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James Hernandez
Builder Services Network 05/24/2024
2937 Veneman Avenue R22-18-40006
Modesto, CA 95356 209-538-2879
Angelica O'Malley
Coachella Valley Housing Coalition 05/30/2024
45-701 Monroe Street 820319
Indio, CA 92201 800-689-4663
424-P010092796A-000-000-0000000-0000 05/30/2024 14:26 CHEERS NOTICE: This document has been generated by California Home Energy Efficiency Rating Services (CHEERS) using information uploaded by third parties not affiliated with or related to CHEERS. Therefore, CHEERS is not responsible for, and cannot guarantee, the accuracy or completeness of the information contained in this document.
Digitally signed by California Home Energy Efficiency Rating Services (CHEERS). This digital signature is provided in order to secure the content of this registered document, and in no way implies Registration Provider responsibility for the accuracy of the information. 366
Item 3.
NO PROJECT SHEET TITLE
DATE
SHEET
OF DWGS
JOB
DATE REVISION
OWNERSHIP AND USE OF DOCUMENTS
All Drawings, Specifications and copiesproperty. They are to be used only withrespect to this Project and are not to beused on any other project. Submission or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogationmon law copyright or other reserved GARON J. .J. DARLING
ARCHITECT thereof furnished by Garon J. J. Darling Architect are and shall remain its of Garon J.J. Darling Arcitect comrights.
2259 PASEO DEL MARSAN PEDRO, CA. 90732 (310)619-9540
A
O
N
GARON JAMES JOHN DARLING
S
T
I C L
A
I
O
T R
F F A
E
AR CHI
T
E
E D
SN
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T
RENEWAL DATE JULY 31 2027
4.106.4.2.1
EV charging space (EV space) locations
Construction documents shall indicate the location of proposed EV spaces. At least 1 EV space shall be located in common use areas and available for use by all residents.
When EV chargers are installed, EV spaces required by Section
4.106.4.2.2,
Item 3, shall comply with at least 1 of the following options:
1. The EV space shall be located adjacent to an accessible parking space meeting the requirements of the California Building Code, Chapter 11A, to allow use of the EV charger from the accessible parking space.
2. The EV space shall be located on an accessible route to the building,as defined in the California Building Code, Chapter 2.
Division 4.2- ENERGY EFFICIENCY
4.201.1 & 5.201.1
Scope
Energy efficiency requirements for low-rise residential (Section
4.201.1) and high- rise residential/hotels/motels (Section
5.201.1) are now in both residential and nonresidential chapters of CALGreen.
Standards for residential buildings do not require compliance with levels of minimum energy efficiency beyond those
required by the 2016 California Energy Code.
SCOPE REQUIREMENT
Division 4.4 MATERIAL CONSERVATION & RESOURCE
EFFICIENCY (ENHANCED DURABILITY & REDUCED
MAINTENANCE)
4.406.1
Rodent proofing
Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be closed with cement mortar, concrete masonry or a similar method acceptable to the enforcing agency to prevent passage of rodents.
Division 4.4 MATERIAL CONSERVATION & RESOURCE
EFFICIENCY (CONSTRUCTION WASTE REDUCTION,
DISPOSAL & RECYCLING)
4.408.1
Recycle and/or salvage for reuse a minimum of 65% of the nonhazardous construction and demolition waste in accordance with either Section 4.408.2, 4.408.3 or 4.408.4; OR meet a more stringent local construction and demolition waste
management ordinance.
Documentation is required per Section 4.408.5.
Exceptions:
1. Excavated soil and land-clearing debris.
2. Alternative waste reduction methods developed by working with local enforcing agencies if diversion or recycle facilities capable of compliance with this item do not exist or are not located reasonably close to the jobsite.
3. The enforcing agency may make exceptions to the
requirements of this section when isolated jobsites are located in areas beyond the haul boundaries of the diversion facility.
Division 4.3 WATER EFFICIENCY AND CONSERVATION
(INDOOR WATER USE)
4.303.1
Water conserving plumbing fixtures and fittings
Plumbing fixtures and fittings shall comply with the following:
4.303.1.1, 4.303.1.2, 4.303.1.3.1, 4.303.1.3.2, 4.303.1.4.1,
4.303.1.4.2, 4.303.1.4.3, & 4.303.1.4.4
Water Closets: ≤ 1.28 gal/flush
Wall Mounted Urinals: ≤ 0.125 gal/flush; all other urinals ≤ 0.5 gal/flush Single Showerheads: ≤ 2.0 gpm @ 80 psi
Multiple Showerheads: combined flow rate of all showerheads controlled by a single valve shall not exceed 2.0 gpm @ 80 psi, or only one shower outlet is to be in operation at a time Residential Lavatory Faucets: Maximum Flow Rate 1.2 gpm @ 60 psi; Minimum Flow Rate ≥ 0.8 gpm @ 20 psi
Lavatory Faucets in Common and Public Use Areas of
Residential Buildings: ≤ 0.5 gpm @ 60 psi
Metering Faucets: ≤ 0.25 gallons per cycle
Kitchen Faucets: ≤ 1.8 gpm @ 60 psi; temporary increase to
2.2 gpm allowed but shall default to ≤1.8 gpm
4.303.2
Standards for plumbing fixtures and fittings
Plumbing fixtures and fittings shall be installed in accordance with the California Plumbing Code, and shall meet applicable standards referenced in Table 1701.1 of the California
Plumbing Code.
Division 4.3 WATER EFFICIENCY AND CONSERVATION
(OUTDOOR WATER USE)
4.304.1
Outdoor potable water use in landscape areas
After December 1, 2015, new residential developments with an aggregate landscape area equal to or greater than 500 square feet shall comply with one of the following:
1. A local water efficient landscape ordinance or the current California Department of Water Resources‚ Model Water
Efficient Landscape Ordinance (MWELO), whichever is more stringent, or
2. Projects with aggregate landscape areas less than 2500 square feet may comply with the MWELO's Apendix D
Prescriptive Compliance Option.
Division 4.1 - PLANNING AND DESIGN (SITE DEVELOPMENT)
4.106.2
Storm water drainage and retention during construction
Projects which disturb less than 1 acre of soil and are not part of a larger common plan of development shall manage storm water drainage during construction.
4.106.3
Grading and paving
Site shall be planned and developed to keep surface water from entering buildings. Exceptions: Additions and alterations which do not alter the existing drainage path.
4.106.4
Electric vehicle (EV) charging for new construction
Comply with Section 4.106.4.1 and 4.106.4.2 for future
installation and use of EV chargers.
Electric vehicle supply equipment (EVSE) shall be installed in accordance with the California Electrical Code, Article 625.
Exceptions on a case-by-case basis as determined by the AHJ:
1. Where there is no commercial power supply.
2. Verification that meeting requirements will alter the local utility infrastructure design requirements on the utility side of the meter increasing costs to the homeowner/developer by more than $400.00 per dwelling unit.
3. ADU.
4.106.4.1 & 4.106.4.1.1
EV charging: 1- & 2-family dwellings/townhouses with attached private garages
Install a listed raceway to accommodate a dedicated 208/240-volt branch circuit for each dwelling unit.
Raceway shall not be less than trade size 1 (nominal 1-inch inside diameter).
Raceway shall originate at the main service or subpanel and terminate into a listed cabinet, box or other enclosure in close proximity to the proposed location of an EV charger.
Raceways are required to be continuous at enclosed,
inaccessible or concealed areas and spaces.
Service panel and/or subpanel shall provide capacity to install a 40-ampere
minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device. Service panel or subpanel circuit directory shall identify the overcurrent protective device space(s) reserved for future EV charging as ‚"EV CAPABLE‚". The raceway termination location shall be permanently and visibly marked as ‚"EV CAPABLE‚"
4.106.4.2
EV charging for multifamily dwellings
If residential parking is available, ten (10) percent of the total number of parking spaces on a building site, provided for all types of parking facilities, shall be electric vehicle charging spaces (EV spaces) capable of supporting future EVSE. Calculations for the number of EV spaces shall be rounded up to the nearest whole number.
Note: Construction documents are intended to demonstrate the project‚ capability and capacity for facilitating future EV charging.
There is no requirement for EV spaces to be constructed or available until EV chargers are installed for use.
Residential New Construction
Project Address: VARIOUS - SEE SHEET T-1
Project Description: SINGLE FAMILY RESIDENCE WITH ATTACHED GARAGE SECTION SHEET # COMMENT
4.106.4.2.2
EV charging space (EV space) dimensions
EV spaces shall be designed to comply with the following:
1. The minimum length of each EV space shall be 18 feet.
2. The minimum width of each EV space shall be 9 feet.
3. One in every 25 EV spaces, but not less than 1, shall also have an 8-foot wide minimum aisle. A 5-foot wide minimum aisle shall be permitted provided the minimum width of the EV space is 12 feet.
a) Surface slope for this EV space and aisle shall not exceed 1 unit vertical in
48 units horizontal (2.083% slope) in any direction.
4.106.4.2.3
Single EV space required
Install listed raceway capable of accommodating a 208/240-volt dedicated branch circuit.
1. The raceway shall not be less than trade size 1 (nominal 1- inch inside diameter).
2. The raceway shall originate at the main service or subpanel and shall terminate into a listed cabinet, box or enclosure in close proximity to the proposed location of the EV space.
3. Construction documents shall identify the raceway
termination point.
4. The service panel and/or subpanel shall provide capacity to install a 40-ampere
minimum dedicated branch circuit and space(s) reserved to permit installation of a branch circuit overcurrent protective device.
4.106.4.2.4
Multiple EV spaces required
Construction documents shall indicate raceway termination point and proposed location of future EV spaces and EV
chargers. Construction documents shall also provide
information on amperage of future EVSE, raceway method(s), wiring schematics and electrical load calculations to verify electrical panel service capacity and electrical system, including any on-site distribution transformer(s), have sufficient capacity to simultaneously charge all EVs at all required EV spaces at full rated amperage of the EVSE.
Plan design shall be based upon a 40-ampere minimum branch circuit.
Raceways and related components planned to be installed underground, enclosed, inaccessible or in concealed areas and spaces shall be installed at the time of original construction.
4.106.4.2.5
Identification
The service panel or subpanel circuit directory shall
identify the overcurrent protective device space(s) reserved for future EV charging purposes as ‚"EV CAPABLE" in accordance with the California Electrical Code.
Notes:
1. The California Department of Transportation adopts and publishes the California Manual on Uniform Traffic Control Devices (California MUTCD)‚ to provide uniform standards and specifications for all official traffic control devices in Californ ia. Zero Emission Vehicle Signs and Pavement Markings can be found in the New Policies & Directives Number 12-01.
Website: http://www.dot.ca.gov/hq/traffops/policy/13-01.pdf
2. See Vehicle Code Section 22511 for EV charging space signage in off-parking facilities and for use of EV charging spaces.
3. The Govenor's office of Planning and Research (OPR)
published a "Zero Emission Vehicle Community Readiness
Guidebook" which provides helpful information for local governments, residents and businesses. Website; http:// opr.ca.gov/docs/ZEV_Guidebook.pdf
Construction waste management plan
4.408.2
Submit a construction waste management plan meeting Items 1 through 5 in Section 4.408.2. Plans shall be updated as necessary and shall be available for examination during construction.
Waste management company
4.408.3
Utilize a waste management company, approved by the
enforcing agency, which can provide verifiable documentation that diverted construction and demolition waste materials meet the requirements in Section 4.408.1.
4.408.4 4.408.4.1
Waste stream reduction alternative
Low-rise residential Projects that generate a total combined weight of construction and demolition waste disposed in landfills, which do not exceed 3.4 pounds per square foot of the building area shall meet the minimum 65% construction waste reduction requirement in Section 4.408.1.
Projects that generate a total combined weight of construction and demolition waste disposed in landfills, which do not exceed 2 pounds per square foot of the building area, shall meet the minimum 65% construction waste reduction requirement in Section 4.408.1.
SECTION SCOPE REQUIREMENT SHEET # COMMENT SECTION SCOPE REQUIREMENT SHEET # COMMENT
4.408.5 Documentation
documentation shall be provided to the enforcing agency which demonstrates compliance with Section 4.408.2, items 1 through 5, Section 4.408.3 or Section 4.408.4.
4.408.4 4.408.4.1
Division 4.4 - BUILDING MAINTENANCE & OPERATION
Operation and maintenance manual
At the time of final inspection, a manual, compact disc, webbased reference or other media acceptable to the enforcing agency which covers 10 specific subject areas shall be placed in the building.
4.410.2 Recyling by Occupants
Where 5 or more multifamily dwelling units are constructed on a building site, provide readily accessible area(s) that serves all buildings on the site and is identified for the depositing, storage, and collection of non-hazardous materials for recycling, including (at minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals or meet a lawfully enacted local recycling ordinance, if more restrictive. Exception: Rural jurisdictions that meet and apply for the exemption in Public Resourses Code Section 42649.82 (a)(2)(A) et. seq. are not required to comply with the organic waste portion of this section.
Division 4.5 ENVIRONMENTAL QUALITY (FIREPLACES)
4.503.1
General
Any installed gas fireplace shall be a direct-vent sealedcombustion type. Any installed woodstove or pellet stove shall comply with U.S. EPA New Source Performance Standards
(NSPS) emission limits as applicable, and shall have a
permanent label indicating they are certified to meet the emission limits. Woodstoves, pellet stoves and fireplaces shall also comply with all applicable local ordinances.
Division 4.5 ENVIRONMENTAL QUALITY (POLLUTANT
CONTROL)
4.504.1
Protection during construction
At the time of rough installation, during storage on the construction site and until final startup of the heating, cooling and ventilating equipment, all duct and other related air intake and distribution component openings shall be covered. Tape, plastic, sheetmetal or other methods acceptable to the
enforcing agency to reduce the amount of water, dust and debris entering the system may be used.
4.504.2.1
Adhesives, sealants and caulks
Adhesives, sealants and caulks used on the project shall meet the requirements of the following standards unless more stringent local or regional air pollution or air quality management district rules apply:
1. Adhesives, adhesive bonding primers, adhesive primers, sealants, sealant primers,and caulks shall comply with local or regional air pollution control or air quality management district rules where applicable, or SCAQMD Rule 1168 VOC limits, as shown in Tables 4.504.1 or 4.504.2, as applicable. Such products shall also comply with Rule 1168 prohibition on the use of certain toxic compounds (chloroform, ethylene dichloride, methylene chloride, perchloroethylene and trichloroentylene), except for aerosol products as specified in Subsection 2 below.
2. Aerosol adhesives, and smaller unit sizes of adhesives, and sealant or caulking compounds (in units of product, less packaging, which do not weigh more than1 pound and do not consist of more than 16 fluid ounces) shall comply with statewide VOC standards and other requirements, including prohibitions on use of certain toxic compounds, of the California Code of Regulations (CCR), Title 17, commencing with Section 94507.
4.504.2.2
Paints and coatings
Architectural paints and coatings shall comply with VOC limits in Table 1 of the Air Resources Board Architectural Suggested Control Measure, as shown in Table 4.504.3, unless more stringent local limits apply.
The VOC content limit for coatings that do not meet the definitions for the specialty coatings catergories listed in Table
4.504.3 shall be determined by classifying the coating as Flat, Nonflat, or Nonflat-High Gloss coating, based on its gloss, as defined in subsections 4.21, 4.36, and 4.37, of the 2007 California Air Resources Board, Suggested Control Measure, and the corresponding Flat, Nonflat, or Nonflat-High Gloss VOC limit in Table 4.504.3 shall apply.
4.504.2.3
Aerosol paints and coatings
Aerosol paints and coatings shall meet the Product-Weighted MIR Limits for ROC in Section 94522(a)(2) and other
requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances, in Section
94522(e)(1) and (f)(1) of the CCR, Title 17, commencing with Section 94520; and in areas under the jurisdiction of the Bay Area Air Quality Management District shall additionally comply with the percent VOC by weight of product limits of Regulation 8, Rule 49.
4.504.3
Carpet systems
Carpet installed in the building interior shall meet the testing and product requirements of 1 of the following:
1. Carpet and Rug Institute‚ Green Label Plus Program
2. California Department of Public Health, “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental
Chambers,Version 1.1, February 2010 (also known as
Specification 01350)
3. NSF/ANSI 140 at the Gold level
4. Scientific Certifications Systems Indoor AdvantageTM Gold
4.504.3.1
Carpet cushion
Carpet cushion installed in the building interior shall meet the requirements of the Carpet and Rug Institute Green Label Plus Program.
4.504.3.2
Carpet adhesive
Carpet adhesives shall meet the requirements of Table 4.504.1.
SECTION SCOPE REQUIREMENT SHEET # COMMENT
4.504.4
Resilient flooring systems
Where resilient flooring is installed, at least 80% of floor area receiving resilient flooring shall comply with one or more of the following:
1. Products compliant with the California Department of Public Health, Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers, Version 1.1, February 2010 (also known as Specification 01350), certified as a CHPS LowEmitting Material in the Collaborative for High Performance Schools (CHPS) High Performance Products Database
2. Products certified under UL GREENGUARD Gold (formerly the Greenguard Children & Schools Program)
3. Certification under the Resilient Floor Covering Institute (RFCI) FloorScore program
4. Meet the California Department of Public Health, Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using
Environmental Chambers,Version 1.1, February 2010 (also known as Specification 01350)
4.504.5
Composite wood products
Hardwood plywood, particleboard and medium density
fiberboard composite wood products used on the interior or exterior of the building shall meet the requirements for formaldehyde as specified in the Air Resources Board‚ Air Toxics Control Measure for Composite Wood (17 CCR 93120 et. seq.), as shown in Table 4.504.5. Documentation is required per Section 4.504.5.1.
Definition of Composite Wood Products: Composite wood
products include hardwood plywood, particleboard, and medium density fiberboard. ‚Composite wood products‚ do not include hardboard, structural plywood, structural panels, structural composite lumber, oriented strand board, glued laminated timber, prefabricated wood I-joists, or finger-joined lumber, all as specified in CCR, Title 17, Section 93120.1(a).
4.504.5.1
Documentation
Verification of compliance shall be provided as requested by the enforcing agency, and as required in Section 4.504.5.1.
Division 4.5 ENVIRONMENTAL QUALITY (INTERIOR
MOISTURE CONTROL)
4.505.2
Concrete slab foundations
Concrete slab foundations or concrete slab-on-ground floors required to have a vapor retarder by the California Building Code, Chapter 19, or the California Residential Code, Chapter 5, respectively, shall also comply with this section.
4.505.2.1
Capillary break
A capillary break shall be installed in compliance with at least 1 of the following:
1. A 4-inch thick base of 1/2-inch or larger clean aggregate shall be provided with a vapor retarder in direct contact with concreate and a concrete mix design which will address
bleeding, shrinkage and curling shall be used. For additional information, see American Concrete Institute, ACI 302.2R-06.
2. Other equivalent methods approved by the enforcing agency.
3. A slab design specified by a licensed design professional.
4.505.3
Moisture content of building materials
Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19% moisture content. Moisture content shall be verified in compliance with the following:
1. Moisture content shall be determined with either a probe-type or a contact-type moisture meter. Equivalent moisture
verification methods may be approved by the enforcing agency and shall satisfy requirements in Section 101.8.
2. Moisture readings shall be taken at a point 2 feet to 4 feet from the grade-stamped end of each piece to be verified.
3. At least 3 random moisture readings shall be performed on wall and floor framing with documentation acceptable to the enforcing agency provided at the time of approval to enclose the wall and floor framing.
Insulation products which are visibly wet or have a high moisture content shall be replaced or allowed to dry prior to enclosure in wall or floor cavities. Manufacturers drying recommendations shall be followed for wet-applied insulation products prior to enclosure.
Division 4.5 ENVIRONMENTAL QUALITY (INDOOR AIR
QUALITY & EXHAUST)
4.506.1
Bathroom exhaust fans
Each bathroom shall be mechanically ventilated and shall comply with the following: 1. Fans shall be ENERGY STAR compliant and be ducted to terminate outside the building.
2. Unless functioning as a component of a whole house
ventilation system, fans must be controlled by a humidity control.
a) Humidity controls shall be capable of manual or automatic adjustment between a relative humidity range of less than 50% to a maximum of 80%.
b) A humidity control may be a separate component to the exhaust fan and is not required to be integral or built-in.
Note: For CALGreen a "bathroom" is a room which contains a bathtub, shower, or tub/shower combination. Fans or
mechanical ventilation is required in each bathroom.
REQUIREMENT SHEET # COMMENT
Division 4.5 ENVIRONMENTAL QUALITY (ENVIRONMENTAL
COMFORT)
4.507.2
Heating and air conditioning system design
Heating and air conditioning systems shall be sized, designed, and equipment selected using the following methods:
1. The heat loss and heat gain is established according to ANSI/ACCA 2 Manual J 2011 (Residential Load Calculation), ASHRAE handbooks or other equivalent design software or methods.
2. Duct systems are sized according to ANSI/ACCA 1 Manual D‚ 2014 (Residential Duct Systems), ASHRAE handbooks or other equivalent design software or
methods.
3. Select heating and cooling equipment according to ANSI/ ACCA 3 Manual S - 2014 (Residential Equipment Selection) or other equivalent design software or methods. Exception: Use of alternate design temperatures necessary to ensure the systems functions are acceptable.
SECTION SCOPE
CHAPTER 7 INSTALLER & SPECIAL
INSPECTOR QUALIFICATION
(QUALIFICATIONS, VERIFICATIONS)
702.1
Installer training
HVAC system installers shall be trained and
certified in the proper installation of HVAC
systems and equipment by a recognized training
or certification program.
Examples of acceptable HVAC training and
certification programs include but are not limited
to the following:
1. State certified apprenticeship programs.
2. Public utility training programs.
3. Training programs sponsored by trade, labor or
statewide energy consulting or
verification organizations.
4. Programs sponsored by manufacturing
organizations. 5. Other programs acceptable to
the enforcing agency.
702.2
Special inspection
Special inspectors must be qualified and able to
demonstrate competence to the enforcing agency
in the discipline in which they are inspecting.
703.1
Documentation
Documentation of compliance shall include, but is
not limited to, construction documents, plans,
specifications, builder or installer certification,
inspection reports, or other methods acceptable
to the local enforcing agency. Other specific
documentation or special
FORMALDEHYDE LIMITS1
Table 4.504.4.1
ADHESIVE VOC LIMIT1,2
Specialty Applications
Architectural Applications VOC Limit
Indoor carpet adhesives 50
Carpet pad adhesives 50
Outdoor carpet adhesives 150
Substrate Specific Applications
Wood flooring adhesives 100
Rubber floor adhesives 60
Subfloor adhesives 50
Ceramic tile adhesives 65
VCT and asphalt tile adhesives 50
Table 4.504.4.2
SEALANT VOC LIMIT
Sealant Primers
Table 4.504.4.5
Maximum Formaldehyde Emissions in Parts
per Million
Drywall and panel adhesives 50
Less Water and Less Exempt Compounds
in Grams per Liter
2. For additional information regarding
methods to measure the VOC content
specified in this table, see South Coast Air
Quality Management District Rule 1168.
Less Water and Less Exempt Compounds in
Grams per Liter
Note: For additional information regarding
methods to measure the VOC content
specified in these tables, see South
Coast Air Quality Management District
Rule 1168.
Thin medium density fiberboard2
0.13 Medium density fiberboard 0.11
Particle board 0.09
Hardwood plywood composite core 0.08
Hardwood plywood veneer core 0.05
Product Current Limit
1. Values in this table are derived from
those specified by the California Air
Resources Board, Air Toxics Control
Measure for Composite Wood as tested in
accordance with ASTM E1333. For
additional information, see California Code
of Regulations, Title 17, Sections 93120
through 93120.12.
2. Thin medium density fiberboard has a
maximum thickness of 5/16 inch (8 mm).
Sealants VOC Limit
Architectural 250
Non-membrane roof 300
Marine deck 760
Roadway 250
Single-ply roof membrane 450
Other 420
Architectural: Nonporous 250
Porous 775
Modified bituminous 500
Marine deck 760
Other 750
1. If an adhesive is used to bond dissimilar
substrates together, the adhesive with the
highest VOC content shall be allowed.
Fiberglass 80
Wood 30
Porous material (except wood) 50
Plastic foams 50
Metal to metal 30
Top and trim adhesive 250
Structural wood member adhesive 140
Special purpose contact adhesive 250
Contact adhesive 80
Adhesive primer for plastic 550
Plastic cement welding 250
ABS welding 325
CPVC welding 490
PVC welding 510
Other adhesive not specifically listed 50
Single-ply roof membrane adhesives 250
Structural glazing adhesives 100
Multipurpose construction adhesives 70
Cove base adhesives 50
City Of Coachella, CA 2022 CALGreen Notes
These requirements are effective January 1, 2022, for newly constructed residential buildings: low-rise, high rise, and hotels/motels.
Project Name: SINGLE FAMILY RESIDENCE FOR COACHELLA, CA FOR
COACHELLA VALLEY HOUSING COALITION45-701 MONROE ST.INDIO, CA 92201 1 2
SINGLE FAMILY RESIDENCE - COACHELLA HOMES
8/10/25
3 CITY SUBMITTAL
CAL GREEN, NOTES,
TABLES & REQUIREMENTS
CG-1 5.28.24 CITY SUBMITTAL 8.11.25
367
Item 3.
NO PROJECT SHEET TITLE
DATE
SHEET
OF DWGS
JOB
DATE REVISION
OWNERSHIP AND USE OF DOCUMENTS
All Drawings, Specifications and copiesproperty. They are to be used only withrespect to this Project and are not to beused on any other project. Submission or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogationmon law copyright or other reserved GARON J. .J. DARLING
ARCHITECT thereof furnished by Garon J. J. Darling Architect are and shall remain its of Garon J.J. Darling Arcitect comrights.
2259 PASEO DEL MARSAN PEDRO, CA. 90732 (310)619-9540
A
O
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GARON JAMES JOHN DARLING
S
T
I C L
A
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F F A
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E
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SN
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C
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RENEWAL DATE JULY 31 2027
W D
GFCI
AT CEILING HEIGHT FOR GARAGE
DOOR OPENER
GROUND FAULT CIRCUIT
INTERUTPTER DUPLEX OUTLET
S SINGLE POLE SWITCH
SMOKE DETECTOR
COMBINATION CARBON
MONOXIDE DETECTOR AND
SMOKE DETECTOR
GARBAGE DISPOSER
SCM
S
GROUND FAULT CIRCUIT
INTERUTPTER DUPLEX OUTLET
IN WEATHERPROOF BOX
GFCI -
WP
S3
THREE WAY SWITCH
B B
A EXHAUST FAN BATHROOM 50
CFM
EXHAUST FAN KITCHEN HOOD
100 CFM
EXHAUST FAN WHOLE HOUSE
VENTILATION 60 CFM
B
C
220
CONCRETE ENCASED ELECTRODE
(UFER GROUND) SIZED PER CODE.
BOND TO PANEL AND COLD
WATER SUPPLY PIPE PER CODE.
NOTES THIS SHEET
1 3 SMOKE ALARMS SHALL BE INTERCONNECTED IN
SUCH A MANNER THAT THE ACTIVATION OF ONE
ALARM WILL ACTIVATE ALL OF THE ALARMS IN
THE INDIVIDUAL UNIT. THE ALARM SHALL BE
CLEARLY AUDIBLE IN ALL BEDROOMS OVER
BACKGROUND NOISE LEVELS WITH ALL
INTERVENING DOORS CLOSED.
2 SMOKE ALARM MUST RECEIVE THEIR PRIMARY
POWER FROM THE BUILDING WIRING AND SHALL
BE EQUIPED WITH A BATERY BACK-UP. WIRING
SHALL BE PERMANENT AND WITHOUT A
DISCONNECTING SWITCH OTHER THAN FOR
OVERCURRENT PROTECTION. SMOKE ALARMS
SHALL EMIT A SIGNAL WHEN THE BATTERIES ARE
LOW.
COMBINATION CARBON MONOXIDE ALARM AND
SMOKE ALARM MUST RECEIVE THEIR PRIMARY
POWER FROM THE BUILDING WIRING AND SHALL
BE EQUIPED WITH A BATERY BACK-UP. WIRING
SHALL BE PERMANENT AND WITHOUT A
DISCONNECTING SWITCH OTHER THAN FOR
OVERCURRENT PROTECTION. COMBINATION
CARBON MONOXIDE ALARM AND SMOKE ALARM
SHALL EMIT A SIGNAL WHEN THE BATTERIES ARE
LOW.
GFCI 220
220 V.
S
S
S
GFCI -
WP
GARAGE
A
E
SS
GFCI
S
GFCI
A
S
E
MEDICINE
CAB.
GFCI
GFCI
S
AFCI
S S
F
AFCI
AFCI
AFCI
AFCI
S
S
AFCI
AFCI
AFCI
S
S
AFCI
AFCI
AFCI
S
AFCI
AFCI
AFCI
AFCI
S
S
AFCI AFCI
AFCI
AFCI
AFCI
50 CFM EXHAUST FAN
WITH WALL SWITCH.
S
C
C
S
SCM
AFCI 3
3 3
C
AFCI
3 AFCI
60 CFM EXHAUST FAN
WITH WALL SWITCH -
SOUND RATED AT 1.0
SONE MAX. FACE PLATE
OF SWITCH SHALL
INCLUDE THE WORDS
"VENTILATION CONTROL".
C
MEDICINE
CAB.
GFCI -
WP
DISCONNECT
SWITCH WP
220 V.
100 CFM EXHAUST FAN
WITH SWITCH - SOUND
RATED AT 3.0 SONE MAX.
A A
A A
3 S
S
3 50 CFM EXHAUST FAN
WITH WALL SWITCH.
C
GFCI GFCI
S S
F
GFCI
GFCI
AFCI
AFCI
AFCI
AFCI
AFCI
AFCI
S
S
AFCI
S
D
S
D
GFCI GFCI
GFCI -
WP
B
ELECTRICAL MAIN SERVICE PANEL - EATON MBE2040PV200BTF EATON SOLAR POWER CENTER METER BREAKER, TYPE BR, SOLAR-READY, COPPER BUS 225 AMPERE, GALVANIZED STEEL ENCLOSURE, OVERHEAD/UNDERGROUND, 22kAIC, FLUSH MOUNTING, SINGLE-PHASE, 120/240V.
DEDICATED 208/240V OUTLET
(VERIFY NEMA 6-50 SOCKET) AND
BRANCH CIRCUIT FOR ELECTRIC
VEHICLE CHARGING WITH 50 AMP
GFCI CIRCUIT BREAKER PER CODE.
4 RECESSED LIGHTS SHALL BE CONTROLLED BY
VACANCY SENSORS OR DIMMERS.
GFCI
G
GD
GD
S
DESCRIPTION
C
D
TYPE
CEILING MOUNTED LIGHT FIXTURE WITH HIGHEFFICIENCY LUMINAIRES
WALL MOUNTED SCONCE LIGHT FIXTURE WITH
HIGH-EFFICIENCY LUMINAIRES
E VANITY WALL MOUNTED BRACKET LIGHT
FIXTURE WITH HIGH-EFFICIENCY LUMINAIRES
A
F OUTDOOR WALL MOUNTED LIGHT FIXTURE WITH
HIGH-EFFICIENCY LUMINAIRES
LAMP WATTS REMARKS
26 26
26 26
17 COMPACT
FLUORESCENT
COMPACT
FLUORESCENT
COMPACT
FLUORESCENT
COMPACT
FLUORESCENT
CONTROLLED BY A
VACANCY SENSOR.
CONTROLLED BY A MOTION SENSOR
WITH PHOTO CONTROL
NO SCREW BASE
SOCKETS
RECESSED CAN (IC-AT RATED -ASTM E283)
CEILING LIGHT FIXTURE WITH HIGH-EFFICIENCY
LUMINAIRES
B
CEILING MOUNTED LIGHT FIXTURE WITH HIGHEFFICIENCY LUMINAIRES (2)32
PIN-BASED LINEAR
FLUORESCENT
32 WATT T8
CONTROLLED BY A
VACANCY SENSOR.
SHALL COMPLY WITH ALL THE
REQUIREMENTS OF CEnC 150.0(K)C.
CONTROLLED BY A VACANCY SENSOR.
CONTROLLED BY A
VACANCY SENSOR.
ELECTRICAL FIXTURE LIST
NOTE - DO NOT INSTALL METER ON/OVER/IN SHEAR WALL.
FAU
W/H
220 V.
HEAT
PUMP
LED 13 OUTDOOR WALL MOUNTED LIGHT FIXTURE WITH
HIGH-EFFICIENCY LUMINAIRES G CONTROLLED BY A MOTION SENSOR
WITH PHOTO CONTROL
ARC FAULT CIRCUIT
INTERUTPTER DUPLEX OUTLET
AFCI
ELECTRICAL SYMBOL LIST
H
AFCI
SD
ARC FAULT CIRCUIT
INTERUTPTER DUPLEX OUTLET
SPLIT OUTLET
SD
COMPACT
FLUORESCENT H 26 CEILING MOUNTED FAN & LIGHT FIXTURE COMBO
WITH HIGH-EFFICIENCY LUMINAIRES
S S
SD
CEILING BOX
FOR FUTURE
FAN.
S
SD
S
SD
220 V.
CEILING BOX
FOR FUTURE
FAN.
CEILING BOX
FOR FUTURE
FAN.
CEILING BOX
FOR FUTURE
FAN.
110 V.
8/10/25SINGLE FAMILY RESIDENCE - COACHELLA HOMES
45-701 MONROE ST.INDIO, CA 92201
N
FOR
1/4"= 1'-0" SCALE
COACHELLA VALLEY HOUSING COALITION
1 E-12
ELECTRICAL FLOOR PLAN - 4 BEDROOM UNIT
3 4
CITY SUBMITTAL
CITY SUBMITTAL
MODEL 1412
ELECTRICAL FLOOR PLAN SCHEDULE, LEGEND & NOTES
6.24.24 8.11.25
368
Item 3.
NO PROJECT SHEET TITLE
DATE
SHEET
OF DWGS
JOB
DATE REVISION
OWNERSHIP AND USE OF DOCUMENTS
All Drawings, Specifications and copiesproperty. They are to be used only withrespect to this Project and are not to beused on any other project. Submission or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogationmon law copyright or other reserved GARON J. .J. DARLING
ARCHITECT thereof furnished by Garon J. J. Darling Architect are and shall remain its of Garon J.J. Darling Arcitect comrights.
2259 PASEO DEL MARSAN PEDRO, CA. 90732 (310)619-9540
A
O
N
GARON JAMES JOHN DARLING
S
T
I C L
A
I
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T R
F F A
E
AR CHI
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S
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RENEWAL DATE JULY 31 2025
OF FEEDERS AND/OR BRANCH CIRCUITS STUB-OUTS FOR ALL
MECHANICAL SYSTEM
1. ELECTRICAL CONTRACTOR SHALL REFER TO MECHANICAL CONTROL DIAGRAM SHOWN ON MECHANICAL DRAWINGS. COORDINATE WITH
MECHANICAL CONTRACTOR AND PROVIDE ALL LINE AND LOW VOLTAGE
CONDUITS AND WIRING AND ALL CONTROL COMPONENTS SUCH AS
TIME CLOCK, RELAYS, CONTACTORS, ETC. AS REQUIRED BY
MECHANICAL SECTION FOR A COMPLETE "HVAC" SYSTEM INSTALLATION.
2. ALL OUTDOOR ELECTRICAL EQUIPMENT SHALL BE WEATHERPROOF.
3. ALL FINAL CONNECTIONS TO MOTORS SHALL BE WITH LIQUID TIGHT FLEXIBLE CONDUITS. INSTALLATION SHALL COMPLY WITH THE LATEST N.E.C., AND SHALL BE PER LOCAL ELECTRICAL INSPECTOR'S
4. ELECTRICAL CONTRACTOR SHALL VERIFY WITH MECHANICAL
CONTRACTOR THE EXACT LOCATION AND ELECTRICAL RATINGS OF
ALL A/C UNITS PRIOR TO ROUGH-IN WORK AND ORDERING
ELECTRICAL EQUIPMENT. REFER TO A/C UNITS NAMEPLATES
AND PROVIDE PROPER FUSES AND WEATHERPROOF DISCONNECT
5. ELECTRICAL CONTRACTOR SHALL VERIFY WITH MECHANICAL
CONTRACTOR THE EXACT LOCATION FOR POINTS OF CONNECTIONS
LIGHTING FIXTURES
SECURED TO THE BUILDING STRUCTURE.
FOR, THE MAXIMUM AVAILABLE SHORT CIRCUIT CURRENT.
CIRCUIT BREAKERS OF MINIMUM INTERRUPTING CURRENT RATED FOR, AND BRACED EATON (CUTTLER HAMMER), GENERAL ELECTRIC OR WESTINGHOUSE", WITH MATCHING
29. ALL MATERIALS USED IN FABRICATION OF CONSTRUCTION OR THE VARIOUS
PARTS OF THE ELECTRICAL INSTALLATION INCLUDED IN THIS CONTRACT
SHALL BE IN ACCORDANCE WITH THE STANDARD SPECIFICATIONS OF THE
NATIONAL BOARD OF FIRE UNDERWRITERS WHERE APPLICABLE, AND SHALL BEAR THE UL LABEL. INSTALLATION OF LIGHT FIXTURES, BOXES, PANELS OR
OTHER ELECTRICAL MATERIALS IN ANY FIRE RATED ENCLOSURE SHALL NOT
28. THE ENTIRE WORK AREA SHALL BE LEFT CLEAN AND FREE OF DEBRIS
NOT AVAILABLE AT TIME OF BID, SO STATE THAT THESE ITEMS ARE NOT
THAT THE ELECTRICAL CONTRACTOR MUST PROVIDE AND IF SUCH INFORMATION IS
MECHANICAL PLANS AND CONTROL WIRING DIAGRAMS FOR EACH ELECTRICAL ITEM HEATERS, AIR CONDITIONING, REFRIGERATION AND CONTROLS. COORDINATE WITH
FURNISHED BY OTHERS, SUCH AS KITCHEN EQUIPMENT, ALARM SYSTEMS, WATER
SWITCHES REQUIRED AND MAKE ALL THE NECESSARY CONNECTIONS TO EQUIPMENT
27. FURNISH AND INSTALL ALL NECESSARY ELECTRICAL EQUIPMENT INCLUDING TIME
26. ALL SWITCHGEAR, MOTOR CONTROLS, AND PANELBOARDS SHALL BE "SQUARE "D",
25. ALL FLUORESCENT LAMPS SHALL BE T8 ENERGY SAVINGS TYPE AND BALLASTS SHALL VOID THE FIRE RATING OF THAT ENCLOSURE.
ON A DAILY BASIS AND AT THE COMPLETION OF THE PROJECT.
INCLUDED IN THE BID.
BE ELECTRONIC ENERGY SAVING TYPE.
24. ALL RECESSED FLUORESCENT LIGHTING FIXTURES SHALL BE INDEPENDENTLY
SET OF SPARE FUSES, REPLACEMENT INSTRUCTIONS FOR BALLASTS, DIFFUSERS,
23. PROVIDE ALL KEYS, MANUFACTURERS' WARRANTIES, OPERATING MANUALS, ONE PLASTIC SHEETS INDICATING BRANCH CIRCUITS. SEE PANEL SCHEDULES FOR
22. ALL PANELBOARDS SHALL HAVE TYPEWRITTEN DIRECTORIES MOUNTED UNDER CLEAR
CABINETS SHALL BE IDENTIFIED WITH ENGRAVED MICARTA NAMEPLATES ATTACHED
21. ALL SWITCHGEAR, CONTROLS, PANELBOARDS, DISCONNECT SWITCHES AND TERMINAL
CREDIT FOR OWNER SO STATED, AND MUST BE AUTHORIZED IN WRITING PRIOR TO
SUBSTITUTIONS MUST BE CLEARLY NOTED, WITH COMPLETE DETAILED DATA, ALL SWITCHGEAR, LIGHTING FIXTURES, TRANSFORMERS, PANELBOARDS, ETC.
20. SUBMIT SIX SETS OF COPIES OF COMPLETE SHOP DRAWINGS FOR APPROVAL FOR
18. ALL ELECTRICAL EQUIPMENT EXPOSED TO WEATHER SHALL BE WEATHERPROOF TYPE.
VERIFY EQUIPMENT LOCATIONS AND REQUIREMENTS THEREOF PRIOR TO
17. COORDINATE WITH OTHER TRADES FOR THE EXACT ROUTING OF CONDUITS AND
DEVICES AND CONNECTIONS SHALL BE TESTED FOR CONTINUITY, SHORT CIRCUITS PERFORM ALL REQUIRED TESTS OF THE WORK FOR APPROVAL. ALL WIRING
16. CONTRACTOR SHALL FURNISH THE NECESSARY EQUIPMENT AND PERSONNEL TO CONTRACTOR AND COORDINATE MOUNTING METHOD. COMPLY WITH ALL LOCAL AND MOUNTING HARDWARE. VERIFY TYPE OF CEILING TO BE INSTALLED WITH GENERAL
15. ALL LIGHTING FIXTURES SHALL BE COMPLETE WITH ALL NECESSARY LAMPS AND ELECTRICAL WORK. VERIFY WITH OWNERS REPRESENTATIVE OR STRUCTURAL ENGINEER ETC., TO OWNER PRIOR TO FINAL ACCEPTANCE.
DESCRIPTIONS.
WITH SCREWS.
ORDERING AND INSTALLATION.
PRIOR TO ANY CORE DRILLING OR CUTTING.
INSTALLATION OF CONDUITS AND SUPPORTS.
AND IMPROPER GROUNDS PER CODE.
STATE REQUIREMENTS FOR SEISMIC SUPPORT.
#80800 (800 W.) AND 81500W (1500 W.). COVER PLATES SHALL BE PLASTIC LINE VOLTAGE WIRING SYSTEMS SUCH AS TYPE "AC, MC, NM, NMC, NMS" CABLES WILL
8. ALL LINE VOLTAGE WIRING SHALL BE IN CONDUIT OR RACEWAY. PRE-ASSEMBLED FLEXIBLE EQUIPMENT. ALL CONDUITS SHALL BEAR THE U.L. LABEL.
IN DAMP OR WET LOCATIONS AND FINAL CONNECTIONS TO MOTORS OR VIBRATING OR PVCCOATED GALVANIZED RIGID STEEL. LIQUID TIGHT FLEXIBLE CONDUIT SHALL BE USED AS MECHANICAL AND EQUIPMENT ROOMS. CONDUIT BELOW GRADE SHALL BE SCH. 40 PVC
BE INSTALLED IN CONCRETE AND IN AREAS SUBJECTED TO MECHANICAL INJURY SUCH THE WRITTEN APPROVAL OF THE ENGINEER. GALVANIZED RIGID STEEL CONDUIT SHALL
FLEXIBLE STEEL CONDUITS MAY BE USED ON SPECIAL CONDITIONS ONLY AND WITH ELECTRICAL EQUIPMENT WHERE WALLS, FLOORS, CEILINGS, ETC. ARE BEING
RESPONSIBILITY OF THE CONTRACTOR TO REMOVE AND/OR RELOCATE ALL PERSONNEL, WORK, MATERIALS AND EQUIPMENT. IT SHALL BE THE
TOOLS AND EQUIPMENT PROVIDED WITH ALL NECESSARY SAFEGUARDS TO PROTECT WORK NOT INCLUDED IN THE BID FOR CONTRACTOR'S FAILURE TO DO SO.
EXISTING CONDITIONS AT THAT TIME. NO EXTRAS WILL BE ALLOWED LATER FOR
THE OWNER'S REPRESENTATIVE ANY DIFFERENCE FOUND BETWEEN THE DRAWINGS AND AND ALL LOCAL CONDITIONS. CONTRACTOR SHALL BRING TO THE ATTENTION OF
COMPLETELY FAMILIARIZED WITH THE SCOPE OF WORK TO BE PERFORMED
12. CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMISSION OF BID AND BE WITH CODE WITH RESPECT TO THE NUMBER AND SIZE OF CONDUITS & CONDUCTORS.
11. ALL JUNCTION, SPLICE, AND PULL BOXES SHALL BE MINIMUM SIZED IN ACCORDANCE
10. PROVIDE A 3/32" POLYPROPYLENE PULL LINE IN EACH EMPTY CONDUIT, SUITABLY SHALL BE SOLID AND NO.8 AND LARGER SHALL BE STRANDED. ALUMINUM INSULATION, AND BEAR THE U.L. LABEL. CONDUCTORS SMALLER THAN NO.8
9. ALL CONDUCTORS SHALL BE COPPER, 600 VOLT RATED WITH TYPE "THWN/THHN" CONDUIT MAY BE USED IN SHORT RUNS TO LIGHT FIXTURES MAXIMUM 6 FT.
7. ALL CONDUITS IN PROTECTED LOCATIONS SHALL BE "EMT", EXCEPT FLEXIBLE SHALL BE MINIMUM 4" SQUARE X 2-1/8" DEEP WITH COVER PLATES.
6. ALL TELEPHONE, JUNCTION BOX, INTERCOM, TELEVISION, ALARM, ETC., OUTLETS TIED AT EACH END, TAGGED AND LABELED.
CONDUCTORS WILL NOT BE ALLOWED.
NOT BE ALLOWED.
TO MATCH DEVICES AND COLOR TO MATCH DEVICES.
MECHANICAL EQUIPMENT.
COMPLETE SATISFACTION OF THE OWNERS REPRESENTATIVE.
REPRESENTATIVE AND RETURNED TO THE CONTRACTOR FOR RE-SUBMITAL TO THE
UNINTELLIGIBLE OR CANNOT BE INTERPRETED SHALL BE REJECTED BY THE OWNERS "LEVITON" #BR20W (20A.) AND #6899W (20A. GFCI), DIMMERS SHALL BE "LEVITON" SUBMITTED AT THE COMPLETION OF THE PROJECT. RED MARKS THAT ARE NOT LEGIBLE,
WITH ALL REGULAR DAILY CHANGES CLEARLY NOTED THEREON IN RED INK AND EDITION OF THE NATIONAL ELECTRICAL CODE (N.E.C.) AND ALL APPLICABLE
GENERAL NOTES AND SPECIFICATIONS
#CSB3-20W (3 WAY) #CSB4-20W (4 WAY). DUPLEX RECEPTACLES SHALL BE
5. SWITCHES SHALL BE "LEVITON" #CSB1-20W (1 POLE), #CSB2-20W (2 POLE) AND SHALL BE FLUSH MOUNTED, WITH CONDUITS CONCEALED IN CEILING OR WALLS.
OUTLETS INSTALLED ON NEW WALLS, OR EXISTING WALLS TO BE REFINISHED, 10 FT. WITHOUT CHANGE IN CONTRACT PRICE PRIOR TO INSTALLATION. ALL NEW
OWNER RESERVES THE RIGHT TO RELOCATE ANY OUTLET IN ANY DIRECTION UP TO
4. VERIFY EXACT LOCATION OF ALL OUTLETS WITH OWNER PRIOR TO INSTALLATION.
WORKMANSHIP AND MATERIALS FOR A PERIOD OF ONE YEAR AFTER FINAL
3. UNCONDITIONALLY GUARANTEE ALL LABOR AND MATERIALS AGAINST DEFECTS IN LOCAL ELECTRICAL CODES. SUBMIT, OBTAIN AND PAY FOR ALL BUILDING PERMITS,
1. ALL ELECTRICAL EQUIPMENT AND INSTALLATION SHALL COMPLY WITH THE LATEST ACCEPTANCE OF THE PROJECT.
PLAN CHECKS, AND FEES.
SWITCHES.
SATISFACTION.
1. ALL BALLASTS SHALL BE ELECTRONIC TYPE, HIGH PERFORMANCE, C.B.M.-E.T.L. CERTIFIED SERIES OF QUIETEST RATING AVAILABLE.
PROVIDE LOW TEMPERATURE BALLASTS FOR OUTDOOR MOUNTED
2. ELECTRICAL CONTRACTOR SHALL VERIFY THE TYPE OF CEILING
RESPONSIBLE TO PROVIDE ALL MOUNTING BRACKETS TO FIT
ALL FIXTURES SHALL BE U.L. LISTED AND SHALL BE LISTED FOR THERMAL BARRIER WHERE IN CONTACT WITH INSULATION.
4. ALL LIGHTING FIXTURES SHALL BE INSTALLED AS PER
5. ALL FIXTURES SHALL BE HIGH EFFICACY TYPE.
6. CONTRACTOR SHALL BE RESPONSIBLE FOR ORDERING PROPER
TYPE OF TRIMS FOR ALL RECESSED TYPE FIXTURES TO FIT THE ALL LINEAR FLUORESCENT LAMPS SHALL BE T8, ENERGY SAVING TYPE, (4100K), EQUAL TO SYLVANIA "OCTRON".
8. CONTRACTOR SHALL PROVIDE ALL NECESSARY HARDWARE FOR
PROPER INSTALLATION TO COMPLY WITH ALL LOCAL AND STATE
REQUIREMENT'S FOR SEISMIC SUPPORT
MANUFACTURER'S REQUIREMENTS.
FINISH AS DIRECTED BY ARCHITECT.
CEILING BEING INSTALLED. FINISH OF TRIMS SHALL MATCH CEILING
7. CEILING CONDITIONS AT NO EXTRA CHARGE TO THE OWNER.
3. FIXTURES.
* PROVIDE SEPARATE #12 "GREEN" GROUND WIRE IN CONDUIT (E.G.) FLOOR
IG INSULATED/ISOLATED GROUND
GROUND (GND)
DUPLEX RECEPTACLE, 20A-125V
D E S C R I P T I O N
LIGHT FIXTURE, T.B.S.
SINGLE POLE SWITCH,"a" CONTROLLED OUTLET REFERENCE
TOGGLE MOTOR CONTROLLER WITH THERMAL OVERLOAD
S 3 THREE WAY SWITCH
S
WALL CEIL.
+15"
+48"
CONDUIT CONCEALED IN FLOOR
EQUIPMENT GROUND,
CONDUIT CONCEALED IN CEILING OR WALL, 1/2"C-2#12 U.O.N.
VERIFY EXACT LOCATION
CONDUIT ONLY W/ PULL LINE
TO BE SELECTED BY ARCHITECT
UNLESS OTHERWISE NOTED
NOTED
UNLESS
CONDUIT EXPOSED, 1/2"C-2#12 U.O.N.
TELEPHONE CONDUIT, 3/4" C.O. U.O.N.
7 NO. 12-1"C
8 NO. 12-1"C
CONDUIT UP
CONDUIT DOWN
DATA CONDUIT, 3/4" C.O.,
CONDUIT STUB OUT & CAP
CONDUIT HOMERUN
3 NO. 12-1/2"C
4 NO. 12-3/4"C
5 NO. 12-3/4"C
6 NO. 12-1"C
T
CKT CIRCUIT
U.O.N.
T.B.S.
G
C.O.
REFERENCE NOTE
VL
WP WEATHERPROOF
OR BELOW GRADE
ELECTRICAL LEGEND
INSULATED
GREEN
*
*
*
*
*
*
*
*
S TO
a
#
N.F. NON-FUSED
C CONDUIT
A AMPERES
V VOLTS
+48"
DISCONNECT SWITCH
13. WORK SHALL BE DONE ONLY BY EXPERIENCED WORKERS USING APPROPRIATE
DEMOLISHED IF REQUIRED DURING CONSTRUCTION AND TO ENSURE ALL ELECTRICAL IS IN A STATE OF "SAFETY OFF" CONDITION - NO LIVE ELECTRICAL SYSTEM PRESENT.
14. CONTRACTOR SHALL DO ALL CUTTING, CORE DRILLING AND PATCHING OF FLOORS, WALLS, CEILINGS, ETC. TO MATCH ADJACENT FINISH FOR THE INSTALLATION OF ALL
19. N/A
2. PROVIDE A CLEAN SET OF BLUEPRINTS "AS-BUILT" DRAWINGS TO THE OWNER BEFORE ORDERING ANY FIXTURES. CONTRACTOR IS FULLY
1. GENERAL
LIGHTING &
RECEPTACLE LOADS
2. SMALL APPLIANCE
BRANCH CIRCUITS.
3000 VA
3. LAUNDRY BRANCH
CIRCUITS.
1500 VA
4. ADD LINES 1,2, &3
3 VA
1500 VA 2.
1500 VA 1.
8. FASTENED-IN-PLACE
APPLIANCES
7200 VA
GARBAGE DISPOSER
EVSV
TOTAL
1127 VA
9. CLOTHES DRYERS.
USE 5000 VA OR NAMEPLATE 5000 VA
10. RANGES, OVENS, COOKTOPS
AND OTHER COOKING
APPLIANCES OVER 1750 WATTS
COOKTOP/RANGE
TOTAL 0.65
0.35 11. HEATING AND AIR
CONDITIONING.
12. LARGEST MOTOR
GARBAGE DISPOSER 275 VA
13. TOTAL VOLT-AMP DEMAND
LOAD
14. MINIMUM AMPERAGE FOR
SERVICE
DEMAND CALCULATION SCHEDULE
8327 VA 8327 VA
1750 VA
1750 VA 1137.5 VA
HEATING: = 0 VA +
[2A X 115V= 230 VA]
(AIR HANDLER
BLOWER) = 230.0 VA
COOLING GOVERNS 3,710 VA
1412 SQ. FT. 4236 VA
8736 VA
5736 VA
2007.6 VA
5007.6 VA
23,457.1 VA
97.74A
7. TOTAL GENERAL LIGHTING &
RECEPTICLE LOAD. 3000 VA +
(LINE 6) =
5. (LINE 4) - 3000 VA
6. (LINE 5) X 0.35 =
COOLING: 3090 VA +
[2A X 115V= 230 VA]
(AIR HANDLER
BLOWER) = 3,710.0
VA
D E S C R I P T I O N MANUFACTURER
A
C
B
MODEL REMARKS
EXHAUST FAN SCHEDULE
EXHAUST FAN
EXHAUST FAN
NUTONE
NUTONE
EXHAUST FAN NUTONE
AEN50
RL6330WH
AEN80 HOUSE VENTILATION
No. AMP. POLE A B AMP. POLE No.
15 13
7 11
9 3
1 5 1080
20 1
16 14
8 12
10 4
2 6
LOAD (VA) D E S C R I P T I O N CIR. C . B . D E S C R I P T I O N C . B .
BUS:
MAIN:
CIR.
30 SPACE
PANEL "A"
BATHROOM 2
BEDROOM 2
BEDROOM 1
BATHROOM 1
20 1
30 1080
50 50
1080
SPACE
2 KITCHEN - RANGE
27 29
28 30
VOLTS:
MOUNTING: SURFACE
120/240V, 1PHASE, 3W
50 2
LIGHTING
SPACE
SPACE
SPACE
2 30 2500
2 EV CHARGING OUTLET*
17 19
50 LIVING/DINING
21 WATERHEATER
30 23
25 18
20 22
24 26
TOTAL CONNECTED LOAD:
CONNECTED AMPS :
*:
DEDICATED 208/240V OUTLET
(VERIFY NEMA 6-50 SOCKET) AND
BRANCH CIRCUIT FOR ELECTRIC
VEHICLE CHARGING WITH 50 AMP
GFCI CIRCUIT BREAKER PER CODE.
2 1500 LAUNDRY
2 2
2 50 HEAT PUMP
2500 DRYER 30
2 2 3500
3500
OUTDOOR RECEPTACLES 360
2200
2200
200A
200A
2500
2500
20 1
AIR HANDLER 345 20 1
750
750
750
KITCHEN - GD
KITCHEN 1500
KITCHEN 1500
BEDROOM 3 750
BEDROOM 4 750
GARAGE 1275
275
4500
4500
22240 22055
44,295VA
184.0
D E S C R I P T I O N MANUFACTURER
SURFACE MOUNTED CEILING
D
E
A RECESSED CEILING CAN
C CEILING DOME
F
B
MODEL REMARKS
HALO 300TBZ
H7ICATNB
LIGHT FIXTURE SCHEDULE
EXTERIOR - WEATHERPROOF
VANITY LIGHT #17063-34 3-LIGHT VICTORIAN VANITY
SURFACE MOUNTED CEILING BULB GUARD
GARAGE FLUORESCENT
RECESSED BOX - WALL SCONCE
COOPER
COOPER
G RECESSED BOX - WALL SCONCE EXTERIOR - WEATHERPROOF
8/10/25SINGLE FAMILY RESIDENCE - COACHELLA HOMES FOR
COACHELLA VALLEY HOUSING COALITION
45-701 MONROE ST.INDIO, CA 92201
1 2
E-23 CITY SUBMITTAL CITY SUBMITTAL 4 BEDROOM SCHEDULE, LEGEND & NOTES
MODEL 1412 6.24.24
8.11.25 369
Item 3.
NO PROJECT SHEET TITLE
DATE
SHEET
OF DWGS
JOB
DATE REVISION
OWNERSHIP AND USE OF DOCUMENTS
All Drawings, Specifications and copies
property. They are to be used only withrespect to this Project and are not to be used on any other project. Submission
or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogationmon law copyright or other reserved GARON J. .J. DARLING
ARCHITECT thereof furnished by Garon J. J. Darling Architect are and shall remain its of Garon J.J. Darling Arcitect comrights.
2259 PASEO DEL MAR
SAN PEDRO, CA. 90732 (310)619-9540
405.62 sq ft
161.47 sq ft
339.14 sq ft
93.99 sq ft
1,384.06 sq ft
LANDSCAPE LEGEND
R
SYMBOL BOTANICAL/COMMON NAME
V
1 GAL
1 GAL
ACACIA REDOLENS ' DESERT
CARPET' PROSTRATE ACACIA
VERBENA PULCHELLA
GRACILLIOR / MOSS VERBENA
WUCOLS COMMENTS
LOW
LOW
3'-0" O.C. PLANT 36"
FROM EDGE OF CURB
OR WALK.
30" O.C. PLANT 30"
FROM EDGE OF CURB
OR WALK.
SIZE
GROUND COVER
SYMBOL BOTANICAL/COMMON NAME
P
C
1 GAL
SIZE
5 GAL
1 GAL
5 GAL
5 GAL
LEUCOPHYLLUM F. 'GREEN
CLOUD' / GREEN CLOUD
TEXAS RANGER
LEUCOPHYLLUM FR
'COMPACTA' / DWARF
TEXAS RANGER
COMMENTS
LOW
LOW
LOW
LOW
LOW
4'-0" O.C.
4'-0" O.C.
4'-0" O.C.
4'-0" O.C.
4'-0" O.C.
SHRUB
CASSIA NEMOPHILA /
CASSIA
CAESALPINIA PULCHERRIMA /
RED BIRD OF PARADISE
SENNA ARTEMISIOIDES /
FEATHERY CASSIA
SYMBOL BOTANICAL/COMMON NAME
PROSOPIS CHILENSIS / PHOENIX
THORNLESS CHILEAN MESQUITE
CERCIDIUM HYBRID/ DESERT
MUSEUM PALO VERDE
SIZE
15 GAL
COMMENTS
TREE
HIGH MULTIBRANCHES
STANDARD / D.S.
AMMENDMENTS:
INCORPORATE COMPOST AT A RATE OF AT LEAST
FOUR CUBIC YARDS PER 1000 SQUARE FEET TO A
DEPTH OF 6" INTO LANDSCAPE AREA.
LANDSCAPING & IRRIGATION NOTES
LANDSCAPING:
IRRIGATION:
REQUIRED
LANDSCAPING AREA:
ENTIRE FRONT YARD SHALL BE LANDSCAPED
(PLANTS AND OR ROCK MULCH AS
REQUIRED)EXCEPT FOR NECESSARY DRIVEWAYS
AND WALKWAYS.
SEE SHEET IR-1 FOR IRRIGATION.
SOIL:
0 1' 5' 10' 20'
6"
GRAPHIC SCALE
NOTE:
V
V
M
CONCRETE PAVED
DRIVEWAY
R
N
4. NOTE: TURF IS NOT INSTALLED IN THIS PROJECT.
6. N/A
3. PLANT MATERIAL SHALL COMPLY WITH ALL OF THE FOLLOWING:
5. SEE SHEET IR-1 FOR IRRIGATION NOTES.
(A) FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED
PLANTS THAT REQUIRE OCCASIONAL, LITTLE OR NO SUMMER
WATER (AVERAGE WUCOLS PLANT FACTOR 0.3) FOR 75% OF
THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING
RECYCLED WATER.
(B) A MINIMUM THREE INCH (3") LAYER OF MULCH SHALL BE
APPLIED ON ALL EXPOSED SOIL SURFACES OF PLANTING
AREAS EXCEPT IN CREEPING OR ROOTING GROUNDCOVERS,
OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS
CONTRAINDICATED.
C AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT
MUST PROVIDE THE OWNER OF THE PROPERTY WITH A
CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION,
IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND
IRRIGATION MAINTENANCE.
1. SUBMIT A LANDSCAPE DOCUMENTATION PACKAGE WHICH
INCLUDES THE FOLLOWING ELEMENTS:
B. COMPLIANCE WITH THE FOLLOWING ITEMS IS MANDATORY
AND MUST BE DOCUMENTED ON A LANDSCAPE PLAN IN ORDER
TO USE THE PRESCRIPTIVE COMPLIANCE OPTION.
A. THE FOLLOWING PRESCRIPTIVE COMPLIANCE OPTION
(APPENDIX D) OF THE CALIFORNIA CODE OF REGULATIONS,
TITLE 23, DIVISION 2, CHAPTER 2.7, SECTION 490 SHALL BE FOLLOWED.
(A) DATE
(B) PROJECT APPLICANT
(C) PROJECT ADDRESS
(D) TOTAL LANDCAPE AREA: 2124.5 SQ. FT.
TURF AREA = ZERO SQ. FT.
PLANT MATERIAL = 175.0 SQ. FT.
DECOMPOSED GRANITE MULCH = 2124.5 SQ. FT.
(E) PROJECT TYPE: NEW PROJECT
(F) WATER SUPPLY: POTABLE - COACHELLA VALLEY WATER
DISTRICT
(G) CONTACT INFORMATION FOR THE APPLICANT:
CONTACT INFORMATION FOR THE PROPERTY OWNER:
(H) APPLICANT SIGNATURE AND DATE WITH THE FOLLOWING
STATEMENT: "I AGREE TO COMPLY WITH THE REQUIREMENTS OF
THE PERSCRIPTIVE COMPLIANCE OPTION TO THE MWELO"
SIGNED ____________________ . DATE 3.16.2022
2. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1000 SQUARE FEET TO A DEPTH OF SIX INCHED INTO LANDSCAPE AREA (UNLESS CONTRA-INDICATED BY A SOIL TEST).
MODEL WATER EFFICIENT
LANDSCAPE ORDINANCE NOTES
GARON JAMES JOHN DARLING
C - 23697
I
T
E
C
T
A R C H
C
D E
S
N
E
I
L
A
O
N
T
I
C L
A
I
O
T R
F
F A
E
FACE OF CURB S
UNDERGROUND JOINT UTILITIES
(ELEC., T.V., TELE, AND GAS)
UTILITIES NOTES
UTILITIES SHOWN ARE GENERAL LOCATIONS. REFER TO
PRECISE GRADING PLANS. OBTAIN THE SERVICES OF DIG
ALERT- CALL 811 AT LEAST TWO DAYS BEFORE YOU DIG.
CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER
PRECAUTIONS, MEASURES AND MEANS AS NECESSARY TO
ENSURE SAFETY.
UNKNOWN AND BURRIED/HIDDEN UTILITIES MAY EXIST.
EXERCISE EXTREME CAUTION.
EXISTING
CONCRETE
SIDEWALK
(PROTECT IN
PLACE)
UNDERGROUND MAIN DOMESTIC WATER
SUPPLY PIPING
UNDERGROUND SANITARY SEWER PIPING
(PROTECT IN PLACE)
EXISTING CONCRETE SIDEWALK
(PROTECT IN PLACE)
UNDERGROUND NATURAL GAS MAIN
PIPING (PROTECT IN PLACE)
V
CONCRETE
PAVING
WALKWAY
R
R
R
V
V
V
C R
R
R R
24" BOX
LOW
LOW
STREET
RENEWAL DATE JULY 31 2027
ALL PLANTING AREAS SHALL RECIEVE 2" LAYER OF 3/4" SIZE MOJAVE GOLD CRUSHED ROCK TO MATCH EXISTING LANDSCAPING IN ADJACENT DEVELOPMENT.
V
V
9/29/25FOR 1 2
COACHELLA VALLEY HOUSING COALITION
45-701 MONROE ST.INDIO, CA 92201
3 4
CITY SUBMITTAL CITY SUBMITTAL
5.24.24 SINGLE FAMILY RESIDENCE - COACHELLA HOMES MODEL 1412 4 BEDROOM
L-1LANDSCAPE PLAN, SCHEDULE,
LEGEND & NOTES.
1/4"= 1'-0" SCALE
LANDSCAPE PLAN - 4 BEDROOM PARTIAL PLAN SHOWING FRONT YARD
4.5.25 CITY CORRECTIONS
8.11.25 CITY CORRECTIONS ROCK MULCH 9.29.25
370
Item 3.
NO PROJECT SHEET TITLE
DATE
SHEET
OF DWGS
JOB
DATE REVISION
OWNERSHIP AND USE OF DOCUMENTS
All Drawings, Specifications and copiesproperty. They are to be used only withrespect to this Project and are not to beused on any other project. Submission or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogationmon law copyright or other reserved GARON J. .J. DARLING
ARCHITECT thereof furnished by Garon J. J. Darling Architect are and shall remain its of Garon J.J. Darling Arcitect comrights.
2259 PASEO DEL MARSAN PEDRO, CA. 90732 (310)619-9540
3x's widest dimension of root ball.
3x widest dimension of root ball.
Rootball.
4" high x 8" wide round - topped soil
berm above root ball surface shall be
constructed around the root ball.
Berm shall begin at root ball periphery.
Prior to mulching, lightly tamp soil
around the root ball in 6" lifts to brace
shrub. Do not over compact. When the
planting hole has been backfilled, pour
water around the root ball to settle the
soil.
4" layer of mulch.
No more than 1" of
mulch on top of
root ball. (See
specifications for
mulch).
Existing soil.
Shrub.
Top of root ball shall be flush with
finished grade.
Trunk caliper shall
meet ANSI Z60 current
edition for root ball size.
Root ball modified as
required.
Existing soil.
Slope sides of loosened
soil.
Central leader. (See crown
observations detail).
1.03 QUALITY ASSURANCE
A. Workers: Furnish skilled workers thoroughly trained and experienced in required crafts and familiar with specified requirements for proper performance of Work of this section.
B. Codes and Regulations: All materials and workmanship in this section shall comply with all applicable City, County, Federal and State Codes and Regulations. Deliver all permits and testing certifications to IOR.
C. Quality and Size: Comply with current edition of “Horticultural Standards” for number one nursery stock as adopted by “American Association of Nurserymen”.
D. All Plants:
1. True to name, with name of plants in accordance with standards of practice of “American Association of Nurserymen.”
2. In all cases, botanical names take precedence over common names.
1.04 GENERAL REQUIREMENTS
A. IOR shall verify that all irrigation systems are operating before starting Work of this section.
B. Inspection: Notify Architect at least 72 hours in advance to schedule following inspections:
1. All plant material at time of delivery to Project site.
2. Final location of plants prior to preparation of planting pits.
3. All trees of 24” box size and larger at their source before delivery to Project site.
4. Finish grades prior to sodding or seeding areas.
5. All landscape construction items prior to start of maintenance of plant establishment period.
6. Final inspection.
C. Existing Utilities and Plant Materials:
1. Protect utilities and plant materials from damage.
a. Perform modifications only as permitted by Architect, in accordance with applicable provisions noted or specified on Drawings, or in other sections of these Specifications.
2. Replace damaged plant material with like type and size material.
Architect shall determine cost of irreplaceable plant material according to “square inch” method as described by Council of Tree and Landscape Appraisers’ “Manual for Plant Appraisers” handbook, Current Edition, and “Guide for Establishing Values of Trees and Other Plants”.
D. Verification of Dimensions and Quantities:
1. Verify all scaled dimensions and quantities before starting landscaping Work.
2. Promptly notify Architect of any discrepancies between Drawings, Specifications or actual Project site conditions.
E. Tree Tagging: Architect will tag 24” box and larger trees at nursery.
Request tree tagging from Architect by providing 3 days advance notice.
F. Pest Management Method and Products:
1. Contractor shall ensure that all plants provided are clean, healthy, free of physical damage, and show no symptoms of abiotic injury. Plants must also be free of diseases, arthropod pests, and any other type of plant pests. Before applying pesticides to plants, the following criteria must be met:
a Individuals who apply pesticides on behalf of contractor’s company must have a Qualified Applicator License in appropriate category of pest control issued by California Department of Pesticide Regulation and registered to conduct pest control for hire as a business by RIVERSIDE County Agricultural Commissioner’s Office.
1.05 DELIVERY, STORAGE AND HANDLING
A. Plants shall be protected in transit and after delivery to Project site.
Plants in broken containers and plants with broken branches or injured trunks will be deemed defective Work.
B. Plant materials damaged in planting operations shall be replaced.
1.06 WARRANTY
A. Shrubs and groundcover shall be growth and health guaranteed by installer for a period of 90 days after completion of maintenance period.
Trees shall be installer guaranteed to live and grow in upright position for a period of one year after completion of maintenance period.
B. Within 15 days after notification by Owner, remove and replace failed plantings. Replacement plantings shall be guaranteed as specified for original plantings.
PART 2 - PRODUCTS
2.01 MATERIALS
A. Topsoil: Designated as imported topsoil as specified herein. Soil test will determine suitability of topsoil before installation. Transport topsoil from source to its final position unless stockpiling is specified.
1. Imported Soil:
a. Shall be from a source outside Project site and in compliance with this section.
b. Architect may make such inspections and perform such tests as deemed necessary to determine material meets all requirements. c. At least 30 days before scheduled installation, submit proposed source of topsoil and a sample to Architect. Submit a written request for review, accompanied by a written report stating that proposed source complies with these specifications by a testing laboratory registered by State of California for agricultural soil evaluation.
d. Comply with all recommendations of soils testing laboratory and provide any soil amendments necessary to achieve proper nutrient levels to support healthy plant growth.
e. Imported topsoil shall be of a uniform composition and structure, fertile and friable sandy loam soil, and be free of roots, decay, subsoil, clods and stones larger than 1/4” in greatest dimension, pockets of coarse sand, noxious weeds, sticks, brush and other litter and not be infested with nematodes or other undesirable insects and plant disease organisms.
Imported topsoil shall meet following additional requirements:
1) Gradation Limits: Sand – 50-80%, clay – 20% maximum, and silt – 30% maximum. Sand, clay and silt gradation limits shall be as defined in ASTM D 422.
2) Agricultural Suitability and Fertility: Topsoil shall be fertile and friable garden soil suitable for sustaining and promoting growth of specified plants.
3) Electrical conductivity less than 2.0 milliohms/centimeter or DS/m. 4) Boron content maximum of 1.0 part per million.
B. Fertilizers and Conditioning Materials: Comply with applicable requirements of State of California Agricultural Code:
General:
a. All fertilizing materials shall be packaged, first grade, commercial quality products identified as to source, type of material, weight and manufacturer’s guaranteed analysis.
b. Fertilizing material shall not contain toxic ingredients and fillers in quantities harmful to animal, human or plant life.
c. Submit a certificate of compliance stating material substantially meets Specifications in accordance with provisions of Article 1.03B.
2. Materials:
a. Bone Meal: Commercial raw bone mean shall be finely ground, steamed dry material with a minimum analysis of 2.5% nitrogen and 22% phosphoric acid.
b. Gypsum: Hydrated calcium sulfate produce containing 23% calcium and 18% sulfur with a guarantee analysis of 84% calcium sulfate. c. Soil Sulfur: Guarantee analysis of 99% sulfur.
d. Superphosphates: First grade finely ground phosphate rock used for agricultural purpose, containing minimum 18% phosphoric acid by volume.
e. Commercial Fertilizer: Pellets or granular product having a chemical analysis of 14-14-14, with a minimum of 68% of nitrogen from slow release nitrogen unless otherwise specified in Soil Analysis Report: it should be a free flowing material delivered in unopened bags, do not install material which becomes caked or otherwise damaged.PART 2 -
PRODUCTS
2.01 MATERIALS
A. Topsoil: Designated as imported topsoil as specified herein. Soil test will determine suitability of topsoil before installation. Transport topsoil from source to its final position unless stockpiling is specified.
1. Imported Soil:
a. Shall be from a source outside Project site and in compliance with this section.
b. Architect may make such inspections and perform such tests as deemed necessary to determine material meets all requirements. c. At least 30 days before scheduled installation, submit proposed source of topsoil and a sample to Architect. Submit a written request for review, accompanied by a written report stating that proposed source complies with these specifications by a testing laboratory registered by State of California for agricultural soil evaluation.
d. Comply with all recommendations of soils testing laboratory and provide any soil amendments necessary to achieve proper nutrient levels to support healthy plant growth.
e. Imported topsoil shall be of a uniform composition and structure, fertile and friable sandy loam soil, and be free of roots, decay, subsoil, clods and stones larger than 1/4” in greatest dimension, pockets of coarse sand, noxious weeds, sticks, brush and other litter and not be infested with nematodes or other undesirable insects and plant disease organisms. Imported topsoil shall meet following additional requirements:
1) Gradation Limits: Sand – 50-80%, clay – 20% maximum, and silt – 30% maximum. Sand, clay and silt gradation limits shall be as defined in ASTM D 422.
2) Agricultural Suitability and Fertility: Topsoil shall be fertile and friable garden soil suitable for sustaining and promoting growth of specified plants.
3) Electrical conductivity less than 2.0 milliohms/centimeter or DS/m. 4) Boron content maximum of 1.0 part per million.
B. Fertilizers and Conditioning Materials: Comply with applicable requirements of State of California Agricultural Code:
General:
a. All fertilizing materials shall be packaged, first grade, commercial quality products identified as to source, type of material, weight and manufacturer’s guaranteed analysis.
b. Fertilizing material shall not contain toxic ingredients and fillers in quantities harmful to animal, human or plant life.
c. Submit a certificate of compliance stating material substantially meets Specifications in accordance with provisions of Article 1.03B.
2. Materials:
a. Bone Meal: Commercial raw bone mean shall be finely ground, steamed dry material with a minimum analysis of 2.5% nitrogen and 22% phosphoric acid.
b. Gypsum: Hydrated calcium sulfate produce containing 23% calcium and 18% sulfur with a guarantee analysis of 84% calcium sulfate. c. Soil Sulfur: Guarantee analysis of 99% sulfur.
d. Superphosphates: First grade finely ground phosphate rock used for agricultural purpose, containing minimum 18% phosphoric acid by volume.
e. Commercial Fertilizer: Pellets or granular product having a chemical analysis of 14-14-14, with a minimum of 68% of nitrogen from slow release nitrogen unless otherwise specified in Soil Analysis Report: it should be a free flowing material delivered in unopened bags, do not install material which becomes caked or otherwise damaged. f. Nitrogen Fortified Wood Product: Derived from redwood, fir or cedar sawdust or from bark of fir or pine treated with a non-toxic agent to quickly absorb water and comply with following requirements:
1). Gradation:
SIEVE SIZE
PERCENT PASSING
?-inch
95% minimum
#8
80% minimum
#35
30% minimum
Nitrogen Content:
NITROGEN CONTENT
% DRY WEIGHT
Redwood
0.4 – 0.6%
Fir
0.56 – 0.84%
Cedar
0.56 – 0.84%
Fir Bark
0.8 – 1.2%
Pine Bark
0.8% - 1.2%
3) Salinity: Maximum saturation extract conductivity 2.5 milliohms/ centimeter at 25 degrees Celsius.
4) Absorption: When one teaspoon of water is applied to 4 cubic inches of air-dried products, material shall be become completely damp in a period of less than 2 minutes. Kellogg KRA, Sequoia Redwood/Cedar Blend or White Fir, Long Beach Soil Preparation, Bandini #101 Redwood Soil Builder of nitrogenized wood amendment. g. Organic Fertilizer: Treated, relatively dry friable organic compost derived from sewage sludge processed for agricultural use; containing at least 1% nitrogen by dry weight, 2% phosphoric acid and comply substantially with gradation noted in sub-section 2.1, B6. Milorganic, Kellogg’s Nitrohumus, or equal.
C. Prepared Backfill mix:
1. To be based upon recommendations from soils test performed by a certified laboratory
2. Mix (for bidding purposes)
a. 70% by volume clean excavated topsoil/import soil.
b. 30% by volume nitrogen stabilizer wood residual
c. 1 lb. per cu. yd. gypsum
d. 2 lbs. fertilizer per cu. yd. (14-14-14 with a minimum 68% of nitrogen from slow release nitrogen. Additional secondary and micronutrients preferred)
3. Mix (acid plants)
a. 30% by volume clean excavated soil/imported soil
b. 70% by volume nitrogen stabilized wood residual
c. 2 lb .per cu yd. soil sulfur
d. 2 lbs. fertilizer per cu. yd. (14-14-14 with a minimum 68% of nitrogen from slow release nitrogen. Additional secondary and micronutrients preferred)
D. Plants (General): Plant names indicated or listed on Drawings shall conform with Sunset, Western Garden Book, latest edition.
1. Type and Size: Plant materials shall be listed on Drawings.
2. All plants shall be true name, and one of each bundle or lot shall be tagged with Botanical/Common name and size of each plant in accordance with standards of practice recommended by American Association of Nurseryman
3. Tag one plant of each variety for identifying purposes.
4. All plantings shall be inspected before installation.
5. Substitutions: When plants of a specified kind or size are not available, substitution may be requested in accordance with General Conditions.
6. All plants shall have a growth habit normal to species in accordance with USA Standards for Nursery Stock, latest editions; shall be sound, healthy, vigorous, and free from insect pests, plant disease, sun scalds, fresh bark abrasions, excessive abrasions or other objectionable disfigurements. Tree trunks shall have normal well developed branch systems and vigorous and fibrous root systems, not root bound and shall be free of kinked or girding roots.
7. No pruning shall be performed before inspection at nursery by Architect. (Other than normal pruning during growth period).
8. Plantings specified for adverse conditions shall be Project site acclimated before planting. Purchase from local nurseries or store on Site for a period of 10 weeks for autumn planting and 6 weeks for spring planting.
E. Plant Material:
1. Trees: All trees shall conform to type and size noted on Drawings.
Measure height from root crown to last division of terminal leader and measure diameter 1 ft. above root crown. Measure height of palm trees from ground line to base of growing bud. Palms shall stand reasonably erect without support.
2. Shrubs: Specified type and size selected from high quality well shaped nursery stock.
3. Flatted Plants: Grown and remain in flat until transplanted at Project site. Soil and spacing of plants in flat shall insure minimum disturbance of root system at time of transplanting. Maximum plants per flat to be 64 to 100 plants, or as indicated in Drawings.
H. General Materials:
1. Pipe: Galvanized steel, standard weight (schedule 40) complying with ASTM A120.
2. Nails, fasteners, etc.: Galvanized and commercial quality materials.
3. Fabricated metal items: Steel conforming to ASTM A36.
4. Concrete items: Standard 2000 psi concrete.
I. Concrete headers: 6-inch x 8-inch size, complete with pre-molded expansion joint material 10 ft. apart or as indicated on Drawings.
J. Composite Headers: Headers and stakes shall be composite material sizes as indicated on Drawings. Screws shall be plated deck screws. Stakes shall be 1” x 2” x 12” in length and headers shall be furnished in 2” x 4” x 20’-0” in length and shall be of uniform width and thickness.
K. Tree Stakes: Steel stakes shall be the Reddy Stake System manufactured by Decorations for Generations, Inc. or equal. Provide two Reddy Stake per each new tree.
L. Tree Ties:
1. Wire Type: No. 10 ga. BMG galvanized soft steel wire covered with garden hose.
2. Cinch Tie: Flexible vinyl with adjustable interlocking capability.
M. Tree-Root Control Barrier: Shall be fabricated from a high density and high impact plastic such as polyvinyl chloride, ABS or polyethylene, and have a minimum thickness of 0.06”. Plastic shall be furnished with ?” to ?” high raised vertical ribs on inner surface spaced at least 6” but not more than 8” apart. Install a plastic root control barrier with each new tree planted within a tree well. Deep Root Corp., 7354 Bolsa Avenue, Westminster, CA 92683, 714 898-0563, or equal.
N. Pest Management Methods and Products: Refer to section 1.04 F in this specification for details pertaining to Contractor applying pesticides.
O. Jute matting shall be of a uniform open plain weave, single jute yarn, not varying in thickness by more than one half its normal diameter. Jute matting shall be furnished in rolled strips as follows:
Length, approximately 50 to 75 yards, width, 45 inches to 50 inches.
Ludlow Soil Saver No. 48, or equal.
PART 3 – EXECUTION
3.01 SURFACE CONDITIONS
A. Examine areas and conditions under which Work of this Section will be performed. Correct detrimental conditions before commencing Work of this section.
3.02 GRADING AND SOIL PREPARATION
A. Initial Rough Grading: Specified in Division 02.
B. Earthwork and Topsoil Placement: Shall include excavation and backfilling for irrigation system and preparation for spreading, densification, cultivation, and raking of topsoil, including fertilization and conditioning.
C. Preliminary Grading: Scarify existing soil to a depth of 6 inches before backfilling with topsoil. During preliminary grading operation, remove all stones over ? inch.
D. In Previously Paved Areas: Remove top 6 inches of existing soil and legally dispose of off Project site. Replace with approved imported topsoil to indicated finish grade.
E. Topsoil Preparation and Conditioning:
1. Type and Thickness: Topsoil shall have a minimum depth of 6 inches above subgrade or as indicated on Drawings, whichever is greater.
2. Before installing topsoil, subgrade shall be cleared of all weeds, rock ?” and larger and other extraneous materials from designated planting areas to a depth of 6 inches. The tools acceptable for this cleaning process are a Rock Picker by Harley Enterprise, Track Screener by Cherrington, Screen USA Inc. or other tools or machines designed for the purpose. The finished planting bed preparation is subject to the approval of the Architect and/or Owner’s representative.
OAR shall coordinate with the Owner’s Landscape Office for a site visit and approval prior to plant/lawn installation.
3. Do not process topsoil when it is so wet or dry as to cause excessive compaction or forming of hard clods or dust.
4. Existing soil can be used as topsoil only if it meets the requirements of Article 2.01.A of this specification.
F. Fertilizing and Conditioning: Provide planting areas to finish grades, including mounds, before installation of specified fertilizer or soil conditioning materials.
1. Mechanically install following amount of fertilizer or soil conditioning materials at a uniform rate per 1,000 sq. ft. of planting area:
a. 3 cubic yards of nitrogen fortified wood compost.
b. 2 cubic yards of organic fertilizer.
c. 100 lbs. of gypsum.
d. 30 lbs. of commercial fertilizer.
2. Quantities of required materials for planting areas shall be at Project site. Furnish IOR with delivery tickets before installation to verify source, kind, and quantities delivered.
3. After installation of fertilizer and soil conditioning materials, uniformly cultivate materials into upper 6 inches of soil with suitable equipment operated in at least two directions at approximate at right angles. Process soil until friable.
G. Finish Grading:
1. Provide a finish grade, smooth, uniform, and free of abrupt grade changes and depressions to insure proper surface drainage.
2. Finish grades adjacent to paving curbs or headers shall be 1 inch lower in sod areas and 2 inches lower in shrub or ground cover areas.
3. Irrigate soil after installation of fertilizer and soil conditioning materials. Allow soil to settle. Provide a stable surface. After soil has dried out to a workable condition, re-grade, rake, and smooth to required grades and contours. Finished surfaces to be left clean and suitable for planting.
4. Areas to be planted shall be graded and floated to provide complete surface drainage; all water holding depressions and pockets shall be eliminated. Undulations and unsightly variations in grade which will not permit the use of normal mowing equipment without scalping or missing shall be removed so that proper use of mowing equipment can be performed.
5. Areas to be planted shall also be finished graded to meet any walks, paths or other adjoining surfaces so that, after compaction, no water pockets or ridges remain.
6. Areas where sod will interface with other modes of planting at catch basins and paved areas shall be finish shaped so as to counter sink the sod one inch (1”) such that once sod is placed, it shall be at grade with adjacent planting bed.
H. Contour mounds: Construct with imported topsoil and specified soil amendments. Install and shape mounds to minimize settlement or erosion and to provide adequate footing for placement of boulders.
Referenced dimensions of mound contours refer to height above finish grade.
I. Trenching: After completion of soil conditioning or finish grading operations, backfill upper portion of trench so specified topsoil thickness in trench is restored.
J. Weeding: Once site has been cleared, grubbed and rough graded, all landscape areas shall be maintained free of vegetation growth until start of irrigation and planting phase of work.
3.04 PLANTING
A. General: All planting materials shall be inspected before planting, including those tagged at nursery.
1. Perform planting with material, equipment and according to procedures favorable to optimum growth of plant. Do not plant during windy conditions.
2. Except as noted for specimen planting in sub-section 3.04D, commence all planting operations immediately following completion of irrigation system.
B. Protection and Storage:
1. Maintain all plantings delivered to Project site in a healthy condition.
2. Do not allow plantings to dry out.
3. Separate bare root stock and “heal in” in moist earth or other suitable material.
4. Cover root ball of bailed or burlap wrapped plantings with moist sawdust, wood chips, or other permitted materials.
C. Layout and Plant Locations:
1. Plant locations indicated on Drawings are approximate.
2. Plants may be re-spotted before planting as required by Architect.
3. Provide a detailed layout of plants, etc., in planting areas and obtain review of Architect before actual planting operations.
4. Locate first row of plantings in areas designated for on center spacing at one-half the designated spacing from edge of area.
D. Specimen Planting: Plantings in boxes 24 inches or larger shall be installed before installation of lateral irrigation lines. Re-route irrigation lines in conflict with specimen locations to clear root ball.
E. Tree and Shrub Installation:
1. Excavate planting holes approximately square with vertical sides shall be twice the width of plant container or root ball; larger if necessary to permit handling and installation without damage to root ball system. Bottom of plant container or root ball shall be placed on existing undisturbed soil.
2. Do not install plantings having a broken or cracked root ball.
3. Containers should be opened and removed in such a manner not to damage root system.
4. Remove balled plant wrappings after plant is positioned in hole.
5. Scarify native soil at bottom half of holes to a depth of 6 inches.
6. Backfill bottom half of hole with specified backfill mix minus fertilizers. Settle with water.
7. After water settling bottom half of hole, set planting approximately in center of hole and adjust root flush to finish grade.
8. Backfill balance of hole with specified backfill mix and fertilizer and water settle.
9. Prune or remove any broken or damaged limbs.
10. Form a circular watering basin slightly larger than hole; 4 inches high for trees and 2 inches high for shrubs. Shape bottom of basin to be slightly lower than finish grade.
11. Restore area around plantings to finish grade.
12. After installation, plantings shall be plumb with root crown at its natural depth with respect to finish grade.
13. All new trees in sod areas to be installed with tree trunk protector.
F. Backfill Planting Mix: Consists of 70% specified topsoil, and 30% nitrogen fortified sawdust mulch plus the amendments indicated in soil analysis report.
G. Raised Planter Mix: Backfill mix for raised planters and tree pits in raised planters shall be of following materials.
1. Planter Mix by B.D. White Topsoil Co., Culver City, LAUSD Mix by AE Schmidt Co, Planter Mix by Gale Materials or equal.
2. Weights shall be 45 lbs. per cubic ft.
3. All raised planters shall be backfilled with finish grade at 2” below planter top.
4. Required system for draining planters shall be in place prior to placing backfill.
H. Ground Cover Planting:
1. Complete soil preparation and fine grading before installation of ground cover plantings.
2. Install ground cover in moist soil, spaced as indicated on Drawings.
3. Install each plant with its proportionate amount of flat soil to minimize root disturbance.
4. The degree of soil moisture in flat shall be such that soil does not crumble when removing planting.
5. Following installation of ground cover, restore finish grade to insure proper surface draining.
3.06 MAINTENANCE AND PLANT ESTABLISHMENT
A. Required: Maintain all areas on a continuous basis as they are completed during progress of Work and during establishment period.
Maintenance shall include continuous operations of watering, weeding, trimming, rodent control, reseeding, planting replacement irrespective of cause or any other operations necessary to assure normal plant growth.
B. Keep all planting areas free of debris and weeds. Cultivate at intervals not to exceed 10 days.
D. Pruning: Required pruning of plants at start of plant establishment period shall be as required by Architect.
E. Plant Establishment Inspection:
1. Request an inspection to begin plant establishment period after all plantings and related Work has been completed in accordance with Contract Documents.
2. Upon successful completion of inspection, effective
commencement date of plant establishment period shall begin.
3. Plant establishment period for shrubs and ground cover, shall be 90 calendar days and for trees shall be one year or as otherwise indicated in Contract Documents.
4. Architect may recommend extension of plant establishment period if planting areas are improperly maintained, appreciable plant replacement is required, or other defective Work.
F. Damage:
1. Immediately replace failed or damaged plantings.
2. Provide replacement plantings of same type and size to match adjacent plantings. Furnish plantings and fertilizer as specified. New plantings shall be subject to a 30 day establishment period.
3. Damage to planting areas shall be repaired immediately.
Depressions caused by vehicles or foot traffic shall be filled with topsoil and leveled.
G. Final Inspection:
1. Upon completion of plant establishment period, Architect will perform a final inspection.
2. If plant establishment period is completed before Substantial Completion, planting areas shall be maintained until Final Completion.
3.07 PESTICIDE APPLICATION
A. Contractor must comply with specifications outlined in Article 1.04 F.
3.08 PROTECTION
A. Unless noted otherwise, protect Work of this section until Substantial Completion.
3.09 CLEANUP
A. Remove rubbish, debris and waste materials and legally dispose of off Project site.
END OF SECTION
GARON JAMES JOHN DARLING
C - 23697
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SHRUB - UNMODIFIED SOIL
pdet_shrub_unmodified soil
Notes:
1- Shrubs shall be of quality prescribed in the root observations detail and specifications. 2- See specifications for further requirements related to this detail.
Loosened soil.
Dig and turn the soil
to reduce the
compaction to the
area and depth
shown.
Root ball rests on
existing or
recompacted soil.
Slope sides of
loosened soil.
Finished grade.
SECTION VIEW
URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USE
P-T
TREE w/ BERM (EXISTING SOIL NOT MODIFIED)
L_tree planting_single berm_existing
Prior to mulching, lightly tamp soil
around the root ball in 6" lifts to
brace tree. Do not over compact.
When the planting hole has been
backfilled, pour water around the
root ball to settle the soil.
4" layer of mulch.
No more than 1" of mulch on
top of root ball. (See
specifications for mulch).
Bottom of root ball rests on
existing or recompacted
soil.
Round-topped
soil berm 4" high x 8" wide
above root ball surface
shall be constructed around
the root ball. Berm shall
begin at root ball periphery.
Notes:
1- Trees shall be of quality
prescribed in crown
observations and root
observations details and
specifications.
2- See specifications for further
requirements related to this
detail.
Finished grade.
URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USE
Loosened soil. Dig and turn the
soil to reduce compaction to the
area and depth shown.
P-S
PLANTING
PART 1 – GENERAL
1.01 SUMMARY
A. Provide all labor, material, equipment, and appliances necessary to provide trees, plants, and ground cover as indicated on Drawings, specified herein and as required for a complete installation.
B. Related Sections:
3. Section 02810: Irrigation System.
1.02 SUBMITTALS
A.
B. Submit complete lists of landscape materials and equipment to be used, including manufacturers name and address, specific trade names, catalog numbers complete with illustrations and descriptive literature and clearly mark or underline proposed items; list sources of landscape topsoil.
C. Shop Drawings: Required for any landscape structure.
D. Material List: Plant materials list.
E. Certification: In addition to other required certification, furnish a certificate with each delivery of bulk material, including topsoil, planter mix soil, bark mulch, stating its source, quantity, type of material furnished and that such item or material conforms to requirements of this section.
F. Sample: Submit topsoil Sample and soil amendments with analysis.
G. Fertilizer analysis: Provide labels of each fertilizer used and quantities used at each applications recommended in Soil Analysis Report.
H. Soil Test: After completing soil rough grading, Contractor shall have soil tested for fertility and agricultural suitability. Soil shall be tested from minimum of (3-4) locations per acre of planted area. Contractor shall record locations where samples were taken. A copy of soil test results shall be submitted to Architect before landscape work begins. Contractor shall pay cost of soil test.
IRRIGATION SPECIFICATIONS CONTINUED
(CONTINUED FROM SHEET IR-2)
RECORD DOCUMENTS
Before Contract Completion, provide project record documents as follows:
a. Control Diagrams: Submit three controller charts, with one copy laminated in plastic, for each controller.
b. Controller chart shall be a reduced drawing of the section of the record drawings that pertain to each individual controller and shall fit inside the controller housing with a maximum size for readability. c. Controller chart shall be a C.A.D. print with differentiating pastel or transparent colors applied to indicate area of coverage for each numbered station.
d. Indicate the location of each numbered sprinkler controlled valves and quick coupling valves with legible dimensions from two permanent points of reference such as building corners or sidewalks. e. The controller charts shall indicate all remote control valves, quick couplers, controllers, flow sensors and master valves, backflow devices, point of connections, and sprinkler head manufacturer and type of sprinklers for each zone. Each zone shall be colored differently.
2. Closeout Submittals-As Built:
a. Submit three (3) copies of as built including complete list of materials, manufacturer’s name, and product installation literatures. b. Record drawings: Submit dimensioned drawings and details, before Contract Completion.
c. Record Drawings shall contain the following:
1) As-Built shall be computer generated (C.A.D.)
2) Print shall show the locations of the numbered remote control valves, manual control valves, locations and size of all supply and lateral lines, location and type of all sprinkler heads, quick coupling valves, gate valves, backflow devices, point of connections, controllers and all other related equipment.
c. Dimensions shall be legible from two permanent points of reference such as buildings and sidewalks.
3. Operation and Maintenance Manuals:
a. Provide complete operating and maintenance instruction manuals for all equipment.
3.12 COVERAGE TEST
A. When sprinkler system has been completed, perform a coverage test to determine if coverage of water to turf and planting areas is complete and adequate.
B. Make adjustments, add heads, change heads, nozzles or orifices as may be required to provide complete coverage and provide layout indicated on Drawings.
3.13 PRESSURE TEST
A. After welded joints have cured at least 24 hours and before sprinkler heads are installed, flush out lines and cap all outlets. Test system under normal street water pressure, in presence of the IOR.
B. Joints shall remain exposed for examination during pressure test.
Center load pipe with small amount of sand to prevent arching or slipping under pressure. Use normal street water pressure for test.
Maintain pressure on plastic pipe for not less than four hours.
C. Replace or repair system, including joints that fail during pressure test. Repeat pressure testing until entire system passes the test period without leaks.
3.15 PROTECTION
Protect the Work of this section until Substantial Completion.
CLEANUP
Remove rubbish, debris, and waste materials and legally dispose of off the Project site. All hard surfaces shall be washed clean. Daily clean up shall be required on all areas used for circulation, parking, or other use.
END OF SECTION
SECTION VIEW
N.T.S
N.T.S
RENEWAL DATE JULY 31 2027
8/10/25SINGLE FAMILY RESIDENCE - COACHELLA HOMES FOR
COACHELLA VALLEY HOUSING COALITION
45-701 MONROE ST.INDIO, CA 92201
1 2 3
CITY SUBMITTAL
4 L-2PLANTING DETAILS AND SPECIFICATIONS
IRRIGATION SPECIFICATIONS
(CONTUNUED)
5.28.24 4.5.25 LOGO FIX
CITY SUBMITTAL 8.11.25
371
Item 3.
NO PROJECT SHEET TITLE
DATE
SHEET
OF DWGS
JOB
DATE REVISION
OWNERSHIP AND USE OF DOCUMENTS
All Drawings, Specifications and copies
property. They are to be used only withrespect to this Project and are not to be used on any other project. Submission
or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogationmon law copyright or other reserved GARON J. .J. DARLING
ARCHITECT thereof furnished by Garon J. J. Darling Architect are and shall remain its of Garon J.J. Darling Arcitect comrights.
2259 PASEO DEL MAR
SAN PEDRO, CA. 90732 (310)619-9540
405.62 sq ft
161.47 sq ft
339.14 sq ft
1,386.55 sq ft
93.57 sq ft
PROVIDE COMPLETE LOW VOLUME IRRIGATION
SYSTEM INSTALLED IN STICT ACCORDANCE WITH THE
MANUFACTURER'S RECOMMENDATIONS.
DRIPPERS, EMITTERS, TUBING, FITTINGS, STAKES,
CONNECTORS, FILTERS, VALVES AND PRESSURE
REGULATORS SHALL BE MANUFACTURERED BY
RAINBIRD OR APPROVED EQUAL OR AS OTHERWISE
NOTED. SEE NOTE 5 (E) THIS SHEET BELOW.
PROVIDE BACKFLOW PREVENTER AS REQUIRED IN
UNDERGROUND BOX PER MANUFACTURER'S
RECOMMENDATIONS (NCS OR APPROVED EQUAL).
LANDSCAPING & IRRIGATION NOTES
5. IRRIGATION SYSTEMS SHALL COMPLY WITH THE FOLLOWING:
(A) AUTOMATIC IRRIGATION CONTROLLERS ARE
REQUIRED AND MUST USE EVAPOTRANSPIRATION OR
SOIL MOISTURE SENSOR DATA AND UTILIZE A RAIN
SENSOR.
(B) IRRIGATION CONTROLLERS SHALL BE OF A TYPE
WHICH DOES NOT LOSE PROGRAMMING DATA IN THE
EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED.
(C) PRESSURE REGULATORS SHALL BE INSTALLED ON
THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC
PRESSURE OF THE SYSTEM IS WITHIN THE
MANUFACTURERS RECOMMENDED PRESSURE RANGE.
(D) MANUAL SHUT-OFF VALVES (SUCH AS A GATE
VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE
INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF
CONNECTIONOF THE WATER SUPPLY.
(E) ALL IRRIGATION EMISSION DEVICES MUST MEET THE
REQUIREMENTS SET IN THE ANSI STANDARD ASABE/
ICC802-2014. "LANDSCAPE IRRIGATION SPRINKLER AND
EMITTER STANDARD", ALL SPRINKLER HEADS
INSTALLED IN THE LANDSCAPE MUST DOCUMENT A
DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR
HIGHER USING THE PROTOCOL DEFINED IN ASABE/
ICC802-2014.
(F) AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY
DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE
IRRIGATION OR OTHER MEANS THAT PRODUCES NO
RUNOFF OR OVERSPRAY.
C AT THE TIME OF FINAL INSPECTION, THE PERMIT
APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY
WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF
INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF
LANDSCAPE AND IRRIGATION MAINTENANCE.
0 1' 5' 10' 20'
6"
GRAPHIC SCALE
SYMBOL MANUFACTURER MODEL NUMBER TYPE NOZZLE
RAINBIRD
DRIP EMITTER XB-10PC-1032
A
RAINBIRD XB-SERIES
HUNTER
RAINBIRD
RAINBIRD
KBI
1400 SERIES TREE BUBBLER XB-10PC-1032
X-CORE
ASVF-075
#MIP-100-T
XACZ-075-PRF
HUNTER AFV-T
M WATER METER - INSTALLED BY CVWD.
SUPPLY LINE - PRESSURE MAINLINE PIPING
PVC PIPE SLEEVE - INSTALL UNDER ALL HARDSCAPE - 2X DIAMETER OF IRRIGATION PIPE F.V.
FLOW RATE IN GALLONS PER MINUTE
INDICATES ZONE TYPE
CONTROLLER NUMBER
LATERAL LINE - IRRIGATION SUPPLY PIPING FOR TREES- SCHEDULE 40 PVC LATERAL LINE - IRRIGATION SUPPLY PIPING FOR SHRUBS- SCHEDULE 40 PVC
FLOW RATE PRESSURE
1 G.P.H. 30
0.5 G.P.M. 25
(6) STATION CONTROLER - WALL MOUNTED RESIDENTIAL CONTROLER - (OUTDOOR MODEL WITH SOLAR SYNC ET SENSOR/RAIN CLICK SENSOR XERIGATION CONTROL VALVE KIT FOR DRIP AREAS - 3/4" LOW FLOW ANTISIPHON WITH 3/4" PR RBY FILTER
ELECTRONIC CONTROL VALVE WITH ATMOSPHERIC BACKFLOW
PREVENTION FOR TREE BUBLERS - 3/4"
AUTOMATIC FLUSH VALVE WITH 1/2" MPT CONNECTION - INSTALL IN
BUBBLER BOX
PATTERN
FULL
IRRIGATION LEGEND
BALL VALVE (FULL PORT).
CVWD WATER CALCULATIONS:
100 CUBIC FEET = 748 GALLONS
ZONE: 3 ETo = 64"
ETWU = [(ETo) • (PF) • (LA) • (0.62)] / 748 GALLONS / (IE) TOTAL ESTIMATED WATER USE:
HYDROZONE INFORMATION TABLE:
WATER METER IRRIGATION POINT OF CONNECTION
CONTROLLER
NO.
PERCENTAGE O
LANDSCAPE
AREA
A
A
400.0 SQ. FT.
VALVE
CIRCUIT
NO.
LOW
LOW
1A
2A DRIP
BUBBLER
AREA PLANT
TYPES
IRRIGATION
METHOD
100%
N
A
M
CONCRETE PAVED
DRIVEWAY
CONCRETE
PAVING
WALKWAY
R
EXISTING CONCRETE PAVING SIDEWALK
TO REMAIN.
V
V
C R
R
R R
F.V.
2A
SHRUB
0.3 1A
TREE
2 LA = 1822.4 SQ. FT.
ETWU = [(64") • (0.2) • (1822.4 SQ.FT.) • (0.62)] / 748 GALLONS / (0.9) = 21.5 CCF
21.5 CCF
1822.4 SQ. FT.
1422.4 SQ. FT.
21.95%
78.05%
EXISTING
CONCRETE
SIDEWALK
(PROTECT IN
PLACE)
UNDERGROUND SANITARY SEWER PIPING
(PROTECT IN PLACE) UNDERGROUND JOINT UTILITIES
(ELEC., T.V., TELE, AND GAS)
UNDERGROUND MAIN DOMESTIC WATER
SUPPLY PIPING
UNDERGROUND NATURAL GAS MAIN
PIPING (PROTECT IN PLACE)
UTILITIES NOTES
UTILITIES SHOWN ARE GENERAL LOCATIONS. REFER TO
PRECISE GRADING PLANS. OBTAIN THE SERVICES OF DIG
ALERT- CALL 811 AT LEAST TWO DAYS BEFORE YOU DIG.
CONTRACTOR SHALL TAKE ALL NECESSARY AND PROPER
PRECAUTIONS, MEASURES AND MEANS AS NECESSARY TO
ENSURE SAFETY.
UNKNOWN AND BURRIED/HIDDEN UTILITIES MAY EXIST.
EXERCISE EXTREME CAUTION.
GARON JAMES JOHN DARLING
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MAWA = ETo • 0.62 • 0.45 • LA / 748 GALLONS
MAWA = 64" • 0.62 • 0.45 • 1822.4 SQ.FT. / 748 GALLONS = 45.50 CCF
BACKFLOW PREVENTER SHALL BE INSTALLED BY
PRIVATE CONTRACTOR AND INSPECTED AND TESTED
AS REQUIRED BY THE LOCAL JURISDICTION.
PROVIDE AND INSTALL CONTROL WIRING PER
MANUFACTURER'S RECOMMENDATIONS.
ALL IRRIGATION LATERAL PIPING SHALL BE
SUBSURFACE.
ALL IRRIGATION LATERAL PIPING SHALL BE THREADED
OR GLUED CONNECTIONS.
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RENEWAL DATE JULY 31 2027
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9/29/25FOR 1 2
COACHELLA VALLEY HOUSING COALITION
45-701 MONROE ST.INDIO, CA 92201
3 4
CITY SUBMITTAL CITY SUBMITTAL
5.24.24 SINGLE FAMILY RESIDENCE - COACHELLA HOMES MODEL 1412 4 BEDROOM
1/4"= 1'-0" SCALE
LANDSCAPE PLAN - 4 BEDROOM PARTIAL PLAN SHOWING FRONT YARD IR-1IRRIGATION PLAN, SCHEDULE, LEGEND & NOTES.
4.5.25 CITY CORRECTIONS
8.11.25 CITY CORRECTIONS ROCK MULCH 9.29.25
372
Item 3.
NO PROJECT SHEET TITLE
DATE
SHEET
OF DWGS
JOB
DATE REVISION
OWNERSHIP AND USE OF DOCUMENTS
All Drawings, Specifications and copiesthereof furnished by Garon J. J. Darling Architect are and shall remain its
property. They are to be used only withrespect to this Project and are not to beused on any other project. Submission or distribution to meet official regulatory requirements or for other purposes in connection with the Project is not to be construed as publication in derogationof Garon J.J. Darling Arcitect common law copyright or other reserved rights.
G A R O N D A R L I N G
A R C H I T E C T
2259 W PASEO DEL MAR
SAN PEDRO, CA. 90732 (310) 619-9540
INSTALL MIN 6" \P ABOVE HIGHEST POINT \P OF DISCHARGE
6" min\ 12" max.
1'-6" in planting area
24" min.
12"
6"
12" MIN.
18" min.
Threaded ball valve.
Finished grade.
Sch. 80 PVC male adapter.
Sch. 40 PVC
45 elbow.
Four (4) 4" x 8"
bricks.
Pavement.
Mainline.
3/8" welded wire mesh.
Three inch (3") thick layer
of pea gravel or approved
equal.
Sch. 80 PVC union SxS.
Sch. 80 PVC nipple TxS.
Clean backfill, 95% relative
compaction under paving.
Control wires, sleeve under paving.
Install adjacent to pressurized
mainline. Bundle shall be no more
than 50% of pipe diameter.
Non-pressurized line, sleeve under
paving to be two times the diameter
of the lateral line.
Base rock.
Pavement.
Mainline, sleeve under paving to be
two times the diameter of the
pressurized mainline pipe.
Finished grade.
Lateral line irrigation. (See irrigation
plans for sizing).
Edge of root ball. Settle backfill so that
irrigation flows through the root ball.
Pressure compensating bubbler shall be
set 1" above finished grade. (See
irrigation legend for make and model).
Swing joint.
Sch. 40 PVC 90 elbow slip to thread.
Edge of root ball.
Sch. 40 PVC 90 elbow slip to thread.
Swing joint.
Existing or modified soil.
Sch. 40 PVC Tee or elbow.
Lateral line irrigation.
Rectangular valve box with
locking lid.
%%P6"
1 2 3
4 6
8 7
9 10
5 UV RADIATION RESISTANT
RAIN BIRD SPLICE-1 (1 OF 2)
WATERPROOF CONNECTION:
ID TAG: RAIN BIRD VID SERIES
OF WIRE, COILED
30-INCH LINEAR LENGTH
UV RADIATION RESISTANT
REMOTE CONTROL VALVE:
FINISH GRADE/TOP OF MULCH
PVC LATERAL PIPE
PVC SCH 40 MALE ADAPTER
PVC SCH 40 ELL
(1 OF 2)
(1 OF 2)
10 9
8 7
6 4
2 1
3 5 INSTALL 6-INCH MIN. ABOVE
HIGHEST POINT OF DISCHARGE
PVC SCH 40 PIPE
(1 OF 2)
(1 OF 2)
RAIN BIRD 100-ASVF
ELECTRIC REMOTE-CONTROL VALVE ASVF Series
N.T.S.
6-IN MIN. 10
11 8
9 5
6 7
1 2 3 4
X-CORE - WALL MOUNT
NOT TO SCALE
1 2
3 9
7 6
8 10
11 4
5 30-INCH LINEAR LENGTH OF WIRE, COILED
WATERPROOF CONNECTION:
RAIN BIRD DB SERIES (1 OF 2)
ID TAG
LOW FLOW ANTI-SIPHON VALVE:
RAIN BIRD ASV-LF-075 VALVE (INCLUDED IN
XACZ-075-PRF KIT)
PRESSURE REGULATING FILTER:
RAIN BIRD PRF-075-RBY
(INCLUDED IN XACZ-075-PRF KIT)
PVC SCH 80 UNION
PVC SCH 40 MALE ADAPTER
UV RADIATION RESISTANT PVC
SCH 40 PIPE (1 OF2)
FINISH GRADE/TOP OF MULCH
PVC SCH 40 ELL (1 OF 2)
PVC LATERAL PIPE (1 OF 2)
7" (17.8 CM)
OPEN DOOR WIDTH
B
C R
1 2
NOTE
MOUNT CONTROLLER LCD SCREEN AT EYE LEVEL,
CONTROLLER SHALL BE HARD-WIRED TO GROUNDED
110 VAC POWER SOURCE
3 4
LEGEND:
IRRIGATION CONTROLLER (X- CORE) PER PLAN
IRRIGATION CONTROL WIRE IN CONDUIT
SIZE AND TYPE PER LOCAL CODES
ELECTRICAL SUPPLY CONDUIT
CONNECT TO POWER SOURCE, J-BOX INSIDE CONTROLLER
ADJACENT SURFACE TO MOUNT CONTROLLER PER PLAN
1 2
3 4
BALL VALVE - 3" AND SMALLER F
Notes:
1- Locate valve boxes in planting areas.
2- Wrap valve box with a minimum of 3 mil thick plastic and secure it using duct tape or electrical tape.
3- All threaded connection to be made using teflon tape. 4- All changes in elevation shall be made using Sch. 40 PVC 45%%D elbows.
URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USE
Direct burial low voltage
control wires.
Non-pressurized line (lateral line).
Detectable locator tape.
Finished grade.
Pressurized line (mainline).
NOTES:
1- See irrigation legend for mainline and lateral line pipe size and type. 2- Direct burial control wires shall be installed in Sch. 40 PVC electrical conduit if required. 3- 2-wire irrigation wire shall be installed in Sch. 40 PVC electrical conduit. 4- Detectable locator tape shall be located six inches (6") above the entire mainline run.
Pavement.
IRRIGATION TRENCHING G
PIPE BENEATH PAVEMENT
Notes:
1- See irrigation legend for mainline size and type.
2- All sleeves shall be Sch. 40 PVC pipe.
3- All sleeves shall extend 12" beyond the edge of pavement. 4- End of sleeves shall be located with a wooden stake or PVC pipe. Locators shall run continuously from the end of the sleeve to finished grade.
H URBAN TREE FOUNDATION © 2014
OPEN SOURCE FREE TO USE
1 LEGEND:
RAIN AND FREEZE SENSOR
3 4
POST OR SUITABLE MOUNTING SURFACE
FINISHED GRADE
2 WALL MOUNT CONTROLLER
1 2
3 4
NOT TO SCALE R
RFC WITH GENERIC WALL MOUNT CONTROLLER D
XACZ-075-PRF 3/4" LOW FLOW CONTROL ZONE KIT E N.T.S. A N.T.S.
Note:
1- All assembly parts (threaded nipples, fittings, etc.) shall be galvanized or brass per local codes and requirements. 2- Galvanized nipple shall extend 12" past the edge of the concrete footing. 3- Sch. 80 PVC male adapter shall be used in connection from galvanize to the mainline. 4- Backflow prevention device shall be located as close as possible to the landscape meter. 5- Backflow prevention device shall be located in planting area unless approved by Owner's Representative. 7- All backflow prevention devices shall have freeze blanket included upon installation. 8- All galvanized connections shall to be made using pipe thread sealant. All Sch. 80 PVC to galvanized connections to be made using teflon tape.
Backflow prevention device.
Install the device per CVWD
standards and specifications.
Brass ball valve.
Galvanized union.
Threaded galvanized
nipple.
Wrap 20 mil tape
twice around all
galvanized pipe under
finished grade and
through the concrete.
Concrete thrust
blocks required on
backflow devices 2.5"
and larger.
Galvanized coupling.
Galvanized nipple.
Galvanized ninety
degree elbow.
Galvanized nipple.
4" thick concrete pad, 1" above
finished grade..
Flow
Sch. 80 PVC male
adapter.
BACKFLOW PREVENTION DEVICE I N.T.S.
SECTION VIEW
PLAN VIEW
IRRIGATION BUBBLER (2) W/ LAYOUT
Notes:
1- All irrigation fittings shall be
Sch. 40 PVC unless specified
otherwise.
2- All threaded connections from
Sch. 40 to Sch. 80 PVC shall be
madeusing teflon tape.
3- Contractor shall settle the
area around the bubbler and
edge of the root ball so that all
irrigation flows through the root
ball.
URBAN TREE FOUNDATION © 2014 J OPEN SOURCE FREE TO USE N.T.S. 1 2
3 4
6 K N.T.S.
DRIP LAYOUT SCHEMATIC
N.T.S. L
EMITTER ZONE AUTOMATIC FLUSH VALVE WITH MPT
CONNECTION
HUNTER AUTOMATIC FLUSH VALVE WITH 5/8" [17 mm] BARB CONNECTION, MODEL AFV-T.
HUNTER RECTANGULAR PLASTIC VALVE BOX AND LID (MB-0811).
LID COLORS: STANDARD BLACK, PURPLE FOR RECYCLED WATER USE, AND OTHER COLORS AVAILABLE, SEE HUNTER CATALOG.
FINISHED GRADE
GRAVEL BASE, DEPTH AS SPECIFIED
COMMON HALF BRICK, 2 TOTAL, INSTALL ONE ON EACH SHORT SIDE OF BOX.
FEMALE ADAPTER PER PLAN, SLIP X FPT
LATERAL LINE PER PLAN
DETAIL LEGEND:
7 1
2 6
3 4
5 12"
3 2
1 6
7 5
4 XERI-BUG 1032 THREADED EMITTER ON
POLYFLEX RISER INTO PVC
3 4
6 2
5 1
4 3
2 SINGLE-OUTLET 10-32 THREADED INLET X BARB
OUTLET EMITTER: RAIN BIRD XERI-BUG 1032 EMITTER
TOP OF MULCH
FINISH GRADE
POLYFLEX RISER AND ADAPTER ASSEMBLY: RAIN
BIRD PFR-FRA
PVC SCH 40 TEE OR ELL
PVC LATERAL PIPE
1 6
5 NOTE:
1. RAIN BIRD XERI-BUG 10-32 THREADED INLET X BARB OUTLET EMITTERS ARE AVAILABLE IN THE FOLLOWING MODELS: XB-05PC-1032 0.5 GPH XB-10PC-1032 1.0 GPH XB-20PC-1032 2.0 GPH N.T.S.
N.T.S.
N.T.S.
5 2
4 5
FV
MAIN LINE.
ELECTRONIC EMITTER CONTROL VALVE
ASSEMBLY.
BACKBONE LATERAL - PVC CLASS 200 IPS
PLASTIC PIPE.
DRIP LATERAL - PVC CLASS 315 IPS
PLASTIC PIPE.
SHRUB EMITTER (TYPICAL).
AUTOMATIC FLUSH VALVE IN BUBBLER
BOX.
1 4
6 3
3 NOTES:
1. RECOMMENDED MINIMUM FILTRATION: 120 MESH
2. PRESSURE AT FLUSH VALVE SHALL BE MIN 15 PSI
SECTION 02810 IRRIGATION SYSTEMS
PART 1 - GENERAL
1.01 SUMMARY
B. Section Includes:
1. Irrigation system.
2. Line voltage connection of irrigation controller.
C. Related Sections:
4. Section 02900: Planting.
1.04 QUALITY ASSURANCE
A. Regulatory Requirements:
Comply with local, municipal and state laws, rules, and regulations governing or relating to this Work. Wiring shall conform to National Electrical Code and local codes.
B. Best Management Practices: Conform to “Handbook Five: A Guide for Implementing Large Scale Irrigation Projects” as required by The California Water Conservation in Landscaping Act (Assembly Bill 325).
1. AB 325 California Calculation of Estimated Applied Water Use (EWU).
2. AB 325 California Calculation of Maximum Applied Water Allowance (MAWA).
C. Conform to California Code of Regulations, Division 2, Chapter 2.7, Model Water Efficient Landscape Ordinance.
D. Manufacturers Instructions: The manufacturer’s instructions and detailed drawings shall be followed in all cases where the manufacturers of products and/or materials furnish installation details not indicated in the Drawings and Specifications.
E. Qualifications: Work shall be performed by skilled workers with a minimum of 5 years experience in work of similar scope and complexity.
PROJECT CONDITIONS
A. Before excavation, contact the "Underground Service Alert of Southern California" (USASC) for information on buried utilities and pipelines.
1.07 TESTING AND INSPECTION
Notify the IOR 24 hours in advance of the pressure side piping inspection.
1. Pressure Side Piping: After all welded joints have cured for at least 24 hours, all lines flushed and outlets are capped, the system shall be tested under normal street water pressure for a minimum of 4 hours. All joints shall remain exposed for inspection during the pressure test. Center loading of piping with small loads of sand backfill to prevent arching or slipping under pressure is permitted.
2. Correct all defective Work and repeat tests until the entire system is tested watertight.
Submit a request for a final inspection 48 hours in advance.
Perform a coverage test to determine if the coverage of water to planting areas is complete and adequate as required.
Final Inspection: The following items shall be considered part of the final inspection:
All specified products and materials.
2. Irrigation coverage test, providing 100% head to head coverage.
3. Soils compacted in trenches and around sprinkler heads, level with existing grades.
4. Controller and cabinet installation. Sprinkler control valves and boxes.
Backflow devices, pressure regulators, pumps.Automatic
sensors.
Final site review shall include operating each system in its entirety in the presence of the Landscape Architect or IOR.
Provide any required adjustments and correct defective Work as required.
PART 2 - PRODUCTS 2.01 IRRIGATION SYSTEM
A. All systems shall be automatic with electrically operated control valves.
B. Point of connection (POC) for all irrigation systems:
Provide a single POC on a designated irrigation meter, with flow monitoring, unless otherwise indicated on the Drawings.
Flow Sensor and Master Valve Installation: Provide all
required protection for main and lateral lines with flow sensors and master valve per each zone controller. Do not install manual control valves to actuate an irrigation zone when using a flow monitoring system.
Full meter protection is required for all irrigation systems by installing reduced pressure principle backflow prevention devices.
Install isolation valves in order to avoid a total system shutdown for maintenance and repairs. Include valves to isolate loop system and major branch lines.
Irrigation System shall incorporate the following requirements:
The flow velocity shall not exceed five (5) feet per second for pressure/lateral lines based on industry standard friction pressure loss values.
Pressure line pipe size shall be sufficient to support a minimum of two control valves operating at the same time, one valve opening while another is closing.
G.P.M. demand and sprinkler head coverage shall follow the manufacturer’s requirements.
Remote valves shall be sized no smaller than the piping it serves unless piping is increased in size to reduce friction loss. Remote valves shall then be sized no less than one pipe size smaller than the piping it serves.
GARON JAMES JOHN DARLING
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2.02 MATERIALS
Provide only new materials, of brands and types noted
on Drawings and in the Specifications.
B. Plastic Pipe and Fittings:
1. Plastic Pipe: Schedule 40, class 200 IPS and class
315 IPS, as called out on drawings, extruded from 100
percent Virgin Polyvinyl Chloride (PVC) Compound,
meeting requirements of Class 12454-B of ASTM
D1784.
a. Plastic pipe shall be continuously and permanently
marked with the following information: Manufacturer's
name, nominal pipe size, Schedule or Class, SDR
(Standard Dimension Ratio, or pressure rating in psi)
National Sanitation Foundation (NSF).
2. Plastic fittings: Schedule 40 molded from PVC Type
I Compound, conforming to the requirements of
specification ASTM D2466.
a. Plastic Nipples: PVC schedule 80 conforming to
ASTM D2467.
b. PVC male threaded fittings are not allowed.
3. PVC primer and solvent for chemical weld of pipe
and fittings shall be as recommended by pipe
manufacturer. Containers for solvent and primer shall
be clearly marked with manufacturer's data. Solvent
and primer shall not be more than one year old. Blue or red hot glue is not permitted.
RAIN SWITCH SENSOR
1. Rain Switch Sensor shall be 24-volt for wiring to one 110 volt or 220 volt A.C. All electrical devices and wiring shall comply with the National Electrical Code,
Specifications, and local codes. Hunter Mini-Click, or
equal.
M. Ground Rod
1. Ground rod shall be 5/8 inch X 8 foot copper clad.
N. Back Flow Protection Device:
To operate on a reduced pressure principle furnished
with a full port shut off valve up stream and down
stream of the backflow device. Provide enclosure to
house backflow device.
2. Wye strainers at back flow device shall be 125
pounds class customer brass with 40 mesh Monel
screen.
O. Tracer Wires: A No. 14, Green, Type TW plasticcoated copper tracer wire shall be installed with nonmetallic irrigation main lines.
P. Control Wires to Control Valves: Control wires to
electrically operated solenoid valves shall be direct
burial type UF#14 AWG copper, 3/64 inch thick PVC
coating. UL approved for Class 2 wiring for 24 volts, 60 cycle AC use UL recognized waterproof connectors to
connect control wires to solenoids.
Q. Valve Boxes:
1. Rectangular valve boxes shall be green plastic 12
inch wide, 18 inch long, and 12 inch deep (outside
dimensions) or larger as may be required to provide
specified clearances.
2. Round valve boxes shall be green, 7 inches
diameter by 10 inches high with locking cover.
3. All covers on valve boxes shall be vandal resistant, locking, and marked "Water". Tops of boxes shall be
set flush with finished turf grade or 2 inch above grade in shrubbery or groundcover areas.
The cover shall be identified with 3 inch high stenciled letters “RCV (with Station No.) GV, QC, etc.”
R. Remote Control Valve Boxes: Automatic control
valves shall be enclosed in green rectangular plastic
boxes with locking covers.
PART 3 - EXECUTION
3.01 CONNECTIONS TO SUPPLY
A. Source of water supply shall be as indicated on the
Drawings.
B. Connection to piping shall be provided with proper
fittings:
1. When connecting to point of connection (POC)
above grade all pipes shall be brass or copper with
required fittings unless otherwise indicated.
2. POC from above to below grade transition shall be
brass or copper pipe to a depth of 18 inches from top of pipe.
3. No steel pipe or fitting shall be installed below
grade.
4. When connecting plastic pipe to copper, brass, or
steel material, provide a schedule 80 PVC nipple.
5. All exposed copper or brass material above grade
shall be painted green in color.
6. Connect steel and copper pipe or tube with a 6-inch
brass nipple.
3.02 PIPE INSTALLATION
A. Excavate trenches deep enough to provide earth
coverage of 12 inches for non-pressure lines and 18 inches for pressure lines, from finished grades to top of pipe. Bottom of trenches shall be free of rocks, clods and other sharpedged objects. Below grade piping shall be installed on a firm sand bed for its entire length.
B. Plastic pipe and fittings shall be solvent welded. PVC pipe ends shall be cut ninety (90) degrees and cleaned of all cutting burrs prior to cementing. Use approved reaming tool.
Pipe ends shall be wiped clean with a rag and lightly wetted with PVC primer. Cement shall be applied with a light coat on the inside of the fitting and a heavier coat on the outside of the pipe. Pipe shall be inserted into the fitting and given a quarter turn to seat the cement. Excess cement shall be wiped from the outside of the pipe. The pipe will be tested as indicated in article 1.07.
C. Cure welded joints at least 15 minutes before moving or handling, and at least 24 hours before applying pressure to system, unless otherwise recommended by joint solvent
manufacturer.
Pressure piping installed under a driveway or sidewalk shall be sleeved. The sleeves shall be two pipe sizes larger than the pressure piping.
Piping through cement and asphalt pavement shall be L type copper with ? inch of foam wrap or other required material around the pipe to allow for expansion.
All holes cored through walls shall be two pipe sizes larger to allow for foam wrap around pipe.
PVC pipes shall not be installed above grade unless reviewed by the Architect.
H. Lettering shall be face up on all below grade PVC piping.
Pipe serving tree areas shall be located not less than 30 inch from center of tree area.
3.04 VALVE BOX INSTALLATION
A. Automatic control valves shall be enclosed in valve boxes of HDPE or pololefin fibrous material, with locking lids.
B. Valve boxes shall be of sufficient size to provide no less than 1-1/2 inch of clearance on all sides of equipment
installed within. The bottom section shall be slotted so as to extend below the pipe. Extensions shall be added as
required to meet grade requirements.
C. Valve boxes installed in concrete or asphalt shall be set one inch below pipe and extensions shall be added as
required to meet grade requirements. A homogeneous
finished material shall surround valve boxes 4 inches below finished grade and match existing grade conditions.
D. All valve boxes shall be installed level to finish grade except in ground cover areas which shall extend 2 inches above finish grade.
E. Bottom of valve boxes shall be set level on 4 full size corner bricks on 2 inches of gravel bed..
F. Pea gravel shall be filled up to the bottom of the manual and remote valve and at least 4 inches of gravel inside of the valve box.
3.10 CONTROL WIRE
A. Mainline control wires shall be taped together at five (5) foot intervals with black electrical tape, then laid parallel to pressure line with 18 inches minimum cover to finish grade.
B. Control wiring located under paved areas shall be encased in Schedule 40 PVC pipe and shall extend a minimum of 12
inches beyond pavement.
C. Wires shall be color coded, white for common ground wire, red or black for valve control wires.
D. Wire splicing shall only be performed in controller cabinet and at remote control valve boxes. Splices shall be made with a mechanical connector equal to "Scotch-lok" and encased in epoxy resin to provide a permanent watertight connection.
E. Stubbed out control wires shall terminate in concrete yard boxes.
F. Wire passing under future or existing paving or structures shall be encased in Schedule 40 PVC pipe extending at least 12 inch beyond edges of the paving or structure.
3.11 TRACER WIRES
A. Tracer wire #14 or greater shall be installed on bottom of trench, adjacent to vertical pipe projections, carefully installed to avoid stress from backfilling, and shall be continuous
throughout length of pipe with spliced joints soldered and covered with insulation type tape.
B. Tracer wire shall follow main line pipe and branch lines and terminate in yard box with gate valve controlling these main irrigation lines. Provide sufficient length of wire to reach finish grade, bend back end of wire to make a loop and attach a Dymo-Tape type plastic label with designation "Tracer Wire." C. Record locations of tracer wires and their terminations on project record documents.
SEE SHEET L-2 FOR CONTINUATION
RENEWAL DATE JULY 31 2027
8/10/25SINGLE FAMILY RESIDENCE - COACHELLA HOMES FOR
COACHELLA VALLEY HOUSING COALITION
45-701 MONROE ST.INDIO, CA 92201
1 2
3 4
IR-2IRRIGATION DETAILS IRRIGATION SPECIFICATIONS PART ONE CVWD SUBMITTAL 5.29.24 MODEL 1374 CITY SUBMITTAL 8.11.25 373
Item 3.
374
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Item 3.
COACHELLA VALLEY HOUSING COALITON
45-701 MONROE ST, SUITE G, INDIO CA, 92201
760-347-3157
COLOR SCHEME: WA 1
SUBMITTED BY: COACHELLA VALLEY HOUSING COALITION
PROJECT: COACHELLA URBAN SELF HELP (MARIPOSA POINT)
DATE: 7/25/25
ROOFING
COLOR: WEATHERED ADOBE (2530)
MANUFACTURER: EAGLE
PROFILE: MALIBU
WEIGHT: CONVENTIONAL
REF: 0.23 AGED REF: 0.26 EMI: 0.92 AGED SRI: 27
TRIM
COLOR: THUNDERBIRD
MANUFACTURER: PPG
STUCCO
MANUFACTURER: LA HABRA
COLOR: MISTY (X-17)
FINISH: Sand / Float
380
Item 3.
COACHELLA VALLEY HOUSING COALITON
45-701 MONROE ST, SUITE G, INDIO CA, 92201
760-347-3157
COLOR SCHEME: WA 2
SUBMITTED BY: COACHELLA VALLEY HOUSING COALITION
PROJECT: COACHELLA URBAN SELF HELP (MARIPOSA POINT)
DATE: 7/25/25
ROOFING
COLOR: WEATHERED ADOBE (2530)
MANUFACTURER: EAGLE
PROFILE: MALIBU
WEIGHT: CONVENTIONAL
REF: 0.23 AGED REF: 0.26 EMI: 0.92 AGED SRI: 27
TRIM
COLOR: INTROSPECTIVE
MANUFACTURER: PPG
STUCCO
MANUFACTURER: LA HABRA
COLOR: SILVERADO (X-820)
FINISH: Sand / Float
381
Item 3.
COACHELLA VALLEY HOUSING COALITON
45-701 MONROE ST, SUITE G, INDIO CA, 92201
760-347-3157
COLOR SCHEME: WT 1
SUBMITTED BY: COACHELLA VALLEY HOUSING COALITION
PROJECT: COACHELLA URBAN SELF HELP (MARIPOSA POINT)
DATE: 7/25/25
ROOFING
COLOR: WEATHERED TERRACOTTA (2532)
MANUFACTURER: EAGLE
PROFILE: MALIBU
WEIGHT: CONVENTIONAL
REF: 0.24 AGED REF: 0.26 EMI: 0.22 AGED SRI: 26
TRIM
COLOR: TRANSCEND
MANUFACTURER: PPG
STUCCO
MANUFACTURER: LA HABRA
COLOR: ASPEN (X-23)
FINISH: Sand / Float
382
Item 3.
COACHELLA VALLEY HOUSING COALITON
45-701 MONROE ST, SUITE G, INDIO CA, 92201
760-347-3157
COLOR SCHEME: WT 2
SUBMITTED BY: COACHELLA VALLEY HOUSING COALITION
PROJECT: COACHELLA URBAN SELF HELP (MARIPOSA POINT)
DATE: 7/25/25
ROOFING
COLOR: WEATHERED TERRACOTTA (2532)
MANUFACTURER: EAGLE
PROFILE: MALIBU
WEIGHT: CONVENTIONAL
REF: 0.24 AGED REF: 0.26 EMI: 0.22 AGED SRI: 26
TRIM
COLOR: SHELL CREEK WHITE
MANUFACTURER: PPG
STUCCO
MANUFACTURER: LA HABRA
COLOR: MEADOWBROOK (X-48)
FINISH: Sand / Float
383
Item 3.
COACHELLA VALLEY HOUSING COALITON
45-701 MONROE ST, SUITE G, INDIO CA, 92201
760-347-3157
COLOR SEQUENCE-SHEET
SUBMITTED BY: COACHELLA VALLEY HOUSING COALITION
PROJECT: COACHELLA URBAN SELF HELP (MARIPOSA POINT)
DATE: 7/25/25
LOT # ADDRESS PLAN /SQ FT COLOR SCHEME
1 50304 CALLE XAVIER PD-4 /1374 WA1
2 50310 CALLE XAVIER COA-4 / 1412 WT1
3 50316 CALLE XAVIER PD-4 /1374 WA2
4 50322 CALLE XAVIER COA-4 / 1412 WT2
5 50328 CALLE XAVIER PD-4 /1374 WA1
6 50334 CALLE XAVIER COA-4 / 1412 WT1
7 50340 CALLE XAVIER PD-4 /1374 WA2
8 50346 CALLE XAVIER COA-4 / 1412 WT2
9 50352 CALLE XAVIER PD-4 /1374 WA1
10 50358 CALLE XAVIER COA-4 / 1412 WT1
11 50364 CALLE XAVIER PD-4 /1374 WA2
12 50370 CALLE XAVIER COA-4 / 1412 WT2
13 50376 CALLE XAVIER PD-4 /1374 WA1
14 50382 CALLE XAVIER COA-4 / 1412 WT1
15 50388 CALLE XAVIER PD-4 /1374 WA2
16 50394 CALLE XAVIER COA-4 / 1412 WT2
17 50400 CALLE XAVIER PD-4 /1374 WA1
18 50406 CALLE XAVIER COA-4 / 1412 WT1
19 50412 CALLE XAVIER PD-4 /1374 WA2
20 50418 CALLE XAVIER COA-4 / 1412 WT2
21 50424 CALLE XAVIER PD-4 /1374 WA1
22 50430 CALLE XAVIER COA-4 / 1412 WT1
23 50436 CALLE XAVIER PD-4 /1374 WA2
52 83579 AVENIDA SAN DOMINGO COA-4 / 1412 WT2
384
Item 3.
COACHELLA VALLEY HOUSING COALITON
45-701 MONROE ST, SUITE G, INDIO CA, 92201
760-347-3157
FLOORING OPTIONS
SUBMITTED BY: COACHELLA VALLEY HOUSING COALITION
PROJECT: COACHELLA URBAN SELF HELP (MARIPOSA POINT)
DATE: 7/25/25
FINEWOOD
GLAZE PORCELAIN
TILE FLOORING
SUPPLIER: EMSER TILE
SIZE: 9”X35”
THICKENESS: 9mm
FINISH: MATTE
EDGE: PRESSED
385
Item 3.
RESOLUTION NO. 2004-35
A RESOLUTION OF THE CITY COU NCIL OF THE CITY OF COACHELLA, CALIFORNIA APPROVING TENTATIVE TRACT MAP N0.32074FOR THE SUBDIVISION OF APPROXIMATELY 38 ACRES (APN 765- 007) 140-INTO 155 RESIDENTIAL LOTS LOCATED AT THE SOUTHEAST CORNER OF AVENUE 50 AND CALHOUN STREET ( WITHIN THE UNINCORPORATED TERRITORY, COUNTY OF RIVERSIDE).
APPLICANT: JACKSON DEVELOPMENT, CO., LLC.
W HEREAS, Jackson Development, Co., LLC. has filed Tentative Tract Map No. 32074 to subdivide approximately 38 acres into a 155 lot Single Family residential subdivision, generally located at the southeast corner of Avenue 50 and Calhoun Street more particularly described in Exhibit " 1 "attached hereto and made a part hereof; and WHEREAS, the City has processed said application pursuant to the Subdivision Map Act (commencing with Section 64380, Title 7 of the Government Code and the California Environmental Quality Act of 1970) as amended; and
WHEREAS, on May 19, 2004, the Planning Commission of the City of Coachella held a duly noticed and published Public Hearing and considered the Tentative Tract Map as presented by the applicant, together with the recommendations of the Department of Community Development; and
WHEREAS, the Planning Commission does recommend the approval of Tentative Tract Map No. 32074, subject to the following findings and conditions:
Findings:
That the proposed project is generally consistent with the goals, objectives, policies Resolution No. 2004-35 Page 1
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Item 3.
and implementation measures of the Coachella General Plan 2020.
That the project is in substantial conformance with the City of Coachella Zoning Ordinance.
That Environmental Initial Study No. 04-Ob was prepared pursuant to the State of California Environmental Quality Act Guidelines. A determination was made at a duly noticed public hearing by the Planning Commission on May 19, 2004, that the proposed project could not have a significant effect on the environment, because of the following mitigation measures:
Mitigation Measures:
Air Quality
AQl During clearing, grading, earth moving, or excavation operations, excessive fugitive dust emissions shall be controlled by regular watering or other dust preventive measures using the following procedures, as specified in the South Coast Air Quality Management Districts Rules and Regulations.
Comply with AQMD Rule 403, particularly to minimize fugitive dust and noise to surrounding areas. SCAQMD Rule 403.1, as amended, should be adhered to, ensuring the clean up of the construction-related dirt on approach routes to the site, and the application of water and/or chemical dust retardants that solidify loose soils, should be implemented for construction vehicle access, as directed by the City Engineer. This should include covering, watering or otherwise stabilizing all inactive soil piles (left more than 10 days) and inactive graded areas (left more than 10 days).
On-site vehicle speed will be limited to 15 miles per hour.
All material excavated or graded will be sufficiently watered to prevent excessive amounts of dust. Watering will occur at least twice daily with complete coverage, preferable in the late morning and after work is done for the day.
Unpaved haul roads shall be watered at least twice daily.
All material transported on-site or off-site will be either sufficiently watered or securely covered to prevent excessive amounts of dust.
The area disturbed by clearing, grading, earth moving, or excavation operations will be minimized so as to prevent excessive amounts of dust.
Resolution No. 2004-35 Page 2
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These control techniques will be indicated in Project specifications.
Compliance with this measure will be subject to periodic site inspections by the City.
AQ2 Project grading plans shall show the duration of construction. Ozone precursoremissionsfromconstruction equipmentvehiclesshall becontrolled by maintaining equipment engines in good condition and in proper tune per manufacturer'sspecifications, to the satisfaction of the City Engineer.
Compliance with this measure will be subject to periodic inspections of construction equipment vehicles by the City.
AQ3 All trucks that are to haul excavated or graded material on-site shall comply with State Vehicle Code Section 23114, with special attention to Sections 231 14( F), ( b(e)(2) and (e) (4) as amended, regarding the prevention of such material spilling onto public streets and roads.
Biological Resources
BIOI Spring botanical surveys shall be conducted during Spring 2004 assuming appropriate weather conditions occur ( i.e., appropriate rainfall) to determine if special status plant species are present or absent. If no special status plant species are identified within the study area, no further mitigation shall be required. If a sizeable population of special status plant species is located within the study area, mitigation shall be developed through either a conservation easement or mitigation plan. The mitigation plan shall include the following requirements:
A pre-construction survey conducted during the peak flowering period for each respective special status plant potentially occurring on the Project site shall be conducted by the Project biologist the spring prior to grading.
If a
large population of special status plants (as determined by USFWS staff) is found during these surveys, the limits of each impacted location shall be clearly delineated with lath and brightly colored flagging.
The locations of special status plants shall be monitored every two weeks by the Project biologist to determine when the seeds are ready for collection.
A qualified seed collector shall collect all of the seeds from the plants to be impacted when the seeds are ripe. The seeds shall be cleaned and stored by a qualified nursery or institution with appropriate storage facilities.
Following the seed collection, the top 12 inches of topsoil from special status plant populations shall be scraped, stockpiled and used in the selected mitigation location agreed upon by the City and the Project biologist.
Resolution No. 2004-35 Page 3
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The mitigation plan shall include detailed descriptions of maintenance appropriate for the Project site, monitoring requirements and annual reports requirements and shall have the full authority to suspend any operation on the Project site which is, in the qualified biologist'sopinion, not consistentwith the mitigation plan.
The performance criteria developed in the mitigation plan shall include requirements for a minimum of 60 percent germination of the number of plants impacted. The performance criteria shall also include percent cover, density and seed production requirements. These criteria shall be developed by the Project biologist following habitat analysis of an existing habitat. This information shall be recorded by a qualified biologist.
If the germination goal of 60 percent is not achieved following the first season, remediation measures shall be implemented and additional seeding may be necessary. Remedial measures would include at a minimum: soils testing, control of invasive species, soil amendments and physical disturbance jto provide scarification of the seed) of the planted areas by raking or similar actions. Additional mitigation measures may be suggested as determined necessary by the Project biologist.
Potential seed sources from additional donor sites shall also be identified in case it becomes necessary to collect additional seed for use on the Project site following performance of remedial measures.
BIO2 In order to avoid impacts to an occupied burrowing owl burrow, focused surveys shall be conducted prior to commencement of clearing or grading operations on the Project site. Additionally, if clearing or grading operations are planned during the breeding season for any of these species, a breeding raptor survey shall be conducted prior to any clearing or grading activities.
Surveys for burrowing owl shall be conducted according to a protocol prepared by the Burrowing Owl Consortium of the Santa Cruz Predatory Bird Research Group. Surveys shall be conducted by walking through suitable habitat over the entire Project site and in areas within approximately 500 feet of the Project impact zone. Any active burrows found during survey efforts shall be mapped on the construction plans. If no active burrowing owl burrows are found, no further mitigation is required. Results of the surveys shall be provided to the CDFG.
BIO3 If burrowing owl nest sites are found, the following restrictions on construction are required between March 1 and August 31 ( or until nests are no longer active as determined by a qualified biologist):
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Clearing limits shall be established with a minimum of 250 feet, or as otherwise determined by a qualified biologist, in any direction from any occupied burrow exhibiting nesting activity; and
Access and surveying shall not be allowed within 100 feet of any burrow exhibiting nesting activity. Any encroachment into the 250/ foot 100-buffer area around the known nest is allowed only if it is determined by a qualified biologist that the proposed activity shall not disturb the nest occupants.
If construction occurs outside of the breeding season, exclusion of burrowing owls from their burrow is a practice generally accepted by the CDFG.
Exclusion of burrowing owls involves placement of one-way doors at the opening of known occupied burrows to allow egress from and preventing ingress to the burrow. In.this manner the burrowing owl is forced to look for anothersuitablemosting location. One-way doors should be left in place for 48 hours to ensure owls have left the burrow before excavation. Whenever possible, burrows shall be excavated using hand tools and refilled to prevent reoccupation. Sections of flexible plastic pipe or burlap bags shall be inserted into the tunnels during excavation to maintain an escape route for any animals inside the burrow.
BI04 Surveys for the Coachella Valley round-tailed ground squirrel shall be conducted according to guidelines provided by the USFWS and consist of the following:
A minimum of three surveys conducted between May 1 and July 31; Each survey must be conducted from one hour after sunrise to four hours after sunrise;
Temperatures in the shade must range from 80 degrees to 91.4 degrees Fahrenheit ( 27 degrees to 33 degrees Centigrade);
Wind speeds must be low; and
100 percent of the study area must be covered, using walking transects spaced approximately 32 feet (10 meters) apart.
BIOS Adequate fees shall be paid according to the adopted Multiple Species Habitat Conservation Plan ( MSHCP) and the Natural Community Conservation Plan ( NCCP) shall it become adopted prior to Project development.
Cultural Resources
Resolution No. 2004-35 Page 5
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CULI Prior to construction, the applicant shall hire a certified archaeologist to observe grading/ major trenching activities and salvage and catalogue archaeological resources as necessary. The archaeologist shall establish, in cooperation with the City, procedures for temporarily halting or redirecting work to permit sampling, identification and evaluation of the artifacts, as appropriate. If the archaeological resources are found to be significant, the archaeologist shall determine appropriate actions, in consultation with the City, for exploration and/or salvage.
Geology and Soils
GEOI All structures shall be designed as confirmed during the building design plan checking, to withstand anticipated groundshaking caused by future earthquakes within an acceptable level of risk ( i.e., high risk zonej, as designated by the City's latest adopted edition of the Uniform Building Code.
GEO2 Prior to the issuance of a grading permit, a site specific geologic and soils report shall be prepared by a registered geologist or soils engineer and submitted to the City Building and Safety Division for approval. The report shall specify design parameters necessary to remediate any soil and geologic hazards.
GEO3 All grading, landform modifications and construction shall be in conformance with state- theof- practice design and construction parameters. Typical standard minimum guidelines regarding regulations to control excavations, grading, earthwork construction, including fills and embankments and provisions for approval of plans and inspection of grading construction are set from the latest version of the Uniform Building Code. Compliance with these standards shall be evident on grading and structural plans. This measure shall be monitored by the City Building and Safety Division through periodic site inspections.
GEO4 Type 5 cement shall be used for all foundations and slabs on grade.
GEOS Precise grading plans shall include an Erosion, Siltation and Dust Control Plan to be approved by the City Building Division. The Plan's provisions may include sedimentation basins, sand bagging, soil compaction, revegetation, temporary irrigation, scheduling and time limits on grading activities, and construction equipment restrictions on-site. This plan shall also demonstrate compliance with South Coast Air Quality Management District Rule 403, which regulates fugitive dust control.
GEOb As soon as possible following the completion of grading activities, exposed Resolution No. 2004-35 Page b
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soils shall be seeded or vegetated seed mix and/or native vegetation to ensure soil stabilization.
Hazards and Hazardous Materials
HAZI Any hazardous waste that is generated on-site shall be transported to an appropriate disposal facility by a licensed hauler in accordance with the appropriate State and Federal laws.
HAZ2 All miscellaneous vehicles, maintenance equipment and materials, construction/irrigation materials, miscellaneous stockpiled debris, ASTs, 1 and 5-gallon containers and former agricultural equipment, shall be removed offsite and properly disposed of at an approved landfill facility. Once removed, a visual inspection of the areas beneath the removed materials shall be performed. Any stained soils observed underneath the removed materials shall be sampled. Results of the sampling ( if necessary) shall indicate the level of remediation efforts that may be required.
HAZ3 The interior of individual on-site structures and storage trailers within the Project site shall be visually inspected prior to demolition or renovation activities, with particular attention to all industrial uses. Should hazardous materials be encountered with any on-site structure, the materials shall be tested and properly disposed of in accordance with State and Federal regulatory requirements. Any stained soils or surfaces underneath the removed materials shall be sampled. Results of the sampling shall indicate the appropriate level of remediation efforts that may be required.
HAZ4 All stained concrete shall be removed and disposed of to an appropriate permitted facility. Once removed, exposed soils shall be visually observed to confirm the presence/absence of staining ( an indication of contamination migration into the subsurface). If observed, stained soils shall be tested to identify appropriate remedial activities (if necessary).
HAZS A visual inspection of the interior of all structures is recommended. In the event that hazardous materials are encountered, they shall be properly tested and then properly disposed of pursuant to State and Federal regulations.
HAZE The purpose and past use of the two (2) identified excavated pits shall be identified.
HAZ7 Due to visible evidence of dark surface soil staining of oil/petroleum products located immediately adjacent to the metal-sided maintenance shop and water well area, soil shall be excavated to determine the exact vertical extent of the contamination. If during soil removal, staining evidence of petroleum products) appears to continue below the ground Resolution No. 2004-35 Page 7
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surface, sampling shall be performed characterize the extent of contamination and identify appropriate remedial measures.
HAZE Soil sampling shall occur throughout the Project site, including the maintenance yard. The sampling shall determine if pesticide concentrations exceed established regulatory requirements and shall identify proper handling procedures that may be required.
HAZ9 The on-site waterwells shall be properly removed and abandoned pursuant to the latest procedures required by the local agency with closure responsibilitiesforthewells. Any associated equipmentshallberemovedoffsite properly disposed of at a permitted landfill. A visual inspection of the areas beneath the removed materials (if present) shall be performed.
HAZ10 Any transformers to be removed/relocated during site construction/demolition shall be conducted underthe purview or the local utility purveyor to identify property handling procedures regarding potential PCBs.
HAZII The terminus of all undocumented pipes shall be defined. The primary concern with pipes that extend into the ground surface is the potential for the pipe(s) to act as a ventilation apparatus for an undocumented UST. Should USTs be present, the USTs shall be removed and properly disposed of at an approved landfill facility.
Once the UST is removed, a visual inspection of the areas beneath and around the removed UST shall be performed. Any stained soils observed underneath the UST shall be sampled. Results of the sampling (if necessary) would indicate the level of remediation efforts that may be required.
HAZ12 The NationalEmissionStandardsforHazardousAirPollutants ( NESHAP) mandates that building owners conduct an asbestos survey to determine the presence of ACMs prior to the commencement of any remedial work, including demolition. Prior to demolition work, it is recommended that areas be sampled as part of an asbestos survey.
HAZ13 Any demolition of the existing buildings must comply with State law, which requires a contractor, where there is asbestos-related work involving 100 square feet of more of ACMs, to be certified and that certain procedures regarding the removal of asbestos be followed.
HAZ14 If during demolition of the structures, paint is separated from the building material (e.g., chemicallyorphysically),thepaintwasteshall be evaluated independently from the building material to determine its propermanagement. According to the DepartmentofSubstances Control, if paint is not removed from the building material during demolition (and is not chipping or peeling), the material could be Resolution No. 2004 35 Page 8
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disposed of as construction debris (a non-hazardous waste). It is recommended that the landfill operator be contacted in advance to determine any specific requirements they may have regarding the disposal or lead-based paint materials.
HAZ15 If unknown wastes or suspect materials are discovered during construction by the contractor which he/she believes may involve hazardous waste/materials, the contract shall:
Immediately stop work in the vicinity of the suspected contaminant, removing workers and the public from the area;
Notify the Project Engineer of the implementing Agency; Secure the area as directed by the Project Engineer; and Notify the implementing agency's
Hazardous Waste/Materials Coordinator.
Hydrology and Water Quality
HYDI The applicant shall obtain a Notice of Intent from the State of California Regional Water Quality Control Board, as the approximately 38-acre proposed Project would result in the disturbance of one or more acres. A copy of the Notice of Intent acknowledgement from the State of California Regional Water Quality Control Board must be submitted to the City of Coachella before issuance of grading permits.
HYD2 Prior to the issuance of grading permits, Best Management Practices (BMPs) shall be developed in compliance with the City of Coachella and the Coachella Valley Water District NPDES Permit. Specific measures shall include:
Siltation of drainage devices shall be handled through a maintenance program to remove silt/dirt from channels and parking areas; Surplus or waste materials from construction shall not be placed in drainage ways or within the 100-year floodplain surface waters;
All loose piles of soil, silt, clay, sand, debris or other earthen materials shall be protected in a reasonable manner to eliminate any discharge to waters of the State;
During construction, temporary gravel or sandbag dikes shall be used as necessary to prevent discharge of earthen materials from the site during periods of precipitation or runoff;
Stabilizing agents such as straw, wood chips and/or soil sealant/dust retardant shall be used during the interim period after grading in order to strengthen exposed soil until permanent solutions are implemented; and Resolution No. 2004-35 Page 9
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Revegetated areas shall be continually maintained in order to assure adequate growth and root development.
HYD3 The applicant shall submit a Storm Water Pollution Prevention Plan (SWPPP), which identifies construction and post construction BMPs to the City for review and approval.
HYD4 Prior to the issuance of building permits, the applicant shall submit a Water Quality Management Plan (WQMP) pursuant to the Coachella Valley Water District and the City of Coachella local implementation plan, specifically identifying BMPs that shall be used on-site to control predictable pollutant runoff.
HYDS Prior to the issuance of building permits, the applicant shall obtain coverage under NPDES Statewide Industrial Stormwater Permit for General Construction Activities from the State Water Resources Control Board.
Evidence that this has been obtained shall be submitted to the City.
HYDE The Project applicant shall submit stormdrain plans to the City Engineer for approval, prior to approval of the Tentative Tract Map.
Land Use and Planning
LAN1 The City of Coachella has determined that there is a need for improvements that are caused by new development and for which a shared responsibility for constructing exists. The study prepared by the Community Development Department regarding Proposed New Development Impact Fees has been prepared and is available forreview. Payment of a fairshare amount would serve to mitigate the impacts of new development. One of these fees is the General Plan Fee to be paid at the time permits are issued. If permits are issued prior to the approval of a development impact fee, a fee shall be paid at the time permits are issued as a mitigation of the environmental impacts associated with this project. The fees shall be as follows: Buildings -
50.00 per Dwelling Unit.
Noise
N1 During all Project site excavation and grading, the Project Contractor shall equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers consistent with manufacturers' standards.
N2 The Construction Contractor shall place all stationary construction equipment so that emitted noise is directed away from sensitive receptors nearest the Project site.
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N3 The Construction Contractorshalllocateequipmentstaginginareasthatwill create the greatest distance between construction- related noise sources and noise-sensitive receptors nearest the Project site during all Project construction.
Public Services
PS1 The developer is subject to school assessment fees pursuant to California State law. The developer shall provide evidence of compliance to the City prior to issuance of building permits.
PS2 The developer is subject to park assessment fees pursuant to California State law. The developer shall provide evidence of either the dedication of land or fees paid in lieu of, to the City prior to issuance of building permits.
Transportation/Traffic
TRl The Project applicant's payment to the Coachella Valley Association of Governments (CVAG) Transportation Uniform Mitigation Fund ~TUMF) Fee Program and to the City of Coachella Environmental Fee Program forTraffic Signals shall pay for the Project's fair share contribution to the identified mitigation measures as follows:
Van Buren Street/Avenue 50-Modify westbound Avenue 50 approach from one shared left- through turn/lane and one right-turn lane to consist of one shared left- through turn/lane and one shared through/ turnright-lane.
TR2 The City of Coachella has determined that there is a need for improvements that are caused by new development and for which a shared responsibility for constructing exists. The study prepared by the Department of Community Development regarding Proposed New Development Impact Fees has been prepared and is available for review. Payment of a fair share amount would serve to mitigate the impact of new development, as follows: The approved development impact fee for Traffic Signal be paid at the time permits are issued. A fee shall be paid at the time the permits are issued as a mitigated of the environmental impacts associated with this project. The fees shall be as follows: Building - $192.00 per dwelling unit.
TR3 The City of Coachella has determined that there is a need for improvements that are caused by new development and for which a shared responsibility for constructing exists. The study prepared by the Department of Community Development regarding Proposed New Development Impact Fees has been prepared and is available for review. Payment of a fair share amount would serve to mitigate the impact of new development as follows: The approved development impact fee for Bridge and Grade Separation be paid at that Resolution No. 2004-35 Page 11
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permits are issued. If permits are issued prior to the approval of a development impact fee, a fee shall be paid at the time the permits are issued as a mitigation of the environmental impacts associated with this project. The fee shall be as follows: Buildings - $422.00 per dwelling unit.
TR4 The City of Coachella has determined that there is a need for improvements that are caused by new development and for which a shared responsibility for constructing exists. The study prepared by the Department of Community Development regarding Proposed New Development Impact Fees has been prepared and is available for review. Payment of a fair share amount would serve to mitigate the impact of new development. The approved development impact fee for Bus Shelter and Bus Stop Safety Zone shall be paid at the time permits are issued. A fee shall be paid at the time the permits are issued as a mitigation for environmental impacts associated with the project. The fees shall be as follows: Bus Shelters- $50.00 per dwelling unit.
TRS Prior to Project plan approval, the quantity, location, width and type of driveways shall be subject to the approval of the City Engineer. An effective sight distance for vehicular traffic shall be maintained at the driveway entrances on Avenue 50 and Calhoun Street. Adequate sight distance shall also be maintained within the development at all driveway intersections to the satisfaction of the City Engineer.
Utilities and Service Systems
UTILI All required sewer improvements shall be designed and constructed to City Standards. All tentative tract maps, site plans and other plans within the Project area shall be accompanied by adequate plans for sewer improvements prepared by a
registered professional engineer.
UTIL2 Prior to the issuance of building permits, the applicant shall submit for approval of the City Engineering Department, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that shall be used on-site to control predictable pollutant runoff.
That the evidence before the Planning Commission supports the conclusion that Tentative Tract Map No. 32074 be approved as does the record consisting of the staff report, case file, exhibits on display and public hearing testimony.
Conditions:
Tentative Tract Map No. 32074 is approved for 24 months from the final date of City Council approval unless a one year time extension is requested by the applicant and approved by the Planning commission.
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evacuate a 10-year storm event within 72 hours. The size of the detention basinjs) shall be determined by the hydrology report and be approved by the City Engineer. Detention basin shall be provided with a minimum of 2.00 feet sandy soil if determined to contain silt or clay materials. Maximum allowable percolation rate for design shall be 10 gal./ f/s. day unless otherwise approved by the City Engineer.
A percolation test for this site is required to be submitted. A combination drywelldrainfield shall be constructed at all points where runoff enters the retention basin.
The retention/detention basins shall be designed to be suitable and safe for park use.
10. Site access improvements shall be in conformance with the requirements of Title 24 of the California Administrative Code. This shall include access ramps for off-site and on-site streets as required.
1 1. Applicant shall obtain approval of site access and circulation from Fire Marshall and trash disposal company.
12. Separate permits shall be required for wall construction. The maximum height of any wall shall be limited to six (6) feet as measured from an average of the ground elevations on either side. A 6' solid block wall shall be required for the perimeter of any subdivision. A 6' solid block wall shall be required for the property line between the retention/detention basin and any residential lot. A 6' wrought iron fence shall be required for the perimeter of the retention/detention basin adjacent to public streets. The gate shall include a Knox Box to provide for emergency access to the site when the gate is locked.
Street Improvements
13. Street improvement plans prepared by a California Registered Civil Engineer shall be submitted for Engineering plan check prior to issuance of encroachment permits. All street improvements including street lights shall be designed and constructed in conformancewith CityStandards and Specifications. Streetflowline grade shall have a minimum slope of 0.35 %.
14. Applicant shall construct all off-site and on-site improvements including street pavement, curb, gutter, sidewalk, street trees, perimeter walls, perimeter landscaping and irrigation, storm drain, street lights, and any other incidental works necessary to complete the improvements. Driveways shall be a minimum width of
16.00 feet.
15. The applicant shall improve the south side of Avenue 50 to 32 feet paved roadway, plus 1 1 feet landscaped median (half width). Street improvements shall include 4 inches of A.C. pavement over 12 inches of class 2 aggregate base 8 inch type"B" curb and gutter, 6 foot wide sidewalks, 15,000 lumen HPS street lights j150 watt bulbs) and any other incidental works necessary to complete the improvements.
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16. On-site collector streets shall be improved to 40 feet (full width) paved roadway consisting of 3 inches A.C. over 5 inches of class 2 aggregate base, 6" type "A" curb and gutter, driveway approaches, 5 feet wide sidewalks, 8,000 lumen HPS street lights(100 watt bulb), "speed humps" (locations to approved by the City Engineer), temporary turn- arounds shall be constructed at all phase breaks and shall be 2" A.C. over compacted native soil.
17. Calhoun Street shall be improved to 32 feet (half width) paved roadway. Street improvements shall include 3 inches of A.C. pavement over 10 inches of class 2 aggregate base, 6 inch type "B" curb and gutter, 6 feet wide sidewalk, 15,000 lumen HPS street lights (150 watt bulb) and any other incidental works necessary to complete the improvements.
18. Provide "Speed Humps" on all interior streets. Locations shall be approved by the City Engineer.
Water Improvements
19. Water Improvement Plans prepared by a California Registered Civil Engineer shall be submitted for Engineering plan check and City Engineer approval.
20. Applicant shall construct all off-site and on-site water improvements and any other incidental works necessary to complete the improvements. Size and location of sewer and water improvements shall be approved by the City Engineer.
21. Applicant shall construct 8 inch water mains throughout the tract connecting the existing mains in Calhoun Street and Avenue 50, including fire hydrants, valves, blow-offs, fittings and all incidental works necessary to complete the water system.
22. Applicant shall pay his share of the water main construction costs in Avenue 50 along the frontage of tract in the amount of $16, 28. 090 Sewer Improvements
23. Sewer Improvement Plans prepared by a California Registered Civil Engineer shall be submitted for Engineering plan check and City Engineer approval.
24. Applicantshall construct all off-site and on-site sewer improvements and any other incidental works necessary to complete the improvements. Size and location of sewer improvements shall be approved by the City Engineer.
25. Applicant shall construct 8" (min.) sewer mains through out the tract connecting to the existing main in Avenue 50. System shall include all manholes, clean outs, and laterals to serve each residential lot, and all incidental works necessary to complete the sewer system.
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400
Item 3.
26. Applicant shall pay his share of the sewer main construction costs in Avenue 50 along frontage of this tract in the amount of $12, 75. 817.
General
27. A composite utility plan showing all utilities shall be submitted for review and approval by the City Engineer. The applicant shall construct all other utilities such as gas, telephone, television cable, electrical, and any other incidental works necessary to complete the utility improvements. All utilities will be constructed underground and extended to the tract boundary. Existing overhead utilities within the limit of construction shall be relocated underground and behind sidewalk.
28. The developer shall submit a Fugitive Dust Control and Erosion Control plan in accordance with Guidelines set forth by CMC and SCAQMD to maintain wind and drainage erosion and dust control for all areas disturbed by grading. Exact method(s) of such control shall be subject to review and approval by the City Engineer. No sediment is to leave the site. Additional securities in amount of a 2,000 cash deposit and $2,000 per acre performance bond , is required to insure compliance with this requirement. No work may be started on or off site unless the PM-10 plan has been approved and the original plans are in the engineering department at the City of Coachella.
29. The owner shall agree to the formation of a Lighting & Landscaping District for the maintenance of the lighting, perimeterwall, landscaping and irrigation. The owner shall prepare the improvement plans, Engineer's Report, Estimated Costs, and submit the mailing labels as required for the formation of the L&LM District. The formation of the L&LM district shall be completed prior to the filing of the final map for recordation The actual costs of any additional work to be done by the City or its consultants for the formation of the L&LM District shall be paid for from the owner'sfunds deposited with the City prior to the recordation of the Final Map. The funds to be deposited shall be a minimum of $1,000. Costs over $1,000 shall be billed by the City to the owner for payment prior to the recordation of the Final Map.
30. The applicant shall pay all necessary plan check, permit and inspection fees. Fees will be determined when plans are submitted to Engineering Department for plan check.
31. As-built" plans shall be submitted to and approved by the City Engineer prior to acceptance of the improvements by the City. All off-site and on-site improvements shall be completed to the satisfaction of the City Engineer prior to acceptance of improvements for maintenance by the City.
32. No pad elevations shall be more than one foot above the highest lot corner measured at top of curb.
33. All pavement markings (Stops, Limit Bars, and Speed Humps) should be Thermoplast Resolution No. 2004-35 Page 16
401
Item 3.
34. All applicable fees, including sewer connection fees must be paid to the City prior to connection to the collection system. The proposed sewer must be submitted for review and approval by City staff and must meet the requirements of the City's Standard Requirements and Specifications.
35. Calhoun Street has been designated as a Collector Street according to the City's
General Plan Circulation Policy Diagram. Calhoun Street will be required to be developed as a
88' Collector Street
with a 36= 0"X44'- half street right- wayof-which is consistent with the General Plan, except where underground utilities will be constructed within the parkway additional right of way is required for a total 15 feet parkway. Off-site improvements shall include connecting pavement, curbs, gutters, raised median, sidewalk, street lights, extension and under grounding of utilities, and landscaping.
36. Avenue 50 has been designated as a Primary Arterial Street according to the City's General Plan Circulation Policy Diagram. Calhoun Street will be required to be developed as a 110' Primary Arterial Street with a 55'-0" half street right of-way which is consistent with the General Plan, except where underground utilities will be constructed within the parkway additional right of way is required for a total 15 feet parkway. Off-site improvements shall include connecting pavement, curbs, gutters, sidewalk, street lights, extension and under grounding of utilities, and landscaping.
37. In every instance where side yards are along streets, there shall be a minimum of eight (8) feet landscape area in addition to sidewalk.
38. The applicant shall work with Sunline, CVUSD, and the City Engineer to locate a multiple-agency use bus safety zone. The bus stop shall be included within the Landscape and Lighting District.
39. The applicant shall provide water plans and calculations to the Fire Department and the City Engineer for review and approval for fire flow pursuant to the Fire Department comments.
40. Street lights shall be installed on Avenue 50, Calhoun Street, and on all internal project streets.
41 . Transportation Uniform Mitigation Fees shall be paid prior to issuance of first building permit.
42. The applicant shall pay all required parkland mitigation fees pursuant to the City's Quimby Ordinance and Park Master Plan.
43. The applicant shall submit a list of alternative street names to the Community Development Department for review and approval by the Planning Commission and the City Council.
Resolution No. 2004-35 Page 17
402
Item 3.
44. Community Mail Box Units (CMBU's) shall be located in coordination with the United States Post Office and with composite utility plan for the project to avoid conflicts.
45. Landscape and grading plans shall include a six (6) foot high solid masonry wall around the perimeter of the project, consisting of decorative elements incorporating a variations in the wall design, a decorative wall cap and entry treatments, and anti-grafitti coating.
46. Project identification monumentation is required and shall be included with the landscape plan details and on the project grading plan.
47. All primary structures, landscaping ( including perimeter, retention and individual lots)and decorative perimeter fencing are subject to review and approval by the Planning Commission as part of the Architectural Review process.
48. The applicant shall comply with all environmental mitigation requirements as included in the Environmental Assessment No. 04-06, and Tentative Tract Map 32074.
49. Surface improvements proposed over existing irrigation and drainage facilities will be constructed in consideration of anticipated traffic loads so as not to impact structural integrity of the facilities.
50. Accessibility to drainage and irrigation lines which will remain active upon project completion shall be maintained to facilitate operation and maintenance activities.
51. Any irrigation and agricultural drainage lines to be replaced or abandoned shall conform to all District specifications, including obtaining a District encroachment permit and the completion of the Bureau of Reclamation application for abandonment or replacement of irrigation lines if applicable.
52. The applicantshallworkwiththeCoachellaValleyUnifiedSchoolDistrict( toCVUSD) accommodate the proposed increase in school enrollment. A School impact fee shall be paid to CVUSD prior to issuance of building permits.
53. Any hazardous wastes/materials encountered during project construction shall be remediated in accordance with local, state, and federal regulations. The applicant shall comply with applicable regulations to investigate and/orremediate any issues on-site that may be identified as requiring remediation.
54. The applicant shall comply with all State regulations and policies regarding hazardous wastes/substances at the site.
55. Prior to import/disposal of soils (if necessary for the project), the project applicant shall comply with all local and state regulations regarding excavated soils.
Resolution No. 2004-35 Page 18
403
Item 3.
56. If unknown wastes or suspect materials are discovered during construction by the contractor which he/she believes may involve hazardous waste/materials, the contractor shall:
Immediately stop work in the vicinity f the suspected contaminant, removing workers and the public from the area.
Notify the Project Engineer of the implementing Agency.
Secure the area as directed by the Project Engineer; and Notify the implementing agency's
Hazardous Waste/materials Coordinator.
57. For residential areas, approved standard fire hydrants, located at each intersection and spaced 330 feet apart with no portion of any lot frontage more than 165 feet from a hydrant. Minimum fire flow shall be 1000 GPM fora 2-hour duration at 20 PSI.
58. Blue dot retro-reflectors shall be placed in the street 8 inches from the centerline to the side that the fire hydrant is on, to identify fire hydrant locations.
59. Any turn-around requires a minimum 38-foot turning radius.
60. All structures shall be accessible from an approved roadway to within 150 feet of all portions of the exterior of the first floor.
bl. The minimum dimension for access roads and gates is 20 feet clear and unobstructed width and a minimum vertical clearance of 13 feet b inches in height.
62. Roadways may not exceed 1320 feet without secondary access. This access may be restricted to emergency vehicles only however, public egress must be unrestricted.
63. The required water system, including fire hydrants, shall be installed and accepted by the appropriate water agency prior to any combustible building material being placed on an individual lot. Two sets of water plans are to be submitted to the Fire Department for approval.
64. The applicant or developer shall prepare and submit to the Fire Department for approval, a site plan designating required fire lanes with appropriate lane painting and / or signs.
65. Abandon any existing water wells as per Riverside County Health Department Specifications.
66. In conjunction with development of the proposed project, the applicant/Developer shall shield all on-site lighting so that it is directed within the project site, does not illuminate adjacent properties, and is consistent with the General Plan. A detailed Resolution No. 2004-35 Page 19
404
Item 3.
lighting plan shall be submitted for review and approval of the Community Development Department and the Engineering Department in conjunction with the project improvement plans. The locations and design of the shielded light fixtures shall be submitted for the review and approval of the Community Development Department and Engineering Department in conjunction with the approval of improvement plans.
67. Potential buyers who are eligible and qualified for the City of Coachella First Time Homebuyers Down Payment Assistance Program have the opportunity to purchase homes in this subdivision. Permanent Financing for these buyers shall be provided by the California Housing Finance Agency (CALFHA).
68. The applicant will agree to defend and indemnify the City of Coachella against all claims, actions, damages, and losses, including attorney fees and costs, in the event that anyone files legal challenges to the approval of this project on the basis of the California Environmental Quality Act (CEQA).
69. Public Safety and Law Enforcement issues;
Pre-Construction & Construction Phases
Construction site: Prior to construction on any structure, a material storage area should be established and enclosed by a six foot chain link fence to minimize theft of material and /or equipment.
It is recommended that a list of serial and/or license numbers of equipment stored at the location be maintained both, at the site and any off-site main office. Thefts and burglaries of building materials, fixtures, and appliances from construction storage areas and buildings under construction are on the rise.
The public and non-essential employees should be restricted in access to the construction areas. Current emergency contact information for the project should be kept on file with the Coachella Police Department.
The developer and/or builders name, address and phone numbers should be conspicuously posted at the construction site. Visibility into the construction site should not be intentionally hampered. Areas actually under construction should be lit during hours of darkness. All entrances and exits should be clearly marked.
Designate and establish specific parking areas for construction site workers and employees. The parking areas and commercial areas on premises should be accessible to emergency vehicles at all times with paved pathways of sufficient width to accommodate such vehicles.
Lighting:
Resolution No. 2004-35 Page 20
405
Item 3.
Have adequate security lighting throughout the project. All lighting fixtures should be resistant to vandalism and tampering. The standards should be a height to reduce any tampering or damage.
Graffiti Reduction Tips:
Prior to occupancy, the surfaces of walls, fences, buildings, logo monuments, etc. should be graffiti resistant either through surface composition, applied paint types and/or planned shielding by landscaping or plants. Wrought iron fencing has worked well in other projects to reduce graffiti.
Landscaping:
Landscaping shall be of type and situated in locations to maximize observation while providing the desired degree of aesthetics. Security planting materials are encouraged along fence and property lines and under vulnerable windows.
Line of Sight/Natural Surveillance:
Wide-angle peepholes should be incorporated into all dwelling front doors and to all solid doors where visual scrutiny to the door from public or private space is compromised.
Other line of sight obstructions including recessed doorways, alcoves, etc., should be avoided on building exterior walls.
Additional Recommendations:
As a condition of approval, we request that the Community Facilities District tax be established and applied to all property owners within this district. This will help finance adequate police services due to the increase population to be generated by this community.
Should the Community Development Department, developer or construction staff have any questions regarding the listed law enforcement and public safety concerns, please contact Deputy Heather Olsen at (738) 863-8990.
70. Applicant shall provide a transition element between the proposed subdivision and the Santa Rosa Community of Interest area.
WHEREAS, the City Council considered Environmental Initial Study 04-06 for compliance with the California Environmental Quality Act, and has determined that the project will not have a significant impact on the environment and has adopted a Resolution No. 2004-35 Page 21
406
Item 3.
Mitigated Negative Declaration for the project; and
WHEREAS, Tentative Tract Map No. 32074 is in conformance with the Coachella Municipal Code, specifically the development standards of the Residential Single Family Development Zone and the Subdivision Ordinance when viewed in conjunction with the conditions that are imposed; and
WHEREAS, the City Council of the City of Coachella finds that this subdivision is consistent with the goals, objectives, policies and implementation measures of the Coachella General Plan 2020 including the Low Density Residential Land Use designation and meets the findings required by the Municipal Code; and NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Coachella, California does hereby approves Tentative Tract Map No. 32074, subject to the findings and conditions recommended by the Planning Commission on May 19, 2004; and PASSED, APPROVED AND ADOPTED this 9~" day of June, 2004, by the following roll call vote:
AYES: Councilwoman Cantreras, Councilman De Lara, Councilman Ramirez, Mayor Pro-Tem Villarreal, Mayor Macknicki.
NOES:
None.
ABSENT: None.
ABSTAIN: None.
Resolution No. 2004 35 Page 22
407
Item 3.
408
Item 3.
409
Item 3.
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Exhibit 1. Tentative Tract Map No. 32074
410
Item 3.
Municipal Code Requirements Analysis – Section 17.19.020 Municipal Code Standards: Does the project meet
municipal code
standards?
Building
and
Façade
Design
Standards
1. Architectural
Variability
a. Number of stories (optional)
b. Modulation strategies—at
least one (see CMC Section
17.19.020.C.2 (Façade
Modulation and
Articulation)
c. Articulation strategies—at
least one (see CMC Section
17.19.020.C.2 (Façade
Modulation and
Articulation)
d. Variation in materials—
different material palette,
with a different primary
material.
Yes,
1374
a. N/A
b. Hipped Roof –
Front Elevation
c. Circular Metal
Louvre
d. Ceramic Tile
1412
a. N/A
b. Open Gable
Roof – Front
Elevation
c. Square Metal
Louver
d. Smooth Plaster
Finish
1412 A
a. N/A
b. Porch
Projection
c. Square Metal
Louvre
d. Smooth Plaster
Finish
2. Façade
Modulation
and
Articulation
Modulation. Residential units shall
employ at least two of the following
building modulation strategies:
i. Varied roof forms,
including, but not limited
to changes in roof height,
offsets, change in
direction of roof slope,
dormers, parapets, etc.;
ii. Use of balconies, front
porches, overhangs, or
covered patios; and/or,
iii. Projections, offsets,
and/or recesses of the
building wall at least one
foot in depth, including,
Yes,
1374, 1412, and 1412a
include the following:
a. Varied Roof
Forms, 2-3 rood
lines
b. Front Porch
c. Recess due to
front porch
411
Item 3.
but not limited to bay
windows, chimneys,
brackets, and cornices.
Articulation. All building elevations
that face a street or a cluster
driveway shall employ varied façade
articulation of wall surfaces.
Facades shall incorporate at least
three of the following features,
consistent in design style, which
provide articulation and design
interest:
i. Variation in texture or
material, provided all
exterior wall textures and
materials are consistent
with the overall
architectural style of the
dwelling;
ii. Decorative trim elements
that add detail and
articulation, such as door
surrounds with at least a
two-inch depth,
decorative eave
detailing, belt courses,
etc.;
iii. Railings with a design
pattern and materials
such as wood, metal, or
stone which reinforces
the architectural style of
the building;
iv. Decorative window
elements such as, lintels,
shutters, window boxes,
etc.; and/or,
v. Increased roof overhangs
at least eighteen (18)
inches deep.
Yes,
1374
a. Variation in
Material,
circular metal
louvre
b. Decorative
ceramic tile
c. Decorative
lintel
1412 and 1412a
a. Variation in
texture: primary
and a smooth
stucco finish
b. Decorative
lintel
c. Increased roof
overhang 18
inches
Side and
Rear
Elevations
In no case shall any side or rear
elevation be a solid blank wall with
no articulation. Side facades facing a
Yes, compliant.
412
Item 3.
private street or common driveway
shall include details which are
compatible with those on the façade,
with similar types and treatments of
roofs, windows, shutters, planter
boxes, and other architectural
elements.
All elevations provide
either window trim, or
other pop out feature.
Window
Trim or
Recess.
Window Trim or Recess. Trim at
least two inches in depth shall be
provided around all windows, or
windows shall be recessed at least
two inches from the plane of the
surrounding exterior wall. Foam
trim material is prohibited.
Yes compliant.
Window trim is
provided for windows
at all elevations.
Building
Entries.
Orientation.
i.
Dwelling units that abut a public
right-of-way shall orient the primary
entryway toward the public street.
Exceptions to this requirement may
be approved by the Director or
his/her designee for projects where
the project site is located on a Major
or Primary Arterial (with and
without Bicycle facilities), provided
the façade facing the public street is
designed with similar details and
treatments to those of the front
façade.
ii.
Dwelling units located in the interior
of a development shall orient the
primary entryway toward and be
visible from a private street,
pedestrian pathway, or open space
that is connected to a public right-ofway or private street.
Yes, all homes face the
public street.
Projection or Recess. Building
entrances shall have a roofed
projection (such as a porch) or recess
with a minimum depth of at least six
feet and a minimum area of thirty-six
(36) square feet. Exceptions to this
Yes complaint, the
homes provide a porch
that meet roofed
projection
requirements.
413
Item 3.
requirement may be approved by the
Director or his/her designee for
alternative designs that create a
welcoming entry feature facing the
street, such as a trellis or landscaped
courtyard entry.
Grade. Ground floor/entry height
shall be a maximum of three feet
above grade.
Yes compliant, will
meet city grading
requirements.
Building
Roofs
a. Roof Form. Primary roof
forms shall be gable, hipped,
flat, or shed.
b. Roof Pitch. Steep roofs with
a rise to run ratio over 6:12
(26.6 degrees) are
prohibited.
c. Gable Overhangs. All
residential structures shall
have eave and gable
overhangs of not less than
twenty (12) inches measured
from the vertical side of the
residential structure, unless
overhangs are architecturally
incompatible with the design
of the structure as approved
by the Director or his/her
designee.
d. Roof Materials. Roof
materials shall be noncombustible; shake and
composite shingles shall be
prohibited on any new
single-family residential
structure.
e. Roof Vents. All roof vents
shall be flat or similar style.
Yes compliant,
a. Gable and hip roofs
provided.
b. 4:12 rise to run ratio
roof provided
c.
1412 and 1412a
provide 18-inch eave
overhang.
City staff found that
extending the gable of
Floor Plan 1374 would
alter the Mediterranean
style of this floor plan,
therefore they gable
overhang would not be
required for this house
as it would be
architecturally
incompatible.
d. The applicant does
not propose shingles
e. Roof vents are flat or
similar style.
Colors and
Materials.
a. Variation in Materials. Each home
shall incorporate at least three
materials for facades.
b. Siding Materials. Siding material
shall consist of stucco, wood, brick,
stone, or decorative concrete block.
Yes compliant,
a.
1412 and 1412a
- (1) Typical
Stucco (2)
Smooth Stucco
414
Item 3.
Synthetic products of a similar
appearance, equivalent durability,
and providing equivalent fire
resistance may be allowed. Metal
siding, if utilized, shall be nonreflective and horizontally overlapping. The exterior covering
material shall extend to a point at or
near grade except that if an approved
solid wood, metal, concrete, or
masonry perimeter foundation is
used, the exterior covering material
need not extend below the top of the
foundation.
c. Building Component Colors. All
vents, gutters, downspouts, flashing,
electrical conduits, etc., shall be
painted to match the color of the
adjacent surface.
(3) Metal
Louvre
1374
- (1) Typical
Stucco (2)
Ceramic Tile
(3) Metal
Louvre
b. Siding material
consists of stucco and
metal materials
c. This will be required
at building permit.
Transitions
and Privacy.
a.
Window Placement. Windows on
adjacent units shall be offset by at
least three feet to avoid direct
sightlines into and from neighboring
properties.
b.
Upper-Story Decks and Balconies.
Upper-story decks and/or balconies
over twenty (20) square feet in area
shall be setback a minimum of
fifteen (15) feet from the property
line when adjacent to a single-family
zoned property.
c.
Landscape Buffer. For development
projects of six units or more, a
landscaped planter strip of at least
three feet in width shall be provided
along the abutting property line
between a small lot
subdivision/development and any
adjoining low-density residential
zoning district boundaries. Trees
shall be planted within this area
every twenty (20) to forty (40) feet
Yes, compliant
a. These are 1-
story homes,
the window
sightlines are
sufficiently
mitigated
through a 6
foot block
wall.
b. N/A
c. The project is
to complete
the remaining
24 infill lots
within an
existing
residential
community
that was
completed
with full offsite
improvements.
For this
reason, off-site
415
Item 3.
on center (depending on the tree
species and canopy at maturity) to
provide screening between the small
lot subdivision/development and the
adjacent low-density residential
uses.
improvements
have been
completed.
Municipal Code Requirements Analysis – Section 17.13
Municipal Code Standards: Does the project
meet municipal
code standards?
Property
Development
Standards
Residential
Density.
1. Minimum Density. Two dwelling
units/acre.
2. Maximum Density. Eight dwelling
units/acre.
Yes, compliant.
Existing Approved
Tract Map.
Lot Area
Requirements
1. Interior Lots. Five thousand four
hundred (5,400) square feet; however,
the average lot size for any
subdivision shall be a minimum of
five thousand (5,000) square feet.
2. Corner Lots. Six thousand (6,000)
square feet.
3. Minimum lot width shall be fifty
(50) feet; corner lots shall be sixty
(60) feet minimum. Knuckle or culde-sac lots shall be forty (40) feet, provided the average width is fifty
(50) feet.
4. Minimum lot depth shall be eighty
(80) feet.
Yes, compliant.
Existing Approved
Tract Map.
Yard
Requirements
1.Minimum side yards shall be five
feet and maintained free and clear of
obstructions from ground or wallmounted equipment.
2.Minimum Street side yard shall be
ten (10) feet.
3.Minimum front yard shall be fifteen
(15) feet for the habitable portion of
the residence, and twenty (20) feet for
front-loading garages. Side-loaded
Yes, compliant.
Front Yards meet
20-foot front
setback
requirement. Side
yards meet five 5-
foot setback
requirement. Rear
yards meet 20-foot
setback
requirement. Lot
416
Item 3.
garages shall be a minimum of twelve
(12) feet from the front property line.
The percentage of side-loaded
garages shall not exceed fifty (50)
percent within any block face.
4.Minimum rear yard shall be twenty
(20) feet for the main residence.
Accessory structures shall comply
with the rear yard regulations of
Section 17.60.010(F).
5.Front yard setbacks in subdivision
developments may be reduced by
twenty-five (25) percent provided the
average of all such setbacks is not less
than the minimum for the district.
10 is only 19.14
feet, however it
does qualify for a
minor modification
to allow for this
setback distance.
Maximum
Lot Coverage.
The maximum lot coverage by all
buildings, main and accessory
structures, shall be fifty (50) percent,
except as allowed per Section
17.60.010.H. (Accessory Dwelling
Units).
Yes, compliant.
Height
Limits.
1. Building height for the primary
structure shall not exceed thirty-five
(35) feet; not to exceed three stories.
2. Building height for accessory
structures shall not exceed seventeen
(17) feet; not to exceed one story.
3. The maximum height of accessory
dwelling units shall be per Section
17.60.010.H. (Accessory Dwelling
Units).
Yes, compliant.
Building heights
are 15’ and 15’6”
for the two
proposed floor
plans.
Off-Street
Parking.
1. Off-street parking spaces shall be
provided and continuously
maintained (free of storage or other
obstructions) in accordance with the
requirements set forth in
Section 17.56.010.
2. All new single-family homes shall
provide a two-car garage with a
minimum clear dimension of twenty
(20) feet by twenty (20) feet. An
approved two-car carport in the rear
yard may satisfy the minimum
Yes, compliant.
Each home
provides a two car
garage that meets
these
requirements.
417
Item 3.
parking requirements for an existing
single-family dwelling and would
qualify the home for a garage
conversion into habitable space,
provided the driveway and drive
approach serving the garage are
completely removed and replaced
with front yard landscaping.
Additional
Regulations
and
Standards.
1.Architectural review by the
planning commission is required for
development projects involving the
construction of more than three
dwelling units. The planning
commission shall make a decision
pursuant to Chapter 17.72 after
conducting a public hearing. An
administrative architectural review is
required by the planning director for
up to three units concurrent with
building plan check.
Yes, complaint.
2.Covered Parking. All new singlefamily homes shall provide a two-car garage with a minimum clear
dimension of twenty (20) feet by
twenty (20) feet. An approved two-car
carport in the rear yard may satisfy the
minimum parking requirements for an
existing single-family dwelling and
would qualify the home for a garage
conversion into habitable space,
provided the driveway and drive
approach serving the garage are
completely removed and replaced
with front yard landscaping.
Yes, complaint.
Each home
provides a two-car
garage that meets
these
requirements.
3.Energy Efficient Design and Heat
Island Reduction Strategies. New
development shall submit an energy
efficient design and heat island
reduction plan that incorporates heat
island reduction strategies such as
light-colored cool roofs, light-colored
paving, permeable paving, substantial
shade free coverage, shade structures
N/A
The project is the
completion of an
existing
development, and
is not a new
development.
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Item 3.
and shaded asphalt paving. Energy
efficient building and site design
strategies shall be incorporated such
as appropriate solar orientation,
thermal mass, use of natural daylight
and ventilation, and shading.
4.Perimeter Landscape Setback. The
minimum perimeter landscape
setback for residential projects
without buildings frontages along
perimeter streets shall equal at
minimum ten (10) feet at any point
and have an average perimeter
landscape setback of twenty (20) feet
for the entire frontage. Shade tree
plantings shall be installed to provide
shade of thirty (30) percent of
landscape area within ten (10) years.
Shade structures with cool roofing
materials may be permitted in whole
or in part in lieu of shade tree
plantings. California native species
shall be incorporated in at least forty
(40) percent of required landscape
areas.
N/A
The Mariposa
Pointe community
is an existing
project with
existing completed
site improvements.
5.Perimeter Rear-Facing Building
Variation. Residential dwellings with
rear elevations facing perimeter
streets exceeding one story, shall
include two of the four options for
building variation: Vertical
modulation demonstrated by two
facade heights varying by five feet
(minimum), built-in patio or balcony,
chimney structure, or building
horizontal modulation with a
minimum fifteen (15) percent facade
recess or projection by a minimum of
four feet.
N/A
The project is only
one-story, so these
two-story
standards do not
apply.
6.Equestrian and Agricultural themed
improvements including equestrian
rail fencing, agrarian lighting,
agrarian signage, 10-foot-wide
N/A
The Mariposa
Pointe community
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decomposed granite multi-purpose
trail and date palms planted twenty
(20) feet on center shall be installed
along Avenue 50, Avenue 52, Van
Buren Street, Avenue 53, and Avenue
54 South of Avenue 50.
is an existing
project with
existing completed
site improvements.
7.Circulation. Residential projects
with new proposed streets shall
incorporate a circulation design to
minimize traffic speed and reduce the
need for speed bumps.
N/A
The Mariposa
Pointe community
is an existing
project with
existing completed
site improvements.
8.Landscaping in the front yard and
within the public right-of-way
abutting a site shall include the
following.a.A minimum of one 24-
inch box shade tree and one 15-gallon
shade tree.b.A minimum of twenty
(20) shrubs, espaliers, and succulent
plants. Landscaping shall include
vertical shrubs to adequately screen
the sides of utility boxes or cables
boxes without obstructing access to
the utility boxes.c.Ground cover in the
form of decomposed granite for yard
or planter areas less than ten (10) feet
in width, and three-fourths-inch pea
gravel or larger gravel for planter or
yard areas larger than ten (10) feet in
width.d.The use of sod shall be
limited to no more than twenty (20)
percent of the total front yard area.
The remainder of the yard shall be
landscaped utilizing a variety of
drought tolerant plant materials
including shrubs, espaliers, and
succulents.e.The front yard area
between the front building line of the
home and the street line shall not be
paved more than sixty (60) percent of
the total front yard area. Those areas
that are not paved shall be landscaped
in accordance with this section.f.A
Yes, compliant.
The project is
required to meet SN landscape
standards.
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Item 3.
minimum 30-inch landscaped planter
is required along the interior property
line abutting a residential driveway
serving an attached garage, unless the
side yard serves as an approved
driveway, pursuant to Section
17.54.010(H).g.A permanent
underground irrigation system shall
be installed for the front yard and
public right-of-way areas of the
site.h.All trees, plants and
groundcovers located in the front yard
and in the adjacent public right-ofway shall be maintained by the land owner/occupier as needed to avoid
overgrowth and shall be adequately
irrigated to avoid loss of plants. Dead
plants shall be re-planted as needed
with new plantings to provide a wellmaintained front yard appearance.
9.Refer to Section 16.32.170 of the
Coachella Municipal Code for
proposed changes in product sizes
within single-family residential tracts
in which a previously approved
product was constructed.
Yes, compliant.
The project shall
be in compliance
with Section
16.32.170.
421
Item 3.
CVHC Mariposa Point SFR Average Floor Area Table
8.19.25 R 9.11.2025
PROPOSED PROJECT SFR TYPE AREA Number of Units Total Floor Area in
SQUARE FEET
Average Floor area per
SFR in SQUARE FEET
Plan 1412 1412 13 18356
Plan 1374 1374 11 15114
Subtotal
TOTAL 24 33470 1394.58333333333
EXISTING DEVELOPMENT SFR TYPE Number of Units Total Floor Area in
SQUARE FEET
Average Floor area per
SFR in SQUARE FEET
Plan 1 1898 44 83512
Plan 2 2239 39 87321
Plan 3 2435 24 58440
Plan 3 2311 24 55464
TOTAL 131 284737 2173.56488549618
DEGREE OF CHANGE 35.84
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Item 3.