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HomeMy WebLinkAbout04_Jahangiri Residence CDP_PA2020-284 CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT December 10, 2020 Agenda Item No. 4 SUBJECT: Jahangiri Residence (PA2020-284) ƒ Coastal Development Permit No. CD2020-141 SITE LOCATION: 1015 Mariners Drive APPLICANT: Eric Olsen, Architect OWNER: Reza Jahangiri PLANNER: Joselyn Perez, Assistant Planner 949-644-3312, jperez@newportbeachca.gov LAND USE AND ZONING x General Plan Land Use Plan Category: RS-D (Single Unit Residential Detached) x Zoning District: R-1-6000 (Single-Unit Residential) x Coastal Land Use Plan Category: RSD-A (Single Unit Residential Detached – 0.0 – 5.9 DU/AC) x Coastal Zoning District: R-1-6000 (Single-Unit Residential PROJECT SUMMARY The applicant proposes the demolition of an existing single-family residence and the construction of a new 5,895-square-foot residence and attached 656-square-foot, three-car garage. The project also includes the construction of an 850-square-foot detached pool house, an in-ground pool, landscaping, hardscaping, drainage, and site walls. The design complies with all applicable development standards and no deviations are requested. RECOMMENDATION 1) Conduct a public hearing; 2) Find this project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment and the exceptions to this exemption do not apply; and 3) Adopt Draft Zoning Administrator Resolution No. _ approving Coastal Development Permit No.CD2020-141 (Attachment No. ZA 1). 1 Jahangiri Residence (PA2020-284) Zoning Administrator, December 10, 2020 Page 2 Tmplt: 07/25/19 DISCUSSION Land Use and Development Standards x The subject property is located in the R-1-6000 Coastal Zoning District, which provides for single-unit residential development and is consistent with the City’s Coastal Land Use Plan, General Plan, and Zoning Code. A coastal development permit is required and the property is not eligible for a waiver for de minimis development because the property is located in the Coastal Commission Appeal Area. x The properties along Mariners Drive are predominantly developed with one-story, single-family residences. The proposed single-story design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. x The proposed single-family dwelling and accessory structures conform to all applicable development standards, including floor area limit, setbacks, height, and off-street parking as evidenced by the project plans and illustrated in Table 1 below. Table 1 – Development Standards Development Standard Standard Proposed Setbacks (min.) Front (Upper Newport Bay) 20 feet 25 feet Sides 6 feet 6 feet Rear (Mariners Drive) 6 feet 6 feet Bluff Setbacks (min.) Development Area A 25 feet from the bluff edge 25 feet from the bluff edge Development Area B 10 feet from the bluff edge 10 feet from the bluff edge Development Area C All portions of the lot not located in Area A or Area B All portions of the lot not located in Area A or Area B Maximum Allowable Site Coverage 60% (10,222 square feet) 37% (6,312 square feet) Parking (min.) 3-car garage 3-car garage Height (max.) 24-foot flat roof 29-foot sloped roof 14-foot, 6-inch rooftop Hazards x The property is located within the Bluff Overlay District of the Local Coastal Program Implementation Plan, which establishes special development standards for identified bluff areas of the City. Pursuant to the Bluff Overlay Map B-9D (Upper 2 Jahangiri Residence (PA2020-284) Zoning Administrator, December 10, 2020 Page 3 Tmplt: 07/25/19 Newport Bay Bluffs), the property is located on a bluff subject to marine erosion. Consistent with the Bluff Overlay standards, the proposed principal dwelling and major accessory structures (including swimming pool) are located within Development Area A and setback, at a minimum, of 25 feet from the bluff edge. Minor accessory structures are proposed within Development Area B and setback, at a minimum, of 10 feet back from bluff edge. No accessory structures are proposed within Development Area C. Additionally, the project has been conditioned that any improvements located within Development Area C that are not explicitly allowed per NBMC Section 21.30.030(C)(3) (21.28.040 Bluff (B) Overlay District) shall be removed. x The lot was previously graded to provide a relatively level building pad for construction of the original home. The pad sits approximately 60 feet above mean sea level, adjacent to a bluff that descends approximately 50 feet to the Upper Newport Bay. A Geotechnical Investigation, dated April 27, 2020 was prepared by EGA Consultants, for the project and found that the proposed grading and construction will not adversely affect geologic stability of the existing bluff or adjoining properties or structures, provided construction is performed in accordance with report recommendations and sound construction techniques. In addition, the report found that the geologic conditions of the site are favorable with respect to gross stability of the bluff that descends from the subject property to the bay. The site is not susceptible to earthquake-induced liquefaction or landsliding. The report concludes that as the project site is located adjacent to a descending bluff slope, proper drainage design is of critical importance to the stability of the slope and shall be designed by a Licensed Civil Engineer. x The property is located in an area known for the potential of seismic activity. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of a building permit. Permit issuance is also contingent on the inclusion of design mitigation identified in the investigations. Construction plans are reviewed for compliance with approved investigations and CBC prior to building permit issuance. x Pursuant to Newport Beach Municipal code (NBMC) Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), the property owner will be required to enter into an agreement 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) (General Site Planning and Development Standards). Both requirements are included as conditions of 3 Jahangiri Residence (PA2020-284) Zoning Administrator, December 10, 2020 Page 4 Tmplt: 07/25/19 approval that will need to be satisfied prior to final building inspection, and prior to the issuance of building permits, respectively. x A biological assessment was completed on September 17, 2020 by Hamilton Biological Inc. The report found no listed or otherwise sensitive species present and ultimately concluded that the project impacts would be less than significant with the implementation of mitigation measures. The project has been conditioned that all proposed ocean-facing deck railing systems, fences, screen walls, and gates shall use materials designed to minimize bird-strikes Water Quality x Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the water and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQMP prepared by Duca-McCoy, Inc., dated September of 2020 has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), use of low impact development and treatment control approaches to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed best management practices BMPs. x The project design addresses water quality with a construction erosion control plan and a post-construction drainage system that includes drainage and percolation features designed to retain dry weather runoff and minor rain event runoff on-site. Any water not retained on-site is directed to the City’s storm drain system. Public Access and Views x Galaxy Drive is considered the nearest public road paralleling the sea and the project site is located between said road and the sea along the Upper Newport Bay Bluffs. NBMC Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on standard R- 1-6000 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. x The project site is located approximately 250 feet south of a designated public viewpoint as identified in the Coastal Land Use Plan. The viewpoint offers public 4 Jahangiri Residence (PA2020-284) Zoning Administrator, December 10, 2020 Page 5 Tmplt: 07/25/19 views to the north, east, and southeast of the Upper Newport Bay. A site evaluation found that the project site is the third property within a row of existing residences originally built in the 1960s. The project will simply replace an existing single-family home with a new single-family home. Furthermore, the proposed residence is single- story with 1,755-square-feet of living area located below grade within the basement level. The single-story home rises no more than 14-feet, 6-inches above the average existing grade. The overall structure height is almost 10 feet lower than the allowable height for flat roofs in the R-1-6000 coastal zoning district and almost 15 feet lower than the allowable height for sloped roofs in the R-1-6000 coastal zoning district. The single-story height ensures that the residence will be no more visible from the Upper Newport Bay than the surrounding neighborhood and will not 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) pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. Class 3 exempts the demolition of up to three single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one single-family residence and the construction of a new 5,895-square-foot residence, attached 656-square-foot three-car garage, and a detached 850-square-foot pool house. The exceptions to this categorical exemption under Section 15300.2 are not applicable. The project location does not impact an environmental resource of hazardous or critical concern, does not result in cumulative impacts, does not have a significant effect on the environment due to unusual circumstances, does not damage scenic resources within a state scenic highway, is not a hazardous waste site, and is not identified as a historical resource. PUBLIC NOTICE Notice of this public hearing was published in the Daily Pilot, mailed to all owners and residential occupants of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways), including the applicant, and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. A Notice of Filing was posted to the site by the Applicant in accordance with Title 21 requirements. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: 5 Jahangiri Residence (PA2020-284) Zoning Administrator, December 10, 2020 Page 6 Tmplt: 07/25/19 This action shall become final and effective 14 days following the date the Resolution is adopted unless within such time an appeal or call for review is filed with the Community Development Director 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 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. For additional information on filing an appeal, contact the Planning Division at 949-644-3200. Prepared by: BMZ/jp Attachments: ZA 1 Draft Resolution ZA 2 Vicinity Map ZA 3 Project Plans 6 Attachment No. ZA 1 Draft Resolution 7 05-14-19 RESOLUTION NO. ZA2020-### A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA, APPROVING COASTAL DEVELOPMENT PERMIT NO. CD2020-141 TO DEMOLISH AN EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCT A NEW SINGLE-STORY, SINGLE-FAMILY RESIDENCE, WITH BASEMENT, AND ATTACHED THREE (3)- CAR GARAGE LOCATED AT 1015 MARINERS DRIVE (PA2020- 284) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Eric Olsen, Architect (Applicant), with respect to property located at 1015 Mariners Drive, and legally described as Lot 56 of Tract 4224, requesting approval of a coastal development permit. 2. The Applicant proposes the demolition of an existing single-family residence and the construction of a new 5,895-square-foot residence and attached 656-square-foot, three (3)-car garage. The project also includes the construction of an 850-square-foot detached pool house, an in-ground pool, raised deck, landscaping, hardscaping, drainage, and site walls. The design complies with all applicable development standards and no deviations are requested. 3. The subject property is designated RS-D (Single Unit Residential Detached) by the General Plan Land Use Element and is located within the R-1-6000 (Single-Unit Residential) Zoning District. 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is RSD-A (Single Unit Residential Detached – 0.0 – 5.9 DU/AC) and it is located within the R-1-6000 (Single-Unit Residential) Coastal Zone District. 5. A public hearing was held online on December 10, 2020, observing restrictions due to the Declaration of a State Emergency and Proclamation of Local Emergency related to COVID-19. A notice of time, place and purpose of the hearing was given in accordance with the Newport Beach Municipal Code (NBMC). Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is categorically exempt pursuant to Title 14 of the California Code of Regulations Section 15303, Article 19 of Chapter 3, Guidelines for Implementation of the California Environmental Quality Act (CEQA) under Class 3 (New Construction or Conversion of Small Structures), California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. 8 Zoning Administrator Resolution No. ZA2020-### Page 2 of 10 02-03-2020 2. Class 3 exempts the demolition of up to three (3) single-family residences and additions of up to 10,000 square feet to existing structures. The proposed project consists of the demolition of one (1) single-family residence and the construction of a 5,895-square- foot residence, attached 656-square-foot, three (3)-car garage, and detached 850- square-foot pool house. 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 (Coastal Development Permits, Findings and Decision) of the Newport Beach Municipal Code (NBMC), the following findings and facts in support of such findings are set forth: Finding: A. Conforms to all applicable sections of the certified Local Coastal Program. Facts in Support of Finding: 1. The proposed development complies with applicable residential development standards including, but not limited to, site coverage, setbacks, height, parking, and Bluff Overlay standards. a. Site coverage is limited to 60 percent (10,222 square feet) of the 17,036-square- foot lot area. The proposed site coverage area is approximately 37 percent (6,312 square feet). b. The proposed development provides the minimum required setbacks, which are 20 feet along the front bluff-side property line, 6 feet along each side property line and 6 feet along the rear property line of Mariners Drive. c. The highest roof ridge is approximately 14 feet, 6 inches from established grade (60.58. feet based on the North American Vertical Datum of 1988 [NAVD88]), significantly less that the 24-foot maximum height limit requirement. d. The project includes garage parking for a total of three (3) vehicles, complying with the minimum three (3)-car garage parking requirement for single-family residences with more than 4,000 square feet of habitable floor area. e. Pursuant to the Bluff Overlay Map B-9D (Upper Newport Bay Bluffs), the property is located on a bluff subject to marine erosion. Consistent with the Bluff Overlay standards, the proposed principal dwelling and major accessory structures (including 9 Zoning Administrator Resolution No. ZA2020-### Page 3 of 10 02-03-2020 swimming pool) are located within Development Area A and setback, at a minimum, of 25 feet from the bluff edge. Minor accessory structures are proposed within Development Area B and setback, at a minimum, of 10 feet back from bluff edge. No accessory structures are proposed within Development Area C. Additionally, Condition of Approval number 5 requires the removal of any improvements located within Development Area C that are not explicitly allowed per NBMC Section 21.30.030(C)(3) (21.28.040 Bluff (B) Overlay District). 2. The neighborhood is predominantly developed with one (1)-story, single-family residences. The proposed single-story design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development and expected future development. 3. The proposed design, bulk, and scale of the development is consistent with the existing neighborhood pattern of development. 4. The lot has been graded previously to provide a relatively level building pad approximately 60 feet above mean sea level adjacent to a bluff that descends approximately 50 feet to the Upper Newport Bay. A Geotechnical Investigation, dated April 27, 2020 was prepared by EGA Consultants, for the project and found that the proposed grading and construction will not adversely affect geologic stability of the existing bluff or adjoining properties or structures, provided construction is performed in accordance with report recommendations. In addition, the report found that the geologic conditions of the site are favorable with respect to gross stability of the bluff that descends from the subject property to the bay. The site is not susceptible to earthquake-induced liquefaction or landsliding. The report concludes that as the project site is located adjacent to a descending bluff slope, proper drainage design is of critical importance to the stability of the slope and shall be designed by a Licensed Civil Engineer. 5. The property is located in an area known for the potential of seismic activity. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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 prior to building permit issuance. 6. All projects are required to comply with the California Building Code (CBC) and Building Division standards and policies. Geotechnical investigations specifically addressing liquefaction are required to be reviewed and approved prior to the issuance of 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 prior to building permit issuance. 7. A biological assessment was completed on September 17, 2020 by Hamilton Biological Inc. The report found no listed or otherwise sensitive species present and ultimately concluded that the project impacts would be less than significant with the 10 Zoning Administrator Resolution No. ZA2020-### Page 4 of 10 02-03-2020 implementation of mitigation measures. The project has been conditioned that all proposed ocean-facing deck railing systems, fences, screen walls, and gates shall use materials designed to minimize bird-strikes 8. Pursuant to NBMC Section 21.30.030(C)(3)(i)(iv) (Natural Landform and Shoreline Protection), the property owner will be required to enter into an agreement 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) (General Site Planning and Development Standards). Both requirements are included as conditions of approval that will need to be satisfied prior to the issuance of building permits for construction. 9. Pursuant to NBMC Section 21.35.050 (Water Quality and Hydrology Plan), due to the proximity of the development to the water and the development containing more than 75 percent of impervious surface area, a Water Quality and Hydrology Plan (WQHP) is required. A WQMP prepared by Duca-McCoy, Inc., dated September of 2020 has been reviewed and approved by the City’s Engineer Geologist. The WQHP includes a polluted runoff and hydrologic site characterization, a sizing standard for best management practices (BMPs), use of low impact development and treatment control approaches to retain the design storm runoff volume on site, and documentation of the expected effectiveness of the proposed best management practices BMPs. 10. The project design addresses water quality with a construction erosion control plan and a post construction drainage system that includes drainage and percolation features designed to retain dry weather and minor rain event run-off on-site. Any water not retained on-site is directed to the City’s storm drain system. 11. Proposed landscaping complies with NBMC Section 21.30.075 (Landscaping). A condition of approval is included that requires drought-tolerant species. Prior to issuance of building permits, the final landscape plans will be reviewed to verify invasive species are not planted and only temporary irrigation is installed within 10 feet of bluff edge (Bluff Development Area C). 12. The project site is located approximately 250 feet south of a designated public viewpoint as identified in the Coastal Land Use Plan. The viewpoint offers public views to the north, east, and southeast of the Upper Newport Bay. A site evaluation found that the project site is the third property to the south of the viewpoint and is situated within an existing neighborhood which obscures any historic views to the south of the Upper Newport Bay. The project will replace an existing single-family residence with a new single-family home. Furthermore, the residence has been designed to be single-story with 1,755-square-feet of living area located below grade within the basement level. The single-story home rises no more than 14-feet, 6-inches above the average existing grade which is almost 15 feet lower than the allowable height for sloped roofs in the R-1-6000 coastal zoning district. The single-story height ensures that the residence will be no more visible from the Upper 11 Zoning Administrator Resolution No. ZA2020-### Page 5 of 10 02-03-2020 Newport Bay than the surrounding neighborhood and will not 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 site is located between the nearest public road and the sea along the Upper Newport Bay Bluffs. Implementation Plan Section 21.30A.040 (Determination of Public Access/Recreation Impacts) requires that the provision of public access bear a reasonable relationship between the requirement and the project’s impact and be proportional to the impact. In this case, the project replaces an existing single-family residence located on standard R-1-6000 lot with a new single-family residence. Therefore, the project does not involve a change in land use, density or intensity that will result in increased demand on public access and recreation opportunities. Furthermore, the project is designed and sited (appropriate height, setbacks, etc.) so as not to block or impede existing public access opportunities. 2. Fact 12 in support of Finding A is incorporated here by reference. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this project is categorically exempt from the California Environmental Quality Act pursuant to Section 15303 under Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3, because it has no potential to have a significant effect on the environment. The 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. 2. The Zoning Administrator of the City of Newport Beach hereby approves Coastal Development Permit No.CD2020-141, subject to the conditions set forth in Exhibit “A,” which is attached hereto and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director 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 12 Zoning Administrator Resolution No. ZA2020-### Page 6 of 10 02-03-2020 21.64.035 of the City’s certified LCP and Title 14 California Code of Regulations, Sections 13111 through 13120, and Section 30603 of the Coastal Act. PASSED, APPROVED, AND ADOPTED THIS 10TH DAY OF DECEMBER, 2020. _____________________________________ Jaime Murillo, Zoning Administrator 13 Zoning Administrator Resolution No. ZA2020-### Page 7 of 10 02-03-2020 EXHIBIT “A” CONDITIONS OF APPROVAL 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 final building permit inspection, 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 to address the threat of damage or destruction from waves, erosion, storm conditions, landslides, seismic activity, bluff retreat, sea level rise, or other natural hazards that may affect the property, or development of the property, today or in the future. The agreement shall be binding against the property owners and successors and assigns. 3. Prior to the issuance of a building permit, the property owner shall submit a notarized signed letter acknowledging all hazards present at the site, assuming the risk of injury or damage from such hazards, unconditionally waiving any claims of damage against the City from such hazards, and to indemnify and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any 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 development. 4. Swimming pools shall be of double wall construction with subdrains between the walls and leak detection devices or an equivalent method. 5. The only allowed development within Development Area C is limited to the following: drainage devices (only if not feasible to be placed elsewhere on the site), landscaping/temporary irrigation systems, on-grade public trails, on-grade public stairways, underground utilities (only if not feasible to be placed elsewhere on the site), or shoreline protective devices in compliance with NBMC Section 21.30.030(C)(3). Any other improvements shown on the plans shall be removed. 6. No demolition or construction materials, equipment debris, or waste, shall be placed or stored in a location that would enter sensitive habitat, receiving waters, or a storm drain or result in impacts to environmentally sensitive habitat areas, streams, the beach, wetlands or their buffers. No demolition or construction materials shall be stored on public property. 7. This approval does not authorize any new or existing improvements (including landscaping) on State tidelands, public beaches, or the public right-of-way. 8. The Applicant is responsible for compliance with the Migratory Bird Treaty Act (MBTA). In compliance with the MBTA, grading, brush removal, building demolition, tree 14 Zoning Administrator Resolution No. ZA2020-### Page 8 of 10 02-03-2020 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 pursuant to 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 (1) or two (2) short follow-up surveys will be necessary to check on the nest and determine when the nest is no longer active. 9. Prior to the issuance of a building permit, the Applicant shall submit a final site plan where all proposed ocean-facing deck railing systems, fences, screen walls, and gates utilize materials designed to minimize bird-strikes. Such materials may consist, all or in part, of wood; wrought iron; frosted or partially frosted glass, Plexiglas or other visually permeable barriers that are designed to prevent creation of a bird strike hazard. Clear glass or Plexiglas shall not be installed unless they contain UV reflective glazing that is visible to birds or appliqués (e.g. stickers/decals) designed to reduce bird-strikes by reducing reflectivity and transparency are also used. 10. Best Management Practices (BMPs) and Good Housekeeping Practices (GHPs) shall be implemented prior to and throughout the duration of construction activity as designated in the Construction Erosion Control Plan. 11. The discharge of any hazardous materials into storm sewer systems or receiving waters shall be prohibited. Machinery and equipment shall be maintained and washed in confined areas specifically designed to control runoff. A designated fueling and vehicle maintenance area with appropriate berms and protection to prevent spillage shall be provided as far away from storm drain systems or receiving waters as possible. 12. Debris from demolition shall be removed from work areas each day and removed from the project site within 24 hours of the completion of the project. Stock piles and construction materials shall be covered, enclosed on all sites, not stored in contact with the soil, and located as far away as possible from drain inlets and any waterway. 13. Trash and debris shall be disposed in proper trash and recycling receptacles at the end of each construction day. Solid waste, including excess concrete, shall be disposed in adequate disposal facilities at a legal disposal site or recycled at a recycling facility. 14. Revisions to the approved plans may require an amendment to this Coastal Development Permit or the processing of a new coastal development permit. 15 Zoning Administrator Resolution No. ZA2020-### Page 9 of 10 02-03-2020 15. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 16. 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. 17. This Coastal Development Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained 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. 18. Prior to the issuance of building permits, the Applicant shall submit a final construction erosion control plan. The plan shall be subject to the review and approval by the Building Division. 19. Prior to the issuance of building permits, the Applicant shall submit a final drainage and grading plan. The plan shall be subject to the review and approval by the Building Division. 20. Prior to issuance of a building permit, a copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans. 21. Prior to issuance of a building permit, the Applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Coastal Development file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the elements approved by this Coastal Development Permit. 22. Prior to issuance of building permits, the final WQMP shall be reviewed and approved by the Building Division. Implementation shall be in compliance with the approved CPPP and WQHP/WQMP and any changes could require separate review and approval by the Building Division. 23. Prior to the issuance of building permits, the Applicant shall submit a final landscape and irrigation plan. These plans shall incorporate drought tolerant plantings, non- invasive plant species and water efficient irrigation design. The plans shall be approved by the Planning Division. 24. 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 16 Zoning Administrator Resolution No. ZA2020-### Page 10 of 10 02-03-2020 be kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 25. Prior to the issuance of building permit, the Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 26. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by the current property owner or agent. 27. This Coastal Development Permit No. CD2020-141 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. 28. 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 Jahangiri Residence including, but not limited to, Coastal Development Permit No. CD2020-141 (PA2020-284). 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 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. 17 Attachment No. ZA 2 Vicinity Map 18 VICINITY MAP Coastal Development Permit No. CD2020-141 PA2020-284 1015 Mariners Drive Subject Property Subject Property 19 Attachment No. ZA 3 Project Plans 20 21 22 23 24 25 26 27 28 GLASS29 30 31 32 LOT 57Δ=23°44'23" R=195.00' L=80.80'LOT 55 30.00' N48°29'50"W 155.00'N37°34'10"E 136.99'N68°44'23"W 170.00'Δ=20°14'33" R=225.00' L=79.49'N68°44'2 3 " W LOT 56 TRACT NO. 4224 M.M. 157/1-14 CL1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.85571015 Mariners Drive Newport Beach, CA 92660 JAHANGIRI RESIDENCE33 1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.85571015 Mariners Drive Newport Beach, CA 92660 JAHANGIRI RESIDENCE34 1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.85571015 Mariners Drive Newport Beach, CA 92660 JAHANGIRI RESIDENCE35 1015 Mariners Drive Newport Beach, CA 92660 1660 Orange AvenueCosta Mesa, CA 92627www.mollywoodgardendesign.comP 949.548.1611F 949.548.8557JAHANGIRI RESIDENCE36 LOT 57 LOT 55 LOT 56 TRACT NO. 4224 M.M. 157/1-14MARINERSDRIVE CLAFSMVMBXTFE24242TTTTTTTTTTTT111 11 1 1 1111A-71"2A-111"2A-151"1A-171"7A-91"4A-21"3A-101"2A-11"1A-51"2A-61"2A-181"3A-81"2A-41"2A-31"1A-161"7A-121"2A-131"2A-141"8BEEEEEEEEEEEEEEEEEE1¼1¼1¼1¼1¼1¼1¼1¼1¼1¼1¼1¼1¼1¼1¼1¼¾¾¾¾¾½½¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾¾Know what'sbelow.before you dig.CallRDATERENEWAL DATESIGNATURE• STATE OF CALI FOR NIA • L ICENSE D L ANDSCAPE ARCHITECTROBER T McHENRY #30324-30-199/21/20NOT FOR CONSTRUCTION LIABILITY WARNING: PLANS MARKED "NOT FOR CONSTRUCTION" ARE NOT APPROVED FOR CONSTRUCTION BY THE BUILDER / DEVELOPER, LANDSCAPE ARCHITECT, STRUCTURAL ENGINEER, AND / OR GOVERNING AGENCY AS MAY BE REQUIRED. THE INSTALLING CONTRACTOR SHALL NOT USE THESE PLANS FOR CONSTRUCTION WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE BUILDER / DEVELOPER. © 2016 Water Right Design, All Rights Reserved DateScaleChecked byDrawn byRevisionsSheetProject No.Water RightDesign8 WhatneySuite 100Irvine, CA 92618(949) 440-1030www.WaterRight.DesignofPrepared for5MWG-0379/21/20Costa Mesa, CA 92627 (949) 548-1611 Garden Design 1660 Orange Ave. Molly Wood California Residence 1015 Mariners Drive Jahangiri Newport BeachIRRIGATIONPLANRWMRWM1/8"-1'-0"LI-1ron th0'1'2'3'4' 8'WHENEVER ANY ITEM OF "DISTRIBUTION & CONTROL EQUIPMENT"IS SIZED SMALLER THAN THE MAIN LINE OR LATERAL LINE PIPINGON WHICH IT IS PLACED, THE REDUCTION IN PIPE SIZE SHALL ONLYOCCUR AT THE THREADED FITTING WHICH ADAPTS THE PIPE TOTHE PIECE OF EQUIPMENT.EXISTING WATERMETER 'A'WATER SERVICE INFORMATIONWATER METER REF. NO.:TYPE OF SOURCE:SERVICE LINE SIZE **:WATER METER SIZE **: (** PER STREET and/or WATER IMPROVEMENT PLANS)EXISTING WATER PRESSURE:PSI.MINIMUM OPERATING PRESSURE:PSI.PEAK IRRIGATION DEMAND:GPM.'A'POTABLE1"5/8"105698 REDUCED PRESSURE BACKFLOW PREVENTER3/4" ELECTRIC MASTER VALVE1" PRESSURE-REDUCING VALVE: SET TO PSI WHEN ZONE IS OPERATING.1"45A-14CONTROLLERABFSMVSTA.#sizeGPMEXTDRIPLINE INSTALLATION NOTES1. ALL DRIPLINE, FITTINGS, FILTERS, PRESSURE REGULATORS, AIR VACUUM RELIEF VALVES, ANDFLUSH VALVES SHALL BE FURNISHED BY THE MANUFACTURER LISTED IN THE LEGEND; ANDSHALL BE INSTALLED AS PER THE LEGEND, THE DETAILS, AND THE MANUFACTURERS'RECOMMENDATIONS. NO SUBSTITUTIONS WILL BE ACCEPTED.2. DRIPLINE SHALL GENERALLY BE LAID OUT AS FOLLOWS:A. DRIPLINE IS INSTALLED AROUND THE ENTIRE EDGE OF THE AREA TO BE IRRIGATED.(1) DISTANCES FROM THE EDGE OF THE IRRIGATED AREA ARE:(a) 2-4" NEXT TO ASPHALT, CONCRETE PAVING, OR “HARDSCAPE”.(b) 2-4" OUTSIDE OF UNCONTAINED LANDSCAPES.(2) AT CORNERS, THE DRIPLINE MAY BE CURVED, DOWN TO A MINIMUM RADIUS OF 15 INCHES.FOR CORNERS SHARPER THAN THIS, ELBOWS (OR TEES, AS APPLICABLE) SHALL BE USED.B. DRIPLINE IS INSTALLED THROUGHOUT THE ENTIRE AREA TO BE IRRIGATED, AND ISCONNECTED WITH TEES TO THE DRIPLINE LAID AROUND THE EDGE.(1) ON FLAT GROUND (LESS THAN 3%):(a) DRIPLINE SHALL GENERALLY RUN PARALLEL TO THE LONGEST SIDE OF THE AREA TO BEIRRIGATED.(b) DRIPLINES SHALL BE EVENLY SPACED AT A DISTANCE NOT TO EXCEED THE ON-CENTER(O.C.) SPACING INDICATED IN THE LEGEND.(2) ON SLOPES (3% OR STEEPER):(a) DRIPLINE SHALL GENERALLY RUN PARALLEL TO CONTOUR LINES, NOT UP AND DOWNTHE SLOPE.(b) DRIPLINES SHALL BE SPACED AT 125% OF ON-CENTER SPACING ON THE LOWERONE-THIRD OF THE SLOPE.C. THE RESULTING GRID OF DRIPLINE SHALL BE A "CLOSED LOOP" SYSTEM, EXCEPT IN NARROWAREAS WHICH ARE ONLY WIDE ENOUGH FOR ONE DRIPLINE.3. ON LOOPED DRIPLINE SYSTEMS WITH A SINGLE POINT OF SUPPLY, THE SUPPLY CONNECTIONSHALL BE MADE ON THE PERIMETER OF THE LOOP, AND THE CONNECTION SHALL BE LOCATEDON THE OPPOSITE SIDE OF THE LOOP FROM THE FLUSH VALVE.4. THE IRRIGATION CONTRACTOR SHALL THOROUGHLY FLUSH ALL LATERALS AND DRIPLINES PRIORTO INSTALLATION OF FLUSH VALVES AND AIR VACUUM RELIEF VALVES.5. LOCATION OF FLUSH VALVES ON THE PLANS IS DIAGRAMMATIC ONLY. FLUSH VALVES SHALL BELOCATED AT THE LOWEST POINT IN ELEVATION OPPOSITE THE POINT OF SUPPLY ON LOOPEDDRIPLINE SYSTEMS, AND AT THE END OF THE LINE ON SINGULAR RUNS OF DRIPLINE.6. LOCATION OF AIR VACUUM RELIEF VALVES ON THE PLANS IS DIAGRAMMATIC ONLY. AIR VACUUMRELIEF VALVES SHALL BE LOCATED AT THE HIGHEST POINT IN ELEVATION ON LOOPED ORSINGULAR DRIPLINES.IRRIGATION NOTES (Residential Systems)1. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND/OR AS STATED IN THE WRITTENSPECIFICATIONS PREPARED BY THE LANDSCAPE ARCHITECT AND THE MANUFACTURERS.2. THIS DESIGN IS DIAGRAMMATIC. ANY EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGNCLARIFICATION ONLY, AND IS TO BE INSTALLED WITHIN PLANTED AREAS WHEREVER POSSIBLE.3. THE IRRIGATION CONTRACTOR SHALL NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM ASINDICATED ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONSOR GRADE DIFFERENCES EXIST THAT WERE NOT KNOWN DURING DESIGN. SUCH CONDITIONSSHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE, OR THELANDSCAPE ARCHITECT, OTHERWISE THE IRRIGATION CONTRACTOR SHALL ASSUME FULLRESPONSIBILITY FOR ANY NECESSARY REVISIONS.4. THE SYSTEM DESIGN IS BASED ON THE MINIMUM OPERATING PRESSURE SHOWN AT EACH POINTOF CONNECTION. THE IRRIGATION CONTRACTOR SHALL VERIFY ALL PRESSURES ON SITE PRIOR TOCOMMENCING WITH THE INSTALLATION OF THE IRRIGATION SYSTEM.5. FINAL LOCATION OF AUTOMATIC CONTROLLERS IS TO BE DETERMINED BY THE OWNER'SAUTHORIZED REPRESENTATIVE.6. 117-VOLT 60HZ SINGLE PHASE ELECTRICAL POWER OUTLETS FOR IRRIGATION CONTROLLERSARE TO BE PROVIDED BY THE OWNER/DEVELOPER. THE IRRIGATION CONTRACTOR SHALL BERESPONSIBLE FOR MAKING THE HOOK-UP FROM THE POWER OUTLETS TO THE CONTROLLERS.7. ALL WIRE FROM THE CONTROLLER TO THE ELECTRIC CONTROL VALVES SHALL BE MINIMUM#18-AWG SOLID CORE COPPER WIRE, UL-LISTED, AND RATED 'UF' FOR DIRECT BURIAL. WIREMEETING THIS SPECIFICATION AND BUNDLED INTO MULTI-CONDUCTOR CABLES WITHPOLYETHYLENE JACKETING IS ACCEPTABLE. CONTROL, COMMON, AND SPARE WIRES SHALL EACHBE UNIQUELY COLOR-CODED. CONTRACTOR SHALL INSTALL (2) SPARE WIRES FROM THECONTROLLER TO EACH VALVE GROUP FOR FUTURE USE. INSTALL WIRES IN COMMON TRENCH WITHMAIN LINE PIPING WHEREVER POSSIBLE. FASTEN WIRES TO UNDERSIDE OF MAIN LINE WITH NYLONWIRE TIES AT 10 FT. INTERVALS. PROVIDE A MINIMUM OF 18" OF COVER.8. ALL WIRE CONNECTIONS SHALL BE MADE WITH APPROVED WATERPROOF WIRE CONNECTORS.WIRE SPLICES WILL NOT BE PERMITTED UNLESS APPROVED BY THE OWNER'S AUTHORIZEDREPRESENTATIVE, OR THE LANDSCAPE ARCHITECT. WIRE SPLICES SHALL BE LOCATED ON RECORDDRAWINGS AS PER THE SPECIFICATIONS.9. PROVIDE A MINIMUM OF 24" OF COVER OVER ALL PRESSURE MAIN LINE PIPING 3" AND LARGER,18" OF COVER OVER ALL OTHER PRESSURE MAIN LINE PIPING, AND 12" OVER ALL NON-PRESSURELATERAL LINE PIPING. PROVIDE A MINIMUM OF 36" COVER OVER ALL SLEEVES UNDER STREETS ANDVEHICULAR TRAFFIC AREAS. ALL SLEEVES SHALL BE INSTALLED UNDER PAVED AREAS PRIOR TOPAVING.10. THE IRRIGATION CONTRACTOR SHALL FLUSH ALL LINES AND ADJUST ALL HEADS FOR MAXIMUMPERFORMANCE AND TO PREVENT OVERSPRAY ONTO ALL WALKS, WALLS, FENCES, DRIVES, ANDBUILDINGS AS MUCH AS POSSIBLE. THIS WORK SHALL INCLUDE SELECTING THE BEST DEGREE OFARC TO FIT ANY EXISTING SITE CONDITIONS.11. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AND INSTALLING ANYADDITIONAL ANTI-DRAIN VALVES, TO PREVENT DAMAGE AND EROSION DUE TO EXCESSIVE LOWHEAD RUNOFF, CAUSED BY ELEVATION DIFFERENCES IN THE FIELD CONDITIONS.12. UPON COMPLETION OF THE JOB, THE CONTRACTOR IS TO PROVIDE THE OWNER WITH A RECORDDRAWING OF THE IRRIGATION PLANS.13. THE SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE YEAR. ANY DEFECTIVEMATERIAL OR POOR WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE IRRIGATIONCONTRACTOR AT NO COST TO THE OWNER(S).24FM37 DATERENEWAL DATESIGNATURE• STATE OF CALI FOR NIA • L ICENSE D L ANDSCAPE ARCHITECTROBER T McHENRY #30324-30-199/21/20NOT FOR CONSTRUCTION LIABILITY WARNING: PLANS MARKED "NOT FOR CONSTRUCTION" ARE NOT APPROVED FOR CONSTRUCTION BY THE BUILDER / DEVELOPER, LANDSCAPE ARCHITECT, STRUCTURAL ENGINEER, AND / OR GOVERNING AGENCY AS MAY BE REQUIRED. THE INSTALLING CONTRACTOR SHALL NOT USE THESE PLANS FOR CONSTRUCTION WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE BUILDER / DEVELOPER. © 2016 Water Right Design, All Rights Reserved DateScaleChecked byDrawn byRevisionsSheetProject No.Water RightDesign8 WhatneySuite 100Irvine, CA 92618(949) 440-1030www.WaterRight.DesignofPrepared for5MWG-0379/21/20Costa Mesa, CA 92627 (949) 548-1611 Garden Design 1660 Orange Ave. Molly Wood California Residence 1015 Mariners Drive Jahangiri Newport BeachIRRIGATIONDETAILSWRDRWMNONELI-238 DATERENEWAL DATESIGNATURE• STATE OF CALI FOR NIA • L ICENSE D L ANDSCAPE ARCHITECTROBER T McHENRY #30324-30-199/21/20NOT FOR CONSTRUCTION LIABILITY WARNING: PLANS MARKED "NOT FOR CONSTRUCTION" ARE NOT APPROVED FOR CONSTRUCTION BY THE BUILDER / DEVELOPER, LANDSCAPE ARCHITECT, STRUCTURAL ENGINEER, AND / OR GOVERNING AGENCY AS MAY BE REQUIRED. THE INSTALLING CONTRACTOR SHALL NOT USE THESE PLANS FOR CONSTRUCTION WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE BUILDER / DEVELOPER. © 2016 Water Right Design, All Rights Reserved DateScaleChecked byDrawn byRevisionsSheetProject No.Water RightDesign8 WhatneySuite 100Irvine, CA 92618(949) 440-1030www.WaterRight.DesignofPrepared for5MWG-0379/21/20Costa Mesa, CA 92627 (949) 548-1611 Garden Design 1660 Orange Ave. Molly Wood California Residence 1015 Mariners Drive Jahangiri Newport BeachIRRIGATIONDETAILSWRDRWMNONELI-339 DATERENEWAL DATESIGNATURE• STATE OF CALI FOR NIA • L ICENSE D L ANDSCAPE ARCHITECTROBER T McHENRY #30324-30-199/21/20NOT FOR CONSTRUCTION LIABILITY WARNING: PLANS MARKED "NOT FOR CONSTRUCTION" ARE NOT APPROVED FOR CONSTRUCTION BY THE BUILDER / DEVELOPER, LANDSCAPE ARCHITECT, STRUCTURAL ENGINEER, AND / OR GOVERNING AGENCY AS MAY BE REQUIRED. THE INSTALLING CONTRACTOR SHALL NOT USE THESE PLANS FOR CONSTRUCTION WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE BUILDER / DEVELOPER. © 2016 Water Right Design, All Rights Reserved DateScaleChecked byDrawn byRevisionsSheetProject No.Water RightDesign8 WhatneySuite 100Irvine, CA 92618(949) 440-1030www.WaterRight.DesignofPrepared for5MWG-0379/21/20Costa Mesa, CA 92627 (949) 548-1611 Garden Design 1660 Orange Ave. Molly Wood California Residence 1015 Mariners Drive Jahangiri Newport BeachIRRIGATIONSCHEDULES& WATERUSE CALCSWRDRWMNONELI-4DATERENEWAL DATESIGNATURE• STATE OF CALI F O R NIA • L ICENS ED L ANDSCAPE ARCHITECTROBER T McHENRY #3032DATERENEWAL DATESIGNATURE• STATE OF CALI F O R NIA • L ICENS ED L ANDSCAPE ARCHITECTROBER T McHENRY #30324-30-199/21/2040 DATERENEWAL DATESIGNATURE• STATE OF CALI FOR NIA • L ICENSE D L ANDSCAPE ARCHITECTROBER T McHENRY #30324-30-199/21/20NOT FOR CONSTRUCTION LIABILITY WARNING: PLANS MARKED "NOT FOR CONSTRUCTION" ARE NOT APPROVED FOR CONSTRUCTION BY THE BUILDER / DEVELOPER, LANDSCAPE ARCHITECT, STRUCTURAL ENGINEER, AND / OR GOVERNING AGENCY AS MAY BE REQUIRED. THE INSTALLING CONTRACTOR SHALL NOT USE THESE PLANS FOR CONSTRUCTION WITHOUT PRIOR WRITTEN AUTHORIZATION FROM THE BUILDER / DEVELOPER. © 2016 Water Right Design, All Rights Reserved DateScaleChecked byDrawn byRevisionsSheetProject No.Water RightDesign8 WhatneySuite 100Irvine, CA 92618(949) 440-1030www.WaterRight.DesignofPrepared for5MWG-0379/21/20Costa Mesa, CA 92627 (949) 548-1611 Garden Design 1660 Orange Ave. Molly Wood California Residence 1015 Mariners Drive Jahangiri Newport BeachIRRIGATIONSPEC'SWRDRWMLI-5IRRIGATION SPECIFICATIONSARTICLE 1 - GENERAL REQUIREMENTS1. SCOPE OF WORK1.1.Supply all work and materials, appliances, tools, equipment, facilities, transportation andservices necessary for and incidental to performing all operations in connection with furnishing,delivery, and installation of "Landscape Irrigation" complete, as shown on the Drawings, and/orspecified herein.1.2. The intent of the Drawings and specifications is to indicate and specify a complete and efficientirrigation system ready for use in accordance with the manufacturer's recommendations andmeeting the approval of the Owner's authorized representative without further cost of labor andmaterial to the Owner.2. SPECIAL REQUIREMENTS2.1. All work called for on the Drawings by notes shall be furnished and installed whether or notspecifically mentioned in the specifications.2.2. Any equipment installed by the Contractor and deemed to be for the use of the Owner invarious situations (i.e. gate valves, control valves, etc.) shall be so installed as to be readilyaccessible and quickly operable by the Owner. Equipment deemed by the Owner to beinoperable for its intended purpose shall be reinstalled by the Contractor in an operable positionbefore approval will be given.2.3. Replace and/or repair to the satisfaction of the Owner all existing landscaping or pavingdisturbed during the course of this work. New landscaping or paving shall be the same type,strength, texture, finish, and be equal in every way to the material removed.3. SUBMITTALS3.1. Materials List: Prior to any installation of any work, submit a detailed list of each materialproposed for use in the project, to the Owner and/or his representative for approval. Submittypewritten material list using the following format:DESCRIPTIONMANUFACTURERMODEL NO.Controller Calsense ET2000e-24Main line pipe Pacific Plastics cl. 315 PVCQuick coupler Rain Bird 33DLRC3.2. Pump Equipment Data: Submit full data on all equipment for approval by the Owner.3.3. Certificates: Submit manufacturer's certification that plastic pipe and fittings comply withspecification requirements.3.4. Record Drawings:3.4.1. Record all changes which are made from the contract Drawings, including changes inpressure and non-pressure lines.3.4.2. Record changes in ink on a set of black line prints of the Drawings. Maintain changescurrent daily. Keep drawings at the site at all times and available for review by theOwner and/or Landscape Architect. Do not use these prints for any other purpose.3.4.3. When construction has been completed, transfer all changes to a set of reproducibleplans. Make changes in permanent ink. Changes using a ball point pen are notacceptable. Remove original lines and dimensions where changes are made.Completed reproducible plans shall be equal to the original Drawings; with all line workclear and sharp, and lettering legible.3.4.4. Locate all dimensions from two permanent reference points (buildings, monuments,sidewalks, curbs or pavements). Make dimensions accurately to same scale used onDrawings. Show dimensioned locations and depths for each of the following:Point of connection.Basket strainers.Backflow preventers.Irrigation pressure main line routing. Provide dimensions for each 100 L.F. (minimum)along each routing, and for each change in direction.Gate valves, master valves, pressure reducing valves, irrigation control valves andquick coupler valves.Control wire routing (if different from main line).Main line, lateral line and control wire sleeving.Stubs for future use.Other related items as may be directed by the Landscape Architect or Owner.4. CONTROLLER CHARTS4.1. Controller charts are not required for homeowner-maintained irrigation systems.4.2. Do not prepare charts until record drawings have been approved by the Landscape Architectand/or Owner.4.3. Provide one controller chart(s) for each automatic controller installed. Size chart to suitcontroller door size. Use both sides of chart if necessary to retain full legibility.4.4. Chart shall be a black line on white background print or photo reduction of the record drawing,showing the area covered by that controller. Identify each area of coverage, for each station,with a pastel color coding.4.5. When charts are approved by the Landscape Architect, they shall be hermetically sealedbetween two layers of 20 mil thick plastic sheet.4.6. Charts must be completed and approved prior to final review of irrigation system and/or releasefrom maintenance period.5. OPERATING / MAINTENANCE MANUALS5.1. Provide one individually bound manual detailing operation and maintenance requirements forirrigation systems. Assemble material in vinyl covered 3-ring binders.5.2. Provide the following in each manual:Index sheet stating irrigation contractor's name, address, telephone number and name ofperson to contact.Duration of guarantee period.Equipment list (provide the following for each item:)Manufacturer's name.Make and model number.Name and address of local manufacturer's representative.Spare parts list in detail.Manufacturer's detailed operating and maintenance instructions for major equipment such ascontrollers, backflow preventers, pumps, etc.Manufacturer's warranties.6. OPERATING AND MAINTENANCE TOOLSDeliver the following items to the Owner when work is completed and prior to final acceptance ofWork:6.1. Two (2) keys for each automatic controller and/or enclosure.6.2. Two (2) thirty inch (30") sprinkler valve keys, for shutting off isolation valves with cross handles,if isolation valves with cross handles are specified on the project.6.3. One (1) sixty inch (60") operating nut wrench, for shutting off isolation valves with 2" operatingnuts, if isolation valves with 2" operating nuts are specified on the project.6.4. One (1) quick coupler key, with bronze garden valve attached, for every ten (10) quick couplingvalves installed on the project. Keys shall be compatible with the quick coupling valvesspecified on the project.7. MATERIAL APPROVALS7.1. Substitution of any product, material, or equipment without the Owner's or LandscapeArchitect's prior written approval, will not be permitted.7.2. Any item installed without such prior approval shall be removed from the work and from thework site.7.3. Approval of any item, substitution or alternate is based on information or samples provided bythe Contractor.7.4. Contractor shall be responsible for the total performance of such substitution to equal orsurpass the original design in every respect.7.5. If the substitution proves to be unsatisfactory in the Owner's and/or Landscape Architect'sopinion, Contractor shall remove such work and replace it with the originally specified item,including installation, at no additional cost to the Owner or Landscape Architect.7.6. Landscape Architect may, at his option, require a manufacturer's warranty on any substitutionoffered for use.8. SITE VISITS8.1. Should they be required by the Owner, his representative, any governing agency, or theLandscape Architect, the following site reviews will be made in company with the Contractor:Pressure supply line installation and testing: 36 hours.System layout: 36 hours.Coverage tests: 36 hours.Final review: 48 hours.8.2. Contractor's responsibilities:8.2.1. Notify all required parties in advance of making the following reviews. Make suchnotification prior to the time specified.8.2.2. Provide "walkie-talkie" equipment to facilitate communication between the review areaand the system controller. Contractor may at his option provide sufficient personnel tomaintain necessary communication.8.2.3. Provide current record drawings at each required review phase.8.3. If in the Landscape Architect's opinion, the Work scheduled for observation is not ready, theContractor shall reimburse the Landscape Architect and/or Owner for the Landscape Architect'stime.8.4. When reviews are made by other than the Landscape Architect, show evidence including dateand party making such review.9.GUARANTEE9.1.Guarantee the irrigation system to be free of all defects in materials and workmanship for aperiod of one year from date of acceptance by Landscape Architect/Owner.9.2.If accepted in phases, provide a written guarantee for each segment of the project; state dateof completion and guarantee period by dates.9.3. Manufacturer's warranties shall not relieve Contractor of any liability under the specifiedguarantee. Such warranties are intended to only supplement the contractor's guarantee.9.4. Correct all problems which develop in the system due to faulty materials or workmanship duringthe guarantee period.9.5. Repair or replace such work as directed by the Landscape Architect.9.6. Make repairs and replacements promptly when notified.9.7. The Owner reserves the right to make temporary repairs as necessary to keep systems inoperating condition without voided the contractor's guarantee, nor relieving the Contractor of hisresponsibilities during the guarantee period.ARTICLE 2 - PRODUCTS1. GENERALAll materials shall be of first quality and of the same manufacturer and model as specified in theirrigation legend unless noted otherwise.2. COPPER PIPE AND FITTINGS2.1. Copper pipe shall be type "K", hard tempered ASTM B88 and fittings shall be wrought solderjoint type in accordance with ANSI B16.22.2.2. Joints shall be soldered with silver solder: 45% silver, 15% copper, 16% zinc, 24% cadmium,solidify at 1.125 F. and liquefy at 1,145 F., conforming to specifications ASTM B206-52T andFederal QQB 00655.3. BRASS PIPE AND FITTINGS3.1. Brass pipe shall be 85% red brass, American National Standard Institute (ANSI), Schedule 40screwed pipe.3.2. Fittings shall be medium brass, screwed 125 pound class.4. GALVANIZED PIPE AND FITTINGS4.1. Pipe shall be galvanized steel, American National Standard Institute (ANSI, Schedule 40screwed pipe).4.2. Fittings shall be medium galvanized, screwed beaded malleable iron, and/or #125 cast iron,flanged.4.3. All unions 2 inches and smaller shall be ground joint pattern. Unions larger than 2 inches shallbe flanged unions, fitted with required gasket(s).5. PLASTIC PIPE AND FITTINGS5.1. Solvent weld pipe shall be extruded of an improved PVC virgin pipe compound featuring hightensile strength, high chemical resistance, and high impact strength. In terms of the currentASTM Standard D-1784, or D-2241, this compound shall meet the requirements of cellclassification 12454B for pipe. This compound must have 2,000 p.s.i. hydrostatic design stressrating.5.2. Rubber gasket PVC pipe, couplings, and fittings shall conform to ASTM D-1784 Type I, Grade1, 2,000 p.s.i. design stress. Standard dimensional ratio for pipe shall be SDR 21 (class 200).All pipe shall conform to commercial standard CS-256-64 (pressure rated pipe), and NationalSanitation Foundation testing laboratories (NSF). Rubber gaskets shall conform to ASTM 1869.Couplings and fittings shall be furnished by the pipe manufacturer and shall accommodate thepipe with which they are to be used. Couplings shall permit 5 degrees deflection of the pipe ateach coupling (2-1/2 degrees on each side), without filtration or infiltration, cracking, orbreaking.5.3. All pipe must bear the following markings: Manufacturer's name, nominal pipe size, scheduleor class, pressure rating p.s.i., and NSF (National Sanitation Foundation). The manufacturershall also mark the date of extrusion.5.4. All fittings, unless otherwise noted, shall be injection molded of an improved PVC fittingcompound featuring high tensile strength, high chemical resistance, and high impact strength.In terms of the current ASTM Standard D-1784-69, the compound must meet the requirementsdescribed in cell classification 13454B. Where threads are required in plastic fittings, theseshall be injection molded also. All tees and ells shall be side gated.5.5. All fittings shall bear the company's name or trademark, material designation, size, applicableI.P.S. schedule, and NSF seal of approval.5.6. All fittings shall be minimum standard weight Schedule 40.5.7. All threaded nipples, unless otherwise noted, shall be standard weight Schedule 80, withmolded threads.5.8. Solvent cement for plastic pipe and fittings shall be as recommended by the manufacturers ofthe pipe and fittings. The high chemical resistance of the pipe and fitting compounds specifiedmakes it mandatory that an aggressive primer, which is a true solvent for PVC, be used inconjunction with a solvent cement designed for the fit of pipe and fittings of each size rangespecified.6. ASSEMBLIESThe following equipment shall be as indicated on the Drawings, unless approval for substitution isobtained in writing prior to installation:Controllers, pedestals and options.Controller assembly and options.Rain and weather sensors.Moisture sensors.Backflow prevention equipment:Reduced-pressure backflow preventer.Pressure vacuum breaker.Atmospheric vacuum breaker.Combination control valve with atmospheric vacuum breaker.Basket strainers and 'Y' strainersValves:Gate valvesBall valvesCheck valvesPressure-reducing and pressure-regulation valvesMaster valvesManual control valvesElectric control valvesGarden valvesQuick coupling valvesSprinkler headsLow volume or "drip" irrigation equipment and accessories.7. VALVE BOXES7.1. Valve boxes shall be fabricated from durable, weather resistant plastic material which isresistant to sunlight and the chemical action of soils, except in traffic areas, where boxes shallbe concrete with cast iron lids of a type suitable for traffic installation.7.2. The valve box cover shall be secured with a hidden latch mechanism or stainless steel bolts.7.3. The cover and box shall be capable of sustaining a load of 1,500 pounds.7.4. Valve box extensions shall be by the same manufacturer as the valve box.7.5. Gate and ball valve boxes shall be round plastic boxes with bolt-down covers marked"IRRIGATION CONTROL VALVE"; and be manufactured by AMETEK or approved equal.7.6. Remote control valve boxes shall be rectangular plastic boxes with bolt-down covers marked"CONTROL VALVE" and with the controller and valve number marked on a tag attached to thecontrol wire between the valve and pig tail.8. HIGH VOLTAGE ELECTRICAL8.1. New electrical meter if required will be provided by the Owner.8.2. Connection to the automatic controller will be provided by the Owner.8.3. All electrical equipment installed outside building shall be Nema 3 type, waterproofed for suchinstallation.9. LOW VOLTAGE WIRING9.1. Connections between the controller and remote control valves shall be made with direct burialAWG-UF type solid copper wire.9.2. Wire shall be #14 in size, unless noted otherwise on the plans.9.3. All low voltage wiring shall be color coded by controller. Each controller on the project shallhave three unique colors of wires: one color each for common, control, and spare wires.10. PUMPS10.1. Pumps shall be provided as indicated on the Drawings.10.2. Electrical components shall include code approved breakers and starters of the proper size andelectrical characteristics as recommended by the pump manufacturer and as necessary tomatch the electrical service provided.10.3. Equipment for exterior locations shall meet NEMA 3, waterproof standards.ARTICLE 3 - EXECUTION1. GENERAL1.1. Meter size and Available Pressure / Water Supply: The Contractor shall verify the on-site staticwater pressure and service line and meter size prior to proceeding with any work. Should theContractor proceed with work and subsequently find that the water pressure is not equal to orgreater than that which is stated on the Drawings, the Contractor will assume responsibility forall work which needs to be replaced or modified at no additional cost to the Owner. Thisincludes all equipment and materials whether or not they are shown on the Drawings.1.2. Source of Water Supply: The Contractor shall verify and be familiar with the location, size anddetail of stub-outs provided as the source of water supply to the irrigation system as shown onthe plans.1.3. All plot dimensions are approximate. Before proceeding with any work, the Contractor shallcarefully check and verify all dimensions and shall report any variations to the Owner'sauthorized representative.1.4. Examine surfaces for conditions that will adversely affect execution, performance and quality ofWork.1.5. Verify that grading has been completed, so that the Work of this Section can proceed and thatspecified depths for buried materials can be maintained. Notify the Owner and LandscapeArchitect in writing, describing all unacceptable conditions. Do not proceed with Work untilsuch conditions are corrected.1.6. Prior to cutting into the soil, the Contractor shall locate all cables, conduits, sewers, septictanks, and other such utilities as are commonly encountered underground and he shall takeproper precautions not to damage or disturb such improvements. If a conflict exists betweensuch obstacles and the proposed work, notify the Owner's authorized representative who willarrange for relocations. The Contractor will proceed in the same manner if rock layer or anyother condition encountered underground makes changes advisable.1.7. Permission to shut off any water lines must be obtained from the Construction Supervisor, whowill make the necessary arrangements with the Owner. Disruption of existing systems shall bekept to a minimum.1.8. Do not willfully install the irrigation system as indicated on the Drawings when it is obvious inthe field that unknown obstructions or grade differences exist that were not known duringdesign; or if discrepancies in construction details, legend, or specific notes are discovered. Allsuch obstructions or discrepancies shall be brought to the attention of the Owner's authorizedrepresentative, or the Landscape Architect. In the event this is not done, the Contractor shallassume full responsibility for any necessary revisions.1.9. The Contractor shall verify the correctness of all finish grades within the work area afterconstruction in order to ensure the proper soil coverage (as specified) of the irrigation systempipes.2. PRODUCT HANDLING2.1. Delivery: Deliver materials in manufacturer's original unopened containers, with each containeridentified with manufacturer's name, brand or type.2.2. Storage: Store materials at a location as directed by the Owner. Store materials in an orderlymanner. Avoid interference with other construction activities.2.3. Protection: Protect all materials to prevent intrusion of dirt and moisture. Protect the installedwork and materials or other trades.3. WATER SUPPLYConnections to the existing source or meter shall be at the approximate locations shown on theDrawings. Minor changes caused by actual site conditions shall be made without additional cost tothe Owner.4. LAYOUT4.1. Irrigation lines indicated on the Drawings are diagrammatic. Coordinate installation of allmaterials, including piping, with all Contract Drawings to avoid conflicts with trees, shrubs,plants, drain lines, sleeves and all underground utilities.4.2. Layout sprinkler heads and make any minor adjustments required due to differences betweenactual site conditions and the Drawings. Minor adjustments will be acceptable within theparameters established by the original design intent.5. EXCAVATIONS5.1. Excavations shall be of open vertical construction sufficiently wide to provide free workingspace around the work installed and to provide ample space for backfilling and tamping.5.2. Trenches for pipe shall be cut to required grade lines, and compacted to provide an accurategrade and uniform bearing for the full length of line.5.3. All lines shall have a minimum clearance of four (4) inches vertically and two (2) incheshorizontally from each other, and six (6) inches, in any direction, from the lines of other trades.5.4. Parallel lines shall not be installed directly over one another.5.5. Provide the minimum cover over all lines noted on the Drawings.5.6. Where it is necessary to excavate adjacent to existing trees, the Contractor shall use allpossible care to avoid injury to the tree and tree roots. Excavation in areas where two (2)inches and larger roots occur shall be done by hand. All roots two (2) inches and larger indiameter, except directly in the path of pipe or conduit, shall be tunneled under and shall beheavily wrapped with burlap to prevent scarring or excessive drying. Where a ditching machineis run adjacent to trees having roots smaller than two (2) inches in diameter, the wall of thetrench adjacent to the tree shall be hand trimmed, making clean cuts through roots one (1) inchand larger in diameter, which shall be painted with two coats of Tree Seal, or equal. Trenchesadjacent to trees should be closed within twenty four (24) hours and where this is not possiblethe side of the trench adjacent to the tree shall be kept shaded with burlap or canvas.6. BACKFILLING6.1. Backfilling shall not commence until the installed irrigation system has been inspected andapproved.6.2. Initial backfill on all lines shall be of a fine granular material with no foreign matter larger than1/2 inch in size.6.3. Provide sand backfill a minimum of two (2) inches below and six (6) inches over all piping underpaved areas, unless noted otherwise.6.4. Backfill for trenching shall be compacted to dry density equal to the adjacent undisturbed soiland shall conform to adjacent grades without dips, sunken areas, humps or other irregularities.6.5. Under no circumstances shall a truck and/or tractor wheel be used for compacting the soil.7. JOINING OF PIPES7.1. The Contractor is responsible to be familiar with any and all methods of assembling, joining andinstallation of the various types of pipe to be used. He will adhere in strict accordance with themanufacturer's recommended procedures. If during any phase of the Work the Owner orOwner's representative finds that the Contractor or any of his workmen are not familiar with therecommended procedures, the Contractor shall arrange with the manufacturer of the particularproduct for the services of a qualified manufacturer's representative to instruct workmen in theproper procedures.7.2. Exercise care in handling, loading, unloading and storing of the plastic pipe and fittings; storeplastic pipe and fittings under cover until ready to install; transport plastic pipe on a vehicle witha bed long enough to allow the pipe to lie flat; avoid undue bending and any concentratedexternal load.7.3. Carefully inspect all pipe and fittings before installation, removing all dirt, scale and burrs; installthe pipe with all markings up for visual inspection and verification.7.4. Tape all open ends of pipe during installation to prevent entry of any foreign matter into thesystem.7.5. In solvent welding, use only the specified primer and solvent cement and make all joints in strictaccordance with the manufacturer's recommended methods; allow the solvent welds at leastfifteen (15) minutes set up time before moving or handling and 24 hours curing time beforefilling or as recommended by manufacturer, whichever is greater.7.6.360 degree applicators shall be used to apply primer and solvent.7.7. For plastic to metal connections, work the metal connections first. Use a non-hardening pipedope on all threaded connections, except where otherwise noted.7.8.Remove all dented and damaged pipe sections.8. PIPING UNDER EXISTING PAVING8.1. Piping under existing pavement may be installed by jacking, boring or hydraulic driving.However, no hydraulic driving will be permitted under asphalt paving.8.2. Secure permission from Owner's representative before cutting or breaking existing pavement.All necessary repairs and replacements shall be approved by the Owner's representative, andshall be at no additional cost to the Owner.9. PIPING ON SLOPES9.1. All piping on slopes shall be secured on the surface as indicated on the detail.9.2. Pipe which crosses concrete bench drain and/or 'V' gutters shall be placed over the drain orgutter within a galvanized steel pipe sleeve anchored on both sides of the bench with #3 rebar'J' hooks. The sleeve shall extend a minimum of twelve (12) inches beyond each edge of thedrain. Under no circumstances will pipe be placed beneath the concrete benches and/or 'V'gutters.10. ASSEMBLIES10.1. Install all assemblies specified herein according to the respective detail drawings andspecifications.10.2. Install backflow assemblies in shrub areas or as indicated on the Drawings and at a minimumheight required by local governing codes.10.3. Valves:10.3.1. Gate valves and ball valves shall be the full size of the line in which they are installedunless otherwise specified.10.3.2. Control valves shall be located as indicated on the Drawings and within a plant bedwhenever possible.10.3.3. Control valves shall be adjusted so a uniform distribution of water is applied bysprinkler heads of the planting areas for each individual valve system.10.3.4. Quick coupler valves, unless otherwise indicated, shall be located within 6 to 18 inchesof hardscape (preferably within a plant bed).10.4. Pop-up heads shall be located and installed as indicated on the Drawings and in the details.11. VALVE BOXES11.1. Provide at all locations indicated. Install within plant beds, not within turf areas, whereverpossible.11.2. The top of plastic valve boxes shall be one (1) inch above the designated finish grade in lawnareas and three (3) inches above the finish grade in ground cover areas. Where dimensionspermit, up to three (3) remote control valves may be installed in each box.11.3. Valve boxes located near walks, curbs and paving shall be installed in such a way as to allowfor valve boxes to abut those items with the top surface matching adjacent plans of theaforementioned items.12. LOW VOLTAGE WIRING12.1. All low voltage work shall be installed by the contractor.12.2. Wiring shall occupy the same trench and shall be installed along the same route as thepressure main lines wherever possible.12.3. Wiring shall be bundled together, tucked under the main line for protection from shovels, andfastened to the main line with nylon wire ties at intervals of 10 feet.12.4. Use continuous copper wires between controller and remote control valves. Splice wiresbetween the controller and remote control valves only when absolutely necessary. All splicesshall be installed in an approved box and so marked on the lid.12.5. All wire connections and splices shall be made using approved waterproof sealing connectors.An expansion loop of 12 inches shall be provided at each wire connection and/or directionalturn.13. MOISTURE SENSING EQUIPMENT13.1. Install all equipment per manufacturer's recommendations, instructions and/or details.13.2. Provide low voltage wire to each remote control valve controlled by a sensor.13.3. The exact location of equipment shall be determined in the field by the Manufacturer'srepresentative and the Landscape Architect.13.4. If it is determined by the Landscape Architect that this equipment is not in a desirable location,the Contractor shall move this equipment as requested, within fifteen (15) feet of its originallocation, at no cost to the Owner.13.5. Perform a complete review and check of the system to ensure that sensors are workingcorrectly (minimum of four times over each 30 day period)14. PUMPSThe exact location of the pump assembly shall be verified with the Owner and/or Owner'srepresentative.15. FLUSHING THE SYSTEMS15.1. After all irrigation pipe lines and risers are in place and connected and prior to installation ofsprinkler heads, the control valves shall be opened and a full head of water used to flush outthe system.15.2. Sprinkler heads shall be installed only after flushing of the system has been completed.16. PRESSURE TEST16.1. All hydrostatic tests shall be made only in the presence of the Owner or other duly authorizedrepresentative of the Owner. No pipe shall be backfilled until it has been inspected and tested.16.2. Furnish the necessary force pump and all other test equipment.16.3. All pressure lines shall be tested for two (2) hours under hydrostatic pressure of 150 poundsper square inch, and all non-pressure lines shall be tested for two (2) hours under the existingstatic pressure and both proven to be water tight.17. ADJUSTING THE SYSTEMS17.1. Adjust valves in conjunction with the alignment and coverage of all sprinkler heads.17.2. If it is determined that adjustments in the irrigation equipment or nozzle changes will provideproper and more adequate coverage, make all such changes or make arrangements with themanufacturer to have adjustments made prior to planting.17.3. The entire system shall be operating properly before any lawn or ground cover plantingoperations commence.17.4. These changes or adjustments shall be made without additional cost to the Owner.17.5. The Contractor is responsible for periodic checking of the system's operation and adjustmentas necessary.18. COVERAGE TESTWhen the irrigation system is completed, perform a coverage test in the presence of the Owner and/orhis representative, to determine if the water coverage for planting and turf areas is complete andadequate. Furnish all materials and perform all work required to correct any inadequacies. This testshall be accomplished before any ground cover or turf is planted. (Optional at the discretion of theOwner.)19. TEMPORARY REPAIRSThe Owner reserves the right to make temporary repairs as necessary to keep the irrigation systemequipment in operating condition. The exercise of this right by the Owner shall not relieve theContractor of his responsibilities under the terms of the warranty as herein specified.20. OPERATING INSTRUCTIONS20.1. Train the Owner's maintenance personnel in the proper operation of all major equipment,including the recommended winterization procedures.20.2. Provide this training at the Owner's convenience and at no additional cost to the Owner.END OF IRRIGATION SPECIFICATIONS41 LOT 57LOT 55BASIS OF BEARINGS BENCHMARK INFORMATIONBENCHMARK NO: NB6-15-71DESCRIBED BY OCS 2001 - FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISKSTAMPED "NB6-15-71", SET IN THE TOP OF A CONCRETE POST. MONUMENT ISLOCATED IN THE NORTHWEST CORNER OF THE INTERSECTION OF SANTIAGODRIVE AND MARINERS DRIVE, 0.5 FT. NORTHERLY OF THE NORTH END OF THENORTHWEST RETURN, 23 FT. WESTERLY OF THE CENTERLINE OF SANTIAGODRIVE AND 2.7 FT. WESTERLY OF THE FACE OF CURB. MONUMENT IS SET DOWN0.1 FT. FROM TOP OF CURB.ELEVATION: 96.175 FEET (NAVD88), YEAR LEVELED 1992VICINITY MAPGRAPHIC SCALELEGAL DESCRIPTIONREAL PROPERTY IN THE CITY OF NEWPORT BEACH, COUNTY OFORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:LOT 56 OF TRACT NO. 4224, IN THE CITY OF NEWPORT BEACH, COUNTYOF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK157, PAGES 1 TO 14 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THECOUNTY RECORDER OF SAID COUNTY.PAUL D. CRAFT, P.L.S. 8516DATENOTE: SECTION 8770.6 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODESTATES THAT THE USE OF THE WORD CERTIFY OR CERTIFICATION BY ALICENSED LAND SURVEYOR IN THE PRACTICE OF LAND SURVEYING OR THEPREPARATION OF MAPS, PLATS, REPORTS, DESCRIPTIONS OR OTHER SURVEYINGDOCUMENTS ONLY CONSTITUTES AN EXPRESSION OF PROFESSIONAL OPINIONREGARDING THOSE FACTS OR FINDINGS WHICH ARE THE SUBJECT OF THECERTIFICATION AND DOES NOT CONSTITUTE A WARRANTY OR GUARANTEE,EITHER EXPRESSED OR IMPLIED.LICENSE RENEWAL DATE 12/31/20PAUL DOMINICKCRAFTPROFESSI ONALLANDSURVEYORTITLE REPORT/EASEMENT NOTESNO TITLE REPORT PROVIDED.CONCRETE SURFACE   LEGENDHUNTINGTON BEACH, CALIFORNIA 92646PHONE:(714)488-5006 FAX:(714)333-4440 APEXLSINC@GMAIL.COMSURVEYOR OR ENGINEER SHALL PERMANENTLY MONUMENT PROPERTYCORNERS OR OFFSETS BEFORE STARTING GRADING.PLEASE CALL PAUL CRAFT @ 714-488-5006 TO SCHEDULE.SURVEYOR'S NOTESTHE BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF MARINERS DRIVEHAVING A BEARING OF N45°00'00"E PER TRACT NO. 4224, M.M. 157/1-14.EXISTING ELEVATION( )AC ASPHALT PAVEMENTTEMPORARY BENCHMARKTBMBLOCK WALLLCCENTERLINEGM GAS METERFSFLFINISHED SURFACEFLOWLINESET ON A SEWER MANHOLE (SMH)ELEVATION = 53.86 FEETFFFINISH FLOORSEARCHED, FOUND NOTHING; SETNOTHINGWATER METERWMWOOD FENCEWDFWOOD FENCE (WDF)EVTELECTRICAL VAULTFFGFINISH FLOOR GARAGETOP OF WALLTWTOP OF DRIVEWAY XTXFOUND EXISTING MONUMENT ASNOTED HEREONEGEDGE OF GUTTERNG NATURAL GROUNDTELEPHONE VAULTTVTTOP OF CURBTCSMH SEWER MANHOLE42