HomeMy WebLinkAboutAttachment 5 Project Plans, date stamped received May 1, 2024P R O J E C T D A T AP R O J E C T T E A M S E Q U E N C E O F D R A W I N G SSHEET DESCRIPTIONC O V E RS Q U A R E F O O T A G E SNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK291 SQ. FT.PORCH19 SQ. FT.2 - CAR GARAGE487 SQ. FT.TOTAL LIVING1,965 SQ. FT.3RD FLOOR764 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR346 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH11 SQ. FT.2 - CAR GARAGE458 SQ. FT.TOTAL LIVING1,604 SQ. FT.2ND FLOOR968 SQ. FT.1ST FLOOR636 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 3A 2.1 PLAN 2A - FRONT ELEVATIONA 2.2 PLAN 2A - FLOOR PLANSA 2.3A 3.1PLAN 2A - ELEVATIONS W/ ROOF PLANA 3.2PLAN 2XA - FRONT ELEVATIONCONTACT :E-MAIL :Consulting, Inc. Civil Engineering CIVIL ENGINEER :Joy Hendricksjhendricks@cvc-inc.net9830 Irvine Center DrivePH949-916-3800Irvine, Ca 92618Bassenian LagoniARCHITECT :Michael StoneMStone@BassenianLagoni.comCONTACT :E-MAIL :PH2031 Orchard Dr, Suite 100949-553-9100Newport Beach, CA 92660 Intracorp HomesBUILDER :895 Dove Street, Suite 400PH949-724-5923Newport Beach, CA 92660Emilie Simard, Intracorp Homes CONTACT :E-MAIL : ESimard@Intracorphomes.comPROJECT ADDRESS :PROPERTY TRACT NO. :TYPE OF CONSTRUCTION (RESIDENTIAL) :TYPE V-B CODES :BUILDER :Intracorp Homes901 E. Katella Avenue Orange, CA 92867 ASSESSOR PARCEL NO. :GOVERNING BODY :CITY OF ORANGE20222022CALIFORNIA BUILDING CODECALIFORNIA ELECTRICAL CODE2022 CALIFORNIA MECHANICAL CODE2022 CALIFORNIA PLUMBING CODE2022 CALIFORNIA FIRE CODE2022 CALIFORNIA ENERGY CODE2022 CALIFORNIA GREEN BUILDINGSTANDARDS CODE 2022 CALIFORNIA RESIDENTIAL CODEA 4.1A 4.2A 1.2 STREET SCENE ALONG E. KATELLA AVENUE V I C I N I T Y M A PP R O J E C T D E S C R I P T I O NMEDIUM DENSITY RESIDENTIAL (R3) LOT AREA:±2.71 ACRES (±118,048 SF)TOTAL BUILDINGS:31 BUILDINGS (17 DUPLEX / 14 SFD)TOTAL UNITS:ZONING DESIGNATION :CONTACT :E-MAIL :Land Concern LANDSCAPE :Phillip StevensPstevens@landconcern.com1750 Deere Ave PH949-333-6310Santa Ana, Ca 92705Land Planning & Surveying48 UNITSPLAN 2XA - FLOOR PLANSA 4.3A 4.4A 4.5A 7.1A 7.2A 7.3A 7.4A 7.5BUILDING 1 - FRONT ELEVATIONSBUILDING 1A - FIRST & SECOND FLOOR PLANBUILDING 1A - ELEVATIONS W/ ROOF PLANBUILDING 1A - THIRD FLOOR PLAN W/ ROOF DECKBUILDING 1B - FIRST & SECOND FLOOR PLANBUILDING 1B - ELEVATIONS W/ ROOF PLANBUILDING 1B - THIRD FLOOR PLAN W/ ROOF DECKTYPICAL LADDER EXHIBITCONCEPTUAL SECTIONSPLAN 3 - FRONT ELEVATIONSPLAN 3A - FLOOR PLANSPLAN 3A - ELEVATIONS W/ ROOF PLANPLAN 3B - FLOOR PLANSPLAN 3B - ELEVATIONS W/ ROOF PLANLADDER EXHIBITE. KATELLA AVENUEPROPOSED SITENORTH CAMBRIDGE STREETw/ SMALL LOT SUBDIVISION DEVELOPMENT STANDARDS (OMC 17.14.270)A 4.6A 4.8A 4.9A 4.7A 7.11L - 1 EXISTING CONDITIONSL - 2 LANDSCAPE PLANSL - 3 FENCE & WALLL - 4 OPEN SPACE EXHIBITL - 5TRASH MANAGEMENTL - 6SUN / SHADE STUDIES - EXHIBITL - 7NEIGHBOR ADJACENCIESL - 8L - 9L - 10L - 11NEIGHBOR ADJACENCIESNEIGHBOR ADJACENCIESNEIGHBOR ADJACENCIESSHEET DESCRIPTIONL - 12PERSPECTIVE VIEWSL - 13L - 14L - 15L - 16L - 17L - 18L - 20PERSPECTIVE VIEWSPERSPECTIVE VIEWSPERSPECTIVE VIEWSPERSPECTIVE VIEWSPERSPECTIVE VIEWSPERSPECTIVE VIEWSPERSPECTIVE VIEWSPERSPECTIVE VIEWSL - 21L - 22L - 23L - 24I - 1 IRRIGATION PLANSI - 2 IRRIGATION PLANSI - 3 IRRIGATION PLANSI - 4I - 5I - 6IRRIGATION NOTESIRRIGATION CALCSIRRIGATION DETAILSI - 7 IRRIGATION DETAILSI - 8 IRRIGATION DETAILSI - 9 IRRIGATION SPECSI - 10 IRRIGATION SPECSCONCEPTUAL ARCHITECTURAL SITE PLANH.O.A MAINTAINED AREASL - 25A 1.0C - 1 TITLE SHEETC - 2 PRELIMINARY SITE PLANC - 3 PRELIMINARY GRADING & SECTIONSC - 4 PRELIMINARY UTILITY PLANF - 1 PRELIMINARY FIRE MASTER PLANF - 2 PRELIMINARY FIRE MASTER PLANTECHNICAL ARCHITECTURAL SITE PLANA 1.1SUN / SHADE STUDIES - EXISTINGSUN / SHADE STUDIES - PROPOSEDL - 29L - 30STREET ELEVATIONSL - 26L - 27L - 28PERSPECTIVE VIEWSVIEW STUDIESVIEW STUDIESVIEW STUDIESVIEW STUDIESVIEW STUDIESA 7.6A 7.7A 7.8A 7.9A 7.10PLAN 3 REVERSE - FRONT ELEVATIONSPLAN 3A REVERSE - FLOOR PLANSPLAN 3A REVERSE - ELEVATIONS W/ ROOF PLANPLAN 3B REVERSE - FLOOR PLANSPLAN 3B REVERSE - ELEVATIONS W/ ROOF PLANBUILDING 1A - ENHANCED ELEVATIONSBUILDING 1B - ENHANCED ELEVATIONSA 6.6A 4.10SUN / SHADE STUDIES - PROPOSEDL - 19L - 31EP1.1 PHOTOMETRIC SITE PLANL - 33L - 32EP1.2 SITE PLAN CUT SHEETSA 3.3 PLAN 2XA - ELEVATIONS W/ ROOF PLANA 5.1A 5.2A 5.3A 5.4BUILDING 2 - FRONT ELEVATIONSBUILDING 2A - FIRST & SECOND FLOOR PLANBUILDING 2A - ELEVATIONS W/ ROOF PLANBUILDING 2A - THIRD FLOOR PLANC I V I LL A N D S C A P EA R C H I T E C T U R EPLAN 2 (W/ ROOF DECK)PLAN 2X (W/ FRONT PATIO)PLAN 3 (SFD)BUILDING 1 (UNIT 1 + 2 W/ ROOF DECKS)BUILDING 2 (UNIT 1X + 2X W/ FRONT PATIOS)A 5.5A 5.6A 5.7BUILDING 2B - FIRST & SECOND FLOOR PLANBUILDING 2B - ELEVATIONS W/ ROOF PLANBUILDING 2B - THIRD FLOOR PLANA 6.1A 6.2A 6.3A 6.4BUILDING 3 - FRONT ELEVATIONBUILDING 3A - FIRST & SECOND FLOOR PLANBUILDING 3A - ELEVATIONS W/ ROOF PLANBUILDING 3A - THIRD FLOOR PLAN W/ ROOF DECKBUILDING 3 (UNIT 2 + 2 W/ ROOF DECKS)A 6.5 CONCEPTUAL SECTIONSNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH15 SQ. FT.2 - CAR GARAGE491 SQ. FT.TOTAL LIVING1,928 SQ. FT.3RD FLOOR791 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR282 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1XNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,963 SQ. FT.3RD FLOOR812 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR301 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2XPERSPECTIVE VIEWSL - 34F - 3 PRELIMINARY FIRE MASTER PLANPLANTING IMAGERYPLANTING IMAGERYPLANTING PLAN901 E. KATELLA AVENUE Copyright 2023 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100 Newport Beach, CA USA 92660tel. +1 949 553 9100fax +1 949 553 0548O R A N G E , C A7 3 8 . 2 2 2 6 30 4 . 3 0 . 2 4
A 1.0N o r t hOriginal Scale :1"= 30'Site Summary:Total Homes: 48Site Area: ± 2.71 AcresDensity: ± 17.7 Homes/AcreParking Required*: 2.0 Spaces / 3BR x 40 : 80 3.0 Spaces / 4BR x 8 : 24 0.25 Spaces / Unit x 48: 12 Total Required: 116 (2.42:1)*Note: Parking required per Small Lot Subdivision parkingstandardsParking Provided: Garage Spaces: 96 Uncovered Spaces: 32 Total Provided: 128Overall Parking Ratio: 2.67:1Land Use: Existing: General Commercial (CG) Proposed : Medium Density Residential (MDR)Zoning: Existing: Commercial Professional (C-P) Proposed : Residential Multiple Family (R3) with Application of Small Lot Sub- division Development Standards (OMC 17.14.270)Orange, California0 5 . 0 1 . 2 4Copyright 2024 Bassenian | Lagoni ArchitectsNote:This yield study is for the purpose of estimating the maximum density of a residential product type on a site of a given configuration. If specific entitlement requirements differ from the criteria shown on the plan (such as setbacks, minimum lot sizes, street standards, retention requirements, etc.) then the actual possible density may vary substantially.2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 0548Newport Beach, CA USA 926600 30 6015SCALE: 1" = 30'-0"CONCEPTUAL ARCHITECTURAL SITE PLAN901 E. KATELLA AVENUE738.22023East Katella AvenueNorth CambridgeStreetProposed 8' Screen/Retaining WallExisting ±7' Block Wall to RemainPrimary Entry3-Story Duplex, typicalExisting AT&T Easementw/ EquipmentExisting SCEGuy WireExisting SCE Vent PipesExisting NeighborsAll Single Story3' ROW DedicationFire Truck TurningTemplate, typicalPocket ParkPocket Park4" Rolled CurbExisting Building±20,800 SFTypical Parking Space Detail
0
1" = 30'
15 30 60
DWG: P:\I\INTR-013\dwg\Sheets\TTM\TTM-P0-02-SP.dwg BY: jhendricks Apr 30, 2024 - 5:48:00pmPROJ:INTR-013
TENTATIVE TRACT NO. 19253
PLANNING LAND USE APPLICATION NO. 0051-22, SMALL LOT ORDINANCE
901 EAST KATELLA AVENUE
CITY OF ORANGE, COUNTY OF ORANGE
STATE OF CALIFORNIA
PLAN SET:
DATE:
0
1" = 40'
20 40 80
TENTATIVE TRACT NO. 19253
PLANNING LAND USE APPLICATION NO. 0051-22, SMALL LOT ORDINANCE
901 EAST KATELLA AVENUE
CITY OF ORANGE, COUNTY OF ORANGE
STATE OF CALIFORNIA
PLAN SET:
DATE:
0
1" = 30'
15 30 60
TENTATIVE TRACT NO. 19253
PLANNING LAND USE APPLICATION NO. 0051-22, SMALL LOT ORDINANCE
901 EAST KATELLA AVENUE
CITY OF ORANGE, COUNTY OF ORANGE
STATE OF CALIFORNIA
PLAN SET:
DATE:
0
1" = 30'
15 30 60
TENTATIVE TRACT NO. 19253
PLANNING LAND USE APPLICATION NO. 0051-22, SMALL LOT ORDINANCE
901 EAST KATELLA AVENUE
CITY OF ORANGE, COUNTY OF ORANGE
STATE OF CALIFORNIA
PLAN SET:
DATE:
0
1" = 30'
15 30 60
0
1" = 30'
15 30 60
PLAN SET:
DATE:
CVC 22658(a) CVC22500.1
NOTICE
NO PARKING IN
AREAS MAKED AS
VIOLATING VEHICLES
WILL BE CITED
OR TOWED AT
OWNER'S EXPENSE
LAW AGNECY NAME & PHONE #
TOWING COMPANY NAME & PHONE #
901 EAST KATELLA AVNUE
CITY OF ORANGE, COUNTY OF ORANGE
STATE OF CALIFORNIA
PRELIMINARY FIRE MASTER PLAN - TTM 19253
PLAN SET:
DATE:
·
·
·
·
·
·
·
·
PLAN SET:
DATE:
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Landscape Plan
L-1April 30, 2024
0 8 16 32
SCALE: 1” = 16’
Existing Conditions
Existing Features
1 EXISTING BLOCK WALL TO REMAIN
2 NEW 8’ BLOCK WALL
3 PROTECT IN PLACE EX. BUS STOP
4 PROTECT IN PLACE STREET TREES
5 AT&T EQUIPMENT TO REMAIN
EXISTING TREES & SHRUBS TO BE PROTECTED IN PLACE
ARE DESIGNATED WITH A #4 FROM ABOVE LEGEND.
ALL OTHER TREES AND SHRUBS ARE TO BE REMOVED.
Sheet Index
L-1 EXISTING CONDITIONS
L-2 LANDSCAPE PLANS
L-3 FENCE & WALL
L-4 OPEN SPACE EXHIBIT
L-5 H.O.A. MAINT. AREAS
L-6 TRASH MANAGEMENT
L-7 SUN/SHADE EXHIBIT
L-8 SUN/SHADE EXISTING
L-9 SUN/SHADE PROPOSED
L-10 SUN/SHADE PROPOSED
L-11 VIEW STUDIES
L-12 VIEW STUDIES
L-13 VIEW STUDIES
L-14 VIEW STUDIES
L-15 VIEW STUDIES
L-16 NEIGHBOR ADJACENCIES
L-17 NEIGHBOR ADJACENCIES
L-18 NEIGHBOR ADJACENCIES
L-19 NEIGHBOR ADJACENCIES
L-20 PERSPECTIVE VIEWS
L-21 PERSPECTIVE VIEWS
L-22 PERSPECTIVE VIEWS
L-23 PERSPECTIVE VIEWS
L-24 PERSPECTIVE VIEWS
L-25 PERSPECTIVE VIEWS
L-26 PERSPECTIVE VIEWS
L-27 PERSPECTIVE VIEWS
L-28 PERSPECTIVE VIEWS
L-29 PERSPECTIVE VIEWS
L-30 PERSPECTIVE VIEWS
L-31 STREET ELEVATIONS
L-32 PLANTING IMAGERY
L-33 PLANTING IMAGERY
L-34 PLANTING PLAN
I-1 IRRIGATION PLANS
I-2 IRRIGATION PLANS
I-3 IRRIGATION PLANS
I-4 IRRIGATION NOTES
I-5 IRRIGATION CALCS
I-6 IRRIGATION DETAILS
I-7 IRRIGATION DETAILS
I-8 IRRIGATION DETAILS
I-9 IRRIGATION SPECS
I-10 IRRIGATION SPECS
A B C D
A
D
B
C
E. KATELLA AVEN.
CAMBR
IDGE
ST
.
1
53
4
4
4
4
4
4
4 4 4
2
(3) FICUS BENJAMINA
(1) JUNIPERUS TOR.
(2) CHORISIA SPECIO-(1) ULMUS PARVIFOLIA (1) ULMUS PARVIFOLIA
RHAPHIOLEPIS SP.LIGUSTRUM JAP. TEX.
(1) CINNAMOMUM C.
(6) FICUS BENJAMINA
XYLOSMA COMPACTA
XYLOSMA COMPACTA
XYLOSMA COMPACTA
XYLOSMA COMPACTA
JUNIPERUS HORIZON-
JUNIPERUS HORIZON-
JUNIPERUS HORIZON-
XYLOSMA COMPACTA
XYLOSMA COMPACTA
XYLOSMA COMPACTA
(2) ULMUS PARVIFOLIA
(2) CHORISIA SPECIOSA
(2) CHORISIA SPECIO-
RHAPHIOLEPIS SP.
(2) CHORISIA SPECIO-
LIGUSTRUM JAP. TEX.
AGAVE AMERICANA
JUNIPERUS HORIZON-
(5) CALLISTEMON VIM.
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Landscape Plan
L-2April 30, 2024
0 8 16 32
SCALE: 1” = 16’
Landscape Key
1 COMMUNITY ENTRY
2
42”HT. COURTYARD DIVIDER
WALLS: STUCCO FINISH TO MATCH
ARCHITECTURE.
• PRIVATE PATIOS WITH ENG. WOOD
RAISED DECKS
3 POCKET PARK
• SEATING AREA
• SHADED PICNIC TABLES
• BBQ
• ENHANCED PAVING
• LAWN
4 PASEO
5 NOT USED
6 CORNER POCKET PARK
• BENCH SEATING
• ENTRY PORTALS
• LAWN
7 PRIVATE YARD
8 EXISTING TREES TO REMAIN
9 SIGNAGE WALL
10 ROLLED CURB AND LOW VEGETATION
11 SCREENING HEDGE AT PARKING
12 SCREENING HEDGE AT SHARED
PROPERTY LINE
13 ADDED CAMPHOR TREES IN TREE
WELLS
Tree Palette
SYMBOL NAME SIZE QUANTITY WUCOLS
-- REFER TO CONCEPTUAL PLANTING PLANS, SHEET L-32 OF THIS SET --
1
7 12 12 127
4
4
10
11
1
10
2
2
2
1313 13
3
6
9 8
8
Notes
• All landscape areas shall be irrigated by an automatic irrigation system all the trees
be irrigated via separate, dedicated bubbler circuits all other landscape areas shall
be irrigated via a drip irrigation system. The entire irrigation system shall be on an
automatically controlled system with a separate programs capable of irrigating each
hydrozone independently. The intent of the landscape and water delivery systems is
to meet all aspects of the City of Orange water efficiency landscape ordinance.
• All planting areas are to be covered with 3” of mulch.
E. KATELLA AVEN.
CAMBR
IDGE
ST
.
Reference Sheet A 1.0 of the Architectural Plans for Elevation Type
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Fence and Wall Plan
L-3
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
3 1/2’ High Stucco Walls
Private Patio Walls 6’ Stucco Side Yard Walls 3 1/2’ Tubular Steel Fence Pedestrian Entry Portal and Low Stucco Wall
Common Area Wall
Fence & Wall Legend
3 1/2’ STUCCO’D MASONRY PATIO WALLS
6’ STUCCO’D MASONRY SIDE YARD WALLS WHERE
EXPOSED TO PUBLIC VIEW, VINYL FENCE INTERIOR
8’ PRECISION BLOCK WALL
EXISTING 7’ BLOCK WALL TO REMAIN
PATIO & SIDE YARD GATE, MATCH HEIGHT OF ADJACENT WALL/FENCE
8’ PEDESTRIAN ENTRY PORTAL AND 3 1/2’ HEIGHT STUCCO WALL
3 1/2’ TUBULAR STEEL FENCE & GATE
PRIVATE RAISED DECK
Pedestrian Entry Portal and Low Stucco WallFIRST 10’ OF EASTERN WALL TO BE 3 1/2’ HEIGHT BEFORE STEPPING UP TO FULL HEIGHTE. KATELLA AVEN.
CAMBR
IDGE
ST
.12’-10” Reference Sheet A 1.0 of the Architectural Plans for Elevation Type
8'-6"15'-5"36'-5"33'-1"22'-8"7'-7"21'-11"7'-7"22'-7"8'-9"4'-0"4'-0"4'-0"4'-0"33'-0"6'-4"
LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK20'-0"20'-0"
22'-7"22'-0"16'-5"70'-0"39'-9"62'-2"
20'
-
0
"
58'-7"31'-7"24'-9"20'-9"23'-10"28'-0"5
2
'
-
7
"10'-7"15'-7"10'-7"15'-7"
29'-9"22'
-2
"
20'-0"
6'-4"
LIMIT OF WORKLIMIT OF WORK
10'-7"15'-7"10'-7"15'-7"
Intracorp Homes
901 E. KATELLA AVENUE
ORANGE, CALIFORNIA
Open SpacePlan
09/27/2022 L-X1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
428 ft2 444 ft2
356 ft2
180 ft2
22'-0"22'-0"24'-0"23'-0"10'-0"35'-10"29'-0"10X10
10X10
10X10
10X10
10X10
10X10 10X108'-6"15'-5"36'-5"33'-1"22'-8"7'-7"21'-11"7'-7"22'-7"8'-9"4'-0" 4'-0"4'-0" 4'-0"33'-0"6'-4"
LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK20'-0"20'-0"
22'-7"22'-0"16'-5"70'-0"39'-9"62'-2"
20'
-
0
"
58'-7"31'-7"24'-9"20'-9"23'-10"28'-0"5
2
'
-
7
"10'-7"15'-7"10'-7"15'-7"
29'-9"22'
-2
"
20'-0"
6'-4"
LIMIT OF WORKLIMIT OF WORK
10'-7"15'-7"10'-7"15'-7"
Intracorp Homes
901 E. KATELLA AVENUE
ORANGE, CALIFORNIA
Open SpacePlan
09/27/2022 L-X1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
428 ft2 444 ft2
356 ft2
180 ft2
22'-0"22'-0"24'-0"23'-0"10'-0"35'-10"29'-0"10X10
10X10
10X10
10X10
10X10
10X10 10X10
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-4
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Common Open Space Summary
Common Open Space = 5,352 ft2
20’x20’ minimum
Private Open Space Summary
Private Yard / Deck = 15,811 ft2
10’x10’ minimum
Private At-Grade Deck = 2,165 ft2
10’x10’ minimum
Private Open Space Total = 17,976 ft2
Required = 7,350 ft2
(49 units x 150 ft2)
Open Space by Unit
Unit Lot Size 10x10 min.
Private O.S.
1 2,105 Sq.Ft. 356 Sq.Ft.
2 2232 Sq.Ft. 356 Sq.Ft.
3 2232 Sq.Ft. 356 Sq.Ft.
4 2232 Sq.Ft. 356 Sq.Ft.
5 2232 Sq.Ft. 356 Sq.Ft.
6 2232 Sq.Ft. 356 Sq.Ft.
7 2232 Sq.Ft. 356 Sq.Ft.
8 2232 Sq.Ft. 356 Sq.Ft.
9 2232 Sq.Ft. 356 Sq.Ft.
10 2232 Sq.Ft. 356 Sq.Ft.
11 2232 Sq.Ft. 356 Sq.Ft.
12 2488 Sq.Ft. 921 Sq.Ft.
13 1462 Sq.Ft. 168 Sq.Ft.
14 1618 Sq.Ft. 167 Sq.Ft.
15 1614 Sq.Ft. 163 Sq.Ft.
16 1618 Sq.Ft. 161 Sq.Ft.
17 1614 Sq.Ft. 163 Sq.Ft.
18 1619 Sq.Ft. 161 Sq.Ft.
19 1613 Sq.Ft. 163 Sq.Ft.
20 1618 Sq.Ft. 161 Sq.Ft.
21 1614 Sq.Ft. 163 Sq.Ft.
22 1618 Sq.Ft. 161 Sq.Ft.
23 1846 Sq.Ft. 161 Sq.Ft.
24 1876 Sq.Ft. 428 Sq.Ft.
25 1512 Sq.Ft. 444 Sq.Ft.
26 1847 Sq.Ft. 428 Sq.Ft.
27 1512 Sq.Ft. 444 Sq.Ft.
28 1847 Sq.Ft. 428 Sq.Ft.
29 1512 Sq.Ft. 444 Sq.Ft.
30 1847 Sq.Ft. 428 Sq.Ft.
31 1512 Sq.Ft. 444 Sq.Ft.
32 1848 Sq.Ft. 428 Sq.Ft.
33 1871 Sq.Ft. 444 Sq.Ft.
34 2039 Sq.Ft. 444 Sq.Ft.
35 1664 Sq.Ft. 428 Sq.Ft.
36 1671 Sq.Ft. 444 Sq.Ft.
37 1664 Sq.Ft. 428 Sq.Ft.
38 1671 Sq.Ft. 444 Sq.Ft.
39 1664 Sq.Ft. 428 Sq.Ft.
40 1660 Sq.Ft. 444 Sq.Ft.
41 1674 Sq.Ft. 428 Sq.Ft.
42 1672 Sq.Ft. 444 Sq.Ft.
43 1666 Sq.Ft. 428 Sq.Ft.
44 1699 Sq.Ft. 444 Sq.Ft.
45 1781 Sq.Ft. 428 Sq.Ft.
46 2090 Sq.Ft. 444 Sq.Ft.
47 1744 Sq.Ft. 428 Sq.Ft.
48 1888 Sq.Ft. 444 Sq.Ft.
E. KATELLA AVE
Typical Private Roof DeckTypical Private At-Grade Deck Typical Northern Private Yards and Sideyard N.
CAMBR
IDGE
ST
.
Reference Sheet A 1.0 of the Architectural Plans for Elevation Type
E. KATELLA AVEN.
CAMBR
IDGE
ST
.
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-5
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
HOA Maintained Areas
Open Space Note
All areas designated in green are to be maintained
by the HOA.
All interior private streets are to be maintained by
the HOA.
Reference Sheet A 1.0 of the Architectural Plans for Elevation Type
LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK 25"5'-11"
18"25"5'-11"
18"
Intracorp Homes
901 E. KATELLA AVENUE
ORANGE, CALIFORNIA
Trash Management Plan
09/27/2022 L-X1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK 25"5'-11"
18"25"5'-11"
18"
Intracorp Homes
901 E. KATELLA AVENUE
ORANGE, CALIFORNIA
Trash Management Plan
09/27/2022 L-X1750 E DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-6
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
0 2 4 8
SCALE: 1/4” = 1’-0”
Trash Management Plan
E. KATELLA AVEN.
CAMBR
IDGE
ST
.
21’
21’
TYPICAL TRASH CAN
ARRANGEMENT
Reference Sheet A 1.0 of the Architectural Plans for Elevation Type
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-7
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Sun/Shade Exhibits
Shadow Section at Typical 2 Story Residence
Existing Conditions Carleton Residences
9:30 AM SUMMERSOLSTICE9:30 AM
WINTERSOLSTICE
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-8
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Sun/Shade Existing
DECEMBER 21, 7:00 AM
DECEMBER 21, 8:30 AM
DECEMBER 21, 7:30 AM
WINTER SOLSTICE
WINTER SOLSTICE
WINTER SOLSTICE
DECEMBER 21, 9:30 AM
WINTER SOLSTICE
SHADOW LINE AT 9:30
SHADOW LINE AT 9:30
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-9
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Sun/Shade Proposed
DECEMBER 21, 7:00 AM
DECEMBER 21, 8:30 AM
DECEMBER 21, 7:30 AM
DECEMBER 21, 9:30 AM
WINTER SOLSTICE
WINTER SOLSTICE
WINTER SOLSTICE
WINTER SOLSTICE
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-10
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Sun/Shade Proposed
JUNE 21, 7:00 AM
SUMMER SOLSTICE
MARCH 21, 7:00 AM SEPTEMBER 21, 7:00 AM
JUNE 21, 9:00 AM
SUMMER SOLSTICE
SPRING EQUINOX FALL EQUINOX
80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-11
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
View StudiesASection at Northern Property Line
E. CARLETON AVE
PROJECT AREA
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1036 1046 1102
* See submittal by Bassenian
Lagoni Architects for precise
building colors and materials.
A
A
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-12
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
View StudiesBSection at Northern Property Line80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
E. CARLETON AVE
PROJECT AREA
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1036 1046 1102
B
B
* See submittal by Bassenian
Lagoni Architects for precise
building colors and materials.
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-13
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
View StudiesCSection at Northern Property Line80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
E. CARLETON AVE
PROJECT AREA
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1036 1046 1102
C
C
* See submittal by Bassenian
Lagoni Architects for precise
building colors and materials.
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-14
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
View StudiesDSection at Northern Property Line80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
E. CARLETON AVE
PROJECT AREA
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1036 1046 1102
D
D
* See submittal by Bassenian
Lagoni Architects for precise
building colors and materials.
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-15
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
View StudiesESection at Northern Property Line80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
E. CARLETON AVE
PROJECT AREA
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1036 1046 1102
E
E
* See submittal by Bassenian
Lagoni Architects for precise
building colors and materials.
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-16
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Neighbor Adjacencies Exhibit
B B
B Section at Eastern Property Line80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
E. CARLETON AVE
PROJECT AREA
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1036 1046 1102
* See submittal by Bassenian
Lagoni Architects for precise
building colors and materials.
80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-17
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Neighbor Adjacencies Exhibit
F Section along Northern P.L.
E. CARLETON AVE
N
.
C
AM
B
R
I
D
G
E
S
T
.918932432
1002
10141024103610461102
PROJECT AREA
FF
80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-18
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Neighbor Adjacencies Exhibit^E. CARLETON AVE
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1046 11021036
PROJECT AREA
* Note: Existing Trees and Shrubs on
Neighboring Lots are Not Shown *
80'-2"8'-6"15'-5"50'-2"43'-3"36'-5"33'-1"43'-9"22'-8"LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
* Note: Existing Trees and Shrubs on
Neighboring Lots are Not Shown *
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-19
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Neighbor Adjacencies Exhibit^E. CARLETON AVE
N
.
C
AM
B
R
I
D
G
E
S
T
.
918
932 432
1002
1014 1024 1036 1046 1102
PROJECT AREA
* Note: Existing Trees and Shrubs on
Neighboring Lots are Not Shown *
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-20
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map^
* Note: Existing Trees and Shrubs on
Neighboring Lots are Not Shown *
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-21
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map^
* Note: Existing Trees and Shrubs on
Neighboring Lots are Not Shown *
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-22
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map^
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-23
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
^
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-24
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
^
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-25
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
^
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-26
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
^
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-27
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
^
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-28
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
^
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-29
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
Typical Paseo Courtyard - View A
Typical Paseo Courtyard - View B AB
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-30
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Perspective Views
Key Map
^
View from 3rd Floor Windows
Key Map
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Open and Private Space Plan
L-31
0 8 16 32
SCALE: 1” = 16’
April 30, 2024
Katella Elevation
KCCambridge Elevation
Plan 2A
Lot 34
Plan 1B
Lot 35
Plan 1A
Lot 37
Plan 2A
Lot 38
Plan 1B
Lot 39
Plan 1B
Lot 43
Plan 1A
Lot 41
Plan 1A
Lot 45
Plan 1B
Lot 47
Plan 2B
Lot 40
Plan 2B
Lot 44
Plan 2A
Lot 42
Plan 2A
Lot 46
Plan 2B
Lot 48
Plan 3B
Lot 1
Plan 2B
Lot 36
Katella Elevation (continue below left)
Katella Elevation continued
TREES
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Landscape Plan
L-32April 30, 2024
0 8 16 32
SCALE: 1” = 16’
Plant Palette
African Sumac
Rhus lancea
Camphor
Cinnamomum camphora
Giant Bird of Paradise
Strelitzia nicolai
Cercis canadensis ‘Forest Pansy’
Eastern Redbud
Pink Trumpet Tree
Tabebuia impetiginosa
Washingtonia ‘Filibusta’
Hybrid Fan Palm
Saratoga Bay Laurel
Laurus nobilis ‘Saratoga’
Swan Hill Olive
Olea ‘Swan Hill’
Little Gem Magnolia
Magnolia grandiflora ‘Little
SHRUBS
Berkely Sedge
Carex tumulicola
Japanese Blue Berry
Elaeocarpus decipiens
Kaffir Lily
Clivia miniata
Little Ollie Olive
Olea europea ‘Montra’
Rosemary
Rosmarinus spp.
Dwarf Strawberry Tree
Arbutus unedo ‘Compacta’
Chondropetalum tectorum
Dwarf Matt Rush
Japanese Aralia
Fatsia japonica
Little Ragu Sweet Bay
Laurus nobilis ‘Monrik’
Carolina Cherry
Prunus ‘Bright ‘n Tight’
Dwarf Bottlebrush
Callistemon ‘Little John’
Flax Lily
Dianella spp.
Sweet Bay
Laurus nobilis
Jerusalem Sage
Phlomis fruticosa
Fortnight Lily
Diettes bicolor
Dwarf Philodendron
Philodendron xanadu
Blue Chalk Sticks
Senecio mandraliscae
Asian Jasmine
Trachelospermum asiaticum
Medicinal Aloe
Aloe vera
Heavenly Bamboo
Nandina spp.
Yedo Hawthorn
Rhapeolepis umbellata
Hartweg’s Sundrops
Calylophus hartwegii ‘Sundrops’
Camellia
Camellia japonica
Fern Pine
Podocarpus spp.
Bird of Paradise
Strelitzia reginae
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Landscape Plan
L-33April 30, 2024
Plant Palette
LIMIT OF WORK LIMIT OF WORK LIMIT OF WORK
LIMIT OF WORKLIMIT OF WORKLIMIT OF WORK
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Ab Ab Ab AbAb
Ab Ab
Ab Ab Ab Ab
AbAbAb
Ab
CteCteCteCteCteCteCte
CteCteCteCteCteCte
CteCteCteCteCteCte
CteCteCteCte
CteCteCte
CteCteCte
CteCteCteCte
CteCteCteCte
CteCteCteCte
CteCteCte
CteCteCte
CteCteCte
Cte
Cte
Cte
Cte
Pf
Pf
Pf
Pf
Pf
Pf
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Pf
Av
Av
Cte Cte Cte
Ab
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
ChChChCh
ChChChCh
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
ChAb
AbAb
Ab
Ab
AbAb
Ab AbAb Ab
Clj
Clj
Clj
Clj
Clj
Clj
Ab
D D D D D D D D D D D D D
D D D D D D D D D D D
D D D D D D D D D D D
RhcRhcRhc
RhcAbAbAbAbAbAb
Ab Ab Ab Ab Ab
Ab Ab Ab Ab Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ab
Ab
Ab
Ab
Ab
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Pf Pf Pf Pf Pf Pf Pf Pf
Pf Pf Pf Pf Pf Pf Pf Pf Pf
Pf Pf Pf Pf Pf Pf Pf Pf
Pf Pf
Pf
Pf
Ab
Oe
Oe
Oe
Oe
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
CljClj
Clj
Clj
Clj
Clj
CljClj
Clj
Clj
Clj
Clj
Clj
Pf
Pf
Pf
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
Clj
CljCljClj
Ch
Ch
Ch
Cte Cte
Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc Pc
Pc
Pc
Pc
Pc
Pc
Pc
Pc
Pc
Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po Po PoAu
Cte
Fj
Cte
Cte Cte
Cte Cte
Cte Cte CteCte
Sm Sm
Sm
SmSmSmSmSmSmSm
Pc Pc Pc Pc Pc
Ta
Sj Sj Sj SjSj
SjSjSjSjSj
Sm Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D D
D
D
D D
D
D
Clj
Clj
Clj
Clj
CljClj
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Ta
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Cj Cj Cj Cj Cj Cj Cj Cj Cj
Cj Cj Cj Cj Cj Cj Cj Cj Cj CjCj Cj
CjCj
Cm
CmCm
Pib PibPxPxPx
CmCmCmCmCm Cm
Pib PibPxPx
Cm
Do Do Do
DoDo
DoDoDoDo
DoDoDoDoDoDo
DoDoDo
Do
Do
Do
Do
Do
Do
Do
DoDo
DoDoDoDoDo
Do Do
DoDoDoDoDoDoDo
DoDo
DoDo
Do
Do
DoDo
Do
Do
Do
Do
Do
DoDo
Do
Do
DoDo
Do
Do
Do Do
Do
Do
DoDo
Do
Do
Do
Do
DoDo
DoDo Do Do DoDoDoDo
DoDo
DoDoDo
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do Do
Do DoDoDoDoDo
Do
Do
Do
DoDo
Do
Do
Do
Do
Do
Do
Do
Do
DoDo
Do
Do
Do
Do
Do
Do
DoDo
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Do
Ct
Ct
Ct
Ct
CtCtCt CtCt Ct Ct Ct Ct Ct Ct Ct Ct
Ct Ct Ct Ct
Ct
Ct
Ct
CtCtCtCtCtCt
Ct
Ct CtCt CtCt CtCt Ct CtCtCt Ct Ct
Ct
CtCtCt Ct CtCtCt CtCt Ct Ct Ct
CtCtCt
CtCtCtCtCtCtCtCtCt
Lnr Sm
Sm
Sm
Sm
Sm
Sm
Sm
Sm
Cm
Cm
CmCm Cm Cm Cm Cm
Pf
Do Do
DoDo
DDDD
Oe
Oe
Oe
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
Cte Cte
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D Clj
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
DLno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
LnoLno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
D DDDDDDDDDDDD
D DD
D D
D D
D
D
D
D
D
D
D
D
D
D
Ch Ch Ch Ch
Ch
Ch
Ch Ch Ch Ch Ch
Ch
Ch
Ch
Ch Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
ChChChChChChChChCh
ChChChChChChChChCh
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
ChChChChCh
Ch
Ch
Ch
Ch
DD
DD
DD
DD
DD
DD
D
D
D
D
D
D
D
D
D
D
DD
DD
DD
Do Do Do DoCtCtCt CtCtCtDoDoDoDoCtCtCtCtCtCtDoDoDoDoCtCtCtCtCtCtDoDoDoDo
CtCt
Do DoDoDoDDDDDD D D D D D D D DDDDDDDDDDD D D D D D D D D D D D D D D D D D D D D D D D DDDDDDDDDDDDDDDDDDDDDDDDDDDDD D D D D D D D
D
D
DDD
DDDDD
DDDDDD
DDDDDDDD
Pib PibPxPx
CmCm Cm Cm Cm Cm
Pib PibPxPx
CmCm Cm Cm Cm Cm
Pib PibPxPx
CmCm Cm Cm Cm Cm
Pib PibPxPx
CmCm Cm Cm Cm Cm Cm
Cm
Cm
Cm FjCte Cte
Cte CteCm
Cm
Cm
Cm FjCte Cte
Cte CteCm
Cm
Cm
CmFjCteCte
Cte CteCm
Cm
Cm
Cm
Cm
Cm
Cm
Pib PibPxPxPx
CmCmCmCmCm Cm Cm
Cm
Cm
Cm
Cm
Pib PibPxPxPx
CmCmCmCmCm Cm Cm
Cm
Cm
Cm
Cm
Pib PibPxPxPx
CmCmCmCmCm Cm Cm
Cm
Cm
Cm
Cm
Pib PibPxPx
CmCmCmCmCm Cm Cm
CmCm
Cm
D
D
D
D
D
DD
CmCmCm
Cm
Cm
D DD
Cte
Cte
D
D
D
D
D
D
D
DD
FjCte Cte
Cte CteCm
Cm
Cm
Cm Cm
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
D
DD
D
D
D
D
D
D
D
D
D
D
D
D
Pf
Pf
Pf
Pf
Lnr Lnr Lnr Lnr LnrDoDoDoDoDoDoDoDoDoDoDoDoDoDoDoDoDoDo DoDo
Lno
Lno
Lno
Lno
Lno
Ch
Ch
Ch
Ch
Ch Pf
PfPf
D D
D D
D
D
Do
Do
Do
Do
Ch
D D D D D D
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Ct
Pc
D
D
D
D
D
D Pf D
D
D
D
D
D
Oe
Oe
Oe
Oe
DD
D D
D
D D
D D DDDDD
Do
Do
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Oe
D
D
D
D
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno
Lno Do
Do
Do
Do
Do
Do
D
D
D
D D
D
Do
Do
Do
Do
Do
Do
D
D
D
DD
D
LnoLno
Do
Do
Do
D
Oe
Oe
Oe
Oe
Oe
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Ch
ChCh
AvAv
Do
Ch
Ch
Ch
D
D
D
D
D
D
D
D
D D
D
DDDDDDD
OeOe
OeOe
ChChChChChChCh
D D D D D D D D
D D D D
D
D
D
D
D
DD
D
D
D
D
D
DD
D
D
DD
DD
D
D
DDDDDDD
D
D
D
D
D
Ch
Ch
Ch
Ch
Ch
Ch
Ch
Do
Do
Do
Do
Ta Ta Ta Ta Ta Ta Ta Ta Ta Ta
DoDoDoDoDoDoDoDoDoDo
Oe Oe Oe Oe Oe Oe Oe Oe Oe
Ch
Ch
Ch
ChCh
Ch
Ch
Ch
Ch Ch Ch
D
D
D D
D
D DD
D
D ChChChCh
Oe Oe Oe Oe Oe Oe Oe Oe
PfPfDo
Do
Do
Do
Do
Do
Do
Do
Do
Do
Oe
Oe
Oe
Oe
Ct
D D
D
D
D D D DDDD D D D DDDDDDDD
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
Rum
OE
TBD
OE
TBD
OE
TBD
OE
TBD
OE
TBD
OE
TBD
OE
TBD
OE
TBD
OE
TBD
36"
TI
36"
TI
36"
TI
36"
TI
36"
TI
36"
TI
36"
TI
36"
TI
36"
TI
36"
TI
36"
CC
36"
CC
36"
CC
36"
CC
36"
CC
OE
TBD
OE
TBD
Wf
12'BT
24"
LN
24"
LN
24"
LN
24"
LN
24"
LN
24"
LN
RL
48"
MG
24"
MG
24"
MG
24"
MG
24"
MG
24"
MG
24"
MG
24"
Wf
12'BT
Wf
12'BT
36"
Sn
36"
Sn
36"
Sn
36"
Sn
MG
24"
MG
24"
MG
24"
MG
24"
MG
24"
24"
CA
24"
CA
Wf
12'BT
Wf
12'BT
Wf
12'BT
36"
Sn
36"
TI
Wf
12'BT
Wf
12'BT
24"
CA
SHRUB SCHEDULE
SYMBOL ABBR.BOTANICAL NAME COMMON NAME SIZE WUCOLS
QTY.
Ab Agave 'Blue Flame'Blue Flame Agave 5 Gal Low 64
Av Aloe Vera Medicinal Aloe 5 Gal Low 45
Au Arbutus undeo 'Compacta'Dwarf Strawberry Tree 15 Gal Low 59
Clj Callistemon 'Little John'Dwarf bottlebrush 5 Gal Low 135
Ch Calylophus hartwegii Hartweg's Sundrops 1 Gal Low 255
Cj Camellia japonica Camellia 15 Gal Moderate 23
Ct Carex temulicola Foothill sedge 1 Gal Low 101
Cte Chondropetalum tectorum Small Cape Rush 5 Gal Low 120
Cm Clivia miniata Clivia 1 Gal Low 114
D Dianella Little Rev
Little Rev Flax Lily 1 Gal Low 964
Do Dietes irioides 'Orange Drop'Orange Drop Fortnight Lily 5 Gal Low 275
Ed Elaeocarpus decipiens Japanese Blueberry 24" Box Moderate 5
Fj Fatsia japonica Japanese Aralia 5 Gal Moderate 5
Lno Laurus nobilis Bay Laurel 15 Gal Low 118
Lnr Laurus nobilis 'MonRik'Little Ragu Sweet Bay 15 Gal Low 21
Ab
Av
Au
Clj
Ch
Cj
Ct
Cte
Cm
D
Do
Ed
Fj
Lno
Lnr
TREE SCHEDULE
ABBR. BOTANICAL NAME COMMON NAME SIZE DESCRIPTION
QTY.
CC Cercis canadensis 'Forest
Pansy'Forest Pansy 'Red Bud'36" Box Standard 5
CA Cinnamomum camphora Camphor Tree 24" Box Standard 3
LN Laurus nobilis 'Saratoga'Saratoga Bay Laurel 24" Box Standard 6
MG Magnolia grandiflora 'Little
Gem'Little Gem Magnolia 24" Box Low Branching 12
OE Olea europea hybrid Hybrid Olive 24" Box
36" Box Multi-Trunk 11
RL Rhus lancea African Sumac 48" Box Multi-Trunk 1
SN Strelitzia nicolai Giant Bird of Paradise 36" Box Standard 5
TI Tabebuia impetiginosa Pink Trumpet Tree
36" Box
48" Box Standard 11
WF Washingtonia 'Filibusta'Filibusta Fan Palm 12' BTH --8
OE
TBD
36"
TI
36"
CC
WF
12'BT
24"
LN
RL
48"
MG
24"
36"
Sn
24"
CA
Oe Olea europaea 'Montra'Little Ollie Dwarf Olive 15 Gal Low 90
Pib Podocarpus 'Icee Blue'Icee Blue Yellow Wood 15 Gal Moderate 20
Po Podocarpus macrophyllus 'Maki'Shrubby Yew Podocarpus 24" Box Moderate 130
Px Philodendron 'Xanadu'Dwarf Philodendron 5 Gal Moderate 24
Pf Phlomis fruticosa
Jerusalem sage 5 Gal Low 151
Pc Prunus caroliniana 'Bright-n-tight'Carolina Laurel Cherry 24" Box Moderate 6
Rum Rhaphiolepis umbellata 'Minor'Dwarf Indian Hawthorne 5 Gal Low 179
Rhc Rosmarinus o. 'Huntington Carpet'Huntington Carpet
Rosemary 1 Gal Low 50
Sm Senecio mandraliscae Blue Chalk Sticks 1 Gal Low 121
Sj Strelitzia juncea
Narrow-leaved Bird of
Paradise 5 Gal Low 10
Ta Trachelospermum asiaticum Asian Star Jasmine 5 Gal Moderate 90
Contractor Note: All shrubs to be planted at designated spacing as shown in legend.
WUCOLS NOTE:
WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a
guide to the water needs of the landscape plants.
PLANTING DETAIL REFERENCE: Detail a,d,e Sheet D-1
Oe
Pib
Po
Px
Pf
Pc
Rum
Rhc
Sm
Ta
Sj
SHRUB SCHEDULE
SYMBOL ABBR.BOTANICAL NAME COMMON NAME SIZE WUCOLS
QTY.
GROUNDCOVER SCHEDULE
SYM. MATERIAL
COLOR / FINISH MANUF. AVAIL.NOTES
Synthetic
Turf
SYNLawn Pet System (Pet
Premium with ZeoFill and
ZeoLight pet infill system
base material.
Pile Height: 1 58"
SYNLawn B.N.G.
Install per manufacturer's
details and
recommendations.
Groundcover
3" thick covering of Forest Floor Mulch in
all flat (3:1 or less) planting areas. Slopes
to receive 3" thick covering of mulch
where specified on plan.
R & S Contractor to send sample
to Landscape Architect
Supplier List:
B.N.G. - Back Nine Greens - Contact: Susanne Clapp @ (714) 713-4446
R & S - R & S Soils Products - 23842 La Rosa Dr. Lake Forest, CA 92630 - Contact: Steve Carneal (949) 830-8882
901 E. Katella Ave
ORANGE, CA
1750 DEERE AVE, SANTA ANA, CA 92705
O 949.250.4822 www.landconcern.com
Conceptual Landscape Plan
L-34April 30, 2024
0 8 16 32
SCALE: 1” = 16’
Conceptual Planting Plan
Square Footage of Landscape:
Moderate Water Use: 3,196 FT2
Low Water Use: 12,648 FT2
SSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWSS
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FW DWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWOETBDOETBDOETBD36"TI36"TI36"TI36"CC36"CCRL48"MG24"MG24"MG24"36"SnMG24"MG24"MG24"Wf12'BTWf12'BTWf12'BT36"Sn36"TIIRR MAINIRR MAINIRR MAINIRR MAINIRR
MA
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IRR
MA
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IRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINI
R
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M
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BAEEEEEEEEEEEEEEEEEELLLAAAAAAALLLLLLLIRR SLV(3) 4"IRR SLV(3) 4"IRR SLV(2) 2"PCONTROLLER 'A'3.0 AMPS AT 110VACEXISTING 1-1/2"DOMESTIC IRRIGATIONWATER METERPER CIVIL PLANCONNECT TOREAR YARDHOSE BIB(TYP.)LOCATE FLUSHVALVE IN LARGERPLANTING AREAEXISTING BACKFLOWPREVENTERPER CIVIL PLANLOCATE VALVES, LATERALS,AND MAINLINE OUTSIDE OFEXISTING EASEMENTPROVIDE TWO HEADER CONNECTIONS INEACH PLANTER TO FACILITATE FLUSHINGLOCATE FLUSHVALVE IN LARGERPLANTING AREAPROVIDE TWO HEADER CONNECTIONS INEACH PLANTER TO FACILITATE FLUSHINGPROVIDE TWO HEADER CONNECTIONS INEACH PLANTER TO FACILITATE FLUSHINGPPPPPNorth Cambridge Street2"P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
A *
C H R I S T OP
H
E
R A.
HILLSTEAD LIC. NO. 5881L I C ENS
E
D
LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONPLANJeff DeutschI-1Matchline - See Sheet I-2Matchline - See Sheet I-3 LATERAL PIPE SIZING LEGENDNO 1/2" PIPE PERMITTED3/4" MINIMUM1"1-1/4"1-1/2"2"2-1/2"3"SLEEVE SIZING LEGEND(1) 6" + (4) 4"GALVANIZED SLEEVE - TO BE MINIMUM 2XDIAMETER OF PIPE OVER TERRACE DRAINREFER TO IRRIGATION LEGEND FOR SLEEVE MATERIAL. REFER TODETAIL FOR BURIAL REQUIREMENTSGFEDCBANMLKJIH(2) 2"(3) 2"(4) 2"(2) 3"(3) 3"(4) 3"(2) 4"(3) 4"(4) 4"(5) 4"(1) 4" + (3) 2"(1) 4" + (4) 2"SLEEVING NOTES·IRRIGATION PIPE AND LOW VOLTAGE CONTROL VALVE WIRESHALL BE SLEEVED UNDER PAVING.·SLEEVES TO BE MINIMUM TWICE THE DIAMETER OF THE PIPESLEEVED.·PRESSURE MAINLINE SLEEVES SHALL BE ACCOMPANIED WITH AMINIMUM 2" WIRE SLEEVE.·SLEEVES TO EXTEND MINIMUM 12" BEYOND PAVING.·PROTECT ALL SLEEVE ENDS TO PROHIBIT SOIL FROM ENTERINGTHE SLEEVE.·IRRIGATION CONTRACTOR TO COORDINATE SLEEVING WITH THEHARDSCAPE CONTRACTOR PRIOR TO INSTALLATION OF ANYHARDSCAPE.·REFER TO LEGEND FOR SLEEVE SPECIFICATION AND PLAN FORSLEEVE SIZE MATRIXEQUIPMENT LOCATION NOTESALL PIPING, ABOVE GROUND EQUIPMENT, AND ANY VALVE BOXESSHALL BE LOCATED IN PLANTING AREAS. NO IRRIGATION EQUIPMENTSHALL BE LOCATED IN HARDSCAPE OR IN TURF AREAS WITHOUTPERMISSION FROM THE IRRIGATION CONSULTANT. GROUP ALLVALVE BOXES AND LOCATE IN SHRUB AREAS ONLY. CONTRACTORWILL BE RESPONSIBLE TO RE-LOCATE VALVE BOXES INSTALLED INTURF AREAS AT NO COST TO THE OWNER.TWO WIRE DECODER CABLE NOTE·TWO WIRE DECODER CABLE SHALL BE INSTALLED IN 1-1/4" PVCCONDUIT WITH LONG SWEEPS IN AND OUT OF EACH CONTROL ANDSURGE ARRESTOR VALVE BOX.·CONDUIT TO EXTEND 4" ABOVE GRAVEL LEVEL IN VALVE BOX.·SEAL ALL CONDUIT ENTRIES WITH FOAM.·LIGHTNING SURGE ARRESTORS TO BE INSTALLED 500' O.C.·ALL WIRE CONNECTORS TO BE 3M DBY·SEPARATE WIRE PULL AT EACH VALVE BOX. (DO NOT PULL ALLCABLE END TO END)N051020MWELO COMPLIANCE NOTEI HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE ANDAPPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER INTHE IRRIGATION DESIGN PLAN.STEVEN M. HOHLCID NO. 017686EXP. 12/2024
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IRR MAINIRR MAINIRR MAINIRR MAINSF1"TREE--A156--12SF1"0.60"A14121,240SF1"TREE0.60"A131--12SF1"0.60"A124285SF1"TREE--A104--12SF1"0.60"A11773612SF1"0.60"A25212012SF1"0.60"A263312SF1"90.60"A27101,119SF1"TREE0.60"A242- -TFTFTFTFTFTFTFTFTFOO2"2"2"2"2"2"2"2"2"2"2"2"2"2"FVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVARARARARARARARFVARARARFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVMMLLBBAAAAAAAAAAAAAAALLLLLLLLLLLLLAAAAAAACLLLLLLLIRR SLV(2) 2"IRR SLV(2) 2"LOCATE VALVES, LATERALS,AND MAINLINE OUTSIDE OFEXISTING EASEMENTPROVIDE TWO HEADER CONNECTIONS INEACH PLANTER TO FACILITATE FLUSHINGPROVIDE TWO HEADER CONNECTIONS INEACH PLANTER TO FACILITATE FLUSHINGNorthCambridge StreetEast Katella Avenue2"P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
A *
C H R I S T OP
H
E
R A.
HILLSTEAD LIC. NO. 5881L I C ENS
E
D
LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGSCALE: 1" = 10'-0"010205IRRIGATIONPLANJeff DeutschI-2Matchline - See Sheet I-1Matchline - See Sheet I-3N0510
20LATERAL PIPE SIZING LEGENDNO 1/2" PIPE PERMITTED3/4" MINIMUM1"1-1/4"1-1/2"2"2-1/2"3"SLEEVE SIZING LEGEND(1) 6" + (4) 4"GALVANIZED SLEEVE - TO BE MINIMUM 2XDIAMETER OF PIPE OVER TERRACE DRAINREFER TO IRRIGATION LEGEND FOR SLEEVE MATERIAL. REFER TODETAIL FOR BURIAL REQUIREMENTSGFEDCBANMLKJIH(2) 2"(3) 2"(4) 2"(2) 3"(3) 3"(4) 3"(2) 4"(3) 4"(4) 4"(5) 4"(1) 4" + (3) 2"(1) 4" + (4) 2"SLEEVING NOTES·IRRIGATION PIPE AND LOW VOLTAGE CONTROL VALVE WIRESHALL BE SLEEVED UNDER PAVING.·SLEEVES TO BE MINIMUM TWICE THE DIAMETER OF THE PIPESLEEVED.·PRESSURE MAINLINE SLEEVES SHALL BE ACCOMPANIED WITH AMINIMUM 2" WIRE SLEEVE.·SLEEVES TO EXTEND MINIMUM 12" BEYOND PAVING.·PROTECT ALL SLEEVE ENDS TO PROHIBIT SOIL FROM ENTERINGTHE SLEEVE.·IRRIGATION CONTRACTOR TO COORDINATE SLEEVING WITH THEHARDSCAPE CONTRACTOR PRIOR TO INSTALLATION OF ANYHARDSCAPE.·REFER TO LEGEND FOR SLEEVE SPECIFICATION AND PLAN FORSLEEVE SIZE MATRIXEQUIPMENT LOCATION NOTESALL PIPING, ABOVE GROUND EQUIPMENT, AND ANY VALVE BOXESSHALL BE LOCATED IN PLANTING AREAS. NO IRRIGATION EQUIPMENTSHALL BE LOCATED IN HARDSCAPE OR IN TURF AREAS WITHOUTPERMISSION FROM THE IRRIGATION CONSULTANT. GROUP ALLVALVE BOXES AND LOCATE IN SHRUB AREAS ONLY. CONTRACTORWILL BE RESPONSIBLE TO RE-LOCATE VALVE BOXES INSTALLED INTURF AREAS AT NO COST TO THE OWNER.TWO WIRE DECODER CABLE NOTE·TWO WIRE DECODER CABLE SHALL BE INSTALLED IN 1-1/4" PVCCONDUIT WITH LONG SWEEPS IN AND OUT OF EACH CONTROL ANDSURGE ARRESTOR VALVE BOX.·CONDUIT TO EXTEND 4" ABOVE GRAVEL LEVEL IN VALVE BOX.·SEAL ALL CONDUIT ENTRIES WITH FOAM.·LIGHTNING SURGE ARRESTORS TO BE INSTALLED 500' O.C.·ALL WIRE CONNECTORS TO BE 3M DBY·SEPARATE WIRE PULL AT EACH VALVE BOX. (DO NOT PULL ALLCABLE END TO END)MWELO COMPLIANCE NOTEI HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE ANDAPPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER INTHE IRRIGATION DESIGN PLAN.STEVEN M. HOHLCID NO. 017686EXP. 12/2024
DWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSSDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWFWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWDWFWFWSSSS SS SSSS SS
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DWDWDWDWDWDWSSSSSSSSOETBDOETBDOETBDOETBD36"TI36"TI36"TIOETBDOETBDWf12'BT24"LN24"LN24"LN24"LN24"LN24"LNMG24"MG24"MG24"MG24"Wf12'BTWf12'BT36"Sn36"Sn36"SnMG24"MG24"24"CA24"CA12'BTIRR MAIN IRR MAIN IRR MAIN IRR MAIN IRR MAIN IRR MAIN IRR MAIN IRR MAIN IRR MAIN IRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAIN IRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINLIMIT OF WORKLIMIT OF WORKLIMIT OF WORKIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINIRR MAINSF1"TREE0.60"A166--12SF1"0.60"A18121,537SF1"TREE--12--12SF1"0.60"A1981,12912SF1"0.60"A17450612SF1"--11--SF1"TREE--12--12SF1"--11--SF1"TREE--12--12SF1"--11--SF1"TREE--12--12SF1"--11--SF1"TREE--12--12SF1"--11--SF1"TREE--12--12SF1"--11--SF1"TREE--A207--12SF1"0.60"A225560SF1"TREE0.60"A211--12SF1"0.60"A232237TFTFTFTFTFTFTFTFTFOOOOTFTFTFTFTFTFPPPOO2"2"2"2"2"2"2"2"2"1"1"1"1"1"1"2"2"RRRRRRAFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVARARARARFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVFVARFVFVFVFVARAAAAAAAAAAAAAAAAAAAAAALLLLLAAAAAAAAAAAAAAAAAAAAAAALLLLLLMCBIRR SLV(3) 4"CONNECT TOREAR YARDHOSE BIB (TYP.)LOCATE VALVES, LATERALS,AND MAINLINE OUTSIDE OFEXISTING EASEMENTPROVIDE TWO HEADER CONNECTIONS INEACH PLANTER TO FACILITATE FLUSHINGPROVIDE TWO HEADER CONNECTIONS INEACH PLANTER TO FACILITATE FLUSHINGPROVIDE TWO HEADERCONNECTIONS IN EACH PLANTERTO FACILITATE FLUSHINGLOCATE FLUSHVALVE IN LARGERPLANTING AREALOCATE FLUSHVALVE IN LARGERPLANTING AREAPPPPPPEast Katella Avenue2"P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
A *
C H R I S T OP
H
E
R A.
HILLSTEAD LIC. NO. 5881L I C ENS
E
D
LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONPLANJeff DeutschI-3Matchline - See Sheet I-2
Matchline - See Sheet I-1
N051020MWELO COMPLIANCE NOTEI HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE ANDAPPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER INTHE IRRIGATION DESIGN PLAN.STEVEN M. HOHLCID NO. 017686EXP. 12/2024LATERAL PIPE SIZING LEGENDNO 1/2" PIPE PERMITTED3/4" MINIMUM1"1-1/4"1-1/2"2"2-1/2"3"SLEEVE SIZING LEGEND(1) 6" + (4) 4"GALVANIZED SLEEVE - TO BE MINIMUM 2XDIAMETER OF PIPE OVER TERRACE DRAINREFER TO IRRIGATION LEGEND FOR SLEEVE MATERIAL. REFER TODETAIL FOR BURIAL REQUIREMENTSGFEDCBANMLKJIH(2) 2"(3) 2"(4) 2"(2) 3"(3) 3"(4) 3"(2) 4"(3) 4"(4) 4"(5) 4"(1) 4" + (3) 2"(1) 4" + (4) 2"SLEEVING NOTES·IRRIGATION PIPE AND LOW VOLTAGE CONTROL VALVE WIRESHALL BE SLEEVED UNDER PAVING.·SLEEVES TO BE MINIMUM TWICE THE DIAMETER OF THE PIPESLEEVED.·PRESSURE MAINLINE SLEEVES SHALL BE ACCOMPANIED WITH AMINIMUM 2" WIRE SLEEVE.·SLEEVES TO EXTEND MINIMUM 12" BEYOND PAVING.·PROTECT ALL SLEEVE ENDS TO PROHIBIT SOIL FROM ENTERINGTHE SLEEVE.·IRRIGATION CONTRACTOR TO COORDINATE SLEEVING WITH THEHARDSCAPE CONTRACTOR PRIOR TO INSTALLATION OF ANYHARDSCAPE.·REFER TO LEGEND FOR SLEEVE SPECIFICATION AND PLAN FORSLEEVE SIZE MATRIXEQUIPMENT LOCATION NOTESALL PIPING, ABOVE GROUND EQUIPMENT, AND ANY VALVE BOXESSHALL BE LOCATED IN PLANTING AREAS. NO IRRIGATION EQUIPMENTSHALL BE LOCATED IN HARDSCAPE OR IN TURF AREAS WITHOUTPERMISSION FROM THE IRRIGATION CONSULTANT. GROUP ALLVALVE BOXES AND LOCATE IN SHRUB AREAS ONLY. CONTRACTORWILL BE RESPONSIBLE TO RE-LOCATE VALVE BOXES INSTALLED INTURF AREAS AT NO COST TO THE OWNER.TWO WIRE DECODER CABLE NOTE·TWO WIRE DECODER CABLE SHALL BE INSTALLED IN 1-1/4" PVCCONDUIT WITH LONG SWEEPS IN AND OUT OF EACH CONTROL ANDSURGE ARRESTOR VALVE BOX.·CONDUIT TO EXTEND 4" ABOVE GRAVEL LEVEL IN VALVE BOX.·SEAL ALL CONDUIT ENTRIES WITH FOAM.·LIGHTNING SURGE ARRESTORS TO BE INSTALLED 500' O.C.·ALL WIRE CONNECTORS TO BE 3M DBY·SEPARATE WIRE PULL AT EACH VALVE BOX. (DO NOT PULL ALLCABLE END TO END)
P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
A *
C H R I S T OP
H
E
R A.
HILLSTEAD LIC. NO. 5881L I C ENS
E
D
LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONLEGEND AND NOTESJeff DeutschI-4IRRIGATION EQUIPMENT LEGENDITEM - MANUFACTURER - MODEL NUMBER - DESCRIPTIONSYMBOLRAINBIRD PESB-IVM-PRS-D SERIES PRESSURE REGULATING CONTROL VALVEINCLUDES INTEGRATED IVM DECODER - REFER TO PLAN FOR SIZESCONTROL VALVERAINBIRD XCZ-IVM-PRB-100-COM 1" CONTROL VALVE WITH 40 PSI PRESSUREREGULATING 200 MESH QUICK CHECK BASKET FILTERINCLUDES INTEGRATED IVM DECODER IN SOLENOIDCONTROL VALVEDRIPCONTROLLER(COMMON AREA)STAINLESS STEEL CONTROLLER ASSEMBLYREFER TO CONTROLLER NOTE FOR MODEL NUMBER AND FEATURESRAINBIRD XFS-CV 06-12 SERIES WITH HEAVY DUTY CHECK VALVE0.6 GPH EMITTERS SPACED AT 12" O.C. WITHIN TUBINGDRIP TUBING ROW SPACING SHALL BE 20" O.C.INSTALL RAINBIRD TDS-050 TUBING STAPLES AT 4' O.C.ALL FITTINGS SHALL BE RAINBIRD XF BARBED 17MM SERIESINSTALL ON FINISHED GRADE BELOW MULCH LAYERREFER TO DRIP DETAILS FOR INSTALLATIONINLINE DRIPTUBINGPAIGE 7072D, 14 AWG TWO WIRE DIRECT BURIAL CABLE LOCATED IN 1-1/4"SCHEDULE 40 PVC CONDUIT WITH SWEEP IN AND OUT OF EACH CONTROLVALVE AND SURGE ARRESTOR VALVE BOXWIRE CONNECTORS TO BE RAINBIRD DB SERIES CONNECTORSIRRIGATION WIRETWO WIRE PATHNOT SHOWNRAINBIRD WC20 SERIES WATERPROOF DIRECT BURY CONNECTORSWIRECONNECTORSNOT SHOWNWHITE SCH 40 PRESSURE MAINLINE FOR PIPE 1-1/2" AND SMALLERALL PIPE TO BE SOLVENT WELD - REFER TO TRENCHING DETAIL FOR DEPTHSINDICATES INTENDED LOCATION OF MAINLINE TRENCHBELOW GRADEPRESSUREMAINLINEMAINLINE TRENCHIRR MAINDENOTES STATION NUMBERDENOTES VALVE FLOW (GPM)DENOTES AREADENOTES PRECIP. RATEDENOTES HYDROZONEDENOTES VALVE SIZESFA16010,000ROUND 7"CARSON 0809 1008ROUND 9"CARSON 0910 1037RECTANGULAR 14" x 19"CARSON 1419 1038JUMBOCARSON 1220 1030BOX / LID COLOR: BLACK - INCLUDES STANDARD HEX BOLTVALVE BOXNOT SHOWNT CHRISTY ID-MAX-Y1 YELLOW STATION ID TAGS WITH BLACK LETTERING - PERVALVEID TAGSNOT SHOWNPRESSURE MAINLINE FITTINGS TO BE SCHEDULE 80 PVC SOLVENT WELDNON-PRESSURE LATERAL LINE FITTINGS TO BE SCHEDULE 40 PVC SOLVENTWELD (ABOVE GRADE PIPE FITTINGS SHALL BE UVR)MAINLINE FITTINGSLATERAL FITTINGSNOT SHOWNWHITE SCHEDULE 40 SOLVENT WELD PVC LATERAL LINE - 3/4" MINIMUMREFER TO PLAN FOR SIZES AND TRENCHING DETAIL FOR BURIAL DEPTHSTREE IRRIGATIONLATERALWHITE SCHEDULE 40 SOLVENT WELD PVC - 3/4" MINIMUMREFER TO PLAN FOR SIZES AND TRENCHING DETAIL FOR BURIAL DEPTHSBELOW GRADELATERAL LINETRANSITION FROM PVC SUPPLY HEADER TO DRIP LINE, USE RAINBIRDXFF-MA-050DRIP TRANSITIONRAINBIRD 33-DLRC 3/4" QUICK COUPLER WITH YELLOW VINYL LOCKING COVERINCLUDE TWO (2) RAINBIRD 33DK KEYS WITH SH-0 SWIVEL PER CONTROLLERQUICK COUPLERNIBCO T-113-K IRR BRONZE CROSS TOP - LINE SIZE UP TO 3"GATE VALVEGENERAL IRRIGATION NOTES1.ALL MAIN LINE AND LATERAL LINE PIPING AND CONTROL WIRES UNDER PAVING SHALL BE INSTALLED IN SEPARATESLEEVES. MAIN AND LATERAL LINE SLEEVES SHALL BE A MINIMUM OF TWICE (2X) THE DIAMETER OF THE PIPE TO BESLEEVED. CONTROL WIRE SLEEVES SHALL BE OF SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES UNDERPAVING.2.PIPE SIZES SHALL CONFORM TO THOSE SHOWN ON THE DRAWING. NO SUBSTITUTIONS OF SMALLER PIPE SIZES SHALL BEPERMITTED, BUT SUBSTITUTIONS OF LARGER SIZES MAY BE APPROVED. ALL DAMAGED AND REJECTED PIPE SHALL BEREMOVED FROM THE SITE AT THE TIME OF SAID REJECTION.3.INSTALL ALL PIPING BETWEEN THE POINT OF CONNECTION AND THE BASKET STRAINER OR THE R.P. BACKFLOWPREVENTOR AS PER LOCAL CODES.4.FINAL LOCATION OF THE AUTOMATIC CONTROLLER AND BASKET STRAINER OR THE R.P. BACKFLOW SHALL BE APPROVEDBY THE LANDSCAPE ARCHITECT AND IRRIGATION CONSULTANT PRIOR TO INSTALLATION.5.120 VAC ELECTRICAL POWER SOURCE AT CONTROLLER LOCATION SHALL BE PROVIDED BY OTHERS. THE IRRIGATIONCONTRACTOR SHALL MAKE THE FINAL CONNECTION FROM THE ELECTRICAL SOURCE TO THE CONTROLLER. PER LOCALELECTRICAL CODES.6.ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISH GRADE UNLESS OTHERWISE SPECIFIED.7.THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGEWITH MINIMAL OVERSPRAY ONTO WALKS, STREETS, WALLS, ETC.8.THE IRRIGATION DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, ETC., SHOWN WITHIN PAVED AREAS IS FOR DESIGNCLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING AREAS WHEREVER POSSIBLE.9.IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO BECOME FAMILIAR WITH ALL GRADE DIFFERENCES,LOCATION OF WALLS, RETAINING WALLS, STRUCTURES AND UTILITIES. THE IRRIGATION CONTRACTOR SHALL REPAIR ORREPLACE ALL ITEMS DAMAGED BY THEIR WORK. WORK SHALL BE COORDINATED WITH OTHER CONTRACTORS FOR THELOCATION AND INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, AND PAVING, ETC.10.THE SPRINKLER SYSTEM DESIGN IS BASED ON A MINIMUM OPERATING PRESSURE AS SHOWN ON THE PLANS.CONTRACTOR SHALL VERIFY WATER PRESSURE PRIOR TO CONSTRUCTION. REPORT THE ACTUAL PRESSURE READINGAT THE IRRIGATION POINT OF CONNECTION TO THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO START OF WORK.11.DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELDTHAT UNKNOWN OBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES IN THE AREA EXIST THAT ARE NOT SHOWN ONTHE PLANS. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'SAUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTORSHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY.12.ALL SPRINKLER EQUIPMENT NOT DETAILED OR SPECIFIED SHALL BE INSTALLED AS PER MANUFACTURER'SRECOMMENDATIONS AND SPECIFICATIONS.13.THE IRRIGATION CONTRACTOR SHALL INSTALL KBI SERIES ANTI DRAIN VALVES ON ALL HEADS IN AREAS WHERE FINISHGRADE EXCEEDS 4:1, WHERE POST VALVE SHUT-OFF DRAINING OF THE IRRIGATION SYSTEM OCCURS OR AS DIRECTED BYTHE OWNER'S AUTHORIZED REPRESENTATIVE.14.THE CONTRACTOR SHALL PROVIDE PRESSURE COMPENSATION SCREENS (PCS) AS NECESSARY TO ELIMINATEOVERSPRAY ONTO STREETS, WALKS OR OTHER AREAS AS DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE.15.SHRUB HEADS AND RISERS MAY BE SUBSTITUTED FOR POP-UP HEADS IN PLANTED AREAS EXCEPT WHERE ADJACENT TOTRAFFIC AREAS SUCH AS WALKS, CURBS, TURF LINES, MONUMENTS, FOUNTAINS, OR SIGNAGE. REFER TO INSTALLATIONDETAILS.NETAFIM TLSOV BARBED MANUAL FLUSH VALVE FOR DRIP SYSTEMALL FLUSH VALVES TO BE INSTALLED WITH A DRIP INDICATOR ASSEMBLYUSING A RAINBIRD 1812 SAM PRS WITH 4-VAN NOZZLE SET TO 0° PATTERNFVFLUSH VALVERAINBIRD ARV050 1/2" MPT AIR RELIEF VALVE THREADED TO RAINBIRDXFF-TFA-050 1/2" COMBINATION TEEDRIP AIR RELIEFARTWO (2) RAINBIRD 1806 SAM PRS POP UP SPRAY HEADS WITH 5H-B NOZZLESAND PCS 030 SILVER SCREENS REFER TO DETAIL 5.52TREE IRRIGATIONFLAT GRADETFEXISTING 1-1/2" DOMESTIC WATER METER PER CIVIL PLANVERIFY STATIC WATER PRESSURE TO BE 61-64 PSI AND REPORT TOIRRIGATION CONSULTANT PRIOR TO START OF WORKDMDOMESTICWATER METERHOA COMMON AREA CONTROLLER NOTECONTRACTOR SHALL PURCHASE AND INSTALL A RAIN BIRD ESP-LXIVMTWO-WIRE CONTROLLER 60 STATIONSINCLUDE IQ-NCC CARTRIDGE FOR CLOUD BASED CENTRAL CONTROLUSING CELLULAR SERVICE, FLOMEC FLOW SENSOR, AND 2 YEARSERVICE PLANCONTROLLER 'A' TOP MOUNT ASSEMBLYIMPERIAL SA6-RB06-60 / 2YR / RSE / IFS-150FCONTROLLER TO BE SUPPLIED BY IMPERIAL TECHNICAL SERVICESAND WILL INCLUDE PRE-PROGRAMMED CONTROL VALVES WITHINTEGRAL DECODERS, SURGE ARRESTORS AND STAINLESS STEELTOP MOUNT ENCLOSURE.THE IRRIGATION CONTRACTOR SHALL MAKE FINAL ELECTRICALCONNECTION TO CONTROLLER PER LOCAL ELECTRICAL CODE.CONTACT DARYL GREEN (949) 584-7311 FOR ORDERING INFORMATION1-1/2" ULTRASONIC FLOW SENSOR WITH RAIN BIRD LXIVM-SEN SENSORDECODER, WIRE TO TWO-WIRE CABLE PER DETAIL 1.66(INCLUDED WITH CONTROLLER SPECIFICATION)FLOW SENSORTWO WIRELIGHTNINGARRESTORRAIN BIRD LV-IVM-SD SURGE ARRESTOR ON TWO-WIRE CABLELOCATE EVERY 500 FEET ON CABLE OR EVERY 15 VALVES AS SHOWN ON PLANCONNECT TO GROUND ROD OR PLATE PER DETAILS 2.40 AND 2.41SUPERIOR 3300 NORMALLY OPEN 1-1/2" BRASS MASTER VALVE WITH SUPERIOR16333 DC LATCHING SOLENOID AND RAIN BIRD IVM-OUT THIRD PARTYTWO-WIRE DECODERMASTER VALVEINLINE DRIP TUBING RINGS - REFER TO DETAIL 5.62OLIVE TREEIRRIGATIONOFOUR (4) RAINBIRD 1806 SAM PRS - POP UP SPRAY HEADS WITH 5H-B NOZZLESAND PCS 040 ORANGE SCREENS REFER TO DETAIL 5.53PPALM TREEIRRIGATION(POTABLE)API/JAIN ARV-2 COMBINATION AIR / VACUUM RELIEF VALVEAAIR RELIEFRAINBIRD XACV-075-PRF 3/4" ANTI-SIPHON CONTROL VALVE WITH 40 PSIPRESSURE REGULATING 200 MESH FILTERCONTROL VALVECONNECT TO EXISTING REAR YARD HOSE BIB, INSTALL SOLDER TYPE BRASSISOLATION VALVEHOSE BIBCONNECTIONPEXISTING BACKFLOW PREVENTION DEVICE PER CIVIL PLANBACKFLOWAPI/JAIN ARV-2 COMBINATION AIR / VACUUM RELIEF VALVEAAIR RELIEFWHITE SCHEDULE 40 PVCREFER TO SLEEVING LEGEND FOR QUANTITY AND SIZEWHITE SCHEDULE 40 PVC SLEEVES INSTALLED PER CIVIL PLANSQUANTITIES AND SIZES ARE FOR REFERENCE ONLYSLEEVEXIRR SLV(2) 2"
P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
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C H R I S T OP
H
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R A.
HILLSTEAD LIC. NO. 5881L I C ENS
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LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONCALCULATIONSJeff DeutschI-5VALVE MATRIX NOTETHE IRRIGATION PLANS CONFORM TO THE IRRIGATION CODE WITHTHE FOLLOWING INFORMATION:1.IRRIGATION SQUARE FOOTAGE PER VALVE, PRECIPITATION RATE,HYDROZONE DESIGNATION (BY NUMBER), FLOW RATE ARE SHOWNON EACH STATION ID FOR ALL VALVES. THIS INFORMATION ISRELEVANT FOR FUTURE AS-BUILT AND CONTROLLER CHARTINFORMATION ON THE IRRIGATION PLANS.2.THE WATER USE CALCULATIONS SHOWN ON THIS SHEET AREDIVIDED INTO A MATRIX WITH A NUMBER LEGEND THATCORRESPONDS TO THE HYDROZONE NUMBER IN THE STATION ID.EACH HYDROZONE CATEGORY SUMMARIZES THE TOTAL AREA OFEACH CATEGORY, INCLUDING AREA, WATER USE, IRRIGATIONTYPE AND PLANTING TYPE.3. SEE THE STATION ID SYMBOL BELOW FOR DENOTATION OFLANDSCAPE AND IRRIGATIO INFORMATION PROVIDED.4.SEE WATER USE CALCULATIONS ON THIS SHEET FOR EACHWATER METERZONE 9 INLINE DRIP IRRIGATION FOR MODERATE USE PLANTSZONE 12 INLINE DRIP IRRIGATION FOR LOW USE PLANTSDENOTES STATION NUMBERDENOTES VALVE FLOW (GPM)DENOTES AREADENOTES PRECIP. RATEDENOTES HYDROZONEDENOTES VALVE SIZESFA16010,000WATER AUDIT NOTETHE CONTRACTOR WILL CONDUCT AN IRRIGATION AUDIT USING A CERTIFIED IRRIGATION AUDITOR,AFTER THE FINAL FIELD OBSERVATION HAS BEEN COMPLETED AND ALL IRRIGATION COMPONENTS AREINSTALLED IN ACCORDANCE WIT THE PLANS AND SPECIFICATIONS AND THE IRRIGATION SYSTEM ISACCEPTED BY THE PROJECT ARCHITECT FOR MAINTENANCE.THE IRRIGATION AUDIT WILL BE CONDUCTED IN ACCORDANCE WITH THE FOLLOWING SCHEDULE:1. PLACE FLAGS AT EACH HEAD IN THE ZONE.2. MEASURE SPACING AND MARK MID-POINTS BETWEEN HEADS.3. PLACE WATER MEASURING RECEPTACLES.4. TAKE READINGS OF WATER LEVEL IN RECEPTACLES AND RECORD RESULTS.5. MEASURE HEAD PRESSURE IN EACH ZONE AND RECORD RESULTS.6. AFTER COMPLETING ZONE ADVANCE TO NEXT ZONE AND REPEAT PROCEDURE.7. SUBMIT THE RESULTS OF THE AUDIT TO THE PROJECT ARCHITECT.THE IRRIGATION MAINTENANCE SCHEDULE TASKS LISTED BELOW ARE INTENDED AS MINIMUMSTANDARDS AND MORE FREQUENT ATTENTION MAY BE REQUIRED DEPENDING ON THE PARTICULARSITE CONDITIONS.MAINTENANCE TASKFREQUENCY1. CONTROLLER CABINET -OPEN CABINET AND CLEAN OUT DEBRIS AND QUARTERLYREPLACE BATTERY AS NECESSARY. CHECK WIRING AND REPAIR AS NEEDEDAND CHECK CLOCK AND RESET, IF NECESSARY.2. IRRIGATION SCHEDULE ADJUST SCHEDULE FOR SEASONAL VARIATIONS MONTHLYAND OTHER CONDITIONS WHICH MAY AFFECT THE AMOUNT OF WATERNEEDED TO MAINTAIN PLANT HEALTH ADJUST AS NECESSARY.3. POC - VISUALLY INSPECT COMPONENTS FOR LEAKS, PRESSURE SETTINGS, QUARTERLYSETTLEMENT OR OTHER DAMAGE AFFECTING THE OPERATION OF ACOMPONENT REPAIR AS NEEDED.4. REMOTE CONTROL VALVES, ISOLATION VALVES AND QUICK COUPLER QUARTERLYVALVES VISUALLY INSPECT FOR LEAKS, SETTLEMENT, WIRE CONNECTIONSAND PRESSURE SETTINGS. REPAIR OR ADJUST AS NEEDED.5. MAINLINE AND LATERALS VISUALLY INSPECT FOR LEAKS OR SETTLEMENT QUARTERLYOF TRENCH.6. SPRINKLERS VISUALLY CHECK FOR ANY BROKEN MISALIGNED OR CLOGGED WEEKLYHEADS. HEADS WITH INCORRECT ARC, INADEQUATE COVERAGE OROVERSPRAY AND LOW HEAD DRAINAGE REPAIR AS NEEDED.7. FILTERS AND STRAINERS VISUALLY CHECK FOR LEAKS, BROKEN FITTINGMONTHLYCLEAN AND FLUSH SCREENS.AUDIT SHALL BE IN ACCORDANCE WITH THE LATEST STATE OF CALIFORNIA LANDSCAPE WATERMANAGEMENT PROGRAM AS DESCRIBED IN THE LATEST LANDSCAPE IRRIGATION AUDITOR HANDBOOK.THE LANDSCAPE IRRIGATION AUDITS TO BE CONDUCTED BY A QUALIFIED INDIVIDUAL AND THE AUDITSCHEDULE SHALL BE CONDUCTED AT LEAST ONCE EVERY FIVE YEARS IN ACCORDANCE WITH THEREQUIREMENTS OF TITLE 20, DIVISION 1 OF THE LOS ANGELES COUNTY CODE.
P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
A *
C H R I S T OP
H
E
R A.
HILLSTEAD LIC. NO. 5881L I C ENS
E
D
LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONDETAILSJeff DeutschI-6TWO-WIREDECODERNO SCALEMASTER VALVE - TWO WIRE DECODER1.501234892151314161718121920192051011124"
4"
2"
CLR FLOW123456789101112TWO-WIRE CABLE WITH 24" EXPANSION COIL,REFER TO LEGENDTWO-WIRE CONNECTION LEADS FROM DECODERTO TWO-WIRE CABLESLIP COUPLING WITH REDUCER BUSHING MAINLINEFITTING, REFER TO LEGENDPRESSURE MAINLINE,SIZE TO MATCH FLOW SENSOR INLETTHREADED MASTER VALVE, REFER TO LEGENDFINISH GRADE1-1/4" SCHEDULE 40 PVC SWEEPSSUBGRADERECTANGULAR VALVE BOX,LABEL PER BRANDING DETAILTWO-WIRE DECODERSCHEDULE 80 PVC T.O.E. NIPPLE,LENGTH AS REQUIRED TO CLEAR VALVE BOX13BRICK SUPPORT, FOUR (4) REQUIRED143/4" CRUSHED GRAVEL, 12" DEEP15161718191-1/4" SCHEDULE 40 PVC CONDUIT,REFER TO LEGEND6745° ELL PRESSURE MAINLINE FITTING,REFER TO LEGEND20PRESSURE MAINLINE,REFER TO LEGEND FOR TYPEWATERPROOF CONNECTORSREFER TO LEGENDWATERPROOF CONNECTORSREFER TO LEGENDPURPLE WATER IDENTIFICATION TAG(IF USED WITH RECYCLED WATER)YELLOW STATION IDENTIFICATION TAG,INSTALL ON SOLENOID WIRESNO SCALE1"213678910111012414"29310412613718145113" BRASS NIPPLE, INLET SIZEBRASS ELL, INLET SIZEBRICK SUPPORT - TWO (2) REQUIREDBRASS STREET ELL, INLET SIZESCHEDULE 80 PVC S x T ELL18" LONG #4 REBAR, SECURE TO QUICK COUPLERWITH TWO STAINLESS STEEL HOSE CLAMPSSCHEDULE 80 PVC RISER - MINIMUM 4" LENGTHBRASS QUICK COUPLER, INSTALL WITH PURPLEWATER ID TAG IF USED WITH RECYCLED WATERMAINLINE TEE OR ELL FITTING WITH BUSHING TOADAPT PIPE TO INLET SIZE OF QUICK COUPLERFINISH GRADEBRASS NIPPLE, INLET SIZE, 12" MINIMUM LENGTHQUICK COUPLER VALVE1.70ALL BURIED BRASS PIPE SHALL BEWRAPPED WITH 12-MILPOLYETHYLENE PIPE WRAPPINGTAPE WITH BUTYL RUBBER MASTICOVER SUITABLE PRIMER.CLROUND 10" VALVE BOX,LABEL PER BRANDING DETAIL3/4" CRUSHED GRAVEL, 12" DEEPPRESSURE MAINLINE,REFER TO LEGEND FOR TYPE14536NO SCALEGATE VALVE1.101012341"
4" 96875987283941056176" CLASS 200 PVC ACCESS SLEEVE,LENGTH AS REQUIREDSLIP COUPLING PRESSURE MAINLINE FITTINGREFER TO LEGENDFINISH GRADEBRICK SUPPORTS - TWO (2) REQUIREDGATE VALVE - REFER TO LEGEND3/4" CRUSHED GRAVEL, 12" DEEPSUBGRADE1111PURPLE WATER IDENTIFICATION TAG(IF USED WITH RECYCLED WATER)PRESSURE MAINLINE,REFER TO LEGEND FOR TYPESCHEDULE 80 PVC T.O.E. NIPPLE,6" MINIMUM LENGTHROUND 10" VALVE BOX,LABEL PER BRANDING DETAILNO SCALE1-1/4"10' MIN.6"16"6"1" PVC CONDUIT WITH SWEEP FOR 110 VACELECTRICAL CONNECTIONSCONTROLLER WIRE PANEL ASSEMBLY1-1/4" PVC CONDUIT WITH SWEEP FOR TWO-WIRECABLEON/OFF SWITCH WITH GFI PER LOCALELECTRICAL CODE5/8" X 96" COPPER GROUND ROD, INSTALL PERMANUFACTURER RECOMMENDATIONS1-1/4" PVC CONDUIT WITH SWEEP FORCOMMUNICATION CABLE (AS NEEDED)CONTROLLER ENCLOSURE1" PVC CONDUIT WITH SWEEP FORGROUND WIREFINISH GRADESUBGRADE10" BLACK ROUND VALVE BOX WITH TWO (2)BRICK SUPPORTS, LABEL PER BRANDING DETAILSEAL ALL CONDUIT OPENINGS WITH FOAM61478523945-1/2"
4"
2"FRONT: LOCATE A MINIMUM OF 24"FROM HARDSCAPEREAR: LOCATE A MINIMUM OF 14"FROM WALL OR OTHER STRUCTURETO ALLOW ENCLOSURE LID TOCOMPLETELY OPEN1691012637458ENCLOSURE MOUNTING BRACKETTWO-WIRE CONTROLLER - TOP MOUNT2.10BACKCOMMUNICATION CABLE CONDUITFLOW SENSOR
GROUND CONDUITTWO-WIRE CONDUITTWO-WIRE CONDUIT812151376ELECTRICAL CONDUITMASTER VALVE11
5-1/2" CONCRETE BASE WITH 2% SLOPE AWAYFROM ENCLOSURE FOR DRAINAGE18"CLR14"
MIN
24"
MIN
1-1/4"FRONT121314156(2) 1-1/4" PVC CONDUITS WITH SWEEP FORMASTER VALVE AND FLOW SENSORHARDSCAPESECOND CONTROLLER (IF SHOWN)616FRONT VIEWTOP VIEW12131011114WALL OR STRUCTURECONTROLLER GROUNDING2.20NO SCALE1ROUND 10" BLACK VALVE BOX,LABEL PER BRANDING DETAIL123451710'10' CLR.R=10'68'
8'
8'10'8'8'8'10'9102576109411113'CLR.2ELECTRODE SPHERE OF INFLUENCEDO NOT INSTALL WIRES OR CABLES IN THIS ZONE35/8" DIA X 96" GROUND ROD4CONTROLLER5FINISH GRADE61" PVC CONDUIT WITH SWEEP ELLEXTEND BEYOND CONTROLLER BASE7#6 AWG SOLID COPPER WIRE8GROUND CLAMP WIRE CONNECTION94" X 96" COPPER GROUND PLATE #1104" X 96" COPPER GROUND PLATE #211(2) 50 POUND BAGS EARTH CONTACT MATERIALPOWERFILL OR POWERSET1.CONTROLLERS TO BE GROUNDED PER LOCALELECTRICAL CODE, CURRENT EDITION2.GROUNDING TO INCLUDE ONE OF THEFOLLOWING:OPTION 1 - ONE GROUND RODOPTION 2 - TWO GROUND PLATES3.INSTALLATION OF A GROUND ROD TO BEAUTHORIZED BY THE OWNER IN WRITING PRIORTO INSTALLATION.4.ALL GROUND RODS TO BE INSTALLED BYLICENSED ELECTRICIAN.5.CONSULT DIG ALERT OR UNDERGROUNDSERVICE ALERT (811) PRIOR TO INSTALLATION.6.EARTH RESISTANCE SHALL BE MEASURED ANDRECORDED AFTER INSTALLATION WITHINACCORDANCE WITH THE LATEST REQUIREMENTSOF NFPA 780. DESIRED READINGS ARE 5 - 10OHMS.* DEPTH TO BE MIN. 30" ORBELOW FROST LINEWHICHEVER IS DEEPER30"
*12"12"OPTION 1OPTION 238NO SCALESURGE ARRESTOR2.404"
CLR
SURGEARRESTOR238TWO-WIRE CABLE CONNECTED TO BLUE WIRES ONLIGHTNING ARRESTOR4LIGHTNING ARRESTOR,REFER TO LEGEND175/8" X 96" COPPER GROUND ROD - CONNECTYELLOW AND GREEN WIRES63/4" CRUSHED GRAVEL, 12" DEEPWATERPROOF WIRE CONNECTORS,REFER TO LEGENDBLACK 10" ROUND VALVE BOX - LABEL PERBRANDING DETAILTWO-WIRE CABLE WITH 24" EXPANSION LOOP9SCHEDULE 40 PVC 1-1/4" CONDUITS WITH SWEEPS,SEAL ALL OPENINGS WITH FOAM5BRICK SUPPORTS, FOUR (4) REQUIRED1"34129576VERIFY LOCATIONS OF ALL UTILITIES PRIOR TOINSTALLATION OF GROUND ROD109FINISH GRADE10TWO-WIRE SURGE ARRESTOR GROUNDING2.41NO SCALE1ROUND 10" BLACK VALVE BOX,LABEL PER BRANDING DETAIL1234538710'10' CLR
.
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1
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'614'8'8'5761094112ELECTRODE SPHERE OF INFLUENCEDO NOT INSTALL WIRES OR CABLES IN THIS ZONE35/8" DIA X 96" GROUND ROD4TWO-WIRE SURGE ARRESTOR INCLUDED WITHVALVE DECODER5FINISH GRADE6TWO-WIRE CABLE IN CONDUIT7#6 AWG SOLID COPPER WIRE8GROUND CLAMP WIRE CONNECTION94" X 36" COPPER GROUND PLATE10(1) 50 POUND BAG EARTH CONTACT MATERIALPOWERFILL OR POWERSET1.CONTROLLERS TO BE GROUNDED PER LOCALELECTRICAL CODE, CURRENT EDITION.2.GROUNDING TO INCLUDE ONE OF THEFOLLOWING:OPTION 1 - ONE GROUND RODOPTION 2 - ONE GROUND PLATE IN LAYOUT A OR LAYOUT B3.INSTALLATION OF A GROUND ROD TO BEAUTHORIZED BY THE OWNER IN WRITINGPRIOR TO INSTALLATION.4.ALL GROUND RODS TO BE INSTALLED BYLICENSED ELECTRICIAN.5.CONSULT DIG ALERT OR UNDERGROUNDSERVICE ALERT (811) PRIOR TOINSTALLATION.6.EARTH RESISTANCE SHALL BE MEASUREDAND RECORDED AFTER INSTALLATION WITHINACCORDANCE WITH THE LATESTREQUIREMENTS OF NFPA 780. DESIREDREADINGS ARE 5 - 10 OHMS.* DEPTH TO BE MIN. 30" ORBELOW FROST LINEWHICHEVER IS DEEPER30"
*12"12"
8
'
4
'
8
'12"12"OPTION 1OPTION 2LAYOUT ALAYOUT BNO SCALEFLOW SENSOR ASSEMBLY - RAIN BIRD ULTRASONIC WITH TWO WIRE1.661239815114512151361617FLOW28394105116171214151613FLOW SENSOR, REFER TO LEGENDSCHEDULE 80 PVC PIPE,SIZE TO MATCH FLOW SENSORWATERPROOF CONNECTORS,REFER TO LEGENDMASTER VALVESCHEDULE 80 PVC MALE ADAPTER WITH REDUCINGBUSHING TO MATCH SENSOR INLET SIZE6541-1/4" SCHEDULE 40 PVC TWO-WIRE CONDUITSCHEDULE 40 PVC SWEEP ELLSEAL ALL CONDUIT OPENINGS WITH FOAM714FLOW SENSOR DECODER, REFER TO LEGENDCONNECT TWO-WIRE CABLE TO IVM SOLENOIDWITHOUT DECODERPRESSURE MAINLINE,REFER TO LEGEND FOR TYPESLIP COUPLING PRESSURE MAINLINE FITTING,REFER TO LEGENDSCHEDULE 80 PVC T.O.E. NIPPLE,LENGTH AS REQUIRED TO CLEAR VALVE BOXRECTANGULAR VALVE BOX, LABEL PER BRANDINGDETAILRED AND BLACK FLOW SENSOR WIRES - VERIFYPOLARITY WITH CONNECTION TO CABLE9MINIMUM 10x PIPE2"=20'1-1/2"=15'1"=10'MINIMUM 5x PIPE2"=10'1-1/2"=10'1"=5'515104117SCHEDULE 80 PVC COUPLING WITH REDUCINGBUSHINGSCHEDULE 80 PVC T.O.E. NIPPLE45°ROTATE 45°COUNTERCLOCKWISESECTION A-AVIEW OF INLET SIDE OF SENSORAA
P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
A *
C H R I S T OP
H
E
R A.
HILLSTEAD LIC. NO. 5881L I C ENS
E
D
LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONDETAILSJeff DeutschI-7NO SCALESTRIP WIRES APPROXIMATELY5/8" FROM ENDTWIST ENDS TOGETHER INCLOCKWISE ROTATION. TWIST3M SCOTHLOK CONNECTORONTO ENDS IN CLOCKWISEROTATIONINSERT WIRE BUNDLE INTOWATERPROOF CONNECTORSPREAD WIRES THROUGH SLOTSAND CLOSE CAP TO LOCKSEALED CONNECTIONCOMPLETED CONNECTIONSTEP 1STEP 2STEP 3STEP 4STEP 5WIRE CONNECTIONS2.50NO SCALEPULL BOX - TWO-WIRE CABLE2.604"
CLR23TWO-WIRE CABLE WITH 24 INCH EXPANSION COIL4163/4" CRUSHED GRAVEL, 12" DEEPWATERPROOF WIRE CONNECTORS,REFER TO LEGENDBLACK 10" ROUND VALVE BOX,LABEL PER BRANDING DETAILSCHEDULE 40 PVC 1-1/4" CONDUITS SWEEPS5BRICK SUPPORTS, TWO (2) REQUIRED1"2314657FINISH GRADE7NO SCALE24" FOR PIPE 2-1/2" AND SMALLER
36" FOR PIPE 3" AND LARGER
3"12"4"4"24"18"4"MINPIPE TRENCHING - TWO WIRE3.103105642987FINISH GRADESUBGRADECOMPACTED BACKFILLSHRUB HEADHARDSCAPE OR STRUCTURELATERAL PIPEPRESSURE MAINLINEMASTER VALVE, FLOW SENSOR, AND / ORCOMMUNICATION CONDUITS (IF APPLICABLE)TWO-WIRE CABLE CONDUIT11DEBRIS AND ROCK FREE BACKFILL (OR SAND)MINIMUM 2" ABOVE AND BELOW PIPING.1TURF HEAD5236714891011NO SCALEMAINLINE PIPE
36" MIN.
6"
6"
LATERAL
12" MIN.57643212"
2"2453COMPACTED BACKFILL1SUBGRADEPRESSURE MAINLINE PIPE IN SLEEVELATERAL PIPE IN SLEEVE7FINISH SURFACE OR VEHICULAR PAVING6WIRE CABLE SLEEVE - MINIMUM 2"NOTES1. ALL SLEEVES TO BE 2X THE DIAMETER OFCARRIER PIPE2. NON-DOMESTIC WATER PIPE SLEEVES SHALL BEIDENTIFIED PER WATER DISTRICT STANDARDS3. ALL SLEEVES SHALL EXTEND MINIMUM 12"BEYOND EDGE OF PAVINGDEBRIS AND ROCK FREE BACKFILL (OR SAND)PIPE UNDER PAVING3.20NO SCALECUTTING PIPE·CUT PVC PIPE WITH PVC CUTTER OR FINE TOOTH SAW·REMOVE BURRS FROM INSIDE AND OUTSIDE OF PIPEUSING A DEBURRING TOOL OR FILE·BEVEL END OF PIPE AT A CONSISTENT 10° - 15° ANGLEUSING CHAMFERING TOOL·DRY FIT PIPE AND FITTINGPRIMER·APPLY PRIMER TO FITTING·APPLY PRIMER TO PIPE TO MATCH DEPTH OF FITTING SOCKET·REAPPLY PRIMER TO FITTING·REPEAT PROCESS 2 - 3 TIMES·WHILE THE PRIMER IS WET, APPLY SOLVENT CEMENTSOLVENT CEMENT·APPLY SOLVENT CEMENT TO PIPE TO MATCH DEPTH OF FITTINGSOCKET IN A CIRCULAR MOTION·APPLY SOLVENT CEMENT TO FITTING, AVOID PUDDLING ANDAPPLYING CEMENT IN OTHER SOCKET OR THREADS·REAPPLY SOLVENT CEMENT TO PIPES LARGER THAN 1-1/4" TOTHE DEPTH OF THE FITTING SOCKET IN A CIRCULAR MOTIONJOINT ASSEMBLY·IMMEDIATELY AFTER APPLYING SOLVENT CEMENT, INSERTPIPE INTO FITTING SOCKET WHILE ROTATING PIPE 1/4 TURN·ALIGN FITTING TO PROPER ORIENTATION·ENSURE PIPE BOTTOMS OUT AT FITTING STOPSET AND CURE TIMES·HOLD ASSEMBLY FOR 30 SECONDS TO ENSURE INITIAL BONDAND TO PREVENT PIPE BACKING OUT OF FITTING·VERIFY A BEAD OF CEMENT IS PRESENT AROUND THE ENTIREPIPE AND FITTING JOINT·DO NOT HANDLE JOINT UNTIL INITIAL SET TIME HAS PASSED,30 MINUTES FOR PIPES < 8" @ 60°-100° F·DO NOT PRESSURIZE IRRIGATION SYSTEM UNTIL CURE TIMEHAS PASSED, 24 HOURS FOR PIPES < 8" @ 60°-100° FFITTINGSOCKETDEPTHFITTINGSOCKETDEPTHFITTINGSOCKETDEPTHSOLVENT CEMENT JOINTS - INSTALLATION GUIDELINES3.50NOTE:APPLY PRIMER AND SOLVENT CEMENT TO PIPE AND FITTINGWITH AN APPLICATOR 1/2 THE PIPE DIAMETERSTEP 1STEP 2STEP 3STEP 5STEP 410°FITTINGSOCKETDEPTH1/4 TURNNO SCALETHRUST BLOCKS3.21FLOW FLOWFLOWFLOWFLOW2341CONCRETE THRUST BLOCK - POURED IN PLACEUNDISTURBED SUBGRADENOTES:CONTRACTOR SHALL FOLLOW PIPEMANUFACTURER'S RECOMMENDATIONS FORSIZING OF THRUST BLOCKS.THE CONTRACTOR SHALL PLACE ADDITIONALTHRUST BLOCKS WHERE NECESSARY TO PROTECTFITTINGS FROM PRESSURE OR FLOW SURGE.PIPE TRENCHPRESSURE MAINLINE AND FITTINGS33421NO SCALE2394511617121314815161718RECTANGULAR VALVE BOX, LABEL PER BRANDINGDETAILCONTROL VALVE - TWO-WIRE4.101"23546879121314111016152"
4"1817TWO-WIRE CABLE WITH 24" EXPANSION LOOPPRESSURE MAINLINE, LENGTH AS REQUIRED TOCLEAR VALVE BOXPRESSURE MAINLINE ELLYELLOW STATION IDENTIFICATION TAG,INSTALL ON SOLENOID WIRESPURPLE WATER IDENTIFICATION TAG(IF USED WITH RECYCLED WATER)WATERPROOF CONNECTORS, REFER TO LEGENDFINISH GRADEPRESSURE MAINLINE TEE OR ELLAUTOMATIC CONTROL VALVE WITH TWO-WIREDECODERSCHEDULE 80 1-1/4" TWO-WIRE CABLE CONDUITWITH SWEEPS IN AND OUT OF EACH VALVE BOXLASCO 491 SERIES SCHEDULE 80 SLIP BALL VALVEWITH EPDM O-RINGSBRICK SUPPORTS, FOUR (4) REQUIRED3/4" CRUSHED GRAVEL, 12" DEEPSCHEDULE 80 PVC 2" LONG T.O.E. NIPPLELATERAL COUPLINGPVC LATERAL PIPESCHEDULE 80 PVC T.O.E. NIPPLE, LENGTH ASREQUIRED TO CLEAR VALVE BOX1104"
2"NO SCALE234511617121314158FINISH GRADESxT LATERAL COUPLING,REFER TO LEGENDBASKET FILTER WITH PRESSURE REGULATORAUTOMATIC CONTROL VALVE WITH TWO-WIREDECODERPVC LATERAL PIPE1617TWO-WIRE CABLE WITH 24" EXPANSION LOOPJUMBO VALVE BOX, LABEL PER BRANDING DETAILPURPLE WATER IDENTIFICATION TAG(IF USED WITH RECYCLED WATER)YELLOW STATION IDENTIFICATION TAG,INSTALL ON SOLENOID WIRESWATERPROOF CONNECTORS, REFER TO LEGENDPRESSURE MAINLINE, LENGTH AS REQUIRED TOCLEAR VALVE BOX3/4" CRUSHED GRAVEL, 12" DEEP9DRIP CONTROL VALVE - TWO-WIRE4.20LASCO 491 SERIES SCHEDULE 80 SLIP BALL VALVEWITH EPDM O-RINGSSCHEDULE 80 PVC 2" LONG T.O.E. NIPPLETxT LATERAL COUPLING WITH SCHEDULE 80 PVC 1"NIPPLE1"34211416156589101213111819PRESSURE MAINLINE ELLPRESSURE MAINLINE TEE OR ELLBRICK SUPPORTS, FOUR (4) REQUIRED181019SCHEDULE 80 1-1/4" TWO-WIRE CABLE CONDUITWITH SWEEPS IN AND OUT OF EACH VALVE BOX3"717NO SCALENO SCALE2REFER TOTRENCHING
DETAIL 124"4180°21354TREE IRRIGATION - 2 HEADS5.526SECTIONPLAN152346TREEROOTBALLSTREAM BUBBLER, REFER TO LEGEND FORQUANTITY AND TYPEEDGE OF PLANTING PITSPRAY PATTERNSWING JOINT ASSEMBLY, REFER TO SPRAY POP UPDETAIL28394105116171" DRIP CONTROL VALVE, REFER TO LEGENDSCHEDULE 40 PVC TxS COUPLING WITH17MM BARBED X 1/2" MPT ADAPTER1" SCHEDULE 40 PVC DISTRIBUTION LATERALTREE IRRIGATION - INLINE DRIP RINGSTREE PLANTING PITTREEINLINE DRIP FLUSH VALVE ASSEMBLY WITH POP UPINDICATOR PER TREE3/4" LATERAL TO DRIP CONNECTION ATEACH TREE17MM SERIES BARBED FITTINGS, REFER TOLEGENDREFER TO MATRIX FOR QUANTITY OF DRIP RINGSPER TREE BOX SIZEINLINE DRIP TUBING, REFER TO LEGEND - STAKE AT36" O.C. WITH TUBING STAKESNETAFIM TLSOV BARBED ISOLATION VALVEIN A 6" ROUND VALVE BOX# OF DRIPLOOPSTREE SIZE24" BOX236" BOX248" BOX360" BOX472" BOX511918"12"12"52134710968TYPTYP5.62NO SCALE1"NO SCALESECTIONPLAN24"TREE IRRIGATION - PALMS5.532526413415234PALM TREESTREAM BUBBLER, REFER TO LEGEND FORQUANTITY AND TYPESWING JOINT ASSEMBLY, REFER TO SPRAY POP UPDETAIL6ROOTBALLSPRAY PATTERNEDGE OF PLANTING PITREFER TO
TRENCHING
DETAIL 1
P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
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HILLSTEAD LIC. NO. 5881L I C ENS
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LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONDETAILSJeff DeutschI-8INLINE DRIP IRRIGATION SCHEMATIC6.0018"18"18"1514TREE / OBSTRUCTION IN LANDSCAPE, DRIP TUBINGSHALL BE TRImmED WITH FITTINGSSCHEDULE 40 PVC SLIP TEE FOR CONNECTION OFDRIP HEADER TO ADDITIONAL PLANTERSDRIP CONTROL VALVE ASSEMBLY,REFER TO LEGEND1112EQUALLY SPACE ROWS WITHIN PLANTER TOPROVIDE EQUAL OFFSET ON BOTH SIDES, 6" MIN.13INLINE DRIP TUBING, REFER TO LEGENDAIR / VACUUM RELIEF VALVE, REFER TO LEGENDAIR / VACUUM RELIEF HEADER, BLANK TUBINGCONNECTING DRIP LATERAL ROWSSCHEDULE 40 PVC LATERAL LINE HEADER,REFER TO HEADER DETAIL FOR DEPTHSHRUB PLANTERCONNECT CORNERS WITH 17mm BARBED ELLFITTINGSBARBED 17mm X 17mm X 1/2" FPT COMBINATIONTEE WITH 1/2" MALE ADAPTERPVC FLUSH VALVE IN ROUND VALVE BOX, ONE PERISOLATED PLANTER, REFER TO LEGEND45632110987TUBING ROWS TO BE EQUALLY SPACED WITH AMAXIMUM SPACING OF 18", REFER TO PLAN1415SLEEVE LATERALS UNDER PAVINGCONNECT WITH 17mm BARBED TEE FITTINGS26110117551931311121023984align
3"161616POP UP INDICATOR, ALIGN WITH FLUSH VALVE,LOCATE 3" FROM HARDSCAPEEQ.
6" MIN
EQ.
6" MINNO SCALE18 NOVEMBER 2021align
3"NO SCALEINLINE DRIP HEADER CONNECTION6.20SIDE VIEW283456171/2" SCHEDULE 40 PVC LATERAL RISER - LENGTHAS REQUIRED TO MEET TRENCHING DEPTH1/2" MPT x 17MM BARBED MALE ADAPTER1/2" TxSxT SCHEDULE 40 TEE FITTINGSUBGRADEFINISH GRADE - DOES NOT INCLUDE BARK MULCHLAYERINLINE DRIP TUBING - REFER TO LEGENDSCHEDULE 40 PVC SLIP TEECONNECTION TO ADDITIONAL DRIP PLANTERSSCHEDULE 40 PVC SLIP TEE OR SLIP ELLCONNECTION TO HEADER9SCHEDULE 40 PVC LATERAL LINE HEADER - REFERTO PLAN FOR SIZEFRONT VIEWEQ.EQ.EQ.648795211"321567412"TYP.DRIP SYSTEM INDICATORS·ONE (1) INDICATOR TO BE INSTALLED ADJACENT TO EACH FLUSH VALVE.·SYSTEMS WITH ONE FLUSH VALVE TO HAVE AN ADDITIONAL INDICATORLOCATED AT THE OPPOSITE END OF THE SYSTEM TO IDENTIFY THEEXTENT OF THE DRIP ZONE.2934187FINISH GRADENETAFIM TL050FTEENETAFIM TLSOV BARBED MANUAL FLUSH VALVE7" ROUND VALVE BOX - LABEL FV- # (STATIONNUMBER) PER BRANDING DETAILBRICK SUPPORT, TWO (2) REQUIREDPURPLE WATER IDENTIFICATION TAG - IF USEDWITH RECYCLED WATER65SUBGRADERAIN BIRD SA125050 12" SWING JOINTINLINE DRIP FLUSH VALVE AND INDICATOR6.211023121141081679123/4" CRUSHED GRAVEL - 12" DEEPINLINE DRIP TUBING - REFER TO LEGENDRAIN BIRD 1812 SAM PRS NP WITH 4VAN NOZZLESET NOZZLE TO 0° (NO FLOW)115PURPLE RAIN BIRD NON POTABLE CAP - IF USEDWITH RECYCLED WATERNO SCALENO SCALEINLINE DRIP AIR RELIEF6.2229346187FINISH GRADEBRICK SUPPORT, TWO (2) REQUIRED3/4" CRUSHED GRAVEL - 12" DEEPBARBED 17MM X 17MM X 3/4" FPT COMBINATIONTEE WITH 3/4" MPT X 1/2" FPT THREADED BUSHING7" ROUND VALVE BOX - LABEL PER BRANDINGDETAILINLINE DRIP TUBING - REFER TO LEGENDAIR / VACUUM RELIEF VALVE - REFER TO LEGENDPURPLE WATER IDENTIFICATION TAG - IF USEDWITH RECYCLED WATER5SUBGRADE2 1/2"912456378NO SCALEVALVE BOX BRANDING8.21ITEMCONT IDMASTER VALVEFLOW SENSORCONTROL VALVEAAA21RECTANGULAR VALVE BOX31" IDENTIFICATION BRANDROUND VALVE BOXBRANDMV - AFS - ARCV - ADRIP FLUSH VALVEAIR RELIEF VALVEQUICK COUPLERAAAFVAR - AQC - AQC - ACONTROLLER I.D.QUICK COUPLER23GATE VALVEAGV - ARCV - A1CONTROLLER I.D.STATION NUMBERREMOTE CONTROL VALVELIGHTNING ARRESTORALA - ACOMMUNICATION CABLEACCPULL BOXAPB - APRESSURE REGULATORAPR - A4ALL SUPPLEMENTAL TREE IRRIGATION CONTROLVALVES TO INCLUDE "TREE" AS PART OF ID143DRIP AIR RELIEFAARGROUND RODAGR - AFSC - AFLOW SENSOR CABLEABLACK REFER TO LEGEND GRAYBOXCOLORPOC ASSEMBLYAPOC - AFERTLIZER INJECTORAFI - ANO SCALE30"24"ALIGN321542345112" X 20" JUMBO VALVE BOX14" X 19" RECTANGULAR VALVE BOX10" ROUND VALVE BOXLAYOUT VALVE BOXES PARALLEL TO HARDSCAPESURFACE AND SET PERPENDICULAR TO EDGE6SHRUB PLANTERHARDSCAPE AREAVALVE BOX LAYOUT8.2024"677TURF PLANTER8DO NOT INSTALL VALVE BOXES IN TURF AREAS8
P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
A *
C H R I S T OP
H
E
R A.
HILLSTEAD LIC. NO. 5881L I C ENS
E
D
LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONSPECIFICATIONSJeff DeutschI-9PART 1 - GENERAL1.01GENERAL CONDITIONSA.The requirements of the General Conditions of the Contract and of Division 1, General Requirements,shall apply to all work of this Section with the same force and effect as though repeated in full herein.1.02DESCRIPTIONA.Scope of Work: Provide all labor, materials, transportation, and services necessary to furnish and installthe Irrigation System as shown on the Drawings and described herein.1.03QUALITY ASSURANCE & REQUIREMENTSA.Qualifications: The Contractor and its on-site job superintendent shall have regularly engaged andspecialized, for the preceding five years, in the installation of irrigation systems of similar scope, size andcomplexity as the system being installed under this contract.B.Permits and Fees: The Contractor shall secure the required licenses and permits, make payments ofcharges and fees required, give required notices to public authorities and verify permits secured orarrangements made by others affecting the work of this section.C.Manufacturer's Directions: Manufacturer's directions and detailed drawings shall be followed in all caseswhere the manufacturers of articles used in this Contract furnish directions covering points not shown inthe Drawings and Specifications.D.Ordinances and Regulations:1.Comply with all local, municipal and state laws, rules and regulations.2.Conform to applicable provisions of the latest editions of the Uniform Plumbing Code, the NationalElectric Code and all codes properly governing the materials and work at the project site.3.All City of Buena Park Standard Plans and Specifications, Buena Park Water DepartmentRegulations, municipal and state laws, and rules and regulations governing or relating to any portionof this work are hereby incorporated into and made a part of these Specifications and shall apply to allwork of this Section with the same force and effect as though repeated in full herein. The Contractorshall carry out their provisions. Anything contained in these Specifications shall not be construed toconflict with any of the above rules, regulations, or requirements. However, when theseSpecifications and Drawings call for or describe materials, workmanship, or construction of a betterquality, higher standard, or larger size than is required by the above rules and regulations, theprovisions of these Specifications and Drawings shall take precedence.E.Explanation of Drawings:1.Due to the scale of the Drawings, it is not possible to indicate all offsets, fittings, sleeves, etc., whichmay be required. The Contractor shall carefully investigate the structural and finished conditionsaffecting all of his work and plan his work accordingly, furnishing such fittings, etc., as may berequired to meet such conditions. Drawings are generally diagrammatic and indicative of the work tobe installed. The work shall be installed in such a manner as to avoid conflicts between the irrigationsystem, planting, underground utilities, above ground utilities and architectural features.2.All work called for on the Drawings by notes or details shall be furnished and installed whether or notspecifically mentioned in the Specifications.3.The Contractor shall not willfully install the irrigation system as shown on the Drawings when it isobvious in the field that obstructions, grade differences, or discrepancies in area dimensions exist thatmight not have been considered in engineering. Such obstructions or differences should be broughtto the attention of the Owner's Authorized Representative. In the event this notification is notperformed, the Contractor shall assume full responsibility for any revision necessary.F.Reference specification and standards:1.ASTM: D1784 Rigid Poly Vinyl Chloride (PVC) Compounds.2.ASTM: D1785 Poly Vinyl Chloride (PVC) Plastic Pipe, Schedules 40, 80.3.ASTM: D2464 Threaded Poly Vinyl Chloride (PVC) Plastic Pipe Fittings, Schedule 80.4.ASTM: D2466 Socket-Type Poly Vinyl Chloride (PVC) Plastic Pipe Fittings, Schedule 40.5.The latest edition of the City of Buena Park Standard Plans and Specifications.1.04SUBMITTALSA.Material List:1.The Contractor shall furnish the articles, equipment, materials, or processes specified by name in theDrawings and Specifications. No substitution will be allowed.2.Complete material list shall be submitted prior to performing any work. Material list shall include themanufacturer, model number, and description of all materials and equipment to be used.3.Irrigation submittal must be specific and complete with a full description of product use. All itemsmust be listed and should include solvent/primer, wire, wire connectors, valve boxes, etc. No copiesof manufacturer's literature (catalog cuts) are required as submittal information.4.Equipment or materials installed or furnished without prior approval of the Owner's AuthorizedRepresentative may be rejected and the Contractor may be required to remove such materials fromthe site at his own expense.5.Approval of any item, alternative or substitute, indicates only that the product or products apparentlymeet the requirements of the Drawings and Specifications on the basis of the information or samplessubmitted.6.Manufacturer's warranties shall not relieve the Contractor of his liability under the guarantee. Suchwarranties shall only supplement the guarantee.B.Record Drawings:1.The Contractor shall provide and keep up-to-date a complete record set of plain paper copy printswhich shall be corrected daily, showing every change from the original Drawings and Specificationsand the exact installed locations, sizes, and kinds of equipment. Prints for this purpose may beobtained from the Owner's Authorized Representative at cost. This set of drawings shall be kept onthe site and shall be used only as a record set.2.These drawings shall also serve as work progress sheets and shall be the basis for measurementand payment for work completed. These drawings shall be available at all times for observation andshall be kept in a location designated by the Owner's Authorized Representative.3.The Contractor shall make neat and legible notations on the record drawing progress sheets daily asthe work proceeds, showing the work as actually installed.4.Before start of plant establishment, the Contractor shall provide the completed irrigation red lined setof “as-built” record drawings to the Owner's Authorized Representative for review and approval.5.The Contractor shall be responsible for preparation of irrigation “as-built” record drawings in AutoCADformat for all contracted work. All builder installed work shall be provided by the installing contractor6.The drawing shall provide dimensions from two (2) permanent points of reference, such as buildingcorners, sidewalk edges, road intersections, etc., the location of the following items:a.Connection to existing water lines.b.Connection to existing electrical power.c.Gate valves.d.Routing of sprinkler pressure lines (dimension max. 100' along routing and at each change ofdirection).e.Electric control valves.f.Routing of control wiring and flow sensor cable.g.Quick coupling valves.h.Other related equipment as directed by the Owner's Authorized Representative.7.Prior to the final turnover, the Contractor shall deliver the completed prints and electronic files of theof irrigation “as-built” record drawings to the Owner's Authorized Representative. Submittal shallinclude:a.One set of full size bond plotsb.One digital copy of the AutoCAD “as-built” record drawing file on CD-ROMc.One ditigal copy in full size PDF format of the “as-built” record drawing file on CD-ROMC.Controller Charts:1.As-built drawings shall be reviewed by the Owner's Authorized Representative before controllercharts are prepared.2.The Contractor shall be responsible for preparation of irrigation “controller chart” drawings inAutoCAD format for all contracted work. All builder installed work shall be provided by the installingcontractor.3.Provide two controller charts for each controller supplied.4.The chart shall show only the area controlled by the automatic controller and shall be 11” X 17” insize.5.The chart is to be a reduced drawing of the actual installed system. However, in the event thecontroller valve sequence is not legible when the drawing is reduced, valve sequence ID's shall beenlarged to be readable when reduced.6.The chart shall be a plain paper copy print and a different color shall be used to indicate the area ofcoverage for each station.7.When completed and approved, the chart shall be hermetically sealed between two pieces of plastic,each piece being a minimum 10 mils.8.These charts shall be approved by the Owner's Authorized Representative and shall be turned overto the Owner prior to final turnover.D.Operation and Maintenance Manuals:1.Prepare and deliver to the Owner's Authorized Representative within ten calendar days prior tocompletion of construction, two hard-cover, three-ring binders containing the following information:a.Index sheet which states Contractor's name, address, and telephone number, and which listseach installed equipment and material item, including names and addresses of manufacturers'local representatives.b.Catalog and parts sheets on every material and equipment item installed under this Contract.c.Complete operating and maintenance instructions on all major equipment.d.Guarantee statement.2.In addition to the above-mentioned maintenance manuals, provide the Owner's maintenancepersonnel with instructions for major equipment and show evidence in writing to the Owner'sAuthorized Representative prior to start of landscape maintenance that this service has beenrendered.E.Equipment to be Furnished:1.Supply as a part of this contract the following:a.Operation and maintenance manualsb.Automatic controller certification letter from Authorized Distributor for each controller installedunder this contractc.Two (2) keys for each automatic controllerd.A minimum of one (1) five-foot key for operation of gate valves. Provide one (1) key for each typeof operating device (2inch operating nut, cross handle, etc.)e.Two (2) quick coupler keys and matching hose swivel for each type of quick coupling valveinstalledf.Two (2) spare two-wire decodersg.Irrigation controller manualsh.Completed Irrigation Guarantee Statementi.Southern California Edison billing informationj.Water meter billing and water meter informationk.Transmittal with itemized turnover list shall be signed by Owner's authorized representative3. The above-mentioned equipment shall be turned over to the Owner prior to start of landscapemaintenance.1.05PRODUCT DELIVERY, STORAGE, AND HANDLINGA.Handling of PVC Pipe and Fittings: The Contractor is cautioned to exercise care in handling, loading,unloading, and storing PVC pipe and fittings. All PVC pipe shall be transported in a vehicle, whichallows the length of pipe to lie flat so as not to subject it to undue bending or a concentrated externalload at any point. Any section of pipe that has been dented or damaged will be discarded, and ifinstalled, shall be replaced with new piping.1.06QUALIFICATION OF IRRIGATION PERSONNELA.Contractor and on site field superintendent shall have the following minimum qualifications:1.Not less than five years continuous experience in installation of commercial irrigation systems.2.Upon Owner's request, supply a list of references listing successfully completed commercial irrigationsystems.1.07GUARANTEEA.The guarantee for the irrigation system shall be made in accordance with the attached form. TheGeneral Conditions and Supplementary Conditions of these Specifications shall be filed with the Ownerprior to acceptance of the irrigation system.B.A copy of the guarantee form shall be included in the operations and maintenance manual.C.The guarantee form shall be re-typed onto the Contractor's letterhead and shall contain the followinginformation:GUARANTEE FOR IRRIGATION SYSTEMWe hereby guarantee that the irrigation system we have furnished and installed is free from defects inmaterials and workmanship, and the work has been completed in accordance with the Drawings andSpecifications, ordinary wear and tear, unusual abuse, or neglect accepted. We agree to repair or replaceany defects in material or workmanship which may develop during the period of one year from date ofacceptance and also to repair or replace any damage resulting from the repairing or replacing of suchdefects at no additional costs to the Owner. We shall make such repairs or replacements within areasonable time, as determined by the Owner, after receipt of written notice. In the event of our failure tomake such repairs or replacements within a reasonable time after receipt of written notice from the Owner,we authorize the Owner to proceed to have said repairs or replacements made at our expense and we willpay the costs and charges therefore upon demand.PROJECT NAME: PROJECT LOCATION: SIGNED BY: CONTRACTORS ADDRESS: CONTRACTOR'S PHONE NO.: DATE OF ACCEPTANCE: PART 2 - PRODUCTS2.01MATERIALSA.General: Use only new materials of brands and types noted on drawings, specified herein, or approvedequals.B.PVC Pressure Main Line Pipe and Fittings: (Use white pipe for irrigation systems carrying domesticwater)2.Pressure main line piping for sizes 2 inch - 3 inch shall be PVC Class 315 with solvent primer andwelded joints.3.Class 315 pipe shall be made from an NSF approved Type I, Grade I, PVC compound conforming toASTM resin specification D1784. All pipe must meet requirements as set forth in FederalSpecification PS 22-70, with an appropriate standard dimension ratio (S.D.R.)4.Pressure main line piping for sizes 1-1/2inch and smaller shall be PVC Schedule 40 with solventprimer and welded joints.5.Schedule 40 pipe shall be made from NSF approved Type I, Grade I PVC compound conforming toASTM resin specification D1785. All pipe must meet requirements as set forth in FederalSpecification PS-21-70.6.PVC solvent-weld fittings shall be Schedule 40, 1-2, II-I NSF approved conforming to ASTM testprocedure D2466.7.Solvent primer and cement for PVC solvent-weld pipe and fittings shall be of type and installationmethods prescribed by the fitting manufacturer.8.All PVC pipe must bear the following markings:a.Manufacturer's nameb.Nominal pipe sizec.Schedule or classd.Pressure rating in P.S.I.e.NSF (National Sanitation Foundation) approvalf.Date of extrusion9.All fittings shall bear the manufacturer's name or trademark, material designation, size, applicableI.P.S. schedule and NSF seal of approval.C.PVC Non-Pressure Lateral Line Pipe and Fittings: (Use white pipe for irrigation system carryingdomestic water)1.Non-pressure buried lateral line piping shall be PVC Schedule 40 with solvent-weld joints.2.Pipe shall be made from NSF approved, Type I, Grade II PVC compound conforming to ASTM resinspecification D1784. All pipe must meet requirements set forth in Federal Specification PS-22-70 withan appropriate standard dimension ratio (S.D.R.)3.Except as noted in paragraphs 1, 2, and 3 of this section (2.01C), all requirements for non-pressurelateral line pipe and fittings shall be the same as for solvent-weld pressure main line pipe and fittingsas set forth in section 2.01B of these Specifications.D. Isolation Valve:1.Valves 3 inch and smaller shall meet the following requirements:a.Valve shall be size and type shown on the drawings.b.Valve shall have threaded ends and shall be gate type equipped with a bronze cross handle.c.Valve shall be Nibco T-113-K.2.All isolation valves shall be installed per installation details.E. Quick Coupling Valve:1.Quick coupler valves shall be of the brand, size and type indicated on the irrigation plans.2.Quick coupling valves shall have a red brass, two-piece body designed for working pressure of 150P.S.I. with a 1inch FPT bottom inlet3.Quick coupling valve shall be operable with a 1 inch quick coupler key. Key size and type shall be asshown on the Drawings.4.Quick coupler valve shall have a hinge cover constructed of red brass with a leather like vinyl coverbonded to it in a permanent type of cover.5.Quick couplers used with potable water shall have yellow locking vinyl covers and shall have a singleslot key and shall be a Nelson / Signature 76456.Quick couplers used with recycled water shall have purple vinyl covers with the appropriate recycledwater warnings in English and Spanish, as well as the international Do Not Drink symbol and shallhave an ACME threaded key.F. Check Valve:1.Spring check valves shall be of high-impact Schedule 40 PVC Type II material with stainless steel 5 lbspring and stem rated at 150 PSI by KBI or approved equal.2.Anti-drain valves shall be of heavy-duty virgin PVC construction with F.I.P. thread inlet and outlet.Internal parts shall be stainless steel and neoprene. Anti-drain valve shall be field adjustable againstdrawout from 4 to 32 feet of head. Anti-drain valve shall be NDS KBI or approved equal.G. Low Voltage Control Wiring1.Connections between an automatic controller and all electric control valves, including the mastervalve, shall be made with #14AWG two-wire cable installed in a 1-1/4 inch schedule 40 PVC conduit.2.Buried two-wire conduit shall be installed adjacent to pressure mainline and shall be gray Schedule40 PVC with long sweeps at all changes in direction.3.Conduit with lengths between valve boxes greater than 200 feet will require a black pull box installed200 feet on center. Cover shall be branded PB.4.A Rain Bird two-wire surge arrestor shall be installed along the two-wire path located 500 feet oncenter and one unit shall be installed adjacent to the controller.5.Two-wire cable shall be Paige 7072D Maxi Cable6.When more than one controller is installed at the same location, two-wire cable jacket shall be adifferent color wire for each automatic controller.7.All two-wire splices shall be made with Rain Bird WC20 600 VAC rated waterproof connectors.8.Splices of the two-wire cable other than in control valve, wire splice boxes, and lightning arrestors willnot be allowed.9.Wire color coding shall be as follows:a.Ground: Green (green not to be used for any other purpose)b.Two-wire cable:Available in blue, red, orange, and yellow jacketsH. Electric Control Valve:1.All electric control valves shall be the same size and type shown on the Drawings.2.The electric remote control valve shall be a normally closed 24 VAC 50/60 Hz (cycles/sec) solenoidactuated globe pattern with a balanced pressure diaphragm. The valve pressure rating shall not beless than 200 PSI.3.The valve body and bonnet shall be constructed of durable glass-filled nylon, diaphragm shall be ofEPDM. All other internal parts shall be made of bronze, brass, and stainless steel to ensure corrosionresistance.4.The valve shall have both internal and external manual open/close control (internal and externalbleed) for manually opening and closing the valve without electrically energizing the solenoid. Thevalve shall have internal manual bleed to prevent flooding of the valve box.5.The valve shall house a fully-encapsulated, one-piece solenoid. The solenoid shall have a capturedplunger with a removable retainer for easy servicing, and a leverage handle for easy turning. This 24VAC 50/60 Hz solenoid shall open with 19.6 VAC minimum at 200 PSI at 24 VAC, average inrushcurrent shall not exceed .41 amps. Average holding current shall not exceed 0.28 amps.6.The valve construction shall be such as to provide for all internal parts to be removable from the topof the valve without disturbing the valve installation.7.Valve shall include integral IC decoder for direct connection to the two-wire cable with a decoder.8.Provide and install one control valve box for each electric control valve.I. Valve Box:1.All valve boxes using domestic water shall be black in color.2.All valve boxes for control valve wire splices or stubs, communication cable pull boxes shall be blackin color.3.Use 10" round boxes for all gate valves and quick couplers.4.Use 9-1/2" x 16" x 11" rectangular box for spray control valve assemblies5.Use 12" x 20" jumbo rectangular boxes for drip control valve assembliesJ. Sprinkler Head:1. All sprinkler heads shall be of the same size, type, and deliver the same rate of precipitation with thediameter (or radius) of throw, pressure, and discharge as shown on the Drawings and/or as specifiedherein.2. Spray heads shall be equipped with an anti-drain valve feature capable of holding up to 14 feet ofwater.3. Spray heads shall have a screw adjustment.4. All sprinkler heads of the same type shall be by the same manufacturer.K. Identification Tag:1.I.D. tags for electric control valves shall be manufactured from Polyurethane Behr Desopan. UseChristy's standard tag hot-stamped. Tags shall be numbered to match programming shown on theDrawings. Provide one tag for each electric control valve as follows:a.Domestic water:Christy ID-MAX-Y1 black letters on yellow background.2.Special order tags from T. Christy Enterprises, 655 East Ball Road, Anaheim, CA 92805. Phone(714) 507-3300 and Fax (714) 507-3310.L. Subsurface Inline Drip Irrigation Tubing:1.Drip tubing shall have the following component specifications:a.Nominal sized to 17mm (one-half inch) low density, ultra-violet-resistant, linear polyethylene tubingwith internal pressure-compensating, self cleaning, integral drippers spaced at 12 inches.b.The low volume tubing shall be capable of a discharge rate of 0.60 gallons per hour (GPH)between operating pressures of 7 to 70 psi for each individual dripper.c.The individual self-cleaning, pressure-compensating drippers shall be welded to the inside of thetubing wall.d.All inline drip tubing shall be Rainbird for domestic water applications.e.All drip tubing shall be buried 1 inch below finish grade and stapled in the trench at four feet oncenter with drip tubing stakes.f.Maximum radius for tubing bends shall be 3 feet or greater. Smaller bends or immediate changesin direction in drip tubing shall only be made with insert barb fittings. A tubing stake shall be use ateach barbed fitting for changes in direction.g.Maximum flow for inline drip irrigation systems is 12 gallons per minute.2.All insert barbed fittings shall be constructed of molded, ultra-violet-resistant, brown colored plastichaving a nominal inside dimension (I.D.) of 0.57inch (17 mm). Each fitting shall have a minimum oftwo ridges or barbs per outlet. All inline drip tubing fittings shall be Netafim.3.Non-pressure supply and exhaust headers shall be rigid polyvinyl chloride PVC 1220, (Type 1, Grade2), Schedule 40 PVC with Schedule 40 PVC fittings.4.Drip filtration unit shall include a Pressure Regulating Quick Check Basket Filter that combinesfiltration and pressure regulation in one integrated unit for protection of downstream components ofdrip irrigation system. Pressure regulating basket filter shall be Rainbird PRF-QKCHK-140 mesh withcomponent specifications to include:a.Basket style body and jar-top cap constructed of heavy-duty glass-filled, UV-resistantpolypropylene, with 150 PSI operating pressure rating.b.Indicator incorporated into filter cap that changes color from green to red during operation whenthe filter element requires cleaning.c.Standard 200 mesh filter screen constructed of stainless steel attached to propylene frame. Screenis serviceable for cleaning purposes by unscrewing cap from filter body and removing filterelement.d.Normally-open in-line pressure regulating device, constructed of durable, UV resistantnon-corrosive material able to accommodate an inlet pressure rating of not less than 150 PSI, withpreset outlet pressure of approximately 40 PSI. Pressure regulating device allows full flow withminimal pressure loss unless inlet pressure is greater than preset level. As inlet pressure increasesabove preset level, internal spring compresses to reduce downstream pressure.e.Male threaded 1inch inlet and outlet connections.5.All inline drip tubing systems shall have a 17mm barbed ball type manual flush valve at each isolatedzone within the system to allow water to be drawn through all the tubing during flush operation.Multiple flush valves may be necessary per drip valve zone, refer to plan for locations.
P R O J E C T M A N A G E RD R A W ND A T E1750 E DEERE AVESANTA ANA, CA 92705O 949.250.4822www.landconcern.comI S S U E DR E V I S I O N SS H E E T#10901 E. KATELLA AVENUE
49 UNITS
Production Landscape Plans
TUSTIN, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-5923
Tustin 40 Development LLC - Production Landscape PlansPhil Stevens04/22/24DATERENEWAL DATESIGNATURE* STATE OF CALIFORNI
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LANDSCAPE ARCHITECT04-22-2405-31-2529829 Santa Margarita Pkwy, Suite 200Rancho Santa Margarita, CA 92688(949) 635-0474LANDSCAPE IRRIGATION CONSULTINGIRRIGATIONSPECIFICATIONSJeff DeutschI-10PART 3 - EXECUTION3.01 GENERAL INSTALLATION REQUIREMENTSA. Before work is commenced, hold a conference with Owner, General Contractor, and Irrigation designerto discuss general details of the work.B. Verify dimensions and grades at job site before work is commenced.C.During the progress of the work, a competent superintendent and any assistants necessary shall be onsite, all satisfactory to Owner. The superintendent shall not be changed, except with consent of Owner,unless that person proves unsatisfactory and ceases to be employed. The superintendent shallrepresent Contractor in its absence and all directions given to the superintendent shall be as binding asif given to Contractor.D.All work indicated or noted on Drawings shall be provided whether or not specifically mentioned in theSpecifications.E. If there are ambiguities between Drawings and Specifications, and specific interpretation or clarificationis not issued prior to bidding, the interpretation or clarification will be made only by Owner, andContractor shall comply with the decisions. In the event the installation contradicts the directions given,the installation shall be corrected by Contractor at no additional cost to Owner.F. Layout of sprinkler lines shown on Drawings is diagrammatic only. Location of sprinkler equipment iscontingent upon and subject to integration with all other underground utilities. Contractor shall employall data contained in the Contract Documents and shall verify this information at the construction site toconfirm the manner by which it relates to the installation.G.Coordinate the installation of all sprinkler materials, including pipe, with the landscape Drawings to avoidconflict with the trees, shrubs, or other planting.H.Do not proceed with the installation of the sprinkler system when it is apparent that obstructions or gradedifferences exist or if conflicts in construction details, legend, or specific notes are discovered. All suchobstructions, conflicts, or discrepancies shall be brought to the attention of Owner.I.Replace, or repair to the satisfaction of Owner, all existing paving disturbed during the course of thiswork. New paving shall be the same type, strength, texture, finish, and be equal in every way to thematerial removed.J.Owner reserves the right to make temporary repairs as necessary to keep equipment in operatingcondition without voiding Contractor's guarantee or relieving Contractor of its responsibilities during theguarantee shall not be allowed.K.All sprinkler heads will require installation of anti-drain devices to prevent low head drainage.L.Coordinate the installation of all sprinkler materials, including pipe, with the landscape Drawings to avoidconflict with the trees, or other planting.3.02OBSERVATION OF SITE CONDITIONSA.All scaled dimensions are approximate. The Contractor shall check and verify all size dimensions andreceive approval from the Owner's Authorized Representative prior to proceeding with work under thisSection.B.Exercise extreme care in excavating and working near existing utilities. The Contractor shall beresponsible for damages to utilities, which are caused by his operations or neglect. Check existingutilities drawings for existing utility locations.C.Coordinate installation of sprinkler irrigation materials including pipe, so there shall be NO interferencewith utilities or other construction or difficulty in planting trees, shrubs, and ground covers.D.The Contractor shall carefully check all grades to satisfy itself that he may safely proceed before startingwork on the irrigation system.3.03PREPARATIONA.Physical Layout:1.Prior to installation, the Contractor shall stake out all pressure supply lines, routing and location ofsprinkler heads.2.All layouts shall be reviewed by the Owner's Authorized Representative prior to installation.B.Water Supply:1.The irrigation system shall be connected to water supply point(s) of connection as indicated on theDrawings.2.Connections shall be made at the approximate location(s) shown on the Drawings. The Contractor isresponsible for minor changes caused by actual site conditions.C.Electrical Supply:1.Electrical connections for any and all automatic controllers shall be made to electrical point(s) ofconnection as indicated on the Drawings.2.Connections shall be made at the approximate location(s) shown on the Drawings. The Contractor isresponsible for minor changes caused by actual site conditions.3.04INSTALLATIONA.Trenching:1.Dig trenches straight and support pipe continuously on bottom of trench. Lay pipe to an even grade.Trenching excavation shall follow layout indicated on the Drawings and as noted.2.Provide for a minimum of twenty-four (24) inches cover for all pressure supply lines of 2 1/2-inchnominal diameter or smaller.3.Provide for a minimum of thirty-six (36) inches cover for all pressure supply lines of 3-inch nominaldiameter or larger.4.Provide for a minimum of twelve (12) inches for all non-pressure lines.5.Refer to trenching detail for cover and separation of two-wire conduitB.Backfilling:1.The trenches shall not be backfilled until all required tests are performed. Trenches shall be carefullybackfilled with the excavated materials approved for backfilling, consisting of earth, loam, sandy clay,sand, or other approved materials, free from large clods of earth or stones. Backfill shall bemechanically compacted in landscaped areas to a dry density equal to adjacent undisturbed soil inplanting areas. Backfill will conform to adjacent grades without dips, sunken areas, humps or othersurface irregularities.2.A fine granular material backfill will be initially placed on all lines. No foreign matter larger thanone-half (1/2) inch in size will be permitted in the initial backfill.3.Flooding of trenches will be permitted only with approval of the Owner's Authorized Representative.4.If settlement occurs and necessitates adjustments in pipe, valves, sprinkler heads, lawn, plantings, orother installed work, the Contractor shall make all required adjustments without cost to the Owner.C.Trenching and Backfill Under Paving:1.Trenches located under areas where paving, asphaltic concrete, or concrete will be installed, shall bebackfilled with sand (a layer two inches below the pipe and six inches above the pipe) and compactedin layers to 95% compaction, using manual or mechanical tamping devices. Trenches for piping shallbe compacted to equal the compaction of the existing adjacent undisturbed soil and shall be left in afirm unyielding condition. All trenches shall be left flush with the adjoining grade. The Contractorshall set in place; cap and pressure test all piping under paving prior to the paving work.2.Generally, piping under existing walks is done by jacking, boring, or hydraulic driving, but where anycutting or breaking of sidewalks and/or concrete is necessary, it shall be done and replaced by theContractor as a part of the Contract cost. Permission to cut or break sidewalks and/or concrete shallbe obtained from the Owner's Authorized Representative. No hydraulic driving will be permittedunder concrete paving.3.Provide for a minimum cover of eighteen (18) inches between the top of the pipe and the bottom ofthe aggregate base for all pressure and non-pressure piping installed under asphaltic concretepaving.D.Plastic Pipe:1.Install plastic pipe in accord with manufacturer's recommendations.2.Install sprinkler head on plastic pipe as indicated on Drawings.3.Prepare all welded joints with manufacturer's primer prior to applying solvent.a.Allow welded joints at least 15 minutes set-up/curing time before moving or handling.b.Partially center load pipe in trenches to prevent arching and shifting when water pressure is on.c.Do not permit water in pipe until a period of at least four hours has elapsed for solvent weldsetting and curing, unless recommended otherwise by solvent manufacturer.4.Attach pipe identification tape directly to pipe where color-impregnated and stenciled pipe is notutilized.5.Do backfilling when pipe is cool.a.Pipe can be cooled by operating the system for a short time before backfill, or by backfilling in theearly part of the morning before the heat of the day.6.Curing:a.When the temperature is above 80 degrees F., allow soluble weld joints at least 24 hours duringthe time before water is introduced under pressure.b.When temperature is below 80 degrees F., follow manufacturer's recommendations.E.Assemblies:1.Routing of sprinkler irrigation lines as indicated on the Drawings is diagrammatic. Install lines (andvarious assemblies) in such a manner as to conform to the details per the Drawings.2.Do not install multiple assemblies on plastic lines. Provide each assembly with its own outlet.3.Install all assemblies specified herein in accordance with respective detail. In absence of detaildrawings or Specifications pertaining to specific items required to complete work, perform such workin accordance with best standard practice with prior approval of Owner's Authorized Representative.4.PVC pipe and fittings shall be thoroughly cleaned of dirt, dust, and moisture before installation.Installation and solvent welding methods shall be as recommended by the pipe and fittingmanufacturer.5.On PVC to metal connections, the Contractor shall work the metal connections first. Teflon tape orapproved equal, shall be used on all threaded PVC to PVC, and on all threaded PVC to metal joints.Light wrench pressure is all that is required. Where threaded PVC connections are required, usethreaded PVC adapters into which the pipe may be welded.F.Conduit and Sleeves:1.Coordination: Sleeving shall be considered existing only when installed under another contract. Forall other installations, provide materials and coordinate conduit and sleeve installation with othertrades as required to facilitate smooth construction sequence.2.Conduit: Furnish and install conduit where control wires pass under or through walls, walks andpaving. Conduits to be of adequate size to accommodate retrieval for repair of wiring and shallextend 12 inches beyond edges of walls and pavement.3.Sleeving: Install sleeves for all pipes passing through or under walks and paving as shown on theDrawings. Sleeving to be of adequate size to accommodate retrieval of wiring or piping for repair andshall extend 12 inches beyond edges of paving or other construction.G.Line Clearance:1.All lines shall have a minimum clearance of six (6) inches from each other and (12) inches from linesof other trades. Parallel lines shall not be installed directly over one another.H.Electric Control Valves:1.Install each electric control valve in a separate valve box.2.Install where shown on the Drawings. Where grouped together, allow at least 24 inches betweenadjacent valve boxes.3.Each valve number shall be heat branded on valve box lid with 1" tall letters.I. Flushing of System:1.After all new sprinkler pipelines and risers are in place and connected, all necessary diversion workhas been completed, and prior to installation of sprinkler heads, the control valves shall be openedand full head of water used to flush out the system.2.Sprinkler heads shall be installed only after flushing of the system has been accomplished to thecomplete satisfaction of the Owner's Authorized Representative.J. Sprinkler Heads:1.Install the sprinkler heads as designated on the Drawings. Sprinkler heads to be installed in this workshall be equivalent in all respects to those itemized.2.Spacing of heads shall not exceed the maximum indicated on the Drawings. In no case shall thespacing exceed the maximum recommended by the manufacturer.3.All sprinkler heads shall be set perpendicular to finish grade of the area to be irrigated unlessotherwise designated on the plans.3.05TEMPORARY REPAIRSThe Owner reserves the right to make temporary repairs as necessary to keep the irrigation systemequipment in operating condition. The exercise of this right by the Owner shall not relieve the Contractor ofhis responsibilities under the terms of the guarantee as herein specified.3.06EXISTING TREESWhere it is necessary to excavate adjacent to existing trees, the Contractor shall use all possible care toavoid injury to trees and tree roots. Excavation in areas where two (2) inch and larger roots occur shall bedone by hand. All roots two (2) inches and larger in diameter, except directly in the path of pipe or conduit,shall be tunneled under and shall be heavily wrapped with burlap to prevent scarring or excessive drying.Where a ditching machine is run close to trees having roots smaller than two (2) inches in diameter, thewall of the trench adjacent to the tree shall be hand trimmed, making clean cuts through. Roots one (1)inch and larger in diameter shall be painted with two coats of Tree Seal, or equal. Trenches adjacent to treeshould be closed within twenty-four (24) hours; and where this is not possible, the side of the trenchadjacent to the tree shall be kept shaded with burlap or canvas.3.07FIELD QUALITY CONTROLM.Adjustment of the System:1.The Contractor shall flush and adjust all sprinkler heads for optimum performance and to preventoverspray onto walks, roadways, and buildings as much as possible.2.If it is determined that adjustments in the irrigation equipment will provide proper and more adequatecoverage, the Contractor shall make such adjustments prior to planting. Adjustments may alsoinclude changes in nozzle sizes and degrees of arc as required.3.Lowering raised sprinkler heads by the Contractor shall be accomplished within ten (10) days afternotification by the Owner.4.All sprinkler heads shall be set perpendicular to finished grades unless otherwise designated on theDrawings.B.Testing of the Irrigation System:1.The Contractor shall request the presence of the Owner's Authorized Representative in writing atleast 48 hours in advance of testing.2.Test all pressure lines under hydrostatic pressure of 150 pounds per square inch and provewatertight. Pipe shall be center loaded with all pipe joints exposed during the pressure test.Note: Testing of pressure main lines shall occur prior to installation of the electric control valves.3.All piping under paved areas shall be tested under hydrostatic pressure of 150 pounds per squareinch and proven watertight prior to paving.4.Sustain pressure in lines for not less than four (4) hours. If leaks develop, replace joints and repeattest until entire system is proven watertight.5.All hydrostatic tests shall be made only in the presence of the Owner's Authorized Representative6.No pipe shall be backfilled until it has been observed, tested, and approved in writing.7.Furnish necessary force pump and all other test equipment.3.08MAINTENANCEA.The entire irrigation system shall be under full automatic operation for a period of seven (7) days prior toany planting.B.The Owner's Authorized Representative reserves the right to waive or shorten the operation period.3.09CLEAN-UPClean up shall be made as each portion of work progresses. Refuse and excess dirt shall be removed fromthe site, all walks and paving shall be broomed or washed down, and any damage occurring to the work ofothers shall be repaired to original conditions.3.10FINAL SITE OBSERVATION PRIOR TO ACCEPTANCEA.The Contractor shall operate each system in its entirety for the Owner's Authorized Representative attime of final observation. Any items deemed not acceptable by the Owner's Authorized Representativeshall be reworked to the complete satisfaction of the Owner's Authorized Representative.B.The Contractor shall show evidence to the Owner's Authorized Representative that the Owner hasreceived all accessories, charts, record drawings, and equipment as required before final siteobservation can occur.3.11SITE OBSERVATION SCHEDULEA.The Contractor shall be responsible for notifying the Owner's Authorized Representative in advance forthe following observation meetings, according to the time indicated:1.Pre-Job Conference - 7 days2.Pressure supply line installation and testing - 48 hours3.Automatic controller installation - 48 hours4.Two-wire installation - 48 hours5.Point of connection installation - 48 hours6.Coverage test - 48 hours7.Final site observation - 7 daysB.When site observations have been conducted by a party other than the Owner's AuthorizedRepresentative, show evidence in writing of when and by whom these observations were made.C.Prior to walking irrigation system with Owner's Authorized Representative, the Contractor shall pre-walkirrigation system with its own crew to ensure compliance with plans and specifications.END OF SECTION
LIGHTING FIXTURE LEGEND36W. LED POST LIGHT ON A 16FT POLETYPE IIIUSA# DS8A-PLED-III-20LED-525mA-30K-120V-XWB-1-FINISHRNTS-164-11-RBC (4"DIA) - 3000°KA3F1A4C20W. LED BOLLARD LIGHT - 36" TALLUSA# TLB5-DP-18LED-350mA-WW20" DIA.36W. LED POST LIGHT ON A 16FT POLETYPE IV- FORWARD THROWUSA# DS8A-PLED-IVFT-20LED-525mA-30K-120V-XWB-1-FINISHRNTS-164-11-RBC (4"DIA) - 3000°K36"7"HSSHOUSE SIDE SHIELD PER PLAN.NOT ALL FIXTURES WILL HAVE A SHIELD.F2LED WALL LIGHT - 1000 LUMEN MIN. AT 3000°KTO BE CONTROLLED BY ASTRONOMICAL TIME CLOCK ONLY.SET DUSK TO DAWN. SELECT BY OWNER.EXTERIOR LED WALL LIGHT - SAME AS ABOVE.AT NON-TYPICAL LOCATIONS. REFER TO SITEPHOTOMETRIC PLAN FOR EXACT LOCATIONS.F3LED WALL LIGHT - 800 LUMEN MIN. AT 3000°K (DOWN FACING)TO BE CONTROLLED BY TIME CLOCK AND INTERIOR OF THE UNIT.DLED TRELLIS DOWN LIGHT 3000°KHADCO# BL9-D-W-A-MC11.11.11.11.11.01.01.01.01.01.01.01.319.219.819.119.20.82.41.05.80.41.51.62.90.54.81.71.50.81.11.01.00.91.00.90.51.41.41.41.50.60.81.41.21.61.00.61.41.31.61.10.81.01.11.61.31.00.91.11.21.70.91.21.30.50.61.21.21.01.01.31.41.41.92.21.90.61.21.71.92.21.81.50.91.21.61.61.61.71.41.10.60.40.40.40.50.71.11.61.51.51.51.61.00.51.21.21.61.61.41.51.30.90.60.60.60.70.91.31.41.41.61.51.41.20.61.11.00.90.91.11.01.00.91.00.90.90.90.91.01.11.00.80.70.41.10.60.50.61.11.21.31.21.10.70.70.80.80.50.31.21.41.41.41.20.70.81.01.11.00.90.31.00.91.00.91.21.60.90.91.10.91.11.80.90.91.01.01.21.61.01.01.31.21.01.01.00.91.01.31.21.41.11.01.01.21.01.41.10.91.11.41.01.11.20.91.10.81.01.11.01.30.90.91.11.41.21.11.10.91.21.30.91.10.81.01.10.90.70.91.01.21.11.01.21.41.10.91.11.21.31.41.41.21.21.31.01.01.11.30.80.81.61.21.11.21.01.21.81.11.11.60.90.91.61.21.11.51.21.31.11.01.31.21.21.41.51.41.01.01.11.00.91.01.21.41.00.91.11.40.81.01.01.01.11.21.11.20.81.10.90.71.50.90.60.81.00.61.61.41.41.20.90.71.10.91.01.61.51.51.51.21.11.00.90.90.91.41.21.21.31.31.31.10.91.11.11.71.21.01.10.91.01.21.41.61.11.10.80.90.80.91.11.21.91.10.80.91.11.01.31.21.01.11.41.21.11.31.51.61.61.51.71.61.71.31.51.21.20.60.70.3F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1F1A4
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LIGHTING DESIGN | ELECTRICAL ENGINEERING27201 Calle JuanitaDana Point, CA 92624Ph. 949.201.1333candelaengineering.com901 E. KATELLA AVENUE
48 UNITS
PRODUCTION SITE LIGHTING PLAN
ORANGE, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-59231SCALE: 1" = 20'-0"PHOTOMETRIC SITE PLANNORTH
LIGHTING DESIGN | ELECTRICAL ENGINEERING27201 Calle JuanitaDana Point, CA 92624Ph. 949.201.1333candelaengineering.com901 E. KATELLA AVENUE
48 UNITS
PRODUCTION SITE LIGHTING PLAN
ORANGE, CA
INTRACORP SW, LLC
895 DOVE STREET, SUITE 400
NEWPORT BEACH, CA 92660
EMILIE SIMARD (626) 724-59231POLE LIGHT CUT SHEET36W. LED POST LIGHT ON A 16FT POLETYPE IIIUSA# DS8A-PLED-III-20LED-525mA-30K-120V-XWB-1-FINISHRNTS-164-11-RBC (4"DIA) - 3000°KA3A436W. LED POST LIGHT ON A 16FT POLETYPE IV- FORWARD THROWUSA# DS8A-PLED-IVFT-20LED-525mA-30K-120V-XWB-1-FINISHRNTS-164-11-RBC (4"DIA) - 3000°K2BOLLARD LIGHT CUT SHEETC20W. LED BOLLARD LIGHT - 36" TALLUSA# TLB5-DP-18LED-350mA-WWF1F2LED WALL LIGHT - 1000 LUMEN MIN. AT 3000°KTO BE CONTROLLED BY ASTRONOMICAL TIME CLOCK ONLY.SET DUSK TO DAWN. SELECT BY OWNER.EXTERIOR LED WALL LIGHT - SAME AS F1.AT NON-TYPICAL LOCATIONS. REFER TO SITEPHOTOMETRIC PLAN FOR EXACT LOCATIONS.4EXTERIOR WALL LIGHT - FRONT AND SIDE ELEVATION - CUT SHEET3TRELLIS DOWN LIGHT CUT SHEETDLED TRELLIS DOWN LIGHT 3000°KHADCO# BL9-D-W-A-MC15EXTERIOR WALL LIGHT - BACKYARD PLAN 3 - CUT SHEETF3LED WALL LIGHT - 800 LUMEN MIN. AT 3000°K (DOWN FACING)TO BE CONTROLLED BY TIME CLOCK AND INTERIOR OF THE UNIT.6NOT USED
F I R S T F L O O R GARAGE226204XUP
16RBEDROOM 3120102XBA. 3ENTRYPORCH23'-0"37'-2"
(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACES E C O N D F L O O R UP16RDN
16RGREATROOM186180X KITCHENPDR.DINING168100XPANTRYSTORAGE
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*T H I R D F L O O RBA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 496100XDN16RLINEN
UP16REXTERIORSTAIRS TOROOF DECKW/DFAUHIGH WDWHIGH WDWHIGH WDWHIGH WDW
HIGH WDW HIGH WDW
DN16RROOF DECKA/CROOF DECK220240XTYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORA 2.2P L A N 2 * AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263FLR2A.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248
F I R S T F L O O R GARAGE226204XUP
16R ENTRYPORCH23'-0"37'-8"
(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEFLEX SPACE120100XPATIO DECKS E C O N D F L O O R UP16RDN16RGREATROOM186180XKITCHENPDR.DINING168100XPANTRYSTORAGE
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,963 SQ. FT.3RD FLOOR812 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR301 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2XT H I R D F L O O RBA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 396100XDN16RLINEN W/DHIGH WDWHIGH WDWHIGH WDW
WORKSPACEHIGH WDW HIGH WDW
TYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORA 3.2P L A N 2 X AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 3 0 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263FLR2XA.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK291 SQ. FT.PORCH19 SQ. FT.2 - CAR GARAGE487 SQ. FT.TOTAL LIVING1,965 SQ. FT.3RD FLOOR764 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR346 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*46'-2"36'-0"23'-0"23'-0"F I R S T F L O O R 2'-0"
37'-0"2'-0"GARAGE226204XUP16RENTRYBEDROOM 312094XBA. 3HIGH WDWPORCH (3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEGARAGE226204XUP
16RBEDROOM 3120102XBA. 3ENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEPLAN 1PLAN 2S E C O N D F L O O R UP16RDN16RLIVING186160XKITCHENPDR.DINING166120XSTORAGE
PANTRYUP16RDN16RGREATROOM186180X KITCHENPDR.DINING168100XPANTRYSTORAGE
PLAN 1PLAN 2TYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4J:\GROUP2\73822263\DESIGN\2263_DES BLDG 1A COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 1 AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nA 4.2
DN16RPRIMARYBEDROOM 1130134XPRIMARYBATH 1PRIMARYBEDROOM 2130120XPRIMARYBATH 2LINENEXTERIORSTAIRS TOROOF DECKUP16RW/DFAUHIGH WDWHIGH WDWHIGH WDW BA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 496100XDN16RLINEN
UP16REXTERIORSTAIRS TOROOF DECKW/DFAUHIGH WDWHIGH WDWHIGH WDWHIGH WDW
T H I R D F L O O R PLAN 1PLAN 2 *4 BEDROOMROOF DECK220230XDN16RA/CDN16RA/CROOF DECK220240XR O O F D E C KPLAN 1PLAN 2NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK291 SQ. FT.PORCH19 SQ. FT.2 - CAR GARAGE487 SQ. FT.TOTAL LIVING1,965 SQ. FT.3RD FLOOR764 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR346 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*YM 20PRIMARYBATH 2HIGH WDWENHANCED ELEVATION ABA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XDN16RLINEN
UP16REXTERIORSTAIRS TOROOF DECKW/DFAUHIGH WDWHIGH WDWHIGH WDWHIGH WDW
LOFT /OFFICE100100XPLAN 23 BEDROOM + LOFTT H I R D F L O O R O r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 1A COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 1 AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nA 4.3
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK291 SQ. FT.PORCH19 SQ. FT.2 - CAR GARAGE487 SQ. FT.TOTAL LIVING1,965 SQ. FT.3RD FLOOR764 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR346 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*46'-2"36'-0"23'-0"23'-0"F I R S T F L O O R 2'-0"
37'-0"2'-0"GARAGE226204XUP16RENTRYBEDROOM 312094XBA. 3HIGH WDWPORCH (3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEGARAGE226204XUP
16RBEDROOM 3120102XBA. 3ENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEPLAN 1PLAN 21'-0"S E C O N D F L O O R UP16RDN16RGREATROOM186180X KITCHENPDR.DINING168100XPANTRYSTORAGE
UP16RDN16RLIVING186160XKITCHENPDR.DINING166120XSTORAGE
PANTRYPLAN 1PLAN 2TYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4J:\GROUP2\73822263\DESIGN\2263_DES BLDG 1B COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 1 BR e f l e c t s C o n t e m p o r a r y B E l e v a t i o nA 4.6
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK291 SQ. FT.PORCH19 SQ. FT.2 - CAR GARAGE487 SQ. FT.TOTAL LIVING1,965 SQ. FT.3RD FLOOR764 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR346 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*BEDROOM 2100100XENHANCED ELEVATION BDN16RPRIMARYBEDROOM 1130134XPRIMARYBATH 1PRIMARYBEDROOM 2130120XPRIMARYBATH 2LINENEXTERIORSTAIRS TOUP16RW/DFAUHIGH WDWHIGH WDWHIGH WDW BA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 496100XDN16RLINEN
UP16REXTERIORSTAIRS TOROOF DECKW/DFAUHIGH WDWHIGH WDWIGH WDW
T H I R D F L O O R PLAN 1PLAN 2 *4 BEDROOMROOF DECK220230XDN16RA/CDN16RA/CROOF DECK220240XR O O F D E C KPLAN 1PLAN 2BA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XDN16RLINEN
UP16REXTERIORSTAIRS TOROOF DECKW/DFAUHIGH WDWHIGH WDWHIGH WDWHIGH WDW
LOFT /OFFICE100100XPLAN 23 BEDROOM + LOFTT H I R D F L O O R O r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 1B COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 1 BR e f l e c t s C o n t e m p o r a r y B E l e v a t i o nA 4.7
8'-10"9'-1"8'-10"
8'-0"8'-0"8'-0"
± 34'-10"FINISH GRADETOP OF WALL35'-0"MAXIMUM BUILDING HEIGHT LIMIT
4'-0"
WALL
6'-0"FIRST FLOORSECOND FLOORTHIRD FLOORROOF DECKSTAIRSTAIRO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 3 0 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263ELVBLDG1.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248A 4.10B U I L D I N G 1C o n c e p t u a l S e c t i o n sR O O F D E C K H E I G H T E X H I B I T
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH15 SQ. FT.2 - CAR GARAGE491 SQ. FT.TOTAL LIVING1,928 SQ. FT.3RD FLOOR791 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR282 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1XNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,963 SQ. FT.3RD FLOOR812 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR301 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2X46'-2"36'-0"23'-0"23'-0"F I R S T F L O O R 2'-0"
37'-0"2'-0"GARAGE226204XUP16RENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEFLEX SPACE120100XOPT. 6080 SL. GL. DR.DROP
PATIO DECKGARAGE226204XUP
16R ENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEFLEX SPACE120100XPATIO DECKPLAN 1XPLAN 2X11'-0"
11'-0"S E C O N D F L O O R UP16RDN16RLIVING186160XKITCHENPDR.DINING166120XSTORAGE
PANTRYUP16RDN16RGREATROOM186180XKITCHENPDR.DINING168100XPANTRYSTORAGE
PLAN 1XPLAN 2XTYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 3 0 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 2A COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 2 AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nA 5.2
DN16RPRIMARYBEDROOM130134XPRIMARYBATHLINEN
W/DHIGH WDW BA. 2HIGH WDWHIGH WDW BEDROOM 2100100XBEDROOM 3100100XBA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 396100XDN16RLINEN W/DHIGH WDWHIGH WDWHIGH WDW
WORKSPACET H I R D F L O O R PLAN 1XPLAN 2XNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH15 SQ. FT.2 - CAR GARAGE491 SQ. FT.TOTAL LIVING1,928 SQ. FT.3RD FLOOR791 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR282 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1XNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,963 SQ. FT.3RD FLOOR812 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR301 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2XO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4J:\GROUP2\73822263\DESIGN\2263_DES BLDG 2A COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 2 AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nA 5.3
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH15 SQ. FT.2 - CAR GARAGE491 SQ. FT.TOTAL LIVING1,928 SQ. FT.3RD FLOOR791 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR282 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1XNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,963 SQ. FT.3RD FLOOR812 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR301 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2X46'-2"36'-0"23'-0"23'-0"F I R S T F L O O R 2'-0"
37'-0"2'-0"GARAGE226204XUP16RENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEETOF OVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEFLEX SPACE120100XOPT. 6080 SL. GL. DR.DROP
PATIO DECKGARAGE226204XUP
16R ENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACEFLEX SPACE120100XPATIO DECK20'x20'UNOBSTRUCTEDCLEAR SPACEPLAN 1XPLAN 2XS E C O N D F L O O R UP16RDN16RLIVING186160XKITCHENPDR.DINING166120XSTORAGE
PANTRYUP16RDN16RGREATROOM186180XKITCHENPDR.DINING168100XPANTRYSTORAGE
PLAN 1XPLAN 2XTYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 3 0 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 2B COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 2 BR e f l e c t s C o n t e m p o r a r y B E l e v a t i o nA 5.5
DN16RPRIMARYBEDROOM130134XPRIMARYBATHLINEN
W/DIGH WDW BA. 2HIGH WDWHIGH WDW BEDROOM 2100100XBEDROOM 3100100XHIGH WDW BA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 396100XDN16RLINEN W/DHIGH WDWHIGH WDWHIGH WDW
WORKSPACEHIGH WDW
T H I R D F L O O R PLAN 1XPLAN 2XNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH15 SQ. FT.2 - CAR GARAGE491 SQ. FT.TOTAL LIVING1,928 SQ. FT.3RD FLOOR791 SQ. FT.2ND FLOOR855 SQ. FT.1ST FLOOR282 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 3.5 BATHSPLAN 1XNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH18 SQ. FT.2 - CAR GARAGE471 SQ. FT.TOTAL LIVING1,963 SQ. FT.3RD FLOOR812 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR301 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 2XO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 1 9 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 2B COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 2 BR e f l e c t s C o n t e m p o r a r y B E l e v a t i o nA 5.6
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*46'-2"37'-2"23'-0"23'-0"F I R S T F L O O R 2'-0"
37'-0"2'-0"PLAN 2*PLAN 2*GARAGE226204XUP
16RBEDROOM 3120108XBA. 3ENTRYPORCH(3) TRASH CARTSW/HMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGE20'x20'UNOBSTRUCTEDCLEAR SPACE20'x20'UNOBSTRUCTEDCLEAR SPACEMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGEGARAGE226204X(3) TRASH CARTSW/HBA. 3BEDROOM 3120108XUP
16R
ENTRYPORCHS E C O N D F L O O R PLAN 2*PLAN 2*UP16RDN16RGREATROOM186180X KITCHENPDR.DINING168100XPANTRYSTORAGE
DINING168100XSTORAGE PDR.DN
16R
GREATROOM186180XUP16RPANTRYKITCHENTYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 3A COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 3 AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nA 6.2
T H I R D F L O O R PLAN 2*PLAN 2*BA. 2PRIMARYBATHPRIMARYBEDROOM128130XBEDROOM 2100100XBEDROOM 496100XDN16RLINEN
UP16REXTERIORSTAIRS TOROOFDECKW/DFAUHIGH WDWHIGH WDWHIGH WDWHIGH WDW
HIGH WDWHIGH WDWHIGH WDWEXTERIORSTAIRS TOROOFDECKUP16RPRIMARYBEDROOM128130XLINEN
W/DBA. 2FAUPRIMARYBATHBEDROOM 496100XBEDROOM 2100100XDN16R4 BEDROOM4 BEDROOMDN16RA/CROOF DECK220240XROOF DECK220246XDN
16R
A/CNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONROOF DECK297 SQ. FT.PORCH17 SQ. FT.2 - CAR GARAGE485 SQ. FT.TOTAL LIVING1,987 SQ. FT.3RD FLOOR778 SQ. FT.2ND FLOOR850 SQ. FT.1ST FLOOR359 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS + LOFT / OFFICEPLAN 24 BEDROOMS / 3.5 BATHSPLAN 2*O r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 2 4 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 3A COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248B U I L D I N G 3 AR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nA 6.3
8'-10"9'-1"8'-10"
8'-0"8'-0"8'-0"
± 34'-10"FINISH GRADETOP OF WALL35'-0"MAXIMUM BUILDING HEIGHT LIMIT
4'-0"
WALL
6'-0"FIRST FLOORSECOND FLOORTHIRD FLOORROOF DECKSTAIRSTAIRO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 1 9 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263ELVBLDG3.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248A 6.5B U I L D I N G 3C o n c e p t u a l S e c t i o n sR O O F D E C K H E I G H T E X H I B I T
DN16RPRIMARYBEDROOM 1130134XPRIMARYBATH 1PRIMARYBEDROOM 2130120XPRIMARYBATH 2LINENEXTERIORSTAIRS TOROOF DECKUP16RW/DFAUHIGH WDWHIGH WDWHIGH WDW BA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 496100XDN16RLINENUP16REXTERIORSTAIRS TOROOF DECKW/DFAUHIGH WDWHIGH WDWHIGH WDWHIGH WDWT H I R D F L O O R PLAN 1PLAN 2 *4 BEDROOMLADDER ACCESS DIAGRAM SECTION3rd FLOOR BEDROOMS8'-0"6'-0"3'-0"
3'-0"6'-0"24'-0"LADDER ACCESS DIAGRAM SECTION3rd FLOOR BEDROOMS3'-0"
3'-0"
24'-0"6'-0"8'-0"6'-0"11'-10"DN16RPRIMARYBEDROOM130134XPRIMARYBATHLINEN
W/DHIGH WDW BA. 2HIGH WDWHIGH WDW BEDROOM 2100100XBEDROOM 3100100XBA. 2PRIMARYBATHPRIMARYBEDROOM128136XBEDROOM 2100100XBEDROOM 396100XDN16RLINEN W/DHIGH WDWHIGH WDWHIGH WDW
WORKSPACET H I R D F L O O R PLAN 1XPLAN 2XO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 3 0 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\DESIGN\2263_DES BLDG 1A COMP FLR.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 2483' x 6' LADDER PAD
3' x 6' LADDER PAD 3' x 6' LADDER PAD3' x 6' LADDER PAD
3' x 6' LADDER PADR e f l e c t s C o n t e m p o r a r y A E l e v a t i o nL A D D E R E X H I B I T - T Y P I C A L P L A N 1 A N D P L A N 2A 6.63' x 6' LADDER PAD
3' x 6' LADDER PAD
3' x 6' LADDER PAD
3' x 6' LADDER PAD
3' x 6' LADDER PAD
NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH11 SQ. FT.2 - CAR GARAGE458 SQ. FT.TOTAL LIVING1,604 SQ. FT.2ND FLOOR968 SQ. FT.1ST FLOOR636 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 3F I R S T F L O O R W/H(3) TRASH CARTSMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGEPANTRYREF.UP16 RPORCHGARAGE200210XGREATROOM172158XKITCHEN29'-6"38'-0"20'x20'UNOBSTRUCTEDCLEAR SPACEPDR.SLOPING CLG.S E C O N D F L O O R DN
16 R
BEDROOM 2130110XBEDROOM 3120119XPRIMARYBATHPRIMARYBEDROOM140134XBA. 2W.D.20 L.F.LINEN HIGHGLASSHIGHGLASSHIGHGLASSSEATTYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 1 9 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263FLR3A.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248A 7.2P L A N 3 A - S F DR e f l e c t s C o n t e m p o r a r y A E l e v a t i o n
F I R S T F L O O R W/H(3) TRASH CARTSMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGEPANTRYREF.UP16 RGARAGE200210XGREATROOM172158XKITCHEN20'x20'UNOBSTRUCTEDCLEAR SPACEPDR.SLOPING CLG.PORCH29'-6"38'-0"S E C O N D F L O O R DN
16 R
BEDROOM 2130110XBEDROOM 3120119XPRIMARYBATHPRIMARYBEDROOM140134XBA. 2W.D.20 L.F.LINEN HIGHGLASSHIGHGLASSHIGHGLASSSEATNOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH11 SQ. FT.2 - CAR GARAGE458 SQ. FT.TOTAL LIVING1,604 SQ. FT.2ND FLOOR968 SQ. FT.1ST FLOOR636 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 3TYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 1 9 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263FLR3B.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248A 7.4P L A N 3 B - S F DR e f l e c t s C o n t e m p o r a r y B E l e v a t i o n
29'-6"38'-0"W/H(3) TRASH CARTSPANTRYREF.PORCHGARAGE200210XGREATROOM172158XKITCHEN20'x20'UNOBSTRUCTEDCLEAR SPACEPDR.SLOPING CLG.UP16 RMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGEF I R S T F L O O R BEDROOM 2130110XBEDROOM 3120119XPRIMARYBATHPRIMARYBEDROOM140134XBA. 2W.D.20 L.F.LINEN SEATDN
16 R HIGHGLASSHIGHGLASSHIGHGLASSS E C O N D F L O O R NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH11 SQ. FT.2 - CAR GARAGE458 SQ. FT.TOTAL LIVING1,604 SQ. FT.2ND FLOOR968 SQ. FT.1ST FLOOR636 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 3TYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 1 9 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263FLR3A-R.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248A 7.7P L A N 3 R A - S F DR e f l e c t s C o n t e m p o r a r y A E l e v a t i o n
PORCH29'-6"38'-0"W/H(3) TRASH CARTSPANTRYREF.GARAGE200210XGREATROOM172158XKITCHEN20'x20'UNOBSTRUCTEDCLEAR SPACEPDR.SLOPING CLG.UP16 RMINIMUM 250 CUBIC FEET OFOVER HEAD STORAGEF I R S T F L O O R BEDROOM 2130110XBEDROOM 3120119XPRIMARYBATHPRIMARYBEDROOM140134XBA. 2W.D.20 L.F.LINEN SEATDN
16 R HIGHGLASSHIGHGLASSHIGHGLASSS E C O N D F L O O R NOTE: SQUARE FOOTAGE MAY VARY DUE TO METHOD OF CALCULATIONPORCH19 SQ. FT.2 - CAR GARAGE458 SQ. FT.TOTAL LIVING1,604 SQ. FT.2ND FLOOR968 SQ. FT.1ST FLOOR636 SQ. FT.FLOOR AREA TABLE2 - CAR GARAGE3 BEDROOMS / 2.5 BATHSPLAN 3TYPICAL GARAGE SECTIONMINIMUM 250 CUBIC FEET OF STORAGE ABOVE CARSPROVIDE SPACEFOR SECTIONALGARAGE DOORO r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 1 9 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263FLR3B - R.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248A 7.9P L A N 3 R B - S F DR e f l e c t s C o n t e m p o r a r y B E l e v a t i o n
DN
16 R
BEDROOM 2130110XBEDROOM 3120119XPRIMARYBATHPRIMARYBEDROOM140134XBA. 2W.D.20 L.F.LINEN HIGHGLASSHIGHGLASSHIGHGLASSSEAT2nd FLOOR BEDROOMSPRIMARY BEDROOMLADDER ACCESS DIAGRAM SECTION3'-0"3'-5"13'-10"PRIMARY BEDROOMLADDER ACCESS DIAGRAM SECTION3'-0"3'-5"2'-7"O r a n g e , C a l i f o r n i a9 0 1 E . K A T E L L A A V E N U E0 4 . 3 0 . 2 4\\DRONE\J_DRIVE\GROUP2\73822263\2263FLR3A.DWGCopyright 2024 Bassenian | Lagoni Architects2031 Orchard Drive, Suite 100tel. +1 949 553 9100fax +1 949 553 05487 3 8 . 2 2 2 6 3Newport Beach, CA USA 926600 248A 7.11R e f l e c t s C o n t e m p o r a r y A E l e v a t i o nL A D D E R E X H I B I T - T Y P I C A L P L A N 33' x 6' LADDER PAD
3' x 6' LADDER PAD 3' x 6' LADDER PAD