MUP 2021-0023 Bella at Piazza Serena Model Home & Sales Office (03.03.2022)March 3, 2022
Mr. Edgar Gomez
Richmond American Homes
391 N. Main Street Suite 205
Corona, CA 92880
SUBJECT: MINOR USE PERMIT 2021-0023 BELLA AT PIAZZA SERENA
MODEL HOME COMPLEX AND SALES OFFICE
Dear Mr. Gomez:
The City of La Quinta Design and Development Department has reviewed and
approved Minor Use Permit 2021-0023, for a temporary sales office and model home
complex within the Piazza Serena development, subject to the information on file
and attached and the following conditions of approval:
Planning
1.The model home site and temporary sales office shall be permitted to remain
for two (2) years, beginning from the date of this approval, unless a time
extension is applied for and granted by this Department. The Design and
Development Director may extend the permit for up to one year, upon written
request from the property owner. No fee will be charged to extend this permit.
2.The following advertising devices or activities are expressly prohibited within
or outside the project: banners, balloons, portable trailer signs, or human
indicators/sign twirlers. Permitted signage can be found in LQMC Section
9.60.240.
3.ADA accessible route(s) from the sales office to and throughout the model
complex area shall be provided and maintained as may be required by the
Public Works Department and the Building Division.
Fire
4.Construction Permits Fire Department Review: Submittal of construction plans
to the Office of the Fire Marshal for development, construction, installation
and operational use permitting will be required. Final fire and life safety
conditions will be addressed when the Office of the Fire Marshal reviews these
plans. These conditions will be based on occupancy, use, California Building
Code (CBC), California Fire Code, and related codes, which are in effect at the
time of building plan submittal.
5. Addressing: All commercial buildings shall display street numbers in a
prominent location on the address side and additional locations as required.
Ref. CFC 505.1 and County of Riverside Office of the Fire Marshal Standard
#07-01
6. Install portable fire extinguishers per Title 19, but not less than 2A10BC in
rating. Contact a certified extinguisher company for proper placement and
spacing of equipment.
Building
7. A building shall be obtained prior to construction. The proposed construction
shall comply with all other development standards as required under the La
Quinta Zoning Code. Applicant shall also adhere to the applied Precise Grading
permit PG2021-0037.
The City may elect to add Conditions to this application request to mitigate any
problems that arise not previously addressed herein. If you have any questions,
please contact me at (760) 777-7086.
Sincerely,
Sijifredo Fernandez
Associate Planner
Design and Development
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER
SMP
SMP
SMP
TITLE SHEET
177-TL
TL
1N.T.S.KEYMAP
LEGEND
ATRIUM DRAIN
ALIGN
BOND BEAM ELEVATION
CATCH BASIN
TOP OF GRATE ELEVATION
FLOW LINE
BOTTOM OF STEP
BOTTOM OF WALL
TOP OF FOOTING ELEVATION
GARAGE FLOOR ELEVATION
DIAMETER
GRADIENT IN PERCENTAGE
CATCH BASIN
FINISH FLOOR ELEVATION
FINISH GRADE
FINISH SURFACE
HIGH POINT
INVERT ELEVATION
LOW POINT
ON CENTER
PAD ELEVATION
TOP OF STEP
TOP OF WALL
SHEET LOCATION
SECTION REFERENCE
SHEET LOCATION
DETAIL REFERENCE
BERM - BUILT-UP
EXISTING CONTOUR
PROPOSED CONTOUR
TURF DRAIN
DECK DRAIN
DRAINAGE PIPE
DIRECTION OF FLOW
GRADE BREAK
RIDGE
31
31
GB
R
4:1
1.0%
INV
BB
CB
TG
OC
TS
FS
FL
LP
HP
BS
FG
CB
BW
TF
TW
GF
O
PE
FF
BEGINNING OF CURB RADIUS
END OF CURB RADIUS
EXISTING SPOT ELEVATION
PROPOSED SPOT ELEVATION
PLANTING AREA
TYPICAL
MINIMUM
BOTTOM OF CURB
EXPANSION JOINT
HEADER
LANDSCAPE ARCHITECT
MAXIMUM
MASTIC JOINT
REDWOOD
SAW CUT
SCORE JOINT
TOP OF CURB
PA
TYP
MJ
MAX
EJ
RDWD
MIN
LA
HDR
SJ
SC
R RADIUS
(33.60)
33.60
ECR
BC
TC
BCR
HT HEIGHT
LOCATION MAP
CONSTRUCTION NOTES AND LEGEND
NOTES
VICINITY MAP
SHEET INDEX
SUBMITTED FOR APPROVAL
CONSTRUCTION SET ISSUED
RELEASED FOR BID
APPROVED
REVISIONS
RATIO: 4' HORIZONTAL DISTANCE
PER 1' OF VERTICAL HEIGHT
LANDSCAPE GRADE
CONSULTANTS
1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION,
MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL
CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED
HEREIN.
2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED
CONTRACTOR.
3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE
ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP
TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK.
4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR
WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES
AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY
FOR ALL COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF
SAID UTILITIES, INCLUDING DELAYS.
5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE
CONTRACT DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE
SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE
REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE
ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA
SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE
OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING.
ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF
DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE.
6. ALL SHRUBS AND GROUND COVER SHALL EQUAL OR SURPASS "MONROVIA
NURSERY" STANDARDS FOR SIZE AND QUALITY (www.monrovianursery.com)
7. ALL WORK SHALL COMPLY WITH THE CITY OF LA QUINTA STANDARDS FOR
LANDSCAPE DEVELOPMENT.
8. THE PLANT MATERIAL SUPPLIER AND/OR LANDSCAPE CONTRACTOR SHALL
PROVIDE GUARANTEED EVIDENCE TO THE CITY LANDSCAPE INSPECTOR
THAT ALL PLANT MATERIAL IS CONSISTENT WITH THE APPROVED PLANT
LEGEND CONSIDERING GENUS, SPECIES, CULTIVARS, AND SIZE SPECIFIES.
ALL PLANT MATERIAL NOT CONSISTENT WITH THE PLANT LEGEND MAY BE
REJECTED.
9. ALL REVISIONS AND CHANGE ORDERS TO THE APPROVED LANDSCAPE
ARCHITECTURAL PLANS AND SPECIFICATIONS ARE SUBJECT TO THE
REVIEW AND APPROVAL OF THE CITY LANDSCAPE ARCHITECT BEFORE
WORK MAY CONTINUE. MINOR CHANGES ARE TO BE E-MAILED TO THE CITY
LANDSCAPE ARCHITECT AND THE CITY LANDSCAPE INSPECTOR. MAJOR
CHANGES ARE TO BE DONE WITH TWO REVISED BOND COPIES BEING SENT
TO THE CITY WITH NOTIFICATION GIVEN TO THE LANDSCAPE INSPECTOR.
10.CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT BEFORE
START OF CONSTRUCTION AT (800) 422-4133. AN ENCROACHMENT PERMIT
IS REQUIRED TO VERIFY EXISTING LOCATION OF UTILITIES.
3
4
5
6
7
2
11
Please note the following principles of design utilized on this project directed
specifically as conserving water and improving the efficiency of the irrigation
system:
All head spaced head to head 100% of manufacturers recommended radius.
All sprinkler heads utilize matched precipitation nozzles and check valves.
All sprinkler heads utilize pressure compensating screens.
Triangular spacing utilized for head layout throughout irrigation system.
Irrigation zones separated by plant material types.
Irrigation zones separated by exposure and orientation.
Utilization of irrigation system master valve.
Utilization of irrigation system flow sensor.
Utilization of rain shut-off device connected to irrigation controller.
Utilization of controller with water budgeting feature.
IRRIGATION SYSTEM SHALL BE TESTED AND MAINTAINED ON A
MONTHLY BASIS BY THE MAINTENANCE STAFF. AN IRRIGATION
AUDIT, IN COMPLIANCE WITH THE STATE OF CALIFORNIA LANDSCAPE
WATER MANAGEMENT PROGRAM, SHALL BE PERFORMED BY A
CERTIFIED IRRIGATION AUDITOR PRIOR TO TURNOVER OF PROJECT
AND EVERY 5 YEARS THEREAFTER. THE REGULAR MAINTENANCE
SCHEDULE COUPLED WITH THE AUDITS SHOULD HELP TO MAINTAIN
THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN
Statement of Water Conservation :
TL TITLE SHEET
CL-1 & CL- 2 CONSTRUCTION LAYOUT PLAN
CD-1 & CD-4 CONSTRUCTION DETAILS
CN-1 CONSTRUCTION SPECIFICATIONS
IR-1 & IR-2 IRRIGATION LAYOUT PLAN
ID-1 IRRIGATION LEGEND & CALCS
ID-2 IRRIGATION DETAILS
ID-3 IRRIGATION SPECIFICATIONS
PT-1 & PT-2 TREE & VINE PLANTING PLAN
PS-1 & PS-2 SHRUB PLANTING PLAN
PD-1 PLANTING DETAILS
PN-1 PLANTING SPECIFICATIONS
SHEET NO. SHEET DESCRIPTION
NOTE:
THIS PROJECT COMPLIES WITH CHAPTER 19.08
WATER EFFICIENT LANDSCAPE REQUIREMENTS.
ARCHITECT
WILLIAM HEZMALHALCH ARCHITECTS, INC.
2850 REDHILL AVE, STE 200
SANTA ANA, CA, 92705
PHONE: (949) 250-0607 ext 8740
FAX: (949) 250-1529
LANDSCAPE ARCHITECT
SUMMERS MURPHY & PARTNERS, INC.
34197 COAST HIGHWAY - SUITE 200
DANA POINT, CA 92629
PHONE: (949) 443-1446 x231
EMAIL: JPORZUCZEK@SMPINC.NET
CONTACT: JOHN PORZUCZEK
OWNER / DEVELOPER
RICHMOND AMERICAN HOMES
5171 CALIFORNIA AVE, STE 120
IRVINE, CA
PHONE: (949)467-2600
CIVIL ENGINEER
HUNSAKER & ASSOCIATES
3 HUGHES
IRVINE, CA 92618
PHONE: (949) 458-5402
FAX: (949) 465-1102
ARCHITECT
WILLIAM HEZMALHALCH ARCHITECTS, INC.
2850 REDHILL AVE, STE 200
SANTA ANA, CA, 92705
PHONE: (949) 250-0607 ext 8740
FAX: (949) 250-1529
MONROE STREET
AVENUE 58VIDA BELLA DRIVECANTATA DRIVE
RESIDENZA COURT
PASATIEMPO COURT
IL SERENATA DRIVEARPEGGIO DRIVE
FIORI DEL DESERTO DRIVEVIA PASATIEMPO
These plans have been reviewed by the Coachella Valley Water District in
accordance with Water Code Title 7, Division 1, Chapter 3, Article 10.8, Section
65597 et seq. requiring efficient landscape and irrigation design in cooperation with
the local governing agency (City or County). "Approval of this drawing by CVWD
staff does not constitute approval to encroach into district and USBR Rights-of-Way.
Trees, plants, walls, and permanent structure of any kind may not be planted or
installed in CVWD and USBR easements or right-of-way without first obtaining an
encroachment permit from CVWD.
CVWD PLAN #
DATE
DEVELOPMENT SERVICE DEPARTMENT
WATER MANAGEMENT DEPARTMENT
D I S T R I C T
W A T E R
CL-1, IR-1,
PT-1, PS-1
CL-2, IR-2,
PT-2, PS-2
BY:DATE:
THIS PROJECT COMPLIES WITH APPLICABLE ASPECTS OF THE STATE WATER
EFFICIENCY LANDSCAPE ORDINANCE AB 1881. PLANTING AND IRRIGATION
DESIGN FEATURES ARE IN ACCORDANCE WITH THE EFFICIENT USE OF WATER
IN THE LANDSCAPE DESIGN PLAN.
PATRICK C. M. MURPHY, LANDSCAPE ARCHITECT, CA 1881 DATED:PLAN SETSMP PLAN CONTROL02/08/2022'C'
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
LOT 95PLAN: S852-ALPENDLETON/ SPANISHSALES OFFICESIDEYARDMULCH123456711'-2"80'3'1'EQ.
6'6'
7'-6"20'TYP.5'5'11'-6"11'-3"20'11'1'-5"18"18"3'-8"3'-6"
14"
2'1'-10"3'-9"4'30"7'-11"
CL
3'28'-6"4'6"
TYP.
2'
TYP.
8'9'-6"5'MULCH ONLY3'-6"4'-6"4'-6"3'-6"7'10'10'3'24'-6"4'4'30°40'-4"23'-5"7'-3"
5
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F.O.B.
1
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22"2'18"18"8'7
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"S-23S-24S-11S-14S-7S-25S-5S-21S-6S-18S-5S-22S-3S-266"
12"S-828'-8"A-4A-1A-3A-2A-6A-5A-7A-5S-1S-9S-9S-9S-2S-9S-5S-21S-22S-8S-4S-4S-20B-5B-3B-6B-7S-9B-4S-4S-19PAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPATURFTURFTURFTURFTURFS-13S-94'12'-8"2'DANA POINT CA 9262934197 COAST HWY SUITE 200(949) 443-1446SUMMERS/MURPHY & PARTNERS, INC.E N V I R O N M E N T A L D E S I G NNOTE:- "ALL IMPROVEMENTS TO BEMAINTAINED BY DEVELOPER UNTILMAINTENANCE RESPONSIBILITY ISTURNED OVER TO INDIVIDUALHOMEOWNER OR THE MASTERASSOCIATION"- SOILS REPORT TO BE PROVIDEDBY OWNER010 20 30 40SCALE: 1" = 10' - 0"NORTHSMPSMPSMPCONSTRUCTIONLAYOUT177-CLCL-12PLAN 852-AL | LOT 95 - 'PENDLETON' DETAIL/SHEETA-1CONCRETE PAVINGA CD-2COLOR: T.B.S.FINISH: T.B.S.JOINT TYPE: T.B.S.A-2CONCRETE STEPPERS W/ LOOSE PEBBLE JOINTD CD-3COLOR: T.B.S.FINISH: T.B.S.JONIT TYPE: T.B.S.PEBBLE: T.B.S.A-3FIRE TABLEITEM: T.B.S. AVAIL. FROM:A-4BARBECUE COUNTERA CD-4COUNTER TOP: T.B.S.VENEER: T.B.S.GRILL UNIT: T.B.S.ACCESS DOOR: T.B.S.A-5LOOSE GRAVELE CD-2GRAVEL: T.B.S.A-6RAISED WOOD PLANTER BEDC CD-2COLOR: T.B.S.A-7TURF/GRAVEL CHECKER BOARD, 30"SQ. W/ METAL EDGING E CD-2GRAVEL: TO MATCH ITEM A-5TURF: TO MATCH ITEM A-8EDGING: TO MATCH ITEM S-9NO.DESCRIPTION DETAIL/SHEETVERIFY FINAL SELECTIONS WITH LANDSCAPE ARCHITECT.SAMPLES OF ALL STONE& TILES MATERIALS ARE TO BE DELIVERED ON-SITEPRIOR TO PLACING ORDER FOR FINAL APPROVAL BY LANDSCAPE ARCHITECT & OWNER.SITES-1AC UNIT LOCATIONREFER TO ARCHITECT'S PLANSS-2UTILITY LOCATIONSREFER TO ENGINEER'S PLANSS-3TEMPORARY TRAP FENCE & MAINTENANCE GATESD CD-1STEEL COLOR: T.B.S.S-4PRODUCTION WALL / FENCEREFER TO PRODUCTION WALL & FENCE PLANS BY OTHERSS-5PRODUCTION SIDE YARD GATE & RETURN WALLREFER TO PRODUCTION WALL & FENCE PLANS BY OTHERSS-6TRUNCATED DOMESREFER TO ENGINEER'S PLANSS-7TEMPORARY VINYL SCREEN FENCE AT RESTROOMA CD-1COLOR: T.B.S.S-8TEMPORARY CONCRETE WALKA CD-2COLOR: T.B.S.FINISH: T.B.S.JOINT TYPE: T.B.S.S-9METAL EDGINGF CD-2COLOR: T.B.S.S-10TEMPORARY AC PAVING PARKINGREFER TO ENGINEER'S PLANSS-11HANDICAPPED PARKING STALL AND LOADING ZONEREFER TO ENGINEER'S PLANSS-12CONCRETE WHEEL STOP, TYP.REFER TO ENGINEER'S PLANSS-13TEMPORARY CONCRETE STEPSE CD-3COLOR: T.B.S.FINISH: T.B.S.S-14A.D.A. ACCESSIBLE RESTROOMBY OWNERS-15CONCRETE STEPPERSD CD-3COLOR: T.B.S.FINISH: T.B.S.S-16DECOMPOSED GRANITEE CD-2D.G.: T.B.S.S-17LARGE GLOBE SCULPTURE W/ MIRROR REFLECTIVE SURFACE BASEITEM: T.B.S.S-18A.D.A. PARKING SIGNREFER TO ENGINEER'S PLANSS-19WOOD MULCH ONLY SIDE YARDS-20OUTDOOR FURNITUREBY OTHERSS-21SIDEYARD CONCRETE STOOPREFER TO ARCHITECT'S PLANSS-22PRECAST CONCRETE STEPPER, 24"SQ.COLOR: NATURAL GRAYS-23PROJECT ID SIGN LOCATIONBY OWNERS-24PROJECT FLAG POLE LOCATIONBY OWNERS-25TEMPORARY CONSTRUCTION SCREEN FENCEC CD-1COLOR: T.B.S.S-26TEMPORARY STEEL HANDRAILF CD-3COLOR: T.B.S.FINISH SCHEDULE1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADJUST ASNECESSARY WHILE MAINTAINING THE DESIGN CONCEPT.2. CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO BEGINNING ANYWORK AND CONTACT LANDSCAPE ARCHITECT FOR AUTHORIZATION IFMODIFICATIONS ARE NECESSARY.3. PAVING CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR,IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES ANDCROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC.4. VERIFY WITH THE PROJECT SOILS ENGINEER THE NEED FOR REINFORCING, BASEMATERIALS, PRESATURATION, ETC., FOR WALKS, PATIOS, FOOTINGS, ETC.5. EXPANSION JOINTS OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OFCONCRETE WALKS, ADJACENT TO BUILDINGS AND WHERE NEW CONCRETE PAVINGABUTS EXISTING SIDEWALKS AND/OR CURBS. THE RECOMMENDED SPACING FOREXPANSION JOINTS IN WALKS IS 16'-0" O.C. FOR CONTINUOUS WALKS UNLESSOTHERWISE RECOMMENDED BY SOILS ENGINEER.6. SCORE JOINTS OCCUR WHERE SHOWN ON PLAN AND AS NECESSARY TO MINIMIZEAND CONTROL CRACKING OF CONCRETE PAVING.7. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES.8. ALL PRODUCTION WALKS, STOOPS AND DRIVEWAYS ARE TO RECEIVE A MEDIUMBROOM FINISH UNLESS OTHERWISE NOTED.9. FINISH SURFACE OF CONCRETE TO BE 1/2" MINIMUM BELOW STUCCO SCREED;VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS.10. STEP TREADS TO BE 12" WIDE (TYPICAL). STEPS GROUPED TWO OR MORETOGETHER ARE TO RECEIVE HANDRAILS.11. ALL HORIZONTAL CONTROL FOR WALLS OR FENCES BY OTHERS. REFER TO CIVILENGINEER'S PLANS.12. SLEEVE ALL UNDERGROUND WIRE FOR LOW VOLTAGE LIGHTING/MASTER SLEEVINGPLAN BY SMP.13. FOR GRADING AND DRAINAGE INFORMATION REFER TO CIVIL ENGINEER'S PLANS.CONSTRUCTION NOTES:SYMBOL LEGENDFOBPALCEJPLSYMBOL DESCRIPTION SYMBOL DESCRIPTION PLANTING AREA ALIGN FACE OF BUILDING CALL OUT EXPANSION JOINT CENTER LINE ELECTRIC SERVICE BOX STREET LIGHT PROPOSED STEP LOCATION TRANSFORMER SLAB BOX PROPERTY LINETYP. TYPICALEARTH MOUNDING A.D.A PATH OF TRAVELUSE EASEMENT AREA--MATCHLINE: SEE SHEET CL-2FINISH SCHEDULE (CONT'D)NO.DESCRIPTION DETAIL/SHEETN.T.S.KEYMAPRESIDENZA COURTPASATIEMPO COURTIL SERENATA DRIVE ARPEGGIO DRIVEFIORI DEL DESERTO DRIVE
VIA PASATIEMPCL-1 PLANNING APPROVALADMINISTRATIVE CASE # ____________________EXHIBIT # ____________________ INITIAL : DATE :MUP2021-002303/03/22SFE
LOT 97PLAN: S850-CLPOMONA/CONTEMPORARYPRAIRIELOT 96PLAN: S853-BLPINECREST/MONTEREYLOT 95PLAN: S852-ALPENDLETON/ SPANISHSALES OFFICEML
SLMSMSLSIDEYARDMULCHEQ.6'6'7'-6"3'-9"4'30"7'-11"
MULCH ONLY
MULCH ONLY
5'-5"14'5'14'4'-8"4'6'-11"1'-4"4'20'-6"2'4'20'30"SQ.TYP.4'2'50'
7'12'-6"30°
6'-10"
8'30'-8"12"18"
22"2'18"18"8'30°60°16'7
'
7
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7'13'-6"6'-6"6'3'-6"1
9
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9
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14'4'-5"20'-6"4'4'8'TYP.`3'-6"26'-10"3'-8"5'-6"
6
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9'-8"4'5'8'-8"10'2'-8"30"18"22"30"16"3'3'2'-9"
4'-4"
18"
3'2'3'2'3'2'2'2'15'R6'
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6'-6"
21"21"31'-6"12"TYP.3'-6"SQ.TYP.R
6
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5'-6"3'-6"19'-3"16'-9"30"15'-2"19'-9"6'30"8'23'R20'4'14"TYP.15'-10"3'-3"R1
1
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12"
21"
4'-6"
4'-9"30"30"4'-4"3'-4"30"30"
12'6'10'6'-9"6'-9"
6"TO12"
21'-3"4'-6"
16"
16'4'R12'19'-4"6'3'-6"S-56"12"S-828'-8"S-3A-6A-5A-7S-1S-9S-9S-9S-5S-21S-1S-5S-22S-8S-2S-8S-9S-5S-21S-5S-22S-4S-4S-1S-9S-5S-17S-15S-16S-9S-20B-5B-3B-6B-7B-9B-8S-9B-4C-9C-5S-20C-8C-4C-4C-3C-7C-10C-8S-20C-14C-3C-13C-3C-11C-12S-21S-4S-4S-19B-2C-2C-1BC-1AC-5C-6±3'-9"±3'-6"±4'-3"±3'C-3C-1AC-1BC-1APAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPAPATURFTURFTURFTURFTURFTURFTURF4'12'-8"16'10'-9"
5'2'13'-6"9'-3"7'5'-3"1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADJUST ASNECESSARY WHILE MAINTAINING THE DESIGN CONCEPT.2. CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO BEGINNING ANYWORK AND CONTACT LANDSCAPE ARCHITECT FOR AUTHORIZATION IFMODIFICATIONS ARE NECESSARY.3. PAVING CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR,IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES ANDCROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC.4. VERIFY WITH THE PROJECT SOILS ENGINEER THE NEED FOR REINFORCING, BASEMATERIALS, PRESATURATION, ETC., FOR WALKS, PATIOS, FOOTINGS, ETC.5. EXPANSION JOINTS OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OFCONCRETE WALKS, ADJACENT TO BUILDINGS AND WHERE NEW CONCRETE PAVINGABUTS EXISTING SIDEWALKS AND/OR CURBS. THE RECOMMENDED SPACING FOREXPANSION JOINTS IN WALKS IS 16'-0" O.C. FOR CONTINUOUS WALKS UNLESSOTHERWISE RECOMMENDED BY SOILS ENGINEER.6. SCORE JOINTS OCCUR WHERE SHOWN ON PLAN AND AS NECESSARY TO MINIMIZEAND CONTROL CRACKING OF CONCRETE PAVING.7. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES.8. ALL PRODUCTION WALKS, STOOPS AND DRIVEWAYS ARE TO RECEIVE A MEDIUMBROOM FINISH UNLESS OTHERWISE NOTED.9. FINISH SURFACE OF CONCRETE TO BE 1/2" MINIMUM BELOW STUCCO SCREED;VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS.10. STEP TREADS TO BE 12" WIDE (TYPICAL). STEPS GROUPED TWO OR MORETOGETHER ARE TO RECEIVE HANDRAILS.11. ALL HORIZONTAL CONTROL FOR WALLS OR FENCES BY OTHERS. REFER TO CIVILENGINEER'S PLANS.12. SLEEVE ALL UNDERGROUND WIRE FOR LOW VOLTAGE LIGHTING/MASTER SLEEVINGPLAN BY SMP.13. FOR GRADING AND DRAINAGE INFORMATION REFER TO CIVIL ENGINEER'S PLANS.CONSTRUCTION NOTES:SYMBOL LEGENDFOBPALCEJPLSYMBOL DESCRIPTION SYMBOL DESCRIPTION PLANTING AREA ALIGN FACE OF BUILDING CALL OUT EXPANSION JOINT CENTER LINE ELECTRIC SERVICE BOX STREET LIGHT PROPOSED STEP LOCATION TRANSFORMER SLAB BOX PROPERTY LINETYP. TYPICALEARTH MOUNDING A.D.A PATH OF TRAVELUSE EASEMENT AREA--DANA POINT CA 9262934197 COAST HWY SUITE 200(949) 443-1446SUMMERS/MURPHY & PARTNERS, INC.E N V I R O N M E N T A L D E S I G NNOTE:- "ALL IMPROVEMENTS TO BEMAINTAINED BY DEVELOPER UNTILMAINTENANCE RESPONSIBILITY ISTURNED OVER TO INDIVIDUALHOMEOWNER OR THE MASTERASSOCIATION"- SOILS REPORT TO BE PROVIDEDBY OWNER010 20 30 40SCALE: 1" = 10' - 0"NORTHSMPSMPSMPCONSTRUCTIONLAYOUT177-CLCL-23PLAN S853-BL | LOT 96 - 'PINECREST' DETAIL/SHEETB-1CONCRETE DRIVEWAYA CD-2COLOR: T.B.S.FINISH: T.B.S.JOINT TYPE: T.B.S.B-2CONCRETE PATIO PAVINGA CD-2COLOR: T.B.S.FINISH: T.B.S.JOINT TYPE: T.B.S.B-3CONCRETE STEPPERS W/ DECOMPOSED GRANITE JOINTD CD-3CONC. COLOR: T.B.S.CONC. FINISH: T.B.S.D.G.: TO MATCH ITEM B-4B-4DECOMPOSED GRANITEE CD-2D.G.: T.B.S.B-5WOOD LODGE POLE VINE SUPPORTB CD-1COLOR: T.B.S.B-6FIRE RINGITEM: T.B.S. AVAIL. FROM:ALLOW 6-8 WEEKS LEAD TIME FOR MATERIAL DELIVERYB-7WATER FEATUREC CD-4URN: T.B.S.PEBBLE: T.B.S.ALLOW 6-8 WEEKS LEAD TIME FOR MATERIAL DELIVERYB-8BBQ COUNTERA CD-4COUNTER TOP: T.B.S.VENEER: T.B.S.GRILL UNIT: T.B.S.ACCESS DOORS:B-9PLAY HOUSEBY OWNERALLOW 6-8 WEEKS LEAD TIME FOR MATERIAL DELIVERYNO.DESCRIPTION DETAIL/SHEETVERIFY FINAL SELECTIONS WITH LANDSCAPE ARCHITECT.SAMPLES OF ALL STONE& TILES MATERIALS ARE TO BE DELIVERED ON-SITEPRIOR TO PLACING ORDER FOR FINAL APPROVAL BY LANDSCAPE ARCHITECT & OWNER.SITES-1AC UNIT LOCATIONREFER TO ARCHITECT'S PLANSS-2UTILITY LOCATIONSREFER TO ENGINEER'S PLANSS-3TEMPORARY TRAP FENCE & MAINTENANCE GATESD CD-1STEEL COLOR: T.B.S.S-4PRODUCTION WALL / FENCEREFER TO PRODUCTION WALL & FENCE PLANS BY OTHERSS-5PRODUCTION SIDE YARD GATE & RETURN WALLREFER TO PRODUCTION WALL & FENCE PLANS BY OTHERSS-6TRUNCATED DOMESREFER TO ENGINEER'S PLANSS-7TEMPORARY VINYL SCREEN FENCE AT RESTROOMA CD-1COLOR: T.B.S.S-8TEMPORARY CONCRETE WALKA CD-2COLOR: T.B.S.FINISH: T.B.S.JOINT TYPE: T.B.S.S-9METAL EDGINGF CD-2COLOR: T.B.S.S-10TEMPORARY AC PAVING PARKINGREFER TO ENGINEER'S PLANSS-11HANDICAPPED PARKING STALL AND LOADING ZONEREFER TO ENGINEER'S PLANSS-12CONCRETE WHEEL STOP, TYP.REFER TO ENGINEER'S PLANSS-13TEMPORARY CONCRETE STEPSE CD-3COLOR: T.B.S.FINISH: T.B.S.S-14A.D.A. ACCESSIBLE RESTROOMBY OWNERS-15CONCRETE STEPPERSD CD-3COLOR: T.B.S.FINISH: T.B.S.S-16DECOMPOSED GRANITEE CD-2D.G.: T.B.S.S-17LARGE GLOBE SCULPTURE W/ MIRROR REFLECTIVE SURFACE BASEITEM: T.B.S.S-18A.D.A. PARKING SIGNREFER TO ENGINEER'S PLANSS-19WOOD MULCH ONLY SIDE YARDS-20OUTDOOR FURNITUREBY OTHERSS-21SIDEYARD CONCRETE STOOPREFER TO ARCHITECT'S PLANSS-22PRECAST CONCRETE STEPPER, 24"SQ.COLOR: NATURAL GRAYS-23PROJECT ID SIGN LOCATIONBY OWNERS-24PROJECT FLAG POLE LOCATIONBY OWNERS-25TEMPORARY CONSTRUCTION SCREEN FENCEC CD-1COLOR: T.B.S.S-26TEMPORARY STEEL HANDRAILF CD-3COLOR: T.B.S.FINISH SCHEDULEPLAN S850-CL | LOT 97 - 'POMONA' DETAIL/SHEETC-1A&B FRONT YARD CONCRETE PAVINGA CD-2C-1A: COLOR: T.B.S, FINISH: T.B.SC-1B: COLOR: T.B.S, FINISH: T.B.SC-2DECORATIVE POTSITEM: T.B.S. AVAIL. FROM:ALLOW 6-8 WEEKS LEAD TIME FOR MATERIAL DELIVERYC-3REAR YARD CONCRETE PAVINGA CD-2COLOR: T.B.S.FINISH: T.B.S.JOINT TYPE: T.B.S.C-4CONCRETE BANDINGD CD-2COLOR, FINISH: TO MATCH ADJACENT CONCRETE PAVING (ITEM C-3)C-5GROUTED FLAGSTONE PAVINGA CD-3STONE: T.B.S.GROUT: T.B.S.C-6DECOMPOSED GRANITEE CD-2D.G.: T.B.S.C-7FLAGSTONE STEPPERS ON D.G.B CD-3STONE: TO MATCH ADJACENT FLAGSTONE (ITEM C-5)D.G.: TO MATCH ADJACENT D.G. (ITEM C-6)C-8NATURAL STONE BOUDLERSB CD-2SIZE: "L"- 4' DIA., "M"- 3' DIA., "S"- 2' DIA.ITEM: T.B.S. AVAIL. FROM:C-9ROLLOUT BARBECUEITEM: T.B.S.C-10STONE FIREPITE CD-1STONE: T.B.S.GROUT: T.B.SC-11BOCCE BALL COURTF CD-1PLAY SURFACE: T.B.S.FRAME CONCRETE: TO MATCH ADJACENT PAVING (ITEM C-3)C-12WOOD BENCHITEM: T.B.S. AVAIL. FROM:ALLOW 6-8 WEEKS LEAD TIME FOR MATERIAL DELIVERYC-13CONCRETE STEPPERS W/ TURF JOINTC CD-3CONCRETE: TO MATCH ADJACENT PAVING (ITEM C-3)MATCHLINE: SEE SHEET CL-1RESIDENZA COURTPASATIEMPO COURTIL SERENATA DRIVE ARPEGGIO DRIVEFIORI DEL DESERTO DRIVE
VIA PASATIEMPN.T.S.KEYMAPCL-2 PLANNING APPROVALADMINISTRATIVE CASE # ____________________EXHIBIT # ____________________ INITIAL : DATE :MUP2021-002303/03/22SFE
DANA POINT CA 9262934197 COAST HWY SUITE 200(949) 443-1446SUMMERS/MURPHY & PARTNERS, INC.E N V I R O N M E N T A L D E S I G NNOTE:- "ALL IMPROVEMENTS TO BEMAINTAINED BY DEVELOPER UNTILMAINTENANCE RESPONSIBILITY ISTURNED OVER TO INDIVIDUALHOMEOWNER OR THE MASTERASSOCIATION"- SOILS REPORT TO BE PROVIDEDBY OWNERSMPSMPSMPCONSTRUCTIONDETAILS177-CDCD-14SCALE: 1" = 1'-0"SECTION VIEWLEGENDREFER TO LAYOUT PLAN FOR SPACING18"20"
42"18"
3"8" DIA.1324651. 4" DIA. LODGE POLE POSTS W/ CHAMFERTOP, PRESSURE TREATED2. GUY WIRE (STANDARD 18" DIA. MIN.)3. TURNBUCKLES OR SIMILAR TO ASSURETAUGHT WIRE (1 PER RUN)4. D.G. FINISH SURFACE5. CONCRETE FOOTING6. COMPACTED SUBGRADE7.14x6" EYE BOLTNOTES:·ALL LUMBER TO BE SAW SIZED DOUGLAS FIR.·ALL CONNECTORS, FASTENERS AND OTHER HARDWARE TO BE HOT DIPPED GALVANIZED.·PAINT OR STAIN WOOD PER FINISH SCHEDULE (IF PAINTING, TREAT ALL EXPOSEDSURFACES WITH (2) TWO COATS MOISTURE-PROOF PRIMER AND (2) TWO FINISH COATS -REFER TO FINISH SCHEDULE FOR COLOR.79"3"6" O.C. TYP3'
2'-9"3"4'-0"4'-0"6" O.C. TYP.3'
2'-9"3"8'NOTESLEGENDDOUBLE GATES ELEVATIONSCALE: 1/2" = 1'-0"FENCE ELEVATIONSCALE: 1/2" = 1'-0"FOOTING AT CONCRETESCALE: 1" = 1'-0"FENCE SECTION- FENCE DESIGN TO MATCH ADJACENT TRAP FENCE DESIGN- ALL SURFACES SHALL BE GROUND SMOOTH- TREAT ALL EXPOSED SURFACES W/(2) TWO COATS MOISTURE-PROOFPRIMER AND (2) COATS ENAMEL (COLOR BY OWNER)- OWNER OPTION TO HAVE GATE POWDER-COATED. (COLOR PER OWNER)- ALL CONNECTORS, FASTENERS AND OTHER HARDWARE TO BE HOTDIPPED GALVANIZEDSCALE: 1" = 1'-0"SEE ENLARGEMENT1. FINISH GRADE2. IRON FINIAL BALL3. 1-1/2" SQ. TUBULAR STEEL POST AT 8'-0" O.C. W/ CAP4. 1" DIA. TUBULAR STEEL TOP AND BOTTOM RAIL5. 1/2" DIA. TUBULAR STEEL PICKET @ 4" MAX O.C.6. ADJACENT CONCRETE OR ASPHALT PAVING7. LOCKABLE GATE LATCH8. 1" X 1-1/2" TUBULAR STEEL GATE FRAME (VERTICAL ONLY)9. (3) HEAVY DUTY HINGES SELF- CLOSING AND SELF-LATCHING10. CONCRETE FOOTING11. METAL 'L' BRACKET - BOLT THROUGH POST WITH (2) BOLTS, MOUNTTO CONCRETE WITH (2) BOLTS AND POR-ROK OR APPROVED EQUAL.SET PERPENDICULAR TO FENCE.12. DECORATIVE COVER PLATE OVER BRACKET.
2'-9"
3'
3"3111272351102453415245936754442"13138131. 2'-0" HIGH VINYL LATTICE PANEL2. 2X7 TOP & BOTTOM RAIL3. 5X5 VINYL POST4. 3"~6" TONGUE & GROOVELEGEND6'2'2'SECTION / ELEVATION VIEWSCALE: 1/2" = 1'-0"SECTION VIEWSCALE: 1/2" = 1'-0"1234655. FINISH GRADE6. 8X24 DOMED CONCRETE FOOTING - REFER TO STRUCTURAL ENGINEER'S DRAWINGSAVAILABLE THROUGH FENCWORKS INC.1-800-350-56201. DOMED CAP2. 2X7 TOP & BOTTOM RAIL3. 5X5 POST4. 6" TONGUE & GROOVE5. FINISH GRADE6. 8X24 DOMED CONCRETE FOOTING- REFER TOSTRUCTURAL ENGINEER'S DRAWINGSLEGEND8'-0"6'-0"
4'-7"
7"
2'-0"SECTION / ELEVATION VIEWSCALE: 1/2" = 1'-0"SECTION VIEWSCALE: 1/2" = 1'-0"123465TRAP FENCEDWIRE VINE SUPPORTBVINYL SCREEN FENCE AT RESTROOMACONSTRUCTION VINYL SCREEN FENCEC6"6"25646"REFER TO PLAN12"718371LEGEND1. 6" X 12" CONCRETE CURB2. 1 1/4" CLAY OR OYSTER SHELL3. 3" COMPACTED D.G.4. FINISH GRADE, ADJACENT ARTIFICIAL TURF5. 5" THICK COMPACT AGGREGATE BASE6. NATIVE SOIL7. 1" X 2" OR 2" X 4" TREX BUMPER8. RED HEAD W/ COUNTER SINK BOLT AT TREXBUMPERSCALE: 1" = 1'-0"SECTION VIEWBOCCE BALL COURTFFIRE PITELEGENDSECTION VIEWSCALE: 3/4" = 1'-0"1. STONE COBBLE W/ GROUT - REFER TO FINISHSCHEDULE2. CMU BLOCK CONSTRUCTION3. LAVA ROCK4. CONCRETE PAVING5. COMPACTED SUBGRADE6. ADJACENT STONE PAVING / D.G.7. FIRE LOG12"4'-6"DIA.12"12"6214573NOTE:·REFER TO SOILS ENGINEER'S REPORT FOR MINIMUMTHICKNESS OF CONCRETE, REINFORCING STEEL,COMPACTED SUBGRADE, AND SUB-BASE MATERIAL. PLANNING APPROVALADMINISTRATIVE CASE # ____________________EXHIBIT # ____________________ INITIAL : DATE :MUP2021-002303/03/22SFE
DANA POINT CA 9262934197 COAST HWY SUITE 200(949) 443-1446SUMMERS/MURPHY & PARTNERS, INC.E N V I R O N M E N T A L D E S I G NNOTE:- "ALL IMPROVEMENTS TO BEMAINTAINED BY DEVELOPER UNTILMAINTENANCE RESPONSIBILITY ISTURNED OVER TO INDIVIDUALHOMEOWNER OR THE MASTERASSOCIATION"- SOILS REPORT TO BE PROVIDEDBY OWNERSMPSMPSMPCONSTRUCTIONDETAILS177-CDCD-25NOTED IN PLAN OR 6"TYP.123R
12
"6" MIN.
1" - PLANTING AREA
2" - TURF AREA
1. FINISH GRADE2. CONCRETE MOW STRIP3. COMPACTED SUBGRADESCALE: 3" = 1'-0"SECTION VIEWLEGENDNOTE:·REFER TO SOILS ENGINEER'SREPORT FOR MINIMUM THICKNESSOF CONCRETE, REINFORCINGSTEEL, COMPACTED SUBGRADE,AND SUB-BASE MATERIAL.SECTION VIEWSCALE: 1" = 1'-0"6. REINFORCING STEEL - REFER TOSOILS REPORT FORREQUIREMENTS7. AGGREGATE SUB-BASE - REFER TOSOILS REPORT FOR DEPTHREQUIREMENTS8. FINISH GRADE9. COMPACTED SUBGRADE - REFERTO SOILS REPORT FORREQUIREMENTS10. 1" MINIMUM, 2" AT TURF AREAS1. POLYSTYRENE JOINT CAP OVEREXPANSION BOARD. REMOVE TOP OFJOINT CAP PRIOR TO CAULKING. (SEENOTE)2. 3/8" WIDE FULL DEPTH ASPHALTSATURATED FIBER EXPANSION BOARD3. CONCRETE - REFER TO SOILS REPORTFOR THICKNESS4. 1/4" RADIUS - ALL EDGES5. SAWCUT JOINTLEGENDSECTION VIEWSCALE: 1" = 1'-0"EXPANSION JOINTSCORE JOINT3679412841035679NOTE:- APPLY 12" DEEP JOINT SEALANT(CAULKING) INTO GROOVE . SAND INWITH #60 SILICA SAND. MATCHCOLOR OF PAVINGCONCRETE BANDINGDCONCRETE PAVINGALOOSE PEBBLE OR DECOMPOSED GRANITEE1231/3
BURIED 2/3
BURIED
LEGEND1. LANDSCAPE BOULDER- REFER TO BOULDER LEGENDON LC SHEET SERIES.2. FINISH GRADE.3. COMPACTED SUB-GRADE.SECTION VIEWSCALE: 3/4" = 1'-0"LEGEND1. FINISH GRADE - PLANTING AREA2. FINISH GRADE - TURF AREA3. COMPACTED SUBGRADE4. METAL - REFER TO FINISH SCHEDULE5. LOOSE PEBBLES - REFER TO FINISH SCHEDULE2432"1"SECTION VIEWSCALE: 1-1/2" = 1'-0"15432"1SECTION VIEWSCALE: 1-1/2" = 1'-0"LEGEND1. FINISH GRADE PLANTING AREA2. DECOMPOSED GRANITE /DECORATIVE GRAVEL FIELD 3"DEEP - REFER TO FINISHSCHEDULE FOR SIZE AND COLOR3. COMPACTED SUBGRADE - REFERTO SOILS REPORT4. FILTER FABRIC124633"55. METAL HEADER - ATTACHMENTPER MANUFACTURER6. METAL STAKE 12" x 2" x 12"@ 4'-0" O.C.D.G. PAVINGPLANTING AREA312426SCALE: 1" = 1'-0"SECTION/ELEVATION VIEWSCALE: 1" = 1'-0"PLAN VIEW18" MIN.LEGEND1. 4x4 WOOD POST, PRESSURE TREATED2. 2x8 REDWOOD BOARD3. ADJACENT D.G. PAVING4. RAISED PLANTER FINISH GRADE5. COMPACTED SUBGRADE6. FILTER FABRIC7. DRAINAGE / IRRIGATION8. 2x8 WOOD CAP
18"5NOTES:·ALL LUMBER TO BE SAW SIZED DOUGLAS FIR.·ALL CONNECTORS, FASTENERS AND OTHERHARDWARD TO BE HOT DIPPED GALVANIZED.·PAINT OR STAIN WOOD PER FINISH SCHEDULE(IF PAINTING, TREAT ALL EXPOSED SURFACESWITH (2) TWO COATS MOISTURE-PROOFPRIMER AND (2) TWO FINISH COATS - REFERTO FINISH SCHEDULE FOR COLOR.76178NATURAL STONE BOULDERBRAISED WOOD PLANTERCMETAL EDGINGF PLANNING APPROVALADMINISTRATIVE CASE # ____________________EXHIBIT # ____________________ INITIAL : DATE :MUP2021-002303/03/22SFE
SCALE: 1" = 1'-0"SECTION VIEWPLANSCALE: N. T. S.3/4"MAX.NOTE:·REFER TO SOILS ENGINEER'SREPORT FOR MINIMUM THICKNESSOF CONCRETE, REINFORCINGSTEEL, COMPACTED SUBGRADE,AND SUB-BASE MATERIAL.123455267LEGEND1. FINISH GRADE2. PAVING MATERIAL - REFER TO FINISH SCHEDULE3. 4" MIN. CONCRETE SUB-POUR - REFER TO SOILSREPORT4. STEEL REINFORCING - REFER TO SOILS REPORT5. GROUT - REFER TO FINISH SCHEDULE6. SUB-BASE MATERIAL - REFER TO SOILS REPORT7. COMPACTED SUBGRADESCALE: N.T.S.PLAN6"
MAX.LEGEND1. FINISH GRADE2. STONE PAVING - REFER TO FINISH SCHEDULE3. DECOMPOSED GRANITE - REFER TO FINISHSCHEDULE4. COMPACTED SUBGRADE43214"MIN.32SCALE: 1" = 1'-0"SECTION VIEW1" MIN.REFER TO LAYOUT PLANFOR DIMENSIONSLEGEND23154SCALE: 1" = 1'-0"SECTION VIEW1. FINISH GRADE2. 1/2" RADIUS ALL EDGES3. CONCRETE PAVING - REFER TO FINISH SCHEDULE4. COMPACTED SUBGRADE5. SUB-BASE MATERIALNOTE:·REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCINGSTEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL.1" MIN.PER PLAN234156NOTE:- REFER TO SOILS ENGINEER'S REPORT FOR MINIMUMTHICKNESS OF CONCRETE, REINFORCING STEEL SIZE,COMPACTED SUBGRADE, AND SUB-BASE MATERIAL.7SCALE: 1" = 1'-0"SECTION VIEWLEGEND1. FINISH GRADE2.14" RADIUS ALL EDGES3. CONCRETE PAVING - REFER TO FINISH SCHEDULE4. REINFORCING STEEL5. SUB-BASE MATERIAL6. COMPACTED SUBGRADE7. LOOSE PEBBLE / DECOMPOSED GRANITE JOINT -REFER TO FINISH SCHEDULE112"14"112"EQ.EQ.NOTE:·REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE,REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL.6"MIN.1689SCALE: 1" = 1'-0"SECTION VIEWLEGEND1. SLIP RESISTANCE GROOVE2. EXPANSION JOINT, TYP.3. REFER TO GRADING PLAN FORNUMBER OF RISERS4. ADJACENT CONCRETE PAVING5. CONCRETE PAVING - REFER TOFINISH SCHEDULE6. NOSE7. COMPACTED SUBGRADE8. SUB-BASE MATERIAL - REFER TOSOILS REPORT23451"2"14"DEEPNOT TO SCALEINSET112"24"3'12"SCALE: 1" = 1'-0"SECTION VIEWLEGEND53124SCALE: 1" = 1'-0"HANDRAIL FOOTINGSCALE: 1" = 1'-0"HANDRAIL FOOTING1335641.12" x 2" SQ. TUBULAR RAIL2. ADJACENT STEPS - REFER TO CONCRETE STEPS DETAIL3. 1-1/2" SQ. TUBULAR STEEL POST4. CONCRETE FOOTING5. DECORATIVE COVER PLATE OVER BRACKET6. METAL 'L' BRACKET, BOLT THROUGH POST WITH (2) BOLTS, MOUNT TOCONCRETE WITH (2) BOLTS AND SEALED W/ EPOXY OR APPROVED EQUAL29"12"3"9"SQ.SMPSMPSMPCONSTRUCTIONDETAILS177-CDCD-36FLAGSTONE PAVINGACONCRETE STEPPERS W/ TURF JOINTCLOOSE PEBBLE OR DECOMPOSED GRANITEEDANA POINT CA 9262934197 COAST HWY SUITE 200(949) 443-1446SUMMERS/MURPHY & PARTNERS, INC.E N V I R O N M E N T A L D E S I G NNOTE:- "ALL IMPROVEMENTS TO BEMAINTAINED BY DEVELOPER UNTILMAINTENANCE RESPONSIBILITY ISTURNED OVER TO INDIVIDUALHOMEOWNER OR THE MASTERASSOCIATION"- SOILS REPORT TO BE PROVIDEDBY OWNERFLAGSTONE PAVING ON D.G.BCONCRETE STEPPERS W/ LOOSE PEBBLE/D.G. JOINTDHANDRAILF PLANNING APPROVALADMINISTRATIVE CASE # ____________________EXHIBIT # ____________________ INITIAL : DATE :MUP2021-002303/03/22SFE
DANA POINT CA 9262934197 COAST HWY SUITE 200(949) 443-1446SUMMERS/MURPHY & PARTNERS, INC.E N V I R O N M E N T A L D E S I G NNOTE:- "ALL IMPROVEMENTS TO BEMAINTAINED BY DEVELOPER UNTILMAINTENANCE RESPONSIBILITY ISTURNED OVER TO INDIVIDUALHOMEOWNER OR THE MASTERASSOCIATION"- SOILS REPORT TO BE PROVIDEDBY OWNERSMPSMPSMPCONSTRUCTIONDETAILS177-CDCD-472"-3" GRAVELPOTTING SOILRESERVOIRPOTTING SOILNOT TO SCALEPOTS TO VARY IN HEIGHTIN-POT RESERVOIR IRRIGATION SYSTEMB1. 2" DEPTH DECORATIVE PEBBLE - REFER TO FINISH SCHEDULE2. PREFAB DISAPPEARING FOUNTAIN BASIN KIT, 3X3, AVAILABLE FROM SOUTHWEST BOULDERAND STONE 760-559-9098 CONTACT: PETER SANCHEZ, REFER TO DETAIL B, THIS SHEET3. FILTER FABRIC ON GRADE4. METAL EDGING5. COMPACT SUBGRADE6. DECORATIVE URN - REFER TO FINISH SCHEDULESCALE: 1" = 1'-0"SECTION VIEWLEGEND613425NOTE:·REFER TO MANUFACTURER'SINSTALLATION MANUAL FORCONSTRUCTION.30"+-2"173423"SECTION VIEWSCALE: 1/2" = 1'-0"PLAN VIEWSCALE: 1/2" = 1'-0"1236"44'3'6NOTE:·REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE,REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL.·REFER TO MANUFACTURER'S INSTALLATION MANUAL FOR CONSTRUCTION.·CONTRACTOR TO VERIFY THAT NATURAL GAS CONNECTION IS AVAILABLE ANDAPPROPRIATELY SIZED FOR EQUIPMENT PRIOR TO ORDERING COMPONENTS.85LEGEND1. ELDORADO OUTDOOR CABINET BASES - REFER TOPARTS LIST AND INSTALLATION INSTRUCTIONS.2. GRILL - REFER TO FINISH SCHEDULE.3. FINISH GRADE4. 3" THICK CAST IN PLACE CONCRETE COUNTERTOPWITH EASED EDGE - REFER TO FINISH SCHEDULE.5. STUCCO FINISH, ALL SIDES - REFER TO FINISHSCHEDULE.6. ADJACENT DECKING7. PROPANE TANK AND SHUT-OFF - CONTRACTOR TOMAKE FINAL HOOK-UP8. CONCRETE FOOTING12"TYP.8'BARBECUE COUNTERACBUBBLING URNC PLANNING APPROVALADMINISTRATIVE CASE # ____________________EXHIBIT # ____________________ INITIAL : DATE :MUP2021-002303/03/22SFE
LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE
SIDEYARD
MULCH
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LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER 0 10 20 30 40
SCALE: 1" = 10' - 0"
NORTH
SMP
SMP
SMP
IRRIGATION
LAYOUT
177-IR
IR-1
8
RESIDENZA COURT
PASATIEMPO COURT
IL SERENATA DRIVEARPEGGIO DRIVE
FIORI DEL DESERTO DRIVEVIA PASATIEMP
N.T.S.KEYMAP
IR-1MATCH
L
INE
:
SEE
SHEE
T
IR
-
2
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
LOT 97
PLAN: S850-CL
POMONA/
CONTEMPORARY
PRAIRIE
LOT 96
PLAN: S853-BL
PINECREST/
MONTEREY
LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE MLS LMS
MSL
SIDEYARD
MULCH
W W
4
7
7
1
1
11
1 1
11
2 2
2 2
2 2
7 7
7
7
8
8
8 8
8
8
5
6
5
4
4
5
5
5
55
4
44
4
4
4
4
55
5 5
*
*
*
*
*
*
*
***************
*
*
*
*
*
*
*
*
****
****** * * * *********** * *****
LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER 0 10 20 30 40
SCALE: 1" = 10' - 0"
NORTH
SMP
SMP
SMP
IRRIGATION
LAYOUT
177-IR
IR-2
9
RESIDENZA COURT
PASATIEMPO COURT
IL SERENATA DRIVEARPEGGIO DRIVE
FIORI DEL DESERTO DRIVEVIA PASATIEMP
N.T.S.KEYMAP
IR-2MATCH
L
INE
:
SEE
SHEE
T
IR
-
1
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER
SMP
SMP
SMP
IRRIGATION
LEGEND
177-ID
ID-1
10
GPM
GPM
GPM
GPM
GPM
GPM
GPM
5 TO 10
0 TO 5
10 TO 15
15 TO 25
25 TO 35
35 TO 50
50 TO 100
NOTE:
3/4" CL. 200 PVC PIPE
1" CL. 200 PVC PIPE
1-1/2" CL. 200 PVC PIPE
2" CL. 200 PVC PIPE
2-1/2" CL. 200 PVC PIPE
3" CL. 200 PVC PIPE
1-1/4" CL. 200 PVC PIPE
PIPE SIZING CHART
SIZE EXCEED DESIGNATED GPM RANGE.
PIPE SIZING CHART, IN NO INSTANCE SHALL PIPE
CONTRACTOR SHALL SIZE ALL LATERAL LINES PER
P.O.C.
WILKINS
NIBCO 11/4" T-580-70 BRONZE BALL VALVE, LINE SIZE, WITH BRONZE WHEEL
HANDLE .
N/A
RAIN BIRD
AS APPROVED
AS APPROVED
AS APPROVED
RAIN BIRD
3M
AS APPROVED
NO SYMBOL
NO SYMBOL
W
ESP-ME OUTDOOR MOUNTED IRRIGATION CONTROLLER INSTALL WEATHER
SENSING SYSTEM NO FARTHER FROM CONTROLLER THAN 800' FT FROM
CONTROLLER. WIRELESS WEATHER SENSOR TO BE INSTALLED ON
EVE WITH SOUTH OR WEST EXPOSURE AND FREE FROM ANY
OBSTRUCTIONS SUCH AS TREES, BUILDING, ETC. INSTALL PER
MANUFACTURERS SPECIFICATIONS.
VALVE TYPE
VALVE NUMBER
G.P.M.
VALVE SIZE
(LOW FLOW VALVE RANGE 0.2 - 5.0 GPM) (MED FLOW VALVE RANGE
3.0 - 15.0 GPM) SEE PLAN FOR VALVE SIZE - XACZ-075-PRF ( 3/4" VALVE )
OR XACZ-100-PRF ( 1" VALVE ) PLASTIC TYPE CONTROL VALVE, WITH
PRESSURE REGULATOR. INSTALL ON THE DOWNSTREAM SIDE OF
EACH DRIP RCV 12" ABOVE FINISH GRADE. INSTALL VALVES AWAY
FROM VIEW.
RAIN BIRD
RAIN BIRD
NO SYMBOL
MODEL NO. / DESCRIPTIONMANUFACT.SYMBOL
IRRIGATION LEGEND
RAIN BIRD
SUB-SURFACE DRIP
TREE BUBBLER
EACH SYMBOL REPRESENTS (2) RAIN BIRD 1804-SAM-PRS,
4" POP-UP WITH A 1401 .25 GPM (.5 GPM) FLOOD BUBBLERS
PER TREE.
XFCV-06-12-XXX DRIPLINE TUBING 0.6 GPH EMITTERS AT 12" ON
CENTER SPACING - ALL TUBING SHALL BE INSTALLED ON 2" BELOW GRADE
W/ 9" WIRE STAKES FIVE (4) FEET ON CENTER; VERIFY THE LAYOUT
AND 16-18" ON CENTER SPACING IN THE FIELD PRIOR TO STARTING
WORK. INSTALL DRIP IRRIGATION SYSTEM PER MANUFACTURER'S
SPECIFICATIONS.
USE RAIN BIRD "XF" FITTINGS FOR CONNECTION BETWEEN PVC
LATERAL LINES AND DRIPLINE TUBING. WITH 17MM INSERT FITTINGS,
IT IS RECOMMENDED THAT STAINLESS STEEL CLAMPS BE INSTALLED
ON EACH FITTING.
MDCFCAP MANUAL FLUSH VALVE. INSTALL FLUSH CAP INSIDE 6" ROUND
VALVE BOX, ONE AT THE FAR END OF RAIN BIRD XFD LATERAL. INSTALL
MINIMUM OF ONE FLUSH VALVE PER MAXIMUM OF 800' OF TUBING.
MULTIPLE FLUSH VALVES MAY BE REQUIRED WITHIN DRIPLINE LAYOUT.
ALWAYS INSTALL VALVES IN OPPOSITE DIRECTIONS OF THE PVC/DRIP
CONNECTION MANIFOLD.
ARV050 AIR/VACUUM RELIEF VALVE INSTALLED WITH COMBINATION TEE
AND A 3 4"x 12" REDUCER BUSHING, INSTALL AIR RELIEF ASSEMBLY INSIDE
A 6" ROUND VALVE BOX AT THE HIGH POINT OF EACH PLANTER, MIN. 1
ARV PER 500' OF DISTRIBUTION TUBING. USING AIR RELIEF LATERAL,
CONNECT AIR RELIEF VALVE TO ALL DRIPLINE LATERALS WITHIN THE
ELEVATED AREA (INSTALL (1) MINIMUM OF PER SYSTEM).
MULTIPLE ARV'S SHALL BE REQUIRED PER RCV WITHIN UNDULATING
AREAS, VERIFY QUANTITY PRIOR TO STARTING WORK, FLUSH VALVES
AND AIR RELIEF VALVES SHOWN DIAGRAMMATICALLY, INSTALL VALVE
BOX 18" FROM PAVING AND AT HIGH POINTS OF PLANTER AREA.
RAIN BIRD
RAIN BIRD
RAIN BIRD
DBY DIRECT BURIAL WATER-PROOF WIRE CONNECTORS FOR USE ON ALL
WIRE CONNECTIONS
IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL (U.L. APPROVED)
PVC PIPE SCH. 40 AS SLEEVING, TWICE THE DIAMETER OF PIPE OR
WIRE BUNDLE CARRIED PLACE BELOW ALL PAVING, HARDSCAPE, ETC.,
AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE.
PVC PIPE 1.25" CL. 315 AS MAINLINES 18" BELOW GRADE
PVC PIPE 3/4" - 2" SCH. 40 AS LATERAL LINES 12" BELOW GRADE
120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, VERIFY
ACTUAL LOCATION IN FIELD
ESP-SMTe WEATHER SENSING SYSTEM, MOUNT SENSOR TO EAVE OF
ROOF IN FULL SUN EXPOSURE.
(0.2 - 22.0 GPM) 075-ASVF 3/4" REMOTE CONTROL VALVE. SIZE AS
INDICATED
500HLR 1.25" PRESSURE REGULATOR (REQUIRED IF HOUSE PRESSURE
EXCEEDS 85PSI)
1" DOMESTIC WATER METER FOR FUTURE RESIDENCE, EXISTING PER
CIVIL DRAWINGS. SEE CIVIL PLANS FOR EXACT SIZE AND LOCATION.
RAIN BIRD*
USE OF HYDROZONES WITH PLANTS GROUPED BASED UPONAMOUNT OF WATER NEEDED TO SUSTAIN THEM.
SOIL AMENDMENTS UTILIZED TO IMPROVE WATER HOLDING
OF THE LANDSCAPE BASED ON WATERING NEED.
AUTOMATIC IRRIGATION SYSTEM ADJUSTED SEASONALLY ANDWITH WATERING HOURS BETWEEN 9:00 P.M. AND 9:00 A.M.
IRRIGATION SYSTEM DESIGNED TO WATER DIFFERENT AREAS
CAPACITY OF SOIL.
IRRIGATION ZONES SEPERATED BY PLANT MATERIAL.
Water Conservation Notes:
THE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL
BE EMPLOYED IN THIS PROJECT:
RECOMMENDATIONS GIVEN FOR ANNUAL IRRIGATION SCHEDULE.
Prepare and deliver to the City Representative, prior to the start of
maintenance, all required and necessary descriptive material in
complete detail and sufficient quantity, properly prepared in four
individually bound copies. Describe the material installed in sufficient
detail to permit qualified operating personnel to understand, operate
and maintain all equipment. Each manual shall include the following:
i. Index sheet indicating the Contractor's name, address and
telephone number, fax number and e-mail address.
ii. Duration of guarantee period with guarantee forms.
iii. List of equipment with names and addresses of manufacturer's
local representatives.
iv. Complete operating and maintenance instructions on all major
equipment.
Operation and Maintenance Manuals:
1) Landscapes shall be maintained to ensure water efficiency. A regular
maintenance schedule shall include but not limited to checking, adjusting,
cleaning and repairing equipment; resetting the automatic controller, aerating
and detaching turf areas; replenishing mulch; fertilizing; pruning; and weeding
in all landscape areas.
2) Repair of irrigation equipment shall be done with the originally specified
materials or their approved equivalents.
Landscape Maintenance Schedule
MAINTENANCE COMPANY TO PROVIDE AN IRRIGATION AUDIT, IN
COMPLIANCE WITH THE STATE OF CALIFORNIA LANDSCAPE
WATER MANAGEMENT PROGRAM, SHALL BE PERFORMED BY A
CERTIFIED IRRIGATION AUDITOR PRIOR TO TURNOVER OF
PROJECT AND EVERY 5 YEARS THEREAFTER. A SCHEDULE
SHALL BE ESTABLISHED AND SUBMITTED TO THE CITY OF AT
LEAST ONCE EVERY FIVE YEARS AS REQUIRED BY THE CITY.
THE REGULAR MAINTENANCE SCHEDULE COUPLED WITH THE
AUDITS SHOULD HELP TO MAINTAIN THE IRRIGATION
EFFICIENCY AS INTENDED IN THE DESIGN. IRRIGATION SYSTEM
SHALL BE TESTED AND MAINTAINED ON A MONTHLY BASIS BY
THE MAINTENANCE STAFF.
Irrigation Water Audit Note :
THESE SUGGESTED RUN TIMES ARE FOR REFERENCE ONLY. ACTUAL RUN
TIMES MAY DIFFER DUE TO VARYING SITE CONDITIONS. CONTRACTOR
SHALL ADJUST RUN TIMES AS REQUIRED TO PROVIDE APPROPRIATE
WATER FOR EACH VALVE CIRCUIT.
1. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION
OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR
PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR.
2. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES
BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE
PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS
SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE.
3. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING
WORK.
4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED
HEREIN BEFORE BEGINNING WORK.
5. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS
TO BE INSTALLED WITHIN PLANTING AREAS.
6. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THE PLANS WHEN IT IS
OBVIOUS IN THE FIELD THAT UNKNOWN CONDITIONS EXIST THAT WERE NOT EVIDENT AT THE TIME THESE PLANS
WERE PREPARED. ANY SUCH CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S
REPRESENTATIVE PRIOR TO ANY WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY
FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER.
7. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE
RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND
INSTALLATION.
8. ACTUAL LOCATION FOR THE INSTALLATION OF THE AUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD
BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
9. CONTRACTOR IS TO PROVIDE AN ADDITIONAL PILOT WIRE FROM CONTROLLER ALONG ENTIRETY OF MAIN LINE TO
THE LAST RCV ON EACH AND EVERY LEG OF MAIN LINE. LABEL SPARE WIRES AT BOTH ENDS.
10. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE DIAMETER OF THE PIPE CARRIED. SEE
LEGEND FOR TYPE. ALL WIRE UNDER PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE THE SIZE REQUIRED
TO EASILY PULL WIRE THROUGH. ALL SLEEVES TO BE INSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE
SLEEVING DETAILS. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING.
11. ALL REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE. ALL
REMOTE CONTROL VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL ALL REMOTE
CONTROL VALVES WITHIN 18" OF HARDSCAPE.
12. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS SHOWN ON THE PLANS. ALL HEADS ARE
TO BE ADJUSTED TO PREVENT OVERSPRAY ONTO BUILDINGS, WALLS, FENCES AND HARDSCAPE. THIS INCLUDES,
BUT NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE
COMPENSATING SCREENS, REPLACEMENT OF NOZZLES WITH MORE APPROPRIATE RADIUS UNITS AND THE
REPLACEMENT OF NOZZLES WITH ADJUSTABLE ARC UNITS.
13. THE CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THE CONTROLLER AND
RELATED EQUIPMENT PER MANUFACTURERS SPECIFICATIONS. SUMMERS / MURPHY & PARTNERS INC.
RECOMMENDS MEASURING FOR PROPER GROUND AT LEAST ONCE ANNUALLY, AND NECESSARY ADJUSTMENTS
MADE TO COMPLY WITH MANUFACTURER SPECIFICATIONS.
IRRIGATION NOTES
WEEKLY ITEMS
CHECK FLOW RATES FROM THE SMART CONTROLLER ON A DAILY BASIS TO
CONFIRM THAT THE FLOWS FOR EACH CONTROL VALVE
ARE CONSISTENT EVERY DAY.
MONTHLY ITEMS
CHECK AND CLEAN THE BASKET STRAINER OR BACKFLOW STRAINER SCREEN(S).
DRIP IRRIGATION SYSTEM SHALL BE FLUSHED OF ALL ACCUMULATED DEBRIS.
CHECK ALL AUTOMATIC FLUSH VALVES TO CONFIRM THAT THEY ARE OPERATING
CORRECTLY AND THAT THE FLUSHED AREA IS NOT OVER SATURATED. IF OVER
SATURATION OCCURS CORRECT THE PROBLEM AN NOTE IT IN ANNUAL REPORT.
PROVIDE A REPORT IN A CHECKLIST FORM SHOWING WHAT WAS THE PROBLEM,
DATE THE PROBLEM WAS FIRST KNOW, WHEN THE PROBLEM WAS CORRECTED,
WHO CORRECTED THE PROBLEM. THIS REPORT SHALL BE TURNED OVER TO THE
OWNER OR OWNER'S REPRESENTATIVE BY THE FIRST WEEK OF EACH MONTH.
YEARLY ITEMS
MAINTENANCE SCHEDULE
VERIFY THE SMART CONTROLLER SERVICE IS OPERATIONAL AND CONFIRM
ITS RENEWAL DATE. VERIFY THAT THE CURRENT TO THE REMOTE CONTROL
VALVES IS WITHIN A MANUFACTURERS ACCEPTABLE RANGE. IF IT IS NOT,
REPLACEMENT OF THE SOLENOID IS RECOMMENDED. SHOULD THIS NOT
CORRECT THE ISSUE ADDITION TROUBLESHOOTING SHALL BE PERFORMED.
PRESSURE REGULATING DEVICES ARE REQUIRED IF WATER PRESSURE IS
BELLOW OR EXCEEDS THE RECOMMENDED PRESSURE OF THE SPECIFIED
IRRIGATION DEVICES."
CHECK VALVES OR ANTI-DRAIN VALVES ARE REQUIRED ON ALL SPRINKLER
HEADS WHERE LOW POINT DRAINAGE COULD OCCUR.
A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE
KEPT WITH THE IRRIGATION CONTROLLER FOR SUBSEQUENT
MANAGEMENT PURPOSES.
A CERTIFICATE OF COMPLETION SHALL BE FILLED OUT AND CERTIFIED BY
EITHER THE DESIGNER OF THE LANDSCAPE PLANS, IRRIGATION PLANS, OR
THE LICENSED LANDSCAPE CONTRACTOR FOR THE PROJECT.
AN IRRIGATION AUDIT REPORT BY A DISINTERESTED 3RD PARTY SHALL BE
COMPLETED AT THE TIME OF FINAL INSPECTION.
NOTE:
"I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE
AND APPLIED THEM FOR EFFICIENT USE OF WATER IN THE
LANDSCAPE DESIGN PLANS."
SIGNATURE DATE
08/10/2021
XX
XX
XX
XX
VINE WITH THIS SYMBOL WILL REQUIRE:
UXB-360-SPYK ADJUSTABLE EMITTER WITH STAKE, STUB OFF XT-700 TUBING
SEE TREE/SHRUB PLAN FOR VINE QUANTITY AND LOCATIONS.
EACH EMITTER ( STAKE) , AND (XQ DISTRIBUTION TUBING - MAX. LENGTH OF
DISTRIBUTION TUBING TO BE 6', ADD STAKES AS NEEDED)
SYMBOL INDICATES DRIPLINE TREE RING; XFS-CV-09-12 DRIP TUBING,
INSTALL TWO RINGS PER TREE. SEE DETAIL FOR MANUFACTURERS
INSTALLATION GUIDELINES.
'B' CONTROLLER TO BE LOCATED AT LOT 95 AND TO BE REMOVED UPON
BUILD OUT OF LOT 94
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER
SMP
SMP
SMP
IRRIGATION
DETAILS
177-ID
ID-2
11
LOCK TABS PREVENT WIRE REMOVAL
INTO THE CONNECTIOR. TWIST CONNECTOR ONTO WIRES TO
INSULATION PRIOR TO INSERTION PRE-STRIPPED OF 1/2" OF THE CONNECTOR. WIRES SHALL BE
SCOTCHLOK ELECTRICAL SPRING
ONCE CONNECTOR IS INSERTED
CONNECTOR PASSES LOCK TABS
SCOTCHLOK CONNECTOR AND WIRES
INSERTED INTO TUBE UNTIL THE
2 #12 PRE-STRIPPED COPPER WIRES. LARGER WIRES OR GREATER QUANTITIES OF WIRES
DIRECT BURY SPLICE KIT SHALL BE USED TO ELECTRICALLY CONNECT 2 - 3 #14 OR
KIT SHALL INCLUDE A SCOTCHLOK SPRING CONNECTOR, A POLYPROPYLENE TUBE AND A
WIRE CONNECTOR SHALL BE A 3M DBY DIRECT BURY SPLICE KIT.
WATERPROOF SEALING GEL. TUBE SHALL BE SUPPLIED PREFILLED WITH GEL.
NOTE:
SEAT FIRMLY.
LOW VOLTAGE WIRES, 3 MAXIMUM
CLOSE TUBE LID AFTER WIRE
TUBE LID TO ALLOW LID TO CLOSE
WIRES PASS THROUGH GROOVES IN
IS INSERTED INTO TUBE
POLY TUBE PRE-FILLED WITHWATERPROOF GEL
SHALL REQUIRE A LARGER APPROVED WIRE CONNECTION.
SECTION VIEW - N.T.S.
24"
24"
18"
ALL PLASTIC PIPING SHALL BE SNAKED WITHIN TRENCH.
BUNDLE WIRING AND WRAP WITH TAPE AT TEN FOOT INTERVALS.
ALL MAINLINE PIPING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS
3" AND LARGER
2" TO 2 1/2" IN SIZE
1/2" TO 1 1/2" SIZE
SECTION VIEW - N.T.S.
INSTALLATION SPECIFICATIONS.
NOTE:
18"
12"
12"
DIMENSION
A
E E
D
FE
A B
E
B
F
C
6"24"
18"
24"
30"
30"
6"
6"
6"
CLEAN SAND BACKFILL,
UNDISTURBED SOIL
IN SCH. 40 CONDUIT
INSTALL AT MAINLINE DEPTH
120 VOLT ELECTRICAL
SPECIFICATIONS
PRESSURE MAINLINE, SEE
CONTROL WIRES, SEE SPECS.
LATERAL LINES, SEE SPECS.
CLEAN COMPACTED BACKFILL
C
E
D E F
FINISHED GRADE
6"
6"
SEE SPECIFICATIONS
ALL CURBS SHALL BE MARKED WITH A "SCORE" MARK TO DESIGNATE SLEEVE LOCATION.
ALL PVC MAINLINE, PVC LATERAL LINES, AND CONTROL WIRES SHALL BE SLEEVED
BELOW ALL HARDSCAPE ELEMENTS WITH SCH. 40 PVC, 2 TIMES THE DIAMETER OF
THE PIPE OR WIRE BUNDLE WITHIN.
PLAN VIEW - N.T.S.
NOTE:
DEPTH BELOW GRADE
DIMENSION
SECTION VIEW - N.T.S.
E E
24"
A
36"
B
E E
AD B C
30 DEGREES, UNTIE AFTER ALL CONECTIONSCHANGES OF DIRECTION GREATER THAN
TIE A 36" LOOP IN ALL WIRING AT
HAVE BEEN MADE.
IN SCH. 40 SLEEVE120 VOLT ELECTRICAL
EXISTING SOIL
BUNDLE CARRIED.
OF THE PIPE OR WIRE
TWICE THE DIAMETER
PVC SLEEVES TO BE
IN SCH. 40 SLEEVE
IN SCH. 40 SLEEVE
IN SCH. 40 SLEEVE
CONTROL WIRES
PRESSURE MAINLINE
LATERAL LINES
TO THE DENSITY OFSAND BACKFILL COMPACTED
UNDISTURBED SOIL
PAVING OR D.G. PATH
36"
D
36"
C
6"
E
E
SLEEVE DETAIL SHALL ALSO BE USED FOR INSTALLATION OF PIPE IN ROCK SOIL.
3"
TO THE INSTALLATION OF THE TUBING.
RECOMMENDED INSTALLATION:
WIRE HOOP STAKES AT 5 FEET ON CENTER SPACING.
THE SOIL LEVEL IN THE PLANTER AREAS BE BROUGHT TO 4 1/2" BELOW FINISHEDGRADE AND PROPERLY COMPACTED AS PER THE LANDSCAPED DRAWINGS PRIOR
BACKFILL FINAL 3" OF BARK MULCH OVER THE TUBING AFTER INSTALLATION OF
INSTALL TUBING AS INDICATED ON THESE DRAWINGS AND SECURE TO GRADE USING
TO INSURE EVEN PARALLEL AND LEVEL TUBING ROWS IT IS RECOMMENDED THAT
AMMENDED SOIL*
BARK MULCHINSTALLED AFTER TUBING INSTALLATION
FINISHED GRADE
TUBING INSTALLATION
BRING SOIL LEVEL
* AS PER LANDSCAPE DRAWINGS
WIRE STAKE
TO 4 1/2" BELOW
PRIOR TO DRIP
DRIP TUBING
1/2" SCH 40 PVC THREADED TEE FITTING
THREADED ENDS
SCH 80 PVC NIPPLE 1/2" X 6" MINIMUM
KING BROTHERS INDUSTRIES FLEXIBLE
SIZE: HEADER X HEADER X 1/2"
NIPPLE, 1/2" X 6", WITH FNPT X MNPT
SCH 40 PVC S X S X FNPT TEE FITTING,
PVC HEADER LINE, SUPPLY OR DISCHARGE
6" JUTE WIRE STAPLE, INSTALL TOHOLD DOWN TUBING, 5 FEET ON CENTER
12"
ALONG LENGTH OF TUBING
3" OF BARK MULCH TO COMPLETELYCOVER THE DRIP TUBING
LANDSCAPE DRIP LINE,
LENGTH, THREADED BOTH ENDS
AMENDED SITE SOIL, SEE PLANTING PLANS
3"
SECTION VIEW - N.T.S.
WITH TWO (1/2") BARB MALE ADAPTERS
TUBING INSTALLED IN PARALLEL ROWS, SPACING AS INDICATED ON THE LEGEND.
NOTE:
17mm OUTSIDE DIAMETER
FINISHED GRADE OF AMENDED SOIL
FINISH GRADE
12"
3"
ADAPTER (TYP)
COMPRESSION
PVC ELL TO
MANIFOLD
DRIPLINE
PVC TEE (TYP)
SUPPLY
PVC HEADER
FLEXIBLE HOSE
NOTES:
1. SEE IRRIGATION NOTES,LEGEND/SPECIFICATIONS FOR ALL DIMENSIONSAND LATERAL AND INLINE SPACING
2. ALL FITTINGS TO BE USED WILL BE PER MANUFACTURERSSPECIFICATIONS. USE COMPRESSION FITTINGS ONLY OR APPROVED EQUAL
METAL STAKES
(SEE NOTE 3)
3.
TUBING HAS BEEN PLOWED IN, NO STAKING IS NECESSARY.AND AS NECESSARY TO INSURE SECURITY 4" BELOW GRADE. IF DRIPIF DRIP TUBING HAS BEEN HAND DUG IN, STAKE DRIPLINE AT 4' O.C.
3"
3"
DRIPLINE
CROSS
COMPRESSION
FINISH GRADE
BLANK DRIPLINE
METAL STAKES
(SEE NOTE 3)
VALVE & VALVE
AIR VACUUM RELIEF
BOX AT HIGHEST
POINTS
KING BROTHERS FLEXIBLENIPPLE, 1/2" X 6", W/
FNPT X MNPT
3. ALL FITTINGS TO BE USED WILL BE PER MANUFACTURERSSPECIFICATIONS USE COMPRESSION FITTINGS ONLY OR APPROVED EQUAL
NOTES:
1. SEE IRRIGATION NOTES,LEGEND/SPECIFICATIONSFOR ADDITIONAL INFORMATION
4. RUN TUBING PARALLEL TO SLOPE. IN THE UPPER 2/3rd's OF THE SLOPE,SPACE TUBING AT 14-16". IN THE LOWER 1/3 OF THE SLOPE, INCREASEDISTANCE BETWEEN ROWS BY 25% OR APPROXIMATELY 22-1/2"
5. INSTALL CHECK VALVES IN SUPPLY AND FLUSH MANIFOLD LINE AS DETAILED / AS REQUIREDTO DETER DRAIN DOWN.
2. IF DRIP TUBING HAS BEEN HAND DUG IN, STAKE DRIPLINE AT 4' O.C. AND AS NECESSARY TOINSURE SECURITY 4" BELOW GRADE. IF DRIP TUBING HAS BEEN PLOWED IN, NO STAKING ISNECESSARY.
1/2"
3"
B PRESSURE REGULATORC BALL VALVEDANTI-SIPHON VALVEA
DRIP ANTI-SIPHON VALVEF
POP-UP SPRINKLERE
PRIVATE LOT POCG WALL MOUNT CONTROLLERI JWIRE CONNECTIONH
DRIP FLUSH VALVEL DRIP AIR RELIEF VALVEM
BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE
COVER, USE STAINLESS BOLT, NUT, AND WASHER.
PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN
EDGE. HEAT BRAND "BV" ONTO LID.
INSTALL VALVE BOX EXTENSIONS AS REQ. TO ACHIEVE PROPER VALVE AND PIPE DEPTH
BOX TO BE INSTALLED AS TO ALLOW FOR PROPER OPERATION OF BALL VALVE, INSTALL
VALVE AND BOX PARALLEL TO HARDSCAPE EDGE, INSTALL BOX OFF-CENTER OF VALVE.
BRASS BALL VALVE, SEE LEGEND FOR SPECIFICATION
NOTE:
2"
FLOW
4"
UP AND OVER BOX HOLES
BALL VALVE
VALVE BOX
PVC MAINLINE PIPE
SCH. 80 PVC NIPPLE
3/4" ROCK, 3 CUBIC FT.
LANDSCAPE FABRIC, WRAP
4 REQ PER BOX
BALL VALVE USING TWO
FINISHED GRADE
TRANSITION UP AND DOWN
IN SHRUB AREAS
BRICK SUPPORTS
2"
SECTION VIEW - N.T.S.
SCH. 80 PVC UNION
SCH. 80 PVC T.O.E. NIPPLELENGTH AS REQ., TYPICAL
SCH. 80 PVC 45 DEGREE
TO MAINLINE DEPTH FOR
PLAN VIEW - N.T.S.
1/2"
PVC MAINLINE PIPE, SEESPECIFICATIONS, TYPICAL
ELLS, BOTH SIDES OFBALL VALVE
WRAP LANDSCAPE FABRIC AROUND SIDES AND BOTTON OF BOX TO COVER ALL OPENINGS.
POINT SOURCE FOR POTTED PLANTS
W
E
C
R
5
4
5
3
2
1 3
21
7
6
4
RAIN BIRD
1 GAL= (1) UXB-360-SPYK
5 GAL= (1) UXB-360-SPYK
TUBING STAKE:
RAIN BIRD UXB-360-SPYK
14" DISTRIBUTION TUBING:
TUBING (6' MAXIMUM LENGTH)
SECURE TUBING TO BACK OF
POT AWAY FROM VIEWS
RAIN BIRD
BARB TEE OR COUPLING
POTTED PLANT SOIL
FINISH GRADE
POLYETHYLENE TUBING:
DRIP TUBING (SEE LEGEND).
9
8 3" BARK MULCH
9 FOOTING / POTTED
PLANT PLATFORM
THE TUBING
SUB-SURFACE DRIPLINEK SLEEVE INSTALLATIONN PIPE INSTALLATIONO
TURF ROTOR
1/2"
FINISH GRADE
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER
SMP
SMP
SMP
IRRIGATION
SPECIFICATIONS
177-ID
ID-3
12
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE
SIDEYARD
MULCH
1234567DODONAEA V. 'PURPUREA'15 GAL. MEDPURPLE LEAFED HOP BUSH COLUMNAR
GEIJERA PARVIFLORA 36" BOX MED.AUSTRALIAN WILLOW LOW BRANCH
OLEA EUROPAEA 14' B&B LOWOLIVE TREE SYMMETRICALSHAPE
TREE & VINE LEGEND (PLANT QUANTITIES FOR THIS SHEET ONLY)
SYM BOTANICAL/COMMON NAME SIZE WUCOL QTY.
6
11
2
1
7
13
13
24
33
LOT 94 | PARKING LOT
GEIJERA PARVIFLORA 36" BOX MED.AUSTRALIAN WILLOW LOW BRANCH
OLEA EUROPAEA 'SWAN HILL'36" BOX LOW SWANHILL OLIVE LOW BRANCHMATCHING
PRUNUS CARASIFERA 36" BOX MED'KRAUTER VESUVIUS'SINGLE TRUNKPURPLE-LEAF PLUM
PRUNUS C. 'COMPACTA' 24" BOX MEDCHERRY LAUREL COLUMNAR
FICUS CARICA (FIG)15 GAL MED(OR OTHER RECOMENDED LOCAL FRUIT TREE)
LIGUSTRUM J. 'TEXANUM'15 GAL MEDWAXLEAF PRIVET ESPALIER
LOT 95 | PLAN S852-AL (PENDLETON/ SPANISH SALES OFFICE)
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER 0 10 20 30 40
SCALE: 1" = 10' - 0"
NORTHMATCH
L
INE
:
SEE
SHEE
T
PT
-
2
SMP
SMP
SMP
TREE & VINE
PLANTING LAYOUT
177-PT
PT-1
13
RESIDENZA COURT
PASATIEMPO COURT
IL SERENATA DRIVEARPEGGIO DRIVE
FIORI DEL DESERTO DRIVEVIA PASATIEMP
N.T.S.KEYMAP
PT-1
PLANTING NOTES:
1. AT THE CONCLUSION OF ROUGH GRADING, AN AGRONOMIC SOILS REPORT SHALL
BE OBTAINED BY THE CONTRACTOR. RECOMMENDATIONS FROM SUCH REPORT
SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF
PLANTING AREAS.
2. TREE AND SHRUB MATERIAL SPECIFIED MUST MEET STANDARD INDUSTRY
SPECIFICATIONS FOR THE CONTAINER SIZE INDICATED. IF THE CONTRACTOR
CANNOT LOCATE MATERIAL OF ACCEPTABLE SIZE AT THE TIME OF INSTALLATION,
CONTACT LANDSCAPE ARCHITECT FOR SPECIES SUBSTITUTION; DOWNSIZING OR
SUBSTITUTION OF PLANT MATERIAL WITHOUT PRIOR APPROVAL OF LANDSCAPE
ARCHITECT WILL NOT BE ALLOWED.
3. CONCEAL IRRIGATION VALVES IN SHRUB AREAS.
4. TREES SHALL NOT BE PLANTED CLOSER THAN FOUR (4) FEET FROM ANY
WALKWAY OR PUBLIC SIDEWALK EXCEPT WHERE TREE WELLS OR PARKWAYS ARE
PROVIDED IN THE SIDEWALK AREA. ALL TREE PLANTED WITHIN SIX (6)FEET OF
WALKS OR PUBLIC UTILITIES SHALL RECEIVE DEEP ROOT BARRIERS.
5. TREE LOCATIONS SHOWN ON PLAN MAY REQUIRE ADJUSTMENT IN THE FIELD.
WHENEVER FEASIBLE, TREES SHOULD BE PLANTED A MINIMUM OF TEN (10)FEET
FROM ALL UNDERGROUND UTILITIES, STREETLIGHTS, HYDRANTS, AND OUT OF
DRAINAGE FLOW LINES. SHOULD THIS NOT BE POSSIBLE, CONTACT THE
LANDSCAPE ARCHITECT FOR DECISION ON PLACEMENT.
6. GROUNDCOVER TYPE SHOWN SHALL BE PLANTED IN SHRUB AREAS AS SPECIFIED
ON PLANS. GROUNDCOVER SHALL BE PLANTED AT 18" ON-CENTER UNIFORM
TRIANGULAR SPACING, AND SHALL BE CONTINUOUS UNDER TREE AND SHRUB
MASSES AS SHOWN ON PLAN.
7. CONTRACTOR / DEVELOPER IS TO CONTACT THE COUNTY FOR A FINAL
INSPECTION OF THE LANDSCAPE ONCE ALL WORK IS COMPLETE.
8. CONTRACTOR IS TO PROVIDE COPIES OF SOIL AMENDMENT DELIVERY TICKETS TO
THE COUNTY INSPECTOR AT THE FINAL INSPECTION.
9. MATURE PLANTINGS SHALL NOT INTERFERE WITH UTILITIES AND TRAFFIC SIGHT
LINES.
10. ALL BOXED TREES TO BE TAGGED BY LANDSCAPE ARCHITECT.
11. ALL PLANTING BEDS TO RECEIVE A 3" THICK TOP DRESSING OF 'FORESTFLOOR' ORGANIC BARK MULCH OR APPROVED EQUAL (SEE PLANTING DETAILSSHEET), INCLUDING SIDEYARDS.
12. ATTACH ESPALIER TO TRELLIS STRUCTURE, REMOVE NURSERY STAKES.
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
TREE & VINE LEGEND (PLANT QUANTITIES FOR THIS SHEET ONLY)
SYM BOTANICAL/COMMON NAME SIZE WUCOL QTY.
1
3
10
29
10
4
13
8
1
21
OLEA EUROPAEA 14' B&B MED.OLIVE TREE SYMMETRICALSHAPE
PISTACIA CHINENSIS 'RED PUSH' 36" BOX MED.RED PUSH PISTACIA STD,
PROSOPIS X 'PHOENIX'36" BOX LOWTHORNLESS S. AMERICAN MESQUITE MULTI-TRUNK
PYRACANTHA 'GRABERI'15 GAL LOWGRABER'S PYRACANTHA ESPALIER
LOT 96 | PLAN 853-BL (PINECREST/ FARMHOUSE)
CALLISTEMON CISTRINUS 36" BOX MED CRIMSON BOTTLEBRUSH MATCHING
CERCIDIUM 'DESERT MUSEUM' 36" BOX MED DESERT MUSEUM PALO VERDE MULTI-TRUNKSYMMETRICAL
DODONAEA V. 'PURPUREA'24" BOX MEDPURPLE LEAFED HOP BUSH COLUMNAR
ULMUS PARVIFOLIA 'TRUE GREEN' 36" BOX MEDPURPLE LEAFED HOP BUSH STDSYMMETRICAL
ULMUS PARVIFOLIA 'TRUE GREEN' 48" BOX MEDPURPLE LEAFED HOP BUSH STDSYMMETRICAL
PHOTINIA X FRASERIA 'RED ROBIN' 15 GAL. MEDFRASER PHOTINIA ESPALIER
LOT 97 | PLAN S850-CL (POMONA/ CONTEMPORARY PREIRIE)
LOT 97
PLAN: S850-CL
POMONA/
CONTEMPORARY
PRAIRIE
LOT 96
PLAN: S853-BL
PINECREST/
MONTEREY
LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE MLS LMS
MSL
SIDEYARD
MULCH
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER 0 10 20 30 40
SCALE: 1" = 10' - 0"
NORTH
SMP
SMP
SMP
TREE & VINE
PLANTING LAYOUT
177-PT
PT-2
14
RESIDENZA COURT
PASATIEMPO COURT
IL SERENATA DRIVEARPEGGIO DRIVE
FIORI DEL DESERTO DRIVEVIA PASATIEMP
N.T.S.KEYMAP
PT-2
PLANTING NOTES:
1. AT THE CONCLUSION OF ROUGH GRADING, AN AGRONOMIC SOILS REPORT SHALL
BE OBTAINED BY THE CONTRACTOR. RECOMMENDATIONS FROM SUCH REPORT
SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF
PLANTING AREAS.
2. TREE AND SHRUB MATERIAL SPECIFIED MUST MEET STANDARD INDUSTRY
SPECIFICATIONS FOR THE CONTAINER SIZE INDICATED. IF THE CONTRACTOR
CANNOT LOCATE MATERIAL OF ACCEPTABLE SIZE AT THE TIME OF INSTALLATION,
CONTACT LANDSCAPE ARCHITECT FOR SPECIES SUBSTITUTION; DOWNSIZING OR
SUBSTITUTION OF PLANT MATERIAL WITHOUT PRIOR APPROVAL OF LANDSCAPE
ARCHITECT WILL NOT BE ALLOWED.
3. CONCEAL IRRIGATION VALVES IN SHRUB AREAS.
4. TREES SHALL NOT BE PLANTED CLOSER THAN FOUR (4) FEET FROM ANY
WALKWAY OR PUBLIC SIDEWALK EXCEPT WHERE TREE WELLS OR PARKWAYS ARE
PROVIDED IN THE SIDEWALK AREA. ALL TREE PLANTED WITHIN SIX (6)FEET OF
WALKS OR PUBLIC UTILITIES SHALL RECEIVE DEEP ROOT BARRIERS.
5. TREE LOCATIONS SHOWN ON PLAN MAY REQUIRE ADJUSTMENT IN THE FIELD.
WHENEVER FEASIBLE, TREES SHOULD BE PLANTED A MINIMUM OF TEN (10)FEET
FROM ALL UNDERGROUND UTILITIES, STREETLIGHTS, HYDRANTS, AND OUT OF
DRAINAGE FLOW LINES. SHOULD THIS NOT BE POSSIBLE, CONTACT THE
LANDSCAPE ARCHITECT FOR DECISION ON PLACEMENT.
6. GROUNDCOVER TYPE SHOWN SHALL BE PLANTED IN SHRUB AREAS AS SPECIFIED
ON PLANS. GROUNDCOVER SHALL BE PLANTED AT 18" ON-CENTER UNIFORM
TRIANGULAR SPACING, AND SHALL BE CONTINUOUS UNDER TREE AND SHRUB
MASSES AS SHOWN ON PLAN.
7. CONTRACTOR / DEVELOPER IS TO CONTACT THE COUNTY FOR A FINAL
INSPECTION OF THE LANDSCAPE ONCE ALL WORK IS COMPLETE.
8. CONTRACTOR IS TO PROVIDE COPIES OF SOIL AMENDMENT DELIVERY TICKETS TO
THE COUNTY INSPECTOR AT THE FINAL INSPECTION.
9. MATURE PLANTINGS SHALL NOT INTERFERE WITH UTILITIES AND TRAFFIC SIGHT
LINES.
10. ALL BOXED TREES TO BE TAGGED BY LANDSCAPE ARCHITECT.
11. ALL PLANTING BEDS TO RECEIVE A 3" THICK TOP DRESSING OF 'FORESTFLOOR' ORGANIC BARK MULCH OR APPROVED EQUAL (SEE PLANTING DETAILSSHEET), INCLUDING SIDEYARDS.
12. ATTACH ESPALIER TO TRELLIS STRUCTURE, REMOVE NURSERY STAKES.MATCH
L
INE
:
SEE
SHEE
T
PT
-
1
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
SHRUB PLANTING LEGEND
SYMBOL BOTANICAL/COMMON NAME SIZE FORM WUCOLS QTY
@ 30" O.C.
ABELIA GRANDIFLORA 5 GAL
GLOSSY ABELIA
@ 2' O.C.
BERBERIS THUNBERGII 5 GAL
'CRIMSON PYGMY'
@ 42" O.C.
ROSA FLORIBUNDA 'ICEBERG WHITE' 5 GAL
ROSA SPP.
ROSA FLORIBUNDA 5 GAL LOW BRANCH
MATCHING'ICEBERG BURGUNDY'@ 42" O.C.
@ 4' O.C.
ABELIA GRANDIFLORA 5 GAL
GLOSSY ABELIA
@ 3' O.C.
NASSELLA TENUISSIMA 5 GAL
MEXICAN FEATHERGRASS
BURGUNDY ICEBERG ROSE
ROSA FLORIBUNDA ' ICEBERG PINK' 5 GAL COLUMNAL
PINK ICEBERG ROSE @ 42" O.C.
@ 4' O.C.
LIGUSTRUM J. TEXANUM 15 GAL
WEXLEAF PRIVET
JAPANESE BARBERRY
@ 42" O.C.
ROSA 'DOUBLE KNOCKOUT' 15 GAL
DOUBLE KNOCK OUT ROSE
@ 3' O.C.
RHAPHIOLEPIS 'PINK LADY' 15 GAL
INDIAN HAWTHORN
ROSA 'NOARE'5 GAL LOW BRANCH
MATCHINGRED FLOWER CARPET @ 2' O.C.
HESPERALOE PARVIFLORA 5 GAL COLUMNAL
'PERPA BRAKELIGHTS' @ 2' O.C.
BRAKELIGHTS HESPERALOE
LOT 96 | PLAN 853-BL (PINECREST/ FARMHOUSE)
LOT 95 | PLAN S852-AL (PENDLETON/ SPANISH SALES OFFICE)
LOT 94 | PARKING LOT
SYMBOL BOTANICAL/COMMON NAME SIZE FORM WUCOLS QTY
129
78
12
M
M
M
M
M 88
27
L 195
8M
M 40
18
61
M
L
M
40
79L
LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE
SIDEYARD
MULCH
1234567DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER 0 10 20 30 40
SCALE: 1" = 10' - 0"
NORTH
SMP
SMP
SMP
SHRUB PLANTING
LAYOUT
177-PS
PS-1
15
RESIDENZA COURT
PASATIEMPO COURT
IL SERENATA DRIVEARPEGGIO DRIVE
FIORI DEL DESERTO DRIVEVIA PASATIEMP
N.T.S.KEYMAP
PS-1MATCH
L
INE
:
SEE
SHEE
T
PS-
2
PLANTING NOTES:
1. AT THE CONCLUSION OF ROUGH GRADING, AN AGRONOMIC SOILS REPORT SHALL
BE OBTAINED BY THE CONTRACTOR. RECOMMENDATIONS FROM SUCH REPORT
SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF
PLANTING AREAS.
2. TREE AND SHRUB MATERIAL SPECIFIED MUST MEET STANDARD INDUSTRY
SPECIFICATIONS FOR THE CONTAINER SIZE INDICATED. IF THE CONTRACTOR
CANNOT LOCATE MATERIAL OF ACCEPTABLE SIZE AT THE TIME OF INSTALLATION,
CONTACT LANDSCAPE ARCHITECT FOR SPECIES SUBSTITUTION; DOWNSIZING OR
SUBSTITUTION OF PLANT MATERIAL WITHOUT PRIOR APPROVAL OF LANDSCAPE
ARCHITECT WILL NOT BE ALLOWED.
3. CONCEAL IRRIGATION VALVES IN SHRUB AREAS.
4. TREES SHALL NOT BE PLANTED CLOSER THAN FOUR (4) FEET FROM ANY
WALKWAY OR PUBLIC SIDEWALK EXCEPT WHERE TREE WELLS OR PARKWAYS ARE
PROVIDED IN THE SIDEWALK AREA. ALL TREE PLANTED WITHIN SIX (6)FEET OF
WALKS OR PUBLIC UTILITIES SHALL RECEIVE DEEP ROOT BARRIERS.
5. TREE LOCATIONS SHOWN ON PLAN MAY REQUIRE ADJUSTMENT IN THE FIELD.
WHENEVER FEASIBLE, TREES SHOULD BE PLANTED A MINIMUM OF TEN (10)FEET
FROM ALL UNDERGROUND UTILITIES, STREETLIGHTS, HYDRANTS, AND OUT OF
DRAINAGE FLOW LINES. SHOULD THIS NOT BE POSSIBLE, CONTACT THE
LANDSCAPE ARCHITECT FOR DECISION ON PLACEMENT.
6. GROUNDCOVER TYPE SHOWN SHALL BE PLANTED IN SHRUB AREAS AS SPECIFIED
ON PLANS. GROUNDCOVER SHALL BE PLANTED AT 18" ON-CENTER UNIFORM
TRIANGULAR SPACING, AND SHALL BE CONTINUOUS UNDER TREE AND SHRUB
MASSES AS SHOWN ON PLAN.
7. CONTRACTOR / DEVELOPER IS TO CONTACT THE COUNTY FOR A FINAL
INSPECTION OF THE LANDSCAPE ONCE ALL WORK IS COMPLETE.
8. CONTRACTOR IS TO PROVIDE COPIES OF SOIL AMENDMENT DELIVERY TICKETS TO
THE COUNTY INSPECTOR AT THE FINAL INSPECTION.
9. MATURE PLANTINGS SHALL NOT INTERFERE WITH UTILITIES AND TRAFFIC SIGHT
LINES.
10. ALL BOXED TREES TO BE TAGGED BY LANDSCAPE ARCHITECT.
11. ALL PLANTING BEDS TO RECEIVE A 3" THICK TOP DRESSING OF 'FORESTFLOOR' ORGANIC BARK MULCH OR APPROVED EQUAL (SEE PLANTING DETAILSSHEET), INCLUDING SIDEYARDS.
12. ATTACH ESPALIER TO TRELLIS STRUCTURE, REMOVE NURSERY STAKES.
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
SHRUB PLANTING LEGEND
SYMBOL BOTANICAL/COMMON NAME SIZE FORM WUCOLS QTY
L
L
L
L
L
L
41
80
83
92
103
55
M 13
L 20
L 22
L 81
M 26
L 11
@ 6' O.C.
VITIS SPP. 1 GAL
GRAPE (BEST LOCAL GRAPE)
@ 18" O.C.
ALOE 'BLUE ELF' 1 GAL
CALIFORNIA ALOE
@ 4' O.C.
YUCCA RECURVIFOLIA 15 GAL
CURVE LEAF YUCCA
@ 3' O.C.
AGAVE ATTENUATA 5 GAL
FOXTAIL
@ 2' O.C.
ALOE STRIATA 'GHOST ALOE' 5 GAL
CHOST ALOE
@ 3' O.C.
PENNISETUM ADVENA 'RUBRUM' 5 GAL
RED FOUNTAIN GRASS
@ 12" O.C.
EQUISETUM HYEMALE 5 GAL
ROUGH HORSETAIL
@ 3' O.C.
MUHLENBERGIA RIGENS 5 GAL
DEER GRASS
@ 3' O.C.
ROSMARINUS O. 'TUSCAN BLUE' 15 GAL UPRIGHT ROSEMARY
@ 2' O.C.
ALOE VERA 5 GAL
ALOE VERA
@ 3' O.C.
MUHLENBERGIA C. 'REGAL MIST' 5 GAL
PINK MUHLY GRASS
@ 3' O.C.
PEDILANTHUS BRACTEATUS 15 GALTROPIC-TILLO
LOT 97 | PLAN S850-CL (POMONA/ CONTEMPORARY PREIRIE)
LOT 96 | PLAN 853-BL (PINECREST/ FARMHOUSE)
SYMBOL BOTANICAL/COMMON NAME SIZE FORM WUCOLS QTY
LOT 97
PLAN: S850-CL
POMONA/
CONTEMPORARY
PRAIRIE
LOT 96
PLAN: S853-BL
PINECREST/
MONTEREY
LOT 95
PLAN: S852-AL
PENDLETON/ SPANISH
SALES OFFICE MLS LMS
MSL
SIDEYARD
MULCH
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER 0 10 20 30 40
SCALE: 1" = 10' - 0"
NORTH
SMP
SMP
SMP
SHRUB PLANTING
LAYOUT
177-PS
PS-2
16
RESIDENZA COURT
PASATIEMPO COURT
IL SERENATA DRIVEARPEGGIO DRIVE
FIORI DEL DESERTO DRIVEVIA PASATIEMP
N.T.S.KEYMAP
PS-2
PLANTING NOTES:
1. AT THE CONCLUSION OF ROUGH GRADING, AN AGRONOMIC SOILS REPORT SHALL
BE OBTAINED BY THE CONTRACTOR. RECOMMENDATIONS FROM SUCH REPORT
SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF
PLANTING AREAS.
2. TREE AND SHRUB MATERIAL SPECIFIED MUST MEET STANDARD INDUSTRY
SPECIFICATIONS FOR THE CONTAINER SIZE INDICATED. IF THE CONTRACTOR
CANNOT LOCATE MATERIAL OF ACCEPTABLE SIZE AT THE TIME OF INSTALLATION,
CONTACT LANDSCAPE ARCHITECT FOR SPECIES SUBSTITUTION; DOWNSIZING OR
SUBSTITUTION OF PLANT MATERIAL WITHOUT PRIOR APPROVAL OF LANDSCAPE
ARCHITECT WILL NOT BE ALLOWED.
3. CONCEAL IRRIGATION VALVES IN SHRUB AREAS.
4. TREES SHALL NOT BE PLANTED CLOSER THAN FOUR (4) FEET FROM ANY
WALKWAY OR PUBLIC SIDEWALK EXCEPT WHERE TREE WELLS OR PARKWAYS ARE
PROVIDED IN THE SIDEWALK AREA. ALL TREE PLANTED WITHIN SIX (6)FEET OF
WALKS OR PUBLIC UTILITIES SHALL RECEIVE DEEP ROOT BARRIERS.
5. TREE LOCATIONS SHOWN ON PLAN MAY REQUIRE ADJUSTMENT IN THE FIELD.
WHENEVER FEASIBLE, TREES SHOULD BE PLANTED A MINIMUM OF TEN (10)FEET
FROM ALL UNDERGROUND UTILITIES, STREETLIGHTS, HYDRANTS, AND OUT OF
DRAINAGE FLOW LINES. SHOULD THIS NOT BE POSSIBLE, CONTACT THE
LANDSCAPE ARCHITECT FOR DECISION ON PLACEMENT.
6. GROUNDCOVER TYPE SHOWN SHALL BE PLANTED IN SHRUB AREAS AS SPECIFIED
ON PLANS. GROUNDCOVER SHALL BE PLANTED AT 18" ON-CENTER UNIFORM
TRIANGULAR SPACING, AND SHALL BE CONTINUOUS UNDER TREE AND SHRUB
MASSES AS SHOWN ON PLAN.
7. CONTRACTOR / DEVELOPER IS TO CONTACT THE COUNTY FOR A FINAL
INSPECTION OF THE LANDSCAPE ONCE ALL WORK IS COMPLETE.
8. CONTRACTOR IS TO PROVIDE COPIES OF SOIL AMENDMENT DELIVERY TICKETS TO
THE COUNTY INSPECTOR AT THE FINAL INSPECTION.
9. MATURE PLANTINGS SHALL NOT INTERFERE WITH UTILITIES AND TRAFFIC SIGHT
LINES.
10. ALL BOXED TREES TO BE TAGGED BY LANDSCAPE ARCHITECT.
11. ALL PLANTING BEDS TO RECEIVE A 3" THICK TOP DRESSING OF 'FORESTFLOOR' ORGANIC BARK MULCH OR APPROVED EQUAL (SEE PLANTING DETAILSSHEET), INCLUDING SIDEYARDS.
12. ATTACH ESPALIER TO TRELLIS STRUCTURE, REMOVE NURSERY STAKES.MATCH
L
INE
:
SEE
SHEE
T
PS-
1
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER
SMP
SMP
SMP
PLANTING
DETAILS
177-PD
PD-1
17
VINE PLANTING 4 SHRUB PLANTING 1 PLANTING TABLET SCHEDULE
5 TREE PLANTING 2 ROOT CONTROL BARRIERCONCRETE MOWCURB
4 SHRUB PLANTING4SHRUB PLANTING
4
4
SCALE: N.T.S.
SECTION VIEW
LEGEND
EQUALEQUAL2XROOTBALL DIA.
11
12
MIN. TWO TIES (TOP & BOTTOM)
REQUIRED. USE THIRD TIE WHEN
NECESSARY TO HOLD TREE IN
UPRIGHT POSITION. TIES TO BE
SECURED TO AVOID SLIPPAGE
(WRAP STAKE TO FORM
FIGURE EIGHT. NAIL W/ (1)
GALV. NAIL THROUGH EACH
FOR 24" AND 36" BOX TREES
SUMP - REFER TO DETAIL
TIE INTO POLE.
10
END OF TURF
8
7
9
5
6
NOTE:
11.
12.
PREVAILING
WIND
6"12"PLAN
12"12"
LODGEPOLE PINE STAKE
COPPER NAPHTHENATE
IMPREGNATED. 2-1/2" DIA.x 12' LONG FOR 24" BOX
TOP OF ROOT BALL TO BE1" ABOVE FINISH GRADE
3" HIGH WATER BASIN
2" LAYER OF MULCH
SCHEDULE FOR QTY.PLANTING TABLET - SEE
BACKFILL MIX - SEE
5.
FINISH GRADE
SOILS REPORT
NATIVE SUBGRADE
SEE SPECS
ROOTBALL
2
3
4
8.
9.
10.
1 6.
7.
(619) 673-1760
AND SMALLER.
4.
3.
2.
'CINCH-TIE' BY V.I.T. CO.1.
PLANT PIT EXCAVATION
AMENDED SOIL FOR PLANTING - REFER TO SOILS REPORT
PLANTING TABLETS - REFER TO SCHEDULE FOR QTY.
TREE OR SHRUB - SIZE PER PLAN
OF ROOT BALL2 X DIAMETER
EXISTING SLOPE
NATIVE SUBGRADE
ROOTBALL
10.
9.
8.
7.
FINISH GRADE
3" WATER BASIN
2" LAYER OF MULCH
3.
4.
5.
6.
1.
2.3"7
9
8
6
5
4
3
2
1
10
LEGEND
SECTION VIEW
SCALE: N.T.S.
SCALE: N.T.S.
SECTION VIEW
5'
NATIVE SUBGRADE
ROOT BALL
CONCRETE PAVING - REFERTO PLANS
ONE PIECE, MOLDED ANDRIBBED ROOT BARRIER.
RIBS TO BE A MINIMUM OF
1/8" WIDE X 1/2" DEEP,
ROOT BARRIER TO BE
MADE OF POLYETHYLENE
PLASTIC W/ULTRAVIOLET
INHIBITORS, .085" THICK MIN.
24" HIGH X 10' LONG
(5' EACH SIDE OF TRUNK)
AMENDED BACKFILL MIX
2
OF ROOT BALL2 X DIAMETERDEPTH OFROOT BALL5
5.
4.
3.
3
4
N.T.S.
1
1.
2.
TREE
TRUNK
PLAN
BARRIER
ROOT CONTROL
5'
CL
PLANTER
SIDEWALK PL-RC-01AND FACING THE TREE.
REFER TO PLAN ABOVE.
PLACE LINEAR BARRIERS AGAINST PAVING - BOTH SIDES
ROOT CONTROL FOR TREES 5' FROM ANY HARDSCAPE.
FOR STAKING, REFER TO TREE STAKING DETAIL.
FOR PLANTING, REFER TO TREE PLANTING DETAIL.
FINISH GRADE TO BE LEVEL WITH TOP OF CURB.
NOTES:
LEGEND
LEGEND
2 X DIAMETER
1
2
3
7
5
6
8
7.
6.
5.
4.
3.
2.
1. 1, 5, OR 15 GALLON SHRUB
2" LAYER OF MULCH
3" WATER BASIN
AMENDED SOIL FOR PLANTING - REFER TO SOILS REPORT
PLANT PIT EXCAVATION
ROOTBALL 3"4
8.
FINISH GRADE
NATIVE SUBGRADE9.
9
PLANTING TABLETS - REFER TO SCHEDULE FOR QTY.
OF ROOT BALLSECTION VIEW
SCALE: N.T.S.
R:\Consultants\Vecchio Trees\VCT1736_Logo_HighRes_Page_1.jpg
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
DANA POINT CA 92629
34197 COAST HWY SUITE 200
(949) 443-1446
SUMMERS/MURPHY & PARTNERS, INC.
E N V I R O N M E N T A L D E S I G N
NOTE:
- "ALL IMPROVEMENTS TO BE
MAINTAINED BY DEVELOPER UNTIL
MAINTENANCE RESPONSIBILITY IS
TURNED OVER TO INDIVIDUAL
HOMEOWNER OR THE MASTER
ASSOCIATION"
- SOILS REPORT TO BE PROVIDED
BY OWNER
SMP
SMP
SMP
PLANTING
SPECIFICATIONS
177-PN
PN-1
18
Refer to Hydroseed Lawn Notes for hydroseed application.
rubbish, excess soil, empty plant container and trash from the site daily.
All scars, ruts or other marks in the area caused by this work shall be
repaired and the ground left in a neat, orderly condition. Leave site in
broom-clean condition at the end of each working day. Hose down all
paved areas, including walks and patios, upon completion of all work.
excavated.
or his representative at the end of the maintenance period.
further maintenance shall occur after Final Observation with the Owner
amendments.
1. Application
F. Hydroseed Turf
Detail Sheet for type and quality of seed mix, fertilizer and additional
Hydroseed all areas designated as 'Hydroseeded Turf'. See Planting
a. Equipment: Hydraulic equipment used for the application of the
fertilizer, seed, and fiber pulp, shall be of the 'Super Hydro-Seeder'
type as approved by the Landscape Architect. This equipment shall
solids for each 100 gallons of water. The slurry distribution lines
shall be large enough to prevent stoppage and shall be equipped
with a set of hydraulic spray nozzles which shall place the slurry tank
and spray nozzle within sufficient proximity to be seeded.
than 40 lbs. of fiber mulch plus a combination of 7 lbs. fertilizer
have a built-in agitator system and operating capacity sufficient to
agitate, suspend, and homogeneously mix a slurry containing not less
full.
II. GENERAL SLOPE PLANTING
1. Slope Texturing
similar mechanical means.
A. Planting Preparation
seed and when the tank is at least one-third filled with water. All
The Owner shall have a soil analysis made after completion of rough grading.
The Contractor shall incorporate all soil amendments and fertilizers
prescribed herein. The soil preparation specified below shall be adjusted
c. Application: Apply hydro-mulch in the form of a slurry consisting of
b. Preparation: The slurry preparation shall take place at the site of
at half throttle. When the water level has reached the heights of the
agitator shaft, good circulation shall be established and at this time
the seed shall be added. Fertilizer shall then be added, followed by
three-fourths full. Spraying shall commence immediately when tank is
wood cellulose fiber, seed, chemical additives, commercial fertilizer
and water. When hydraulically sprayed on the soil surgace, the
hydromulching shall form a blotter-like ground cover impregnated
uniformly with seed and fertilizer and shall allow the absorption of
moisture and rain fall and percolation to the underlying soil. Remove
construction. Leave site broom-clean.
shall be made by hand raking or similar mechanical means.
a. Cut Slopes: These surfaces shall be roughened in a horizontal
2. Weed Eradication Procedures
also roughened in a horizontal direction following the contour of the
slope. The roughened texture shall be made by hand raking or
fiber mulch. The fiber mulch shall be added to the mixture after the
work and shall begin by adding water to the tank when the engine is
accordingly to the analysis after approval from the landscape architect.
a. Manually remove all existing vegetation and dispose of it off-site.
fiber mulch shall be added by the time the tank is two-thirds to
direction following the contour of the slope. The roughened texture
b. Fill Slopes: These surfaces shall be compacted and finished and
2. Install irrigation.
Johnson Grass, etc. and dispose of off site.
I. GENERAL SITE PLANNING
debris and litter.
weed seeds. Apply water at low rate to avoid erosion.
manufacturer's specifications.
C. Planting
size.
Architect.
Planting Plan and as detailed on Planting Detail sheet.
1. Ground Cover - Flats and/or Cuttings
B. Soil Preparation & Finish Grading
lifting plant from flat. Ground cover plants shall not allowed to dry out
4. Water all shrub/ground cover areas for three (3) weeks to germinate
Plan shall remain in the flats until time of transplanting. The flat soil
shall contain sufficient moisture so that soil does not fall apart when
Contractor to import soil necessary to attain design grades and berms,
The Owner shall have a soil analysis made after completion of the rough
prescribed herein. The soil preparation specified below shall be adjusted
A. Weed Control for Lawn, Shrub & Ground Cover Areas (Except Slopes)
1. Remove all existing weeds from surface. Remove all roots of Bermuda-
3. Fertilize all shrub/ground cover areas. Apply 10 lbs. of 16-20-0
commercial fertilizer per 1,000 sq. ft. or as directed by soils report.
before or while being planted. Roots shall not be exposed to the air
fertilizer prescribed in soils report. Thoroughly mix into soil to depth
except while actually being planted. Wilted plants will not be accepted.
At the time of planting, the soil around each plant shall be firmed
sufficiently to force out air pockets. Plants to be planted in triangular
spacing as specified O.C. (On Center). All cuttings shall be minimum of
5. Licensed applicator shall apply systemic weed killer to all planting areas per
2. Finish grade: Finish grading to consist of grading, raking and hand work
all import soil shall be free of weeds, debris, and have balanced Ph.
Smooth and even grading without depressions or high spots, to provide
smooth and even surfaces for proper drainage. Final grade shall be
1" below walk/top of curb. Remove from the site all stones over 2" in
Plant trees, shrubs and ground cover as called for where indicated on
Substitutions of plants will not be accepted unless approved by Landscape
upon Civil Engineer's plans, resulting in evenly finished surfaces free of
3. Spread over all lawn, shrub and ground cover areas, amendments and
1. Rough grade: Site to be received by Landscape Contractor to within
grading. The Contractor shall incorporate all soil amendments and fertilizers
necessary to achieve desired contour and flow line patterns, based
All plant materials specified as rooted cuttings or flat stock on Planting
1/10 foot plus or minus by owner based upon Civil Engineer's grading plan.
to of 6" or more and fine grade. Shape mounds as shown on plans.
according to the analysis, after approval from landscape architect.
1/2" of soil surface.
3. Planting
e. Allow sufficient period of time to insure that all weeds are dead.
hydroseeding installation. At the same time, the soil surface should
recommendations. (See Planting Detail Sheet). Add any and all soil
germinate all residual weed seeds.
amendments as required, per the soil analysis. Begin watering
allow the soil surface to be super-saturated with water prior to the
minimum of four (4) days following application of contact weed killer.
f. Water all planting areas thoroughly and continuously for a period of
three (3) weeks. A shorter watering period may be permissible at
prior to the hydroseeding application. Care must be taken not to
process to activate fertilizer and additive chemicals.
c. Water all planting areas thoroughly and continuously for a period of
two (2) consecutive weeks. The Landscape Architect shall approve
specific watering duration and frequency program designed to
d. Discontinue watering process for two (2) days, then apply recommendation
by licensed applicator, if perennial weeds appear on the slopes.
If annual weeds appear use straight contact herbicide as per the pest
control advisor's recommendations. No water shall be applied for a
the discretion of the Landscape Architect and/or the pest control
advisor. Discontinue the watering process for one (1) day prior to
the second application of the herbicide spraying. Re-apply the
spraying operation with a straight contact weed killer, as per the
days without irrigation, for effective final weed kill.
g. Clear all desiccated weeds from the slopes to the finished grade.
h. Water all planting areas on the regular irrigation controller schedule
for three (3) consecutive days prior to the hydroseeding operation.
j. Begin the hydroseeding operation in all areas, as specified.
i. Then allow planting area soil surface to dry out for one (1) day only,
Plant trees and shrubs as called out where indivated on Planting Plan
and as detailed on Planting Detail Sheet. Substitutions of plants will not
pest control advisor's recommendations. Allow a minimum of four (4)
not be dry. There should be some residual moisture within the first
a. Hydroseed Mix
planting tablets as called for in legend. Plant all container grown plants
in planting pits two (2) times wider and two (2) times deeper than the
container. Thoroughly mix the specified materials found in the soil
analysis and those specified in the Planting Detail Sheet, with the site
4. Planting Tablets (See Planting Detail Sheet)
quantity of seed mix, fertilizer, and additional amendments.
Soils Report, upon results of the soil analysis. The mix shall be
5. Hydroseeding Specifications For Slope Areas
applied to all slope areas directly after the installation of all plant
materials as final dressing. See Planting Detail Sheet for type and
Hydroseed mix and mulch shall be amended to suit specific site
conditions. Verify hydroseed mix with the Landscape Architect and
soil, prior to backfilling of planting pits.
be accepted unless approved in writing by Landscape Architect. Install
be repaired immediately.
2. Shrub & Trees
3. Top Dressing
basins shall not exceed top of root ball crown.
Site Soil
soil.
and level as necessary to obtain true, even soil structure.
Stake all trees as detailed on Planting Detail Sheet.
3. Pots and Planters - Use Kellogg's Indoor Planter MIx.
4. Staking
E. Sod - See Planting Details Sheet for sod type.
D. Special Backfill Mixes
Architect.
and all damage to sod not installed on day of delivery.
penetration to at least 6" into prepared soil.
sheet. Thoroughly mix 1/3 organic backfill (Nitrolized Redwood Shavings
or equal) and the amendments specified in the soils analysis with the
site soil, prior to backfilling of planting pits. Install Plant Tablets, per
workmanship manner. All ends, joints, and cuts shall fit tightly so that
there are no voids and the final appearance is one of a continuous lawn.
Top dress all ground cover and shrub areas with 3" thick layer of OGC
(Organic Ground Cover), to be specified on all planting plans.
Contractor shall construct basins around all trees not in lawn areas;
5. Trim sod to conform to lawn shapes designated in the Planting Plan.
Sections of sod less than 18" long or 9" wide shall not be used.
8. No sod area will be accepted until approved by the Landscape
the manufacturer's instructions and as detailed on Planting Detail Sheet.
3. Sod shall be installed the same day it is delivered. Sod shall not be
left on pallets in the hot sun. Contractor shall be responsible for any
4. Unroll sod carefully and place in staggered pattern of strips. Sod
shall be installed against adjacent strips to eliminate joints and edges.
1. Azaleas - Use 80% coarse Peat Moss, and 20% clean top soil.
2. Camellias & Ferns - Use 50% Peat Moss, 25% Forest Humus and 25%
Plant all container-grown plants in planting pits, two (2) times wider and
each planting until one inch of water penetration is obtained. Care
shall be exercised at all times to protect the plants after planting. Any
6. After sod is laid, it shall be irrigated thoroughly to provide moisture
7. All sod in sodded areas shall be handled and laid in a high standard
1. Areas shall have a smooth and continual grade between existing or
fixed controls, such as: walks, curbs, catch basins. Roll, scarify, rake
2. Apply fertilizers as specified on Planting Detail Sheet and mix into the
damage to plants by trampling or other operations of this contract shall
two (2) times deeper than the container, as directed on Planting Detail
b. Fertilize all planting areas with fertilizer based on Soil Labs
6" long. Install plants in 6" X 6" planting pits. Water immediately after
G. Existing Trees
A. Clean-Up
C. Guarantee
3. Keep all areas weed-free, adequately watered, and neatly cultivated
B. Maintenance
E. Verification of Dimensions
2. After all work has been completed, inspected and accepted, all areas
D. Observation
guaranteed to live and grow to a period of ninety (90) days after
installation and acceptance by the Owner. Trees shall be guaranteed for
one year. Any material that fails to grow through the specified maintenance
4. Re-seed all bare spots in turf areas at two (2) week intervals and
8. The Contractor shall request a final site visit seven (7) days prior to the
5. Damage to any planted area shall be repaired immediately. Depressions
F. Utilities
and guarantee period shall be replaced by the Contractor at no cost to
1. Observation visits specified herein shall be made by the Landscape
2. Observation visits are suggested for the following parts of the work:
1. Contractor is to insure the preservation of any existing trees on the site.
6. The project shall be so cared for that a neat, clean condition will be
H. See Planting Detail Sheet for additional notes.
III. GENERAL NOTES
All turf, hand-planted and hydroseeded ground cover, and shrubs shall be
the Owner.
further maintenance.
promptly notify the Landscape Architect who will arrange for relocations
Damage or loss of these trees will result in replacement of equal size by
of one or the other. Failure to follow this procedure places upon the
Contractor the responsibility for, at his own expense, making any and all
repairs for damages resulting from his work.
the Landscape Contractor.
c. Written acceptance of the project to release the Contractor from
observation at least two (2) working days in advance of the time that the
b. When trees are spotted for planting, but before planting holes are
discrepancy between the drawings and/or specifications and actual
conditions. No work shall be done in any area where there is such a
1. The Contractor shall be responsible for verifying the location of all
discrepancy until approval for same has been given by the Landscape
underground utility lines prior to any construction, so that proper
a. Upon completion of grading and soil conditioning prior to planting.
precautions may be taken not to damage such lines and plant locations,
the Contractor shall carefully check and verify all dimensions and
1. All scaled dimensions are approximate. Before proceeding with any work,
quantities, and shall immediately notify the Landscape Architect of any
Architect.
Architect or his representative. The Contractor shall request
observation is requested.
1. The Contractor shall maintain during installation a sufficient number of
men and adequate equipment to perform the work herein specified.
Plant maintenance work shall consist of applying water, weeding, caring
of plants, including ground covers, shrubs, vines and trees, edging and
mowing lawns, fertilizing, control of pests and diseases, and maintaining
walks free of debris and dirt. Upon completion of each area of
as is necessary to establish thriving trees, shrubs, turf, and ground cover
for the ninety (90) day period. Remove all debris from site and keep
the entire site broom-clean. Mow turf areas weekly. Hydroseeded turf
areas shall be irrigated after the slurry mulch has been applied and
maintenance representative. At this time, a list of corrections, if any,
and replanted. Exterminate gophers, moles and repair damage.
presented at all times to the satisfaction of the Owner and Landscape
Architect. The Landscape Contractor shall be expected to make a
installation, the Contractor, Landscape Architect and Owner shall
allowed to set for one (1) day. The soil surface must be kept moist at
conduct an inspection of completed area, along with the Owner's
will be maintained for a period of ninety (90) calendar days or as long
all times during the germination period to avoid desiccation of seedlings.
maintain until an even stand of turf, without bare spots, is obtained.
Re-seed all slope areas that fail to germinate evenly. Repair all
7. At the end of the maintenance period, all areas that have been planted
shall be fertilized with commercial fertilizer, analysis and rate of
end of the maintenance period. This request shall be written and
directed to the Owner and the Landscape Architect. Upon written
acceptance of the project, the Contractor shall be relieved of any
caused by vehicles or foot traffic shall be filled with topsoil, leveled
eroded surfaces at no cost to the Owner.
application shall be per the soils report.
minimum of one weekly visit for maintenance purposes.
shall be made which are the responsibility of the Contractor.
without bare spots.
1. After all installation operations have been completed, remove all
6. Application
PLANNING APPROVAL
ADMINISTRATIVE
CASE # ____________________
EXHIBIT # ____________________
INITIAL :
DATE :
MUP2021-0023
03/03/22
SFE
Richmond American Homes of Maryland, Inc
3191 N. Main Street, Suite 200, Corona CA. 92880
November 18, 2021
City of La Quinta
Planning Department
RE: Statement of Operations
Model Home Complex for Bella at Piazza Serena, Tract 30092
Richmond American Homes is a homebuilder that intends to develop the remaining 60 undeveloped lots
into single family residential homes in the Piazza Serena community, in the City of La Quinta. Richmond
American Homes proposes to construct a model home complex for the sale and purchase of homes.
1. Description of proposed use.
Response: The model home complex will be utilized to show prospective buyers the floor plans to be
developed in the community. The model home complex will be for the sale of homes.
2. Hours of operation.
Response: The model home complex will be open 7 days a week and will be open from the hours of 9am to
5pm. Parking will be provided and in accordance with the approved model home complex/parking lot plan.
3. Number of Employees.
Response: We propose to have 2 sales agents on the property.
4. List of local/state/federal licenses/permits required.
Response: Minor use permit approval from the City of La Quinta.
5. Types of equipment and processes used.
Response: Model homes
6. List of any hazardous materials used/stored/produced
Response: None
7. Any special characteristics specific to the proposed use
Response: None other than as intended.
Sincerely,
Edgar Gomez
Vice President of Project Management
Richmond American Homes