HomeMy WebLinkAboutItem No. 18 - PA 2021-28 - SRCity Council Agenda Report
City of Lake Elsinore 130 South Main Street
Lake Elsinore, CA 92530
www.lake-elsinore.org
File Number: ID# 22-227
Agenda Date: 6/14/2022 Status: Approval FinalVersion: 1
File Type: Council Consent
Calendar
In Control: City Council / Successor Agency
Agenda Number: 18)
Notice of Decision - Planning Commission Approval of Planning Application No. 2021-28
(Corydon III) proposing to establish two industrial buildings totaling 63,030 sq. ft. and an
outdoor storage area
This report is submitted for informational purposes only and there is no action requested from the City
Council as a timely appeal was filed for this application.
Page 1 City of Lake Elsinore Printed on 6/9/2022
Page 1 of 2
REPORT TO CITY COUNCIL
To: Honorable Mayor and Members of the City Council
From: Jason Simpson, City Manager
Prepared by: Kevin Beery, Associate Planner
Date: June 14, 2022
Subject: Notice of Decision - Planning Commission Approval of Planning Application
No. 2021-28 (Corydon III) proposing to establish two industrial buildings
totaling 63,030 sq. ft. and an outdoor storage area
Applicant: Brad Woods, RD Construction
Recommendation
On May 3, 2022, the Planning Commission approved the following resolutions for Planning
Application No. 2021-28 by a 4-0 vote:
adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO. 2021-
28 (CONDITIONAL USE PERMIT NO. 2021-06 AND INDUSTRIAL DESIGN REVIEW NO. 2021-
04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES
HABITAT CONSERVATION PLAN (MSHCP);
adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2021-06 TO
ESTABLISH A TWO-UNIT WAREHOUSE FACILITY AND AN OUTDOOR STORAGE AREA
LOCATED AT APNs: 370-080-007, 370-080-006, and 370-080-020; and
adopted A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2021-04
PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO INDUSTRIAL
BUILDINGS TOTALING 63,030 SQUARE FEET LOCATED AT APNs: 370-080-007, 370-080-
006, and 370-080-020.
On May 17, 2022, a timely appeal of the decision of the Planning Commission to approve
Planning Application No. 2021-28 was filed with the City. In accordance with Sections
17.410.090.A and B of the Lake Elsinore Municipal Code (LEMC), this report is submitted for
informational purposes only and there is no action requested from the City Council as a timely
appeal was filed for this application.
Background
Planning Application No. 2021-28 is a development proposal involving a request for Design
Review approval (IDR 2021-04) to construct two industrial buildings totaling 63,030 square feet
and related improvements, in conjunction with a request for a Conditional Use Permit (CUP 2021-
PA 2021-28 (Corydon III)
City Council Report: 06/14/2022
Page 2 of 2
Page 2 of 2
06) to establish a two-unit warehouse facility and an outdoor storage area on 3.04 acres of land
in the Action Sports, Tourism, Commercial & Recreational and Airport Overlay districts of the East
Lake Specific Plan. The project is located on the west side of Corydon Road between Palomar
Street and Cereal Street (APNs: 370-080-007, 370-080-006, 370-080-020).
The Planning Commission voted 4-0 to approve the project at its regular meeting on May 3, 2022;
before the hearing, the Planning Division received a letter from Richard Drury objecting to the
proposed environmental determination (attached as Exhibit B), and an email from Rene Rolander
expressing concerns on the project’s consistency with zoning and the operational impacts of the
proposed use on surrounding areas (attached as Exhibit C). During the public hearing, one
resident spoke to request clarification regarding the potential displacement of residents, use
permit requirements, compatibility with surrounding land uses, project traffic and operational
impacts, and solar panel requirements. In response, Staff provided clarification on these project
aspects and stated that the proposed project would not have significant environmental impacts
and would not negatively affect surrounding properties.
On May 17, 2022, Richard Drury, on behalf of Supporters Alliance for Environmental
Responsibility, filed a timely appeal of the Planning Commission’s decision to approve the
application because the City should conduct an additional analysis of the project under the
California Environmental Quality Act (CEQA) and that the City lacks sufficient evidence to support
the use of a Class 32 In-fill Exemption for the project. Per Section 17.410.100 of the Lake Elsinore
Municipal Code (LEMC), the City Clerk will schedule the appeal hearing for a future meeting of
the Council no later than 60 days following the filing date of the appeal. The City will also provide
required public notice of the appeal hearing.
Fiscal Impact
The time and costs related to processing this application have been covered by fees paid for by
the applicant. No General Fund budgets have been allocated or used in the processing of this
application. The approval of the project does not fiscally impact the City’s General Fund. Mitigation
measures to protect the City fiscally have already been included in the Conditions of Approval.
Exhibits
A – Planning Commission Staff Report
B – Letter from Richard Drury
C – Email from Rene Rolander
D – Appeal Form Dated May 16, 2022
Page 1 of 5
REPORT TO PLANNING COMMISSION
To: Honorable Chairman and Members of the Planning Commission
From: Damaris Abraham, Planning Manager
Prepared by: Kevin Beery, Associate Planner
Date: May 3, 2022
Subject: Planning Application No. 2021-28 (Corydon III) – A request for Design Review
approval to construct two industrial buildings totaling 63,030 square feet and
related improvements, in conjunction with a request for a Conditional Use Permit
to establish a two-unit warehouse facility and an outdoor storage area
Applicant: Brad Woods, RD Construction
Recommendation
1. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING APPLICATION NO.
2021-28 (CONDITIONAL USE PERMIT NO. 2021-06 AND INDUSTRIAL DESIGN REVIEW
NO. 2021-04) IS CONSISTENT WITH THE WESTERN RIVERSIDE COUNTY MULTIPLE
SPECIES HABITAT CONSERVATION PLAN (MSHCP);
2. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2021-06 TO
ESTABLISH A TWO-UNIT WAREHOUSE FACILITY AND AN OUTDOOR STORAGE AREA
LOCATED AT APNs: 370-080-007, 370-080-006, and 370-080-020; and,
3. Adopt A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2021-04
PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO
INDUSTRIAL BUILDINGS TOTALING 63,030 SQUARE FEET LOCATED AT APNs: 370-080-
007, 370-080-006, and 370-080-020.
Project Description and Location
The project is a development proposal involving a request for Design Review approval (IDR 2021-
04) to construct two industrial buildings totaling 63,030 square feet and related improvements, in
conjunction with a request for a Conditional Use Permit (CUP 2021-06) to establish a two-unit
warehouse facility and an outdoor storage area on 3.04 acres of land in the Action Sports,
Tourism, Commercial & Recreational and Airport Overlay districts of the East Lake Specific Plan.
The project is located on the west side of Corydon Road between Palomar Street and Cereal
Street (APNs: 370-080-007, 370-080-006, 370-080-020).
PA 2021-28 (Corydon III)
PC: 5/3/2022
Page 2 of 5
Building One (located in west portion of site) would be approximately 31 feet in height and include
21,687 square feet of gross floor area, including approximately 5,600 square feet of accessory
office space. Building Two (located in east portion of site) would be approximately 32 feet in height
and include 40,817 square feet of gross floor area, including approximately 10,204 square feet of
accessory office. The outdoor storage yard would be located along the rear of the property and
would have a gravel surface. The proposed building footprint area is 47,226 square feet, or 35.6
percent of the lot area. The project would also include construction of related site improvements
such as 79 on-site parking spaces and the installation of approximately 20,486 square feet of
landscaped area, or 15.4 percent of the lot area. Off-site construction activities would include
minor utility extensions to serve the proposed development and right-of-way improvements
(sidewalk, street widening) along Corydon Road immediately abutting the proposed development
site.
The proposed buildings share a common architectural style (best characterized as modern
industrial) and will incorporate flat roofs with parapets. Building exterior materials will consist of
exposed concrete masonry blocks painted in black and gray, with metal and cement accent
panels. Each building will feature an all-glass, articulated entry on the front elevation. Loading
bays and overhead doors will be provided on the rear and side elevations, and one overhead door
will be provided on the front elevation of Building One.
Environmental Setting
EXISTING
LAND USE ESLP No. 11 GENERAL
PLAN
Project Site Vacant/Industrial Action Sports, Tourism, Commercial & Recreation Specific Plan
North Industrial Action Sports, Tourism, Commercial & Recreation Specific Plan
South Industrial Action Sports, Tourism, Commercial & Recreation Specific Plan
East Vacant City of Wildomar Wildomar
West Vacant Action Sports, Tourism, Commercial & Recreation Specific Plan
Table 1: Environmental Setting
Analysis
The proposed development is located within Planning Area 3 of the ELSP, No. 11 and has an
Action Sports, Tourism, Commercial and Recreation Land Use designation. This designation
provides for a wide range of extreme action sports and accessory manufacturing, service and
retail uses. In addition, the proposed development is located within the Airport Overlay Land Use
designation which provides for facilities such as warehouses, storages facilities, maintenance and
repair facilities, and hangars. The project is an infill development proposal to construct new
warehousing facilities, which is supportive and compatible with other intended uses in both land
use designations. The original ELSP and the subsequent amendments were subject to a
consistency finding with the General Plan prior to adoption. Therefore, the project is consistent
with the General Plan.
In accordance with Section 2.5.1.b.10 of ELSP, No. 11, the Community Development Director
has deemed the proposed warehouse facility compatible with the intent of the Action Sports,
Tourism, Commercial and Recreation Land Use category as requiring a Conditional Use Permit.
Staff has reviewed the development plans with respect to the relevant development standards as
identified in Table 2-4 of the ELSP, No. 11 and the Lake Elsinore Municipal Code (LEMC) and
has detailed the requirements and the proposed development standards as follows:
PA 2021-28 (Corydon III)
PC: 5/3/2022
Page 3 of 5
Development Standard Required Proposed
Setbacks:
Front (Public Right of Way) 15 ft. 89 ft.
Parking – Front Ave. 25 ft. min. 20 ft. 25.9 ft.
Landscape improvements:
Adjacent to Street Min. 15 ft.; Average 20 ft. 25.9 ft.
Landscape Coverage 15% 15.4%
Building Height 45 ft. 34’-9 ½”
Table 2: Development Standards
The proposed development also complies with the minimum off-street parking standards under
17.148.030.C of the LEMC, as outlined in Table 3 below:
Parking Standard Required Proposed
1 per 500 SF Unit area, up to 20,000 SF, 1 per 1,000
SF Unit area over 20,000 SF, and 1 per 1,000 SF
warehousing floor area
15,804 SF/500 SF = 32
46,700 SF/1,000 SF = 47
(rounded up)
Total = 79
Total = 79
Table 3: Parking Standard
The proposed architectural design is consistent the Architectural Guidelines & Development
Standards of the ELSP, No. 11 and the Nonresidential Development Standards (Chapter 17.112)
of the LEMC. The architecture of the building has been designed to achieve harmony and
compatibility with surrounding area. The proposed colors and materials will assist in blending the
architecture into the existing landscape and are compatible with other colors and materials used
on other properties in the vicinity. The proposed landscaping improvements serve to enhance the
building designs and soften portions of building elevations, provide shade, and break-up
expanses of pavement.
The Design Review Committee that includes staff from Planning, Building and Safety, Fire, and
Engineering have reviewed the proposed project, and have conditioned the project to mitigate
potential adverse impacts.
Traffic
A Vehicle Miles Traveled (VMT) Screening Report dated December 8, 2021 was prepared for the
project. The report specifies that the proposed land use would generate 108 daily trips which is
less than the City-adopted significance threshold of 110 daily trips, as outlined in the City’s
adopted Traffic Impact Analysis Guidelines. Accordingly, land use projects generating less than
110 daily trips may be presumed to have less than a significant impact on VMT and does not
require additional VMT analysis. It is anticipated that the project will serve residents within the
vicinity providing enhanced convenience which would reduce the need for residents to travel
increased distances. Therefore, trip lengths within the region would not be increased, and vehicle
travel would potentially decrease. Thus, the project is considered a local serving use and would
not have a significant VMT impact.
Noise
An Acoustical Analysis Report dated November 18, 2021 was prepared for the project by Eilar
Associates, Inc. to evaluate the potential noise impacts for the project. The study assessed the
short-term construction noise impacts as well as operational noise impacts resulting from the
PA 2021-28 (Corydon III)
PC: 5/3/2022
Page 4 of 5
project which include on-site noise sources such as car wash equipment, vacuum stations, and
traffic generated noise. The study concludes that the project would meet the noise regulations
and standards of the LEMC Section 17.176 (Noise Ordinance). To further ensure that construction
and operational activities do not disrupt the adjacent land use the study recommended additional
conditions of approval (COA No. 12). Although these conditions are not required to mitigate any
significant impacts, these conditions have been imposed to minimize noise levels during project
construction.
Air Quality
An Air Quality and Greenhouse Gas Analysis dated November 15, 2021 was prepared for the
project by BlueScape Environmental to evaluate the potential air quality impacts for the project.
The study assessed air quality impacts resulting from project construction and operation in
addition to evaluating project compliance with applicable criteria pollutant thresholds set by the
South Coast Air Quality Management District (SCAQMD). The study concludes that the project
would not exceed regional and localized construction and operational emission SCAQMD daily
significance thresholds and that the project would neither conflict with plans, violate an air quality
standard, nor contribute to an existing or projected violation, result in a cumulatively considerable
increase in ozone or particulate matter emissions or expose receptors to substantial pollutant
concentrations.
Water Quality
A preliminary project-specific Water Quality Management Plan (PWQMP-2021-10) dated July 23,
2021 (Revised March 2, 2022) has been prepared for the project to address the increase in
polluted runoff that would occur from the proposed development. The water quality management
plan proposes to collect and treat onsite stormwater run-off through use of an onsite self-retaining
area and two bioretention basins. The onsite drainage from roofs and pavement areas will be
collected by the two bioretention basins where stormwater would percolate through an engineered
soil medium in which stormwater would be treated by physical, chemical, and biological
processes. The plants and biological activity in the soil medium would function to take up
pollutants and runoff, thus filtering the water before it is released into the storm drain system that
eventually leads to Lake Elsinore. Furthermore, the project is required to implement a Storm
Water Pollution Prevention Plan which will include measures such as construction-phase best
management practices (BMPs) to protect against stormwater runoff. Through implementation of
measures specified in both the WQMP and SWPPP, along with adhering to applicable
regulations, the project would meet applicable water quality standards and discharge regulations.
Conditional Use Permit Findings
As noted above, warehouse facilities are conditionally permitted uses which require issuance of
a Conditional Use Permit. LEMC Section 17.415.070(c) provides that the Commission must
consider whether the proposed use meets the following criteria and make findings to that effect
before granting a Conditional Use Permit:
1. That the proposed use is in accord with the objectives of the General Plan and the purpose
of the planning district in which the site is located.
2. That the proposed use will not be detrimental to the general health, safety, comfort, or
general welfare of persons residing or working within the neighborhood of the proposed
use or the City, or injurious to property or improvements in the neighborhood or the City.
3. That the site is adequate in size and shape to accommodate the use, and for all the yards,
setbacks, walls or fences, landscaping, buffers and other features required by this title.
PA 2021-28 (Corydon III)
PC: 5/3/2022
Page 5 of 5
4. That the site for the proposed use relates to streets and highways with proper design both
as to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
5. That in approving the subject use at the specific location, there will be no adverse effect
on abutting property or the permitted and normal use thereof.
6. That adequate conditions and safeguards pursuant to subsection (B) of this section have
been incorporated into the approval of the conditional use permit to ensure that the use
continues in a manner envisioned by these findings for the term of the use.
Environmental Determination
The project is exempt from the California Environmental Quality Act (Cal. Pub. Res. Code
§§21000 et seq.: “CEQA”) and the CEQA Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to
CEQA Guidelines Section 15332 In-Fill Development Projects. As documented in the attached
Class 32 Categorical Exemption Checklist (Exhibit H), the project is consistent with the applicable
General Plan designation and policies as well as zoning designations and regulations. The project
is located within the City’s boundaries on a site less than five acres surrounded by urban uses,
the development site has no value as habitat for endangered, rare or threatened species. Project
approval will not result in any significant effects relating to traffic, noise, air quality, or water quality,
and the proposed development is adequately served by all required utilities and public services.
Exhibits
A – MSHCP Resolution
B – CUP Resolution
C –IDR Resolution
D – Conditions of Approval
E – Vicinity Map
F – Aerial Map
G – Design Review Package
H – Class 32 Categorical Exemption Checklist
RESOLUTION NO. 2022-__
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, ADOPTING FINDINGS THAT PLANNING
APPLICATION NO. 2021-28 (CONDITIONAL USE PERMIT NO. 2021-06 AND
INDUSTRIAL DESIGN REVIEW NO. 2021-04) IS CONSISTENT WITH THE
WESTERN RIVERSIDE COUNTY MULTIPLE SPECIES HABITAT
CONSERVATION PLAN (MSHCP)
Whereas, Brad Woods, RD Construction, has filed an application with the City of Lake
Elsinore (City) requesting Design Review approval (IDR 2021-04) to construct two industrial
buildings totaling 63,030 square feet and related improvements, in conjunction with a Conditional
Use Permit (CUP 2021-06) to establish two warehouses and an outdoor storage area on 3.04
acres of land within the Action Sports, Tourism, Commercial & Recreational and Airport Overlay
districts of the East Lake Specific Plan (APNs: 370-080-007, 370-080-006, 370-080-020); and,
Whereas, Section 6.0 of the Western Riverside County Multiple Species Habitat
Conservation Plan (MSHCP) requires that all discretionary projects within a MSHCP Criteria Cell
undergo the Lake Elsinore Acquisition Process (LEAP) and Joint Project Review (JPR) to analyze
the scope of the proposed development and establish a building envelope that is consistent with
the MSHCP criteria; and,
Whereas, Section 6.0 of the MSHCP further requires that the City adopt consistency
findings demonstrating that the proposed discretionary entitlement complies with the MSHCP
Criteria Cell, and the MSHCP goals and objectives; and,
Whereas, pursuant to Section 17.415.070 (Conditional Use Permits) and Section
17.415.050 (Major Design Review) of the Lake Elsinore Municipal Code (LEMC), the Planning
Commission (Commission) has been delegated with the responsibility of reviewing and approving,
conditionally approving, or denying conditional use permits and design review applications; and,
Whereas, on May 3, 2022 at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has considered the Project and its consistency with the
MSHCP prior to adopting Findings of Consistency with the MSHCP.
Section 2: That in accordance with the MSHCP, the Commission makes the following
findings for MSHCP consistency:
1. The Project is a project under the City’s MSHCP Resolution, and the City must make an
MSHCP Consistency finding before approval.
Pursuant to the City’s MSHCP Resolution, the Project is required to be reviewed for
MSHCP consistency, including consistency with other “Plan Wide Requirements.” The
Project site has been previously disturbed and is currently developed with single-family
residences. A General Biological Assessment and Western Riverside County Multiple
Species Habitat Conservation Plan (MSHCP) Consistency Analysis report dated October
PC Reso. No. 2022-____
Page 2 of 4
2021 prepared by Hernandez Environmental Services (Biological Report) has been
prepared for the Project site based on literature review and field surveys. The Project site
is not located within a MSHCP Criteria Cell. Based upon the Biological Report, there are
no issues regarding consistency with the MSHCP’s other “Plan Wide Requirements.” The
only requirement potentially applicable to the Project were the Protection of Species
Associated with Riparian/Riverine Areas and Vernal Pool Guidelines (Section 6.1.2 of the
MSHCP) and payment of the MSHCP Local Development Mitigation Fee (Section 4 of the
MSHCP Ordinance).
2. The Project is subject to the City’s LEAP and the Western Riverside County Regional
Conservation Authority’s (RCA) Joint Project Review processes.
As stated above, the Project is not located within a Criteria Cell and therefore th e Project
was not processed through the City’s LEAP and JPR processes.
3. The Project is consistent with the Riparian/Riverine Areas and Vernal Pools Guidelines.
According to the Biological Report, neither riparian/riverine areas and nor vernal pools or
suitable habitat for fairy shrimp occur on the site. Therefore, the Project is consistent with
the Riparian/Riverine Areas and Vernal Pool Guidelines under Section 6.1.2 of the
MSHCP.
4. The Project is consistent with the Protection of Narrow Endemic Plant Species Guidelines.
The Project site is located within the Narrow Endemic Plant Species Survey Area
(NEPSSA) for multiple narrow endemic species. According to the Biological Report,
habitat assessments were conducted specifically for Munz’s onion, San Diego ambrosia,
many-stemmed dudleya, spreading navarretia, California Orcutt grass, Hammitt’s clay-
cress, and Wright’s trichocoronis. It was determined that no habitat is present to support
any Narrow Endemic Plant Species. The Project is therefore consistent with the Protection
of Narrow Endemic Plant Species Guidelines.
5. The Project is consistent with the Additional Survey Needs and Procedures.
The MSHCP only requires additional surveys for certain species if the Project is located
in Criteria Area Species Survey Areas, Amphibian Species Survey Areas, Burrowing Owl
Survey Areas, and Mammal Species Survey Areas of the MSHCP. The Project site is not
located additional survey areas for amphibians, mammals, or any special linkage areas;
however, the Project site is located within the burrowing owl survey area. A habitat
assessment for burrowing owl determined that there is no suitable habitat present that can
support this species. Therefore, the subject project is consistent with the Additional Survey
Needs and Procedures of the MSHCP.
6. The Project is consistent with the Urban/Wildlands Interface Guidelines.
The Project site is not within or adjacent to any MSHCP criteria or conservation areas.
Therefore, the Urban/Wildlands Interface Guidelines of MSHCP Section 6.1.4 are not
applicable.
7. The Project is consistent with the Vegetation Mapping requirements.
There are no resources located on the Project site, requiring mapping as set forth in
PC Reso. No. 2022-____
Page 3 of 4
MSHCP Section 6.3.1.
8. The Project is consistent with the Fuels Management Guidelines.
The Project site is not within or adjacent to any MSHCP criteria or conservation areas.
Therefore, the Fuels Management Guidelines of MSHCP Section 6.4 are not applicable.
9. The Project will be conditioned to pay the City’s MSHCP Local Development Mitigation
Fee.
As a condition of approval, the Project will be required to pay the City’s MSHCP Local
Development Mitigation Fee at the time of issuance of building permits.
10. The Project is consistent with the MSHCP.
As described above, the Project complies with all applicable MSHCP requirements.
Section 3: Based upon the evidence presented, both written and testimonial, and the
above findings, the Commission hereby finds that the Project is consistent with the MSHCP.
Section 4: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 3rd day of May, 2022.
John Gray, Chairman
Attest:
___________________________________
Damaris Abraham
Planning Manager
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
PC Reso. No. 2022-____
Page 4 of 4
I, Damaris Abraham, Planning Manager of the City of Lake Elsinore, California, hereby certify that
Resolution No. 2022-__ was adopted by the Planning Commission of the City of Lake Elsinore,
California, at a regular meeting held on the 3rd day of May, 2022 and that the same was adopted
by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham
Planning Manager
RESOLUTION NO. 2022-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2021-06
TO ESTABLISH A TWO-UNIT WAREHOUSE FACILITY AND AN OUTDOOR
STORAGE AREA LOCATED AT APNs: 370-080-007, 370-080-006, and 370-080-
020
Whereas, Brad Woods, RD Construction, has filed an application with the City of Lake
Elsinore (City) requesting Design Review approval (IDR 2021-04) to construct two industrial
buildings totaling 63,030 square feet and related improvements, in conjunction with a Conditional
Use Permit (CUP 2021-06) to establish two warehouses and an outdoor storage area on 3.04
acres of land within the Action Sports, Tourism, Commercial & Recreational and Airport Overlay
districts of the East Lake Specific Plan (APNs: 370-080-007, 370-080-006, 370-080-020); and,
Whereas, Section 17.415.070 of the Lake Elsinore Municipal Code (LEMC) provides that
certain uses are desirable but may have operational characteristics that disproportionately impact
adjoining properties, businesses, or residents. Accordingly, such uses require a more
comprehensive review and approval procedure, including the ability to condition the project in
order to mitigate significant impact; and,
Whereas, pursuant to Section 17.415.070 (Conditional Use Permits) of the LEMC, the
Planning Commission (Commission) has been delegated has been delegated with the
responsibility of reviewing and approving, conditionally approving, or denying conditional use
permits; and,
Whereas, on May 3, 2022 at a duly noticed public hearing, the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, DOES HEREBY RESOLVE, DETERMINE AND ORDER AS
FOLLOWS:
Section 1: The Commission has considered the project and has found it acceptable.
Section 2: The Commission finds that the proposed Project is exempt from the California
Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA
Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In-Fill
Development Projects. The Project is consistent with the applicable General Plan designation and
policies, as well as zoning designation and regulations, and is within the City’s boundaries on a
site less than five acres surrounded by urban uses. The subject property has no value as habitat
for endangered, rare or threatened species. Approval of the Project will not result in any significant
effects relating to traffic, noise, air quality, or water quality and the Project is adequately served
by all required utilities and public services.
Section 3. That in accordance with LEMC Section 17.415.070.C, the Commission makes
the following findings regarding Planning Application No. 2021-28 (Conditional Use Permit No.
2021-06):
PC Reso. No. 2022-____
Page 2 of 3
1. That the proposed use, on its own merits and within the context of its setting, is in accord
with the objectives of the General Plan and the purpose of the planning district in which
the site is located.
The project site is located within Planning Area 3 of the ELSP, No. 11 and has an Action
Sports, Tourism, Commercial and Recreation Land Use designation. This designation
provides for a wide range of extreme action sports and accessory manufacturing, service
and retail uses. The project site is located within the Airport Overlay Land Use designation
which provides for facilities such as warehouses, storages facilities, maintenance and
repair facilities, and hangars. The proposed project is an infill development project that
proposed to construct new warehouse facilities, which is supportive and compatible with
other intended uses in this designation. The original ELSP and the subsequent
amendments were subject to a consistency finding with the General Plan prior to adoption.
Therefore, the project is consistent with the General Plan.
2. The proposed use will not be detrimental to the general health, safety, comfort or general
welfare of persons residing or working within the neighborhood of the proposed use or the
City, or injurious to property or improvements in the neighborhood or the City.
The proposed use does not propose either directly or indirectly any detrimental effects to
the existing surrounding community. The Project has been conditioned as such to avoid
any possible negative impacts associated with the proposed Project.
3. The Site for the intended use is adequate in size and shape to accommodate the use, and
for all the yards, setbacks, walls or fences, landscaping, buffers and other features
required by this title.
The proposed use has been analyzed and staff has determined that the proposed use
meets all applicable sections of the LEMC and will complement the existing uses, based
on the submitted plans and the conditions of approval imposed on the Project.
4. The Site for the proposed use relates to streets and highways with proper design both as
to width and type of pavement to carry the type and quantity of traffic generated by the
subject use.
The proposed use is located within an existing built environment, inclusive of streets. The
existing streets are of adequate size to facilitate safe and convenient transportation to and
from the site. Under the City’s Traffic Impact Analysis Guidelines, the project is presumed
to have less than significant transportation impacts.
5. In approving the subject use at the specific location, there will be no adverse effect on
abutting properties or the permitted and normal use thereof.
The Conditional Use Permit has been thoroughly reviewed and conditioned by all
applicable City departments thereby eliminating the potential for any adverse effects.
6. Adequate conditions and safeguards pursuant to LEMC 17.415.070.B, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the subject project to ensure development of the property in accordance with
the objectives of this chapter and the planning district in which the site is located.
PC Reso. No. 2022-____
Page 3 of 3
Pursuant to Section 17.415.070.B of the LEMC, the Project was considered by the
Planning Commission at a duly noticed Public Hearing on May 3, 2022, appropriate and
applicable conditions of approval have been included to protect the public health, safety
and general welfare.
Section 4: Based upon the evidence presented, the above findings, and the Conditions
of Approval imposed upon the project, the Commission hereby approves Planning Application No.
2021-28 (Conditional Use Permit No. 2021-06).
Section 5: This Resolution shall take effect immediately upon its adoption.
Passed and Adopted on this 3rd day of May, 2022.
John Gray, Chairman
Attest:
___________________________________
Damaris Abraham
Planning Manager
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Planning Manager of the City of Lake Elsinore, California, hereby certify that
Resolution No. 2022-__ was adopted by the Planning Commission of the City of Lake Elsinore,
California, at a regular meeting held on the 3rd day of May, 2022, and that the same was adopted
by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham
Planning Manager
RESOLUTION NO. 2022-
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE, CALIFORNIA, APPROVING INDUSTRIAL DESIGN REVIEW NO. 2021-
04 PROVIDING BUILDING DESIGN AND RELATED IMPROVEMENTS FOR TWO
INDUSTRIAL BUILDINGS TOTALING 63,030 SQUARE FEET LOCATED AT APNs:
370-080-007, 370-080-006, and 370-080-020
Whereas, Brad Woods, RD Construction, has filed an application with the City of Lake
Elsinore (City) requesting Design Review approval (IDR 2021-04) to construct two industrial
buildings totaling 63,030 square feet and related improvements, in conjunction with a Conditional
Use Permit (CUP 2021-06) to establish two warehouses and an outdoor storage area on 3.04
acres of land within the Action Sports, Tourism, Commercial & Recreational and Airport Overlay
districts of the East Lake Specific Plan (APNs: 370-080-007, 370-080-006, 370-080-020); and,
Whereas, the proposed Project is exempt from the California Environmental Quality Act
(Cal. Publ. Res. Code §§21000 et seq.:”CEQA”) and CEQA Guidelines (14. Cal. Code Regs
§§15000 et seq.), specifically pursuant to Section 15332 (Class 32 – In-Fill Development
Projects); and,
Whereas, pursuant to Section 17.415.050 (Major Design Review) of the Lake Elsinore
Municipal Code (LEMC), the Planning Commission (Commission) has been delegated with the
responsibility of reviewing and approving, conditionally approving, or denying design review
applications; and,
Whereas, on May 3, 2022 at a duly noticed Public Hearing the Commission has
considered evidence presented by the Community Development Department and other interested
parties with respect to this item.
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF LAKE
ELSINORE DOES HEREBY RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1: The Commission has reviewed and analyzed the proposed Project pursuant
to the California Planning and Zoning Laws (Cal. Gov. Code §§ 59000 et seq.), the Lake Elsinore
General Plan (GP), the East Lake Specific Plan, Amendment No. 11 (ELSP#11), and the LEMC
and finds and determines that the proposed Project is consistent with the requirements of
California Planning and Zoning Law and with the goals and policies of the GP, ELSP#11, and the
LEMC.
Section 2: The Commission finds that the proposed Project is exempt from the California
Environmental Quality Act (Cal. Pub. Res. Code §§21000 et seq.: “CEQA”) and the CEQA
Guidelines (14 C.C.R. §§ 15000 et seq.) pursuant to CEQA Guidelines Section 15332 In-Fill
Development Projects. The Project is consistent with the applicable General Plan designation and
policies, as well as zoning designation and regulations, and is within the City’s boundaries on a
site less than five acres surrounded by urban uses. The subject property has no value as habitat
for endangered, rare or threatened species. Approval of the Project will not result in any significant
effects relating to traffic, noise, air quality, or water quality and the Project is adequately served
by all required utilities and public services.
PC Reso. No. 2022-____
Page 2 of 3
Section 3: That in accordance with Section 17.415.050.G of the LEMC, the Commission
makes the following findings regarding Planning Application No. 2021-28 (Industrial Design
Review No. 2021-04):
1. The Project, as approved, will comply with the goals and objectives of the General Plan
and the zoning district in which the project is located.
The Project is located within Planning Area 3 of the ELSP#11 and has an Action Sports,
Tourism, Commercial and Recreation Land Use designation. This designation provides
for a wide range of extreme action sports and accessory manufacturing, service and retail
uses. The proposed Project is an infill development project that is proposing to expand an
existing construction facility, which is supportive and compatible with other intended uses
in this designation. The original ELSP and the subsequent amendments were subject to
a consistency finding with the General Plan prior to adoption. Therefore, the Project is
consistent with the General Plan. Further, the proposed commercial Project will assist in
achieving the development of a well-balanced and functional mix of residential,
commercial, industrial, open space, recreational and institutional land uses.
2. The Project complies with the design directives contained in the LEMC and all applicable
provisions of the LEMC.
The Project is appropriate to the site and surrounding developments. The architectural
design of the proposed building complies with the Architectural Guidelines & Development
Standards of the ELSP#11 and the Nonresidential Development Standards (Chapter
17.112) of the LEMC. The architecture has been designed to achieve harmony and
compatibility with the surrounding area. The colors and materials proposed will assist in
blending the architecture into the existing landscape and are compatible with other colors
and materials used on other properties near the Project site. In addition, the site design
provides safe and efficient onsite circulation.
3. Conditions and safeguards pursuant to Section 17.415.050.G.3 of the LEMC, including
guarantees and evidence of compliance with conditions, have been incorporated into the
approval of the Project to ensure development of the property in accordance with the
objectives of Section 17.415.050.
Pursuant to Section 17.415.050.E of the LEMC, the Project was considered by the
Planning Commission at a duly noticed Public Hearing held on May 3, 2022. The Project,
as reviewed and conditioned by all applicable City divisions, departments and agencies,
will not have a significant effect on the environment.
Section 4: Based upon the evidence presented, the above findings, and the conditions of
approval imposed upon the Project, the Commission hereby approves Planning Application No.
2021-28 (Industrial Design Review No. 2021-04).
Section 5: This Resolution shall take effect immediately upon its adoption.
PC Reso. No. 2022-____
Page 3 of 3
Passed and Adopted on this 3rd day of May, 2022
John Gray, Chairman
Attest:
___________________________________
Damaris Abraham
Planning Manager
STATE OF CALIFORNIA )
COUNTY OF RIVERSIDE ) ss.
CITY OF LAKE ELSINORE )
I, Damaris Abraham, Planning Manager of the City of Lake Elsinore, California, hereby certify that
Resolution No. 2022-__ was adopted by the Planning Commission of the City of Lake Elsinore,
California, at a regular meeting held on the 3rd day of May, 2022 and that the same was adopted
by the following vote:
AYES:
NOES:
ABSTAIN:
ABSENT:
Damaris Abraham,
Planning Manager
Applicant’s Initials: _____ Page 1 of 17
CONDITIONS OF APPROVAL
PROJECT: PA 2021-28/CUP 2021-06/IDR 2021-04
PROJECT NAME: Corydon III
PROJECT LOCATION: APNs: 370-080-007, 370-080-006, 370-
080-020
APPROVAL DATE: May 3, 2022
EFFECTIVE DATE:
EXPIRATION DATE:
GENERAL
1. Planning Application No. 2021-28 consists of a request for Design Review approval (IDR
2021-04) to construct two industrial buildings totaling 63,030 square feet and related
improvements, in conjunction with a request for a Conditional Use Permit (CUP 2021-06) to
establish a two-unit warehouse facility and an outdoor storage area on 3.04 acres of land in
the Action Sports, Tourism, Commercial & Recreational and Airport Overlay districts of the
East Lake Specific Plan. The project is located on the west side of Corydon Road between
Palomar Street and Cereal Street (APNs: 370-080-007, 370-080-006, 370-080-020).
2. The applicant shall defend (with counsel acceptable to the City), indemnify, and hold
harmless the City, its Officials, Officers, Employees, Agents, and its Consultants
(Indemnitees) from any claim, action, or proceeding against the Indemnitees to attack, set
aside, void, or annul an approval of the City, its advisory agencies, appeal boards, or
legislative body concerning approval, implementation and construction of CUP 2021-06 and
IDR 2021-04, which action is bought within the time period provided for in California
Government Code Sections 65009 and/or 66499.37, and Public Resources Code Section
21167, including the approval, extension or modification of CUP 2021-06 and IDR 2021-04
or any of the proceedings, acts or determinations taken, done, or made prior to the decision,
or to determine the reasonableness, legality or validity of any condition attached thereto.
The Applicant's indemnification is intended to include, but not be limited to, damages, fees
and/or costs awarded against or incurred by Indemnitees and costs of suit, claim or litigation,
including without limitation attorneys' fees, penalties and other costs, liabilities and
expenses incurred by Indemnitees in connection with such proceeding. The City will
promptly notify the applicant of any such claim, action, or proceeding against the City. If the
project is challenged in court, the City and the applicant shall enter into formal defense and
indemnity agreement, consistent with this condition.
3. Within 30 days of project approval, the applicant shall sign and complete an
"Acknowledgment of Conditions" and shall return the executed original to the Community
Development Department for inclusion in the case records.
PLANNING DIVISION
4. Conditional Use Permit No. 2021-06 shall lapse and become void two years following the
date on which the conditional use permit became effective, unless one of the following: (1)
prior to the expiration of two years, a building permit related to the conditional use permit is
issued and construction commenced and diligently pursued toward completion; or (2) prior
to the expiration of two years, the applicant has applied for and has been granted an
extension of the conditional use permit approval pursuant to subsections (a), (b), and (c) of
Lake Elsinore Municipal Code (LEMC) Section 17.415.070.D.2. Subject to the provisions of
PA 2021-28/CUP 2021-06/IDR 2021-04 PC: May 3, 2022
Conditions of Approval
Applicant’s Initials: _____ Page 2 of 17
LEMC Section 17.415.070.I, a conditional use permit granted pursuant to the provisions of
this section shall run with the land and shall continue to be valid upon a change of ownership
of the site or structure, which was the subject of the conditional use permit application.
5. Industrial Design Review No. 2021-04 shall lapse and become void two years following the
date on which the design review became effective, unless one of the following: (1) prior to
the expiration of two years, a building permit related to the design review is issued and
construction commenced and diligently pursued toward completion; or (2) prior to the
expiration of two years, the applicant has applied for and has been granted an extension of
the design review approval pursuant to subsections (1) and (2) of Lake Elsinore Municipal
Code (LEMC) Section 17.415.050.I.1. Notwithstanding conditions to the contrary, a desig n
review granted pursuant to LEMC Section 17.415.050.I.2 shall run with the land for this two-
year period, subject to any approved extensions, and shall continue to be valid upon a
change of ownership of the site, which was the subject of the design review application.
6. An application for modification, expansion or other change in a Conditional Use Permit shall
be reviewed according to the provisions of the Section 17.415.070 of the LEMC, in a similar
manner as a new application.
7. If operation of this use triggers concerns related to parking, noise, traffic, or other impacts,
at the discretion of the Community Development Director, this Conditional Use Permit may
be referred back to the Planning Commission for subsequent review at a Public Hearing. If
necessary, the Commission may modify or add conditions of approval to mitigate such
impacts, or may revoke said Conditional Use Permit.
8. All Conditions of Approval shall be reproduced on page one of building plans prior to their
acceptance by the Building and Safety Division, Community Development Department. All
Conditions of Approval shall be met prior to the issuance of a Certificate of Occupancy and
release of utilities.
9. All future development proposals shall be reviewed by the City on a project-by-project basis.
If determined necessary by the Community Development Director or designee, additional
environmental analysis will be required.
10. Any proposed minor revisions to approved plans shall be reviewed and approved by the
Community Development Director or designee. Any proposed substantial revisions to the
approved plans shall be reviewed according to the provisions of the Municipal Code in a
similar manner as a new application. Grading plan revisions shall be reviewed by the City
Engineer.
11. The applicant shall provide all project-related on-site and off-site improvements as required
by these Conditions of Approval.
12. Provisions of the City’s Noise Ordinance shall be satisfied during all site preparation and
construction activity. The applicant shall place a weatherproof 3’ x 3’ sign at the entrance
to the project site identifying the approved days and hours of construction activity 7:00 a.m.
– 5:00 p.m., Monday through Friday. Only finish work and similar interior construction may
be conducted on Saturdays and may commence no earlier than 8:00 a.m. and shall cease
no later than 4:00 p.m. with no construction activity to occur on Sundays or legal holidays.
The sign shall identify the name and phone number of the development manager to address
any complaints. The project shall also comply with the following requirements to minimize
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Conditions of Approval
Applicant’s Initials: _____ Page 3 of 17
noise caused by construction activities:
a. Staging areas should be placed as far as possible from residential receivers.
b. Turn off equipment when not in use.
c. Limit the use of enunciators or public address systems, except for emergency
notifications.
d. Equipment used in construction should be maintained in proper operating condition, and
all loads should be properly secured, to prevent rattling and banging.
e. Schedule work to avoid simultaneous construction activities that both generate high
noise levels.
f. Use equipment with effective mufflers.
g. Minimize the use of backup alarms.
13. No individual signs are approved as part of this approval. The applicant or designee shall
submit an application for a sign permit, pay appropriate fees and receive approval from the
Community Development Department for any sign(s) installed at the project site.
14. Graffiti shall be removed within 24 hours.
15. All materials and colors depicted on the approved plans shall be used. If the applicant
wishes to modify any of the approved materials or colors depicted on the plans, the applicant
shall submit a proposal setting forth the modifications for review by the Community
Development Director or his designee
16. The entire site shall be kept free from trash and debris at all times and in no event shall
trash and debris remain for more than 24 hours.
17. The outdoor storage area is subject to the following requirements:
a. The storage yard shall be enclosed on all sides with a screen a minimum
of six feet in height as measured from the highest grade elevation either
side of the screen. The screen shall be a decorative, solid masonry wall or
chain link with redwood or cedar slats or wood fencing.
b. No materials shall be stored higher than the screen.
c. Storage areas shall not encroach upon parking, landscaping, drive aisles,
required truck loading areas or required yard areas.
d. No storage of scrap, waste or other material not utilized in the production
process is permitted.
18. If any of the conditions of approval set forth herein fail to occur, or if they are, by their terms,
to be implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to revoke
or modify all approvals herein granted, deny or further condition issuance of all future
building permits, deny revoke, or further condition all certificates of occupancy issued under
the authority of approvals herein granted; record a notice of violation on the property title;
institute and prosecute litigation to compel their compliance with said conditions or seek
damages for their violation.
Prior to Issuance of Grading Permits/Building Permits
19. Prior to issuance of a building permit, the applicant shall pay Development Impact Fees
(DIF) and MSHCP Fees per LEMC Section 16.85, at the rate in effect at the time of payment.
PA 2021-28/CUP 2021-06/IDR 2021-04 PC: May 3, 2022
Conditions of Approval
Applicant’s Initials: _____ Page 4 of 17
20. All roof mounted or ground support air conditioning units or other mechanical equipment
incidental to development shall be architecturally screened or shielded by landscaping so
that they are not visible from neighboring property or public streets. Any roof mounted
central swamp coolers shall also be screened, and the Community Development Director,
prior to issuance of building permit shall approve screening plan.
21. A detailed on-site lighting plan, including a photometric diagram, shall be reviewed to ensure
that all exterior on-site lighting shall be shielded and directed on-site so as not to create
glare onto neighboring property and streets or allow illumination above the horizontal plane
of the fixture.
22. The project shall meet all requirements of the Elsinore Valley Municipal Water District
(EVMWD). The applicant shall submit water and sewer plans to the EVMWD and shall
incorporate all district conditions and standards.
23. The property address (in numerals at least six inches high) shall be displayed near the
entrance and be easily visible from the front of the subject property and public right-of-way.
24. The applicant shall construct trash enclosure(s) with a decorative roof to match the colors,
materials and design of the project architecture.
25. A uniform hardscape and street furniture design including seating benches, trash
receptacles, free-standing potted plants, bike racks, light bollards, etc., shall be utilized and
be compatible with the architectural style. Detailed designs shall be submitted for Planning
Division review and approval prior to the issuance of building permits.
26. Prior to issuance of a building permit, one (1) set of the Final Landscaping / Irrigation Detail
Plans along with a digital copy (in .pdf format) shall be submitted to the Community
Development Department with appropriate fees, for review and approval by the Community
Development Director or designee.
a. All planting areas shall have permanent and automatic sprinkler system with 50% plant
coverage using a drip irrigation method.
b. All planting areas shall be separated from paved areas with a six inch (6”) high and six
inch (6”) wide concrete curb. Runoff shall be allowed from paved areas into landscape
areas.
c. Planting within fifteen feet (15’) of ingress/egress points shall be no higher than twenty-
four inches (24”).
d. Landscape planters shall be planted with an appropriate parking lot shade tree
pursuant to the LEMC and Landscape Design Guidelines.
e. No required tree planting bed shall be less than 5 feet wide.
f. Root barriers shall be installed for all trees planted within 10 feet of hardscape areas
to include sidewalks.
g. Any transformers and mechanical or electrical equipment shall be indicated on
landscape plan and screened as part of the landscaping plan.
h. The landscape plan shall provide for ground cover, shrubs, and trees and meet all
requirements of the City’s adopted Landscape Guidelines.
i. All landscaping and irrigation shall be installed within affected portion of any phase at
the time a Certificate of Occupancy is requested for any building.
j. Final landscape plan must be consistent with approved site plan.
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Conditions of Approval
Applicant’s Initials: _____ Page 5 of 17
k. Final landscape plans to include planting and irrigation details.
l. Final landscape plans shall include drought tolerant planting consistent with Elsinore
Valley Municipal Water District standards subject to plan check and approval by the
City’s landscape plan check consultant.
m. No turf shall be permitted.
27. Landscaping installed for the project shall be continuously maintained to the reasonable
satisfaction of the Community Development Director. If it is determined that the landscaping
is not being maintained, the Director of Community Development shall have the authority to
require the property owner to bring the landscaping into conformance with the approved
landscape plan. The continued maintenance of all landscaped areas shall be the
responsibility of the developer or any successors in interest.
28. The proposed location of on-site construction trailers shall be approved by the Community
Development Director or designee. A cash bond of $1,000 shall be required for any
construction trailers placed on the site and used during construction. Bonds will be released
after removal of trailers and restoration of the site to an acceptable state, subject to approval
of the Community Development Director or designee. Such trailer(s) shall be fully on private
property and outside the public right of way.
BUILDING DIVISION
General Conditions
29. Final Building and Safety Conditions. Final Building and Safety Conditions will be addressed
when building construction plans are submitted to Building and Safety for review. These
conditions will be based on occupancy, use, the California Building Code (CBC), and related
codes which are enforced at the time of building plan submittal.
30. Compliance with Code. All design components shall comply with applicable provisions of
the 2019 edition of the California Building, Plumbing and Mechanical Codes: 2019 California
Electrical Code; California Administrative Code, 2019 California Energy Codes, 2019
California Green Building Standards, California Title 24 Disabled Access Regulations, and
Lake Elsinore Municipal Code.
31. Green Measures. The application shall provide 10% voluntary green measures on the
project, as stipulated by the 2019 California Green Building Standards.
32. Disabled Access. Applicant shall provide details of all applicable disabled access provisions
and building setbacks on plans to include:
a. All ground floor units to be adaptable.
b. Disabled access from the public way to the entrance of the building.
c. Van accessible parking located as close as possible to the main entry.
d. Path of accessibility from parking to furthest point of improvement.
e. Path of travel from public right-of-way to all public areas on site, such as club house,
trach enclosure tot lots and picnic areas.
33. Street Addressing. Applicant must obtain street addressing for all proposed buildings by
requesting street addressing and submitting a site plan for commercial or multi-family
residential projects or a recorded final map for single- family residential projects. It takes 10
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Conditions of Approval
Applicant’s Initials: _____ Page 6 of 17
days to issue address and notify other agencies. Please contact Sonia Salazar at
ssalazar@lake-elsinore.org or 951-674-3124 X 277.
34. Clearance from LEUSD. A receipt or clearance letter from the Lake Elsinore School District
shall be submitted to the Building and Safety Department to ensure the payment or
exemption from School Mitigation Fees.
35. Obtain Approvals Prior to Construction. Applicant must obtain all building plans and permit
approvals prior to commencement of any construction work.
36. Obtaining Separate Approvals and Permits. Trash enclosures, patio covers, light standards,
and any block walls will require separate approvals and permits.
37. Sewer and Water Plan Approvals. On-site sewer and water plans will require separate
approvals and permits. Septic systems will need to be approved from Riverside County
Environmental Health Department before permit issuance.
38. House Electrical Meter. Applicant shall provide a house electrical meter to provide power
for the operation of exterior lighting, irrigation pedestals and fire alarm systems for each
building on the site. Developments with single user buildings shall clearly show on the plans
how the operation of exterior lighting and fire alarm systems when a house meter is not
specifically proposed.
At Plan Review Submittal
39. Submitting Plans and Calculations. Applicant must submit to Building and Safety four (4)
complete sets of plans and two (2) sets of supporting calculations for review and approval
including:
a. An electrical plan including load calculations and panel schedule, plumbing schematic,
and mechanical plan applicable to scope of work.
b. A Sound Transmission Control Study in accordance with the provisions of the Section
5.507, of the 2019 edition of the California Building Code.
c. A precise grading plan to verify accessibility for the persons with disabilities.
d. Truss calculations that have been stamped by the engineer of record of the building and
the truss manufacturer engineer.
Prior to Issuance of Grading Permit(s)
40. Onsite Water and Sewer Plans. Onsite water and sewer plans, submitted separately from
the building plans, shall be submitted to Building and Safety for review and approval.
41. Demolition Permits. A demolition permit shall be obtained if there is an existing structure to
be removed as part of the project. Asbestos report and lead base paint reports are required
before demo permit will be issued.
Prior to Issuance of Building Permit(s)
42. Plans Require Stamp of Registered Professional. Applicant shall provide appropriate stamp
of a registered professional with original signature on the plans. Provide C.D. of approved
plans to the Building Division.
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Conditions of Approval
Applicant’s Initials: _____ Page 7 of 17
Prior to Beginning of Construction
43. Pre-Construction Meeting. A pre-construction meeting is required with the building inspector
prior to the start of the building construction.
ENGINEERING DIVISION
General
44. All new submittals for plan check or permit shall be made using the City’s online Self-Service
Portal (CSSP).
45. All plans (Street, Storm Drain, Improvement, Grading) shall be prepared by a Registered
Civil Engineer using the City’s standard title block.
46. All required soils, geology, hydrology and hydraulic and seismic reports shall be prepared
by a Registered Civil Engineer.
47. All slopes and landscaping within the public right-of-way shall be maintained by the property
owner, owner’s association, firms contracted by the property owner’s association, or another
maintenance entity approved by the City Council.
48. All open space and slopes except for public parks and schools and flood control district
facilities, outside the public right-of-way shall be owned and maintained by the property
owner or property owner’s association.
49. In accordance with the City’s Franchise Agreement for waste disposal & recycling, the
applicant shall be required to contract with CR&R Inc. for removal and disposal of all waste
material, debris, vegetation and other rubbish generated both during cleaning, demolition,
clear and grubbing or all other phases of construction and during occupancy.
50. Applicant shall submit a detailed hydrology and hydraulic study for review for the sufficient
containment and conveyance of the storm water to a safe and adequate point as approved
by the City Engineer.
51. The site will accommodate all construction activity, building activity, vehicles, etc. No staging
on public streets or private property belonging to others shall be conducted without the
written permission of the property owner.
52. Minimum good housekeeping and erosion and sediment control Best Management
Practices (BMPs) as identified by the City shall be implemented.
FEES
53. Applicant shall pay all applicable permit application and Engineering assessed fees,
including without limitation plan check and construction inspection fees, at the prevalent rate
at time of payment in full.
54. Applicant shall pay all applicable Mitigation and Development Impact Fees at the prevalent
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Applicant’s Initials: _____ Page 8 of 17
rate at time of payment in full. Mitigation and Development Impact Fees include without
limitation:
a. Master Plan of Drainage Fee – Due prior to Grading Permit issuance
b. Traffic Infrastructure Fee (TIF) – Due prior to Building Permit issuance
c. Transportation Uniform Mitigation Fee (TUMF) – Due prior to Occupancy
d. Stephens’ Kangaroo Habitat Fee (K-Rat) – Due prior to Grading Permit issuance
LAND DIVISION-DEDICATION
55. Applicant shall submit for plan check review and approval for a Parcel Merger to merge lots
for APNs 370-080-006, 370-080-007, and 370-080-020.
56. Applicant shall dedicate right-of-way along the property’s frontage on Corydon Road such
that from centerline to property line is 50 feet.
57. All required public right-of-way dedications and easements shall be prepared by the
applicant or his agent and shall be submitted to the Engineering Department for review and
approval.
STORM WATER MANAGEMENT / POLLUTION PREVENTION / NPDES
Design
58. The project is responsible for complying with the Santa Ana Region National Pollutant
Discharge Elimination System (NPDES) Permits as warranted based on the nature of
development and/or activity. These Permits include:
a. General Permit – Construction
b. General Permit – Industrial
c. Scrap Metal
d. De Minimus Discharges
e. MS4
59. A final Water Quality Management Plan (WQMP) shall be prepared using the Santa Ana
Region 8 approved template and guidance and submitted for review and approval to the
City. The final WQMP shall be approved prior to issuance of any encroachment, grading or
building permit.
60. The Final WQMP shall document the following:
a. Detailed site and project description.
b. Potential stormwater pollutants.
c. Post-development drainage characteristics.
d. Low Impact Development (LID) BMP selection and analysis.
e. Structural and non-structural source control BMPs.
f. Treatment Control BMPs.
g. Site design and drainage plan (BMP Exhibit).
h. Documentation of how vector issues are addressed in the BMP design, operation and
maintenance.
i. GIS Decimal Minute Longitude and Latitude coordinates for all LID and Treatment
Control BMP locations.
j. HCOC – demonstrate that discharge flow rates, velocities, duration and volume for the
post construction condition from a 2-year and 24-hour rainfall event will not cause
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Conditions of Approval
Applicant’s Initials: _____ Page 9 of 17
adverse impacts on downstream erosion and receiving waters, or measures are
implemented to mitigate significant adverse impacts downstream public facilities and
water bodies. Evaluation documentation shall include pre- and post-development
hydrograph volumes, time of concentration and peak discharge velocities, construction
of sediment budgets, and a sediment transport analysis. (Note the facilities may need
to be larger due to flood mitigation for the 10-year, 6- and 24-hour rain events).
k. Operations and Maintenance (O&M) Plan and Agreement (using City approved form
and/or CC&Rs) as well as documentation of formation of funding district for long term
maintenance costs.
61. The 2010 SAR MS4 Permit specifies a highest and best use exception for discharges to the
Lake. The project qualifies for that exception.
62. Parking lot landscaping areas shall be designed to provide for treatment, retention or
infiltration of runoff.
63. Project hardscape areas shall be designed and constructed to provide for drainage into
adjacent landscape.
64. Project trash enclosure shall be covered, bermed, and designed to divert drainage from
adjoining paved areas and regularly maintained.
65. Hydromodification / Hydraulic Conditions of Concern – The project shall identify potential
Hydraulic Conditions of Concern (HCOC) and implement measures to limit disturbance of
natural water bodies and drainage systems; conserve natural areas; protect slopes and
channels; and minimize significant impacts from urban runoff.
66. If CEQA identifies resources requiring Clean Water Act Section 401 Permitting, the applicant
shall obtain certification through the Santa Ana Regional Water Quality Control Board and
provide a copy to the Engineering Department.
67. All storm drain inlet facilities shall be appropriately marked “Only Rain in the Storm Drain”
using the City authorized marker.
68. The project shall use either volume-based and/or flow-based criteria for sizing BMPs in
accordance with NPDES Permit Provision XII.D.4.
69. The project site shall implement full trash capture methods/devices approved by the Region
Water Quality Control Board.
Construction
70. A Storm Water Pollution Prevention Plan (SWPPP) (as required by the NPDES General
Construction Permit) and compliance with the Green Building Code for sediment and
erosion control are required for this project.
71. Prior to grading or building permit for construction or demolition and/or weed abatement
activity, projects subject to coverage under the NPDES General Construction Permit shall
demonstrate that compliance with the permit has been obtained by providing a copy of the
Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of
the notification of the issuance of a Waste Discharge Identification (WDID) Number or other
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Conditions of Approval
Applicant’s Initials: _____ Page 10 of 17
proof of filing to the satisfaction of the City Engineer. A copy of the SWPPP shall be kept at
the project site, updated, and be available for review upon request.
72. Erosion & Sediment Control – Prior to the issuance of any grading or building permit for
construction or demolition, the applicant shall submit for review and approval by the City
Engineer, an Erosion and Sediment Control Plan as a separate sheet of the grading plan
submittal to demonstrate compliance with the City’s NPDES Program and state water quality
regulations for grading and construction activities. A copy of the plan shall be incorporated
into the SWPPP, kept updated as needed to address changing circumstances of the project
site, be kept at the project site, and available for review upon request.
73. Chemical Management – Prior to issuance of building permits for any tank or pipeline, the
uses of said tank or pipeline shall be identified and the developer shall submit a Chemical
Management Plan in addition to a WQMP with all appropriate measures for chemical
management (including, but not limited to, storage, emergency response, employee
training, spill contingencies and disposal) in a manner meeting the satisfaction of the
Manager, Permit Intake, in consultation with the Riverside County Fire Department and
wastewater agencies, as appropriate, to ensure implementation of each agency’s respective
requirements. A copy of the approved “Chemical Management Plans” shall be furnished to
the Fire Marshall, prior to the issuance of any Certificates of Use and Occupancy.
Post-Construction
74. Recorded Operation and Maintenance (O&M) Plan that (1) describes the long-term
operation and maintenance requirements for BMPs identified in the BMP exhibit; (2)
identifies the entity that will be responsible for long-term operation and maintenance of the
referenced BMPs; (3) describes the mechanism for funding the long-term operation and
maintenance of the referenced BMPs, and (4) provides for annual certification of water
quality facilities by a registered civil engineer and/or the City for a fee if the service is
available.
75. Prior to the issuance of a certificate of use and/or occupancy, the applicant shall
demonstrate compliance with applicable NPDES permits for construction,
industrial/commercial, MS4, etc. to include:
a. Demonstrate that the project has compiled with all non-structural BMPs described in
the project’s WQMP.
b. Provide signed, notarized certification from the Engineer of Work that the structural
BMPs identified in the project’s WQMP are installed in conformance with approved
plans and specifications and operational.
c. Submit a copy of the fully executed, recorded City approved Operations and
Maintenance (O&M) Plan and Agreement for all structural BMPs or a copy of the
recorded City approved CC&R.
d. The Operation and Maintenance (O&M) Plan and Agreement and/or CC&R’s shall: (1)
describe the long-term operation and maintenance requirements for BMPs identified
in the BMP Exhibit; (2) identify the entity that will be responsible for long-term operation
and maintenance of the referenced BMPs; (3) describe the mechanism for funding the
long-term operation and maintenance of the referenced BMPs; and (4) provide for
annual certification for water quality facilities by a Registered Civil Engineer. The City
format shall be used.
e. Provide documentation of annexation into a CFD for funding facilities to be maintained
by the City.
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Conditions of Approval
Applicant’s Initials: _____ Page 11 of 17
f. Demonstrate that copies of the project’s approved WQMP (with recorded O&M Plan
or CC&R’s attached) are available for each of the initial occupants.
g. Agree to pay for a Special Investigation from the City of Lake Elsinore for a date twelve
(12) months after the issuance of a Certificate of Use and/or Occupancy for the project
to verify compliance with the approved WQMP and O&M Plan. A signed/sealed
certification from the Engineer of Work dated 12 months after the Certificate of
Occupancy will be considered in lieu of a Special Investigation by the City.
h. Provide the City with a digital .pdf copy of the Final WQMP.
UTILITIES
76. All arrangements for relocation of utility company facilities (power poles, vaults, etc.) out of
the roadway shall be the responsibility of the property owner or his agent.
77. Underground water rights shall be dedicated to the City pursuant to the provisions of Section
16.52.030 (LEMC), and consistent with the City’s agreement with the Elsinore Valley
Municipal Water District.
78. Applicant shall apply for, obtain and submit to the City Engineering Department a letter from
Southern California Edison (SCE) indicating that the construction activity will not interfere
with existing SCE facilities. Non-Interference Letter (NIL) shall be provided prior to issuance
of Grading Permit.
79. Submit a “Will Serve” letter to the City Engineering Department from the applicable water
agency stating that water and sewer arrangements have been made for this project and
specify the technical data for the water service at the location, such as water pressure,
volume, etc. Will Serve letters shall be provided prior to issuance of Grading Permit.
FLOOD PLAIN
80. Project lies partially within FEMA mapped special flood hazard zone and within Floodplain
Management area as defined in LEMC 15.68. No improvement shall be made upon all
lands below the 1265 elevation level in the FEMA mapped Lake Elsinore flood plain
southeasterly of the Lake levee (aka back basin) and no artificial change in topography in
the surface of said lands shall be made (except terracing and soil conservation measures)
without first complying with all applicable local, State, and Federal laws, rules and
regulations and Section 404 of the Clean Water Act.
IMPROVEMENTS
81. Applicant shall be responsible to design and construct half-width street improvements along
the property’s frontage on Corydon Road such that the ultimate right-of-way width conforms
to the General Plan right-of-way cross sections. Improvements include, but are not limited
to pavement widening, curb, gutter, sidewalk, signing and striping, street lighting (LS-2B
system), and driveway. Improvements shall tie into the existing improvements.
82. Applicant shall provide signing and striping plans for the required improvements of this
project.
83. Project will be responsible to design and install streetlights along the property’s frontage.
Streetlight system shall be designed as LS-2B system. Streetlight plans shall include but
not limited to details such as location, pole and luminaire type, and pull box design.
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Conditions of Approval
Applicant’s Initials: _____ Page 12 of 17
Streetlight plans may be included as part of the Street Improvement Plans.
84. Sight distance into and out and throughout the project location shall comply with City or
Caltrans standards. Project shall ensure facilities are installed in the line of sight of drivers.
85. Applicant shall install permanent bench marks per City of Lake Elsinore Standards and at
locations to be determined by the City Engineer.
86. 10-year storm runoff shall be contained within the curb and the 100-year storm runoff shall
be contained within the street right-of-way. When either of these criteria are exceeded,
drainage facilities shall be provided.
87. All drainage facilities in this project shall be constructed to Riverside County Flood Control
District Standards. Storm drain easements will be required for facilities constructed on
private property.
88. A drainage study shall be provided. The study shall identify the following: identify storm
water runoff from and upstream of the site; show existing and proposed off-site and on-site
drainage facilities; and include a capacity analysis verifying the adequacy of the facilities.
The drainage system shall be designed to ensure that runoff from a 10-year storm of 6 hours
and 24 hours duration under developed condition is equal or less than the runoff under
existing conditions of the same storm frequency. Both 6-hour and 24-hour storm duration
shall be analyzed to determine the detention
89. All natural drainage traversing the site shall be conveyed through the site, or shall be
collected and conveyed by a method approved by the City Engineer. All off-site drainage, if
different from historic flow, shall be conveyed to a public facility.
90. Roof drains shall not be allowed to outlet directly through coring in the street curb. Roofs
should drain to a landscaped area.
91. The site shall be planned and developed to keep surface water from entering buildings
(California Green Building Standards Code 4.106.3).
92. All existing storm drain inlet facilities adjacent to the subject properties shall be retrofitted
with a storm drain filter; all new storm drain inlet facilities constructed by this project shall
include a storm drain filter.
93. A California Registered Civil Engineer shall prepare the improvement, signing and striping
and traffic signal plans required for this project. Improvements shall be designed and
constructed to City Standards and Codes (LEMC 12.04 and 16.34).
94. If existing improvements are to be modified, the existing improvement plans on file shall be
revised accordingly and approved by the City Engineer prior to issuance of a building permit.
PERMITTING/CONSTRUCTION
95. An Encroachment Permit shall be obtained prior to any work on City right-of-way. The
developer shall submit the permit application, required fees and executed agreements,
security and other required documentation prior to issuance.
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Conditions of Approval
Applicant’s Initials: _____ Page 13 of 17
96. All compaction reports, grade certification, monument certification (with tie notes delineated
on 8 ½ X 11” Mylar) shall be submitted to the Engineering Department before final inspection
of public works improvements will be scheduled and approved.
PRIOR TO GRADING PERMIT
Design
97. A grading plan signed and stamped by a California Registered Civil Engineer shall be
submitted for City review and approval for all addition and/or movement of soil (grading) on
site. The plan shall include separate sheets for erosion control, haul route and traffic control.
The grading submittal shall include all supporting documentation and be prepared using City
standard title block, standard drawings and design manual.
98. All grading plan contours shall extend to minimum of 50 feet beyond property lines to
indicate existing drainage pattern.
99. The grading plan shall show that no structures, landscaping, or equipment are located near
the project entrances that could reduce sight distance.
100. If the grading plan identifies alterations in the existing drainage patterns as they exit the site,
a Hydrology and Hydraulic Report for review and approval by City Engineer shall be required
prior to issuance of grading permits. All grading that modifies the existing flow patterns
and/or topography shall be in compliance with Federal, State and Local law and be approved
by the City Engineer.
101. A seismic study shall be performed on the site to identify any hidden earthquake faults,
liquefaction and/or subsidence zones present on-site. A certified letter from a registered
geologist or geotechnical engineer shall be submitted confirming the absence of this hazard
prior to grading permit. The location of faults, active or inactive shall be shown on the plan
sets.
102. Applicant shall obtain all necessary off-site easements and/or permits for off-site grading
and the applicant shall accept drainage from the adjacent property owners.
103. Applicant shall mitigate to prevent any flooding and/or erosion downstream caused by
development of the site and/or diversion of drainage.
104. All natural drainage traversing the site (historic flow) shall be conveyed through the site in a
manner consistent with the historic flow or to one or a combination of the following: to a
public facility; accepted by adjacent property owners by a letter of drainage acceptance; or
conveyed to a drainage easement as approved by the City Engineer.
Permit/Construction
105. Applicant shall execute and submit grading and erosion control agreement, post grading
security and pay permit fees as a condition of grading permit issuance.
106. No grading shall be performed without first having obtained a Grading Permit. A grading
permit does not include the construction of retaining walls or other structures for which a
Building Permit is required.
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Conditions of Approval
Applicant’s Initials: _____ Page 14 of 17
107. A preconstruction meeting with the City Engineering Inspector (Engineering Department) is
required prior to commencement of any grading activity.
108. Prior to commencement of grading operations, developer is to provide to the City a map of
all proposed haul routes to be used for movement of export material. All such routes shall
be subject to the review and approval of the City Engineer. Haul route shall be submitted
prior to issuance of a grading permit. Hauling in excess of 5,000 cubic yards shall be
approved by the City Council (LEMC 15.72.065).
109. Export sites located within the Lake Elsinore City limits must have an active grading permit.
110. Applicant to provide to the City a video record of the condition of all proposed public City
haul roads. In the event of damage to such roads, the applicant shall pay full cost of restoring
public roads to the baseline condition. A bond may be required to ensure payment of
damages to the public right-of-way, subject to approval of the City Engineer.
111. All grading shall be done under the supervision of a geotechnical engineer. Slopes steeper
than 2 to 1 shall be evaluated for stability and proper erosion control and approved by the
City.
112. Review and approval of the project sediment and erosion control plan shall be completed.
As warranted, a copy of the current SWPPP shall be kept at the project site and be available
for review upon request.
113. Approval of the project Final Water Quality Management Plan (WQMP) for post construction
shall be received prior to issuance of a grading or building permit.
114. Applicant shall obtain and submit applicable environmental clearance document to the
Engineering Department. This approval shall specify that the project is in compliance with
any and all required environmental mitigation triggered by the proposed grading activity.
PRIOR TO BUILDING PERMIT
115. Provide soils, geology and seismic report, including recommendations for parameters for
seismic design of buildings, and walls prior to building permit.
116. A copy of the recorded Parcel Merger, and subsequent perfecting grant deed must be
submitted to the City.
117. All street improvement plans, traffic signal plans, signing and striping plans shall be
completed and approved by the City Engineer.
118. All required public right-of-way dedications and easements shall be prepared by the
developer or his agent and shall be submitted to the Engineering Department for review and
approval prior to issuance of the building permit.
119. Applicant shall pay all Capital Improvement TIF and Master Drainage Fees and any
outstanding plan check fees (LEMC 16.34).
PRIOR TO OCCUPANCY / FINAL APPROVAL
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Conditions of Approval
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120. All public improvements shall be completed in accordance with the approved plans or as
condition of this development to the satisfaction of the City Engineer.
121. Proof of acceptance of maintenance responsibility of slopes, open spaces, landscape areas,
and drainage facilities shall be provided.
122. Covenants, Conditions and Restrictions (CC&Rs) shall be recorded prior to occupancy if not
recorded with the final map. A digital copy shall be provided to the Engineering Department.
123. As-built plans for all approved plan sets shall be submitted for review and approval by the
City. The developer/owner is responsible for revising the original mylar plans.
124. In the event of the damage to City roads from hauling or other construction related activity,
applicant shall pay full cost of restoring public roads to the baseline condition.
125. Final soil report showing compliance with recommendations, compaction reports, grade
certifications, monument certification (with tie notes delineated on 8 ½ X 11” Mylar) shall be
submitted in .tif format on a USB flash drive or electronically to the Engineering Department
before final inspection will be scheduled.
126. All required public right-of-way dedications, easements, vacations and easement
agreement(s) shall be recorded with a recorded copy provided to the City prior to occupancy.
127. Applicant shall pay all outstanding applicable processing and development fees prior to
occupancy and/or final approval.
128. Applicant shall submit as-built all Engineering Department approved project plan sets. After
City approval of paper copy, the developer/owner is responsible for revising the original
mylar plans. Once the original mylars have been approved, the developer shall provide the
City with a digital copy of the “as-built” plans in .tif format.
129. Applicant shall provide AutoCAD and GIS Shape files of all Street and Storm Drain plans.
All data must be in projected coordinate system: NAD 83 State Plane California Zone VI
U.S. Fleet. All parts and elements of the designed system shall be represented discretely.
Include in the attribute table basic data for each feature, such as diameter and length, as
applicable, and for pipes include material (PVC, RCP, etc.) and slope.
CITY OF LAKE ELSINORE FIRE MARSHAL
130. The applicant/operator shall comply with all requirements of the Riverside County Fire
Department Lake Elsinore Office of the Fire Marshal. Questions should be directed to the
Riverside County Fire Department, Lake Elsinore Office of the Fire Marshal at 130 S. Main
St., Lake Elsinore, CA 92530. Phone: (951) 671-3124 Ext. 225.
131. The applicant or developer shall provide fire hydrants in accordance with the following:
a. Prior to placing any combustibles on site, provide an approved water
source for firefighting purposes.
b. Prior to building permit issuance, submit plans to the water district for a
water system capable of delivering fire flow as required by the California
Fire Code and Fire Department standards. Fire hydrants shall be spaced
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Conditions of Approval
Applicant’s Initials: _____ Page 16 of 17
in accordance with the California Fire Code. Hydrants must produce the
required fire flow per the California Fire Code.
c. Required fire flow is estimated to be 2,750 GPM at 20 PSI for a 2-hour
duration based on 2019 California Fire Code and 40,813 square foot
building area with Type V-B construction.
132. Prior to building permit issuance, install the approved water system, approved access
roads, and contact the Fire Department for a verification inspection.
133. All buildings 5,000 square feet and larger, including the fueling canopy, are required to
have a fire sprinkler system per Lake Elsinore Municipal Code.
134. Gates must meet Fire Department standards at the time of building permit application.
Current standards require that gates have a Knox rapid entry system, an infrared gate opener,
and be set back up to 35 feet allow emergency vehicles to safely stop away from traffic flow.
135. Further review will occur upon receiving building plans. Additional conditions may be
necessary at that time.
DEPARTMENT OF ADMINISTRATIVE SERVICES
Annex into the City of Lake Elsinore Community Facilities District No. 2015-2 (Maintenance
Services)
136. Prior to issuance of a building permit, the applicant shall annex into the Community Facilities
District No. 2015-2 (Maintenance Services) or current Community Facilities District in place
at the time of annexation to fund the on-going operation and maintenance of the public right-
of -way landscaped areas and neighborhood parks to be maintained by the City and for street
lights in the public right-of -way for which the City will pay for electricity and a maintenance
fee to Southern California Edison, including parkways, street maintenance, open space and
public storm drains constructed within the development and federal NPDES requirements
to offset the annual negative fiscal impacts of the project. Alternatively, the applicant may
propose alternative financing mechanisms to fund the annual negative fiscal impacts of the
project with respect to Maintenance Services. Applicant shall make a non-refundable
deposit of $15,000 or at the current rate in place at the time of annexation toward the cost
of annexation, formation or other mitigation process, as applicable.
PA 2021-28/CUP 2021-06/IDR 2021-04 PC: May 3, 2022
Conditions of Approval
Applicant’s Initials: _____ Page 17 of 17
I hereby state that I acknowledge receipt of the approved Conditions of Approval for the above-
named project and do hereby agree to accept and abide by all Conditions of Approval as approved
by the Planning Commission of the City of Lake Elsinore on May 3, 2022. I also acknowledge that
all conditions shall be met as indicated.
Date:
Applicant’s Signature:
Print Name:
Address:
Phone Number:
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Planning Application No. 2021-28
APNs: 370-080-006, 007, and 020
VICINITY MAP
PROJECT SITE
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Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics,
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Planning Application No. 2021-28
APNs: 370-080-006, 007, and 020
AERIAL MAP
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Project No:
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LAKE ELSINORE, CA 92530
Contact: JORGE PEREZ CUETO
Telephone: 951. 265.5477
Email: jorge@beingdesignstudio.com
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515049484746
454443
28 27
N
30
'
20
'
20
'
69
'
FR
O
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T
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T
B
A
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K
18
6
'
-
8
"
10
4
'
-
4
"
RE
A
R
S
E
T
B
A
C
K
1'SET BACK 89'74'164'20'-5 1/4"
71
'
10
9
'
28
'
28
'
28'
28'
28'
50
'
FR
O
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C
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O
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18
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36
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18
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36
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B
A
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K
18
6
'
-
8
"
54
'
50
'
-
4
"
±10,204 SQ. FT.
WAREHOUSE:
MEZZANINE:
OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
V-B
YES
±30,613 SQ. FT.
±5,074 SQ. FT.
WAREHOUSE:
MEZZANINE:
PROPOSED BUILDING
TWO
+1268.00' FF (SEE CIVIL)
+1267.33' PAD (SEE CIVIL)
OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
V-B
YES
±16,613 SQ. FT.
B & S-1B & S-1
SL
O
P
E
SL
O
P
E
N 35° 48' 08" E 148.50'
S 35° 48' 08" W 148.50'S 35° 48' 08" W 100.00'S 35° 48' 08" W 100.00'
N 35° 48' 08" E 100.00'N 35° 48' 08" E 100.00'
N
54
°
13
'
42
"
W
40
0
.00
'
S 54
°
13
'
42
"
E
40
0
.00
'
N
54
°
13
'
42
"
W
40
0
.00
'
N
54
°
13
'
42
"
W
40
0
.00
'
PROPOSED BUILDING
ONE
+1268.00' FF (SEE CIVIL)
+1267.33' PAD (SEE CIVIL)
TRASH ENCLOSURE
STORAGE YARD
(PERVIOUS GRAVEL SURFACE)
TRASH ENCLOSURE
LS
AS
S
U
M
E
D
DE
D
I
C
A
T
I
O
N
LS WATER QUALITY BASINLS WATER QUALITY BASIN
LS
LS
LS
LS
LS
LS
LS
LSLS
LSLS
LS LS
LS
LS LS LS LS
LS LSLSLS LS LS LS LS
LS LS LS
LS
CORYDON ROAD
(E) SIDEWALK
EDGE OF (E) ROAD
(E) STREET
IMPROVEMENTS
SIDEWALK
MATCH (E) STREET
IMPROVEMENTSMATCH (E) STREET
IMPROVEMENTS
DRIVEWAY
AND GATE
LANDSCAPE
AP
N
:
37
0
-08
0
-00
7
(E) CHANNEL
DESIGNED TO
REDUCE VELOCITY
OF RUN OFF FROM
(E) EARTHEN
CHANNEL
(E) FH
LANDSCAPE
ACCESSIBLE
PARKING (TYP)
AC BERM
CL
EDGE OF (E) ROAD
EDGE OF PAVING
PL
PLPLPL
PL
PL PL PL
LS
LS
12" CONC MOW STRIP
AC PAVING
ACCESSIBLE
PARKING (TYP)
AP
N
:
37
0
-08
0
-00
6
AP
N
:
37
0
-08
0
-00
6
AP
N
:
37
0
-08
0
-02
0
ALIGN
(N) ASSUMED
PROPERTY LINE
LAN
D
U
S
E
A
C
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O
S
S
COR
Y
D
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N
: VAC
A
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CITY
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A
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A
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P
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O
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L
A
Y
ON-SITE FIRE HYDRANT
LOCATION MAY VARY
THE PROPOSED PROJECT SHALL MERGE THREE LOTS INTO ONE FOR THE
CONSTRUCTION OF TWO WAREHOUSE BUILDING SHELLS WITH
CONSTRUCTION YARD. THERE ARE TWO BUILDING STRUCTURES LOCATED ON
THE SITE THAT WILL BE DEMOLISHED . REQUIRED CONSTRUCTION OF ROAD
IMPROVEMENTS IN THE PUBLIC RIGHT OF WAY SUCH AS PORTIONS OF THE
ROAD, WALKS, LANDSCAPE STRIP AND PUBLIC FIRE HYDRANT. THE BUILDING
SHELLS SHALL CONSIST OF CMU BLOCK WALLS WITH STEEL TRUSSED |
METAL DECK ROOF SYSTEM. INTERIOR WALLS CONSIST OF A COMBINATION
OF CMU BLOCK AND METAL STUDS WITH GYPSUM BOARD. THE MEZZANINE
FLOOR SHALL BE CONSTRUCTED OF CONCRETE METAL DECK OVER STEEL
BEAMS. THE BUILDING SHELLS SHALL PROVIDE GENERAL ACCESSIBLE TOILET
ROOMS AND UTLITY SINKS. GENERAL MECHANICAL, PLUMBING, ELETCRICAL
AND FIRE SPRINKLERS SHALL BE PROVIDED AS REQUIRED.
THE WAREHOUSE BELOW TH MEZZANINE AND THE MEZZANINE SHALL BE
CONDITIONED SPACE.
LEGAL DESCRIPTION
FOR ALL 3 LOTS
ASSESSORS PARCEL
NUMBER
PROJECT DATA
GENERAL LAND USE
PARKING PER TITLE 17 - ZONING LEMC & CBC CHAPTER 11B
AREA & DENSITY CALCULATIONS
BUILDINGS
LANDSCAPE
IMPERVIOUS AREA
CONCRETE WALKS
47,226 SQ. FT.a
PERVIOUS AREA
4,333 SQ. FT.
TOTAL
102,604 SQ. FT.
TOTAL
TOTAL IMPERVIOUS AREA
YARD (UNPAVED)
LANDSCAPING IMPROVEMENTS INCLUDED IN CALCULATION
29,832 SQ. FT.
77.5%
22.5%
=
15% MINIMUM REQUIRED LANDSCAPED AREA REQUIRED
LANDSCAPED AREA
TOTAL PARCEL SIZE ≥15%SO:15.48 % OKAY
PERCENTAGE OF LOT COVERAGE
TOTAL PERVIOUS AREA
PERCENTAGE OF LOT COVERAGE
LANDSCAPING IMPROVEMENTS
NOTES
a.)FOR PURPOSES OF THE AREA AND DENSITY CALCULATIONS, THE AREA OF THE BUILDING HAS
BEEN MEASURED TO THE EXTERIOR SIDE OF THE WALLS AND THEREFORE WILL DIFFER
FROM THE BUILDING AREA CALCULATION AS INDICATED IN THE 2019 CBC SECTION 202
(DEFINITIONS FOR "AREA, BUILDING").
SCOPE OF WORK
AC PAVING (ROADS & YARDS)51,045 SQ. FT.
MINIMUM BUILDING SETBACK
FRONT
SIDE & REAR
BUILDING HEIGHT
15'
NO SETBACK REQUIRED EXCEPT ADJACENT TO A PUBLIC RIGHT-OF-WAY OR A
RESIDENTIAL USE. THEN MIN. OF 15' REQUIRED.
45' MAXIMUM
LOT SIZE ± 132,432 SQ. FT. / ± 3.04 ACRES (3 LOTS COMBINED)
9,346 SQ. FT.
132,432 SQ. FT.
1
BLDG.
5,600 SQ. FT.
16,613 SQ. FT.WAREHOUSE
OFFICE/ MEZ
16,613 / 1,000
CALC
5,600 / 500
17
11
STALLS REQ'D
28
SPACE AREA TOTAL
26 TO 50 2
ACCESSIBLE STALL PER CBC TABLE 11B-208.2
2
STANDARD STALLS (9'X18') PROVIDED
ACCESSIBLE STALLS PROVIDED
26
2
BLDG.
10,204 SQ. FT.
30,613 SQ. FT.WAREHOUSE
OFFICE/ MEZ
30,613 / 1,000
CALC
10,204 / 500
31
20
STALLS REQ'D
51
SPACE AREA TOTAL
51 TO 75 3
ACCESSIBLE STALL PER CBC TABLE 11B-208.2
4
STANDARD STALLS (9'X18') PROVIDED
ACCESSIBLE STALLS PROVIDED
47
RECORDED BOOK/PAGE: MB 6/296
SUBDIVISION NAME: RESUB OF BLK D OF ELSINORE
LOT/ PARCEL: 06, 07, & 20
BLOCK: F
TRACT MAP:
LAKE ELSINORE SPECIFIC PLAN:
PLANNING AREA 3 OF THE EAST LAKE SPECIFIC PLAN, AMEMDMENT NO. 11
LAND USE DESIGNATION:
ACTION SPORTS, TOURISM,COMMERCIAL & RECREATIONAL; AIRPORT OVERLAY
370-080-007, 370-080-006, AND 370-080-020
PLANNING
20,486 SQ. FT.
20,486 SQ. FT.
20,486 SQ. FT.
PARKING
FRONT
AVE. 25', MIN. 20'
FRONT PROPERTY LINES = 100' + 100' + 148.5' = 348.5' TOTAL
348.5' X 25' AVG = 8,712.5 SQ. FT.
PARKING SETBACK MIN. 20' X 348.5'
PLANTERS @ FRONT OF PARKING STALLS
9,039 SQ. FT.
6,970 SQ. FT.=
2,069 SQ. FT.=
MIN. SETBACK + PLANTERS
8,7125.5 SQ. FT.<9,039 SQ. FT.
FRONT PARKING SETBACK AVERAGE IS OVER REQUIREMENT
SO:
N
CO
R
Y
D
O
N
15
RO
A
D
M
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BUNDY CANYON ROAD
LEMON STREET
WALNUT STREET
GR
A
N
D
A
V
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L
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LAKE ELSINORE
MOTORSPORTS
PARK
ELSINORE
LAKE ELSINORE
HIGH SCHOOL
ANI
M
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PORTION OF SECTION 28, T.6S, R.4W
THOMAS BROTHERS MAP
PAGE: 896, GRID: J-4
LOCATION MAP
M
E
L
I
N
D
A
L
N
VICINITY MAP
PROJECTSITE
UTILITY SERVICE PROVIDERS
WATER
P.O. BOX 3000
31315 CHANEY STREET
LAKE ELSINORE, CA 92530
ELSINORE VALLEY MUNICIPAL WATER DISTRICT
TEL: (951) 674-3146
SEWER
P.O. BOX 3000
31315 CHANEY STREET
LAKE ELSINORE, CA 92530
ELSINORE VALLEY MUNICIPAL WATER DISTRICT
TEL: (951) 674-3146
ELECTRIC
25620 JEFFERSON AVENUE
MURRIETA, CA. 92562
SOUTHERN CALIFORNIA EDISON
TEL: (877) 238-0092
GAS
24487 PRIELIPP ROAD
WILDOMAR, CA. 92592
SOUTHERN CALIFORNIA GAS COMPANY
TEL: (951) 249-8300
1" = 20'6SITE PLAN
DRAWING INDEX
A 0.1 CONCEPTUAL SITE PLAN AND PROJECT DATA
A 1.1 BUILDING ONE CONCEPTUAL FLOOR PLANS
A 1.2 BUILDING ONE CONCEPTUAL ROOF PLAN
A 1.3 BUILDING ONE CONCEPTUAL EXTERIOR ELEVATIONS
A 1.4 BUILDING ONE CONCEPTUAL COLORED EXTERIOR ELEVATIONS
A 2.1 BUILDING TWO CONCEPTUAL FIRST FLOOR PLAN
A 2.2
BUILDING TWO CONCEPTUAL ROOF PLANA 2.3
BUILDING TWO CONCEPTUAL EXTERIOR ELEVATIONSA 2.4
BUILDING TWO CONCEPTUAL MEZZANINE FLOOR PLAN
A 2.5
BUILDING ONE
BUILDING TWO
BUILDING TWO CONCEPTUAL COLORED EXTERIOR ELEVATIONS
SITE PLAN
A 0.2 CONCEPTUAL SITE MODEL
L 1.0 BUILDING TWO CONCEPTUAL FIRST FLOOR PLAN
LANDSCAPE
Project No:
2012
Dr
a
w
i
n
g
T
i
t
l
e
133 W. PECK STREET
LAKE ELSINORE, CA. 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 0.2
Drawing Number:
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SITE AXONOMETRIC SITE AXONOMETRIC 2
BUILDING ONE ENTRYBUILDING ONE VIEW FROM STREET
BUILDING TWO VIEW FROM STREET BUILDING TWO ENTIRIES
Drawing: 1 of 5
Project No:
2012
Dr
a
w
i
n
g
T
i
t
l
e
133 W. PECK STREET
LAKE ELSINORE, CA. 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 1.1
Drawing Number:
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18
6
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8
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89'
23'21'8'-8"36'-4"
30
'
30
'
68
'
58
'
-
8
"
3'12'3'-4"1'-10"8'13'-4"
5'-6"
2'
19
'
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4
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8'
5'
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4
"
2'
3'
-
4
"
4'
-
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"
5'
9'
6'
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8
"
33
'
-
4
"
14
'
3'
-
4
"
16
'
10
'
11'-4"12'
3'-4"8"
4'
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"
3'
-
4
"
21'-2"10'-2"
17'
6'-6"
8'
-
8
"
5'
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ST/ STR
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SMALL
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8" MASONRY
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1 2 3 4 5
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18
6
'
-
8
"
89'
30
'
30
'
68
'
58
'
-
8
"
23'21'8'-8"36'-4"
19
'
-
4
"
8'
4'
-
8
"
3'
-
4
"
40
'
3'
-
4
"
7'
-
4
"
3'
-
4
"
33
'
-
4
"
3'
-
4
"
8'13'-4"8'10'
3'-4"3'-4"3'-4"
7'
10'5'-6"
2'
2'
5'
-
4
"
12'
3'-4"
27
'
-
6
"
6'-6"
5'
6'
4'
-
7
"
25'-10"
7'-6"
5'-8"3'-4"8"3'-4"
DN
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TO
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SMALL DECK
ROOF ACCESS
LADDER
1/8" = 1'-0"1BUILDING ONE FIRST FLOOR PLAN
1/8" = 1'-0"4BUILDING ONE MEZZANINE PLAN
Drawing: 2 of 5
Project No:
2012
Dr
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w
i
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g
T
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t
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133 W. PECK STREET
LAKE ELSINORE, CA. 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 1.2
Drawing Number:
BU
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Drawing: 3 of 5
Project No:
2012
Dr
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n
g
T
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t
l
e
133 W. PECK STREET
LAKE ELSINORE, CA. 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 1.3
Drawing Number:
BU
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CU
P
RE
V
1
10
/15
/21
9'
-
4
"
22
'
-
8
"
4'
30
'
-
9
1
/
2
"
20
'
21
'
-
4
"
12
'
B.O. RIBON
T.O. RIBON
1ST FLOOR
WAREHOUSE
DOOR
HEAD
DOOR
HEAD
FG BELOW
1ST FLOOR
WINDOW
HEAD
T.O.P.
514
513F9 515
509F8517 512506F5
503F2
502F1
516F8502F1
14
'
-
1
0
"
22
'
-
8
"
9'
-
4
"
6'
-
2
"
9'
-
4
"
30
'
-
9
1
/
2
"
9'
-
4
"
12
'
20
'
32
'
-
1
1
/
2
"
21
'
-
4
"
12
'
B.O. RIBON
T.O. RIBON
2nd FLOOR
MEZ.
1ST FLOOR
WAREHOUSE
2nd FLOOR
MEZ. (STEP UP)
T.O.P.
T.O.P.
506F5
501 F1
503F2
514
504F3
513F9 509 F8
510F8509F8517
505 F7
506 F5
511
512
502F1
30
'
-
9
1
/
2
"
12
'
20
'
32
'
-
1
1
/
2
"
9'
-
4
"
4'
30
'
-
9
1
/
2
"
20
'
9'
-
4
"
14
'
2nd FLOOR
MEZ.
1ST FLOOR
WAREHOUSE
STOREFRONT
HEAD
STOREFRONT
HEAD
T.O.P.
T.O.P.
1ST FLOOR
WAREHOUSE
FG BELOW
1ST FLOOR
WINDOW
HEAD
T.O.P.
DOOR
HEAD
506 F5
503 F2
514
517
502 F1
511
507 F4
512
509 F8513F9513F9
506 F5
501F1
511
504F3
4'
30
'
-
9
1
/
2
"
22
'
-
8
"
21
'
-
4
"
1ST FLOOR
WAREHOUSE
FG BELOW
1ST FLOOR
T.O.P.
B.O. RIBON
T.O. RIBON
506 F5
503 F2
502 F1
508 F4
501
EXTERIOR ELEVATION PLAN KEYNOTES
503
505
506
507
508
502
504
509
510
511
512
EXTERIOR ELEVATION FINISHES
F1
F2
F3
F4
NOTE:
1. ALL FINISHES MAY VARY. IT IS THE INTENTION OF THIS LEGEND TO MATCH ALL EXISTING FINSHES.
GC TO FIELD VERIFY AND MATCH ALL FINISHES. PROVIDED SAMPLES FOR APPROVAL PRIOR TO
INSTALLATION (ALLOW TIME FOR LONG LEAD ITEMS) . SAMPLES MUST BE PROVIDED IN
COORDINATION WITH SCHEDULE. ALLOW 2 WEEKS FOR APPROVAL.
513
SEALED CMU BLOCK (FIELD)
MANUFACTURER:
514
NATURAL GRAY PERCISION BLOCK FIELD (RUNNING BOND)
JET BLACK PERCISION CMU BLOCK BANDING 2 COURSES TALL
(RUNNING BOND)
METAL PARAPET CAP
8" WIDE METAL DOWNSPOUT AND COLLECTOR
8" WIDE VETRICAL METAL CLAD ACCENT STRIP SIMILAR TO
DOWNSPOUT
C-CHANEL CANOPY
BLACK ALUMINUM STOREFRONT SYSTEM WITH SOLAR GRAY GLAZING
HOLLOW METAL DOOR
METAL ROLL UP DOOR
BLACK ALUMINUM STOREFRONT WINDOW WITH SOLAR GRAY GLAZING
DOCK LEVELER
DECORATIVE METAL GAURDRAIL
METAL HAND | GAURDRAIL
FIBER CEMENT CLAD WALL AND FRAME SYSTEM
METAL CLAD ACCENT PANEL
NATURAL GRAY PERCISION BLOCK PILASTER
EXTERIOR LIGHT
515
516
517
ORCO BLOCK
MATERIAL:
COLOR:NATURAL GRAY MW
PERCISION BLOCK
SEALED CMU BLOCK (ACCESSENT)
MANUFACTURER:ORCO BLOCK
MATERIAL:
COLOR:JET BLACK 250 MW
PERCISION BLOCK
CEMENT CLADDING PANEL
MANUFACTURER:JAMES HARDIE BUILDING PRODUCTS
MATERIAL:
COLOR:LIGHT GRAY EXTERIOR TOPCOAT
7/16" THICK FIBER CEMENT PANEL (HZ10)
METAL CLAD 1
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:PEWTER (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F5 METAL CLAD 2
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:CHARCOAL (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F6 METAL CLAD 3
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:MATTE BLACK (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F7 METAL CLAD 4
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:COPPER METALIC PENNY (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F8 PAINT 1
MANUFACTURER:DUNN EDWARDS
MATERIAL:
COLOR:BLACK DEA002 (LOW SHEEN)
ARISTOSHIELD
F9 PAINT 2
MANUFACTURER:
MATERIAL:
COLOR:
DUNN EDWARDS
CANADIAN LAKE DE6340 (LOW SHEEN)
ARISTOSHIELD
1/8" = 1'-0"21NORTH CONCEPTUAL EXTERIOR ELEVATION
1/8" = 1'-0"15SOUTH CONCEPTUAL EXTERIOR ELEVATION
1/8" = 1'-0"8EAST CONCEPTUAL EXTERIOR ELEVATION
1/8" = 1'-0"2WEST CONCEPTUAL EXTERIOR ELEVATION
Drawing: 4 of 5
Project No:
2012
Dr
a
w
i
n
g
T
i
t
l
e
133 W. PECK STREET
LAKE ELSINORE, CA. 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 1.4
Drawing Number:
BU
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1/8" = 1'-0"15SOUTH CONCEPTUAL ELEVATION (COLOR)
1/8" = 1'-0"21NORTH ELEVATION (COLOR)
1/8" = 1'-0"8EAST ELEVATION (COLOR)
1/8" = 1'-0"2WEST CONCEPTUAL ELEVATION (COLOR)
SAMPLE MATERIALS & COLORS
MFR: ORCO BLOCK
MATERIAL:PRECISION BLOCK
COLOR: NATURAL GRAY MW
MFR: McELROY METALS
MATERIAL:24 GA GI METAL
COLOR: CHARCOAL
MFR: ORCO BLOCK
MATERIAL:PRECISION BLOCK
COLOR: JET BLACK 250 MW
MFR: McELROY METALS
MATERIAL: 24 GA GI METAL
COLOR: PEWTER
MFR: PPG
MATERIAL: GLAZING
COLOR: SOLAR GRAY
MFR: McELROY METALS
MATERIAL:24 GA GI METAL
COLOR: MATTE BLACK
STOREFRONT GLAZING
MASONRY
METALS
MFR: GAF
MATERIAL: ROOF TPO
COLOR: WHITE
PAINT
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: CANADIAN LAKE DE6340
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: BLACK DEA002
ROOFING
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: HEART THROB DET412
F1
F2
F5
F6
F7
F8
F9
MFR: JAMES HARDIE
MATERIAL: FIBER CEMENT
COLOR: NATURAL LT GRAYF3
FIBER CEMENT PANEL
F4
Project No:
2012
Dr
a
w
i
n
g
T
i
t
l
e
133 W. PECK STREET
LAKE ELSINORE, CA 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 2.1
Drawing Number:
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.
E
C
A
1 2 3 4 5 6
B
D
8 97
N
31
'
31
'
62
'
62
'
-
8
"
7'30'30'15'15'30'30'7'
12'-4"10'-8"7'3'10'-8"8'
1'
10'-8"
1'
10'-8"5'-6"
1'-8"
8'20'-4"
5'-10"
3'
-
4
"
3'
-
4
"
6'
3'
-
4
"
10
'
-
8
"
15
'
-
4
"
3'
-
4
"
19
'
-
4
"
19
'
-
4
"
8'
7'-4"
18
6
'
-
8
"
19
'
-
4
"
8'
3'
-
4
"
3'
-
4
"
3'
-
4
"
3'
-
4
"
16
'
13
'
-
4
"
3'3'-4"12'5'-8"5'-8"12'3'-4"3'
164'
7'11'
5'
1'-2"
11'-3 3/4"10'-3 1/2"
9'
-
4
"
13
'
-
6
"
10
'
-
8
"
8'
1'-8"
9'-11 3/4"7'-1/4"
3'-4"
1'-8"1'-8"
3'-4"
1'-8"
8'
UP
ST/ STR
UP
SMALL
WAREHOUSE
GN GN
MENS WOMENS
LARGE
WAREHOUSE
ST/ STR
ELECT
RM
RISER
RM
(10,113 SQ. FT.)
(20,500 SQ. FT.)
STRUCTURAL
COLUMN
STRUCTURAL
COLUMN
STRUCTURAL
COLUMN
STRUCTURAL
COLUMN (TYP)
STRUCTURAL
COLUMN (TYP)
10" MASONRY
WALL (TYP)
8" MASONRY
WALL
8" MASONRY
WALL
1/8" = 1'-0"2BUILDING TWO FIRST FLOOR PLAN
Project No:
2012
Dr
a
w
i
n
g
T
i
t
l
e
133 W. PECK STREET
LAKE ELSINORE, CA 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 2.2
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8
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3'
-
9
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1'
10
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DN DN
STR
MEZZANINE
(OFFICE)
STR
OPEN
TO
BELOW
(9,955 SQ. FT.)
ROOF ACCESS
LADDER
STRUCTURAL
COLUMN
10" MASONRY
WALL (TYP)
8" MASONRY
WALL
STRUCTURAL
COLUMN
STRUCTURAL
COLUMN
1/8" = 1'-0"2BUILDING TWO MEZZANINE PLAN
Project No:
2012
Dr
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133 W. PECK STREET
LAKE ELSINORE, CA 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 2.3
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SLOPE
1/4"
SLOPE
1/4"
SLOPE
ROOF ACCESS
CANOPY
CANOPY
1/8" = 1'-0"2BUILDING TWO ROOF PLAN
Project No:
2012
Dr
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w
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n
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t
l
e
133 W. PECK STREET
LAKE ELSINORE, CA 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 2.4
Drawing Number:
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4'
30
'
-
9
1
/
2
"
20
'
12
'
9'
-
4
"
22
'
-
8
"
21
'
-
4
"
1ST FLOOR
WAREHOUSE
DOOR
HEAD
FG BELOW
1ST FLOOR
WINDOW
HEAD
T.O.P.
514
513F9 515
509F8 512
516F8
B.O. RIBON
T.O. RIBON
517506F5
503F2
502F1
30
'
-
9
1
/
2
"
12
'
20
'
32
'
-
1
1
/
2
"
9'
-
4
"
12
'
22
'
-
8
"
21
'
-
4
"
2nd FLOOR
MEZ.
1ST FLOOR
WAREHOUSE
T.O.P.
T.O.P.
504F3
509 F8
506 F5 511
B.O. RIBON
T.O. RIBON
506F5
503F2
502F1
STOREFRONT
HEAD
WINDOW
HEAD
505 F7
508F4
511 511511
512
4'
30
'
-
9
1
/
2
"
22
'
-
8
"
21
'
-
4
"
30
'
-
9
1
/
2
"
12
'
20
'
32
'
-
1
1
/
2
"
1ST FLOOR
WAREHOUSE
FG BELOW
1ST FLOOR
T.O.P.
T.O. RIBON
506F5
503F2
502F1
507F4
506F5 504 F3
2nd FLOOR
MEZ.
T.O.P.
T.O.P.
517512
513 F9509F8
1ST FLOOR
WAREHOUSE
514
4'
30
'
-
9
1
/
2
"
22
'
-
8
"
21
'
-
4
"
30
'
-
9
1
/
2
"
12
'
20
'
32
'
-
1
1
/
2
"
1ST FLOOR
WAREHOUSE
FG BELOW
1ST FLOOR
T.O.P.
T.O. RIBON
506 F5
503 F2
502 F1
507 F4
506 F5504F3
2nd FLOOR
MEZ.
T.O.P.
T.O.P.
517 512
513F9 509 F8
1ST FLOOR
WAREHOUSE
513 F9
501
EXTERIOR ELEVATION PLAN KEYNOTES
503
505
506
507
508
502
504
509
510
511
512
EXTERIOR ELEVATION FINISHES
F1
F2
F3
F4
NOTE:
1. ALL FINISHES MAY VARY. IT IS THE INTENTION OF THIS LEGEND TO MATCH ALL EXISTING FINSHES.
GC TO FIELD VERIFY AND MATCH ALL FINISHES. PROVIDED SAMPLES FOR APPROVAL PRIOR TO
INSTALLATION (ALLOW TIME FOR LONG LEAD ITEMS) . SAMPLES MUST BE PROVIDED IN
COORDINATION WITH SCHEDULE. ALLOW 2 WEEKS FOR APPROVAL.
513
SEALED CMU BLOCK (FIELD)
MANUFACTURER:
514
NATURAL GRAY PRECISION BLOCK FIELD (RUNNING BOND)
JET BLACK PRECISION CMU BLOCK BANDING 2 COURSES TALL
(RUNNING BOND)
METAL PARAPET CAP
8" WIDE METAL DOWNSPOUT AND COLLECTOR
8" WIDE VETRICAL METAL CLAD ACCENT STRIP SIMILAR TO
DOWNSPOUT
C-CHANEL CANOPY
BLACK ALUMINUM STOREFRONT SYSTEM WITH SOLAR GRAY GLAZING
HOLLOW METAL DOOR
METAL ROLL UP DOOR
BLACK ALUMINUM STOREFRONT WINDOW WITH SOLAR GRAY GLAZING
DOCK LEVELER
DECORATIVE METAL GAURDRAIL
METAL HAND | GAURDRAIL
FIBER CEMENT CLAD WALL AND FRAME SYSTEM
METAL CLAD ACCENT PANEL
NATURAL GRAY PRECISION BLOCK PILASTER
EXTERIOR LIGHT
515
516
517
ORCO BLOCK
MATERIAL:
COLOR:NATURAL GRAY MW
PRECISION BLOCK
SEALED CMU BLOCK (ACCESSENT)
MANUFACTURER:ORCO BLOCK
MATERIAL:
COLOR:JET BLACK 250 MW
PRECISION BLOCK
CEMENT CLADDING PANEL
MANUFACTURER:JAMES HARDIE BUILDING PRODUCTS
MATERIAL:
COLOR:LIGHT GRAY EXTERIOR TOPCOAT
7/16" THICK FIBER CEMENT PANEL (HZ10)
METAL CLAD 1
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:PEWTER (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F5 METAL CLAD 2
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:CHARCOAL (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F6 METAL CLAD 3
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:MATTE BLACK (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F7 METAL CLAD 4
MANUFACTURER:McELROY METALS, INC. OR APPROVED EQUAL
MATERIAL:
COLOR:COPPER METALIC PENNY (KYNAR 500 PVDF)
22 GA ASTM A792 (50 KSI STEEL)
F8 PAINT 1
MANUFACTURER:DUNN EDWARDS
MATERIAL:
COLOR:BLACK DEA002 (LOW SHEEN)
ARISTOSHIELD
F9 PAINT 2
MANUFACTURER:
MATERIAL:
COLOR:
DUNN EDWARDS
CANADIAN LAKE DE6340 (LOW SHEEN)
ARISTOSHIELD
1/8" = 1'-0"20NORTH
1/8" = 1'-0"14SOUTH
1/8" = 1'-0"8EAST
1/8" = 1'-0"2WEST
Project No:
2012
Dr
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133 W. PECK STREET
LAKE ELSINORE, CA 92530
Contact: JORGE PEREZ CUETO
Telephone: 951.265.5477
Email: jorge@beingdesignstudio.com
A 2.5
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1/8" = 1'-0"20NORTH CONCEPTUAL ELEVATION (COLOR)
1/8" = 1'-0"14SOUTH CONCEPTUAL ELEVATION (COLOR)
1/8" = 1'-0"8EAST CONCEPTUAL ELEVATION (COLOR)
1/8" = 1'-0"2WEST CONCEPTUAL ELEVATION (COLOR)
SAMPLE MATERIALS & COLORS
MFR: ORCO BLOCK
MATERIAL:PRECISION BLOCK
COLOR: NATURAL GRAY MW
MFR: McELROY METALS
MATERIAL:24 GA GI METAL
COLOR: CHARCOAL
MFR: ORCO BLOCK
MATERIAL:PRECISION BLOCK
COLOR: JET BLACK 250 MW
MFR: McELROY METALS
MATERIAL: 24 GA GI METAL
COLOR: PEWTER
MFR: PPG
MATERIAL: GLAZING
COLOR: SOLAR GRAY
MFR: McELROY METALS
MATERIAL:24 GA GI METAL
COLOR: MATTE BLACK
STOREFRONT GLAZING
MASONRY
METALS
MFR: GAF
MATERIAL: ROOF TPO
COLOR: WHITE
PAINT
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: CANADIAN LAKE DE6340
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: BLACK DEA002
ROOFING
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: HEART THROB DET412
F1
F2
F5
F6
F7
F8
F9
MFR: JAMES HARDIE
MATERIAL: FIBER CEMENT
COLOR: NATURAL LT GRAYF3
FIBER CEMENT PANEL
F4
SAMPLE MATERIALS & COLORS
FOR RD CONSTRUCTION WAREHOUSES ON CORYDON
LAKE ELSINORE, CA. 92530
MFR: ORCO BLOCK
MATERIAL:PRECISION BLOCK
COLOR: NATURAL GRAY MW
MFR: McELROY METALS
MATERIAL:24 GA GI METAL
COLOR: CHARCOAL
MFR: ORCO BLOCK
MATERIAL:PRECISION BLOCK
COLOR: JET BLACK 250 MW
MFR: McELROY METALS
MATERIAL: 24 GA GI METAL
COLOR: PEWTER
MFR: PPG
MATERIAL: GLAZING
COLOR: SOLAR GRAY
MFR: McELROY METALS
MATERIAL:24 GA GI METAL
COLOR: MATTE BLACK
STOREFRONT GLAZING
DATE: 7/13/21
BEING DESIGN STRUDIO, INC.
133 W. PECK STREET
LAKE ELSNORE, CA. 92530
TEL: 951.265.5477
MASONRYMETALS
MFR: GAF
MATERIAL: ROOF TPO
COLOR: WHITE
PAINT
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: CANADIAN LAKE DE6340
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: BLACK DEA002
ROOFING
MFR: DUNN EDWARDS
MATERIAL: PAINT
COLOR: HEART THROB DET412
F1
F2
F5
F6
F7
F8
F9
MFR: JAMES HARDIE
MATERIAL: FIBER CEMENT
COLOR: NATURAL LT GRAY
F3
FIBER CEMENT PANEL
F4
>
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454443
>>>>>>>>>>>>>>>>>>>>
>
>
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>
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PARCEL 4
(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)
1-800227-2600
Underground Service Alert
3
C3CONCEPTUAL WET UTILITY PLAN
WET UTILITY NOTES:
UTILITY AS-BUILT DATA:
WATER DATA TABLE:
SEWER DATA TABLE:
454443
SCALE: SEE SHEET
SHEET:
OF 14
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09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
CITY OF LAKE ELSINORE, CA
PREPARED BY:
WEILAND DESIGN GROUP, INC.
28924 OLD TOWN FRONT STREET, SUITE 201-202
TEMECULA, CA 92590
CONTACT: KIM LONIGRO
EMAIL: klonigro@w-d-g.com
PHONE: (844) WEILAND xt. 701
SHEET INDEX:
TITLE SHEET
IRRIGATION PLAN
IRRIGATION DETAILS
IRRIGATION NOTES
PLANTING PLAN
PLANTING DETAILS
PLANTING NOTES
KEY MAP
LT-01
LI-01 - LI-04
LI-05 - LI-06
LI-07
LP-01 - LP-04
LP-05
LP-06
GENERAL NOTES:
1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO THE
START OF CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE OWNER'S AUTHORIZED
REPRESENTATIVE OF ANY DISCREPANCIES IMMEDIATELY.
2. CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UTILITIES PRIOR TO START OF
CONSTRUCTION AND SHALL BE HELD LIABLE FOR ALL DAMAGE INCURRED DURING
CONSTRUCTION.
3. CONTRACTOR SHALL OBTAIN A CURRENT STRUCTURAL SOILS REPORT. THIS SOILS
REPORT SHALL SUPERCEDE ANY RECOMMENDATIONS AND DETAILS SHOWN ON THESE
PLANS.
4. CONTRACTOR SHALL COORDINATE THE INSTALLATION OF ALL SLEEVES AS INDICATED
ON THE IRRIGATION PLANS WITH THE PAVING CONTRACTOR.
5. REFER TO SPECIFICATIONS / NOTES FOR ACCEPTED STANDARDS OF MATERIALS AND
WORKMANSHIP.
6. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION AND/OR GRADE
DIFFERENCES WHEN IT IS OBVIOUS THAT UNKNOWN OBSTRUCTIONS AND/OR GRADE
DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING DESIGN & PLAN
PREPARATION. SUCH CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE
ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. THE CONTRACTOR
SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO
FAILURE TO GIVE SUCH NOTICE.
7. THE LOCATION OF FEATURES TO BE CONSTRUCTED, NOT SPECIFICALLY
DIMENSIONED, MAY BE DETERMINED BY SCALE. VERIFY ALL SUCH CONDITIONS WITH
OWNER'S NOTIFICATION.
8. ALL CURVE TO CURVE AND CURVE TO TANGENT LINES SHALL BE NEAT, TRIM, SMOOTH
AND UNIFORM.
9. ALL CONSTRUCTION AND INSTALLATION OF LANDSCAPE ITEMS SHALL BE PER LOCAL
CODES AND ORDINANCES.
10. THE CONTRACTOR SHALL FULLY GUARANTEE ALL WORK FOR A PERIOD OF ONE (1)
YEAR FROM FINAL ACCEPTANCE OF WORK BY OWNER'S AUTHORIZED
REPRESENTATIVE.
11. CONTRACTOR SHALL BE RESPONSIBLE FOR WEED ABATEMENT AS RECOMMENDED BY
A LICENSED PEST CONTROL OPERATOR DURING THE CONTRACTOR'S MAINTENANCE
PERIOD.
12. CONTRACTOR SHALL OBTAIN A CURRENT AGRONOMIC SOILS REPORT. THIS REPORT
SHALL SUPERCEDE THE RECOMMENDATIONS AND DETAILS SHOWN ON THESE PLANS.
13. THE LANDSCAPE CONTRACTOR IS TO ENSURE THAT IRRIGATION AND DRAIN LINES
ARE LOCATED AND INSTALLED SO THAT THE MATERIALS SHOWN ON THE PLANTING
PLANS MAY BE ACCOMMODATED. CONFLICTS SHALL BE COORDINATED WITH THE
LANDSCAPE ARCHITECT PRIOR TO FINAL PLACEMENT / INSTALLATION.
14. CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AND SHALL BE RESPONSIBLE FOR
THE PROPER INSTALLATION REFERENCED IN THE PLANS AND SPECIFICATIONS /
NOTES. ANY CONSTRUCTION NOT MEETING THE APPROVAL OF THE OWNER'S
AUTHORIZED REPRESENTATIVE OR THE LANDSCAPE ARCHITECT SHALL BE REPLACED
AT THE CONTRACTOR'S EXPENSE WITH ACCEPTABLE CONSTRUCTION.
15. ALL DIMENSIONS SHALL BE VERIFIED AGAINST EXISTING CONDITIONS AND ANY
DISCREPANCIES REPORTED TO THE OWNER'S AUTHORIZED REPRESENTATIVE.
CORYDON ROAD - PARCEL MAP 6/296, PARCELS 06, 07, & 20
PREPARED FOR:
RD CONSTRUCTION CORP
32097 CORYDON ROAD
LAKE ELSINORE, CA 92530-8535
CONTACT: BRAD WOODS
EMAIL: BRAD@RDCONSTRUCTIONCORP.COM
PHONE: (951) 746-6689
N.T.S.
CORYDON ROAD
LIMIT OF WORK
LIMIT OF WORK
PROPOSED
BUILDING
EXISTING
PARKING (N.A.P.)
VICINITY MAP N.T.S.
1
2 - 5
6 - 7
8
9 - 12
13
14
1
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LT-01
LANDSCAPE CONSTRUCTION PLANS FOR:RD CONSTRUCTION CORP
PROPOSED
BUILDING
LI/LP-01LI/LP-02
LI/LP-04LI/LP-03
PH = 1267.00
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WAREHOUSE:
MEZZANINE:
OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
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±30,613 SQ. FT.
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EXP. DATE
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
2
IR
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LI-01
0 5' 10' 20' 30'
SCALE - 1" = 10'-0"
NORTH
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CORYDON ROAD
MATCHLINE 'D' - SEE SHEET LI-04
IRRIGATION LEGEND
DISTRIBUTION EQUIPMENT
SYM. MANUF.RAD. PSIMODEL#GPM DESCRIPTION
ADDITIONAL EQUIPMENT
SYM. MANUF. MODEL#
HUNTER
MATCO
HUNTER
759 SERIES FULL PORT BALL VALVE, LINE SIZE
SOLAR-SYNC-SEN-ET SENSOR & AUTOMATIC RAIN SHUT OFF (2)
1" WATER METER PER DEVELOPER
PIPE / NOTES
SYM. MANUF. MODEL#
SCH 40 PVC LATERAL LINE - SIZE AS NOTED W/12" COVER
1.25" CL 315 PVC MAINLINE - W/18" COVER
SCH 40 PVC SLEEVE - TWICE LINE SIZE CARRIED WITHIN
PWP
PWP
PWP
8'-15'
PCZ-101 DRIP REMOTE ZONE KIT CONTROL VALVEHUNTER
HUNTER
RAINBIRD 40 1.19.72
M
C
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XP-1200X 8Q,
HF
HCC MODULAR CONTROLLER WITH EZ-DM DECODER MODULE AND
EZ-1 MODULES AS REQUIRED (2)
90
AS APPROVED
PGV-XXX REMOTE CONTROL VALVE, SEE PLAN FOR SIZE
180
HUNTER 0.6 GPHHDL-CV-06-18 DRIPLINE W/18"
SPACING (SHRUB)-30
90 180
RAINBIRD
PRECRATE
.41
.41 SIDE STRIPS
XP-1200X 15SST 40 1.195' X 30'
G.P.M.
HYDRO ZONE
VALVE SIZE
VALVE NUMBER
PROS-06-PRS-30
PCN-50 0.5 TREE BUBBLERS
(2 PER SYMBOL)- 30
M
HUNTER HC-100, 1" FLOW METER (2)
SUPERIOR 3200100 NORMALLY CLOSED MASTER CONTROL VALVE (2)
009QT SERIES, 1" R/P BACKFLOW PREVENTION ASSEMBLY
W/ MODEL 777 WYE STRAINERWATTS
2-1/2" SCH. 40 PVC PIPEGPM35 TO 50
NOTE:
SIZE EXCEED DESIGNATED GPM RANGE.
PIPE SIZING CHART, IN NO INSTANCE SHALL PIPE
CONTRACTOR SHALL SIZE ALL LATERAL LINES PER
3/4" SCH. 40 PVC PIPE
1" SCH. 40 PVC PIPE
1-1/2" SCH. 40 PVC PIPE
2" SCH. 40 PVC PIPE
1-1/4" SCH. 40 PVC PIPE
GPM
PIPE SIZING CHART
GPM
GPM
GPM
GPM
5 TO 10
0 TO 5
10 TO 15
15 TO 25
25 TO 35
F
HUNTER
XERI-POP
SPRAY
HDL-R-06-18 SERIES TECHLINE INSTALL PER MANUFACTURES RECOMMENDATION, ALL PLANTER DRIPLINE
SHALL BE INSTALLED WITH PLD-ARV AIR RELIEF VALVE. EACH SYSTEM SHALL HAVE A MANUAL FLUSH
VALVE END FLUSH SEE DETAIL. DRIP SYSTEMS SHALL HAVE ECO-ID DRIP SYSTEM INDICATOR INSTALLED
PER MANUFACTURES RECOMENDATION.
PH = 1267.00
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OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
V-B
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B & S-1
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09/30/22
EXP. DATE
SIGNATURE
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
3
IR
R
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A
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I
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N
P
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LI-02
0 5' 10' 20' 30'
SCALE - 1" = 10'-0"
NORTH
IRRIGATION GENERAL NOTES
1. IRRIGATION SYSTEM AS DRAWN ON PLANS IS DIAGRAMMATIC. ALL PIPE, VALVES, ETC. SHOWN WITHIN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLY AND
SHALL BE INSTALLED IN PLANTING AREAS.
2. DISCREPANCIES BETWEEN PLANS AND ACTUAL FIELD CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED
REPRESENTATIVE. IN THE EVENT THAT THIS NOTIFICATION IS NOT PERFORMED, THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR REVISIONS NECESSARY.
CONTRACTOR SHALL NOT INSTALL THE IRRIGATION SYSTEM AS INDICATED ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONS OR
GRADE DIFFERENCES EXIST.
3. IRRIGATION HEADS SHALL BE LOCATED TO PREVENT OVERSPRAY ONTO BUILDINGS, WALKS, AND STRUCTURES AND NOT SCALED OFF OF DRAWINGS. DO NOT
LOCATE TREES OR TALLER SHRUBS IN LOCATIONS WHERE THEY WILL BLOCK IRRIGATION HEADS AND PREVENT ADEQUATE COVERAGE.
4. CONTRACTOR IS RESPONSIBLE FOR OBTAINING AND MAINTAINING THE LATEST EDITION OF LOCAL GUIDELINES AND SPECIFICATIONS FOR LANDSCAPE
DEVELOPMENTS AT THE SITE AT ALL TIMES.
5. THE IRRIGATION CONTRACTOR IS RESPONSIBLE FOR FAMILIARIZE THEMSELVES WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS, RETAINING WALLS, CURBS,
FENCES, WOOD STRUCTURES, CONCRETE STRUCTURES, BUILDINGS, UTILITIES, ETC. THE CONTRACTOR SHALL COORDINATE HIS/HER WORK WITH THE GENERAL
CONTRACTOR AND OTHER SUBCONTRACTORS FOR LOCATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADS, PAVING AND OTHER STRUCTURES. CONTRACTOR
SHALL NOT INSTALL ANY ITEMS WHERE IT IS OBVIOUS THAT THEY ARE IN DIRECT CONFLICT WITH UNDERGROUND UTILITIES, STRUCTURES, PERMANENT
IMPROVEMENTS OR PEDESTRIAN AND VEHICULAR SAFETY CONSIDERATIONS.
6. THE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING SLEEVES UNDER ALL PAVED AREAS PRIOR TO PAVING INSTALLATION. SLEEVING SHALL BE SCH. 40 PVC
PIPE, TWICE THE LINE SIZE CARRIED, AND GROUPED TOGETHER WHERE FEASIBLE. SLEEVING SHALL ALSO BE BURIED MIN. 24" UNDER PEDESTRIAN PAVEMENT, AND MIN.
30" UNDER VEHICULAR PAVEMENT, OR PER LOCAL GOVERNING CODES AND REGULATIONS, WHICHEVER IS MORE STRINGENT. REFER TO IRRIGATION LEGEND/NOTES FOR
SPECIFICATIONS.
7. CONTRACTOR SHALL VERIFY ALL PRESSURES ON SITE PRIOR TO CONSTRUCTION AND PROVIDE THESE TO THE OWNER'S AUTHORIZED REPRESENTATIVE IN WRITING.
8. MAINLINE FEEDER BETWEEN POINT OF CONNECTION, METER, AND BACKFLOW UNIT TO BE OF MATERIAL AS REQUIRED BY CURRENT WATER DISTRICT.
9. CONTRACTOR SHALL VERIFY IN THE FIELD WITH THE OWNER'S AUTHORIZED REPRESENTATIVE, AND THE LOCAL GOVERNING AGENCY REPRESENTATIVE, ALL
LOCATIONS OF POINT OF CONNECTIONS, WATER METERS, MAIN WATER SUPPLY LINE, BACKFLOW PREVENTER, AUTOMATIC CONTROLLER RAIN SWITCH, AND VALVES,
PRIOR TO CONSTRUCTION.
10. POINT OF CONNECTION TO BE AT SERVICE LINE DOWNSTREAM OF WATER METER, VERIFY LOCATION, TYPE AND SIZE PRIOR TO CONSTRUCTION.
11. CONTRACTOR SHALL THOROUGHLY FLUSH ALL LINES AND ADJUST ALL HEADS FOR OPTIMUM SYSTEM PERFORMANCE AND TO PREVENT OVERSPRAY ONTO WALKS,
STREETS, AND STRUCTURES SUCH AS BUILDINGS, WALLS, FENCES, ETC. THIS SHALL INCLUDE, BUT IS NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR ADJUSTMENT
SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS, REPLACEMENT OF NOZZLES WITH MORE APPROPRIATE RADIUS UNITS AND THE REPLACEMENT OF
NOZZLES WITH ADJUSTABLE ARC UNITS.
12. ALL SHRUB HEADS ADJACENT TO LAWN AND PAVED AREAS SHALL BE MOUNTED ON 6" BODIES MIN. OR PER LOCAL GUIDELINES. ALL OTHER SHRUB SPRAY HEADS
MAY BE MOUNTED ON RISERS 12" ABOVE FINISH GRADE WITH OWNER'S PRIOR APPROVAL. ALL LAWN HEADS SHALL BE MOUNTED ON 4" POP-UP BODIES MIN. OR PER
LOCAL GUIDELINES. ALL LAWN ROTOR HEADS SHALL BE MOUNTED ON 4" POP-UP BODIES OR PER LOCAL GUIDELINES.
13. ALL CONTROL EQUIPMENT, SUCH AS REMOTE CONTROL VALVES, BALL VALVES, AND QUICK COUPLER VALVES SHALL BE LOCATED IN SHRUB PLANTER AREAS.
14. CONTRACTOR SHALL COORDINATE THE LOCATION OF IRRIGATION PIPING WITH THE LOCATION OF TREES (REFER TO PLANTING PLAN) AND SHALL MAINTAIN A MIN.
OF 5 FEET CLEARANCE BETWEEN PIPING AND TRUNKS OF TREES WHEREVER POSSIBLE. CONTRACTOR SHALL NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE OF
ANY DISCREPANCIES PRIOR TO CONSTRUCTION.
15. CONTRACTOR SHALL INSTALL BELOW HEAD CHECK VALVES AND/OR IN-LINE CHECK VALVES (SIZE AS REQUIRED) AS REQUIRED TO ELIMINATE ALL LOW HEAD
DRAINAGE.
16. ALL IRRIGATION CONSTRUCTION AND INSTALLATION SHALL BE IN ACCORDANCE WITH LOCAL AND REGIONAL GOVERNING CODES.
17. ALL EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER'S SPECIFICATIONS.
18. LOCATE ALL IRRIGATION HEADS AND LINES 8" FROM SIDEYARD PROPERTY LINES ADJACENT TO FENCES, WALLS, ETC. AND 2" FROM SIDEYARD PROPERTY LINES IN
LAWN AREAS WHERE OCCURS.
19. FOR ALL SPRAY HEADS THAT REQUIRE GREATER THAN 30% REDUCTION OF FULL FLOW RADIUS, THE CONTRACTOR SHALL USE THE APPROPRIATE PRESSURE
COMPENSATING DEVICE (RAINBIRD PCS-XXX).
20. CONTRACTOR/OPERATOR SHALL ONLY APPLY SUFFICIENT WATER TO PROMOTE HEALTHY GROWTH OF THE PLANT MATERIAL. AT NO TIME WILL THE CONTRACTOR/
OPERATOR APPLY WATER AT A RATE OR FREQUENCY WHICH CAUSES RUNOFF OR SOIL SATURATION.
21. CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THE CONTROLLER AND RELATED EQUIPMENT PER MANUFACTURER'S SPECIFICATIONS.
MEASUREMENTS FOR PROPER GROUND SHALL BE VERIFIED AT LEAST ONCE PRIOR TO HOMEOWNER OCCUPANCY, AND NECESSARY ADJUSTMENTS SHALL BE MADE TO
COMPLY WITH MANUFACTURER'S SPECIFICATIONS.
MA
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1
MATCHLINE 'B' - SEE SHEET LI-03
IRRIGATION LEGEND
DISTRIBUTION EQUIPMENT
SYM. MANUF.RAD. PSIMODEL#GPM DESCRIPTION
ADDITIONAL EQUIPMENT
SYM. MANUF. MODEL#
HUNTER
MATCO
HUNTER
759 SERIES FULL PORT BALL VALVE, LINE SIZE
SOLAR-SYNC-SEN-ET SENSOR & AUTOMATIC RAIN SHUT OFF (2)
1" WATER METER PER DEVELOPER
PIPE / NOTES
SYM. MANUF. MODEL#
SCH 40 PVC LATERAL LINE - SIZE AS NOTED W/12" COVER
1.25" CL 315 PVC MAINLINE - W/18" COVER
SCH 40 PVC SLEEVE - TWICE LINE SIZE CARRIED WITHIN
PWP
PWP
PWP
8'-15'
PCZ-101 DRIP REMOTE ZONE KIT CONTROL VALVEHUNTER
HUNTER
RAINBIRD 40 1.19.72
M
C
R
XP-1200X 8Q,
HF
HCC MODULAR CONTROLLER WITH EZ-DM DECODER MODULE AND
EZ-1 MODULES AS REQUIRED (2)
90
AS APPROVED
PGV-XXX REMOTE CONTROL VALVE, SEE PLAN FOR SIZE
180
HUNTER 0.6 GPHHDL-CV-06-18 DRIPLINE W/18"
SPACING (SHRUB)-30
90 180
RAINBIRD
PRECRATE
.41
.41 SIDE STRIPS
XP-1200X 15SST 40 1.195' X 30'
G.P.M.
HYDRO ZONE
VALVE SIZE
VALVE NUMBER
PROS-06-PRS-30
PCN-50 0.5 TREE BUBBLERS
(2 PER SYMBOL)- 30
M
HUNTER HC-100, 1" FLOW METER (2)
SUPERIOR 3200100 NORMALLY CLOSED MASTER CONTROL VALVE (2)
009QT SERIES, 1" R/P BACKFLOW PREVENTION ASSEMBLY
W/ MODEL 777 WYE STRAINERWATTS
2-1/2" SCH. 40 PVC PIPEGPM35 TO 50
NOTE:
SIZE EXCEED DESIGNATED GPM RANGE.
PIPE SIZING CHART, IN NO INSTANCE SHALL PIPE
CONTRACTOR SHALL SIZE ALL LATERAL LINES PER
3/4" SCH. 40 PVC PIPE
1" SCH. 40 PVC PIPE
1-1/2" SCH. 40 PVC PIPE
2" SCH. 40 PVC PIPE
1-1/4" SCH. 40 PVC PIPE
GPM
PIPE SIZING CHART
GPM
GPM
GPM
GPM
5 TO 10
0 TO 5
10 TO 15
15 TO 25
25 TO 35
F
HUNTER
XERI-POP
SPRAY
HDL-R-06-18 SERIES TECHLINE INSTALL PER MANUFACTURES RECOMMENDATION, ALL PLANTER DRIPLINE
SHALL BE INSTALLED WITH PLD-ARV AIR RELIEF VALVE. EACH SYSTEM SHALL HAVE A MANUAL FLUSH
VALVE END FLUSH SEE DETAIL. DRIP SYSTEMS SHALL HAVE ECO-ID DRIP SYSTEM INDICATOR INSTALLED
PER MANUFACTURES RECOMENDATION.
CORYDON ROAD
>
>
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>
>
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>
>
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>
>
>
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43
±5,600 SQ. FT.
WAREHOUSE:
MEZZANINE:
PROPOSED BUILDING 2
TBD FF
TBD PAD
OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
V-B
YES
±16,801 SQ. FT.
B & S-1 SS SS SS
SSFWFWFW
C R
SCALE: SEE SHEET
SHEET:
OF 14
RE
V
I
S
I
O
N
S
DA
T
E
09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
O
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A
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S
A
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ICENSE D L
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
4
IR
R
I
G
A
T
I
O
N
P
L
A
N
LI-030 5' 10' 20' 30'
SCALE - 1" = 10'-0"
NORTH
MATCHLINE 'B' - SEE SHEET LI-02
MA
T
C
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I
N
E
'
C
'
-
S
E
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S
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L
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-
0
4
IRRIGATION LEGEND
DISTRIBUTION EQUIPMENT
SYM. MANUF.RAD. PSIMODEL#GPM DESCRIPTION
ADDITIONAL EQUIPMENT
SYM. MANUF. MODEL#
HUNTER
MATCO
HUNTER
759 SERIES FULL PORT BALL VALVE, LINE SIZE
SOLAR-SYNC-SEN-ET SENSOR & AUTOMATIC RAIN SHUT OFF (2)
1" WATER METER PER DEVELOPER
PIPE / NOTES
SYM. MANUF. MODEL#
SCH 40 PVC LATERAL LINE - SIZE AS NOTED W/12" COVER
1.25" CL 315 PVC MAINLINE - W/18" COVER
SCH 40 PVC SLEEVE - TWICE LINE SIZE CARRIED WITHIN
PWP
PWP
PWP
8'-15'
PCZ-101 DRIP REMOTE ZONE KIT CONTROL VALVEHUNTER
HUNTER
RAINBIRD 40 1.19.72
M
C
R
XP-1200X 8Q,
HF
HCC MODULAR CONTROLLER WITH EZ-DM DECODER MODULE AND
EZ-1 MODULES AS REQUIRED (2)
90
AS APPROVED
PGV-XXX REMOTE CONTROL VALVE, SEE PLAN FOR SIZE
180
HUNTER 0.6 GPHHDL-CV-06-18 DRIPLINE W/18"
SPACING (SHRUB)-30
90 180
RAINBIRD
PRECRATE
.41
.41 SIDE STRIPS
XP-1200X 15SST 40 1.195' X 30'
G.P.M.
HYDRO ZONE
VALVE SIZE
VALVE NUMBER
PROS-06-PRS-30
PCN-50 0.5 TREE BUBBLERS
(2 PER SYMBOL)- 30
M
HUNTER HC-100, 1" FLOW METER (2)
SUPERIOR 3200100 NORMALLY CLOSED MASTER CONTROL VALVE (2)
009QT SERIES, 1" R/P BACKFLOW PREVENTION ASSEMBLY
W/ MODEL 777 WYE STRAINERWATTS
2-1/2" SCH. 40 PVC PIPEGPM35 TO 50
NOTE:
SIZE EXCEED DESIGNATED GPM RANGE.
PIPE SIZING CHART, IN NO INSTANCE SHALL PIPE
CONTRACTOR SHALL SIZE ALL LATERAL LINES PER
3/4" SCH. 40 PVC PIPE
1" SCH. 40 PVC PIPE
1-1/2" SCH. 40 PVC PIPE
2" SCH. 40 PVC PIPE
1-1/4" SCH. 40 PVC PIPE
GPM
PIPE SIZING CHART
GPM
GPM
GPM
GPM
5 TO 10
0 TO 5
10 TO 15
15 TO 25
25 TO 35
F
HUNTER
XERI-POP
SPRAY
HDL-R-06-18 SERIES TECHLINE INSTALL PER MANUFACTURES RECOMMENDATION, ALL PLANTER DRIPLINE
SHALL BE INSTALLED WITH PLD-ARV AIR RELIEF VALVE. EACH SYSTEM SHALL HAVE A MANUAL FLUSH
VALVE END FLUSH SEE DETAIL. DRIP SYSTEMS SHALL HAVE ECO-ID DRIP SYSTEM INDICATOR INSTALLED
PER MANUFACTURES RECOMENDATION.
NOTE:
THESE SUGGESTED RUN TIMES ARE FOR REFERENCE
ONLY. ACTUAL RUN TIMES MAY DIFFER DUE TO
VARYING SITE CONDITIONS. CONTRACTOR SHALL
ADJUST RUN TIMES AS REQUIRED TO PROVIDE
APPROPRIATE WATER FOR EACH VALVE CIRCUIT.
NOTE:
CONTROLLER IS SET TO RUN MULTIPLE VALVES
SIMULTANEOUSLY TO ADHERE TO THE WATERING
WINDOW REQUIREMENTS
STATIC WATER PRESSURE WAS NOT AVAILABLE AT TIME OF SYSTEM DESIGN.
SYSTEM WAS DESIGNED FOR A MINIMUM REQUIRED STATIC WATER PRESSURE
OF 75 PSI. CONTRACTOR SHALL VERIFY EXISTING STATIC WATER PRESSURE
PRIOR TO COMMENCING WORK. IF STATIC WATER PRESSURE IS LESS THAN THE
75 PSI MINIMUM REQUIRED PRESSURE THEN CONTRACTOR SHALL NOTIFY THE
LANDSCAPE ARCHITECT IMMEDIATELY FOR DIRECTION ON HOW TO PROCEED. A
STATIC WATER PRESSURE LOWER THAN 75 PSI. WILL REQUIRE THE ADDITION OF
AN IRRIGATION BOOSTER PUMP, SAID BOOSTER PUMP SHALL BE AS SPECIFIED
BY LANDSCAPE ARCHITECT, AND SHALL BE ISSUED AS AN ADDENDUM TO THE
ORIGINAL BID. FAILURE TO NOTIFY THE LANDSCAPE ARCHITECT SHALL PLACE
ALL REQUIRED REPAIRS/EQUIPMENT AND OTHER RELATED COST AS THE FULL
RESPONSIBILITY OF THE IRRIGATION CONTRACTOR.
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
454443
±10,204 SQ. FT.
WAREHOUSE:
MEZZANINE:
PROPOSED BUILDING1
TBD FF
TBD PAD
OCCUPANCY:
±30,613 SQ. FT.
B & S-1
SS
SS SS SS
FW
FW
FW
FW
FW
FW FW FW
SCALE: SEE SHEET
SHEET:
OF 14
RE
V
I
S
I
O
N
S
DA
T
E
09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
O
AINROFILACF
ET
A
T
S
A
L
ICENSE D L
I
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EPACSDN
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08/20/2021
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E
M
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N
T
DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
5
IR
R
I
G
A
T
I
O
N
P
L
A
N
LI-04
0 5' 10' 20' 30'
SCALE - 1" = 10'-0"
NORTH
MATCHLINE 'D' - SEE SHEET LI-01
MA
T
C
H
L
I
N
E
'
C
'
-
S
E
E
S
H
E
E
T
L
I
-
0
3
IRRIGATION LEGEND
DISTRIBUTION EQUIPMENT
SYM. MANUF.RAD. PSIMODEL#GPM DESCRIPTION
ADDITIONAL EQUIPMENT
SYM. MANUF. MODEL#
HUNTER
MATCO
HUNTER
759 SERIES FULL PORT BALL VALVE, LINE SIZE
SOLAR-SYNC-SEN-ET SENSOR & AUTOMATIC RAIN SHUT OFF (2)
1" WATER METER PER DEVELOPER
PIPE / NOTES
SYM. MANUF. MODEL#
SCH 40 PVC LATERAL LINE - SIZE AS NOTED W/12" COVER
1.25" CL 315 PVC MAINLINE - W/18" COVER
SCH 40 PVC SLEEVE - TWICE LINE SIZE CARRIED WITHIN
PWP
PWP
PWP
8'-15'
PCZ-101 DRIP REMOTE ZONE KIT CONTROL VALVEHUNTER
HUNTER
RAINBIRD 40 1.19.72
M
C
R
XP-1200X 8Q,
HF
HCC MODULAR CONTROLLER WITH EZ-DM DECODER MODULE AND
EZ-1 MODULES AS REQUIRED (2)
90
AS APPROVED
PGV-XXX REMOTE CONTROL VALVE, SEE PLAN FOR SIZE
180
HUNTER 0.6 GPHHDL-CV-06-18 DRIPLINE W/18"
SPACING (SHRUB)-30
90 180
RAINBIRD
PRECRATE
.41
.41 SIDE STRIPS
XP-1200X 15SST 40 1.195' X 30'
G.P.M.
HYDRO ZONE
VALVE SIZE
VALVE NUMBER
PROS-06-PRS-30
PCN-50 0.5 TREE BUBBLERS
(2 PER SYMBOL)- 30
M
HUNTER HC-100, 1" FLOW METER (2)
SUPERIOR 3200100 NORMALLY CLOSED MASTER CONTROL VALVE (2)
009QT SERIES, 1" R/P BACKFLOW PREVENTION ASSEMBLY
W/ MODEL 777 WYE STRAINERWATTS
2-1/2" SCH. 40 PVC PIPEGPM35 TO 50
NOTE:
SIZE EXCEED DESIGNATED GPM RANGE.
PIPE SIZING CHART, IN NO INSTANCE SHALL PIPE
CONTRACTOR SHALL SIZE ALL LATERAL LINES PER
3/4" SCH. 40 PVC PIPE
1" SCH. 40 PVC PIPE
1-1/2" SCH. 40 PVC PIPE
2" SCH. 40 PVC PIPE
1-1/4" SCH. 40 PVC PIPE
GPM
PIPE SIZING CHART
GPM
GPM
GPM
GPM
5 TO 10
0 TO 5
10 TO 15
15 TO 25
25 TO 35
F
HUNTER
XERI-POP
SPRAY
HDL-R-06-18 SERIES TECHLINE INSTALL PER MANUFACTURES RECOMMENDATION, ALL PLANTER DRIPLINE
SHALL BE INSTALLED WITH PLD-ARV AIR RELIEF VALVE. EACH SYSTEM SHALL HAVE A MANUAL FLUSH
VALVE END FLUSH SEE DETAIL. DRIP SYSTEMS SHALL HAVE ECO-ID DRIP SYSTEM INDICATOR INSTALLED
PER MANUFACTURES RECOMENDATION.
SCALE: SEE SHEET
SHEET:
OF 14
RE
V
I
S
I
O
N
S
DA
T
E
09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
O
AINROFILACF
ET
A
T
S
A
L
ICENSE D L
I
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EPACSDN
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08/20/2021
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T
DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
6
IR
R
I
G
A
T
I
O
N
D
E
T
A
I
L
S
LI-05
F.G.
BALL VALVE N.T.S.
LEGEND
13
6
5
111 2 34
7
8 12
9
10
BALL VALVE
PVC SCH 80 UNION- 2" OR LINE SIZE (KING BROS.
OR EQUAL)
PVC SCH 40 FEMALE ADAPTER TYP.
SHORT PVC SCH 80 NIPPLE TYP. (LENGTH AS
REQUIRED)
STANDARD PLASTIC VALVE BOX - SIZE AS
REQUIRED TO FIT ALL COMPONENTS AS SHOWN
TYP.
1" ABOVE FINISH GRADE
PVC SCH 40; 45 DEG. ELL (SxS) TYP.
PVC PRESSURE PIPE
6" OF CRUSHED ROCK
BRICK OR CONC. SUPPORTS ON 90% COMPACTED
SUBGRADE (4) PLACES
8" MAX.
2" MIN.
18" MIN.
1
2
3
4
5
6
7
8
9
10
11
12
13
12
15
2" MIN.
6
9
13
1710
11
7
1
8
16
3
4
14
FLOW
5
2
8
F.G.
REMOTE CONTROL VALVE 1"=1'-0"
LEGEND
1 REMOTE CONTROL VALVE
2 SOLENOID
3 WATERPROOF WIRE SPLICE CONNECTORS
4 CONTROL WIRES, BUNDLE AND TEPE (W/ 4'
MIN. EXTRA WIRE)
5 PVC SCH. 80 UNION
6 VALVE BOX (BROOKS, CHRISTY, OR EQUAL
APPROVED) SIZE AS REQ'D. TO FIT ALL
COMPONENTS AS SHOWN - TYP.
7 PVC NON-PRESSURE PIPE
8 PVC PRESSURE PIPE
9 PVC SCH. 80 NIPPLE - LENGTH AS REQ'D. - TYP.
10 PVC SCH. 40 FEMALE ADAPTER
11 1" ABOVE FINISH GRADE
12 PVC SCH. 40 TEE (SSS) OR ELL (SS)
ON MAINLINE
13 BRICK OR CONCRETE SUPPORTS ON 90%
COMPACTED SUBGRADE - (4) PLACES
14 UNDISTURBED/ 90% CONPACTED SUBGRADE
15 6" OF CRUSHED ROCK
16 18" MIN.
17 12" MIN.
NOTE:
CONTRACTOR SHALL INCLUDE A CHRISTY'S IRRIGATION
I.D. TAG ATTACHED TO VALVE BONNET BOLT. TAG SHALL
INDICATE CONTROLLER AND STATION NUMBER
B
VALVE BOX LID NOTES:
VALVE BOX LIDS SHALL BE MARKED W/BRANDING IRON NOTING CONTROLLER # AND
STATION #. LETTERS & NUMBERS SHALL BE 2"x2" MINIMUM AND CONSISTENT SIZE.
ALL THREADED PIPE AND FITTINGS SHALL BE ASSEMBLED USINGTEFLON TAPE OR EQUAL, APPLIED TO THE MALE THREADS ONLY.
A
FLOW
DRIP VALVE N.T.S.
PVC LATERAL-SEE PLAN FOR SIZE
WYE STRAINER-PER IRRIG. LEGEND
PRESSURE REGULATOR PER IRRIGATION
LEGEND
VALVE BOX- INSTALL 1" ABOVE FINISH GRADE.
MARK LID WITH "RCV" AND STATION #.
PVC MAINLINE- SEE PLAN FOR SIZE
BRICK SUPPORT-FULL PERIMETER
PVC SCH 80 NIPPLE (TYP.) (LENGTH AS REQ'D)
REMOTE CONTROL VALVE
1 CU. FT. CRUSHED GRAVEL
1" ABOVE FINISH GRADE
18" MIN.
PVC MALE ADAPTER-SPECIFIED LINE SIZE TO
VALVE THREAD SIZE.
1
2
3
4
5
6
7
8
9
10
11
12
LEGEND
10
11
5
6
9
12
8
73
21
4
NOTE:
CONTRACTOR SHALL INCLUDE A CHRISTY'S IRRIGATION
I.D. TAG ATTACHED TO VALVE BONNET BOLT. TAG SHALL
INDICATE CONTROLLER AND STATION NUMBER
VALVE BOX LID NOTES:
VALVE BOX LIDS SHALL BE MARKED W/BRANDING
IRON NOTING CONTROLLER # AND STATION #.
LETTERS & NUMBERS SHALL BE 2"x2" MINIMUM
AND CONSISTENT SIZE.
ALL THREADED PIPE AND FITTINGS SHALL BE ASSEMBLED USINGTEFLON TAPE OR EQUAL, APPLIED TO THE MALE THREADS ONLY.
IRRIGATION TRENCHING N.T.S.
75
MI
N
.
6"
2
3
2"
4
MI
N
.
2"
1
5
12
"
M
I
N
.
MIN.
6
PVC NON-PRESSURE PIPE
PVC PRESSURE PIPE
CONTROL WIRE BUNDLE
APPROVED BACKFILL
UNDISTURBED SOIL
FINISH GRADE
REFER TO NOTES OR 18"
MIN.
LEGEND
ALL PIPE AND WIRE TO BE SLEEVED UNDER
HARDSCAPE (REFER TO SLEEVE INSTALLATION
DETAIL.)
BUNDLE AND TAPE WIRE AT 10' INTERVALS
TIE A LOOSE 20" LOOP IN WIRING AT CHANGE
IN DIRECTION GREATER THAN 30 DEGREES.
ATTACH ALL LOOPS AFTER ALL CONNETIONS
HAVE BEEN MADE.
ALL PLASTIC PIPING TO BE SNAKED IN
TRENCHES.
1.
2.
3.
4.
NOTES
7
5
4
3
2
1
6
N.T.S.DRIPLINE - END FEED
AR
LF
2" TO 4" FROM EDGE
DRIPLINE "END FEED" LAYOUTLINE FLUSHING VALVEPLUMBED TO PVC OR POLY
PERIMETER LATERALS
PVC OR POLY EXHAUST HEADER
BERM)(CENTERED ON MOUND ORBLANK DRIPLINE TUBING
AREA PERIMETER
DRIPLINE TUBING LATERAL
CONNECTIONDRIPLINE
MALE ADAPTER
PVC OR POLY SUPPLY HEADER
PLUMBED TO PVC OR POLYFLUSH VALVE
REFER TO LEGEND
AIR/VACUUM RELIEF VALVE AT
EACH HIGHPOINT - REFER TO
LEGEND (IF LINE IS BURIED)
LF
LF
AR
PVC OR POLY SUPPLY HEADER
PVC OR POLY EXHAUST HEADER
AREA PERIMETER
DRIPLINE TUBING LATERAL
DRIP ZONE CONTROL KIT
2" TO 4" FROM EDGEPERIMETER LATERALS
CONNECTION
DRIPLINE START
MALE ADAPTERCONNECTION
DRIPLINE START
PLUMBED TO PVC OR POLYFLUSH VALVE
(CENTERED ON MOUND OR BERM)BLANK DRIPLINE TUBING
N.T.S.DRIPLINE - CENTER FEED
REFER TO LEGEND
REFER TO LEGEND
AIR/VACUUM RELIEF VALVE -
REFER TO LEGEND
(IF LINE IS BURIED)
7 5 6
4
8
9
3
10
2
1
IRRIGATION SLEEVING N.T.S.
9
10
8
7
4
5
6
3
1
2
HARDSCAPE SURFACE
APPROVED BACKFILL
CLEAN GRANITE SAND (REFER TO ENG.
PLANS/REPORT FOR SPECIFIC MATERIAL
AND COMPACTION REQUIREMENTS)
PVC NON-PRESSURE LINE W/ SLEEVE
PVC PRESSURE PIPE W/ SLEEVE
LOW VOLTAGE CONTROL WIRES, SLEEVE
SIZE AS REQUIRED
6" CLEARANCE
6" MIN
MIN. 24"UNDER PEDESTRIAN PAVEMENT;
MIN. 30" UNDER VEHICULAR PAVEMENT
(OR PER LOCAL CODE)
2" CLEARANCE
LEGEND
1. ALL PVC IRRIGATION SLEEVES TO BE SCH. 40 PIPE. UNLESS OTHERWISE NOTED
ON THE IRRIGATION LEGEND.
2. ALL JOINTS TO BE SOLVENT WELDED AND WATERTIGHT.
3. ALL SLEEVES TO BE SIZED TWICE THE DIA. OF THE PIPE RUN.
4. ALL SLEEVES TO EXTEND MIN. 12" BEYOND HARDSCAPE EDGES.
NOTES
C
D
E
F
G
H
J
VALVE BOX LID NOTES:
VALVE BOX LIDS SHALL BE MARKED W/BRANDING IRON NOTING BALL VALVE. LETTERS &
NUMBERS SHALL BE 2"x2" MINIMUM AND CONSISTENT SIZE.
ALL THREADED PIPE AND FITTINGS SHALL BE ASSEMBLED USINGTEFLON TAPE OR EQUAL, APPLIED TO THE MALE THREADS ONLY.
R
N.T.S.FLOW SENSOR
5' TYP.
NOTES:
24" MIN.
12" MIN.
AUTOMATIC IRRIGATION CONTROLLER PER
IRRIGATION LEGEND - REFER TO PLAN
CONNECT TO CONTROLLER HOUSING PER
MANUFACTURER SPECIFICATIONS
COMMON WIRE
EXTERIOR BUILDING WALL
TRANSFORMER PLUG-IN AT WALL
RECEPTACLE
PLASTIC ELECTRICAL RIGID CONDUIT
U.F. DIRECT BURIAL
FINISH GRADE
ELECTRICAL CONDUIT COUPLING
1
2
3
4
5
6
7
8
9
LEGEND
7
8
6
9
5
4
3
2
1
1. MAINTAIN CONTROLLER PER MANUFACTURING
SPEC'S.
2. ALL WIRING SHALL BE INSTALLED PER LOCAL
CODES, RULES, AND REGULATIONS.
3. MAINTAIN 12" MIN. CLEARANCE BETWEEN
CONTROLLER CABINET AND PERPENDICULAR BUILDING
WALLS.
N.T.S.WALL MOUNT CONTROLLER (OUTDOOR)
CONTROLLER PER PLAN
CONDUIT FROM SOLAR SYNC
SENSOR TO CONTROLLER OR TO A
POINT 12" BELOW GRADE
SUITABLE POST, POLE, OR GUTTER
MOUNT. MOUNT IN LOCATION
WHERE SENSOR CAN RECEIVE FULL
SUN, IS OPEN TO RAINFALL AND
OUT OF SPRINKLER SPRAY PATTERN
MODEL: SOLAR SYNC SENSOR
POWER SOURCE
COMMUNICATION WIRE, 18-2(WIRE
TYPE TO MEET INSTALLATION CODE
REQUIREMENTS), FROM MODULE TO
SENSOR. MAXIMUM TOTAL WIRE
DISTANCE, 200 FEET
MODEL SOLAR SYNC MODULE
MOUNTED INSIDE OF CONTROLLER
N.T.S.SOLAR SYNC SYSTEM WITH CONTROLLER
3
3
6
6
4
5
4
2
1
2
15 PLANT MATERIAL
FINISH GRADE
MICRO-SPRAY POP-UP, SEE LEGEND
1/2" POLYETHYLENE TUBING
1/4" SELF-PIERCING BARB CONNECTOR:
1/4" DISTRIBUTION TUBING
NOZZLE SEE LEGEND
DRIP IRRIGATION RETRO FIT N.T.S.
LEGEND
7
7
1
2
3
5
6
7
8
9
10
11
7
SLIP x MIPT SCH 40 PVC ADAPTER (2
NEEDED)
10" ROUND VALVE BOX, REFER TO
SPECIFICATIONS, DO NOT CUT
ADDITIONAL HOLES IN BOX
10-14" LENGTH OF POLYETHYLENE
TUBING FOR FLUSHING OUTSIDE OF
BOX
SCH 40 PVC BALL VALVE, (LINE SIZE)
CLOSED NIPPLE (2)
PVC SCH 40 FIPT x FIPT ELL (3)
FINISH GRADE - REFER TO PLAN
8" PVC SCH 80 RISER
3 /4" GRAVEL SUMP IN, UNDER AND
AROUND VALVE BOX, FILL TO TOP OF
HOLES
INSTALL FILTER FABRIC AROUND
GRAVEL SUMP INSIDE VALVE BOX
DRIP TUBING OR LATERAL LINE,
REFER TO SPECIFICATIONS
3"
2" MIN.
4
7
LEGEND
2
4
1
1
2
8
5
6
6
3
9
10
11
TOP VIEW
SECTION VIEW
FLUSH VALVE N.T.S.K
L
M
SCALE: SEE SHEET
SHEET:
OF 14
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09/30/22
EXP. DATE
SIGNATURE
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
7
IR
R
I
G
A
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I
O
N
D
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LI-06
LEGEND:
1
2
ECO INDICATOR - ECOID
FLEXSG TUBING - FLEXSG
3
LATERAL PIPE PER PLAN
4
FPT CONNECTION FROM LATERAL
5
FINISHED GRADE IN TURF
1
2
3
4
7
8
6
ADJACENT MULCH7
FINISHED GRADE IN PLANTER BED
6
5
SPIRAL BARB ELBOW - HSBE-XXX
9
MARLEX STREET ELBOW
8
9
4
R
HM.EI.02
N.T.S.DRIPLINE INDICATOR (HUNTER)
N.T.S.DRIPLINE - CURVELINEAR PLANTER BED
F
N
P
SCALE: SEE SHEET
SHEET:
OF 14
RE
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09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
8
IR
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I
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A
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N
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LI-07
2. SUBMIT CATALOGUE DATA AND FULL DESCRIPTIVE LITERATURE FOR APPROVAL OF ITEMS SHALL BE BORNE BY THE PARTY RESPONSIBLE THERETOFORE.
1. LIEN RELEASES FOR COMPLETED WORK SHALL BE SUBMITTED PRIOR TO PAYMENT FOR
ACCEPTANCE OR REJECTION IN WRITING WITHIN A REASONABLE TIME.
ACCEPTABILITY OF PROPOSED SUBSTITUTION, AND WILL NOTIFY THE CONTRACTOR OF
SUBSTITUTION WITH PLANS. THE OWNER'S AUTHORIZED REPRESENTATIVE WILL DETERMINE
DOCUMENTED WITH COMPLETE DATA SUBSTANTIATING COMPLIANCE OF PROPOSED
AUTHORIZED REPRESENTATIVE. ANY REQUEST FOR SUBSTITUTIONS SHALL BE
2. THERE SHALL BE NO SUBSTITUTIONS WITHOUT PRIOR APPROVAL OF THE OWNER'S
1. ANY EXTRAS SHALL BE APPROVED IN WRITING BY THE OWNER PRIOR TO ANY
SWALES AND PIPING OF ACCUMULATED DEBRIS RESULTING FROM CONSTRUCTION
17. THE CONTRACTOR SHALL THOROUGHLY CLEAN OUT ALL EXISTING CONCRETE DRAINAGE
SIGHT-EXPOSED SURFACES, AND ALL WORK AREAS, TO VERIFY THAT THE ENTIRE WORK IS
16. PRIOR TO FINAL INSPECTION THE CONTRACTOR SHALL CONDUCT AN INSPECTION OF
FINGERPRINTS, LABELS, AND OTHER FOREIGN MATERIALS FROM SIGHT-EXPOSED SURFACES.
15. THE CONTRACTOR SHALL REMOVE GREASE, MASTIC, ADHESIVES, DUST, DIRT, STAINS,
CONSTRUCTION DEBRIS, ETC., FROM THE PROJECT SITE.
14. THE CONTRACTOR SHALL REMOVE ALL TOOLS, UN-INSTALLED MATERIALS, AND
13. THE CONTRACTOR SHALL EXECUTE FINAL CLEANING PRIOR TO FINAL INSPECTION.
MATERIALS, EXCEPT IN DESIGNATED STORAGE OR STOCKPILING AREAS.
MAINTAIN ROADWAYS AND WALKWAYS FREE FROM CONSTRUCTION OR EXCAVATED
ON A REGULAR BASIS UNTIL CONSTRUCTION IS FINISHED. THE CONTRACTOR SHALL ALSO
CONSTRUCTION AREAS AS CONSTRUCTION PROGRESSES, AND SHALL CONTINUE CLEANING
12. DURING CONSTRUCTION, THE CONTRACTOR SHALL CLEAN SPACES ADJACENT TO
THE CLEANING MATERIAL MANUFACTURER.
CONTRACTOR SHALL USE CLEANING MATERIALS ONLY ON SURFACES RECOMMENDED BY
CREATE HAZARDS TO HEALTH OR PROPERTY AND WHICH WILL NOT DAMAGE SURFACES. THE
11. THE CONTRACTOR SHALL USE ONLY THOSE CLEANING MATERIALS WHICH WILL NOT
OPERATIONS SHALL COMPLY WITH ALL APPLICABLE CODES, ORDINANCES, REGULATIONS,
MATERIAL OFF-SITE AT AN APPROVED LEGAL DISPOSAL SITE. ALL CLEANING AND DISPOSAL
RUBBISH ON THE PROJECT SITE AND SHALL PERIODICALLY DISPOSE OF ALL WASTE
10. THE CONTRACTOR SHALL CONTROL THE ACCUMULATION OF WASTE MATERIALS AND
AND CONSTRUCTION PRIOR TO SUBSTANTIAL COMPLETION INSPECTION.
9. THE CONTRACTOR SHALL REMOVE ALL TEMPORARY MATERIALS, EQUIPMENT, SERVICES
CONSTRUCTION AREAS WHEN NECESSARY.
CONSTRUCTION ACTIVITIES, AND TO DIRECT TRAFFIC THROUGH AND AROUND THE
8. THE CONTRACTOR SHALL POST SIGNS AS REQUIRED TO ALERT TRAFFIC TO
SITE DURING THE ENTIRE CONSTRUCTION PERIOD.
7. THE CONTRACTOR SHALL MAINTAIN VEHICULAR ACCESS THROUGHOUT THE PROJECT
DRIVEWAYS, SIDEWALKS, AND ADJACENT FACILITIES.
6. THE CONTRACTOR SHALL ENSURE MINIMUM INTERFERENCE WITH ROADS, STREETS,
AN APPROVED LEGAL DISPOSAL SITE. VERIFY EXISTING CONDITIONS PRIOR TO DEMOLITION.
5. ALL REMOVED ORGANIC OR INORGANIC MATERIAL SHALL BE PROPERLY DISPOSED OF AT
WORK OF HIS SUBCONTRACTORS. HE SHALL BE RESPONSIBLE FOR ITS ACCURACY.
FOREMAN ON THE JOB WHO SHALL BE IN CHARGE OF THE ENTIRE WORK, INCLUDING THE
4. CONDUCT OF THE WORK: THE CONTRACTOR, SHALL AT ALL TIMES, KEEP A COMPETENT
RUBBISH FROM THE PREMISES AND KEEP THE JOB CLEAN AT ALL TIMES. HE SHALL PROTECT
3. CLEANING: IT SHALL BE THE DUTY OF EACH SUBCONTRACTOR TO REMOVE HIS OWN
END OF SECTION
F. PAYMENT:
THE SAID WORK.
E. EXTRAS AND SUBSTITUTIONS:
OPERATIONS.
CONSTRUCTION.
CLEAN.
AND ANTI-POLLUTION LAWS.
WORK OF ALL OTHER CONTRACTORS.
EXTEND SLEEVE TWELVE INCHES (12") BEYOND THE EDGE OF THE PAVEMENT.
APPLIED TO THE MALE THREADS ONLY.
1. ALL THREADED PIPE AND FITTINGS SHALL BE ASSEMBLED USING TEFLON TAPE OR EQUAL,
H. ASSEMBLIES:
2. INSTALL CONC. FTG. AT BASE OF BACKFLOW PREVENTERS AS DETAILED.
ONE-HALF INCH (2-1/2") O.D. OR LARGER PRESSURE MAINLINE.
1. INSTALL THRUST BLOCKS AS DETAILED AT ALL BENDS OR CORNERS ON TWO AND
G. CONCRETE THRUST BLOCKS:
F. WIRING:
OF THE SLEEVED LINE WHERE IT PASSES UNDER PAVED AREAS WIDER THAN FOUR FEET(4').
1. SLEEVE ALL MAINLINE AND LATERAL LINES WITH PVC SCH. 40 PIPE TWICE THE DIAMETER
PIPE MANUFACTURERS RECOMMENDATIONS.
6. SOLVENT TO BE USED FOR JOINING PLASTIC PIPE AND FITTINGS SHALL BE AS PER THE
THREADED NIPPLES EXPOSED ABOVE GRADE SHALL BE GRAY IN COLOR.
5. ALL THREADED NIPPLES SHALL BE STANDARD WEIGHT SCHEDULE 80 MOLDED THREADS.
AND OR SLIP FITTINGS AS SHOWN IN THE DETAILS.
4. PLASTIC FITTINGS SHALL BE PVC II, IPS, SCHEDULE 40 NSF AND SCHEDULE 80 THREADED
THROUGHOUT, AND CONTINUOUSLY MARKED "CAUTION RECLAIMED WATER".
NON-POTABLE WATER SYSTEMS SHALL BE "ALERTLINE" OR EQUAL, PURPLE IN COLOR
LEGEND. EXPOSED PIPE SHALL BE "BROWNLINE" UVR PVC OR EQUAL. PIPE USED IN
3. PIPE SHALL BE OF THE SIZE AND CLASS OR SCHEDULE AS NOTED IN THE IRRIGATION
(STANDARD DIMENSION RATION OR PRESSURE RATING IN PSI).
FOLLOWING INFORMATION: MANUFACTURER'S NAME, NOMINAL PIPE SIZE, PVC 1220, SDR
2. ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE
JOHNS-MANVILLE, OR EQUAL.
POLYVINYL CHLORIDE (PVC) TYPE 1, GRADE 11 (CLASS 1220) AS MANUFACTURED BY LASCO,
1. PLASTIC PIPE SHALL BE EXTRUDED FROM ONE-HUNDRED PERCENT (100%) VIRGIN
D. PLASTIC PIPE AND FITTINGS:
FITTINGS SHALL BE TAPER TYPE.
THREADED JOINT, AND SHALL COMPLY WITH A.S.A. SPECIFICATIONS. THREADS ON PIPE AND
2. FITTINGS TO BE USED WITH BRASS PIPE SHALL BE CASE BRASS OR CASE BRONZE
SPECIFICATIONS.
1. BRASS PIPE SHALL BE HEAVY WALL TYPE, WITH THREADS COMPLYING TO A.S.A.
C. BRASS PIPE AND FITTINGS:
BEADED MALLEABLE IRON. GALVANIZED COUPLINGS MAY BE MERCHANT COUPLING.
2. FITTINGS TO BE USED WITH GALVANIZED PIPE SHALL BE MEDIUM GALVANIZED SCREWED
SIZED AS NOTED ON THE PLANS.
1. GALVANIZED PIPE SHALL BE A.S.A. SCHEDULE 40 GALVANIZED MILD STEEL SCREWED PIPE,
B. GALVANIZED PIPE AND FITTINGS:
1. ALL EQUIPMENT AND MATERIALS SHALL BE NEW AND UNUSED PRIOR TO INSTALLATION.
3. SUBMIT RECORD DRAWINGS IN ACCORDANCE WITH PART 3.
DIFFERENT THAN THOSE SPECIFIED.
E. SLEEVING:
A. GENERAL:
II. PRODUCTS:
DRAWINGS AND SPECIFICATIONS. ANY COST CAUSED BY DEFECTIVE OR ILL-TIMED WORK
PATCHING OF HIS WORK THAT MAY BE REQUIRED TO MAKE IT COMPLETE AS SHOWN BY
2. CUTTING AND PATCHING: THE CONTRACTOR SHALL DO ALL CUTTING, FITTING, OR
DAMAGE RESULTING FROM HIS OPERATIONS OR NEGLIGENCE.
DURING CONSTRUCTION. THE CONTRACTOR SHALL REPAIR, AT HIS OWN EXPENSE, ALL
EXISTING UTILITIES, STRUCTURES, AND SERVICES ON AND ADJACENT TO THE PROJECT SITE
UNDERGROUND SERVICE ALERT (800) 422-4133. THE CONTRACTOR SHALL PROTECT ALL
UTILITIES, STRUCTURES, AND SERVICES BEFORE COMMENCING WORK. CONTACT
1. THE CONTRACTOR SHALL VERIFY THE LOCATIONS AND DIMENSIONS OF ALL EXISTING
REQUIRED TO PERFORM THE WORK AS INDICATED ON THE PLANS PRIOR TO CONSTRUCTION.
THEIR RESPECTIVE WORK. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS
5. PERMITS, FEES, ETC.: THE CONTRACTOR SHALL ARRANGE AND PAY FOR PERMITS FOR
WILL PLACE RESPONSIBILITY ON THE CONTRACTOR.
IMMEDIATE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. FAILURE TO DO SO
4. ANY DISCREPANCIES IN THE DRAWINGS OR SPECIFICATIONS SHALL BE CALLED TO THE
3. DO NOT SCALE DRAWINGS. USE DIMENSIONS INDICATED.
DRAWINGS AND SPECIFICATIONS OR ORDINANCES AND LAWS SHALL BE REMOVED.
2. CORRELATION OF DRAWINGS AND SPECIFICATIONS: ANY WORK NOT ACCORDING TO
SHALL CONFORM TO THE REQUIREMENTS OF THE LATEST EDITION OF THE U.B.C..
1. ALL CONSTRUCTION SHALL BE ACCORDING TO THE CONSTRUCTION DOCUMENTS AND
SURETIES AS HE MAY APPROVE. IF SUCH A BOND IS REQUIRED, THE PREMIUM SHALL BE PAID
ARISING THEREUNDER, IN SUCH FORM AS THE OWNER MAY PRESCRIBE AND WITH SUCH
FAITHFUL PERFORMANCE OF THE CONTRACT AND THE PAYMENT OF ALL OBLIGATIONS
THE CONTRACT, TO REQUIRE THE CONTRACTOR TO FURNISH A BOND COVERING THE
5. GUARANTEE BONDS: THE OWNER SHALL HAVE THE RIGHT, PRIOR TO THE SIGNING OF
THE OWNER WITH EVIDENCE TO THIS EFFECT.
ADEQUATE LIABILITY AND COMPENSATION INSURANCE AND SHALL, IF REQUIRED, FURNISH
4. LIABILITY AND COMPENSATION INSURANCE: THE CONTRACTOR SHALL CARRY AND FOR
REASONABLE OPPORTUNITY FOR THE EXECUTION OF THEIR WORK, AND SHALL PROPERLY
IN CONNECTION WITH HIS WORK. THE CONTRACTOR SHALL AFFORD OTHER CONTRACTORS
3. SEPARATE CONTRACTS: THE OWNER RESERVES THE RIGHT TO LET OTHER CONTRACTS
2. THE OWNER RESERVES THE RIGHT TO REJECT ANY OR ALL BIDS.
1. EACH BIDDER SHALL INSPECT THE SITE BEFORE SUBMITTING THEIR BID.
THE OWNER, OWNER'S AUTHORIZED REPRESENTATIVE, OTHER CONSTRUCTION TRADE, AND
TO COMMENCING WORK, AND SHALL BE RESPONSIBLE FOR COORDINATING HIS WORK WITH
6. THE CONTRACTOR SHALL NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR
REPORT PRIOR TO COMMENCING WORK.
FAMILIAR WITH THE PERTINENT ENGINEERING PLANS, ARCHITECTURAL PLANS, AND/OR SOILS
PLANS BEFORE COMMENCING WORK. THE CONTRACTOR SHALL BECOME THOROUGHLY
5. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING AND/OR ARCHITECTURAL
REPORTED TO THE OWNER OR THE OWNER'S AUTHORIZED REPRESENTATIVE.
DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE
STRUCTURES AND SERVICES SHOWN ON THESE PLANS ARE APPROXIMATE ONLY. ANY
STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES,
4. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES,
PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR.
HEREBY INCORPORATED INTO AND MADE PART OF THESE SPECIFICATIONS, AND THEIR
GOVERNING OR RELATING TO ANY PORTION OF THE WORK DEPICTED ON THESE PLANS ARE
3. ALL LOCAL, MUNICIPAL, COUNTY, AND STATE LAWS, RULES, AND REGULATIONS
2. PERMITS FOR ANY CONSTRUCTION DEPICTED IN THESE PLANS SHALL BE OBTAINED BY
THE STATE OF LOCAL GOVERNING AGENCIES.
1. ALL CONSTRUCTION SHALL CONFORM TO MINIMUM STANDARDS AND SPECIFICATIONS OF
D. EXECUTION:
C. PLANS AND PERMITS:
B. BIDS CONTRACTS AND INSURANCE:
COORDINATE HIS WORK WITH THEIRS.
BY THE OWNER.
GOVERNING AGENCIES.
A. SCOPE OF WORK:
I. GENERAL:
THE CONTRACTOR.
AND BE RESPONSIBLE FOR COORDINATING WORK WITH THE OWNER'S AUTHORIZED
REQUIRED TO REMOVE SUCH MATERIALS FROM THE SITE AT HIS OWN EXPENSE.
THE OWNER'S AUTHORIZED REPRESENTATIVE MAY BE REJECTED AND THE CONTRACTOR
EQUIPMENT OR MATERIALS FURNISHED OR INSTALLED WITHOUT THE PRIOR APPROVAL OF
WITHOUT PRIOR WRITTEN APPROVAL BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
PROCESSES SPECIFIED IN NAME ON THE DRAWINGS. NO SUBSTITUTIONS WILL BE ALLOWED
1. THE CONTRACTOR SHALL FURNISH THE ARTICLES, EQUIPMENT, MATERIALS, OR
D. SUBMITTALS:
SHALL BE RESTORED TO THE ORIGINAL CONTOURS.
COMMENCING WORK. ANY FINISHED GRADE CHANGED DURING THE COURSE OF HIS WORK
4. THE CONTRACTOR SHALL CAREFULLY NOTE ALL FINISHED GRADES BEFORE
ALL DAMAGE RESULTING FROM HIS OPERATIONS OR NEGLIGENCE.
MALFUNCTION DURING CONSTRUCTION. CONTRACTOR SHALL REPAIR, AT HIS OWN EXPENSE,
ADJACENT TO THE PROJECT SITE FROM DAMAGE AS A RESULT OF CONSTRUCTION OR
3. THE CONTRACTOR SHALL PROTECT ALL EXISTING UTILITIES AND FEATURES ON AND
REPLACEMENTS NECESSARY AT NO ADDITIONAL COST TO THE OWNER.
2. IN THE EVENT OF DAMAGE OR THEFT, IMMEDIATELY MAKE ALL REPAIRS AND
DURING AND AFTER INSTALLATION AND TO PROTECT ALL OBJECTS DESIGNATED TO REMAIN.
1. USE ALL MEANS NECESSARY TO PROTECT ALL MATERIALS OF THIS SECTION BEFORE,
C. PROTECTION:
MANNER.
TO COMPLETE THE WORK AS SHOWN ON THE DRAWINGS AND SPECIFICATIONS IN A TIMELY
THIS CONTRACT. NO SUBCONTRACTOR SHALL RELIEVE THE CONTRACTOR OF HIS LIABILITY
3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL WORK TO BE PERFORMED UNDER
LABOR OR MATERIALS TO THE OWNER.
COMPLETE SPRINKLER SYSTEM, INSTALLED READY FOR USE WITHOUT FURTHER COST IN
2. THE INTENT OF THE DRAWINGS AND SPECIFICATIONS IS TO INDICATE AND SPECIFY A
SHOWN ON THE DRAWINGS AND DESCRIBED HEREIN.
PROCESSES REQUIRED TO COMPLETE THE SPRINKLER AND/OR DRIP IRRIGATION SYSTEM AS
1. THE WORK CONSISTS OF FURNISHING ALL LABOR, MATERIALS, MACHINERY, AND
B. SCOPE OF WORK:
SPRINKLER IRRIGATION PORTION OF THE WORK.
THE COMPLETE DRAWINGS AND SPECIFICATIONS FOR THE PROJECT IN ADDITION TO THE
8. PRIOR TO THE SUBMISSION OF A BID, THE CONTRACTOR SHALL EXAMINE THE SITE AND
THE EVENT OF CONFLICTS BETWEEN THE DRAWINGS AND SPECIFICATIONS.
7. NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK IN
DETAILS FOR EQUIPMENT AND INSTALLATION.
6. IRRIGATION PLAN IS DIAGRAMMATIC ONLY. REFER TO THE IRRIGATION LEGEND AND
CONTRACTORS.
MINIMUM INTERFERENCE WITH THE WORK, MATERIALS, OR EQUIPMENT OF OTHER
REPRESENTATIVE, OTHER CONSTRUCTION TRADES, AND GOVERNING AGENCIES. CAUSE
5. NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING WORK,
COMMENCING WORK.
AUTHORITIES STATED ABOVE TO PERFORM THE WORK INDICATED HEREIN BEFORE
4. OBTAIN AND PAY FOR ALL NECESSARY PERMITS AND INSPECTIONS REQUIRED BY
COMMENCING WORK.
3. OBTAIN THE PERTINENT ENGINEERING AND OR ARCHITECTURAL PLANS BEFORE
REPRESENTATIVE.
PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S AUTHORIZED
SHOWN ON THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE
BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES, AND SERVICES
2. VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES, AND SERVICES
WITH LOCAL CODES.
ANY EQUIPMENT OR METHODS INDICATED ON THE DRAWINGS OR SPECIFICATIONS CONFLICT
NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION IN THE EVENT
SPECIFICATIONS, AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR.
THESE PLANS ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE
REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THE WORK DEPICTED ON
1. ALL LOCAL, MUNICIPAL, COUNTY AND STATE LAWS, SAFETY ORDERS, RULES AND
A. QUALITY ASSURANCE:
I. GENERAL:
PERIOD MAY BE EXTENDED IF THESE MATERIALS HAVE NOT BEEN DELIVERED.
NON-PRESSURE LATERALS UNDER PAVING SHALL BE TWENTY FOUR INCHES (24") DEEP,
MANUFACTURERS WARRANTIES SHALL NOT RELIEVE THE CONTRACTOR OF HIS LIABILITY
IMMEDIATELY CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.
THE OWNER MAY BE DUE TO WORKMANSHIP OR MATERIALS, SAID DIFFICULTIES SHALL BE
IRRIGATION SYSTEM DEVELOP WITHIN THE GUARANTEE PERIOD, WHICH IN THE OPINION OF
BY THE OWNER. SHOULD ANY OPERATIONAL DIFFICULTIES IN CONNECTION WITH THE
MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE (1) YEAR FROM FINAL ACCEPTANCE
2. IRRIGATION CONTRACTOR SHALL GUARANTEE THE ENTIRE IRRIGATION SYSTEM AS TO
BASIS, OR AS REQUIRED BY PLANTINGS AND WEATHER CONDITIONS.
NINETY (90) DAYS AFTER PRE-MAINTENANCE WALK-THRU, AND SHALL WATER ON A DAILY
1. IRRIGATION CONTRACTOR SHALL MAINTAIN THE IRRIGATION SYSTEM FOR A PERIOD OF
LOCAL CODES AND/OR ORDINANCES.
4. CONTACT OWNER'S AUTHORIZED REPRESENTATIVE A MINIMUM OF FORTY-EIGHT (48)
UNTIL IT HAS BEEN INSPECTED, TESTED, AND APPROVED BY THE OWNER'S AUTHORIZED
3. THE CONTRACTOR SHALL NOT ALLOW OR CAUSE ANY OF THIS WORK TO BE COVERED
2. ALL LATERALS SHALL BE PRESSURE TESTED AT DESIGN PRESSURE FOR FOUR HOURS.
LEAKING PIPE OR FITTINGS, AND INSTALLING NEW MATERIAL IN ITS PLACE.
DOWN. ANY LEAKS FOUND SHALL BE CORRECTED BY REMOVING AND REPLACING THE
TESTED AT 125 PSI FOR A PERIOD OF TWENTY FOUR (24) HOURS WITH ZERO (0) PSI LEAK
1. ALL MAINLINES IN THE SYSTEM SHALL BE CAPPED AND HYDROSTATICALLY PRESSURE
J. PRESSURE TESTING PRIOR TO BACKFILLING IRRIGATION TRENCHES:
HOURS PRIOR TO PERFORMING PRESSURE TESTS.
REPRESENTATIVE.
VALVES TO THE CONTROLLER. ALL ELECTRICAL WORK SHALL BE IN ACCORDANCE WITH
CONNECTIONS TO THE AUTOMATIC CONTROLLER, AND FOR CONNECTING REMOTE CONTROL
2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING 110 VOLT ELECTRICAL
3. TRENCHES SHALL BE BACKFILLED PROMPTLY AFTER THE OPEN TRENCH INSPECTION.
BE RESPONSIBLE FOR ANY SETTLING OF TRENCHES FROM HIS WORK FOR A PERIOD OF ONE
CONTRACTOR SHALL PERFORM REQUIRED REPAIRS AT HIS OWN COST. CONTRACTOR SHALL
2. ALLOW FOR SETTLEMENT. IN THE EVENT OF BACKFILL SETTLEMENT, THE IRRIGATION
PIPE ACROSS THE FULL WIDTH OF THE TRENCH. PROVIDE MOIST, NOT WET, BACKFILL. INCLUDE
SIX (6") INCH LAYERS. LOOSE MEASURE, AND THOROUGHLY TAMP UNDER AND AROUND THE
DIPS, SUNKEN AREAS, HUMPS, OR OTHER IRREGULARITIES. PLACE EXCAVATED MATERIAL IN
(90%) UNDER PAVED AREAS. BACKFILL SHALL CONFORM TO THE ADJACENT GRADES WITHOUT
EQUAL TO THE ADJACENT UNDISTURBED SOIL IN PLANTING AREAS, AND TO NINETY PERCENT
1. FOR BID PURPOSES ONLY, BACKFILL FOR TRENCHING SHALL BE COMPACTED TO DRY DENSITY
LAID. ALL COSTS FOR AND BEDDING ARE TO BE INCLUDED IN THE CONTRACT BID PRICE.
NATURE OF THE MATERIAL (SOIL) TO BE ENCOUNTERED AT ELEVATIONS WHERE PIPE IS TO BE
UNDISTURBED EARTH. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO DETERMINE THE
OF THE PIPE AS SHOWN ON THE PLANS. LAY ALL SAND BEDDING AGAINST ROCK OR
NOT LESS THAT ARE SIX (6") INCHES DEEP. EXTEND BEDDING TO THE HORIZONTAL DIAMETER
SCREEN. PROVIDE SAND REASONABLY FREE FROM ORGANIC MATTER. INSTALL BEDDING
USE BEDDING MATERIAL CONSISTING OF CLEAN, DRY PIT-RUN SAND, ALL PASSING A #4
ENCOUNTERED AT THE GRADES AT WHICH PIPES ARE TO BE LAID, BED THE PIPE IN SAND.
SOIL, OR OTHER SOILS THAT CANNOT BE SHAPED TO PROVIDE UNIFORM BEDDING ARE
1. WHEN STONES OVER ONE (1") INCH IN ANY DIMENSION, HARD PAN, DRY HARD-PACKED
LARGE STONES OR OTHER HARD MATTER WHICH COULD DAMAGE PIPE.
3. HAND TRIM EXCAVATIONS TO REQUIRED ELEVATIONS. DO NOT OVER EXCAVATE. REMOVE
PROPER LINE AND GRADE AND TO PROVIDE AN EVEN, UNIFORM BEARING SURFACE FOR ALL
AUTHORIZED REPRESENTATIVE. EXERCISE CAREFULLY TO CARRY THE EXCAVATION TO THE
THE WORK IN ACCORDANCE WITH THE DRAWINGS AND OR AS SPECIFIED BY THE OWNER'S
1. MAKE ALL EXCAVATIONS IN OPEN CUT TO WIDTH AND DEPTH NECESSARY TO CONSTRUCT
1. VERIFY POWER SOURCES AS SHOWN ON THE DRAWINGS.
YEAR FROM ACCEPTANCE BY OWNER.
NO STONES LARGER THAN TWO (2") INCHES. NOTE: FOR ACTUAL BACKFILL, CONTRACTOR SHALL
I. ELECTRICAL:
H. BACKFILLING:
2. THE MINIMUM ALLOWABLE TRENCH WIDTH IS EIGHT (8") INCHES.
F. TRENCHING AND BACKFILLING:
G. SAND BEDDING:
PIPING.
MINIMUM.
UNDER THE GUARANTEE.
END OF SECTION
Q. MAINTENANCE AND GUARANTEE:
CHARTS, RECORD DRAWINGS, ETC. AT THE TIME OF FINAL INSPECTION. THE MAINTENANCE
5. SHOW EVIDENCE THAT THE OWNER HAS RECEIVED ALL REQUIRED ACCESSORIES,
BEEN ADJUSTED FOR THE PROPER IRRIGATION OF THE PLANTINGS.
FULLY OPERATIONAL, AND THAT ALL HEADS, VALVES, AND WATERING SEQUENCES HAVE
THE MAINTENANCE PERIOD. FINAL INSPECTION WILL BE TO INSURE THAT THE SYSTEM IS
4. NOTIFY THE OWNER IN WRITING SEVEN DAYS PRIOR TO FINAL INSPECTION AT THE END OF
REQUIRED TO CORRECT ANY INADEQUACIES OF COVERAGE AT HIS OWN COST.
ADEQUATE. THE CONTRACTOR SHALL FURNISH ALL MATERIALS AND PERFORM ALL WORK
PERFORM A COVERAGE TEST ON ALL PLANTING AREAS TO ENSURE IT IS COMPLETE AND
CONTRACTOR SHALL IN THE PRESENCE OF THE OWNER'S AUTHORIZED REPRESENTATIVE
3. WHEN THE IRRIGATION SYSTEM IS COMPLETED AND PRIOR TO PLANTING THE
2. MAINLINE PRESSURE TEST AND TRENCH DEPTH INSPECTIONS SHALL BE MADE PRIOR TO
WORK COVERED PRIOR TO INSPECTION SHALL BE UNCOVERED BY THE CONTRACTOR AT THE
ANY WORK UNDER THIS CONTRACT WITHOUT THE PRIOR APPROVAL OF THE OWNER. ANY
1. IN NO EVENT SHALL THE CONTRACTOR COVER-UP OR OTHERWISE REMOVE FROM VIEW
VALVES, AND VALVE COVERAGE AREAS.
SHOW LOCATIONS OF MAINLINE, NUMBERED CONTROL VALVES (AND MANIFOLDS), SHUT OFF
ON THE INSIDE COVER OF EACH IRRIGATION CONTROLLER. THE DRAWING SHALL CLEARLY
APPROPRIATE SEQUENCED CONTROL VALVE SHALL BE LAMINATED IN MYLAR AND MOUNTED
2. A REDUCED IRRIGATION PLAN INDICATING ALL IRRIGATION SYSTEMS AND THEIR
VISIBLE STATIONARY POINTS. THESE ARE TO BE DELIVERED ON OR BEFORE FINAL
VALVES, MAINLINES, CONTROL WIRES, WATER SOURCES, AND OTHER EQUIPMENT FROM TWO
BLACK INK. DRAWINGS ARE TO BE LEGIBLE AND ACCURATE. DIMENSION LOCATIONS OF
LOCATIONS OF ALL ITEMS INSTALLED. CORRECTIONS AND CHANGES ARE TO BE DRAWN IN
DRAWINGS ON REPRODUCIBLE SEPIA, AND TWO BLUELINE PRINTS, SHOWING EXACT
1. THE CONTRACTOR SHALL FURNISH TO THE OWNER A COMPLETE SET OF "AS-BUILT"
MATERIALS FROM THE PREMISES.
MATERIALS, RUBBISH, DEBRIS, ETC. AND REMOVE CONSTRUCTION AND INSTALLATION
1. UPON COMPLETION OF THE WORK, MAKE THE GROUND SURFACE LEVEL, REMOVE EXCESS
NUMBER. OPERATING INSTRUCTIONS FOR ALL EQUIPMENT SHALL BE FURNISHED.
LEAF AND SHOULD SHOW DRAWINGS OR EXPLODED VIEWS OF EQUIPMENT AND CATALOGUE
2. TWO SERVICE MANUALS SHALL BE FURNISHED TO THE OWNER. MANUALS MAY BE LOOSE
SWIVELS. PROVIDE TWO EACH OF ANY SPECIAL TOOLS REQUIRED FOR OTHER EQUIPMENT.
FOR EACH AUTOMATIC CONTROLLER. PROVIDE TWO QUICK COUPLER KEYS WITH HOSE
ADJUSTING, CLEANING, OR DISASSEMBLING EACH TYPE OF SPRINKLER. PROVIDE TWO KEYS
1. THE CONTRACTOR SHALL PROVIDE TWO SETS OF SPRINKLER WRENCHES FOR
CHANGES WITHOUT ADDITIONAL COST TO THE OWNER.
CHANGES WILL PROVIDE PROPER AND MORE ADEQUATE COVERAGE, MAKE NECESSARY
3. IF IT IS DETERMINED THAT ADJUSTMENTS IN THE IRRIGATION EQUIPMENT OR NOZZLE
WATERING ARE TO BE KEPT TO AN ABSOLUTE MINIMUM.
THROUGHOUT THE CONSTRUCTION AND MAINTENANCE PERIODS. OVERSPRAY AND OVER
2. ADJUST SPRINKLER HEADS ON A DAILY BASIS AS THE SYSTEM IS BEING BALANCED
COVERAGE AND TO KEEP SPRAY OFF OF BUILDINGS, WALLS, WALKS, AND DRIVES.
1. IRRIGATION CONTRACTOR SHALL ADJUST ALL SPRINKLER HEADS TO ENSURE AN EVEN
DIRT, GRIT, AND PARTICULATE MATTER.
PROCEED TO THE NEXT HEAD ONLY AFTER THE FLOW OF WATER IS CLEAN AND FREE OF
2. CAP OFF EACH HEAD IN SEQUENCE, FROM THE CONTROL VALVE TO THE END OF THE LINE.
HEADS, THE CONTROL VALVES SHALL BE OPENED AND A FULL HEAD OF WATER USED TO
NECESSARY DIVERSION WORK HAS BEEN COMPLETED, AND PRIOR TO THE INSTALLATION OF
1. AFTER ALL NEW PVC PIPE, LINE, AND RISERS ARE IN PLACE AND CONNECTED, ALL
THREAD INLET AND OUTLET. INTERNAL PARTS SHALL BE STAINLESS STEEL AND NEOPRENE.
3. PRESSURE MAINS UNDER PAVING SHALL BE THIRTY INCHES (30") INCHES DEEP, MINIMUM.
2. ALL LATERAL PIPING SHALL BE BURIED TWELVE (12") INCHES DEEP, MINIMUM.
1. ALL PRESSURE MAINLINES SHALL BE BURIED EIGHTEEN (18") INCHES DEEP, MINIMUM.
WHERE NECESSARY TO PREVENT WATER FLOW FROM LOWER ELEVATION SPRINKLER HEADS
2. CHECK VALVES AND ANTI-DRAIN VALVES SHALL BE INSTALLED WHERE INDICATED, AND
1. BACKFLOW PREVENTION DEVICES SHALL BE LOCATED IN SHRUB AREA WHERE SHOWN ON
OBSTRUCTIONS OR DIFFERENCES SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S
EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED DURING ENGINEERING. SUCH
WHEN IT IS OBVIOUS THE FIELD THAT UNKNOWN OBSTRUCTIONS OR GRADE DIFFERENCES
2. DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS INDICATED ON THE DRAWINGS
OWNER. WHEN DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE, THE LAYOUT
WITHIN THE INTENT OF THE ORIGINAL DRAWINGS, AND WITHOUT ADDITIONAL COSTS TO THE
DIFFERENCES BETWEEN SITE AND DRAWINGS. ANY SUCH DEVIATIONS IN LAYOUT SHALL BE
1. LAYOUT SPRINKLER HEADS AND MAKE MINOR ADJUSTMENTS REQUIRED DUE TO
PRESSURE OR POINT OF CONNECTION DIFFER FROM THAT SHOWN ON PLANS.
WORK. NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE PROMPTLY IF STATIC
DRAWINGS. VERIFY STATIC PRESSURE AS STATED ON THE PLANS PRIOR TO BEGINNING
1. THE CONTRACTOR SHALL CONNECT TO THE WATER SOURCE AS INDICATED ON THE
COORDINATED WITH HE PLANTING PLANS TO AVOID INTERFERING WITH TREE, SHRUB, OR
2. THE INSTALLATION OF ALL SPRINKLER MATERIALS, INCLUDING PIPE SHALL BE
VERIFY ALL DIMENSIONS ON THE SITE PRIOR TO PROCEEDING WITH THE WORK OF THIS
1. ALL SCALED DIMENSIONS ARE APPROXIMATE. THE CONTRACTOR SHALL CHECK AND
(40') FEET OF HEAD. ANTI-DRAIN VALVE SHALL BE VALCON ADV OR APPROVED EQUAL.
ANTI-DRAIN VALVE SHALL BE FIELD ADJUSTABLE AGAINST DRAWOUT FOR FIVE (5') TO FORTY
WHEN IRRIGATION SYSTEM IS TURNED OFF.
AUTHORIZED REPRESENTATIVE.
SHALL BE APPROVED PRIOR TO INSTALLATION.
E. PIPE DEPTH:
PLAN.
D. VALVE LOCATIONS:
C. SPRINKLER HEAD LOCATIONS:
OTHER PLANT LOCATIONS.
B. WATER SUPPLY:
A. SITE CONDITIONS:
III. EXECUTION:
CONTRACT.
BACKFILLING OF TRENCHES.
CONTRACTOR'S EXPENSE.
P. INSPECTIONS:
INSPECTION AND APPROVAL.
O. RECORD DRAWINGS:
N. CLEAN-UP:
2. ANTI-DRAIN VALVES SHALL BE OF HEAVY DUTY VIRGIN PVC CONSTRUCTION WITH F.I.P.
DISC MEETING OR EXCEEDING FEDERAL SPECIFICATION WW-V-51D, CLASS A, TYPE IV.
W.O.G. BRONZE CONSTRUCTION WITH REPLACEABLE COMPOSITION NEOPRENE OR RUBBER
1. SWING CHECK VALVES TWO INCH (2") AND LARGER SHALL BE TWO-HUNDRED (200) POUND
3. VALVE BOX LIDS SHALL BE MARKED W/BRANDING IRON NOTING CONTROLLER # AND
2. VALVE BOXES SHALL BE LOCK TOP OR BOLTED. PROVIDE TWO KEYS MINIMUM FOR
PLASTIC VALVE BOXES AS DETAILED. VALVE BOXES SHALL BE AS MANUFACTURED BY
1. ALL REMOTE CONTROL, GATE, BALL, AND ISOLATION VALVES SHALL BE HOUSED IN
EQUIPMENT SHALL BE AS SPECIFIED IN THE IRRIGATION NOTES AND LEGEND ON THE
VALVES, GATE VALVES, SPRINKLER HEADS, BACKFLOW PREVENTION UNITS, AND OTHER
1. QUICK COUPLING VALVES, CONTROLLERS, REMOTE CONTROL (AUTOMATIC) VALVES, BALL
I. EQUIPMENT:
BROOKS OR EQUAL.
K. CHECK VALVES:
STATION #.
LOCKABLE BOXES.
J. VALVE BOXES:
DRAWINGS.
K. FLUSHING:
M. EQUIPMENT TO BE FURNISHED:
L. SPRINKLER COVERAGE:
FLUSH OUT THE SYSTEM.
REFER TO ENGINEERING PLANS AND/OR REPORTS FOR SPECIFIC MATERIAL AND COMPACTION
REQUIREMENTS.
4. INSTALL BRICK OR CONCRETE SUPPORTS UNDER FULL PERIMETER OF BOX.
1. CONTROL WIRE: #14-1 AWG-UF MIN. DIRECT-BURIAL TYPE. COMMON WIRE: #12-1 AWG-UF
MIN. DIRECT BURIAL AND WIRE SHALL BE WHITE. USE ALTERNATE COLOR(S) FOR CONTROL
WIRES.
2. WIRE CONNECTIONS. MADE WITH "PEN-TITE" CONNECTORS (OR EQUAL). LOCATE MID WIRE
SPLICES IN PULL BOX (8" ROUND PLASTIC VALVE BOX).
3. HIGHER VOLTAGE CONNECTIONS OR 110 V SHALL BE MADE BY CLAMP AND SHALL BE
WEATHER PROTECTED PER LOCAL CODES.
4. OTHER EQUIPMENT SHALL BE AS SPECIFIED IN THE IRRIGATION LEGEND ON THE
DRAWINGS.
5. CONTROL WIRES SHALL BE INSTALLED WITH ONE (1') FOOT OF EXCESS WIRE (COILED) AT
THE END OF EACH WIRE RUN, AND AT ONE-HUNDRED (100') FOOT INTERVALS FOR RUNS
OVER 100 FEET.
6. RUN (4) EXTRA VALVE WIRES TO EACH GROUP OF TWO MORE VALVES.
7. CONTROL WIRES SHALL BE BUNDLED WITH TAPE AT TEN (10') FOOT INTERVALS AND
LOCATED UNDER THE IRRIGATION MAINLINE.
IRRIGATION:IRRIGATION SYSTEM NOTES:
PH = 1267.00
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±10,204 SQ. FT.
WAREHOUSE:
MEZZANINE:
OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
V-B
YES
±30,613 SQ. FT.
B & S-1
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
9
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MATCHLINE 'D' - SEE SHEET LI-04
PLANT LEGEND
SHRUBS (* SYMBOL REPRESENTS UP-SIZED SHRUBS)
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
GROUNDCOVER
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
ADDITIONAL NOTES:
12
8
14
1 GAL/
5 GAL
FLATS @
24" O.C.SENECIO SERPENS / BLUE CHALK STICKS 1,796 SF
WUCOLS
L
TREES
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX 5
PARKINSONIA × 'DESERT MUSEUM' / DESERT
MUSEUM PALO VERDE 24" BOX 5
(GREEN/VERDE) SANTOLINA VIRENS / GREEN
LAVENDER COTTON
PENSTEMON HETEROPHYLLUS 'MARGARITA
BOP' / SHOWY PENSTEMON
ANIGOZANTHOS 'BIG RED' / KANGAROO PAW
HESPERALOE PARVIFLORA / RED YUCCA
5 GAL.
15 GAL.
5 GAL.
PINUS CANARIENSIS / CANARY ISLAND PINE 24" BOX 6
L
L
M
L
L
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He
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28CAREX SPISSA / SAN DIEGO SEDGE 1 GAL.L
87LSALVIA GREGGII 'FURMAN'S RED' / AUTUMN
SAGE 5 GAL.
Cs
VINES
HARDENBERGIA VIOLACEA 'HAPPY
WANDERER' /PURPLE VINE LILAC VAR.5 GAL.2L
3ALOE ARBORESCENS / TORCH ALOE 15 GAL.L Aa
9LAGAVE AMERICANA / CENTURY PLANT 15 GAL.Ag
43LLEYMUS CONDENSATUS 'CANYON PRINCE' /
CANYON GIANT RYE 5 GAL.
68JUNCUS PATENS / GRAY RUSH 5 GAL.L J
An
Ph
FLATS @
12" O.C.CAREX TUMULICOLA / FOOTHILL SEDGE 4,138 SFL
15 GAL.68WESTRINGIA 'WYNYABBIE GEM' / COAST
ROSEMARYLW
79
PH = 1267.00
>
>
>
>
>
>
>
>
>
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>
>
>
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>
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>
>
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>
>
>
>
>
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>
>
>
>
>
>
>
>
>
>
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OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
V-B
YES
B & S-1
>>>>>>>>>>>>>>>>>>>>>>>>
>
>
>
>
>
>
SS SS SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
SS
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FW FW FW
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(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)
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SCALE: SEE SHEET
SHEET:
OF 14
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V
I
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I
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S
DA
T
E
09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
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AINROFILACF
ET
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08/20/2021
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E
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N
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
10
PL
A
N
T
I
N
G
P
L
A
N
LP-02
0 5' 10' 20' 30'
SCALE - 1" = 10'-0"
NORTH
PLANTING NOTES
1. ALL PLANTED AREAS SHALL BE RAKED CLEAN OF ALL EXTRANEOUS MATERIALS. FINISH GRADES AND SURFACE DRAINAGE PATTERNS SHALL BE RESTORED TO THE APPROVED SPECIFIED
GRADING PLAN AFTER TREE AND SHRUB INSTALLATION AND PRIOR TO GROUND COVER OR BARK INSTALLATION.
2. ALL PLANT MATERIAL SHALL CONFORM TO NURSERYMAN'S STANDARDS FOR SIZE AND HEALTH AND SHALL BE APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO
PLANTING. THE CONTRACTOR SHALL SUBMIT PHOTOS OF ALL BOX SIZE TREES FOR APPROVAL BY THE OWNER'S AUTHORIZED REPRESENTATIVE. SHRUBS WILL BE REVIEWED ON SITE.
3. LANDSCAPE CONSTRUCTION INSTALLATION AND PRACTICES SHALL COMPLY WITH ALL LOCAL AND REGIONAL STANDARDS AND IF APPLICABLE, CLCA'S STANDARDS FOR LANDSCAPE
CONSTRUCTION AND MAINTENANCE.
4. ANY PLANT MATERIAL DELETIONS OR SUBSTITUTIONS SHALL BE APPROVED BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
5. ALL PLANT MATERIAL SHALL BE INSTALLED ACCORDING TO THE DETAILS AND NOTES SHOWN ON THESE PLANS.
6. ALL LEVEL SHRUB AREAS PLANTED WITH FLATTED GROUND COVER SHALL BE TOP DRESSED (AFTER INSTALLATION OF GROUNDCOVER) WITH A 3" LAYER OF SHREDDED "WALK-ON" BARK
MULCH OR APPROVED EQUAL (PROVIDE SAMPLE TO DEVELOPER). ALL OTHER LEVEL SHRUB AREAS SHALL RECEIVE A 3" LAYER. OMIT BARK MULCH LAYER IN ANNUAL COLOR PLANTING AREAS
WHERE APPLICABLE. LEAVE A 12" DIAMETER AREA AROUND EACH TREE AND SHRUB MAINSTEM FREE OF BARK MULCH.
7. ALL TREES SHALL BE LOCATED AS FOLLOWS:
A. MIN. SIX FEET (6') FROM PROPERTY LINE FENCING AND WALLS, HARDSCAPE SURFACES, BUILDING EAVES AND SUBSURFACE UTILITIES INCLUDING DRAINAGE LINES, DOMESTIC
SUPPLY LINES AND SEWER LINES WHEREVER POSSIBLE/ APPLICABLE.
B. MIN. 3' (FEET) FROM ALL FIRE HYDRANTS, MAIL BOXES, WATER METERS, AND SUBSURFACE UTILITIES INCLUDING TELEPHONE, ELECTRICAL AND CABLE TV.
C. MIN. 8' (FEET) FROM THE DOOR SIDE OF ALL TRANSFORMER BOXES.
D. MIN. 10' (FEET) FROM ALL EASEMENT BOUNDARIES.
E. MIN. 10' (FEET) FROM ALL STREET LIGHTS, SIGNS AND POWER POLES.
CONTRACTOR SHALL VERIFY ALL UTILITIES, EASEMENTS, HARDSCAPE AND EQUIPMENT PRIOR TO THE INSTALLATION OF TREES.
8. ANY TREE PLANTED WITHIN FIVE FEET (5') OF HARDSCAPE SURFACES SHALL RECEIVE "BIO-BARRIER" ROOT BARRIER TO A DEPTH OF 19", UNLESS OTHERWISE NOTED ON THE PLANS.
INSTALL PER MANUFACTURER'S DETAILS AND SPECIFICATIONS, ADJACENT AND PARALLEL TO THE HARDSCAPE AND/OR UTILITY AND 5' BEYOND THE TREE TRUNK IN BOTH DIRECTIONS. IN CASE
OF DISCREPANCIES IMMEDIATELY NOTIFY OWNER'S AUTHORIZED REPRESENTATIVE.
9. REMOVE ALL VINE OR ESPALIER STAKES AND/OR TRELLISES AND ATTACH TO FENCE, WALL, POST OR VINE TRELLIS SHOWN ON PLAN.
10. PRIOR TO BIDDING, CONTRACTOR SHALL VERIFY IF AN AGRONOMIC SOILS REPORT HAS BEEN COMPLETED FOR THE PROJECT. IF NONE IS AVAILABLE, CONTRACTOR IS RESPONSIBLE FOR
INCLUDING COST FOR AGRONOMIC SOILS REPORT IN PROJECT BID. FOR MULTI-LOT PROJECT A MINIMUM OF 1 TEST FOR EVERY 7 LOTS IS REQUIRED.
11. PRIOR TO PLANTING ALL PLANTABLE SOIL AREAS SHALL BE MIXED WITH 4 YARDS OF COMPOST PER 1,000 SF TO A DEPTH OF 6" TO MAKE THE SOIL FRIABLE FOR PLANTING, UNLESS
OTHERWISE SPECIFIED IN THE AGRONOMIC SOILS REPORT. IN THE EVENT OF A CONFLICT BETWEEN THE AGRONOMIC SOILS REPORT AND THESE NOTES, THE REPORT SHALL SUPERCEDE. SOILS
WITH GREATER THAN 6% ORGANIC MATTER IN THE TOP 6" OF SOIL SHALL BE EXEMPT FROM ADDING COMPOST AND FILLING.
12. ALL PLANT BASINS SHALL RECEIVE SARVON SOIL PENETRANT. APPLY PER MANUFACTURES SPECIFICATIONS, OR AS DIRECTED IN THE AGRICULTURAL SOILS REPORT OBTAINED BY THE
CONTRACTOR. SARVON AVAIL. THROUGH JOHN DEERE LANDSCAPES (800) 347-4272.
13. PRIOR TO CONSTRUCTION, CONTRACTOR SHALL CONTACT LOCAL UNDERGROUND SERVICE ALERT.
14. IF ANY EXISTING HARDSCAPE OR LANDSCAPE INDICATED ON THE APPROVED PLANS IS DAMAGED OR REMOVED DURING DEMOLITION OR CONSTRUCTION, IT SHALL BE REPAIRED AND/OR
REPLACED IN KIND AND EQUIVALENT SIZE PER THE APPROVED PLANS.
15. ALL BUILDING AND HARDSCAPE INFORMATION SHOWN ON THESE PLANS IS BASED UPON THE MOST CURRENT ARCHITECTURAL SITE PLAN RECEIVED FROM THE ARCHITECT, CIVIL ENGINEER
AND/OR OWNER. LANDSCAPE CONTRACTOR SHALL VERIFY HARDSCAPE LAYOUT (INCLUDING BUILDING FOOTPRINTS, WALKWAYS, STAIRWAYS, FENCING, UTILITIES, ETC.). IF ANY DISCREPANCIES
BETWEEN THESE PLANS AND ACTUAL SITE CONDITIONS ARE FOUND, CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE.
MA
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MATCHLINE 'B' - SEE SHEET LI-03
PLANT LEGEND
SHRUBS (* SYMBOL REPRESENTS UP-SIZED SHRUBS)
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
GROUNDCOVER
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
ADDITIONAL NOTES:
12
8
14
1 GAL/
5 GAL
FLATS @
24" O.C.SENECIO SERPENS / BLUE CHALK STICKS 1,796 SF
WUCOLS
L
TREES
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX 5
PARKINSONIA × 'DESERT MUSEUM' / DESERT
MUSEUM PALO VERDE 24" BOX 5
(GREEN/VERDE) SANTOLINA VIRENS / GREEN
LAVENDER COTTON
PENSTEMON HETEROPHYLLUS 'MARGARITA
BOP' / SHOWY PENSTEMON
ANIGOZANTHOS 'BIG RED' / KANGAROO PAW
HESPERALOE PARVIFLORA / RED YUCCA
5 GAL.
15 GAL.
5 GAL.
PINUS CANARIENSIS / CANARY ISLAND PINE 24" BOX 6
L
L
M
L
L
L
L
He
S
28CAREX SPISSA / SAN DIEGO SEDGE 1 GAL.L
87LSALVIA GREGGII 'FURMAN'S RED' / AUTUMN
SAGE 5 GAL.
Cs
VINES
HARDENBERGIA VIOLACEA 'HAPPY
WANDERER' /PURPLE VINE LILAC VAR.5 GAL.2L
3ALOE ARBORESCENS / TORCH ALOE 15 GAL.L Aa
9LAGAVE AMERICANA / CENTURY PLANT 15 GAL.Ag
43LLEYMUS CONDENSATUS 'CANYON PRINCE' /
CANYON GIANT RYE 5 GAL.
68JUNCUS PATENS / GRAY RUSH 5 GAL.L J
An
Ph
FLATS @
12" O.C.CAREX TUMULICOLA / FOOTHILL SEDGE 4,138 SFL
15 GAL.68WESTRINGIA 'WYNYABBIE GEM' / COAST
ROSEMARYLW
79
CORYDON ROAD
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
>
43
±5,600 SQ. FT.
WAREHOUSE:
MEZZANINE:
PROPOSED BUILDING 2
TBD FF
TBD PAD
OCCUPANCY:
TYPE OF CONSTRUCTION:
SPRINKLERED:
V-B
YES
±16,801 SQ. FT.
B & S-1 SS SS SS
SSFWFWFW
S
S
S
SS
W
W
W
W
W
W
W
W
Ag
Ag
S
S
S
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S
W
W
W
W
S
SCALE: SEE SHEET
SHEET:
OF 14
RE
V
I
S
I
O
N
S
DA
T
E
09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
O
AINROFILACF
ET
A
T
S
A
L
ICENSE D L
I
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EPACSDN
T
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08/20/2021
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M
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N
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
11
PL
A
N
T
I
N
G
P
L
A
N
LP-030 5' 10' 20' 30'
SCALE - 1" = 10'-0"
NORTH
MATCHLINE 'B' - SEE SHEET LI-02
MA
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PLANT LEGEND
SHRUBS (* SYMBOL REPRESENTS UP-SIZED SHRUBS)
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
GROUNDCOVER
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
ADDITIONAL NOTES:
12
8
14
1 GAL/
5 GAL
FLATS @
24" O.C.SENECIO SERPENS / BLUE CHALK STICKS 1,796 SF
WUCOLS
L
TREES
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX 5
PARKINSONIA × 'DESERT MUSEUM' / DESERT
MUSEUM PALO VERDE 24" BOX 5
(GREEN/VERDE) SANTOLINA VIRENS / GREEN
LAVENDER COTTON
PENSTEMON HETEROPHYLLUS 'MARGARITA
BOP' / SHOWY PENSTEMON
ANIGOZANTHOS 'BIG RED' / KANGAROO PAW
HESPERALOE PARVIFLORA / RED YUCCA
5 GAL.
15 GAL.
5 GAL.
PINUS CANARIENSIS / CANARY ISLAND PINE 24" BOX 6
L
L
M
L
L
L
L
He
S
28CAREX SPISSA / SAN DIEGO SEDGE 1 GAL.L
87LSALVIA GREGGII 'FURMAN'S RED' / AUTUMN
SAGE 5 GAL.
Cs
VINES
HARDENBERGIA VIOLACEA 'HAPPY
WANDERER' /PURPLE VINE LILAC VAR.5 GAL.2L
3ALOE ARBORESCENS / TORCH ALOE 15 GAL.L Aa
9LAGAVE AMERICANA / CENTURY PLANT 15 GAL.Ag
43LLEYMUS CONDENSATUS 'CANYON PRINCE' /
CANYON GIANT RYE 5 GAL.
68JUNCUS PATENS / GRAY RUSH 5 GAL.L J
An
Ph
FLATS @
12" O.C.CAREX TUMULICOLA / FOOTHILL SEDGE 4,138 SFL
15 GAL.68WESTRINGIA 'WYNYABBIE GEM' / COAST
ROSEMARYLW
79
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>
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>
>
>
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>
>
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>
>
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>
>
>
>
>
>
>
>
>
>
>
>
454443
±10,204 SQ. FT.
WAREHOUSE:
MEZZANINE:
PROPOSED BUILDING1
TBD FF
TBD PAD
OCCUPANCY:
±30,613 SQ. FT.
B & S-1
SS
SS SS SS
FW
FW
FW
FW
FW
FW FW FW
S
S
S
SS
W
W
W
W
W
W
W
W
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S
S
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W
W
W
W
S
SCALE: SEE SHEET
SHEET:
OF 14
RE
V
I
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I
O
N
S
DA
T
E
09/30/22
EXP. DATE
SIGNATURE
LLA 5508
DATE
O
AINROFILACF
ET
A
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S
A
L
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I
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EPACSDN
T
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08/20/2021
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E
M
E
N
T
DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
12
PL
A
N
T
I
N
G
P
L
A
N
LP-04
0 5' 10' 20' 30'
SCALE - 1" = 10'-0"
NORTH
MATCHLINE 'D' - SEE SHEET LI-01
MA
T
C
H
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I
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E
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C
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-
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0
3
PLANT LEGEND
SHRUBS (* SYMBOL REPRESENTS UP-SIZED SHRUBS)
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
GROUNDCOVER
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
ADDITIONAL NOTES:
12
8
14
1 GAL/
5 GAL
FLATS @
24" O.C.SENECIO SERPENS / BLUE CHALK STICKS 1,796 SF
WUCOLS
L
TREES
SYM. BOTANICAL NAME / COMMON NAME SIZE QTY.
CERCIS OCCIDENTALIS / WESTERN REDBUD 24" BOX 5
PARKINSONIA × 'DESERT MUSEUM' / DESERT
MUSEUM PALO VERDE 24" BOX 5
(GREEN/VERDE) SANTOLINA VIRENS / GREEN
LAVENDER COTTON
PENSTEMON HETEROPHYLLUS 'MARGARITA
BOP' / SHOWY PENSTEMON
ANIGOZANTHOS 'BIG RED' / KANGAROO PAW
HESPERALOE PARVIFLORA / RED YUCCA
5 GAL.
15 GAL.
5 GAL.
PINUS CANARIENSIS / CANARY ISLAND PINE 24" BOX 6
L
L
M
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He
S
28CAREX SPISSA / SAN DIEGO SEDGE 1 GAL.L
87LSALVIA GREGGII 'FURMAN'S RED' / AUTUMN
SAGE 5 GAL.
Cs
VINES
HARDENBERGIA VIOLACEA 'HAPPY
WANDERER' /PURPLE VINE LILAC VAR.5 GAL.2L
3ALOE ARBORESCENS / TORCH ALOE 15 GAL.L Aa
9LAGAVE AMERICANA / CENTURY PLANT 15 GAL.Ag
43LLEYMUS CONDENSATUS 'CANYON PRINCE' /
CANYON GIANT RYE 5 GAL.
68JUNCUS PATENS / GRAY RUSH 5 GAL.L J
An
Ph
FLATS @
12" O.C.CAREX TUMULICOLA / FOOTHILL SEDGE 4,138 SFL
15 GAL.68WESTRINGIA 'WYNYABBIE GEM' / COAST
ROSEMARYLW
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
13
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LP-05
5
2
1
3
2
4
5
6
7
ROOTBALL
1
3
4
8
8
7
6
TREE OR SHRUB CONTAINER
2" MULCH LAYER (OMIT IN LAWN AREAS & DO
NOT COVER ROOT BALL ENTIRELY)
FORM TEMP. 4" WATERING BERM W/SOIL
EXCAVATED FROM PLANTING HOLE. (OMIT IN
LAWN AREAS)
BREATHER TUBES(S) FOR 15 GAL. SIZE AND
LARGER, SEE BREATHER TUBE DETAIL
PLANT SO ROOT BALL IS 1/2" TO 3/4" ABOVE
FINISHED GRADE (AFTER BACKFILL MIX HAS
SETTLED)
PIT BACKFILL MIX PER NOTES.
FERTILIZER TABLETS PER NOTES. INSTALL
SO THAT THEY TOUCH ROOTBALL
DEPTH OF ROOTBALL
LEGEND
2x DIA. OF ROOTBALL
TREE/ SHRUB CONTAINER PLANTING N.T.S.
3'
4
6"
1
2
1
PREVAILING WIND
1
2
3
4
5
TREE TIES 'CINCH TIE'- (4) REQ'D
2" X 10' LODGEPOLE PINE STAKE
VENTILATED TRUNK GUARD IN LAWN AREAS
6" MIN. DISTANCE BETWEEN STAKE END AND
TREE CANOPY
BREATHER TUBE(S), SEE BREATHER TUBE
DETAIL
1.) INSTALL STAKES 12" FROM TREE
TRUNK PERPENDICULAR TO PREVAILING
WINDS.
2.) THIS DETAIL TO BE USED FOR 24" BOX
AND SMALLER.
3.) TIES SHOULD PROVIDE FLEXIBILITY OF
TRUNK BUT NOT ALLOW RUBBING OF
TRUNK AGAINST STAKE.
4.) TREES SHALL BE PLANTED 1"-2"
HIGHER THAN ADJACENT GRADE PER CITY
OF LAKE ELSINORE STANDARDS.
ROOTBALL
5
N.T.S.TREE STAKING (LEVEL GROUND)
LEGEND
IMPORTANT NOTES:
3
1
C
A
2x DIA. OF ROOTBALL
6
7
TREE OR SHRUB CONTAINER
FORM 4" PERMANENT WATERING
2" MULCH LAYER (DO NOT COVER
EXISTING SLOPE GRADE
PIT BACKFILL MIX PER NOTES
FERTILIZER TABLETS PER NOTES
1
BERM W/SOIL EXCAVATED FROM
NOTE: CUT AND FILL TO BE
2
3
4
(AFTER BACKFILL MIX HAS SETTLED)
5
6
INSTALL SO THAT THEY TOUCH
7
5
ROOTBALL
1
4
3"
PLANT SO ROOT BALL IS 1/2"
TO 3/4" ABOVE FINISHED GRADE
1:1 SLOPE RATIO MAX.
ROOTBALL
LEGEND
1
1
CUT
1
1
FILL
2
3
PLANTING HOLE. (36" DIA. SIZE
FOR TREES AND 24" DIA. SIZE
FOR SHRUBS)
ROOT BALL ENTIRELY)
DEPTH OF ROOTBALL8
8
9
BREATHER TUBES(S) FOR 15 GAL. SIZE
AND LARGER, SEE BREATHER TUBEDETAIL.
9
N.T.S.TREE/SHRUB CONTAINER PLANTING (SLOPE)
2
3
4
9
1
8
7
5
6
5
4
3
2
6
7
8
1
9
NONE
(2) - 4"
(2) - 4"
(4) - 4"
(6) - 4"
(8) - 4"
(4) - 4"
NDS-SLOTTED GRATE (PIPE SIZE) AT
NON-SLOPE CONDITION. USE ATRIUM GRATE
AT SLOPE CONDITION. SET GRATE 1/2"
ABOVE FINISH GRADE.
FINISH GRADE
DUCT TAPE OVER HOLES WITHIN 6" OF
FINISHED GRADE.
"DRAINGARD" SOCK
BACKFILL MIX PER NOTES
RIGID PERFORATED HANCOR PIPE. SEE
SCHEDULE BELOW FOR SIZE AND NUMBER PER
PLANT.
OPTIONAL CONNECTION TO DRAINAGE
SYSTEM FOR POOR DRAINING SOIL - SEE
PLAN.
BREATHER TUBE TO EXTEND TO FULL DEPTH
OF PLANTING HOLE
ROOTBALL
INSTALL BREATHER TUBES ON ALL TREES PER
THE FOLLOWING SCHEDULE:
1 & 5 GALLON
15 GALLON
24" BOX
36" BOX
48" BOX
60" BOX OR LARGER
B&B PALMS
LEGEND
1"
N.T.S.BREATHER TUBE
10 FT. MINIMUM LENGTH
TREE TRUNK
ROOT BARRIER - TYPE PER PLAN
EDGE OF BUILDING / HARDSCAPE (CURB, PAVING, PAD, ECT.)
LEGEND
NOTE:
EQ. EQ.
ROOT BARRIER 1 1/2" = 1'-0"
ROOT BARRIERS SHALL BE INSTALLED WHEN TREE
IS WITHIN 6' OF ANY HARDSCAPE, AND SHALL BE
INSTALLED ADJ. TO THE HARDSCAPE ONLY PER THE
MANUFACTURER SPECIFICATIONS. REFER ALSO TO
NOTE #7 IN THE GENERAL PLANTING NOTES FOR
ADDITIONAL INFORMATION.
BE
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DATE: 08/20/2021
JOB # 21-049a
DRAWN: KTL / MD
08/20/2021
14
PL
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LP-06
THICKNESS SHALL EXCLUDE TOP GROWTH AND THATCH. INDIVIDUAL PIECES OF SOD SHALL
A. SOD SHALL BE MACHINE CUT AT A UNIFORM SOIL THICKNESS. MEASUREMENTS FOR
THE MIX SHALL ALSO CONTAIN A LONG LASTING FORM OF IRON (G.U. 49) AND A NON-IONIC
E. LIGHTWEIGHT SOIL FOR PLANTERS SHALL BE OF THE FOLLOWING COMPOSITION,
B. FINISH GRADING AFTER SOIL PREPARATION SHALL ESTABLISH FINAL FLOW LINES AND
D. MAINTAIN PROOF OF DELIVERY FOR ALL PLANTING AMENDMENTS ON-SITE AND AVAILABLE
C. SLOPES STEEPER THAN 4:1 SHALL BE RAKED SMOOTH, BUT SHALL NOT RECEIVE SOIL
CROSS-RIPPED TO A DEPTH OF SIX (6) INCHES AND SOIL AMENDMENTS SPREAD EVENLY AS
MANUFACTURER'S SPECIFICATIONS TO EXISTING UNDESIRED VEGETATION TEN (10) DAYS
A. PLANTING SHALL NOT COMMENCE UNTIL COMPLETION OF ALL CONSTRUCTION WORK,
A. TREE STAKES SHALL BE 2" DIAMETER BY 10' LONG NEW LODGE PINE POLES TREATED WITH
WOOD SHALL BE 2" X 4" OR 1" X 4" ROUGH, CONSTRUCTION HEART REDWOOD, FREE FROM
C. WOOD HEADER SHALL BE INSTALLED IN ACCORDANCE WITH THE PLANS AND DETAILS.
B. FORMING STAKES SHALL BE AT LEAST ONE INCH BY TWO INCHES, OF LENGTH NECESSARY
PLANS AND DETAILS. FORMS FOR HEADERS AND MOW STRIPS SHALL BE STAKED AT 4 INCH
A. CONCRETE HEADERS AND MOW STRIPS SHALL BE INSTALLED IN ACCORDANCE WITH THE
STRONG ENOUGH TO SUPPORT THEIR OWN WEIGHT FROM A FIRM GRASP ON THE UPPER 10
INTERVALS, AND ALL FORMING SHALL BE APPROVED IN THE FIELD BY THE OWNER'S
UNEVEN ENDS WILL NOT BE ACCEPTABLE. STANDARD SIZE SECTIONS OF SOD SHALL BE
BE CUT TO A STANDARD LENGTH AND WIDTH. BROKEN ROLLS OR SLABS, AND TORN OR
C. EACH PLANT SHALL RECEIVE "AGRIFORM" (OR APPROVED EQUAL) PLANT TABLETS AS
B. PLANT MATERIAL WITH ROOT BALLS BROKEN OR CRACKED PRIOR TO OR DURING
WALLS CAUSED BY AUGURING HOLES. SLICK PIT WALLS CAUSED BY AUGURING IN TO WET
A. PLANT PITS SHALL BE AS SHOWN IN THE PLANTING DETAILS. ROUGHEN SMOOTH PIT
IMPAIR THE RIGHT OF REJECTION FOR FAILURE TO MEET OTHER REQUIREMENTS DURING
DELIVERY SHALL BE FOR QUALITY, SIZE, AND VARIETY ONLY, AND SHALL NOT IN ANY WAY
C. GROUND COVER MATERIAL SHALL BE TRIANGULARLY SPACED PER DIMENSION SHOWN ON
IS SHOWN IN A LOOSE PATTERN, THE CONTRACTOR SHALL SPACE MATERIAL AS SHOWN ON
AND THE PLANTS EQUALLY SPACED WITHIN THE DESIGNATED AREA. WHEN PLANT MATERIAL
B. WHEN PLANT MATERIAL IS SPACED IN ROWS, THE TOTAL DIMENSION SHALL BE VERIFIED,
OBTAIN OWNER'S AUTHORIZED REPRESENTATIVE APPROVAL PRIOR TO EXCAVATION
A. STAKE LOCATIONS OF TREES AND OUTLINE PLANTING AREAS AS SHOWN ON PLANS.
F. FLOAT TURF AREAS WITH A FOUR (4') FOOT MINIMUM WIDTH FLOAT. ROLL ALL PROPOSED
FOOTINGS IN PLANTING AREAS. FINISHED GRADES SHALL BE RAKED AND SMOOTHED TO
FLOW ACROSS HARDSCAPE, THE GRADE SHALL BE FLUSH, OR NO MORE THAN 1/2" BELOW
INSTALLATION SHALL BE 1-1/2 INCH BELOW THE TOP. AT LOCATIONS WHERE DRAINAGE IS TO
SOD IS TO BE LAID NEXT TO CONCRETE PAVING AND CURBS, FINISHED GRADE BEFORE SOD
D. FINISHED GRADES SHALL BE MIN. 4" BELOW BUILDING STUCCO SCREEDS AND MIN. 1" BELOW
C. RAKE-OUT AND REMOVE ALL ROCKS 1/2 INCH DIAMETER OR LARGER FROM THE TOP TWO
ESTABLISHED FROM THE HIGH POINT TO THE DRAINAGE OUTLET OR AN INLET STRUCTURE.
OF PLANT PITS. THE OWNER'S AUTHORIZED REPRESENTATIVE RESERVES THE RIGHT
A. REVIEW BY THE OWNER'S AUTHORIZED REPRESENTATIVE OF THE PLANTS UPON
BRANCHES REMOVED AND INJURIES REPAIRED. CLEAN AND RE-CUT WOUNDS OVER 3/4
I. UPON COMPLETION OF THE WORK, ALL TREES AND SHRUBS SHALL HAVE HAD ANY BROKEN
GROUNDCOVER SHOWN BY ADJACENT SYMBOL, TO WITHIN 12 INCHES OF MAIN PLANT STEM.
H. SHRUBS AND TREES SHOWN IN PLANTING AREAS SHALL BE UNDER-PLANTED WITH
G. CONTAINER PLANTS SHALL NOT BE PLACED WITHIN 12 INCHES OF SPRINKLER HEADS.
F. REMOVE NURSERY STAKES FROM ALL CONTAINER STOCK. PRUNE SIDE GROWTH ON
E. REMOVE NURSERY STAKES ON ALL VINES AND ATTACH TO ADJACENT WALL OR FENCE
BACKFILL TO FINISH GRADE AND TAMP FIRM. FORM A SHALLOW BASIN AROUND EACH PLANT
D. BACKFILL PIT WITH PLANTING MIX HALF-WAY TO FINISH GRADE AND WATER THOROUGHLY.
GRADIENTS FOR UNIFORM WATER DRAINAGE. FLOW LINES AND GRADIENTS SHALL BE
INCHES OF FINISHED GRADE, EXCEPT ON SLOPES STEEPER THAN 3:1.
LIST, WHICH ARE MINIMUM ACCEPTABLE SIZES.
REJECTION PRIOR TO INSTALLATION.
STRUCTURES ATYPICAL OF THEIR SPECIES.
MIXTURE OF THE FOLLOWING PER YARD OF EXISTING SITE SOIL.
50 LBS. OF MILORGANITE
80 LBS. OF AGRICULTURAL GYPSUM
LAWNS: 4 C.Y. OF LOAMEX
GROUND COVERS: 3 C.Y. OF LOAMEX
REPRESENTATIVE BASED ON THE FINDING OF THE REPORT. LOAMEX, AND SARVON AVAIL.
2.2 PLANTING MIXES, SOILS AND FERTILIZERS
ROADBED EXCAVATIONS.
FERTILIZER TABLETS PER SPECIFICATIONS
1 OZ. SUPERTHRIVE HORMONE
1 LB. OF SOIL MOIST
10 LBS OF MILORGANITE
10 LBS. OF AGRICULTURAL GYPSUM
.25 C.Y. OF LOAMEX
OF TOXIC SUBSTANCES, SOIL STERILANTS, AND SALTS. DO NOT PROVIDE SOIL FROM
BRUSH, OBJECTIONABLE WEEDS, ROCKS, ORGANIC DEBRIS, AND CLAY. SOIL SHALL BE FREE
CHARACTERISTICS OF THE EXISTING SITE SOIL. PROVIDE TOPSOIL FREE FROM SUBSOIL,
D. IMPORT SOIL OR TOPSOIL SHALL BE NATURAL, FRIABLE SOIL POSSESSING THE SAME
ON PLAN AND SUBJECT TO CHANGE PER SOILS ANALYSIS) SHALL BE A THOROUGHLY BLENDED
C. SOIL PLANT BACKFILL FOR CONTAINER PLANT MATERIAL (UNLESS SPECIFIED OTHERWISE
15 LBS. OF BEST TRIPLE PRO 15-15-15 OR 15 LBS. OF BEST 6-20-20XB
B. GENERAL SOIL PREPARATION, AMOUNT PER 1,000 SQUARE FEET:
INCLUDE Ph, N/P/K, SAR, ECE, BORON LEVELS, AND SOIL PARTICLE EVALUATION. ACTUAL SOIL
(18 INCHES BELOW GRADE) SOIL BY AN APPROVED AGRICULTURAL LAB. THE REPORT SHALL
REPRESENTATIVE A SOILS TEST MADE FROM THE SURFACE AND SUB-SURFACE
FOR BIDS. ONCE SITE IMPROVEMENTS ARE IN PLACE AND APPROXIMATE FINISH GRADES
A. THE FOLLOWING SOIL AMENDMENTS (ITEMS B & C BELOW) ARE TO BE USED AS THE BASIS
REDRESSING, AND MAINTENANCE (REPLACEMENTS) DURING THE CONTRACT PERIOD.
COMPLETE THE WORK AND INDICATED ON THE DRAWINGS, INCLUDING RE-SEEDING,
E. IN ALL CASES, QUANTITIES OF PLANT MATERIALS SHALL BE FURNISHED AS NEEDED TO
CONTRACT PRICE WILL BE ADJUSTED IN ACCORDANCE WITH THE PROVISIONS OF THE
SUBSTITUTE MATERIALS ARE OF LESS VALUE THAN THOSE ORIGINALLY SPECIFIED, THE
SUBSTITUTIONS ARE TO BE AT NO ADDITIONAL COST TO THE OWNER. IF ACCEPTED
D. SUBSTITUTIONS FOR INDICATED PLANT MATERIALS WILL NOT BE PERMITTED WITHOUT
C. ALL PLANTS SHALL EQUAL OR EXCEED THE MEASUREMENTS SPECIFIED IN THE PLANT
TWO YEARS. ALL PLANT MATERIAL SHALL BE SUBJECT TO INSPECTION AND POSSIBLE
SHALL BE GROWN IN THEIR CONTAINERS FOR A MINIMUM OF SIX MONTHS AND MAXIMUM OF
B. ROOT BOUND PLANT MATERIAL IS NOT ACCEPTABLE. FIVE GALLON PLANTS AND LARGER
DISEASE, AND INJURY. TREES SHALL NOT HAVE CROSSING BRANCHES OR WEAK BRANCH
BE SYMMETRICAL, SOUND, HEALTHY, VIGOROUS, AND FREE OF INSECT PESTS, PLANT
A. PLANTS SHALL HAVE A HABIT OF GROWTH THAT IS NORMAL FOR THE SPECIES AND SHALL
THE PRIOR WRITTEN APPROVAL OF THE OWNER'S AUTHORIZED REPRESENTATIVE.
ESTABLISHED, THE CONTRACTOR SHALL FURNISH TO THE OWNER'S AUTHORIZED
AMENDMENTS TO BE INSTALLED MAY BE ADJUSTED BY THE OWNER'S AUTHORIZED
1 OZ. SARVON SOIL PENETRANT
CONTRACT.
2.1 PLANTING MATERIALS
INCHES AND COAT WITH TREE WOUND PAINT.
TREES ONLY AS DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE
PIT AS DETAILED.
WITH GREEN PLASTIC VINE TIES.
THE PLANS.
15 GALLON CONTAINER 7-21 GM
5 GALLON CONTAINER 3-21 GM
1 GALLON CONTAINER 1-21 GM
PLANTING OPERATIONS SHALL NOT BE PLANTED.
PER 6 INCH BOXED TREE SIZE 4-21 GM
SOIL WILL NOT BE ACCEPTED.
FOLLOWS (EVENLY SPACE AROUND ROOT BALL):
PROGRESS OF THE WORK.
3.5 PLANT MATERIAL INSPECTION
3.6 PLANTING
TO INTERCHANGE OR SHIFT PLANT LOCATIONS PRIOR TO PLANTING.
TURF AREAS AND REFLOAT TO ELIMINATE DEPRESSIONS.
ELIMINATE PUDDLING OR STANDING WATER AND ALLOW SMOOTH, EVEN FLOW.
THE HARDSCAPING.
THE PLANS AND DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
3.4 LAYOUT AND SPACING
E. MAINTAIN A MINIMUM 2% SURFACE DRAINAGE AWAY FROM ALL BUILDINGS AND SITE WALL
C. WORK NOT INCLUDED: ROUGH GRADING.
ACTS OR NEGLIGENCE.
DESCRIBED HEREIN AND ON THE PLANS.
TREES, SHRUBS AND GROUND COVERS
BE FURNISHED TO THE OWNER WITHOUT CHARGE.
PLANS BEFORE COMMENCING WORK.
PER THE SOIL ANALYSIS.
THE OWNER'S AUTHORIZED REPRESENTATIVE.
B. EXACT POSITIONING OF BOX TREES WILL BE DETERMINED IN THE FIELD. POSITION
OBSTRUCTIONS BELOW GROUND OR OVERHEAD ARE ENCOUNTERED, OR AS APPROVED BY
PLANTING SHALL BE LOCATED WHERE SHOWN ON THE PLANS EXCEPT WHERE
A. DESIGN MODIFICATIONS MAY BE MADE ONLY AS NECESSARY TO MEET FIELD CONDITIONS.
SITE WHICH DOES NOT MEET THE STANDARD ESTABLISHED BY THE APPROVED
INSTALLATION ON THIS PROJECT. PHOTOGRAPHS SHALL SHOW TREES OF SIZE AND
C. SUBMIT PHOTOGRAPHS FROM THE NURSERY OF TREES TAGGED FOR SHIPMENT AND
AND/OR INFORM CONTRACTORS OF THE AVAILABILITY OF THE PLANT.
THE OWNER'S AUTHORIZED REPRESENTATIVE WILL SELECT A SUITABLE ALTERNATE
B. IF A PLANT IS FOUND NOT TO BE SUITABLE OR AVAILABLE, THE CONTRACTOR SHALL
COMMENCEMENT OF WORK. SOIL AMENDMENTS LISTED BELOW ARE SUBJECT TO CHANGE
AGRICULTURAL SOIL ANALYSIS REPORT FROM AN AUTHORIZED SOIL TESTING AGENCY PRIOR TO
OPERATIONS. REPAIR ANY DAMAGE AT NO COST TO OWNER.
AND OTHER FINISH SURFACES AGAINST DAMAGE FROM EQUIPMENT OR OTHER PLANTING
H. PROTECT BENCH MARKS, EXISTING STRUCTURES, FENCES, ROADS, SIDEWALKS, LAWNS,
STATE, OR OTHER AUTHORITIES. COPIES OF PERMITS AND INSPECTION CERTIFICATES SHALL
CERTIFICATES OF INSPECTION OF PLANT MATERIALS THAT MAY BE REQUIRED BY FEDERAL,
G. THE CONTRACTOR SHALL BE RESPONSIBLE FOR AND PAY FOR ALL PERMITS AND
PLANTING AREAS SHALL BE THOROUGHLY MOISTENED TO A DEPTH OF 24 INCHES.
F. PRIOR TO PLANTING, THE IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND ALL
IMMEDIATELY OF ANY DISCREPANCIES BETWEEN QUANTITIES AND SYMBOLS SHOWN.
ARE APPROXIMATE. CONTRACTOR SHALL NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE
E. THE PLANTING PLAN IS DIAGRAMMATIC, AND ALL PLANT LOCATIONS DEPICTED THEREON
C. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING AND OR ARCHITECTURAL
DAMAGE RESULTING FROM HIS/HER OPERATIONS OR NEGLIGENCE.
SITE DURING CONSTRUCTION. CONTRACTOR SHALL REPAIR, AT HIS/HER OWN EXPENSE, ALL
B. PROTECT ALL EXISTING UTILITIES AND FEATURES ON AND ADJACENT TO THE PROJECT
ON THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS
COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES, AND SERVICES SHOWN
A. VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES, AND SERVICES BEFORE
THE PUBLIC, AND SHALL BE RESPONSIBLE FOR ANY DAMAGE, INJURY, AND LOSS DUE TO HIS
B. THE CONTRACTOR SHALL ADEQUATELY PROTECT THE WORK, ADJACENT PROPERTY, AND
SOIL PREPARATION, HEADERS, FINISH GRADING, PLANTING AND ESTABLISHMENT PERIOD AS
A. FURNISH ALL LABOR, MATERIALS, AND EQUIPMENT IN ORDER TO PROVIDE, INSTALL, AND MAINTAIN
AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S AUTHORIZED
WORK AND BE RESPONSIBLE FOR COORDINATING WORK WITH THE OWNER, THE OWNER'S
AUTHORIZED REPRESENTATIVE, OTHER CONSTRUCTION TRADES, AND GOVERNING
D. NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO COMMENCING
A. OBTAIN, PAY FOR, AND SUBMIT TO THE OWNER'S AUTHORIZED REPRESENTATIVE AN
NOTIFY THE OWNER'S AUTHORIZED REPRESENTATIVE IN WRITING PRIOR TO BIDDING.
BRANCHING STRUCTURE TYPICAL OF THOSE SUPPLIED FOR EACH SPECIES. THE OWNER'S
AUTHORIZED REPRESENTATIVE RESERVES THE RIGHT TO REJECT PLANT MATERIAL ON
MATERIALS AS DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE.
PHOTOGRAPHS.
1.4 MODIFICATIONS
PART 2: PRODUCTS
1.3 SUBMITTALS
AGENCIES.
1.2 QUALITY ASSURANCE
REPRESENTATIVE PRIOR TO PROCEEDING WITH ANY WORK.
1.1 SCOPE OF WORK
PART I: GENERAL
% OF THE SECTION.
PART 3: EXECUTION
3.1 SCHEDULING
AMENDMENTS (EXCEPT IN PLANT PITS) UNLESS SPECIFIED ON THE PLANS OR AS REQUIRED
FOR INSPECTION UNTIL ACCEPTANCE OF THE ENTIRE INSTALLATION.
SPECIFIED AND THOROUGHLY BLENDED-IN PER 1,000 SQUARE FEET.
B. ALL AREAS TO BE PLANTED, WHICH HAVE A SLOPE OF 4:1 OR LESS SHALL BE
PRIOR TO COMMENCEMENT OF ANY PLANTING OR IRRIGATION WORK.
A. APPLY "ROUND-UP" SYSTEMATIC HERBICIDE (OR APPROVED EQUAL) PER
GRADING, SOIL PREPARATION, WEED CONTROL AND SPRINKLER INSTALLATION.
3.3 FINISH GRADING
3.2 PRE-PLANTING
COPPER NAPTHENATE UNLESS OTHERWISE NOTED.
TO EXTEND INTO SOLID GROUND AT LEAST TWELVE INCHES.
AUTHORIZED REPRESENTATIVE PRIOR TO POURING.
SPLITS.
2.5 TREE STAKES
2.4 HEADER MATERIAL
TEN (10) LBS. PER CU. YD. 16-6-8 FERTILIZER
TEN (10) LBS. PER CU. YD. MICRO-MAX PLUS MICRONUTRIENT
TWO (2) CU. FT. PER CU. YD. PERLITE
ONE (1) PART BY VOLUME WASHED PLASTER SAND
NINE (9) PARTS BY VOLUME LOAMEX
PREMIXED BY MACHINE BLENDER PRIOR TO DELIVERY TO SITE.
WETTING AGENT.
2.3 SOD
COMPLEX, OR EQUAL
REVIEW OF THE FOLLOWING OPERATIONS BY THE OWNER'S AUTHORIZED
EXTENSION BEING EQUAL TO THE AMOUNT OF TIME REQUIRED TO CORRECT THE
OWNER MAY ELECT TO EXTEND THE MAINTENANCE PERIOD BEYOND 90 DAYS, SUCH
CORRECTIONS SHALL BE MADE WITHIN TWO WORKING DAYS OF NOTIFICATION, OR THE
PROCEDURES ARE NOT BEING FOLLOWED, THE CONTRACTOR WILL BE NOTIFIED IN WRITING.
MUST ACCEPT ALL MAINTAINED AREAS IN WRITING TO RATIFY THE END OF THE
LACK OF CONTRACTOR MAINTENANCE SHALL BE REPLACED BY THE CONTRACTOR AT HIS
TOWARDS THE COMPLETION OF THE PERIOD. PLANTS AND LAWNS WHICH DECLINE DUE TO
PLANTS, WEED, OR OTHER WORK OF THE MAINTENANCE PERIOD WILL NOT BE CREDITED
C. ANY DAY THE CONTRACTOR FAILS TO ADEQUATELY WATER, REPLACE UNSUITABLE
D. PRIOR TO THE END OF THE MAINTENANCE PERIOD, AGAIN CONTACT THE OWNER'S
AUTHORIZED REPRESENTATIVE TO SCHEDULE A FINAL REVIEW ("WALK-THRU"). THE OWNER
E. IF, DURING THE MAINTENANCE PERIOD, ON SITE OBSERVATIONS BY THE OWNER'S
AUTHORIZED REPRESENTATIVE OR OWNER DETERMINE THAT PROPER MAINTENANCE
EXPENSE.
MAINTENANCE PRACTICES.
MAINTENANCE PERIOD.
COMMENCEMENT OF THE MAINTENANCE PERIODS.
º POST MAINTENANCE/FINAL ACCEPTANCE WALK-THRU
º GROUND COVER LINES AND HEADERBOARD PLACEMENT
º TREE AND SHRUB PLACEMENT PRIOR TO DIGGING HOLES
º REVIEW OF PLANT MATERIAL AFTER DELIVER TO THE SITE
º PRE-MAINTENANCE PERIOD WALK-THRU
10. DISEASE, INSECT AND RODENT PREVENTION AND CONTROL MEASURES.
8. MOWING OF LAWNS ON A WEEKLY BASIS.
7. WEEKLY REMOVAL OF ALL TRASH, LITER, CLIPPINGS AND FOREIGN DEBRIS.
5. PROPER ADJUSTMENT AND MAINTENANCE OF THE IRRIGATION SYSTEM.
2. REMOVAL OF ALL WEEDS FROM PLANTING AREAS.
1. DAILY WATERING OF ALL PLANT MATERIAL.
AND UNTIL FINAL ACCEPTANCE OF THE WORK.
11. AT 30-DAYS AFTER COMPLETION OF PLANTING APPLY AMMONIUM PHOSPHATE AT THE
9. REMOVAL BY SHOVEL CUTTING OF LAWN WITHIN 1 FOOT OF THE BASE OF TREES OR
6. FILLING RECOMPACTION, AND REPLANTING OF ANY ERODED OR SETTLED AREAS.
4. RE-SEEDING OR RE-SODDING OF DEAD OR DAMAGED TURF AREAS AT TEN DAY INTERVALS.
3. REPLACEMENT OF ANY DEAD, DYING OR DAMAGED TREES, SHRUBS, OR GROUNDCOVERS.
START OF THE MAINTENANCE PERIOD. THE MAINTENANCE PERIOD SHALL INCLUDE THE
CALENDAR DAYS AFTER APPROVAL OF COMPLETION AND NOTIFICATION IN WRITING OF THE
B. THE CONTRACTOR SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF NINETY (90)
CONTRACT DURING THE PROGRESS OF THE WORK, THROUGH THE ESTABLISHMENT PERIOD,
A. THE CONTRACTOR SHALL CONTINUOUSLY MAINTAIN ALL AREAS INCLUDED IN THE
AND SPECIFICATIONS, AND MUST BE ACCEPTED BY THE OWNER IN WRITING PRIOR TO
WORK ARE COMPLETE. WORK MUST BE FULLY COMPLETED ACCORDING TO ALL DRAWINGS
SCHEDULE A REVIEW OF SAID WORK ("WALK-THRU") TO DETERMINE THAT ALL ASPECTS OF
A. AT THE COMPLETION OF ALL WORK AS OUTLINED ON THESE PLANS, THE LANDSCAPE
IS SUBSTANTIALLY INCOMPLETE, THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE
B. IN THE EVENT THE CONTRACTOR REQUESTS INSPECTION OF THE WORK, AND SAID WORK
OWNER'S AUTHORIZED REPRESENTATIVE'S HOURLY CHARGES AND PER DIEM.
CONTRACTOR SHALL CONTACT THE OWNER'S AUTHORIZED REPRESENTATIVE AND
6 LBS. PER 1,000 SQUARE FEET TO ALL PLANTING AREAS.
12. AT 60-DAYS AFTER COMPLETION OF PLANTING APPLY 16-6-8 FERTILIZER AT THE RATE OF
RATE OF 5 LBS. PER 1,000 SQUARE FEET TO ALL PLANTING AREAS.
FOLLOWING SCOPE OF WORK:
SHRUBS LOCATED IN LAWN AREAS.
REPRESENTATIVE:
3.13 COMPLETION AND WALK-THRU
3.14 MAINTENANCE AND ACCEPTANCE
º FINISH GRADING
REPLACEMENT.
SHALL BE GUARANTEED FOR THE ORIGINAL PERIOD, BEGINNING WITH THE DATE OF
FAIL TO MEET THE REQUIREMENTS OF THE GUARANTEE. ALL PLANT MATERIALS REPLACED
OWNER, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANTS WHICH FOR ANY REASON
C. THE CONTRACTOR, WITHIN FOURTEEN (14) DAYS OF WRITTEN NOTIFICATION BY THE
OR BRANCHING STRUCTURE SHALL BE REPLACED UNDER THIS SECTION.
B. PLANTS WHICH DIE OR LOOSE MORE THAN THIRTY PERCENT (30%) OF THEIR LEAF
SHALL BE GUARANTEED FOR A PERIOD OF ONE YEAR AFTER FINAL ACCEPTANCE BY THE OWNER.
FINAL ACCEPTANCE BY THE OWNER. 15 GALLON AND ALL BOX SIZED TREES AND LARGER
BE GUARANTEED AS TO GROWTH AND HEALTH FOR A PERIOD OF NINETY (90) DAYS AFTER
A. ALL SHRUBS, GROUND COVERS, LAWN AREAS AND 5 GALLON SIZE TREES OR LESS SHALL
PROMPTLY REPAIRED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.
SECTION FROM DAMAGE CAUSED BY FROST OR TORRENTIAL RAINS. ANY DAMAGE SHALL BE
B. THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING THE WORK COVERED BY THIS
REPAIRED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER.
SECTION FROM VANDALISM AND ACCIDENTAL DAMAGE. ANY DAMAGE SHALL BE PROMPTLY
A. THE CONTRACTOR IS RESPONSIBLE FOR PROTECTING THE WORK COVERED BY THIS
PATTERN, WITH NO GAPS OR VOIDS. START LAYING SOD ALONG THE LONGEST STRAIGHT
SHALL BE SPACED AS NOTED ON THE DRAWINGS.
PLANTING. WILTED PLANTS WILL NOT BE ACCEPTED.
THE SITE. LEAVE THE SITE IN A CLEAN, WASHED CONDITION, REMOVING ALL UNUSED
TRASH, EXCESS SOIL, EMPTY PLANT CONTAINERS, AND OTHER ACCUMULATED DEBRIS FROM
B. AFTER PLANTING OPERATIONS ARE COMPLETED, THE CONTRACTOR SHALL REMOVE ALL
UNTIL FINAL ACCEPTANCE BY THE OWNER. REPAIR AND/OR REPLACE ANY DAMAGED AREAS
INCLUDED IN THE CONTRACT, INCLUDING LAWN AREAS, PLANT MATERIAL, SUPPORTS, ETC.
A. THE CONTRACTOR SHALL CAREFULLY AND CONTINUOUSLY PROTECT ALL AREAS
LAYER OF TAN DG MULCH. MULCH FLATTED GROUND COVER BEDS PRIOR TO PLANTING.
DRESSED, MULCH ALL SHRUB AREAS WHICH HAVE A SLOPE OF 4:1 OR LESS WITH A 2 INCH
A. WHEN PLANTING OPERATIONS ARE COMPLETE AND SHRUB AREAS HAVE BEEN RAKED AND
SUFFICIENTLY TO FORCE OUT AIR POCKETS. WATER GROUND COVER BEDS IMMEDIATELY
D. AT THE TIME OF PLANTING EACH GROUND COVER PLANT, THE EARTH SHALL BE FIRMED
C. ROOTED CUTTINGS SHALL NOT BE ALLOWED TO DRY OUT OR WILT BEFORE OR DURING
AMOUNT OF SOIL IN A MANNER THAT WILL ENSURE A MINIMUM OF DISTURBANCE TO THE
PLANTS FROM THE FLAT. EACH PLANT SHALL BE PLANTED WITH ITS PROPORTIONATE
CONTAIN SUFFICIENT MOISTURE SO THAT THE SOIL DOES NOT FALL APART WHEN LIFTING
FLATS UNTIL TIME OF TRANSPLANTING. AT TIME OF TRANSPLANTING THE SOIL SHALL
B. ROOTED CUTTING SHALL HAVE BEEN GROWN IN FLATS AND SHALL REMAIN IN THOSE
A. ROOTED CUTTINGS SHALL BE PLANTED SUFFICIENTLY DEEP TO COVER ALL ROOTS, AND
LINEAL INCH TO COMPACT THE SOIL AROUND THE ROOTS AND PROVIDE A SMOOTH EVEN
G. ROLL ALL SODDED AREAS WITH A ROLLER WEIGHING APPROXIMATELY 16 POUNDS PER
THE END OF THE DAY ALL SOD PLACED THAT DAY TO PENETRATE THE SOIL AT LEAST 6
MOUND THE SOIL AGAINST THE SOD EDGES TO PREVENT DRYING. WATER THOROUGHLY AT
F. WATER SOD WITHIN 30 MINUTES OF LAYING. IF SOD ENDS AGAINST AN OPEN BED OF SOIL.
E. PEG BOTH ENDS OF SOD LAID ON SLOPES OF 3:1 OR GREATER WITH WOODEN PEGS.
A. THE CONTRACTOR SHALL GIVE 48 HOURS NOTICE AND SET APPOINTMENTS FOR THE
3.10 MULCHING
AFTER PLANTING.
3.12 INSPECTIONS
MATERIAL, TRASH, AND TOOLS.
3.11 PROTECTION AND CLEAN-UP
AT NO ADDITIONAL COST TO THE OWNER.
INCHES.
ROOT SYSTEM.
3.9 FLATTED GROUND COVER
MOWING SURFACE.
EDGE AND AT THE BOTTOM OF SLOPES.
END OF SECTION
B. PREPARE SOD BED AS NOTED FOR SOIL PREPARATION AND FINE GRADING.
OWNER'S AUTHORIZED REPRESENTATIVE WHERE CONDITIONS PERMIT.)
TREES SHALL BE PLANTED WITH STAKES REMOVED.
OR DELIVERED WHEN MOISTURE CONTENT (EXCESSIVELY WET OR DRY) MAY ADVERSELY
UNLESS A SUITABLE PRESERVATION METHOD IS APPROVED PRIOR TO DELIVERY. SOD NOT
A. SOD SHALL BE HARVESTED, DELIVERED AND INSTALLED WITHIN A PERIOD OF 24 HOURS,
WHERE IT COMES IN CONTACT WITH THE TREE. (NOTE: GUYING MAY BE OMITTED BY THE
IN TRIANGULAR PATTERN AS DETAILED. GUY WIRE SHALL BE ENCASED IN RUBBER HOSE
B. GUY 36" BOX AND LARGER PLANT MATERIAL WITH AT LEAST THREE GUY WIRES (9 GAUGE)
SOIL NEXT TO ROOT BALL. TREE STAKES SHALL BE VERTICAL IN ALL CASES. ONE GALLON
A. STAKE OR GUY ALL TREES 5 GALLONS AND LARGER PER DETAILS. DRIVE STAKE INTO FIRM
INSTALLED WITHIN THIS TIME SHALL BE INSPECTED AND ACCEPTED BY THE OWNER'S
AUTHORIZED REPRESENTATIVE PRIOR TO INSTALLATION. SOD SHALL NOT BE HARVESTED
TO A DEPTH OF AT LEAST 6 INCHES. REGRADE IF SETTLING OCCURS.
D. UNROLL SOD IN THE SAME DIRECTION EACH TIME. SOD SHALL BE LAID IN A STAGGERED
C. ROLL AREAS TO BE SODDED LIGHTLY TO ELIMINATE AIR POCKETS. WATER THOROUGHLY
3.7 TREE STAKING OR GUYING
AFFECT ITS ESTABLISHMENT.
3.8 SODDED LAWN
3.16 GUARANTEE
3.15 PROTECTION
FROM JOHN DEERE LANDSCAPES (800) 347-4272.
A. CONTRACTOR SHALL COORDINATE ALL FINISH GRADING WORK WITH GENERAL CONTRACTOR.
FINISH SURFACES OF HARDSCAPE PAVING AND CURBS IN SHRUB PLANTING AREAS. WHERE
BY THE LOCAL GOVERNING AGENCY.
FAILURE TO FOLLOW THIS PROCEDURE PLACES UPON CONTRACTOR, RESPONSIBILITY FOR
(AT HIS/HER EXPENSE) MAKING ANY AND ALL ADJUSTMENTS RESULTING FROM WORK HEREUNDER.
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PARCEL 4
(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)(S)
BENCH MARK:
1-800227-2600
Underground Service Alert
3
CONSTRUCTION NOTE:
C1
SECTIONS AND DETAILS:
EARTHWORK QUANTITIES:
1-800227-2600
Call: TOLL FREE
TWO WORKING DAYS BEFORE YOU DIG
Underground Service Alert
3
C2
SECTION A-A
SECTION C-C
SECTION B-B
1.
5
"
CORYDON III
PLANNING APPLICATION NO. 2021-28
Conditional Use Permit No. 2021-06
Industrial Design Review No. 2021-04
CLASS 32 CATEGORICAL EXEMPTION CHECKLIST
Prepared By:
CITY OF LAKE ELSINORE
130 South Main Street
Lake Elsinore, CA 92530
Applicant:
BRAD WOODS
32097 Corydon Road
Lake Elsinore, CA 92530
Project Location:
32321 Corydon Road
APNs:
370-080-007, 370-080-006, 370-080-020
April 2022
Corydon III Class 32 Categorical Exemption Checklist -
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SURROUNDING LAND USES AND SETTING:
The project area consists of three contiguous parcels of land located on the west side of
Corydon Road between Palomar Street and Cereal Street within the East Lake Specific Plan,
more specifically 32321 Corydon Road (APNs: 370-080-007, 370-080-006, 370-080-020). The
project area is bounded by a one-story single-family residence to the south, vacant land to the
west, an outdoor storage yard to the north, and vacant land to the east (across the Corydon
Road right-of-way in the City of Wildomar). The location and boundaries of the project area are
depicted in Figure 1.
PROJECT DESCRIPTION:
The project is a development proposal that requires Design Review approval (IDR 2021-04) to
construct two industrial buildings totaling 63,030 square feet and related improvements, in
conjunction with a Conditional Use Permit (CUP 2021-06) to establish two warehouses and an
outdoor storage area on 3.04 acres of land within the Action Sports, Tourism, Commercial &
Recreational and Airport Overlay districts of the East Lake Specific Plan. The proposed
development is located on the west side of Corydon Road between Palomar Street and Cereal
Street, more specifically 32321 Corydon Road (APNs: 370-080-007, 370-080-006, 370-080-020).
Building One (located in west portion of site) would be approximately 31 feet in height and include
21,687 square feet of gross floor area, including approximately 5,600 square feet of accessory
office space. Building Two (located in east portion of site) would be approximately 32 feet in
height and include 40,817 square feet of gross floor area, including approximately 10,204 square
feet of accessory office. The outdoor storage yard would be located along the rear of the property
and would have a gravel surface. The total building footprint area would be 47,226 square feet,
or 35.6 percent of the lot area. The project would also include construction of related site
improvements such as 79 on-site parking spaces and the installation of approximately 20,486
square feet of landscaped area, or 15.4 percent of the lot area. Off-site construction activities
would include minor utility extensions to serve the proposed development and right-of-way
improvements (sidewalk, street widening) along Corydon Road abutting the proposed
development site.
The proposed buildings share a common architectural style (best characterized as modern
industrial) and will incorporate flat roofs with parapets. Building exterior materials will consist of
exposed concrete masonry blocks painted in black and gray, with metal and cement accent
panels. Each building will feature an all-glass, articulated entry on the front elevation. Loading
bays and overhead doors will be provided on the rear and side elevations, and one overhead
door will be provided on the front elevation of Building One.
GENERAL PLAN DESIGNATION: Specific Plan
ZONING: Action Sports, Tourism, Commercial & Recreation; Airport Overlay
Corydon III Class 32 Categorical Exemption Checklist -
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Figure 1 – Aerial/Vicinity Map
Corydon III Class 32 Categorical Exemption Checklist -
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Figure 2 – Site Plan
Corydon III Class 32 Categorical Exemption Checklist -
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INFORMATION DEMONSTRATING THAT THE PROJECT SATISFIES THE CONDITIONS
DESCRIBED IN SECTION 15332 OF TITLE 14 OF THE CALIFORNIA CODE OF
REGULATIONS:
Criterion (a): Is the project consistent with the applicable general plan designation and all
applicable general plan policies as well as with applicable zoning designation and
regulations?
The proposed development is located within Planning Area 3 of the ELSP, No. 11 and has an
Action Sports, Tourism, Commercial and Recreation Land Use designation. This designation
provides for a wide range of extreme action sports and accessory manufacturing, service and
retail uses. In addition, the proposed development is located within the Airport Overlay Land Use
designation which provides for facilities such as warehouses, storages facilities, maintenance
and repair facilities, and hangars. The project is an infill development proposal to construct new
warehousing facilities, which is supportive and compatible with other intended uses in both land
use designations. The original ELSP and the subsequent amendments were subject to a
consistency finding with the General Plan prior to adoption. Therefore, the project is consistent
with applicable general plan designation and policies. Furthermore, the proposed development
consists of establishing two warehouses which require a conditional use permit in the Action
Sports, Tourism, Commercial and Recreation designation. Upon approval of the requested
Conditional Use Permit, the project is consistent with the applicable zoning designation and
regulations.
Criterion (b): Is the proposed development located within the City limits on a Project site
of no more than five acres substantially surrounded by urban uses?
The proposed development site is 1.8 acres in size, is entirely located within a developed
portion of East Lake District of the City of Lake Elsinore, and is substantially surrounded by
various urban uses, as depicted in Figure 1.
Criterion (c): Does the Project site have value as habitat for endangered, rare, or
threatened species?
The proposed development site is entirely disturbed does not contain suitable habitat for any
candidate, sensitive, or special status plant or wildlife species. The proposed development site
has been previously developed with three single-family residences. Furthermore, the proposed
development is not located within a Criteria Cell of the Western Riverside County Multiple
Species Habitat Conservation Plan (MSHCP) and thus the project is not subject to the Lake
Elsinore Acquisition Process and Joint Project Review processes. The project complies with the
MSHCP and is consistent with all other applicable requirements of the MSHCP.
Criterion (d): Would approval of the Project result in any significant effects relating to
traffic, noise, air quality, or water quality?
I. Traffic
The following review of potential traffic impacts is based on the Vehicle Miles Traveled
Screening Report prepared by Overland Traffic Consultants, Inc. dated December 8, 2021
(included as Appendix A) for the Project. The purpose of the VMT Screening Report is to assess
the potential effects of the project on the transportation system by estimating changes to vehicle
Corydon III Class 32 Categorical Exemption Checklist -
Page 6 of 13
miles traveled (VMT) per capita. A summary of the VMT Screening Report is provided below:
• The project is expected to generate 108 daily trips based on 11th Edition Institute of
Traffic Engineer’s Trip Generation Manual
• The incremental change to VMT per capita caused by the project is presumed to be less
than significant because the project meets the City-adopted impact screening criteria.
The City’s Traffic Impact Analysis guidelines provide that land use projects generating
less than 110 daily trips may be presumed to result in less than significant VMT impacts.
Therefore, the project would not cause a significant impact to VMT per capita.
Conclusion: The project would not significantly impact VMT per capita in accordance with the
City’s adopted Traffic Impact Analysis guidelines. For additional information, refer to the VMT
Screening Report included as Appendix A to this report.
II. Noise
The following review of potential noise impacts is based on the Acoustical Analysis prepared by
Eilar Associates, Inc. dated November 18, 2021 (included in Appendix B) for the project. Under
Appendix G of the State CEQA Guidelines, any project would create significant noise impacts if
the project would result in:
• Generation of a substantial temporary or permanent increase in ambient noise levels in
the vicinity of the project in excess of standards established in the local general plan or
noise ordinance, or applicable standards of other agencies;
• Generation of excessive groundborne vibration or groundborne noise levels; or
• Expose people residing or working in the project area to excessive noise levels if the
project is located within the vicinity of a private airstrip or an airport land use plan or,
where such a plan has not been adopted, within two miles of a public airport or public
use airport
The purpose of the Acoustical Analysis is to assess the potential noise impacts resulting from
project construction and operation and to evaluate whether the project would expose people to
excessive noise levels. A summary of the Acoustical Analysis is provided below:
• Project construction would not exceed the City’s construction noise standards.
Therefore, the project would not result in significant noise impacts from construction
activities.
• Project operation would not exceed the City’s exterior noise standards. Therefore, the
project would not result in significant noise impacts from operational activities.
• The proposed development is located outside the applicable noise contours of the
closest airport, Skylark Airport, which is a private airstrip. Therefore, the project would
not expose people working in the project area to excessive noise levels and not create
significant impacts.
Conclusion: Project construction would result in temporary noise impacts from transportation of
Corydon III Class 32 Categorical Exemption Checklist -
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construction crews and equipment to and from the development site and construction activities
such as operation of mobile and stationary construction equipment. However, any temporary
increases in ambient noise levels caused by construction would not exceed the City’s mobile
and stationary construction noise standards. Therefore, impacts from construction noise would
be less than significant. Although not required to mitigate any significant impacts under CEQA,
the City will require the project to comply with the following Conditions of Approval to minimize
noise from project construction in accord with the recommendations provided in the Acoustical
Analysis:
Staging areas should be placed as far as possible from residential receivers.
Turn off equipment when not in use.
Limit the use of enunciators or public address systems, except for emergency
notifications.
Equipment used in construction should be maintained in proper operating condition, and
all loads should be properly secured, to prevent rattling and banging.
Schedule work to avoid simultaneous construction activities that both generate high
noise levels.
Use equipment with effective mufflers.
Minimize the use of backup alarms.
Project operation would result in an increase in ambient noise levels from the truck deliveries,
forklift operation, exterior HVAC equipment, and project-generated traffic. However, the
increases in ambient noise levels caused by operation would not exceed the City’s exterior
noise standards. Therefore, impacts from operational noise would be less than significant.
The nearest airport facility to the project area is a private airstrip located 1.5 miles away to the
south of the proposed development. However, the airport conditions are not optimal to service
frequent or significant levels of air traffic. Therefore, the project would not result in significant
impacts because the project would not expose people working in the project area to excessive
noise levels.
For additional information, refer to the Acoustical Analysis included as Appendix B to this report.
III. Air Quality
The following review of potential air quality impacts is based on the Air Quality and Greenhouse
Gas Study prepared by BlueScape Environmental dated November 15, 2021 (included in
Appendix C) for the project. Under Appendix G of the State CEQA Guidelines, any project would
create significant impacts if a project would:
• Conflict with or obstruct implementation of the applicable air quality plan;
• Result in a cumulatively considerable net increase of any criteria pollutant for which the
Corydon III Class 32 Categorical Exemption Checklist -
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project region is non-attainment under an applicable federal or state ambient air quality
standard;
• Expose sensitive receptors to substantial pollutant concentrations; or
• Result in other emissions (such as those leading to odors) adversely affecting a
substantial number of people
The purpose of the Air Quality and Greenhouse Gas Analysis is to assess the potential air
quality impacts resulting from project construction and operation and to evaluate project
compliance with applicable criteria pollutant thresholds set by the South Coast Air Quality
Management District (SCAQMD). A summary of the Air Quality and Greenhouse Gas Analysis
is provided below:
• Short-term emissions from project construction are below all applicable SCAQMD local
and regional daily thresholds of significance. Therefore, air quality emissions from
project construction, as well as cumulative impacts caused by project construction, are
less than significant.
• Emissions of all criteria pollutants from project operation fall below applicable daily
thresholds of significance. Therefore, the project would neither conflict with plans, violate
an air quality standard, nor contribute to an existing or projected violation, result in a
cumulatively considerable increase in ozone or particulate matter emissions or expose
receptors to substantial pollutant concentrations. Therefore, air quality emissions from
project operation are less than significant.
Conclusion: Project construction would result in emissions from equipment exhaust, fugitive
dust, and architectural coatings. Both regional and localized construction emissions from Project
construction would fall below SCQAMD daily significance thresholds. Therefore, project
construction would not result in significant regional or localized air quality impacts.
Project operation would result in air quality impacts from increases in project trip generation,
electricity consumption, area sources, and evaporative emissions. Regional and localized
emissions from project operation would fall below SCQAMD daily significance thresholds.
Therefore, project operation would not result in significant regional or localized air quality
impacts.
Moreover, the project does not have the potential to expose sensitive receptors to substantial
pollutant concentrations, result in other emissions (such as those leading to odors) adversely
affecting a substantial number of people, or conflict with or obstruct implementation of any air
quality plan. In conclusion, the project would not result in any significant air quality impacts.
For additional information, refer to the Air Quality and Greenhouse Gas Analysis included as
Appendix C to this report.
IV. Water Quality
The project area is located within the Lake Elsinore sub-watershed of the Santa Ana Watershed
region of Riverside County. The Santa Ana Regional Water Quality Control Board (SARWQCB)
Corydon III Class 32 Categorical Exemption Checklist -
Page 9 of 13
sets water quality standards for ground and surface waters within the region. Water quality
standards are defined under the Clean Water Act to include both the beneficial uses of specific
water bodies and the levels of water quality that must be met and maintained to protect those
uses (i.e. water quality objectives).
Project construction activities would include grading, excavation, installation of subsurface
infrastructure, and other earthmoving activities which could potentially cause erosion that could
degrade surface or ground water quality and/or violate water quality standards. Moreover, the
use of heavy construction equipment could result in the accidental release of hazardous
materials (e.g., oils, fuels, and other water quality pollutants) that could potentially affect surface
and/or ground water quality. As required by the Clean Water Act, the project would comply with
the Santa Ana Municipal Separate Storm Sewer (MS4) NPDES Permit. The NPDES MS4
Permit Program, which is administered in the project area by Riverside County and is issued by
the SARWQCB, regulates storm water and urban runoff discharges from developments to
natural and constructed storm drain systems in the City. Because the project would disturb one
or more acres of soil, construction activities would be subject to the Construction General Permit
(NPDES General Permit No. CAS000002, Waste Discharge Requirements, Order No. 2009-
0009-DWQ, adopted September 2, 2009 and effective as of July 2, 2010) issued by the State
Water Resources Control Board. The Construction General Permit requires implementation of a
Storm Water Pollution Prevention Plan (SWPPP) for site clearing, grading, and disturbances
such as stockpiling or excavation. The SWPPP would generally contain a site map showing the
construction perimeter, proposed buildings, storm water collection and discharge points, general
pre- and post-construction topography, drainage patterns across the site, and adjacent
roadways.
The project area is currently developed with three single-family residences and is covered by
approximately 8,545 square feet of impervious surface. Existing onsite drainage flows in a
southerly direction toward Lake Elsinore. The proposed development includes construction of
two industrial buildings with parking lots, driveway, landscaping with a total impervious surface
area of 104,213 square feet.
Conclusion: A preliminary project-specific Water Quality Management Plan (PWQMP-2021-10)
dated July 23, 2021 (Revised March 2, 2022) has been prepared to address the increase in
polluted runoff that would occur from the Project by describing the site design, source control
and treatment control Best Management Practices (BMPs) that will be implemented and
maintained throughout the life of the project. The water quality management plan proposes to
collect and treat onsite stormwater run-off through use of an onsite self-retaining area and two
bioretention basins. The onsite drainage from roofs and pavement areas will be collected by the
two bioretention basins where stormwater would percolate through an engineered soil medium
in which stormwater would be treated by physical, chemical, and biological processes. The
plants and biological activity in the soil medium would function to take up pollutants and runoff,
thus filtering the water before it is released into the storm drain system that eventually leads to
Lake Elsinore. Furthermore, the project is required to implement a Storm Water Pollution
Prevention Plan which will include measures such as construction-phase best management
practices (BMPs) to protect against stormwater runoff. Through implementation of measures
Corydon III Class 32 Categorical Exemption Checklist -
Page 10 of 13
specified in both the WQMP and SWPPP, along with adhering to applicable regulations, the
project would meet applicable water quality standards and discharge regulations. Therefore, the
project would not otherwise substantially degrade surface or ground water quality, and any
water quality impacts resulting from the project would be less than significant.
For additional information, refer to the Water Quality Management Plan included as Appendix D
to this report.
Criterion (e): Can the Project site be adequately served by all required utilities and public
services?
Fire Protection: The project would be subject to City policies and ordinances relating to hazard
mitigation and fire prevention. The project would be required to comply with applicable fire code
requirements for construction and access to the site and as such, will be reviewed by the City
Fire Department to determine the specific fire requirements applicable to ensure compliance
with these requirements. Chapter 16.74 of the LEMC establishes a program for the adoption
and administration of development impact fees by the City whereby as a condition to the
issuance of a building permit or certificate of occupancy by the City, the property owner or land
developer is required to pay development impact fees or provide other consideration to the City
for the purpose of defraying the costs of public expenditures for capital improvements (and
operational services to the extent allowed by law) which will benefit such new development.
Section 16.74.049 includes a “fire facilities fee” to mitigate the additional burdens created by
new development for City fire facilities. The project would incrementally increase demands for
fire protection services associated with service calls, inspections, etc. The increase in demand
for fire protection services is not anticipated to require the construction of new facilities or
infrastructure. Therefore, any impacts related to fire protection resulting from the project would
be less than significant.
Police Protection: Chapter 16.74 of the LEMC establishes a program for the adoption and
administration of development impact fees by the City for the purpose of defraying the costs of
public expenditures for capital improvements (and operational services to the extent allowed by
law) which would benefit such new development. The project would participate in this
development impact fee program to mitigate potential impacts to police protection resources.
Additionally, the project would be required to comply with applicable law enforcement
requirements and standards to ensure adequate law enforcement protection is available to
serve the proposed development. Potential impacts would be considered incremental and can
be offset through the payment of the development impact fee and compliance with regulatory
requirements. The project would not result in substantial adverse physical impacts related to
police protection. Therefore, the project would not significantly impact police protection
resources or services.
Schools: The proposed development is located within the Lake Elsinore Unified School District
(LEUSD). The project would be required to pay school impact fees as levied by the LEUSD,
which would provide funding for school facilities. The project does not propose new housing and
therefore no increase in demand for LEUSD facilities and services would be created. Therefore,
any potential impacts would be considered incremental and would be offset through the
Corydon III Class 32 Categorical Exemption Checklist -
Page 11 of 13
payment of the appropriate development impact fees for schools. Based on the above, the
proposed project will not result in substantial adverse physical impacts related to schools. Any
impacts would be less than significant.
Parks: The project does not propose residential uses so it would not generate additional
residents who would need park facilities or services. Therefore, a direct increase in park usage
is not expected because of the project. New commercial development may cause incremental
indirect impacts to park facilities from the occasional use of a park by employees. Section
16.34.060 of the LEMC requires that prior to the issuance of a building permit, the property
owner or developer must pay fees for the purposes set forth in that section. Section 16.34.060.D
describes the City’s Park Capital Improvement Fund and describes that the City Council has the
option to request dedication for park purposes or in lieu thereof, request that the property owner
or developer pay a fee for the purpose of purchasing the land and developing and maintaining
the City park system. The project would be required to pay park fees to the City for the purpose
of establishing, improving and maintaining park land within the City. Because the Project does
not propose new housing, any potential impacts would be considered incremental and would be
offset through the payment of the appropriate park fees. Based on the above, the project would
not result in substantial adverse physical impacts related to parks. Any impacts would be less
than significant.
Other Public Facilities: The City is a part of the Riverside County Library System. Section
16.34.060 of the LEMC requires that prior to the issuance of a building permit, the property
owner or developer must pay fees for the purposes set forth in that section. Section 16.34.060.B
establishes the City’s Library Mitigation Fee program and provides that an in-lieu fee for future
construction of library improvements shall be paid to the City to ensure that the necessary
library facilities are provided to the community. Since the project would not include new housing,
potential impacts to library services would be less than significant.
Chapter 16.74 of the LEMC establishes a program for the adoption and administration of
development impact fees by the City for the purpose of defraying the costs of public
expenditures for capital improvements (and operational services to the extent allowed by law)
which would benefit such new development. Section 16.74.048 includes an “Animal shelter
facilities fee” to mitigate the additional burdens created by new development for animal facilities.
In addition, the property owner would be required to pay City Hall & Public Works fees,
Community Center Fees, and Marina Facilities Fees prior to the issuance of building permits.
Therefore, potential impacts associated with other public services and facilities would be less
than significant.
Wastewater/Sewer: The proposed development is located within the wastewater/sewer service
boundary of the Elsinore Valley Municipal Water District (EVMWD). The proposed development
would connect with the EVMWD wastewater/sewer system. Connections to local sewer mains
will involve temporary and less than significant construction impacts that will occur in
conjunction with other on-site improvements. In addition, the project will be required to pay
sewer connection fees. Implementation of the project will not require, or result in, the
construction of new wastewater treatment facilities or expansion of existing facilities, the
Corydon III Class 32 Categorical Exemption Checklist -
Page 12 of 13
construction of which could cause significant environmental effects. Any impacts would be less
than significant.
Storm Water Drainage: On-site grading and drainage improvements proposed in conjunction
with the proposed site work would be required to comply with provisions of the National
Pollutant Discharge Elimination System (NPDES) program, including Waste Discharge
Requirements (WDR), and the 2010 Santa Ana Municipal Separate Sewer Permit (MS4) Permit,
as enforced by the Santa Ana Regional Water Quality Board (SARWQCB). Pursuant to the
City’s Municipal Code, all construction projects shall implement Best Management Practices
(BMPs) to be specified in a submitted Stormwater Pollution Prevention Plan (SWPPP). The
project was required to submit a project-specific Water Quality Management Plan (WQMP) in
identifying post-construction BMPs that include drainage controls such as infiltration pits,
detention ponds, bioswales, berms, rain gardens, and pervious pavement. With adherence to
the WQMP, the project will not substantially alter the existing drainage pattern of the site or
area, nor will it require new or expanded off-site storm drain facilities the construction or
relocation of which could cause significant environmental effects. Any impacts would be less
than significant.
Water Supplies: The proposed development is located within the water service boundary of the
Elsinore Valley Municipal Water District (EVMWD). The proposed development would connect
to the EVMWD water supply system. Connections to local water mains will involve temporary
and less than significant construction impacts that will occur in conjunction with other on-site
improvements. In addition, the project will be required to pay water connection fees and comply
with water efficiency guidelines set by the City. Project implementation will not require, or result
in, the construction of new water treatment facilities or expansion of existing facilities, the
construction of which would cause significant environmental effects. Given the relatively small
scale of the proposed in-fill development, potential impacts are considered nominally
incremental and would be less than significant.
Solid Waste Disposal: All development within the City of Lake Elsinore is required to comply
with applicable elements of AB 1327, Chapter 18 (California Solid Waste Reuse and Recycling
Access Act of 1991), AB 939 (CalRecycle), and other local, state, and federal solid waste
disposal standards. The California Integrated Waste Management Act of 1989 (AB 939)
requires every city and county in the state to prepare a Source Reduction and Recycling
Element (SRRE) to its Solid Waste Management Plan, that identifies how each jurisdiction will
meet the mandatory state diversion goal of 50% by and after the year 2000. The purpose of AB
939 is to “reduce, recycle, and re-use solid waste generated in the state to the maximum extent
feasible.” The project is required to comply with applicable elements of AB 1327, Chapter 18
(California Solid Waste Reuse and Recycling Access Act of 1991), AB 939, and other applicable
local, state, and federal solid waste disposal standards as a matter of regulatory policy as
standard condition of approval, thereby ensuring that the solid waste stream to the waste
disposal facilities is reduced in accordance with existing regulations. Any impacts would be less
than significant.
Electricity, Natural Gas, Telephone, Television: The proposed development is in a
Corydon III Class 32 Categorical Exemption Checklist -
Page 13 of 13
developed, urban setting. The site and the surrounding properties are fully served by various
utility service providers. There are no anticipated significant service or system upgrades
required to serve the proposed development. Any increase in the demand for public utilities by
the project would be less than significant.
DETERMINATION:
I find that the answers given above are adequately supported by the information sources cited
following each question and that the effects of the project are typical of those generated within
that class of projects (i.e., Class 32 – Infill Development Projects) characterized as in-fill
development meeting the conditions of Section 15332 of Title 14 of the California Code of
Regulations. The project will not cause a significant effect on the environment and is, therefore,
categorically exempt from the requirement for the preparation of environmental documents under
the California Environmental Quality Act.
Kevin Beery, Associate Planner Date
Appendices:
The following documents were used as information sources during preparation of this
document. They are available for public review at the City of Lake Elsinore, Community
Development Department, 130 South Main Street, Lake Elsinore, CA 92530, ph. (951) 674-
3124.
A) Vehicle Miles Traveled Screening Report prepared by Overland Traffic Consultants
dated December 8, 2021
B) Acoustical Analysis Report prepared by Eilar Associates, Inc. dated November 18, 2021
C) Air Quality and Greenhouse Gas Analysis prepared by BlueScape Environmental dated
November 15, 2021
D) Water Quality Management Plan prepared by Ventura Engineering dated July 23, 2021
(Revised March 2, 2022)
Kevin Beery April 20, 2022
Via Email
May 3, 2022
John Gray, Chair
Matthew Dobler, Vice Chair
Michael Carroll, Commissioner
Rendell Klaarenbeek, Commissioner
Jodi Peters, Commissioner
Planning Commission
City of Lake Elsinore
183 N. Main Street
Lake Elsinore, CA 92530
planninginformation@lake-elsinore.org
Kevin Beery, Associate Planner
Community Development Department
City of Lake Elsinore
183 N. Main Street
Lake Elsinore, CA 92530
kbeery@lake-elsinore.org
Re: Comment on Planning Commission Agenda Item 2; Planning
Application No. 2021-28 (Corydon III Project)
Dear Chair Gray, Vice Chair Dobler, Mr. Beery, and Honorable Commissioners:
I am writing on behalf of Supporters Alliance for Environmental Responsibility
(“SAFER”) regarding the project known as Planning Application No. 2021-28
(Corydon III), including all actions related or referring to the proposed construction of
two industrial buildings totaling 63,030 square feet located at 32321 Corydon Road
in the City of Lake Elsinore, on APNs 370-080-007, 370-080-006, and 370-080-020
(“Project”).
SAFER objects to the City staff’s decision to exempt the Project from review
under the California Environmental Quality Act (“CEQA”) pursuant to Section 15332
of the CEQA Guidelines, and argues that an initial study should be conducted and a
CEQA document prepared to analyze the Project and mitigate its environmental
impact. For this reason, SAFER requests that the Planning Commission declines to
approve the Project unless and until proper CEQA review is conducted.
I. LEGAL STANDARD
CEQA mandates that “the long-term protection of the environment...shall be
the guiding criterion in public decisions” throughout California. PRC § 21001(d). A
“project” is “the whole of an action” directly undertaken, supported, or authorized by
May 3, 2022
Comment on Planning Commission Agenda Item 2;
Planning Application No. 2021-28 (Corydon III Project)
Page 2 of 4
a public agency “which may cause either a direct physical change in the
environment, or a reasonably foreseeable indirect physical change in the
environment.” PRC § 21065; CEQA Guidelines, 14 CCR § 15378(a). For this
reason, CEQA is concerned with an action’s ultimate “impact on the environment.”
Bozung v. LAFCO (1975) 13 Cal.3d 263, 283. CEQA requires environmental factors
to be considered at the “earliest possible stage . . . before [the project] gains
irreversible momentum,” Id. 13 Cal.3d at 277, “at a point in the planning process
where genuine flexibility remains.” Sundstrom v. Mendocino County (1988) 202
Cal.App.3d 296, 307.
To achieve its objectives of environmental protection, CEQA has a three-
tiered structure. 14 CCR § 15002(k); Committee to Save the Hollywoodland Specific
Plan v. City of Los Angeles (2008) 161 Cal.App.4th 1168, 1185-86
(“Hollywoodland”). First, if a project falls into an exempt category, or it can be seen
with certainty that the activity in question will not have a significant effect on the
environment, no further agency evaluation is required. Id. Second, if there is a
possibility the project will have a significant effect on the environment, the agency
must perform an initial threshold study. Id.; 14 CCR § 15063(a). If the study
indicates that there is no substantial evidence that the project or any of its aspects
may cause a significant effect on the environment the agency may issue a negative
declaration. Id., 14 CCR §§ 15063(b)(2), 15070. Finally, if the project will have a
significant effect on the environment, an environmental impact report (“EIR”) is
required. Id. Here, since the City exempted the Project from CEQA entirely, we are
at the first step of the CEQA process.
A. CEQA Exemptions.
CEQA identifies certain classes of projects which are exempt from the
provisions of CEQA. These are called categorical exemptions. 14 CCR §§ 15300,
15354. “Exemptions to CEQA are narrowly construed and “‘[e]xemption categories
are not to be expanded beyond the reasonable scope of their statutory language.’”
(Mountain Lion Foundation v. Fish & Game Com. (1997) 16 Cal.4th 105, 125.)
The determination as to the appropriate scope of a categorical exemption is a
question of law subject to independent, or de novo, review. (San Lorenzo Valley
Community Advocates for Responsible Education v. San Lorenzo Valley Unified
School Dist., (2006) 139 Cal. App. 4th 1356, 1375 (“[Q]uestions of interpretation or
application of the requirements of CEQA are matters of law. (Citations.) Thus, for
example, interpreting the scope of a CEQA exemption presents ‘a question of law,
subject to de novo review by this court.’ (Citations).”)
May 3, 2022
Comment on Planning Commission Agenda Item 2;
Planning Application No. 2021-28 (Corydon III Project)
Page 3 of 4
The City has issued a notice of exemption alleging that the Project is exempt
from CEQA review as an “in-fill” project (Class 32), and a minor land division (Class
15).
B. Exceptions to CEQA Exemptions.
There are several exceptions to the categorical exemptions. 14 CCR §
15300.2. At least two exceptions are relevant here:
(1) Significant Effects. A project may never be exempted from CEQA if there
is a “fair argument” that the project may have significant environmental
impacts due to “unusual circumstances.” 14 CCR §15300.2(c). The
Supreme Court has held that since the agency may only exempt activities
that do not have a significant effect on the environment, a fair argument
that a project will have significant effects precludes an exemption. Wildlife
Alive v. Chickering (1976) 18 Cal.3d 190, 204.
(2) Cumulative Impacts. A project may not be exempted from CEQA review
“when the cumulative impact of successive projects of the same type in
the same place, over time is significant.”
C. Limitations to In-Fill Exemption.
The Class 32 In-Fill exemption can only be applied when “[t]he project site
has no value as habitat for endangered, rare or threatened species” or where
“[a]pproval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality.” 14 Cal. Admin. Code §§ 15332(c), (d).
The CEQA Analysis fails to properly analyze and mitigate impacts to air
quality, traffic, noise, and other impacts. The Analysis should be withdrawn, an
Environmental Impact Report (“EIR”) should be prepared, and the draft EIR should
be circulated for public review and comment in accordance with CEQA.
II. ANALYSIS
A. Air Quality.
The City relies on an air quality analysis prepared by BlueScape
Environmental. The analysis appears not to include a site-specific health risk
assessment (“HRA”). Without an HRA is it not possible to determine whether the
Project will have significant air quality impacts. It is necessary to prepare a HRA to
determine if construction and operation of the Project will create a cancer risk
greater than 10 per million, which is the applicable SCAQMD significance threshold.
May 3, 2022
Comment on Planning Commission Agenda Item 2;
Planning Application No. 2021-28 (Corydon III Project)
Page 4 of 4
B. Traffic.
CEQA requires that traffic analysis must now be conducted using vehicle
miles travelled (VMT) analysis. Location tends to be the driving factor in VMT
analysis. The Staff Report contends that VMT will be less than significant because
the Project will allegedly generate 108 vehicle trips per day, while the significance
threshold is 110 vehicle trips per day. This difference of 2 vehicle trips per day
warrants further analysis.
C. Biological Impacts.
The staff report assumes that the Project will not have significant biological
impacts because the site is allegedly heavily disturbed. However, even heavily
disturbed sites may provide habitat to special status species. The staff report also
relies heavily on the Multi-Species Habitat Conservation Plan (MSHCP). However,
in order to rely on the MSHCP, the City must determine if the MSHCP is adequately
funded and is achieving its goals. Also, the MSHCP does not cover all species that
may be using the Project site. If species are using the site and are not within the
scope of the MSHCP, then it does not provide adequate mitigation. Further review
is required by a qualified biologist to determine if the Project site provide habitat to
special status species and if the MSHCP provides adequate mitigation for those
species.
III. CONCLUSION.
The City should conduct additional analysis of the Project and its
environmental impacts. It should prepare an Initial Study and a CEQA document to
analyze the Project’s impacts and to propose feasible mitigation measures. The City
lack sufficient evidence to support its reliance of the CEQA Infill exemption.
Sincerely,
Richard Drury
1
Kevin Beery
From:Joanne Arciaga
Sent:Tuesday, May 3, 2022 15:38
To:Planning Commission; John C. Gray
Cc:David Mann; Damaris Abraham; Kevin Beery
Subject:FW: [External]Corydon 111 Planning Application 2021-28
Good Afternoon Planning Commissioners,
Please see comment letter below for item#2 (Corydon III) in the Agenda for tonight’s meeting.
Thank you,
Joanne Arciaga
Administrative Assistant
City of Lake Elsinore
130 S. Main Street
Lake Elsinore, CA 92530
(951) 674‐3124 Ext. 297
jarciaga@lake‐elsinore.org
From: rene.rolander@gmail.com <rene.rolander@gmail.com>
Sent: Tuesday, May 03, 2022 3:11 PM
To: Joanne Arciaga <jarciaga@Lake‐Elsinore.org>
Subject: [External]Corydon 111 Planning Application 2021‐28
Message from external sender. Use Caution.
Dear Planning Committee:
This email is not any part of Outreach, but would like you to note some concerns in regards to the application for
Continual Use Permit No. 2021‐06 and Industrial Design Review No. 2021‐04 I just wanted to say this since I cannot be
there. Summerly is very upset with the outreach with warehouses when it effects over 2600 residents.
I read that “Staff” suggests to pass this thru the Planning committee because it met all the criteria?
Was there any noted communication to neighbors in the city’s documentation?
In researching RD Construction and their scope of work, there are great concerns? NorthPoint applied to the city last
November with a very incomplete application. The list of items insufficient were astounding and there has been no
further submissions to meet those requirements. NorthPoint has been doing outreach with city government, officials,
and networking with events in the community. NorthPoint purchased two large parcels of land in March—after they
couldn’t produce an acceptable application. How does that occur? They also can’t apply for a “Continual Use Permit”
but RD Construction can. In meeting with them last year they told us how they can get built with any challenges.
2
Residents of Summerly have been largely ignored and pay millions in property taxes every year. If you allow CD
Construction to have a “Continual Use Permit” Why wouldn’t you allow NorthPoint the same or can they just use RD
Constructions? Its not zoned.
What’s going in these warehouses? What are these warehouses for? What will be the traffic patterns be? 108 trips a
day? How will these warehouses effect commuters on Bundy, 15, Diamond and Ortega? If this is a 24/7 operation it is
not zoned. It effects residents greatly. 8‐hour operations is the only thing that can be next to residential. I read the
report and find it hard to see how this isn’t going to be a traffic nightmare. A light will have to put in because it is
already very very difficult to pull out on Corydon. I go there all the time since we have a lot of customers in the
industrial complexes. That will back up everyone more. Please make adjustments so residents are not commuting
longer hours each day. If these warehouses are storing items pose as safety hazards? Also, what power grid will they
be on? This location effects 2600+ residential properties and peoples commutes. Will the traffic utilize Diamond once
its open, Bundy the Ortega? It will force people who use the Ortega to go around the other way and now Riverside
Drive will be a bigger mess. The Ortega cannot have this. Summerly is an outdoor lifestyle community. Bikes, dog
walkers, baby strollers, golf carts and families.
These are great concerns I hope you consider. Traffic for commuters here are adding hours to their commutes due to
these types of operations in the IE. 108 truck trips daily is a lot. Summerly residents’ commutes are over 3‐4 hours
daily. It will effect al of of people. Lake Elsinore is the Dream Extreme not Warehouse Extreme. The Diamond
interchange is better but add any more traffic and its back to nightmare backups. I appreciate your time and wish to
make our community safe from the death zones these Warehouses pose on residential communities.
Hopefully, all these items will be looked at. Please have the highest intentions with integrity in safety, health, and
commutes when it pertains to residential areas.
Thank you.
Rene Rolander
Summerly Resident
949‐929‐8879 MOBILE
Via Email
May 3, 2022
John Gray, Chair
Matthew Dobler, Vice Chair
Michael Carroll, Commissioner
Rendell Klaarenbeek, Commissioner
Jodi Peters, Commissioner
Planning Commission
City of Lake Elsinore
183 N. Main Street
Lake Elsinore, CA 92530
planninginformation@lake-elsinore.org
Kevin Beery, Associate Planner
Community Development Department
City of Lake Elsinore
183 N. Main Street
Lake Elsinore, CA 92530
kbeery@lake-elsinore.org
Re: Comment on Planning Commission Agenda Item 2; Planning
Application No. 2021-28 (Corydon III Project)
Dear Chair Gray, Vice Chair Dobler, Mr. Beery, and Honorable Commissioners:
I am writing on behalf of Supporters Alliance for Environmental Responsibility
(“SAFER”) regarding the project known as Planning Application No. 2021-28
(Corydon III), including all actions related or referring to the proposed construction of
two industrial buildings totaling 63,030 square feet located at 32321 Corydon Road
in the City of Lake Elsinore, on APNs 370-080-007, 370-080-006, and 370-080-020
(“Project”).
SAFER objects to the City staff’s decision to exempt the Project from review
under the California Environmental Quality Act (“CEQA”) pursuant to Section 15332
of the CEQA Guidelines, and argues that an initial study should be conducted and a
CEQA document prepared to analyze the Project and mitigate its environmental
impact. For this reason, SAFER requests that the Planning Commission declines to
approve the Project unless and until proper CEQA review is conducted.
I. LEGAL STANDARD
CEQA mandates that “the long-term protection of the environment...shall be
the guiding criterion in public decisions” throughout California. PRC § 21001(d). A
“project” is “the whole of an action” directly undertaken, supported, or authorized by
May 3, 2022
Comment on Planning Commission Agenda Item 2;
Planning Application No. 2021-28 (Corydon III Project)
Page 2 of 4
a public agency “which may cause either a direct physical change in the
environment, or a reasonably foreseeable indirect physical change in the
environment.” PRC § 21065; CEQA Guidelines, 14 CCR § 15378(a). For this
reason, CEQA is concerned with an action’s ultimate “impact on the environment.”
Bozung v. LAFCO (1975) 13 Cal.3d 263, 283. CEQA requires environmental factors
to be considered at the “earliest possible stage . . . before [the project] gains
irreversible momentum,” Id. 13 Cal.3d at 277, “at a point in the planning process
where genuine flexibility remains.” Sundstrom v. Mendocino County (1988) 202
Cal.App.3d 296, 307.
To achieve its objectives of environmental protection, CEQA has a three-
tiered structure. 14 CCR § 15002(k); Committee to Save the Hollywoodland Specific
Plan v. City of Los Angeles (2008) 161 Cal.App.4th 1168, 1185-86
(“Hollywoodland”). First, if a project falls into an exempt category, or it can be seen
with certainty that the activity in question will not have a significant effect on the
environment, no further agency evaluation is required. Id. Second, if there is a
possibility the project will have a significant effect on the environment, the agency
must perform an initial threshold study. Id.; 14 CCR § 15063(a). If the study
indicates that there is no substantial evidence that the project or any of its aspects
may cause a significant effect on the environment the agency may issue a negative
declaration. Id., 14 CCR §§ 15063(b)(2), 15070. Finally, if the project will have a
significant effect on the environment, an environmental impact report (“EIR”) is
required. Id. Here, since the City exempted the Project from CEQA entirely, we are
at the first step of the CEQA process.
A. CEQA Exemptions.
CEQA identifies certain classes of projects which are exempt from the
provisions of CEQA. These are called categorical exemptions. 14 CCR §§ 15300,
15354. “Exemptions to CEQA are narrowly construed and “‘[e]xemption categories
are not to be expanded beyond the reasonable scope of their statutory language.’”
(Mountain Lion Foundation v. Fish & Game Com. (1997) 16 Cal.4th 105, 125.)
The determination as to the appropriate scope of a categorical exemption is a
question of law subject to independent, or de novo, review. (San Lorenzo Valley
Community Advocates for Responsible Education v. San Lorenzo Valley Unified
School Dist., (2006) 139 Cal. App. 4th 1356, 1375 (“[Q]uestions of interpretation or
application of the requirements of CEQA are matters of law. (Citations.) Thus, for
example, interpreting the scope of a CEQA exemption presents ‘a question of law,
subject to de novo review by this court.’ (Citations).”)
May 3, 2022
Comment on Planning Commission Agenda Item 2;
Planning Application No. 2021-28 (Corydon III Project)
Page 3 of 4
The City has issued a notice of exemption alleging that the Project is exempt
from CEQA review as an “in-fill” project (Class 32), and a minor land division (Class
15).
B. Exceptions to CEQA Exemptions.
There are several exceptions to the categorical exemptions. 14 CCR §
15300.2. At least two exceptions are relevant here:
(1) Significant Effects. A project may never be exempted from CEQA if there
is a “fair argument” that the project may have significant environmental
impacts due to “unusual circumstances.” 14 CCR §15300.2(c). The
Supreme Court has held that since the agency may only exempt activities
that do not have a significant effect on the environment, a fair argument
that a project will have significant effects precludes an exemption. Wildlife
Alive v. Chickering (1976) 18 Cal.3d 190, 204.
(2) Cumulative Impacts. A project may not be exempted from CEQA review
“when the cumulative impact of successive projects of the same type in
the same place, over time is significant.”
C. Limitations to In-Fill Exemption.
The Class 32 In-Fill exemption can only be applied when “[t]he project site
has no value as habitat for endangered, rare or threatened species” or where
“[a]pproval of the project would not result in any significant effects relating to traffic,
noise, air quality, or water quality.” 14 Cal. Admin. Code §§ 15332(c), (d).
The CEQA Analysis fails to properly analyze and mitigate impacts to air
quality, traffic, noise, and other impacts. The Analysis should be withdrawn, an
Environmental Impact Report (“EIR”) should be prepared, and the draft EIR should
be circulated for public review and comment in accordance with CEQA.
II. ANALYSIS
A. Air Quality.
The City relies on an air quality analysis prepared by BlueScape
Environmental. The analysis appears not to include a site-specific health risk
assessment (“HRA”). Without an HRA is it not possible to determine whether the
Project will have significant air quality impacts. It is necessary to prepare a HRA to
determine if construction and operation of the Project will create a cancer risk
greater than 10 per million, which is the applicable SCAQMD significance threshold.
May 3, 2022
Comment on Planning Commission Agenda Item 2;
Planning Application No. 2021-28 (Corydon III Project)
Page 4 of 4
B. Traffic.
CEQA requires that traffic analysis must now be conducted using vehicle
miles travelled (VMT) analysis. Location tends to be the driving factor in VMT
analysis. The Staff Report contends that VMT will be less than significant because
the Project will allegedly generate 108 vehicle trips per day, while the significance
threshold is 110 vehicle trips per day. This difference of 2 vehicle trips per day
warrants further analysis.
C. Biological Impacts.
The staff report assumes that the Project will not have significant biological
impacts because the site is allegedly heavily disturbed. However, even heavily
disturbed sites may provide habitat to special status species. The staff report also
relies heavily on the Multi-Species Habitat Conservation Plan (MSHCP). However,
in order to rely on the MSHCP, the City must determine if the MSHCP is adequately
funded and is achieving its goals. Also, the MSHCP does not cover all species that
may be using the Project site. If species are using the site and are not within the
scope of the MSHCP, then it does not provide adequate mitigation. Further review
is required by a qualified biologist to determine if the Project site provide habitat to
special status species and if the MSHCP provides adequate mitigation for those
species.
III. CONCLUSION.
The City should conduct additional analysis of the Project and its
environmental impacts. It should prepare an Initial Study and a CEQA document to
analyze the Project’s impacts and to propose feasible mitigation measures. The City
lack sufficient evidence to support its reliance of the CEQA Infill exemption.
Sincerely,
Richard Drury