"1" SAW CUT1/4" R. CONTROL JOINT / SAW CUT DETAIL 1. SIDE OF HOUSE2. WEEP SCREED 3. HARDSCAPE SURFACE.4. SELF-LEVELING DECK-O-SEAL EXPANSION MASTIC COLOR TO MATCH CONC., FINISH WITH SILICA SAND5. 3/ 8" POLYFELT FOAM EXPANSION. 6. COMPACTED SOIL FOR HARDSCAPE TYPE, SEE CONSTRUCTION PLAN. EXPANSION JOINT AT HOUSE 3/8" 1/4" R.4"MIN1"MIN1 2 3 4 5 6 LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E61 SCALE: 1/4" = 1'-0" NORTH TRASH STOAGE AREA garage living diningfamily nook kitchen entry W.M.F.F.E. 10.00 front/bayside IF DISTANCES FROM TRANSFORMER EXCEED RECOMMENDED LENGTHS AND WATTAGES, EXCESSIVE VOLTAGE DROP WILL OCCUR AND LIGHT OUTPUT WILL GREATLY DIMINISH. CENTER TRANSFORMERS WHENEVER POSSIBLE. MAKE CABLE RUNS AS SHORT AS POSSIBLE TO REDUCE VOLTAGE DROP. SIZE CABLE AND TRANSFORMERS PROPERLY FOR EACH PROJECT. ALLOW ROOM FOR GROWTH OR ADDITIONS TO THE SIGHTING SYSTEM. IT IS RECOMMENDED TO USE EYELET, FLANGE SPADE, OR SPADE TERMINAL CONNECTORS WHEN ATTACHING CABLE TO TERMINAL BLOCK STUDS. THIS ENABLES ADDITIONAL SETS OF CABLE TO BE USED AND REDUCES THE POSSIBILITY OF STRAY WIRES TO TOUCH FROM ONE CONDUCTOR TO ANOTHER. IF THIS HAPPENS, ARCHING WILL OCCUR CAUSING A SUPER HEATED CONDITION AT THE TERMINAL BLOCK. CAUTION: HALOGEN LIGHTS OPERATED BELOW 10 VOLTS CONTINUOUSLY WILL BLACKEN AND HAVE BOTH LIFE AND LIGHT OUTPUT LESS THAN THE ABOVE FIGURES. FLUORESCENT LIGHTS WILL NOT OPERATE UNDER 10 VOLTS. VOLTAGE DROP IS INHERENT IN ALL LIGHTING SYSTEMS. MAKE CABLE RUNS AS SHORT AS POSSIBLE FROM TRANSFORMER. CENTER THE TRANSFORMER WHENEVER POSSIBLE AND MAKE MULTIPLE RUNS TO ACHIEVE THE DESIRED COVERAGE. CONTRACTOR SHALL USE SILICONE- FILLED SAFETY WIRE CONNECTORS BY "KING CONNECTORS" MODEL NO. KING-6T FOR DIRECT BURRIAL LOW-VOLTAGE LIGHTING SYSTEMS. GENERAL LIGHTING NOTES: ALL LIGHTING FIXTURES AND ELECTRICAL INSTALLATION SHALL BE IN CONFORMANCE WITH THE NATIONAL ELECTRICAL CODES AND LOCAL GOVERNMENTAL AGENCY, PERMIT REQUIREMENTS AND STATE HEALTH AND SAFETY REQUIREMENTS.CONTRACTOR SHALL VERIFY LOCATION OF ALL UTILITIES PRIOR TO CONSTRUCTION. CONTRACTOR SHALL BE HELD LIABLE FOR ANY DAMAGES INCURRED.ALL ELECTRICAL FIXTURES ARE SHOWN SCHEMATICALLY FOR APPROXIMATE LOCATIONS AND QUANTITIES REQUIRED. FINAL LOCATIONS TO BE VERIFIED ON SITE BY THE CONTRACTOR AT NIGHT.CONTRACTOR SHALL COORDINATE ALL SLEEVING REQUIRED WITH MASONRY AND OTHER SUBCONTRACTORS AS REQUIRED.CONTRACTOR SHALL SIZE AND CIRCUIT ALL ELECTRICAL REQUIREMENTS PER MANUFACTURERS REQUIREMENTS. ALL CABLE MUST BE INSTALLED A MINIMUM OF 12 INCHES BELOW GRADE. PVC SCH 40 SLEEVING SHALL BE PROVIDED UNDER ALL HARDSCAPE AREAS. ALL GROUND-MOUNTED FIXTURE SHALL HAVE A MINIMUM OF 18” OF EXCESS CABLE BURIED AT EACH FIXTURE FOR POSSIBLE RE POSITIONING AND OR MAINTENANCE.CONTRACTOR SHALL PROVIDE OWNER WITH ALL MANUFACTURERS GUARANTEE LITERATURE. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 36" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR FUTURE RELOCATION. STAKE MOUNTED LIGHTING FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE, COLOR & LAMP. SCALE: NOT TO SCALE TYPICAL LANDSCAPE AREA LIGHT SHRUB PLANTING AREAS 5 64123 7 8 9 1. FINISH GRADE2. 2" IN G.C., FLUSH IN LAWN3. VALVE BOX (SEE SPECS.) 4. WATER PROOF CONNECTOR5. 24" LINEAR LENGTH OF WIRE, COILED. 6. BRICK ( 1 OF 4 )7. PVC SWEEP ELLS, 8. 1 CU. FT. PEA GRAVE (MIN)9. GRAY PVC SCH 40 WHEN SPECIFIED DIRECT BURIAL OTHERWISE. RUN ALL WIRES ADJACENT TO IRRIGATION MAIN LINE WHEN POSSIBLE. WIRE PULL BOX / JUNCTION BOX12" MIN.7 TYPICAL RECESS WALL LIGHT STEP LIGHT SIMILAR TOP VIEWSCALE: NOT TO SCALE LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. WALL LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. BLOCK WALL - SEE CONSTRUCTION PLAN BLUE ENT W/ SWEEPS AS REQUIRED THIS FIXTURE IS DESIGNED FOR DOWNLIGHTING ONLY. DO NOT USE IN AN UPLIGHT POSITION WATERPROOF ALL SLEEVE ENDS W/ SILICONE TO PREVENT WATER SEEPAGE. LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. SPIKE MOUNT SPOT LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. TYPICAL DIRECTIONAL SPOT LIGHT SHRUB PLANTING AREAS SCALE: NOT TO SCALE FINISH GRADE LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. SPIKE MOUNT FLOOD LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. TYPICAL FLOOD LIGHT SCALE: NOT TO SCALE FINISHGRADE 1 CU. FT. OF COARSE GRAVEL LOW VOLTAGE CABLE WITH APPROVED WATER PROOF CONNECTION. LEAVE 18" MIN. LOOP COILED IN BOTTOM OF FIXTURE FOR MAINTENANCE PURPOSES. WELL LIGHT FIXTURE. SEE LIGHTING PLAN LEGEND FOR TYPE. SET FIXTURE FLUSH WITH FINISH GRADE IN LAWN AREAS. INSTALL THIS MODEL IN DRAINED AREAS. DO NOT INSTALL IN LOCATIONS THAT ARE SUBJECT TO STANDING WATER AS IT IS NOT AN UNDERWATER LIGHT. TYPICAL WELL LIGHT LAWN AREA SCALE: NOT TO SCALE VOLTAGE GUIDELINE TOTAL WATTAGE OF RUNLINEAR FT. OF # 12/2WIRE FROM THE TRANSFORMER TOTHE FIRST LAMP 40WATTS 80WATTS 108WATTS 128WATTS 144WATTS 180WATTS VOLTAGE TAP TO BE USED AT TRANSFORMER 25 LN. FT. 50 LN. FT. 75 LN. FT. 100 LN. FT. 150 LN. FT. 200 LN. FT. 250 LN. FT. 300 LN. FT. 350 LN. FT. 400 LN. FT. 450 LN. FT. 500 LN. FT. 550 LN. FT. 600 LN. FT. 650 LN. FT. 700 LN. FT. 750 LN. FT. 800 LN. FT. 12 V 12 V 12 V 13 V 13 V 13 V12 V 12 V 12 V 13 V 14 V 14 V12 V 12 V 13 V 13 V 14 V 14 V12 V 13 V 14 V 14 V 15 V 16 V13 V 14 V 15 V 16 V 16 V 18 V14 V 14 V 16 V 17 V 18 V 20 V14 V 16 V 17 V 18 V 20 V 20 V15 V 17 V 18 V 20 V 20 V15 V 18 V 20 V15 V 20 V15 V 20 V16 V17 V17 V18 V18 V20 V 20 V 20 V 20 V HOW TO USE DIFFERENT VOLT TAPS.EXAMPLE: If the first light tests at 8 volts, subtract 8volts form 12 volts, which equals 4 volts. Now add the 4 volts back into 12 volts and that will equal 16 volts (thus) 12 VOLTS-8 VOLTS = 4 VOLTS 12 VOLTS+ 4 VOLTS = 16 VOLTS CONTRATOR SHALL RUN MINIMUM OF 8 GUAGE WIRE FROM THE TRANSFORMER FOR THE FIRST 15 FT., PRIOR TO THE REDUCTION OFWIRE SIZE. WIRE SIZE UNDER 14 GUAGE IS NOT PERMITTED FOR THIS PROJ. LIGHTING CABLE / DISTANCE CHART CABLE TYPE RECOMMENDED DISTANCE FROMTRANSFORMER(SINGLE RUN)MAXIMUM WATTAGE(LOAD) O N E C I R C U I T 2 C O N D U C T O R S 18 / 2 20 FEET 100 WATTS200 WATTS 250 WATTS300 WATTS300 WATTS300 WATTS 16 / 2 150 FEET 14 / 2 80 FEET12 / 2 100 FEET10 / 2 150 FEET8 / 2 200 FEET 2 C I R C U I T S 3 C O N D U C T O R S 12 / 3 200 FEET 600 WATTS,(300 WATTS PER CIRCUIT) 10 / 3 250 FEET 600 WATTS,(300 WATTS PER CIRCUIT)LIGHTING PLAN4 MATTE BRONZE DIRECTIONAL SPOT TOP-UL-114-MBR 12TOP20 WATT HAL.MR 8 SHINE AT URN OR STATUE SYMBOL DESCRIPTION / COLOR MFG.MODEL NO. LAMP VOLTAGE NOTES: TRANSFORMERS SHALL BE A TOP 300 WATT TOP LIGHTS TRANSFORMER BY TOP W/ INTEGRAL TIMER ) CONTACT BRETT BROWNING AT TOP LIGHTS INC. TO PLACE ORDER 877-867-5596 (CELL 949-422-4563)T MATTE BRONZE AREA LANDSCAPE / PATH LIGHT, 12” HIGH, "SMALL HAT"TOP TOP-PL-340-MBR 2 WATT LED 12 LOCATE ±12" AWAY FROM ANY WALK OR PATIO. ± 18" FROM MOW EDGE. MATTE BRONZE DIRECTIONAL UP LIGHT W/ LARGE SHROUD TOP 142-MBR 12TOP6 WATT LED SHINE IN MID BRANCHES OF TREE MATTE BRONZE DIRECTIONAL FLOOD LIGHT TOP-UL-150-MBR 12TOPPAR 36 FLOOD6 ALT WATT LED SHINE IN LOWER BRANCHES OF SHRUB OR VINE. LOUVERED BRASS RECESS LIGHT.TOP-SL-LGBXSL-CVR534-MBR (3) 2 WATT LED 12TOP LOCATE 2" BELOW WALL CAP. INSTALL FLUSH TO WALL, WIRES IN BLUE ENT. AND OR IN STEP FACE. L I G H T I N G L E G E N D Private landscape lighting is not allowed to be installed within the public right-of-way per City Council Policy NOTE: ALL FIXTURE HAVE A KELVIN OF 2,700 (WARM WHITE) LUMEN RATING ACCOUNTS FOR BULB PLACEMENT AND SHROUD ON FIXTURE LUMENS 150 L. 120 L. 150 L. 120 L. 130 L. T T LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E62 SCALE: 1/4" = 1'-0" NORTH garage living diningfamily nook kitchen entry W.M.F.F.E. 10.00 front/bayside ·         TURF AREA DOES NOT EXCEED 25% OF LANDSCAPE PLANTING AREA (PROHIBITED ON SLOPE AREAS AND PARKWAYS LESS THAN 10 FEET WIDE) ·         75% OF LANDSCAPE AREA MUST BE PLANTED WITH CLIMATE ADAPTED PLANTS WITH AN AVERAGE WUCOLS PLANT FACTOR OF 0.3. ·         COMPOST AT A RATE OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET TO A DEPTH OF SIX INCHES 3-INCH MULCH LAYER APPLIED TO ALL PLANTING AREAS (EXCLUDING TURF AREAS)AUTOMATIC IRRIGATION CONTROLLERS WITH MANUAL SHUT-OFF VALVES STATEMENT, “I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE PRESCRIPTIVE COMPLIANCE OPTION TO THE MWELO).” POINT OF CONNECTION MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE DIRECTLY DOWNSTREAM OF EXISTING LOT WATER METER. VERIFY EXACT LOCATION IN THE FIELD AND ADJUST AS NECESSARY. INSTALL BALL VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION. EXTEND MAINLINE AS SHOWN TO SIDE YARD FOR IRRIGATION EQUIPMENT LOCATION. INSTALL BACKFLOW PREVENTER DOWNSTREAM OF BALL VALVE PER ALL LOCATE CODES. FINAL BACKFLOW PREVENTER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. PIPING BETWEEN THE POC AND THE BACKFLOW PREVENTER TO BE 1" TYPE 'K' COPPER INSTALL MASTER VALVE DOWNSTREAM OF BACKFLOW DEVICE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. INSTALL FLOW SENSOR DOWNSTREAM OF MASTER VALVE AND WIRE TO CONTROLLER PER MANUFACTURER'S DIRECTIONS. MAXIMUM DEMAND IS 5 GPM. MINIMUM DESIGN PRESSURE AT POC IS 60 PSI. CONTRACTOR SHALL TAKE A DIRECT PRESSURE MEASUREMENT AT THE POC PRIOR TO START OF WORK. IF STATIC PRESSURE IS GRATER THAN 80 PSI. INSTALL PRESSURE REGULATOR WITH BACKFLOW ASSEMBLY PER THESE PLANS AND SET TO 60 PSI. IF STATIC PRESSURE IS BETWEEN 60 PSI AND 80 PSI, DO NOT INSTALL PRESSURE REGULATOR. IF STATIC PRESSURE IS LESS THAN 60 PSI. NOTIFY LANDSCAPE ARCHITECT IN WRITING. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. CONTROLLER INSTALL IRRIGATION CONTROLLER OUTSIDE HOUSE AS SHOWN ON THE PLANS. FINAL CONTROLLER LOCATION TO BE APPROVED IN THE FIELD BY THE OWNER OR AUTHORIZED REPRESENTATIVE. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO THE FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND / OR ELECTRICAL CONTRACTOR AS NECESSARY, AND PAY ALL ASSOCIATED COST. THE IRRIGATION CONTRACTOR SHALL MAKE ALL FINAL CONNECTIONS PER LOCAL CODES. MOUNT, GROUND, AND WIRE ALL THE CONTROL EQUIPMENT PER THE MANUFACTURER'S DIRECTIONS, THESE PLANS, AND PER ALL LOCAL CODES. SLEEVINGMAINLINE AND VALVES SHOWN OUTSIDE OF PLANTED AREAS FOR CLARITY ONLY. INSTALL ALL IRRIGATION EQUIPMENT IN ADJACENT PLANTED AREAS EXCEPT WHERE SLEEVING IS SHOWN ON THE PLANS. ALL PIPES AND WIRES THAT MUST RUN UNDER HARDSCAPE TO BE SLEEVED IN SCH 40 PVC SLEEVES ACCORDING TO THE SLEEVING CHART. DRIP LINE SYSTEMSSHRUB AREAS AS SHOWN SHALL BE IRRIGATED WITH DRIP LINE IRRIGATION. INSTALL ALL DRIP LINE SYSTEMS PER THE MANUFACTURER'S DIRECTIONS AND RECOMMENDATIONS. CONTRACTORS NOT FAMILIAR WITH DRIP LINE SYSTEM INSTALLATION SHALL CONTACT THE MANUFACTURER'S REPRESENTATIVE PRIOR TO START OF WORK FOR ON-SITE PRODUCT AND INSTALLATION TRAINING. 2.3 Soil Management ReportA. All planted landscape areas are required to have friable soil to maximize retention and infiltration. On engineered slopes, only amended planting holes need meet this requirement. B. In order to reduce runoff and encourage healthy plant growth, a soil management report shall be completed by the project applicant, or his/her designee, as follows: 1. Submit soil samples to a certified agronomic soils laboratory for analysis and recommendations.(a) Soil sampling shall be conducted in accordance with laboratory protocol, including protocols regarding adequate sampling depth for the intended plants.(b) The soil analysis may include, but is not limited to: 1. soiltexture;2. infiltration rate determined by laboratory test or soil texture infiltration rate table;3. pH;4. total soluble salts; 5. sodium;6. percent organic matter; and7. recommendations. THESE GUIDELINES ARE FRO ESTABLISHED PLANTS (1 YEAR FRO SHRUBS, 3 YEARS FOR TREES). ADDITIONAL WATER IS NEEDED FOR NEW PLANTINGS OR UNUSUALLY HOT OR DRY WEATHER. LESS WATER IS NEEDED DURING COOL OR RAINY WEATHER. DRIP RUN TIMES ARE TYPICALLY 2 HOURS OR MORE FOR EACH WATERING. ALL SPRINKLERS SHOULD SERVER ONLY THE REQUIRED TURF AREAS AND NOT SPRAY ON BUILDINGS, FENCES OR NON-LANDSCAPE AREAS. WATERING SHOULD BE DONE BEFORE SUNRISE TO REDUCE EVAPORATION LOSSES. ALWAYS IRRIGATE THE ENTIRE DEPTH AND WIDTH OF THE ROOT ZONE REGARDLESS OF THE TIME OF YEAR. TWICE A YEAR WATER TWICE AS LONG TO LEACH OUT SALTS AND BUILDUP IN THE SOIL LANDSCAPE WATERING GUIDELINES SEASONAL FREQUENCY - DAYS BETWEEN WATERINGS SPRING MAR- MAY SUMMER MAY - OCT FALL OCT - DEC WINTER DEC - MAR WATER THIS DEEPLY TREES SHRUBS GROUND COVERS ANNUALS TURF DROUGHT PLANTINGHIGH WATERUSE PLANTSDROUGHT PLANTINGHIGH WATERUSE PLANTSDROUGHT PLANTINGHIGH WATERUSE PLANTS 14 - 30 DAYS 7 - 12 DAYS 14 - 30 DAYS 7 - 10 DAYS 14 - 30 DAYS 7 - 10 DAYS 3 - 7 DAYS 7 - 18 DAYS 7 - 10 DAYS 7 - 18 DAYS 5 - 7 DAYS 7 - 21 DAYS 2 - 10 DAYS 2 - 5 DAYS NONE3 - 7 DAYS 14 - 30 DAYS 7 - 12 DAYS 14 - 30 DAYS 7 - 10 DAYS 14 - 30 DAYS 7 - 10 DAYS 3 - 7 DAYS 3 - 10 DAYS 24 - 45 DAYS 14 - 30 DAYS 24 - 30 DAYS 10 - 14 DAYS 24 - 30 DAYS 10 - 14 DAYS 5 - 10 DAYS 7 - 14 DAYS 24" - 36" 24" - 36" 18" - 24" 18" - 24" 8" - 12" 8" - 12" 8" - 10" 6" - 10" HOLD ON FINAL FOR SUBMITTAL OF CERTIFICATION OF COMPLETION PACKAGE2. SOIL PREPARATION MULCH AND AMENDMENTS(A) PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED TO MEET THIS REQUIREMENT.(B) SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO THE RECOMMENDATIONS OF THE SOIL REPORT AND WHAT IS APPROPRIATE FOR PLANTS SELECTED.(C) FOR LANDSCAPE INSTALLATIONS, COMPOST AT A RATE OF A MINIMUM OF FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX INCHES INTO THE SOIL.SOILS WITH GREATER THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL ARE EXEMPT FROM ADDING COMPOST AND TILLING.(D) A MINIMUM TWO, THREE INCH (3″) LAYERS OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING AREAS EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUNDCOVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. TO PROVIDE HABITAT FOR BENEFICIAL INSECTS AND OTHER WILDLIFE, UP TO 5% OF THE LANDSCAPE ARE MAY BE LEFT WITHOUT MULCH.DESIGNATED INSECT HABITAT MUST BE INCLUDED IN THE LANDSCAPE DESIGN PLAN AS SUCH.(E) STABILIZING MULCHING PRODUCTS SHALL BE USED ON SLOPES THAT MEET CURRENT ENGINEERING STANDARDS SUCH AS THOSE DETAILED IN THE USDA/USAID LOW VOLUME ROADS ENGINEERING BESTMANAGEMENT PRACTICES FIELD GUIDE.(F) THE MULCHING PORTION OF THE SEED/MULCH SLURRY IN HYDROSEEDED APPLICATIONS SHALL MEET THE MULCHING REQUIREMENT.(G) ORGANIC MULCH MATERIALS MADE FROM RECYCLED OR POSTCONSUMER SHALL TAKE PRECEDENCE OVER INORGANIC MATERIALS OR VIRGIN FOREST PRODUCTS UNLESS THE RECYCLED POST-CONSUMER 11 BAY ISLAND NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH NEWPORT BEACH DAVID A. PEDERSEN 5-17-24 3895 DAVE@DPLANDSCAPE.COM949-251-8999 3400 IRVINE AVE. NEWPORT BEACH CA. SUITE 203 1-30-26 5-17-24 PRESCRIPTIVE COMPLIANCE OPTION 'H'This project submittal is under the City's prescriptive requirements which is an option to the City's Water Efficient Landscape Ordinance. 5IRRIGATIONPLANALL PIPING AND RELATED IRRIGATION EQUIPMENT SHOWN IN PAVED AREAS IS FOR CLARITY ONLY, ALL EQUIPMENT TO BE INSTALLED IN PLANTED AREAS WHEN POSSIBLE. THE FINAL LOCATION AND EXACT POSITIONING OF THE IRRIGATION CONTROLLER SHALL BE APPROVED BY THE OWNER PRIOR TO INSTALLATION. THIS IRRIGATION SYSTEM SHALL BE INSTALLED BY A COMPETENT LANDSCAPE CONTRACTOR EXPERIENCED IN IRRIGATION INSTALLATION AND THE BASIC FUNDAMENTALS OF ITS HYDRAULIC DEMANDS. THE IRRIGATION CONTRACTOR SHALL FIELD SELECT ALL IRRIGATION NOZZLES AND ARK PATTERNS TO OBTAIN OPTIMUM HEAD TO HEAD COVERAGE WITH THE MINIMUM OF OVER-SPRAY. THE IRRIGATION CONTRACTOR SHALL GUARANTEE ENTIRE SPRINKLER SYSTEM AGAINST DEFECTIVE MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR FROM DATE OF APPROVAL. SHOULD ANY REPAIRS BE NECESSARY DURING THE PERIOD, IF DUE TO DEFECTIVE MATERIALS OR WORKMANSHIP, CONTRACTOR SHALL REPAIR AT HIS EXPENSE. OBSTRUCTIONSWHEN VERTICAL OBSTRUCTIONS (UTILITIES BOXES, STREET LIGHTS, TREES, ETC.) INTERFERE WITH THE SPRAY PATTERN OF THE SPRINKLER HEADS SO AS TO PREVENT PROPER COVERAGE, THE IRRIGATION CONTRACTOR SHALL FIELD ADJUST THE SPRINKLER SYSTEM BY INSTALLING A QUARTER CIRCLE OR HALF CIRCLE SPRINKLER HEAD ON EACH SIDE OF THE OBSTRUCTION SO AS TO PROVIDE PROPER COVERAGE. ALL ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER. (TYPICAL) AUTOMATIC IRRIGATION CONTROLLERS UTILIZINGEVAPOTRANSPIRATION WITH NONVOLATILE MEMORY SHALL BE REQUIRED FOR IRRIGATION SCHEDULING INALL IRRIGATION SYSTEMS RECOMMENDING U.S. EPA WATERSENSELABELED DEVICES AS APPLICABLE. ALL PRIVATE IRRIGATION SPRINKLER HEADS SHALL BE INSTALLED AND POSITIONED IN A MANNER THAT WILL NOT CAUSE IRRIGATION OVERSPRAY ONTO THE PUBLIC RIGHT-OF-WAY.” PROJECT TYPE = NEW LANDSCAPE WATER SUPPLY TYPE = POTABLE IRRITROL RAIN DIAL-R 9TC-12EX-R) WEATHER - BASED AUTOMATIC ET ADJUSTING 'SMART' IRRIGATION CONTROLLER - WITH IRRITROL CL-100 SERIES 'CLIMATE LOGIC' WIRELESS ET / RAIN SENSOR NIBCO T-580-70 TWO-PIECE BRONZE BALL VALVE - FULL PORT ET SCH 40 PVC IRRIGATION PRESSURE MAINLINE 18" MINIMUM COVER CLASS 200 PVC NON-PRESSURE LATERAL LINE - 12" MINIMUM COVER TORO DL2000 (RGP-412-01) DRIP LINE WITH 1.0 GPH EMITTERS AT 12" O.C. - TUBING TO BE ABOUT ±16" O.C. BURY TUBING 3"-4" BELOW GRADE - PROVIDE ONE TORO AIR RELIEF VALVE PER ZONE (T-YD-500-34). ALL FITTINGS SHALL BE TORO TRI-LOC FITTINGS. TORO TL-CAP / MANUAL FLUSH CAP AND TORO T-DL-MP9 OPERATION INDICATOR. EQUIPMENT LEGEND SYMBOL MANUFACTUER / MODEL NUMBER C IRRITROL 2711APRDK-LF 3/4" ELECTRIC CONTROL DRIP VALVE KIT W/ ATMOSPHERIC VACUUM BREAKER. CET BALL VALVE BEFORE DRIP VALVES. 1" 1"SLEEVE UNDER PATIO1" 3/4" 3/4" 3/4" SLEEVE UNDERDRIVE 3/4"3/4" P.O.C. (POINT OF CONNECTION) CONTRACTOR SHALL TEE OFF THE HOUSE MAIN BETWEEN THE WATER METER AND THE HOUSE AND RUN A ONE INCH MAIN LINE TO DRIP VALVES. THIS LINE IS NOT SHOWN FOR CLARITY PURPOSES.ADJUST EXISTING LAWN IRRIGATION AS REQUIREDADJUST EXISTING LAWN IRRIGATION AS REQUIREDLANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E63 IRRIGATIONDETAILS618"* 4" 2" 4" 1. BALL VALVE PER IRRIGATION LEGEND (MAINLINE SIZE) 2. RECTANGULAR PLASTIC VALVE BOX WITH LOCKING LID (NDS #314BCB) HEAT BRAND 'BV' ON LID IN 2" HIGH BLOCK LETTERS3. FINISH GRADE 4. SCH 40 PVC MALE ADAPTER (2 REQUIRED)5. SCH 40 PVC 45 DEGREE ELL (4 REQUIRED) 6. NATIVE SOIL7. MAINLINE PIPING PER IRRIGATION LEGEND8. COMMON BRICK SUPPORTS (4 REQUIRED) 9. FILL BASE OF BOX WITH PEA GRAVEL * 1/2" IN TURF AREAS, 2" IN SHRUB AREAS NOTES: OFF-SET VALVE BOX AROUND BALL VALVE TO ALLOW SPACE FOR FULL MOVEMENT OF THE BALL VALVE HANDLE. BRASS BALL VALVE 1 2 3 4 5 6 7 8 9 T R E N C H I N G 12"MIN. 18"MIN. 1. FINISH GRADE2. CLEAN BACKFILL WITH ALL ROCKS 1" OR LARGER REMOVED - 90% COMPACTION REQUIRED - SEE SPECS.3. NON- PRESSURE LATERAL LINE PER LEGEND (SNAKE IN TRENCH)5. CONTROL WIRES - INSTALL BELOW PRESSURE MAINLINE 6. UNDISTURBED NATIVE SOIL. NOTES: BUNDLE AND TAPE WIRES AT 10' O.C. PIGTAIL AND LOOP WIRES AT All CHANGES IN DIRECTION. SPLICING OF WIRE RUNS IS NOT PERMITTED WITHOUT PRIOR APPROVAL FROM OWNER AND LANDSCAPE ARCHITECT. RUN CONTROL WIRES IN SAME TRENCH AS MAINLINE WHERE POSSIBLE. INSTALL 12"x12"x12" CONCRETE THRUST BLOCKS AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE (45'S, 90'S, TEES, ETC.) AND AT ALL TERMINAL POINTS. 1 2 3 4 5 6 1. INSERT WIRES THROUGH HOLS IN BASE OF BODY.2. STRIP WIRES APPROXIMATELY 5/8" FROM END AND TWIST TOGEATHER.3. PUT CRIMP SLEEVE ON TWISTED WIRES AND USE INDENT-TYPE CRIMPING TOOL TO SECURE. TRIM EXCESS BARE WIRE.4. PLUG PRE-FILLED WITH WATER PROOF SEALANT.5. INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT. 6. PUSH WIRES ALL THE WAY INTO PLUG TO COMPLETELY SEAL THE CRIMP SLEEVE. NOTES: USE SPEARS #DS-400 DRI-SPLICE WIRE CONNECTOR KIT. MAKE ALL WATERPROOF WIRE CONNECTIONS PER THE MANUFACTURER'S DIRECTION. WATERPROOF WIRE CONNECTOR 1 2 3 4 5 6 ET / RAIN SENSOR - WIRELESS LEGEND:1. CLIMATE LOGIC™ WEATHER SENSOR MOUNTED OUTDOORS ON FLAT SURFACE USING SCREWS.2. CLIMATE LOGIC™ WEATHER SENSOR MOUNTED ON A RAIN GUTTER USING QUICKCLIP™ GUTTER MOUNT. 3. CLIMATE LOGIC™ RECEIVER MODULE MOUNTED INDOORS NEAR THE COMPATIBLE CONTROLLER. MOUNT WITH SCREWS AT EYE LEVEL OR IF IN A SECURE AREA, MOUNT ON HOOK AND LOOP TYPE STRIPS FOR DISMOUNTING AND HANDHELD PROGRAMMING UTILIZING THE SLACK IN THE CORD.4. SINGLE CONNECTION CORD PLUGGED INTO CONTROLLERS REMOTE PORT. 5. AUTOMATIC SPRINKLER CONTROLLER 6. FINISH SURFACE OF INTERIOR SPACE WHERE CONTROLLER IS LOCATED. 7. PVC SCHEDULE 40 CONTROL WIRE CONDUIT (SIZE AS REQUIRED). 8. PVC SWEEP ELL (PROTECTING LOW VOLTAGE CONTROL WIRES TO THE ELECTRIC VALVES). IrritrolCLIMATE LOGIC69F40%1:15aMENUNo Rain-Irrigation11/16 CL-M1 SMART RXENABLED%AS REQ'DNOTES: INSTALL, MOUNT, AND WIRE THE CLIMATE LOGIC SENSOR AND RECEIVER PER THE MANUFACTURER'S DIRECTIONS. B. FINAL CLIMATE LOGIC SENSOR LOCATION TO BE DETERMINED IN THE FIELD AND APPROVED BY THE OWNER.C. FINAL CLIMATE LOGIC SENSOR LOCATION SHALL BE IN A LOW VISIBILITY AREA. D. FOR MOST ACCURATE SENSING, LOCATE THE SENSOR SO THAT IT IS EXPOSED TO SUN AS MUCH AS POSSIBLE. REFER TO THE OWNER'S GUIDE FOR FURTHER MOUNTING LOCATION DIRECTIONS. 1 2 3 4 6 5 7 8 SLEEVING 12"MIN. 24"MIN. 1. HARDSCAPE, SEE CONSTRUCTION PLAN 2. CLEAN SAND BACKFILL COMPACT TO MATCH DENSITY OF NATIVE SOIL3. LATERAL LINE IN SCH 40 PVC SLEEVE 4. PRESSURE MAINLINE IN SCH 40 PVC SLEEVE5. CONTROL WIRES IN SCH 40 PVC SLEEVE6. UNDISTURBED NATIVE SOIL. NOTES: SIZE ALL SLEEVES PER THE IRRIGATION PLAN. EXTEND SLEEVE MINIMUM 12" BEYOND EDGE OF HARDSCAPE. 1 2 3 4 5 6 1. AUTOMATIC CONTROLLER PER LEGEND - MOUNT TO WALL PER MANUFACTURER'S DIRECTIONS DIRECTIONS.2. ELECTRICAL JUNCTION BOX FOR 115V AC POWER CONNECTION 3. 12" CONDUIT WITH 115V AC POWER WIRES TO POWER SOURCE4. SCH 40 PVC CONDUIT FOR CONTROL WIRES5. SECURE ALL CONDUITS TO WALL WITH "C" CLAMP IN A MINIMUM OF TWO PLACES (TYP)6. FINISH GRADE.7. WALL. WALL MOUNTED IRRIGATION CONTROLLER FRONT VIEW SIDE VIEW 1 2 3 4 5 6 7 WALL 24"18"4'-6"1 2 3 4 5 6 7 8 910±18" DRIP LINE ANTI-SIPHON / VALVE 6. UV RADIATION RESISTANT (1 OF 2) 2. WATER PROOF CONNECTION 1. ID TAG WIRE, COILED3. 30-INCH LINEAR LENGTH 7. UV RADIATION RESISTANT 4. REMOTE CONTROL VALVE: 10. PVC LATERAL PIPE (1 OF 2) 9. PVC SCH 40 ELL (1 OF 2) 5. INSTALL 6-INCH MIN. ABOVE PVC SCH 40 PIPE (1 OF 2) (1 OF 2) 8. FINISH GRADE / TOP OF MULCH PVC SCH 40 MALE ADAPTER HIGHEST POINT OF DISCHARGE 11. PVC SCH 40 MAIN LINE TO WATER SOARCE11 LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E64 IRRIGATIONDETAILS7 1. FINISH GRADE OF MULCH LAYER2. NATIVE SOIL / BACKFILL PER SPECIFICATIONS3. FINISH GRADE4. POLY TUBING PER IRRIGATION LEGENDFINISH GRADE 5. STEEL TUBING-SOIL STAPLE (NETAFIM TLS6 OR APPROVED EQUAL)6. NATIVE SOIL / BACKFILL PER SPECIFICATIONS7. DEPTH OF MULCH PER PLANTING PLAN OR SPECIFICATIONS DRIP LINE TUBING NOTES:LOCATE STAPLES ALONG TUBING AT ABOUT 4 FT. O.C. AND AT ALL FITTINGS (TEES, ELLS, ETC.) AND CHANGES IN DIRECTION OF TUBING. BURY TUBING PER THE IRRIGATION PLAN / NOTES. ELEVATION SECTION 3"-4" 1 2 3 4 5 6 7 7 1 2 3 4 5 6 1. POP-UP INDICATOR HEAD, WITH A GPH IRRIGATION DRIP FLUSH NOZZLE, MODEL #GDFN-T, ORANGE COLORED NOZZLE TO REMAIN IN THE CLOSED POSITION DURING SYSTEM OPERATION AND OPENED FOR SYSTEM FLUSHING. DIRECT FLUSH STREAM INTO PLANTER.2. INSTALL POP-UP INDICATOR HEAD 1/2" ABOVE FINISHED GRADE IN SHRUB AND GROUND COVER AREAS3. UNDISTURBED SOIL4. SUBSURFACE DRIP TUBING, DEPTH AS SHOWN ON LEGEND AND DETAIL 5. DRIP CONNECTION ASSEMBLY, SEE DRIP TUBING CONNECTION DETAIL6. LANDSCAPE MULCH PER SPECIFICATION.7. SCH 40 PVC SxSxT TEE FITTING, LATERAL X LATERAL X 1/2" SIZE WITH FIPT THREADS8. TORO 570Z-12LP, 12" POP-UP HEAD9. PRE-ASSEMBLED POLY, TRIPLE SWING JOINT, 1/2" MIPT INLET AND OUTLET WITH A 12" LAY LENGTH, GPH IRRIGATION MODEL #GSJ051210. DRIP SYSTEM DISCHARGE HEADER, PVC LATERAL LINE PIPE, TYPE AND SIZE AS SHOWN ON LEGEND, OR 1 1/4" MINIMUM SIZE PER THE DRIP INSTALLATION DETAILSNOTE: ONLY USE BOTTOM INLET OF SPRINKLER HEAD. IF POSSIBLE, LOCATE FLUSH / INDICATOR ASSEMBLY IN AREA WITH EASY ACCESS FOR MAINTENANCE. INSTALL ORANGE COLORED INDICATOR NOZZLE ON POP-UP HEAD AND ADJUST TO FULLY CLOSED. FOR RECYCLED WATER USE A GPH IRRIGATION GDFN-T-R, PURPLE COLOR CODED FLUSH NOZZLE. DRIP LINE SYSTEM - FLUSH VALVE ASSEMBLY 1 2 3 4 5 6 7 8 9 10 12" 1. DRIP ZONE VALVE PER LEGEND 2. PVC LATERAL LINE FROM VALVE INTO PLANTER AREA - PLAN SIZE3. POLY TUBING SUPPLY HEADER - USE BLANK TUBING WHERE EMITTERS ARE NOT NEEDED (LOCATE IN HYDRAULIC CENTER OF ZONE WHERE POSSIBLE)4. SUPPLY HEADER CROSS CONNECTION - SEE DETAIL AT RIGHT 5. SUPPLY HEADER TEE CONNECTION - SEE DETAIL AT RIGHT 6. DRIP LINE POLY TUBING PER LEGEND 7. FLUSH HEADER ELBOW CONNECTION - SEE DETAIL AT RIGHT8. FLUSH HEADER TEE CONNECTION - SEE DETAIL AT RIGHT9. POLY TUBING FLUSH HEADER - USE BLANK TUBING WHERE EMITTERS ARE NOT NEEDED10. FLUSH VALVE PLUMBED TO FLUSH HEADER AT LOW POINT 11. OPERATION INDICATOR - INSTALL ON TUBING AT FARTHEST POINT FROM DRIP ZONE VALVE DRIP LINE SYSTEM - TYPICAL LAYOUT FV FV ROW SPACING PER PLANEQUAL EQUAL 12 3 4 5 6 6 6 7 8 9 10 11 8 10 8 8 9 7 4 LAYOUT EMITTERS IN TRIANGULAR PATTERSPACE ROWS PER PLAN SET PERIMETER LATERALS APPROXIMATELY 4" FROM PLANTER EDGE. RUN ROWS OF TUBING PARALLEL TO LONG AXIS OF PLANTED AREA. INSTALL FLUSH VALVES AT END OF EACH RUN.REFER TO THE GUIDELINES AND INSTALLATION DETAILS FROM THE MANUFACTURER FOR THE INSTALLATION OF ALL DRIP LINE SYSTEMS. A. POLY TUBING DRIP LINE PER LEGENDB. POLY TUBING (BLANK OR DRIP LINE AS NEEDED) SUPPLY HEADER. C. NETAFIM INSET CROSS MODEL TLCROSS. D. NETAFIM INSERT TEE MODEL TLTEEE. POLY TUBING (BLANK OR DRIP LINE AS NEEDED) FLUSH HEADER. F. NATAFIM INSERT ELL MODEL TLELL. A B A B SUPPLY HEADER CROSS C D E F PLAN VIEW SUPPLY HEADER TEE FLUSH HEADER ELBO FLUSH HEADER TEE A D A E E AA B IRRIGATION NOTES:1. GENERAL - ALL WORK SHALL BE IN ACCORDANCE WITH APPLICABLE CODES AND THESE PLANS. THE CONTRACTOR SHALL APPLY FOR ALL PERMITS AND PAY SAME. 1.A. THE CONTRACTOR SHALL VERIFY ALL CONDITIONS AND DIMENSIONS SHOWN ON THE PLANS AT THE SITE PRIOR TO COMMENCEMENT OF ANY WORK UNDER THIS CONTRACT.1.B. THE CONTRACTOR SHALL CARRY ALL WORKERS COMPENSATION,PUBLIC LIABILITY AND PROPER DAMAGE INSURANCE, AS REQUIRED BY THE OWNER AND / OR GOVERNING AGENCY. 2.SCOPE OF WORK - UNLESS OTHERWISE SPECIFIED, THE CONSTRUCTION OF IRRIGATION SYSTEMS SHALL INCLUDE THE FURNISHINGS, INSTALLING AND TESTING OF ALL POINTS OF CONNECTION, BACKFLOW DEVICES AND MAINLINE; AND THE FURNISHING AND INSTALLING OF CONTROLLERS, ELECTRIC CONTROL VALVES, OTHER SPECIFIED VALVES, LATERAL LINES, RISERS AND FITTINGS, SPRINKLER HEADS, AND DRIP LINES; AND EXCAVATION AND BACKFILL AND ALL OTHER WORK IN ACCORDANCE WITH THESE PLANS, DETAILS, AND NOTES. THE CONTRACTOR SHALL FURNISH ALL LABOR, MATERIAL EQUIPMENT PROPERTY, TRANSPORTATION, AND PERFORM ALL OPERATIONS REQUIRED FOR A COMPLETE AND OPERABLE IRRIGATION SYSTEM AS INDICATED ON OR REASONABLY IMPLIED BY THE DRAWINGS, DETAIL AND NOTES. INCLUDED AS A PART OF THE IRRIGATION WORK BUT NOT LIMITED BY IT ARE THE FOLLOWING: 2.A. INSTALL COMPLETE OPERABLE INDEPENDENT IRRIGATION SYSTEMS PER THE PLANS, DETAILS, LEGENDS, AND NOTES.2.B. ALL IRRIGATION WORK SHALL BE GUARANTEED BY THE CONTRACTOR AS TO MATERIAL AND WORKMANSHIP, INCLUDING SETTLING OF BACKFILLED TRENCHES BELOW GRADE FOR A PERIOD OF ONE YEAR FOLLOWING THE DATE OF FINAL ACCEPTANCE OF THE WORK. 3. CHECK AND VERIFY ALL SITE CONDITIONS AND UTILITY LOCATIONS PRIOR TO ANY SITE WORK. IF IT IS FOUND THAT THE SITE VARIES FROM DRAWINGS, NOTIFY THE LANDSCAPE ARCHITECT. THE LANDSCAPE ARCHITECT SHALL DECIDE ALL QUESTIONS RELATING TO THE INTERPRETATION OF THE DRAWINGS AND THE ACCEPTABLE FULFILLMENT OF THE CONTRACT. 4. COORDINATE ALL IRRIGATION WORK WITH PLANTING AND GRADING OPERATIONS TO AVOID ANY CONFLICT WITH PLANTINGS PITS, DRAINAGE SWALES, ETC. 5. PIPING SHOWN ON THE PLANS IS ESSENTIALLY DIAGRAMMATIC. CONTRACTOR SHALL ROUT PIPING TO AVOID CONFLICT WITH STATIONARY ELEMENTS AND IN SUCH A MANNER AS TO CONFORM WITH THE VARIOUS DETAILS AND DESIGN INTENT OF THESE PLANS. WHERE TREES, LIGHT STANDARDS, OR OTHER PHYSICAL OBSTRUCTIONS EXIST, THE PIPING AND SPRINKLER HEAD LOCATIONS SHALL BE ADJUSTED AND / OR RELOCATED AS NECESSARY TO OBTAIN FULL COVERAGE WITH MINIMAL OVER SPRAY. 6. THE CONTRACTOR SHALL AT ALL TIMES PROTECT HIS WORK FROM DAMAGE AND THEFT AND REPLACE ALL DAMAGED OR STOLEN PARTS AT HIS EXPENSE UNTIL THE WORK IS ACCEPTED IN WRITING BY THE OWNER AND / OR GOVERNING AGENCY. 7. EXTREME CARE SHALL BE EXERCISED IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. CONTRACTOR SHALL VERIFY THE LOCATION AND CONDITION OF ALL UTILITIES AND BE RESPONSIBLE FOR ANY DAMAGE. CONTRACTOR SHALL CONTACT UNDERGROUND SERVICE ALERT A MINIMUM OF TWO WORKING DAYS PRIOR TO DIGGING. 8. THE CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUBBISH INCIDENTAL TO HIS WORK. 9. THE IRRIGATION DESIGN IS BASED ON THE METER AND OR POINT OF CONNECTION SIZE AND WATER PRESSURE INDICATED ON THE WATER SOURCE / POINT OF CONNECTIONS NOTE ON THE PLANS. CONTRACTOR SHALL VERIFY THE PRESSURE PRIOR TO CONSTRUCTION. SHOULD A DISCREPANCY EXIST, NOTIFY THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING CONSTRUCTION. DO NOT PROCEED WITH ANY IRRIGATION INSTALLATION WORK UNTIL ANY AND ALL WATER SUPPLY AND PRESSURE ISSUES HAVE BEEN RESOLVED. 10. CONTRACTOR SHALL MAKE POINT OF CONNECTION (P.O.C.) AS NOTED ON THE PLANS. ALL FEES AND LOCAL REQUIREMENTS SHALL BE THE RESPONSIBILITY OF THE LANDSCAPE CONTRACTOR. 11. IRRIGATION CONTRACTOR SHALL COORDINATE 120V AC POWER TO FINAL CONTROLLER LOCATION WITH GENERAL CONTRACTOR AND OR ELECTRICAL CONTRACTOR AS NECESSARY. IRRIGATION CONTRACTOR SHALL PAY ALL ASSOCIATED FEES FOR ELECTRICAL SERVICE. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING ALL FINAL CONTROLLER CONNECTIONS PER LOCAL CODES. 12.CONTRACTOR SHALL PROVIDE ALL EQUIPMENT REQUIRED TO PERFORM A MAINLINE PRESSURE TEST. THE HYDROSTATIC TEST SHALL HOLD A MINIMUM OF 150 PSI FOR 3 HRS OR MORE. CONTRACTOR SHALL CONTACT THE OWNER'S REPRESENTATIVE A MINIMUM OF 48 HOURS IN ADVANCE O THE TEST FOR CERTIFICATION. 13. CONTRACTOR SHALL THOROUGHLY FLUSH THE ENTIRE MAINLINE PRIOR TO INSTALLING REMOTE CONTROL VALVES. ALL LATERAL LINES SHALL BE COMPLETELY FLUSHED PRIOR TO INSTALLING HEADS AND NOZZLES. FOR DRIP SYSTEMS, ALL PIPING / TUBING DOWNSTREAM OF THE CONTROL VALVE SHALL BE THOROUGHLY FLUSHED PRIOR TO 'CLOSING' SYSTEM (FOR GRIND SYSTEMS), OR BEFORE INSTALLING FLUSH VALVES. 14. ALL WIRES SHALL BE SOLID COOPER, PLASTIC INSULATED, U.F. DIRECT BURIAL WIRE. ALL COMMON WIRE SHALL BE #14 WHITE; ALL CONTROL WIRES SHALL BE AWG #14 RED OR BLACK. CONTROLLERS SHALL HAVE SEPARATE COLOR CODED COMMON WIRES AND CONTROL WIRES WHEN TWO OR MORE CONTROLLERS ARE ON THE PROJECT. 15. ALL CONTROL WIRES AND IRRIGATION PIPING THAT RUNS UNDER HARDSCAPE / PAVING SHALL BE ENCASED IN PVC SLEEVES PER THE LEGEND. SLEEVES SHALL BE SIZED ACCORDING TO THE SLEEVING CHART ON THE PLANS. SLEEVES SHALL BE STRAIGHT RUNS OF PVC PIPE WITH NO FITTINGS INSTALLED UNDER HARDSCAPE AREAS. IF WIDTH OF HARDSCAPE EXCEEDS A FULL LENGTH OF PIPE , USE BELLED END CONNECTION OR COUPLER WITHIN SLEEVE. ENSURING SLEEVE IS LARGE ENOUGH FOR THE ADDED DIAMETER OF THE CONNECTION. 16. THE FINAL LOCATION FOR CONTROL VALVES AND QUICK COUPLERS SHALL BE APPROVED IN THE FIELD BY THE LANDSCAPE ARCHITECT OR THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL VALVES AND QUICK COUPLERS SHALL BE LOCATED IN SHRUB AREAS WHEREVER POSSIBLE. 17. THE CONTRACTOR SHALL HEAT BRAND VALVE NUMBERS OR OTHER MARKINGS AS CALLED FOR IN THE IRRIGATION DETAILS ON OUTSIDE OF ALL VALVE BOX LIDS. 18. ALL BRASS OR GALVANIZED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE OR APPROPRIATE PIPE JOINT COMPOUND. ALL PVC TO PVC THREADED CONNECTIONS SHALL BE COATED WITH TEFLON TAPE. NO PIPE DOPE IS ALLOWED AT VALVE OR SPRINKLER HEAD CONNECTIONS. ANY PVC TO METAL CONNECTIONS SHALL BE MADE WITH A MALE THREADED PVC FITTING AND A FEMALE THREADED METAL FITTING. 19. ALL PVC SOLVENT-WELD CONNECTIONS SHALL BE MADE WITH SOLVENT-WELD MATERIALS AS RECOMMENDED BY THE PIPE MANUFACTURER. SOLVENT-WELD PRIMER SHALL BE APPLIED AT ALL CONNECTIONS. 20. LOW HEAD DRAINAGE WILL NOT BE ALLOWED. CONTRACTOR TO DETERMINE IN THE FIELD WHICH HEADS DRAIN AFTER THE VALVE IS SHUT OFF. CONTRACTOR SHALL PROVIDE AND INSTALL ADDITIONAL IN-LINE CHECK VALVES AS NEEDED AT NO ADDITIONAL COST TO THE OWNER. 21. ALL PRESSURE SUPPLY LINES AND CONTROL WIRES TO HAVE 18" - 24" MINIMUM COVER. ALL LATERAL LINES TO HAVE 12" MINIMUM COVER. FOR RECYCLED WATER SYSTEMS, PIPE DEPTH TO BE DETERMINED BY THE LOCAL GOVERNING AGENCY. 22.MAINLINE AND WIRE SLEEVING TO HAVE A MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. MAIN LINE AND WIRE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO HAVE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING TO HAVE 12" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. LATERAL LINE SLEEVING UNDER ALL VEHICULAR ACCESS WAYS TO BE 36" MINIMUM COVER FROM TOP OF SLEEVE TO BOTTOM OF AGGREGATE BASE. CONTRACTOR SHALL INSTALL SLEEVING UNDER ALL HARDSCAPE 36" WIDE OR GREATER DUE TO GRAPHIC CLARITY. NOT ALL SLEEVES MAY BE SHOWN ON PLANS. CONTRACTOR SHALL INSTALL ALL SLEEVING PRIOR TO HARDSCAPE AND PAVING INSTALLATION. 23. THE RADIUS OF EACH HEAD IS TO BE ADJUSTED SO THAT HEAD-TO-HEAD COVERAGE IS MAINTAINED, BUT OVER SPRAY ON BUILDINGS, WALKS, WALLS, AND OTHER HARD SURFACES IS MINIMIZED. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO USING THE BEST NOZZLE RADIUS AND PATTERN, USING PRESSURE COMPENSATING DEVICES FOR NOZZLES, USING ADJUSTABLE NOZZLES, OR USING THE RADIUS ADJUST SCREW ON INDIVIDUAL NOZZLES. 24. FINE TUNE EACH CONTROL VALVE FOR OPTIMUM OPERATION. THIS SHALL BE DONE BY TURNING DOWN THE FLOW CONTROL OF THE VALVE UNTIL SYSTEM PERFORMANCE STARTS TO SUFFER. AT THAT POINT OPEN UP VALVE FLOW CONTROL ABOUT ONE-HALF TURN OR UNTIL THE VALVE IS JUST OPEN ENOUGH FOR DESIRED OPERATION. 25. CONTRACTOR SHALL INSTALL 2 EXTRA WIRES FROM CONTROLLER TO EACH END OF THE MAINLINE. WIRES SHALL COME UP INTO ALL VALVE BOXES ALONG THE MAINLINE PATH WITH 36" EXPANSION COILS IN EACH BOX. SPARE WIRES SHALL BE COLOR-CODED DIFFERENTLY THAN OTHER CONTROL WIRES. 26. UPON COMPLETION OF THE PROJECT, THE CONTRACTOR IS TO TURN OVER TO THE OWNER THE FOLLOWING:a. A REPRODUCIBLE SET OF "AS-BUILT" DRAWINGS AND CONTROLLER CHART.b. 2 KEYS FOR EACH CONTROLLER AND ENCLOSURE (IF APPLICABLE). c. 2 QUICK COUPLER KEYS AND MATCHING HOSE SWIVELS. (IF QUICK COUPLERS ARE SPEC). 27. RECORD DRAWINGS - THE CONTRACTOR SHALL PROVIDE AND KEEP UP TO DATE A COMPLETE RECORD SET OF PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM THE ORIGINAL DRAWINGS. PRIOR TO FINAL INSPECTING, THE CONTRACTOR SHALL TRANSCRIBE ALL INFORMATION FROM THE RECORD SET TO A BLACK-LINE PRINT PROCURED FROM THE OWNER. ALL WORK SHALL BE NEAT AND LEGIBLE, LOCATION THE FOLLOWING ITEMS FROM PERMANENT POINTS OF REFERENCE: SHUT-OFF VALVES, CONTROLLER, QUICK COUPLING VALVES, OR HOSE BIBS AND OTHER PERMANENT UNDERGROUND ITEMS. 28. "CONTROLLER CHART" - UPON APPROVAL OF THE FINAL RECORD DRAWINGS, PROVIDE ONE CHART FOR EACH CONTROLLER INSTALLED. THE CHART IS TO BE A REDUCED COPY OF THE APPROVED RECORD DRAWING (A BLACK-LINE PRINT REDUCED TO THE MAXIMUM SIZE THE CONTROLLER DOOR WILL ALLOW, COLORED WITH A DIFFERENT COLOR FOR EACH VALVE STATION'S AREA OF COVERAGE). WHEN COMPLETED AND APPROVED, THE CHART SHALL BE LAMINATED BETWEEN TWO PIECES OF 20 MIL. CLEAR PLASTIC AND MOUNTED ON THE INSIDE OF THE CONTROLLER DOOR USING VELCRO TAPE OR EQUAL. 29. DRIP LINE IRRIGATION 29.A. DRIP LINE TUBING IS SHOWN ON PLANS IN THE SUGGESTED LAYOUT. CONTRACTOR SHALL ADJUST LAYOUT AS DETERMINED NECESSARY IN THE FIELD TO MATCH THE ACTUAL SITE CONDITIONS, DIMENSIONS, ETC.29.B. ALL DRIP LINE SYSTEMS SHALL BE INSTALLED PER THE MANUFACTURER'S RECOMMENDATIONS AND DIRECTIONS. THIS SHALL INCLUDE, BUT NOT BE LIMITED TO SOIL TYPE CONSIDERATIONS, PLANT TYPE CONSIDERATIONS, SLOPES, TYPICAL TUBING LAYOUT, SUPPLY HEADERS, FLUSH HEADERS, AIR-RELEASE VALVES, FLUSH VALVES, SOIL STAPLES, AND OPERATION INDICATORS, ETC.29.C EACH DRIP LINE SYSTEM SHALL HAVE A DRIP ZONE VALVE ASSEMBLY THAT INCLUDES A PRESSURE REGULATOR AND IN-LINE FILTER PER THE IRRIGATION LEGEND. 29.D. EXTEND PVC LATERAL LINE PIPING PER IRRIGATION LEGEND FROM THE DRIP ZONE VALVE INTO THE PLANTING AREAS. ALL SUPPLY HEADERS AND FLUSH HEADERS SHALL BE PVC PIPING OR DRIP LINE TUBING AS SPECIFIED ON THE DRAWINGS. 29.E. CONNECT THE DRIP LINE TUBING INTO THE PVC / POLY TUBING HEADERS PER THE MANUFACTURER'S DIRECTIONS, USING FITTINGS AS SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING.29.F. DRIP LINE TUBING RUNS SHALL BE SPACED AT APPROXIMATELY 12" O.C. OR AS NOTED ON THE PLANS.29.G. TUBING SHALL RUN GENERALLY PARALLEL TO THE LONG AXIS OF THE PLANTING AREAS. THE EXCEPTION TO THIS WOULD BE SLOPED AREAS WHERE THE TUBING SHALL RUNG PARALLEL TO THE SLOPE CONTOURS. 29.H. FLUSH VALVES SHALL BE INSTALLED AT THE TERMINAL ENDS AND OR LOW POINTS OF ZONES IN ALL DIRECTIONS. AIR RELEASE VALVES, WHERE REQUIRED FOR BURIED SYSTEM, SHALL BE INSTALLED AT THE HIGH POINTS OF EACH ZONE. REFER TO THE MANUFACTURER'S DIRECTIONS FOR THE QUANTITY OF FLUSH VALVES AND AIR-RELEASE VALVES RECOMMENDED FOR EACH ZONE.29.I. DRIP LINE TUBING SHALL BE BURIED 3"-4" BELOW FINISH GRADE, STAPLE DOWN AND COVER WITH MULCH PER THE PLANTING PLAN.29.K. ALL FITTINGS USED FOR DRIP LINE TUBING CONNECTIONS AND DRIP LINE TUBING TO PVC CONNECTIONS SHALL BE AS PRODUCED AND SUPPLIED BY THE MANUFACTURER OF THE DRIP LINE TUBING. IRRIGATION MAINTENANCE SCHEDULE THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUM STANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULAR SITE CONDITIONS. FREQUENCY MAINTENANCE TASK QUARTERLY CONTROLLER CABINET - OPEN CABINET AND CLEAN OUT DEBRIS AND REPLACE BATTERY AS NECESSARY. CHECK WIRING AND REPAIR AS NEEDED AND CHECK CLOCK AND RESET IF NECESSARY. MONTHLY IRRIGATION SCHEDULE - ADJUST SCHEDULE FOR SEASONAL VARIATIONS AND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATER NEEDED TO MAINTAIN PLANT HEALTH. ADJUST AS NECESSARY. QUARTERLY P.O.C. - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, SETTLEMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF A COMPONENT. REPAIR AS NEEDED. QUARTERLY REMOTE CONTROL VALVES, ISOLATION VALVES AND QUICK COUPLER VALVES - VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONS AND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED. QUARTERLY MAINLINE AND LATERALS - VISUALLY INSPECT FOR LEAKS OR SETTLEMENT OF TRENCHES. REPAIR AS NEEDED. WEEKLY SPRINKLERS - VISUALLY CHECK FOR ANY BROKEN, MISALIGNMENT OR CLOGGED HEADS, HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OR OVER-SPRAY AND LOW HEAD DRAINAGE. REPAIR AS NEEDED. MONTHLY FILTERS AND STRAINERS - VISUALLY CHECK FOR LEAKS, BROKEN FITTINGS. CLEAN AND FLUSH SCREENS.LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E65 8 TRASH STOAGE AREA garage living diningfamily nook kitchen entry W.M. F.F.E. 10.00 front/ bayside I I I I I I I I I S S S I II I I S RI RI R R R R R R R P.L. CJ CY RI RI RI CYCYCY RI E E E E E E E E E E E GGG H H H S I I II RI I I I IIRI S S S S S S SS S SROS-ICESAL-NEMCAM-YULCAM-JAP OPH-NANOPH-NANROS-ALTHEU-SANSAL-NEMMAG-GMEROS-ICE IBE-SEM AJU-REP IMP-SPE ROS-ICE ROS-ICE ROS-ICE IBE-SEMIBE-SEM SAL-NEM IMP-SPELAU-RAGGAR-VEIOPH-NANCAM-ESPOPH-NANSOL-JAS PEN-LAN WHITE SAL-NEM ROS-ICE PLANTINGPLANLAU-RAG IN POT LAU-RAGIN POT CAM-YUL SOL-JAS SOLANUM JASMINOIDES POTATO VINE / JASMINE NIGHTSHADE FIVE GAL.EVERGREEN TWINING VINE W/ PERPETUAL BLOOM OF STAR SHAPED WHITE FLOWERS. (DEER RESISTANT) IBE-SEM IBERIS SEMPERVIRENS CANDY TUFT ONE GAL. COMPACT, MOUNDING EVERGREEN PERENNIAL TO 12” PROFUSE WHITE FLOWERS. OPH-NAN OPHIOPOGON JAPONICUS 'NANUS' DWARF MONDO GRASS 3"0.C. LUMPING PERENNIAL GRASS LIKE FOLIAGE TO 3” W/ LILAC FLOWERS. GREAT LAWN SUBSTITUTE LAU-RAG LAURUS NOBILIS MONRIK LITTLE RAGU SWEET BAY 15 GAL SLOW GROWING, DENSE SHRUB TO 6 FT. WITH DARK GREEN LEATHERY AROMATIC LEAVES SAL-NEM SALVIA NEMOROSA 'DARK MATTER' DARK MATTER SAGE ONE GAL. UPRIGHT 18 INGH TALL SHRUB WITH DARK PURPLE FLOWER SPIKES. IMP-SPE WHITE IMPATIENSE ONE GAL. EVERGREEN PERENNIAL TO 30”, WHITE FLOWERS ALL YEAR.IMPATIENSE SPECIES GAR-VEI GARDENIA JASMINOIDES VEITCHI GARDENIA FIVE GAL. SHRUB TO 4 FT. FRAGRANT, DOUBLE WHITE FLOWERS. FULL SUN ALONG COAST, PART SHADE IN OTHER AREAS ROS-ICE ROSA ICEBERG (CLIMBER WHEN SPECT.) ICEBERG ROSE FIVE GAL PROFUSE WHITE BLOOMING ROSE, EXCELENT ON FENCES. (CLIMBING WHERE SPECIFIED) AJU-REP AJUGA REPTANS ATRO BRONZE AJUGA 6"0.C.LOW GROWING GROUND COVER WITH BRONZE LEAVES AND BLUE FLOWER SPIKES TO 6”. CAM-JAP CAMELLIA JAPONICA CAMELLIA 15 GAL. SLOW-GROWING EVERGREEN SHRUB ACID SOIL, PREFERS SHADE, 6 TO 10 FT. SELECT WHITE FLOWERING VARIETY SHRUBS SYMBOL BOTANICAL NAME COMMON NAME SIZE DESCRIPTION RAP-MIN RAPHIOLEPIS UMBELLATUS ‘MINOR’ DWARF YEDDA HAWTHORNE 15 GAL. SLOW GROWING COMPACT UPRIGHT SHRUB TO 4 FT. W/ WHITE FLOWER CLUSTERS. GROUND COVER SYMBOL BOTANICAL NAME COMMON NAME SPACING DESCRIPTION EVERGREEN SHRUB TO 30". GREEN FOLIAGE, STAR-SHAPED WHITE FLOWER CLUSTER.PEN-LAN PENTAS LANCEOLATA STAR CLUSTERS PENTAS FIVE GAL. COLOR ANNUAL COLOR SEASONAL - 4" POT SIZE 10" O.C. CONTRACTOR TO PLANT A MINIMUM OF 10 FLATS OF COLOR FOR THIS PROJECT IBE-SEM IBERIS SEMPERVIRENS CANDY TUFT ONE GAL. COMPACT, MOUNDING EVERGREEN PERENNIAL TO 12” PROFUSE WHITE FLOWERS. SYMBOL QUANTITY CAM-JAP 1 CAM-ESP 1 CAM-YUL 4 EUO-MIC 11 GAR-VEI 3 HEU-SAN 3 IBE-SEM 9 IMP-SPE 14 LAU-RAG 2 PEN-LAN 1 RAP-MIN 7 ROS-ALT 2 ROS-ICE 8 SAL-NEM 15 SOL-JAS 1 CAM-YUL CAMELLIA SASANGUA YULETIDE SASANQUA CAMELLIA 15 GAL. DEEP ROSE-PINK FLOWER ON COMPACT, UPRIGHT SHRUB TO 3’ CAM-ESP CAMELLIA SASANGUA ESPALLIER ESPALLIER CAMELLIA 15 GAL.CAMELLIA THAT IS ESPALIER ON TRELLIS EUO-MIC EUONYMUS JAPONICA ‘MICROPHYLLA' DWARF BOXLEAF EUONYMUS FIVE GAL. DENSE, UPRIGHT, EVERGREEN SHRUB TO 2 FT. W/ HALF INCH DARK GREEN LEAVES. GOOD FOR SMALL HEDGE. ROS-ALT ROSA 'ALTISSIMO'RED CLIMBER FIVE GAL.PROFUSE LARGE SINGLE BRIGHT RED BLOOMING CLIMBING ROSE TO 10 FT. (TIE TO WALL) TREE PLANTING DETAIL TWICE ROOT BALL WIDTH 18" MIN.1. CLINCH TIE OR EQUAL (4 REQ'D) 2. 10' LODGE POLE STAKES, STAKE SHALL CLEAR ROOT BALL BY 2" TREATED W/ COPPER NAPTHANATE, PLACE AT RIGHT ANGLES TO PREVAILING WINDS. 3. VENTILATED TRUNK GUARD IN TURF AREAS 4. TOP OF ROOT BALL TO BE 1 1/2" ABOVE FINISH GRADE. 5. 4" HIGH WATERING BERM. 6. 2" THICK MULCH LAYER. PER SPEC. 7. FERTILIZER & MYCORRHIZAE TABS (SEE SPECS.) 8. ROUGHEN SURFACE OF ROOT BALL PRIOR TO PLANTING. 1 2 3 4 5 6 7 8 NOTE: ALL TREES PLANTED WITHIN FIVE FEET OF HARDSCAPE SHALL HAVE A ROOT BARRIER DEVICE INSTALLED ADJACENT TO HARDSCAPE AREA. 2 X BALL DIA. SHRUB PLANTING DETAIL NOTE: UNTANGLE MATTED ROOTS BY LOOSENING ALL ROOTS AT EDGE OF ROOT BALL WITH WATER FROM HOSE. DO NOT CRACK ROOT BALL.. 1 2 3 4 5 6 7 1. CROWN OF PLANT TO BE 1" ABOVE FINISH GRADE2. 4" HIGH TEMPORARY BASIN.3. 2" THICK SHREDDED MULCH DO NOT USE BARK CHIPS WHERE PLAN CALLS FOR MULCH COVER.4. FERTILIZER AND MYCORRHIZAE TABS (SEE SPECS.)5. BACKFILL MIX (SEE SPECS.)6. DIG HOLE A MIN. OF 1 1/2 X THE DEPTH OF THE PLANT CONTAINER7. COMPACTED BACKFILL PER SPEC. E L E V A T I O NLEGEND1. WALL OR FENCE2. EYEBOLTS: 3/8" DIA. EYEBOLTS IN LEAD SHIELDS, PROVIDE 6.3. FINISH GRADE4. 12 GA. GALV. WIRE: SECURE VINE TO WIRE WITH NURSERYMAN'S TAPE. 5. ANGLE TRUNK OF VINE BACK TO WALL AND  REMOVE STAKE & TIE. NOTE: WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUS.VINE DETAIL NON-ADHERING TYPE24" TYP.1 2 3 4 5 EDGE OF PLANTING 2/3 O.C.SPACING EQUAL EQUALSPACING O.C.NOTE: ALL MASS PLANTED SHRUBS AND GROUND COVER SHALL BE PLANTED AT EQUAL SPACING (TRIANGULAR) UNLESS OTHERWISE INDICATED ON PLANS. SEE LEGEND FOR SPACING REQUIREMENTS. MULCH ALL PLANTING AREAS PER SPEC. GROUND COVER AND SHRUB SPACING LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E66 PLANTING SPECIFICATIONS SCOPE OF WORK PROVIDE ALL LABOR, EQUIPMENT, MATERIAL, AND SERVICES NECESSARY TO COMPLETE THE FINISH GRADING, SOIL PREPARATION, PLANTING, AND MAINTENANCE AS SPECIFIED. A. GENERAL WORK PROCEDURES WORK PROCEDURES SHALL FOLLOW BEST CUSTOMARY PRACTICE. 1. ALL MATERIALS SHALL BE BEST AVAILABLE. DO NOT BEGIN SOIL PREPARATION AND PLANTING UNTIL IRRIGATION WORK AROUND PLANTING AREA IS COMPLETE AND TESTED.2. PREMOISTEN - SPECIAL CARE SHALL BE TAKEN TO PREMOISTEN THE SURFACE 8" OF ALL PLANTING AREAS AND INSURE THAT PLANTS ARE PREVENTED FROM DRYING DURING PLANTING OPERATIONS. 3. WEEDING, BEFORE AND DURING PRELIMINARY GRADING AND FINISH GRADING. ALL WEEDS AND STOLONIFEROUS GRASSES, NUT GRASS AND JOHNSON GRASS, SHALL BE CHEMICALLY ERADICATED OR DUG OUT BY THE ROOTS AND DISPOSED OF OFF SITE. 4. PREMISES SHALL BE KEPT CLEAN AND MAINTAINED FREE OF CONSTRUCTION LITTER, ALL EMPTY CONTAINERS, EMPTY BAGS AND DEBRIS SHALL BE REMOVED FROM THE SITE UPON COMPLETION OF EACH DAYS WORK. ALL WALKS OR  PAVEMENTS SHALL BE SWEPT OR WASHED CLEAN DAILY. B. MATERIALS 1. ORGANIC AMENDMENTS - ORGANIC AMENDMENTS SHALL BE DECOMPOSED NITROGEN STABILIZED COMPOSTED RED WOOD SHAVINGS CULTIVATED INTO TOP 8" OF ALL PLANTING AREAS. 2. HUMATE -PLUS GRANULAR SOIL CONDITIONER BY "TRI-C".3. COMMERCIAL FERTILIZER - COMMERCIAL FERTILIZER SHALL BE AGRIFORM 18-18-6 COATED PELLETS OR EQUAL4. SOIL SULFUR - SOIL SULFUR SHALL BE AGRICULTURAL GRADE.5. POLYMER - POLYMER SHALL BE A SYNTHETIC ACRYLAMID CO-POLYMERS FORMATION AS MANUFACTURED BY TERRA SORB.6. MULCH - MULCH SHALL BE A SHREDDED BARK MATERIAL AS PRODUCED BY KELLOGG'S "XERIMULCH". 7. PLANTING TABLETS - PLANTING TABLETS SHALL BE 21 GRAM AGRIFORM BLUE CHIP PLANTING TABLETS. 8. PLANTS - ALL PLANTS SHALL BE HEALTHY, OF NORMAL GROWTH, WELL ROOTED, FREE FROM DISEASE, INSECTS, INSECT EGGS AND LARVAE. THE ROOTS SHALL SHOW NO EVIDENCE OF HAVING BEEN RESTRICTED, DEFORMEDOR BOUND AT ANY TIME. VARIETIES AND SIZE OF PLANTS SHALL BE AS STATED ON THE PLAN. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL OR REJECTION BY THE OWNER OR THEIR REPRESENTATIVE ON THE SITE AT ANY TIME BEFORE OR DURING PROGRESS OF PLANTS SHALL BE REMOVED FROM THE SITE IMMEDIATELY. SPECIAL CARE SHALL BE TAKEN TO INSURE THAT PLANTS IN CONTAINERS ARE ADEQUATELY WATERED.9. PLANTING MIX - ALL SOIL BACKFILL IMPUTS FOR TREES, SHRUBS, VINES, UNLESS OTHERWISE NOTED, SHALL BE PREPARED SOIL CONSISTING OF 40% NITROLIZED ORGANIC AMENDMENTS AND 60% SUITABLE EXISTING SOIL. PLUS POLYMERS PER THE FOLLOWING AMOUNTS. MYCORRHIZAE SPECIFICATIONS.CONTRACTOR SHALL APPLY TRY-C' ENDO 120 ARBUSCULAR MYCORRHIZAL INOCULUM AT THE FOLLOWING RATES APPLY AT 1 1/2 LBS. PER 1,000 SQ. FT. FOR ALL LANDSCAPE AREAS TILL INTO SOIL W/ AMENDMENTS. (SEE SPECS) FOR BACKFILLED BEDS APPLY AT 5 LBS. PER CUBIC YARD OF MIX. CONTRACTOR SHALL ALSO APPLY 'TRY-C' MYCO PACS PLACE INDIVIDUAL PACKETS ADJACENT TO ALL SHRUB ROOT BALLS AT THE FOLLOWING RATES.1 GAL = 1 PACK5 GAL. = 3 PACKS15 GAL. = 8 PACKSCONTACT TRY-C 1-800-927-3311 FOR SUPPLIERS. C. INSTALLATION. 1. SOIL CONDITIONING (NON SLOPE AREAS)THE FOLLOWING APPLICATION SHALL BE MADE PER 1,000 SQUARE FEET OF AREA AND SHALL BE THOROUGHLY  CULTIVATED INTO THE TOP 8 INCHES OF PREMOISTENED SOIL: 4 CUBIC YARDS ORGANIC AMENDMENT 20 POUND COMMERCIAL FERTILIZER 100 LBS TRI-C HUMATE PLUS GRANULAR SOIL CONDITIONER (AREAS WITH SLOPES GREATER THAN A 3:1 RATIO ARE EXEMPT. 2. TREE AND SHRUB PLANTING a) EXCAVATE PITS WITH VERTICAL SIDES FOR ALL PLANTS, SHRUBS, AND TREES. PITS SHALL BE 1-1/2 TIMES THE DEPTH OF BALLS, AND TWICE THEIR WIDTH. b) TERRA SORB AG POLYMER SHALL BE ADDED TO PLANT BACKFILL PER THE FOLLOWING: 1 TABLE SPOON PER 1 GALLON PLANT 3 TABLE SPOON 5 GALLON PLANT 4 TABLE SPOON 15 GALLON PLANT 2 TABLE SPOON 1/2" CALIPER OF TREE TRUNK FOR SPECIMEN PLANTS LARGER THAN 15 GALLONS. UNUSED EXCAVATED SOIL SHALL BE DISPOSED OF OFF THE THE SITE. SIZE OF CONTAINER NUMBER OF TABLETS WEIGHT GRAMS 1 GALLON 1 21 5 GALLON 2 42 15 GALLON 6 126 BOXED CONTAINER 10 210 d) PLANTING HEIGHT OF SHRUBS AND TREE CROWNS TO BE 1 INCH ABOVE FINISH GRADE UNLESS NOTED OTHERWISE ON PLAN. e) COMPACT SOIL AT BOTTOM OF PIT AND TRAMP FIRMLY. FILL SOIL AROUND BALL OF PLANT USING BACKFILL AS SPECIFIED AND WATER THOROUGHLY f) IMMEDIATELY AFTER PLANTING, STAKE ALL TREES TO PREVENT DAMAGE FROM WIND AS DETAILED. g) GRADE AREAS AROUND PLANTS, TO FINISH GRADE AND DISPOSE OF EXCESS SOIL. h) WATER - IMMEDIATELY AFTER PLANTING, WATER SHALL BE APPLIED TO EACH TREE AND SHRUB, IN SUCH A MANNER AS NOT TO DISTURB BACKFILL OR MULCH, AND TO THE EXTENT THAT ALL MATERIALS IN THE  PLANTING HOLE ARE THOROUGHLY SATURATED. (SEE PLANTING DETAILS FOR VARIATIONS FROM ABOVE.) 3. GROUND COVER AREAS PLANTING PITS FOR GROUND COVERS SHALL BE 4" X 4", OR ADEQUATE TO ACCEPT MATERIAL FROM FLATS WITHOUT CRUSHING OR DEFORMING THE ROOT BALL. PLANT AT SPACINGS AND IN AREAS INDICATED ON THE DRAWINGS. SOIL SHALL BE FIRMLY PRESSED AROUND EACH  PLANT, AND THE EXCESS SOIL REMOVED FROM THE CROWN. EACH SECTION OF GROUND COVER SHALL BE IMMEDIATELY WATERED UPON COMPLETION OF PLANTING, OR WITHIN ONE HOUR.4. MULCHING OF SHRUB AREASCONTRACTOR SHALL APPLY A MINIMUM OF TWO INCHES OF KELLOGG’S “XERIMULCH” TO ALL GROUND COVER AND SHRUB PLANTING AREAS AFTER COMPLETION OF ALL PLANT INSTALLATION (ONE CUBIC YARD COVERS 162 SQ. FT. AT TWO INCH DEEP.) AREAS LESS THAN ONE INCH DEEP AFTER SETTLEMENT FOR ONE WEEK SHALL BE REMULCHED TO ACHIEVE THE REQUIRED 1" DEPTH.5. MAINTENANCE AND GUARANTEE (OPTIONAL - 60 DAYS AS SEPARATE BID ITEM) ALL PLANTING SHALL BE MAINTAINED (BY CULTIVATING, MOWING, WEEDING, WATERING, FEEDING, SPRAYING AND PRUNING) FOR 60 DAYS AFTER COMPLETION AND ACCEPTANCE OF ALL PLANTING. ALL SHRUBS AND TREES NOT LIVING AFTER 60 DAY MAINTENANCE SHALL BE REPLACED. A FINAL INSPECTION SHALL BE MADE BY THE OWNER OR THEIR REPRESENTATIVE TO VERIFY THE FOLLOWING: HEALTHY, PEST FREE PLANT MATERIALS, VIABLE WEED FREE  GROUND COVER AREAS, STAKING OF TREES, ETC. IRRIGATIONANDPLANTINGSPECIFICATIONS9LANDSCAPE ARCHITECTURAL PLANS FORPETER SHEA JR. 11 BAY ISLAND • NEWPORT BEACH, CA 92661PH. (503) 780-3791peter.sheajr@jfshea.com catherine@sterling.netDATE: DRAWN BY:D.P. 5-16-24 © DAVID A. PEDERSEN INC. - LANDSCAPE ARCHITECT EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE REPRODUCED, CHANGED, OR COPIED IN ANY FORM OR MANNER WHATSOEVER, NOR ARE THEY TO BE ASSIGNED TO A THIRD PARTY, WITHOUT FIRST OBTAINING THE WRITTEN PERMISSION OF MR. PEDERSEN. IN THE EVENT OF UNAUTHORIZED USE OF THESE PLANS BY ANY THIRD PARTY THE CLIENT AGREES TO HOLD HARMLESS INDEMNIFY AND DEFEND D. PEDERSEN INC. LANDSCAPE ARCHITECT FROM ANY CLAIMS ARISING FROM SUCH UNAUTHORIZED RE-USE.SHEET NO. OF - 9 L-D A V I D A. P E D E R S E N • INC.3400 IRVINE AVE., SUITE 203NEWPORT BEACH, CA 92660TEL. (949) 251-8999L A N D S C A P E A R C H I T E C T U R E67 INTENTIONALLY BLANK PAGE68 Planning Commission - August 8, 2024 Item No. 3a Additional Materials Received Shea Residence (PA2024-0017) From:Tran, Jenny To:tizmitz@roadrunner.com Cc:Rodriguez, Clarivel; Martinez, Savannah; Leon, Jasmine Subject:RE: Project File No. PA2024-0017 Date:August 06, 2024 7:57:33 AM Attachments:image001.png Hi Mitzi, Thank you for your correspondence regarding this project. I will forward this to be included for consideration from the Planning Commission. Regards, Jenny Tran Associate Planner Community Development Department Office: 949-644-3212 100 Civic Center DriveNewport Beach, CA 92660 From: tizmitz@roadrunner.com <tizmitz@roadrunner.com> Sent: August 04, 2024 1:17 PM To: Tran, Jenny <jtran@newportbeachca.gov> Subject: Project File No. PA2024-0017 [ ⚠EXTERNAL EMAIL ] DO NOT CLICK links or attachments unless you recognize the sender and know the contentis safe. Report phish using the Phish Alert Button above. This letter is not in opposition to the construction proposed at 11 Bay Island. But, I am concerned about the number of workers' vehicles that impact our neighborhood. One day we counted 27 pickup trucks on Island Avenue. This does not include workers who arrive by automobile. Additionally, there are already houses under constuction on Bay Island as well as several others within one block of Island Avenue. I am aware that for the rest of my life, there will be one or more houses under construction on Bay Island or in the neighborhood. But, Island Avenue should not bear the brunt of this continued chaos. Street sweeping days are particularly bad. Last week, we were glad to see seven parking tickets issued. We have and use our two-car garage. A number of the older cottages do not have garages. Most days, it is impossible for guests, cleaning personnel and repair persons to find parking Planning Commission - August 8, 2024 Item No. 3b - Additional Materials Received Shea Residence (PA2024-0017) during the day. This affects residents of Island Avenue as well as Bay Island. Construction workers start arriving before 7 a.m. and remain for the duration of the day. It is my opinion no other street in Newport Beach is so adversely impacted by construction parking. Several years ago, one considerate Bay Island resident, who was building a home, paid for parking permits on Balboa Boulevard for the workers. I would like to see this be a requirement for this and all future Bay Island construction. Thank you. Mitzi Wells 318 Island Avenue Newport Beach, CA 92661 949.723.6029 Planning Commission - August 8, 2024 Item No. 3b - Additional Materials Received Shea Residence (PA2024-0017) From:Tran, Jenny To:Brian H. Martin Cc:Rodriguez, Clarivel; Leon, Jasmine; Martinez, Savannah Subject:RE: Bay Island #11 Date:August 07, 2024 1:25:45 PM Attachments:image001.png Hi Brian, Thank you for your correspondence. I will forward this for consideration from the Planning Commission. Regards, Jenny Tran Associate Planner Community Development Department Office: 949-644-3212 100 Civic Center DriveNewport Beach, CA 92660 From: Brian H. Martin <brian@rsd.net> Sent: August 05, 2024 4:48 PM To: Tran, Jenny <jtran@newportbeachca.gov> Subject: Bay Island #11 [ ⚠EXTERNAL EMAIL ] DO NOT CLICK links or attachments unless you recognize the sender and know the contentis safe. Report phish using the Phish Alert Button above. Ms. Jenny Tran, My name is Brian Martin. I am a member of the Board of Director’s for Bay Island. My home is address is 9 Bay Island. If you were not already aware, the demolition and rebuilding of #11 has been approved by our Architectural Committee and the Board. It meets all our guidelines and will be a welcome addition to the Island. Its square footage is inline with other projects and smaller than my 2020 rebuild. If you need any other information please reply to this email. Respectively, Brian Martin Bay Island Board Member Planning Commission - August 8, 2024 Item No. 3c - Additional Materials Received Shea Residence (PA2024-0017) August 8, 2024, Planning Commission Item 3 Comments These comments on a Newport Beach Planning Commission agenda item are submitted by: Jim Mosher (jimmosher@yahoo.com ), 2210 Private Road, Newport Beach 92660 (949-548-6229). Item No. 3. SHEA RESIDENCE (PA2024-0017) The residential development of Bay Island appears to have substantially preceded the 1936 date cited on handwritten page 6 of the staff report. Multiple sources indicate famed actress Helena Modjeska moved to a home on the island in 1907, where she died in 1909. An image in the Orange County photo archives, said to be from a postcard mailed in December 1910, shows the island well developed with what look like homes even at that early date: (The photo appears to show the southeast corner of the island, where Sites 1, 2, and 3 – as well as Site 22, on the left, are visible. The home where Madame Modjeska lived, #3, is marked by an “X.) Moreover, the County’s Historical Aerial Imagery website shows essentially all the building sites, including #11, occupied by the time of its earliest photo (1927): Planning Commission - August 8, 2024 Item No. 3c - Additional Materials Received Shea Residence (PA2024-0017) August 8, 2024, PC agenda Item 3 comments - Jim Mosher Page 2 of 2 Given the long history, a previous approval of a demolition and rebuild led to concerns the existing structure may have been architecturally significant (see correspondence regarding Item 18 on the August 23, 2022, City Council agenda. Has staff checked the existing structure at 11 Bay Island may not be similarly significant? Regarding the resolution, paragraph 9 on handwritten page 20 says “The finished floor elevation of the proposed single-unit dwelling is 9.00 feet (NAVD 88),” yet the plans (starting on handwritten page 60) consistently show the finished floor elevation as “10.00.” Regarding the parking and building heights allowed by UP3618 (handwritten pages 22-23), unless UP3618 was certified by the Coastal Commission I would think the standards in the LCP Implementation Plan prevail if they are more restrictive. Regarding Condition of Approval 17 (noise standards, page 27), this looks like something normally included in permits for commercial activities. Whatever its intent, I think it would be wise to simply cite the applicable code section without attempting to rephrase its content (including the table). In any event, the table is incorrect, and should show a nighttime interior noise standard of “40” in the categories where “45” is shown. Planning Commission - August 8, 2024 Item No. 3c - Additional Materials Received Shea Residence (PA2024-0017) From:Tran, Jenny To:J&J McKellar Cc:Rodriguez, Clarivel; Leon, Jasmine; Martinez, Savannah Subject:RE: 11 Bay Island Date:August 08, 2024 2:59:11 PM Attachments:image001.png Hi James, Thank you for your comments. I will forward them to be considered by the Planning Commission. Regards, Jenny Tran Associate PlannerCommunity DevelopmentDepartmentOffice: 949-644-3212 100 Civic Center Drive Newport Beach, CA 92660 From: J&J McKellar <twojlmck@gmail.com> Sent: August 08, 2024 2:31 PM To: Tran, Jenny <jtran@newportbeachca.gov> Subject: 11 Bay Island [ ⚠EXTERNAL EMAIL ] DO NOT CLICK links or attachments unless you recognize the sender and know the contentis safe. Report phish using the Phish Alert Button above. Hi Jenny: Thanks for contacting me. As I had stated, I'm VERY much against this giant proposed project. When Bay Island was originally presented to the City's Planning Commission way back when, NO mansion would even be dared to be presented. Now, the applicant wants to construct a 4,917 sq.ft. single family detached home? REALLY? Just how many people can spend the night in this monster.? The parking on the Peninsula continues to get worse and worse...and it is frightening to imagine if you permit mega homes like this to be constructed. The fight for parking will become brutal. What happens to the property values of the homes on either side of 11 Bay Island? Send the potential home owner over to Lido, or Linda..or??? Just don't ruin Bay Island. James McKellar Planning Commission - August 8, 2024 Item No. 3d - Additional Materials Received After Deadline Shea Residence (PA2024-0017) SHEA RESIDENCE 11 BAY ISLAND (PA2024-0017) Planning Commission Public Hearing August 8, 2024 Jenny Tran, Associate Planner 949-644-3212, jtran@newportbeachca.gov Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) PROJECT DESCRIPTION 2 •Coastal Development Permit •Demo single-unit dwelling, construct new single-unit dwelling •Parking Management Plan •Height up to 33 feet Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) 3 VICINITY MAP 11 Bay Island Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) 4 BUILDING SITES Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) USE PERMIT NO. 3618DEVELOPMENT STANDARDS 5 DEVELOPMENT STANDARD STANDARD PROPOSED Setbacks (minimum) Front (Water)15 feet 15 feet Front (Island Interior)8 feet 8 feet Side 4 feet 4 feet Rear (Parkside)4 feet 4 feet Maximum Available Floor Area (2.5 times buildable area of building site)6,188 square feet 4,917 square feet Parking (minimum)0 Onsite 2 Offsite (501 W. Bay Avenue) 1 Onsite (Golf Cart Storage) 2 Offsite (501 W. Bay Avenue) Height (maximum)*24 feet flat roof 29 feet sloped roof 28 feet flat roof 33 feet sloped roof * Use Permit No. UP3618 permits heights of 28 feet for flat and 33 feet for sloped roofs with Planning Commission approval Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) HEIGHT INCREASE WITH PC APPROVAL 6 F.F @ 10’ 33’ MAX SLOPED ROOF 28’ MAX FLAT ROOF Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) LOCAL COASTAL PROGRAM IMPLEMENTATION PLANDEVELOPMENT STANDARDS 7 DEVELOPMENT STANDARD STANDARD PROPOSED Setbacks (minimum) Front (Water)20 feet 65 feet Maximum Available Floor Area (1.75 times buildable area) Approximately 143,916 square feet total for all dwellings Approximately 130,095 square feet Parking (minimum)*3 onsite in a garage 1 Onsite (Golf Cart Storage) 2 Offsite (501 W. Bay Avenue) Height (maximum)28 feet flat roof 33 feet sloped roof 28 feet flat roof 33 feet sloped roof * The applicant request an adjustment to parking requirements consistent with NBMC Section 21.40.110 (Adjustment to Off-Street Parking Requirements) Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) PARKING MANGEMENT PLAN •Use Permit •2 spaces in offsite structure •Implementation Plan •3 spaces onsite •Parking Management Plan •2 spaces in offsite structure •1 golf cart space onsite 8 Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) 9 11 Bay IslandPedestrian Bridge 501 W. Bay Avenue Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) PUBLIC COMMENTS 10 •Historical/Architectural Significance •Bay Island/building site is not designated as historical resource under the National/California Register •Finished Floor Elevation •Resolution to be redlined. Finished Floor is 10.0 NAVD88 •Parking/Building Height in UP not certified by LCP •Project designed to comply with both the use permit and LCP •LCP allows for the proposed height •LCP allows for an off-site parking adjustment with CDP approval Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) 11 •Size of development •Complies with Title 20 and Title 21 •Condition of Approval No. 17 •Typically, only include in commercial projects •Removed as a condition of approval •Member of the Bay Island Board of Directors •Supportive of project •Architectural Committee has approved the design PUBLIC COMMENTS Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) REDLINES TO RESOLUTION 12 Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) RECOMMENDED ACTION 13 •Conduct a public hearing; •Find this project exempt from CEQA pursuant to Class 3 •Adopt Resolution No. PC2024-016 approving this Coastal Development Permit as amended by staff. Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017) QUESTIONS AND DISCUSSION Jenny Tran, Associate Planner 949-644-3212, jtran@newportbeachca.gov Planning Commission - August 8, 2024 Item No. 3e - Additional Materials Presented at the Meeting Shea Residence (PA2024-0017)