Memorandum DATE October 27, 2015 TO FROM CC RE Lambert Giessinger, Historic Preservation Architect Office of Historic Resources Robert Chattel, AIA, President Bradley Furuya, Associate Chattel, Inc. Chris Kiley Yael Suneson WK CK Sherman Oaks Venture, LLC Chase Knolls Garden Apartments Revised landscape plans WK CK Sherman Oaks Venture, LLC (owner), is proposing new landscape plans to comply with a condition of approval for construction of 141 new apartments in six buildings at Chase Knolls. Condition of approval 25(b) from the Determination of City Council for Case No: AA-2004-509-PMLA (CF 06-0077) states: Prior to the issuance of building permits for the new apartments, the applicant shall submit for approval by the Deputy Advisory Agency a comprehensive landscaping and irrigation plan for the property prepared by a licensed landscape architect. The plan shall address the areas around the six apartments, as well as the rejuvenation, enhancement and maintenance of the existing mature trees and landscaped areas that will be retained as part of the project. The plan shall be developed in consultation with the Council Office, and shall be submitted to the Cultural Heritage Commission for its review and recommendation prior to the final approval by the Deputy Advisory Agency. Previously submitted landscape plans prepared by Dan Weedon Landscape Architects (DW/LA) were approved by the Cultural Heritage Commission on June 19, 2008 (previously approved landscape plans). However, since those plans were approved, the owner has revised their landscape designs and is therefore submitting updated plans. An attached memo dated June 16, 2015 from the current landscape architect Mia Lehrer Associates (ML A) references the previously approved landscape plans, which provided that there would be a total of 336 trees on site following completion of construction of new apartments. This memo reviews the attached revised landscape and irrigation plans provided by ML A dated September 16, 2015 as well as grading and irrigation plans provided by PSOMAS and David Forbes Hibbert Architects dated September 25, 2015 (collectively, revised landscape plans). The revised landscape plans are based in part on a new tree survey prepared in May 2015 by DW/LA and arborist Tom Paulson of Andre Landscape Services, Inc. The new tree survey provided on sheets L-
Chase Knolls Garden Apartments Revised landscape plans 1.00 L-1.02 of the revised landscape plans shows a total of 402 trees. 1 The revised landscape plan identifies 138 trees to be removed due to health/disease, utility improvements to existing buildings, and construction of new apartments. Existing trees to be removed to accommodate utility improvements to existing buildings (72) and construction of new apartments (39) are shown on sheet L-2.00. Existing trees to be removed due to health, compromised location, and structural weakness (25) are shown on sheet L-2.01. The revised landscape plan includes a tree replacement and succession plan, which identifies 160 new trees to be planted, resulting in a total of 426 trees on site. It should be noted that the previously approved DW/LA landscape plan had a total of 336 at completion of construction of new apartments. The previously approved landscape plan made no provision for utility upgrades to existing buildings. The utility upgrades to existing buildings will be constructed as a first phase of improvements, followed by the construction of new apartments. The revised landscape plans include a range of tree species drawing from the existing palette of trees on site while utilizing low and moderate drought tolerant species. In total, 14 tree species will be utilized. Of these 14 species, 11 are currently used on site; 3 would be introduced on site (Western Redbud, Forest Pansy Western Redbud and Saucer Magnolia). The added tree species will help Chase Knolls Garden Apartments maintain the current extensive, but aging tree canopy by adding understory species that do well in shade. Moreover, the succession planning approach of the revised landscape plan, including the planting of new trees that are part of the historic palette of Chase Knolls, including Italian Stone Pine, Allepo Pine, Southern Magnolia and Sweet Gum, will help to ensure that a vibrant and healthy tree canopy is present for the next 50 years. Detailed foundation planting plans for buildings 1A and 4D (see sheets L6.01 L-6.03) will incorporate plant species currently on site while also utilizing new drought tolerant species that are compatible with the original planting palette. The new plantings were introduced into the existing site as a component of extensive landscape improvements made in 2014. This planting palette will be utilized across all six new buildings (1A, 2B, 3C, 4D, 5E and 6F) based on these two sample buildings shown in detail. Plant species currently on site that will be used as foundation plantings for the new buildings include Iceberg Rose, Raphiolepis Indica (Pink Lady) and PIttisporum Tobira. Raphiolepis Indica is used extensively for its low water usage and pink flowers. New plant species with low-water and appropriate aesthetics include Yankee Point, White Lady Lantana and Little Ollie Olive. Seashore paspalum, a drought-tolerant, low-maintenance groundcover, will be used in turf areas. Irrigation plans (see sheets L-5.00 L-5.07) are provided, which use shrub and turf driplines to reduce water use. A new, rainwater harvesting and reuse system will be integrated into the six buildings (see sheets C- 09.4 C-09.7). Rainwater will be captured and stored on site in two cisterns, then used to irrigate existing landscape areas on the southwest and northeast corners, along Fulton Avenue and into the Fulton courtyard of the site. The cisterns would be placed in two locations, one in the front yard setback along Sunnyslope Avenue south of the central driveway and the other in the driveway at Fulton Avenue. At the Sunnyslope location, existing turf will be replaced atop the cisterns; at the Fulton location, existing asphalt paving will be replaced in kind. The revised landscape plans address added utility upgrades to existing buildings critical for their long term use and while the loss of existing trees is greater than previously approved plans, the total number of trees after completion of new construction has increased from 336 to 426 trees. The proposed work is beneficial to the site, consistent with the historic and existing planting palette and is found to be in conformance with the Secretary of the Interior s Standards for Rehabilitation. 1 It should be noted that approximately 92 trees were removed and replanted from 2011-2014. Not all of these trees have survived and because of their less than six inch girth are not counted in these projections.
Chase Knolls Garden Apartments Revised landscape plans To ensure the work is implemented as proposed, we recommend Office of Historic Resources staff recommend the following for consideration by the Cultural Heritage Commission: 1. Detailed foundation planting plans be submitted to the Office of Historic Resources for the four additional building (2B, 3C, 5E and 6F) not detailed in the current set of drawings prior to issuance of a permit 2. ML A prepare detailed tree staking, soil amendment requirements to ensure the selected landscape contractor follow such planting details prior to the issuance of a permit 3. ML A be engaged to oversee preparation for and installation of new trees and foundation plantings as part of their scope of services to the owner 4. ML A prepare a maintenance plan for existing and new trees including a trimming, feeding and reporting schedule and submit same to the Office of Historic Resources for approval prior to issuance of a certificate of occupancy for any new building Should you have any questions or concerns, please contact us at (818) 788-7954. Attachments: 1. Memo from Jan Dyer at Mia Lehrer Associates dated June 16, 2015 2. Landscape and irrigation plans provided by Mia Lehrer Associates dated September 16, 2015 3. Grading and irrigation plans provided by PSOMAS and David Forbes Hibbert Architects dated September 25, 2015
June 16, 2015 Chris Kiley The Kor Group 1729 Abbot Kinney Blvd. Venice, CA 90291 Dear Chris: Previous plans for revegetation at Chase Knolls associated with the six new buildings committed to providing 336 trees on the site following the completion of construction. See attached colored landscape plan from DW/LA. The updated master plan will review the overall health of the trees currently on the property and identify a strategy for providing that same number of trees as the DW/LA plan using a more holistic approach that reflects the current tree planting. This plan will incorporate replacement plans for trees that were previously identified for preservation in the DW/LA plan but that will be impacted resulting from the utility upgrades to the site and a more realistic understanding of the construction impact zones of the new buildings. These trees, along with other existing trees determined by the consulting arborist to be unhealthy and/or improper for the site (e.g., species, location) will be replaced with species appropriate for the area. A site plan will identify locations for these replacements. If it is determined by the arborist and landscape architect that sufficient space does not exist on site for all of the replacement trees, adjacent locations on the sidewalk medians or streets will be proposed as receiving sites to ensure that the full 336 trees are provided in and around the property. The master plan will be submitted to OHR for review and comment prior to implementation. Sincerely, Jan Dyer, RLA, ASLA Principal Director lnfrastructure Division Mia Lehrer + Associates 3780 Wilshire Boulevard suite 250 Los Angeles CA 90010 tel 213 384 3844 fax 213 384 3833 website www.mlagreen.com
9.16.2015
Project Title: CHASE KNOLLS 13401 Riverside Drive Sherman Oaks, CA 91607 IRRIGATION SCHEDULE IRRIGATION NOTES 1. THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, ETC. SHOWN WITHIN PAVED AREAS ARE FOR DESIGN CLARIFICATION ONLY. INSTALL ALL COMPONENTS IN PLANTING AREAS WHEREVER POSSIBLE. 2. SET ALL VALVES AND QUICK COUPLERS NEXT TO WALKS OR PAVED SURFACES. IN LOCATIONS WITH NO ADJACENT PAVING, COORDINATE FINAL LOCATION WITH OWNER. 3. ALL SPRINKLER HEADS ARE TO HAVE TRIPLE SWING JOINTS (EXCEPT WHERE NOTED ON PLANS). 4.NO SUBSTITUTIONS OF SMALLER PIPE SIZES SHALL BE PERMITTED, BUT SUBSTITUTIONS OF LARGER SIZES MAY BE APPROVED. 5. ALL DAMAGED AND REJECTED PIPE SHALL BE REMOVED FROM THE SITE AT THE TIME OF THE SAID REJECTION. landscape architecture urban design planning MIA LEHRER + ASSOCIATES 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com 6. CONTROLLER LOCATION SHOWN IS DIAGRAMMATIC. OBTAIN FINAL LOCATION APPROVAL FROM THE LANDSCAPE ARCHITECT AND OWNER PRIOR TO INSTALLATION. 7. 120VAC ELECTRICAL POWER SOURCE AT CONTROLLER LOCATION IS NOT A PART OF THE IRRIGATION SYSTEM. COORDINATE POWER REQUIREMENTS WITH GENERAL CONTRACTOR, LANDSCAPE ARCHITECT AND/OR OWNER. 8. BEFORE COMMENCING ANY WORK, OBTAIN AN UNDERGROUND SERVICE ALERT I.D. NUMBER BY CALLING 1-800-422-4133. ALLOW TWO (2) WORKING DAYS AFTER THE I.D. NUMBER IS OBTAINED AND BEFORE THE EXCAVATION WORK IS STARTED SO THAT UTILITY OWNERS CAN BE NOTIFIED. 9. ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISH GRADE UNLESS OTHERWISE SPECIFIED. 10. FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE WITH MINIMAL OVER SPRAY ONTO WALKS, STREETS, ETC. 11. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO BE FAMILIAR WITH THE EXISTING SITE CONDITIONS, UTILITIES, GRADE DIFFERENCES, LOCATION OF WALLS, ETC. THE IRRIGATION CONTACTOR SHALL REPAIR OR REPLACE ALL ITEMS DAMANGED BY HIS WORK. HE SHALL CORRDINATE HIS WORK WITH OTHER CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES AND LATERALS UNDER ROADWAYS AND PAVING, ETC. 12. THE SPRINKLER SYSTEM DESIGN IS BASED ON A MINIMUM OPERATING PRESSURE OF psi P.S.I. AND A MAXIMUM FLOW DEMAND OF gpm G.P.M. THE CONTRACTOR SHALL VERIFY WATER PRESSURES PRIOR TO CONSTRUCTION. REPORT ANY DIFFERENCE BETWEEN WATER PRESSURE INDICATED ON THE DRAWINGS AND THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF CONNECTION TO THE ARCHITECT. 13. DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT THERE ARE UNKNOWN OBSTRUCTIONS OR GRADE DIFFERENCES IN THE AREA. DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE ARCHITECT. IN THE EVENT THAT THIS NOTIFICATION IS NOT GIVEN, THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY NECESSARY REVISIONS. 14. ALL SPRINKLER EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED SHALL BE INSTALLED AS PER MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS. 15. THE INTENT OF THE DESIGN IS TO PROVIDE 100% COVERAGE TO ALL PLANTING AREAS. AS PART OF THE SCOPE OF WORK, THE CONTRACTOR WILL PROVIDE ANY ADDITIONAL HEADS, SPECIAL NOZZLES, OR PATTERNS TO ACHIEVE PROPER COVERAGE WITH A MINIMUM OF OVER SPRAY AT NO ADDITIONAL COST TO THE OWNER. 16. INSTALLATION OF CONTROL WIRES SHALL FOLLOW MAINLINE ROUTING. 17. PROVIDE SLEEVES AS SHOWN ON DRAWING. USE 2 TIMES DIAMETER MIN. (AND NOT LESS THAN 2") SCH. 80 P.V.C. MIN. DEPTH 24" TO TOP OF LINE. Revisions: 18. LOCATE VALVE CHART IN CONTROLLER - REDUCE AND ENCASE IN PLASTIC (AS BUILT). 19. GUARANTEE: THE INSTALLED SPRINKLER SYSTEM SHALL BE GUARANTEED FOR A PERIOD OF ONE (1) YEAR FROM THE DATE OF ACCEPTANCE OF THE WORK. SHOULD ANY TROUBLE DEVELOP WITHIN THE TIME SPECIFIED DUE TO INFERIOR OR FAULTY MATERIAL OR WORKMANSHIP, THE TROUBLE SHALL BE CORRECTED BY THE CONTRACTOR WITHOUT EXPENSE TO THE OWNER. 20. REFER TO GENERAL NOTES FOR ADDITIONAL INFORMATION REGARDING THIS SECTION OF WORK. Sheet Title: IRRIGATION LEGEND & NOTES Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.00
Project Title: CHASE KNOLLS HUSTON STREET 13401 Riverside Drive Sherman Oaks, CA 91607 landscape architecture urban design planning MIA LEHRER + ASSOCIATES FULTON AVENUE SUNNYSLOPE AVENUE 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com UP DN BUILDING 1A BUILDING 6F BUILDING 5E BUILDING 4D T T GARAGE AREA GARAGE AREA EXISTING BUILDING BUILDING 2B BUILDING 3C Revisions: RIVERSIDE DRIVE Sheet Title: SITE IRRIGATION PLAN N Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.01
Project Title: CHASE KNOLLS 13401 Riverside Drive Sherman Oaks, CA 91607 landscape architecture urban design planning MIA LEHRER + ASSOCIATES 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com BUILDING 1A T Revisions: IRRIGATION SCHEDULE BLDG 1A Sheet Title: IRRIGATION PLAN N Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.02
Project Title: CHASE KNOLLS 13401 Riverside Drive Sherman Oaks, CA 91607 UP landscape architecture urban design planning DN MIA LEHRER + ASSOCIATES 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com BUILDING 4D Revisions: GARAGE AREA IRRIGATION SCHEDULE BLDG 4D Sheet Title: IRRIGATION PLAN N Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.03
Project Title: CHASE KNOLLS 13401 Riverside Drive Sherman Oaks, CA 91607 landscape architecture urban design planning MIA LEHRER + ASSOCIATES 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com BUILDING 5E Revisions: GARAGE AREA IRRIGATION SCHEDULE BLDG 5E Sheet Title: IRRIGATION PLAN N Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.04
Project Title: CHASE KNOLLS 13401 Riverside Drive Sherman Oaks, CA 91607 landscape architecture urban design planning MIA LEHRER + ASSOCIATES 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com BUILDING 6F T Revisions: IRRIGATION SCHEDULE BLDG 6F Sheet Title: IRRIGATION PLAN N Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.05
Project Title: CHASE KNOLLS 13401 Riverside Drive Sherman Oaks, CA 91607 landscape architecture urban design planning MIA LEHRER + ASSOCIATES 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com BUILDING 2B Revisions: IRRIGATION SCHEDULE BLDG 2B Sheet Title: IRRIGATION plan N Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.06
Project Title: CHASE KNOLLS 13401 Riverside Drive Sherman Oaks, CA 91607 landscape architecture urban design planning MIA LEHRER + ASSOCIATES 185 S. Myers St., Los Angeles, CA 90033 www.mlagreen.com BUILDING 3C Revisions: IRRIGATION SCHEDULE BLDG 3C Sheet Title: IRRIGATION plan N Date: 09.16.2015 Project No: CHA2014 File Name: Sheet Number: L-5.07
SUNNYSLOPE AVENUE 1 1.7 2 3 3.1 REQUIREMENTS FOR THE INSTALLATION AND PIPELINE CONSTRUCTION FOR SAFE REUSE OF RAINFAL/RUNOFF, NON POTABLE CISTERN WATER AND URBAN RUN-OFF WATER. PAGE 4-5 4 G F BUILDING 1A E D8 T D C2 C GARAGE AREA B A 1.8 2 3 3.2 4 BUILDING 2B NON- POTABLE ( IRRIGATION, FROM A POTABLE SOURCE, YELLOW BACKGROUND) "CAUTION: NON-POTABLE WATER LINE" 6 DRIP IRRIGATION AREA G1 SEE SHEET C-09.6. DRIPLINE IRRIGATION SYSTEM DETAIL NOT TO SCALE GRADING DETAILS CHASE KNOLLS SUNNYSLOPE AVE. SHERMAN OAKS, CA 91423 1 DRIP IRRIGATION AREA G2 SEE SHEET C-09.7 8 7 7.2 FULTON AVENUE HUSTON STREET 9 8.2 H G 9/25/2015 9:53 AM by lisidro F NO. COORDINATION 09/25/15 E D8 BUILDING 6F D T C2 C 25 Date: 9/28/2015 B Scale: AS SHOWN A V:\1KRE010100\ENGR\SHEETS\PL-C09.4-DT05.dwg REVISION 6.9 7 8 8.2 9 EXISTING BUILDING Design: LCI Drafted: LCI Approved: DSM Project No: 1KRE010100 Page No: OF 32 SHEETS
SUNNYSLOPE AVENUE CONSTRUCTION KEY NOTES CONSTRUCT WORK BY OTHERS REMOVE EXISTING REMOVE & RECONSTRUCT REMODEL EXISTING 70. AND AFTER EVERY TURN. REFER TO DETAIL IN SHEET C-09.4. 71. OTHER PLANTING AREA. BUILDING 1A 72. INSTALL AT HIGH POINT IN THE ZONE. 73. 74. AUTOMATIC CONTROLLER RAINBIRD ESP-ME SERIES SPRINKLER TIMER 75. INSTALL NETAFIM FLUSH VALVE AT THE LOW POINT IN THE ZONE CHASE KNOLLS SUNNYSLOPE AVE. SHERMAN OAKS, CA 91423 T 72 70 B1 2" 73 74 RAINWATER REUSE IRRIGATION PLAN LAWN 23 GPM 2,278 SF 75 71 LAWN 30 GPM 2,988 SF B2 2" 75 BUILDING 2B 73 72 70 71 B4 2" 75 73 LAWN 34 GPM 3,404 SF 70 75 75 LAWN 32 GPM 3,210 SF B3 2" 73 75 REVISION 73 73 COORDINATION 09/25/15 72 72 NO. V:\1KRE010100\ENGR\SHEETS\PL-C09.6-DT06.dwg 9/25/2015 3:43 PM by lisidro 71 71 NOTE 72 B5 2" 71 70 70 B6 2" LAWN 27 GPM 2,698 SF 70 LAWN 27 GPM 2,606 SF THE EXISTING POTABLE WATER IRRIGATION LINE IS NOT SHOWN ON THIS PLAN. THE CONTRACTOR WILL LOCATE THE EXISTING IRRIGATION LINES AND WILL MAINTAIN A SEPARATION BETWEEN THE RAINWATER REUSE LINE AND POTABLE WATER LINES. SEE ADDITIONAL NOTES ON SHEET C-09.4. NO CROSS-CONNECTION BETWEEN THE EXISTING POTABLE IRRIGATION LINE AND RAINWATER REUSE LINE IS PERMITTED. Date: 9/25/2015 Scale: AS SHOWN Design: LCI Drafted: LCI Approved: DSM Project No: 1KRE010100 Page No: OF 32 SHEETS
CONSTRUCTION KEY NOTES A6 2" 75 72 LAWN 29 GPM 2,847 SF A5 2" 73 75 LAWN 33 GPM 3,246 SF CONSTRUCT WORK BY OTHERS REMOVE EXISTING REMOVE & RECONSTRUCT REMODEL EXISTING 70 70. 70 AND AFTER EVERY TURN. REFER TO DETAIL IN SHEET C-09.4. 71. 70 OTHER PLANTING AREA. 72. 72 73. 74. 73 AUTOMATIC CONTROLLER RAINBIRD ESP-ME SERIES SPRINKLER TIMER 75. INSTALL NETAFIM FLUSH VALVE AT THE LOW POINT IN THE ZONE A4 2" LAWN 37 GPM 3,726 SF 70 CHASE KNOLLS SUNNYSLOPE AVE. SHERMAN OAKS, CA 91423 INSTALL AT HIGH POINT IN THE ZONE. 75 A3 2" 70 RAINWATER REUSE IRRIGATION PLAN 73 72 LAWN 34 GPM 3,405 SF 71 A2 2" 73 73 FULTON AVENUE DRIP IRRIGATION AREA G1 LAWN 39 GPM 3,865 SF 70 75 75 70 75 A1 2" LAWN 27 GPM 2,659 SF BUILDING 6F REVISION NO. COORDINATION 09/25/15 70 NOTE V:\1KRE010100\ENGR\SHEETS\PL-C09.6-DT06.dwg 9/25/2015 9:57 AM by lisidro 72 T 73 74 THE EXISTING POTABLE WATER IRRIGATION LINE IS NOT SHOWN ON THIS PLAN. THE CONTRACTOR WILL LOCATE THE EXISTING IRRIGATION LINES AND WILL MAINTAIN A SEPARATION BETWEEN THE RAINWATER REUSE LINE AND POTABLE WATER LINES. SEE ADDITIONAL NOTES ON SHEET C-09.4. NO CROSS-CONNECTION BETWEEN THE EXISTING POTABLE IRRIGATION LINE AND RAINWATER REUSE LINE IS PERMITTED. 25 Date: 9/28/2015 Scale: AS SHOWN Design: LCI Drafted: LCI Approved: DSM Project No: EXISTING BUILDING 1KRE010100 Page No: OF 32 SHEETS