Bay Watershed (Hydrologic Unit Code 18070104). The Specific Plan area shares the District’s property with the former Cabrillo Elementary School to the west and Malibu Equestrian Park to the east and is set among rolling hills with its buildings and athletic fields terraced into the hillside setting. A drainage designated as an ESHA by the California Coastal Commission (CCC), pursuant to California Coastal Act extends for approximately 1,100-feet along the western property boundary (Exhibit 3, Location of ESHA).
PROJECT DESCRIPTION
The District seeks to redevelop the Malibu Campus to create a new campus for the Middle and High School with core areas that provide separate learning spaces for the middle and high school students as well as shared amenities. The proposed project would result in the demolition of 18 existing buildings.
The recently completed buildings (Buildings A, B, and E), the existing athletic fields, and Malibu Equestrian Park would remain largely unchanged. Implementation of the proposed project would not result in an increase in student enrollment or capacity.
The proposed project site is currently the subject of a Specific Plan that will guide redevelopment of the campus when adopted by the City of Malibu (Malibu) and will serve as the foundation for the phased development of the campus consistent with the regulations, standards, and design guidelines specified therein. The scope of restoration efforts as described in this Plan is consistent with the District’s goals and objectives for the proposed project.
Environmental studies both past and present, including those related to biological resources in support of the Malibu Middle and High School Campus Specific Plan and LCP Amendment Project have verified the presence of a drainage along the western boundary of the District’s property line. Pursuant to Malibu’s Local Coastal Program, this drainage is designated as an ESHA (City of Malibu 2002, GLA 2009, Psomas 2021a).
Consistent with guidelines provided in the Local Coastal Implementation Plan, Psomas delineated the ESHA boundary as the outer edge of the canopy of riparian vegetation and where riparian vegetation was not present, the ESHA boundary was determined by the top of bank. While the LCP ESHA overlay zone specifies a buffer to “ensure continued protection of the habitat areas” and for new development specifically references a 100 foot buffer “from the outer edge of the bank of the subject stream as the area within the top of bank and outer riparian canopy boundaries”, it was noted that over 85% of the ESHA’s 100 foot buffer had been developed in the years prior to the enactment of the California Coastal Act of 1972.
During the early stages of the specific planning process, among other project objectives, the District recognized that the ESHA offered opportunities to enhance their educational goals of providing for outdoor learning spaces and interpretive opportunities; as well as providing an opportunity to restore the natural environment and improve campus connectivity through the development of the proposed pedestrian pathways. The District recognized that the existing conditions included incompatible development into the edge of the ESHA bank as well as the degraded nature of the ESHA itself. In discussions with the CCC, the District decided that it could restore the degraded drainage comprised of approximately 0.7 acres as well as 1.35 acres of upland areas within the ESHA’s 50-foot buffer, and still meet the educational and design goals for the campus. In addition, within the remaining 50 feet beyond the 50-foot ESHA buffer, the proposed project would include land uses compatible with the natural habitat that would not incur in significant disruption of the natural habitat including a looping trail, interpretive stations overlooking the ESHA, and largely native landscaping within the campus itself contributing to the high scenic quality of the area.
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The ecological benefits of the restoration will increase the diversity and cover of native riparian and upland plants within the ESHA and its 50-foot buffer by the removing non-native species (including those rated by the California Invasive Plant Council); improve conditions for wildlife species including pollinator species that rely on wetland, riparian, and adjacent upland habitats for food and shelter; and reduce erosion and sedimentation. The students and local residents that will use the loop trail and the educational nodes will not only be able to enjoy the natural surroundings, but they will also be able to learn about the plants that reside in the riparian and upland zones as well as the local and seasonal wildlife that will undoubtedly frequent the site.
REGULATORY FRAMEWORK
U.S. Army Corps of Engineers
The U.S. Army Corps of Engineers (Corps) Regulatory Branch regulates activities that discharge dredged or fill materials into waters of the United States (WOTUS) under Section 404 of the Federal Clean Water Act (CWA) and Section 10 of the Rivers and Harbors Act. Its authority applies to all WOTUS where the material (1) replaces any portion of a water of the United States with dry land or (2) changes the bottom elevation of any portion of any WOTUS. Activities that result in fill or dredge of WOTUS require a permit from the Corps. Presently, WOTUS are defined to include territorial seas and Traditional Navigable Waters (TNWs)1; perennial and intermittent tributaries that contribute surface water flow to such waters; certain lakes, ponds, and impoundments of jurisdictional waters; and wetlands adjacent to other jurisdictional waters (USACE and USEPA 2010).
Regional Water Quality Control Board
The State Water Resources Control Board (SWRCB), in conjunction with the nine Regional Water Quality Control Boards (RWQCBs), is the primary agency responsible for protecting water quality in California through the regulation of discharges to surface waters under the CWA and the California Porter-Cologne Water Quality Control Act (Porter-Cologne Act). The SWRCB’s and RWQCB’s jurisdictions extend to all WOTUS, but also to waters of the State that are outside federal jurisdiction, including wetlands.
On August 28, 2019, the Office of Administrative Law approved the State Wetland Definition and Procedures for Discharges of Dredged or Fill Material to waters of the State. The procedures went into effect on May 28, 2020. Under these new regulations, the SWRCB and its nine RWQCBs assert jurisdiction over all existing WOTUS, and all waters that would have been considered WOTUS under the 2015 Rule. Thus, the WOTUS that would no longer be under Corps jurisdiction would be under SWRCB jurisdiction.
California Department of Fish and Wildlife
The California Department of Fish and Wildlife (CDFW) regulates activities that may affect rivers, streams, and lakes pursuant to the California Fish and Game Code (§§1600–1616). According to Section 1602 of the California Fish and Game Code, the CDFW has jurisdictional authority over any work that will (1) substantially divert or obstruct the natural flow of any river, stream, or lake; (2) substantially change or use any material from the bed, channel, or bank of any river, stream, or lake; or (3) deposit or dispose of 1 Traditional Navigable Waters are “all waters which are currently used, were used in the past, or may be susceptible to use in interstate or foreign commerce, including all waters which are subject to the ebb and flow of the tide” (33 Code of Federal Regulations § 328.3).
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debris, waste, or other material containing crumbled, flaked, or ground pavement where it may pass into any river, stream, or lake.
California Coastal Commission
The CCC, in partnership with coastal Cities and Counties, plans and regulates the use of land and water in the Coastal Zone, an area covering a 3-mile-wide band of ocean and extending inland from the mean high tide line to a variable distance based on surrounding land cover. Development in the Coastal Zone requires a Coastal Development Permit issued by either the CCC or a local government with a certified LCP.
Malibu has a certified LCP that provides for protection and preservation of ESHAs. An ESHA is defined as “any area in which plant or animal life or their habitats are either rare or especially valuable because of their special nature or role in an ecosystem which could be easily disturbed or degraded by human activities and developments”. ESHAs include rare or valuable habitat, habitat that contributes to the viability of plant or animal species that are designated or are candidates for listing under State or Federal law, habitat that contributes to the viability of species that are designated as “fully protected” or “species of special concern” under State law, habitat that contributes to the viability of species for which there is other compelling evidence of rarity (e.g., species with a California Rare Plant Rank of 1 or 2), designated Areas of Special Biological Significance, or Marine Protected Area, and Streams.
EXISTING CONDITIONS
The ESHA consists of an approximately 1,100-foot long drainage along the western edge of the Campus (Exhibit 3). It receives flow from an undeveloped lot north of the property, road runoff, and runoff from an adjacent parking lot. A culvert at the cul-de-sac of Clover Heights Avenue also carries flow underground and into this drainage. At the downstream end, the drainage flows into a corrugated pipe culvert under Morning View Drive. Based on aerial imagery and USGS topographic contours, this drainage continues primarily above ground until it is undergrounded at Pacific Coast Highway and discharges onto Zuma Beach at the Pacific Ocean.
The drainage is unlined along its entire length in the Study Area. The upstream end of the drainage has a broad, concave cross-section with no abrupt break in bank slope. Soils in this area were saturated and surface water was present during multiple site visits. The middle and downstream end of the drainage is more incised, with steep slopes and a narrow channel bed. Some banks are eroded or undercut. Surface water was not present during multiple site visits and the soils were not saturated near the surface along the middle and downstream portions of the drainage.
The ESHA and surrounding areas burned in the 2018 Woolsey fire. Some vegetation experienced mortality as a result of the fire while other vegetation is recovering.
Vegetation Types
Vegetation types within the ESHA and 50-foot buffer consist of riparian herb and arroyo willow thicket in the drainage bottom transitioning to coyote brush – California sagebrush scrub/upland mustards, upland mustards, and ornamental – native planting. Each is type is further detailed below:
Riparian herb vegetation grows along the drainage bed. This area contains a mix of native species typical of a riparian understory and non-native species. The upstream end is heavily dominated by the non-native Saint Augustine grass (Stenotaphrum secundatum) extending out from the drainage centerline with the native watercress (Nasturtium officinale) growing in the center, wetter portion of the drainage. Other Noemi Avila-Zamudio
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species in this area include flatsedge (Cyperus sp.), bristly ox-tongue (Helminthotheca echoioides), common plantain (Plantago major), and cheeseweed (Malva parviflora). Downstream, as the drainage banks become steeper and the substrate becomes drier, herbaceous vegetation becomes sparser in the drainage. The middle and downstream portions of the drainage have more patchily distributed watercress with species such as California rose (Rosa californica), California blackberry (Rubus ursinus), castor bean (Ricinus communis), tree tobacco (Nicotiana glauca), and garden nasturtium (Tropaeolum majus) present. No single species is dominant throughout the length of the drainage.
Arroyo willow thicket occurs along the drainage and consists of individuals and patches of arroyo willows (Salix lasiolepis) with a small amount of western sycamore (Platanus racemosa). Prior to the Woolsey fire, this vegetation was more extensive. Many of the trees burned and some are regrowing while others remain as dead standing snags. Understory vegetation, where present, is similar in composition to the riparian herb vegetation, described above. The downstream end is degraded by the presence of castor bean.
Coyote brush – California sagebrush scrub/upland mustards occurs in upland areas at the downstream end of the drainage. This vegetation type has approximately 15 to 20 percent cover of native species, primarily coyote brush (Baccharis pilularis ssp. consanguinea) and laurel sumac (Malosma laurina). It has been heavily degraded by the presence of non-native, weedy species such as shortpod mustard (Hirschfeldia incana), castor bean, tree tobacco, and non-native grasses such as bromes (Bromus spp.) or oats (Avena spp.).
Upland mustards occur in upland areas in the central and northern portion of the drainage. This vegetation type is dominated by non-native, weedy species—primarily shortpod mustard with fennel and Russian thistle (Salsola tragus).
Ornamental – native planting occurs in the central and northern portion of the drainage. This vegetation type is very heterogeneous and consists of a mix of native and non-native planted individuals and naturalized weedy species. The vegetation isn’t closely associated with structures and doesn’t appear “formally landscaped”, even though many of the species appear to have been planted. These areas burned during the Woolsey fire. Species observed include natives such as laurel sumac and Coulter’s matilija poppy (Romneya coulteri), and non-natives such as petty spurge (Euphorbia peplus), shortpod mustard, castor bean, curly dock (Rumex crispus), red valerian (Centranthus ruber), myoporum (Myoporum laetum), ornamental sage (Salvia microphylla), pride of Madeira (Echium candicans), cape honeysuckle (Tecoma capensis), and tree tobacco.
Jurisdictional Resources
A jurisdictional delineation was performed to determine the type and extent of water resources under the regulatory authority of the Corps, the RWQCB, the CDFW, and the CCC for the entire Study Area (Psomas 2021a); however, for the purpose of this Plan, the jurisdictional resources are described are limited to the ESHA and do not include all jurisdictional waters in the Study Area.
WOTUS under regulatory authority of the Corps were determined to be present in the ESHA drainage.
Given that the drainage ultimately discharges into the Pacific Ocean, it has connectivity to a TNW.
Relatively permanent waters connected to a TNW are considered WOTUS. Since surface water and soil saturation were observed at the upstream end of the drainage on multiple site visits that were not preceded by rainfall events, the drainage is considered to exhibit surface flow more than just ephemerally.
Therefore, it is considered a WOTUS under the regulatory authority of the Corps. The extent of WOTUS was based on indicators of Ordinary High-Water Mark and included a change in sediment texture, a change in vegetation species and cover, and a break in bank slope. A total of 0.070 acre of WOTUS are Noemi Avila-Zamudio
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present. Of this, 0.007 acre was determined to be wetland WOTUS based on the presence of hydrophytic vegetation, hydric soils, and wetland hydrology. Table 1 summarizes the type and extent of Corps and RWQCB jurisdictional waters for the ESHA (Exhibit 4, Jurisdictional Resources: Ordinary High-Water Mark).
TABLE 1
SUMMARY OF ESHA JURISDICTIONAL RESOURCES
Regulatory Authority
Amount in Study Area
(acres)
Corps Waters of the United States
Wetlands 0.007
Non-wetland Waters 0.063
Total Corps Waters of the United States 0.070
RWCQB Waters of the State
Wetlands 0.007
Non-wetland Waters 0.063
Total RWQCB Waters of the State 0.070
Total CDFW Jurisdictional Resources 0.68
Total CCC Jurisdictional Resources 0.68
Corps: U.S. Army Corps of Engineers; RWQCB: Regional Water Quality Control Board; CDFW: California Department of Fish and Wildlife; CCC: California Coastal Commission Waters under the regulatory authority of the Corps are also subject to the jurisdictional of the RWQCB and considered waters of the State. Therefore, approximately 0.070 acre of waters of the State are present.
Of this, 0.007 acre was determined to be wetland waters of the State.
Streams are under the regulatory authority of the CDFW. The drainage has a defined bed and banks, with a riparian canopy over portions of its length. Therefore, approximately 0.68 acre of waters subject to the regulatory authority of the CDFW are present (Exhibit 5, Top of Bank/Riparian Canopy).
Because the CCC uses a one parameter approach to identify the limits of jurisdictional wetlands, the drainage is subject to CCC jurisdiction. Approximately 0.68 acre of wetlands subject to the regulatory authority of the CCC are present (Exhibit 5). The drainage is considered an ESHA in Malibu’s LCP because it encompasses both wetland and riparian habitat and is consistent with its consideration as a designated ESHA in previous biological assessments (GLA 2009).
HYDROLOGICAL AND HYDROLICS STUDY
A hydrologic analysis was conducted utilizing the Los Angeles County hydrologic methodology to establish flow rates for various storm events up to the 50-year event contributing runoff to the ESHA. A total drainage area of approximately 320 acres contributes stormwater runoff to the ESHA, of which, half is moderate urban development and the other half mountainous area. Hydrologic soil groups found within the drainage area are comprised of Type C and Type D, indicating a high amount of runoff and minimal infiltration into the soil. Additionally, the area is subject to wildfires which increases the total runoff as well as sediment and debris flows.
A hydraulic analysis of the ESHA was performed using HEC-RAS and the peak flow rates established during the hydrologic study. Flow depths and velocity results from the model were used to identify the extents of improvements required to stabilize the channel and prevent future erosion. Potential Noemi Avila-Zamudio
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improvements may include slope reductions, bank protection, drop structures, and revegetation, or a combination thereof. Improvements were designed to be permanent and self-sustaining to the extent possible, while maintaining a balance between the natural and built environment, encouraging wildlife passage, and reestablishing habitat (Psomas 2021b).
RESPONSIBLE ENTITIES
Responsible entities are those individuals or entities responsible for the successful implementation of the Plan. These entities include but are not limited to, the District as property owner, the Landscape Contractor, the Project Engineer, the Biological Monitor, and the Resource Agencies.
The District, or its designees, are responsible for retaining the following qualified entities:
Landscape Contractor to install and maintain the habitat restoration areas, including any stabilization features for the ESHA;
Project Engineer to oversee the stabilization measures that result from the hydrological and hydraulics studies of the ESHA; and
Biological Monitor to monitor program installation, long-term maintenance, and long-term site performance.
The Landscape Contractor (Contractor) will be responsible for performing all site preparation to address vegetation and soil procedures, ESHA stabilization measures, container species planting, seed mix application, and long-term maintenance tasks. The Landscape Contractor is also responsible for coordinating with the Biological Monitor regarding implementation status.
The Project Engineer will be responsible for overseeing implementation of ESHA stabilization measures in coordination with the Landscape Contractor.
The Biological Monitor will be responsible for monitoring all implementation activities and for facilitating compliance with specifications and resource agency requirements. The Biological Monitor will also coordinate with the District, the Landscape Contractor, the Project Engineer, and the Resource Agencies regarding site status.
Outreach to Resource Agencies including the CCC, Corps, CDFW, and RQWCB took place as part of early coordination efforts to refine and finalize early conceptual features of this Plan and to determine regulatory permits that would be required prior to implementation of the restoration. The final version of this Plan will become a component of the proposed project that will require approval by the District as lead agency pursuant to the California Environmental Quality Act (CEQA) as well as Malibu in coordination with the CCC pursuant to the LCP Amendment.
RESTORATION OPPORTUNITIES
Opportunities for restoration are present at Upstream, Middle and Downstream portions of the ESHA, in undeveloped areas within the 50-foot buffer of the ESHA, as well as in areas that are currently developed and scheduled for demolition during later phases of the proposed project (Exhibit 6, ESHA Restoration Areas). The ESHA restoration areas are also depicted in relation to the proposed project in Exhibit 7, ESHA Restoration Areas. While restoration efforts will include planting/seeding at Upstream and Downstream ESHA, the efforts for the Middle ESHA will focus on weed abatement and stabilization due to the incised nature of the drainage. Upland restoration of the Middle ESHA will take place once the bus storage facility known as the “bus barns” are demolished during Phase 4 of the proposed project. The Noemi Avila-Zamudio
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restoration will significantly improve the habitat conditions of the drainage and provide educational opportunities to both middle and high school students as well as for local residents that use the trail.
A field study conducted in July 2021 revealed a significant number of native species in varying stages of recovery from the Woolsey fire that swept through the area in November 2018 (Exhibit 8a–d, Upstream, Middle and Downstream ESHA Photos). Mature and sapling native riparian trees and shrubs were observed along the entire ESHA intermixed with non-native weedy species as well as species escaped from a landscaped setting (Exhibit 8a, Upstream ESHA Photos and Exhibit 8b, Middle ESHA Photos).
Upland native scrub species dominated more open portions of the drainage particularly in the Downstream ESHA (Exhibit 8c, Downstream ESHA Photos). The significant cover of native riparian and upland vegetation served to guide a restoration approach that focusses on enhancing the native species present primarily with seeding and using plantings to a lesser degree to enhance existing native vegetation, especially adjacent to the looping trail and for erosion control (Table 2, ESHA Restoration Opportunities and Approach).
TABLE 2
ESHA RESTORATION OPPORTUNITIES AND APPROACH
ESHA
Restoration
Area Restoration Approach
Implementation
Schedule
Upstream ESHA
Riparian
Enhance native trees and shrubs present with weed abatement and removal of woody debris; plant native grasses and sedges for erosion control in wetland area at this location. Banks at this location may require an erosion control blanket.
Phase 1
Upland
Enhance native plantings present with weed abatement; seed non-developed areas with coastal sage scrub species to supplement existing native plantings and to attract and support invertebrates and native birds that reside on the property; include flowing species to support butterflies. Combine plantings and seeding to complement landscaped plantings along the trail; restore developed portions of buffer with coastal sage scrub species in Phase 4.
Phase 1 and 4
Middle ESHA
Riparian
Focus on weed abatement and stabilization (if needed) of incised portion of drainage; consider girdling any non-native tree(s) to remain in place as snag(s) for wildlife use consistent with stabilization measure(s). Stabilization will likely include the placement of an erosion control blanket.
Phase 1
Upland
Plant native coastal sage scrub shrubs to complement landscaped plantings along the trail; an understory of native shrubs will add diversity of canopy structure and provide opportunities for use as outdoor classroom; developed portions of buffer to be restored in Phase 4.
Phase 4
Downstream ESHA
Riparian
Enhance native trees and shrubs present with weed abatement; plant shrubby willow saplings in openings after removal of non-natives and dead woody debris; seed openings with riparian mix for a diverse understory; include flowering species to attract birds and invertebrates including butterflies. Banks at this location may require an erosion control blanket.
Phase 1
Upland
Plant and seed native coastal sage scrub to complement plantings along the trail to add diversity of color, texture, and canopy structure and provide opportunities for use as outdoor classroom. Slopes at this location will likely require erosion control measures that can be addressed with contouring associated with the removal of pavement prior to planting native coastal sage scrub.
Phase 1
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The following restoration activities are scheduled to take place during Phase 1 construction scheduled for summer 2024 (Table 3, Phase 1 ESHA Restoration Activities).
TABLE 3
PHASE 1 ESHA RESTORATION ACTIVITIES
Restoration Activity Riparian Zone Upland Zone
Upstream ESHA
Weed abatement; assess snags x x
Install erosion control measure as needed x x
Plant swamp sedge (Carex senta ) see Table 6 and Exhibit 9 x Plant beard grass (Leymus triticoides) see Table 6 and Exhibit 9 x Seed upland zone with applicable seed mix x
Middle ESHA
Weed abatement; assess snags; girdle myoporum tree x x
Install erosion control measure, as needed x x
Downstream ESHA
Remove pavement; contour slope; optimize soils for planting x weed abatement; assess snags x
Install erosion control measure, as needed x x
Plant arroyo willow (Salix lasiolepis) see Table 5 and Exhibit 9 x Plant coastal sage scrub species see Table 5 and Exhibit 9 x Seed each zone with applicable seed mix x x
The following restoration activities are scheduled to take place during Phase 4 construction scheduled for 2032 (Table 4, Phase 4 ESHA Restoration Activities). Seed mixes are specified in Appendix 2.
TABLE 4
PHASE 4 ESHA RESTORATION ACTIVITIES
Restoration Activity Riparian Zone Upland Zone
Upstream ESHA
Remove pavement; contour slope; optimize soils for planting x Weed abatement; assess snags x x
Install erosion control measure, as needed x x
Plant coastal sage scrub species as per Table 6 and Exhibit 9 x Seed each zone with applicable seed mix, as needed x x
Middle ESHA
Remove structures; contour slope; optimize soils for planting x Weed abatement; assess snags x x
Install erosion control measure, as needed x x
Plant coastal sage scrub species as per Table 6 and Exhibit 9 x Seed each zone with applicable seed mix, as needed x x
Downstream ESHA
weed abatement; assess snags x x
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IMPLEMENTATION
Site Preparation
Initial preparation will include testing of soils and bank stability, assessment, and selection of suitable bank stabilization/erosion control materials (with emphasis on natural materials such as logs, boulders, etc., if feasible) and temporary irrigation system design (as deemed necessary).
Soils and Bank Stability: A review of the U.S. Department of Agriculture Natural Resources Conservation Service Soil Survey identified the ESHA (defined as the Area of Interest) as containing 98 percent of the Cropley (coastal 40 percent); Xerorthents (landscaped 30 percent); and Urban land (25 percent) with minor components contributing 5 percent to the map unit.
The Cropley coastal soils are found on alluvial fans and basins; the parent material is comprised of alluvium derived from shale. Substrates are comprised of clay in the upper horizons and silty clay loam in the deeper horizons. Xerorthents are dry shallow skeletal soils that at this location are comprised of colluvium and residuum derived from sedimentary rock and other mixed sources. The substrates are loam in the upper layers and weathered bedrock in the deeper layers (greater than 4 feet). The Urban land component of this soil map unit refers to soils in areas of high population density in the largely built environment. These soils can be significantly changed by human-transported materials, human-altered materials, or minimally altered or intact “native” soils. Soils in urban areas exhibit a wide variety of conditions and properties and may have impervious surfaces, such as buildings and pavement. At this location, the ESHA directly abuts developed areas; however, the extant native vegetation intermixed with non-native vegetation suggests that the soils are likely native. This is consistent with the anecdotal observations of the clay substrates observed during field studies and surveys conducted at the ESHA.
Portions of the Upstream, Middle, and Downstream ESHA, however, contain paved areas within the 50-foot buffer that will be demolished in support of the restoration effort consistent with the proposed project phasing:
• Upstream ESHA: Of the 0.43 acres of upland restoration at the Upstream ESHA, approximately
0.15 acres contain pavement to be demolished as well as any base material that may be present during Phase 4 construction efforts. The pavement and base material will be broken up, excavated as needed, and removed for proper disposal. The removal site will be back-filled with adjacent parent material from the restoration site and contoured to remediate any existing erosion of the slope such that the grade where pavement was removed transitions gently to match the adjacent natural grade of the restoration area. Subsequent to the removal of the pavement and the base layer, should the exposed native soils show evidence of compaction, the compacted area will be disced and amended as needed to optimize the substrate for planting and seeding (Exhibit 7). Soil testing is recommended to ensure that proper amendments are applied if needed. • Middle ESHA: Of the 0.32 acres of upland restoration at the Middle ESHA, approximately 0.19 acres contain developed areas consisting of the bus depot, pavement, and a storm basin to be demolished during Phase 4 construction efforts. The structures, foundation, and any pavement and base material that may be present will be broken up, excavated as needed, and removed for proper disposal. The removal site will be back-filled with adjacent parent material from the restoration site and contoured to remediate any existing erosion of the slope such that the grade where the structures were removed transition gently to match the adjacent natural grade of the restoration area. Subsequent to the removal of the structures and associated base layers, should the exposed native soils show evidence of compaction, the compacted area will be disced and Noemi Avila-Zamudio
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amended as needed to optimize the substrate for planting and seeding (Exhibit 7). Soil testing is recommended to ensure that proper amendments are applied if needed. • Downstream ESHA: Of the 0.6 acres of upland restoration at the Downstream ESHA, approximately 0.17 acres contain pavement to be demolished as well as any base material that may be present during Phase 1 construction efforts. The pavement and base material will be broken up, excavated as needed, and removed for proper disposal. The removal site will be back-filled with adjacent parent material from the restoration site and contoured to remediate any existing erosion of the slope such that the grade where pavement was removed transitions gently to match the adjacent natural grade of the restoration area. Subsequent to the removal of the pavement and the base layer, should the exposed native soils show evidence of compaction, the compacted area will be disced and amended as needed to optimize the substrate for planting and seeding (Exhibit 7). Soil testing is recommended to ensure that proper amendments are applied if needed.
Erosion Control Materials: Erosion control measures such as an erosion control blanket will be put into place prior to planting and seeding the ESHA restoration areas for the purpose of limiting soil erosion along the banks of the ESHA, retaining soil moisture to promote seed germination and protect seed/seedlings and planting stock during heavy rainfall or winds enabling better vegetation establishment (Erosion Control Technology Council.org). Due to the presence of native vegetation to be retained on the banks of the EHSA placement of the erosion control measure shall be determined in coordination with the Biological Monitor. The erosion control product shall be weed free, wildlife friendly, and consist only of natural components (i.e. wood fibers, straw, jute, and/or coir), and shall be 100 percent biodegradable.
Temporary Irrigation Design: Irrigation will be provided to the restoration site during the two-year maintenance and monitoring period to ensure the successful establishment of native plant species.
Irrigation of the ESHA restoration areas with a temporary irrigation system will require a design by an irrigation specialist who will provide construction drawings for use by the Landscape Contractor for implementation, operation, and maintenance. The Landscape Contractor will be responsible for providing irrigation to the restoration site in order to optimize plant establishment, health, and longevity. The irrigation system design and specified components will be consistent with site conditions (i.e., soils, steep banks, presence of erosions control features, etc.). The water source will come from the school campus.
While it is recommended that a temporary irrigation system be installed, another option for on-site irrigation is the use of a water truck or water buffalo. A water truck (or other vehicle-mounted/tank water source) would be used to apply supplemental water to establish container plant species and seeded areas during installation, the 90-day maintenance period, and during the 2-year maintenance and monitoring period. Such irrigation shall not be broadly sprayed onto the site at high pressure from the truck/tank but shall only be applied via hoses fitted with low-force wands and/or via a temporary drip irrigation system.
Watering hoses (and/or a temporary drip irrigation system) shall be operated in a manner that avoids damaging existing native plants and other biological resources.
On-site Preparation
On-site preparation will consist of the designation of staging areas, the staking of restoration site boundaries, assessment of existing standing snags for removal or to be retained in place, protective flagging of native species including snags or other woody debris to be retained in place, placement of salvaged woody debris as deemed feasible, initial weed clearing, staking of temporary irrigation line and head locations and irrigation system installation, placement of bank stabilization and/or erosion control materials, and installation of protective/educational signage, as needed.
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Staging and Access: The Contractor shall obtain advance approval from the District for the location(s) of storage/staging areas for trucks, dumpsters, and any other equipment, in addition to appropriate/necessary access roads, parking permits, and other forms of approval. Construction equipment, vehicles, and materials shall not be stored in existing drainages.
Staking of Restoration Site: The Biological Monitor will stake the riparian boundaries and the 50-foot buffer using a navigable Geographic Information System (GIS) map of the Upstream, Middle, and Downstream Restoration Areas prior to the start of installation work in each of these sites. Stakes shall be checked on a regular basis to ensure that the riparian and upland areas are clearly demarcated.
Assessment of Snags: The 2018 Woolsey fire burned significant portions of the ESHA, including the majority of the trees. Dead trees tend to fall at more frequent rates than live trees, creating a potential hazard for persons working in the area or in close proximity to these trees. A tree risk assessment shall be performed by a Certified Arborist to identify any trees (burned or unburned) that present a safety hazard.
The Certified Arborist shall determine when a tree can be retained in place or present a fall or limb-drop hazard thus posing unsafe working conditions for field personnel implementing and/or monitoring tasks associated with ESHA restoration efforts. All trees located in the riparian boundary of the ESHA to be retained in place shall be trimmed by a tree service contractor to remove excess deadwood, while leaving the main tree structure in place in consultation with the certified arborist. Trimming excess deadwood removes unstable vegetative debris that can drop unexpectedly and reduces the likelihood of tree failure under normal weather conditions. Due to the dry vegetation in the work area all gas powered equipment used must have spark arresters to minimize the risk of fire. Any snag to be retained in place will provide valuable habitat for numerous ecosystem niches that are otherwise unavailable if removed.
Trimming of riparian trees coupled with weed abatement (see below) also plays an important role in allowing the flow of water to pass through the ESHA unimpeded towards the culvert under Morning View Drive and on to the Pacific Ocean.
Protection of Native Vegetation: Due to the presence of significant stands of native vegetation and native riparian trees and saplings, a Biological Monitor knowledgeable of the riparian and upland vegetation of the ESHA shall place protective flagging on all native plant individuals to be retained in place. Likewise, a Certified Arborist shall place protective flagging on all riparian trees and saplings and also on snags to be retained in place based on the results of the tree risk assessment. Protective flagging of native species will inform the Landscape Contractor the areas where care shall be taken to avoid damage to existing native habitat. Coordination between the certified arborist and Biological Monitor will ensue that protective flagging of plants and trees, saplings, and snags can take place concurrently to ensure that work efforts are as efficient as possible.
Initial Weed Control: The weed control measures described in this section shall be implemented by the Landscape Contractor to ensure weed-free conditions along the entire length of the ESHA drainage prior to initiating planting and seeding activities during Phase 1 and Phase 4 restoration efforts. Weed eradication will include hand-pulling of weeds, use of weed whips, and/or foliar treatments of appropriate herbicides, as determined by the Landscape Contractor coordination with the Contractor’s licensed Agricultural Pest Control Advisor. The use of herbicides will be avoided and/or minimized to the extent practicable. The Landscape Contractor shall be responsible for posting of all herbicide applications, including time of safe re-entry. Only herbicides approved by the U.S. Environmental Protection Agency Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
(USEPA) for wetlands areas shall be used within the ESHA boundaries. The following weed abatement priorities for the ESHA are recommended based on multiple site visits conducted in support of this Plan:
• Upstream ESHA: non-native species include St. Augustine grass, shortpod mustard, Russian thistle, saltcedar (Tamarix spp.), flatsedge, common plantain, bristly ox-tongue, garden nasturtium, cheeseweed, and common non-native annual grasses. The focus of weed abatement efforts at this location is St. Augustine grass as it dominates the swale area of the upstream ESHA.
• Middle ESHA: non-native species include an extensive patch of prickly pears that dominates both banks of the ESHA behind the bus depot, myoporum (Myoporum laetum), and Spanish bayonet (Yucca aloifolia), shortpod mustard, tree tobacco, castor bean with a focus on removing the above-ground portions of the prickly pear, and Spanish bayonet so that the below-ground portions can continue to provide some bank stabilization. All tree tobacco and castorbean will require removal and the area patrolled for sprouts of these invasive weed species on a regular basis. While weed abatement will benefit the growth and establishment of the exiting riparian trees, it will take a year or more for the native riparian overstory to develop. Therefore, it is recommended that the myoporum tree in the drainage be girdled and left as a snag for wildlife use.
• Downstream ESHA: non-native species at this location include many of the ones already listed.
Castorbean is dominate here and should be the focus of weed abatement efforts. Also, willows downed as a result of past winter storms and the Woolsey Fire have resulted in piles of large woody debris that should be evaluated by a Certified Arborist.
Vegetation disturbance consisting of weed abatement and tree trimming/removal shall take place outside the nesting bird season (i.e., February 1– August 31). Weed abatement and/or tree trimming performed during the nesting bird season shall be performed once a Biologist has determined that no active nests are present following a nesting bird survey within 72 hours of the disturbance of vegetation. All vegetation removed during weed abatement should be disposed of at a landfill.
Staking of Irrigation Line/Installation: The Landscape Contractor will be responsible for installation of the system as per the construction drawings. The Landscape Contractor will secure all required municipal permits for installation and maintenance of the irrigation system and arrange for any required municipal inspections. Copies of all irrigation system permits and/or inspection documentation will be provided to the District. Container plants and seed mix will be temporarily irrigated to facilitate plant establishment and seed germination. Irrigation techniques and best management practices for restoration of riparian and upland habitats in southern California shall be employed for restoration of the ESHA. Irrigation techniques that encourage deep root growth instead of surface root development will be used (i.e. infrequent deep watering rather than daily light watering). The supplemental irrigation regime will be determined together by the Landscape Contractor and the Biological Monitor and will depend on site and weather conditions, although the typical irrigation regime is to encourage the plants to adapt to a natural water regime by supplementing winter precipitation between October and April.
Bank Stabilization/Erosion Control: The Contractor shall install suitable erosion control measures immediately following the completion of any contouring to take place subsequent to demolition of exiting pavement during Phase 1 and Phase 4 construction in accordance with Best Management Practices.
Erosion control measures may include mid-slope straw wattles (fully natural and biodegradable; (i.e., ‘photo-degradable’ products are unacceptable), or other equivalent measures. Mid-slope straw wattles shall be placed at a suitable vertical spacing to minimize erosion especially on the upland slopes in the Downstream ESHA and may remain in place following project completion (e.g., straw wattles). Erosion Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
control measures may also include Erosion Control Blankets to be installed on portions along the entire ESHA with unvegetated banks.
The Contractor shall monitor the 5-day weather forecast. If it is forecasted for any precipitation, work activities shall involve the securing of the site so as no materials may enter or be washed into the drainage. The site shall be completely secured one day prior to precipitation events. During periods of precipitation, no construction activities may occur, except for those involving the prevention of materials from entering drainages.
Protective/Educational Signage: Once the Phase 1 and Phase 4 restoration plantings and seedings have been installed, the site will be vulnerable to trampling. Signage will provide educational and interpretive opportunities for the District to inform the students and the public of the restoration as well as of the need to stay on the trail due to the sensitivity of the upland and riparian habitats.
Plant and Seed Palettes
Restoration plantings will consist of container plants and seed appropriate for riparian as well as upland habitats. Container plants and seed mixes are specified in this section; however, prior to implementation, they will be finalized based on availability and subject to substitutions as deemed applicable and in coordination with the Biological Monitor. Materials will be locally sourced from the area and in general from the same watershed in order to preserve regional genetic integrity. There are several options for the use of locally sourced seed. Many reputable nurseries that specialize in native species record the sources of seed they propagate and can be a good source for locally sourced plant material. The California Native Plant Society’s (CNPS’s) Calscape website lists reputable native plant nurseries for the plant palettes specified in this Plan (CNPS 2021, also see Appendix 1). Reputable sources of seed include S&S Seed and the Theodore Payne Foundation. Alternatively, seed can be collected from native patches of vegetation on site or can be contract grown by professional seed collectors and/or students supervised by knowledgeable biologists.
The plant and/or seed palettes for the Upstream, Middle, and Downstream ESHA together with the assigned Phase for installation can be found in Tables 5 through 7. The species used are consistent with recommendations provide by the Los Angeles/Santa Monica Mountains Chapter of the CNPS for landscaping in the Santa Monica Mountains and species names have been updated to reflect the current scientific and common name changes designated by the Jepson Herbarium. Species that have no assigned common name by the Jepson Herbarium, follow the Calflora website.
Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
TABLE 5
DOWNSTREAM ESHA PLANT PALETTE- PHASE 1
Scientific Name Common Name
Size
(gallon)*
Number
of
Plants*
Riparian Zone
Salix lasiolepis Arroyo willow 1 20
Upland Zone
Planting Group A: 20 groupings of 3 plants each planted 3 feet OC Epilobium canum California fuchsia 1 20
Eriogonum cinereum ashyleaf buckwheat 1 20
Salvia leucophylla purple sage 1 20
Planting Group B: 5 groups of 3 plants each planted 4 feet OC Isocoma menziesii coastal goldenbush 1 5
Baccharis pilularis Coyote bush 1 5
Peritoma arborea bladderpod 1 5
Planting Group C: 17 groups of 3 plants 3 feet OC
Salvia mellifera black sage 1 17
Artemisia californica California sagebrush 1 17
Peritoma arborea bladderpod 1 17
Planting Group D: 16 groups of 3 plants 4 feet OC
Eriogonum cinereum ashyleaf buckwheat 1 16
Peritoma arborea bladderpod 1 16
Muhlenbergia rigens deergrass 1 16
Planting Group E: 10 groups of 3 plants 4 feet OC
Salvia mellifera black sage 1 10
Eriogonum cinereum ashyleaf buckwheat 1 10
Scrophularia californica California figwort 1 10
Planting Group G: 12 groups of 12 plants 4 feet OC
Achillea millefolium common yarrow 1 144
Total Plants* 368
*NOTE: Plant palette substitutions and planting quantities may be revised based on stock availability and in consultation with the Biological Monitor.
OC: On Center
Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
TABLE 5
UPSTREAM ESHA PLANT PALETTE–PHASE 1 AND 4
Scientific Name Common Name
Size
(gallon)*
Number
of
Plants*
Riparian Zone–Phase 1
Carex senta swamp sedge 2” plug 100
Leymus triticoides creeping wild rye 2” plug 100
Upland Zone–Phase 4
Planting Group A: 10 groupings of 3 plants each planted 3 feet OC Epilobium canum California fuchsia 1 10
Eriogonum cinereum ashyleaf buckwheat 1 10
Salvia leucophylla purple sage 1 10
Planting Group C: 8 groups of 3 plants 3 feet OC
Salvia mellifera black sage 1 8
Artemisia californica California sagebrush 1 8
Peritoma arborea bladderpod 1 8
Planting Group D: 8 groups of 3 plants 4 feet OC
Eriogonum cinereum ashyleaf buckwheat 1 8
Peritoma arborea bladderpod 1 8
Muhlenbergia rigens deergrass 1 8
Planting Group E: 10 groups of 3 plants 4 feet OC
Salvia mellifera black sage 1 10
Eriogonum cinereum ashyleaf buckwheat 1 10
Scrophularia californica California figwort 1 10
Total Plants* 308
*NOTE: Plant palette substitutions and planting quantities may be revised based on stock availability and in consultation with the Biological Monitor.
OC: On Center
Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
TABLE 6
MIDDLE ESHA PLANT PALETTE-PHASE 4
Scientific Name Common Name
Size
(gallon)*
Number
of
Plants*
Planting Group A: 10 groupings of 3 plants each planted 3 feet OC Epilobium canum California fuchsia 1 10
Eriogonum cinereum ashyleaf buckwheat 1 10
Salvia leucophylla purple sage 1 10
Planting Group C: 10 groups of 3 plants 3 feet OC
Salvia mellifera black sage 1 10
Artemisia californica California sagebrush 1 10
Peritoma arborea bladderpod 1 10
Planting Group D: 10 groups of 3 plants 4 feet OC
Eriogonum cinereum ashyleaf buckwheat 1 10
Peritoma arborea bladderpod 1 10
Muhlenbergia rigens deergrass 1 10
Planting Group E: 10 groups of 3 plants 4 feet OC
Salvia mellifera black sage 1 10
Eriogonum cinereum ashyleaf buckwheat 1 10
Scrophularia californica California figwort 1 10
Total Plants* 120
*NOTE: Plant palette substitutions and planting quantities may be revised based on stock availability and in consultation with the Biological Monitor.
OC: On Center
Recommendations for Planting and Seeding
Plants purchased and/or contract grown from a reputable native plant nursery should be installed generally between October and March during periods when weather and soil conditions are suitable. In this way, seasonal rains can be used to facilitate appropriate establishment and germination. The planting locations at the Upstream and Downstream ESHA locations will be determined by the Biological Monitor in coordination with the Landscape Contractor and were originally intended to be generally consistent with Exhibit 9, Planting Plan for Downstream, Middle, and Upstream ESHA. However, during agency coordination, the planting plan was updated and a final planting plan in relation to the project was developed (Exhibit 10, Planting Plan for Downstream, Middle, and Upstream ESHA). Container plants will be distributed throughout the restoration site using colored flagging. Since Phase 4 construction is planned for approximately a decade after Phase 1, planting trees in the riparian zones of the Middle and Downstream ESHA will be considered if needed and will be based on established performance goals as described below.
Contractor staffing and container plants delivery shall be coordinated to facilitate immediate installation (same day) and no materials shall be stored uninstalled onsite overnight.
Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
The Contractor shall follow the specific container plant installation methods described below. Alternate planting methods may be used (e.g., hand digging rather than augering of planting holes in rocky or moist soils) with the prior approval of Biological Monitor. No chemical soil amendments or mulch shall be used in the container planting holes or basins.
• Planting holes shall be machine augered to a suitable width and depth prior to container plant installation. The typical planting hole is approximately twice the width and depth of the rootball. • Planting holes shall be filled with water immediately prior to plant installation, and the water shall be allowed to percolate fully into the soil prior to planting. • Plants shall be removed from the containers in a manner that avoids damage to the rootball.
Extended tap root development and minor rootbound conditions shall be appropriately treated via pinching and loosening of appropriate portions of the rootball prior to planting. • Each plant shall be installed so that the “collar” or soil level is slightly higher than the surrounding finished grade, to allow for partial plant settling over time. • The excavated soil backfill material shall be placed into the planting hole to the existing grade, and gently compacted around the rootball.
• A temporary watering basin approximately two- to three-feet in diameter shall be created around each plant to facilitate the initial watering-in of the plants. The exposed upper sides of the rootball shall be covered with backfill material sloping down into the basin. • Each plant shall be initially watered-in by hand; the watering basins shall be filled using a hose fitted with a low-force wand. The water spray shall be directed to the outer part of the watering basin to avoid damage to the plant roots or crown.
Native seed mixes will be applied to the site via hand broadcast and generally performed between October and January during periods when weather and soil conditions are suitable. Riparian zones in Upstream, Middle, and Downstream ESHA will be seeded according to phase in openings within existing riparian vegetation (Appendix 2, see Riparian Seed Mix). Upland zones in the Upstream and Downstream ESHA will be seeded with care to avoid existing upland vegetation (Appendix 2, see Santa Monica Mountains Seed Mix). Seed will be applied to the erosion control blanket according to the directions supplied by the manufacturer where applicable. Since Phase 4 construction is planned for approximately a decade after Phase 1, seeding during Phase 4 will be performed if needed and will be based on established performance goals as described below. Construction documents are provided in Appendix 3.
Maintenance Plan
90-Day Site Maintenance: The primary goal of the 90-day maintenance period is to control non-native plant species successfully establish the specified native plant species in each site. Weed species shall not be allowed to mature; set seed; or otherwise inhibit the germination, growth, and establishment of native plant species at any time during the 90-day maintenance period.
The 90-day maintenance period shall begin immediately after the installation site has been accepted as complete and shall extend for 90 days. The 90-day maintenance period shall be performed along the entire ESHA.
• The Contractor shall conduct non-native weed control activities in a manner that avoids damaging planted/seeded native plants, native plant recruits, and onsite/adjacent biological resources. Weed control shall primarily consist of hand-pulling; however, other methods such as weed whipping Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
seedlings can be used. The use of herbicides shall be avoided or minimized to the extent practicable. All green waste shall be immediately disposed of (same day as removed) in a landfill off site.
• The Contractor shall be responsible for ensuring successful establishment of container plant species and seed mixes and shall reseed/replant using approved species in order to compensate for subsequent plant failure and/or poor health. Plant replacement will occur prior to between October 15 and April 1 during periods when weather and soil conditions are suitable for plant germination and establishment. The Biological Monitor will make regular inspections of the work to assess the condition of all plants and to determine any remedial measures necessary to provide adequate survival and coverage.
• Insects, plant disease, herbivores, and other pests shall be closely monitored during the maintenance period. Diseased or infected plants shall be immediately disposed of offsite at an appropriate landfill to prevent infection of on-site resources. Where possible, biological controls shall be used instead of pesticides or herbicides. Pesticide use will comply with local codes and regulations and shall only occur with the permission of the District.
Long-term Maintenance: Maintenance will be performed on a monthly basis for two years to optimize native habitat establishment and to prevent the growth and dispersal of weed seeds on the restoration site. Avoidance measures will be implemented to protect wildlife (e.g., amphibians, nesting birds) during maintenance tasks. The Biological Monitor will coordinate with the Contractor on appropriate maintenance methods to optimize site performance while avoiding adverse impacts to wildlife species. The use of herbicides or other pest-control measures will be minimized to the extent feasible and performed by professional applicators holding valid certifications and or licenses.
Standing snags retained on site for wildlife value will be assessed so as to not create a safety issue.
Maintenance tasks include the following:
• Weed control: Weeds will be removed on a regular basis, as necessary, before they set seed and/or before they reach approximately 12 inches in height. The existing exotic ruderal vegetation must be removed to prevent further invasion. Use of hand tools, chainsaws, and weed whippers will likely be the preferred methods for weed removal. All weeded material shall be removed from the site.
• Site repair/erosion control/irrigation system: The Contractor will be responsible for providing erosion control as appropriate, to prevent damage to the ESHA and immediately adjacent areas.
Both the riparian and upland zones will be stabilized with erosion control features prior to planting and seeding to encourage the establishment of stabilizing vegetation. Should significant storm events occur that cause scouring and accumulation of vegetation, the installation of additional erosion control measures may be required and, in extreme cases, may include planting additional riparian and upland vegetation. In consultation with the District and the Contractor, the assigned Biological Monitor will determine the need for and approve any additional or necessary erosion control measures and plantings. The Contractor will also be responsible for the maintenance and upkeep of the temporary irrigation system. • Trash removal: The Contractor will keep the restoration area free of all trash and debris. All trash will be moved off the site and deposited at an appropriate location. • Pest and disease control: It is not anticipated that local wildlife (e.g., rabbits, pocket gophers, and ground squirrels) will cause any serious damage to enhancement plantings within the ESHA restoration areas; however, if the Contractor determines that plantings are being jeopardized by wildlife, corrective measures such as organic, nontoxic deterrents and fencing/plant cages may be used. Likewise, if the Contractor identifies potential diseased vegetation that could jeopardize the Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
health of any enhancement plantings, an arborist or other expert will be contracted to identify potential issues before any permanent occurs.
• Site protection: Site protection of the ESHA will continue to be a priority after the implementation of restoration efforts. The District in coordination with the Contractor will provide adequate protection of the restored zones against herbivores, traffic, vandalism, or other intrusions by erecting signage along the looping trail. Damaged areas will be repaired within two weeks. Maintenance paths through planted areas will be created to minimize damage.
Biological Monitoring: The Biological Monitor will oversee preliminary plant material coordination (e.g., container plant purchases, seed mix purchases, and/or plant/cuttings/seed collection, container plant propagation); restoration site preparation; installation; and long-term performance during all phases of construction. Monitoring will consist of monthly site inspections for two years after installation in each portion of the drainage: Downstream, Middle, and Upstream ESHA. The Biological Monitor will also be responsible for providing site status documentation and for facilitating the protection of natural resources during long-term maintenance activities for the site.
Since Phase 4 construction is planned for approximately a decade after Phase 1, the Biological Monitor will determine the need for planting additional trees in the riparian zones of the Middle and Upstream ESHA based on the evaluation of performance goals. Biological monitoring tasks include the following:
Baseline Data Collection and Mapping: Baseline transect data collection will take place prior to project implementation to inform performance goals. The approach for informing performance goals will be to use a combination of quantitative and qualitative data due to the heterogeneity of the habitats at each ESHA location. Mapping of transects will be GIS-based and rectified for loading onto field computers. Thus, two 100-foot transects will be located in each ESHA restoration location:
Upstream, Middle, and Downstream. Transect #1 will be located on the pavement to be demolished and revegetated. Transect #2 will located in the upland portion of the ESHA. To evaluate the riparian zone of each ESHA restoration site, permanent photographic documentation stations will be established to record habitat improvement qualitatively. The approach for setting performance goals based on the described preliminary transects and their locations may be modified to accurately inform the subject goals. The following performance goals are proposed:
• For transect #1 (hardscape demo area):
o The native cover class shall reach 20 percent in Year 1 and 40 percent in Year 2 with the native cover class comprised of both woody and herbaceous native species. o The non-native cover class shall be 10 percent or less and 0 percent of species listed by the California Exotic Pest Plant Council in Year 1 and Year 2. o The diversity of native species shall be at least 5 in Year 1 and greater than 5 in Year 2. • For transect #2 (upland restoration):
o The native cover class shall be at least 40 percent in Year 1 and greater than 40 percent in Year 2 with the native cover class comprised of both woody and herbaceous native species.
o The non-native cover class shall be 10 percent or less and 0 percent of species listed by the California Exotic Pest Plant Council in Year 1 and Year 2. o The diversity of native species shall be at least 5 in Year 1 and greater than 5 in Year 2.
Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
• For the riparian zone: performance will be based on photo-documentation of the riparian zone at each ESHA location. Year 1 qualitative description of the site shall include the number of native woody species/riparian trees, number of individuals of each species, approximate height/canopy diameter/health, and a description of understory species (woody and/or herbaceous). For Year 2, the data collected in Year 1 shall be repeated showing an increase in tree height and canopy diameter, good health, and continued presence of understory species, including woody understory species.
Maintenance Monitoring: The Biological Monitor will monitor the maintenance activities performed by the Contractor to ensure successful site enhancement. The Biological Monitor will meet with the Contractor, as necessary, during regularly scheduled monthly site visits to discuss site conditions and recommended remedial measures. Potential remedial maintenance measures may include the following:
• The Biological Monitor will discuss with the field crews, as deemed necessary, the differences between invasive, problem weed species and desired native species (frequency will be based on field personnel changes and field conditions).
• The Biological Monitor will coordinate with the Contractor on an ongoing basis regarding appropriate weed control measures to facilitate the successful control of weed species and establishment of native plant species.
• In the event of herbivore damage, erosion damage, vandalism, or other types of site damage, the Biological Monitor will make appropriate recommendations to minimize future damage to the site. Possible protection measures may include additional fencing, straw bales, and/or signage. • The Biological Monitor will coordinate with the Contractor regarding appropriate revegetation measures in the event that large open areas devoid of vegetation are created as a result of weed abatement activities, such as the use of seed collected from on-site plantings. • The Biological Monitor will coordinate with the Contractor regarding the control of insects, ground squirrels, and other herbivores, along with fungi, rust, and other plant diseases and infestations. Recommended control measures will include, but will not be limited to, biological control methods and herbicides. No chemical or mechanical pest control will be performed without prior coordination with the Biological Monitor.
Performance Monitoring: The Biological Monitor will evaluate the performance of the habitat enhancement effort against the performance goals as described above or modified based on the results of baseline data collection.
Annual Reporting: The Biological Monitor will be responsible for coordinating with the District, its Contractor, and all applicable resource agencies regarding site conditions, vegetation performance, and potential remedial measures. For this, annual monitoring reports will be prepared based on quantitative/qualitative surveys (e.g., vegetation transects) to document improvement of habitat functions and values of the restoration site.
Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
Psomas appreciates the opportunity to assist with this project. If you have any questions, please contact Irena Mendez, PhD at 310.488.5645 or [email protected].
Sincerely,
Ann M. Johnston Irena Mendez, PhD
Vice President/Principal Senior Project Manager
Attachments: Exhibits 1 through 10
Appendices 1 and 2
R:\Projects\1SAN\082310\ESHA Restoration\ESHA Restoration Plan-092921.docx Noemi Avila-Zamudio
September 29, 2021, updated on September 26, 2022
REFERENCES
California Native Plant Society (CNPS). 2021 (September 4). Calscape. https://calscape.org.
Glenn Lukos Associates (GLA). 2009 (December). Biological Assessment Malibu Middle and High School Campus Improvements Project City of Malibu, Los Angeles County, California. Lake Forest, CA: GLA.
Malibu, City of. 2002(Adopted September 11, as amended). City of Malibu Local Coastal Program Land Use Plan. http://www.qcode.us/codes/malibu-coastal/.
Psomas. 2021a (September 1). Jurisdictional Delineation Report for the Malibu Middle and High School Specific Plan and LCP Amendment Project, Malibu, CA. Santa Ana: Psomas. ———. 2021b (September 1). Draft SMMUSD Malibu HS ESHA and Phase 1 Hydrology& Hydraulics Report #161-20008. Tucson: Psomas.
U.S. Army Corps of Engineers and U.S. Environmental Protection Agency (USACE and USEPA). 2010 (April 21). The Navigable Waters Protection Rule: Definition of “Waters of the United States”.
Federal Register 85(77):22250–22342. Washington, D.C.: USACE and USEPA.
APPENDIX 1
PLANT PALETTES
APPENDIX 2
SEED MIXES
STATE OF CALIFORNIA—NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR
CALIFORNIA COASTAL COMMISSION SOUTH CENTRAL COAST DISTRICT 89 SOUTH CALIFORNIA ST., SUITE 200
VENTURA, CA 93001
(805) 585-1800
F8a
City of Malibu LCP Amendment
LCP-4-MAL-22-0043-1 (MMHS Campus Specific Plan)
September 8, 2023
Correspondence
From: Bianca Gerber
To: SouthCentralCoast@Coastal
Subject: Public Comment on September 2023 Agenda Item Friday 8a - City of Malibu LCP Amendment No. LCP-4-MAL-22- 0043-1 (MMHS Campus Specific Plan).
Date: Friday, September 1, 2023 12:19:22 PM
Lea Gerber ( 6th grade Malibu Middle School )
Ian Gerber ( 4th grade Malibu Elementary School )
Bianca Gerber - parent
We would like to thank Commissioners for expediting the review of the Amendment LCP-4-MA:-22-0043-1 MMHS Campus Specific Plan.
For the students it is very important that the new Malibu High School will be build in a timely manner.
If the plan will be approved and the new school will finally be build and hopefully be finished by fall 2025, the current 6th graders would be the first to move into the new facility.
All kids deserve appropriate eduction. They deserve to be in real classrooms and not just portables. They need a space which enhances learning. High School is the most important step into a successful life and career. If the kids don’t like going to school, they won’t perform well. The kids need the new buildings to build their own community.
The years in High School will shape their future. Please don’t jeopardize our kids future.
Thank you for your consideration.
From: ExecutiveStaff@Coastal
To: Carey, Barbara@Coastal; Gonzalez, Denise@Coastal
Subject: FW: Virtual public hearing Friday September 8, 2023 Item F8a Date: Thursday, September 7, 2023 11:49:50 AM
Attachments: 2023-9-7 Coastal Commission ItemF8a.docx
Fyi -
From: Charlotte Frieze <[email protected]>
Sent: Thursday, September 7, 2023 11:12 AM
To: ExecutiveStaff@Coastal <[email protected]> Subject: Virtual public hearing Friday September 8, 2023 Item F8a Please send this letter to those who will be deciding this item.
Thank you.
--
Charlotte M. Frieze
Malibu, CA
917-929-9918
CHARLOTTE M FRIEZE
Planning Commission
Malibu, California September 7, 2023
RE: Item F8a City of Malibu Local Coastal Program Amendment No. LCP-4-MAL-22- 0043-1 (MHS Campus Specific Plan)
Commissioners:
This is about the Malibu Vision and Mission Statement and RESPECT for the residents of Malibu Park.
I appreciate the need for a new swimming complex and middle school. But just like all the residents who are re-building, the architects and planners need to comply with Malibu’s building codes.
This is not Santa Monica where the maximum building height is 40 feet.
What I object to most is the intrusion into the neighborhood and the deleterious effect on our equestrian community.
HEIGHT
This plan ignores Malibu’s height restrictions and tries to disguise their disregard by breaking the numbers down into building height and paraphernalia on the roof.
The High School Building C 36 feet high with an allowance up to 41 feet for “chimneys, rooftop antenna, and light standards.”
Building D: The Middle School Gym/Multipurpose Room shall not exceed a maximum height of thirty-six (36) feet finished grade, except for chimneys, rooftop antenna, and light standards that shall not exceed forty (40) feet.
LIGHTING
THE LIGHT STANDARDS ARE 40 FEET!
How does this not affect the neighborhood and the view from houses above the school? You claim that all proposed exterior lighting sources shall comply with the City’s Dark Sky Ordinance and be minimized to the maximum extent feasible, directed downward, and shielded using the best available visor technology to reduce light spill, sky glow, and glare impacts to public views. Further, all existing exterior lighting sources shall utilize the minimum necessary wattage or lumens to provide security- and safety-level illumination. As proposed and conditioned, it is anticipated that the project will not result in significant adverse scenic or visual impacts to scenic or visual elements, and will be compatible with the developed institutional, residential and public character of the surrounding Malibu Park neighborhood.
This does not alleviate the impact on the neighborhood.
I say this from experience.
• The interiors of the school buildings are fully lit at night. • The Light shines out the windows and diffuses the dark skies well past 10pm. • The car lights in the parking lots streak across the fields and shine into the nearby residences.
MESSAGE BOARD
There should be NO exemption for THE MALIBU MIDDLE AND HIGH SCHOOL
FROM THE PROHIBITION OF ELECTRICAL MESSAGE CENTER SIGNS The proposed Marquee/monument signs would be a maximum of five feet tall and contain an LED display screen, 10 mm pixel spacing with dimmable brightness that is oriented perpendicular to Morning View Drive facing east. The signs would be placed on concrete wall supports with LED Display screens.
This may be appropriate in a city such as Santa Monica, but they are totally out of character with our residential/equestrian community.
ESHA
ESHA must be respected.
You state: All parking areas within the 100-foot ESHA area shall be paved with permeable pavement, to allow stormwater runoff to infiltrate into the soil below.
Suspended paving systems shall be constructed below the permeable paving to treat and slow stormwater runoff before it reaches the ESHA. The system shall be designed to provide treatment and storage for stormwater but also promote healthy tree growth within parking areas
NO development including parking lots and sidewalks should be allowed within the 100-foot setback not even if it has a permeable surface.
However, permeable surfaces in all the campus parking lots would be a good way to restore the ground water and slow down runoff.
BUS BARN
The Bus Barn remains on the plan next to the equestrian area and in the middle of the residential area.
Imagine what residents of Pt. Dume or Malibu West would say if they were awakened by the revving of bus engines and back up warning sounds every weekday morning.
Haven’t we learned how disruptive to our neighborhood peace and quiet the large vehicle noise can be from all the construction we have experienced over the past 5 years?
The student population is Malibu is declining. A complex like this needs an active student body to support it. We do not want to lose our neighborhood only to bus students in from other communities.
Please re-consider this plan before we lose our neighborhood.
There must be a more respectful way to design this.
Thank you,
Charlotte M. Frieze
STATE OF CALIFORNIA - NATURAL RESOURCES AGENCY GAVIN NEWSOM, GOVERNOR
CALIFORNIA COASTAL COMMISSION
SOUTH CENTRAL COAST DISTRICT OFFICE
89 SOUTH CALIFORNIA STREET, SUITE 200
VENTURA, CA 93001-2801
VOICE (805) 585-1800
FAX (805) 641-1732
September 11, 2023
Richard Mollica, Planning Director
City of Malibu
Planning Department
23825 Stuart Ranch Road
Malibu, CA 90265
RE: City of Malibu Local Coastal Program Amendment No. LCP-4-MAL-22-0043-1 (Malibu Middle and High School Campus Specific Plan)
Dear Mr. Mollica:
On September 8, 2023, the Coastal Commission approved LCP Amendment LCP-4-MAL22-0043-1, with twelve suggested modifications. The Commission’s resolution of certification is Contained in the staff report dated August 24, 2023. The suggested modifications, as approved by the Commission, are attached to this correspondence.
Section 13544 of the Commission’s Administrative Regulations requires that after certification the Executive Director of the Commission shall transmit copies of the resolution of certification and any suggested modifications and findings to the governing authority, and any interested persons or agencies. Further, the certification shall not be deemed final and effective until all of the following occur:
(a) The local government with jurisdiction over the area governed by the Local Coastal Program, by action of its governing body: (1) acknowledges receipt of the Commission’s resolution of certification, including any terms or modifications suggested for final certification; (2) accepts and agrees to any such terms and modifications; and (3) agrees to issue coastal development permits for the total area included in the certified Local Coastal Program.
Unless the local government takes the action described above the Commission’s certification with suggested modifications shall expire six months from the date of Commission’s action.
(b) The Executive Director of the Commission determines in writing that the local government’s action and the notification procedures for appealable development require pursuant to Article 17, Section 2 are legally adequate to satisfy any specific requirements set forth in the Commission’s certification order.
(c) The Executive Director reports the determination to the Commission at its next regularly scheduled public meeting as required by the Commission’s regulations in order to allow for the amended LCP to be certified in that form (see Section 13544 of the Commission’s Administrative Regulations). (d) Notice of the certification of the Local Coastal Program Amendment shall be filed with the Secretary of Resources Agency for posting and inspection as provided in Public Resources Code Section 21080.5(d)(2)(v).
Please feel free to contact me should you have any questions regarding this matter. The Commission and staff greatly appreciate the City’s cooperation and assistance in this matter.
Authorize on behalf of the California Coastal Commission by:
Dr. Kate Huckelbridge
Executive Director
By: Denise Gonzalez
Coastal Program Analyst
2 FINAL APPROVED SUGGESTED MODIFICATIONS TO THE PROPOSED
LCP AMENDMENT
LCP Amendment No. LCP-4-MAL-22-0043-1 (Malibu Middle and High School Campus Specific Plan)
The City’s proposed amendment language to the certified LCP is shown in strikothrough and underline. Language approved by the Commission to be modified is shown in de~tNe e444cethfe+~g4~ and double underline. Other suggested modifications that do not directly change LCP text (e.g., revisions to maps, figures, instructions) are shown in italics.
Suggested Modification No. I
Land Use Plan Policies 3.23 and 3.25 shall be modified as follows:
LUP Policy 3.23:
Development adjacent to ESHAs shall minimize impacts to habitat values or sensitive species to the maximum extent feasible. Native vegetation buffer areas shall be provided around ESHAs to serve as transitional habitat and provide distance and physical barriers to human intrusion. Buffers shall be of a sufficient size to ensure the biological integrity and preservation of the ESHA they are designed to protect. All buffers shall be a minimum of 100 feet in width, except for the case~ addressed in Policy 3.27.
LUP Policy 3.25:
New development, including, but not limited to, vegetation removal, vegetation thinning, or planting of non-native or invasive vegetation shall not be permitted in required ESHA or park buffer areas, except for thoseat case~ addressed in Policy 3.27. Habitat restoration and invasive plant eradication may be permitted within required buffer areas if designed to protect and enhance habitat values.
Suggested Modification No. 2
Delete added Land Use Plan Policy 3.24 language and revert to certified language as shown below. Land Use Plan Policy 3.27 shall be modified as follows:
LUP Policy 3.24:
New development adiacent to parklands, where the purpose of the park is to protect the natural environment and iSHA. shall be sited and designod to minimize impacts to habitat and recreational opportunities, to the maximum extent feasible. Natural vegetation buffer areas shall be provided around parklands. Buffers shall be of a sufficient size to prevent impacts to narkland resources, but in no case shall they be loss than-409--feet-jn-width7 The following t’poo of new devolopmont and cubotontial rodevelppmont. as provided in the Malibu Middle and High 8ehool Campus Spocific Plan, 3 ma’,’ ~revide a §0 feet ESHA-buffer, if it doss net si~nifieantly disrupt the ESHA habitat tr-4labitat creation, restoration, and/or enhancement activities;
2. Publie aceeseways, trails, and associated miner imprevements~ 3-~DiroctionaI, oduaational, and intorproti’.’o signs;
4-~ISHA and ereek related edueatienal uses and viewin~ platferms; &—Releeatien ef e~istinp roads, read rights ef we’,’, utilities, publie infrastrueture and fagilities, and parl~ing lets in a manner that involves ne inerease in development footprint far the pertien within the habitat buffer area. If the imprevement involves ~1eeatien, the new site shall be boated ne eleser te ESHAs, wetlands, or ereeks than the e~dsting site and shall minimize enereaehment into the habitat buffer te the maximum extant foaoibt&~
6. Fuel medifioatien reguired by the Lee Angeles count’ Fire Department to meet thwFire Cede Defensible Spage Reguirements fer existing develapment in N4qh Eiro Hazard Aroac; and
7. The fellewing uses may be allewed where the enereaehment inte the habitat b-tAer is minimized te the extent feasible, where all feasible mitigation measures have been previded to minimize adverse environmental effeets, and the maximum feasible habitat buffer between the develepment and the habitat is ~Umitod exterior lighting for safety purposes; and
~Fenees neeessar,’ far safety, resteratien. and preteetien of habitat.” LUP Policy 3.27:
LaBuffers shall be provided from coastal sage scrub and chaparral ESHA that are of sufficient width to ensure that no required fuel modification (Zones A, B, or C, if required) will extend into the ESHA and that no structures will be within 100 feet of the outer edge of the plants that comprise the habitat.
(b) The following tyoes of new development and redevelopment adiacent to riparian ESHA along the western edee of the Malibu Middle and High School Campus shall provide an ESHA buffer that is the maximum feasible width. but no less than 50 feet. and_where impacts to riparian ESHA are fully mitigated in the form of riparian and upland habitat restoration so it does not significantly disrupt the ESHA habitat values:
1. ESHA and creek-related educational uses and permeable viewing oad areas:
2. Roadways (and associated retaining walls’), road right-of-way, utilities, storm drains, and permeable pavement parking lots:
I Fuel modification required by the California Department of Forestry and Fire Protection;
4. Exterior lighting solely for accessibility and safety purposes: and 5, Fences necessary for public safety, restoration, and protection of habitat.
Suggested Modification No. 3
Land Use Plan Policy 6.7 shall be modified as follows:
4 The height of structures shall be limited to minimize impacts to visual resources. The maximum allowable height, except for beachfront lots, shall be 18 feet above existing or finished grade, whichever is lower. On beachfront lots, or where found appropriate through Site Plan Review, the maximum height shall be 24 feet (flat roofs) or 28 feet (pitched roofs) above existing or finished grade, whichever is lower. Chimneys and rooftop antennas may be permitted to extend above the permitted height of the structure. The maximum height for buildings en the MMHS Campus shall be establiske8 in tho MMHS Campus ~pooific Plan.
[~uggested Modification No. 4
LIP Section 3.4.6 (Specific Plan Overlay District) shall be modified as follows:
Chapter 3 — Zoning Designations and Permitted Uses
LIP Section 3.4.67—Malibu Middle and High School (MMHS) Campus Specific Plan Overlay District
The MMHS Campus Specific pPlan Q~verlay D4istrict is intended to provide for the classification and development of a parcel or parcels of land as a coordinated, comprehensive project that will result in a more desirable development or physical environment than would be possible through the strict application of conventional zoning regulations and standards. The provisions of this section shall apply to the MMHS Campus (30215 Morning View Drive/APNs 4469-017-900, 4469-018-903. and 4469- ~i8-904), as identified in the MMHS Campus Specific Plan Overlay District map. Alt uses within the boundaries of the speeifio plans listed below shall semply with the ~‘isigns of the spegifie elan in addition to applieable standards in the underlying ~ene fwnlsss ether::ise spesified), other previsions of this erdinanee, and ether previsions-ef 13’.’.’.
A. Malibu Middle and High School Campus Specific Plan.
]J2~.gLovisions of this section provide custom development criteria and uses for the redevelopment of the MMHS campus, as described in MMHS Campus Specific Plan ~Aucjust 2022). a Malibu Middle and High Seheel ~MMHS~ Campus Speeifie Ppj~Iwhich establishes the development standards and plan for the Malibu Middle and High ~ohe&l Gampus redevelopment of campus facilities in multiple ohases to enhance and modernize facilities and improve campus circulation, as illustrated on the MMHS Campus Site Plan of the LIP. Development en the property ee’.’ered by the speeifio plan will be governed by the speeifio plan guidelines and regulations in addition to applieap standards in the underlying zone (unless ether.vise seeeified), ether previsions of this ~nanoo, and othor provisions of In’.’:.
B. Development Standards.
The Institutional Development Standards contained in LIP Section 3.9 shall not apply.
The following are the development standards for the MMHS Campus Specific Plan 5 Overlay District:
1. Height. Except as allowed in this section~ structures shall not exceed eighteen (18) feet above finished or natural grade, whichever results in lower building height, except for chimneys, rooftop antenna, and light standards.
Notwithstanding the provisions of LIP Section 13.27.1(AW8i~WjdeveloPment proposed above eighteen (18) feet in height must require a Site Plan Review, pursuant to Section 13.27 of the Malibu LIP. Should a Site Plan Review be required, the entire development above eighteen (18) feet, including all roof projections, requires the installation of story poles to ensure private view protection.
a. Building C: High School Building shall not exceed a maximum height of thirtysix (36) feet finished grade, except for chimneys, rooftop antenna, and light standards that shall not exceed forty-one (41) feet above finished grade apEro’.’od grading plan.
b. Building D: Middle School Gym/Multi-Purpose Room and Student Activities and Food ServicQ&tructures shall not exceed a maximum height of thirty-six (36) feet finished grade, except for chimneys, rooftop antenna, and light standards that shall not exceed forty (40) feet above finished grade. c. Building H: Theater/Performing Arts and=shall not exceed a maximum height of forty-five (45) feet above finished grade.
d. Building J: High School Gym/Physical Education shall not exceed a maximum height of forty-five (45) feet above finished grade.
e. Building L: Aguatics Center/Field House shall not exceed a maximum height of~feet above finished grade, e~eept for inclusive
of chimneys, rooftop antenna, and light standards=eka44=ne4e~6ee~=a maximum height of 28 font.
2. Yards/Setbacks.
a. Buil~in~ plpeement far Fhase 1 shall be as shewn en FiQure 6, Prepas~~i~ Plan, as a~pra’.’ed by City Ceuneil. Buildin~ Plasement far subseQuent ~haees will be gansidered by the City as part ef the site pl~’.’iew pregess. b~Any future buildinQs must eamply with the fellewing:
a. 444 Front yard setbacks shall be ten (10) feet from the street easement. b. 424 Side yard setbacks shall be five feetje4 When adiacent to a residentially-zoned parcel(s) along a side yard, the setback shall be increased to ten (10) percent of the lot width or ten (10) feet, whichever is greater.
4W ‘A’hen adiaeentte the ~SHA all buildinQs shall ha’.’e a 100 feet setbeeli f~am the i~HA. ‘A’ith the e~iggptien ef aeaess trails and feneinQ, and nnrl.;9g all ether imprevements shall be seibsek 50 feet frem the c~ 4~4 Rear yard setbacks shall be five feet; however, when adiacent to a residentially-zoned parcel(s) along the rear yard, the setback shall be 6 increased to fifteen (15) percent of the lot depth or fifteen (15) feet, whichever is greater.
3. Site-Soecific Development Criteria. All proposed construction w#1Riwthe44M448 Campus Specific Plan shall comply with the following site-snecific development standards:
a. Structure Size. The gross floor area of all buildings on a given parcel shall be limited to a maximum Floor Area Ratio (FAR) of 0.15, or fifteen (15) percent of the lot area (excluding slopes egual to or greater than 1:1 and street easements). Additional gross floor area may be approved by the city council, up to the maximum allowed for the parcel under the gonoral Land Use P~lan, where additional significant public benefits and amenities are provided as part of the project.
b. Landscaping and Site Permeability. Twenty-five (25) percent of the lot area (excluding slopes egual to or greater than 1:1 and street easements) shall be devoted to landscaping. The required five-foot landscape buffer around the perimeter of parking areas pursuant to Section 3.14.5 (E)(1) of the Malibu LIP shall count toward the twenty-five (25) percent requirement. An additional five percent of the lot area (excluding slopes equal to or greater than 1:1 and street easements) shall be devoted to permeable surfaces. ~
~
Sportc field lighting shall be limited to tho main sports floW and parking Iota at Malibu Local Coastal Program Local Implementation Plan Sections 1.6.2 and dc. All parking areas within the lOO4oot ESHA buffer area shall be paved with permeable pavement, to allow stormwater runoff to infiltrate into the soil below. Suspended paving systems shall be constructed below the permeable paving to treat and slow stormwater runoff before it reaches the ESHA. The system shall be designed to provide treatment and storage for stormwater but also promote healthy tree growth within parking areas.
~-4. Wavfinding and Informational Signaqe.
The provisions of LIP Section 3.15.3(J) shall not apply. The following describes the types of allowed siqnspurauant to the MMHS Campus Specific Plan:
b. Marquee signs. Two double-sided monument signs would be allowed on Morning View Drive. The monument signs would be a maximum of five feet tall and contain an LED display screen, 10 mm pixel spacing with dimmable brightness that is oriented perpendicular to Morning View Drive facing east.
The signs would be placed on concrete wall support and have an internally illuminated_logo and must be turned off within one-half hour of all school events. Marquee sign lighting shall be dimmable in the evenings when not required for student/community communication.
7 Suggested Modification No. 5
The following shall be added to Subsection A of LIP Section 3.4.6 (Specific Plan Overlay District) as follows:
5. Lighting.
a. All lighting at the MMHS campus, including pool lighting, shall be minimized, restricted to low intensity features, directed downward and away from ESHA, and shielded using the best available visor technoloav and pole height and design that minimizes light spill, sky glow, and glare impacts to public views and wildlife to the maximum extent feasible.
b. Sports field lighting shall be limited to the main sports field at Malibu High School. All sport field lighting shall adhere to the standards of Malibu Local Coastal Program Local Implementation Plan Sections 4.6.2 and 6.5.G. c. Pool lighting shall be limited to only the extent necessary to achieve safety illumination regulations per the Illuminating Engineering Society of North America (IESNA’ for a Class II facility.
d. Pool lighting shall be turned off no later than 1/2 hour after aguatic use and safety perimeter lighting shall be turned off with all other automatic campus lighting.
e. All outdoor lighting shall be extinguished by 11:00 p.m. or close of campus use. whichever is later, exceot for security lighting activated by motion sensor which extinguishes ten (1 0’) minutes after activation and lighting at the building entrances and driveway egress points.
Suggested Modification No. 6
The following shall be added to Subsection A of LIP Section 3.4.6 (Specific Plan Overlay District) as follows:
6. Grading.
The grading reguirements of LIP Section 3.8(B’) shall not apply. Grading shall not exceed the following quantities, inclusive of all grading categories without distinction between exempt. nonexemot. and remedial grading:
The export of cut material may be reguired to preserve the natural topography of the 8 project site. Cut material may only be exoorted to an appropriate landfill or a site permitted to accept material.
Suggested Modification No. 7
Subsection A of LIP Section 3.4.6 (Specific Plan Overlay District) shall be modified as follows:
~ Permitted Uses in ESHA Buffer.
The following tyDes of Nnew development and o~botcntb! redevelopmen~~ provided in the Malibu Middle and High School Campus Specific Plan Overlay District, shall provide an may bo allo’sod in tho 100 foot ESHA buffer that is the maximum_feasible width extent~ but ift no caso o!cccr than less than 50 feet ~ where fully mitigated in coniunction with the ESHA Habitat Restoration Plan requirements of subsection 6 below, so that go shown on MMHS Campus Specific Plan ESHA Roctoration Map Noc. 1. 2, and 3 of tho Malibu LIP, if it does not significantly disrupt the habitat values of ESHA==maa~=~e4~4s:
4a. ESHA and creek-related educational uses and aermeable oads for viewing areasp4atfeans;
~.Relocation of existing roadoRoadways (and associated retaining walls), road rights-of-way, utilities, storm drains public infractructuro and focilitioc, and permeable RQarking 4~lots~ D and E as dopictod on tho Proposed Sito Plan r’AMHS Oampuc Specific Plan of tha Maftu LIP. The rodovolepmont shall be acocmplichod in a manner that involves no increase in development footprint for the portion within the habitat buffer area. If the improvement involves relocation, the new site shall be located no closer to ESHAs, wetlands, or creeks than the existing site and shall minimize encroachment into the habitat buffer to the maximum extent feasible;
&. Fuel modification reguired by the California Department of Forestry and &tate Fire Protection Marshall to moot the Fire Cede Dofonoible Space RoguErcrncntc for existing do’.’olo~mont in H~h Firs Hazard Arcac;~a8 ~. Tho fcNe’.ving ucoo al!cwod where the encroachment nto the habitat buffer ~c m~tzod to tho extent feasible ‘shore all feasible mithatcn moacu~c h~”o b~n pro’ ~iAcd ~0 mi9imi—c ~d”~rcc ot’rnmont~l effo~tc and the maximum foac~b!c habftat buffer between the dc’.’alcpmont and the habitat is provided:
ad. Lim!ted cExterior lighting solely for accessibility and safety purposes; and ~e. Fences necessary for public safety, restoration, and protection of habitat.
Suggested Modification No. 8
Subsection A of LIP Section 3.4.6 (Specific Plan Overlay District) shall be modified as follows:
9 8. ESHA Restoration Plan.
A. Habitat Restoration Plan
To allow for clustering of new development within the existing, developed portions of the MMHS Campus. limited development may have a reduced buffer of less than 100 feet from the creek located on the western side of campus, as specifically allowed pursuant to subsection 5 above. Habitat buffers less than 100 feet place these habitat areas at risk of significant degradation caused by the adiacent development. The applicant shall mitigate the adverse impacts of reduced buffers by providing mitigation for all ESHA that will not have a 100-foot buffer from development.
As a condition of approval of and prior to issuance of a coastal development permit for new development requiring a less than 100-foot ESHA buffer within the overlay district, the applicant shall be required to submit. for review and approval by the City Biologist, a final revised Habitat Restoration Plan that shall substantially conform to the “Habitat Restoration Plan for MMHS Campus. Malibu” (PSOMAS. 2021) andke ESHA Restoration Plan shall bo implomontod ac part of Phaco 1 of tho MMHS Oampuc Specific Ran and complotod by Phacc ~ as ©ooifiod in tho plan. ‘P/ark shall bo complotod ao shown on “ESHA Restoration Map Nos. 1,2, and 3~” of the LIP. and incorporates the following phased restoration work: Ac a condition of appro’.’al of, and prior to issuance of a coastal dovolopmont pormit for Phaso I of tho Ma!ibu Middle and High School Campus Specific Plan, a phacod ESHA Restoration Plan shall bo cubmittod for review and approval by tho Oi~’ Biologist.
1. During Phase 1 oftho MMHS Campus Specific Plan, demolition of hardscape within the 100-foot buffer of the downstream area, the habitat restoration plan shall require would occur. Restoration activitioc that ‘squId occur within the ontiro ~ea=iu8e=weed abatement alono the upstream, middle, and downstream riparian and uoland habitat, broadcast of native seed in the downstream riparian and upland habitat as well as upstream upland habitat, and planting of native stock in the downstream riparian and uoland habitat and invasive plant controls.
Bank stability improvements and erosion control would occur in the upstre~jm middle, and downstream portions of the ESHA during Phase 1, which includes the proposed pedestrian trail and new roadwaysdrivo aic~os.
2. During Phase 4 Qdemolition of developed hardscaoe areas within the 100-foot buffer of the upstream and middle stream area, the habitat restoration plan shall require restoration of the upland area of the upstream and middle stream portion of the_habitat ‘xculd occur during Phooc 1, as the Bus Barn and other oxEot~ structures would remain operational until Phaso I commences. Upon completion of Phase 4, the pedestrian trail would be completed and connected to existing trails on the campus.
Any proposed changes to the ESHA Restoration Plan on file with tho city must be approved by tho City Biologist in consultation with the California Coastal Commiosion Biologist.
B. Habitat Restoration Plan Implementation
10 As a condition of anoroval for Phase 1 and Phase 4 development requiring a less than 100-foot ESHA buffer within the overlay district, the applicant shall be required to implement the final a~proved Habitat Restoration Plan required pursuant to subsection A above. Restoration work under the final Habitat Restoration Plan shall be carried out prior to or concurrently with construction of the development proiect.
Maintenance and monitoring of the restoration shall commence immediately after installation and continue for five years in each portion of the riparian and upland habitat areas (downstream. middle, and upstream’). In any case, the implementation portion of the ESHA restoration proiect described in 8(A)(1) and 8(A’)c’2) above, shall be comolete prior to the issuance of certificates of occupancy for any structures approved in the coastal development permit. Any proposed changes to the approved Habitat Restoration Plan must be approved by the City Biologist and reported to the Executive Director of the Coastal Comm ission.
Suggested Modification No. 9
LIP Section 3.15.3(J) (Prohibited Signs), LIP Section 4.5.4 (Environmentally Sensitive Habitat Buffers), and LIP Section 4.6.1 (Buffers) shall be modified as follows:
LIP Section 3.15.3(J):
Automatic changing signs or electronic message center signs, except for public service time and temperature signs, and public safety signs such as changeable traffic message signs, oxccpt cc othcr.~ico providcd allowod by tho Malibu Midd!o and High Schoc! Or ~c Spocific Plan.
LIP Section 4.5.4 Environmentally Sensitive Habitat Buffers
1. Public accessways and trails, including directional signs
2. Interpretive signage designed to provide information about the value and protection of the resources
3. Restoration projects where the primary purpose is restoration of the habitat.
4. Invasive plant eradication projects if they are designed to protect and enhance habitat values.
6. Ucoc licted in LIP Soction 3.1.E~A~~S’~ for tho Malibu Middlo and High School LIP Section 4.6.1 Buffers
1. Stream/Riparian
New development shall provide a buffer of no less than 100 feet in width from the outer edge of the canopy of riparian vegetation. Where riparian vegetation is not present, the buffer shall be measured from the outer edge of the bank of the subject stream.
However, in the Point Dume area, new development shall be designed to avoid encroachment on slopes of 25 percent grade or steeper cr~d no’.’: dovc!cpmcnt and 11 substantial rodo’.’olopmont of the Malibu Middlo and High School Campus shall moot the ctcndcrdc n Soct!on 3.’16(A)(2).
Suggested Modification No. 10
Modify the LIP Zoning Map (attached as Exhibit 3 of this staff report) to remove the crosshatching and restore the underlying zoning designation of “Institutional” on assessor parcel numbers 4469-017-900, 4469-018-903, and 4469-018-904, and delete the Zoning Designation titled Specific Plan.”
~ Suggested Modification No. 11
Create and adopt a new overlay district map titled “Malibu Middle and High School (MMHS) Campus Specific Plan Overlay District” that depicts the outline of the area subject to the overlay, including assessor parcel numbers 4469-017-900, 4469-018-903, and 4469-018- 904 and add corresponding addresses and assessor parcel numbers to differentiate which parcels are subject to the Malibu Middle and High School (MMHS) Campus Specific Plan Overlay District.
~ Suggested Modification No. 12
Modify the title of the proposed MMHS Campus Specific Plan ESHA Restoration Map Nos. 1, 2, and 3 (attached as Exhibit S of this staff report) as follows:
MMHS CAMPUS SPECIFIC PLAN OVERLAY DISTRICT ESHA RESTORATION MAP NOS. 1,2, AND 3
12 NOTICE OF PUBLIC HEARINGS
CITY OF MALIBU
CITY COUNCIL
MALIBU MIDDLE AND HIGH SCHOOL CAMPUS SPECIFIC PLAN
The Malibu City Council will hold public hearings on MONDAY, October 9, 2023 at 6:30 PM on the project identified below in the Council Chambers at Malibu City Hall, located at 23825 Stuart Ranch Road, Malibu, CA and via teleconference.
Public comment can be submitted ahead of the public hearing to [email protected] for inclusion in the public record. To view and participate during the public hearing, please review the meeting agenda posted at MalibuCity.org/AgendaCenter and follow the directions for public participation.
Local Coastal Program Amendment No. 21-002, General Plan Map Amendment No. 21-002, Zoning Map Amendment No. 22-001, and Zoning Text Amendment No. 22-002 On September 8, 2023, the California Coastal Commission (CCC) conducted a public hearing and approved the City’s proposed Local Coastal Program (LCP) Amendment with suggested modifications. The purpose of this public hearing is to consider the California Coastal Commission’s suggested modifications to the City’s LCP Amendment. In addition, to maintain consistency between the LCP, Malibu Municipal Code, and General Plan, the Council will consider corollary amendments to these regulatory documents, which were previously adopted by the City Council (Resolution No. 22-33 and Ordinance No. 501).
Project Description: The Malibu Middle and High School (MMHS) Campus Specific Plan establishes the development standards and plans for the redevelopment of the MMHS Campus to be implemented in four phases over the next 10 to 15 years.
The Specific Plan would result in the demolition of 18 existing buildings on the combined campuses; only the existing athletic fields, and the recently completed Buildings A, B and E on the MMHS campus would remain, and the construction of a new campus with dedicated spaces for the middle and high school. The Specific Plan would result in 32 classrooms and 8 labs and a total of 173,595 square feet of new building space, providing the MMHS campus with a total of 47 classrooms and 12 labs and a total of 222,425 square feet of building space. While the Specific Plan will upgrade the MMHS campus, it does not increase floor area ratio (FAR) nor does it allow for an increase in the maximum student population.
The Specific Plan proposes to change several development standards including the Environmentally Sensitive Habitat Area (ESHA) setback, height, and grading quantities. Once adopted, the standards in the Specific Plan would become the regulations against which later phases of the project would be reviewed by the City. The Specific Plan would be constructed in four phases. All coastal development permits and other entitlements for the MMHS redevelopment will be considered by the Planning Commission for Phases 1, 2, 3 and 4.
The applicant is requesting the following entitlements as part of the Specific Plan:
Local Coastal Program Amendment No. 21-002: 1) add Section 3.4.6 to Chapter 3.4 to incorporate the MMHS Campus Specific Plan into the Local Implementation Plan, 2) amend LCP Land Use Map 2 to add a boundary line around the MMHS property denoting the boundaries of the MMHS Campus Specific Plan area, and 3) amend the Land Use Policy to add new ESHA policies. Attachment 7
General Plan Map Amendment No 21-002: Amend the General Plan Land Use Policy Map, Section 3, to add the Specific Plan land use designation on the MMHS property. Zoning Map Amendment 22-001: Amend the Zoning Map to add a boundary line around the MMHS property denoting the boundaries of the MMHS Campus Specific Plan area. Zoning Text Amendment 22-002: Amend Section 17.42.020 of the Malibu Municipal Code to add the MMHS Campus Specific Plan.
Location: 30215 Morning View Drive, within the appealable coastal zone 4469- 017-900, 4469-018-900, 4469-018-901, 4469-018-902, 4469-018- 903, 4469-018-904, 4469-019-900, 4469-019-901, 4469-019-902 Affected APNs: The Specific Plan is proposed on three of the nine parcels owned by SMMUSD: 4469-017-900, 4469-018-903, and 4469-018-904 Zoning: Institutional (I)
Applicant: NAC Architecture
Owner: Santa Monica-Malibu Unified School District (SMMUSD) Application Filed: December 17, 2021
Case Planner: Raneika Brooks, Senior Planner
(310) 456-2489, extension 276
[email protected]
EIR Certification: Acting as lead agency in accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines Section 15051, on January 26, 2022, the SMMUSD Board of Education (Board) adopted a Final Environmental Impact Report (EIR) for the MMHS Campus Specific Plan (State Clearinghouse # 20200080350). On January 27, 2022, a Notice of Determination for the Final EIR was filed by the District with the State Clearinghouse (No. 202008350). On August 8, 2022, the City of Malibu certified the adequacy of the Final EIR and filed a Notice of Determination. The Final EIR, MMRP, SOC, and all accompanying materials are available on the City’s website at: https://www.malibucity.org/397/Malibu-Middle-HighSchool-Improvements A written staff report will be available at or before the hearing for the project. All persons wishing to address the Council regarding this matter will be afforded an opportunity in accordance with the Council’s procedures.
Copies of all documents relating to the proposed Local Coastal Program Amendment are available for review at City Hall, Malibu Public Library, and the Coastal Commission District office during regular business hours. Oral and written comments may be presented to the City Council on, or before, the date of the meeting.
IF YOU CHALLENGE THE CITY’S ACTION IN COURT, YOU MAY BE LIMITED TO RAISING
ONLY THOSE ISSUES YOU OR SOMEONE ELSE RAISED AT THE PUBLIC HEARING
DESCRIBED IN THIS NOTICE, OR IN WRITTEN CORRESPONDENCE DELIVERED TO THE CITY, AT OR PRIOR TO THE PUBLIC HEARING.
Richard Mollica, Planning Director
Publish Date: September 14, 2023
Council Agenda Report
To: Mayor Uhring and Honorable Members of the City Council Prepared by: Tyler Eaton, Senior Planner
Reviewed by: Richard Mollica, Planning Director
Approved by: Steve McClary, City Manager
Date prepared: September 6, 2023 Meeting date: October 9, 2023 Subject: Coastal Development Permit No. 20-068, Site Plan Review No. 21-009, and Demolition Permit No. 20-028 – An application to demolish an existing single-family residence and construct a new single-family residence, second unit and associated development (6734 Zumirez Drive; Owner: IBN Properties, LLC) (Continued from September 25, 2023)
RECOMMENDED ACTION: Adopt Resolution No. 23-45 (Exhibit A) determining the project is categorically exempt from the California Environmental Quality Act (CEQA), and approving Coastal Development Permit (CDP) No. 20-068 and Demolition Permit (DP) No. 20-028 for the demolition of an existing single-family residence and construction of a new 6,284 square foot single-family residence, 986 square foot basement, 510 square foot attached garage, 462 square foot detached garage, 471 square foot detached second unit, swimming pool, two spas, onsite wastewater treatment system (OWTS) and associated development; including Site Plan Review (SPR) No. 21-009 for construction up to 24 feet in height for a flat roof, located in the Rural Residential, One-Acre (RR-1) zoning district at 6734 Zumirez Drive (IBN Properties, LLC).
FISCAL IMPACT: There is no fiscal impact associated with the recommended action.
WORK PLAN: This item was not included in the Adopted Work Plan for FY 2022-23. This project is part of normal staff operations. Staff continue to work on ongoing projects and normal business while the FY 2023-24 Work Plan is finalized.
DISCUSSION: This agenda report was previously distributed for the September 25, 2023 City Council meeting but was continued to the October 9, 2023 Regular City Council City Council Meeting
10-09-23
Item
4.B.
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meeting prior to the meeting date. No changes have been made to the report or attachments. However, the resolution has been updated to reflect the continuance.
This item was originally considered at the March 6, 2023 Planning Commission meeting.
At the meeting, one Planning Commissioner recused himself leaving four to deliberate on the subject application. Multiple motions were made at the meeting with no majority vote reaching a decision. The first motion was to continue the item to a date uncertain and failed with a 2-2 split. The second motion was to deny the project, which also failed with a 2-2 split. The third motion was to approve the project, also failing with a 2-2 split vote. A fourth motion was made to recess the meeting which did not receive a second. A fifth motion was made directing staff to bring the item to the City Council after the deadlocked voting so that the applicant could get a decision on the project. The fifth motion was carried with a 4-0 vote. This is consistent with past City practice where if a project fails to receive a majority of the quorum of Planning Commissioners participating in the decision to either approve or deny, the City will bring the project to the City Council so that the applicant receives a determination.
The item before the Council is the same as considered by the Planning Commission on March 6, 2023. Staff has not further analyzed the project since the Planning Commission meeting. The applicant provided revised plans on Friday March 3, 2023, after hours. The plans include a reduction in the proposed total development square footage, eliminating an area of question for a neighbor’s views. The revised plans are included within the correspondence as Exhibit B. However, staff has not analyzed whether the reduced square footage ultimately improves the neighbor’s views, nor performed any other analysis of the submitted documents.
The main topics of concern discussed during the March 6, 2023 Planning Commission meeting include: whether the project is within Environmentally Sensitive Habitat Area (stream) buffer; if the project is subject to the bluff top requirements of Local Implementation Plan (LIP) Chapter 10; if the project is being constructed on slopes steeper than 25 percent, which are protected in Point Dume under LIP Chapter 4; if the project impacts scenic views from a public beach; and if the project obstructs protected views of nearby residents’ documented primary view determinations. Analyses on these topics are discussed within the Planning Commission staff report, Exhibit B.
ENVIRONMENTAL REVIEW: Pursuant to the authority and criteria contained in CEQA, the Planning Department has analyzed the proposed project. The Planning Department found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA pursuant to Sections 15303 (a) and (e) – New Construction. The Planning Department has further determined that none of the six exceptions to the use of a categorical exemption apply to this project (CEQA Guidelines Section 15300.2).
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CORRESPONDENCE: Correspondence prior to the March 6, 2023 Planning Commission meeting is provided within Exhibit B, Attachment 4. Correspondence for the Planning Commission is provided as Exhibit C.
PUBLIC NOTICE: On August 17, 2023, a Notice of City Council Public Hearing was published in a newspaper of general circulation within the City and a public notice was mailed to the owners and occupants of all properties within a radius of 500 feet of the subject property (Exhibit D). On August 31, 2023, after the applicant provided updated mailing data, a public notice was mailed to the owners and occupants of all properties within a radius of 500 feet of the subject property that were not listed within the original mailing data.
SUMMARY: Based on the record as a whole, including but not limited to all written and oral testimony offered in connection with this matter, staff recommends that the City Council adopt Resolution No. 23-45 approving CDP No. 20-068, SPR No. 21-009, and DP No. 20-028, subject to the conditions of approval in the resolution. This is consistent with the recommendation that was provided to the Planning Commission.
EXHIBITS:
A. City Council Resolution No. 23-45
B. March 6, 2023 Commission Agenda Report Item 4.B. and Attachments 1-8
1. Planning Commission Resolution No. 23-11
2. Project Plans
3. Department Review Sheets
4. Public Correspondence
5. Applicant’s View Corridor Exhibit
6. PVD No. 12-119
7. PVD No. 23-001
8. Public Hearing Notice
C. March 6, 2023 Planning Commission Meeting Correspondence D. Public Hearing Notice
3 EXHIBIT A
RESOLUTION NO. 23-45
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF MALIBU
DETERMINING THE PROJECT IS CATEGORICALLY EXEMPT FROM THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND APPROVING
COASTAL DEVELOPMENT PERMIT NO. 20-068 AND DEMOLITION
PERMIT NO. 20-028 FOR THE DEMOLITION OF AN EXISTING SINGLEFAMILY RESIDENCE AND CONSTRUCTION OF A NEW 6,284 SQUARE FOOT SINGLE-FAMILY RESIDENCE, 986 SQUARE FOOT BASEMENT, 510 SQUARE FOOT ATTACHED GARAGE, 462 SQUARE FOOT DETACHED
GARAGE, 471 SQUARE FOOT DETACHED SECOND UNIT, SWIMMING
POOL, TWO SPAS, ONSITE WASTEWATER TREATMENT SYSTEM AND
ASSOCIATED DEVELOPMENT; INCLUDING SITE PLAN REVIEW NO. 21- 009 FOR CONSTRUCTION UP TO 24 FEET IN HEIGHT FOR A FLAT ROOF,
LOCATED IN THE RURAL RESIDENTIAL, ONE-ACRE ZONING DISTRICT AT 6734 ZUMIREZ DRIVE (IBN PROPERTIES, LLC)
The City Council of the City of Malibu does hereby find, order and resolve as follows:
SECTION 1. Recitals.
A. On December 29, 2020, an application for Coastal Development Permit (CDP) No. 20-068 and Demolition Permit (DP) No. 20-028 was submitted to the Planning Department by the applicant, Schmitz and Associates, Inc., on behalf of the property owner, IBN Properties, LLC.
The application was routed to the City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, Los Angeles County Waterworks District No. 29 (WD29) and Los Angeles County Fire Department (LACFD) for review.
B. On April 15, 2021, Site Plan Review (SPR) No. 21-009 was added to the project for proposed construction over 18 feet in height.
C. On June 29, 2022, the applicant posted a Notice of CDP Application on the subject property and staff deemed the CDP application complete for processing.
D. On July 7, 2022, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.
E. On August 1, 2022, the Planning Commission continued the item to a date uncertain for staff to investigate potential view concerns from the neighbors.
F. On January 26, 2023, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.
G. On February 21, 2023, the item was continued to the March 6, 2023 Regular Planning Commission meeting.
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H. On March 6, 2023, the Planning Commission held a duly noticed public hearing on the subject application, reviewed and considered the staff report, reviewed and considered written reports, public testimony, and other information in the record. The item was remanded to the City Council after a majority vote could not be reached to either approve or deny the project.
I. On August 17, 2023, a Notice of City Council Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.
J. On August 31, 2023, a second Notice of City Council Public Hearing was mailed to all property owners within a 500-foot radius of the subject property that were not within the original mailing data used for the August 17, 2023 notice.
K. On September 11, 2023, the City Council continued the item to the September 25, 2023 City Council meeting.
L. On September 25, 2023, the City Council continued the item to the October 9, 2023 City Council meeting.
M. On October 9, 2023, the City Council held a duly noticed public hearing on the subject application, reviewed and considered the staff report, reviewed and considered written reports, public testimony, and other information in the record.
SECTION 2. Environmental Review.
Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA), the City Council has analyzed the proposed project. The City Council has found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA according to CEQA Guidelines Sections 15303(a) and (e) – New Construction. The City Council has further determined that none of the six exceptions to the use of a categorical exemption applies to this project (CEQA Guidelines Section 15300.2).
SECTION 3. Coastal Development Permit Findings.
Based on evidence contained within the record, including the agenda report for the project and the hearing on October 9, 2023, and pursuant to the Local Coastal Program (LCP) Local Implementation Plan (LIP) including Sections 13.7(B) and 13.9 and Malibu Municipal Code (MMC), the City Council adopts the findings of fact, and approves CDP No. 20-068 and DP No. 20-028 for the demolition of an existing single-family residence and construction of a new 6,284 square foot single-family residence, 986 square foot basement, 510 square foot attached garage, 462 square foot detached garage, 471 square foot detached second unit, swimming pool, two spas, onsite wastewater treatment system (OWTS) and associated development; including SPR No. 21- 009 for construction up to 24 feet in height for a flat roof, located in the Rural Residential, OneAcre (RR-1) zoning district at 6734 Zumirez Drive. 5 Resolution No 23-45
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The project is consistent with the LCP’s zoning, grading, cultural resources, water quality, and wastewater treatment requirements. With the inclusion of the proposed SPR the project, as conditioned, has been determined to be consistent with all applicable LCP codes, standards, goals, and policies. The required findings are made herein.
A. General Coastal Development Permit (LIP Chapter 13)
1. The project is located in the RR-1 zoning district, an area designated for rural residential uses. A single-family residence and associated development are permitted uses. The proposed project has been reviewed for conformance with the LCP by the Planning Department, City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, WD29, and LACFD. As discussed herein, based on submitted reports, project plans, visual analysis, and site investigations, the proposed project, as conditioned, conforms to the LCP and MMC in that it meets all applicable residential development standards with the inclusion of the requested SPR.
2. The project is located between the first public road and the sea. However, the proposed project and related construction activities are not anticipated to interfere with the public’s right to access the coast as the site offers no direct or indirect public beach access. Adequate public access exists nearby, and the project complies with the Coastal Act.
3. The proposed project was found to meet the development policies of the LCP and MMC, with the inclusion of the SPR and has been determined to be the least environmentally damaging alternative.
B. Site Plan Review for Construction in Excess of 18 Feet in Height (LIP Section 13.27.5) SPR No. 21-009 from the development standards contained in LIP Section 13.27 will allow construction over 18 feet in height for a flat roof up to 24 feet for the proposed single-family residence.
1. The project has been reviewed for conformance with all relevant policies and provisions of the LCP. Based on submitted reports, visual impact analysis, and a detailed site investigation, the project was found to be consistent with all policies and provisions of the LCP and MMC.
2. Story poles were installed in June 2022 and demonstrate that the project is compatible with the surrounding development. Properties in the vicinity of the subject property are developed with a mix of one and two-story single-family residences and accessory structures such as second units, detached garages, swimming pools, decks and mature landscaping. As demonstrated with the story poles, due to the size, shape, and topography of the lot, the location of the proposed development will not be visible from any scenic road or located within primary views of neighboring properties. The site is visible from Paradise Cove Beach but is on the landside and will not affect scenic views of the Santa Monica Mountains or other coastal resources. Based on the existing development within the surrounding neighborhood, the proposed project is expected to blend with the surrounding built environment. Therefore, the portions of the structure exceeding 18 feet tall are not anticipated to adversely affect neighborhood character. 6 Resolution No 23-45
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3. The existing size and shape of the subject property limits visibility of the proposed development from Zumirez Drive. No protected private or public views of scenic areas will be impacted in a way that is not compliant with the MMC and LCP.
4. The proposed project was found to comply with all applicable requirements of State and local law and is conditioned to comply with any relevant approvals, permits and licenses from the City of Malibu and other related agencies.
5. The proposed project was found to be consistent with the LCP in that the property is located in an area that has been identified and zoned for residential use. The proposed project was found to be consistent with the LCP in that it conforms to the residential land use designation and all applicable development standards.
6. The proposed development is not expected to significantly obstruct visually impressive scenes from private property.
C. Scenic, Visual and Hillside Resource Protection (LIP Chapter 6)
1. The proposed project is not expected to have adverse impacts on scenic or visual resources. The project has been determined not to require a view corridor due to its location along Zumirez Drive and although visible from a public beach, there will be no impacts to views of the Santa Monica Mountains.
2. The project, as conditioned, is not expected to have significant adverse scenic or visual impacts. The project has been conditioned to include limitations on lighting and colors of the materials used to prevent any visual impacts to scenic areas.
3. The project was found to be the least environmentally damaging feasible alternative.
4. The project, as designed and conditioned, is not expected to adversely affect scenic and visual resources and no feasible alternatives would avoid or substantially lessen any significant adverse impacts on scenic and visual resources.
5. The subject property is visible from Paradise Cove Beach; however, the proposed single-family residence is not expected to significantly impact public views of the Pacific Ocean and is not anticipated to block views of the Santa Monica Mountains from the beach. Therefore, the proposed development, as designed, is sited to eliminate, minimize or otherwise contribute to conformance to sensitive resource policies.
D. Hazards (LIP Chapter 9)
1. The project was found to neither be subject to nor increase the instability of the site from geologic, flood, or fire hazards. The proposed development is suitable for the intended use provided that the certified engineering geologist and/or geotechnical engineer’s recommendations and governing agency’s building codes are followed.
2. The project, as designed, conditioned, and approved by the City geotechnical consultant reviewers and the City Public Works Department, is not expected to have any 7 Resolution No 23-45
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significant adverse impacts on the site stability or structural integrity from geologic or fire hazards due to the project design.
3. The project, as conditioned, was found to be the least environmentally damaging alternative.
4. The proposed development has been analyzed for the hazards listed in LIP Chapter 9 by the City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, and LACFD. These specialists and agencies determined that the proposed project does not impact site stability or structural integrity.
5. The proposed project, as designed and conditioned, is not expected to have adverse impacts on sensitive resources.
E. Demolition Permit Findings (MMC Section 17.70.060)
DP No. 20-028 from the development standards contained in MMC Section 17.70.060 will allow for the existing single-family home to be demolished.
1. Conditions are included in this resolution pertaining to safe demolition and construction practices required for this project. Among these include using City authorized waste haulers, use of quality building materials and licensed professionals. Regular inspections from the Building Safety Division will take place throughout the demolition and construction of this project so that the City can ensure the conditions are being met.
2. The demolition and construction activities are dependent on the approval of this project. The final demolition and construction plans will be reviewed by City staff in the building plan check process. All City departments must approve the final plans before building permits can be issued.
SECTION 4. City Council Action.
Based on the foregoing findings and evidence contained within the record, the City Council hereby approves CDP No. 20-068, SPR No. 21-009, and DP No. 20-028, subject to the following conditions.
SECTION 5. Conditions of Approval.
1. The property owners, and their successors in interest, shall indemnify and defend the City of Malibu and its officers, employees and agents from and against all liability and costs relating to the City's actions concerning this project, including (without limitation) any award of litigation expenses in favor of any person or entity who seeks to challenge the validity of any of the City's actions or decisions in connection with this project. The City shall have the sole right to choose its counsel and property owners shall reimburse the City’s expenses incurred in its defense of any lawsuit challenging the City’s actions concerning this project.
8 Resolution No 23-45
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2. Approval of this application is to allow for the project described herein. The scope of work approved includes:
Demolition
a. DP No. 20-028 for the demolition of the existing single-family residence and detached garage;
Construction
b. Construction of a new 6,284 square foot two-story single-family residence with a 986 square foot basement and 510 square foot attached two-car garage; c. 471 square foot detached second unit;
d. 462 square foot detached two-car garage;
e. Permeable driveway;
f. 42-inch tall solid and up to 6-foot visually permeable front yard fence and vehicular gate;
g. 6-foot solid side yard walls;
h. Swimming pool (62.67 foot long by 18.67 foot wide) and spa (13.33 foot long by
10.67 foot wide) with associated pool equipment (to be fully screened) and decking; i. Second unit spa (7 feet long by 7 feet wide);
j. New landscaping;
k. 14,076 square feet of new impermeable surfaces;
l. Open-air garden trellises
m. Water features;
n. Retaining walls (not to exceed six feet in height); and o. Onsite Wastewater Treatment System.
Discretionary Request
p. SPR No. 21-009 for construction up to 24 feet in height to allow for a flat roof.
3. Except as specifically changed by conditions of approval, the proposed development shall be constructed in substantial conformance with the approved scope of work, as described in Condition No. 2 and depicted on plans on file with the Planning Department date stamped February 8, 2023. The proposed development shall further comply with all conditions of approval stipulated in this resolution and Department Review Sheets attached hereto. In the event project plans conflict with any condition of approval, the condition shall take precedence.
4. Pursuant to LIP Section 13.18.2, this permit and rights conferred in this approval shall not be effective until the property owner signs, notarizes and returns the Acceptance of Conditions Affidavit accepting the conditions of approval set forth herein. The applicant shall file this form with the Planning Department prior to the issuance of any development permits.
5. The applicant shall digitally submit a complete set of plans to the Planning Department for consistency review and approval prior to plan check and again prior to the issuance of any building or development permits.
9 Resolution No 23-45
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6. The CDP shall expire if the project has not commenced within three (3) years after issuance of the permit, unless a time extension has been granted. Extension of the permit may be granted by the approving authority for due cause. Extensions shall be requested in writing by the applicant or authorized agent prior to expiration of the three-year period and shall set forth the reasons for the request. In the event of an appeal, the CDP shall expire if the project has not commenced within three years from the date the appeal is decided by the decision-making body or withdrawn by the appellant.
7. Any questions of intent or interpretation of any condition of approval will be resolved by the Planning Director upon written request of such interpretation.
8. All development shall conform to requirements of the City of Malibu Environmental Sustainability Department, City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, WD29 and LACFD, as applicable. Notwithstanding this review, all required permits shall be secured.
9. Minor changes to the approved plans or the conditions of approval may be approved by the Planning Director, provided such changes achieve substantially the same results and the project is still in compliance with the Malibu Municipal Code and the Local Coastal Program. Revised plans reflecting the minor changes and additional fees shall be required.
10. Pursuant to LIP Section 13.20, development pursuant to an approved CDP shall not commence until the CDP is effective. The CDP is not effective until all appeals, including those to the California Coastal Commission (CCC), have been exhausted. In the event that the CCC denies the permit or issues the permit on appeal, the coastal development permit approved by the City is void.
11. The property owner must submit payment for all outstanding fees payable to the City prior to issuance of any building permit, including grading or demolition.
12. The property owner shall comply with all provisions of the MMC and LIP.
Cultural Resources
13. In the event that potentially important cultural resources are found in the course of geologic testing or during construction, work shall immediately cease until a qualified archaeologist can provide an evaluation of the nature and significance of the resources and until the Planning Director can review this information. Thereafter, the procedures contained in LIP Chapter 11 and those in MMC Section 17.54.040(D)(4)(b) shall be followed.
14. If human bone is discovered during geologic testing or during construction, work shall immediately cease and the procedures described in Section 7050.5 of the California Health and Safety Code shall be followed. Section 7050.5 requires notification of the coroner. If the coroner determines that the remains are those of a Native American, the applicant shall notify the Native American Heritage Commission by phone within 24 hours. Following notification of the Native American Heritage Commission, the procedures described in Section 5097.94 and Section 5097.98 of the California Public Resources Code shall be followed.
10 Resolution No 23-45
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Lighting
15. Exterior lighting must comply with the Dark Sky Ordinance and shall be minimized, shielded, or concealed and restricted to low intensity features, so that no light source is directly visible from public view. Permitted lighting shall conform to the following standards:
a. Lighting for walkways shall be limited to fixtures that do not exceed two feet in height and are directed downward, and limited to 850 lumens (equivalent to a 60- watt incandescent bulb);
b. Security lighting controlled by motion detectors may be attached to the residence provided it is directed downward and is limited to 850 lumens; c. Driveway lighting shall be limited to the minimum lighting necessary for safe vehicular use. The lighting shall be limited to 850 lumens; d. Lights at entrances as required by the Building Code shall be permitted provided that such lighting does not exceed 850 lumens;
e. Site perimeter lighting shall be prohibited; and
f. Outdoor decorative lighting for aesthetic purposes is prohibited.
16. Night lighting for sports courts or other private recreational facilities shall be prohibited.
17. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness. Lighting levels on any nearby property from artificial light sources on the subject property(ies) shall not produce an illumination level greater than one foot-candle.
18. Night lighting from exterior and interior sources shall be minimized. All exterior lighting shall be low intensity and shielded directed downward and inward so there is no offsite glare or lighting of natural habitat areas. High intensity lighting of the shore is prohibited.
19. String lights are allowed in occupied dining and entertainment areas only and must not exceed 3,000 Kelvin.
20. Motion sensor lights shall be programmed to extinguish ten minutes after activation.
21. Three violations of the conditions by the same property owner will result in a requirement to permanently remove the outdoor light fixture(s) from the site.
22. Up-lighting of landscaping is prohibited.
Fencing/Walls/Screening
23. Any above-ground equipment shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall comply with LIP Section 3.5.3(A).
24. The applicant shall include an elevation of the proposed electronic driveway gate on the architectural plans that are submitted for building plan check. The gate and all fencing along the front property line shall comply with the regulations set forth in LIP Section 3.5.
25. The height of fences and walls shall comply with LIP Section 3.5.3(A). No retaining wall shall exceed six feet in height or 12 feet in height for a combination of two or more walls. 11 Resolution No 23-45
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26. New boundary fencing of any single area exceeding ½ acre shall be of an open rail-type design with a wooden rail at the top (instead of wire), be less than 40 inches high, and have a space greater than 14 inches between the ground and the bottom post or wire. A split rail design that blends with the natural environment is preferred.
Demolition/Solid Waste
27. Prior to demolition activities, the applicant shall receive Planning Department approval for compliance with conditions of approval.
28. The applicant/property owner shall contract with a City approved hauler to facilitate the recycling of all recoverable/recyclable material. Recoverable material shall include but shall not be limited to: asphalt, dirt and earthen material, lumber, concrete, glass, metals, and drywall.
29. Prior to the issuance of a building/demolition permit, an Affidavit and Certification to implement waste reduction and recycling shall be signed by the Owner or Contractor and submitted to the Environmental Sustainability Department. The Affidavit shall indicate the agreement of the applicant to divert at least 65 percent (in accordance with CalGreen) of all construction waste from the landfill.
30. Upon plan check approval of demolition plans, the applicant shall secure a demolition permit from the City. The applicant shall comply with all conditions related to demolition imposed by the Building Official.
31. No demolition permit shall be issued until building permits are approved for issuance.
Demolition of the existing structure and initiation of reconstruction must take place within a six-month period. Dust control measures must be in place if construction does not commence within 30 days.
32. The project developer shall utilize licensed subcontractors and ensure that all asbestoscontaining materials and lead-based paints encountered during demolition activities are removed, transported, and disposed of in full compliance with all applicable federal, state and local regulations.
33. Any building or demolition permits issued for work commenced or completed without the benefit of required permits are subject to appropriate “Investigation Fees” as required in the Building Code.
34. Upon completion of demolition activities, the applicant shall request a final inspection by the Building Safety Division.
Construction / Framing
35. Prior to the commencement of work, the applicant shall submit a copy of their Construction Management Plan. The Construction Management Plan shall include a dedicated parking location for construction workers, not within the public right of way. 12 Resolution No 23-45
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36. A construction staging plan shall be reviewed and approved by the Planning Director prior to plan check submittal.
37. Construction hours shall be limited to Monday through Friday from 7:00 a.m. to 7:00 p.m. and Saturdays from 8:00 a.m. to 5:00 p.m. No construction activities shall be permitted on Sundays or City-designated holidays.
38. Construction management techniques, including minimizing the amount of equipment used simultaneously and increasing the distance between emission sources, shall be employed as feasible and appropriate. All trucks leaving the construction site shall adhere to the California Vehicle Code. In addition, construction vehicles shall be covered when necessary; and their tires rinsed prior to leaving the property.
39. All new development, including construction, grading, and landscaping shall be designed to incorporate drainage and erosion control measures prepared by a licensed engineer that incorporate structural and non-structural Best Management Practices (BMPs) to control the volume, velocity and pollutant load of storm water runoff in compliance with all requirements contained in LIP Chapter 17, including:
a. Construction shall be phased to the extent feasible and practical to limit the amount of disturbed areas present at a given time.
b. Grading activities shall be planned during the southern California dry season (April through October).
c. During construction, contractors shall be required to utilize sandbags and berms to control runoff during on-site watering and periods of rain in order to minimize surface water contamination.
d. Filter fences designed to intercept and detain sediment while decreasing the velocity of runoff shall be employed within the project site.
40. When framing is complete, a site survey shall be prepared by a licensed civil engineer or architect that states the highest roof member elevation, lowest finish floor elevation and elevation of centerline of Malibu Road. Prior to the commencement of further construction activities, said document shall be submitted to the assigned Building Inspector and Planning Department for review and sign off on framing.
41. For the transportation of heavy construction equipment and/or material, which requires the use of oversized-transport vehicles on State highways, the applicant / property owner is required to obtain a transportation permit from the California Department of Transportation.
Waste Management
42. The applicant/property owner shall contract with a City approved hauler to facilitate the recycling of all recoverable/recyclable material. Recoverable material shall include but shall not be limited to: asphalt, dirt and earthen material, lumber, concrete, glass, metals and drywall.
43. An Affidavit and Certification to implement a Waste Reduction and Recycling Plan (WRRP) signed by the Owner or Contractor shall be submitted to the Environmental and Sustainability Department for review and approval. The WRRP shall indicate the 13 Resolution No 23-45
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agreement of the applicant to divert at least 50 percent of all construction waste generated by the project.
Biology/Landscaping
44. Pursuant to LIP Section 4.6.1(A), new development shall be designed and constructed to avoid encroachments on slopes of 25 percent (4:1) grade or steeper, including fencing.
45. Except as permitted pursuant to the provisions in LUP policies 3.18 and 3.20, throughout the City of Malibu, development that involves the use of pesticides, including insecticides, herbicides, rodenticides or any other similar toxic chemical substances, shall be prohibited in cases where the application of such substances would have the potential to significantly degrade Environmentally Sensitive Habitat Areas or coastal water quality or harm wildlife.
Herbicides may be used for the eradication of invasive plant species or habitat restoration, but only if the use of non-chemical methods for prevention and management such as physical, mechanical, cultural, and biological controls are infeasible. Herbicides shall be restricted to the least toxic product and method, and to the maximum extent feasible, shall be biodegradable, derived from natural sources, and used for a limited time.
46. Prior to installation of any landscaping, the applicant shall obtain a plumbing permit for the proposed irrigation system from the Building Safety Division.
47. Prior to or at the time of a Planning final inspection, the property owner/applicant shall submit to the case planner a copy of the plumbing permit for the irrigation system installation that has been signed off by the Building Safety Division.
48. Prior to final plan check approval, provide landscape water use approval from WD29.
49. Invasive plant species, as determined by the City of Malibu, are prohibited.
50. All new and existing vegetation forming a view impermeable condition (hedge) serving the same function as a fence or wall, occurring within the side or rear yard setback shall be maintained at or below six feet in height. View impermeable hedges occurring within the front yard setback serving the same function as a fence or wall shall be maintained at or below 42 inches in height. Three violations of this condition will result in a requirement to permanently remove the vegetation from the site.
51. Vegetation shall be situated on the property so as not to significantly obstruct the primary view from private property at any given time (given consideration of its future growth).
52. No non-native plant species shall be approved greater than 50 feet from the residential structure.
53. Any site preparation activities, including removal of vegetation, between February 1 and September 15 will require nesting bird surveys by a qualified biologist at least 5 days prior to initiation of site preparation activities. Should active nests be identified, a buffer area no less than 150 feet (300 feet for raptors) shall be fenced off until it is determined by a qualified biologist that the nest is no longer active. A report discussing the results of nesting 14 Resolution No 23-45
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bird surveys shall be submitted to the City within two business days of completing the surveys.
54. The landscape plan shall prohibit the use of building materials treated with toxic compounds such as creosote or copper arsenate.
55. The use of wood chips and shredded rubber is prohibited anywhere on the site. Flammable mulch material, including shredded bark, pine needles, and artificial turf, are prohibited between zero and five feet of a structure. Non-continuous use of flammable mulch (excluding wood chips and shredded rubber) is allowed between 5 and 30 feet from the eave/overhang of a structure with limited application areas. Any mulch materials (excluding wood chips and shredded rubber) are allowed 30 feet or more from a structure with no limitation on application area.
Fire Department/Fuel Modification
56. The project shall receive LACFD approval of a Final Fuel Modification Plan prior to the issuance of final building permits.
57. The project is required to have an interior automatic sprinkler system.
Public Works
58. This project proposes to construct a new driveway within the City's right-of-way. Prior to the Public Works Department's approval of the grading or building permit, the applicant shall obtain encroachment permits from the Public Works Department for the proposed driveway. The driveway shall be constructed of either 6-inches of concrete over 4-inches of aggregate base, or 4-inches of asphalt concrete over 6-inches of aggregate base. The driveway shall be flush with the existing grades with no curbs.
59. Several existing private improvements are located within the City’s right-of-way, such as (but not limited to) landscaping, railroad ties, fencing. These improvements are required to be removed as part of this project and must be shown on the plans. The applicant shall place notes on the plans for the removal of existing encroachments within the City’s rightof-way. Prior to the Public Works Department’s approval of the grading or building permit, the applicant shall obtain encroachment permits from the Public Works Department for the removal of the private improvements within the City’s right-of-way.
60. Clearing and grading during the rainy season (extending from November 1 to March 31) shall be prohibited for development that:
a. Is located within or adjacent to ESHA, or
b. Includes grading on slopes greater than 4 to 1.
Approved grading for development that is located within or adjacent to ESHA or on slopes greater than 4 to 1 shall not be undertaken unless there is sufficient time to complete grading operations before the rainy season. If grading operations are not completed before the rainy season begins, grading shall be halted and temporary erosion control measures shall be put into place to minimize erosion until grading resumes after March 31, unless the City determines that completion of grading would be more protective of resources. 15 Resolution No 23-45
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61. Exported soil from a site shall be taken to the Los Angeles County Landfill or to a site with an active grading permit and the ability to accept the material in compliance with LIP Section 8.3.
62. The ocean between Latigo Point and the West City limits has been established by the State Water Resources Control Board as an Area of Special Biological Significance (ASBS) as part of the California Ocean Plan. This designation allows discharge of storm water only where it is essential for flood control or slope stability, including roof, landscape, road and parking lot drainage, to prevent soil erosion, only occurs during wet weather, and is composed of only storm water runoff. The applicant shall provide a drainage system that accomplishes the following:
a. Installation of BMPs that are designed to treat the potential pollutants in the storm water runoff so that it does not alter the natural ocean water quality. These pollutants include trash, oil and grease, metals, bacteria, nutrients, pesticides, herbicides and sediment.
b. Prohibits the discharge of trash.
c. Only discharges from existing storm drain outfalls are allowed. No new outfalls will be allowed. Any proposed or new storm water discharged shall be routed to existing storm drain outfalls and shall not result in any new contribution of waste to the ASBS (i.e., no additional pollutant loading).
d. Elimination of non-storm water discharges.
63. A Local Storm Water Pollution Prevention Plan (LSWPPP) shall be provided prior to issuance of grading/building permits. This plan shall include an Erosion and Sediment Control Plan (ESCP) that includes, but is not limited to:
Erosion Controls Scheduling Erosion Controls Scheduling Preservation of Existing Vegetation
Sediment Controls
Silt Fence
Sand Bag Barrier
Stabilized Construction Entrance
Non-Storm Water Management Water Conservation Practices Dewatering Operations
Waste Management Material Delivery and Storage
Stockpile Management
Spill Prevention and Control
Solid Waste Management
Concrete Waste Management
Sanitary/Septic Waste Management
16 Resolution No 23-45
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64. All BMPs shall be in accordance to the latest version of the California Stormwater Quality Association (CASQA) BMP Handbook. Designated areas for the storage of construction materials, solid waste management, and portable toilets must not disrupt drainage patterns or subject the material to erosion by site runoff.
65. A Water Quality Mitigation Plan (WQMP) is required for this project. The WQMP shall be supported by a hydrology and hydraulic study that identifies all areas contributory to the property and an analysis of the predevelopment and post development drainage of the site. The WQMP shall meet all the requirements of the City’s current Municipal Separate Stormwater Sewer System (MS4) permit.
66. Hydromodification, which is alteration or disturbance of streams or natural drainage courses or human-made or altered drainage courses that have replaced natural streams or drainages and serve the same function, shall be prohibited. a. Necessary water supply projects where no feasible alternative exists. b. Flood protection for existing development where there is no other feasible alternative.
c. The improvement of fish and wildlife habitat.
67. A State Construction activity permit is required for this project due to the disturbance of more than one acre of land for development. Provide a copy of the letter from the State Water Quality Control Board containing the WDID number prior to the issuance of grading or building permits.
68. The consulting engineer shall sign the final plans prior to the issuance of permits.
69. All final plans including but not limited to, the grading and drainage plan shall be reviewed and approved by the City Public Works Department.
Geology
70. All recommendations of the consulting certified engineering geologist or geotechnical engineer and/or the City geotechnical staff shall be incorporated into all final design and construction including foundations, grading, sewage disposal, and drainage. Final plans shall be reviewed and approved by the City geotechnical consultant reviewers prior to the issuance of permits.
71. Final plans approved by the City geotechnical consultant reviewers shall be in substantial conformance with the approved CDP relative to construction, grading, sewage disposal and drainage. Any substantial changes may require a CDP amendment or a new CDP.
Swimming Pool / Spa / Mechanical Equipment
72. Onsite noise, including that which emanates from swimming pool and air conditioning equipment, shall be limited as described in MMC Chapter 8.24 (Noise).
73. Pool and air conditioning equipment that will be installed shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall comply with LIP Section
3.5.3(A).
17 Resolution No 23-45
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74. All swimming pools shall contain double walled construction with drains and leak detection systems capable of sensing a leak of the inner wall.
75. The discharge of swimming pool, spa and decorative fountain water and filter backwash, including water containing bacteria, detergents, wastes, algaecides, or other chemicals is prohibited. Swimming pool, spa, and decorative fountain water may be used as landscape irrigation only if the following items are met:
a. The discharge water is dechlorinated, debrominated or if the water is disinfected using ozonation;
b. There are sufficient BMPs in place to prevent soil erosion; and c. The discharge does not reach into the MS4 or to the ASBS (including tributaries).
76. Discharges not meeting the above-mentioned methods must be trucked to a Publicly Owned Wastewater Treatment Works.
77. A sign stating “It is illegal to discharge pool, spa, or water feature waters to a street, drainage course, or storm drain per MMC Section 13.04.060(D)(5)” shall be posted in the filtration and/or pumping equipment area for the property. Prior to the issuance of any permits, the applicant shall indicate the method of disinfection and the method of discharging.
Environmental Health
78. Prior to the issuance of a building permit the applicant shall demonstrate, to the satisfaction of the Building Official, compliance with the City of Malibu’s Onsite Wastewater Treatment regulations including provisions of LIP Section 18.9 related to continued operation, maintenance and monitoring of onsite facilities.
79. Prior to final Environmental Health approval, a final OWTS plot plan shall be submitted showing an AOWTS design meeting the minimum requirements of the Malibu Plumbing Code (MPC) and the LCP, including necessary construction details, the proposed drainage plan for the developed property and the proposed landscape plan for the developed property. The AOWTS plot plan shall show essential features of the AOWTS and must fit onto an 11-inch by 17-inch sheet leaving a five-inch margin clear to provide space for a City applied legend. If the scale of the plans is such that more space is needed to clearly show construction details and/or all necessary setbacks, larger sheets may also be provided (up to a maximum size of 18 inches by 22 inches).
80. A final design and system specifications shall be submitted as to all components (i.e., alarm system, pumps, timers, flow equalization devices, backflow devices, etc.) proposed for use in the construction of the proposed OWTS. For all OWTS, final design drawings and calculations must be signed by a California registered civil engineer, a registered environmental health specialist or a professional geologist who is responsible for the design. The designer must also be a registered OWTS designer with the City of Malibu.
The final OWTS design report and drawings shall be submitted to the City Environmental Health Administrator with the designer’s wet signature, professional registration number and stamp (if applicable).
18 Resolution No 23-45
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81. The final OWTS design report shall contain the following information (in addition to the items listed above).
a. Required treatment capacity for wastewater treatment and disinfection systems. The treatment capacity shall be specified in terms of flow rate, gallons per day, and shall be supported by calculations relating the treatment capacity to the number of bedroom equivalents, plumbing fixture equivalents, and/or the subsurface effluent dispersal system acceptance rate. The fixture unit count must be clearly identified in association with the design treatment capacity, even if the design is based on the number of bedrooms. Average and peak rates of hydraulic loading to the treatment system shall be specified in the final design;
b. Sewage and effluent pump design calculations (as applicable). c. Description of proposed wastewater treatment and/or disinfection system equipment. State the proposed type of treatment system(s) (e.g., aerobic treatment, textile filter ultraviolet disinfection, etc.); major components, manufacturers, and model numbers for "package" systems; and conceptual design for custom engineered systems;
d. Specifications, supporting geology information, and percolation test results for the subsurface effluent dispersal portion of the onsite wastewater disposal system. This must include the proposed type of effluent dispersal system (drainfield, trench, seepage pit subsurface drip, etc.) as well as the system’s geometric dimensions and basic construction features. Provide seepage pit cap depth relative to original and finished grades. Supporting calculations shall be presented that relate the results of soils analysis or percolation/infiltration tests to the projected subsurface effluent acceptance rate, including any unit conversions or safety factors. Average and peak rates of hydraulic loading to the effluent dispersal system shall be specified in the final design. The projected subsurface effluent acceptance rate shall be reported in units of total gallons per day and gallons per square foot per day. Specifications for the subsurface effluent dispersal system shall be shown to accommodate the design hydraulic loading rate (i.e., average and peak OWTS effluent flow, reported in units of gallons per day). The subsurface effluent dispersal system design must take into account the number of bedrooms, fixture units and building occupancy characteristics; and
e. All final design drawings shall be submitted with the wet signature and typed name of the OWTS designer. If the scale of the plan is such that more space is needed to clearly show construction details, larger sheets may also be provided (up to a maximum size of 18 inch by 22 inch, for review by Environmental Health). Note:
For OWTS final designs, full-size plans are required for review by the Building Safety Division and/or the Planning Department.
82. Final plans shall clearly show the locations of all existing OWTS components (serving preexisting development) to be abandoned and provide procedures for the OWTS' proper abandonment in conformance with the Malibu Municipal Code.
83. All project traffic rated slab plans shall be submitted for Environmental Health review and approval. These plans must be approved by the Building Safety Division prior to receiving Environmental Health final approval.
84. Proof of ownership of subject property shall be submitted to the City Environmental Health Administrator.
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85. An operations and maintenance manual specified by the OWTS designer shall be submitted to the City Environmental Health Administrator. This shall be the same operations and maintenance manual submitted to the owner and/or operator of the proposed OWTS following installation.
86. Prior to final Environmental Health approval, a maintenance contract executed between the owner of the subject property and an entity qualified in the opinion of the City of Malibu to maintain the proposed OWTS after construction shall be submitted. Only original wet signature documents are acceptable and shall be submitted to the City Environmental Health Administrator.
87. Prior to final Environmental Health approval, a covenant which runs with the land shall be executed between the City of Malibu and the holder of the fee simple absolute as to subject real property and recorded with the Los Angeles County Recorder’s Office. Said covenant shall serve as constructive notice to any future purchaser for value that the AOWTS serving subject property is an alternative method of onsite wastewater disposal pursuant to the City of Malibu Plumbing Code, Appendix K, Section 1(i). Said covenant shall be provided by the City of Malibu Environmental Health Administrator and shall be submitted to the City of Malibu with proof of recordation by the Los Angeles County Recorder.
88. Final approval by the City geotechnical consultant reviewers, City Public Works Department and City Planning Department shall be submitted to the City Environmental Health Administrator.
89. A final fee in accordance with the adopted fee schedule at the time of the final approval shall be paid to the City of Malibu for Environmental Health review of the OWTS design and system specification.
90. In accordance with MMC Chapter 15.14, an application shall be made to the Environmental and Building Safety Division for an OWTS operating permit. An operating permit fee shall be submitted with the application and a final fee shall be paid for Environmental Health review of the OWTS design and system specifications.
Water Service
91. Prior to the issuance of a building permit, the applicant shall submit an updated Will Serve Letter from Los Angeles County Waterworks District No. 29 to the Planning Department indicating the ability of the property to receive adequate water service.
Prior to Occupancy
92. Prior to a final Building inspection, the applicant shall provide a Recycling Summary Report (Summary Report) and obtain the approval from the Environmental Sustainability Department.
Applicant must provide haul tickets and diversion information. The final Summary Report shall designate the specific materials that were land filled or recycled, and state the facilities where all materials were taken.
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93. The applicant shall request a final Planning Department inspection prior to final inspection by the City of Malibu Building Safety Division. A Certificate of Occupancy shall not be issued until the Planning Department has determined that the project complies with this coastal development permit. A temporary Certificate of Occupancy may be granted at the discretion of the Planning Director, provided adequate security has been deposited with the City to ensure compliance should the final work not be completed in accordance with this permit.
94. Prior to final Planning inspection or other final project sign off (as applicable), the applicant shall submit to the Planning Director for review and approval a certificate of completion in accordance with the Landscape Water Conservation Ordinance (MMC Chapter 17.53).
The certificate shall include the property owner’s signed acceptance of responsibility for maintaining the landscaping and irrigation in accordance with the approved plans and MMC Chapter 17.53.
95. Prior to issuance of a Certificate of Occupancy, the City Biologist shall inspect the project site and determine that all Planning Department conditions to protect natural resources are in compliance with the approved plans.
96. Any construction trailer, storage equipment or similar temporary equipment not permitted as part of the approved scope of work shall be removed prior to final inspection and approval, and if applicable, the issuance of the certificate of occupancy.
Site Specific Conditions
97. No furniture or other attachment, whether temporary or fixed, other than the approved trellis may be placed on the deck nearest the ocean taller than 18 feet in height as measured from adjacent grade.
Fixed Conditions
98. This coastal development permit shall run with the land and bind all future owners of the property.
99. Violation of any of the conditions of this approval may be cause for revocation of this permit and termination of all rights granted there under.
Deed Restrictions
100. The property owner is required to execute and record a deed restriction which shall indemnify and hold harmless the City, its officers, agents, and employees against any and all claims, demands, damages, costs and expenses of liability arising out of the acquisition, design, construction, operation, maintenance, existence or failure of the permitted project in an area where an extraordinary potential for damage or destruction from wildfire exists as an inherent risk to life and property. The property owner shall provide a copy of the recorded document to Planning Department staff prior to final Planning Department approval.
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101. Prior to final Planning Department approval, the applicant shall be required to execute and record a deed restriction reflecting lighting requirements set forth in Condition Nos. 15-22.
The property owner shall provide a copy of the recorded document to the Planning Department prior to final Planning Department approval.
SECTION 6. The City Council shall certify the adoption of this resolution.
PASSED, APPROVED AND ADOPTED this 10th day of October, 2023.
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STEVE UHRING, Mayor
ATTEST:
__________________________________
KELSEY PETTIJOHN, City Clerk
(seal)
APPROVED AS TO FORM:
__________________________________
TREVOR RUSIN, Interim City Attorney
Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 1.12.010 of the MMC and Code of Civil Procedure. Any person wishing to challenge the above action in Superior Court may be limited to raising only those issues they or someone else raised at the public hearing, or in written correspondence delivered to the City of Malibu at or prior to the public hearing.
COASTAL COMMISSION APPEAL – An aggrieved person may appeal the City Council’s approval to the Coastal Commission within 10 working days of the issuance of the City’s Notice of Final Action. Appeal forms may be found online at www.coastal.ca.gov or by calling (805) 585- 1800. Such an appeal must be filed with the Coastal Commission, not the City. 22
Commission Agenda Report
To: Chair Smith and Members of the Planning Commission
Prepared by: Tyler Eaton, Senior Planner
Approved by: Richard Mollica, Planning Director
Date prepared: February 23, 2023 Meeting date: March 6, 2023 Subject: Coastal Development Permit No. 20-068, Site Plan Review No. 21-009, and Demolition Permit No. 20-028 – An application to demolish an existing single-family residence and construct a new single-family residence, second unit and associated development (Continued from February 21, 2023)
Location: 6734 Zumirez Drive, within the appealable coastal zone APN: 4466-002-001
Owner: IBN Properties, LLC
RECOMMENDED ACTION: Adopt Planning Commission Resolution No. 23-11 (Attachment 1) determining the project is categorically exempt from the California Environmental Quality Act (CEQA), and approving Coastal Development Permit (CDP) No. 20-068 and Demolition Permit (DP) No. 20-028 for the demolition of an existing singlefamily residence and construction of a new 6,284 square foot single-family residence, 986 square foot basement, 510 square foot attached garage, 462 square foot detached garage, 471 square foot detached second unit, swimming pool, two spas, onsite wastewater treatment system (OWTS) and associated development; including Site Plan Review (SPR) No. 21-009 for construction up to 24 feet in height for a flat roof, located in the Rural Residential, One-Acre (RR-1) zoning district at 6734 Zumirez Drive (IBN Properties, LLC).
DISCUSSION: This agenda report provides a project overview, a summary of project setting and surrounding land uses, a description of the project scope, an analysis of the project’s consistency with applicable provisions of the Malibu Local Coastal Program (LCP) and Malibu Municipal Code (MMC), and environmental review pursuant to CEQA. The analysis and findings contained herein demonstrate the project is consistent with the LCP and MMC.
Planning Commission
Meeting
03-06-23
Item
4.B.
EXHIBIT B
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Project Overview
The existing single-family residence was constructed in 1949 according to the Los Angeles County Assessor. The subject application proposes to demolish the existing single-family residence and construct a new single-family residence and associated development including a new detached garage and detached second unit. The project plans are included as Attachment 2. The project was continued at the August 1, 2022 Planning Commission meeting for staff to address potential view impact concerns from the neighbors. Staff has been able to analyze all of the correspondence and has determined that the project, as proposed, complies with MMC and LCP.
View Corridor
In June of 2022, staff received an email from a nearby resident regarding the project’s potential for scenic view impacts (Attachment 4). Specifically, the resident was concerned with potential view corridor requirements. Zumirez Drive is not an LCP-designated scenic road and, as such, development along the road has not traditionally required a view corridor. However, LCP Local Implementation Plan (LIP) Section 6.5(E) states that “New development on parcels located on the ocean side of public roads, including but not limited to, Pacific Coast Highway, Malibu Road, Broad Beach Road, Birdview Avenue, Cliffside Drive shall protect public ocean views.” As a result, staff asked the applicant to demonstrate that a view corridor would not provide a view of the ocean as required by the LCP. The applicant provided a view corridor exhibit (Attachment 5) which shows that the Paradise Cove mobile home park, with existing development, is situated at relatively the same elevation as the subject parcel and is aligned in such a way that a view corridor, as defined in LIP Section 6.5(E)(2), would not provide views of the Pacific Ocean (Figure 1).
The ocean is visible from the parcel but only diagonally across the parcel. The LIP requires that a view corridor be a contiguous, straight corridor running along one side of the property. The applicant demonstrated that such corridor would only provide views of the Paradise Cove mobile home park and not the Pacific Ocean. 24
Figure 1 – Applicant’s View Corridor Exhibit
Source: Applicant’s Exhibit
Primary View Determinations
Primary View Determinations (PVDs) were found within a 1,000-foot radius of the site but the proposed project is not expected to impact any protected views from the documented PVDs. Staff received concerns from two neighbors in July of 2022. The concerns voiced by the neighbors are described as follows:
Correspondence from the Zicklins
The Zicklins provided an email and letter (Attachment 4) raising concerns with project as well as potential view impacts. The photos that the Zicklins initially provided in July 2022 appeared to have been taken from down the slope and not from the residence’s documented PVD (Attachment 6). It seemed the concern identified from these photos was primarily about the proposed pool deck, designed not to exceed 18 feet in height (including 42-inch tall railing). Even from this line-of-sight, the portion of the development above 18 feet in height would not be obstructing ocean views. However, there could be potential view impacts from the deck as shown in Figure 2. However, the deck does not exceed a height of 18 feet and therefore, it is not subject to the site plan review. 25
Figure 2 -Photo from the Zicklins
Source: Zicklin Correspondence, September 2022
The Zicklins are also concerned about future lights on the deck and deck furniture such as umbrellas, and movie screens. The property will be conditioned, and will be required to record a deed restriction, to comply with the City’s Dark Sky Ordinance. String lights are only allowed in occupied dining areas while the space is used pursuant to MMC Chapter
17.41. Staff has previously applied building height requirements to furniture on rooftop decks. However, to avoid any confusion, staff added Condition No. 97 to Resolution No. 23-11 restricting any type of furniture or attachment on the deck not to exceed a height of 18 feet as measured from adjacent grade.
The letter also raises concerns with noise generated from future parties on the proposed deck. Any event held at the property with 100 people or more would require a Special Event Permit with the City, and so would an event that occurred if the property were rented out even if it was less than 100 people. Special Event Permits are limited to four per year and have conditions applied to them that limit noise and other public nuisances.
Additionally, the property will have to comply with MMC Chapter 8.24 which is the City’s Noise Ordinance.
Lastly, the Zicklins contend that the slope along the rear of the subject property qualifies as a bluff and the proposed development is too close to the top of the bluff and 26
Environmentally Sensitive Habitat Area (ESHA). Staff reviewed the project’s geotechnical reports and checked with City geotechnical consultant reviewers and determined that the area of concern, the eastern facing down-sloping portion of the property, is not considered either a coastal or canyon bluff and therefore the bluff setback does not apply. The project was reviewed for geologic integrity and was deemed to be in compliance with the City’s standards. In terms of ESHA, the subject property is within Point Dume and ESHA within Point Dume is addressed in the LIP by restricting construction on slopes that are 25 percent or steeper, other known as 4 to 1 and steeper. The proposed project avoids these slopes as shown in the applicant’s slope analysis.
Correspondence from Ryan Levis
Mr. Levis represents the owner of 6728 Zumirez Drive who is also concerned about potential view impacts. In December of 2022, staff documented a PVD (Attachment 7) for this property in response to the proposed development. A portion of the bluewater view will be obstructed by the proposed residence and deck. Figure 3 below includes the photo that shows the view obstruction. However, this portion of the residence and deck is under 18 feet in height and is not subject to the requested site plan review. The portion of the residence over 18 feet in height will not obstruct any bluewater views from the neighbor’s documented PVD. Pursuant to MMC Section 17.40.040(A)(17), the primary view corridor shall exclude the first 18 feet of the proposed building height as measured from the existing natural grade or finish grade whichever results in a lower building height.
Figure 3 – Photo Documented in PVD No. 23-001
Source: PVD No. 23-001
Mr. Levis also pointed out that the proposed development is not in-keeping with other development along the same side of the street in terms of siting the development away 27
from the slope. His solution is to re-site the proposed development 35 feet closer to the street in order to keep it in line with the existing development on the same side of the street. The project conforms to the LCP and MMC. There are no provisions in the code that would require the proposed development to be in line with other development on the same side of the street.
Potential Stream
Correspondence from Jaime Harnish
On February 16, 2023, Mr. Jaime Harnish, owner representative for both the Zicklins and the neighbors at 6744 Zumirez Drive, submitted correspondence regarding a potential stream with riparian habitat on the eastern side of the property (Attachment 4). The subject property is in Point Dume. LIP Section 4.6.1(A) states that “[n]ew development shall provide a buffer of no less than 100 feet in width from the outer edge of the canopy of riparian vegetation. Where riparian vegetation is not present, the buffer shall be measured from the outer edge of the bank of the subject stream. However, in the Point Dume area, new development shall be designed to avoid encroachment on slopes of 25 percent grade or steeper.” As stated, the LCP addresses streams differently in Point Dume versus other parts of the City. Instead of a 100-foot stream ESHA buffer, the LCP restricts development to be sited on slopes equal to or flatter than 4 to 1. The proposed project avoids 4 to 1 slopes or steeper, which is evident on the applicant’s stamped color-coded slope analysis and geology reports submitted for the project. As a result, the proposed development is consistent with applicable ESHA requirements.
Mr. Harnish also mentions that the site is visible from the beach. The proposed development will be visible from the beach and later in this report the associated scenic resource findings are made. Staff does not expect the proposed development would have a significant visual impact from the beach. The proposed development is surrounded by mature vegetation and other surrounding development and therefore, the proposed development will be mostly visually screened and will blend in with the surrounding built environment.
Surrounding Land Uses and Project Settings
The subject property is located in the Point Dume neighborhood, south of Pacific Coast Highway (PCH) and on the east side of Zumirez Drive (Figure 4). The parcel is currently developed with a two-story single-family residence and detached garage. Properties in the vicinity of the subject property are zoned RR-1 and are developed with one and two-story single-family residences and accessory structures such as swimming pools, second units/guest houses, and detached garages.
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Figure 4 – Aerial Photograph
Source: Malibu City GIS 2022
The subject property lies within the Appealable Jurisdiction of the California Coastal Commission as depicted on the Post-Local Coastal Program Certification Permit and Appeal Jurisdiction Map. The project area is not designated ESHA as shown on the LCP ESHA Overlay Map. According to the LCP Park Lands Map, no trails are located within the project vicinity. The parcel is visible from Paradise Cove Beach on the easterly side of the property.
Table 1 provides a summary of the lot dimensions and the lot area of the subject parcel.
Table 1 – Total Property Data
Lot Depth 592 feet
Lot Width 98.33 feet
Gross Lot Area 58,093 square feet (1.33 acres)
Net Lot Area* 58,093 square feet (1.33 acres)
*Net Lot Area = Gross Lot Area minus the area of access easements and 1 to 1 slopes.
Table 2 provides a summary of the neighboring surrounding land uses and lot sizes. 29
Table 2 – Adjacent Land Uses
Address Size Zone Land Use
North 6728 Zumirez Drive 1.38 acres RR-1 Single-Family Residence East 28128 PCH 29.85 acres MHR1 Paradise Cove Mobile
Home Park
West 6725 Zumirez Drive 1.05 acres RR-1 Single-Family Residence 6747 Zumirez Drive 1.83 acres RR-1 Single-Family Residence South 6744 Zumirez Drive 1.36 acres RR-1 Single-Family Residence Project Description
The proposed scope of work is as follows (Attachment 2 – Project Plans):
Demolition
• Demolition of the existing single-family residence and detached garage; Construction
• Construction of a new 6,284 square foot two-story single-family residence with a 986 square foot basement and 510 square foot attached two-car garage; • 471 square foot detached second unit;
• 462 square foot detached two-car garage;
• Permeable driveway;
• 42-inch tall solid and up to 6-foot visually permeable front yard fence and vehicular gate;
• 6-foot solid side yard walls;
• Swimming pool (62.67 feet long by 18.67 feet wide) and spa (13.33 feet long by
10.67 feet wide) with associated pool equipment (to be fully screened) and decking; • Second unit spa (7 feet long by 7 feet wide);
• New landscaping;
• 14,076 square feet of new impermeable surfaces;
• Open-air garden trellises
• Water features;
• Retaining walls (not to exceed six feet in height); and • OWTS.
Discretionary Request
• SPR No. 21-009 for construction up to 24 feet in height to allow for a flat roof.
Proposed Total Development Square Footage (TDSF)
1 MHR is an acronym for Mobilehome Residential; LIP Chapter 3.3. 30
• Single-family residence w/ attached garage 6,794 sq. ft. • Second unit 471 sq. ft.
• Detached garage 462 sq. ft.
Total: 7,727 sq. ft.
LCP Analysis
The LCP consists of the Land Use Plan (LUP) and the LIP. The LUP contains programs and policies to implement the Coastal Act in Malibu. The purpose of the LIP is to carry out the policies of the LUP. The LIP contains specific policies and regulations to which every project requiring a CDP must adhere.
There are 14 LIP chapters that potentially apply depending on the nature and location of the proposed project. Of these, five are for conformance review only and contain no findings: 1) Zoning, 2) Grading, 3) Archaeological/Cultural Resources, 4) Water Quality, and 5) OWTS. These chapters are discussed in the LIP Conformance Analysis section.
The nine remaining LIP chapters do contain required findings: 1) Coastal Development Permit findings; 2) ESHA; 3) Native Tree Protection; 4) Scenic, Visual and Hillside Resource Protection; 5) Transfer of Development Credits; 6) Hazards; 7) Shoreline and Bluff Development; 8) Public Access; and 9) Land Division. For the reasons described in this report, including the project site, the scope of work and substantial evidence in the record, only the following chapters and associated findings are applicable to the project:
Coastal Development Permit (including the required findings for the SPR), Scenic, Visual and Hillside Resource Protection and Hazards. Findings have also been included for the proposed demolition permit as required by the MMC. These chapters are discussed in the LIP Findings section of this report.
LIP Conformance Analysis
The proposed project has been reviewed by the Planning Department, City Biologist, City Environmental Health Administrator, City geotechnical consulting reviewers, City Public Works Department, Los Angeles County Waterworks District No. 29 (WD29), and the Los Angeles County Fire Department (LACFD) (Attachment 3 – Department Review Sheets).
These specialists found the project, as proposed and conditioned, to be consistent with all applicable LCP codes, standards, goals and policies with the inclusion of SPR No. 21-009.
Zoning (LIP Chapter 3)
The proposed project is subject to non-beachfront residential development and design standards set forth under LIP Sections 3.5 and 3.6. Table 3 provides a summary and indicates the proposed project meets those standards, inclusive of the requested SPR. 31
Table 3 – LCP Zoning Conformance
Development Requirement Allowed/ Required Proposed Comments SETBACKS (ft.)
Front Yard 65 ft. 142 ft., 5 in. Complies
Rear Yard 88 ft., 10 in. 139 ft. 6 in. Complies
10% Side Yard (south) 9 ft., 10 in. 9 ft., 10 in. Complies 25% Cumulative Yard 24 ft., 7 in. 24 ft., 7 in. Complies
PARKING
Enclosed 2 4 Complies
Unenclosed 2 2 Complies
TDSF 7,760 sq. ft. 7,727 sq. ft. Complies
IMPERMEABLE COVERAGE 17,428 sq. ft. 14,076 sq. ft. Complies HEIGHT (ft.) 18 ft. 24 ft.(Flat Roof) SPR 21-009
1st Floor x 2/3rds = 2nd Floor square
feet
5,222 sq. ft. x 2/3 =
3,499 sq. ft.
1,572 sq. ft. Complies
SITE OF CONSTRUCTION Flatter than 4 to 1 Flatter than 4 to 1 Complies NON-EXEMPT GRADING < 1,000 cubic yards 920 cubic yards Complies
FENCES/WALLS/HEDGES/GATES
Front Yard
42-inches solid w/
area up to six feet
to remain view
permeable
42-inches solid w/
area up to six feet
to remain view
permeable
Complies
ESHA (LIP Chapter 4)
Pursuant to LIP Section 4.6.1(A), new development in Point Dume shall be designed to avoid encroachment on slopes of 25 percent grade or steeper. All of the proposed development will be sited to avoid 25 percent slopes and steeper, consistent with LIP Chapter 4. The proposed development will all take place within the two-acre convex development area as defined in LIP Section 3.6(H).
Grading (LIP Chapter 8)
LIP Section 8.3 ensures that new development minimizes the visual resource impacts of grading and landform alteration by restricting the amount of non-exempt grading to a maximum of 1,000 cubic yards for a residential parcel. As summarized in Table 4, the project includes 920 cubic yards of non-exempt grading. Therefore, the proposed project complies with grading requirements set forth under LIP Section 8.3. 32
Table 4 – LCP Grading Conformance
Exempt** NonR&R* Understructure Safety*** Exempt Remedial Total Cut 3,950 cy 1,460 cy 210 640 cy 0 6,260 cy
Fill 3,950 cy 30 cy 0 280 cy 0 4,260 cy
Total 7,900 cy 1,490 cy 210 920 cy 0 10,520 cy
Import 0 0 0 0 0 0
Export 0 1,430 cy 210 360 cy 0 2,000 cy
*Note: R&R= Removal and Recompaction; cy = cubic yards
**Exempt grading includes all Removal and Recompaction (R&R), understructure and safety grading. Safety grading is the incremental grading required for fire department access (such as turnouts, hammerheads and turnarounds and any other increases in driveway width above 15 feet required by the Los Angeles County Fire Department).
Archaeological / Cultural Resources (LIP Chapter 11)
LIP Chapter 11 requires certain procedures be followed to determine potential impacts on archaeological resources. The project site has been evaluated for potential impacts to archaeological resources in a Phase 1 Archaeological Report, prepared by Robert Wlodarski of Historical, Environmental, Archaeological, Research, Team (H.E.A.R.T.), dated December 2018. The report concluded that no cultural resources were discovered within the project area.
Nevertheless, a condition of approval is included which states that in the event that potentially important cultural resources be found in the course of geologic testing or during construction, work shall immediately cease until a qualified archaeologist can provide an evaluation of the nature and significance of the resources and until the Planning Director can review this information.
Water Quality (LIP Chapter 17)
The City Public Works Department reviewed and approved the proposed project for conformance to LIP Chapter 17 requirements for water quality protection. A standard condition of approval for this project requires that prior to the issuance of any development permit, a Local Storm Water Pollution Prevention Plan incorporating construction-phase Erosion and Sediment Control Plan and Best Management Practices, must be approved by the City Public Works Department. Additionally, the ocean between Latigo Point and the western City limits has been established by the State Water Resources Control Board as an Area of Special Biological Significance (ASBS) as part of the California Ocean Plan.
As such, the applicant’s drainage system is required to retain all non-storm water runoff on the property without discharge to the ASBS, and to maintain the natural water quality within the ASBS by treating storm runoff for pollutants in residential storm runoff that would cause a degradation of ocean water quality in the ASBS. A condition is also included requiring a Water Quality Mitigation Plan. With the implementation of these conditions, the proposed project conforms to the water quality protection standards of LIP Chapter 17. 33
Wastewater Treatment System Standards (LIP Chapter 18)
LIP Chapter 18 addresses OWTS. LIP Section 18.7 includes specific siting, design, and performance requirements. The project has an OWTS to serve the existing and proposed development, which includes a 7,540-gallon MicroSepTec ES25 tank with an ultraviolet disinfection unit, two seepage pits, and two future seepage pits. The OWTS will be located towards the western portion of the property. The OWTS conformance review was completed for five bedrooms and 119 fixture units for the single-family residence and one bedroom and 16 fixture units for the second unit. The OWTS has been reviewed by the City Environmental Health Administrator and found to meet the minimum requirements of the LCP and MMC.
LIP Findings
A. Coastal Development Permit (LIP Chapter 13)
Pursuant to LIP Section 13.9, the following four findings need to be made on all coastal development permits.
Finding 1. That the project as described in the application and accompanying materials, as modified by any conditions of approval, conforms with the certified City of Malibu Local Coastal Program.
The project is located in the RR-1 zoning district, an area designated for rural residential uses. A single-family residence and associated development are permitted uses. The proposed project has been reviewed for conformance with the LCP by the Planning Department, City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, WD29, and LACFD. As discussed herein, based on submitted reports, project plans, visual analysis, and site investigations, the proposed project, as conditioned, conforms to the LCP and MMC in that it meets all applicable residential development standards with the inclusion of the requested SPR.
Finding 2. If the project is located between the first public road and the sea, that the project is in conformity to the public access and recreation policies of Chapter 3 of the Coastal Act of 1976 (commencing with Sections 30200 of the Public Resources Code).
The project is located between the first public road parallel to the sea. However, the proposed project and related construction activities are not anticipated to interfere with the public’s right to access the coast as the site offers no direct or indirect public beach access.
Adequate public access exists nearby, and project complies with Coastal Act.
Finding 3. The project is the least environmentally damaging alternative. 34
Alternative Project(s) – The applicant could have remodeled the existing structure with proposed additions. Remodeling and adding to the residence would be less impactful to the site, although the original house was constructed in 1949 and is not in compliance with today’s building code and possibly City’s design standards.
In June of 2022, staff visited the project site to document the story poles and reviewed alternate site locations for the proposed project. The structures could be clustered closer together to limit the required fuel modification as stated LIP Section 3.6(N)(1)(c)(i).
However, the subject and neighboring parcels are mostly devoid of native vegetation and no ESHA will be affected by the required fuel modification. Clustering the structures closer together would result in generally the same amount of required fuel modification and have similar impacts as proposed. The proposed second unit and detached garage will be clustered together, separated from the main house by a Fire Department turnaround to retain some privacy. All structures are proposed within the required two-acre convex development area as required by LIP Section 3.6(H). Many properties along Zumirez Drive are developed with similar accessory structures and siting.
Another alternative would be to site the proposed main residence further back from the steeper slopes to east of the property. This alternative would provide better views for the neighboring parcels. However, as mentioned in the “Project Overview” section above, the project is in conformance with the LCP and MMC as proposed.
Additionally, the applicant could have proposed a smaller, single-story home to avoid the site plan review. However, the proposed project will comply with the LCP and the property will be within the allowed TDSF. No view impacts or impacts to ESHA are anticipated as a result of the proposed development.
Proposed Project – The project consists of the demolition of the existing residence and construction of a new single-family residence, second unit, detached garage, swimming pool, two spas and associated development, all of which are permitted uses within the RR1 zoning classification of the subject property. The project also complies with the impermeable coverage calculation, TDSF calculation, two-thirds rule, and setback requirements of the LCP. The selected location for the proposed development has been reviewed and conditionally approved by the City Planning Department, City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, WD29, and the LACFD and the project meets the City’s residential development policies of the LCP and MMC. The proposed development is consistent with existing development in the area and has been determined not to result in adverse impacts. Therefore, there are not project alternatives that would provide a significant benefit to the environment compared to the proposed project. The proposed project meets the development policies of the LCP and MMC, with the inclusion of the SPR and has been determined to be the least environmentally damaging alternative. 35
Finding 4. If the project is located in or adjacent to an environmentally sensitive habitat area pursuant to Chapter 4 of the Malibu LIP (ESHA Overlay), that the project conforms with the recommendations of the Environmental Review Board, or if it does not conform with the recommendations, findings explaining why it is not feasible to take the recommended action.
The proposed development is located in Point Dume. As such, the proposed development has been sited on slopes flatter than 4 to 1 consistent with the ESHA requirements in the area. As a result, the proposed project is not subject to review by the Environmental Review Board (ERB). Therefore, this finding does not apply.
B. Site Plan Review for Construction in Excess of 18 Feet in Height (LIP Section
13.27.5)
LIP Section 13.27.5(A) requires that the City makes four findings in the consideration and approval of a site plan review for construction exceeding the City’s base 18-foot height limit to a maximum of 24 feet with a flat roof and 28 feet with a pitched roof. Two additional findings are required pursuant to MMC Section 17.62.060. The applicant is proposing to construct a new two-story single-family residence that is proposed to be 24 feet in height.
Based on the evidence in the record, the findings of fact for SPR No. 21-009 are made as follows:
Finding 1. The project is consistent with policies and provisions of the Malibu LCP.
As stated in Section A, the project has been reviewed for conformance with all relevant policies and provisions of the LCP. Based on submitted reports, visual impact analysis, and a detailed site investigation, the project is consistent with all policies and provisions of the LCP and MMC.
Finding 2. The project does not adversely affect neighborhood character.
Story poles were installed in June 2022. Staff visited the project site in June 2022, photodocumented the story poles and evaluated the project for conformance with City codes.
Properties in the vicinity of the subject property are developed with a mix of one and twostory single-family residences and accessory structures such as second units, detached garages, and swimming pools. As demonstrated with story poles, due to the size, shape, and topography of the lot, the location of the proposed development will not be visible from any scenic road or located within primary views of neighboring properties. The site is visible from Paradise Cove Beach but is on the landside and will not affect scenic views of the Santa Monica Mountains or other coastal resources. Based on the existing development within the surrounding neighborhood, the proposed project is expected to blend with the surrounding built environment. Therefore, the portions of the structure exceeding 18 feet tall are not anticipated to adversely affect neighborhood character. 36
Finding 3. The project provides maximum feasible protection to significant public views as required by Chapter 6 of the Malibu LIP.
The existing size and shape of the subject property limits visibility of the proposed development from Zumirez Drive. PVDs were discovered within a 1,000-foot radius of the site but none will be impacted by the proposed development. As stated in Finding 2, no private or public views of scenic areas will be impacted.
Finding 4. The proposed project complies with all applicable requirements of state and local law.
The proposed project will comply with all applicable requirements of State and local law and is conditioned to comply with any relevant approvals, permits and licenses from the City of Malibu and other related agencies.
Finding 5. The project is consistent with the City’s general plan and local coastal program.
The proposed project is consistent with the LCP in that the property is located in an area that has been identified and zoned for residential use. The proposed project is also consistent with the City’s General Plan and LCP. The goals and policies of the General Plan intend to maintain rural residential character in this area, and all components of the project are consistent with these goals. The proposed project is consistent with the LCP in that it conforms to the residential land use designation and all applicable development standards.
Finding 6. The project does not obstruct visually impressive scenes of the Pacific Ocean, off-shore islands, Santa Monica Mountains, canyons, valleys, or ravines from the main viewing area of any affected principal residence as defined in MMC Section
17.40.040(A)(17).
As stated in Finding 2, the proposed development will not significantly impede any private visually impressive views of the Pacific Ocean or other scenic areas indicated in the LCP or MMC.
C. Environmentally Sensitive Habitat Area Overlay (LIP Chapter 4) As determined by the City Biologist, the LCP ESHA and Marine Resources Map, the subject parcel is in Point Dume and does not contain ESHA. The proposed development is sited on slopes flatter than 4 to 1 consistent with the ESHA requirements. Therefore, the findings of LIP Chapter 4 are not applicable.
37
D. Native Tree Protection (LIP Chapter 5)
There are no protected native trees on or adjacent to the subject parcel. Therefore, the findings contained in LIP Chapter 5 are not applicable.
E. Scenic, Visual and Hillside Resource Protection (LIP Chapter 6) The Scenic, Visual and Hillside Resource Protection Chapter governs those coastal development permit applications concerning any parcel of land that is located along, provides views to or is visible from any scenic area, scenic road or public viewing area.
The subject parcel is visible from Paradise Cove Beach, an LCP designated scenic area.
Therefore, the findings set forth in LIP Section 6.4 are enumerated herein.
Finding 1. The project, as proposed, will have no significant adverse scenic or visual impacts due to project design, location on the site or other reasons.
The proposed project will not have adverse impacts on scenic or visual resources. The project has been determined not to require a view corridor due to its location along Zumirez Drive and although visible from a public beach, there will be no impacts to views of the Santa Monica Mountains.
Finding 2. The project, as conditioned, will not have significant adverse scenic or visual impacts due to required project modifications, landscaping or other conditions.
The project as conditioned will not have significant adverse scenic or visual impacts. The project has been conditioned to include limitations on lighting and colors of the materials used to prevent any visual impacts to scenic areas.
Finding 3. The project, as proposed or as conditioned, is the least environmentally damaging alternative.
As previously discussed in Section A, Finding 3, the project is the least environmentally damaging feasible alternative.
Finding 4. There are no feasible alternatives to development that would avoid or substantially lessen any significant adverse impacts on scenic and visual resources.
The project, as designed and conditioned, is not expected to adversely affect scenic and visual resources and no feasible alternatives would avoid or substantially lessen any significant adverse impacts on scenic and visual resources.
Finding 5. Development in a specific location on the site may have adverse scenic and visual impacts but will eliminate, minimize or otherwise contribute to conformance to sensitive resource protection policies contained in the certified LCP. 38
The subject property is visible from Paradise Cove Beach; however, the proposed singlefamily residence will not significantly impact public views of the Pacific Ocean and is not anticipated to block views of the Santa Monica Mountains from the beach. Therefore, the proposed development, as designed, is sited to eliminate, minimize or otherwise contribute to conformance to sensitive resource policies.
F. Transfer of Development Credits (LIP Chapter 7)
The proposed project does not include a land division or multi-family development.
Therefore, the findings of LIP Chapter 7 are not applicable.
G. Hazards (LIP Chapter 9)
Pursuant to LIP Section 9.3, written findings of fact, analysis and conclusions addressing geologic, flood and fire hazards, structural integrity or other potential hazards listed in LIP Section 9.2(A) must be included in support of all approvals, denials or conditional approvals of development located on a site or in an area where it is determined that the proposed amendment has the potential to create adverse impacts upon site stability or structural integrity.
The proposed amendment has been analyzed for the hazards listed in LIP Chapter 9 and has been reviewed and approved for conformance with all relevant policies and regulations of the LCP and MMC by the Planning Department, City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, WD29 and the LACFD. The required findings are made as follows:
Finding 1. The project, as proposed will neither be subject to nor increase instability of the site or structural integrity from geologic, flood, or fire hazards due to project design, location on the site or other reasons.
Analysis for potential hazards included review of the submitted geotechnical reports prepared by Solid Solis & Geologic Consultants, dated August 4, 2020, January 28, 2021, March 26, 2021, and May 12, 2021. According to the geotechnical reports, the proposed development was determined to not increase instability of the site or structural integrity from a geologic, flood or fire hazards perspective. It has been determined that the project is not located in a hazard zone, except that the project site is located within an extreme fire hazard area. Based on review of the project plans by the City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department and LACFD, these specialists and agencies determined that adverse impacts to the project site related to the proposed development are not expected. The proposed project will neither be subject to nor increase the instability from geologic or fire hazards. In summary, the proposed development is suitable for the intended use provided that the certified 39
engineering geologist and/or geotechnical engineer’s recommendations and governing agency’s building codes are followed.
All recommendations of the City geotechnical consultant reviewers and City Public Works Department shall be incorporated into the final design and construction, including foundations and grading. Final plans shall be reviewed and approved by the City geotechnical consultant reviewers and City Public Works Department prior to the issuance of a grading permit.
Fire Hazard
The entire city limits of Malibu are within an identified fire hazard zone. The property is currently subject to wildfire, however, the proposed development on the subject property will not increase the site’s susceptibility to wildfire. The scope of work proposed as part of this application is not expected to have an impact on wildfire hazards. The proposed development may actually decrease the site’s susceptibility to wildfire through the use of appropriate building materials during construction.
The City is served by the LACFD, as well as the California Department of Forestry, if needed. In the event of major fires, the County has “mutual aid agreements” with cities and counties throughout the State so that additional personnel and firefighting equipment can augment the LACFD. Conditions of approval have been included in the resolution to require compliance with all LACFD development standards. As such, the proposed project, as designed and conditioned, will not be subject to nor increase the instability of the site or structural integrity involving wildfire hazards.
Finding 2. The project, as conditioned, will not have significant adverse impacts on site stability or structural integrity from geologic, flood or fire hazards due to required project modifications, landscaping or other conditions.
As stated in Finding 1, the project, as designed, conditioned, and approved by the City geotechnical consultant reviewers and City Public Works Department, does not have any significant adverse impacts on the site stability or structural integrity from geologic or fire hazards due to the project design.
Finding 3. The project, as proposed or as conditioned, is the least environmentally damaging alternative.
As previously stated in Section A, the project, as proposed and conditioned, is the least environmentally damaging alternative.
Finding 4. There are no alternatives to development that would avoid or substantially lessen impacts on site stability or structural integrity. 40
The proposed development has been analyzed for the hazards listed in LIP Chapter 9 by the City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department and LACFD. These specialists and agencies determined that the proposed project does not impact site stability or structural integrity.
Finding 5. Development in a specific location on the site may have adverse impacts but will eliminate, minimize or otherwise contribute to conformance to sensitive resource protection policies contained in the certified Malibu LCP.
As previously discussed in Section A, the proposed project, as designed and conditioned, will not have adverse impacts on sensitive resources.
H. Shoreline and Bluff Development (LIP Chapter 10)
LIP Chapter 10 applies to land that is located on or along the shoreline, a coastal bluff or bluff-top fronting the shoreline. The proposed project is not located near the shore or bluff.
Therefore, LIP Chapter 10 findings do not apply.
I. Public Access (LIP Chapter 12)
LIP Section 12.4 requires public access for lateral, bluff-top, and vertical access near the ocean, trails, and recreational access for the following cases:
A. New development on any parcel or location specifically identified in the Land Use Plan or in the LCP zoning districts as appropriate for or containing a historically used or suitable public access trail or pathway.
B. New development between the nearest public roadway and the sea.
C. New development on any site where there is substantial evidence of a public right of access to or along the sea or public tidelands, a blufftop trail or an inland trail acquired through use or a public right of access through legislative authorization.
D. New development on any site where a trail, bluff top access or other recreational access is necessary to mitigate impacts of the development on public access where there is no feasible, less environmentally damaging, project alternative that would avoid impacts to public access.
The project does not meet any of the criteria above. The requirement for public access of LIP Section 12.4 does not apply and further findings are not required.
J. Land Division (LIP Chapter 15)
This project does not include a land division. Therefore, the findings of LIP Chapter 15 are not applicable.
41
K. Demolition Permit Findings (MMC Section 17.70.060)
The application requests a demolition permit for the demolition of the existing single-family residence. The MMC requires two findings be made to allow a demolition permit. The findings are made herein.
Finding 1. The demolition permit is conditioned to assure that it will be conducted in a manner that will not create significant adverse environmental impacts.
Several conditions are included in the resolution pertaining to safe demolition and construction practices required for this project. Among these include using City authorized waste haulers, use of quality building materials and licensed professionals. Regular inspections from the Building Safety Division will take place throughout the demolition and construction of this project so that the City can ensure the conditions are being met.
Finding 2. A development plan has been approved or the requirement waived by the city. (Ord. 86 § 3, 1993; prior code § 9505)
The demolition and construction activities are dependent on the approval of this project.
The final demolition and construction plans will be reviewed by City staff in the building plan check process, if approval is given. All City departments must approve the final plans before building permits can be issued.
ENVIRONMENTAL REVIEW: Pursuant to the authority and criteria contained in CEQA, the Planning Department has analyzed the proposed project. The Planning Department found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA pursuant to Sections 15303 (a) and (e) – New Construction. The Planning Department has further determined that none of the six exceptions to the use of a categorical exemption apply to this project (CEQA Guidelines Section 15300.2).
CORRESPONDENCE: Staff received correspondence as described in the “Project Overview” section above. All correspondence is included as Attachment 4.
PUBLIC NOTICE: Staff published a Notice of Public Hearing in a newspaper of general circulation within the City of Malibu on January 26, 2023, and mailed the notice to property owners and occupants within a 500-foot radius of the subject property (Attachment 8).
SUMMARY: The required findings can be made that the project complies with the LCP.
Further, the Planning Department’s findings of fact are supported by substantial evidence in the record. Based on the analysis contained in this report and the accompanying resolution, staff recommends approval of this project subject to the conditions of approval contained in Section 5 (Conditions of Approval) of Planning Commission Resolution No. 42
23-11. The project has been reviewed and conditionally approved for conformance with the LCP by Planning Department staff and appropriate City and County departments.
ATTACHMENTS:
1. Planning Commission Resolution No. 23-11
2. Project Plans
3. Department Review Sheets
4. Public Correspondence
5. Applicant’s View Corridor Exhibit
6. PVD No. 12-119
7. PVD No. 23-001
8. Public Hearing Notice
43 ATTACHMENT 1
CITY OF MALIBU PLANNING COMMISSION
RESOLUTION NO. 23-11
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
MALIBU, DETERMINING THE PROJECT IS CATEGORICALLY EXEMPT
FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND
APPROVING COASTAL DEVELOPMENT PERMIT NO. 20-068 AND
DEMOLITION PERMIT NO. 20-028 FOR THE DEMOLITION OF AN
EXISTING SINGLE-FAMILY RESIDENCE AND CONSTRUCTION OF A
NEW 6,284 SQUARE FOOT SINGLE-FAMILY RESIDENCE, 986 SQUARE FOOT BASEMENT, 510 SQUARE FOOT ATTACHED GARAGE, 462
SQUARE FOOT DETACHED GARAGE, 471 SQUARE FOOT DETACHED
SECOND UNIT, SWIMMING POOL, TWO SPAS, ONSITE WASTEWATER TREATMENT SYSTEM AND ASSOCIATED DEVELOPMENT; INCLUDING
SITE PLAN REVIEW NO. 21-009 FOR CONSTRUCTION UP TO 24 FEET IN
HEIGHT FOR A FLAT ROOF, LOCATED IN THE RURAL RESIDENTIAL, ONE-ACRE ZONING DISTRICT AT 6734 ZUMIREZ DRIVE (IBN
PROPERTIES, LLC)
The Planning Commission of the City of Malibu does hereby find, order and resolve as follows:
SECTION 1. Recitals.
A. On December 29, 2020, an application for Coastal Development Permit (CDP) No. 20-068 and Demolition Permit (DP) No. 20-028 was submitted to the Planning Department by the applicant, Schmitz and Associates, Inc., on behalf of the property owner, IBN Properties, LLC.
The application was routed to the City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, Waterworks District No. 29 (WD29) and Los Angeles County Fire Department (LACFD) for review.
B. On April 15, 2021, Site Plan Review (SPR) No. 21-009 was added to the project for proposed construction over 18 feet in height.
C. On June 29, 2022, the applicant posted a Notice of CDP Application on the subject property and staff deemed the CDP application complete for processing.
D. On July 7, 2022, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.
E. On August 1, 2022, the Planning Commission continued the item to a date uncertain for staff to investigate potential view concerns from the neighbors.
F. On January 26, 2023, a Notice of Planning Commission Public Hearing was published in a newspaper of general circulation within the City of Malibu and was mailed to all property owners and occupants within a 500-foot radius of the subject property.
G. On February 21, 2023, the Planning Commission granted a request for continuance from the applicant and continued the item to the March 6, 2023 Planning Commission Meeting.
DRAFT 44
Resolution No 23-11
______________________
H. On March 6, 2023, the Planning Commission held a duly noticed public hearing on the subject application, reviewed and considered the staff report, reviewed and considered written reports, public testimony, and other information in the record.
SECTION 2. Environmental Review.
Pursuant to the authority and criteria contained in the California Environmental Quality Act (CEQA), the Planning Commission has analyzed the proposed project. The Planning Commission has found that this project is listed among the classes of projects that have been determined not to have a significant adverse effect on the environment. Therefore, the project is categorically exempt from the provisions of CEQA according to CEQA Guidelines Sections 15303 (a) and (e) – New Construction. The Planning Commission has further determined that none of the six exceptions to the use of a categorical exemption applies to this project (CEQA Guidelines Section 15300.2).
SECTION 3. Coastal Development Permit Findings.
Based on substantial evidence contained within the record and pursuant to Local Coastal Program (LCP) Local Implementation Plan (LIP) Sections 13.7(B) and 13.9 and Malibu Municipal Code (MMC) Chapter 17.70, the Planning Commission adopts and approves the analysis in the agenda report, incorporated herein, the findings of fact below, and approves CDP No. 20-068 and DP No. 20-028 for the demolition of an existing single-family residence and construction of a new 6,284 square foot single-family residence, 986 square foot basement, 510 square foot attached garage, 462 square foot detached garage, 471 square foot detached second unit, swimming pool, two spas, onsite wastewater treatment system (OWTS) and associated development; including SPR No. 21- 009 for construction up to 24 feet in height for a flat roof, located in the Rural Residential OneAcre (RR-1) zoning district at 6734 Zumirez Drive.
The project is consistent with the LCP’s zoning, grading, cultural resources, water quality, and wastewater treatment requirements. With the inclusion of the proposed SPR the project, as conditioned, has been determined to be consistent with all applicable LCP codes, standards, goals, and policies. The required findings are made herein.
A. General Coastal Development Permit (LIP Chapter 13)
1. The project is located in the RR-1 zoning district, an area designated for rural residential uses. A single-family residence and associated development are permitted uses. The proposed project has been reviewed for conformance with the LCP by the Planning Department, City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, WD29, and LACFD. As discussed herein, based on submitted reports, project plans, visual analysis, and site investigations, the proposed project, as conditioned, conforms to the LCP and MMC in that it meets all applicable residential development standards with the inclusion of the requested SPR.
2. The project is located between the first public road and the sea. However, the proposed project and related construction activities are not anticipated to interfere with the public’s right to access the coast as the site offers no direct or indirect public beach access. Adequate public access exists nearby, and the project complies with the Coastal Act.
DRAFT 45
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3. The proposed project meets the development policies of the LCP and MMC, with the inclusion of the SPR and has been determined to be the least environmentally damaging alternative.
B. Site Plan Review for Construction in Excess of 18 Feet in Height (LIP Section 13.27.5) SPR No. 21-009 from the development standards contained in LIP Section 13.27 will allow construction over 18 feet in height for a flat roof up to 24 feet for the proposed single-family residence.
1. The project has been reviewed for conformance with all relevant policies and provisions of the LCP. Based on submitted reports, visual impact analysis, and a detailed site investigation, the project is consistent with all policies and provisions of the LCP and MMC.
2. Story poles were installed in June 2022 and demonstrate that the project is compatible with the surrounding development. Properties in the vicinity of the subject property are developed with a mix of one and two-story single-family residences and accessory structures such as second units, detached garages, swimming pools, decks and mature landscaping. As demonstrated with the story poles, due to the size, shape, and topography of the lot, the location of the proposed development will not be visible from any scenic road or located within primary views of neighboring properties. The site is visible from Paradise Cove Beach but is on the landside and will not affect scenic views of the Santa Monica Mountains or other coastal resources. Based on the existing development within the surrounding neighborhood, the proposed project is expected to blend with the surrounding built environment. Therefore, the portions of the structure exceeding 18 feet tall are not anticipated to adversely affect neighborhood character.
3. The existing size and shape of the subject property limits visibility of the proposed development from Zumirez Drive. No protected private or public views of scenic areas will be impacted in a way that is not compliant with the MMC and LCP.
4. The proposed project will comply with all applicable requirements of State and local law and is conditioned to comply with any relevant approvals, permits and licenses from the City of Malibu and other related agencies.
5. The proposed project is consistent with the LCP in that the property is located in an area that has been identified and zoned for residential use. The proposed project is consistent with the LCP in that it conforms to the residential land use designation and all applicable development standards.
6. The proposed development will not significantly obstruct visually impressive scenes from private property.
C. Scenic, Visual and Hillside Resource Protection (LIP Chapter 6)
1. The proposed project will not have adverse impacts on scenic or visual resources.
The project has been determined not to require a view corridor due to its location along Zumirez Drive and although visible from a public beach, there will be no impacts to views of the Santa Monica Mountains.
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2. The project as conditioned will not have significant adverse scenic or visual impacts. The project has been conditioned to include limitations on lighting and colors of the materials used to prevent any visual impacts to scenic areas.
3. The project is the least environmentally damaging feasible alternative.
4. The project, as designed and conditioned, is not expected to adversely affect scenic and visual resources and no feasible alternatives would avoid or substantially lessen any significant adverse impacts on scenic and visual resources.
5. The subject property is visible from Paradise Cove Beach; however, the proposed single-family residence will not significantly impact public views of the Pacific Ocean and is not anticipated to block views of the Santa Monica Mountains from the beach. Therefore, the proposed development, as designed, is sited to eliminate, minimize or otherwise contribute to conformance to sensitive resource policies.
D. Hazards (LIP Chapter 9)
1. The project will neither be subject to nor increase the instability of the site from geologic, flood, or fire hazards. The proposed development is suitable for the intended use provided that the certified engineering geologist and/or geotechnical engineer’s recommendations and governing agency’s building codes are followed.
2. The project, as designed, conditioned, and approved by the City geotechnical consultant reviewers and the City Public Works Department, does not have any significant adverse impacts on the site stability or structural integrity from geologic or fire hazards due to the project design.
3. The project, as conditioned, is the least environmentally damaging alternative.
4. The proposed development has been analyzed for the hazards listed in LIP Chapter 9 by the City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, and LACFD. These specialists and agencies determined that the proposed project does not impact site stability or structural integrity.
5. The proposed project, as designed and conditioned, will not have adverse impacts on sensitive resources.
E. Demolition Permit Findings (MMC Section 17.70.060)
DP No. 20-028 from the development standards contained in MMC Section 17.70.060 will allow for the existing single-family home to be demolished.
1. Conditions are included in this resolution pertaining to safe demolition and construction practices required for this project. Among these include using City authorized waste haulers, use of quality building materials and licensed professionals. Regular inspections from the Building Safety Division will take place throughout the demolition and construction of this project so that the City can ensure the conditions are being met.
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2. The demolition and construction activities are dependent on the approval of this project. The final demolition and construction plans will be reviewed by City staff in the building plan check process. All City departments must approve the final plans before building permits can be issued.
SECTION 4. Planning Commission Action.
Based on the foregoing findings and evidence contained within the record, the Planning Commission hereby approves CDP No. 20-068, SPR No. 21-009, and DP No. 20-028, subject to the following conditions.
SECTION 5. Conditions of Approval.
1. The property owners, and their successors in interest, shall indemnify and defend the City of Malibu and its officers, employees and agents from and against all liability and costs relating to the City's actions concerning this project, including (without limitation) any award of litigation expenses in favor of any person or entity who seeks to challenge the validity of any of the City's actions or decisions in connection with this project. The City shall have the sole right to choose its counsel and property owners shall reimburse the City’s expenses incurred in its defense of any lawsuit challenging the City’s actions concerning this project.
2. Approval of this application is to allow for the project described herein. The scope of work approved includes:
Demolition
a. DP No. 20-028 for the demolition of the existing single-family residence and detached garage;
Construction
b. Construction of a new 6,284 square foot two-story single-family residence with a 986 square foot basement and 510 square foot attached two-car garage; c. 471 square foot detached second unit;
d. 462 square foot detached two-car garage;
e. Permeable driveway;
f. 42-inch tall solid and up to 6-foot visually permeable front yard fence and vehicular gate;
g. 6-foot solid side yard walls;
h. Swimming pool (62.67 foot long by 18.67 foot wide) and spa (13.33 foot long by
10.67 foot wide) with associated pool equipment (to be fully screened) and decking; i. Second unit spa (7 feet long by 7 feet wide);
j. New landscaping;
k. 14,076 square feet of new impermeable surfaces;
l. Open-air garden trellises
m. Water features;
n. Retaining walls (not to exceed six feet in height); and o. Onsite Wastewater Treatment System.
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Discretionary Request
p. SPR No. 21-009 for construction up to 24 feet in height to allow for a flat roof.
3. Except as specifically changed by conditions of approval, the proposed development shall be constructed in substantial conformance with the approved scope of work, as described in Condition No. 2 and depicted on plans on file with the Planning Department date stamped February 8, 2023. The proposed development shall further comply with all conditions of approval stipulated in this resolution and Department Review Sheets attached hereto. In the event project plans conflict with any condition of approval, the condition shall take precedence.
4. Pursuant to LIP Section 13.18.2, this permit and rights conferred in this approval shall not be effective until the property owner signs, notarizes and returns the Acceptance of Conditions Affidavit accepting the conditions of approval set forth herein. The applicant shall file this form with the Planning Department prior to the issuance of any development permits.
5. The applicant shall digitally submit a complete set of plans to the Planning Department for consistency review and approval prior to plan check and again prior to the issuance of any building or development permits.
6. The CDP shall expire if the project has not commenced within three (3) years after issuance of the permit, unless a time extension has been granted. Extension of the permit may be granted by the approving authority for due cause. Extensions shall be requested in writing by the applicant or authorized agent prior to expiration of the three-year period and shall set forth the reasons for the request. In the event of an appeal, the CDP shall expire if the project has not commenced within three years from the date the appeal is decided by the decision-making body or withdrawn by the appellant.
7. Any questions of intent or interpretation of any condition of approval will be resolved by the Planning Director upon written request of such interpretation.
8. All development shall conform to requirements of the City of Malibu Environmental Sustainability Department, City Biologist, City Environmental Health Administrator, City geotechnical consultant reviewers, City Public Works Department, WD29 and LACFD, as applicable. Notwithstanding this review, all required permits shall be secured.
9. Minor changes to the approved plans or the conditions of approval may be approved by the Planning Director, provided such changes achieve substantially the same results and the project is still in compliance with the Malibu Municipal Code and the Local Coastal Program. Revised plans reflecting the minor changes and additional fees shall be required.
10. Pursuant to LIP Section 13.20, development pursuant to an approved CDP shall not commence until the CDP is effective. The CDP is not effective until all appeals, including those to the California Coastal Commission (CCC), have been exhausted. In the event that the CCC denies the permit or issues the permit on appeal, the coastal development permit approved by the City is void.
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11. The property owner must submit payment for all outstanding fees payable to the City prior to issuance of any building permit, including grading or demolition.
12. The property owner shall comply with all provisions of the MMC and LIP.
Cultural Resources
13. In the event that potentially important cultural resources are found in the course of geologic testing or during construction, work shall immediately cease until a qualified archaeologist can provide an evaluation of the nature and significance of the resources and until the Planning Director can review this information. Thereafter, the procedures contained in LIP Chapter 11 and those in MMC Section 17.54.040(D)(4)(b) shall be followed.
14. If human bone is discovered during geologic testing or during construction, work shall immediately cease and the procedures described in Section 7050.5 of the California Health and Safety Code shall be followed. Section 7050.5 requires notification of the coroner. If the coroner determines that the remains are those of a Native American, the applicant shall notify the Native American Heritage Commission by phone within 24 hours. Following notification of the Native American Heritage Commission, the procedures described in Section 5097.94 and Section 5097.98 of the California Public Resources Code shall be followed.
Lighting
15. Exterior lighting must comply with the Dark Sky Ordinance and shall be minimized, shielded, or concealed and restricted to low intensity features, so that no light source is directly visible from public view. Permitted lighting shall conform to the following standards:
a. Lighting for walkways shall be limited to fixtures that do not exceed two feet in height and are directed downward, and limited to 850 lumens (equivalent to a 60- watt incandescent bulb);
b. Security lighting controlled by motion detectors may be attached to the residence provided it is directed downward and is limited to 850 lumens; c. Driveway lighting shall be limited to the minimum lighting necessary for safe vehicular use. The lighting shall be limited to 850 lumens; d. Lights at entrances as required by the Building Code shall be permitted provided that such lighting does not exceed 850 lumens;
e. Site perimeter lighting shall be prohibited; and
f. Outdoor decorative lighting for aesthetic purposes is prohibited.
16. Night lighting for sports courts or other private recreational facilities shall be prohibited.
17. No permanently installed lighting shall blink, flash, or be of unusually high intensity or brightness. Lighting levels on any nearby property from artificial light sources on the subject property(ies) shall not produce an illumination level greater than one foot candle.
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18. Night lighting from exterior and interior sources shall be minimized. All exterior lighting shall be low intensity and shielded directed downward and inward so there is no offsite glare or lighting of natural habitat areas. High intensity lighting of the shore is prohibited.
19. String lights are allowed in occupied dining and entertainment areas only and must not exceed 3,000 Kelvin.
20. Motion sensor lights shall be programmed to extinguish ten minutes after activation.
21. Three violations of the conditions by the same property owner will result in a requirement to permanently remove the outdoor light fixture(s) from the site.
22. Up-lighting of landscaping is prohibited.
Fencing/Walls/Screening
23. Any above-ground equipment shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall comply with LIP Section 3.5.3(A).
24. The applicant shall include an elevation of the proposed electronic driveway gate on the architectural plans that are submitted for building plan check. The gate and all fencing along the front property line shall comply with the regulations set forth in LIP Section 3.5.
25. The height of fences and walls shall comply with LIP Section 3.5.3(A). No retaining wall shall exceed six feet in height or 12 feet in height for a combination of two or more walls.
26. New boundary fencing of any single area exceeding ½ acre shall be of an open rail-type design with a wooden rail at the top (instead of wire), be less than 40 inches high, and have a space greater than 14 inches between the ground and the bottom post or wire. A split rail design that blends with the natural environment is preferred.
Demolition/Solid Waste
27. Prior to demolition activities, the applicant shall receive Planning Department approval for compliance with conditions of approval.
28. The applicant/property owner shall contract with a City approved hauler to facilitate the recycling of all recoverable/recyclable material. Recoverable material shall include but shall not be limited to: asphalt, dirt and earthen material, lumber, concrete, glass, metals, and drywall.
29. Prior to the issuance of a building/demolition permit, an Affidavit and Certification to implement waste reduction and recycling shall be signed by the Owner or Contractor and submitted to the Environmental Sustainability Department. The Affidavit shall indicate the agreement of the applicant to divert at least 65 percent (in accordance with CalGreen) of all construction waste from the landfill.
30. Upon plan check approval of demolition plans, the applicant shall secure a demolition permit from the City. The applicant shall comply with all conditions related to demolition imposed by the Building Official.
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31. No demolition permit shall be issued until building permits are approved for issuance.
Demolition of the existing structure and initiation of reconstruction must take place within a six-month period. Dust control measures must be in place if construction does not commence within 30 days.
32. The project developer shall utilize licensed subcontractors and ensure that all asbestoscontaining materials and lead-based paints encountered during demolition activities are removed, transported, and disposed of in full compliance with all applicable federal, state and local regulations.
33. Any building or demolition permits issued for work commenced or completed without the benefit of required permits are subject to appropriate “Investigation Fees” as required in the Building Code.
34. Upon completion of demolition activities, the applicant shall request a final inspection by the Building Safety Division.
Construction / Framing
35. Prior to the commencement of work, the applicant shall submit a copy of their Construction Management Plan. The Construction Management Plan shall include a dedicated parking location for construction workers, not within the public right of way.
36. A construction staging plan shall be reviewed and approved by the Planning Director prior to plan check submittal.
37. Construction hours shall be limited to Monday through Friday from 7:00 a.m. to 7:00 p.m. and Saturdays from 8:00 a.m. to 5:00 p.m. No construction activities shall be permitted on Sundays or City-designated holidays.
38. Construction management techniques, including minimizing the amount of equipment used simultaneously and increasing the distance between emission sources, shall be employed as feasible and appropriate. All trucks leaving the construction site shall adhere to the California Vehicle Code. In addition, construction vehicles shall be covered when necessary; and their tires rinsed prior to leaving the property.
39. All new development, including construction, grading, and landscaping shall be designed to incorporate drainage and erosion control measures prepared by a licensed engineer that incorporate structural and non-structural Best Management Practices (BMPs) to control the volume, velocity and pollutant load of storm water runoff in compliance with all requirements contained in LIP Chapter 17, including:
a. Construction shall be phased to the extent feasible and practical to limit the amount of disturbed areas present at a given time.
b. Grading activities shall be planned during the southern California dry season (April through October).
c. During construction, contractors shall be required to utilize sandbags and berms to control runoff during on-site watering and periods of rain in order to minimize surface water contamination.
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d. Filter fences designed to intercept and detain sediment while decreasing the velocity of runoff shall be employed within the project site.
40. When framing is complete, a site survey shall be prepared by a licensed civil engineer or architect that states the highest roof member elevation, lowest finish floor elevation and elevation of centerline of Malibu Road. Prior to the commencement of further construction activities, said document shall be submitted to the assigned Building Inspector and Planning Department for review and sign off on framing.
41. For the transportation of heavy construction equipment and/or material, which requires the use of oversized-transport vehicles on State highways, the applicant / property owner is required to obtain a transportation permit from the California Department of Transportation.
Waste Management
42. The applicant/property owner shall contract with a City approved hauler to facilitate the recycling of all recoverable/recyclable material. Recoverable material shall include but shall not be limited to: asphalt, dirt and earthen material, lumber, concrete, glass, metals and drywall.
43. An Affidavit and Certification to implement a Waste Reduction and Recycling Plan (WRRP) signed by the Owner or Contractor shall be submitted to the Environmental and Sustainability Department for review and approval. The WRRP shall indicate the agreement of the applicant to divert at least 50 percent of all construction waste generated by the project.
Biology/Landscaping
44. Pursuant to LIP Section 4.6.1(A), new development shall be designed and constructed to avoid encroachments on slopes of 25 percent (4:1) grade or steeper, including fencing.
45. Except as permitted pursuant to the provisions in LUP policies 3.18 and 3.20, throughout the City of Malibu, development that involves the use of pesticides, including insecticides, herbicides, rodenticides or any other similar toxic chemical substances, shall be prohibited in cases where the application of such substances would have the potential to significantly degrade Environmentally Sensitive Habitat Areas or coastal water quality or harm wildlife.
Herbicides may be used for the eradication of invasive plant species or habitat restoration, but only if the use of non-chemical methods for prevention and management such as physical, mechanical, cultural, and biological controls are infeasible. Herbicides shall be restricted to the least toxic product and method, and to the maximum extent feasible, shall be biodegradable, derived from natural sources, and used for a limited time.
46. Prior to installation of any landscaping, the applicant shall obtain plumbing permit for the proposed irrigation system from the Building Safety Division.
47. Prior to or at the time of a Planning final inspection, the property owner/applicant shall submit to the case planner a copy of the plumbing permit for the irrigation system installation that has been signed off by the Building Safety Division.
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48. Prior to final plan check approval, provide landscape water use approval from WD29.
49. Invasive plant species, as determined by the City of Malibu, are prohibited.
50. All new and existing vegetation forming a view impermeable condition (hedge) serving the same function as a fence or wall, occurring within the side or rear yard setback shall be maintained at or below six feet in height. View impermeable hedges occurring within the front yard setback serving the same function as a fence or wall shall be maintained at or below 42 inches in height. Three violations of this condition will result in a requirement to permanently remove the vegetation from the site.
51. Vegetation shall be situated on the property so as not to significantly obstruct the primary view from private property at any given time (given consideration of its future growth).
52. No non-native plant species shall be approved greater than 50 feet from the residential structure.
53. Any site preparation activities, including removal of vegetation, between February 1 and September 15 will require nesting bird surveys by a qualified biologist at least 5 days prior to initiation of site preparation activities. Should active nests be identified, a buffer area no less than 150 feet (300 feet for raptors) shall be fenced off until it is determined by a qualified biologist that the nest is no longer active. A report discussing the results of nesting bird surveys shall be submitted to the City within two business days of completing the surveys.
54. The landscape plan shall prohibit the use of building materials treated with toxic compounds such as creosote or copper arsenate.
55. The use of wood chips and shredded rubber is prohibited anywhere on the site. Flammable mulch material, including shredded bark, pine needles, and artificial turf, are prohibited between zero and five feet of a structure. Non-continuous use of flammable mulch (excluding wood chips and shredded rubber) is allowed between 5 and 30 feet from the eave/overhang of a structure with limited application areas. Any mulch materials (excluding wood chips and shredded rubber) are allowed 30 feet or more from a structure with no limitation on application area.
Fire Department/Fuel Modification
56. The project shall receive LACFD approval of a Final Fuel Modification Plan prior to the issuance of final building permits.
57. The project is required to have an interior automatic sprinkler system.
Public Works
58. This project proposes to construct a new driveway within the City's right-of-way. Prior to the Public Works Department's approval of the grading or building permit, the applicant DRAFT 54
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shall obtain encroachment permits from the Public Works Department for the proposed driveway. The driveway shall be constructed of either 6-inches of concrete over 4-inches of aggregate base, or 4-inches of asphalt concrete over 6-inches of aggregate base. The driveway shall be flush with the existing grades with no curbs.
59. Several existing private improvements are located within the City’s right-of-way, such as (but not limited to) landscaping, railroad ties, fencing. These improvements are required to be removed as part of this project and must be shown on the plans. The applicant shall place notes on the plans for the removal of existing encroachments within the City’s rightof-way. Prior to the Public Works Department’s approval of the grading or building permit, the applicant shall obtain encroachment permits from the Public Works Department for the removal of the private improvements within the City’s right-of-way.
60. Clearing and grading during the rainy season (extending from November 1 to March 31) shall be prohibited for development that:
a. Is located within or adjacent to ESHA, or
b. Includes grading on slopes greater than 4 to 1.
Approved grading for development that is located within or adjacent to ESHA or on slopes greater than 4 to 1 shall not be undertaken unless there is sufficient time to complete grading operations before the rainy season. If grading operations are not completed before the rainy season begins, grading shall be halted and temporary erosion control measures shall be put into place to minimize erosion until grading resumes after March 31, unless the City determines that completion of grading would be more protective of resources.
61. Exported soil from a site shall be taken to the Los Angeles County Landfill or to a site with an active grading permit and the ability to accept the material in compliance with LIP Section 8.3.
62. The ocean between Latigo Point and the West City limits has been established by the State Water Resources Control Board as an Area of Special Biological Significance (ASBS) as part of the California Ocean Plan. This designation allows discharge of storm water only where it is essential for flood control or slope stability, including roof, landscape, road and parking lot drainage, to prevent soil erosion, only occurs during wet weather, and is composed of only storm water runoff. The applicant shall provide a drainage system that accomplishes the following:
a. Installation of BMPs that are designed to treat the potential pollutants in the storm water runoff so that it does not alter the natural ocean water quality. These pollutants include trash, oil and grease, metals, bacteria, nutrients, pesticides, herbicides and sediment.
b. Prohibits the discharge of trash.
c. Only discharges from existing storm drain outfalls are allowed. No new outfalls will be allowed. Any proposed or new storm water discharged shall be routed to existing storm drain outfalls and shall not result in any new contribution of waste to the ASBS (i.e., no additional pollutant loading).
d. Elimination of non-storm water discharges.
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63. A Local Storm Water Pollution Prevention Plan (LSWPPP) shall be provided prior to issuance of grading/building permits. This plan shall include an Erosion and Sediment Control Plan (ESCP) that includes, but is not limited to:
Erosion Controls Scheduling Erosion Controls Scheduling Preservation of Existing Vegetation
Sediment Controls
Silt Fence
Sand Bag Barrier
Stabilized Construction Entrance
Non-Storm Water Management Water Conservation Practices Dewatering Operations
Waste Management Material Delivery and Storage
Stockpile Management
Spill Prevention and Control
Solid Waste Management
Concrete Waste Management
Sanitary/Septic Waste Management
64. All Best Management Practices (BMP) shall be in accordance to the latest version of the California Stormwater Quality Association (CASQA) BMP Handbook. Designated areas for the storage of construction materials, solid waste management, and portable toilets must not disrupt drainage patterns or subject the material to erosion by site runoff.
65. A Water Quality Mitigation Plan (WQMP) is required for this project. The WQMP shall be supported by a hydrology and hydraulic study that identifies all areas contributory to the property and an analysis of the predevelopment and post development drainage of the site. The WQMP shall meet all the requirements of the City’s current Municipal Separate Stormwater Sewer System (MS4) permit.
66. Hydromodification, which is alteration or disturbance of streams or natural drainage courses or human-made or altered drainage courses that have replaced natural streams or drainages and serve the same function, shall be prohibited. a. Necessary water supply projects where no feasible alternative exists. b. Flood protection for existing development where there is no other feasible alternative.
c. The improvement of fish and wildlife habitat.
67. A State Construction activity permit is required for this project due to the disturbance of more than one acre of land for development. Provide a copy of the letter from the State Water Quality Control Board containing the WDID number prior to the issuance of grading or building permits.
68. The consulting engineer shall sign the final plans prior to the issuance of permits.
69. All final plans including but not limited to, the grading and drainage plan shall be reviewed and approved by the City Public Works Department.
Geology
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70. All recommendations of the consulting certified engineering geologist or geotechnical engineer and/or the City geotechnical staff shall be incorporated into all final design and construction including foundations, grading, sewage disposal, and drainage. Final plans shall be reviewed and approved by the City geotechnical consultant reviewers prior to the issuance of permits.
71. Final plans approved by the City geotechnical consultant reviewers shall be in substantial conformance with the approved CDP relative to construction, grading, sewage disposal and drainage. Any substantial changes may require a CDP amendment or a new CDP.
Swimming Pool / Spa / Mechanical Equipment
72. Onsite noise, including that which emanates from swimming pool and air conditioning equipment, shall be limited as described in MMC Chapter 8.24 (Noise).
73. Pool and air conditioning equipment that will be installed shall be screened from view by a solid wall or fence on all four sides. The fence or walls shall comply with LIP Section
3.5.3(A).
74. All swimming pools shall contain double walled construction with drains and leak detection systems capable of sensing a leak of the inner wall.
75. The discharge of swimming pool, spa and decorative fountain water and filter backwash, including water containing bacteria, detergents, wastes, algaecides, or other chemicals is prohibited. Swimming pool, spa, and decorative fountain water may be used as landscape irrigation only if the following items are met:
a. The discharge water is dechlorinated, debrominated or if the water is disinfected using ozonation;
b. There are sufficient BMPs in place to prevent soil erosion; and c. The discharge does not reach into the MS4 or to the ASBS (including tributaries).
76. Discharges not meeting the above-mentioned methods must be trucked to a Publicly Owned Wastewater Treatment Works.
77. A sign stating “It is illegal to discharge pool, spa, or water feature waters to a street, drainage course, or storm drain per MMC Section 13.04.060(D)(5)” shall be posted in the filtration and/or pumping equipment area for the property. Prior to the issuance of any permits, the applicant shall indicate the method of disinfection and the method of discharging.
Environmental Health
78. Prior to the issuance of a building permit the applicant shall demonstrate, to the satisfaction of the Building Official, compliance with the City of Malibu’s Onsite Wastewater Treatment regulations including provisions of LIP Section 18.9 related to continued operation, maintenance and monitoring of onsite facilities.
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79. Prior to final Environmental Health approval, a final OWTS plot plan shall be submitted showing an AOWTS design meeting the minimum requirements of the Malibu Plumbing Code (MPC) and the LCP, including necessary construction details, the proposed drainage plan for the developed property and the proposed landscape plan for the developed property. The AOWTS plot plan shall show essential features of the AOWTS and must fit onto an 11-inch by 17-inch sheet leaving a five-inch margin clear to provide space for a City applied legend. If the scale of the plans is such that more space is needed to clearly show construction details and/or all necessary setbacks, larger sheets may also be provided (up to a maximum size of 18 inches by 22 inches).
80. A final design and system specifications shall be submitted as to all components (i.e., alarm system, pumps, timers, flow equalization devices, backflow devices, etc.) proposed for use in the construction of the proposed OWTS. For all OWTS, final design drawings and calculations must be signed by a California registered civil engineer, a registered environmental health specialist or a professional geologist who is responsible for the design. The designer must also be a registered OWTS designer with the City of Malibu.
The final OWTS design report and drawings shall be submitted to the City Environmental Health Administrator with the designer’s wet signature, professional registration number and stamp (if applicable).
81. The final OWTS design report shall contain the following information (in addition to the items listed above).
a. Required treatment capacity for wastewater treatment and disinfection systems. The treatment capacity shall be specified in terms of flow rate, gallons per day, and shall be supported by calculations relating the treatment capacity to the number of bedroom equivalents, plumbing fixture equivalents, and/or the subsurface effluent dispersal system acceptance rate. The fixture unit count must be clearly identified in association with the design treatment capacity, even if the design is based on the number of bedrooms. Average and peak rates of hydraulic loading to the treatment system shall be specified in the final design;
b. Sewage and effluent pump design calculations (as applicable). c. Description of proposed wastewater treatment and/or disinfection system equipment. State the proposed type of treatment system(s) (e.g., aerobic treatment, textile filter ultraviolet disinfection, etc.); major components, manufacturers, and model numbers for "package" systems; and conceptual design for custom engineered systems;
d. Specifications, supporting geology information, and percolation test results for the subsurface effluent dispersal portion of the onsite wastewater disposal system. This must include the proposed type of effluent dispersal system (drainfield, trench, seepage pit subsurface drip, etc.) as well as the system’s geometric dimensions and basic construction features. Provide seepage pit cap depth relative to original and finished grades. Supporting calculations shall be presented that relate the results of soils analysis or percolation/infiltration tests to the projected subsurface effluent acceptance rate, including any unit conversions or safety factors. Average and peak rates of hydraulic loading to the effluent dispersal system shall be specified in the final design. The projected subsurface effluent acceptance rate shall be reported in units of total gallons per day and gallons per square foot per day. Specifications for the subsurface effluent dispersal system shall be shown to accommodate the design hydraulic loading rate (i.e., average and peak OWTS effluent flow, reported in units DRAFT 58
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of gallons per day). The subsurface effluent dispersal system design must take into account the number of bedrooms, fixture units and building occupancy characteristics; and
e. All final design drawings shall be submitted with the wet signature and typed name of the OWTS designer. If the scale of the plan is such that more space is needed to clearly show construction details, larger sheets may also be provided (up to a maximum size of 18 inch by 22 inch, for review by Environmental Health). Note:
For OWTS final designs, full-size plans are required for review by the Building Safety Division and/or the Planning Department.
82. Final plans shall clearly show the locations of all existing OWTS components (serving preexisting development) to be abandoned and provide procedures for the OWTS' proper abandonment in conformance with the Malibu Municipal Code.
83. All project traffic rated slab plans shall be submitted for Environmental Health review and approval. These plans must be approved by the Building Safety Division prior to receiving Environmental Health final approval.
84. Proof of ownership of subject property shall be submitted to the City Environmental Health Administrator.
85. An operations and maintenance manual specified by the OWTS designer shall be submitted to the City Environmental Health Administrator. This shall be the same operations and maintenance manual submitted to the owner and/or operator of the proposed OWTS following installation.
86. Prior to final Environmental Health approval, a maintenance contract executed between the owner of the subject property and an entity qualified in the opinion of the City of Malibu to maintain the proposed OWTS after construction shall be submitted. Only original wet signature documents are acceptable and shall be submitted to the City Environmental Health Administrator.
87. Prior to final Environmental Health approval, a covenant which runs with the land shall be executed between the City of Malibu and the holder of the fee simple absolute as to subject real property and recorded with the Los Angeles County Recorder’s Office. Said covenant shall serve as constructive notice to any future purchaser for value that the AOWTS serving subject property is an alternative method of onsite wastewater disposal pursuant to the City of Malibu Plumbing Code, Appendix K, Section 1(i). Said covenant shall be provided by the City of Malibu Environmental Health Administrator and shall be submitted to the City of Malibu with proof of recordation by the Los Angeles County Recorder.
88. Final approval by the City geotechnical consultant reviewers, City Public Works Department and City Planning Department shall be submitted to the City Environmental Health Administrator.
89. A final fee in accordance with the adopted fee schedule at the time of the final approval shall be paid to the City of Malibu for Environmental Health review of the OWTS design and system specification.
DRAFT 59
Resolution No 23-11
______________________
90. In accordance with MMC Chapter 15.14, an application shall be made to the Environmental and Building Safety Division for an OWTS operating permit. An operating permit fee shall be submitted with the application and a final fee shall be paid for Environmental Health review of the OWTS design and system specifications.
Water Service
91. Prior to the issuance of a building permit, the applicant shall submit an updated Will Serve Letter from Los Angeles County Waterworks District No. 29 to the Planning Department indicating the ability of the property to receive adequate water service.
Prior to Occupancy
92. Prior to a final Building inspection, the applicant shall provide a Recycling Summary Report (Summary Report) and obtain the approval from the Environmental Sustainability Department.
Applicant must provide haul tickets and diversion information. The final Summary Report shall designate the specific materials that were land filled or recycled, and state the facilities where all materials were taken.
93. The applicant shall request a final Planning Department inspection prior to final inspection by the City of Malibu Building Safety Division. A Certificate of Occupancy shall not be issued until the Planning Department has determined that the project complies with this coastal development permit. A temporary Certificate of Occupancy may be granted at the discretion of the Planning Director, provided adequate security has been deposited with the City to ensure compliance should the final work not be completed in accordance with this permit.
94. Prior to final Planning inspection or other final project sign off (as applicable), the applicant shall submit to the Planning Director for review and approval a certificate of completion in accordance with the Landscape Water Conservation Ordinance (MMC Chapter 9.22).
The certificate shall include the property owner’s signed acceptance of responsibility for maintaining the landscaping and irrigation in accordance with the approved plans and MMC Chapter 9.22.
95. Prior to issuance of a Certificate of Occupancy, the City Biologist shall inspect the project site and determine that all Planning Department conditions to protect natural resources are in compliance with the approved plans.
96. Any construction trailer, storage equipment or similar temporary equipment not permitted as part of the approved scope of work shall be removed prior to final inspection and approval, and if applicable, the issuance of the certificate of occupancy.
Site Specific Conditions
97. No furniture or other attachment, whether temporary or fixed, other than the approved trellis may be placed on the deck nearest the ocean taller than 18 feet in height as measured from adjacent grade.
Fixed Conditions
DRAFT 60
Resolution No 23-11
______________________
98. This coastal development permit shall run with the land and bind all future owners of the property.
99. Violation of any of the conditions of this approval may be cause for revocation of this permit and termination of all rights granted there under.
Deed Restrictions
100. The property owner is required to execute and record a deed restriction which shall indemnify and hold harmless the City, its officers, agents, and employees against any and all claims, demands, damages, costs and expenses of liability arising out of the acquisition, design, construction, operation, maintenance, existence or failure of the permitted project in an area where an extraordinary potential for damage or destruction from wildfire exists as an inherent risk to life and property. The property owner shall provide a copy of the recorded document to Planning Department staff prior to final Planning Department approval.
101. Prior to final Planning Department approval, the applicant shall be required to execute and record a deed restriction reflecting lighting requirements set forth in Condition Nos. 15-22.
The property owner shall provide a copy of the recorded document to the Planning Department prior to final Planning Department approval.
SECTION 6. The Planning Commission shall certify the adoption of this resolution.
PASSED, APPROVED AND ADOPTED this 6th day of March, 2023. __________________________________________
DENNIS R. SMITH, Planning Commission Chair
ATTEST:
____________________________________
REBECCA EVANS, Recording Secretary
LOCAL APPEAL - Pursuant to Local Coastal Program Local Implementation Plan (LIP) Section
13.20.1 (Local Appeals) a decision made by the Planning Commission may be appealed to the City Council by an aggrieved person by written statement setting forth the grounds for appeal. An appeal shall be filed with the City Clerk within 10 days and shall be accompanied by an appeal form and filing fee, as specified by the City Council. Appeal forms may be found online at www.malibucity.org, in person at City Hall, or by calling (310) 456-2489, ext. 245.
COASTAL COMMISSION APPEAL – An aggrieved person may appeal the Planning Commission’s approval to the Coastal Commission within 10 working days of the issuance of the DRAFT 61
Resolution No 23-11
______________________
City’s Notice of Final Action. Appeal forms may be found online at www.coastal.ca.gov or by calling (805) 585-1800. Such an appeal must be filed with the Coastal Commission, not the City.
Any action challenging the final decision of the City made as a result of the public hearing on this application must be filed within the time limits set forth in Section 1.12.010 of the MMC and Code of Civil Procedure. Any person wishing to challenge the above action in Superior Court may be limited to raising only those issues they or someone else raised at the public hearing, or in written correspondence delivered to the City of Malibu at or prior to the public hearing.
I CERTIFY THAT THE FOREGOING RESOLUTION NO. 23-11 was passed and adopted by the Planning Commission of the City of Malibu at the regular meeting held on the 6th day of March 2023 by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
____________________________________
REBECCA EVANS, Recording Secretary
DRAFT 62
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
COVER SHEET
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite FCalabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
T-1.1
AS NOTED
ADDITIONALADJUSTABLEABOVE FINISHED FLOORABOVE RAISED FLOORAIR CONDITIONINGALTERNATEARCHITECT (URAL)AREA DRAIN
BLOCKINGBOARDBUILDING
CABINETCEILINGCENTERCENTER LINECERAMIC TILECLEARCONCRETECONCRETE MASONRY UNITCONSTRUCTIONCONTINUOUSCONTROL JOINT
DIAMETERDIMENSIONDOUBLEDOUBLE HUNGDOWNDRAWINGELECTRICELECTRIC PANELELEVATORENCLOSUREENGINEEREQUALEQUIPMENTEXISTINGEXTRUDE OR EXTRUSIONFABRICATE(ED)FINISHFIXTUREFLOORFLUORESCENTFOOTFRESH AIR INTAKE (OR INLET)FURNISH(ED)FURRING
GALVANIZEDGAUGEGROUNDGYPSUM BOARD
HEIGHTHOLLOW METALHORIZONTALHOT WATER
INSIDE DIAMETER
ADD'L.ADJ.A.F.F.A.R.F.A/CALT.ARCH.A.D.
BLKG.BD.BLDG.
CAB.CLG.CTR.C.L.C.T.CLR.CONC.C.M.U.CONST.CONT.C.J.
D.I.A..DIM.DBL.D.H.DN.DWG.ELECT.ELECT. PNL.ELEV.ENCL.ENGR.EQ.EQUIP.EXIST.EXTR.FAB.FIN.FIXT.FL.FLUOR.FT.F.A.I.FURN.FUR.
GALV.GA.GRND.GYP. BD.
HT.H.M.HORIZ.H.W.
I.D.
JOINT
MANUFACTUREMANUFACTURER'SMATERIALMAXIMUMMECHANICALMETALMINIMUMMISCELLANEOUS
NORTHNOT IN CONTRACTNOT TO SCALENUMBER
ON CENTEROUTSIDE DIAMETEROPENING
PAIRPERFORATED(ED)PIECE/PIECESPLANTER AREA
QUANTITY
RADIUSREFERENCEREFRIGERATORREINFORCE/REINFORCINGREQUIREDRETURN AIRROUGH OPENING
SHEETSIMILARSOUTHSMOKE DETECTORSPEAKERSPECIFICATIONSSPRINKLER HEADSQUARESTAINLESS STEELSTANDARDSTEELSTRUCTURAL
TELEPHONETELEVISIONTEMPORARYTONGUE AND GROOVETYPICAL
UNLESS OTHERWISE NOTED
VERTICALVINYL COMPOSITION TILEWITHWITHOUTWOOD
JT.
MFR.MFR'S.MATL.MAX.MECH.MTL.MIN.MISC.NN.I.C.N.T.S.NO. OR X O.C.O.D.OPG.
PR.PERF.PC./PCS.P.A.
QTY.
RAD.REF.REFRIG.REINF.REQ.R.A.R.O.
SHT.SIM.SS.D.SPKR.SPECS.S.H.SQ.S.S.STD.STL.STRUCT.
TEL.TVTEMP.T. & G.TYP.
U.O.N.
VERT.V.C.T.
W/W/OWD.
6734 Zumirez Drive, Malibu, CA 90265
May 28, 2021
DEVELOPMENT ANALYSIS
PROJECT TEAM
OWNER
ARCHITECT
LAND SURVEYOR
CIVIL ENGINEERGEOLOGISTGEOTECHNICAL ENGINEERSTRUCTURAL ENGINEEROWTS ENGINEER IBN Properties LLC
5115 Douglas Fir Road, Suite F, Calabasas CA 91302 US
Warren Garrett
311 North Robertson Blvd, Suite 920, Los Angeles, CA 90211315 Place d' Youville, Suite 268, Montreal, Canada
APPLICABLE CODES
N / AN / AN / A
EXISTING: 1991 SQ FT
T.D.S.F. CALCULATION MATH
PROJECT DESCRIPTION
RECONSTRUCTION OF SINGLE FAMILY RESIDENCE
- DEMOLITION OF EXISTING 1,991 SQ FT HOUSE AND GARAGE- PROPOSED NEW TWO STORY SINGLE FAMILY RESIDENCE WITH
ATTACHED AND DETACHED GARAGE
- NEW GUEST HOUSE- NEW DRIVEWAY AND WALKWAYS WITH ASSOCIATED GRADING,
LANDSCAPE AND RETAINING WALLS
- NEW SWIMMING POOL/ JACUZZI AND DECKS- NEW OUTDOOR GARDENS OPEN TO THE SKY WITH LANDSCAPE- NEW AOWTS ZONING 2002 LOCAL IMPLEMENTATION PLAN WITH AMENDMENTS
BUILDING CODE LA COUNTY BUILDING CODE, 2017 EDITIONELECTRICAL CODE LA COUNTY ELECTRICAL CODE, 2017 EDITIONPLUMBING CODE LA COUNTY PLUMBING CODE, 2017 EDITIONMECHANICAL CODE LA COUNTY MECHANICAL CODE, 2017 EDITION ADDITIONAL CODE LA COUNTY RESIDENTIAL CODE, 2017 EDITIONADDITIONAL LA COUNTY ENERGY CODE, 2017 EDITION
PLANNING PERMIT TYPEDISCRETIONARY REQUESTS
LEGAL
PROJECT ADDRESS
A.P.N.
LCP ZONING
4466-002-001
RR-1
6734 Zumirez Drive, Malibu, CA 90265
DEFERRED SUBMITTAL
Deferred submittal documents shall be submitted to the architect or engineer of record, who shall review them and forward them to the building official with a notation that they have been reviewed and have been found to be in general conformance with the design of the building or structure. The deferred items shall not be installed until their design and submittal documents have been reviewed and approved by the building official.
ABBREVIATIONS
Zumirez
VICINITY MAP
SYMBOL LEGEND
SHEET INDEX
PROPOSED: 7727 SQ FT
EXISTING: 17'-0" PROPOSED: 23'-11"
AREA 2/3RDS RULE ANALYSIS
BUILDING HEIGHT
FIRST FLOOR AREA (LOWER FLOOR, GROUND FLOOR AND ATTACHED GARAGE): 5222 SQ FT
2/3RD CALCULATION: 5222 x 2/3 = 3481 SQ FT
PROPOSED SECOND FLOOR AREA (UPPER FLOOR) = 1572 SQ FT < 3481 SQ FT
PARKING
IMPERMEABLE SURFACE ANALYSIS
TOTAL ALLOWABLE: 7760 SQ FT
(21780 x 0.177) + (21780 x 0.1) + (14533 x 0.05) + 1000 = 7760 SQ FT 58093 x 0.3 = 17428 SQ FT ALLOWABLE
TOTAL DEVELOPMENT SQUARE FOOTAGE ANALYSIS
SETBACK ANALYSIS
LOT DEPTH: 592' LOT WIDTH: 98'-4"
LOT AREA: GROSS LOT AREA: NET
58093 SQ FT 58093 SQ FT
SETBACK MINIMUM EXISTING PROPOSED
FRONT YARD
10% SIDE YARD15% SIDE YARD
REAR YARD
65'
9'-10"
14'-9"
275'
21'-4"
15'-4"
142'-5"
10'
15'-1"
APPLICANT Schmitz & Associates 28118 Agoura Rd. Suite 103 Agoura Hills, CA 91301 Land & Air Surveying
22741 Pacific Coast Highway, Suite 400A, Malibu, CA 90265 LANDSCAPE ARCHITECT Girvin & Associates 444 Magnolia Ave STE 200, Larkspur, CA 94939, United States EXISTING FOOTPRINT: 1991 SQ FT
EXISTING HARDSCAPE: 1965 SQ FT
PROPOSED FOOTPRINT: 5113 SQ FT
PROPOSED HARDSCAPE: 8963 SQ FT
EXISTING: 2 ENCLOSED, 2 OFF STREET PROPOSED: 4 ENCLOSED, 2 UNENCLOSED
PROPOSED AREA TABULATION
PROPOSED IMPERMEABLE COVERAGE
PROPOSED PERMEABLE COVERAGE
LANDSCAPE
A LANDSCAPE PLAN IS PROPOSED WITH THIS PROJECT
GRADING PLAN
SEE GRADING PLAN COVER SHEET FOR CUBIC YARD CALCULATION AND ADDITIONAL DETAILS OCCUPANCY GROUP R-3 / U
TYPE OF CONSTRUCTION VB
NUMBER OF STORIES 2 Plus Basement
FIRE ZONE VHFHSZ (Zone 4)
SPRINKLERED Yes Per LACO Fire Code
NORTH ARROWBUILDING ELEVATION / SECTION
N
ELEVATION DATUM
TYP. DOOR SCHEDULE SYMBOLTYP. WINDOW SCHEDULE SYMBOL
INTERIOR ELEVATION FLAG
DETAIL CALL OUT
GRAVEL
STONE
CONCRETEGRID LINE SYMBOL
MAIN RESIDENCE TDSF: 6284 SQ FT
(LOWER FLOOR: 1074 SQ FTGROUND FLOOR: 3638 SQ FT
UPPER FLOOR: 1572 SQ FT)
MAIN RESIDENCE GARAGE: 510 SQ FT
GUEST HOUSE: 471 SQ FTGUEST HOUSE GARAGE: 462 SQ FT
PROPOSED T.D.S.F.: 7727 SQ FT
BASEMENT (EXCLUDED FROM T.D.S.F CALCULATION): 986 SQ FT E-1
A 2.1
101
A
D1
A 6.1
1 GENERAL
T-1.1 COVER SHEETT-1.2 ARCHITECTURAL SURVEYT-1.3 COLOR CODED SLOPE PLAN F1 OF 1 FIRE DEPARTMENT ACCESS PLAN
ARCHITECTURALA-0.1 PROPOSED SITE PLANA-0.2 SITE PLAN EXHIBITA-0.3 IMPERMEABLE / PERMEABLE
COVERAGE
A-0.4 COLOR CODED SLOPE ANALYSIS
OVERLAY WITH SITE PLAN
A-1.1 MAIN RESIDENCE - PROPOSED
LOWER FLOOR AND BASEMENT PLAN
A-1.2 MAIN RESIDENCE - PROPOSED
GROUND FLOOR PLAN
A-1.3 MAIN RESIDENCE - PROPOSED
UPPER FLOOR PLAN
A-1.4 MAIN RESIDENCE - PROPOSED ROOF
PLAN
A-1.5 GUEST HOUSE - PROPOSED
GROUND FLOOR PLAN
A-1.6 GUEST HOUSE - PROPOSED ROOF
PLAN
A-2.1 MAIN RESIDENCE - PROPOSED
ELEVATIONS 1, 2 & 3
A-2.2 MAIN RESIDENCE - PROPOSED
ELEVATIONS 4 & 5
A-2.3 GUEST HOUSE - PROPOSED
ELEVATIONS 6, 7, 8, 9 &10 AND FRONT GATE
A-3.1 MAIN RESIDENCE - PROPOSED
SECTIONS A-A & B-B
A-3.2 MAIN RESIDENCE - PROPOSED
SECTIONS C-C & D-D
A-3.3 GUEST HOUSE - PROPOSED
SECTIONS E-E & F-F
A-4.1 TDSF & 2/3RDS EXHIBIT PAGE 1A-4.2 TDSF & 2/3RDS EXHIBIT PAGE 2A-4.3 TWO STORY & BASEMENT EXHIBIT B
C A
D
Ahsirt Engineering
360 Miller Way, Arroyo Grande, CA 93429Solid Soils & Geologic Consultants, Inc. 106 San Marino Avenue, Ventura, CA 93003
BUILDING FOOTPRINT (MAIN HOUSE, GUEST HOUSE,
ATTACHED AND DETACHED GARAGE): 5113 SQ FT
DECKS AND WALKWAYS (STONE PAVERS AND CONCRETE): 7161 SQ FTRETAINING AND LANDSCAPING WALLS AND OUTDOOR STRUCTURES: 1802 SQ FT TOTAL PROPOSED IMPERMEABLE COVERAGE: 14076 SQ FT < 17428 SQ FT POOL / JACUZZI / WATER FEATURES: 2078 SQ FT
WALKWAYS AND DRIVEWAYS (GRAVEL): 12651 SQ FTWALKWAYS AND DRIVEWAYS (STONE PAVERS): 644 SQ FT PLANTING: 17037 SQ FT
TOTAL PROPOSED PERMEABLE COVERAGE: 32410 SQ FT
88'-10" 215'-8" 139'-6"
CIVILG1 OF 4 PROJECT INFORMATION, EXISTING
AND PROPOSED SITE PLAN
G2 OF 4 COASTAL DEVELOPMENT PERMIT
GRADING AND DRAINAGE PLAN
G3 OF 4 COASTAL DEVELOPMENT PERMIT
GRADING AND DRAINAGE PLAN
G4 OF 4 EROSION CONTROL PLAN AND
LOCAL SWPPP
LANDSCAPINGL1.1 LAYOUT & MATERIAL PLANL1.2 LAYOUT & MATERIAL PLANL1.3 LAYOUT & MATERIAL PLANL2.1 EXISTING TREE & SHRUB
PROJECTION PLAN
L2.2 EXISTING TREE & SHRUB
PROJECTION PLAN
L2.3 EXISTING TREE & SHRUB
PROJECTION PLAN
L3.0 PLANTING LEGEND AND NOTESL3.1 TREE PLANTING PLANL3.2 TREE PLANTING PLANL3.3 TREE PLANTING PLANL4.1 SHRUB PLANTING PLANL4.2 SHRUB PLANTING PLANL4.3 SHRUB PLANTING PLANL5.0 FUEL MODIFICATION PLAN NOTESL5.1 FUEL MODIFICATION PLANL5.2 FUEL MODIFICATION PLANL5.3 FUEL MODIFICATION PLANL6.1 IRRIGATION PLANL6.2 IRRIGATION PLANL6.3 IRRIGATION PLANL6.4 IRRIGATION LEGENDL6.5 IRRIGATION LEGENDL6.6 IRRIGATION NOTESL6.7 IRRIGATION DETAILSL6.8 IRRIGATION DETAILSL6.9 IRRIGATION DETAILSL6.10 IRRIGATION DETAILSL6.11 IRRIGATION DETAILSL6.12 IRRIGATION DETAILSL6.13 IRRIGATION SPECIFICATIONSL6.14 IRRIGATION SPECIFICATIONSL6.15 IRRIGATION SPECIFICATIONSL7.1 LANDSCAPE PLANTING
HYDROZONE MAP
L7.2 LANDSCAPE PLANTING
HYDROZONE MAP
L7.3 LANDSCAPE PLANTING
HYDROZONE MAP
3D VISUAL - WEST ELEVATION
CDP WITH SPR FOR FLAT ROOF OVER 18’ UP TO 24’ MAX
SITE PLAN REVIEW FOR HEIGHT UP TO 24' (FLAT ROOF)
EXTERIOR LIGHTING CODE WILL CONFORM WITH THE CITY OF MALIBU DARK SKY ORDINANCE 63 ATTACHMENT 2
64 65
x
xxxxxxxxxxxx
66 30' 20'-11"
69'-5"
2'-1" 8'
17'-4"
7'-1"
32'-2"
10'
5'
9'-8"
21'-4"
8'
21'-4"
2'-8"
10'-9"
2'-8" 10'
16'-10"
75'
21'-8"
50'-4"
1' 1'
JACUZZI
GARDENER
ENCLOSURE
OPEN TO THE SKY
13'-8"
OUTDOOR GARDENOPEN TO THE SKY
7'-8"
+3'-0"+104'
+6'-0"+107'
-2'-6"
+98.5'
65'
592'
15'-1"
9'-3"
22'-4"
6'-10"
19'-6"
50'-2"
14'-10"
12'-6" 44' 16'-4"
22'
23'-2" 10'-6" 10'-4"
5'-2"
9'-2"
18' 8'
13'-10"
21'-8" 10'-2" 21'-8"
59'-4"
14'-9" 22'-5"
69'
10'-9" 6' 14'-6"
10'-2" 8'-6" 6'-6"4'-8"
8' 2' 6'-9" 4'-1"
7'-8"
76'-10"
333'-10"
366'-10"
+3'-0"+104'
+6'-0"+107'
OUTDOOR
DINING
70'
20'
26'
OUTDOOR GARDENOPEN TO THE SKY
15'-2"
81'-1"
18'-5"
12'-10"
JACUZZI
6' HIGH WOOD
TRASH
ENCLOSURE &DOUBLE GATES
2' 29'-2"
2' 3'-5"
41'-3" 20' 25'-6" 4' 5'-9" +6'-0" +107' +6'-0" +107'
WATER
FEATURE
FIRE PIT
+1'-6"+102.5'
-12'-0"
+89'
30'
WATER
FEATURE
STONE
PAVERS
STONE
PAVERS
STONE
PAVERS
WATER
FEATURE
-7'-0"
+94'
7'-8"
16'
±0'-0"
+101'
±0'-0"
+101'
±0'-0"
+101'
23'
15'
17'-8"
+7'-0"+108'
-0'-6"
+100.5'
+3'-0"+104'
98'-4"
88'-10"
139'-6"
96'-6"
R337.8.2.1 Exterior windows, skylights and exterior glazed door assembly requirements.
Exterior windows, skylights and exterior glazed door assemblies shall comply with one of the following requirements:
1. Be constructed of multipane glazing with a minimum of one tempered pane meeting the requirements of Section R308 Safety Glazing, or
2. Be constructed of glass block units, or
3. Have a fire-resistance rating of not less than 20 minutes when tested according to NFPA 257, or
4. Be tested to meet the performance of SFM Standard 12-7A-2.
R310.2 Emergency escape and rescue openings.
Emergency escape and rescue openings shall have a minimum dimensions as specified.R310.21 Minimum opening area.Emergency and rescue openings shall have a net clear opening of not less than 5.7 square feet. The net clear opening dimensions required by this section shall be obtained by the normal operation of the emergency escape and rescue opening from the inside. The net clear height of theopening shall not be less than 24 inches and the net clear width shall not be less than 20 inches.
Exception: Grade floor openings or below-grade openings shall a net clear opening area of not less than 5 square feet.
R310.2.2 Window sill height.
Where a window is provided as emergency escape and rescue opening, it shall have the bottom of the clear opening not greater than 44 inches measured from the floor, where the sill height is below grade, it shall be provided with a window well in accordance wit Section R310.2.3 5'-8"
72'-10"
12'
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
PROPOSED SITE PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1" = 20'
A-0.1
N
67 JACUZZI
65'
592'
15'-1"
98'-4"
88'-10"
139'-6"
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
SITE PLAN EXHIBIT
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1" = 20'
A-0.2
N
68 PROPOSED IMPERMEABLE COVERAGE
BUILDING FOOTPRINT (MAIN HOUSE,
SECOND UNIT AND GARAGE) 5113 SQ. FT.
DECKS AND WALKWAYS
(STONE PAVERS AND CONCRETE) 7149 SQ. FT.
RETAINING AND LANDSCAPING WALLS
AND OUTDOOR STRUCTURES 1802 SQ. FT.
TOTAL 14064 SQ. FT.
PROPOSED PERMEABLE COVERAGE
POOL / JACUZZI / WATER FEATURES 2078 SQ. FT.
WALKWAYS AND DRIVEWAYS
(GRAVEL) 12651 SQ. FT.
WALKWAYS AND DRIVEWAYS
(STONE PAVERS) 355 SQ. FT.
PLANTING 17037 SQ. FT.
TOTAL 32121 SQ. FT.
JACUZZI
WATER
FEATURE
WATER
FEATURE
STONE
PAVERS
STONE
PAVERS
WATER
FEATURE
JACUZZI
FIRE PIT
FIRE PIT
6' HIGH WOOD
TRASH
ENCLOSURE &DOUBLE GATES
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
IMPERMEABLE ̸ PERMEABLE
COVERAGE
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1" = 20'
A-0.3
N
69 JACUZZI
GARDENER
ENCLOSURE
OPEN TO THE SKY
OUTDOOR GARDENOPEN TO THE SKY
+3'-0"+104'
+6'-0"+107'
-2'-6"
+98.5'
+3'-0"+104'
+6'-0"+107'
OUTDOOR
DINING
JACUZZI
+6'-0"+107'
+6'-0"+107'
+1'-6"+102.5'
-7'-0"
+94'
±0'-0"
+101'
±0'-0"
+101'
±0'-0"
+101'
+7'-0"+108'
-0'-6"
+100.5'
+3'-0"+104'
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
COLOR CODED SLOPE ANALYSIS
OVERLAY WITH SITE PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1" = 20'
A-0.4
N
70 UP
UP
UP
UP
UP
UP
82' 84'86'88' 90' 92'94' 96' 98' 100' 102'
82' 84'86'88'90' 92' 94' 96' 98' 100' 100' 102'
74' 76'
78'
92' 94'
90'
FOOTPRINT
FLOOR ABOVE
POOL
EDGE ABOVE
WALKWAY ABOVE
WALKWAY ABOVE
FOOTPRINT
FLOOR ABOVE
592'
14'-9"
9'-10"
10'
DECK ABOVE
FOOTPRINT
FLOOR ABOVE
JACUZZI
EDGE ABOVE
WALKWAY ABOVE
WATER FEATURE ABOVE
FOOTPRINT
FLOOR ABOVE
FOOTPRINT
FLOOR ABOVE
FOOTPRINT
FLOOR ABOVE
2'-2"
18'-8"
2'-2"
5'
8"
1'-6"
30'
E-04
A 2.2
E-01
A 2.1
E-03 A 2.1
E-02
A 2.1
E-05 A 2.2
A-A
A 3.1
A-A
A 3.1
D-D
A 3.2 D-DA 3.2
B-B A 3.1
B-B A 3.1
C-C A 3.2
C-C A 3.2
WATER
FEATURE
ABOVE
LANDSCAPE WALL ABOVE
LANDSCAPE WALL
ABOVE
33'-6"
WATER FEATURE ABOVE
6'
20'-4"
7'-8"
7'-8"
4'-6"
25'-6"
16'
8'-8"
8"
24'
7'
3'
3'-2"
4'
16'-4"
7'-6"
6'-6"
11'-2"
8"
7'
6"
21'-8"
3'
6"
2'
4'
8'
6"
6"
4'
8"
6"
6'-6"
8'
8"
8"
2'
6"
8"
6"
8"
28'-8"
6"
7'-8"
MAIN RESIDENCE -
LOWER FLOOR
BEDROOM 01
BATHROOM 01
CLOSET 01
HALLWAY 01 LOWER LEVEL
STAIRS
73 SQ. FT.
25 SQ. FT.
28 SQ. FT.
242 SQ. FT.
32 SQ. FT.
1'-10"
17'-8"
4'
8" MECHANICAL
ENCLOSUREMAX 6ft
7'-6" 4'-9"
4'
3'-4"
11'
4'
11'
N.G.
90.84'
N.G.
89.9'
N.G.
90.19'
N.G.
91.77'
N.G.
92.09'
N.G.
95.02 N.G.
98.69'
N.G.
91.76'
6'-4"
6"
8"
5'
8'
5'
8"
2'-1"
4'-8"
FOOTPRINT
GARAGE ABOVE
MECHANICAL ROOM
AND POOL EQUIPMENT
MAX 6ft
8"
13'-4"
8"
34'-10"
8"
43'-6"
UP
EMERGENCY
EGRESS
LIGHTWELL
8"
-14'-7"
+86.4'
BASEMENT
30'
4'
3'
4'-1"
19'-2"
8"
18'
6"
8"
8"
8"
8"
6"
4'-11"
14'
4'
10'
10'-8"
8'-6"
6"
5'-8"
8'-2"
2'
18'-6"
6"
34'
13'-2"
5'-6"
6"
5'
6"
4'-6" 6"
3'
6"
6'-2"
6"
3'
6'
8"
8"
6"
4'-8"
8"
3'-2"
6" 1'-6"
9'
5'-2"
HALLWAY 02
25 SQ. FT.
6"
5'-8"
9'
6"
19'-8"
1'-6"
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
LOWER FLOOR AND BASEMENT
PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-1.1
N
71 UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
82'
84'
86'
88'
90'
92'
94'
96'
98'
100'
102'
82'
84'
86'
88'
90'
92'
94'
96'
98'
100'
100'
102'
74'
76'
78'
92'
94'
90'
7'-1"
32'-2"
82'-11"
20'
OVERHANG
+3'-0"+104'
+1'-6"+102.5'
OUTDOOR GARDENOPEN TO THE SKY
OUTDOOR GARDENOPEN TO THE SKY
OUTDOOR DINING
LANDSCAPE WALL
-2'-6"
+98.5'
LIGHTWELL
10'
10'
23'-2"
10'
18'
1'-6" 21'
20'-8"
22'
36'-3" 14'-6" 12'-5" 3' 14'-11"
81'-1"
10' 4' 10"
14'-10" 14'
16'-4" 44' 12'-6" 8' 2'-1"
9'-3" 22'-4" 6'-10" 19'-6"
18'-5"
5' 6' 1'-10"
12'-10"
18'-10"
10'-6"
5'-2" 8' 10'
6'-9"
11'-4"
12'
34'-3"
25'
44'
3'-10"
4' 8'
6'-9"
2'
8'-2"
9'-6"
8'
7'-6" 7' 9'
4' 17'
4' 1'-6" 6' 19'-4" 2' 6" 6" 8"
6" 6" 8" 4' 8"
7'-8"
6" 6" 6" 6" 2' 11'-6" 6" 17'-4"
8" 18' 6" 6'-6" 8"
6"
8"
12'-2" 6" 5'-6"
3' 6" 6'-6" 4'-6"
14' 6" 5'-6" 6" 8" 2'
2'
22'-6"
6'-6" 8"
8'-9" 6'-6" 4'-5"
4'
3'
1'-8" 6" 14'-6" 6'-6"
16'-2"
8"
22'-6"
4'-2"
3' 8"
8" 18'
9'-2"
10'-4"
8'-8"
26'-6"
43'
12'-2" 4'
9'-9"
46' 14'-7" 14'-3"
1' 10' 3' 11'-6" 8'
8'-2"
4'-6" 5'-3"
69'-5"
15'-2"
15'-5"
2'
3' 9'
20'-11"
50'-2"
18'-9"
23'-2" 89'-10" 9'-2"
7'-4"
6'-2"
17'-4"
2'
6"1'-6"
8'-6"
7'-7"
3'-6" 7'-6" 6" 3' 6" 5' 6" 4' 6" 5'-6" 4' 6" 15'-2"
4'-8" 6" 4' 6" 8" 6"
4' 10'
HALLWAY 03
OPEN TO
THE SKY
CLOSET 03
STORAGE
ROOM 02
HALLWAY 05
STAFF ROOM
STORAGE
ROOM 01
FOOTPRINTFLOOR BELLOW
FOOTPRINTFLOOR BELLOW
±0'-0"
+101'
+3'-0"+104'
FOOTPRINT
FLOOR BELOW
FOOTPRINT
FLOOR BELOW
6" 2'-2" 3'-6"
3' 6" 11' 3' 6"
6" 6" 6"
6"
6'-9"
8"
6" 2'
8"
2'
13'-10"
10'-4"
5'
4' 16'-6" 4'-7" 8"
6'-1"
1'-8" 3' 1'-5"
5'-4"
3' 10'-7" 7"
3'-3"
2'-6" 2' 2'-6"
12'-4" 9'-7" 8" 19'-5" 1' 8" 8"
17'-8"
17'-3"
4'
4'
10'-6"
65 SQ. FT.
68 SQ. FT.
9"
588 SQ. FT.
579 SQ. FT.
159 SQ. FT.
46 SQ. FT.
2'-6" 6" 6' 6" 2'-6"
20 SQ. FT.
81 SQ. FT.
221 SQ. FT.
63 SQ. FT.
-12'-0"
+89'
PANTRY 01
1' 1'
FOOTPRINTFLOOR BELLOW
OVERHANG
1'-2"
1'-3"
OVERHANG
±0'-0"
+101'
±0'-0"
+101'
±0'-0"
+101'
58'
±0'-0"
+101'
1'-2"
3'-8"
10'-2"
19'-8"
21'
WALL
EL: -3'-6" (+97.5)
WALL
EL: +1'-6" (+102.5')
WALL
EL: +1'-6" (+102.5')
FIREPLACE
OVERHANG
62'-8"
LANDSCAPE WALL 34'-8"
WATER FEATURE
DEPTH NOT TO EXCEED 18"
14'-9"
1' 4'-5"
9'-10"
HAMMERHEAD
TURN-AROUND
FIGURE "A"
12'
-7'-0"
+94'
7'-1" 2' 1'-8"
WALL
EL: +1'-6" (+102.5')
5'-3"
13'-9"
5'-4"
WALL
EL: +2'-6" (+103.5')
2'-2" 18'-8" 2'-2"
24'-4"
WALL
EL: +1'-6" (+102.5')
PA
PA
2' 3'
26'-4" 1
PA
PAPA
PA
10'
+3'-0"+104'
20'
26' 10'
10'
70'
20'
50'
±0'-0"
+101'
2'-2" 10'-8" 2'-2"
47'
2'-2"
WALKWAY
(STONE PAVERS)
POOL EDGEEL: +1'-6" (+102.5')
POOL EDGE
EL: +1'-6" (+102.5')
JACUZZI EDGE
EL: +1'-6" (+102.5')
STUCCO RETAINING WALL (6 FEET
HIGH ABOVE NATURAL GRADE)
+2'-6"+103.5'
76'-10"
53'-6"
74'-3"
592'
2'-6" 1'
8'
6'
6'-6"
5'
±0'-0"
+101'
OVERHANG
4'-2" 4'-6"
20'
5'-2"
3'-6"
12'-6"
13'-6"
1'-5"
-12'-0"
+89'
+3'-0"+104'
+2'-6"+103.5'
PA
2'-2"
6'
8'
2'-2" 13'-4" 2'-2"
WALL
EL: -3'-6" (+97.5')
±0'-0"
+101'
N.G.
91.76'
N.G.
104'
N.G.
90.84'
N.G.
89.9'
N.G.
90.19'
N.G.
91.77'
N.G.
92.09'
N.G.
95.02'
N.G.
96.56'
N.G.
99.36 N.G.
98.69'
N.G.
106.28'
N.G.
106'
-0'-6"
+100.5
-0'-6"
+100.5
-0'-6"
+100.5'
-0'-2"
+100.8'
+3'-0"+104'
30'
OUTDOOR
SHOWER
OPEN TO
THE SKY
16'
5'-6"
2'-4"
3'
-11'-0"
+90'
-12'-0"
+89'
5'
8"
2'-2"
-0'-6"
FOOTPRINT +100.5
FLOOR BELOW
5'-2"
-11'-0"
+90'
7'-8"
WALL
EL: +1'-6" (+102.5')
+3'-0"+104'
TRELLIS
90% OPEN TO
LIGHT AND AIR
(NOT TO BE ENCLOSED)
873.6 SQ FT
2'
E-04
A 2.2
E-01
A 2.1
E-03
A 2.1
E-02A 2.1
E-05
A 2.2
A-A
A 3.1
A-A
A 3.1
D-D
A 3.2 D-DA 3.2
B-B
A 3.1
B-B
A 3.1
C-C
A 3.2
C-C
A 3.2
6"
6'-6"
HALLWAY 06
PANTRY 02
55 SQ. FT.
28 SQ. FT.
12'
72'-10"
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
GROUND FLOOR PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-1.2
N
72 UP
82'
84'
86'
88'
90'
92'
94'
96'
98'
100'
102'
82'
84'
86'
88'
90'
92'
94'
96'
98'
100'
100'
102'
74'
76'
78'
92'
94'
90'
OPEN TO BELOW
AND ABOVE
ROOF DECK
+12'-0"+113'
EXTERIOR WALL BELOWEL: +14'-6" (+115.5')
ROOF ABOVE
E-04
A 2.2
E-01
A 2.1
E-03
A 2.1
E-02
A 2.1
E-05
A 2.2
A-A
A 3.1
A-A
A 3.1
D-D
A 3.2 D-DA 3.2
B-B
A 3.1
B-B
A 3.1
C-C
A 3.2
C-C
A 3.2
+12'-0"+113'
OPEN TO BELOW
AND ABOVE
OPEN TO BELOW
AND ABOVE
FLAT ROOF
OPEN TO BELOW
AND ABOVE
OPEN TO BELOW
AND ABOVE
FOOTPRINT
FLOOR BELOW
FOOTPRINT
FLOOR BELOW
592'
14'-9"
9'-10"
10'
22'
18'
48'-7"
14'-10"
82'-11"
9'-3" 22'-4" 6'-10" 19'-6"
18'-5"
12'-10"
8' 10'
8" 4'-6"
4'-2"
17'-7"
18'
10'-4"
8'-8"
32'-2"
7'-4"
6'-2"
2'
13'-10"
2'
10'-4"
5'
17'-4"
8'-4"
14'-2"
3'-3"
14'-6" 3'-3" 1'-6" 3' 1'-6" 3' 1'-6" 34'-10"
4'-6" 8"
8" 20'-8" 8"
5'-5" 9'-9" 2'-3" 5' 10" 22'-8" 32'-8"
21'-4"
8"
17'-3"
17'-4" 8"
19'-1"
21'-10"
23'-9"
9'-10"
8'-3"
6'-7" 10'-11"
18'-2"
8'-6"
12'-6"
6" 6" 4' 2' 23' 6" 4'-4" 2' 13'
25'-4"
12' 8" 10'-8"
9'-4" 8" 5' 6" 4' 6" 27'
8" 3'-2"
3'-6" 6' 6'-8" 4' 8' 12' 13'
5' 3' 1'-10"
3'-6" 6' 10"
6" 2' 12'-8" 8"
4'-6"
3' 6'-2" 3'
6'-11" 17' 2'
4' 8" 4' 8" 8"
2' 5' 1' 4'-8" 4'-10" 8"
5'-4" 1'-6" 3'-7"
11'-2"
5'-10" 8" 23'-6"
8" 4' 8" 8'-6" 2'
8"
15' 6" 2'-6" 10' 8" 2'
3'-6" 6" 15' 6"3'-6" 2'
8"
4'-10" 8" 11' 3'-6"
3'-6" 6" 6" 3'-6" 3'
7'-8" 2' 8"6"
2'-8"
11' 2'
HALLWAY 07
UPPER LEVEL
STAIRS
MASTER
BEDROOM
MASTER
CLOSET
MASTER
BATHROOM
MASTER
TOILET
DEN ROOM
DEN
BATHROOM
OPEN TO
THE SKY
58 SQ. FT.
190 SQ. FT.
4' 6" 4' 2'-6" 4'
11' 6" 3' 6" 4' 8" 5'-2" 8"
6" 8"
ROOF ABOVE
+12'-0"+113'
1'-2"
1'-2"
10'-4"
53'-2"
10'
12'-2"
FOOTPRINT
FLOOR BELOW
FOOTPRINT
FLOOR BELOW
FLAT ROOF
OPEN TO
THE SKY
HANDRAILEL: +15'-6" (+116.5')
PARAPET WALLEL+ 13'-6" (+114.5')
HANDRAILEL: +15'-6" (+116.5')
PARAPET WALLEL: +13'-6" (+114.5')
+12'-0"+113'
EXTERIOR WALL BELOWEL: +14'-6" (+115.5') FIREPLACE
FIREPLACE
ROOF DECK LANDSCAPE WALL
EL: +11'-0" (+112')
SKYLIGHT
SKYLIGHT
LANDSCAPE WALL
EL: +8'-6" (+109'-6")
2'
STUCCO RETAINING WALL BELOW
(6 FEET HIGH ABOVE NATURAL
GRADE)
-2'-6"
+98.5'
WALL BELOW
EL: +13'-6" (+114.5')
+3'-0"+104'
+1'-6"+102.5'
±0'-0"
+101'
±0'-0"
+101'
±0'-0"
+101'
±0'-0"
+101'
±0'-0"
+101'
±0'-0"
+101'
2'
-1'-6"
+99.5'
WALKWAY BELOW
+3'-0"+104'
10'-3"
T.O.F.S. (LP)
EL: +13'-10" (+114.8')
T.O.F.S. (HP)
EL: +14'-2" (+115.2')
T.O.F.S. (HP)
EL: +14'-2" (+115.2')
T.O.F.S. (LP)
EL: +11'-10" (+112.8')
T.O.F.S. (HP)
EL: +12'-2" (+113.2')
T.O.F.S. (HP)
EL: +12'-2" (+113.2')
T.O.F.S. (LP)
EL: +13'-10" (+114.8')
T.O.F.S. (LP)
EL: +11'-10" (+112.8')
T.O.F.S. (HP)
EL: +14'-2" (+115.2')
T.O.F.S. (LP)
EL: +13'-10" (+114.8')
T.O.F.S. (HP)
EL: +14'-2" (+115.2')
T.O.F.S. (HP)
EL: +14'-2" (+115.2')
T.O.F.S. (HP)
EL: +12'-2" (+113.2')
3'-10" ACCESS GATE 2' A.F.F. 12'-5"
5'
±0'-0"
+101'
+3'-0"+104'
+12'-0"+113'
+12'-0"+113'
±0'-0"
+101'
+2'-6"+103.5'
-0'-6"
+100.5
-0'-2"
+100.8'
N.G.
96.58'
N.G.
99.4'
N.G.
105.12'
N.G.
103.08'
N.G.
105.02'
N.G.
104.81'
N.G.
102.97'
N.G.
104.12'
TRELLIS
90% OPEN TO
LIGHT AND AIREL: +10'-6" (+101.5')
TRELLIS
90% OPEN TO
LIGHT AND AIR
(NOT TO BE ENCLOSED)
102.38 sq ft
4'-6"
22'-9"
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
UPPER FLOOR PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-1.3
N
73 82' 84'86'88' 90' 92'94' 96' 98' 100' 102'
82' 84'86'88'90' 92' 94' 96' 98' 100' 100' 102'
74' 76'
78'
92' 94'
90'
592'
14'-9"
9'-10"
10'
E-04
A 2.2
E-01
A 2.1
E-03 A 2.1
E-02A 2.1
E-05 A 2.2
A-A
A 3.1
A-A
A 3.1
D-D
A 3.2 D-DA 3.2
B-B A 3.1
B-B A 3.1
C-C A 3.2
C-C A 3.2
ROOF DECK BELOW
FLAT ROOF BELOW
(HP) EL: +14'-2" (+115.2')(LP) EL: +13'-10" (+114.8')
ROOF DECK BELOW
FLAT ROOF
SKYLIGHT
EL: +23'-6" (+124.5')
HANDRAIL BELOWEL: +15'-6" (+116.5')
PARAPET WALL BELOWEL: +13'-6" (+114.5')
HANDRAIL BELOWEL: +15'-6" (+116.5')
PARAPET WALL BELOWEL: +13'-6" (+114.5')
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+23'-6"+124.5'
+13'-6"+114.5'
+13'-6"+114.5'
+23'-6"+124.5'
+17'-0"+118'
+17'-0"+118'
+17'-0"+118'
+14'-6"+115.5'+14'-6"+115.5'
FLUE
FLUE
FLUE
33'
8'
25'-4"
22'-8"
11'
14'-8"
65'-4"
10'-8"
13'-10"
16'-2"
4'
53'-2"
10'-4"
17'-2"
5'-4"
2'
4'-4"
2'-4"
7'-4"
5'-10" 10'
+12'-0"+113'
T.O.F.S. (HP)
EL: +23'-2" (+124.2')
T.O.F.S. (LP)
EL: +22'-10" (+123.8')
T.O.F.S. (HP)
EL: +23'-2" (+124.2')
T.O.F.S. (LP)
EL: +22'-10" (+123.8')
T.O.F.S. (HP)
EL: +23'-2" (+124.2')
T.O.F.S. (HP)
EL: +23'-2" (+124.2')
T.O.F.S. (LP)
EL: +22'-10" (+123.8')
T.O.F.S. (LP)
EL: +22'-10" (+123.8')
T.O.F.S. (HP)
EL: +23'-2" (+124.2')
T.O.F.S. (HP)
EL: +23'-2" (+124.2')
T.O.F.S. (LP)
EL: +22'-10" (+123.8')
T.O.F.S. (HP)
EL: +23'-2" (+124.2')
SKYLIGHT
EL: +23'-6" (+124.5')
FLAT ROOF BELOW
(HP) EL: +12'-2" (+113.2')(LP) EL: +11'-10" (+112.8')
5'-6" FLAT ROOF BELOW (HP) EL: +14'-2" (+115.2')
(LP) EL: +13'-10" (+114.8')
+12'-0"+113'
+23'-6"+124.5'
+23'-6"+124.5'
+12'-0"+113'
+17'-0"+118'
+17'-0"+118'
+23'-6"+124.5'
+23'-6"+124.5'
TRELLIS
90% OPEN TO
LIGHT AND AIR
EL: +21'-6" (+122.5')
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
ROOF PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-1.4
N
74 UP
UP
UP
UP
104' 106'
OUTDOOR LOUNGE
1' 5'-9"
21'-4"
5'
11'-8"
8"
2'-8"
1'
21'-4"
8'
6' 2'-8"
14' 8"
35'-10"
20'
3' 8"
1'
7'-8"
1'
9'-8" 59'-4"
6'
6" 9'-6" 6"
11'
19'-4"
19'-8"
11'
+6'-0"+107'
3'-3" 2'-9"
2'-6"
1'
21'-5"
12'-9"
6'
57'-4" 1'
160 SQ. FT. +6'-0"
+107'
7'-9" 1' 1' +6'-0" +107'
20' 3'-6" +3'-0" +104' OUTDOOR DINING WATER FEATURE DEPTH NOT TO EXCEED 18"OUTDOOR GARDEN OPEN TO THE SKY OUTDOOR GARDEN OPEN TO THE SKY BBQ 4'-6" 5'-9" 10' 10' 18'
20'
20'-4"
BEDROOM
10' 14'-6"
5' 5'-9" 5'
10"
69'
10"
1' 10' 10'-4"
10'-2" 21'-8"
14'-9" 22'-5"
8" 10'
6" 2' 2'-6"6" 6"
10'-8"
12'-8"
1' 1'
8" 20' 8" 10'-9"
8"
1'
9'-8"
1'
1'
1'
1' 1'
1' 1' 1'
1'
3'
8'
20' 8'
OVERHANG OVERHANG OVERHANG OVERHANG
LANDSCAPE
WALL
8'
4'-6"
14'-9"
9'-8"
LANDSCAPE WALL
11'-8" 9'-9" WATER FEATURE DEPTH NOT TO EXCEED 18"
OUTDOOR GUEST GARDEN
47'-4"
30'-6"
+6'-0"+107'
A 2.2
E-08
E-07
A 2.2
E-09
A 2.2
E-10
A 2.2
E-E
A 2.3
E-E
A 2.3
F-F
A 2.3 F-F
A 2.3
E-06
A 2.2
EDISON EASEMENTEDISON EASEMENT
3'-10" 1'
5' 5'
15'-1"
6'-1" 1' 8' 1' 4'-6" PA
1'-10" 8' 1'-10"8" 2'8"
7'-2"
4' 8"
8'-8"
8'-8"
15'-10"
PA
PA
PA
PA
PAPA
WOOD TRELLIS
12'
STUCCO RETAINING WALL (6 FEET
HIGH ABOVE NATURAL GRADE)
+3'-0"+104'
+5'-0"+106'
+6'-0"+107'
142'-5"
+5'-4"
+106.3'
+2'-6"+103.5'
20' 41'-3"
6' HIGH WALL
(90% PERMEABLE TO
LIGHT AND AIR
ABOVE 42")
PA
6' HIGH WOOD TRASH
ENCLOSURE &DOUBLE GATES
PA
15'-3"
1'
25'-6" 4' 5'-9"
333'-10" 2'
2' 3'-5"
+3'-0"+104'
99'-8" 30' 4'-6"
4'-11"
16' 4'
+6'-0"+107' +6'-0" +107'
+7'-0"+108'
HALLWAY
+6'-0"+107'
+3'-0"+104'
.
28'
108'
N.G.106.1'
N.G.106.5'
N.G.106.5'
OUTDOORSHOWER
*Existing Railroad Ties, Mailbox
post and other private siteimprovements within City right of way to be removed and relocated
6' HIGH WALL
(90% PERMEABLE TO
LIGHT AND AIR
ABOVE 42")
PROPOSED DISTRIBUTION BOX
PROPOSED 100% EXPANSION
SEEPAGE PITS
PROPOSED 6'x45' SEEPAGE PITS
PROPOSED SEPTIC TANK
366'-10"
10' 10'
18' 3'-9"
5' 5'
11'
WATER FEATURE
DEPTH NOT TO EXCEED 18"
WATER FEATURE
DEPTH NOT TOEXCEED 18"
5'-4"
5'-8"
33'-8"
8'-6"
TRELLIS
90% OPEN TO
LIGHT AND AIR
(NOT TO BE ENCLOSED)
286.18 sq ft
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
SECOND UNIT - PROPOSED
GROUND FLOOR PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-1.5
N
75 104' 106'
15'-1"
EDISON EASEMENTEDISON EASEMENT
5' 5'
A 2.2
E-08
E-07
A 2.2
E-09
A 2.2
E-10
A 2.2
E-E
A 2.3
E-E
A 2.3
F-F
A 2.3 F-F
A 2.3
E-06
A 2.2
+16'-6"+117.5'
WATER FEATURE
BELOW
WATER FEATURE
BELOW
+6'-0"+107'
OUTDOOR SECOND
UNIT GARDEN BELOW
+14'-6" +14'-6" +115.5' +115.5'
+14'-6"+115.5'
+14'-6"+115.5'
+14'-6"+115.5'+14'-6"+115.5'
+14'-6"+115.5'
+14'-6"+115.5'
LANDSCAPE WALLEL: +14'-6" (+115.5')
FLAT ROOF
OUTDOOR GARDEN
BELOW
+6'-0"+107'
LANDSCAPE WALLEL: +14'-6" (+115.5')
FLAT ROOF
STUCCO RETAINING WALL BELOW
(6 FEET HIGH ABOVE NATURALGRADE)
T.O.F.S. (HP)
EL: +16' (+117')
T.O.F.S. (LP)
EL: +15'-8" (+116.7')
21'-4" 35'-10"
21'-8"
13'-8"
33'-8"
8'-6"
6'
10'
6'
10'WATER FEATURE BELOW
OUTDOOR GARDEN
BELOW
+6'-0"+107'
WATER FEATURE
BELOW
JACUZZI BELOW
WOOD TRELLIS
EL: +15'-6" (+116.5')
T.O.F.S. (HP)
EL: +16' (+117')
T.O.F.S. (LP)
EL: +13'-10" (+114.8')
T.O.F.S. (HP)
EL: +14'-2" (+115.2')
T.O.F.S. (HP)
EL: +14'-2" (+115.2')
+3'-0"+104'
+3'-0"+104'
+6'-0"+107'
+5'-4" WALKWAY BELOW +106.3' +2'-6" +103.5'
+6'-0"+107'
142'-5"
+16'-6"+117.5'
+16'-6"+117.5'+16'-6"+117.5'
+16'-6"+117.5'
+16'-6"+117.5'
+16'-6"+117.5'
+16'-6"+117.5'
+16'-6"+117.5'
+16'-6"+117.5'+16'-6"+117.5'
+16'-6"+117.5'
+16'-6"+117.5'+16'-6"+117.5'
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
SECOND UNIT - PROPOSED ROOF
PLAN
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
N
A-1.6
76 +14'-6" (+115.5')
+3'-0" (+104')
+17'-0" (+118')
+3'-0" (+104')
+11'-0" (+112')
+23'-6" (+124.5')
NATURAL GRADE
+23'-6" (+124.5')
NATURAL GRADE
ENTRANCE DOOR
6'-6" 14'
8' 6'
10'-6"
METAL GATE
±0'-0"
+101'
+12'-0"+113'
UPPER FLOOR
GROUND FLOOR
12'
21'
9'
14'
9' PLASTER
LANDSCAPE WALL
PLASTER
EXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALLPLASTEREXTERIOR WALL
6'
9'-7"
GROUND FLOOR
11'-6"
20'-6"
+3'-0" (+104')
+13'-6" (+114.5')
±0'-0" (+101')
+23'-6" (+124.5')
+13'-6" (+114.5')
+1'-6" (+102.5')
+17'-0" (+118')
+11'-0" (+112')
PLASTER
LANDSCAPE WALL
-3'-6" (+97.5')
+1'-6" (+102.5')
+3'-0" (+104')
FINISH GRADE
FINISH GRADE
NATURAL GRADE
POOL EDGE
-7'-0" (+94') 3'-6"
13'-6"
13'-6"
10'
23'-6"
14' 6'-6"
14'
8'
8'-6"
1'-6"
2'
+15'-6" (+116.5') HANDRAIL
±0'-0"
+101'
+12'-0"+113'
UPPER FLOOR
GROUND FLOOR
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTER
STAIR WALL
JACUZZI EDGE FINISH GRADE
NATURAL GRADE
NATURAL GRADE
NATURAL GRADE
LANDSCAPE
+10'-6" (+101.5') TRELLIS 90% OPEN TO
LIGHT AND AIR
±0'-0"
+101'
+12'-0"+113'
UPPER FLOOR
GROUND FLOOR
+13'-6" (+114.5')+23'-6" (+124.5')
+15'-6" (+116.5')
+1'-6" (+102.5')
-12'-0" (+89')
±0'-0" (+101')
+23'-5" (+124.5')
-3'-6" (+97.5')
-7'-0" (+94')
HANDRAIL
POOL EDGE JACUZZI EDGE
13'-6"
3'-6"
8'-6"
1'-6"
10'
STUCCO RETAINING WALL
(6 FEET HIGH ABOVE
NATURAL GRADE)
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL PLASTER EXTERIOR WALL
PLASTEREXTERIOR WALL
+17'-0" (+118')
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
FINISH GRADE
NATURAL GRADE
NATURAL GRADE
PLASTER PLANTER WALL LANDSCAPE -3'-6" (+97.5')
2'
PLASTER
STAIR WALL 12'-6"
FINISH GRADE -10'-0" (+91')
+1'-6" (+102.5')
7'-8"
6'
12'
+10'-6" (+101.5') TRELLIS 90% OPEN TO
LIGHT AND AIR
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
ELEVATIONS 1‚ 2 & 3
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-2.1
MAIN HOUSE - ELEVATION 1 - WEST ELEVATIONMAIN HOUSE - ELEVATION 2 - SOUTH ELEVATIONMAIN HOUSE - ELEVATION 3 - SOUTHEAST ELEVATION 77 ±0'-0"
+101'
+12'-0"+113'
+2'-6" (+103.5')
+17'-0" (+118')
+11'-0" (+112')
PLASTERLANDSCAPE WALL
+1'-6" (+102.5')
-4-0" (+97') -3'-6" (+97.5')
JACUZZI EDGE
NATURAL GRADE
NATURAL GRADE
NATURAL GRADE
NATURAL GRADE
POOL EDGE
FINISH GRADE
PLASTEREXTERIOR WALL
PLASTER
EXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
12'
14'
8'
21'
9'
13'-6"
PLASTER
EXTERIOR WALL
HANDRAIL
2'
10'
4'-6"
PLASTER
PLANTER WALL
21'
+2'-6" (+103.5')
TRELLIS
90% OPEN TO
LIGHT AND AIR
+10'-6" (+101.5')
UPPER FLOOR
GROUND FLOOR
NATURAL GRADE
+1'-6" (+102.5')
-2'-0" (+99') 5'-6"
10'
9'
+15'-6" (+116.5')
+13'-6" (+114.5') 2'
+1'-6" (+102.5')
+14'-6" (+115.5')
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTER
EXTERIOR WALL
PLASTER
EXTERIOR WALL
STUCCO RETAINING WALL
(6 FEET HIGH ABOVE
NATURAL GRADE)
+2'-6" (+103.5')
5'
8'
13'-6"
-11'-0" (+90')
-7'-0" (+94')
NATURAL GRADE
±0'-0"
+101'
+12'-0"+113'
PLASTER WALL
PLASTER STAIR
WALL
3' PLASTER WALL
+10'-6" (+101.5') TRELLIS 90% OPEN TO
LIGHT AND AIR
TRELLIS +21'-6" (+102.5')
90% OPEN TO
LIGHT AND AIR
UPPER FLOOR
GROUND FLOOR
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
ELEVATIONS 4 & 5
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-2.2
MAIN HOUSE - ELEVATION 4 - NORTH ELEVATIONMAIN HOUSE - ELEVATION 5 - NORTHEAST ELEVATION 78 +6'-0"
+107'
SECOND UNIT
10'-6"
10'-6"
10'-6"
8'-6"
11'-6"
9'
10'-6"
8'-6"
1'-6"
+6'-0" (+107')
+16'-6" (+117.5')
+14'-6" (+115.5')+3'-0" (+104')
FINISH GRADE
FINISH GRADE FINISH GRADE
NATURAL GRADE NATURAL GRADE
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTERLANDSCAPE WALL
WOOD TRELLIS +15'-0" (+116')
+6'-0"+107'
SECOND UNIT
10'-8"
11'-6"
+6'-0" (+107')
+16'-6" (+117.5')
+14'-6" (+115.5')
NATURAL GRADE FINISH GRADE
NATURAL GRADE FINISH GRADE
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL ENTRANCE GATE PLASTER EXTERIOR WALL +6'-0"+107'
SECOND UNIT
10'-2" 11'-6"
10'-6"
8'-6"
+3'-0" (+104')
+16'-6" (+117.5')
+14'-6" (+115.5') +14'-6" (+115.5')
+3'-0" (+104')
+6'-0" (+107')
FINISH GRADE FINISH GRADE
NATURAL GRADE
NATURAL GRADE
PLASTER
EXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
ENTRANCE GATE
11'-6"
12'
+6'-0"+107'
SECOND UNIT
11'-6"
10'-6"
+16'-6" (+117.5')
+14'-6" (+115.5')
+3'-0" (+104')
FINISH GRADE
FINISH GRADE
NATURAL GRADE NATURAL GRADE
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
PLASTERLANDSCAPE WALL
11'-6"
+6'-0"+107'
SECOND UNIT
2'
12'
+16'-6" (+117.5')
+14'-6" (+115.5')+2'-6" (+103.5')
FINISH GRADE FINISH GRADE
FINISH GRADE
NATURAL GRADE
NATURAL GRADE
PLASTEREXTERIOR WALL
PLASTEREXTERIOR WALL
CONCRETE WALL
9'-2"
+6'-0" (+107')
3'-6"
10'-8"
+5'-4" (+106.3')
3'-6"
6'
2'-6"
3'-6"
6'
2'-6"
3'
5'-6"
2'-6"
+6'-6" (+107.5')
FINISH GRADE
WOOD GATE WOOD GATE
PLASTER WALL PLASTER WALL PLASTER WALL
WOOD FENCE WOOD FENCE
3'-6"
6'
2'-6"
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
SECOND UNIT - PROPOSED
ELEVATIONS 6‚ 7‚ 8‚ 9 & 10 AND
FRONT GATE
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-2.3
SECOND UNIT - ELEVATION 6 - SOUTH INTERNAL YARD ELEVATIONSECOND UNIT - ELEVATION 7 - WEST ELEVATIONSECOND UNIT - ELEVATION 8 - EAST ELEVATION SECOND UNIT - ELEVATION 9 - SOUTH ELEVATIONSECOND UNIT - ELEVATION 10 - NORTH ELEVATION
WEST FRONT GATE ELEVATION
79 +3'-0" (+104')
24' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
NATURAL GRADE
+12'-0" (+113')
±0'-0" (+101')
+23'-6" (+124.5')
-0'-6" (+100.5')
+3'-0" (+104')+14'-6" (+115.5')+23'-6" (+124.5')
+17'-0" (+118')
+11'-0" (+112')
±0'-0"
+101'
-11'-0" (+90')
+12'-0"+113'
NATURAL GRADE
24' ABOVE NATURAL GRADE18' ABOVE NATURAL GRADE
+21'-0" (+122')+10'-0" (+111')
8' 2' 3'-6"
10' 2' 9' 14'-7" 2'
9' 2' 9'-6"
23'-6"
11'-6" 9'
14'
8'
FINISH GRADE
FINISH GRADE
LIGHTWELL
PANTRY 01
±0'-0" (101')
FINISH GRADE
FLAT ROOF
LANDSCAPING
WALL
EXTERIOR WALL
EXTERIOR WALL
EXTERIOR WALL
PARAPET WALL
HANDRAIL
10' 2' 1'-6" 2' +12'-0" (+113') ROOF DECK +12'-0" (+113') +15'-6" (+116.5')
+13'-6" (+114.5')
FLAT ROOF
13'-6"
13'-6"
2'
±0'-0" (+101')
+2'-6" (+103.5')
-14'-7" (+86.4')
TRELLIS
90% OPEN TO
LIGHT AND AIR
+10'-6" (+101.5')
10'
UPPER FLOOR
GROUND FLOOR
ROOF DECK
FLAT ROOF
EXTERIOR WALL
EXTERIOR WALL EXTERIOR WALL
EXTERIOR WALL
BBQ AREA WALL
FLAT ROOF
STUCCO RETAINING WALL
(6 FEET HIGH ABOVENATURAL GRADE)
±0'-0"
+101'
+12'-0"+113'
+12'-0" (+113')
±0'-0" (+101')
+23'-6" (+124.5')+21'-0" (+122')+10'-0" (+111')-13'-0" (+88')-2'-7" (+92') 10' 2' 9' 2' 2'-7" 12'
11'-6"
11'-6"
5'
14'
WALKWAY FINISH GRADE
24' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
NATURAL GRADE
24' ABOVE NATURAL GRADE18' ABOVE NATURAL GRADE
FINISH GRADE
2' 10'
PA
PA
PA
22' +12'-0" (+113')
±0'-0" (+101')
+23'-6" (+124.5')+10'-0" (+111')
NATURAL GRADE
+3'-0" (+104')
WALKWAY +1'-6" (+102.5')
*Adjusted basement ceiling
height
UPPER FLOOR
GROUND FLOOR
-14'-7"
+86.4'
BASEMENT
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
SECTIONS A-A & B-B
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-3.1
MAIN HOUSE - SECTION A-AMAIN HOUSE - SECTION B-B
80 WALKWAY +2'-6" (+103.5')
24' ABOVE NATURAL GRADE18' ABOVE NATURAL GRADE
FINISH GRADE
NATURAL GRADE
-12'-0" (+89')
STAIR WALL
24' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
NATURAL GRADE
+12'-0" (+113')
±0'-0" (+101')
+10'-0" (+111')
ROOF DECK ROOF DECK
EXTERIOR WALL
PARAPET WALL
HANDRAIL
EXTERIOR WALL
10' 2' 1'-6" 2'
11'-6" 2' 10'
21'
13'-6"
+1'-6" (+102.5') POOL EDGE
-2'-0" (+99')-4'-0" (+97')
POOL DECK
+23'-6" (+124.5')
STUCCO RETAINING WALL
(6 FEET HIGH ABOVE
NATURAL GRADE)
±0'-0"
+101'
+12'-0"+113'
STAIRS
PA
PA
FINISH GRADE
+23'-6" (+124.5')
+15'-6" (+116.5')
+13'-6" (+114.5')
+10'-6" (+101.5') TRELLIS 90% OPEN TO
LIGHT AND AIR
10'
TRELLIS +21'-6" (+102.5')
90% OPEN TO
LIGHT AND AIR
UPPER FLOOR
GROUND FLOOR
WALKWAY +2'-6" (+103.5')
PA
12'
PA
WALKWAY ±0'-0" (+101')
STUCCO RETAINING WALL
(6 FEET HIGH ABOVE
NATURAL GRADE)
24' ABOVE NATURAL GRADE18' ABOVE NATURAL GRADE
NATURAL GRADE
24' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
NATURAL GRADE
±0'-0"
+101'
+12'-0"+113'
UPPER FLOOR
GROUND FLOOR
+12'-0" (+113')
±0'-0" (+101')
+10'-0" (+111')+23'-6" (+124.5')
FLAT ROOF
ROOF DECK
23'-5"
9' 2'
+14'-0" (+115')+11'-0" (+112')+3'-0" (+104')
±0'-0" (+101') ±0'-0" (+101')
EXTERIOR WALL
EXTERIOR WALL
EXTERIOR WALL
14'-6"
11'-6" 2' 10'
21' 2' +21'-0" (+122')
FLAT ROOF
ENTRANCE DOOR
WATER
FEATURE
GATE
FINISH GRADE
+23'-6" (+124.5')
PA
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
MAIN RESIDENCE - PROPOSED
SECTIONS C-C & D-D
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-3.2
MAIN HOUSE - SECTION C-CMAIN HOUSE - SECTION D-D
81 7'
18' ABOVE NATURAL GRADE
NATURAL GRADE
18' ABOVE NATURAL GRADE
+6'-0"+107'
SECOND UNIT
FINISH GRADE
FINISH GRADE OUTDOOR GARDEN
+6'-0" (+107') +6'-0" (+107')
10'-6"
8'-6" 1'-6" 2'
10'-6"
+14'-6" (+115.5')
FLAT ROOF +16'-6" (+117.5')
OUTDOOR GARDEN
+6'-0" (+107')
+3'-0" (+104')
+12'-0" (+113')
+14'-6" (+115.5')
9' 2' 2'
3'
1'-6"
2' 8'-6" EXTERIOR WALL EXTERIOR WALL FLAT ROOF
11'-6"
+16'-6" (+117.5')
18' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
OUTDOOR GARDEN
WALKWAY +6'-0" +107' SECOND UNIT +6'-0" (+107')
FINISH GRADE
+6'-0" (+107')
+16'-6" (+117.5')+14'-6" (+115.5')
+15'-6" (+116.5')
ENTRANCE GATE
WOOD TRELLIS
8'-6" 1'-6" 2'
8'-6"
10'-6"
6" 1'-6"
STUCCO RETAINING WALL
(6 FEET HIGH ABOVE
STUCCO RETAINING WALL NATURAL GRADE)
(6 FEET HIGH ABOVE
NATURAL GRADE)
PA
WATER FEATURE
FLAT ROOF
EXTERIOR WALL
DRIVEWAY
NATURAL GRADE
PA
PA
+16'-6" (+117.5')
FIRE PIT
PA
11'-6"
10'-11"
10'-6"
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
SECOND UNIT - PROPOSED
SECTIONS E-E & F-F
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1/8" = 1'-0"
A-3.3
SECOND UNIT - SECTION E-ESECOND UNIT - SECTION F-F
82 24' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
NATURAL GRADE
±0'-0"
+101'
+12'-0"+113'
-12'-0"
+89'
+6'-0"+107'
*Adjusted basement height
TRELLIS
90% OPEN TO
LIGHT AND AIR
-14'-7"
+86.4'
±0'-0"
+101'
+12'-0"+113'
-12'-0"
+89'
24' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
NATURAL GRADE
±0'-0"
+101'
+12'-0"+113'
-12'-0"
+89'
24' ABOVE NATURAL GRADE
18' ABOVE NATURAL GRADE
NATURAL GRADE +6'-0"
+107'
UPUP
UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
82' 84'86'88' 90' 92'94' 96' 98' 100' 102' 104' 106'
82' 84'86'88'90' 92' 94' 96' 98' 100' 100' 102'
74'
76' 78'80'
72'
70'72'
74'
76'
78'
92' 94'
90'
SS3
A4.3
SS2
A4.3
SS1
A4.3
SS3
A4.3
SS2
A4.3
SS1
A4.3
*Existing Railroad Ties, Mailbox
post and other private siteimprovements within City right of way to be removed and relocated
5'-4"
5'-8"
12'
72'-10"
33'-8"
8'-6"
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
TWO STORY & BASEMENT EXHIBIT
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 20, 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT
3 2022/05/26 PLANNING RE-SUBMT
4 2022/06/20 PLANNING RE-SUBMT
1" = 20'
SITE PLAN
A-4.3
N
SS1 - SITE SECTION 1
FOOTPRINT
LOWER FLOOR BELOW
FOOTPRINT
BASEMENT BELOW
FOOTPRINT
UPPER FLOOR ABOVE
GROUND
FLOOR
SECOND UNIT
FOOTPRINT
6' MECHANICAL AREA
BELOW
FOOTPRINT
ROOF ABOVE
SS2 - SITE SECTION 2SS3 - SITE SECTION 3
GARAGE
GROUND FLOOR
UPPER FLOOR
POOL
MECH 6'
LOWER FLOOR BASEMENT
GARAGE
GUEST HOUSE
GROUND FLOOR
UPPER FLOOR
GROUND FLOOR
UPPER FLOOR
LOWER FLOOR
GARAGE
GARAGE
PARKING
MECH 6'
83 UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UPUP
UP
UP
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
TDSF & 2 ̸ 3RDS EXHIBIT PAGE 1
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT3 2022/05/26 PLANNING RE-SUBMT 4 2022/06/ PLANNING RE-SUBMT
1" = 10'
A-4.1
N
FOOTPRINT
GROUND FLOOR ABOVE
BASEMENT
986 SQ FT
LOWER FLOOR
1074 SQ FT
SECOND UNIT
471 SQ FT
FOOTPRINT
BASEMENT BELOW
GARAGE
462 SQ FT
FOOTPRINT
LOWER FLOOR BELOW
T.D.S.F. CALCULATION MATH
AREA 2/3RDS RULE ANALYSIS
FIRST FLOOR AREA (LOWER FLOOR, GROUND FLOOR AND ATTACHED GARAGE): 5222 SQ FT
2/3RD CALCULATION: 5222 x 2/3 = 3481 SQ FT
PROPOSED SECOND FLOOR AREA (UPPER FLOOR) = 1572 SQ FT < 3481 SQ FT (21780 x 0.177) + (21780 x 0.1) + (14533 x 0.05) + 1000 = 7760 SQ FT
PROPOSED AREA TABULATION
MAIN RESIDENCE TDSF: 6284 SQ FT
(LOWER FLOOR: 1074 SQ FT
GROUND FLOOR: 3638 SQ FT
UPPER FLOOR: 1572 SQ FT)
MAIN RESIDENCE GARAGE: 510 SQ FT
SECOND UNIT: 471 SQ FTSECOND UNIT GARAGE: 462 SQ FT
PROPOSED T.D.S.F.: 7727 SQ FTBASEMENT (EXCLUDED FROM T.D.S.F CALCULATION): 986 SQ FT FOOTPRINT GARAGE ABOVE
LOWER FLOOR
1074 SQ FT 1074 SQ FT
UP
BASEMENT
986 SQ FT 986 SQ FT 986 SQ FT 6 SQ
SECOND U ECOND UNIT ND UNIT
471 SQ FT 471 S FT
ARAGE
SQ FT
GAR
462 SQ
UP
UP
UP UP
UP
UP
UP
UP
UP
GROUND FLOOR
3638 SQ FT
FOOTPRINT
UPPER FLOOR ABOVE
GARAGE
510 SQ FT
84 UP
THE DRAWINGS AND SPECIFICATIONS ARE THE PROPERTY
AND COPYRIGHT OF WARREN GARRETT AND SHALL NOT BE
USED ON ANY OTHER WORK EXCEPT BY WRITTEN AGREEMENT
WITH WARREN GARRETT.WRITTEN DIMENSIONS SHALL BE VERIFIED ON THE JOB SITE.
DISCREPANCIES SHALL BE BROUGHT TO THE ATTENTION OF
WARREN GARRETT PRIOR TO THE COMMENCEMENT OF ANYWORK.
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
Zumirez
MP, MS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTES
PROJECTREVISION SCHEDULE
NO. DATE ISSUE
TDSF & 2 ̸ 3RDS EXHIBIT PAGE 2
PROJECT OWNER
IBN Properties LLC
5115 Douglas Fir Road, Suite F
Calabasas CA 91302 US
JUNE , 2022
2020/12/21 CDP INITIAL SUBMITTAL
1 2021/05/28 PLANNING RE-SUBMT
2 2021/08/12 PLANNING RE-SUBMT3 2022/05/26 PLANNING RE-SUBMT 4 2022/06/ PLANNING RE-SUBMT
1" = 10'
A-4.2
N
FOOTPRINT
GROUND FLOOR BELOW
UPPER FLOOR
1572 SQ FT
FOOTPRINT
GARAGE BELOW
T.D.S.F. CALCULATION MATH
AREA 2/3RDS RULE ANALYSIS
FIRST FLOOR AREA (LOWER FLOOR, GROUND FLOOR AND ATTACHED GARAGE): 5222 SQ FT
2/3RD CALCULATION: 5222 x 2/3 = 3481 SQ FT
PROPOSED SECOND FLOOR AREA (UPPER FLOOR) = 1572 SQ FT < 3481 SQ FT (21780 x 0.177) + (21780 x 0.1) + (14533 x 0.05) + 1000 = 7760 SQ FT
PROPOSED AREA TABULATION
MAIN RESIDENCE TDSF: 6284 SQ FT
(LOWER FLOOR: 1074 SQ FT
GROUND FLOOR: 3638 SQ FT
UPPER FLOOR: 1572 SQ FT)
MAIN RESIDENCE GARAGE: 510 SQ FT
SECOND UNIT: 471 SQ FTSECOND UNIT GARAGE: 462 SQ FT
PROPOSED T.D.S.F.: 7727 SQ FTBASEMENT (EXCLUDED FROM T.D.S.F CALCULATION): 986 SQ FT
UPPER FLOOR UPPER FLOOR
1572 SQ FT 1572 SQ FT
85 “ ” “
”
86 87
88 SECTION B-B
NOT TO SCALE
BB
xx
xxxx
xxxxxxx
89 UP
UP
UP
UP
104' 106'
108'
106' 106'
106'
106' 104'
5'-0"
3'-4" 8'-0" 4'-6" 5'-0"
20'-0" 8'-0"
20'-0" 4'-0" GARAGE
GARDENER
ENCLOSURE
+7'-0"+107'
+3'-0"
+104'
+5'-0"+106'
GUEST HOUSE
GRAVEL
DRIVEWAY
GUEST OUTDOOR
GARDEN
+3'-0"
+104'
+6'-0"+107'
+6'-0"+107'
+7'-0"
+108'
+3'-0"+104'
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
30'-0"
+5'-4"
+106.3'
+2'-6"+103.5'
PA
PA
PA
PA
PA
PA PA
ENCLOSURE
PA
PA
W-02
W-02
W-01
W-01
F-02
PV-04
PV-04
PV-02
PV-03
M-03
PV-05
PV-02
PV-04 TYP. M-02
PV-01
M-04
TYP.
WF-04
F-03
PO-03
WF-03
SETBACK LINE TYP.
S-01
S-02
W-04
M-01
15'-10"
5'-2" 5'-2" 3'-7"
9'-6" 16'-0"
4'-6"
5'-9"
+6'-6"
+107.5'
+3'-0"+104'
+6'-0"+107'
ENCLOSED
PARKING AREA
FRONT WALL & GATES
42" SOLID STUCCO,
90% PERMEABLE
FROM 42" TO 6'-0" MAX
REFERENCE NOTES SCHEDULE
FENCE AND GATE
6' WROUGHT IRON FENCE
AUTOMATED SLIDING ENTRY GATE
PEDESTRIAN GATE
MISCELLANEOUS
METAL HEADER
FIRE PIT
TRASH ENCLOSURE W/ DOUBLE GATES ON CONCRETE SLAB (MAX 6')
WOOD TRELLIS
PAVING
STONE PAVING
COLOR CONCRETE PAVING
STONE CURB
GRAVEL PAVING
POOL AND JACUZZI
POOL
JACUZZI @ POOL DECKJACUZZI @ GUEST HOUSE
F-01F-02F-03
M-01M-02M-03M-04
PV-01PV-02PV-03PV-04
PO-01PO-02PO-03
STAIRS
STONE STAIRS
CONCRETE STAIRS
WALL
6' ENTRY WALL (FRONT WALL & GATES 42" SOLID STUCCO,
90% PERMEABLE FROM 42" TO 6'-0" MAX)
6' STUCCO WALL
PLANTER WALL, MATERIAL TBD.
CONCRETE RETAINING WALL
WATER FEATUREWATER BASIN W/ 6' GARDEN WALL
FLUSH WATER FEATURE @ MAIN HOUSE GARDENFLUSH WATER FEATURE @ GUEST HOUSE GARDEN
CIRCULAR WATER FEATURE
S-01S-02
W-01W-02W-03W-04
WF-01WF-02WF-03WF-04
SYMBOL DESCRIPTION
SMALL WALL SCONE LIGHT
WALL MOUNT ENTRY LIGHT
TREE DOWNLIGHT
LOW PATHWAY BOLLARD LIGHT
LOW DRIVEWAY BOLLARD LIGHT
FOUNTAIN LIGHT
LEGEND
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L1.2
L1.1
LAYOUT & MATERIALS PLAN
1 2
3 4
6 56
90 UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88
98' 96' 94' 92'
90' 6.000 20'-10" 30'-0"
4'-2"
43'-0"
7'-8"
16'-0"
8'-0" 26'-6"
5'-0" 4'-6" 4'-1"
7'-0"
26'-4"
5'-3"
6'-6"
GE
ER
URE
+3'-0"+104'
+3'-0"+104'
-2'-6"
+98.5'
MAIN HOUSE
POOL
DECK
GARAGE
BBQ AREA
±0'-0"
+101'
+1'-6"
+102.5'
+1'-6"+102.5'
-1'-6"
+99.5'
OUTDOOR
LOUNGE
+3'-0"+104'
+2'-6"+103.5'
PA
PA
PA
PA
PA
PA
PA
±0'-0"
+101'
-12'-0"
+89'
+1'-6"+102.5' -12'-0"
+89'
PA
GRAVEL
DRIVEWAY
+2'-6"+103.5'
-7'-0"
+94'
±0'-0"
+101'
PA
W-03 TW+97
PO-01
PO-02
W-03
PV-01 TYP.
PV-04
TYP.
F-01
PA
23'-0"
PV-02
PV-02
PV-01 TYP.
WF-02
TYP.
S-01
S-01
PV-01
SETBACK LINE TYP.
W-02
W-02
WF-01 TW+104.5
+102.5
S-01
S-01
5'-3" 4'-6" 4'-7"
S-01 S-01 TYP.
INFINITY EDGE
TW+101.5
PA TW+97.5
PV-03
15'-10" 18'-10"
PV-04
F-01
PA
S-01 S-01
69'-6"
50'-2"
17'-8"
15'-0"
+2'-6"
+103.5'
+3'-0"+104'
+2'-6"
+103.5'
+3'-0"
+104'
+0'-6"
+100.5'
+3'-0"+104'
WF-02
S-01
+11'-0"
90'
-11'-0"
+90'
S-01
-12'-5"
+88.5'
REFERENCE NOTES SCHEDULE
FENCE AND GATE
6' WROUGHT IRON FENCE
AUTOMATED SLIDING ENTRY GATE
PEDESTRIAN GATE
MISCELLANEOUS
METAL HEADER
FIRE PIT
TRASH ENCLOSURE W/ DOUBLE GATES ON CONCRETE SLAB (MAX 6')
WOOD TRELLIS
PAVING
STONE PAVING
COLOR CONCRETE PAVING
STONE CURB
GRAVEL PAVING
POOL AND JACUZZI
POOL
JACUZZI @ POOL DECKJACUZZI @ GUEST HOUSE
F-01F-02F-03
M-01M-02M-03M-04
PV-01PV-02PV-03PV-04
PO-01PO-02PO-03
STAIRS
STONE STAIRS
CONCRETE STAIRS
WALL
6' ENTRY WALL (FRONT WALL & GATES 42" SOLID STUCCO,
90% PERMEABLE FROM 42" TO 6'-0" MAX)
6' STUCCO WALL
PLANTER WALL, MATERIAL TBD.
CONCRETE RETAINING WALL
WATER FEATUREWATER BASIN W/ 6' GARDEN WALL
FLUSH WATER FEATURE @ MAIN HOUSE GARDENFLUSH WATER FEATURE @ GUEST HOUSE GARDEN
CIRCULAR WATER FEATURE
S-01S-02
W-01W-02W-03W-04
WF-01WF-02WF-03WF-04
SYMBOL DESCRIPTION
SMALL WALL SCONE LIGHT
WALL MOUNT ENTRY LIGHT
TREE DOWNLIGHT
LOW PATHWAY BOLLARD LIGHT
LOW DRIVEWAY BOLLARD LIGHT
FOUNTAIN LIGHT
LEGEND
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L1.3
L1.2
LAYOUT & MATERIALS PLAN
MATCHLINE, SEE SHEET L1.1
6 1
2 3
4 5
6 91
UP
UP
UP
88' 86' 84' 82'
94' 92' 90' 88' 86' 84' 82' 80' 78'
76'
74'
72'
68'
66'
64'
62'
78' 76'
74' 72' 70' 68' 66' 64' 62'
58'
56'
54'
58'
56' 54' 52' 48' 46' 44' 42'
5'
+1'-6"+102.5'
PA
-12'-0"
+89'
F-01 TYP.
W-03 TW+97
PO-02
PV-01
PA
15'-0"
S-01
+11'-0"
90'
-11'-0"
+90'
S-01
-12'-5"
+88.5'
50' FROM RESIDENCE -NATIVE PLANTING ZONE
REFERENCE NOTES SCHEDULE
FENCE AND GATE
6' WROUGHT IRON FENCE
AUTOMATED SLIDING ENTRY GATE
PEDESTRIAN GATE
MISCELLANEOUS
METAL HEADER
FIRE PIT
TRASH ENCLOSURE W/ DOUBLE GATES ON CONCRETE SLAB (MAX 6')
WOOD TRELLIS
PAVING
STONE PAVING
COLOR CONCRETE PAVING
STONE CURB
GRAVEL PAVING
POOL AND JACUZZI
POOL
JACUZZI @ POOL DECKJACUZZI @ GUEST HOUSE
F-01F-02F-03
M-01M-02M-03M-04
PV-01PV-02PV-03PV-04
PO-01PO-02PO-03
STAIRS
STONE STAIRS
CONCRETE STAIRS
WALL
6' ENTRY WALL (FRONT WALL & GATES 42" SOLID STUCCO,
90% PERMEABLE FROM 42" TO 6'-0" MAX)
6' STUCCO WALL
PLANTER WALL, MATERIAL TBD.
CONCRETE RETAINING WALL
WATER FEATUREWATER BASIN W/ 6' GARDEN WALL
FLUSH WATER FEATURE @ MAIN HOUSE GARDENFLUSH WATER FEATURE @ GUEST HOUSE GARDEN
CIRCULAR WATER FEATURE
S-01S-02
W-01W-02W-03W-04
WF-01WF-02WF-03WF-04
SYMBOL DESCRIPTION
SMALL WALL SCONE LIGHT
WALL MOUNT ENTRY LIGHT
TREE DOWNLIGHT
LOW PATHWAY BOLLARD LIGHT
LOW DRIVEWAY BOLLARD LIGHT
FOUNTAIN LIGHT
LEGEND
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L1.2
L1.3
LAYOUT & MATERIALS PLAN
6 1
2 3
4 56
92 UP
UP
UP
UP
04' 1 106'
108'
106' 106'
106'
106' 104'
GARAGE
GARDENER
ENCLOSURE
GUEST HOUSE
GRAVEL
DRIVEWAY
GUEST OUTDOOR
GARDEN
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA PA
ENCLOSURE
PA
SETBACK LINE TYP. PA
(E) 24" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 12" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 18" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 18" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 12" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 6" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 12" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 6" DIA
TREE
TO BE REMOVED
(E) 12" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 28" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 18" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 14" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 16" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 32" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 12" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 18" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 32" DIA
TREE STUMP
TO BE REMOVED
(E) 24" DIA
TREE STUMP
TO BE REMOVED
(E) 24" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 8" DIA
TREE
TO BE REMOVED
(E) 7" DIA
TREE
TO BE REMOVED
(E) 6" DIA
TREE
TO BE REMOVED
(E) 20" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 24" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 18" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 12" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
NOT FOR CONSTRUCTION Signature Cert. No. 1620 Date Renewal Date 7/31/2021 L ICENSED LANDSCAPE ARCH I TECT STATE OF CA L I FORN I AGEORGE W . G I RV I N DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L2.2
L2.1
EXISTING TREE & SHRUB
PROTECTION PLAN
1 2
3 4
5 6
93 UP
UP
UP
UP UP
UP
UP
UP
UP
UP
U
UP
UP
UP
UP
UP
104'
102'
100'
98'
96'
94'
92'
90'
88'
86'
84'
82'
104'
102'
100'
100'
98'
96'
94'
92'
90'
88'
98'
96'
94'
92'
90'
6.0000 RAGE
RDENER
CLOSURE
MAIN HOUSE
POOL
DECK
GARAGE
BBQ AREA
OUTDOOR
LOUNGE
PA
PA
PA
PA
PA
PA
PA
PA
PA
GRAVEL
DRIVEWAY
PA
E
PA
PA
PA
(E) 18" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) 8" DIA
EUCALYPTUS CLADOCALYX
SUGAR GUM
TO BE REMOVED
(E) SHRUBS
TO BE REMOVED
(E) SHRUBS
TO BE REMOVED
(E) SHRUBS
TO BE REMOVED
(E) SHRUBS
TO BE REMOVED
(E) SHRUBS
TO BE REMOVED
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
NOT FOR CONSTRUCTION Signature Cert. No. 1620 Date Renewal Date 7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L2.1
L2.2
EXISTING TREE & SHRUB
PROTECTION PLAN
MATCHLINE, SEE SHEET L2.3
1 2
3 4
5 6
94 INFINITY EDGE
NFINITY EDGE
+1'-6"
+102.5'
SETBACK
PA
-12'-0"
+89'
OUTDOOR SHOWER
EL: -12'-0" (+89')
4:1 SLOPE
NE
RS
FENCE
FENCE
WALL
EL: -10'-0" (+91')
PA
FENCE
UP
PA
PA
(E) 36“ DIA
TOYON TREE
TO BE REMAIN
(E) 14" DIA
TOYON TREE
TO BE REMAIN
(E) 14" DIA
TOYON TREE
TO BE REMAIN
(E) 8" DIA
BRAZILIAN PEPPER TREE
TO BE REMOVED
(E) 6" DIA
BRAZILIAN PEPPER TREE
TO BE REMOVED
(E) 12" DIA
BRAZILIAN PEPPER TREE
TO BE REMOVED
(E) TOYON TREE
TO BE REMAIN
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
NOT FOR CONSTRUCTION Signature Cert. No. 1620 Date Renewal Date 7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
L2.3
EXISTING TREE & SHRUB
PROTECTION PLAN
MATCHLINE, SEE SHEET L2.2
1 2
3 4
56 95
SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE REMARKS
AGA ATT Agave attenuata Foxtail Agave 5 galAGA DW2 Agave desmettiana Dwarf Century Plant 5 gal.AGA WE3 Agave tequiliana `Weber Azul` Weber`s Blue Agave 5 gal.ARC HOW Arctostaphylos densiflora `Howard McMinn` Howard McMinn Manzanita 5 gal CAR CAL Carpenteria californica Bush Anemone 5 gal.CEA JOY Ceanothus x `Joyce Coulter` Joyce Coulter Wild Lilac 5 gal.CYC REV Cycas revoluta Sago Palm 15 gal LAV HID Lavandula angustifolia `Hidcote` Hidcote Lavender 5 gal MAH AQU Mahonia aquifolium Oregon Grape 5 gal.MIM LON Mimulus longiflorus Bush Monkey Flower 5 gal NativeMYR CAL Myrica californica Pacific Wax Myrtle 15 gal PHI XXA Philodendron x `Xanadu` Xanadu Philodendron 1 gal.
PHO SUD Phormium x `Sundowner` Sundowner New Zealand Flax 5 gal.RHA CAL Rhamnus californica California Coffee Berry 5 gal NativeRHU INT Rhus integrifolia Lemonade Berry 15 gal NativeRHU OVA Rhus ovata Sugar Bush 15 gal NativeRIB GOL Ribes aureum Golden Currant 5 gal NativeROS COL Rosmarinus officinalis `Collingwood Ingram` Rosemary 5 gal SAL PU3 Salvia leucophylla Purple Leaf Sage 5 gal Native SYM ALB Symphoricarpos albus Common White Snowberry --- Native ZAU CA9 Zauschneria californica California Fuchsia 5 gal Native
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE REMARKS ACH ISL Achillea millefolium `Island Pink` Common Yarrow flat Native ACM DEE Acmispon glaber Deerweed 1 gal Native
ARC MAN Arctostaphylos x `Emerald Carpet` Emerald Carpet Manzanita 1 gal.
CAR TUM Carex tumulicola Berkeley Sedge 1 gal
DUD CYM Dudleya cymosa Canyon Liveforever 1 gal NativeFES OVI Festuca ovina glauca `Elijah Blue` Blue Fescue 1 gal.HEU MA2 Heuchera maxima Island Alum Root 1 gal.
KOL MAC Koeleria macrantha Prairie Junegrass 1 gal Native MUH RIG Muhlenbergia rigens Deer Grass 1 gal. Native
SAL SPA Salvia spathacea Hummingbird Sage 1 gal Native
SEN MAN Senecio mandraliscae Blue Finger 1 gal.
PLANT SCHEDULE SHRUB & GC
TREES CODE BOTANICAL NAME COMMON NAME SIZE REMARKS
ACE PAL Acer palmatum Japanese Maple 36"boxALO THR Aloe thraskii Dune Aloe 24" box CER WES Cercis occidentalis Western Redbud Multi-trunk 36"boxCIT ME5 Citrus x meyeri Meyer Lemon 36"box HET ARB Heteromeles arbutifolia Toyon 24" box Native
OLE EUR Olea europaea "Swan Hill" Swan Hill Ancient Olive Ancient Specimen FruitlessOLE SWA Olea europaea `Swan Hill` Swan Hill Olive 48"box FruitlessQUE MUL Quercus agrifolia Coast Live Oak Multi-Trunk 60" Native QUE SUB Quercus suber Cork Oak 24" box
UMB CAL Umbellularia californica Bay Laurel 48" Native
PLANT SCHEDULE TREE
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH ITEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION L3.0
PLANTING LEGEND AND NOTES
Planting Legend:
Note: Plant selection & plant information per county of Los Angeles Fire Department Fuel Modification Plant List and
Santa Monica Mountains Native Plant List.
1 2
3 4
5 6
96 UP
UP
UP
UP
106' 04' 1
108'
106' 106'
106'
106' 104'
SETBACK LINE TYP.
GARAGE
GARDENER
ENCLOSURE
GUEST HOUSE
GRAVEL
DRIVEWAY
GUEST OUTDOOR
GARDEN
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA PA
ENCLOSURE
PA
P
10'-0" 11'-0"
10'-0" 10'-0" 10'-0"
TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS
CER WES Cercis occidentalis Western Redbud Multi-trunk 36"box 2CIT ME5 Citrus x meyeri Meyer Lemon 36"box 1 HET ARB Heteromeles arbutifolia Toyon 24" box 4 Native
OLE SWA Olea europaea `Swan Hill` Swan Hill Olive 48"box 13 Fruitless QUE MUL Quercus agrifolia Coast Live Oak Multi-Trunk 60" 3 NativeQUE SUB Quercus suber Cork Oak 24" box 4 UMB CAL Umbellularia californica Bay Laurel 48" 3 Native PLANT SCHEDULE L3.1
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L3.2
L3.1
TREE PLANTING PLAN
6 1
2 3
4 NOTE:
1. ALL PLANTS GREATER THAN 50' FROM THE PRIMARY RESIDENCE ARE SANTA MONICA MOUNTAINS NATIVE PLANTS.
2. RELOCATE SEEPAGE PITS 10' AWAY FROM PROPOSED TREES
56 97
UP
UP
UP
UP UP
UP
UP
UP
UP
UP
PU
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88'
98' 96' 94' 92'
90' 6 0000 SETBACK LINE TYP.
ARAGE
ARDENER
CLOSURE
MAIN HOUSE
POOL
DECK
GARAGE
BBQ AREA
OUTDOOR
LOUNGE
PA
PA
PA
PA
PA
PA
PA
PA
PA
GRAVEL
DRIVEWAY
PA
RE
PA
PA
PA
TREES CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS
ACE PAL Acer palmatum Japanese Maple 36"box 1
ALO THR Aloe thraskii Dune Aloe 24" box 2
OLE EUR Olea europaea "Swan Hill" Swan Hill Ancient Olive Ancient Specimen 1 FruitlessOLE SWA Olea europaea `Swan Hill` Swan Hill Olive 48"box 3 Fruitless PLANT SCHEDULE L3.2
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L3.1
L3.2
TREE PLANTING PLAN
MATCHLINE, SEE SHEET L3.3
NOTE: TREE CANOPY TO BE MAINTAINED
AT LEAST 5' AWAY FROM HOUSE.
1 2
3 4
5 6
6 98
UP
86' 84' 82'
92' 90' 88' 86' 84' 82' 80' 78'
76'
74'
72'
68'
66'
64'
62'
78' 76'
74' 72' 70' 68' 66' 64' 62'
58'
56'
54'
58'
56' 54' 52' 48' 46' 44' 42'
PA F-01 TYP.
7 PAS-01 S-01 50' FROM RESIDENCE -NATIVE PLANTING ZONE
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
L3.3
TREE PLANTING PLAN
MATCHLINE, SEE SHEET L3.2
6 NOTE: NO PROPOSED TREE IN THIS AREA, SEE L2.3 FOR EXISTING TREE & SHRUB. 1 2
3 4
5 6
99 UP
UP
UP
UP
106' 04' 1
108'
106' 106'
106'
106' 104'
UPUP
UP
UP
106' 04' 1
108'
106' 106'
106'
106' 104'
SETBACK LINE TYP.
GARAGE
GARDENER
ENCLOSURE
GUEST HOUSE
GRAVEL
DRIVEWAY
GUEST OUTDOOR
GARDEN
PA
PA
PA
PA
PA
PA
PA
PA
PA PA
PA
PA
PA
PA
PA
PA
PA PA
ENCLOSURE
PA
P
-NATIVE PLANTING ZONE
50' FROM RESIDENCE
SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS AGA ATT Agave attenuata Foxtail Agave 5 gal 14ARC HOW Arctostaphylos densiflora `Howard McMinn` Howard McMinn Manzanita 5 gal 17 CAR CAL Carpenteria californica Bush Anemone 5 gal. 9
CEA JOY Ceanothus x `Joyce Coulter` Joyce Coulter Wild Lilac 5 gal. 9CYC REV Cycas revoluta Sago Palm 15 gal 6 LAV HID Lavandula angustifolia `Hidcote` Hidcote Lavender 5 gal 41 MAH AQU Mahonia aquifolium Oregon Grape 5 gal. 24
MIM LON Mimulus longiflorus Bush Monkey Flower 5 gal 15 NativeMYR CAL Myrica californica Pacific Wax Myrtle 15 gal 38 PLANT SCHEDULE L4.1 PHO SUD Phormium x `Sundowner` Sundowner New Zealand Flax 5 gal. 10 RHA CAL Rhamnus californica California Coffee Berry 5 gal 35 NativeRHU INT Rhus integrifolia Lemonade Berry 15 gal 47 NativeRHU OVA Rhus ovata Sugar Bush 15 gal 15 NativeRIB GOL Ribes aureum Golden Currant 5 gal 53 NativeROS COL Rosmarinus officinalis `Collingwood Ingram` Rosemary 5 gal 86 SAL PU3 Salvia leucophylla Purple Leaf Sage 5 gal 34 Native SYM ALB Symphoricarpos albus Common White Snowberry --- 22 Native ZAU CA9 Zauschneria californica California Fuchsia 5 gal 29 Native
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS ACH ISL Achillea millefolium `Island Pink` Common Yarrow flat 951 sf NativeACM DEE Acmispon glaber Deerweed 1 gal 513 sf NativeARC MAN Arctostaphylos x `Emerald Carpet` Emerald Carpet Manzanita 1 gal. 132 CAR TUM Carex tumulicola Berkeley Sedge 1 gal 420
DUD CYM Dudleya cymosa Canyon Liveforever 1 gal 565 sf Native FES OVI Festuca ovina glauca `Elijah Blue` Blue Fescue 1 gal. 41 HEU MA2 Heuchera maxima Island Alum Root 1 gal. 228
KOL MAC Koeleria macrantha Prairie Junegrass 1 gal 277 sf NativeMUH RIG Muhlenbergia rigens Deer Grass 1 gal. 470 Native SAL SPA Salvia spathacea Hummingbird Sage 1 gal 1,236 sf Native G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L4.2
L4.1
SHRUB PLANTING PLAN
6 NOTE: ALL PLANTS GREATER THAN 50' FROM THE PRIMARY RESIDENCE ARE SANTA MONICA MOUNTAINS NATIVE PLANTS.
6 1
2 3
4 56
100
UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88
98' 96' 94' 92'
90' 6 0000 UP UP UP UP UP UP UP
UP
UP
UP
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88
98' 96' 94' 92'
90' 6 0000 SETBACK LINE TYP.
AGE
ENER
SURE
MAIN HOUSE
POOL
DECK
GARAGE
BBQ AREA
OUTDOOR
LOUNGE
A
PA
PA
PA
PA
PA
PA
PA
PA
GRAVEL
DRIVEWAY
PA PA
PA
PA
SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS AGA ATT Agave attenuata Foxtail Agave 5 gal 57AGA DW2 Agave desmettiana Dwarf Century Plant 5 gal. 6AGA WE3 Agave tequiliana `Weber Azul` Weber`s Blue Agave 5 gal. 1 MAH AQU Mahonia aquifolium Oregon Grape 5 gal. 15MYR CAL Myrica californica Pacific Wax Myrtle 15 gal 80PHI XXA Philodendron x `Xanadu` Xanadu Philodendron 1 gal. 30RHA CAL Rhamnus californica California Coffee Berry 5 gal 20 Native ROS COL Rosmarinus officinalis `Collingwood Ingram` Rosemary 5 gal 19
GROUND COVERS CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS FES OVI Festuca ovina glauca `Elijah Blue` Blue Fescue 1 gal. 78 HEU MA2 Heuchera maxima Island Alum Root 1 gal. 95
SEN MAN Senecio mandraliscae Blue Finger 1 gal. 940
PLANT SCHEDULE L4.2
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L4.1
L4.2
SHRUB PLANTING PLAN
MATCHLINE, SEE SHEET L4.31
2 3
4 5
6 6
101
UP
86' 84' 82'
92' 90' 88' 86' 84' 82' 80' 78'
76'
74'
72'
68'
66'
64'
62'
78' 76'
74' 72' 70' 68' 66' 64' 62'
58'
56'
54'
58'
56' 54' 52' 48' 46' 44' 42'
UP
86' 84' 82'
92' 90' 88' 86' 84' 82' 80' 78'
76'
74'
72'
68'
66'
64'
62'
78' 76'
74' 72' 70' 68' 66' 64' 62'
58'
56'
54'
58'
56' 54' 52' 48' 46' 44' 42'
PA F-01 TYP.
+97
PAS-01 S-01 50' FROM RESIDENCE -NATIVE PLANTING ZONE
SHRUBS CODE BOTANICAL NAME COMMON NAME SIZE QTY REMARKS AGA ATT Agave attenuata Foxtail Agave 5 gal 7AGA DW2 Agave desmettiana Dwarf Century Plant 5 gal. 6AGA WE3 Agave tequiliana `Weber Azul` Weber`s Blue Agave 5 gal. 13 MYR CAL Myrica californica Pacific Wax Myrtle 15 gal 7
PLANT SCHEDULE L4.3
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
L4.3
SHRUB PLANTING PLAN
MATCHLINE, SEE SHEET L4.2
6 1
2 3
4 5
6 102
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH ITEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION Fuel Modification Plan Notes
Zone A – Setback Zone
• Extends 30 feet beyond the edge of any combustible structure, accessory structure, appendage or projection.
Overhangs or parts of structures not accurately reflected on the plans may negate the approval of plant location on the approved plan.
• Irrigation by automatic or manual systems shall be provided to maintain healthy vegetation and fire resistance.• Vegetation in this zone shall consist primarily of green lawns, ground covers not exceeding 6 inches in height, and adequately spaced shrubs. The overall landscape characteristics shall provide adequate defensible space ina fire environment. • Plants in Zone A shall be inherently highly fire resistant and appropriately spaced. Species selection should reference the Fuel Modification Plant List. Other species may be used subject to approval. Plans re-submitted 6months after the initial review will be evaluated based on the current Fuel Modification Plant List, available from the Fuel Modification Unit.
• Trees are generally not recommended, except for dwarf varieties or mature trees small in stature.• Target species will typically not be allowed within 30 feet of combustible structures and may require removal if existing.
• Vines and climbing plants shall not be allowed on any combustible structure requiring review.
Zone B – Irrigated Zone
• Extends from the outer edge of Zone A to 100 feet from structures.• Irrigation by automatic or manual systems shall be provided to maintain healthy vegetation and fire resistance.• Vegetation in this zone shall primarily consist of green lawns, ground covers, and adequately spaced shrubs and trees.
• Unless otherwise approved, ground covers shall be maintained at a height not to exceed 6 inches. On slopes, 12 inches is acceptable within 50 feet of a structure, and 18 inches beyond 50 feet. The overall landscape characteristics shall provide adequate defensible space in a fire environment. Specimen native plants may be approved to remain if properly maintained for adequate defensible space. Annual grasses or weeds shall be maintained at a height not to exceed 3 inches.
• Plants shall be fire resistant and appropriately spaced. Plant selection should reference the Fuel Modification Plant List. Other plants may be used subject to approval. • Replacement planting to meet minimum City or County slope coverage requirements or ordinances will be considered. In all cases, the overall landscape characteristics shall provide adequate defensible space in a fire environment.
• Target species may require removal within 50 feet of structures, depending on site conditions.• All trees, unless otherwise approved, shall be planted far enough from structures and Fire access roads, as to not overhang any structure or access at maturity.
Zone C – Native Brush Thinning Zone
• Extends from the outer edge of Zone B up to 200 feet from structures or to the property line.• Required thinning and clearance will be determined upon inspection.• Irrigation systems are not required.• Vegetation may consist of modified existing native plants, adequately spaced ornamental shrubs and trees, or both. Replacement planting to meet minimum City or County slope coverage requirements or ordinances will be considered. In all cases, the overall landscape characteristics shall provide adequate defensible space in a fire environment.
• Plants shall be spaced appropriately. Existing native vegetation shall be modified by thinning and removal of plants constituting a fire risk; these include, but are not limited to: chamise, sage, sage brush, and buckwheat. • Annual grasses and weeds shall be maintained at a height not to exceed 3 inches.• General spacing for existing native shrubs or groups of shrubs is 15 feet between canopies. Native plants may be thinned by reduced amounts as the distance from development increases. • General spacing for existing native trees or groups of trees is 30 feet between canopies. This distance may vary depending on the slope, arrangement of trees in relation to slope, and the tree species.
L5.0
FUEL MIDIFICATION PLAN NOTES
Fire Access Road Zone
• Extends a minimum of 10 feet from the edge of any public or private road used by fire-fighting resources.• Clear and remove flammable growth for a minimum of 10 feet on each side of Fire Access Roads.(Fire Code 325.10) Additional clearance beyond 10 feet may be required upon inspection. • Fire access roads, driveways and turnarounds shall be maintained in accordance with fire code. Fire Access Roads shall have unobstructed vertical clearance clear to the sky for a width of 20 feet. (Fire Code 503.2.1) • Remaining plants shall be appropriately spaced and maintained to provide safe egress in wildland fire environments.
• All trees, unless otherwise approved, shall be planted far enough from structures and Fire access roads, as to not overhang any structure or access at maturity.
Maintenance
Routine maintenance shall be regularly performed in all zones. Requirements include items in the Fuel Modification Guidelines and those outlined below:• Removal or thinning of undesirable combustible vegetation and removal of dead or dying plants to meet minimum brush clearance requirements.
• Pruning and thinning to reduce the overall fuel load and continuity of fuels.• Fuel loads shall be reduced by pruning lower branches of trees and tree-form shrubs to 1/3 of their height, or 6 feet from lowest hanging branches to the ground, to help prevent fire from spreading and make maintenance easier. Trees with understory plants should be limbed up at least three times the height of the underlying vegetation or up to one third the height of the tree, whichever is less, to help prevent fire from spreading upward into the crown.
• Accumulated plant litter and dead wood shall be removed. Debris and trimmings produced by maintenance should be removed from the site or chipped and evenly dispersed in the same area to a maximum depth of 6 inches.
• All invasive species and their parts should be removed from the site.• Manual and automatic irrigation systems shall be maintained for operational integrity and programming.
Effectiveness should be regularly evaluated to avoid over or under-watering. • Compliance with the Fire Code is a year-round responsibility. Enforcement will occur following inspection by the Fire Department. Annual inspections for brush clearance code requirements are conducted following the natural drying of grasses and fine fuels, between the months of April and June depending on geographic region.
Inspection for compliance with an approved Fuel Modification Plan may occur at any time of year. • Brush Clearance enforcement issues on adjacent properties should be directed to the County of Los Angeles Fire Department’s Brush Clearance Unit at (626) 969-2375. • All future plantings shall be in accordance with the County of Los Angeles Fire Department Fuel Modification Guidelines and approved prior to installation. Changes to the approved plan which require an additional plan review will incur a plan review fee.
• Questions regarding landscape planting and maintenance with regard to fire safety should be directed to the Fire Department’s Fuel Modification Unit at (626) 969-5205.
Approval of this Fuel Modification Plan constitutes approval for only those Codes reviewed as part of the Fuel Modification process and does not replace the needed approval of any other office or agency with jurisdiction and review responsibility for those items which may or may not be illustrated on the plan. 1 2
3 4
5 6
103
UP
UP
UP
UP
104'
106'
108'
106' 106'
106'
106' 104'
UP
UP
UP
UP
104'
106'
108'
106' 106'
106'
106' 104'
GARAGE
GARDENER
ENCLOSURE
GUEST HOUSE
GRAVEL
DRIVEWAY
GUEST OUTDOOR
GARDEN
30' FROM THE STRUCTURE
100' FROM THE STRUCTURE
FIRE FIGHTER ACCESS WALKWAY
ZONE "C"
ZONE "B"
ZONE "A"
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH ITECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L5.2
L5.1
FUEL MODIFICATION PLAN
1 3
2 4
6 5
6 104
UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88
98' 96' 94' 92'
90' 6.0 UP UP UP UP UP UP UP
UP
UP
UP
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88
98' 96' 94' 92'
90' 6.0 AGE DENER OSURE MAIN HOUSE POOL DECK GARAGE
BBQ AREA
OUTDOOR
LOUNGE
GRAVEL
DRIVEWAY
30' FROM
FIRE FIGHTER ACCESS WALKWAY
FIRE FIGHTER ACCESS WALKWAY
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH ITEC
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L5.1
L5.2
FUEL MODIFICATION PLAN
MATCHLINE, SEE SHEET L5.3
NOTE: TREE CANOPY TO BE MAINTAINED
AT LEAST 5' AWAY FROM HOUSE.
1 2
3 4
5 6
6 105
U
86 84'
82'
'
92'
90'
88'
86'
84'
82'
80'
78'
76'
74'
72'
68'
66'
64'
62'
78'
76'
74'
72'
70'
68'
66'
64'
62'
58'
56'
54'
58'
56'
54'
52'
48'
46'
44'
42'
U
86 84'
82'
'
92'
90'
88'
86'
84'
82'
80'
78'
76'
74'
72'
68'
66'
64'
62'
78'
76'
74'
72'
70'
68'
66'
64'
62'
58'
56'
54'
58'
56'
54'
52'
48'
46'
44'
42'
30' FROM THE STRUCTURE
100' FROM THE STRUCTURE F-01 TYP.
01 S-01
ZONE "B"
ZONE "C"
ZONE "A"
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH ITECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
MAY 20, 2021
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L5.2
L5.3
FUEL MODIFICATION PLAN
1 2
3 4
6 5
6 106
UP
UP
UP
UP
GARAGE
GARDENER
ENCLOSURE
GUEST HOUSE
GRAVEL
DRIVEWAY
GUEST OUTDOOR
GARDEN
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L6.2
L6.1
IRRIGATION PLAN
NOTE A:POINT OF CONNECTION SHALL BE DOWNSTREAM OF RESIDENTIAL WATERMETER. VERIFY THE ACTUAL LOCATION, SIZE AND WATER PRESSURE IN THE FIELD PRIOR TO STARTING WORK. IF ANY OF THE P.O.C. INFORMATION SHOWN ON THESE DRAWING IS FOUND TO BE DIFFERENT THAN THE ACTUAL P.O.C.
INFORMATION GATHERED IN THE FIELD, IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT OR OWNERS AUTHORIZED REPRESENTATIVE. SHOULD THE CONTRACTOR FAIL TO VERIFY THE P.O.C. INFORMATION ANY CHANGES
REQUIRED BY LOW PRESSURE OR VOLUME SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR.STATIC WATER PRESSURE 75 PSI
DESIGN WATER PRESSURE 73 PSIMAXIMUM SYSTEM DEMAND 17 GPMRESIDUAL WATER PRESSURE 2 PSI NOTE 2:MAINLINE SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL MAINLINELOCATION TO BE A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES TYP.
NOTE 1:EMITTERS, BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN PAVING ANDBUILDING FOR CLARITY ONLY, ACTUAL LOCATION TO BE WITHIN PLANTER.EMITTERS AND BUBBLERS SHALL BE ALIGNED WITH SHRUBS AND TREES AND ASDIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. CONFIRM ALL LAYOUT INFIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
NOTE 3:
ALL PIPING AND WIRE SHALL BE SLEEVED UNDER PAVING. ALL SLEEVES TO BE MINIMUM 2X DIAMETER OF PIPE OR WIRE DIAMETER INSIDE. WIRES SHALL BE INSTALL IN SLEEVE SEPARATE FROM PIPE SLEEVE. ALL MAINLINE SHALL BE ACCOMPANIED WITH A MINIMUM 1-1/4 INCH DIAMETER WIRE SLEEVE. SLEEVING TO EXTEND MINIMUM 12 INCHES BEYOND PAVING.
VALVE LOCATION NOTE:
ELECTRIC CONTROL VALVES AND ISOLATION VALVE LOCATIONS ON THIS DRAWING ARE APPROXIMATE. THE IRRIGATION CONTRACTOR SHALL STAKE OUT EACH ELECTRICAL CONTROL VALVE AND ISOLATION VALVE LOCATION FOR REVIEW AND APPROVAL BYOWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION OF ALL VALVES.
FINAL LOCATION AND EXACT POSITIONING FOR ELECTRIC CONTROL VALVES AND
ISOLATION VALVES SHALL BE DETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. MINOR MODIFICATIONS OF ELECTRIC CONTROL VALVES AND
ISOLATION VALVE LOCATIONS AS REQUESTED BY THE OWNER'S AUTHORIZED
REPRESENTATIVE SHALL BE PROVIDED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. FAILURE TO OBTAIN THE OWNER'S AUTHORIZED REPRESENTATIVE'S
APPROVAL PRIOR TO THE INSTALLATION SHALL CAUSE THE CONTRACTOR TO MAKE OWNER DIRECTED REVISIONS AT NO ADDITIONAL COST TO THE OWNER. IN GENERAL,
UNLESS OTHERWISE DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE, ALL VALVES SHALL BE INSTALLED AS SHOWN IN SHRUB PLANTING AREAS.
REFER TO NOTE "A" AT RIGHT
P.O.C. LOCATION
NOTE 4:
CONTRACTOR SHALL ADJUST DRIPLINE LAYOUT TO ACCOMMODATE ANY
VERTICAL OBSTRUCTIONS THAT MAY OCCUR WITHIN THE PROJECT INCLUDING BUT NOT LIMITED TO FIRE HYDRANTS, LIGHT POLES, PEDESTRIAN BOLLARDS,BENCHES, ETC.NOTE 5:
CONTRACTOR SHALL LAYOUT DRIPLINE WHERE ADJACENT TO CURBS, SIDEWALK,OR OTHER HARDSCAPE AREAS AT 6 INCHES BACK OF THE HARDCAPE EDGE.
NOTE 6:
TO ACCOMMODATE TREES WITHIN DRIPLINE LAYOUT AREA CONTRACTOR SHALL
ROUTE DRIPLINE AROUND TREES USING A PVC PIPE HEADER ON EITHER SIDE OF TREE TRUNK. USE 3/4" PVC HEADER FOR ZONES WITH TOTAL FLOW MAXIMUM OF 7 GPM FROM DIRECTION OF RCV ASSEMBLY; USE 1" PVC HEADER FOR ZONES WITH TOTAL FLOW MAXIMUM OF 8-14 GPM FROM DIRECTION OF RCV ASSEMBLY.
LOCATE HEADER MINIMUM 3 FEET FROM TRUNK, OR AT LEADING EDGE OF PLANTMATERIAL ADJACENT TO TRUNK (REFER TO PLANTING PLAN FOR EDGELOCATIONS), OR AS DIRECTED BY LANDSCAPE ARCHITECT. AT NO TIME SHALLDRIPLINE TUBING BE WRAPPED AROUND TREE TRUNK, DIVERTING FROM STRAIGHT AND PARALLEL LINES AT ROW SPACING SPECIFIED.
IRRIGATION DESIGN WATER CONSERVATION STATEMENT:
I HAVE COMPLIED WITH THE CRITERIA IN MWELO AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN. _______________________________________________________ FIRM
_______________________________________________________
LANDSCAPE ARCHITECT
_______________________________________________________ LICENSE NO.
_______________________________________________________
EXPIRATION DATE
GIRVIN ASSOCIATES GEORGE GIRVIN
#1620
7/31/21
6 1
2 5
4 63
107
UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88
98' 96' 94' 92'
90' 6.00 UP UP UP UP UP UP UP
UP
UP
UP
UP
UP
UP
UP
UP
104' 102' 100' 98' 96' 94' 92' 90' 88' 86' 84' 82'
104' 102' 100' 100' 98' 96' 94' 92' 90' 88
98' 96' 94' 92'
90' 6.00 AGE ENER SURE MAIN HOUSE POOL DECK GARAGE
BBQ AREA
OUTDOOR
LOUNGE
GRAVEL
DRIVEWAY
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L6.1
L6.2
IRRIGATION PLAN
MATCHLINE, SEE SHEET L6.3
CONTROLLER ASSEMBLY LOCATION NOTE:CONTROLLER LOCATION SHOWN ON THIS DRAWING IS APPROXIMATE. THE IRRIGATIONCONTRACTOR SHALL STAKE OUT THE CONTROLLER LOCATION FOR REVIEW AND
APPROVAL BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION OF THIS EQUIPMENT. THE IRRIGATION CONTRACTOR IS RESPONSIBLE FOR ELECTRICALCONNECTION FROM 120 VOLT POWER SOURCE TO THE CONTROLLER AND ALL WIRECONNECTIONS FROM ALL VALVES AND APPURTENANCE VALVES TO TERMINAL STRIP.
ALL ELECTRICAL WORK SHALL CONFORM TO LOCAL STATE AND NATIONAL ELECTRICAL CODES AND REGULATIONS. FINAL LOCATION AND EXACT POSITIONING OF THECONTROLLER SHALL BE DETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
MINOR MODIFICATIONS OF CONTROLLER REQUESTED BY THE OWNER SHALL BEPROVIDED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. FAILURE TO OBTAIN OWNER'S APPROVAL PRIOR TO THE INSTALLATION SHALL CAUSE THECONTRACTOR TO MAKE OWNER DIRECTED REVISIONS AT NO ADDITIONAL COST TO THEOWNER.
REFER TO NOTE "B" ABOVE
CONTROLLER LOCATION
NOTE B:
CONTRACTOR SHALL REFER TO IRRIGATION LEGEND FOR CONTROLLER TYPE AND SIZE. FINAL LOCATION OF CONTROLLER AND ELECTRICAL POC SHALL BE CONFIRMED WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TOCOMMENCING WORK.
NOTE 2:MAINLINE SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL MAINLINELOCATION TO BE A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES TYP.
NOTE 1:
EMITTERS, BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN PAVING AND BUILDING FOR CLARITY ONLY, ACTUAL LOCATION TO BE WITHIN PLANTER.
EMITTERS AND BUBBLERS SHALL BE ALIGNED WITH SHRUBS AND TREES AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. CONFIRM ALL LAYOUT IN
FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
NOTE 3:
ALL PIPING AND WIRE SHALL BE SLEEVED UNDER PAVING. ALL SLEEVES TO BE MINIMUM 2X DIAMETER OF PIPE OR WIRE DIAMETER INSIDE. WIRES SHALL BE INSTALL IN SLEEVE SEPARATE FROM PIPE SLEEVE. ALL MAINLINE SHALL BE ACCOMPANIED WITH A MINIMUM 1-1/4 INCH DIAMETER WIRE SLEEVE. SLEEVING TO EXTEND MINIMUM 12 INCHES BEYOND PAVING.
VALVE LOCATION NOTE:
ELECTRIC CONTROL VALVES AND ISOLATION VALVE LOCATIONS ON THIS DRAWING ARE APPROXIMATE. THE IRRIGATION CONTRACTOR SHALL STAKE OUT EACH ELECTRICAL CONTROL VALVE AND ISOLATION VALVE LOCATION FOR REVIEW AND APPROVAL BYOWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION OF ALL VALVES.
FINAL LOCATION AND EXACT POSITIONING FOR ELECTRIC CONTROL VALVES AND
ISOLATION VALVES SHALL BE DETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. MINOR MODIFICATIONS OF ELECTRIC CONTROL VALVES AND
ISOLATION VALVE LOCATIONS AS REQUESTED BY THE OWNER'S AUTHORIZED
REPRESENTATIVE SHALL BE PROVIDED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. FAILURE TO OBTAIN THE OWNER'S AUTHORIZED REPRESENTATIVE'S
APPROVAL PRIOR TO THE INSTALLATION SHALL CAUSE THE CONTRACTOR TO MAKE OWNER DIRECTED REVISIONS AT NO ADDITIONAL COST TO THE OWNER. IN GENERAL,
UNLESS OTHERWISE DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE, ALL VALVES SHALL BE INSTALLED AS SHOWN IN SHRUB PLANTING AREAS.
NOTE 4:
CONTRACTOR SHALL ADJUST DRIPLINE LAYOUT TO ACCOMMODATE ANY
VERTICAL OBSTRUCTIONS THAT MAY OCCUR WITHIN THE PROJECT INCLUDING BUT NOT LIMITED TO FIRE HYDRANTS, LIGHT POLES, PEDESTRIAN BOLLARDS,BENCHES, ETC.NOTE 5:
CONTRACTOR SHALL LAYOUT DRIPLINE WHERE ADJACENT TO CURBS, SIDEWALK,OR OTHER HARDSCAPE AREAS AT 6 INCHES BACK OF THE HARDCAPE EDGE.
NOTE 6:
TO ACCOMMODATE TREES WITHIN DRIPLINE LAYOUT AREA CONTRACTOR SHALL
ROUTE DRIPLINE AROUND TREES USING A PVC PIPE HEADER ON EITHER SIDE OF TREE TRUNK. USE 3/4" PVC HEADER FOR ZONES WITH TOTAL FLOW MAXIMUM OF 7 GPM FROM DIRECTION OF RCV ASSEMBLY; USE 1" PVC HEADER FOR ZONES WITH TOTAL FLOW MAXIMUM OF 8-14 GPM FROM DIRECTION OF RCV ASSEMBLY.
LOCATE HEADER MINIMUM 3 FEET FROM TRUNK, OR AT LEADING EDGE OF PLANTMATERIAL ADJACENT TO TRUNK (REFER TO PLANTING PLAN FOR EDGELOCATIONS), OR AS DIRECTED BY LANDSCAPE ARCHITECT. AT NO TIME SHALLDRIPLINE TUBING BE WRAPPED AROUND TREE TRUNK, DIVERTING FROM STRAIGHT AND PARALLEL LINES AT ROW SPACING SPECIFIED.
NOTE 7:
CONTRACTOR SHALL PROGRAM CONTROLLER TO OPERATE TWO RCV'SCONCURRENTLY TO REDUCE OVERALL SYSTEM OPERATING TIME. 1 2
6 5
4 63
108
UP
86' 84' 82'
92' 90' 88' 86' 84' 82' 80' 78'
76'
74'
72'
68'
66'
64'
62'
78' 76'
74' 72' 70' 68' 66' 64' 62'
58'
56'
54'
58'
56' 54' 52' 48' 46' 44' 42'
UP
86' 84' 82'
92' 90' 88' 86' 84' 82' 80' 78'
76'
74'
72'
68'
66'
64'
62'
78' 76'
74' 72' 70' 68' 66' 64' 62'
58'
56'
54'
58'
56' 54' 52' 48' 46' 44' 42'
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
L6.3
IRRIGATION PLAN
MATCHLINE, SEE SHEET L6.2
NOTE 2:MAINLINE SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL MAINLINELOCATION TO BE A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES TYP.
NOTE 1:
EMITTERS, BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN PAVING AND BUILDING FOR CLARITY ONLY, ACTUAL LOCATION TO BE WITHIN PLANTER.
EMITTERS AND BUBBLERS SHALL BE ALIGNED WITH SHRUBS AND TREES AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. CONFIRM ALL LAYOUT IN
FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
NOTE 3:
ALL PIPING AND WIRE SHALL BE SLEEVED UNDER PAVING. ALL SLEEVES TO BE MINIMUM 2X DIAMETER OF PIPE OR WIRE DIAMETER INSIDE. WIRES SHALL BE INSTALL IN SLEEVE SEPARATE FROM PIPE SLEEVE. ALL MAINLINE SHALL BE ACCOMPANIED WITH A MINIMUM 1-1/4 INCH DIAMETER WIRE SLEEVE. SLEEVING TO EXTEND MINIMUM 12 INCHES BEYOND PAVING.
VALVE LOCATION NOTE:
ELECTRIC CONTROL VALVES AND ISOLATION VALVE LOCATIONS ON THIS DRAWING ARE APPROXIMATE. THE IRRIGATION CONTRACTOR SHALL STAKE OUT EACH ELECTRICAL CONTROL VALVE AND ISOLATION VALVE LOCATION FOR REVIEW AND APPROVAL BYOWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION OF ALL VALVES.
FINAL LOCATION AND EXACT POSITIONING FOR ELECTRIC CONTROL VALVES AND
ISOLATION VALVES SHALL BE DETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. MINOR MODIFICATIONS OF ELECTRIC CONTROL VALVES AND
ISOLATION VALVE LOCATIONS AS REQUESTED BY THE OWNER'S AUTHORIZED
REPRESENTATIVE SHALL BE PROVIDED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. FAILURE TO OBTAIN THE OWNER'S AUTHORIZED REPRESENTATIVE'S
APPROVAL PRIOR TO THE INSTALLATION SHALL CAUSE THE CONTRACTOR TO MAKE OWNER DIRECTED REVISIONS AT NO ADDITIONAL COST TO THE OWNER. IN GENERAL,
UNLESS OTHERWISE DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE, ALL VALVES SHALL BE INSTALLED AS SHOWN IN SHRUB PLANTING AREAS.
NOTE 4:
CONTRACTOR SHALL ADJUST DRIPLINE LAYOUT TO ACCOMMODATE ANY
VERTICAL OBSTRUCTIONS THAT MAY OCCUR WITHIN THE PROJECT INCLUDING BUT NOT LIMITED TO FIRE HYDRANTS, LIGHT POLES, PEDESTRIAN BOLLARDS,BENCHES, ETC.NOTE 5:
CONTRACTOR SHALL LAYOUT DRIPLINE WHERE ADJACENT TO CURBS, SIDEWALK,OR OTHER HARDSCAPE AREAS AT 6 INCHES BACK OF THE HARDCAPE EDGE.
NOTE 6:
TO ACCOMMODATE TREES WITHIN DRIPLINE LAYOUT AREA CONTRACTOR SHALL
ROUTE DRIPLINE AROUND TREES USING A PVC PIPE HEADER ON EITHER SIDE OF TREE TRUNK. USE 3/4" PVC HEADER FOR ZONES WITH TOTAL FLOW MAXIMUM OF 7 GPM FROM DIRECTION OF RCV ASSEMBLY; USE 1" PVC HEADER FOR ZONES WITH TOTAL FLOW MAXIMUM OF 8-14 GPM FROM DIRECTION OF RCV ASSEMBLY.
LOCATE HEADER MINIMUM 3 FEET FROM TRUNK, OR AT LEADING EDGE OF PLANTMATERIAL ADJACENT TO TRUNK (REFER TO PLANTING PLAN FOR EDGELOCATIONS), OR AS DIRECTED BY LANDSCAPE ARCHITECT. AT NO TIME SHALLDRIPLINE TUBING BE WRAPPED AROUND TREE TRUNK, DIVERTING FROM STRAIGHT AND PARALLEL LINES AT ROW SPACING SPECIFIED.
1 2
5 4
63 6
109
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.4
IRRIGATION LEGEND
N/A
SYMBOL MFR. MODEL NO. / DESCRIPTION DETAIL
FLUSH VALVE ASSEMBLY: PROVIDE GRAY 1/2" PVC THREADED BALL VALVE, MODEL 2621-005G, WITH CHAMPION IRRIGATIONPRODUCTS (ARROWHEAD BRASS) BRASS HOSE-TO-PIPE THREAD INSERT ADAPTER, MODEL #10F, FOR FLUSHING PVC PIPE WITH STANDARD GARDEN HOSE, INSTALL FLUSH VALVE INSIDE 7" ROUND VALVE BOX, ONE AT THE END OF EACH AND EVERY PIPE RUN IN EACH DIRECTION. MULTIPLE FLUSH VALVES MAY BE REQUIRED WITHIN A TREE/PALM DRIP ZONE.
CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FLUSH VALVES REQUIRED. WHEN POSSIBLE INSTALL VALVE 18" FROM PAVING FOR EASE OF MAINTENANCE.
ALL CONNECTIONS BETWEEN 1/2" DRIPLINE TUBING SHALL BE MADE USING RAIN BIRD XFF INSERT FITTINGS AND XF INSERT CROSS FITTING.
CONNECTION FITTINGS BETWEEN PVC LATERAL LINES AND DRIPLINE TUBING FOR CENTER FEED SYSTEMS:
RAIN BIRD XFD-TFA-075, MDCFEL, MDCFTEE W/ MDCF75FPT, OR XXF-TMA-0F0 WITH 1/2" TT COUPLER.
CONNECTION FITTINGS BETWEEN PVC SUPPLY OR EXHAUST HEADER PIPE AND DRIPLINE TUBING: RAIN BIRD XFF-MA-075 / XFF-MA-050 BARB MALE ADAPTER.
SPEARS
RAIN BIRD
RAIN BIRD
SHRUB PLANTING AREAS: LINES SHOWN ARE A DIAGRAMMATIC HATCH PATTERN ONLY.SUB-SURFACE DRIP TUBING WITH CHECK VALVE, MODEL TLHCVXR5-18 W/ .53 GPH EMITTERS, 18" ON CENTER. INSTALL TUBING ROWS MAXIMUM OF 16" APART IN SHRUB AREAS. FOR LARGE SLOPES, INSTALL PARALLEL TO SLOPE AT ALL TIMES.
CONTRACTOR SHALL DETERMINE ACTUAL ROW SPACING IN THE FIELD AFTER REVIEW OF PLANT SPACING FOR EACH PLANTER. EACH AND EVERY SHRUB SHALL RECEIVE WATER FROM A MINIMUM OF TWO INLINE EMITTERS. AREAS OF TIGHTLY SPACED GROUNDCOVER WILL REQUIRE CLOSER ROW SPACING. FOR ANY 'SINGLE' OR' DOUBLE' ROW TYPE PLANTINGS, INSTALL DRIP TUBING ON BOTH SIDES OF THE SHRUB ROW TO IRRIGATE SHRUBS ON EACH SIDE. ALL TUBING SHALL BE INSTALLED 6" BELOW FINISH SOIL GRADE ANCHORED WITH RAIN BIRD 9" GALVANIZED WIRE STAKES, MODEL TDS-050, INSTALLED FOUR FEET O.C. (JUTE MESH OR OTHER STEEL 'U' STAKES SHALL NOT BE USED OR INSTALLED AT ANYTIME). CONTRACTOR SHALL FIELD VERIFY PRIOR TO STARTING WORK AND BEFORE BACKFILLING THAT FINAL LAYOUT AND SPACING WILL PROVIDE ADEQUATE WATER TO ALL PLANTS. CONTACT NETAFIM REPRESENTATIVE, ALLISTER COONEY, (951) 587-7007 FOR ADDITIONAL INFORMATION.
NETAFIM
L6.10/D,E;L6.11/A,B;L6.10/D,E
L6.8/F;L6.11/A,B;L6.12/A,B
L6.10/C;L6.11/A,B,C;L6.12/A,B
404040
NO SYMBOL
PSI
SYMBOL MFR. MODEL NO. / DESCRIPTION DETAIL
SHRUB SUBSURFACE DRIP IRRIGATION
ALTERNATE DRIPLINE MANIFOLD SETUP: CONTRACTOR MAY USE RAIN BIRD'S COILED POLY DRIPLINE 'QF' HEADER (18" OR 12" ROW SPACING AS REQUIRED) FOR ALL DRIP ZONE HEADERS AND FOOTERS AS NEEDED. USE 3/4" PRODUCT FOR AREA FLOWS UP TO 5 GPM. FOR 18" EMITTER SPACING USE MODEL XQF07518100, FOR 12" EMITTER SPACING USE MODEL XQF07512100. USE 1" PRODUCT FOR AREA FLOWS 6 GPM TO 15 GPM. FOR 18" EMITTER SPACING USE MODEL XQF1018100, FOR 12" EMITTER SPACING USE MODEL XQF1012100 . NO TIGHT BENDING OF QF DRIPLINE HEADER IS ALLOWED.RECOMMENDED INSERT FITTINGS: SPEARS 90 ELL INSERT X INSERT (3/4" 1406-007) / (1" 1406-010); MALE ADAPTER MIPT X INSERT (3/4" 1436-007) / (1" 1436-010); COUPLING INSERT X INSERT (3/4" 1429-007) / (1" 1429-010); INSERT ADAPTER INSERT X SOC (3/4" 474-007) / (1" 474-010); INSERT ADAPTER INSERT X SPIGOT (3/4" 460-007) / (1" 460-010) FOR USE WITH PVC SOC FITTINGS; TEE INSERT X INSERT X SOC (3/4" 1404-102) / (1" 1404-010).
RAIN BIRD L6.11/C; L6.12/A,B
A. FOR ALL AREAS INSTALL PERIMETER TUBING MAXIMUM 9" FROM PERIMETER EDGE FOR GROUNDCOVER AREAS OR AT FIRST LINE OF SHRUBS. INSTALL PARALLEL TO SLOPE AT ALL TIMES. CONTRACTOR SHALL DETERMINE MINIMUM ROW SPACING IN THE FIELD AFTER REVIEW OF PLANT SPACING FOR EACH PLANTER. EACH AND EVERY SHRUB SHALLRECEIVE WATER FROM A MINIMUM OF TWO INLINE EMITTERS. AREAS OF TIGHTLY SPACED GROUNDCOVER WILLREQUIRE CLOSER ROW SPACING. FOR ANY 'SINGLE' OR' DOUBLE' ROW TYPE PLANTINGS, INSTALL DRIP TUBING ON BOTH SIDES OF THE SHRUB ROW TO IRRIGATE SHRUBS ON EITHER SIDE. DUE TO SOIL STRATA DIFFERENCES ANDPOSSIBLE COMPACTION CONTRACTOR SHALL FIELD VERIFY PRIOR TO STARTING WORK AND BEFORE BACKFILLING THAT THE FINAL LAYOUT AND ROW SPACING WILL PROVIDE ADEQUATE WATER TO ALL PLANTS.
B. CONTRACTOR SHALL ALWAYS FOLLOW AND ROUTE, PARALLEL TO GRADE, ANY INLINE DRIP TUBING LAYOUT. ALWAYS LAY DRIPLINES PERPENDICULAR TO SLOPE. DO NOT FOLLOW DIRECTIONAL LAYOUT AS SHOWN IN THE PLANS. HATCHPATTERNS SHOWN IN PLAN'S DRIP AREAS ARE DIAGRAMMATICAL ONLY.
C. FOR ALL INLINE DRIP TUBING AREAS ON SLOPE THE CONTRACTOR SHALL BE HELD ACCOUNTABLE FOR CREATING A TRIANGULAR WETTING PATTERN ACROSS ANY SLOPE. OFFSET THE EMITTERS BY HALF THE EMITTER SPACING WHEN INSTALLING TUBING TO CREATE A TRIANGULAR WETTING PATTERN ACROSS THE SLOPE. DO NOT INSTALL TUBING WHERE THE EMITTERS ARE DIRECTLY IN LINE (PERPENDICULAR) WITH EACH OTHER. *NOTE: THE IDEAL STAINLESS STEEL CLAMP (MURRAY OR OETIKER TYPE) IS REQUIRED ON ALL INSERT FITTING CONNECTIONS.
PVC PIPE, SCH 40, 3/4" - 2", AS LATERAL LINES. 12" BELOW GRADE. SEE PLAN FOR SIZES L6.7/FPIPE AND WIRE SLEEVES, SCH 40 PVC PIPE, MINIMUM TWICE THE DIAMETER OF PIPE CARRIED AND MINIMUM 1-1/4" PIPE FOR WIRE CARRIED. PLACE BELOW ALL PAVING, HARDSCAPE, ETC, AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. ALL SLEEVES NOT SHOWN ON PLAN FOR DRAWING CLARITY. IRRIGATION CONTRACTOR SHALL VERIFY THE EXACT TERMINUS LOCATIONS, DEPTH, AND SIZES WITH GENERAL CONTRACTOR BEFORE COMMENCING WORK.
L6.7/F
AS APRVDAS APRVD
AS APRVD PVC PIPE, PVC SCH 40, AS MAINLINES, 18" BELOW GRADE. SEE PLAN FOR SIZES L6.7/F -DRIP MANIFOLD PIPE (HEADER/FOOTER): PVC PIPE, SCH 40. 12" BELOW GRADE.
MINIMUM (HEADER/FOOTER) SIZES FOR DRIP ZONES USING TUBING WITH 18" O.C. EMITTER SPACING :USE 3/4" PIPE: UP TO 800' TOTAL SQ. FT. WITHIN ZONE, FOR INDIVIDUAL OR CONNECTED PLANTERS. (4 GPM MAX)USE 1" PIPE: 801'-1450' TOTAL SQ. FT. WITHIN ZONE, FOR INDIVIDUAL OR CONNECTED PLANTERS. (7 GPM MAX)USE 1-1/4" PIPE: 1451'-3100' TOTAL SQ. FT. WITHIN A ZONE, FOR INDIVIDUAL OR CONNECTED PLANTERS. (15 GPM MAX)USE 1-1/2" PIPE: 3101'-4100' TOTAL SQ. FT. WITHIN A ZONE, FOR INDIVIDUAL OR CONNECTED PLANTERS. (20 GPM MAX)USE 2" PIPE: 4101'-6200' TOTAL SQ. FT. WITHIN A ZONE, FOR INDIVIDUAL OR CONNECTED PLANTERS. (29 GPM MAX) L6.7/F; L6.11/A,BL6.11/A,B
N/A
IRRIGATION PIPE/SLEEVE
AS APRVD PVC PIPE, SCH 40, 3/4" - 1-1/4", AS TREE ZONE LATERAL (THICK) LINES. 12" BELOW GRADE. SEE PLAN FOR SIZES L6.7/F RAIN BIRD 'QF' DRIPLINE TUBING FOR DRIPLINE ZONES HEADER/FOOTER. MAY BE SUBSTITUTED FOR PVC PIPE, BURY 8"BELOW GRADE.
AS APRVD L6.12/A,B
PVC LATERAL PIPE CONNECTION TO DRIPLINE ZONE HEADER/FOOTER MANIFOLD PIPE. CONTRACTOR TO PROVIDENECESSARY FITTINGS TO CONNECT PVC PIPE TO POLY HEADER/FOOTER MANIFOLD PIPE AS REQUIRED.
N/A N/A
NO SYMBOLNO SYMBOLNO SYMBOLNO SYMBOL
ECO-ID: SPRINKLER BODY WITH VISIBLE YELLOW STEM INDICATES ZONE IS IN OPERATION. INSTALL ONE UNIT WITHIN EACH AND EVERY PLANTER WITHIN A ZONE. FOR TREE ZONES INSTALL AT END OF ZONE RUN IN EACH DIRECTION. ATTACH TO POLY OR PVC VIA 1/2" MPT CONNECTION. INSTALL UNIT AT HIGH POINT OF EACH PLANTER OR USE HUNTER'S MANUALLY INSTALLED CHECK VALVE P/N 462237SP.
HUNTER L6.8/E; L6.11/A,B;
L6.12/A,B
NO SYMBOL
IRRIGATION FERTIGATION ASSEMBLY
EZO FLO AUTOMATIC FERTILIZER INJECTOR SYSTEM, MODEL EZ-010-FX (10 GALLON CAPACITY)...INSTALL PER MANUFACTURERS RECOMMENDATIONS WITH EZ FLOW MAINLINE CONNECTOR FITTING, MODEL CBV-X00 REQUIRED FOR CONNECTION TO MAINLINE WITHIN A RAIN BIRD SUPER JUMBO VALVE BOX, MODEL VB-SPR-H WITH LID.
CONTACT EZ FLO MANUFACTURER'S REPRESENTATIVE, STEVE KIM, GENTILE & ASSOCIATES, (760) 214-5734 FOR SALES, INSTALLATION, AND CALIBRATION INFORMATION. CONTRACTOR SHALL CALIBRATE UNIT TO PROVIDE OPTIMAL FERTILIZATION BASED ON WATERING FREQUENCY. FOR FUTURE MAINTENANCE INCLUDING DESIRED FILL FREQUENCY, THE PREFERRED SETTING SHALL BE 8000:1 RATIO. CONTRACTOR SHALL BE RESPONSIBLE FOR THEPROPER SOLUBLE FERTILIZER N-P-K RATIO TO BE USED FOR TURFGRASS AND SHRUBS BASED ON INFORMATION GIVEN FROM THE EZ FLO REPRESENTATIVE.
L6.11/D,E
RAIN BIRD XERI-BIRD 8 DRIP MULTI-OUT EMITTER MANIFOLD: MODEL XBD-80. EACH SYMBOL REPRESENTS ONE UNIT PER TREE/PALM OR ONE UNIT FOR TWO TREES WHEN SPACED IN 'ROW' SETUP,TYP. SEE PLAN FOR LOCATIONS. INSTALL, USING RAIN BIRD XB EMITTERS WITHIN UNIT. PLACE MANIFOLD UNIT A MINIMUM OF 48" FROM EDGE OF ROOTBALL.
ADJUST LOCATION PER ROOTBALL SIZE, TYPICAL. SEE 'EMITTER TABLES' BELOW FOR SIZE AND QUANTITY OF EMITTERS PER TREE/PALM IN SUN OR SHADE AND WHEN TREES/PALMS ARE CONNECTED TO SAME IRRIGATION ZONE. QUANTITY OF EMITTERS AND FLOW RATES AS SHOWN ARE EDUCATED ESTIMATES TO BE USED AS A GUIDE ONLY. CONTRACTOR
SHALL BE SOLELY RESPONSIBLE FOR MONITORING TREES/PALMS AND FOR APPLYING PROPER QUANTITIES OF WATER
AS REQUIRED BASED ON THE TYPE AND SIZE OF TREE/PALM, AND ALL ENVIRONMENTAL FACTORS DURING PROJECT INSTALLATION AND SUBSEQUENT MAINTENANCE PERIOD. PLACE ALL EMISSION POINTS AT 3/4 DISTANCE FROM TRUNK TO EDGE OF ROOTBALL ACROSS FROM EACH OTHER ON OPPOSITE SIDES OF TREE/PALM ROOTBALL. CROSSING OVER ROOTBALL WITH 1/4" TUBING IS NOT ALLOWABLE AND SHALL BE REJECTED. REFER TO ADDITIONAL 'DRIP SYSTEMNOTES' ON SHEET LI-0.03.
L6.8/A,B,D
SPEARS FLUSH VALVE ASSEMBLY: PROVIDE GRAY 1/2" PVC THREADED BALL VALVE, MODEL 2621-005G, WITH CHAMPION IRRIGATION PRODUCTS (ARROWHEAD BRASS) BRASS HOSE-TO-PIPE THREAD INSERT ADAPTER, MODEL #10F, FOR FLUSHING PVC PIPE WITH STANDARD GARDEN HOSE, INSTALL FLUSH VALVE INSIDE 7" ROUND VALVE BOX, ONE AT THEEND OF EACH AND EVERY LATERAL PIPE RUN IN EACH DIRECTION. MULTIPLE FLUSH VALVES MAY BE REQUIRED WITHIN TREE ZONE. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL FLUSH VALVES REQUIRED, AS PLANS MAY NOT SHOW ALL FLUSH VALVES REQUIRED FOR A PARTICULAR AREA. INSTALL FINAL LOCATION 18" FROM PAVING FOR EASE OF MAINTENANCE. PLACE FLUSH VALVE AT MINIMUM FORTY EIGHT (48") INCHES FROM TREE/PALM ROOT BALL, TYPICAL.
L6.8/D,F
*NOTES:
A. WHEN DIFFERENT SPECIES OF TREES OR PALMS ARE TIED TO THE SAME ZONE VALVE CONTRACTOR SHALL BE REQUIRED TO MAKE ADJUSTMENTS TO SIZE OF EMITTERS (FOR QUANTITY OF WATER PURPOSES) FOR EACH TREE OR PALM IN THE ZONE AS NEEDED TO PROVIDE PROPER AND ADEQUATE AMOUNTOF WATER AS REQUIRED BY EACH SPECIES. CONTRACTOR SHALL CONTACT LANDSCAPE ARCHITECT FOR INFORMATION REGARDING PROPER AND ADEQUATE AMOUNT OF WATER AS REQUIRED BY EACH SPECIES.
EMITTER TABLE (TREE IN SUN)
PLANT SIZE # OF EMITTERS
EMITTER TABLE (TREE IN SHADED LOCATION)
PLANT SIZE # OF EMITTERS % OF (SUN) GPM
3 - 1 GPH 75%
63%
36" BOX TREE 60%
24" BOX TREE
15 GALLON TREE
5 - 1 GPH
4 - 5 GPH 6 - 2 GPH4 - 2 GPH
15 GALLON TREE 2 - 2 GPH
24" BOX TREE
36" BOX TREE
48" BOX TREE 6 - 5 GPH 48" BOX TREE 4 - 5 GPH 67%
60" BOX TREE 6 - 7 GPH 60" BOX TREE 6 - 5 GPH 71%
72" BOX TREE 6 - 10 GPH 72" BOX TREE 6 - 7 GPH 70%
TREE IRRIGATION-DRIP
ELRS HUNTER WIRELESS RAIN SENSOR, MODEL WR-CLICK. INSTALL PER MANUFACTURER'S SPECIFICATION. INSTALL ON BUILDING EVE/ROOF, WALL, OR POST. CONTRACTOR SHALL CONFIRM EXACT LOCATION AND MOUNTING PROCEDURES WITH OWNER'S AUTHORIZED REPRESENTATIVE BEFORE INSTALLING SENSOR. INSTALL SENSOR IN OPEN LOCATION WITH360 DEGREE VIEW OF SKY WITHOUT INTERFERENCE OR INFLUENCE OF SHADE FROM BUILDINGS, TREES, OR OTHEROBSTRUCTIONS. ALSO ANY LOCATION SO AS TO NEGATIVELY IMPACT RAINFALL ON THE UNIT, AND WITH EASY ACCESS FOR MAINTENANCE. INSTALL CONTROLLER INTERFACE WITHIN CABINET OR PER MANUFACTURER'S RECOMMENDATIONS. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR SIGNAL AND PROPER OPERATION BETWEEN CONTROLLER AND SENSOR UNIT.
L6.10/A
BY
OTHERS
120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN. CONTRACTOR SHALL COORDINATE AND VERIFY CONTROLLER WALL MOUNT LOCATION IN FIELD WITH ELECTRICIAN. ELECTRICIAN SHALL ROUTE AND INSTALL ALLCONDUIT AND CONDUCTORS TO THE CONTROLLER LOCATION. IRRIGATION CONTRACTOR SHALL CONNECT IRRIGATION CONTROLLER TO ELECTRICAL STUB-OUT. CONTROLLER CIRCUIT SHALL BE SUPPLIED FROM A DEDICATED BREAKER FROM THE POWER SOURCE.
N/A
HUNTER HCC SERIES WI-FI CONTROLLER, MODEL HCC-800-M+ICM-2200, 30 STATION, WALL MOUNT CONTROLLER. PROVIDE HYDRAWISE 'HC-PLAN-HOME' SOFTWARE WITH CONTROLLER FOR ENVIRONMENTAL COMPLIANCE. CONTRACTOR SHALL SET UP CONTROLLER FOR HUNTER HYDRAWISE WEB-BASED CENTRAL INTERNET MANAGEMENT. CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROLLER SET UP REQUIREMENTS TO OPERATE THE DATA TRANSFER. CONTRACTOR SHALL ASSIST OWNER WITH THE HYDRAWISE DOWNLOADABLE SOFTWARE APP FOR MOBILE PHONE. CONTRACTOR SHALL VERIFY EXACT CONTROLLER LOCATION WITH OWNER'S AUTHORIZED REPRESENTATIVE BEFORE INSTALLATION. DUE TO
THE PROPOSED LOCATION OF THE CONTROLLER, IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE
ANY ADDITIONAL EQUIPMENT AS MAY BE NECESSARY FOR THE OPERATION AND PROGRAMMING OF WEB-BASED SOFTWARE, WITHOUT COMPLICATION.
L6.10/A
IRRIGATION CONTROLLER AND RELATED EQUIPMENT
NO SYMBOL N/A CONTRACTOR SHALL ROUTE ADDITIONAL TWO 'CONTROL' WIRES AND ONE 'COMMON' WIRE FROM WITHIN CONTROLLER BOX TO END OF MAINLINE IN EACH DIRECTION. ROUTE A TWO FEET LOOP OF WIRES INTO EACH VALVE BOX ALONG PATH.
N/A
AS APRVD COPPER PIPE, TYPE K, AS LATERAL LINES. SEE PLAN FOR SIZES L6.7/F
OVERHEAD IRRIGATION GPM RADIUS PSI
90° 180° 360° Q H F
P/R-HR.
RAIN BIRD/ 10-14 FT
HUNTER
RD-12-S-P45-F W/ HUNTER MP ROTATOR 'CORNER' (45) NOZZLE 0.19 45 RAIN BIRD RD-12-S-P45-F W/ R-VAN 14 ROTARY (Q,H,F) NOZZLE 0.32 0.63 1.27 10-14 FT 45 .62".62"
L6.8/CL6.8/C
ECO-ID: SPRINKLER BODY WITH VISIBLE YELLOW STEM INDICATES ZONE IS IN OPERATION. INSTALL ONE UNIT WITHIN EACH AND EVERY PLANTER WITHIN A ZONE. FOR TREE ZONES INSTALL AT END OF ZONE RUN IN EACH DIRECTION. ATTACH TO POLY OR PVC VIA 1/2" MPT CONNECTION. INSTALL UNIT AT HIGH POINT OF EACH PLANTER OR USE HUNTER'S MANUALLY INSTALLED CHECK VALVE P/N 462237SP.
NO SYMBOL HUNTER L6.8/D,E
110
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.5
IRRIGATION LEGEND
N/A
SPECIFICATION GRADE IRRIGATION VALVE BOXES FOR IRRIGATION EQUIPMENT. USE AS REQUIRED: MODELS VB-JMB, VB-STD, VB-10RND, VB-7RND, AND SEB-7XB (FOR DRIP EQUIPMENT). WITH GREEN LIDS IN TURF AREAS,WITH BLACK LIDS IN SHRUB AREAS. 3M WIRE SPLICE CONNECTOR, MODEL DBR/Y-6 FOR RCV CONNECTIONS AND SPLICES.
RAIN BIRD
CONTROL WIRE; TYPE PE, #14 GAUGE, MODEL P7079D-REV14. UF WIRE IS NOT ACCEPTABLE FOR USE ON PROJECT.
L6.9/DL6.9/E
PAIGE N/AELECTRIC
CHRISTY'S ALL REMOTE CONTROL VALVES SHALL BE OUTFITTED WITH A YELLOW ID TAG INDICATING THE VALVE NUMBER. L6.9/A; L6.10/B
NO SYMBOLNO SYMBOLNO SYMBOLNO SYMBOL
CONTRACTOR SHALL COORDINATE ALL CONDUITS, SLEEVES, AND WIRE ROUTING WITH GENERAL CONTRACTOR AND ANY AFFECTED ON-SITE TRADES AS REQUIRED THROUGHOUT PROJECT.
NO SYMBOL N/A N/A
FOR POTABLE WATER SYSTEMS USE 3" WIDE METALLIC DETECTABLE BLUE MARKER TAPE, MODEL TA-DT-3-BI. FOR RECYCLED WATER SYSTEMS USE 3" WIDE METALLIC DETECTABLE PURPLE MARKER TAPE, MODEL TA-DT-3-PRW.
TAPE SHALL BE INSTALLED 12" ABOVE ALL IRRIGATION MAINLINES AND SLEEVES.
NO SYMBOL CHRISTY'S L6.7/F
PVC FITTINGS/NIPPLES: 1.) REQUIRED FOR ALL SOLVENT WELD MAINLINE FITTINGS 2 INCH (2") TO 2-1/2" INCH (21/2"), USE SPEARS PVC CL 315 BLUE 'EVERTUFF' FITTINGS, MODEL 4XX-XXXT, OR SCH 80 FITTINGS.
2.) REQUIRED FOR ALL SOLVENT WELD MAINLINE FITTINGS 3 INCH (3") TO 4 FOUR INCH (4"), USE SPEARS PVC CL 315 BLUE 'EVERTUFF' FITTINGS ONLY, MODEL 4XX-XXXT.3.) REQUIRED FOR ALL FITTINGS WITH A THREADED MALE AND/OR FEMALE COMPONENT 1 INCH (1") OR LARGER, USE SPEARS PVC CL 315 BLUE 'EVERTUFF' TYPE OR SCH 80 FITTINGS. FEMALE FITTINGS REQUIRE STAINLESS STEEL REINFORCED COLLAR.
4.) FOR ALL THREADED PLASTIC NIPPLES USE SCH 80 PVC.
NO SYMBOL SPEARS N/A
LANDSCAPE FABRIC, MODEL 150N OR 160N, OR APPROVED EQUAL. INSTALL WITHIN ALL VALVE BOXES. PLACEBENEATH ROCK/GRAVEL DRAINAGE MATERIAL AND COVER PIPE HOLES.
L6.7/B,C,D,E; L6.8/EL6.9/A,F; L6.10/B;L6.11/D
NO SYMBOL MARIFI
1", 1-1/2" AND 2" COUPLING MANIFOLD SYSTEM (0-RING MIPT x SWIVEL) IRRIGATION VALVE CONNECTION FITTING TO PVC MALE ADAPTER WITHIN RCV MANIFOLD.
APPROVED FITTING SUBSTITUTE / REPLACEMENT FOR PVC UNIONS. P/N 332-010 AND 332-015 AND 332-020.
INSTALL ON EITHER SIDE OF RCV. USE REDUCING PVC MALE ADAPTERS TO UPSIZE TO PVC PIPE AS REQUIRED.
FITTING IS O-RING SEALED, DO NOT USE PASTE, DOPE, OR TEFLON TAPE. SIZE PER RCV SIZE.
NO SYMBOL DURA L6.9/A; L6.10/B
SYMBOL MFR. MODEL NO. / DESCRIPTION DETAIL
IRRIGATION MISCELLANEOUS
IRRIGATION SYSTEM MAINTENANCE SCHEDULE
MAINTENANCE OF THE IRRIGATION SYSTEM IS A NECESSARY AND CONTINUING PROCESS INVOLVINGMONITORING, ADJUSTMENT AND REPAIR. REPAIRS CAN BE MINIMIZED BY INSTITUTING AMAINTENANCE PROGRAM. SOME IRRIGATION SYSTEM MAINTENANCE ACTIVITIES NEED TO BE DONE AT REGULAR PERIODIC INTERVALS. OTHERS PERFORMED ON A NORMAL BASIS.
WEEKLY OR AFTER EACH MOWING
* TRIM TURF FROM AROUND SPRINKLER HEADS AS NECESSARY TO AVOID SPRAY BLOCKAGE.* BRIEFLY ACTIVATE EACH CONTROL VALVE AND OBSERVE SPRINKLERS FOR PROPER COVERAGE
AND OPERATION AND MISALIGNED BY MOVING OPERATIONS
* CHECK FOR IRRIGATION OVER SPRAY OR RUNOFF AND CORRECT AS NEEDED
MONTHLY
* ADJUST PROGRAMMING OF THE AUTOMATIC IRRIGATION CONTROLLERS BASED ON OBSERVED FIELD CONDITIONS.
* CHECK THE SOIL MOISTURE WITH AN AUGER AND EVALUATE WITH REGARD TO DURATION AND FREQUENCY OF THE IRRIGATION CYCLES. FINE TUNE SYSTEMS WEEKLY OR BIWEEKLY AND MAKE CORRECTIONS AS NECESSARY. KEEP RECORDS OF ALL INFORMATION. MAINTAIN PET COCKS OF VALVE IN GOOD OPERATIONAL CONDITION, PET COCKS SHALL BE ONLY "FINGER TIGHT" WHEN IN THE CLOSED POSITION.
* CONTROLLER OPERATION: CHECK FIELD VALVES FOR SEQUENCING, TIMING, ACCURACY, AND GENERAL FUNCTION AT THE BEGINNING OF EACH WATERING SEASON. * WALK AND CHECK ALL ON GRADE PIPE, CHECK FOR BREAKS OR LEAKS, CHECK STAKING AND POSITION OF ALL PIPE AND SPRINKLER HEADS INSTALLED ON SLOPE.
CONTINUALLY
* CLEAN SOIL AND DEBRIS FROM SPRINKLER BODIES AND NOZZLES TO ENSURE PROPER WATER DISCHARGE.
* STRAIGHTEN SPRINKLERS AND ADJUST NOZZLES TO INSURE PROPER WATER DISCHARGE.* MAINTAIN ALL SPRINKLERS IN GOOD OPERATING ORDER, INCLUDING PROPER COVERAGE ADJUSTMENTS. REPAIR OR REPLACE SPRINKLERS AS NEEDED.
* MAINTAIN ELECTRIC CONTROL VALVE BOXES FREE OF DIRT AND DEBRIS.* ADJUST WATER APPLICATIONS ACCORDING TO CHANGES IN THE WEATHER. CONTRACTOR SHALL BE RESPONSIBLE FOR DAMAGE RESULTING FROM EITHER OVER OR UNDER-WATERING.
AS NEEDED
* EXTEND THE HEIGHT OF SPRINKLERS AS NECESSARY IN SHRUB AND TURF AREAS TO AVOID INTERFERENCE FROM ADJACENT FOLIAGE.
* REPAIR OR REPLACE ALL DAMAGED EQUIPMENT WITH ONE WATERING PERIOD.* TURN OFF CONTROLLERS TEMPORARILY DURING PERIODS OF RAINFALL.
EQUIPMENT REPLACEMENT
* REPLACE ANY IRRIGATION VALVES, SPRINKLERS OR OTHER COMPONENTS WITH REPLACEMENT OF THE EXACT TYPE AND MANUFACTURE AS CALLED FOR IN THE ORIGINAL IRRIGATION PLANS.
MAJOR REPAIRS
* WHERE CONDITIONS DEVELOP WHICH CAN NOT BE HANDLED BY ROUTINE MAINTENANCE, THEY SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER.
* ALL DAMAGE NOT RESULTING FROM CONTRACTOR'S ACTIVITIES OR NEGLIGENCE SHOULD BE BROUGHT TO THE OWNER'S ATTENTION.
* DURING TIMES WHEN THE WATER SUPPLY IS CUT OFF OR THE IRRIGATION SYSTEM IS OTHERWISE INOPERABLE, THE LANDSCAPE SHOULD BE CAREFULLY MONITORED FOR SIGNS OF WATER STRESS.
START A HAND WATERING PROGRAM IMMEDIATELY FOR ALL STRESSED LANDSCAPES. NOTIFYOWNER IN WRITING IF THIS OCCURS.
KEEPING OF RECORDS
* THE CONTRACTOR SHALL KEEP PERMANENT RECORDS OF ALL PERFORMED MAINTENANCE TASKS.* RECORD ALL WATER USAGE AND CHANGES IN THE CONTROLLER TIMING, INCLUDING OFF TIMES DURING RAINFALL.
* RECORD ALL ACTIVITIES PERFORMED DURING THE QUARTERLY REVIEW.* RECORD ALL PROPOSED AND EXECUTED REPAIRS.* RECORD ALL TIMES WHEN THE IRRIGATION SYSTEMS ARE NOT OPERABLE.* RECORD ALL PERFORMED IRRIGATION AUDITS.
IRRIGATION SYSTEM AUDIT SCHEDULE
A SCHEDULE OF LANDSCAPE IRRIGATION AUDITS OF AT LEAST EVERY
FIVE YEARS MUST BE ESTABLISHED FOR ALL BUT SINGLE-FAMILY
RESIDENCES, AND OTHER PROJECTS WITH A LANDSCAPE AREA LESS THAN 1 ACRE. AS REQUIRED IN CHAPTER 20.09 IN TITLE 20 (UTILITIES
CODES), AN AUDIT SATISFYING THE FOLLOWING CONDITIONS SHALL BESUBMITTED TO THE COUNTY AS PART OF THE LANDSCAPE DOCUMENTATION PACKAGE.
AT MINIMUM, AUDITS SHALL BE IN ACCORDANCE WITH THE LATEST
STATE OF CALIFORNIA WATER MANAGEMENT PROGRAM AS
DESCRIBED IN THE LATEST LANDSSCAPE IRRIGATION AUDITORHANDBOOK, PREPARED FOR THE CALIFORNIA DEPARTMENT OF WATERRESOURCES, WATEWR CONSERVATION OFFICE, THE ENTIREDOCUMENT, WHICH IS HEREBY INCORPORATED BY REFERENCE.
THE SCHEDULE SHALL PROVIDCE FOR LANDSCAPE IRRIGATION AUDITSTO BE CONDUCTED BY A QUALIFIES INDIVIDUAL AS DERTERMINED BYTHE DIRECTOR AT LEAST EVERY FIVE YEARS IN ACCORDANCE WITHTHE REQUIREMENTS OF TITLE 20, DIVISION 1 OF THE LOS ANGELES COUNTY CODE.
KEEPING OF RECORDS
* RECORD ALL PERFORMED IRRIGATION AUDITS.
492.7 IRRIGATION DESIGN PLAN
A. THE IRRIGATION SYSTEM IS DESIGNED TO ENSURE THAT THE
DYNAMIC PRESSURE AT EACH EMISSION DEVICE IS WITHIN THEMANUFACTURER'S RECOMMENDED PRESSURE RANGE FOR OPTIMAL PERFORMANCE. PRESSURE REGULATING DEVICESSHALL BE INSTALLED WHERE NECESSARY.
B. THE USE OF LOW VOLUME IRRIGATION IS UTILIZED ON THIS
PROJECT TO MAXIMIZE WATER INFILTRATION INTO THE ROOT
ZONE. ALL EMISSION DEVICES MEET THE CRITERIA AND SHALL BE
INSTALLED AND OPERATED ACCORDING TO MANUFACTURE'S
RECOMMENDATIONS.
C. IRRIGATION SYSTEMS ARE DESIGNED USING SUB-SURFACE
DRIPLINE WITH EMITTER CHECK VALVE TO PREVENT RUN-OFF,LOW HEAD DRAINAGE, AND OVERSPRAY THUS ALLOWING NO WATER TO FLOW ONTO NON-TARGET AREAS.
NO SYMBOLNO SYMBOL
VALVE STATION / NUMBER
HYDROZONE & APPROX G.P.M.
APPROX. AREA OF DRIPLINE ZONE
OR ZONE DESIGNATION (TREE, OVERHEAD)
VALVE SIZE
P.O.C. CONNECTION TO 1" POTABLE WATER METER WITH 1" SERVICE LINE. CONTRACTOR SHALL SUPPLY ALL HARDWARE AND FITTINGS REQUIRED TO CONNECT IRRIGATION MAINLINE TO METER. CONTRACTOR SHALL VERIFY METER LOCATION, SIZE, SERVICE LINE SIZE, AND STATIC WATER PRESSURE BEFORE COMMENCING WORK.
N/A
FEBCO 1" REDUCED PRESSURE BACKFLOW PREVENTION ASSEMBLY: MODEL 825YA, INSTALL WITH WYE STRAINER #650A.
INSTALL CENTERED ON A 30"X36"X4" POURED-IN-PLACE CONCRETE PAD. UNIT TO BE INSTALLED WITHIN V.I.T.
STAINLESS STEEL ENCLOSURE. CONTRACTOR SHALL DETERMINE EXACT LOCATION WITH THE OWNER'S AUTHORIZED REPRESENTATIVE BEFORE INSTALLATION. SEE PRESSURE CALCULATION.
L6.7/A
V.I.T. BACKFLOW ASSEMBLY ENCLOSURE: MODEL SBBC-22SS. INSTALL ON CONCRETE PAD WITH BF ASSEMBLY CENTERED. CONCRETE PAD TO EXTEND 6" BEYOND OUTSIDE DIMENSIONS OF ENCLOSURE. REFER TO MANUFACTURER'S INSTALLATION DETAIL AND SPECIFICATIONS FOR ADDITIONAL INSTALLATION INFORMATION.
L6.7/A
SUPERIOR 1" MASTER CONTROL VALVE: NORMALLY CLOSED, MODEL 3200. INSTALL PER MANUFACTURERS SPECIFICATIONS.
HUNTER 1" BRASS FLOW SUB-METER, MODEL HC-100-FLOW. INSTALL PER MANUFACTURER'S SPECIFICATIONS WITHIN A 12" RAIN L6.7/D BIRD STANDARD RECTANGULAR VALVE BOX. INSTALL AND WIRE TO CONTROLLER PER MANUFACTURER'SRECOMMENDATIONS L6.7/B
LASCO MAINLINE ISOLATION VALVE: MODEL VXX101N-SC. PVC SLO-CLOSE FULL BLOCK TRUE UNION 'SOCKET' BALL VALVE WITH EPDM O-RINGS. VALVE TO MATCH MAINLINE SIZE.
L6.7/C
LASCO MANIFOLD ISOLATION VALVE: SLO-CLOSE FULL BLOCK TRUE UNION 'SOCKET' PVC BALL VALVE WITH EPDM O-RINGS, MODEL VXX101N-SC. CONTRACTOR SHALL INSTALL ALL RCV'S/QCV'S ON MANIFOLDS. VALVE TO MATCH MANIFOLD SIZE. VALVE MANIFOLDS WITH ISOLATION VALVE ARE NOT SHOWN ON PLANS FOR CLARITY.
CONTRACTOR SHALL INSTALL MANIFOLDS PER DETAIL.
L6.7/C; L6.9/C
HUNTER 3/4" QUICK COUPLER VALVE: MODEL HQ-3RC. CONTRACTOR SHALL SUPPLY 3 QC KEYS, MODEL HK-33 WITH ARROWHEAD BRASS (CHAMPION) UPWARD 3/4"X 3/4" BENT-NOSE HOSE BIB, MODEL 975, ATTACHED. CONTRACTOR SHALL TURN OVER KEYS TO OWNER'S REPRESENTATIVE AT COMPLETION OF MAINTENANCE PERIOD.
L6.7/E; L6.9/C
HUNTER 1" DRIP ZONE ASSEMBLY: MODEL ICZ-101-LF-40, WITH 40 PSI REGULATOR. INSTALL SPEARS 1" GRAY THREADED (FIPT) BALL VALVE, MODEL 2621-010G ON UPSTREAM SIDE OF VALVE FOR ISOLATION WHEN ASSEMBLY IS NOT PART OF A MANIFOLD.
L6.9/A,B,C
IRRIGATION UTILITIES
xxxsq.ft. = AREA OF INLINE DRIP ZONE IN SQUARE FEET
TREES = TREE DRIP SYSTEMS
OVRHD = ROTARY HEAD SYSTEMS
IRRIGATION VALVE IDENTIFICATION
SYMBOL MFR. MODEL NO. / DESCRIPTION DETAIL
HUNTER 1" REMOTE CONTROL VALVE ASSEMBLY, ICV SERIES. SIZE AS SHOWN. L6.9/C; L6.10/B 111
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.6
IRRIGATION NOTES
N/A
GENERAL IRRIGATION NOTESDESIGN CRITERIA:
1. THE IRRIGATION DESIGN IS BASED ON THE EQUIPMENT MANUFACTURERS, MODELS, AND SPECIFICATIONS AS SHOWN IN THE PLAN, LEGEND, DETAILS, AND SPECIFICATIONS. IN THE EVENT THE CONTRACTOR CHOOSES TO USE AN ALTERNATE PRODUCT, THE PRODUCTMUST BE APPROVED BY THE CITY ENGINEER PRIOR TO SUBSTITUTION AND MUST MEET THE SAME DESIGN PARAMETERS (PRECIPITATION RATES, FLOW CHARACTERISTICS, PRESSURE LOSS CHARACTERISTICS, OPTIMAL OPERATING PRESSURE REQUIREMENTS, PROGRAMMING PROTOCOL, ETC). THE CONTRACTOR WILL BE RESPONSIBLE FOR ALL ASSOCIATED CHANGES ANDDESIGN REQUIREMENTS (REDESIGN, PLAN CHECK, LAYOUT, CONSTRUCTION ADMINISTRATION, ETC.) AND SHALL TAKE ON AND ASSUME ALL LIABILITY FOR THE DESIGN, IMPLEMENTATION OF THE DESIGN, AND OPERATION OF THE IRRIGATION SYSTEM.
2. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PROCURE AN ORIGINAL SET OF THESE PRINTED IRRIGATION PLANS FOR BIDDING AND CONSTRUCTION.
3. XEROX COPIES OF THESE PLANS ARE NOT ALLOWED FOR BIDDING AND CONSTRUCTION AS THEY MAY NOT SHOW IRRIGATION SYMBOLS, LINE WEIGHTS, OR LINE TYPES CLEARLY.
4. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE
HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR.
5. THE CONTRACTOR SHALL VERIFY SITE CONDITIONS, PROPERTY LINES, DIMENSIONS AND THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE. CONTRACTOR SHALL THOROUGHLY FAMILIARIZE HIMSELF WITH ALL SITE CONDITIONSPRIOR TO BIDDING AND COMMENCING WORK.
6. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK.
7. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK.
8. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS.
9. DURING THE COURSE OF DESIGN THE IRRIGATION CONSULTANT CANNOT FORESEE EXISTING TREE CANOPY SIZE OR DENSITY, OR ESTIMATE EXACT SUN/SHADE RELATIONSHIP PATTERNS OF THE TREES. WHERE SPRINKLER HEADS AND/OR SPRAY COVERAGE LANDS
IN AND/OR AROUND TREE SHADE COVER PATTERNS CONTRACTOR SHALL BE RESPONSIBLE TO MAKE MINOR FIELD ADJUSTMENTS AS MAY BE NECESSARY TO THE SPRINKLER HEAD LAYOUT AND NOZZLE SELECTION TO ACCOMMODATE SHADE DENSITY AND SHADEPATTERNS AS REQUIRED TO REDUCE OVER-WATERING OR UNDER-WATERING IN THESE AREAS. WHERE IRRIGATED SUNNY AREAS ARE
FOUND TO BE WITHIN OR AROUND A SHADED AREA SPRINKLER ZONE, CONTRACTOR WILL BE REQUIRED TO ADD ADDITIONAL HEADS AND/OR INCREASE NOZZLE SIZE AS MAY BE NECESSARY TO PROVIDE ADDITIONAL WATER TO THE SUNNY AREA.
EQUIPMENT / P.O.C. NOTES:
10. VERIFY THE ACTUAL LOCATION AND SIZE OF WATER METER AND BOTH STATIC AND DYNAMIC WATER PRESSURE IN THE FIELD PRIOR TO STARTING WORK. IF ANY OF THE P.O.C INFORMATION SHOWN ON THESE DRAWING IS FOUND TO BE DIFFERENT THAN THE ACTUAL P.O.C. INFORMATION GATHERED IN THE FIELD, IMMEDIATELY NOTIFY LANDSCAPE ARCHITECT. SHOULD THE CONTRACTOR FAIL TO FIELD VERIFY THE P.O.C. INFORMATION AND NOTIFY THE ABOVE, ANY ADDITIONAL COSTS INCURRED BY CHANGES REQUIRED TO BE MADE TO
THE IRRIGATION SYSTEM BECAUSE OF LOW OR HIGH PRESSURE OR VOLUME SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR.
11. P.O.C. EQUIPMENT LAYOUT INCLUDING, BUT NOT LIMITED TO, IRRIGATION WATER METER, BOOSTER PUMP, ELECTRICAL STUB-OUT,
FILTER, BACKFLOW ASSEMBLY, HYDROMETER, MASTER VALVE, FLOW SENSOR, AND FERTILIZER INJECTOR IS DIAGRAMMATIC DUE TO THE SCALE OF THE DRAWING. LOCATIONS MAY BE SHOWN WITHIN PAVING AND/OR ORIENTED IN A CERTAIN DIRECTION FOR CLARITY ONLY. PLAN DOES NOT ACCOUNT FOR EQUIPMENT BY OTHERS WITHIN VICINITY OF P.O.C. CONTRACTOR SHALL VERIFY SPECIFIC LAYOUT ORIENTATION AND ACTUAL EQUIPMENT LOCATIONS WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION OFEQUIPMENT.
12. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY EQUIPMENT WHERE SHOWN ON THE PLANS WHEN IT IS OBVIOUS IN THE FIELD THAT CONDITIONS EXIST, WHICH ARE NOT INDICATED ON THE PLANS. SUCH CONDITIONS MAY HAVE BEEN UNKNOWN AND NOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPEARCHITECT AND/OR OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK. SHOULD THE CONTRACTOR FAIL TO
NOTIFY THE ABOVE, ANY ADDITIONAL COSTS INCURRED BY REQUIRED CHANGES SHALL BE THE SOLE RESPONSIBILITY OF THE CONTRACTOR. CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER.
13. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY, AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION.
CONTROLLER / WIRE NOTES:
14. CONTRACTOR SHALL REFER TO IRRIGATION LEGEND FOR CONTROLLER TYPE. FINAL LOCATION OF CONTROLLER AND ELECTRICAL P.O.C. SHALL BE CONFIRMED WITH THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
15. ALL CONTROL WIRE UNDER PAVED AREAS SHALL BE INSTALLED WITHIN A PVC SLEEVE. MINIMUM SIZE: 1-1/2 INCH- FOR UP TO 15 WIRES; 2 INCH- FOR 16-20 WIRES; 3 INCH- FOR 21-55 WIRES. FOR SLEEVE RUNS LONGER THAN 40 FEET REDUCE WIRE COUNT PER SLEEVE SIZE BY 25%.
16. CONTRACTOR SHALL ROUTE TWO ADDITIONAL 'CONTROL' WIRES AND ONE ADDITIONAL 'COMMON' WIRE ALONG ENTIRE MAINLINE ROUTE AND ALONG EACH AND EVERY LEG OF MAINLINE ROUTE. ROUTE WIRES INTO EACH AND EVERY RCV VALVE BOX. WHERE VALVE BOXESARE GROUPED INTO A MANIFOLD, ROUTE WIRES INTO FIRST VALVE BOX ON MANIFOLD ONLY. SPARE 'CONTROL' WIRES SHALL BE OF A DIFFERENT COLOR THAN THOSE USED ON THE PROJECT. 'COMMON' WIRE SHALL BE OF A DIFFERENT COLOR THAN THAT USED ON THEPROJECT, OR WHITE WITH A STRIPE.
17. CONTRACTOR SHALL INSTALL FLOW SENSOR WIRE WITHIN A SEPARATE 1" SCH 40 PVC ELECTRICAL CONDUIT.
CONTROLLER PROGRAMMING NOTES:
18. SHOW WATER USE SCHEDULE NOTING IRRIGATION CYCLES AND RUN TIMES PER STATION OR PLANT TYPE (TURF, SHRUB, TREES, SUN, SHADE) MONTHLY OR SEASONALLY.
RCV / QCV NOTES:
19. REMOTE CONTROL VALVES AND ISOLATION VALVE LOCATIONS ON THIS DRAWING ARE APPROXIMATE. THE LANDSCAPE CONTRACTOR
SHALL STAKE OUT EACH ELECTRICAL CONTROL VALVE AND ISOLATION VALVE LOCATION FOR REVIEW AND APPROVAL BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION OF ALL VALVES. FINAL LOCATION AND EXACT POSITIONING FOR ELECTRIC CONTROL VALVES AND ISOLATION VALVES SHALL BE DETERMINED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. MINOR MODIFICATIONS OF REMOTE CONTROL VALVES AND ISOLATION VALVE LOCATIONS AS REQUESTED BY THE OWNER'S AUTHORIZEDREPRESENTATIVE SHALL BE PROVIDED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE PROJECT. FAILURE TO OBTAIN OWNER'S
APPROVAL PRIOR TO THE INSTALLATION SHALL CAUSE THE CONTRACTOR TO MAKE PROJECT DIRECTED REVISIONS AT NO ADDITIONAL COST TO THE OWNER. IN GENERAL, UNLESS OTHERWISE DIRECTED BY THE OWNER, ALL VALVES SHALL BE INSTALLED WITHIN THREE FEET FROM EDGE OF HARDSCAPE, WALK OR CURB IN SHRUB PLANTING AREAS.
20. RCV SYMBOL LOCATIONS ARE SHOWN DIAGRAMMATICALLY FOR CLARITY ONLY. TO CONCEAL VALVE BOX LOCATIONS INSTALL EQUIPMENT AWAY FROM BUILDING ENTRANCES AND OTHER AREAS AS DETERMINED BY OWNER'S AUTHORIZED REPRESENTATIVE.
CONTRACTOR SHALL CONFIRM LOCATIONS WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
PIPE / SLEEVE NOTES:
21. MAINLINE LAYOUT IS DIAGRAMMATIC DUE TO THE SCALE OF THE DRAWINGS. ROUTING MAY BE SHOWN WITHIN BUILDINGS AND/OR PAVING FOR CLARITY ONLY, ACTUAL MAINLINE LOCATION TO BE WITHIN PLANTER A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES TYP. CONTRACTOR SHALL ADJUST MAINLINE ROUTING TO ACCOMMODATE ANY VERTICAL OBSTRUCTIONS THAT
MAY OCCUR, INCLUDING BUT NOT LIMITED TO TREES, LIGHT POLES, BOLLARDS, FIRE HYDRANTS, DRINKING FOUNTAINS, CONCRETE FOOTINGS, ETC.
22. MAINLINE AND/OR LATERAL PIPE ROUTING SHOWN OUTSIDE PROPERTY LINE AND/OR L.O.W. IS DIAGRAMMATIC AND FOR CLARITY ONLY, CONTRACTOR SHALL ROUTE MAINLINE WITHIN PROPERTY LINE AND/OR L.O.W.
23. ALL PIPE MATERIAL AND INSTALLATION LABOR REQUIRED FOR MAINLINE OR LATERAL LINE ADJUSTMENTS DUE TO ACCOMMODATIONS IN THE FIELD SHALL BE INCLUDED WITHIN CONTRACTED PRICE AND MAY NOT BE SUBMITTED AS A CHANGE ORDER TO THE ORIGINAL BID.
24. NO PVC PIPE MAINLINES SHALL BE ROUTED OR ALLOWED CLOSER THAN 12 FEET FROM ANY TREE TRUNK AT ANY TIME. PIPE ROUTING AS SHOWN ON PLANS IS FOR DIAGRAMMATIC PURPOSES ONLY. WHEN PIPE MUST BE ROUTED CLOSER THAN 12 FEET BECAUSE OF
HARDSCAPE CONSTRAINTS OR OTHER OBSTACLES CONTRACTOR SHALL INSTALL MAINLINE PIPE WITHIN SLEEVE WHERE PIPE IS WITHIN 12 FEET OF THE TRUNK AND SO INDICATE THE PIPE ROUTING AND SLEEVE LOCATIONS ON THE AS-BUILT DRAWINGS.
25. SLEEVES AND THEIR LOCATIONS ARE DIAGRAMMATICALLY SHOWN FOR CLARITY ONLY. ALL IRRIGATION SLEEVES MAY NOT BE SHOWN FOR CLARITY PURPOSES. CONTRACTOR SHALL INSTALL SLEEVES BELOW ALL PAVING, HARDSCAPE, ETC. AND AS DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. ALL PIPE UNDER PAVED AREAS SHALL BE INSTALLED IN A SLEEVE, AT MINIMUM TWICE THE DIAMETER OF THE PIPE CARRIED. SEE LEGEND FOR TYPE. ALL SLEEVES TO BE INSTALLED A MINIMUM DEPTH AS SHOWN ON THEPIPE/SLEEVING DETAIL. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING.
26. ALL SLEEVE ENDS MUST BE SEALED WITH FOAM SEALANT INSIDE PIPE TO MINIMIZE DEBRIS INTRUSION.27. LATERAL LINES MAY BE SHOWN WITHIN BUILDINGS AND/OR PAVING FOR CLARITY ONLY, ACTUAL LOCATION TO BE WITHIN PLANTER.28. ALL CONVENTIONAL CONTROL WIRE UNDER HARDSCAPE AND/OR PAVED AREAS SHALL BE INSTALLED WITHIN A SLEEVE OR CONDUIT, SEE LEGEND FOR TYPE. MINIMUM SIZE: 1-1/2 INCH- FOR UP TO 15 WIRES (#14 GAUGE); 2 INCH- FOR 16-20 WIRES (#14 GAUGE); 3 INCHFOR 21-55 WIRES (#14 GAUGE). FOR SLEEVE RUNS LONGER THAN 40 FEET REDUCE WIRE COUNT PER SLEEVE SIZE BY 25%. ALLSLEEVES TO BE INSTALLED A MINIMUM DEPTH AS SHOWN ON THE PIPE/SLEEVING DETAIL. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING.
DRIP/LOW VOLUME SYSTEMS- GENERAL NOTES:
29. ALL MAINLINES AND LATERAL LINES SHALL BE THOROUGHLY FLUSHED CLEAN BEFORE DRIP MANIFOLD ASSEMBLIES AND/OR DRIP TUBING CONNECTIONS ARE MADE. ALL DRIP TUBING LINES SHALL BE FLUSHED CLEAN BEFORE BACKFILLING.
30. ALL LATERAL LINES FOR DRIP ZONES SHALL BE PVC SCH 40 PIPE.
DRIP/LOW VOLUME SYSTEMS- DRIPLINE NOTES:
31. DRIPLINE SYSTEMS RUN TIMES SHALL ALWAYS BE PROGRAMMED TO USE THE CONTROLLER'S 'CYCLE AND SOAK' FUNCTION FOR "PULSE IRRIGATION" PROGRAMMING. AFTER DETERMINING TOTAL ZONE RUN TIME CONTRACTOR SHALL BREAK THE RUN TIME INTO A MINIMUM OF 3-4 CYCLES. INEFFICIENT IRRIGATION OCCURS WHEN ONLY ONE CYCLE IS USED. WATER WILL MIGRATE BELOW THE ROOT ZONE OF TURF OR PLANTS VIA 'GRAVITY FLOW'. SHORT RUN TIMES ALLOW WATER TO SPREAD THROUGHOUT AREA MORE EFFICIENTLY.
32. DUE TO REQUIREMENT OF MAXIMUM SYSTEM EFFICIENCY ALL DRIPLINE TUBING SHALL LAY LEVEL WITHIN TRENCH. TRENCHES SHALL BE LEVELED ACROSS BOTTOM OF TRENCH, AT NO TIME SHALL BOTTOM OF TRENCH UNDULATE.
33. CONTRACTOR SHALL COMPACT ALL DRIPLINE TRENCHES TO 95% SOIL COMPACTION. CONSISTENT COMPACTION IS REQUIRED TO PROVIDE EFFICIENT AND EVEN WATERING OF TURF OR SHRUB PLANT MATERIAL.
34. CONTRACTOR SHALL AND IS REQUIRED TO USE THE RAIN BIRD INSERT TOOL, MODEL FITINS-TOOL FOR INSTALLATION OF RAIN BIRD DRIPLINE INSERT FITTINGS. CONTRACTOR SHALL ALWAYS INSERT FITTING UNTIL THE FITTING 'STOP' IS ABUTTED TO TUBING.
35. FOR SHRUB AREAS ON SLOPES INSTALLED WITH DRIPLINE TUBING THE CONTRACTOR SHALL BE HELD ACCOUNTABLE FOR CREATING A TRIANGULAR WETTING PATTERN ACROSS ALL SLOPES. LAY TUBING HORIZONTAL TO SLOPE. OFFSET THE EMITTERS BY HALF THE EMITTER SPACING WHEN INSTALLING TUBING TO CREATE A TRIANGULAR WETTING PATTERN ACROSS THE SLOPE. DO NOT INSTALL TUBING SO AS THE EMITTERS ARE DIRECTLY IN LINE (PERPENDICULAR) WITH EACH OTHER.
DRIP/LOW VOLUME SYSTEMS- POINT SOURCE DRIP NOTES:
36. VERIFY THE ACTUAL PLANT QUANTITIES AND SIZES FROM THE LANDSCAPE PLANS PRIOR TO BIDDING OR COMMENCING WORK.
CONTRACTOR TO PROVIDE THE QUANTITY OF EMITTERS, BASED ON THE ACTUAL PLANT COUNT WITH REFERRAL TO THE EMITTER TABLE SHOWN IN THE LEGEND.
37. CONTRACTOR TO PROVIDE THE QUANTITY OF EMITTERS BASED ON THE ACTUAL SHRUB AND TREE COUNT AND THE EMITTER TABLES SHOWN. ANY REFERENCE TO TOTAL EMITTER QUANTITIES ON THESE PLANS IS FOR DESIGN USE ONLY. VERIFY THE ACTUAL SHRUB AND TREE QUANTITIES AND SIZES FROM THE LANDSCAPE PLANS PRIOR TO BIDDING OR COMMENCING WORK.
38. THE EMITTER TABLE IN LEGEND IS ESTIMATED EMITTER QUANTITIES AND FLOWS. CONTRACTOR SHALL INSTALL EMITTERS AS SHOWN IN THE TABLE AT INITIAL INSTALLATION.
39. THE IRRIGATION PLANS AND THE SPECIFICATION OF INDIVIDUAL EMITTERS DO NOT TAKE INTO ACCOUNT THE EXPOSURE IDIOSYNCRASIES OF LOCATION, RELATIVE TO SUN OR SHADE PATTERNS WITHIN A ZONE. BEFORE COMMENCING WORK CONTRACTOR SHALL FIELD REVIEW ALL PLANTER AREAS WHERE POINT SOURCE DRIP ZONES ARE SHOWN ON THE PLANS. CONTRACTOR MAY BE REQUIRED TO SUBSTITUTE THE SIZE OF EMITTER (FLOW RATE) AS CALLED OUT IN THE LEGEND FOR ANOTHER OF A HIGHER OR LOWERFLOW RATE, DEPENDING ON THE LOCATION OF THE EMITTER. FOR SHRUBS LOCATED WITHIN A SHADED AREA AN EMITTER WITH A LOWER FLOW RATE (I.E. 1/2X FLOW RATE) MAY BE REQUIRED THAN WHAT IS REQUIRED FOR THE SAME SHRUB TYPE INSTALLED WITHIN A SUNNY AREA. SHRUBS INSTALLED WITHIN A HIGH HEAT INDEX AREA, SUCH AS WITHIN THE SPHERE OF INFLUENCE OF A GROUND
LEVEL WINDOW (OR OTHER REFLECTIVE SURFACE) ON A SOUTH OR WEST FACING EXPOSURE, MAY REQUIRE A HIGHER FLOW EMITTER TO COMPENSATE FOR THE HIGHER WATER EVAPORATION LOSS FROM THE SOIL. WHEN AREAS ARE FOUND, SUCH AS LISTED ABOVE, ON
A PROJECT THE CONTRACTOR SHALL REVIEW AREAS WITH THE LANDSCAPE ARCHITECT FOR REQUIRED INDIVIDUAL EMITTER SUBSTITUTIONS. SUCH EMITTER SUBSTITUTIONS SHALL NOT INCREASE THE COST OF THE PROJECT.
40. FOR MULTI-OUTLET DRIP MANIFOLDS: UNITS SHALL BE ALIGNED WITH TREES AS SHOWN IN THE DETAILS. INSTALL AT DISTANCE FROM TREE PER LEGEND DESCRIPTION. CONFIRM ALL PROPOSED LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK.
41. TREE/PALM DRIP SYSTEM HAS BEEN DESIGNED TO ACCOMMODATE THE UP-SIZING OF EMITTERS TO COMPENSATE FOR FUTURE PLANT GROWTH. MAINTENANCE PERSONNEL SHALL UPSIZE EMITTERS AND QUANTITIES AS REQUIRED TO PROVIDE ADEQUATE WATER FOR HEALTHY PLANT GROWTH.
42. WHEN DIFFERENT SPECIES OF TREES/PALMS ARE TIED TO THE SAME ZONE VALVE CONTRACTOR SHALL BE REQUIRED TO MAKE
ADJUSTMENTS TO SIZE OF EMITTERS (FOR QUANTITY OF WATER PURPOSES) FOR EACH SPECIES OF TREEE/PALM IN THE ZONE AS NEEDED TO PROVIDE PROPER AND ADEQUATE AMOUNT OF WATER AS REQUIRED BY EACH SPECIES. CONTRACTOR SHALL CONTACTLANDSCAPE ARCHITECT FOR INFORMATION REGARDING PROPER AND ADEQUATE AMOUNT OF WATER AS REQUIRED BY EACH SPECIES.
43. POST PLANT INSTALLATION: IT SHALL BE THE RESPONSIBILITY OF LANDSCAPE CONTRACTOR TO REVISE EMITTER SIZES AS MAY BE NEEDED TO PROVIDE ANY WATER VOLUME ADJUSTMENTS FOR HEALTHY PLANT GROWTH. THIS TASK SHALL BE COMPLETED AFTER
THREE WEEKS OF PLANT OBSERVATIONS AFTER INITIAL INSTALLATION AND AGAIN ONE WEEK BEFORE MAINTENANCE PERIOD IS COMPLETED. ALL EMITTER CHANGES AND FINE TUNE ADJUSTMENTS SHALL BE CARRIED OUT AS PART OF THIS PROJECT WITH NO ADDITIONAL COST TO THE OWNER DISTRICT. COMPLETE AFTER CONSULTATION AND REVIEW OF WATER NEEDS WITH THE IRRIGATION CONSULTANT AND LANDSCAPE ARCHITECT.
REMOVAL AND DISPOSAL NOTES:
44. CONTRACTOR SHALL BE RESPONSIBLE FOR THE COMPLETE REMOVAL AND DISPOSAL OF ALL EXISTING IRRIGATION EQUIPMENT AFFECTED BY THE PROPOSED IRRIGATION IMPROVEMENTS. CONTRACTOR SHALL VERIFY ALL EQUIPMENT TO BE REMOVED AND DISPOSED OF IN FIELD PRIOR TO COMMENCING WORK.
45. CONTRACTOR SHALL MEET WITH THE OWNER'S REPRESENTATIVE PRIOR TO BEGINNING DEMOLITION OR ANY OTHER WORK, AND WALK SITE TO LOCATE EXISTING CONTROLLER AND LINES AND OTHER IRRIGATION EQUIPMENT IF THEY ARE TO BE PROTECTED IN PLACE. 112
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.7
IRRIGATION DETAILS
N/A
2" MIN.
2" MIN.8" MAX.
SECTION/ELEVATION
NOTES:
A. USE PVC SCH 80 45 DEGREE ELLS TO TRANSITION TO MAINLINE DEPTH.
B. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS.
C. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1" ABOVE MULCH LAYER, WHICHEVER IS HIGHER.
LEGEND
1. PVC MAINLINE PIPE TO FLOW
SENSOR AS REQUIRED
2. PVC SCH 80 SLIP COUPLER, AS
REQUIRED
3. 3/4" CRUSHED GRAVEL, MINIMUM 6"
DEPTH
4. LANDSCAPE FABRIC
5. PVC SCH 80 UNION (2 REQ.)
6. PVC SCH 80 NIPPLE, MIN. LENGTH
3", VALVE SIZE (4 REQ.)
7. PVC SCH 80 REDUCER SLIPxTHRD
BUSHING, SF, MAINLINE SIZE x
VALVE SIZE (2 REQ.)
8. NOMINAL SIZE SOLID BRICK (4 REQ.)
9. PVC MAINLINE PIPE FROM
BACKFLOW PREVENTION DEVICE
10. FINISH GRADE
11. USE PVC SCH 80 45 DEGREE ELLS
TO TRANSITION TO MAINLINE
DEPTH
12. RAIN BIRD 12" RECTANGULAR
SPECIFICATION GRADE VALVE BOX
WITH "T" COVER. HEAT BRAND 'MV'
ON LID
13. MASTER CONTROL VALVE. REFER
TO LEGEND FOR SPECIFICATION
14. CONTROL WIRES WITH WATER
TIGHT SPLICES PROVIDE 24" COIL
OF WIRE AT VALVE
1 2
3 4 6 7
5 2
8 9
14 13 12 11
10 2"
1/2"
C SCALE: PVC MAINLINE ISOLATION BALL VALVE SCALE: N.T.S. B MASTER VALVE ASSEMBLY SCALE: N.T.S.
A BACKFLOW ASSEMBLY N.T.S.
SCALE: F PIPE / WIRE / SLEEVE INSTALLATION SCALE: N.T.S. E QUICK COUPLER ASSEMBLY D SCALE: N.T.S. FLOW SUB-METER INSTALLATION N.T.S.
CL
LEGEND
1. PVC MAINLINE OR MANIFOLD
SUBMAIN / BACKBONE PIPE.
SEE LEGEND FOR DEPTH AS
PER SPECIFICATION
2. LANDSCAPE FABRIC,
MINIMUM 4.5 OZ. MATERIAL.
SEE SPECIFICATIONS FOR
APPROVED TYPE
3. PVC SCH 80 SLO-CLOSE BALL
VALVE, INSTALL VALVE
CENTERED IN BOX. REFER TO
LEGEND FOR SPECIFICATION
4. 8" PVC CL 160 PIPE OR
NON-PERF DRAIN PIPE,
LENGTH AS REQUIRED. FIT
PIPE OUTSIDE UNION. USE
FABRIC TO FILL
IRREGULARITIES
5. 3/4" CRUSHED GRAVEL, FILL
TO 2" BELOW TOP OF SLEEVE
AND 5" BELOW BALL VALVE
FOR SUPPORT
6. SUPPORT BRICKS, (3 REQ.)
7. SITE SOIL
8. FINISH GRADE
9. RAIN BIRD 10" ROUND
SPECIFICATION GRADE
VALVE BOX WITH BOLT DOWN
'T' COVER. HEAT BRAND "BV"
ONTO LID.
1/2"
2"
NOTES:
A. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS.
B. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1/2" ABOVE MULCH LAYER, WHICHEVER IS HIGHER.
C. CONTRACTOR TO PROVIDE ONE STANDARD 30 INCH SPRINKLER KEY WRENCH FOR THE OPERATION OF BALL VALVES.
SECTION/ELEVATION
6"MAX.
2"
4 8
5 6
9 7
1 2
3 BBBB
B
P P
SECTION/ELEVATION
NOTE:
A. CONCRETE SLAB SHALL BE MINIMUM 4" THICK AND
EXTEND A MINIMUM 6" PAST THE BACKFLOW
ASSEMBLY PIPING AND/OR ENCLOSURE ON ALL SIDES.
6" MIN.
12" MIN.
B
LEGEND
1. BACKFLOW DEVICE, REFER TO LEGEND FOR
SPECIFICATION
2. BACKFLOW ENCLOSURE, REFER TO LEGEND FOR
SPECIFICATION
3. BRASS BALL VALVE
4. WYE STRAINER, REFER TO LEGEND FOR
SPECIFICATION
5. BRASS NIPPLE, MAX. LEN. 3" (4 REQ.)
6. BRASS RISER, LEN. AS REQUIRED, (2 REQ.)
7. CONCRETE SLAB
8. IRRIGATION SERVICE LINE FROM METER
9. PVC SCH 80 SS COUPLER, SVC LINE SIZE
10. PVC SCH 80 NIPPLE, LENGTH BEYOND THRUST
BLOCK, (2 REQ.)
11. CONCRETE THRUST BLOCK, 1 CU. FT.
12. PVC SCH 80 REDUCING ADAPTER, SF, COUPLER
SIZE (2 REQ.)
13. PVC SCH 80 SS COUPLER, MAINLINE SIZE
14. BRASS ELBOW
15. IRRIGATION MAINLINE
16. BRASS UNION (2 REQ.)
17. PRESSURE REGULATOR, IF SPECIFIED. REFER TO
LEGEND FOR SPECIFICATION - IF NOT SPECIFIED,
INSTALL ONE BRASS NIPPLE IN PLACE OF TWO 3"
NIPPLES AND REGULATOR
1 234567
1716
14 13 12
11 10
8 9 15
SECTION/ELEVATION
NOTES:
A. PER DEH REQUIREMENTS ALL QUICK COUPLER VALVES SHALL BE OF A TYPE APPROVED FOR RECYCLED WATER USE.
B. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS.
C. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1" ABOVE MULCH LAYER, WHICHEVER IS HIGHER.
LEGEND
1. QUICK COUPLING VALVE. SEE LEGEND FOR
SPECIFICATION
2. APPURTENANCE PURPLE ID TAG
3. BRASS NIPPLE- QCV SIZED 4" MIN. LENGTH
4. BRASS ST. ELL (2 REQ.)
5. BRASS ELL
6. BRASS NIPPLE- QCV SIZED
12" MIN. LENGTH FOR 18" TRENCH
18" MIN. LENGTH FOR 24" TRENCH
7. PVC SCH 80 FITTING, TEE / ELL
8. PVC MAINLINE SEE LEGEND FOR
SPECIFICATION
9. #4 REBAR 36" MIN. LENGTH
10. LANDSCAPE FABRIC
11. SUPPORT BRICKS (3 REQ.)
12. 3/4" CRUSHED GRAVEL, MIN. 1 CUBIC FOOT
13. STAINLESS STEEL CLAMP (2 REQ.)
14. FINISH GRADE
15. RAIN BIRD 10" ROUND SPECIFICATION GRADE
VALVE BOX WITH "T" COVER. HEATED
BRANDED MARKED 'QCV'
1 3
4 5
13 12
11 15 14
6 3
7 8 9
10 6" MAX
2" MIN
2"
1/2"
2 SECTION/ELEVATION
DEPTH CHARTWIRING6" & LARGER3" & 4" 21/2" & SMALLER
18"12"
--
18"24"36"
BESIDE
18"24"36"
AB CD
36"30"24"
-
36"
EF
36"
36" 36"
30"30"
-
MAIN MAIN
BESIDE
F
D
E
C
B
A
NOTES:
A. SLEEVE UNDER PEDESTRIAN
WALKWAYS SHALL EQUAL DEPTHS
INDICATED IN COLUMNS A, B, & C.
B. LINES MUST HAVE MIN. CLEARANCE
OF 4" FROM EACH OTHER & 12"
FROM OTHER TRADES.
C. RUN WIRING BESIDE MAINLINE AT
LOCATION SHOWN, TAPE & BUNDLE
@ 10' O.C.
D. TIE A 24" LOOP IN ALL WIRING AT
CHANGES IN DIRECTION, WHEN NOT
INSTALLED WITHIN CONDUIT.
E. ALL SLEEVES MUST BE 2X THE
DIAMETER OF THE PIPE WITHIN.
F. ALL SLEEVE ENDS MUST BE SEALED
WITH FOAM SEALANT INSIDE PIPE
TO MINIMIZE DEBRIS INTRUSION.
G. ALL SLEEVES MUST EXTEND 12" MIN.
DISTANCE PAST EDGE OF
ROADWAY, CURB, OR SIDEWALK.
H. CONTRACTOR MUST ADJUST
MAINLINE AROUND ALL STREET
LIGHT LOCATIONS, LIGHT
BOLLARDS, TREE ROOT BALLS, (MIN.
5' CLEARANCE), AND OTHER
OBSTACLES.
LEGEND
1. ON-GRADE LATERAL
PIPE
2. UNDISTURBED SOIL
3. COMPACTED
BACKFILL
4. LATERAL LINE
5. 2-WIRE CABLE
WITHIN ELECTRICAL
CONDUIT
6. MAINLINE TRACER
TAPE OR AWG #6
BARE COPPER
TRACER WIRE,
REFER TO LEGEND
FOR SPECIFICATION
7. MAINLINE, REFER
TO LEGEND FOR
SPECIFICATION
8. ROADWAY / PAVING
9. SAND BACKFILL
10. LATERAL LINE
SLEEVE
11. MAINLINE SLEEVE
12. CONTROL WIRE
SLEEVE
-
1 2 3 4 5 6 7
839
1011
12 1/2"
2"
SECTION/ELEVATION
LEGEND
1. 4x8 BRICK SUPPORTS (MIN. 6 REQ.)
2. 3/4" CRUSHED GRAVEL, 8" MIN. DEPTH
3. 8"X8" CONCRETE PAVERS FOR SUPPORT
4. PVC MAINLINE PIPE. UPSIZE AS REQUIRED
TO MATCH PLAN
5. LANDSCAPE FABRIC
6. FINISH GRADE
7. RAIN BIRD STANDARD RECTANGULAR
SPECIFICATION GRADE VALVE BOX. HEAT
BRAND 'FLOW-METER' ON LID
8. PVC SCH 80 FEMALE ADAPTER (SxT).
THREAD SIZE PER SUB-METER UNIT. (2
REQ.)
9. IRRIGATION FLOW SUB-METER, REFER TO
LEGEND FOR SPECIFICATION
10. UNION, AS PART OF UNIT. (TYP.)
11. WIRE CONNECTOR
12. TWO WIRES TO FLOW METER TERMINALS
AT CONTROLLER. MIN. 18 AWG-UF (2.08 MM2
)
SHIELDED WIRE WITH DIFFERENT COLOR
FROM CONTROL/COMMON WIRE
13. PVC MAINLINE PIPE FROM P.O.C.
NOTES:
A. INLET PIPE ENTERING METER: LENGTH MUST BE A MIN. OF 10x PIPE DIA.
B. OUTLET PIPE LEAVING METER: LENGTH MUST BE MIN. OF 5x PIPE DIA.
C. INLET AND OUTLET PIPE MUST BE STRAIGHT PIPE WITH NO FITTINGS OR TURNS UNTIL AFTER THESE SPECIFIED LENGTHS.
D. USE FOUR PVC 45 DEGREE ELBOWS TO TRANSITION UNIT TO MAINLINE DEPTH.
E. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS.
F. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1" ABOVE MULCH LAYER, WHICHEVER IS HIGHER.
7 6
2" MIN.
8" MAX.
13 10 9 8
1 42
5 11
3 12
113
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.8
IRRIGATION DETAILS
N/A
SCALE: B TREE DRIP MANIFOLD INSTALLATION SCALE: N.T.S.
A TREE DRIP EMITTER MANIFOLD ASSEMBLY N.T.S.
D SCALE: TREE DRIP SYSTEMS PVC LATERAL LAYOUT N.T.S.
SECTION/ELEVATION
NOTES:
A. PLACE MULTI-OUTLET DRIP MANIFOLD MINIMUM FORTY EIGHT INCHES (48") FROM EDGE OF ROOTBALL. ADJUST PER ROOTBALL SIZE, TYPICAL. INSTALL REQUIRED AMOUNT OF EMITTERS, TUBING, AND BUG CAPS PER EMITTER TABLE. NUMBER OF EMITTERS IN DETAIL ARE FOR EXAMPLE ONLY.
B. SLOPED AREAS: PLACE EMITTERS OFF-CENTER ON UPHILL SIDE OF TREE DEPENDING ON STEEPNESS, TO ALLOW WATER TO FLOW ACROSS ROOTBALL FOR MAXIMUM EFFECTIVE WATER USE.
C. ROUTE 1/4" TUBING AROUND ROOTBALL ALONG OUTSIDE EDGE. DO NOT CROSS ROOTBALL AT ANY TIME.
D. INSTALL RAIN BIRD U-STAKES, MODEL TDS-050 OVER 1/4" TUBING 4"-6" BEHIND EMITTER STAKE AND 1' O.C. (MIN. 2 STAKES PER 1/4" EMITTER TUBING) AROUND ROOTBALL AT EDGE TO ELIMINATE TUBING MOVEMENT.
E. ALL 1/4" TUBING SHALL BE BURIED TO A MINIMUM DEPTH OF 2" BELOW SOIL SURFACE. EMITTER OUTLET AND BUG CAP SHALL BE PLACED AT GRADE.
LEGEND
1. 1/4" DISTRIBUTION
TUBING: RAIN BIRD,
MODEL XQ
2. MULTI-OUTLET EMISSION
DEVICE: RAIN BIRD
XERI-BIRD 8, MODEL
XBD-80 INSTALLED
WITHIN 7"
SPECIFICATION GRADE
VALVE BOX
3. 1/2" PVC SCH 40
LATERAL LINE PIPE
4. PVC SCH 40 LATERAL
LINE PIPE, SEE
SPECIFICATIONS FOR
DEPTH REQUIREMENTS
5. GALVANIZED TIE-DOWN
TUBING U-STAKE: RAIN
BIRD, MODEL TDS-050
6. 1/4-INCH TUBING STAKE:
RAIN BIRD, MODEL
TS-025
7. ROOTBALL OF TREE
8. DIFFUSER BUG CAP:
RAIN BIRD MODEL
DBC-025
# OF EMITTERS
15 GAL. TREE 2 - 2 GPH
PLANT SIZE
24" BOX TREE 4 - 2 GPH
TREE EMITTER TABLE (SUN)
48" BOX TREE 6 - 5 GPH60" BOX TREE 6 - 7 GPH36" BOX TREE 4 - 5 GPH72" BOX TREE 6 - 10 GPH84" BOX TREE 8 - 12 GPH 1 2
8 76
4 5
DRIP SYSTEM NOTES:
A. EMITTER TABLE AT RIGHT IS ESTIMATED
EMITTER QUANTITIES AND FLOWS.
CONTRACTOR SHALL INSTALL EMITTERS
AS SHOWN AT INITIAL INSTALLATION.
B. ALL LATERAL LINES FOR DRIP ZONES
SHALL BE PVC SCH 40 PIPE.
C. SUB-LATERAL PIPING AS SHOWN IN
DETAIL LI-10/E SHALL BE 1/2" SCH 40 PIPE.
'BACKBONE' LATERALS SHALL BE PER
PLAN SIZE.
D. CONTRACTOR TO PROVIDE THE
QUANTITY OF EMITTERS BASED ON THE
ACTUAL PLANT COUNT AND THE EMITTER
TABLE SHOWN AT RIGHT.
E. VERIFY THE ACTUAL PLANT QUANTITIES
AND SIZES FROM THE LANDSCAPE PLANS
PRIOR TO BIDDING OR COMMENCING
WORK.
F. POST PLANT INSTALLATION: IT SHALL BE
THE RESPONSIBILITY OF LANDSCAPE
CONTRACTOR TO REVISE EMITTER SIZES
AS MAY BE NEEDED TO PROVIDE ANY
WATER VOLUME ADJUSTMENTS FOR
HEALTHY PLANT GROWTH. THIS TASK
SHALL BE COMPLETED AFTER THREE
WEEKS OF PLANT OBSERVATIONS AFTER
THE INITIAL INSTALLATION AND AGAIN
ONE WEEK BEFORE MAINTENANCE
PERIOD IS COMPLETED. THESE EMITTER
CHANGES AND FINE TUNE ADJUSTMENTS
SHALL BE CARRIED OUT AFTER
CONSULTATION AND REVIEW OF WATER
NEEDS WITH THE IRRIGATION
CONSULTANT AND LANDSCAPE
ARCHITECT.
F F
F
F
LEGEND
1. MAINLINE, REFER TO LEGEND FOR TYPE.
2. DRIP ZONE CONTROL VALVE ASSEMBLY, REFER TO LEGEND FOR SPECIFICATION
3. 1/2" SCH 40 PVC SUB-LATERAL PIPE TO DRIP MANIFOLD ASSEMBLY, TYPICAL
4. SCH 40 PVC LATERAL 'BACKBONE' PIPE, TYPICAL. REFER TO PLAN FOR SIZES
5. MULTI-EMISSION MANIFOLD DEVICE PLACEMENT EXAMPLE
6. FLUSH VALVE WITHIN 7" ROUND VALVE BOX, TYPICAL. SEE DETAIL L-105/2 NOTES:
A. CONTRACTOR SHALL ROUTE LATERAL PIPE THROUGHOUT ZONE USING BEST INSTALLATION PRACTICES.
B. PLACE MULTI-EMISSION MANIFOLD AT MINIMUM FORTY EIGHT (48") INCHES FROM EDGE OF TREE/PALM ROOT BALL, TYPICAL.
2 3 5
4 3
4 6 1
4 3
3 G
D
F E
H
C
A
B
INSIDE VIEW OF
XERI-BIRD 8
SECTION/ELEVATION
LEGEND
1. 1/4-INCH TUBING STAKE: RAIN BIRD,
MODEL TS-025. QTYS. - ONE PER
EMITTER. SEE EMITTER TABLE FOR
QUANTITY OF EMITTERS PER PLANT
2. PVC LATERAL PIPE
3. 3/4" CRUSHED GRAVEL, MIN. 3" DEPTH
4. PVC SCH 40 TEE/ELL FITTING
5. PVC SCH 80 NIPPLE, 1/2" x 10" LENGTH
6. 1/4" DISTRIBUTION TUBING: RAIN BIRD,
MODEL XQ
7. AMENDED SITE SOIL
8. FINISH GRADE
9. MULCH LAYER. REFER TO LANDSCAPE
SPECIFICATIONS FOR TYPE AND DEPTH
10. MULTI-OUTLET EMISSION DEVICE: RAIN
BIRD XERIBIRD- 8, MODEL XBD-80
11. 7-INCH VALVE BOX: RAIN BIRD MODEL
SEB-7XB
12. DIFFUSER BUG CAP: RAIN BIRD MODEL
DBC-025 (TYP.)
13. EMITTER: RAIN BIRD MODELS. SEE
EMITTER TABLE FOR TYPE AND
QUANTITY OF EMITTERS PER PLANT
NOTES:
A. COIL
ADDITIONAL
9-INCHES OF
1/4" TUBING IN
VALVE BOX TO
FACILITATE
MAINTENANCE.
B. INSTALLED
VALVE BOX
HEIGHT AT 1/2"
ABOVE MULCH
COVER.
C. INSTALL
MANIFOLD AT
MINIMUM OF
48" FROM EDGE
OF ROOTBALL.
1" 2"
6"
23 4
567
1 9
8 10 12 11
13 SCALE: E DRIP ZONE OPERATION INDICATOR ASSEMBLY N.T.S.
LEGEND
1. FINISH GRADE
2. ECO-INDICATOR
3. DRIP MANIFOLD TEE OR EL
4. PVC DRIP MANIFOLD PIPE. SEE
SPECIFICATIONS FOR DEPTH
REQUIREMENTS
5. SWING JOINT:
HUNTER 'PRO-FLEX' TUBING,
HSBE-050 ELBOWS (2)
6. 1/2" MARLEX STREET EL
7. MULCH LAYER
8. ALTERNATE INSTALL: WHEN
ATTACHING UNIT TO DRIP
TUBING CONTRACTOR MAY
INSTALL UNIT USING 1/2"
BARBED INSERT FITTINGS AND
DRIP POLYETHYLENE TUBING
SECTION/ELEVATION
NOTES:
A. INSTALL ONE (1) ECO-ID WITHIN EACH PLANTER TO SHOW EXTENT OF ZONE WHILE UNDER OPERATION.
B. DUE TO CLARITY ISSUES ECO-ID SYMBOLS ARE NOT SHOWN ON PLAN.
C. CONTRACTOR SHALL REVIEW EACH DRIP ZONE AREA AND LAYOUT TO DETERMINE EXACT QUANTITY OF ECO-ID UNITS TO INSTALL. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL UNITS REQUIRED ON THE PROJECT.
D. IN TURF AREAS INSTALL UNIT 1/2" ABOVE FINISHED GRADE.
E. IN SHRUB AREAS INSTALL UNIT 2" ABOVE SOIL LEVEL OR 1" ABOVE MULCH LAYER, WHICHEVER IS HIGHER.
F. DUE TO NO FACTORY INSTALLED CHECK VALVE INSTALL AT HIGH POINTS OF ZONE, OR INSTALL HUNTER MANUALLY INSTALLED CHECK VALVE, P/N 462237SP.
6 1/2"
12 3
456
8 2"
1"
2" MIN.
LEGEND
1. BRASS HOSE/PIPE ADAPTER,
ARROWHEAD
BRASS/CHAMPION IRRIGATION
PRODUCTS, MODEL #10F (3/4"
MALE HOSE THREAD TO 1/2"
MALE PIPE THREAD)
2. 7" ROUND SPECIFICATION
GRADE VALVE BOX, HEAT
BRAND "FV" ONTO LID
3. FINISH GRADE
4. STAINLESS STEEL CLAMPS,
TYP.
5. 1/2" PVC SCH 80 THREADED
BALL VALVE. REFER TO
LEGEND FOR SPECIFICATION
6. SCH 80 PVC NIPPLE 1/2" x
LENGTH AS REQUIRED
7. LANDSCAPE FABRIC
8. WHEN USED FOR
SUB-SURFACE TUBING DRIP
ZONES, REFER TO LEGEND:
PVC SCH 40 PIPE FROM DRIP
ZONE MANIFOLD 'FOOTER'.
MANIFOLD PIPE SIZE BASED ON
ZONE FLOW. REFER TO
LEGEND FOR PIPE SIZE.
9. 3/4" CRUSHED GRAVEL, MIN.
5"-6" DEPTH
10. PVC SLIP (LINE SIZE) x 1/2"
THREAD ELL (SF)
11. (#3) 3/8" x 24" REBAR STAKE
12. APPURTENANCE PURPLE ID
TAG
SECTION/ ELEVATION
1 2
5 78
9 10 11
3 1/2"
NOTES:
A. FOR TREE/PALM ZONES: PLACE FLUSH VALVE AT
MINIMUM FORTY EIGHT (48") INCHES FROM TREE/PALM
ROOT BALL, TYPICAL.
B. POINT SOURCE DRIP ZONES: INSTALL FROM PVC
'BACKBONE' PIPE. SEE DETAIL ON THIS SHEET.
C. INSTALL ONE (1) FV IN EACH DIRECTION FROM RCV AT
MINIMUM, OR AS MANY AS SHOWN ON THE PLAN IN ANY
ZONE.
D. INSTALL IN LOCATIONS AS DESCRIBED IN THE LEGEND.
E. CONTRACTOR SHALL REVIEW TREE DRIP ZONE AREA
AND LAYOUT TO DETERMINE EXACT QUANTITY OF FV'S
TO INSTALL. DUE TO FIELD CHANGES OR OTHER
REASONS TOTAL FLUSH VALVE SYMBOLS SHOWN ON
PLAN MAY NOT EQUAL TOTAL QUANTITY OF FV'S
REQUIRED.
F. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN
TURF AREAS.
G. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL
LEVEL OR 1" ABOVE MULCH LAYER, WHICHEVER IS
HIGHER.
4 6
12 SCALE: F DRIP ZONE FLUSH VALVE ASSEMBLY N.T.S.
2"
1/2" 1/2"
1 2
3 4
SECTION/ELEVATION
5 6
7 LEGEND
1. FINISH GRADE
2. MULCH LAYER*, REFER TO
LANDSCAPE SPECIFICATIONS
FOR TYPE AND DEPTH
3. POP-UP SPRINKLER. REFER
TO LEGEND FOR TYPE
4. 1/2" MARLEX EL FITTING,
PART OF SWING ASSEMBLY.
5. RAIN BIRD MANUFACTURED
SWING ASSEMBLY; 12" MIN.
LAY LENGTH, SIZE PER
SPRINKLER INLET
MODEL SA-125050 - 1/2" INLET
MODEL SA-125075 - 3/4" INLET
6. PVC SCH 40 SxSxT TEE OR
SxT EL
7. PVC LATERAL PIPE
NOTES:
A. USE TEFLON TAPE ON ALL EXPOSED THREADS.
B. WHERE A MULCH LAYER IS USED AS GROUND COVER INSTALL TOP OF SPRINKLER BODY 1/2" ABOVE MULCH COVER, AT NO TIME SHALL MULCH BURY THE CAP.
C. WHEN MULCH LAYER IS NOT PRESENT INSTALL TOP OF SPRINKLER BODY 2" ABOVE FINISH GRADE.
D. INSTALLATION TO BE COMPLETED IN ACCORDANCE WITH MANUFACTURERS SPECIFICATIONS.
E. INSTALL SPRINKLER HEADS 6" FROM PAVING EDGE IN GROUND COVER AREAS.
F. INSTALL SPRINKLER HEADS 4" FROM PAVING EDGE IN TURF AREAS.
G. INSTALL SPRINKLER HEADS 12" FROM ALL BUILDINGS, WALLS, AND FENCES.
H. INSTALL SPRINKLER HEADS PLUMB.
I. ADJUST SPRAYS OR NOZZLE STREAM TO COVER LANDSCAPE AREA WITHOUT OVERSPRAY ONTO PAVING, FENCES, WALLS, OR BUILDINGS. DO NOT SCALE DRAWINGS.
C SCALE: POP-UP SPRINKLER N.T.S.
114
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.9
IRRIGATION DETAILS
N/A
6"
2"
SECTION/ELEVATION
LEGEND
1. RECTANGULAR
SPECIFICATION GRADE VALVE
BOX WITH BOLT DOWN
COVER. BOX TO BE PLACED
AT RIGHT ANGLE TO
HARDSCAPE EDGE. HEAT
BRAND "PB" ONTO LID
2. FLOW SENSOR WIRE
3. FINISH GRADE
4. 36" WIRE EXPANSION LOOP
TYPICAL
5. BRICK SUPPORTS
6. PVC ELECTRICAL SWEEP EL
7. LANDSCAPE FABRIC
8. 3/4" CRUSHED GRAVEL, MIN. 6"
DEPTH
1/2"
56 7
8 2
4 1
NOTES:
A. PROVIDE WIRE JUNCTION/PULL BOX AT EVERY CHANGE
OF DIRECTION AND AT MAXIMUM 200 FOOT INTERVALS.
B. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN
TURF AREAS.
C. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL
LEVEL OR 1/2" ABOVE MULCH LAYER, WHICHEVER IS
HIGHER.
3 SCALE: B DRIP RCV ASSEMBLY ALTERNATE INSTALLATION SCALE: N.T.S. A RCV ASSEMBLY - DRIP SYSTEMS N.T.S.
SCALE: F WIRE PULL BOX D SCALE: N.T.S. VALVE BOX LOCATION / MARKING C SCALE: N.T.S. MANIFOLD LAYOUT N.T.S.
LEGEND
1. 'RCV' HEAT BRANDED ON VALVE BOX LID
2. APPROPRIATE CONTROLLER AND STATION NUMBER HEAT
BRANDED ON VALVE BOX LID
3. RECTANGULAR SPECIFICATION GRADE VALVE BOX, TYP.
4. 'QCV' HEAT BRANDED ON VALVE BOX LID
5. 'FV' WITH DRIP ZONE RCV STATION NUMBER HEAT BRANDED
ON ALL DRIP SYSTEM FLUSH VALVE BOX LIDS
6. 10" ROUND SPECIFICATION GRADE QUICK COUPLER VALVE
BOX, TYP.
7. 7" ROUND DRIP VALVE BOX, TYP.
8. 'DRIP' WITH TREE DRIP ZONE RCV STATION NUMBER HEAT
BRANDED ON ALL TREE DRIP MANIFOLD BOX LIDS
12"
12"
12" TYP. 12" 12"
PLAN VIEW
QCV
A1
RCV
NOTES:
A. SPECIFICATION GRADE VALVE
BOXES BY RAIN BIRD ONLY.
B. VALVE BOXES SHALL BE LABELED
BY HOT IRON BRANDING.
C. LOCATE VALVE ASSEMBLIES
18"-24" FROM HARDSCAPE.
D. LOCATION OF VALVE
ASSEMBLIES SHALL BE STAKED
FOR APPROVAL BY LANDSCAPE
ARCHITECT PRIOR TO
INSTALLATION.
E. CENTER VALVE BOXES OVER
VALVE TO FACILITATE SERVICING
VALVE.
F. SET RCV AND VALVE ASSEMBLIES
IN GROUND-COVER/SHRUB AREA
WHERE POSSIBLE.
G. SET BOXES AT EQUAL
ELEVATIONS W/ TOPS AT 2"
ABOVE MULCH IN SHRUBS AND
1/2" ABOVE FINISH GRADE IN
TURF.
H. SET BOXES PARALLEL TO EACH
OTHER AND PERPENDICULAR TO
EDGE.
I. AVOID HEAVILY COMPACTING
SOIL AROUND VALVE BOXES TO
PREVENT COLLAPSE AND
DEFORMATION OF VALVE
BOXES.
EDGE OF PAVING / PLANTER
4 6
2 1
FV
5 RCV#
7 RCV
RCV
A2 A3
ARV AIR RELIEF VALVE
BS BASKET STRAINER
BV BALL VALVE
CCC COMMUNICATION
SPLICES
DRIP TREE DRIP
MANIFOLD
FI FERTILIZER INJECTOR
FS FLOW SENSOR
FV FLUSH VALVE
ASSEMBLY
GV GATE VALVE
GRD GROUND ROD
MS MOISTURE SENSOR
MV MASTER VALVE
SB SPLICE BOX
RCV REMOTE CONTROL
VALVE
QCV QUICK COUPLER VALVE
2 SECTION/ELEVATION
LEGEND
1. LOW VOLTAGE WIRES
2. POLY TUBE PRE-FILLED WITH
WATERPROOF GEL
3. WIRE CONNECTOR. WIRES SHALL BE
PRE-STRIPPED OF 1/2" OF THE
INSULATION PRIOR TO INSERTION
INTO THE CONNECTOR. TWIST
CONNECTOR ONTO WIRES TO SEAT
FIRMLY
1 2 3
NOTE:
A. TO INSURE ALL COMPONENTS RESIDE WITHIN SPECIFIED
VALVE BOX CONTRACTOR MAY INSTALL DRIP RCV ASSEMBLY
AS SHOWN.
B. REFER TO DETAIL LI-5.02/D FOR VALVE BOX INSTALLATION.
LEGEND
1. 1" PVC SCH 80 UNION. (2 REQ.)
2. SCH 80 NIPPLE, 1" x CL, (2 REQ.)
3. 1" NETAFIM 40 PSI PRESSURE REGULATOR,
MODEL WRPR1-40
4. 1" NETAFIM DISC FILTER WITH 140 MESH
(BLK) RINGS, MODEL DF100-140
5. 1" SCH 80 TT EL (2 REQ.)
6. SCH 80 NIPPLE, 1" x SIZE AS REQUIRED TO
HAVE SEPARATION OF RCV AND FILTER
7. 1" REMOTE CONTROL VALVE
8. SCH 80 NIPPLE, 1" X 2", (3 REQ.)
9. 1" THREADED PVC BALL VALVE. REFER TO
LEGEND FOR SPECIFICATION
LEGEND
1. IRRIGATION MAINLINE
2. MAINLINE TEE FITTING, MAINLINE x
MANIFOLD SIZE
3. MANIFOLD ISOLATION VALVE. REFER TO
LEGEND FOR TYPE. MANIFOLD SIZE
4. ALL VALVE BOXES TO HAVE A MINIMUM
12" SEPARATION BETWEEN BOXES
5. IRRIGATION MANIFOLD "SUB-MAINLINE"
PIPE. SIZE PER LARGEST LATERAL PIPE
6. REMOTE CONTROL VALVE
7. RECTANGULAR SPECIFICATION GRADE
VALVE BOX. REFER TO LEGEND FOR
TYPE
8. PVC SCH 80 UNION. ONE OR TWO
REQUIRED. SEE RCV INSTALLATION
DETAILS
9. LATERAL LINE TO SPRINKLERS
10. SIDEWALK / HARDSCAPE EDGE, INSTALL
BOXES 12"-18" FROM EDGE
11. QUICK COUPLER VALVE
12. MAINLINE TEE FITTING, MAINLINE x 1-1/2"
SIZE
13. QCV MANIFOLD ISOLATION BALL VALVE.
REFER TO LEGEND FOR TYPE
14. QUICK COUPLER SWING JOINT
15. 10" ROUND SPECIFICATION GRADE
VALVE BOX. REFER TO LEGEND FOR
TYPE
1 2
5 6
89 10
7 14
8 13
12 11
34 15
SCALE: E WIRE CONNECTION N.T.S.
LEGEND
1. LATERAL LINE PIPE
2. MALE ADAPTER, SIZE PER DRIP ZONE LATERAL
3. PVC SCH 80 TT UNION, (2 REQ), SIZE PER RCV. (MAY
SUBSTITUTE WITH DURA COUPLING MANIFOLD SYSTEM,
P/N 332-010, 332-015, 332-020. WHEN USED SCH 80UNIONS AND NIPPLES UPSTREAM AND DOWNSTREAM OF
RCV ARE NOT REQUIRED)
4. SCH 80 PVC NIPPLE, MIN. SIZE 1"x3", FOUR REQUIRED
5. 40 PSI PRESSURE REGULATOR
6. SCREEN FILTER, WITH #200 SS MESH ELEMENT
7. REMOTE CONTROL VALVE
8. 3/4" CRUSHED GRAVEL, MIN. 5" DEPTH
9. LANDSCAPE FABRIC
10. MAIINLINE / MANIFOLD PIPE: DEPTH PER SPECS.
11. MAIN LINE TEE FITTING
12. NOMINAL SIZE SOLID BRICK (MIN. 6 REQ.)
13. SIZE PIPE PER IMMEDIATE DOWNSTREAM LATERAL SIZE
14. PVC EL, SIZE PER #13
15. PVC SS COUPLER, SIZE PER IMMEDIATE RCV LATERAL,
OR (USE MALE ADAPTER, #16 NOT REQUIRED)
16. SCH 40 BUSHING, SxT
17. PVC BALL VALVE, RCV SIZE. REFER TO LEGEND FOR
SPECIFICATION. USE ONLY REQUIRED WHEN RCV
ASSEMBLY IS NOT PART OF A MANIFOLD
18. FINISH GRADE
19. CONTROL WIRES PROVIDE 24" COIL OF WIRE AT VALVE
20. CONTROL WIRE SPLICE CONNECTION
21. RCV ID TAG
22. RAIN BIRD JUMBO RECTANGULAR VALVE BOX HEAT
BRANDED WITH "RCV" AND ZONE # ON LID
EXAMPLE OF RCV / FILTER LAYOUT
FOR DRIP CONTROL ZONE
4 3 2 1
5 7 9
6 8
3" MIN.
2" MIN.
2"
1/2"
3" MIN.
6" MAX.
TO DRIP SYSTEM
11 18
1 2
22 10
3 4
5 6 7 8 9
141312
16 15
17 21 20 19
SECTION/ELEVATION
115
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.10
IRRIGATION DETAILS
N/A
C SCALE: DRIPLINE INSTALLATION N.T.S.
SCALE: E DRIPLINE- CENTER FEED PVC/DRIPLINE CONNECT SCALE: N.T.S. A WALL-MOUNT CONTROLLER / WIRELESS RAIN SENSOR N.T.S.
SECTION
NOTES:
A. TO INSURE EVEN PARALLEL AND LEVEL TUBING ROWS
IT IS RECOMMENDED THAT THE SOIL LEVEL IN THE
PLANTER AREAS BE BROUGHT TO SIX INCHES BELOW
FINISH GRADE, LEVELED, AND PROPERLY
COMPACTED AS PER THE LANDSCAPED DRAWINGS
PRIOR TO THE INSTALLATION OF THE TUBING.
B. INSTALL TUBING AS INDICATED ON THESE DRAWINGS
AND SECURE TO GRADE USING GALVANIZED WIRE
HOOP STAKES AT 4 O.C. SPACING.
6"
LEGEND
1. SHRUBS/GROUND COVER
2. MULCH LAYER, REFER
TO LANDSCAPE
DRAWINGS FOR TYPE
AND DEPTH
3. FINISH GRADE
4. AMENDED SOIL, REFER
TO LANDSCAPE
DRAWINGS FOR
SPECIFICATION
5. DRIPLINE TUBING
INSTALLATION: 6" BELOW
FINISH GRADE
6. GALVANIZED WIRE
STAKE, SPACE AT 4 FEET
O.C. ALONG ALL TUBING
1234
5 6
NOTES:
A. REFER TO LEGEND FOR MAXIMUM DRIPLINE TUBING SPACING.
B. LAY DEPTH FOR DRIPLINE SHALL BE 6 INCHES BELOW AMENDED SOIL FINISH GRADE.
C. INSTALL FIRST ROW OF DRIPLINE TUBING 6 INCHES FROM ANY HARDSCAPE EDGE. 6"
6"
1 4
1011
87 5
3 12
69 LEGEND
1. SHRUBS/GROUND COVER
2. 17mm BARB 90 ELBOW FITTING, REFER
TO LEGEND FOR SPECIFICATION
3. 1/2" BLANK POLY TUBING, REFER TO
LEGEND FOR SPECIFICATION
4. 1/2" MIPT x 17mm BARB ADAPTER, REFER
TO LEGEND FOR SPECIFICATION
5. PVC SCH 40 SST TEE/EL FITTING, LINE
SIZE X 1/2"
6. SITE SOIL
7. PVC SUPPLY / EXHAUST MANIFOLD
HEADER LATERAL LINE
8. SCREENED BACKFILL MATERIAL
9. SUB-GRADE
10. 17mm DRIPLINE TUBING, REFER TO
LEGEND FOR SPECIFICATION
11. AMENDED SOIL. REFER TO PLANTING
DRAWINGS FOR SPECIFICATION
12. FINISH GRADE
2 SECTION/ELEVATION
SECTION/ELEVATION
LEGEND
1. MULCH LAYER, REFER TO LANDSCAPE DRAWINGS FOR TYPE AND DEPTH
2. AMENDED SOIL, REFER TO LANDSCAPE DRAWINGS FOR SPECIFICATION
3. SUB-SURFACE DRIPLINE TUBING. REFER TO LEGEND FOR SPECIFICATION
4. 17mm BARB TEE x 3/4" THRD. FITTING. REFER TO LEGEND FOR SPECIFICATION
5. AMENDED SOIL / BACKFILL MATERIAL
6. 3/4" SCH 80 PVC NIPPLE. LENGTH AS REQUIRED
7. SCH 40 PVC TEE SxSxT, LINE SIZE BY 3/4"
8. PVC SUPPLY MANIFOLD HEADER LATERAL LINE
6"
2 3
4 6
87 6"
5 1
D SCALE: DRIPLINE- PVC / DRIPLINE MANIFOLD N.T.S.
4" DEPTH 13" OPEN DOOR WIDTH
7 NOTES:
A. MOUNT CONTROLLER LCD SCREEN AT EYE LEVEL.
B. FOR EASE OF INSTALLATION INTO A CONTROLLER, CONTRACTOR MAY INSTALL A JUNCTION BOX
AT THE BASE OF CONTROLLER AND TRANSITION LARGER VALVE AND COMMON WIRES FROM FIELD TO 18 AWG MULTI CONDUCTOR WIRE TO BE USED IN CONTROLLER.
C. USE STEEL CONDUIT FOR ABOVE GRADE AND SCH 4O PVC CONDUIT FOR BELOW GRADE CONDITIONS.
D. PROVIDE PROPER GROUNDING COMPONENTS TO ACHIEVE GROUND RESISTANCE OF 10 OHMS OR LESS.
E. INSTALL CONTROLLER IN A LOCATION TO MAXIMIZE WiFi MODULE RECEPTION.
F. CONTRACTOR SHALL CONTACT OWNER'S AUTHORIZED REPRESENTATIVE FOR DETERMINATION OF EXACT WIRELESS RAIN SENSOR PLACEMENT LOCATION.
G. IT IS RECOMMENDED THAT THE WIRELESS CONTROLLER INTERFACE BE INSTALLED AWAY FROM
SOURCES OF ELECTRICAL INTERFERENCE (SUCH AS TRANSFORMERS, GENERATORS, PUMPS,
FANS, ELECTRICAL METER BOXES) AND METAL OBJECTS TO MAXIMIZE COMMUNICATION RANG 6 SECTION/ELEVATION
8 3
4 6
LEGEND
1. HUNTER PRO-HC OUTDOOR WALL MOUNT
CONTROLLER. SEE IRRIGATION PLAN FOR NUMBER
OF STATIONS FOR EACH LOT. SECURE TO WALL
WITH APPROPRIATE FASTENERS
2. HUNTER WIRELESS RAIN SENSOR CONTROLLER
INTERFACE. INSTALL ADJACENT TO CONTROLLER
3. HUNTER WIRELESS RAIN SENSOR. INSTALL SENSOR
UP TO 500' FROM CONTROLLER (LINE OF SIGHT).
PRACTICAL INSTALLATION - UP TO 200'
4. SUITABLE POST, POLE, OR ROOF GUTTER MOUNT.
MOUNT IN LOCATION WHERE SENSOR CAN RECEIVE
FULL SUN, IS OPEN TO RAINFALL AND OUT OF
SPRINKLER SPRAY PATTERN
5. FINISH GRADE
6. LOW VOLTAGE CONTROL WIRE IN RIGID PVC CONDUIT
WITH PVC ELECTRICAL SWEEP EL. SECURE TO WALL
WITH APPROPRIATE PIPE CLAMPS
7. 120v POWER SOURCE. INSTALL IN RIGID ELECTRICAL
CONDUIT WITH CONDUIT FOR ELECTRICAL POWER
PER LOCAL AND NATIONAL ELECTRICAL CODES.
SECURE TO WALL WITH APPROPRIATE PIPE CLAMPS
8. 120 VOLT POWER SUPPLY J-BOX, BY OTHERS AS REQUIRED.
REFER TO ELECTRICAL PLAN
9. RIGID ELECTRICAL CONDUIT (1/2") FOR UNDERGROUND RUN
IF SPECIFIED, BY OTHERS. REFER TO ELECTRICAL PLAN
5 OUTDOOR WALL
9 1
53"+
SCALE: B RCV ASSEMBLY FOR OVERHEAD SYSTEMS N.T.S.
2" MIN.
2"
SECTION/ELEVATION
LEGEND
1. PVC LATERAL LINE PIPE TO ZONE
2. 3/4" CRUSHED GRAVEL, MIN. 5"-6" DEPTH
3. REMOTE CONTROL VALVE, REFER TO LEGEND FOR
SPECIFICATION
4. LANDSCAPE FABRIC
5. PVC SCH 40 MAINLINE TEE/EL FITTING
6. SOLID BRICK, NOMINAL SIZE (MIN. 4 REQ.)
7. PVC PIPE, MINIMUM PRESSURE RATING-315 PSI,
SIZE PER IMMEDIATE DOWNSTREAM RCV LATERAL
SIZE
8. PVC SCH 80 SS EL, SIZE PER #7
9. SCH 40 PVC MALE ADAPTER MIPT x SLIP, OR
REDUCING MA. THREAD SIZE PER RCV THREAD SIZE
10. RCV ISOLATION VALVE. RCV SIZE. REFER TO
LEGEND FOR TYPE
11. PVC SCH 80 TT UNION, (2 REQ), SIZE PER RCV. (MAY
SUBSTITUTE WITH DURA COUPLING MANIFOLD
SYSTEM, P/N 332-010, 332-015, 332-020. WHEN USED
SCH 80 UNIONS AND NIPPLES UPSTREAM AND
DOWNSTREAM OF RCV ARE NOT REQUIRED)
12. PVC SCH 80 PVC NIPPLE, RCV SIZE, MIN. LENGTH 3"
(2 REQ.)
13. FINISH GRADE
14. RAIN BIRD RECTANGULAR SPECIFICATION GRADE
VALVE BOX WITH BOLT DOWN 'T' COVER. HEAT
BRAND "RCV" AND ZONE # ON LID
15. CONTROL WIRES. PROVIDE 24" COIL OF WIRE AT
VALVE
16. CONTROL WIRE SPLICE CONNECTION
17. RCV ID TAG
1/2"
NOTES:
A. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS.
B. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1" ABOVE MULCH LAYER, WHICHEVER IS HIGHER.
17 14 13
7 9
1 2 3 4
5678
15 11
6" MAX
2" MIN
10 12
16 116
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.11
IRRIGATION DETAILS
N/A
NOTES:
A. DISTANCE BETWEEN LATERAL ROWS TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. MAXIMUM
SPACING SHALL BE 14" APART FOR TURF AREAS. MAXIMUM
SPACING SHALL BE 18" APART FOR FLAT SHRUB AREAS. FOR
ADDITIONAL INFORMATION SEE RAIN BIRD DRIPLINE INSTALLATION GUIDE FOR SUGGESTED SPACING.
B. INSTALL SUB-SURFCE TUBING MAXIMUM 3" FROM ANY
HARDSCAPE EDGE IN TURF AND 9" IN SHRUBS.
C. PLACE TIE DOWN STAKES EVERY 3' IN SAND, 4' IN LOAM, AND 5' IN CLAY.
D. MAXIMUM TUBING LENGTH OF RUN IN EITHER DIRECTION SHALL NOT EXCEED 150' FROM LATERAL PIPE SUPPLY MANIFOLD.
LEGEND
1. PVC EXHAUST HEADER
2. PVC SCH 40 FEMALE THRD
TEE (SSF) OR ELL (SF)
(TYPICAL)
3. BARB X MALE FITTING:
RAIN BIRD XFF-MA-XXX
FITTING (TYPICAL)
4. FLUSH VALVE (TYPICAL)
WITHIN 10" ROUND BOX
5. PERIMETER OF AREA
6. PERIMETER DRIPLINE PIPE
TO BE INSTALLED
7. ECO-ID ZONE OPERATION
INDICATOR
8. LATERAL PIPE SUPPLY
MANIFOLD WITHIN A 12"
TRENCH, PER PIPE DETAIL
9. CONNECTION FROM
SUPPLY MANIFOLD TO
DRIPLINE (TYPICAL)- SEE
INSET B
10. SUB-SURFACE DRIPLINE
TUBING: REFER TO LEGEND
FOR SPECIFICATION
11. GALVANIZED TIE-DOWN
STAKE, RAIN BIRD, MODEL
TDS-050. (TYPICAL)
12. BARB x FEMALE FITTING:
RAIN BIRD XFD-TFA-075 OR
XFF-TMA-050 WITH PVC
THREADED COUPLER
13. PVC SCH 80 NIPPLE, 6"
LENGTH FOR 12" LATERAL
PIPE TRENCH DEPTH
14. PVC SCH 40 TEE OR EL, SxF
INSET B
PLAN VIEW/SECTION
SEE
NOTE 'B'
1 5
3 4
2 2
56 7
9 12 13
14 1
10 NOTES:
A. DISTANCE BETWEEN LATERAL ROWS TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. MAXIMUM SPACING SHALL BE 14" APART FOR TURF AREAS. MAXIMUM SPACING SHALL BE 18" APART FOR FLAT SHRUB AREAS. FOR ADDITIONAL INFORMATION SEE RAIN BIRD DRIPLINE INSTALLATION GUIDE FOR SUGGESTED SPACING.
B. INSTALL SUB-SURFCE TUBING MAXIMUM 3" FROM ANY HARDSCAPE EDGE IN TURF AND 9" IN SHRUBS.
C. PLACE TIE DOWN STAKES EVERY 3' IN SAND, 4' IN LOAM, AND 5' IN CLAY.
D. MAXIMUM TUBING LENGTH OF RUN SHALL NOT EXCEED 150' FROM LATERAL PIPE SUPPLY MANIFOLD.
LEGEND
1. PVC EXHAUST HEADER
2. PVC SCH 40 TEE OR ELL (TYPICAL)
3. BARB X MALE FITTING: RAIN BIRD
XFF-MA-XXX FITTING (TYPICAL)
4. FLUSH VALVE (TYPICAL) WITHIN 10"
ROUND BOX
5. PERIMETER OF AREA
6. PERIMETER DRIPLINE PIPE TO BE
INSTALLED
7. SUB-SURFACE DRIPLINE TUBING:
REFER TO LEGEND FOR
SPECIFICATION
8. GALVANIZED TIE-DOWN STAKE, RAIN
BIRD, MODEL TDS-050. (TYPICAL)
9. SUPPLY HEADER
10. ECO-ID ZONE OPERATION
INDICATOR
11. LATERAL PIPE SUPPLY MANIFOLD
WITHIN A 12" TRENCH, PER PIPE
DETAIL
PLAN VIEW/SECTION
SEE
NOTE 'B'
1 5
3 4
2 2
56 7
9 8
11 8
10 11
D SCALE: FERTIGATION INJECTOR ASSEMBLY SCALE: N.T.S.
A DRIPLINE- END FEED LAYOUT N.T.S.
SCALE: E FERTIGATION INJECTOR W/ BYPASS
C SCALE: N.T.S. QF DRIPLINE HEADER-LAYOUT AROUND TREE SCALE: N.T.S. B DRIPLINE- CENTER FEED LAYOUT N.T.S. 2"
NOTES:
A. INSTALL PVC SCH 80 45 DEGREE ELLS AS REQUIRED TO ACHIEVE PROPER INSTALLATION ABOVE MAINLINE DEPTH ON UPSTREAM AND DOWNSTREAM SIDE.
B. ITEMS 3, 4, 5, 6, 7 AND 8 ARE INCLUDED WITH THE EZ-FLO SYSTEM. ITEM 11 IS PURCHASED SEPARATELY.
C. CONTACT EZ-FLO REPRESENTATIVE, DARIN BRASCH, (916) 652-7748x12 FOR ADDITIONAL INSTALLATION INFORMATION.
D. SET TOP OF VALVE BOX 1/2" ABOVE FINISHED GRADE IN TURF AREAS.
E. IN SHRUB AREAS INSTALL VALVE BOX 2" ABOVE SOIL LEVEL OR 1/2" ABOVE MULCH LAYER, WHICHEVER IS HIGHER.
SECTION/ELEVATION
1/2"
LEGEND
1. RAIN BIRD RECTANGULAR SPECIFICATION GRADE
VALVE BOX WITH BOLT DOWN 'T' COVER. REFER TO LEGEND
FOR SPECIFICATION. USE INVERTED VALVE BOX OF SAME
SIZE AS REQUIRED FOR EXTENSION. INSTALL SIZE AS
REQUIRED TO ALLOW FOR MAINTENANCE OF INJECTOR.
HEAT BRAND "FERT" ON LID
2. EZ FLO SHUT OFF VALVES
3. PROPORTIONING CAP WITH FEED ADJUSTMENT KNOB
4. FERTIGATION SYSTEM INJECTION TANK, REFER TO LEGEND
FOR MODEL AND GALLON CAPACITY
5. FERTILIZER OUT - CONNECT CLEAR TUBE TO GREEN
CONNECTIONS ON PROPORTIONING CAP AND
COUPLING
6. 1/4" TUBING CLAMP - BOTH THE GREEN AND BLUE
COUPLING TUBING CONNECTIONS
7. SUPPORT BRICKS, (MIN. 6 REQ.)8. 3/4" CRUSHED GRAVEL, MIN. 8" IN DEPTH
9. LANDSCAPE FABRIC
10. MAINLINE PIPE, SEE LEGEND FOR SIZE AND TYPE11. RECTANGULAR VALVE BOX EXTENSION
12. EZ BALL VALVE INJECTION COUPLING CONNECTOR -
INSTALL ACCORDING TO WATER FLOW DIRECTION
ARROW
13. WATER IN - CONNECT BLACK TUBE TO BLUE
CONNECTIONS ON PROPORTIONING CAP AND
COUPLING
14. TOP OF MULCH LAYER. REFER TO PLANTING
SPECIFICATIONS FOR DEPTH
LEGEND
1. PVC SCH 80 TEE FITTING, MAINLINE SIZE,
TYP.
2. PVC MAINLINE. REFER TO LEGEND FOR
TYPE
3. PVC SCH 80 TEE SLIP FITTING, TYP.
4. 12" STANDARD RECTANGULAR
SPECIFICATION GRADE VALVE BOX. HEAT
BRAND "BV" ON LID. TYP.
5. 1/4" "FERTILIZER OUT" TUBE
6. EZ-FLO BALL VALVE COUPLING
CONNECTOR, CBV-XXX. MAINLINE SIZE
7. EZ-FLO FERTILIZER INJECTOR UNIT,
REFER TO LEGEND FOR MODEL AND SIZE
8. 1/4" "WATER IN" TUBE
9. RECTANGULAR SPECIFICATION GRADE
VALVE BOX. HEAT BRAND "FERT" ON LID.
REFER TO LEGEND FOR SPECIFICATION.
FIT FERTILIZER UNIT WITHIN FOR EASY
REMOVAL. MINIMUM 3" CLEARANCE ON
ALL SIDES OF UNIT
10. LASCO FULL BLOCK TRUE UNION PVC
BALL VALVE WITH TEFLON SEATS AND
EPDM O-RINGS, MODEL VXX101N.
MAINLINE SIZE. (3 REQ.)
11. WATER FLOW DIRECTION
12. IRRIGATION MAINLINE FROM P.O.C. /
BACKFLOW ASSEMBLY. REFER TO PLAN
FOR MAINLINE SIZE. REFER TO LEGEND
FOR TYPE
13. PVC SCH 80 EL FITTING, TYP.
2 3 2 1
14 11
10 13
12 4
5 6
7 8 9
1 2
3 4
7 5
6 8
9 101112
13 PVC
LATERAL
PIPE
BURIAL
DEPTH
6" SOIL
COVER
INSET B
19 5
10 18 9
6 TREE
TRUNK
10 17
11 6
SEE
NOTE 'C
9 7 4
7 8
5 17
13 SEE
NOTE 'C'
19 11
17 15
5 INSET A
INSET A
12 NOTES:
A. DETAIL DESCRIBES QF MANIFOLD LAYOUT. USE SAME DESIGN INTENT OF ROUTED AROUND TREES FOR ANY PVC MANIFOLD LAYOUT.
B. QF-MANIFOLD SHALL ALWAYS BE INSTALLED AT DEPTH TO ACCOMMODATE THE 6" INSTALLATION DEPTH FOR DRIPLINE TUBING.
C. DISTANCE BETWEEN LATERAL ROWS TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. MAXIMUM SPACING SHALL BE 12" APART FOR TURF AREAS. MAXIMUM SPACING SHALL BE 18" APART FOR FLAT SHRUB AREAS.
D. INSTALL SUB-SURFCE TUBING MAXIMUM 3" FROM ANY HARDSCAPE EDGE IN TURF AND 9" IN SHRUBS.
E. AIR RELEASE / VACUUM VALVE WHERE SHOWN IS DIAGRAMMATIC ONLY. PLACE AT HIGHEST POINT IN AREA FOR PROPER VACUUM RELEASE ACTION.
PLAN VIEW
2 16
1 LEGEND
1. FLUSH VALVE (TYPICAL) WITHIN 7" ROUND BOX.
REFER TO LEGEND FOR SPECIFICATION
2. AIR RELIEF VALVE: RAIN BIRD, MODEL ARV050,
WITHIN 7" ROUND VALVE BOX. CONNECTED TO
QF MANIFOLD. LOCATION AS SHOWN IS
DIAGRAMMATIC ONLY
3. PVC EXHAUST HEADER
4. BARB X MALE FITTING: RAIN BIRD XFF-MA-XXX
FITTING (TYPICAL)
5. RAIN BIRD QF-DRIPLINE HEADER:
-USE 3/4" FOR ZONE OR 'ZONE SECTION' FLOWS
9 GPM OR LESS
-USE 1" FOR ZONE OR 'ZONE SECTION' FLOWS
10 GPM TO 15 GPM
6. QF DRIPLINE PRE-NSTALLED BARB FITTING
7. PVC SCH 40 THREADED TEE OR ELL (TYPICAL)
8. EDGE OF SIDEWALK / HARDSCAPE
9. PVC SCH 40 EL. SIZE PER QF MANIFOLD SIZE
10. PVC SCH 40 PIPE. SIZE PER QF DRIPLINE
HEADER
11. 'DG' COVER OR OTHER PERMEABLE SURFACE.
SEE LANDSCAPE PLANS
12. PVC INSERT ADAPTER (BARB X SOC), SPEARS,
MODEL 474-007 OR 474-010. SIZED TO FIT
SUPPLY PIPE (3/4" OR 1") (TYP.)
13. PVC PIPE FROM RCV OR ADJACENT ZONE
SECTION (SIZED TO MEET LATERAL FLOW
DEMAND, REFER TO PLAN FOR SIZE). INSTALL
PVC PIPE AT DEPTH PER PIPE DETAIL OR
SPECIFICATION
14. PVC SUPPLY HEADER
15. SUB-SURFACE DRIPLINE TUBING: REFER TO
LEGEND FOR SPECIFICATION
16. AIR RELIEF VALVE: RAIN BIRD, MODEL ARV050,
WITHIN 7" ROUND VALVE BOX. CONNECTED TO
PVC PIPE MANIFOLD. LOCATION AS SHOWN IS
DIAGRAMMATIC ONLY
17. PVC CAP. SPEARS, MODEL 447-007 OR 447-010.
SIZED TO FIT INSERT ADAPTER (3/4" OR 1"). SEE
INSET 'A'
18. PCV INSERT MALE ADAPTER, SPEARS, MODEL
4XX-007 OR 4XX-010. SIZED TO FIT EL
19. STAINLESS STEEL CLAMP, OETIKER OR
MURRAY
15 3
14 5
INSET B
117
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
JB
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES
L6.12
IRRIGATION DETAILS
N/A
SCALE: B DRIPLINE- END FEED LAYOUT W/ RAIN BIRD QF HEADER SCALE: N.T.S. A DRIPLINE- CENTER FEED LAYOUT W/ RAIN BIRD QF HEADER N.T.S.
INSET C INSET B
INSET A
SEE
NOTE 'E'
PLAN VIEW/SECTION
INSET A
LEGEND
1. PVC INSERT REDUCING TEE, SPEARS, MODEL 1402-101 OR
1402-130. (X" x 1/2") SIZED TO FIT QF DRIPLINE HEADER
2. STAINLESS STEEL CLAMP, OETIKER OR MURRAY TYPE
3. FLUSH VALVE ASSEMBLY WITHIN 7" ROUND BOX. (INSTALLATION FOR TURF ZONE, TYP.) REFER TO LEGEND FOR SPECIFICATION
4. PVC 1/2" MALE ADAPTER (MIPTXSOC), SPEARS, MODEL 436-005
5. RAIN BIRD 'QF' DRIPLINE EXHAUST HEADER:
-USE 3/4" FOR ZONE OR 'ZONE SECTION' FLOWS LESS THAN 12 GPM
-USE 1" FOR ZONE OR 'ZONE SECTION' FLOWS 12 GPM TO 22 GPM
6. PRE-INSTRALLED BARB FITTING (TYP.)
7. PVC INSERT PLUG. SPEARS, MODEL 1449-007 OR 1449-010. SIZED TO FIT QF DRIPLINE HEADER. SEE INSET 'A'
8. EDGE OF PERIMETER (PLANTER) AREA
9. PERIMETER DRIPLINE TO BE INSTALLED MAXIMUM OF 3" FROM EDGE OF PERIMETER IN TURF AND 9" FROM EDGE OF
PERIMETER IN SHRUB AREA
10. PVC INSERT MALE ADAPTER (BARB X SOC), SPEARS, MODEL 474-007 (3/4") OR 474-010 (1"). SIZED TO FIT QF DRIPLINE HEADER
11. PVC SUPPLY PIPE FROM RCV (SIZED TO MEET LATERAL FLOW DEMAND, REFER TO PLAN FOR SIZE). INSTALL AT PVC LATERAL
PIPE DEPTH PER SPECIFICATIONS
12. BARB INSERT FITTING: RAIN BIRD, XFF-TEE. SEE INSET 'A'
13. RAIN BIRD 'QF' DRIPLINE SUPPLY HEADER:
-USE 3/4" FOR ZONE OR 'ZONE SECTION' FLOWS 6 GPM OR LESS -USE 1" FOR ZONE OR 'ZONE SECTION' FLOWS 7 GPM TO 11 GPM
14. SUB-SURFACE DRIPLINE TUBING. REFER TO LEGEND FOR
SPECIFICATION
15. GALVANIZED TIE-DOWN STAKE, RAIN BIRD, MODEL TDS-050. (TYPICAL) REFER TO LEGEND FOR SPACING
16. FLUSH VALVE ASSEMBLY WITHIN 7" ROUND BOX. (INSTALLATION IN SHRUB PLANTER, TYP.) REFER TO LEGEND FOR
SPECIFICATION
17. PVC SCH 40 REDUCER BUSHING (1"x1/2" or 3/4"x1/2")
18. PVC PIPE TO FLUSH VALVE ASSEMBLY. REFER TO FV ASSEMBLY
DETAIL FOR ASSEMBLY CONSTRUCTION
19. PVC SCH 40 ELL (TYP.)
20. ECO-ID ZONE OPERATION INDICATOR
5 5
7 6
89 101214
7 7
14 13 6
13 10
15 INSET E
INSET B
SEE
NOTE 'C'
PLAN VIEW/SECTION
2 10
4 7891
14 1
14 5 15
94 9
13 INSET BINSET C
INSET E
1 PVC
LATERAL
PIPE
BURIAL
DEPTH
6" SOIL
COVER
INSET E
14 2
7 6
17 6
LEGEND
1. PVC INSERT PLUG. SPEARS, MODEL 1449-007 OR 1449-010.
SIZED TO FIT QF DRIPLINE HEADER. SEE INSET 'A'
2. RAIN BIRD QF DRIPLINE SUPPLY HEADER:
-USE 3/4" FOR ZONE OR 'ZONE SECTION' FLOWS 6 GPM OR
LESS
-USE 1" FOR ZONE OR 'ZONE SECTION' FLOWS 7 GPM TO 11
GPM
3. PVC INSERT REDUCING TEE, SPEARS, MODEL 1402-101 OR
1402-130. (X" X 1/2") SIZED TO FIT QF DRIPLINE HEADER
4. PRE-INSTRALLED BARB FITTING (TYP.)
5. PVC INSERT MALE ADAPTER (BARB x SOC), SPEARS, MODEL
474-007 (3/4") or 474-010 (1"). SIZED TO FIT DRIPLINE HEADER
6. PVC SUPPLY PIPE FROM RCV (SIZED TO MEET LATERAL FLOW DEMAND, REFER TO PLAN FOR SIZE). INSTALL AT PVC
LATERAL PIPE DEPTH PER SPECIFICATION
7. EDGE OF PERIMETER (PLANTER) AREA
8. PERIMETER DRIPLINE TO BE INSTALLED MAXIMUM OF 3" FROM EDGE OF PERIMETER IN TURF AND 9" FROM EDGE OF
PERIMETER IN SHRUB AREAS
9. SUB-SURFACE DRIPLINE TUBING. REFER TO LEGEND FOR
SPECIFICATION
10. QF-MANIFOLD EXHAUST HEADER:
-USE 3/4" FOR ZONE OR 'ZONE SECTION' FLOWS LESS THAN 10 GPM
-USE 1" FOR ZONE OR 'ZONE SECTION' FLOWS 11 GPM TO 15
GPM
11. FLUSH VALVE ASSEMBLY (TYP.) WITHIN 7" ROUND BOX.
(INSTALLATION FOR TURF ZONE, TYP.) REFER TO LEGEND
FOR SPECIFICATION
12. FLUSH VALVE ASSEMBLY WITHIN 7" ROUND BOX.
(INSTALLATION IN SHRUB PLANTER, TYP.) REFER TO LEGEND
FOR SPECIFICATION
13. GALVANIZED TIE-DOWN STAKE, RAIN BIRD, MODEL TDS-050.
REFER TO LEGEND FOR SPACING
14. STAINLESS STEEL CLAMP, OETIKER OR MURRAY TYPE
15. PVC REDUCER BUSHING, SPEARS, MODEL 437-101 or 437-130.
SIZED TO FIT INSERT ADAPTER (3/4"x1/2" or 1"x1/2")
16. 1/2" PVC PIPE TO FLUSH VALVE ASSEMBLY. REFER TO FV
ASSEMBLY DETAIL FOR ASSEMBLY CONSTRUCTION
17. PVC SCH 40 ELL (TYP.)
18. ECO-ID ZONE OPERATION INDICATOR
4 5
16 2 10 17
14 INSET C
18 2
7 14
6 INSET B
NOTES:
A. RAIN BIRD 'QF' DRIPLINE HEADER -USE 3/4" FOR ZONE OR 'ZONE SECTION' FLOWS 6 GPM OR LESS.
B. RAIN BIRD 'QF' DRIPLINE HEADER-USE 1" FOR ZONE OR 'ZONE SECTION' FLOWS 7 GPM TO 11 GPM MAXIMUM FLOW. FOR ZONES HIGHER THAN 11 GPM, UP TO 21 GPM FLOW THE USE OF TWO HEADERS INSTALLED IN PARALLEL ARE REQUIRED, OR USE 1-1/4" PVC PIPE. HIGHER FLOW THAN 21 GPM USE 1-1/2" PVC PIPE.
C. QF-DRPLINE HEADER SHALL ALWAYS BE INSTALLED AT DEPTH TO ACCOMMODATE THE 6" INSTALLATION DEPTH FOR THE SUB-SURFACE DRIPLINE TUBING.
D. DISTANCE BETWEEN LATERAL ROWS TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. MAXIMUM SPACING SHALL BE 12" APART FOR TURF AREAS. MAXIMUM SPACING SHALL BE 18" APART FOR FLAT SHRUB AREAS.
E. INSTALL SUB-SURFCE TUBING MAXIMUM 3" FROM ANY HARDSCAPE EDGE IN TURF AND 9" IN SHRUBS.
F. AIR RELEASE / VACUUM VALVE WHERE SHOWN IS DIAGRAMMATIC ONLY. CONTRACTOR MUST INSTALL AT HIGHEST POINT IN ZONE SECTION AREA FOR PROPER VACUUM RELEASE ACTION.
G. MAXIMUM TUBING LENGTH OF RUN IN EITHER DIRECTION OF SUPPLY MANIFOLD SHALL NOT EXCEED 150' FROM SUPPLY MANIFOLD.
1 4
2 3
3 1
16 11
INSET D
2 14
INSET D
4 1718
1 PVC
LATERAL
PIPE
BURIAL
DEPTH
6" SOIL
COVER
INSET E
2 13
11 10
19 6
NOTES:
A. RAIN BIRD 'QF' DRIPLINE HEADER -USE 3/4" FOR ZONE OR 'ZONE SECTION' FLOWS 6 GPM OR LESS.
B. RAIN BIRD 'QF' DRIPLINE HEADER-USE 1" FOR ZONE OR 'ZONE SECTION' FLOWS 7 GPM TO 11 GPM MAXIMUM FLOW. FOR ZONES HIGHER THAN 11 GPM, UP TO 21 GPM FLOW THE USE OF TWO HEADERS INSTALLED IN PARALLEL ARE REQUIRED, OR USE 1-1/4" PVC PIPE. HIGHER FLOW THAN 21 GPM USE 1-1/2" PVC PIPE.
C. QF-DRPLINE HEADER SHALL ALWAYS BE INSTALLED AT DEPTH TO ACCOMMODATE THE 6" INSTALLATION DEPTH FOR THE SUB-SURFACE DRIPLINE TUBING.
D. DISTANCE BETWEEN LATERAL ROWS TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION. MAXIMUM SPACING SHALL BE 12" APART FOR TURF AREAS. MAXIMUM SPACING SHALL BE 18" APART FOR FLAT SHRUB AREAS.
E. INSTALL SUB-SURFCE TUBING MAXIMUM 3" FROM ANY HARDSCAPE EDGE IN TURF AND 9" IN SHRUBS.
F. AIR RELEASE / VACUUM VALVE WHERE SHOWN IS DIAGRAMMATIC ONLY. CONTRACTOR MUST INSTALL AT HIGHEST POINT IN ZONE SECTION AREA FOR PROPER VACUUM RELEASE ACTION.
G. MAXIMUM TUBING LENGTH OF RUN IN EITHER DIRECTION OF SUPPLY MANIFOLD SHALL NOT EXCEED 200' FROM SUPPLY MANIFOLD.
INSET D INSET C
12 11
14 9
INSET D
5 1516
3 4
3 3
16 20 1 18
118
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.
BIOLOGY REVIEW REVISION
L6.13
IRRIGATION SPECIFICATIONS
N/A
SECTION 02810
IRRIGATION SYSTEM
PART 1 - GENERAL
1.1 DESCRIPTION OF WORK
A. FURNISH ALL MATERIALS, LABOR,
TRANSPORTATION, SERVICES, AND EQUIPMENT
NECESSARY TO INSTALL LANDSCAPE
IRRIGATION AS SHOWN ON THE DRAWINGS AND
AS SPECIFIED HEREIN.
1.2 DEFINITIONS
A. THE OWNER'S AUTHORIZED REPRESENTATIVE
IN THIS SECTION WILL REFER TO THE
LANDSCAPE ARCHITECT.
1.3 REQUIREMENTS OF REGULATORY AGENCIES
A. ALL LOCAL, MUNICIPAL AND STATE LAWS, AND
RULES AND REGULATIONS GOVERNING ORRELATING TO ANY PORTION OF THIS WORK AREHEREBY INCORPORATED INTO AND MADE A
PART OF THIS SPECIFICATION, AND ITSPROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. ANYTHING CONTAINED IN THIS
SPECIFICATION SHALL NOT BE CONSTRUED TO
CONFLICT WITH ANY OF THE ABOVE RULES AND
REGULATIONS OR REQUIREMENTS OF THE
SAME. HOWEVER, WHEN THE DRAWINGS ANDSPECIFICATIONS CALL FOR OR DESCRIBE
MATERIALS, WORKMANSHIP, OR
CONSTRUCTION OF A BETTER QUALITY, HIGHER
STANDARD, OR LARGER SIZE THAN IS
REQUIRED BY THE ABOVE RULES ANDREGULATIONS, THE PROVISIONS OF THE DRAWINGS AND SPECIFICATIONS SHALL TAKEPRECEDENCE.
1.4 QUALITY CONTROL
A. MANUFACTURER'S DIRECTIONS
1. THE MANUFACTURER'S DIRECTIONS AND
DRAWINGS SHALL BE FOLLOWED IN ALL
CASES WHERE THE MANUFACTURERS OF
ARTICLES USED IN THIS SPECIFICATION,
FURNISH DIRECTIONS COVERING POINTS
NOT SHOWN IN THE DRAWINGS AND
SPECIFICATIONS.
B. PERMITS, FEES, BONDS AND INSPECTIONS
1. THE CONTRACTOR SHALL PAY FOR ANY
AND ALL PERMITS, FEES, BONDS AND
INSPECTIONS NECESSARY TO PERFORM
AND COMPLETE HIS PORTION OF THE
WORK.
C. EXPLANATION OF THE DRAWINGS
1. DUE TO THE SCALE OF THE DRAWINGS, IT
IS NOT POSSIBLE TO INDICATE ALL
OFFSETS, FITTINGS, SLEEVES, ETC. WHICH
MAY BE REQUIRED. THE CONTRACTOR
SHALL CAREFULLY INVESTIGATE THESTRUCTURAL AND FINISHED CONDITIONS
AFFECTING ALL OF HIS WORK AND PLAN
HIS WORK ACCORDINGLY, FURNISHING
SUCH FITTINGS, ETC. AS MAY BE REQUIRED
TO MEET SUCH CONDITIONS. THE
DRAWINGS ARE DIAGRAMMATIC ONLY AND
ARE INDICATIVE OF THE WORK TO BE
INSTALLED. THE WORK SHALL BEINSTALLED IN SUCH A MANNER AS TO
AVOID CONFLICTS BETWEEN IRRIGATION
SYSTEMS, PLANTING, AND ARCHITECTURAL
FEATURES.
2. ALL WORK CALLED FOR ON THE DRAWINGS
BY NOTES OR DETAILS SHALL BE
FURNISHED AND INSTALLED WHETHER OR
NOT SPECIFICALLY MENTIONED IN THIS
SPECIFICATION.
3. THE CONTRACTOR SHALL NOT WILLFULLY
INSTALL THE IRRIGATION SYSTEM AS
SHOWN ON THE DRAWINGS WHEN IT ISOBVIOUS IN THE FIELD THATOBSTRUCTIONS, GRADE DIFFERENCES OR
DISCREPANCIES IN AREA DIMENSIONS
EXIST THAT MIGHT NOT HAVE BEEN
CONSIDERED IN ENGINEERING. SUCH
OBSTRUCTIONS OR DIFFERENCES SHOULD
BE BROUGHT TO THE ATTENTION OF THE
OWNER'S AUTHORIZED REPRESENTATIVE.
IN THE EVENT THIS NOTIFICATION IS NOT
PERFORMED, THE CONTRACTOR SHALL
ASSUME FULL RESPONSIBILITY FOR ANY
REVISIONS.
1.5SUBMITTALS
A. MATERIALS LIST
1. THE CONTRACTOR SHALL FURNISH THE
ARTICLES, EQUIPMENT, MATERIALS, OR
PROCESSES SPECIFIED BY NAME IN THEDRAWINGS AND SPECIFICATIONS. NO
SUBSTITUTION WILL BE ALLOWED WITHOUT
PRIOR WRITTEN APPROVAL BY THE
OWNER'S AUTHORIZED REPRESENTATIVE.
2. COMPLETE MATERIAL LIST SHALL BE
SUBMITTED PRIOR TO PERFORMING ANY
WORK. MATERIAL LIST SHALL INCLUDE THE
MANUFACTURER, MODEL NUMBER ANDDESCRIPTION OF ALL MATERIALS AND EQUIPMENT TO BE USED. ALTHOUGH
MANUFACTURER AND OTHER INFORMATIONMAY BE DIFFERENT, THE FOLLOWING IS A GUIDE TO PROPER SUBMITTAL FORMAT:
ITEM NO. DESCRIPTION
MANUFACTURER MODEL NO.
1. BACKFLOW ASSEMBLYFEBCO 825Y
2. GATE VALVE NIBCO T-113
3. ETC. ETC. ETC.
THE IRRIGATION SUBMITTAL LIST MUST BE
SPECIFIC AND COMPLETE. ALL ITEMS MUST BE
LISTED AND SHOULD INCLUDE
SOLVENT/PRIMER, WIRE, WIRE CONNECTORS,
VALVE BOXES, ETC. NO COPIES OF
MANUFACTURER'S LITERATURE (CATALOG
CUTS) ARE REQUIRED AS SUBMITTAL
INFORMATION.
3. THE CONTRACTOR MAY SUBMIT
SUBSTITUTIONS FOR EQUIPMENT AND
MATERIALS LISTED ON THE DRAWINGS BY
FOLLOWING PROCEDURES AS OUTLINED IN
SECTION 1.6 OF THIS SPECIFICATION.
4. EQUIPMENT OR MATERIALS INSTALLED OR
FURNISHED WITHOUT PRIOR APPROVAL OF
THE OWNER'S AUTHORIZED
REPRESENTATIVE MAY BE REJECTED AND
THE CONTRACTOR REQUIRED TO REMOVE
SUCH MATERIALS FROM THE SITE AT NOCOST TO THE OWNER.
5. APPROVAL OF ANY ITEM, ALTERNATE OR
SUBSTITUTE INDICATES ONLY THAT
THEPRODUCT OR PRODUCTS APPARENTLY
MEET THE REQUIREMENTS OF THEDRAWINGS AND SPECIFICATIONS ON THEBASIS OF THE INFORMATION OR SAMPLES SUBMITTED.
6. MANUFACTURER'S WARRANTIES SHALL
NOT RELIEVE THE CONTRACTOR OF HISLIABILITY UNDER THE GUARANTEE. SUCH
WARRANTIES SHALL ONLY SUPPLEMENT
THE GUARANTEE.
B. RECORD DRAWINGS OR "AS-BUILTS"
1. THE CONTRACTOR SHALL PROVIDE AND
KEEP UP TO DATE AT ALL TIMES, A
COMPLETE RECORD SET "AS-BUILTS" OF
BLUE LINE OZALID PRINTS WHICH SHALL BE
CORRECTED DAILY AND SHOW EVERYCHANGE FROM THE ORIGINAL DRAWINGS
AND SPECIFICATIONS AND THE EXACT
INSTALLED LOCATIONS, SIZES, AND KINDS
OF EQUIPMENT. PRINTS FOR THIS
PURPOSES MAY BE OBTAINED FROM THE
OWNER'S AUTHORIZED REPRESENTATIVE
AT THE CONTRACTOR'S COST. "AS-BUILTS"
SHALL BE KEPT ON THE SITE AND SHALL BE
USED ONLY AS A RECORD SET.
2. "AS-BUILTS" SHALL ALSO SERVE AS WORK
PROGRESS SHEETS AND SHALL BE THEBASIS FOR MEASUREMENT AND PAYMENT FOR WORK COMPLETED. "AS-BUILTS" SHALL
BE AVAILABLE AT ALL TIMES FOR
OBSERVATION AND SHALL BE KEPT IN A
LOCATION EASILY ACCESSIBLE TO THE
OWNER'S AUTHORIZED REPRESENTATIVE.SHOULD THE "AS-BUILT" PROGRESSSHEETS NOT BE AVAILABLE FOR REVIEWOR NOT CURRENT AT THE TIME OF ANYSITE VISIT BY THE OWNER'S AUTHORIZED
REPRESENTATIVE, IT WILL BE ASSUMED NO
WORK HAS BEEN COMPLETED AND THE
CONTRACTOR WILL BE ASSESSED THECOST OF THAT SITE VISIT AT THE CURRENT
BILLING RATE OF THE OWNER'S
AUTHORIZED REPRESENTATIVE. NO OTHER
SITE OBSERVATIONS SHALL TAKE PLACE
WITHOUT PRIOR PAYMENT OF THIS
ASSESSMENT.
3. THE CONTRACTOR SHALL MAKE NEAT AND
LEGIBLE NOTATIONS ON THE "AS-BUILT"PROGRESS SHEETS DAILY AS THE WORKPROCEEDS, SHOWING THE WORK AS ACTUALLY INSTALLED. FOR EXAMPLE,
SHOULD A PIECE OF EQUIPMENT BE
INSTALLED IN A LOCATION THAT DOES NOT
MATCH THE DRAWINGS, THE CONTRACTORMUST INDICATE THAT EQUIPMENT HASBEEN RELOCATED IN A GRAPHIC MANNER
SO AS TO MATCH THE ORIGINAL SYMBOLS
AS INDICATED IN THE IRRIGATION LEGEND.
THE RELOCATED EQUIPMENT AND
DIMENSIONS WILL THEN BE TRANSFERRED
TO THE ORIGINAL "AS-BUILTS" AT THE
PROPER TIME.
4. BEFORE THE DATE OF THE FINAL
WALKTHROUGH, THE CONTRACTOR SHALL
TRANSFER ALL INFORMATION FROM THE
"AS-BUILT" PRINTS TO SEPIA MYLAR PLANS
PROCURED FROM THE OWNER'S
AUTHORIZED REPRESENTATIVE AT THE
CONTRACTOR'S COST. ALL DRAFTINGSHALL BE DONE WITH WATERPROOF
TECHNICAL PEN INK AND APPLIED TO THE
SEPIA MYLAR BY TECHNICAL DRAFTING
PENS MADE EXPRESSLY FOR USE ONMYLAR SURFACES. DIMENSIONS SHALL BE
MADE ON THE SEPIA MYLAR SO AS TO BEEASILY READABLE EVEN ON THE FINAL IRRIGATION CONTROLLER CHART. THE
ORIGINAL SEPIA MYLAR "AS-BUILTS" SHALL
BE SUBMITTED TO THE OWNER'S
AUTHORIZED REPRESENTATIVE FORAPPROVAL PRIOR TO THE MAKING OF THE IRRIGATION CONTROLLER CHARTS.
5. THE CONTRACTOR SHALL DIMENSION FROM
TWO (2) PERMANENT POINTS OF
REFERENCE, BUILDING CORNERS,
SIDEWALK, OR ROAD INTERSECTIONS, ETC.,
THE LOCATION OF THE FOLLOWING ITEMS:
a. CONNECTION TO EXISTING WATER
LINES.
b. CONNECTION TO EXISTING
ELECTRICAL POWER.
c. GATE VALVES.d. ROUTING OF SPRINKLER PRESSURE
LINES.
e. SPRINKLER CONTROL VALVES.
f. ROUTING OF CONTROL WIRING.
g. QUICK COUPLING VALVES.
h. BACKFLOW PREVENTER.i. OTHER RELATED EQUIPMENT.
6. ON OR BEFORE THE DATE OF THE FINAL
WALKTHROUGH, THE CONTRACTOR SHALL
DELIVER THE CORRECTED AND
COMPLETED SEPIA MYLAR "AS-BUILTS" TO
THE OWNER'S AUTHORIZED
REPRESENTATIVE. DELIVERY OF THE
SEPIA "AS-BUILTS" WILL NOT RELIEVE THECONTRACTOR OF THE RESPONSIBILITY OF
FURNISHING REQUIRED INFORMATION
THAT MAY BE OMITTED FROM THE
"AS-BUILTS."
C. IRRIGATION CONTROLLER CHARTS
1. "AS-BUILT" DRAWINGS SHALL BE
APPROVED BY THE OWNER'S AUTHORIZED
REPRESENTATIVE BEFORE IRRIGATION
CONTROLLER CHARTS ARE PREPARED.
2. PROVIDE ONE IRRIGATION CONTROLLER
CHART FOR EACH IRRIGATIONCONTROLLER SUPPLIED.
3. EACH IRRIGATION CONTROLLER CHART
SHALL SHOW THE AREA CONTROLLED BY
THAT IRRIGATION CONTROLLER AND SHALL
BE THE MAXIMUM SIZE OF WHICH THE
IRRIGATION CONTROLLER DOOR WILL
ALLOW.
4. THE IRRIGATION CONTROLLER CHART IS TO
BE A REDUCED DRAWING OF THE ACTUAL
INSTALLED IRRIGATION SYSTEM. IN THE
EVENT THAT THE IRRIGATION CONTROLLER
CHART IS NOT LEGIBLE WHEN THE CHART
IS REDUCED, IT MAY BE ENLARGED TO A
SIZE THAT WILL BE READABLE WHEN
REDUCED.
5. THE IRRIGATION CONTROLLER CHART
SHALL BE A 11" X 17" XEROX BOND
REDUCTION WITH EACH VALVE STATIONREPRESENTED BY A DIFFERENT COLOR.
6. WHEN COMPLETED, HERMETICALLY SEAL
THE IRRIGATION CONTROLLER CHART
BETWEEN TWO PIECES OF 3 MIL PLASTIC
WITH A 1/8" EDGE OVERLAP.
7. IRRIGATION CONTROLLER CHARTS SHALL
BE COMPLETED AND APPROVED BY THE
OWNER'S AUTHORIZED REPRESENTATIVE
PRIOR TO THE FINAL WALK-THROUGH.
D. OPERATION AND MAINTENANCE MANUALS
1. PREPARE AND DELIVER TO THE OWNER'S
AUTHORIZED REPRESENTATIVE WITHIN 10
CALENDAR DAYS PRIOR TO COMPLETIONOF IRRIGATION INSTALLATION, TWO (2) - 3
RING HARD COVER BINDERS EACH
CONTAINING THE FOLLOWING
INFORMATION:
a. INDEX SHEETS STATING THE
CONTRACTOR'S ADDRESS AND
TELEPHONE NUMBER AND A LIST OF
EQUIPMENT WITH THE NAME AND
ADDRESSES OF LOCAL
MANUFACTURER'S REPRESENTATIVES.
b. CATALOG AND PART SHEETS ON
EVERY MATERIAL AND EQUIPMENT
INSTALLED UNDER THIS CONTRACT.
c. GUARANTEE STATEMENT.d. COMPLETE OPERATING AND
MAINTENANCE INSTRUCTION ON ALLMAJOR EQUIPMENT.
2. IN ADDITION TO THE ABOVE MENTIONED
MAINTENANCE MANUAL, PROVIDE THE
OWNER WITH ON-SITE INSTRUCTIONS FOR
MAJOR EQUIPMENT AND SHOW EVIDENCE
IN WRITING TO THE OWNER'S AUTHORIZED
REPRESENTATIVE AT THE CONCLUSION OF
THE PROJECT THAT THIS SERVICE WAS
RENDERED.
E. EQUIPMENT TO BE FURNISHED
1. SUPPLY AS A PART OF THIS CONTRACT THE
FOLLOWING TOOLS:
a. TWO (2) SETS OF SPECIAL TOOLS
REQUIRED FOR REMOVING,DISASSEMBLING AND ADJUSTING EACH
TYPE OF SPRINKLER AND VALVE
SUPPLIED ON THE PROJECT.
b. TWO (2) FIVE-FOOT VALVE KEYS FOR
OPERATION OF GATE VALVES.
c. TWO (2) KEYS FOR EACH AUTOMATIC
CONTROLLER AND IRRIGATIONCONTROLLER ENCLOSURE.
d. ONE (1) QUICK COUPLER KEY AND
MATCHING HOSE SWIVEL FOR EVERY
FIVE (5), OR FRACTION THEREOF, OF
EACH TYPE OF QUICK COUPLING
VALVE INSTALLED.
2. THE ABOVE MENTIONED EQUIPMENT SHALL
BE TURNED OVER TO THE OWNER AT THE
CONCLUSION OF THE PROJECT. BEFORE
THE FINAL WALK-THROUGH SHALL BE
PERFORMED, EVIDENCE THAT THE OWNERHAS RECEIVED THIS MATERIAL MUST BE
SHOWN TO THE OWNER'S AUTHORIZED
REPRESENTATIVE.
1.6 PRODUCT DELIVERY, STORAGE AND HANDLING
A. HANDLING OF PVC PIPE AND FITTINGS
1. THE CONTRACTOR IS CAUTIONED TO
EXERCISE CARE IN HANDLING, LOADING,UNLOADING, AND STORING OF PVC PIPE AND FITTINGS. ALL PVC PIPE SHALL BE
TRANSPORTED IN A VEHICLE WHICH
ALLOWS THE LENGTH OF PIPE TO LIE FLAT
SO AS NOT TO SUBJECT IT TO UNDUE
BENDING OR CONCENTRATED EXTERNALLOAD AT ANY POINT. ANY SECTION OF PIPE
THAT HAS BEEN DENTED OR DAMAGED
WILL BE DISCARDED AND, IF INSTALLED,
SHALL BE REPLACED WITH NEW PIPING AT
NO COST TO THE OWNER.
1.7 SUBSTITUTIONS
A. IF THE CONTRACTOR WISHES TO SUBSTITUTE
ANY EQUIPMENT OR MATERIALS FOR THOSE
EQUIPMENT OR MATERIALS LISTED ON THEDRAWINGS AND SPECIFICATIONS, HE MAY DO
SO BY PROVIDING THE FOLLOWING
INFORMATION TO THE OWNER'S AUTHORIZED
REPRESENTATIVE FOR APPROVAL:
1. PROVIDE A STATEMENT INDICATING THE
REASON FOR MAKING THE SUBSTITUTION.USE A SEPARATE SHEET OF PAPER FOREACH ITEM TO BE SUBSTITUTED.
2. PROVIDE DESCRIPTIVE CATALOG
LITERATURE, PERFORMANCE CHARTS AND
FLOW CHARTS FOR EACH ITEM TO BE
SUBSTITUTED.
3. PROVIDE THE AMOUNT OF COST SAVINGS
IF THE SUBSTITUTED ITEM IS APPROVED.
B. THE OWNER'S AUTHORIZED
REPRESENTATIVE SHALL HAVE THE SOLERESPONSIBILITY IN ACCEPTING OR REJECTING
ANY SUBSTITUTED ITEM AS AN APPROVED
EQUAL TO THOSE EQUIPMENT AND MATERIALSLISTED ON THE DRAWINGS AND SPECIFICATIONS.
1.8 PRIOR TO START OF THE LANDSCAPE
MAINTENANCE PERIOD
A. THE CONTRACTOR SHALL SUBMIT PROOF OF
WARRANTY TO THE OWNER'S AUTHORIZED
REPRESENTATIVE PRIOR TO THE START OF THELANDSCAPE MAINTENANCE PERIOD. ALL
COMPUTERIZED IRRIGATION CONTROL SYSTEM
MATERIALS EXCEPT INTERCONNECT
CONDUCTORS SHALL HAVE A FIVE-YEAR
WARRANTY. IT IS THE CONTRACTOR'S
RESPONSIBILITY TO OBTAIN THE NECESSARY
WARRANTY INSPECTIONS FROM THE
EQUIPMENT SUPPLIER. NO INSTALLATIONS WILLBE ACCEPTED WITHOUT PROOF OF WARRANTY.
1.9 GUARANTEE
A. THE GUARANTEE FOR THE IRRIGATION
SYSTEM SHALL BE MADE IN ACCORDANCE WITH
THE ATTACHED FORM.
B. A COPY OF THE GUARANTEE FORM SHALL BE
INCLUDED IN THE OPERATIONS AND
MAINTENANCE MANUAL.
C. THE GUARANTEE FORM SHALL BE RE-TYPED
ONTO THE CONTRACTOR'S LETTERHEAD ANDCONTAIN THE FOLLOWING INFORMATION:
1.10 GUARANTEE FOR SPRINKLER IRRIGATION SYSTEM
A. WE HEREBY GUARANTEE THAT THE SPRINKLER
IRRIGATION SYSTEM WE HAVE FURNISHED ANDINSTALLED IS FREE FROM DEFECTS IN
MATERIALS AND WORKMANSHIP, AND THE
WORK HAS BEEN COMPLETED IN ACCORDANCEWITH THE DRAWINGS AND SPECIFICATIONS,
ORDINARY WEAR AND TEAR AND UNUSUAL
ABUSE, OR NEGLECT EXCEPTED. WE AGREE TO
REPAIR OR REPLACE ANY DEFECTS INMATERIAL OR WORKMANSHIP WHICH MAYDEVELOP DURING THE PERIOD OF ONE YEAR
FROM DATE OF FINAL ACCEPTANCE AND ALSO
TO REPAIR OR REPLACE ANY DAMAGE
RESULTING FROM THE REPAIRING ORREPLACING OF SUCH DEFECTS AT NO ADDITIONAL COST TO THE OWNER. WE SHALL
MAKE SUCH REPAIRS OR REPLACEMENTS
WITHIN A REASONABLE TIME, AS DETERMINED
BY THE OWNER, AFTER RECEIPT OF WRITTENNOTICE. IN THE EVENT OF OUR FAILURE TOMAKE SUCH REPAIRS OR REPLACEMENTS
WITHIN A REASONABLE TIME AFTER RECEIPT
OF WRITTEN NOTICE FROM THE OWNER, WE
AUTHORIZE THE OWNER TO PROCEED TO HAVE
SAID REPAIRS OR REPLACEMENTS MADE ATOUR EXPENSE AND WE WILL PAY THE COSTS AND CHARGES THEREFORE UPON DEMAND.
PROJECT:LOCATION:
SIGNED:
ADDRESS:
PHONE:DATE OF ACCEPTANCE:
1.11 RULES AND REGULATIONS
A. WORK AND MATERIALS SHALL BE IN
ACCORDANCE WITH THE LATEST EDITION OF
THE NATIONAL ELECTRIC CODE, THE UNIFORM
PLUMBING CODE AS PUBLISHED BY THE
WESTERN PLUMBING OFFICIALS ASSOCIATION,
AND APPLICABLE LAWS AND REGULATIONS OF
THE GOVERNING AUTHORITIES.
1.12 PROTECTION OF WORK AND MATERIALS
A. THE CONTRACTOR SHALL PROTECT HIS WORK
AND WORK OF OTHERS FOR THE DURATION OF
THE CONTRACT. HE SHALL PROTECT PIPES AND
FITTINGS FROM DIRECT SUNLIGHT, AND AVOIDUNDUE BENDING AND ANY CONCENTRATEDEXTERNAL LOADING. PIPE OR FITTINGS THATHAVE BEEN DAMAGED SHALL NOT BE USED.
B. THE CONTRACTOR SHALL EXERCISE EXTREME
CARE IN EXCAVATING AND WORKING NEAR
EXISTING UTILITIES. DAMAGE TO UTILITIES
WHICH ARE CAUSED BY CONTRACTOR'S
OPERATION SHALL BE THE CONTRACTOR'S
RESPONSIBILITY.
C. THE CONTRACTOR SHALL TAKE NECESSARY
PRECAUTIONS TO PROTECT SITE CONDITIONS
AND PLANT MATERIAL THAT IS TO REMAIN.
SHOULD DAMAGE TO INCURRED, CONTRACTORSHALL REPAIR DAMAGE TO ITS ORIGINALCONDITION OR FURNISH AND INSTALL EQUAL REPLACEMENTS.
D. ALL EXISTING IRRIGATION SYSTEMS SHALL BE
KEPT IN OPERATION AT ALL TIMES. IF THEEXISTING SYSTEM IS DAMAGED BY
CONTRACTOR, HE SHALL BE RESPONSIBLE FOR
IMMEDIATE REPAIR OF SUCH DAMAGE. AFTER
EACH REPAIR, ALL HEADS OF THE REPAIRED
SYSTEM SHALL BE REMOVED SO THAT THE
LINES CAN BE CLEARED OF ALL DIRT ANDFOREIGN MATTER.
1.13 CORRECTION OF WORK
A. ANY AND ALL DISCREPANCIES OF
UNSATISFACTORY WORK SHALL BE
CORRECTED BY THE CONTRACTOR AT NO
ADDITIONAL EXPENSE TO THE OWNER. THE
CORRECTION OF WORK SHALL BE FINISHED
WITH A REASONABLE PERIOD MUTUALLY
AGREED UPON BETWEEN THE OWNER AND
CONTRACTOR.
PART 2 - PRODUCTS
2.1 GENERAL
A. USE ONLY NEW MATERIALS OF BRANDS AND
TYPES NOTED ON THE DRAWINGS OR
SPECIFICATIONS.
2.2 PVC PRESSURE MAIN LINE PIPE AND FITTINGS
A. CLASS 315 PIPE SHALL BE MADE FROM AN NSF
APPROVED TYPE I, GRADE I, PVC COMPOUND
CONFORMING TO ASTM COMPOUNDSPECIFICATION D1784. ALL PIPE MUST MEET REQUIREMENTS AS SET FORTH IN ASTM D2241
(SOLVENT-WELD CLASS PIPE), WITH AN
APPROPRIATE STANDARD DIMENSION (S.D.R.).
B. SCHEDULE 40 PIPE SHALL BE MADE FROM NSF
APPROVED TYPE I, GRADE I PVC COMPOUND
CONFORMING TO ASTM COMPOUNDSPECIFICATION D1784. ALL PIPE MUST MEET REQUIREMENTS AS SET FORTH IN ASTM D1785
(SOLVENT-WELD SCHEDULE PIPE).
C. PVC SOLVENT-WELD FITTINGS SHALL BE
SCHEDULE 40, 1-2, II-I NSF APPROVEDCONFORMING TO ASTM TEST PROCEDURE D2466.
D. SOLVENT CEMENT AND PRIMER FOR PVC
SOLVENT-WELD PIPE AND FITTINGS SHALL BEOF TYPE AND INSTALLATION METHODS PRESCRIBED BY THE MANUFACTURER.
E. ALL PVC PIPE MUST BEAR THE FOLLOWING
MARKINGS:
1. MANUFACTURER'S NAME.
2. NOMINAL PIPE SIZE.
3. SCHEDULE OR CLASS.
4. PRESSURE RATING IN PSI.
5. NSF (NATIONAL SANITATION FOUNDATION)
APPROVAL.
6. DATE OF EXTRUSION.
7. ALL FITTINGS SHALL BEAR THE
MANUFACTURER'S NAME OR TRADEMARK,MATERIAL DESIGNATION, SIZE, APPLICABLE
IPS SCHEDULE AND NSF SEAL OF
APPROVAL.
2.3 PVC NON-PRESSURE LATERAL LINE PIPING
A. NON-PRESSURE BURIED LATERAL LINE PIPING
SHALL BE PVC CLASS 200 WITHSOLVENT-WELDED JOINTS.
B. NON-PRESSURE LATERAL LINE PIPING
INSTALLED UNDER PAVED AREAS SHALL BEINSTALLED IN A PVC SCHEDULE 40 SLEEVE.
C. PIPE SHALL BE MADE FROM NSF APPROVED,
TYPE I, GRADE II PVC COMPOUND
CONFORMING TO ASTM COMPOUNDSPECIFICATION D1784. ALL PIPE MUST MEET REQUIREMENTS SET FORTH IN ASTM D2241
(SOLVENT-WELD CLASS PIPE) WITH AN
APPROPRIATE STANDARD DIMENSION RATIO.
D. EXCEPT AS NOTED IN PARAGRAPHS A, B, C AND
D OF SECTION 2.2, ALL REQUIREMENTS FORNON-PRESSURE LATERAL LINE PIPE ANDFITTINGS SHALL BE THE SAME AS FOR
SOLVENT-WELD PRESSURE MAIN LINE PIPE
AND FITTINGS AS SET FORTH IN THIS
SPECIFICATION.
2.4 BRASS PIPE AND FITTINGS
A. WHERE INDICATED ON THE DRAWINGS, USE
RED BRASS SCREWED PIPE CONFORMING TOFEDERAL SPECIFICATION #WW-P-351.
B. FITTINGS SHALL BE RED BRASS CONFORMING
TO FEDERAL SPECIFICATION #WW-P-460.
2.5 BALL VALVES
A. BALL VALVES 2" AND SMALLER SHALL BE 125
LB. SWP PLACTIC BALL VALVE WITH BLOW-OUTPROOF AND FULL PORT.
B. BALL VALVES 2" AND SMALLER SHALL HAVE
THREADED ENDS. REFER TO LEGEND FORTYPE.
C. ALL BALL VALVES SHALL BE INSTALLED PER
IRRIGATION INSTALLATION DETAILS.
2.6 QUICK COUPLING VALVES
A. QUICK COUPLING VALVES SHALL HAVE A
BRASS ONE-PIECE BODY DESIGNED FOR A
WORKING PRESSURE OF 150 PSI, OPERABLEWITH QUICK COUPLER. KEY SIZE AND TYPE SHALL BE AS INDICATED ON THE DRAWINGS.
2.7 BACKFLOW PREVENTION UNITS
A. BACKFLOW PREVENTION UNITS SHALL BE OF
SIZE AND TYPE INDICATED ON THE DRAWINGS.
INSTALL BACKFLOW PREVENTION UNITS IN
ACCORDANCE WITH THE DRAWINGS.
B. WYE STRAINERS AT BACKFLOW PREVENTION
UNITS SHALL HAVE A BRONZED SCREWEDBODY WITH 60 MESH STAINLESS STEEL
SCREEN AND SHALL BE SIMILAR TO THE BAILEY
#100B OR APPROVED EQUAL.
C. ALL PRESSURE MAINLINE PIPING BETWEEN THE
POINT OF CONNECTION AND THE BACKFLOWPREVENTER SHALL BE INSTALLED ASREQUIRED BY LOCAL CODE. THE CONTRACTOR
SHALL VERIFY WITH THE LOCAL GOVERNING
BODY AS TO MATERIAL TYPE AND
INSTALLATION PROCEDURES PRIOR TO START
OF CONSTRUCTION. SUBMIT SHOP DRAWING
FOR APPROVAL.
2.8 CHECK VALVES
A. SWING CHECK VALVES 2" AND SMALLER SHALL
BE 200 POUND WOG BRONZE CONSTRUCTION
WITH REPLACEABLE COMPOSITION, NEOPRENE
OR RUBBER DISC AND SHALL MEET OR EXCEED
FEDERAL SPECIFICATION WW-V- 51D, CLASS A,
TYPE IV.
B. CHECK VALVES SHALL BE OF HEAVY DUTY
VIRGIN PVC CONSTRUCTION WITH FIP
THREADED INLETS AND OUTLETS. INTERNAL
PARTS SHALL BE STAINLESS STEEL ANDNEOPRENE. CHECK VALVES SHALL BE FIELD ADJUSTABLE AGAINST DRAW-OUT FROM 5 TO
40 FEET OF HEAD. CHECK VALVES SHALL BE
SIMILAR TO THE KING BROS. INDUSTRIES "CV"SERIES, OR EQUAL. 119
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.
BIOLOGY REVIEW REVISION
L6.14
IRRIGATION SPECIFICATIONS
N/A
2.9 CONTROL WIRE
A. CONNECTIONS BETWEEN THE AUTOMATIC
CONTROLLERS AND THE ELECTRIC CONTROL
VALVES SHALL BE MADE WITH DIRECT BURIAL
COPPER WIRE AWG-U.F. 600 VOLT. CONTROL
WIRES SHALL BE SHALL BE #14 GAUGE AND A
DIFFERENT WIRE COLOR FOR EACH
AUTOMATIC CONTROLLER. COMMON WIRES
SHALL BE #14 GAUGE AND WHITE IN COLOR
WITH A DIFFERENT COLOR STRIPE FOR EACH
AUTOMATIC CONTROLLER. INSTALL WIRES INACCORDANCE WITH VALVE MANUFACTURER'S SPECIFICATIONS AND WIRE CHARTS. IN NO
CASE SHALL WIRE SIZE BE LESS THAN #14GAUGE. WIRE COLOR SHALL BE CONTINUOUSOVER ITS ENTIRE LENGTH.
B. WIRING SHALL OCCUPY THE SAME TRENCH
AND SHALL BE INSTALLED ALONG THE SAME
ROUTE AS PRESSURE SUPPLY OR LATERAL
LINES WHEREVER POSSIBLE.
C. WHERE MORE THAN ONE (1) WIRE IS PLACED IN
A TRENCH, THE WIRING SHALL BE TAPED
TOGETHER AT INTERVALS OF 10 FEET.
D. AN EXPANSION CURL SHALL BE PROVIDED
WITHIN THREE (3) FEET OF EACH WIRE
CONNECTION. EXPANSION CURL SHALL BE OF
SUFFICIENT LENGTH AT EACH SPLICE
CONNECTION AT EACH ELECTRIC CONTROL, SO
THAT IN CASE OF REPAIR, THE VALVE BONNET
MAY BE BROUGHT TO THE SURFACE WITHOUT
DISCONNECTING THE CONTROL WIRES.
CONTROL WIRES SHALL BE LAID LOOSELY IN
THE TRENCH WITHOUT STRESS OR
STRETCHING OF THE CONTROL WIRE
CONDUCTORS.
E. ALL SPLICES SHALL BE MADE WITH EITHER 3M
DBY/R CONNECTOR OR RAIN BIRD SNAP-TITE
WIRE CONNECTOR, OR APPROVED EQUAL. USE
ONE SPLICE PER CONNECTOR SEALING PACK.
PART 3 - EXECUTION
3.1 GENERAL
A. ALL SCALED DIMENSIONS ARE APPROXIMATE.
THE CONTRACTOR SHALL CHECK AND VERIFY
ALL SIZE DIMENSIONS AND RECEIVE THE
OWNER'S AUTHORIZED REPRESENTATIVE'S
APPROVAL PRIOR TO PROCEEDING WITH ANY
WORK UNDER THIS SPECIFICATION.
CONTRACTOR SHALL LOCATE WITH 2" X 2"
WOOD STAKES WITH IDENTIFYING MARKINGS
FOR ALL PROPOSED LOCATIONS OFELECTRICAL CONTROL VALVE BOXES, GATE
VALVE BOXES AND QUICK COUPLER BOXES
FOR APPROVAL BY THE OWNER'S AUTHORIZEDREPRESENTATIVE. AFTER LOCATING ALL
THESE ITEMS CONTACT THE OWNER'S
AUTHORIZED REPRESENTATIVE FOR REVIEWAND APPROVAL. MINOR ADJUSTMENTS TO THE
STAKE LOCATIONS MAY BE REQUESTED OF
THE CONTRACTOR BY THE OWNER'S
AUTHORIZED REPRESENTATIVE AT THAT TIME.
B. EXERCISE EXTREME CARE IN EXCAVATING AND
WORKING NEAR EXISTING UTILITIES. THE
CONTRACTOR SHALL BE RESPONSIBLE FOR
DAMAGES TO THESE UTILITIES WHICH ARE
CAUSED BY HIS OPERATIONS. CHECK EXISTING
UTILITY DRAWINGS FOR EXISTING UTILITY
LOCATIONS.
C. COORDINATE INSTALLATION OF SPRINKLER
IRRIGATION MATERIALS INCLUDING PIPE, SO
THAT THERE SHALL BE NO INTERFERENCE
WITH UTILITIES, CONSTRUCTION ELEMENTS,
OR THE PLANTING OF TREES, SHRUBS, ANDGROUND COVERS.
D. THE CONTRACTOR SHALL CAREFULLY CHECK
ALL FINISH GRADES TO SATISFY HIMSELF THAT
HE MAY SAFELY PROCEED BEFORE STARTING
WORK ON THE IRRIGATION SYSTEM.
E. REPORT IRREGULARITIES TO OWNER'S
AUTHORIZED REPRESENTATIVE PRIOR TO
BEGINNING WORK. BEGINNING OF WORK
IMPLIES ACCEPTANCE OF EXISTING
CONDITIONS.
3.2 SITE PREPARATION
A. PHYSICAL LAYOUT
1. PRIOR TO INSTALLATION, THE
CONTRACTOR SHALL STAKE OUT ALL
PRESSURE AND NON-PRESSURE SUPPLY
LINES AND THE LOCATION OF ALL
SPRINKLER HEADS.
2. ALL LAYOUT SHALL BE APPROVED BY
THE OWNER'S AUTHORIZED
REPRESENTATIVE PRIOR TO
INSTALLATION.
B. WATER SUPPLY POINT-OF-CONNECTIONS
1. WATER SUPPLY POINTS OF
CONNECTION ARE AS INDICATED ON THE
DRAWINGS. THE CONTRACTOR SHALL BERESPONSIBLE FOR MINOR CHANGES CAUSED BY ACTUAL SITE CONDITIONS.
2. THE SPRINKLER IRRIGATION SYSTEM
SHALL BE CONNECTED TO WATER SUPPLY
POINTS OF CONNECTION AS INDICATED ON
THE DRAWINGS.
C. ELECTRICAL SUPPLY POINT-OF-CONNECTIONS
1. ELECTRICAL SUPPLY
POINT-OF-CONNECTIONS FOR THE
AUTOMATIC IRRIGATION CONTROLLERSARE AS INDICATED ON THE DRAWINGS.
THE CONTRACTOR SHALL BE
RESPONSIBLE FOR MINOR CHANGES
CAUSED BY ACTUAL SITE CONDITIONS.
2. CONNECTIONS SHALL BE MADE AT
APPROXIMATE LOCATIONS AS INDICATED
ON THE DRAWINGS. THE CONTRACTORSHALL BE RESPONSIBLE FOR MINORCHANGES CAUSED BY ACTUAL SITECONDITIONS.
3.3 INSTALLATION
A. TRENCHING
1. DIG TRENCHES STRAIGHT AND SUPPORT
PIPE CONTINUOUSLY ON BOTTOM OF
TRENCH. LAY PIPE TO AN EVEN GRADE.TRENCHING EXCAVATION SHALL FOLLOWTHE LAYOUT AS INDICATED ON THE DRAWINGS.
2. PROVIDE A MINIMUM SOIL COVER OF 18
INCHES FOR ALL PRESSURE SUPPLY
LINES.
3. PROVIDE A MINIMUM SOIL COVER OF 12
INCHES FOR ALL NON- PRESSURE LINES.
4. PROVIDE A MINIMUM SOIL COVER OF 18
INCHES FOR ALL CONTROL WIRE.
5. WHERE PIPING IS INDICATED UNDER
PAVED AREAS, BUT RUNNING PARALLEL
AND ADJACENT TO PLANTING AREAS,
INSTALL THE PIPING IN THE PLANTED
AREAS. IRRIGATION HEAD SPACING AS
INDICATED ON THE DRAWINGS SHALL NOT
BE EXCEEDED.
B. BACKFILLING
1. THE TRENCHES SHALL NOT BE
BACKFILLED UNTIL ALL REQUIRED TESTS
ARE PERFORMED. TRENCHES SHALL BE
CAREFULLY BACKFILLED WITH THE
EXCAVATED MATERIALS APPROVED FOR
BACKFILLING, CONSISTING OF EARTH,LOAM, SANDY CLAY, SAND, OR OTHER
APPROVED MATERIALS, FREE FROM
LARGE CLODS OF EARTH OR STONES.BACKFILL SHALL BE MECHANICALLY
COMPACTED LANDSCAPED AREAS TO A
DRY DENSITY EQUAL TO ADJACENT
UNDISTURBED SOIL IN PLANTING AREAS.
BACKFILL SHALL CONFORM TO ADJACENT
GRADES WITHOUT DIPS, SUNKEN AREAS,
HUMPS OR OTHER SURFACE
IRREGULARITIES.
2. A FINE GRANULAR MATERIAL BACKFILL
SHALL BE INITIALLY PLACED OVER ALL
LINES. NO FOREIGN MATTER LARGER THAN
ONE-HALF INCH IN SIZE WILL BE
PERMITTED IN THE INITIAL BACKFILL.
3. FLOODING OF TRENCHES WILL BE
PERMITTED ONLY WITH THE APPROVAL OF
THE OWNER'S AUTHORIZED
REPRESENTATIVE.
4. IF SETTLEMENT OCCURS AND
SUBSEQUENT ADJUSTMENTS IN PIPE,
VALVES, SPRINKLER HEADS, PLANTING, OR
OTHER CONSTRUCTION ELEMENTS ARE
NECESSARY, THE CONTRACTOR SHALLMAKE ALL REQUIRED ADJUSTMENTS WITHOUT COST TO THE OWNER.
C. TRENCHING AND BACKFILLING UNDER PAVING
1. TRENCHES LOCATED UNDER AREAS
WHERE ASPHALTIC CONCRETE OR
CONCRETE PAVING OCCUR, SHALL BE
BACKFILLED WITH SAND (A LAYER SIX (6)
INCHES BELOW THE PIPE AND THREE (3)INCHES ABOVE THE PIPE) AND COMPACTED IN LAYERS TO 95%COMPACTION, USING MANUAL OR
MECHANICAL TAMPING DEVICES.
TRENCHES FOR PIPING SHALL BE
COMPACTED TO EQUAL THE COMPACTION
OF THE EXISTING ADJACENT
UNDISTURBED SOIL AND SHALL BE LEFT IN
A FIRM UNYIELDING CONDITION. ALL
TRENCHES SHALL BE LEFT FLUSH WITH
ADJOINING FINISH GRADE. THE
CONTRACTOR SHALL SET IN PLACE, CAP
AND PRESSURE TEST ALL PIPING UNDER
PAVING PRIOR TO THE PAVING WORK.
2. GENERALLY PIPING UNDER EXISTING
WALKS IS DONE BY JACKING, BORING OR
HYDRAULIC DRIVING, BUT WHERE ANY
CUTTING OR BREAKING OF CONCRETE IS
NECESSARY, IT SHALL BE DONE AND
REPLACED BY THE CONTRACTOR AT NO
COST TO THE OWNER. PERMISSION TOCUT OR BREAK CONCRETE SHALL BE
OBTAINED FROM THE OWNER'S
AUTHORIZED REPRESENTATIVE. NO
HYDRAULIC DRIVING WILL BE PERMITTEDUNDER CONCRETE PAVING.
3. PROVIDE A MINIMUM SOIL COVER OF 18
INCHES BETWEEN THE TOP OF THE PIPE
AND THE BOTTOM OF THE AGGREGATE
BASE FOR ALL PRESSURE ANDNON-PRESSURE PIPING INSTALLED UNDER ASPHALTIC CONCRETE PAVING.
4. THE CONTRACTOR SHALL MAKE ALL
REQUIRED ADJUSTMENTS WITHOUT COST
TO THE OWNER.
D. ASSEMBLIES
1. ROUTING OF IRRIGATION LINES AS
INDICATED ON THE DRAWINGS IS
DIAGRAMMATIC ONLY. INSTALL LINES AND
VARIOUS ASSEMBLIES IN SUCH A MANNER
AS TO CONFORM WITH THE DRAWINGS.
2. INSTALL NO MULTIPLE ASSEMBLIES IN
PLASTIC LINES. PROVIDE EACH ASSEMBLY
WITH ITS OWN OUTLET.
3. INSTALL ALL ASSEMBLIES SPECIFIED
HEREIN IN ACCORDANCE WITH THEIRRESPECTIVE DETAILS. IN ABSENCE OF
DRAWINGS OR SPECIFICATIONSPERTAINING TO SPECIFIC ITEMS REQUIRED
TO COMPLETE THIS WORK, PERFORM
SUCH WORK IN ACCORDANCE WITH BESTSTANDARD PRACTICE WITH PRIOR
APPROVAL OF THE OWNER'S AUTHORIZED
REPRESENTATIVE.
4. PVC PIPE AND FITTINGS SHALL BE
THOROUGHLY CLEANED OF DIRT, DUST
AND MOISTURE BEFORE INSTALLATION.
INSTALLATION AND SOLVENT WELDING
METHODS SHALL BE AS RECOMMENDEDBY THE PIPE AND FITTINGMANUFACTURER.
5. ON PVC TO METAL CONNECTIONS WORK
THE METAL CONNECTIONS FIRST. TEFLONTAPE OR APPROVED EQUAL, SHALL BE
USED ON ALL THREADED PVC TO PVC AND
THREADED PVC TO METAL JOINTS. APPLY
A LIGHT WRENCH PRESSURE ONLY.
WHERE THREADED PVC CONNECTIONS
ARE REQUIRED, USE THREADED PVCADAPTERS INTO WHICH THE PIPE MAY BE SOLVENT WELDED.
E. ASSEMBLING PIPE AND FITTINGS:
1. INSPECT ALL PIPE AND FITTINGS BEFORE
INSTALLATION.
2. KEEP PIPE FREE FROM DIRT AND PIPE
SCALE. CUT PIPE ENDS SQUARE AND
DEBUR. CLEAN PIPE ENDS OF LOOSE PIPE
SHAVINGS.
3. KEEP ENDS OF ASSEMBLED PIPE CAPPED.
REMOVE CAPS ONLY WHENNECESSARY TO CONTINUE ASSEMBLY.
4. INSTALL PIPE WITH ALL MARKINGS UP FOR
VISUAL INSPECTION ANDVERIFICATION.
5. ALL LINES SHALL HAVE A MINIMUM
CLEARANCE OF SIX (6) INCHES FROM EACHOTHER AND FROM LINES OF OTHER TRADES. PARALLEL LINES SHALL NOT BE
INSTALLED DIRECTLY OVER ONE
ANOTHER.
6. MAINTAIN 10 FOOT MINIMUM HORIZONTAL
SEPARATION FROM ALL POTABLE WATER
PIPING. WHERE RECLAIMED AND POTABLE
WATER PRESSURE MAIN LINE PIPING
CROSS, THE RECLAIMED WATER PIPINGSHALL BE INSTALLED BELOW THE POTABLE WATER PIPING IN SCHEDULE 40 PVCWHICH EXTENDS A MINIMUM OF FIVE (5)
FEET ON EITHER SIDE OF THE POTABLE
WATER PIPING. PROVIDE A MINIMUM
VERTICAL CLEARANCE OF SIX (6) INCHES.
7. USE ONLY STRAP-TYPE FRICTION
WRENCHES FOR THREADED PLASTIC PIPE.
8. SNAKE PIPE FROM SIDE TO SIDE WITHIN
THE TRENCH.
F. LINE CLEARANCE
1. ALL LINES SHALL HAVE A MINIMUM
CLEARANCE OF SIX (6) INCHES FROM EACHOTHER AND FROM LINES OF OTHER TRADES. PARALLEL LINES SHALL NOT BE
INSTALLED DIRECTLY OVER ONE
ANOTHER.
G. IRRIGATION CONTROLLER INSTALLATION
1. INSTALL THE IRRIGATION CONTROLLER
PER THE MANUFACTURER'S
INSTRUCTIONS. REMOTE CONTROL
VALVES SHALL BE CONNECTED TO THE
IRRIGATION CONTROLLER IN NUMERICAL
SEQUENCE AS INDICATED ON THE
DRAWINGS.
H. ELECTRIC CONTROL VALVE INSTALLATION
1. INSTALL ELECTRIC CONTROL VALVES AS
INDICATED ON THE DRAWINGS. WHEN
GROUPED TOGETHER, ALLOW AT LEAST
TWELVE INCHES BETWEEN ELECTRIC
CONTROL VALVES. INSTALL EACH
ELECTRIC CONTROL VALVE IN A SEPARATE
VALVE BOX. EACH ELECTRIC CONTROLVALVE NUMBER SHALL BE HEAT-BRANDED ON VALVE BOX TOP WITH 2" TALL LETTERS.
2. THE OWNER'S AUTHORIZED
REPRESENTATIVE SHALL APPROVEELECTRIC CONTROL VALVE AND QUICK
COUPLING VALVE BOX LOCATIONS PRIOR
TO FINAL INSTALLATION.
I. VALVE BOX INSTALLATION
1. INSTALL VALVE BOXES AS INDICATED ON
THE DRAWINGS. WHEN GROUPEDTOGETHER, ALLOW AT LEAST TWELVE INCHES BETWEEN VALVE BOXES.
2. HEAT BRAND VALVE BOX IDENTIFICATION
AS INDICATED ON DRAWINGS. HEAT
BRANDING UNIT AVAILABLE FROMHYDRO-SCAPE PRODUCTS, INC., PHONENUMBER (714) 639-1850.
J. SYSTEM FLUSHING
1. AFTER ALL PIPE LINES AND RISERS ARE IN
PLACE AND CONNECTED AND ALLNECESSARY DIVERSION WORK HAS BEEN
COMPLETED, AND PRIOR TO INSTALLATIONOF SPRINKLER HEADS, THE CONTROL
VALVES SHALL BE OPENED AND A FULL
HEAD OF WATER USED TO FLUSH OUT THE
SYSTEM. SPRINKLER HEADS SHALL BE
INSTALLED ONLY AFTER FLUSHING OF THE
SYSTEM HAS BEEN PERFORMED.
K. SPRINKLER HEAD INSTALLATION
1. INSTALL THE SPRINKLER HEADS AS
INDICATED ON THE DRAWINGS.
2. ALL SPRINKLERS SHALL BE INSTALLED AT
MINIMUM 24" SETBACK FROM ANYHARDSCAPE AREAS THAT DRAIN TO THE
STREET, INCLUDING SIDEWALKS, CURBS,
AND ROADWAY.
3. SPACING OF SPRINKLER HEADS SHALL
NOT EXCEED THE MAXIMUM SPACING AS
INDICATED ON THE DRAWINGS. IN NO CASE
SHALL THE SPACING EXCEED THE
MAXIMUM RECOMMENDED BY THEMANUFACTURER.
4. OVERSPRAY ON TO SIDEWALKS,
BUILDINGS, FENCES, CURBS, ROADWAYS
AND ANY OTHER BUILDING MATERIAL
SHALL NOT BE ALLOWED UNDER ANY
CIRCUMSTANCES. WHERE OVERSPRAY
MAY OCCUR INSTALL SPRINKLERS SETBACK AT A MINIMUM 24 INCH FROM
SIDEWALKS, FENCES, BUILDINGS, CURBS,
ROADWAY, AND ANY OTHER SURFACES AS
MAY BE REQUIRED.
5. WHERE SPRINKLERS ARE INSTALLED WITH
A SETBACK AND PLANT MATERIAL IS
SHOWN BEHIND SPRINKLERS, DRIP OR
BUBBLER IRRIGATION MAY BE REQUIRED
TO IRRIGATE SAID PLANT MATERIAL.
6. INSTALL CHECK VALVES ON SPRINKLER
HEADS THAT DRAIN WATER AFTER THE
CONTROL VALVE IS TURNED OFF. "LOW
HEAD" DRAINAGE WILL NOT BE ALLOWED
ON SPRINKLER HEADS.
L. SLEEVING
1. EXTEND SLEEVE ENDS A MINIMUM OF 12
INCHES BEYOND THE EDGE OF THE PAVED
SURFACE. COVER PIPE ENDS AND MARK
WITH STAKES. ROUTE WIRE THROUGH AND
TIE AT EACH END TO STAKES
3.4 TEMPORARY REPAIRS
A. THE OWNER RESERVES THE RIGHT TO MAKE
TEMPORARY REPAIRS AS NECESSARY TO KEEPTHE IRRIGATION SYSTEM IN OPERATING CONDITION. THE EXERCISE OF THIS RIGHT BY
THE OWNER SHALL NOT RELIEVE THE
CONTRACTOR OF HIS RESPONSIBILITIES
UNDER THE TERMS OF THE GUARANTEE ASHEREIN.
3.5 EXISTING TREES
A. WHERE IT IS NECESSARY TO EXCAVATE
ADJACENT EXISTING TREES, THE
CONTRACTOR SHALL USE ALL POSSIBLE CARE
TO AVOID INJURY TO TREES AND THEIR ROOTS.
EXCAVATION IN AREAS WHERE TWO (2) INCH
AND LARGER ROOTS OCCUR SHALL BE DONE
BY HAND. ALL ROOTS TWO (2) INCHES ANDLARGER IN DIAMETER, EXCEPT DIRECTLY IN
THE PATH OF PIPE OR CONDUIT, SHALL BETUNNELED UNDER AND SHALL BE HEAVILY
WRAPPED WITH BURLAP, TO PREVENT
SCARRING OR EXCESSIVE DRYING. WHERE A
DITCHING MACHINE IS RUN CLOSE TO TREESHAVING ROOTS SMALLER THAN TWO (2)
INCHES IN DIAMETER, THE WALL OF THE
TRENCH ADJACENT TO THE TREE SHALL BE
HAND TRIMMED. ROOTS ONE (1) INCH AND
LARGER IN DIAMETER SHALL BE PAINTED WITH
TWO COATS OF AN APPROVED TREE SEAL.TRENCHES ADJACENT TO EXISTING TREES SHOULD BE CLOSED WITHIN 24 HOURS. WHERE
THIS IS NOT POSSIBLE, THE SIDE OF THETRENCH ADJACENT TO THE EXISTING TREE
SHALL BE KEPT SHADED WITH BURLAP OR
CANVAS.
A. FIELD WIRE SPLICES BETWEEN THE
AUTOMATIC CONTROLLER AND THE
ELECTRICAL CONTROL VALVES SHALL NOT BE
ALLOWED WITHOUT PRIOR APPROVAL OF THE
OWNER'S AUTHORIZED REPRESENTATIVE.
B. WHEN CONTROL WIRING IS TRENCHED
SEPARATELY FROM MAINLINE TRENCHES ACONTINUOUS WARNING TAPE SHALL BE INSTALLED WITH THE WIRING. WARNING TAPE:INERT PLASTIC FILM HIGHLY RESISTANT TO
ALKALIS, ACIDS, OR OTHER DESTRUCTIVE
CHEMICAL COMPONENTS LIKELY TO BE
ENCOUNTERED IN SOILS. THREE INCHES WIDE,
COLORED YELLOW, AND IMPRINTED WITH"CAUTION: BURIED ELECTRIC LINE BELOW." C. PROVIDE A 36-INCH EXCESS LENGTH OF WIRE
IN AN 8-INCH DIAMETER LOOP AT EACH 90
DEGREE CHANGE OF DIRECTION, AT BOTHENDS OF SLEEVES, AND AT 100-FOOT
INTERVALS ALONG CONTINUOUS RUNS OF
WIRING. DO NOT TIE WIRING LOOP.
D. INSTALL COMMON GROUND WIRE AND ONE
CONTROL WIRE FOR EACH REMOTE CONTROL
VALVE. MULTIPLE VALVES ON A SINGLE
CONTROL WIRE ARE NOT PERMITTED. INSTALLONE COMMON WIRE FOR EACH CONTROLLER.
MULTIPLE CONTROLLERS WITH ONE COMMON
WIRE WILL NOT BE PERMITTED.
E. CONTRACTOR SHALL ROUTE TWO ADDITIONAL
'CONTROL' WIRES AND ONE ADDITIONAL'COMMON' WIRE ALONG ENTIRE MAINLINE ROUTE AND ALONG EACH AND EVERY LEG OFMAINLINE ROUTE. ROUTE WIRES INTO EACH AND EVERY RCV VALVE BOX. WHERE VALVE
BOXES ARE GROUPED INTO A MANIFOLD,ROUTE WIRES INTO FIRST VALVE BOX ONMANIFOLD ONLY.
2.10 AUTOMATIC IRRIGATION CONTROLLERS
A. AUTOMATIC IRRIGATION CONTROLLERS SHALL
BE OF THE SIZE AND TYPE AS THAT INDICATED
ON THE DRAWINGS.
B. FINAL LOCATION OF AUTOMATIC IRRIGATION
CONTROLLERS SHALL BE APPROVED BY THEOWNER'S AUTHORIZED REPRESENTATIVE.
C. UNLESS OTHERWISE NOTED ON THE
DRAWINGS, THE 120 VOLT ELECTRICAL POWER
TO THE AUTOMATIC IRRIGATION CONTROLLER
SHALL BE FURNISHED BY OTHERS. THE FINAL
ELECTRICAL HOOK-UP SHALL BE THERESPONSIBILITY OF THE CONTRACTOR.
D. THE AUTOMATIC IRRIGATION CONTROLLER
SHALL BE INCLUDED AS A PART OF THE
IRRIGATION CONTROLLER ENCLOSURE
ASSEMBLY.
2.11 ELECTRICAL CONTROL VALVES
A. ALL ELECTRIC CONTROL VALVES SHALL BE THE
SAME MANUFACTURER AS THE AUTOMATICCONTROLLERS UNLESS NOTED OTHERWISE ON THE DRAWINGS.
B. ALL ELECTRIC CONTROL VALVES SHALL HAVE
A MANUAL FLOW ADJUSTMENT.
C. PROVIDE AND INSTALL ONE (1) CONTROL
VALVE BOX FOR EACH ELECTRIC CONTROLVALVE.
2.12 VALVE BOXES
A. USE A 10" DIAMETER SPECIFICATION ROUND
VALVE BOX FOR GATE VALVES, BALL VALVES,
CONTROL WIRE SPLICES, AND QUICKCOUPLING VALVES AS MANUFACTURED BY RAIN BIRD, MODEL #VB-RND WITH GREEN OR
BLACK COVER. EXTENSION SLEEVES SHALL BE
6" MINIMUM PVC PIPING MATERIAL.
B. USE A RECTANGULAR SPECIFICATION GRADE
VALVE BOX FOR ELECTRICAL CONTROLVALVES, MASTER VALVES, FLOW SENSORS,AND CONTROL WIRE PULL BOXES, AS
MANUFACTURED BY RAIN BIRD, MODEL
#VB-STD WITH A GREEN OR BLACK COVER.
C. USE A JUMBO RECTANGULAR SPECIFICATION
GRADE VALVE BOX FOR DRIP ZONE ASSEMBLYCONTROL VALVES, AS MANUFACTURED BY RAIN BIRD, MODEL #VB-JMB WITH A GREEN OR
BLACK COVER.
D. VALVE BOXES SHALL BE A MINIMUM OF ONE (1)
FOOT APART WHEN ARRANGED IN A GROUP OR
SIDE BY SIDE, OR UNLESS NOTED OTHERWISE
IN THE DRAWINGS.
2.13 SPRINKLER HEADS
A. ALL SPRINKLER HEADS SHALL BE OF THE SAME
SIZE, TYPE, AND DELIVER THE SAME RATE OF
PRECIPITATION WITH THE DIAMETER (ORRADIUS) OF THROW, PRESSURE, ANDDISCHARGE AS SHOWN ON THE DRAWINGS AND IN THIS SPECIFICATION.
B. SPRAY HEADS SHALL HAVE A SCREW
ADJUSTMENT.
C. RISER UNITS SHALL BE FABRICATED IN
ACCORDANCE WITH THE DRAWINGS.
D. RISER NIPPLES FOR ALL SPRINKLER HEADS
SHALL BE THE SAME SIZE AS THE RISEROPENING IN THE SPRINKLER BODY.
E. ALL SPRINKLER HEADS OF THE SAME TYPE
SHALL BE FROM THE SAME MANUFACTURER.
2.14 IDENTIFICATION TAGS
A. IDENTIFICATION TAGS FOR ELECTRICAL
CONTROL VALVES, AND OTHER EQUIPMENT
ASSEMBLIES AS DESIGNATED ON DRAWINGS,
SHALL BE MANUFACTURED FROM
POLYURETHANE BEHR DESOPAN. USE
CHRISTY'S STANDARD TAG HOT STAMPED WITH
BLACK LETTERS ON YELLOW BACKGROUND.
THE TAGS SHALL BE NUMBERED TO MATCH
STATION IDENTIFICATION AS INDICATED ON
DRAWINGS. PROVIDE ONE (1) TAG FOR EACHELECTRIC CONTROL VALVE.
B. SPECIAL ORDER TAGS FROM T. CHRISTY
ENTERPRISES, (714)771-4142.
2.15 SLEEVING
A. INSTALL SEPARATE SLEEVE BENEATH PAVED
AREAS TO ROUTE EACH RUN OF IRRIGATION
PIPE OR WIRING BUNDLE.
B. SLEEVING MATERIAL BENEATH PEDESTRIAN
PAVEMENTS - ASTM D3034 PVC GRAVITY
SEWER PIPE.
C. SLEEVING BENEATH STREETS AND DRIVES -
ASTM D3034 PVC GRAVITY SEWER PIPE.
D. SLEEVING DIAMETER - EQUAL TO TWICE THAT
OF THE PIPE OR WIRING BUNDLE. MINIMUMSLEEVING DIAMETER SHALL BE 2 INCHES.
E. MARKING STAKES - 2" X 2" X 24" WOOD STAKES.
2.16 OTHER COMPONENTS
A. TOOLS AND SPARE PARTS
1. PROVIDE OPERATING KEYS, SERVICING
TOOLS, TEST EQUIPMENT, OTHER ITEMS,
AND SPARE PARTS AS INDICATED IN
OTHER AREAS OF THIS SPECIFICATION.
B. OTHER MATERIALS
1. PROVIDE OTHER MATERIALS OR
EQUIPMENT NOT INDICATED ON THEDRAWINGS ORREFERENCED IN THIS SPECIFICATION, ASNECESSARY, TO COMPLETE THE
INSTALLATION OF THE IRRIGATION
SYSTEM.
120
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN ASSOCIATES INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL
2020.12.03 FUEL MODIFICATION UPDATE2021.03.
BIOLOGY REVIEW REVISION
L6.15
IRRIGATION SPECIFICATIONS
N/A
PART 5 - DRIP IRRIGATION PRODUCTS
5.1 CONTROL ZONE KITS
A. GENERAL
1. CONTROL ZONE KIT ASSEMBLIES FOR DRIP
IRRIGATION ZONES MUST INCLUDE A
VALVE, FILTRATION AND PRESSURE
REGULATION TO MEET THE FLOWREQUIREMENTS OF THE ZONE. WHERE NECESSARY A CHECK VALVE SHALL ALSOBE INSTALLED.
2. CONTROL ZONE KITS SHALL BE RAIN BIRD
CONTROL ZONE KITS AS INDICATED ONCONSTRUCTION DRAWINGS.
3. COMPONENTS SHALL BE SIZED
ACCORDING TO THE HYDRAULIC DEMANDS
OF THE SYSTEM.
B. RAIN BIRD CONTROL ZONE KIT
1. DRIP CONTROL ZONE KIT FOR ZONES WITH
FLOWS FROM 0.25 TO 9.0 GPM
a. CONTROL ZONE KIT SHALL INCLUDE A
1" ASFV VALVE, BASKET FILTER WITH
200-MESH (75 MICRON) SCREEN WITH
A BUILT-IN 40 PSI PRESSURE
REGULATOR, OR APPROVEDEQUIVALENT.
C. BASKET FILTER
a. THE FILTER SHALL HAVE A 1" INLINE
QUICK CHECK BASKET FILTER BODY
CONSTRUCTED OF HEAVY-DUTY,GLASS-FILLED, UV RESISTANT
POLYPROPYLENE CAPABLE OF
WITHSTANDING PRESSURES OF NOT
LESS THAN 150 PSI (10,3 BARS). THEDESIGN SHALL BE A BASKET STYLEBODY WITH JAR-TOP CAP. THE FILTER
ELEMENT SHALL BE CONSTRUCTED OF
A DURABLE STAINLESS STEEL MESHATTACHED TO A PROPYLENE FRAME AND SHALL BE 200-MESH (75 MICRON).
THE SCREEN SHALL BE SERVICEABLE
FOR CLEANING PURPOSES BY
UNSCREWING THE CAP FROM THEBODY AND REMOVING THE FILTERELEMENT.
D. PRESSURE REGULATOR
a. THE CONTROL ZONE KIT SHALL HAVE THE
PRESSURE REGULATOR BUILT INTO THEBASKET FILTER. THE PRESSUREREGULATING DEVICE IS A NORMALLY OPENDEVICE THAT ALLOWS FULL FLOW WITHLITTLE PRESSURE LOSS UNLESS THE
INLET PRESSURE IS GREATER THAN THE
PRESET LEVEL. AS THE INLET PRESSURE
INCREASES ABOVE THE PRESET LEVEL IT
COMPRESSES A SPRING AND BEGINS TO
REDUCE THE FLOW AND DOWNSTREAMPRESSURE. THE INLINE PRESSUREREGULATOR SHALL HAVE A PRESET OUTLET PRESSURE OF APPROXIMATELY 40
PSI (2,8 BAR).
E. REMOTE CONTROL VALVE
a. THE CONTROL ZONE KIT SHALL HAVE AN
AUTOMATIC IRRIGATION ANTI-SIPHON
CONTROL VALVE. THE VALVE PRESSURE
RATING NOT TO BE LESS THAN 150 PSI
(10,3 BAR). THE VALVE BODY AND BONNET
SHALL BE CONSTRUCTED OF HIGH-IMPACT,
WEATHER-RESISTANT GLASS FILLED
NYLON, STAINLESS STEEL AND OTHER
CHEMICAL/UV RESISTANT MATERIALS. THE
VALVE SHALL HAVE A DIAPHRAGM
CONSTRUCTED OF A DURABLE BUNA-N
RUBBER MATERIAL REINFORCED WITHNYLON.
5.3 POINT SOURCE DRIP EMISSION DEVICE
A. EMITTERS
1. 1/2 GPH EMITTER, MODEL XB-05PC-1032,
SHALL BE BLUE IN COLOR.
2. 1 GPH EMITTER, MODEL XB-10PC-1032,
SHALL BE BLACK IN COLOR.
3. 2 GPH EMITTER, MODEL XB-20PC-1032,
SHALL BE RED IN COLOR.
4. EACH EMITTER SHALL HAVE A 1032
THREADED INLET FOR ATTACHMENT TO A
PFR-FRA POLY FLEX RISER.
5. EACH EMITTER SHALL BE PRESSURE
COMPENSATING FROM 15-50 PSI.
3.6 FIELD QUALITY CONTROL
A. ADJUSTMENT OF THE IRRIGATION SYSTEM
1. FLUSH AND ADJUST ALL SPRINKLER HEADS
FOR OPTIMUM PERFORMANCE AND TOREDUCE OVERSPRAY ONTO WALKS,ROADWAYS, AND BUILDINGS AS MUCH ASPOSSIBLE.
2. IF IT IS DETERMINED THAT ADJUSTMENTS
TO THE SPRINKLER HEADS WILL PROVIDE
PROPER AND MORE ADEQUATE
COVERAGE, THE CONTRACTOR SHALL
MAKE SUCH ADJUSTMENTS PRIOR TO ANYPLANTING. ADJUSTMENTS MAY ALSO
INCLUDE CHANGES IN NOZZLE SIZES AND
DEGREES OF ARC AS REQUIRED.
3. LOWERING RAISED SPRINKLER HEADS BY
THE CONTRACTOR SHALL BE
ACCOMPLISHED WITHIN 10 DAYS AFTER
NOTIFICATION BY THE OWNER'S
AUTHORIZED REPRESENTATIVE.
4. ALL SPRINKLER HEADS SHALL BE SET
PERPENDICULAR TO FINISH GRADESUNLESS OTHERWISE INDICATED ON THEDRAWINGS.
B. IRRIGATION SYSTEM TESTING
1. THE CONTRACTOR SHALL REQUEST THE
PRESENCE OF THE OWNER'S AUTHORIZEDREPRESENTATIVE AT LEAST 48 HOURS IN
ADVANCE OF IRRIGATION SYSTEM
TESTING.
2. TEST ALL PRESSURE LINES UNDER
HYDROSTATIC PRESSURE OF 150 PSI FOR
A PERIOD OF TWO (2) HOURS.
NOTE: TESTING OF PRESSURE MAINLINE
SHALL OCCUR PRIOR TO INSTALLATION OF
ANY ELECTRIC CONTROL VALVES.
3. IF DURING THE PRESSURE TEST, A
PRESSURE DROP OCCURS - INDICATING ALEAK, REPLACE THE FAULTY JOINTS ANDREPEAT THE PRESSURE TEST UNTIL THEENTIRE SYSTEM IS PROVEN WATERTIGHT.
4. ALL HYDROSTATIC TESTS SHALL BE MADE
ONLY IN THE PRESENCE OF THE OWNER'S
AUTHORIZED REPRESENTATIVE. NO PIPE
SHALL BE BACKFILLED UNTIL IT HAS BEENOBSERVED, TESTED AND APPROVED IN WRITING.
5. THE CONTRACTOR IS TO FURNISH THE
NECESSARY FORCE PUMP AND ALL OTHER
TEST EQUIPMENT FOR THE HYDROSTATIC
PRESSURE TEST.
6. WHEN THE IRRIGATION SYSTEM PASSES
THE HYDROSTATIC PRESSURE TEST AND
IS COMPLETED, PERFORM A SPRINKLER
COVERAGE TEST IN THE PRESENCE OF
THE OWNER'S AUTHORIZED
REPRESENTATIVE. DETERMINE IF THE
WATER COVERAGE IS COMPLETE AND
ADEQUATE. FURNISH ALL MATERIALS AND
PERFORM ALL WORK NECESSARY TO
CORRECT ANY INADEQUACIES OF WATERCOVERAGE DUE TO DEVIATIONS FROM
THE DRAWINGS, OR WHERE THE
IRRIGATION SYSTEM HAS BEEN WILLFULLYINSTALLED AS INDICATED ON THE
DRAWINGS WHEN IT IS OBVIOUSLY
INADEQUATE, WITHOUT BRINGING THIS TO
THE ATTENTION OF THE OWNER'S
AUTHORIZED REPRESENTATIVE. THIS TEST
SHALL BE ACCOMPLISHED BEFORE ANYGROUNDCOVER OR TURF IS PLANTED.
7. UPON COMPLETION OF EACH PHASE OF
WORK, THE ENTIRE SYSTEM SHALL BE
COVERAGE TESTED AND ADJUSTED TO
MEET SPECIFIC SITE REQUIREMENTS.
3.7 IRRIGATION SYSTEM MAINTENANCE
A. THE ENTIRE IRRIGATION SYSTEM SHALL BE
UNDER FULL, AUTOMATIC OPERATION FOR APERIOD OF SEVEN (7) DAYS PRIOR TOBEGINNING ANY PLANTING. THE OWNERRESERVES THE RIGHT TO WAIVE OR SHORTEN THIS OPERATION PERIOD.
3.8 CLEAN UP
A. CLEAN UP SHALL BE MADE AS EACH PORTION
OF WORK PROGRESSES. REFUSE AND EXCESS
DIRT SHALL BE REMOVED FROM THE SITE, ALL
WALKS AND PAVING SHALL BE BROOM SWEPT
OR WASHED DOWN, AND ANY DAMAGESUSTAINED TO THE WORK OF OTHERCONTRACTORS SHALL BE REPAIRED TOORIGINAL CONDITIONS AT NO COST TO THEOWNER.
B. UPON COMPLETION OF THE WORK, THE
CONTRACTOR SHALL SMOOTH ALL GROUNDSURFACES. REMOVE EXCESS MATERIALS SUCH
AS RUBBISH, DEBRIS AND SWEEP ADJACENT
STREETS, CURBS, GUTTERS, WALKWAYS AND
TRAILS. REMOVE CONSTRUCTION EQUIPMENT
FROM THE PREMISES.
3.9 FINAL WALK-THROUGH PRIOR TO ACCEPTANCE
A. THE CONTRACTOR SHALL OPERATE THE
IRRIGATION SYSTEM IN ITS ENTIRETY FOR THE
OWNER'S AUTHORIZED REPRESENTATIVE AT
TIME OF THE FINAL WALK THROUGH. ANY
ITEMS DEEMED NOT ACCEPTABLE BY THE
OWNER'S AUTHORIZED REPRESENTATIVE
SHALL BE REWORKED TO THE HIS COMPLETESATISFACTION.
B. THE CONTRACTOR SHALL SHOW EVIDENCE TO
THE OWNER'S AUTHORIZED REPRESENTATIVETHAT THE OWNER HAS RECEIVED ALL ACCESSORIES, CHARTS, "AS-BUILT DRAWINGS",AND EQUIPMENT AS REQUIRED BEFORE THE FINAL WALK THROUGH WILL BE PERFORMED.
3.10 SITE VISIT OBSERVATION SCHEDULE
A. THE CONTRACTOR SHALL BE RESPONSIBLE
FOR NOTIFYING THE OWNER'S AUTHORIZED
REPRESENTATIVE IN ADVANCE OF THE
FOLLOWING SITE VISITS:
1. PRE-JOB OR "KICK-OFF" MEETING - 7 DAYS.
2. PRESSURE SUPPLY LINE INSTALLATION
AND TESTING - 2 DAYS.
3. AUTOMATIC CONTROLLER INSTALLATION -
2 DAYS.
4. CONTROL WIRE INSTALLATION - 2 DAYS.
5. LATERAL LINE AND SPRINKLER HEAD
INSTALLATION - 2 DAYS.
6. SPRINKLER COVERAGE TEST - 2 DAYS.
7. FINAL WALKTHROUGH - 7 DAYS
B. WHEN SITE VISITS ARE CONDUCTED BY OTHER
THAN THE OWNER'S AUTHORIZED
REPRESENTATIVE, SHOW EVIDENCE IN
WRITING OF WHEN AND BY WHOM THESE SITEVISITS WERE MAD
C. NO SITE VISITS WILL COMMENCE WITHOUT
"AS-BUILTS". IN THE EVENT THE CONTRACTORSCHEDULES A SITE VISIT WITHOUT "AS-BUILTS"OR WITHOUT COMPLETING PREVIOUSLY
NOTED CORRECTIONS, OR WITHOUTPREPARING THE SYSTEM FOR SAID VISIT, THE
CONTRACTOR BE RESPONSIBLE FOR
REIMBURSING THE OWNER'S AUTHORIZEDREPRESENTATIVE AT HIS CURRENT BILLINGRATE PER HOUR PORTAL TO PORTAL (PLUS
TRANSPORTATION COSTS) FOR THIS
INCONVENIENCE. NO FURTHER SITE VISITS
WILL BE PERFORMED BY THE OWNER'S
AUTHORIZED REPRESENTATIVE UNTIL THIS
CHARGE HAS BEEN PAID AND RECEIVED.
PART 4 - DRIP IRRIGATION SYSTEM: GENERAL
4.1 GENERAL CONDITIONS
A. THE REQUIREMENTS OF THE "GENERAL
CONDITIONS OF THE CONTRACT" AND OF
DIVISION 1, "GENERAL REQUIREMENTS", SHALL
APPLY TO ALL WORK IN THIS SECTION WITH
THE SAME FORCE AND EFFECT AS THOUGH
REPEATED IN FULL HEREIN.
4.2 SUMMARY
A. CONDITIONS WITHIN IRRIGATION SYSTEM
SPECIFICATION SECTION 02810 SHALL APPLY
TO THIS SECTION.
B. THIS SECTION INCLUDES THE INSTALLATION OF
LOW VOLUME IRRIGATION COMPONENTS
INCLUDING CONTROL ZONE KITS AND INLINE
DRIP TUBING.
121
UP
UP
UP
UP
GARAGE
GARDENER
ENCLOSURE
GUEST HOUSE
GRAVEL
DRIVEWAY
GUEST OUTDOOR
GARDEN
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L
I
CENSED LANDSCAPE ARCH I TE
C
T
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L7.2
L7.1
LANDSCAPE PLANTING
HYDROZONE MAP
A - SHRUB,
DRIP
HYDROZONE MAP LEGEND
B - SHRUB,
DRIP
12,058 SQ. FT.
2,965 SQ. FT.
LOWMOD
HATCH SYMBOL HYDROZONE # AREA WATER USAGE Kc
.35.60
C - SHRUB,OVERHEAD
3,025 SQ. FT. LOW .35
D - POOLS 2,080 SQ. FT. N/A 1.00
21,307 SQ. FT.
E - NONIRRIGATED 1,179 SQ. FT. N/A .00
4 56
6 122
UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
104'
102'
100'
98'
96'
94'
92'
90'
88'
86'
84'
82'
104'
102'
100'
100'
98'
96'
94'
92'
90'
88 98'
96'
94'
92'
90'
6 0 UP
UP
UP
UP UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
UP
104'
102'
100'
98'
96'
94'
92'
90'
88'
86'
84'
82'
104'
102'
100'
100'
98'
96'
94'
92'
90'
88 98'
96'
94'
92'
90'
6 0
AGE
ENER
SURE
MAIN HOUSE
POOL
DECK
GARAGE
BBQ AREA
OUTDOOR
LOUNGE
GRAVEL
DRIVEWAY
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
MATCHLINE, SEE SHEET L7.1
L7.2
LANDSCAPE PLANTING
HYDROZONE MAP
MATCHLINE, SEE SHEET L7.3
1 1
1 A - SHRUB,
DRIP
HYDROZONE MAP LEGEND
B - SHRUB,
DRIP
12,058 SQ. FT.
2,965 SQ. FT.
LOWMOD
HATCH SYMBOL HYDROZONE # AREA WATER USAGE Kc
.35.60
C - SHRUB,OVERHEAD
3,025 SQ. FT. LOW .35
D - POOLS 2,080 SQ. FT. N/A 1.00
21,307 SQ. FT.
E - NONIRRIGATED 1,179 SQ. FT. N/A .00
4 56
6 123
UP
86'
84'
82'
92'
90'
88'
86'
84'
82'
80'
78'
76'
74'
72'
68'
66'
64'
62'
78'
76'
74'
72'
70'
68'
66'
64'
62'
58'
56'
54'
58'
56'
54'
52'
48'
46'
44'
42'
UP
86'
84'
82'
92'
90'
88'
86'
84'
82'
80'
78'
76'
74'
72'
68'
66'
64'
62'
78'
76'
74'
72'
70'
68'
66'
64'
62'
58'
56'
54'
58'
56'
54'
52'
48'
46'
44'
42'
G
LANDSCAPE ARCHITECTS
Park Planning ■ Urban Design ■ Land Planning ■
Estate Residential ■ CA Lic. #1620
444 Magnolia Avenue, Suite 200, Larkspur,
California 94939 ■
(415) 459-3443
www.girvinassoc.net
IRVIN SSOCIATES A INC.
Signature
Cert. No. 1620
Date
Renewal Date
7/31/2021
L ICENSED LANDSCAPE ARCH I TECT
STATE OF CA L I FORN I A
GEORGE W . G I RV I N
DRAWING NO.PROJECTDATE
SCALE
DRAWN BY
30530.00
HS
DRAWING DESCRIPTION
6734 Zumirez Drive, Malibu, CA 90265
PROJECT ADDRESS
Zumirez
PROJECT NOTESPROJECTREVISION SCHEDULE
NO. DATE ISSUE
1"=10'-0"
JULY 15, 2020
2020.08.14 OWNER CHANGES2020.11.03 CDP SUBMITTAL2020.12.03 FUEL MODIFICATION UPDATE2021.03.29 BIOLOGY REVIEW REVISION2021.04.23 BIOLOGY REVIEW REVISION2021.05.20 BIOLOGY REVIEW REVISION 0 5' 10' 20'
N
L7.3
LANDSCAPE PLANTING
HYDROZONE MAP
MATCHLINE, SEE SHEET L7.2
82'
7 5
5 5
2'
84'
86'
88'
90'
92'
80'
A - SHRUB,
DRIP
HYDROZONE MAP LEGEND
B - SHRUB,
DRIP
12,058 SQ. FT.
2,965 SQ. FT.
LOWMOD
HATCH SYMBOL HYDROZONE # AREA WATER USAGE Kc
.35.60
C - SHRUB,OVERHEAD
3,025 SQ. FT. LOW .35
D - POOLS 2,080 SQ. FT. N/A 1.00
21,307 SQ. FT.
E - NONIRRIGATED 1,179 SQ. FT. N/A .00
4 56
6 124
BIOLOGY REVIEW
REFERRAL SHEET
City of Malibu
23825 Stuart Ranch Rd., Malibu, California CA 90265-4804 (310) 456-2489 FAX (310) 456-7650
FROM:
TO: City of Malibu Biologist
City of Malibu Planning Department REVISED DATE06/08/2021 JOB ADDRESS: 6734 ZUMIREZ DR
APPLICANT / CONTACT: Chris Deleau, Schmitz and Associates, Inc.
APPLICANT ADDRESS: 28118 Agoura Rd. #103
APPLICANT PHONE #: (818) 338-3636
APPLICANT FAX #:
PROJECT DESCRIPTION: (N) SFR; 2nd unit; pool; cabana; demo existing house Agoura Hills, CA 91301
PROJECT NUMBER: CDP 20-068
APPLICANT EMAIL: [email protected]
Malibu Planning Department and/or Applicant
FROM: City Biologist, Dave Crawford
PLANNER: Didier Murillo
TO:
The project review package is INCOMPLETE and; CANNOT proceed through Final Planning Review until corrections and conditions from Biological Review are incorporated into the proposed project design
(See Attached).
The project is APPROVED, consistent with City Goals & Policies associated with the protection of biological resources and CAN proceed through the Planning process.
The project may have the potential to significantly impact the following resources, either individually or cumulatively: Sensitive Species or Habitat, Watersheds, and/or Shoreline Resources and therefore Requires Review by the Environmental Review Board (ERB).
Signature Date
Additional requirements/conditions may be imposed upon review of plan revision Contact Information:
Dave Crawford, City Biologist, [email protected], (310) 456-2489, extension 277 Rev 05/29/2018
;
ATTACHMENT 3
125
City of Malibu
Biology Ɣ Planning Department
23825 Stuart Ranch Road · Malibu, California · 90265-4861 Phone (310) 456-2489 · Fax (310) 456-3356 · www.malibucity.org