Agenda packet, regular meeting — La Mesa City Council, June 14, 2022 (part 4 of 6)

Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
3 A-301
4 A-301
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0"
1'-0" 9'-0"
7'-0" 7'-0"

ELEVATION OF BUILDING PAD PER CIVIL

SLOPE OF ROOF PER SITE PLAN
012
010
304
A-8 A-6 A-4
AG
A-3
014
AF
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
3 A-301
4 A-301
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0" 8'-0"
7'-0"

ELEVATION OF BUILDING PAD PER CIVIL

SLOPE OF ROOF PER SITE PLAN
803
348
347
803
008 347
A-3
A-6
A-2
A-4
009
014
012
202
304

BASEMENT
-8' - 0"
6'-4 3/4" 9'-4" 15'-1 3/4"
8" 3'-0 1/4" 5'-0" 7 3/4"
NOTE:

LOCATION OF
OPTIONAL NONHABITABLE

STORAGE

BASEMENT
ACCESS
INT. SIZEL = 10'W =8'H = 7'
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
1 A-301
2 A-301
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0"
1'-1 3/4" 8'-10 1/4"
7'-0"

ELEVATION OF BUILDING PAD PER CIVIL

SLOPE OF ROOF PER SITE PLAN
304
304
010
A-4
A-5
A-2
7'-6"
202
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
1 A-301
2 A-301

ELEVATION OF BUILDING PAD PER CIVIL
21'-0"
20'-0" 1'-0"
8'-0" 10'-0" 10'-0" 1/2"11 1/2"
8'-10 1/4" 1'-1 3/4"
7'-0" 7'-0"
3'-0" 3'-6"

SLOPE OF ROOF PER SITE PLAN
347
803
304
304
010
803
A-7
A-3
AA
A-1

BASEMENT
-8' - 0"
3/4" 11'-4" 7'-9 1/2"
NOTE:

LOCATION OF
OPTIONAL NONHABITABLE

STORAGE

BASEMENT
ACCESS
INT. SIZEL = 10'W =8'H = 7'
Drawn byReviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
DEC 2021
PROJECT STATUS:

CIVIL ENGINEER:VDLA Landscape Architects462 Stevens Ave. Suite 107 Solana Beach CA 92075Phone: 619.294.8484PLSA1911 San Diego Ave. Suite 100San Diego CA 92110Phone: 858.259.8212 CBA
2 3 4 5
1 2 3 4 5
PROJECT NAME:

AJB

ZS / CG

CANTERA-KISHOUSE
PROJECT # B19-319-324
A-301
5/4/2022 1:58:49 PM

BUILDING ASECTIONS

CANTERA
3/8" = 1'-0" 1 BUILDING A SECTION 13/8" = 1'-0" 2 BUILDING A SECTION 2 3/8" = 1'-0" 3 BUILDING A SECTION 33/8" = 1'-0" 4 BUILDING A SECTION 4

KEYNOTES

NUMBER KEYNOTE
008 WASHING MACHINE009 DRYER010 REFRIGERATOR012 RANGE WITH MICROWAVE ABOVE014 MICROWAVE202 42" GLASS GUARDRAIL SYSTEM304 HVAC UNIT PER MECHANICAL347 TOILET348 TUB & SHOWER COMBO803 IKEA GODMORGON / ODENSVIK 40" SINK CABINET WHITE (191.854.66)

Page 367 of 615 ends

Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
3 A-302
4 A-302
21'-0"
20'-0" 1'-0"
8'-0" 10'-0" 10'-0" 1/2"11 1/2"
8'-10 1/4" 1'-1 3/4"
7'-0" 7'-0"

ELEVATION OF BUILDING PAD PER CIVIL

SLOPE OF ROOF PER SITE PLAN
304 304
304 304
B-11 B-10
B-8
B-5 Z-13
B-4 B-3
010
202
803

BASEMENT
-8' - 0"
18'-9 1/2" 11'-4" 11'-9"
8" 3'-0" 7'-0" 8"
NOTE:

LOCATION OF
OPTIONAL NONHABITABLE

STORAGE

BASEMENT
ACCESS
INT. SIZEL = 10'W =8'H = 7'
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
3 A-302
4 A-302
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0"
1'-1 3/4" 8'-10 1/4"
7'-0"

ELEVATION OF BUILDING PAD PER CIVIL

SLOPE OF ROOF PER SITE PLAN
B-5
B-7
B-10 B-11
B-4
BS
348
012
010
014
013
202
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
1 A-302
2 A-302
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0"
1'-0" 9'-0"
7'-0"

ELEVATION OF BUILDING PAD PER CIVIL

SLOPE OF ROOF PER SITE PLAN
304
304
803
010
B-6
B-5
013
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
1 A-302
2 A-302

ELEVATION OF BUILDING PAD PER CIVIL
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0" 8'-0"
1'-0" 9'-0"
7'-0"
7'-11 1/2"

SLOPE OF ROOF PER SITE PLAN
BT
BA
B-8
B-7 B-6
B-4
202
202

BASEMENT
-8' - 0"
9'-2" 9'-4"
8" 5'-0" 3'-0" 8"
NOTE:

LOCATION OF
OPTIONAL NONHABITABLE

STORAGE

BASEMENT
ACCESS
INT. SIZEL = 10'W =8'H = 7'
Drawn byReviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
DEC 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA-KISHOUSE
PROJECT # B19-319-324
A-302
5/4/2022 1:58:57 PM

BUILDING BSECTIONS

CANTERA
3/8" = 1'-0" 1 BUILDING B SECTION 13/8" = 1'-0" 2 BUILDING B SECTION 2 3/8" = 1'-0" 3 BUILDING B SECTION 33/8" = 1'-0" 4 BUILDING B SECTION 4

KEYNOTES

NUMBER KEYNOTE
010 REFRIGERATOR012 RANGE WITH MICROWAVE ABOVE013 KITCHEN SINK014 MICROWAVE202 42" GLASS GUARDRAIL SYSTEM

KEYNOTES

NUMBER KEYNOTE
304 HVAC UNIT PER MECHANICAL348 TUB & SHOWER COMBO803 IKEA GODMORGON / ODENSVIK 40" SINK CABINET WHITE (191.854.66)

Page 368 of 615 ends

Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
3 A-303
4 A-303
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0"
1'-1 3/4" 8'-10 1/4"
7'-0" 6'-8"

ELEVATION OF BUILDING PAD PER CIVIL

SLOPE OF ROOF PER SITE PLAN
304
304
C-13 C-8 C-12
C-4
C-3
348
347
803
008 012
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
3 A-303
4 A-303

ELEVATION OF BUILDING PAD PER CIVIL
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0" 8'-0"
1'-1 3/4" 8'-10 1/4"

SLOPE OF ROOF PER SITE PLAN
304
012
010
348
347
803 C-7 C-11
202

BASEMENT
-8' - 0"
15'-7" 11'-4" 5'-3 1/4"

ARTSHELF /BUILT IN SHELF
NOTE:

LOCATION OF
OPTIONAL NONHABITABLE

STORAGE

BASEMENT
ACCESS
INT. SIZEL = 10'W =8'H = 7'
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
1 A-303
2 A-303

ELEVATION OF BUILDING PAD PER CIVIL
21'-0"
20'-0" 1'-0"
10'-0" 10'-0" 1/2"11 1/2"
8'-10 1/4" 1'-1 3/4"
7'-0" 7'-0"

SLOPE OF ROOF PER SITE PLAN
304 304
304
304
C-12 C-11
C-4
C-1
CA
010
CB
Level 1
0' - 0"
Level 2
10' - 0"
Master - Roof
20' - 0"
1 A-303
2 A-303

ELEVATION OF BUILDING PAD PER CIVIL
21'-0"
1'-0" 20'-0"
11 1/2" 1/2" 10'-0" 10'-0" 8'-0"
1'-0" 9'-0"

SLOPE OF ROOF PER SITE PLAN
304
304
347
803
202

BASEMENT
-8' - 0"
5 3/4" 9'-4" 13'-4 1/2"
NOTE:

LOCATION OF
OPTIONAL NONHABITABLE

STORAGE

BASEMENT
ACCESS
INT. SIZEL = 10'W =8'H = 7'
Drawn byReviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
DEC 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA-KISHOUSE
PROJECT # B19-319-324
A-303
5/4/2022 1:59:05 PM

BUILDING CSECTIONS

CANTERA
3/8" = 1'-0" 1 BUILDING C SECTION 13/8" = 1'-0" 2 BUILDING C SECTION 2 3/8" = 1'-0" 3 BUILDING C SECTION 33/8" = 1'-0" 4 BUILDING C SECTION 4

KEYNOTES

NUMBER KEYNOTE
008 WASHING MACHINE010 REFRIGERATOR012 RANGE WITH MICROWAVE ABOVE202 42" GLASS GUARDRAIL SYSTEM304 HVAC UNIT PER MECHANICAL347 TOILET348 TUB & SHOWER COMBO803 IKEA GODMORGON / ODENSVIK 40" SINK CABINET WHITE (191.854.66)

Page 369 of 615 ends

PER SCHEDULE
WIDTH

PER SCHEDULE
HEIGHT

INTERIOR
DOOR

INTERIOR

DOUBLE DOOR

EXTERIOR
DOOR

EXTERIOR SLIDING

GLASS DOOR

INTERIOR

SLIDING DOOR
• INTERIOR DOOR• SINGLE FLUSH DOOR• FRAMING PER PLAN• STANDARD HARDWARE• WOOD SOLID CORE • INTERIOR DOOR• DOUBLE FLUSH DOOR• FRAMING PER PLAN• STANDARD HARDWARE• WOOD SOLID CORE • INTERIOR DOOR• 2 PANEL CLOSET SLIDING DOOR• FRAMING PER PLAN• STANDARD HARDWARE• WOOD HOLLOW CORE • EXTERIOR DOOR• METAL DOOR W/ GLAZING• FRAMING PER PLAN • STANARD HARDWARE• ALUMINUM SOLID CORE • EXTERIOR DOOR• 2 PANEL SLIDING GLASS DOOR• FRAMING PER PLAN• HARDWARE PER MANUFACTURER• ALUMINUM SERIES

FIXED WINDOW CASEMENT WINDOW
• FIXED PICTURE WINDOW• ALUMINUM FRAME• FRAMING PER PLAN• HARDWARE PER MANUFACTURER• ANODIZED BLACK/BRONZE • HINGED OPENING WINDOW• ALUMINUM FRAME • FRAMING PER PLAN• HARDWARE PER MANUFACTURER• ANODIZED BLACK/BRONZE

PER SCHEDULE
HEIGHT

PER SCHEDULE
WIDTH

PER SCHEDULE
HEIGHT
Drawn byReviewed by
1 A Project number
STRUCTURAL ENG:MEP:GENERAL CONTRACTOR:OWNER:

Contour Lofts LLC2605 State St. San Diego, CA 92103Phone: 858.231.9914 InDev + Design, INC © 2017 All Rights Reserved
InDev, Inc.2605 State St. San Diego, CA 92103Phone: 858.231.9914CSLB# 971403 Architect:

InDev+Design, Inc.2605 State St. San Diego, CA 92103Phone: 858.231.9914LIC# C18932 PROJECT ADDRESS:
2120 Columbia Street San Diego, CA 92101
Submittal DatePlan Date
08/29/201708/28/2017
PROJECT STATUS: BUILDING PERMIT SET
T-24 CONSULTANT:ENVISION ENGINEERING7734 Herchel Ave.La Jolla, CA 92037PHONE: 858.246.7745VANDER VEEN ENGINEERING CONSULTANTS42056 DELMONTE ST. TEMECULA, CA 92591PHONE: 951.795.5172VANDER VEEN ENGINEERING CONSULTANTS42056 DELMONTE ST. TEMECULA, CA 92591 B PHONE: 951.795.5172 CD
2 3 4 5
1 2 3 4 5
PROJECT NAME:GEOTECHNICAL:CHRISTIAN WHEELER ENGINEERING3980 HOME AVE.SAN DIEGO, CA 92105PHONE: 619.550.1700 A-401
5/4/2022 1:59:09 PM

DOOR &WINDOWSCHEDULE
Author
Checker

CANTERA

CANTERA
Revision Schedule
Rev. # Revision Date

DOOR SCHEDULE
TAG

DOOR SIZE DOOR PANEL

MANUFACTURER

DOOR FRAME HARDWARE
GLAZING FIRE RATING COMMENTS WIDTH HEIGHT THK. TYPE MATERIAL FINISH ROUGH WIDTH ROUGH HEIGHT MATERIAL FINISH TYPE LOCK A-1 3' - 0" 8' - 0" 1 3/4" TIN CLAD STAINED 3' - 1 1/4" 8' - 1" METAL S.S., TIGHTLY SEALED SELF CLOSING TEMP. 20-MIN.A-2 4' - 8" 7' - 0" 1 3/4" DR-20 WOOD STAINED 5' - 2" 7' - 2" WOOD STAINED STANDARDA-3 2' - 6" 7' - 0" 2"A-4 2' - 6" 7' - 0" 2"A-5 2' - 6" 7' - 0" 2"A-6 2' - 6" 7' - 0" 2"A-7 2' - 6" 7' - 0" 2"A-8 2' - 6" 6' - 8" 2"A-9 2' - 8" 7' - 0" 2"B-1 3' - 0" 8' - 0" 1 3/4" TIN CLAD STAINED 3' - 1 1/4" 8' - 1" METAL S.S., TIGHTLY SEALED SELF CLOSING TEMP. 20-MIN.B-3 3' - 0" 7' - 0" 1 1/2" DR-13 WOOD STAINED 3' - 2" 7' - 2" WOOD STAINED STANDARD PER SPEC.B-4 2' - 6" 6' - 8" 2"B-5 2' - 6" 7' - 0" 2"B-6 2' - 6" 7' - 0" 2"B-7 2' - 6" 7' - 0" 2"B-8 5' - 11 1/2" 7' - 11 1/2" 1 3/4" DR-22 ALUMINUM ANODIZED BLACK Milgard Manufacturing 16' - 2" 8' - 2" ALUMINUM ANODIZED BLACK PER SPEC. PER SPEC. TEMP.B-9 2' - 6" 7' - 0" 2" B-10 2' - 6" 7' - 0" 2"B-11 2' - 6" 7' - 0" 2"B-12 3' - 0" 8' - 0" 1 3/4" TIN CLAD STAINED 3' - 1 1/4" 8' - 1" METAL S.S., TIGHTLY SEALED SELF CLOSING TEMP. 20-MIN.

B-13 5' - 11 1/2" 7' - 11 1/2" 1 3/4" DR-22 ALUMINUM ANODIZED BLACK Milgard Manufacturing 16' - 2" 8' - 2" ALUMINUM ANODIZED BLACK PER SPEC. PER SPEC. TEMP.

C-1 3' - 0" 8' - 0" 1 3/4" TIN CLAD STAINED 3' - 1 1/4" 8' - 1" METAL S.S., TIGHTLY SEALED SELF CLOSING TEMP. 20-MIN.

C-2 2' - 6" 6' - 8" 2"C-3 2' - 6" 7' - 0" 2"C-4 4' - 8" 7' - 0" 1 3/4" DR-20 WOOD STAINED 5' - 2" 7' - 2" WOOD STAINED STANDARDC-7 2' - 6" 6' - 8" 2"C-8 2' - 6" 6' - 8" 2"C-9 2' - 6" 6' - 8" 2" C-10 2' - 6" 6' - 8" 2"C-11 4' - 6" 7' - 0" 1 3/4" DR-23 WOOD STAINED 4' - 8" 7' - 2" WOOD STAINED STANDARDC-12 4' - 6" 7' - 0" 1 3/4" DR-23 WOOD STAINED 4' - 8" 7' - 2" WOOD STAINED STANDARDC-13 4' - 6" 7' - 0" 1 3/4" DR-23 WOOD STAINED 4' - 8" 7' - 2" WOOD STAINED STANDARD

DOOR SCHEDULE NOTES

1. ALL EMERGENCY ESCAPE AND RESCUE OPENINGS SHALL COMPLY WITHTHE FOLLOWING: THE MINIMUM NET CLEAR OPENING HEIGHT FIMENSIONS SHALL BE 24 INCHES, THE MINIMUM NET CLEAR OPENING WIDTH DIMENSION SHALL BE 20 INCHES, THE NET CLEAR OPENING DIMENSIONS REQUIRED SHALL BE OBTAINED BY THE NORMAL OPERATION OF THE EMERGENCY ESCAPE AND RESCUE OPENING FROM INSIDE OF THE BUILDING. ALL WINDOWS MUST MEET THIS REQUIREMENT WHEN APPLICABLE.

2. ALL EGRESS DOORS SHALL BE SIDE HINGED, AND SHALL PROVIDE THE MINIMUM CLEAR WIDTH OF 32 INCHES, WHEN MEASURED BETWEEN THE FACE OF THE DOOR AND THE STOP, WITH THE DOOR OPEN 90 DEGREES. THE MINIMUM HEIGHT OF THE DOOR OPENING SHALL NOT BE LESS THAN 78 INCHES IN HEIGHT, MEASURED FROM THE TOP OF THE THRESHOLD TO THE BOTTOM OF THE STOP.

3. ALL GLASS THAT IS IN A "HAZARDOUS LOCATION" ACCORDING TO THE IRC R308.4 SHALL BE TEMPERED GLASS.4. OWNER TO VERIFY ALL FINISHES.5. MINIMUM STC RATING OF 30 FOR ALL EXTERIOR DOORS (EXCEPT GARAGE DOOR). 1/2" = 1'-0"

DOOR TYPES
1/2" = 1'-0"

WINDOW TYPES

WINDOW SCHEDULE
TAG Type
Mark
STYLE

WINDOW SIZE
GLAZING FRAME MATERIAL FINISH MANUFACTURER COMMENTS LEVEL WIDTH HEIGHT SILL ABOVE F.F.

AA A2 FIXED 5' - 0" 4' - 0" 4' - 0" Milgard Manufacturing Level 1AB A11 FIXED 5' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 AC A9 FIXED 5' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 1AD A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 AE A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 AF A12 FIXED 2' - 6" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 AG A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 AH A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 AI A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 AJ A11 FIXED 5' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 AK A9 FIXED 5' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 2 AL A11 FIXED 5' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 AM A9 FIXED 5' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 2 AN A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 AO A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 AP A12 FIXED 2' - 6" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 AQ A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 BA A12 FIXED 2' - 6" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 BB A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 BC A12 FIXED 2' - 6" 3' - 0" 0' - 0" Milgard Manufacturing Level 1BD A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 BE A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 BF A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 1 BG A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 BH A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 BI A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 BJ 21 FIXED 6' - 0" 8' - 0" 0' - 0" Milgard Manufacturing Level 1BJ A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 1 BK A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 BL A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 BM A12 FIXED 2' - 6" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 BN A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 BO A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 BP A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 2 BQ A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 BR A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 BS A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 BT 26 FIXED 6' - 0" 8' - 0" 0' - 0" Milgard Manufacturing Level 2 BU A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 BV A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 BW A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 BX A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 BY A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 2 CA A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1CB A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 CC A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 CD A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 CE A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 CF A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 1 CG A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 CH A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 1 CI A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 1 CJ A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 1 CK A12 FIXED 2' - 6" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 CL A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 CM A12 FIXED 2' - 6" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 CN A8 CASEMENT 2' - 6" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 CO A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 CP A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2 CQ A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 CR A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 2 CS A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 CT A16 FIXED 3' - 0" 5' - 0" 3' - 0" Milgard Manufacturing Level 2 CU A14 FIXED 3' - 0" 3' - 0" 0' - 0" Milgard Manufacturing Level 2 CV A13 CASEMENT 3' - 0" 5' - 0" 3' - 0" ALUMINUM ANODIZED BLACK Milgard Manufacturing Level 2

WINDOW SCHEDULE NOTES

1. ALL GLASS THAT IS IN A "HAZARDOUS LOCATION" ACCORDING TO 2016 CBC SECTION 2406.3 SHALL BE TEMPERED GLASS.

2. OWNER TO VERIFY ALL MATERIALS AND FINISHES3. CONTRACTOR TO VERIFY ALL SIZES AND DIMENSIONS PRIOR TO ORDERING AND INSTALLING.4. CONTRACTOR TO VERIFY ALL SIZES AND DIMENSIONS PRIOR TO ANY CUSTOM BUILT FEATURES.5. MIN. STC = 30 6 SKYLIGHTS: VELUX TYP. ESR-4108

Page 370 of 615 ends

CMU WALL PER STRUCTURAL
3/8" STEEL BACKING RODWATER-PROOF SEALANT
FLOOR ASSEMBLY PER PLANSMAINTAIN FIRE RATING AS REQUIREDFINISH MATERIAL PER PLANS3 5/8" 20 GA. METAL STUDS @ 16" O.C.

METAL CHANNEL LEDGER
2X BLOCKING

ON METAL

STUD WALLS

WALL PER PLAN

MAINTAIN FIRE RATING

AS REQUIRED
x2 #2 SHEET METAL SCREWS OR CONCRETE LAG SCREWSCABINETRY PER PLANMETAL CHANNEL LEDGER x2 #8 SHEET METAL SCREWSESR-2269 HILT SHOT PIN @ 16" o.c.

VARIES IN FIELD

FLOOR ASSEMBLY PER PLANSMAINTAIN FIRE RATING AS REQUIRED 5/8" DRYWALL

AROUND SOFFIT

METAL CHANNEL LEDGER

BLOCKING ON

METAL STUD
WALLS

MAINTAIN FIRE RATING

AS REQUIRED

WALL FINISH

PER PLAN
x2 #2 SHEET METAL SCREWS OR CONCRETE LAG SCREWS
3 5/8" 20 GA. METAL STUDS @ 16" O.C.x2 #8 SHEET METAL SCREWSMETAL CHANNEL LEDGERESR-2269 HILT SHOT PIN @ 16" o.c.

FINISH MATERIAL PER PLANSHEATHING PER STRUCTURALCMU WALL PER PLANMETAL EDGE TRIM

SLAB DEPTH PER PLAN
2"
1/2"
WATER PROOF MEMBRANETILE OR FINISH PER PLANRECESSED AREA TO BE BUILT UP WITH CRICKET ASSEMBLY TO SLOPE TO DRAINSHOWER GLASS CAULK AND SEAL EDGESSEE SHEET S3.3 DETAIL #11 FOR STEPPED SLAB CONDITIONMORTAR BED NEWTECH WOOD PLANKAW-08 CLIP1x VERTICAL WOOD STRIPSBUILDING PAPER / VAPOR BARRIERAW-02 STATER/BASE CLIPRAINSCREEN SIDING SYSTEM -

PLY-WOOD BACKINGWALL PER PLANFOUNDATION PER PLANFLOOR PER PLANINTERIOR

EXTERIOR

WALL FINISH PER PLANSHEARING PER STRUCTURAL
NEWTECH WOOD PLANKAW-08 CLIP1x VERTICAL WOOD STRIPSBUILDING PAPER / VAPOR BARRIERAW-02 STATER/BASE CLIP

DOUBLE STUD WALL PER PLAN
2ND FLOOR

INTERIOR

EXTERIOR

WALL FINISH PER PLANSHEATHING PER STRUCTURAL
1ST FLOOR

INTERIOR

DOUBLE STUD TOP PLATEDOUBLE STUD WALL PER PLAN
PLY-WOOD BACKINGAW-08 CLIPT-7 SPACERNEWTECH WOOD PLANK1x VERTICAL WOOD STRIPSBUILDING PAPER / VAPOR BARRIERPLY-WOOD BACKING

DOUBLE STUD WALL PER PLANFLOOR FINISH PER PLANWALL FINISH PER PLANCEILING FINISH PER PLAN (2) LAYERS OF 3/4" PLY WOOD(2) LAYERS OF 3/4" PLY WOODBLACK ANODIZED ALUMINUM SHEATING BUILDING PAPER / VAPOR BARRIERBLACK ANODIZED ALUMINUM SHEATING NEWTECH WOOD PLANKAW-08 CLIP1x VERTICAL WOOD STRIPSBUILDING PAPER / VAPOR BARRIER CANT

ROOFTOP

EXTERIOR

ROOF SHEATHING PER STRUCTURALBUILT-UP ROOF
2ND FLOOR

INTERIOR

DOUBLE STUD TOP PLATE

DOUBLE STUD WALL PER PLANPLY-WOOD BACKING

TJI PER STRUCTURALCAP FLASHING
AW-08 CLIPAW-08 CLIPAW-08 CLIPT-7 SPACER

CEILING FINISH PER PLANSHEATHING PER STRUCTURAL
NEWTECH WOOD PLANKAW-08 CLIP1x VERTICAL WOOD STRIPSBUILDING PAPER / VAPOR BARRIER

EXTERIOR

WALL FINISH PER PLANSHEATHING PER STRUCTURAL

INTERIOR

DOUBLE STUD WALL PER PLAN

PLY-WOOD BACKING

STUDS PER STRUCTURAL
US46 OUTER CORNER CLIP 1x VERTICAL WOOD STRIPSAW-08 CLIP NEWTECH WOOD PLANK(x2) LAYERS 3/4" PLYWOOD 7/8" HAT CHANNELBUILDING PAPER / VAPOR BARRIER

EXTERIOR

WALL FINISH PER PLANSHEATHING PER STRUCTURAL

INTERIOR

DOUBLE STUD WALL PER PLAN

PLY-WOOD BACKING

STUDS PER STRUCTURAL
1x VERTICAL WOOD STRIPSAW-08 CLIP

SINGLE STUD WALL PER PLAN
AW-08 CLIP

SHEATHING PER STRUCTURAL

BLACK ANODIZED ALUMINUM SHEATINGBLACK ANODIZED ALUMINUM SHEATING 7/8" HAT CHANNELBUILDING PAPER / VAPOR BARRIER

EXTERIOR

WALL FINISH PER PLANDOUBLE STUD TOP PLATE

INTERIOR

SHEATHING PER STRUCTURAL

BLACK ANODIZED ALUMINUM SHEATING WALL FINISH PER

PLANSINGLE STUD WALL PER PLANWINDOW HEADER PER STRUCTURAL 7/8" HAT CHANNELBUILDING PAPER / VAPOR BARRIERBLACK ANODIZED ALUMINUM SHEATING

SHEATHING PER STRUCTURAL
MILGARD STANDARD ALUMINUM WINDOW FRAME WITH 1" FLANGEMILGARD STANDARD ALUMINUM WINDOW FRAME WITH 1" FLANGEWINDOW PER SCHEDULE

HEADSILL/JAMB
7/8" HAT CHANNELBUILDING PAPER / VAPOR BARRIER

EXTERIOR INTERIOR

SHEATHING PER STRUCTURAL

BLACK ANODIZED ALUMINUM SHEATING WALL FINISH PER

PLANDOOR HEADER PER STRUCTURAL
7/8" FURRING STRIPTIMELY ADJUSTABLE FRAME
20 3" = 1'-0" CMU WALL CONTROL JOINT1
5 1" = 1'-0" SOFFIT @ CABINETS1
Drawn byReviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
DEC 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA-KISHOUSE
PROJECT # B19-319-324
AD-101
5/4/2022 1:59:14 PM

TYPICALDETAILS

CANTERA
10 1" = 1'-0" SOFFIT1
19 3" = 1'-0" CMU TRANSITION TO FINISH MATERIAL1
15 3" = 1'-0" RECESSED SHOWER STALL
18 3" = 1'-0" BASE CONDITION (SECTION)13 3" = 1'-0" HORIZONTAL BREAK (SECTION) 3 3" = 1'-0" PARAPET (SECTION)
17 3" = 1'-0" CORNER DETAIL (PLAN)12 3" = 1'-0" WALL INSET (PLAN) 14 3" = 1'-0" WINDOW (SECTION) 4 3" = 1'-0" DOOR (SECTION)

Page 371 of 615 ends

WALL ASSEMBLY PER PLANS
SILICONE SEALANT INSTALLED TO 5/8" DEPTH AND FLUSH WITH SURFACE OF WALL.MAX 6"ø NO. 28 HVAC STEEL DUCT OR MAX. 4" STEEL, IRON PIPE, CONDUIT, EMT COPPER PIPE OR TUBING, AND FIRE SPINKLER PIPES.INSTALL A 3/8" THICK COVER BEAD AT DUCT OR PIPE PENETRATION.UL RATING: ASTEM EU14 (UL 1479) REFER TO SYSTEM WL-7019 A
A

SECTION A-A
NON-METALLIC PENETRANT CABLESADDITIONAL FILL MATERIAL INSTALLED WITH A MIN 1/4" CROWN IS FORMED AROUND THROUGH PENETRANTION AT CONTACT POINT OF CABLE OR CONDUIT.FLOOR ASSEMBLY PER PLANMAX 54% OF OPENING FILLED W/ CABLEUL LISTED FIRE RATED SEALANT TO MATCH RATING OF ASSEMBLY. 5/8" MIN. DEPTH OF FILL TO BE FLUSH WITH FINISH SURFACE.NOTE: REFER TO SYSTEM FC-3057 UL RATING: ASTM E814 (UL 1479) REFER TO SYSTEM FC-01010ADDITIONAL FILL MATERIAL INSTALLED WITH A MIN 1/4" CROWN IS FORMED AROUND PENETRATION AT CONTACT POINT TO CABLE OR CONDUITUL LISTED FIRE RATED SEALANT -MATCH RATING OF ASSEMBLY. 3/4" MIN. DEPTH OF FILL MATERIAL FLUSH WITH TOP OF SURFACE.UL LISTED FIRE RATED SEALANT -MATCH RATING OF ASSEMBLY. 5/8" MIN DEPTH OF FILL MATERIAL FLUSH WITH SURFACE OF CEILING.MAX 4" STEEL, IRON PIPE, CONDUIT, EMT COPPER PIPE OR TUBING, AND FIRE SPINKLER PIPES W/ METAL ESCUTCHEON. UL 199.RATED CEILING ASSEMBLY PER PLANSFRAMING PER STRUCTURALFLOOR ASSEMBLY PER PLANS FACE NAIL (MIN. OF 2 NAILS PER SIDE) AT THE FLASHING ON EACH SIDE OF POST.FLASHING IS SECURED TO SUBFLOOR WITH NAILS ON ALL SIDES.

GALVANIZED, 26 GAUGE,

FLAT METAL INSTALLED

ON ALL CORNERS OF

THE POST AND NAILED
TO THE SUBSTRATE.

APPLY MANUFACTURER RECOMMENDED JOINT SEALANT BEHIND FLASHING AND AT TOP OF THE FLASHINGAPPLY MANUFACTURER RECOMMENDED JOINT SEALANT AFTER COMPLETION OF THE PLI-DEK BASECOAT AROUND BASE OF POST. PLI-DEK SYSTEM TERMINATES ATTHIS POINT GS88 TO BE COATED ON ALL VERTICAL FLASHING.

POST PER PLAN

BLK'G PER

STRUCUTRAL

ASSEMBLY

PER PLANS

POST CONNECTION

PER STRUCTURAL
26 GA. BONDERIZED 2-PIECE SHEET METAL SADDLE MIN. 4" OVER LAP, FULLY BEDDED IN SEALANT. ALL 4 SIDES OF POST TO BE FLASHED.SEALANT NOTCH POST 1/2" DEEP @ 3" ABOVE DECK SHEATHING AROUND PERIMETER OF POST.JIFFY SEAL BETWEEN FLASHING AND SUBSTRATEWATER PROOF DECKING SYSTEM PER PLAN.

GENERAL FLASHING INSTALLATION NOTES:A. ATTACH FLASHING ALONG THE BOTTOM OF ROUGH OPENING WITH THE BOTTOM LEFT FREE TO ALLOW "TYVEK" TO BE SLIPPED UNDERNEATH.

B. ATTACH JAMB FLASHING ALONG SIDE OF OPENING ALIGNING FLUSH TO EDGE OF ROUGH OPENING.C. BEFORE INSTALLING WINDOW, APPLY CONTINUOUS BEAD OF SEALANT TO THE BACKSIDE OF FRAME FLANGE NEAR THE OUTER EDGE TO CREATE A CONTINUOUS SEAL BETWEEN THE WINDOW AND THE FLASHING.

D. INSTALL THE WINDOW PER MANUFACTURER'S INSTRUCTIONS. APPLY A CONTINUOUS BEAD OF SEALANT AT THE TOP OF THE FRAME FLANGE EXTERIOR FACE.

E. APPLY HEAD FLASHING ENSURING FULL CONTACT TO THE HEAD SEALANT, DO NOT NAIL THROUGH THE

FRAME FLANGE FOR ATTACHMENT TO ALLOW POTENTIAL HEADER DEFLECTION AND FREE MOVEMENT FOR THE FRAME.
2" MIN. 2" MIN. EXTEND FLASHING 2" MIN. BEYOND FLASHING TYP.

GLAZING OR DOOR OPENINGGLAZING OR DOOR FRAMEFRAME FLANGEW.R. MEADOWS "AIRSHIELD (40 MIL.) " 9" WIDE FLASHINGFLASHING BENEATH "TYVEK" BUILDING WRAP."TYVEK" BUILDING WRAPNAILING BBAA

SECTION A-A
HEADER

SECTION B-B

DOOR SILL

SECTION B-B
SILL

BOTH SIDES
6" MIN.

JIFFY SEAL (WRAP 3 SIDES 6" MIN.)
TYVEK
CAULK

FLASHING

TAPE (CONTINUOUS)
CAULK

SILL PAN FLASHING (WHERE OCCURS)
CAULK

TYVEK BUILDING WRAP (WRAP ONTO SILL)
JIFFY SEAL (WRAP 3 SIDES 6" MIN.)JIFFY SEAL (WRAP 3 SIDES 6" MIN.)

TYVEK BUILDING WRAP (WRAP ONTO SILL)
'J' MOLDING
SOUND DAMPER TO RUN ALONG ENTIRE TOP OF AIR DUCT ENCLOSURETWO (2) LAYERS OF 5/8" TYP. 'X' GYPSUM BOARD ASSEMBLY AROUND DUCTS.TYP. AIR DUCT FROM DRYER,RANGE, HOOD VENT, OR BATHROOM FANS PER PLAN. FILL SURROUND SPACE WITH INSULATION.2X BLOCKING TYPICAL AT ALL FIXTURE AND DUCT ENCLOSURES.RECESSED LIGHT FIXTURE OR BATHROOM FAN IN CEILING PER ELECTRICAL PLAN.TWO (2) LAYERS OF 5/8" TYP. 'X' GYPSUM BOARD AROUND FULL PERMITER OF RECESSED FIXTURE

18. GA. WIRE TIE RETAINERJOINT COMPOUND APPLIED TO BACK OF DRYWALLCONTINUOUS LAYER OF 5/8" TYP 'X' GYPSUM BOARD TO MAINTAIN ASSEMBLY RATING.TYPE 'G' SCREW, ONE PER CORNERCONDUIT PER PLANNOTE: CUT ALL "ENCLOUSURE PIECES OF GYPSUM PANEL TO INSURE PROPER, TIGHT FIT.

USG# 09 21 16.328
15 3" = 1'-0" TYPICAL WALL PENETRATIONS110 3" = 1'-0" TYPICAL WIRE PENETRATIONS1 20 3" = 1'-0" TYPICAL FLOOR/CEILING PENETRATIONS1
Drawn byReviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
DEC 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA-KISHOUSE
PROJECT # B19-319-324
AD-102
5/4/2022 1:59:17 PM

PENETRATIONDETAILS

CANTERA
14 3" = 1'-0" POST FLASHING1
9 NTS OPEN FLASHING1
5 1 1/2" = 1'-0" LIGHTBOX ENCLOSURE1
19 3" = 1'-0" 1 HR. BOX ENCLOSURE1 18 NTS 3 HR PENETRATION

Page 372 of 615 ends

AD-103
10 Sim
---
-
Sim
AD-103
19 Sim
WALL PER PLANFRAMING PER STRUCTURALPLYWOOD SHEATHING PER STRUCUTRAL W/ MAX. 1/8" GAP BETWEEN SHEETS.FLASHING PAPER TO COVER PLYWOOD SEAMS 2" MAX. 6" MIN. 3/4"
2"
OFFSET METAL LATH EDGES FROM PLYWOOD SEAMS MIN. 6"96" X 27" 2.5 LBS/SQ. YD. GALVANIZED (DIPPED) EXANDED METAL LATH OVERLAPPED 3/4" AT SEAMS.OVERLAP LATH IN TOP OF FLASHING TO THE EDGE OF THE DECK SYSTEM WALL FINISH PER PLANWALL ASSEMBLY PER PLANBUILDING PAPER TO OVER LAP METAL FLASHINGPERFORATED J-MOLDWEST COAT OVER FLASHING AND UP WALL MININUM 2"MINIMUM 2" X 6", 26 GA. GALVANIZED BONDERIZED L-METALFLOOR ASSEMBLIES PER PLANJIFFY SEAL BETWEEN FLASHING AND SIBSTRATE 2 1/8" MIN.
2" MIN. 4" MIN.

SLOPE
SLOPE
MIN.
4"
NOTE: 1. CONTRACTOR TO FIELD MEASURE WALL WIDTH. CAP FLASHING TO HAVE TWO INCH SIDE RETURNS.2. NO TOP FASTING ALLOWED.MIN. 24 GA. GALV. IRON COVER PLATE PLEATED AT EDGEALUMINUM OR NICKEL PLATED FASTENER WITH NEOPRENE WASHER CENTERED OVER 1/4" GAP BETWEEN ADJACENT SECTIONS OF COPING.HEM CAP AROUND COPING JOINTGALV. ALUMINUM COPINGCONT. CLEAT1X NAILER RIPPED TO CREATE POSITIVE FLOW SLOPE
1X NAILER WALL FINISH PER PLANWATERPROOF MEMBRANE UNDERLAYMENTGUARD RAIL TYPE PER PLAN RAL3CONTINUOUS SILICONE SEALANT, BY OTHERS.TF316134 @ 20" O.C.

PLAN

VARIES PER
SILICONE ROOF BELLOW W/ 45 MIL. EPDM WATER BARRIER 50% MOVEMENT.RAL2CONTINUOUS SILICONE SEALANT, BY OTHERS.TF316134 @ 20" O.C.WB045NOTE: WATER BARRIER APPLY A MASTIC SETTING BED, BY OTHERS AD-103
15 Sim

EXTERIOR SIDING PER PLANFLOOR ASSEMBLY PER PLANWALL PER PLANCANT STRIPROOFING PER PLANSSTUCCOPARAPIT WALL PER PLAN

SITE BUILT PIECES
V
CUT

LEFT RIGHT

PREFABRICATED SCUPPER
FLASHING WITH WP-30

BACK FRONT
12" MIN.
4" MIN
4" MIN.
4" MIN.
4" MIN.
3" MIN.
4" MIN.

MIN. 1/4":12" SLOPE TO SCUPPERPLYWOODSTUCCO
SLOPE
NOTE:1. APLPY WESTCOAT WP-51 ON ALL FLASHING SEAMS AND OVERLAPS. STANDARD OVERLAP IS BOTTOM TO TOP WITH A 4" OVERLAP.

SLOPE 1/4":1'-0"SLOPE 1/4":1'-0"
NOTE: USE RIPPED 2X MEMEBERS OVER JOISTS TO OBTAIN SLOPE DECK SLOPING MATERIAL1/4" PER FOOT
12' MAX. BETWEEN DRAINS
AD-103
9 Sim
AD-103
10 Sim

OVERFLOW SCUPPER PER PLANROOF DRAIN PER PLAN
4"
CONTINUOUS 4" RETURN AT WALLSCAULK JOINT AROUND DRAIN PRIORTO COLOR COATGALVANIZED BONDERIZED DRAIN DECK PLATEADJUSTABLE REMOVABLE DRAIN CAP16 GUAGE STAINLESS STEEL STAINERNOTE:1. JIFFY SEAL ALL AROUND DRAIN2. DRAIN DECK PLATE MEASURES 10" SQUARE FOR 3" DRAIN3. SLOPE TO DRAIN @ 1/4":1'-0"4. USED AT ALL DECKS AND ROOFSBRONZE NO HUB ADAPTER SWEAT -SOLDERED TO PLATE

SLOPE TO
S

SCUPPER

LOPE TO SCUPPER
A

SECTION A-A

PARAPETSCUPPERDOWNSPOUT PER PLANFINISH MATERIAL PER PLANSCUPPERDOWNSPOUT PER PLANCRICKET A

SLOPE TO SCUPPER

SLOPE TO SCUPPER
A

SECTION A-A
R.D.
6"
A
CRICKET PER PLANPARAPET PER PLANROOF DRAINDOWNSPOUT IN WALLWALL FINISH PER PLANWALL ASSLEMBLY PER PLANGROUND LEVEL PER PLANDOWNSPOUT TO RUN DOWN WALL ASSEMBLY AND EXIT AT GROUND LEVEL PER PLAN.DOWNSPOUT TO BE APPROX. 6" ABOVE F.G.

INTERIOR EXTERIOR

STANDING SEAM METAL ROOFANODIZED METAL FLASHING W/HEMMED DRIP EDGE ON SELFADHEREDMEMEBRANE TO WRAP FASCIAFINISH PER

CEILING PLANFINISH PER PLAN

WALL ASSEMBLY PER PLANMETAL FLASHING DRIP EDGE
2x FULLDEPTH BLOCKING

INSULATION PER
PLAN

BEAM PER STRUCTURAL PLAN

ROOF FRAMING PER STRUCTURAL

SHEATING PER PLAN
5 NTS WATER-PROOF DRAIN1
19 3" = 1'-0" DECK TO WALL FLASHING1
15 NTS PARAPET FLASHING1
Drawn byReviewed by
1 A Project number
STRUCTURAL ENG:MEP:GENERAL CONTRACTOR:OWNER:

InDev+Design, Inc.2605 State St. San Diego, CA 92103Phone: 858.231.9914LIC# C18932 PROJECT ADDRESS:
2120 Columbia Street San Diego, CA 92101
Submittal DatePlan Date
08/29/201708/28/2017
PROJECT STATUS: BUILDING PERMIT SET
T-24 CONSULTANT:ENVISION ENGINEERING7734 Herchel Ave.La Jolla, CA 92037PHONE: 858.246.7745VANDER VEEN ENGINEERING CONSULTANTS42056 DELMONTE ST. TEMECULA, CA 92591PHONE: 951.795.5172VANDER VEEN ENGINEERING CONSULTANTS42056 DELMONTE ST. TEMECULA, CA 92591 B PHONE: 951.795.5172CD
2 3
4 5
1 2
3 4
5 PROJECT NAME:GEOTECHNICAL:CHRISTIAN WHEELER ENGINEERING3980 HOME AVE.SAN DIEGO, CA 92105PHONE: 619.550.1700 AD-103
5/4/2022 1:59:20 PM ROOF DETAILS
CJN
ZS/CG

CANTERA

CANTERA
8 3" = 1'-0" BUILDING SEPERATION @ ROOF1
20 1" = 1'-0" PARAPET CANT1
9 NTS SCUPPER1
14 NTS CRICKET DETAIL1
10 1 1/2" = 1'-0" DECK/ROOF DRAIN1
18 1/2" = 1'-0" SCUPPER TO DOWNSPOUT113 1/2" = 1'-0" DOWNSPOUT IN WALL1 4 1 1/2" = 1'-0" STANDING METAL SEAM
Revision Schedule
Rev. # Revision Date

Page 373 of 615 ends

Drawn by
Reviewed by
1 D Project number
STRUCTURAL ENGINEER:GENERAL CONTRACTOR:OWNER:

Robert Traylor3664 Charles St.San Diego, CA 92106
InDev + Design, INC © 2014 All Rights Reserved
InDev, Inc.2605 State St. San Diego, CA 92103Phone: 619 580-0201CSLB# 971403DESIGNED BY:

InDev+Design, Inc.2605 State St. San Diego, CA 92103Phone: 618 580-0201LIC# C18932 PROJECT ADDRESS:
3664 Charles StSan Diego, CA 92106
Submittal DatePlan Date
10/08/2009/15/20
PROJECT STATUS: DSD SUBMITAL SET
T-24 CONSULTANT:TBDADDRESSCITY, CA 90000PHONE:TBDADDRESSCITY, CA 90000PHONE:

CBA
2 3
4 5
1 2
3 4
5 09172020
AB
ZS/CG
SOILS ENGINEER:TBDADDRESSCITY, CA 90000PHONE:PROJECT NAME:The Bird House AD-104
5/4/2022 1:59:29 PM SPECIFICATIONS
09 20 00 - PLASTER AND GYPSUM BOARD
THE CONTRACTOR SHALL PROVIDE ALL PROTECTION NECESSARY TO PRESERVE THE WORK OF OTHERS FREEFROM DAMAGE DUE TO LATH AND PLASTER OPERATIONS.ALL INSIDE ANGLES SHALL BE REINFORCED WITH "INTERNAL CORNER REINFORCEMENT."ALL EXTERNAL ANGLES SHALL RECEIVE "SQUARE NOSE", PLUMB AND TRUE, CORNERS TO BE 90 AS POSSIBLE.INSTALL STUCCO WEEP SCREED AT INTERSECTION OF GROUND FLOOR SLAB AND BOTTOM PLATEMETAL CASING BEAD (METAL PLASTER SCREEDS) SHALL BE INSTALLED WHERE DETAILED AS FOLLOWS:

1. WHERE PLASTER OR STUCCO FINISHES AGAINST ANY OTHER MATERIAL.2. WHERE PLASTER OR STUCCO FINISHES WITHOUT ABUTTING ANY OTHER TYPE OF MATERIAL.3. AROUND OPENINGS IN PLASTERED OR STUCCOED SURFACES.ALL METAL TRIM SHALL BE INSTALLED WITH NEATLY MITERED ANGLES IN FULL LENGTH WITHOUT PIECING WHEREPOSSIBLE. PIECING SHALL BE SUN JOINED WITH FLUSH JOINTS; SET PLUMB AND TRUE TO LINE, RIGIDLYFASTENED TO SURFACE.ALL FOUNDATION WALLS SHALL RECEIVE STUCCO COLOR COAT TO MATCH BUILDING. PREPARE WALLS ASNEEDED PRIOR TO STUCCO.CLEAN PREMISES OF ALL PLASTER DEBRIS DAILY. REMOVE SPOTS AND STAINS FROM ALL SURFACES IMEDIATLY.CONTRACTOR TO BREAK OUT SCAFFOLDING AS A SEPARATE ITEM IN BID.PROVIDE OWNER WITH ONE SACK OF COLOR COAT UPON COMPLETION. WAX ALL WOWS PRIOR TO SCRATCHCOAT. REMOVE ALL STUCCO AND WAX UPON COMPLETION.WATER SEAL WITH PER SPECIFICATION SECTION 07115, OR EQUAL, WITHIN 3 FEET OF GROUND WHEREADJACENT TO DIRT AREAS.LATH NAILING CURRENT CBC: STUCCO SHALL BE EXPANDED METAL OR WOVEN WIRE LATH AND PORTLANDCEMENT PLASTER 7 /8" THICK. NUMBER 11 GAUGE, 1 1/2" LONG, 7 /16" HEAD SELF-FURRING NAILS OR NO. 16GAUGE STAPLES WITH 7 /8" LEGS SHALL BE USED TO ATTACH LATH TO ALL STUDS, TOP PLATES, AND BOTTOMPLATES AT 6" O/C.ALL LATH APPLIED OVER PLYWOOD SHALL BE SELF-FURRING NAILS AND NOT STAPLES.EXPANSION JOINTS SHALL BE GALVANIZED 7 /8" DEPTH AND LOCATED WHERE INDICATED ON PLANS ANDELEVATIONS - WHERE NOT INDICATED, INSTALL AT APPROXIMATELY 24' O.C. ALTHOUGH OWNER TO VERIFYPLACEMENT.WEATHER RESISTIVE BARRIERS. ALL WEATHER EXPOSED SURFACES SHALL HAVE A WEATHER RESISTIVEBARRIER TO PROTECT THE INTERIOR WALL COVERING. SUCH BARRIER SHALL BE EQUAL TO THAT PROVIDED FORU.B.C. STANDARD NO. 14-1 FOR KRAFT WATERPROOF BUILDING PAPER OR U.B.C. STANDARD NO. 14-1 FORASPHALT SATURATED RAG FELT. BUILDING PAPER AND FELT SHALL BE FREE FROM HOLES AND BREAKS OTHERTHAN THOSE CREATED BY FASTENERS AND CONSTRUCTION SYSTEM DUE TO ATTACHING OF THE BUILDINGPAPER, AND SHALL BE APPLIED OVER STUDS OR SHEATHING OF ALL EXTERIOR WALLS. SUCH FELT OR PAPERSHALL BE APPLIED WEATHERBOARD FASHION, LAPPED NOT LESS THAN 2 INCHES AT HORIZONTAL JOINTS AND NOT LESS THAN 6 INCHES AT VERTICAL JOINTS.FLASHING AND COUNTER FLASHING. EXTERIOR OPENINGS EXPOSED TO THE WEATHER SHALL BE FLASHED INSUCH A MANNER AS TO MAKE THEM WEATHERPROOF.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 09 29 00 - GYPSUM BOARD
SCOPE: THE WORK SHALL INCLUDE, BUT NOT LIMITED TO, PROVIDING AND INSTALLING COMPLETE DRYWALL TOCOMPLETE THE WORK. ALL DRYWALL TO BE MINIMUM OF 5/8” TYPE “X”.DRYWALL TO BE INSTALLED IN COMPLETE ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS ANDFOLLOWING SPECIFICATIONS:EXAMINE ALL SURFACES TO RECEIVE DRYWALL BEFORE APPLYING ANY WORK. NOTIFY OWNER IN WRITING OFANY UNSATISFACTORY CONDITIONS. STARTING WORK WITHOUT SUCH NOTIFICATION CONSTITUTESACCEPTANCE OF SURFACES TO RECEIVE THIS WORK AND RESPONSIBILITY FOR SAME.TEXTURES: WALLS AND CEILINGS TO RECEIVE A LEVEL FOUR SMOOTH SANDED FINISH. PROVIDE SAMPLES TOOWNER PRIOR TO INSTALLATION.DRYWALL TO RETURN TO WINDOWS.JOINT CEMENT AND TAPE ALL JOINTS. ALL JOINTS TO BE THREE CAST INSTALLATION NOT LESS THAN 12" WIDE,SANDED AND READY TO PAINT.MAKE A CLOSE FITTING CUT AROUND ALL LIGHT OUTLETS, PLUGS, SWITCHES, ETC. INSTALL METAL CORNERBEAD ON ALL WINDOW OPENINGS AND WHERE DRYWALL ABUTS A DIFFERENT MATERIAL. ALL OUTSIDE CORNERSSHALL RECEIVE SQUARE CORNER BEADS.USE WATER-RESISTANT GYPSUM BOARD AT BATHROOMS OWNER TO VERIFY TYPE. INSTALL OVER VAPOR BARRIER OF A TYPE WHICH IS NOT A VAPOR RETARDER.GYPSUM BOARD SHALL BE 5/8" THICK ON WALLS AND CEILING IN LIVING AREA. GARAGE SHALL RECEIVE 5/8"GYPSUM BOARD. SINGLE, DOUBLE AND TRIPLE LAYER(S) OF GYPSUM BOARD PER ARCHITECTURAL PLANS. ALLGYPSUM BOARD TO BE 5/8” TYPE “X”. U.N.O.CAULKING: ALL OPENINGS, JOINTS, MEETINGS OF DISSIMILAR MATERIALS, ETC. WHERE TIGHTNESS OF BUILDINGIS AFFECTED, SHALL BE CAULKED WITH APPROVED CAULKING COMPOUNDS APPROPRIATE FOR THE USEREQUIRED AND OF COLOR MATCHING ADJOINING SURFACES BY CONTRACTOR.ALL WINDOWS, FLOORS, DOOR JAMBS, GLAZING AND METAL WORK TO BE LEFT CLEAN. CONTRACTOR TOREMOVE ALL EXCESS GYPSUM BOARD, TAPE, DRYWALL MUD, ETC. FROM JOBSITE UPON COMPLETION.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. CONTRACTORWILL ALSO ASSUME COMPLETE RESPONSIBILITY FOR ANY AND ALL DAMAGE TO THE BUILDING DUE TO LOADINGOF ANY AND ALL DRYWALL. 09 60 00 - FLOORING
PROVIDE AND INSTALL LAMINATE OR WOOD FLOORING AS APPROVED BY OWNER. ALL COLORS SHALL BE AS APPROVED BY OWNER. SUBMIT SAMPLES WITH COST ALTERNATIVES.NO VINYL’S CONTAINING ASBESTOS SHALL BE INSTALLED.SOUND MATT PER OWNER.SEE INTERIOR ELEVATIONS AND FINISH SCHEDULE FOR LOCATION OF FLOORING AND BASES.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 09 68 00 - CARPETING
ALL CARPETING SHALL BE AS APPROVED BY OWNER. SUBMIT SAMPLES WITH COST ALTERNATIVES.ALL CARPET ABUTTING A DISSIMILAR MATERIAL OR FINISH SHALL BE BANDED BY A METAL EDGING ADEQUATELYSECURING THE EDGE OF THE CARPETING.INSTALL WITH MINIMUM 3/8" 7LB WEIGHT.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 09 90 00 - PAINTING AND COATING
ALL PAINTING AND FINISHING SHALL BE CAREFULLY DONE AND LEFT PERFECT. NO PAINT SPOTS SHALL BE LEFTON GLASS, HARDWARE OR OTHER FINISHED WORK. ALL WORKMANSHIP SHALL BE OF THE VERY BEST, WITH ALLMATERIALS EVENLY SPREAD AND SMOOTHLY FLOWED ON WITHOUT RUNS OR SAGGING OF MATERIALS. THECONTRACTOR SHALL CAREFULLY PREPARE ALL SURFACES BEFORE PAINTING BY CUTTING, STRIPPING, FILLING,ETC., TO INSURE A SMOOTH, UNIFORM SURFACE WITHOUT VARIATION OF GLOSS, SUCTION OR OTHER BLEMISH.EXAMINE ALL SURFACES TO RECEIVE PAINT BEFORE APPLYING ANY WORK.ALL PAINT FINISHED WOODWORK SHALL BE PRIMED ON ALL EXPOSED SIDES. ALL PRIMING SHALL BE DONEBEFORE SETTING AND PLASTERING. ALL EXTERIOR DOOR FRAMES AND DOORS TO BE PRIMED ON ALL 4 SIDESAND ENDS BEFORE INSTALLATION. DOORS AND FRAMES TO BE STAINED OR PAINTED AND SHALL BE SEALED ONALL SIDES. OWNER TO VERIFY PAINT OR STAIN.COLORS SHALL BE AS SELECTED AND/OR APPROVED BY OWNER. COLOR CHARTS TO BE SUBMITTED PRIOR TOWORK.WALLS AND CEILINGS ALL AREAS EXCEPT BATHROOMS AND KITCHENS: 1 COAT BEHR PREMIUM PLUS PRIMERAND SEALER SPRAY APPLIED, FOLLOWED BY 2 COATS BEHR PREMIUM PLUS INTERIOR FLAT WHITE, OR ASSELECTED BY OWNER.WALLS AND CEILINGS IN BATHROOMS AND KITCHENS: 1 COAT BEHR PREMIUM PLUS PRIMER AND SEALER SPRAYAPPLIED, FOLLOWED BY 2 COATS BEHR PREMIUM PLUS INTERIOR SEMI GLOSS WHITE, OR AS SELECTED BYOWNER.BASE, TRIM, AND DOOR JAMBS: 1 COAT BEHR PREMIUM PLUS PRIMER AND SEALER SPRAY APPLIED, FOLLOWEDBY 2 COATS BEHR PREMIUM PLUS INTERIOR GLOSS WHITE, OR AS SELECTED BY OWNER.EXPOSED WOOD: STAIN AND SEAL TO MATCH FLOORING COLOR. OWNER TO VERIFY LOCATION.SHELVES AND BUILT-INS: (ENAMEL) 1 COAT BEHR PREMIUM PLUS PRIMER AND SEALER SPRAY APPLIED,FOLLOWED BY 2 COATS BEHR PREMIUM PLUS INTERIOR GLOSS WHITE, OR AS SELECTED BY OWNER.SPAY APPLIED: ALL PRIMER, SEALER AND PAINT TO BE SPRAY APPLIED.EXTERIOR WOOD: TRANSPARENT STAIN OR PAINT AS SELECTED BY OWNER.EXTERIOR WOOD ENTRANCE DOORS: (ALL SIDES) 1 COAT BEHR PREMIUM PLUS PRIMER AND SEALER SPRAY APPLIED, FOLLOWED BY 2 COATS BEHR PREMIUM PLUS EXTERIOR SATIN PAINT. COLOR TO MATCH WINDOWFRAMES. OWNER TO VERIFY.WOOD TRIM: SEMITRANSPARENT STAIN OR PAINT AS SELECTED BY OWNER.HARDBOARD SIDING: PAINT SHALL BE AS RECOMMENDED BY SIDING MANUFACTURER. 10 30 00 - FIREPLACES AND STOVES
PREFABRICATED FIREPLACES, IF APPLICABLE, SHALL BE AS MANUFACTURED BY HEAT-N-GLOW OR EQUIVALENT.

INSTALL WITH GAS LOG LIGHTER. USE HEARTH EXTENSION WHERE HEARTH IS INSTALLED ON COMBUSTIBLECONSTRUCTION. INSTALL STRICTLY IN CONFORMANCE WITH: MANUFACTURER'S INSTALLATION MANUAL; ALLLOCAL CODES; AND ALL CALIFORNIA ENERGY COMMISSION REQUIREMENTS, I.E.THE FLUE DAMPER MUST BE TIGHT FITTING WITH AN ACCESSIBLE CONTROL.CONTINUOUS BURNING GAS PILOT LIGHTS ARE PROHIBITED.THE USE OF INDOOR AIR TO COOL THE FIREBOX WHEN THAT INDOOR AIR IS VENTED TO THE OUTSIDE OF THEBUILDING IS PROHIBITED.WHERE FIREPLACES ARE ON AN EXTERIOR WALL: THE ENTIRE OPENING OF THE FIREBOX MUST BE COVEREDWITH A TIGHT FITTING, CLOSEABLE GLASS DOOR.THE FIREBOX MUST HAVE AN OUTSIDE AIR INTAKE WHICH HAS AN AREA OF 6 SQUARE INCHES. THIS AIR INTAKE MUST HAVE A TIGHT FITTING DAMPER (NOT THE SAME AS THE FLUE DAMPER) WHICH IS OPERABLE AND READILYACCESSIBLE.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 22 00 00 - PLUMBING
THE SANITARY SYSTEM WITH CONNECTION FROM THE PLUMBING FIXTURES AND EQUIPMENT TO THE PUBLICSEWER.THE WATER SUPPLY SYSTEM WITH CONNECTION FROM THE WATER SERVICE.

THE STORM WATER DRAIN SYSTEM FROM ROOF TO THE DISCHARGE.THE SUMP PUMP SYSTEM.MINI SPLIT CONDENSATE LINES.HOT WATER SYSTEM INCLUDING CONNECTIONS FROM WATER HEATER TO FIXTURES, DRAIN PANS, ETC., ASREQUIRED BY THE BUILDING DEPT.INSTALLATION OF THE OWNER SUPPLIED PLUMBING FIXTURES COMPLETE WITH TRIM.INCIDENTAL ITEMS NOT INDICATED ON THE DRAWING NOR MENTIONED IN THE SPECIFICATIONS BUT WHICH ARE NECESSARY TO PROVIDE A GOOD AND COMPLETE JOB IN ACCORDANCE WITH THE UNIFORM PLUMBING CODEAND IN COMPLIANCE WITH ALL LOCAL CODES AND ORDINANCES.THE WORK SHALL NOT BE COVERED UP OR BE ENCLOSED UNTIL IT HAS BEEN INSPECTED AND TESTED. SHOULDANY SUCH WORK BE ENCLOSED BEFORE AN INSPECTION, IT SHALL BE UNCOVERED. THEN, AFTER THE WORK HASBEEN TESTED AND APPROVED, REPAIRS SHALL BE MADE TO RESTORE THE WORK TO ITS ORIGINAL AND PROPER CONDITIONS.ATTENTION IS ESPECIALLY CALLED TO THE FACT THAT THE PLUMBING CONTRACTOR SHALL BE RESPONSIBLEFOR DAMAGE TO ANY PART OF THE PREMISES CAUSED BY LEAKS OR BREAKS IN THE PIPE OR FIXTURESINSTALLED UNDER THIS SECTION FOR A PERIOD OF ONE YEAR FROM THE DATE OF ACCEPTANCE OF THECOMPLETION OF THE WORK BY THE OWNER AND CERTIFICATE OF OCCUPANCY BY THE BUILDING OFFICAL.THE PLUMBING CONTRACTOR SHALL DO THE NECESSARY TRENCH EXCAVATION SHORING AND BACKFILLING FORPROPER LAYING OF PIPELINES IN ACCORDANCE WITH ALL APPLICABLE CODES. BOTTOM OF THE TRENCHES SHALL BE CUT TO GRADE. NO BACKFILLING SHALL BE DONE UNTIL THE PLUMBING INSTALLATIONS HAVE BEENAPPROVED BY THE INSPECTION DEPARTMENT. THE PIPING SHALL BE INSTALLED PROMPTLY AFTER THEEXCAVATION TO KEEP THE TRENCHES OPEN AS SHORT A TIME AS POSSIBLE. PLUMBING CONTRACTOR TO BERESPONSIBLE FOR OBTAINING ANY O.S.H.A. PERMITS.THE PLUMBING CONTRACTOR SHALL DO THE CUTTING, CHIPPING, DIGGING OR DRILLING NECESSARY FORPROPER INSTALLATION OF HIS WORK. HE SHALL ASCERTAIN THE OPENINGS ARE PROPERLY LOCATED;

OTHERWISE HE SHALL CUT NEW OPENINGS AT HIS OWN EXPENSE AND REIMBURSE OTHER SUBCONTRACTORS FOR ANY DAMAGE DONE TO THEIR WORK BY UNNECESSARY CUTTING, CHIPPING, DIGGING OR DRILLING.PLUMBING CONTRACTOR TO FURNISH AND INSTALL ALL NECESSARY UNDER TRIM, TRAPS, STOPS, SUPPLIES,ETC. (CHROME WHERE EXPOSED). METAL FOR ALL.ALL WATER SUPPLY PIPING SHALL BE TYPE "L" COLOR CODED, COLD HARD DRAWN SEAMLESS COPPER TUBINGMADE UP WITH WROUGHT COPPER OR CAST FITTINGS WITH SOLDER JOINTS. NO JOINTS BENEATH SLABS. PEX ISALLOWED AS A BID ALTERNATE.SOLDERS: EFFECTIVE FEBRUARY 1, 1987, CALIFORNIA STATE BUILDING STANDARDS PROHIBIT THE USE OFSOLDERS CONTAINING MORE THAN 2/10 OF 1% LEAD IN MAKING JOINTS AND FITTINGS IN ANY CONSTRUCTION,POTABLE WATER SYSTEMS OR USER PIPELINES.ABS SOIL AND VENT PIPE SHALL CONFORM TO THE REQUIREMENTS OF THE UNIFORM PLUMBING CODE. CASTIRON AS REQUIRED BY PLAN.CLEANOUTS SHALL BE THE SAME SIZE AS THE PIPE, 4'' MAX. INSTALLED IN SOLID AND WASTE LINES AT EVERY 90DEGREE CHANGE OF DIRECTOR AND AT EVERY ONE HUNDRED FEET OF RUN AND ACCESSIBLE AT ALL TIMES.WHEN OCCURRING IN A FINISHED WALL OR FLOOR, THE CLEANOUTS SHALL BE SET FLUSH WITH THESURROUNDING SURFACE WITH CHROMIUM ACCESS PLATES. IN FLOORS, THE CLEANOUTS SHALL BE SMITH 4470SERIES, OR EQUIVALENT.VENTS SHALL EXTEND 10" THROUGH THE ROOF, BE COLLECTIVE IF PRACTICAL, AND ROUTED TO THE REAR OFTHE ROOF RIDGE WHERE PRACTICAL. THE VENTS SHALL BE FLASHED WITH STANDARD FLASH. VENTS MAY BE ABS WHERE PERMITTED BY CODE.PROVIDE IRRIGATION POINTS OF CONNECTION W/SHUTOFF VALVES AS INDICATED, SEE LANDSCAPE PLANS, IF APPLICABLE.FLOOR DRAINS REQUIRE TRAP PRIMERS OR EQUIVALENT.

OWNER WILL SUPPLY FIXTURES.PROVIDE PVC OR CPVC CONDENSATION LINE FROM AIR CONDITIONING UNITS AND DRAIN TO LAVATORY TRAP.PLANS DICTATE TYPE OF CONDENSATE LINE.NATURAL GAS: INSTALL AND HOOKUP ALL NATURAL GAS LINES AND GAS EQUIPMENT.HOSE BIBS: PROVIDE ON BUILDING WHERE INDICATED ON DRAWINGS - 3/4" SUPPLY AT HOSE BIBS. PROVIDEPERMANENT VACUUM BREAKERS ON ALL HOSE BIBS.BATHTUBS: PLUMBER TO INSTALL BATHTUBS WHICH HAVE AN INTEGRAL NONSKID FINISH CAST IN THE FLOOR OFTHE TUBS. INSTALL BATHTUB OVERFLOWS. PLUMBER TO PROVIDE AND INSTALL SHOWERHEADS AT A MINIMUMOF 6' -6" ABOVE THE FLOOR OF THE BATH TUB OR SHOWER.WATER HEATERS: SEE PLANS FOR SPECIFICATIONS OF WATER HEATERS. ALL WATER HEATERS SHALL BE ONC.E.C. APPROVED LIST. PLUMBER TO PROVIDE AND INSTALL FLUES FOR WATER HEATERS, AND T & P RELIEFVALVE. PLUMBER TO PROVIDE WATER HEATER.DRAIN PANS: IF CALLED FOR IN DRAWINGS, PLUMBER TO PROVIDE AND INSTALL DRAIN PANS AND DRAINS AS APPROVED BY OWNER FOR WATER HEATERS AND WASHING MACHINES.EXCESSIVE WATER PRESSURE - WHERE LOCAL WATER PRESSURE IS IN EXCESS OF EIGHTY (80) POUNDS PERSQUARE INCH, AN APPROVED TYPE PRESSURE REGULATOR PRECEDED BY AN ADEQUATE STRAINER SHALL BEINSTALLED AND THE PRESSURE REDUCED TO EIGHTY (80) POUNDS PER SQUARE INCH OR LESS. FOR POTABLEWATER SERVICES UP TO AND INCLUDING ONE AND ONE HALF ( 1-1 /2) INCH REGULATORS, PROVISION SHALL BEMADE TO PREVENT PRESSURE ON THE BUILDING SIDE OF THE REGULATOR FROM EXCEEDING MAIN SUPPLYPRESSURE. APPROVED REGULATORS WITH INTEGRAL BY-PASSES ARE ACCEPTABLE. EACH SUCH REGULATORAND STRAINER SHALL BE ACCESSIBLY LOCATED AND SHALL HAVE THE STRAINER READILY ACCESSIBLE FORCLEANING WITHOUT REMOVING THE REGULATOR OR STRAINER BODY OR DISCONNECTING THE SUPPLY PIPING.ALL PIPE SIZE DETERMINATIONS SHALL BE BASED ON EIGHTY (80) PERCENT OF THE REDUCED PRESSURE.T & P RELIEF VALVES: EACH PRESSURE RELIEF VALVE SHALL BE AN APPROVED AUTOMATIC TYPE WITH DRAIN,AND EACH SUCH RELIEF VALVE SHALL BE SET AT A PRESSURE OF NOT MORE THAN ONE HUNDRED FIFTY (150)POUNDS PER SQUARE INCH. RELIEF VALVES LOCATED INSIDE A BUILDING SHALL BE PROVIDED WITH A FULL SIZEDRAIN OF HARD DRAWN COPPER PIPING AND FITTINGS AND SHALL EXTEND FROM THE VALVE TO THE OUTSIDE OF THE BUILDING WITH THE END OF THE PIPE NOT MORE THAN TWO (2) FEET NOR LESS THAN SIX (6) INCHESABOVE THE GROUND AND POINTING DOWNWARD. SUCH DRAIN MAY TERMINATE AT OTHER APPROVEDLOCATIONS. NO PART OF SUCH DRAIN PIPE SHALL BE TRAPPED AND THE TERMINAL END OF THE DRAIN PIPESHALL NOT BE THREADED.TITLE 24 MANDATORY ENERGY CONSERVATION REQUIREMENTS: THE FOLLOWING ARE MINIMUM STANDARDSONLY AND DO NOT SUPERSEDE ANY MORE RESTRICTIVE STANDARDS FOUND IN THE PLANS OR SPECIFICATIONS.WATER HEATER TANK INSULATION: STORAGE TYPE WATER HEATERS, AND STORAGE AND BACKUP TANKS FOR SOLAR WATER HEATING SYSTEMS MUST BE WRAPPED WITH AN INSULATION BLANKET HAVING AN R-VALUE OF 12OR GREATER. THIS REQUIREMENT APPLIES TO STORAGE TANKS USED PRIMARILY FOR DOMESTIC WATERHEATING SYSTEMS AND NOT TO STORAGE TANKS USED PRIMARILY FOR SPACE HEATING SYSTEMS.WATER HEATER PIPE INSULATION: THE FIRST FIVE FEET OF HOT WATER OUTLET PIPE FROM THE WATER HEATERTANK IN UNCONDITIONED SPACE SHALL BE WRAPPED WITH INSULATION HAVING A THERMAL RESISTANCE OF R-3OR GREATER.PIPE INSULATION: RECIRCULATING HOT WATER PIPING IN ATTICS, GARAGES, CRAWL SPACES, OR UNHEATEDSPACES OTHER THAN BETWEEN FLOORS OR IN INTERIOR WALLS MUST BE INSULATED TO PROVIDE A MAXIMUMHEAT LOSS OF NOT MORE THAN 50 BTU/HOUR PER LINEAR FOOT FOR PIPING UP TO AND INCLUDING 2 INCHNOMINAL DIAMETER AND 100 BTU/HOUR PER LINEAR FOOT FOR LARGER SIZES.WATER HEATING EQUIPMENT EFFICIENCY: NO WATER HEATING EQUIPMENT SHALL BE INSTALLED UNLESS THEMANUFACTURER HAS CERTIFIED THAT EQUIPMENT WITH THE CALIFORNIA ENERGY COMMISSION. THISREQUIREMENT APPLIES TO: GAS-FIRED, STORAGE WATER HEATERS. ELECTRIC, STORAGE WATER HEATERS. OIL-FIRED, AUTOMATIC, STORAGE WATER HEATERS.

AND AIR CONDITIONING
23 00 00 - HEATING, VENTING,
GENERAL: THE WORK UNDER THIS SECTION INCLUDES EVERYTHING NECESSARY FOR AND INCIDENTAL TOEXECUTING AND COMPLETING THE HEATING, VENTILATING AND AIR CONDITIONING. PROVIDE PLANS FORAPPROVAL TO OWNER. SIZING OF SYSTEM SHALL CONFORM TO PRUDENT STANDARDS OF THE TRADE AND INACCORD WITH TITLE 24 ENERGY CONSERVATION STANDARDS.CONTROLS: UNITS SHALL BE PURCHASED WITH 24 VOLT CONTROL SYSTEM. THIS SYSTEM SHALL INCLUDETRANSFORMER AND THERMOSTAT. THERMOSTATS SHALL BE INSTALLED AS LOCATED ON THE DRAWINGS.PACKAGED VALVE: UNITS SHALL BE SUPPLIED WITH A PACKAGED TYPE GAS VALVE WHICH HAS A PRESSUREREGULATOR, SHUT OFF VALVE AND MAIN GAS VALVE COMBINED INTO ONE SINGLE PACKAGE.SHEET METAL AND DUCTWORK: THE SUBCONTRACTOR SHALL FURNISH AND INSTALL ALL SHEET METAL DUCTWORK AND PLENUMS NECESSARY FOR A COMPLETE INSTALLATION. CONSTRUCTION, GAUGES ANDINSTALLATION OF DUCTS SHALL CONFORM TO UNIFORM MECHANICAL CODE, UNLESS MORE RESTRICTIVE WITHINTHIS SPECIFICATION, AND SHALL HAVE SMOOTH INTERIORS.DAMPERS: PROVIDE MANUALLY OPERATED, OPPOSED BLADE DAMPERS AS NECESSARY TO BALANCE THESYSTEM.PERFORMANCE: CONTRACTOR SHALL PROVIDE THE REQUIRED AIR THROW AND SPREAD WITH NO APPARENTDRAFTS OR EXCESSIVE AIR MOVEMENT WITHIN THE AIR CONDITIONED AREA. ANY AIR DISTRIBUTIONACCESSORIES REQUIRED TO EFFECT THESE CONDITIONS SHALL BE PROVIDED AND INSTALLED BY CONTRACTOR.GRILLES, REGISTERS OR CEILING DIFFUSERS CAUSING EXCESSIVE AIR MOVEMENTS, DRAFTS OROBJECTIONABLE NOISE, SHALL BE REPLACED AT NO COST TO THE OWNER.INSULATION: ALL INSULATION SHALL CONFORM TO TITLE 24 STANDARDS.CLEANING EQUIPMENT AND PREMISES: THOROUGHLY CLEAN ALL PARTS OF THE REGISTER, GRILLES, ANDEQUIPMENT.OPERATING INSTRUCTION AND SERVICE MANUAL: THE CONTRACTOR SHALL CAREFULLY PREPARE FOUR (4)OPERATION INSTRUCTION AND SERVICE MANUALS FOR THE ENTIRE SYSTEM INCLUDING ALL EQUIPMENT,EXCEPT OWNER FURNISHED EQUIPMENT. THEY SHALL BE SUBMITTED FOR APPROVAL IMMEDIATELY UPONCOMPLETION OF THE WORK.THERMOSTATS: PROVIDE SETBACK THERMOSTATS THAT CAN BE MANUALLY PROGRAMMED FOR AT LEAST 2- HEATING PERIODS WITH-IN 24 HOURS.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 26 00 00 - ELECTRICAL
SCOPE: THE ELECTRICAL CONTRACTOR SHALL FURNISH ALL LABOR, MATERIALS, TOOLS, TRANSPORTATION,EQUIPMENT, SERVICES AND FACILITIES REQUIRED FOR THE COMPLETE AND SUBSTANTIAL INSTALLATION OF ALLELECTRICAL WORK SHOWN ON THE PLANS OR OUTLINED IN THESE SPECIFICATIONS. THE WORK SHALL INCLUDE ALL MATERIALS, APPLIANCES, AND APPARATUS NOT SPECIFICALLY MENTIONED HEREIN OR NOT ON THE PLANS,BUT WHICH ARE NECESSARY TO MAKE A COMPLETE, PROPERLY FUNCTIONING INSTALLATION OF ALLELECTRICAL SYSTEMS SHOWN ON THE PLANS OR DESCRIBED HEREIN.THE WORK INCLUDES, BUT IS NOT NECESSARILY LIMITED TO THE FOLLOWING:ELECTRIC SERVICE, INCLUDING CONDUIT, CABLE TO THE POINT OF CONNECTION WITH THE UTILITY COMPANY'SFACILITIES.PROVIDE TELEVISION PREWIRE. PROVIDE OUTLET FOR SIGNAL AMPLIFIER EQUIPMENT.THE MAIN DISTRIBUTION PANEL CONSISTING OF METERING EQUIPMENT AND FEEDER SWITCHES OR CIRCUITBREAKER TYPE.FURNISHING AND INSTALLATION OF BRANCH CIRCUIT PANELS, FOR POWER AND LIGHTING.COMPLETE BRANCH CIRCUIT WIRING SYSTEM FOR LIGHTING, MOTORS, RECEPTACLES, ETC., AS SHOWN.INSTALLATION OF LIGHTING FIXTURES, INDICATED WALL SWITCHES, RECEPTACLES, ETC., AS SHOWN.FURNISHING AND INSTALLATION OF TELEPHONE CONDUITS UNDERGROUND AND TELEPHONE PREWIRE, ASINDICATED OR SPECIFIED. VERIFY REQUIREMENTS WITH TELEPHONE VENDOR AND TELEPHONE UTILITY.EXCAVATION AND BACKFILL REQUIRED FOR THIS WORK. BACKFILL TO BE 903 COMPACTION.PROVIDE AND INSTALL MOTOR STARTERS, WHERE SPECIFIED.MAIN SERVICE, PANEL BOARDS, ETC., AS SHOWN ON PLANS.THE ELECTRICAL CONTRACTOR SHALL INSTALL ALL LINE VOLTAGE WIRING INCLUDING DISCONNECT SWITCH ANDFINAL CONNECTION TO ALL HEATING AND PLUMBING EQUIPMENT.WHERE INDICATED ON THE DRAWINGS, INSTALL EXHAUST FANS AND DUCTS FOR BATHROOMS, DRESSINGAREAS, LAUNDRY, KITCHEN, ETC.THERMOSTATS TO BE LINE VOLTAGE, IF APPLICABLE.HOOK UP FOR ELECTRIC SERVICE EQUIPMENT CONNECTIONS TO MOTORS SHALL BE MADE WITH COPPERCONDUCTORS.THE CONTRACTOR SHALL ARRANGE FOR, SECURE AND PAY FOR ALL PERMITS AND INSPECTIONS REQUIRED.

EXAMINATION OF DOCUMENTS AND SITE: THE CONTRACTOR SHALL BE LICENSED TO PERFORM THE WORKOUTLINED, TO BE FAMILIAR WITH ALL LOCAL CODES HAVING JURISDICTION AND TO HAVE REVIEWED THEDRAWING AND SPECIFICATIONS AND VERIFIED THAT ALL SYSTEMS CONTAINED THEREON ARE IN COMPLIANCEWITH THOSE CODES HAVING JURISDICTION. THE CONTRACTOR SHALL CAREFULLY EXAMINE THE BUILDING SITEAND COMPARE THE DRAWINGS WITH EXISTING CONDITIONS. HE WILL, FURTHER, VERIFY ALL UTILITY REQUIREMENTS WITH THE PROPER UTILITY COMPANIES INVOLVED. BY THE ACT OF SUBMITTING A BID, THECONTRACTOR SHALL BE DEEMED TO HAVE ACCEPTED SUCH CONDITIONS AND RESPONSIBILITY, AND TO HAVEMADE ALLOWANCES THEREFORE IN PREPARING HIS FIGURE SO THAT THERE WILL BE NO ADDITIONAL COSTSREQUESTED FOR ADDITIONAL REQUIREMENTS MADE BY THOSE AGENCIES HAVING JURISDICTION.THE WARRANTY PERIOD SHALL EXTEND ONE YEAR FROM THE DATE OF ACCEPTABLE ADJUSTMENTS OF THE COMPLETE INSTALLATION.THE WORK SHALL BE SEQUENCED AND ROUTED SO AS TO EFFECT A MINIMUM CUTTING OF THE STRUCTURE.SLEEVES, CANS, OR THE MATERIAL ITSELF SHALL BE PLACED PRIOR TO POURING CONCRETE. ANY NECESSARYFITTING AND RELATED ROUTING SHALL BE AS DIRECTED BY OWNER AND UNDER HIS SUPERVISION.RACEWAYS SHALL BE RUN CONCEALED IN ALL AREAS EXCEPT AS NOTED ON PLANS.RACEWAYS SUBJECT TO ABUSE, EXPOSED TO WEATHER OR MOIST CONDITIONS OR BURIED IN EARTH ORCONCRETE, SHALL BE RIGID CONDUIT WITH LIQUID AND GAS TIGHT JOINTS AND ENDS CAPPED WITH APPROVEDCONDUIT SEALS DURING CONSTRUCTION. RACEWAY SHALL HAVE MINIMUM OF 1" COVER WHERE BURIED INCONCRETE.PROVIDE TEMPORARY CONSTRUCTION POWER SERVICE INCLUDING SETTING OF METER, REQUIRED OUTLETSAND MISCELLANEOUS CABLES. OWNER TO PAY FOR TEMPORARY POWER PERMITS & ELECTRICITY.OPERATION TESTS: PROVIDE ALL INSTRUMENTS AND EQUIPMENT REQUIRED TO MAKE ALL TESTS NECESSARYFOR SHORTS, OPEN CIRCUITS, GROUND, INSULATION RESISTANCE AND CORRECT PERFORMANCE. IMMEDIATELYCORRECT ALL DEFECTS NOTED AND REPEAT TESTS.WHEN THE ENTIRE SYSTEM HAS BEEN COMPLETED AND ALL LIGHTING FIXTURES INSTALLED, TEST ALL CIRCUITSAND SWITCHING TO DEMONSTRATE THAT THE OPERATION OF THE SYSTEM IS IN ACCORDANCE WITH THE PLANS AND SPECIFICATIONS.IN THE EVENT THAT THE CONTRACTOR DOES NOT, WITHIN A REASONABLE TIME, REMEDY ALL CONSTRUCTION,EQUIPMENT & OPERATIONAL DEFECTS SATISFACTORILY TO COMPLETE THE INSTALLATION, THE RIGHT ISRESERVED TO HAVE THE DEFECTS REMEDIED AND THE WORK COMPLETED AND TO HAVE THE COSTS CHARGEDTO THE ACCOUNT OF THE CONTRACTOR.CLEANING EQUIPMENT AND PREMISES: THOROUGHLY CLEAN ALL PARTS OF APPARATUS AND EQUIPMENT ANDPREMISES CONNECTED WITH THIS CONTRACT.UTILITY CONNECTIONS: OWNER SHALL PAY FOR AND ARRANGE ALL NECESSARY CONNECTIONS TO PUBLIC ANDPRIVATE UTILITIES.THE ARCHITECTURAL AND STRUCTURAL DRAWINGS TAKE PRECEDENCE OVER THE ELECTRICAL DRAWINGS INTHE REPRESENTATION OF THE GENERAL CONSTRUCTION WORK AND THE DRAWINGS OF THE VARIOUS TRADESTAKE PRECEDENCE IN THE REPRESENTATION OF THE WORK OF THOSE TRADES. THE CONTRACTOR SHALLREFER TO ALL DWGS. TO COORDINATE THE ELECTRICAL WORK WITH THE WORK OF THE OTHER TRADES.IN CONDUIT RUNS WHERE AN EXCESSIVE NUMBER OF BENDS ARE REQUIRED THE CONTRACTOR SHALL BERESPONSIBLE FOR THE ADDITION OF PULL BOXES, OFFSETS, CONDUITS, ETC., TO COMPLY WITH THE APPLICABLE CODES.WIRE: TO BE COPPER AND SIZED PER CURRENT NECK AND THE LOCAL GOVERNING BODY,GROUNDS: PROVIDE AND INSTALL ALL GROUNDS PER CODE INCLUDING "UFER" GROUNDS FOR ALL ELECTRIC,TELEPHONE AND TELEVISION. N.E.C. ARTICLE 210-8.OUTLET BOXES: TO BE PER CODE.DUPLEX CONVENIENCE OUTLETS: GROUNDING TYPE THROUGHOUT WITH "BREAKOFF" SIDE TERMINALS: HUBBALL1101-1 OR EQUAL.DEVISE PLATES: SHALL BE IVORY PLASTIC, UNLESS OTHERWISE NOTED ON PLANS.INSTALLATION METHODS AND REQUIREMENTS: PLANS ARE DIAGRAMMATIC, INDICATING FUNCTION, CAPACITY AND APPROXIMATE LOCATIONS. CONTRACTOR SHALL CHECK OUTLET, RACEWAYS, EQUIPMENT AND FIXTURELOCATIONS ON THE JOB FOR COORDINATION WITH FINISH DETAILS AND WITH OTHER EQUIPMENT AND OUTLETS. 31 20 00 - EARTH MOVING
ALL GRADING SHALL BE CONDUCTED UNDER THE SUPERVISION OF A REPRESENTATIVE OF THE SOIL ENGINEER.GRADING PLAN AND GEOTECHNICAL DATA TO BE PROVIDED BY OWNER. SEE SECTION 01000 FOR GEOTECHNICALDATA.ANY FILL UNDER BUILDINGS AND PAVING AREAS SHALL BE COMPACTED TO A MINIMUM DENSITY OF 90% (ORMORE IF INDICATED IN SOILS INVESTIGATION}; ALL BACKFILLING IN TRENCHES SHALL BE COMPACTED OR SAND FILLED TO 90%; COMPACT TO A MINIMUM OF 5' -0" BEYOND EXTERIOR BUILDING WALLS.ALL GRADING SHALL BE DONE UNIFORMLY BETWEEN CONTROL ELEVATIONS AND SUCH THAT THE AREAS AREDRAINED AS INDICATED ON THE PLANS.ALL GRADED AREAS SHALL HAVE A TOLERANCE OF PLUS OR MINUS 0.10 FEET, BUT OVERALL AREAS SHALL HAVEA TOLERANCE OF ZERO.ALL GRADES AROUND THE PERIMETER OF THE BUILDING SHALL SLOPE 5' AWAY FROM THE BUILDING TO INSURESUFFICIENT DRAINAGE AND TO PREVENT WATER FROM ENTERING THE BUILDING OR PONDING ADJACENT TOFOOTINGS AT A MINIMUM OF 2%.SHOULD THE CONTRACTOR ENCOUNTER, OR THE ENGINEER DISCOVER DURING THE PROGRESS OF THE WORK,SUBSURFACE AND/OR LATENT CONDITIONS MATERIALLY DIFFERING FROM THOSE INDICATED IN THE SOILREPORT, SHOWN ON THE DRAWINGS, OR INDICATED IN THE SPECIFICATIONS, OR UNKNOWN CONDITIONS OF ANUNUSUAL NATURE DIFFERING MATERIALLY FROM THOSE ORDINARILY ENCOUNTERED AND GENERALLYRECOGNIZED AS INHERENT IN WORK OF THE CHARACTER PROVIDED FOR IN THE DRAWINGS ANDSPECIFICATIONS, THE ATTENTION OF THE ENGINEER SHALL BE CALLED IMMEDIATELY TO SUCH CONDITIONSBEFORE THEY ARE DISTURBED. CONDITIONS CAUSED BY ADVERSE WEATHER SHALL NOT BE CONSIDERED"UNUSUAL CONDITIONS".MARK OUT SERVICE: UNDERGROUND SERVICE ALERT - SOUTHERN CALIFORNIA - 1-800-422-4133. LOCATE ALL UTILITIES PRIOR TO EXCAVATIONS. EXISTING UTILITY LINES SUCH AS CABLES, DUCTS, CONDUITS, AND PIPINGSHALL, IF DAMAGED (UNLESS THEY ARE TO BE ABANDONED), BE IMMEDIATELY REPAIRED, PROTECTED, ANDMAINTAINED IN USE UNTIL RELOCATION OF SAME HAS BEEN COMPLETED, OR SHALL BE CUT AND CAPPED WHEREDIRECTED, OR SHALL BE PREPARED FOR SERVICE CONNECTIONS WHEN SO REQUIRED. 32 10 00 - BASES, BALLASTS, AND PAVING
WHERE ASPHALT PAVING IS INDICATED IN THE DRAWINGS: ALL PAVING TO BE AR-3000, MINIMUM 2" THICK HOTMIX ASPHALT CONCRETE PAVING WITH RS-1 SAND SEAL. ALL AREAS TO BE PAVED SHALL BE FIRST COVEREDWITH AN APPROVED WEED KILLER. INSTALLATION SHALL BE IN ACCORDANCE WITH STATE OF CALIFORNIASTANDARDS. INSTALL CLASS ILL BASE UNDER A.C. PAVING (THICKNESS AS SPECIFIED IN SOILS REPORT). ALLPAVING TO PITCH FOR DRAINAGE, NO LOW SPOTS OR PONDING. 1 % MINIMUM SLOPE. INSTALL 2X4 REDWOODHEADERS, IF CALLED FOR IN PLANS. PROVIDE ADEQUATE TRAFFIC BARRIERS FOR A MINIMUM OF 24 HOURS.PRIOR TO PAVING, VERIFY WITH SOILS ENGINEER FOR APPROVAL OF PAVING MATERIALS AND BASE.WHERE CONCRETE PAVING IS INDICATED IN THE DRAWINGS: ALL PAVING TO BE MINIMUM 4 1 /2" THICK PORTLANDCEMENT CONCRETE WITH NONSKID BROOM FINISH. ALL AREAS TO BE PAVED SHALL BE FIRST COVERED WITH ANAPPROVED WEED KILLER. INSTALLATION SHALL BE IN ACCORDANCE WITH STATE OF CALIFORNIA STANDARDS.

ALL FLATWORK SHALL BE AT LEAST 5" THICK. PROVIDE EXPANSION JOINTS IN ALL SLABS AT A MAXIMUM OF 20' -0"O.C., AND WEAKENED PLANE JOINTS AT 10' -0" O.C. LOCATE CONSTRUCTION AND EXPANSION JOINTS FORMINIMUM CRACKING (SEE STRUCTURAL DRAWINGS FOR EXACT THICKNESS AND JOINTING). NEW SIDEWALKS,CURBS AND DRIVEWAYS TO BE ACCORDING TO BUILDING DEPARTMENT REQUIREMENTS. INSTALL CLASS ILL BASE UNDER PAVING (THICKNESS AS RECOMMENDED BY THE SOIL ENGINEER). ALL PAVING TO PLAN FOR PITCHFOR DRAINAGE, NO LOW SPOTS OR PONDING. 0.5% MINIMUM SLOPE. SEE GRADING FINAL FINISH GRADES.PROVIDE ADEQUATE TRAFFIC BARRIERS FOR A MINIMUM OF 48 HOURS. PRIOR TO PAVING, VERIFY WITH SOILSENGINEER FOR APPROVAL OF PAVING MATERIALS AND BASE. REINFORCE ALL CONCRETE DRIVEWAYS & FLATWORK W/6X6 6/6 W.W.F., OR AS SPECIFIED IN SOILS REPORT AND STRUCTURAL ENGINEER’S DRAWINGS. 32 14 43 - POROUS UNIT PAVING
INSTALL PAVING GRID SYSTEM IN ACCORDANCE WITH POROUS PAVING SYSTEM MANUFACTURE’SINSTRUCTIONS.PROVIDE TREATED WOOD, CONCRETE, STEEL OR PLASTIC CURB EDGE RETENTION AT PERIMETER OF POROUS PAVING SYSTEM AS INDICATED ON THE DRAWINGS.BEDDING LAYER: PROVIDE THE SAND SOIL, ROOT ZONE BEDDING LAYER 2” TO 2.75” THICK OVER PROPERLY PREPARED SUBGRADE. VERIFY IT IS LEVEL AND WELL CONSOLIDATED.PAVER PLACEMENT: PLACE PAVING GRIDS FIRMLY INTO THE SURFACE AND WITH THE TWO SETS OF EDGE LOOPCONNECTORS FACING IN DIRECTIONS OF LAYIING SO THAT THE GROUND SPIKES ARE PRESSED FULLY INTO THEBEDDING AND SO THE BASE OF THE PAVE CELLS SIT FLAT ON THE BEDDING LAYER SURFACE.CONNECT ADJACENT PAVERS TOGETHER BY SLOTTING THE EDGE CELL CONNECTORS DOWN INTO THE EDGELOOPS.CONTINUE TO PROGRESS OVER THE AREA IN ROWS.LOCK PAVERS IN PLACE WITH SNAP-FIT CLIPS.IF PAVER SEPARATION IS REQUIRED, CLIPS CAN BE DISLOCATED BY HAND OR SCREWDRIVER PRESSURE OR BY GENTLY TWISTING THE PAVER JOINTS.OFFSET PAVER GRIDS IN ONE CELL INCREMENTS OR CUT TO FIT AROUND OBSTRUCTIONS AND CURVES USING AHAND OR POWER SAW. DO NOT USE CUT PIECES, WHICH DO NOT HAVE INTEGRAL SNAP-FIT CONNECTORS.PAVER FILL SEED BED: APPLY 1.7” THICK LAYER OF ROOT ZONE PAVER FILL TO FILL PAVERS. FILL TO FINISHEDLEVELS: 0.2” BELOW TOP OF THE CELLS AFTER SETTLEMENT. A LIGHT TAMPER MAY BE USED TO CONSOLIDATETHE PAVERS AND SETTLE ROOT ZONE FILL. DO NOT OVER FILL OR OVER CONSOLIDATE.CARRY OUT A NORMAL SEEDING, FERTILIZING AND WATERING PROGRAM. A LIGHT TOP DRESSING MAY BEAPPLIED TO JUST COVER THE SEEND AND TO PROVIDE ADEQUATE GERMINATION CONDITIONS. DO NOT OVERFILLTHE PAVER CELLS. THIN-CUT OR WASHED TURF MAY BE LIGHTLY ROLLED INTO THE SURFACE AS AN ALTERNATEIF REQUIRED.THE SURFACE MAY BE USED FOR TRAFFIC IMMEDIATELY FOR CRITICAL ACCESS PURPOSES. ALLOW GRASS TOFULLY ESTABLISH PRIOR TO REGULAR USE.REGULARY MAINTAIN GRASS AS SPECIFIED.

AND DRIVEWAY
32 16 00 - CURBS, GUTTERS, SIDEWALKS
FLATWORK SHALL BE AT LEAST 4" THICK. PROVIDE EXPANSION JOINTS IN ALL WALKS AT A MINIMUM OF 1 O' -0"O.C., AND WEAKENED PLANE JOINTS AT 5' -0" O.C. LOCATE CONSTRUCTION AND EXPANSION JOINTS FOR MINIMUMOF CRACKING. NEW SIDEWALKS, CURBS AND DRIVEWAYS TO BE ACCORDING TO BUILDING DEPARTMENTREQUIREMENTS.WHEN WALKS EXCEED 5% GRADIENT (1 VERTICAL TO 20 HORIZONTAL) COMPLY WITH THE CURRENTREQUIREMENTS FOR A RAMP.CROSS SLOPES ON ALL WALKWAYS SHALL NOT EXCEED 1/4" IN 12". ALL WALKWAYS SHALL RECEIVE A NONSKIDBROOM FINISH--NO SMOOTH TROWELED FINISHES ON WALKWAYS!WALKS AND SIDEWALKS SHALL HAVE A CONTINUOUS COMMON SURFACE, NOT INTERRUPTED BY STEPS OR BYABRUPT CHANGES IN LEVEL EXCEEDING 1/4", AND SHALL BE A MINIMUM OF 48 INCHES IN WIDTH.WALKS, SIDEWALKS AND PEDESTRIAN WAYS SHALL BE FREE OF GRATINGS WHENEVER POSSIBLE. FORGRATINGS LOCATED IN THE SURFACE OF ANY OF THESE AREAS, GRID OPENINGS IN GRATINGS SHALL BE LIMITED TO 1/2" IN THE DIRECTION OF TRAFFIC FLOW. ALL GRATINGS SHALL BE BICYCLE PROOF. 32 32 19 - UNIT MASONRY RETAINING WALLS
SEE SECTION 04200 FOR ADDITIONAL SPECIFICATIONS.CONCRETE MIX. THE MIX FOR THE CONCRETE USED FOR FOOTINGS SHALL BE PER STURCTURAL DRAWINGS.MORTAR MIX. THE MIX FOR BLOCK MORTAR SHALL BE PER STURCTURAL DRAWINGS.GROUT MIX. THE MIX FOR THE GROUT SHALL BE PER STURCTURAL DRAWINGS.ALL CELLS SHALL BE FILLED SOLID WITH GROUT.COLOR SHALL BE PER ARCHITECTURAL DRAWINGS.ROD OR VIBRATE GROUT WITHIN 10 MINUTES OF POURING TO INSURE SOLID CONSOLIDATION. BRING GROUT TOA POINT 2" FROM TOP OF MASONRY UNITS WHEN GROUTING OF SECOND LIFT IS TO BE CONTINUED AT ANOTHERTIME.MORTAR KEY. TO INSURE PROPER BONDING BETWEEN THE FOOTING AND THE FIRST COURSE OF BLOCK, AMORTAR KEY SHALL BE FORMED BY EMBEDDING A FLAT 2X4 FLUSH WITH AND AT THE TOP OF THE FRESHLYPOURED FOOTING. IT SHOULD BE REMOVED AFTER THE CONCRETE HAS STARTED TO HARDEN (APPROX. 1HOUR).HORIZONTAL STEEL SHALL BE PER STURCTURAL DRAWINGS.SOIL. ALL FOOTINGS SHALL BE PER STURCTURAL DRAWINGS AND SOILS REPORT.STEEL LAP. WHEN ONE CONTINUOUS BAR CANNOT BE USED, A LAP SHALL PER STURCTURAL DRAWINGS.DRAINAGE. PROVIDE WHERE INDICATED IN DRAWINGS. SEE SECTION 02710.WATERPROOFING. INSTALL WATERPROOFING ON RETAINED EARTH SIDE OF ALL RETAINING WALLS. SEE SECTION07100 AND 07190.CLEANOUTS. SHALL BE SAW-CUT. CAREFULLY REPLACE FACE SHELLS AND TAKE ADEQUATE MEASURES TOPREVENT BLOWOUTS DURING GROUTING.BACKFILL. BACKFILL A MINIMUM OF 7 DAYS AFTER WALL IS COMPLETED. BACKFILL SHALL BE COMPACTED BYMECHANICAL MEANS (BUT NOT BY BULLDOZERS OR SIMILAR EQUIPMENT) TO A MINIMUM OF 90% OF MAXIMUMDRY DENSITY. BRING THE FILL MATERIAL UP THE WALL AT A UNIFORM RATE AND NOT EXCEEDING 8" AT A TIME.DO NOT SUBJECT WALL TO IMPACT FORCES FROM EARTH, ROCK, OR CONSTRUCTION EQUIPMENT. PROVIDESHORING UNTIL BACKFILL IS COMPLETED.EXPANSION JOINTS. PROVIDE EXPANSION JOINTS AT A MAXIMUM OF 20' -0" O/C AND AT CHANGES IN WALL HEIGHTAND SHALL BE OF A TONGUE AND GROOVE TYPE. EXPANSION JOINTS SHALL EXTEND CONTINUOUSLY FROM TOPOF FOOTING TO TOP OF WALL. EVERY OTHER (50%) OF HORIZONTAL REINFORCEMENT SHALL BE CUT ATEXPANSION JOINTS. CAULK JOINTS.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 33 46 13 - FOUNDATION DRAINAGE
DRAIN LINES SHALL BE ADS CORRUGATED TUBING AS MANUFACTURED BY ADVANCED DRAINAGE SYSTEMS, INC.,OR EQUIVALENT. SIZE AS INDICATED IN PLANS OR DETAILS. IF FOUNDATION IS LOCATED IN A ZERO LOT LINECONDITION, THEN TREMCO TREMDRAIN ALONG WITH TREMPROOF OR EQUIVALENT TO BE INSTALLED. PROVIDESAMPLES PER CONDITION TO OWNER FOR APPROVAL.INSTALLATION GUIDELINES: INSTALL PER MANUFACTURER’S RECOMMENDATIONS. CARE SHOULD BE TAKEN TOPREVENT DAMAGE TO THE TUBING OR MEMBRANE DURING THE BACKFILLING OPERATION. AVOID DROPPINGLARGE CLODS OR ROCKS DIRECTLY ON TUBING AND OR MEMBRANE. IMPACT LOADS OF ALL TYPES SHOULD BEAVOIDED UNTIL TUBING AND OR MEMBRAIN IS PROPERLY BEDDED. TUBING SHALL BE BEDDED IN A GRAVELENVELOPE. THE BEDDING MATERIAL SHOULD BE PLACED AROUND THE TUBING TO A DEPTH AT LEAST 2'' OVER THE TOP OF TUBING.IF VEHICULAR TRAFFIC IS EXPECTED OVER TUBING THERE SHOULD BE A MINIMUM OF 12" OF COVER OVER TUBING.ALL FOUNDATION DRAINS CONNECT TO SUMP PER SHEET AD-402. SEE SHEET A-003 FOR SUMP PUMP LOCATIONSIF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER.

FILTRATION
33 46 26 - GEOTEXTILE SUBSURFACE DRAINAGE
SPECIFICATIONS: THE DRAINAGE ELEMENT FOR RETAINING WALLS SHALL BE ENKADRAIN WALL DRAINAGE MAT(TYPE 9120), MANUFACTURED BY AMERICAN ENKA COMPANY, ENKA, NORTH CAROLINA OR EQUIVALENT. THEPRODUCT SHALL BE INSTALLED ACCORDING TO MANUFACTURER'S RECOMMENDATIONS FOR UNDERGROUNDWALL AREA. TREMCO IS ALSO AN ALTERNATIVE. OWNER TO VERIFY.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 09 90 00 - PAINTING AND COATING
METAL HANDRAILS AND FENCES: (IF ANY) 1-COAT SEMI-GLOSS BLACK RUSTOLEUM OVER SHOP PRIMER. MATCHWINDOW FRAMES. OWNER TO VERIFY.AT COMPLETION OF JOB PROVIDE OWNER WITH 1 GALLON OF PAINT OR STAIN OF EACH TYPE USED.EXTERIOR ELEVATIONS TAKE PRECEDENCE OVER SPECS. OWNER TO VERIFY ALL.TRIM AT EXTERIOR TO BE COORDINATED WITH OWNER.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 22 00 00 - PLUMBING
SHOWERHEADS AND FAUCETS: NO SHOWERHEAD, LAVATORY FAUCET, OR SINK FAUCET THAT AS DEFINED IN THE CALIFORNIA STATE APPLIANCE EFFICIENCY REGULATIONS SHALL BE INSTALLED UNLESS CERTIFIED BY THEMANUFACTURER WITH THE CA. ENERGY COMMISSION.DAMPER CONTROLS: AIR LEAKAGE FROM EXHAUST FANS OR OTHER EXHAUST SYSTEMS SHALL BE PREVENTEDBY USING BACKDRAFT DAMPERS OR AUTOMATIC DAMPERS.PANS: ON ALL ATTIC OR ABOVE LIVING SPACE F.A.U.'S PROVIDE A PAN W/ DRAIN TO DAYLIGHT FORCONDENSATION.ISOLATION: IN ALL LOCATIONS WHERE EQUIPMENT IS SUPPORTED BY BUILDING FRAMING STRUCTURE- PROVIDEAN APPROVED ISOLATION PAD BENEATH THE F.A.U. 26 00 00 - ELECTRICAL

IT IS THE RESPONSIBILITY OF THE ELECTRICAL CONTRACTOR TO LOCATE AND CENTER METERS SO AS TO GIVE ADEQUATE CLEARANCES AS REQUIRED BY UTILITY. (3' - O" MIN.)ELECTRICIAN TO PROVIDE HOOKUP FOR ALL EQUIPMENT INCLUDING THAT WHICH MAY BE PROVIDED AND INSTALLED BY OTHERS.ELECTRICIAN TO PROVIDE AND INSTALL UNDERGROUND CONDUIT SWEEPS AS REQUIRED BY POWER, CABLE,AND TELEPHONE COMPANIES.UNLESS NOTED OTHERWISE, ALL SWITCHES TO BE 46" FROM FLOOR TO TOP OF BOX.ALL OUTSIDE LIGHTING SHALL BE INSTALLED ON LIGHTING CONTACTOR CONTROLLED BY 1800 WATTPHOTOELECTRIC CELL.TITLE 24 MANDATORY ENERGY CONSERVATION REQUIREMENTS: THE FOLLOWING ARE MINIMUM STANDARDSONLY AND DO NOT SUPERSEDE ANY MORE RESTRICTIVE STANDARDS FOUND IN THE PLANS OR SPECIFICATIONS.LIGHTING: GENERAL LIGHTING IN KITCHEN AND BATHROOMS MUST PROVIDE 25 LUMENS PER WATT OR MORE(E.G., FLUORESCENT). EXCEPTIONS: KITCHEN COUNTER OR SINK; DINING TABLE; BATHROOM MIRRORLUMINAIRES WHICH ARE THE ONLY LIGHTING.DAMPER CONTROLS: AIR LEAKAGE FROM EXHAUST FANS OR OTHER EXHAUST SYSTEMS SHALL BE PREVENTEDBY USING BACKDRAFT DAMPERS OR AUTOMATIC DAMPERS.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER.

AND DRIVEWAY
32 16 00 - CURBS, GUTTERS, SIDEWALKS
ABRUPT CHANGES IN LEVEL ALONG ANY ACCESSIBLE ROUTE SHALL NOT EXCEED 1/2 INCH. WHEN CHANGES INLEVEL DO OCCUR, THEY SHALL BE BEVELED WITH A SLOPE NO GREATER THAN 1:2 EXCEPT THAT LEVEL CHANGES NOT EXCEEDING 1J4 INCH MAY BE VERTICAL.STAMPED CONCRETE: SHALL BE PATTERNED AS SHOWN ON THE DRAWINGS. COLOR SHALL BE AN INTEGRALCOLOR: L.M. SCOFIELD CO. 'CHROMIX' OR AS SELECTED BY OWNER. CONCRETE SLABS SHALL BE A MINIMUM OF3000 PSI CONCRETE WITH MAXIMUM 3/8" AGGREGATE, 4" THICK, AND REINFORCED WITH 6X6 6/6 WELDED WIREFABRIC. PROVIDE EXPANSION JOINTS OF 1 /2" FELT AS REQUIRED, BUT NOT MORE THAN 20' IN ANY DIRECTION.

STEPS ON GRADE: WHERE INDICATED ON PLANS OR NECESSARY IN THE FIELD, PROVIDE STEPS ON GRADE PERDETAILS IN PLANS. MINIMUM OF TWO RISERS. WHERE ONLY ONE RISER IS REQUIRED, PROVIDE RAMP INSTEAD.PROVIDE HANDRAILS, PER PLANS, EACH SIDE OF STEPS. HANDRAILS SHALL EXTEND A MINIMUM OF 12-IN PLUS THE TREAD WIDTH BEYOND THE BOTTOM NOSING. ENDS SHALL BE RETURNED OR SHALL TERMINATE IN NEWELPOSTS OR SAFETY TERMINALS. TREADS SHALL HAVE SMOOTH, ROUNDED OR CHAMFERED EXPOSED EDGES, ANDNO ABRUPT EDGES AT THE NOSING (LOWER FRONT EDGE). NOSINGS SHALL NOT PROJECT MORE THAN 1-1 /2 "PAST THE FACE OF THE RISER BELOW.RAMPS: THE SLOPE OF A RAMP SHALL NOT EXCEED 1 IN 12. HANDRAILS SHALL BE PLACED ON EACH SIDE OFEACH RAMP AND SHALL EXTEND 12 INCHES BEYOND THE TOP AND BOTTOM OF THE RAMP. SURFACES OF RAMPSSHALL BE NONSKID.

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Drawn by
Reviewed by
1 D Project number
STRUCTURAL ENGINEER:GENERAL CONTRACTOR:OWNER:

Robert Traylor3664 Charles St.San Diego, CA 92106
InDev + Design, INC © 2014 All Rights Reserved
InDev, Inc.2605 State St. San Diego, CA 92103Phone: 619 580-0201CSLB# 971403DESIGNED BY:

CBA
2 3
4 5
1 2
3 4
5 09172020
AB
ZS/CG
SOILS ENGINEER:TBDADDRESSCITY, CA 90000PHONE:PROJECT NAME:The Bird House AD-105
5/4/2022 1:59:39 PM SPECIFICATIONS

SPECIFICATIONS INDEX

CSI SECTION TITLE
01 00 00 GENERAL REQUIREMENTS03 00 00 CONCRETE04 20 00 UNIT MASONRY06 10 00 ROUGH CARPENTRY06 20 00 FINISH CARPENTRY06 41 00 ARCHITECTURAL WOOD CASEWORK07 10 00 DAMPROOFING AND WATERPROOFING07 19 00 WATER REPELLENTS07 21 00 THERMAL INSULATION07 50 00 MEMBRANE ROOFING07 60 00 FLASHING AND SHEET METAL07 90 00 JOINT PROTECTION08 50 00 WINDOWS09 20 00 PLASTER AND GYPSUM BOARD09 29 00 GYPSUM BOARD09 60 00 FLOORING09 68 00 CARPETING09 90 00 PAINTING AND COATING10 30 00 FIREPLACES AND STOVES22 00 00 PLUMBING23 00 00 HVAC26 00 00 ELECTRICAL31 20 00 EARTH MOVING32 10 00 BASES, BALLASTS, AND PAVING32 14 43 POROUS UNIT PAVING32 16 00 CURBS, GUTTERS, SIDEWALKS AND DRIVEWAY32 32 19 UNIT MASONRY RETAINING WALLS33 46 13 FOUNDATION DRAINAGE33 46 26 GEOTEXTILE SUBSURFACE DRAINAGE FILTRATION 01 00 00 - GENERAL REQUIREMENTS
THE WORD "OWNER" REFERS TO THE OWNER AS INDICATED ON THE COVER SHEET UNDER THE CONTACT LIST.THE WORD “CONTRACTOR" REFERS TO THE SUBCONTRACTORS OF THE GENERAL CONTRACTOR, AND THEIRSUPPLIERS UNLESS NOTED OTHERWISE HERIN OR IN INDIVIDUAL CONTRACTS BETWEEN THE GENERALCONTRACTOR AND THE SUBCONTRACTOR.ALL WORK: EXECUTE IN ACCORDANCE WITH THESE SPECIFICATIONS AND THE DRAWINGS AND ANY OTHERADDENDA ISSUED BY OWNER.THE CONTRACTOR IS TO FURNISH ALL MATERIALS AND LABOR NECESSARY FOR THE COMPLETE ANDSUBSTANTIAL EXECUTION OF EVERYTHING DESCRIBED, SHOWN OR IMPLIED IN THE DRAWINGS ANDSPECIFICATIONS, INCLUDING ALL TRANSPORTATION, SCAFFOLDING APPARATUS AND MATERIALS REQUIRED FORTHE SAME. ALL WORKMANSHIP TO BE OF THE BEST QUALITY OF THE TRADE.ALL CONTRACTORS SHALL CONFORM TO ALL REQUIREMENTS OF LOCAL CODES, RULES AND REGULATIONS OFAGENCIES HAVING JURISDICTION INCLUDING "OSHA" REGULATIONS.THE CONTRACTOR MUST KEEP A COMPETENT FOREMAN ON THE JOB AND HE MUST SET OUT HIS WORKCORRECTLY AND BE SOLELY RESPONSIBLE FOR ANY MISTAKES HE MAY MAKE AND FOR ANY INJURIESRESULTING THEREFROM.THE CONTRACTOR IS TO GIVE THE AUTHORITIES ALL REQUIRED NOTICES RELATING TO WORK IN HIS CHARGE,OBTAIN OFFICIAL PERMITS AND PAY ALL PROPER FEES FOR THE SAME.THE CONTRACTOR SHALL COOPERATE AND COORDINATE HIS WORK WITH ALL OTHER TRADES AS MAY BENECESSARY FOR THE PROPER EXECUTION OF THE CONTRACT.THE CONTRACTOR SHALL PROVIDE PROTECTION NECESSARY TO PRESERVE THE WORK AND INSTALLATIONS OFHIS AND OTHER TRADES UNDER THIS CONTRACT AND SHALL REPAIR AND/OR REPLACE ALL WORK DAMAGES TOHIS OR OTHER TRADES, AND HOLD THE OWNER FREE FROM ANY COSTS AND LIABILITIES IN CONNECTIONTHEREWITH.DURING THE PROGRESS OF THE WORK, THE PREMISES SHALL BE KEPT FREE FROM ALL DEBRIS AND WASTEMATERIALS RESULTING FROM EACH CONTRACTOR'S WORK. ALL SUCH DEBRIS AND RUBBISH SHALL BE REMOVEDFROM THE SITE AND WORK AREA SHALL BE LEFT BROOM CLEAN.ALL MATERIALS SHALL BE NEW, FREE FROM DEFECT AND OF QUALITY AND RATING INDICATED OR SPECIFIED.THE ENTIRE INSTALLATION SHALL BE MADE IN A NEAT, FINISHED AND SAFE MANNER WITH COMPETENTWORKMANSHIP THROUGHOUT AND UNDER THOROUGH AND QUALIFIED SUPERVISION ALL TIMES. THEINSTALLATIONS SHALL BE PROTECTED FROM DAMAGE DURING CONSTRUCTION AND DAMAGED MATERIAL AND EQUIPMENT SHALL BE REPLACED AT NO COST TO OWNER.ORDER MATERIALS AND EQUIPMENT PRIOR TO TIME OF INSTALLATION AS TO NOT DELAY CONSTRUCTION.PREPARE SAMPLES, SCHEDULES AND OTHER DATA. OBTAIN OWNER'S APPROVAL IN AMPLE TIME BEFORENEEDED, SO AS NOT TO CAUSE DELAYS IN THE EXECUTION OF THE WORK.ARRANGE ORDER OF WORK SO AS NOT TO CAUSE INTERFERENCE OR DELAYS WITH OTHER TRADES.THE CONTRACTOR SHALL BE LICENSED TO PERFORM THE WORK OUTLINED, TO BE FAMILIAR WITH ALL LOCALCODES HAVING JURISDICTION; AND, TO HAVE REVIEWED THE DRAWINGS AND SPECIFICATIONS AND VERIFIEDTHAT ALL SYSTEMS CONTAINED THEREON ARE IN COMPLIANCE WITH THOSE CODES HAVING JURISDICTION. THECONTRACTOR SHALL CAREFULLY EXAMINE THE BUILDING SITE AND COMPARE WITH THE DRAWINGS. HE WILL,FURTHER, VERIFY ALL UTILITY REQUIREMENTS WITH THE PROPER UTILITY COMPANIES INVOLVED. BY THE ACT OF

SUBMITTING A BID, THE CONTRACTOR SHALL BE DEEMED TO HAVE ACCEPTED SUCH CONDITIONS ANDRESPONSIBILITIES, AND TO HAVE MADE ALLOWANCES THEREFORE IN PREPARING HIS FIGURE SO THAT THERE WILL BE NO ADDITIONAL COSTS REQUESTED FOR ANY ADDITIONAL REQUIREMENTS MADE BY THOSE AGENCIESHAVING JURISDICTION.LIENS: NEITHER THE FINAL PAYMENT NOR ANY PART OF THE RETAINED PERCENTAGE SHALL BECOME DUE UNTILTHE CONTRACTOR HAS DELIVERED TO OWNER A COMPLETE RELEASE OF ALL LIENS ARISING OUT OF THISCONTRACT. IF ANY LIEN REMAINS UNSATISFIED AFTER ALL PAYMENTS ARE MADE, THE CONTRACTOR SHALLREFUND TO OWNER ALL MONIES THAT THE LADDER MAY BE COMPELLED TO PAY IN DISCHARGING SUCH A LIEN,INCLUDING ALL COSTS AND A REASONABLE ATTORNEY’S FEE.ASSIGNMENT: NO PARTY OF THE CONTRACT SHALL ASSIGN THE CONTRACT OR SUBLET IT AS A WHOLE WITHOUT THE WRITTEN CONSENT OF OWNER.SEPARATE CONTRACTS: OWNER RESERVES THE RIGHT TO LET OTHER CONTRACTS IN CONNECTION WITH THIS WORK UNDER SIMILAR GENERAL CONDITIONS.INSTALLATION OF MANUFACTURED ITEMS: INSTALLATION OF MANUFACTURED ITEMS SHALL BE AS PERMANUFACTURER'S DIRECTIONS AND STANDARD PRACTICEWORK AND MATERIALS: DURING THE PROGRESS OF THE WORK, ANY MATERIALS DELIVERED OR WORK EXECUTED NOT IN ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS AND IF OVERRULLED BY A CITYBUILDING INSPECTOR, MUST BE REMOVED AT THE CONTRACTOR'S EXPENSE AND BE REPLACED BY OTHERMATERIAL IN ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS OR REPLACED WITH MATERIAL INACCORDANCE WITH CITY INSPECTOR MANDATED REQUIREMENT OR CHANGE.THE FOLLOWING MATERIALS ARE NOT APPROVED FOR USE IN THIS PROJECT: ASBESTOS OR PRODUCTSCONTAINING ASBESTOS; UREA-FORMALDEHYDE FOAM INSULATION; OR POLYBUTYLENE PIPE.SHOP DRAWINGS: WHERE SHOP DRAWINGS, SAMPLES OR OTHER SUBMITTALS ARE REQUIRED, FIVE (5) OF EACHSHALL BE SUBMITTED, THREE (3) OF WHICH WILL BE RETURNED TO THE CONTRACTOR. ALLOW ONE WEEKCHECKING TIME BY THE OWNER OR HIS REPRESENTATIVE.APPROVAL OF SHOP DRAWINGS MEANS APPROVAL OF GENERAL METHOD OF FABRICATION ONLY. DIMENSIONSAND QUANTITIES MAY NOT BE CHECKED, AND APPROVAL OF SHOP DRAWINGS DOES NOT RELIEVE THECONTRACTOR FROM COMPLIANCE WITH THE REQUIREMENTS OF THE DRAWINGS AND SPECIFICATIONS UNLESSSPECIFICALLY SO INDICATED IN THE APPROVAL. CODE COMPLIANCE WILL ALWAYS DICTATE.DRAWINGS AND SPECIFICATIONS: THE DRAWINGS AND SPECIFICATIONS ARE COOPERATIVE AND WORKNECESSARY FOR THE COMPLETION OF THE DESIGN AS SHOWN ON THE DRAWINGS AND NOT DESCRIBED HEREIN,AND WORK DESCRIBED HEREIN BUT NOT SHOWN ON THE DRAWINGS ALONG WITH ANY SCOPE OF WORK ISSUEDAS PART OF A SUBCONTRACT, IS TO BE CONSIDERED A PORTION OF THE CONTRACT AND MUST BE EXECUTEDTHE SAME AS IF BOTH WERE SHOWN AND SPECIFIED.IN THE CASE WHERE TWO OR MORE DETAILS APPLYING TO THE SAME PART OF THE WORK ARE IN CONFLICT, THE MOST RESTRICTIVE SHALL GOVERN UNLESS CLARIFIED OR OTHERWISE APPROVED BY THE OWNER OR HISREPRESENTATIVE IN WRITING.THE ARCHITECT HAS NOT BEEN RETAINED FOR SUPERVISION OR INSPECTIONS, BUT WILL RESOLVE IN WRITINGITEMS BROUGHT TO HIS ATTENTION. THE ARCHITECT SHALL NOT BE RESPONSIBLE FOR VERBAL INSTRUCTIONS.GEOTECHNICAL DATA: IS PROVIDED ONLY FOR INFORMATION AND CONVENIENCE OF BIDDERS. THE OWNER ANDTHE ARCHITECT DISCLAIM ANY RESPONSIBILITY FOR ACCURACY, TRUE LOCATION AND EXTENT OF SOILSINVESTIGATION THAT HAS BEEN PREPARED BY OTHERS. THEY FURTHER DISCLAIM RESPONSIBILITY FORINTERPRETATION OF THAT DATA BY BIDDERS; AS IN PROJECTING SOIL -BEARING VALUES, ROCK PROFILES, SOILSTABILITY, AND PRESENCE, LEVEL AND EXTENT OF UNDERGROUND WATER.A COPY OF THE REPORT, IF ANY, IS AVAILABLE FOR REVIEW AT THE ONCE OF THE ARCHITECT. BIDDERS ARE URGED TO EXAMINE GEOTECHNICAL DATA AND TO MAKE THEIR OWN INVESTIGATION OF THE SITE BEFOREBIDDING.EXTRA WORK: OWNER MAY ORDER EXTRA WORK DONE, ALTERATIONS OR ADDITIONS, BY GIVING CONTRACTORAUTHORIZATION IN WRITING OR VERBAL. ALL EXTRA WORK ORDERED BY OWNER SHALL BE GOVERNED BY THECONTRACT BETWEEN GENERAL CONTRACTOR AND SUBCONTRACTOR.

INSURANCE: THE CONTRACTOR SHALL CARRY "CONTRACTOR’S LIABILITY INSURANCE", THE MINIMUM LIMITS OFLIABILITY SHALL BE AS REQUIRED BY THE OWNER.BODILY INJURY - AS REQUIRED BY OWNERPROPERTY DAMAGE - AS REQUIRED BY OWNERCONTRACTOR TO PROVIDE OWNER WITH CERTIFICATE OF INSURANCE FOR AMOUNTS REQUIRED BY OWNER ANDCERTIFICATE OF WORKMAN'S COMPENSATION.COMPLETION: UPON COMPLETION OF THE CONTRACT AND AT THE END OF A DAY’S WORK ON SITE, ALLCONTRACTORS SHALL REMOVE THEIR RUBBISH, LEAVING THE SITE RAKED CLEAN. ALL WINDOWS SHALL BECLEANED OF ALL PAINT AND PUTTY STAINS. ALL HARDWARE. LIGHT FIXTURES, ETC., TO BE CLEANED. ALLCONTRACTORS TO LEAVE BUILDING "BROOM CLEAN" AND COMPLETE IN EVERY RESPECT, AND REMOVE ALLDEBRIS, RUBBISH, LEFTOVER MATERIALS AND EQUIPMENT FROM THE SITE.CODES AND ORDINANCES SHALL BE CONSIDERED AS MINIMUM REQUIREMENTS AND SHALL TAKE PRECEDENCEOVER SPECIFICATION REQUIREMENTS WHICH INADVERTENTLY ARE WRITTEN CONTRARY TO CODE.SPECIFICATIONS EXCEEDING CODE REQUIREMENTS SHALL TAKE PRECEDENCE OVER CODE.

THE CONTRACTORS SHALL TAKE OUT AND PAY FOR ALL PERMITS REQUIRED. WATER, GAS, ELECTRIC,IRRIGATION, THE CUTTING OF CURBS, FENCES, WALLS, POOL, SPA, DRIVEWAYS, ETC., PLUS ALL TEMPORARYPERMITS THAT MAY BE REQUIRED, AND ANY OTHER FEES REQUIRED FOR THIS CONTRACT.

OWNER SHALL MAKE ALL APPLICATIONS AND PAY ALL FEES FOR GAS AND WATER AND POWER.OWNER’S CONSTRUCTION SCHEDULE IS ALSO A PART OF THESE CONTRACT DOCUMENTS.GUARANTEE: BESIDES GUARANTEES REQUIRED ELSEWHERE, THE CONTRACTOR SHALL GUARANTEE ALL WORKAGAINST DEFECTS IN MATERIALS AND WORKMANSHIP FOR A PERIOD OF ONE YEAR AFTER THE DATE OFACCEPTANCE OF THE WORK BY OWNER AND NOTICE OF COMPLETION IS SIGNED ALONG WITH THE BUILDING’SCERTIFICATE OF OCCUPANCY FROM THE GOVERNING BODY.COLORS: ALL COLORS AND FINISHES SHALL BE AS SELECTED BY OWNER. CONTRACTOR TO SUBMIT ALL SAMPLESFOR OWNER'S SELECTIONS.INFORMATION TO BIDDERS: EXAMINE SITE AND ALL CONDITIONS THEREON. BID SHALL TAKE INTOCONSIDERATION ALL SITE CONDITIONS AS MAY AFFECT WORK. THE CONTRACTOR SHALL VERIFY ALLDIMENSIONS AND JOB CONDITIONS RELATING TO THE PERFORMANCE OF HIS WORK.SHOULD ANY DISCREPANCIES, OMISSIONS, AMBIGUITIES OR OTHER CONFLICTS IN OR AMONG CONTRACTDOCUMENTS BE FOUND, OR IF THERE IS DOUBT AS TO THEIR MEANING, BRING QUESTIONS TO ATTENTION OFOWNER BEFORE BID IS SUBMITTED. CLARIFYING ADDENDUM WILL BE ISSUED AND SHALL BECOME A PART OFTHESE CONTRACT DOCUMENTS. THE OWNER ASSUMES NO RESPONSIBILITY FOR ORAL INSTRUCTIONS.SHOULD ANY CONDITION ARISE WHERE THE INTENT OF THE DRAWINGS IS IN DOUBT OR DRAWINGS AND FIELDCONDITIONS, THE OWNER SHALL BE NOTIFIED AS SOON AS POSSIBLE FOR PROCEDURE TO BE FOLLOWED. IF THECONTRACTOR PROCEEDS WITH THE WORK SO AFFECTED WITHOUT INSTRUCTIONS FROM THE OWNER, THECONTRACTOR SHALL MAKE GOOD ANY RESULTING DAMAGE OR DEFECTS AT THE CONTRACTOR’S SOLE COST.THIS INCLUDES TYPOGRAPHICAL ERRORS IN THE SPECIFICATIONS AND NOTATIONAL ERRORS ON THE DRAWINGSWHERE DOUBTFUL OF INTERPRETATION.THE CONTRACTOR SHALL CAREFULLY EXAMINE THE CONDITIONS AFFECTING HIS WORK BEFORE PROCEEDING,AND SHALL REPORT TO THE OWNER ANY CONDITION WHICH WOULD PREVENT THE PROPER AND LEGALCOMPLETION OF HIS WORK. NOT REPORTING ANY SUCH UNSUITABLE CONDITION WILL CONSTITUTEACCEPTANCE OF ALL CONDITIONS BY THE CONTRACTOR.OWNER RESERVES THE RIGHT TO REJECT ANY OR ALL BIDS, OR TO WAIVE ANY IRREGULARITIES ORINFORMALITIES IN ANY BID OR IN BIDDING. 03 00 00 - CONCRETE
IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER.SEE SECTION 02510 FOR FLATWORK, WALKS AND SIDEWALKS.ALL WORK INCLUDED UNDER THIS CONTRACT TO BE THE EXCAVATION FOR ALL FOOTINGS TO THE SIZES ANDSHAPES AS SHOWN ON PLANS. ALL EXCAVATION TO BE BACK-FILLED WHEN JOB IS FINISHED. TRENCHES SHALLNOT BE LESS THAN EIGHTEEN INCHES BELOW NATURAL GRADE OR AS SHOWN ON THE PLANS. GRADE ALLSURPLUS FOOTING DIRT AWAY FROM BUILDING. PROVIDE PER STRUCTURAL AND SOILS REPORT.THIS CONTRACTOR SHALL INSPECT THE SITE, THE FOUNDATION INVESTIGATION REPORT, THE REQUIREMENTSOF THE PLANS AND SPECIFICATIONS, AND OTHERWISE INFORM HIMSELF OF THE CONDITIONS AFFECTING HISWORK AND HIS SUBMISSION OF A BID SHALL BE INDICATIVE OF THE ACCEPTANCE OF THE SITE CONDITIONS.INSTALL ALL REINFORCING STEEL FOR FOOTINGS AND BLOCK RETAINING WALLS.CONTRACTOR SHALL PROVIDE PROTECTION NECESSARY TO PRESERVE THE WORK OF OTHERS AND KEEP FREEFROM DAMAGE DUE TO CONCRETE OPERATIONS. REMOVE ALL SURPLUS AND OVER SPILL CONCRETE FROMPLANTERS AND PARKING AREAS.SEE THAT INSERTS AND OPENINGS IN CONCRETE WORK ARE PROVIDED FOR, BEFORE POURING.FURNISH AND PLACE ALL FOUNDATION BOLTS AND NUTS, PLACE ALL MISC. SADDLE, ETC.ALL FOOTINGS SHALL BEAR IN UNDISTURBED NATURAL SOIL OR APPROVED COMPACTED SOIL AT MINIMUMDEPTH AS SHOWN IN DETAILS BELOW FINISH GRADE. ALL CONCRETE FOOTINGS SHALL BE CONTINUOUS ANDREINFORCED PER FOUNDATION DETAILS.SEE GEOTECHNICAL DATA (SOILS REPORT) INDICATED IN SECTION 01000.SOIL BEARING VALUE USED IN DESIGN IS PER SOILS REPORT. SEE STRUCTURAL CALCULATIONS BY THE STRUCTURAL ENGINEER.TESTS AND INSPECTIONS AS CALLED FOR IN THE FOUNDATION INVESTIGATION, SHALL BE CARRIED OUTTHROUGHOUT THE COURSE OF THIS WORK BY A FOUNDATION ENGINEER ACCEPTABLE TO THE OWNER. THECOST OF SUCH TESTS WILL BE BORNE BY THE OWNER. COPIES OF ALL TEST REPORTS SHALL BE DISTRIBUTEDTO THE OWNER, ARCHITECT, CONTRACTOR, AND BUILDING DEPARTMENT.BACKFILLING SHALL NOT BEGIN UNTIL ALL FORMWORK AND DEBRIS HAVE BEEN REMOVED AND UNTIL ADEQUATELATERAL SUPPORT FOR THE WALL BEING BACKFILLED HAS BEEN PROVIDED (EXCEPT WALLS DESIGNED ASFREESTANDING RETAINING WALLS) AND SHALL BE PLACED IN LAYERS NOT EXCEEDING 8" IN DEPTH ANDCOMPACTED AS FOR FILLING USING HAND OR PNEUMATIC TAMPER. COMPACTION OF EACH LAYER SHALL BEGIN AT THE WALL AND WORK AWAY FROM THE WALL TO PREVENT WEDGING OF THE WALL.CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH OF 2500 PSI AT 28 DAYS. THE SLUMP OF THECONCRETE SHALL BE THE MINIMUM THAT IS PRACTICABLE. THE SLUMP SHALL NOT EXCEED 4", VERIFY WITH SOILS REPORT AND STRUCTURAL DRAWINGS.THE MAXIMUM SIZE OF THE AGGREGATE SHALL BE NOT LARGER THAN ONE-FIFTH OF THE NARROWESTDIMENSION BETWEEN SIDES OF THE FORMS WITHIN WHICH THE CONCRETE IS TO BE CAST NOT LARGER THANTHREE-FOURTHS OF THE MINIMUM CLEAR SPACING BETWEEN REINFORCING BARS, OR BETWEEN REINFORCINGBARS AND FORMS. FOR UNREINFORCED SLABS, THE MAXIMUM SIZE OF AGGREGATE SHALL NOT BE LARGERTHAN ONE-THIRD THE SLAB THICKNESS.READY MIXED CONCRETE SHALL BE MIXED AND DELIVERED IN ACCORDANCE WITH THE REQUIREMENTS SETFORTH IN THE "STANDARD SPECIFICATIONS FOR READY MIXED CONCRETE" ASTM C94.ALL SLABS ON GRADE SHALL HAVE CONTRACTION JOINTS AT NOT MORE THAN 20' -0" APART. THESE JOINTS MAYBE A POUR JOINT WITH AT LEAST TWO HOURS BETWEEN ABUTTING POURS, OR A 3/ 4" DEEP SAWED JOINTPROVIDED THE JOINT IS SAWED THE SAME DAY THE SLAB IS POURED, OR A WEAKENED JOINT MADE BY A STRIPOF PLASTIC EMBEDDED 1-1 /2 " MINIMUM INTO THE SLAB.ALL BUILDING SLABS (UNLESS OTHERWISE INDICATED) SHALL HAVE A STEEL TROWEL FINISH AND BE LEVEL TOWITHIN 1 /8" IN ANY TEN FEET.SLABS SHALL BE CURED BY KEEPING CONTINUOUSLY WET FOR FOUR DAYS AFTER POURING OR BY SEALINGSURFACE WITH A SEALER APPROVED BY THE TILE COUNCIL OF AMERICA, INC., FOR FUTURE TILE INSTALLATION.THIS IS THE DIRECT RESPONCIBILITY OF THE CONTRACTOR PEROFMING THE SLAB WORK.ALL EXPOSED SURFACES SHALL BE FORMED WITH SANDED PLYWOOD, AND ANY FINS OR OTHER PROJECTIONS SHALL BE REMOVED. ANY VOIDS SHALL BE FILLED. THE ENTIRE SURFACE SHALL BE "SACKED" TO PROVIDE A UNIFORM, ATTRACTIVE FINISH.REINFORCING STEEL: REINFORCING STEEL TO CONFORM TO ASTM STANDARD A-615 AND ALL BARS SHALL BEINTERMEDIATE GRADE OR HARD GRADE STEEL, DEFORMED, HI-BOND TYPE, LAPPED A MINIMUM OF 40DIAMETERS OR 24" (WHICHEVER IS GREATER) AT ALL SPLICES, CORNERS, AND INTERSECTIONS. THOROUGHLYCLEAN OFF ALL RUST, ACCURATELY POSITION AND SECURE IN PLACE WITH 16 GA. ANNEALED WIRE. METALCHAINS OR CONCRETE BLOCKS SHALL BE USED TO SPACE STEEL AT BOTTOM. THIS IS THE MINIMUMREQUIREMNT AND THE REINFORCING STEEL MUST MEET THE SPECIFICATIONS LISTED OUT ON THE STRUCURAL DRAWINGS.EXCEPT WHERE INDICATED OTHERWISE, ALL REINFORCING SHALL BE BENT AND PLACED IN ACCORDANCE WITHTHE "CODE OF STANDARD PRACTICE AND THE SPECIFICATIONS FOR PLACING REINFORCING STEEL OF THECONCRETE REINFORCING STEEL INSTITUTE".MINIMUM CLEAR DISTANCE BETWEEN BARS SHALL BE 1-1 /2 ''.WELDED WIRE MESH SHALL CONFORM TO ASTM A 185.MINIMUM CONCRETE COVERAGE OF BARS SHALL BE 3" WHERE CONCRETE IS POURED AGAINST EARTH; 2" WHEREFORMED BUT IN CONTACT WITH EARTH; 1-1 /2" IN WALLS, BEAMS AND COLUMNS; AND 3/4" FOR FORMED SLABS,VERIFY WITH STRUCTURAL ENGINEER. WHERE THERE IS A DISCREPANCY, THE STRUCTURAL DRAWINGS WILLRULE.BOLT INSERTS IN EXISTING CONCRETE: SHALL BE OF THE SELF-DRILLING EXPANSION TYPE AS MANUFACTUREDBY PHILIPS DRILL CO., WEJIT, OR EQUIVALENT AS APPROVED BY THE STRUCTURAL ENGINEER AND BUILDINGDEPARTMENT. INSERTS MUST HAVE L.C.B.O. APPROVAL.ALL INTERIOR SLABS ON GRADE SHALL HAVE EXPANSION JOINTS AT NOT MORE THAN 60' -0" APART, AND 40' -0"APART FOR EXTERIOR SLABS AND FLATWORK. THESE JOINTS SHALL BE 1 /2" WIDE AND CONSIST OF A 1 /2"PREFORMED EXPANSION JOINT FILLER THROUGHOUT THE JOINT BEGINNING AT 1 /2" BELOW TOP OF SLAB. ASEALANT SHALL BE PLACE ON TOP OF THE EXPANSION FILLER. 04 20 00 - UNIT MASONRY
SEE SECTION 04200 FOR ADDITIONAL SPECIFICATIONS.CONCRETE MIX. THE MIX FOR THE CONCRETE USED FOR FOOTINGS SHALL BE PER STURCTURAL DRAWINGS.MORTAR MIX. THE MIX FOR BLOCK MORTAR SHALL BE PER STURCTURAL DRAWINGS.GROUT MIX. THE MIX FOR THE GROUT SHALL BE PER STURCTURAL DRAWINGS.ALL CELLS SHALL BE FILLED SOLID WITH GROUT.COLOR SHALL BE PER ARCHITECTURAL DRAWINGS.ROD OR VIBRATE GROUT WITHIN 10 MINUTES OF POURING TO INSURE SOLID CONSOLIDATION. BRING GROUT TOA POINT 2" FROM TOP OF MASONRY UNITS WHEN GROUTING OF SECOND LIFT IS TO BE CONTINUED AT ANOTHERTIME.MORTAR KEY. TO INSURE PROPER BONDING BETWEEN THE FOOTING AND THE FIRST COURSE OF BLOCK, AMORTAR KEY SHALL BE FORMED BY EMBEDDING A FLAT 2X4 FLUSH WITH AND AT THE TOP OF THE FRESHLYPOURED FOOTING. IT SHOULD BE REMOVED AFTER THE CONCRETE HAS STARTED TO HARDEN (APPROX. 1HOUR).HORIZONTAL STEEL SHALL BE PER STURCTURAL DRAWINGS.SOIL. ALL FOOTINGS SHALL BE PER STURCTURAL DRAWINGS AND SOILS REPORT.STEEL LAP. WHEN ONE CONTINUOUS BAR CANNOT BE USED, A LAP SHALL PER STURCTURAL DRAWINGS.DRAINAGE. PROVIDE WHERE INDICATED IN DRAWINGS. SEE SECTION 02710.WATERPROOFING. INSTALL WATERPROOFING ON RETAINED EARTH SIDE OF ALL RETAINING WALLS. SEE SECTION07100 AND 07190.CLEANOUTS. SHALL BE SAW-CUT. CAREFULLY REPLACE FACE SHELLS AND TAKE ADEQUATE MEASURES TOPREVENT BLOWOUTS DURING GROUTING.BACKFILL. BACKFILL A MINIMUM OF 7 DAYS AFTER WALL IS COMPLETED. BACKFILL SHALL BE COMPACTED BYMECHANICAL MEANS (BUT NOT BY BULLDOZERS OR SIMILAR EQUIPMENT) TO A MINIMUM OF 90% OF MAXIMUMDRY DENSITY. BRING THE FILL MATERIAL UP THE WALL AT A UNIFORM RATE AND NOT EXCEEDING 8" AT A TIME.DO NOT SUBJECT WALL TO IMPACT FORCES FROM EARTH, ROCK, OR CONSTRUCTION EQUIPMENT. PROVIDESHORING UNTIL BACKFILL IS COMPLETED.EXPANSION JOINTS. PROVIDE EXPANSION JOINTS AT A MAXIMUM OF 20' -0" O/C AND AT CHANGES IN WALL HEIGHTAND SHALL BE OF A TONGUE AND GROOVE TYPE. EXPANSION JOINTS SHALL EXTEND CONTINUOUSLY FROM TOPOF FOOTING TO TOP OF WALL. EVERY OTHER (50%) OF HORIZONTAL REINFORCEMENT SHALL BE CUT ATEXPANSION JOINTS. CAULK JOINTS.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 06 10 00 - ROUGH CARPENTRY
WALL BRACING: EVERY EXTERIOR WOOD STUD WALL AND MAIN CROSS PARTITION SHALL BE BRACED AT EACHEND AND AT LEAST EVERY 25 FEET OF LENGTH WITH 1 X4 DIAGONAL LET-IN BRACES OR EQUIVALENT.

FIRE STOPS SHALL BE PROVIDED IN THE FOLLOWING LOCATIONS:A. IN CONCEALED SPACES OF STUD WALLS AND PARTITIONS, INCLUDING FURRED SPACES, AT THE CEILING ANDFLOOR LEVELS AND AT 1 Q' INTERVALS ALONG THE LENGTH OF THE WALL; (EXCEPTION: FIRE STOPS MAY BEOMITTED AT FLOOR AND CEILING LEVELS WHEN APPROVED SMOKE-ACTUATED FIRE DAMPERS ARE INSTALLED ATTHESE LEVELS.)B. AT ALL INTERCONNECTIONS BETWEEN CONCEALED VERTICAL AND HORIZONTAL SPACES SUCH AS OCCURS ATSOFFITS, DROP CEILINGS AND COVE CEILINGS;C. IN CONCEALED SPACES BETWEEN STAIR STRINGERS AT THE TOP AND BOTTOM OF THE RUN AND BETWEENSTUDS ALONG AND IN LINE WITH THE RUN OF STAIRS IF THE WALLS UNDER THE STAIRS ARE UNFINISHED;D. IN OPENINGS AROUND VENTS, PIPES, DUCTS, CHIMNEYS, FIREPLACES AND SIMILAR OPENINGS WHICH AFFORDTHE PASSAGE OF FIRE AT FLOOR AND CEILING LEVELS, WITH NONCOMBUSTIBLE MATERIALS.FIRE STOP CONSTRUCTION: EXCEPT AS PROVIDED IN D ABOVE. FIRE STOPPING SHALL CONSIST OF 2 INCHESNOMINAL LUMBER OR TWO THICKNESSES OF 1-INCH NOMINAL LUMBER WITH BROKEN LAP JOINTS OR ONE THICKNESS OF 3/4" PLYWOOD WITH JOINTS BACKED WITH ONE THICKNESS OF 3/4" PLYWOOD.FIRE STOPS MAY ALSO BE OF GYPSUM BOARD, CEMENT BOARD, MINERAL WOOL OR OTHER APPROVEDMATERIALS SECURELY FASTENED IN PLACE. WALLS HAVING PARALLEL OR STAGGERED STUDS FOR SOUNDTRANSMISSION CONTROL SHALL HAVE FIRE STOPS OF MINERAL WOOL OR OTHER NON-RIGID MATERIAL.PLYWOOD COMBINATION SUBFLOOR-UNDERLAYMENT: 3/4" CD-X D.F. {P.I. 42/20) PLYWOOD FLOOR SHEATHINGWITH JOINTS STAGGERED AND LAID WITH FACE GRAIN PERPENDICULAR TO JOISTS. PLYWOOD SHALL BE T&G ORALL JOINTS SHALL BE BLOCKED UNLESS OTHERWISE NOTED ON THE DRAWINGS. NAILING AROUND PERIMETEROF SHEETS SHALL BE AS CALLED FOR ON THE DRAWINGS.ROOF SHEATHING: 3/4'' CD-X D.F. {P.I. 42/20) PLYWOOD ROOF SHEATHING SHALL BE WITH JOINTS STAGGERED ANDLAID WITH FACE GRAIN PERPENDICULAR TO RAFTERS OR JOISTS. NAILING AROUND PERIMETER OF SHEETS SHALL BE AS CALLED FOR ON THE DRAWINGS.RAFTERS AND JOISTS MAY BE NOTCHED OR BORED PER STURCTURAL DRAWINGS. (BJI O.K. TO USE PERSTRUCTURAL)PROVIDE DOUBLE JOISTS UNDER ALL PARALLEL BEARING PARTITIONS.GLUE LAMINATED BEAMS SHALL BE DOUGLAS FIR-LARCH, COMBINATION GRADE SHALL BE 24F ANDMANUFACTURER SHALL MEET ANSL/AITC A190.1-1983. SUBMIT INSPECTION CERTIFICATES TO THE ENGINEER ANDBUILDING DEPARTMENT. FABRICATION SHALL BE BY A LICENSED FABRICATOR. SUBMIT SHOP DRAWING FOR APPROVAL. PROVIDE TENSION LAMINATIONS TOP AND BOTTOM OF CANTILEVER BEAMS. MAXIMUM MOISTURECONTENT OF 16%. MEMBERS SHALL BE "ARCHITECTURAL" APPEARANCE GRADE IF EXPOSED. ADHESIVE SHALLBE WET USE. (BCI O.K. TO USE PER STURTURAL).TITLE 24 MANDATORY ENERGY CONSERVATION REQUIREMENTS: THE FOLLOWING AIR MINIMUM STANDARDSONLY AND DO NOT SUPERSEDE ANY MORE RESTRICTIVE STANDARDS FOUND IN THE PLANS OR SPECIFICATIONS.EAVE VENT BLOCKING: FRAMER TO PROVIDE AND INSTALL EAVE VENT BLOCKING AT EXTERIOR WALLS WITH (3)1-1 /2" DIAMETER VENT HOLES AT EACH BLOCK AND COVERED WITH CORROSION-RESISTANT METAL MESH WITHMESH OPENINGS OF 1/4 INCH IN DIMENSION. (FREE AREA PER BLOCK IS 5.3 SQ. INCHES).CAULKING AND WEATHER STRIPPING: DOORS AND WINDOWS (INCLUDING SKYLIGHTS) BETWEEN CONDITIONEDAND UNCONDITIONED SPACES MUST BE FULLY WEATHER STRIPPED. CAULKING OR SEALANTS OR WEATHERSTRIPPING MUST BE USED TO LIMIT INFILTRATION IN THE BUILDING ENVELOPE AT EXTERIOR JOINTS AROUNDWINDOWS AND DOOR FRAMES. CAULKING AND OR SEALANTS TO MATCH COLOR OF WINDOWS AND DOORS.DOORS AND WINDOWS: MANUFACTURED DOORS AND WINDOWS MUST BE LABELED AND CERTIFIED ACCORDINGTO SECTION 2-5304, TABLE 2-53S, STANDARDS FOR DOORS AND WINDOWS, OF THE STANDARDS.ALL WALLS AND CEILINGS TO BE PLUMB AND LINE. PLANE ANY OUT OF PLANE STUDS AND ADD REQUIREDCARDBOARD STRIPS NEEDED.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER.

CONSULT WITH VARIOUS SUBCONTRACTORS BEFORE WORK IS STARTED REGARDING THE PROPER PLACING OFALL BLOCKS; BACKING FOR DRAPERY RODS, ENTRY DOOR STOPS, SHELVES, TELEVISIONS, MIRRORS, GARAGEDOORS, SHOWER RODS, HAND RAILS, AND CABINETS.FRAMING CONTRACTOR TO FURNISH AND INSTALL ALL NAILS, SHOT PINS, WASHERS FOR FOUNDATION BOLTS,FRAMING ANCHORS, SHEET METAL FASTENERS, SADDLES, ALL BOLTS AND LAG-BOLTS.PROVIDE SOLID BACKING FOR ALL ACCESSORIES. VERIFY LOCATIONS WITH OWNER PRIOR TO INSTALLINGBACKING.INSTALL ALL TEMPORARY HANDRAILS, STAIRS AND BARRICADES PER STATE SAFELY ENGINEER AND "OSHA".

FRAMING CONTRACTOR RESPONCIBLE FOR ALL VIOLATIONS AND FINES IF NOT IN COMPLIANCE WITH SAFTYSTANDARDS.STRUCTURAL FRAMING SHALL CONFORM TO ALL APPLICABLE CODES AND ORDINANCESEXCEPT WHERE THECONSTRUCTION SHOWN ON THE DRAWINGS OR SPECIFIED EXCEEDS SUCH REQUIREMENTS.NAILING FOR FRAMING SHALL CONFORM TO THE FOLLOWING AS APPLICABLE:POWER ACTUATED SILL ANCHORAGE PINS TO BE AS MANUFACTURED BY "RAMSET".INTERIOR NON-BEARING WALLS: PER STURCTURAL DRAWINGS.INTERIOR SHEAR WALLS: PER STURCTURAL DRAWINGS.LAG SCREWS SHALL HAVE A DRILLED LEAD HOLE OF THE SAME DIAMETER AS THE SHANK AND SAME DEPTH AS THE LENGTH OF UNTHREADED SHANK. THE LEAD HOLE FOR THE THREADED PORTION OF A LENGTH EQUAL TOTHE LENGTH OF THE THREADED PORTION, AND A DIAMETER EQUAL TO 60% TO 75% OF THE SHANK DIAMETER.LAG SCREWS SHALL BE TURNED INTO PLACE AND NOT DRIVEN.BOLTS: ALL BOLT HEADS AND NUTS BEARING ON WOOD SHALL HAVE WASHERS. ALL BOLT HOLES IN WOOD SHALLBE DRILLED 1/32" DIAMETER LARGER THAN NORMAL BOLT DIAMETER.FRAMING HANGERS SHALL BE AS SPECIFICALLY MADE FOR THE CONNECTION CONDITION SHOWN ASMANUFACTURED BY SIMPSON STRONG TIE OR EQUIVALENT, AS APPROVED BY STRUCTURAL ENGINEER AND THEBUILDING INSPECTORALL SILLS AND PLATES RESTING ON CONCRETE OR MASONRY SHALL BE PRESSURE TREATED (P.T.). ANCHORBOLTS SHALL BE PER STURCTURAL DRAWINGS.KILN-DRIED LUMBER SHALL BE USED IF, DURING THE FRAMING STAGE, DETRIMENTAL EFFECT TO THE LUMBERWILL OCCUR DUE TO CLIMATIC CONDITIONS. GREEN LUMBER MAY BE USED IF CLIMATIC CONDITIONS ALLOW ANDWOOD IS NOT IN AN EXPOSED ARCHITECTURAL LOCATION. GREEN & DRIED LUMBER SHALL NOT BE MIXED WITHINANY FRAMING SYSTEM, I.E. GREEN & DRIED STUDS SHALL NOT BE MIXED WITHIN WALLS.TREATED WOOD: ALL FOUNDATION PLATES OR SILLS AND SLEEPERS ON A CONCRETE SLAB, WHICH IS IN DIRECTCONTACT WITH EARTH, AND SILLS WHICH REST ON CONCRETE OR MASONRY FOUNDATIONS, AND WOOD JOISTSCLOSER THAN 18", OR WOOD GIRDERS OR SUPPORTS CLOSER THAN 12" TO THE GROUND SHALL BE PRESSURETREATED WOOD OR FOUNDATION GRADE REDWOOD.STUDS: STUDS, UNLESS OTHERWISE SHOWN SHALL BE FULL LENGTH AND SPACED PER STURCTURAL DRAWINGS.STUDS SHALL BE DOUBLED AT ALL OPENINGS INCLUDING TRIMMER AND TRIPLED AT ALL CORNERS.NON-BEARING WALLS TO BE 2 X 4 STUDS AT 16" O/C.LUMBER: UNLESS OTHERWISE NOTED, ALL JOISTS, RAFTERS, BEAMS, AND POSTS 2" TO 4. THICK SHALL BE N0.2GRADE DOUGLAS FIR-LARCH OR BETTER. ALL POSTS AND BEAMS 5" AND THICKER SHALL BE NO. 1 GRADEDOUGLAS FIR-LARCH OR BETTEREXPOSED WOOD: THE FOLLOWING ARE MINIMUM GRADES OF WOOD TO BE USED IN APPLICATIONS WHICH WILLRECEIVE PAINT, STAIN OR OTHERWISE BE EXPOSED. EXPOSED WOOD SHALL BE KILN-DRIED.FASCIAS: SELECT DFPOST: SELECT DF #1 (FREE OF HEART CENTERS) 06 20 00 - FINISH CARPENTRY
VERIFY WITH BUILDING DEPARTMENT IF THERE ARE LOCAL ORDINANCES OR CODES FOR SECURITY AS THEYRELATE TO DOORS, JAMBS AND HARDWARE. LOCAL CODES AND ORDINANCES PREVAIL.FURNISH AND INSTALL ALL MILLWORK AND TRIM.SET ALL DOOR FRAMES AND JAMBS. IF WOOD, ALL EXTERIOR DOOR JAMBS SHALL BE A MINIMUM OF 1 1/4" NETTHICK WOOD. ALL INTERIOR DOOR JAMBS SHALL BE A MINIMUM OF 3/4" NET WOOD. ALL EXTERIOR DOOR JAMBSADJACENT TO STUCCO SHALL HAVE A MANUFACTURED INTEGRAL REDWOOD STUCCO STOP UNLESS DETAILEDOTHERWISE. EACH DOOR SHALL BE ACCURATELY CUT, TRIMMED AND FITTED TO FRAME AND HARDWARE, ANDDUE ALLOWANCE FOR PAINTER'S FINISH AND POSSIBLE SWELLING AND SHRINKING. THE CLEARANCE AT THELOCK AND HANGING STILES AND AT THE TOP SHALL NOT EXCEED 1/8", AT BOTTOM SHALL NOT EXCEED 1/4"EXCEPT DOORS SHALL BE UNDERCUT WHERE DETAILED, AND THE LOCK STILE EDGE SHALL BE SLIGHTLYBEVELED.ALL DOOR FRAMES, INTERIOR WOOD FINISH, CLOSET SHELVES AND POLES, DOORS AND OTHER FIXED WOODENEQUIPMENT AND FINISHES SHALL BE PROPERLY INSTALLED, LEVEL, PLUMB AND TRUE. WHEREVER REQUIRED,THE MEMBER SHALL BE NEATLY AND ACCURATELY SCRIBED IN PLACE. ALL TRIM WHERE APPLICABLE, SHALL BEPUT ON IN FULL LENGTHS WITHOUT PIECING EXCEPT WHERE THE USE OF SINGLE LENGTHS WOULD BEIMPOSSIBLE. IN GENERAL, PIECING SHALL BE MITER JOINTED. ALL INTERIOR ANGLES SHALL BE MITERED ANDINTERIOR ANGLES COPED. IN ALL INSTANCES WHERE WORK SPECIFIED IN THIS SECTION ADJOINS OTHER WORK, A NEAT TIGHT JOINT SHALL BE MADE. ALL NAILS ON EXPOSED SURFACES SHALL BE SET AND FILLED. ALL FINISHWOOD SHALL HAVE FINISH VERIFIED BY OWNER.WARDROBE POLES SHALL BE 1 1 /2" CHROME FINISHED STEEL, AND SET IN PLACE WITH END SUPPORTING CLIPS.

FINISH HARDWARE: SHALL BE AS SELECTED BY OWNER AND PROVIDED AND INSTALLED BY FINISH CARPENTERPER LOCAL CODES AND ORDINANCES.WEATHER STRIPS SHALL BE INSTALLED ON ALL EXTERIOR DOORS AFTER THE DOOR IS HUNG TO FIT TIGHTLYAGAINST THE DOOR AND SHALL CONSIST OF AN ALUMINUM EXTRUSION WITH A PLIABLE VINYL WEATHER STRIP.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 06 41 00 - ARCHITECTURAL WOOD CASEWORK
IF LAMINATED PLASTIC COUNTERTOPS ARE INDICATED IN THE DRAWINGS, COUNTERTOPS TO BE WILSON ART INSTANDARD COLORS, OR EQUIVALENT IF SAMPLE IS SUBMITTED AND APPROVED BY OWNER.COUNTERTOPS: TO BE CHOSEN BY OWNER WITH AMPLE LEAD TIME GIVEN.KITCHEN: MUD SET CERAMIC TILE BACKSPLASH AS SELECTED BY OWNER. FRONT EDGE SHALL BE BULL NOSED.BACK SPLASH SHALL BE PER OWNER. EXPOSED BACK AND SIDE EDGES SHALL BE BULL NOSED. SIDES ABUTTING WALLS SHALL RECEIVE A MINIMUM 4" COVED SPLASH.BATHROOM: MUD SET CERAMIC TILE AS SELECTED BY OWNER. FRONT EDGE SHALL BE BULL NOSED. BACKSPLASH SHALL BE 4" MINIMUM AND COVED. EXPOSED BACK AND SIDE EDGES SHALL BE BULL NOSED. SIDESABUTTING WALLS SHALL RECEIVE A MINIMUM 4" COVED SPLASH. FLOOR TILE SHALL HAVE CEMENT BOARDUNDERLAYMENT LAID PERPENDICULAR TO SUBFLOOR WITH ADDED ANTI-FRACTURE MEMBRANE INSTALLEDBEFORE TILE.LAVATORY BOWLS ARE TO BE MOUNTED PER OWNER.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER.ALL CABINETS SHALL BE AS SELECTED BY OWNER. STYLE AS SELECTED BY OWNER.ALL DRAWERS TO HAVE NYLON ROLLERS THROUGHOUT AND SOFT CLOSE MECHINISMS.CABINET DOORS TO HAVE FELT CUSHION STOPS AND SOFT CLOSE MECHINISMS.CABINETS TO BE BID WITH BACKS.CABINET CONTRACTOR TO FIELD MEASURE EACH AREA TO RECEIVE CABINETS PRIOR TO SHOP DRAWING &FABRICATION.SHOP DRAWINGS TO BE APPROVED BY OWNER. 07 10 00 - DAMPROOFING AND WATERPROOFING
WESTCOAT DECK WATERPROOFING SYSTEM - ALX STANDARD (ESR-2201) ON ALL DECKSMASONRY RETAINING WALLS SHALL BE WATERPROOFED WITH VULKEM 201 HAS MANUFACTURED BY MAMECOINTERNATIONAL, INC., CLEVELAND, OHIO, OR EQUIVALENT.APPROVED APPLICATOR: APPLICATION SHALL BE BY A CONTRACTOR TRAINED AND APPROVED BY THEMANUFACTURER AND IN ACCORDANCE WITH THE STANDARDS OF THE MANUFACTURER AND AS SPECIFIEDHEREIN.THE CONTRACTOR SHALL REQUEST THE SERVICES OF A REPRESENTATIVE OF THE MANUFACTURER FOR THEINITIAL INSTRUCTIONS IN PREPARATION, MIXING AND APPLICATION OF MATERIALS. THE MANUFACTURER SHALLSUPPLY SUCH SERVICE AS REQUIRED AT NO ADDITIONAL COST TO THE CONTRACTOR OR OWNER.WALL MUST BE CLEAN AND DRY. FOLLOW MANUFACTURER'S RECOMMENDATIONS FOR WALL PREPARATION ANDPROPER CURING OF MASONRY WALL. ALLOW AMPLE TIME FOR SOLID GROUTED WALL CURING.DETAILING OF WALL: INSPECT ALL MORTAR JOINTS AND BLOCK FOR VOIDS. HOLES SHOULD BE FILLED ASRECOMMENDED BY MANUFACTURER. COMMENCEMENT OF WORK SHALL CONSTITUTE ACCEPTANCE OF THESURFACE FOR WATERPROOFING.MANUFACTURER'S CERTIFICATION: UPON COMPLETION OF THE INSTALLATION, THE CONTRACTOR SHALL OBTAIN AND FURNISH TO THE OWNER A STATEMENT FROM THE MANUFACTURER THAT THEIR REPRESENTATIVE HASVISITED THE SITE AND INSTRUCTED THE TRADES INVOLVED IN THE PROPER TECHNIQUES AND INSTALLATIONMETHODS, THAT DURING THE PROPER TECHNIQUES AND INSTALLATION METHODS, THAT DURING THE VISITS OFTHE REPRESENTATIVE THE MANUFACTURER'S PRODUCTS WERE PROPERLY INSTALLED, WITH EXCEPTIONS, IFANY, NOTED.INSTALL AMACOR P-14 1/4" THICK PROTECTIVE BOARD OR EQUIVALENT, AFTER INSTALLING WATERPROOF ANDPRIOR TO INSTALLING DRAINAGE MATTING.USE VULKEM 203 OR EQUIVALENT FOR CANTING AT COLD JOINT AT BOTTOM OF WALLS, AND DETAILING OFJOINTS AND CRACKS.(CONTACT SUNSHINE SUPPLY FOR PRODUCT INFORMATION 619-276-7442)SEE SECTION 07190 FOR SUBSURFACE DRAINAGE MATTING WHICH SHALL BE INSTALLED PRIOR TO BACKFILLINGTO PROTECT WATERPROOFING.OWNER TO VERIFY ALL WATER PROOFING MATERIALS BEFORE INSTALLATION.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 07 19 00 - WATER REPELLENTS
PROVIDE AND INSTALL A MINIMUM OF TWO (2) COATS THORO (T1956) (CLEAR) AS MANUFACTURED BY THOROSYSTEM PRODUCTS, OR EQUIVALENT ON ALL CMU WALLS AND ALL EXTERIOR EXPOSED CONCRETE.DELIVERY AND STORAGE OF MATERIALS: ALL MANUFACTURED MATERIALS SHALL BE DELIVERED IN THEIRORIGINAL PACKAGES, CONTAINERS AND BUNDLES BEARING NAME OF MANUFACTURER AND BRAND. STORE ALLMATERIALS OFF THE GROUND UNDER WATERTIGHT COVER AND AWAY FROM SWEATING WALLS AND OTHERDAMP SURFACES UNTIL READY FOR USE. DAMAGED OR DETERIORATED MATERIALS MUST BE REMOVED FROMPREMISE IMMEDIATELY.PROTECTION: DURING APPLICATION OF EXTERIOR WATER REPELLENT, PROTECT WORK OF OTHER TRADESAGAINST UNDUE SPOILAGE AND DAMAGE BY THE EXERCISE OF REASONABLE CARE AND PRECAUTION. REPAIRAND/OR REPLACE ANY WORK SO DAMAGED OR SOILED AS TO BE UNSIGHTLY IN ARCHITECT'S JUDGMENT AT NOADDITIONAL COST TO OWNER OR CONTRACT SUM.QUALITY ASSURANCE: INSTALLATION SHALL STRICTLY ADHERE TO MANUFACTURER'S RECOMMENDATIONS.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 07 21 00 - THERMAL INSULATION
PROVIDE AND INSTALL FRICTION FIT FIBERGLASS INSULATION. "R" VALUE SHALL BE CLEARLY PRINTED ON THE INSULATION AND EXPOSED TO VIEW AFTER INSULATION. LISTED ARE MINIMUM ACCEPTED VALUES:

EXTERIOR WALLS: R-19INTERIOR WALLS: R-13AREA SEPARATION / UNIT SEPARATION: R-19CEILINGS: R-19CEILING/ROOF COMBINATIONS: R-30WALL BETWEEN GARAGE AND LIVING AREAS SHALL BE INSULATED WITH R-19 INSULATION. GARAGE EXTERIORWALLS DO NOT RECEIVE INSULATION.TITLE 24 MANDATORY ENERGY CONSERVATION REQUIREMENTS: THE FOLLOWING ARE MIN. STANDARDS ONLYAND DO NOT SUPERSEDE ANY MORE RESTRICTIVE STANDARDS FOUND IN THE PLANS OR SPECIFICATIONS.CEILING INSULATION: INSULATION WITH A MINIMUM THERMAL RESISTANCE OF R-19 OR GREATER SHALL BEINSTALLED IN CEILINGS BETWEEN CONDITIONED AND UNCONDITIONED SPACES. WHEN LOOSE FILL INSULATION ISINSTALLED, THE MINIMUM INSTALLED WEIGHT PER SQUARE FOOT SHALL MEET THE MANUFACTURER'S INSTALLEDDESIGN DENSITY PER SQUARE FOOT R-VALUE.SPECIAL ATTENTION SHOULD BE TAKEN TO ASSURE THAT EAVE VENTS ARE NOT BLOCKED BY INSULATION. TOMEET THE INTENT OF THE CEILING INSULATION REQUIREMENT, CEILING INSULATION SHOULD EXTENDSUFFICIENTLY FAR ENOUGH TO COVER THE TOP PLATE.WALL INSULATION: INSULATION WITH A MINIMUM THERMAL RESISTANCE OF R-13 OR GREATER SHALL BEINSTALLED IN WOOD FRAME WALLS BETWEEN CONDITIONED AND UNCONDITIONED SPACES.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 07 60 00 - FLASHING AND SHEET METAL
PROVIDE AND INSTALL ALL SCUPPERS AND DOWNSPOUTS, FAN VENTS AND DUCTS, ROOF JACKS, FLASHING "Z''BARS, COMBUSTION AIR VENTS, DRYER VENTS, AME VENTS, DRAIN PANS FOR WATER HEATERS, ETC.ROOF RAIN GUTTERS AND DOWNSPOUTS: IF SHOWN ON PLANS, GUTTERS AND DOWNSPOUTS SHALL BEGALVANIZED TO MATCH SIDING PER PLAN. DOWN SPOUTS SHALL BE A MINIMUM OF 2"X3" AND SHALL RUN TIGHTTO BUILDING, USING ADEQUATE ELBOWS TO CLOSELY ADHERE TO THE EXTERIOR SURFACE.G.I. SHEET METAL TO BE MINIMUM 26 GA. WITH WATER TIGHT INSTALLATIONS. ALL JOINTS TO BE CAULKED.CAULKING TO MATCH.TITLE 24 MANDATORY ENERGY CONSERVATION REQUIREMENTS: THE FOLLOWING ARE MINIMUM STANDARDSONLY AND DO NOT SUPERSEDE ANY MORE RESTRICTIVE STANDARDS FOUND IN THE PLANS OR SPECIFICATIONS.DAMPER CONTROLS: AIR LEAKAGE FROM EXHAUST FANS OR OTHER EXHAUST SYSTEMS SHALL BE PREVENTEDBY USING BACKDRAFT DAMPERS OR AUTOMATIC DAMPERS IF REQUIRED BY BUILDING INSPECTOR.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 07 50 00 - MEMBRANE ROOFING
CONTRACTOR SHALL EXAMINE ALL ROOF SURFACES AND NOTIFY OWNER IN WRITING OF DEFECTS WHICHARE DETRIMENTAL TO THE INSTALLATION OF HIS PRODUCT. STARTING WORK WITHOUT SUCHNOTIFICATION CONSTITUTES ACCEPTANCE OF ROOF DECK AND RESPONSIBILITY FOR SAME.THE CONTRACTOR SHALL SEE THAT ALL DEFECTS ARE CORRECTED BEFORE INSTALLING HIS WORK.OTHERWISE, THIS CONTRACTOR SHALL REPLACE, AT HIS OWN EXPENSE, ALL ROOFING WHICH MAY HAVETO BE REMOVED TO CORRECT DEFECTS THAT ARE DAMAGED THEREBY.INTENT - CLASS 'A' TYPE ROOF WITH MINIMUM 20 YEAR WARRENTY. SEE ARCHITECTURAL DRAWINGS FORTORCH DOWN OR CEMENTITIOUS TROWL DOWN.SPECIFICATION:THE OBJECT OF THESE RECOMMENDATIONS IS TO PROMOTE THE HIGHEST STANDARD OF WORKMANSHIPAND MATERIALS FOR ROOFING. IT SHOULD BE EMPHASIZED THAT LOCAL CODE REQUIREMENTS, WEATHERCONDITIONS AND INSTALLATION EXPERTISE MUST AT ALL TIMES BE TAKEN INTO ACCOUNT, AND WHENSUCH REQUIREMENTS VARY FROM THOSE CONTAINED IN THESE RECOMMENDATIONS, THEY MUST TAKEPRECEDENCE.SEE ROOF PLAN FOR ROOFING SPECIFICATIONS.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 07 90 00 - JOINT PROTECTION
TITLE 24 MANDATORY ENERGY CONSERVATION REQUIREMENTS: THE FOLLOWING ARE MINIMUM STANDARDSONLY AND DO NOT SUPERSEDE ANY MORE RESTRICTIVE STANDARDS FOUND IN THE PLANS OR SPECIFICATIONS.CAULKING AND WEATHER STRIPPING: DOORS AND WINDOWS (INCLUDING SKYLIGHTS) BETWEEN CONDITIONEDAND UNCONDITIONED SPACES MUST BE FULLY WEATHER STRIPPED. CAULKING OR SEALANTS OR WEATHERSTRIPPING MUST BE USED TO LIMIT INFILTRATION IN THE BUILDING ENVELOPE AT THE FOLLOWING OPENINGS:EXTERIOR JOINTS AROUND WINDOWS AND DOOR FRAMES, BETWEEN WALL SOLE PLATES AND FLOORS, ANDBETWEEN EXTERIOR WALL PANELS, PENETRATION IN WALLS, CEILINGS, AND FLOORS FOR PLUMBING,ELECTRICITY, AND GAS LINES, OPENINGS IN ATTIC FLOORS, ALL OTHER OPENINGS IN THE BUILDING ENVELOPE.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER.CAULK AT JOINT BETWEEN SHEET VINYL AND BATHTUBS.CAULK AT JOINT BETWEEN LAMINATED PLASTIC COUNTERTOPS AND WALLS.CAULK AT JOINTS BETWEEN DISSIMILAR FINISH MATERIALS WHERE A GAP REMAINS. 08 50 00 - WINDOWS

INCLUDES ALL LABOR, MATERIAL, EQUIPMENT, TRANSPORTATION AND SERVICES NECESSARY FOR FURNISHING AND INSTALLING GLASS, AND GLAZING AS SHOWN ON PLANS AND AS SPECIFIED HEREIN.VERIFY WITH BUILDING DEPARTMENT IF THERE ARE LOCAL ORDINANCES OR CODES FOR SECURITY AS THEY RELATE TO WINDOWS AND HARDWARE. LOCAL CODES AND ORDINANCES PREVAIL.ROLLERS TO BE NYLON, BRASS OR STEEL. FRAMES TO HAVE NAILING FINS IF REQUIRED AND DRIP SILLS.COMPLETELY WEATHER STRIPPED. DUAL GLAZING PER CODE. COMPLETE WITH SCREENS. INSTALLED LEVEL,PLUMB, SECURE, CAULKED AND FLASHED IN ACCORDANCE WITH GOOD PRACTICE.ALL GLAZING TO BE CLEAR UNLESS OTHERWISE NOTED. WHERE GLAZING IS INDICATED TO BE TINTED, TINTCOLOR SHALL BE AS SELECTED BY OWNER.SLIDING WINDOWS NEXT TO EXTERIOR DOORS SHALL BE INSTALLED WITH THE FIXED GLAZING ADJACENT TO THEDOOR.WINDOWS TO HAVE VANDAL RESISTANT HARDWARE AT STREET LEVEL.FRAMES TO BE INSTALLED PRIOR TO LATHING. GLASS TO BE INSTALLED PRIOR TO SCRATCH COAT.TITLE 24 MANDATORY ENERGY CONSERVATION REQUIREMENTS: THE FOLLOWING ARE MINIMUM STANDARDSONLY AND DO NOT SUPERSEDE ANY MORE RESTRICTIVE STANDARDS FOUND IN THE PLANS OR SPECIFICATIONS.CAULKING AND WEATHER STRIPPING: DOORS AND WINDOWS (INCLUDING SKYLIGHTS) BETWEEN CONDITIONEDAND UNCONDITIONED SPACES MUST BE FULLY WEATHER STRIPPED. CAULKING OR SEALANTS OR WEATHERSTRIPPING MUST BE USED TO LIMIT INFILTRATION IN THE BUILDING ENVELOPE AT EXTERIOR JOINTS AROUNDWINDOWS AND DOOR FRAMES.DOORS AND WINDOWS: MANUFACTURED DOORS AND WINDOWS MUST BE LABELED AND CERTIFIED ACCORDINGTO SECTION 2-5304, TABLE 2-53S, STANDARDS FOR DOORS AND WINDOWS, OF THE STANDARDS.IF IT IS CONTRACTORS DESIRE TO STORE MATERIALS ON JOB SITE PRIOR TO COMMENCEMENT OF WORK,OWNER’S APPROVAL IS REQUIRED. CONTRACTOR WILL ASSUME COMPLETE RESPONSIBILITY FOR SAIDMATERIALS AND IF DAMAGED OR STOLLEN WILL REPLACE AT NO ADDITIONAL COST TO OWNER. 06 10 00 - ROUGH CARPENTRY
BEAMS: SELECT DF #1 (FREE OF HEART CENTERS)STARTER BOARD: #2 SPRUCE SHIPLAP V-JOINT T&G

REVISION SCHEDULE
# DESCRIPTION DATE

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Drawn by
Reviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
April 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA
PROJECT # B19-319-324
T-101
9/30/2021 9:14:20 AM SITE IMAGES

CANTERA
3D SITE VIEW 1 3D SITE VIEW 23D SITE VIEW 3 3D SITE VIEW 4

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Drawn by
Reviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
April 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA
PROJECT # B19-319-324
T-102
9/30/2021 9:14:24 AM SITE IMAGES

CANTERA
3D SITE VIEW 5 3D SITE VIEW 63D SITE VIEW 7 3D SITE VIEW 8

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CORTEN STEEL AND ROUGHED FACED CMU -

FRONT PRIVACY FENCE

PAINTED SHEET METAL - FRONT OPENING GATE &

TRASH ENCLOSURE
DESIGN #1 = PURA BY TRESPA (AGED ASH) DESIGN #2 = PURA BY TRESPA (IPE) DESIGN #3 = PURA BY TRESPA (CLASIC OAK)SOLDIER PILE - NON STRUCTURAL PRIVACY

SAFTEY FENCE
PAVER = HYDROLOGIC PERMEABLE PAVERS CARPORT - ARIZONA WAVE 5000 *OR EQUIVALENT *OR EQUIVALENT *OR EQUIVALENT *OR EQUIVALENT *OR EQUIVALENT *OR EQUIVALENT *OR EQUIVALENT
*OR EQUIVALENT
Drawn byReviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
April 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA
PROJECT # B19-319-324
TS-103
7/20/2021 12:42:10 PMMATERIAL BOARD

CANTERA

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Drawn by
Reviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
April 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA
PROJECT # B19-319-324
TS-104
7/20/2021 12:43:29 PM DESIGN 1

CANTERA
1/2" = 1'-0" 1 UNIT A FRONT DESIGN STYLE 1 1/2" = 1'-0" 2 UNIT A LEFT DESIGN STYLE 1 3 A.1 4 B.1 5 C.1

PURA COMPOSTITE

SIDING BY TRESPA
(AGED ASH)

BLACK ANODIZED ALUMINUM

BANDING AND EDGING

BLACK ANODIZED ALUMINUM SIDING AND EDGING

BLACK ANODIZED

ALUMINUM ROOFING CAP
*OR EQUIVALENT
*OR EQUIVALENT
*OR EQUIVALENT*OR EQUIVALENT

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Drawn by
Reviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
April 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA
PROJECT # B19-319-324
TS-105
7/20/2021 12:44:30 PM DESIGN 2

CANTERA
1/2" = 1'-0" 1 UNIT A FRONT DESIGN STYLE 2 1/2" = 1'-0" 2 UNIT A LEFT DESIGN STYLE 2 3 A.2 4 B.2 5 C.2

BLACK ANODIZED ALUMINUM

BANDING AND EDGING

BLACK ANODIZED ALUMINUM SIDING AND EDGING

BLACK ANODIZED

ALUMINUM ROOFING CAP

PURA COMPOSTITE

SIDING BY TRESPA
(IPE)
*OR EQUIVALENT
*OR EQUIVALENT
*OR EQUIVALENT*OR EQUIVALENT

Page 380 of 615 ends

Drawn by
Reviewed by
1 D Project number
LANDSCAPE ARCHITECT:MEP:STRUCTURAL ENGINEER:Developer:

N.T.C. Development Inc.1380 El Cajon BLVD. Ste. 202El Cajon, CA 92020Phone: 619.593.2600 InDev + Design, INC © 2021 All Rights Reserved
Architect:

InDev+Design, Inc.2120 Columbia St.Suite 17 San Diego, CA 92101Phone: 858.231.9914 PROJECT ADDRESS:
8043 HIGH St.LA MESA, CA 91941

REVISIONS
Submittal DatePlan Date
TBD
April 2021
PROJECT STATUS:

AJB

ZS / CG

CANTERA
PROJECT # B19-319-324
TS-106
7/20/2021 12:45:34 PM DESIGN 3

CANTERA
1/2" = 1'-0" 1 UNIT A FRONT DESIGN STYLE 3 1/2" = 1'-0" 2 UNIT A LEFT DESIGN STYLE 3 3 A.3 4 B.3 5 C.3

BLACK ANODIZED ALUMINUM

BANDING AND EDGING

BLACK ANODIZED ALUMINUM SIDING AND EDGING

BLACK ANODIZED

ALUMINUM ROOFING CAP

PURA COMPOSTITE

SIDING BY TRESPA
(CLASSIC OAK)
*OR EQUIVALENT
*OR EQUIVALENT
*OR EQUIVALENT
*OR EQUIVALENT

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REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: June 14, 2022
SUBJECT: Resolution to Waive Competitive Bidding and Approve the Light and Radio Outfitting Costs for Two New Fire
Staff Trucks
ISSUING DEPARTMENT: Fire
SUMMARY:

Issues:

Should the City Council adopt a resolution to waive competitive bidding and approve the purchase of light and radio outfitting costs for two new staff trucks from Emergency Vehicle Services LLC. in the amount of $61,973.36? Recommendation:

That the City Council adopt a resolution to waive competitive bidding and approve the purchase of light and radio outfitting costs for two new staff trucks from Emergency Vehicle Services LLC. in the amount of $61,973.36.

Fiscal Impact: The quoted cost for outfitting both vehicles is $61,973.36. Funds are budgeted in Equipment Replacement Account 1315-6585, projects 22EFI.01 and 22EFI.02.

City’s Strategic Goals:
 Continue to improve high quality municipal services

Page 393 of 615 ends

Report to Mayor and Councilmembers
Date: June 14, 2022
Page: 2 of 3
BACKGROUND:

The purchase of the two Fire department staff vehicles was approved by Council on October 26, 2021 and a purchase order was issued for the vehicles on November 2, 2021. This purchase will outfit the vehicles with needed specialty equipment to put them into service.

DISCUSSION:

The resolution and attached quotations cover the outfitting of two Fire department staff light duty trucks. This outfitting includes the purchase and install of an emergency vehicle warning package consisting of lights, siren, a second vehicle battery with shore charging capability, and a command console to accommodate emergency radios and mobile data terminal. Additionally, the vendor will install city-supplied public safety radios and chargers. This equipment allows the vehicles and staff to operate in a command and control function on local and statewide fire & rescue emergency incidents.

The City's Purchasing Officer may waive formal competitive bidding if the City Council by resolution determines that, due to special circumstances, it is in the City's best interest to purchase a commodity without using the bid process, per La Mesa Municipal Code Section 2.40.070(a)(7). There are limited vendors in the region that are qualified and experienced to provide and install the equipment and a bid process would delay the outfitting and placement of the trucks into service. We have attempted to obtain three quotations for this purchase. Our efforts to receive a quotation from AEP have been unsuccessful. There are two vendors that were able to provide quotations, Emergency Vehicle Services LLC. and Johnson Equipment Company. Staff recommends we award the contract to Emergency Vehicle Systems LLC., based on theirs being the lowest responsive quotation.

CONCLUSION:

Staff recommends that the City Council adopt a resolution to waive competitive bidding and approve the purchase of light and radio outfitting costs for two new Fire staff trucks from Emergency Vehicle Services LLC. in the amount of $61,973.36.

Page 394 of 615 ends

Report to Mayor and Councilmembers
Date: June 14, 2022
Page: 3 of 3
Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Steve Swaney
City Manager Fire Chief
_______________________
Scott A. Munzenmaier
Purchasing Officer
Attachments: A. Resolution
B. Quotations

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Page 396 of 615 ends

RESOLUTION NO. 2022-

RESOLUTION OF THE COUNCIL OF THE CITY OF LA MESA APPROVING

THE AGREEMENT WITH EMERGENCY VEHICLE SERVICES LLC, FOR

LIGHT AND RADIO OUTFITTING COSTS OF TWO NEW STAFF FIRE

TRUCKS AND WAIVING COMPETITIVE BIDDING
WHEREAS, the purchase of the two Fire department staff vehicles was approved by Council on October 26, 2021 and this purchase will outfit the vehicles with needed specialty equipment to put them into service;
WHEREAS, there are limited vendors in the region that are qualified and experienced to provide and install the equipment and a bid process would delay the outfitting and placement of the trucks into service;
WHEREAS, the department requests approval for a purchase in excess of fifty thousand dollars ($50,000); and
WHEREAS, the department requests approval of the agreement with Emergency Vehicle Services LLC. for light and radio outfitting of two new staff fire trucks.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that the City authorizes Emergency Vehicle Service LLC. as the lowest responsive vendor for light and radio outfitting for two new staff fire trucks and approves the contract, not to exceed $61,973.36.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 14th day of June 2022, by the following vote, to wit:

AYES:

NOES:

ABSENT:

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and exact copy of Resolution No. 2022- , duly passed and adopted by the City Council of said City on the 14th of June 2022, and by the vote therein recited.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

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Estimate
Date
6/3/2022
Estimate #
937
Name / Address
City of La Mesa
8054 Allison Ave
La Mesa, Ca. 91942
P.O. No. Rep
ES
Project
F150 Admin #1
Make/Model/Year
Ford/F150/2022
This Estimate is good for 30 days as of the date above.

Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
***2022 Ford F150 Staff Truck #1***
***Lighting and Siren System***
Whe BJ2DDDD Whelen 54" Liberty II Duo WeCanX wth Options, Red/White (Lightbar will come with mounting kit for 2022 Ford F150 roof)
1 2,360.00 2,360.00T
1 375.00 375.00T Priority MTER Priority Green Microtube Extreme Range (Opticom) Whe C399 Whelen CenCom Core Amplifier Control Module, Flashing Outputs, Includes3 WeCanX Ports and Control Heads
Purchased Separately
1 1,020.00 1,020.00T
Whe CCTL7 Whelen 3 Section Control Head and 21 Push-Buttons, 4 position Slide Switch, Microphone with Extension Cable
1 0.00 0.00T
1 0.00 0.00T Whe C399K7 Whelen OBDII Cable For 2021 Ford F150 Whe SA315P Whelen SA315 Series, Small Round Profile, Composite Speaker 100 Watt
2 199.995 399.99T
2 0.00 0.00T Whe SAK9 Whelen Heavy Duty Bail Type Speaker Bracket Whe CV2V Whelen Vehicle to Vehicle Sync Module (This will sync Lightbar flash patterns on all Whelen equipped vehicles) 1 220.00 220.00T
Whe CEXAMP Whelen WeCanX External Amplifier 100W Output (For second siren tone)
1 250.00 250.00T
Whe TLI2D Whelen ION T-Series DUO Linear Super LED Red/White (Mount 6 on front grill)
6 98.00333 588.02T

Page 1 ends

Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
Whe CEM16 Whelen 16 Output, 4 Input WeCanX Expansion Module (For front lighting)
1 180.00 180.00T
Whe SSFPOS Whelen 100% Solid-State, Headlight/Grille Light Flasher, 2 Outlet, 160 Watts Per Outlet, 7 Flash Patterns, For Positive Switching Headlights
1 65.00 65.00T
Whe TLI2D Whelen ION T-Series DUO Linear Super LED Red/White (Mount 2 on each side of camper shell above side windows and 1 over each wheel well on front and rear fenders)
8 92.00 736.00T
Whe TIONWEDG Whelen Wedge Kit Includes (1) 15 deg. and (2) 5 deg. wedges (For use on upper side LEDs on campershell)
4 15.00 60.00T
Whe TLI2K Whelen ION T-Series DUO Linear Super LED Red/Amber (Mount above rear campershell window as arrow stick)
6 92.00 552.00T
Whe TIONWEDG Whelen Wedge Kit Includes (1) 15 deg. and (2) 5 deg. wedges (For use above rear campershell window)
6 15.00 90.00T
Whe I3SMKC Whelen Surface Mount ION Trio Red/Amber/White, Individual Control of each Color, Black Housing (Mount on tailgate)
2 140.00 280.00T
Whe CEM16 Whelen 16 Output, 4 Input WeCanX Expansion Module (For rear lighting)
2 180.00 360.00T
***Center Console***
1 640.00 640.00T CC-WBOS-20 Troy wide body console w/ open storage 8" slope , 12" level

Page 2 ends

Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
1 0.00 0.00T FP-WCENCOM-JD Troy Products, 4" faceplate for Whelen Cencom Siren 1 0.00 0.00T FP-MXTL2500 Faceplate for Motorola APX-7500 radio head 1 0.00 0.00T FP-BKM150-R Faceplate for Bendix King Radio FP-BLNK2SW4 2" FACEPLATE WITH FOUR 1.48 X .85 ROCKER

SWITCH CUT-OUTS
1 0.00 0.00T
AC-F150-15-MNT Console Floor mount for 2019 Ford F150-350 (Included in console purchase)
1 0.00 0.00T
1 40.00 40.00T AC-TICK-2 Internal tray for personal items 1 50.00 50.00T AC-INBHG Dual Cup holder faceplate
1 283.00 283.00T AC-FHDFB File storage box
400W INV Ampeak, 400W Power inverter 12V DC to 110V AC (Mount under file box)
1 50.00 50.00T
1 15.00 15.00T EVS-SW-MASTER DISCO... Master Disconnect Switch On/Off Install Supplies -2 USB "C" High AMP Chargers
-1 USB Standard High AMP Charger
1 70.00 70.00T
3 35.00 105.00T MMSU-1 Magnetic Mic Mount
75456 Streamlight Stinger DS HL rechargeable flashlight with 12V DC charger
1 170.00 170.00T

Page 3 ends

Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
Whe 60CREGCS Whelen 12 Diode Interior Dome Light, Split Red/White, 6" Round (Mount over center console)
1 163.00 163.00T
***Tablet Mounting and Docking Station)
PR-320136 Docking Station (Charge and Data) And Tablet Case for IPad Pro 12.9 (3rd and 4th Gen)
1 400.00 400.00T
3 44.00 132.00T VM-130048 Zirkona Large Joiner
2 20.00 40.00T VM-110076 Zirkona 75/100mm VESA Plate
2 10.00 20.00T VM-120016 Zirkona 4" Extension Tube (Extension Arm) 2 6.00 12.00T VM-120015 Zirkona Thread Adapter Only
***Radio Communications***
2 35.00 70.00T NMOKHFUD Hi frequency NMO mount with 17 foot RG58U cable 1 40.00 40.00T TRAB8063 806-866 Mhz "Phantom" Low profile Antenna 1 40.00 40.00T B132S VHF Antenna Mast, 132-525 Mhz MN mount with spring Install Supplies -1 Mini UHF Antenna Connector
-1 UHF Antenna Connector
1 20.00 20.00T
***AUX Battery System***
PC2150S Odyssey PC2150 AGM Battery, Side post.
12V, 2150 PHCA, 1150 CCA, 205 Minute reserve capacity
1 500.00 500.00T
114-1211-020 Trombetta 12V Bear DC Contactor continuous duty 225A with 600A max
1 100.00 100.00T

Page 4 ends

Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
1 600.00 600.00T Custom Custom Built Battery Mount For Inside Truck Bed.

Install Supplies -3 AGM Fuse Holders
-3 300Amp AGM Fuses
-2Ga Weld Cable For Battery
-Copper Cable Lugs
1 200.00 200.00T
***Shore Power and Charging System***
1 340.00 340.00T KM-091-55 Kussmaul Super Auto Eject 15A with WHITE cover GENPRO 10X3 NOCO Genius 3-bank 30amp (10amp per bank) Fully automatic smart marine charger.
1 425.00 425.00T
***Electrical System***
2602B 14 Circuit PDM (Power distribution module) plus ground bar.
1 200.00 200.00T
Wire Harness Complete Patrol Vehicle Wire Harness using GXL Wire Labeled Every 6 Inches
1 2,500.00 2,500.00T
1 25.00 25.00T EGIS 4703-150 150A Circuit breaker surface mount ***Rear TruckVault Work Lights, USB Charge Ports and
Rear Radios***
FP-BLNK2SW4 2" FACEPLATE WITH FOUR 1.48 X .85 ROCKER

SWITCH CUT-OUTS
1 28.00 28.00T
1 45.00 45.00T FP-BKM150-R Faceplate for Bendix King Radio 1 45.00 45.00T FP-MXTL2500 Faceplate for Motorola APX-7500 radio head

Page 5 ends

Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
2 35.00 70.00T MMSU-1 Magnetic Mic Mount
POD-BLK-F 3" Black 20W Ultra Flood Optic Lens LED POD Cube Hyper Wide Beam Driving Fog Spot Light for Offroad Truck SUV
Jeep Motorcycle Marine Vessel Agriculture and Heavy
Equipment Vehicle. (1 pair)
1 90.00 90.00T
1 15.00 15.00T EVS-SW-FLOOD Flood light switch On/Off
1 70.00 70.00T Custom 3 USB Outlets (1 USB "C" the other 2 Standard USB) ***Installation Labor and Shipping***
150 95.00 14,250.00 Labor Installation Labor by EVT-Certified Technician 1 300.00 300.00 Shipping Shipping Charge
Sales Tax 8.50% 1,287.67

Page 6 ends

$30,986.68

Page 404 of 615 ends

Estimate
Date
6/3/2022
Estimate #
938
Name / Address
City of La Mesa
8054 Allison Ave
La Mesa, Ca. 91942
P.O. No. Rep
ES
Project
F150 Admin #2
Make/Model/Year
Ford/F150/2022
This Estimate is good for 30 days as of the date above.

Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
***2022 Ford F150 Staff Truck #2***
***Lighting and Siren System***
Whe BJ2DDDD Whelen 54" Liberty II Duo WeCanX wth Options, Red/White (Lightbar will come with mounting kit for 2022 Ford F150 roof)
1 2,360.00 2,360.00T
1 375.00 375.00T Priority MTER Priority Green Microtube Extreme Range (Opticom) Whe C399 Whelen CenCom Core Amplifier Control Module, Flashing Outputs, Includes3 WeCanX Ports and Control Heads
Purchased Separately
1 1,020.00 1,020.00T
Whe CCTL7 Whelen 3 Section Control Head and 21 Push-Buttons, 4 position Slide Switch, Microphone with Extension Cable
1 0.00 0.00T
1 0.00 0.00T Whe C399K7 Whelen OBDII Cable For 2021 Ford F150 Whe SA315P Whelen SA315 Series, Small Round Profile, Composite Speaker 100 Watt
2 199.995 399.99T
2 0.00 0.00T Whe SAK9 Whelen Heavy Duty Bail Type Speaker Bracket Whe CV2V Whelen Vehicle to Vehicle Sync Module (This will sync Lightbar flash patterns on all Whelen equipped vehicles) 1 220.00 220.00T
Whe CEXAMP Whelen WeCanX External Amplifier 100W Output (For second siren tone)
1 250.00 250.00T
Whe TLI2D Whelen ION T-Series DUO Linear Super LED Red/White (Mount 6 on front grill)
6 98.00333 588.02T

Page 1 ends

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Phone #
6195995614
Total
Emergency Vehicle Systems LLC.
1493 N. Cuyamaca
El Cajon, Ca. 92020
Qty Item Description Rate Total
1 600.00 600.00T Custom Custom Built Battery Mount For Inside Truck Bed.

SWITCH CUT-OUTS
1 28.00 28.00T
1 45.00 45.00T FP-BKM150-R Faceplate for Bendix King Radio 1 45.00 45.00T FP-MXTL2500 Faceplate for Motorola APX-7500 radio head

Page 5 ends

Page 6 ends

$30,986.68

Page 410 of 615 ends

Quote
Date
5/19/2022
Quote #
4599
Bill To:

La Mesa Fire Department
8054 Allison Ave
La Mesa, CA 91942
Ship To:

La Mesa Fire Department
8054 Allison Ave
La Mesa, CA 91942
P.O. No. Terms
Net 30
Rep
GJ
FOB
Perris, Ca
Project Make / Model / Year
Signature Total
Subtotal
test Sales Tax (8.5%)
7 Qty Item Description Each Total
Whe BJ2DDDD Whelen 54" Liberty II Duo WeCanX wth Options, Red/White

1.00 2,243.00 2,243.00T

1.00 345.00 345.00T Priority MTER Priority Green Microtube Extreme Range Whe C399 Whelen Cencom Core Amplifier Control Module, Flashing Outputs, Includes 3 WeCanX™ Ports, and Controls up to
99 Devices/Remote Modules, Control Heads Purchased
Separately

1.00 1,204.37 1,204.37T
Whe CCTL7 Whelen 3 Section Control Head and 21 Push-Buttons, 4-Position Slide Switch, Microphone with Extension Cable

1.00 377.00 377.00T

1.00 0.00T Whe C399K7 Whelen OBDII Cable For 2021 Ford F150 Whe SA315P Whelen SA315 Series, Small Round Profile, Composite Speaker

2.00 343.00 686.00T
Whe SAK9 Whelen Heavy-Duty Universal/Swivel Bail Type Mounting Bracket

2.00 0.00 0.00T

1.00 328.00 328.00T Whe CEXAMP Whelen WeCanX External Amplifier

1.00 295.00 295.00T Whe CV2V Whelen Vehicle to Vehicle Sync Module Whe TLI2D Whelen Whelen ION T-Series DUO Linear Super-LED, Red/White

6.00 183.23 1,099.38T

1.00 254.00 254.00T Whe CEM16 Whelen 16 Output, 4 Input WeCanX™ Expansion Module Whe SSFPOS Whelen 100% Solid-State, Headlight/Grille Light Flasher, 2 Outlet, 160 Watts Per Outlet, 7 Flash Patterns, For
Positive Switching Headlights

1.00 84.00 84.00T
Whe TLI2D Whelen Whelen ION T-Series DUO Linear Super-LED, Red/White

8.00 183.23 1,465.84T
Whe TIONWEDG Whelen Optional Wedge Kit, Includes One 15° and Two 5° Wedges

4.00 20.00 80.00T
Whe I3SMJC Whelen ION TRIO Surface Mount Series Linear-LED, Red/Blue/White

2.00 234.00 468.00T

2.00 254.00 508.00T Whe CEM16 Whelen 16 Output, 4 Input WeCanX™ Expansion Module

Page 1 ends

Quote
Date
5/19/2022
Quote #
4599
Bill To:

La Mesa Fire Department
8054 Allison Ave
La Mesa, CA 91942
Ship To:

La Mesa Fire Department
8054 Allison Ave
La Mesa, CA 91942
P.O. No. Terms
Net 30
Rep
GJ
FOB
Perris, Ca
Project Make / Model / Year
Signature Total
Subtotal
test Sales Tax (8.5%)
7 Qty Item Description Each Total
Troy CC-WBOS-20 Troy Products Universal Wide Body Console with Open Storage (8" slope/ 12" level)

1.00 741.00 741.00T

1.00 0.00 0.00T Troy FP-WCENCOM-JD Troy Products 4" faceplate for Whelen Cencom siren Troy FP-MXTL2500 Troy Products 3" faceplate for 2500 and 5000 remote radios

1.00 0.00 0.00T
Troy FP-BKM150-R Troy Products 3" Faceplate for Bendix King M150 Remote Radio

1.00 0.00 0.00T

1.00 0.00 0.00T Troy FP-BLNK2SW4 Troy Products 2" Faceplate with 4 switch cut outs Troy AC-F150-15-MNT Troy Products 2015-17 F-150/2017 F250-550 floor plate; For bucket seat trucks or factory console removed

1.00 0.00 0.00T
Troy AC-TICK-2 Troy Products 3" face plate shallow tray; For items such as keys, wallet, sunglasses, etc. 2" H

1.00 0.00 0.00T

1.00 58.00 58.00T Troy AC-INBH-G Troy Products 4” Internal beverage holder w/rubber fingers Troy AC-FHDFB Troy Products Long external map book lidded storage box;

13.25" W x 13.8" L x 11" H. Includes leather pad

AC-FHDPAD

1.00 390.00 390.00T

1.00 400.00 400.00T Misc parts 400 Watt Inverter

1.00 12.49 12.49T BS 8282B Switch Contura SPST OFF-ON

2.00 51.24 102.48T BS 1045B Blue Sea 12/24VDC Socket Dual USB 4.8A

3.00 27.50 82.50T MM MMSU-1 Magnetic Mic microphone clip Str 75456 Streamlight Stinger DS LED High Lumen Rechargeable Flashlight with 12-Volt DC Charger - 800 Lumens

1.00 150.00 150.00T
Whe 60CREGCS Whelen 12 Diode Interior Light, Split White/Red, 6" Round Surface Mount, Includes Switches

1.00 224.00 224.00T

1.00 500.00 500.00T Misc parts IPAD Mounting for F150

2.00 21.07 42.14T Laird MB8U Laird 3/4" Brass Mt, No Conn.

RF RFN-1005-3C RF Industries Connector, N-Male Crimp for LMR195, RG58, Silver Plated

1.00 8.46 8.46T

1.00 5.88 5.88T RF RFU505-ST RF Industries Silver Plated UHF Male Crimp Connector

Page 2 ends

Quote
Date
5/19/2022
Quote #
4599
Bill To:

La Mesa Fire Department
8054 Allison Ave
La Mesa, CA 91942
Ship To:

1.00 49.98 49.98T Laird TRA8063 Laird Technologies - 806-866 Phantom Antenna, White PCT MWB-1320 PC Wide band quarterwave antenna with shock spring.

Bandwidth- 24 MHz VHF/ 100 MHz UHF.

1.00 45.06 45.06T

1.00 523.50 523.50T Ody PC2150S Odyssey AGM Battery, Group 31, Stud posts

1.00 113.00 113.00T Egis 7021B Egis Contactor, 250 Amp, 12/24 V, Sealed

1.00 326.60 326.60T Kus 091-55-15-120 Kussmaul 15 Amp Super Auto Eject, Kus 091-55WH Kussmaul Weatherproof Cover, White, for Super Auto Eject

1.00 24.00 24.00T
Pro 63130 ProMariner ProNautic 1230 Automatic Digital Marine Battery Charger - 30 Amp - 3 Bank

1.00 375.83 375.83T

1.00 32.27 32.27T BS 7189B Bussman 285 Series Surface mount breaker, 150 Amp

1.00 40.00 40.00T Troy FP-BLNK2SW4 Troy Products 2" Faceplate with 4 switch cut outs Troy FP-BKM150-R Troy Products 3" Faceplate for Bendix King M150 Remote Radio

1.00 40.00 40.00T
Troy FP-MXTL2500 Troy Products 3" faceplate for 2500 and 5000 remote radios

1.00 40.00 40.00T

2.00 27.50 55.00T MM MMSU-1 Magnetic Mic microphone clip

2.00 203.00 406.00T Whe NP3BB Whelen Pioneer Nano 3-LED, with Bail Mount, Black

1.00 1,500.00 1,500.00T Misc parts Misc battery cable, wire, fuses and hardware 165.00 95.00 15,675.00 Labor Installation Labor

Page 3 ends

_____________________________________ $32,737.47
$31,400.78
$1,336.69

Page 413 of 615 ends

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DATE: June 14, 2022
TO: Mayor and Members of the City Council
FROM: Megan Wiegelman, City Clerk
VIA: Greg Humora, City Manager
Glenn Sabine, City Attorney
SUBJECT: CONSIDERATION OF AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING SECTIONS 2.60.010 AND 2.71.010

OF THE LA MESA MUNICIPAL CODE TO ADJUST THE NUMBER OF

COMMISSIONERS ON THE PLANNING COMMISSION AND YOUTH

ADVISORY COMMISSION
The Planning Commission is currently comprised of seven (7) members whom are resident electors of the City. It is recommended to reduce the number of Planning Commissioners from seven (7) to five (5) resident electors of the City. The reduction of commissioners is recommended for the following reasons:
 Improve recruitment efforts and maintain a full Commission;  Desirable to have parity in number of members of Planning Commission with City Council to achieve similar balance when Council considers appeals of Planning Commission approvals or recommendations on land use actions;  Five members is typical for general law cities that have Planning Commissions; and
 More focused, efficient and effective deliberation with fewer members; The Youth Advisory Commission is currently comprised of nine (9) members and six (6) alternates whom are residents of the City or attend school in the City. It is recommended to reduce the number of Youth Advisory Commissioners from nine (9) to seven (7) members and six (6) alternates. The reduction of commissioners is recommended for the following reasons:
 Improve recruitment efforts and maintain a full Commission; and  Reduce the number of meetings cancelled due to lack of quorum (four of the five scheduled Youth Advisory Commission meetings in 2022 have been cancelled due to there not being a quorum).

Page 417 of 615 ends

Staff recommends the Council approve the introduction and first reading of the Ordinance amending Sections 2.60.010 and 2.71.010 of the La Mesa Municipal Code as noted above.

Attachment: A. Draft Ordinance

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Page 1 of 2 ends

ORDINANCE NO. 2022-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING SECTIONS 2.60.010 AND 2.71.010 OF THE LA MESA MUNICIPAL

CODE TO ADJUST THE NUMBER OF COMMISSIONERS ON THE PLANNING

COMMISSION AND YOUTH ADVISORY COMMISSION
________________________________________________________________ THE CITY COUNCIL OF THE CITY OF LA MESA DOES ORDAIN AS FOLLOWS:

SECTION 1: Section 2.60.010 of the La Mesa Municipal Code is hereby amended to read as follows:
“Under and pursuant to the provisions of Chapter 3, Title 7 of the Government Code of the State of California, the Planning Commission in the City is hereby created and established to consist of five members. All members shall be resident electors of the City. Each member shall be entitled to vote on matters before the Commission.”
SECTION 2: Section 2.71.010 of the La Mesa Municipal Code is hereby amended to read as follows:
““There is hereby created the Youth Advisory Commission of the City of La Mesa. The Commission shall consist of seven members and six alternates. The age of each member at the time of appointment or reappointment shall be not less than thirteen years nor more than twenty years, three hundred sixty-four days. All members shall be residents of the City or attend school in the City. Each member is entitled to vote on matters before the commission. Alternates shall attend the Commission meetings and may only vote in the event of the absence of a Commission Member. For purposes of this Section, the phrase ‘attending school’ shall mean either public or private school, general or special education program (K-12th grade), or college or university. It does not mean an independent special interest program (such as karate or ballet instruction).”
SECTION 3: This Ordinance shall be effective 30 days after its adoption and the City Clerk shall certify to the adoption of this Ordinance and cause the same to be published at least once in the Daily Transcript within 15 days of its adoption.

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Page 2 of 2 ends

INTRODUCED AND FIRST READ at a Regular meeting of the City Council of the City of La Mesa, California, held the 14th day of June 2022, and thereafter PASSED AND ADOPTED at a Regular meeting of said City Council held the 28th day of June 2022, by the following vote, to wit:

AYES:

NOES:

ABSENT:

APPROVED:
__________________________
MARK ARAPOSTATHIS, Mayor
ATTEST:
___________________________________
MEGAN WIEGELMAN, CMC, City Clerk

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and correct copy of Ordinance No. 2022- duly passed and adopted by the City Council of said City on the date and by the vote therein recited and that the same has been duly published according to law.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

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DATE: June 14, 2022
TO: Mayor and Members of the City Council
FROM: Megan Wiegelman, City Clerk
VIA: Greg Humora, City Manager
Glenn Sabine, City Attorney
SUBJECT: SECOND READING AND ADOPTION OF AN ORDINANCE OF THE

CITY COUNCIL OF THE CITY OF LA MESA AUTHORIZING AN

AMENDMENT TO THE CONTRACT BETWEEN THE CITY COUNCIL OF

THE CITY OF LA MESA AND THE BOARD OF ADMINISTRATION OF
THE CALIFORNIA PUBLIC EMPLOYEES’ RETIREMENT
Attached for your reference is the staff report related to the CalPERS contract amendment to provide a mandatory additional employee contribution of .5% of salary (total of 1.5 %) as provided under Government Code Section 20516(a) applicable to all Classic CalPERS unrepresented employees and all Classic CalPERS LMCEA members. This staff report was presented to the Mayor and members of the City Council at the May 10, 2022 City Council meeting, and included the first reading of the Ordinance and a Resolution of Intention to amend the CalPERS contract by the following vote:

AYES: Councilmembers Baber, Lothian, Parent, Shu, and Mayor Arapostathis NOES: None
ABSENT: None
The second reading of the Ordinance is being presented to you tonight for your consideration. Staff recommends approving the second reading and adoption of the Ordinance.

Attachment: A. Draft Ordinance

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ORDINANCE NO. 2022-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA

AUTHORIZING AN AMENDMENT TO THE CONTRACT BETWEEN THE

CITY COUNCIL OF THE CITY OF LA MESA AND THE BOARD OF
ADMINISTRATION OF THE CALIFORNIA PUBLIC EMPLOYEES’

RETIREMENT SYSTEM
THE CITY COUNCIL OF THE CITY OF LA MESA DOES ORDAIN AS FOLLOWS:

SECTION 1: That an amendment to the contract between the City Council of the City of La Mesa and the Board of Administration, California Public Employees' Retirement System is hereby authorized, a copy of said amendment being attached hereto, marked Exhibit A, and by such reference made a part hereof as though herein set out in full.

SECTION 2: The Mayor of the City Council of the City of La Mesa is hereby authorized, empowered, and directed to execute said amendment for and on behalf of said Agency.

SECTION 3: This ordinance shall be effective 30 days after its adoption and the City Clerk shall certify to the adoption of this Ordinance and cause the same to be published at least once in the Daily Transcript within 15 days of its adoption.

INTRODUCED AND READ at a Regular meeting of the City Council of the City of La Mesa, California, held the 10th day of May 2022, and thereafter PASSED AND ADOPTED at a Regular meeting of said City Council held the 14th day of June 2022, by the following vote, to wit:

AYES:

NOES:

ABSENT:

APPROVED:
__________________________
MARK ARAPOSTATHIS, Mayor
ATTEST:
___________________________________
MEGAN WIEGELMAN, CMC, City Clerk

Page 423 of 615 ends

CERTIFICATE OF CITY CLERK
I, MEGAN WIEGELMAN, City Clerk of the City of La Mesa, California, do hereby certify the foregoing to be a true and correct copy of Ordinance No. 2022- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited and that the same has been duly published according to law.

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

Page 424 of 615 ends

A
CalPERS

EXHIBIT A
California
Public Employees' Retirement System
�====• a;;;;;;;;;;;;====

AMENDMENT TO CONTRACT
Between the
Board of Administration
California Public Employees' Retirement System
and the
City Council
City of La Mesa
The Board of Administration, California Public Employees' Retirement System, hereinafter referred to as Board, and the governing body of the above public agency, hereinafter referred to as Public Agency, having entered into a contract effective May 1, 1948, and witnessed April 28, 1948, and as amended effective January 1, 1957, November 1, 1961, March 1, 1969, June 29, 1973, February 1, 1974, February 16, 1979, June 22, 1979, September 9, 1983, October 2, 1987, February 17, 1989, April 13, 1990, December 18, 1992, January 13, 1995, December 16, 1995, August 22, 1996, November 26, 1999, September 1, ·2000, September 12, 2003, January 13, 2006, January 21, 2011, December 9, 2011, February 22, 2019, and July 12, 2019, which provides for participation of Public Agency in said System, Board and Public Agency hereby agree as follows:

A. Paragraphs 1 through 18 are hereby stricken from said contract as executed effective July 12, 2019, and hereby replaced by the following paragraphs numbered 1 through 18 inclusive:

1. All words and terms used herein which are defined in the Public Employees' Retirement Law shall have the meaning as defined therein unless otherwise specifically provided. "Normal retirement age" shall mean age 60 for classic local miscellaneous members entering membership in the miscellaneous classification on or prior to January 21, 2011, age 55 for classic local miscellaneous members entering membership for the first time in the miscellaneous classification after January 21, 2011, age 62 for new local miscellaneous members, age 50 for classic local police members entering membership in the police classification on or prior to January 21, 2011, and for those classic local fire members entering membership in the fire classification on or prior to December 9, 2011, age 55 for classic local police members entering membership for the first time in the police classification after January 21, 2011, and for those classic local fire members entering membership for the first time in the fire classification after December 9, 2011, and age 57 for new local safety members.

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DATE: June 14, 2022
TO: Mayor and Members of the City Council
FROM: Megan Wiegelman, City Clerk
VIA: Greg Humora, City Manager
Glenn Sabine, City Attorney
SUBJECT: AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING SECTION 17.12 OF THE LA MESA MUNICIPAL CODE TO

ADJUST THE SCHEDULE OF SEWER SERVICE CHARGES FOR
FISCAL YEARS 2023 THROUGH 2025
At the Council meeting of May 24, 2022, the Council unanimously approved the proposed sewer rate increase of 3.4 percent in Fiscal Year 2023, 3.5 percent in Fiscal Year 2024, and 4.9 percent in Fiscal Year 2025 and approved the introduction and first reading of the Ordinance amending Section 17.12 of the La Mesa Municipal Code to adjust the schedule of sewer service charges for Fiscal Years 2023 through 2025.

Staff recommends the Council approve the second reading and adoption of the Ordinance.

Attachment: A. Draft Ordinance

Page 433 of 615 ends

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ORDINANCE NO. 2022-

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF LA MESA AMENDING SECTION 17.12 OF THE LA MESA MUNICIPAL CODE TO

ADJUST THE SCHEDULE OF SEWER SERVICE CHARGES FOR FISCAL YEARS 2023 THROUGH 2025
WHEREAS, on March 22, 2022, the City Council approved the noticing and public hearing process, pursuant to the requirements of Proposition 218, for the proposed sewer rate adjustments;
WHEREAS, a notice of public hearing was mailed on April 7, 2022, to affected property owners pursuant to Proposition 218;
WHEREAS, a public hearing was held on May 24, 2022, to hear oral testimony and consider written statements of protest from eligible property owners; WHEREAS, written protest was not received from a majority of affected property owners prior to the close of the public hearing;
WHEREAS, without majority protest, the City Council may authorize the proposed sewer charge adjustments upon a four-fifths vote;
WHEREAS, based upon the information presented at the public hearing, the City Council finds and determines that the proposed sewer service charge adjustments constitute the minimum amount necessary to operate and maintain the City’s sewer system in a safe adequate and sanitary manner; and
WHEREAS, any changes in the schedule of sewer service charges requires an amendment to the Municipal Code Chapter 17.12, specifically Section 17.12.030.

NOW, THEREFORE, BE IT AND IT IS HEREBY ORDAINED by the City Council of the City of La Mesa, California as follows:

SECTION 1: Section 17.12.030 of the La Mesa Municipal Code is hereby amended to read as follows:
“17.12.030 Sewer service charge rates.

The sewer service charge for all users shall be as established by City Council Ordinance No. 2022-__. Said Ordinance shall be kept on file with the City Clerk.” SECTION 2: Sewer service charges shall be adjusted effective July 15, 2022, and each July 1st through July 1, 2024, pursuant to the following schedule:

Page 435 of 615 ends

Current
Sewer Rates
Proposed
Rates
Effective 7/15/22
Proposed
Rates
Effective 7/1/23
Proposed
Rates
Effective 7/1/24
FY 22 FY 23 FY 24 FY 25
Single Family * $4.05 $4.20 $4.25 $4.29
Multi Family $4.05 $4.20 $4.25 $4.29
Commercial/Industrial
Low Strength $4.25 $4.44 $4.49 $4.54
Medium Strength $5.91 $6.38 $6.44 $6.49
High Strength $6.74 $7.35 $7.41 $7.46
Extra High Strength $11.89 $12.31 $12.74 $13.36
Bi-Monthly Base Charge
(applies to all customer accounts)
$37.64 $38.72 $41.46 $45.84
Charge per 100 cubic feet (CF) of water
100 CF = 1 unit = 748 gallons
SECTION 3: This ordinance shall be effective 30 days after its adoption and the City Clerk shall certify to the adoption of this Ordinance and cause the same to be published at least once in the Daily Transcript within 15 days of its adoption.

INTRODUCED AND READ at a Regular meeting of the City Council of the City of La Mesa, California, held the 24th day of May 2022, and thereafter PASSED AND ADOPTED at a Regular meeting of said City Council held the 14th day of June 2022, by the following vote, to wit:

AYES:

NOES:

ABSENT:

APPROVED:
__________________________
MARK ARAPOSTATHIS, Mayor
ATTEST:
___________________________________
MEGAN WIEGELMAN, CMC, City Clerk

Page 436 of 615 ends

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

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REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: June 14, 2022
SUBJECT: CONSIDERATION OF A RESOLUTION ADOPTING

THE CITY OF LA MESA URBAN FOREST

MANAGEMENT PLAN
ISSUING DEPARTMENT: Public Works
SUMMARY:

Issues:

Should the City Council approve a resolution adopting the City of La Mesa Urban Forest Management Plan?
Recommendation:

Staff recommends the City Council approve a resolution adopting the City of La Mesa Urban Forest Management Plan.

Fiscal Impact:

There is no current fiscal impact associated with the forest management plan. In the future, should the City Council consider enacting the policies recommended in the plan a fiscal impact analysis will be prepared.

City’s Strategic Goals:
 Continue to improve high quality municipal services
 Foster community health by reducing greenhouse gas emissions and improving environmental quality

Page 439 of 615 ends

Report to Mayor and Councilmembers
Date: June 14, 2022
Page: 2 of 6
Climate Action Plan Reduction Strategy:

This item supports implementation of Climate Action Plan measure GI-1, which advances adopting an Urban Forest Master Plan and GI-2 and E-2, which advances developing a shade tree program.

BACKGROUND:

The City of La Mesa has been recognized by the nonprofit Arbor Day Foundation as a Tree City USA community for its commitment to urban forestry for 42 consecutive years. “Urban forest” is a term used to describe the collection of trees found within the built environment and is distinguished by its existence among paved surfaces, buildings, parks, and a large human population.

The City’s emphasis on urban forestry improves air quality, as well as environmental and human health. The benefits of trees include:
 Cleaner Air: 100 trees remove 53 tons of carbon dioxide and 430 pounds of other air pollutants per year;
 Combats Climate Change: By reducing energy demand and absorbing carbon dioxide, trees and vegetation decrease the production and negative effects of air pollution and greenhouse gas (GHG) emissions;
 Captures Rainwater: 100 mature trees can capture and store about 139,000 gallons of rainwater per year;
 Cleaner Water: A medium-sized tree intercepts up to 2,300 gallons of stormwater runoff per year;
 Improves Public Health: People are less likely to be hospitalized for asthma when they live in neighborhoods with many trees;
 Improves Mental Health: People living in neighborhoods with less than 10% tree canopy are more likely to report symptoms of depression, stress, and anxiety;  Saves Energy: Strategically placed shade trees can help save up to 56% on annual air-conditioning costs for homes and businesses;  Reduces Urban Heat Island Effect: Shaded surfaces may be 20-45°F cooler than the peak temperatures of unshaded areas;
 Increases Business: Shoppers will spend 9% to 12% more for goods and services with high quality tree canopy; and
 Green Economy: Increases urban forestry jobs.

In March 2018, City Council adopted the Climate Action Plan (CAP), which created a roadmap to reduce community-wide GHG emissions in half by 2035 from the 2010 baseline year. The CAP also established a performance target to plant 500 new trees by 2020 and expand La Mesa’s urban tree canopy from 18% to 33% by 2035 in an

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Report to Mayor and Councilmembers
Date: June 14, 2022
Page: 3 of 6
effort to sequester carbon and reduce heat island impacts. Since the adoption of the CAP, 450 new trees have been planted.

DISCUSSION:

In support of this effort, the City was awarded in 2019 a grant from the California Department of Forestry and Fire Protection (CAL FIRE) Urban and Community Forestry Grant Program for the following activities:
 Develop an Urban Forest Management Plan (UFMP) to guide City urban forestry efforts over the next 50 years;
 Plant 350 trees in the right of way throughout the City;  Update the City tree inventory;
 Assess the tree canopy;
 Evaluate and update the City tree ordinance and other policies; and  Educate and engage the community to inform the development of the Urban Forest Management Plan.

To develop the UFMP, a request for proposals was published on September 26, 2019 and the consultant, Dudek, was awarded the RFP for the Urban Forest Management Plan Development and Public Outreach.

The UFMP provides a framework over a 50-year period to reach its vision, with guiding principles, goals, and strategies set at short-term (1–3 years), medium-term (5–10 years), and long-term (10+ years) completion benchmarks. The UFMP guiding principles and goals reflect the City’s priorities and the outcomes they plan to achieve.

The UFMP framework was developed through an iterative process that started with six working group meetings, incorporating community values derived from 116 online survey responses and outreach events, and analyzing management programs and policies. The working group meetings were held through an online meeting forum and consisted of community members and City staff from various departments that manage or influence trees. The City resident working group members provided context for citizens’ priorities, values, and focus for the UFMP guiding principles and goals. City staff dedicated time through departmental interviews and meetings to give valuable insight into the inner workings of the City, opportunities and challenges, and current management and maintenance practices.

The community survey, working group meetings with community members, and departmental staff interviews resulted in the development the UFMP Vision: “The City of La Mesa will foster a sustainable urban forest that supports residents living in an equitable, healthy environment, resilient to climate change, which builds connections

Page 441 of 615 ends

Report to Mayor and Councilmembers
Date: June 14, 2022
Page: 4 of 6
between neighbors, and showcases La Mesa’s identify as the ‘Jewel of the Hills.’” The UFMP Vision guides the following UFMP Guiding Principles:
 Resilience to Climate Change: A thriving urban forest prepared to achieve outcomes of the City Climate Action Plan that will result in reduced urban heat islands, increased energy efficiency, resilience to pests and diseases, and landscapes that conserve water;
 Preserve and Expand Canopy Cover: City standards and practices that result in large, healthy trees that maximize environmental services on both public and private property;
 Healthy, Equitable, and Active Communities: All La Mesa residents equally experience a high quality of life supported by the canopies of trees and access to trails, parks, and other open spaces;
 Connect and Engage Neighbors: A sustainable urban forest is dependent on community members who understand the value of trees and take action to support the planting and care of trees; and
 Big Tree City, Small Town Feel: Our trees are a vital component of connecting current neighborhood character with future growth and development of the City.

The City’s canopy cover, tree management practices, policies, and ordinances were analyzed and developed the following UFMP Key Findings:

Status of La Mesa’s Urban Forest:
 A comprehensive canopy cover analysis found that canopy cover is low at

12.4%. This provides a more accurate depiction of the City’s canopy cover since the 18% canopy cover baseline in the CAP was extrapolated from a San Diego regional tree canopy assessment;
 88% of canopy cover is located on private property;
 The City managed tree population consists of 10,157 trees and is relatively diverse with 230 unique species;
Tree Management:
 No City arborist on-staff; and
 No tree protection ordinance to protect and preserve trees on private property.

Planning for Trees:
 The UFMP supports La Mesa’s Climate Action Plan goals GI-1 Urban Forest Master Plan and GI-2 Expanded Urban Forestry Program;
 Development and parking lots can help the City reach canopy cover goals; and  Tree planting opportunities exist in transportation and commercial corridors, as well as stormwater infrastructure projects.

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Report to Mayor and Councilmembers
Date: June 14, 2022
Page: 5 of 6
Community Engagement:
 89% of survey respondents favor encouraging homeowners to plant trees on their property;
 A need to increase community outreach, education, and incentive programs; and  Partnerships with community-based organizations are essential.

The purpose of the UFMP is to be a long-range guide for the City to implement and increase and maintain the City’s urban forest. The UFMP includes recommended actions for the City to prioritize:
 Resources: Begin to identify potential funding mechanisms to support implementation of UFMP activities;
 Arborist Review: Explore the possibility to partner with adjacent cities on sharing the cost to have a full-time arborist;
 Public Education: Provide public education efforts to private property owners to increase tree planting and preservation of trees;
 Planning for Trees: Update the landscape standards and landscape plan review process to ensure development and redevelopment contribute to the City canopy cover goal;
 Tree Planting: Develop annual tree planting strategies for both City managed trees and private property; and
 Urban Forest Sustainability: Update the City tree species palette, maintain species diversity, and prioritize planting medium to large stature trees for planting when the space is available in the landscape.

The draft UFMP was open for public comment on the City’s website from September 2 to September, 30, 2021. In addition, the Community Services Commission, Planning Commission, and Environmental Sustainability Commission received a presentation of the draft UFMP and provided feedback that as appropriate was included in the draft plan.

If the plan is adopted by the City Council, the next step will be follow the UFMP Implementation Plan and Monitoring Plan and present recommendations for Council consideration. Adoption of the plan includes the benefit of creating grant eligibility should opportunities arise in the future.

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Report to Mayor and Councilmembers
Date: June 14, 2022
Page: 6 of 6
CONCLUSION:

Staff recommends that the City Council approve a resolution adopting the City of La Mesa Urban Forest Management Plan.

Reviewed by: Respectfully submitted by:
____________________ ____________________________
Greg Humora Michael Throne, PE
City Manager Director of Public Works/City Engineer
_____________________________
Hilary Ego
Environmental Program Manager
Attachments: A. Resolution
B. City of La Mesa Urban Forest Management Plan

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Attachment A
RESOLUTION NO. 2022-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA

ADOPTING THE CITY OF LA MESA URBAN FOREST MANAGEMENT PLAN WHEREAS, the City of La Mesa has been recognized by the nonprofit, Arbor Day Foundation, as a Tree City USA community for its commitment to urban forestry for the last 42 years;
WHEREAS, “urban forest” is a term used to describe the collection of trees found within the built environment and is distinguished by its existence among paved surfaces, buildings, parks, and a large human population;
WHEREAS, the benefits of trees in La Mesa’s urban forest include cleaner air, combats climate change, captures rainwater, cleaner water, improves public health, improves mental health, saves energy, reduces urban heat island effect, increases business, and urban forestry jobs;
WHEREAS, the City of La Mesa adopted a Climate Action Plan in March 2018, which establishes a goal to plant 500 new trees by 2020, expand La Mesa’s urban tree canopy from 18% to 33% by 2035, and develop and urban forest management plan (UFMP); WHEREAS, the City was awarded a grant in 2019 from the California Department of Forestry and Fire Protection (CAL FIRE) Urban and Community Forestry Grant Program to develop an UFMP, plant 350 trees, update the City tree inventory, assess the tree canopy, evaluate City tree ordinance and other policies, and educate and engage the community; WHEREAS, to develop the UFMP the consultant, Dudek, was awarded the request for proposal for the Urban Forest Management Plan Development and Public Outreach; and WHEREAS, the UFMP provides a framework over a 50-year period to reach its vision with guiding principles, goals, and strategies.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that the City Council approve and accept the City of La Mesa Urban Forest Management Plan.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 14
th day of June 2022, by the following vote, to wit:

AYES:

NOES:

ABSENT:

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Attachment A

MEGAN WIEGELMAN, CMC, City Clerk
(SEAL OF CITY)

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URBAN FOREST

MANAGEMENT PLAN
Prepared by: Page 447 of 615
Acknowledgements
The City of La Mesa Urban Forest Management Plan was supported in part by funding provided by the California Department of Fire and Forestry (CAL FIRE). The following City officials, commissions, staff, consultant, and other partner agencies are acknowledged for their time and support in creation of this document.

City of La Mesa City Council
Mayor Mark Arapostathis
Vice Mayor Jack Shu
Councilmember Bill Baber
Councilmember Colin Parent
City of La Mesa Staff
City of La Mesa Planning Commission
City of La Mesa Community Services Commission
City of La Mesa Environmental Sustainability Commission UFMP Working Group
Tree San Diego
Prepared by
DUDEK
605 Third Street
Encinitas, California 92024
Contact: Ryan Allen
-
May 2022
Printed on 30% post-consumer recycled material. Page 448 of 615 CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN |
v
TABLE OF CONTENTS......................................................................V ACKNOWLEDGEMENTS.................................................................ii VISION.............................................................................................................iii

1. EXECUTIVE SUMMARY............................................................1

1.1 Benefits of an Urban Forest.......................................................................2

1.2 Urban Forest Management Plan...............................................................2

1.2.1 Key Findings ..........................................................................................6

1.3 Vision, Guiding Principals, Strategic Plan................................................9

2. CURRENT STATUS OF THE URBAN FOREST...25

2.1 Introduction .................................................................................................25

2.2 Community Vulnerability...........................................................................27

2.3 Canopy Cover Analysis ..............................................................................32

2.3.1 Historical Canopy Cover...................................................................33

2.3.2 Land Cover Distribution Study Results.........................................34

2.3.3 Increasing Canopy Cover.................................................................39

2.3.4 Climate Action Plan Canopy Goals ................................................42

2.3.5 Canopy Cover Equity.........................................................................42

2.4 Environmental Services and Economic Value......................................44

2.5 Urban Forest Status...................................................................................47

2.5.1 Species Diversity ................................................................................47

2.5.2 Age Distribution .................................................................................52

2.5.3 Health Composition..........................................................................55

2.5.4 Relative Performance Index............................................................56

2.5.5 Importance Value ..............................................................................61

2.6 Pest Management ......................................................................................61

2.7 Recommended Species ............................................................................64

2.8 Recommendations .....................................................................................74

3. CITY-MANAGED TREES .........................................................77

3.1 Governance Structure ...............................................................................77

3.2 Tree Policy Manual......................................................................................77

3.2.1Installation and Establishment Care ..............................................79

3.2.2 Pruning.................................................................................................82

3.2.3 Removal and Replacement .............................................................84

3.2.4 Root Pruning.......................................................................................87

3.3 Recommendations .....................................................................................89

4. PRIVATE PROPERTY TREES...............................................91

4.1 Tree Policies and Ordinances for Private Property ............................91

4.1.1 Zoning Ordinance..............................................................................92

4.1.2 Landscape Standards.......................................................................95

4.2 Developing a Tree Protection Ordinance..............................................99

4.2.1 Guidelines............................................................................................99

4.2.2 Clear Staff Responsibility .................................................................99

4.2.3 Scope of Ordinance ........................................................................100

4.2.4 Enforcement .....................................................................................100

4.2.5 Tree Replacement............................................................................101

4.3 Recommendations ...................................................................................102

5. PLANNING SETTING.............................................................105

5.1 Introduction ...............................................................................................105

5.1.1 History of La Mesa...........................................................................105 Table of
Contents

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vi | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | vii

5.1.2 Historical Land Cover......................................................................106

5.2 City Development and Land Use ..........................................................107

5.2.1 Transportation Corridors...............................................................107

5.2.2 Commercial Corridors ....................................................................108

5.2.3 Waterways and Stormwater Capture .........................................110

5.2.4 Parks and Open Space...................................................................110

5.3 City Planning Documents........................................................................112

5.3.1 Climate Action Plan (2018) ............................................................112

5.3.2 Urban Trails Mobility Action Plan (2016)....................................115

5.3.3 Bicycle Facilities and Alternative Transportation Plan (2012)..117

5.3.4 Parks Master Plan (2012)...............................................................119

5.3.5 Walkability Plan (2006)....................................................................120

5.3.6 General Plan (2012).........................................................................122

5.3.7 Municipal Code ................................................................................124

5.3.8 Downtown Village Specific Plan (1990).......................................125

5.3.9 Livable La Mesa Age Friendly Action Plan (2018).....................126

5.4 Recommendations ...................................................................................127

6. COMMUNITY ENGAGEMENT.......................................129

6.1 Working Group..........................................................................................129

6.2 Tree San Diego and Urban Corps Partnership..................................130

6.3 Online Content and Social Media.........................................................131

6.4 Online Survey.............................................................................................132

6.4.1 Background and Methods.............................................................132

6.4.2 Results................................................................................................132

6.5 Community Feedback on UFMP ...........................................................135

6.6 Recommendations ...................................................................................135

7. IMPLEMENTATION PLAN & MONITORING
PLAN..............................................................................................................137

7.1 Implementation Plan ...............................................................................137

7.2 Monitoring Plan.........................................................................................142 GLOSSARY...............................................................................................148 REFERENCES..........................................................................................152

FIGURES
Figure 1. The Benefits of Trees......................................................................... 4 Figure 2. La Mesa CalEnviroScreen Results by Census Tract..................31 Figure 3. Land Cover Distribution..................................................................35 Figure 4. San Diego County Urban Tree Canopy Map..............................36 Figure 5. Public vs Private Tree Canopy........................................................37 Figure 6. Priority and Opportunity Areas ....................................................45 Figure 7. Recommended Urban Forest Distribution by
DSH Measurements and Age ........................................................................54 Figure 8. The Benefits of Large Trees vs Small Trees................................60 Figure 9. La Mesa Maintenance Zones .......................................................85

EXHIBITS
Exhibit 1. City of La Mesa Governance Structure ......................................78 Exhibit 2. LMSD LS-1 and specific areas recommended
for updates .........................................................................................................81 Exhibit 3. Establishment Care Guidelines....................................................83 TABLES
Table 1. Guiding Principles and Strategic Plan ............................................. 9 Table 2. Canopy Cover......................................................................................34 Table 3. Canopy Cover (Public vs Private) ....................................................36 Table 4. Number of Trees to Plant per Year over 20-year Period by Tree Canopy Size ..........................................................................................39 Table 5a. Number of Trees with a 35-Foot Diameter
Canopy to Plant per Year to Achieve Canopy Cover Targets...................40 Table 5b. Number of Trees with a 50-Foot Diameter
Canopy to Plant per Year to Achieve Canopy Cover Targets...................40 Table 6. Vacant Planting Sites by Maintenance District............................41 Table 7. Number of Trees to Plant per Year to
Fill All 2,826 Available Sites..............................................................................42 Table 8. Canopy Cover Percentage and CalEnviroScreen Scores by Census Tract .......................................................................................................43 Table 9. Average Canopy Cover by Population Characteristics and CalEnviroScreen Scores ...................................................................................43 Table 10a. Environmental Services Provided by La Mesa’s Urban Forest Canopy (Public + Private Trees).....................................................................46 Table 10b. Environmental Services Provided by La Mesa’s Public Tree Inventory..............................................................................................................46 Table 11. Financial Value of the City of La Mesa
Public Tree Inventory ........................................................................................47 Table 12. Top Ten Tree Genera Represented in La Mesa’s
Tree Inventory.....................................................................................................50 Table 13. Top Ten Tree Species Represented in La Mesa’s Tree Inventory.....................................................................................................51 Table 14. Environmental Services Provided by Palms Compared to the Total City Tree Inventory...................................................................................52 Table 15. Age Distribution of La Mesa's Urban Forest Based on Trees' Diameter at Standard Height..............................................................57 Table 16. Tree Inventory Health Categories ................................................57 Table 17. Health Composition of All City-Maintained Trees ....................57 Table 18. Health Composition of Park Trees
and Streets by Tree Age ...................................................................................56 Table 19. Relative Performance Index Values for the Top 10 Most Common Species in La Mesa's Urban Forest.............................................58 Table 20. Top 10 Importance Values of Tree Species in La Mesa..........59 Table 21. Invasive Pests and Pathogens that Threaten
La Mesa's Urban Forest ...................................................................................62 Table 22. Tree Species Planted in San Diego That Are Also Planted in La Mesa............................................................................................65 Table 23. Recommended Tree Species for La Mesa.................................72 Table 24. Recommended Updates to Standard
Detail LMSD LS-1, Tree Planting & Staking ..................................................80 Table 25. Health Condition of Street Trees with a
DSH of 0 to 6 inches .........................................................................................82 Table 26. Tree Health and Safety Factors to Consider.............................88 Table 27. Long-Term Objectives to Consider..............................................88 Table 28. Tree Policies of the Zoning Ordinance .......................................93 Table 29. Tree-Related Standards of the Landscape Ordinance ...........97 Table 30. Replacement Rations Based on Canopy Size .........................102 Table 31. Percent of Canopy Cover per Park ............................................111 Table 32. Municipal Code Policies Related to Trees................................123 Table 33. La Mesa’s Urban Forest Management Plan Working Group Membership......................................................................................................130 Table 34. Responses to the La Mesa Zone Survey..................................132 Table 35. Demographics of Survey Respondents Compared to Demographics of the City of La Mesa.........................................................133 Table 36. City of La Mesa’s Vibrant City’s Lab Urban Forest Assessment Results................................................................................................................134 Table of Contents

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viii | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | ix APPENDICES .........................................................................................160 Appendix A: Canopy Cover Methodology..................................................162 Appendix B: Tree Inventory by Maintenance Zone Maps......................164 Appendix C: CalEnviroScreen Results and Canopy Cover
by Census Tract................................................................................................174 Appendix D: Standards and Details ............................................................190 Appendix E: Tree Planting and Maintenance Agreement.......................202 Appendix F: Tree and Sidewalk Conflict Solutions...................................204 Appendix G: Community Engagement Results ........................................218 Appendix H: Funding the Urban Forest.....................................................250 Table of Contents

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x | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN |1
1 1. Executive Summary Executive Summary
The landscape of rolling hills, canyons, and
mesas that was once primarily occupied by
agricultural practices in the 1800s has since
transformed into a vibrant city with many
well-maintained residential neighborhoods,
parks, and open spaces. The City of La Mesa
(City), known as the “Jewel of the Hills,” was
incorporated in 1912, spans approximately 9
square miles, and is home to nearly 60,000
residents in the County of San Diego (County).

The City is best-known for its seasonal
festivities, as well as for its quaint downtown
area on La Mesa Boulevard, more commonly
referred to as “The Village.”
Since 1980 the City of La
Mesa has been recognized
by the nonprofit Arbor
Day Foundation as a Tree
City USA community for its
commitment to urban forestry. As of 2020, the
City has earned this national designation for
40 consecutive years. The City’s commitment
to the success of its urban forest improves
environmental and human health. Through
shade and evapotranspiration, trees cool the
community, reducing energy demand and the
urban heat island effect. Trees provide global
and local air quality benefits by removing air
pollutants and also help rainwater to infiltrate
into the soil, thereby reducing stormwater
runoff and promoting groundwater recharge.

As the City of La Mesa and the surrounding
population increases, new demands will be
placed on renewable and nonrenewable
resources. If current warming trends continue
in the County, by 2050 average annual
temperatures will rise between 1.5˚F to 4.5˚F;
the County will require 37% more water than

1. Executive
Summary

1.1 Introduction – Why the City Needs a UFMP
Aerial of La Mesa, 1923

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2 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 3 1 1. Executive Summary Executive Summary
group members provided context for citizens’
priorities, values, and focus for the UFMP
guiding principles and goals. City staff provided
information and dedicated time through
departmental interviews and meetings to give
valuable insight into the inner workings of the
City, opportunities and challenges, current
management and maintenance practices,
and funding. City plans and ordinances were
reviewed for sustainable urban forest principles
and to evaluate how trees are considered in
the planning process. To gain an understanding
of the current conditions of the urban forest,
data from public tree inventory and the City’s
canopy cover was evaluated. The City’s publicly
managed trees were inventoried in 2020, during
which the location, species, size (height and
DBH), health and structural condition were
documented. Additionally, spatial analysis of the
City’s tree canopy cover using satellite imagery
was conducted to estimate the percentage of
the City that is covered by trees (both public
and private property trees). Analysis of the
information gathered during the UFMP process
was conducted to develop guiding principles,
goals and recommendations to guide the City
toward a more sustainable and resilient urban
forest.
it currently uses; poor air quality will increase
respiratory and cardiac health problems; and
peak electricity demand may grow by over
70%, according to a climate change impact
assessment commissioned by The San Diego
Foundation, “San Diego’s Changing Climate:

A Regional Wake-Up Call.” La Mesa adopted
a Climate Action Plan (CAP) in March 2018,
which serves as a long-range plan to reduce
greenhouse gas (GHG) emissions in La Mesa
and mitigate climate-related impacts. The
CAP identifies goals, strategies, and action
steps to reduce emissions, and planting and
maintaining the urban forest is identified as
a key strategy to reach the CAP goals. The La
Mesa Urban Forest Management Plan (UFMP)
provides the framework for the sustainable
management of the City’s urban forest and
establishes goals, objectives and policies to
expand canopy cover, which will help to achieve
the CAP goals as well as benefit the health of
residents through the environmental services
provided by trees, and improve the livability
and quality of life for all La Mesa citizens.

1.1 Benefits of an
Urban Forest
“Urban forest” is a term used to describe
the collection of trees found within the
built environment. An urban forest is
distinguished by its existence among paved
surfaces, buildings, parks, and a large
human population. La Mesa’s urban forest
is primarily human-created—the result
of tree planting and greening activities
carried out by people—rather than a native
forest ecosystem. The City’s urban forest
requires regular maintenance to keep roads,
sidewalks, and parks clear and safe, as well
as to maintain the health of the trees. The
concept of an urban forest challenges us to
think holistically about trees found within the
City and how to manage this natural resource
for the benefits that create enjoyment for
present and future generations.

Trees provide a variety of environmental
services and benefits that can be classified
into three primary categories: environmental,
social, and economic. Figure 1 displays just
a few of the many different services and
benefits of an urban forest.

1.2 Developing the Urban
Forest Management Plan
Facilitating the management of the urban
tree canopy and vibrant green spaces is
an important goal for the City. The UFMP
provides a framework over a 50-year period
to reach its vision, with guiding principles,
goals, and strategies set at short-term (1–3
years), medium-term (5–10 years), and longterm (10+ years) completion benchmarks. The UFMP guiding principles and goals reflect the
City’s priorities and the outcomes they plan
to achieve. The strategies are the specific
steps the City will take to measure its progress
toward achieving its goals and ultimately its
vision for the urban forest. The UFMP is based
on the current environmental and economic
conditions in the City, which may change in
nominal or more significant ways during the
implementation period. As such, the UFMP is an
evolving management plan that will be reviewed
periodically against the current conditions and
updated and adapted, as appropriate to meet
the needs of the City and its residents.

The UFMP framework was developed
through an iterative process guided by City
staff and a community working group and
incorporates community values derived from
116 online survey responses and outreach
events. Six working group meetings were
held through an online meeting forum
attended by community members and City
staff from various departments that manage
or influence trees. The City resident working
The County of San Diego
currently experiences
approximately two heat
wave events per year.

The County is anticipated to experience
an increase in extreme heat wave events,
ranging from approximately five to 16
extreme heat wave events annually by the
end of the century.
- County of San Diego 2018 Climate Action Plan

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4 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 5 1 1. Executive Summary Executive Summary
TREES CLEANER AIR 100 trees remove 53
tons of carbon dioxide
and 430 pounds of other
air pollutants per year.

The Benefits of

COMBATS

CLIMATE CHANGE
By reducing energy demand
and absorbing carbon dioxide,
trees and vegetation decrease
the production and negative
effects of air pollution and
greenhouse gas emissions.

CAPTURES
RAINWATER 100 mature trees can
capture and store
about 139,000 gallons
of rainwater per year.

CLEANER
WATER A medium-sized tree
intercepts up to 2,300
gallons of stormwater
runoff per year.

INCREASES
BUSINESS Shoppers will spend 9%
to 12% more for goods
and services in business
districts with a high quality
tree canopy.

REDUCES

URBAN HEAT
ISLAND EFFECT Shaded surfaces may be
20–45°F cooler than the
peak temperatures of
unshaded areas.

IMPROVES PUBLIC HEALTH
People are less likely to be hospitalized for athsma
when they live in neighborhoods with many trees.

SAVES ENERGY
Strategically placed
shade trees can help
save up to 56% on
annual air-conditioning
costs for homes and
businesses.

IMPROVES MENTAL HEALTH
People living in neighborhoods with less than 10%
tree canopy are more likely to report symptoms of
depression, stress and anxiety.

GREEN

ECONOMY
In 2009, urban forestry
supported 60,067 jobs in
California resulting in $3.3
billion individual income.

CO2

REMOVED
equals

RESILIENT

COMMUNITIES
139K

RAINWATER
equals

HEALTHIER
PEOPLE
COOLER

SURFACE
equals

SUSTAINABLE
LIVING
$3.3

BILLION
equals

ECONOMIC
VALUE
Figure 1. The Benefits of Trees
Downtown La Mesa, CA

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6 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 7 Current Status Of The Urban
Forest
» The City’s canopy cover is provided by approximately 85,000 trees on public and private property, and accounts for
approximately 12.4% of the City’s land cover. Private property trees account for approximately 88% of the City’s tree
canopy cover. The City will have to rely on private property to significantly increase canopy and reach canopy cover goals. » The City maintains approximately 10,157 trees on public property, comprised of 126 genera and 230 species,
representing a relatively diverse inventory. Approximately 7,265 of those trees are “street trees”, or trees that occupy the rights-of-way along approximately 153 miles of streets within the City. The remaining City-managed trees are located throughout La Mesa’s public parks.
» The City’s urban forest provides quantifiable environmental services. The City’s urban forest removes 5.3 tons of air pollution per year, sequesters 3,578 tons of carbon per year, and stores 1.22 million gallons of avoided water runoff per year. The carbon sequestered by the urban forest is equivalent to taking 818 gasoline powered passenger cars off the road.
1 1.2.1 KEY FINDINGS
Managing La Mesa's Public &
Private Trees
» The main avenues for planting street trees in the City and providing post-planting establishment care are capital
improvement projects; private property owners requesting to replace an existing tree or plant an additional tree along their property frontage; and trees required as a condition of a development permit.
» Private property owners in La Mesa tend to provide establishment care at a level that is consistent with City standards. Based on the City inventory data, 88.6% of street trees with a DSH of 0 to 6 inches are in good health, indicating a high level of care. » The City does not have a staff arborist, and the City’s Tree Policy Manual is in need of updates to align with best management practices as defined by the International Society of Arboriculture (ISA), American National Standards Institute (ANSI) A-300, and emerging trends supported by peer reviewed research.
» The City does not have a tree protection ordinance to protect and preserve trees on private property.
2 Community Engagement
» Partnerships with community organizations, such as the nonprofit Tree San Diego, are essential to increasing tree planting and educational outreach in La Mesa.
» The City received 116 responses to the UFMP survey. Survey respondents indicated that the main obstacles to privately managed trees include drought, conflicts with other City infrastructure, and/or a property owner desire for trees. » 89% of respondents agreed or strongly agreed that homeowners should be encouraged to plant more trees on their property, with 43% ready to plant a new tree on their property, and 28% willing to volunteer at a tree planting event.
» Additional community outreach, education and incentive programs are needed to encourage property owners to plant trees and grow the urban forest.

Planning for Trees
» While the canopy cover goals established in the CAP are ambitious, the UFMP supports La Mesa’s CAP, which establishes a community-wide goal to reduce emissions in accordance with state goals and guidance.
» The Municipal Code does not contain City-wide policies related to tree planting requirements in parking lots, along roads, or within commercial or residential lots, with the exception of the overlay zones. A tree protection ordinance and minimum tree planting requirements for new development would help the City reach its canopy cover goals.
» City parks, trails and walkways, transportation corridors, commercial corridors, and stormwater infrastructure present opportunities for tree planting.
3 4

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8 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 9 1 1. Executive Summary Executive Summary

1.3 Vision, Guiding Principles, and Strategic Plan
Guiding Principles Definition
Resilience to Climate Change
A thriving urban forest prepared to achieve outcomes of the City Climate Action Plan that will result in reduced urban heat islands, increased energy efficiency, resilience to pests and diseases, and landscapes that conserve water.

Preserve and Expand Canopy Cover City standards and practices that result in large, healthy trees that maximize environmental services on both public and private property.

Healthy, Equitable, and Active Communities All La Mesa residents equally experience a high quality of life supported by the canopies of trees and access to trails, parks, and other open spaces.

Connect and Engage Neighbors A sustainable urban forest is dependent on community members who understand the value of trees and take action to support the planting and care of trees.

Big Tree City, Small Town Feel Our trees are a vital component of connecting current neighborhood character with future growth and development of the City.

VISION
The City of La Mesa will foster a sustainable urban forest that supports residents living in an equitable, healthy environment, resilient to climate change, which builds
connections between neighbors, and showcases La
Mesa's identity as the “Jewel of the Hills.”
Table 1: Guiding Principles and Strategic Plan

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10 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 11 1 1. Executive Summary Executive Summary
Strategy

1.2 Plant trees to achieve goals of the Climate Action Plan (CAP) and combat climate change impacts.

Objectives

1.2a Keep a log of tree plantings and annually calculate anticipated greenhouse gas emissions sequestration. Provide these calculations in CAP implementation plans/reporting.

1.2b Improve energy efficiency and reduce energy consumption by planting trees to the south, west, and east of buildings or structures to provide maximum shading and cooling benefits.

1.2c
Create a map that depicts urban heat islands and/or areas dominated by hardscape (e.g., paved areas, roads, buildings) resulting in excess heat and albedo to help identify areas where trees are needed to provide shade and reduce the urban heat island effect.

Integrate findings into a tree planting priority areas map.

Strategic Plan
GOAL 1: SUSTAINABLE AND RESILIENT URBAN FOREST
Definition: La Mesa’s urban forest will be sustainable and resilient, and will serve as an asset that the City can leverage to address climate change.

Strategy

1.1 Maintain an urban forest that is sustainable and resilient to climate change.

Objectives

1.1a Adopt an integrated regional approach to tree species selection and tree management strategies that is responsive to anticipated climate conditions.

1.1b
Adopt a new tree species palette that prioritizes trees that are adapted to changing climate conditions, such as extreme heat and drought, reduced water needs, and are available in local nurseries.

1.1c Maintain a City tree inventory comprised of no more than 10% of one species, 20% of one genus, or 30% of one family.

1.1d Maintain a City tree inventory that consists of 40% immature, 30% young, 20% middle-aged and 10% mature trees. This can be accomplished in part by continuing to plant new trees as well as maintaining existing trees to ensure a continuum of age diversity.

1.1e Increase species diversity by planting fewer palms and selecting new plantings from the recommended species list when palms and crape myrtles need replacement.

1.1f Consider a third-party company to update the tree inventory in 3 to 4 years to monitor the health and condition of public trees.

1.1g Create nursery stock standards.

1.1h Monitor the status of existing trees for changes in health and susceptibility to pest or disease.

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12 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 13 1 1. Executive Summary Executive Summary
Strategy

2.2 Increase canopy cover across all land use types, census tracts, and neighborhoods.

Objectives

2.2a Adopt landscaping requirements, including minimum tree planting and shading requirements, for each land use type for all new or redevelopment projects.51.

2.2b Create a tree density map to identify areas and land use types with high and low canopy cover. Integrate findings into a tree planting priority map.

2.2c Provide educational materials to private property owners on tree trimming/pruning and maintenance best practices to support keeping large and healthy trees on private property.

2.2d Identify new tree planting locations in commercial areas where existing pavement may be modified to accommodate trees.

2.2e Pursue opportunities to increase canopy cover in City parks as park development and redevelopment projects occur.

2.2f Set canopy cover goals for specific land use types like parks, parking lots, open space, and commercial corridors.

Strategy

2.1 Set achievable canopy cover goals and develop the time frame for a long-term tree planting strategy that will achieve City canopy cover goals.

Objectives

2.1a Achieve a 20% tree canopy cover in the City by 2051.

2.1b Develop an annual tree planting plan for public and private property to reach 20% canopy cover.

2.1c Develop an annual tree planting plan to reach full stocking of all available City-managed tree planting sites.

2.1d Evaluate and adjust the annual tree planting goal every 5 years to ensure the City is continually progressing toward canopy cover goals.

2.1e Partner with local tree nurseries to ensure tree species and quantities are available to meet City tree planting goals.

2.1f Where planting space is available and sufficient soil volume can be achieved, prioritize planting large tree species that, when mature, will achieve large canopies and will maximize environmental service Strategic Plan
GOAL 2: CANOPY COVER
Definition: The City will maintain existing canopy cover while continuously working toward increasing canopy cover to maximize environmental services and benefits provided by the urban forest.

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14 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 15 1 1. Executive Summary Executive Summary
Strategy

3.1 Achieve an equitable urban forest that provides benefits to all La Mesa residents.

Objectives

3.1a Prioritize tree planting efforts in underserved neighborhoods that are most vulnerable to pollution hazards based on the scores of the CalEnviroScreen 3.0 map to increase the direct impact of the environmental services provided by the urban forest.

3.1b Create a map that identifies areas with public health concerns (e.g., pollution, extreme heat, poverty) to identify areas where trees are needed to help reduce pollution, reduce heat, reinvigorate neighborhoods, and improve access to green space.

3.1c
Prioritize planting trees along active transportation corridors in alignment with the City’s Urban Trails Mobility Action Plan, Bicycle Facilities and Alternative Transportation Plan, and Walkability Plan to provide shade, increase safety, and encourage active transportation.

3.1d Identify and pursue opportunities for tree plantings on school properties.

3.1e Create a tree planting priority map based on data from CalEnviroScreen 3.0, urban heat island maps, low canopy cover, and other information as it becomes available.

Strategic Plan
GOAL 3: EQUITY, DIVERSITY, AND INCLUSION
Goal: The diverse demographics of the City are represented in the ongoing development of the urban forest program, implementation of the Urban Forest Management Plan (UFMP), and the tree management decisions that they are impacted by.

Aztec Park, La Mesa

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16 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 17 1 1. Executive Summary Executive Summary
Strategy

4.1 Increase tree canopy cover on private property.

Objectives

4.1a Establish a private property tree planting program that offers free trees and education/outreach to private property owners for best management practices.

4.1b
Provide incentives for private property owners (residential and commercial) to plant trees on their property, such as watering assistance, tax credits, a recognition program, a tree replacement program for nonconforming, invasive, or trees/vegetation that conflict with infrastructure, etc.

4.1c Consider adopting a tree protection ordinance for private property trees.

4.1d Explore options for monitoring health and status of trees and establish tree replacement protocols to offset canopy loss due to tree removal.

4.1e
Create an outreach and education program that highlights the contribution of private property trees to the urban forest and City-wide canopy cover, and outlines the benefits and services provided by trees, including the monetary value and cost savings associated with trees on private property.

Strategic Plan
GOAL 4: PRIVATE PROPERTY TREES
Definition: Residential and commercial property owners will contribute to City-wide canopy cover by planting, maintaining, and preserving trees.

Strategy

4.2 Establish proper tree maintenance protocols for private property trees.

Objectives

4.2a Develop a program for private property owners to opt into the City tree maintenance cycle for front yard trees.

4.2b Establish a list of trusted arborists and tree trimmers that private property owners can reference.

4.2c Provide property owners with a recommended tree maintenance cycle for private property trees.

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18 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 19 1 1. Executive Summary Executive Summary
Strategy

5.1 All City-managed trees will receive maintenance based on best management practices.

Objectives

5.1a Explore the possibility to partner with adjacent cities on sharing the cost to have a full-time arborist.

5.1b Adopt tree establishment care guidelines that outline a water-conserving watering schedule and practices.

5.1c Explore options to provide establishment care to all newly planted trees in the City for a minimum of 3 years.

5.1d Create a monitoring plan to ensure trees are appropriately installed and thriving throughout the City.

5.1e Develop watering requirements to maintain tree health and adjust watering quantities during drought or excess rain conditions.

5.1f Establish a monitoring schedule to evaluate trees for potential pest and disease infestations.

5.1g Update the language in the Tree Policy Manual describing thinning and reducing crowns to reflect the City’s goals for trees and the urban forest.

5.1h
Develop a maintenance agreement for pruning of street trees by adjacent private property owners, which specifies responsibility by the property owner for any risk and liability claims that may arise for limb or whole tree failure. Provide a list of recommended arborists and tree trimmers.

5.1i Update tree planting specifications and details including standard detail LMSD LS-1, Tree Planting & Staking, and LMSD LS-2, Tree Planting and Staking with Grates.

Strategic Plan
GOAL 5: PUBLIC TREE MAINTENANCE AND MANAGEMENT
Definition: The City will contribute the human and financial resources necessary to develop a sustainable urban forest.

Strategy

6.1 Include trees in the beginning of the planning and design process for all new development and redevelopment projects to maximize their size, longevity, and environmental services.

Objectives

6.1a Protect existing trees and require new plantings during development projects. Consider adopting a tree preservation ordinance for public and private property trees that defines requirements for tree protection and replacement.

6.1b Adopt design guidelines for properly siting trees to provide shade and cooling for buildings, community gathering spaces, and hardscape surfaces, and establish minimum tree planting and shading requirements.

6.1c
Revise the development review process for projects that could impact trees, such as requiring an arborist report that, at a minimum, includes: (1) a discussion of the existing conditions of the trees, (2) project impacts to trees, (3) tree candidates for preservation, (4) tree protection methods, and (5) required replacement plantings.

6.1d
Minimize infrastructure conflicts by selecting trees in consideration of “the right tree in the right place” concept (Arbor Day Foundation 2021b). Trees should be sited and selected based on soil volume requirements and anticipated size to be compatible with available planting and growing space in the ground and in the air to avoid conflicts with existing or planned infrastructure in the streetscape, such as sidewalks, curbs, utility lines, etc. Tree selection will vary by location.

GOAL 6: PLANNING FOR TREES
Definition: Trees as City infrastructure will be given equal consideration in development review, construction, and long-term planning so they can be preserved and protected.

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20 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 21 1 1. Executive Summary Executive Summary
Strategy

6.1 Include trees in the beginning of the planning and design process for all new development and redevelopment projects to maximize their size, longevity, and environmental services.

Objectives

6.1e
Update the landscape standards and landscape plan review process to include:
• Arborist review of proposed landscape plans.
• Minimum tree planting requirements based on canopy cover targets rather than number of trees. Requiring 75% canopy cover per square foot of landscaped area would provide sufficient cover of the site and encourage the preservation and planting of medium- to large-stature trees.
• Stipulations for preserving existing trees on site and adjacent street trees. Allow for existing trees to count toward canopy cover requirements.
• For trees designated on plans for relocation or removal, require review by an International Society of Arboriculture (ISA)- Certified Arborist. An arborist report should include a discussion of why tree removal is required, an explanation about why tree preservation is not feasible, and guidelines to protect trees during construction if trees are to be preserved during site development. As the City does not have an arborist on staff, a third-party consulting arborist could be required to further review the report for its accuracy and make an independent determination if tree removal is justified. • Provide site developers with standard details based on ISA industry best management practices for how to properly plant, stake, maintain, and prune trees. Include industry standards for nursery stock selection to encourage the planting of trees with root and branch structure to support its long-term health and safety.

6.1f Update Urban Design Guidelines,
Strategy

6.2 Pursue opportunities to include trees in City development and redevelopment projects to the greatest extent feasible.

Objectives

6.2a Examine existing roads to identify opportunities for improved multimodal transportation networks, including street trees and landscaping enhancements for increased safety and shading.

6.2b
Use trees as a tool for stormwater management. Design street tree installations to enhance stormwater infiltration. Create a map of the City’s stormwater infrastructure and identify areas where green stormwater infrastructure can be implemented. Include trees in green stormwater infrastructure planning to capture rainwater and reduce stormwater runoff.

6.2c Examine community gathering spaces to identify opportunities to plant trees for shade, beautification, and canopy cover.

6.2d Design a pilot program that includes tree planting and improvements along one City block to be used as an example going forward.

6.2e Explore alternative solutions in new development to reduce or avoid conflicts between trees and sidewalks.

6.2f Protect existing trees in development and redevelopment projects, and establish tree replacement requirements where protection of existing trees is not feasible.

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22 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 23 1 1. Executive Summary Executive Summary
Strategy

7.1 Conduct outreach and provide opportunities for residents and business owners to engage in the urban forest program.

Objectives

7.1a
Create a public education and outreach program, targeting renters, homeowners, commercial property owners, and business districts, providing information regarding:
• tree management and maintenance, including planting, watering, establishment care, and pruning • environmental and community benefits and services provided by trees • the costs associated with maintaining trees

7.1b Establish a volunteer program and host community engagement activities for residents to get involved in urban forest stewardship, such as volunteer tree planting and care events, educational workshops, presentations, and free tree giveaways.

7.1c
Conduct additional outreach to engage a diversity of demographics in urban forest programming and gather input from populations that were underrepresented amongst participants in the UFMP process. Demographics missing from current outreach efforts include residents who are under 50, non-white, property renters (both residential and commercial), and those with varying levels of education

7.1d Develop a social media and branding strategy for the urban forest program as one approach to disseminate information to the public.

7.1e
Incentivize private property owners to plant, maintain, and protect trees on their property or the City’s rights-of-way. In addition to a free tree program, some options may include tax credits, free educational workshops, tree maintenance provided by the City, or a recognition program.

Strategic Plan
GOAL 7: COMMUNITY ENGAGEMENT AND CITY PARTNERSHIPS
Definition: La Mesa Will have an engaged citizenry who understand the value of the City’s trees and the role they play in maintaining the urban forest.

Strategy

7.2 Demonstrate the value of the City’s trees to help inform La Mesa residents, business owners, and leadership about the importance of maintaining the urban forest.

Objectives

7.2a Create a tree value map and record each tree for its individual value. This value should be added to the City's infrastructure cost analysis and overall value to the City.

7.2b
Create a value growth chart from day one to end of life for each tree. Cost would include the cost of planting the tree including all infrastructure (suspended pavement systems, tree grates, tree guards, and irrigation), water to maintain each tree, maintenance, and potential cost of removal due to disease or accident.

7.2c Create a designated account for the tree program that can include bonds, grants, private donations, and fees to support tree planting and maintenance efforts.

7.2d Continue to pursue grants with Tree San Diego to support tree planting, establishment care, and community engagement activities.

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CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 25
An urban forest consists of all the trees in an
urban environment found throughout the
streets, parks, and public and private property. Residents that live in areas surrounded by healthy mature trees receive ongoing benefits
from trees. Tangible benefits of a healthy urban
forest include aesthetically pleasing neighborhoods, shade, and an accompanying cooling effect provided by the leaves and branches
that constitute the canopy. Additionally, shade
provided by trees can reduce energy use by
keeping indoor spaces cooler. Tree shade can
contribute to cooling a home and reducing
energy costs by as much as 25% (Energy Saver
2021). Additional benefits of a healthy urban
forest include cleaner air through sequestra-
tion and storage of greenhouse gas emissions,
improved water quality through stormwater
capture and runoff reduction, and the creation
of wildlife habitat (McPherson et al. 2017). The
following assessment of the status of La Mesa’s
urban forest provides an understanding of the
benefits the City is currently receiving from its
trees. Further, the analysis of the health of its
trees, species diversity, and canopy cover estab-
lishes the baseline condition from which to de-
velop long-term goals and objectives focused on
maintaining and growing canopy cover through-
out the City that provides a maximum level of
resident enjoyed environmental services.

An assessment of the existing urban forest was
conducted through data and spatial analysis,
and discussions and interviews with City staff
and residents. The following sections describe
the current status of the City’s urban forest
and provide recommendations that can help
advance the City toward a more sustainable
urban forest.

2. Current
Status of the
Urban Forest

2.1 Introduction
Tree shade contributes to a cooler home

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26 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 27 Current Status of
2 the Urban Forest

2.2 Community
Vulnerability

URBAN HEAT ISLAND EFFECT
The urban heat island effect occurs
when urbanized areas experience higher
temperatures relative to surrounding areas.

Structures, roads, and other infrastructure in
the urban landscape absorb and re-emit the
sun’s heat, resulting in daytime temperatures
that are approximately 1°F to 7°F higher
than surrounding areas, and nighttime
temperatures that are approximately 2°F to
5°F higher (EPA 2020). Further, on a sunny day,
hardscape surfaces, such as asphalt, concrete,
or roofs, can reach temperatures that are
50°F to 90°F hotter than the surrounding air
temperature (EPA 2021). Heat islands increase
energy use through increased demand for
air conditioning, which in turn increases air
pollution and greenhouse gas emissions.

The combination of increased temperatures
and emissions contribute to compromised
human health and comfort such as heatrelated illness and heat-related deaths (EPA 2020). Currently, extreme heat causes more
deaths than any other weather-related
hazard, and even so, heat-related deaths
are likely undercounted (Sherman 2020). As
climate projections anticipate an increase in
extreme heat days, this is accompanied by
a prediction of increased health risks, and
an additional 9,300 heat-related deaths are
expected annually across the country by
2036 (Sherman 2020). Urban dwellers are
especially at risk, due to the urban heat island
effect. Those most vulnerable to heat-related
illness or death include unhoused people,
the elderly, outdoor workers, and low-income
residents and communities of color where
long-term disinvestment has resulted in a lack
of amenities that contribute to cooling the
microclimate, like parks and tree cover.

Urban trees and vegetation have the
potential to reduce the urban heat
island effect and lower surface and air
temperatures by providing shade and through
evapotranspiration (Loughner et al. 2012).

Surfaces may be 20°F to 45°F (11°F to 25°C)
cooler under the shade of a tree than surfaces
with no tree cover (EPA 2021). According
to the land cover analysis, approximately

58.2% of the City consists of impervious
surfaces (i.e., parking lots, buildings, roads,
and other hardscape) that are not covered
by the urban tree canopy. Expansion of tree
canopy in these areas would increase the
amount of shade cast on exposed hardscape
and help to reduce the urban heat island
effect in La Mesa. A recent study (Alonzo et.
al. 2021) revealed that the cooling effects
provided by individual street trees scattered
throughout urban neighborhoods should
not be underestimated. The study revealed
lower evening and predawn temperatures
in neighborhoods covered by canopy from
distributed trees compared to areas with few
or no trees. Temperatures were 1.4° Celsius
cooler in the evening in areas with 50% canopy
cover compared with areas with few trees,
and perceptibly cooler temperatures were
also found in areas with 20% canopy cover
compared to areas with no trees. The study
implies that planners can take advantage
of planting individual trees as a strategy to
mitigate urban heat, particularly in areas
where park space is limited.

While all individual trees contribute to cooling
neighborhoods and improving the quality
of life for La Mesa residents, environmental
services are compounded as tree canopy
cover increases. Research suggests that
at least 40% canopy cover is needed to
achieve the maximum cooling effect of trees
in offsetting the urban heat island effect
(Zitter et al. 2019). However, realistic canopy
cover goals must be set for the City, as
Lake Murray, La Mesa, CA

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28 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 29 Current Status of
2 the Urban Forest Downey Ave.

Downey Ave.

Greenery and the urban heat island effect: 1 2 3
4 Little Greenery
Solar energy is
emitted by the sun
Heat is absorbed and retained
by dark, urban surfaces
Heat is slowly emitted throughout the
day and evening, increasing tempera-
tures
Increased temperatures discourage pedestri-
an traffic, negatively impacting local economy
Large amounts of green-
house gas emissions are
released into the atmo-
sphere due to little absorp-
tion from small number of
trees
Downey Ave.

Greenery and the urban heat island effect: 1 2 3
4 More Greenery
Solar energy emitted by the
sun partially absorbed by trees
Less heat is retained,
more shade produced
Auto emissions
partially absorbed by trees
Cleaner air, cooler weather creates a
pedestrian-friendly environment
positively impacting local businesses
Less greenhouse gas
emissions are released
into the atmosphere
due to more absorption
from more trees

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30 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 31 Current Status of 2 the Urban Forest
further discussed in the following sections.

Nonetheless, the 40% benchmark provides
an understanding as to the importance of
dense canopy cover over streets, sidewalks,
and walking trails to ensure residents have
continuous protection from heat as they
walk through neighborhoods, to shopping,
or transportation centers. However, many
of the trees currently planted in the City’s
commercial areas and along transportation
corridors near the Interstate (I-) 8 corridor
consist of palm species, which have small
canopies that do not provide as much shade
or contribute as much to reducing the urban
heat island effect compared to larger canopy
tree species (see Section 2.5.5). This UFMP
provides a list of recommended tree species
that indicates the achievable canopy for each.

Where feasible (i.e., adequate soil volume and
growing conditions are available), the City
should select trees with a larger crown spread
in order to maximize efforts to increase
canopy cover and have a greater impact on
reducing urban heat (refer to Section 2.7,
Recommended Species).

CALENVIROSCREEN
Scientific research has shown that living
closer to urban green spaces and trees
improves one’s mental health and happiness.

Workplaces with views of nature, green space,
and trees have been found to positively
impact employee cognitive performance,
improved employee morale, decreased
absence, and increased efficiency (Wolf 2014).

This positive impact occurs at more than the
individual level, with positive impacts on the
overall community wellbeing (White 2013).

As urban areas are increasingly built out, the
important benefits and services provided
by trees and green spaces are crucial to
maintaining the quality of life. Approximately

80.7% of Americans and 95% of Californians
live in urban areas (U.S. Census Bureau 2012,
2018). With increasing urbanization, cities are
grappling with a myriad of potential issues
associated with public health inequalities, such
as air pollution, lack of access to healthy foods,
mental health issues, quality of life, and more
(Andrea 2019). This underlines the importance
of a healthy and diverse urban forest, as the
many environmental benefits and services
provided by trees can help sustain a healthy
urban living environment.

Some of the most researched environmental
services provided by trees is the ability to
sequester and store carbon; contribute to
cleaner, healthier air; and cool neighborhoods. Figure 2. La Mesa CalEnviroScreen Results by Census Tract 8 8
8 125
125
125
94 94
Broadway
w
Lake Murray Blvd
Lemon Ave
Baltimore Dr
Jackson Dr
El Cajon Blvd
University Ave
Spring St
El Cajon Blvd
6073014602
6073014804
6073015200
6073015000
6073014500
6073015100
6073014601
6073014806
6073014805
6073013801
6073014902
6073014901
6073014803
6073014700
6073014602
6073014804
6073015200
6073015000
6073014500
6073015100
6073014601
6073014806
6073014805
6073013801
6073014902
6073014901
6073014803
6073014700
CalEnviroScreen Score
25-30%
30-35%
35-40%
45-50%
50-55%
65-70%
70-75%
Census Tract #

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32 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 33 Current Status of 2 the Urban Forest
was used to classify land cover types throughout the City including: (1) tree, (2) grass/shrub, (3) bare ground (e.g., dirt) and impervious surfaces (e.g., buildings, roads, etc.), and (4) water.

Methodology for the canopy analysis is further
described in Appendix A.

2.3.1 Historical Canopy Cover
The City’s vegetation communities and
subregions were formed over the last 2.5
million years from stream erosion from the
Alvarado Creek and Chollas Creek (City of La
Mesa 2012a). Prior to European settlement,
vegetation on the mesas within San Diego
County, including the area now known as
the City of La Mesa, consisted of chaparral,
mostly chamise-dominated but with mixed
species on the north slopes, while dense
riparian forests existed in major stream and
river corridors. The flat mesas were generally
covered with depressions and mounds; the
mounds contained shrubs while depressions
supported vernal pools. Other groundcovers
would have consisted of native wildflowers
and native grasses (CNPS 2018). In part due
to periodic climatic events such as floods and
fires, as well as grazing wildlife species, the
chaparral and shrub vegetation that occupied
the mesa region grew in a mixed pattern, with
In turn, low canopy cover may also be
an indicator of a community’s increased
vulnerability to pollution, extreme heat,
and associated potential health issues. The
Environmental Protection Agency created
CalEnviroScreen, an online mapping tool that
identifies California communities that are
disproportionately burdened by pollution
and have a higher vulnerability to the health
effects of pollution (OEHHA 2018). The tool
uses environmental, health, and socioeconomic
information to identify the inequities
associated with pollution throughout the state.

CalEnviroScreen scores are calculated from the
scores for two groups of indicators: Pollution
Burden and Population Characteristics. The
Pollution Burden indicators represent the
potential exposures to pollutants and the
adverse environmental conditions caused by
pollution, while the Population Characteristics
indicators represent biological traits, health
status, or community characteristics that can
result in increased vulnerability to pollution. The
data is presented via scores that are mapped by
census tract. The scale for vulnerability is shown
in percentage ranges, from 1% to 10% (least
vulnerable) to 91% to 100% (most vulnerable).

The results from CalEnviroScreen 3.0 are shown
in (Figure 2) and further detailed below. Of the
residents residing within the 14 census tracts
that comprise La Mesa:
• 72% of residents live in a census tract
that scored less than 50%.
• 24% of residents live in a census tract
that scored 51%–70%.
• 4% of residents live in a census tract that
scored 71%–80%.
• There are no census tracts in the City
that scored above 80%.

The CalEnviroScreen map indicates that the
majority of residents in La Mesa live in a
census tract that is not highly vulnerable to
pollution. However, more than one-quarter of
the population lives in a census tract with at
least a moderate vulnerability to the burden
of pollution (a CalEnviroScreen score that is
greater than 50%). The census tracts with higher
scores tend to be in neighborhoods adjacent to
I-8 and near dense commercial areas such as
the Grossmont Center.

2.3 Canopy Cover Analysis
Canopy cover refers to the layer of leaves,
branches, and stems that provide tree coverage
of the ground when viewed from above.

The urban tree canopy can have numerous
benefits for a city and its residents, including
shade, energy conservation, and improved air
quality, as well as social, aesthetic, economic,
and health benefits (McPherson et al. 2017).

This section focuses on the benefits directly
related to the well-being of residents, including
reduced temperatures, improved air quality,
and social, aesthetic, and health benefits.

Additional benefits provided by the City’s urban
forest are further quantified and discussed
below in Section 3, Environmental Services and
Economic Value.

METHODOLOGY
The City’s existing canopy cover was determined by analyzing spatial data and satellite imagery to create an updated map of tree
canopy and other land cover classes in La Mesa.

The tree canopy analysis, referred to herein as
the 2020 Land Cover Distribution Study, was derived using WorldView satellite imagery, current tree height data, and artificial intelligence (AI)/
machine learning. Three critical data types were
collected: (1) satellite imagery, (2) a digital surface model (DSM) indicating the elevation of all features within the area of interest, and (3) a digital terrain model that represents bare ground elevations within the area of interest. This data University Ave., La Mesa, 1954

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34 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 35 Current Status of 2 the Urban Forest
some areas of younger, new growth and other
areas of older growth vegetation (CNPS 2018).

As the area was settled, natural vegetation
was cleared to make room for agriculture, and
eventually, urban development. Today, La Mesa
is largely developed and remaining naturally
vegetated areas are limited. Small clusters of
native tree species can be found concentrated
on undeveloped slopes. However, the majority
of La Mesa’s urban forest is attributed to
plantings that occurred as the City developed.

2.3.2 Land Cover Distribution
Study Results
The Land Cover Distribution Study found
that trees on public and private land that
contribute to La Mesa’s canopy represent
approximately 12.4% of the City’s overall
landcover, as depicted in Table 2 and Figure
3, Land Cover Distribution. Due to varying
development densities, land use patterns,
ordinances, climate, and growing conditions,
each city contains unique circumstances
and opportunities for canopy cover, making
it difficult to broadly prescribe canopy cover
goals. The historical landscape of a city plays a
large role in determining canopy cover targets.

Generally, cities located in forested areas with
ideal growing conditions may achieve up to
40% to 60% canopy cover, while cities in desert
and grassland areas should aim for 15% to
20% canopy cover, respectively (Leahy 2017).

Therefore, the La Mesa’s canopy cover must be
analyzed in consideration of the historical land
cover conditions of the City, which primarily
consisted of chaparral and shrub vegetation
(CNPS 2018). Figure 4 represents 2018 canopy
cover data of the San Diego County region
generated by the United States Forest Service
(USFS). The figure reflects that the majority
of areas throughout San Diego County have
a canopy cover percentage ranging from
0-24%. Although La Mesa has a low canopy
cover percentage, canopy cover in La Mesa
is relatively consistent within the region and
neighboring cities which have similar climate
and historical land cover conditions.

Land Cover Distribution
City of La Mesa
Tree Canopy (12.42%)
Vegetation (13.98%)
Water (0.06%)
Buildings (19.04%)
Bare earth, Impervious
Surfaces, Roads (54.51%)
Broadway
Lake Murray Blvd
Lemon Ave
Baltimore Dr
Jackson Dr
El Cajon Blvd
University Ave
Spring St
El Cajon Blvd
8 8
8 125
125
125
94 94
Table 2. Canopy Cover 2020 Land Cover Distribution Study Land Cover Type Acres % Cover
Tree 718 12.4%
Grass/Shrub 808.5 13.9%
Bare Ground/Impervious Surfaces 3,152 54.5%
Buildings 1,100 19%
Water 3.44 0.06%
Figure 3. La Mesa Land Cover Distribution

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36 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 37 Current Status of
2 the Urban Forest
Land use classifications for trees were
further broken down by private (residential
homes and commercial use) and public (Citymanaged street or park tree) property to further understand where the City’s urban
forest is located and identify potential planting
opportunities. As depicted in Figure 5, the
updated canopy analysis indicates that a large
portion of La Mesa’s trees (88%) are located
on private property. Because a significant
amount of the City’s canopy cover is attributed
to private property owners, increasing City
canopy cover will be most impacted by private
property owners and their understanding of
the importance to plant, protect, and preserve
trees. The UFMP identifies goals and objectives
in Section 7 to pursue education and outreach
opportunities to ensure private property
owners understand the key role they have
in increasing and maintaining the City’s tree
canopy cover.

Figure 4. San Diego County Urban Tree Canopy Map
Table 3. Canopy Cover (Public versus Pri-
vate)
Land Cover Type % Cover
Tree - Public 12
Tree - Private 88
Total 100
Broadway
Lake Murray Blvd
Lemon Ave
Baltimore Dr
Jackson Dr
El Cajon Blvd
University Ave
Spring St
El Cajon Blvd
8 8
8 125
125 125
94 94
Public vs. Private Trees
City of La Mesa
Public Trees (12.69 % of
Tree Canopy–80.83 acres)
Private Trees (87.31% of
Tree Canopy–636.98 acres)
Figure 5. La Mesa Maintenence Zones

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38 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 39 Current Status of 2 the Urban Forest
Table 4. Number of Trees to Plant per Year over 20-year Period by Tree Canopy Size Number of Trees to Add per Year by Tree Canopy Size
Total Canopy
Cover 20 ft diameter canopy 35 ft diameter canopy 50 ft diameter canopy 75 ft diameter canopy 14% 685 224 110 49
16% 1,542 503 247 110
20% 3,254 1,062 521 231
25% 5,395 1,761 863 383
30% 7,536 2,460 1,206 536
The land cover classification data also
emphasizes the importance for the City to
maximize trees and canopy in the public
spaces. The City is largely built out, with
minimal land available and that includes
viable locations to plant trees to increase the
City’s tree canopy cover. Each location that is
planted with a smaller stature tree that could
accommodate a medium or larger stature tree
is a lost opportunity to add more canopy cover.

2.3.3 Increasing Canopy Cover
In order to increase canopy cover, the City
will need to adopt policies and programs to
promote planting more trees in the City as
well as ensure existing trees are maintained
and preserved. Loss of canopy cover can
be attributed to a variety of factors, such as
tree removals due to poor tree health, safety
concerns, infrastructure or development
conflicts, or poor pruning practices resulting
in a dramatically reduced canopy. Table 4
represents the percentage of canopy cover
that could be achieved with a total number of
new trees of different canopy sizes added to
the City inventory per year over the next 20
years. The number of trees to add represents
the total number for each canopy size tree
needed if the City elected to add trees from
one size category only. For example, planting
679 trees with a potential 20-foot diameter
canopy spread per year for 20 years would
achieve a 14% canopy cover, whereas planting
75-foot diameter canopy trees would require
48 new trees per year to reach 14% canopy
cover. In reality, it is anticipated that the City
would plant a combination of various tree
sizes, which can be tracked and monitored to
determine progress toward reaching canopy
cover goals. Actual canopy cover increases
would happen over a 30- to 40-year timeframe
depending on annual tree planting totals,
establishment care, growth rate of the species
planted, and potential mature tree canopy size.

Achieving these canopy cover percentages is
also dependent on the survival of trees planted
as well as removal of existing trees. A recent Street trees in La Mesa, CA

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40 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 41 Current Status of 2 the Urban Forest
study of urban tree mortality found that the
annual survival rate among planting cohorts
of even-aged urban trees ranged from 2.8%
to 9.3%, with variations based on taxa and
site characteristics (Hilbert 2019). As such, an
average 6% potential mortality was factored
into the tree planting scenarios shown in
Tables 4, 5a and 5b. Additional variables to
consider include the total available locations
to plant trees, and the size tree that can be
planted in that location without interfering
with existing infrastructure. The planting
scenarios presented in Table 4 consider trees
with 20-to 75-foot diameter canopy spread.

It is important to note that planting 75-footdiameter trees may not be feasible in public right-of-way planting locations due to potential
conflicts with existing street and parkway
infrastructure. Additionally, the planting
scenarios below do not account for removal of
existing trees or available tree planting sites.

Table 5a reflects the annual total number of
mature trees that have a crown width of 35-
feet across that would need to be planted over
a 10-, 20-, 30-, or 40-year time frame, if the City
pursues a canopy cover goal of 16%, 20% or
25%. Table 5b presents the same information
for trees with a 50- foot canopy. Note that the
tree-planting time frames do not represent
when the canopy cover will be realized, as this
would occur over a 30- to 40-year time frame
from the date of planting.

As previously discussed in Section 2.2, setting
a realistic canopy cover goal for the City of
La Mesa is in part dependent on its historical
land cover types and existing conditions. Given
the current 12.4% canopy cover in the City,
planting enough trees to achieve a 20% canopy
cover over the next 30 years is a realistic
and achievable goal for La Mesa. In order
to increase canopy and achieve any of the
planting scenarios outlined above, increased
funding, or a reallocation of current funding,
would be required to support the planting
and purchase of new trees, and to provide
establishment care and ongoing management/
Table 5b. Number of Trees with a 50-Foot Diameter Canopy to Plant per Year to Achieve Canopy Cover Targets Years Trees to Plant Per Year to
Achieve 16% Canopy Cover
Trees to Plant Per Year to
Achieve 20% Canopy Cover
Trees to Plant Per Year to
Achieve 25% Canopy Cover
10 493 1,041 1,726
20 247 521 863
30 164 347 575
40 123 260 432
Table 5a. Number of Trees with a 35-Foot Diameter Canopy to Plant per Year to Achieve Canopy Cover Targets Years Trees to Plant Per Year to
Achieve 16% Canopy Cover
Trees to Plant Per Year to
Achieve 20% Canopy Cover
Trees to Plant Per Year to
Achieve 25% Canopy Cover
10 1,006 2,124 3,522
20 503 1,062 1,761
30 335 708 1,174
40 252 531 880
Table 6. Vacant Planting Sites by Maintenance District
Maintenance District Percent (%) Vacant Total Vacant Planting Sites Total Public Trees 1 32.68% 896 1846
2 27.5% 842 2223
3 13.6% 428 2720
4 19.6% 190 781
5 10.5% 144 1232
6 20.1% 152 604
7 14.5% 158 932
8 9.8% 15 138
Tables 5a and 5b present the number of 35-foot canopy trees and 50-foot canopy trees, respectively, that are needed to increase the current 12.4% canopy cover to 16%, 20%, or 25% canopy cover targets.

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42 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 43 Current Status of 2 the Urban Forest
maintenance of trees.

The City’s public tree inventory identified 2,826
vacant tree planting sites, which are distributed
throughout the City. As depicted in Table 6,
Vacant Planting Sites by Maintenance District,
concentrations of vacant tree planting sites
are found in the northern portion of the City
in Maintenance Districts 1 and 2. Appendix B
provides a series of maps depicting the City’s
maintenance districts and the inventoried
trees and vacant planting sites in each
maintenance district. Vacant planting sites
present an opportunity to plant new trees and
expand canopy cover in each maintenance
district. However, it should be noted that some
of the vacant sites may not be readily available
for tree planting and may require additional
site preparation due to potential infrastructure
or utility conflicts. Field verification should
be conducted prior to selecting these sites
for new tree plantings to identify potential
infrastructure conflicts, any preparation
needed and appropriate species selection for
the site.

Table 7 identifies the number of trees that
would need to be planted per year over a
20- and 30-year time frame in order to plant
a tree on every available site. If all 2,826
available sites available sites were planted
with a 35-foot-wide canopy tree at maturity,
the City’s canopy cover would be increased to
approximately 13.5%. Although unlikely feasible
due to limited space in the vacant planting
locations, if all available sites were planted with
a 50-foot-wide canopy tree, the City’s canopy
cover would be increased to approximately

14.5%. As such, the City is in need of additional
tree planting locations in order to substantially
increase canopy cover and reach its long-term
canopy goals. Therefore, the City will need
to rely on private property tree plantings to
significantly increase canopy cover and reach
its canopy cover goals.

2.3.4 Climate Action Plan
Canopy Goals
The City’s CAP outlines goals to increase
canopy to 33% by 2035 and plant 1,575 new
trees by 2035. Based on the canopy analysis
methodologies used in this UFMP, the canopy
goals projected in the CAP are ambitious,
and may warrant further review by the City
to determine if these goals are achievable.

The City can reference the canopy analysis
methodologies and goals outlined in this UFMP
during the next CAP update.

2.3.5 Canopy Cover Equity
In order to achieve a more equitable tree canopy,
multiple factors should be considered when
identifying and prioritizing where new trees
should be added in the City. It is commonly
found that communities that are vulnerable to
pollution, extreme heat, and related health risks,
also lack tree canopy. Likewise, lower income
communities tend to lack canopy cover, which
exacerbates social inequities related to extreme
heat, air quality, stormwater management,
mental and physical health, and overall quality of
life (American Forests 2021). The City can work
towards achieving tree equity by identifying areas
of low canopy cover and areas that are most in
need of tree resources.

Table 8 demonstrates how canopy cover in each
census tract compares to the CalEnviroScreen
score (or in other words, how trees relate to
pollution vulnerability). Additionally, as shown in
Table 9, census tracts with a CalEnviroScreen
Table 7. Number of Trees to Plant per Year to
Fill All 2,826 Available Sites
Years Trees to Plant per Year
20 141
30 94
Table 8. Canopy Cover Percentage and CalEnviroScreen Scores by Census Tract Census Tract Canopy Cover % CalEnviroScreen Score
6073014803 9.55% 65-70%
6073014601 9.66% 35-40%
6073014902 9.79% 45-50%
6073015000 9.88% 50-55%
6073014804 11.02% 30-35%
6073014806 11.5% 70-75%
6073015100 11.61% 35-40%
6073014602 12.06% 25-30%
6073014500 12.47% 45-50%
6073014700 12.59% 25-30%
6073014805 12.68% 50-55%
6073013801 18.59% 25-30%
6073014901 19.35% 35-40%
6073015200 20.22% 25-30%
Table 9. Average Canopy Cover by Population Characteristics and CalEnviroScreen Scores Census Tracts CalEnviroScreen Score
Average Population Characteristic Score Across Census
Tracts
Average Canopy Cover
6073014602, 6073015200,
6073014700, 6073013801,
6073014804, 6073015100,
6073014601, 6073014901,
6073014500, 6073014902
<50% 33.7% 13.7%
6073014805, 6073015000,
6073014803, 6073014806
>50% 52.4% 10.9%

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44 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 45 Current Status of 2 the Urban Forest
score less than 50% have an average canopy
cover of 13.7%, while census tracts with a score
greater than 50% have an average canopy
cover of 10.9%. This indicates that there is a
correlation between canopy cover and pollution
vulnerability; census tracts in La Mesa that
have a higher CalEnviroScreen score and are
more vulnerable to pollution tend to have lower
canopy cover, while census tracts with a lower
CalEnviroScreen score and are less vulnerable to
pollution tend to have more canopy cover.

As discussed in Section 2.2, the CalEnviroScreen
score considers pollution burden and population
characteristics. Based on the population
characteristics alone, which considers
biological traits, health status, or community
characteristics that can result in increased
vulnerability to pollution, census tracts with an
overall CalEnviroScreen score above 50% have
a noticeably higher (more vulnerable) average
score in terms of population characteristics
and lower canopy cover when compared to
the remaining census tracts in the City. Thus,
communities in La Mesa with population
characteristics that may make them more
vulnerable to pollution (such characteristics
include asthma, cardiovascular disease, low
birth weight, educational attainment, linguistic
isolation, poverty, unemployment, and housing
burden) also have fewer trees. This analysis can
be used to help the City to identify areas most in
need of tree resources.

Figure 6, Priority and Opportunity Areas,
presents the census tracts that should be
prioritized for tree planting. These priority areas
were selected based on a weighted scale and
spatial analysis of the City to identify areas with
low canopy cover and a high CalEnviroScreen
score. Priority areas are not necessarily based
on available tree planting locations. Opportunity
areas are also identified on the map, which align
with areas of low canopy cover, available tree
planting locations, and areas throughout the City
that have been identified as in need of trees. For
example, the Urban Trails Mobility Action Plan
(further discussed in Section 5.3.2) identifies
specific walking trails that should be prioritized
for tree planting. Exact tree planting locations
would need to be verified as new projects or
redevelopment projects occur in the City.

2.4 Environmental Services
And Economic Value
La Mesa’s urban forest provides numerous
environmental services that help mitigate the
effects of climate change. These benefits can
seem a bit nebulous at times, and without
actual quantification, it is difficult to place a
value (both in economic and environmental
terms) on them. In an effort to show how
important and valuable forests (both rural
and urban) are, the U.S. Forest Service
developed the software i-Tree-Eco (USFS
2020). The software uses tree inventory data
such as trees species, diameter at standard
height (DSH), health condition, and height to
determine the environmental benefits, both in
La Mesa’s publicly managed urban forest
has a structural value of $21,000,000.
2,051 tons of carbon are stored in
La Mesa’s publicly managed trees.
8 8
8 125
125
125
94 94
6073014602
6073014804
6073014700
Broadway
Lake Murray Blvd
Lemon Ave
Baltimore Dr
Jackson Dr
El Cajon Blvd
University Ave
Spring St
El Cajon Blvd
Tree Planting
Priority Areas
Low Priority
High Priority
Opportunities
for Street Trees
Tree Planting
Location
Figure 6. Priority and Opportunity Areas

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46 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 47 Current Status of 2 the Urban Forest
terms of quantity and economic value.

The estimated environmental services
provided by the City’s tree canopy (which
consists of public and private trees) is
presented in Table 10a. Table 10b shows the
estimated value of La Mesa’s public trees in
reducing pollution, sequestering carbon, and
avoiding stormwater runoff.

When considering the value of the City’s
publicly managed trees, the structural value
represents the cost of having to replace all
of La Mesa’s trees ($21,000,000; Table 11).

Each tree in La Mesa’s publicly managed tree
inventory has an average City asset value of
$2,077. The functional value represents the
annual value of the environmental services
that the trees provide ($35,150/year). Each tree
delivers approximately $37.89 in ecosystem
services based on the combined functional
value and carbon storage each year. This
value is lower than other cities in California,
such as Santa Monica ($81.10) and Berkeley
($91.44) (McPherson et al. 2016). However, the
decreased value could be in part due to the
young and small composition of the City’s trees
(see Section 2.5.2, Age Distribution).

2.5. Public Tree Inventory

2.5.1 Species Diversity
Species diversity of a city’s urban forest is an
important factor in determining its overall
resilience to threats. Because biological
diversity is often regarded as the basis for
Table 10a. Environmental Services Provided by La Mesa’s Urban Forest Canopy (Public + Private Trees) Service Provided by Urban Forest Canopy
Environmental
Benefit Economic Value*
Air Pollution Removal 5.3 tons/year removed $46,495/year Carbon Sequestration (carbon removed from air) 3,578 tons/year removed $610,305/year Avoided Water Runoff 1.22 million gallons/year stored $10,934/year Note: *i-Tree Eco quantifies the economic value of environmental benefits by taking into account local, state, and federal prices Table 10b. Environmental Services Provided by La Mesa’s Public Tree Inventory Service Provided by Public
Tree Inventory Environmental Benefit Economic Value* Why it Matters Air Pollution Removal

1.66 tons/year removed $15,100/year Currently, 3.2 million people die worldwide annually from air pollution; this number could rise to 6.2 million by 2050.

Carbon Sequestration (carbon
removed from air)
105 tons/year removed $17,900/year The carbon removed from the City’s air from the urban forest is equivalent to an average passenger vehicle driving 236,363 miles.

Avoided Water Runoff
240,139.68 gallons/year stored $2,150/year This benefit is equivalent to the average daily water use of 800 American households.

Note: *i-Tree Eco quantifies the economic value of environmental benefits by taking into account local, state, and federal prices.

Table 11. Financial Value of the City of La Mesa Public Tree Inventory Value Description Amount
Functional Value based on the functions (services) trees perform.
$35,150/year
Carbon Storage
Value of the carbon stored in the trees; La Mesa’s
urban forest currently stores 2,051 tons of carbon in its trees. $350,000 total
Structural Cost of having to replace the urban forest with similar trees.
$21.1 million total
La Mesa’s tree inventory
consists of 10,157 trees.

The inventory is comprised of 126
genera and 230 species.

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48 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 49 Current Status of 2 the Urban Forest
California live oak (Quercus agrifolia)
ecological stability (Tilman and Downing
1994), cities with uniform tree species are
more likely to suffer from catastrophic loss
when invasive pests and pathogens enter a
landscape or when significant weather events
impact a community. California acquires a new
invasive species approximately every 40 days
(UC Riverside 2021a). While not all introduced
invasive species result in a destructive loss
to urban forests or agriculture, an important
strategy to prepare for the next introduced
pest or pathogen is to foster a diverse urban
forest.

One can look to the downfall of elms (Ulmus
spp.) from Dutch elm disease (DED; Ophiostoma
spp. as the fungal causal agents), and their
corresponding disappearance as the dominant
city street tree in the midwestern and eastern
United States as a critical reminder of the
importance of species diversity in urban
forests (Campana 1999; Hauer et al. 2020).

Because both planted and naturally occurring
elms are susceptible to DED, the disease
caused catastrophic losses to urban forests. In
addition, many cities used the same cultivar of
elm species, causing blocks of city trees to be
uniformly susceptible to DED. While street tree
populations have transitioned away from elms,
the need for a diverse urban forest remains.

La Mesa’s City inventory includes 10,157 trees,
comprised of 126 genera and 230 species. Of
these trees, 6% are California native species,
while 76% originate outside of North America.

The urban forest of many Southern California
cities were planted while the City was being
developed, and usually include non-native
trees from Australia and the Mediterranean
region that have a similar climate. Southern
California native trees are well adapted to the
Mediterranean climate, but are not always
suited for the built urban environment. Native
coast live oak trees (Quercus agrifolia) require
space for the expanse of the trees crown and
soil volume for root growth that is often not
available on a city street. Other native species
such as the Southern California black walnut
(Juglans californica) are not easily transplanted
as a container-grown tree. As a result, it is
typical for Southern California city inventories
to have a smaller percentage of California
native trees.

Generally, an urban forest sustainability
metric is that a city’s tree inventory should
contain no more than 10% of any one species,
20% of any one genus, or 30% of any one
family (Santamour 1990). Though these
recommendations are not absolute, they
provide useful guidelines to measure the
vulnerability of the City’s tree population.

To further ensure the City-managed tree
population is resilient to threats, the inventory
was analyzed using a species diversity
sustainability metric of no more than 5% of
any one species, 10% of any one genus, or
20% of any one family (Ball 2007). The top 10
tree genera make up 62% of City-owned trees
(Table 12). While eight of the top genera fall
within the 10% recommendation, Syagrus
and Washingtonia, two palm genera, make
up 24% of the City’s inventory. The top 10
species found in the City comprise 49% of
the inventory, and Queen palm (Syagrus
romanzoffianum) and Mexican fan palm
(Washingtonia robusta) are the only species
that exceed the recommended 5% threshold
(Table 12), indicating that the City has an
overall diverse inventory.

Another factor to consider as the City plans
tree planting efforts is to ensure tree species
selected for each location maximize the
available planting space. The environmental
services and economic value of a tree species
is directly related to its health, vigor, growth
rate, and size at maturity. Trees with large
and dense canopies provide more cooling
benefits, sequester and store more carbon,

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50 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 51 Current Status of 2 the Urban Forest

1. Syagrus, Palm
13% OF INVENTORY

2. Washingtonia, Palm
11% OF INVENTORY

3. Eucalyptus, Eucalyptus
8% OF INVENTORY

4. Pinus, Pine
7% OF INVENTORY

5. Lagerstroemia, Crape Myrtle
6% OF INVENTORY
LA MESA'S TOP 10 TREE GENERA

6. Liquidambar, Sweet Gum
4% OF INVENTORY

7. Quercus, Oak
4% OF INVENTORY

8. Platanus, Sycamore
3% OF INVENTORY

9. Schinus, Pepper
3% OF INVENTORY

10. Jacaranda, Jacaranda
3% OF INVENTORY
LA MESA'S TOP 10 TREE SPECIES

1. Syagrus romanzoffianum,
Queen palm

9.6% OF INVENTORY

2. Washingtonia robusta,
Mexican fan palm

8.3% OF INVENTORY

3. Lagerstroemia indica,
Crape myrtle

7.6% OF INVENTORY

4. Liquidambar styraciflua,
Sweetgum

5.8% OF INVENTORY

5. Pinus canariensis,
Canary island pine

3.1% OF INVENTORY

6. Eucalyptus camaldulensis,
River red gum

2.8% OF INVENTORY

7. Eucalyptus cladocalyx,
Sugar gum

2.8% OF INVENTORY

8. Pinus halepensis,
Aleppo pine

2.6% OF INVENTORY

9. Jacaranda mimosifolia,
Jacaranda

2.2% OF INVENTORY

10. Afrocarpus falcatus,
Fern pine

2.2% OF INVENTORY
Table 12 Table 13

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52 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 53 Current Status of 2 the Urban Forest
and capture more rainwater than trees with
smaller canopies. The queen, fan, and other
palm types make up 27% of La Mesa’s publicly
managed tree inventory. Because palms
have limited canopies and woody material, a
significant portion of the City’s tree inventory
is generating lower total environmental
services that could be increased if shade
tree species were planted. Table 14 takes
i-Tree environmental benefit data previously
presented in the Environmental Services
section and identifies the percentage of
environmental services attributable to palms in
the City’s tree inventory.

Despite representing 27% of La Mesa’s
urban forest, palms do not represent 27% of
the environmental services provided by La
Mesa’s urban forest in any category. Palms
are particularly lacking in their contribution to
the urban forest’s carbon storage and carbon
sequestration. When compared to shade
trees, palms are less water efficient, provide
less shade and cooling benefits, store and
sequester less carbon, require more frequent
pruning, and typically provide less habitat for
wildlife. Similarly, crape myrtle (Lagerstroemia
indica) trees represent the next most
abundant species of the City’s urban forest.

Crape myrtles and other small stature trees
have been shown to provide eight times fewer
environmental benefits, when compared to
large shade trees (CUFR 2005).

2.5.2 Age Distribution
Trees are living organisms with finite lifespans,
and understanding the overall age distribution
of the City’s tree inventory can better prepare
arborists, policy makers, and maintenance
workers as the trees age (Morgenroth et al.
2020). There are several ways to determine
91% of trees are immature or young,
reflecting recent tree planting efforts
Much of the City’s tree inventory will require establishment care and structural pruning given their age category.

Table 14. Environmental Services Provided by Palms Compared to the Total City Tree Inventory Carbon Storage Carbon Sequestration Avoided Runoff Pollution Removal No. Trees Tons Value Tons Value Gallons Value Tons Value Palms 2,771 117.43 $20,023.66 1.76 $308.90 47,329 $422.96 0.32 $2,980.95 All Trees 10,159 2,051.11 $349,818.11 104.96 $17,900.63 240,139 $2,145.88 1.65 $15,124.17 % attributable to Palms 27% 6% 6% 2% 2% 20% 20% 19% 20% the age of a tree. Perhaps the most common
and least invasive method is to measure the
trunk diameter at 4.5 feet above the ground—
the tree’s diameter at standard height (DSH;
also commonly referred to as diameter at
breast height). Because DSH correlates with
other urban forestry characteristics, such as
structural size of canopy, DSH measurements
are also used to inform cities about
environmental services provided by the urban
forest. Trees with higher diameters contribute
greater ecosystem services to cities (Maco and
McPherson 2003; Kowarik 2011; Nowak and
Aevermann 2019). As such, cities dominated by
smaller, younger trees may experience a lower
return on environmental services (Section 2.4,
Environmental Services and Economic Value,
and Section 2.5.1, Species Diversity).

Richards (1983) established ideal DSH
distributions for which cities should strive, and
Richards’ distributions are frequently used
by arborists when analyzing age classes of
urban forests (Figure 7). The rationale behind
Richards’ ideal DSH distributions ensures that
an urban forest has a population of immature
trees to replace failing or aging ones, young
and middle-aged trees to provide moderate
economic and environmental benefits, and
a relatively smaller portion of mature trees
that have provided significant environmental
benefits over the course of their lives, but have
most of their life behind them.

Table 15 shows the age distribution of
all City trees, and the percentages of City
street trees and City park trees, contrasted
against Richards’ (1983) recommended DSH
distributions. Approximately 91% of La Mesa’s
urban forest can be classified as immature or
young, compared to the recommended 70%.

These numbers suggest La Mesa conducted
a significant tree planting effort in recent
years, and recent work by Morgenroth et al.
(2020) recommend cities with overall young
urban forests should encourage their city
leadership to plan for an increased budget
for tree maintenance as the majority of
the trees will age at a similar time. In the
short term, management efforts should be
9 out of 10 of
the most common
species in La Mesa are
performing better than
the average city tree
Environmental
Services of
Trees vs.

Palms
shade
water eciency
carbon
sequestration
climate control
Palms represent up 27% of
the City’s public tree inventory,
but do not represent 27% of the
environmental services provided
by La Mesa’s City trees.

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54 | CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN CITY OF LA MESA – URBAN FOREST MANAGEMENT PLAN | 55 Current Status of 2 the Urban Forest
focused on the successful establishment
of young trees, including proper irrigation,
mulching, and soil conditions. Over the next
5 to 50 years, the City will need to implement
budget considerations related to pruning
and maintenance. In the long term, increased
maintenance, risk assessment, and removals
will likely be required for La Mesa’s urban
forest.

Because 91% of the City’s trees have
diameters 18 inches or less, the City can
expect environmental services provided by
the trees to increase as the population ages.

The City cannot speed up the growth process
of trees, but it can control the schedule of
how and when trees are planted to ensure
the City has the resources to meet future
maintenance needs. It will be important to
continue to increase tree planting efforts to
help shift the age percentage towards Richards’
recommended standards.

Over 28% of La Mesa’s City managed tree
inventory consists of park trees. These trees
are able to reach their full size and mature
into larger stature trees due to available soil
volume, regular irrigation, less disturbance
from street level pollution, and human
interference. Of the total park trees, 86% are
categorized as immature and young (Table 15),
but there is a greater percentage of middleaged trees (10%) when compared to street trees.

2.5.3 Health Composition
The health composition of the urban forest
considers an individual tree’s overall health
from abiotic and/or biotic factors. The
difference between abiotic and biotic factors
is an important distinction when considering
the management strategies needed to improve
tree health. A tree suffering from lack of water
due to ongoing drought conditions may also
show symptoms that give the appearance of
a pest or disease infestation. If the tree is
treated for a pest or disease when increased
irrigation was all that the tree needed, the
tree’s health condition would most likely not
improve.

In general, trees that are healthy with good
trunk and branch structure have a lower risk
of failure and contribute to a safer City. To
determine the health composition, arborists
conducting the City’s tree inventory rated trees
on a scale of dead, poor, fair, and good, based
on visible characteristics of health and canopy
structure (Table 16). It is important to note
that health composition was determined based
on a visual assessment of trees. No internal
probing, root crown excavations, or advanced
testing of internal decay was conducted to
Fewer large canopy sugar gum trees are almost as
important to the La Mesa urban forest
as the more abundant but small canopied queen and
Mexican fan palm trees, highlighting the contribution
of large canopy trees.

Figure 7: Urban Forest Distribution by DSH Measurements and Age La Mesa's Urban Forest Distribution
7-18 inches
(Young)
0-6 inches
(Immature)
19-24 inches
(Middle-aged)
24-30+ inches
(Mature)
0%
10%
20%
30%
40%
50%
60%
65%
26%
5%
3%
Recommended Urban Forest Distribution

Page 479 of 615 ends

La Mesa City CouncilJune 14, 2022

La Mesa City Council
June 14, 2022