Ordinance.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 13th day of July, 2022, by the following vote:
AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk (3) existing site plan , 3132" = 1 '-0"
Sheet Index L1.0 Trtle
L1.1 Hardscape Plan
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Easement
24 '·O" ___;
New garage and art studio
Novak Residence
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Solana Beach, CA
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\ \1 \ \ I / _ Totiil ' Sheets
,..._'- '" ---------------------------------r --------------------------------., ! -- --. ------------------·-----------------------~jk. ------------ ---------------- -----. -·. --. ---- -· -----' ~ ~ = ~== g:~:: ~~~ i~~~aegnec~:~~;a! ~b~~sed) Project Data
addition of new garage and art studio to a single family Lot Coverage: 9,858sj. Allowable/ 5,649s.f. Actual Project Team
Owner:
See Civil for pedestrian & vehicular pathways
See Civil for existing & proposed grade
See Landscape for other proposed structures (fences, retaining walls, landscaping, etc.} See Landscape for landscaped area, irrigated landscape, water features, decorative hardscape a1 title sheet/ existing site plan L1.2
L1.3
Hardscape Enlargement NW
Hardscape Enlargement Main
Project Description:
residence Required Setbacks: 25' Front
John and Kim Novak
1005 Highland Drive,
a2 proposed srte plan
a3 proposed floor plans
a4 area plans
as elevations
a6 sections
a7 story pole plan
L1.4 Hardscape Enlargement West
L1.5 Hardscape Legend
L1.6 Dimensioning Plan
L1.7 Hardscape Details
L1.6 Hardscape Details
L1.9 Hardscape Details
C101 Preliminary Grading Plan L1.10 Hardscape Details
L1.11 Hardscape Details
L1.12 Hardscape Details
L1.13 Hardscape Details
L1.14 Hardscape Details
L1.15 Hardscape Details
L2.1A Irrigation Plan
l2.1B Irrigation Plan
l2.2 Irrigation Legend + Notes
l2.3 Irrigation Details
L2.4 Irrigation Details
l2.5 Irrigation Details
L3.1 Planting Plan
L3.2 Planting Legend
L3.3 Planting Notes
L3.4 Planting Images
L3.5 Planting Details
Owner:
Project Address:
Historic:
Assessor's Parcel No.:
John and Kim Novak
1005 Highland Drive,
Del Mar, CA 92014-3902
No
296-391-04-00
Existing Use:
Proposed Use:
Lot Size:
single family residential
single family residential
Gross: .82 Acres/ 35.719 SF
Net: .81 Acres/ 35,611 SF
Zoning:
Zone:
Floor Area Ratio:
ER-2b
(Overlays)
.6 for first 5,000s.f.
.3 for 5,000s.f. • 20,000s.f.
. 15 for> 20,000s.f.
5,000 X .6 = 3,000s.f.
15,000 X .3 : 4,500S.f.
15,719 X .15 = 2.358S.f .
9,858s.f. Allowable/ 5,649s.f. Actual
Existing 1st Floor Area
Existing 2nd Floor Area
Existing Garage Area
Proposed Garage Area
Proposed Art Studio Area
Subtotal
Off-Street Parking Exemption
Total Floor Area:
2294 s.f.
509 s.f.
442 s.f.
1726 s.f.
676 s.f.
5649 sJ.
-400 s.f.
5249 s.f.
10'Side
1 O' Street Side
40' Rear
Height: 25' Allowable/ 20'·8~ Actual
Parking: 4 car garage+ motor court
Grading calculations: SEE CIVIL PLANS
Cut- 1,500cy
Fill• 250 cy
Export 1,250 cy
Impervious/ Pervious areas:
Irrigated area:
existing impervious •
new impervious proposed
remove/ replace
total proposed impervious
existing pervious
proposed pervious
9,577 sJ.
6,603 s.f.
1,183 s.f.
7,766 s.f.
26,034 s,f,
27,626 s.f.
total
SEE LANDSCAPE PLANS
34,654
Architect
Civil Engineer:
Del Mar. CA 92014•3902
domusstudio architecture
2800 Third Avenue
San Diego, CA 92103
619.692.9393 x12
Contact: Jon Dominy [email protected]
PASCO LARET SUITER & ASSOCIATES
535 N Highway 101 Ste A
Solana Beach, CA 92075
ph 656.259.62121 fx 656.259.4812 I mobile 760-516-1616
Contact: Jason Santos, RCE] Sr. Project Engineer
Landscape Architect:
Lastras de Gertler Landscape Architects
1005 Rosecrans Street, Suite 201
San Diego, CA 92106
Rocio Gertler ASLA, RLA, LEED
Principal/ Design Director
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0 proposed site plan 3/32" = 1 '-0" ~ See Civil for drainage (natural & proposed) See Civil for trash enclosure & access
See Civil for pedestrian & vehicular pathways
See Civil for existing & proposed grade
See Landscape for other proposed structures (fences, retaining walls , landscaping, etc.) See Landscape for landscaped area, irrigated landscape, water featu res, decorative hardscape (I)
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Keynotes
08.101 *Door per Plan and Schedule
08.501 '"Window per plan and schedule
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proposed garage and
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proposed garage and
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---existing reesidence,
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Area Schedule (measured to outside of walls)
Name Area
j existing garage 1442 SF
existing garage: 1 442 SF
existing house 2,294 SF
existing house 509 SF
existing house: 2 2,803 SF
I new art studio 1676 SF
new art studio: 676 SF
jnew garage 11,728 SF
new garage: 1 1,728 SF
Grand total 5,649 SF
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04.202 CMU Block
07.506 Compostte shingle roofing to match existing residence
09.705 Stucco to match Existing Residence
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09.705 Stucco to match Existing Residence
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Project does not require story poles, total
height < 16' above grade. Calculations
shown for reference only.
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story pole table
symbol story pole
existing proposed
elevation grade grade
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.2 183
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existing topo is shown in grey, proposed topo is
shown in red
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No. R.-mion Issue Date
Dr;av.ingSetlnve Seh, dule
Du eription
sllbmie.l 112
a7
2021-12·1•
2022-03-10
GENERAL NOTES
1. APPROVAL OF THIS GRADING PW/ DOES NOT CONSTITUTE APPROVAL OF VERTICAL OR HORIZONTAL ALIGNMENT OF ANY PRIVATE ROAD SHOW HEREIN FOR PUBLIC ROAD PURPOSES. 2 FINAL APPROVAL OF THESE GRADING PWIS IS WBJECTTO FINAL APPROVAL OF THE ASSOC/ATEC IMPROVEMENT PWIS WHERE Af>PLJCAB/.E. FINAL CURB GRADE ELEVATIONS AW REQUIRE CHANGES IN THESE PWIS.
3. IMPORT IMTERW.S SHALL BE LEGALLY OBTAINED.
4. A SEPARATE PERMIT FROM THE CITY ENGINEER WILL BE REQUIRED FOR ANY WORK IN THE PUBLIC RIGHT-OF-WAY.
5. ALL SLOPES OVER THREE (3) FEET IN HEIGHT SHALL BE WIDSCAPED AND IRRIGATED.
6. THE CONTRACTOR SHALL VERIFY THE EXISTENCE AND LOCATION OF ALL UTILITIES BEFORE CDMMENC/NG WORK NOTICE OF PRDPOSE/J WORK SHALL BE GIVEN TO THE FOLLOWING AGENCJES:
/JIIDERGROIJND SA• (8/!0)-422-4133, OR CALL 811.
7. THE SOILS REPORTS SHALL BE PROVIDED AS REQUIRED BY THE CITY OF SC<ANA BEACH PRIOR TO ISSUANCE OF GRADING PERMIT.
8. APPROVAL OF THESE PWIS BY THE CITY ENGINEER DOES NOT A//THOR/ZE ANY WORK OR GRADING
TO BE PERFORMED UNTIL THE PROPERTY OWNER'S PERMISSION HAS BEEN OBTAINED AND A VALID GRAD/NG PERMIT HAS BEEN ISSUED.
9. THE CITY ENGINEER'S APPROVAL OF THESE PWIS DOES NOT CONST/Tl/TE THE BUILDING OFFICIAL'S
APPROVAL OF ANY FOUNDATION FOR STRUCTI/RES TO BE PLACED ON THE AREA COVERED BY THESE PWIS. NO WAIVER OF THE GRADING ORDINANCE REQUIREMENTS CONCERN/NG MJN/M/JM COVER OVER EXPANSIVE SOILS IS /MOE OR IMPLIED.
10. ALL OPERAT/DNS CONDUCTED DI/ THE PREMISES, INCLUDING THE WARMING UP, REPAIR, ARRIVAL,
DEPARTIIRE OR RUNNING OF TRUCKS, EARTHMOVING EQUIPMENT, CDNSTRUCT/DN EQUIPMENT AND ANY OTHER ASSOCIATED GRADING EQUIPMENT SHALL BE LIMITED TO THE PERIOD BETl\ffN 7.-00AM.
AND 6:00 P.M. EACH DAY, MDI/DAY THROUGH FRIDAY, AND NO EARTHMDV/NG OR GRADING OPERATIDNS SHALL BE CONDUCTEC DI/ THE PREMJSES DI/ S>\1URDAYS, SU/IDAYS OR HOI./DAYS WITHO<JT THE WRITTEN PERMISSION OF THE CITY ENGINEER
11. ALL MAJOR SLOPES SHALL BE ROIJNDED INTO EXISTING TERRAIN TO PRODUCE A CDNTDURED
TRANSIT/DI/ FROM CLIT OR FILL SURFACES TD NAWRAL GROUND AND ABVTT/NG CLIT OR FILL SURFACES.
12 NOTWITHSTANDING THE MJN/MUM STANDAADS SET FORTH IN THE GRADING ORDINANCE, AND
NOTWITHSTANDING THE APPROVAL OF THESE GRADING PWIS, THE PERMITTEE IS RESPDNSIBLE FOR
THE PREVENT/DI/ OF DAIMGE TO THE ADJACENT PROPERTY ND PERSDN SHALL EXCAVATE DI/ WID SO CLOSE TO THE PROPERTY LINE AS TO ENDANGER ANY ADJDIN/NG P/J8L/C STREET, SIDEWALi(,
ALLEY, FUNCT/DN OF ANY SEWAGE D/SPDS-IL SYSTEM, OR ANY OTHER PUBLIC OR PRIVATE PROPERTY WITHOUT SUPPORTING AND PROTECT/NG SUCH PROPERTY FROM SETTLING, CRACK/1/G, EROS/DI/,
SILTING SCOUR OR OTHER DAIMGE WHICH MIGHT RESULT FROM THE GRADING DESCRIBED DI/ THIS PW/, THE CITY WILL HOI.D THE PERMITTEE RESPDNS/BLE FOR CORRECT/DI/ DI/ NDN-OEDICATED IMPROVEMENTS WHICH DA/MGE ADJACENT PROPERTY.
13. SLOPERATIOS:CLIT2:1F/LL2:1
CUT: 1,500 CY FILL: 250 CY EXPORT: 1,250
(NOTE: A SEPARATE VALID PERMIT MUST EXIST FOR OFFS/TE IMPORT OR EXPORT AREAs.) "THE QUANTITIES EST/IMTEDABOVE ARE FOR PERMIT PURPOSES D/11.Y AND SHOUW NOT BE USED FOR CONSTRUCTION BIDS. CDNTRACTORSARE RESPONSIBLE FOR THEIR OWN EARTHWORK QUANTITIES.
14. SPECW. CDNDmONS: IF ANY ARCHAELOGICAL RESOURCES ARE DISCOVERED DI/ THE SITE OF THIS
GRADING DURING GRADING OPERATIDNS, SL/CH OPERATIONS WILL CEASE IMMEDIATELY, AND THE PERMITTEE WILL NOTIFY THE CITY ENGINEER OF THE DISCOVERY. GRADING OPERAT/DNS WILL NOT
COMMENCE UNTIL THE PERMITTEE HAS RECEIVED WRITTEN AUTHORITY FROM THE CITY ENGINEER TO 00SO.
15. ALL GRAD/NG SHOW DI/ THIS PW/ SHALL BE COMPLETEC AS A S/NGU!AR UNIT Wl7ll NO PROVISION FOR PARTL4/. RELEASES. SHOULD IT BE ANTICIPATED THAT A PORTION OF THIS PROJECT BE
COMPLETED SEPARATELY, A SEPARATE PW/ AND PERMIT APPL/CAT/DI/ SHALL BE SUBMITTEC FOR APPROVAL.
16. THE CONTRACTOR SHALL NOTIFY THE CITY OF SC<ANA BEACH 855.720.2470 24 HOURS BEFORE GRADING OPERATIONS BEGIN.
17. FINISHED GRADING AND PLANTING SHALL BE ACCOMPLISHED DI/ ALL SLOPES PRIOR TD OCTOBER 1, OR IMMEDIATELY/JPDN COMPLETIDN OF ANY SLOPES GRADED BETWEEN OCTOBER 1 AND APRIL 1.
PRIOR TO ANY PLANTING, ALL WIDSCAP/NG SHALL BE APPROVED BY THE PLANNING DEPARTMENT AT THE DEVELOPMENT REVIEW STAGE, OR BY SEPARATE WIDSCAPE PW/.
18. ALL OFF.SITE HAUL ROUTES SHALL BE SUBMITTED BY TEH CONTRACTOR TD THE CITY ENGINEER FOR APPROVAL 72 HOURS PRIOR TD THE BEGINNING OF WORK
19. UPDN FINAL COMPLETION OF THE WORK UNDER THE GRADING PERMIT, BUT PRIOR TO FINAL GRADING
APPROVAL ANDVOR FINAL RELEASE OF SECUR/TY,PR/OR TO FINAL GRAD/NGAPPRDVAL ANDVOR FINAL RELEASE OF SECURITY, AN AS-GRADED CERTIFICATE SHALL BE PROVIDED STATING: 'THE GRADING UNDER PERMIT NO. SBGR·_ HAS BEEN PERFORMED IN SUBSTANTL4/. CDNFORIMNCE WITH THE APPROVED GRADING PLAN OR AS SHOW DI/ THE ATTACHED AS-GRADED PLAN'. THIS STATEMENT SHALL BE FOLLD\\'£D BY THE DATE AND SIGNATIIRE OF THE CIVIL ENGINEER WHO CERTIFIES SUCH A GRAD/NG OPERATION.
20. THE CONTRACTOR SHALL DESIGN CDNSTRUCT, AND MAINTAIN ALL S>\FETY DEVICES INCLUDING
SHORING, AND SHALL BE RESPDNSIBLE FOR CONFORMING TO ALL LOCAL, STATE, AND FEDERAL S>\FETY AND HEALTH STANDARDS, LAWS AND REGULAT/DNS.
0 SLOPE TO DRAIN, TYP.
0 4• DIA. AREA DRAIN GRATE
© 4• DIA. PVC RISER
(LENGTH AS REQUIRED)
© TOP OF PAVING OR FINISHED GRADE
© SINGLE OR DOUBLE ENTRY
PVC CATCH BASIN AS REQ'O.
© 4• DIA. PERFORATED DRAINUNE
AREA DRAIN DETAIL NOTTO SCALE
EROSION CONTROL NOTES
1, STORM WATER AND NON-STORM WATER DISCHARGE CDNTRDL: BEST MANAGEMENT PRACTICES SHALL BE DEVELOPED AND IMPLEMENTED TO ltfAll4GE STORM WATER AND NON-STORM WATER DISCHARGES FROM THE SITE AT ALL TIMES DURING EXCAVAT/DN AND GRADING ACT/V/T/ES.
2. EROS/DI/ AND SEDIMENT CDNTRDL: EROS/DI/ PREVENT/DI/ SHALL BE EMPHASIZED AS THE MOST
IMPORTANT MEASURE FOR KEEPING SEDIMENT DI/ SITE DURING EXCAVAT/DN AND GRADING ACTIVITIES. SEDIMENT CDNTROI.S SHALL BE USED AS A SUPPLEMENT TO EROS/DI/ PREVENT/DI/ FOR KEEPING SEDIMENT DI/ SITE.
3. EROS/DI/ CDNTROI. DI/ SLOPES SHALL BE MITIGATED BY INSTALLING WIDSCAP/NG AS PER
APPROVED LANDSCAPE PW/SAS REQUIRED BY THE DEVELOPMENT REVIEW CDNO/T/DNS, OR BY TEMPORARY EROS/DI/ CDNTROI. CONFORMING TO THE FOLLOWING:
LBS/ACRE
20 50
8 6
7 91
NCW-IRRIGATED HYDROSEED MIX WITH A FIBER MATRIX APPLJED AT 4 000 LB/ACRE. % PURITY/ACRE SEED SPEC/ES
70%PLUS ATR/PLEXGLAUCA
PlANTAGE INSULARIS
ENCELIS FAR/NOS>\ SCARIFIED L01US SCOPAR/US 50% PLUS EXCHSCHOL TZ1A CALIF.
4. THE TOPS OF ALL SLOPES TALLER Tl/AN~ SHALL BE DIKED OR TRENCHED TO PREVENT WATER FLOWING OVER CRESTS OF SLOPES.
5. CATCH BASINS, DES/LT/NG BASINS, AND STORM DRAIN SYSTEMS SHALL BE INSTALLED TD THE S>\TISFACT/DN OF THE CITY ENGINEER
6. SAND BAG CHECK DAMS, SILT FENCE.S, FIBER ROLLS OR OTHER APPROVED BMP'S SHALL BE PlACED IN UNPAVED AREAS WITH GRADIENTS IN EXCESS OF 21, AS VIELL ASAT OR NEAR EVERY POINT WHERE CDNCENTRATED FLOW LEAVE THE SITE.
7. S>\ND BAGS SHALL BE PLACED DI/ THE UPSTREAM SIDE OF ALL DRAINAGE INLETS TO MINIMIZE SILT BUILD/JP IN THE INLETS AND PIPES.
8. THE CONTRACTOR SHALL REPAIR ANY ERODED SLOPES AS DIRECTED BY THE OFFICE OF THE CITY ENGINEER.
9. THE CDNTRACTOR SHALL SWEEP ROADWAYS AND ENTRANCES TO AND FROM THE SITE DI/ A REGULAR
BASIS TD KEEP THEM FREE OF SD/L ACCUMJJLAT/DN AND AT ALL OTHER TIMES DIRECTED BY THE CITY
ENGINEER
10. 7HE CONTRACTOR SHALL WATER SITE ON A CONTINUOUS BASIS TO MINIMIZE AIR BORNE DUST
CREATED FROM GRADING AND HAULING OPERATIONS OR EXCESSJVE WIND CONDITIONS, AND AT ALL TIMES DIRECTED BY THE CITY ENGINEER.
11. IN THE EVENT SILT DOES ENTER THE EXIST/NG PUBLIC STORM DRAIN SYSTEM, REMOVAL OF THE SILT FROM THE THE SYSTEM 1-WLL BE DONE AT THE DEVELOPER'S EXPENSE.
PRELIMINARY
GRADING PLAN
1005 HIGHLAND A VENUE
VICINITY MAP
IMPERVIOUS/ PERVIOUS AREAS
EXJSTING CONDITION
IMPERVIOUS:
PERVTOUS:
ABBREV/A T/ONS
INVERT ELEVATION
FINISHED FLOOR
FINISHED GRADE
FINISHED SURFACE
FLOWL/NE
PROPOSED CONDITION
9,577 SF IMPERVIOUS: 7,786 SF
26,034 SF REMOVE/ REPLACE 1,183 SF
PERVlOUS:
IE
FF
FG
FS
FL
27,826SF
TOP OF CURB
TOP OF GRATE
FRONT YARD SETBACK
REAR YARD SETBACK
SIDE YARD SETBACK
(TOTAJJ
(SUBTOTAL)
TC
TG
FYSB
RYSB
SYSB
PRELIMINARY GRADING NOTES
ROOF LIMITS
EXISTING RESIDENCE TO REMAIN
EXISTING SEPTIC SEMR
r
CD
CD
CD
CD
CD
CD
CD
CD
©
®
®
®
®
®
EXISTING ASPHALT DRIVEWAY TO BE REMOVED AND UMJSCAPED
EXISTING WALL TO BE REMOVED
WIDSCAPE ARCHITECT WALL FEATIIRE
LAN SCAPE ARCHITECT DRY CREEK BED
WIDSCAPE ARCHITECT PERMEABLE DECK
TRASH ENCLOSURE
LANDSCAPE ARCHITECT DECOMPOSED GRANITE PATH
WIDSCAPE ARCHITECT FENCING
WIDSCAPE ARCHITECT WALL
STRUCTIIRE ABOVE GARAGE
EXISTING WALL TD BE REMOVED
'----w----'
BASE EQUIV. ROCK OR~
S'PERF.PVCDRA/11--:::__ ('\ SLDPEDAT1%MJN. ~
0.2'
r
FRENCH DRAIN DETAIL
DECLARATION OF RESPONSIBLE CHARGE
r
I
0 10
NTS
I, JASDN A SANTOS, HEREBY DECLARE THAT I AM THE ENGINEER OF WORK FOR THIS PROJECT,
THAT I HAVE EXCERCISED RESPDNS/BLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEFINED IN SECT/DI/ 6703 OF THE BUS/NESS AND PROFESSIDNS CODE, AND THE DESIGN IS CD/IS/STENT WITH CURRENT STANDARDS AND THE CITY OF SC<ANA BEACH ORP NO. 20-007.
J UNDERSTAND THAT THE CHECK OF PROJECT DRAW1NGS AND SPECIFICATIONS BY THE CfTY OF SOLANA BEACH IS CONFINED TO A REVIEW ONLY AND DOES NOT REUEVE ME OF RESPONSIBILmES FOR PROJECT DESIGN.
~
~
~
~
~
WORK TO BE DONE
THE IMPROVEMENTS CDNSIST OF 7l/E FOLLOWING WORK TO BE DD/IE ACCORDING TO THESE PWIS AND THE LATEST ED/T/DNS OF:
STANDARD SPECIFICAT/DNS
A STANDARDSPECIF/CAT/DNS FOR P/J8L/C WORKS CDNSTRUCT/DN INCLUDING THE REG/DI/AL SUPPLEMENTAL AMENDMENTS.
8. CALIFORNIA DEPARTMENT OF TRANSPORT AT/DI/ 'AIAI//JAL OF TRAFFIC CDNTROI.S FOR
CDNSTRUCT/DN AND IM/NTENANCE WORK ZDNES'
C. STATE OF CALIFORNIA, DEPARTMENT OF TRANSPORT AT/DI/ STANDARD SPECIF/CAT/DNS
STANDARD DRAWINGS
A. S>\N DIEGO REG/DI/AL STANDARD DRAWINGS
8. STATE OF CALIFORNIA, DEPARTMENT OFTRANSPORTATIDN STANDARD PWIS
PROPERTY INFORMA T/ON
SITE ADDRESS:
1005 HIGHLAND OR/VE
SC<ANA BEACH, CA 92014
ACCESSOR PARCEL NUMBERS:
29Pr391.()l.i)(f
TOPOGRAPHIC SURVEY
ACCUL/NE SURVEY, INC.
OWER I PERMITTEE
KIMBERLY NOVAK +JOHN NOVAK
1919 GRAND AVE, SUITE 1G, S>\N DIEGO, ~ 92109 • (855) 483-6665
LEGAL DESCRIPTION
THAT PORT/DI/ OF LDT 1 IN BLOCK 7 OF KEENEYS /MR/NE VIEW GARDEN, IN THE CITY OF SC<ANA BEACH, CDIJUNTY OF S>\N DIEGO, STATE OF CALIFORNIA, ACCORDING TO IMP THEREOF NO. 1774, FILED IN THE OFFICE OF THE COUNTY RECORDER OF S>\N DIEGO, COUNTY DECEMBER 31, 1923.
LEGEND
ITEM DESCR/PT/DN
PROPERTY LINE
CENTERLINE OF ROAD
SETBACKS
HAROSCAPE PER
ARCHITECT
PROPOSED CONTOUR LINE
EXISTING CONTOUR LINE
STODWG
PROPOSED 4' PVC STORA/DRAIN PIPE, 1% MIN, (TYP)
PROPOSED BROW DITCH
PROPOSED ARCHITECT WALL
PROPOSED FRENCH DRAIN PER DETAIL THIS SHEET
18' X 18' CATCH BASIN, BROCKS BDX OR EQUIV.
LJMITOFWORK
PROPOSED ARCHITECT FENCE
PROPSED RIP RAP, NO, 2 BACKING
LANDSCAPE ARCHITECT PRDPOSE/J TREE
SYMBOi.
--- - - --- - ---- -- --
-----151-----
"' --so ---
a
'I'
--X--X--X--
SCALE: 1' • 20'
40 ' 60
OWNER CERTIFICATE
l, ______________________ J,S
OlffiERIDEVELOPER OF THE PROPERTY DESCRIBED HEREIN ACKNOWI.EDGE THESE PLANS HAVE
BEEN PREPARED AT MY DIRECT/DI/ WITH MY FULL CDNSENT I FULLY UNDERSTAND AND ACCEPT THE TERMS AND CDNDmDNS CONTAINED HEREIN AND AS ATTACHED BY REFERENCE DI/ 7l/lS GRADING PW/.
IT IS AGREED THAT FIELD CONDJTJONS MAY REQUIRE CHANGES TO THESE PLANS.
IT IS FURTHER AGREED THAT THE OWER (DEVELOPER) SHALL HAVE A REGISTERED CML ENGINEER IMKE SUCH CHANGES, ALTERAT/DNS OR ADDmDNS TO THESE PWIS WHICH THE CITY ENGINEER DETERMINES ARE NECESS<RY AND DESIRABLE FOR THE PROPER COMPLET/DN OF THE IMPROVEMENTS.
I FURTHER AGREE TD COMMENCE WORK DI/ ANY IMPROVEMENTS SHOWN DI/ 7l/ESE PWIS Wl7ll/N EXIST/NG CITY RIGHT-OF-WAY WITHIN 9 MDNTHS OF ISSUANCE OF THE CDNSTRUCT/DN PERMIT AND
TD PURSUE SUCH WORK ACTIVELY ON EVERY NORMAL WORKING DAY UNTIL COMPLETED, IRRESPECTIVE AND INDEPENDENT OF ANY OTHER WORK ASSOCIATED W1TH THIS PROJECT OR UNDER
MYCDNTROL
KIMBERLY NOVAK JOHN NOVAK
1005 HIGHLAND DRIVE, SC<ANA BEACH 1005 HIGHLAND DRIVE, SC<ANA BEACH
PREPARED BY,
PASCO LARET SUITER
I ASSOC!ATIES San Diego I Solana Beach l Orange County
Phone 858.259.8212 I www.plsaenglneerlng.com
EIIG/IIEER/Fv.!1/K CITY lffR/MD CJWIGES APP'D DATE RECOMMENDED FOR APPROVAL APPROVED FOR CONSTRUCT/ON BENCHMARK CITY OF SOLANA BEACH EI/GINE£Ri/lGDEPAATIENT DRAWING NO. __ J4S __ 8Y f);--9. ,<;; ,.:;;I,, LMIE: APRIL2021 >-------------+---+---lBY.
DIW\1/BY RCEl:-.i~ EJJ':l2/Jl/23 BY:
_________ LMIE: ___ BY: ___ =~~--- LMIE: __ _
--CfTYEIIG/IIEER
LMIE: ___ RCE.:3714$ EJJ':60022
DESCR/PTIDN: BASED DI/ NAVDM US/NG GPS METHODS VIA
STREAMED 'TOPNET' DATA PER REAL TIME GNSS
NETWORKS.
ELEV.: DA1UM: NAVDM
PRE/.IM!IIARYG/WJ/1/GFWIFCR:
NOVAK RESIDENCE SBGRSH£ET 1 IF I
PLSA3539
NOVAK RESIDENCE
LANDSCAPE DEVELOPMENT REVIEW PERMIT
1005 HIGHLINE DRIVE
DEL MAR, CALIFORNIA 92014
SHEET INDEX
LANDSCAPE SHEETS
~l'lAHBUIIOEMEN'l"..}«Jlt'Of-'II
~l"\NfEMNIOOEHT .,,,...AMEMTY
~l'lNIEK..MGEIIEHTWESTNrilBfflY
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11 L1 .1,~0ETA.U
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GENERAL NOTES
1.VlsrTsrT'EPRIORTOSlllMITl'W<fGN)S.
2. ~ AU. EXISTNl ctHlfT10NS, DW.ENSIOfrlS AHO ELEVATIONS flEJ'ORE PROCEEDNG WITH THE WClfa<. NOTIA' l.AHDSCN'EARCtt'TET ~TEL Y SftOULD Fl:lO C0NJfT10HS VMY RIOMTHOSE sttC>WtlOHl"l.AHS.
3. 00 HOT SCALE OIV.WIHGS.
4. AI..L WORK COHSTRVCTl0H AHO MATERW.I StW.J.. COJiPI.. Y WITH ALL ~ Of THE LATEST llll.OIHG CODE N«JWITH OTHER RLUS, REGUlATIOHS AHO OROOW«:l:S GOYERHIHG THE LOCATION OF THE WORK. 8UUllNO CODE ~OtMEMEHTS TAKE PRECEDEHCE OVER THE DRAWINGS AHO IT StW.J. Ill: THE RESPOHSISIUTY OF A."IYOHE SUPPLYING I.AaOFI OR M.t.TERIALS OR 80TH TO IRING TO TlE ATTEHTION OF THE LAHDSCN"E MCHITECT Nl'f Dl.$0W'ANCIES OR COHFUCT 9ETWEEH THE REOUIREMEHT5 Of THE CODE AHO THE DRAWINGS.
5. REFERENCE TO N<'1 DETAIL OR DRAWING IS FOR CONVENIENCE ONLY AHO DOES HOTUMITTHE APPUCATIOH OF SUQi DETAll. OR OAAWINGS.
I. DISCREPANCIES 1H THE DRAWIHG,S OR aETWEEN THE DRAWINGS AHO ACTllAI. FIELD COHOITlOHS SHAU !IE REPORTE'O TO THE LNIOSCN'E ARCHITECT. COAAECTEO DRAWINGS OR NSTRUCTIOHS stWJ. IE ISSUED PRIC1" TO THE CONTMIATION Of ms WORK. THE COHTIUCfOR StW.J.. ASSUME F\.l.l RESPOHSMJTY FOR ALL NECESSARY CORRECTIOHS DUE TO FAil.URE TO REPORT KNOWN DISCREPANCIES.
7. GENl:ftAL COfffRACTOR IS RESPOf,ISIILE FOR AU. WORK 5HQ'M,I OH Tl£SE DRAWINGS AHO Sl'ECl'lCA TlOHS Utt..ESS $PECIF1CAU. Y NOTED OnEIM'ISE..
I. THE CClHT'ftACT OAAWlfGS AHO SPECIFICATIONS REPfl.ESEHTTHE AN:SHED STil:UCT\IRE lN..ESS Oll£RWISE SHOWN: Tl1EY DO NOT N>ICATE THE ME11i00 OF C0NSTRIJCTlON. ntE G£HEAAL COHTRACTOR ltW..L SUPERVISEN«J DIRECT THE WOfl:KAHO 1-E stW.L IIE SOl.a.Y RESPOHSeLE FOR AU.CONST1l1.ICTIONMENIS, METHODS, ~. SEClE«:ESAHOPROCBJUlt.ES. ~ATION VISITS TO THE SfTE IY FlE1.D REPRE5EHTATM.S Of THE I..NC>SCN'E AACKTECT stW..l. NOT l«l..LIDE IHSPEC'TlONS Of THE ~ MEASURES OR THE COHSTRUC1lON PROCEDURES REOUIREO FOR SAME, WttlCHMETHEIOc.ERE~OfTHEGEHEAALCClNTAACTOft NlYIU'PORT seMCES PERfORlED IY THE l.AHDSCN'E AR()t'TI;CT 01.MNG COH$TROCTl0H ltW..L IE DISTINOl.atE0 AIOM C0KTNJ0US NI/J OETAUD INSPECTIOH SERV!Ca WttCH ~ RA'tMSt£O IY OTHERS. TiiESEllffORTSBMCESPERfORMEDIYTHEI.A'C5CN'ENOl'TECT, WHETMEROF M.\~ OR WOAK.AHO WHEnER PERFORMED IEfORE, Dlll.lilG OR Af1Bt C0Wt.ET10N Of COHST1tUCTlOH NtE PEftFORMED sa.B.Y FO!t THE P\JftP05E Of ASS&Sl1NO ti OUAUTY COfffllOlN«J IN ACHEV1HG C0J,FORW,NCE WfTl1 COtmlACT ORAWIHGS N¥J SPEOFJCA1'10H$, BIJTTHEY 00 HOT GUNWOU G8EML COHTRN:TOR'S PERFORMN-ICE N¥J SHALL NOT IE CONSTRI.EO AS SUPER'r'ISIONOFca-lSTRUCTIOH.
I. A PROTECTIOH FENCE SHALL IIE COHSlRUCTED AHO liMHTAINED DURING CONSTRUCTION CONFOfUAl,fG TO THE REOUIREMEHT"S OF THE llJII..Dt,jG CXlOE.
10. MAINTAIN SN«TAAY TOILETFACJJ11ES DI.RING COHSTRUCTIOH AS REQUIRED BY APPUCAll.E REGULATIONS.
11 . THE GENERAL cotmv.cTOR WN'JWfTS TO THE OWNEM N¥J THE~ AAO-fTECT THA.T A1..1. MATERIALS AHO EQUIPMEHT FURHlSHED WIU. IE ~ UNLESS OTHERWISE SPEaFlEO AHO THAT Al..1. WORK WU BE OF GOOD OUAUTY, FREE FROM FAUt.TS N¥J DEFECTS.
12. THE GENERAL CON1llACTOft stW..l. BE RESPOHSllll.E FOR COORDINATING HIS WORKANO/OR EQW>MENT SUPPUEO BY THE OWNER.
1l. PMWl>Ef,t,CI.JT"ESFORTttEl'HYSK:AU.YtWC>ICAPPEDINACC:C>ROAHCEWITHCAC.TlTLE2'4N¥J AS REQUIREO BY THE lATEST "1:RSIOH OF THE CAl..lFORHIA IIIJl.DIHG COOE.
14. IT stW..l. IE THE RESPOHS UTY OF THE GEHEAAI.. COKTRACTOR TO LOCATEAL.1. EXJ.SllNG un.mES 'M-IETI-Elt SHOWN HEREOH OR NOT N¥J TO PROTECT THEM FROM ONAAOE.. THE GENEAAL COHTRACTOR SHALL lu.RAl..1. EXPENSE OF REP AM OR REPI..ACEMENT IN CClNJUHCTIOH WITHTHE EXECVTIOf,IOf'MSWORK.
1S. PAVING, MASONRY >HJ~ SUICOh'TRACTORSME TOCOORDtNATE WITHTHE a.ECTRICIA,N. OfVrH.N: stJICOfmlACTOR N«> IIUUGATlOH SIJ&CONTRACTOR FOA St.EE'YNG, PIPING N«lllOR CONDUIT INSTAUATIOH UNJER OR THROUOH KoVIDSCN'E aBEHT'l.
11. ~ ALL l"ROf'ERTY U£S OR OTHER I.MT OF WORK UNES PRIOfl. TO C0ME.NCIHG WORK. 17, NTHECASE:OFO&tQIEPANCESNTHEOAAWltGS, SPECIFICA.TIONSTN<El'RECEOEHCEO"IER OETAU. AHO OETALS TN<E PftECEOENCE CHE"- ,t,J,HS.
11,SUIS11T1JTIOH$l,IJSTIIEAPPIIO'IEDINWRITN:.IYTHEOWMER..
11. THE GENEAAL COfmVCTOR stW..l. 9ISUE: THA.T ALL TRADES AA£ PROYDEO WITH CUA:RENT ORA'MHGS AHO 5'EQACATlONS N'PAO\IED FOl'I. COHSTRUCTIOft. 00 NOT AU.OW OOCUIEHTS NOT """"°"'8l FOR CONSlR\JCTlOtl TO IE USED IF SEEH OH SfTE.. )(fiJ' ONE SET OF AGEHCY-APf'ROVEO ST,'r,MP£0 l'lANS ON SITE IN C.a.sE CITY NSPECT'ORS REQUIRE l'ROOF OF aTY-N'f'ROYEO Pl.A."IS.
20. REPAI« OR~ N«OAMAOE TO A0.,1,1,,CcNT l"ROf'ERTIES, CURSS, W.-.UCS. PL.NmMG. WALLS, ETC.AT NO .ADOITIONAL COST TO THE OWNEll 21 . LOCATIONS OF H.lC.C0NSfflUCTIONELEMENTSSUCHASUGtiTS, SKiNS, 1/EHTS, l-(Y[)fU,HTS, fl'WolSFORMERS,ETC. MEN"PROXMATE. HOTFYTHELN«>SCAPEARCHTECTJAIEOIATEI.YSHOI.A..D THE LOCATIOH OF THESE ITEMS~ WITH THE PROPER EXECUTION OFWORK.
22. PRovtJE THE OWNER WITI1 AU. WAAfWmES. GUARANTEES, >HJ J,IS"JRUCTIOH MAHLIALS FOft EQ\Jlf>lr.l::NT, APf't..lANCES, FIXTIJRES, ETC. AS OE~ IN TI-IE SPEaFICATIOHS.
23. HOTifYTHf CITY'SNJT»OfUZEO lllEl'fl.ES£1"1"ATl'J( 41 HOURS PfUOR TO COMMENCEMENT OF WORI( TO COOROINA.TE PROJECT IHSPECTIOH SCHEOUI..ES.
2'. COHTIV.CTOR SHALL OBTAIN AU HE.CESSAAY PERMITS REOll1RfD TO PERFORM THE WORK INDICATED HERD! WORE IIEGINHGWORK.
25. COKTRACTOft SHALL OBTAIN THE l'ERTINEHT ENGINEERING AHO AAQITECTtlRAL PI.AKS BEFORE BEGIIMKi WORK.
21. 1..N,[)SCAf'EARCHfl"ECTSHALLli'IVE FINALS.-.YOH IMTERPRETATlOHOFAU. INFORMATIOH COHTA.'h'ED N THE LAHOSCAPE CONSlRUCTIOH OOCVMENTS. SPECIFICA.TIONS A.'lO "5-SOCL,\TEO RfPORTS FOR THE l'ftOJECT.
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Oescrip:tion
TITLE SHEET
Sheet
Sheet 1 of 27
L 1.0
,.
,.
,.
..
..
C2!WL.dG~ArtHilo
HARDSCAPE LEGEND
See sheet L 1.5 for full legend ITEM DESCRIPTION DETAIL ITEM ru'.ll!li. @ ® STONE WALL TYPE I CIPCONCRETE PAVIIIG VEHICUURDEPTHPERC!VIL,MIN i",CIPINTEGRAL COLOR ' FREE-STANDING LI.IQ CONCRETE PAVING WI TOPCAST FINISH tl, SAWCUT JOINTS,
® ' MATTE FINISH SEALJ.NT STONE WALL TYPE Z Ll,1D r«smul I RETAINING WALL STONE PAVING HORTARSETON ,-coNCRETEPAO @ WEATHERING STEEL WA.LL TYPE I @
RETAIN UP TO 30" • WOOODECKONGRAOE MOOIFIEOPINEPUNKSONPT SLEEPERS AND 1 CONCRETE FOOTINGS AND PAINTED STLFASCU,CAMOFASTENERS,ALIGNVISIBLE FASTENERS ® WEATHERING STEEL WALL TYPE2 RETAJHS/'IORE THOfXJ•
WOOD DECK ON STRUCTURE MOOIFIEOPJHEPLAHKSONPT SLEEPERS ANO ® STEPS TYPE I DRAINAGE BLOCKS OVER BUILOIHGSLAP,PAIHTEO STONE TILES STLFASC!A,CAMO FASTENERS,ALIGNVISIBLEFASTENERS [bj1] ® STEPS TYPE 2 ~ i STONE STAIRS UP ROCK FEATURES OECOMPOSEOGRANITEPAVIHG STABJLJZEDOGWITHMETAL EDG!NGONA"OF CLASS II BASE ® STEPS TYPE 3
oo DECK STEPS @ CONCRETE PAVER TYPE l ,•oEPTH,CIP JHTEGRAL COLOR CONCRETE ATGAROEH J PAVER WI TOPCAST FINISH 13,SAWCUT JOINTS,
MATTE FJHISH SEJ.LANT © BU!LTwJN CONCRETE COUNTER
~@ @ CONCRETE PAVER TYPE 2 PONDDEPTH.CJPJHTEGRALCOLORCONCRETE HKOIPOHOPATH P.I.VER WI TOPCAST FINISH 13, SAWCUT JOINTS, --® FENCE TYPE! WATERPROOF SEALER STEEL PICKETS ,, a ® STONE WEIRS FULLOIMEHSIOtlSTOHEBLDCl<S - --® FEHCETYPE2 WOOOCLAOO!HGSTEELPICl':ETS
D ROCK MULCH TYPE I OECOR.1.TIVESTOHE @ FENCE TYPE 3
EXISTING CHAIN UNI( TO REMAIN
ROCI': MULCH TYPE 1 DECORUJVECRUSHEOSTONE ~® FENCE TYPE A
CHAIN LINK FENCE
-·-·--·- MEULEOGIHG OHGRAOE: STEEL EDGING ® GATE TYPE! @ ON STRUCTURE: '!.."SHAPE .I.LUMINUH EDGING STEELPICKETSPED.SWJNGGATE LUJ w _ _t,1 ___ • EXPANSION JOINT HIOOEHEXPAHSJONJOINTS,PEROETA!L @ GATETYPE2 WOOD CLADDING STEEL PICKETS @ SAWCUT JOINT 1/J"CUTS.NOTTOOLEO.PEROETAJL PEDESTRIAN ENTRY GATE S!IESIBIICI!IBES © GATE TYPE 3 @ 0 SHADE STRUCTURE STEEL AHO WOOD STRUCTURE OH CONCRETE WOOD CLADDING STEEL PJCl(ETS FOOTINGS VEHICUL.I.ROOUBLESWJHGENTRY GATE D@ @ RAISED WOOD PLATFORMS MODIFIED PHIE PLANKS OH PT SLEEPERS AHO @ GATE WOOD
TYPE
CL.I.DOING
A
STEEL PJCKETS @ CONCRETE SU8·SLA8,WEATHERING STEEL F.I.SCIA. LOWOOUBLESWJNGGATE CAMOFASTENERS,AL!GHVISIBLEF.i.STENERS @ GUARDRAIL
C::J @ WOOOBRIOGES @ STEEL .1.HOWOOO STRUCTURE ON CONCRETE @ @ FOOTINGS CUSTOM SEATING
C.l.tlTILEVER FROM STONE WALL
0 EXPOSED SANDSTONE OUTCROPPINGS CAREFULLY EXPOSED THE SANDSTONE AT THE LOCATIONS @ @ SHOWN, OESIGH MAY HEED TO BE NOO!FJED TO ADJUST TO CUSTOM METAL PLANTERS .1.CTUALLOCHJOHOFTHESANOSTONE
DESCRIPTION DETAIL
STONE:~• H X 1• DEEP X VARIOUS LENGTHS, STONE MASONRY WALL ON CMU CONCRETE CORE WALL, ALL SIDES, 12" W x&· H COPl!tu SLAB STONE= ,·H,i·oeEP,VARIOUSLENGTHS,STONENASONRY WALL
ON CHU CONCRETE CORE WALL, ALL SIDES, 1z·w x~·H COPING SLAB ltZ"T!UCl:WEHHERlNGSTEELW.I.LLS
UPTOlO"HIGH SHALL BE MOUNTED TO STEEL POSTS
SETIH CDHCRETEFDOTIHGS
ltl"THICK WEATHERIHGSTL WALLS OVER li"HSHALL
BE MOUNTED TO CONTINUOUS CHU CORE WALL
MORTAR SETONl"CONCRETEBASE
18"WIOE X $"LONG X 3"THICK STONE TILE
FULL DIMENSION STONE BLOCKS
li"HIGHXl"OEEPX36"LONG
MOO!FIEO PINEPLANl<SOHPT SlEEPERSANO
CONCRETE SUSwSLAB, WEATHERING STEEL FASCIA,
CAHO FASTENERS, ALIGN VISIBLE FASTENERS
CIP INTEGRAL COLOR CONCRETE BASE WITH
STONE COUHTErHOP.
5'H X ]•W,31,·xi·FLAT BARSFEHCE,s·o.C.EHBEDOEOOH
CONTINUOUSCOHCRETEFOOTJNG
i'HX3'W,t.S·x !SSTL.ANGLE FENCE,5•0.C,EH8EOOEOON
COHT.CONCRETEFOOT)NG,CEOARSLATS.I.TEACHANGLE,UHFIHISHEO Pl!OTECTJNPLACE,
i'HCH.i.lNLINKFENCETOttATCHEXIST!NG
5"HX l'W.31A"X 2·FLAT8ARSFEHCE,5"0.C.ON.1. )1,rx 2·
FLAT BARS FR.I.ME .I.NOA 2"SO TUBE POST AHOClP
5"H X 3•w. 1.5" X 1.5" STL, .i.NGLE FENCE, s· o,c. ON .I. 3/A" X 2· FLAT BARS FRAME ANDA 2"SOTUBE POST ANDC.I.P,
CEOAl!SUTS,UNF!N[SHEO
5'HX 12·w. l.5"X l.5"STL,.I.NGLE FENCE,S·o.C.OHA 2-xi·
TUBEFRAMEAHDA,l'SOTUBEPOSTAHOCAP,
CEDAR SLATS,UNF!HISHEO
2SHX5"W,3t!"X2"FLATB.I.RSFENCE, 5"0.C.OHAl/J"X2"
FLATBARSFlt.l.ME.I.NO.i.2"SOTUBEPOSTAHOCAP,
CEOARSLATS,UNFIH!SHEO
ATGUESTHOUSE.PERARCH!TECT,ATJ.LL!NSTANCESWHERE
THERE ISAOROP OF30"FP.OH.I. WALKING SURF.I.CE
STEEL AHO WOOD STRUCTURE CANTILEVERED FROM STONE WALL
WITH UPHOLSTERY
BYMET.I.LF.I.BR!C.I.TOR,!12"THICtSTEELPLAHTER.
OPEN BOTTOM
ITEM
Wil.WIJ/lli.
WATER FEATURE TYPE !
HILLSIDE STREAM
WATER FEATURE TYPE 2
SPHERE FOUNTAIN
WATER FEATURE TYPE l•
KO!f>OND
WATERFEHURE TYPE l
STONE BUBBLERS
W.I.TER FE.I.TURE TYPE5
WALLFOUNTAJH
!!GHIING lflfCTll!Cll TREE UP LIGHTS
HOONLIGHTS
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HARDSCAPE LEGEND
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PrDjectName
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2011-NDV
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DESCRIPTION
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0 EXPOSEDSANOSTOliEOUTCROPPIHGS CAREFULLY EXPOSED THE SANOSTO/tE ATTIIELOC.I..TIONS
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619-990-21n
4352 Coronado Avwwe
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2011-NOV
Description
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DESCRIPTION
W VEHICULAR DEPTH PER CIVIL. NIN&•, CIP INTEGRAL COLOR \!:!:!7 CONCRETE PAVING WI TOPCAST FlHISH t3, SAWCUT JOJHTS,
MATTE FINISH SEALANT
MORTAR SETON ,·coNCRETEPAO
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DECK STEPS
BUILT·INCONCRETECOUNTER
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STEEL ANO WOOD STRUCTURE ON CONCRETE
FOOTINGS
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SIZE:1·-3·
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SIZE:'JOS3/l".+.SOIJ/.("
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11,•THICI: WEATHERING STEEL PROVIDE SHOP DRAWINGS
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Description
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DIMENSIONING PLAN
Sheet 7 of 27
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0 CONCRETE PAVING TYPE ANO FINISH, PER PU.H
0 THlCKEHEO EDGE
0) ltA"RADIUS TOOLED EDGE
0 ltr WIDE SAWCUT SCORELINE. DEPTH TO BE Ill OF
SLAB DEPTH. SAWCUT MUST SEVER REBAR WHERE
INTENDED TO ACT AS FUNCTIONAL CONTROL JOINT.
© REBAR REIHFORCEMEHT PER GEOTECHHICAL REPORT
© FIHISHSURFACE
G) FINISH GRADE
© COMPACTED SUBGRADE PER GEOTECHNICAL REPORT
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© AMENDED PLANTING SOIL
® VERTICAL SURFACE SUCH AS CURB, WA.LL OR 8UILDING
@ JOINT SEALANT Wt SANO COVERING, l=I WIDTH TO DEPTH
RATIO. DO NOT EXTEND UNTIL UPPER PAVING JOINT RADII, .I.S THIS INCREASES WITH WIDTH OF THE JOINT. @ I/t"FOAM EXPANSION JOINT FJLLER
@ 3/lli"SAWCUT AT J1(·QEPTH
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PROVIDE EXPANSION JOINTS WHERE INDICATED OH THE DRUt!HGS, AHO WHERE PAVING ABUTS WALLS. CURBS, STEPS, TOP I BOTTOM OF RAMPS AHO OTHER VERTICAL .._PPURTENAHCES. OMIT DOWELS WHERE .I.BUTTING WALLS, BUILDINGS, 1 CURBS.
ALL TOOLED EDGES OF JOINTS SH.UL BE 11': RADIUS HU.
REFER TO CIVIL ENGINEER FOR PAVING OEPTH, REIHFORCEMEHT, AHD BASE REOUIREMEHTS FOR VEHICULAR AREAS.
IN ABSEHCE OF GEOTECHNIClL REPORT, ASSUME:
llREBlR AT ZC 0.C.EACH WAY
nOISTURE COHDITIOH SUBGRAOE ABOVE OPTIMAL AND COMPACT
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HIDDEN EXPANSION JOlNT COLO I CONSTRUCTIOH
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© AMENDED PLANTJHG SOIL, PER SPECIFICATIONS
@ FINISH GRADE
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@ AREA ATRIUM DRAIN, CONNECT TO STORM, SEE CIVIL
@ AHCHORBOLTPERSTRUCTURAL
@ LIOUIO APPLIED WATERPROOFING COA TI NG OH RETAINING SIDE @ ADJACENT CONCRETE PA VERS. SEE PLAH FOR TYPE
@ ADJACENT LAWN AREA
@ ADJACENTPUNTINGAREA
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Desc,iplion
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Sheet S of 27
L 1.7
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© DEEPENED CONCRETE PAVING TYPE ANO FINISH PER
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(D STABILIZED DECOMPOSED GRANITE PAVING, REFER TO
LEGEND FOR TYPE.
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@ ,. THICK LAYER OF CLASS II AGGREGATE BASE FOR
PEDESTRIAN APP LI CA TIDNS, MOISTURE CONDITIONED
AND COMPACTED - VERIFY WITH GEOTECHHlCAL SOILS
REPORT.
NOTES:
I. EDGING: 1i' SECTIONS DOUBLE STAKED AT
OVERLAP JOINTS.
2. IN ABSENCE OF GEOTECHNICAL REPORT, MOISTURE
CONDITION SUBGRAOE ABOVE OPTIMUM AND
RECDMPACT TO l'.i l RELATIVE DENSJTY.
1. DG PAVING AND METAL EDGING
3. CONCRETE PAVERS TYPE 2
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0 SECTION• CONCRETE OH GRADE
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TOP OF MULCH SHALL BE BETWEEN Ill" AHO
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l 111· GALVANIZED STEEL EDGING,&· PANELS.
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' PLANTING AREA AHO MULCH
5 ADJACENT SAND SET PAYERS PER PLAN
i COMPACTED AGGREGATE BASE. EXTEND ,·-r BEYOND
EDGE OF PAYERS.
1 COMPACTED SUBGRADE PER GEDTECHNICAL REPORT
I AMENDED SOIL PER SPECIFICATION
NOTES :
I, CONTRACTOR TO PROVJDE SHOP DRAWINGS OF STEEL EDGING
INCLUDING PLAN, SIZE AND OET AILS TO LANDSCAPE
ARCHITECT PRIOR TO FABRICATION.
APPLY GAL VANIZEO PAINT TO ALL FIELD WELDS.
IN ABSENCE OF GEDTECHHICAL REPORT, MOISTURE
CONDITION SUBGRAOE ABOVE OPTIMAL AND RECOMPACT TO
951RELATIVEDENSITY.
NOTE:
I METAL HEADER. TOP OF HEADER TO BE
FLUSH WITH ADJACENT PAVING. TYPE PER LEGEND
2 PLANTING AREA AND GRAVEL MULCH
3 FINISH SURFA CE OF PAVING
, COMPACTED SUBGRADE AND BASE REQUIREMENTS
PER GEOTECHHICAL REPORT
5 AMENDED SOIL PER SPECIFICATION
i Ii" LONG STEEL TAPERED STAKES BY HEADER
MANUFACTURER, MATCH FINISH OF HEADER: SPACED
APPROX. 30" 0,C.
NOTES =
I. Ii" SECTIONS DOUBLE STAKED AT DVERUP
JOINTS.
2. IH .\BSENCE OF GEOTECHtHC AL REPORT,
MOISTURE CONDITION SUBGRADE ABOVE
OPTIMUM AND RECOMP.\CT TO !'.ii RELATIVE
OEHSITY.
SCALE: 11/2' = 1 '-0"
© AMENDED SOIL PER SPECS.
G) COMPAC TEO SUBGRADE AHO BASE
REQU IREMENTS PER GEOTECHNIC.\L REPORT
I. ALL PUNTING AREAS WITHOUT
AGGREGATE MULCH TO RECEIVE )"OF
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© ~~LHTTERRA6~~:ig:YE~N~~:~r~~~1l~~~ER OF
MATCHING ]/("OR SMALLER GRAVEL MULCH
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FOUNDATION PLAN
1. WOOD BRIDGE
BRIDGE it.
BRIDGE 't_
BRIDGE 'i
0 r X 5 1/2" RESYSTA DECKING, 1/8" GAP BETWEEN
PLANKS AND BETWEEN CONCRElE FOUNOA 1100 ANO
ARST/lAST PLANKS. ATTACH FIRST/LAST PLANK TO
BEAMS 'MTH SS SCREWS lHRV 10? OF PLANK, PRE DRILL HOLE ANO FINISH WITH RESYSTA DOWEL @ COR-lEN STEEL CURB ANGLE, 4· X 4" X 3/8" THICK
0 ~~~i ~~~~OR~~/~-~~KET MOUNTING PLATE
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@ CUPS, INSTALL PER MANUAL
@ ~1~-~~ ~~ B~~5E ~
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@ ,S O 12"0.C J PLACES
@ #4- HOOIZ. 0 16"0.C. 3 PLACES
@ #5 012•o_c, 3 PLACES BOTTOM
@ ROCK MULCH PER PLAN
@_) BOULDERS PER PLAN
@ ~~~iTEO SUBGRADE AND BASE PER GEOTECHNJCAL
@ ENO PLATE 1• x 1 1/2" RESYSTA RESSP0l0212
GENERAL CONSTRUCTION, I /8" EXPANSION JOINT BET'NEEN END PLATE AND DECKING PLANK NOTE:
l. CONTRACTOR TO SUBMIT SHOP DRA'MHGS TO LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION.
12·
(OR 8', REFER TO PLAN)
,.
ELEVATION/SECTION
ENLARGEMENT
FOUNDATION I BEAM CONNECTION
NTS
ENLARGEMENT
CURB ANCHOR IPLA TE CONNECTION
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NTS
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SECTION A
SECTIONC
SECTIONS
SCALE: 1 /2"-1 '-0"
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Project Number
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Description
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Sheet 10 of27
L1.9
a· SEO SPACES
I
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TYP
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2. SHADE STRUCTURE SECTIONS
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ENOS. VEl!IFY NOTCH DIMENSIONS WI
MANUFACTURER TO EMSUREA FLUSH
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NOTES:
STRUCTURAL ENGINEER TO CONFIRM ALL SU:UCTURAL MEMBERS AMO PROVIDE
FOOTING DESIGN
SCALE: 1/4" = 1 '-0'
SCALE: 11/2' = 1'-0'
@112·.tSNSTLPL,WELDTOPOST
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ProjeCINime
NOVAK RESIDENCE
Pro}ectNt.mbef
2011-N0V
Desaiption
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Sheet 11 of 27
L 1.10
020201.dG~h~
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ProjectNime
NOVAK RESIDENCE
ProjectHtm>er
2011-NOV
Oesc.ription
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Sheet
Sheet 12 of 27
L 1.1 1
1. FENCE TYPE 2 AND GATES TYPES 2 AND 3
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NOVAK RESIDENCE
PtojeCINurber
2011-NOV
Description
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HARDSCAPE DETAILS
Sheet 13 of 27
L 1.12
C2020UG~Ar~
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s1s-990-21n
4352 Coronado Avenue
5-1 Q;ogo, CA 92107
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NOVAK RESIDENCE
ProjeciNllTi>er
2011-NOV
Description
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Sheet 14 of 27
L 1.13
1. WATER FEATURE TYPE 4
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NOVAK RESIDENCE
ProjectN\Kl'ber
2011 -NOV
Description
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Sheet 15 of 27
L 1.14
C20ZDUG~l!lcMlo
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NOVAK RESIDENCE
Project Nlmbef
2011-NOV
Oesctiplion
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HARDSCAPE DETAILS
Sheet
Sheet 16 of 27
L 1.15
DECLARATION Of RESPONSIBLE CHARGE:
I am famfilarwlth the requlmmentsforlandscape and lmgation plans cmned In the City of San Diego Watr.<Efflclentlarnmpe R,guli!Joos. I undffltwlthat construcilon drawings are to b< prep,red In complancc v,ith !hose - and !ho larnmpe Manual.lceni!ythattheplanshavebeenprep,red-lhose~to
provldeefficlentuscofwater.
lh«ebydeciarethatlamthellcemeddesigru)rofWOl1<forthls-andthatlhave exsrcisadresponsffxtttleschargesoverthedes!gnofthlsprofeetasdeflnedloStction 6703 of the Buslnes.s and Professions Code and the design !s consistent with current -· lundffltwlthatthecheci<of--sandSl)edflc-,bytheC!tyofSanD!eg-0 Is confined to a l?'MW only and does ootrooeva me, as the l!toosed deslQnerof WOfk, of my-sfor-deslgn.
lASTRAS OE GERllER LANDSCAPE ARCHITECTS
2736Sh,Jt,rls!arnf0rive
San Diego. CA 92106
(619) 822-2100
By: ~-<-
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Eto Const Tota!Llndscape Area OR
1 5821 AC.FT/YR
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619-990-21TT
4352 Coronado AvtnUe
San DieOO, CA 921D7
www.LdG-land.com
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NOVAK RESIDENCE
Project Numbef
2011-NOV
Description
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:· ··~.,·----0----~-:----'>!r----,--'@----@--'--~@------{;!-----'$) DECLARATION OF RESPONSlBLE CHARG~
I am famliiar With the requirements for landscape and Irrigation plans contained In the City of San Diego Water Efficient Landscape Regulations. I understand that construction dra.Wings are to be prepared in compliance wtth thosa regulations and 1he Landscape Manual. I certify that the plans have been prepared implementing those feoulations to provideeffitientuseofwater.
I hereby declare that I am the lk:ensed designer of work for tills pro}ect and that I have exercised responsibilities Chaf'Otls over the desJon of this project as defined In Sectkln 6703 of the Business and Professions Code and the desJon Is consistent wtth current standards.
I understand that the check of project drawings and specifications by the City of San Otego Is confined to a review only and does not relieve me, as the licensed designer of work, of myresponslbilitiesforprojectdesign.
LASTRAS OE GERTLER LANDSCAPE ARCHITECTS
2736Slle¾terls!and0five
San meoo, CA 92106
(619) 822-2100
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© ~11:5~ c:!=~~~~ ~~;~~~THN -IRRJ6ATION HAINLU•e !t6TAU..ED l-''-24" l"'ROM FAC-e OF eute, HALK OFt YWJ., -VALV?! e,o~ TO 5e lteT,.t,,U.?:D L:1"-lt'>" !"ROM l"A/2 Of" cu:r:, Oft rw.K At.:, Hl1'0eN FROM C,l,,$1JAI.. $16HT ~ PCSSeL.e.
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n-E5E AREAS nt! 5l'STEMS ARE~ NC f"'1.1JM8eD TO PREVENT nE HAJOR!TT' Cf' 5Y'!>TEH Dfl(A!NA$f TO nE LOl<'e5-T l-OCA1.ITY' OF '1lfE ZONE. ms 15 ~!s+-ED Wl'TH ne: Lee Of" GteCK. VALV!:S IHSTN..J...eD ti!TH!N ne INU:T MAN!l'cw:> H-D/Oflt. AT ne SPRJ~ 1-EAO, sef'AAATION OF n,e EXH,l,L!ST ~IPO!..D. ~ ct-ecK VAI..Y?! IN INl..eT MANll'OI...D.
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ALL eASe !~ATION ~ 'i'te5e l"'LANS ""'5 fl!!f!N GeTAlliel:) 1"P.Ot-1 'Tle ~,t,J"e ARCHl~T, GML ,t,J,u,/OR ~GAL e!-ISlleelt. ~,-AlO U!"OAtt Of" THIS lN!"OttMATION IS 1rE ~ifllL!T'f Of' 1'H!: l"'l'tOVlDlHIS> ~>.RT'f. 1'H!: JAA!&AT10H c.oNSIA.TAHT ~ON~,, OF ms oelTA!t-eD ll-l"Ol'MATION. CCNT'R,lt,,GTOR I-UST FIELD Y!!R.!FT" ACnlAI.. I.OCATicte.
176.00 FT.
317.00 FT.
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25.00 PSI
77.11 PSI
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ustrasdeGelderundscape619·990-21TT
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5'n Diego, CA 92107
www.l.dG-wld.com
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Project Name
NOVAK RESIDENCE
Project Numbe1
2011-NOV
Description
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IRRIGATION PLAN
Sheet
18 L2.1
D0HESTIC 1-iATl:R IRRl6ATI0N EQUIPHENT LE6END
S'l'M:lOL DESCRIF110N MA!U'ACMER / HOD!'!. REMARKS
[0 HeTlSR DOMESTIC YiA 1ER HETER SY OTHERS. SEE Pt.ANS FOR Dl.A.6RAMATJC LOCATIONS OF AW... POINrS OF CONNECTION. EX!STINS. SE!: AL.50 G1V!L DRAH!NtS-5 FOR E.XACT SeRVICE LIN£: LOCATIONS. <l) 6ACKFL01"{ PREVENTION DEVICE !" WILKINS q'"'TSXLYSR REOVCED PRE55URE I" DEVICE INSTAU.ED l"ilTH REDtJC.TlON BU5H1N65 ON 1- RISERS.
TYPE.
AUTOMATIC riEATI-eR 6-AseD RAIHB!RD E5Pl2LXMEF 111TH 2 EXPANSION INSTALL APPROXIMATELY l'i!-£RE SHOhN AND TO TrE SATISFACTION OF Oi'iNER'S REPRESENTATIVE. POWER © IRRl6AT!oN coNTROLLER KOJ:;<JU5 TO 6E SUPPLIED BY TI£ ~ .. RAIN SENSOR (WIRaESS) AA1HBIRDl"iR2 IN5TAil ON FASCIA BOARD OR FENCE RAIL. PROVIDE CLEAR V!S"I OF SKY, FINAL LOCATION OVTS!DE Of' INFLUENCE OF OVERHEAD !RR!6ATION.
® BOOSTER F'VMP SARRETT ENS!NEERED PUMPS PlJMP A55El-SL Y H!TH AU. REQUIRED CONTROLS. PoriER TO SE PROVIDED BY O"fi-ERS. SEE PUMP SEE DETAIL DRAi"ilHS FOR SPECS. SPECIFICATIONS FOR CURRENT REGUJREMENTS AT VARIOUS VOL.TA6ES. ® FRTIL!ZER IN..ECTOR EZ-FLO MODEL EZOOt-GX WITH CBV-900 P~IVE TYPE. VENTIJRI DELIVERED. OR AS Rl=QJJRED FOR PIPE SIZE. .. lff MASTER CONTROL VALVE ~IOR8200 NORMALLY CLOSEO CON'TRCi.. VALVE. INSTALL WITHIN 5-TANDARO RECTANSI.ILAR VALVE BOX. ® FLOWS!:NSOR 1• CREATIVE SENSOR TECHHOL06Y TO EE INSTAW...ED HlTHIN RAIHB!RD VB-STDP AND V'S-STD-6EXT-S VALVE BOX DOhNSlREAM OF 'THE 6ACKFL.0i'i PREVE:NTION DEVICE, GOMH.INJGATION TO CON1ROU...ER VIA PA16f: EL.EGTR!G P"Tl62D G-Aet.E FSHOO WITHIN 1• SCH 40 PVG GONC'UIT. ~ PRESSURE R55ULATOR IM Zl.lRNM!LK!NS 600 SERIES PRESSURE CONTRACTOR TO INSTALL PRESSURE RE6ULATOR DO~TREAM OF THE FVMP, TO MlTl6ATE THE PRE59.JRE REl!SULATOR FLUCTUATIONS OF THE PIJHP, INSTALL i'i!THJN A REGTAN6ULAR VALVE eox AS DETAILED. i,:>SY><O:<. 'T'RADlTlONAL CONTROL Vi!RE PA!CSE ELECTRIC. OR EGUAL COPPER, SIN6LE CONDUCTOR, 600 VOLT WITH DIRECT BURIAL INSULATION. 14 Af'iS MIN!HJM.
G0NTR0L. rilRE TO FOLL.Oi'i IRRl6ATIOH MAINLINE IN COMMON TRE::NGH l"+if:NEVER POSS18U;. 00 6ALL VALVE WILKINS e50---U SIZED EC.VAL TO PIPE SIZE. FOR MAINLINE AND MAN!FOW:, ISOLATION OH LINES 2-1/2• AND SHAL.L.ER ON MAINLINE l-!/4" AND SMALLER
2 H?SE:6100 GHAMPJON 1-401 RISER AND HOSE 61BB ATTAC.+,ED TO 4•x4• REDl-"COD STAKE. oN SCH 00 RISER LOCATED ri!THIN 6ARDEN AREA TO PROVIDE COVERME Yi!TH 25 FT' HOSE:. s REMOTE CONTROL VALVE RAINB!RD SIZE AS SHOJ"t-i. Rf:MOTE CONTROL VALVE FOR OVERHf:AO S"T'SreMS. IN5TALL RGV A55EMBLY 1-'ilTH STATION HODEL PE58R.-PRS-D I.D. TM. LID COLOR TO Be 6REEN IN lURF, TAN IN ROCK M..ILGH AND D.6. BLACK IN 6.G. OR BARK MULCH.
DRIP VAL VE A5SB-fBL Y- RA!NSIRD 100-D'v'F ri!TH GKCHK-100 ALL EGLJIPMENT TO BE SIZED A5 NOTED. INSTALL Y-IJTH STATION ID TA6 A.ND 1-'i!THIN VALVE BOX AS FOLLOY-15 ,·e, Ra-'OTE cot-11'ROL VALVE FOR FLOHS .2 TO 4 6PM
PRE-5!':T PRESSIJRE RED. VAL VE, R.A!NSIRD 100...f"E:56-R r-lllH WITH 1• AS5EH6LY HITHlN STANDARD RECTAN6ULAR VALVE eox. B 9/4~ BASKET SC.REEN FILTER, GKCHK-100 ISOLATION BALL VALVE. FOR FLOHS 4 TO !S 6PM LID COLOR TO SE 6REEN IN nlRF, TAN IN ROCK MULCH AND D.6. 61..AGK IN 6ROUNDCOYER OR BARK 1-'fJLGH.
HOS"""'- DRIP START CONNECTION CONTRACTOR FABRICATED 'TRANSITION FROM PVC TO POLY DRIP LINES. AS DETAILED © AIR/ VAGWM RELIEF VALVE NETAF!M Tl.AVRV INSTAU.. WITHIN 6" ROUNP VALVE eox. INSTALL ON COHHON POLY MANIFOLD LOCATED AT H!6HEST LOGAL ELEVATION APPROXJMA~ y ~""' SHOi",N.
® DRlP LINE FLUSH VALVE HETAF!M TLSOV HANIJAL SHJT-OFF VALVE VilTH!N 10" ROUND VALvt;;: SOX. INSTALL AT POLY LATERAL END OR PVC EXH.A.U5T HAN!FOLD APPROXIMATELY Y'iHERE SHOi",N AND CONSTRUCTED AS DETAILED. e DRIP SYSTEM CHECK VALVE HJNTER INDUSTRIES "JSF-15M SPR1N6 CHECK VALVE TO PREVENT u,:reRAL LINE DRAINA6E. TO 6E V5ED rH:RE OPERATIONAL FLOW 15 TO t O'-"'= ELEVATinH !1-J<;T PVC ,~u ""'"' A"fPAc,<; WITHIN In• ... ,.... .,.,... V '"" BDX. 6 DRIP SYSTEM CHECK VAL VE KBI KSC-1000-T SHIN6 Ct£C..K VALVE TO PREVENT LATERAL LINE ORAINA6E. TO 6e USED ViHERE OP!=RATIONAL Fl..OY'I !5 TO Hl6+ER E "" 1ATION. INST.At PVC IN! ET BYPASS 1-'ilTH!N 10" ROUND VALVE 60X. -·-·-·- POLYEn-h'LEHE DRIP LINE WITH NETAFIM 11 MH TLHCV.xRll-teo5 DR!PLIHE. VV PRE-INSERTED 1.16 6PH EMITTERS et 1e• O.C. FOR SHRIJBS AND 6ROUHDCOVER PLANTIN65, LINE PRE!NSERTEV EM!TreRS (SROHN FOR USE r-llTH P.HJ SPACED 16B - 1e,~ O.C. SECURE DRIP LINE ri!TH STAPLES 5' O.C. INSTALL Yi/ 4" HIN, COVER. ALL TV6!N6 CUR.YEP OR STRAIGHT SYHBOL ,,-...-.uu=,TtON-5 TO BE Wl"n..l ~AFIM 11 MM I~"' Fl.,...,.o,J,c.<=. -··-.. - .. - POL r c; 1 n LeNE DRIP LINE: V'i!TH NETAFIH 11 MH TLHC-VXRb-1205 DR!PLINf: i'V PRE-INSERTED O.b 6PH EMITTERS o 12" O.C, FOR 5HRU9S AND 6ROVNDCOVER P1-ANTJN,:S,S, LINE PRElNSERTED EMITTERS (BROi",N FOR USE Y-l!'TH P .H) SPACED 10• - !2M O.C, SECURE DRIP L1HE 1-'ilTH STAPLES 5' O.C. INSTALL WI 4" MIN. COVER. ALL TUBIH6 CURVEI> OR STRAIGHT S"fMBOL _ _.,. _ _.Tl,-,»<:, T,., ~ V'ITH NETAFIM Ii t-1M l'',..,_...,T FITT!~'---' DRIP LINE FOR RAISED DR!PLINE HI PRE-INSeRTED 0.40 6PH EMITTERS o 6" O.G. DRlPELIHE !N CONCENTRJC R!H6-S FOR IRRIGATION ~2 HM TLEZ4-b05 IN POTS. 5EOJRE DRIP LINE i"ilTH STAPU:5. INSTALL HI 2k MlN!l'-'M'-1 COVER. ALL. TUBIN6 CONNECTIONS TO BE -···-···--···-···-. PI-AHTERS OR USE H!TH P .HJ l-.olo.,..J ~~"""'u- I? t,.,tM 1uc.,,,.,,,... .,,,,....,,.,~,,,....,,_ ""= .....,,,..,.All (l) DRIP OP'f;RATION INDICATOR RD!2 POP-llP BOD'T' V"i!TH INST.AU. AT LEAST TYiO PER DRIP ZONE, ONE NEAR THE REMOTE CONTROL VALVE AND ONE AT THE DISTAL 6DFN-NOZZLE. END NEAR TI4E FUJSH MANIFOLD. INDICATORS TO BE VISIBLE FROt-1 A PAVED SURFACE. ------- P\IG MAINLINE PIPE PACIFIC PLASTICS !" - 11/2" ,. PVC SCH 40; 2•-;3•,. PVC GLA-C.S- ;315. ALL FlTTIN5$ TO BE &cH bO PVC, DEEP BELLED. 1-1/2" AND SMALLER OR EG!IJAL. SOL VENT WELD .X,!NTS. (}'i-!!TE: PVC PIPE FOR USE l'ilTH POTABLE 1-'iATER) PVC LATERAL LINE PIPE PAG!F!G- PLASTICS CYCLE FLOH H/4a AND SHAU.ER LATERAL LlNES TO BE INSTALLED Y'itTH PVC SCH 40 F!TTtN6S AS NOTE !.S' AND SHAU..ER OR EQUAL. WLYENT YiELD .J;?INTS. AND DETAILED. (V'IHlTE PVC PIPE FOR USE WITH POTABLE WATER) PVC SLEEVE PACIFIC PLASTICS PVC SCH 40. SIZED 2X SU:EYED PIPE OR Y'ilRE a.JNDL!::. CYCLE FLOW POL'l'ETHYLe:NE DRIP LINE NETAFIH 11 KM TLHCVXRS-1205 DRIPL!NE Yi/ PRE-INSERTED .53 6PH EMITTERS O 12" O.G. FOR TIJRF PLANTIH6-S LINE SPACED 10' - 12" O.G. 8 ~L!!:i..~~~~!~E5 SECURE DRIP LINE Yi!TH 5TAP1..ES S' O.C. INSTALL HI 4" MIN. GOVER. ALL TUSIH6 CONNECTIONS TO BE WITH (6ROnN FOR USE 1-'i!TH P .H) ·- • _,, 1-. UU ,., ___ -·- 0 MICROSPRAY 6" POP-tJF> RAneuw 1006 Y'i!TH SGl~SERIES NOZZLE INSTALL 2 UNITS PER EACH HEH TREE AND 4 UNITS PER EACH EXISTING TREE:. 5eE DETAIL.
FOR ADDITIONAL WATER ON TREES
IRRIGATION SPRINKLER HEAD LEGEND
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MAMJFACTIJRER / MODEL
HUNTER IND. PR07-06-f"R530..(,,V VV MF'OOO AND V ARIASL.E ARG- NOZZLE AS FOLLOH5, qo- 210, SbO HUNTER IND. PROS-06-FRS30-CV Yi/ t-'P!OOO AND VARIASL.E ARG- NOZZLE AS FOLLOWS, qo- 210 210- 210, HJNTER IND. -CVWMP2000 AHV V AS FOLLOWS, qo- .210 210,
f<JHTER !.2-PRS90-CV WI MP9000 AHD V ARG- NOZZLE AS FOLLOYiS, so- - 2i0 3bO ~ 12-PR.590-CV WI Mf"OOO ARG- NOZZLE AS FOLLOWS: qoHUNTER !ND. PROS-12-PRSSO-CV VV MPIOOO AND V AR!ABLE ARG- NOZZLE AS FOLLOHS, qo- 210 210- 2i0, 560 HUNTER IND. PROS-12-PRSSO-CV r'V HP.2000 AND VARIABLE ARC NOZZLE AS FOLLOH5, cio- 210 210- 210 3bO f-iJNTER !ND. PR05-l.2--PR530-CV Yi/ MP3000 AND V AR!ABLE: ARC NOZZLE AS FOLLOriS, q-o- 210, 210- 210. 360 f-iJNTER IND. PROS-OO-PRSe--0-CV NI MPOOO ::e,.=~~ HUNTER 0-PRsaO-CV HI MPIOOO AND V NOZZLE AS FOLLOY'tS, cio- 21 360 HJHTER O~PRSaO-GV HI MP20""'....0 AND V NOZZLE AS FOLLOHS, cio-21 %0 HJNTER o-PR...e..ao-cv HI MP9000 AND V ARC NOZZLE AS FOLLOHS-, qo- 210. - 210, S60 7 L
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!S'-1'1'.' 1.::ia O.'iS 0.64 0,'31> 5 90 0,,S SERIES
5 "° .20'-.21' 5.15 .2.91 LM 1.55 O.ib SERIES
90 6 1-e' Oh6 0,35 0.11 5 0!13 SERIES
"" e·-is· O.t,q 0.4'> OAO 0.34 O.!i O.!i 5 SERIES
"" lS'-l"t' 1.::ie o.qs O,,S Oh4 o.se 5 SERIES
90 20'-21' SJS :I.Si 1-"4 1.55 0.16 5
SERlf:5-
6'-8' Ohl 0.35 0.11 5 "" 0!13 SERIES
8'-19' O.6-'i 0.48 0.40 01'4 O.li 5 "" 0.11 S!=R!l=S
18'-IC!' 1.::ia 0."5 0:15 Oh4 0.98 5 90 SERIES
.20'-.21' ;3.!5 2.91 I.M 1.55 5 "" 0.16 SERIES
DETAIL
A
" E l,E..2
E l,E2
C
l,H
61,H
F,H
62,H
E2
D,H
H
J.H
K,H
a SERIES
H
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T,H
a SERIES
a SERIES
R
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C SERIES
C
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a 5!':RIES
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IRRl6ATI0N NOTES
THE PROJEC.T
L IRR1GATION SYSTEMS DESCRIBED BY THESE PLANS ARE FOR THE SUPPORT OF EROSION CONTROL AND DECORATIVE LANDSCAPE PLAHTING5. SEPARATE
IRRIGATION SYSTEMS DESCRIBED BY THESE PLANS ARE INTENDED FOR USE OF DOMESTIC YiATER. ALL SYSTEMS SHALL 6E INSTALLED AC.CORDING TO THE RLILES AND REGULATloNS OF THE CITY OF 5AH DIEGO AND THE 5AHTA FE IRRIGATIOH Dl51RICT.
2. THIS 15 A REF\JRSISHMEHT PROJECT .-+ilCH HILL REQUIRE AN INTERFACE HITH CONDITIONS OF EXISTING IRRIGATION EQUIPMENT. THE CONTRACTOR H\JST BE AriARE OF THE NATURE OF RETROFIT Y'IORK, THAT UNDERGROUND PIPE, HIRE AND OTHER EQUIPMENT 15 OF UNKNOl',N CONDITION, SIZE, ARRANGEMENT OR EXISTENCE.
S. THESE PLANS ARE PROD\/CED HITHOUT ACn!AL A5-6l/lLT INFORMATION AND EXACT LOCATION OF CONNECTIONS TO EXISTING EGl!JiPHEHT ARE UNKNOHN.
LOCATIONS AND ARRANGEMENT OF ALL EGl'JIF'HENT ARE APPROXIMATE AND/OR CONCEPTUAL. ALL PIPE AND CONTROL HIRE CONNECTIONS SHOHN ON THE PLAN ARE DIAGRAMMATIC. THE CONTRACTOR SHALL 6E RESPONSIBLE FOR LOCATING POINTS OF CONNECTION TO EXISTING- ViATER METER. THE CONTRACTOR SHALL STAKE THESE LOCATIONS, INTENDED ROUTING OF MAINLINE AND CONTROL Y-l!RE
AND LOCATION OF INTENDED RGV INSTALLATIONS FOR APPROVAL OF THE LANDSCAPE ARCHITECT 1-'tl-f!CH MUST BE OBTAINED BEFORE PROC-EEP1NG H!TH INSTALLATIONS.
4. THE CONTRACTOR SHALL 6E RESPONSIBLE FOR ANY AND ALL
RECONNAISSANCE riORK REQUIRED TO COMPLETE THE INTENT OF THE DRAHINGS.
TO INTERFACE YilTH ALL EXISTING- CONDITIONS THE CONTRAC,TOR l'-'UST BECOME VERY FAMILIAR Y'ilTH THESE CONDITIONS. THE CONTRAC.TOR SHAU.. COORDINATE ALL l'iORK AFFECTED BY EXISTING CONDITIONS HITH APPROPRIATE ON-SITE LANDSCAPE MAINTENANCE PERSONNEL.
5. THE CONTRACTOR SHALL 6E RESPONSIBLE FOR PROTECTION AND MAINTENANCE OF EXISTING LAND¾APE AND IRRIGATION EQUIF'HEHT O\JT51DE LIHIT5-0F-Y'IORK EUT AFFECTED BY THE SCOPE OF THIS PROJECT. THIS HAY INCLUDE EUT NOT 6E LIMITED TO,
•TEMPORARY CONNECTIONS AND BYPASS LINES TO AVOID AREAS OF DEMOLITION AND CONSTRUCTION.
•REPAIR AND/OR REPLACEMENT OF DAMAGED PLANTING AND/OR IRRIGATION EQUIPMENT.
•MANUAL AND/OR HAND YiATERING LAND¾APE AREAS LEFT TEMPORARILY HITHOUT AUTOMATIC. IRRIGATION.
THE CONTRACTOR SHALL C.OORDJNATE ALL H0RK AFFEC.TED BY TEMPORARY INTERRUPTIONS OF ViATER 5ERVIC.E i'ilTH APPROPRIATE ON-SITE PERSONNEL
6. THE C.ONTRAC-TOR SHALL OBTAIN STUDY ANP COORDINATE ALL PERTINENT
ENGINEERIHG AND/OR ARCHITECTURAL PLANS AND SPECIFICATION AND COORDINATE HITH THE l'iORK DESCRIBED BY THESE PLANS.
i. ALL IRRIGATION SYSTEMS FOR THE GENERAL. LANDSGAPE Yi!TH!N THE LIMITS OF THIS PROJEC.T AR!= TO BE CONNECTED TO A P.O.C.. INTENDED FOR USE OF DOMESTIC YiATER. U5E OF DOMESTIC YiATER FOR LANDSCAPE IRRIGATION REQUIRES SPECIFIC ATreNTION FOR THE PROTECTION OF THIS RE~E. ALL
INSTALLATIONS SHALL BE ACCORDING TO RULES AND REGULATIONS OF THE SERVING Y-iATER DISTRICT AND ALL OTHER. CODES AND ORDINANCES AFFECTING CONSTRLJC.T!ON AND ¥',ATER CONSERVATION.
l1AIEB 50URCE
I. STATIC PRESSURE OF POT.ASLE SYSTEMS 15 BASE ON INFORMATION OBSERVE.D ON SITE 02/04/2021 AS FOLLOH5,
POTABLE ;1.ATER - 60 PS! AT EXISTING- POC.
2.THE IRRICSATJON SYSTEM 15 DESIISNED TO OPERA.TE AT DYNAl'-'IIC. PRESSURES AS FOLLOJ,iS:
t-1.JLT!-STREAt-1 ROTATORS - 30 PSI AT THE NOZZLE.
SUBSURFACE DRIP - 30 PSI AT THE EMMITER.
REQUIRED DYNAMIC. PRESSURE:
POTASLE r"IATER POG, TI PSI
9. THE CONTRACTOR SHALL VERIFY HATER PRESSURE BY DIRECT HEASUREMEHT IN THE FIELD AND/OR COHTACTING THE RANCHO SAHTA FE IRRIGATION Dl51RICT.
IF EXISTING PRE55URE5 ARE NOT AS STATED ON THE PLAHS THE CONTRACTOR SHALL NOTIFY THE Ol'iNERS' REPRESENTATIVE 6EFORE PURCHASE OF EQUIF'HEHT AND/OR 6EGINNING INSTALLATION. PURCHASE OF EQUIF'HEHT AND ANY INSTALLATIONS Y#iEN EXISTING STATIC PRE55URE 15 BELOr'-1 THAT STATED ABOVE SHALL 6E THE SOLE RE5POH5161LITY OF THE CONTRACTOR.
4. IRRIGATION POINTS OF COHNECTION SHALL BE DOHN STREAM OF NOTED DEDICATED IRRIGATION CONNECTION SEPARATED FROM THE POTABLE riATER SOLJRC.E BY A REDUCED PRESSURE TYPE BACKFLOl<i PREVENTION DEVICE. THIS DEVICE SHALL BE SHALL 6E TESTED BY A PERSON CERTIFIED BY LOCAL GOVERNIN6 A6ENGY. CERTIFICATION SHALL SE SUBMITTED TO THE OHNER OR AUTHORIZED OJ,,-iNER REPRESENTATIVE AT THE CONC-LJJSlON OF CONTRACT.
CERTIF!C.ATION TO BE v--l!THOVT ADDITIONAL COST TO THE O~ER. ~
L PLANS ARE DEVELOPED OVER BASE INFORMATION PROVIDED BY THE LANDSCAPE ARCHITECT. THIS INFORMATION AND ALL NEEDED UPDATE$ ARE THE RESPOH5161LITY OF THE PROVIDER.
2. IT IS THE RESPONSIBILITY OF THE LANDSCAPE CONTRAC.TOR TO ARRAN6E FOR AND SCHEDULE A PRE-CoNSTRUCTION MEETING AND ADHERE TO THE SPECIFICATIONS AND/OR STANDARD-oF-CARE RE6ARDJNG THE SC.HEDVLE OF SITE 065ERVATJON5.
9. UNoesERVED, UNAPPROVED, INADEQUATE INSTALLATIONS ARE THE SOLE RESPONSIBILITY OF THE INSTALLING CONTRACTOR AND HILL 6E SIBJECT TO REMOVAL AND REINSTALLAT!ON ri!TH NEl'i MATERIAL AT NO ADDITIONAL C.05T TO THE 6!.J!LOER/Oi"iNER.
4. THE CONTRACTOR SHALL OBTAIN ALL NEC.ESSARY PERMITS REQUIRED TO PeRFORl'-1 Y'-tORK DESCRISeD 6Y THl=-5E PLANS 6EFOR!: BEG!NN.!NG ViORK.
VA! VE GA! I -OUT $YMEOL
0TATION2
. VAL\/!= 5!ZE DISCHA.~E
SA. n-E CONTRACTOR SHALL OBTAIN, STIJDY ALL PERTINENT ENGINEERING
AND/OR ARCHITECTURAL PLANS AND SPECIFICATION AND COORDINATE HITH Y'IORK DESCRIBED BY THESE PLANS. THE CONTRACTOR SHALL BE RE5PON516LE
FOR ANY AND ALL RECONNAISSANCE Y'IORK REQUIRED TO COMPLETE THE INTEHT OF THE DRA;';ING5. TO INTERFACE HITH ALL EXISTING CONDITIOHS THE CONTRACTOR H\JST 6ECOME VERY FAMILIAR HITH THESE CONDITIONS. THE
CONTRACTOR SHALL COORDINATE ALL Y'IORK AFFECTED BY EXISTING CONDITIONS ri!TH APPROPRIATE ON-SITE PERSONNEL.
56. CONTRACTOR SHALL VERIFY LOCATION OF ALL UNDERGROUND UTILITIES ~!THIN Y'iORK AREA PRIOR TO START OF C.ONSTRUC-T!ON. AT LEAST THO riORKING DAYS PRIOR TO EXCAVATION, THE CONTRACTOR SHALL REQUEST
HARKOUT OF UNDERGROUND UTILITIES BY CALLING THE REGIONAL NOTIFICATION CENTER FOR AN INQUIRY IDENTIFICATION NIJHBER. THE CONTRACTOR SHALL ALSO
REFER TO ALL OTHER IMPROVEMENT PLANS FOR THIS PROJECT FOR UTILITY LOCATIONS.
6. THE CONTRACTOR SHALL NOT INSTALL THE IRRIGATION SYSTEM AS SHOHN ON THE PLANS HHEN IT 15 06VIOU5 THAT FIELD CONDITIOH5 SUCH AS OBSTRUCTIONS,
DIFFERENCES IN GRADING OR, IN SIZE AND SHAFE OF THE PLANTED AREAS HAY NOT HAVE BEEN ACC.OMMODATEV IN THE OR16!NAL DES!6N. THE CONTRACTOR SHALL NOTIFY THE LANDSCAPE AR-c.H!TEC.T OF SIJCH CHAN6-E IN FIELD CONDITIONS. IF NOTIFICATION 15 NOT PERFORMED, THE CONTRACTOR SHALL 6E RJU. Y RESPONSIBLE FOR THE INSTALLATION AND FOR ANY NEED OF SUBSEQUENT REVl51oNS.
i, ALL LOCAL, MUNICIPAL AND STATE LAr--15, Rl.U:5 AND RE61JLATION5 GOVERNING OR RELATING TO ANY PORTION OF l'iORK DESCRleED AND/OR DIRECTED BY THESE DRAHINGS ARE HEREBY INCoRPORATED IHTO AND HADE A PART OF THESE SPECIFICATIONS. THE CONTRACTOR SHALL PERFORM l'iORK
ACCORDING TO PROVISIONS OF ALL GOVERNING LOCAL, HIJNICIPAL AND STATE LAl-'6, RULES AND REGULATIONS.
8. UNLE55 OTHERHISE SPECIFIED ON TI£ PLANS,
• ALL LATERAL END RUNS ARE TO BE 5/4"
• ALL SU6-HAINS /NON-PRE55URE LINE CONNECTED DIRECTLY DOHNSTREAK OF THE REMOTE CONTROL VAL VE) SHALL 6E ONE SIZE LARGER THAN THAT REMOTE CONTROL VALVE.
• MAINLINE END RUNS ARE TO SE I l/2".
• ALL PIPE SHALL BE DOV'f'4 SIZED IN DIREC.TlON OF FLOH ONLY. • MAINLINE LOCATION SHALL BE 12"-le-« BEHIND SIDEl"iALKS, TOP OF SLOPES OR BROY-I DITCHES.
q. TI-E PLANS AND DRAl"IIN65 ARE DIAGRAMMATIC.. TI-E 5c.ALE OF THE PLANS 501-"ET!l-1ES MAKES IT NECE55ARY TO SHOri IRRIGATION PIPELINES r-l!THIN THE BUILDINGS, Y'\ALKS OR OTHERrilSE OUTSIDE OF THE PLANTING- AREAS. THIS 15 ONLY FOR CLARITY OF THE PLANS. ALL IRRIGATION EQUIF'HEHT SHALL 6E INSTAU.ED !N PLANTER AREAS riHEREVER POSSIBLE. IN THE FOLLOrilNG PLANS THE IRRIGATION l'-'IAINL!NE 15 OFTEN 5HOHN ri!THIN THE PLAN VIEi"{ OF SlVEViALKS, STREETS, DRIVES OR 6l/lLDING5. GENERALLY THE HAINLIHE 15 5HOHN OH THESE PLANS INDIC.ATES AN EXISTING- LINE TO BE PROTECTED IN PLACE FOR C.ONTINUED U5E. REMOTE CONTROL VALVE 5HOHN ARE TO 6E INSTALLED IN PLACE OF THE EXISTING VALVE. THERE 15 HO IHTEHTION OR DIRECTION HITHIN THESE PLANS TO INCLUDE THE INSTALLATION OF NEH HAINLINE. IF NEH HAINLINE NEEDS TO 6E
INSTALLED TO PROVIDE A VALVE AT A DIFFERENT LOCATION OR, FOR AHY
OTHER REASON, THE FOLLOHING GUIDELINE ARE PROVIDED,
• 12" TO 1e-~ FROM FACE OF nALKViA"'f OR MAINTENANCE PATH OR DRIVE. • 48" SACK FROM THE TOP OF SLOPE
• 24~ SACK FROl'-1 TOE OF SL.OPE.
!O. ALL PIPE LINES AND CONTROL rilRE CONDUIT CROSS!N6 UNDER NEv--1 PAVl""6 SHALL 6E SLEEVED. SLEEVES SHALL 6E PVC SCH 40 PIPE HITH BELLED ENDS AND SHALL BE ~ Tll'-'ES THE DIAMETER OF THE SLEEVED PIPE OR r-l!RE CONDUIT (2" HINIHlM) OR SIZED AS 5HOHN ON THE PLANS. CONTROL HIRE TO 6E SLEEVED SEPARATELY FROM PIPE.
II. IN THE INTEREST OF YiATER CONSERVATION, PUeLIC SAFETY OVER-SPRAY AND/OR RIJN-oFF 15 NOT ACC.EPTABLE. THE C.ONTRACTOR SHALL AD..l.15T SPRINKLER HEAD SPACING, NOZZLES, RADIU5·OF:THRO\JGH, ARC OF COVERAGE,
OPERATING- PRESSURES TO PREVENT OVER-SPRAY BEYOND INTENDED AREAS OF COVERAGE.
CONTROLS
L SYSTEMS OF THIS PROJECT HILL BE CONTROLLED BY A SMART IRRIGATION CONTROLLER CAPABLE OF ETo BASED SCHEDULING. THE C.ONTRAC.TOR SHALL CONTACT RAIN6!RD FOR SITE SPECIFIC TECHNICAL A55l5TANGE AND FINAL SPECIFICATION OF THE CONTROLLER. CONTRACTOR SHALL EXERCISE 51RICT COMPLIANCE ri1TH THE MAN!JFACTVRERS' INSTRUCTIONS FOR INSTALLATION AND GROUNDING.
RAIN61RD • (800) ,24-624,
2. TO PREVENT UNNECESSARY IRRIGATION, RAIN SENSING DEVICES ARE U5ED
TO INTERRUPT SCHEDULED IRRIGATION EVENTS UPON MEASJREMENT OF 5U65TANTIAL RAINFALL.
THE CONTROLLER 15 AN OUTDOOR YiALL MOUNTED UNIT. THIS l'iORK HILL INCLUDE
THE REMOVAL OF EXISTING CONTROLLERS TO THE SATISFACTION OF THE OriNER'S REPRESENTATIVE. THE ELECTRIC.AL POYER TO THE CONTROLLER AT THE DESIGNATED LOCATION SHALL BE C.OORDINATED V-,ITH THE ELECTRICAL CONTRACTOR.
DRIP IRRIGATION
I. !N THE INTEREST OF ViATER C.ONSERVAT!ON, PUEL!C SAFETY AND THE STR!C.T CONTROL OF RECYCLEP r'tATER APPLIC.ATION, DRIP IRRIGATION METHODS AND TECHNIQUES ARE EMPLOYED PREDOMINANTLY ON THIS PRO.JEC.T. THE CONTRACTOR MlJST BE QUALIFIED TO INSTALL DRIP IRRIGATION EQUIPMENT AND HUST ARRANGE AND SCHEDULE A PRE-CONSTRUCTION l'-1EETING HITH 60TH THE LANDSCAPE ARCHITECT AND THE DRIP EQUIPHEHT HANJFAC11JRER !NETAFIH IJ5A) PRIOR TO AN"f INSTALLATIONS,
2. THE C.ONTRAC-TOR SHALL PRACTlC.E C.AUTlON HHEN tN5TALLlN6 DRIP IRR.!iSAT!ON EQUIPMENT. ALL MANUFACTURERS- ILLUSTRATIONS, DIRECTIONS, INSTRIJCT!ONS, RECOMMENDATIONS, r"IR!TTEN LITERATURE AND VIDEO TAPE ILLIJ5TRATIONS SHALL SE FOLLOr'iED.
S. PVC. SHAY!NSS AND 6URR5 ~!LL NOT BE TOLERATED IN THE SYSTEH. AU.
PVC P!Pc: SHALL BE CUT v;JTH THE APPROPRIATE PVC PIPE CUTTERS. USE OF AN"f TYPE OF SA..-; FOR C-IJTT!N6- PVC.- PlPc: JS NOT AG-CEPTABLE. THE CONTRAC-TOR SHALL BE RE5-PON516LE FOR ALL. DEBRIS INTRO.DUG-ED INTO THE SYSTEl'-1 DVR.IN6 C.ONSTRUCTION AND SJ../B-5EGUENT MA!NTENANGE PERIOD.
MEANS AND HETHODS
IRRESPECTIVE OF ANY OTtiER TERM IN THESE CONSTRUC.TlON DOCUMENTS, THE 1RR16AT!ON CONSULTANT SHALL NOT CONTROL OR SE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIGUES, SCHEDULES, 5EGl!JENCE5 OR PROC-EDURES, OR FOR CONSTRUCTION 5-AFETY OR ANY OTH::R RELATED PROGRAMS, OR FOR ANOTHER PARTIES' ERRORS OR OHl55ION5 OR FOR ANOTHER PARTIES' FAILURE TO COHPLETE THEIR ViORK OR SERVICES !N ACCORDANCE V-,!TM IRRIGATION CON51JLTANT'5- DOCUMENTS.
PROJECT MAINTENANCE
A LACK OF t-1A!NTENANCE OR IMPROPER MA!NTENANC-E IN AREAS SIJC-H AS OR ASSOCIATED ri!TH, EUT NOT LIHITED TO, LANDSCAPE PLANTING, HARDSG-APE, LIGHTIN6, GRAD!NS, DRAINAGE, ~ATER FEATURES, FlJRN!5H1N6S, AND !RR!6AT!ON OR ..-;ATER MANAGEl-"ENT 1-'"iHETHER ASSOCIATED ..-;!TH THE PROJECT OR NOT HAY RESIJL T !N DAMAGE TO PROPERT"T' OR PERSONS.
THE CONTRACTOR AGKNoi"°t!...EDGES AND AGREES THAT PROPER PROJECT MAINTENANCE !5 REQUIRED AFTER THE PROJECT 15 COMPLETE AND TO INFORM THE OV-,NER OF H!S/HER SOLE RESPONSIBLE FOR THE RESULTS OF AN"f LACK OF MAINTENANCE OR IMPROPER MA!NTEN,A,NCE.
LdG Lastras deGerllerlandscapeAn:hll,cts
619-990-2177
4352 Coronado Avenue
San llieQO, CA 92107
www.Ltffi.tand.ccm
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IRRIGATION LEGEND
AND NOTES
19 L2.2
l-l"V,.TaM!?Te!ll.
,:~VlGELlte..
t>-IM16ATION MAR!te.
'1-LATeit,t,.L LiteN"Tl"'J 6-ReMOTE COHmoL N-l$L.E VAL.VE IO-sn.e-o.,r
~-A~C IN l'tO!.!ND VACWM eox ~
l'flTH COHT1'tOL
71 12
t-~~TY'f"!!~
!"RfVE!mON DEVICE AS5&el."I'.
2- Y-STRAltel Kl' 20 l-'E5tl t~ e,.. ~~TOR~
2T"'T~A5~1NG""1..G!>.
4- S~ Ell. - INTE6RAL..
S-eAU.V,"'1..VEWIJNIOH-!~
;
q.. PVG5CH&O OttGOf't"at.5fEAT
F&W..e ~AP'll'!R ON SERVICE Oft
IRRJ6AT10N HA.IHl..lte..
IO- eRAS5 ELL - HAIK.JN!: SIZE.
II- GONGRETE Sl.AS--6" THICK. 1:1:- el'lAS5,'T'!1"EK.GOf'F'e'lOR Cl.315 PVG PROM M!!TER.
71 30" 71
J-e,t,J.J.. v.-.i..ve l'il'TH 1~ 1-tUON.
,2-eRASSI.N!OH-YAL.VI:::SIZE.
e-PVG SCH~ HIPPl...f -T..o.e.
4-PVG!SGH~Nll"Pl..e-T1'~
5- PVG SCH bO COl..f'l..!N6,
3-P..O.C.-ISOLATION
~
6NJ. V,t.LVE l'tTH
~
~TOR l'MA!M..lte !>Jz:eJ.
GOH~ - IN51De 6~ te-"Rse,f;vJGEDOORN-ID
~
l'"Orell:
- COOfl(OINA 1E ON-51TE. ~Htl':!l"ATH
HIR!!!,LOOPeP'TI«GUSHP"OR.l"'l1TIAltf:U5e
11-~P!'tlVE~IN&
12-CON"TROL H11U: ~ FROM Te-PORARY
MAST?!R COHTROl,..L.eR.
6- ffl'tA55 flt!~ MA!I-Ll~ 5!Z':e - LAA.
'1- eftA56 HIPf'U:5 - L.A.R. - NO CLOSE
1,- PVG HAIK.JNE TO ftltRl6ATIOK SYS'TEl-1.
I+ UHDl5'1'U"t5f'O OR COMPAl;T'EP .......,.,,,_ """"°"'"""'"' t,-. PVC. ~ MAIN - T'1'1"'. 1-PVGSCH~-45~a.t...S- ,.,,,,,
A MA!Nl..ne ~ ee l'OIJreD ie,• !'?tOM Tee o,, !:LOf'T! ~ !)6" l"!'WM ToP Of' SLOPE A>4' SHAU. NOT arr ACGR.055 ne LOT.
e.SP~ ~ HlReS e+WJ. ee lf.OVTeD ~ AU. vAL.ve: MH-UPO!...DS AND/OR !>n.e-cvt".
C.M,t,,JNl..lte:5HALLee~.?e:D~IH6LY',
I' FOR FI..OHSTO 12 6.P.H.
1-1/-4" FOR Fl-0,'E, TO 20 6P.M.
1-1/2" FOR F1...0r6 TO ?IC 6.P.H.
P.~TOfl Nl/0 l~TION VAL.VE~ ee MAIN-Oe size.
A TYPICAL SYSTEM LAYOUT FOR PRIVATE LOT
IRRl6ATION l"IITH SLOPE CONDITIONS ----
Hl!'l'U!5. &-~~tH6-eu5HIHSMAINLltE 5!ZE x ....ssa-eL Y Sl:ZEIF~. 15-STAIHL.e555T??:L~.
STFtON6 eox MODEL seec-xxss. 16- 12"xl2"xl2' ~ 'T'HRIJ!>T BLOCK.
NOT?:,"-. ~~DeVlc.e~Y' SHAU.ee IN5TALL..ED IN ,',CGOftDANCf TO 60'Y!:ftN1>,IS CODe$ ,lrtl¢, ottPJ~ e. rfltN" ~ACE~ 1"1t"IN6 rtlTI-1 \0 HILL Vl"C PIP'E l'tltAP.
G. P'ftOVI0!:6"~ AU.~~.~ TO DftAIN ,4,/,'l,A,Y ANZ)
l"INl!tlrtTHl/-4"R.Ol.WOv"el't.
P. M/t6$ FUseRS TO ee $!ZED EQJAL. TO MAIHLIN Size. E. .AU.~ TO ee ~- P. ~ ,i.,oeaJAT!; ~ FOR. MAl~f. 0 BACKFL.O1"1 PREVENTION DEVICE 7- GOHTR,t,GTOR."S ~,•ot-1sn,11..1rr TO
f"l'lOY1DeAU.l~ANDOJTl..fTP11"1N6,
&- ~ OR GAST IRON. l«,l,P 111TH 20 MIL
TH'e;~Y«AP
<t- ~"Tl«!J5T&oc.K5Htetf
"""'-'G....US
TT'P.-4PL,\,CE5,
IO- MAIH F'ot"eR i::.e::ita/!T, MO"re• II- ""'-16"TION ~ 5!6NAL. cot.Ol.llT. A 4-,,45 ~ PVC SGH f>O a.,aot; FtTTll<cSS SHAL.l. et: user, TO RAISE B,A,LJ.. l2-MARIIE6RAPf:
~
AI.JJM!t01~. ~ TO l't7H!H6"0F FINISH~
20"0 X !>O'L X ?U"H e. v-'L-.,.,e eox LID SHAU. i,e ~ TO IPeNTll"Y' VALve.
I,- Sffll.lG~ AL.I.MIN!A-i eA5e'"I.AT!;. G. CCNT'RO!...U!!R lD.TNi.
GVIGK l"',t,,O ~ I"'~ - ~ 95' P. ~ICIH>S- HITH N"FROVAL. Of' Ot'tER Ft!:P. 0 IRRl6ATION PRESSU~~OSTER PUMP---- GBALL VALVE FOR MAINLINE ISOLATION---- L _J L _J L _JL
i
"°"''
!>TRJP 00TH H!"2;'.S,
Tl'il!>T!>~
"""'"'""" Cl.aGKHISO- SOLIP c.ot,c,t.lGTo,t
l.ffiGTHOf'STRll'"PeD """'""-'""'
""""·
71 !~ ne Tl'ilSTEP SPLIGE INTO ne .,... a.J!CTRIGAL. !SPl'llNG GOMeGTION ~ 'Tl"i5TOVEfitc.c,t,01,JGTORSINA
GL.OG/Q'il!le Plfte:;..TIOH.
ltef:RT ne ~TOR INTO ne G£L-ru..l.J:!D .Pll"eCT ~Y' ~!Ce KIT. l"IJ5l-t PAST THt! L..OCKlW6 F!N6ERS TO
5EGUR!; c.otfECTOR lt61Pf neE.
!"05!TION AU. THI! ~ n«OV6H THI!
DEDICATED IN!U..ATOR CHAtff!1.!> ANO
~ !N!U-A,TOR 1tee GO.....-r,t Gl...O!le:O.
+ .El.eC,TRJCAL. Sf'RIH6- cct-f.EGTCR
5- 6a.-f"IU.eo G~
b-~ ~IC!:
..... ALL H!!(E SPLICES TO ee t'iliH!H A VAL.VE ecx. e. Hl!lt!:: GOtfec.TC)f{ 5+Wl.. ee OOY O!lt; De'f-6 Dll'!:C,T ~ 5PUGE !(.IT ey ne !M COMP-.
KIT 5HAU. INa...t.OE A SGOTGK.OK SPRIN6 eotH:GTOR, A POL~ TUBE~ G. A 11,A,.'TE'O"ROOF se.a.L!N6 6e.... TLee SHALL ee ~et> ~JI..LEP rtTH 6E1..
P.Pl!lt!:i:::,T l!:IIJR'l' 5PWc.e: KIT SHAU. ee ir.:a:> TO a.,ec.mlCAU.Y co+H!GT 2 - 9 #l-40!'l 2 •12 f'!te-STl'U"l"eP ~ HI~. l.AMER i'fl'E$ OR cSfl.eAT?R Gl:t.lANTITlES OF i'iRe:,5HALL ~~A~~ l'tl!IU:! c.otff!:G.TlON.
"
12"MIN. I
II
. ; ; . .,,. SPIPEDl~MiN.
..,,,,,
"-. POU..0+1 ~,t,,c.~ DIRECTION!> FOR ~T IHSTAI..LATION.
6. NO SIZE Oflt P11'Q!GTIOH G1-WoiSe Hln+IN !Ox PIP!! DJ~ ~TR!!Af1 ANO Sx Plf"'e Pl~~~MOF~
71 C. GOMHMIGATICN G-AeLE 5t4AU.. et: Ti'10 cot-C'!JCTOR, 51-e.ll.OfP GAeLE "'8' ct5!6-2!>P cotfeCTlON TO 1'RAHSHITTl!l't.
0. ACGe:55 SLf!!V?! ~-arr TO 51T ON PVG ~ PIP"E E, GOHTROUER ID. TM. 71 r
, ..
,.;'_·J ~',,~
'·
,.,,..,
t,- PVC SGH &o .f.eDE6. ELL -T'T'P .+X. 'f- PVG SCH &o l"'eHAU! M:IAP"T?!R. IO- ,...;c ~ ~!Pt! FOR MCV I!- BRICK OR COHCR£T'E ~TS12- PeA
otE AT
6RAve!..
!!AGH
~.
~
9' D!:!:P MIN.
1,- IMPIS~/GCMP,t,GTEP ~.
!4-FLUSHINT\..ll'tF,l"IN~
A.VALVE eox LIP !>H.I\U. ee ~ AS 5HOl-'+t lH V,"'1..VE eox IHSTAl.l...ATION AHi, !DeNTil"'lCATJON Df!TAIL ~.
8.GONTR,lt.Croft :!HAU. lSCI..VDe A GHRISTT''S ll'l'tlt.ATJON ID. TM INPICATIH6- GON1lt.Ol.Lelt NO MA!>reR GOKTROt... V,"'1..V!:. TA& 5H,l,LJ. eE "TT~ TO V,"'1..VE eoNIET BOLT.
G.MA!Nl...»E 1"ROM 'TEST 5T"T!Otl
O.MA!HUt-e TO l"l..OH ~.
!- eALLVAL.V!:. 2- ~ P:E6(.ILATOR
HITH!~iA'i!ON. ,- ,...;G SCH bO IA'ilON.
+ PVG!>CHbOHIPf'LE-T..O.E.
5- l"'VGSGHbOH!Pl"t...e-T.!S.E.
b- l"'VG SCH bO Fe-1,1,,U; ADAn?:R.
1- PVG PFl.f5SIJRE HAIN - TT'P.
"""''
t,- PVG ~ CO -45 ~ a..1..$
TYl"'.41"1..AGE.
"1-VALV!:.eox.
IO- eR!CK OR. el..OCK ~ - ! !!A. GORHfR..
It- f"'eA <AYeL ~ !I' Det!I"'.
12-AT FINISH 6fl(AP!; IN 'TIA'Q", l' IH 5H!IPJ..e AftEA. 1,- LMP1s~ OR. GOt-P,t,,c.ret:> ~
A. -4-4!1 ~ PVC SCH bO el...eCYi FlTTJN:55 SHA1...L e,e V5e:D TO RA!5e e. AD.JJ$-reft V,"'1..ve'. eox eot...T LID OH~~ 5H,I.I.J. ee ~ TO TO loemFT' 11!™1N VALVE. 6" Of" l"IN!SH ~
G. UNION >-H:J ~ ADAP'TeRS TO ee UH!: 5!Zf:D HITH ~IH6 ai:,H!t-165 ...Ste!::Det)FOfl!.V,"'1..VESIZE!.
D, ~ Fte61.\.ATJH>S- VALVE~ 51.IE! .&.5 6ATE VAL.VE.
E. R.H.~ TM P"AS ~~-
71 1-GONTROLl.l!R.
2-6Pl ~,',GU: <BY onertSJ S-2-4 V,t,,c. ~ FROM
"""""'-"" +,-ore,i:. CO!ltD
'5--1-!t.:z"SG+t
~
40 CCH:DIJ!Tf'OR
t'tlff.es.
6--PVC 5GH -40 MALE AD""f"TER..
'1-Jt.:z'GOHC\IITl"OR~l.!!ADS
ATTAC+e:> TO tv.LL.
HOre,
&- LEAD t"tlRe !"l'a-l rEA'TlER !>EttSOflt
~- 1'!!..J¾;Tl'tlc.AL ~TION eox AS Rt;Q;.IJ!'teP BY' 1'!!..J¾;TRJG"L GOD!; 10- HEATI-£R. ST>.TJON
U-PAt;tAeo-ArtP
12-IN'reRIORl'V,LL.
IS- CONCRETE R.OOft OR l"OOTfN6
,A,..DeT'A!L FOR IL.UJS'TRA~ OF~ ~TIONS OM...Y.
~TOR SHAJ....L ~ HA.NIA",•.cn~ !HSTRIJC.TJONS FOR.
M::X.tmNiS4~!H6.
7 E I IRRl6ATION CONTROLLER INDOOR V'IALL-MOUNT
l"IITH V'IEATHER SENSOR ----
_J L
71 1-~ ~ e1ee-1• f'll"T X !!l-4' Hr -LCO!:EKeY.
2-1•x~"6RA!:6R1SER.
-4-
S- STA~
4' X 4"X ~•~OR
5"f'!!a.. l"'ll"E ~
cePAR l"'O!>T
S- 1% NAK.. TO :5,Ea.lF(!! POST l"OOT1N6.
"""'"'
6- t•
~
l"'VG SCH bO SXT CU. OR Te ON
lite. '1- I' PVC, SCH 40 ~ LINE
t,- l.2"X12•~· ~ l"OOT1N6.
"I- l.t.OIS'TU'teeD / GOH"AGTEO ,,._
_J
7 A.~ f'OOTlH>S-TO ee ~ A'Q ~ ONTO I.INC)l5~ ~ HITI1
POST ~ IN P1..ACE !N PUA-e P05mott.
e, ORJV!: NAILS ~ INTO P'05T, ?IC% G'f" NAIL exTl:!HP5 INTO ~ rOOTINS-.
G. TOP Of" f"OST TO et: ~ l'i!TH -4!5 ~ GVTS J" !"ROH T01"' ON AU. !t!De!>.
P. ~ ~ TO 1"05T l'i!TH 1/4' x 2" ST. 5TL, 110CP 5G1'f!K (§J) ~ATER.PROOF l"IIRE CONNECTOR/SPLICE---- 0'"F~L~O~l"l~S~E~N=S~O~R~------------- e~M~A~S~TE=c~R_C~O~NTR=O=L_V~A~L=V~E~------- _J L
8 BALL VAL VE l"IITH PRESSURE RE<SULATO~--- 0r-H~O~S~E~B~l6~B~A~55=E~M~B~L~Y~--------- L _JL
r
17 1- El-f"LO HOOEI.. EZO!"J-1-K,
'6"1.. X 24~ X 24"ti
2- f'ROPORT10N!N6 GAP
,- U-f"LO!il-f.lTOf"f"V"L~
+ "!RVENT 5- ~Lltat:COT' 6- HATER IN
'1- F!LL VAL.'v'!;
t,.. UeAU.VAL.VE
15 17
10- l"'VG 5GH CO UN!ON - MAINL!te SIZ!::•TXT,
I!- PVG 5G+I bO NIPPLE - T .o.E. 12-l"'VG¾+tbO!"'eHAl...!:APAP'T?!R. !~ l"'VG ~ M,lt,IN - ~.
A."""1=
B. TO OOW45~ SY'5Ta-tS
J.+-VAL.V?!BOX
Is- 3/l!J' 6-RAVB.. L.£vE1.IN& PM:! AHD 5Ul-1"'6"DeeP.
71 COIA"'I.JM.S GONM:CTC)f{-LIIE SIZE
"1-~Ra.tl!!!"V,"'1..V!:
It,-. AT FINISH 6RADE fN TU/itF, I' lH S1--R.e ~
rT-i.N;;l!>1UUM!P OR COMl"Ac-Te'D ~.
NOTE,
..... ATT-"CH ~ fteCY'Gl...E) 11,,\,.TEfit K,l,,lltN!N6 AHD POG ti::;,e,r,,IFlGATION T,.t,,65. "'6 REaJ!R!'P.
e.. !NSTAJ..L. IN R.eGT-"'N6UL.AR PL.Jt.STlG VAL.VE eox HITH I.OGKI~ PI.IRf"I...E c. cove,t, ~ IN eox TO PROVlOf: G~ "5 Sl-!Offi,
V,J,LVE eox 5HALL. SE~ AS SHO¥t-i IN VALVE BOX INSTALLATION P. AND loeNTIFJCATION DeTAIL ~~.
E. VNlON "1-lD F!':MALE AO~ TO BE LIN!: 51.ZS, H!TH ~ING l!ll/5HIN6$ A5 N!:!:DEl:) FOR V,t.Lv'E: 51.IE!.
F. 5CX...PSf:PARATELY'
l-~GCNl'RO(..VAL.VE.
2-1"'/G SCH 1>0 lti!ON-VAL.Ye S.Z!:-
1'1!TH l'ta)I.IGIN6 evs+ffN& If< l'Ea/ll'tED.
5-11,A,.TEftPFtOOF 11ilte 5f'LIGE31'1 Pfl.Y O'!t eat/AL. + VAL.VE eox Yi LOCKING~ LIP.
5- GOHTROI.. HIRES- STATION AND GOHMON.
6- PVG SCH 1>0 Hlf'"'l'"1.E -T.O~- LAR.
'1- PVC SQ-11>0 H11"'1"'1.E -T.51!.- L.AR. t,- PVG 5G+I t>0 -45 DE6. EU. -'N'P. 2X <t-l"'VCSCHbOTI!EORa.L
ON MAIHLIN!: OR MANIFOLD.
IO- PVG~Pll"'f:.
U-1"'/G~PIP"e,
12- PVC SQ-I -40 -45 DE6. aJ.. -TYl"'. 2X. l:!l- BRICK OR~~ ONE:ATEACH~
14- l"eA GAAi/a. ~. :!l" Of!ef" HIN.
!5- l.NOl!>~ICOMl"'AGreD ~.
If>- l"'I..IJ5H IN 11."'1", I' IH 61'CUNDCOveR.
17- SPAR!; STATION Hift.ES LOOf"'fP INTO
EACH VAL.VE eox ON FJ.JN. """"' "-.Dl'll~ VAL.VE ~le!.OF L011....S:, l-e:)IVHf'LOvt5lTV,l,Tlot,IS, t,. ~70!t !>HAU.~ GH!U$Tr'S $TAT/ON ID. T"6 fNPlCATI..S GOlffltOU.ER AW !:ITATION ~ TA5 ~ ee Arr~ TO VAL.VI! ~a::t.T. c;.-+5t:'e6.a.eoteTOBE5G-H601A'"!:t~~Pf~¾-H-40~'1'RV,M!:l!Pf D.L.a+-l l"LOl11'!l!61,.!L,1,.TO!t TO I~ l'X!V-4" rr eus+-111'<6 cm tMU?T ~ cvn.er . l!.5!Zl.!~'T"~lN&TOl"L.Ot"tA5~ .:0
~
- :!l
i,v
~21--otO
BQl
foo-DVI"
ElL.1l:B.
c.+:.a-!K·IOO--::IOOH r!t-1..1"--40-,r!!f'
~
?U • !O ~21--otO l~ ~-100-:.!00H ~~'41"
IOJ - 15 ~21--oto !~ ~-I00--:200M f'R....,.~ RCN, r'IL.'TER 9'T" R,l,ll,CIR;O, VAL.VI! OOX: Bi" ~ OR l'tAl!-elRD 1'.-.u.V,i,LVl!B'I'~.
R1!6!A.ATO!teY5etffN6eR
K ,.=D~R~IP~l~R~R=l6~A~T~l~O~N~R=C~V~A=S=S=EM=6=L~Y __ IV,ll-==-v,cc""-=cLOl"I AND MEDIUM FLOl"I SITUATIONS _J L _JL
w
NOTE,
6- GLEAN
~
B,lt,GKFILLH,t,,.TJVE 501L
i- LR>l5TVR5EP NATIVE !>OIL
.... """"""' 'f- ant.e AHD ~
A. Set: SFEC!FIGATJOHS FOR~ 15/IIGKFIU. AND On-ER~~.
5. ~ PIPE IN ~ TO A1.L.Ol'i f'OR ExPA~ION NO CON'T'RAc.TION, G. IAA!6ATJON Plf"'l! LI~ !>HOr+i PIA6RAMMATIGAU.Y', ,-If"'!! !,H,t.U. ee' IH!:IT,A,U.eD 12' TO I&' eeHlkP VV-U::. O'!t ~.
P, a!NDU: 1-'ii!(E AHO 5ECU!'tf TO HAl!-i.!l'e l'i'TH ELECTRICAL. T~ E\l?:lll"I' 10 FT.
E. PIPE -"'C HIRE TO eE IN5TAI...Let> IN 5U:EV1:S !.tCfR ALL. PAVlN&. SLeV.E SHAU. ~ 12' PAST f!D&E Of" rAVIN6. ~Toee,
-30'TO "6' C,0\/ER UNDER ROADS AND DR.IVES.
~10• TO :2-4" GOV1':R ~ ~-
71 + ~ i-t,r,.JH LlHf: W 5U:.EVE.
5-L>.TeRAL LINE 111TH st...evE. 6- 1-0tf VOLTA6E COHntOL 11!~ rt/ COHPI.IJT- SIZE AS R5GLIJREP. i-~N6 TAPE - 3" 11!DE
THIS t,R,A.H!N6 ~ Ra.ATIVE PIPE DEP™5 ANO $U!!;VE K"RKll'<6o ctL"I'. ~ILL MATERIAL, GOt-!PAC-TION ~FI.EHENTS. ROAD eEO flteQJ!ReHem'S SHAU. ee ACC,ORDlt-.6 TO CIVIL P~. "-. ALL 5LfEV!!S TO ee 'f"YG 5GH 40 PIPE.
e. 1.1!:e ~ ,Mt6AT!ON LINE aJ!ltlf!D e-.J...Ort' """"':u,m{& T,..t,,f"E FOR ALL~- G. ALL. 5l..f!;VES TO e,e SIZED Tl1lc.E THE PIA. Of" TIE Pll"'I: (2' M!HJ D. ALL SLevlS TO 1fJJt.. A MlN. OF 12" TO 16" eEYOND ~"1"'E EP-6es. 0FERTILIZER INJECTOR - PASSIVE TYPE
L
G REMOTE CONTROL VALVE
_J L _J L
8TRENCHIN6
_J L
@ PIPE AND l"IIRE UNDER PAVING
_J L
_J
7 _J
LdG Lastras de Gertlerl.andscap, Arthlmcis
s19-990-21n
4352 Coronado Avenue
5'nlllego,CA92107
www.ldG-land.com
Conswt:ant:
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LJ.J
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a:
Cl
IJa!e Description
"""'' CtTYsteMTTAL
'""""' CllYFf.Sl!SMTTAI.
""'""' CllYFf.Slm.f!TAL
""""" CtTYAE~Al
- CtTYRE-svawTAL
SeaVS!92W:e
Project Name
NOVAK RESIDENCE
Project Numbe,
2011-NOV
Description
"
"
"'
"'
11G
IRRIGATION DETAILS
20 L2.3
L
I
~ M
~ M
~ M
1311"" ----
r- ..u-eo fl!EGT~ VAL.V!? eox
:2--!IT~ -~· l'teT~ VAL.VC DOX
"'"xi!' S-~V,A,L,.Y'e&:,XIC'PtA.
,4,,-e:,,se Of"~ Gl."-C K,-1,l.KOl't KO,I.J...
5,-MAH.,IM!;,U.
~TIONMAH!1"0LD ,-v.~wel'W-TY'I".
"" 11K ~~~ 5AMl'"l..e, 1a11 11K l)ltl>~f"UU!. 11'J!CYCU!P )'V.Tf'R 5TSTEM OF A'I 1M 4 ffl' Clltr"'8( "'._ ~ .,,,.. ~>Cf-u.t.Ofll'~N'O N:MOi'1: GON1ROL. VA!.V'E ON
,~=-===•~•~-~-~-=~· ---~ST,..TlON 12.
..... vAl-ve """"" eoxe:. ~ ee l...o'ee..eD e,- HOT titoti ~HG OR AU..lJH!Nll.lH "'6PtW..TIC eASE H,t,n,t~ l'"AlNT.
B-CONTRo!. V,A,LVE5 ~ Be ltiSTAU.£0 TO .-.u.ot1 ~y ~ OF V>L.Vf!. eo~. VAi-Ye 50Xl'!S 5HAI.J. ee: seT f"~ TO E,l,,CH onc:R N¢' ~ICI.L,l,R TO E06f! or Alf;!!A. !eT VAI-Vl! eo><l:5 ... T ~ a.l!YAT!Ot6 l'i!THT0!"5ATl"IN~6RAD!::1Nn-"F~ORl"ABO"v"el"INt5t\$RAC>f!H 5tl'QJB/ ~ ~ ~-
CEN'TER VAl-vE eoxes OVER VALVE~'( TO FACU..!TATE ~- C-1.0C, .... TE V,A,I..Vf!. ~If$ ltt SR.e Oflt. ~ CO'-leR ~ ~ P055!SLE. 1.0G"'TION ~ VALVE Assa-eL!E:S 5H>J..1. eE ST~ FOft. ~Al- BY ~"'1'!: ARCHITECT PRIOR TO 1H5T,t.,1.J.,AT!OH. D-PO tCT ce"OltM CR. ccu.,,.pse: VAI-V?! BOX eY ~!V!; 5011.. COMPACTION ~ecx.
1:-se?: ALSO lkDtvlDVAL. V,•L:v'E !MST,r,,J,.L,1,.TIOO Of!TA!l.S.
F-l'"OR ,',J,J. E!O'JIP!-err U5e1:) l'"ot't TH!:: D/5T?tlelmOH Of" ~l'Clt:D K,I.Tel't VAi-Ye BOX!:$ SfW..1.. ere a...E,l,JtLY GOi..oR!:D l'FllRP1.E.I TO ll01C-ATE TI-E USE OF R!!C-YCl..fD!'V.Tt:'R.
H TYPICAL VALVE SOX INSTALLATION
AND IDENTIFICATION
71 _J L
71 I- F~HG VAi.Vt! F\..l.M9eO TO PVC OR
POL "I' !:Xl-lALl!>T MAA!FOW.
6- AIR,V,o,a.u,,t fta.leF V,',LVE - lt-eTAU.
AT H!6te5T LOCAi.. E1..EV'A1loN.
2- PVC OR POI. Y exJ-1,1,UST MAN!FOI...P.
!I- f'f!:!'~JME1Eft LA~ 5f"AG-!H6--
1- AREA PERI~/ ESP!; OF l"'t..ANTER.
1>- DRIP neni6- LAreRAL ute. M1N. -4' - MAX. 11.2 J..A1"ERN. ~...Clt-.6, -4- !N'T'ER!ORJ..A~Sf"ACIN6-TOeE/o,$
NOTT:PINTI-te:~NCl"l..,l,,N5,
"-~ POL"!'" Ltte5 HITH .J.lre MIT ST~, OR~ 5' O.C.
IO- PVC Cl't POL"!'" !lJPPL'f MAHIFOt.D.
!I-~ COttTftOL VALVE Willi F!Lle't
A.l.lP!""-V.
s- a,,..)I<. n.ena M,1,«!FOLD rOR All'{ VAC
Ra.ta' - CCNreR!!D ON H::)t.U;, OR eeu-1.
L
1:2- 5TAAT COl+EGTION AS Ar1"'11tOf"T(ATE-
~ ~ PeTAIL5.
NOTE,
A.DR1P-L»e5 TO BE PLACED IH PARAU.EL Lites EQ..IAU.Y "1C> UNIPORMU.T 51".-.ca, FOR a,rnfd,; Le»$TH OF FWN. Sf'ACE LltES As. ~ ANO/OR NOT'EO ON ORN'i!HG:> ~'Sf"eG.5.
13.~ M!l'Al"IM ~Ne: CV~ GV!O!!" !'"Oft APO!TIONAL l~TIOH.
C. DfW""-Ute, TO eE LAYED Fl-AT A.IC~ TO~ eoTTot-1 OR F!Hl5H 6RA.PE M!WS 5•, HlTH ST~ ""T 5' ON caffl=R PFUOR TO 6,1,GK-FlJ..L. o.vse CAUTJON ~ ~NG DRIP-UN!! HITH STAP!..!:5. DRIP-I.IN!! :!+-IAU. HOT ee ce!>TFWC're:D Cl't Kt~.
Gf-~D~R~IP~S~Y~S~TE=M~L=A=Y=O=UT~F~O~R~------- v RECTILINEAR AREA _J L
1-RAltelfitD AAV050 ~ VALV'f.
:2- RAlte!RO XP'D-TFA~ TEE. s-·p RO..W VALY?: eox . +~ DfltlP!..lte HITH RAIN!ffltP TD5-C50 TIE Petti STAKES, 5' Ot:,.
S- XFS DRJP1.IHE OR BL,i,HK "ll.8lH6 ON
cct+10N l-1AH!FOLD. b--4*HiNl!-U-1~Se!On-e:tDf:TAII,.
AKO 5f"5C!FIC,,..,TIOHS FOft C0"'5l
D£!"11i.
"°"''
, __ ,,. ~ 61'tAva. L.eV'el.lt"6 p,t,p
A'-0 5UI-P.1"1U. TO ~T ~ Of"
Y"'-= l'J-eox TO ee: ~ ~ H..LGH. seE ~ pt.AN FOR De'1'H OF H..LCH TO D!:ll;RMlt-e oeP'TH OF eox l!!!:l..Ott !'"!NISH~ <l'-LND15~0RCO!-P',A,G.i?!D ""'"'"'-""' IO-H-l.GH,
A. A~AC TO 8E !HST/oU.!!D AT HkS+eST LOCAL ei-"'VATloN OH M,A,SPOW, UN!: 50 THAT AU. LA~ 5e V..-.a.uM Rl:1...1!:F. !ieE: DRIP LA'fOVT" PeTAIJ...5.
6. ~ AIR V.....a.L!M flta.l!!F VAI..V!! INTO AO~Ofll Tc: hl'TH 'T?!'!'"LON TA!"e..
C. NOTCH S!PE OF eox FOR tMCeSmlJCTED Lit£ AC,C..E:S,5.
O. f"M.OVIDE CONT. 51.A"'PORT OF Tl.el~ f AIRNAa.lM VALVE. ~ !!RAh\? 'AVR.', COHT7tOU.at ANO STATION Hl.t-eeR INTO VAI..VE eox LID.~ TO VALIIE. eox 1D. DETAIi.. ott,t,.tt!H:.!;.
N AIR/VACWM RELIEF FOR DRIPLINE 5UEHSRADE
IN SHRUB/ 6ROUND COVER PLANTIN6
1- FU/$+-l!NS VAi.Vi! l"I..JJt-eeO TO PVC 6- AIRN.-.cwi-t RE!.11:l" VALVE - INSTALL OR POLY ~TMA."l!rOW,. ATH16+£STLOCALEI...EVAT1CN.
2-PYC OR POL"!'" EXHAIJ$T 1-'.ANll"OLD. 1- ,'JllJ!A l"'atlt-el'ER. / ED6e OF~.
S- Pe!=tU•'!:'~ LATER.AL!, SPAC!»s- l'J-- Oft!P 11.elNi:S, LA~ Lit-£ M!N. -4" - MAX. !/2 LA'T!!!=tA.I.. 5f'"A.C1MS-. <1- ~ POL."!'" LlHE5 Hmi ..J.rn::: tET + IH'T!:P{!Oft LA~ 5PAG1NS TO Be 5T~5, OR EGVAL 5' O.C. ,,.e, ~ INTI-£~ AN!:>PIJt.NS. IO-PVC OR.POI.."!'" SU"PLY t,,V.NIFOl.O. 5- a..AN1<. netNS ~..O FOR AIR II-~ CCtffltOL VALVE Hin◄ RLTl:::R VJ.G f<f::l..!Ef'. AND PRY. l:2-STAAT~TIOtl,J,,5~...,TI; Se?: on-eR oeTAtLS.
G\-'D~R=IP~S~Y~S~TE=M~L~A~Y.ccOU=T'-'-F~O~R~------- v CURVILINEAR AREA 71 :rJL 5 ~
=·
-------
, ____ _
\
!- S' l'el"AFIM - 11.50V OR.15::i./AL
2- l'el"AFIM TL.e..L tHSB'tT E1.BOH F!rnt-.5
!5- lti' X ..se6" 1.0. fU:X P\fC ~
+ tETAFIM 'Tl;CH..I~ r,;>RIP nel~
5- ~ -n.em FU.'SH HAH!f"GU).
6-- IO' RCUD V,',I..VE BOX..
71 1- Ste'~ 6f'AYa. U!Ve.t.JN6 PAD AND
$.!MP. Fll..L TO SlJPll"C'ftT eA5E OF VALVE.
&-
'I'-
!hCtSTI.M'UleD
SU: or.et De'TA!LS.
OR cot-f",fr,,C,.'TEP
KOT?S AND
~
SPECIFIGATIOHS FOR DRIP Litt:
lt6TAU.ATICtt Aa:) D!=PTH OF CO\l'ER.. 10- eox ro ee exl"'OSeD ~ MA.GH. :5e ~H6 "-"N FOR D!:!"'TH Of" MJLGH
II- TO D!:l!!Rl•me D!:!"'TH or !!!OX ee!..Oti
l'"!N!5H6AAD!!.
A. ~ "OeO' - DRfP BL.Oi'iOUT. ~ AND $TATIOH t-U-eet INTO VALVE BOX LID.~ TO 'TE:Cl-lHIC"'1.. 5PEC!FICATIOH5.
!- 12' POP-1.P Sf"RA.'f !-£AD
2· 6PH 60Mi - NOZZU:
3- ~A.C~ 5HIH$ -X)INTRA!~IRD H:::'Da. "SA ot;, 505,0
-4- teTAFlM 11 ... c+;:re::-ois re
S.. SCH -40 .'15"X.S' TT eosHlNaS.
NOTE,
A. P'Ol'"-U"' eopy TO Be RAl~IRD l'0-12-$
e. ~ 51ze TB: HI 11.:1. IH. ~ 5lct! lt4...e'T'.
G DRIP LINE BLO~-OUT /MANUAL)
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--~-•- 0 DRIP SYSTEM OPERATION INDICATOR --~-
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LamsdeGe!Uerundscap,-
619-990-21TT
4352CoronadoAvenue
San Oleo<>, CA 92107
www.LdG-tand.com
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2011-NOV
Description
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IRRIGATION DETAILS
Sheet
21 L2.4
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4352 Coronado Avenue
San Diego, CA 92107
www.ldG-land.com
Date
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12.'ii6/202.I
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Project Number
2011-NOV
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Sheet
22 L2.5
PLANTING LEGEND
SYMBOL BOHH!CAL NlHE
PRPPOSEO IPfFS,
.I.CER P.I.LHATUl1 'GLOWIIIG EMBERS·
SOURCE:PA.C]F[C COJ.STH.I.PLES
CYATHEACOOf'ERl
OUIUHHREPENS'GOLOENOEWOROP·
HETEROl1ELESARBUTIFOL!l
l1lGNOLliSTELLA.H 'ROYALSHR'
PLHiNUSRlCENOSA
OUERCUS.1.GRIFOL!.I.
SCHEFFLERllCTINOPHYLU
FRUIT TREES, VARIETY PER OWNER
COl1110NNU',E
GLOWING Et18ERSHiPLE
iUSTR1L!lllTREEFERN
GOLDEHOEWOROP
TOYOH
ROYALSHRtliGNOLJl
ClllFORNll SYUHORE
S!N61PDREPLUl1Erm
UMBRELL.I. TREE
SUCH 1.SLEHON.LINf,ORlNGE
HlNOAR!N,PE.I.CH.PHR
SHIBOL BOTAH!CilNlNE
&HRUBS f,/BSS,ES 1NP PEPEHNIU :i:'
.I.BUTILON STRJHUM
lEOMJUM "lllCEKECI: PlRK·
l6AVEATTEHU.1.H'80UTJHBLUE'
AGAVE OVlTJFOLll 'FROSTY BLUE'
ALLIUH 'GL08Et1.I.STER•
ABUTILONPALt'.ERl
iSPlRlGUSOENSIFLORUS 'HYERS'
lCHILLEl NILLEFOLJUM
CAl!EXPANSJ.
CEANOTHUS "CELESTIAL BLUE'
CEANOTHUSG.H.•YANKEEPOIIH'
Q)
CHONOROPEHLU/1 TECTORUH
OIUCJ.E.NAMARG!NAH
GALVEZ!ASPECJOSl'F!RECRiCKER'
IVAHAYES!ANA
JUNCUSPHENS 'ELl:BLUE·
LIR!OPEMUSCAIH
LOHiNOIU LDNGlFOLll 'BREEZE'
HU!ONIAEURYBRACTEHA 'SOFT CARESS'
HUHLENBERG!i RIGENS
HYRTUSCOt'lMUNJS ·cOMPACTi'
REO VEJNINOUNMiLLOW
ALICE t:ECI: PAR!( .1.EONIUM
BllJE FOXTAIL AGAVE
WHALE'STOHGUE AG.I.VE
ul08Et1.I.STER ALLIU11
PALMER'S MALLOW
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SMALL CAPE RUSH
DRAGON TREE
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S.I.NOJEGOPOVERTY WEED
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=
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HlROSCiPE. EXTEh'O S' FROM CENTER OF TREE 1H BOTH DIRECTIONS ASSUME 3"0FB.I.R!'; MULCH AT .I.LL
NEWPUNT.SOURCE,tGRISERVICE
TYPE,FOREST FINES
PERSPEC!F!CH!ONS,J.FTERROUGH
GRlOJNG.
PERSPEC!F!CH!ONS,PERFORHlFTER
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SHBJLIZE SLOPES WITH REINFORCED STRAW
t11TTING lNO PLANTED At.'O JRRIG.I.TEO TO PREVENT EROSION ST.1.B!LIZESLOPESWITHREINFORCEOSTRAW
MATTING ANO PllNTEO ANO JRRIGATEO TO PREVENT EROSJON
LdG lastrasdeGertiefl.alldstlj)eArthirects
619-990-2177
4352 Coronado Avenue
Sin Diego, CA 62107
www.ldG-wld.com
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PLANTING PLAN
Sheet23 of27
L3.1
PLANTING LEGEND
SYMBOL BOH.NICALH.I.ME COMMOIIHAt1E COHU!ff, OMCENTER MATURE SIZE SPACING OTY. WUCOLS ~ SIZE SP.1.CIHG HXW FROM
PL.I.HTS HARD SC.I.PE
PROPOSFO TREES'
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0 LOMANORALONGIFOLU.'BREEZE' OWARFHAT RUSH 3GAL .. 2-J•x2-,· ,. " LOW @) HAHOHJAEURYBRACTEATA 'SOFT CARESS· SOFTCARESSHAHOHIA 3GAL .. 3" X l' ,,. ,n LOW @) t1UNLEN8ERGI.lRIGENS DEER GRASS 16.lL .. l•S'Xl-5' ,.. l~ LOW @ HYRTUS COHHUN!S 'COMPACTA' DWARF MYRTLE 5GAL 2•l'X2·J• LOW @ D NAHDINAOOHESTICA ALBA 'LEHONLIHE' LEHONLIHENANOINA lGAL u· l'•J'X!'•l' ,,. !TI LOW 0 NEPHROLEPISCORDIFOLIA SWORD FERN 3GAL ~- 2•3'X2•3' ,,. " MEO Ill OPHIOPOGON JAPONJCUS 'HANUS' OW.I.RF HONDO GRASS 2•PoT ,. Hi"xl•S• ,. HED ~ PHILOOENORONXAH.lDU WJHTERSOURNPHILOOENDRON 5GAL .. 2•3' Xl•J' ,.. HED ' SlLVIAAPJANA WHITE SAGE JGAL a· ,-s·x,-s· ~- LOW
0 SAL VU CLEVELANOII CLEVELAND SAGE 3GAL .. 3-t·xt· a- I~ LOW SPHAERALCEA AHSIGUA 'LOUIS HAMILTON' LOUISHlHILTONDESERT MALLOW IGAL .. 2·3'XM' ~- " VERY LOW TRADESCANTIA SPATHCEA 'TRICOLOR' VARIEG.lTEDMDSESINTHE80AT !GAL I~ MED 0 VERBENA LILACIHA 'OE LAMINA' CEOROSISLANO VERBENA SG.lL .. H'XJ·A· ,. 21 LOW □ Wlli .
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4352 Coronado Avenue
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Project Number
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PLANTING LEGEND
Sheet 24 of 27
L3.2
PLANTING NOTES
PL.I.HTINGNOTES
GENERA! l!EQIJJRFMFHTS
1. IF THE MOISTURE CONTENT Of THE SOIL SHOULD REACH SUCH .I. LEVEL THAT WORKING IT WOULD DESTROY SOIL STRUCTURE, SPREJ..OING AND GRADING OPER.I.TIONS SHALL BE SUSPENDED UNTIL, fN THE OPINION OF THE OWNERS REPRESENTATIVE, THE MOISTURE CONTENT JS INCREASED OR REDUCED TO ACCEPT ABLE LEVELS .I.HO THE DESIRED RESULTS .&.RE Lli:ELY TO BE OBTAINED.
2. ACTUAL PL.1.NTJHG SHALL BE PERFORMED DURING THOSE PERIODS WHEN WEATHER AND SOIL CONDITIONS .I.RE SUITABLE IN ACCOROA.NCE WITH LOCALLY ACCEPTED HORTICULTUfO.L PRACTICE AS APPROVED BY THE OWHER'S REPRESENTATIVE. COHTR.I.CTOR SH.I.LL ONLY JNST.I.LL AS HAHY PUNTS PER CAN BE PUNTED .I.ND WATERED ONTHHS.I.NEDH.
l ALL SCALED DIMENSIONS .I.RE APPROXIMATE, BEFORE PROCEEDING WJTH ANY WORK. THE CONTRACTOR SH.I.LL CAREFULLY CHECI': A.NO VERIFY ALL DIMENSIONS .I.NO SHALL IMMEOl.lTELY IMF ORM THE OWNERS REPRESENTATIVE OF ANY O!SCREP.I.HCY BETWEEN THE OR.I.WINGS .I.NO/OR SPECIFICATIONS .I.HD ACTUAL CONOITIOHS.
L.. PROTECTION OF EXISTING TREES.SHRUSS,.I.NDGROUNDCOVER' A. THE OWNERS REPRESENTATIVE SH.I.LL IDENTIFY EXISTJNG TREES AND SHRUBS OF WHICH ARE TO BE PRESERVED WITHIN THE PROJECT LIMITS.PRIOR TO THE ST.I.RT WORI<, THE CONTRACTOR SHALL FAM!Ll.1.RIZE HIMSELF WITH PLANT MATERJ.I.L TO BE PRESERVED. RELOCATED, ANO REMOVED.
8. ALL PUNTING TO RENAIN SHALL BE PROTECTED AT .I.LL TIMES FROM DAN.I.GE BY STAFF A.NO EDUIPNENT, WHER£ IT IS NECESSARY TO EXCAVATE .I.DJ.I.CENT TO EXISTJHG TREES, THE CONTRACTOR SH.I.LL USE ALL POSSIBLE CARE TO AVOID INJlJRY TO TREES ANO ROOTS. EXCAVATION IN .I.REAS WHERE TWO 121 INCH ANO URGER ROOTS OCCUR SHA.LL BE OOME BY .1.N AIR SPADE. TUNNELING UNOER ROOTS 2 IHCH .I.NO LARGER SHALL BE DONE .I.NO ONLY DONE AFTER RECEIPT OF WRITTEN APPROVAL OF THE OWNERS REPRESENTATIVE, 1:EEP THE SIDE OF EXC.I.V.1.T!ON ADJACENT TO TREE SH.I.OED WITH MOIST BURLAP OR CANVAS. ALL MINOR DANA.GE BY CONTRACTOR TO EXISTING TREES ANO SHRUBS SHALL BE REPAIRED AT HIS EXPENSE BY A LICENSED TREE SURGEON OR OTHER APPROVED PERSOSSEL.
C. EXISTIUG TREES TO REMAIN ON SITE WITHIN THE ARE.I. Of WORI( WILL BE PROTECTED IN PLACE. THE FOLLOWING PROTECTION MEASURES WILL BE PROVIDED, II A BRIGHT YELLOW OR ORANGE TEMPORARY FENCE WILL BE PLACED AROUND EXISTING TREES AT THE DRIP LINE, 21 STOCKPILING, TOPSOIL DlSTlli!BANCE, VEHICLE USE, AND NATERU.L STORAGE OF A.NY UNO IS PROHIBITED WITHIN TH£ DRIP LINE. 31 A TREE WATERING SCHEDULE WILL BE M.llHTAIHED AND ODCIJMEHTEO OURIHG CONSTRUCTION. ll ALL DAM.I.GED TREES WILL BE REPLACED WITH ONE OF EOUAL OR GREATER SIZE.
D. DAMAGE TO A TREE OR SHRUB, WHICH RESULTS IN DEATH OR PERM.1.tlENT DISF!Glli!A.TIOH, SHALL RESULT 1H THE CONTRACTORS COMPLETE REMOVAL OF SAID TREE OR SHRUB. IHCLUDJHG ROOTS, FRON THE SITE. THE CONTRACTOR SHALL R£PLACE THE TREE OR SHRUB .I.S ESTABLISHED BY THE OWNERS REPRESENTATIVE WITH O»E OF EQUAL VALUE AT HJS OWN EXPENSE, OR SHALL REIMBURSE TO THE OWNER THE COST OF SAID REPLACEMENT, THE OW»ERS REPRESENTATIVE SHALL BE THE SOLE JUDGE OF TH£ COHOfTION OF ANY TREE OR SHRUB.
E. ALL PLANTS TO REMAIN OH-SITE WILL BE IRRIGATED AS NECESSARY DURING THE ENTIRE CONSTRUCTION CONTRACT,
5. PRUHIHGSHALLNOTSEDONEEXCEPTBYAPPROVALOFOWNERSREPRESENTATIVE. l PLANT LOCATIONS SHALL BE CHECl':ED FOR POSSIBLE INTERFERENCE WITH EXISTING UNOERGROUNO PIPING. PRIOR TO EXC.I.VAT!lm OF HOLES. IF t.mDERGROUNO CONSTRUCTION OR UTIUTY LINES ARE ENCOUNTERED lH THE EXCAVATION OF PLANTING AREAS, HDTIFY THE OWNER. EXPENSES FOR REP UR OF DAMAGE TO EXISTING UTILITIES SHALL BE THE RESPONSIBILITY OF TH£ CONTRACTOR. MINIMUM TREE SEP.I.RATION DISTANCES ARE AS FOLLOWS:
A. TRAFFIC SIGNALS 1STOP S!GNSI-ZOFEET 8. UNOERGROUND UTILITY LINES - 5 FEET 110 FEET FOR SEWER I C. ABOVE GROUND UTILITY STRUCTURES - 10 FEET O.DRIVEWAYIENTRIESl-!OFEET E, INTERSECTIONS tlNTERSECTJNGCURBLIHESOF TWO STREETS! -lSFEET
1. EXCAVATE PLANTltffr PITS AT LEAST TWICE THE DIAMETER FOR CONTAINER-GROWN STOCI( ROOTBALL, DO HOT EXCAVATE DEEPER THAN DEPTH OF THE ROOT BALL LESS ONE INCH FOR SHRUBS ANO 2 JHCHES FOR TREES. t'.EASURED FROM THE ROOT FURE TO THE BOTTOM OF THE ROOT BALL. IF AREA UNDER THE PLAHT WAS IH!T!All Y DUG TOO DEEP, ADD SOIL TO RAISE IT TO THE CORRECT LEVEL AND THOROUGHLY HM? THE ADOED SOIL TO PREVENT SETTLING. l BIDPRICESHALLBEBASEOONTREEAND PUNTJHGDETAILSSHOWHONTHEPLANS.
DEEPWHfl!IFACHJHf•
I. FILL IN ALL DEPRESSIONS, VOIDS. EROSION SCARS, OR SETTLED TRENCHES GENERATED BY THE DEEP LEA.CHJHG WITH CONDITIONED SOIL. LEAVJHG A FINAL FJHfSH GR.I.DE SMOOTH ANO EVEN.
2. LEACHJHG OF THE SOIL IS OFTEN REOUIREO. AS IHO!CHEO BY THE RESULTS OF THE SOJL TESTIS), A. LEACH THE SOIL PER TH£ SOIL LABORATORY'S AHO L.lHDSCAPE ARCHITECT'S RECOMMENDATIONS, AND THE UHOSCAPE SPECIFICATIOHS.
B. CONTRACTOR TO PROVIDE A POST-LEACHIHG SOIL TEST TD THE LANDSCAPE ARCHITECT FOR REVIEW, ANO TD RE-LEACH AHO RE·AM£HO THE SOIL lF RECONNEHDEO INTHENEWTESTRESULTS.
C. LEACHING IS CDHSJOERED LONG LEAD TIME ITEM. - ttULTIPLE ROUNDS MAY BE REOUIRED, TYPICALLY WITHMIN. 60AYS OF LEACHING, TIMES VARY PER SOIL LABOR.I.TORY RECOHNEHDATIOMS, • CONTRACTOR TO PROVIDE ADEQUATE TINE BETWEEN ROUGH GRADING ANO PLAHTIUG TO REMED!ATE THE SOIL.
D. PUNTING SHALL NOT COMMENCE UNTIL A POST ·LEACHING SOIL REPORT VERIFIES THAT HO FURTHER LEACHING JS REDUIRED, E. CONTRACTOR TO INCLUDE MULTIPLE ROUNDS OF LEACH!liG ANO SUBSEOOEHT SOIL TESTS 1H THE SCHEDULE ANO BID PRICE.
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!. NJNORNOOIF!C.I.TIONS TOGRAOEMAY BE REOUIREOTOESTASLISHTHEFJHALGRADES.
2. A.LL UHDULATIOHS .I.HD !RREGUUR!TlES JN THE PUNTING SURFACES RESULTING FROM TILLAGE. ROTDTILLING, AHO ALL OTHER OPERATIONS SHALL BE LEVELED ANO FLOHEDOUTBEFOREPLAHTIHG.
J, THE CONTRACTOR SHALL Hl':E EVERY PRECAUTION TO PROTECT AHO AVOID DAMAGE TO SPRJMKLER HEADS, IRRIGATION LINES, AND OTHER UNOERGROUHO UTILITIES OURINGGRAO!NGANDCOtrolTIDNINGOPERATIONS.
L,. CONTRACTOR SHALL COORDIHATE ALL ORAIHAGE WORI( WITH .I.LL OTHER TR.I.DES. ESTABLISHED SITE DRAINAGE SHALL BE NAIHTAINEO BY CONTRACTOR DURING ALL PHASES OF LANDSCAPE CONSTRUCTION.
5. FINAL FINISH GRADES SHALL INSURE POS!TJVE DRAIHAGE OF THE SITE WITH ALL SUR:nCE DRAJNAGE AWAY FRON BUILDINGS. WALLS AHO TOW ARO DRAINS AHO CATCH BA.SINS. l FIHAL GRADES SHALL BE APPROVED 1H WRJTIHG BY THE OWNERS REPRESENTATIVE BEFORE PLAHTIIK, OPERATIONS WILL BE ALLOWEO TO BEGIN.
PEBCOJ .&T!Ott IEST!lift um ORWHGF
I. SOILSPERCOUTIONTESTSSHALLBEPERFORMEDPERTHESPECIFlCATIOHS.
A, WITH A SHOVEL, AUGER, OR PO STHOLE DIGGER, DIG HOlE II INCHES TO U INCHES DEEP. HOlE DIAMETER SHOULD SE A MINIMUM OF l INCHES, THE DIAMETER OF THE HOLE SHOULD BE UNIFORM FROM TOP TO BOTTON WITH THE BOTTOM BEING FLAT.
B. FILL HOLE WITH WATER TO THE TOP ANO LET ST.I.NO FOR AT LEAST AN HOUR TO PRE-WET THE SOIL.
C. REFILL HOLE TO WITHIN A COUPLE INCHES OF THE TOP. DON'T ALLOW WATER TO OVERFLOW THE HOLE.
D. TO AJO IN HEASUREHENT, PLACE A STICI( ACROSS THE TOP OF THE HOLE AND USE .I. RULER OR t",EA.SURING TAPE TO NARK PERIODIC DROPS IN WATER LEVEL E. ALLOW THE HOLE TO Dil.1.INFOR AT LEAST ONE HOUR • .I. LDIIGER PERIOD l2TO lHDURSl WILL GIVE A NORE ACCURATE READING OF AVERAGE PERCOLATION RATES, F.SEESPECIFICATIONSFORTESTRESULTANALYSIS.
G. UPONFULURE,CONHCTOWNERSREPRESEHTATIVEFORREMEDIALNEASIJRES.
I.
~
PRIOR TO PLANTING, ERADICATE WEEDS WITHIN THE LIMITS OF WORI': IN THE FOLLOWING ORDER' A. IRRIGATE TWICE EACH DAY FOR APPROXIMATELY 5 TO IO MINUTES EACH WATERING TIME IAS APPROPRIATE TO SITE CONDITIONS! FOR A PERIOO OF Xl CALEOOAR DAYS, S. APPLY POST EMERGENT HERBICIDE !SUCH AS ROUND-UP PRO! PER CALIFOOHU LICENSED PEST CONTROL ADVISOR ANO ACCORDING TO NAINFACTUR.ER"S REC0/111ENOAT!ONS. TAKE CARE TO PROTECT EX!STIHG PLANT MATERIAL WHICH IS TO REMAJH AS SHOWN OH THE PLANS, C.WAITTHEREOUJREDPERJODFORTHEli-ERBICIDETOTAKEEFFECT IIPPRDXINATELY1·1lDAYSl. 0, PHYSICALLY REMOVE WEEDS DEAD OR ALIVE WITH!fl THE LIMITS.
2. EXISTING NATIVE VEGET.I.TIOtl SHALL NOT BE IRRIGATED AND JRRIGATJON RUN•OFF SHALL NOT SPREAD TO AREAS WITH EXISTING NATIVE PLANTS !LOCALLY INDIGENOUS!. l. CLEAN ALL PLAIHING AREAS TO A OEPTH OF TWELVE 1!21 INCHES, REMOVING All WEEDS, DEBRIS, ROCiS, OR OTHER DELETERIOUS NATTER I JHCH OJAMETER OR LARGER FROM THE SITE.
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!. GRl.ffi I CLEAN AND ROTOTILL ALL PUNTING AREAS TO .I. DEPTH OF TWELVE 1121 INCHES. REMOVIMG .I.LL WEEDS, DEBRIS, ROCKS. OR OTHER DELETERIOUS MATTER ! INCH OUMETER OR LARGER FROM THE SITE IIJNt.ESS SPECIFIED OTHERWISE!. THEN !!LENO IN CONDITIONERS PER THE SPECIFICATfONS.
2. PERFORM SOIL TESTS PER LANDSCAPE SPECIFICATIONS.
A. 1F SOIL IS IMPROPERLY COLLECTED, TESTS SHALL BE REJECTEO AHO RE-DONE USING CORRECT PROCEDURES AT HO 1DDITIONAL COST TO THE OWNER, B. SEE PLANS FOR TEST LOCATIONS,
C. SEE L.1.rnlSCAPE SPECIFICATIONS FOR THE TYPE!SI OF SOJL TO SE TESTED. - TESTING OF MULTIPLE SOIL TYPES NAY BE REOU!REO, - FOR INPORT SOIL. A SOIL TEST FROM THE SOIL SUPPLJER SHALL NOT BE ACCEPTED UNLESS PERFORNEO ON THE ACTUAL STOC!':PILE TO BE USED, WITH ttULTJPLE SAMPLES TAKEN FROM THE STOCl<PILE, AND DONE WITHIN A NAXIMUM OF! MOUTH PRIOR TO DELIVERY OH SHE.
0. SUBMIT TEST RESULTS TO LANDSCAPE ARCHITECT FOR REVIEW AS PART OF THE PLANTING SUSMITHL AlifUO SO!L PER THE SOIL LABORATORY'S AND LANDSCAPE ARCHITECT'S RECONNEHOAT!OMS. • LEACHJHGMAY ALSDSEREDUIRED.SEE 'OEEPWATERLE1CH!HG• SECTION ABOVE. • SUBMIT A POST·AMENOED SOIL TEST TO THE LANOSC1PE ARCHITECT FOR REVIEW. AND RE-AMEND THE SOIL IF RECOMMENDED IN THE HEW TEST RESULTS. • REPEAT UliTIL 1Ll ISSUES HAVE BEEN CORRECT£D.
E. SOIL TESTING. AMEHOING, AHO RETESTING ARE CONSJOEREO LONG LEAD TJHi ITEMS. - MULTIPLE ROUNOSMAYBEREOUIREO. • TESTS NAY BE DELAYED DUE TO LHCHING REOUIREHENTS. - CONTRACTOR TO PROVIDE AOEOUATE TIME BETWEEN ROUGH GRADING .I.ml PLANTING TO COMPLETE ALL TESTS ANO REMEO!HION.
F. PUMTING SHALL NOT COt'J",ENCE UNTIL SOIL TREATMENTS ARE COMPLETE AHO I POST·ANENDJNG SOIL TEST !NOi CHES THAT FURTHER TREATMENTS ARE NOT REOU[l!EO.
G. COHTR1CTOI! TO INCLUDE MUL TlPLE ROUNDS OF SOIL TESTS ANO ANENOJHG IN THE SCHEDULE AHO 810 PRICE.
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I. THE J.CT OF PROVIDING A BID FOR THIS PROJECT ESTABLISHES THE CONTRACTOR'S UNOERSTANDIHG THAT THE PLANTS SPECIFIED HEREIN MAY BE UNUSUAL .I.NO MORE DIFFICULT TO LOCATE THAN THE INDUSTRY STANDARD ANO THAT THE CONTRACTOR AGREES TO THE FOLLOWING:
A. THE CONTRACTOR SHALL SEARCH FDR EACH PLANT SPECIFIED. PROVIOED IN THESE DRAWINGS A.RE A LIST OF PLANT NURSERY SOURCES TO BE CONTACTED DURING CONTRACTORS SEARCH. IF ANY OF THE LISTED NURSERIES. OR ANY NURSERIES JH CALIFORNIA OR ARIZOHJ. HAVE THE SPECIFIED PLANTS IN THE CONTAJH£R SIZES SPECIFIED, THE CONTIUCTDR SHALL BE OBLIGATED TO PURCHASE AND OBTAIN DELIVERY OF SUD PLANTS.
8. WITHIN TWENTY-ONE 1211 DAYS AFTER .I.WARD OF CONTRACT. CONTRACTOR SHALL SUBHIT A PL.I.NT LIST WITH NURSERY SOURCES, PLANT OU.1.NTITIES AHO PLANT SIZES: PL.I.NT LIST SHALL INDICATE ALL UNAVAILABLE PLANTS AHO WHICH NURSERIES WERE CONTACTED DURING COtlTR.I.CTORS SEARCH INCOMPLETE SUBNITTALS THAT .I.RE MISSING PLANTS SHALL BE REJECTED. LANDSCAPE ARCHJTECT SHALL Sl.lvGEST PLANT SUBSTITUTION BASED UPON INFORMATION IN CONTRACTOR StJBNITT.I.L.
C, U?OH ACCEPTANCE OF CONTRACTOR PLANT SUBMITTAL BY LJ.HOSC.I.PE .I.RCHJTECT.COITTR.I.CTDR SHALL SECURE PLANTS WITHJN FIVE 151 DAYS ANO ARRANGE FORD£LIVERYFROMHU!i:S£RlES, TREES 5HRHBS urn vm~s
I. EACH TREE AHO SHRUB SHALL BE PLACED lN THE CENTER OF THE HOLE AHO SHALL BE SET PLUMS AND HELD RIGIDLY JN POSITION UNTlL THE PLANTING BACfflLL HAS SEEN TAMPED DOWN Al!OOND EACH ROOTBALL.
2. ALL PLANTS SHALL BE SET AT SUCH A LEVEL THAT THEY WILL NOT SETTLE. OTHERWISE THEY Will BE CORRECTED AT THE CONTRACTOR'S EXPENSE !. .I.LL PLANTS SHA.LL BE THOROUGHLY WATERED IHTD THE FULL DEPTH OF EACH PLANTING HOLE IMMEOIATEL Y AFTER PLAHTIHG. t. ROOT BARRIERS: ROOTCONTROLBJ.RRIERSSHALLBEINSTALLEOWHERETREETRUNKISWITHINFJVEFEETOFHARDSCAPEIORCLOSERJ, INSTALL ROOT BARRIERS ADJACENT, AND PARALLEL TO, EDGE Of HARDSC.1.PE !LINEAR APPLICATION I ANO NOT ENCIRCLING ROOTBALL. BARRIERS SHALL BE 10 • FT.MIN.LENGTH:CENTERSTRJP DFRODTBARRIER OH THE TR:EETRt.m!(.
Pl UUING $00 Tlll!f
I. SEE SPECIFICATIONS FOR LAWN AREA SOIL PREPARATION .I.NO SOD INSHLL.1.TION.
MA!lffflUNCE PEBIOP
I. LANDSCAPE AREAS SHALL BE l':EPT FREE OF WEEDS, NOXIOUS GRASS, AND ALL OTHER UNDESIRED VEGETATIVE GROWTH ANO DEBRIS.
2. PLANT MATERIALS SHALL BE l':EPT IN A HEALTHY, OPTIMUM GROWING CONO!T!OH .I.HO IN .I. VISUALLY PLEAS!Hu APPEARANCE BY WATERING. PRUNING. NOWING, FERTILIZING. REST.I.ICING. PEST AND DISEASE CONTROLLING, SPRAYING. WEEOJHG. CLEAN-UP ANO AHY MAINTENANCE OPERATION NECESSARY TO INSURE A HEALTHY, VIGOROUS STANO OF PLANTS AT THE TIME OF FIHAL INSPECTION.
J, SEE SPEClflC.I.TJONS FOR APPLICATION OF THE POST PLANTING FERTILIZER: .I.T THE RATE SPECIFIED, t CONTRACTOR JS RESPONSIBLE FOR THE UNO SCAPE MAINTENANCE FOR ALL PUNTED ANOtOR IRRIGATED AREAS SHOWN OH THE PLANS FOR THE NAJHTEH.lNCE PER:100 INDICATED IN THE Sf'ECIFICATIONS.
llIBllliJ.Q!i
I. AN AUTOMATIC, ELECTRICALLY CONTROLLED IRRIGATION SYSTEM SHILL BE PROVIDED AS REOUIREO er CITY OF SAN DIEGO LAHD DEVELOPMENT CODE • GENERAL PLANTING .I.NO !RRIG.I.T!OH SECTJON uz.um CC.I FOR PROPER IRRIGATIOH, OEVELOPNEHT • .I.ND MAJHTENANCE OF THE VEGETATION IN A HEILTttY,DISE.lSE-RESJSTANT CONDITION, THE DESIGN OF THE SYSTEN SHALL PROVlDE ADEOU.I.TE SU?PORT FDR THE VEGETATION SELECT£D. eEHJ1Wllllli.
I. ALL LANDSCAPE ANO JRRIGATION SHALL CONFORM TO THE STANDARDS Of THE CJTY-WIDE LANDSCAPE REGULATIONS A.HO THE CITY OF SAN DIEGO LAHOOEVELOPNENTNANUALUNOSCAPESTANOAROSANOALLOTHERLANOSCAPERELATEDCITYAliOREG!ONAL STANDARDS.
2. NININUMTREESEPARATIDN DISTANCE
IHPROVEl'IENTS I NININUN DISTANCE TO STREET TR£E
TRAFFIC SIGNALS I STOP SIGNS - 25 FT
UNOERGROIJHDUTILITY LINE:S -SFT !EXCEPT SEWER!
SEWER LIHE - lGFT
ABOVE GROUNO UTILITY STRUCTURES - 11 FT
DRIVEWAY IENTRIESl - 10 FT
INTERSECTIONS tlNTERSECTING CURB LINES Of TWO STREETS I • 25 FT l EXISTING TR£ES TO RENA IN ON SITE WITHIN THE A.REA OF WORI( WILL l!E PROTECTED IN THE FOLLOWING t'\£ASURES WJLL BE PROVIDED> 3,1. A BRIGHT YELLOW OR ORANGE TENPOfURY FENCE WILL BE PLACED A.ROUNO EXISTING TREES .I.T THE DRIP LINE, l.2. STDCJCPlLING, TOPSOIL DISTURBANCE. VEHICLE USE, JIID MATERJ.I.L STORAGE OF .I.NY J(JND JS Pl<DHIBITEO WITHIN THE DRIP LINE, 3,3. ROOT SYS TENS OF EXISTING TREES WILL BE PROTEC TEO FROM FLOOD!»G, EROSION, CHEMICAL SPILLS, AHO EXCESSIVE WETTING AND DRYING OURINGOEWATERING.
U. THE EXISTING GRADE WILL BE MAINTAINED WITHIN THE ORJP LINE OF EXISTING TREES.
15. ROOTS OF EXISTING TREES WILL BE CUT .1.PPROXJNATEL Y ~ INCHES BACI': FROM HEW CONSTRUCTION ANO ALL CUTS WILL BE SEALED WITH WOOD PA.INT JSNAHUFACTVRED BYFLJNTl<OTEOR APPROVEDEOUAL, l.6. .iCERTIFIEOCONSULTINGIRBORISTSHALLOVERSEEPRUNJNGOFANYROOTS$·1HORGREATERIHDl.l.t1ETER,
3.7. ttA.IHT.I.IH AND DOCUMENT A. TREE WATER SCHEDULE DURING CONSTRUCTION.
U. ILL DAMAGED TREES WILL BE REPLACED WITH ONE OF EOUAL OR GREATER SIZE, t t A NIHINUM ROOT ZONE OF I:! SF IN AREA SHALL BE PROVIOED FOR ALL TREES. THE NIHittUN OIMEHSfOH FOR THIS A.RE.I. SHALL BE 5 FT, PER SAN OIEGOMUHJCJPILCOOESECTION lt2.MllBH61.
5. MAINTENANCE:.I.LLREOUIREOUNDSCAPEAREISSHALLBENIINTAINEDBYTHEOWNf:RUrnlSCIPEA.NOfRRIG.lTIONAREA.SINTHEPUBLIC RIGHT•OF-WAY SHALL SE MA!MT.I.IHED BY THE OWNER. THE LANDSCAPE AREAS SHALL BE MAINUJNEO FREE OF DEBRIS ANO LITTER, A.tlO ALL PLANT MATERIAL SHALL l!E MAINTAlliED IN I HEALTHY GROWING COHDJTJON, DISEISEO OR DEAD PUNT NATERJ.lL SHALL SE SATISFACTORILY TREATED OR REPLACEDPERTHECONOITIONS OF THE PERMITORWITH!HJaDAYSOR A FINAL LANDSCAPE INSPECTION.
NURSERY LIST
BUSINESS NAME PHONE NUtIBER
ABCHURSERY t!OO!iSL-9!62
ALTMAN SPECIAL TY PLANTS moi 1U·81Sl ARBORHURSERY tUill5'1-.W AUSTRALIAN NATIVE PLANTS lffil U!H'Jt!. Bl B NURSERYTOWN !!SIi m-11:U BARON BROTHERS NURSERY, INC. 1!0'5! "4-00IS BARRELS •BRANCHES !nll!'IS.l-Z!'i2 BERYLWDOO TREE FARM !ffil J!S-fflll BIGTREESNUR.SERY.IHC, l!Sal.lS'MSl BQETH!NG TREEUHD FARMS !Ill! Ul·IZZl BOTANICALP.I.RTHERS ff«ll'F..:ll-6111 BRIGGS TR££ NURSERY l'MI m-nn BUEN.I. CREEK GARDENS l'MI 'UJ.·2110 CALIFORH!ACACTUSCENTER !l..'5!7!!hZ1!1 CAL-TO!(YONURSERY !S521ZOH15:!l CEOROSGJROENS 1m1m-u
CHU NURSERY !ffil ~-ll!Z
CHOICEMUR.SERY 115118!·4151
CLAUSON NURSERY 17i011U·3UJ COLOR CONNECTION !!S!l!Z'l-1331 CYCAOS H PALMS !'Ml 1Z!Hil'U DURLING NURSERY 1m112e-sirn E1K GROUNOCOVER 1'1$0! 'ffl·O!U ELNATIVOGROWERS !L'$!S5$•&ui ELLIS FA.RMS l'!i01'ii'Hi2U ETERA-HORTHWEST HORTICULTURE 1!001 'l'xTERA FOUR SEASONS WHOL£SALE 1111! ffl-00i2 FOXHILFARMSOFCALIFORNJ.I. !6191668·72lZ GANTERS l'M! ~-ms GOOD EARTH NURSERY l'Ml'f2!·5!71 GREEL££NURS£RY !ffl1629·9US GREEH ME.I.DOW GROWERS !'fiOl 'IS!-O'm GRIGSBY CACTUS !$/JI ,z1-1m GROWEST !1Ul21·0?61
HINES FA.LLBROOK 1!001 2S!l·6172 HORAl(HHURSERY fKQl7S·Z!G!l HUNTER·S NURSERY lilt! 4'.H:ltl JUNGLENUSIC 1619129!-4605 l(INGS RIVER NURSERY 1m1 m-lm LAS PJLIT AS NURSERY llial 7S·!iiE MAGIC GROWERS 1500! UHiZ..U MIR.I.NAR WHOLESALE USII S'Sl·D MIRAMAR WHOLESALE llt919'51-7ffl MIRAMAR WHOLESALE NURSERY um 95!-M MITSUWA NURSERY ttGS) 11.H!'M. NONROVl.1. MUR.SERY l?Wl 03-!m NOOSA CREEt NURSERY 11017.0-lm MOUNTAIN HERB GA.ROEN lilil UHJS1 NATIVE SONS WHL. HURSERY IH'i'l tlll-Sffi NATIVE WEST NURSERY tfORMERLY R:ECONI 16191 '23-2.Ut NORMA.NS NURSERY liHI Zl'i·fflS ORAMGECOLINTY NURSERY l!OOJ5a•01E! OTTO lSONSNURSERY Ue5JSU.-2l23 PACIFIC WEST TREE CO. lffiJ&1j-5a
PARDEE TREE NURSERY ll01Ul-5ill PARJ:WAY NURSERY !P.I.LNS! tn~J 6?!-.tUl PERENNIAL ADVENTURE liil!l WME3t PERFORMANCE NURSERY IIC';l 521-5.Ui PIERGROSSILANOSCAPE 1?£01SM•Mt2 PRICE'S NURSERY I GARDEN 11$01TTl-7ll.i RANCHO SOLEDAD NURSERY 1i!SSJ7$-3'!!1 ROADRUNNER TREE FARM 17fi0l7fi7·3JIS ROSELAND NURSERY llWJ ,zs-em SA1,:IOKA WHOLES.I.LE HURSERY 17111 m-ous SINmRCOSGROWERS tffilt!J-156! SANTA CATALINA NURSERY lffillfil-m5 SERRA GARDENS 13!0166·1572 SHERNANNIJRSERY l?£01.l11·5ffl SILHOUETTES OF THE DESERT IU:H 1?1-21?5 SOLAmSUCCULEHTS 1'5!1259·6&5 SOUTH COAST WHOLESALE 11'51JWJ-effl SUILJN.I.NOWHITNEYROBINSON tffO!'ISS•llll SUNCREST NURSERIES lt!OI ss-~ SUNHY SLOPE 111'1 rn-sso SW.1.NH[LLHURSERY,LLC 1m1ns-05t5 THEODOREPA.YNEFOUHOATION rem'IU·tW TINSERLINE TREES IEZSI U1·$'3 TOMLINSON SELECT NURSERIES l'li41127·2m TREE OF UFE NURSERY t!m ne-ius TREE SOURCE, THE Ital Jn-1151 UPPER CHASE NURSERY l!S°IIT1h':tU VALLEYCRESTTREECOM?.I.NY lWiJ5U.-:im VENTUR.I. COUNTY NURSERY, lHC. IH'i'I Ul-'1i1'1 VJLLAGENURSERIES,HUNTINGTONBEACH 11!.11!63-5172 VILLA.GE NURSERIES, MIRAMAR 1tsa1 SS:HM2 WO YOUNG I SONS !TUI Jn·'l105 W.1.Ll(ER·VICE NUR$ERY 151911.8-1615 WALTER ANDERSON'S rm1w.-m1 WALTER ANDERSON'S l&Sa!SIJ·.600 WE!DHER'S GARDENS !TSO! os-21u WEST CD.I.ST NURSERIES r1i010H2'il WESTERN CACTUS tTU! 1lfi-1110 YASUDA TREE NURSERY 1m1ru-DSS5 LdG l.amsde Gortluund,c,pe- 619-990-2177
4352 Coronado Avenue
San Diego, CA 92107
www.LdG-tand.com
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NOVAK RESIDENCE
Project Number
2011-NOV
Oesctiption
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PLANTING NOTES
Sheet 25 of 27
L3.3
PLANTING LEGEND
IBUJI..OH STIIATLM- RED VBH IMMH MAU.OW
ABUTl.OH PALMEfll- PALMER'S MAU.OW
CENKlntUS G. H. 'YANCEE POINT'· YNOH POIKT CAUfORNA LJ.AC PLUMERIA DIITUSA- SIHGN'OAEPLIJME™
riA HAYESl,l,HA • SAN DIEGO POVERTY 'ftt£D
MU~BfRGIA'WtlTECLOLO'-'NtfTEA'lt'NMl.liLY
QUERCUS AGRIFOLIA- COAST LM OAK SCl-£FFl.fRAACTWOPHYU.A- UleilEUATREE PHILOOENDRON X,IJ,IA[X,J • Wl"1'ERBOIJIH PHLOOEHDRON = ,COt,'UM 'ALICE KECK PARX'-ALU KECK PARKAEOtllM
ASPARAGUS DEHSIFUJ!US MYERS' - FOXTAI. FERN
CtOfOAOPflAUJM TECTOII.N - SMAl.l CAPE RUSH
M«::US PATEHS '8JC ll.UE' • CAl.FalNIA GRAY fllSH
M'l'RT\JS COMMtJNIS 'COMPACT A' - DWW M'!'RTl.E
SPHAERAlCEA AUSIGUA tOUIS HMIILTON' • LOUIS HAMUON DESERT tMI.LDW
NJAVE ATTEH\JATA '800Tlf BUJ:' - BU£ FOXTAI. 11!,AVE NJAVE OVAT'fQ.IA fftOSTY ll1IE' - WHAI...ETOHGI.,( ASAVE ALWM'Gt.OIIEW.STBt-61..0!IEMASTBIAlJ.Jt.14 ACHlill Mllllfa.IJM - COMMON YAf«JN CARfX P.N& • CAU'OfNA MEADOW SEDGE WHOTMUS 'C8.ESTW.. lllLE' • CElESTW. BU.IE CAl.FORHIA U.AC ClAACAEHA MARGINATA • DRAGON TIE EIOOEAOH IWMNSIQAH\JS - SANTA 8.WW!A DAISY GALYEZIASPACIOSA.'ARECAACICER' - ISUHO~ lROPE "'-'SCAAI • LlYTURf LOMNllRA LOHGOfO..JA "BREm' - CYNAAF MAT RUSH MAHONIA E. 'SOFT CARESS' - SOFT r.AAESS MAtl>HIA NNl>INA DOMESTICA ALBA tfMON LIME'- llMOH LIME H>JrlltiA IE'tfUltEPSISCOIUllFaJA-S'NORDFERN OPHIOf'OGOH JAl'ONICUS 'H.',!iUS' - fJHNlf MONDO GRASS SALVIA APLmA • WHITE SAGE SALVLACl.MLN()H-Cl.EVEJ..AA'OSAGE TRAOESCA>mASPAlliACEA'TR!COlOR'- VAPJEGATA MOSES IN TllE BOA.T
VERBENA ll.ACNA 'OE LA MNA' - CEDROS ISIMD
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LdG llltru de Gertlel'l.andscape Archltacts
s19-s~21n
4352 Coronado Aveooe
5'n DieOO, CA 92107
www.LdG4ancl.com
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NOVAK RESIDENCE
PTojectNUl'llbtr
201 1-NOV
Dtsc.ription
PLANT IMAGES
Sheet
Sheet 26 of 27
L3.4
.. ,.
,.
,.
,.
C2020UG~hd'illc:s
SECTION
SECTION AT SLOPE.I.REAS
Z X ROOTBALL !ALLFOURSIDESI
/
cII
,®
\:_:_:;_:_::,I I
(DTREEAMDROOTB.1.LL
0 ~~~;::~~fo~ZlQ~EtR:~EClFICATIONS: LOCATE OH
CD TREE TIES PER SPECIFICATIONS
0 ~i~4~g~\:~R:L~\A~~/l;~ ~bi~ ~·Lii~timm, n SPECIFJC.I.TIOHS, WRAP PIPE IHFlLTERFABRIC SOCK !11AHCOR'-NO UWWH EO.l LEAVE PIPE HOLLOW.
CD ~~~1~ci~~'.H BERM• EDGE OF PLANT PIT, FIii.ML y
©FINISHEDGRAOE
{I) PL.1.NTTA8LETSPERSPECIFICJ.TIOHSi'BElOW6R.I.DE.
© I CU. FT. CRUSHED AGGREG.I. TE
© ~~~g: f~5~~ii~JLA~~
0 s~~\cio~a~tt~T~~~:iJ/0
FINISH GR.I.DE
@ MULCHPERSPECIFJCHIONS
® ~r:~E~~l~~~?~::.c~ioHi~s~:~No:of~~~~~iJ[L
ROOT8ALL.
@Ex!STUIGSOIL
@PL.l.lff!HGB.I.CKFILLMIXPERSPECIFICATJOHS
@) i~\~~0~
1 ri:~~~\~t~~O~~~i~~ft.1.=~~itLEi1\0J.I.TIOH
HOH-COMPACTED NATIVE SOIL,
@ ~~~,\~~~~
1a1
f~1J.EiJ/t\S.·~:;i~~~g;~gii~a1l~L
IPERCOLATIOHPITSl.
NOTES:
l.REFERTOPLANTIHGSPECIFIC.I.TIONFOR
AOO!T!OIULINFORNAT!OH
Z.OETAILSHOWSAU"BOXTREE.MOOIFYOETAlllF
LARGER TREE IS PROPOSED
l.KEEP MULCH l'•i" J.WJ.Y FROM STEMS t TAPER ♦
ROOTBALL
t. MINIMUM BRANCHING HEIGHT 'f2• ABOVE ACCESSIBLE SURF.I.CE S.U•.1.NO!i"BOXTREESSH.I.LLH.I.VETREESTAKES
PERSPECJFICATJONS.tJ"BOXTREESORLARGER
SHALLHAYEGUYWIRlNGSTAB!LIZ.I.TJOHPER
SPECIF!CJ.TJOHS.
6.REFERTOSPEC!FIC.I.TIONSFORSUPPLEMENTAL
CORRECTION IN THE EVENT OF MAJOR SOIL PERCOLATJONCOHCERNS.
GROUND COVER SPACING
ONCEHTER
P .I.NTSPl"'N
,.
,,.
,..
,,.
»·
a·
w
SECTIOH.I.T
FL.I.TAREAS
o.c.
o.c.
O.C
O.C
O.C
O.C
o.c.
0 GROUNOCOVERPLANT
P MITR
rn·
ru·
15.5"
,,_,.
31.9•
SS.33"
,us·
\
0 TRUIIGULARSPAC!NGITYP.I
w
o.c
o.c
o.c
o.c
o.c
O.C
o.c 0
0 CD OH CENTER PLANT SPACING 1PLANTROW,REFERT06ROUNO COYER SPACIMGCHART ABOVE RIGHT, 0 ~~t1~i~rF~~ ~~~gEo! rit~fl~~:tRIES. SEE PLANT LEGEND
© SET ROOTBALL CROWN l80VEFJN!SHG!UOE
© MULCHPERSPEC!FlCAT!OllS
CD ROOT8lLL
© FHl!SHGlllOE
© PLANTHBLETSP£RSPECIFIC.I.TJONS
@ ADJACENT PAVING
® SO!LPERSPECS
NOTE<REFER TOPLAHT!NGSPECJF!CATIONFOR AOOIT!ONAL INFOR/1.1.TION. •=
© TREEAIIDROOTBALL
© i:~~ ST AKES 121 PER SPEC!FICA TIONS, LOCATE ON WIHOW.1.RD SIDE OF CD TREETIESPERSPECIFJC.I.TIONS
© ~~:;~
1 :r ~i~~o:~1i
0 p';t~E1:n~T~~ ni11:~iTJJ~~ 1~~~iiri~-~~%ii~T
EO.l LEAVE PIPE HOLLOW,
0 1" HIGH EARTH BERM• EDGE OF PLANT PIT. FIRMLY COM?.I.CTEO, ©FIHISHEOGR.I.OE
© PL.I.NT TABLETS PER SPECIFICATIONS i"BELOW GRADE.
© I CU. FT. CRUSHED .I.GGREG.I. TE
© SET ROOTS.I.LL • z· ABOVE FINISH GR.I.DE, .I. T EXISTING SLOPE LEVEL. @ MULCHPERSPECIFICUIONS
® ~~:CW1~:~1~i~~~~A;:no~:t:~:L
0 :Et~~~E~o~~~.1.r~~
@ EXIST!NGSOJL
~~~,~------ @ PLJ.NTJNGB.I.CKFILLMJXPERSPECIFJCATIONS
@ ~~~~: ~~~;g~ttf:~~~t[I~~T~l~JNE_RC~~~~tfit~I.I.OT~J~ J~jr DEPTH Em 2X ROOTBHL IALLFOURSJOESI
POSITIONOPPOSITEOFJ"PERFORATEOPIPE.ENSURECOYER.I.GEOFl" MULCH. IF PERCOL.I.TJOH TEST FAILS, PROCEED TO AUGER Ill r OU. X 5'*0"DEPTHBELOWROOT8ALLPERCOL.I.TIOHPITS. @ ~~tt~~H~:Of'E BEHJMO PLANT PIT AS HEEDED TO PREVENT SOIL @ LINE OF SLOPE BEYON!lt OR EXISTING SLOPE
@ ~~~t!:~~i~:J:~~JsLtR"JNio~~ERE occuRs: JNSTJ.LL PER
NOTES:
I, REFER TO PLANTING SPECJFJC.1.TION FOR .I.OO!T!Otl.l.L INFORMATION.
2. DETAIL SHOWS AU BOX TREE. MODIFY DETAIL IF LARGER TREE IS PROPOSED. lKEEP MUlCH J•4• AWAY FROM STEMS I TAPER ♦ ROOTBJ.LL.
J.MIHIMUNBR.I.HCHIHGHEIGHT ,2•ABOVE.I.CCESSIBLESURFACE.
5.U"J.NOWBOXTREESSHJ.LLH.1.VETREESUKESPERSPECIFICUIONS, a• SOX TREES OR LARGER SHALL HAVE GUY WIRING ST.I.BJLIZ.1.TIOH PER SPECIFICATIONS.
5. REFER TO SPECIFICATIONS FOR SUPPLEMENTAL CORRECTION IH THE EVENT OF MAJOR SOIL PERCOLATION CONCERNS 7 • .1.LL MULCH FROM NURSERY SHOULOBE REMOVED ENTIRELY PRIOR TO PL.I.NT IHST.I.LUTlONTOEHSURE ROOTB.I.LL IS PLANTED AT CORRECT ELEVATION.
CD ADJACENT PAVING PER PLAN (D .I.HEHOED SOIL PER SPECS. 0 NULCH PER SPECIFICATIONS: TOP OF
MULCH SHALL BE BETWEEN ttl" ANO 112·
BELOW ADJACENT FINISH SURFACE OR
HE.I.DER
@ UHOSC.I.PE FABRIC LAYER OVER FINISH
GRADE 1H PUNTING AREA
i r
0 © COMPACTED SUBGRADE ANO BASE
REOUIRENEtffS PER GEOTECHNICAL REPORT
.• I ;..,
0 I -J· CRUSHED AGGREGATE NULCH BARK MULCH
(D UWH, PER PUtfflNG LEGEND AHO SPECIF!CHJOHS
CD &"DRAIN.I.GESAHD
CD AMENDED PLANTitlG SOIL, PER SPECIF!CAT!OtlS
Q) ADJACENT PAVING, REFER TO PLAN
© ADJACENT PUNTING AREA., PER PUN
© NET.I.L EDGING
© COMPACTED SUBGRAOE PER GEOTECHN!CAL REPORT
I
(i) SHRU8
0 SET ROOTB.1.LLCROWN l"ABOVEFIN!SHGR.I.OE
0 FIHJSHGR.I.OE
0 PL.I.NT TABLETS PER SPECS.
0 PLAHTINGB.I.CKFILLMIX PER SPECS.
0 RIPPED ANDRECOH?.I.CTEO SUBGR.I.OEPERSPECS
0 MULCH PER SPECS.
0 AOJ.I.CENTP.1.VIHGSURFACE
0 OFFSET FRON EDGE OF PAVING. SEEPLAHTLEGEHOFOR
OFFSET DISTANCE.
SECTION
NOTES,
!.REFERTOPLAHTINGSPECIFICATIONFOR AOOITIOHALJMFORM.I.TION
2. OET.I.ILSHOWSASC.ALLONROOTBALL
l. KEEP MULCH i·-5•.1.w.1.Y FROM STEMS 1
TAPER•ROOTBALL
----0
CD SHRUB 0 ~!~~~g\~L~:fvii~,~~KLt~JJ'1,
1 J1:l.
0 t~ro~~~lBtifs~~~Gw~L~ll~~!ti.
1 .NISH 0 ~t~~~~ SLOPE BEYOliOt OR EXISTING
NOTES:
1.REFERTOPLANTIHGSPEC!FIC.1.T!ON FOR AOOITJOHAL INFORMATION 0 ~;~}~~R~t~T~O~A~:E~~GE OF PL.I.WT 0 RIPPED .I.HO RECOMP.1.CTEOSUBGR.I.OE PER SPECS.
Z. DETAIL SHOWS.I. 5GALLOHROOTBALL
l.l:EEP MULCH t·•S"AWJ.YFROM STEMS 0 1HPERtROOTBALL
0 0
FINISH GRADE
PLANTTA8LETSPERSPECS.
PLANTING BJ.Cl': FILLMJXPER SPECIFICATIONS
@
1 MULCH PER SPECS.
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CITY COUNCIL ACTION:
______________________________________________________________________ ______________________________________________________________________ ______________________________________________________________________ AGENDA ITEM # B.2.
STAFF REPORT
CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Gregory Wade, City Manager
MEETING DATE: July 13, 2022
ORIGINATING DEPT: Community Development Department
SUBJECT: Public Hearing: Consideration of Resolution 2022-087 and 2022-088 Requesting Certification of the Initial
Study/Mitigated Negative Declaration and the Approval an Application for a Development Review Permit and
Structure Development Permit for Ida Avenue Apartments, an Eight-Unit, Rental Residential Development Located on a Vacant Lot on the East Side of Ida Avenue. (Applicant:
KNN Management LLC; Case No.: 17-18-03; APN: 298-162-
37)
BACKGROUND:
The Applicant, KNN Management LLC, is requesting City Council certification of the Initial Study / Mitigated Negative Declaration (IS/MND) and approval of a Development Review Permit (DRP), and Structure Development Permit (SDP) to construct the Ida Avenue Apartments Project (the “Project”). The proposed Project is an eight-unit, for-lease residential apartment complex on a 0.89-acre vacant property located in the MediumHigh Residential (MHR) Zone and on the east side of Ida Avenue, south of Genevieve Street immediately west of the Interstate 5 (I-5) Freeway. The proposed Project consists of two (2) detached two-story buildings built above basement-level garages, a total of 18 off-street parking spaces, 11,451 cubic yards of aggregate grading, a communal playground, landscaping, and associated site improvements. The southern building (“Building 1”) would be 11,971 square feet and include 6 units with a subterranean shared parking garage (12 spaces and 2 guest spaces). The northern building (“Building 2”) would be 3,917 square feet and include 2 units with partially subterranean private twocar garages. The maximum building height is proposed at 24.94 feet above the proposed grade with the highest point of the structure at 140.03 feet above Mean Sea Level (MSL).
The project plans provided by the Applicant are included in Attachment 1. Pursuant to the requirements of the California Environmental Quality Act (CEQA), the City prepared an IS/MND, which is included in Attachment 2 and the associated appendices consisting of technical reports related to the project are available for review on the City’s website at July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
(https://www.cityofsolanabeach.org/en/government/departments/communitydevelopment/planning/ida-avenue-apartments-project).
The Project requires a DRP for grading in excess of 100 cubic yards, construction of a structure with a second floor that exceeds 35 percent of the floor area of the first floor, and to exceed the base density for the MHR Zone. The project also requires a SDP for construction in excess of 16 feet in height measured above the pre-existing grade.
The issues before the Council are: 1) whether to adopt Resolution 2022-087 (Attachment 3) certifying the IS/MND for the proposed Project; and 2) if the Council certifies the IS/MND, whether to approve, approve with conditions, or deny the Applicant’s request for a DRP and SDP and adopt Resolution 2022-088 (Attachment 4).
DISCUSSION:
The 0.89-acre vacant property is located on the east side of Ida Avenue, south of Genevieve Street and immediately west of the I-5 Freeway. The topography of the triangular shaped lot slopes down gradually from east to west. The majority of the site consists of a slope between 10 and 20 percent. The vacant property consists of disturbed, non-native vegetation and groundcover such as ice plant, Russian thistle, and telegraph weed. A chain-link fence currently separates the property from the I-5 right-of-way to the east. There are no public improvements, such as curb, sidewalk, and gutter located along the Ida Avenue right-of-way to the west of the property except for high-voltage transmission lines.
The Applicant is requesting approval of a DRP and SDP to construct an eight-unit, forlease, residential development consisting of two detached two-story buildings built above basement-level garages and perform associated site improvements including cut and fill grading, drainage improvements, landscaping, a playground, and off-street parking.
Table 1 (below) provides a comparison of the Solana Beach Municipal Code (SBMC) applicable zoning regulations with the Applicant’s proposed design.
Table 1
LOT INFORMATION
Property Address:
Gross Lot Size:
Net Lot Size:
Max. FAR 75%:
Proposed Floor Area:
Below Max. Floor Area by:
Max. Allowable Height:
Max. Proposed Height:
Highest Point/Ridge:
Overlay Zone(s):
0 Ida Ave.*
40,833 sf
38,904 sf
30,625 sf
15,888 sf
14,737 sf
25 ft
24.94 ft
140.03 MSL
N/A
Zoning Designation:
# Units Allowed:
# Units Requested:
MHR (8-12 du/ac)
7-10 Dwelling Units
8 Dwelling Units**
Setbacks: (d) Required Proposed
Front (W) 20 ft*** 20 ft
Interior Side (N) 5 ft 5 ft
Interior Side (S) 5 ft 5 ft
Rear (E) 15 ft*** 15 ft *The vacant lot will be assigned address(es) during building permit plan check
**The Applicant is requesting to exceed the base density as part of the DRP per SBMC 17.20.030(B)(1)(c).
***Front and Rear setbacks reduced due to average lot depth.
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17-18-03 DRP/SDP
Ida Avenue Apartment Project
PROPOSED PROJECT INFORMATION
Proposed Floor Area Breakdown:
Building 1 (South) Building 2 (North) Total
Unit # 1 2 3 4 5 6 Total 7 8 Total
1st Floor 1,019 970 983 960 979 1,032 5,943 1,085 1,115 2,200 8,143 2nd Floor 813 775 850 786 814 825 4,863 872 741 1,613 6,476 Covered Patios 300 252 185 300 1,037 104 104 1,141
Basement Garage Shared Garage 9,077 1,082 728 1,810 10,887 Common Area 128 128
Subtotal 1,832 2,045 2,085 1,931 2,093 1,857 21,048 3,039 2,688 5,727 26,775 Basement Exemption - 9,077 - 1,082 - 728 - 1,810 -10,887 Total Floor Area 1,832 2,045 2,085 1,931 2,093 1,857 11,971 1,957 1,960 3,917 15,888 Proposed Grading: 8,945 CY of cut and 235 CY of fill; 106 CY of excavation for footings; 21 CY of fill for footings; 894 CY of removal and recompaction for wall footings; 1,839 CY building over excavation; an aggregate grading quantity of 12,040 CY; and 8,975 CY of export off site.
Required Permits:
DRP: grading in excess of 100 cubic yards; construction of a second story that exceeds 35% of the first floor; and density in excess of the base density in the allowed range for the MHR Zone.
SDP: a new structure that exceeds 16 feet in height measured from the pre-existing grade.
Required Parking: 16 spaces + 2 guest spaces
Proposed Parking: 16 spaces + 4 guest spaces
Proposed Fences and Walls: Yes
Proposed Accessory Dwelling Unit: No
Proposed Accessory Structure: Playground
equipment
Existing Development:
Vacant lot
Staff has prepared draft findings for approval of the DRP in the attached Resolution 2022- 088 for Council’s consideration based upon the information in this report. The applicable SBMC sections are provided in italicized text and recommended conditions of approval from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.
The following is a discussion of the findings for a DRP as each applies to the proposed project as well as references to recommended conditions of approval contained in Resolution 2022-088.
Development Review Permit Compliance (SBMC Section 17.68.40):
A DRP is required because the proposed development includes grading in excess of 100 cubic yards, construction of a second story that exceeds 35 percent of the first floor, and a density that exceeds the base density in the allowable range for the MHR Zone. The Council may approve, or conditionally approve, a DRP only if all of the findings listed July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
below can be made. If the findings cannot be made, the Council shall deny the DRP.
Resolution 2022-088 provides the full discussion of the findings.
1. The proposed development is consistent with the general plan and all applicable requirements of the zoning ordinance including special regulations, overlay zones, and specific plans.
2. The proposed development complies with the development review criteria.
3. All required permits and approvals issued by the city, including variances, conditional use permits, comprehensive sign plans, and coastal development permits have been obtained prior to or concurrently with the development review permit.
4. If the development project also requires a permit or approval to be issued by a state or federal agency, the city council may conditionally approve the development review permit upon the Applicants obtaining the required permit or approval from the other agency.
DRP Finding #1
General Plan Consistency
The proposed Project may be found consistent with the General Plan, which designates the property as Medium-High Density Residential (MHR) and is intended for multi-family residential development within a density range of eight to twelve units per acre. The proposed Project may be found to be consistent with the following General Plan policies in the City’s Land Use (LU) Element for residential land uses:
• Policy LU-1.1: Encourage the development and protection of healthy residential neighborhoods by ensuring sensitive transitions between those neighborhoods and adjoining areas and preventing deterioration through rehabilitation and maintenance efforts.
• Policy LU-1.2: The City’s land use plan shall include residential land uses comprising a range of housing types, locations, and densities. • Policy LU-6.6: Promote infill development, redevelopment, rehabilitation, and reuse efforts that protect and contribute positively to existing neighborhoods and surrounding areas.
• Policy LU-6.7: Promote appropriate transitions in building height and bulk which are sensitive to the visual and physical character of adjacent neighborhoods.
The proposed development could be found to be consistent with the objectives of the General Plan as it encourages the development and maintenance of healthy residential neighborhoods, the stability of transitional neighborhoods, and the rehabilitation of deteriorated neighborhoods.
July 13, 2022
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Ida Avenue Apartment Project
The Project could be found to be consistent with the following General Plan programs and goals in the City’s Housing Element which the City is committed to implementing the housing goals, including regional housing needs assessment / local share goals and affordable housing goals, including:
• The adequate provision of a range of safe and decent housing opportunities that will meet Solana Beach’s share of the existing and future housing needs of the region.
• Maintenance, preservation, and enhancement of community and neighborhood character and the quality of residential neighborhoods and commercial areas. • Developing a site that was identified as having development potential for 7-10 dwelling units in the City's Housing Element.
The 2013-2020 Cycle Housing Element identified the subject property as an adequate site that was already zoned to allow for multi-family residential development. Referenced as “Site 8” in the Adequate Sites Inventory, the Housing Element specified a past project application (DRP/SDP/SUB 17-07-08) for an 8-unit detached residential condominium development, which was later withdrawn.
In 2021, the City adopted the 6th Cycle 2021-2029 Housing Element which includes this site as a property that could accommodate eight (8) moderate and above moderate housing units. The 6th Cycle Housing Element is still pending certification by HCD, however, this project is consistent with the adopted policies and estimated densities for housing development on vacant and underutilized properties.
Local Coastal Plan/Land Use Plan Consistency
The Solana Beach City Council adopted a Local Coastal Plan (LCP) Land Use Plan (LUP) on February 27, 2013 (amended and certified on June 11, 2014). Although the LUP has been certified by the California Coastal Commission, the Local Implementation Plan (LIP) portion of the LCP has not yet been certified; as such, the provisions of the LUP are considered by the Coastal Commission to be advisory rather than mandatory at this time.
The purpose of the LUP is to implement the State’s goals for the coastal zone. The City’s LUP provides long-term goals that promote the beneficial use of lands in the City and the beach and shoreline for residents and visitors alike. The LCP/LUP designates the property as Medium-High Density Residential. This land use category is intended to be developed with eight to 12 dwelling units per acre. This zone is intended for multiple family attached units such as apartments and condominium buildings. Such areas are located in close proximity to major community facilities, commercial centers, and transportation routes. It is intended that development in this zone utilize innovative site planning and provide on-site recreational amenities.
The proposed Project could be found to be consistent with the LCP/LUP. In particular, the proposed Project could be found to be consistent with the policies in Chapter 5 – New Development, which includes general policies for new development, and policies for July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
residential development, multi-family development and redevelopment, energy efficiency and archaeology.
Zoning Ordinance Consistency
SBMC Section 17.20.010(E) specifies that the MHR Zone is intended for a wide range of residential development types including detached single-family and attached duplex units at the low end of the density range and multiple family attached units at the higher end of the density range. The MHR Zone allows for eight to 12 dwelling units per net acre. The following is an analysis of the Project consistent with the applicable development regulations.
Density Regulations:
Density regulates the number of dwelling units allowed on a lot per net acre. In order to determine the number of units allowed on the 38,904 square-foot or 0.89 acre (net) parcel based on the density range, the following calculation is used:
net lot size in acres x number of dwelling units per acre = number of units allowed If the calculation results in a fractional number of 0.7 or greater, the number of units can be rounded up to the nearest whole number. The density range for the subject property is as follows:
MHR Density Range: 8-12 du/ac
Base Density: 8 du/ac (net) Maximum Density: 12 du/ac (net)
0.89 x 8 du/ac = 7.12 du or 7 du 0.89 x 12 du/ac = 10.68 or 10 du In addition, SBMC 17.20.030(b)(4) indicates that multiple dwelling unit projects located in or in proximity to sensitive lands such as steep slopes, coastal bluffs and wetlands shall adjust the allowed density according as follows:
Table 17.20.030-C
Density Adjustments for Sensitive Lands
Area Type Density Adjustment Multiplier
Wetland Areas 0.00
Slopes less than 25% grade 1.00
Slopes 25% to 40% grade and not also in
another sensitive area 0.50
Slopes greater than 40% grade 0.00
Slopes of 25% or greater grade:
1. Along Coastal Bluffs
2. Uplands Adjoining the San Elijo
Lagoon
0.00 July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
The Applicant provided a Slope Analysis Exhibit on sheet SL-1 and density calculations on sheet TS of the attached project plans (Attachment 1) that shows the density adjustment according to table 17.20.030(C) as follows:
The Applicant is requesting to exceed the base density to construct 8 dwelling units.
SBMC 17.20.030(B)(1)(c) indicates that:
The maximum density shall not be construed to be a “guaranteed right” and shall be granted only upon demonstration that the proposed development incorporates exemplary site planning and design and complies with all applicable zoning regulations and general plan objectives. Whenever the proposed density for a site is greater than that permitted by subsection (a) of this table, the increased density shall be justified by consideration of such matters as: superior project design; public facility availability; availability of public transportation; proximity to public recreation; proximity to public facilities or community amenities provided by the developer of the site; whether the increased density will assist the city in meeting its regional housing obligations and local housing goals; whether the increased density will adversely affect the neighborhood; or whether the increased density will assist the city in meeting other general plan goals and objectives.
The Applicant has provided a narrative for the proposed project indicating how the project satisfies the requirements of this section of the code and is requesting that the Council approve the Project in excess of the base density, but within the allowable range (Attachment 5). In the narrative, the Applicant cites that the proposed project contains elements of superior design by: providing parking underground and out of view of the neighborhood, providing two additional guest parking spaces, providing outdoor space for each dwelling unit and a playground that can be used by tenants as well as residents within the surrounding area. The site is within walking or biking distance to the NCTD Breeze bus line, stores, several schools, La Colonia Park, and the Del Mar Fairgrounds.
In addition, if approved, the project would add 8 dwelling units towards meeting the City’s housing obligations.
If the Council is able to make the finding that the project demonstrates exemplary site planning and design in accordance with this section of the Municipal Code, the attached resolution will be modified to reflect the specific findings made by the Council.
Minimum Yards/Setbacks:
As designed, the project complies with all required setbacks under the designation “d” on the City’s official Zoning Map. The required front yard setback is reduced to 20 feet and the required rear yard setback is reduced to 15 feet due to an average lot depth less than 90 feet per SBMC 17.20.030.D.1.b&d. The Project would meet or exceed all of the required setbacks.
July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
Maximum Floor Area Ratio:
The maximum allowable Floor Area Ratio (FAR) for the MHR Zone is 75 percent of the gross lot area. The maximum allowable FAR for the 40,833 square-foot lot (gross) is 30,625 square feet.
Building 1 would be 11,971 square feet and include six two-story attached units built above a 9,077 square-foot subterranean shared parking garage consisting of 12 resident parking spaces and 2 guest parking spaces. The proposed six units in Building 1 would range in size from 1,832 square feet to 2,093 square feet and would each include an open concept kitchen, living, and dining area, one bedroom, and one bathroom on the first floor and a primary suite, a third bedroom, and a bathroom on the second floor. Building 2 would be 3,917 square feet and include two two-story units built above two private twocar garages totaling 1,810 square feet. The two units in Building 2 would be 3,039 square feet and 2,688 square feet and consist of larger floor plans with the same amenities as those in Building 1. All units would have attached trellises over patios in the front and rear sides of the units and second-floor decks on the west sides. Each of the proposed garages comply with the regulations for basements and are, therefore, exempt from the calculation of Gross Floor Area.
With the basement exemption (10,887 square feet), the total proposed floor area of the Project would be 15,888 square feet or a FAR of approximately 39 percent (14,737 square feet below the maximum allowable).
Maximum Building Height:
The maximum building height for the MHR Zone is 25 feet. The maximum height of the proposed residence would be 24.94 feet above the proposed grade with the highest portion of the structure to be at 140.03 feet above MSL. The proposed structures would exceed 16 feet in height from the pre-existing grade. Therefore, the Project is subject to the requirements of SBMC Chapter 17.63 – View Assessment and the approval of an SDP. Compliance with those provisions is discussed later in this report.
Required Off-Street Parking:
SBMC Section 17.52.040 and the Off-Street Parking Design Manual (OSPDM) require two (2) off-street parking spaces per dwelling unit in a multi-family development with two or more bedrooms and one (1) off-street guest parking space per every four dwelling units. The Project includes a basement-level garage under Building 1, which would provide the required 12 resident parking spaces for the six units above and two additional guest parking spaces. The garage in Building 1 would be accessed from Ida Avenue by a one-way driveway located in the center of the lot and exit at the south end of the lot.
The Project also includes two private basement-level two-car garages (4 total resident spaces) with private driveways accessing Units 7 and 8 in Building 2 in the northern portion of the lot. Two additional unenclosed, off-street guest spaces would be located north of Building 2. In total, the Project would provide the required 16 resident parking July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
spaces (two per dwelling unit) and exceed the required guest parking spaces by providing four when two are required (one per four units).
As designed, the Project will comply with the required parking, maximum floor area, required setbacks, and maximum building height.
Fences, Walls and Retaining Walls:
Within the front yard setback, the SBMC Section 17.20.040(O) allows fences and walls, or any combination thereof, to be no higher than 42 inches in height as measured from existing grade, except for an additional 2 feet that is at least 80% open to light. Fences, walls and retaining walls located within the rear and interior side yards are allowed to be up to 6 feet in height with an additional 2 feet that is 50% open to light and air.
The Applicants are required by CALTRANS to construct a Concrete Masonry Unit (CMU) sound wall along the rear (east) property line to provide a barrier between the residential development and the I-5 Freeway. The combination retaining wall and solid site wall would range in height from 2.0 to 15.5 feet in height when measured from the pre-existing grade, as required by SBMC fence regulations. As the pre-existing grade naturally descends in the northern portion of the property, the required CMU sound wall would exceed the maximum allowable fence/wall height for a rear yard in a residential property.
However, SBMC Section 17.20.040(O) grants the City Council the option to approve a higher fence or wall in order to mitigate against potential adverse effects. In this case, the CMU sound wall would mitigate against the adverse effects of the I-5 Freeway from the Project. The CMU sound wall would terminate at the location of the playground equipment and transition to a six-foot fence following the rear property line.
Other proposed fences and walls include a six-foot solid site wall along the southern property line to delineate between the Project site and the adjacent residential property to the south. The Project also includes various guard rails and handrails where deemed necessary for safety along entry for the on-grade stairways, an Americans with Disabilities (ADA) ramp, patios, and retaining walls. Each unit would also include five-foot tall solid site walls with gates to divide the private yards while still providing emergency fire access around the entire structure.
Currently, the plans show fences and walls that comply with the requirements of SBMC
17.20.040(O) and 17.60.070(C) should the Council find that the CMU sound wall would mitigate against adverse effects. If the Applicant decides to modify any of the proposed fences and walls or construct additional fences and walls on the project site, a condition of project approval indicates that they would be required to be in compliance with the Municipal Code.
Affordable (Inclusionary) Housing:
The application for the Project was submitted on March 22, 2018 and is therefore subject to the regulations in place at that time, which included Inclusionary Housing regulations July 13, 2022
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Ida Avenue Apartment Project
that have since been updated. SMBC Chapter 17.70 specifies the City’s affordable inclusionary housing requirements.
The applicable regulations specified that, prior to the issuance of a building permit for each market-rate rental dwelling unit, for-rental (for-lease) residential projects of five or more dwelling units shall pay affordable housing impact fees to mitigate the rental residential project’s impact on the need for affordable housing in the city. The Affordable Housing Impact Fee (AHIF) pursuant to SBMC Section 17.70.025(A) is $25.28 per square foot of gross square footage of the market rate rental units. Therefore, the total AHIF for the Project would be:
15,888 square feet X $25.28 = $401,648.64
A condition of approval has been included in Resolution 2022-088 (Attachment 4) to require that the Applicant pay the AHIF prior to the issuance of building or grading permits.
The current affordable housing regulations set forth in SBMC Section 17.70.025 and codified in 2019 after the submittal of this application preclude the payment of the AHIF for rental residential projects. Instead, under Ordinance 500 as adopted in 2019, this project would have been required to construct and set aside 15 percent of all units, or 1.2 units, for rent to very low or low income households (as defined by Health and Safety Code Sections 50105 and 50079.5, respectively) at rents affordable to such persons or households.
Specific Plans and Special Overlays
The property is not located within any of the City’s Specific Plan areas or special overlays.
However, the Environmentally Sensitive Habitat (ESHA) Map included in the City’s adopted Local Coastal Program Land Use Plan (LCP/LUP) identifies the property as a mix of Non-Native Grasslands and Disturbed Habitat. The Applicant prepared a Biological Resources Assessment and concluded that there is no ESHA on or off site and therefore, the Project is not subject to the ESHA protections outlined in the LCP/LUP.
The Project is located within the Coastal Zone, and as a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.
DRP Finding #2
The development review criteria topics referenced in DRP Finding #2 are listed below with further discussion as to how they relate to the proposed Project:
1. Relationship with Adjacent Land Uses
2. Building and Structure Placement
3. Landscaping
4. Roads, Pedestrian Walkways, Parking, and Storage Areas July 13, 2022
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Ida Avenue Apartment Project
5. Grading
6. Lighting
7. Usable Open Space
Relationship with Adjacent Land Uses:
The property is located within the MHR Zone. Properties located on the east side of Ida Avenue and on the west side of Ida Avenue adjacent to the northern half of the subject property are also located in the MHR Zone. Properties located on the west side of Ida Avenue across from the southern half of the subject property are located in the Medium Residential (MR) Zone. The Interstate-5 Freeway is located immediately to the east of the project. Surrounding properties are developed with a mixture of single-family residences and multi-family residential developments. The project, as designed, is consistent with the permitted uses for the MHR Zone as described in SBMC Sections 17.20.010 and
17.12.020 and could be found to be to be compatible in terms of scale, apparent bulk, and massing and complementary to existing development in the immediate vicinity.
Building and Structure Placement:
As proposed, the density of 8 units would fall within the allowable range for the 0.89-acre (net) property located in the MHR Zone. The Council may find that the request to exceed the base density of 7 dwelling units for the site is acceptable based upon the exemplary site design presented and described by the Applicant. The proposed Project would have a Floor Area Ratio (FAR) of approximately 39 percent when 75 percent is the maximum allowable in the MHR Zone. The Project would meet or exceed the required setbacks for the property. The Project would be 24.94 feet in height when measured from the proposed grade when the maximum allowable (without further Council consideration) is 25 feet in all residential zones. The project meets the required number of resident off-street parking spaces (2 per unit or 16 total) and exceeds the required guest parking spaces by 2 spaces (2 required per 4 units and 4 would be provided). The Project complies with the applicable property development regulations should the City Council agree with the exemplary site design.
The proposed design would locate all resident parking in subterranean parking garages and break up the massing of the development into two detached structures. The facades of the two structures would be off-set between units to provide additional articulation. The structures would be located toward the southern end of the buildable area in order to take advantage of the deeper lot depth and existing slope. The northern end of the lot, which is narrower and flatter, would be utilized as a landscaped open area with benches and playground equipment.
Landscape:
The project is subject to the current water efficient landscaping regulations of SBMC Chapter 17.56. A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicant provided a conceptual July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicant will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform an inspection during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
The existing vegetation located on the vacant lot was determined to be a mix of disturbed, non-native vegetation and groundcover such as ice plant, Russian thistle, and telegraph weed. The proposed landscape planting plan would include a variety or native or droughttolerant and non-invasive species of trees, shrubs, and groundcover. The Council could find that the replacement vegetation would be compatible with the surrounding area.
Roads, Pedestrian Walkways, Parking, and Storage Areas:
All required off-street parking spaces would be accommodated in the subterranean garages with only driveways and garage doors and entrances visible from the community.
Individual pedestrian access and driveways would be provided for the two units in Building
2. A shared on-grade stairway and ADA ramp would provide pedestrian access to the six units in Building 1. The shared garage in Building 1 would be accessed by a one-way driveway that enters the property from Ida Avenue at the center of the lot and exits the garage back to Ida Avenue at the south end of the lot. Shared trash and recycling dumpsters would be located along the driveway to the shared parking garage under Building 1 and would be screened from view by the southern side of the driveway and the existing grade.
Property Frontage and Public Right-of-Way Improvements
Ida Avenue is a local residential road with approximately 20-foot wide pavement for twoway traffic. There are concrete rolled curbs and approximately 4-foot wide sidewalks along the east side for a significant segment of Ida Avenue. According to the “Eden Gardens Master Streetscape Plan” dated April 1995 (Master Streetscape Plan), Ida Avenue is expected to have 22-foot wide pavement for two-way traffic, with rolled curb and 4-foot wide concrete sidewalks along the west side. This road has been progressively improved by adjacent property owners as part of the redevelopment process consistent with the recommendations of the Master Streetscape Plan except for the fact that a sidewalk is located along the east side of Ida Avenue, in conflict with the recommendations of the Master Streetscape Plan. Staff is unable to explain the reason for such deviation. The only logical explanation for such a deviation may be the fact that construction of sidewalks along the west side of Ida Avenue, as recommended by the Master Streetscape Plan, would require significant grading and/or retaining walls due to existing landform and topography, which slopes rather significantly from east to west from Ida Avenue.
July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
If approved, the Applicant would be required to dedicate an additional 4.0 feet of right-ofway on Ida Avenue along the property frontage. If the Project is approved and constructed, Ida Avenue would be improved to 22 feet wide with rolled curb and a 4-foot wide sidewalk. This would match the existing improvements along Ida Avenue to the south. The Applicant would be required to construct an appropriate transition to the north of the project frontage to match the existing improvements. To accommodate appropriate two-way traffic, parking would be prohibited along the property frontage. The existing high voltage power lines and poles along Ida Ave are not required to be undergrounded and will remain at their current locations.
Grading:
The Applicant is proposing 8,945 CY of cut and 235 CY of fill; 106 CY of excavation for footings; 21 CY of fill for footings; 894 CY of removal and recompaction for wall footings; 1,839 CY building over excavation; an aggregate grading quantity of 12,040 CY; and 8,975 CY of export off site. The majority of the proposed grading would be excavation for the proposed basement-level garages, driveways, and lowered rear yards. Additional grading is proposed to complete construction of footings and recompaction of pads for the two buildings and to accommodate the on-site drainage of new impervious area, create pedestrian entrances to the site, and complete site improvements in common areas of the development. The grading would result in a maximum increase of 4 feet in height and a maximum decrease of 20 feet in height from the existing grade.
Lighting:
A condition of project approval requires that all new exterior lighting fixtures comply with the City-Wide Lighting Regulations of the Zoning Ordinance (SBMC 17.60.060). All light fixtures shall be shielded so that no light or glare is transmitted or reflected in such concentrated quantities or intensities as to be detrimental to the surrounding area.
Usable Open Space:
The Project is a multi-family residential development within the MHR Zone and, pursuant to the SBMC, requires common usable open space in the amount of 250 square feet per residential unit for a total of 2,000 square feet. The proposed project provides a communal playground that would be open to use by the residents as well as neighbors in the community. The playground would be located in the northern end of the property that would be greater than 3,000 square feet in area. In addition, as designed, each of the proposed residential units has two private patios on the front (west) and rear (east) sides and walk-out second-floor decks on the front (west) side.
The Project exceeds the requirement for usable open space with the proposed playground. In addition, as a condition of project approval, the Applicant will be required to pay the applicable Park Development Fee.
July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
DRP Finding #3
The Project requires a DRP and an SDP. The Applicant has satisfied the requirements of the SDP, which is explained in detail later in this report.
DRP Finding #4
As previously mentioned, the Project is located within the Coastal Zone, and as a condition of project approval, the Applicant will be required to obtain a Coastal Development Permit, Waiver, or Exemption from the California Coastal Commission prior to the issuance of building or grading permits.
Structure Development Permit Compliance (SBMC Chapter 17.63):
The proposed structures would exceed 16 feet in height measured above the pre-existing grade, therefore, the project must comply with all View Assessment requirements of SBMC Chapter 17.63, and the Applicant was required to complete the SDP process. The Story Pole Height Certification was certified by a licensed land surveyor on October 6, 2021, which showed the highest story pole (#69) certified at 140.03 feet above MSL (and
21.44 feet above the pre-existing grade) and the tallest portion of the structure (Story Pole #38) at 24.94 feet measured from the pre-existing grade (and 138.69 feet above MSL).
Notices were mailed to property owners and occupants within 300 feet of the project site establishing a deadline to file for View Assessment by March 31, 2022. No applications for View Assessment were received. Therefore, if the Council is able to make the required findings to approve the DRP, the SDP would be approved administratively.
As a condition of approval, a height certification prepared by a licensed land surveyor will be required prior to the framing inspection certifying that the highest point of new construction will not exceed 140.03 feet above MSL (and 21.44 feet above the preexisting grade) and the tallest point of new construction will not exceed 24.94 feet measured from the pre-existing grade (and 138.69 feet above MSL), which is the maximum proposed structure height reflected on the project plans.
In conclusion, the proposed project, as conditioned, could be found to be consistent with the Zoning regulations, and the General Plan. Staff has prepared draft findings for approval of the project in the attached Resolution 2022-088 for Council’s consideration based upon the information in the report. The applicable SBMC sections are provided in the italicized text and conditions from the Community Development, Engineering, and Fire Departments are incorporated in the Resolution of Approval. Additionally, as a condition of project approval, the Applicant would be required to obtain a Coastal Development Permit, Waiver or Exemption from the California Coastal Commission prior to the issuance of a Building Permit. The Council may direct Staff to modify the Resolution to reflect the findings and conditions it deems appropriate as a result of the Public Hearing process. If the Council determines the project is to be denied, Staff will prepare a Resolution of Denial for adoption at a subsequent Council meeting.
July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
Public Hearing Notice:
Notice of the City Council Public Hearing for the project was published in the Union Tribune more than 10 days prior to the Public Hearing. The same public notice was mailed to property owners and occupants within 300 feet of the proposed project site on July 1, 2022. As of the publication of this Staff Report, Staff received five comment letters in response to the IS/MND, which are included in Attachment 6. There was initial interest raised by surrounding neighbors and questions asked of Staff throughout the time that the story poles have been installed.
CEQA COMPLIANCE STATEMENT:
The Proposed Project is subject to the California Environmental Quality Act (CEQA). An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the project (Attachment 2). The IS/MND concluded that all potential impacts would be less than significant with mitigation incorporated. The City also prepared a Mitigation Monitoring Report Program (MMRP) that shall be incorporated into any approval of the Project. The MMRP is included in Attachment 7.
The analysis determined that the Project has the potential to directly or indirectly impact nesting birds. Mitigation requiring preconstruction biological surveys and construction worker education would be implemented to ensure potential impacts are reduced to less than significant (refer to mitigation measure BIO-1 in Section 4, Biological Resources of the IS/MND). Additionally, mitigation measures CUL-1 to CUL-3 would be implemented to ensure that project impacts to unknown cultural and/or tribal cultural resources, including human remains, are reduced to less than significant (refer to Section 5, Cultural Resources, and Section 18, Tribal Cultural Resources of the IS/MND).
The Notice of Intent (NOI) to adopt a MND was originally filed with the San Diego County Clerk; posted on the City’s website; emailed via eBlast to all subscribers; physically posted at City Hall, the Solana Beach Library, and the Community Center at La Colonia de Eden Gardens; and mailed to all property owners and residents within 300 feet of the project site on June 3, 2022. Additionally, the State Clearing House received the Notice of Completion in addition to the NOI, draft IS/MND and associated appendices on June 3, 2022. The IS/MND was circulated for a 30-day public review and comment period which ended on July 5, 2022. A copy of the NOI and NOC have been provided in Attachment
8. The City received five public comments on the IS/MND during the public review period that were determined to not contain any significant new information within the meaning of CEQA Guidelines section 15073.5 and, therefore, recirculation of the draft IS/MND was not required. The comments are included in Attachment 6. The first comment on the IS/MND was provided by Dan Towson and does not raise concerns with the environmental analysis, rather support of the project, and therefore, is also included in Attachment 6 with general correspondence. The second comment on the IS/MND was provided by Casey Furtado and pertained to questions about the type of residential development (apartment or condominium) and the proposed parking. Staff responded July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
and the email thread is included. The third comment on the IS/MND is from CALTRANS and explains that the Applicant will need to obtain an encroachment permit with CALTRANS in order to complete the off-site work in the I-5 right-of-way that is associated with the Project. The fourth comment letter was from Craig Friehauf regarding the construction timeline, the width of Ida Avenue and required parking. The fifth was from California Department of Fish and Wildlife regarding required mitigation of Diegan coastal sage scrub.
The IS/MND concluded that the potentially significant impacts to biological and cultural and/or tribal cultural resources could be mitigated. The IS/MND concluded that all other impacts would be less than significant and no mitigation is required for these resource topics. The IS/MND and associated mitigation is before the City Council for consideration of adoption.
FISCAL IMPACT: N/A
WORK PLAN: N/A
OPTIONS:
Mitigated Negative Declaration (MND)
∙ Certify the MND and approve Staff recommendation adopting the attached Resolution 2022-087.
∙ Deny certification of the MND. If the City Council does not certify the MND, Staff will return with a Resolution for Denial of the certification of the MND at a later date.
Development Review Permit / Structure Development Permit (DRP/SDP) ∙ If the City Council certifies the MND, approve Staff recommendation to conditionally approve the DRP and SDP as provided in Resolution 2022-088. ∙ If the City Council certifies the MND, approve Staff recommendation to conditionally approve the DRP and SDP as provided in Resolution 2022-088 subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP, SDP and VTPM. Staff would return a revised Resolution of Approval at a later date.
∙ If the City Council certifies the MND, but cannot make all required findings to approve the DRP and SDP, deny the project. Staff will return a Resolution of Denial at a later date.
∙ If the City Council denies certification of the MND, deny the project. Staff will return a Resolution of Denial for the project at a later date.
July 13, 2022
17-18-03 DRP/SDP
Ida Avenue Apartment Project
DEPARTMENT RECOMMENDATION:
The proposed project meets the minimum zoning requirements under the SBMC, may be found to be consistent with the General Plan and may be found, as conditioned, to meet the discretionary findings required as discussed in this report to approve a DRP.
Therefore, should the City Council be able to make the findings to approve the DRP, Staff recommends that the City Council:
1. Conduct the Public Hearing: Open the Public Hearing, Report Council Disclosures, Receive Public Testimony, and Close the Public Hearing.
2. Consider certification of the MND and adoption of Resolution 2022-087; and
3. If the City Council certifies the MND and makes the requisite Findings of Fact and approves the project, adopt Resolution 2022-088 conditionally approving a DRP and SDP for the Ida Avenue Apartments Project at 0 Ida Avenue, Solana Beach.
CITY MANAGER’S RECOMMENDATION:
Approve Department Recommendation.
_________________________
Gregory Wade, City Manager
Attachments:
1. Project Plans Dated April 18, 2022
2. Final IS/MND
3. Resolution 2022-087 (IS/MND)
4. Resolution 2022-088 (DRP/SDP)
5. Exemplary Site Design Justification by the Applicant
6. IS/MND Public Comments
7. Mitigation Monitoring Report Program (MMRP)
8. IS/MND NOI and NOC
GENERAL NOTES
IDA AVENUE APARTMENTS
8 UNITS
SOLANA BEACH, CALIFORNIA
ABBREVIATIONS
FIRE DEPARTMENT NOTES
rfJSE PltLW.GTH EXCEEO!f"3 150 FEE7
PROJECT DIRECTORY
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VICINITY MAP
BUILDING DATA
DENSITY CALCULATIONS
ADJUSTED DENSITY CALCULATIONS FOR SENSITIVE LANDS
AREA CALCULATIONS
t,..UNIT APARTMENT BUILDING
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PARKING A.'.'-JALYSIS
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CONCEPTUAL GRADING PLAN· UTILITY PLAN
WALL PROFILES
SL-1 SLOPE ANALYSIS
A-1 SITE PLAN
A-1.2 STORY PCLE PLAN
A-1.3 STORY POLE ELEVATIONS
A-14 NOT USED
A-1.5 FLOORAREA DIAGRAM
A-2 BUILDING PLANS
A-3 UNIT 1 FLOOR PLANS
A-4 UNIT 2 FLOOR PLANS
A-5 UNIT 3 FLOOR PLANS
A-6 UNIT 4 FLOOR PLANS
A-7 UNIT 5 FLOOR PLANS
A-f, UNIT 6 FLOOR PLANS
A-9 UNIT 7 FLOOR PLANS
A-10 UNIT 8 FLOOR PLANS
A-11 SECTIONS
A-12 ELEVATIONS
A-13 WEST ELEVATION. ROOF PLAN & FENCE ELEVATIONS
A-14 RENDERINGS
L-1 HARDSCAPE PLAN
L-2 PLANTING PLAN
L-3 PLANTING DETAILS
L-4 IRRIGATION PLAN
L-5 IRRIGATION DETAILS
L-6 IRRIGATION SPECIFICATIONS
L-7 WATER MANAGEMcNT
L-6 LIGHT
THIS PROJECT SHALL COMPLY WITH THE 2016 EDITION OF THE CALIFORNIA BUILDING CODE (TITLE-24).
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Analyze Slopes Report
:Slope l<anqe CO t-'lan Area (sq ft) !Surface Area (sq ft) 0,00 - 5,00 0,00 0,00
5,00 - 10.00 1762.13 1768.41
10.00 - 15,00 14720,93 36251.41 14848,97
15,00 - 20,00 15285,54 15505,25
20,00 - 25,00 4482,81 4590,33
25,00 - 30,00 1367.92 1415,70
30,00 - 35,00 542.56 2222,63 569.79
35,00 - 40,00 312.17 332,38
40.00 - 45,00 112,74 122,70
45.00 - 50.00 124,67 137,83
50,00 - 55,00 50.00 56,51
55,00 - 60,00 61.44 70,67
60,00 - 65,00 57.42 67.69
65,00 - 70.00 21.18 429.65 25.49
70,00 - 75,00 1.82 2.23
75,00 - 80,00 0,31 0.40
80,00 - 85,00 0,08 0,10
85.00 - 90,00 0,00 0,00
90.00 - 95,00 0,00 0.00
95,00 - 100.00 0,00 0,00
100,00 - VERT 0.00 0,00
Total s 38903.69 39514.44
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CIVIL ENGINEERING - WATER RESOURCES - SURVEYING
1350 E. CHASE DRIVE - CORONA - CA - 92881
P: 951 - 372 - U00 F: 951 . 372 - 8430
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OWNERS:
SHANTU PATE!.
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CARt.SIWJ, CALIFORNIA 92008
PHONE, (790) 214-8558
shanturnd0gma11.com
ENGINEER:
ARI/ST1iONG .t BROOKS CONSULTING ENGINEERS
1J50 CHASE DRIVE ~ c;,t 92881
Pl/, (951) J72- 8400
FAX (951) J72- B<JO
ZONING
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ASSESSOR'S PARCEL NOS.
298-162- Jl
CITY OF SOLANA BEACH
SLOPE ANALYSIS EXHIBIT
DRP/SDP 17-18.03
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SITE: PLAN SCAU'.: l"-"'20'-0"
BASE DENSITY
BASE DENSITY ALLOWED: 8-12 UNITS PER NET ACRE
NET SITE AREA: 38,904 SQ. FT = .89 ACRES.
UNITS ALLOWED: 7
UNITS PROPOSED: 8
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SITE PLAN INFORMATION
APPLICANT: SHANTU PATEL; KNN MANAGEMENT LLC 760-214-8558 A.P.N. 298-162-37
ZONE: MHRd
PARKING SPACES REQUIRED: 18
PARKING SPACES PROVIDED: 18
GROSS LOT AREA: 40,833 SQ. FT.
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GRADING INFORMATION
W C.Y. 8,710 SITE GRADING
X C.Y. 85 EXCAVATION FOR FOOTINGS
Y C.Y. 2,733 REMOVAL & RECOMPACTION
Z C.Y. 11,451 TOTAL GRADING (W+X+Y)
NET LOT AREA: 38,904 SQ. FT. (-874 SQ. FT. FOR R.0.W. DEDICATION &-1,055 SQ. FT. FOR CALTRANS TAKE) FIRSTFLOOR LIVING AREA: 8,143 SQ. FT.
SECOND FLOOR LIVING AREA: 6,476 SQ. FT.
BASEMENT I GARAGE AREA: 10,887 SQ. FT. (NOT INLUDED IN F.A.R.) EXTERIOR COVERED PATIO: 1,141 SQ. FT. (ENCLOSED 3 SIDES) COMMON USABLE OPEN SPACE (PLAYGROUND): 3,044 SQ. FT.
FRONT YARD SETBACK
FRONT YARD SETBACK MAY BE REDUCED FROM 25' TO 20'
IF THE AVERAGE LOT DEPTH IS LESS THAN 100 FEET
A 35'-3"
B 46'-8"
C 53'-6"
D
E
F
G
H
I
60'-7"
72'-3"
79•.5·
86'-6"
91'-9"
97'-1"
102'-3"
TOTAL 725'-3" I 10 = 72'-6" (LESS THAN 100')
20' FRONT YARD SETBACK IS ALLOWED
PARCEL2
107
REAR YARD SETBACK
REAR YARD SETBACK MAY BE REDUCED FROM 25' TO 15'
IF THE AVERAGE LOTDEPTH IS LESS THAN 90 FEET
15' REAR YARD SETBACK IS ALLOWED
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5T ORY POLE Pl-/tN
126
ALL POLE HEIGHTS "PH" ARE ESTIMATED ABOVE EXISTING GRADE/ROOF. ACTUAL POLE HEIGHT TO BE DETERMINED BY SURVEYOR AT TIME OF STAKING AND VERIFIED BY SURVEYOR AT TIME OF STORY POLE INSTALLATION INSTALLATION: Prior to erecting the story poles, the applicant and/or representative must contact the Community Development
Department to discuss the story polling process and procedures. and to review and approve the story pole plot plan pnor to construction.
The story poles must be constructed as per an approved and certified story pole plan.
Story poles shall be erected of white PVC pipe in combination with wire or line to show roof Mnes. A similar white material may be approved by the Community Development Director and shall be requested before the poles are erected. Small pieces of brightly colored cloth or tape should be affixed to the wire or line to facrntate accurate viewing of the outline of the proposed structure.
Eaves that extend beyond two feet should be shown with different colored cloth or tape
Story poles shall be marked at every foot.
Each story pole shall be numbered and shall correspond with the numbering on the approved and
certified story pole plot plan. Each number on the story pole must be a ITinimum size of two (2) inches by three (3) inches, must be placed one (1) foot below the top and four (4) feet above the bottom of the pole. and must remain legible throughout the entire process. The use of black vinyl self-slick numbers is highly recommended.
CERTIFICATIONnNSPECTION
The accuracy of the structural outline established by the story poles shall be verified by a signed statement of a licensed surveyor or civil engineer on a story pole plot plan
Prior to the View Assessment Commission·s first duty nobced pubHc heanng date. City Slaff may make an on-site inspection to verify compliance with the approved story pole plan.
In the event that the required story poles are not erected according to the approved story pole plan, an application may be continued from its scheduled heanng date to a subsequent meeting for that the story poles may be corrected.
DESCRIPTION
124.60 126.12 1.52 \ST FLOOR TRELLIS UNIT 5
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ELEV. @ TOP OF POLE ELEV. @ TOP OF POLE ELEV. @ TOP OF POLE ELEV. @ TOP OF POLE ELEV. @ TOP OF POLE t-P_o_L_E_#t-o_/_~_ci' _LE_o( __ ) P_o_~_i_~_~_; _1G_Nt-L_E_N_GT_H_I_FT_)+---D-E_sc_R_1P_T_1D_N __ -+P-O_L_E_#t-OF_B_~_ci' _L~...;r __ EG_ )+P_D_~_i _~-~-~-G-,Nt--L_E_NG_T_H_(_FT_)+---D-ES_c_R_1P_T_1o_N_--+P-O-LE_#+-O-FB_~_~_~...;r_EG-')+P-O-'-~-"i __ l~--Es __ ; _GN+-L-E_NG_T_H_I_FT_)+---D-ES_c_R_1P_T_1o_N __ -+P-O-LE_#+-o_/ _~OL_n_~...;r_EG-')t-P-O-~-"EE""l~--EHs_;GN--+-L-EN_G_T_H_IF_T_)+---DE_s_c_R_1P_T_1o_N __ +-P-O_LE_#+-D-FB_~D_~_~..:.~- G..:.)+P-O-'-~-"EE"' l~E--HS--;G_N+-LE_N_G_T_H_IF_T_)+--D- E_s_c_R_1P_T1_o_N __ +---+-----,t------+----+----------IDAT;•=-•~"-' 11416 129.25 15.25 DECK WALL UNIT 8 26 121 48 12612 4.65 1ST FLOOR TRELLIS 51 12.55 139.40 17,85 RIDGE UNIT6 76 123.0 126.76 371 1 ST FLOOR EAVE UNIT 2 101 117.28 135,81 18.53 EAVEUNIT3 128 123.72 126.12 2,0 1ST FLOOR TRELLIS UNIT 3 BY:
11 98 135.78 20.80 EAVE UNIT 8 27 116.81 134.76 17.95 2ND FLOOR TRELLIS n 121.17 126.76 5 59 1 ST FLOOR EAVE UNIT 2 102 11 97 132.TT 17.80 EAVE UNIT 4 129 123.34 126.12 2.78 1 ST FLOOR TRELLIS UNIT 3 ~ RE'll$10NS 28 115.12 134.76 19.64 2ND FLOOR TRELLIS 78 119.59 135.81 1622 EAVE UNIT2 103 114 ◄ 132.TT 17.83 EAVE UNIT 4 /\ 104 117-
20 136.TT 19-57 EAVEUNIT4
t-----t----;-----t---- -------+--t-----+----;-----+-------t--+---t-----+---+------+---+---+---+-----+-------+--+-----t---+---+------+----+---+-----t---t-------1~ 30 111.63 13476 231-4 2NDFLOORTRELLIS 55 12339 13 88 115 EAVE UNITS 132 115.65 134TT 19.12 2NDFLOORTRELLISUN1T1 11878 13578 17.0 EAVE UNIT7 31 111 .41 125.12 13.71 1 ST FLOOR TRELLIS 56 12◄ 09 12676 267 1ST FLOOR EAVE UNIT 5 116.34 129.40 13.06 DECK WALL UNIT 4 133 11 86 19.91 2ND FLOOR TRELLIS UNIT I i-- 120 73 135 78 15.05 EAVE UNIT 7 32 125.12 11 .7 1ST FLOOR TRELLIS 57 124,03 126.76 2.73 1ST FLOOR EAVE UNIT 5 82 117.97 139.78 21 .81 RIDGE UNIT2 107 118.35 136.TT 18.42 EAVE UNIT 4 117.92 135.78 17.86 EAVE UNIT 7 33 114.48 125.12 10.64 1ST FLOOR TRELLIS 83 119.28 12676 7.48 1ST FLOOR EAVE UNIT 1 116.27 129 0 13.13 DECK WALL UNIT 7 34 115 9 125.12 9.63 1ST FLOOR TRELLIS 59 122.98 13 88 11.4 EAVE UNITS 84 118.86 136.96 18.10 DORMER RIDGE UNIT I 109 120.31 140.03 19.72 RIDGE UNIT ◄ 10 116.12 129.40 1329 DECK WALL UNIT 7 35 113 5 138.30 24,85 RIDGE UNIT 8 60 120.92 139.-40 18.48 RIDGE UNITS 85 118.68 126.76 8.06 1 ST FLOOR EAVE UNIT 1 137 116.09 134.TT 1868 2ND FLOOR TRELLIS UNIT 3 36 113 75 138 69 24 ◄ RIDGE UNITS 61 122.40 135.17 12.n EAVE UNIT 4 86 119.13 134.70 15.57 DORMER EAVE UNIT 1 111 118.78 135.78 170 EAVE UNIT 5 138 115.90 134.TT 1887 2ND FLOOR TR ELLIS UNIT 4 12 115,16 129.40 1424 DECK WALL UNIT 7 87 118.82 13 70 15 88 DORMER EAVE UNIT 1 112 116.75 129 40 12.65 DECK WALL UNIT 5 139 116.90 134.TT 17.87 2ND FLOOR TRELLIS UNIT ◄ 13 11605 135.78 19.73 EAVE UNIT7 38 116 30 138.69 22.39 RIDGE UNITS Al..1.DRAWINGSA.'IO
t-----+-----+-----,f-----+---------+---,f-----+----+-----+---------,f---+-----+-----,----+--------+----+----+----+-----+---------1--+-----+-----+----1--------+---+----f-----+-----+----------i WRITTENWATEFVAI... .. 122.56 126.76 , .2 1ST FLOOR EAVE UNIT ◄ 89 11 ◄ 129.40 66 DECK WALL UNIT 1 141 117-49 1728 2ND FLOOR TRELLIS UNIT 5 65 12133 13586 13.27 EAVE UNIT 4 90 116.64 139.78 23.14 RIDGE UNIT 1 115 120 72 139 40 1868 RIDGE UNITS APPEAR'..'«.HEREIN CONSTITVTETI-IEORGt.'W..
r--+----+-----,r----+--------+---,r----+----+----+---------ir--+----+-----i----+--------+---i----+----+----+-------~--+----+-----+----l--------+---+----1----+----+---------l .... 'IO:PU8USl-£0WOA< OFTI-EN'ICI-ITECT AND Tl-E
SAMEMAYNOTBE
t-----+-----+-----,t------+---------+---,f-----+----+-----+---------,f---+-----+-----,----+---------+---+----+----+-----+---------l--+-----+-----+----1--------+---f----f-----+-----+----------!OUPUCATEOUSEDOR 41 117,56 139 03 2148 EAVE UNIT7 91 115,80 13 70 1891 EAVE UNIT 1 t-----+-----+-----,t------+--------+-•-2_,t---_1_19_.2_1_+-_139_ 03_+-_1_9_e2_-+_EA_ VE_ u_N_1T_1 ____ 4-_6_1_, ___ 1_2_1.9_1+--13_•·_65_+-_12_1_.9_1 _-+_EA_VE_ u_N_1r_, ____ +-_92_+-_1_14_3_3_+-_12_9_40_--+ __ 1_50_1_-+_o_Ec_K_w_,_,,_u_N_1T_1 __ --1_11_1--+--"-9-05_-+ __ 1as_ o_1_+-_16_.0_2_-+_EA_VE_ u_N1_r _6 ____ +---+----t------+-----+---------1:;~~~ 43 121 .97 PROJECT NO. t--+----+-----,--,---+--------+---,t------+----+-----+---------,t----+-----+-----,----+--------+----+----+----+-----+---------1--+-----+-----+----+--------+---+----t------+-----+---------1 126.76 79 1ST FLOOR EAVE UNIT 6 68 122.79 13-4.31 11 .52 EAVE UNIT3 ,,. 118.55 13507 16.52 EAVE UNIT6 145 117.25 13 55 17.30 2ND FLOOR TRELLIS UNIT 6 19 11208 129.40 1732 DECK WALL UNIT 8 44 121.80 135 42 1362 EAVE UNlT6 69 118 60 140.03 21 44 RIDGE UNIT 4 ◄ 115.59 13 70 19.11 EAVE UNIT 1 119 116.80 129.40 12.60 DECK WALL UNIT 6 146 113.92 129.40 15 48 DECK WALL UNIT 3 DRAWN BY:
20 112.61 135 78 23.17 EAVE UNITS 45 122 48 135.71 1323 DORMER EAVE UNIT 6 70 119.48 139.78 20 30 RIDGE UNITS 2 & 3 120 11962 126.76 9.78 1ST FLOOR EAVE UNIT6 1'7 123.62 126.12 2.5 1ST FLOOR TRELLIS UNIT 4 SC 21 111.51 129,40 17.89 DECK WALL UNIT 8 46 122.68 137.21 ◄ DORMER RIDGE UNIT 6 96 117.60 139.78 22.18 RIDGE UNIT 1 121 11949 137.48 1799 EAVE UNIT6 DATE 8-20-20
22 112 46 135.78 23.32 EAVE UNIT 8 12320 135.71 12.51 DORMER EAVE UNIT 6 72 12310 13431 11.21 EAVE UNIT3 122 120 42 13940 18.98 RIDGE UNIT6 t----23-t--1-16-.22---+--12_6 __ 12--+--•-'°--+-1-s-T-FL_o_o•_r_•_E,_,_,s_--+_: _+-_11_: _.1°' _1 _+-_:,._35_:,_1 -1-_: _;2_-+-~-s-~_Lu_oNo_,:_~_ vE_u_N_1r_6_-+_1_•_1-_1_22_.6_1 _+-_13_5_.11_-+ __ 12_.ss_+-EA_ vE_u_N_1T_3 ____ 4-_,._-1-_11_6._29 __ +-_13_<_.10_-+-_1_9._52_-+_E_A_vE_u_N_1r_2 ____ 4-_:_: _t---_:_::_·~-6-+--::_ ·::_-+-_:_:~_2_-+_:_::_:_::_:_:_:_::_:_::_: _~:_::_:_,t---1-5o--,t----1-"_·86_-+ __ 129- ·_40_+-_1_,54 __ +-o-Ec- K-w_,_''_u_N_,r_3 __ --1 •"A-1 • 2 I NOKr/1 EL.EV 11TION-2 UNIT t>UIL.DIN6
3/32" = 1 '-0"
UNIT
#8
UNIT
#7
El15T EL.EV 11TION 3/32" = 1'-0"
50UTt1 EL.EV 11TION-2 UNIT t>UIL.DIN6
3/32' = 1'-0"
NOKr/1 EL.EV 11TION-5IX UNIT t>UIL.DIN6
3/32" = 1 '-0"
UNIT
#6
UNIT
#5
WE5T EL.EV 11T/0N FRON 5TREET
3/32' = 1'-0"
UNIT
#4
50UTt1 EL.EV 11TION-5!X UNIT t>U!L.D!N6
3/32" = 1 '-IT'
UNIT
#2 UNIT#1
8Y;
LEGEND
AREAS TABULATED BELOW ARE INCLUSIVE OF BOTH BUILDINGS.
BASEMENTS IN BOTH BUILDINGS ARE EXCLUDED FROM F.A.R.
D
D
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I I
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HABITABLE FLOOR AREA (GROSS) =
(NOT INCLUDING HABITABLE BASEMENT AREA)
COVERED EXTERIOR AREA=
(ENCLOSED ON 3 SIDES)
BASEMENT FLOOR AREA (GROSS) =
(h\/CLUDES HABlTABLE BASEMENT AREA)
TOTAL AREA CONTRIBUTING TO F.A.R.
GROSS LOT AREA=
NETLOT AREA=
F.A.R. PROVIDED= 15,888 I 38,904 s.f. = .40
F.A.R. ALLOWED = . 75
14,747 s.f.
1,141 s.f.
10,887 s.f. (NOT INCLUDED IN FAR )
15,888 s.f.
40,833 s.f.
38,904 s.f. (-874 s.f. R.O.W. DEDICATION
&-1,055 s.f. CAL TRANS TAKE)
j~~s:tit
.Sff(.ONJ> FLOOK
~ MORE Of S10RY HE!GH1 BEi.OW GRADE)
:r1.EAS160~0R
i01Al. 184 UNEAR FE
,---- 7ro3(hqft -::<21i3•
I CRAWL 51800"
I
\ SPACE:
L--"7_--tb::::::::::::::::;;i;::_i
34 661184 = 19 EXPOSED, 81% COVERED
FLOOR AREA DIAGRAM
UNIT1 UNIT2 UNIT3 UNIT 4 UNITS
FIRST FLOOR LIVING AREA 1,019 970 983 960 979
SECOND FLOOR LIVING AREA 813 775 850 786 814
COVERED PATIOS /ENCLOSED 350€S; - 300 252 185 300
PRIVATE GARAGE/STORAGE -- - - - --
SHARED BASEMENT GARAGE -- - -- - --
COMMON AREA •LO!l8Y·ELEVATOR; - - - - -
SUB-TOTAL 1,832 2,045 2,085 1,931 2,093
BASEMENT EXEMPTION
TOTAL FLOOR AREA 1,832 2,045 2,085 1,931 2,093
BASEMENT
TOTAL EXPOSED WALL"' 58'4"
58 33 / 431 = 13 EXPOSED, 87% COVERED
UNIT6 BUILDING 1 UNITS
1,032 5,943 1,085 1,115
825 4,863 872 741
- 1,037 -- 104
- - 1,082 728
- 9,077 - -
- 128 - -
1,857 21,048 3,039 2,688
-9.077 -1.082 - 728
1.857 11,971 1,957 1,960
BUILDING 2
2,200
1,613
104
1,810
-
-
5,727
-1,810
3,917
I
\
EXPOSED WALL
TOTAL
8,143
6,476
1,141
1,810
9,077
128
26,775
-10,887
15,888
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DATE:
BY:
PROJECT NO.
OAA'NN BY:
SC
DATT
10-28-21
~ CRAWL SPACE
TRELLIS BELOW
LINE OF ROOF TYP.---,
-\'\
\\
\
1 '-T
4•-4•
SETBACK
SECOND FLOOR ISUILDING PLAN LINE OF PARKING STRUCTURE BELOW---~ 3132' = 1'-0'
---
SETBACK
LINE OF TRELLIS ABOVE
FIRST FLOOR ISUILDING PLAN 3132' = 1 '·0'
EXITING - RESIDENTIAL DUPLEX
LIVING: R-3 OCCUPANCY
PRIVATE GARAGE: U OCCUPANCY
SEE UNIT PLANS • SHEETS A-3 THROUIGH A-10
SETBACK
LINE OF PARKING STRUCTURE BELOW
EXITING - PARKING STRUCTURE (S-2 OCCUPANCY)
9,077 SQ. Fl / 200 = 45 OCCUPANTS
MAX. TRAVEL DISTANCE FROM ANY POINT TO CLOSEST EXIT= 56 FEET 15 - # OF OCCUPANTS / DIRECTION OF EGRESS
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SEiBAC_IS.. --
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PARKING GARAGE/ ISASEMENT ISUILDING PLAN l-----------------------L----------------------1 _______________ _ 3132" = 1 '-0'
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BY:
PROJECT NO.
DRAWN BY:
SC
DATE
co
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10-28-21
ci,
~
: HALL __ j ____
8'-9" 5'-7"
:s
~ MASTER BEDROOM
DECK
2112";;.-___ 1'-"-0'_,.•7_" ---+-----~1.s..6'•.;:c4.,.,_1/2,,__" _____ ....; UNIT 1 SECOND FLOOR
LIVING: 813 SQ. FT.
DECK: 299 SQ. FT.
EXITING· 2ND FLOOR
813 SQ. FT./ 200 = 4 OCCUPANTS
4 --+ # OF OCCUPANTS / DIRECTION OF EGRESS
114'• 1'-0'
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11'-101/2" 15'-3"
LINE OF PARKING STRUCTURE BELOW
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OFFICE/
DEN
8'-41/2"
11'-111/2"
DINING
11'-111/2"
LIVING
ROOM
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~ 9'·4" 18'-31/2"
"""
PATIO
------ ------
-
- 10'-2"
-
UNIT 1 FIRST FLOOR
LIVING: 1,019 SQ. FT.
PATIO: 337 SQ. FT.
TOTAL LIVING AREA 1ST & 2ND FLOOR: 1,832 SQ. FT.
EXITING -1ST & 2ND FLOOR (R-2 OCCUPANCY)
1,832 SQ. FT./ 200 = 9 OCCUPANTS (4 FROM 2ND FLOOR)
4 --+ # OF OCCUPANTS/ DIRECTION OF EGRESS
17'-01/2"-
112·
1/2'
51/2
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DATE:
BY;
RfV180NS
PROJECT NO.
DRAWN SY;
SC
DATE
10-28-21
29'-5"
t 112· 5112' 11'-2" 3'-3 1/2' 2'-8 112'
si
11'-11/2'
0 .;; MASTER BEDROOM
;q
~
DECK
18'-101/2"
UNIT 2 SECOND FLOOR
LIVING: 775 SQ. FT.
DECK: 394 SQ. FT.
EXITING - 2ND FLOOR
775 SQ. FT. / 200 = 4 OCCUPANTS
4 -> # OF OCCUPANTS / DIRECTION OF EGRESS
11'-3' 5112· . 1/2"
BEDROOM#2
0 ~
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10'-71/2" 21/2"
1/4"= r-0·
29'-5'
:1----------"1"-'9'-,,_o ,,.,1I2,,_· _____
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5 _
112
-w. 112·
1'-6"
LINE OF PARKING STRUCTURE BELOW •
KITCHEN
12'-4"
si
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LIVING
ROOM
19'-71/2" "<
20'-1'
PATIO
LINE OF PARKING STRUCTURE BELow
18'-71/2'
UNIT 2 FIRST FLOOR
LIVING: 970 SQ. FT.
PATIO: 342 SQ. FT.
OFFICE/
DEN 0
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10'-5"
1'-6"
1/4"= 1'-0"
TOTAL LIVING AREA 1ST & 2ND FLOOR= 1,745 SQ. FT. +300 SQ. FT. (COVERED & ENCLOSED PATIO)= 2,045 SQ. FT.
EXITING -1ST & 2ND FLOOR (R-2 OCCUPANCY)
1,745 SQ. FT./ 200 = 9 OCCUPANTS (4 FROM 2ND FLOOR)
4 -> # OF OCCUPANTS I DIRECTION OF EGRESS
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DATE:
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PROJECT NO.
DRAWN BY:
SC
DATE
10-28-21
i·"'A-4 I
t 112· 6'-2 1/2"
s,k· 6'-3
I
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11'-7"
BEDROOM#2
10'-71/2"
4'-0'
f-------------
1 I
L7
: 16'-10 1/2" I ---------7 I
MAStER BEDROOM
31'-21/2"
u';
~
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iq
15'-71/2"
UNIT 3 SECOND FLOOR
LIVING: 850 SQ. FT.
DECK: 406 SQ. FT.
EXITING - 2ND FLOOR
850 SQ. FT. / 200 = 5 OCCUPANTS
13'-4" t 112·
f---'4_'-1,_' -r-'3'-'-3~1=/2'-'-.--"'-5'-..e.6' _ __,..,5112" 24'-6' 51
DECK
------
l 10'-7" I
114"= 1'-0'
4 - # OF OCCUPANTS/ DIRECTION OF EGRESS
31'-21/2"
112· 6'-21/2" 10'-11/2" 2'-81/2"
LINE OF PARKING STRUCTURE BELOW
/
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3'-9"
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5112'
15'-2"
LIVING
ROOM ~
;5
15'-7 1/2"
~ PATIO
UNIT 3 FIRST FLOOR
LIVING: 983 SQ. FT.
PATIO: 350 SQ. FT.
16'-4"
1'-6"
n
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'
'
'
'
OFFICE/ 9 DEN CD
~
6'-9"
iq
8'-11"
7'-10" 1'-6"
114"= 1'-0"
TOTAL LIVING AREA 1ST & 2ND FLOOR= 1,833 SQ. FT. +252 SQ. FT. (COVERED & ENCLOSED PATIO)= 2,085 SQ. FT.
ACCESSIBLE UNIT
EXITING -1ST & 2ND FLOOR (R-2 OCCUPANCY)
1,833 SQ. FT./ 200 = 10 OCCUPANTS (5 FROM 2ND FLOOR)
4 - # OF OCCUPANTS/ DIRECTION OF EGRESS
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-- DATE:
BY:
PROJECT NO.
DRAWN BY;
SC
DATE
10-28-21
~ I
I
112' 10'-0"
10'-7"
-;;
"l
UNIT 4 SECOND FLOOR
LIVING: 786 SQ. FT.
DECK: 304 SQ. FT.
EXITING - 2ND FLOOR
786 SQ. FT. 1200 = 4 OCCUPANTS
34'-41/2"
24'•3"
~ MASTER BEDROOM :;;
"? 112· ~ 17'-4"
DECK
17'-7"
1/4'= 1'-0'
4 - # OF OCCUPANTS/ DIRECTION OF EGRESS
~ i I
i112"
112·!
=T-~::.:.J
51/2"
6'•7'
1'·6'
~ OFFICE/
-: DEN
8'·11"
8'-8"
34'-4 1/2"
LINE OF PARKING STRUCTURE BELOW
LIVING
ROOM
.(j
'18'-21/2"
18'-8"
'f
11'·9 112" •
-----+q PATIO
LINE OF PARKING TRUCTURE BELOW
CX>
;;:
~
13'-41/2'
UNIT 4 FIRST FLOOR
LIVING: 960 SQ. FT.
PATIO: 343 SQ. FT.
J
5112"
~ DINING
5'-9 1/2" 51
LOBBY
7'-8112"
1/4'= 1'-0'
I
/
I
TOTAL LIVING AREA 1ST & 2ND FLOOR= 1,746 SQ. FT.+ 185 SQ. FT. (COVERED & ENCLOSED PATIO)= 1,931 SQ. FT.
ACCESSIBLE UNIT
EXITING -1ST & 2ND FLOOR (R-2 OCCUPANCY)
1,746 SQ. Fl/ 200 = 9 OCCUPANTS (4 FROM 2ND FLOOR)
4 - # OF OCCUPANTS I DIRECTION OF EGRESS
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DATE:
BY:
PROJECT NO.
DRAWN BY;
SC
DATE
10-28-21
35'-2"
112·E s112· 13'-2" 21'-5 1/2"
7'-01/2" 4'-10 1/2" 1'-3" 3'-6 1/2" 3'-8 1/2" 4'-21/2"
MASTER BEDROOM
17'-5"
~
i';j
23'-81/2"
UNIT 5 SECOND FLOOR
LIVING: 814 SQ. FT.
DECK: 363 SQ. FT.
EXITING - 2ND FLOOR
814 SQ. FT./ 200 = 5 OCCUPANTS
DECK
4 --> # OF OCCUPANTS/ DIRECTION OF EGRESS
10'-11/2"
BEDROOM#2
9'-111/2"
'.:'.:
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9 10'-10"
114'= r-0·
35'-2"
13'-2"
LINE OF PARKING STRUCTURE BELOW
.._,
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3'-6 7'-0"
17'-8"
DINING
':'
0 24'-4 1/2"
UNIT 5 FIRST FLOOR
LIVING: 979 SQ. FT.
PATIO: 513 SQ. FT.
3'-6"
LIVING
ROOM
7'-8"
12'-1"
OFFICE/
DEN
7'-10" 1'-6'
114·= r-0·
TOTAL LIVING AREA 1 ST & 2ND FLOOR = 1,793 SQ. FT. + 300 SQ. FT. (COVERED & ENCLOSED PATIO) = 2,093 SQ. FT.
EXITING-1ST & 2ND FLOOR (R-2 OCCUPANCY)
1,793 SQ. FT./ 200 = 9 OCCUPANTS (5 FROM 2ND FLOOR)
4 --> # OF OCCUPANTS/ DIRECTION OF EGRESS
w Cl)
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BY:
PROJECT NO,
DRAWN BY;
SC
DATE
10-28-21
2'-0" 7'-5" 8'-7"
14'-0"
30'-21/2"
UNIT 6 SECOND FLOOR
LIVING: 825 SQ. FT.
DECK: 469 SQ. FT.
EXITING - 2ND FLOOR
825 SQ. FT. / 200 = 5 OCCUPANTS
4 --> # OF OCCUPANTS/ DIRECTION OF EGRESS
40'-31/2"
17'-4" 4'-5 1/2" 5112" f,12·
~
~
~ ½
12'-71/2"
BEDROOM#2
2'-31/2"
10'-71/2"
114'= 1'-0'
40'-31/2"
10'-41/2" 5'-21/2"
5 OFFICE/
DEN t KITCHEN
~a]
11'-0" 3•-5• 8'-2"
::j
PATIO
LINE OF PARKING STRUCTURE BELOW
UNIT 6 FIRST FLOOR
LIVING: 1,032 SQ. FT.
PATIO: 636 SQ. FT.
30'-10"
TOTAL LIVING AREA 1 ST & 2ND FLOOR: 1,857 SQ. FT.
EXITING-1ST & 2ND FLOOR (R-2 OCCUPANCY)
1,857 SQ. FT./ 200 = 10 OCCUPANTS (5 FROM 2ND FLOOR)
4 --> # OF OCCUPANTS / DIRECTION OF EGRESS
w en
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8'-8" 1'-6"
1/4'= 1'-0'
PROJECT NO.
DRAWN BY:
SC
DATE
10-28-21
45'-2"
13'-41/2" 9'-8' 6'-9" 15'-4 1/2'
CLOSET HALL
l:::::::'.:::::::::j;;::::iz::f:::::z::::tzzl~:;f-t--tiili---f1N
MASTER BEDROOM
16'-01/2'
I I 11 I I
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UNIT 7 SECOND FLOOR
LIVING: 872 SQ. FT.
DECK: 377 SQ. FT.
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BEDROOM#2
3112•r 3112" 11'-3'
0 BENCH
DECK
34'-71/2"
I I I I I I
: : [ ! I LJ LJ 7'-10"
114'=1'-0"
114·= r.o·
TOTAL LIVING AREA: 1 ST & 2ND FLOOR= 1,957 SQ. FT.
EXITING
LEGEND
4 - # OF OCCUPANTS I DIRECTION OF EGRESS
2ND FLOOR
872 SQ. FT. / 200 = 5 OCCUPANTS
BASEMENT
LIVING: 322 SQ. FT. / 200 = 2 OCCUPANTS
GARAGE: 760 SQ. FT. / 200 = 4 OCCUPANTS
BASEMENT, 1ST &2ND FLOOR
LIVING - R-3 OCCUPANCY: 2,279 SQ. FT./ 200 = 12 OCCUPANTS (2 FROM BASEMENT & 5 FROM 2ND FLOOR) GARAGE - U OCCUPANCY: 4 OCCUPANTS (FROM BASEMENT)
TOTAL OCCUPANTS: 16
::2:::/
-
-
-
-
-
-;:::;::
-
OFFICE/
DEN
;;; DINING
9 4'-1'
UNIT 7 FIRST FLOOR
LIVING: 1,085 SQ. FT.
PORCH: 179 SQ. FT.
'w
':'
c,:
27'-7"
KITCHEN
16'-3"
LIVING
ROOM
45'-21/2"
~ 22 ; ~. f _/ 7 I ' I I I I I
: {2) 9' X 19' PAR~ING SPACES :
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26'-71/2"
r:•
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6'-7" I 16'-4"
28'-61/2'
UNIT 7 BASEMENT
LIVING: 322 SQ. FT.
GARAGE: 760 SO. FT. EXEMPT FROM FAR
4'-0' ex,
8'-91/2" ~
1/4'= 1·-0·
17'-7"
f
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16'-7112'
114•= r.o·
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PROJECT NO.
DRAWN SY:
SC
DATE
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10-28-21
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11'-3" 10'-7" 21'-11/2"
al -·· - -- -·
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:::::
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UNIT 8 SECOND FLOOR
LIVING: 741 SQ. FT.
DECK: 512 SQ. FT.
6'-6"
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7'-51/2"
MASTER BEDROOM I
2'-81/2" 12'-2"
26'-7"
DECK
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5'-21/2" 9
7'-91/2" 7'-7" 5112
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10'-10"
1/4'= 1'-0"
TOTAL LIVING AREA: 1 ST & 2ND FLOOR+ 104 SQ. FT. (COVERED & ENCLOSED PATIO)= 1,960 SQ, FT.
EXITING
LEGEND
4 --+ # OF OCCUPANTS / DIRECTION OF EGRESS
2ND FLOOR
7 41 SQ. FT./ 200 = 4 OCCUPANTS
BASEMENT
LIVING: 209 SQ. FT. / 200 = 2 OCCUPANTS
GARAGE: 519 SQ. FT./ 200 = 3 OCCUPANTS
BASEMENT, 1 ST & 2ND FLOOR
LIVING - R-3 OCCUPANCY: 1,856 SQ. FT./ 200 = 10 OCCUPANTS (2 FROM BASEMENT & 4 FROM 2ND FLOOR) GARAGE - U OCCUPANCY: 3 OCCUPANTS (FROM BASEMENTI
TOTAL OCCUPANTS: 13
::z.:
-
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OFFICE/
DEN
3'-61/2"
~ ;:::
::e,
42'-111/2"
ITCHE
3'-6" 3'-0"
( 1----~
12'-8 1/2"
UNIT 8 FIRST FLOOR
LIVING: 1,115 SQ. FT.
PORCH: 142 SQ. FT.
L_ DESK
--
7'-51/2"
COVERED & ENCLOSED PATIO: 104 SQ. FT.
20'-2"
12'-8 1/2" 7'-51/2"
UNIT 8 BASEMENT
LIVING: 209 SQ. FT.
GARAGE: 519 SQ. FT.
EXEMPT FROM F.A.R.
DINING
19'-2"
LIVING
ROOM
L _________ .J \.. _________ J '---------
--------- j ! --- ------~ :-- ------
22'-91/2"
22'-91/2"
7'-5"
,-
15'-111/2"
c:.::
c.:::
PORCH
7'-10" 1'-6" 1112·
15'-111/2"
1/4'= 1'-0"
15'-111/2" 112
ff
15'-11"
1/4'= 1"-0'
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DATE:
BY:
PROJECT NO.
DRAWN BY:
SC
DAll'
10-28-21
,. __________ ,
UNIT 7 SECTION 3132 = 1'-0'
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UNIT 8 PARTIAL SECTION "A" 3132 = 1'-0' LONGITUDINAL VIEW THROUGH END OF BUILDING UNIT 8 SECTION 3132 = 1'-0"
UNIT 4 SECTION 3132 = 1'-0'
UNIT 5 SECTION 3132= 1'-0"
UNIT 6 SECTION 3132 = 1'-0'
--------.........._____
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PROJ£CT NO.
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UNIT#B
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11 I l-a-w.e~BmMENiec:'l'i.Nl
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SOUTH E:LE:VATION-2 UNIT ISUILDING
3/32" = 1 '-0"
I m~rc......l
NORTH E:LE:VATION-SIX UNIT ISUILDING
3/32" = 1 '-0" 3132" = 1'-0"
UNIT#6 UNIT #5 UNIT #4 UNIT#3
CLAY BARREL T!LE ROOF iYP
WE:ST E:LE:VATION FROM STRE:E:T
3/32" = 1 '-0"
D D
UNIT#2 UNIT#\
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DATE:
BY:
PROJECT NO.
DRAWN BY:
SC DATE
10-28-21
CAL TRANS FIN. GRADE
SOUTH FE:NCE: E:LE:VATION
3132" = 1 '-0'
---- ---------- _§ETBACIS_
DRIVEWAY
BELOW
SETBACK
UNIT#8 UNIT#7
NAT GRADE@ REAR PRO .
PARTIAL E:AST FE:NCE: E:LE:VATION
3132" = 1 '-0"
TOP OF CMU SOUND
WALL BY DEVELOPER
- --- ----
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3132" = 1'-0'
l UNIT #6 l UNIT#S
' '
WE:ST E:LE:VATION
3132' = 1 '-0'
TOP OF CMU SOUND WALL BY DEVELOPER
6' HIGH FENCE @ REAR
PROPERTY LINE
---
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BARREL TILE ROOFING
4:12 PITCH TYP.
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1 1
PROJECT NO.
DRAWN BY:
SC
DATE
10-28-21
wen
a:= ~ ::, ii:
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a:=
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PLAYGROUND VIEW
STREET VIEW from SOUTH [B
REAR YARD VIEW from SOUTH DATE:
BY:
IDA AVENUE OVERVIEW
PROJECT NO.
DRAWN BY:
SC
DATT
10-28-21
STREET VIEW from NORTH
ROOFVIEW
I
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----=
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NOTE:
ALL WORK SHALL BE COMPLETED IN ACCORDANCE WITH STATE, FEDERAL AND LOCAL CODES, ORDINANCES, LAWS, AND CALIFORNIA BUILDING CODE.
THE CONTRACTOR(S) SHALL VISIT THE SITE AND VERIFY ALL DIMENSIONS AND EXISTING CONDITIONS PRIOR TO SUBMITTING A BID. NOTIFY THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS.
NO SUBSTITUTIONS SHALL BE MADE WITHOUT THE OWNER'S AND ARCHITECT'S APPROVAL.
CONTRACTOR TO SUPPLY A 2'X2' SAMPLE PANEL FOR CONCRETE FLA TWORK, STONE VENEER, AND TILE FOR APPROVAL PRIOR TO PURCHASE OR INSTALLATION. OWNER SHALL
APPROVE ALL COLORS, MATERIALS, AND FINISHES PRIOR TO PURCHASE AND/OR INSTALLATION.
THE CONTRACTOR SHALL BE RESPONSIBLE FOR AND SHALL REPLACE OR REPAIR ANY
FAULT, IMPROPER OR INFERIOR MATERIALS/WORKMANSHIP OR ANY DAMAGE TO OTHER
WORK RESULTING THERE FROM WITHOUT COST TO THE OWNER (WITHIN ONE YEAR AFTER COMPLETION AND ACCEPTANCE OF THE WORK UNDER THIS CONTRACT).
THE CONTRACTOR SHALL CLEAN-UP, REMOVE AND DISPOSE (IN A LEGAL MANNER) ALL DEBRIS AND WASTE ATTRIBUTED TO THE JOB. JOBSITE SHALL BE MAINTAINED ON A DAILY BASIS.
LEGEND
CMU wall per Civil Engineer. Color and finish to match building.
Integral Concrete sidewalk per City of Solana Beach standards.
Pedestrian stairs w/ concrete steps 18" treads x 6" rtsers). Integral color to be 'Sandstone' by Davis Colors w/ Topcast #5 finish.
Pedestrian stairs w/ concrete steps 12" treads x 6" rtsers). Integral color to be 'Sandstone' by Davis Colors w/ Topcast #5 finish.
Integral Colored Concrete Drtveway (6" thick over compacted base) Colorto be Davis 'Sandstone' w/ T opcast #5 finish.
CMU wall per Civil Engineer. Color and finish to match building.
Integral Colored Concrete patios (4" thick over compacted base) Color to be Davis 'Sandstone' w/ Topcast #5 finish.
4" thick integral colored concrete walkway w/ Topcast#3 finish. 'Sandstone' by Davis Colors.
CMU wall w/ 5" high gate.
ADA & Pedestrian ramp w/ concrete steps 12" treads x 6" rtsers). Integral color to be 'Sandstone' by Davis Colors wl Topcast #5 finish.
Play ground area w/ wood chip floortng (or approved equal) to meet current fall zone & ADA standards. Specific play equipment TBD. -
AREA SQ.FT.
BUILDING 8,296.00 SQ. FT. FOOTPRINT
HARDSCAPE 18,601.64 SQ. FT.
IRRIGATED 11,288.00 SQ. FT.
PLANTING
NON IRRIGATED SITE AREA
2,711.71 SQ. FT.
TOTAL 40,897.35 SQ.FT.
I M1 FM11LIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS.
I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS
THOSE R TIONS TO PROVIDE EFFICIENT USE OF
WATER
0 20' 40' 60'
SCALE: 1''=20'-0"
HARDSCAPE PLAN
80'
Revisions:
04-20-20
09-29-20
12-17-20
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date: 03-25-18
designed: B. Grove
drawn: Hector M.
checked: B. Grove
scale:
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END OF SECTION
Revisions:
<
0 H
04-20-20
09-29-20
12-17-20
H C,:
i:::
cs:
0 Cl'.l
~ North
date: 03-25-18
designed: B. Grove
drawn: Hector M.
checked: B. Grove
scale:
sheet
L-3
of 8 sheets
ff
i
I
I
I
IRRIGATION NOTES
1 ALL LOCAL MUNICIPAL ANO STATE lAWS, RULES ANO REGUlATIONS GOVERNING OR RELATING TOf,,N'( PORTION OF THIS WORK ARE HEREBY INCORPOAATEO INTO AND MADE A PAAT Of THESE SPECIFICATIONS ANO THEIR PROVISIONS SHAU BE CARRIED OUT BY THE CONIBACTOR. 2 THE CONTRACTOR SHAL.l. VERIFY TiiE LOCATIONS OF ALL EXISTING lmlmES, STRUCTIJRES N«J SERVICES BEFORE COMMENCING 'WORK. TtE LOCATIONS Of UTUTIES, STRUCTURES AND SERVICES SHOWN IN THESE Pl.ANS ARE APPROXIMATE ONLY. ANY DISCREP..v+CfES BETWEEN THESE Pl.ANS AND ACTUAL FIELD CONDITIONS 51-W.L BE REPORTED TO THE OWNER'S REPRESENTATIVE. 3 THE CONTRACTOR SHAL.l. OBTAIN THE PERTINENT ENGINEERJNG OR ARCHITECTURAL Pl.ANS BEFORE BEGINNING WORK. ,4 THE CONTRACTOR SHAL.l. OBTAIN All. NECESSARY PERMITS REQUIRED TO PERFORM TIE WORK INDICATED HEREIN BEFORE BEGINNING WOAK. 5 THIS DESIGN IS DtAGRAMMA.TIC. ALL EQUIPMENT SHOYiN IN PAVED AREAS JS FOROESIGH a.AAITYOtl.Y AND IS TO BE INST All.ED WITHIN PlANTING AREAS NECESSARY. 6 DO NOT'MllFULLY INSTALL ANY EQUIPMENT AS SHOWN ON TiiE PLANS WHEN IT 1S OBVIOUS IN Tt£ FJELD IBt.T UNKNOWN CON>ll10NS EXJST™"-TWERE NOT EVIDENT AT THE TIMETI-ESE PLANS WERE PREPAREO.N<Y SUQi CONDITIONS SHAU. BE BOUGHT TO TI,E ATTENTION OF TiiE OWNER'S REPRESENTATIVE PRIOR TO ANY 'NORK OR THE IRRIGf.TION COKTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED ~CESSARY BY THE OWNER. 7 INSTAil. All EQUIPMENT M ~ IN THE DETM.S ANO SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBlE TO COMPl Y WITH LOCAL CITY, COUNTY NW STA.TE REQUIREMENTS FOR BOTH EQUIPMENT A.HO INSTA.l.l.ATION.
A.1.1 SPRAY HEADS THAT DO NOT CONFORM TO PRESCRIBED NOZZl.E RADIUS' SHALl BE FITTED wm-t PRESSURE COMPENSA. TING SCREENS TO AO-ilEVE PROPER RAOIUSITlft)W DISTA.HCE.
POINT OF CONNECTION
ACTIJAl POC LOCATION TO BE AS DESIGNATED BYWATER DISTRICT N¥J OY;NER'S AUTHORIZED REPRESENTATIVE, CONTRACTOR stW.L VERFY All POCA.NO MA.INI.INE ROUTING INFCWMTION PfOOR TO COll'.MENCIHG WORK.
CONTRACTOR SHALL BE RESPONS!BlE FOR COMPLETE INSTAl.lATIOH OF AU REOURED COMPONENTS DOYt'N-STREA.M Of T1£ PROflOSED METER.
SCREENING
BACK FLOW PREVEHTI0,'11 DEVICES N«J CONTROLLERS ARE TO BE LOCATED IN SUQ-1 A. M»lNER SO ;,s TO BE SCREENED FROM FRONT YAAD Nm EXTERIOR SIDE y~ VIEWS. SCREENING JMY BE WITH AACHTEcruRAI.
BULOING FEATURES OR PLANT MATERiA.lS ORM REQUIRED IN CCN>mONS Of APPROVAL 8 ACTI.IAL LOCA noN FOR THE INSTA.l.l.A T10N OF THE BA.CX FLOW PREVENTER A.HO THE A.UTOJM TIC CONTRCIU.ER IS TO BE DETERMINED IN n-tE FIELD BY n-tE aM:ER'S A.UTI<lRIZED REPRESENT A.TM.. LOW HEAD DRAINAGE:
CONTRACTOR SHALL INSTALL CHECK VALVES AT (HUNTER 'HCV") TO PREVENT I.JJN HEAD DRAINAGE. AT EACH 9 CONTRACTOR IS TO PROVIDE AN A.DOITIONA.I... PILOT WIRE TO n-tE ENO OF Tt£ WJNLINE RUN IN TWO DIRECTIONS FROM n-tE SPRINKLER AS REQUIRED COHTRCl.l.ER-AS NOTEJ. 10 A.LL PIPE Ut«>ER PA.VEDA.REAS TO BE INSTALLED IN A. SCH.40 SLEEVE 1WICE TlE DIA.METER OF THE PIPECA.RR/EO. A.LL WIRE UNDER PAVED AAEAS TO BE INSTA.LLED IN A. SCH. 40 SLEEVE THE SlZE REQUIRED TO EASLY P\JU. WIRE THROUGH. A.LL SLEEVES TO BE INSTAU..EOwmt A. MINIMUM DEPTH AS SHOWN ONTlE SlEEVIHG DETA.LS. SLEEVES TO EXTEhO AT LEAST 12" PA.ST THE EDGE OF TtE PAVING. A.Ll SLEEVES TO BE AS SHOWN ON THE PLANS. 11 A.LL QUICK COOPLER VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER A.REAS WHERE POSSIBLE. A.LL QUICK C<XJPLER VALVES TO BE INSTA.LLEO AS SHOWN OH THE INSTALLATION DETAILS. INSTA.1..1. Al.1. QUICK COUPLER VALVES WITHIN 18" OF HAADSCAPE.{TF SHOWN ON LEGEND) 12 A.LL VALVE BOXES TO BE GREEN IN COLOR, SIZEOAS INDICATED BY DETA.LS, A.HO HOT BRA.HOED AS INDICATED ON THE PLANS OR DETAILS.
NOTES:
GRAPHICS:
• MA.Ut.fE N-ID LATERAL LINES SHOWN~ PAI/ING FOR ct..ARfTY OM..Y, ACTUAL MAN.INE LOCA.TlON TO BE • A MINIMUM OF 18" OFF A.D.IACENT HA.ROSC'»EA.NO OTHER 06STAClES (TYP~ • COHTAACTORMA.YGROUPVAL\IES TOREOUCEMAINL.IES BIJT INNOCASESI-W.L FLOWCI-WW;JERISTICS BE CHAHGED BASED ON Pff StZl\iG CHART.
• \IAL\/E GROUPINGS SHOULD NOT EXCEED THREE PER AA£A ANO stW..l. BE HDOEN IN GROUND COVER ZONES • NO\IA.LVE GROUPINGS ALLOWED IN LA'NN AREAS
l.r-----.1 'r,.../ ~
AUTOMATIC IRRIGATION SYSTEM CONTROLLERS FOR
LANDSCAPING PROVIDED BY THE BUILDER AND INSTALLED
AT THE TIME OF FINAL INSPECTION SHALL COMPLY WITH
THE FOLLOWING:
POINT OF CONNECTION
1-CONTROLLERS SHALL BE WEATHER OR SOIL MOISTURE•
BASED THAT AUTOMATICALLY ADJUST IRRIGATION IN
RESPONSE TO CHANGES IN PLANS NEEDS AS WEATHER
CONDITIONS CHANGE.
EXISTING 1" WATER METER (T.B.V.)
ELEVATION 113.5
STATIC PRESSURE 84 PSI• VERIFY ON FIELD
PRESSURE REG. SET AT: 78 PSI
PEAK FLOW STAT. A-8 = 2.9 G.P.M.
---
0 20' 40' 60' 80'
PIPE SIZING CHART
SCALE: 1 "= 20' - O" DIAMETER SCH 40
314" 10GPM
2- WEATHER BASED CONTROLLERS WITHOUT INTEGRAL
RAIN SENSOR OR COMMUNICATION SYSTEMS THAT
ACCOUNT FOR LOCAL RAINFALL SHALL HAVE A SEPARATE
WIRED OF WIRELESS RAIN SENSOR WHICH CONNECTS OR
COMMUNICATES WITH THE CONTROLLERS. SOIL
MOISTURE BASED CONTROLLERS ARE NOT REQUIRED TO
HAVE RAIN SENSOR INPUT.
CONTROLLER "A" TYPE: HUNTER PCC--1200 NOTES:
NO OVERHEAD IRRIGATION WITHIN 24"
OF AN IMPERMEABLE SURFACE OR IN
AREAS LESS THAN 10' WIDE IN ANY
DIRECTION.
SEE SHEET L-5 FOR IRRIGATION DETAILS
SEE SHEET L-6 FOR IRRIGATION SPEC'S. 1" 12 GPM
STATIONS AVAILABLE 12
STATIONS USED 10
DRIP SYSTEM LEGEND
SYMBOL
MANUFACT. MODEL NO. / DESCRIPTION DETAILS IRRIGATION HEAD LEGEND ... NETAFIM SERIES 80 NYLON CONTROL VALVE W/ DISK SYMBOL DESCRIPTION MANUFACTURER/MODEL FILTER & PRV / DRIP ZONE CONTROL p ® NETAFJM TechHne® LINE FLUSHING ~ MP ROTATOR SR HUNTER MPBOO SR W/ PRS40-XX.CV VALVE (PLUMBED TO Tochline®J X @ NETAFIM Techllna® PLD-AVR AIR RELIEF VALVE Install at hi hest point of each system (PLUMBED TO Techline®) a ~ MP ROTATOR 1000 ~~~E~~!~~sWi~t~~g NO SYMBOL HUNTER PLD-BLNK DRIP LINE PIPE @ MP ROTATOR 2000 HUNTER MP 2000 W/ 1'1l540-XX.CV MANUFACT. MODEL NO./ DESCRIPTION GPM PSI RADIUS DETAIL @ MP ROTATOR 3000 HUNTER MP 3000 W/ PRS40-XX.CV 0 NETAFIM CV DRIPLINE # TLCV4-18 0.4 GPH 30 O' V (18" O.C. EMITTER SPACING) ~ MP ROTATOR 3500 HUNTER MP 3500 W/ 1'1l540-XX.CV [22ZZJ NETAFIM CV DRIPLINE # TLCV4-18 0.4GPH 30 O' S,V,L (18" 0 .C. EMITTER SPACING) ® MP ROTATOR SIDE STRIP HUNTER MPSS530 W/ PRS40-XX.CV ARC
VARI ES
VARIES
VARIES
VARIES
VARIES
VARIES
1-1 14" 22GPM
FIELD ADJUST ALL SPRINKLERS TO ELIMINATE OVER SPRAY ONTO SIDEWALKS OR DRIVEWAYS.
CONTRACTOR SHALL GANG ALL REMOTE
CONTROL VALVES. THE RCV SHALL BE
INSTALLED WITHIN PLANTING AREAS. 1-112" 30GPM
PSI RAD. I HA
GPM
40 6'-10' .16-.S6
40 8'·15' .2 1-.84
40 13'-21' .43-1 .48
40 22'-30' .B6-3.64
40 13'-21' 1.28-3.2
40 S'x15' .22-.44
DETAIL
SEE DETAIL 'A & 8' SHEET L-4
CONTROLLERSTATION NUMBER
SEE DETAIL 'A & 8' SHEET L-4
SEE DETAIL 'A & 8' SHEETL-4 VALVE SIZE
SEE DETAIL 'A & B' SHEET L-4
SEEDETAIL'A&B' SHEET L-4 GALLONS PER MINUTE
SEE DETAIL 'A & B' <GPM\ SHEET L-4
l
X
y
z
t
NOTE: MAXIMUM ALLOWABLE
DEMAND FOR ALL LATERAL
I '"'" S IS 18 GPM
I AM FAMILIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS.
I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MANUAL I CERTIFY THAT THE PLAN IMPLEMENTS
THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF
IRRIGATION LEGEND
SYMBOL MANUFACT.
[Ml P.O.C.
~ FEBCO
~ WILKINS
[g HUNTER
~ HUNTER
B GRISWOLD
® HUNTER
..... WIBCOJ'WATTS
0 HAMMOND
LASCO OR EQUAL
LASCO OR EQUAL
LASCO OR EQUAL
-----8
NO SYMBOL HUNTER
NOT SHOWN AS APPROVED
NOT SHOWN AS APPROVED
fill HUNTER
[§ NIA
' · '•''. .J
,f, ~
. -~
V
MODEL NO./ DESCRIPTION DETAILS
EXIST. 1" DOMESTIC WATER METER I VERIFY IN SITE
EXISTING 825YA 1.5" BACKFLOW PREVENTION ASSEMBLY L
EXISTING 70-1.5" PRESSURE REGULATOR SET AS NEEDED M IF STATIC PRESSURE IS MORE THAN 80 PSI.
PCC-1800 18 STATIONS PLASTIC CABINET AND ET
MODULE FOR ET SYSTEM. D,E
PGV-ASV ELECTRIC SOLENOID PlASTIC REMOTE CONTROL J VALVE W/ ACCU SET. FLOW CONTROL SET IN G.C. AREAS ONLY & 3' AWAY FROM AC/ CONC OR ANY VISIBLE AREA 2230E MASTER VALVE 1.5• X
FCT-100 FLOW CLICK SENSOR w
BTU-V-SERIES BLOCKED TRUE UNION BALL VALVE, LINE N SIZE, IN VALVE BOX. 1• HAMMOND 1034 HOSE BIB VALVE K
SCH 40 FOR LATERAL PIPING SET 12" BELOW GRADE F
SCH 40 11/2" MANLINE PIPING SET 24" BELOW GRADE F RUN EXTRA WIRES AT THE END OF MAINLINE SCH 40 FOR SLEEVING {2X DIAMETER PIPE) G
END OF MAINLINE
HUNTER "HCV" LOW HEAD DRAINAGE CHECK VALVE. I
IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL F, G (U.L APPROVED) ORI-SPLICE OS-100 AND 300 SEALANT WATERPROOF W H,C,J IRE CONNECTOR ET-SYSTEM WI MODULE FOR USE WITH PCC CONTROLLER 0
120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, VERIFY ACTUAL LOCATION IN FJELD
IRRIGATION PLAN
Revisions:
04-20-20
09-29-20
12-17-20
11')
r:--.
0 IN
°'
..... <'CS
~
<'CS
0 rJJ
~ North
date: 03-25-1 8
designed: B. Grove
drawn: Hector M.
checked: B. Grove
scale:
sheet
L-4
of 8 sheets
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WATERING SYSTEM 18" and 36" ROOT ZONE
IRRIGATION DETAILS
Revisions:
04-20-20
09-29-20
12-17-20
~ North
date: 03-25-18
designed: B. Grove
drawn: Hector M.
checked: B. Grove s scale:
I sheet
L-5 I of 8 sheets I
IRRIGATION SPECIFICATIONS
1. PLAN
A. THE PLAN IS DIAGRAMMATIC. ALL IRRIGATION EQUIPMENT IS
TO BE LOCATED IN PLANTING AREAS AND NOT IN PAVED AREAS, UNLESS INDICATED OTHERWISE ON THE PLANS. REFER TO
NOTES, DETAILS, AND LEGENDS TO VERIFY LOCATION OF
IRRIGATION EQUIPMENT.
B. THE IRRIGATION SYSTEMS SHALL INCLUDE ALL MATERIALS AND
THEIR INSTALLATION TO PROVIDE A COMPLETE SYSTEM IN
ACCORDANCE WITH PLANS AND SPECIFICATIONS.
C. ALL PRESSURE LINES, NON-PRESSURE LINES, VALVES AND
MISCELLANEOUS SPRINKLER HEADS SHALL BE MANUFACTURED,
SUPPLIED AND INSTALLED IN STRICT ACCORDANCE WITH THE
SPECIFICATIONS DETAILED IN THE HEREIN MENTIONED
IRRIGATION PLANS AND SPECIFICATIONS.
D. SUBSTITUTION OF MATERIALS SIZES OR MANUFACTURERS WILL
NOT BE ALLOWED UNLESS THE OWNER AND LANDSCAPE ARCHITECT AGREE TO ANY PROPOSED CHANGES IN WRITING.
E. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY
EQUIPMENT AS SHOWN ON PLANS WHEN IT IS OBVIOUS IN THE
FIELD THAT CONDITIONS EXIST THAT WERE NOT EVIDENT AT
THE TIME THESE PLANS WERE PREPARED. ANY SUCH
CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE
OWNERS AUTHORIZED REPRESENTATIVES PRIOR TO ANY WORK OR
THE IRRIGATION CONTRACTOR SHALL ASSUME ALL
RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY
BY THE OWNER.
F. THE SYSTEM IS DESIGNED FOR THE MINIMUM OPERATING
PRESSURE AS SHOWN AT EACH POINT OF CONNECTION. THE
MAXIMUM DEMAND OF GALLONS PER MINUTE IS AS SPECIFIED.
THE IRRIGATION CONTRACTOR SHALL VERIFY THE AVAILABLE
WATER PRESSURE ON THE SITE PRIOR TO THE START OF
INSTALLATION.
G. THE ACTUAL LOCATION FOR THE INSTALLATION OF THE
BACKFLOW PREVENTER AND THE AUTOMATIC CONTROLLER IS TO
BE DETERMINED IN THE FIELD BY THE OWNERS AUTHORIZED
REPRESENTATIVE AND/OR THE LANDSCAPE ARCHITECT.
H. 120 VOLT ELECTRICAL POWER SOURCE TO BE PROVIDED BY
OTHERS TO THE LOCATION FOR THE AUTOMATIC CONTROLLER.
IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR FINAL
CONNECTION TO EQUIPMENT.
2. SPACING OF SPRINKLER HEADS
SPACING OF SPRINKLER HEADS AND LOCATIONS OF VALVES AND
VACUUM BREAKERS SHALL BE AS INDICATED ON THE DRAWINGS WITH CONSIDERATION BEING GIVEN TO PREVAILING WIND CONDITIONS.
3. QUANTITIES
QUANTITIES LISTED ON IRRIGATION LEGEND ARE NOT GUARANTEED AND ARE FOR CONTRACTOR'S CONVENIENCE ONLY.
4. MATERIALS
GENERAL: MATERIALS SHALL INCLUDE, BUT NOT BE LIMITED TO THE FOLLOWING ITEMS: ALL PRESSURE SUPPLY LINES, NON-PRESSURE
LINES, VARIOUS TYPES OF VALVES, CONTROLLERS, BACKFLOW
PREVENTION UNITS, HOSE BIBBS, AND ALL TYPES OF SPRINKLER HEADS. ALL MATERIALS AND EQUIPMENT SHALL BE NEW, OF
DOMESTIC MANUFACTURE AND CONFORM TO PERFORMANCE STANDARDS
AND/OR DATA HEREIN, AND AS SHOWN IN LEGEND ON DRAWINGS, INSTALLED IN STRICT ACCORDANCE WITH CONSTRUCTION DETAILS.
5. PLASTIC PIPES AND FITTINGS
A. PVC PIPE
( 1) PRESSURE LINE PIPE 2" AND LARGER, SHALL BE CLASS
315 PVC TYPE 1120-1220. PRESSURE LINE PIPE LESS
THAN 2" IN DIAMETER, SHALL BE SCHEDULE 40 PVC TYPE
1120-1220. PRESSURE LINE FITTINGS SHALL BE TYPE
1-11, SCHEDULE 40, NSF APPROVED.
( 2) LATERAL NON-PRESSURE PIPE SHALL BE PVC CLASS 200
TYPE 1120-1220. LATERAL LINE FITTING SHALL BE
TYPE 1-11, SCHEDULE 40, NSF APPROVED.
( 3) ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND
PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION:
MANUFACTURER'S NAME, NOMINAL PIPE SIZE, PVC 1120
AND PRESSURE RATING IN PSI.
( 4) MANUFACTURER SHALL MARK DATE OF EXTRUSION ON PIPE.
DATING TO BE PERFORMED IN CONJUNCTION WITH RECORDS
HELD BY MANUFACTURER COVERING QUALITY CONTROL
TESTS, RAW MATERIAL BATCH NUMBER, AND OTHER
INFORMATION DEEMED NECESSARY BY MANUFACTURER.
(5) ALL SOLVENT SHALL BE AS RECOMMENDED BY THE
MANUFACTURER OF PIPE FITTING AND AS APPROVED. USE
NO SOLVENT FROM CANS WHICH HAVE REMAINED OPENED
OVERNIGHT.
B. FITTINGS
( 1) PLASTIC FITTING: PVC, TYPE I, JPS SCHEDULE 40, NSF APPROVED ON ALL PRESSURE LINES.
(2) PVC, TYPE I, IPS SCHEDULE 40, NSF APPROVED ON ALL
NON-PRESSURE LINES
( 3) COUPLINGS SHALL BE MADE FROM EXTRUDED STOCK,
REAMED WITH A TAP.ER.
( 4) ALL PLASTIC FITTINGS: A MOLDED FITTING.
6. GALVANIZED STEEL PIPE· SHALL BE SCHEDULE 40 ASTM, A120-GIT THREADED, COUPLED, AND HOT DIP GALVANIZED. PIPE FITTINGS SHALL BE HEAVY PATTERN, BANDED, GALVANIZED MALLEABLE IRON.
7. COPPER PIPE· SHALL BE SEAMLESS, TYPE K, HARD DRAWN TUBING.
8. STANDARD IRRIGATION COMPONENTS
A. PRESSURE REGULATOR: SHALL BE MANUFACTURED OF BRASS OR
BRONZE, AND SHALL BE CAPABLE OF WITHSTANDING A COLD
WATER WORKING PRESSURE OF 150 POUNDS PER SQUARE INCH.
EACH PRESSURE REGULATOR SHALL BE PRESET TO OPERATE AT
THE PRESSURE INDICATED ON PLANS.
B. ANGLE CONTROL VALVES: FED. SPEC. WW-V-51, CLASS A.
HEAVY DUTY TYPE BRONZE OR BRASS WITH UNION. VALVE
SHALL BE FITTED WITH A REMOVABLE SEAT DISC, MANUALLY
OPERATED AND SHALL BE PROVIDED WITH ROUND PLASTIC
SCHEDULE 80, PVC VALVE BOXES. SIZE AS REQUIRED.
C. CHECK VALVES: SHALL BE THE SPRING ACTION TYPE CAPABLE OF WITHSTANDING A WORKING PRESSURE OF 125 POUNDS PER
SQUARE INCH.
D. VALVE BOXES: ONE PIECE PLASTIC WITH LOCKING GREEN
PLASTIC COVER MARKED WITH "IRRIGATION". PROVIDE BRICK
SUPPORTS. ONE UNDER EACH CORNER OF BOX.
E. SPRINKLER HEADS: SHALL BE OF TYPE AND MODEL AS
INDICATED IN THE LEGEND AND SHALL BE INSTALLED AS
INDICATED ON DETAILED DRAWINGS.
F. BALL VALVES 2" IN SIZE AND SMALLER: SHALL BE BRONZE, SCREWED, 150 LBS. W.O.G., WITH STAINLESS STEEL LEVER
FOR OPERATION. EACH VALVE SHALL BE HOUSED IN A
BOX AS NOTED ON PLANS.
G. REMOTE CONTROL VALVES AND AUTOMATIC CONTROLLER: SHALL BE PER MODEL AND TYPE AS INDICATED ON THE DRAWINGS.
VALVES SHALL BE WIRED TO CONTROLLER IN SAME NUMERICAL
SEQUENCE AS INDICATED ON PLANS.
9. DIRECT BURIAL CONTROL WIRES
A. ALL CONTROL WIRES SHALL BE SOLID COPPER, 600 VOLT, TYPE
UF, CONFORMING TO THE PROJECT STANDARD SPECIFICATIONS
AND DRAWINGS, SPECIAL PROVISIONS, AND THE FOLLOWING
WIRE COLORS AND INSTALLATION REQUIREMENTS.
B. NEUTRAL WIRES: WHITE (#12AWG) . DO NOT INTERCONNECT
NEUTRAL WIRES BETWEEN CONTROLLERS.
C. PILOT WIRES: ( #14 AWG. MINIMUM)
D. SPAREWIRES: RED (#14AWGMINIMUM)
E. WIRE SIZING: CONTROL WIRES SHALL BE SIZED IN
ACCORDANCE WITH THE CONTROLLER MANUFACTURER'S SIZING
CHART FOR THE DISTANCE OF RUN.
F. VALVE NO.
1 YELLOW
2 ORANGE
3 BLUE
4 BLACK
5 BROWN
6 PURPLE
VALVE NO.
7 YELLOW W/BLACK STRIPE
8 ORANGE W/BLACK STRIPE
9 RED W/BLACK STRIPE
10 WHITE W/BLACK STRIPE
11 YELLOW WIRED STRIPE
12 WHITE WIRED STRIPE
REPEAT SEQUENCE FOR VALVE NUMBERS EXCEEDING THE ABOVE.
G. WIRE CONNECTIONS: NEUTRAL, PILOT, AND SPARE WIRES
SHALL BE INSTALLED WITH A TWO FOOT (2) COILED EXCESS
WIRE LENGTH AT EACH END ENCLOSURE. EACH AND EVERY WIRE
SPLICE SHALL BE SOLDERED ( USING 60-40 SOLDER) TOGETHER,
THEN ENCASED IN THE WATERPROOFED EPOXY OF THE
"SCOTCH-PAC" OR "PEN-TITE" CONNECTORS. WIRE SPLICES
SHALL BE MADE ONLY IN VALVE OR PULL BOXES. PROVIDE
EXPANSION COIL AT EACH VALVE BOX ( 10 WRAPS AROUND A
3/4" PIPE)
H. WIRING SHALL OCCUPY THE SAME TRENCH AND SHALL BE
INSTALLED ALONG THE SAME ROUTE AS PRESSURE SUPPLY LINES WHENEVER POSSIBLE.
CONTROL WIRES SHALL BE BUNDLED WITH ELECTRICAL TAPE AT
MAXIMUM FIVE FOOT INTERVALS.
J. TRENCH MARKER: ALL DIRECT BURIAL WIRES SHALL BE MARKED
WITH A CONTINUOUS YELLOW COLORED TRENCH MARKER TAPE
PLACED NINE INCHES ( s, BELOW FINISHED GRADE DIRECTLY
ABOVE THE BURIED WIRES. MARKER TAPE SHALL BE EQUAL TO
"ALARMATAPE" AS MANUFACTURED BY PAUL POTTER WARNING
TAPE, INC. TAPE SHALL BE FOUR INCHES ( 41 WIDE.
10. EXCAVATION
A. ALL IRRIGATION PRESSURE LINES SHALL HAVE A MINIMUM SIX
INCH CLEARANCE FROM EACH OTHER, ANY LATERAL LINES AND
FROM LINES OF OTHER TRADES. PARALLEL LINES SHALL NOT
BE INSTALLED DIRECTLY OVER ONE ANOTHER.
B. BACKFILL SHALL BE FREE OF DEBRIS OR ORGANIC MATERIAL THAT MAY DAMAGE PIPES OR EQUIPMENT. COMPACT BACKFILL
TO A DRY DENSITY EQUAL TO ADJACENT UNDISTURBED SOIL IN
PLANTING AREAS AND TO 90% PAVED AREAS. FINISH GRADE OF
BACKFILLED TRENCH SHALL CONFORM TO ADJACENT AREAS.
C. PROVIDE MINIMUM COVER OF 18 INCHES FOR ALL PRESSURE
SUPPLY LINES AND 12 INCHES FOR ALL LATERAL NON-PRESSURE LINES. PROVIDE MINIMUM COVER OF 24 INCHES FOR ALL
PIPING UNDER PAVED AREAS WITH SCHEDULE 40 PVC SLEEVES
2 X DIAMETER OF LINE SIZE.
D. IF BACKFILL SETTLEMENT OCCURS AND ADJUSTMENTS IN
GRADES, IRRIGATION EQUIPMENT, PLANTING, OR OTHER
IMPROVEMENTS ARE NECESSARY, THE CONTRACTOR SHALL MAKE
REQUIRED REPAIRS WITHOUT COST TO THE OWNER.
11. TESTING
THE CONTRACTOR SHALL NOT ALLOW NOR CAUSE ANY OF HIS WORK TO
BE COVERED UNTIL IT HAS BEEN INSPECTED, TESTED AND APPROVED BY THE BUILDER'S/OWNER'S AUTHORIZED REPRESENTATIVE.
A. PRESSURE TEST
( 1) NO TESTING SHALL TAKE PLACE, NOR SHALL ANY WATER
BE ALLOWED INTO ANY SYSTEM, BEFORE THE SOLVENT
MANUFACTURER'S RECOMMENDED CURING TIME HAS
ELAPSED.
( 2) TEST ALL PRESSURE LINES UNDER HYDROSTATIC PRESSURE
OF ONE HUNDRED FIFTY POUNDS PER SQUARE INCH PRIOR
TO BACKFILLING TRENCH AND PLANTING OF ALL PLANTS.
( 3) SUSTAIN PRESSURE IN LINES FOR NOT LESS THAN ONE
HOUR. IF LEAKS DEVELOP, REPAIR LEAKING PORTIONS
ANDREPEATTEST UNTIL ENTIRE SYSTEM IS PROVEN
WATERTIGHT.
( 4) TEST SHALL BE OBSERVED AND APPROVED BY OWNER OR
LANDSCAPE ARCHITECT PRIOR TO BACKFILLING TRENCHES.
B. COVERAGE TEST
( 1) WHEN THE SPRINKLER SYSTEM IS COMPLETED, AND PRIOR
TO PLANTING, CONTRACTOR SHALL PERFORM A COVERAGE
TEST IN THE PRESENCE OF THE OWNER OR LANDSCAPE
ARCHITECT TO DETERMINE IF THE COVERAGE IS COMPLETE
AND ADEQUATE. THE CONTRACTOR SHALL BE RESPONSIBLE
TO CORRECT INADEQUACIES OF COVERAGE ONLY WHERE
DRAWINGS AND DIRECTION BY OWNER HAVE NOT BEEN
FOLLOWED.
(2) ADJUST VALVES, ALIGNMENT AND COVERAGE OF ALL
SPRINKLER HEADS.
( 3) IF IT IS DETERMINED THAT ADJUSTMENTS IN THE
IRRIGATION EQUIPMENT WILL PROVIDE PROPER AND MORE
ADEQUATE COVERAGE, CONTRACTOR SHALL MAKE ALL
NECESSARY ADJUSTMENTS PRIOR TO FINALIZING PROJECT.
( 4) ALL ADJUSTMENTS SHALL BE MADE TO THE SATISFACTION
OF THE OWNER.
C. WIRETEST
( 1) ALL WIRING SHALL BE TESTED FOR CONTINUITY, OPEN
CIRCUITS, AND UNINTENTIONAL GROUNDS PRIOR TO
CONNECTING TO EQUIPMENT. THE MINIMUM INSULATION
RESISTANCE TO GROUND SHALL BE FIFTY ( 50) MEGOHMS.
ANY WIRING NOT MEETING THESE REQUIREMENTS SHALL BE
REPLACED.
(2) IF ADDITIONAL WIRE OR TAPE IS NECESSARY, REPEAT
COLOR SEQUENCE FROM BEGINNING.
12. MISCELLANEOUS
A. CONTROLLERS SHALL BE CLEARLY MARKED WITH LETTER
DESIGNATION AS SHOWN ON PLANS ( I.E., A, B, C, ETC.)
B. INSTALL ONE VALVE PER VALVE BOX ONLY.
C. ALL QUICK COUPLERS SHALL HAVE YELLOW RUBBER CAPS.
D. INSTALL ALL SPRAY HEADS WITH NOZZLES OF THE APPROPRIATE DEGREE OF RADIUS FOR THE AREA TO BE COVERED. ADJUST
ALL NOZZLES TO ELIMINATE SPRAYING WATER ON BUILDINGS
AND HARDSCAPE. ADJUST ALL VALVE FLOW CONTROLS TO
PROVIDE OPTIMUM PERFORMANCE. CONTRACTOR SHALL INSTALL AN
APPROVED ANTI-DRAINAGE DEVICE FOR ALL LOW HEADS TO
ELIMINATE LOW HEAD DRAINAGE AND POSSIBLE SOIL EROSION.
E. LABEL ALL VALVE BOXES WITH VALVE DESIGNATION IN STENCILED PAINTED LETTERS 2" HIGH.
F. ALL CONTROL VALVES SHALL BE LABELED WITH THE CONTROLLER
AND STATION NUMBER ON A YELLOW PLASTIC TAG WITH BLACK LETTERS ( DAISY TAG OR EQUAIJ . ATTACH THE SOLENOID WIRES OF VALVE.
13. RECORD PLANS ( "AS-BUILTS)
CONTRACTOR SHALL PROVIDE RECORD PLANS DRAWN ON PRINTS OR REPRODUCIBLES PROVIDED BY THE OWNER. THE FOLLOWING SHALL BE DIMENSIONED FROM TWO PERMANENT POINTS OF REFERENCE ( I.E.
BUILDING CORNERS, SIDEWALKS, ETCJ
• POINTS OF CONNECTION
• GATE VALVES
• PRESSURE LINE LOCATION
• CONTROLLERS AND CONTROL VALVES ( INCLUDING SOURCE OF
POWER)
• QUICK COUPLERS - ROUTING OF ALL DIRECT BURIAL CONTROL WIRE FOR
IRRIGATION
• SIZE AND LOCATION OF IRRIGATION CONTROL WIRE CONDUIT
• SIZE AND LOCATION OF ALL SLEEVING
14. ACCESSORIES
THE CONTRACTOR SHALL FURNISH THE OWNER THE FOLLOWING
MATERIALS UPON COMPLETION OF THE WORK:
A. A PLASTIC SEALED DIAGRAMMATIC PLAN OF THE IRRIGATION
SYSTEM IDENTIFYING STATION NUMBERS AND THEIR RESPECTIVE IRRIGATED AREAS. MOUNT INSIDE EACH CONTROLLER.
B. TWO KEYS FOR EACH CONTROLLER ENCLOSURE.
C. ALL EQUIPMENT GUARANTEES AND OPERATION MANUALS.
D. TWO QUICK-COUPLER VALVE KEYS WITH HOSE SWIVEL ELL.
15. NOTE
TO THE EXTENT POSSIBLE, ALL IRRIGATION LINES AND
APPURTENANCES ARE TO BE INSTALLED IN THE PROPERTY LINE
OUTSIDE OF PUBLIC RIGHT-OF-WAY, AND AT NO TIME, WILL AN
IRRIGATION LINE CROSS A PUBLIC STREET UNLESS OTHERWISE NOTED ON PLANS. CONTRACTOR SHALL VERIFY LOCATIONS OF ALL
EQUIPMENT PRIOR TO BEGINNING WORK.
16. PLUMBING PERMIT
A SEPARATE PLUMBING PERMIT AND INSPECTION WILL BE REQUIRED
FROM THE BUILDING INSPECTION DEPARTMENT FOR THE INSTALLATION OF THE IRRIGATION SYSTEM SHOWN ON THESE DRAWINGS.
17. GUARANTEE
THE IRRIGATION SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE ( 1) YEAR. ANY DEFECTIVE EQUIPMENT, MATERIALS OR POOR
WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE
IRRIGATION CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.
IRRIGATION SPECS
Revisions:
04-20-20
09-29-20
12-17-20
North
date: 03-25-18
designed: B. Grove
drawn: Hector M.
checked: B. Grove e scale:
I sheet
L-6 I of 8 sheets I
--·
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SGIUAAE FOOT AC.E
ll<RIGATIC!-1 SYSTl:M
MP• MP~ Dr
7 X
y
z
AREA
BUILDING
FOOTPRINT
HARDSCAPE
IRRIGATED
PLANTING
NON IRRIGATED SITE AREA
TOTAL
SQ.FT.
8,296.00 SQ. FT.
18,601.64 SQ. FT.
11 ,588.00 SQ. FT.
0 2,411 .71 SQ. FT. 8' 16'
SCALE: 1/8"=1 '-0"
40,897.35 SQ.FT.
24' 32'
I AM FAMILIAR WITH THE REQUIREMENTS FOR THE
LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE
CITY'S WATER EFFICIENT LANDSCAPE REGULATIONS.
I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH
THOSE REGULATIONS AND THE LANDSCAPE DESIGN
MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS
THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF
WATER.
WATER EFFICIENCY PLAN
Revisions :
w
>
0 :-:
er:
C)
••
••
W ·-
..
z
0 -
~ · .
...... ...... .. ..
04-20-20
09-29-20
12-17-20
..... "'
.::
"'
0 rr.i
~ North
date: 03-25-18
designed: 8 . Grove
drawn: Hector M.
checked: 8 . Grove
scale:
sheet
L-7
of 8 sheets
ff
I
I
I
FXLuminaire FXLuminaire. FXLuminaire.
- ~ . ,.c .. ._..,
- _ --
_ _ ) -----~-. ~-... ""-... -...-:: ___ -- --~~- .......... -- --- - ---· , ..... ...... .. ""--..--..-.. -- PB: Up Light MO: Wall Lights TM: Path Light --- - - I --- ------- ---- -
- -.-. - ~- - ·· - ·· - . :::e:
0 8'
__ _,_ .... .,..,. __ ._,,,_,,.. __ --.._ ..... ---~-
---
NOTES:
-ALLOW 3' OF EXTRA WIRE FOR FIELD ADJUSTMENTS
FOR PATH LIGHTS AND UP LIGHTS
- ALL WORK TO BE PER LOCAL CODES
- ALL 110 OUTLETS IN LANDSCAPING TO BE GFI PROTECTED
AND SET 6" MIN. ABOVE GRADE OR PER LOCAL CODE
- TRANSFORMER TO TIE INTO HOUSE SYSTEM
- FIXTURES TO HAVE GROUND SPIKES
- FIXTURES TO HAVE FROSTED GLASS
- FIXTURES NOT TO BE DIRECTED TO NEIGHBORS LOTS
LANDSCAPE CONTRACTOR SHALL VERIFY IN THE FIELD FOR THE
CORRECT WIRE GAUGE, VOLTAGE, SLEEVES & BEST LOCATION FOR TRANSFORMER, PHOTOCELL, AND SOUND SYSTEM.
,,...,- v-- -y;:_- --
/ 1 7 -.-- I I
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LANDSCAPE LIGHTING LEGEND
DESCRIPTION VOLT. QUA. WATT. TOTAL WATT
© LANDSCAPE PATH LIGHT LV 65 1w 65 FX LUMINARE TM-ZD-3LED-18RA-SB t,) DIRECTED LIGHT LV 6 3w 18 FX LUMINARE NP-ZD-6LED-SB """' WALL LIGHT FX LUMINARE LV 47 3w 141 MO-ZD-3LED-RD-AB W/ FROSTED GLASS TOTAL 224W
16' 24' 32' Im I VOLT300W TRANSFORMERS$
SCALE: 1/8"= 1'-0"
LIGHTING PLAN
Revisions:
w
>
o - a:
C)
•• • ••
w ·
z
0 ~ -
...... ......
•• ce
04-20-20
ll)
['.
0 ..... c<S
i:::
c<S
0 rt:J
rt
North
date: ·03-25-18
designed: B. Grove
drawn: Hector M.
checked: B. Grove
scale: 1/8" = 1'-0"
sheet
L-8
of 8 sheets
2 I
I
I
FINAL INITIAL STUDY AND
MITIGATED NEGATIVE DECLARATION
Assessor Parcel Number 298-162-37
Ida Avenue Apartments Project
Lead Agency:
City of Solana Beach
Community Development Department
635 South Highway 101
Solana Beach, California 92075
Contact: Katie Benson, Senior Planner
Prepared By:
Michael Baker International
9755 Clairemont Mesa Boulevard, #100
San Diego, California 92124
Contact: Bob Stark, AICP
and
Summit Environmental Group, Inc.
Carlsbad, California, 92009
Contact: Leslea Meyerhoff, AICP
July 2022
Michael Baker
INTERNATIONAL
Ida Avenue Apartments Project
Initial Study and Mitigated Negative Declaration
This page left blank intentionally.
Michael Baker
INTERNATIONAL
Ida Avenue Apartments Project
Initial Study and Mitigated Negative Declaration TABLE OF CONTENTS Page i
1.0 INTRODUCTION ................................................................................................................. 1-0
1.1 Introduction and Regulatory Guidance......................................................................................1-1
1.2 Lead Agency ...............................................................................................................................1-1
1.3 Purpose And Document Organization .......................................................................................1-2
2.0 PROJECT DESCRIPTION....................................................................................................... 2-1
2.1 Project Location and Setting ......................................................................................................2-1
2.2 Anticipated Discretionary Actions and Approvals .....................................................................2-4
2.3 Technical Studies........................................................................................................................2-4
3.0 ENVIRONMENTAL CHECKLIST ............................................................................................. 3-1
3.1 Environmental Factors Potentially Affected ..............................................................................3-1
3.2 Determination............................................................................................................................3-2
3.3 Evaluation of Environmental Impacts........................................................................................3-3
1. Aesthetics.................................................................................................................................3-12
2. Agriculture and Forestry Resources.........................................................................................3-16
3. Air Quality ................................................................................................................................3-19
4. Biological Resources.................................................................................................................3-29
5. Cultural Resources ...................................................................................................................3-35
6. Energy ......................................................................................................................................3-40
7. Geology and Soils.....................................................................................................................3-44
8. Greenhouse Gas Emissions......................................................................................................3-51
9. Hazards and Hazardous Materials ...........................................................................................3-58
10. Hydrology and Water Quality ..............................................................................................3-64
11. Land Use and Planning.........................................................................................................3-70
12. Mineral Resources ...............................................................................................................3-72
13. Noise ....................................................................................................................................3-73
14. Population and Housing.......................................................................................................3-81
15. Public Services......................................................................................................................3-83
16. Recreation............................................................................................................................3-87
17. Transportation .....................................................................................................................3-89
18. Tribal Cultural Resources.....................................................................................................3-93
19. Utilities and Service Systems ...............................................................................................3-96
20. Wildfire...............................................................................................................................3-102
21. Mandatory Findings of Significance...................................................................................3-105
4.0 DOCUMENT PREPARERS AND REFERENCES ........................................................................ 4-1
TABLE OF CONTENTS
Michael Baker
INTERNATIONAL
Ida Avenue Apartments Project
Initial Study and Mitigated Negative Declaration TABLE OF CONTENTS Page ii
Figure 1 Regional/Local Vicinity Map................................................................................................2-5 Figure 2A Aerial Photograph ...............................................................................................................2-7 Figure 2B On-site/Off-site Photographs..............................................................................................2-9 Figure 3 Site Plan.............................................................................................................................2-11 Figure 4A Renderings ........................................................................................................................2-13 Figure 4B Elevations..........................................................................................................................2-15 Figure 5 Conceptual Landscape Plan ..............................................................................................2-17 Figure 6 Lighting Plan......................................................................................................................2-19 Figure 7 Biological Resources - Impacts..........................................................................................2-21 Figure 8 Noise Measurement and Modeling Locations..................................................................2-23 Table 2-1. Project Summary.................................................................................................................2-2 Table 2-2. Required Approvals and Permits ........................................................................................2-4 Table 3-1. Estimated Maximum Daily Construction Criteria Air Pollutant Emissions........................3-21 Table 3-2. Estimated Maximum Daily Operational Criteria Air Pollutant Emissions.........................3-22 Table 3-3. Pollutants, Sources, Health Effects, and Attainment Status.............................................3-25 Table 8-1. Estimated Annual Construction Greenhouse Gas Emissions............................................3-53 Table 8-2. Estimated Annual Operational Greenhouse Gas Emissions..............................................3-54 Table 8-3. 2019 Federal Regional Transportation Plan Consistency Analysis....................................3-55 Table 13-1. Typical Construction Equipment Maximum Noise Levels.................................................3-75 Table 13-2. Estimated Distances between Construction Activities and Nearest Noise-sensitive Receptors............................................................................3-76 Table 13-3. Predicted Construction Noise Levels per Activity Phase...................................................3-77 Table 13-4. Off-site Roadway Traffic Noise Modeling Results.............................................................3-78 Appendix A Air Quality/Greenhouse Gas Emissions Technical Report Appendix B Biological Resources Assessment
Appendix C Cultural Resources Inventory Report
Appendix D-1 Preliminary Drainage Report
Appendix D-2 Water Quality Technical Report
Appendix E Noise Technical Report
Appendix F Trip Generation Assessment
Appendix G AB 52 Consultation Documentation
LIST OF FIGURES
LIST OFT ABLES
APPENDICES
Michael Baker
INTERNATIONAL
Ida Avenue Apartments Project
Initial Study and Mitigated Negative Declaration 1.0 INTRODUCTION
1.0 INTRODUCTION
Michael Baker
INTERNATIONAL
Ida Avenue Apartments Project
Initial Study and Mitigated Negative Declaration 1.0 INTRODUCTION This page left blank intentionally.
Michael Baker
INTERNATIONAL
Ida Avenue Apartments Project
Initial Study and Mitigated Negative Declaration 1.0 INTRODUCTION