HomeMy WebLinkAboutParcel Map 21382 Parcel 1 MS Moutain View Building 1 WQMPCity of Temecula
WATER QUALITY MANAGEMENT PLAN (WQMP)
PROJECT NAME & PERMIT NOS:
PM 21382 (MS MOUNTAIN VIEW)
PARCEL 1 (BUILDING 1) LD21-1665, B20-4793, PA20-0533
PROJECT ADDRESS:
AVENIDA ALVARADO
PROJECT APNs:
909-290-001
PREPARED BY:
Name Tory R. Walker Engineering, Inc._______
Address 122 Civic Center Drive, Suite 206_______
Vista, CA 92084____________________
Phone (760)414-9212_____________________
Email info@trwengineering.com ___________
PREPARED FOR:
Name Silagi Development & Management, Inc._
Address 101 Hodencamp Road, Suite 200_______
Thousand Oaks, CA 91360____________
Phone (805)424-7704_____________________
Email info@SilagiDevelopment.com _________
DATE OF WQMP:
June 4, 2021
APPROVED BY:
APPROVAL DATE:
WQMP 3
Template Date: October 31st, 2018 Preparation Date: June 4, 2021
Step 1: Source Control BMP Checklist
Source Control BMPs
All development projects must implement source control BMPs 4.2.1 through 4.2.6 where
applicable and feasible. See Chapter 4.2 and Appendix E of the City BMP Design Manual for
information to implement source control BMPs shown in this checklist.
Answer each category below pursuant to the following:
• "Yes" means the project will implement the source control BMP as described in Chapter
4.2 and/or Appendix E of the City BMP Design Manual. Discussion / justification must be
provided and show locations on the project plans. Select applicable Source Controls
in the Source Control BMP summary on the following page.
• "No" means the BMP is applicable to the project but it is not feasible to implement.
Discussion / justification must be provided.
• "N/A" means the BMP is not applicable at the project site because the project does not
include the feature that is addressed by the BMP (e.g., the project has no outdoor
materials storage areas). Discussion / justification must be provided.
Source Control Requirement Applied?
4.2.1 Prevention of Illicit Discharges into the MS4 ☒Yes ☐No ☐N/A
Discussion / justification:
The following applicable source control BMPs will be implemented to effectively eliminate
discharges of non-stormwater into the MS4:
SC-G – Refuse areas exposure reduction
• Refuse will be handled by the City’s contracted waste hauler*
• Refuse stored for pickup within roofed, walled trash enclosure designed in accordance with City of
Temecula City-Wide Design Guidelines (see architectural plan sheets A-1 and A3-1/structural plan
sheet S.4)
• Signs will be posted on or near dumpsters with the words “Do not dump hazardous materials here”
or similar (see architectural plans sheet A1-0, Keynote 16)
SC-H – Industrial processes performed indoors*
• All process activities to be performed indoors
• No processes to drain to exterior or to storm drain system
SC-M – Loading dock drainage and coverage requirements
• Move loaded and unloaded items indoors as soon as possible
• All loading docks doors are equipped with weather stripping to effectively prevent mobilization of
loading dock waste outdoors (see architectural plan sheets AD-5, detail 11)
SC-O – Miscellaneous drain or wash water not to storm drain system
• Condensate drain lines are routed internally from the rooftop condenser units down to mop sinks
with an indirect “air gap” connection to the sewer (see plumbing plans sheet P3.1)
• Roof drain material consists of ABS/PVC DWV plastic (see piping schedule on plumbing plan sheet
P0.1)
SC-P – Plazas, sidewalks, and parking lot sweeping and washing requirements*
• Plazas, sidewalks, and parking lots shall be swept regularly to prevent the accumulation of litter
and debris
• Debris from pressure washing shall be collected to prevent entry into the storm drain system
• Washwater containing any cleaning agent or degreaser shall be collected and discharged to the
sanitary sewer and not discharged to a storm drain
*prohibitions via CC&Rs; will be drafted and executed prior to granting of certificates of occupancy
4 WQMP
Preparation Date: June 4, 2021 Template Date: October 31st, 2018
4.2.2 Storm Drain Stenciling or Signage ☒Yes ☐No ☐N/A
Discussion / justification:
Stenciling shall be placed adjacent to storm drain inlets (see grading plan Construction Note 9).
4.2.3 Protect Outdoor Materials Storage Areas from Rainfall,
Run-On, Runoff, and Wind Dispersal
☐Yes ☐No ☒N/A
Discussion / justification:
Materials with the potential to pollute stormwater runoff will be stored indoors.
4.2.4 Protect Materials Stored in Outdoor Work Areas from
Rainfall, Run-On, Runoff, and Wind Dispersal
☐Yes ☐No ☒N/A
Discussion / justification:
Work areas with potential for pollutant generation will occur indoors.
4.2.5 Protect Trash Storage Areas from Rainfall, Run-On,
Runoff, and Wind Dispersal
☒Yes ☐No ☐N/A
Discussion / justification:
See description provided for SC-G under Source Control BMP 4.2.1.
4.2.6 Additional BMPs Based on Potential Sources of Runoff
Pollutants
☐Yes ☐No ☒N/A
Discussion / justification. Clearly identify which sources of runoff pollutants are discussed:
The project site is not expected to generate potential pollutant sources requiring source control
BMPs in addition to the applicable source control requirements identified above.
WQMP 5
Template Date: October 31st, 2018 Preparation Date: June 4, 2021
Source Control BMP Summary
Select all source control BMPs identified for your project in sections 4.2.1 through 4.2.6 above in
the column on the left below. Then select “yes” if the BMP has been implemented and shown
on the project plans, “No” if the BMP has not been implemented, or “N/A” if the BMP is not
applicable to your project.
☒ SC-A. On-site storm drain inlets ☒Yes ☐No ☐N/A
☐ SC-B. Interior floor drains and elevator shaft sump
pumps
☐Yes ☐No ☒N/A
☐ SC-C. Interior parking garages ☐Yes ☐No ☒N/A
☒ SC-D1. Need for future indoor & structural pest control ☒ Yes ☐No ☐N/A
☒ SC-D2. Landscape/outdoor pesticide use ☒ Yes ☐No ☐N/A
☐ SC-E. Pools, spas, ponds, fountains, and other water
features
☐Yes ☐No ☒N/A
☐ SC-F. Food service ☐Yes ☐No ☒N/A
☒ SC-G. Refuse areas ☒Yes ☐No ☐N/A
☒ SC-H. Industrial processes ☒Yes ☐No ☐N/A
☐ SC-I. Outdoor storage of equipment or materials ☐Yes ☐No ☒N/A
☐ SC-J. Vehicle and equipment cleaning ☐Yes ☐No ☒N/A
☐ SC-K. Vehicle/equipment repair and maintenance ☐Yes ☐No ☒N/A
☐ SC-L. Fuel dispensing areas ☐Yes ☐No ☒N/A
☒ SC-M. Loading docks ☒Yes ☐No ☐N/A
☒ SC-N. Fire sprinkler test water ☐Yes ☐No ☒N/A
☒ SC-O. Miscellaneous drain or wash water ☒Yes ☐No ☐N/A
☒ SC-P. Plazas, sidewalks, and parking lots ☒Yes ☐No ☐N/A
☐ SC-Q. Large trash generating facilities ☐Yes ☐No ☒N/A
☐ SC-R. Animal facilities ☐Yes ☐No ☒N/A
☐ SC-S. Plant nurseries and garden centers ☐Yes ☐No ☒N/A
☐ SC-T. Automotive facilities ☐Yes ☐No ☒N/A
Note: Show all source control measures applied above on the plan sheets.
6 WQMP
Preparation Date: June 4, 2021 Template Date: October 31st, 2018
Step 2: Site Design BMP Checklist
Site Design BMPs
All development projects must implement site design BMPs SD-A through SD-H where
applicable and feasible. See Chapter 4.3 and Appendix E of the City BMP Design Manual for
information to implement site design BMPs shown in this checklist.
Answer each category below pursuant to the following:
• "Yes" means the project will implement the site design BMP as described in Chapter 4.3
and/or Appendix E of the City BMP Design Manual. Discussion / justification must be
provided and show locations on the project plans.
• "No" means the BMP is applicable to the project but it is not feasible to implement.
Discussion / justification must be provided.
• "N/A" means the BMP is not applicable at the project site because the project does not
include the feature that is addressed by the BMP (e.g., the project site has no existing
natural areas to conserve). Discussion / justification must be provided.
Site Design Requirement Applied?
4.3.1 Maintain Natural Drainage Pathways and Hydrologic
Features ☐Yes ☐No ☒N/A
Discussion / justification:
The existing site features have been previously graded and possesses no natural drainage
pathways or hydrologic features.
4.3.2 Conserve Natural Areas, Soils, and Vegetation ☐Yes ☐No ☒N/A
Discussion / justification:
The existing site features have been previously graded and possesses no natural areas, soils,
or vegetation.
4.3.3 Minimize Impervious Area ☒Yes ☐No ☐N/A
Discussion / justification:
The site layout and building: (1) is sized to the maximum allowable zoning height, (2) will not
exceed maximum 40% lot coverage, and (3) provides more than the minimum required 20%
landscape area. The frontage improvements (1) hold the proposed sidewalk width to the
minimum width possible per the applicable industrial zoning requirements and (2) proposes
aesthetic street trees within the right-of-way to intercept direct rainfall
4.3.4 Minimize Soil Compaction ☒Yes ☐No ☐N/A
Discussion / justification:
Disturbance in planned green space and proposed landscape areas will be avoided. Areas
planned for green space will be amended and re-tilled.as applicable and feasible, per the City of
Temecula BMP Design Manual Fact Sheet SD-F.
4.3.5 Impervious Area Dispersion ☒Yes ☐No ☐N/A
Discussion / justification:
Private sidewalk, hardscape, and parking areas drain onto adjacent pervious where feasible and as
shown on the plans. The presence of large cut slopes on the pad significantly reduces the developable
footprint available to provide the minimum necessary building footprint and minimum required parking
spaces, drive aisles, and vehicle turnaround areas. Furthermore, the landscaped area along the eastern
side of the building is within a water pipeline and storm easement. Therefore, the design team does not
find it prudent nor feasible to drain large rooftop areas to relatively small swales located within close
proximity to the proposed structures or to infiltrate over existing public utilities along the drainage
easement. Public improvements are to be constructed per City Standard Nos. 102 and 103 in
accordance with the PM 21382 plan change process for the street improvement, which includes a curb
adjacent sidewalk.
WQMP 7
Template Date: October 31st, 2018 Preparation Date: June 4, 2021
4.3.6 Runoff Collection ☐Yes ☒No ☐N/A
Discussion / justification:
Based on the proposed traffic loading and soils, the geotechnical investigation supports a “no
infiltration” condition on the lots and recommends an asphaltic-concrete pavement section.
4.3.7 Landscaping with Native or Drought Tolerant Species ☒Yes ☐No ☐N/A
Discussion / justification:
Native and/or drought tolerant plant species comprise 85% of the total landscape area on each
lot. Water use for said landscaping complies with the City of Temecula Irrigation Guidelines and
California Ordinance AB 1881.
4.3.8 Harvesting and Using Precipitation ☐Yes ☒No ☐N/A
Discussion / justification:
Per BMPDM Appendix B.2.2.2, onsite demand for harvested stormwater is not appreciable
because onsite landscaped areas are less than 30% of the parcel footprint for each building.
Therefore, harvest and use features within the are not technically feasible due to insufficient
harvested water demand.
8 WQMP
Preparation Date: June 4, 2021 Template Date: October 31st, 2018
Step 3: Construction Stormwater BMP Checklist
Minimum Required Standard Construction Stormwater BMPs
If you answer “Yes” to any of the questions below, your project is subject to Table 1 on the following page
(Minimum Required Standard Construction Stormwater BMPs). As noted in Table 1, please select at
least the minimum number of required BMPs 1, or as many as are feasible for your project. If no BMP is
selected, an explanation must be given in the box provided. The following questions are intended to aid
in determining construction BMP requirements for your project.
Note: All selected BMPs below must be included on the BMP plan incorporated into the
construction plan sets.
1. Will there be soil disturbing activities that will result in exposed soil areas?
(This includes minor grading and trenching.)
Reference Table 1 Items A, B, D, and E
Note: Soil disturbances NOT considered significant include, but are not limited to,
change in use, mechanical/electrical/plumbing activities, signs, temporary trailers,
interior remodeling, and minor tenant improvement.
☒ Yes ☐No
2. Will there be asphalt paving, including patching?
Reference Table 1 Items D and F
☒ Yes ☐No
3. Will there be slurries from mortar mixing, coring, or concrete saw cutting?
Reference Table 1 Items D and F
☒ Yes ☐No
4. Will there be solid wastes from concrete demolition and removal, wall
construction, or form work?
Reference Table 1 Items D and F
☒ Yes ☐No
5. Will there be stockpiling (soil, compost, asphalt, concrete, solid waste) for over
24 hours?
Reference Table 1 Items D and F
☒ Yes ☐No
6. Will there be dewatering operations?
Reference Table 1 Items C and D
☒ Yes ☐No
7. Will there be temporary on-site storage of construction materials, including
mortar mix, raw landscaping and soil stabilization materials, treated lumber,
rebar, and plated metal fencing materials?
Reference Table 1 Items E and F
☒ Yes ☐No
8. Will trash or solid waste product be generated from this project?
Reference Table 1 Item F
☒ Yes ☐No
9. Will construction equipment be stored on site (e.g.: fuels, oils, trucks, etc.?)
Reference Table 1 Item F
☒ Yes ☐No
10. Will Portable Sanitary Services (“Porta-potty”) be used on the site?
Reference Table 1 Item F
☒ Yes ☐No
1 Minimum required BMPs are those necessary to comply with the City of Temecula Erosion and Sediment Control
Ordinance (Chapter 18.18 et seq.) and the City of Temecula Engineering and Construction Manual (Chapter 18).
WQMP 9
Template Date: October 31st, 2018 Preparation Date: June 4, 2021
Table 1. Construction Stormwater BMP Checklist
Minimum Required
Best Management Practices
(BMPs)
CALTRANS
SW
Handbook 2
Detail
BMP
Selected
Reference sheet No.’s where each
selected BMP is shown on the
plans.
If no BMP is selected, an
explanation must be provided.
A. Select Erosion Control Method for Disturbed Slopes (choose at least one for the appropriate
season)
Vegetation Stabilization
Planting 3 (Summer) SS-2, SS-4 ☐
Precise Grading Plan Sheet 6
Hydraulic Stabilization
Hydroseeding2 (Summer) SS-4 ☒
Bonded Fiber Matrix or
Stabilized Fiber Matrix 4 (Winter) SS-3 ☐
Physical Stabilization
Erosion Control Blanket3
(Winter)
SS-7 ☐
B. Select erosion control method for disturbed flat areas (slope < 5%) (choose at least one)
Will use erosion control
measures from Item A on flat
areas also
SS-3, 4, 7 ☒
Precise Grading Plan Sheet 6 Sediment Desilting Basin (must
treat all site runoff) SC-2 ☐
Mulch, straw, wood chips, soil
application SS-6, SS-8 ☐
2 State of California Department of Transportation (Caltrans). 2003. Storm Water Quality Handbooks, Construction
Site Best Management Practices (BMPs) Manual. March. Available online at:
http://www.dot.ca.gov/hq/construc/stormwater/manuals.htm.
3 If Vegetation Stabilization (Planting or Hydroseeding) is proposed for erosion control it may be installed between
May 1st and August 15th. Slope irrigation is in place and needs to be operable for slopes >3 feet. Vegetation
must be watered and established prior to October 1st. The owner must implement a contingency physical BMP
by August 15th if vegetation establishment does not occur by that date. If landscaping is proposed, erosion
control measures must also be used while landscaping is being established. Established vegetation must have a
subsurface mat of intertwined mature roots with a uniform vegetative coverage of 70 percent of the natural
vegetative coverage or more on all disturbed areas.
4 All slopes over three feet must have established vegetative cover prior to final permit approval.
10 WQMP
Preparation Date: June 4, 2021 Template Date: October 31st, 2018
Table 1. Construction Stormwater BMP Checklist (continued)
Minimum Required
Best Management Practices
(BMPs)
CALTRANS
SW Handbook
Detail
BMP
Selected
Reference sheet No.’s where each
selected BMP is shown on the
plans.
If no BMP is selected, an
explanation must be provided.
C. If runoff or dewatering operation is concentrated, velocity must be controlled using an energy
dissipater
Energy Dissipater Outlet
Protection 5 SS-10 ☒ Precise Grading Plan Sheet 6
D. Select sediment control method for all disturbed areas (choose at least one)
Silt Fence SC-1 ☒
Precise Grading Plan Sheet 6
Fiber Rolls (Straw Wattles) SC-5 ☒
Gravel & Sand Bags SC-6 & 8 ☒
Dewatering Filtration NS-2 ☐
Storm Drain Inlet Protection SC-10 ☒
Engineered Desilting Basin
(sized for 10-year flow)
SC-2 ☐
E. Select method for preventing offsite tracking of sediment (choose at least one)
Stabilized Construction Entrance TC-1 ☒
Precise Grading Plan Sheet 6
Construction Road Stabilization TC-2 ☐
Entrance/Exit Tire Wash TC-3 ☐
Entrance/Exit Inspection &
Cleaning Facility
TC-1 ☐
Street Sweeping and Vacuuming SC-7 ☒
F. Select the general site management BMPs
F.1 Materials Management
Material Delivery & Storage WM-1 ☒
Precise Grading Plan Sheet 6
Spill Prevention and Control WM-4 ☒
F.2 Waste Management 6
Waste Management
Concrete Waste Management
WM-8 ☒
Precise Grading Plan Sheet 6 Solid Waste Management WM-5 ☒
Sanitary Waste Management WM-9 ☒
Hazardous Waste Management WM-6 ☒
Note: The Construction General Permit (Order No. 2009-0009-DWQ) also requires all projects
not subject to the BMP Design Manual to comply with runoff reduction requirements through the
implementation of post-construction BMPs as described in Section XIII of the order.
5 Regional Standard Drawing D-40 – Rip Rap Energy Dissipater is also acceptable for velocity reduction.
6 Not all projects will have every waste identified. The applicant is responsible for identifying wastes that will be
onsite and applying the appropriate BMP. For example, if concrete will be used, BMP WM-8 must be selected.
WQMP 11
Template Date: October 31st, 2018 Preparation Date: June 4, 2021
Step 4: Project type determination (Standard or Priority
Development Project)
Is the project part of another Priority Development Project (PDP)? ☐ Yes ☒ No
If so, Standard and PDP requirements apply. Go to Step 4.1 and select “PDP”
The project is (select one): ☒ New Development ☐ Redevelopment 7
The total proposed newly created or replaced impervious area is: 30,164 ft2
The total existing (pre-project) impervious area is: 0 ft2
The total area disturbed by the project is: 49,586 ft2
If the total area disturbed by the project is 1 acre (43,560 sq. ft.) or more OR the project is part of a larger
common plan of development disturbing 1 acre or more, a Waste Discharger Identification (WDID) number
must be obtained from the State Water Resources Control Board.
WDID: 9 33C390921
Is the project in any of the following categories, (a) through (f)?8
Yes
☒
No
☐
(a) New development projects that create 10,000 square feet or more of impervious surfaces
9(collectively over the entire project site). This includes commercial, industrial, residential,
mixed-use, and public development projects on public or private land.
Yes
☐
No
☒
(b) Redevelopment projects that create and/or replace 5,000 square feet or more of
impervious surface (collectively over the entire project site on an existing site of 10,000
square feet or more of impervious surfaces). This includes commercial, industrial,
residential, mixed-use, and public development projects on public or private land.
Yes
☒
No
☐
(c) New and redevelopment projects that create and/or replace 5,000 square feet or more of
impervious surface (collectively over the entire project site), and support one or more of
the following uses:
(i) Restaurants. This category is defined as a facility that sells prepared foods and
drinks for consumption, including stationary lunch counters and refreshment
stands selling prepared foods and drinks for immediate consumption (Standard
Industrial Classification (SIC) code 5812).
(ii) Hillside development projects. This category includes development on any
natural slope that is twenty-five percent or greater.
(iii) Parking lots. This category is defined as a land area or facility for the temporary
parking or storage of motor vehicles used personally, for business, or for
commerce.
(iv) Streets, roads, highways, freeways, and driveways. This category is defined as
any paved impervious surface used for the transportation of automobiles, trucks,
motorcycles, and other vehicles.
7 Redevelopment is defined as: The creation and/or replacement of impervious surface on an already developed
site. Examples include the expansion of a building footprint, road widening, the addition to or replacement of a
structure, and creation or addition of impervious surfaces. Replacement of impervious surfaces includes any
activity that is not part of a routine maintenance activity where impervious material(s) are removed, exposing
underlying soil during construction. Redevelopment does not include routine maintenance activities, such as
trenching and resurfacing associated with utility work; pavement grinding; resurfacing existing roadways; new
sidewalks construction; pedestrian ramps; or bike lanes on existing roads; and routine replacement of damaged
pavement, such as pothole repair.
8 Applicants should note that any development project that will create and/or replace 10,000 square feet or more of
impervious surface (collectively over the entire project site) is considered a new development.
12 WQMP
Preparation Date: June 4, 2021 Template Date: October 31st, 2018
Project type determination (continued)
Yes
☐
No
☒
(d) New or redevelopment projects that create and/or replace 2,500 square feet or more of
impervious surface (collectively over the entire project site), and discharging directly to
an Environmentally Sensitive Area (ESA). “Discharging directly to” includes flow that is
conveyed overland a distance of 200 feet or less from the project to the ESA, or
conveyed in a pipe or open channel any distance as an isolated flow from the project to
the ESA (i.e. not commingled with flows from adjacent lands).
Note: ESAs are areas that include but are not limited to all Clean Water Act Section
303(d) impaired water bodies; areas designated as Areas of Special Biological
Significance by the State Water Board and San Diego Water Board; State Water
Quality Protected Areas; water bodies designated with the RARE beneficial use by
the State Water Board and San Diego Water Board; and any other equivalent
environmentally sensitive areas which have been identified by the Copermittees.
See BMP Design Manual Chapter 1.4.2 for additional guidance.
Yes
☐
No
☒
(e) New development projects, or redevelopment projects that create and/or replace 5,000
square feet or more of impervious surface, that support one or more of the following
uses:
(i) Automotive repair shops. This category is defined as a facility that is categorized
in any one of the following SIC codes: 5013, 5014, 5541, 7532-7534, or 7536-
7539.
(ii) Retail gasoline outlets (RGOs). This category includes RGOs that meet the
following criteria: (a) 5,000 square feet or more or (b) a projected Average Daily
Traffic (ADT) of 100 or more vehicles per day.
Yes
☒
No
☐
(f) New or redevelopment projects that result in the disturbance of one or more acres of land
and are expected to generate pollutants post construction.
Note: See BMP Design Manual Chapter 1.4.2 for additional guidance.
Does the project meet the definition of one or more of the Priority Development Project categories (a)
through (f) listed above?
☐ No – the project is not a Priority Development Project (Standard Project).
☒ Yes – the project is a Priority Development Project (PDP).
Further guidance may be found in Chapter 1 and Table 1-2 of the BMP Design Manual.
The following is for redevelopment PDPs only:
The area of existing (pre-project) impervious area at the project site is: _______________ ft2 (A)
The total proposed newly created or replaced impervious area is _______________ ft2 (B)
Percent impervious surface created or replaced (B/A)*100: _______________ %
The percent impervious surface created or replaced is (select one based on the above calculation):
☐ less than or equal to fifty percent (50%) – only newly created or replaced impervious areas are
considered a PDP and subject to stormwater requirements
OR
☐ greater than fifty percent (50%) – the entire project site is considered a PDP and subject to
stormwater requirements
WQMP 13
Template Date: October 31st, 2018 Preparation Date: June 4, 2021
Step 4.1: Water Quality Management Plan requirements
Step Answer Progression
Is the project a Standard Project,
Priority Development Project (PDP), or
exception to PDP definitions?
To answer this item, complete Step 4
Project Type Determination Checklist,
and see PDP exemption information
below.
For further guidance, see Chapter 1.4
of the BMP Design Manual in its
entirety.
☐ Standard
Project
Standard Project requirements apply, STOP,
you have satisfied stormwater
requirements.
☒ PDP
Standard and PDP requirements apply.
Complete Exhibit A “PDP
Requirements.”
http://temeculaca.gov/wqmpa2
☐ PDP
Exemption
Go to Step 4.2 below.
Step 4.2: Exemption to PDP definitions
Is the project exempt from PDP definitions based on either of the following:
☐ Projects that are only new or retrofit paved sidewalks, bicycle
lanes, or trails that meet the following criteria:
(i) Designed and constructed to direct stormwater runoff to
adjacent vegetated areas, or other non-erodible permeable
areas; OR
(ii) Designed and constructed to be hydraulically disconnected
from paved streets or roads [i.e., runoff from the new
improvement does not drain directly onto paved streets or
roads]; OR
(iii) Designed and constructed with permeable pavements or
surfaces in accordance with City of Temecula Guidance on
Green Infrastructure;
If so:
Standard Project
requirements apply, AND
any additional requirements
specific to the type of
project. City concurrence
with the exemption is
required. Provide
discussion and list any
additional requirements
below in this form.
STOP, you have
satisfied stormwater
requirements.
☐ Projects that are only retrofitting or redeveloping existing paved
alleys, streets or roads that are designed and constructed in
accordance with the City of Temecula Guidance on Green
Infrastructure.
Complete Exhibit A
“PDP Requirements.”
Select Green Streets
Exemptions where
applicable.
Discussion / justification, and additional requirements for exceptions to PDP definitions, if applicable:
Exhibit A
City of Temecula
PRIORITY DEVELOPMENT PROJECT REQUIREMENTS
ii PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
This page was left intentionally blank.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS iii
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Table of Contents
Preparer's Certification Page ...................................................................................................... v
Step 1: Site Information Checklist ......................................................................................... 7
Step 1.1: Description of Existing Site Condition and Drainage Patterns ............................ 7
Step 1.2: Description of Proposed Site Development and Drainage Patterns ................... 9
Step 1.3: Other Site Requirements and Constraints ........................................................11
Step 2: Strategy for Meeting PDP Performance Requirements ............................................14
ATTACHMENT 1: Stormwater Pollutant Control BMP Selection ...............................................16
Attachment 1a: DMA Exhibit Checklist...................................................................................18
Attachment 1b: 85th Percentile 24-Hour Isohyetal Map ..........................................................20
Attachment 1c: Worksheet B.1-1 DCV ...................................................................................22
Attachment 1d: Applicable Site Design BMP Fact Sheet(s) from Appendix E ........................24
Attachment 1e: Structural Pollutant Control BMP Checklist ...................................................26
Identification and Narrative of Receiving Water and Pollutants of Concern ........................28
Attachment 1f: Onsite Alternative Compliance WQE Calculations .........................................30
Attachment 1g: Offsite Alternative Compliance Participation Form - Pollutant Control ...........32
ATTACHMENT 2: Hydromodification Control Measures ...........................................................34
Attachment 2c: Management of Critical Coarse Sediment Yield Areas ..................................38
Attachment 2d: Structural BMP Design Calculations, Drawdown Calculations, & Overflow
Design ...................................................................................................................................40
Attachment 2g: Hydromodification Offsite Alternative Compliance Participation Form ...........42
ATTACHMENT 3 ......................................................................................................................44
Structural BMP Maintenance Information ..............................................................................44
ATTACHMENT 4 ......................................................................................................................48
City of Temecula PDP Structural BMP Verification for Permitted Land Development Projects
..............................................................................................................................................48
ATTACHMENT 5 ......................................................................................................................54
Copy of Plan Sheets Showing Permanent Stormwater BMPs, Source Control, and Site
Design ...................................................................................................................................54
ATTACHMENT 6 ......................................................................................................................56
Copy of Project's Drainage Report ........................................................................................56
ATTACHMENT 7 ......................................................................................................................58
Copy of Project's Geotechnical and Groundwater Investigation Report .................................58
iv PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
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PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS v
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Preparer's Certification Page
Project Name: MS Mountain View Park - Building 1
Permit Number: LD21-1665, B20-4793, PA20-0533
PREPARER'S CERTIFICATION
I hereby declare that I am the Engineer in Responsible Charge of design of Stormwater best
management practices (BMPs) for this project, and that I have exercised responsible charge over
the design of the BMPs as defined in Section 6703 of the Business and Professions Code, and
that the design is consistent with the PDP requirements of the City of Temecula BMP Design
Manual, which is a design manual for compliance with local City of Temecula Stormwater and
Urban Runoff Management and Discharge Controls Ordinance (Chapter 8.28 et seq.) and
regional MS4 Permit (California Regional Water Quality Control Board San Diego Region Order
No. R9-2013-0001 as amended by R9-2015-0001 and R9-2015-0100) requirements for
stormwater management.
I have read and understand that the City of Temecula has adopted minimum requirements for
managing urban runoff, including stormwater, from land development activities, as described in
the BMP Design Manual. I certify that this PDP WQMP has been completed to the best of my
ability and accurately reflects the project being proposed and the applicable BMPs proposed to
minimize the potentially negative impacts of this project's land development activities on water
quality. I understand and acknowledge that the plan check review of this PDP WQMP by City staff
is confined to a review and does not relieve me, as the Engineer in Responsible Charge of design
of stormwater BMPs for this project, of my responsibilities for project design.
Engineer of Work's Signature, PE Number & Expiration Date
Tory R. Walker
Print Name
Tory R. Walker Engineering, Inc. (760) 414-9212
Company & Phone No.
_____________________________
Date
Engineer's Seal:
June 17, 2021
RCE No. 45005 Exp. 3-31-2022
vi PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
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PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 7
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Step 1: Site Information Checklist
Step 1.1: Description of Existing Site Condition and Drainage Patterns
Project Watershed (Complete Hydrologic Unit,
Area, and Subarea Name with Numeric Identifier;
e.g., 902.52 Santa Margarita HU, Pechanga HA,
Wolf HSA)
902.32 Santa Margarita HU, Murrieta HA,
Murrieta HSA
Current Status of the Site (select all that apply):
☐ Existing development
☒ Previously graded but not built out
☐ Demolition completed without new construction
☐ Agricultural or other non-impervious use
☐ Vacant, undeveloped/natural
Description / Additional Information:
The existing site was mass graded in 1990 under the PM 21382 rough grading plan and
remains part of the only unbuilt portion of the larger adjoining industrial park (PM 21383) along
the unfinished crossroads between Avenida Alvarado and Via Industria.
Existing Land Cover Includes (select all that apply and provide each area on site):
☒ Pervious Area 1.14 Acres (49,586 Square Feet)
☐ Impervious Areas _______ Acres (_______ Square Feet)
Description / Additional Information:
Existing land cover consists entirely of graded land with no impervious features. Per the site-
specific geotechnical investigation, the site-wide soils are characterized as artificial fill
comprised of dense, silty sand with low to very slow percolation rates. Therefore, the
geotechnical engineer has characterized the existing hydrologic soil groups as 60 percent Type
C and 40 percent Type D.
How is stormwater runoff conveyed from the site? At a minimum, this description should
answer:
(1) Whether existing drainage conveyance is natural or urban;
(2) Is runoff from offsite conveyed through the site? If yes, describe the offsite drainage areas,
design flows, and locations where offsite flows enter the project site, and summarize how such
flows are conveyed through the site;
(3) Provide details regarding existing project site drainage conveyance network, including any
existing storm drains, concrete channels, swales, detention facilities, stormwater treatment
facilities, natural or constructed channels; and
(4) Identify all discharge locations from the existing project site along with a summary of
conveyance system size and capacity for each of the discharge locations. Provide summary of
the pre-project drainage areas and design flows to each of the existing runoff discharge
locations. Reference the Drainage report Attachment for detailed calculations.
Describe existing site drainage patterns:
The existing project site has been previously graded with frontage curb and gutter and conveys
flow via overland flow. The existing site discharges directly into the storm drain line along the
Avenida Alvarado frontage (Network 8, per PM 21382 storm drain improvement plans) via curb
inlet. Network 8 was designed for the originally planned build-out condition and is comprised of
a series of reinforced concrete pipes (RCPs) ranging between 24 and 54 inches in diameter.
8 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
(Existing site drainage patterns, continued):
No offsite area contributes runoff through the site. Network 8 outlets at a concrete headwall
adjacent to the southern property line of Tract Map 14936 Parcel 6 via 48-inch diameter RCP
and continues draining northeasterly in a vegetated open channel until becoming intercepted by
a 72-inch diameter RCP aligned northeasterly and continues underground through PM 12890
along the northern property line. The existing 72-inch diameter RCP discharges directly to
Murrieta Creek just east of Diaz Road.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 9
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Step 1.2: Description of Proposed Site Development and Drainage Patterns
Project Description / Proposed Land Use and/or Activities:
The project proposes one private light industrial building used exclusively for warehouse storage
and frontage sidewalk.
Proposed Land Cover Includes (select all that apply and provide each area on site):
Existing to Remain
☐ Pervious Area _______ Acres (_______ Square Feet)
☐ Impervious Areas _______ Acres (_______ Square Feet)
Existing to Be Replaced
☒ Pervious Area 0.45 Acres (19,423 Square Feet)
☐ Impervious Areas _______ Acres (_______ Square Feet)
Newly Created
☐ Pervious Area _______ Acres (_______ Square Feet)
☒ Impervious Areas 0.69 Acres (30,164 Square Feet)
Total
☒ Pervious Area 0.44 Acres (19,423 Square Feet)
☒ Impervious Areas 0.69 Acres (30,164 Square Feet)
Description / Additional Information:
Proposed land cover will consist of typical surfaces necessary for light industrial land use,
including warehouse roofing, paved parking and drive aisle, hardscape, and landscaping.
Proposed public improvements include driveway approach, sidewalk and vegetated parkway.
List/describe proposed impervious features of the project (e.g., buildings, roadways, parking
lots, courtyards, athletic courts, other impervious features):
The impervious features within the parcel boundaries will include paved parking, hardscape and
rooftop. The impervious features within the public right-of-way will include a commercial
driveway approach and six-foot-wide sidewalk.
List/describe proposed pervious features of the project (e.g., landscape areas):
The pervious features within the parcel boundaries will include stabilized, drought-tolerant
landscaping and mulched surfaces, including one lined biofiltration basin. The pervious features
within the public right-of-way will include vegetated parkway.
Describe any grading or changes to site topography:
The site will maintain the same mass graded topography, with the lot sloping towards the
frontage.
10 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Provide details regarding the proposed project site drainage conveyance network, including
storm drains, concrete channels, swales, detention facilities, stormwater treatment facilities,
natural or constructed channels, and the method for conveying offsite flows through or around
the proposed project site. Identify all discharge locations from the proposed project site along
with a summary of the conveyance system size and capacity for each of the discharge
locations. Provide a summary of pre- and post-project drainage areas and design flows to each
of the runoff discharge locations. Reference the drainage study for detailed calculations.
Describe proposed site drainage patterns:
The proposed project includes construction of one privately owned and maintained light
industrial building used exclusively for warehouse storage and construction of a biofiltration
BMP (Basin 1) sized at 3% of the effective impervious tributary area. The basin will provide the
required pollutant removal and hydromodification management flow control for the onsite portion
of the project.
Building 1 and its associated onsite improvements will discharge into the existing PM 21382
storm drain (Network 8) at Station ~12+00 via direct lateral connection from the proposed basin.
The basin will feature an overflow riser and outflow storm drain directly connected to said
existing offsite storm drain to safely convey treated low-flows and overflows. The precise
grading plan provides an overland escape path with adequate freeboard to safely discharge
emergency flows offsite in the event the proposed drainage infrastructure becomes inoperable.
Please refer to the PM 21382 storm drain improvement plans for precise sizing and location of
proposed offsite infrastructure.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 11
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Step 1.3: Other Site Requirements and Constraints
When applicable, list other site requirements or constraints that will influence stormwater
management design, such as zoning requirements including setbacks and open space, or local
codes governing minimum street width, sidewalk construction, allowable pavement types, and
drainage requirements.
This WQMP has been prepared in conjunction with the precise grading plans for MS Mountain
View Building 1 (PM 21382, Lot 1). Therefore, this WQMP provides detail necessary for precise
grading approval for this individual development plan.
As Building 1 is included within PM 21382, and this plan is being prepared concurrently with the
Master WQMP for Buildings 2 through 11 and their associated offsite improvements, there is
expected to be some informational overlapping between this WQMP and the Master WQMP
where warranted; please refer to the separate, Master WQMP for the adjacent project site for
more information when references are made thereto. The individual development plans included
within the Master WQMP are referenced below:
• PM 21382, Parcels 1, 4-14, 23 and 48-57 (LD20-1528)
• PM 21382, Parcels 16-22 (LD21-0249)
• PM 21382, Parcel 3 (Basin 1) LD21-0239
• PM 21382, Parcel 4 (Building 2) LD21-0241, B20-4794, PA20-0534
• PM 21382, Parcel 5 (Building 3) LD21-0242, B20-4795, PA20-0535
• PM 21382, Parcels 6 & 7 (Building 4) LD21-1385, B21-2367, PA21-0105
• PM 21382, Parcel 8 (Building 5) – PA No. TBD
• PM 21382, Parcel 9 (Building 6) – PA No. TBD
• PM 21382, Parcel 57 (Building 7) LD21-0245, B20-4796, PA20-0536
• PM 21382, Parcel 56 (Building 8) LD21-1386, B21-2368, PA21-0132
• PM 21382, Parcel 55 (Building 9) LD21-1387, B21-2730, PA21-0125
• PM 21382, Parcel 54 (Building 10) – PA No. TBD
• PM 21382, Parcel 53 (Building 11) – PA No. TBD
Offsite Storm Drain Assessment
This development plan is being completed concurrently with a construction plan change for the
existing PM 21382 storm drain network. A drainage study was prepared for the PM 21382 street
and storm drain improvement plan changes that determined the existing offsite storm drain
network (Network 8) was sized to accommodate build-out from the Building 1 project site.
Furthermore, Network 8 was sized to accommodate the build-out hydrology not only for Building
1, but also for PM 21382 Lots 1 through 11, 48 through 61, Avenida Alvarado, Via Industria, half
of Tierra Alta Way, and upstream inlet bypass from the Lots 12 through 20. This previous
Network 8 ultimate condition 100-year flowrate was approximately 40.5 cfs (for the portion of
Network 8 adjacent to the project frontage).
As reflected in the Master WQMP and associated drainage report, portions of the offsite storm
drain system (specifically, Networks 7 and 8) are to be revised to accommodate contemporary
stormwater management and drainage design requirements for the proposed 21382 build-out
condition.
(see next page for continued drainage discussion)
12 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Optional Additional Information or Continuation of Previous Sections As Needed
This space provided for additional information or continuation of information from previous
sections as needed.
As part of this change, the originally proposed upstream Network 7 curb inlet has been removed
from the plans and the existing Network 8 inlets adjacent to the Lot 4 and 58 frontages will be
relocated to the Lot 3 and 59 frontages, respectively. Additionally, these relocated curb inlets
will be upsized to fully intercept all flow within the right-of-way into a centralized biofiltration
basin on Lot 3 via one proposed 18-inch-high by 48-inch wide RCB. The revised ultimate
condition 100-year flow intercepted by these relocated and upsized inlets is approximately 52
cfs. Detained outflows from the centralized basin will be routed into Network 8 at a rate of
approximately 17 cfs.
This proposed change to the existing offsite storm drain system results in: (1) no bypass from
the Network 8 inlets (for up to a 100-year storm) and (2) an ultimate condition decrease in peak
flow to the Network 8 main line. The net result of the upstream PM 21382 storm drain
improvements on Network 8 is that both the tributary area and flowrate contributing flow into
Network 8 become notably reduced. Since the PM 21382 storm drain plans demonstrate that
the Network 8 system can adequately convey the larger, originally planned peak flow (40.5 cfs),
the smaller, revised peak flow (17 cfs) can also be adequately conveyed. Therefore, with this
Network 8 peak flow reduction considered, onsite detention for Building 1 is not warranted
based upon the adequacy of the existing offsite and downstream storm drain system to convey
up to 40.5 cfs.
Onsite Storm Drain Assessment
Due to the adequacy of the offsite storm drain system to accommodate the build-out flow from
the project site, the onsite storm drain system need only to convey flows into the proposed basin
and make provision for overland conveyance with adequate freeboard in the event the event the
onsite storm drain system becomes inoperable.
The proposed condition 100-year rational method peak flow has been conservatively estimated
assuming a 100-year rainfall intensity corresponding to a 5-minute time of concentration per
NOAA Atlas 14. The peak flow has been estimated as follows:
𝑄𝑄=𝐶𝐶𝐶𝐶𝐶𝐶
Where: 𝐶𝐶=0.90 𝐶𝐶=5.22 𝐶𝐶𝑖𝑖/ℎ𝑟𝑟 𝐶𝐶=0.88 𝑎𝑎𝑎𝑎 𝑸𝑸=𝟒𝟒.𝟏𝟏𝟏𝟏 𝒄𝒄𝒄𝒄𝒄𝒄≅𝟓𝟓 𝒄𝒄𝒄𝒄𝒄𝒄
(see next page for continued drainage discussion)
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 13
Template Date: September 26, 2019 Preparation Date: June 4, 2021
This space provided for additional information or continuation of information from previous
sections as needed.
The proposed basin overflow riser structure is a three-foot-wide by three-foot-wide Brooks Box
(or equivalent) with rim elevated two and one-half feet above basin finished grade (FG). The
riser will feature one (1) one-half-inch diameter orifice at 12 inches above basin FG to bypass
stored volume in excess of the pollutant control design storm, as well as one (1) 12-inch-wide by
two-inch-high slot at 24 inches above basin FG. The riser rim is the primary overflow structure
and is conservatively assumed to operate as a broad-crested weir once surface ponding depths
exceed three feet. The available hydraulic head between the riser rim elevation (1023.50) and
the lowest adjacent basin wall elevation (1024.00) is six inches. Therefore, the static hydraulic
head required to discharge the unattenuated 100-year peak flow through the riser rim has been
conservatively estimated as follows:
𝑄𝑄=𝐶𝐶𝐶𝐶𝐻𝐻3 2⁄ 𝐻𝐻=�𝑄𝑄𝐶𝐶𝐶𝐶�2 3⁄
Where: 𝑄𝑄=5.22 𝑎𝑎𝑐𝑐𝑐𝑐 𝐶𝐶=3.087 𝐶𝐶=12 𝑐𝑐𝑓𝑓 𝑯𝑯=𝟑𝟑.𝟐𝟐𝟓𝟓 𝒊𝒊𝒊𝒊≅𝟒𝟒 𝒊𝒊𝒊𝒊𝒄𝒄𝒊𝒊𝒊𝒊𝒄𝒄 𝑭𝑭𝑭𝑭𝒊𝒊𝒊𝒊𝑭𝑭𝑭𝑭𝑭𝑭𝑭𝑭𝑭𝑭 (𝒕𝒕𝑭𝑭 𝑭𝑭𝒗𝒗𝒊𝒊𝑭𝑭𝒕𝒕𝑭𝑭𝒗𝒗𝒗𝒗𝒊𝒊𝒊𝒊𝒗𝒗)≅𝟐𝟐 𝒊𝒊𝒊𝒊𝒄𝒄𝒊𝒊𝒊𝒊𝒄𝒄
Therefore, in the unlikely event the 100-year storm peak flow arrives concurrently with two and
one-half feet of surface ponding, the proposed basin and overflow riser provide the surface
storage and hydraulic capacity necessary to fully convey the unattenuated 100-year peak flow
without basin overtopping.
In the more unlikely event the riser rim is completely inoperable and the basin surface storage
were to be completely full (i.e. at surface water ponded three feet), then the lowest adjacent
length of wall along the basin frontage would serve as the emergency overland escape path. As
the wall can also be conservatively assumed to operate as a broad-crested weir in this scenario,
the corresponding weir length would need to be equal to or greater than the riser rim
circumference (9.42 feet) in order to discharge the same unattenuated 100-year peak flow at the
equivalent depth of 4 inches (or less). Since the basin wall length at the spill elevation (1024.00
feet) is at least as long as the riser circumference, this criterion is satisfied and the emergency
water surface elevation is assumed to be no greater than 1024.33 feet. Compared with the
proposed finished floor elevation of 1027.00 feet, there is more than 2.5 feet of freeboard to the
onsite habitable structure in this ultimate failure scenario. In this event, emergency flows within
the improved half-street are safely conveyed to Murrieta Creek within the Avenida Alvarado
right-of-way.
These are highly conservative estimates based on conservative assumptions, as the basin
underdrain and riser structure orifices will likely be operable under normal circumstances. This
conservative sizing assessment demonstrates that, during either failure scenario, the proposed
basin incorporates the necessary flow controls to safely convey the 100-year peak flow offsite
without exceeding the basin surface storage capacity or inundating the proposed finished floor
elevation. Therefore, the adequately sized onsite storm drain and overflow system deem the
onsite storm drain system satisfactory for construction purposes, as presented on the precise
grading plan.
14 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Step 2: Strategy for Meeting PDP Performance Requirements
PDPs must implement BMPs to control pollutants in stormwater that may be discharged from a
project (see Chapter 5). PDPs subject to hydromodification management requirements must
implement flow control BMPs to manage hydromodification (see Chapter 6). Both stormwater
pollutant control and flow control can be achieved within the same BMP(s). Projects triggering
the 50% rule must address stormwater requirements for the entire site.
Structural BMPs must be verified by the City at the completion of construction. This may include
requiring the project owner or project owner's representative and engineer of record to certify
construction of the structural BMPs (see Chapter 1.12). Structural BMPs must be maintained
into perpetuity, and the City must confirm the maintenance (see Chapter 7).
Provide a narrative description of the general strategy for pollutant control and flow control at
the project site in the box below. This information must describe how the steps for selecting and
designing stormwater pollutant control BMPs presented in Chapter 5.1 of the BMP Design
Manual were followed, and the results (type of BMPs selected). For projects requiring flow
control BMPs, indicate whether pollutant control and flow control BMPs are integrated or
separate. At the end of this discussion, provide a summary of all the BMPs within the project
including the type and number.
Describe the general strategy for BMP implementation at the site.
The proposed developments are characterized by three DMAs, summarized in the table below:
DMA ID 1 SM 1 SM 2 SM 3 UNT 1
BMP ID 1
Self-Mitigating
Onsite
Alternative
Compliance
(PM 21382)
BMP Type BF-1
Per Automated Worksheet B.3-1, Harvest and Use will not be feasible due to insufficient wet
season harvested water demand. Per the site-wide geotechnical report and percolation testing
results, it was determined that the project site is within Feasibility Category 5 via Automated
Worksheet B.3-1 and will therefore implement one standard lined biofiltration BMP sized at
three percent of the effective impervious tributary area. The structural BMP will be integrated for
pollutant removal and hydromodification flow control for DMA 1, which consists of all proposed
onsite improvements. Therefore, the basin includes various flow controls, including an
underdrain flow control orifice.
DMA UNT 1 is fully comprised of the proposed driveway approach, frontage sidewalk and
associated vegetated parkway. As it is not feasible (nor prudent) to hydraulically connect the
offsite drainage system to the onsite basin, this portion of the project will claim earned pollutant
control credits made available by the PM 21382 Master WQMP (under the same project
ownership). The DMA UNT 1 deficit of effectively treated stormwater is 100 cubic feet. When
adjusting for water quality equivalency, the deficit becomes 125 cubic feet. The pollutant control
credits earned by the Master WQMP is 859 cubic feet. Therefore, the available credits (859
cubic feet) exceed the equivalent deficit (125 cubic feet) and the PDP Performance
Requirements for DMA UNT 1 are satisfied by way of said PM 21382 water quality credits.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 15
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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Category #Description i ii iii iv v vi vii viii ix x Units
0 Drainage Basin ID or Name 1 UNT 1 --------unitless
1 85th Percentile Storm Depth 0.95 0.95 --------inches
2 Design Infiltration Rate Recommended by Geotechnical
Engineer 0.010 0.000 --------in/hr
3 Total Tributary Area 38,476 1,574 --------sq-ft
4 85th Percentile Storm Volume (Rainfall Volume)3,046 125 --------cubic-feet
5 Initial Weighted Runoff Factor 0.75 0.80 --------unitless
6 Initial Design Capture Volume 2,285 100 --------cubic-feet
7 Dispersion Area Reductions 0 0 --------cubic-feet
8 Tree Well and Rain Barrel Reductions 0 0 --------cubic-feet
9 Effective Area Tributary to BMP 28,857 1,259 --------square feet
10 Final Design Capture Volume Tributary to BMP 2,285 100 --------cubic-feet
11 Basin Drains to the Following BMP Type Biofiltration Other --------unitless
12 Volume Retained by BMP
(normalized to 36 hour drawdown)46 0 --------cubic-feet
13 Total Fraction of Initial DCV Retained within DMA 0.02 0.00 --------fraction
14 Percent of Average Annual Runoff Retention Provided 3.0%0.0%--------%
15 Percent of Average Annual Runoff Retention Required 1.5%1.5%--------%
Performance
Standard 16 Percent of Pollution Control Standard Satisfied 100.0%0.0%--------%
17 Discharges to Secondary Treatment in Drainage Basin ----------unitless
18 Impervious Surface Area Still Requiring Treatment 0 1,399 --------square feet
19 Impervious Surfaces Directed to Downstream Dispersion
Area ----------square feet
20 Impervious Surfaces Not Directed to Downstream
Dispersion Area ----------square feet
Result 21 Deficit of Effectively Treated Stormwater 0 -100 --------cubic-feet
-Performance standards for onsite pollutant control are not satisfied. The applicant must implement onsite flow-thru BMPs per Worksheet B.6-1 and an offsite alternative compliance project to mitigate for the deficit of effectively treated stormwater.
All fields in this summary worksheet are populated based on previous user inputs. If applicable, drainage basin elements that require revisions and/or supplemental information outside the scope of these worksheets are highlighted in orange and summairzed in
the red text below. If all drainage basins achieve full compliance without a need for supplemental information, a green message will appear below.
Summary Notes:
-Applicant is proposing a structural BMP 'other' that is not currently supported by this automated worksheet and must provide appropriate supporting calculations to the satisfaction of the County.
False
False
-Requirements for minimum annual retention are not satisfied at the drainage area level. Incorporate additional retention features or demonstrate minimum retention criteria is satisfied as the project-level-scale.
False
Total Volume
Reductions
Attention!
Summary of Stormwater Pollutant Control Calculations (V1.3)
Initial DCV
Site Design
Volume
Reductions
General Info
BMP Volume
Reductions
Treatment
Train
16 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
ATTACHMENT 1: Stormwater Pollutant Control BMP Selection
Indicate which Items are Included behind this cover sheet:
Attachment
Sequence Contents Checklist
Special Considerations for
Redevelopment Projects (50% Rule)
see chapter 1.7 and Step 4 of
Appendix A.1.
☐ Less than or equal to fifty
percent (50%)
☐ Greater than fifty percent (50%)
Refer to Figure 5-1: Stormwater Pollutant Control BMP Selection Flow Chart
Attachment 1a DMA Exhibit (Required)
See DMA Exhibit Checklist on the
back of this form.
See Chapter 3.3.3 for guidance
☒ Included
☐ Entire project is designed with
Self-Mitigating and De-Minimis
DMAs. The project is compliant
with Pollution Control BMP sizing
requirements. STOP *
Attachment 1b Figure B.1-1: 85th Percentile 24-hour
Isohyetal Map with project location
☒ Included
Attachment 1c Worksheet B.1-1 DCV 1
☒ Included
Attachment 1d Applicable Site Design BMP Fact
Sheet(s) from Appendix E
☒ Included
☐ Entire project is designed with
Self-Retaining DMAs. The project
is compliant with Pollution Control
BMP sizing requirements. STOP *
Attachment 1e Structural Pollutant Control BMP
Checklist
☒ Included
Attachment 1f Onsite Alternative Compliance
Calculations ☐ No
☒ Yes - Include WQE worksheets
Attachment 1g Offsite Alternative Compliance
Participation Form - Pollutant Control
Refer to Figure 1-3:Pathways to
Participating in Offsite Alternative
Compliance Program
☐ Full Compliance Onsite
☒ Partial Compliance Onsite with
Offsite Alternative Compliance or
Full Offsite Alternative
Compliance. Document onsite
structural BMPs and complete
- Pollutant Control Offsite
Alternative Compliance
Participation Form, and
- WQE worksheets
* If this box is checked, the remainder of Attachment 1 does not need to be filled out.
1 All stormwater pollutant control worksheets have been automated and are available for download at:
https://www.sandiegocounty.gov/content/sdc/dpw/watersheds/DevelopmentandConstruction/BMP_Design_Manual.
html
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 17
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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18 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 1a: DMA Exhibit Checklist
See Chapter 3.3.3 for guidance
☒ Point(s) of Compliance
☒ Project Site Boundary (equivalent to the Project Disturbed Area for this project)
☒ Project Disturbed Area Footprint (referred to in this WQMP as the “PDP Limits”)
☒ Drainage management area (DMA) boundaries, DMA ID numbers, DMA areas (square
footage or acreage), DMA land use and pollutants of concern, and DMA type (i.e., drains to
structural BMP, self-retaining, self-mitigating, or de-minimis) Note on exhibit de-minimis areas
and discuss reason they could not be included in Step 1.3 per section 5.2.2 of the manual.
Include offsite areas receiving treatment to mitigate Onsite Water Quality Equivalency.
☒ Include summary table of worksheet inputs for each DMA.
☒ Include description of self-mitigating areas.
☒ Potential pollutant source areas and corresponding required source control BMPs (see
Chapter 4, Appendix E.1, and Step 3.5)
☒ Proposed Site Design BMPs and surface treatments used to minimize imperviousness.
Show sections, details, and dimensions of site design BMP’s per chapter 5.2.3 (tree wells,
dispersion areas, rain gardens, permeable pavement, rain barrels, green roofs, etc.)
☐ Proposed Harvest and Use BMPs
☒ Underlying hydrologic soil group (Web Soil Survey)
☐ Existing natural hydrologic features (watercourses, seeps, springs, wetlands, pond, lake)
☒ Existing topography and impervious areas
☒ Proposed grading and impervious areas. If the project is a subdivision or spans multiple lots
show pervious and impervious totals for each lot.
☒ Existing and proposed site drainage network and connections to drainage offsite
☐ Potable water wells, onsite wastewater treatment systems (septic), underground utilities
☒ Structural BMPs (identify location, structural BMP ID No., type of BMP, and size/detail)
☒ Approximate depth to groundwater at each structural BMP
☒ Approximate infiltration rate and feasibility (full retention, partial retention, biofiltration) at
each structural BMP
☐ Critical coarse sediment yield areas to be protected and or conveyed through the project
site, if applicable.
☒ Temporary Construction BMPs. Include protection of source control, site design and
structural BMPs during construction.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 19
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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10
2
5
1025
1025
1030
10
3
0
CITY OF TEMECULA, CA
POC 1
VICINITY MAP
SITE
CITY OF TEMECULA
2
1
BMP 1
DMA 1
DMA
SM 1
SITE DESIGN BMPs
·
·
·
·
·
·
PERMANENT AND OPERATIONAL SOURCE CONTROL BMPs
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
GENERAL NOTES
SOURCE CONTROL BMP NOTES
EXHIBIT LEGEND AND SYMBOLOGY
SELF-MITIGATING DMA NOTES:
APPLICANT
CIVIL ENGINEER
WQMP PREPARER
B-16
B-15
LB-16
DMA
SM 3
BIO-CURB-KMF-23
PER ACP20-001
DMA
SM 2
WQMP EXHIBIT
PM 21382 (MS MOUNTAIN VIEW)
WQMP EXHIBIT
PM 21382 (MS MOUNTAIN VIEW)
PARCEL 1 (BUILDING 1) LD21-1665, B20-4793, PA20-0533
PARCEL 1 (BUILDING 1)
CITY OF TEMECULA
2
2
LINED BIOFILTRATION BASIN CROSS SECTION
BASIN DETAIL
BMP 1
BMP DETAIL
CITY OF TEMECULA, CA
PM 21382 (MS MOUNTAIN VIEW)
PM 21382 (MS MOUNTAIN VIEW)
PARCEL 1 (BUILDING 1) LD21-1665, B20-4793, PA20-0533
PARCEL 1 (BUILDING 1)
20 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 1b: 85th Percentile 24-Hour Isohyetal Map
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 21
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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PROJECT SITE
22 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 1c: Worksheet B.1-1 DCV
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 23
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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Category #Description i ii iii iv v vi vii viii ix x Units
0 Drainage Basin ID or Name 1 UNT 1 unitless
1 Basin Drains to the Following BMP Type Biofiltration Other unitless
2 85th Percentile 24-hr Storm Depth 0.95 0.95 inches
3 Design Infiltration Rate Recommended by Geotechnical Engineer 0.010 in/hr
4 Impervious Surfaces Not Directed to Dispersion Area (C=0.90) 28,843 1,321 sq-ft
5 Semi-Pervious Surfaces Not Serving as Dispersion Area (C=0.30)sq-ft
6 Engineered Pervious Surfaces Not Serving as Dispersion Area (C=0.10)sq-ft
7 Natural Type A Soil Not Serving as Dispersion Area (C=0.10)sq-ft
8 Natural Type B Soil Not Serving as Dispersion Area (C=0.14)sq-ft
9 Natural Type C Soil Not Serving as Dispersion Area (C=0.23)sq-ft
10 Natural Type D Soil Not Serving as Dispersion Area (C=0.30)9,633 253 sq-ft
11 Does Tributary Incorporate Dispersion, Tree Wells, and/or Rain Barrels?No No yes/no
12 Impervious Surfaces Directed to Dispersion Area per SD-B (Ci=0.90) sq-ft
13 Semi-Pervious Surfaces Serving as Dispersion Area per SD-B (Ci=0.30)sq-ft
14 Engineered Pervious Surfaces Serving as Dispersion Area per SD-B (Ci=0.10)sq-ft
15 Natural Type A Soil Serving as Dispersion Area per SD-B (Ci=0.10)sq-ft
16 Natural Type B Soil Serving as Dispersion Area per SD-B (Ci=0.14)sq-ft
17 Natural Type C Soil Serving as Dispersion Area per SD-B (Ci=0.23)sq-ft
18 Natural Type D Soil Serving as Dispersion Area per SD-B (Ci=0.30)sq-ft
19 Number of Tree Wells Proposed per SD-A #
20 Average Mature Tree Canopy Diameter ft
21 Number of Rain Barrels Proposed per SD-E #
22 Average Rain Barrel Size gal
23 Does BMP Overflow to Stormwater Features in Downstream Drainage?unitless
24 Identify Downstream Drainage Basin Providing Treatment in Series unitless
25 Percent of Upstream Flows Directed to Downstream Dispersion Areas percent
26 Upstream Impervious Surfaces Directed to Dispersion Area (Ci=0.90)0 0 0 0 0 0 0 0 0 0 cubic-feet
27 Upstream Impervious Surfaces Not Directed to Dispersion Area (C=0.90)0 0 0 0 0 0 0 0 0 0 cubic-feet
28 Total Tributary Area 38,476 1,574 0 0 0 0 0 0 0 0 sq-ft
29 Initial Runoff Factor for Standard Drainage Areas 0.75 0.80 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 unitless
30 Initial Runoff Factor for Dispersed & Dispersion Areas 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 unitless
31 Initial Weighted Runoff Factor 0.75 0.80 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 unitless
32 Initial Design Capture Volume 2,285 100 0 0 0 0 0 0 0 0 cubic-feet
33 Total Impervious Area Dispersed to Pervious Surface 0 0 0 0 0 0 0 0 0 0 sq-ft
34 Total Pervious Dispersion Area 0 0 0 0 0 0 0 0 0 0 sq-ft
35 Ratio of Dispersed Impervious Area to Pervious Dispersion Area n/a n/a n/a n/a n/a n/a n/a n/a n/a n/a ratio
36 Adjustment Factor for Dispersed & Dispersion Areas 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 ratio
37 Runoff Factor After Dispersion Techniques 0.75 0.80 n/a n/a n/a n/a n/a n/a n/a n/a unitless
38 Design Capture Volume After Dispersion Techniques 2,285 100 0 0 0 0 0 0 0 0 cubic-feet
39 Total Tree Well Volume Reduction 0 0 0 0 0 0 0 0 0 0 cubic-feet
40 Total Rain Barrel Volume Reduction 0 0 0 0 0 0 0 0 0 0 cubic-feet
41 Final Adjusted Runoff Factor 0.75 0.80 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 unitless
42 Final Effective Tributary Area 28,857 1,259 0 0 0 0 0 0 0 0 sq-ft
43 Initial Design Capture Volume Retained by Site Design Elements 0 0 0 0 0 0 0 0 0 0 cubic-feet
44 Final Design Capture Volume Tributary to BMP 2,285 100 0 0 0 0 0 0 0 0 cubic-feet
Worksheet B.1-1 General Notes:
False
False
False
Automated Worksheet B.1-1: Calculation of Design Capture Volume (V1.3)
A. Applicants may use this worksheet to calculate design capture volumes for up to 10 drainage areas User input must be provided for yellow shaded cells, values for all other cells will be automatically generated, errors/notifications will be highlighted in red and summarized below.
Upon completion of this worksheet, proceed to the appropriate BMP Sizing worksheet(s).
Dispersion
Area, Tree Well
& Rain Barrel
Inputs
(Optional)
Standard
Drainage Basin
Inputs
Results
Tree & Barrel
Adjustments
Initial Runoff
Factor
Calculation
Dispersion
Area
Adjustments
Treatment
Train Inputs &
Calculations
False
24 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 1d: Applicable Site Design BMP Fact Sheet(s) from Appendix E
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 25
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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SD-F Amended Soils
E-56 July 2018
E.11 SD-F Amended Soils2
Naturally occurring (undisturbed) topsoil and vegetation provide important storm water functions
including: water infiltration; nutrient, sediment, and pollutant adsorption; sediment and pollutant
biofiltration; water interflow storage and transmission; and pollutant decomposition.
Natural functions are largely lost when development strips away native topsoil and vegetation and
replaces it with minimal topsoil and sod. Not only are
these important storm water functions lost, but such landscapes themselves become pollution
generating pervious surfaces due to increased use of pesticides, fertilizers and other landscaping
and household/industrial chemicals, the concentration of pet wastes, and pollutants that
accompany roadside litter.
Amended soil attains greater storm water functions in the post development landscape,
provides increased treatment of pollutants and sediments that result from development and
habitation, and minimizes the need for some landscaping chemicals, thus reducing pollution
through prevention.
Amended soil primarily functions as a site design BMP for reducing the effective imperviousness
of a site by providing partial or full infiltration of the flows that are routed to amended soil areas
and otherwise slowing down excess flows that eventually reach the storm drain system.
2Reprinted from Guidelines and Resources for Implementing Amended Soil BMP T5.13 in WDOE Storm Water
Management Manual for Western Washington, 2010, Washington Organic Recycling Council.
MS4 Permit Category
Site Design
Manual Category
Site Design
Applicable Performance Standard
Site Design
Primary Benefits
Volume Reduction Peak Flow
Attenuation
Description
Design Adaptations for Project Goals
SD-F Amended Soils
E-57 July 2018
Amending soil per these guidelines is not the same as preservation of naturally occurring topsoil and
vegetation. However, amending soil will improve on-site management of storm water flow and
water quality.
Soil organic matter can be attained through numerous materials such as compost, composted
woody material, and biosolids. It is important that the materials used to meet this Amended Soil
Fact Sheet be appropriate and beneficial to the plant cover to be established. Likewise, it is
important that imported topsoils improve soil conditions and do not have an excessive percent of
clay fines.
The amended soil layer shall have a minimum depth of eight inches except where tree roots limit
the depth of incorporation of amendments needed to meet the criteria. Subsoils below the topsoil
layer should be scarified at least 4 inches with some incorporation of the upper material to avoid
stratified layers, where feasible.
The amended soil layer for trees shall be a minimum of three feet deep and extend at least
twelve inches in all directions of the root ball when planted; the amended soil layer for shrubs
shall be a minimum of two feet deep and extend at least twelve inches in all directions of the
root ball when planted; the length and width must ensure the appropriate volume for the species
and site.
Amended Soils can be considered infeasible on slopes greater than 25 percent. Only
amended planting holes for trees and shrubs need meet these requirements. Mulching
requirements still apply to slopes over 25 percent.
Soil Retention
□
□
□
Retain, in an undisturbed state, the mulch and
native topsoil to the maximum extent
practicable. In any areas requiring grading
remove and stockpile the mulch and topsoil on
site in a designated, controlled area, not
adjacent to public resources and critical areas,
to be reapplied to other portions of the site
where feasible.
Relocated soil can be utilized to create
berms or high points within the
landscaping. They help contain and move
water increasing the holding capacity of
swales. Berms also become homes for
plants that like fast drainage.
Soil Quality
All areas subject to clearing and grading that have not been covered by impervious surface,
incorporated into a drainage facility or engineered as structural fill or slope shall, at project
completion, demonstrate the following:
Design Criteria and Con siderations
Applications and Limitati ons
SD-F Amended Soils
E-58 July 2018
Soil Quality
□
Amended soil Shall have a minimum organic matter
content of 10% dry weight in planting beds, and 5%
organic matter content in turf areas, and a pH from 6.0
to 8.0 or matching the pH of the undisturbed topsoil.
Organic matter, such as leaves and
twigs, feed the microbes in the soil.
Microbes form part of the soil
structure and act like sponges,
helping the soil absorb water.
□
Amended soil Shall have a minimum organic
matter content of 10% dry weight in planting
beds, and 5% organic matter content in turf
areas, and a pH from 6.0 to 8.0 or matching
the pH of the undisturbed topsoil.
Organic matter, such as leaves and twigs,
feed the microbes in the soil. Microbes
form part of the soil structure and act like
sponges, helping the soil absorb water.
□
A minimum three inch layer of mulch shall be applied
on all exposed soil surfaces in each landscaped area
except in turf areas, creeping or rooting ground covers
or direct seeding applications where mulch is
contraindicated.
Organic mulch materials made from recycled or post-
consumer products/materials shall take precedence
over inorganic materials or virgin forest products
unless the recycled post-consumer organic products are
not locally available. Organic mulches are not required
where prohibited by County Fire Code.
Highly flammable mulch material, such as straw or
small, mini size wood chips, shall not be used in a
"Hazardous Fire Area," as that term is defined in the
County Fire Code.
Mulch creates a blanket protecting
the soil and plant roots from
temperature change, keeps
moisture in by slowing down
evaporation and keeps weeds from
sprouting by reducing sunlight
penetration.
Siting and Design Intent/Rationale
□ When mulch is used as an amendment, it is
applied at grade over all planting areas to a
depth of 3”.
Mulch should be applied on top and not
mixed into underlying soils
□
When shavings or compost is used as an
amendment, it is rototilled into the native soil
to a minimum depth of 6” (12 inches
preferred).
If soil is not completely mixed the
overall benefit will be reduced.
□
Compost meets the criteria in Appendix
F.3.1.2
If poor quality compost is used, it will
have negative impact to water quality.
SD-F Amended Soils
E-59 July 2018
Siting and Design Intent/Rationale
□ Soil amendments are free of stones, stumps,
roots, glass, plastic, metal, and other
deleterious materials.
Large debris in amended soils can cause
localized erosion. Trash/harmful
materials can result in personal injury or
contamination.
□
Mixing of soils are done prior to planting
Soil mixing before planting results in a
more homogeneous mixing and will
reduce the stress on plants.
□ Care is taken around existing trees and shrubs
to prevent root damage during construction
and soil amendment application.
Preservation of existing established
vegetation is an important part of site
design and erosion control.
□ Soil amendments are applied at the end of
construction
Soil amendments applied too soon in the
construction process may become over
compacted reducing effectiveness.
□
Soil amendments are compatible with planned
vegetation
The soil amendments impact the pH and
salinity of the soil. Some plants have
sensitive pH and/or salinity tolerance
ranges.
When soil amendments are used a runoff factor of 0.1 can be used for DCV calculation for
the amended area.
Amended soils should be used as part of SD-B Impervious Area Dispersion, and to increase
the retention volume in other BMPs.
Annual maintenance may be required to determine reapplication requirements of amended soils.
Amended soils should be regularly inspected for signs of compaction, waterlogging, and unhealthy
vegetation.
Maintenance
Conceptual Design and Sizing Approach for Site Design
26 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 1e: Structural Pollutant Control BMP Checklist
Provide the following items for each Structural BMP selected
Refer to Figure 5-2: Stormwater Pollutant Control Structural BMP Selection Flow Chart
DMA ID No. 1 Structural BMP ID No. 1 Precise Grading Plan Sheets 3 and 5
☒ Worksheet B.3-1 Structural BMP Feasibility: Project-Scale BMP Feasibility Analysis
☒ Worksheet C.4-1: Categorization of Infiltration Feasibility Condition Refer to Appendices C
and D to complete.
☐ Not included because the entire project will use harvest and use BMPs
☒ Worksheet D.5-1 Infiltration & partial retention Safety Factor
Structural BMP Selection and Design (Chapter 5.5) complete an include the applicable
worksheet(s) found in appendix B and design criteria checklists from the associated fact sheets
found in appendix E for selected Structural BMP(s):
☐ Worksheet B.6-1 - Flow-thru treatment control included as pre-treatment/forebay for an
onsite retention or biofiltration BMP (provide BMP type/description and indicate which onsite
retention or biofiltration BMP it serves in discussion section below)
☐ Retention by harvest and use (HU-1)
☐ Continuous simulation Model
☐ Worksheet B.4-1
☐ Infiltration basin (INF-1)
☐ Bioretention (INF-2)
☐ Permeable pavement (INF-3)
☒ Worksheet B.5-1
☐ Biofiltration with partial retention (PR-1)
☒ Biofiltration (BF-1)
☒ Biofiltration with Nutrient Sensitive Media Design (BF-2)
☒ Identification and Narrative of Receiving Water Pollutants of Concern
☐ Proprietary Biofiltration (BF-3)
☐ Appendix F checklist
☐ Identification and Narrative of Receiving Water Pollutants of Concern
☐ Worksheet B.5-3 Minimum Footprint
☐ Worksheet B.5-4 Biofiltration + Storage
☒ Selected BMPs have been designed to address the entire DCV. The DMA is compliant with
Pollution Control BMP sizing requirements. STOP *
☐ Other (describe in discussion section below)
☐ Worksheet B.6-1 - Flow-thru treatment control with alternative compliance (provide BMP
type/description in discussion section below)
☐ Describe in discussion section below why the remaining BMP size could not fit on site.
☐ Identification and Narrative of Receiving Water Pollutants of Concern
☐ Selection of Flow-Thru Treatment Control BMPs with high or medium effectiveness
☐ FT-1 Vegetated swales
☐ FT-2 Media Filters
☐ FT-3 Sand Filters
☐ FT-4 Dry Extended Detention Basin
☐ FT-5 Proprietary flow-thru treatment control
☐ Pollutant Control Offsite Alternative Compliance Participation form
☐ Water Quality Equivalency Worksheets20
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 27
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Purpose:
☐ Pre-treatment/forebay for another structural BMP
☐ Pollutant control only
☒ Combined pollutant control and hydromodification control (see Attachment 2)
☐ Other (describe in discussion section below)
Who will certify construction of this BMP?
Provide name and contact information for the
party responsible to sign BMP verification
forms (See Chapter 1.12 of the BMP Design
Manual)
SDH & Associates
27363 Via Industria
Temecula, California 92590
(951) 683-3691
Who will be the final owner of this BMP?
☐ HOA ☒ Property Owner ☐ City
☐ Other (describe)
Who will maintain this BMP into perpetuity?
☐ HOA ☒ Property Owner ☐ City
☐ Other (describe)
Discussion (as needed):
The structural BMP specifications are summarized in the following table:
DMA ID 1
Area (acres) 0.88
Impervious Percentage 75%
DCV (cf) 2,285
DMA Type Drains to BMP
BMP ID 1
In-Situ Infiltration Rate (in/hr) 0.03
Infiltration Safety Factor 3.1
Design Infiltration Rate (in/hr) 0.010
BMP Feasibility Category 5
BMP Type BF-1
3% EIA Basin Footprint (sf) 866
Proposed Footprint (sf) 930
Pollutant Control Surface Ponding Depth (in) 12
Soil Media Thickness (in) 18
Mulch Layer Depth (in) 3
Total Media Thickness (in) 21
Gravel Depth above UD (in) 11
Gravel Depth below UD (in) 3
Low-Flow Orifice Diameter (in) 0.625
* If this box is checked, Worksheet B.6-1 does not need to be filled out.
Category #Description Value Units
0 Design Capture Volume for Entire Project Site 2,285 cubic-feet
1 Proposed Development Type Industrial unitless
2 Number of Residents or Employees at Proposed Development 25 #
3 Total Planted Area within Development 19,189 sq-ft
4 Water Use Category for Proposed Planted Areas Low unitless
5 Is Average Site Design Infiltration Rate ≤0.500 Inches per Hour?Yes yes/no
6 Is Average Site Design Infiltration Rate ≤0.010 Inches per Hour?Yes yes/no
7 Is Infiltration of the Full DCV Anticipated to Produce Negative Impacts?No yes/no
8 Is Infiltration of Any Volume Anticipated to Produce Negative Impacts?No yes/no
9 36-Hour Toilet Use Per Resident or Employee 1.10 cubic-feet
10 Subtotal: Anticipated 36 Hour Toilet Use 28 cubic-feet
11 Anticipated 1 Acre Landscape Use Over 36 Hours 52.14 cubic-feet
12 Subtotal: Anticipated Landscape Use Over 36 Hours 23 cubic-feet
13 Total Anticipated Use Over 36 Hours 51 cubic-feet
14 Total Anticipated Use / Design Capture Volume 0.02 cubic-feet
15 Are Full Capture and Use Techniques Feasible for this Project?No unitless
16 Is Full Retention Feasible for this Project?No yes/no
17 Is Partial Retention Feasible for this Project?No yes/no
Result 18 Feasibility Category 5 1, 2, 3, 4, 5
Worksheet B.3-1 General Notes:
H. PDPs participating in an offsite alternative compliance program are not held to the feasibility categories presented herein.
Capture & Use
Inputs
Automated Worksheet B.3-1: Project-Scale BMP Feasibility Analysis (V1.3)
C. Feasibility Category 1: Applicant must implement capture & use, retention, and/or infiltration elements for the entire DCV.
D. Feasibility Category 2: Applicant must implement capture & use elements for the entire DCV.
E. Feasibility Category 3: Applicant must implement retention and/or infiltration elements for all DMAs with Design Infiltration Rates greater
than 0.50 in/hr.
B. Negative impacts associated with retention may include geotechnical, groundwater, water balance, or other issues identified by a geotechnical
engineer and substantiated through completion of Form I-8.
Infiltration
Inputs
G. Feasibility Category 5: Applicant must implement standard lined biofiltration BMPs sized at ≥3% of the effective impervious tributary area for
all DMAs with Design Infiltration Rates of 0.010 in/hr or less. Applicants may also be permitted to implement reduced size and/or specialized
biofiltration BMPs provided additional criteria identified in "Supplemental Retention Criteria for Non-Standard Biofiltration BMPs" are satisfied.
A. Applicants may use this worksheet to determine the types of structural BMPs that are acceptable for implementation at their project site (as
required in Section 5 of the BMPDM). User input should be provided for yellow shaded cells, values for all other cells will be automatically
generated. Projects demonstrating feasibility or potential feasibility via this worksheet are encouraged to incorporate capture and use features in
their project.
F. Feasibility Category 4: Applicant must implement standard unlined biofiltration BMPs sized at ≥3% of the effective impervious tributary area
for all DMAs with Design Infiltration Rates of 0.011 to 0.50 in/hr. Applicants may be permitted to implement lined BMPs, reduced size BMPs,
and/or specialized biofiltration BMPs provided additional criteria identified in "Supplemental Retention Criteria for Non-Standard Biofiltration
BMPs" are satisfied.
Calculations
Worksheet C.4-1: Categorization of Infiltration Feasibility Condition
Categorization of Infiltration Feasibility Condition Worksheet C.4-1
Part 1 - Full Infiltration Feasibility Screening Criteria
Would infiltration of the full design volume be feasible from a physical perspective without any undesirable
consequences that cannot be reasonably mitigated?
Note that it is not necessary to investigate each and every criterion in the worksheet if infiltration is
precluded. Instead a letter of justification from a geotechnical professional familiar with the local conditions
substantiating any geotechnical issues will be required.
Criteria Screening Question Yes No
1
Is the estimated reliable infiltration rate below proposed facility
locations greater than 0.5 inches per hour? The response to this
Screening Question must be based on a comprehensive evaluation of
the factors presented in Appendix C.2 and Appendix D.
X
Provide basis:
Due to unavailability of a percolation test at the proposed basin location, measured infiltration rates from nearby
test holes P-6, P-12 and P-13 were selected due to substantial similarity in soil type to those below the proposed
facility. The proposed facility bottom is approximately 10 feet below existing ground surface, within the Pauba
formation (Qbs) with soils characterized as dense, moist, fine-grained silty sand. The infiltration rates at test holes
P-6, P-12, and P-13 were measured within Qbs dense, moist, fine grained silty sand and were observed to infiltrate
at <0.01, 0.03 and 0.04 inches per hour, respectively. The estimated in-situ infiltration rate was therefore assumed to
be the average of these three rates, yielding 0.03 inches per hour. Therefore, before consideration of a design
safety factor, the estimated in-situ infiltration rate is less than 0.5 inches per hour.
2
Can infiltration greater than 0.5 inches per hour be allowed
without increasing risk of geotechnical hazards (slope stability,
groundwater mounding, utilities, or other factors) that cannot be
mitigated to an acceptable level? The response to this Screening
Question must be based on a comprehensive evaluation of the factors
presented in Appendix C.2.
Provide basis:
Summarize findings of studies; provide reference to studies, calculations, maps, data sources, etc. Provide narrative
discussion of study/data source applicability.
Worksheet C.4-1 Page 2 of 4
Criteria Screening Question Yes No
3
Can infiltration greater than 0.5 inches per hour be allowed
without increasing risk of groundwater contamination (shallow
water table, storm water pollutants or other factors) that cannot
be mitigated to an acceptable level? The response to this Screening
Question must be based on a comprehensive evaluation of the factors
presented in Appendix C.3.
Provide basis:
Summarize findings of studies; provide reference to studies, calculations, maps, data sources, etc. Provide narrative
discussion of study/data source applicability.
4
Can infiltration greater than 0.5 inches per hour be allowed
without causing potential water balance issues such as change of
seasonality of ephemeral streams or increased discharge of
contaminated groundwater to surface waters? The response to this
Screening Question must be based on a comprehensive evaluation of
the factors presented in Appendix C.3.
Provide basis:
Summarize findings of studies; provide reference to studies, calculations, maps, data sources, etc. Provide narrative
discussion of study/data source applicability.
Part 1
Result*
If all answers to rows 1 - 4 are “Yes” a full infiltration design is potentially feasible.
The feasibility screening category is Full Infiltration
If any answer from row 1-4 is “No”, infiltration may be possible to some extent but
would not generally be feasible or desirable to achieve a “full infiltration” design.
Proceed to Part 2
NO
*To be completed using gathered site information and best professional judgment considering the definition of MEP in
the Regional MS4 Permit. Additional testing and/or studies may be required by City staff to substantiate findings.
Worksheet C.4-1 Page 3 of 4
Part 2 – Partial Infiltration vs. No Infiltration Feasibility Screening Criteria
Would infiltration of water in any appreciable amount be physically feasible without any negative
consequences that cannot be reasonably mitigated?
Criteria Screening Question Yes No
5
Do soil and geologic conditions allow for infiltration in any
appreciable rate or volume? The response to this Screening
Question must be based on a comprehensive evaluation of the factors
presented in Appendix C.2 and Appendix D.
X
Provide basis:
Per Automated Worksheet B-3.1 BMP feasibility analysis, design infiltration rates equal to or less than 0.010 per hour
are not considered appreciable. When the estimated in-situ infiltration rate of 0.03 inches per hour is considered along
with the estimated design safety factor of 3.1, the estimated design infiltration rate is reduced to 0.01 inches per hour.
Therefore, the soil and geologic conditions are not expected to allow for infiltration in any appreciable rate or volume,
and partial retention is not feasible.
6
Can Infiltration in any appreciable quantity be allowed without
increasing risk of geotechnical hazards (slope stability,
groundwater mounding, utilities, or other factors) that cannot
be mitigated to an acceptable level? The response to this Screening
Question must be based on a comprehensive evaluation of the factors
presented in Appendix C.2.
Provide basis:
Summarize findings of studies; provide reference to studies, calculations, maps, data sources, etc. Provide narrative
discussion of study/data source applicability and why it was not feasible to mitigate low infiltration rates.
Worksheet C.4-1 Page 4 of 4
Criteria Screening Question Yes No
7
Can Infiltration in any appreciable quantity be allowed without
posing significant risk for groundwater related concerns
(shallow water table, storm water pollutants or other factors)?
The response to this Screening Question must be based on a
comprehensive evaluation of the factors presented in Appendix C.3.
Provide basis:
Summarize findings of studies; provide reference to studies, calculations, maps, data sources, etc. Provide narrative
discussion of study/data source applicability and why it was not feasible to mitigate low infiltration rates.
8 Can infiltration be allowed without violating downstream water
rights? The response to this Screening Question must be based on a
comprehensive evaluation of the factors presented in Appendix C.3.
Provide basis:
Summarize findings of studies; provide reference to studies, calculations, maps, data sources, etc. Provide narrative
discussion of study/data source applicability and why it was not feasible to mitigate low infiltration rates.
Part 2
Result*
If all answers from row 5-8 are yes then partial infiltration design is potentially feasible.
The feasibility screening category is Partial Infiltration.
If any answer from row 5-8 is no, then infiltration of any volume is considered to be
infeasible within the drainage area. The feasibility screening category is No Infiltration.
No Infiltration
*To be completed using gathered site information and best professional judgment considering the definition of MEP in
the Regional MS4 Permit. Additional testing and/or studies may be required by Agency/Jurisdictions to substantiate
findings.
Worksheet D.5-1: Factor of Safety and Design Infiltration Rate Worksheet
Factor of Safety and Design Infiltration
Rate Worksheet
Worksheet D.5-1
Factor Category
Factor Description
Assigned
Weight (w)
Factor
Value (v)
Product (p)
p = w x v
A Suitability
Assessment
Soil assessment methods 0.25 2 0.50
Predominant soil texture 0.25 3 0.75
Site soil variability 0.25 1 0.25
Depth to groundwater / impervious layer 0.25 1 0.25
Suitability Assessment Safety Factor, SA = Λp 1.75
B Design
Level of pretreatment/ expected
sediment loads 0.5 1 0.50
Redundancy/resiliency 0.25 2 0.50
Compaction during construction 0.25 3 0.75
Design Safety Factor, SB = Λp 1.75
Combined Safety Factor, Stotal= SA x SB 3.1
Observed Infiltration Rate, inch/hr, Kobserved
(corrected for test-specific bias) 0.03
Design Infiltration Rate, in/hr, Kdesign = Kobserved / Stotal 0.01
Supporting Data
Factor A: The infiltration rate for the proposed facility was estimated as the average in-situ infiltration rate measured
at boring locations P-6, P -12 and P -13. The infiltration rates at these borings were measured in accordance with the
Riverside County Percolation Test (2011) (v=2). The corresponding boring logs at these offsite boring locations, as
well as the onsite boring logs LB-16, B-15 and B -16, indicate that the soils at the facility bottom are reliably
characterized as relatively homogeneous (v=1), predominantly silty and clayey (v=3), and separated at least 15 feet
from the groundwater table (v=1).
Factor B: The project land use is characterized as light industrial. The percentage of proposed impervious area is
approximately one-half rooftop and one-half non-sanded parking, drive aisle, and hardscape. The proposed pervious
areas are characterized as mostly flat, stabilized landscaped areas (v=1). The facility has an overflow riser and an
overland emergency escape path in the event clogging occurs (v=2). The project site has been previously graded and
compacted and the geotechnical report recommends remedial grading be provided across the lot two feet below the
ground surface due to potential foundation settlement (v=3). Therefore, the site is expected to treat runoff from
relatively clean surfaces, the proposed facility has a backup pathway for stormwater to discharge if clogging occurs
and facility construction will occur on a compacted site.
Category #Description i ii iii iv v vi vii viii ix x Units
0 Drainage Basin ID or Name 1 ---------sq-ft
1 Design Infiltration Rate Recommended by Geotechnical Engineer 0.010 ---------in/hr
2 Effective Tributary Area 28,857 ---------sq-ft
3 Minimum Biofiltration Footprint Sizing Factor 0.030 ---------ratio
4 Design Capture Volume Tributary to BMP 2,285 ---------cubic-feet
5 Is Biofiltration Basin Impermeably Lined or Unlined?Lined unitless
6 Provided Biofiltration BMP Surface Area 930 sq-ft
7 Provided Surface Ponding Depth 12 inches
8 Provided Soil Media Thickness 21 inches
9 Provided Depth of Gravel Above Underdrain Invert 11 inches
10 Diameter of Underdrain or Hydromod Orifice (Select Smallest)0.63 inches
11 Provided Depth of Gravel Below the Underdrain 3 inches
12 Volume Infiltrated Over 6 Hour Storm 0 0 0 0 0 0 0 0 0 0 cubic-feet
13 Soil Media Pore Space Available for Retention 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 unitless
14 Gravel Pore Space Available for Retention 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 unitless
15 Effective Retention Depth 1.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 inches
16 Calculated Retention Storage Drawdown (Including 6 Hr Storm)120 0 0 0 0 0 0 0 0 0 hours
17 Volume Retained by BMP 81 0 0 0 0 0 0 0 0 0 cubic-feet
18 Fraction of DCV Retained 0.04 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ratio
19 Portion of Retention Performance Standard Satisfied 0.05 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ratio
20 Fraction of DCV Retained (normalized to 36-hr drawdown)0.02 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ratio
21 Design Capture Volume Remaining for Biofiltration 2,239 0 0 0 0 0 0 0 0 0 cubic-feet
22 Max Hydromod Flow Rate through Underdrain 0.0196 n/a n/a n/a n/a n/a n/a n/a n/a n/a CFS
23 Max Soil Filtration Rate Allowed by Underdrain Orifice 0.91 n/a n/a n/a n/a n/a n/a n/a n/a n/a in/hr
24 Soil Media Filtration Rate per Specifications 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 in/hr
25 Soil Media Filtration Rate to be used for Sizing 0.91 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 in/hr
26 Depth Biofiltered Over 6 Hour Storm 5.46 30.00 30.00 30.00 30.00 30.00 30.00 30.00 30.00 30.00 inches
27 Soil Media Pore Space Available for Biofiltration 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 0.20 unitless
28 Effective Depth of Biofiltration Storage 20.60 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 inches
29 Drawdown Time for Surface Ponding 13 0 0 0 0 0 0 0 0 0 hours
30 Drawdown Time for Effective Biofiltration Depth 23 0 0 0 0 0 0 0 0 0 hours
31 Total Depth Biofiltered 26.06 30.00 30.00 30.00 30.00 30.00 30.00 30.00 30.00 30.00 inches
32 Option 1 - Biofilter 1.50 DCV: Target Volume 3,359 0 0 0 0 0 0 0 0 0 cubic-feet
33 Option 1 - Provided Biofiltration Volume 2,019 0 0 0 0 0 0 0 0 0 cubic-feet
34 Option 2 - Store 0.75 DCV: Target Volume 1,679 0 0 0 0 0 0 0 0 0 cubic-feet
35 Option 2 - Provided Storage Volume 1,597 0 0 0 0 0 0 0 0 0 cubic-feet
36 Portion of Biofiltration Performance Standard Satisfied 0.95 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ratio
37 Do Site Design Elements and BMPs Satisfy Annual Retention Requirements?Yes ---------yes/no
38 Overall Portion of Performance Standard Satisfied 1.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 ratio
39 This BMP Overflows to the Following Drainage Basin ----------unitless
40 Deficit of Effectively Treated Stormwater 0 n/a n/a n/a n/a n/a n/a n/a n/a n/a cubic-feet
Worksheet B.5-1 General Notes:
False
Biofiltration
Calculations
A. Applicants may use this worksheet to size Lined or Unlined Biofiltration BMPs (BF-1, PR-1) for up to 10 basins. User input must be provided for yellow shaded cells, values for blue cells are automatically populated based on user inputs from previous worksheets, values for all
other cells will be automatically generated, errors/notifications will be highlighted in red/orange and summarized below. BMPs fully satisfying the pollutant control performance standards will have a deficit treated volume of zero and be highlighted in green.
False
False
False
False
Result
False
False
Retention
Calculations
Automated Worksheet B.5-1: Sizing Lined or Unlined Biofiltration BMPs (V1.3)
False
BMP Inputs
False
BF-1 Biofiltration
E-120 July 2018
E.18 BF-1 Biofiltration
Location: 43rd Street and Logan Avenue, San Diego, California
Biofiltration (Biofiltration with underdrain) facilities are vegetated surface water systems that filter
water through vegetation, and soil or engineered media prior to discharge via underdrain or
overflow to the downstream conveyance system. Biofiltration with underdrain facilities are
commonly incorporated into the site within parking lot landscaping, along roadsides, and in open
spaces. Because these types of facilities have limited or no infiltration, they are typically designed to
provide enough hydraulic head to move flows through the underdrain connection to the storm drain
system. Treatment is achieved through filtration, sedimentation, sorption, biochemical processes and
plant uptake.
Typical biofiltration with underdrain components include:
Inflow distribution mechanisms (e.g, perimeter flow spreader or filter strips)
Energy dissipation mechanism for concentrated inflows (e.g., splash blocks or riprap)
Shallow surface ponding for captured flows
Side slope and basin bottom vegetation selected based on expected climate and ponding
depth
Non-floating mulch layer (Optional)
Media layer (planting mix or engineered media) capable of supporting vegetation growth
Filter course layer consisting of aggregate to prevent the migration of fines into
uncompacted native soils or the aggregate storage layer
Aggregate storage layer with underdrain(s)
Description
MS4 Permit Category
Biofiltration
Manual Category
Biofiltration
Applicable Performance
Standard
Pollutant Control
Flow Control
Primary Benefits
Treatment
Volume Reduction (Incidental)
Peak Flow Attenuation (Optional)
BF-1 Biofiltration
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Impermeable liner or uncompacted native soils at the bottom of the facility
Overflow structure
Typical plan and Section view of a Biofiltration BMP
BF-1 Biofiltration
E-122 July 2018
Biofiltration Treatment BMP for storm water pollutant control. The system is lined or un-lined
to provide incidental infiltration, and an underdrain is provided at the bottom to carry away filtered
runoff. This configuration is considered to provide biofiltration treatment via flow through the
media layer. Storage provided above the underdrain within surface ponding, media, and aggregate
storage is considered included in the biofiltration treatment volume. Saturated storage within the
aggregate storage layer can be added to this design by raising the underdrain above the bottom of
the aggregate storage layer or via an internal weir structure designed to maintain a specific water level
elevation.
Integrated storm water flow control and pollutant control configuration. The system can be
designed to provide flow rate and duration control by primarily providing increased surface ponding
and/or having a deeper aggregate storage layer above the underdrain. This will allow for significant
detention storage, which can be controlled via inclusion of an outlet structure at the downstream
end of the underdrain.
Siting Criteria Intent/Rationale
□
Placement observes geotechnical
recommendations regarding potential hazards
(e.g., slope stability, landslides, liquefaction
zones) and setbacks (e.g., slopes, foundations,
utilities).
Must not negatively impact existing site
geotechnical concerns.
□
An impermeable liner or other hydraulic
restriction layer is included if site constraints
indicate that infiltration or lateral flows should
not be allowed.
Lining prevents storm water from
impacting groundwater and/or sensitive
environmental or geotechnical features.
Incidental infiltration, when allowable,
can aid in pollutant removal and
groundwater recharge.
□
Contributing tributary area shall be ≤ 5 acres (≤
1 acre preferred).
Bigger BMPs require additional design
features for proper performance.
Contributing tributary area greater than 5
acres may be allowed at the discretion of
the City Engineer if the following
conditions are met: 1) incorporate design
features (e.g. flow spreaders) to
minimizing short circuiting of flows in the
BMP and 2) incorporate additional design
features requested by the City Engineer
Design Adaptations for Project Goals
Recommended Siting Criteria
BF-1 Biofiltration
E-123 July 2018
Siting Criteria Intent/Rationale
for proper performance of the regional
BMP.
□ Finish grade of the facility is ≤ 2%. Flatter surfaces reduce erosion and
channelization within the facility.
BMP Component Dimension Intent/Rationale
Freeboard
≥ 2 inches
Freeboard provides room for head
over overflow structures and
minimizes risk of uncontrolled
surface discharge.
Surface Ponding
≥ 6 and ≤ 12 inches
Surface ponding capacity lowers
subsurface storage requirements.
Deep surface ponding raises safety
concerns.
Surface ponding depth greater than
12 inches (for additional pollutant
control or surface outlet structures
or flow-control orifices) may be
allowed at the discretion of the City
Engineer if the following
conditions are met: 1) surface
ponding depth drawdown time is
less than 24 hours; and 2) safety
issues and fencing requirements are
considered (typically ponding
greater than 18” will require a fence
and/or flatter side slopes) and 3)
potential for elevated clogging risk
is considered.
Recommended BMP Component Dimensions
BF-1 Biofiltration
E-124 July 2018
BMP Component Dimension Intent/Rationale
Ponding Area Side Slopes
3H:1V or shallower
Gentler side slopes are safer, less
prone to erosion, able to establish
vegetation more quickly and easier
to maintain.
Mulch
≥ 3 inches
Mulch will suppress weeds and
maintain moisture for plant growth.
Aging mulch kills pathogens and
weed seeds and allows the beneficial
microbes to multiply.
Media Layer
≥ 18 inches
A deep media layer provides
additional filtration and supports
plants with deeper roots. Standard
specifications shall be followed. For
non-standard or proprietary designs,
compliance with F.1 ensures that
adequate treatment performance
will be provided.
Underdrain Diameter
≥ 6 inches
Smaller diameter underdrains are
prone to clogging.
Cleanout Diameter
≥ 6 inches
Properly spaced cleanouts will
facilitate underdrain maintenance.
BF-1 Biofiltration
E-125 July 2018
Biofiltration with underdrain must meet the following design criteria. Deviations from the below
criteria may be approved at the discretion of the City Engineer if it is determined to be appropriate:
Design Criteria Intent/Rationale
Surface Ponding
□
Surface ponding is limited to a 24-hour
drawdown time.
Surface ponding limited to 24 hours for
plant health. Surface ponding drawdown
time greater than 24-hours but less than
96 hours may be allowed at the discretion
of the City Engineer if certified by a
landscape architect or agronomist.
Vegetation
□
Plantings are suitable for the climate and
expected ponding depth. A plant list to aid in
selection can be found in Appendix E.26.
Plants suited to the climate and ponding
depth are more likely to survive.
□ An irrigation system with a connection to water
supply should be provided as needed.
Seasonal irrigation might be needed to
keep plants healthy.
Mulch (Optional or Mandatory – Dependent on jurisdiction)
□ A minimum of 3 inches of well-aged, shredded
hardwood mulch that has been stockpiled or
stored for at least 12 months is provided.
Mulch will suppress weeds and maintain
moisture for plant growth. Aging mulch
kills pathogens and weed seeds and allows
the beneficial microbes to multiply.
Media Layer
□
Media maintains a minimum filtration rate of 5
in/hr over lifetime of facility. An initial filtration
rate of 8 to 12 in/hr is recommended to allow
for clogging over time; the initial filtration rate
should not exceed 12 inches per hour.
A filtration rate of at least 5 inches per
hour allows soil to drain between events.
The initial rate should be higher than long
term target rate to account for clogging
over time. However an excessively high
initial rate can have a negative impact on
treatment performance, therefore an
upper limit is needed.
□
Media is a minimum 18 inches deep, meeting
either of these two media specifications:
Section F.3 Biofiltration Soil Media (BSM) or
specific jurisdictional guidance.
A deep media layer provides additional
filtration and supports plants with deeper
roots.
Design Criteria and Considerations
BF-1 Biofiltration
E-126 July 2018
Design Criteria Intent/Rationale
Alternatively, for proprietary designs and
custom media mixes not meeting the media
specifications, the media meets the pollutant
treatment performance criteria in Section F.1.
Standard specifications shall be followed.
For non-standard or proprietary designs,
compliance with F.1 ensures that
adequate treatment performance will be
provided.
□
Media surface area is 3% of contributing area
times adjusted runoff factor or greater. Unless
demonstrated that the BMP surface area can be
smaller than 3%.
Greater surface area to tributary area
ratios: a) maximizes volume retention as
required by the MS4 Permit and b)
decrease loading rates per square foot and
therefore increase longevity.
Adjusted runoff factor is to account for
site design BMPs implemented upstream
of the BMP (such as rain barrels,
impervious area dispersion, etc.). Refer to
Appendix B.2 guidance.
□
Where receiving waters are impaired or have a
TMDL for nutrients, the system is designed
with nutrient sensitive media design (see fact
sheet BF-2).
Potential for pollutant export is partly a
function of media composition; media
design must minimize potential for export
of nutrients, particularly where receiving
waters are impaired for nutrients.
Filter Course Layer
□ A filter course is used to prevent migration of
fines through layers of the facility. Filter fabric
is not used.
Migration of media can cause clogging of
the aggregate storage layer void spaces or
subgrade. Filter fabric is more likely to
clog.
□
Filter course is washed and free of fines.
Washing aggregate will help eliminate
fines that could clog the facility and
impede infiltration.
□
Filter course calculations assessing suitability for
particle migration prevention have been
completed.
Gradation relationship between layers can
evaluate factors (e.g., bridging,
permeability, and uniformity) to
determine if particle sizing is appropriate
or if an intermediate layer is needed.
Aggregate Storage Layer
□ Class 2 Permeable per Caltrans specification 68-
1.025 is recommended for the storage layer.
Washing aggregate will help eliminate
fines that could clog the aggregate storage
BF-1 Biofiltration
E-127 July 2018
Design Criteria Intent/Rationale
Washed, open-graded crushed rock may be
used, however a 4-6 inch washed pea gravel
filter course layer at the top of the crushed rock
is required.
layer void spaces or subgrade.
□
The depth of aggregate provided (12-inch
typical) and storage layer configuration is
adequate for providing conveyance for
underdrain flows to the outlet structure.
Proper storage layer configuration and
underdrain placement will minimize
facility drawdown time.
Inflow, Underdrain, and Outflow Structures
□ Inflow, underdrains and outflow structures are
accessible for inspection and maintenance.
Maintenance will prevent clogging and
ensure proper operation of the flow
control structures.
□ Inflow velocities are limited to 3 ft/s or less or
use energy dissipation methods. (e.g., riprap,
level spreader) for concentrated inflows.
High inflow velocities can cause erosion,
scour and/or channeling.
□ Curb cut inlets are at least 12 inches wide, have
a 4-6 inch reveal (drop) and an apron and
energy dissipation as needed.
Inlets must not restrict flow and apron
prevents blockage from vegetation as it
grows in. Energy dissipation prevents
erosion.
□
Underdrain outlet elevation should be a
minimum of 3 inches above the bottom
elevation of the aggregate storage layer.
A minimal separation from subgrade or
the liner lessens the risk of fines entering
the underdrain and can improve hydraulic
performance by allowing perforations to
remain unblocked.
□ Minimum underdrain diameter is 6 inches. Smaller diameter underdrains are prone to
clogging.
□
Underdrains are made of slotted, PVC pipe
conforming to ASTM D 3034 or equivalent or
corrugated, HDPE pipe conforming to
AASHTO 252M or equivalent.
Slotted underdrains provide greater intake
capacity, clog resistant drainage, and
reduced entrance velocity into the pipe,
thereby reducing the chances of solids
migration.
□ An underdrain cleanout with a minimum 6-inch
diameter and lockable cap is placed every 250 to
300 feet as required based on underdrain length.
Properly spaced cleanouts will facilitate
underdrain maintenance.
□
Overflow is safely conveyed to a downstream
storm drain system or discharge point Size
overflow structure to pass 100-year peak flow
for on-line infiltration basins and water quality
Peak flow for off-line basins.
Planning for overflow lessens the risk of
property damage due to flooding.
BF-1 Biofiltration
E-128 July 2018
To design biofiltration with underdrain for storm water pollutant control only (no flow control
required), the following steps should be taken:
1. Verify that siting and design criteria have been met, including placement requirements,
contributing tributary area, maximum side and finish grade slopes, and the recommended
media surface area tributary ratio.
2. Calculate the DCV per Appendix B based on expected site design runoff for tributary areas.
3. Use the sizing worksheet presented in Appendix B.5 to size biofiltration BMPs.
Control of flow rates and/or durations will typically require significant surface ponding and/or
aggregate storage volumes, and therefore the following steps should be taken prior to determination
of storm water pollutant control design. Pre-development and allowable post-project flow rates and
durations should be determined as discussed in Chapter 6 of the manual.
1. Verify that siting and design criteria have been met, including placement requirements,
contributing tributary area, maximum side and finish grade slopes, and the recommended
media surface area tributary ratio.
2. Iteratively determine the facility footprint area, surface ponding and/or aggregate storage
layer depth required to provide detention storage to reduce flow rates and durations to
allowable limits. Flow rates and durations can be controlled from detention storage by
altering outlet structure orifice size(s) and/or water control levels. Multi-level orifices can be
used within an outlet structure to control the full range of flows.
3. If biofiltration with underdrain cannot fully provide the flow rate and duration control
required by this manual, an upstream or downstream structure with significant storage
volume such as an underground vault can be used to provide remaining controls.
4. After biofiltration with underdrain has been designed to meet flow control requirements,
calculations must be completed to verify if storm water pollutant control requirements to
treat the DCV have been met.
Normal Expected Maintenance. Biofiltration requires routine maintenance to: remove
accumulated materials such as sediment, trash or debris; maintain vegetation health; maintain
Conceptual Design and Sizing Approach for Storm Water Pollutant Control Only
Conceptual Design and Sizing Approach when Storm Water Flow Control is Applicable
Maintenance Overview
BF-1 Biofiltration
E-129 July 2018
infiltration capacity of the media layer; replenish mulch; and maintain integrity of side slopes, inlets,
energy dissipators, and outlets. A summary table of standard inspection and maintenance indicators
is provided within this Fact Sheet.
Non-Standard Maintenance or BMP Failure. If any of the following scenarios are observed, the
BMP is not performing as intended to protect downstream waterways from pollution and/or
erosion. Corrective maintenance, increased inspection and maintenance, BMP replacement, or a
different BMP type will be required.
The BMP is not drained between storm events. Surface ponding longer than approximately
24 hours following a storm event may be detrimental to vegetation health, and surface
ponding longer than approximately 96 hours following a storm event poses a risk of vector
(mosquito) breeding. Poor drainage can result from clogging of the media layer, filter course,
aggregate storage layer, underdrain, or outlet structure. The specific cause of the drainage
issue must be determined and corrected.
Sediment, trash, or debris accumulation greater than 25% of the surface ponding volume
within one month. This means the load from the tributary drainage area is too high, reducing
BMP function or clogging the BMP. This would require pretreatment measures within the
tributary area draining to the BMP to intercept the materials. Pretreatment components,
especially for sediment, will extend the life of components that are more expensive to
replace such as media, filter course, and aggregate layers.
Erosion due to concentrated storm water runoff flow that is not readily corrected by adding
erosion control blankets, adding stone at flow entry points, or minor re-grading to restore
proper drainage according to the original plan. If the issue is not corrected by restoring the
BMP to the original plan and grade, the City Engineer shall be contacted prior to any
additional repairs or reconstruction.
Other Special Considerations. Biofiltration is a vegetated structural BMP. Vegetated structural
BMPs that are constructed in the vicinity of, or connected to, an existing jurisdic tional water or
wetland could inadvertently result in creation of expanded waters or wetlands. As such, vegetated
structural BMPs have the potential to come under the jurisdiction of the United States Army Corps
of Engineers, San Diego Water Board, California Department of Fish and Wildlife, or the United
States Fish and Wildlife Service. This could result in the need for specific resource agency permits
and costly mitigation to perform maintenance of the structural BMP. Along with proper placement
of a structural BMP, routine maintenance is key to preventing this scenario.
BF-1 Biofiltration
E-130 July 2018
The property owner is responsible to ensure inspection, operation and maintenance of permanent BMPs on their property unless
responsibility has been formally transferred to an agency, community facilities district, homeowners association, property owners
association, or other special district.
Maintenance frequencies listed in this table are average/typical frequencies. Actual maintenance needs are site -specific, and maintenance
may be required more frequently. Maintenance must be performed whenever needed, based on maintenance indicators presented in this
table. The BMP owner is responsible for conducting regular inspections to see when maintenance is needed based on the mainten ance
indicators. During the first year of operation of a structural BMP, inspection is recommended at least once prior to August 31 and then
monthly from September through May. Inspection during a storm event is also recommended. After the initial period of frequent
inspections, the minimum inspection and maintenance frequency can be determined based on the results of the first year inspections.
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Accumulation of sediment, litter, or debris Remove and properly dispose of
accumulated materials, without damage to
the vegetation or compaction of the media
layer.
Inspect monthly. If the BMP is 25% full*
or more in one month, increase inspection
frequency to monthly plus after every 0.1-
inch or larger storm event.
Remove any accumulated materials found
at each inspection.
Obstructed inlet or outlet structure Clear blockage. Inspect monthly and after every 0.5-inch
or larger storm event.
Remove any accumulated materials found
at each inspection.
Damage to structural components such as
weirs, inlet or outlet structures
Repair or replace as applicable Inspect annually.
Maintain when needed.
Summary of Standard Inspection and Maintenance
BF-1 Biofiltration
E-131 July 2018
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Poor vegetation establishment Re-seed, re-plant, or re-establish vegetation
per original plans.
Inspect monthly.
Maintain when needed.
Dead or diseased vegetation Remove dead or diseased vegetation, re-
seed, re-plant, or re-establish vegetation per
original plans.
Inspect monthly.
Maintain when needed.
Overgrown vegetation Mow or trim as appropriate. Inspect monthly.
Maintain when needed.
2/3 of mulch has decomposed, or mulch
has been removed
Remove decomposed fraction and top off
with fresh mulch to a total depth of 3
inches.
Inspect monthly.
Replenish mulch annually, or more
frequently when needed based on
inspection.
Erosion due to concentrated irrigation flow Repair/re-seed/re-plant eroded areas and
adjust the irrigation system.
Inspect monthly.
Maintain when needed.
BF-1 Biofiltration
E-132 July 2018
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Erosion due to concentrated storm water
runoff flow
Repair/re-seed/re-plant eroded areas, and
make appropriate corrective measures such
as adding erosion control blankets, adding
stone at flow entry points, or minor re-
grading to restore proper drainage according
to the original plan. If the issue is not
corrected by restoring the BMP to the
original plan and grade, the City Engineer
shall be contacted prior to any additional
repairs or reconstruction.
Inspect after every 0.5-inch or larger storm
event. If erosion due to storm water flow
has been observed, increase inspection
frequency to after every 0.1-inch or larger
storm event.
Maintain when needed. If the issue is not
corrected by restoring the BMP to the
original plan and grade, the City Engineer
shall be contacted prior to any additional
repairs or reconstruction.
Standing water in BMP for longer than 24
hours following a storm event
Surface ponding longer than approximately
24 hours following a storm event may be
detrimental to vegetation health
Make appropriate corrective measures such
as adjusting irrigation system, removing
obstructions of debris or invasive
vegetation, clearing underdrains, or
repairing/replacing clogged or compacted
soils.
Inspect monthly and after every 0.5-inch
or larger storm event. If standing water is
observed, increase inspection frequency to
after every 0.1-inch or larger storm event.
Maintain when needed.
BF-1 Biofiltration
E-133 July 2018
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Presence of mosquitos/larvae
For images of egg rafts, larva, pupa, and
adult mosquitos, see
http://www.mosquito.org/biology
If mosquitos/larvae are observed: first,
immediately remove any standing water by
dispersing to nearby landscaping; second,
make corrective measures as applicable to
restore BMP drainage to prevent standing
water.
If mosquitos persist following corrective
measures to remove standing water, or if the
BMP design does not meet the 96-hour
drawdown criteria due to release rates
controlled by an orifice installed on the
underdrain, the City Engineer shall be
contacted to determine a solution. A
different BMP type, or a Vector
Management Plan prepared with
concurrence from the County of Riverside
Department of Environmental Health, may
be required.
Inspect monthly and after every 0.5-inch
or larger storm event. If mosquitos are
observed, increase inspection frequency to
after every 0.1-inch or larger storm event.
Maintain when needed.
Underdrain clogged Clear blockage. Inspect if standing water is observed for
longer than 24-96 hours following a storm
event.
Maintain when needed.
“25% full” is defined as ¼ of the depth from the design bottom elevation to the crest of the outflow structure (e.g., if the height to the outflow opening is 12 inches from the bottom
elevation, then the materials must be removed when there is 3 inches of accumulation – this should be marked on the outflow structure).
BF-2 Nutrient Sensitive Media Design
E-134 July 2018
E.19 BF-2 Nutrient Sensitive Media Design
Some studies of biofiltration with underdrains have observed export of nutrients, particularly
inorganic nitrogen (nitrate and nitrite) and dissolved phosphorus. This has been observed to be a
short-lived phenomenon in some studies or a long term issue in some studies. The composition of
the soil media, including the chemistry of individual elements is believed to be an important factor in
the potential for nutrient export. Organic amendments, often compost, have been identified as the
most likely source of nutrient export. The quality and stability of organic amendments can vary
widely.
The biofiltration media specifications contained in the County of San Diego Low Impact
Development Handbook: Appendix G - Biofiltration Soil Specification (June 2014, unless
superseded by more recent edition) and the City of San Diego Low Impact Development Design
Manual (page B-18) (July 2011, unless superseded by more recent edition) were developed with
consideration of the potential for nutrient export. These specifications include criteria for individual
component characteristics and quality in order to control the overall quality of the blended mixes.
As of the publication of this manual, the June 2014 County of San Diego specifications provide
more detail regarding mix design and quality control.
The City and County specifications noted above were developed for general purposes to meet
permeability and treatment goals. In cases where the BMP discharges to receiving waters with
nutrient impairments or nutrient TMDLs, the biofiltration media should be designed with the
specific goal of minimizing the potential for export of nutrients from the media. Therefore, in
addition to adhering to the City or County media specifications, the following guidelines should be
followed:
1. Select plant palette to minimize plant nutrient needs
A landscape architect or agronomist should be consulted to select a plant palette that minimizes
nutrient needs. Utilizing plants with low nutrient needs results in less need to enrich the biofiltration
soil mix. If nutrient quantity is then tailored to plants with lower nutrient needs, these plants will
generally have less competition from weeds, which typically need higher nutrient content. The
following practices are recommended to minimize nutrient needs of the plant palette:
Utilize native, drought-tolerant plants and grasses where possible. Native plants
generally have a broader tolerance for nutrient content, and can be longer lived in
leaner/lower nutrient soils.
Start plants from smaller starts or seed. Younger plants are generally more tolerant of
lower nutrient levels and tend to help develop soil structure as they grow. Given the lower
cost of smaller plants, the project should be able to accept a plant mortality rate that is
somewhat higher than starting from larger plants and providing high organic content.
2. Minimize excess nutrients in media mix
BF-2 Nutrient Sensitive Media Design
E-135 July 2018
Once the low-nutrient plant palette is established (item 1), the landscape architect and/or
agronomist should be consulted to assist in the design of a biofiltration media to balance the
interests of plant establishment, water retention capacity (irrigation demand), and the potential for
nutrient export. The following guidelines should be followed:
The mix should not exceed the nutrient needs of plants. In conventional landscape
design, the nutrient needs of plants are often exceeded intentionally in order to provide a
factor of safety for plant survival. This practice must be avoided in biofiltration media as
excess nutrients will increase the chance of export. The mix designer should keep in mind
that nutrients can be added later (through mulching, tilling of amendments into the surface),
but it is not possible to remove nutrients, once added.
The actual nutrient content and organic content of the selected organic amendment
source should be determined when specifying mix proportions. Nutrient content (i.e.,
C:N ratio; plant extractable nutrients) and organic content (i.e, % organic material) are
relatively inexpensive to measure via standard agronomic methods and can provide
important information about mix design. If mix design relies on approximate assumption
about nutrient/organic content and this is not confirmed with testing (or the results of prior
representative testing), it is possible that the mix could contain much more nutrient than
intended.
Nutrients are better retained in soils with higher cation exchange capacity. Cation
exchange capacity can be increased through selection of organic material with naturally high
cation exchange capacity, such as peat or coconut coir pith, and/or selection of inorganic
material with high cation exchange capacity such as some sands or engineer ed minerals (e.g.,
low P-index sands, zeolites, rhyolites, etc). Including higher cation exchange capacity
materials would tend to reduce the net export of nutrients. Natural silty materials also
provide cation exchange capacity; however potential impacts to permeability need to be
considered.
Focus on soil structure as well as nutrient content. Soil structure is loosely defined as the
ability of the soil to conduct and store water and nutrients as well as the degree of aeration
of the soil. Soil structure can be more important than nutrient content in plant survival and
biologic health of the system. If a good soil structure can be created with very low amounts
of organic amendment, plants survivability should still be provided. While soil structure
generally develops with time, biofiltration media can be designed to promote earlier
development of soil structure. Soil structure is enhanced by the use of amendments with
high humus content (as found in well-aged organic material). In addition, soil structure can
be enhanced through the use of organic material with a distribution of particle sizes (i.e., a
more heterogeneous mix).
Consider alternatives to compost. Compost, by nature, is a material that is continually
evolving and decaying. It can be challenging to determine whether tests previously done on a
given compost stock are still representative. It can also be challenging to determine how the
properties of the compost will change once placed in the media bed. More stable materials
BF-2 Nutrient Sensitive Media Design
E-136 July 2018
such as aged coco coir pith, peat, biochar, shredded bark, and/or other amendments should
be considered.
With these considerations, it is anticipated that less than 10 percent organic amendment by volume
could be used, while still balancing plant survivability and water retention. If compost is used,
designers should strongly consider utilizing less than 10 percent by volume.
3. Design with partial retention and/or internal water storage
An internal water storage zone, as described in Fact Sheet PR-1 is believed to improve retention of
nutrients. For lined systems, an internal water storage zone worked by providing a zone that
fluctuates between aerobic and anaerobic conditions, resulting in nitrification/denitrification. In
soils that will allow infiltration, a partial retention design (PR-1) allows significant volume reduction
and can also promote nitrification/denitrification.
Acknowledgment: This fact sheet has been adapted from the Orange County Technical Guidance
Document (May 2011). It was originally developed based on input from: Deborah Deets, City of
Los Angeles Bureau of Sanitation, Drew Ready, Center for Watershed Health, Rick Fisher, ASLA,
City of Los Angeles Bureau of Engineering, Dr. Garn Wallace, Wallace Laboratories, Glen Dake,
GDML, and Jason Schmidt, Tree People. The guidance provided herein does not reflect the
individual opinions of any individual listed above and should not be cited or otherwise attributed to
those listed.
Refer to maintenance information provided in the Biofiltration (BF-1) Fact Sheet. Adjust
maintenance actions and reporting if required based on the specific media design.
Maintenance Overview
28 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Identification and Narrative of Receiving Water and Pollutants of Concern
Describe flow path of stormwater from the project site discharge location(s), through urban
storm conveyance systems as applicable, to receiving creeks, rivers, and lagoons as applicable,
and ultimate discharge to the Pacific Ocean (or bay, lagoon, lake or reservoir, as applicable):
PM 21382 Network 8 Unnamed vegetated open channel adjacent to TM 14936 existing
72-inch diameter RCP through PM 12890 Murrieta Creek see table below:
List any 303(d) impaired water bodies2 within the path of stormwater from the project site to the
Pacific Ocean (or bay, lagoon, lake or reservoir, as applicable), identify the
pollutant(s)/stressor(s) causing impairment, and identify any TMDLs and/or Highest Priority
Pollutants from the WQIP for the impaired water bodies (see BMP Design Manual Appendix
B.6.1):
303(d) Impaired Water Body Pollutant(s)/Stressor(s)
TMDLs / WQIP Highest
Priority Pollutant
Murrieta Creek
Chlorpyrifos, Copper,
Indicator Bacteria, Iron,
Manganese, Nitrogen,
Phosphorus, Toxicity
Nutrient Loading
Santa Margarita River (Upper)
Indicator Bacteria, Iron,
Manganese, Nitrogen,
Phosphorus, Toxicity
Nutrient Loading
Santa Margarita River (Lower)
Benthic Community Effects,
Chlorpyrifos, Indicator
Bacteria, Nitrogen,
Phosphorus, Toxicity
Nutrient Loading
Santa Margarita Lagoon Eutrophic Nutrient Loading and
Eutrophication
2 The current list of Section 303(d) impaired water bodies can be found at
http://www.waterboards.ca.gov/water_issues/programs/water_quality_assessment/#impaired
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 29
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Identification of Project Site Pollutants*
*Identification of project site pollutants below is only required if flow-thru treatment BMPs are
implemented onsite in lieu of retention or biofiltration BMPs. Note the project must also
participate in an alternative compliance program (unless prior lawful approval to meet earlier
PDP requirements is demonstrated).
Identify pollutants expected from the project site based on all proposed use(s) of the site (see
BMP Design Manual Appendix B.6.):
Pollutant
Not Applicable to
the Project Site
Anticipated from the
Project Site
Also a Receiving
Water Pollutant of
Concern
Sediment ☐ ☒ ☐
Nutrients ☐ ☒ ☒
Heavy Metals ☐ ☒ ☒
Organic Compounds ☐ ☒ ☐
Trash & Debris ☐ ☒ ☐
Oxygen Demanding
Substances ☒ ☐ ☐
Oil & Grease ☐ ☒ ☐
Bacteria & Viruses ☒ ☐ ☐
Pesticides ☐ ☒ ☒
30 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 1f: Onsite Alternative Compliance WQE Calculations
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 31
Template Date: September 26, 2019 Preparation Date: June 4, 2021
Per DCV Worksheet B.1-1, Item 44, the required DCV for the bypass DMA UNT 1 is 100 cf.
Per the PM 21392 Master WQMP, the Earned Stormwater Pollutant Control Volume (46,123 cf)
for the project exceeds the DCV required by the PDP (45,264 cf), making the difference (859 cf)
available as credits for use elsewhere within the PM 21382 project limits without any in-lieu fee
(due to both projects being under the same ownership).
To establish equivalency between the untreated volume from DMA UNT 1 (VE) and the available
credits earned by the MS Mountain View Master WQMP, the required ACP volume (VACP) is
calculated as follows: 𝑉𝑉𝐸𝐸𝐶𝐶=𝑉𝑉𝐴𝐴𝐴𝐴𝐴𝐴
Where: 𝑉𝑉𝐸𝐸=100 (per DCV Worksheet B.1-1, #44) 𝐶𝐶=0.80 (per WQE Worksheet A.5) ∴𝑽𝑽𝑬𝑬=𝟏𝟏𝟐𝟐𝟓𝟓 𝒄𝒄𝒄𝒄
The available credits earned by the MS Mountain View Master WQMP (859 cf) exceed the
equivalent DCV required by DMA UNT 1 (125 cf). Therefore, MS Mountain View Building 1 will
claim 125 cubic feet from the Master WQMP and effectively offset the treatment not provided for
bypass DMA UNT 1, leaving 734 cf remaining credits available for the PM 21382 Master
WQMP.
Agriculture 0.10 0.10 0.45 1.00 1.00 1.00 1.00 0.59 1.00 0% Agriculture 0 0 % 0% Agriculture 0 0
Commercial 0.80 0.80 0.13 0.16 0.16 0.56 0.48 1.00 0.87 0% Commercial 0 0 % 0% Commercial 0 0
Education 0.50 0.50 0.13 0.20 0.11 0.14 0.25 0.39 0.13 0% Education 0 0 % 0% Education 0 0
Industrial 11.92 0.90 0.90 0.13 0.19 0.15 0.54 0.68 0.89 0.49 71% Industrial 10.725 71 % 0% Industrial 0 0
Multi Family Residential 0.60 0.60 0.10 0.13 0.13 0.14 0.15 0.29 0.27 0% Multi Family Residential 0 0 % 0% Multi Family Reside 0 0
Orchard 0.10 0.10 0.18 0.17 0.67 1.00 1.00 0.59 0.11 0% Orchard 0 0 % 0% Orchard 0 0
Rural Residential 0.30 0.30 1.00 0.51 0.14 0.10 0.71 0.13 0.19 0% Rural Residential 0 0 % 0% Rural Residential 0 0
Single Family Residential 0.40 0.40 0.13 0.20 0.15 0.27 0.43 0.35 0.63 0% Single Family Residentia 0 0 % 0% Single Family Reside 0 0
Transportation 4.76 0.90 0.04 0.90 0.11 0.26 0.12 0.53 0.31 0.62 0.12 28% Transportation 4.2857 28 % 100% Transportation 0.0335 100
Vacant / Open Space 1.90 0.10 0.10 0.16 0.10 0.10 0.12 0.10 0.10 0.10 1% Vacant / Open Space 0.1897 1 % 0% Vacant / Open Spac 0 0
Water 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0% Water 0 0 % 0% Water 0 0
Total 18.58 -0.04 --------15.2 0.0335
0.12 0.21 0.14 0.53 0.57 0.80 0.38
0.11 0.26 0.12 0.53 0.31 0.62 0.12
-0.80 1.17 ---3.17
Notes:
ACP Ref
Effective area composition graphics are for illustrative purposes only.
TSS TP
Relative Pollutant Concentrations by Land Use 3
TN TCu TPb
Automated Spreadsheet Calculation for Worksheet A.5: Land Use Factor Determination (Version 1.0)
Land Use Designation
ACP Tributary
Characteristics
Reference Tributary
Characteristics 2
Area
(Acres)
Runoff
Factor 1
Area
(Acres)
Runoff
Factor 1 TZn FC
Relative Pollutant Concentration for
ACP Tributary 4
Equation 2-2 Applied to Example:
Relative Pollutant Concentration for
Reference Tributary 4
Land Use Factor 5
Santa Margarita River
Santa Margarita (902.00)
* Applicants must provide user input for yellow shaded cells. Values for all other cells will be automatically generated.
1. Revisions to default runoff factors must be supported to the satisfaction of the applicable Copermittee.
2.Applicant-Implemented ACPs must identify reference tributary characteristics that are representative of their specific PDP.
Independent ACPs must reference Table 2-3 for appropriate area and runoff factor information applicable to their watershed
management area.
3.Relative Pollutant Concentrations by Land Use have been identified through examination of available EMC data.Additional
information on how these relative concentrations were developed is provided in Appendix B.Example: An ACP Tributary with 5.25 acres of Commercial, 1.63 Acres of Education, and 2.65 acres of Transportation land uses
produces a relative pollutant concentration 0.12 for Total Suspended Solids (assumes default runoff factors are applied).
Watershed Management Area
Hydrologic Unit
Equation 2-2:
Effective Area Composition -ACP Tributary
0% Agriculture
0% Commercial
0% Education
71% Industrial
0% Multi Family Residential
0% Orchard
0% Rural Residential
0% Single Family Residential
28% Transportation
1% Vacant / Open Space
0% Water
Effective Area Composition -Reference Tributary
0% Agriculture
0% Commercial
0% Education
0% Industrial
0% Multi Family Residential
0% Orchard
0% Rural Residential
0% Single Family Residential
100% Transportation
0% Vacant / Open Space
0% Water
32 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 1g: Offsite Alternative Compliance Participation Form -
Pollutant Control
Refer to Chapter 1.8
Onsite Project Information
Record ID:
Assessor's Parcel Number(s) [APN(s)]
Quantity of Pollutant Control Debits or Credits (cubic feet)
☐ Debits
☐ Credits
*See Attachment 1 of the PDP WQMP
Offsite Project Information – Projects providing or receiving credits (add rows as needed)
Record ID: APN(s) Project Owner/Address Credit/Debit Quantity (cubic
feet)
1. ☐ Credit
☐ Debit
2. ☐ Credit
☐ Debit
3. ☐ Credit
☐ Debit
4. ☐ Credit
☐ Debit
5. ☐ Credit
☐ Debit
6. ☐ Credit
☐ Debit
Total sum of Credits and Debits (∑Credits -∑Debits) (cubic feet)
Additional Information
Are offsite project(s) in the same credit trading area as the onsite project? ☐ Yes
☐ No
Will projects providing credits be completed prior to completion of projects
receiving credits?
☐ Yes
☐ No
Are all deficits accounted for?
If No, onsite and offsite projects must be redesigned to account for all deficits.
☐ Yes
☐ No
Provide Alternative Compliance In-Lieu Fee Agreement and supporting WQE calculations
as part of this attachment.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 33
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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34 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
ATTACHMENT 2: Hydromodification Control Measures
Indicate which Items are Included behind this cover sheet:
Attachment
Sequence Contents Checklist
Attachment 2a Do Hydromodification Management
Requirements apply? See Chapter
1.6 and Figure 1-2.
☒ Hydromodification management
controls required.
☐ Green Streets Project (Exempt
from hydromodification
management requirements)
STOP *
☐ Exempt from hydromodification
management requirements
☐ Include Figure 1-2 and
document any “NO” answer
STOP *
Attachment 2b HMP Exhibits (Required) See
Checklist on the back of this
Attachment cover sheet. see
Chapter 6.3.1
☒ Combined with DMA Exhibit
☐ Included
Attachment 2c Management of Critical Coarse
Sediment Yield Areas
See Chapter 6.2 and Appendix H of
the BMP Design Manual.
☒ Exhibit depicting onsite/
upstream CCSYAs (Figure H.1-1)
AND, documentation that project
avoids CCSYA per Appendix H.1.
OR
☐ Sediment Supply BMPs
implemented.
Attachment 2d Structural BMP Design Calculations,
Drawdown Calculations, & Overflow
Design. See Chapter 6 & Appendix
G of the BMP Design Manual
☒ Included
☐ Project is designed entirely with
De-Minimus, Self–Mitigating,
and/or qualifying Self-Retaining
Areas. STOP *
Attachment 2e Geomorphic Assessment of
Receiving Channels. See Chapter
6.3.4 of the BMP Design Manual.
☒ low flow threshold is 0.1Q2
☐ low flow threshold is 0.3Q2
☐ low flow threshold is 0.5Q2
Attachment 2f Vector Control Plan (Required when
structural BMPs will not drain in 96
hours)
☐ Included
☒ Not required because BMPs will
drain in less than 96 hours
Attachment 2g Hydromodification Offsite Alternative
Compliance Form. Refer to Figure 1-
3: Pathways to Participating in
Offsite Alternative Compliance
Program
☒ Full Compliance Onsite
☐ Offsite ACP. Document onsite
structural BMPs and complete
Hydromodification Offsite Alternative
Compliance Participation Form, and
WQE worksheets
* If this box is checked, the remainder of Attachment 2 does not need to be filled out.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 35
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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36 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Use this checklist to ensure the required information has been included on the
Hydromodification Management Exhibit:
☒ Point(s) of Compliance with name or number
☒ Project Site Boundary
☒ Project Disturbed Area Footprint
☒ Drainage management area (DMA) boundaries, DMA ID numbers, DMA areas (square
footage or acreage), and DMA type (i.e., drains to structural BMP, self-retaining, self-
mitigating, or de-minimis) Note on exhibit De-minimis areas and reason they could not be
included. Include offsite areas receiving treatment to mitigate Onsite Water Quality
Equivalency.
☒ Potential pollutant source areas and corresponding required source control BMPs (see
Chapter 4, Appendix E.1, and Step 3.5)
☒ Proposed Site Design BMPs and surface treatments used to minimize imperviousness.
Show sections, details, and dimensions of site design BMP’s (tree wells, dispersion areas,
rain gardens, permeable pavement, rain barrels, green roofs, etc.)
☐ Proposed Harvest and Use BMPs
☒ Underlying hydrologic soil group (Web Soil Survey)
☐ Existing natural hydrologic features (watercourses, seeps, springs, wetlands, pond, lake)
☒ Existing topography and impervious areas
☒ Proposed grading and impervious areas. If the project is a subdivision or spans multiple lots
show pervious and impervious totals for each lot.
☒ Existing and proposed site drainage network and connections to drainage offsite
☐ Potable water wells, onsite wastewater treatment systems (septic), underground utilities
☒ Structural BMPs (identify location, structural BMP ID No., type of BMP, and size/detail)
☒ Approximate depth to groundwater at each structural BMP
☒ Approximate infiltration rate and feasibility (full retention, partial retention, biofiltration) at
each structural BMP
☐ Critical coarse sediment yield areas to be protected and or conveyed through the project
site.
☐ Temporary Construction BMPs. Include protection of source control, site design and
structural BMPs during construction.
☐ Onsite and Offsite Critical coarse sediment yield areas to be protected
☒ Proposed design features and surface treatments used to minimize imperviousness
☐ Existing and proposed drainage boundary and drainage area to each POC (when
necessary, create separate exhibits for pre-development and post-project conditions)
☒ Structural BMPs for hydromodification management (identify location, type of BMP, and
size/detail)
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 37
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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38 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 2c: Management of Critical Coarse Sediment Yield Areas
Document the findings of Site-specific Critical Coarse Sediment Analysis below. Include any
calculations, and additional documentation completed as part of the analysis. Refer to Chapter
6.2 and Appendix H of the City of Temecula BMP Design Manual for additional guidance.
The project effectively manages Critical Coarse Sediment Yield Areas (CCSYAs) using the
following methodology:
☒ Step A. A Site-Specific Critical Coarse Sediment Yield Analysis was performed:
☒ Step A.1. Determine whether the project site is a significant source of critical coarse
sediment to the channel receiving runoff (refer to CCSYA mapping in Appendix H):
☐ The project site is a significant source of Bed Sediment Supply. All channels on the
project site are preserved or bypassed within the site plan. (Complete Step A.2, below)
☐ The project site is a source of Bed Sediment Supply. Channels identified as verified
critical coarse sediment yield areas are preserved. (Complete Step A.2, below)
☒ The Project site is not a significant source of Bed Sediment Supply. (STOP,
supporting information provided with this checklist)
☐ Impacts to verified CCSYAs cannot be avoided. (Complete Step B, below)
☐ Step A.2. Project site design avoids CCSYAs and maintains sediment supply pathways,
documentation is provided following this checklist. (STOP, include supporting
documentation with this checklist)
☐ Step B. Sediment Supply BMPs are implemented onsite to mitigate impacts of development
in CCSYAs, documentation is provided following this checklist. (STOP, include supporting
documentation with this checklist)
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 39
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S a n t a M arg arita River
0 1 2
Miles
$
June 20, 2018
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Santa Margarita River Watershed Boundary
Protected Lands
Potential Critical Coarse Sediment Yield Area
Potential Sediment Source Area
!!?Sand and Gravel Deposits
Riverside Co.
San Diego Co.
Santa Margarita Eco Reserve
SANTA MARGARITA RIVER WATERSHED POTENTIAL CRITICAL COARSE SEDIMENT YIELD AREAS AND POTENTIAL SEDIMENT SOURCE AREASExhibit G-1
PROJECT SITE
40 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 2d: Structural BMP Design Calculations, Drawdown
Calculations, & Overflow Design
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 41
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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List of Peak events and Determination of Q2 and Q10 (Pre-Development)
MS Mountain View, Building 1 (POC-1)
T
(Year)
Cunnane
(cfs)
Weibull
(cfs)
10 0.60 0.62 Date Posit Weibull Cunnane
9 0.57 0.59 0.29 12/4/1974 39 1.03 1.02
8 0.55 0.56 0.3 2/12/1992 38 1.05 1.04
7 0.54 0.55 0.3 2/7/1994 37 1.08 1.07
6 0.53 0.53 0.3 2/14/1995 36 1.11 1.10
5 0.50 0.50 0.3 1/18/2010 35 1.14 1.13
4 0.47 0.47 0.31 9/11/1976 34 1.18 1.17
3 0.40 0.40 0.31 2/17/1980 33 1.21 1.20
2 0.35 0.35 0.31 1/20/1982 32 1.25 1.24
0.31 4/1/1982 31 1.29 1.28
0.31 1/14/1993 30 1.33 1.32
Note:0.31 1/10/1995 29 1.38 1.37
Cunnane is the preferred 0.32 1/7/1974 28 1.43 1.42
method by the HMP permit.0.32 2/8/1998 27 1.48 1.47
0.32 2/21/2000 26 1.54 1.53
0.32 10/20/2004 25 1.60 1.59
0.33 12/30/1976 24 1.67 1.66
0.34 2/19/1980 23 1.74 1.73
0.34 3/17/1982 22 1.82 1.81
0.34 3/1/1983 21 1.90 1.90
0.35 1/16/1978 20 2.00 2.00
0.35 12/16/2002 19 2.11 2.11
0.35 1/9/2005 18 2.22 2.23
0.38 1/11/2005 17 2.35 2.36
0.38 11/30/2007 16 2.50 2.51
0.39 1/18/1993 15 2.67 2.68
0.39 1/9/1998 14 2.86 2.88
0.4 3/2/1983 13 3.08 3.11
0.44 12/22/2010 12 3.33 3.38
0.45 11/30/1982 11 3.64 3.70
0.47 1/10/1978 10 4.00 4.08
0.5 12/4/1980 9 4.44 4.56
0.5 12/6/1997 8 5.00 5.16
0.53 2/23/1998 7 5.71 5.94
0.54 1/16/1993 6 6.67 7.00
0.56 1/4/1995 5 8.00 8.52
0.62 2/8/1993 4 10.00 10.89
0.66 1/29/1980 3 13.33 15.08
0.71 1/6/1993 2 20.00 24.50
0.92 1/4/1978 1 40.00 65.33
Peaks (cfs)
Period of Return
(Years)
List of Peak events and Determination of Q2 and Q10 (Post-Development)
MS Mountain View, Building 1 (POC-1)
T
(Year)
Cunnane
(cfs)
Weibull
(cfs)
10 0.60 0.61 Date Posit Weibull Cunnane
9 0.59 0.60 0.26 3/9/1906 39 1.03 1.02
8 0.56 0.58 0.26 2/23/1917 38 1.05 1.04
7 0.52 0.54 0.27 3/21/1917 37 1.08 1.07
6 0.44 0.46 0.27 3/9/1929 36 1.11 1.10
5 0.44 0.44 0.28 1/11/1904 35 1.14 1.13
4 0.39 0.39 0.28 12/31/1904 34 1.18 1.17
3 0.35 0.35 0.28 2/10/1912 33 1.21 1.20
2 0.32 0.32 0.28 2/8/1921 32 1.25 1.24
0.28 2/9/1924 31 1.29 1.28
0.29 11/24/1911 30 1.33 1.32
Note:0.29 1/4/1921 29 1.38 1.37
Cunnane is the preferred 0.29 3/5/1921 28 1.43 1.42
method by the HMP permit.0.29 12/1/1923 27 1.48 1.47
0.3 12/19/1909 26 1.54 1.53
0.31 2/13/1906 25 1.60 1.59
0.31 1/15/1908 24 1.67 1.66
0.31 2/15/1926 23 1.74 1.73
0.31 10/15/1930 22 1.82 1.81
0.31 1/4/1931 21 1.90 1.90
0.32 2/2/1920 20 2.00 2.00
0.33 1/2/1900 19 2.11 2.11
0.33 1/5/1904 18 2.22 2.23
0.33 12/10/1928 17 2.35 2.36
0.34 2/11/1906 16 2.50 2.51
0.35 11/28/1900 15 2.67 2.68
0.35 9/6/1902 14 2.86 2.88
0.35 1/5/1924 13 3.08 3.11
0.38 1/6/1931 12 3.33 3.38
0.38 11/24/1933 11 3.64 3.70
0.39 2/24/1909 10 4.00 4.08
0.44 11/24/1908 9 4.44 4.56
0.44 2/18/1924 8 5.00 5.16
0.44 12/16/1936 7 5.71 5.94
0.52 1/11/1919 6 6.67 7.00
0.58 12/29/1920 5 8.00 8.52
0.61 1/23/1906 4 10.00 10.89
0.65 2/3/1919 3 13.33 15.08
0.72 1/1/1919 2 20.00 24.50
0.92 12/31/1903 1 40.00 65.33
Peaks (cfs)
Period of Return
(Years)
Flow Duration Curve Data for MS Mountain View, Building 1 (POC-1), Temecula, CA
Q2 =0.35 cfs Fraction 10 %
Q10 =0.60 cfs
Step =0.0057 cfs
Count =338063 hours
38.57 years
Pass or
Q (cfs)Hours > Q % time Hours>Q % time Post/Pre Fail?
1 0.035 828 2.45E-01 821 2.43E-01 99%Pass
2 0.041 733 2.17E-01 718 2.12E-01 98%Pass
3 0.046 733 2.17E-01 718 2.12E-01 98%Pass
4 0.052 652 1.93E-01 635 1.88E-01 97%Pass
5 0.058 652 1.93E-01 635 1.88E-01 97%Pass
6 0.063 595 1.76E-01 572 1.69E-01 96%Pass
7 0.069 595 1.76E-01 572 1.69E-01 96%Pass
8 0.075 551 1.63E-01 502 1.48E-01 91%Pass
9 0.080 504 1.49E-01 448 1.33E-01 89%Pass
10 0.086 504 1.49E-01 448 1.33E-01 89%Pass
11 0.092 449 1.33E-01 394 1.17E-01 88%Pass
12 0.097 449 1.33E-01 394 1.17E-01 88%Pass
13 0.103 406 1.20E-01 345 1.02E-01 85%Pass
14 0.109 406 1.20E-01 345 1.02E-01 85%Pass
15 0.115 372 1.10E-01 304 8.99E-02 82%Pass
16 0.120 327 9.67E-02 279 8.25E-02 85%Pass
17 0.126 327 9.67E-02 279 8.25E-02 85%Pass
18 0.132 280 8.28E-02 241 7.13E-02 86%Pass
19 0.137 280 8.28E-02 241 7.13E-02 86%Pass
20 0.143 253 7.48E-02 221 6.54E-02 87%Pass
21 0.149 253 7.48E-02 221 6.54E-02 87%Pass
22 0.154 238 7.04E-02 206 6.09E-02 87%Pass
23 0.160 238 7.04E-02 206 6.09E-02 87%Pass
24 0.166 211 6.24E-02 182 5.38E-02 86%Pass
25 0.171 187 5.53E-02 165 4.88E-02 88%Pass
26 0.177 187 5.53E-02 165 4.88E-02 88%Pass
27 0.183 175 5.18E-02 145 4.29E-02 83%Pass
28 0.188 175 5.18E-02 145 4.29E-02 83%Pass
29 0.194 159 4.70E-02 139 4.11E-02 87%Pass
30 0.200 159 4.70E-02 139 4.11E-02 87%Pass
31 0.205 146 4.32E-02 130 3.85E-02 89%Pass
32 0.211 128 3.79E-02 118 3.49E-02 92%Pass
33 0.217 128 3.79E-02 118 3.49E-02 92%Pass
34 0.222 119 3.52E-02 107 3.17E-02 90%Pass
35 0.228 119 3.52E-02 107 3.17E-02 90%Pass
36 0.234 107 3.17E-02 98 2.90E-02 92%Pass
37 0.240 107 3.17E-02 98 2.90E-02 92%Pass
38 0.245 93 2.75E-02 87 2.57E-02 94%Pass
Detention Optimized
Interval
Existing Condition
Pass or
Q (cfs)Hours > Q % time Hours>Q % time Post/Pre Fail?
Detention Optimized
Interval
Existing Condition
39 0.251 79 2.34E-02 77 2.28E-02 97%Pass
40 0.257 79 2.34E-02 77 2.28E-02 97%Pass
41 0.262 71 2.10E-02 70 2.07E-02 99%Pass
42 0.268 71 2.10E-02 70 2.07E-02 99%Pass
43 0.274 63 1.86E-02 63 1.86E-02 100%Pass
44 0.279 63 1.86E-02 63 1.86E-02 100%Pass
45 0.285 60 1.77E-02 56 1.66E-02 93%Pass
46 0.291 53 1.57E-02 46 1.36E-02 87%Pass
47 0.296 53 1.57E-02 46 1.36E-02 87%Pass
48 0.302 48 1.42E-02 42 1.24E-02 88%Pass
49 0.308 48 1.42E-02 42 1.24E-02 88%Pass
50 0.313 41 1.21E-02 33 9.76E-03 80%Pass
51 0.319 41 1.21E-02 33 9.76E-03 80%Pass
52 0.325 35 1.04E-02 32 9.47E-03 91%Pass
53 0.330 33 9.76E-03 29 8.58E-03 88%Pass
54 0.336 33 9.76E-03 29 8.58E-03 88%Pass
55 0.342 29 8.58E-03 26 7.69E-03 90%Pass
56 0.347 29 8.58E-03 26 7.69E-03 90%Pass
57 0.353 26 7.69E-03 23 6.80E-03 88%Pass
58 0.359 26 7.69E-03 23 6.80E-03 88%Pass
59 0.365 26 7.69E-03 23 6.80E-03 88%Pass
60 0.370 26 7.69E-03 23 6.80E-03 88%Pass
61 0.376 26 7.69E-03 23 6.80E-03 88%Pass
62 0.382 24 7.10E-03 18 5.32E-03 75%Pass
63 0.387 24 7.10E-03 18 5.32E-03 75%Pass
64 0.393 20 5.92E-03 16 4.73E-03 80%Pass
65 0.399 20 5.92E-03 16 4.73E-03 80%Pass
66 0.404 19 5.62E-03 16 4.73E-03 84%Pass
67 0.410 19 5.62E-03 16 4.73E-03 84%Pass
68 0.416 19 5.62E-03 16 4.73E-03 84%Pass
69 0.421 19 5.62E-03 15 4.44E-03 79%Pass
70 0.427 19 5.62E-03 15 4.44E-03 79%Pass
71 0.433 18 5.32E-03 14 4.14E-03 78%Pass
72 0.438 18 5.32E-03 14 4.14E-03 78%Pass
73 0.444 15 4.44E-03 11 3.25E-03 73%Pass
74 0.450 15 4.44E-03 11 3.25E-03 73%Pass
75 0.455 14 4.14E-03 11 3.25E-03 79%Pass
76 0.461 14 4.14E-03 11 3.25E-03 79%Pass
77 0.467 14 4.14E-03 11 3.25E-03 79%Pass
78 0.472 13 3.85E-03 10 2.96E-03 77%Pass
79 0.478 13 3.85E-03 10 2.96E-03 77%Pass
80 0.484 13 3.85E-03 9 2.66E-03 69%Pass
81 0.490 13 3.85E-03 9 2.66E-03 69%Pass
82 0.495 13 3.85E-03 8 2.37E-03 62%Pass
83 0.501 11 3.25E-03 8 2.37E-03 73%Pass
Pass or
Q (cfs)Hours > Q % time Hours>Q % time Post/Pre Fail?
Detention Optimized
Interval
Existing Condition
84 0.507 11 3.25E-03 8 2.37E-03 73%Pass
85 0.512 11 3.25E-03 8 2.37E-03 73%Pass
86 0.518 11 3.25E-03 8 2.37E-03 73%Pass
87 0.524 11 3.25E-03 7 2.07E-03 64%Pass
88 0.529 11 3.25E-03 7 2.07E-03 64%Pass
89 0.535 9 2.66E-03 7 2.07E-03 78%Pass
90 0.541 8 2.37E-03 6 1.77E-03 75%Pass
91 0.546 8 2.37E-03 6 1.77E-03 75%Pass
92 0.552 6 1.77E-03 6 1.77E-03 100%Pass
93 0.558 6 1.77E-03 6 1.77E-03 100%Pass
94 0.563 5 1.48E-03 5 1.48E-03 100%Pass
95 0.569 5 1.48E-03 5 1.48E-03 100%Pass
96 0.575 5 1.48E-03 5 1.48E-03 100%Pass
97 0.580 5 1.48E-03 4 1.18E-03 80%Pass
98 0.586 5 1.48E-03 4 1.18E-03 80%Pass
99 0.592 4 1.18E-03 4 1.18E-03 100%Pass
100 0.597 4 1.18E-03 4 1.18E-03 100%Pass
Peak Flows calculated with Cunnane Plotting Position
Return Period
(years)Pre-dev. Q (cfs)Post-Dev. Q
(cfs)
Reduction
(cfs)
10 0.597 0.599 -0.001
9 0.572 0.586 -0.014
8 0.553 0.559 -0.006
7 0.540 0.520 0.020
6 0.531 0.445 0.086
5 0.500 0.440 0.060
4 0.466 0.388 0.078
3 0.395 0.350 0.045
2 0.350 0.320 0.030
0.00
0.10
0.20
0.30
0.40
0.50
0.60
0.70
0.0001 0.001 0.01 0.1 1
Q
(
c
f
s
)
Percentage of time exceeded (%)
Flow Duration Curve -MS Mountain View Building 1 (POC-1)
Existing
Proposed
Qx
0.00
0.10
0.20
0.30
0.40
0.50
0.60
0.70
0 0.1 0.2 0.3 0.4 0.5 0.6 0.7 0.8 0.9 1
Q
(
c
f
s
)
Percentage of time exceeded (%)
Flow Duration Curve -MS Mountain View Building 1 (POC-1)
Existing
Proposed
Qx
BMP 1 Storage Curve
Depth (ft)Area (ft2)Volume (ft3)Elevation (ft)
0.000 930 0 18.00
0.083 930 31 18.08
0.167 930 62 18.17
0.250 930 93 18.25
0.333 930 124 18.33
0.417 930 155 18.42
0.500 930 186 18.50
0.583 930 217 18.58
0.667 930 248 18.67
0.750 930 279 18.75
0.833 930 310 18.83
0.917 930 341 18.92
1.000 930 372 19.00
1.083 930 403 19.08
1.167 930 434 19.17
1.250 930 465 19.25
1.333 930 488 19.33
1.417 930 512 19.42
1.500 930 535 19.50
1.583 930 558 19.58
1.667 930 581 19.67
1.750 930 605 19.75
1.833 930 628 19.83
1.917 930 651 19.92
2.000 930 674 20.00
2.083 930 698 20.08
2.167 930 721 20.17
2.250 930 744 20.25
2.333 930 767 20.33
2.417 930 791 20.42
2.500 930 814 20.50
2.583 930 837 20.58
2.667 930 860 20.67
2.750 930 884 20.75
2.833 930 907 20.83
2.917 930 930 20.92
3.000 930 953 21.00
3.083 930 1,031 21.08
3.167 930 1,108 21.17
3.250 930 1,186 21.25
3.333 930 1,263 21.33
3.417 930 1,341 21.42
3.500 930 1,418 21.50
BMP 1 Storage Curve
Depth (ft)Area (ft2)Volume (ft3)Elevation (ft)
3.583 930 1,496 21.58
3.667 930 1,573 21.67
3.750 930 1,651 21.75
3.833 930 1,728 21.83
3.917 930 1,806 21.92
4.000 930 1,883 22.00
4.083 930 1,961 22.08
4.167 930 2,038 22.17
4.250 930 2,116 22.25
4.333 930 2,193 22.33
4.417 930 2,271 22.42
4.500 930 2,348 22.50
4.583 930 2,426 22.58
4.667 930 2,503 22.67
4.750 930 2,581 22.75
4.833 930 2,658 22.83
4.917 930 2,736 22.92
5.000 930 2,813 23.00
5.083 930 2,891 23.08
5.167 930 2,968 23.17
5.250 930 3,046 23.25
5.333 930 3,123 23.33
5.417 930 3,201 23.42
5.500 930 3,278 23.50
5.583 930 3,356 23.58
5.667 930 3,433 23.67
5.750 930 3,511 23.75
5.833 930 3,588 23.83
5.917 930 3,666 23.92
6.000 930 3,743 24.00
6.083 930 3,821 24.08
6.167 930 3,898 24.17
6.250 930 3,976 24.25
6.333 930 4,053 24.33
6.417 930 4,131 24.42
6.500 930 4,208 24.50
Effective Depth:12.00 in
BMP 1 DISCHARGE RATING CURVE
Notes:
Diameter:0.500 inches Quantity:1 Quantity:1 h taken as total depth above the invert of the lowest discharge opening.
Quantity:1 Invert Elevation:1.00 ft Invert Elevation:1.50 ft Hw = height of slot/weir invert above basin bottom
Invert Elevation:0.000 ft Width:1.00 ft Length:12.00 ft
Type Vertical Height:2.00 in Hw:1023.50 ft
0.167 ft Type Sharp
Hw:1023.00 ft
Diameter:inches Quantity:Invert Elevation:2.00 ft Basin Footprint:sf
Quantity:Invert Elevation:ft Length:24.00 ft Infiltration Rate in/hr
Invert Elevation:ft Width:ft Breadth:5.00 ft Factor of Safety
Height:in Hw:1024.00 ft Design Infiltration Rate in/hr
0.000 ft Type Broad
Hw:1022.00 ft
Invert Elevation:1022.00 ft
Orifice
Discharge
Coefficient
Orifice Flow Weir Flow Q control (cfs)h/D
Orifice
Discharge
Coefficient
Orifice Flow Weir Flow Q control (cfs)
Orifice
Discharge
Coefficient
Orifice Flow
Weir
Discharge
Coefficient
Weir Flow Q control (cfs)
Orifice
Discharge
Coefficient
Orifice Flow
Weir
Discharge
Coefficient
Weir Flow Q control
(cfs)
Weir
Discharge
Coefficient
Q (cfs)
Weir
Discharge
Coefficient
Q (cfs)
1022.00 0.000 N/A N/A 0.000 0.000 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.000
1022.08 0.083 0.655 0.002 N/A 0.002 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.002
1022.17 0.167 0.655 0.003 N/A 0.003 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.003
1022.25 0.250 0.655 0.003 N/A 0.003 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.003
1022.33 0.333 0.655 0.004 N/A 0.004 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.004
1022.42 0.417 0.655 0.005 N/A 0.005 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.005
1022.50 0.500 0.655 0.005 N/A 0.005 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.005
1022.58 0.583 0.655 0.005 N/A 0.005 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.005
1022.67 0.667 0.655 0.006 N/A 0.006 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.006
1022.75 0.750 0.651 0.006 N/A 0.006 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.006
1022.83 0.833 0.648 0.006 N/A 0.006 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.006
1022.92 0.917 0.648 0.007 N/A 0.007 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.007
1023.00 1.000 0.646 0.007 N/A 0.007 N/A N/A N/A N/A N/A N/A N/A 3.270 0.000 0.000 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.007
1023.08 1.083 0.644 0.007 N/A 0.007 N/A N/A N/A N/A N/A N/A N/A 3.270 0.079 0.079 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.086
1023.17 1.167 0.643 0.008 N/A 0.008 N/A N/A N/A N/A N/A N/A N/A 3.270 0.222 0.222 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.230
1023.25 1.250 0.641 0.008 N/A 0.008 N/A N/A N/A N/A N/A 0.626 0.342 N/A N/A 0.342 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.350
1023.33 1.333 0.640 0.008 N/A 0.008 N/A N/A N/A N/A N/A 0.626 0.419 N/A N/A 0.419 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.427
1023.42 1.417 0.640 0.008 N/A 0.008 N/A N/A N/A N/A N/A 0.626 0.483 N/A N/A 0.483 N/A N/A N/A N/A N/A N/A N/A N/A N/A N/A 0.492
1023.50 1.500 0.638 0.008 N/A 0.008 N/A N/A N/A N/A N/A 0.625 0.540 N/A N/A 0.540 N/A N/A N/A N/A N/A 3.270 0.000 N/A N/A N/A 0.548
1023.58 1.583 0.637 0.009 N/A 0.009 N/A N/A N/A N/A N/A 0.624 0.590 N/A N/A 0.590 N/A N/A N/A N/A N/A 3.270 0.944 N/A N/A N/A 1.543
1023.67 1.667 0.636 0.009 N/A 0.009 N/A N/A N/A N/A N/A 0.624 0.637 N/A N/A 0.637 N/A N/A N/A N/A N/A 3.270 2.670 N/A N/A N/A 3.316
1023.75 1.750 0.635 0.009 N/A 0.009 N/A N/A N/A N/A N/A 0.623 0.680 N/A N/A 0.680 N/A N/A N/A N/A N/A 3.270 4.905 N/A N/A N/A 5.595
1023.83 1.833 0.634 0.009 N/A 0.009 N/A N/A N/A N/A N/A 0.623 0.722 N/A N/A 0.722 N/A N/A N/A N/A N/A 3.270 7.552 N/A N/A N/A 8.283
1023.92 1.917 0.634 0.010 N/A 0.010 N/A N/A N/A N/A N/A 0.622 0.759 N/A N/A 0.759 N/A N/A N/A N/A N/A 3.270 10.554 N/A N/A N/A 11.323
1024.00 2.000 0.633 0.010 N/A 0.010 N/A N/A N/A N/A N/A 0.622 0.797 N/A N/A 0.797 N/A N/A N/A N/A N/A 3.270 13.874 2.800 0.000 N/A 14.681
1024.08 2.083 0.632 0.010 N/A 0.010 N/A N/A N/A N/A N/A 0.622 0.832 N/A N/A 0.832 N/A N/A N/A N/A N/A 3.270 17.484 2.800 1.617 N/A 19.942
1024.17 2.167 0.631 0.010 N/A 0.010 N/A N/A N/A N/A N/A 0.622 0.866 N/A N/A 0.866 N/A N/A N/A N/A N/A 3.270 21.361 2.800 4.572 N/A 26.810
1024.25 2.250 0.631 0.010 N/A 0.010 N/A N/A N/A N/A N/A 0.622 0.898 N/A N/A 0.898 N/A N/A N/A N/A N/A 3.270 25.489 2.800 8.400 N/A 34.798
1024.33 2.333 0.630 0.010 N/A 0.010 N/A N/A N/A N/A N/A 0.621 0.929 N/A N/A 0.929 N/A N/A N/A N/A N/A 3.270 29.854 2.860 13.210 N/A 44.003
1024.42 2.417 0.630 0.011 N/A 0.011 N/A N/A N/A N/A N/A 0.621 0.959 N/A N/A 0.959 N/A N/A N/A N/A N/A 3.270 34.442 2.920 18.849 N/A 54.260
1024.50 2.500 0.630 0.011 N/A 0.011 N/A N/A N/A N/A N/A 0.620 0.988 N/A N/A 0.988 N/A N/A N/A N/A N/A 3.270 39.245 3.000 25.456 N/A 65.699
LOWER WEIR EMERGENCY WEIR
Q inf
(cfs)
Q TOTAL
(cfs)
Infiltration
UPPER SLOT
Elevation
(ft)
Lowest Orifice Lower Slot Lower Weir
Upper Orifice Upper Slot Emergency Weir
Absolute Invert Elevation of Lowest Discharge Opening
h
(ft)
LOWEST ORIFICE UPPER ORIFICE LOWER SLOT
0.000
0.500
1.000
1.500
2.000
2.500
3.000
0.000 10.000 20.000 30.000 40.000 50.000 60.000 70.000
St
a
g
e
(
f
t
)
Discharge (cfs)
Rating Curve
BMP_1
ABMP 930.0 sq-ft
Cg 0.61
Dorif 0.625 in
Aorif 0.00213 sq-ft
CSWMM 0.1399 s-(in)^0.5/h
0.011265 cfs
Hgravel 1.166667 ft
Hgravel 14 in
Hsoil 1.75 ft
Hsoil 21 in
Hsurface 1 ft
Hsurface 12 in
Hdesign-SWMM 3.917 ft
47 in
Hdesign 3.891 ft
46.6875 in
Qorif-classic 0.02064 cfs
Qorif-SWMM 0.02064 cfs
Qdiversion 0.02064 cfs
Qorif-classic 0.02057 cfs
Qorif-SWMM 0.02057 cfs
Using
Hdesign-SWMM
Using
Hdesign
[TITLE]
;;Project Title/Notes
MS Mountain View, Building 1
Hydromodification Management Plan
Existing Condition
[OPTIONS]
;;Option Value
FLOW_UNITS CFS
INFILTRATION GREEN_AMPT
FLOW_ROUTING KINWAVE
LINK_OFFSETS DEPTH
MIN_SLOPE 0
ALLOW_PONDING NO
SKIP_STEADY_STATE NO
START_DATE 01/05/1974
START_TIME 00:00:00
REPORT_START_DATE 01/05/1974
REPORT_START_TIME 00:00:00
END_DATE 07/29/2012
END_TIME 23:00:00
SWEEP_START 01/01
SWEEP_END 12/31
DRY_DAYS 0
REPORT_STEP 01:00:00
WET_STEP 01:00:00
DRY_STEP 01:00:00
ROUTING_STEP 0:01:00
RULE_STEP 00:00:00
INERTIAL_DAMPING PARTIAL
NORMAL_FLOW_LIMITED BOTH
FORCE_MAIN_EQUATION H‐W
VARIABLE_STEP 0.75
LENGTHENING_STEP 0
MIN_SURFAREA 12.557
MAX_TRIALS 8
HEAD_TOLERANCE 0.005
SYS_FLOW_TOL 5
LAT_FLOW_TOL 5
MINIMUM_STEP 0.5
THREADS 1
[EVAPORATION]
;;Data Source Parameters
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
MONTHLY 0.047 0.076 0.091 0.130 0.155 0.192 0.171 0.127 0.086 0.051 0.040 0.041
DRY_ONLY NO
[RAINGAGES]
;;Name Format Interval SCF Source
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐ ‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
TEMECULA_VALLEY INTENSITY 1:00 1.0 TIMESERIES TEMECULA_VALLEY
[SUBCATCHMENTS]
;;Name Rain Gage Outlet Area %Imperv Width %Slope CurbLen SnowPack
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads TEMECULA_VALLEY POC‐1 0.725 0 316 2 0
DMA_1_Slopes TEMECULA_VALLEY DMA_1_Pads 0.158 0 343 40 0
[SUBAREAS]
;;Subcatchment N‐Imperv N‐Perv S‐Imperv S‐Perv PctZero RouteTo PctRouted
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 0.012 0.05 0.05 0.1 25 OUTLET
DMA_1_Slopes 0.012 0.05 0.05 0.1 25 OUTLET
[INFILTRATION]
;;Subcatchment Param1 Param2 Param3 Param4 Param5
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 7.2 0.0525 0.31
DMA_1_Slopes 7.2 0.0525 0.31
[OUTFALLS]
;;Name Elevation Type Stage Data Gated Route To
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
POC‐1 0 FREE NO
[TIMESERIES]
;;Name Date Time Value
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
TEMECULA_VALLEY FILE "X:\ENGR\HMP\SWMM\Rain Gages\Temecula Valley\SWMM_TemeculaValley_Hourly.txt"
[REPORT]
;;Reporting Options
SUBCATCHMENTS ALL
NODES ALL
LINKS ALL
[TAGS]
[MAP]
DIMENSIONS 2182.681359 6021.851375 2183.279716 6040.229030
Units Degrees
[COORDINATES]
;;Node X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
POC‐1 2182.346120 6029.689506
[VERTICES]
;;Link X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
[Polygons]
;;Subcatchment X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 2182.349244 6034.276834
DMA_1_Slopes 2181.246986 6035.519380
[SYMBOLS]
;;Gage X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
TEMECULA_VALLEY 2182.754161 6037.224397
EPA STORM WATER MANAGEMENT MODEL ‐ VERSION 5.1 (Build 5.1.015)
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
MS Mountain View, Building 1
Hydromodification Management Plan
Existing Condition
*********************************************************
NOTE: The summary statistics displayed in this report are
based on results found at every computational time step,
not just on results from each reporting time step.
*********************************************************
****************
Analysis Options
****************
Flow Units ............... CFS
Process Models:
Rainfall/Runoff ........ YES
RDII ................... NO
Snowmelt ............... NO
Groundwater ............ NO
Flow Routing ........... NO
Water Quality .......... NO
Infiltration Method ...... GREEN_AMPT
Starting Date ............ 01/05/1974 00:00:00
Ending Date .............. 07/29/2012 23:00:00
Antecedent Dry Days ...... 0.0
Report Time Step ......... 01:00:00
Wet Time Step ............ 01:00:00
Dry Time Step ............ 01:00:00
************************** Volume Depth
Runoff Quantity Continuity acre‐feet inches
************************** ‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐
Total Precipitation ...... 44.601 606.130
Evaporation Loss ......... 0.479 6.507
Infiltration Loss ........ 35.991 489.125
Surface Runoff ........... 9.477 128.799
Final Storage ............ 0.000 0.000
Continuity Error (%) ..... ‐3.019
************************** Volume Volume
Flow Routing Continuity acre‐feet 10^6 gal
************************** ‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐
Dry Weather Inflow ....... 0.000 0.000
Wet Weather Inflow ....... 9.477 3.088
Groundwater Inflow ....... 0.000 0.000
RDII Inflow .............. 0.000 0.000
External Inflow .......... 0.000 0.000
External Outflow ......... 9.477 3.088
Flooding Loss ............ 0.000 0.000
Evaporation Loss ......... 0.000 0.000
Exfiltration Loss ........ 0.000 0.000
Initial Stored Volume .... 0.000 0.000
Final Stored Volume ...... 0.000 0.000
Continuity Error (%) ..... 0.000
***************************
Subcatchment Runoff Summary
***************************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Total Total Total Total Imperv Perv Total Total Peak Runoff
Precip Runon Evap Infil Runoff Runoff Runoff Runoff Runoff Coeff
Subcatchment in in in in in in in 10^6 gal CFS
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 606.13 30.04 6.58 490.30 0.00 156.87 156.87 3.09 0.94 0.247
DMA_1_Slopes 606.13 0.00 6.19 483.72 0.00 137.83 137.83 0.59 0.19 0.227
Analysis begun on: Mon Mar 29 13:35:44 2021
Analysis ended on: Mon Mar 29 13:36:05 2021
Total elapsed time: 00:00:21
[TITLE]
;;Project Title/Notes
MS Mountain View, Building 1
Hydromodification Management Plan
Proposed Condition
[OPTIONS]
;;Option Value
FLOW_UNITS CFS
INFILTRATION GREEN_AMPT
FLOW_ROUTING KINWAVE
LINK_OFFSETS DEPTH
MIN_SLOPE 0
ALLOW_PONDING NO
SKIP_STEADY_STATE NO
START_DATE 01/05/1974
START_TIME 00:00:00
REPORT_START_DATE 01/05/1974
REPORT_START_TIME 00:00:00
END_DATE 07/29/2012
END_TIME 23:00:00
SWEEP_START 01/01
SWEEP_END 12/31
DRY_DAYS 0
REPORT_STEP 01:00:00
WET_STEP 01:00:00
DRY_STEP 01:00:00
ROUTING_STEP 0:01:00
RULE_STEP 00:00:00
INERTIAL_DAMPING PARTIAL
NORMAL_FLOW_LIMITED BOTH
FORCE_MAIN_EQUATION H‐W
VARIABLE_STEP 0.75
LENGTHENING_STEP 0
MIN_SURFAREA 12.557
MAX_TRIALS 8
HEAD_TOLERANCE 0.005
SYS_FLOW_TOL 5
LAT_FLOW_TOL 5
MINIMUM_STEP 0.5
THREADS 1
[EVAPORATION]
;;Data Source Parameters
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
MONTHLY 0.047 0.076 0.091 0.130 0.155 0.192 0.171 0.127 0.086 0.051 0.040 0.041
DRY_ONLY NO
[RAINGAGES]
;;Name Format Interval SCF Source
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐ ‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
TEMECULA_VALLEY INTENSITY 1:00 1.0 TIMESERIES TEMECULA_VALLEY
[SUBCATCHMENTS]
;;Name Rain Gage Outlet Area %Imperv Width %Slope CurbLen SnowPack
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads TEMECULA_VALLEY BMP_1 0.700 91 632 2 0
BMP_1 TEMECULA_VALLEY SURF_1 0.021350 0 10 0 0
DMA_1_Slopes TEMECULA_VALLEY DMA_1_Pads 0.158 0 343 40 0
[SUBAREAS]
;;Subcatchment N‐Imperv N‐Perv S‐Imperv S‐Perv PctZero RouteTo PctRouted
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 0.012 0.05 0.05 0.1 25 OUTLET
BMP_1 0.012 0.05 0.05 0.1 25 OUTLET
DMA_1_Slopes 0.012 0.05 0.05 0.1 25 OUTLET
[INFILTRATION]
;;Subcatchment Param1 Param2 Param3 Param4 Param5
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 1.5 0.3 0.33 7 0
BMP_1 1.5 0.3 0.33 7 0
DMA_1_Slopes 7.2 0.0525 0.31 7 0
[LID_CONTROLS]
;;Name Type/Layer Parameters
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
BMP_1 BC
BMP_1 SURFACE 12 0 0 0 5
BMP_1 SOIL 21 0.4 0.2 0.1 5 5 1.5
BMP_1 STORAGE 14 0.67 0 0
BMP_1 DRAIN 0.1610 0.5 3 6 0 0
[LID_USAGE]
;;Subcatchment LID Process Number Area Width InitSat FromImp ToPerv RptFile DrainTo FromPerv
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
BMP_1 BMP_1 1 930.01 10 0 100 0 * POC‐1 100
[OUTFALLS]
;;Name Elevation Type Stage Data Gated Route To
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
POC‐1 0 FREE NO
[STORAGE]
;;Name Elev. MaxDepth InitDepth Shape Curve Name/Params N/A Fevap Psi Ksat IMD
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐
SURF_1 0 2.5 0 TABULAR SURF_1 0 1
[OUTLETS]
;;Name From Node To Node Offset Type QTable/Qcoeff Qexpon Gated
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐
OUT_1 SURF_1 POC‐1 0 TABULAR/DEPTH OUT_1 NO
[CURVES]
;;Name Type X‐Value Y‐Value
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
OUT_1 Rating 0.000 0.000
OUT_1 0.083 0.002
OUT_1 0.167 0.003
OUT_1 0.250 0.003
OUT_1 0.333 0.004
OUT_1 0.417 0.005
OUT_1 0.500 0.005
OUT_1 0.583 0.005
OUT_1 0.667 0.006
OUT_1 0.750 0.006
OUT_1 0.833 0.006
OUT_1 0.917 0.007
OUT_1 1.000 0.007
OUT_1 1.083 0.086
OUT_1 1.167 0.230
OUT_1 1.250 0.350
OUT_1 1.333 0.427
OUT_1 1.417 0.492
OUT_1 1.500 0.548
OUT_1 1.583 1.543
OUT_1 1.667 3.316
OUT_1 1.750 5.595
OUT_1 1.833 8.283
OUT_1 1.917 11.323
OUT_1 2.000 14.681
OUT_1 2.083 19.942
OUT_1 2.167 26.810
OUT_1 2.250 34.798
OUT_1 2.333 44.003
OUT_1 2.417 54.260
OUT_1 2.500 65.699
;
SURF_1 Storage 0 930
SURF_1 2.5 930
[TIMESERIES]
;;Name Date Time Value
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐
TEMECULA_VALLEY FILE "X:\ENGR\HMP\SWMM\Rain Gages\Temecula Valley\SWMM_TemeculaValley_Hourly.txt"
[REPORT]
;;Reporting Options
SUBCATCHMENTS ALL
NODES ALL
LINKS ALL
[TAGS]
[MAP]
DIMENSIONS 191.920 4920.830 1021.827 5718.627
Units None
[COORDINATES]
;;Node X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
POC‐1 760.149 4957.093
SURF_1 759.940 5158.889
[VERTICES]
;;Link X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
[Polygons]
;;Subcatchment X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 758.437 5568.928
DMA_1_Pads 758.437 5568.928
BMP_1 759.940 5369.356
DMA_1_Slopes 656.259 5626.828
[SYMBOLS]
;;Gage X‐Coord Y‐Coord
;;‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
TEMECULA_VALLEY 751.625 5690.405
EPA STORM WATER MANAGEMENT MODEL ‐ VERSION 5.1 (Build 5.1.015)
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
MS Mountain View, Building 1
Hydromodification Management Plan
Proposed Condition
*********************************************************
NOTE: The summary statistics displayed in this report are
based on results found at every computational time step,
not just on results from each reporting time step.
*********************************************************
****************
Analysis Options
****************
Flow Units ............... CFS
Process Models:
Rainfall/Runoff ........ YES
RDII ................... NO
Snowmelt ............... NO
Groundwater ............ NO
Flow Routing ........... YES
Ponding Allowed ........ NO
Water Quality .......... NO
Infiltration Method ...... GREEN_AMPT
Flow Routing Method ...... KINWAVE
Starting Date ............ 01/05/1974 00:00:00
Ending Date .............. 07/29/2012 23:00:00
Antecedent Dry Days ...... 0.0
Report Time Step ......... 01:00:00
Wet Time Step ............ 01:00:00
Dry Time Step ............ 01:00:00
Routing Time Step ........ 60.00 sec
************************** Volume Depth
Runoff Quantity Continuity acre‐feet inches
************************** ‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐
Initial LID Storage ...... 0.004 0.051
Total Precipitation ...... 44.417 606.130
Evaporation Loss ......... 4.076 55.620
Infiltration Loss ........ 9.607 131.100
Surface Runoff ........... 10.152 138.535
LID Drainage ............. 22.243 303.540
Final Storage ............ 0.004 0.051
Continuity Error (%) ..... ‐3.739
************************** Volume Volume
Flow Routing Continuity acre‐feet 10^6 gal
************************** ‐‐‐‐‐‐‐‐‐ ‐‐‐‐‐‐‐‐‐
Dry Weather Inflow ....... 0.000 0.000
Wet Weather Inflow ....... 32.395 10.556
Groundwater Inflow ....... 0.000 0.000
RDII Inflow .............. 0.000 0.000
External Inflow .......... 0.000 0.000
External Outflow ......... 32.316 10.531
Flooding Loss ............ 0.000 0.000
Evaporation Loss ......... 0.074 0.024
Exfiltration Loss ........ 0.000 0.000
Initial Stored Volume .... 0.000 0.000
Final Stored Volume ...... 0.000 0.000
Continuity Error (%) ..... 0.015
********************************
Highest Flow Instability Indexes
********************************
All links are stable.
*************************
Routing Time Step Summary
*************************
Minimum Time Step : 60.00 sec
Average Time Step : 60.00 sec
Maximum Time Step : 60.00 sec
Percent in Steady State : 0.00
Average Iterations per Step : 1.00
Percent Not Converging : 0.00
***************************
Subcatchment Runoff Summary
***************************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Total Total Total Total Imperv Perv Total Total Peak Runoff
Precip Runon Evap Infil Runoff Runoff Runoff Runoff Runoff Coeff
Subcatchment in in in in in in in 10^6 gal CFS
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
DMA_1_Pads 606.13 31.11 49.04 55.51 553.97 2.30 556.26 10.57 0.94 0.873
BMP_1 606.13 18238.15 637.17 0.00 0.00 0.00 18207.90 10.56 0.94 0.966
DMA_1_Slopes 606.13 0.00 6.19 483.72 0.00 137.83 137.83 0.59 0.19 0.227
***********************
LID Performance Summary
***********************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Total Evap Infil Surface Drain Initial Final Continuity
Inflow Loss Loss Outflow Outflow Storage Storage Error
Subcatchment LID Control in in in in in in in %
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
BMP_1 BMP_1 18844.28 637.19 0.00 5706.06 12502.43 2.10 2.10 ‐0.01
******************
Node Depth Summary
******************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Average Maximum Maximum Time of Max Reported
Depth Depth HGL Occurrence Max Depth
Node Type Feet Feet Feet days hr:min Feet
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
POC‐1 OUTFALL 0.00 0.00 0.00 0 00:00 0.00
SURF_1 STORAGE 0.01 1.53 23.53 1461 00:02 1.53
*******************
Node Inflow Summary
*******************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Maximum Maximum Lateral Total Flow
Lateral Total Time of Max Inflow Inflow Balance
Inflow Inflow Occurrence Volume Volume Error
Node Type CFS CFS days hr:min 10^6 gal 10^6 gal Percent
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
POC‐1 OUTFALL 0.02 0.94 1461 00:02 7.25 10.5 0.000
SURF_1 STORAGE 0.92 0.92 1461 00:01 3.31 3.31 0.047
*********************
Node Flooding Summary
*********************
No nodes were flooded.
**********************
Storage Volume Summary
**********************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Average Avg Evap Exfil Maximum Max Time of Max Maximum
Volume Pcnt Pcnt Pcnt Volume Pcnt Occurrence Outflow
Storage Unit 1000 ft3 Full Loss Loss 1000 ft3 Full days hr:min CFS
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
SURF_1 0.013 1 1 0 1.424 61 1461 00:02 0.92
***********************
Outfall Loading Summary
***********************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Flow Avg Max Total
Freq Flow Flow Volume
Outfall Node Pcnt CFS CFS 10^6 gal
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
POC‐1 6.84 0.02 0.94 10.530
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
System 6.84 0.02 0.94 10.530
********************
Link Flow Summary
********************
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
Maximum Time of Max Maximum Max/ Max/
|Flow| Occurrence |Veloc| Full Full
Link Type CFS days hr:min ft/sec Flow Depth
‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐‐
OUT_1 DUMMY 0.92 1461 00:02
*************************
Conduit Surcharge Summary
*************************
No conduits were surcharged.
Analysis begun on: Fri Jun 4 16:00:38 2021
Analysis ended on: Fri Jun 4 16:01:10 2021
Total elapsed time: 00:00:32
42 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Attachment 2g: Hydromodification Offsite Alternative Compliance
Participation Form
Refer to Chapter 1.8
Onsite Project Information
Record ID:
Assessor's Parcel Number(s) [APN(s)]
Quantity of Hydromodification Debits or Credits (DCIA)
☐ Debits
☐ Credits
*See Attachment 1 of the PDP WQMP
Offsite Project Information – Projects providing or receiving credits (add rows as needed)
Record ID: APN(s) Project Owner/Address Credit/Debit Quantity (DCIA)
1. ☐ Credit
☐ Debit
2. ☐ Credit
☐ Debit
3. ☐ Credit
☐ Debit
4. ☐ Credit
☐ Debit
5. ☐ Credit
☐ Debit
6. ☐ Credit
☐ Debit
Total sum of Credits and Debits (∑Credits -∑Debits) (DCIA)
Additional Information
Are offsite projects in the same credit trading area as the onsite project? ☐ Yes
☐ No
Do offsite projects discharge directly to the same susceptible stream reach as
the onsite project? (required for certain hydromodification scenarios) ☐ Yes
☐ No
Will projects providing credits be completed prior to completion of projects
receiving credits?
☐ Yes
☐ No
Are all deficits accounted for?
If No, onsite and offsite projects must be redesigned to account for all deficits. ☐ Yes
☐ No
Provide supporting WQE calculations as part of this attachment.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 43
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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44 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
ATTACHMENT 3
Structural BMP Maintenance Information
Indicate which Items are Included behind this cover sheet:
Maintenance Responsibility has been assigned to:
☒ Property Owner
☐ Special District
☐ City of Temecula
☐ Attachment 3 is not required because the project does not propose structural BMPs
☐ Not applicable at this time – Discretionary Project
Attachment
Sequence Contents Checklist
Attachment 3 Standard Structural BMP Water
Quality Management Plan Operation
and Maintenance Agreement (BMP
Design Manual Appendix A.3)
☒ Included
☐ Signed, Notarized, and
Recorded*
☐ City Maintained – Do Not
Record, must be reviewed &
accepted by City Maintenance
Dept.
Exhibit A Legal Description ☒ Included
Exhibit B Individual Structural BMP DMA
Mapbook (WQMP Exhibits)
☒ Included
☒ Place each map on 8.5”x11”
paper
☒ BMP Site layout – Clearly
depict location of each BMP
☒ Legible construction details of
each BMP.
Exhibit C Structural BMP Maintenance Plan
(Required)
☒ Included
See Structural BMP Maintenance
Information Checklist on the back of
this Attachment cover sheet.
Exhibit D Structural BMP Design Fact Sheets
(Appendix E)
☒ Included
Note* Do not notarize & record until City staff has reviewed and approved the final Water
Quality Management Plan Operation and Maintenance Agreement.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 45
Template Date: September 26, 2019 Preparation Date: June 4, 2021
This page was left intentionally blank.
46 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
Use this checklist to ensure the required information has been included in the
Structural BMP Maintenance Plan Exhibit:
Attachment 3 Exhibit C must identify:
☒ Purpose of the Operation and Maintenance Manual
☒ General description and function of all Structural BMPs implemented
☒ Inspection & Maintenance Documentation. Refer to Chapter 7.4
☒ Inspection, Maintenance, & Reporting Frequency: Refer to Chapter 7.5
☒ Measures to Control Maintenance Costs. Refer to Chapter 7.6
☒ Maintenance indicators and actions for structural BMP(s). Refer to Chapter 7.7
☐ Structural BMP Life Cycle Cost Analysis including Inspection, Maintenance,
documentation, reporting, and replacement.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 47
Template Date: September 26, 2019 Preparation Date: June 4, 2021
This page was left intentionally blank.
Page 2
Water Quality Management Plan
Operation and Maintenance Agreement
Property Owner Name: MS-MOUNTAIN VIEW, LLC
Property Owner Mailing Address: 16130 Ventura Blvd. #510, Encino CA 91436
Project Address or Location: Parcel Map No. 21382 in the City of Temecula, County
of Riverside, State of California
Project's Assessor Parcel Number: 909-290-001
This Operation and Maintenance Agreement (Agreement) is made in The City of
Temecula (City), a municipal agency, located in the County of Riverside, State of
California, by (insert property owner) MS-Mountain View, LLC (Owner), this (insert day)
21 of (insert month and year) May 2021
WHEREAS, the Owner owns real property (Property) as described in Exhibit "A" and
depicted in Exhibit "B", each of which exhibit is attached hereto and incorporated by
reference, and has proposed that the Property be developed in accordance with
governmental approvals issued by the City and other agencies having jurisdiction over
the Property;
WHEREAS, at the time of initial approval of the development project (Project) known as
(insert name of project) MS-Mountain View (Parcel Map No. 21382) – Parcel 1
within the Property, the City required the Project to generate a Water Quality
Management Plan (WQMP). The WQMP describes how the Project proposes to remove
pollutants and minimize any adverse impacts from the discharge of storm water and non-
storm water runoff generated as a result of the Project, and includes structural and non-
structural treatment devices, also known as "Best Management Practices" (BMPs), that
will be constructed, or installed, or implemented for this purpose. The precise location(s)
of these BMPs are depicted in the WQMP, on file with the City;
WHEREAS, the Owner signed and certified the WQMP and accepted the requirement to
routinely inspect, clean, maintain, repair, reconstruct, and replace the BMPs associated
with the Project in order to retain their original intent and effectiveness;
WHEREAS, this Agreement is transferable onto subsequent owners, heirs, executors,
administrators, representatives, and assigns (collectively "Successors") of this Property,
Project, and all associated BMPs;
WHEREAS, the Owner and Successors are aware that such operation and maintenance
requirements are in accordance with, and enforceable under, the City's Municipal Code
and State and Federal environmental laws regulating the discharge of pollutants in storm
water and non-stormwater runoff, and may also require compliance with Local, State,
and Federal laws and regulations pertaining to confined space entry and waste disposal
methods in effect at the time such maintenance occurs;
Page 3
NOW THEREFORE, the Owner and Successors shall be subject to the following
conditions:
1. This Agreement shall be recorded in the Office of the Recorder of Riverside
County, California, at the expense of the Owner and shall constitute notice to the
Owner and all Successors of the title to said Property of the obligations required
by this Agreement. This Agreement shall also be accompanied by a copy of an
'Operation and Maintenance Manual', included in Exhibit "C", providing detailed
instructions on how and when each treatment BMP proposed for construction, or
installation, or implementation must be inspected, cleaned, maintained, repaired,
reconstructed, and replaced, if necessary, (collectively "Maintained") in order to
retain their original intent and effectiveness.
2. Owner shall, at their sole cost, expense, and liability, routinely maintain all BMPs
in a manner assuring peak performance at all times without request or demand
from the City or other agency. All reasonable precautions shall be exercised in the
removal of any material(s) from the BMPs and the ultimate disposal of the
material(s) in a manner consistent with all relevant laws and regulations in effect
at the time of the recording of this Agreement. As may be requested from time to
time by the City, the Owner shall provide the City with documentation identifying
the inspections, maintenance activities, material(s) and quantity(ies) removed,
and disposal destinations.
3. Owner hereby provides the City complete access at any time and of any duration
during business hours to the BMPs, their immediate vicinity, and all legally
accessible areas draining to them upon reasonable notice, or in case of
emergency as determined by the City without advance notice, for the purpose of
inspecting the BMPs and/or sampling runoff into and/or from the BMPs. The City
shall make every effort to minimize interference with the Owner's use of the
Property during these inspections and sampling activities.
4. In the event the Owner fails to accomplish the necessary operation and
maintenance obligations required by this Agreement, the Owner hereby
authorizes the City to perform any maintenance necessary to restore the BMPs to
their original intent and effectiveness. Owner shall reimburse all expenses
associated with the City's maintenance activities to the City, including
administrative costs, attorney fees, and interest thereon at the maximum rate
authorized by the Civil Code. The City may also opt to use the proceeds from any
securities posted for the project, or place a lien on the Property in such amount as
will fully reimburse the City, to pay for such maintenance in order to guarantee the
continued performance of the BMPs.
5. Owner shall notify any successor to title of all or part of the Property about the
existence of this Agreement and provide such notice and a copy of this
Agreement prior to such Successor obtaining an interest in all or part of the
Property.
EXHIBIT A
Legal Description of Property
PARCEL 1 OF PARCEL MAP NO. 21382 AS SHOWN IN PMB 161 ON PAGE 47-50 ON
FILE IN THE COUNTY OF RIVERSIDE
EXHIBIT B
WQMP Exhibits
Exhibits shall include: a) a BMP site layout that clearly depicts the
location of each BMP, and b) legible construction details of each BMP.
Ensure all exhibits are 8.5"X11". Do not include color exhibits.
AVENIDA ALVARADO
PERMANENT BMPs
MS MOUNTAIN VIEW
EXHIBIT "B"
OPERATION AND MAINTENANCE PLAN
BMP-1-1
BIOFILTRATION
BMP (BASIN)
LEGEND
SHEET 1 0F 4
AVENIDA ALVARADO
PERMANENT BMPs
MS MOUNTAIN VIEW
EXHIBIT "B"
OPERATION AND MAINTENANCE PLAN
BMP-1-1
BIOFILTRATION
BMP (BASIN)
LEGEND
SHEET 2 0F 4
PERMANENT BMPs
MS MOUNTAIN VIEW
EXHIBIT "B"
OPERATION AND MAINTENANCE PLAN
SHEET 3 OF 4
LINED BIOFILTRATION BASIN CROSS SECTION
BMP-1-1
PERMANENT BMPs
MS MOUNTAIN VIEW
EXHIBIT "B"
OPERATION AND MAINTENANCE PLAN
SHEET 4 0F 4
BIOFILTRATION SOIL MEDIA COMPOSITION
EXHIBIT C
Operation and Maintenance Manual
Operation and Maintenance Manual
Below are specific details about the proposed biofiltration BMP (structural BMP) for the
project. Other relevant project-specific site design and source control BMPs are summarized
in the Operation and Maintenance (O&M) Plan summary table following the narrative.
1. Purpose of the Biofiltration BMP Maintenance Manual
The purpose of this manual is to provide maintenance instructions for the biofiltration BMP
(Basin) located along the northerly edge of the site. The biofiltration BMP is a pollution
control device designed to treat urban runoff from the project before it enters in to the
downstream storm drain systems located downstream. Regular maintenance will help to
ensure that the biofiltration BMP functions as it has been designed.
This manual will serve as a reference guide and filed manual to assist the property owner
with:
· An overview of the biofiltration BMPs (basins) and how It functions
· A description of the location of biofiltration BMPs
· An understanding of the procedures required to effectively maintain the biofiltration
BMPs on a regular basis
· Reproducible copies of the forms, logs and guidance sheets necessary for recording
maintenance activities associated with the structural BMPs.
2. General Description and function of the biofiltration BMPs (basins)
The biofiltration BMPs are in the form of basins comprised of layers of porous materials,
including the bioretention soil mix (BSM), choker layer, and gravel layer, that allow
collective urban runoff to be treated through the BSM while allowing some incidental
infiltration into the ground (where applicable and as recommended by the geotechnical
engineer). From the top to the bottom of the biofiltration BMP section, the porous materials
consist of
· Ponding depth, per the site plan
· Varying depth layer of mulch (minimum depth of 3")
· Bioretention Soil Mix (BSM), per the site plan and consistent with the specification in
the City of Temecula BMP Design Manual
· Choker Layer – Clean Washed ASTM No. 33 Gravel (Typically 3”)
· Choker Layer – ASTM No. 8 (Typically 3”)
· Gravel Reservoir Layer – ASTM No. 57 Open Graded Stone – This typically includes
3” of “dead storage” layer at the bottom.
· Impermeable liner on the sides of the Basin (where applicable and as recommended
by the geotechnical engineer)
A perforated PVC will be installed (where applicable) within the Gravel Reservoir Layer. This
pipe connects to a storm drain outlet junction box and serves to provide a positive outlet for
collected. This prevents standing water from occurring in the biofiltration BMPs, which in
turn could create vector concerns.
Pollution is mitigated through filtration/infiltration of runoff into the porous materials
(specifically bioretention soil mix) within the biofiltration BMP and ultimately through
incidental infiltration in to the ground below (where applicable and as recommended by the
geotechnical engineer).
3. Maintenance Responsibility
As described in the agreement narrative section, MS-Mountain View, LLC is expected to be
responsible for long-term maintenance of the proposed biofiltration BMP and other relevant
site design and source control BMPs on-site. The goal in maintaining the biofiltration BMPs
is to ensure that effective pollutant control (treatment) is occurring prior to discharging to the
downstream storm drain system. Regular inspection and replacement of materials within the
biofiltration BMPs once they become ineffective in performing as designed are the major
components in the maintenance program. In order to achieve this, the following general
procedures shall be followed:
· Qualified maintenance personnel should periodically inspect the biofiltration BMPs at
least twice a year. The first Inspection should happen prior to August 1 and the
subsequent inspection should happen during the period between February 1 and
March 31.
· If a problem is identified, it should be rectified as soon as possible to ensure that the
biofiltration BMP functions as designed.
· Regular removal of trash and debris should occur as needed. Trash and debris, visible
along the surface of the biofiltration BMPs shall be promptly removed.
Detailed maintenance procedures are outlined in section 5.
4. Maintenance Indicators and Activities
Functional Maintenance:
Regular functional maintenance is required to ensure that the biofiltration BMPs perform in
an effective manner. Functional maintenance consists of both preventative and corrective
activities. Logs and guidance sheets are contained herein to use in recording vital
information while performing operation Inspection and other biofiltration BMP maintenance
activities. Maintenance records shall be maintained by the property owner for a minimum of
five years. The proper use and subsequent storage of these records will assure the City of
Temecula that the biofiltration BMPs are functioning as designed.
Preventative Maintenance:
Preventative maintenance shall be performed on a regular basis. Checklists are included
herein to track and record preventative maintenance activities. These activities include trash
and debris removal' and sediment management.
Trash and debris removal shall be performed to ensure that runoff has adequate surface
area to filtrate through the various layers that comprise the cross section of the biofiltration
BMP.
Sediment management will occur when testing indicates that the filtration/infiltration rate has
diminished below the stated acceptable rate. ·
Corrective Maintenance:
Corrective maintenance will be required on an emergency or non-routine basis to correct
problems and restore the intended operation and safe function of the biofiltration BMP.
Biofiltration BMP Maintenance
· Inspect a minimum of twice a year, before and after the rainy season, after large
storms or more frequently as needed.
· Clean the biofiltration BMPs when the loss of filtration/infiltrative capacity (within the
bioretention soil mix) is observed. When the standing water is present for a period of
time in excess of 72 hours, removal of sediment may be necessary and/or after a
certain period pending routine maintenance (after ~8 to 10 years), the bioretention soil
mix may require partial/full replacement. This is an expensive activity and the need for
it may be minimized through the prevention of upstream erosion.
· Control mosquitoes as necessary.
· Remove litter and debris from surface as required.
Operation and Maintenance (O&M) Plan has been summarized in a tabular format and
provided in the next page. This O&M Plan table also includes columns to keep track of
ongoing inspection and maintenance as well as the comment/note sections.
PERMANENT BMP OPERATION AND MAINTENANCE (O&M) PLAN - SUMMARY
PROJECT NAME:
SITE ADDRESS:
APN:
INSPECTION FREQUENCY INDICATIONS FOR MAINTENANCE
MAINTENANCE
FREQUENCY OPERATION AND MAINTENANCE ACTIVITIES
PARTIES
RESPONSIBLE
FOR
MAINTENANCE
AND FUNDING
SITE DESIGN LANDSCAPED
AREAS
THE ON-SITE LANDSCAPED AREAS
SHALL BE MONITORED MONTHLY.
THE LANDSCAPING AREAS
SHOULD BE MAINTAINED IF
EROSION IN THE FORM OF RILLS
OR GULLIES, PONDING WATER,
BARE AREAS, ANIMAL BURROWS,
HOLES, MOUNDS AND TRASH ARE
OBSERVED.
1. AS DETERMINED
BY INSPECTION
AND MAINTENANCE
INDICATORS; AND
2. ON OR BEFORE
SEPTEMBER 30TH.
1. FILL AND COMPACT AREAS OF RUTS, RILLS, OR GULLIES;
2. RE-SEED AND/OR PLANT SLOPES AND AREAS EXPOSED SOILS; AND
3. ROUTINE MOWING AND TRIMMING; MANICURE LANDSCAPING ROUTINELY; AND
4. REMOVE CLIPPING, TRASH/DEBRIS.
SOURCE
CONTROL
EFFECTIVE
IRRIGATION
SYSTEM
THE EFFECTIVE IRRIGATION SYSTEM
SHALL BE MONITORED MONTHLY.
WHEN BROKEN SPRINKLER
HEADS, RAIN SHUTOFF DEVICES
AND FLOW REDUCERS ARE
OBSERVED; OR RUNNING
SPRINKLERS IN RAIN AREA
OBSERVED. IRRIGATION SYSTEMS
SHOULD BE CHECKED FOR
IRREGULAR FLOWS TO THE
LANDSCAPED AREAS WHEN
PONDING OR DRY SOIL OCCURS.
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
REPAIR AND/OR REPLACE THE BROKEN AND/OR MALFUNCTIONING PARTS OF
IRRIGATION SYSTEM (IRRIGATION APPURTENANCES).
SOURCE
CONTROL
INTEGRATED
PEST
MANAGEMENT
THE INSPECTOR SHALL CHECK FOR
INDICATIONS OF THE PRESENTS OF
PESTS ON-SITE MONTHLY.
WHEN THE PEST OR PESTS,
OBSERVED IN GREATEST
ABUNDANCE OR CAUSE THE MOST
OBSERVED SYMPTOMS, ARE
IDENTIFIED.
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
CHECK FREQUENTLY FOR PESTS, AND TREAT WITH A PESTICIDE ONLY WHEN A
PEST IS PRESENT, ETC.
SOURCE
CONTROL
PREVENTATIVE
STENCILING AND
SIGNAGE
(SC-A)
CURB INLETS SHALL BE INSPECTED
ANNUALLY.
WHEN FULLY OR PARTIALLY
ERASED SIGNS ARE OBSERVED;
WHEN DUMPING OF TRASH ARE
OBSERVED AT PUBLIC ACCESS
POINTS, BUILDING ENTRANCES,
PUBLIC PARKS, ETC.
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
1. REPLACE OR REPAINT THE STENCILS AND SIGNAGE SO THAT THEY ARE
LEGIBLE; AND
2. MAKE SURE THAT THEY ARE PLACED AT ALL REQUIRED LOCATIONS (I.E. - ALL
INLETS).
SOURCE
CONTROL
REFUSE AREAS
(SC-G)
REFUSE AREAS SHALL BE INSPECTED
WEEKLY.
1. AS DETERMINED BY
INSPECTION;
2. STANDING WATER IN REFUSE
AREA;
3. LOOSE TRASH OR DEBRIS;
4. LEAKED OR SPILLED
MATERIALS;
5. COMPROMISED FENCE, SCREEN,
GATE, WALL, BIN, LID OR ROOF
AWNING (WHERE APPLICABLE);
6. CRACKED OR COMPROMISED
PAVING OR OTHER FLAWED
SURFACE (AS APPLICABLE).
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
1. IF STANDING WATER IS OBSERVED IN THE AREA, DETERMINE THE WATER
SOURCE AND REMOVE THE SOURCE. ALLOW STANDING WATER TO
EVAPORATE. IF WATER DOES NOT EVAPORATE IN 48 HOURS, REDISTRIBUTE
THE WATER TO LANDSCAPE AREA(S). DO NOT DRAIN WATER TO STORM DRAIN
SYSTEM.
2. REMOVE AND PROPERLY DISPOSE LOOSE TRASH, DEBRIS AND LEAKED OR
SPILLED MATERIALS. USE APPROPRIATE SPILL CLEANUP MATERIAL AS
NECESSARY TO REMOVE ALL LEAKED AND SPILLED MATERIALS INCLUDING
MATERIALS ADHERED TO PAVEMENT. IDENTIFY AND REMOVE OR REPAIR THE
SOURCE OF ANY LEAKED OR SPILLED MATERIALS.
3. REPAIR THE FOLLOWING AS APPLICABLE: COMPROMISED FENCE, SCREEN,
GATE, WALL, BIN, LID OR ROOF AWNING (WHERE APPLICABLE), CRACKED OR
COMPROMISED PAVING OR OTHER FLOOR SURFACE (AS APPLICABLE).
SOURCE
CONTROL
INDUSTRIAL
PROCESSES
(SC-H)
VISUALLY INSPECTED ROUTINELY TO
MAKE SURE INDUSTRIAL PROCESSES
(IF APPLICABLE) SHALL BE PERFORMED
INDOORS.
WHEN INDUSTRIAL PROCESS ARE
OBSERVED OUTDOORS.
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
1. REVIEW EDUCATIONAL MATERIALS W/ OPERATORS, TENANTS,
CONTRACTORS, EMPLOYEES ON AS-NEEDED BASIS TO ENSURE INDUSTRIAL
PROCESSES ARE PERFORMED INDOORS;
2. REFER TO CASQA FACT SHEET SC-10 "NON-STORMWATER DISCHARGES"
AND/OR "INDUSTRIAL & COMMERCIAL FACILITIES BEST MANAGEMENT
PRACTICES FOR: INDUSTRIAL, COMMERCIAL FACILITIES" BROCHURE FOR MORE
INFORMATION.
BEST MANAGEMENT PRACTICE
(BMP) DESCRIPTION
MS-MOUNTAIN
VIEW LLC
Page 1 of 2
INSPECTION FREQUENCY INDICATIONS FOR MAINTENANCE
MAINTENANCE
FREQUENCY OPERATION AND MAINTENANCE ACTIVITIES
PARTIES
RESPONSIBLE
FOR
MAINTENANCE
AND FUNDING
BEST MANAGEMENT PRACTICE
(BMP) DESCRIPTION
SOURCE
CONTROL
LOADING DOCKS
(SC-M)
LOADING DOCKS AREA SHALL BE
INSPECTED MONTHLY.
IF THERE SEEMS TO BE
BLOCKAGE, ACCUMULATION OF
DEBRIS/TRASH, STANDING WATER,
OR A FOUL SMELL, MAINTENANCE
MEASURES SHOULD BE TAKEN.
ALSO WHEN A ROOF OVERHANG
OVER THE LOADING AREA (COVER
MATERIALS) AND/OR DOOR SKIRT
IS DAMAGED, MAINTENANCE
MEASURES SHOULD BE TAKEN.
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
1. REGULARLY REMOVE MATERIALS ACCUMULATED IN SUMP;
2. REPAIR/REPLACE THE LOADING DOCK COVER MATERIALS AND/OR DOOR
SKIRT BETWEEN DELIVERY VEHICLES AND BUILDING AS-NEEDED (IF
APPLICABLE); AND
3. REFER TO CASQA FACT SHEET SC-30, "OUTDOOR LOADING AND UNLOADING"
FOR OTHER RELEVANT/APPLICABLE MAINTENANCE ACTIVITIES.
SOURCE
CONTROL
MISCELLANEOUS
DRAIN OR WASH
WATER
(SC-O)
MISCELLANEOUS DRAIN SUCH AS
BOILER DRAIN LINES, CONDENSATE
DRAIN LINES, ROOFTOP EQUIPMENT,
DRAINAGE SUMPS, ROOFING, GUTTERS,
AND TRIM SHALL BE INSPECTED TWICE
A YEAR.
MAINTENANCE MEASURES ARE
NEEDED WHEN FOLLOWING ITEMS
ARE OBSERVED:
- BOILER DRAIN LINES AND/OR
CONDENSATE DRAIN LINES ARE
DISCHARGED TO THE STORM
DRAIN SYSTEM;
- ROOFTOP EQUIPMENT WITH
POTENTIAL TO PRODUCE
POLLUTANTS IS NOT CONTAINED
OR ROOFED/COVERED;
- DRAINAGE SUMPS WITH
SEDIMENT BUILDUPS; OR
- ROOFING, GUTTERS, AND TRIM
MATERIALS MADE OF COPPER OR
OTHER UNPROTECTED METALS.
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
MAINTAIN (REPAIR/REPLACE) AS-NEEDED TO ENSURE THAT POTENTIAL ISSUES
LISTED IN THE MAINTENANCE INDICATORS ARE ADDRESSED.
SOURCE
CONTROL
PLAZA,
SIDEWALKS, AND
PARKING LOTS
(SC-P)
PLAZA, SIDEWALKS, AND PARKING
AREAS (WHERE APPLICABLE) SHALL BE
INSPECTED TWICE A MONTH.
WHEN ACCUMULATION OF LITTER
AND DEBRIS, OR GREASE/OIL ARE
OBSERVED.
AS DETERMINED BY
INSPECTION AND
MAINTENANCE
INDICATORS.
SWEEP PLAZAS, SIDEWALKS, AND PARKING LOTS (WHERE APPLICABLE)
REGULARLY TO PREVENT ACCUMULATION OF LITTER AND DEBRIS. COLLECT
DEBRIS FROM PRESSURE WASHING TO PREVENT ENTRY INTO THE STORM
DRAIN SYSTEM. COLLECT WASH WATER CONTAINING ANY CLEANING AGENT
OR DEGREASER AND DISCHARGE TO THE SANITARY SEWER NOT TO A STORM
DRAIN.
STRUCTURAL
BMP
BIOFILTRATION
BMP (BASIN)
"BMP-1-1"
TWICE A YEAR AND AFTER SIGNIFICANT
STORM EVENT
MAINTENANCE SHOULD OCCUR
ROUTINELY. IF THERE SEEMS TO
BE BLOCKAGE, ACCUMULATION OF
DEBRIS/TRASH, STANDING WATER,
A FOUL SMELL, PLANTS THAT
LOOK UNHEALTHY, EROSION IN
THE FORM OF RILLS OR GULLIES,
BARE AREAS, ANIMAL BURROWS,
HOLES, OR MOUNDS ARE SIGNS
THAT MAINTENANCE MEASURES
SHOULD BE TAKEN.
1. AS DETERMINED
BY INSPECTION
AND MAINTENANCE
INDICATORS; AND
2. ON OR BEFORE
SEPTEMBER 30TH
AND FOLLOWING
THE RAINY SEASON
AFTER MAY 1ST.
1. REPLACE MULCH IN AREAS OF RUTS, RILLS, OR GULLIES;
2. RE-SEED AND/OR PLANT SLOPES AND AREAS OF EXPOSED SOILS;
3. ROUTINE MAINTENANCE TO REMOVE ACCUMULATED MATERIALS SUCH AS
TRASH AND DEBRIS;
4. NON-ROUTINE MAINTENANCE WILL BE REQUIRED TO BACKWASH AND CLEAR
UNDERDRAINS IF INSPECTION INDICATES UNDERDRAINS ARE CLOGGED;
5. DEPENDING ON POLLUTANT LOADS, SOILS MAY NEED TO BE REPLACED
EVERY 5 TO 10 YEARS.
6. THE RISER STRUCTURE SHOULD BE MAINTAINED TO AVOID CLOGGING AND
ANY LEAKAGE THROUGH THE BOLT HOLES;
7. TRIM VEGETATION AT THE BEGINNING AND END OF WET SEASON AND
INSPECT MONTHLY TO PREVENT ESTABLISHMENT OF WOODY VEGETATION FOR
AESTHETIC AND VECTOR REASONS; AND
8. REFER TO THE CITY OF TEMECULA BMP DESIGN MANUAL FACT SHEETS PR-1,
BF-1, AND BF-2 SPECIFIC TO THE MAINTENANCE OVERVIEW SECTION FOR MORE
DETAILS.
NOTE:
1. SIGNIFICANT RAIN EVENT (STORM EVENT) CONSIDERED WHENEVER THE NATIONAL WEATHER SERVICE REPORTS 0.50" OF RAIN IN 48 HOURS FOR THE LOCAL COMMUNITY
2. COMPLETED COPIES MUST BE KEPT ONSITE TO PROVIDE PROOF THAT THE WQMP IS BEING MAINTAINED AND OPERATED, AND MUST BE AVAILABLE TO THE LOCAL AGENCY AND REGIONAL BOARD UPON REQUEST.
MS-MOUNTAIN
VIEW LLC
Page 2 of 2
PERMANENT BMP OPERATION AND MAINTENANCE (O&M) CHECKLIST
PROJECT NAME:
SITE ADDRESS:
APN:
BEST
MANAGEMENT
PRACTICE (BMP)
DESCRIPTION
INSPECTION
BY
INSPECTION
DATE
MAINTENANCE
NEEDED
(Y/N)
OBSERVATIONS / COMMENTS
(Example - Describe inspection outcome and if maintenance was conducted or not. If
the maintenance was not needed, note when it will be done.)
MAINTENANCE
BY
(IF APPLICABLE)
MAINTENANCE
DATE
(IF APPLICABLE)
LANDSCAPED
AREAS
EFFECTIVE
IRRIGATION
SYSTEM
INTEGRATED
PEST
MANAGEMENT
PREVENTATIVE
STENCILING AND
SIGNAGE
(SC-A)
REFUSE AREAS
INDUSTRIAL
PROCESSES
Page 1 of 2
BEST
MANAGEMENT
PRACTICE (BMP)
DESCRIPTION
INSPECTION
BY
INSPECTION
DATE
MAINTENANCE
NEEDED
(Y/N)
OBSERVATIONS / COMMENTS
(Example - Describe inspection outcome and if maintenance was conducted or not. If
the maintenance was not needed, note when it will be done.)
MAINTENANCE
BY
(IF APPLICABLE)
MAINTENANCE
DATE
(IF APPLICABLE)
LOADING DOCKS
MISCELLANEOUS
DRAIN OR WASH
WATER
PLAZA,
SIDEWALKS, AND
PARKING LOTS
BIOFILTRATION
BMP (BASIN)
"BMP-1-1"
GENERAL COMMENTS/NOTES:
Page 2 of 2
EXHIBIT D
Structural BMP Design Fact Sheets
&
Relevant Source Control Fact Sheets
(For Reference Purpose related to Maintenance)
BF-1 Biofiltration
E-120 July 2018
E.18 BF-1 Biofiltration
Location: 43rd Street and Logan Avenue, San Diego, California
Biofiltration (Biofiltration with underdrain) facilities are vegetated surface water systems that filter
water through vegetation, and soil or engineered media prior to discharge via underdrain or
overflow to the downstream conveyance system. Biofiltration with underdrain facilities are
commonly incorporated into the site within parking lot landscaping, along roadsides, and in open
spaces. Because these types of facilities have limited or no infiltration, they are typically designed to
provide enough hydraulic head to move flows through the underdrain connection to the storm drain
system. Treatment is achieved through filtration, sedimentation, sorption, biochemical processes and
plant uptake.
Typical biofiltration with underdrain components include:
Inflow distribution mechanisms (e.g, perimeter flow spreader or filter strips)
Energy dissipation mechanism for concentrated inflows (e.g., splash blocks or riprap)
Shallow surface ponding for captured flows
Side slope and basin bottom vegetation selected based on expected climate and ponding
depth
Non-floating mulch layer (Optional)
Media layer (planting mix or engineered media) capable of supporting vegetation growth
Filter course layer consisting of aggregate to prevent the migration of fines into
uncompacted native soils or the aggregate storage layer
Aggregate storage layer with underdrain(s)
Description
MS4 Permit Category
Biofiltration
Manual Category
Biofiltration
Applicable Performance
Standard
Pollutant Control
Flow Control
Primary Benefits
Treatment
Volume Reduction (Incidental)
Peak Flow Attenuation (Optional)
EXCERPT - CITY OF TEMECULA BMPDM FACT SHEET BF-1
BF-1 Biofiltration
E-121 July 2018
Impermeable liner or uncompacted native soils at the bottom of the facility
Overflow structure
Typical plan and Section view of a Biofiltration BMP
BF-1 Biofiltration
E-122 July 2018
Biofiltration Treatment BMP for storm water pollutant control. The system is lined or un-lined
to provide incidental infiltration, and an underdrain is provided at the bottom to carry away filtered
runoff. This configuration is considered to provide biofiltration treatment via flow through the
media layer. Storage provided above the underdrain within surface ponding, media, and aggregate
storage is considered included in the biofiltration treatment volume. Saturated storage within the
aggregate storage layer can be added to this design by raising the underdrain above the bottom of
the aggregate storage layer or via an internal weir structure designed to maintain a specific water level
elevation.
Integrated storm water flow control and pollutant control configuration. The system can be
designed to provide flow rate and duration control by primarily providing increased surface ponding
and/or having a deeper aggregate storage layer above the underdrain. This will allow for significant
detention storage, which can be controlled via inclusion of an outlet structure at the downstream
end of the underdrain.
Siting Criteria Intent/Rationale
□
Placement observes geotechnical
recommendations regarding potential hazards
(e.g., slope stability, landslides, liquefaction
zones) and setbacks (e.g., slopes, foundations,
utilities).
Must not negatively impact existing site
geotechnical concerns.
□
An impermeable liner or other hydraulic
restriction layer is included if site constraints
indicate that infiltration or lateral flows should
not be allowed.
Lining prevents storm water from
impacting groundwater and/or sensitive
environmental or geotechnical features.
Incidental infiltration, when allowable,
can aid in pollutant removal and
groundwater recharge.
□
Contributing tributary area shall be ≤ 5 acres (≤
1 acre preferred).
Bigger BMPs require additional design
features for proper performance.
Contributing tributary area greater than 5
acres may be allowed at the discretion of
the City Engineer if the following
conditions are met: 1) incorporate design
features (e.g. flow spreaders) to
minimizing short circuiting of flows in the
BMP and 2) incorporate additional design
features requested by the City Engineer
Design Adaptations for Project Goals
Recommended Siting Criteria
BF-1 Biofiltration
E-123 July 2018
Siting Criteria Intent/Rationale
for proper performance of the regional
BMP.
□ Finish grade of the facility is ≤ 2%. Flatter surfaces reduce erosion and
channelization within the facility.
BMP Component Dimension Intent/Rationale
Freeboard
≥ 2 inches
Freeboard provides room for head
over overflow structures and
minimizes risk of uncontrolled
surface discharge.
Surface Ponding
≥ 6 and ≤ 12 inches
Surface ponding capacity lowers
subsurface storage requirements.
Deep surface ponding raises safety
concerns.
Surface ponding depth greater than
12 inches (for additional pollutant
control or surface outlet structures
or flow-control orifices) may be
allowed at the discretion of the City
Engineer if the following
conditions are met: 1) surface
ponding depth drawdown time is
less than 24 hours; and 2) safety
issues and fencing requirements are
considered (typically ponding
greater than 18” will require a fence
and/or flatter side slopes) and 3)
potential for elevated clogging risk
is considered.
Recommended BMP Component Dimensions
BF-1 Biofiltration
E-124 July 2018
BMP Component Dimension Intent/Rationale
Ponding Area Side Slopes
3H:1V or shallower
Gentler side slopes are safer, less
prone to erosion, able to establish
vegetation more quickly and easier
to maintain.
Mulch
≥ 3 inches
Mulch will suppress weeds and
maintain moisture for plant growth.
Aging mulch kills pathogens and
weed seeds and allows the beneficial
microbes to multiply.
Media Layer
≥ 18 inches
A deep media layer provides
additional filtration and supports
plants with deeper roots. Standard
specifications shall be followed. For
non-standard or proprietary designs,
compliance with F.1 ensures that
adequate treatment performance
will be provided.
Underdrain Diameter
≥ 6 inches
Smaller diameter underdrains are
prone to clogging.
Cleanout Diameter
≥ 6 inches
Properly spaced cleanouts will
facilitate underdrain maintenance.
BF-1 Biofiltration
E-125 July 2018
Biofiltration with underdrain must meet the following design criteria. Deviations from the below
criteria may be approved at the discretion of the City Engineer if it is determined to be appropriate:
Design Criteria Intent/Rationale
Surface Ponding
□
Surface ponding is limited to a 24-hour
drawdown time.
Surface ponding limited to 24 hours for
plant health. Surface ponding drawdown
time greater than 24-hours but less than
96 hours may be allowed at the discretion
of the City Engineer if certified by a
landscape architect or agronomist.
Vegetation
□
Plantings are suitable for the climate and
expected ponding depth. A plant list to aid in
selection can be found in Appendix E.26.
Plants suited to the climate and ponding
depth are more likely to survive.
□ An irrigation system with a connection to water
supply should be provided as needed.
Seasonal irrigation might be needed to
keep plants healthy.
Mulch (Optional or Mandatory – Dependent on jurisdiction)
□ A minimum of 3 inches of well-aged, shredded
hardwood mulch that has been stockpiled or
stored for at least 12 months is provided.
Mulch will suppress weeds and maintain
moisture for plant growth. Aging mulch
kills pathogens and weed seeds and allows
the beneficial microbes to multiply.
Media Layer
□
Media maintains a minimum filtration rate of 5
in/hr over lifetime of facility. An initial filtration
rate of 8 to 12 in/hr is recommended to allow
for clogging over time; the initial filtration rate
should not exceed 12 inches per hour.
A filtration rate of at least 5 inches per
hour allows soil to drain between events.
The initial rate should be higher than long
term target rate to account for clogging
over time. However an excessively high
initial rate can have a negative impact on
treatment performance, therefore an
upper limit is needed.
□
Media is a minimum 18 inches deep, meeting
either of these two media specifications:
Section F.3 Biofiltration Soil Media (BSM) or
specific jurisdictional guidance.
A deep media layer provides additional
filtration and supports plants with deeper
roots.
Design Criteria and Considerations
BF-1 Biofiltration
E-126 July 2018
Design Criteria Intent/Rationale
Alternatively, for proprietary designs and
custom media mixes not meeting the media
specifications, the media meets the pollutant
treatment performance criteria in Section F.1.
Standard specifications shall be followed.
For non-standard or proprietary designs,
compliance with F.1 ensures that
adequate treatment performance will be
provided.
□
Media surface area is 3% of contributing area
times adjusted runoff factor or greater. Unless
demonstrated that the BMP surface area can be
smaller than 3%.
Greater surface area to tributary area
ratios: a) maximizes volume retention as
required by the MS4 Permit and b)
decrease loading rates per square foot and
therefore increase longevity.
Adjusted runoff factor is to account for
site design BMPs implemented upstream
of the BMP (such as rain barrels,
impervious area dispersion, etc.). Refer to
Appendix B.2 guidance.
□
Where receiving waters are impaired or have a
TMDL for nutrients, the system is designed
with nutrient sensitive media design (see fact
sheet BF-2).
Potential for pollutant export is partly a
function of media composition; media
design must minimize potential for export
of nutrients, particularly where receiving
waters are impaired for nutrients.
Filter Course Layer
□ A filter course is used to prevent migration of
fines through layers of the facility. Filter fabric
is not used.
Migration of media can cause clogging of
the aggregate storage layer void spaces or
subgrade. Filter fabric is more likely to
clog.
□
Filter course is washed and free of fines.
Washing aggregate will help eliminate
fines that could clog the facility and
impede infiltration.
□
Filter course calculations assessing suitability for
particle migration prevention have been
completed.
Gradation relationship between layers can
evaluate factors (e.g., bridging,
permeability, and uniformity) to
determine if particle sizing is appropriate
or if an intermediate layer is needed.
Aggregate Storage Layer
□ Class 2 Permeable per Caltrans specification 68-
1.025 is recommended for the storage layer.
Washing aggregate will help eliminate
fines that could clog the aggregate storage
BF-1 Biofiltration
E-127 July 2018
Design Criteria Intent/Rationale
Washed, open-graded crushed rock may be
used, however a 4-6 inch washed pea gravel
filter course layer at the top of the crushed rock
is required.
layer void spaces or subgrade.
□
The depth of aggregate provided (12-inch
typical) and storage layer configuration is
adequate for providing conveyance for
underdrain flows to the outlet structure.
Proper storage layer configuration and
underdrain placement will minimize
facility drawdown time.
Inflow, Underdrain, and Outflow Structures
□ Inflow, underdrains and outflow structures are
accessible for inspection and maintenance.
Maintenance will prevent clogging and
ensure proper operation of the flow
control structures.
□ Inflow velocities are limited to 3 ft/s or less or
use energy dissipation methods. (e.g., riprap,
level spreader) for concentrated inflows.
High inflow velocities can cause erosion,
scour and/or channeling.
□ Curb cut inlets are at least 12 inches wide, have
a 4-6 inch reveal (drop) and an apron and
energy dissipation as needed.
Inlets must not restrict flow and apron
prevents blockage from vegetation as it
grows in. Energy dissipation prevents
erosion.
□
Underdrain outlet elevation should be a
minimum of 3 inches above the bottom
elevation of the aggregate storage layer.
A minimal separation from subgrade or
the liner lessens the risk of fines entering
the underdrain and can improve hydraulic
performance by allowing perforations to
remain unblocked.
□ Minimum underdrain diameter is 6 inches. Smaller diameter underdrains are prone to
clogging.
□
Underdrains are made of slotted, PVC pipe
conforming to ASTM D 3034 or equivalent or
corrugated, HDPE pipe conforming to
AASHTO 252M or equivalent.
Slotted underdrains provide greater intake
capacity, clog resistant drainage, and
reduced entrance velocity into the pipe,
thereby reducing the chances of solids
migration.
□ An underdrain cleanout with a minimum 6-inch
diameter and lockable cap is placed every 250 to
300 feet as required based on underdrain length.
Properly spaced cleanouts will facilitate
underdrain maintenance.
□
Overflow is safely conveyed to a downstream
storm drain system or discharge point Size
overflow structure to pass 100-year peak flow
for on-line infiltration basins and water quality
Peak flow for off-line basins.
Planning for overflow lessens the risk of
property damage due to flooding.
BF-1 Biofiltration
E-128 July 2018
To design biofiltration with underdrain for storm water pollutant control only (no flow control
required), the following steps should be taken:
1. Verify that siting and design criteria have been met, including placement requirements,
contributing tributary area, maximum side and finish grade slopes, and the recommended
media surface area tributary ratio.
2. Calculate the DCV per Appendix B based on expected site design runoff for tributary areas.
3. Use the sizing worksheet presented in Appendix B.5 to size biofiltration BMPs.
Control of flow rates and/or durations will typically require significant surface ponding and/or
aggregate storage volumes, and therefore the following steps should be taken prior to determination
of storm water pollutant control design. Pre-development and allowable post-project flow rates and
durations should be determined as discussed in Chapter 6 of the manual.
1. Verify that siting and design criteria have been met, including placement requirements,
contributing tributary area, maximum side and finish grade slopes, and the recommended
media surface area tributary ratio.
2. Iteratively determine the facility footprint area, surface ponding and/or aggregate storage
layer depth required to provide detention storage to reduce flow rates and durations to
allowable limits. Flow rates and durations can be controlled from detention storage by
altering outlet structure orifice size(s) and/or water control levels. Multi-level orifices can be
used within an outlet structure to control the full range of flows.
3. If biofiltration with underdrain cannot fully provide the flow rate and duration control
required by this manual, an upstream or downstream structure with significant storage
volume such as an underground vault can be used to provide remaining controls.
4. After biofiltration with underdrain has been designed to meet flow control requirements,
calculations must be completed to verify if storm water pollutant control requirements to
treat the DCV have been met.
Normal Expected Maintenance. Biofiltration requires routine maintenance to: remove
accumulated materials such as sediment, trash or debris; maintain vegetation health; maintain
Conceptual Design and Sizing Approach for Storm Water Pollutant Control Only
Conceptual Design and Sizing Approach when Storm Water Flow Control is Applicable
Maintenance Overview
BF-1 Biofiltration
E-129 July 2018
infiltration capacity of the media layer; replenish mulch; and maintain integrity of side slopes, inlets,
energy dissipators, and outlets. A summary table of standard inspection and maintenance indicators
is provided within this Fact Sheet.
Non-Standard Maintenance or BMP Failure. If any of the following scenarios are observed, the
BMP is not performing as intended to protect downstream waterways from pollution and/or
erosion. Corrective maintenance, increased inspection and maintenance, BMP replacement, or a
different BMP type will be required.
The BMP is not drained between storm events. Surface ponding longer than approximately
24 hours following a storm event may be detrimental to vegetation health, and surface
ponding longer than approximately 96 hours following a storm event poses a risk of vector
(mosquito) breeding. Poor drainage can result from clogging of the media layer, filter course,
aggregate storage layer, underdrain, or outlet structure. The specific cause of the drainage
issue must be determined and corrected.
Sediment, trash, or debris accumulation greater than 25% of the surface ponding volume
within one month. This means the load from the tributary drainage area is too high, reducing
BMP function or clogging the BMP. This would require pretreatment measures within the
tributary area draining to the BMP to intercept the materials. Pretreatment components,
especially for sediment, will extend the life of components that are more expensive to
replace such as media, filter course, and aggregate layers.
Erosion due to concentrated storm water runoff flow that is not readily corrected by adding
erosion control blankets, adding stone at flow entry points, or minor re-grading to restore
proper drainage according to the original plan. If the issue is not corrected by restoring the
BMP to the original plan and grade, the City Engineer shall be contacted prior to any
additional repairs or reconstruction.
Other Special Considerations. Biofiltration is a vegetated structural BMP. Vegetated structural
BMPs that are constructed in the vicinity of, or connected to, an existing jurisdic tional water or
wetland could inadvertently result in creation of expanded waters or wetlands. As such, vegetated
structural BMPs have the potential to come under the jurisdiction of the United States Army Corps
of Engineers, San Diego Water Board, California Department of Fish and Wildlife, or the United
States Fish and Wildlife Service. This could result in the need for specific resource agency permits
and costly mitigation to perform maintenance of the structural BMP. Along with proper placement
of a structural BMP, routine maintenance is key to preventing this scenario.
BF-1 Biofiltration
E-130 July 2018
The property owner is responsible to ensure inspection, operation and maintenance of permanent BMPs on their property unless
responsibility has been formally transferred to an agency, community facilities district, homeowners association, property owners
association, or other special district.
Maintenance frequencies listed in this table are average/typical frequencies. Actual maintenance needs are site -specific, and maintenance
may be required more frequently. Maintenance must be performed whenever needed, based on maintenance indicators presented in this
table. The BMP owner is responsible for conducting regular inspections to see when maintenance is needed based on the mainten ance
indicators. During the first year of operation of a structural BMP, inspection is recommended at least once prior to August 31 and then
monthly from September through May. Inspection during a storm event is also recommended. After the initial period of frequent
inspections, the minimum inspection and maintenance frequency can be determined based on the results of the first year inspections.
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Accumulation of sediment, litter, or debris Remove and properly dispose of
accumulated materials, without damage to
the vegetation or compaction of the media
layer.
Inspect monthly. If the BMP is 25% full*
or more in one month, increase inspection
frequency to monthly plus after every 0.1-
inch or larger storm event.
Remove any accumulated materials found
at each inspection.
Obstructed inlet or outlet structure Clear blockage. Inspect monthly and after every 0.5-inch
or larger storm event.
Remove any accumulated materials found
at each inspection.
Damage to structural components such as
weirs, inlet or outlet structures
Repair or replace as applicable Inspect annually.
Maintain when needed.
Summary of Standard Inspection and Maintenance
BF-1 Biofiltration
E-131 July 2018
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Poor vegetation establishment Re-seed, re-plant, or re-establish vegetation
per original plans.
Inspect monthly.
Maintain when needed.
Dead or diseased vegetation Remove dead or diseased vegetation, re-
seed, re-plant, or re-establish vegetation per
original plans.
Inspect monthly.
Maintain when needed.
Overgrown vegetation Mow or trim as appropriate. Inspect monthly.
Maintain when needed.
2/3 of mulch has decomposed, or mulch
has been removed
Remove decomposed fraction and top off
with fresh mulch to a total depth of 3
inches.
Inspect monthly.
Replenish mulch annually, or more
frequently when needed based on
inspection.
Erosion due to concentrated irrigation flow Repair/re-seed/re-plant eroded areas and
adjust the irrigation system.
Inspect monthly.
Maintain when needed.
BF-1 Biofiltration
E-132 July 2018
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Erosion due to concentrated storm water
runoff flow
Repair/re-seed/re-plant eroded areas, and
make appropriate corrective measures such
as adding erosion control blankets, adding
stone at flow entry points, or minor re-
grading to restore proper drainage according
to the original plan. If the issue is not
corrected by restoring the BMP to the
original plan and grade, the City Engineer
shall be contacted prior to any additional
repairs or reconstruction.
Inspect after every 0.5-inch or larger storm
event. If erosion due to storm water flow
has been observed, increase inspection
frequency to after every 0.1-inch or larger
storm event.
Maintain when needed. If the issue is not
corrected by restoring the BMP to the
original plan and grade, the City Engineer
shall be contacted prior to any additional
repairs or reconstruction.
Standing water in BMP for longer than 24
hours following a storm event
Surface ponding longer than approximately
24 hours following a storm event may be
detrimental to vegetation health
Make appropriate corrective measures such
as adjusting irrigation system, removing
obstructions of debris or invasive
vegetation, clearing underdrains, or
repairing/replacing clogged or compacted
soils.
Inspect monthly and after every 0.5-inch
or larger storm event. If standing water is
observed, increase inspection frequency to
after every 0.1-inch or larger storm event.
Maintain when needed.
BF-1 Biofiltration
E-133 July 2018
Threshold/Indicator Maintenance Action Typical Maintenance Frequency
Presence of mosquitos/larvae
For images of egg rafts, larva, pupa, and
adult mosquitos, see
http://www.mosquito.org/biology
If mosquitos/larvae are observed: first,
immediately remove any standing water by
dispersing to nearby landscaping; second,
make corrective measures as applicable to
restore BMP drainage to prevent standing
water.
If mosquitos persist following corrective
measures to remove standing water, or if the
BMP design does not meet the 96-hour
drawdown criteria due to release rates
controlled by an orifice installed on the
underdrain, the City Engineer shall be
contacted to determine a solution. A
different BMP type, or a Vector
Management Plan prepared with
concurrence from the County of Riverside
Department of Environmental Health, may
be required.
Inspect monthly and after every 0.5-inch
or larger storm event. If mosquitos are
observed, increase inspection frequency to
after every 0.1-inch or larger storm event.
Maintain when needed.
Underdrain clogged Clear blockage. Inspect if standing water is observed for
longer than 24-96 hours following a storm
event.
Maintain when needed.
“25% full” is defined as ¼ of the depth from the design bottom elevation to the crest of the outflow structure (e.g., if the height to the outflow opening is 12 inches from the bottom
elevation, then the materials must be removed when there is 3 inches of accumulation – this should be marked on the outflow structure).
BF-2 Nutrient Sensitive Media Design
E-134 July 2018
E.19 BF-2 Nutrient Sensitive Media Design
Some studies of biofiltration with underdrains have observed export of nutrients, particularly
inorganic nitrogen (nitrate and nitrite) and dissolved phosphorus. This has been observed to be a
short-lived phenomenon in some studies or a long term issue in some studies. The composition of
the soil media, including the chemistry of individual elements is believed to be an important factor in
the potential for nutrient export. Organic amendments, often compost, have been identified as the
most likely source of nutrient export. The quality and stability of organic amendments can vary
widely.
The biofiltration media specifications contained in the County of San Diego Low Impact
Development Handbook: Appendix G - Biofiltration Soil Specification (June 2014, unless
superseded by more recent edition) and the City of San Diego Low Impact Development Design
Manual (page B-18) (July 2011, unless superseded by more recent edition) were developed with
consideration of the potential for nutrient export. These specifications include criteria for individual
component characteristics and quality in order to control the overall quality of the blended mixes.
As of the publication of this manual, the June 2014 County of San Diego specifications provide
more detail regarding mix design and quality control.
The City and County specifications noted above were developed for general purposes to meet
permeability and treatment goals. In cases where the BMP discharges to receiving waters with
nutrient impairments or nutrient TMDLs, the biofiltration media should be designed with the
specific goal of minimizing the potential for export of nutrients from the media. Therefore, in
addition to adhering to the City or County media specifications, the following guidelines should be
followed:
1. Select plant palette to minimize plant nutrient needs
A landscape architect or agronomist should be consulted to select a plant palette that minimizes
nutrient needs. Utilizing plants with low nutrient needs results in less need to enrich the biofiltration
soil mix. If nutrient quantity is then tailored to plants with lower nutrient needs, these plants will
generally have less competition from weeds, which typically need higher nutrient content. The
following practices are recommended to minimize nutrient needs of the plant palette:
Utilize native, drought-tolerant plants and grasses where possible. Native plants
generally have a broader tolerance for nutrient content, and can be longer lived in
leaner/lower nutrient soils.
Start plants from smaller starts or seed. Younger plants are generally more tolerant of
lower nutrient levels and tend to help develop soil structure as they grow. Given the lower
cost of smaller plants, the project should be able to accept a plant mortality rate that is
somewhat higher than starting from larger plants and providing high organic content.
2. Minimize excess nutrients in media mix
EXCERPT - CITY OF TEMECULA BMPDM FACT SHEET BF-2
BF-2 Nutrient Sensitive Media Design
E-135 July 2018
Once the low-nutrient plant palette is established (item 1), the landscape architect and/or
agronomist should be consulted to assist in the design of a biofiltration media to balance the
interests of plant establishment, water retention capacity (irrigation demand), and the potential for
nutrient export. The following guidelines should be followed:
The mix should not exceed the nutrient needs of plants. In conventional landscape
design, the nutrient needs of plants are often exceeded intentionally in order to provide a
factor of safety for plant survival. This practice must be avoided in biofiltration media as
excess nutrients will increase the chance of export. The mix designer should keep in mind
that nutrients can be added later (through mulching, tilling of amendments into the surface),
but it is not possible to remove nutrients, once added.
The actual nutrient content and organic content of the selected organic amendment
source should be determined when specifying mix proportions. Nutrient content (i.e.,
C:N ratio; plant extractable nutrients) and organic content (i.e, % organic material) are
relatively inexpensive to measure via standard agronomic methods and can provide
important information about mix design. If mix design relies on approximate assumption
about nutrient/organic content and this is not confirmed with testing (or the results of prior
representative testing), it is possible that the mix could contain much more nutrient than
intended.
Nutrients are better retained in soils with higher cation exchange capacity. Cation
exchange capacity can be increased through selection of organic material with naturally high
cation exchange capacity, such as peat or coconut coir pith, and/or selection of inorganic
material with high cation exchange capacity such as some sands or engineer ed minerals (e.g.,
low P-index sands, zeolites, rhyolites, etc). Including higher cation exchange capacity
materials would tend to reduce the net export of nutrients. Natural silty materials also
provide cation exchange capacity; however potential impacts to permeability need to be
considered.
Focus on soil structure as well as nutrient content. Soil structure is loosely defined as the
ability of the soil to conduct and store water and nutrients as well as the degree of aeration
of the soil. Soil structure can be more important than nutrient content in plant survival and
biologic health of the system. If a good soil structure can be created with very low amounts
of organic amendment, plants survivability should still be provided. While soil structure
generally develops with time, biofiltration media can be designed to promote earlier
development of soil structure. Soil structure is enhanced by the use of amendments with
high humus content (as found in well-aged organic material). In addition, soil structure can
be enhanced through the use of organic material with a distribution of particle sizes (i.e., a
more heterogeneous mix).
Consider alternatives to compost. Compost, by nature, is a material that is continually
evolving and decaying. It can be challenging to determine whether tests previously done on a
given compost stock are still representative. It can also be challenging to determine how the
properties of the compost will change once placed in the media bed. More stable materials
BF-2 Nutrient Sensitive Media Design
E-136 July 2018
such as aged coco coir pith, peat, biochar, shredded bark, and/or other amendments should
be considered.
With these considerations, it is anticipated that less than 10 percent organic amendment by volume
could be used, while still balancing plant survivability and water retention. If compost is used,
designers should strongly consider utilizing less than 10 percent by volume.
3. Design with partial retention and/or internal water storage
An internal water storage zone, as described in Fact Sheet PR-1 is believed to improve retention of
nutrients. For lined systems, an internal water storage zone worked by providing a zone that
fluctuates between aerobic and anaerobic conditions, resulting in nitrification/denitrification. In
soils that will allow infiltration, a partial retention design (PR-1) allows significant volume reduction
and can also promote nitrification/denitrification.
Acknowledgment: This fact sheet has been adapted from the Orange County Technical Guidance
Document (May 2011). It was originally developed based on input from: Deborah Deets, City of
Los Angeles Bureau of Sanitation, Drew Ready, Center for Watershed Health, Rick Fisher, ASLA,
City of Los Angeles Bureau of Engineering, Dr. Garn Wallace, Wallace Laboratories, Glen Dake,
GDML, and Jason Schmidt, Tree People. The guidance provided herein does not reflect the
individual opinions of any individual listed above and should not be cited or otherwise attributed to
those listed.
Refer to maintenance information provided in the Biofiltration (BF-1) Fact Sheet. Adjust
maintenance actions and reporting if required based on the specific media design.
Maintenance Overview
BROCHURE - INDUSTRIAL/COMMERCIAL FACILITIES
EXCERPT - CASQA FACT SHEET SC-10
EXCERPT - CASQA FACT SHEET SC-30
48 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
ATTACHMENT 4
City of Temecula PDP Structural BMP Verification for
Permitted Land Development Projects
☐ Not applicable at this time – Discretionary Project
☐ Attachment 4 is not required because the project does not propose structural BMPs
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 49
Template Date: September 26, 2019 Preparation Date: June 4, 2021
This page was left intentionally blank.
50 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
City of Temecula Structural BMP Verification Form
Project Summary Information
Project Name MS Mountain View
Record ID (e.g., grading/improvement plan
number)
Project Address
See attached
Assessor's Parcel Number(s) (APN(s)) See attached
Project Watershed
(Complete Hydrologic Unit, Area, and
Subarea Name with Numeric Identifier)
Responsible Party for Construction Phase
Developer's Name MS Mountain View, LLC
Address
16130 Ventura Boulevard, Suite 510
Encino, CA 91436
Email Address mcalvillo@leeriverside.com
Phone Number (951) 276-3657
Engineer of Work SDH & Associates, Inc.
Engineer's Phone Number (951) 683-3691
Responsible Party for Ongoing Maintenance
Owner's Name(s)* MS Mountain View, LLC
Address
16130 Ventura Boulevard, Suite 510
Encino, CA 91436
Email Address mcalvillo@leeriverside.com
Phone Number (951) 276-3657
*Note: If a corporation or LLC, provide information for principal partner or Agent for Service of
Process. If an HOA, provide information for the Board or property manager at time of project
closeout.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 51
Template Date: September 26, 2019 Preparation Date: June 4, 2021
City of Temecula Structural BMP Verification Form Page 2 of 4
Stormwater Structural Pollutant Control & Hydromodification Control BMPs*
(List all from WQMP)
Description/Type of
Structural BMP
Plan
Sheet
#
STRUCT-
URAL BMP
ID#
Maintenance
Agreement
Recorded Doc
# Revisions
Note: If this is a partial verification of Structural BMPs, provide a list and map denoting Structural
BMPs that have already been submitted, those for this submission, and those anticipated in future
submissions.
52 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
City of Temecula Structural BMP Verification Form Page 3 of 4
Checklist for Applicant to submit to City inspector:
☐ Photograph of each completed Structural BMP.
☐ Photograph(s) of each Structural BMP during the construction process to illustrate
proper construction as described in the Structural BMP Fact sheets.
☐ Certificates of compliance for materials as required in the Structural BMP Fact sheets.
☐ Infiltration Tests as required in the Structural BMP Fact sheets.
By signing below, I certify that the Structural BMP(s) for this project have been constructed and
all BMPs are in substantial conformance with the approved plans and applicable regulations. I
understand the City reserves the right to inspect the above BMPs to verify compliance with the
approved plans and City Ordinances. Should it be determined that the BMPs were not constructed
to plan or code, corrective actions may be necessary before permits can be closed.
Please sign your name and seal.
Professional Engineer's Printed Name:
Professional Engineer's Signed Name:
Date:
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 53
Template Date: September 26, 2019 Preparation Date: June 4, 2021
City of Temecula Structural BMP Verification Form Page 4 of 4
City - OFFICIAL USE ONLY:
For City Inspector: Verification Package #: __________
City Inspector:
Date Project has/expects to close:
Date verification received from EOW:
By signing below, City Inspector concurs that every noted Structural BMP has been installed per
plan.
City Inspector’s Signature: _______________________________ Date:
For Land Development Staff:
Date Received from City Inspector:
Land Development Submittal Reviewer:
Land Development Reviewer concurs that the information provided for the following Structural
BMPs is acceptable to enter into the Structural BMP Maintenance verification inventory:
List acceptable Structural BMPs:
Land Development Reviewer’s Signature: Date:
54 PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS
Preparation Date: June 4, 2021 Template Date: September 26, 2019
ATTACHMENT 5
Copy of Plan Sheets Showing Permanent Stormwater BMPs,
Source Control, and Site Design
Use this checklist to ensure the required information has been included on the plans:
The plans must identify:
☒ Structural BMP(s) with ID numbers
☒ The grading and drainage design shown on the plans must be consistent with the delineation
of DMAs shown on the DMA exhibit
☐ Improvements within City Public Right-of-Way have been designed in accordance with
Appendix K: Guidance on Green Infrastructure.
☒ Details and specifications for construction of structural BMP(s).
☐ Manufacturer and part number for proprietary parts of structural BMP(s) when applicable.
☐ Signage indicating the location and boundary of source control, site design, and structural
BMP(s) as required by City staff.
☒ How to access the structural BMP(s) to inspect and perform maintenance.
☒ Features that are provided to facilitate inspection (e.g., observation ports, cleanouts, silt
posts, benchmarks or other features that allow the inspector to view necessary components
of the structural BMP and compare to maintenance thresholds)
☒ Include landscaping plan sheets showing vegetation and amended soil requirements for
vegetated structural BMP(s), amended soil areas, dispersion areas, tree-wells, and self-
mitigating areas
☒ All BMPs must be fully dimensioned on the plans
☒ Include all Construction stormwater, source control, and site design measures described in
the WQMP. Can be included as separate plan sheets as necessary.
☐ When proprietary BMPs are used, site-specific cross section with outflow, inflow, and model
number must be provided. Photocopies of general brochures are not acceptable.
PRIORITY DEVELOPMENT PROJECT (PDP) REQUIREMENTS 55
Template Date: September 26, 2019 Preparation Date: June 4, 2021
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10
2
5
1025
1030
10
3
0
C AVENIDA ALVARADOL
VICINITY MAP
SITE
LEGEND
SOILS ENGINEER:
ARCHITECT
ASSESSORS PARCEL NO.
LEGAL DESCRIPTION
TOPOGRAPHY SOURCE
SHEET INDEX
CONSTRUCTION NOTES AND QUANTITIES
EARTHWORK
NOTE:
INDEX MAP
APPLICANT
ENGINEER
SHEET 3
SHEET 4
EROSION CONTROL NOTES AND QUANTITIES
MS MOUNTAIN VIEW - BLDG 1
PARCEL MAP No. 21382 LOT 01
PRECISE GRADING PLANS
IN THE CITY OF TEMECULA, COUNTY OF RIVERSIDE, STATE OF CALIFORNIA
MS MOUNTAIN VIEW - BLDG 1
PARCEL MAP No. 21382 LOT 01
PRECISE GRADING PLANS
TITLE SHEET
CITY OF TEMECULA
UNDERGROUND SERVICE ALERT
DIAL TOLL FREE
1-800-422-4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
·
·
·
LD21-1665
TEMECULA, CA 92590
27363 VIA INDUSTRIA
TEL: (951) 683-3691 FAX (951) 788-2314
SDH AND ASSOCIATES INC.
BASIS OF BEARINGS:
PRIVATE ENGINEERS NOTICE TO CONTRACTORS
ARCHAEOLOGICAL/CULTURAL RESOURCES GRADING NOTE
DISCOVERY OF CULTURAL RESOURCES
ARCHAEOLOGICAL MONITORING NOTES
TRIBAL MONITOR NOTES
RELINQUISHMENT OF CULTURAL RESOURCES
PRESERVATION OF SACRED SITES
PROJECT SIZE
BLDG 1
WDID: 9 33C390921
BUILDING AND SAFETY
UTILITIES
PARCEL 01
MS MOUNTAIN VIEW - BLDG 1
PARCEL MAP No. 21382 LOT 01
PRECISE GRADING PLANS
NOTES
CITY OF TEMECULA
UNDERGROUND SERVICE ALERT
DIAL TOLL FREE
1-800-422-4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
·
·
·
TEMECULA, CA 92590
27363 VIA INDUSTRIA
TEL: (951) 683-3691 FAX (951) 788-2314
SDH AND ASSOCIATES INC.
GRADING NOTES
¾
EROSION AND SEDIMENT CONTROL
GENERAL NOTES
WDID: 9 33C390921
BUILDING AND SAFETY
LD21-1665
1026.6
1026.1
1026.3
1026.6
1023.6
1023.4
1023.51023.9
1023.7
1024.5
1025.4
1025.9
1022.9
1034.3
1023.3
1026.3
1025
1025
10
3
0
SEE SHEET 4
MS MOUNTAIN VIEW - BLDG 1
PARCEL MAP No. 21382 LOT 01
PRECISE GRADING PLANS
CITY OF TEMECULA
UNDERGROUND SERVICE ALERT
DIAL TOLL FREE
1-800-422-4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
·
·
·
TEMECULA, CA 92590
27363 VIA INDUSTRIA
TEL: (951) 683-3691 FAX (951) 788-2314
SDH AND ASSOCIATES INC.
WDID: 9 33C390921
BUILDING AND SAFETY
CONSTRUCTION NOTES AND QUANTITIES
LD21-1665
1028.7
1027.2
1027.3 1027.1
1026.7
1026.6
1026.6
1027.2
1022.0
1022.4
1034.4
1023.3
1021.8
1022.4
1023.5
1034.4 1022.6
1025
1025
10
2
5
1030
10
3
0
APN 921-020-001
SEE SHEET 3
MS MOUNTAIN VIEW - BLDG 1
PARCEL MAP No. 21382 LOT 01
PRECISE GRADING PLANS
CITY OF TEMECULA
UNDERGROUND SERVICE ALERT
DIAL TOLL FREE
1-800-422-4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
·
·
·
TEMECULA, CA 92590
27363 VIA INDUSTRIA
TEL: (951) 683-3691 FAX (951) 788-2314
SDH AND ASSOCIATES INC.
WDID: 9 33C390921
BUILDING AND SAFETY
CONSTRUCTION NOTES
N.A.P.
APN 909-290-002
N.A.P.
LD21-1665
PARCEL 2
BLOCK 1 OF PAUBA LAND
AND WATER COMPANY SUBDIVISION
SECTION A-A
SECTION B-B
MS MOUNTAIN VIEW - BLDG 1
PARCEL MAP No. 21382 LOT 01
PRECISE GRADING PLANS
SECTIONS
CITY OF TEMECULA
UNDERGROUND SERVICE ALERT
DIAL TOLL FREE
1-800-422-4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
·
·
·
TEMECULA, CA 92590
27363 VIA INDUSTRIA
TEL: (951) 683-3691 FAX (951) 788-2314
SDH AND ASSOCIATES INC.
WDID: 9 33C390921
BUILDING AND SAFETY
RIBBON GUTTER DETAIL
LINED BIOFILTRATION BASIN CROSS SECTION
BMP 1
LD21-1665
1028.7
1027.2
1027.3 1027.1
1026.7
1026.6
1026.1
1026.3
1026.6
1027.2
1022.0
1023.3
1022.4
1023.6
1023.4
1023.51023.9
1023.7
1024.5
1025.9
1034.4
1023.3
1022.9
1021.8
1022.4
1034.4
1034.3
1022.6
1023.1
1026.3
1025
1025
10
2
5
1025
1030
10
3
0
GRAVEL BAG DETAIL
CONSTRUCTION ENTRANCE DETAIL
SECTION Y-Y
SILT FENCE DETAIL
Y
Y
EROSION CONTROL NOTES
MS MOUNTAIN VIEW - BLDG 1
PARCEL MAP No. 21382 LOT 01
PRECISE GRADING PLANS
EROSION CONTROL PLAN
CITY OF TEMECULA
UNDERGROUND SERVICE ALERT
DIAL TOLL FREE
1-800-422-4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
·
·
·
TEMECULA, CA 92590
27363 VIA INDUSTRIA
TEL: (951) 683-3691 FAX (951) 788-2314
SDH AND ASSOCIATES INC.
WDID: 9 33C390921
BUILDING AND SAFETY
LD21-1665
LANDSCAPE TITLE
SHEET
1
AJ/AP
EXP. 11-30-22
P
O
F
SIGNATURE
NO. 2076
S
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DATE
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ISG
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SC
DNAL CAS
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2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
M
O
U
N
T
A
I
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V
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W
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B
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,
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MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
I
N
T
D
A
T
E
:
5
/
2
5
/
2
1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
N.T.S.
VICINITY MAP
NORTH
LANDSCAPE ARCHITECTURAL DRAWINGS FOR:
MS MOUNTAIN VIEW PARK BLDG 1 (PHASE 1)
42433 AVENIDA ALVARADO
TEMECULA, CA
SHEET INDEX
LANDSCAPE TITLE SHEET
LANDSCAPE IRRIGATION PLAN
WATER MANAGEMENT INFORMATION
IRRIGATION & PLANTING DETAILS
IRRIGATION SPECIFICATIONS
PLANTING PLAN
PLANTING SPECIFICATIONS
SD-F AMENDED SOILS
LT-1.0
LI-1.0
LI-2.0
LI-3.0
LI-4.0
LP-1.0
LP-2.0
LP-3.0
GENERAL NOTES
1.ALL WORK SPECIFIED HEREIN SHALL BE PERFORMED PER APPLICABLE LAWS, ORDINANCE, AND REGULATIONS.
2.CONTRACTOR SHALL CONTACT LANDSCAPE ARCHITECT IN ORDER TO SCHEDULE A PRE-CONSTRUCTION MEETING PRIOR TO STARTING ANY
WORK. THE CONTRACTOR SHALL CONFIRM THAT HE IS WORKING FROM THE CURRENT CITY APPROVED LANDSCAPE & IRRIGATION DWGS.
3.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL REQUIRED PERMITS ASSOCIATED WITH THIS PROJECT RELATING TO HARDSCAPE,
IRRIGATION & PLANTING INSTALLATIONS.
4.ALL LANDSCAPE & HARDSCAPE IMPROVEMENTS SHALL BE APPROVED BY THE CITY OF TEMECULA'S LANDSCAPE PLANNING DIVISION PRIOR
TO ANY CONSTRUCTION.
5.THE PLANT MATERIAL SUPPLIER/ OR LANDSCAPE CONTRACTOR SHALL PROVIDE GUARANTEED EVIDENCE TO LAND. ARCH. THAT ALL PLANT
MATERIAL IS CONSISTENT WITH THE APPROVED PLANT LEGEND CONSIDERING GENUS, SPECIES, CULTIVARS, AND SIZE SPECIFIED. ALL
PLANT MATERIAL NOT CONSISTENT WITH THE PLANT LEGEND MAY BE REJECTED.
6.ALL REVISIONS AND CHANGE ORDERS TO THE APPROVED LAND. ARCH. PLANS AND SPECIFICATIONS ARE SUBJECT TO THE REVIEW AND
APPROVAL BY THE LAND. ARCH. & PROPERTY OWNER BEFORE WORK MAY CONTINUE.
7.CONTRACTOR TO VERIFY WITH OWNER AND UTILITY COMPANIES THE LOCATIONS OF ALL UTILITIES PRIOR TO CONSTRUCTION, TO
DETERMINE IN THE FIELD THE ACTUAL LOCATIONS AND ELEVATIONS OF ALL EXISTING UTILITIES, WHETHER SHOWN ON THE PLANS OR NOT.
THE CONTRACTOR SHALL NOTIFY UNDERGROUND SERVICE ALERT (USA) BEFORE THE START OF CONSTRUCTION AT 811 DIG-ALERT 72
HOURS PRIOR TO CONSTRUCTION.
8.REFER TO SITE CONSTRUCTION PLANS, IRRIGATION & PLANTING PLANS FOR SPECIFIC NOTES PERTAINING TO THESE TASKS.
9.ALL CONSTRUCTION SHALL COMPLY WITH THE CITY OF TEMECULA'S STANDARDS RELATING TO EROSION CONTROL, PORTABLE TOILETS,
ETC.
10.ALL IRRIGATION IMPROVEMENTS SHALL COMPLY WITH THE CALIFORNIA STATE WATER ORDINANCE 1881 & THE CITY'S IRRIGATION
STANDARDS AND GUIDELINES FOR WATER EFFICIENT LANDSCAPES.
11.SOIL TEST SHALL BE SUBMITTED TO LANDSCAPE ARCHITECT WITH PROOF OF AMENDMENTS USED AND QUANTITIES AS DIRECTED BY THE
SOIL REPORT.
12.CONTRACTOR SHALL EXAMINE FINISH SURFACE, GRADES, TOPSOIL QUALITY AND DEPTH. DO NOT START ANY WORK UNTIL
UNSATISFACTORY CONDITIONS HAVE BEEN CORRECTED. VERIFY LIMITS OF WORK BEFORE STARTING.
13.CONTRACTOR TO REPORT ALL DAMAGES TO EXISTING CONDITIONS AND INCONSISTENCIES WITH PLANS TO LANDSCAPE ARCHITECT.
14.CONTRACTOR SHALL MAINTAIN POSITIVE DRAINAGE AWAY FROM ANY BUILDINGS IN ALL LANDSCAPE PLANTING AREAS.
15.CONTRACTOR TO FINE GRADE AND ROCK-HOUND ALL TURF AREAS PRIOR TO SEEDING, TO PROVIDE A SMOOTH AND CONTINUAL SURFACE,
FREE OF REGULARITIES, MATERIALS OR DEBRIS. (IF APPLICABLE)
16.COORDINATE LANDSCAPE INSTALLATION WITH INSTALLATION OF UNDERGROUND IRRIGATION AND DRAINAGE SYSTEMS.
17.CONTRACTOR SHALL NOT REMOVE ANY TREES DURING CONSTRUCTION WITHOUT THE EXPRESS WRITTEN CONSENT OF THE LANDSCAPE
ARCHITECT. EXISTING VEGETATION TO REMAIN SHALL BE PROTECTED AS DIRECTED BY THE LANDSCAPE ARCHITECT.
18.WHERE PROPOSED TREE LOCATIONS OCCUR UNDER EXISTING OVERHEAD UTILITES OR CROWD EXISTING TREES, NOTIFY LANDSCAPE
ARCHITECT TO ADJUST TREE LOCATIONS.
1.ALL PLANTER CURBS ADJACENT TO PARKING STALLS SHALL HAVE AN 18" WIDE
STEP-OUT (6" CURB PLUS 12" STEP-OUT.)
2.CITY OF TEMECULA PLANNING DEPT. SHALL BE CALLED PRIOR TO COMMENCING
ANY LANDSCAPE INSTALLATION IN ORDER TO SCHEDULE REQUIRED LANDSCAPE
INSPECTION.
3.A SHREDDED MULCH SHALL BE APPLIED TO ALL PLANTING AREAS. 3" DEPTH UNDER
ALL TREES & 112" UNDER GROUND COVER FROM FLATS.
4.TREES & SHRUBS SHALL BE PLACED A MIN. OF 5' AWAY FROM WATER METER. GAS
METER OR SEWER LATERALS; A MIN. 10' AWAY FROM UTILITY POLES AND A MIN. OF
8' AWAY FROM FIRE HYDRANTS AND FIRE SPRINKLERS & STAND PIPE
CONNECTIONS.
CITY NOTES:
PARKING LOT TREE REQUIREMENTS
*TOTAL NUMBER OF PARKING STALLS =21
*PARKING LOT TREES REQUIRED AT =5
1 TREE PER 4 SPACES
*NUMBER OF PARKING LOT TREES PROVIDED =6
KEY MAP
NORTH SCALE: 1" = 20'-0"
0 20'40'60'
SCOPE OF WORK
BUILDING #1
AVENIDA ALVARADO
LT-1.0
SCOPE OF WORK
PREPARED FOR:
MS-MOUNTAIN VIEW, LLC C/O
SILAGI DEVELOPMENT & MANAGEMENT, INC.
16130 VENTURA BLVD., SUITE 510
ENCINO, CA 91436
CONTACT: MARIO CALVILLO
PHONE: (951) 276-3657
CONTROLLER ('A')
IRRIGATION CONTROLLER PER LEGEND.
120 V. ELEC. REQ.
3
5 4
MV
12
MANIFOLD
ASSEMBLY AS
REQUIRED
6
IRRIGATION POINT OF CONNECTION DIAGRAM
N.T.S.
FS W.1
A
KEY NOTES:
1.NEW 1" WATER METER PER LEGEND (POTABLE WATER)
2.1" BACKFLOW UNIT PER LEGEND
3.1-1/2" MASTER VALVE PER LEGEND
4.RAINBIRD FLOW SENSOR PER LEGEND
5.GATE VALVE PER LEGEND
6.IRRIGATION MAIN LINE
DRIP
BIO-RETENTION
892 SF.
579 SF.
BUILDING #1
AVENIDA ALVARADO
P.L.
R.O.W.
P.L.
P.L.
1"
A-15
*
DRIP
2"
1"
A-13
*
DRIP
11
2"
1"
A-10
*
DRIP
NOTE:
ADJUST DRIP TUBING
TO REFLECT SLOPE
WITHIN THIS AREA.
INSTALL DRAIN
VALVES AS REQUIRED.
11
2"
1"
A-8
*
DRIP
1"
A-9
8
BUBBLER
B
WALL MOUNTED AUTO
CONTROLLER 120 V.
ELEC. REQUIRED.
LOCATE ON EXTERIOR
WALL OF ELEC. ROOM.
1"
A-7
*
DRIP
11
2"
1"
A-6
*
DRIP
NOTE:
ADJUST DRIP TUBING
TO REFLECT SLOPE
WITHIN THIS AREA.
INSTALL DRAIN
VALVES AS REQUIRED.
1"
A-5
8
BUBBLER
11
2"1"
A-4
*
DRIP
1"
A-3
6
BUBBLER
1"
A-2
*
DRIP
11
2"
1"
1"
A-1
*
FS MV W.1
11
2"
NOTE:
POINT OF
CONNECTION
ASSEMBLY PER POC
DIAGRAM THIS SHEET.REFER TO SEPARATE
IRRIGATION DWGS.
FOR ASSOCIATION
FRONTAGE
1"
A-14
*
DRIP
1"
A-12
6
BUBBLER
3
4"
3
4"
1,178 SF.
1,320 SF.
2,048 SF.
1,951 SF.
1"
A-11
*
DRIP
1,916 SF.
1,935 SF.
1,420 SF.
1,395 SF.
2,141 SF.471 SF.
628 SF.
628 SF.
471 SF.
SCALE: 1" = 20'-0"
0 20'40'60'
SYSTEM FLOW
STA.#
VALVE SIZE
AT CONTROLLER
SYSTEM FLOW FOR
SUB-SURFACE DRIP
SYSTEM BASED UPON
ZONE SIZE. MAX. SHALL
NOT EXCEED 23 GPM.
A-1
1"12
A-2
PSI REMARKSGPMRAD.
IRRIGATION HEADS
MODELSYMBOLTYPEMANUF.
RAINBIRD
.5(2) 1806-PRS-SAM-5BQ TREE
BUBBLER
30 6" POP-UP
1"*
NOTE: INSTALL (2) BUBBLERS ALONG EACH SIDE OF TREE ROOT BALL.
INSTALL BUBBLERS ON RAINBIRD 1806-PRS-SAM POP-UP BODY.
IRRIGATION LEGEND (POTABLE WATER)
LATERAL LINE SCH 40 PVC PIPE
LASCO SCH 40 PVC SLEEVE PRIOR TO PAVING
SLEEVE TO BE TWICE THE SIZE OF LATERAL LINE
LATERAL LINE INSTALLED IN SCH 40 PVC SLEEVE PRIOR TO PAVING
PRESSURE SUPPLY LINE 2" AND LARGER USE CLASS 315 PVC 1 12" AND SMALLER USE
SCHEDULE 40.
NOTE: DRAWINGS ARE DIAGRAMMATIC, INSTALL MAINLINE IN PLANTING AREA.
PRESSURE SUPPLY LINE INSTALLED IN SCH 40 PVC SLEEVE PRIOR TO PAVING. SLEEVE TO
BE TWICE THE SIZE OF THE MAINLINE PIPE, PER PLAN.
REMOTE CONTROL VALVE BY RAINBIRD # PES-B. LOCATE IN VALVE BOX.
DRIP IRRIGATION VALVE IN VALVE BOX. RAINBIRD XCZ-PRB-150-COM 1 12" X 2 @ 1" WITH
150-PESB FILTER AND 1" PR QUICK-CHECK BASKET FILTER (2).
QUICK COUPLER VALVE BY RAINBIRD # 33-DRC. LOCATE IN LOCKING VALVE BOX
GATE VALVE BY NIBCO (LINE SIZE) T-113
POINT OF CONNECTION AT NEW 1" METER
REFER TO "IRRIGATION P.O.C. DIAGRAM" ON SHT LI-1.0. VERIFY EXACT LOCATION IN FIELD.
FEBCO #825YA (1" SIZE) REDUCED PRESSURE BACK FLOW UNIT INSTALLED IN PROTECTIVE
STEEL CAGE BY STRONG BOX SBBC-30-SS.
1-1/2" SIZE NORMALLY OPEN MASTER VALVE BY GRISWOLD #2260 F-4076.
REFER TO POINT OF CONNECTION DIAGRAM ON SHT. L-3.
NOTE: CONTRACTOR SHALL INSTALL REQUIRED RELAY FROM CONTROLLER.
RAINBIRD FLOW SENSORS PRIMARY P.O.C.: FS150P 12" PVC
INSTALL PER MANUFACTURER'S SPECIFICATIONS.
CONTROLLER 'A'
16 STATION WALL MOUNTED RAINBIRD ESP-LXME SMART CONTROLLER.
LOCATED ON EXTERIOR WALL OF ELECTRICAL ROOM. 120 V. ELEC. REQ. INSTALL WITH
IQ-COMMUNICATION CARTRIDGE ALONG WITH FLOW SENSOR & MASTER VALVE. NOTE: IQ
COMMUNICATION CARTRIDGE WILL NOT BE ACTIVATED UNTIL ETHERNET OR WIFI HAS
BEEN ACTIVATED AT BLDG. TO BE CONFIRMED AT TIME OF COMPLETION.
REPRESENTS SUB-SURFACE DRIP IRRIGATION ZONE BY RAINBIRD XFS-09-18-500
DRIPLINE. REFER TO GENERAL INSTALLATION DIAGRAM SHEET L-11.
MV
FS
A
W.1
INSTALL DRIP TUBING
WITHIN 'BIO-RETENTION'
AREA. INSTALL
SUB-SURFACE TUBING TO
REFLECT EXACT PLAN
LAYOUT. REFER TO
PLANTING PLAN
REFER TO SEPARATE
MASTER ASSOCIATION
DRAWINGS FOR
IRRIGATION WITHIN
PUBLIC R.O.W. AREAS.
LANDSCAPE
IRRIGATION
PLAN
2
AJ
EXP. 11-30-22
P
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SIGNATURE
NO. 2076
S
A
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TEO AC IL
DATE
DEERT
ISG
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O ETRT
SC
DNAL CAS
TEP
A
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AR
2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
M
O
U
N
T
A
I
N
V
I
E
W
P
A
R
K
B
L
D
G
1
42
4
3
3
A
V
E
N
I
D
A
A
L
V
A
R
D
O
TE
M
E
C
U
L
A
,
C
A
MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
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T
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A
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E
:
5
/
2
5
/
2
1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
LI-1.0
NORTH
NOTE: DRIP IRRIGATION COVERAGE AREA IS NOT TO EXCEED 2,500 SQ. FT. PER VALVE.
CONTROLLER A
STATION NUMBERS DEC - FEB MAR. - MAY JUN. - AUG.SEP. - NOV
IRRIGATION MAINTENANCE SCHEDULE
TIME(MIN.)DAYS/WK DAYS/WKTIME(MIN.)TIME(MIN.)DAYS/WK DAYS/WK
DRIP
BUBBLER
1
2
SYSTEM TYPE
SYSTEM
TYPE
NOTE:
WATER USE CALCULATIONS SHALL COMPLY WITH THE CITY OF TEMECULA
IRRIGATION GUIDELINES AND CALIFORNIA ORDINANCE AB 1881.
(X) = 'GERMINATION PERIOD'
1.CONTRACTOR SHALL CONTACT THE LANDSCAPE ARCHITECT PRIOR TO STARTING ANY CONSTRUCTION.
2.THE DESIGN IS DIAGRAMMATIC ONLY. ALL PIPING, VALVES, BACK FLOW PREVENTOR, WIRING, ETC. SHOWN
WITHIN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLY, AND SHALL BE INSTALLED IN PLANTER AREAS
WHEREVER POSSIBLE.
3.DO NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN ON THESE DRAWINGS WHEN IT IS OBVIOUS IN
THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES IN AREA DIMENSIONS EXIST THAT
MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING.
4.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO FAMILIARIZE HIMSELF WITH ALL GRADE DIFFERENCES,
LOCATION OF FIXTURES, UTILITIES, SIGNS, POSTS, POLES, WALLS AND PAVING. THE CONTRACTOR SHALL
REPAIR OR REPLACE ALL ITEMS DAMAGED BY HIS WORK. HE SHALL COORDINATE HIS WORK WITH OTHER
CONTRACTORS (IF ANY) FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES AND LATERALS THROUGH
WALLS, UNDER ROADWAYS AND UNDER PAVING, ETC.
5.ALL IRRIGATION EQUIPMENT SHALL BE INSTALLED AS PER MANUFACTURER'S RECOMMENDATIONS AND
SPECIFICATIONS. REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION.
6.ALL LATERAL, MAINLINE PIPING AND CONTROL WIRES UNDER PAVING SHALL BE INSTALLED IN SEPARATE
SLEEVES. MAINLINE SLEEVE SIZE SHALL BE A MINIMUM OF TWICE (2X) THE OUTSIDE DIAMETER OF THE PIPE TO
BE SLEEVED. CONTROL WIRE SLEEVES SHALL BE SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES
UNDER PAVING REFER TO PLAN.
7.ALL SLEEVES UNDER ROADWAYS SHALL BE SCHEDULE 40 (NEW). EXISTING SLEEVES SHALL REMAIN IN PLACE, IF
EXTENSIONS ARE REQUIRED THE PIPE SHALL BE SCH. 40. LATERAL LINE SLEEVE UNDER PAVING SHALL BE
SCHEDULE 40. ALL SLEEVES SHALL BE P.V.C. OR AS NOTED ON PLANS.
8.PIPE SIZES SHALL CONFORM TO THOSE SHOWN ON THE PLANS AND DETAILS. NO SUBSTITUTIONS OF SMALLER
PIPE SIZES SHALL BE PERMITTED, BUT SUBSTITUTIONS OF LARGER SIZE MAY BE APPROVED. ALL DAMAGED AND
REJECTED PIPE SHALL BE REMOVED FROM THE SITE AT THE TIME OF SAID REJECTION.
9.THE CONTRACTOR SHALL MAKE THE FINAL CONNECTION FROM THE ELECTRICAL SOURCE TO THE CONTROLLER.
10.ADV (ANTI-DRAIN VALVE) UNITS MAY NOT BE REQUIRED ON ALL HEADS. PRIOR TO INSTALLATION. THE
CONTRACTOR SHALL VERIFY WITH THE ON SITE GRADES. IF THERE IS AN ELEVATION DIFFERENCE OF 24" OR
MORE BETWEEN THE HIGHEST HEAD AND THE LOWEST HEAD ON A SYSTEM, THE ADV'S SHALL BE INSTALLED.
11.ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISH GRADE UNLESS OTHERWISE SPECIFIED.
12.THE CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE,
ELIMINATING OVER-SPRAY ONTO WALKS, STREETS, WALLS, ETC.
13.THE IRRIGATION SYSTEM SHALL BE FULLY AUTOMATIC. CONTROL VALVES SHALL BE INSTALLED PER DETAILS.
14.ALL SLEEVES SHALL EXTEND BEYOND THE EDGE OF PAVING OR BACK OF CURB TO 3'.
15.THE CONTRACTOR SHALL NOTIFY THE VA'S REPRESENTATIVE IF STATIC WATER PRESSURE IS LESS THAN 65 PSI.
16.THE CONTRACTOR SHALL GUARANTEE ALL WORK & WORKMANSHIP FOR (1) FULL YEAR FROM ACCEPTANCE.
17.IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO PROVIDE 100% COVERAGE.
18.ALL SUB-TERRAINEAN DRIP TUBING SHALL BE BURIED WITH MULCH (NOT VISIBLE). INSTALL ALL DRIP TUBING PER
MANUFACTURER'S SPECIFICATIONS.
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
STA.A-1
STA.A-2
STA.A-3
STA.A-4
STA.A-5
STA.A-6
STA.A-7
STA.A-8
STA.A-9
STA.A-10
STA.A-11
STA. A-12
STA. A-13
STA. A-14
STA. A-15
IRRIGATION NOTES
(X) = 'GERMINATION PERIOD'
NOTE: THE IRRIGATION SCHEDULE
SHALL BE SET FOR 'GERMINATION
PERIOD' FOR THE FIRST 3 MONTHS
AFTER THE LANDSCAPE HAS BEEN
PLANTED. AFTER 3 MONTHS THE
IRRIGATION SCHEDULE SHALL BE
SET FOR TYP. 'MAINTENANCE
SCHEDULE', PER STATION.
THE IRRIGATION SCHEDULE SHOWN IS FOR USE AS A GUIDE ONLY. THE CONTRACTOR SHALL FINE TUNE THE WATERING SCHEDULE FOR EACH
VALVE STATION SO AS NOT TO ALLOW EXCESS SURFACE RUNOFF AND PROVIDE ADEQUATE SOIL SATURATION.
TIME(MIN.)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
WATER CONSERVATION STATEMENT
1.THE IRRIGATION SYSTEM WAS DESIGNED UTILIZING 'STATE OF THE ART'
IRRIGATION EQUIPMENT SUCH AS MULTIPLE START TIMES FOR CONTROLLERS, ET
BASED MASTER CONTROLLERS, 'RAIN SHUT OFF' DEVICE @ CONTROLLERS,
PRESSURE AND REGULATING VALVE & LOW FLOW IRRIGATION BUBBLER & ROTOR
HEADS UTILIZING DRIP SYSTEMS WHERE APPROPRIATE.
2.THIS LANDSCAPE DESIGN GROUPS PLANTS WITH SIMILAR WATER NEEDS
TOGETHER INTO DISTINCT HYDROZONES OF VERY LOW, LOW & MEDIUM WATER
USE AREAS. MINIMUM HIGH WATER USE PLANT MATERIALS SUCH AS LAWN OR
SEASONAL COLOR BEDS WILL BE USED IN THIS PROJECT. THE LOWER
HYDROZONES WHICH ARE MADE UP OF DROUGHT TOLERANT PLANT SPECIES
COMPRISES 85% OF THE TOTAL LANDSCAPE AREA. THE IRRIGATION SYSTEM HAS
BEEN DESIGNED TO GROUP SIMILAR HYDROZONES WITHIN THE SAME IRRIGATION
VALVE. IN ADDITION A MINIMUM OF 3" LAYER WOOD FIBER MULCH IS USED OVER
THE ENTIRE SHRUB AREAS TO RETAIN SOIL MOISTURE.
WATER USE CALCULATIONS
PROJECT: MS MOUNTAIN VIEW PARK BUILDING 1
PROJECT LOCATION: TEMECULA, CA
LANDSCAPE ARCHITECT: SCOTT PETERSON, A.S.L.A.
IRRIGATION MAINTENANCE SCHEDULE
A REGULAR SCHEDULE SATISFYING THE
FOLLOWING CONDITIONS SHALL INCLUDE
THE FOLLOWING:
1.LANDSCAPES SHALL BE MAINTAINED TO
ENSURE WATER EFFICIENCY. A
REGULAR SCHEDULE SHALL INCLUDE
BUT NOT BE LIMITED TO CHECKING,
ADJUSTING AND REPAIRING
IRRIGATION EQUIPMENT, RESETTING
THE AUTOMATIC CONTROLLER,
REPLENISHING MULCH, FERTILIZING,
PRUNING AND WEEDING IN ALL
LANDSCAPED AREAS.
2.WHENEVER POSSIBLE, REPAIR OF
IRRIGATION EQUIPMENT SHALL BE
DONE WITH THE ORIGINALLY SPECIFIED
MATERIALS OR THEIR EQUIVALENTS.
WATER
MANAGEMENT
INFORMATION
3
AJ
EXP. 11-30-22
P
O
F
SIGNATURE
NO. 2076
S
A
S
T
F
TEO AC IL
DATE
DEERT
ISG
RE
O ETRT
SC
DNAL CAS
TEP
A
RO N I
C
H
T
I
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N
C
T
E
AR
2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
M
O
U
N
T
A
I
N
V
I
E
W
P
A
R
K
B
L
D
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1
42
4
3
3
A
V
E
N
I
D
A
A
L
V
A
R
D
O
TE
M
E
C
U
L
A
,
C
A
MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
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T
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5
/
2
5
/
2
1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
PRESSURE LOSS CHART
CONTROLLER 'A'
VALVE A-1 APPROX. FLOW =21 GPM
LATERAL LINE 2.00 PSI
MAINLINE 1470 FT.@ 2"6.17 PSI
FITTINGS 2.50 PSI
VALVE 3.10 PSI
MATSTER VALVE/FLOW SENSOR/BFU 14.00 PSI
WATER METER 1.5"1.00 PSI
ELEVATION CHANGE 2.00 PSI
HEAD PRESSURE REQ.20.00 PSI
MIN. REQ. PRESSURE 50.77 PSI
STATIC PRESSURE =65.00 PSI
RESIDUAL PRESSURE =14.23 PSI
NOTE: CONTRACTOR SHALL VERIFY EXACT STATIC PRESSURE.
NOTIFY LAND. ARCH. IF STATIC PRESSURE IS LESS THAN 65 PSI.
Reference Evapotranspiration (ETo)55.6
Hdrozone
Plant type
Plant
Factor
Irrigation
Method
Irrigation
Efficiency
ETAF
(PF/IE)
Landscape
Area sq.ft.
ETAF x
Area
Estimated Total
Water Use
(ETWU)
Regular Landscape Areas
Low 0.2 Drip 0.81 0.25 16,775 4,141.98 142,782
Moderate 0.35 Bubbler 0.85 0.41 2,198 905.06 31,199
Totals 18,973 5,047.03 173,981
Special Landscape Areas
Totals 0
ETWU Total 173,981
MAWA (Annual Gallons Allowed) = ETo x 0.62 x
ETAF x Area MAWA 294,317
ETWU must be less than MAWA Difference 120,335
Reqular Landscape Areas
Total ETAF x Area 5,047.03
Total Area 18,973
Average ETAF 0.27
All Landscape Areas
Total ETAF x Area 5,047.03
Total Area 18,973
Site Average ETAF 0.27
LI-2.0
8 3 9 11 6 10 552(11)(4)(13)(5)(17)(6)(15)(5)
8 3 9 11 6 10 552(11)(4)(13)(5)(17)(6)(15)(5)
8 3 9 11 6 10 552(11)(4)(13)(5)(17)(6)(15)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
8 3 9 11 6 10 552(11)(4)(13)(5)(17)(6)(15)(5)
1 14 3 16 18 6 16 54(22)(4)(26)(5)(29)(6)(27)(5)
1.THE PLANTING PLAN IS DIAGRAMMATIC. PLANT LOCATIONS ARE APPROXIMATE PLANT SYMBOLS TAKE PRECEDENCE OVER
PLANT QUANTITIES SPECIFIED. NOTIFY THE OWNER'S REPRESENTATIVE OF DISCREPANCIES PRIOR TO STARTING WORK.
2.PLANT QUANTITIES GIVEN IN THE LEGEND ARE APPROXIMATE AND FOR THE CONVENIENCE OF THE OWNER ONLY.
3.PRIOR TO PLANTING, CONSTRUCTION ADJACENT TO PLANTING AREAS SHALL BE COMPLETE AND IRRIGATION SYSTEMS
INSTALLED AND OPERATIONAL.
4.PLANT MATERIAL IN OR NEAR PAVING AND WALLS MAY REQUIRE INSTALLATION PRIOR TO CONSTRUCTION. COORDINATE
THIS WORK THROUGH THE GENERAL CONTRACTOR.
5.SOIL SHALL COMPLY WITH SD-F AMENDED SOIL REQUIREMENTS.
6.THREE WEEKS PRIOR TO DELIVERY TO SITE, SUBMIT PHOTOS OF NURSERY STOCK TREES TO THE LANDSCAPE ARCHITECT
FOR REVIEW AND APPROVAL.
7.INSTALL TREES AT STALL LINES IN PLANTING AREAS WHERE TREES MAY INTERFERE WITH PARKED CARS.
8.KEEP SHRUBS AND TREES A MINIMUM OF 3'-0" (OR AS INDICATED ON PLAN) FROM BACK OF PARKING CURBS TO ALLOW FOR
CAR OVERHANG.
9.LANDSCAPE CONTRACTOR SHALL PERFORM A PERCOLATION CHECK FOR ALL TREE PLANTING PITS WHICH APPEAR TO HAVE
A POTENTIAL DRAINAGE PROBLEM. THE TREE PLANTING PITS SHALL BE FILLED WITH WATER AND RE-CHECKED AFTER A
24-HOUR PERIOD. IF THERE IS NO SIGNIFICANT CHANGE IN THE WATER LEVEL, IT IS THE RESPONSIBILITY OF THE
LANDSCAPE CONTRACTOR TO PROVIDE FOR ADEQUATE DRAINAGE PRIOR TO PLANTING. THE CONTRACTOR SHALL NOTIFY
THE LANDSCAPE ARCHITECT IMMEDIATELY UPON COMPLETION OF THE PERCOLATION TESTS IN ORDER TO DISCUSS
APPROPRIATE DRAINAGE DETAILS.
10.REFER TO SPECIFICATIONS AND DETAILS FOR ADDITIONAL INFORMATION.
11.LANDSCAPE CONTRACTOR SHALL REPAIR EXISTING LANDSCAPE AREAS (IF ANY) WHICH ARE DAMAGED DURING
CONSTRUCTION PHASE. ALL DAMAGED MATERIAL SHALL BE REPLACED WITH MATCHING MATERIAL OF SIMILAR SIZE AND
CALIBER.
12.CONTRACTOR SHALL APPLY A 3" LAYER OF MULCH WITHIN PLANTING AREAS. SAMPLES OF MULCH WILL BE REQUIRED PRIOR
TO APPLICATION. SHALL MEET SD-F REQUIREMENTS. MULCH SHOULD BE APPLIED ON TOP AND NOT MIXED INTO
UNDERLYING SOILS.
NOTE: MULCH SHALL BE APPROVED BY LANDSCAPE ARCHITECT.
13.ANY TREE THAT HAS A ROOT SYSTEM WITH SURFACE RUNNERS OR A TREE LOCATED WITHIN 5 FEET OF A PUBLIC SIDEWALK
SHALL BE INSTALLED WITH ROOT GUARDS.
PLANTING NOTES
SD-F AMENDED SOIL NOTES:
SOIL QUALITY:
A.AMENDED SOIL SHALL HAVE A MINIMUM ORGANIC MATTER CONTENT OF 10% DRY WEIGHT IN PLANTING BEDS, AND 5%
ORGANIC MATTER CONTENT IN TURF AREAS, AND A PH FROM 6.0 TO 8.0 OR MATCHING THE PH OF THE UNDISTURBED TOPSOIL.
B.A MINIMUM THREE INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES IN EACH LANDSCAPED AREA
EXCEPT IN TURF AREAS, CREEPING OR ROOTING GROUND COVERS OR DIRECT SEEDING APPLICATION WHERE MULCH IS
CONTRAINDICATED.
ORGANIC MULCH MATERIALS MADE FROM RECYCLED OR POST CONSUMER PRODUCTS/MATERIALS SHALL TAKE
PRECEDENCE OVER INORGANIC MATERIALS OR VIRGIN FOREST PRODUCTS UNLESS THE RECYCLED POST-CONSUMER
ORGANIC PRODUCTS ARE NOT LOCALLY AVAILABLE. ORGANIC MULCHES ARE NOT REQUIRED WHERE PROHIBITED BY
COUNTY FIRE CODE.
HIGHLY FLAMMABLE MULCH MATERIAL, SUCH AS STRAW OR SMALL, MINI SIZE WOOD CHIPS, SHALL NOT BE USED IN A
'HAZARDOUS FIRE AREA,' AS THAT TERM IS DEFINED IN THE COUNTY FIRE CODE.
FLUSH VALVE DETAIL
FLUSH-VALVE KEY NOTES:
1.FINISH GRADE
2.FLUSH CAP FOR EASY FIT COMPRESSION
FITTINGS: POTABLE:RAIN BIRD MDCFCAP
NON-POTABLE: RAIN BIRD MDCFPCAP
3.EASY FIT COUPLING: RAIN BIRD
MDCFCOUP
4.SUBTERRANEAN EMITTER BOX: RAIN
BIRD SEB 7X8 LID
5.SUB-SURFACE DRIPLINE: RAIN BIRD XF
DRIPLINE PORABLE: XFS DRIPLINE
NON-POTABLE: XFSP DRIPLINE. ALLOW
FOR 12-24" OF BLANK TUBING IN FLUSH
VALVE BOX FOR FLUSHING INTO
ADJACENT LANDSCAPE AREA.
6.3-INCH MINIMUM DEPTH OF 3/4-INCH
WASHED GRAVEL
7.BRICK (1 OF 2)
NOTE:
1.ALLOW A MINIMUM OF 6-INCHES OF
DRIPLINE TUBING IN VALVE BOX IN ORDER
TO DIRECT FLUSHED WATER OUTSIDE
VALVE BOX.
A N.T.S
141
2
3
5
7
6
AIR RELIEF VALVE DETAIL
AIR RELIEF VALVE KEY NOTES:
1.EMITTER BOX LID.
2.EMITTER BOX. RAINBIRD SEB.7X8
3.12" AIR RELIEF VALVE ARV050
4.TYP. DRIP TUBING
5.CRUSHED GRAVEL
N.T.S
1 F.G.
3
2
4
5
B
G SUB-SURFACE DRIP IRRIGATION DIAGRAM
NTS
1.IRRIGATION MAIN LINE
2.DRIP VALVE ASSEMBLY (IN VALVE BOX)
3.PVC, POLYETHYLENE TUBING, OR
DRIPLINE HEADER
4.COMPRESSION FITTINGS
5.XF SERIES DRIPLINE LATERALS (INLINE
EMITTERS)
6.FLUSH VALVE
7.AIR RELIEF VALVE KIT IN VALVE BOX
18" O.C. (PREFERRED)
DRIP KEY NOTES
DRIPLINE LATERAL RUN LENGTH
1
2
4
3
6
3
4
7
5
18" O.C.18" O.C.
3-4"
15" (TO FIRST DRIPLINE)EDGE OF PAVING
PLAN VIEW
LOAM SOIL
24" O.C.24" O.C.
3-4"
CLAY SOIL
12" O.C.12" O.C.
3-4"
SANDY SOIL
NOTES:
A.VALVE BOX SHALL BE STENCILED 'ECV' W/ 6" HIGH BY 1"
LETTERS. THE PAINT SHALL BE GREEN, OIL BASED ENAMEL
AND HAND PAINTED.
B.PLACE AGGREGATE PRIOR TO INSTALLATION OF BOX. COVER
VALVE BOX PIPE OPENINGS TO PREVENT SOIL ENTRY.
C.INSTALL VALVE A MIN. OF 18" FROM STRUCTURES OR
HARDSCAPING.
D.INSTALL VALVE IN PLANT BEDS WHERE EVER POSSIBLE, NEXT
TO SIDEWALKS.
E.PLACE BOX AT RIGHT ANGLES TO STRUCTURES OR
HARDSCAPING.
F.ADJACENT VALVES SHALL BE NO CLOSER THAN 48" APART.
5
6
3
7
4
3
12
1
8
9
10
11
4
3
5
7
8
217
6 15
1
12"
FL
O
W
18
"
M
I
N
11
10
12
FLOW
13
18
"
M
I
N
14
9
16
NOTE:
A.ALL PIPE FITTINGS SHALL BE BRASS UNLESS OTHERWISE NOTED.
B.THE BACKFLOW PREVENTOR DEVICES AND INSTALLATIONS OF
HEALTH SERVICES & WATER AGENCY.
C.COAT ALL EXPOSED THREADS W/ AN APPROVED RUST INHIBITING
SEALANT.
D.PLASTIC PIPE SHALL NOT BE USED ABOVE FINISH GRADE.
E.EQUIPMENT TO BE INSTALLED A MINIMUM OF 24" FROM ANY
STRUCTURES OR HARDSCAPE.
F.RADIUS ALL EXPOSED CONCRETE EDGES.
G.WHEN UNIT IS NEXT TO A STRUCTURE (I.E. WALL, BUILDING, ETC.)
MOUNT TEST COCKS ON OPEN OR NON-STRUCTURE SIDE.
1.PLASTIC VALVE BOX & LOCKING
COVER. REFER TO SPECIFICATIONS
FOR TYPE.
2.TO SPRINKLER- ANGLE PIPE TO
SPECIFIED DEPTH W/ 45 ELLS.
3.SCHEDULE 40 PVC MALE ADAPTOR.
4.WIRE SPLICES SHALL BE SCOTCH LOC
PEN TITES OR APPROVED EQUAL W/
EXPANSION LOOPS INSTALLED.
5.FINISH GRADE.
6.PIG TAIL EXPANSION LOOP (MIN.
24-INCHES LONG.)
7.ELECTRIC VALVE.
8.2" X 4" X 8" CONC. BLOCKS
9.6-INCH THICK OF 3 4" WASHED CRUSHED
AGGREGATE.
10.CONTROL & COMMON WIRES.
11.PRESSURE SUPPLY LINE.
12.12" IN LAWN AREAS, 1-INCH IN PLANTING
BEDS.
DRIP VALVE ASSEMBLY
NTSB
A REMOTE CONTROL VALVE
NTS
BACKFLOW DEVICE
NTSJ
1.PRESSURE REGULATOR.
2.BACKFLOW PREVENTOR ASSEMBLY
3.BRASS NIPPLE-TYPICAL (4) PLACES.
4.BRASS 90 DEGREE ELL-TYPICAL (2) PLACES.
5.BRASS NIPPLE.
6.BRASS WYE STRAINER W/ 30 MESH MONEL
SCREEN.
7.4-INCHES THICK, 36-INCHES LONG, 32 INCHES
WIDE CONCRETE PAD SLOPE PAD TO DRAIN 2%
MIN. 2,000PSI MIN.
8.FINISH GRADE.
9.90% COMPACTION REQUIRED.
10.BRASS NIPPLE-TYPICAL (2) PLACES.
11.SCH 80 PVC COUPLING (TYP.)
12.SCH 40 PVC MALE ADAPTORS TYPICAL(2) PLACES.
13.PRESSURE SUPPLY LINE.
14.SCH 40 PVC 90 DEGREE ELL (2) PLACES.
15.BRASS UNION.
16.LINE FROM WATER SOURCE.
17.INSTALL PROTECTIVE STEEL CAGE PER PLAN.
2
654321 7
8
9
8
10 11 1312 14 15 16 17 18
1.FINISH GRADE/TOP OF MULCH
2.VALVE BOX WITH COVER: RAIN BIRD VB-STD
3.DRIP REMOTE CONTROL VALVE: RAIN BIRD 150 PESB (INCLUDED IN
XCZ-PRB-150-COM KIT)
4.ID TAG
5.WATERPROOF CONNECTION: RAINBIRD DB SERIES
6.30-INCH LINEAR LENGTH OF WIRE, COILED.
7.PRESSURE REGULATING QUICK CHECK BASKET FILTER: RAINBIRD
PRB-QKCHK-100 (INCLUDED IN XCZ-PRB-150 COM KIT)
8.PVC SCH 80 NIPPLE (LENGTH AS REQUIRED)
9.PVC SCH 40 ELL
10.PVC SCH 80 NIPPLE (2-INCH LENGTH, HIDDEN) AND PVC SCH 40 ELL
11.PVC SCH 40 TEE OR ELL
12.MAINLINE PIPE
13.3-INCH MINIMUM DEPTH OF 3/4-INCH WASHED GRAVEL
14.PVC SCH 80 NIPPLE, CLOSE (INCLUDED IN XCZ-PRB-150-COM KIT)
15.PVC SCH 40 TEE (INCLUDED IN XCZ-PRB-150-COM KIT)
16.PVC SCH 40 ELL (INCLUDED IN XCZ-PRB-150-COM KIT)
17.PVC SCH 40 FEMALE ADAPTOR
18.LATERAL PIPE.
WALL MOUNT IRRIGATION CONTROLLER,
INSTALL PER MANUFACTURER'S
INSTRUCTIONS.
1
120 V. AC POWER SUPPLY CONDUIT
(NON-SWITCHED POWER)
2
JUNCTION BOX.3
212" PVC CONDUIT FOR CONTROL WIRES.4
SWEEP ELL.5
DIRECT BURIAL WIRES TO VALVES.6
FINISH GRADE.7
110
9
67
4
5
2
3
812" MIN.
60"
EXTERIOR BUILDING SLAB.8
BUILDING WALL.9
LOCATE IN PROTECTIVE STAINLESS STEEL
WALL MOUNTED ENCLOSURE BY 'STRONG
BOX' OR APPROVED EQUAL.
10
H NTS
WALL MOUNTED IRR. CONTROLLER
D QUICK COUPLER VALVE
NTS
3
21
8
4
5
7
6
1'
-
0
"
ELEVATION8
10
BELOW GRADE PIPING INSTALLATION
RAINBIRD OR APPROVED EQUAL
QUICKCOUPLING VALVE SHALL BE 2"
BELOW VALVE BOX COVER.
1
APPROVED VALVE BOX 10" LOCKING
CARSON OR EQUAL. STENCILED WITH 6"
HIGH X 1" WIDE "Q" ON LID AND
ADJACENT CURB TOP AND FACE WITH
FEDERAL SAFETY GREEN ENAMEL.
2
FINISHED GRADE.3
STAINLESS STEEL CLAMPS OR STEEL CLAMPS
(COMMERCIAL QUALITY GALVANIZED OR
CADMIUM PLATED)- TWO REQUIRED.
4
PRESSURE LINE FITTING LENGTH AS
REQUIRED SCH. 80 PVC RISER.
5
3
4" DIA. SCHEDULE 40 GALVANIZED STEEL
PIPE STAKE.
6
PVC NIPPLE (12" LONG).7
P.V.C STREET ELL.8
PEA GRAVEL. 2 CUBIC FEET.9
PRESSURE SUPPLY LINE. 18" BELOW FINISHED
GRADE.
10
9
FLOW SENSOR KEY NOTES:
1.LOCKABLE VALVE BOX, HEAT BRANDED WITH COMPONENT NAME. PROVIDE WATER ID
TAG ON ALL VALVES
2.FLOW SENSOR PER LEGEND. CONNECT WIRES PER MANUF. SPECS.
3.DISTANCE PER MANUFACTURER'S SPECS.
4.GRAVEL.
5.MASTER VALVE PER IRRIG. LEGEND.
6.MAIN LINE TO SYSTEMS.
7.MAIN LINE TO P.O.C.
8.WATER ID TAG 1
2 3
44
5 76
8
1
8
M FLOW SENSOR/ MASTER VALVE INSTALLATION
NTSNOTES:
1.ALL PIPE AND FITTINGS SHALL BE SCHEDULE 80 PVC UNLESS OTHERWISE SPECIFIED.
2.QUICK COUPLER VALVE BOX IN LAWN AREAS SHALL BE SET AT GRADE.
3.QUICK COUPLER VALVE BOX IN SHRUB AREAS SHALL BE SET AT 4" ABOVE GRADE.
4.PIPE SIZE FROM MAIN LINE SHALL MATCH QUICK COUPLER INLET DIAMETER.
5.SIMILAR METALS SHALL BE SEPARATED BY AN APPROVED DIELECTRIC COUPLING.
6.SCHEDULE 80 PLASTIC PIPE SHALL BE USED ABOVE FINISHED GRADE.
3
5
4
LEGEND:
6
7
1
2
9
12
"
M
I
N
8
TYP
3"
GATE VALVEC
1.1/2" IN LAWN AREAS, 1" IN PLANT BEDS.
2.ROUND PLASTIC VALVE BOX W/ LOCKING
PLASTIC COVER MARKED "GATE VALVE" (REFER TO
SPECIFICATIONS FOR TYPE).
3.FINISH GRADE.
4.KING BROS. IND. GATE VALVE OR APPROVED
EQUAL SLIP FIX
5.TXT- NIPPLE
6.SCH 40 PVC MALE ADAPTORS. SLIP-FIX
CONNECTION
7.2"X4"X8" CONCRETE BLOCKS.
8.1" WASHED CRUSHED AGGREGATE OVER WIRE
MESH.
9.SUPPLY LINE.
PLASTIC LOCKING VALVE BOX & LID HEAT
BRANDED W/'GATE VALVE W/SS. BOLT
1
2
3
4
5
6
36
"
M
I
N
.
D
E
P
T
H
2"
CL
R
6"
NOTES:
A.ALL SLEEVES TO BE PVC. SCH. 40 AND TWICE THE DIAMETER OF THE WORKING PIPE.
B.ALL SLEEVES TO RUN A MIN. OF 12" BEYOND HARDSCAPE EDGES.
C.SLEEVE SHALL BE IDENTIFIED WITH MARKING TAPE INSTALLED 12" FROM THE SURFACE
INDENTIFYING TYPE OF LINE WITH APWA STANDARD "CAUTION WATERLINE BURIED BELOW" IN
BLUE OR "CAUTION RECYCLED WATERLINE BURIED BELOW' IN PURPLE.
D.CLEAN BACKFILL MAY BE SUBSTITUTED FOR SAND UNDER WALKS AND DRIVES.
1.HARDSCAPE SURFACE.
2.CLEAN BACKFILL AS REQUIRED. TO BE
SET IN 6-INCHES LIFTS.
3.LATERAL LINE WITH SLEEVE.
4.PRESSURE MAIN LINE WITH SLEEVE.
5.CLEAN SAND.
6.CONTROL WIRES & COMPUTER
HARDWARE WIRE SLEEVE.
F IRRIGATION SLEEVING
NTS
FINISH GRADE.1
CLEAN COMPACTED
BACKFILL.
2
NON-PRESSURE LATERAL LINE.3
PRESSURE SUPPLY LINE. SNAKE
PIPE IN TRENCH.
4
PROVIDE 2" OF CLEAN BACKFILL.5
CONTROL WIRES. BUNDLE AND
TAPE AT 15' O.C. AND INSTALL
BELOW PRESSURE SUPPLY LINE.
6
12
"
M
I
N
.
18
"
M
I
N
.
1
2
4
3
6"
TYP 6
5
E PIPE TRENCHING
NOTES:
A. PIGTAIL AND LOOP
CONTROL WIRE AT ALL
90 DEGREE CHANGES
IN DIRECTION.
NTS
PURPLE IF
RECYCLED
WATER ONLY
NTS
24"
6"
5
4
31
6
1.WALKWAY, CURB, OR HEADER.
2.SHRUB BUBBLER NOZZLE PER LEGEND.
3.6-INCHES POP-UP BODY
(INSTALL 1 4" ABOVE F.G.)
4.FINISHED GRADE.
5.TRIPLE SWING JOINT REQUIRED.
6.LATERAL LINE (TEE OR ELL)
2
POP-UP BUBBLER AT TREE
NTSI
2
4
3
1
8
6
X
2X
7
5
1.ROOT BALL - DO NOT COMPACT ROOT
BALL SOIL. ALLOW ROOT BALL TO
SETTLE TO FINISHED GRADE.
2.FINISHED GRADE.
3.ROCK/MULCH.
4.3-INCH BERM TIGHTLY COMPACTED IN
PLACE TO FORM WATERING BASIN.
5.NATIVE SOIL.
6.GROW POWER PLANT TABS PER
MANUFACTURERS
RECOMMENDATIONS.
7.PREPARED SOIL MIX. PLANT PIT TO
BE 1 12" TIMES THE WIDTH OF THE
ROOT BALL.
8.SHRUB TRUNK.
SHRUB PLANTING
NTSL
2 1/2X ROOTBALL DIAMETER
TREE PLANTING (DOUBLE STAKE)
SOILNATIVE FIRM
ROOTBALL
DEPTH
TOP OF ROOTBALL IS TO BE PLACED AT 2" ABOVE
FINISH GRADE. THE FINISH GRADE IS TO BE LEVEL
WITH TOP OF CONC. CURB OR SIDEWALK.
2
CREATE 3" HIGH WATERING BASIN BERM. ALLOW FOR 48" DIA.
OF 1" THICK SHREDDED BARK MULCH WITHIN WATERING
BASIN BERM.
1
2
RUBBER OR VINYL CINCH TIE OR APPROVED EQUAL. SCREWED W/GALV.
SCREWS STAKE WITH ROOF NAIL. NO HOSE AND WIRE. PLACE TIE 6"
ABOVE TOP FLEX POINT ON TREE TRUNK. (2 LOCATIONS)
3
2" LODGEPOLE PINE TREE STAKE TREATED W/ COPPER
NAPTHANATE. 2" DIA. BY 8' LENGTH FOR 15 GAL. TREE. AND BY
10' LENGTH FOR 24" BOX TREE. STAKES ARE TO BE INSTALLED
IN A "v" CONFIGURATION. SEE DIAGRAM TO RIGHT
4
NATIVE SOIL BACKFILL5
5
6
BACKFILL MIX6
NOTE:
FLOOD THE ROOT ZONE
AFTER PLANTING TO
REMOVE AIR AND
SETTLE SOIL.
3
APPLY A 1-2" LAYER OF SHREDDED BARK
MULCH WITHIN WATERING BASIN.
7
17
3
K
4
NOTE: STAKE
PLACEMENT SHALL
NOT DAMAGE
TRUNK OR
BRANCHES OR
PIERCE ROOTBALL.
TIE STAKES INTO
TREE AT CANOPY
NOTE:
STAKE
PLACEMENT
SHALL NOT
PIERCE
ROOTBALL
N.T.S.
WYE STRAINER SHALL BE ON BACKFLOW
RISER TO SHORTEN LENGTH OF
ASSEMBLY.
IRRIGATION &
PLANTING
DETAILS
5
AJ/AP
EXP. 11-30-22
P
O
F
SIGNATURE
NO. 2076
S
A
S
T
F
TEO AC IL
DATE
DEERT
ISG
RE
O ETRT
SC
DNAL CAS
TEP
A
RO N I
C
H
T
I
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E
AR
2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
M
O
U
N
T
A
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N
V
I
E
W
P
A
R
K
B
L
D
G
1
42
4
3
3
A
V
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N
I
D
A
A
L
V
A
R
D
O
TE
M
E
C
U
L
A
,
C
A
MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
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:
5
/
2
5
/
2
1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
LI-3.0
I.SCOPE OF WORK
A.the Contractor shall provide all labor, tools, machinery, and processes necessary to
install a complete irrigation system as shown on the plans and/or specified herein. When
completed the irrigation system shall be a 100 % coverage system in a total functioning
manner.
II.GENERAL REQUIREMENTS
A.VERIFICATION OF DIMENSION
1.All scaled dimensions are approximate. Before proceeding with any work, the
Contractor shall carefully check and verify all dimensions. Spacing of irrigation heads,
location of valves and vacuum breakers, and proposed P.O.C. Shall be as indicated on
the drawings. Any deviation from the plans must have the approval of the Owner's
Representative or the Landscape Architect.
B.VERIFICATION OF FINISH GRADE
1.The Contractor shall inspect the site and check all finish grades within the work
area in order to insure the proper soil coverage (as specified) of irrigation system pipes.
C.WATER SUPPLY
1.The Contractor shall verify and be familiar with the source of water supply to the
irrigation system as indicated on the drawings and verify available water pressure. If
pressure is less than what has been designed with, the Contractor is to notify the Owner's
Representative or the Landscape Architect.
D.PERMITS AND FEES
1.The Contractor shall apply and pay for all necessary permits and fees required in
the pursuit of his work as required by the governing codes.
E.CARE OF EXISTING BUILDINGS AND SITE
1.The Contractor shall be held responsible for the care and preservation of all
existing buildings and structures on the property and adjacent premises and contiguous
property. Any part of them injured, damaged or disturbed because of his work shall be
repaired, replaced or cleaned by him at his expense.
F.REVIEW OF DRAWINGS
1.It is the Contractor's responsibility to review irrigation drawings and note any areas
he believes additional heads or valves are required prior to submitting a bid. If no changes
are submitted, the Contractor is responsible for full coverage of the irrigation system and
providing additional equipment as necessary at the Contractor's expense.
G.GOVERNING REGULATION
1.All local, municipal and state laws, rules and regulations governing or relating to
any portion of this work are hereby incorporated into and made a part of these
specifications, and their provisions shall be carried out by the irrigation contractor.
H.DIAGRAMMATIC DESIGN
1.This design is diagrammatic. All pipe, valves, etc. shown within paved areas are for
design clarification only and shall be installed in planting areas where possible. Never
install backflow preventers in lawn areas, always in shrub areas.
I.INSTALLATION
1.All irrigation materials shall be installed in accordance with the techniques and
specifications set forth by each respective manufacturer. All pertinent descriptive literature
issued by these manufacturers becomes part of these specifications after having been
approved by the Owner's authorized representative. Such installation practices shall be
followed only if the directions of the irrigation drawings and specifications do not
thoroughly and completely order the methods or techniques to be followed. Install all
equipment and materials as shown in details.
J.SITE PROBLEMS
1.The irrigation contractor shall not willfully install the sprinkler system as indicated
on drawings when it is obvious in the field that there are unknown obstructions, grade
differences, and/or discrepancies in the area dimensions until such conditions are
brought to the attention of the Landscape Architect. I
II.MATERIALS Irrigation materials and equipment shall be of type, size and location
as noted and indicated on the drawings. Unless permission to change is granted from the
Landscape Architect or Owner's Representative, materials are to be new and in perfect
condition. No deviations from the specifications shall be allowed. The decision of the
Landscape Architect shall be final in the determination of the quality of materials.
A.PIPE TRENCHING
1.The Contractor shall verify exact locations of all existing subsurface utilities
(mechanical and electrical) prior to excavation. Any A.C. paving concrete work, etc.
Destroyed or damaged by any work under the contract shall be repaired or replaced at the
Contractor's expense.
2.Trenches for pipe shall be cut to required grade line at a true gradient to provide
uniform support for the full length of pipe.
3.Depth of trenches shall be sufficient to provide a minimum cover above the top of
the pipe as noted on the drawings.
B.JOINING PIPE
1.The Contractor is responsible to be familiar with the methods of assembling,
joining, and installing the various type of pipe to be used. He will adhere in strict
accordance with the manufacturer's recommended procedures.
2.No PVC pipe shall be threaded and all transition from PVC to metal piping shall be
by PVC male thread adaptor fitting.
C.BACKFLOW PREVENTER
1.The backflow prevention device specified herein shall be verified with Local
Plumbing and Health Codes. In the event of any conflict on the device or installation
methods the Landscape Architect shall be notified PRIOR TO BID OPENING.
D.TESTS
1.All main lines and lateral lines which have glued joists under paving in the system
shall be capped and pressure tested at 150 psi.
2.Pressure shall be sustained in the lines for not less than two (3) hours. If leaks
develop the joints shall be replaced and the test repeated until the entire system is
watertight.
3.Tests shall be observed and approved by Owner's representative prior to backfill.
4.When the irrigation system is completed (and before planting is begun) the
Contractor in the presence of the Owner's representative shall test the coverage of water
afforded the lawn and planting areas as complete and adequate. The Contractor shall
furnish all materials and perform all work required to correct any inadequacies of
coverage disclosed.
5.The Contractor shall inform the Owner's representative of any deviation from the
plan required by wind, planting, soil or site condition that bear on present coverage.
E.IRRIGATION HEAD INSTALLATION
1.Shrubbery or groundcover spray heads adjacent to curbs or walks shall be installed
6" away from the curb or walk and the nozzle shall be 6" above finished grade. Pop-up
shrub heads are to be set flush with grade.
2.Shrubbery spray heads adjacent to buildings, fences, or similar structures shall be
installed 6" away from the structure and the nozzle shall be 6" above finished grade.
Shrubbery spray heads not near paving or structures shall be set 6" above finish grade, or
as stated on drawings.
3.All irrigation heads are to have swing joints as detailed.
4.Install all irrigation heads per details.
F.IRRIGATION HEAD ADJUSTMENTS
1.The irrigation contractor shall flush and adjust all irrigation heads for optimum
performance and to prevent overspray onto walks and buildings as much as possible.
This shall include selecting the best degree of arc to fit existing site situations.
G.CLOSING IN UNINSPECTED WORK
1.The Contractor shall not allow or cause any of his work to be covered or enclosed
until it has been inspected, tested and approved by an authorized representative of the
Owner. Should any of his work be enclosed or covered before such inspection and test
he shall uncover the work at his own expense and after it has been inspected, tested,
and approved shall make all repairs with like materials necessary to restore all his work
and that of other Contractors to its original condition.
H.BACKFILLING
1.Backfill shall not be placed until the installed sprinkler system has been inspected
and approved by the Owner's representative.
2.Trenches shall be backfilled with a minimum of 4" of fine, granular materials to
protect the pipe from the clods or rocks, the remaining excavated dirt can be used as
backfill. The Contractor shall not place detrimental subsoil in the top 6" of backfill.
3.If settlement occurs and adjustments in pipes, valves, sprinkler heads or sod are
necessary to bring the system to proper working order, the Contractor shall as a part of
the work under this contract make all the necessary adjustments without extra cost to the
Owner.
I.AUTOMATIC CONTROLLER AND VALVES
1.A 120 volt electrical power outlet to the controller shall be provided by others. The
irrigation Contractor shall be responsible for making the hook-up from the outlet to the
controller.
2.All wire from the controller to electric control valves shall be solid copper U.F.
+14=600 volt direct burial. Use white wire for common, blue for lawn systems, black for
shrub systems and red for moisture sensor control wire install in common trench with main
line pipe where possible. Provide minimum 18" cover.
3.Wire connections shall be made with "Scotch-Look" wire connector sealing packs
#3576 or equal.
4.There shall be a control wire from each control valve running to the controller and
each control valve shall be connected to the common ground.
5.All electrical work shall comply with applicable codes.
6.Install all valves per details.
J.MOISTURE SENSOR INSTALLATION (IF APPLICABLE)
1.All installations and wiring is to be done by the Contractor in compliance with
installation and Operating Instruction enclosed with the moisture sensors.
V.RECORD DRAWINGS (AS BUILTS)
1.The landscape contractor shall request in writing from the landscape architect the
documents necessary to proceed with the preparation of the as-built.
2.The Contractor shall dimension from two (2) permanent points of reference, building
corners, sidewalk, or road intersections, etc., the locations of the following items:
(1)Connection to existing water lines.
(2)Connection to existing electrical power.
(3)Gate valves.
(4)Routing of sprinkler pressure lines (dimension max. 100' along routing).
(5)Sprinkler control valves.
(6)Routing of control wiring.
(7)Quick coupling valves.
(8)Other related equipment as directed by the Architect.
3.On or before the date of the final inspection, the Contractor shall deliver the
corrected and completed sepias to the Architect. Delivery of the sepias will not relieve the
Contractor of the responsibility of furnishing required information that may be omitted from
the prints.
A.CONTROLLER CHARTS
1.Do not prepare charts until record drawings have been approved by the Landscape
Architect and/or Owner.
2. Provide one controller chart for each controller supplied.
3.The chart shall show the area controlled by the automatic controller and shall be
the maximum size which the controller door will allow.
4.The chart is to be a reduced drawing of the actual as-built system. However in the
event the controller sequence is not legible when the drawing is reduced, it shall be
enlarged to a size that will be readable when reduced.
5.The chart shall be a reduced copy of irrigation as-built and the area of coverage for
each station shall be clearly identified on each sheet.
6.When completed and approved, the chart shall be hermetically sealed between two
pieces of plastic, each piece being a minimum 10 mils thick.
7.These charts shall be completed and approved prior to final inspection of the
irrigation system.
B.OPERATION AND MAINTENANCE MANUALS
1.Provide one individually bound manual detailing operation and maintenance
requirements for irrigation systems. Assemble material in vinyl covered 3-ring binders.
Provide the following in each manual:
a.Catalog and parts sheets on every material and equipment installed under this
Contract.
b.The Contractor shall submit a statement or guarantee and its duration.
c.Complete operating and maintenance instructions on all major equipment.
Equipment list (provide the following for each item):
·Manufacturer's name.
·Make and model number.
·Name and address of local manufacturer's representative.
·Spare parts list in detail.
d.Detailed operating and maintenance instructions for major equipment.
e.In addition the above-mentioned maintenance manuals, provide the Owner's
maintenance personnel with instructions for major equipment and show evidence in
writing to the Architect as rendered.
f.Index sheet, stating irrigation contractor's name, address, telephone number and
name of person to contact.
C.EQUIPMENT TO BE FURNISHED Supply as a part of this Contract the following
tools:
1.two sets of special tools required for removing, disassembling and adjusting each
type of sprinkler and valve supplied on this project.
2.Two five-foot valve keys for operation of gate valves.
3.Two keys for each automatic controller.
4.Six Quick coupler keys and matching hose swivels for each type of quick coupling
valve installed. The above-mentioned equipment shall be turned over to the Owner at
the conclusion of the project. Before final inspection can occur, evidence that the Owner
has received material must be shown to the Architect.
VI.CLEAN-UP A. SCOPE AND FREQUENCY
A.After all installation operations have been completed remove all trash, excess soil
and rubbish from the property. All scars, ruts or other marks in the area caused by this
work shall be repaired and the ground left in a neat and orderly condition, throughout the
site. The Contractor shall pick up all trash resulting from this work no less than each
Friday before leaving the site, once a week and/or the last working day each week. All
trash shall be removed completely from the site.
VII.GUARANTEE
A.The guarantee for the sprinkler irrigation shall be made in accordance with the form
shown below. A copy of the guarantee form shall be included in the operations and
maintenance manual. The guarantee form shall be re-typed onto the Contractor's
letterhead and contain the following information:
GUARANTEE FOR SPRINKLER IRRIGATION SYSTEM We hereby guarantee that
the sprinkler irrigation system we have furnished and installed is free from defects in
materials and workmanship and the work has been completed in accordance with the
drawings and specifications, ordinary wear and tear and unusual abuse or neglect
expected. We agree to repair or replace any defects in material or workmanship
which may develop during the period of one year from date of acceptance and also
to repair or replace any damage resulting from the repairing or replacing of such
defects at no additional cost to the Owner. We shall make such repairs or
replacements within a reasonable time, as determined by the Owner, after receipt of
written notice. In the event of our failure to make such repairs or replacements within
a reasonable time after receipt of written notice from the Owner, we authorize the
Owner to proceed to have said repairs made at our expense and we will pay the
costs and charges therefore upon demand.
PROJECT:
LOCATION:
SIGNED:
Contractor
ADDRESS:
PHONE:
DATE OF ACCEPTANCE:
B.INSTRUCTION After the system has been completed and the connections made
the Contractor shall instruct the Owner or his representative in the operations and
maintenance of the system.
C.TEMPORARY REPAIRS The Owner reserves the right to make temporary repairs
as necessary to keep the irrigation system equipment in operating condition. The exercise
of this right by the Owner shall not relieve the Contractor of his responsibility under the
terms of the guarantee as herein specified.
IRRIGATION SPECIFICATIONS
IRRIGATION
SPECIFICATIONS
6
AJ
EXP. 11-30-22
P
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SIGNATURE
NO. 2076
S
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TEO AC IL
DATE
DEERT
ISG
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SC
DNAL CAS
TEP
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2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
M
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A
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W
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B
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1
42
4
3
3
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A
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C
A
MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
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5
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2
5
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1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
LI-4.0
GROUND COVER AND SHRUB MASSES - GROUND COVER AND SHRUB MASSES SHALL BE CHOSEN
FROM THE FOLLOWING:
SYMBOL GROUND COVER/SHRUB MASS NAME WUCOLS
LANTANA 'GOLD RUSH', LANTAN GOLD RUSH
1 GAL. SIZE @ 24" O.C.L
SALVIA GREGGII, AUTUMN SAGE
1 GAL. SIZE @ 36" O.C.L
ROSMARINUS OFFICINALIS 'PROSTRATUS', PROSTRATE ROSEMARY
1 GAL. SIZE @ 30" O.C.L
LONICERA J. 'HALLIANA', HALL'S HONEYSUCKLE
1 GAL. SIZE @ 24" O.C.L
SALVIA LEUCANTHA, MEXICAN BUSH SAGE
5 GAL. SIZE @ 42" O.C.L
MUHLENBERGIA RIGENS, DEER GRASS
5 GAL. SIZE @ 42" O.C.M
VINE
SYMBOL VINE NAME QTY.WUCOLS
FICUS REPENS, CREEPING FIG
5 GAL. SIZE. TRAIN TO FENCE.8 M
BASIN PLANTING
SYMBOL GRASS NAME WUCOLS
LEYMUS C. 'CANYON PRINCE', CANYON PRINCE WILD RYE
1 GAL. SIZE @ 24" O.C.
NOTES:
* PLANT MATERIAL AT BOTTOM OF BASIN IS TOLERANT OF BEING
UNDERWATER FOR PROLONGED PERIOD OF TIME AND IN SATURATED
SOILS.
* HEAVY EQUIPMENT IS PROHIBITED IN THIS AREA.
NO COMPACTION IN ALLOWED.
L
TREES
SYMBOL TREE NAME QTY.WUCOLS
PINUS ELDARICA, MONDELL PINE
24" BOX SIZE. STANDARD TRUNK. DOUBLE STAKE 8 L
CUPRESSUS SEMPERVIRENS, MEDITERRANEAN CYPRESS
15 GAL. SIZE. DOUBLE STAKE 3 L
RHUS LANCEA, AFRICAN SUMAC
24" BOX SIZE. STANDARD TRUNK. DOUBLE STAKE
PLANT WITH DEEP ROOT BARRIER PANELS AS REQUIRED.
8 L
QUERCUS ILEX, HOLY OAK
24" BOX SIZE. STANDARD TRUNK. DOUBLE STAKE
PLANT WITH DEEP ROOT BARRIER PANELS AS REQUIRED.
6 L
CERCIDIUM 'DESERT MUSEUM', PALO VERDE
36" BOX SIZE. MULTI-TRUNK. DOUBLE STAKE 3 L
PLANTING LEGEND
*APPLY A 3" LAYER OF SHREDDED WOOD MULCH THROUGHOUT ALL PLANTING AREAS EXCEPT ROCK MULCH
AREAS. MULCH SHALL BE FOREST FINES MULCH BY AGRISERVICE OR APPROVED EQUAL.
SHRUBS - PROPOSED SHRUBS WILL BE SELECTED FROM THE FOLLOWING:
SYMBOL SHRUB NAME QTY.WUCOLS
LEUCOPHYLLUM FRUTESCENS, TEXAS RANGER
5 GAL. SIZE 9 L
WESTRINGIA FRUTICOSA, COAST ROSEMARY
5 GAL. SIZE 2 L
JUSTICIA SPICIGERA, MEXICAN HONEYSUCKLE
5 GAL. SIZE 12 L
TAGETES LEMMONII, MOUNTAIN MARIGOLD
5 GAL. SIZE 69 L
DODONAEA VISCOSA, HOPSEED BUSH
5 GAL. SIZE 79 M
RHAPHIOLEPIS I. 'CLARA', INDIAN HAWTHORN
5 GAL. SIZE 15 L
REFER TO SEPARATE PLANTING PLANS FOR STREET FRONTAGE
(MASTER ASSOCIATION)
NOTES:
A
1
BUILDING #1
AVENIDA ALVARADO
B
2
C
20'-0" DRAINAGE
EASEMENT.
NO TREES
F
P.L.
D
3
E
REFER TO EMPLOYEE
BREAK AREA
ENLARGEMENT 'A',
SHEET LP-1.0.
R.O.W.
4
G
REFER TO TYP.
ENTRY DRIVEWAY
ENLARGEMENT 'B',
SHEET LP-1.0.
(TYP.)
P.L.
P.L.
INSTALL MULCH,
THIS AREA.
APPLY CRUSHED
GRAVEL IN FRONT
OF ELECTRICAL BOX
ACCESS DOORS.
REFER TO SEPARATE
DRAWINGS FOR STREET
FRONTAGE AREA.
1.HALF DIAMOND TREE WELLS.
2.ENHANCED VEHICULAR ENTRY PAVING. COLORED GRID PATTERN
CONC. REFER TO ENLARGEMENT 'B', SHEET LP-1.0 FOR VEHICULAR
PAVING DESIGN AT PROJECT ENTRY DRIVE.
3.TYP. VINES AT TRASH ENCLOSURE.
4.ALL TREES LOCATED 4' OR LESS TO CURB, WALKWAY OR WALL
SHALL BE INSTALLED WITH DEEP ROOT BARRIER PANELS. 18" MIN.
DEPTH X 10' WIDE PANEL. REFER TO DETAIL 'A', SHEET LP-1.0.
CONSTRUCTION KEY NOTES:
A.PUBLIC SIDEWALK PER CIVIL PLANS.
B.CONCRETE ENTRY PAVING AT BUILDING ENTRY.
C.DETENTION BASIN PER CIVIL DWGS.
D.TRASH ENCLOSURE PER ARCHITECTURE PLANS.
E.TYP. LIGHT STANDARD PER CIVIL PLANS.
F.ELECTRICAL TRANSFORMER PER CIVIL PLANS.
G.FIFDDC UNIT PER CIVIL PLANS.
REFERENCE KEY NOTES:
NOTES:
·APPLY A 3" MIN. LAYER OF MULCH TOP DRESSING WITHIN ALL PLANTING AREAS. A SAMPLE IS REQUIRED
PRIOR TO APPLICATION.
·NO MULCH APPLICATION AT BOTTOM OF BASIN.
·PLANT MATERIALS WILL NOT BEAR FRUIT TO DETER PESTS ON SITE.
·BASIN PLANTING ARE SUITABLE FOR THE CLIMATE AND EXPECTED PONDING DEPTH.
SCALE: 1" = 20'-0"
0 20'40'60'
PLANTING
PLAN
4
AP
EXP. 11-30-22
P
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SIGNATURE
NO. 2076
S
A
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TEO AC IL
DATE
DEERT
ISG
RE
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SC
DNAL CAS
TEP
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2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
M
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W
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B
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1
42
4
3
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V
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M
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A
,
C
A
MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
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T
D
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5
/
2
5
/
2
1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
ENLARGEMENT 'A' - EMPLOYEE BREAK AREA
SCALE: 1/4" = 1'-0"
LP-1.0ENLARGEMENT 'B' - ENHANCED PAVING AT VEHICULAR ENTRY DRIVE
SCALE: 1/8" = 1'-0"
12" WIDE BAND
AVENIDA A
L
V
A
R
A
D
O
PA
EQ.
VARIABLE
CL
R.O.W. LINE
37
'
-
6
"
PA
60"
MAX.
60"
MAX.
EQ.
PA
PA
ENLARGEMENT 'A' KEY NOTES:
1.CONCRETE PAVING AT BUILDING ENTRY, PER ARCHITECTURAL PLANS.
2.BIKE RACK PER ARCHITECTURAL PLANS.
3.(1) TRASH RECEPTACLE BY 'QUICK CRETE PRODUCTS' MODEL #QS-SQ2432W (20" SQUARE). LIGHT
SAND BLASTED FINISH. (NATURAL COLOR)
4.12" WIDE CONCRETE STEP OFF ADJACENT TO PARKING STALLS. REFER TO CIVIL DWGS.
5.SAW-CUT SCORE LINE 45° ANGLE 3'X3' GRID PATTERN. COLOR TO BE INTEGRAL COLOR COCOA
#6130 BY DAVIS COLORS, TOPCAST 05 FINISH INFIELD. NOTE: CONTRACTOR SHALL PROVIDE A
3'X3' SAMPLE FOR REVIEW & APPROVAL BY LANDSCAPE ARCHITECT & OWNER PRIOR TO FINAL
POUR.
6.(2) TABLES BY 'QUICK CRETE PRODUCTS CORP', MODEL #QR42FC, LIGHT SAND BLASTED FINISH.
(NATURAL COLOR) ALLOW FOR HOLES AT CENTER OF TABLES FOR FUTURE UMBRELLA.
7.12" MAX. COLORED CONCRETE PERIMETER BAND.
ENLARGEMENT 'B' KEY NOTES:
1.INTEGRAL COLORED CONCRETE. DAVIS
COLORS 'DARK GRAY'. TOPCAST #05
FINISH. PROVIDE MOCK UP FOR REVIEW.
3'X3' SCORELINE GRID PATTERN AS
INDICATED. THICKNESS AND
REINFORCING PER GEOTHECHNICAL
REPORT FOR VEHICULAR PAVING.
2.CONCRETE PERIMETER ACCENT BAND.
NATURAL GRAY, MEDIUM BROOM FINISH.
PROVIDE EVENLY SPACED CONTROL
JOINTS AND AT ALL CORNERS. 18" WIDE
MAX.
3.PUBLIC SIDEWALK PER CIVIL PLANS.
1
2
3
3
4
2
5
PA
PA
BLDG 1
BLDG 1
PA
6
7
1
1.THICKENED CONC. EDGE
OR NEW STREET CURB.
2.INSTALL DEEP ROOT
BARRIER PANELS AT BACK
OF WALKWAY AND CURB
FOR ALL NEW TREES.
3.LINEAR DEEP ROOT
BARRIER PANEL. INSTALL 12"
ABOVE FINISH GRADE.
4.TREE ROOT BALL.
ROOT-BARRIER KEY NOTES:
1
24"
MAX.
3 4
2
F.G.
DEEP-ROOT BARRIER PANEL DETAIL
NTSA
NORTH
PLANTING
SPECIFICATIONS
7
AP
EXP. 11-30-22
P
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SIGNATURE
NO. 2076
S
A
S
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F
TEO AC IL
DATE
DEERT
ISG
RE
O ETRT
SC
DNAL CAS
TEP
A
RO N I
C
H
T
I
E
N
C
T
E
AR
2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
M
O
U
N
T
A
I
N
V
I
E
W
P
A
R
K
B
L
D
G
1
42
4
3
3
A
V
E
N
I
D
A
A
L
V
A
R
D
O
TE
M
E
C
U
L
A
,
C
A
MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
I
N
T
D
A
T
E
:
5
/
2
5
/
2
1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
LP-2.0
I.SCOPE OF WORK
A.Furnish all labor, materials, and equipment necessary to provide and install plant material as shown on the
drawings or as specified herein.
B.WORK INCLUDED IN THIS SECTION -- (ITEMS INCLUDED BUT NOT LIMITED TO):
1.Grade, including mounding, molding and shaping surface of all planting areas as indicated including
the removal of existing vegetation unless otherwise specified.
2.Prepare and till soil in planting areas including furnishing all soil amendments as specified.
3.Furnish and plant all plant materials as indicated by the drawings and specifications.
4.Furnish and plant all plant materials as indicated by the drawings and specifications.
5.Perform all pruning as required.
6.Stake and tie all plant material as specified.
7.Provide for the maintenance of the planting until acceptance of the job by the landscape architect.
8.Dispose of all debris and surplus materials.
9.Clean up
10.Guarantees
11.Maintenance
II.VERIFICATIONS OF SITE CONDITIONS:
A.EXCAVATION
1.The contractor shall verify exact location of all existing sub-surface utilities (mechanical and
electrical) prior to excavation. Any utilities, a.c. paving, concrete work, etc., destroyed or damaged by
any work under this contract shall be repaired or replaced at the contractor's expense.
B.SUB-SURFACE DRAINAGE OR SOIL CONDITIONS
1.Should sub-surface drainage or soil conditions be encountered which would be detrimental to growth
or survival of plant material, the contractor shall notify the landscape architect in writing, stating the
condition and submitting a proposal covering cost of correction. if the contractor fails to notify the
landscape architect of such conditions, he shall be responsible for plant material under the guarantee
clause of the specifications.
C.DIMENSIONS
1.All scaled dimensions are approximate. before proceeding with any work, the contractor shall
carefully check and verify all dimensions and quantities, and shall immediately inform the landscape
architect of any discrepancy between the information on the drawings and actual conditions,
refraining from doing any work in said areas until given approval to do so by the landscape architect.
III. MATERIALS
A.SOIL AMENDMENTS (SD-F)
1.Amended soil shall have a minimum organic matter content of 10% dry weight in planting beds, and
5% organic matter content in turf areas, and a ph from 6.0 to 8.0 or matching the ph of the
undisturbed topsoil.
2.A minimum three inch layer of mulch shall be applied on all exposed soil surfaces in each
landscaped area except in turf areas, creeping or rooting ground covers or direct seeding application
where mulch is contraindicated.
3.Organic mulch materials made from recycled or post consumer products/materials shall take
precedence over inorganic materials or virgin forest products unless the recycled post-consumer
organic products are not locally available. Organic mulches are not required where prohibited by
county fire code.
4.Highly flammable mulch material, such as straw or small, mini size wood chips, shall not be used in a
'hazardous fire area,' as that term is defined in the county fire code.
B.SOIL AMENDMENTS SITING AND DESIGN (SD-F)
1.When mulch is used as an amendment, it is applied at grade over all planting areas to a depth of 3".
2.Soil amendments are free of stones, stumps, roots, glass, plastic, metal, and other deleterious
materials.
3.Mixing of soils are done prior to planting.
4.Care is taken around existing trees and shrubs to prevent root damage during construction and soil
amendment application.
5.Soil amendments are applied at the end of construction.
6.Soil amendments are compatible with planned vegetation.
C.PLANT MATERIALS
1.Plant names used in the plant list conform to “standardized plant names” by american joint
committee of horticultural nomenclature except in the cases not covered therein. in these instances
the established custom of the nursery trade is followed.
2.Plants shall be sound, healthy, vigorous, free from disease, insect pests or their eggs and shall have
healthy, normal root systems, well filling their containers, but not to the point of being root bound.
3.Plants shall not be pruned prior to delivery except as authorized by the landscape architect. in no
case shall trees be topped before delivery.
4.All plant material shall be subject to approval of size, health, quality, character, etc., by the landscape
architect.
5.The height and spread of all plant material shall be measured with branches in their normal position.
6.The calpier of the trees shall be measure 4' above the surface of the ground.
7.Where caliper or other dimensions of any plant materials are omitted from the plant list, it shall be
understood that these plant materials shall be normal stock for type listed.
8.Plant material shall be symmetrical, typical for variety and species, and shall conform to
measurement specified in the plant list.
9.Plant material larger than those specified may be supplied if complying in all other respects and at no
additional cost to the owner, upon approval of the landscape architect.
10.All plant materials must have been previously inspected at the nursery by the county horticultural
department and shall be subject to acceptance as to quality by the landscape architect.
11.Substitutions will be permitted as indicated, or if proof is submitted that any plant specified is not
available, a proposal will be considered for the use of the nearest equivalent size or variety with an
equitable adjustment of the contract price.
12.Quantities shown on the call outs on the planting plan are for convenience of the contractor only.
quantities drawn on the plan (whether by circles or dots), are the final authority and shall be furnished
and installed as drawn.
IV. OBSTRUCTIONS BELOW GROUND
A.CONTRACTOR'S RESPONSIBILITY
1.The contractor is responsible for verifying the locations of all utility lines and other underground
obstructions so that proper precautions may be taken not to disturb or damage such improvements.
in the event of a conflict between such lines and plant locations, the contractor shall properly notify
the landscape architect who shall arrange for the relocation of one or the other. Failing to follow this
practice, the contractor shall at his own expense make any and all repairs for damages resulting from
his work.
V.FINISH GRADING
A.TILLING
1.Till all planting areas as herein specified.
B.UNIFORM GRADE
1.After tilling, all areas shall be brought to uniform grade by floating or hand raking.
C.GRADE RELATIONSHIPS
1.Finish grade of planting areas after application of soil amendment shall be 1” below top of concrete
walks and curb grades and 6” below finish floor of building or as noted by spot elevations.
D.SLOPE FROM BUILDING
1.Soil areas adjacent to building shall slope from the building at 2% minimum for 10 ft, and shall
continue to slope at a minimum of 1% until water drains to street or storm system.
E.ROCKS OR CLODS
1.No rock or clod over ¾” in diameter shall be on top of prepared planting bed.
VI.WEED CONTROL
A.KILLING WEEDS
1.The contractor shall germinate and destroy existing weed seeds before preparing areas for planting.
sufficient water shall be applied to cause weed seed to sprout. young weeds shall then be destroyed
and removed before they have an opportunity to set.
VII.SOIL PREPARATION
A.SOILS REPORT
1.Shall comply with SD-F. Refer to sheet LP-3.0.
B.COMPACTED AREAS
Shall comply with SD-F. Refer to sheet LP-3.0.
C.METHOD OF MIXING
1.If the slope is under 2 ½ to 1 the soil preparation materials should be broadcast uniformly over all
landscape areas and worked a depth of 6” by a rototiller or other acceptable mechanical means to
obtain a uniform blend to the soil. If the slope is greater than 2 ½ to 1 the amendments shall be
hydraulically applied for areas over 1000 sq. ft. and raked in for small areas.
D.EXTRANEOUS MATERIAL
1.In addition to the work specified above the contractor shall remove all extraneous material that is
exposed on the surface, and grade to facilitate run-off of surface water.
E.DELIVERY SLIPS
1.Supply delivery slips from the supplier for the soil amendments to the site, bulk loads from the
contractors' yard will not be accepted. Supply empty bags for fertilizer to the superintendent of the
job.
VIII.SHRUB AND TREE PLANTING
A.CORRELATION
1.Trees and shrubs shall not be planted until all operations in conjunction with the installation of all the
irrigation systems have been completed, final grades have been established, and the planting beds
properly prepared by cultivation and fertilization as covered in these specifications.
B.PLANTING TIME
1.No planting shall take place during extremely hot, dry, windy or freezing weather.
C.LOCATIONS
1.Relative position of all plants and trees is subject to approval by the landscape architect, and they
shall, if necessary, be relocated at his direction, as part of this contract.
D.DISTRIBUTION
1.No more plants shall be distributed about the landscape area than can be planted and watered on
the same day.
E.CONTAINER REMOVAL
1.Plant containers shall be removed once plants have been installed. cans shall be split on both sides.
An axe or spade shall not be used. All containers shall be removed from the site.
F.PLANTING PITS
1.All trees and shrub pits shall have a diameter of at least twice diameter of the root ball. pit depths
shall be minimum 12” deeper than the root ball for trees and 8” deeper than the root ball for shrubs or
as per planting details.
G.PLACING
1.Plans shall be placed and be held during backfill in an upright position in the center of the pit. plants
shall be held at, or slightly above nursery level. the earth ball shall be kept intact. any exposed roots
shall be spread. injured roots shall be pruned.
H.BACKFILL
1.Plant pit backfilling soil shall consist of 1 part nitrogen stabilized sawdust w/ 2 parts topsoil. Materials
shall be thoroughly mixed before placement. in addition to backfill commercial fertilizer 20-15-5
agriform 21 gram tablets shall be added to the plant pits at the following rates:
1 tablet per 1 gal. plant
3 tablets per 5 gal. plant
4 tablets per 15 gal. plant
1 tablet per ½” caliper tree trunk for specimen plants larger than 15 gallon
I.WATERING
1.When the pit has been backfilled to three quarters of its depth, water shall be poured about the roots.
Air pockets shall be eliminated and backfill continued until the backfill is brought to the grade level.
J.COMPACTING
1.Backfill shall not be compacted around the roots or ball of the plant during or after planting. The
backfill on which the root ball shall be compacted.
K.SETTLEMENT
1.Plants which settle shall be raised to the required level or relocated at the option of the contractor.
Raised plants which fail to grow shall be replaced.
L.STAKING
1.Stakes shall be driven to sufficient depth to hold tree rigid. tree shall be supported by at least two
ties. (see details)
M.PRUNING
1.Limbs, branches, canes and runners which require trimming shall be removed to leave a clean cut
flush with trunk. (pruning only as directed by the landscape architect)
N.PLANTING BEDS
1.Planting beds shall be edged and cultivated to line shown. Beds shall be brought to a smooth even
surface conforming to established grades after full settlement has occurred.
IX.GROUND COVER AREAS
A.REFERENCE
1.Refer to paragraph v, vi, vii, for finish grading, weed control and soil preparation.
B.SOIL PREPARATION
1.Prepare the soil as per SD-F requirements on sheet LP-3.0 and the “planting notes” on sheet LI-2.0.
C.GRADING
1.Areas shall be raked and floated smooth to provide a true surface.
D.PLANT PITS AND FERTILIZER
1.Planting pits for ground cover shall be 4”x4” or adequate to accept material from flats without
crushing or deforming the rootball. Place a 20-10-5 agriform 5 gram fertilizer tablet in each
groundcover hole.
E.SPACING
1.Plant at spacings and in areas indicated on the drawings. Soil shall be firmly pressed around each
plant, and the excess soil removed from the crown.
F.WATERING
1.Each section of ground cover shall be immediately watered upon completion of planting and
thereafter as required.
G.SPACING FROM EDGE
1.The first row of ground cover shall always be within 6” from the edge of the planting area.
X.SEASONAL COLOR
A.REFERENCE
1.Refer to paragraph v, vi, vii, for finish grading, weed control, and soil preparation.
B.SOIL PREPARATION
Prepare the soil as per SD-F requirements on sheet LP-3.0.and the “planting notes” on sheet LI-2.0.
C.GRADING
1.Areas shall be raked and floated smooth to provide a true and uniform surface.
D.QUALITY OF PLANTS
1.Plants shall be healthy annual plant material in 4” pots in bloom.
E.PLANT PITS AND FERTILIZER
1.Each plant pit for seasonal color shall be 6” x 6” x 6” with one teaspoon of bone meal mix into the
backfill mix. (use shrub backfill mix.) Do not use agriform plant tablets.
F.SPACING
1.Plant at spacing and in areas indicated on the drawings. soil shall be firmly pressed around each
plant, and the excess soil removed from the crown.
G.WATERING
1.Each section of seasonal color shall be immediately watered upon completion of planting and
watering thereafter as required.
H.SPACING FROM EDGE
1.The first row of seasonal color should always be within 6” of the edge of the planting area.
XI.SOD LAWN MATERIALS AND PLANTING (IF APPLICABLE)
A.QUALITY
1.Sod shall be at 1 grade machine cut at a uniform thickness of 5/8” excluding top growth and thatch,
weed free and shall be no less than eight months nor more than sixteen months old.
B.TIMING
1.Installation shall take place within 24 hours after harvesting.
C.REFERENCE
1.Refer to paragraph v, vi,vii, for finish grading, weed control, and soil preparation.
D.PREPARATION
1.Soil preparation shall comply with SD-F requirements.
E.INSTALLATION
1.Sod shall be laid in a staggered pattern, with tight joints and in the same direction each time. On all
slopes sod shall be installed from the bottom up and the newly laid sod should be protected by
walking on boards as installer moves upward. On slopes, pin the sod down with wooden pegs. No
metal staples will be allowed. No sod of less than 18” in length will be allowed.
F.JOINTS
1.Adjoin the section of sod firmly together. If air spaces occur between sections of sod they must be
filled with sand or have the sod relaid.
G.ROLLING
1.Roll sod with an adequately weighted roller to smooth out the sod bed.
H.PROTECTION OF EDGES
1.Regrade to protect the edges from drying if mowing edge is not used.
I.WATERING
1.After installation sod must be kept thoroughly watered to a depth of 6”. No foot traffic should be
allowed for 2 to 3 weeks from the date of installation.
J.INSPECTION BY SUPPLIER
1.If there are any questions regarding the quality of sod installation a representative of the supplier
shall be required to inspect the installation and the contractor called out by the supplier's
representative.
XII.SEED LAWN PLANTING (IF APPLICABLE)
A.REFERENCE
1.Refer to paragraphs v, vi, vii, for finish grading, weed control, and soil preparation.
B.PREPARATION
1.Cultivate to a depth of 2” below finish grade, remove stones, foreign growth of any kind and
extraneous matter and grade to remove ridges and depressions so that areas after settlement will
conform to the finish grade. Roll and take lightly until the surface is smooth, friable and of uniform
fine texture.
C.SOWING
1.Sow lawn seed in the area designated on the drawings at the rate as designated on the drawings.
Sow the lawn in two directions.
D.TOP DRESSING
1.Rake lightly, spread ¼” of top dressing with a mechanical spreader, roll with 200 lb. Roller and water
with a fine spray.
XIII.HYDROSEEDING SPECIFICATIONS (IF APPLICABLE)
A.GENERAL
B.EQUIPMENT
1.Hydraulic equipment used for the application of the fertilizer, seed and slurry of prepared wood pulp
shall be the “super hydro-seeder” type as approved by the landscape architect.
C.APPLICATION
1.The operator shall spray the area with a uniform, visible coat by using the green color of the wood
pulp as a guide. The slurry shall be applied in a sweeping motion, in an arched stream so as to fall
like rain allowing the wood fibers to build on each other until a good coat is achieved and the material
is spread at the required rate per acre.
D.TIME LIMIT
1.All slurry mixture which has not been applied to the slopes within four hours after mixing will be
rejected and removed from the project at the contractor's expense.
E.PROTECTION
1.Special care should be exercised by the contractor in preventing any of the slurry being sprayed
inside any reservoir basin or onto drainage ditches and channels which may impede the free flow of
rain or irrigation water. Any slurry spilled into restricted areas shall be cleaned up at the contractor's
expense to the satisfaction of the landscape architect or owner.
F.MAINTENANCE AND IRRIGATION
1.Once the slurry mulch has been applied and allowed to set for one day, the slopes shall then be
irrigated. There is no set irrigation requirements in gallons per minute. Duration of time and number
of gallons to be applied to the slopes will vary from day to day and system to system depending on
the rate of growth and climatic conditions encountered. As a rule of thumb the soil surface must be
kept moist at all times, particularly during the seeding germination period (30 days).
G.RESEEDING
1.All bare spots shall be reseeded (sodded, if hydroseed is turf mix), by the contractor within 45 days
providing the lack of cover growth or mulch is not due to inadequate sprinkling or erosion caused by
excessive watering by owner.
XIV.REPLACEMENTS
A.GENERAL
1.Contractor shall immediately replace any and all plant materials which for any reason die or are
damaged while under his care. replacements shall be made with plants of like kind and size in the
same manner as specified for the original planting. (see guarantee “c” for definition of replacements.)
XV.CLEAN-UP
A.GENERAL
1.After the installation operations have been completed remove all trash, excess soil, empty plant
containers and rubbish from the property. All scars, ruts or other marks in the areas caused by this
work shall be repaired and the ground left in a neat and orderly condition throughout the site.
Contractor shall pick up all trash resulting from this work no less than each friday before leaving the
site, once a week, and/or the last working day each week. All trash shall be removed completely from
the site.
B.TOP SOIL
1.Excess topsoil shall be removed from the site.
C.REMOVAL OF TAGS
1.Remove all tags, labels, nursery stakes and ties from all plants unless otherwise directed, only at the
end of all installation.
XVI.PROTECTION
A.GENERAL
1.At all times during construction, adequate protection shall be provided for all planted areas against
damage of any kind until final acceptance by the landscape architect.
B.RESPONSIBILITY
1.The contractor shall be held responsible for the care and preservation of all existing buildings and
structures on the property and adjacent premises. any part of them injured, damaged or disturbed
because of his work shall be repaired, replaced or cleaned by him at his expense.
XVII.GUARANTEE
A.SHRUBS
1.All shrubs shall be guaranteed as to growth and health for a period of 180 days after completion of
the specified maintenance period and/or final acceptance by the owner.
B.TREES
1.Trees shall be guaranteed to live and grow in acceptable upright position for 12 months after the
specified maintenance period and/or final acceptance by the owner. The owner must provide
adequate maintenance to insure the extended guarantee on trees.
C.DEFINITION OF DEATH
1.Plants which die or lose more than 30% of their original leaves shall be replaced.
D.REPLACEMENT
1.The contractor, within seven (7) days of written notifications by the owner, shall remove and replace
all guaranteed plant materials which, for any reason, fail to meet the requirement of this guarantee.
Replacement shall be made with plant materials as indicated or specified for the first planting, and all
such replacement materials shall be guaranteed as specified for the original guarantee material.
XVIII.MAINTENANCE
A.SCOPE
1.After all work indicated on the drawings or herein specified has been completed, inspected, and
approved by the owner or his representative, the contractor shall maintain all planted areas by
means of continuous watering, weeding, rolling, mowing, reseeding, edging and/or any other
operations necessary for their care and upkeep for a period of not less than ninety (30) days. At the
end of the maintenance period, all plant materials shall be in healthy, growing condition.
B.WEED CONTROL
1.All planted areas shall be kept free of debris and shall be weeded at not more than ten (10) day
intervals. Areas that do not have a pre-emergent weed killer shall also be cultivated at not more than
ten (10) day intervals.
C.FERTILIZING
Shall comply with SD-F requirements. Refer to sheet LP-3.0.
D.CONDITION OF SITE
1.During the maintenance period, keep the project neat and free from debris at all times. Obtain the
owner's approval for on-site storage of equipment or maintenance material.
XIX.FINAL CONSTRUCTION INSPECTION AND FINAL MAINTENANCE INSPECTION
A.FINAL CONSTRUCTION INSPECTION
1.When all landscape improvements have been installed in accordance with the plans and
specifications, the contractor shall notify the landscape architect and request a “final construction”
inspection. if the landscape architect determines the work to be substantially complete and in
conformance with plans and specifications, the contractor will be advised that the basic maintenance
period is started.
B.FINAL MAINTENANCE INSPECTION
1.At the end of the maintenance period and when ground covers and turf have established and all
pick-up items have been completed the contractor shall request a final maintenance inspection. The
contractor will be advised by the landscape architect at the final inspection that work is or is not
satisfactory.
·If the work is satisfactory, the basic maintenance period will end on the date of the final
inspection.
·If the work is unsatisfactory, the basic maintenance period will continue at no additional
expense to the owner until the work has been completed, inspected and approved by the
landscape architect.
C.FAILURE TO PASS INSPECTION
1.If work fails to pass final inspection, any subsequent inspections must be rescheduled as per above
and will be charged to the contractor at the prevailing hourly rate of the landscape architect.
PLANTING SPECIFICATIONS
SD-F
AMENDED SOILS
8
AP
EXP. 11-30-22
P
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SIGNATURE
NO. 2076
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2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
PH:760-842-8993
DRAWN:
SHEET TITLE
JOB #
CHK'D: SP
CITY SUBMITTAL 01-05-2021
OF 8 SHEETS
CAUTION: IF THIS SHEET IS NOT 30"x42" IT IS A REDUCED PRINT
CLIENT:
CONSULTANTS:
SPLA
C I V I L
STRUCTURAL
MECHANICAL
PLUMBING
ELECTRICAL
LANDSCAPE
SOILS ENGINEER
FIRE PROTECTION
-
-
-
-
-
-
-
MATERIAL HANDLING -
MS
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MS-MOUNTAIN VIEW,
LLC C/O
SILAGE DEVELOPMENT
& MANAGEMENT, INC.
101 HODENCAMP ROAD,
SUITE 200
THOUSAND OAKS, CA
91360
5-25-21
APN # 909-290-001 PA20-0533
PR
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D
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:
5
/
2
5
/
2
1
CITY RE-SUBMITTAL 03-17-2021
SITE UPDATE 03-31-2021
CITY RE-SUBMITTAL 05-03-2021
CITY RE-SUBMITTAL 05-17-2021
LP-3.0
PARCEL 1 -PM 21382
THE PROJECT SCOPE OF WORK SHALL INCLUDES ONE CONCRETE TILT-UP TYPE III-B SPECULATIVE INDUSTRIAL
SHELL BUILDING AND SITE WALLS, FENCES, SIE LIGHT, TRASH ENCLOSURES, AND AN IMPROVED OFFICE SPACE
ARE INCLUDED IN THIS PERMIT PACKAGE.
1. YARDS USED FOR AREA INCREASE SHALL BE PERMANENTLY MAINTAINED.
2. THIS PROJECT SHALL COMPLY WITH THE FOLLOWING CODES:
2019 CALIFORNIA BUILDING CODE (CBC)
2019 CALIFORNIA MECHANICAL CODE (CMC)
2019 CALIFORNIA PLUMBING CODE (CPC)
2019 CALIFORNIA ENERGY CODE (CEC)
2019 CALIFRONIA GREEN BUILDING STANDARDS (CGBS)
2019 CALIFORNIA FIRE CODE
3. SEPARATE PERMITS SHALL BE REQUIRED FOR ALL OF THE FOLLOWING: GATES, SITE & PERIMETER WALLS, FENCES & LIGHT
POLE STANDARDS PRIOR TO COMMENCEMENT OF ANY WORK.
4. SEPARATE PERMITS AND SEPARATE PLAN SUBMITTALS WILL BE REQUIRED FOR THE FOLLOWING: GRADING, MONUMENT
SIGNS, WATER FLOW MONITORING AND UNDERGROUND FIRE LINES, FIRE SPRINKLER SYSTEMS AND FIRE ALARM SYSTEMS.
5. FUTURE TENANT IMPROVEMENTS SHALL COMPLY WITH BUILDING AND FIRE CODES AS REQUIRED. THE BUILDING MAY NOT BE
OCCUPIED UNTIL IMPROVED WITH PLUMBING FIXTURES AS REQUIRED.
6. THE FINAL COMPACTION REPORT AND SOIL ENGINEER EXCAVATION INSPECTION REPORT MUST BE SUBMITTED TO THE
BUILDING INSPECTOR PRIOR TO FOUNDATION INSPECTION AND THAT CITY INSPECTOR MUST INSPECT EXCAVATIONS BEFORE
POURING ANY CONCRETE.
7. A LANDSCAPING PLAN SHALL BE SUBMITTED TO THE CITY FOR APPROVAL PRIOR TO ISSUANCE OF BUILDING PERMITS AND
SHALL BE IMPLEMENTED PRIOR TO OCCUPANCY.
8. FOR INDOOR AIR QUALITY, MEET THE REQUIREMENTS OF THE CEC FOR OUTSIDE AIR DELIVERY AND CARBON DIOXIDE
MONITORING.
9. NO HAZARDOUS MATERIALS WILL BE STORED AND / OR USED WITHIN THE BUILDING WHICH EXCEED THE QUANTITIES LISTED
IN CBC TABLES 307.1(1) AND 307.2(2).
10. STATE OF CALIFORNIA "GENERAL CONSTRUCTION NPDES PERMITS AND WDID NUMBERS MUST BE OBTAINED PRIOR TO
PERMIT.
11. THIS BUILDING IS DESIGNED FOR HIGH PILE STORAGE. A SEPARATE PERMIT FROM THE BUILDING AND FIRE DEPARTMENTS IS
REQUIRED FOR HIGH PILE STORAGE WITHIN THE FACILITY.
12. SPECIAL INSPECTION NOTES SPECIFIC TO THIS PROJECT MAY BE FOUND ON SHEET SD-0 OF THE STRUCTURAL PORTION OF
THIS PACKAGE.
JURISDICTION
ASSESSOR'S PARCEL NUMBER:
ZONNING DESIGNATION:
GENERAL PLAN DESIGNATION:
LAND USE:
PLANNING APPLICATION NUMBER:
CITY OF TEMECULA
909-290-001
LI (LIGHT INDUSTRIAL)
IP (INDUSTRIAL PARK)
LI (LIGHT INDUSTRIAL)
PA20-0533
STRUCTURAL
1S0.0 STRUCTURAL ISOMETRIC (BUILDING-1)
1S1.1 FOUNDATION PLAN (BUILDING-1)
1S2.1 ROOF FRAMING PLAN (BUILDING-1)
1S3.1 ROOF NAILING DIAGRAM GIRDER AND BAR JOIST SCHEDULE (BUILDING-1)
1S4.1 PANEL ELEVATIONS (BUILDING-1)
1S4.2 PANEL ELEVATIONS (BUILDING-1)
1SD0.0 GENERAL NOTES (BUILDING-1
1SD0.1 GENERAL NOTES (BUILDING-1)
1SD1 FOUNDATION DETAILS (BUILDING-1)
1SD2 PANEL TO FOOTING DETAILS (BUILDING-1)
1SD2.1 PANEL TO FOOTING DETAILS (BUILDING-1)
1SD3 TYPICAL PANEL DETAILS (BUILDING-1)
1SD4 TYPICAL ROOF FRAMING DETAILS (BUILDING-1)
1SD5 TYPICAL ROOF FRAMING DETAILS (BUILDING-1)
1SD6 TYPICAL ROOF FRAMING DETAILS (BUILDING-1)
1SD7 MISCELLANEOUS DETAILS (BUILDING-1)
1SD8 METAL STUD DETAILS (BUILDING-1)
1-M1.0 BLDG-1 MECHANICAL NOTING PLAN
1-M1.1 BLDG-1 MECHANICAL T-24 NOTING PLAN
1-M2.0 BLDG-1 FLOOR PLAN
PLUMBING
P0.1 NOTES & DETAILS
P1.1 PLUMBING SITE PLAN
P2.1 PLUMBING PLAN
P3.1 WASTE & VENTS
P4.1 DOMESTIC WATER
ELECTRICAL
1E1 ELECTRICAL SYMBOLS & DETAILS
1E2 ELECTRICAL SITE PLAN
1E3 WAREHOUSE LIGHTING PLAN
1E4 OFFICE LIGHTING & POWER PLANS
1ESL1 SITE LIGHTING PLAN
MECHANICAL
1ESL2 LIGHTING EXTERIOR ELEVATIONS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
PROJECT DIRECTORY
PROJECT DATAVICINITY MAP
OWNER
MS-MOUNTAIN VIEW LLC -C/0 SILAGI DEVELOPMENT &
MANAGEMENT, INC.
101 HODENCAMP ROAD, SUITE 200 THOUSAND OAKS,
CA 91360
CONTACT: MOSHE SILAGI
PHONE: 805-494-7704
EMAIL:moshe@silagidevelopment.com
GENERAL CONTRACTOR
RM DALTON CORPORATION
1400 BRISTOL STREET NORTH, SUITE 120
NEWPORT BEACH, CA 92660
CONTACT:LARRY WARES
PHONE: 949.300.0039
EMAIL: larry@rmdalton.com
ARCHITECT
RGA, OFFICE OF ARCHITECTURAL DESIGN
15231 ALTON PARKWAY, SUITE 100
IRVINE, CA 92618
CONTACT:MIKE GILL
PHONE:949-341-0922
EMAIL: mike@rga-architects.com
STRUCTURAL ENGINEER
DFA AND ASSOCIATES, INC.
3230 E. IMPERIAL HIGHWAY, SUITE 302
BREA, CA 92821-6747
CONTACT: DARIN FONG
PHONE : (714) 494-4888 ext 403
EMAIL: darin@dfaengineering.com
CIVIL ENGINEER
SDH & ASSOCIATES, INC.
27363 VIA INDUSTRIA TEMECULA, CA 92590
CONTACT: STEVE SOMMERS
PHONE: 951.683.3691
EMAIL: steve@sdhinc.net
MECHANICAL ENGINEER
BLAKE AIR CONDITIONING & SERVICE CO. INC.
1175 N. OSPREY CR. ANAHEIM,
CA 92807
CONTACT:RANDY BLAKE
PHONE : 714.630.6412
EMAIL: engineering@blakeac.com
PLUMBING ENGINEER
CRAIG MECHANICAL, INC.
6770-A CENTRAL AVE. RIVERSIDE,
CA 92504
CONTACT:FRANK CRAIG
PHONE : 951-352-7940
EMAIL:frankc@craigmech.com
ELECTRICAL ENGINEER
GREGG ELECTRIC, INC.
1608 WEST EMPORIA STREET ONTARIO, CA 91762
CONTACT:GLENN TASSON
PHONE :909.321.3607
EMAIL: glennt@greggelectric.com
FIRE PROTECTION ENGINEER
GENERAL UNDERGROUND FIRE PROTECTION, INC.
701 W. GROVE AVE. ORANGE, CA 92865
CONTACT:VICTOR MACHADO
PHONE 714-632-8646
EMAIL:victor@gufpinc.com
GEOTECHNICAL ENGINEER
CONTACT:
PHONE :
EMAIL:
LANDSCAPE ARCHITECT
SCOTT PETERSON LANDSCAPE ARCHITECT, INC.
2883 VIA RANCHEROS WAY
FALLBROOK, CA 92028
CONTACT:SCOTT PETERSON
PHONE : 760 842 8993
EMAIL:scott@splainc.com
1-A0-1
TITLE SHEET
MS MOUNTAIN VIEW PARK
M.G.
C.P.
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
MS MOUNTAIN VIEW PARK
SITE AREA - GROSS 54,885 SF / 1.26 AC
SITE AREA - NET 47,480 SF / 1.10 AC
BUILDING AREA:
OFFICE 1,446 SF
WAREHOUSE 11,848 SF
GROSS FLOOR AREA 13,294 SF
LOT COVERAGE 24%
TOTAL ON-SITE LANDSCAPE AREA (33%)18,054 SF
BUILDING HEIGHT / CLR HEIGHT 29'-0" / 20'-0"
DOCK HEIGH POSSITIONS 1
GRADE DOORS 1
CONSTRUCTION TYPE IIIB
OCCUPANCY S-1/B
FIRE SPRINKLERS FULLY SPRINKLERED PER
NFPA 13
ALLOWABLE BUILDING HEIGHT - TABLE 504.3 75'
ALLOWABLE NUMBER OF STORIES - TABLE 504.4 3 STORIES
ALLOWABLE BUILDING AREA - TABLE 506.2 70,000 SF
MIXED USE OCCUPANCY IS JUSTIFIED BASED ON 2019 CBC CHAPTER
5. BOTH OCCUPANCIES (B & S-1) HAVE UNLIMITED AREA
ALLOWANCES. NO OCCUPANCY SEPARATION IS REQUIRED PER
TABLE 508.4
FIRE RESISTANCE RATING PER TABLE 601 / 602:
PRIMARY STRUCTURAL FRAME 0 HRS
BEARING WALLS - EXTERIOR (X<5)2 HRS
BEARING WALLS - INTERIOR 0 HRS
NON BEARING WALLS AND PARTITIONS - INTERIOR 0 HRS (SEE NOTE ABOVE)
FLOOR CONSTRUCTION 0 HRS
ROOF CONSTRUCTION 0 HRS
EXTERIOR WALL OPENINGS - TABLE 705.8 COMPLIANCE SEE ELEVATIONS
OCCUPANT LOAD CALCULATIONS SEE FLOOR PLAN
PLUMBING FIXTURE CALCULATIONS SEE FLOOR PLAN
SHEET INDEX
1-A0-1 Sheet index
SHEET NO.SHEET NAME 1ST. PLAN CHECK SUBMITTAL
2ND. PLAN CHECK SUBMITTAL
ARCHITECTURAL
1-A0-1 TITLE SHEET x
1-A0-2 GENERAL NOTES x
1-A0-3 CAL GREEN NOTES x
1-A0-4 CAL GREEN NOTES x
1-A0-5 CAL GREEN NOTES x
1-A0-6 CONDITIONS OF APPROVAL
1-A0-7 CONDITIONS OF APPROVAL
1-A1-0 SITE PLAN x
1-A2-1 FLOOR PLAN x
1-A2-2 PLAN ENLARGEMENTS x
1-A2-3 PLAN ENLARGEMENTS x
1-A2-4 ROOF PLAN x
1-A3-1 ELEVATIONS x
1-A4-1 WALL SECTIONS x
1-A4-2 WALL SECTIONS x
1-A4-3 WALL SECTIONS x
1-A5-1 SCHEDULES x
1-A5-2 FINISH SCHEDULES x
AD-1 DETAILS x
AD-2 DETAILS x
AD-3 DETAILS x
AD-4 DETAILS x
AD-5 DETAILS x
AD-6 DETAILS x
AUTO PARKING
BUILDING CODE ANALYSIS SITE / BUILDING INFORMATION GENERAL NOTES
PROJECT SCOPE
LEGAL DESCRIPTION
ZONING INFORMATION
1 STORY
15,629 SF
29'
USE
OFFICE
WAREHOUSE
TOTAL REQUIRED
ACCESSIBLE PARKING REQUIRED
11B-208
DESIGNATED PARKING FOR
CLEAN AIR
CalGreen TABLE 5.106.5.2
TOTAL NUMBER OF EVCS
REQUIRED
11B-228.3.2.1
MOTORCYCLE PARKING
BICYCLE RACKS
RATIO
1:300
1:1000
10 -25
VAN ACCESSIBLE
AMBULATORY
STANDARD ACCESSIBLE
1/25 AUTO PARKING
5% OF AUTO PARKING
PARKING REQUIRED
5 STALLS
12 STALLS
17 STALLS
1 (VAN)
1
1
-
-
NONE
(1) TWO-BIKE RACK
PARKING
PROVIDED
17 STALLS
1 (VAN)
1
1
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
SHELL + T.I.
SITE
N
42433
APN # 909-290-001
PA20-0533
BP20-4793
ARCHITECTURAL
CIVIL
STRUCTURAL
MECHANICAL
PLUMING
ELECTRICAL
ANGLE
AT
ANCHOR BOLT
ABOVE
ACRYLIC
ASPHALT CONCRETE
ACOUSTICAL
AIR CONDITIONING UNIT
AREA DRAIN
AMERICANS WITH DISABILITIES ACT
ADJUSTABLE OR ADJACENT
ALUMINUM
ANODIZED
ACCESS PANEL
APPROVED
APPROXIMATE
ARCHITECT
ASPHALT
AMERICAN SOCIETY OF TESTING & MATERIALS
BOARD
BUILDING
BLOCK OR BLACK
BLOCKING
BEAM
BOTTOM
BRONZE
BRITISH THERMAL UNIT
BUILT-UP ROOFING
CABINET
CATCH BASIN
CALIFORNIA BUILDING CODE
CEMENT
CERAMIC
CERTIFICATE
CUBIC FEET PER MINUTE
CAST IRON
CENTER-LINE
CEILING
CLOSET
CLEAR
CONCRETE MASONRY UNIT
CONCRETE OPENING
COLUMN
CONCRETE
CONTINUOUS
CORRIDOR
CARPET
CLERESTORY
COMBINATION STANDPIPE
CUBIC
CUBIC FOOT
DOUBLE
DEGREE
DEMOLISH
DEPARTMENT
DETAIL
DRINKING FOUNTAIN
DIAMETER
DIAGONAL
DIMENSION
DISPENSER
DISTANCE
DIVISION
DOWN
DOOR
DETAIL
DOWNSPOUT
DRY STANDPIPE
DISHWASHER
DRAWING
EACH
EGGSHELL ENAMEL
ELEVATION
ELECTRICAL
ELEVATOR OR ELEVATION
EMERGENCY
ENCLOSURE
ENGINEER
ELECTRICAL PANEL
EQUAL
EQUIPMENT
EXECUTIVE
EXISTING
EXPANSION JOINT
EXPOSED
EXTERIOR
FIRE ALARM
FLOOR DRAIN
FIRE EXTINGUISHER
FIRE EXTINGUISHER CABINET
FINISH FLOOR
FIXTURES, FURNISHINGS & EQUIPMENT
FIRE HOSE CABINET
FIRE HYDRANT
FINISH
FIXTURE
FLOOR
FLASHING
FLUORESCENT
FACTORY MUTUAL (FM GLOBAL)
FACE OF
FACE OF CONCRETE
FACE OF FINISH
FACE OF MASONRY OR MULLION
FACE OF PANEL
FACE OF STUD
FACE OF WALL
FIRE RISER
FIRBERGLASS REINFORCED PANEL
FLOOR SINK
FOOT
FOOTING
FURRING
FUTURE
FIELD VERIFY
FLAT WALL (PAINT)
GAUGE
GALVANIZED
GALVANIZED IRON
GLASS
GRADE
GYPSUM WALL BOARD
HEIGHT
HOSE BIBB
HOLLOW CORE
HARDBOARD
HEADER
HARDWOOD
HOLLOW METAL
HORIZONTAL
HIGH POINT
HOUR
HEIGHT
INTERNATIONAL BUILDING CODE
INTERNATIONAL CODE COUNCIL
INSIDE DIAMETER
INCH
INSULATION
INTERIOR
INTERMEDIATE
INVERT
JANITOR
JOINT
JOIST
KNOCK-OUT PANEL
LAMINATE
LAVATORY
LEVEL
LINEAR
LOW POINT
LOUVER
LIGHT WEIGHT
A OR ARCH.
C OR CIV.
S OR STRUCT.
M OR MECH.
P OR PLUMB.
E OR ELEC.
L
@
A.B.
ABV.
AC.
A.C.
ACOUS.
A.C.U.
A.D.
ADA
ADJ.
AL. OR ALUM.
ANOD.
A.P.
APP'D
APPROX.
ARCH.
ASPH
ASTM
BD.
BLDG.
BLK.
BLKG.
BM.
BOT.
BRZ.
BTU.
B.U.R.
CAB.
C.B.
CBC
CEM.
CER.
CERT.
CFM.
C.I.
C.L.
CLG.
CLO.
CLR.
C.M.U.
C.O.
COL.
CONC.
CONT.
CORR.
CPT.
C.S.
C.S.P.
CU.
CU. FT.
DBL.
DEG.
DEMO.
DEPT.
DET.
D.F.
DIA.
DIAG.
DIM.
DISP.
DIST.
DIV.
DN.
DR.
DTL.
DS.
D.S.P.
DW.
DWG.
EA.
E.E.
EL.
ELEC.
ELEV.
EMER.
ENCL.
ENG.
E.P.
EQ.
EQUIP.
EXEC.
EXIST. OR (E)
EXP. JT.
EXP.
EXT.
F.A.
F.D.
F.E.
F.E.C.
F.F.
FF&E
F.H.C.
F.H.
FIN.
FIXT.
FLR.
FLASH.
FLUOR.
FM.
F.O.
F.O.C.
F.O.F.
F.O.M.
F.O.P.
F.O.S.
F.O.W.
F.R.
FRP.
F.S.
FT.
FTG.
FURR.
FUT.
F.V.
F.W.
GA.
GALV.
G.I.
GL.
GR.
GYP. BD.
H.
H.B.
H.C.
HDBD.
HDR.
HDWD.
H.M.
HORIZ.
H.P.
HR.
HT.
IBC
ICC
I.D.
IN.
INSUL.
INT.
INTERM.
INV.
JAN.
JT.
JST.
K.O. OR K.O.P.
LAM.
LAV.
LEV.
LIN.
L.P.
LVR.
LT. WT.
MATL.
MAX.
M.C.
MECH.
MET.
MEZZ.
MFR.
M.H.
MIN.
MISC.
M.O.
MTD.
MTG.
MTL.
MULL.
NAT.
NEC.
NEMA.
N.F.
N.I.C.
NO. OR #
NOM.
N.T.S.
O.C.
O.D.
OPNG.
OPP.
O.S.
PERF.
PERIM.
PERP.
PH.
P.J.
P.L.
PL.
P. LAM.
PLAS.
PLYWD.
POL.
PR.
PROP.
PREFAB.
P.T.
R.
RAD.
RCP.
R.D.
RDWD.
REC.
RECT.
REFL.
REINF.
REM.
RET.
REQ. OR REQD.
RESIL.
REV.
RM.
RTU.
R.O.
R.O.W.
S&P
S.C.
SCHED.
S.D.
SECT.
S.G.E.
SHWR.
SHT.
SIM.
SIL.POL.
SPEC.
SQ.
S.S.
STAGG.
STD.
STIF.
STL.
STOR.
STRUCT.
SUPP.
SURF.
SUSP.
SYMM.
T&G
TEL.
TEMP.
THK.
T.I.
T.O.C.
T.O.P.
T.O.S.
T.O.W.
T-STAT
TV.
TYP.
UC.
U.L.
U.N.O.
UTIL.
VENT.
VERT.
VEST.
V.C.T.
V.I.F.
V.W.C.
W/
W.
W.C.
WD.
WF.
W.H.
WHSE.
W/O
W.R.
W.S.P.
W.W.
WWF.
WWM.
MATERIAL
MAXIMUM
MINERAL CORE
MECHANICAL
METAL
MEZZANINE
MANUFACTURER
MANHOLE
MINIMUM
MISCELLANEOUS
MASONRY OPENING
MOUNTED
MOUNTING
METAL
MULLION
NATURAL
NATIONAL ELECTRIC CODE
NATIONAL ELECTRICAL MANUF. ASSOC.
NO FINISH
NOT IN CONTRACT
NUMBER
NOMINAL
NOT TO SCALE
ON CENTER
OVERFLOW DRAIN
OPENING
OPPOSITE
OVERFLOW SCUPPER
PERFORATED
PERIMETER
PERPENDICULAR
PENTHOUSE
PANEL JOINT
PROPERTY LINE
PLATE
PLASTIC LAMINATE
PLASTIC
PLYWOOD
POLISHED
PAIR
PROPERTY
PREFABRICATED
PAY TELEPHONE
RISE
RADIUS
REFLECTED CEILING PLAN
ROOF DRAIN
REDWOOD
RECESSED
RECTANGLE
REFLECTED
REINFORCED (OR REINFORCING)
REMOVE
RETAINING
REQUIRED
RESILIENT
REVERSED
ROOM
ROOF-TOP UNIT
ROUGH OPENING
RIGHT-OF-WAY
SHELF & POLE
SOLID CORE
SCHEDULE
STORM DRAIN
SECTION
SEMI-GLOSS ENAMEL
SHOWER
SHEET
SIMILAR
SILICONE POLYESTER
SPECIFICATION
SQUARE
STAINLESS STEEL
STAGGERED
STANDARD
STEEL
STIFFENER
STORAGE
STRUCTURAL
SUPPLEMENTAL
SURFACE
SUSPENDED
SYMMETRICAL
TONGUE & GROOVE
TELEPHONE
TEMPORARY
THICK
TENANT IMPROVEMENT
TOP OF CONCRETE OR CURB
TOP OF PARAPET
TOP OF SHEATHING
TOP OF WALL
THERMOSTAT
TELEVISION
TYPICAL
UNDERCUT
UNDERWRITERS LABORATORY
UNLESS NOTED OTHERWISE
UTILITY
VENTILATION
VERTICAL
VESTIBULE
VINYL COMPOSITION TILE
VERIFY IN FIELD
VINYL WALL COVERING
WITH
WIDTH
WATER CLOSET
WOOD
WIDEFLANGE
WATER HEATER
WAREHOUSE
WITHOUT
WATER RESISTANT
WET STANDPIPE
WINDOW WALL
WELDED WIRE FABRIC
WELDED WIRE MESH
1. THE INTENT OF THESE DRAWINGS AND SPECIFICATIONS IS TO INCLUDE ALL LABOR, MATERIALS AND
SERVICES NECESSARY FOR COMPLETION OF ALL WORK SHOWN, PRESCRIBED, OR REASONABLY IMPLIED
BUT NOT LIMITED TO THAT EXPLICITLY INDICATED IN THE CONTRACT DOCUMENTS.
2. ALL WORK SHALL CONFORM TO ALL APPLICABLE BUILDING CODES, ORDINANCES AND REGULATIONS AS
ADOPTED BY LOCAL AUTHORITIES HAVING JURISDICTION.
3. DIMENSIONS ON DRAWINGS ARE SHOWN TO CENTERLINE OF COLUMNS AND WALLS AND FACE OF
MASONRY/CONCRETE UNLESS INDICATED OTHERWISE.
4. DO NOT SCALE DRAWINGS.
5. STRUCTURAL, MECHANICAL, ELECTRICAL, PLUMBING, CIVIL, AND LANDSCAPE DRAWINGS ARE
SUPPLEMENTAL TO THE ARCHITECTURAL DRAWINGS. THE CONTRACTOR SHALL REVIEW ALL PLANS AND
DRAWINGS. IN THE EVENT OF CONFLICTING STATEMENTS, INSUFFICIENT INFORMATION OR ERRORS, THE
CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ARCHITECT AND OBTAIN CLARIFICATION BEFORE ANY WORK
IS BEGUN. WORK INSTALLED WHERE CONFLICTING CONDITIONS EXIST SHALL BE CORRECTED AT
CONTRACTORS EXPENSE.
6. DIMENSIONS, DETAILS, NOTES AND/OR SYMBOLS THAT APPLY TO ONE UNIT, APPLY TO ALL UNITS IN LIKE
SITUATIONS UNLESS NOTED OTHERWISE.
7. DETAILS NOTED AS 'TYPICAL' SHALL APPLY IN ALL LIKE CONDITIONS UNLESS SPECIFICALLY SHOWN OR
NOTED OTHERWISE. WHERE NO SPECIFIC DETAIL IS SHOWN, THE FRAMING OR CONSTRUCTION SHALL BE
IDENTICAL OR SIMILAR TO THAT INDICATED FOR LIKE CASES OF CONSTRUCTION OF THIS PROJECT.
8. WHENEVER AN ARTICLE, DEVICE, OR PIECE OF EQUIPMENT IS SHOWN, INDICATED, OR REFERRED TO ON
THE DRAWINGS OR THESE NOTES IN THE SINGULAR NUMBER, SUCH REFERENCES APPLY TO AS MANY SUCH
ARTICLES AS ARE REQUIRED TO COMPLETE THE INSTALLATION.
9. THE GENERAL CONTRACTOR AND ALL SUB-CONTRACTORS SHALL VERIFY ALL DIMENSIONS AND
CONDITIONS ON THE JOB SITE PRIOR TO BEGINNING CONSTRUCTION AND SHALL REPORT ANY
DISCREPANCIES OR UNIDENTIFIED CONDITIONS TO THE ARCHITECT FOR RESOLUTION BEFORE ANY WORK IS
BEGUN.
10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MEANS, METHODS, TECHNIQUES AND PROCEDURES
EMPLOYED IN THE PERFORMANCE OF WORK IN, ON OR ABOUT THE JOB SITE; THE CONTRACTOR SHALL
COORDINATE AND VERIFY ALL WORK PERFORMED BY SUB-CONTRACTORS.
11. ALL CONTRACTORS AND SUB-CONTRACTORS PERFORMING WORK ON, OR RELATED TO THIS PROJECT
SHALL CONDUCT THEIR OPERATIONS SO THAT ALL EMPLOYEES ARE PROVIDED A SAFE PLACE TO WORK AND
THE PUBLIC IS PROTECTED, AND SHALL COMPLY WITH THE 'OCCUPATIONAL SAFETY AND HEALTH
REGULATION' OF THE U.S. DEPARTMENT OF LABOR AND WITH ANY AND ALL OTHER APPLICABLE STATE
AND/OR LOCAL SAFETY REGULATIONS. THE CONTRACTOR AGREES TO ASSUME SOLE AND COMPLETE
RESPONSIBILITY FOR JOB SITE SAFETY CONDITIONS DURING THE COURSE OF CONSTRUCTION OF THIS
PROJECT; THAT THIS REQUIREMENT SHALL APPLY CONTINUALLY AND NOT BE LIMITED TO NORMAL WORKING
HOURS AND THAT THE CONTRACTOR SHALL DEFEND, INDEMNIFY AND HOLD HARMLESS THE OWNER AND
ARCHITECT FROM ANY AND ALL LIABILITY, REAL OR ALLEGED, IN CONNECTION WITH PERFORMANCE OF
WORK ON THIS PROJECT.
12. THE STRUCTURE IS DESIGNED AS A STABLE UNIT AFTER ALL COMPONENTS ARE IN PLACE. THE
CONTRACTOR SHALL DESIGN AND PROVIDE ALL SHORING AND BRACING NECESSARY TO ENSURE THE
STABILITY OF ANY AND ALL PARTS OF THE BUILDING DURING CONSTRUCTION.
13. UNLESS SPECIFICALLY SHOWN OR NOTED ON THE DRAWINGS, NO STRUCTURAL MEMBER SHALL BE CUT,
NOTCHED, BORED, WELDED, OR OTHERWISE MODIFIED WITHOUT THE PERMISSION OF THE ARCHITECT.
14. WHETHER OR NOT DETAILED ON THE DRAWINGS, THE CONTRACTOR SHALL PROVIDE AND INSTALL ALL
STIFFENERS, BRACING, BACK-UP PLATES AND SUPPORTING BRACKETS REQUIRED FOR THE INSTALLATION OF
ALL CASEWORK AND OF ALL WALL MOUNTED OR SUSPENDED MECHANICAL, ELECTRICAL, OR
MISCELLANEOUS EQUIPMENT INCLUDING PLYWOOD BACKBOARDS FOR TELEPHONE AND ELECTRICAL
EQUIPMENT ROOMS.
15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING APPROVAL AND PERMITS FOR ALL
DESIGN/BUILD SYSTEMS. HE SHALL ALSO BE RESPONSIBLE FOR INSURING THAT THE SYSTEMS MEET ALL
APPLICABLE CODE REQUIREMENTS.
16. ANY MODIFICATIONS TO THE BUILDING SHELL RESULTING FROM DESIGN/BUILD REQUIREMENTS SHALL BE
REPORTED TO THE OWNER AND ARCHITECT ALONG WITH ANY REQUIRED COSTS OR SAVINGS PRIOR TO
CONSTRUCTION. ANY MODIFICATIONS NOT REPORTED WILL BE THE CONTRACTORS RESPONSIBILITY FOR
COORDINATION, CODE CONFORMANCE, AND COST.
17. NEITHER THE ARCHITECT'S REVIEW OR APPROVAL OF SHOP DRAWINGS SHALL RELIEVE THE GENERAL
CONTRACTOR FROM RESPONSIBILITY FOR DEVIATIONS FROM DRAWINGS OR SPECIFICATIONS UNLESS HE
HAS CALLED THE ARCHITECT'S ATTENTION IN WRITING TO SUCH DEVIATIONS AT THE TIME OF SUBMISSION
NOR SHALL IT RELIEVE HIM OF RESPONSIBILITY FOR ERRORS OF ANY SORT IN THE SHOP DRAWINGS.
18. INSTALLATION OF GLASS SHALL CONFORM TO FEDERAL SPECIFICATION 16-CFR-1202 AND ALL LOCAL
CODES AND ORDINANCES. GLASS SUBJECT TO HUMAN IMPACT SHALL COMPLY WITH U.S. CONSUMER
PRODUCT SAFETY STANDARDS. A CERTIFICATE SHALL ACCOMPANY PRODUCT STATING DATE AND PLACE OF
MANUFACTURE. ALL GLAZING SHALL BE TEMPERED WHEN REQUIRED BY CBC 2019 CHAPTER 24.
19. REFER TO THE CIVIL ENGINEER'S DRAWINGS FOR LOCATIONS OF EXISTING UTILITY LINES. LOCATIONS OF
ALL UTILITIES SHOWN ARE APPROXIMATE AND THE CONTRACTOR SHALL EXERCISE EXTREME CAUTION IN
EXCAVATION AND TRENCHING TO AVOID INTERCEPTING EXISTING PIPING OR CONDUITS.
20. THE CONTRACTOR SHALL SUBMIT A SOILS REPORT AND A COMPACTION REPORT TO THE BUILDING
DEPARTMENT FOR APPROVAL PRIOR TO FOUNDATION INSPECTIONS.
21. LOCATIONS OF ALL UTILITIES SHOWN ON THE DRAWINGS ARE APPROXIMATE. THE CONTRACTOR SHALL
EXERCISE EXTREME CAUTION IN EXCAVATION AND TRENCHING TO AVOID INTERCEPTING EXISTING PIPING OR
CONDUITS. THE CONTRACTOR IS RESPONSIBLE TO VERIFY LOCATION OF ALL SITE UTILITIES AND TO
COORDINATE AND AVOID CONFLICT IN THE LOCATIONS OF NEW UNDERGROUND AND SITE UTILITIES.
22. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE OWNER AND ARCHITECT SHOULD UNIDENTIFIED
FIELD CONDITIONS BE DISCOVERED.
23. THE CONTRACTOR SHALL KEEP AN UP-TO-DATE RECORD OF 'AS BUILT' CONDITIONS OF THE WORK ON A
SET OF DRAWINGS, INCLUDING ALL ADDENDA AND BULLETIN DRAWINGS. UPON COMPLETION OF THE WORK,
THE MARKED UP SET SHALL BE RETURNED TO THE ARCHITECT COMPLETELY AND NEATLY POSTED SHOWING
ALL ADDITIONS, DELETIONS, CORRECTIONS, AND REVISIONS IN THE ACTUAL CONSTRUCTION OF THE
PROJECT. RECORD DRAWINGS SHALL BE SIGNED BY THE SUB-CONTRACTORS REPRESENTING ALL MAJOR
TRADES FOR THE PROJECT AS WELL AS THE GENERAL CONTRACTOR.
24. WHEN REQUESTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING, MOUNTING, AND
DISPLAYING ARCHITECT'S JOB SIGN. CONTRACTOR SHALL ALSO RETURN THE JOB SIGN TO ARCHITECT AT
COMPLETION OF PROJECT IN GOOD CONDITION.
25. SEE WALL LEGENDS OR CALLOUTS ON PLANS FOR WALL FRAMING MEMBERS, FIRE RATINGS, GYPSUM
BOARD THICKNESSES AND OTHER WALL CONSTRUCTION MATERIALS. PROVIDE AND INSTALL HEAVIER
GAUGE STUDS, STIFFENERS, BRACING, BACK-UP PLATES, ETC. AS REQUIRED IN STUD WALLS FOR THE
SUPPORT OF TOILET ROOM FIXTURES AND OTHER WALL MOUNTED EQUIPMENT.
26. ALL GYPSUM BOARD USED IN JANITOR'S ROOMS AND ALL TOILET ROOMS SHALL BE WATER RESISTANT
EXCEPT AT CEILINGS PER THE 2019 CBC CHAPTER 25.
27. ALL ROOFING MATERIALS SHALL COMPLY WITH ALL APPLICABLE STANDARDS LISTED IN 2019 CBC
CHAPTER 15.
28. PRIOR TO ERECTION, THE CONTRACTOR SHALL SUPPLY THE BUILDING INSPECTOR WITH AN A.I.T.C.
CERTIFICATE OF COMPLIANCE FOR THE STRUCTURAL GLU-LAMINATED MEMBERS WHEN USED.
29. IN ACCORDANCE WITH 2019 CBC SECTION 1010, EXIT DOORS SHALL BE OPENABLE FROM THE INSIDE
WITHOUT THE USE OF A KEY OR ANY SPECIAL KNOWLEDGE OR EFFORT. IN GROUP B OCCUPANCIES AT THE
MAIN ENTRANCE ONLY, PROVIDE SIGNAGE STATING IN 1" HIGH LETTER "THIS DOOR TO REMAIN UNLOCKED
WHEN BUILDING IS OCCUPIED" THE LOCKING DEVICE SHALL BE OF A TYPE READILY DISTINGUISHABLE AS
LOCKED.
30. EXIT DOORS MUST OPEN OVER A LANDING NOT MORE THAN 1/2" BELOW THE THRESHOLD AND THE DOOR
SHALL SWING IN THE DIRECTION OF EXIT TRAVEL WHEN SERVING AN OCCUPANT LOAD OF 50 OR MORE.
31. EXIT DOORS SHALL BE NOT LESS THAN 3'-0" IN WIDTH AND 6'-8" IN HEIGHT AND NO SINGLE LEAF SHALL
EXCEED 4'-0" IN WIDTH.
32. THE FLOOR ADJACENT TO ANY DOORWAY SHALL BE LEVEL (1/4" PER FOOT MAX. FOR EXTERIOR
CONDITIONS) FOR A DISTANCE OF FIVE FEET FROM THE DOOR IN THE DIRECTION OF THE DOOR SWING AND
SHALL NOT BE LESS THAN FIVE FEET WIDE.
33. EXIT SIGNS SHALL BE PROVIDED AT ALL REQUIRED EXIT DOORS AND IN OTHER LOCATIONS WHERE
REQUIRED BY, AND IN ACCORDANCE WITH, APPLICABLE LAWS. THE PRINCIPAL STROKE OF SUCH SIGNS
SHALL BE NOT LESS THAN 3/4" WIDE AND 6" TALL.
34. EXIT SIGNS SHALL BE INTERNALLY ILLUMINATED PER 2019 CBC SECTION 1013 AND SHALL BE LISTED FOR
THEIR USE.
35. EXIT SIGNS SHALL BE PROVIDED WITH AN EMERGENCY SOURCE OF SELF CONTAINED POWER PER 2019
CBC SECTION 1013 AND THEY SHALL BE INSTALLED PER THE ELECTRICAL CODE.
36. THE POWER FOR MEANS OF EGRESS ILLUMINATION SHALL BE IN ACCORDANCE WITH 2019 CBC CHAPTER
10.
37. ALL UNDERGROUND UTILITIES OR STRUCTURES REPORTED BY THE OWNER OR OTHERS, AND THOSE
SHOWN ON THE RECORDS EXAMINED, ARE INDICATED BY APPROXIMATE LOCATION AND EXTENT. THE
OWNER AND CONTRACTOR, BY ACCEPTING THESE PLANS OR PROCEEDING WITH IMPROVEMENTS HERETO,
AGREES TO ASSUME LIABILITY AND HOLD THE ARCHITECT HARMLESS FOR ANY DAMAGES RESULTING FROM
THE EXISTENCE OF UNDERGROUND UTILITIES OR STRUCTURES NOT REPORTED BY THE ARCHITECT, NOT
INDICATED ON THE RECORDS EXAMINED, LOCATED AT VARIANCE WITH THOSE REPORTED, OR SHOWN ON
RECORDS EXAMINED. THE CONTRACTOR IS REQUIRED TO NOTIFY THE OWNER OF THE UTILITIES OR
STRUCTURES CONCERNED PRIOR TO COMMENCING WORK.
1. THE CONTRACTOR SHALL PROVIDE FIRE PROTECTION FOR THE PROJECT UNDER CONSTRUCTION PER
REQUIREMENTS OF THE LOCAL GOVERNING AGENCIES. THE CONTRACTOR SHALL PROVIDE AND INSTALL
AN AUTOMATIC FIRE SPRINKLER SYSTEM AND ALARM SYSTEM INCLUDING ALL ON SITE FIRE HYDRANTS
AND UNDERGROUND MAINS PER REQUIREMENTS OF THE LOCAL GOVERNING AGENCIES AND ANY
IDENTIFIED OWNER/TENANT INSURING AGENCIES. SPRINKLER SYSTEM PLANS SHALL BE SUBMITTED TO
THE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. CONTRACTOR SHALL BE
RESPONSIBLE FOR APPLICABLE PLAN CHECKS AND PERMITS. ANY CHANGES MADE TO ACCOMMODATE
FIELD CONDITIONS SHALL BE RESUBMITTED TO THE CITY AND ARCHITECT AT THE CONTRACTORS
EXPENSE. WHERE ENUNCIATOR PANELS, ALARMS, ETC. ARE REQUIRED IN AN EXPOSED LOCATION,
CONTRACTOR SHALL SUBMIT PROPOSED LOCATIONS AND CUT SHEETS INDICATING FINISHES AND SIZES
TO THE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION.
2. THE CONTRACTOR SHALL PROVIDE AND INSTALL FIRE DAMPERS WHERE DUCTS PENETRATE FIRE
RATED ASSEMBLIES.
3. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOOR/CEILINGS AND ROOF/CEILINGS SHALL BE PROTECTED
AS REQUIRED IN THE CBC CHAPTER 7. A FIRE PENETRATION PROTECTION PLAN FOR EACH APPLICABLE
TRADE SHALL BE SUBMITTED BY THE CONTRACTOR TO THE ARCHITECT AND CITY FOR APPROVAL PRIOR
TO INSTALLATION IN THE FIELD. PENETRATION PROTECTION SYSTEMS SHALL BE UL LISTED.
4. RETURN AIR PLENUMS SHALL HAVE NO EXPOSED MATERIALS WITHIN THEM WITH A FLAME SPREAD
RATING OF 26 OR GREATER OR A SMOKE DEVELOPED RATING OF 50 OR GREATER. ALL WIRING IN RETURN
AIR PLENUMS SHALL BE IN NONCOMBUSTIBLE CONDUIT OR SHALL HAVE AN APPROVED PLENUM RATING.
TEMPERATURES IN RETURN AIR PLENUMS SHALL BE RESTRICTED TO A RANGE OF 50 TO 125 DEGREES
FAHRENHEIT AND MOISTURE CONTENT SHALL BE CONTROLLED SO AS NOT TO ADVERSELY AFFECT
GYPSUM PRODUCTS WITHIN THE PLENUM.
5. ALL EXPOSED COMBUSTIBLE FRAMING MEMBERS WITHIN A RETURN AIR PLENUM SHALL BE SHEATHED
WITH MIN. ONE LAYER OF 1/2" GYPSUM BOARD SECURELY FASTENED AND TAPED (PROVIDE
BLOCKING/FURRING AS REQUIRED) UNLESS SPECIFICALLY NOTED OTHERWISE ON THE DRAWINGS. FIRE
RETARDANT WOOD AND HEAVY TIMBER MEMBERS MAY BE EXPOSED IN RETURN AIR PLENUMS WHEN
SPECIFICALLY APPROVED BY THE BUILDING OFFICIAL.
6. INTERIOR FINISHES SHALL BE CLASSIFIED IN ACCORDANCE WITH ASTM E84 OR UL 723 AND GROUP IN
THE FOLLOWING CLASSES IN ACCORDANCE WITH THEIR FLAME SPREAD AND SMOKE-DEVELOPED
INDEXES:
CLASS A: 0-25 FLAME SPREAD: SMOKE DEVELOPED 0-450
CLASS B: 26-75 FLAME SPREAD: SMOKE DEVELOPED 0-450
CLASS C: 76-200 FLAME SPREAD: SMOKE DEVELOPED 0-450
7. INTERIOR WALL AND CEILING FINISHES SHALL COMPLY WITH THE CLASSIFICATIONS NOTED PER THE
SPRINKLERED OCCUPANCIES LISTED IN 2019 CBC CHAPTER 8, TABLE 803.11 & 803.13
8. CONTRACTOR SHALL PROVIDE PORTABLE FIRE EXTINGUISHERS OF TYPE, QUANTITY AND LOCATION
DETERMINED BY THE FIRE DEPARTMENT INSPECTOR. CONTRACTOR SHALL SUBMIT PROPOSED
LOCATIONS AND CUT SHEETS INDICATING FINISHES AND SIZES TO THE ARCHITECT FOR APPROVAL PRIOR
TO INSTALLATION.
9. PROVIDE AND INSTALL OUTSIDE GAS SHUT-OFF VALVE AND SIGNAGE IDENTIFYING LOCATIONS OF GAS
AND ELECTRICAL SHUT-OFFS PER THE FIRE DEPARTMENT INSPECTOR.
10. PROVIDE AND INSTALL SMOKE DETECTORS, DUCT DETECTORS, AND OTHER SUCH DETECTION DEVICES
AS REQUIRED BY CODE AND THE FIRE DEPARTMENT INSPECTOR.
11. PROVIDE ALL PAINTING OF CURBS AND SIGNAGE INDICATING FIRE LANES, ROOF ADDRESS, BUILDING
ADDRESS, ETC. AS REQUIRED BY THE FIRE DEPARTMENT INSPECTOR.
12. PROVIDE MASTER KEY KNOX-BOX AT ENTRY OF EACH BUILDING AND SITE GATES AS REQUIRED BY THE
FIRE DEPARTMENT INSPECTOR. LOCATIONS SHALL BE APPROVED BY THE ARCHITECT PRIOR TO
INSTALLATION.
13. IDENTIFICATION OF FIRE AND SMOKE SEPARATION WALLS SHALL BE IDENTIFIED PER CHAPTER 7 OF
2019 CBC. IDENTIFICATION SHALL BE REPEATED AT INTERVALS NOT EXCEEDING 30 FEET MEASURED
HORIZONTALLY ALONG THE WALL OR PARTITION; AND INCLUDE LETTERING NOT LESS THAN .5 INCHES IN
HEIGHT INCORPORATING THE SUGGESTED WORDING : " FIRE AND OR SMOKE BARRIER -PROTECT ALL
OPENINGS,"
1. PROVIDE ACCESS DOORS AND PANELS IN WALLS, CEILINGS, AND FLOORS AS REQUIRED BY INSTALLATION OF
MECHANICAL, FIRE PROTECTION, ELECTRICAL, AND PLUMBING SYSTEMS IN ADDITION TO THOSE SHOWN ON THE
DRAWINGS. CONTRACTOR SHALL SUBMIT PROPOSED LOCATIONS AND CUT SHEETS INDICATING FINISHES AND SIZES
TO THE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION.
2. CONTRACTOR SHALL VERIFY AND COORDINATE SIZE, LOCATION AND TYPE OF ALL MECHANICAL EQUIPMENT
PLATFORMS AND BASES AS WELL AS POWER AND GAS/WATER/DRAIN INSTALLATIONS WITH MANUFACTURERS
REQUIREMENTS PRIOR TO INSTALLATION OF EQUIPMENT AND PLATFORMS. CHANGES MADE TO ACCOMMODATE FIELD
CONDITIONS OR CONTRACTORS SUBSTITUTIONS SHALL BE MADE AT THE CONTRACTOR'S EXPENSE.
3. WHERE RESTROOMS ARE PROVIDED, CONTRACTOR SHALL SUPPLY MECHANICAL VENTILATION TO ENSURE AIR
CHANGES EVERY FIVE MINUTES PER CBC CHAPTER 12 AND TABLE 403.7 OF THE CMC. CHAPTER 5.
4. IN WAREHOUSE AREAS, A MINIMUM OF ONE AIR CHANGE EVERY HOUR SHALL BE PROVIDED VIA MECHANICAL
SYSTEMS, OR ALTERNATELY VIA NATURAL VENTILATION AS PER 2019 CBC SECTION 1203.5. SEE ROOF PLAN AND
MECHANICAL DRAWINGS.
1. THE BOTTOM 10" OF ALL DOORS (EXCEPT SLIDING DOORS OR DOORS THAT DO NOT EXTEND TO WITHIN 10" OF
THE FLOOR / GROUND) SHALL HAVE A SMOOTH AND UNINTERRUPTED PANEL ON THE PUSH SIDE FOR OPENING,
PER SECTION 11B-404.2.10.
2. CENTER OF ALL DOOR HARDWARE TO BE 34" MINIMUM TO 44" MAXIMUM ABOVE FLOOR. LATCHING AND LOCKING
DOORS TO BE OPERABLE WITH A SINGLE EFFORT BY LEVER OR PUSH-PULL TYPE HARDWARE.
3. THE MAXIMUM EFFORT REQUIRED TO OPERATE A DOOR SHALL NOT EXCEED 5 POUNDS FOR EXTERIOR DOORS
AND 5 POUNDS FOR INTERIOR DOORS WITH A PULL OR PUSH EFFORT BEING APPLIED AT RIGHT ANGLE TO HINGED
DOORS AND AT THE CENTER PLANE OF SLIDING OR FOLDING DOORS. AUTOMATIC DOOR OPERATORS MAY BE
UTILIZED TO MEET THE ABOVE STANDARDS. WHEN FIRE RATED DOORS ARE UTILIZED, THE MAXIMUM EFFORT TO
OPERATE THE DOOR MAY BE INCREASED TO 15 POUNDS WITH A CLOSURE DEVICE.
4. PROVIDE A 2" WIDE STRIP OF SLIP RESISTANT (EQUAL TO ADJACENT TREADS) MATERIAL IN CONTRASTING
COLOR AT 1" FROM THE EDGE OF THE LOWEST TREAD AND AT THE UPPER APPROACH TO EACH RUN OF STAIRS. AT
EXTERIOR STAIRS, USE PAINT FOR MARKING TREADS UNLESS NOTED OTHERWISE ON DRAWINGS.
5. FAUCET CONTROLS AND OPERATING MECHANISMS FOR DRINKING FOUNTAINS, KITCHEN SINKS, LAVATORIES,
AND TOILET FIXTURES SHALL BE OPERABLE WITH ONE HAND NOT REQUIRING GRASPING, PINCHING, OR TWISTING
OF THE WRIST. THE FORCE REQUIRED TO OPERATE CONTROLS SHALL NOT EXCEED FIVE POUNDS. THE FLUSH
VALVE ON ALL WATER CLOSETS SHALL BE LOCATED ON THE WIDE SIDE OF THE STALL. MAXIMUM HEIGHT OF FLUSH
VALVES FOR ACCESSIBLE FIXTURE SHALL NOT EXCEED 44" A.F.F. THE ACCESSIBLE LAVATORIES, FAUCET
CONTROLS AND OPERATING MECHANISMS SHALL BE OPERABLE WITH ONE HAND AND SHALL NOT REQUIRE
GRASPING, PINCHING, OR TWISTING OF THE WRIST. THE FORCE REQUIRED TO ACTIVATE FAUCET CONTROLS AND
OPERATING MECHANISMS SHALL BE NO GREATER THAN 5 LBS. LEVER-OPERATED, PUSH-TYPE, AND
ELECTRONICALLY CONTROLLED MECHANISMS ARE EXAMPLES OF ACCEPTABLE DESIGNS. SELF-CLOSING VALVES
ARE ALLOWED IF THE FAUCET REMAINS OPEN FOR AT LEAST 10 SECONDS.
6. THE MAXIMUM SLOPE OF ANY DISABLED VEHICULAR PARKING STALL SHALL NOT EXCEED 1/4" (1:50) PER FOOT IN
ANY DIRECTION.
7. LATCHING & LOCKING DOORS THAT ARE HAND ACTIVATED AND WHICH ARE IN A PATH OF TRAVEL, SHALL BE
OPERABLE WITH A SINGLE EFFORT BY LEVER TYPE HARDWARE, PANIC BARS, PUSH-PULL ACTIVATING BARS, OR
OTHER HARDWARE DESIGNED TO PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING
HARDWARE.
8. ALL FLOOR SURFACES IN THE PATH OF TRAVEL SHALL BE SLIP RESISTANT.
9. DRINKING FOUNTAIN BUBBLERS SHALL BE ACTIVATED BY A MANUALLY OPERATED SYSTEM COMPLYING WITH
SECTION 11B-602 THAT IS FRONT MOUNTED OR SIDE MOUNTED AND LOCATED WITHIN 6" OF THE FRONT EDGE OF
THE FOUNTAIN OR AN ELECTRONICALLY CONTROLLED DEVICE. SPOUT OUTLETS SHALL BE 36" MAX. A.F.F. THE
SPOUT SHALL BE LOCATED 15" MIN. FROM THE VERTICAL SUPPORT AND 5" MAX. FROM THE FRONT EDGE OF THE
UNIT, INCLUDING BUMPERS. THE SPOUT SHALL PROVIDE A FLOW OF WATER AT LEAST 4" HIGH MIN. AND SHALL BE
LOCATED 5" MAX. FROM THE FRONT OF THE UNIT. THE ANGLE OF THE WATER STREAM SHALL BE MEASURED
HORIZONTALLY RELATIVE TO THE FRONT FACE OF THE UNIT. WHERE SPOUTS ARE LOCATED LESS THAN 3" FROM
THE FRONT OF THE UNIT, THE ANGLE OF THE WATER STREAM SHALL BE 15 DEG. MAX. ON AN ACCESSIBLE
DRINKING FOUNTAIN WITH A ROUND OR OVAL BOWL, THE SPOUT MUST BE POSITIONED SO THE FLOW OF WATER IS
WITHIN 3" OF THE FRONT EDGE OF THE FOUNTAIN.
10. OBJECTS PROJECTING FROM WALLS (FOR EXAMPLE TELEPHONES) WITH THEIR LEADING EDGES BETWEEN 27"
AND 80" ABOVE FINISH FLOOR SHALL PROTRUDE NO FURTHER THAN 4" INTO WALKS, HALLS, CORRIDORS,
PASSAGEWAYS OR AISLES. OBJECTS MOUNTED WITH THEIR LEADING EDGES AT OR BELOW 27"ABOVE THE FINISH
FLOOR MAY PROTRUDE ANY AMOUNT INTO WALKS, HALLS, CORRIDORS, PASSAGEWAYS, OR AISLES. FREE
STANDING OBJECTS MOUNTED ON POSTS OR PYLONS MAY OVERHANG 12" MAXIMUM FROM 27" TO 80" ABOVE
FINISHED FLOOR. PROTRUDING OBJECTS SHALL NOT REDUCE THE CLEAR WIDTH OF AN ACCESSIBLE ROUTE OR
MANEUVERING SPACE. WALKS , HALLS, CORRIDORS, PASSAGEWAYS AISLES, OR OHER CIRCULATION SPACES
SHALL HAVE 80 INCHES ABOVE THE WALKING SURFACE AS MEASURED FROM THE BOTTOM OF THE OBSTRUCTION.
ANY OBSTRUCTION OVERHANGING A PEDESTRIAN WAY SHALL BE A MINIMUM OF 80" ABOVE THE WALKING SURFACE
AS MEASURE TO THE BOTTOM OF THE OBSTRUCTION.
11. WHERE A GUY SUPPORT IS USED PARALLEL TO A PATH OF TRAVEL, INCLUDING, BUT NOT LIMITED TO
SIDEWALKS, A GUY BRACE, SIDEWALK GUY OR SIMILAR DEVICE SHALL BE USED TO PREVENT AN OVERHANGING
OBSTRUCTION AS DEFINED.
12. DETECTABLE WARNING SURFACES, MEASURING 36" IN THE DIRECTION OF TRAVEL, COMPLYING WITH
SECTION 11B-705, MUST BE PROVIDED ANYWHERE AN ACCESSIBLE PATH OF TRAVEL CROSSES OR ADJOINS A
VEHICULAR WAY AND THE WALKING SURFACES ARE NOT SEPARATED BY CURBS, RAILING OR OTHER ELEMENTS
BETWEEN THE PEDESTRIAN AREAS AND THE VEHICULAR AREAS.
13. THE HIGHEST OPERABLE PART OF ALL CONTROLS , DISPENSERS, RECEPTACLES AND OTHER OPERABLE
EQUIPMENT SHALL BE INSTALLED AT AN ACCESSIBLE LOCATION MEETING THE CLEARANCES AND REACH RANGE
REQUIREMENTS OF SECTION 11B-308 & 309 AND NOT LESS THAN 15" ABOVE THE FLOOR OR WORKING
PLATFORM. THE CENTER OF 15, 20 & 30 AMP RECEPTACLE OUTLETS SHALL BE NOT LESS THAN 15" ABOVE THE
FINISHED FLOOR OR WORKING PLATFORM.
14. THE CENTER OF THE GRIP OF THE OPERATING HANDLE OF CONTROLS OR SWITCHES INTENDED TO BE USED
BY THE OCCUPANT OF THE ROOM OR AREA TO CONTROL LIGHTING AND RECEPTACLE OUTLETS, APPLIANCES,
OR COOLING , HEATING AND VENTILATING EQUIPMENT SHALL BE 48" ABOVE THE FLOOR OR WORKING
PLATFORM. IN CONFORMANCE WITH CBC 11B-308 & 309.
15. THE CENTER OF THE ELECTRICAL RECEPTACLE OUTLETS OR BRANCH CIRCUITS OF 30 AMPERES OR LESS
SHALL BE INSTALLED NOT MORE THAN 48 INCHES NOR LESS THAN 14 INCHES ABOVE THE FLOOR OR WORKING
PLATFORM.
16. SIGNS: VISUAL CHARACTERS ON SIGNS SHALL BE SELECTED FROM FONTS WHERE THE WIDTH OF THE
UPPERCASE LETTER "O" IS 60% MIN. AND 110% MAX. OF THE HEIGHT OF THE UPPERCASE LETTER "I". STROKE
THICKNESS OF THE UPPERCASE LETTER "I" SHALL BE 10% MIN. AND 20% MAX. OF THE HEIGHT OF THE
CHARACTER.
17. SIGNS: RAISED CHARACTERS AND PICTORIAL SYMBOLS ON SIGNS SHALL BE SELECTED FROM FONTS WHERE
THE WIDTH OF THE UPPERCASE LETTER "O" IS 60% MIN. AND 110% MAX. OF THE HEIGHT OF THE UPPERCASE
LETTER "I". STROKE THICKNESS OF THE UPPERCASE LETTER "I" SHALL BE 15% MAX. OF THE HEIGHT OF THE
CHARACTER.
18. SIGNS: CONTRACTED GRADE II BRAILLE: DOTS SHALL BE 1/10" ON CENTERS IN EACH CELL WITH 2/10" SPACE
BETWEEN CELLS, MEASURED FROM THE SECOND COLUMN OF DOTS IN THE FIRST CELL TO THE FIRST COLUMN
OF DOTS IN THE SECOND CELL. DOTS SHALL BE RAISED A MINIMUM OF 1/40" ABOVE THE BACKGROUND, AND ARE
TO BE ROUNDED, NOT SQUARE DOTS.
1. ALL EXTERIOR DOORS AND DOORS LOCATED IN A THERMAL ENVELOPE SHALL BE FITTED WITH AN
ASTRAGAL, SEAL OR BAFFLE AT THE HEAD, JAMB AND SILL.
2. MEETING RAILS OF SECTIONAL DOORS AND MEETING STILES OR RAILS OF BI-PARTING DOORS SHALL
BE PROVIDED WITH A SEAL, ASTRAGAL, OR BAFFLE.
3. DOOR JAMBS MOUNTED ON AN EXTERIOR WALL SHALL LAP THE ADJACENT WALL A MINIMUM OF ONE
INCH ON BOTH THE INTERIOR AND EXTERIOR SIDE.
4. DOORS REQUIRING A VERTICAL TRACK GUIDE SHALL USE A CONTINUOUS MOUNTING ANGLE SEALED.
5. EXTERIOR BUILDING PANEL JOINTS, AROUND WINDOW AND DOOR FRAMES, BETWEEN WALLS AND
FOUNDATIONS, AT PENETRATIONS OF UTILITY SERVICES THROUGH WALLS AND FLOORS, AND ALL
OTHER OPENINGS BETWEEN CONDITIONED AND UNCONDITIONED SPACES SHALL BE SEALED,
CAULKED, GASKETED OR WEATHER STRIPPED TO LIMIT AIR PENETRATION. BUILDING PANEL JOINTS,
WINDOWS, AND UTILITY PENETRATIONS SHALL BE CAULKED AT BOTH THE EXTERIOR AND INTERIOR
SIDE OF THE JOINT.
THE GENERAL CONTRACTOR SHALL BE RESPONSIBLE FOR SUBMITTING TO THE BUILDING OFFICIAL,
FOR REVIEW AND APPROVAL, DRAWINGS AND CALCULATIONS PREPARED BY A STATE LICENSED
PROFESSIONAL ENGINEER, OF THE FOLLOWING ITEMS:
1. AUTOMATIC FIRE SPRINKLER SYSTEM PER NFPA 13
2. FIRE ALARM SYSTEM.
3. ROOF TRUSS SYSTEM.
4. STOREFRONT WIND LOAD CALCULATIONS (ONLY WHEN REVIEW IS REQUIRED BY LOCAL
JURISDICTION).
5. ROOF TOP SOLAR PV SYSTEMS (IF INCLUDED WITH DESIGN).
6. HIGH PILE STORAGE AND RACKING (IF INCLUDED WITH DESIGN).
7. GUARD BOOTH (IF INCLUDED WITH DESIGN).
8. GATE AND FENCES.
9. OTHER DOCUMENTS WHEN REQUESTED BY THE BUILDING OFFICIAL OR FIRE MARSHALL.
THE DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE ARCHITECT OR ENGINEER OF RECORD
WHO SHALL REVIEW THEM AND MARK THEM WITH A NOTATION INDICATING THAT THE DEFERRED
SUBMITTAL DOCUMENTS HAVE BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL
CONFORMANCE WITH THE DESIGN OF THE BUILDING. THE GENERAL CONTRACTOR SHALL SUBMIT
THEM TO THE BUILDING OFFICIAL. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL
THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL.
1. THE ARCHITECT SHALL NOT HAVE CONTROL OVER OR CHARGE OF AND SHALL NOT BE RESPONSIBLE
FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, OR FOR SAFETY
PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK, SINCE THESE ARE SOLELY THE
CONTRACTOR'S RESPONSIBILITY UNDER THE CONTRACT FOR CONSTRUCTION. THE FOLLOWING IS A
LIST OF SAFETY ISSUES TO BE REVIEWED BY THE CONTRACTOR PRIOR TO THE START OF THE WORK.
THIS LIST IS NOT INTENDED TO BE A COMPLETE LIST OF RELEVANT SAFETY ISSUES. OBSERVATION
VISITS PERFORMED BY THE ARCHITECT SHALL NOT INCLUDE REVIEW OF THE FOLLOWING ITEMS:
A. THE CONTRACT DRAWINGS AND SPECIFICATIONS REPRESENT THE FINISHED STRUCTURE AND DO
NOT INDICATE THE METHOD OF CONSTRUCTION. THE DESIGN ADEQUACY AND SAFETY OF ERECTION
BRACING, SHORING, TEMPORARY SUPPORTS, ETC. IS THE SOLE RESPONSIBILITY OF THE CONTRACTOR
AND HAS NOT BEEN CONSIDERED BY THE ARCHITECT OR HIS CONSULTANTS. THE CONTRACTOR IS
RESPONSIBLE FOR THE STABILITY OF THE STRUCTURE DURING ALL PHASES OF CONSTRUCTION.
B. CONTRACTOR SHALL DETERMINE ALL PHASES OF WORK WHICH REQUIRE AN ERECTION PLAN
ACCORDING TO ALL APPLICABLE SAFETY REGULATIONS. A CERTIFIED COPY OF SUCH ERECTION
PLANS SHALL REMAIN ON THE CONSTRUCTION SITE AT ALL TIMES.
3. TEMPORARY LOADING DURING CONSTRUCTION SHALL NOT OVERLOAD DESIGN VALUES.
CONTRACTOR SHALL BE RESPONSIBLE FOR NOTIFYING ALL TRADES OF SUCH VALUES PRIOR TO
COMMENCEMENT OF WORK. THE CONTRACTOR SHALL PROVIDE MOUNTED VISIBLE SIGNAGE
INDICATING THE DESIGN LOADS IN ALL SPACES AS REQUIRED BY APPLICABLE SAFETY REGULATIONS.
THE FINAL OCCUPANT OF THE BUILDING SHALL BE RESPONSIBLE FOR NOT EXCEEDING THESE LIMITS
FOLLOWING COMPLETION OF THE PROJECT.
4. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE IF A CAL-OSHA PERMIT IS
REQUIRED FOR ANY PART OF THE WORK, AND TO OBTAIN SUCH PERMIT SHOULD IT BE REQUIRED.
5. LACK OF A GUARDRAIL AT BUILDING PARAPETS, FLOOR OPENINGS, AND ROOF OPENINGS MAY NOT
MEET CURRENT LABOR CODES FOR A SPACE WHICH MAY BE OCCUPIED. THE ARCHITECT
RECOMMENDS THE USE OF GUARDRAILS AT ALL SUCH CONDITIONS. SHOULD GUARDRAILS NOT BE
INSTALLED, THE OWNER SHALL ACCEPT FULL RESPONSIBILITY. IN ADDITION, THE CONTRACTOR SHALL
PROVIDE CLEARLY LEGIBLE SIGNAGE AT THESE LOCATIONS STATING "CAUTION -NO GUARDRAIL."
6. ALL TEMPORARY FLOOR AND ROOF OPENINGS LACKING GUARDRAILS SHOULD BE ADEQUATELY
PROTECTED DURING CONSTRUCTION.
7. CONTRACTOR SHALL VERIFY THAT ALL INSTALLED SKYLIGHTS HAVE BEEN DESIGNED TO WITHSTAND
THE MINIMUM LOADS AS SPECIFIED IN THE CBC.
8. MATERIALS USED IN THIS DESIGN MAY BE HAZARDOUS TO ONE HEALTH. THE CONTRACTOR AND
OWNER SHALL ACCEPT ALL RESPONSIBILITY FOR SUCH MATERIALS AND SHALL POST SIGNAGE
WARNING OF SUCH MATERIALS WHERE REQUIRED BY LAW PRIOR TO PROJECT OCCUPANCY.
9. THE CONTRACTOR, DURING CONSTRUCTION, AND THE OWNER, DURING OCCUPANCY, SHALL
ASSUME FULL RESPONSIBILITY FOR PROPER ROOF MAINTENANCE TO INSURE PROPER ROOF
DRAINAGE AT ALL TIMES.
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A0-2
GENERAL NOTES
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
GENERAL NOTES:FIRE PROTECTION NOTES:
ENERGY NOTES:
SAFETY NOTES:
DISABLED ACCESS NOTES:
DEFERRED APPROVALS:
MECHANICAL AND ELECTRICAL NOTES:
ABBREVIATIONS
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A0-3
CAL GREEN NOTES
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A0-4
CAL GREEN NOTES
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A0-5
CAL GREEN NOTES
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A0-6
CONDITIONS OF APPROVAL
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
APN # 909-290-001
PA20-0533
BP20-4793
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A0-7
CONDITIONS OF APPROVAL
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
MARK DATE DESCRIPTION
PC1 04/16/21 PLAN CHECK COMMENTS
FIRE DEPARTMENT NOTES -NCOME FIRE DEPARTMENT NOTES -TENANT IMPROVEMENT
APN # 909-290-001
PA20-0533
BP20-4793
1. SEE CIVIL DRAWINGS FOR ADDITIONAL INFORMATION REGARDING SITE DRAINAGE, TOPOGRAPHY AND UTILITIES.
2. UNLESS NOTED OTHERWISE, SHADED AREAS REPRESENT PROPOSED LANDSCAPE WITHIN PROJECT BOUNDARIES
AND ALONG STREET FRONTAGE - SEE LANDSCAPE DRAWINGS FOR ADDITIONAL DATA. PROVIDE PROTECTIVE 6" X 6"
(MIN) CONCRETE CURBING FOR ALL PLANTERS ADJACENT TO AREAS INTENDED FOR VEHICLE PARKING OR
TRAVELING AND ALL PAVED AREAS.
3. NO EXTERIOR TENANT SIGNAGE IS PROPOSED FOR THE PROJECT AS PART OF THIS PERMIT APPLICATION.
4. FOR PAVING SECTIONS, CONCRETE CURBS, SWALES, AND GUTTERS SEE CIVIL DRAWINGS.
5. ALL DIMENSIONS ARE TO FACE OF CONCRETE CURB, FACE OF CONCRETE PANEL, OR TO GRIDLINE U.N.O.
6. PAINT CURBS AND PROVIDE POSTED SIGNAGE TO INDICATE FIRE LANES PER FIRE DEPARTMENT (FIELD
INSPECTOR) REQUIREMENTS - SEE ADJACENT FIRE NOTES. CONTRACTOR TO COORDINATE FINAL LOCATIONS IN
FIELD WITH FIRE INSPECTOR. WHERE CURBS ARE PAINTED, PROVIDE ROLLED PRIMER COAT PRIOR TO FINISH COAT.
7. ALL AUTO PARKING STALLS SHALL BE STRIPED PER CITY STANDARDS. CONTRACTOR SHALL CONFIRM FINAL
STRIPING CONFIGURATION WITH CURRENT CITY STANDARDS PRIOR TO PAINTING. SEE SPECIFIC DETAILS FOR
ACCESSIBLE STALL DIMENSIONS.
8. WHEN DIRECTLY IN FRONT OF AUTO STALLS IN OVERHANG AREA, PLANT TREES AND LOCATE LIGHT STANDARDS
CENTERED BETWEEN STALLS.
9. PROVIDE ROOT BARRIERS IN LANDSCAPE AREAS WHERE LESS THAN FIVE FEET IN WIDTH U.N.O. ON LANDSCAPE
DRAWINGS OR PER CITY STDS.
GENERAL NOTES
10. PROVIDE GUARD POSTS AT ALL FIRE HYDRANTS AND P.I.V.'S PER LOCAL ORDINANCES, FIRE PROTECTION DRAWINGS
AND PER ARCHITECTURAL DETAILS.
11. PROVIDE A KNOX BOX KEY ACCESS AT THE PRIMARY BUILDING ENTRANCES AND AT ALL SITE GATES TO BE
INSTALLED PER FIRE DEPARTMENT RECOMMENDATIONS. (THE NUMBER OF KNOX BOXES REQUIRED FOR EACH BUILDING
SHALL BE DETERMINED BY THE FIRE DEPARTMENT PENDING FIELD INSPECTION). ARCHITECT SHALL BE CONSULTED
REGARDING LOCATION PRIOR TO INSTALLATION.
12. WALK SURFACES WITH A SLOPE OF LESS THAN 5% GRADIENT SHALL HAVE A MEDIUM BROOM OR EXPOSED
AGGREGATE FINISH WITH A SLIP RESISTANCE EQUAL TO A MED. SALT FINISH U.N.O. WALK SURFACES WITH A SLOPE OF
GREATER THAN 6% GRADIENT SHALL BE SLIP RESISTANT PER DISABLED ACCESS STANDARDS. ACCESSIBLE WALK
CROSS SURFACE SLOPES SHALL NOT EXCEED 1/4" PER FOOT OR 2%.
13. ANY ABRUPT LEVEL CHANGES SHALL BE LESS THAN OR EQUAL TO 1/2" ALONG ANY ACCESSIBLE ROUTE OF TRAVEL.
WHEN CHANGES DO OCCUR, THEY SHALL BE BEVELED WITH A SLOPE OF LESS THAN OR EQUAL TO 1:2. LEVEL CHANGES
OF 1/4" MAX MAY BE VERTICAL. IF LEVEL CHANGES ARE GREATER THAN 1/2", THEY MUST COMPLY WITH THE
REQUIREMENTS OF CURB RAMPS.
14. CONTRACTOR SHALL BE RESPONSIBLE FOR REVIEWING THE SOILS REPORT AND FOLLOWING IT'S
RECOMMENDATIONS FOR EXCAVATIONS.
15. ALL UNDERGROUND PIPING SUBJECT TO CORROSIVITY SHALL BE WRAPPED WITH PROTECTIVE COATINGS PER
SOILS & CORROSIVITY REPORT RECOMMENDATIONS.
16. PROPERTY LINE MEETS & BOUNDS WHICH MAY BE SHOWN ON THIS DRAWING ARE FOR REFERENCE ONLY. REFER
TO CIVIL DRAWINGS.
17. FRONTAGE USED FOR ALLOWABLE AREA INCREASES PER CBC SECTION 506.2 SHALL BE PERMANENTLY MAINTAINED.
1
2
11
3
8
17
16
9
33
37
12
30
24
23
36
6'-0" 6'-0"10'-3"
6
36
4
5
RAMP
SLOPE 1:12 MAX
10
13
15
15
17
17
18
17
20
21
26
25
27
28
29
37
14
'
-
0
"
3'
-
0
"
1'
-
6
"
84
'
-
2
"
41
'
-
0
"
1
'
-
6
"
26'-0"
14'-0"
35
38 35 19
3'-0" 9'-0" 12'-0" 4'-0"
3'
-
0
"
39
18'-0"6'-0" 2'-0"
4'-6"
76'-0"
NEW INDUSTRIAL BUILDING
13,294 SF
CONSTR. TYPE: IIIB - FULLY SPRINKLERED
OCCUPANCY: S1/B
CLEAR HEIGHT: 20'-0" CLR
5'-0" MIN. SETBACK
89'-0 (VARIABLE)
ZONING: PUBLIC INSTITUTIONAL
ZO
N
I
N
G
:
I
P
-
I
L
ZONING: IP-IL
AVENIDA ALVARADO
24'-0"
24'-0"
19
5
'
-
0
"
7'
-
6
"
5'-8"
22'-2"
SE
T
B
A
C
K
2
0
'
-
0
"
M
I
N
.
21
'
-
7
"
5'-0" MIN. SETBACK
40'-8" (VARIABLE)
5'-0" MIN SETBACK
10
'
-
6
"
33
'
-
4
"
79'-0"
6'-11"
18'-0"
23
23
5'
-
6
"
9'
-
0
"
42
50'-0"15'-0"
60'-0"
60'-0"
20'-0"
R 28
' - 0"
R 2
8' - 0"
ON SITE FIRE DEPARTMENT ACCESS LANE
22
5
'
-
0
"
28
28
20'-0"
20
'
-
0
"
1. NEW TYPE III B CONCRETE TILT UP BUILDING.
2. PROPOSED CURB CUT AND DRIVEWAY APPROACH PER CITY / COUNTY STANDARDS. PROVIDE 40'-0" MIN.
ENHACED PAVING AT SITE ENTRANCE SEE CIVIL AND LANDSCAPE FOR IMPROVEMENTS.
3. CONSTRUCT NEW MEDIUM BROOM FINISH CONCRETE SIDEWALK: MIN. 4" THK. 2500 PSI W/ #3 BARS @ 18" O.C. EA.
WAY, OR GRADE 80, 18X18 - D8.3 X D8.3 WELDED WIRE FABRIC EQUIVALENT, OVER 95% COMPACTED 12" SUBGRADE.
PROVIDE CONTROL / CONSTRUCTION JOINTS @ MAX. 5'-0" O.C. EA. WAY. SEE LANDSCAPE DRAWINGS FOR
ADDITIONAL INFORMATION REGARDING CONTROL JOINT PLACEMENT AND ACCENT FINISHES.
4. ACCESSIBLE PARKING STALL COMPLIANCE SIGNAGE AT DRIVEWAY ENTRANCES INTO SITE. SEE DETAIL 5-D/AD-1.
5. SHADED AREA: FULLY IRRIGATED LANDSCAPING BOUNDED BY 6" CONCRETE CURB. SEE LANDSCAPE DRAWINGS.
6. NEW ACCESSIBLE PATH OF TRAVEL FROM STALLS & PUBLIC WAY TO PRIMARY ENTRANCE. SEE CIVIL DRAWINGS.
SURFACE SLOPE NOT TO EXCEED 1:20 EXCEPT AT CURB RAMPS AND OTHER DEFINED RAMPS. SEE DETAIL 7/AD-1
FOR TYPICAL CURB RAMP REQUIREMENTS. SEE GENERAL NOTES ON THIS SHEET FOR ADDITIONAL DATA. SEE
LANDSCAPE DRAWINGS FOR ADDITIONAL INFORMATION REGARDING ACCENT FINISHES AT ALL DRIVE AISLE
CROSSINGS.
7. ACCESSIBLE PATH OF TRAVEL DIRECTIONAL SIGNAGE MOUNTED AT 24" ABOVE GRADE. SEE DETAIL 5-A/AD-1
WHERE INDICATED.
8. PRIMARY BUILDING ENTRANCE - ACCESSIBLE PER ADA & T-24 GUIDELINES. PROVIDE SIGNAGE PER DETAIL 2/AD-1.
9. NEW ON-SITE FIRE HYDRANT. PROVIDE GUARDPOSTS PER FIRE DEPARTMENT STANDARDS. SEE DETAIL 2/AD-4.
10. . PROPOSED ONSITE LIGHT POLE ON CONCRETE BASE PER DETAIL 14/AD-4. OUTDOOR LIGHTING SYSTEMS
SHALL BE DESIGNED AND INSTALLED TO COMPLY WITH ALL THE FOLLOWING:
- THE MIN. REQUIREMENTS IN THE CALIF. ENERGY CODE FOR LIGHTING ZONES 1-4
- BACKLIGHT, UPLIGHT AND GLARE (BUG) RATINGS AS DEFINED IN IESNA TM-15-11
- ALLOWABLE BUG RATINGS NOT EXCEEDING THOSE SHOWN ON TABLE 5.106.8
11. CONCRETE TRUCKING APRON: MIN. 6" THK., 3,000 PSI UNREINFORCED 0/ 95% COMPACTED SUBGRADE PER
SOILS REPORT. PROVIDE CONTROL/CONSTRUCTION JOINTS @ MAX. 15'-0" O.C. MAX EA. WAY. ALIGN JOINTS W/
BUILDING WALL JOINTS WHERE POSSIBLE. PROVIDE LIGHT BROOM FINISH. SEE CIVIL DRAWINGS & STRUCTURAL.
12. . AC PAVING O/ CRUSHED BASE MATERIAL. SEE CIVIL DRAWINGS & SOILS REPORT. AC FINISH TO HAVE A FINE
SMOOTH FINISH WITH NO COLD JOINTS.
- ADD ALTERANET FOR 100% CONCRETE PAVING IN ALL CAR AND TRUCK PARKING AREAS.
13. . TRANSFORMER AND VAULT. SEE APPROVED EDISON DRAWINGS FOR FINAL LAYOUT. COORDINATE VAULT &
CABLE TRENCH / CONDUIT SWEEPS WITH FOOTING DETAILS. PROVIDE BOLLARDS AS REQUIRED.
14. UNLESS SHOWN OTHERWISE, PROVIDE MIN. 5' SQ CONCRETE LANDING W/ 2% MAX SLOPE IN ANY DIRECTION AT
ALL BUILDING EXIT DOORS. AT LANDINGS WITH MORE THAN ONE RISER, PROVIDE HANDRAILS PER DETAIL SHEET
AD-1.
15. INTERIOR ROOF DRAIN TO EXIT BUILDING BELOW FLOOR SLAB AND EXTEND TO FACE OF CURB. OVERFLOW
DRAIN TO DAYLIGHT THROUGH CONCRETE PANEL @ 15" A.F.G. SEE DETAILS 7/AD-4 AND 8/AD-4. SEE CIVIL
DRAWINGS.
16. PAINTED 6' HIGH CONCRETE TILT-UP TRASH & RECYCLABLES STORAGE ENCLOSURE. PROVIDE SOLID ROOF
COVERING. REFER TO AD-4 FOR GATE DETAILS. PROVIDE SIGNAGE ON TRASH ENCLOSURE "DO NOT DUMP
HAZARDOUS MATERIALS HERE".
17. TYPICAL STANDARD PARKING STALL 9' X 18' U.N.O. - DOUBLE STRIPE PER CITY STANDARDS. SEE DETAIL 11/AD-1.
WHERE NOTED AT E.V. STALLS, PROVIDE CONDUIT STUBBED AND CAPPED IN LANDSCAPE FOR FUTURE
ELECTRIC VEHICLE CHARGER. SEE ELECTRICAL DRAWINGS.
18. EXTERIOR GALVANIZED BICYCLE RACKS, ONE RACK TO ACCOMODATE 2 BICYCLES. SEE DETAIL 15/AD-4.
19. PUBLIC SIDEWALK AND STREET FRONTAGE LANDSCAPING . SEE CIVIL / LANDSCAPE DRAWINGS FOR ADDITONAL
INFO.
20. SANITARY SEWER LINE POC - SEE CIVIL AND PLUMBING DRAWINGS.
21. DOMESTIC WATER LINE POC - SEE CIVIL AND PLUMBING DRAWINGS.
22. LANDSCAPE CONTROLLER. SEE LANDSCAPE DRAWINGS. CONTRACTOR TO COORDINATE OUTLET
REQUIREMENTS FOR CONDITIONS AS REQUIRED. SEE ELECTRICAL DRAWING.
23. 8'-0 HIGH BLACK TUBULAR STEEL FENCE PER DETAIL 6/AD-4.
24. MONUMENT SIGN. G.C. TO COORDINATE LANDSCAPE AND ELECTRICAL CONDUITS. LOCATION T.B.D.
25. ACCESSIBLE PARKING STALL PER DETAIL 10/AD-1. REFER DETAIL 5/AD-1 FOR CORRESPONDING SIGNAGE.
26. PRE-CAST CONCRETE WHEEL STOP PER DETAIL 12/AD-1.
27. EMPLOYEE BREAK AREA / ENTRANCE ACCENT PAVING. REFER TO LANDSCAPE DWGS.
28. 24'-0 FIRE ACCESS LANE AND FIRE DEPARTMENT HAMMERHEAD. PROVIDE FIRE LANE IDENTIFICATION "NO
PARKING - FIRE LANE" AND RED CURB PAINT AS REQUIRED.
29. PROPERTY LINE.
30. EXISTING EASEMENT - REFER TO CIVIL DWGS.
31. EXISTING PL TO BE REMOVED
32. BI PARTING SLIDING GATE / TELESCOPIC GATE - PER PLAN. PROVIDE KNOX BOX FOR FIRE DEPARTMENT ACCESS
G.C.
33. PROVIDE 8' HIGH ROLLING/SWING GATES AS SHOWN ON SITE PLAN. ALL SITE GATES WILL HAVE KNOX BOXES TO
ALLOW FOR FIRE DEPARTMENT ACCESS. GATES SHALL PROVIDE 80% OPACITY. SUBMIT DETAILED SHOP
DRAWINGS AND STRUCTURAL CALCULATIONS FOR APPROVAL. PROVIDE CONDUIT FOR FUTURE GATE MOTORS AND
COMMUNICATIONS.
34. DOUBLE CHECK DETECTOR VALVE.
35. SITE RETAINING WALL. REFER TO CIVIL AND STRUCTURAL DWGS.
36. KNOX BOX FOR FIRE RISER ROOM ACCESS @ 6'-0 AFF PLACED ON THE RIGHT SIDE OF THE DOOR.
37. 18" CONCRETE STEP OUT ADJACENT TO PARKING STALL.
38. WATER QUALITY BASIN PER CIVIL DWGS.
39. EXTERIOR FURNITURE PER LANDSCAPE DWGS.
40. 42" FALL PROTECTION REAILING ADJACENT TO WATER QUALITY BASIN.
41. DRAINAGE EASMENT - SEE CIVIL DWGS.
42. ROLLED CURB.
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A1-0
SITE PLAN
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
KEYNOTES
0'40'80'160'20'10'
3/32" = 1'-0"1 SITE PLAN
000
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
APN # 909-290-001
PA20-0533
BP20-4793
1. PAINTED CONCRETE TILT-UP WALL PANEL. PAINT INTERIOR WAREHOUSE WALLS, INTERIOR AND EXTERIOR ELECTRICAL
ROOM WALLS, WITH ONE COAT (TO COVER) DUNN-EDWARDS WHISPER WHITE WITH MOLD INHIBITING ADDITIVE. SUBMIT
COLOR SAMPLE FOR APPROVAL.
1A. PROVIDE 2HR FIRE RATED CAULKING AT CONCRETE TILT-UP WALLS WHERE PROPERTY LINE IS LESS THAN 15' TO FACE
OF WALL.
2. ACCESSIBLE PRIMARY ENTRANCE. PROVIDE 5' MIN. DEEP LEVEL CONCRETE LANDING W/ MAX. CROSS SLOPES NOT
EXCEEDING 1/4" PER FOOT. PROVIDE INTERNATIONAL SYMBOL OF ACCESSIBILITY PER CBC CHAPTER 11B DIVISION 7,
SECTIONS 11B-703.2 THRU 703.7.2 AND CBC SECTION 1011. THE SIGNAGE SHALL BE LOCATED ADJACENT TO THE LATCH
SIDE OF THE SINGLE DOOR AND RIGHT SIDE OF THE DOUBLE DOORS. SEE DETAIL 2/AD-1 REQUIRED ADA SIGNAGE, AND
PROVIDE "NO SMOKING" SIGNS PER DETAIL 4/AD-1.
3. GLAZING SET IN OFFSET ALUMINUM STOREFRONT SYSTEM -SEE ELEVATIONS.
4. BURNISHED HARD STEEL TROWEL FINISHED FLOOR SLAB: 7" THK. 4,000 PSI, REINFORCING PER STRUCT. PROVIDE SLAB
O/ 95% COMPACTED SUBGRADE SOILS (AS APPROVED BY GEOTECHNICAL ENGINEER). SLAB CURING TO BE A MINIMUM
SEVEN DAYS OF WET CURE WITH BURLEEN BLANKETS. SEAL SLAB W/ LAPIDOLITH SEALER PER MANUF. REPAIR ALL NAIL
HOLES AND CHIPS IN SLAB WITH EPOXY SYSTEM. CLEAN OUT ALL JOINTS AT END OF JOB -SEE GENERAL NOTES.
FLOOR FLATNESS / LEVELNESS:
OVERALL VALUES: OAFF-50 / OAFL-35
MIN. LOCAL VALUES: MLFF-30 / MLFL-21
BID ALTERNATE:
MM80 FOR ENTIRE BUILDING.
CHEMICAL SLAB CURING COMPOUND.
5. PROVIDE MIN. 15 MIL VAPOR BARRIER AT HATCH AREA AS INDICATED.
6. STRUCTURAL STEEL ROOF COLUMN. BOTTOM 12'-0" OF THE COLUMN TO BE PAINTED TWO (2) COATS LATEX “HAZARD”
YELLOW PAINT. BOTTOM 12'-0" OF COLUMNS THAT HAVE FIRE EXTINGUISHER WILL BE PAINTED RED.
7. 12' W X 15' H GRADE LEVEL ROLL-UP DOOR ASSEMBLY. ENSURE TRACKS PROVIDE 1’CLEARANCE BETWEEN BOTTOM OF
DOOR AND TOP OF OPENING PER DETAIL 9/AD-5. PROVIDE (1) 24" X 6" VISION PANELS OR EQUAL. DOOR TO BE 20 GAUGE
MIN. STANDARD GRADE, PRE-FINISH WHITE WITH WEATHER STRIPPING ALL FOUR SIDES. PROVIDE 6”CONCRETE FILL
BOLLARD ON EACH SIDE OF THE DOOR JAMB. PROVIDE MIN. 5’-0”H GALVANIZED 3/16”BENT METAL PLATE AT EACH SIDE OF
ALL GRADE LEVEL DOORS, PAINTED TO MATCH BUILDING PER DETAIL 10/AD-5. PROVIDE 4'-0" HIGH STEEL "Z" CHANNEL
PROTECTION AT EACH DOOR TRACK. CONFORM TO LOCAL WIND LOAD REQUIREMENTS.
8. 9' W X 10' H DOCK HIGH MANUAL VERTICAL LIFT DOOR ASSEMBLY. PROVIDE (1) 24" X 6" VISION PANELS OR EQUAL. DOOR
TO BE 24 GAUGE MIN. STANDARD GRADE, PRE-FINISH WHITE WITH WEATHER STRIPPING ALL FOUR SIDES. PROVIDE MIN.
5’-0”H GALVANIZED 3/16”BENT METAL PLATE AT EACH SIDE OF ALL GRADE LEVEL DOORS, PAINTED TO MATCH BUILDING
PER DETAIL 10/AD-5. PROVIDE 4'-0" HIGH STEEL "Z" CHANNEL PROTECTION AT EACH DOOR TRACK. CONFORM TO LOCAL
WIND LOAD REQUIREMENTS.
9. 3'W X 7'H (U.N.O.) PAINTED SELF-CLOSING HOLLOW METAL MAN DOOR. ALL EXIT DOORS SHALL HAVE A MINIMUM 5'-0"
SQ. CLEAR AND LEVEL CONCRETE LANDING W/ MAX. CROSS SLOPES NOT EXCEEDING 1/4" PER FOOT. SEE DETAIL 14/AD-1
FOR CLEAR LANDING DIMENSIONS. SEE DETAIL 3/AD-1 FOR TACTILE EGRESS SIGN REQUIREMENTS.
10. FUTURE 7' X 8' DOCK LEVELER PIT -SEE STRUCTURAL DRAWINGS FOR POUR STRIP DIMENSIONS. TYPICAL AT ALL DOCK
DOORS.
11. INTERIOR ROOF DRAIN / OVERFLOW DRAIN TO EXIT THE BUILDING THROUGH THE TILT-UP WALL AND EXTEND TO THE
FACE OF CURB OR STORM DRAIN. NO ROOF DRAINS OR OVERFLOW DRAINS SHALL OUTLET INTO LANDSCAPE. SEE SITE
PLAN AND DETAILS 15/AD-2, 7/AD-4 AND 8/AD-4.
12. NOT USED.
KEYNOTES
26. GYP. BOARD FURRING O/ EXISTING CONCRETE WALL. SEE WALL LEGEND AND DETAIL 2/AD-2. INSULATION EXTENDES
FROM F.F TO UNDERSIDE OF ROOF DECK.
27. NEW SUSPENDED T-BAR CEILING SYSTEM @ 10'-0" A.F.F. U.N.0. -SEE CEILING LEGEND ON SHEET A2-2 AND DETAIL
14/AD-2.
28. 5/8" GYPSUM BOARD HARDLID CEILING AT 9'-0" A.F.F. U.N.O. -SEE CEILING LEGEND. WHERE RATED ENCLOSURE IS
NOTED, PROVIDE 5/8" THK. GYP. BOARD BOTH SIDES OF CEILNG JOISTS. SPRINKLERS LOCATED IN GYP. BOARD CEILINGS
TO BE A RECESSED TYPE HEAD.
29. WALL BRACING AT WALLS WITHOUT CEILING JOISTS AS SPECIFIED IN STRUCTURAL DWGS. SEE DETAILS 18/AD-2 AND
19/AD-2.
30. NEW HVAC PACKAGE UNITS ON ROOF W/ FACTORY CURBS PER MECHANICAL DRAWINGS. LEVELING PLATFORM AND
STRUCTURAL FRAMING PER SHELL DRAWINGS. SEE DETAIL 15 & 18,SHEET AD-1.
31. PROVIDE R-19 BATT INSULATION UNDERSIDE OF ROOF/MEZZANINE DECK. INSULATION ON TOP OF THE T-BAR IS NOT
AN ACCEPTABLE SUBSTITUTE.
32. PATCH AND REPAIR EXISTING PRECAST PANELS TO REMAIN EXPOSED IF REQUIRED WITHIN THE T.I. SCOPE. APPLY
SCRATCH COAT AND PAINT PER FINISH SCHEDULE. TYP.
33. PROVIDE 6" WALL BASE B-2 AT WALL ON WAREHOUSE SIDE. SEE FINISH SCHEDULE FOR SPECIFICATION.
34. PARTITION OR BEARING WALL PER WALL LEGEND.
35. PROVIDE SINGLE FULL HEIGHT SIDELITE BY TIMELY W/ 1/4" VISION GLASS. SEE GENERAL NOTE C FOR TEMEPERED
GLASS REQUIRMENTS.
36. INTERIOR STOREFRONT GLAZING SYSTEM -2" X 4-1/2" CLEAR ANNODIZE FINISH, CENTER -SET CLEARED TEMPERED 1/4"
THK GLASS. PROVIDE PAINTED / CASED GYP. BOARD OPENINGS AT JAMB ABD HEAD. PROVIDE CONT. HEADER FOR
POSITIVE CONNECTION AT TOP OF STOREFRONT. GC TO FIELD VERIFY ALL DIMENSIONS AND PROVIDE SHOP DWG
SUBMITTALS FOR EACH OPENING PRIOR TO CONSTRUCTION. USE CRL 487 SERIES OR SIMILAR.
37. MECHANICAL DUCT DOWN FROM ROOF.
38. NON ASBORBENT INTERIOR FLOOR FINISH PER CGBC 2019 REQUIREMENTS.
39. FLOOR FINISH TRANSITIONS BY SCHLUTER. SIZE TO MATCH FLOORING THICKNESSES.
40. PROJECTION OF GYP. BD. SOFFIT ABOVE. SEE DETAIL 2/AD-6.
41. SCHEDULED DOOR. REFER TO SHEET A5-1.
42. CONTRACTOR TO REVIEW CONDITIONS FOR PLACEMENT OF FIRE EXTINGUISHERS. PROVIDE AND INSTALL NEW FIRE
EXTINGUISHERS TO COMPLY W/ LOCAL FIRE CODE STANDARDS AT OFFICE AREAS. PROVIDE EXTINGUISHERS IN SEMI
RECESSED CABINETS WITH STAINLESS STEEL FINISH. AT WAREHOUSE AND PRODUCTION AREAS EXTINGUISHERS TO BE
IN SEMI RECESSED OR SURFACE MOUNTED CABINETS WITH FACTORY PAINTED FINISH. WHERE INSTALLED ON ROOF
COLUMNS EXTINGUISHER TO BE EXPOSED. FINAL LOCATION TO BE VERIFIED IN FIELD WITH FIRE INSPECTOR.
a. A MINIMUM OF ONE 2A 10-B:C SHALL BE PROVIDE ON EACH FLOOR LEVEL, CONSPICUOUSLY LOCATED, ALONG
NORMAL PATHS OF TRAVEL AND WITHIN 75 FEET OF TRAVEL DISTANCE , (CRR, TITLE 19, DIVISION 1 CBC 567 (a)
THROUGH (k)
b. SIZE AND DISTRIBUTION OF PORTABLE FIRE EXTINGUISHERS SHALL BE IN ACCORDANCE WITH (CFC 906.3.1)2
13. UNDER-SLAB SANITARY SEWER LOCATION. SEE PLUMBING DRAWINGS. PROVIDE TRAFFIC RATED CAST IRON CLEANOUT
ASSEMBLIES IN THE FLOOR SLAB.
14. DOMESTIC WATER STUB INTO BUILDING. SEE CIVIL AND PLUMBING DRAWINGS.
15. ELECTRICAL SWITCHGEAR AND TELEPHONE BACKBOARD LOCATION W/ ELECTRICAL SERVICE. PAINT INTERIOR AND
EXTERIOR WALL SURFACES. CONTRACTOR TO COORDINATE CONDUIT SWEEPS OR CABLE TRENCHES AND FOOTING
LOCATIONS WITH STRUCTURAL ENGINEER PRIOR TO FOUNDATION POUR. ELECTRICAL ROOM SHALL BE 1 HOUR RATED
CONSTRUCTION. SEE DETAIL 1/AD-5.
16. EXIT SIGN W/ INTERNAL SELF ILLUMINATION AND SECONDARY POWER SOURCE -PER GENERAL NOTES AND 2019 CBC
REQUIREMENTS. EXIT SIGNS SHALL BE U.L. 924 LISTED. ANYWHERE AN ILLUMINATED EXIT SIGN IS PROVIDED, ALSO
PROVIDE A WALL-MTD. TACTILE EXIT SIGN PER DETAIL 3/AD-1.
17. PROVIDE 6" 2500 PSI CONCRETE FILLED GUARDPOST PAINTED SAFETY YELLOW -TYPICAL AT ALL INTERIOR FIRE RISER
LOCATIONS (TWO EA. RISER), EXPOSED PIV'S, SECTIONAL VALVES, FIRE HYDRANTS, AND ELECTRICAL TRANSFORMERS ON
SITE OR EXPOSED IN THE WAREHOUSE. SEE DETAIL 1/AD-4.
18. FIRE RISER LOCATION. CONFIRM FINAL LOCATION WITH FIRE PROTECTION DRAWINGS. USE LIGHT WEIGHT CONCRETE
TO PATCH AROUND BASE OF RISER PENETRATION IN FLOOR SLAB. PROVIDE TWO 6" DIA. CONCRETE FILLED GUARDPOSTS
PAINTED SAFETY YELLOW PER DETAIL 1/AD-4. CONTRACTOR SHALL THOROUGHLY CLEAN & PAINT THE RISER ASSEMBLY.
19. PAINTED CONCRETE TILT-UP RAMP WALL. TOP OF WALL TO BE MIN. 42" ABOVE ADJACENT GRADES ON EACH SIDE.
20. PAINTED 4' X 8' G.I. LOUVER ASSEMBLY WITH FIXED 4" RAIN-RESISTANT BLADES AND 50% FREE OPEN AREA. PROVIDE 1"
DISPOSABLE FILTERS PER MECH. DRAWINGS IN A TIGHT-FITTING GALV. FILTER RACK THAT CLOSES OFF ANY PERIMETER
GAPS TO PREVENT UNFILTERED AIRFLOW. PROVIDE STANDARD PREFABRICATED BURGLAR BARS IN LOUVERS OUTSIDE
SECURED TRUCKCOURT AREA.
21. STEEL ROOF LADDER W/ INTERMEDIATE LANDING. PRIMER PAINT AND FINISH COAT OSHA YELLOW. SUBMIT COMPLETE
SHOP DRAWINGS OF ASSEMBLY FOR ARCHITECT'S REVIEW & APPROVAL ASSEMBLY TO CONFORM TO ALL APPLICABLE
OSHA REGULATIONS. CONTRACTOR TO COORDINATE FINAL LOCATION W/ ROOF STRUCTURE & HATCH. MOUNT LADDER TO
CONCRETE WALL. SEE DETAIL 20/AD-5
22. PAINTED STRUCTURAL STEEL OPEN TRELLIS WHERE INDICATED OVER ENTRANCES. SEE ELEVATIONS FOR LOCATION.
PROVIDE RECESSED SOFFIT LIGHT FIXTURES WHERE INDICATED PER ELECTRICAL DRAWINGS.
23. PROVIDE KEY ACCESS BOX (KNOX BOX) RECESSED ON PANEL AND MOUNTED 5'-0" ABOVE ADJACENT FLOOR WITHIN
10'-0" OF MAIN ENTRY DOOR OR PER L.A. CITY FIRE DEPARTMENT STANDARDS.
24. ONE HOUR RATED ELECTRIC ROOM WALL PARTITION TO 12'-0" A.F.F.: 5/8" TYPE X EA. SD. OF 362S125-33 STEEL CHANNEL
STUDS @ 16" O.C. TO THE UNDERSIDE OF CEILING JOISTS. CONSTRUCT WALL PER CBC TABLE 720.1 ITEM 13-1.1: CHANNEL
SHAPED STUDS 16" ON CENTER WITH ONE FULL-LENGTH LAYER OF 5/8" TYPE X GYPSUM WALLBOARD APPLIED VERTICALLY
ATTACHED WITH 1" LONG NO. 6 DRYWALL SCREWS TO EACH STUD. SCREWS ARE 8" ON CENTER AROUND THE PERIMETER
AND 12" ON CENTER ON THE INTERMEDIATE STUD. PROVIDE "NO STORAGE ABOVE" SIGNAGE AT 12' O.C. MAX. ON EACH
WALL FACING WAREHOUSE. MOUNT SIGN AT 8'-0:" A.F.F.. SIGNAGE LETTERS SHALL BE 2" HIGH MIN.. PROVIDE 4" BLACK VINYL
WALL BASE ON ALL GYP. BD. WALLS.
25. PROVIDE AND INSTALL 1 HR. CEILING ASSEMBLY AT HEIGHT OF 10'-0" AFF PER 21 ST. EDITION GYPSUM ASSOCIATION
GA-600 -2015 FIRE RESISTANCE DESIGN MANUAL AS FOLLOWS: GA FILE NO. FC 4502. BASE LAYER 1/2" PROPRIETARY TYPE X
GYPSUM WALLBOARD APPLIED AT RIGHT ANGELS TO CHANNEL SHAPED, MINIMUM 7" DEEP, 43 MIL (18 GA.) GALVANIZED
STEEL JOISTS 24" O.C. WITH 1" TYPE S-12 DRYWALL SCREWS 8" O.C. AT BUTT JOINTS AND 12" O.C. AT INTERMEDIATE JOISTS.
FACE LAYER 1/2" PROPRIETARY TYPE X GYPSUM WALLBOARD APPLIED AT RIGHT ANGELS TO JOISTS WITH 1-1/2" TYPE G
DRYWALL SCREWS AT BUTT JOINTS BETWEEN JOISTS AND 1 5/8" TYPE S-12 DRYWALL SCREWS 12" O.C. AT INTERMEDIATE
JOISTS. JOINTS OFFSET FROM BASE LAYER JOINTS. STEEL JOISTS SUPPORTING 5/8" T & G EDGED PLYWOOD FLOOR
APPLIED AT RIGHT ANGELS TO JOISTS AND 1 15/16" NO. 6-20 S-12 POINT SCREWS 6" O.C. AT FLOOR PERIMETER AND END
JOINTS AND 10" O.C. AT ITERMEDIATE JOISTS. CAP SHEET PLYWOOD FLOOR WITH 1/4" TYPE "X" GYP BD. TO FINISH.
WALL LEGEND
1. INTERIOR FIRE HOSE AND EXTINGUISHER LOCATIONS SHALL BE PER FIRE PROTECTION DRAWINGS AND AS
APPROVED BY FIRE DEPARTMENT.
2. CONTRACTOR SHALL CHEMICAL SEAL THE FLOOR AND CONTRACTOR SHALL CONFIRM THAT ALL PRODUCTS
USED ARE AQMD APPROVED WHERE APPLICABLE. SEE KEYNOTES THIS SHEET. ALL CONSTRUCTION MARKINGS ON
THE FLOOR SLAB MUST BE REMOVED PRIOR TO SEALING. PROVIDE SUBMITTAL SHOWING COMPATIBILITY WITH
PROPOSED BOND BREAKER. NO GREASE PENCIL SHALL BE ALLOWED ON THE SLAB.
3 CONTRACTOR TO PROTECT FLOOR SLAB DURING CONSTRUCTION AND KEEP CLEAN AT ALL TIMES. ALL VEHICLES
ON SLAB DURING CONSTRUCTION SHALL BE DIAPERED TO PREVENT OIL SPILLS.
4. ALL DIMENSIONS ARE TO FACE OF CONCRETE WALL, STRUCTURAL GRID LINE, OR CENTERLINE OF STUD/COLUMN
U.N.O.
5. ALL DOOR OPENING DIMENSIONS GIVEN ARE FINISH OPENING SIZES. CONTRACTOR SHALL ADJUST OPENING FOR
JAMB AND SILL ASSEMBLIES ACCORDINGLY.
6. CONTRACTOR SHALL NOT PLACE CRANES ON THE FLOOR SLAB. CONTRACTOR SHALL SUBMIT THE PANEL LIFTING
PLAN TO THE ARCHITECT FOR REVIEW.
7. NO "READY MIX" TRUCKS WILL BE PERMITTED TO DRIVE OR OPERATE ON ANY PORTION OF THE BUILDING FLOOR
SLAB. A MAXIMUM 8 CUBIC YARD READY MIX TRUCK MAY BE ALLOWED ON THE FLOOR SLAB FOR PERIMETER
CLOSURE STRIP.
8. THE SHELL BUILDING IS DESIGNED FOR HIGH PILE STORAGE COMMODITY CLASSES ONE THROUGH FIVE.
TENANT'S SHALL SECURE ALL SEPARATE PERMITS WHICH ARE REQUIRED FOR ALL STORAGE PLANS, RACK
INSTALLATIONS, AND CONVEYOR INSTALLATIONS.
9. FLOOR SLAB MAY SLOPE -SEE CIVIL DRAWINGS. CONTRACTOR SHALL COORDINATE ALL DIMENSIONS TO
COMPENSATE FOR SLOPING FLOOR.
10. ALL EXPOSED STEEL INSIDE BUILDING SHALL BE PRIMER GREY. MATCH COLOR OF TRUSS MANUFACTURER'S
STANDARD GREY. PROVIDE TOUCH-UP PAINT AT ALL FIELD WELDED CONNECTIONS.
11. G-2000 SOFT CUT CONTROL JOINTS MUST BE 1-1/2" MINIMUM DEPTH IMMEDIATELY AFTER FINISH TROWELING. (A
SOFT CUT MODEL 280 IS NOT ALLOWED.) ALL SAWCUT JOINTS ARE TO BE CLEANED OUT AT THE END OF THE
PROJECT.
GENERAL NOTES
12. ALL FLOOR SLAB PANEL FORM NAIL HOLES TO BE PREDRILLED AND WOOD DOWELED PRIOR TO NAILING. BRACE
HOLES TO BE PREDRILLED. METHOD OF CHAMFER LAYOUT IS WITH HIGH STRENGTH SPRAY ADHESIVE, TAPE OR
APPROVED EQUAL. ALL FLOOR SLAB NAIL OR BRACE FRAME HOLES FILLED WITH APPROVED 2 PART EPOXY
COMPOUND TO MATCH CONCRETE COLOR. PEGA BOND LV 2000, BURKE EPOXY INJECTION RESIN OR EQUAL.
13. SEE STRUCTURAL DRAWINGS FOR LOCATIONS OF ANY KNOCK-OUT WALL PANELS.
14. SACK AND PATCH ALL WALL LIFT POINT POCKETS ON WALL PANELS.
15. ALL PENETRATIONS THROUGH BUILDING ARE TO BE CAULKED ON BOTH THE INTERIOR AND EXTERIOR OF THE
WALL.
16. ANY TIME A BUILDING OR A PORTION OF A BUILDING IS OCCUPIED, THE MEANS OF EGRESS SERVING THE OCCUPIED
PORTION SHALL BE ILLUMINATED AT AN INTENSITY NOT LESS THAN 1-FOOT-CANDLE AT THE WALKING SURFACE LEVEL.
17. PENETRATIONS OF FIRE RESISTIVE WALLS, FLOOR/CEILING AND ROOF/CEILINGS SHALL BE PROTECTED AS
REQUIRED IN CBC CHAPTER 7.
18. PROVIDE FIRE/SMOKE DAMPERS FOR ALL DUCTS THAT PASS THROUGH A FIRE RATED WALL OR CORRIDOR. SEE
MECHANICAL DRAWINGS.
19. ANY GLAZING WITHIN 24" OF A DOOR SWING SHALL BE TEMPERED.
20. ALL DRYWALL SURFACES TO RECEIVE A LEVEL 4 FINISH -SMOOTH WITH NO TEXTURE.
21. FIELD VERIFY ALL DIMENSIONS FOR MILLWORK. SUBMIT SHOP DRAWINGS FOR ALL MILLWORK FOR REVIEW AND
APPROVAL PRIOR TO FABRICATION.
22. FIELD VERIFY ALL DIMENSIONS FOR INTERIOR STOREFRONT WALL SYSTEMS. SUBMIT SHOP DRAWINGS FOR ALL
INTERIOR STROFRONT WALL SYSTEMS FOR REVIEW AND APPROVAL PRIOR TO FABRICATION.
EXTERIOR PERIMETER WALL. CONCRETE TILT-UP PANEL -THICKNESS PER
STRUCTURAL DRAWINGS. 2 HRS RATED PER TABLE 721.2.1.1 -5" THICK MIN.
EXTERIOR PERIMETER WALL -1" INSULATED LOW E GLASS & GLAZING
SYSTEM
EXTERIOR PERIMETER WALL -1/4" MONOLITIC GLASS & GLAZING SYSTEM.
9" FULL HEIGHT PARTITION TO UNDERSIDE OF MEZZANINE / ROOF DECK: USE
5/8" TYPE "X" GYP. BD. EA. SIDE OF MIN. 800S200-43 STEEL CHANEL STUD @
24" O.C. TO UNDERSIDE OF FLOOR / ROOF DECK ABOVE (SEE STRUCUTAL
DRAWINGS FOR FINAL STUD SIZING). TOP OF GYP. BOARD ON OFFICE SIDE OF
STUD ABOVE MAY TERMINATE AT 6" MIN. ABOVE T-BAR CEILING IF STRAPPING
IS PROVIDED PER STRUCT. DETAILS. WAREHOUSE SIDE OF STUDS ONLY TO
UNDERSIDE OF ROOF DECK. PROVIDE R-22 BATT INSULATION FULL HEIGHT TO
UNDERSIDE OF ROOF DECK, SECURE BETWEEN STUDS PER MANUFACTURER'S
RECOMMENDATIONS.
FURRING AT CONCRETE TILT-UP PANEL: USE 5/8" TYPE "X" GYP. BOARD
O/ 20 GA 3-5/8" STEEL CHANNEL STUDS @ MAX. 24" O.C. TO MIN. 6" ABOVE
THE CEILING ASSEMBLY. PROVIDE R-13 FOIL FACED BATT INSULATION
BETWEEN FURRING STUDS. INSULATION TO EXTEND TO UNDERSIDE OF
THERMAL ENVELOPE -EITHER UNDERSIDE OF CEILING OR UNDERSIDE OF
ROOF DECK AS APPLIES.
5" INTERIOR PARTITION: USE 5/8" TYPE "X" GYP. BD. EA. SIDE OF MIN. 20 GA
3-5/8" STEEL CHANNEL STUDS @ 16" O.C. TO MIN. 6" ABOVE CEILING
ASSEMBLY, OR TO UNDERSIDE OF CEILING JOISTS. PROVIDE R-11 SOUND
BATT.
7" WIDE PLUMBING WALL: PROVIDE 5/8" TYPE "X" GYP. BD. EA. SIDE OF MIN.
20 GA 6" STEEL CHANNEL STUDS @ 16" O.C. TO UNDERSIDE OF CEILING
JOISTS. PROVIDE R-11 SOUND BATT.
12" WIDE PLUMBING WALL: PROVIDE 5/8" TYPE "X" GYP. BD. EA. SIDE OF MIN.
20 GA 6" STEEL CHANNEL STUDS @ 16" O.C. TO UNDERSIDE OF CEILING
JOISTS. PROVIDE R-11 SOUND BATT.
1-A
1-A
1-B
1-B
1-B.1
1-B.1
1-C
1-C
1-D
1-D
1-E
1-E
1-11-1
1-31-3
1-2.11-2.1
49'-0"56'-0"56'-0"
34'-0"
15'-0"
161'-0"
5'-0"5'-0"16'-0"5'-0"
2'-0"
5'-0"
16'-0"
5'-0"
5'-0"
33'-0"
28'-0"5'-0"50'-0"6'-0"50'-0"6'-0"50'-0"
WAREHOUSE
1-100
ELECTRICAL ROOM
1-102
FIRE RISER ROOM
1-101
1-A2-2
2
1-01
76'-0"
63'-0"5'-0"50'-0"10'-0"31'-0"2'-0"
5'-0"12'-0"6'-0"9'-0"2'-0"
34'-0"49'-0"56'-0"56'-0"
195'-0"
EXIT
EXIT EXIT
EXIT
38'-0"
30'-9"55'-0"
3-A
AD-1
1-051-06
1-08
1-09
1-10
3-A
AD-1
3-A
AD-1
3-A
AD-1
5'-0"
76'-0"
10'-0"
66'-0"
4'-0"
55'-0"
1
23 3
45 6
78 9
11
11
13
14
24
16
16
16
18
19
20
21
22 23
15 25
1-A2-1
2 2
AD-1
17'-0"
39'-2"
36'-10"
5'-0"
3'-0"
4'-0"
4'-0"
21'-0"
37'-0"
5'-0"
31'-0"
43'-0"
39'-2"
36'-10"
1-2 1-2
44'-0"
42
1-C
1-1
1-1
30'-9"
9'-0"
20'-0"
2'-4"
1-08
1-09
1-10
13'-8"
10'-0"
8"
5'-4"
8"
2'-2"
5'-0"
18'-2"
FIRE RISER ROOM
1-101
ELECTRICAL ROOM
1-102
EXIT
EXIT
15
24
25
18
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A2-1
FLOOR PLAN
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
1/8" = 1'-0"1 FLOOR PLAN 0'4'8'16'32'
1/4" = 1'-0"2 ENLARGED FLOOR PLAN -ELEC. RM
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
APN # 909-290-001
PA20-0533
BP20-4793
1-D
1-D
1-E
1-E
1-11-1
1-31-3
1-2.1
1-2.1
56'-0"
545 SF
OPEN OFFICE
1-110
172 SF
OFFICE 1
1-111
169 SF
OFFICE 2
1-112
162 SF
OFFICE 3
1-113
114 SF
BREAK ROOM
1-114
RESTROOM OFFICE
1-115
RESTROOM
WAREHOUSE
1-116
JANITOR AREA
1-117
3'-0"4'-0"12'-0"7'-0"2'-0"5'-0"5'-0"16'-0"5'-0"2'-0"
4'-6"3'-0"4'-6"5'-0"6'-0"5'-0"
3'-5"
1'-5"
5'-0"
16'-0"
5'-0"
5'-0"
2'-10"
3'-0"
4'-8"
12'-0"
4'-8"
3'-0"
2'-10"
5'-0"
76'-0"
36'-10"
5'-0"5'-0"18'-0"5'-0"
56'-0"
4'-6"
3'-0"
4'-6"
5'-0"
6'-0"
5'-0"
1
2
4
AD-1
2
AD-1
EXIT
3-A
AD-1
1-01
3
31
5
6
1-20 1-21
1-25
1-23
1-24
1-20
1-22
11
13
14
16
EXIT
3-B
AD-1
22 23
26
26
26
33
32
363
41
13'-0"13'-0"
10'-5"27'-7"
13'-0"
2'-0"5"5"2'-0"
26'-10"
18'-0"12'-8"
11'-8"
10'-0"
3'-11"
2'-0"
5"
5'-0"
7'-6"
7'-6"
3'-11"
5'-1"
22'-8"
3'-0"
13'-5"
3'-0"
10'-0"20'-8"2'-8"
22
1
5"
34
39'-2"
1-2
1-2
3'-0"4'-0"
42
1-E
1-1
1-2.1
27
28
2940
27 29 27 29
2'-0"6'-0"2'-0"
2'-0"
3'-6"
2'-0"
28
2'-0"
3'-6"
2'-0"
40
EQEQEQ
22
22
40
16
16
9' - 0"
9' - 0"
10' - 0"10' - 0"
10' - 0"
10' - 0"
10' - 0"
19' - 0"
1-2
1-C
1-11-1
2828 16
10' - 0"
16
CEILING LEGEND
NOTE: SEE ELECTRICAL AND MECHANICAL DRAWINGS FOR ADDITIONAL NOTES AND FIXTURE LOCATIONS
TYPICAL SUSPENDED T-BAR CEILING SYSTEM:
ARMSTRONG "DUNE" SECOND LOOK 2X4 TILES. SEE FINISH SCHEDULE.
ARMSTRONG 15/16 T-BAR GRID SYSTEM BY ARMSTRONG.
2' X 4' SUSPENDED LIGHT FIXTURE -PER ELECTRICAL
2' X 4' SUSPENDED LIGHT FIXTURE -PRISMATIC LENS -PER ELECTRICAL
1' X 4' SURFACE MOUNTED STRIP LIGHT -PRISMATIC LENS -PER ELECTRICAL
RECESSED CAN LIGHT -PER ELECTRICAL DRAWINGS
SUPPLY AIR REGISTER -SEE MECHANICAL DRAWINGS
RETURN AIR REGISTER -SEE MECHANICAL DRAWINGS
EXHAUST AIR REGISTER -PROVIDE MIN. ONE AIR CHANGE EVERY 15
MIN. IN TOILET ROOMS.
ILLUMINATED EXIT SIGN PER 2016 CBC -SEE KEYNOTESEXIT
GYPSUM BOARD HARDLID CEILING -CONTRACTOR MAY PROVIDE 20 GA. METAL
STUD CEILING JOISTS PER CEILING JOIST SCHEDULE OR ARMSTRONG
SUSPENDED DRYWALL GRID SYSTEM INSTALLED FOR L/240 DEFLECTION
CRITERIA. SEE DETAILS.
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A2-2
PLAN ENLARGEMENTS
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
1/4" = 1'-0"2 ENLARGED FLOOR PLAN
1/4" = 1'-0"1 CEILING PLAN -OFFICE
KEYNOTES
GENERAL NOTES
SEE A2-1 FOR GENERAL NOTES.
SEE A2-1 FOR KEYNOTES.
00
0'2'4'8'16'1'0'2'4'8'16'1'
0'2'4'8'16'1'
1/4" = 1'-0"3 CEILING PLAN -ELECT & FIRE RISER ROOM
RM NUMBER NAME AREA (NET)OCC LOAD FACTOR OCC LOAD
1-100 WAREHOUSE 10871 SF S-1 500 SF 22
1-110 OPEN OFFICE 545 SF B-1 150 SF 4
1-111 OFFICE 1 172 SF B-1 150 SF 1
1-112 OFFICE 2 169 SF B-1 150 SF 1
1-113 OFFICE 3 162 SF B-1 150 SF 1
1-114 BREAK ROOM 114 SF B-1 150 SF 1
TOTAL 29
OCCUPANT LOAD FACTOR
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
APN # 909-290-001
PA20-0533
BP20-4793
1-2.1
114 SF
BREAK ROOM
1-114
RESTROOM OFFICE
1-115
RESTROOM
WAREHOUSE
1-116
JANITOR AREA
1-117
1-25
1-23
1-24
EXIT
3-B
AD-1
10'-5"
12'-8"
10'-0"
5'-0"
7'-6"
7'-6"
3'-11"
5'-1"
10'-0"
1'-6"
1'-0"
1'-6"
3'-6"
4'-6"
60" MIN.
5'-3"
4'-8"
9'-0"
2'-0"
1'-0"
5"
MIN.
12"
18" MIN.
1'-6"
7"
60" MIN.
5'-3"
4'-6"
18" MIN.
1'-6"
3'-6"
6"3'-0"6'-6"
7
10
10
9"
1'-0"
1'-0"3
9
4 5 6 812
13
13
10
14
86513124
3
9
7
10
9"
17161513
18
13
1-2
SHADED AREA -PROVIDE SMOOTH WHITE FRP FINISH
TO 48" HEIGHT UNLESS NOTED OTHERWISE IN FINISH
SCHEDULE
DRINKING FOUNTAINS SHALL BE PLACED IN AN ALCOVE
OR POSITIONED BETWEEN WING WALL / RAILS THAT
PROJECT OUT AT LEAST AS FAR AS THE DRINKING
FOUNTAIN. MIN. 32" CLEARANCE BETWEEN WING
WALLS
ADJACENT DRINKING FOUNTAIN SHALL BE MOUNTED
HIGHER TO ALLOW THOSE WITH DIFFICULTY
STOOPING OR BENDING TO ACCESS THE FOUNTAIN
NOTES:
1. THE BUBBLER SHALL BE ACTIVATED BY EITHER A
LEVER OR PUSH BAR MECHANISM. THE WATER
STREAM FROM THE BUBBLER SHALL BE
SUBSTANTIALLY PARALLEL TO THE FRONT EDGE OF
THE FOUNTAIN.
2. SEE ARCHITECTURAL GENERAL NOTE SHEET FOR
ADDITIONAL REQUIREMENTS FOR DISABLED ACCESS.
4 8" M IN . C L R .27" CLR.
36" MAX.
15" MIN.5" MAX.
18" MIN.
5" MAX.
36" MIN.
24" MIN.12" MIN.
44" MIN.33" MIN.- 36" MIN.
19" MIN.
54" MIN.
12" MAX.42" MIN.
24" MIN.
TO OUTLET
19" MIN.
1'-0"
4'-8"
44" MAX.
17" MAX.3'-4"
3'-4"
2'-5"
5"4"
3'-2"
3'-4"
40" MAX.
BASE
6" MIN.
8" MIN.6" MAX.
17" MIN.
9" MIN.
9'-0"
48" MIN.
19" MAX.
18" MIN.
30" MIN.
8"
2'-3"
1'-5"
17" MIN.
8"
MAX. TOE CLEARANCE
6"
9"27" MAX.
29" MAX.
REFERTO FINISH SCHEDULE FOR HEIGHT. 48" MIN.
17" - 18"
1'-0"
54" MIN.
WALL SCONCES-SEE ELECTRICAL FOR
SPEC-CENTER LIGHT FIXTURE ON MIRROR.
TYP. OF (2) AT EACH LOCATION
PROVIDE PLAM SKIRT TO HIDE PIPING-SEE
DETAIL THIS SHEET FOR DIM. COMPLIANCE
NOTE: ALL OPERABLE PORTIONS OF
TOILET ROOM ACCESSORIES SHALL BE
MOUNTED NOT EXCEED 40" A.F.F.
11"6"
NOTE: IT IS ALLOWED TO HAVE TOE
CLEARANCE THAT EXTENDS FURTHER
THAN 6" UNDER THE LAVATORY.
HOWEVER THE MEASUREMENT OF THE
REQUIRED 30" X 48" WHEELCHAIR CLEAR
FLOOR SPACE MAY ONLY OVERLAP THIS
TOE CLEARANCE BY A MINIMUM OF 6"
REQUIRED CLR. SPACE.
FOAM OR FIBER INSULATION WITH
PROTECTIVE OVERWARP ON DRAIN, HOT
WATER SUPPLY AND SHARP OBJECTS
TYP. LAV. KNEE AND TOE CLEARANCE
2' - 10"
3' - 4"
18" MIN.
WCWC GB TP-1 UR TP LVMISD
9" MAX
7" MIN.
MI LVGB
EACH BUILDING SHALL BE PROVIDED WITH SANITARY FACILITIES , INCLUDING PROVISIONS FOR THE PHYSICALLY
HANDICAPPED, AS PRESCRIBED BY THE CALIFORNIA PLUMBING CODE TABLE 422.1 AND ASSOCIATED TABLE A.
OFFICE AREA:
OFFICE IMPROVEMENTS AREA
TOTAL OCCUPANCY LOAD OF OFFICE @ 1/200 =
FIXTURE COUNT REQUIRED USING (BASED ON 50% MALE AND 50% FEMALE)
WATER CLOSETS REQUIRED
4 -MEN
4 -WOMEN
URINALS REQUIRED
4 -MEN
LAVATORIES REQUIRED
4 -MEN
4 -WOMEN
DRINKING FOUNTAINS
WAREHOUSE:
WAREHOUSE AREA
TOTAL OCCUPANT LOAD FOR WAREHOUSE AREA @ 1/5000:
FIXTURE COUNT REQUIRED USING (BASED ON 50% MALE AND 50% FEMALE)
WATER CLOSETS REQUIRED
2 -MEN
2 -WOMEN
URINALS REQUIRED
2 -MEN
LAVATORIES REQUIRED
2 -MEN
2 -WOMEN
DRINKING FOUNTAINS
1,446 SF
8 OCCUPANTS
1-WC
2-WC
0-URINAL
1-LAV
1-LAV
1-DF
14,182 SF
4 OCCUPANTS
1-WC
1-WC
0-URINAL
1-LAV
1-LAV
1-DF
PLUMBING CALCULATIONS
TOTAL COMBINED FIXTURE COUNT REQUIRED & PROVIDED -(2) ALL GENDER RESTROOMS
WATER CLOSET
URINALS
LAVATORIES
DRINKING FOUNTAINS
PROVIDED (ALL GENDER)
2
2
2
2
REQUIRED
2
0
2
2 (PER CPC 415.2)
1. ALUMINUM THRESHOLD AT RESTROOM DOORS WHERE INDICATED.
2. NOT USED.
3. 1-1/2" DIA. GRAB BAR 42" X 54" MIN. MNT. C.L. AT 33" A.F.F. CONTRACTOR SHALL PROVIDE RIGID BACKING IN WALL
FRAMING. 250 LB/LIN. FT. MAX. LOAD ON GRAB BAR. PROVIDE 1-1/2" CLEARANCE BETWEEN WALL AND BAR. THE GRAB
BAR AND ADJACENT SURFACES/WALL SHALL BE FREE OF ANY SHARP OR ABRASIVE ELEMENTS. GRAB BARS SHALL NOT
ROTATE WITHIN THEIR FITTINGS. BAR EDGES SHALL HAVE A MIN. RADIUS OF 1/8".
4. COMBINATION DISPENSER UNITS FOR TOILET SEAT COVERS AND TISSUE PAPER. PROVIDE SANITARY NAPKIN
DISPOSAL IN WOMENS. MOUNT W/ FRONT OF TISSUE ROLL AT 7"-9" IN FRONT OF TOILET SEAT. UNIT IS RECESS WALL
MTD. OR PARTITION MTD. -SEE DWG. USE BOBRICK B-347/357 SERIES. PROVIDE RECESS WALL UNITS AT ADA STALLS,
AND BACK-TO-BACK PARTITION MOUNTED DISPENSOR UNITS WHERE POSSIBLE.
5. RESTROOM MIRRORS - 24"W X 36"H W/ BOT. EDGE @ 39" A.F.F. MAX. BY BOBRICK OR EQUIVALENT. OMIT TILE / FRP
BEHIND THE MIRROR. PROVIDE 4-SIDED S.S. FRAME.
6. WALL MOUNTED LAVATORY PER PLUMBING DWGS. MOUNT TOP OF SINK AT MAX 34" A.F.F. W/ 27" CLR. BELOW AND
PROVIDE INSULATION JACKET ON ALL EXPOSED PIPING. THERE SHALL BE NO SHARP OR ABRASIVE SURFACES UNDER
THE LAVS. PROVIDE SINK MOUNTED SOAP DISPENSER COMPATIBLE WITH SINK.
7. DURABLE FLOOR SURFACE WITH COVED BASE PER FINISH SCHEDULE.
OFFICE RESTROOM: TILE FINISH.
WAREHOUSE RESTROOMS: SEALED CONCRETE.
8. COMBINATION UNIT RECESSED FOLDED PAPER TOWEL DISPENSER W/ RECESSED WASTE RECEPTACLE B-3944 OR
EQUIVALENT.
9. FLUSH VALVE TOILET -SEE PLUMBING DRAWINGS. TOP OF SEAT TO BE AT 18" A.F.F. IN ALL HANDICAP ACCESSIBLE
STALLS.
10. RESTROOM ACCESSIBILITY SIGNAGE -SEE DETAIL 1/AD-2.
11. FLOOR DRAIN. IF SLAB IS EXISTING, SAWCUT, REMOVE AND REPLACE CONCRETE FLOOR SLAB IN BATHROOM AS
INDICATED, AND SLOPE FLOOR TO DRAIN: 0.5% MIN AND 1% MAX. SEE SHEET A2-1 AND STRUCTURAL DRAWINGS FOR
FLOOR SLAB REPAIR NOTES.
12. WALL MTD. URINAL W/ 14" PROJECTING ELONGATED RIM -SEE PLUMBING DRAWINGS. MNT. FIRST URINAL IN EACH
RESTROOM TOP OF RIM AT 17" A.F.F.
13. NON-ABSORBENT WALL SURFACE AT ALL RESTROOM WALLS / JANITOR'S AREA TO A HEIGHT OF 7' A.F.F. PER THE
FINISH SCHEDULE. TILE / FRP MAY BE OMITTED BEHIND THE MIRROR ABOVE THE LAVATORY ALCOVE.
14. NEW WALL MOUNTED SPLIT-LEVEL ELECTRIC DRINKING FOUNTAIN PER PLUMBING DRAWINGS -COMPLIANT W/ CPC &
CBC CHAPTER 11B ACCESSIBLE REQUIREMENTS. SEE DETAIL. PROVIDE FRP WALL FINISH BEHIND WATER FOUNTAIN
EXTEND A 1'-0" ON EACH SIDE. SEE DETAIL 20/AD-1.
15. JANITOR'S MOP SINK. SEE PLUMBING DRAWINGS.
16. NEW ELECTRIC WATER HEATER PER PLUMBING DRAWINGS. ELECTRICAL CONTRACTOR TO COORDINATE ELEC.
REQUIREMENTS. ALL WATER HEATERS ARE TO BE STRAPPED TO A WALL IN TWO PLACES. ONE SHALL BE AROUND THE
UPPER 1/3 OF THE TANK, AND ONE SHALL BE IN THE LOWER 1/3 OF THE TANK. THE LOWER POINT SHALL BE A MIN. OF 4"
ABOVE THE CONTROLS.
17. STAINLESS STEEL SHELF W/ MOP HOOKS. BOBRICK OR EQUIVALENT.
18. TOP MOUNTED KITCHEN SINK IN LAMINATE COUNTER TOP AND FAUCETS PER PLUMBING DWGS. MOUNT TOP OF SINK
AT MAX 34" A.F.F. W/ 27" CLR. BELOW AND PROVIDE INSULATION JACKET ON ALL EXPOSED PIPING. THERE SHALL BE NO
SHARP OR ABRASIVE SURFACES UNDERNEATH.
KEYNOTES
9 6 5
COVED WALL BASE PER
FINISH SCHEDULE
PAINT PER FINISH
SCHEDULE
SCHEDULED DOOR
WHERE OCCURS
2'-10"
3'-4"
17"
40"
34"
2'-10"
9 5 6 12 3 9 4
7'-0"
6"
17"
19" MIN.
2'-0"
7"-9"
9'-0"
33" MIN. - 36" MAX.
2'-10"
349
COVED WALL BASE PER
FINISH SCHEDULE
FRP / TILE FINISH PER
FINISH SCHEDULE
PAINT PER FINISH
SCHEDULE
6" MIN.
39"
20"
4"
34"
10'-0"
8'-1"
7
1-A2-3
8
1-A2-3
PLASTIC LAMINATE PER
FINISH SCHEDULE
COUNTER TOP PER FINISH
SINK
2x WOOD BLOCKING
CONT SEALANT
3'-0"
MAXIMUM HEIGHT AFF
4'-10"
FIXTURE AND CABINET
DIMENSIONS ARE CRITICAL TO
ADAAG AND LOCAL
ACCESSIBILITY CODE
REQUIREMENTS. ENSURE
INSTALLATION COMPLIES.
PER SCHEDULE
CONT SEALANT
CONT SEALANT
DRILL FOR
ADJUSTABLE
SHELVES 3" FROM
SHELF EDGE
1'-0"
2 ADJ
10"
TYP
3"
TYP
3"
2' - 10"
29" CLR.
27" CLR.
9" CLR.
0' - 8" 0' - 4"6" MIN.
1'-5" MIN.
DRAWER, OMITTED
UNDER SINK
WOOD BLOCKING
CONT SEALANT
COUNTER TOP PER
SCHEDULE
DRILL FOR ADJUSTABLE
SHELF 4" FROM SHELF
EDGE
PER SCHEDULE
CONT SEALANT
CONT SEALANT
DRILL FOR
ADJUSTABLE
SHELVES 3" FROM
SHELF EDGE
2x WOOD BLOCKING
1'-0"
6"1"
2"
2 ADJ
10"
TYP
3"
TYP
3"
2'-0"
MAXIMUM HEIGHT AFF
2'-10"
2'-0"
3'-0"
1'-11"
TYP
4"
TYP
4"
0"
3"
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A2-3
PLAN ENLARGEMENTS
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
3/8" = 1'-0"1 ENLARGED FLOOR PLAN
REFER TO A2-1/A2-2 FOR ADDITIONAL NOTES AND WALL LEGEND.
SEE SHEET A2-1 FOR ADDITIONAL GENERAL NOTES.
1. ALL WASHROOM EQUIPMENT SHALL BE BY BOBRICK OR APPROVED EQUAL.
2. CONTRACTOR SHALL PROVIDE SOLID PLYWOOD BACKING FOR ALL WALL MOUNTED ACCESSORIES. ALL WALL
MOUNTED EQUIPMENT IS TO BE INSTALLED PRIOR TO TILE INSTALLATION.
3. PROVIDE EXPANSION JOINTS IN TILE AT ALL LOCATIONS WHERE BACKING MATERIAL CHANGES PER A.N.S.I.
STANDARDA.108.1. TILE INSTALLATION SHALL BE PER THE CURRENT TILE COUNCIL OF AMERICA HANDBOOK FOR
INSTALLATION GUIDELINES.
4. USE DENS-SHIELD GYP. BD. W/ WATER RESISTANT CORE BY GEORGIA PACIFIC CORP. FOR ALL VERTICAL TILE
BACKING.
5. NOTE THAT ALL MOUNTING HEIGHTS GIVEN ARE PER MANUF. RECOMMENDATIONS TO INSURE THAT ALL
OPERATIONAL PORTIONS OF ACCESSORIES ARE WITHIN 40" A.F.F. FOR DISABLED ACCESS. CONTRACTOR SHALL
CONFIRM ACCESSPRIOR TO INSTALLATION.
6. DOOR HARDWARE @ HANDICAP STALL: INSIDE AND OUTSIDE OF THE COMPARTMENT DOOR SHALL BE EQUIPPED
HANDLE NEAR THE LATCH WITH A SHAPE THAT IS OPERABLE WITH ONE HAND AND DOES NOT REQUIRE TIGHT
GRASPING, PINCHING OR TWISTING OF THE WRIST. 11B-604-8.1.2, 11B-309.4 . THE FORCE REQUIRED TO ACTIVATE
THE OPERABLE PARTS ON THE DOOR IS 5 POUNDS MAX. 11B-604.8.2.2.
7. WATER CLOSET AND URINAL FLUSH VALVE CONTROLS, AND FAUCET AND OPERATING MECHANISM CONTROLS,
SHALL BE OPERABLE WITH ONE HAND, SHALL NOT REQUIRE TIGHT GRASPING, PINCHING, OR TWISTING OF THE
WRIST, AND SHALL BE MOUNTED NO MORE THAN 44" ABOVE THE FLOOR. SECTION 1502 1503.2.2. & 1504.2.1
8. THE FORCE REQUIRED TO ACTIVATE WATER CLOSET AND URINAL FLUSH VALVE CONTROLS, AND FAUCET AND
OPERATING MECHANISM CONTROLS, SHALL BE NO GREATER THAN 5 LBF. ELECTRONIC OR AUTOMATIC FLUSHING
CONTROLS ARE ACCEPTABLE AND PREFERABLE. SECTION 1502, 1503.2.2, & 1504.2.1
9. ALL WALL MOUNTED EQUIPMENT IS TO BE INSTALLED PRIOR TO TILE INSTALLATION.
10. CONSTRUCT 1 HR RATED ENCLOSURE UNDER THE STAIRS. WALLS ARE TO BE 5/8" GYP. BD. WITH STUDS AS
INDICATED IN FLOOR PLANS. PROVIDE 2-LAYERS OF 5/8" TYPE-X GYP BD. TO THE UNDERSIDE OF THE STAIR
STRINGER. NOTE: 1 HR CONSTRUCTION SHALL BE MANTAINED PER SECTION 1011.7.3 & 4 OF THE 2017 LABC.
11. PROVIDE 4'X8'X3/4" PLYWOOD BACKBOARD FOR TELEPHONE COMPANY. CONTRACTOR TO COORDINATE SWEEPS
OR CABLE TRENCHES AND FOOTING LOCATIONS WITH STRUCTURAL ENGINEER & DRY UTILITY CONSULTANT PRIOR
TO FOUNDATION POUR
GENERAL NOTES
1/4" = 1'-0"
TYPICAL WATER FOUNTAIN INSTALLATION
1/4" = 1'-0"
TYPICAL TOILET ELEVATION
3/8" = 1'-0"3 TYPICAL ELEVATION
3/8" = 1'-0"2 TYPICAL ELEVATION
3/8" = 1'-0"5 TYPICAL ELEVATION
3/8" = 1'-0"6 BREAKROOM CABINET ELEVATION
4
9
3/4" = 1'-0"7 CABINET SECTION @ SINK
3/4" = 1'-0"8 CABINET SECTION
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
APN # 909-290-001
PA20-0533
BP20-4793
1-A
1-A
1-B
1-B
1-B.1
1-B.1
1-C
1-C
1-D
1-D
1-E
1-E
1-11-1
1-31-3
1-2.11-2.1
2 3
4
5
6
7
6
11
3
2
SLOPE TO DRAIN
1/4" PER FOOT MIN.
34'-0"49'-0"56'-0"56'-0"
195'-0"
76'-0"
34'-0"49'-0"56'-0"56'-0"
161'-0"
76'-0"
16'-7"
46'-7"
29'-5"
XXXXX
12
5'-0"
10'-0"
10'-3"
1-2 1-2
9'-9"
19'-5"
10'-0"
16'-7"
12'-0"24'-0"24'-0"24'-0"24'-0"24'-0"16'-0"26'-0"21'-0"
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A2-4
ROOF PLAN
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
1/8" = 1'-0"1 PARTIAL ROOF PLAN
GENERAL NOTES
1. VERIFY THAT ALL AREAS HAVE POSITIVE 1/4" PER FOOT MIN. ROOF DRAINAGE PRIOR TO INSTALLATION.
2. COORDINATE W/ STRUCTURAL DRAWINGS FOR ROOF ELEVATIONS.
3. CONTRACTOR SHALL VERIFY ALL MECHANICAL UNIT LOCATIONS, CURBS AND HOOKUPS WITH SUBCONTRACTORS,
MECHANICAL & STRUCTURAL ENGINEERS, AND ARCHITECT PRIOR TO INSTALLATION.
4. FOR TYPICAL ROOF PENETRATIONS AND FACTORY CURBS, SEE SHEET AD-2. CONTRACTOR TO CONFIRM ALL LOCATIONS
WITH MECHANICAL AND STRUCTURAL DRAWINGS.
5. DOWNSPOUTS ARE SIZED FOR CODE MIN. / HOUR 15 MIN DURATION RAINFALL PER 2019 CPC.
6. PROVIDE SPECIFIED CRICKETS ALONG UPPER SLOPE OF ALL SKYLIGHTS, MECHANICAL EQUIPMENT UNITS AND OTHER
CURBED OPENINGS TO FACILITATE POSITIVE DRAINAGE.
7. WHEN REQUIRED BY LOCAL JURISDICTION AND PRIOR TO TRUSS INSTALLATION , TRUSS MANUFACTURER TO SUBMIT
PLANS TO BUILDING DEPARTMENT FOR APPROVAL.
8. CONTRACTOR SHALL INSURE PROPER JOB-SITE STORAGE OF MATERIALS TO MINIMIZE EXPOSURE TO MOISTURE DURING
THE CONSTRUCTION CYCLE.
9. INSTALL ROOFING MATERIALS AS SOON AS POSSIBLE AFTER INSTALLATION OF WOOD ROOF DECKS TO MINIMIZE
EXPOSURE OF THE WOOD DECK TO MOISTURE SOURCES. USE TEMPORARY COVERINGS IF ROOFING MATERIALS CANNOT
BE INSTALLED IN SUCH A TIMELY MANNER. PROVIDE FOR "OSB" MOISTURE INSPECTION INTERIOR/EXTERIOR AND GAP
DISTANCE BY AN INSPECTOR APPROVED BY THE "OSB" MANUFACTURER, PRIOR TO ANY ROOFING MEMBRANE
INSTALLATION.
10. USE DRY WOOD (GRADE STAMPED 'S-DRY'), WITH A MOISTURE CONTENT LESS THAN OR EQUAL TO 16%. DO NOT INSTALL
BELOW ROOF INSULATION MATERIALS OR VAPOR RETARDERS UNTIL ALL WOOD FRAMING ELEMENTS HAVE DRIED TO A
MOISTURE CONTENT OF 12% OR LESS AT THE TIME OF INSTALLATION OF THESE MATERIALS.
11. MINIMIZE IRREGULARITIES AND LOCAL DISCONTINUITIES IN STRUCTURAL WOOD ROOF PANELS WHICH MAY BE CAUSED
BY HANGER FLANGES OR DISPROPORTIONATE SHRINKAGE OF CONNECTING WOOD ELEMENTS. AVOID NAILS, SCREWS OR
OTHER MECHANICAL FASTENERS PROTRUDING ABOVE THE SURFACE OF THE ROOF DECK.
12. ROOF TRUSSES SHALL BE MANUFACTURER'S LIGHT GREY PRIMER PAINTED.
13. ALL FIRE MAINS AND BRANCH LINES ARE TO BE PLACED UP IN THE BAR JOISTS.
14. HIGH PILE STORAGE IS NOT A PART OF THIS PERMIT. SHOULD HIGH PILE STORAGE BE UTILIZED WITHIN THE BUILDINGS,
ADDITIONAL IMPROVEMENTS WILL BE INSTALLED WHEN REQUIRED BY THE CFC.
15. THE BUILDING IS PROTECTED WITH AN ESFR SPRINKLER SYSTEM.
16. PROVIDE TAPERED ROOF INSULATION CRICKETS / CANT STRIPS WITH ROOF SYSTEM OR PLYWOOD CRICKETS OVER
SUBSTRATE TO PROVIDE POSITIVIE DRAINAGE IN ALL WATERWAYS AND DRAINAGE AREAS AT THE BASE OF PARAPET
WALLS.
KEYNOTES 00
1. NOT USED.
2. INTERIOR ROOF DRAIN & OVERFLOW. ALONG INTERIOR WALL HORIZONTAL RUNS, UPSIZE ACCORDING TO CPC AND
SLOPE @ MIN. 1/4" PER FOOT. SEE GENERAL NOTES BELOW.
3. CONCRETE PARAPET WALL -SEE STRUCTURAL DRAWINGS.
4. PROVIDE JOHNS MANVILLE UL ER10167-03 4-PLY BUILT-UP BITUMINOUS ROOFING PER SPECIFICATIONS O/ 1/2" MIN. THK
PLYWOOD O/ ROOF FRAMING (SEE STRUCTURAL DRAWINGS). BASE SHEET: PERMAPLY 28 ASPHALT COATED FIBERGLASS
(OR APPROVED EQUAL) GLASS FIBER FELT & REINFORCING PLIES: GLASPLY IV (OR APPROVED EQUAL) CAP SHEET: GLASKAP
(OR APPROVED EQUAL). ROOFING SYSTEM TO BE UL CLASS ‘A’FIRE RATING, FM CLASS 1 FIRE RESISTANCE, AND MEET FM
I-90 MPH MINIMUM WIND UPLIFT RESISTANCE REQUIREMENTS. INSTALL PER MANUFACTURER'S SPECIFICATIONS AND
PROJECT SPECIFICATIONS. PROVIDE 15-YEAR NDL WARRANTY WITH 5-YEAR LABOR GUARANTEE –PROVIDE ALTERNATE 10-
YEAR NDL WARRANTY. WARRANTIES SHALL INCLUDE ALL ROOFING COMPONENTS (FLASHINGS, SEALANTS, ETC.). SEE
ROOFING SPECIFICATIONS AND DETAILS ON AD-2 AND AD-3.
5. GALVANIZED & PAINTED BILCO TYPE S ROOF HATCH 36" X 30" WITH INSULATED LID. PROVIDE CRICKET AS REQUIRED TO
MAINTAIN POSITIVE DRAINAGE AROUND HATCH. PROVIDE LADDER-UP SAFETY POST AT TOP OF LADDER OR APPROVED
EQUAL. SEE DETAIL 19/AD-2. PARAPET HEIGHT AT ROOF HATCH LOCATION IS GREATER THAN 42" ABOVE ADJACENT ROOF
SURFACE -NO GUARDRAIL IS REQUIRED.
6. ICC APPROVED 48" X 96" CURB MOUNTED NON-VENTING SKYLIGHT -BRISTOLITE MODEL NO. 4896-SS-CM-HS1-MF, ICC-ESR
3177 OR APPROVED EQUAL PER DETAIL 17/AD-2. PROVIDE SECURITY BARS. CONTRACTOR SHALL COORDINATE FINAL
LOCATION WITH FIRE SPRINKLER CONTRACTOR, ARCHITECT, AND STRUCTURAL ENGINEER. PROVIDE CRICKETS PER
ARCHITECTURAL SKYLIGHT DETAIL. PROVIDE CONT. BEAD OF SEALANT AT PERIMETER AT MOUNTING TO WOOD ROOF
CURB. SEE DETAIL 17/AD-2
7. ROOF MOUNTED EXHAUST FAN PER MECHANICAL DRAWINGS. SEE DETAIL 17/AD-2 AND STRUCTURAL DRAWINGS FOR
FRAMING / ROOFING REQUIREMENTS.
8. WHITE, FOIL BACKED SCRIM ACROSS WAREHOUSE AREA. TRIM BACK SCRIM TO EXPOSE THE METAL SUB-PURLIN
HANGERS WITHIN EACH JOIST BAY AND STAPLE ENDS TO THE SUB-PURLINS. AT SKYLIGHTS OPENINGS -TURN UP FOIL
VERTICALLY AND STAPLE TO THE INSIDE OF THE 2X10 SKYLIGHT CURBS. SEE DETAIL 7/AD-5.
9. DESIGNATED ROOF AREA FOR FUTURE SOLAR. THIS AREA SHALL BE IN COMPLIANCE WITH 2019 CALIFORNIA GREEN CODE
SECTIONS 110.10 (b) THROUGH 110.10 (d). SEE ELECTRICAL DRAWINGS FOR ADDITIONAL COMPLIANCE INFORMATION.
FUTURE SOLAR PANELS SHALL REQUIRE A SEPARATE PERMIT.
10. PROVIDE PLYWOOD CRICKET AS REQUIRED AT INSIDE CORNERS OF ROOF AND PARAPET LOCATIONS, TYPICAL.
11. ROOF ADDRESS LETTERS PAINTED BLACK, 8'-0" HIGH WITH MIN. 24" WIDE STROKE PER LETTER -CONTRACTOR SHALL
CONFIRM ACTUAL ADDRESS NUMBER PRIOR TO INSTALLATION.
12. RTU PER MECHANICAL DWGS.
ROOF DRAIN SIZING
MIN. SIZE SHOWN -SEE PLAN FOR ACTUAL SIZE TO BE PROVIDED
WAREHOUSE SKYLIGHT CALC'S
OWNER REQUESTED SKYLIGHTS % FOR DAYLIGHTING
GROUND FLOOR BUILDING AREA:
3 % x 470 SF
32 SF PER SKYLIGHT
SKYLIGHTS PROVIDED
3 % OF WAREHOUSE AREA
15,629 SF
15 REQUIRED
15 PROVIDED
WAREHOUSE VENTILATION CALC'S:
SEE MECHANICAL DWGS FOR WAHREHOUSE VENTILATION CALCULATIONS -MECHANICAL SYSTME PROVIDES 1 FULL AIR
EXCHANGE PER HOUR.
SOLAR ZONE CALC'S
CALIFORNIA GREEN CODE -SOLAR ZONE REQUIREMENTS
APPROX. ROOF AREA:
15.00 % x SF
PROVIDED
MINIMUM 15.00 % OF TOTAL ROOF AREA
15,629 SF
2,344 SF
2,760 SF
0'4'8'16'32'
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
APN # 909-290-001
PA20-0533
BP20-4793
1-A 1-B 1-C 1-D 1-E
14610
14
29'-0"
28'-0"
B
1-A4-1
A
1-A4-2
1-1 1-31-2.1
145 6109
28'-0"
APROX.
4'-0"
-
---
1-2D
1-A4-2
C
1-A4-2
1-11-3
28'-0"
3 20
21 3
36 10
-
---
42433
16
1-2
B
1-A4-2
B
1-A4-1
C
1-A4-1
-
---
1-A1-B1-B.11-C1-D
1-E
-
---
-
---
-
---
133 4 5 61011
14
15
21
82720
29'-0"
28'-0"
7'-0"
3'-0"
8'-2"
1'-4"
9'-6"
7'-10"
28'-0"
3
-
---
-
---
-
---
-
---
A
1-A4-1
C
1-A4-1
B
1-A4-1
B
1-A4-2
A
1-A4-2
C
1-A4-2
A
1-A4-3
B
1-A4-3
1. FIELD COLOR SHERWIN WILLIAMS - SW 7663 NEBULUS WHITE
2. ACCENT COLOR SHERWIN WILLIAMS - SW 7066 GRAY MATTERS
3. ACCENT COLOR SHERWIN-WILLIAMS - SW 7674 PEPPERCORN
4. ACCENT COLOR SHERWIN WILLIAMS -SW 6027 CORDOVAN
5. GLASS TYPE #1: 1" I.G.: OUTSIDE LITE: 1/4" PPG VISTACOOL PACIFICA, REFLECTIVE #2
INSIDE LITE: 1/4" CLEAR
SHADING COEFFICIENT: 0.29 / SOLAR HEAT GAIN COEFFICIENT: 0.25
U-FACTOR WINTER NIGHTTIME: 0.47 / U-FACTOR SUMMER DAYTIME: 0.50
6. GLASS TYPE #2: 1/4" PPG VISTACOOL PACIFICA, REFLECTIVE #2
7. GLASS TYPE #3: 1/4" PPG VISTACOOL PACIFICA, REFLECTIVE #2 -W/ SPANDREL COATING
USE: ICD COATINGS OPACI-COAT COLOR 3-820 HARMONY GRAY.
G.C. TO SUBMIT GLASS SAMPLES FOR ARCH. APP'L.
8. STEEL TRELLIS PAINT: ACRYLIC POLYURETHANE PAINT -PRECISION COATINGS COLOR: TBD;
FINISH: TBD. PREP SUBSTRATE, GRIND ALL WELDS AND FILL ALL PITS
PER MANUFACTURER'S RECOMMENDATIONS. SUBMIT PAINT SAMPLE
CHIPS TO ARCHITECT FOR APPROVAL PRIOR TO CONSTRUCTION.
6'-0"
2'-6"
SOLID ROOF COVER
ROOF STRUCTURAL
SUPPORT
PAINTED MASONRY
WALLS MATCHING MAIN
BUILDING COLOR
SCHEME
GATE PER DETAIL
THIS SHEET 2'-6"
NOTE: SEE SHEET A3-1P FOR FINISHES LEGEND.
SOLID ROOF COVER
ROOF STRUCTURAL
SUPPORT
PAINTED MASONRY
WALLS MATCHING MAIN
BUILDING COLOR
SCHEME
14'-0"
2'-6"
6'-0"
2'-6"
19'-4"
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A3-1
ELEVATIONS
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
1/8" = 1'-0"4 EAST ELEVATION
1/8" = 1'-0"3 SOUTH ELEVATION
1/8" = 1'-0"2 NORTH ELEVATION
1/8" = 1'-0"1 WEST ELEVATION
1. NO SIGNAGE OTHER THAN BUILDING ADDRESS IS PROPOSED FOR THE PROJECT AS PART OF THIS APPLICATION.
2. ALL PAINT COLOR CHANGES TO OCCUR AT INSIDE CORNERS U.N.O.
3. ALL PAINT FINISHES TO BE FLAT U.N.O. PAINTING IS 3-COATS: 1-COAT PRIMER, 2 COATS ACRYLIC FINISH, W/ FINAL COAT TO
BE ROLLED (SPRAYED AND BACKROLLED IS NOT PERMITTED). PRIME ALL CURBS TO RECEIVE PAINT. PRE WASH BUILDING
WITHIN 24 HOURS OF PAINTING.
4. STOREFRONT AND CURTAINWALL CONSTRUCTION: GLASS, ATTACHMENTS, MULLIONS, AND LINTELS SHALL BE DESIGNED
TO RESIST 110 MPH EXPOSURE 'C' WINDS. CONTRACTOR SHALL DESIGN ALL CONNECTIONS AND SUBMIT TO CITY &
ARCHITECT FOR APPROVAL. PROVIDE BUSHINGS BETWEEN ALL DISSIMILAR METALS TO PREVENT ELECTROLYSIS.
5. AT SPANDREL GLAZING CONDITIONS AGAINST CONCRETE WALL PANELS, PROVIDE ONE 3/4" DIA HOLE THROUGH CONC.
WALL PANEL BEHIND EACH 20 SF OF SPANDRAL GLAZING -MIN. ONE HOLE PER PANE. ALLOW FOR AIR MOVEMENT BEHIND
GLAZING AND MULLIONS.
6. ALL EXTERIOR DOORS AND LOUVERS SHALL BE FABRICATED AND WEATHERSTRIPPED TO WITHSTAND 110 MPH EXPOSURE
C WINDS.
7. CONTRACTOR SHALL FULLY PAINT UP TO FOUR CONCRETE PANELS WITH SELECTED COLORS AND ALLOW BOTH THE
OWNER AND ARCHITECT TO APPROVE PRIOR TO PAINTING THE REMAINDER OF THE BUILDING.
8. FLOOR SLAB SLOPES -SEE CIVIL DRAWINGS. CONTRACTOR SHALL COORDINATE ALL DIMENSIONS TO COMPENSATE FOR
SLOPING FLOOR.
9. THE PERIMITER SEALS OF STOREFRONT UNITS SHALL BE IN PLACE PRIOR TO PAINTING OF THE CONCRETE.
10. ALL PENETRATIONS THROUGH EXTERIOR WALLS SHALL BE CAULKED ON BOTH THE INTERIOR AND EXTERIOR SIDES.
11. ALL HORIZONTAL REVEALS IN CONCRETE WALL PANELS, AND PAINT COLORS, SHALL CONTINUE AROUND PANEL CORNERS
AT RECESSED WALL CONDITIONS AND AT SCREENWALL END CONDITIONS.
12. PRIME ALL CURBS TO RECEIVE PAINT.
13. ALL ON-SITE AND OFF-SITE FIRE HYDRANTS, PIVS, DDCS SHALL BE FULLY RE-PAINTED JUST PRIOR TO PROJECT
HANDOVER TO OWNER.
14. TRUCK COURT GATES, MAIN GATES, ETC. SHALL RECEIVE PRIMER AND ENAMEL PAINT. FINAL COLOR TO BE FIELD
SELECTED BY OWNER AND ARCHITECT.
15. SACK & PATCH ALL WALL LIFT POINTS ON INSIDE SURFACE ON CONCRETE WALL PANELS.
FINISH SCHEDULE KEYNOTESGENERAL NOTES
1. PAINTED CONCRETE TILT-UP PANELS -SEE GENERAL NOTES FOR TYP. PAINTING REQUIREMENTS.
2. PAINTED CONCRETE RAMP WALL. TOP OF WALL TO BE MIN. 42" ABOVE FINISH SURFACE ON BOTH SIDES.
3. ALUMINUM STOREFRONT SYSTEM W/ MIN. 30 STC RATING. PROVIDE CLEAR ANODIZED MIN. 2" X 4.5" OFF-SET GLAZING
SYSTEM BY UNITED STATES ALUMINUM CORPORATION, KAWNEER, OR APPROVED EQUAL. SYSTEM SHALL BE WATER TESTED
PER ASTM E 331 PER PROJECT SPECIFICATIONS. USE GLAZING AS INDICATED BY THE FINISH SCHEDULE, THIS SHEET. ALL
GLAZING TO BE HEAT TREATED. CONTRACTOR TO SUBMIT SHOP DRAWINGS AND GLASS SAMPLES TO ARCHITECT FOR
APPROVAL PRIOR TO ORDERING MATERIAL. CONTRACTOR TO COORDINATE LONG LEAD GLASS ORDERS WITH
CONSTRUCTION SCHEDULE TO MINIMIZE IMPACT ON OVERALL COMPLETION DATE. "T" INDICATES TEMPERED GLASS.
4. 2" WIDE X 3/4" DEEP VERTICAL / HORIZONTAL REVEAL IN CONCRETE WALL PANEL.
5. PAINTED 3' X 7' HOLLOW METAL MAN DOORS. SEE DOOR SCHEDULE.
6. PANEL JOINTS PER STRUCTURAL DRAWINGS. SEE 1/AD-3 FOR TYPICAL PANEL JOINT CAULKING.
7. PAINTED 9'-0" X 10' DOCK HIGH VERTICAL LIFT METAL TRUCK DOOR ASSEMBLY. SEE DOOR SCHEDULE.
8. PAINTED 12' X 15' GRADE LEVEL ROLL-UP METAL TRUCK DOOR ASSEMBLY. SEE DOOR SCHEDULE.
9. AIR INTEK LOUVER -4' X 8' GALVANIZED LOUVER ASSEMBLY W/ FIXED RAIN-RESISTANT BLADES, BIRD SCREEN, 50% FREE
OPEN AREA AND SECURITY GRILLE. PROVIDE GALVANIZED FILTER RACK & DISPOSABLE FILTERS PER MECH. DRAWINGS.
PAINT TO MATCH BUILDING. SEE DETAILS 6/AD-5.
10. APPROXIMATE FINISH GRADE.
11. INTERIOR ROOF DRAIN / OVERFLOW DRAIN PER DETAILS 9/AD-2 & 15/AD-2. UPSIZE DRAIN ALONG HORIZONTAL RUNS PER
CPC. SEE ROOF PLAN FOR SIZING & SITE PLAN FOR CONTINUATION TO CURB FACE OR SIMILAR CONDITION. NO ROOF DRAIN
OR OVERFLOW DRAINS SHALL OUTLET INTO LANDSCAPED AREAS.
12. NOT USED.
13. NOT USED.
14. DASHED LINE INDICATES ROOF DECK BEYOND.
15. PRIMARY BUILDING ENTRANCE -ACCESSIBLE PER ADA & T-24 GUIDELINES. STOREFRONT DOORS W/ TEMPERED GLAZING.
PROVIDE ACRYLIC SIGNAGE PER DETAIL 2/AD-1.
16. PROVIDE 20" HIGH X 2" WIDE X 2" METAL CHANNEL BRUSHED ALUMINUM NUMBERING FIXED TO FACE OF
CONCRETE WALL PANEL. SEE ELECTRCIAL DRAWINGS FOR EXTERIOR ILLUMINATION. SUBMIT SHOP DRAWING TO
ARCHITECT FOR APPROVAL. CONTRACTOR TO CONFIRM BUILDING ADDRESS PRIOR TO INSTALLATION. COORDINATE
FINAL LOCATION WITH ARCHITECT, FIRE & POLICE DEPT.
17. PROVIDE KEY ACCESS BOX (KNOX BOX) PER FIRE DEPARTMENT RECESSED ON PANEL AND MOUNTED 5'-0"
ABOVE ADJACENT FLOOR WITHIN 10'-0" OF MAIN ENTRY DOOR.
18. CONCRETE TRASH ENCLOSURE.
19. WALL MOUNTED LIGHT FIXTURES. CENTER FIXTURE IN PANEL WHERE POSSIBLE. SEE ELECTRICAL DRAWINGS
FOR FINAL LOCATIONS AND MOUNTING HEIGHTS. FIXTURE HOUSINGS COLOR: TBD.
20. STEEL FRAMED CANOPY ASSEMBLY AS INDICATED. SEE SECTIONS AND DETAILS. SUBMIT SAMPLES AND SHOP
DRAWINGS FOR ARCHITECT APP'L. PROVIDE RECESSED SOFFIT LIGHT FIXTURES WHERE INDICATED PER ELECTRICAL
DRAWINGS.
21. PROPOSED LOCATION OF TENAT SIGNAGE UNDER SEPARATE PERMIT.
22. 8’H MANUALLY OPERATED BI-PARTING BLACK TUBULAR STEEL ROLLING GATES. SEE ELECTRICAL DWGS FOR
CONDUIT PROVIDED FOR FUTURE ELECTRCIAL GATE OPERATION. SITE GATES SHALL HAVE KNOX BOXES TO ALLOW
FOR FIRE DEPARTMENT ACCESS. CONTRACTOR TO SUBMIT SHOP DRAWINGS FOR APPROVAL INCLUDING STRUCT.
DETAILS & WIND LOAD CALCS PRIOR TO CONSTRUCTION.
00
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
PC1 04/16/21 PLAN CHECK COMMENTS
42433
16. GLAZING IN THE FOLLOWING LOCATIONS SHOULD BE OF SAFETY GLAZING MATERIAL IN ACCORDANCE WITH
SECTION 2406.4 (SEE EXCEPTIONS):
A) FIXED AND OPENABLE PANELS OF DOOR ASSEMBLIES.
B) FIXED OR OPERABLE PANELS ADJACENT TO A DOOR WHERE THE NEAREST VERTICAL EDGE OF THE GLAZING IS WITHIN
A 24-INCH ARC OF EITHER VERTICAL EDGE OF THE DOOR IN A CLOSED POSITION AND WHERE THE BOTTOM EXPOSED
EDGE OF THE GLAZING IS LESS THAN 60 INCHES ABOVE THE WALKING SURFACE.
C) INDIVIDUAL FIXED OR OPERABLE PANELS THAT MEET ALL OF THE FOLLOWING CONDITIONS:
I) EXPOSED AREA OF AN INDIVIDUAL PANE IS GREATER THAN 9 SQUARE FEET, AND:
II) EXPOSED BOTTOM EDGE IS LESS THAN 18 INCHES ABOVE THE FLOOR, AND:
III) EXPOSED TOP EDGE IS GREATER THAN 36 INCHES ABOVE THE FLOOR, AND:
IV) ONE OR MORE WALKING SURFACES ARE WITHIN 36 INCHES HORIZONTALLY OF THE PLANE OF THE GLAZING.
17. THE WIDTH OF THE OPENINGS FOR THE TRANSOM WINDOWS WILL MATCH THOSE FOR THE OPENINGS LOCATED BELOW,
UNO.
1/4" = 1'-0"5 TRASH ENCLOSURE ELEVATION
APN # 909-290-001
PA20-0533
BP20-4793
SEE ELEVATIONS FOR FINAL LOCATION OF REVEALS
GENERAL NOTES
1. CONCRETE TILT-UP WALL PANEL. SEE STRUCTURAL DRAWINGS.
2. CONCRETE FLOOR SLAB -SEE FLOOR PLANS.
3. CONCRETE POUR STRIP -SLOPE 1/2" ( 2% MAX ) TOWARDS EXTERIOR AT ALL MAN DOORS, DOCK DOORS AND GRADE
DOORS -SEE STRUCTURAL DRAWINGS FOR CONNECTION WITH FOOTING.
4. BUILT-UP ROOFING OVER PANELIZED ROOF STRUCTURE -SEE STRUCTURAL DRAWINGS & ROOF PLAN.
5. CONCRETE TRUCKING APRON -SEE SITE PLAN.
6. 3/4" DEEP REVEAL IN CONCRETE WALL PANEL. SEE ELEVATIONS FOR FINAL LOCATIONS.
7. CONCRETE FOOTING -SEE STRUCTURAL DRAWINGS FOR SIZE AND LOCATION.
8. INTERIOR MOUNTED VERTICAL LIFT OR ROLL-UP METAL DOOR -SEE DOOR SCHEDULE -INSTALL PER
MANUFACTURER'S RECOMMENDATIONS. DOOR JAMBS TO BE BOLTED OR WELDED TO WALLS (SHOT PINS NOT
ALLOWED). DOOR MOUNTING TO PROVIDE FOR SPECIFIED DOOR LIFECYCLE.
9. HOLLOW METAL PAINTED MAN DOOR -SEE DOOR SCHEDULE.
10. MIN. 60" SQ. CONCRETE LANDING AT DOORS U.N.O. WITH 1/4" PER FOOT MAX. SLOPE IN ANY DIRECTION. SLOPE
AWAY FROM BUILDING. SEE FLOOR AND SITE PLANS. PROVIDE LIGHT BROOM FINISH U.N.O.
11. BENT PLATE JAMB TYPICAL AT ALL OVERHEAD DOORS -SEE STRUCTURAL DRAWINGS.
12. PROVIDE MIN. 24" SMOOTH STEEL DOWELS @ 18" O.C. AT ALL DOOR THRESHOLDS. U.N.O. ON STRUCTURAL.
13. FUTURE CONCRETE DOCK LEVELER PIT -SEE STRUCTURAL DRAWINGS.
14. LANDSCAPING -SEE SITE PLAN AND LANDSCAPE DRAWINGS. SLOPE AWAY FROM BUILDING @ 2% MINIMUM.
15. 3/4" DEEP V DRIP.
16. STOREFRONT GLAZING. SEE ELEVATIONS FOR ADDITIONAL INFORMATION.
17. GALVANIZED FORMED STEEL LOUVER ASSEMBLY. SEE DETAIL 6/AD-5.
18. DUST FILTER: PROVIDE 2" DUST STOP DISPOSABLE FILTERS SET IN 16 GA. GALVANIZED FRAME ASSEMBLY
ATTACHED TO BACKSIDE OF LOUVER ASSEMBLY. PROVIDE .060 GALVANIZED PANELS AROUND PERIMETER OF FILTER
FRAME TO BLANK OFF ANY UNFILTERED AREAS OF THE LOUVERS.
19. CORED 3/4" DIA. HOLE THROUGH CONC. WALL AT SPANDREL GLAZING LOCATIONS FOR AIR MOVEMENT -MIN. 1 PER
EACH PANE OF GLASS, SEE ELEVATION SHEETS FOR ADD'L INFO.
20. STEEL FRAMED CANOPY ASSEMBLY W/ COMPOSITE ALUMINUM METAL FINISH. REFER TO ELEVATIONS FOR
LOCATION.
21. RECESSED DOWLIGHT PER ELECTRICAL DRAWINGS. REFER TO ELECTRICAL DWGS FOR LOCATION AND COUNT.
KEYNOTES 00
7'-0"
3'-0"
7'-10"
1'-0"
1'-0"
1'-0"
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF SPANDREL
4'-1"
4'-1"
8'-2"
1'-4"
9'-6"
C.L. OF MULLION
TOP OF CANOPY
BOT. OF CANOPY
TOP OF SPANDREL
FINISH FLOOR
29'-0"
SEE STRUCTURAL DWGS.
4
1
21
15
19 20
6
16
2
TOP OF PARAPET
AD-3
56
AD-3
2 3
AD-3
4
AD-3
AD-3
8
AD-3
1816
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
1'-0"
TOP OF PARAPET
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
FLOOR FINISH
4
1
6 TYP.
2
27'-0"
AD-3
56
AD-3
2 3
AD-3
4
AD-3
7'-0"
1'-6"
1'-6"
8'-0"
1'-6"
1'-6"
8'-0"
TOP OF PARAPET
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
FINISH FLOOR
4
1
6
2
29'-0"
AD-3
5 6
AD-3
2 3
AD-3
4
AD-3
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A4-1
WALL SECTIONS
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
1/2" = 1'-0"A WALL SECTION @ OFFICE ENTRY
1/2" = 1'-0"B WALL SECTION @ ACCENT PANEL
1/2" = 1'-0"C WALL SECTION @ CONCRETE PANEL
4
1
6
2
7
2'-6"
5'-6"
1'-6"
1'-6"
7'-10"
1'-8"
1'-6"
6'-0"
28'-0"
TOP OF REVEAL
TOP OF PARAPET
TOP OF REVEAL
BOTTOM OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
BOTTOM OF REVEAL
FINISH FLOOR
TYP.
AD-3
56
AD-3
2 3
AD-3
4
AD-3
2'-6"
5'-5"
1'-7"
1'-6"
7'-10"
1'-8"
1'-6"
6'-0"
28'-0"
4
16
1
6
16
2
7
TOP OF REVEAL
TOP OF PARAPET
TOP OF MULLION
BOTTOM OF MULLION
TOP OF REVEAL
TOP OF MULLION
BOTTOM OF MULLION
CL OF MULLION
TYP.
FINISH FLOOR
AD-3
2 3
AD-3
4
AD-3
AD-3
5 6
AD-3
9
AD-3
9
6'-0"
1'-6"
1'-6"
8'-0"
1'-6"
1'-6"
1'-0"
7'-0"
1
6
16
2
TOP OF PARAPET
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF OPENING
FINISH FLOOR
7
28'-0"
AD-3
2 3
AD-3
4
AD-3
AD-3
6
AD-3
7
AD-3
56
6'-0"
1'-6"
1'-6"
8'-0"
1'-6"
8'-0"
1'-6"
4'-0" TYP. SEE CIVIL DWGS
4
1
6
1817
2
7
TOP OF REVEAL
TOP OF PARAPET
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF OPENING
BOTTOM OF OPENING
FLOOR FINISH
28'-0"
AD-3
2 3
AD-3
4
AD-3
AD-3
56
AD-5
6
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A4-2
WALL SECTIONS
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
KEYNOTES
SEE SHEET A4-1
GENERAL NOTES
SEE SHEET A4-1
00
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
1/2" = 1'-0"A WALL SECTION @ CONCRETE PANEL
1/2" = 1'-0"B WALL SECTION @ CONCRETE PANEL
1/2" = 1'-0"C WALL SECTION @ MAN DOOR
1/2" = 1'-0"D WALL SECTION @ LOUVER
4
1
2
7
4'-0"
10'-0"
10"
8'-0"
1'-8"
1'-6"
6'-0"
TOP OF PARAPET
TOP OF OPENING
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
28'-0"
AD-3
11 12
AD-3
2 3
AD-3
4
AD-3
AD-3
5 6
4
1
2
7
8'-6"
1'-2"
6"
3'-10"
15'-0"
4'-0"
TOP OF PARAPET
TOP OF OPENING
TOP OF REVEAL
TOP OF REVEAL
TOP OF REVEAL
29'-0"
AD-3
11
AD-3
2 3
AD-3
4
AD-3
AD-3
5
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A4-3
WALL SECTIONS
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
KEYNOTES
SEE SHEET A4-1
GENERAL NOTES
SEE SHEET A4-1
00
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
1/2" = 1'-0"A WALL SECTION @ DOCK DOOR
1/2" = 1'-0"B WALL SECTION @ GRADE DOOR
HW-1 SINGLE EXTERIOR GLASS ENTRY DOOR
1 FLOOR CLOSER SC-PH-G28-AHO 90 626 RIX
1 DEADLOCK MS1861-02 628 ADA
1 I/C MORTISE CYLINDER 20-061 x A/R CAM 626 SCH
1 THUMBTURN CYLINDER 4066 626 ADA
1 ARMOR COLLAR K-24 626 KEE
1 SET PUSH/PULL TRIM 1747-1 630 TRM
1 THRESHOLD 171 x MSA 628 PEM
SEALS BY FRAME MANUFACTURER
HW-2 PAIR EXTERIOR GLASS ENTRY DOOR
2 FLOOR CLOSER SC-PH-G28-AHO 90 626 RIXD
1 DEADLOCK MS1861-01 628 ADA
1 DEADLOCK MS1861-02 628 ADA
2 I/C MORTISE CYLINDER 20-061 x A/R CAM 626 SCH
2 THUMBTURN CYLINDER 4066 626 ADA
2 ARMOR COLLAR K-24 626 KEE
2 SET PUSH/PULL TRIM 1747-1 630 TRM
1 THRESHOLD 171 x MSA 628 PEM
SEALS BY FRAME MANUFACTURER
HW-3 SINGLE EXTERIOR STOREFRONT ENTRY DOOR
1 OFFSET PIVOT 195 LESS TOP PIVOT 626 RIX
2 INTERMEDIATE PIVOT M19 626 RIX
1 DEADLOCK MS1850S 628 ADA
1 MORTISE CYLINDER 20-001 x A/R CAM 626 SCH
1 THUMBTURN CYLINDER 4066 626 ADA
1 ARMOR COLLAR K-24 626 KEE
1 EXIT INDICATOR 4089-02 628 ADA
1 PR DOOR PULL 1191-3 x BACK TO BACK 630 TRM
1 O.H. CONCEALED CLOSER 300 SERIES -MODEL 310 AL IDC
1 DOOR BOTTOM 222PK 628 PEM
1 THRESHOLD 171 x MSA 628 PEM
SEALS BY STOREFRONT MANUFACTURER
HW-4 PAIR EXTERIOR STOREFRONT ENTRY DOOR
2 OFFSET PIVOT 195 LESS TOP PIVOT 626 RIX
4 INTERMEDIATE PIVOT M19 626 RIX
1 HEADER BOLT 4085 ---- ADA
1 THRESHOLD BOLT 4015-18 ---- ADA
1 DEADLOCK MS1850S 628 ADA
1 MORTISE CYLINDER 20-001 x A/R CAM 626 SCH
1 THUMBTURN CYLINDER 4066 626 ADA
1 ARMOR COLLAR K-24 626 KEE
1 EXIT INDICATOR 4089-02 628 ADA
2 PR DOOR PULL 1191-3 x BACK TO BACK 630 TRM
2 O.H. CONCEALED CLOSER 300 SERIES -MODEL 310 AL IDC
2 DOOR BOTTOM 222PK 628 PEM
1 THRESHOLD 171 x MSA 628 PEM
SEALS BY STOREFRONT MANUFACTURER
HW-5 SINGLE EXTERIOR STOREFRONT EXIT DOOR WITH PANIC HARDWARE
1 OFFSET PIVOT 195 LESS TOP PIVOT 626 RIX
2 INTERMEDIATE PIVOT M19 626 RIX
1 PANIC EXIT DEVICE CD35A-NL-OP x 388 626 VON
1 MORTISE CYLINDER 20-001 626 SCH
1 RIM CYLINDER 20-022 626 SCH
1 ARMOR COLLAR K-24 626 KEE
1 O.H. CONCEALED CLOSER 300 SERIES -MODEL 310 AL IDC
1 DOOR PULL 1191-3 630 TRM
1 DOOR BOTTOM 222PK 628 PEM
1 THRESHOLD 171 x MSA 628 PEM
SEALS BY STOREFRONT MANUFACTURER
HW-6 PAIR EXTERIOR STOREFRONT EXIT DOOR WITH PANIC HARDWARE
2 OFFSET PIVOT 195 LESS TOP PIVOT 626 RIX
4 INTERMEDIATE PIVOT M19 626 RIX
1 PANIC EXIT DEVICE CD3548A-NL-OP x 388 626 VON
1 PANIC EXIT DEVICE CD3548A-EO 626 VON
2 MORTISE CYLINDER 20-001 626 SCH
1 RIM CYLINDER 20-022 626 SCH
1 ARMOR COLLAR K-24 626 KEE
2 O.H. CONCEALED CLOSER 300 SERIES -MODEL 310 AL IDC
2 DOOR PULL 1191-3 630 TRM
2 DOOR BOTTOM 222PK 628 PEM
1 THRESHOLD 171 x MSA 628 PEM
SEALS BY STOREFRONT MANUFACTURER
HW-7 SINGLE EXTERIOR HOLLOW METAL ENTRY DOOR
3 HINGE FBB191 -4-1/2 x 4-1/2NRP 600 STA
1 LOCKSET LV9453P x 17A 626 SCH
1 ARMOR COLLAR K-24 626 KEE
1 SURFACE CLOSER P4041-H-EDA 689 LCN
1 FLOOR STOP 1209 626 TRM
1 SET SEALS 2891S HEAD & JAMBS 628 PEM
1 DOOR BOTTOM 217PK 628 PEM
1 LOCK ASTRAGAL 5000 626 TRM
INSTALL DOOR SEALS BEFORE CLOSER
HW-7-P SINGLE EXTERIOR HOLLOW METAL ENTRY/EXIT DOOR W/ PANIC HARDWARE
3 HINGE FBB191 -4-1/2 x 4-1/2NRP 600 STA
1 PANIC EXIT DEVICE 22-SERIES NL-OP x 17 SP28 VON
1 ARMOR COLLAR K-24 626 KEE
1 SURFACE CLOSER P4041-H-EDA 689 LCN
1 FLOOR STOP 1209 626 TRM
1 SET SEALS 2891S HEAD & JAMBS 628 PEM
1 DOOR BOTTOM 217PK 628 PEM
1 LOCK ASTRAGAL 5000 626 TRM
INSTALL DOOR SEALS BEFORE CLOSER
HW-8 PAIR EXTERIOR HOLLOW METAL ENTRY DOOR
6 HINGE FBB191 -4-1/2 x 4-1/2NRP 600 STA
2 FLUSH BOLT 3917 626 TRM
1 DUST PROOF STRIKE 3910 626 TRM
1 LOCKSET LV9453P x 17A x 7/8 STK 626 SCH
1 ARMOR COLLAR K-24 626 KEE
1 SURFACE CLOSER P4041-H-EDA 689 LCN
1 DOOR HOLDER PAH-60 (@ INACTIVE LEAF) 689 LCN
2 FLOOR STOP 1209 626 TRM
1 ASTRAGAL 357 600 PEM
1 SET SEALS 2891S HEAD & JAMBS 628 PEM
2 DOOR BOTTOM 217PK 628 PEM
INSTALL DOOR SEALS BEFORE CLOSER AND HOLDER
HW-9 SINGLE EXTERIOR HOLLOW METAL EXIT ONLY DOOR
3 HINGE FBB191 -4-1/2 x 4-1/2NRP 600 STA
1 LOCKSET L9453P x 17A x L/OST 626 SCH
1 MOUNTING PLATE L283-150 ---- SCH
1 ARMOR COLLAR K-24 626 KEE
1 SURFACE CLOSER P4041-EDA 689 LCN
1 FLOOR STOP 1209 626 TRM
1 SET SEALS 2891S HEAD & JAMBS 628 PEM
1 DOOR BOTTOM 217PK 628 PEM
1 LOCK ASTRAGAL 5000 626 TRM
INSTALL DOOR SEALS BEFORE CLOSER
EXTERIOR HARDWARE SETS
HW-10 SINGLE INTERIOR WOOD LATCHSET/LOCKSET DOOR
3 HINGE FBB179 -4-1/2 x 4 652 STA
1 LATCHSET ND10S x SPA 626 SCH
OR
1 LOCKSET ND50PD x SPA 626 SCH
1 FLOOR STOP 1211 626 TRM
3 SILENCERS 1229A GRY TRM
HW-10-PR PAIR INTERIOR WOOD LATCHSET DOOR (NO DUMMY TRIM)
6 HINGE FBB179 -4-1/2 x 4 652 STA
1 LATCHSET ND10S x SPA 626 SCH
2 FLOOR STOP 1211 626 TRM
6 SILENCERS 1229A GRY TRM
2 FLUSH BOLTS FB358 626 IVES
1 DUST PROOF STRIKE DP2 626 IVES
HW-10-T SINGLE INTERIOR WOOD LATCHSET/LOCKSET DOOR AT THERMAL ENEVLOPE
3 HINGE FBB179 -4-1/2 x 4 652 STA
1 LATCHSET ND10S x SPA 626 SCH
OR
1 LOCKSET ND50PD x SPA 626 SCH
1 SURFACE CLOSER 4041/P4041 689 LCN
1 FLOOR STOP 1211 626 TRM
DOOR SEALS S88 JAMBS & HEAD BL PEMKO
HW-11 SINGLE INTERIOR WOOD SECURITY DOOR (MORTISE LOCKSET)
3 HINGE FBB179 -4-1/2 x 4 652 STA
1 LOCKSET L9453P x 17A 626 SCH
1 ARMOR COLLAR K-24 626 KEE
1 FLOOR STOP 1211 626 TRM
3 SILENCERS 1229A GRY TRM
HW-11-T SINGLE INTERIOR WOOD SECURITY DOOR (MORTISE) AT THERMAL ENVELOPE
3 HINGE FBB179 -4-1/2 x 4 652 STA
1 LOCKSET L9453P x 17A 626 SCH
1 ARMOR COLLAR K-24 626 KEE
1 FLOOR STOP 1211 626 TRM
1 SURFACE CLOSER 4041/P4041 689 LCN
DOOR SEALS S88 JAMBS & HEAD BL PEMKO
HW-12 SINGLE INTERIOR MULTIPLE-USER RESTROOM DOOR
3 HINGE FBB179 -4-1/2 x 4 652 STA
1 PUSH PLATE 1001-9 -6 x 16 630 TRM
1 PULL PLATE 1014-3 -4 x 16 630 TRM
1 SURFACE CLOSER 4041/P4041 689 LCN
1 KICK PLATE KO050 -10 x 2 LDW 630 TRM
1 WALL BUMPER 1270WV 630 TRM
3 SILENCERS 1229A GRY TRM
USE PARALLEL ARM CLOSER ON OUT-SWINGING DOORS
HW-13 SINGLE INTERIOR PRIVACY RESTROOM DOOR
3 HINGE FBB179 -4-1/2 x 4 652 STA
1 PRIVACY ND40S x SPA 626 SCH
1 SURFACE CLOSER 4041/P4041 689 LCN
1 KICK PLATE KO050 -10 x 2 LDW 630 TRM
1 WALL BUMPER 1270WV 630 TRM
3 SILENCERS 1229A GRY TRM
USE PARALLEL ARM CLOSER ON OUT-SWINGING DOORS
HW-14 SINGLE INTERIOR HOLLOW METAL LOCKSET MAN DOOR
3 HINGE FBB191 -4-1/2 x 4-1/2NRP 600 STA
1 LOCKSET LV9453P x 17A 626 SCH
1 ARMOR COLLAR K-24 626 KEE
1 SURFACE CLOSER 4041/P4041 689 LCN
1 FLOOR STOP 1209 626 TRM
1 SET SEALS 2891S HEAD & JAMBS 628 PEM
1 DOOR BOTTOM 217PK 628 PEM
HW-15 PAIR INTERIOR HOLLOW METAL LOCKSET MAN DOOR
6 HINGE FBB191 -4-1/2 x 4-1/2NRP 600 STA
2 FLUSH BOLT 3917 626 TRM
1 DUST PROOF STRIKE 3910 626 TRM
1 LOCKSET LV9453P x 17A x 7/8 STK 626 SCH
1 ARMOR COLLAR K-24 626 KEE
1 SURFACE CLOSER 4041/P4041 689 LCN
1 DOOR HOLDER PAH-60 (@ INACTIVE LEAF) 689 LCN
2 FLOOR STOP 1209 626 TRM
1 SET SEALS 2891S HEAD & JAMBS 628 PEM
2 DOOR BOTTOM 217PK 628 PEM
HW-16 SINGLE INTERIOR HERCULITE GLASS PASSAGE DOOR
1 TOP PATCH PL-424 #4 SS PRL
1 BOTTOM PATCH PL-414 #4 SS PRL
1 PIVOT PATCH PL-440 #4 SS PRL
1 FLOOR CLOSER BTS80 689 DOR
1 SET 10" PUSH/PULL TRIM 1191-3-BACK TO BACK 630 TRM
1" BOTTOM U-CHANNEL WU3SASL ANOD. CRL
1.5" TOP U-CHANNEL WU1SASL ANOD. CRL
HW-17 PAIR INTERIOR HERCULITE GLASS PASSAGE DOORS
2 TOP PATCH PL-424 #4 SS PRL
2 BOTTOM PATCH PL-414 #4 SS PRL
2 PIVOT PATCH PL-440 S/L TR #4 SS PRL
2 FLOOR CLOSER BTS80 689 DOR
2 SETS 10" PUSH/PULL TRIM 1191-3-BACK TO BACK 630 TRM
1" BOTTOM U-CHANNEL WU3SASL ANOD. CRL
1.5" TOP U-CHANNEL WU1SASL ANOD. CRL
HW-18 SINGLE INTERIOR STOREFRONT PASSAGE DOOR
1 OFFSET PIVOT 195 LESS TOP PIVOT 626 RIX
2 INTERMEDIATE PIVOT M19 626 RIX
1 PR DOOR PULL 1191-3 x BACK TO BACK 630 TRM
1 O.H. CONCEALED CLOSER RTS88BFE x 105 HO 689 DOR
1 DOOR BOTTOM 209-V A PEM
SEALS BY STOREFRONT MANUFACTURER
HW-19 PAIR INTERIOR STOREFRONT PASSAGE DOOR
2 OFFSET PIVOT 195 LESS TOP PIVOT 626 RIX
4 INTERMEDIATE PIVOT M19 626 RIX
2 PR DOOR PULL 1191-3 x BACK TO BACK 630 TRM
2 O.H. CONCEALED CLOSER RTS88BFE x 105 HO 689 DOR
2 DOOR BOTTOM 209-V A PEM
SEALS BY STOREFRONT MANUFACTURER
INTERIOR HARDWARE SETS
1. LOCKS SHALL BE KEY OPERATED FROM THE OUTSIDE AND OPERATED FROM THE INSIDE USING A DEVICE NOT
PROHIBITED BY CHAPTER 10 OF THE CBC.
2. ALL EXIT DOORS SHALL BE OPENABLE FROM THE INSIDE WITHOUT THE USE OF A KEY OR SPECIAL KNOWLEDGE OR
EFFORT PER CBC SECTION 1010.1.9.
3. ALL EXTERIOR SWING DOORS SHALL BE EQUIPPED WITH A DEADBOLT AND DEAD LOCKING LATCH . THESE LATCHES
SHALL COMPLY WITH CBC SECTION 1010.
4. AT THE MAIN ENTRANCE ONLY, PROVIDE SIGNAGE STATING IN 1" HIGH LETTER " THIS DOOR TO REMAIN UNLOCKED
WHEN SPACE IS OCCUPIED" THE LOCKING DEVICE SHALL BE OF A TYPE READILY DISTINGUISHABLE AS LOCKED.
ASSEMBLY SHALL COMPLY WITH CBC SECTION 1010.1.9.3
5. DEADBOLTS SHALL CONTAIN HARDENED INSERTS OR MANUFACTURER'S EQUIVALENT. STRAIGHT DEADBOLTS SHALL
HAVE A MIN. 1" THROW WITH A MIN. 5/8" EMBEDMENT. HOOK OR EXPANDING DEADBOLTS SHALL HAVE A MIN. 3/4"
THROW.
6. ALL LOCKS WHICH AUTOMATICALLY ACTIVATE TWO OR MORE DEADBOLTS SHALL EMBED A MIN. 1/2" BUT NEED NOT
EXCEED 1/4" INTO A HOLDING DEVICE.
7. PIN-TYPE HINGES ACCESSIBLE TO THE EXTERIOR SHALL HAVE NON-REMOVABLE PINS.
8. ACCESSIBLE MORTISE OR RIM TYPE CYLINDER LOCKS INSTALLED IN HOLLOW METAL DOORS SHALL BE PROTECTED
BY CYLINDER GUARDS WHERE THE CYLINDER PROJECTS BEYOND THE EXTERIOR OF THE DOOR.
9. EXITS SHALL BE ILLUMINATED AT ALL TIMES DURING BUILDING OCCUPANCY WITH LIGHT HAVING AN INTENSITY OF
NOT LESS THAN 1 FOOT CANDLE AT THE FLOOR PER CBC SECTION 1008.
10. ALL FIRE RATED DOORS AND FRAMES SHALL HAVE COMPLETE EQUALLY RATED ASSEMBLIES INCLUDING SMOKE
SEALS, CLOSURES, ETC. FIRE DOOR ASSEMBLIES SHALL BE LABELED BY AN APPROVED AGENCY.
DOOR NOTES
11. "T' = TEMPERED SAFETY GLAZING PER CBC SECTION 2406.
12. PROVIDE CLOSURE DEVICES ON ALL EXTERIOR DOORS AND AT PERIMTER OF CONDITIONED SPACES, U.N.O.
13. WIDTH AND HEIGHT OF REQUIRED EXIT DOORS SHALL COMPLY WITH CBC ACCESSIBILITY GUIDELINES. SEE DOOR
SCHEDULE FOR ACTUAL SIZES.
14. CENTER OF ALL DOOR HARDWARE TO BE 34" TO 44" ABOVE FLOOR. LATCHING AND LOCKING DOORS TO BE OPERABLE
WITH A SINGLE EFFORT BY LEVER OR PUSH-PULL TYPE HARDWARE.
15. THE MAXIMUM EFFORT REQUIRED TO OPERATE A DOOR SHALL NOT EXCEED 5 POUNDS FOR EXTERIOR OR INTERIOR
DOORS WITH A PULL OR PUSH EFFORT BEING APPLIED AT RIGHT ANGLE TO HINGED DOORS AND AT THE CENTER PLANE
OF SLIDING OR FOLDING DOORS. AUTOMATIC DOOR OPERATORS MAY BE UTILIZED TO MEET THE ABOVE STANDARDS.
WHEN FIRE RATED DOORS ARE UTILIZED, THE MAXIMUM EFFORT TO OPERATE THE DOOR MAY BE INCREASED TO 15
POUNDS WITH A CLOSURE DEVICE.
16. LATCHING & LOCKING DOORS THAT ARE HAND ACTIVATED AND WHICH ARE IN A PATH OF TRAVEL, SHALL BE OPERABLE
WITH A SINGLE EFFORT BY LEVER TYPE HARDWARE, PANIC BARS, PUSH-PULL ACTIVATING BARS, OR OTHER HARDWARE
DESIGNED TO PROVIDE PASSAGE WITHOUT REQUIRING THE ABILITY TO GRASP THE OPENING HARDWARE.
17. ALL INTERIOR DOORS SHALL HAVE SILENCERS, UNLESS FULL SEALS ARE REQUIRED.
18. ALL SOLID CORE WOOD DOORS SHALL BE STAIN GRADE ROTARY SELECT WHITE BIRCH STAINED TO MATCH HALEY
WINDSOR AS NOTED IN SCHEDULE. PROVIDE SAMPLE OF DOOR WITH STAINED FINISH FOR APPROVAL.
19. ON ALL VERTICAL LIFT DOORS, BOTTOM OF DOORS SHALL OPEN TO BE MINIMUM 12" HIGHER THAN TOP OF DOOR
OPENING IN WALL.
20. ON ALL DOCK AND GRADE LEVEL DOORS, USE 13 GAUGE, 3" TRACKS. DOORS SHALL BE 24 GAUGE WITH BOLTED
SPRING BUMPERS -NOT WELDED. DOOR SLIDE BOLTS SHALL BE MINIMUM 50" A.F.F. TO AVOID THE STEEL PROTECTION
BAR.
NOTES:
1. THE ITEMS LISTED IN THE FOLLOWING "SCHEDULE OF FINISH HARDWARE" SHALL CONFORM THROUGHOUT TO
THE REQUIREMENTS OF THE FOREGOING SPECIFICATION. THE LAST COLUMN IN THE HARDWARE SCHEDULE
REFERS TO THE MANUFACTURER ABBREVIATION LISTED ABOVE.
2. HARDWARE AT ALL EXIT DOORS SHALL COMPLY WITH CBC SECTION 1008.
3. ON STOREFRONT DOORS, PROVIDE ALTERNATE FOR CONT. GEARED HINGE IN LIEU OF PIVOTS. USE MARKAR
FM100 OR PEMKO CFM PEMKOHINGE.
4. ON ALL EXTERIOR DOORS SERVING ELECTRIC ROOMS, COORDINATE WITH LOCAL UTILITY IN ORDER TO
PROVIDE A LOCK KEYED TO PUBLIC UTILITIES MASTER KEY.
5. AT 8' HIGH DOORS, INCREASE NUMBER OF HINGES PER DOOR LEAF FROM 3 TO 4, TYP.
6. USE SCHLAGE INTERCHANGEABLE CORES (IC) AT ALL LOCKSET CYLINDERS
HARDWARE SCHEDULE
LEGEND OF LISTED MANUFACTURERS:
ADA ADAMS RITE
CRL C.R. LAURENCE
DOR DORMA
IDC INTERNATIONAL DOOR
IVES IVES
KEE KEEDEX
LCN LCN CLOSERS
PEM PEMKO
RIX RIXSON
SCH SCHLAGE
STA STANLEY
TRM TRIMCO
VON VON DUPRIN
MEDIUM STYLE STOREFRONT DOORAEXTERIOR GLASS ENTRANCE DOOR B DOCK HIGH DOOR -VERTICAL LIFT U.N.O. EDGRADE LEVEL DOOR - VERTICAL LIFT U.N.O.
VISION LITE WHERE
INDICATED IN DOOR
SCHEDULE
#
AD-#
#
AD-#
#
AD-#
#
AD-#
#
AD-#
#
AD-#
38"
HOLLOW METAL DOUBLE DOOR
F
VISION LITE WHERE
INDICATED IN DOOR
SCHEDULE
#
AD-#
#
AD-#
#
AD-#
HOLLOW METAL DOOR C
HOLLOW METAL DOOR -FULL DOOR LOUVER
HOLLOW METAL DOOR -VENTED
G SOLID CORE INT. DOOR W/NARROW LITE J KHOLLOW METAL DOOR W/HALF LITE MSOLID CORE INTERIOR WOOOD DOOR H
#
AD-#
#
AD-#
#
AD-#
N O T U S E D
38"
MIN. 24"H x 30"W,
GALVANIZED, WITH
INSECT SCREENS.
10"
#
AD-#
#
AD-#
#
AD-#
#
AD-#
#
AD-#
#
AD-#
#
AD-#
#
AD-#
#
AD-#
MIN. 24"W x 66"W, FULL
DOOR LOUVER GALV,
WITH INSECT SCREENS.
10"
#
AD-#
#
AD-#
#
AD-#
10"37 45/64"
#
AD-#
#
AD-#
#
AD-#
38"
10"
42"N O T U S E D
T
10"
42"
#
AD-#
#
AD-#
#
AD-#
5'-0"
5'-0"
38"
T
8"X34"VISION LITE-
FRAME TO MATCH
DOOR JAMB
43" MAX.
42"
T TTT
T
BRUSHED ALUM.
CLR SHALLOW
BOT. CHANNEL
BRUSHED ALUM.
CLR TOP CHANNEL
RECESS INTO
5/8"GYP.BD.
N O T U S E D
LINTERIOR GLASS ENTRANCE DOOR
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A5-1
SCHEDULES
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
1-DOOR SCHEDULE
DOOR NUMBER
DOOR FRAME HARDWARE
COMMENTSFIRE RATING
DOOR TYPE
WIDTH
HEIGHT
THICKNESS
DOOR MATERIAL
DOOR FINISH
VISION LITE
TRANSOM
SIGNAGE
FRAME MATERIAL
FRAME FINISH
HARDWARE GROUP NO.
LOCKING HARDWARE
CLOSER
THESHOLD
ELEC. HW / KEYCARD
1-01 ---B 6' - 0"7' - 10"1/4"ALUM ANOD.--YES ALUM ANOD.HW-6 YES YES YES -ADA SIGNAGE / NO SMOKING SIGNAGE
1-05 ---D 12' - 0"15' - 0"20 GA STEEL PAINT 1 --MANUF.PAINT MANUF.----
1-06 ---E 9' - 0"10' - 0"20 GA STEEL PAINT 1 --MANUF.PAINT MANUF.----
1-08 ---C 4' - 0"7' - 0"1-3/4"H.M.PAINT --STEEL PAINT HW-7P YES YES --UTILITY PROVIDER KEY
1-09 ---C 3' - 0"7' - 0"1-3/4"H.M.PAINT --YES STEEL PAINT HW-7 YES YES --FIRE DEPARTMENT ACCESS KEY
1-10 ---C 3' - 0"7' - 0"1-3/4"H.M.PAINT ---STEEL PAINT HW-7 YES YES --ADA SIGNAGE.
1-20 ---H 3' - 0"7' - 0"1-3/4"WOOD STAIN ---TIMELY ALUMATONE HW-10 ----
1-21 ---H 3' - 0"7' - 0"1-3/4"WOOD STAIN ---TIMELY ALUMATONE HW-10 ----
1-22 ---H 3' - 0"7' - 0"1-3/4"WOOD STAIN ---TIMELY ALUMATONE HW-10 ----
1-23 ---J 3' - 0"7' - 0"1-3/4"WOOD STAIN 1 --TIMELY ALUMATONE HW-10T YES YES --
1-24 ---H 3' - 0"7' - 0"1-3/4"WOOD STAIN --YES TIMELY ALUMATONE HW-13 -YES --RESTROOM COMPLIANT SIGNAGE
1-25 ---H 3' - 0"7' - 0"1-3/4"H.M.PAINT --YES STEEL PAINT HW-13 YES YES --RESTROOM COMPLIANT SIGNAGE
1-26 ---C 3' - 0"7' - 0"1-3/4"H.M.PAINT --YES STEEL PAINT YES
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
1. REVISIONS ARE SHOWN IN BOLD AND ITALIC TYPE .
2. WALL, FLOORS, AND CEILINGS SHALL NOT EXCEED THE FLAME SPREAD CLASSIFICATIONS IN CBC T-803.9
3. ALL FLOORINGS SHALL HAVE TRANSITIONS STRIPS BY SCHLUTER OR APPROVED EQUAL.
4. PLASTIC LAMINATE COUNTER TOPS TO HAVE RADIUS EDGES AND COVE AT BACKSPLASH
5. SEE MATERIAL LEGEND FOR SPRINKLER ESCUTCHEON REQUIREMENTS.
6. PROVIDE EXPANSION JOINTS IN TILE AT ALL LOCATIONS (SEE FINISH SCHEDULE) WHERE BACKING MATERIAL CHANGES PER A.N.S.I. STANDARD A.108.1. TILE INSTALLATION SHALL BE PER THE CURRENT TILE COUNCIL OF AMERICA HANDBOOK FOR INSTALLATION GUIDELINES.
7. USE DENSSHIELD® TILE BACKER GYP. BD. WITH WATER RESISTANT CORE BY GEORGIA PACIFIC CORP. FOR ALL VERTICAL TILE BACKING.
8. NOTE THAT ALL MOUNTING HEIGHTS GIVEN ARE PER MANUF. RECOMMENDATIONS TO ENSURE THAT ALL OPERATIONAL PORTIONS OF ACCESSORIES ARE WITHIN 40" A.F.F. FOR DISABLED ACCESS. CONTRACTOR SHALL CONFIRM ACCESS PRIOR TO INSTALLATION.
9. PLUMBING FIXTURE SHALL BE PROVIDED IN ACCORDANCE WITH CHAPTER 4 OF THE CPC.
10. ALL FLOOR SHALL BE THIN SET TILE -CONTRACTOR SHALL NOTE TOILET ROOM LOCATIONS. PREP AS REQUIRED PER TILE COUNCIL OF AMERICA HANDBOOK.
11. ALL WASHROOM EQUIPMENT SHALL BE BOBRICK OR APPROVED EQUAL.
12. CONTRACTOR SHALL PROVIDE SOLID BACKING FOR WALL MTD EQUIPMENT AS REQUIRED BY MFG.
13. WHEN TILE IS DISRUPTED BY WASHROOM EQUIPMENT & MIRRORS; CONTRACTOR IS TO TAKE TILE UP AND AROUND EQUIPMENT AS APPLIES. CONTRACTOR SHALL VERIFY W/ ARCHITECT PRIOR TO INSTALLING TILE.
14. TOILET COMPARTMENT DOORS SHALL BE AS FOLLOWS:
a. DOOR HARDWARE SHALL COMPLY WIT SECTION 11B-404.
b. THE DOOR SHALL BE SELF-CLOSING.
c. THE DOOR PULLS COMPLYING WITH SEC. 11B-404.2.7 SHALL BE PLACED ON BOTH SIDES OF THE DOOR NEAR THE LATCH.
15. FINISH SAMPLES SHALL BE SUBMITTED TO ARCHITECT FOR REVIEW PRIOR TO INSTALLATION.
16. DOOR AND FRAMES RECEIVING PAINT SHALL MATCH ADJACENT WALL COLOR.
NOTES:
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
1-A5-2
FINISH SCHEDULES
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
16130 VENTURA BLVD
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
MS-MOUNTAIN VIEW
LLC C/0 SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
ROOM WALL FINISH CEILING
COMMENTSRM #NAME FLOOR FINISH BASE FINISH NORTH EAST SOUTH WEST SYSTEM FINISH HEIGHT
1-100 WAREHOUSE SC-1 -P-1 P-1 P-1 P-1 EXPOSED --PROVIDE B-2 ON DIMISING WALL BETWEEN OFFICE AND WAREHOUSE (WAREHOUSE SIDE)
1-101 FIRE RISER ROOM SC-1 B-2 P-1 P-1 P-1 P-1 GYP BD P-1 10'-0"PROVIDE B-2 ON DIMISING WALL BETWEEN FIRE RISER ROOM AND WAREHOUSE (WAREHOUSE SIDE)
1-102 ELECTRICAL ROOM SC-1 B-2 P-1 P-1 P-1 P-1 GYP BD P-1 10'-0"PROVIDE B-2 ON DIMISING WALL BETWEEN ELECTRICAL ROOM AND WAREHOUSE (WAREHOUSE SIDE)
1-110 OPEN OFFICE CP-1/LVT-1 B-1 P-1 P-1 P-1 P-1 ACT -10'-0"
1-111 OFFICE 1 CP-1 B-1 P-1 P-1 P-1 P-1 ACT -10'-0"
1-112 OFFICE 2 CP-1 B-1 P-1 P-1 P-1 P-1 ACT -10'-0"
1-113 OFFICE 3 CP-1 B-1 P-1 P-1 P-1 P-1 ACT -10'-0"
1-114 BREAK ROOM LVT-1 B-1 P-2 P-2 P-2 P-2 ACT -10'-0"
1-115 RESTROOM OFFICE TL-1 B-3 TL-2/P-2 TL-2/P-2 P-2 P-2 GYP BD P-1 9'-0"
1-116 RESTROOM WAREHOUSE SC-1 B-2 FRP/P-2 P-2 P-2 FRP/P-2 GYP BD P-1 9'-0"
1-117 JANITOR AREA SC-1 B-2 FRP/P-2 --FRP/P-2 EXPOSED --
ROOM FINISHES SCHEDULE
MARK DATE DESCRIPTION
PC 11/24/2020 PLAN CHECK SUBMITTAL
42433
APN # 909-290-001
PA20-0533
BP20-4793
18
7111519
81216
17
10
15
2
3
4
14
20
TYPICAL DOME SECTIONTYPICAL DOME PLAN
0.
2
0
"
TAPERED EDGES
WHERE EXPOSED
2.3" MIN.
2.
3
"
M
I
N
.
0.9" MIN.0.45" MIN.
2.
4
"
M
A
X
.
2.4" MAX.0.92" MAX.0.47" MAX.
0.
6
5
"
M
I
N
.
TY
P
.
B
A
S
E
TO
B
A
S
E
NOTES:
1. THE DETECTABLE WARNING SURFACE SHALL BE YELLOW AND APPROXIMATE FS 33538 OF FEDERAL
STANDARD 595C, PER CBC SECTION 11B-705.1.1.3.1.
2. THE DETECTABLE WARNING SURFACE SHALL COMPLY WITH CBC SECTION 11B.705.1.2.2 FOR CURB RAMPS.
3. THE DETECTABLE WARNING SURFACE SHALL COMPLY WITH CBC SECTION 11B.705.1.2.5 FOR WALKS.
4. IN CALIFORNIA: ONLY DSA-AC DETECTABLE WARNING PRODUCTS SHALL BE INSTALLED
DETECTABLE TRUNCATED DOMES SURFACING
SCALE: N.T.S.01010
NOTES:
1. CURB RAMPS SHALL COMPLY WITH 2016 CBC SECTION 11B-406.
2. LANDINGS AT TOP AND BOTTOM SHALL NOT EXCEED 1/4" PER FOOT SLOPE IN ANY DIRECTION U.N.O.
8.
3
3
%
MA
X
CONCRETE SIDEWALK W/
MED. BROOM FINISH U.N.O.
12" WIDE BORDER OF 1/4" X
1/4" GROOVES @ 3/4" O.C.
LANDSCAPING
DETECTABLE WARNING
SURFACE ON RAMP
SURFACE
CONCRETE CURB
2%
MA
X
12
"
48
"
M
I
N
.
48" MIN
AS
R
E
Q
U
I
R
E
D
A
TYPICAL CURB RAMPS
SCALE: 1/4" = 1'-0"01132
8
-
2" MAX.
6"
M
I
N
.
/
8"
M
A
X
.
36
"
B
8.33%
MAX
2%
MAX
48
"
M
I
N
48" MIN.AS REQUIRED
LANDSCAPING
CONCRETE CURB
DETECTABLE WARNING
SURFACE ON TRANSITION
SURFACE
12"
48" MIN. - 0" CURB CONDITION
PROVIDE DETECTABLE
WARNINGS FULL WIDTH
36
"
2" MAX.
8
-
C
8.
3
3
%
MA
X
2%
M
A
X
LA
N
D
I
N
G
48" MIN
2" MAX.
6"
M
I
N
.
/
8"
M
A
X
.
36
"
1:10
MAX.
1:10
MAX.
DETECTABLE WARNING
SURFACE ON TRANSITION
SURFACE
CONCRETE CURB
8
-
0" CURB
0" CURB
PERPENDICULAR CURB RAMP W/ FLARED SIDES
PARALLEL CURB RAMP W/ FLARED SIDES
PERPENDICULAR CURB RAMP W/ STRAIGHT SIDES
48
"
M
I
N
.
AS
R
E
Q
U
I
R
E
D
SCALE: 1" = 1'-0"01102
PRE-CAST CONCRETE WHEEL STOP
CONC. CURB & LANDSCAPE WHERE OCCURS
PRE-CAST CONC. WHEEL STOP W/ REINF. - USE 2 -
#4 REBAR EMBEDED 18" MIN. INTO NAT. GRADE &
SET FLUSH W/ TOP OF STOP. STOP LENGHT SHALL
BE 6'-0" WHEN SHARED BY TWO STALLS OR 4'-0"
FOR SINGLE STALL
A.C. PAVING O/ A.B.
NOTES:
1.USE EPOXY ADHESIVE IN LIEU OR REBAR FOR INSTAL. ON CONC. SLAB
2.SEE SITE PLAN FOR LOCATION OF STOPS.
18
"
A.
B
.
A.
C
.
5
1
/
2
"
7 1/2"
2'-0" TYP.
UP
CONCRETE TILT-UP PANEL
PER STRUCT. DWNGS
POURED IN PLACE CONC.
STAIRS & LANDING W/ LIGHT
BROOM FIN. W/ TILT-UP
EDGE PANELS - FINISH &
PAINT SIDES TO MATCH
BLDG.
1-1/2" DIA. PAINTED STEEL
HANDRAIL/GUARDRAIL
CONC. CURB WHERE
OCCURS PER PLAN
CONC. WALK W/ MED.
BROOM FIN
LANDSCAPING WHERE
OCCURS
PER PLAN
NOTES:
1. G.C. SHALL ADJUST THE NUMBER OF TREADS AND RISERS PER FIN. GRADE AT EA. LOCATION PER CIVIL DWGS.
2. EVERY RISER HEIGHT SHALL BE BE NOT LESS THAT 4" NOR GREATER THAN 7" AND EA. TREAD SHALL BE NOT
LESS THAN 11" MEASURED FROM NOSE TO NOSE.
3. SEE STRUCT. DRAWINGS FOR FURTHER NOTES.
6'
-
2
"
11
"
T
R
E
A
D
S
5'
-
6
"
12
"
11
"
12
"
12
"
3'
-
0
"
6"
EXTERIOR CONCRETE STAIRS
SCALE: 3/16" = 1'-0"01300
20
-
UP
5'
-
1
1
"
1
1
"
TR
E
A
D
S
5'
-
8
"
4'
-
0
"
12
"
11
"
12
"
12
"
3'
-
0
"
8"
5'-3"
SEE SITE PLAN
5'-0" CLR.
SEE SITE PLAN
18
AD-1
20
-
16
AD-1
4'
-
0
"
A STAIRS W/ CONC. TILT-UP GUARDRAILS
(GREATER THAN 30" GRADE DIFFERENCE)B STAIRS W/ STEEL PIPE HANDRAILS
(LESS THAN 30" GRADE DIFFERENCE)
3"
23
"
NOTES:
1. NO SMOKING SIGNAGE SHALL BE APPROX. 6" X 10" & PROVIDED AT THE PRIMARY OFFICE ENTRY(S) AND AT ANY
OTHER LOCATION AS IDENTIFIED ON THE ARCHITECTURAL SITE PLAN.
2. LOCATIONS ARE SCHEMATIC AND CONTRACTOR IS TO COORDINATE THE FINAL LOCATIONS WITH THE ARCHITECT.
NO SMOKING
SIGN - APPROX.
6" X 10"
NO SMOKING SIGNAGE
SCALE: 1/2" = 1'-0"
WITHIN 25
FEET OF
BUILDING
01129
01000
INTERNATIONAL SYMBOL FOR
ACCESSIBILITY - WHEN PAINTED
IN PARKING STALL, SYMBOL
SHALL BE 36" SQUARE.
SIGN FIELD: BLUE #15090 IN
FEDERAL STANDARD 595C.
SYMBOL: WHITE, 3" WIDE STRIPING
NOTES:
1. SEE SITE PLAN FOR LOCATIONS OF DISABLED ACCESS STALLS.
2. WHEN PAINTED IN STALL; EMBLEM MUST BE LOCATED SO THAT IT IS VISIBLE
BY A TRAFFIC ENFORCEMENT OFFICER WHEN A VEHICLE IS PROPERLY PARKED IN
THE SPACE (CENTERED AT ENTRANCE TO STALL RECOMMENDED).
INTERNATIONAL ACCESSIBILITY SYMBOL
SCALE: 1" = 1'-0"
3'-0"
3'
-
0
"
3"
@
C
O
N
C
.
C
U
R
B
18
"
@
C
O
N
C
.
C
U
R
B
&
G
U
T
T
E
R
BACK TO BACK
STALLS
STALLS @
LANDSCAPING
CONC. WHEEL
STOP
CONC. CURB
3" WIDE WHITE TRAFFIC
PAINT STRIPING
ADD 10" WHITE PAINTED
TEXT WHEN STALL IS
INDICATED AS SUCH ON
THE SITE PLAN
NOTES:
1. SEE SITE PLAN ACTUAL STALL DIMENSIONS & OVERHANG LOCATIONS.
2. PROVIDE 2 COATS OF TRAFFIC PAINT O/ NON-SEALED A.C. & 1 COAT O/ SEALED A.C. U.N.O..
3. CONFIRM STRIPING CONFIGURATION WITH GOVERNING CITY STANDARDS PRIOR TO
PAINTING.
3'3'
24
"
T
Y
P
.
U
N
O
STALL WIDTH
SEE PLAN
ST
A
L
L
D
E
P
T
H
SE
E
P
L
A
N
7 1/2"
12
-
CLEAN AIR/
VANPOOL/EV
STALL STRIPING
SCALE: 1/8" = 1'-0"01100
CONCRETE WALL PANEL
HANDRAIL TO RETURN TO WALL
SEE NOTE #7 BELOW
1-1/2" PIPE STEEL PRIMED AND PAINTED
U.N.O. SPECIFICATIONS - GRIND ALL
WELDS SMOOTH AND FILL ALL PITS
3/4" DIA. STEEL SUPPORT
PAINT TO MATCH U.N.O.
1/4" X 3" DIA PL WELDED TO HANDRAIL
AND SECURED TO PANEL W/ 3 - 3/8" X 3"
EXP. BOLTS @ 6'-0" MAX. O.C. AND AT 6"
FROM EA. END 34
"
A
.
F
.
F
.
O
R
A
B
O
V
E
T
R
E
A
D
N
O
S
E
NOTES: (REFER TO CBC SECTIONS 1014 & 11B-505).
1. HANDRAILS ARE TO BE PROVIDED EACH SIDE OF ALL STAIRS AND RAMPS.
2. HANDRAILS ARE TO BE CONTINUOUS WITHIN THE FULL LENGTH OF EACH STAIR FLIGHT OR RAMP RUN, WITHOUT
INTERRUPTION BY NEWEL POSTS OR OTHER OBSTRUCTIONS.
3. INSIDE HANDRAILS ON SWITCHBACK OR DOGLEG STAIRS AND RAMPS ARE CONTINUOUS BETWEEN FLIGHTS OR RUNS.
4. HANDRAIL GRIPPING SURFACES ARE NOT TO BE OBSTRUCTED ALONG THEIR TOPS OR SIDES. THE BOTTOM OF THE
HANDRAIL GRIPPING SURFACE SHALL NOT BE OBSTRUCTED FOR MORE THAN 20% OF ITS LENGTH.
5. HANDRAIL GRIPPING SURFACES AND ANY SURFACES ADJACENT TO THEM ARE FREE OF SHARP OR ABRASIVE
ELEMENTS AND HAVE ROUNDED EDGES.
6. HANDRAILS DO NOT ROTATE IN THEIR FITTINGS.
7. HANDRAILS SHALL RETURN TO A WALL, GUARD, OR THE WALKING / LANDING SURFACE OR SHALL BE CONTINUOUS
TO THE HANDRAIL OF AN ADJACENT STAIR FLIGHT OR RAMP RUN.
8. HANDRAIL EXTENTIONS SHALL BE PROVIDED PER PLAN AT TOP AND BOTTOM OF ALL RAMPS AND STAIRS.
9. HANDRAILS SHALL BE RESIST A LINEAR LOAD OF 50 LBS. PER LINEAL FOOT, & A CONCENTRATED LOAD OF 200 LBS.
4"
1-1/2"
HANDRAIL @ CONCRETE WALL
SCALE: 3" = 1'-0"01360
4-1/2" MAX.
MIN.
2"
CONCRETE STAIR SECTION
SCALE: 1/4" = 1'-0"01320.30
NOTES:
1. SEE STRUCTURAL DRAWINGS FOR FURTHER NOTES AND REINF. REQUIREMENTS.
20
AD-1
19
AD-1
1-1/2" DIA. PIPE HANDRAIL -
GRIND ALL WELDS SMOOTH
CONC. LANDING
CONC. TILT-UP PANEL
POURED IN PLACE CONC. STAIRS AND
LANDING
34
"
34
"
11"
12" FLAT RUN
6'-0" MAX.
4"
-
7
"
R
I
S
E
R
S
42
"8"
3"
12" FLAT RUN
34
"
LEVEL LANDING WITH
MAX 1/4" PER FOOT
SLOPE TO DRAIN
1-1/2" DIA. PAINTED STEEL
HANDRAIL
CONCRETE STAIR TREAD W/
MEDIUM BROOM FINISH
PAINTED CONC. TILT-UP
WALL PANEL
SCALE: 3/16" = 1'-0"01305.5
EXTERIOR CONCRETE STAIR
UP
NOTES:
1. CONTRACTOR SHALL ADJUST THE NUMBER OF TREADS AND RISERS PER FINISH GRADE AT EA. LOCATION PER CIVIL
DWGS.
2. EVERY RISER HEIGHT SHALL BE BE NOT LESS THAT 4" NOR GREATER THAN 7" AND EA. TREAD SHALL BE NOT LESS THAN
11" MEASURED FROM NOSE TO NOSE. ALL RISERS & TREADS SHALL BE OF UNIFORM HEIGHT & WIDTH.
3. SEE STRUCTURAL DRAWINGS FOR ADDITIONAL NOTES.
4. WHERE STAIRWAYS OCCUR OUTSIDE A BUILDING, THE UPPER APPROACH AND ALL TREADS SHALL BE MARKED BY A
STRIP OF CLEARLY CONTRASTING COLOR AT LEAST 2" WIDE AND NOT MORE THAN 4" WIDE PLACED PARALLEL TO AND
NOT MORE THAN 1" FROM THE NOSE OF THE STEP OR LANDING TO ALERT THE VISUALLY IMPAIRED.THE STRIP SHALL BE
OF A MATERIAL IS AT LEAST AS SLIP-RESISTANT AS THE OTHER TREADS OF THE STAIR. A PAINT STRIP IS ACCEPTABLE.
5'-0"11"4'-0"
6'-11"5'-0"
24
"
C
L
R
3'
-
0
"
6"
5'
-
6
"
18
-
3"
11" TREADS
DS
WHERE AN
EXIT SIGN IS
PROVIDED
3-C
-
20
-
-12" FLAT RUN
PRIMARY ENTRANCE SIGNAGE
SCALE: N.T.S.01124
FIN. GRADE
INTERNATIONAL SYMBOL FOR
ACCESSIBILITY - BACKGROUND COLOR
SHALL BE BLUE 15090 IN FEDERAL
STANDARD 595C. SYMBOL, LETTERS AND
BRAILLE SHALL BE WHITE. CHARACTERS
AND SYMBOLS SHALL HAVE A NON GLARE
FINISH AND SHALL BE RAISED 1/32".
5/8" HIGH MIN. SANS SERIF CHARACTERS
WITH A WIDTH TO HEIGHT RATIO OF
BETWEEN 3:5 AND 1:1 AND A STROKE
WIDTH TO HEIGHT RATIO OF BETWEEN 1:5
AND 1:10.
GRADE II BRAILLE - 3/8" HIGH CHARACTERS
SEE NOTES BELOW
6"
ACCESSIBLE
ENTRANCE
48
"
M
I
N
.
60
"
M
A
X
.
6"
NOTES:
1. PROVIDE 6" SQ. ACRYLIC ACCESSIBILITY SYMBOL SIGNAGE AT ALL PRIMARY BUILDING ENTRANCES PER CBC CHAPTER 11B DIVISION 2
SECTIONS 11B-201.1 &11B-202.4
2. THE SIGN SHALL COMPLY WITH CBC CHAPTER 11B DIVISION 7 SECTIONS 11B-703.2 THRU 703.7.2 AND CBC SECTION 1013.
3. THE SIGN SHALL BE LOCATED ADJACENT TO THE LATCH SIDE OF A SINGLE DOOR AND RIGHT SIDE OF DOUBLE DOORS 48" MIN. A.F.F. TO THE
BOTTOM OF LOWEST BRAILLE CHARACTER AND 60" MAX. TO THE BASELINE OF THE HIGHEST LINE OF RAISED CHARACTER. SIGN SHALL BE
CENTERED IN AN 18" X 18" CLEAR AREA ADJACENT AND CLEAR OF THE DOOR SWING PER SECTION 11B-703.4.2.
4. VISUAL CHARACTERS ON SIGNS SHALL BE SELECTED FROM FONTS WHERE THE WIDTH OF THE UPPERCASE LETTER "O" IS 60% MIN. AND 110%
MAX. OF THE HEIGHT OF THE UPPERCASE LETTER "I". STROKE THICKNES OF THE UPPERCASE LETTER "I" SHALL BE 10% MIN. AND 20% MAX. OF
THE HEIGHT OF THE CHARACTER.
5. CONTRACTED GRADE II BRAILLE: DOTS SHALL BE 1/10" ON CENTERS IN EACH CELL WITH 2/10" SPACE BETWEEN CELLS, MEASURED FROM THE
SECOND COLUMN OF DOTS IN THE FIRST CELL TO THE FIRST COLUMN OF DOTS IN THE SECOND CELL. DOTS SHALL BE RAISED A MINIMUM OF
1/40" ABOVE THE BACKGROUND, AND ARE TO BE ROUNDED, NOT SQUARE DOTS.
SINGLE DOOR DOUBLE DOOR
9"9"
FIN. FLR.
WALL MOUNTED SIGN - BACKGROUND
COLOR SHALL BE BLUE 15090 IN FEDERAL
STANDARD 595C. LETTERS AND BRAILLE
SHALL BE WHITE. CHARACTERS SHALL HAVE
A NON GLARE FINISH AND SHALL BE RAISED
1/32".
1" HIGH MIN. SANS SERIF CHARACTERS - SEE
NOTE #3 BELOW FOR ADD'L REQUIREMENTS.
GRADE LEVEL EXITS SHALL HAVE THE WORD
"EXIT". EXIT DOORS THAT LEAD DIRECTLY TO
A STAIR OR RAMP SHALL HAVE THE
FOLLOWING WORDS AS APPROPRIATE:
"EXIT STAIR DOWN""EXIT STAIR UP"
"EXIT RAMP DOWN""EXIT RAMP UP"
GRADE II BRAILLE - SEE NOTE #5 BELOW
FOR ADD'L REQUIREMENTS
SINGLE DOOR SIGN LOCATION
DOUBLE DOOR SIGN LOCATION
3"
M
I
N
.
AS REQUIRED
TACTILE EXIT SIGNS
SCALE: N.T.S.01125
48
"
M
I
N
.
60
"
M
A
X
.
EXIT
STAIR
DOWN
EXIT STAIR DOWN
EXIT STAIR DOWN
EXIT
ROUTE
EXIT
STAIR
DOWN
EXIT
RAMP
DOWN
EXIT
SIGN TYPE
SIGN TYPE
SIGN TYPE
SIGN TYPE
NOTES:
1. PROVIDE WALL MOUNTED EXIT SIGNAGE AT EACH DOOR REQUIRED TO HAVE AN EXIT SIGN PER 2019 CBC SECTION 1013.
2. THE SIGN SHALL COMPLY WITH CBC CHAPTER 11B SECTIONS 11B-703.1 THROUGH 11B-703.5 AND CHAPTER 10 SECTION 1013.
3. THE SIGN SHALL BE LOCATED ADJACENT TO THE LATCH SIDE OF A SINGLE DOOR AND RIGHT SIDE OF DOUBLE DOORS 48" MIN. A.F.F. TO BOTTOM
OF LOWEST BRAILLE CHARACTER AND 60" MAX. TO TOP OF HIGHEST BRAILLE CHARACTER. A PERSON SHALL BE ABLE TO APPROACH WITHIN 3" OF
THE SIGN WITHOUT ENCOUNTERING A PROTRUDING OBJECT OR BE WITHIN THE SWING OF THE DOOR PER CBC SECTION 11B-703.4.2.
4. VISUAL CHARACTERS ON SIGNS SHALL BE SELECTED FROM FONTS WHERE THE WIDTH OF THE UPPERCASE LETTER "O" IS 60% MIN. AND 110%
MAX. OF THE HEIGHT OF THE UPPERCASE LETTER "I". STROKE THICKNESS OF THE UPPERCASE LETTER "I" SHALL BE 10% MIN. AND 20% MAX. OF
THE HEIGHT OF THE CHARACTER.
5. CONTRACTED GRADE II BRAILLE: DOTS SHALL BE 1/10" ON CENTERS IN EACH CELL WITH 2/10" SPACE BETWEEN CELLS, MEASURED FROM THE
SECOND COLUMN OF DOTS IN THE FIRST CELL TO THE FIRST COLUMN OF DOTS IN THE SECOND CELL. DOTS SHALL BE RAISED A MINIMUM OF
1/40" ABOVE THE BACKGROUND, AND ARE TO BE ROUNDED, NOT SQUARE DOTS.
A
B
C
D
DISABLED ACCESS SITE SIGNAGE ON STEEL POSTS
SCALE: 1" = 1'-0"01127
24
"
H
E
I
G
H
T
N
.
T
.
S
.
60
"
M
I
N
.
H
T
.
W
H
E
R
E
W
A
L
L
M
T
D
.
O
R
I
N
L
A
N
D
S
C
A
P
E
PARKING
ONLY
MINIMUM
FINE $250
VAN
ACCESSIBLE
MINIMUM
FINE $250
80
"
M
I
N
.
H
T
.
I
N
P
A
R
K
I
N
G
/
P
E
D
E
S
T
R
I
A
N
W
A
L
K
W
A
Y
S
SIGN TYPE DSIGN TYPE CSIGN TYPE BSIGN TYPE A
FIN. GRADE
SIGNAGE REQUIREMENTS:
1. ALL SIGNS TO BE 1/8" THK., REFLECTORIZED, WHITE
LETTERING ON BLUE BACKGROUND. PROVIDE 1/2"
MIN. RADIUS CORNERS. BLUE SHALL BE COLOR 15090
IN FEDERAL STANDARD 595C.
2. NO SIGN SHALL BE SMALLER THAN 70 SQ. INCHES.
3. ALL LETTERING TO BE MIN. 1" HIGH.
4. SEE SITE PLAN FOR LOCATIONS.
5. G.C. SHALL BE RESPONSIBLE FOR OBTAINING
CONTACT INFO & GOVERNING AGENCY REQ.
NECESSARY TO COMPLETE THE SIGN TEXT PRIOR TO
BUILDING FINAL.
60
"
M
I
N
.
H
T
.
W
H
E
R
E
W
A
L
L
M
T
D
.
O
R
I
N
L
A
N
D
S
C
A
P
E
80
"
M
I
N
.
H
T
.
I
N
P
A
R
K
I
N
G
/
P
E
D
E
S
T
R
I
A
N
W
A
L
K
W
A
Y
S
60
"
N
.
T
.
S
.
(
P
L
A
C
E
I
N
L
A
N
D
S
C
A
P
E
)
SIGN TYPE D: MIN. 17" X 22" - UNAUTHORIZED
VEHICLE WARNING SIGN, LOCATED AT EACH
AUTO ENTRANCE TO THE FACILITY FROM
RIGHT OF WAY
SIGN TYPE C: 9" MIN. WIDTH - PARKING SPACE
SIGNAGE AT VAN ACCESSIBLE DISABLED
ACCESS STALLS AS IDENTIFIED ON THE SITE
PLAN
SIGN TYPE B: 9" MIN. WIDTH - PARKING SPACE
SIGNAGE AT TYPICAL DISABLED ACCESS
STALLS AS IDENTIFIED ON THE SITE PLAN
SIGN TYPE A: 9" MIN. WIDTH - ADA PATH OF
TRAVEL DIRECTIONAL SIGNAGE. LOCATE AT
ENTRANCE OF ACCESSIBLE PATH FROM
RIGHT-OF-WAY, AND AT EACH MAJOR
JUNCTION. SEE SITE PLAN. G.C. SHALL BE
RESPONSIBLE FOR FIELD COORDINATING THE
ARROW DIRECTION
3" DIA. GALVANIZED POLE SET IN
CONC. FOOTING- TYP.
UNAUTHORIZED VEHICLES
PARKED IN DESIGNATED
ACCESSIBLE SPACES NOT
DISPLAYING
DISTINGUISHING PLACARDS
OR SPECIAL LICENSE
PLATES ISSUED FOR
PERSONS WITH
DISABILITIES WIL BE
TOWED AWAY AT THE
OWNERS EXPENSE
TOWED VEHICLES MAY BE
RECLAIMED AT
OR BY TELEPHONING
(___) ________
(INSERT TEXT)
X
XX
X
XX
SCALE: 1/4" = 1'-0"01299
TYP. MANEUVERING CLEARANCES AT DOORS
24"
44
"
*
4
8
"
R
E
Q
.
WH
E
R
E
D
O
O
R
PR
O
V
I
D
E
D
W
/
CL
O
S
E
R
22"
44
"
*
4
8
"
R
E
Q
.
WH
E
R
E
D
O
O
R
PR
O
V
I
D
E
D
W
/
BO
T
H
C
L
O
S
E
R
&
LA
T
C
H
24"18"
12"
24"36"
60
"
60
"
WIDTH
OF DOOR
48
"
48
"
FRONT APPROACH
PULL SIDE - EXTERIOR
HINGE APPROACH
PULL SIDE
FRONT APPROACH
PUSH SIDE
FRONT APPROACH
PUSH SIDE - DOOR PROVIDED
W/ BOTH CLOSER AND LATCH
(F) HINGE APPROACH
PUSH SIDE
LATCH APPROACH
PUSH SIDE
LATCH APPROACH
PULL SIDE
FRONT APPROACH
PULL SIDE - INTERIOR
NOTES:
1. MAX. SLOPE AT EXTERIOR LANDINGS IS 2% IN ANY DIRECTION.
2. INTERIOR LANDINGS ARE LEVEL (UP TO 0.5% SLOPE MAX.).
3. FOR TYPICAL THRESHOLD REQUIREMENTS AT EACH LOCATION - SEE SEPARATE DETAILS
4. ALL DOORS SHALL PROVIDE MIN. 32" CLR. FROM FACE TO DOOR TO
STOP WITH DOOR AT 90 DEG. OPEN.
7
AD-3
8
AD-3
36" OC
MAX.
ACCESSIBLE PARKING STALL
SCALE: 1/8" = 1'-0"01112
NOTES:
1. SURFACE SLOPES SHALL NOT EXCEED 1/4" PER FOOT IN ANY DIRECTION.
2.SEE SITE PLAN FOR LAYOUT VARIATIONS
3. ALL STRIPING FOR BORDERS OF DISABLED ACCESS LOADING STALLS SHALL BE BLUE.
ACCESSIBLE PARKING
STALL SIGN @ CENTER OF
STALL U.N.O.
6" CURB, TYP.
VAN ACCESSIBLE PARKING
SIGN @ CENTER OF STALL
U.N.O.
CONCRETE WHEEL STOP
WHERE OCCURS ON SITE
PLAN
6" WIDE BLUE TRAFFIC
PAINT STRIPING
ADD TEXT WHEN STALL IS
INDICATED AS "VAN
ACCESSIBLE" ON SITE PLAN
3" WIDE BLUE STRIPING
ACCESSIBLE PARKING
STALL SYMBOL @
REAR/CENTER OF STALL -
SEE DETAIL
5'-0" OR 8'-0"
SEE SITE PLAN
VAN
ACCESSIB
LE
9'-0"9'-0"
SINGLE STALL CONFIGURATION
DOUBLE STALL CONFIGURATION
9'-0"5'-0"
MULTIPLE STALL CONFIGURATION
24
"
48
"
M
I
N
.
18
'
-
0
"
M
I
N
.
12
"
36"
36
"
1
-
12
-
5-C
-
5-B
-
8
-
36
"
NO
PARKIN
G
#3 BARS @ 12" O.C. EA. WAY
POURED IN PLACE CONC.
STEPS W/ LIGHT BROOM
FINISH
#4 BAR AT TOP & BOTTOM
BLACK CONTRAST STRIPE
IN COMPLIANCE W/
CBC 11B-504.4.1
1/2" MAX. RADIUS AT
LEADING EDGE OF STAIR
NOSING
1/4" X 1/4" TOOLED
GROOVES PAINTED WITH
CONTRASTING PAINT -
PROVIDE AT EACH TREAD
AND UPPER APPROACH
TOOLED EDGE W/ #3 BAR
AT NOSING - SEE
BLOWUP ABOVE
FINISH - SEE SITE PLANS
1/2" EXP. JOINT
NOTES:
1. SEE STRUCTURAL FOR FURTHER NOTES.
2. EXTERIOR STAIR TREADS / LANDINGS SHALL BE DESIGNED TO PREVENT WATER ACCUMULATION.
2 3/4"1"
CONCRETE STEPS AND NOSINGS
SCALE: 3/4" = 1'-0"01321
11"1-1/4"
MAX.
10" MIN.
18
"
M
I
N
.
3"
3"
4"
M
I
N
.
7"
M
A
X
.
MAX.
NOTES:
1. SEE CIVIL DRAWINGS FOR NUMBER AND HEIGHT OF RISERS.
2. IN ACCORDANCE WITH ACCESSIBILITY GUIDELINES, THE VERTICAL SUPPORT JUST BELOW THE
HANDRAIL SHALL BE OF A SMALLER DIA. THAN THE HANDRAIL.
3. SEE NOTES ON DETAIL 20, THIS SHEET, FOR COMPLETE HANDRAIL REQUIREMENTS.
4. GUARDRAIL CONDITION IS REQUIRED WHERE GRADE DIFFERENCE TO ADJACENT GRADE EXCEEDS 30"
PER CBC SECTION 1015.
SCALE: 1/2" = 1'-0"
SITE STEPS
01322
17
"
17
"
34
"
17
"
17
"
6"
6'-0" O.C. MAX
1-1/2" DIA. PIPE
HANDRAILS CONT.
WHERE SHOWN ON PLAN
& STRUCT. DRAWINGS
3"
12" FLAT
12" FLAT
RUN
RUN
11"
1-1/2" DIA. PIPE HANDRAIL - GRIND ALL
WELDS SMOOTH & PAINT PER SPECS.
19
AD-1
FINISH - SEE PLANS
1/2" EXP. JOINT
VERTICAL SUPPORTS SHALL BE
SMALLER THAN HANDRAIL FOR
CONTINUOUS GRIPPING
SURFACE
SHEET:
SHEET TITLE
RGA
Office of Architectural Design
15231 Alton Parkway, Suite 100
Irvine, CA 92618
T 949-341-0920
FX 949-341-0922
RGA, OFFICE OF ARCHITECTURAL DESIGN
COPYRIGHT
CHK'D BY:
DRAWN BY:
CAD FILE NAME:
OWNER PROJECT NO:
RGA PROJECT NO:
MARK DESCRIPTIONDATE
CONSULTANT
PROFESSIONAL SEALS
PROJECT NAME
DETAILS
AD-1
MS-MOUNTAIN VIEW
LLC C/O SILAGI
DEVELOPMENT &
MANAGMENT, INC.
16130 VENTURA BLVD.
SUITE 510 ENCINO,
CA 91436
PHONE: 805-494-7704
MS MOUNTAIN VIEW PARK
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
MG
CP
00000.00
19073.00.AD-1
19073.00
11/24/2020 PLAN CHECK SUBMITTALPC
18
71519
81216
17 1
2
3
4
14
59
6
20
CLAMPED LEAD PIPE FLASHING
SCALE: 1-1/2" = 1'-0"03201
NOTES:
1. USE A CONT. LEAD SOLDER IF SPLIT LEAD SLEEVE IS REQD.
2. PROVIDE PROTECTIVE WHITE ACRYLIC COATING TO ALL EXPOSED ROOF CEMENT APPLICATIONS.
PIPE PENETRATION OR SUPPORT
STAINLESS STEEL CLAMP W/
ELASTOMERIC SEALANT
2-1/2# LEAD FLASHING SLEEVE - SET
BASE FLANGE INTO ROOF CEMENT O/
INSTALLED INTERPLY FELT - USE 4#
LEAD IF FIELD SOLDER IS REQD.
ROOFING CEMENT W/ PROTECTIVE
WHITE-ACRYLIC COATING
2-PLYS AND CAP EMBEDED IN
ASPHALT
B.U.R. O/ PLYWOOD DECK
8"
M
I
N
03705
ROOF PENETRATION CLEARANCES
N.T.S.
18"
MIN
.
18"
MIN.
CURB
WALL
NOTE:
ALL PENETRATIONS SHALL BE LOCATED A MIN. 18" OUT OF VALLEY WATERWAYS, AS WELL AS A
MIN. 18" FROM OTHER PENETRATIONS OR PROJECTIONS, SUCH AS PIPES, WALLS, CURBS, ETC.
4"
18"
MIN
.
4"
OSB DECK
03701
TYPICAL ROOFING SECTION
N.T.S.
PERIMETER BASE SHEET FASTENING PATTERN
GRANULE SURFACED FIBERGLASS CAP SHEET - SET INTO A
CONTINUOUS MOPPING OF HOT ASPHALT
2-PLIES FIBERGLASS FELT - SET EACH PLY INTO
A CONTINUOUS MOPPING OF HOT ASPHALT
SUBSTRATE SUBSTRATE
FIBERGLASS BASE SHEET
TAPE AND STAPLES - MINIMUM
REQUIREMENTS IS 4 ROWS EACH
SHEET
FIELD BASE SHEET FASTENING PATTERN
9"
9"
9" TYP.
12"
2"
9"
9" TYP.
2"
6"
9"
INTERIOR ROOF DRAIN & OVERFLOW DRAIN
SCALE: 1-1/2" = 1'-0"03020
OVERFLOW DRAIN ASSEMBLY W/ SLEEVE
ROOF DRAIN ASSEMBLY
4# LEAD FLASHING SHT. SET INTO ROOF
CEMENT O/ INSTALLED PLY SHEETS. INSTALL
FLASHING PLIES AND SURFACING OVER LEAD
BUILT-UP ROOFING O/ STRUCTURE
2 X FRAMING - SEE STRUCTURAL DWGS.
NO-HUB CAST IRON ASSEMBLIES U.N.O.
5"8" MIN 5"
4"
2"
NOTES:
1. RESEAL THE CORNERS OF THE DRAIN SUMP WITH A THREE-COURSE APPLICATION WITH A PROTECTIVE WHITE ACRYLIC COATING SURFACING.
2. ROOF DRAIN AND OVERFLOW DRAIN LINES SHALL REMAIN INDEPENDENT THROUGH POINT OF DISCHARGE.
B.U.R. O/ DECK O/ STRUCTURE
CONC. TILT-UP PANEL
24 GA. G.I. OVERFLOW SCUPPER FLASHING SET IN ROOF
CEMENT O/ FIELD PLIES - INSTALL FLASHING PLIES O/
NAILED FLANGES - PRIME & PAINT EXT. TO MATCH BLDG.
4# LEAD FLASHING SHT. SET INTO ROOF CEMENT O/
INSTALLED PLY SHEETS. INSTALL FLASHING PLIES AND
SURFACING OVER LEAD.
2 X FRAMING PER STRUCTURAL
ROOF DRAIN ASSEMBLY
4"
5" MIN.
2"
A
B
O
V
E
AD
J
.
R
O
O
F
SU
R
F
A
C
E
4
"
MI
N
.
SE
E
R
O
O
F
PL
A
N
ROOF DRAIN AND OVERFLOW SCUPPER
SCALE: 1-1/2" = 1'-0"03000
NOTES:
1. RESEAL THE CORNERS OF THE DRAIN SUMP WITH A THREE-COURSE
APPLICATION WITH A PROTECTIVE WHITE ACRYLIC COATING SURFACING.
2. SEE THE ROOF PLAN FOR DRAIN & OVERFLOW SCUPPER SIZES.
8" MIN.
SEE ROOF
PLAN
03706
NOTE:
NO FASTENERS SHALL PENETRATE THE ROOFING MEMBRANE.
NEW UNI-STRUT
SPECIFIED WALKPAD
(LIGHTWEIGHT PIPES.)
DAB OF ROOF CEMENT PLACED BETWEEN BLOCK
AND PAD
NEW 4X4 MIN. PRESSURE TREATED BLOCKING
SPACED AT 5' O.C. - FIELD VERIFY
METAL STRAP WITH LAG SCREWS ATTACHED TO
ALLOW FOR MOVEMENT OF PIPING
MIN. 1/2" ROOF PROTECTION
MATERIAL SET OVER COMPLETE ROOF
SYSTEM
2X4X6" PRESSURE TREATED BLOCKING
SPACED AT 5' O.C. - SET INTO ROOF
CEMENT OVER ROOF PROTECTION
MATERIAL
CONDUIT OR CONDENSATE LINE
ROOF CEMENT
SMALL CONDUIT OR CONDENSATE LINE
2"
MIN
.
2"MIN.
2"
MIN
.
2"MIN.
2"
MIN
.
2"MIN.
WOOD PIPE SUPPORTS
N.T.S.
METAL STRAP WITH LAG SCREWS
NOTES:
1. SEE STRUCTURAL AND MECHANICAL DRAWINGS FOR ADDITIONAL NOTES AND DETAILS.
2. CONTRACTOR TO COORDINATE REQUIRED OPENINGS AND SUPPORTS/CURBS FOR EACH UNIT AND SUBMIT
COMPLETE SHOP DRAWINGS FOR APPROVAL.
3. SHAPE CANT STRIP TO AVOID GAPS.
4. SEE DETAIL 17 THIS SHEET FOR TYPICAL ROOF CURB FLASHING / COUNTERFLASHING REQUIREMENTS.
5. G.C. TO COORDINATE FINAL MOUNTING CONFIG. W/ ARCHITECTURAL / MECHANICAL DRAWINGS PRIOR TO
INSTALLATION.
B.U.R. O/ PLY WOOD DECK. PROVIDE
TAPERED PERLITE CRICKETS ON HIGH SIDE
OF UNIT TO MAINTAIN POSITIVE DRAINAGE
MECHANICAL UNIT
INDEPENDENT FIBERGLASS CAP SHEET
OVER TWO PLIES - ATTACH BEHIND
COUNTER FLASHING W/ CAP-HEADED
ROOFING NAILS AT 8" O.C.
CONT. 1/2" PLYWOOD SKIRT
INSULATED PREFABRICATED FACTORY
EQUIPMENT CURB W/ CANT STRIP. ATTACH
CURB THROUGH BLOCKING PER
MECHANICAL DWGS.
LEVELING CURB MIN 1.5 X 3.5. ATTACH TO
DECK WITH MIN 2 EXT. SIDE CLIPS EA. SIDE
AND 2 INT. SIDE CLIPS EA. SIDE
PERIMITER SUPPORT STRUCTURE. SEE
STRUCTURAL DWGS.
6" MIN8"
M
I
N
.
HVAC UNIT @ ROOF WITH FACTORY CURB
SCALE: 1-1/2" = 1'-0"03310
2-PIECE SURFACE
MOUNTED
COUNTERFLASHING
ASSEMBLY
24 GA. SCUPPER
FLASHING STRIPPED-IN
SCALE: 3/4" = 1'-0"
SCALE: VARIES 03002
24 GA. G.I. OVERFLOW AND
SCUPPER ASSEMBLY PAINTED
TO MATCH BUILDING
OVERFLOW AND DRAIN OUTLET
OPENINGS IN WALL PANEL
INTERNAL G.I. SUPPORTS
TOP OF ROOF DECK
24 GA. G.I. DOWNSPOUT
PAINTED TO MATCH BUILDING
8" MIN SEE ROOF PLAN 8"SEE ROOF PLAN
OVERFLOW DRAIN
1"2"
SE
E
R
O
O
F
PL
A
N
2"
2"2"4"2"2"
SEE
ELEVATIONS
SEE ROOF
PLAN
SEE
ELEVATIONS
C.
L
.
P
A
N
E
L
J
O
I
N
T
CLOSED TOP OPEN TOP
OPEN BOT.CLOSED BOT.
EXT. DOWNSPOUT AND OVERFLOW SCUPPER
SCALE: 1-1/2" = 1'-0"
PRIMED 24 GA. G.I. SCUPPER FLASHING
SET IN ROOF CEMENT O/ FIELD OF
PLIES - INSTALL FLASHING AND
STRIPPING PLIES O/ NAILED FLANGES
MINERAL SURFACE CAP SHEET TO
RETURN INTO OPENING ON ALL SIDES
CONC. TILT-UP PANEL
SEALANT
24 GA. G.I. SCUPPER PAINTED TO
MATCH BUILDING
4"
8"
DO
W
N
S
P
O
U
T
D
I
M
.
SEE ROOF PLAN 8"SEE ROOF
PLAN
NOTES:
1. SEE ROOF PLAN FOR DOWNSPOUT AND SCUPPER SIZES, SIZED PER CPC.
2. SEAL ALL ROOFING MEMBRANES WITH THREE COURSE APPLICATION AND PROTECTIVE WHITE ACRYLIC
COATING.
3. CAULK ALL WALL SCUPPERS PRIOR TO INSTALLING EXTERIOR DOWNSPOUTS.
4. SIMILAR REQUIREMENTS APPLY FOR OVERFLOW SCUPPERS WHERE COMBINED WITH INTERIOR ROOF
DRAIN.
ROOF DRAIN OVERFLOW SCUPPER
8" MIN.
SE
E
R
O
O
F
P
L
A
N
4"
M
I
N
.
8" MIN.
SE
E
R
O
O
F
PL
A
N
4"
M
I
N
.
2"
A
B
O
V
E
SH
E
A
T
H
I
N
G
PRIMED 24 GA. G.I. OVERFLOW
SCUPPER FLASHING SET IN
ROOF CEMENT O/ FIELD PLIES
- INSTALL FLASHING PLIES O/
NAILED FLANGES - PAINT
EXT. TO MATCH BLDG.
24 GA. G.I.
DOWNSPOUT
B.U.R. O/ DECK O/
STRUCTURE
CONCRETE WALL
2"
SEE ROOF
PLAN
SEE ROOF
PLAN
EXTERIOR ELEVATION
INTERIOR ELEVATION AT COUNTERFLASHING CONDITION
SECTION
PLAN
2"
SCALE: 1-1/2" = 1'-0"
CANT STRIP
D.S.
OPG.
O.S.
OPG.
2"
O.S.
OPG.
D.S.
OPG.
4"
4"
03704
WALL FLASHING
ASSEMBLY
4" FIBER CANT STRIP
2-PIECE SURFACE MOUNTED
COUNTERFLASHING ASSEMBLY
NEW 13 GA. 1" WIDE
TERMINATION BAR
CONTINUOUS
CAULKING
APPLICATION ALONG
ENTIRE VERTICAL SIDE
TAP-CON FASTENERS
THROUGH STEEL/NEOPRENE
WASHERS AT 12" O.C.
BUILT-UP ROOF SYSTEM
PLYWOOD/OSB
DECK
GRANULAR SURFACED TORCH
APPLIED MODIFIED BITUMEN
MEMBRANE STRIP
PARAPET FLASHING TRANSITION
N.T.S.
03703
ROOFING AT PARAPET PANEL JOINT
SCALE: N.T.S.
18"
MIN.
MODIFIED BITUMEN FLASHING
- SET INTO HOT ASPHALT TO
PRIMED SURFACE
CONCRETE TILT-UP
WALL
03702
6"
6"
6"
6"
IRC - 3/99
INVERTED CAP SHEET -
LOOSE LAID OVER STRAP
& NAILED IN PLACE
SEISMIC STRAP
OSB DECK
ROOF PROTECTION @ SEISMIC STRAPS
SCALE: N.T.S.
MECHANICAL EQUIPMENT
VIBRATION ISOLATOR EQUIPMENT
LEVEL 22 GA GI FLASHING PAN O/ MODIFIED
BITUMEN MEMBRANE O/ FIBERGLASS BASE
SHEET O/ 3/4" PLYWOOD
FASTENER THROUGH NEOPRENE WASHER
TYP. CURB FLASHING REQUIREMENT
SHAPED 4x WOOD CURB WITH 2x8 JOISTS @ 12"
O.C. MIN.
BUR O/ PLYWOOD DECK
BLOCKING / FRAMING PER STRUCTURAL
NOTES:
1. SEE STRUCTURAL DRAWINGS FOR FURTHER INFORMATION.
2. ANY SECURMENT OF UNITS OR SUPPORTS INTO THE HORIZONTAL PLATFORM SURFACE SHALL BE THRU A
SOLID 1/4" NEOPRENE GASKET. APPLY ELASTOMERIC SEALANT ON UNDERSIDE AND TOP OF GASKET
IMMEDIATELY PRIOR TO INSTALLING BOLTS.
3. INSTALL PLYWOOD OR PERLITE CRICKET ON HIGH SIDE OF CURBS WIDER THAN 24" - MITER PLYWOOD TO
MEET FLUSH W/ DECK - RAISE CURB TO MAINTAIN MIN. 8" CLR. ABOVE TOP OF CRICKET.
EQUIPMENT PLATFORM
SCALE: 3" = 1'-0"03311
8"
M
I
N
.
17
-
VENT PIPE & FLASHING
SCALE: 1-1/2" = 1'-0"03200
LEAD SLEEVE WITH FLANGE SET IN
CEMENT FLASHING PITCH
ROOFING CEMENT W/ PROTECTIVE
WHITE-ACRYLIC COATING
2-PLYS AND CAP EMBEDED IN ASPHALT
BUILT-UP ROOFING O/ PLYWOOD DECK
SHEET METAL COLLAR O/ ROOFING HOT
MOP
VENT PIPE
4"
6"
6"
NOTE: PROVIDE PROTECTIVE WHITE ACRYLIC COATING TO ALL EXPOSED ROOF CEMENT APPLICATIONS.
03305
CAP SHEET FLASHING PLY - SET INTO HOT ASPHALT
FIBERGLASS FELT FLASHING PLIES - SET INTO HOT ASPHALT
BUILT-UP ROOFING
(SEE TYPICAL SECTION)
OSB DECK
WOOD CURB ASSEMBLY (CURB TO MAINTAIN A 8" MIN.
HEIGHT ABOVE COMPLETED ROOF SYSTEM)
UNIT COUNTERFLASHING
BASE FLASHING FASTENERS AT 6" O.C.
24 GA. G.I. COUNTERFLASHING INSERT SECURED
USING 3/8" HEAD SCREW THROUGH 5/8" STEEL/
EPDM WASHER AT 12" O.C.
4" FIBER CANT STRIP
UNIT COUNTERFLASHING
2"X2" WOOD NAILER
BASE FLASHING FASTENERS AT 6" O.C.
METAL CURB ASSEMBLY
24 GA. G.I. COUNTERFLASHING INSERT
SECURED USING 3/8" HEAD SCREW
THROUGH 5/8"STEEL/EPDM WASHER AT
12" O.C.
SLOPE
CURB
SIMPSON A-35
8"
M
I
N
.
(1
0
"
N
O
M
I
N
A
L
L
U
M
B
E
R
)
4"
2"2"2"
2"2"2"
2'
O
R
MO
R
E
TYPICAL ROOF CURBS
SCALE: 3" = 1'-0"
8"
M
I
N
.
4"
TAPERED PERLITE ROOF
INSULATION CRICKET W/
MIN. 1/2" PER FT. SLOPE
ALONG THE UPPER SLOPE
OF ALL CURBS
CRICKET PLAN VIEW FACTORY STEEL CURB
WOOD FRAMED CURB
NOTE:
1. WOOD CURBS SHALL BE MINIMUM 2" X 10" LUMBER FOR USE AT CURB MOUNTED SKYLIGHT AND SMOKEHATCH
ASSEMBLIES. ONLY CURB MOUNTED SKYLIGHT AND SMOKE HATCH ASSEMBLIES SHALL BE ACCEPTED.
2. ALTERNATE 3-LAYER INVERTED CAPSHEET CRICKETS SHALL ONLY BE CONSIDERED IF APPROVED IN ADVANCE BY
THE OWNER IN WRITING.
SKYLIGHT / SMOKE VENT
SCALE: 1-1/2" = 1'-0"03300
SKYLIGHT / SMOKE VENT DOME -
TRANSLUCENT WHITE DOME U.N.O. -
ACRYLIC OR PRISMATIC
POLYCARBONATE AS SPECIFIED
GALV. STORM-RESISTANT LOUVERS
ONLY WHERE SPECIFIED
TYP. CURB REQUIREMENT
FASTENERS THRU NEOPRENE WASHERS
2X10 NOMINAL WOOD FRAMED CURB
W/ METAL COUNTER FLASHING
PROVIDE 12" SIMPSON STRAP
CONNECTION AT EACH INSIDE CORNER
AND MIDDLE.
OPENING FRAMING - SEE STRUCT
NOTES:
1. PROVIDE ICC LISTED FIXED NON-VENTILATING SKYLIGHTS BY (BRISTOLITE / SUNOPTICS / ACRALIGHT) - SEE ROOF PLAN.
2. PROVIDE SMOKE AND HEAT VENTS W/ UL 793 LISTING BY (BRISTOLITE / SUNOPTICS / ACRALIGHT) - SEE ROOF PLAN.
2. SKYLIGHT DOMES SHALL PROVIDE MIN. VISIBLE LIGHT TRANSMITTANCE OF 60% - ACRYLIC / 70%- POLYCARBONATE.
3. PROVIDE CRICKET ON HIGH SIDE OF CURBS CONSISTING OF MITERED PERLITE TO MEET FLUSH W/ DECK. MAX. HEIGHT
OF CRICKET AT CURB TO BE 2" ABOVE DECK. ALTERNATE CRICKET OF THREE LAYERS OF INVERTED CAP SHEET (FULL, 2/3
& 1/3 WIDTH SHEETS) SET INTO ASPHALT SHALL ONLY BE CONSIDERED IF APPROVED BY THE OWNER IN ADVANCE IN
WRITING.
4. PROVIDE CONT. SEALANT BEAD AT PERIMETER MOUNTING OF WOOD ROOF CURB.
5. PROVIDE ALT. ADD COST FOR BURGLAR BARS FOR OWNERS CONSIDERATION.
NOTES SPECIFIC TO SMOKE AND HEAT VENTS ONLY:
6. PROVIDE MANUAL RELEASE WHERE REQD. BY FIRE DEPT.
7. CONTRACTOR SHALL COORDINATE FUSIBLE LINK TEMPERATURES WITH THE FIRE PROTECTION CONTRACTOR AND FIRE
DEPARTMENT.
17
-CRICKET PLAN VIEW
SLOPE
TAPERED PERLITE ROOF
INSULATION CRICKET W/
MIN. 1/2" PER FT. SLOPE
ALONG THE UPPER SLOPE
OF ALL CURBS
8'
-
0
"
T
Y
P
U
.
N
.
O
.
CAP SHEET FLASHING PLY -
SET INTO HOT ASPHALT
MINIMUM 1/2" ROOF WALKPAD
MATERIAL - 4'X4' WIDE
FIBERGLASS FELT FLASHING
PLIES - SET INTO HOT ASPHALT
OSB DECK
4" FIBER CANT STRIP
BUILT-UP ROOFING
(SEE TYPICAL SECTION)
MIN. 1/2" PLYWOOD BACKER
UNIT COUNTERFLASHING
3/8" HEAD SCREW THROUGH
5/8" STEEL/NEOPRENE WASHER
- MIN. 3 PER SIDE
BASE FLASHING FASTENERS AT 8" O.C.
24 GA. G.I. COUNTERFLASHING INSERT
ROOF HATCH FLASHING
SCALE: N.T.S.03321
STEEL LADDER - SEE DETAIL
EXTERIOR TILT-UP WALL
4" FIBER
CANT STRIP
EA. SIDE
PREFAB. STEEL GRAB BAR ASSEMBLY
ATTACHED TO SIDE OF ROOF HATCH
ASSEMBLY - ACRAGRAB OR EQUAL -
MIN. 30" HIGH ABOVE ROOF DECK
ROOF HATCH ASSEMBLY - 30" X 36"
PER ROOF PLAN
10" MIN.7" MIN.
TOE-SPACE
3"3"
FIN. GR.
ROOF / OVERFLOW DRAIN -
SEE PLANS FOR SIZE - PAINT
TO MATCH INT. WALLS
OUTLET ABOVE GRADE: CUT
PIPE FLUSH W/ WALL, SACK,
PATCH, AND SEAL AROUND
PIPE - PAINT PIPE INTERIOR
TO MATCH BLDG
SEAL OPENINGS - TYP.
PIPE OUTLET BELOW SLAB
TO FACE OF CURB, STORM
DRAIN, OR FACE OF PANEL -
SEE PLANS. SLOPE DRAIN
MIN 1/8" PER FOOT
12
"
M
I
N
.
NOTES:
1. SEE SITE PLAN FOR CONFIGURATION @ EACH DRAIN LOCATION.
2. PIPING TO BE NO-HUB CAST IRON ASSEMBLIES U.N.O.
DRAIN DIA.
+ 2"
CONC. TILT-UP WALL.
STENCIL PAINT
"OVERFLOW" ON EXT.
PANEL ABOVE
OVERFLOW OUTLETS - 2"
HIGH LETTERS OR
PROVIDE ACRYLIC SIGN
G.I. DRYER VENT TYPE
FLASHING PAINTED TO
MATCH THE BUILDING
CONC. SPLASH BLOCK
OR RIP-RAP AT
LANDSCAPE CONDITIONS
SEE SITE PLAN
ROOF DRAIN THROUGH CONCRETE WALL
SCALE: 1" = 1'-0"03050
SHEET:
SHEET TITLE
RGA
Office of Architectural Design
15231 Alton Parkway, Suite 100
Irvine, CA 92618
T 949-341-0920
FX 949-341-0922
RGA, OFFICE OF ARCHITECTURAL DESIGN
COPYRIGHT
CHK'D BY:
DRAWN BY:
CAD FILE NAME:
OWNER PROJECT NO:
RGA PROJECT NO:
MARK DESCRIPTIONDATE
PROJECT NAME
CONSULTANT
PROFESSIONAL SEALS
MS-MOUNTAIN VIEW
LLC C/O SILAGI
DEVELOPMENT &
MANAGMENT, INC.
16130 VENTURA BLVD.
SUITE 510 ENCINO,
CA 91436
PHONE: 805-494-7704
MS MOUNTAIN VIEW PARK
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
MG
CP
00000.00
19073.00.AD-1
19073.00
11/24/2020 PLAN CHECK SUBMITTALPC
DETAILS
AD-2
18
719
81216
17 1
2
3
4
14
5
6
20
11
10
13 9
HOLLOW METAL DOOR HEAD (JAMB SIM.)
SCALE: 3" = 1'-0"02320
CONCRETE TILT-UP PANEL
T-FRAME ANCHORS PER MANUF. SPECS - @ 32" O.C.
MIN.
3/4" CHAMFER - TYP.
METAL DRIP SHIELD AT HEAD W/ CAULKING
16 GA. MIN COLD ROLLED H.M. DOOR FRAME - PAINT
PER FIN. SCHED.
H.M. DOOR PER SCHED.
NOTES:
1. ALL EXIT DOORS SHALL HAVE A MIN. WIDTH OF 36" AND MIN. HEIGHT OF 6'-8"
CONCRETE REVEAL
SCALE: 1' = 1'-0"02101
TOP OF REVEAL
C.L. OF REVEAL
BOTTOM OF REVEAL
3/
8
"
VA
R
I
E
S
-
S
E
E
E
L
E
V
A
T
I
O
N
S
F
O
R
W
I
D
T
H
3/
8
"
EQ
U
A
L
EQ
U
A
L
3/4"
TYPICAL PAINT COLOR
CHANGE LOCATION
M
B
SEALANT PER SPECS. O/ JOINT
BACKING - COLOR TO BE
APPROVED BY ARCHITECT
CONDITION AT BUTT END JOINT
1 1/2"
3/
4
"
3/
4
"
T
Y
P
3/4"
NOTES:
1. AT 3 AND 4 HR RATED WALLS/JOINTS WHEN NOTED ON FLOOR PLAN USE 3M FIRE BARRIER 2000+ SILICONE
SEALANT O/ 4 PCF MINERAL WOOL BATT - SEE FLOOR PLANS FOR LOCATIONS. FIRESTOP TESTED TO 3 HOURS
IN ACCORDANCE WITH ASTM E 814 (UL 1479). FIRE RESISTANCE TESTED TO 4 HOURS FOR CONSTRUCTION
JOINT SYSTEMS IN ACCORDANCE WITH ASTM 3 1996 (UL 2079).
2. AT 1 AND 2 HR RATED WALLS/JOINTS WHEN NOTED ON FLOOR PLAN, USE PECORA JOINT SYSTEM FF-S-0006
CONFIGURATION #2 UL2079 LISTED, OR APPROVED UL2079 LISTED EQUAL SYSTEM.
3. SEE STRUCTURAL DRAWINGS FOR FURTHER NOTES.
CONCRETE PANEL JOINT
SCALE: 1-1/2" = 1'-0"02100
SCALE: 1-1/2" = 1'-0"02200.02
GRANULAR SURFACED TORCH-APPLIED
MODIFIED BITUMEN MEMBRANE STRIP
OVER ROOF FLASHING W/ FLASHING
FASTENERS @ 6" O.C.
CAP SHEET WALL FLASHING O/
FIBERGLASS WALL FLASHING PLY - BOTH
SET INTO HOT ASPHALT (INSTALL
MODIFIED BITUMEN FLASHING SHT. O/
PANEL JOINTS - SEE 4/AD-3)
3-COURSE APPLICATION - BASE
FLASHING ATTACHED WITH FASTENERS
@ 6" O.C.
PRIMED CONCRETE SURFACE
2 REINFORCEMENT PLIES SET IN ASPHALT
MODIFIED BITUMEN CAPSHEET- SET INTO
HOT ASPHALT
BUILT-UP ROOFING O/ PLYWOOD DECK
O/ ROOF STRUCT. - SEE STRUCT. DWGS.
PROVIDE ADD'L PLY @ WATERWAY, 36"
ROOF STRUCTURE
2"2"2"2"
12
"
24
"
-
4
8
"
4"
4"
4" FIBER CANT
STRIP - NAIL TO
DECK @ 12" O.C.
SCALE: 1-1/2" = 1'-0"02201.01
CONC. TILT-UP PANEL W/ ELASTOMERIC
COATING ON TOP & INSIDE SURFACE
URETHANE SEALANT
TAPCON FASTENER THROUGH 5/8"
STEEL/NEOPRENE WASHER @ 16" O.C.
24 GA G.I. 2 PC. SURFACE MTD.
COUNTER- FLASHING SYSTEM W/ WITH
WIND CLIPS @ 3 PER 10' SECTION
3-COURSE APPLICATION WITH TOP SEAL-
BASE FLASHING ATTACHED WITH 1"
HEAD NAIL @ 6" O.C.
PRIMED CONCRETE SURFACE
2 INDEPENDENT REINFORCEMENT PLIES
SET IN ASPHALT
INDEPENDENT FIBERGLASS CAPSHEET
SET INTO HOT ASPHALT
BUILT-UP ROOFING O/ PLYWOOD DECK
O/ ROOF STRUCT. - SEE STRUCT. DWGS.
PROVIDE ADD'L PLY @ WATERWAY, 36"
ROOF STRUCTURE
NOTES:
1. USE THIS DETAIL WHERE HEIGHT OF PARAPET WALL EXCEEDS 48" ABOVE ROOF DECK. WHERE PARAPET IS LESS
THAN 48" USE DETAILS 2 AND 3, THIS SHEET.
2. TYPICAL DECK ROOFING: GRANULAR SURFACE FIBERGLASS CAP SHEET O/ 2 (OR 3) PLIES TYPE IV OR TYPE VI
FIBERGLASS PLY SHEET O/ FIBERGLASS BASE SHEET. SEE PROJECT SPECIFICATIONS.
3. AFTER FULLY CURING (30 DAY MIN.) PROVIDE WHITE ACRYLIC COATING O/ ALL EXPOSED ROOF CEMENT.
4. SEE DETAIL 3/AD-2 FOR PARAPET FLASHING TRANSITIONS, AND 4/AD-2 FOR FLASHING OVER PANEL JOINTS.
5. SEE WALL SECTIONS FOR PANEL REVEALS.
2"2"2"2"
18
"
GR
E
A
T
E
R
T
H
A
N
4
8
"
4"
4" FIBER CANT
STRIP - NAIL TO
DECK @ 12" O.C.
SCALE: 1-1/2" = 1'-0"02200.02
GRANULAR SURFACED TORCH-APPLIED
MODIFIED BITUMEN MEMBRANE STRIP
OVER ROOF FLASHING W/ FLASHING
FASTENERS @ 6" O.C.
CAP SHEET WALL FLASHING PLY - SET
INTO HOT ASPHALT O/ 3-COURSE
APPLICATION (INSTALL MODIFIED
BITUMEN FLASHING SHT. O/ PANEL
JOINTS - SEE 4/AD-3)
PRIMED CONCRETE SURFACE
2 REINFORCEMENT PLIES SET IN ASPHALT
MODIFIED BITUMEN CAPSHEET- SET INTO
HOT ASPHALT
BUILT-UP ROOFING O/ PLYWOOD DECK
O/ ROOF STRUCT. - SEE STRUCT. DWGS.
PROVIDE ADD'L PLY @ WATERWAY, 36"
ROOF STRUCTURE
2"2"2"2"
LE
S
S
T
H
A
N
2
4
"
4"
4" FIBER CANT
STRIP - NAIL TO
DECK @ 12" O.C.
PARAPET / WALL FLASHING - HEIGHT > 48"
PARAPET FLASHING - HEIGHT < 24"
PARAPET FLASHING - HEIGHT 24"-48"
NOTES:
1. USE THIS DETAIL WHERE HEIGHT OF PARAPET WALL IS BETWEEN 24" AND 48" ABOVE ROOF DECK. WHERE PARAPET
IS LESS THAN 24" USE DETAILS 2 THIS SHEET. WHERE GREATER THAN 48", USE DETAIL 4 THIS SHEET.
2. TYPICAL DECK ROOFING: GRANULAR SURFACE FIBERGLASS CAP SHEET O/ 2 (OR 3) PLIES TYPE IV OR TYPE VI
FIBERGLASS PLY SHEET O/ FIBERGLASS BASE SHEET. SEE PROJECT SPECIFICATIONS.
3. AFTER FULLY CURING (30 DAY MIN.) PROVIDE WHITE ACRYLIC COATING O/ ALL EXPOSED ROOF CEMENT.
4. SEE DETAIL 3/AD-2 FOR PARAPET FLASHING TRANSITIONS, AND 4/AD-2 FOR FLASHING OVER PANEL JOINTS.
5. SEE WALL SECTIONS FOR PANEL REVEALS.
6. APPLY CONCRETE SEALER OR PAINT TO TOP OF PARAPET.
NOTES:
1. USE THIS DETAIL WHERE HEIGHT OF PARAPET WALL IS LESS THAN 24" ABOVE ROOF DECK. WHERE PARAPET IS
GREATER THAN 24" ABOVE THE ROOF DECK, USE DETAILS 3 AND 4 THIS SHEET.
2. TYPICAL DECK ROOFING: GRANULAR SURFACE FIBERGLASS CAP SHEET O/ 2 (OR 3) PLIES TYPE IV OR TYPE VI
FIBERGLASS PLY SHEET O/ FIBERGLASS BASE SHEET. SEE PROJECT SPECIFICATIONS.
3. AFTER FULLY CURING (30 DAY MIN.) PROVIDE WHITE ACRYLIC COATING O/ ALL EXPOSED ROOF CEMENT.
4. SEE DETAIL 3/AD-2 FOR PARAPET FLASHING TRANSITIONS, AND 4/AD-2 FOR FLASHING OVER PANEL JOINTS.
5. SEE WALL SECTIONS FOR PANEL REVEALS.
6. APPLY CONCRETE SEALER OR PAINT TO TOP OF PARAPET.
1"
1"
OFFSET STOREFRONT MULLION
SCALE: 3" = 1'-0"02535
C.L.
M IMONOLITHIC INSULATED
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
GLAZING PER ELEVATIONS
2" X 4-1/2" ALUMINUM
STOREFRONT MULLION
GLAZING PER ELEVATIONS
2" X 4-1/2" ALUMINUM
STOREFRONT MULLION
BLACK SILICON SEALANT
AT BUTT-JOINT CONDITION
W/ BACKER ROD
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
M IMONOLITHIC INSULATED
BUTT-GLAZED STOREFRONT MULLION
SCALE: 3" = 1'-0"
C.L.
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
SPANDREL GLAZING O/ CONCRETE PANEL LEG
SCALE: 3" = 1'-0"
CONCRETE TILT-UP PANEL
PAINT FLAT BLACK BEHIND
GLAZING
SHIM W/ SEALANT &
BACKING ROD EA. SIDE
2" X 4-1/2" ALUMINUM
STOREFRONT MULLION
GLAZING PER ELEVATIONS
1/4"2"3/4"
3"
1/4"2"3/4"
3"
A BOFFSET MULLION BUTT-GLAZED MULLION
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
IN
T
E
R
I
O
R
EX
T
E
R
I
O
R
STOREFRONT HEAD (JAMB & SILL SIM.)
SCALE: 3" = 1'-0"02560.5
3/4"3/4"
M IMONOLITHIC INSULATED
3/
8
"
3/
4
"
CONCRETE TILT-UP
PANEL
SHIM W/ SEALANT &
BACKING ROD EA.
SIDE
2" X 4-1/2" ALUMINUM
STOREFRONT MULLION
GLAZING PER
ELEVATIONS
3/
8
"
3/
4
"
STOREFRONT HEAD @ SPANDREL (JAMB & SILL SIM.)
SCALE: 3" = 1'-0"02561
CONCRETE WALL PANEL
SHIM W/ SEALANT & BACKING
ROD EA. SIDE
2" X 2" ALUM. STOREFRONT
MULLION
SPANDREL GLAZING PER
ELEVATIONS
CONCRETE TILT-UP PANEL -
PAINT FLAT BLACK BEHIND
GLAZING
3"
2 1/4"3/4"
3/
8
"
3/
4
"
SCALE: 3" = 1'-0"
C.L.
STOREFRONT O/ CONCRETE PANEL
02533
FACE OF PANEL BEYOND
CONCRETE TILT-UP
PANEL - PAINT FLAT
BLACK BEHIND GLAZING
GLAZING PER
ELEVATIONS
2" X 2" ALUM.
STOREFRONT MULLION
- SEE ELEVATIONS FOR
BUTT GLAZED VS.
CAPPED CONDITIONS
SHIM AS REQD.
1/4"2"3/4"
A B
1/4"2"3/4"
3"3"
OFFSET MULLION BUTT-GLAZED MULLION
STOREFRONT OUTSIDE CORNER MULLION
SCALE: 3" = 1'-0"
MONOLITHIC GLAZING
2-1/2" CORNER MULLION
MONOLITHIC GLAZING
SILICON BUTT GLAZED CORNER
INSULATED GLAZING
3-1/4" CORNER MULLION
INSULATED GLAZING
SILICON BUTT GLAZED CORNER
00000
4
1
/
2
"
4
1
/
2
"
4
1
/
2
"
4
1
/
2
"
A B C D
2 1/2"3 1/4"
ANODIZED ALUMINUM
FLASHING CAP - FINISH TO
MATCH STOREFRONT
2" X 2" ALUM. STOREFRONT
SYSTEM SET O/ SHIM W/
SEALANT & BACKING ROD EA.
SIDE
SPANDREL GLAZING PER
ELEVATIONS
CONCRETE WALL PANEL
STOREFRONT HEAD @ PARAPET
SCALE: 3" = 1'-0"02561
SLOPE
2 /3 /4
-
SEE
FOR ROOFING
1/
2
"
MA
X
.
HOLLOW METAL DOOR PER SCHED.
CONC. FLOOR SLAB
1/2" MAX. THRESHOLD W/ 1/4" BEVEL
COMPLYING W/ CBC SECTION
11B-303
1/2" EXP. JOINT
1/
4
"
1/2"
HOLLOW METAL DOOR SILL
SCALE: 3" = 1'-0"02310
MA
X
.
REFERENCE 11B-303
STOREFRONT SILL @ GRADE
SCALE: 3" = 1'-0"02501
NOTES:
1. GLAZING AND STOREFRONT SHALL CONFORM TO THE CBC.
2. CONCRETE WALK SHALL SLOPE AWAY FROM STOREFRONT AT 0.5% MIN. / 2% MAX.
3. SEE WALL SECTIONS FOR ADDITIONAL REQUIREMENTS.
GLAZING - SEE ELEV. FOR
TEMPERED GLASS LOCATIONS
ALUM. STOREFRONT PER
ELEVATIONS
SHIM AS REQUIRED W/ SEALANT
O/ BACKER ROD
CONCRETE SLAB
LANDSCAPE SET 3" BELOW F.F.
WHERE OCCURS
3/4"
3/
4
"
3/
8
"
1/2" EXPANSION JOINT WHERE
CONCRETE PAVING OCCURS AT
EDGE OF FLOOR SLAB
1/2"
3"
GLAZING PER ELEVATIONS
ALUMINUM TRANSOM SILL /
JAMB (SIM)
STOP W/ WEATHER STRIPPING
ON ALL SIDES OF DOOR
ENTRY DOOR - SEE DOOR
SCHEDULE FOR DOOR TYPE
WEATHERSTRIP SWEEP
1/2" HIGH ALUM. THRESHOLD
SET IN MASTIC W/ MAX. 1:2
BEVEL OF 1/4" MIN. HT. - SEE
DETAIL 7 FOR SIM. REQ.
CONCRETE LANDING - SLOPE
AWAY FROM BUILDING 0.5%
MIN. / 2% MAX.
1/2" EXPANSION
JOINT
CONC. FLOORS:
SADDLE THRESHOLD:
PEMKO 171 OR
APPROVED EQUAL
ENTRY DOOR HEAD (JAMB SIM.) / SILL
SCALE: 3" = 1'-0"02300
1/
2
"
10
"
TILE FINISH:
HALF SADDLE
THRESHOLD:
PEMKO 229 OR
APPROVED EQUAL
1/
2
"
2 1
2 1
SHEET:
SHEET TITLE
RGA
Office of Architectural Design
15231 Alton Parkway, Suite 100
Irvine, CA 92618
T 949-341-0920
FX 949-341-0922
RGA, OFFICE OF ARCHITECTURAL DESIGN
COPYRIGHT
CHK'D BY:
DRAWN BY:
CAD FILE NAME:
OWNER PROJECT NO:
RGA PROJECT NO:
MARK DESCRIPTIONDATE
PROJECT NAME
CONSULTANT
PROFESSIONAL SEALS
DETAILS
AD-3
MG
CP
00000.00
19073.00.AD-3
19073.00
11/24/2020 SCHEMATIC DESIGNPC
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
MS MOUNTAIN VIEW PARK
MS-MOUNTAIN VIEW
LLC C/O SILAGI
DEVELOPMENT &
MANAGMENT, INC.
16130 VENTURA BLVD.
SUITE 510 ENCINO,
CA 91436
PHONE: 805-494-7704
18
71519
81216
17 1
2
4
14
5
6
20
11
10
9
NOTES:
1. USE 6" DIA. GUARD POST U.N.O. ON PLAN
2. PROVIDE GUARDPOSTS AT END OF ALL RAMP WALLS, AT HYDRANTS IN DRIVEWAYS AND AT ALL
TRANSFORMERS PER FIRE DEPT. AND ELECTRIC UTILITY PROVIDER STANDARDS.
3. PRIMER AND PAINT ENAMEL SAFETY YELLOW U.N.O. ON PLANS.
PIPE
DIA.
4"
6"
8"
FTG.
DIA.
18"
24"
30"
SQ.
PLATE
6" SQ
8" SQ
10" SQ
STEEL PIPE GUARD POST
SCALE: 3/4" = 1'-0"
SLOPE TOP OF CONCRETE
CONCRETE FILLED GALV. STEEL PIPE
SLOPE TOP OF FTG. AWAY FROM
BOLLARD 0.5% AT EXT. LOCATIONS
ONLY
CONCRETE FLOOR SLAB / APRON SLAB
TYPICAL. WHERE OCCURRING IN
LANDSCAPE, TOP OF FTG. SHALL BE 2"
ABV. FIN. GRADE W/ 1/2" TOOLED EDGE
2500 MIN. PSI CONC. FOOTING - SEE
SCHEDULE
SCHEDULE
01902
3"
M
I
N
.
6'
-
9
"
3'
-
0
"
4'
-
0
"
SEE SCHEDULE
GUARDPOST @ FIRE HYDRANT
SCALE: 1" = 1'-0"01908
35"
35"
35
"
35
"
6" STEEL PIPE, CONCRETE FILLED
GUARDPOST PAINTED OSHA YELLOW OR
PER CITY STANDARDS. SEE BOLLARD
DETAIL FOR SIZE AND DIA. OF FOOTING
FIRE HYDRANT OR P.I.V. PER FIRE
PROTECTION PLANS
OMIT 2- GUARDPOSTS @ HYDRANT OR
P.I.V. IF CURB OR WALL PROVIDES
PROTECTION
NOTE:
1. CONTRACTOR TO VERIFY ALL DIMENSIONS WITH THE LOCAL FIRE DEPARTMENT
STANDARDS.
50"
NOTES:
1. SEE ELECTRICAL DRAWINGS FOR FURTHER INFORMATION.
2. SEE SITE PLAN FOR LOCATIONS
3. SEE STRUCTURAL DRAWINGS FOR "H" DIMENSION & REINFORCING REQUIREMENTS.
TWIN OR QUAD-TOP POLES WHERE
INDICATED PER ELECTRICAL SITE
PLAN
REFER TO ELECTRICAL DWGS. FOR
POLE & FIXTURE - TAPERED STEEL
POLE U.N.O.
HANDHOLE AND GROUND
CONNECTOR
1" GROUT AT BASE PLATE WITH
MATCHING COVER PLATE
CONC. POLE BASE W/ 3/4"
CHAMFERED EDGE. PROVIDE MED.
SANDBLAST FINISH CONCRETE BASE,
UNLESS NOTED TO PAINT ON THE
SITE PLAN
CONCRETE CURB
FINISH GRADE - SEE CIVIL
REINFORCING CAGE & A-BOLTS AT
CONC. LIGHT POLE BASE PER
STRUCTURAL DRAWING DETAIL
ELECTRICAL CONDUIT WITH 24" MIN.
COVER - 3/4" SCHED. 40 PVC U.N.O.
ON ELECTRICAL PLANS
LIGHT POLE & BASE
SCALE: 1/2" = 1'-0"01903
2'-0" CLR. @
AUTO STALL
"H
"
-
S
E
E
S
T
R
U
C
T
.
SE
E
E
L
E
C
T
R
I
C
A
L
D
R
A
W
I
N
G
S
30
"
@
A
U
T
O
P
K
G
.
A
R
E
A
S
54
"
@
T
R
U
C
K
C
O
U
R
T
S
16
SD-1
24
"
T
Y
P
.
UN
O
PLAN VIEW @ AUTO PARKING
SCALE: 1/8" = 1'-0"
C.
L
.
S
T
A
L
L
ST
R
I
P
I
N
G
C.
L
.
P
O
L
E
BA
S
E
24" DIA. CONC. POLE
BASE PER SITE PLAN
CURB
AUTO STALL
STRIPING PER
DETAIL 11
AD-1
NOTES:
1. BICYCLE RACKS MUST BE CAPABLE OF LOCKING BOTH THE FRAME AND THE WHEELS OF A BICYCLE
USING EITHER A "U" TYPE BIKE LOCK OR A "CABLE / CHAIN" TYPE BIKE LOCK WHILE MAINTAINING THE BIKE
IN AN UPRIGHT POSITION.
2. BICYCLE RACKS SHALL BE INSTALLED WITH ADEQUATE SPACE (12" MINIMUM) BESIDE THE PARKED \
BICYCLE SO THAT A BICYCLIST WILL BE ABLE TO REACH AND OPERATE THE LOCKING MECHANISM.
3. A HARD - SURFACE PARKING AREA IS REQUIRED.
4. A RAMP, AT LEAST TWO FEET WIDE, SHALL CONNECT ALL OUTDOOR BICYCLE PARKING AREAS TO THE
NEAREST ACCESS ROADWAY IN ORDER TO PROVIDE SAFE AND CONVENIENT ACCESS FROM EXTERNAL
CIRCULATION SYSTEMS TO ON SITE BUILDINGS OR INTERNAL STREETS AND SIDEWALKS.
5. BICYCLE LOCKERS AND RACKS SHALL BE LOCATED NEAR THE PRIMARY BUILDING ENTRANCES, BUT NOT
IN MAIN WALKWAY AREA.
3'
-
0
"
12" MIN.2" = MAXIMUM SIZE
PIPE DIAMETER
TYPICAL BICYCLE RIBBON RACK
SCALE: 1/2" = 1'-0"01909
(3) 3/4" DIA. STEEL PIPE
X 1" WELDED TO GATE -
PAINT TO MATCH - TYP
5/8" DIA. X 8" LONG
STEEL PIN LATCH W/ 8"
LONG HANDLE - PAINT
TO MATCH
5/8" DIA X 10" MIN. LONG
CANE BOLT @ EA. GATE
W/ 4" HANDLE - PAINT
TO MATCH - TYP
3/4" DIA. STEEL PIPE X 2"
WELDED TO GATE -
PAINT TO MATCH - TYP
3"
2"
1"
2"
2"
1"
1"3/4"
1/2"
3/4"1"3"1"
TRASH GATE LATCHES - 6 FT. HIGH GATES
SCALE: 3" = 1'-0"01204
RINGS FOR PADLOCK
6'
-
0
"
A
.
F
.
F
.
+
/
-
3"3"
2"
CONCRETE TILT-UP
OR CMU WALL - SEE
STRUCTURAL
DRAWINGS
4" X 4" X 1/2" STEEL
ANGLE - CONT.
ATTACH TO WALL
WW/ #4 BARS AT EA.
HINGE POINT
3 STEEL HINGES @
EA. GATE - WELD TO
GATE AND WALL
3" X 3" X 3/8" STEEL
ANGLE GATE FRAME
1"
T
Y
P
.
NOTES:
1. PROVIDE HINGES WITH GREASE ZERTS.
2. PAINT ALL METAL TO MATCH BUILDING.
3. SEE STRUCTURAL DWGS FOR FURTHER NOTES.
TRASH ENCLOSURE GATE & HINGE
SCALE: 3" = 1'-0"01202
PAINTED METAL GATE -
3" X 3" X 3/8" ANGLE
FRAME WITH 16 GA.
CORRUGATED PANEL -
PROVIDE CROSS BRACE
AS SHOWN
CONCRETE TILT-UP
OR CMU WALL - SEE
STRUCTURAL
DRAWINGS
6'
-
0
"
4"
2"
6"
2'
-
0
"
2'
-
0
"
6"
5"
1"
10
-
11
-
10
-
TYPICAL TRASH ENCLOSURE GATE ELEVATION
SCALE: 1/2" = 1'-0"01201
CONCRETE CURB AT TRUCK COURT
SCALE: 1" = 1'-0"01001.5
CONC. TRUCK COURT
APRON - SEE SITE PLAN
6" - 7" THK. TYPICAL
CONT. CONCRETE CURB
TOOLED 1/2" DIA. EDGES
FINISH GRADE 1" @ SOD,
1-1/2" @ GROUND COVER
MIN. #3 BARS
TOP & BOT.
NOTES:
1.PROVIDE 1/2" EXPANSION JOINTS AT 16'-0" O.C..
2.FINISH BACKSIDE OF CURB A MIN. 3" DOWN FROM TOP.
3.SEE SOILS REPORT FOR STEEL REINFORCING RECOMMENDATIONS.
4.SEE CIVIL DRAWINGS FOR LOCATIONS AND ADDITIONAL REQUIREMENTS/INFORMATION
THIS DETAIL REPRESENTS MIN. REQUIREMENTS - SEE CIVIL DWGS. FOR ACTUAL CONSTRUCTION DETAILS.
12"3/4"
12
"
SE
E
S
I
T
E
P
L
A
N
AP
R
O
N
T
H
K
.
+
1
2
"
TRANSITION MANIFOLD AND
PIPE SCHEDULE
DRAIN
SIZE
4"
5"
6"
8"
10"
RECTANGULAR
SECTION
4" X 4"
4" X 6"
4" X 8"
4" X 14"
4" X 20"
SLOPE 1/8" PER FT. MIN.
CURB-O-LET MANIFOLD BY SOUTHWEST
MANUF. HUNTINGTON BEACH. USE EITHER
RECTANGULAR OR ROUND CONFIG. - DO
NOT REDUCE DRAINAGE CROSS
SECTIONAL AREA.
STENCIL PAINT OR STAMP 'OVERFLOW' AT
OVERFLOW OUTLETS
BERM UP LANDSCAPING AS REQD. TO
PROVIDE MIN. 2" COVER
TRANSITION FROM ROUND TO
RECTANGULAR PIPE
NOTES:
1. SEE SITE PLAN AND CIVIL DRAWINGS FOR LOCATIONS AND ADDITIONAL REQUIREMENTS / INFO.
2. PROVIDE PAINTED OR STAMPED MARKINGS AT OUTLETS INDICATING "OVERFLOW".
3. WHERE DRAIN PIPES PASS UNDER CONCRETE WALKS: PROVIDE CONTROL JOINT IN WALK CENTERED
OVER PIPE CROSSINGS.
THIS DETAIL REPRESENTS MIN. REQUIREMENTS - SEE CIVIL / PLUMBING DWGS. FOR ADDITIONAL
REQUIREMENTS.
PREFABRICATED DRAIN PIPE OUTLET @ CURB
SCALE: 1" = 1'-0"01005
1400
FLAGPOLE
SCALE: 3/8" = 1'-0"
SPECIFICATIONS:
1. POLES MANUF. BY AMERICAN
FLAGPOLE OR APPROVED EQUAL
CONFORMING TO AMERICAN FLAGPOLE
STANDARD SPECIFICATIONS FOR AN
INTERNAL HALYARD POLE.
2. POLES TO BE SATIN ALUMINIUM ALLOY
6063-T6 WITH UNIFORM CONICAL TAPER.
3. POLES TO HAVE INTERNAL HALYARD -
GROUND SET WITH CAM CLEAT:
STAINLESS STEEL AIRCRAFT CABLE WITH
TWO CHROME PLATED BRONZE SWIVEL
SNAP HOOKS, PLASTIC COVERED
COUNTERWEIGHT AND BEADED SLING.
4. POLE & FOUNDATION SHALL BE SIZED
FOR MIN. 5' X 8' FLAG (FLAG PROVIDED BY
OWNER).
5. FOUNDATION TO BE APPROX. 36" DIA. X
48" DEEP. MANUF. RESPONSIBLE TO
PROVIDE STRUCTURAL CALCS TO
DETERMINE THE FINAL FOOTING SIZE AND
POLE THICKNES BASED UPON LOCAL
CONDITIONS.
6. TRUCK: REVOLVING WITH STAINLESS
STEEL BEARING CONCEALED INSIDE A
CYLINDRICAL HOOD.
7. WINCH: INSIDE POLE WITH AUTOMATIC
BRAKE SYSTEM AND REMOVABLE CRANK.
35
'
-
0
"
-
N
.
T
.
S
.
PE
R
M
A
N
U
F
.
PER MANUF.
54
"
M
A
X
.
CLEAR ANODIZED
ALUMINUM BALL W/
FLUSH SEAMS AT TOP
TAPERED ALUM. POLE
SEE NOTES
WINCH ACCESS DOOR
UPLIGHT(S) PER ELECT.
DRAWINGS - G.C. TO
PROVIDE CONCRETE
PAD AS REQUIRED
SPUN ALUMINUN
COLLAR AT POLE BASE
FOOTING AS PER
MANUF.- SEE
ADJACENT NOTES
NOTES:
1. SEE SITE PLAN FOR LOCATION.
2. GRIND ALL WELDS SMOOTH.
3. ALL STEEL WORK TO BE A-434 & SHOP PRIMED. PAINT FLAT BLACK TWO COATS.
4. CONTRACTOR TO SUBMIT DETAILED SHOP DWGS. FOR APPROVAL PRIOR TO FABRICATION.
5. PROVIDE CONT. 6" X 6" CONC. MOW STRIP UNDER FENCE ONLY WHEN FENCE IS ADJACENT TO TURF AREAS.
6. USE 4" SQ. 11 GA. STEEL POST W/ PRESSED STEEL CAP AT ALL END AND CORNER CONDITIONS OF THE FENCE
PATH.
2-1/2" SQ. 11 GA. STEEL POST AT 8'-0"
O.C. W/ PRESSED STEEL CAP - SEE NOTES
BELOW FOR ADDITIONAL REQUIREMENTS
2" SQ. 14 GA HORIZONTAL TUBE SUPPORTS
INTERMEDIATE 1" SQ. 16 GA STEEL
VERTICALS AT 6" O.C. W/ PLASTIC CAPS
LANDSCAPE
CONCRETE FOOTING - TOP OF FOOTING
SHALL BE 3" ABOVE GRADE W/ 1/2"
TOOLED EDGES
3'
-
0
"
8'
-
0
"
6"
2'
-
6
"
13
"
8"
8"
STREETSITE
5"
STEEL FENCE
SCALE: 1/2" = 1'-0"01230
PREFAB. DRAIN PIPE THRU CURB @ SIDEWALK
NOTES:
1. SEE SITE PLAN FOR LOCATIONS.
2. CONTRACTOR SHALL TRANSITION FROM ROOF DRAIN SIZE TO AS MANY 3" DIA. DRAINS AS REQUIRED SO
AS NOT TO REDUCE THE TOTAL AREA OF DRAINAGE PROVIDED.
3. PROVIDE PAINTED OR STAMPED MARKINGS OUT OUTLETS INDICATING EITHER "ROOF DRAIN" OR
"OVERFLOW".
CURB-O-LET MANIFOLD BY SOUTHWEST MANUF.
HUNTINGTON BEACH. USE EITHER RECTANGULAR
OR ROUND CONFIG. - DO NOT REDUCE DRAINAGE
CROSS SECTIONAL AREA.
CONCRETE SIDEWALK WITH #3 REBAR
PERPENDICULAR TO DRAINS AT 12" O.C. - EXTEND
REBAR AND DEEPENED SLAB 24" MIN EACH SIDE
OF DRAINS. PROVIDE CONTROL JOINT ALONG TOP
OF EACH DRAIN PIPE BELOW SLAB.
3" MAX DIA. DRAIN THROUGH CURB - SLOPE 1/8"
PER FT. MIN.
3"
3"
SCALE: 1" = 1'-0"01006.5
7-1/4" MIN.
SEE STRUCT.
3"
+
/
-
1
"
3
0
"
MA
X
.
34
"
-
3
8
"
1-1/2" PIPE STEEL HANDRAIL PRIMED AND
PAINTED U.N.O. SPECIFICATIONS - GRIND ALL
WELDS SMOOTH AND FILL ALL PITS
1-1/2" VERTICAL PIPE STEEL SUPPORTS @ 6'-0"
O.C. MAX.. TOP 3" OF VERTICAL SUPPORTS
SHALL BE SMALLER THAN HANDRAIL FOR
CONTINUOUS GRIPPING SURFACE
MIN. 12" HANDRAIL EXTENSION AT TOP & BOT.
OF RAMP - RETURN TO WALL, GUARD OR THE
LANDING SURFACE OR SHALL BE CONT. TO
HANDRAIL OF AN ADJACENT RAMP RUN.
CONC. WALK & CURB
2" DIA X 12" LONG STEEL PIPE SLEEVE CAST IN
CONC. - INSERT PIPE-RAIL AND FILL W/ GROUT
FOR FIXED RAIL
3"
BEYOND
END OF RAMP
@ TOP & BOT.
12" MIN.
3" RAD.
TYP.
HANDRAIL @ ACCESSIBLE RAMP
SCALE: 1" = 1'-0"01345
4'-0" CLEAR
CONCRETE RAMP
SURFACE -
MEDIUM BROOM
FINISH
18
-
ACCESSIBLE RAMP
SCALE: 3/4" = 1'-0"
4"
30
"
-
3
4
"
34
"
-
3
8
"
30
"
M
A
X
.
1"
M
I
N
.
NOTES:
1. RAMP RUNS HAVE A RUNNING SLOPE NOT STEEPER THAN 1:12.
2. CROSS SLOPE OF RAMP RUNS ARE NOT STEEPER THAN 1:48.
3. THE RISE OF ANY RAMP RUN IS 30" MAX.
4. RAMPS HAVE LANDINGS AT THE TOP AND BOTTOM OF EACH RAMP RUN - SEE SITE PLAN.
5. CHANGES IN LEVEL AT RAMP LANDINGS GREATER THAN 1:48 ARE NOT PERMITTED.
01344
CONTINUOUS CONCRETE CURB &
CHANNEL
TOOLED 1/2" DIA. EDGES
FINISH GRADE 1" @ SOD, 1-1/2"
@ GROUND COVER
NOTES:
1. PROVIDE 1/2" EXPANSION JOINTS AT 16'-0" O.C..
2. FINISH BACKSIDE OF CURB A MIN. 3" DOWN FROM TOP.
3. SEE SOILS REPORT FOR STEEL REINFORCING RECOMMENDATIONS.
4. SEE CIVIL DRAWINGS FOR LOCATIONS AND ADDITIONAL REQUIREMENTS/INFORMATION
THIS DETAIL REPRESENTS MIN. REQUIREMENTS - SEE CIVIL DWGS. FOR ACTUAL CONSTRUCTION
DETAILS.
6"6"
1-1/2"1-1/2"
1'-9"
6"
M
I
N
.
CONCRETE DRAINAGE CHANNEL
SCALE: 1" = 1'-0"01007.50
MAX.
SCALE: 1-1/2" = 1'-0"01245
TUBE STEEL SUPPORTS PER CONTRACT
FABRICATOR'S CALCULATIONS.
PROVIDE MIN. TWO SPACED AT 4'-0"
O.C. MIN. BRACED TO CONC. WALL
RUBBER ROLLER GUIDE ASSEMBLY
PAINTED STRUCT. STEEL SLIDING GATE
FRAME - 6" X 4" X 1/8" MIN. W/ 16 GA.
3/4" SQ. PICKETS. PROVIDE MIN. TWO
WHEEL CARRIERS @ 48" O.C. VERT.
MAX.
OPT A: 1" SQ. PICKETS @ 3" O.C. W/O
MESH
OPT B: 1" SQ. PICKETS @ 6" O.C. W/
PERFORATED STEEL MESH BY
MCNICHOLS OR EQUIV.
CONCRETE TILT-UP WALL PANEL
BEYOND
6" V GROOVE GREASABLE GATE WHEEL
W/ WHEEL GUARD / COVER
GALV. V-TRACK
PROVIDE CONCRETE CURB BEYOND
WHERE GATE OPENS INTO LANDSCAPE -
SEE SITE PLAN
1/4" X 6" CONT. MTL. PLATE W/ 1/8"X1
1/2" GALV. V-TRACK. 1/2" DIA. BENT
ANCHORS @ 4' O.C. AND ATTACH
PLACE TO CONC. W/ 1/4" C.S. SCREWS
INTO LEAD INSERTS IN PRE-DRILLED
HOLES INTO CONCRETE, TYP.
THICKENED APRON SLAB WHERE
RECESSED V-TRACK OCCUR - MIN. 10"
THK. X 24"W FOR THE LENGTH OF THE
TRACK
CONC. WALL FOOTING (N.T.S.)
GATE DESIGN-BUILD SUBCONTRACTOR
TO PROVIDE DESIGN DETAILS /
CALCULATIONS FOR SUPPORT POST
EMBEDMENT
NOTES:
1. PERFORATED MESH, WHERE PROVIDED, SHALL BE BY MCNICHOLS OR EQUIV. PAINTED BLACK TO MATCH
THE GATE.
2. PROVIDE SHOP DRAWINGS & STRUCTURAL DETAILS & CALCULATIONS INCLUDING WIND-LOAD CRITERA
FOR ALL GATES PRIOR TO FABRICATION FOR REVIEW AND APPROVAL BY ARCHITECT.
3. COORDINATE GATE HEIGHTS WITH GRADE ELEVATIONS PER CIVIL DWGS.
4. SHOP FINISH W/ MINIMUM ONE COAT OF PRIMER AND ONE COAT BLACK SATIN ENAMEL U.N.O. PROVIDE
ALTERNATE FOR POWDER COAT FINISH.
5. CONTRACTOR SHALL BE RESPONSIBLE FOR THE DESIGN AND CONSTRUCTION OF ALL GATE SUPPORTS
AND SAFETY MECHANISMS.
6. BUILDING OWNER SHALL BE RESPONSIBLE FOR MAINTAINING GATE TRACK FREE FROM DEBRIS TO
ALLOW FOR SAFE OPERATION OF GATE.
7. SLIDING VEHICLE GATES INTENDED FOR AUTOMATION SHALL COMPLY WITH CBC SECTION 3110.3 AND
ASTM F2200, INCLUDING:
A. COVER GATE WHEELS W/ COVER GUARDS.
B. PROVIDE MESH OR PICKET SPACING WITH MAX. OPENINGS LESS THAN 2.25".
C. PROVIDE POSITIVE STOPS AT BOTH FULLY OPEN AND FULLY CLOSED POSITIONS.
D. GATE DOES NOT MOVE / SLIDE / FALL OVER ON ITS OWN IF DISCONNECTED FROM OPERATOR.
8. VEHICLE GATE OPERATORS, WHERE PROVIDED, SHALL BE LISTED IN ACCORDANCE WITH UL 325.
9. VEHICLE GATE OPERATORS, WHERE PROVIDED, SHALL BE PROVIDED WITH KNOX KEY SWITCH ACCESS
FOR EMERGENCY VEHICLE ACCESS.
SINGLE ROLLING GATE
24"
2"
10
"
6"
SE
E
CI
V
I
L
8'
-
0
"
T
Y
P
.
-
S
E
E
E
L
E
V
A
T
I
O
N
S
H
E
E
T
S
2-1/4"
STEEL PICKET SITE ACCESS / EXIT GATE
SCALE: 3/8" = 1'-0"
NOTES:
1. SEE SITE PLAN FOR LOCATION.
2. GRIND ALL WELDS SMOOTH.
3. ALL STEEL WORK TO BE A-434 & SHOP PRIMED. PAINT FLAT BLACK TWO COATS.
4. INCLUDE EXTERIOR DOOR / GATE CLOSER, HEAVY DUTY HINGES, AND EXTERIOR DOOR STOP.
5. CONTRACTOR TO SUBMIT DETAILED SHOP DWGS. FOR APPROVAL PRIOR TO FABRICATION.
8'
-
0
"
8"
5"
8"
40
"
6'-0"
24" MIN.3'-0"
McNICHOLS METAL MESH TACK WELDED TO
BACK OF FENCE & GATE TO PREVENT
PEDESTRIANS FROM REACHING THROUGH
PANIC BAR EGRESS
HARDWARE AT INT.
LOCKABLE LEVER TYPE
HARDWARE AT EXT.
TYP.
2'-0"
EA. SIDE
6
-
01235
10
"
NO
PARKING
ACCESSIBLE FUTURE EV CHARGING STATION STALL
SCALE: 1/8" = 1'-0"01114
NOTES:
1. SURFACE SLOPES SHALL NOT EXCEED 1/4" PER FOOT IN ANY DIRECTION.
2. SEE SITE PLAN FOR LAYOUT VARIATIONS
3. ALL STRIPING FOR BORDERS OF DISABLED ACCESS LOADING STALLS SHALL BE WHITE. BLUE
STRIPING IS NOT PERMISSIBLE AT EV CHARGING STATIONS
6" CURB, TYP.
LOCATION OF FUTRE EV
CHARGING STATION
CONDUITS PER ELECTRICAL
DRAWINGS.
CONCRETE WHEEL STOP
WHERE OCCURS ON SITE
PLAN
12" HIGH LETTERS. PAINT
WITH WHITE TRAFFIC PAINT.
3" WIDE WHITE STRIPING
6" WIDE WHITE TRAFFIC
PAINT STRIPING 5'-0"
CLEAN AIR/
VANPOOL/EV
12'-0"9'-0"
24
"
48
"
M
I
N
.
18
'
-
0
"
M
I
N
.
12
"
12
AD-1
8
AD-1
48
"
M
I
N
.
5-C
AD-1
36"
36
"CLEAN AIR/
VANPOOL/EV
36
"
S
E
E
PL
A
N
SHEET:
SHEET TITLE
RGA
Office of Architectural Design
15231 Alton Parkway, Suite 100
Irvine, CA 92618
T 949-341-0920
FX 949-341-0922
RGA, OFFICE OF ARCHITECTURAL DESIGN
COPYRIGHT
CHK'D BY:
DRAWN BY:
CAD FILE NAME:
OWNER PROJECT NO:
RGA PROJECT NO:
MARK DESCRIPTIONDATE
PROJECT NAME
CONSULTANT
PROFESSIONAL SEALS
DETAILS
AD-4
MS-MOUNTAIN VIEW
LLC C/O SILAGI
DEVELOPMENT &
MANAGMENT, INC.
16130 VENTURA BLVD.
SUITE 510 ENCINO,
CA 91436
PHONE: 805-494-7704
MS MOUNTAIN VIEW PARK
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
MG
CP
00000.00
19073.00.AD-4
19073.00
12/01/2020 PLAN CHECK SUBMITTALPC
18
715
81216
17 1
2
4
14
5
6
20
11
10
13 9
TYPICAL INTERIOR DOOR DETAILS
SCALE: 1-1/2" = 1'-0"04201
HEAD
-
GYP. BD. O/ METAL STUDS - SEE
WALL LEGENDS
METAL DOOR FRAME PER
SCHEDULE - ATTACH PER MANUF.
SPECS.
DOOR PER NOTES
GYP. BD. O/ METAL STUDS - SEE
WALL LEGENDS
METAL DOOR FRAME & HINGES
PER SCHEDULE - ATTACH PER
MANUF. SPECS
DOOR PER NOTES
METAL DOOR FRAME PER
SCHEDULE - ATTACH PER MANUF.
SPECS.
DOOR PER NOTES - UNDERCUT
DOORS 3/4" EXCEPT @ FIRE RATED
COND.
PROVIDE THRESHOLD OR CARPET
BAR WHERE REQD. AND AT
CHANGE OF FLR. MAT. - CHANGE
OF MAT. TO OCCUR AT C.L. OF
DOOR. BEVEL TOP 1/4" AT MAX 1:2
38
"
GYP. BD. O/ METAL STUDS -
SEE WALL LEGENDS
GLASS STOP - 4 SIDES
1/4" TEMPERED GLASS - SEE
WINDOW SCHEDULE
METAL DOOR / TRANSOM
FRAME PER SCHEDULE -
ATTACH PER MANUF. SPECS.
DOOR PER NOTES
NOTES:
1. CONTRACTOR TO COORDINATE ROUGH OPENING REQUIREMENTS WITH DOOR / WINDOW FRAME
MANUFACTURER PRIOR TO FRAMING.
2. CONTRACTOR SHALL PROVIDE SHIMS, FIELD ADJUSTMENTS AS NECESSARY TO PROVIDE EVEN ALIGMENT OF
DOOR, WINDOW, AND SIDELITE FRAMES. CORNER INTERSECTIONS SHALL BE TIGHT. GAPS IN STEEL FRAME
CASINGS PIECES WILL NOT BE ACCEPTED.
3. DOOR FRAMES ARE STEEL TIMELY (TA-08) ALUMITONE COLOR U.N.O. ON THE DOOR SCHEDULE / DOOR
NOTES.
HEAD (W/ TRANSOM)HEAD DETAIL
JAMB DETAIL
SILL DETAIL
JAMB
-
SILL
-
TRANSOM WHERE
NOTED IN DOOR SCHEDULE
1/
2
"
M
A
X
:
B
E
V
E
L
TO
P
1
/
4
"
A
T
M
A
X
1
:
2
ELECTRICAL ROOM CEILING FRAMING
SCALE: 1" = 1'-0"04123
NOTES:
1. SEE STRUCTURAL DRAWINGS FOR ADDITIONAL NOTES.
ONE LAYER OF 5/8" TYPE "X" GYP. BOARD
OVER ONE LAYER 1/2" PLYWOOD
CONCRETE WALL
BLOCKING
CEILING JOIST PER STRUCT. JOIST
SCHEDULE
CONT. 3" X 3" X 1/4" STEEL ANGLE W/
MIN. 3/4" DIA WEJ-IT ANCHORS @ 16" O.C.
SEE STRUCTURAL FOR ADD'L DETAILS
WALL FRAMING PER FLOOR PLAN
"NO STORAGE ABOVE" SIGNS ON
WAREHOUSE SIDE OF WALL @ 8'-0" O.C.
LETTERS TO BE MIN 3" TALL.
5/8" THK. GYP. BD. PER PLAN
1/2" FIRE TREATED PLYWOOD BACKING
BD. WHERE REQUIRED FOR EQUIPMENT
MOUNTING
5"
PARTITION @ FLOOR
SCALE: 3" = 1'-0"04000
NOTES:
1. SEE FLOOR PLANS FOR LOCATION OF INSULATION AND FIRE RATINGS.
2. SEE STRUCTURAL DRAWINGS FOR ADDITIONAL FRAMING NOTES.
GYP BD OVER METAL STUDS AS NOTED ON
FLOOR PLAN. PROVIDE INSULATION WHEN
NOTED ON FLOOR PLAN. ATTACH STUDS TO
TRACK WITH #8 SCREWS THROUGH FLANGE
CONT. METAL TRACK RUNNER. ATTACH TO
FLOOR WITH 0.180" POWER DRIVEN SHOT PINS
@ 16" O.C. MAX. AT CONCRETE FLOOR SLAB.
(ESR-1799) W/ MIN. 1-1/2" EMBEDMENT.
BASE MOULDING
FINISH FLOOR
SEALANT
15" MIN
18
'
-
0
"
M
A
X
.
F
R
O
M
F
I
N
I
S
H
F
L
R
.
T
O
L
A
N
D
I
N
G
6'
-
0
"
30
"
4'
-
0
"
O
.
C
.
M
A
X
.
12
"
O.
C
.
36
"
42
"
OPEN1'
-
3
"
1'
-
3
"
1'
-
3
"
1'
-
9
"
2'-6" CLR
SECTION @ ROOF PENETRATION
LANDING
B-B PLAN VIEW AT LANDING
30
"
M
A
X
PR
O
V
I
D
E
S
A
F
E
T
Y
C
A
G
E
O
N
L
Y
W
H
E
N
G
R
E
A
T
E
R
T
H
A
N
2
4
'
-
0
"
30
"
M
I
N
48
"
4'
-
0
"
O
.
C
.
M
A
X
TY
P
.
E
A
.
H
O
R
I
Z
.
6"
7" MIN 42" MIN
F.
V
.
4" MIN
FLARE
LADDER ELEVATION
A-A PLAN VIEW AT CAGE
15"
CLR
2'-6"9 1
/
2
"
O.C
.
M
A
X
18"
F.V.
INTERIOR ROOF ACCESS LADDER
SCALE: 1/4" = 1'-0"05204
1'-4"
KEYNOTES
1. FOR ADDITIONAL SPECIFICATION REGARDING ACCESS LADDERS. SEE CALIFORNIA MECHANICAL CODE SECTION 304.2 AND
CALIFORNIA PLUMBING CODE.
2. ALL LADDER INSTALLATION AND CONSTRUCTION TO COMPLY W/ LOCAL CODES AND APPLICABLE OSHA. REGULATIONS.
3. CONTRACTOR TO ENGINEER AND FABRICATE ASSEMBLY - THIS DETAIL IS FOR GUIDELINES ONLY. CONTRACTOR TO SUBMIT
COMPLETE SHOP DRAWINGS FOR REVIEW.
4. PAINT ASSEMBLY RED OXIDE PRIMER - FINISH ENAMEL COAT - COLOR TO BE VERIFIED PRIOR TO PAINTING.
1. 2'-6" X 3'-0" TYPE S BILCO ROOF HATCH WITH RIGID INSULATION - INSTALL PER MANUF. SPECS.
2. BILCO 'LADDER UP' EXTENSION POST OR EQUAL
3. BLOCKING FOR OPENING AND LADDER ATTACHMENT - SEE STRUCTURAL DRAWINGS.
4. 3/8" X 3" STEEL BAR LADDER WITH 3/4" DIA. X 16" WIDE RUNGS AT 12" O.C. RUNGS TO BE KNURLED OR DIMPLED.
5. 3/8" X 3" STEEL BAR WELDED TO LADDER & ATTACHED TO WALL W/ 3/8" DIA. ANCHORS - MIN 4" EMBEDMENT.
6. 3" X 3" X 1/4" STEEL ANGLE WELDED TO LADDER, ANCHOR TO FLOOR W/ 3/8" DIA. BOLTS
7. CHECKER PLATE STEEL LANDING STEEL GUARDRAIL ASSEMBLY AND 4" HIGH TOE KICK PLATES.
8. SAFETY CAGE: 3"X1/4" HORIZ. STRAPS @ 48" O.C. VERT. MAX. 1-1/2" X 3/16" VERT. STRAPS @ 9.5" O.C. HORIZ. MAX.
SECURE TO VERTICAL SIDE BARS OF LADDER.
GENERAL NOTES
A-A
--
B-B
--
18
AD-5
17
-
000
6
5
4
7
4
7
4
8
8
4
3
1
2
STEEL PROTECTION AT DOWNSPOUTS
1-1/2" = 1'-0"
PAINTED CONCRETE TILT WALL
DOWNSPOUT - CONTRACTOR TO VERIFY SIZE OF
DOWNSPOUT (MAY VARY) PRIOR TO FABRICATION OF
STEEL GUARDS.
4' HIGH X 3/8" THK. STRUCTURAL STEEL BENT PLATE
GUARD TO + 4'-0" PAINTED (2) COATS GLOSS ENAMEL
TO MATCH BUILDING. MOUNT BOTTOM OF STEEL
GUARD AT 2" ABOVE THE DOWNSPOUT OPENING.
ATTACH EA. SIDE WITH THREE 1/2" DIA. WEDGE
ANCHORS AT 20" O.C. AND 4" MAX. FROM TOP & BOT.
NOTES:
1. PROVIDE STEEL PROTECTION AT DOWNSPOUTS ONLY WHERE LOCATED SUCH THAT THEY ARE NOT
PROTECTED BY STAIR WALLS OR CURBS / PLANTERS.
03004
FOIL AT UNDERSIDE OF ROOF DECK
SCALE: 1/2" = 1'-0"03700.2
METAL SUB-PURLIN HANGERS
EXPOSED AT ENDS
WOOD ROOF DECKING
SCRIM FOIL ENDS LEFT OPEN FOR
AIR FLOW
SCRIM FOIL ATTACHED UNDERSIDE
OF WOOD SUB-PURLINS
ROOF JOISTS
WOOD SUB-PURLIN @ 24" O.C.
8'-0" TYP. (OR 10'-0" - SEE STRUCT. ROOF FRAMING PLANS
5"5"86" WIDTH OF SCRIM @ TYP. 8'-0" JOIST SPACING
CONCRETE WALL PANEL
SHIM AS REQUIRED
GALVANIZED FORMED STEEL
LOUVER ASSEMBLY: L&L LOUVER
MODEL FG-4004 18 GA. 4" WIDE 45
DEGREE BLADE WITH 18 GA.
CHANNEL FRAME. BLADES TO
HAVE 3/4" FACE AND TO BE
SPACED AT 4.5" O.C.
SEALANT O/ BACKING ROD ON
BOTH INTERIOR AND EXTERIOR
PERIMETERS
3/
8
"
3/4"
3/
8
"
3/4"
.060 GALVANIZED PANELS AROUND
PERIMETER OF FILTER FRAME TO
BLANK OFF ANY UNFILTERED
AREAS OF THE LOUVERS.
1" DISPOSABLE FILTERS SET IN 16
GA. CALVANIZED FRAME
ASSEMBLY ATTACHED TO
BACKSIDE OF LOUVER ASSEMBLY.
USE GLASFLOSS INDUSTRIES
Z-LINE HV SERIES.
1/2" MESH REMOVABLE BIRD
SCREEN 19 GA. ZINC COATED WIRE.
WALL VENT SECTION
SCALE: 1 1/2" = 1'-0"02560
TYPICAL WET-SEAL METAL PANEL JOINTS
SCALE: 1" = 1"
NOTES:
1. CONTRACTOR SHALL PROVIDE DETAILED SHOP DRAWINGS SHOWING ALL CONNECTIONS.
2. SYSTEM SHALL BE INSTALLED ACCORDING TO MANUF. SPECIFICATIONS.
3. SEE PROJECT MANUAL FOR METAL COMPOSITE MATERIAL BUILDING PANEL REQUIREMENTS.
4. PANEL COLOR: SEE ELEVATIONS. SEALANT COLOR TO MATCH PANEL COLOR.
HORIZONTAL
VERTICAL
ROUT & RETURN COMPOSITE METAL PANEL
PANEL JOINT W/ SEALANT & BACKER ROD
MOUNTING BRACKET ASSEMBLY PER MANUF.
C.L. OF STUD / JOIST / GIRT FRAMING
SUPPORTS OR 1/2" PLYWOOD MOUNTING
SURFACE. SEE WALL SECTIONS & STRUCT.
G.C. TO COORDINATE TRADES W/ METAL
PANEL SHOP DRAWINGS
ROUT & RETURN COMPOSITE METAL PANEL
PANEL JOINT W/ SEALANT & BACKER ROD
MOUNTING BRACKET ASSEMBLY PER MANUF.
C.L. OF STUD / JOIST / GIRT FRAMING
SUPPORTS. CONTRACTOR TO COORD.
LOCATIONS OF LT. GUAGE FRAMING W/ P.J.
LOCATIONS AS REQUIRED. REVIEW METAL
PANEL SHOP DRAWINGS FOR COORDINATION
PRIOR TO CONSTRUCTION.
1
1
/
2
"
1/2"
1
1
/
2
"
1/2"
02800 SCALE: 3" = 1'-0"02335
OVERHEAD DOOR HEAD
NOTES:
1. SEE STRUCTURAL DWGS. FOR ADDITIONAL NOTES.
PE
R
M
A
N
U
F
.
OVERHEAD DOOR -
HARDWARE & MOUNTING
PER MANUF. - SEE DOOR
SCHEDULE FOR ROLL-UP OR
VERTICAL LIFT DESIGNATION
3/4" CHAMFER - TYP.
CONC. TILT-UP PANEL
3/4" V-GROOVE DRIP
OVERHEAD DOOR JAMB
HARDWARE PER
MANUFACTURER
12
"
M
I
N
.
P
E
R
S
P
E
C
S
3/4" X 3/4" CHAMFER @ EXTERIOR
EDGE OF BENT METAL JAMB.
3/4" CHAMFER - TYP.
3/16" GALVANIZED BENT METAL JAMB
FROM FLR. TO 5'-0" A.F.F. W/ 5/8" DIA.
X 6" LONG W.S. ANCHORS @ 12" O.C.
& 4 - #3 BARS WELDED @ EA. SIDE,
EQUALLY SPACED
PROVIDE CAULKING AT ANY DAYLIGHT
BETWEEN TRACK & BACK OF PANEL
O.H. DOOR JAMB - HARDWARE &
MOUNTING PER MANUF. SPECS.
DOOR W/ RIB REINFORCING & CONT.
END STILE
REQUIRED DOOR OVERLAP AT ROUGH
OPENING
3/8" STRUCTURAL STEEL BENT PLATE
JAMB GUARD TO + 4'-0" PAINTED (2)
COATS GLOSS ENAMEL. ATTACH WITH
THREE 1/2" DIA. WEDGE ANCHORS AT
EQUAL SPACING
4"
OVERHEAD DOOR JAMB
SCALE: 3" = 1'-0"02332
NOTES:
1. SEE STRUCTURAL DWGS FOR FURTHER NOTES.
2. DOOR JAMBS TO BE BOLTED OR WELDED TO WALLS - SHOT PINS NOT ALLOWED.
DOOR MOUNTING TO PROVIDE FOR SPECIFIED DOOR LIFECYCLE.
3. PROVIDE MANUF. WIND SEALS AT JAMBS, SILL, HEAD.
4"4"
8"
6" (VERIFY W/ DR. MANUF)
3"
2" MIN.
2-
1
/
2
"
M
I
N
4"X8"X 3/8" THK.
STL. BASEPLATE
WELDED AT BOT.
OF Z-GUARD
5/8" DIA. EXP.
BOLT W/ MIN.
2-1/2" EMBED.
DOCK DOOR W/ BOTTOM SEAL
GALV. STL. JAMB O/ CONC. TILT-UP
PANEL - SET INTO SLAB MIN 1"
SLOPE CONC. FLR. 1/2" FROM FIN. FLR.
C10X20 CONT. STL CHANNEL - SEE
STRUCT FOR ANCHORS
MIN. 24"W X 12"H X 6" THK. RUBBER
DOCK BUMPERS W/ STL. MOUNTING
FLANGES. WELD TO C-CHANNEL OR
ATTACH W/ EXP. BOLTS PER MANUF. -
TWO BUMPERS PER TRUCK STALL
CONCRETE TILT-UP PANEL
FIN. FLR.1/
2
"
SLOPE FLOOR IN
WIDTH OF PANEL
NOTES:
1. SEE STRUCTURAL DWGS. FOR FURTHER NOTES.
2. ALL BUMPER HARDWARE IS TO BE PAINTED BLACK
48
"
A
B
V
.
F
I
N
.
GR
A
D
E
U
.
N
.
O
.
10
-
TRUCK DOCK BUMPER @ OVERHEAD DOOR SILL
SCALE: 3" = 1'-0"02331
NOTES:
1. SEE STRUCTURAL DWGS. FOR FURTHER NOTES.
OVERHEAD DOOR SILL @ CONCRETE APRON
SCALE: 3" = 1'-0"02330
SLOPE FLOOR IN
WIDTH OF PANEL
10
-
FIN. FLR.1/
2
"
GRADE DOOR W/ BOTTOM SEAL
GALV. STL. JAMB O/ CONC. TILT-UP
PANEL - SET INTO SLAB MIN 1"
SLOPE CONC. FLR. 1/2" FROM FIN. FLR.
1/2" EXPANSION JOINT - DOWEL
SLABS PER STRUCT.
CONCRETE TILT-UP PANEL
ACCESSIBLE EXIT DIRECTIONAL SIGNAGE
SCALE: N.T.S.01122
NOTES:
1. THE SIGN SHALL COMPLY WITH CBC SECTIONS 1009.10.
2. THE SIGN SHALL COMPLY WITH CBC SECTIONS CHAPTER 11B SECTIONS 11B-703.1, 11B-703.3 AND 11B703.5
DIVISION 7. AND 1011 CBC.
3. THE SIGN SHALL BE LOCATED ADJACENT TO THE LATCH SIDE OF A SINGLE DOOR AND RIGHT SIDE OF DOUBLE
DOORS 40" MIN. A.F.F. TO BOTTOM OF LOWEST VISUAL CHARACTER. A PERSON SHALL BE ABLE TO APPROACH WITHIN
3" OF THE SIGN WITHOUT ENCOUNTERING A PROTRUDING OBJECT OR BE WITHIN THE SWING OF THE DOOR PER CBC
SECTION 11B-703.4.2.
4. VISUAL CHARACTERS ON SIGNS SHALL BE SELECTED FROM FONTS WHERE THE WIDTH OF THE UPPERCASE LETTER
"O" IS 60% MIN. AND 110% MAX. OF THE HEIGHT OF THE UPPERCASE LETTER "I". STROKE THICKNESS OF THE
UPPERCASE LETTER "I" SHALL BE 10% MIN. AND 20% MAX. OF THE HEIGHT OF THE CHARACTER.
WHEELCHAIR
ACCESSIBLE EXITS
6" MIN.
FIN. FLR.
40
"
M
I
N
.
INTERNATIONAL SYMBOL FOR ACCESSIBILITY -
BACKGROUND COLOR SHALL BE BLUE 15090
IN FEDERAL STANDARD 595C. SYMBOL,
LETTERS AND BRAILLE SHALL BE WHITE.
CHARACTERS AND SYMBOLS SHALL HAVE A
NON GLARE FINISH AND SHALL BE RAISED
1/32".
1" HIGH MIN. SANS SERIF CHARACTERS WITH A
WIDTH TO HEIGHT RATIO OF BETWEEN 3:5 AND
1:1 AND A STROKE WIDTH TO HEIGHT RATIO OF
BETWEEN 1:5 AND 1:10.
DIRECTION ARROWS TO POINT IN DIRECTION OF
NEAREST ACCESSBILE EXIT. TO BE VERIFIED IN
FIELD BY CONTRACTOR PRIOR TO ORDERING
AND PLACING SIGNS
LOCATION ADJACENT TO THE DOOR,
UNDERNEATH THE TACTILE EGRESS SIGN
PROVIDED PER 1/AD-4
6"
M
I
N
.
ACCESSIBLE EXITSWHEELCHAIR
HAND RAIL @ ROOF HATCH
SCALE: 1/2" = 1'-0"01346.1
3'
-
6
"
M
I
N
.
1"1"
8"
4"
1" PAINTED
PIPE RAIL, TYP.
TOP OF PARAPET
ROOF TOP
ROOF HATCH
3/8" THK. PLATE W/
(4) 3/4" HILTI KWIK-BOLT-TZ
6" EMBEDMENT (ESR-1917)
3'
-
6
"
M
I
N
.
3" TOP &
BOTTOM
ROOF LINE
5'-0"
6"
NOTES:
1. PAINT RAIL TO MATCH PARAPET WALL.
2. RAIL SHALL BE DESIGNED TO PREVENT THE
PASSAGE OF A 21" DIA. SPHERE PER CBC SECTION
1015.7.
3. WHERE MECHANICAL EQUIPMENT IS LOCATED
WITHIN 10' OF A ROOF EDGE AND PARAPET IS LESS
THAN 42", PROVIDE GUARDRAIL ALONG EDGE OF
EQUIPMENT & EXTENDING 30" PAST EACH EDGE.
21
"
M
A
X
.
10'-0"
OUTSIDEINSIDE
30" MIN.
5'-0"
ADD'L INTERMEDIATE
HORIZONTAL'S
WHERE SPACING
EXCEEDS 21"
ONLY PROVIDE WHERE
REQUIRED TO PREVENT
OPENING LARGER THAN 21"
3" TOP &
BOTTOM
SHEET:
SHEET TITLE
RGA
Office of Architectural Design
15231 Alton Parkway, Suite 100
Irvine, CA 92618
T 949-341-0920
FX 949-341-0922
RGA, OFFICE OF ARCHITECTURAL DESIGN
COPYRIGHT
CHK'D BY:
DRAWN BY:
CAD FILE NAME:
OWNER PROJECT NO:
RGA PROJECT NO:
MARK DESCRIPTIONDATE
PROJECT NAME
CONSULTANT
PROFESSIONAL SEALS
MG
CP
00000.00
19073.00.AD-5
19073.00
11/24/2020 PLAN CHECK SUBMITTALPC
MS-MOUNTAIN VIEW
LLC C/O SILAGI
DEVELOPMENT &
MANAGMENT, INC.
16130 VENTURA BLVD.
SUITE 510 ENCINO,
CA 91436
PHONE: 805-494-7704
MS MOUNTAIN VIEW PARK
AVENIDA ALVARADO
CITY OF TEMECULA,
CALIFORNIA
DETAILS
AD-5
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
10-21-2020
11/24/2020 PLAN CHECK SUBMITTAL
04/17/2021 PLAN CHECK COMMENTS
(NOT FOR BID OR CONSTRUCTIONS)
1S0.0
STRUCTURAL ISOMETRIC
(BUILDING-1)
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
101 HODENCAMP ROAD,
SUITE 200 THOUSAND
OAKS, CA 91360 PHONE:
805-494-7704
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
BUILDING-1
BUILDING-2
BUILDING-3
BUILDING-7
SCALE:
STRUCTURAL ISOMETRIC
MARK DATE DESCRIPTION
1-E 1-E
1-3
1-3
1-D 1-D
1-C 1-C
1-B 1-B
1-B.1
1-A 1-A
1-1.9 1-2
1-2
1-1
1-1
3
4
' - 0
"
65
'
-
0
"
4
8
' - 0
"
4
8
' - 0
"
1
0
'
-
0
"
18
' - 0
"
23
' -
0
"
27
' - 0
"
2
7
' - 0
"
2
3
'
- 0
"
5
'
-
0
"
26
'
-
0
"
2
' -
0
"
39' - 4"36' - 8"
10' - 4 1/8"28' - 7 7/8"19' - 0"18' - 0"
3' - 5"
F
.
O
.P
.
P
.
J
.
F
.
O
.P
.
W.P
.
F
.
O
.P
.
W.P.
P.J.
P.J.
P.J.
F.O.P.
F.O.P.
F.O.P.
P
-1
P
-2
P-3P-4P
-6
P
-7
P
-8
P
-9
P
-1
0
P
-1
1
P-12 P-13 P-14 P-15
P
-1
6
P
-1
7
P
-1
8
P
-1
9
P
-20
P
-2
1
P
-2
2
P
-2
3
P-24P-25
1
9
' - 0
"
1
5
'
-
0
"
P.J.
F.O.P.
3
4
' - 0
"
65
'
-
0
"
4
8
' - 0
"
4
8
' - 0
"
2
8
' - 0
"
5
'
-
0
"
2
4
'
-
3
"
3
1
'
-
9
"
25
' - 0
"
25
' -
0
"
31
' - 0
"
2
5
' - 0
"
SD1.0
15 ELECTRICAL RM.
SEE DETAIL
3
' - 6"
39' - 4"36' - 8"
2' - 0"26' - 0"5' - 0"32' - 8"5' - 4"5' - 0"
F
.O
.P
.
F
.O
.P
.
F
.O
.P
.
E
.O
.P
.
E
.O
.P
.
F
.O
.P
.
E.O.P.
E.O.P.
P.J.
P.J.
P.J.
P.J.
P.J.
F.O.P.
F.O.P.
#4 DOWELS @ 18" O.C.
TYP. AT THIS LINE U.N.O.
TERMINATE SLAB REINF. AT
POUR STRIP TYP.
AT THIS LINE U.N.O.
DOWELS @ 24" O.C. FROM
PANEL TO CLAB TYP. AT THIS
LINE U.N.O.
10' - 2"
1
SD1.0
TYP
U.N.O.
E
Q.
E
Q
.
E
Q
.
E
Q.
E
Q
.
E
Q
.
E
Q
.
#4 DOWELS @ 18" O.C.
TYP. AT THIS LINE U.N.O.
TERMINATE SLAB REINF. AT
POUR STRIP TYP.
AT THIS LINE U.N.O.
DOWELS @ 24" O.C. FROM
PANEL TO CLAB TYP. AT THIS
LINE U.N.O.
1
SD2.1
1
SD2.1
TYP
U.N.O.
TYP
U.N.O.
3'-0"W x 18"D
CONT. FOOTING
4'-0"WIDE
POUR STRIP
1
SD2.1
1
SD2.1
TYP
U.N.O.
TYP
U.N.O.
3'-0"W x 18"D
CONT. FOOTING
4'-0"WIDE
POUR STRIP
#4 DOWELS @ 18" O.C.
TYP. AT THIS LINE U.N.O.
TERMINATE SLAB REINF. AT
POUR STRIP TYP.
AT THIS LINE U.N.O.
DOWELS @ 24" O.C. FROM
PANEL TO CLAB TYP. AT THIS
LINE U.N.O.
#4 SLAB DOWELS TYP.
BETWEEN DOCK LEVELER
AT THIS LINE U.N.O.
(NO. OF DOWELS TO MATCH W/
DOWELS FROM PANEL)
F1
C1
F1
C1
X-1
X-1
F4
-
F3
-
F3
-
F4
-
F2
-
S
LO
P
E
0.
5
0
%
S
E
E
C
IVIL
1
SD2.1
TYP
U.N.O.
4'-0"W x 18"D
CONT. FOOTING
AT OFFICE
1
SD2.1
TYP
U.N.O.
4
'-0
"W
x 1
8
"D
C
O
NT. F
O
O
TING
AT O
F
FIC
E
16
SD2.0
16
SD2.0
TYP
U.N.O
.
TYP
U.
N.
O
.
4
'-0
"W x
2
4
"D
G
R
ADE BE
AM
4'-0
"WIDE
P
O
UR
S
TR
IP
1
SD2.1
1
SD2.1
TYP
U.N.O
.
TYP
U.N.O
.
3
'-0
"W
x 18
"D
C
O
NT. FO
O
TING
4
'-0"W
IDE
P
O
UR
S
TR
IP
E
XTENS
IO
N
2
' - 0
"
16
SD2.0
16
SD2.0
TYP
U.N.O.
TYP
U.N.O.
4'-0"W x 18"D
GRADE BEAM
10'-0"WIDE
POUR STRIP
SD1.0
11
FUTURE
DOCK
LEVELER
1S4.4
A
5A
SD1.0
SEE ARCHT'L' & CIVIL
FOR THE EXTENT OF
TRUCK COURT SLAB
1
SD2.1
5'-5" WIDE
POUR STRIP
1
SD2.1
TYP
U.N.O
.
3'-0
"W
x 18
"D
CO
NT. F
O
O
TING
1
SD2.1
TYP
U.N.O
.
7'-5
"
WIDE
P
O
UR
S
TR
IP
76' - 0"
76' - 0"
EQ.EQ.EQ.
1
9
5
' - 0
"
1
E
Q
.
1EQ.
1EQ.
2EQ.
2
E
Q
.
2
E
Q
.
2
E
Q
.
P.J.
P
-5
45°
5
"
4"
W.P.
1S4.3
A
RAMP WALL
SEE SHEET
TRASH
ENCLOSURE
SEE SHEET
14' - 1 11/16"W.P.W.P.5
SD1.0
FOUNDATION NOTES:
LEGENDS:
DENOTES 6" THK. MIN. REINFORCED CONCRETE
SLAB FOR ADD. INFO SEE DETAIL
DENOTES OFFICE AREA
6" THK. MIN. REINFORCED CONCRETE SLAB
FOR ADD. INFO SEE DETAIL
DENOTES 6" THK. MIN. REINFORCED CONCRETE
SLAB RAMP FOR ADD. INFO SEE DETAIL
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
FOR GENERAL NOTES SEE SHEET "SD-0.0", & "SD-0.1"
PERIMETER POUR STRIP TO BE POURED AFTER ALL PANELS HAVE BEEN ERECTED.
PROVIDE GROUT UNDER THE PANELS FOR THE FULL LENGTH OF THE FOOTING BEFORE PANELS
HAVE BEEN ERECTED. AS AN ALTERNATE FOR CONTINUOUS GROUT, USE 18" SQ. GROUT PADS
LOCATED AT 6'-0" O.C. MAX., 3'-0" FROM PANEL JOINT, AND AT EACH SIDE OF PANEL OPENING.
THEN GROUT FULL LENGTH OF THE PANEL AFTER PANELS ARE ERECTED. SEE DETAIL "19/SD2.0"
SEE ARCHITECTURAL, ELECTRICAL, PLUMBING MECHANICAL DRAWINGS FOR SIZE AND
LOCATION OF SLAB DEPRESSION AND OPENINGS REQUIRED FOR DUCTS, PIPES SLEEVES,
ELECTRICAL CONDUITS AND OTHER EMBEDDED IN CONCRETE, UNLESS NOTED OTHERWISE.
F.O.P.= DENOTES FACE OF CONC. PANEL.
E.O.P.= DENOTES EDGE OF CONC. PANEL.
P.J. = DENOTES PANEL JOINTS.
W.P. = DENOTES WORKING POINT
K.O.P.= DENOTES KNOCK OUT PANEL
CONTRACTOR SHALL VERIFY BOTTOM OF PANEL WITH THE LATEST GRADING PLAN.
CONTRACTOR SHALL VERIFY ALL DIMENSIONS WITH THE LATEST ARCHITECTURAL AND
STRUCTURAL DRAWINGS BEFORE FORMING OF PRECAST CONCRETE PANELS.
CONTRACTOR TO COORDINATE LOCATION OF SPRINKLER MAIN RISER W/FIRE PROTECTION
DWG'S. SEE DETAIL "9/SD-1".
CONTRACTOR TO COORDINATE LOCATION OF ELECTRICAL TRENCH W/ELECTRICAL DWG'S. SEE
DETAIL "10/SD-1" FOR TYPICAL FOOTING BLOCK-OUT.
FOR FINISH FLOOR ELEVATION SEE CIVIL DRAWING. WHERE SLOPED FLOOR OCCURS ,SEE
DETAIL "12/SD-2".
PROVIDE SURVEY STAKES PRIOR TO FOUNDATION INSPECTION TO VERIFY LOT LINES.
SEE DETAIL "5A/SD-1" FOR TYPICAL EDGE OF SLAB.
CONTRACTOR REFER TO DETAIL "11/SD-1" FOR SAW-CUT OPENING OF FUTURE DOCK LEVELER.
CONTRACTOR TO BE RESPONSIBLE FOR DAMAGE TO SLAB FROM HEAVY LOADING DURING
CONSTRUCTION.
ALL FOUNDATION EXCAVATIONS SHALL BE INSPECTED AND APPROVED BY THE GEOTECHNICAL
ENGINEER OF RECORD PRIOR TO THE PLACEMENT OF ANY REINFORCING STEEL. A WRITTEN
REPORT PREPARED BY THE GEOTECHNICAL ENGINEER OF RECORD STATING THE RESULTS OF
THE GEOTECHNICAL ENGINEER'S INSPECTION SHALL BE PROVIDED TO THE CITY INSPECTOR
PRIOR TO THE PERFORMANCE OF ANY FOUNDATION INSPECTION. EXCAVATION SHALL BE MADE
IN COMPLIANCE WITH CAL/OSHA REGULATIONS.
A LINE AND GRADE CERTIFICATION PREPARED BY CIVIL ENGINEER OF RECORD SHALL BE GIVEN
TO THE CITY INSPECTOR PRIOR TO PERFORMANCE OF ANY FOUNDATION INSPECTION. THIS
CERTIFICATION SHALL STATE THAT THE CORRECT LOCATION FOR ALL STRUCTURES IS
ESTABLISHED IN ACCORDANCE WITH THE CITY APPROVED PRECISE GRADING PLAN.
THE FINAL COMPACTION REPORT AND GEOTECHNICAL ENGINEER EXCAVATION INSPECTION
REPORT MUST BE SUBMITTED TO THE BUILDING INSPECTOR PRIOR TO FOUNDATION
INSPECTION AND THAT CITY INSPECTOR MUST INSPECT EXCAVATIONS BEFORE POURING ANY
CONCRETE.
PRIOR TO THE CONTRACTOR REQUESTING A FOUNDATION INSPECTION, THE GEOTECHNICAL
ENGINEER SHALL ADVISE THE BUILDING OFFICIAL IN WRITING THAT;
A) THE BUILDING PAD WAS PREPARED IN ACCORDANCE WITH THE GEOTECHNICAL REPORT.
B) THE UTILITY TRENCHES HAVE BEEN PROPERLY BACKFILLED AND COMPACTED.
C) THE FOUNDATION EXCAVATION WAS MADE TO COMPLY THE RECOMMENDATION FOR
EXPANSIVE CHARACTERISTICS AND BEARING CAPACITY.
PERIMETER POUR STRIP AT DOCK LEVELERS SHALL BE FREE OF ALL UNDERGROUND PIPING,
CONDUIT ETC. TO ALLOW FOR FUTURE RECESSED DOCK LEVELERS (MINIMUM 10'-0" WIDE).
ROOF LADDER DESIGN, OF MEMBERS, BRACES AND CONNECTIONS TO STRUCTURE WILL BE
DONE BY THE SUPPLIER IN ACCORDANCE WITH THE BUILDING CODE.
CONTRACTOR TO RE-RUN SAW BLADE THROUGH CONTROL JOINTS FOR PROPER CLEAN-OUT
AT END OF PROJECT.
CONTROL JOINT SHALL BE 15'-0" MAX.
3
SD1.0
4
SD1.0
MARK FOOTING (WxLxT) REINFORCING DETAIL
FOOTING SCHEDULE
COLUMN SCHEDULE
MARK COLUMN HEIGHT
BASE PLATE
SIZE ANCHOR BOLTS DETAIL
7'-0" x 7'-0" x 18"(7)-#6 E.W.
HSS 8 x 8 x 5/16 TO ROOF 7/8" x 14" x 14"(4)-7/8" DIA. A.B.
F*
C*
DENOTES FOOTING TYPE,
SEE SCHEDULE
DENOTES COLUMN TYPE,
SEE SCHEDULE
1
SD1.0F1
C1
8'-0" x 8'-0" x 18"(8)-#6 E.W.F2
5'-0" x 7'-0" x 18"
(5)-#6 LONG.
(7)-#6 TRANS.F3
9'-6" x 13'-6" x 18"
(10)-#6 LONG.
(14)-#6 TRANS.F4
8
SD1.0
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
10-21-2020
11/24/2020 PLAN CHECK SUBMITTAL
04/17/2021 PLAN CHECK COMMENTS
(NOT FOR BID OR CONSTRUCTIONS)
1S1.1
FOUNDATION PLAN (BUILDING-1)
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
101 HODENCAMP ROAD,
SUITE 200 THOUSAND
OAKS, CA 91360 PHONE:
805-494-7704
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
SCALE: 1" = 10'-0"
FOUNDATION PLAN
P
RO
J
E
C
T
NO
R
TH
MARK DATE DESCRIPTION
1-E 1-E
1-3
1-3
1-D 1-D
1-C 1-C
1-B
1-B.1 1-B.1
1-A 1-A
1-1.9 1-2
1-2
1-1
1-1
T .S .= 2 2'-5 "
T
.
S
.
=
2
4
'-
0
"
P
-1
P
-2
P-3P-4P
-6
P
-7
P
-8
P
-9
P
-1
0
P
-11
P-12 P-13 P-14 P-15
P
-16
P
-1
7
P
-1
8
P
-19
P
-2
0
P
-21
P
-2
2
P
-2
3
P-24P-25
3
4
' - 0"
6
5' - 0
"
4
8
' - 0"
4
8
' - 0"
1
0' - 0
"
1
8
' - 0"
2
3' - 0"
2
7' - 0"
2
7
' - 0"
2
3
' - 0
"
5' - 0
"
2
6' - 0
"
2' - 0"
39' - 4"36' - 8"
10' - 0"29' - 0"19' - 0"18' - 0"
3' - 5"
1
9
' - 0"
1
5' - 0
"
3
4
' - 0"
6
5' - 0
"
4
8
' - 0"
4
8
' - 0"
2
8
' - 0"
5' - 0
"
2
4
' - 3
"
3
1' - 9
"
2
5' - 0"
2
5' - 0"
3
1' - 0"
2
5
' - 0"
3
' - 6
"
39' - 4"36' - 8"
2' - 0"26' - 0"5' - 0"32' - 8"5' - 4"5' - 0"
F.O
.P
.
P
.J
.
F.O
.P
.
W.P
.
F.O
.P
.
F.O.P.
W.P.
P.J.
P.J.
P.J.
F.O.P.
F.O.P.
F.O.P.
P.J.
F.O.P.
F
.
O
.
P
.
F
.
O
.
P
.F
.O
.P
.
E
.
O
.
P
.
E
.
O
.
P
.
F
.
O
.
P
.
E.O.P.
E.O.P.
P.J.
P.J.
P.J.
P.J.
P.J.
F.O.P.
F.O.P.
T .S .= 2 2 '-5 "
T .S .= 2 4 '-0 "
T.S.= 23'-1"
T.S.= 23'-1"
T
.
S
.
=
2
3'-
3
"
T
.
S
.
=
2
4
'
-
8
"
W36X135
W30X99
W27X84
T.S .= 2 5'-0 "
T.S.= 2 6'-0"
1
SD4.0
1
SD4.0
1
SD4.0
2A
SD4.0
2
SD4.0
2
SD4.0
TYP
U.N.O.
TYP
U.N.O.
TYP
U.N.O.
TYP
U.N.O.
TYP
U.N.O.
TYP
U.N.O.
1
SD6.0
2
SD6.0 4
SD5.0
1
SD5.0
2
SD5.0
6
SD4.0
7
SD6.0
7
SD6.0
3
SD5.0
4
SD4.0
TYP
U.N.O.
8
SD4.0
TYP
U.N.O.
16
SD4.0
TYP
U.N.O.
TYP IN THIS LINE U.N.O.TYP IN THIS LINE U.N.O.
12B
SD4.0
STRAPS TYP. @ 4'-0" O.C.
BETWEEN GRIDS "1-1" & "1-2"
20'-0" CLEAR HEIGHT
X-1
X-1
J5
J5
J5
J5
T
.
S
.
=
2
5'-
0
"
8
' - 0"
8
' - 0"
8' - 0
"
J3
9
' - 0"
8' - 0
"
8' - 0
"
9
'
-
5
"
8' - 0"
8' - 0
"
8' - 0
"
8
' - 0
"
8
' - 0"
8
' - 0"
12B
SD4.0
STRAPS TYP. @ 4'-0" O.C.
BETWEEN GRIDS "1-2" & "1-3"
12B
SD4.0
STRAPS TYP. @ 4'-0" O.C.
BETWEEN GRIDS "1-1" & "1-2"
12B
SD4.0
STRAPS TYP. @ 4'-0" O.C.
BETWEEN GRIDS "1-2" & "1-3"
6
SD6.0
6
SD6.0
T .S .= 2 5 '-0 "
2
SD5.0
HS
S
3
1
/2
" x 2
1
/2
"
x 1/4
"
HS
S
3
1
/2
" x 2
1
/2
"
x 1/4
"
8
SD6.0
4
SD6.0
5
SD6.0
9
SD6.0
HS
S
3
1/2
" x 2 1
/2" x 1
/4
"
3
SD6.0
15
SD4.0
76' - 0"
W24X68
T.S.= 22'-9"
E
.O
.
P
.
T
.
S
.
=
2
6
'
-
0
"
T .S .= 2 4'-3 "
T
.
S
.
=
2
5
'
-
0
"
T
.
S
.
=
2
4
'
-
1
0
"
8
' -
7
"
P.J.
J6
J6
J6
J6
J6
J6
J6
J6
J5
J5
J5
J5
J4 J3
J1J2
J3
5"
14' - 1 11/16"W.P.W.P.11
1S4.1
LEGENDS:
ROOF FRAMING NOTES:
DENOTES OFFICE AREA U.N.O.
DENOTES EXHAUST FAN VERIFY LOCATIONS & NO. OF UNITS W/
LATEST ARCHT'L. DWG'S & MECH'L. DWG'S SEE DETAIL
1.
2.
3.
4.
5.
6.
7.
FOR GENERAL NOTES SEE SHEET "SD-0" & "SD-0.1". FOR TYPICAL ROOF FRAMING DETAILS
SEE SHEET "SD.4" AND "SD.6".
FOR GIRDER JOIST SCHEDULE, ROOF NAILING DIAGRAM AND NOTES SEE SHEET
T.S. = DENOTES TOP OF SHEATHING
ALL ROOF ELEVATIONS ARE TAKEN DIRECTLY FROM THE FINISH FLOOR RIGHT BELOW
REFERENCE POINT
SEE ARCHT'L AND MECHANICAL DRAWINGS FOR EXACT LOCATION OF MECH. EQUIPMENTS
FOR DETAIL SEE
SEE SPRINKLER DRAWINGS FOR EXACT LOCATION & WEIGHT OF SPRINKLER MAINS
SEE ARCH'L FOR SKYLIGHT LOCATION FOR OPENING SEE DETAIL
ADEQUACY OF SUPPORTS FOR SPRINKLER SYSTEM DESIGN LOADS SHALL BE REVISED AND
APPROVED BY ENGINEER OF RECORD PRIOR TO FIELD INSTALLATION AND INSPECTION.
MECH'L UNIT SCHEDULE
UNIT NO. OPER. W T.
(LBS)
NOTE:
VERIFY WEIGHT OF MECH.
UNITS W/ LATEST
MECHANICAL.
& ARCHITECTURAL. DWG'S.
HP
1
610
EF
1
EF
2
THRU
14
SD4.0
10
SD4.0
5
SD4.0
14
SD4.0
7
EF
3
45
EF
4
280
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
10-21-2020
11/24/2020 PLAN CHECK SUBMITTAL
04/17/2021 PLAN CHECK COMMENTS
(NOT FOR BID OR CONSTRUCTIONS)
1S2.1
ROOF FRAMING PLAN (BUILDING-1)
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
101 HODENCAMP ROAD,
SUITE 200 THOUSAND
OAKS, CA 91360 PHONE:
805-494-7704
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
SCALE: 1" = 10'-0"
ROOF FRAMING PLAN (20'-0" CLEAR HEIGHT)
P
RO
J
E
C
T
NO
R
TH
MARK DATE DESCRIPTION
HP
1
EF
4
EF
3
AROOF NAILING SCHEDULE
REMARKSEDGEINTERM. BOUND.CONT. EDGE
A
AREA
ROOF NAILING NOTES:
NOMINAL UNIT
(PLF)
DETAIL 1ROOF WIND NET UPLIFT PRESSURE 2
ROOF NAILING DIAGRAM
SCALE: N.T.S.B
C
D
E
MEMBER ZONE A ZONE B ZONE C
JOIST
GIRDER
GIRDER AND JOIST PURLIN SCHEDULE
F
NOTES:
TYPICAL PANEL EDGE AT BOUNDARY
3" & 4" NOMINAL-TWO LINES NAILING
TYPICAL INTERIOR PANEL JOINT
SHEAR CAPACITIES
*
*
MAX. SPANRAFTER U.N.O.
ROOF NOTES:
ZONE D
MEMBER ZONE A ZONE B
JOIST
GIRDER
ROOF WIND DOWNWARD PRESSURE 3
northnorth
E
B.1
A
321
E
B.1
A
321
F
A
C
F
F
F
F
A
Wx
S
T
R
U
T
S
Wx STRUTS
JOIST SCHEDULE
JOIST
NUMBER DESIGNATION SEISMIC AXIAL
(LRFD)
*MIN.
GROSS
MOMENT
OF INERTIA
AT MID
SPAN (IN4)
*TOP CHORD
BEND-CHECK
LOAD (IF REQ.): LR
*BOTTOM CHORD
BEND-CHECK LOAD
(IF REQ.)
COMMENTS
J1 24LH 242/146 18.0 K -0.25 K 0.25 K
J2 26LH 238/142 20.5 K -0.25 K 0.25 K
J3 24LH 260/155 20.5 K -0.25 K 0.25 K
J4 26LH 256/151 23.0 K -0.25 K 0.25 K
J5 26LH 270/142 20.5 K -0.25 K 0.25 K OFFICE
J6 26LH 274/146 18.0 K -0.25 K 0.25 K OFFICE
C
CC
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
1S-3.1
ROOF NAILING DIAGRAM
GIRDER AND BAR JOIST
SCHEDULE
1-B 1-B.11-A
34' - 0"5"
P-2
C1 9 1/4"
P-1
D2 9 1/4"
19' - 0"15' - 0"
T.S.= 25'-0"
T.S.= 24'-3"
T.S.= 24'-7 1/4"
1/2"18' - 11 1/8"3/4"14' - 10 7/8"3/4"
2
8
' - 0
"
5
' - 0
"
1
4' - 0
"
5' - 0"12' - 0"2' - 0"4' - 0"9' - 0"2' - 0"
8A
SD3
8A
SD3
3
SD2.0
10
SD3
10
SD3
7C
SD310
SD3
7B
SD3
10
SD3
7C
SD3
3
SD2.0
2A
SD3
2C
SD3
2B
SD3
5
SD3 1
SD5.0
1
SD4.0
TYP
U.N.O.
TYP
U.N.O.
16
SD2.0
1
0' - 0
"
5
' - 0
"
2
8
' - 0
"
1
SD7.0
1
SD7.08-#4 PANEL TO
FOOTING DOWELS
AT EACH END
#4 PANEL TO
FOOTING DOWELS
@ 18" O.C. IN LIEU
OF TYP
3
SD7.0 2-#7 HOLD DOWN
BARS (1 E.F.)
10-#7 DRAG BARS
FULL WIDTH OF
PANEL (5 E.F.)
6-#7 DRAG BARS
FULL WIDTH OF
PANEL (3 E.F.)
7A
SD3
#3 TIES AT 4" O.C.
IN LIEU OF
#3 TIES AT 6" O.C.
PANEL NOTES:
1.
2.
3.
4.
5.
6.
7.
8.
9.
FOR GENERAL NOTES, SEE SHEETS
"SD-0.0", & "SD-0.1"
FOR TYPICAL PANEL NOTES AND TYPICAL PANEL
REINFORCEMENT SEE DETAIL
T.S. = DENOTES TOP OF SHEATING.
FOR REVEALS AND TEXTURES SEE
ARCHITECTURAL DRAWINGS.
ALL ROOF ELEVATIONS ARE TAKEN DIRECTLY
FROM FINISH FLOOR RIGHT BELOW REFERENCE POINT.
PANELS ARE VIEWED FROM INTERIOR.
FOR TYPICAL PANEL OPENING FOR DOWNSPOUT AND
OVERFLOW SCUPPER SEE DETAIL
FOR TYPICAL LEDGER SPLICE AT HIGH POINT AND
LOW POINT, SEE DETAIL
NOTES:
1. CONTRACTOR SHALL VERIFY BOTTOM OF THE PANEL WITH LATEST GRADING PLAN.
2. CONTRACTOR SHALL VERIFY ALL DIMENSIONS WITH THE LATEST
ARCHITECTURAL & STRUCTURAL DRAWINGS BEFORE FORMING OF PRECAST
CONCRETE PANELS.
3. CONTRACTOR TO COORDINATE LOCATION OF SPRINKLER MAIN RISER WITH
FIRE PROTECTION DWGS. SEE DETAIL "9/SD-1".
4. CONTRACTOR TO COORDINATE LOCATION OF ELECTRICAL TRENCH WITH
ELECTRICAL DWGS. SEE DETAIL "10/SD-1" FOR TYPICAL FOOTING BLOCK-OUT.
5. CONTRACTOR REFER TO DETAIL "11/SD-1" FOR OPENING OF FUTURE DOCK
LEVELER.
P-1
A 10"
DENOTES PANEL NUMBER
DENOTES PANEL
THICKNESS
DENOTES PANEL TYPE FOR
REINFORCEMENT
NOTES:
CONTRACTOR TO COORDINATE LOCATION OF TORSION SPRING CENTER BRACKET
ATTACHMENT WITH ARCH TO CLEAR THE OPENING/K.O.P. ADJUST THE VERTICAL
TRACKS AS NEEDED.
THE CONTRACTOR WILL BE RESPONSIBLE FOR DOOR AND BRACKET ATTACHMENT TO
CONRETE WALL.
LEGENDS:
DENOTES FUTURE
KNOCK-OUT PANEL
DENOTES 3" RECESS.
DENOTES PANEL
OPENING FOR REINF. ALL
AROUND OPENINGS SEE
DET. 3/SD3.0
DENOTES THICKENED
PIER FOR THICKNESS,
SEE PANEL ELEVATION.
NOTE:
FOR EXACT DIMENSION/ LOCATION OF
EMBEDDED PLATES, SEE CANOPY FRAMING
PLAN AT SHEET "S5.1"
NOTE:
CONTRACTOR TO PROVIDE SLEEVE AT ALL
INTERIOR DRAINS THRU PANEL.
COORDINATE LOCATIONS WITH ARCHITECT AND
PLUMBING PLANS.
1
SD3
13
SD3
13
SD6.0
NOTE:
BOTTOM OF PANEL MAY NEED TO BE ADJUSTED
PER LATEST CIVIL GRADING PLAN.
1-1.91-2
P-3
A4 9 1/4""
4"
4' - 0"7' - 10"
2A
SD4.0
16
SD2.0
8A
SD3
18
SD2.0
2B
SD3
1
SD5.0
TYP
U.N.O.
TYP
U.N.O.
1
SD7.0
1
SD7.0
2-#7 HOLD DOWN
BARS (1 E.F.)
18' - 8"
1' - 6
"
8
' - 0
"
5
' - 0
"
2
8
' - 0
"
W.P
.T.S.= 24'-3"
T.S.= 22'-9"
30' - 6"
10-#7 DRAG BARS
FULL WIDTH OF
PANEL (5 E.F.)
P-4
A4 9 1/4"
14' - 7 9/16"
T.S.= 22'-9"
T.S.= 22'-5"
5
' - 0
"
2
8
' - 0
"
3
SD6.0
1-D
22' - 0"3' - 0"2' - 0"
2' - 1"
12' - 0"3' - 11"3' - 0"2' - 0"
P-8
A1 8"
P-9
E 8"
15' - 0"
27' - 0"23' - 0"
3/4"26' - 11 1/4"3/4"22' - 11 5/8"
1
SD4.0
1
SD2.1
TYP
U.N.O.
TYP
U.N.O.
8
SD3
8A
SD3
8
SD3
8A
SD3
8
SD3
8
SD3
4
SD7.0
T.S.= 22'-5"
T.S.= 22'-7"
T.S.= 23'-1"
T.S.= 23'-6 1/2"
4' - 8"
1
' - 0
"
2
7
' - 0"
7
'
-
6
"
1
' - 8
"
9
' - 4
"
7' - 0
"
2
' - 6"
8' - 0
"
11
SD2.1
11
SD2.1
11
SD2.1
7A
SD3
7C
SD3
6
SD3
2' - 0"
7A
SD3
7A
SD3
7C
SD3
4
SD3
7A
SD3
8
"
10
SD2.0
7A
SD3
7A
SD3
35' - 0"
3
' -
0
"
5
' -
0
"
1-1
1
SD4.0
4
SD3
5
SD6.0
2
8' - 0"
8' - 0
"
1
' - 0
"
1
1
1
/4
"
3/4"
1
SD2.1
2B
SD3
4
SD7.0
6' - 5"
3' - 5"
3' - 4 1/4"
3/4"
RETURN
-
P-8
8"
T
.
S
.
=
2
3
'
-
1
"
T.S.= 23'-1"
P-10
A 8"
6' - 4"
1
SD4.0
5
SD6.0
9
SD6.0
8' - 0
"
2
7
' - 0"
1
' - 0
"
2B
SD3
2B
SD3
1
SD2.1
2' - 0
"
T
.
S
.
=
2
3
'
-
1
"
T.S.= 23'-3"
8"5' - 0"8"
1-1
8' - 0
"
2
9
'
-
0
"
2' - 0
"
3
/4"1
' - 1
1 1
/4
"
2' - 0"3' - 6"
2' - 1"
3/4"
1' - 4 1/4"
7
SD7.0
1
SD4.0
9
SD6.0
4
SD3
2B
SD3
4
SD7.0
1
SD2.0
RETURN
-
P-11
8"
T.S.= 23'-3"
1-E
P-11
D 8"
8' - 0
"
9
' - 6"
9
'
-
6
"
1
0' - 0"
26' - 0"2' - 0"
25' - 11 1/2"1/2"
5' - 0"16' - 0"5' - 0"
1
SD4.0
T.S.= 23'-3"
T.S.= 24'-0"
4
SD3
5
SD3
9
SD7.0
10A
SD7.05
SD1.0
10A
SD7.0
10A
SD7.0
2C
SD3
8' - 0
"
2
9
'
-
0
"
1
SD2.0
7C
SD3
7C
SD3
S5.1
1
CANOPY
BEYOND
1
' - 6"
15
SD7.0
15
SD7.0
A
1S4.1
A
1S4.1
SLAB
EDGE
26' - 0"
1/2"25' - 11 1/2"
5' - 0"16' - 0"5' - 0"
1
0' - 0"
9
'
-
6
"
9
' - 6"
1
' - 6"
2
9
'
-
0
"
8' - 0
"
P-12
D 8"
T.S.= 24'-8"
T.S.= 24'-0"
2
SD4.0
9
SD7.05
SD3
2C
SD3
5
SD1.0
10A
SD7.0
10A
SD7.0
4
SD3
1
SD2.0
7C
SD3
7C
SD3
4
SD7.0
S5.1
1 CANOPY
BEYOND
15
SD7.0
15
SD7.0
B
1S4.1
B
1S4.1
SLAB
EDGE
1-E
2' - 0"3' - 6"
3/4"
2' - 0"
2' - 0
"
1
' - 1
1 1
/4
"
3
/4"
8' - 0
"
2
9
'
-
0
"
7
SD7.0
2
SD4.0
4
SD3
8
SD6.0
4
SD7.0
2B
SD3
1
SD2.0
RETURN
-
P-12
8"
1-C
4' - 0"7' - 7 1/2"7' - 3"3' - 0"6' - 7"3' - 0"7' - 2"
P-6
A1 8"
P-7
A3 8"
54' - 7 7/8"
40' - 7 7/8"27' - 0"
17' - 7 7/8"22' - 11 5/8"3/4"26' - 11 1/4"3/4"
W.P
.
14
SD7.0
4
SD2.1
4
SD2.1
4
SD2.1
9
SD3
9
SD3
9
SD3
T.S.= 23'-6 1/2"
T.S.= 24'-0"
T.S.= 22'-11 1/8"
14' - 0"
5
' - 0
"
2
8
' - 0
"
1' - 0
"
2
7' - 0
"2A
SD3
TYP
U.N.O.
5' - 0"
7
' - 0
"
6
SD3
6
SD3
7A
SD310" THK.
PIER
2' - 2"5' - 0"
1
0
"
8
"
8"
2' - 0"
P-5
A1 8"
T.S.= 22'-5"
T.S.= 23'-7 1/8"
1
SD6.0
13' - 0"
1-1
1-E
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
10-21-2020
11/24/2020 PLAN CHECK SUBMITTAL
04/17/2021 PLAN CHECK COMMENTS
(NOT FOR BID OR CONSTRUCTIONS)
1S4.1
PANEL ELEVATIONS (BUILDING-1)
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
101 HODENCAMP ROAD,
SUITE 200 THOUSAND
OAKS, CA 91360 PHONE:
805-494-7704
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
SCALE: 1/8" = 1'-0"
WEST PANEL ELEVATION AT GL. "1-2"
SCALE: 1/8" = 1'-0"
SOUTH PANEL ELEVATION AT GL. "1-B"
SCALE: 1/8" = 1'-0"
S-WEST PANEL AT GL. "1-X"
SCALE: 1/8" = 1'-0"
WEST PANEL ELEVATION AT GL. "1-1"
SCALE: 1/8" = 1'-0"
NORTH PANEL ELEVATION AT GL. "1-E"
PLAN PLAN
SLAB EDGESLAB EDGE
MARK DATE DESCRIPTION
SCALE: 1/8" = 1'-0"
WEST PANEL ELEVATION AT GL. "1-1"
SCALE: 1/8" = 1'-0"
SECTION-A
SCALE: 1/8" = 1'-0"
SECTION-B
1
SD2.1
2
SD4.0
8
SD6.0
4
SD6.0
2B
SD3
2B
SD3
2
' - 0
"
2
7' - 0
"
8
' - 0
"
6' - 4"
P-13
A 8"
T.S.= 24'-8"
T.S.= 24'-8"
8"5' - 0"8"
1-E
5' - 6"
2' - 0"
3/4"
3' - 5 1/4"
8
'
-
0
"
2
8' - 0
"
1
' -
0
"1
1
1
/4
"
3
/4"
1
SD2.1
7
SD7.0
2
SD4.0
2B
SD3
4
SD7.0
4
SD6.0
4
SD3
RETURN
-
P-14
8"
T.S.= 24'-10"
T
.
S
.
=
2
4
'
-
8
"
1-2
6' - 4"
33' - 0"5' - 0"
P-14
C 8"
2' - 10"3' - 0"4' - 8"12' - 0"4' - 8"3' - 0"2' - 6"5' - 4"
SD5.0
3
2
' - 0
"
1
' - 0"
2
8
'
- 0
"
8
' - 0
"
7
' - 6"
1' - 8
"
9' - 4
"
7
' - 0
"
2
'
-
6
"
2
9
' - 0
"
2
SD4.0
TYP
U.N.O.
1
SD2.1
18
SD2.1
18
SD2.1
8A
SD3
8
SD3
8
SD3
8A
SD3
8
SD3
8
SD3
4
SD3
TYP
U.N.O.
T.S.= 25'-8 3/4"
T.S.= 25'-10 7/8"
P-15
A 8"
P-15
1' - 0"1' - 0"
7' - 0"
7D
SD3
7D
SD3
4
SD7.0
7D
SD3
7D
SD3
7A
SD3 7B
SD3
T.S.= 25'-0"
18
SD2.1
6
SD6.0
6
SD6.0
T.S.= 24'-10"
8"5' - 0"8"
2' - 10"3' - 0"4' - 8"12' - 0"4' - 8"3' - 0"2' - 10"
P-16
RETURN
32' - 4"
7A
SD3
7A
SD3
7A
SD3
1-E 1-D 1-C
48' - 0"48' - 0"43' - 0 3/8"
28' - 0"5' - 0"24' - 3"31' - 9"25' - 0"25' - 0"
27' - 0"7' - 0"23' - 2 5/8"3/4"31' - 8 1/4"3/4"24' - 11 1/4"3/4"24' - 11 1/4"3/4"
1
' - 0
"
1
' - 0
"
1
' - 0
"
2
8
'
- 0
"
1
' - 0
"
1
' - 0
"
2
8
'
- 0
"
8
' - 0
"
2
9
' - 0
"
1
9' - 0
"
5' - 0"18' - 0"5' - 0"3' - 0"3' - 0"19' - 0"6' - 0"
P-16
A2 8"
P-17
A 8"
P-18
A 8"
P-19
A2 8"
P-20
A 8"
P-21
A 8"
25' - 9"6' - 0"
T.S.= 26'-0"
T.S.= 26'-0"
T.S.= 26'-0"
T.S.= 26'-0"
T.S.= 26'-0"
T.S.= 26'-0"
T.S.= 26'-0"
4
SD3
12
SD7.0
12
SD7.0
7
SD6.0
7
SD6.0
1
SD4.0
1
SD2.1
4
SD2.1
9
SD3
7B
SD3
14
SD7.0
2A
SD3
TYP
U.N.O.
TYP
U.N.O.
TYP
U.N.O.
4
SD7.0
P-18
P-19P-17
1' - 0"5' - 0"1' - 0"
7' - 0"
7D
SD3
7D
SD3
7A
SD3
2' - 0"6' - 0"
10" THK.
PIER
1
0"
8"8"
2' - 0"
6
SD3
6
SD3
6
SD3
10
SD2.0
8
' - 0
"
11B
SD7.0
8C
SD3
2' - 0
"
6' - 0
"
10
SD2.0
10
SD2.0
2' - 0
"
4
' - 0
"
2
' - 0
"
2
' - 0
"
1-B.1 1-A
31' - 0"25' - 0"
3/4"30' - 11 1/4"3/4"24' - 11 1/8"1/2"
1
' - 0"
2
8
' - 0"
2' - 0
"
SD5.0
4
21' - 7"
21' - 7"34' - 5"
T.S.= 26'-0"
T.S.= 26'-0"
T.S.= 26'-0"
T.S.= 26'-0"
5
' - 0
"
2
9
' - 0"
5
SD3
1
SD4.0
1
SD2.1
14
SD7.0
12
SD7.0
2C
SD3
2A
SD3
TYP
U.N.O.
TYP
U.N.O.
TYP
U.N.O.
P-22
A 8"P-23
A2 8"
7A
SD3
6' - 0"2' - 0"
10" THK.
PIER
1
0
"
8
"
8
"
2' - 0"
6
SD3
10
SD2.0
5
' - 0
"
3' - 0"
2' - 0
"
1-3 1-1.91-2
5
' - 0
"
2
9
' - 0"
7
'
- 0
"
5' - 0"3' - 0"4' - 0"4' - 0"3' - 0"18' - 0"
P-24
A 8"
P-25
A 8"
19' - 0"18' - 0"
4"36' - 8"
1/2"18' - 11 1/8"3/4"17' - 11 1/8"1/2"
2
SD4.0
1
SD2.1
4
SD2.1
9
SD3
8
SD3
18
SD2.1
1
' - 0"
2A
SD3
2C
SD3
2C
SD3
5
SD3 5
SD3
T.S.= 26'-0"
T.S.= 25'-6 1/8"
5
' - 0
"
2
8
' - 0"
TYP
U.N.O.
TYP
U.N.O.
1
' - 4
"
8
' - 0
"
T.S.= 25'-0"
7B
SD3
7C
SD3
7A
SD3
NOTE:
1. FOR PANEL NOTES AND LEGENDS
SEE SHEET "1S4.1"
1-3
5' - 0"
RETURN
-
P-16
8"
2
' - 0
"
2
7' - 0
"
1
SD4.0
1
SD2.0
4
SD3
4
SD7.0
T
.
S
.
=
2
5
'
-
1
0
7
/
8
"
T.S.= 26'-0"
2B
SD3
8"3' - 8"8"
6
SD6.0
2
9
' - 0
"
8
' - 0
"
1' - 0"5' - 0"
P-16
RETURN
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
10-21-2020
11/24/2020 PLAN CHECK SUBMITTAL
04/17/2021 PLAN CHECK COMMENTS
(NOT FOR BID OR CONSTRUCTIONS)
1S4.2
PANEL ELEVATIONS (BUILDING-1)
MS MOUNTAIN VIEW PARK
Checker
Author
19073.00
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
101 HODENCAMP ROAD,
SUITE 200 THOUSAND
OAKS, CA 91360 PHONE:
805-494-7704
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
Approver
SCALE: 1/8" = 1'-0"
NORTH PANEL ELEVATION AT GL. "1-E"
SCALE: 1/8" = 1'-0"
EAST PANEL ELEVATION AT GL."1-3"
SCALE: 1/8" = 1'-0"
EAST PANEL ELEVATION AT GL."1-3"
SCALE: 1/8" = 1'-0"
SOUTH PANEL ELEVATION AT GL. "1-A"
MARK DATE DESCRIPTION
CONTROL JOINT AT RAMP SLAB 1
PANEL ELEVATIONS
SCALE: 1/8"= 1'-0" THICKNESS = 6" TYP. U.N.O.
1-1.9
P
-
4
X-1
1-B
1-B.1
1-1.9 1-2
1-1
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
S4.3
RAMP PLAN, ELEVATION,
AND DETAILS
4
3DETAIL
2TRASH ENCLOSURE DETAIL
1DETAIL
8
7BDETAIL
5DETAIL
DETAIL
ROOF METAL DECK NOTES:
PLAN
A-A B-B
PANEL CONNECTION
7ADETAIL
6DETAIL
7DETAIL
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
S4.4
TRASH ENCLOSURE
PLANS, ELEV. & DETAILS
northnorth
TRASH ENCLOSURE FOUNDATION PLAN, & FRAMING PLAN
TRASH ENCLOSURE PANEL ELEVATIONS
1-1
1-E
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
S-5.1
CANOPY PLANS & DETAILS
A
1
CONCRETE
SURFACE WATER EVAPORATION
DESIGN CRITERIA
GENERAL
FOUNDATION
CONCRETE MIX DESIGN
STRUCTURAL STEEL
STRUCTURAL LUMBER
REINFORCING STEEL
CONCRETE SLAB ON GRADE
PRECAST PANELS STATEMENT OF SPECIAL INSPECTION AND STRUCTURAL TEST
STRUCTURAL OBSERVATION NOTES PER CBC SECTION 1704.6
DEFERRED SUBMITTAL ITEMS
VERIFICATION AND INSPECTION TASK
TABLE 1705.6 (CBC-2019)
REQUIRED VERIFICATION AND INSPECTION OF SOILS
CONTINUOUS DURING TASK LISTED PERIODICALLY DURING TASK LISTED
_X
_X
_X
_X
X _
TYPE
TABLE 1705.2.3 (CBC-2019)
REQUIRED SPECIAL INSPECTIONS OF OPEN-WEB STEEL JOISTS AND JOIST GIRDERS
SPECIAL REFERENCED STANDARD
X
CONTINUOUS
INSPECTION
SPECIAL
PERIODIC
INSPECTION
a
_
_
X_
X
a:
_
_
X
REFERENCE
IBC
REFERENCED STANDARDSPERIODICCONTINUOUSVERIFICATION AND INSPECTION
TABLE 1705.3 (CBC-2019)
REQUIRED VERIFICATION AND INSPECTION OF CONCRETE CONSTRUCTION
X _
X _
_X
_X
_X
_X
X
_
a:
a
_X
X
X
b:
X
_X
X
_
b,c
X
X
_
_
c:
£
£
£
£
£
1SD-0.0
GENERAL NOTES
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
TABLE N5.4-1 (ANSI/AISC 360-16)
INSPECTION TASKS PRIOR TO WELDING
Inspection Tasks Prior to Welding QC QA
P P
P P
O O
O O
O O
O O
O O
O
TABLE N5.6-2 (ANSI/AISC 360-16)
INSPECTION TASKS DURING BOLTING
Inspection Tasks During Bolting QC QA
TABLE N5.6-3 (ANSI/AISC 360-16)
INSPECTION TASKS AFTER BOLTING
Inspection Tasks After Bolting QC QA
P P
O O
O O
O O
O O
TABLE N5.6-1 (ANSI/AISC 360-16)
INSPECTION TASKS PRIOR to BOLTING
Inspection Tasks Prior to Bolting QC QA
O P
O O
O O
O O
O O
P O
O O
TABLE J6-1 (ANSI/AISC 341-16)
VISUAL INSPECTION TASKS PRIOR to WELDING
QC QA
TASK DOC.TASK DOC.
O O
VISUAL INSPECTION TASKS PRIOR TO WELDING
--
--
P/O**O
O O
--
O O--
P/O**O--
TABLE J6-2 (ANSI/AISC 341-16)
VISUAL INSPECTION TASKS DURING WELDING
QC QA
TASK DOC.TASK DOC.VISUAL INSPECTION TASKS DURING WELDING
O O--
O O--
O O--
O O--
O O--
O O--
TABLE N5.4-2 (ANSI/AISC 360-16)
INSPECTION TASKS DURING WELDING
Inspection Tasks During Welding QC QA
O O
O O
O O
O O
O O
O O
TABLE N5.4-3 (ANSI/AISC 360-16)
INSPECTION TASKS AFTER WELDING
Inspection Tasks After Welding QC QA
O O
P P
O O
P P
O O
O O
O O
O O
_
SPECIAL INSPECTION FOR COLLECTOR ELEMENTS
TABLE 1705.2.2
REQUIRED VERIFICATION AND INSPECTION OF STEEL CONSTRUCTION OTHER THAN STRUCTURAL STEEL
VERIFICATION AND INSPECTION CONTINUOUS PERIODIC REFERENCED
STANDARD
X_Applicable ASTM
Material Standards
X_
X_
X_
AWS D1.3
AWS D1.4
ACI 318:
Section 3.5.2
X _
X_
X _
SPECIAL INSPECTION FOR COLLECTOR ELEMENTS
TABLE J7-3 (ANSI/AISC 341-16)
INSPECTION TASKS AFTER BOLTING
INSPECTION TASKS AFTER BOLTING QC QA
TASK DOC.TASK DOC.
P D P D
TABLE J7-2 (ANSI/AISC 341-16)
INSPECTION TASKS DURING BOLTING
INSPECTION TASKS DURING BOLTING QC QA
TASK DOC.TASK DOC.
O -O -
O -O -
O -O -
O -O -
TABLE J7-1 (ANSI/AISC 341-16)
INSPECTION TASKS PRIOR to BOLTING
INSPECTION TASKS PRIOR to BOLTING QC QA
TASK DOC.TASK DOC.
O -O -
O -O -
O -O -
P O
O -O -
TABLE J6-3 (ANSI/AISC 341-16)
VISUAL INSPECTION TASKS AFTER WELDING
QC QA
TASK DOC.TASK DOC.
O O
VISUAL INSPECTION TASKS AFTER WELDING
--
P P--
P PD D
P PD D
P PD D
P P D-
D D
P PD D
1SD-0.1
GENERAL NOTES
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
COLUMN TO FOOTING 1
4CONSTRUCTION & CONTROL JOINT (OFFICE AREA)
CONCRETE SLAB EDGE 5
PIPE TRENCH DETAIL 14
CONCRETE STAIR DETAIL 7
SPRINKLER MAIN RISER 9
FOOTING BLOCK OUT 10
OPENING FOR FUTURE DOCK LEVELER 11
13
ELECTRICAL ROOM DETAIL 15
LIGHT POLE DETAIL 16 TYPICAL REINFORCING WELDING
TYP. REBAR, HOOK, BENT AND LAP SPLICE 12
NOTE:
CONSTRUCTION JOINT
TYPICAL CONTROL JOINT
A
B
SLAB
THK.
CONSTRUCTION JOINT
TYPICAL CONTROL JOINT
A
B
CONSTRUCTION & CONTROL JOINTS (WAREHOUSE
REINFORCED)
CONSTRUCTION JOINT 2
3
COVER dsc
(7)(6)
"T" =SLAB THICKNESS
SLAB REINFORCING
WELDED WIRE (5)
(4)
REBARS
SLAB
THK.COVER dsc
(7)(6)SLAB REINFORCING
WELDED WIRE (5)
(4)
REBARS
SLEEVE SIZECOLUMN SIZE
COLUMN AND SLEEVE SCHEDULE
³
<
COLUMN TO FOOTING 17(ALTERNATE DETAIL)
SECTION
A
CONSTRUCTION & CONTROL JOINT 8
CONSTRUCTION JOINT A
CONTROL JOINT B
CONSTRUCTION JOINT
DIAMOND LOAD PLATE DOWELSMOOTH ROUND DOWEL
SLAB
THICKNESS
DOWEL SCHEDULE
(TRUCK COURT SLAB
UNREINFORCED)
1SD-1
FOUNDATION DETAILS
RGA PROJECT NO:
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OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
PANEL AT CONT. FOOTING 1
PANEL AT LOADING DOCK 3RAMP PANEL TO FOOTING 7
PANEL AT OPENING DETAIL
5CONC. SLAB PANEL REINF.
4
TRASH ENCLOSURE PANEL 8
TRASH ENCLOSURE DETAIL 9
STEPPED PANEL FOOTING 10
PANEL AT OPENING DETAIL 11
STEPPED BOTTOM OF PANEL 13
PANEL AT SLOPED FLOOR 12
19
NOTE:
PANEL AT OPENING DETAIL 18
SETTING PAD DETAIL
NOTE:
GRID
GRID
NOTES:
NOTES:
FOR BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
FOR BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.
BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.FOR STEPPED PANEL FOOTING LESS THAN 1'-6"FOR STEPPED PANEL FOOTING GREATER THAN 1'-6"
PLAN AT CORNER
PLAN AT PANEL JOINT
4950 PSI4400 PSI 5500 PSITHICKNESS
CONCRETE STRENGTH
³
PANEL
FOOTING DOWEL SCHEDULE
(56 DAYS STRENGTH)
BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.
SHEAR WALL CONT. FOOTING 16
1SD-2
PANEL TO FOOTING DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
PANEL AT CONT. FOOTING 1
PANEL AT LOADING DOCK 37
PANEL AT OPENING DETAIL
5
4
8
9
10
11
13
1216
19
PANEL AT OPENING DETAIL 18 STEPPED PANEL FOOTING
PANEL AT RE-ENTRANT CORNER
FOR BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
FOR BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.
BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.
PANEL AT OPENING DETAIL
BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
PLAN AT CORNER
PLAN AT PANEL JOINT
4950 PSI4400 PSI 5500 PSITHICKNESS
CONCRETE STRENGTHPANEL
FOOTING DOWEL SCHEDULE
4950 PSI4400 PSI 5500 PSI
SLAB DOWEL SCHEDULE
(56 DAYS STRENGTH)
SECTION
BOTTOM OF PANEL 3'-0" OR LESS BELOW F.F.
SECTION
BOTTOM OF PANEL GREATER THAN 3'-0" BELOW F.F.
1SD-2.1
PANEL TO FOOTING DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
1
PANEL JOINT DETAILS 2
TYPICAL OPENING 3
LEDGER CONNECTION 4UNEVEN PANEL THICKNESS 6
TYPICAL CORNER CONNECTION 5
TYPICAL PIER REINFORCEMENT SCHEDULE 7
TYPICAL LINTEL DETAIL 8
TYPICAL DOOR GUARD 10KNOCK-OUT PANEL 11TYPICAL MAN DOOR OPENING 14
DETAIL 13
TYPICAL DOOR HEAD AND JAMB 9
SECTION
PIER REINFORCING SCHEDULE
TYPICAL PANEL REINFORCEMENT AND SCHEDULE
1A
PLAN BELOW LEDGER
MITER JOINT C BUTT JOINT
PLAN AT PANEL JOINT
INTERIOR
EXTERIOR INTERIOR
EXTERIOR
EXTERIOR
INTERIOR
B
A
DFOR PIERS WITH WIDTH GREATER THAN 2'-0" FOR PIERS WITH WIDTH OF 2'-0" OR LESS*
PANEL TYPE "A"
PANEL BOTTOM HORIZ.
REBAR SCHEDULE
1A
INTERIOR
EXTERIOR
PANEL REBAR SCHEDULE
1SD-3
TYPICAL PANEL DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
1
2
TYP. ROOF OPENING DETAIL 3
PANELIZED ROOF DETAIL 4DETAIL6
TYPICAL SKYLIGHT OPENING 5
SUB-PURLIN TO CONCRETE PANEL
STEEL BAR JOIST TO CONCRETE PANEL
STEEL BAR JOIST TO GIRDER 7
SUB-PURLIN TO JOIST 8STRAP AT ROOF DETAIL 12
13
14
BRACE FRAMING DETAIL 15
BRACE FRAMING DETAIL 16
TYPICAL GIRDER NAILER DETAIL
GIRDER TO CONCRETE PANEL 9
MECHANICAL PLATFORM DETAIL 10
ROOF FRAMING DETAIL 11
NOTES:
9A
EXHAUST FAN PLATFORM DETAIL
ASECTION
PLAN
8A
ELEVATION
SECTION
JOIST AT LEDGER SPLICE
ELEVATION
NOTE:
ANGLE TIE CONNECTION
NOTE:ANGLE TIE CONNECTION
AT CONTRACTOR'S OPTION
SECTION SECTION
PLAN
NOTES:
SECTION
WELDED STUD SCHEDULE
NOTE:-
1SD-4
TYPICAL ROOF FRAMING
DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
2
4BEAM TO CONC. PANEL JOINT DETAIL
8
DETAIL
NOTES:
GRID
GRID
ROOF SHEATHING LAY OUT
5BEAM TO BEAM CONNECTION AND SCHEDULE9
BEAM TO CONC. PANEL DETAIL
BEAM TO COLUMN CONNECTION
AUXILIARY WEB DETAIL
ALLOWABLE METHODS & LOCATIONS
FOR SUPPORTING ADDITIONAL LOADS
FROM OPEN WEB STEEL JOIST
3BEAM TO CONC. PANEL DETAILROOF FRAMING AT DRAINS
AELEVATION
BELEVATION
10
11
BEAM SPLICE AT RIDGE 12
LEDGER SPLICE AT HIGH OR LOW POINT 13 STRUT DETAIL 6
1
PLAN VIEW
BOLTS
NO. OF SPLICE PLATE
THICKNESS
SPLICE PLATE
LENGTH "L"
SPLICE CONNECTION TABLE
FILLET WELD
SIZE "D"
CANT.
DIM. "C"SIZE
BEAM
1
SECTION 1
BEAM PENETRATION DETAIL 7
GIRDER TO CONC. NEAR PANEL JOINT 8A
WF BEAM AND WF BEAM TO CONCRETE PANEL CONNECTION
SEE ROOF FRAMING PLAN
FOR DETAIL ORIENTATION
1
EMBED DEPTH = GREATER BEAM DEPTH + 7"
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
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SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
1SD-5
TYPICAL ROOF FRAMING
DETAILS
ROOF FRAMING DETAIL AT SKEWED WALL
SEE ROOF FRAMING PLAN
FOR DETAIL ORIENTATION
TUBE TO LEDGER AT CORNER PANEL JOINT
PLAN VI EW
2
3
LEDGER AT CORNER PANEL JOINT 1
SECTIONELEVATIONPLAN VIEW
4HSS TUBE TO CONCRETE PANEL CONNECTION
SEE ROOF FRAMING PLAN
FOR DETAIL ORIENTATION
HSS TUBE AND STEEL BAR JOIST TO CONCRETE PANEL CONNECTION
X-X
SEE ROOF FRAMING PLAN
FOR DETAIL ORIENTATION
X
X
5
7
6OFFSET WALL DETAIL
OFFSET WALL DETAIL9CORNER DETAIL
8OFFSET WALL DETAIL
1SD-6
TYPICAL ROOF FRAMING
DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
1PANEL HOLD DOWN CONNECTION
2PANEL HOLD DOWN CONNECTION
SECTION
EMBED SCHEDULE
EMBED SCHEDULE
SECTION
3
SECTION
4
5
6
DETAILDETAIL
DETAIL DETAIL
7DETAIL
8DETAIL
SECTION
PLAN
DETAIL 10
DETAIL 9
ELEVATION A
ELEVATION B
C
D
WELDED BAR SCHEDULE
WELDED BAR SCHEDULE
PLAN
4A
11DETAIL
12DETAIL
13
PLAN
FENCE DETAIL
DETAIL 14
PLAN
SECTIONEMBED SCHEDULE
15DETAIL
16DETAIL
A
B
PLAN PLAN
AB
1SD.7
MISCELLANEOUS DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
DETAIL 12
DETAIL 1
PARTITION WALL DETAIL 2
DETAIL 3(PARTIAL HEADER DETAIL)
JOIST TO STUD DETAIL 5
4
DETAIL 68
DETAIL 7(DRY WALL CEILING)
DETAIL 9
DETAIL 10
DETAIL 11
U-SECTIONS
CHANNEL
162
S-SECTIONS
C-STUD / JOIST
T-SECTIONS
TRACK
STYLE:
600
T
F
U
S
EXAMPLE:
MEMBER DEPTH:
S
FLANGE WIDTH:
F-SECTIONS
FURRING CHANNEL
54-
MATERICAL THICKNESS:
DETAIL
REQUIRED WALL BRACING DETAILSREQUIRED WALL BRACING DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
1SD-8
METAL STUD DETAILS
WIRE LOCATIONS 1
WIRE AT STEEL BEAM 2
WIRE AT RAFTERS 3
WIRE AT STEEL BARJOIST 4
WIRE AT METAL STUDS 5
6
7
8
DETAIL
DETAIL T-BAR CEILING STRUT DETAIL & SCHED.
DETAIL (T-BAR CEILING )
CEILING STRUT DETAILS
RGA PROJECT NO:
CONSULTANT
OWNER PROJECT NO:
DRAWN BY:
CHEK'D BY:
COPYRIGHT
RGA, OFFICE OF ARCHITECTURAL DESIGN
SHEET TITLE:
PROJECT NAME
PROFESSIONAL SEALS
SHEET:
OWNER
Darin Fong and Associates Inc.
Consulting Structural Engineers 3230
E. Imperial Highway, Suite 302 Brea,
CA 92821-6747 (714) 494-4888 office
(951) 219-2849 cell
DFA PROJECT NO. : 20-140
DRAWN BY : PM/JM/MW
DATE DESCRIPTIONMARK
MS MOUNTAIN VIEW PARK
19073.00
Approver
Author
Checker
PLAN CHECK SUBMITTAL11/24/2020
PLAN CHECK COMMENTS04/17/2021
16130 VENTURA BLVD,
SUITE 510
ENCINO, CA 91436
PHONE: 805-494-7704
(NOT FOR CONSTRUCTION)
42433
MS-MOUNTAIN VIEW,
LLC C/O SILAGI
DEVELOPMENT &
MANAGEMENT, INC.
AVENIDA ALVARADO
CITY OF TEMECULA
CALIFORNIA
04-05-2021
1SD-9
T-BAR CEILING DETAILS
Staples® ST 2173800-2173802 1 BLACK 01/31/2020
FRANK R. CRAIG
C-36 451426
Lic. Exp. 2022
S
T
ATE OF CA L I F O R NIA
P
ROFESSIO N A L P L U MBING CO
N
T
R
A
C
T
OR
C R AIG
M
E
CHANI C A L I N C.
4/2/21
Frank Craig
Staples® ST 2173800-2173802 1 BLACK 01/31/2020
FRANK R. CRAIG
C-36 451426
Lic. Exp. 2022
S
T
ATE OF CA L I F O R NIA
P
ROFESSIO N A L P L U MBING CO
N
T
R
A
C
T
OR
C R AIG
M
E
CHANI C A L I N C.
4/2/21
Frank Craig