La Mesa City Council
May 28, 2024

LA MESA CITY COUNCIL
AGENDA

A Regular Meeting

Date: Tuesday, May 28, 2024, 6:00 p.m.

Location: City Council Chambers, 8130 Allison Avenue
La Mesa, California
Elected
Officials:

Mayor Mark Arapostathis
Vice Mayor Laura Lothian
Councilmember Patricia N. Dillard
Councilmember Colin Parent
Councilmember Jack Shu
City Treasurer Matthew Strabone
Staff: City Manager Greg Humora
City Attorney Glenn Sabine
City Clerk Megan Wiegelman
The City Council meeting may be viewed in-person or live on Cox Cable Channel 24 (within La Mesa City limits), AT&T U-Verse Channel 99 (in the San Diego Region), the City’s website (www.cityoflamesa.us), Facebook Live (www.facebook.com/lamesaca) or using the following Zoom Webinar options:

The public may view the meeting live using the following remote options:

Teleconference Meeting Webinar
https://us06web.zoom.us/j/84472650722
Telephone (Audio only)
(669) 900-6833 or (253) 215-8782 Webinar ID: 844 7265 0722 Copy and paste the webinar link into your internet browser if the webinar link does not work directly from the agenda.

PUBLIC COMMENTS
In-Person comments during the meeting: Join us for the City Council meeting at the time and location specified on this agenda to make your comments. Please complete a “Request to Speak” card and submit it to the Council Hostess. When the Mayor calls your name, step to the podium and state your name for the record. Comments will be limited to three (3) minutes.
•
How to submit eComments: eComments are available once an agenda is published.

Locate the meeting in "upcoming meetings" and click the comment bubble icon. Click on the item you wish to comment on. eComments can be submitted when the agenda is published and until 24 hours prior to the meeting. eComments are limited to 3700 characters (approximately 500 words). eComments may be viewed by the City Council and members of the public following the close of the eComment submission period (24 hours prior to the meeting). Email your comment to [email protected] if you have difficulty submitting an eComment. eComments will not be read aloud as a regular meeting item; however any member of the Council or member of the public may do so during their respective comment time.
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PLEASE NOTE: Public Comment will be limited to 3 minutes per item. The timer begins when the participant begins speaking. Time cannot by combined or yielded to another speaker. *Live Remote Public Comment ONLY permitted during Councilmember teleconferencing pursuant to California Government Code Section 54953 (AB 2449).
*Zoom Audio Comments: To provide oral public comments during the meeting, join the Zoom meeting by computer, mobile phone, or dial in number. On Zoom video conference by computer or mobile phone, use the “Raise Hand” feature. This will notify the moderator that you wish to speak during a specific item on the agenda or during non-agenda Public Comment. Members of the public will not be shown on video but will be able to speak when called upon. If joining the meeting using the Zoom dial-in number, you may raise your hand by pressing *9. Comments will be limited to three (3) minutes. No further comments will be entertained after the Mayor closes public comment. •
Citizens who wish to make an audio/visual presentation pertaining to an item on the agenda, or during Public Comments, should contact the City Clerk’s office at 619.667.1120, no later than 12:00 p.m., the Monday prior to the meeting day. Advance notification will ensure compatibility with City equipment and allow Council meeting presentations to progress smoothly and in a consistent and equitable manner. Please note that all presentations/digital materials are considered part of the maximum time limit provided to speakers.

Agenda reports for items on this agenda are available for public review at the City Clerk's Office, 8130 Allison Avenue, during normal business hours.

Materials related to an item on this agenda submitted to the Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office, 8130 Allison Avenue, during normal business hours.

ACCESSIBILITY: The City of La Mesa encourages the participation of disabled individuals in the services, activities and programs provided by the City. Individuals with disabilities, who require reasonable accommodation in order to participate in the City Council meetings, should contact the Administrative Services Department 48 hours prior to the meeting at 619.667.1175, fax 619.667.1163, or [email protected].

Hearing assisted devices are available for the hearing impaired. A City staff member is available to provide these devices upon entry to City Council meetings, commission meetings or public hearings held in the City Council Chambers. A photo i.d. or signature will be required to secure a device for the meeting.

Pages

1. CALL TO ORDER

1.1 INVOCATION - COUNCILMEMBER PARENT

1.2 PLEDGE OF ALLEGIANCE

2. REPORT FROM CLOSED SESSION

3. CITY MANAGER COMMENTS

4. COMMUNITY BULLETIN REPORTS

5. ADDITIONS AND/OR DELETIONS TO THE AGENDA

6. PRESENTATIONS

6.1 CERTIFICATE OF RECOGNITION PRESENTED TO ANNE PACHECO FOR HER RETIREMENT AFTER 30 YEARS OF SERVICE TO ST.

MARTIN OF TOURS ACADEMY

6.2 CERTIFICATE OF RECOGNITION PRESENTED TO JOHN SCHMITZ FOR HIS OVER 780 HOURS OF VOLUNTEER SERVICE TO THE LA

MESA LIBRARY AND SAN DIEGO COUNTY LIBRARY

6.3 PRESENTATION OF THE SCHOOL SAFETY PATROL AWARDS -

MAYOR ARAPOSTATHIS

6.4 PROCLAIMING JUNE 19TH AS JUNETEENTH NATIONAL

INDEPENDENCE DAY

6.5 PROCLAIMING JUNE 2024 AS LGBTQ+ PRIDE MONTH

6.6 HOMELESS OUTREACH AND MOBILE ENGAGEMENT (HOME)
PROGRAM QUARTERLY REPORT (JANUARY 2024 - MARCH 2024)
1 6.7 POLICE CHIEF'S QUARTERLY OPERATIONS REPORT 12

6.8 PRESENTATION OF THE POLICE DEPARTMENT STAFFING STUDY 28

6.9 PERMIT AND DEVELOPMENT QUARTERLY REPORT 32

7. PUBLIC COMMENTS – (TOTAL TIME – 15 MINUTES)
NOTE: In accordance with state law, an item not scheduled on the agenda may be brought forward by the general public for comment; however, the City Council will not be able to discuss or take any action on the item at this meeting.

If appropriate, the item will be referred to Staff or placed on a future agenda.

8. CONFLICT DISCLOSURES

9. PUBLIC COMMENTS ON CONSENT CALENDAR
This is the time in which members of the Council or audience may pull items from the CONSENT CALENDAR for discussion. Public Comments are also invited on Consent Calendar items.

10. CONSENT CALENDAR
(Items 10.1 through 10.9)
The Consent Calendar includes items considered to be routine. Unless discussion is requested by members of the Council or audience, all Consent Calendar items may be approved by one motion.
*If a public hearing item is part of the Consent Calendar, the public hearing shall be deemed held if the item is not removed from the Consent Calendar for discussion and possible action (Item 10.9).

Recommended Motion:

Approve Consent Calendar Items 10.1 through 10.9.

10.1 APPROVAL OF MOTION TO WAIVE THE READING OF THE TEXT

OF ALL ORDINANCES AND RESOLUTIONS AT THIS MEETING
Recommended Motion:

Approve.

10.2 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL SPECIAL MEETINGS HELD TUESDAY, APRIL 23, 2024
34 Recommended Motion:

Approve.

10.3 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL REGULAR MEETINGS HELD TUESDAY, APRIL 23, 2024 AND TUESDAY, MAY
14, 2024
39 Recommended Motion:

Approve.

10.4 APPROVAL FOR COUNCILMEMBER PARENT AND

COUNCILMEMBER DILLARD TO ATTEND THE SAN DIEGO
REGIONAL CHAMBER OF COMMERCE 2024 LEADERSHIP

DELEGATION TO SACRAMENTO IN SACRAMENTO, CALIFORNIA,
FROM JUNE 17, 2024 THROUGH JUNE 18, 2024
52 Staff Reference: Mr. Humora
Recommended Motion:

Approve.

10.5 RESOLUTION TO AMEND THE AGREEMENT WITH INTERWEST

CONSULTING GROUP FOR PROFESSIONAL CONSULTANT

SERVICES TO SUPPORT THE BUILDING DIVISION
54 Staff Reference: Ms. Santos
Recommended Motion:

Adopt Resolution.

10.6 RESOLUTION TO AMEND THE AGREEMENT WITH RICK FOR ASNEEDED STAFF AUGMENTATION TO SUPPORT THE COMMUNITY

DEVELOPMENT DEPARTMENT
59 Staff Reference: Ms. Santos
Recommended Motion:

Adopt Resolution.

10.7 RATIFICATION OF DESIGN REVIEW FOR PROJECT 2023-2105 (DI MARZO)
64 CONSIDERATION FOR A NEW TWO UNIT BUILDING (DUPLEX) ON

A LOT WITH AN EXISTING SINGLE-FAMILY RESIDENTIAL UNIT
LOCATED AT 4476 PALM AVENUE (APN 494-621-19-00) IN THE R3 (MULTIPLE UNIT RESIDENTIAL) ZONE AND IN THE DOWNTOWN

VILLAGE SPECIFIC PLAN AREA
Staff Reference: Ms. Santos
Recommended Motion:

Approve.

10.8 RESOLUTION AUTHORIZING CONTRACT CHANGE ORDER NO. 4 TO SELECT ELECTRIC, INC. FOR BID 23-01, EL CAJON

BOULEVARD AND JESSIE AVENUE SAFETY IMPROVEMENTS
104
Staff Reference: Mr. Throne
Recommended Motion:

Adopt Resolution.

10.9 *RESOLUTION ADOPTING THE TRANSNET LOCAL STREET
IMPROVEMENT PROGRAM FOR FISCAL YEARS 2025 THROUGH
2029
111
Staff Reference: Mr. Throne
Recommended Motion:

Adopt Resolution.

11. COUNCIL COMMITTEE REPORTS (3 MINUTE LIMIT)

12. AB 1234 REPORTS (GC 53232.3 (d))

13. CITY ATTORNEY REMARKS

14. ADJOURNMENT
DATE: May 28, 2024
TO: Mayor and Members of the City Council
FROM: Ray Sweeney, Chief of Police
VIA: Greg Humora, City Manager
SUBJECT: Home 1st Quarter Report
The Homeless Outreach and Mobile Engagement (HOME) Team continues to interact with and serve those experiencing homelessness in La Mesa. As part of their continued efforts, they track the interactions and services provided in a quarterly report. The report depicts the total number of clients served, the number of calls for service handled, demographics, and a narrative that shares recent successes, partnerships, and community engagement. Thank you for the continued support for this program as we continue to assist those experiencing homelessness.

City of La Mesa
Homeless Outreach &
Mobile Engagement (HOME) Program
Quarterly Report: January – March 2024

HOME Program Overview
The Homeless Outreach and Mobile Engagement (HOME) Team is an initiative of the City of La Mesa and the La Mesa Police Department (LMPD). The HOME Team provides a housing-first and traumainformed approach to addressing homelessness in La Mesa. The HOME Team utilizes progressive engagement and harm reduction to assist individuals who are unable to access homeless services on their own. This report breaks down the the HOME Team efforts and successes during the 1st quarter of 2024.

Since the beginning of the quarter, the HOME program outreach specialists have:
• Contacted 43 total individuals experiencing homelessness and newly enrolled 27 adults and 1 child. Many of these newly enrolled adults are one-time contacts that were provided short-term services as they passed through La Mesa. A total of 8 individuals contacted this quarter were connected to a temporary or permanent home.
• Responded to 443 service calls routed through LMPD dispatch, HOME hotline or city email, and as follow-ups to previous contacts. Historically, many of these calls would have been handled by city emergency response services and law enforcement. • Prioritized the most vulnerable individuals in the City of La Mesa, including individuals living on the street with chronic physical and mental health conditions, households with children, and individuals facing chronic homelessness.

Clients Served
The HOME Team operates out of LMPD headquarters in downtown La Mesa and responds to nonemergency calls for service related to homelessness that are generated through police dispatch, HOME email, and The HOME Hotline. Each of these calls is first attended by a HOME Team outreach specialist; PD or PERT officers are only requested for rare cases involving legal or safety concerns. 29 14
Total Number of Clients Served
New Clients in Quarter Continuing Clients
43 Instances of
Service*
273
Calls for
Service
443
HOME Team Assistance: 19
# of Calls LMPD Officers
requested HOME assistance
# of Calls the HOME team
requested:

Officer Assistance: 2
PERT Assistance: 0
*Instances of service are included in the total calls for service. This number represent interactions with clients that are enrolled in the county’s case management system. More than one client may be present during a single call for service.

Client Demographics and Household Composition
Housing Outcomes
7 household (8 people) people left the HOME program to a temporary or permanent placement during the quarter.
1 household (1 person) exited to temporary housing, defined as an emergency shelter, transitional housing, or other location that provides housing/shelter without tenure.
6 households (7 people) exited to permanent housing, defined as a leased unit meeting United States Department of Housing and Urban Development (HUD) occupancy standards with or without supportive services, such as mental health counseling.
2 housing matches were provided through the Coordinated Entry System.

Single Person
Households
79 Adult Couple
Households
3 2
18 25
Female Male
2 1
4 12
12 9
8 0 to 17 18 to 24
25 to 34 35 to 44
45 to 54 55 to 64
65 or Above Unknown
Total Clients Served Demographics
Chronically
Homeless
46% Households
with Children
33

Housing Matches
Housing matches provided through the Coordinated Entry System (CES) are an essential part of people attempting to access permanent housing. In short, a housing match is when a person is connected to a housing provider for assistance in the form of a subsidized room or ongoing rental assistance. Once a person has been matched through CES, the HOME Team does their best to help a client connect with the housing provider to complete the housing process. During this quarter, the HOME Team received 2 housing matches. Connecting people to housing without matches continues to be a significant struggle for the HOME Team.

Client Services
The HOME Team continues to excel in helping clients navigate and connect with a variety of existing services within the community. Some of these services include ongoing nutritional, medical, and financial support through programs such as Cal-Fresh, Medical, and General Relief.

The HOME Team was able to connect multiple people with these services by transporting and supporting these clients in navigating these services at the Family Resource Centers located in Lemon Grove and El Cajon.

The HOME Team has continued to provide housing navigation throughout this quarter. Housing Navigation aids individuals who have an income, housing voucher, or rental assistance subsidies that could support a rental unit on an ongoing basis. The HOME Team Housing Navigator works with these clients to identify suitable units, pay for application fees, advocate to landlords, and provide financial assistance to cover the move-in costs related to the rental unit. This position has traditionally been contracted through HomeStart. However, the person filing this position left during the 1st quarter of 2024. The HOME Team clinician has been filing this role in the absence of this position.

The HOME Team also continues to assist with acquiring identifying documentation. Almost all of the clients who successfully exited the program during this quarter worked with the HOME Team to acquire both State Identification cards and/ or Social Security Cards; attaining these documents was a necessity for their housing placements.

The HOME Team has continued working closely with a non-profit: 2 nd Chance. This non-profit provides
a Job Readiness Training (JRT) course for clients who struggle with connecting to employment due to their homelessness status and/ or involvement with the justice system. As part of the JRT, the participants are provided with professional interview attire. During the last week of JRT, the participants take part in a round of interviews with potential employers including but not limited to Western Towing, ACE Parking, and Sycuan Casino.

The HOME Team having consistent access to a van continues to be an important resource for clients.

During the quarter, the HOME Team utilized the van to view units for rent in El Cajon, Downtown San Diego, and San Diego County. Being able to go to units quickly and with little notice has resulted in clients being able to successfully exit our program into rental assistance programs. The HOME Team has also utilized this van to clear encampments by taking clients and their belongings to storage, housing opportunities, or alternative camping locations. Most importantly, this van is accessible to people that have disabilities or are experiencing mobility issues.

During this quarter, the HOME Team has provided some form of financial and/or basic-needs assistance to all enrolled clients with the dual objectives of moving them toward a housing outcome

and keeping them safe during the COVID-19 pandemic. These objectives have not changed throughout this quarter.

All clients received COVID-19-related services, including updates related to local public-health guidelines, vaccine information, hygiene supplies, and personal protective equipment (PPE), such as face masks and hand sanitizer.

All clients received food, water, or other nutrition services, with approximately 43 prioritized for on-going meal support.

HOME program staff distributed $3,506.91 in direct financial assistance, including vehicle repair, and funds used to secure new rental units. 1 household received accommodation in a motel, designed to provide shortterm, bridge shelter for those with a concrete housing plan.

HOME program staff arranged 52 rides to apartment viewings, shelter stays, program intake interviews, and other critical appointments via ridesharing service.
2 clients were connected to ongoing physical, mental, and/or behavioral healthcare.

Ongoing Care
Throughout the life of the program, HOME has noticed that the majority of calls related to someone experiencing homelessness were generated because of another community members concern for a person’s mental, physical, or behavioral health. Because of this, the HOME Team has prioritized connecting people to ongoing healthcare through organizations such as Family Health Centers, East County Behavioral Health, Jane Westin, Alvarado Parkway Institute, and Volunteers in Medicine. All of these organizations provide low to no-cost services to people experiencing homelessness. Connecting people to ongoing and preventative care such as what is being offered at these organizations is essential to addressing issues that invariably result in emergent health situations for people experiencing homelessness. These situations result in over-burdened emergency rooms, ambulances, and other emergency services. Additionally, due to the limited nature of HOME services provided to a person after they are housed, having connections to ongoing community support is an important part of someone maintaining housing stability.

Calls for Service
The HOME Team responded to 443 calls for service during the quarter. This number includes service calls routed through LMPD dispatch, HOME hotline or city email, and follow-ups to previous contacts.

Of these calls for service, 82 calls were new requests for assistance related to homelessness in the

City. Historically, these calls would have been addressed by city emergency response services and law enforcement.

Of these calls, 191 were direct responses to calls to the HOME hotline and email requests made by community members regarding someone experiencing homelessness.

Additionally, 170 calls were service driven appointments with clients or proactive rapport-building contacts, in support of the HOME Team’s mission.

During the entirety of this quarter, the HOME Team was connected to the La Mesa Police Department’s dispatch center via police radio. Starting the 4th quarter of 2021, the HOME Team has been able to realize the benefits of the technology and partnerships with call-takers through decreased response times to current calls for service, improved support to police officers, enhanced understanding of the program workload and service provision through data tracking, and improved safety of the HOME Team members and the community.

Hotel Utilization
The HOME Team provided motel assistance to one (1) client during the 1st quarter. The client who received motel assistance worked closely with the HOME team to gain employment and identify a rental unit within their budget. After identifying, applying, and being accepted into the unit, this client required about a week of bridge housing before moving into their unit. This bridge housing helped the client to maintain good standing with their employer by allowing the client to present clean and well rested.

Additionally, being in the motel and having consistent access to electricity allowed for continued coordination with the HOME Team regarding housing appointments and transportation assistance related to employment and housing.

Client success stories
One of the HOME success stories this quarter is related to a single mother who contacted to the HOME Team in November of 2022. This person was staying in their car near Grossmont Center and receiving limited assistance from their mother in providing shelter for her teenage daughter. While this person was employed as a teacher’s assistant, they did not make enough money to qualify for an apartment.

This person ultimately decided to complete a VISPDAT and was placed in the Coordinated Entry System on 11/22/22. This client received their first housing match on 11/20/23. This client was provided a match to a Rapid Rehousing program which provides move-in assistance as well as ongoing rental assistance and case management. This client worked closely with their Rapid Rehousing Case manager and was approved to move into a unit on 3/28/24.

Another success story involves a person who was initially enrolled in the HOME Program on 09/27/2022. This person and their wife reached out to the HOME Team after leaving their living situation due to the death of the wife’s father. This couple worked very closely with the HOME Team to collect identifying documents, complete housing assessments, and connect to ongoing care for the wife’s complicated medical issues. Despite these actions, this couple was never provided a housing match through the Coordinated Entry System. This client’s wife’s medical issues combined with the nature of living on the street also necessitated a lot of caregiving provided by this client which hampered their ability to work enough to earn a sustainable income. This client’s wife, unfortunately, passed away in 2023. After this happened, the client contacted the HOME Team and said that they would do anything and go anywhere to get off the street. This client then enrolled in the next Job Readiness Training (JRT) class provided by 2nd Chance. While enrolled in 2nd Chance JRT, the HOME Team provided assistance

related to accessing showers, transportation, and nutrition. After graduation from JRT, the HOME Team and the La Mesa Police Department were able to collaborate and leverage some contacts to assist this client with obtaining an opportunity to work at La Mesa Lumber. This client was hired and has been working at this location for over 2 months. With this employment, the HOME Team was able to locate a landlord who was willing to provide this client a room to rent close to the trolley. The HOME Team secured funding to cover the move-in costs to this unit. Attached are some pictures of this client’s JRT graduation as well as them signing their first individual lease in over a decade.

Community Support Partnerships
• Journey Community Church continues to provide any and all food items to the HOME Program, allowing HOME staff to feed up to 60 people per week
• La Mesa Village Association
• La Mesa Thrift Shop
• La Mesa First United Methodist Church
• Empire Thrift Store of El Cajon
• Eagle Scouts
Community Resource Partnerships
• Home-Start, Inc.
• East County Behavioral Health
• Center Star ACT
• McAlister Inc.
• La Mesa – Spring Valley School District Social Workers • East County Homeless Task Force
• San Diego County Mental Health
• In addition, HOME staff has developed a word-of-mouth network of donors and residents and regularly interface with anyone interested in helping those facing hardship on the streets of La Mesa.
• Assisted Replacement Medication Therapy Medical Specialists • The Lodge of La Mesa (Transition Age Youth)
• Borrego Health-Centro Medico El Cajon
• New Found Homes ILF
• Mission Academy
• 2
nd Chance
• Alvarado Parkway Institute
• Bayview Crisis Stabilization Unit
• Volunteers in Medicine

HOME Program Historical Statistics
Client Enrollment
Quarter Total Clients
Served New Clients Continuing Clients
Q4 2020 56 n/a n/a
Q1 2021 108 61 47
Q2 2021 75 44 31
Q3 2021 86 44 31
Q4 2021 25 10 15
Q1 2022 69 48 21
Q2 2022 96 62 34
Q3 2022 73 38 35
Q4 2022 108 65 43
Q1 2023 71 28 43
Q2 2023 72 53 19
Q3 2023 71 43 28
Q4 2023 56 27 29
Q1 2024 43 29 14
Grand
Total 1009 552 390
Calls for Service
Quarter Instances of
Service1 Calls for Service
Calls
Officers
requested
HOME
Assistance
Calls HOME
requested
Officer
Assistance
Calls HOME
requested
PERT
assistance
Q4 2020 191 110 --- 1 1
Q1 2021 397 187 --- 0 1
Q2 2021 349 355 --- 0 0
Q3 2021 393 134 --- 0 0
Q4 2021 237 81 --- 0 0
Q1 2022 373 617 24 10 0
Q2 2022 626 657 11 22 4
Q3 2022 584 549 26 5 1
Q4 2022 744 417 16 3 0
Q1 2023 633 435 19 7 0
Q2 2023 494 384 16 2 0
Q3 2023 173 447 12 3 0
Q4 2023 274 391 24 3 0
Q1 2024 273 443 19 2 0
Grand Total 5741 5207 167 58 7
1 Instances of service are included in the total calls for service. This number represent interactions with clients that are enrolled in the county’s case management system. More than one client may be present during a single call for service.

Services and Housing
Total People Housed 157
Quarter HOME
Rides
Direct Financial
Assistance
Clients
who
Received
Motel
Vouchers
Clients
Permanently
Housed
Households
Permanently
Housed
Clients
Temporarily
Housed
Households
Temporarily
Housed
Q4 2020 18 $ 3,357.00 7 5 --- 3 ---
Q1 2021 16 $ 10,506.00 7 --- 4 --- 19
Q2 2021 7 $ 4,967.00 9 8 7 --- 5
Q3 2021 144 $ 16,623.42 7 8 3 --- 5
Q4 2021 84 $ 1,071.40 0 12 11 --- 4
Q1 2022 92 $ 6,579.56 5 10 9 6 6
Q2 2022 96 $ 3,727.96 2 16 11 5 3
Q3 2022 68 $ 3,445.75 3 8 6 4 4
Q4 2022 69 $ 3,411.55 3 15 6 2 2
Q1 2023 56 $ 2,210.47 2 17 7 2 2
Q2 2023 59 $ 2,581.44 0 4 2 5 5
Q3 2023 59 $ 7,560.47 2 2 2 6 6
Q4 2023 91 $ 1,344.96 1 10 8 1 1
Q1 2024 52 $ 3,506.91 1 7 6 1 7
Grand
Total 911 $ 70,893.89 49 122 82 35 69

DATE: May 28, 2024
TO: Mayor and Members of the City Council
FROM: Ray Sweeney, Chief of Police
VIA: Greg Humora, City Manager
SUBJECT: La Mesa PD 1st Quarter Report
Please see the attached 1st Quarter Report for La Mesa Police Department.

Quarterly Report
1st Quarter 2024
Ray Sweeney, Chief of Police
Prepared by Crime Analysis

1 Crime Trends and Statistics
The 1st quarter of 2024 concluded with 22.4 crimes per thousand residents, the same as the previous 1st quarter of 2023, at 22.4. During this period violent crime decreased 17.5% and property crime increased 3.6%.

FBI Part 1 Crimes, 1st Quarter Year to Date
Historical Violent Crime Comparison, 1st Quarter Year to Date 0 50
100
150
200
250
300
350
Violent Crime Property Crime FBI Total Index
57 276
333
47 286
333
2023
2024
0 5
10 15
20 25
30 35
40 45
Homicide Rape Robbery Aggravated
Assault
0 3
22 17
0 4
10 44
0 2
8 23
0 3
18 36
0 4
9 34
2020
2021
2022
2023
2024

2 While incidents of homicide remained the same compared to last year, incidents of robbery and aggravated assault decreased. Forty-seven (47) percent of aggravated assaults were domestic violence related during the 1st quarter of 2024.

Case Clearances
On January 13, 2024, a male subject approached the front counter of the pharmacy located inside the Vons at 8011 University Ave, La Mesa, with a note demanding prescription drugs or he would shoot the clerk. While the pharmacy technician went into the back to inform the pharmacist, the male subject began yelling that he was going to shoot. Fearing for their safety and being unsure of the subject’s threat, the pharmacy technician and the pharmacist ran into the bathroom and barricaded themselves. The male subject was then seen on camera by security entering the pharmacy and trying to open locked cabinets. A security officer standing in the front of the Vons store tackled the subject to the ground and detained him until police arrived. Both victims participated in a curbstone line up and identified the male subject as the suspect that attempted to rob the pharmacy.

The suspect was booked into San Diego Central Jail.

Historical Property Crime Comparison, 1st Quarter Year to Date Compared to the previous year, residential burglary decreased 22.7%, commercial burglary increased 4.5%, theft increased 4.3%, and auto theft increased 13.0%. 0 50
100
150
200
250
Residential
Burglary
Commercial
Burglary
Theft Auto Theft
26 29
183
26 33
17 203
35 11 18
236
56 22 22
186
46 17 23
194
52 2020
2021
2022
2023
2024

3 Case Clearances
On February 24, 2024 at approximately 6:30 AM, an unknown male burglarized the Saint Martin of Tours Parish located at 7710 El Cajon Blvd. Church volunteers arrived and saw the suspect inside the kitchen and called La Mesa Police Department. Officers arrived on scene and located the suspect in the vacant lot on the east side of the church. When officers identified themselves, the suspect began running and apologized several times but refused to stop and jumped several fences before officers caught him and detained him. The suspect admitted to stealing and had an active felony warrant for 459 PCBurglary. The suspect was booked into the San Diego Central Jail.

On February 29, 2024 between the hours of 6:00 AM and 9:00 AM, a suspect entered the backyard of a home on the 8700 block of Jefferson Avenue in La Mesa. The suspect then entered the unsecured detached garage of the residence which was located in the rear of the property. Once inside the garage, the suspect stole two sets of golf clubs, and tools.

The homeowner found his home burglarized at 9:00 AM. In response, the homeowner set up a security camera and directed it at the garage. On March 1, 2024 at approximately 11:00 AM, the homeowner received a notification from his security camera that a subject was in his backyard. When reviewing the footage, the suspect was seen attempting to open the garage door and was unsuccessful, due to it being locked. On March 1, 2024, at about 2:30 PM an off duty La Mesa Police Officer observed the suspect in the area of 5100 Jackson Drive in La Mesa. The officer recognized the clothing the suspect was wearing was the same from the video and called into La Mesa dispatch. Officers responded to the location and contacted the suspect, who told officers he was in the backyard of the Jefferson Avenue home. The suspect told officers where the stolen property was located under the interstate 8 overpass. Officers went to the location and found two golf bags that were positively identified by the victim. The suspect was booked into the San Diego Central Jail.

4 Supervised Persons in the City
Registered Sex Offenders
There are currently one hundred and seven (107) active sex registrants in the city, eight (8) of whom are transient individuals. Throughout the year, patrol officers conduct compliance checks on the registrants living in La Mesa. Two (2) registrants were out of compliance during the 1st Quarter of 2024, meaning they have not completed their annual or monthly check-in and residency verification as required.

Traffic Unit
Traffic Collisions
2024
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr YTD
Total Traffic Collisions 74 74
Collisions Involving Injury 38 38
Total Vehicle Occupants Reporting Injury 50 50
Occupants Reporting Serious Injury 1 1
Fatality 0 0
Top Three Collision Locations

1. Baltimore and El Cajon Boulevard

2. Fletcher and Grossmont Center Drive

3. Baltimore and Fletcher Parkway
Traffic Enforcement Operations 1st Quarter
Date Enforcement Operations Focus Location Total Officers 01/19/2024 Traffic Enforcement Speed Citywide 3
03/21/2024 Traffic Enforcement Speed Citywide 4
03/02/2024 DUI Enforcement DUI Citywide 2
03/17/2024 DUI Enforcement DUI Citywide 4

5 School Resource Officers
The School Resource Officers (SRO) attended regular meetings with the Grossmont Union High School SROs, and met with school staff as requested regarding numerous issues on campuses throughout the City.

The SRO’s responded to approximately seventy (70) calls for service involving a school.

The SRO’s took eight (8) new cases. Three (3) of those cases resulted in a detention for mental health evaluation.

The SRO’s wrote and served (2) search warrants in criminal threats cases involving students at Helix Charter High School.

The SRO’s completed the following additional tasks/trainings:
• Attended School Threat Assessments when requested by school staff • Attended School Threat Assessment Conference
• Attended SRO School (40 hours)
• Attended Current Drug Trends online training
• Attended Rapid Search by Keyword Lookup training hosted by FBI • Assisted CHP with planning of Every 15 Minutes Program at Helix Charter High School (Scheduled for May 1 & 2, 2024)
• Attended Coffee with a Cop Community Event
• Arranged walk-through of each public school campus for Insider • Conducted traffic extra patrol and enforcement around schools in conjunction with the Traffic Unit
• Met with La Mesa Spring Valley School District personnel • Participated in Kidz Watch Academy
• Met with students of the School Safety Patrol program at Lemon Avenue Elementary and reinforced expectations and commitment
Community Engagement and Information Sharing
Social Media
During the 1st quarter, the Social Media Team shared information with the public related to crime prevention including, residential security measures and scams.

Social Media Platform Followers
Nextdoor 24,571 La Mesa Residents
Facebook 8,146
X (formerly Twitter) 5,733
Instagram 3,819

6 Events and Presentations
On February 8th, the La Mesa Police Department hosted Coffee with a Cop at Starbucks in the Springs Shopping Center located at La Mesa Boulevard and University Avenue. The Department looks forward to these quarterly gatherings with the community to address concerns and engage in dialogue.

On February 7th, La Mesa Police Department partnered with Chick-Fil- A to host our first Chicken with a Cop fundraising event for the La Mesa Police Department Baker-to-Vegas Team. The Baker to Vegas Relay is one of the most positive event offered to law enforcement officers today. It gives them a reason to maintain a physical fitness program so as to help them better perform their duties. Over the 35+ years, the Baker to Vegas Relay has seen thousands of law enforcement participants race across the desert.

On March 7th, La Mesa Department partnered with the Special Olympics and our local Claim Jumper restaurant, to host a “Tip a Cop” fundraiser event. During the special evening, officers from the La Mesa Police Department took “protecting and serving” to a whole new level, serving as hosts and waiters. All tips offered to them were donated to the Special Olympics.

During the 1st quarter, the Department hosted the 2024 KidzWatch Academy. La Mesa Police Department's KidzWatch Academy is a free program, where parents and their children participate in 6 safety sessions. They learn about 9-1-1, fire safety, pool safety, personal safety, and nature awareness. The Department hosted 24 attendees and their parents during the academy.

Crime Prevention and Outreach Services
Neighborhood Watch Meetings 1
Community Presentations 22
Residential Security Inspections 2
Commercial Security Inspection 4
9-1-1 Day at the KidzWatch academy,
practicing calling 9-1-1 with scenarios.

7 New Officers
Officer Mikhael Mikhael is currently in the Field Training Program.

Police Academy Graduates
None.

Hiring Updates
Police Trainees Lauren Craven and Yajaira Reyes were hired during the 1st Quarter of 2024 and started the 138th Regional Academy on March 11th, 2024.

Vacancies
The Department currently has five vacancies for police officer and two vacancies for police dispatcher. Applications are being accepted for the following positions: Police Officer Lateral/Academy Graduate, Police Officer Trainee, and Police Dispatcher. Please visit the City of La Mesa’s website for more information or to apply.

Promotions
No promotions during the 1st quarter.

Officer Training
During the 1st quarter, all sworn personnel completed P.O.S.T Perishable Skills Program (PSP) training in the areas of: Firearms and Strategic Communications. Sworn personnel also completed training on Police Pursuit procedures.

Position Authorized Filled Vacancies
Sworn Officers 70 65 5
Dispatchers 12 10 2
Community Service Officers 4 4 0

8 Department Demographics
Department Wellness
The Department remains committed to the wellness of our staff and we offer a variety of resources to our police officers and professional staff. Our Peer Support Team responded to several call-outs during the past quarter to support staff who were impacted by critical incidents. Our Facility Dog, Declan, has also been called upon to provide his unconditional love and support to those team members impacted by trauma, stress, and the oftenchallenging realities of first responder work. The La Mesa Police Department contracts with a local mental health clinician who is culturally competent in assisting first responders with processing life and work trauma. This clinician is an invaluable asset and helps us protect our people so they can continue to protect you.

Racial and Identity Profiling Act (RIPA) Reporting
The Racial and Identity Profiling Act of 2015 prohibits racial and identity profiling by law enforcement, and requires all agencies to annually report vehicle and pedestrian stop information, as well as citizen complaints of profiling, to the California Attorney General’s Office. The La Mesa Police Department began collecting stop information in 2022 in compliance with the legislation. Data for 2022 was reported to the Department of Justice at the beginning of the 2nd Quarter of 2023 and data for 2023 will be reported to DOJ during the 2nd Quarter of 2024. The latest report from the California RIPA Board can be found on the California Attorney General’s website by following the link:
https://oag.ca.gov/ab953/board/reports
Race/Ethnicity Total Officers Percent of Officers
Asian 1 1.5%
Black or African American 4 5.9%
Hispanic or Latino 17 25.0%
White 46 67.6%
Grand Total 68 100.0%

9 California Incident Based Reporting
Historically, the La Mesa Police Department has reported crime statistics using the Uniform Crime Reporting (UCR) Summary Statistics program with the FBI. California and the nation have now transitioned to new standardized reporting systems: the California Incident Based Reporting System (CIBRS) and the National Incident Based Reporting System (NIBRS). These new systems allow for the robust reporting of fifty-two offense types, an increase from 8 offense types under UCR. Reported data includes case detail information to more accurately analyze crime trends state-wide and nationally.

La Mesa Police Department
Quarterly Crime Statistics - 1st Quarter 2024
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Homicide 0 0 2 0 0 0 0 N/C
Cleared 0 0 2 0 0 0 0 N/C
Rape 3 3 9 6 4 4 3 33.3%
Cleared 1 0 0 0 0 0 1 -100.0%
Robbery 18 10 12 24 9 9 18 -50.0%
Cleared 10 7 7 11 4 4 10 -60.0%
Aggravated Assault 36 45 39 36 34 34 36 -5.6%
Cleared 21 24 18 23 21 21 21 0.0%
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Residential 22 22 20 25 17 17 22 -22.7%
Commercial 22 27 16 13 23 23 22 4.5%
Burglary Total 44 49 36 38 40 40 44 -9.1%
Cleared 7 17 14 7 6 6 7 -14.3%
Car Prowl (Included in Theft) 47 48 36 52 34 34 47 -27.7% Theft > $400 79 98 68 73 92 92 79 16.5%
Theft $400 or less 107 82 56 65 102 102 107 -4.7%
Theft Total 186 180 124 138 194 194 186 4.3%
Cleared 42 25 16 9 26 26 42 -38.1%
Auto Theft 46 39 57 45 52 52 46 13.0%
Cleared 2 1 0 5 1 1 2 -50.0%
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Total Violent 57 58 62 66 47 47 57 -17.5%
Cleared* 56.1% 53.4% 43.5% 51.5% 53.2% 53.2% 56.1% -5.3% Total Property 276 268 217 221 286 286 276 3.6%
Cleared* 18.5% 16.0% 13.8% 9.5% 11.5% 11.5% 18.5% -37.6% FBI Index 333 326 279 287 333 333 333 0.0%
Cleared* 24.9% 22.7% 20.4% 19.2% 17.4% 17.4% 24.9% -30.1% Violent Rate per 1000 Pop. 3.2/K 3.8/K
Property Rate per 1000 Pop. 19.2/K 18.5/K
Index Rate per 1000 Pop. 22.4/K 22.4/K
2023
Violent Crime
Property Crime
Totals
2023
2023
2024
2024
2024
Prepared by LMPD Crime Analysis, 05/03/2024
*Percentage change by number of crimes cleared.

N/A = Not Applicable

La Mesa Police Department
Robbery and Theft - 1st Quarter 2024
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Street/Highway 6 5 3 4 2 2 6 -66.7%
Commercial 9 4 6 11 4 4 9 -55.6%
Gas or Service Station 0 0 0 0 0 0 0 N/C
Chain Store 1 0 1 6 2 2 1 100.0%
Residential 1 1 1 -1 0 0 1 -100.0%
Bank 0 0 0 0 0 0 0 N/C
Miscellaneous 1 0 1 4 1 1 1 0.0%
Robbery Total 18 10 12 24 9 9 18 -50.0%
Cleared 10 7 7 11 4 4 10 -60.0%
YTD Clearance Rate 44%
2024 2023 YTD
1st Qtr done 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change
Pocket-Picking 0 0 0 0 0 0 0 N/C
Purse Snatching 0 0 1 0 1 1 0 N/C
Shoplifting 47 34 23 24 59 59 47 25.5%
From Motor Vehicles 66 72 44 60 55 55 66 -16.7%
Motor Vehicle Parts & Acc. 29 29 17 25 38 38 29 31.0%
Bicycles 5 9 4 5 5 5 5 0.0%
From Buildings 29 24 20 19 24 24 29 -17.2%
From Coin Operated Mach. 0 0 0 0 1 1 0 N/C
All Others 10 12 15 5 11 11 10 10.0%
Theft Total 186 180 124 138 194 194 186 4.3%
Cleared 42 25 16 9 26 26 16 62.5%
YTD Clearance Rate 13%
2023
Robbery
Theft
2023 2024
2024
Prepared by LMPD Crime Analysis, 05/03/2024 N/A = Not Applicable

La Mesa Police Department
Patrol Statistics - 1st Quarter 2024
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Primary 4405 4986 5227 4682 4818 4818 4405 9.4%
Officer Initiated 2128 2040 2410 1894 2927 2927 2128 37.5% Reports Taken 1361 1260 1343 1222 1376 1376 1361 1.1%
Arrests Made 380 404 341 323 349 349 380 -8.2%
5150 Detentions 89 83 106 78 112 112 89 25.8%
Citations 398 492 707 347 473 473 398 18.8%
Parking/ Muni Code Citations 119 138 134 115 113 113 119 -5.0% Field Interviews 228 225 143 127 140 140 228 -38.6%
2023 2024
Prepared by LMPD Crime Analysis, 05/03/2024 N/A = Not Applicable

La Mesa Police Department
Additional Detailed Statistics - 1st Quarter 2024
Robbery Location Type 2024 Cleared % Solved
Street/Highway 6 1 16.7%
Commercial 9 6 66.7%
Gas or Service Station 0 0 N/C
Chain Store 1 1 100.0%
Residential 1 1 100.0%
Bank 0 0 N/C
Miscellaneous 1 1 100.0%
Total 18 10 55.6%
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Ghost Gun(s) Recovered Incident 0 1 0 1 0 0 0 N/C
Fentanyl Related Incident 3 1 2 5 4 4 3 33.3%
Naloxone Used Incident 5 0 2 3 5 5 5 0.0%
Reported Hate Crimes 0 0 0 0 0 0 N/C
A single incident may reflected in each appliable category, dependent on incident circumstances. 2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Race 0 0 0 0 0 0 0 N/C
Religion 0 0 0 0 0 0 0 N/C
Sexual Orientation 0 0 0 0 0 0 0 N/C
Gender 0 0 0 0 0 0 0 N/C
Citizenship 0 0 0 0 0 0 0 N/C
None/Unknown Bias 0 0 0 0 0 0 0 N/C
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change Communications 0 0 0 0 0 0 0 N/C
Violence 0 0 0 0 0 0 0 N/C
Vandalism 0 0 0 0 0 0 0 N/C
Other 0 0 0 0 0 0 0 N/C
Unknown 0 0 0 0 0 0 0 N/C
N/C: Not Calculable
There are 37 reportable bias motivations and 14 reportable offensive acts. To facilitate a more readable data table, only the bias motivations and offensive acts for reported hate crimes will be broken down under each category.

Robbery Clearances
Year to Date Totals
2023
2043
Details of Hate Crimes Reported to Law Enforcment
Incidents of Special Study and County Interest
2024
Crimes by Bias Motivation 2023
Crimes by Offensive Act 2023 2024
Each reported hate crime is listed twice, once under the relevant bias motivation and again under the category of offensive act.

Data are only available for incidents reported to the La Mesa Police Department.

Prepared by LMPD Crime Analysis, 05/03/2024 N/A = Not Applicable

La Mesa Police Department
Communications - 1st Quarter 2024
2024 2023 YTD
1st Qtr 2nd Qtr 3rd Qtr 4th Qtr 1st Qtr YTD YTD % Change 9-1-1 6899 7338 7038 6970 6656 6656 6899 -3.5%
9-1-1 Answer Time 1 99% 99% 99% 99% 98% 98% 99% N/A
Total Calls For Service 2 14319 14548 14935 13604 15369 15369 14319 7.3% Source:
9-1-1 6251 6476 6379 6242 6074 6074 6251 -2.8%
Text 9-1-1 3 18 16 28 9 88 32 18 77.8%
Non-Emergency 5202 5367 5438 4819 4870 4870 5202 -6.4%
Officer Initiated 2627 2458 2826 2271 2928 2928 2627 11.5% Walk Ins 238 231 264 263 255 255 238 7.1%
HOME 4 435 384 447 391 443 443 435 1.8%
4 The Homeless Outreach and Mobile Engagement (HOME) is an initiative of the City of La Mesa, in collaboration with the La Mesa Police Department. LMPD Dispatchers route the HOME team (City outreach workers) as primary responders to non-emergency calls for service that do not require a police presence. 2023 2024
2 Calls for Service include all calls that generate agency response and officer initiated contact including, assisting citizens, traffic stops, pedestrian stops, front counter contacts, extra patrol, etc. 3 Capacity to accept texts via 9-1-1 began January 2021. 1 9-1-1 Answer Time indicates the average percentage of 9-1-1 calls answered by the State Ringtime Standard.

Beginning 03/01/23, the State Ringtime Standard is 90% within 15 seconds, and 95% within 20 seconds.

Prepared by LMPD Crime Analysis, 05/03/2024 N/A = Not Available

DATE: May 28, 2024
TO: Mayor and Members of the City Council
FROM: Ray Sweeney, Chief of Police
VIA: Greg Humora, City Manager
SUBJECT: Citygate Associates Police Department Staffing Study At the recommendation of the Chief of Police, the City hired an independent contractor to study and evaluate the La Mesa Police Department for its staffing and operational needs to best serve the community. Citygate Associates was retained after obtaining the contract through a Request for Proposals (RFP). The study began in May of 2023 after Council approval at the April 25, 2023 meeting and was funded by the Police Department budget using salary savings.

Citygate Associates conducted two community listening sessions and collected input from the City Manager, City Staff, CPOB Chair and Police Department employees.

Although there were several recommended staffing additions, police staff and Citygate worked together to develop a priority staffing memorandum that addresses the immediate needs of the Department. These recommendations will be presented to Council during the mid-biennium budget adjustment for FY 25 and include the following:
 One full-time police officer position, which was previously funded by the Proposition 64 grant, that concluded in April of 2024.
 One full-time professional standards unit (PSU) assistant position to assume the review and processing responsibilities of the body-worn camera program.

This position is currently held by a police sergeant, who can be transitioned back to a police supervisory role.
 One full-time volunteer coordinator position, which would replace the current part-time position. The volunteer coordinator is responsible for managing our Retired Senior Volunteer Program (RSVP) and the study showed that a parttime position is not efficient to effectively manage this program.

 One full-time Community Service Officer (CSO) to assist with patrol and traffic operations.
 One full-time management analyst to assist with administrative tasks, grant writing, and facility management.

In reviewing all of the recommended positions beyond the five top priority positions, the police staff recommends adding one full-time dispatcher position to assist with increased call volume.

On May 15, 2024, Citygate presented an overview of this report to the Community Police Oversight Board (CPOB). The board had a very productive discussion and was supportive of the finished product and recommendations.

As we move forward into the next several budget cycles, I will work with the City Manager to address future staffing needs and evaluate the remainder of recommendations in the Citygate Associates report to provide the most effective and professional police services for the City.

DATE: May 28, 2024
TO: Mayor and Members of the City Council
FROM: Lynnette Santos, Director of Community Development Kristen Flores, Management Analyst
VIA: Greg Humora, City Manager
SUBJECT: PERMIT AND DEVELOPMENT QUARTERLY REPORT
Community Development will be presenting to City Council an update on building permit applications received and processed in the first quarter of calendar year 2024. This quarterly update is in response to City Council direction from April 26, 2022, to prepare and present to City Council a permitting and development report on a quarterly basis.

On January 23, 2024, staff presented to City Council an update on the process improvement plan recommendations, which included an update on the number of Accessory Dwelling Unit (ADU) applications and permits processed since 2022. This update provides an overview of building permit applications processed and issued from January to March of 2024, including Accessory Dwelling Units (ADU’s), new construction, solar and all other miscellaneous building permits. Staff will also highlight average processing and plan review times for all permit application types, including ADU’s.

In the first quarter (January-March) of calendar year 2024, the Building Division received 403 building permit applications and issued 430 permits. The application types include ADU’s, new construction, solar, alterations, and other miscellaneous permits.

The number of applications received and permits issued are in line with the third and fourth quarters of calendar year 2023. Permit processing times have consistently improved since the third quarter of 2023. This quarterly building permit data shows continued improvement of project review times. In addition to providing additional and improved permit submittal resources, the City is also utilizing qualified subject matter expert consultants to provide quick and thorough plan checks. This has lowered the number of subsequent reviews required during plan review, in turn lowering the average overall permit processing time.

The Building Division continues to promote Symbium, the City’s new instant residential solar permitting platform, through informational flyers at the Development Services counter, which include an easy to use QR code. There is also easy access to Symbium

via MaintStar, the City’s online permitting system. Out of 103 issued solar permits in the first quarter, 37 permits were issued instantly via Symbium. The number of Symbium solar submittals has continued to increase with an uptick of almost 5% since the platform was implemented in October of 2024.

This quarterly data provides information about areas of opportunity for further improvement, enhancements, and customer information guidance. The department has worked diligently to create new and improved checklists and information guides as part of the department’s process improvement plan, which has assisted applicants with the permit submittal process. Staff also continues to implement design enhancements to the MaintStar permitting portal, making the system even easier and more efficient for applicants to use. Regular updates to the City’s webpage also provide customers with quick and easy access to development information and resources. The commitment to continuous improvement, filling key staff vacancies, and the use of qualified consultants will continue to support our goal of providing excellent customer service.

1 La Mesa City Council
Minutes of a Special Meeting
Date:

Location:

April 23, 2024, 4:00 p.m.

City Council Chambers, 8130 Allison Avenue
La Mesa, California

Present: Mayor Mark Arapostathis
Vice Mayor Laura Lothian
Councilmember Patricia N. Dillard
Councilmember Colin Parent
Councilmember Jack Shu
Staff: City Manager Greg Humora
Assistant City Manager Amanda Lee
City Attorney Glenn Sabine
Deputy City Clerk Stacy Ready
_____________________________________________________________________

1. CALL TO ORDER
The City Council minutes are prepared and ordered to correspond to the City Council Agenda. Agenda Items can be taken out of order during the meeting.

The Agenda Items were considered in the order presented, except for Item 3.1 which was heard after Item 3.2.

Mayor Arapostathis called the meeting to order at 4:00 p.m.

1.1 PLEDGE OF ALLEGIANCE

2. PUBLIC COMMENTS
Ava Hoener submitted a comment in support of adopting a resolution to defend health and safety setback regulations (Senate Bill 1137) and endorse the Campaign for a Healthy and Safe California.

Lois Knowlton submitted a comment in support of adopting a resolution to defend health and safety setback regulations (Senate Bill 1137) and endorse the Campaign for a Healthy and Safe California.

2 3. SPECIAL MEETING

3.1 REVIEW AND DISCUSS THE PROPOSITION L RENEWAL SURVEY

RESULTS
Dr. Timothy McLarney, President, True North Research, provided a PowerPoint presentation on the Proposition L renewal survey results, highlighting the purpose, methodology, and results of the study. Dr.

Timothy McLarney, President, True North Research, said the Proposition L renewal was feasible for the November 2024 election and provided recommendations for moving forward.

Council questions and comments ensued.

Charles Heath, Partner, Team CivicX, explained the process for placing the Proposition L local sales tax renewal measure on the November 2024 ballot. Charles Heather, Partner, Team CivicX stated the immediate next steps would be to develop and implement an informational communication program from the City to communicate the key messages as identified in the survey.

Hal Drew spoke on Proposition L.

Following Council questions and comments, no action was taken.

3.2 REVIEW AND DISCUSS THE 2024-2035 GENERAL FUND FINANCIAL

FORECAST
Director of Finance Royales presented the long-range projection of the City's General Fund revenues, expenditures, and reserves. Ms. Royales discussed the base forecast for revenue and expenditure assumptions, the national, state and local economies, revenues from cannabis sales, the City's unfunded liability, the status of the Section 115 Retirement Trust Fund, and the General Fund reserves history and forecast. Director of Finance Royales summarized the City's General Fund revenues and reserves with the expiration of Proposition L and with the extension of Proposition L.

Janet Castanos spoke on the allocation of Proposition L funds.

John Schmitz inquired about the status of the La Mesa Library expansion.

Following Council questions and comments, no action was taken.

4. ADJOURNMENT
Mayor Arapostathis adjourned the meeting at 5:00 p.m.

3 _________________________
City Clerk

1 La Mesa City Council
Minutes of a Special Meeting
Date:

Location:

April 23, 2024, 5:00 p.m.

Council Chambers and City Manager's Conference Room
City Hall, 8130 Allison Avenue
La Mesa, California

Present: Mayor Mark Arapostathis
Vice Mayor Laura Lothian
Councilmember Patricia N. Dillard
Councilmember Colin Parent
Councilmember Jack Shu
Staff: City Manager Greg Humora
Assistant City Manager Amanda Lee
City Attorney Glenn Sabine
Deputy City Clerk Stacy Ready
_____________________________________________________________________

1. CALL TO ORDER
Mayor Arapostathis called the meeting to order at 5:05 p.m.

2. PUBLIC COMMENTS
There were no comments.

Mayor Arapostathis adjourned the meeting to Closed Session at 5:05 p.m.

3. CLOSED SESSION

3.1 CONFERENCE WITH LABOR NEGOTIATORS PURSUANT TO
GOVERNMENT CODE SECTION 54957.6
Agency Negotiator: Ms. Spaniol
Employee Organizations:

La Mesa Police Officers' Association
La Mesa Firefighters' Local #4759

2 La Mesa City Employees Association
Unrepresented Employees
The meeting reconvened at 5:25 p.m. with all members present.

4. REPORT FROM CLOSED SESSION - CITY ATTORNEY
City Attorney Sabine announced there were no reportable actions.

5. ADJOURNMENT
Mayor Arapostathis adjourned the meeting at 5:25 p.m.
_________________________
City Clerk

1 La Mesa City Council
Minutes of a Regular Meeting
Date:

Location:

April 23, 2024, 6:00 pm
City Council Chambers, 8130 Allison Avenue
La Mesa, California

Present: Mayor Mark Arapostathis
Vice Mayor Laura Lothian
Councilmember Patricia N. Dillard
Councilmember Colin Parent
Councilmember Jack Shu
Staff: City Manager Greg Humora
Assistant City Manager Amanda Lee
City Attorney Glenn Sabine
Deputy City Clerk Stacy Ready
_____________________________________________________________________

1. CALL TO ORDER
The City Council minutes are prepared and ordered to correspond to the City Council Agenda. Agenda Items can be taken out of order during the meeting.

The Agenda Items were considered in the order presented.

Mayor Arapostathis called the meeting to order at 6:00 p.m.

1.1 INVOCATION - VICE MAYOR LOTHIAN

1.2 PLEDGE OF ALLEGIANCE

2. REPORT FROM CLOSED SESSION
City Attorney Sabine announced there were no reportable actions.

3. CITY MANAGER COMMENTS
There were no comments.

4. COMMUNITY BULLETIN REPORTS

2 The Mayor, Council and staff made announcements and reported on various events taking place in the City. No action was taken.

5. ADDITIONS AND/OR DELETIONS TO THE AGENDA
There were no additions or deletions to the agenda.

6. PRESENTATIONS

6.1 CERTIFICATE OF RECOGNITION PRESENTED TO ZAIDA
DONNELLY, HELIX CHARTER HIGH SCHOOL STUDENT, 2024

CALIFORNIA STATE SPEECH CHAMPION IN ORIGINAL ADVOCACY
Mayor Arapostathis presented Zaida Donnelly with a Certificate of Recognition for winning the 2024 California State Speech Championship for Original Advocacy.

6.2 PROCLAIMING JUNE 12, 2024 AS SAN DIEGO COUNTY FAIR DAY Mayor Arapostathis presented the proclamation proclaiming June 12, 2024 as San Diego County Fair Day to Carlene Moore, CEO, Del Mar Fairgrounds 22nd District Agricultural Association.

6.3 PROCLAIMING MAY 15, 2024 AS LAW ENFORCEMENT OFFICERS'

MEMORIAL DAY
This proclamation was rescheduled to the May 28th City Council meeting.

6.4 PROCLAIMING MAY 2024 AS WATER SAFETY MONTH
Mayor Arapostathis presented the proclamation proclaiming May as Water Safety Month to Director of Community Services Richardson.

6.5 PROCLAIMING MAY AS BIKE MONTH
Mayor Arapostathis read the proclamation proclaiming May as Bike Month.

7. PUBLIC COMMENTS – (TOTAL TIME – 15 MINUTES)
Dianne Osterling spoke and submitted a comment regarding remote public comment.

Sue Mayberry spoke on the efforts of the Trauma Intervention Program (TIP) of San Diego County.

Brenda Hammond spoke on the east county cities and being kind to one another.

8. CONFLICT DISCLOSURES

3 There were no conflict of interest disclosures.

9. PUBLIC COMMENTS ON CONSENT CALENDAR
Dianne Osterling spoke on Item 10.2.

Dianne Osterling spoke and submitted a comment on Item 10.10.

10. CONSENT CALENDAR
(Items 10.1 through 10.10)
*If a public hearing item is part of the Consent Calendar, the public hearing shall be deemed held if the item is not removed from the Consent Calendar for discussion and possible action (Items 10.9 and 10.10)
Councilmember Shu made comments on Item 10.10.

Moved By Councilmember Shu
Seconded By Mayor Arapostathis
Approve Consent Calendar Items 10.1 through 10.10.

For (5): Mayor Arapostathis, Vice Mayor Lothian, Councilmember Dillard, Councilmember Parent, and Councilmember Shu
Approved (5 to 0)

10.1 APPROVAL OF MOTION TO WAIVE THE READING OF THE TEXT OF

ALL ORDINANCES AND RESOLUTIONS AT THIS MEETING
Approve.

10.2 APPROVAL OF THE MINUTES FOR THE CITY COUNCIL REGULAR MEETING HELD TUESDAY, APRIL 9, 2024
Approve.

10.3 RESOLUTION AUTHORIZING CONTRACT CHANGE ORDER NO. 2 FOR THE CITYWIDE EDGELINE STRIPING PROJECT, BID 23-16, TO

WGJ ENTERPRISES DBA PCI
Resolution No. 2024-041
Adopt Resolution.

10.4 RESOLUTION AUTHORIZING CONTRACT CHANGE ORDER NO. 1

FOR CONSTRUCTION MANAGEMENT AND INSPECTION SERVICES
FOR BID 24-04, LEMON AVENUE PARKING LOT TO DUDEK

4 Resolution No. 2024-042
Adopt Resolution.

10.5 RESOLUTION ACCEPTING THE LA MESA BOULEVARD COMPLETE STREETS PLAN, SEGMENT 1
Resolution No. 2024-043
Adopt Resolution.

10.6 RESOLUTION APPROVING THE FIFTH AMENDED NATIONAL

POLLUTANT DISCHARGE ELIMINATION SYSTEM SAN DIEGO

REGIONAL STORMWATER CO-PERMITTEES MEMORANDUM OF

UNDERSTANDING
Resolution No. 2024-044
Adopt Resolution.

10.7 RESOLUTION AUTHORIZING THE SUBMITTAL OF AN APPLICATION

TO THE CALIFORNIA STATE WATER RESOURCES BOARD FOR A

STATE REVOLVING FUND LOAN FOR THE INFLOW AND
INFILTRATION MITIGATION PROJECT PHASE 7 FOR A NOT-TOEXCEED AMOUNT OF $7,000,000 Resolution No. 2024-045
Adopt Resolution.

10.8 RESOLUTION ADOPTING A LOCAL ROAD SAFETY PLAN FOR THE

CITY OF LA MESA
Resolution No. 2024-046
Adopt Resolution.

10.9 *SAN DIEGO ASSOCIATION OF GOVERNMENTS (SANDAG) ANNUAL

ADJUSTMENT TO THE REGIONAL TRANSPORTATION CONGESTION

IMPROVEMENT PROGRAM (RTCIP) DEVELOPMENT IMPACT FEE

RESOLUTION ADOPTING THE SANDAG ANNUAL ADJUSTMENT TO

THE RTCIP DEVELOPMENT IMPACT FEE TO COMPLY WITH THE
REQUIREMENTS OF SANDAG COMMISSION ORDINANCE 04-01 AND

TRANSNET EXTENSION ORDINANCE AND EXPENDITURE PLAN
Resolution No. 2024-047
Adopt Resolution.

5 10.10 *QUIMBY ACT PARKLAND DEDICATION IN-LIEU FEE AND PARK

ACQUISITION AND IMPROVEMENT IMPACT FEE

RESOLUTION APPROVING THE FINDINGS FOR THE QUIMBY ACT

PARKLAND DEDICATION IN-LIEU FEE AND PARK ACQUISITION

AND IMPROVEMENT IMPACT FEE AS REQUIRED BY CALIFORNIA
GOVERNMENT CODE SECTION 66000 ET SEQ. AND

APPROPRIATING FUNDS FOR PROJECTS AS OUTLINED IN THE

PARKS MASTER PLAN
Resolution No. 2024-048
Adopt Resolution.

11. STAFF REPORT

11.1 CONSIDERATION AND POSSIBLE APPROVAL OF THE CONCEPT DESIGN FOR PUBLIC ART: COLLIER PARK MURAL
Director of Community Services Richardson provided a PowerPoint presentation on the proposed mural design for Collier Park, highlighting the location for the proposed mural, the City's policy for public art, and the design and theme of the proposed mural.

Council questions and comments ensued.

Dr. Karen Childress-Evans spoke on the importance of art and cultural projects and thanked the Council for supporting the work of the Arts and Culture Commission and advocating for the arts and culture for the City.

Council questions and comments continued.

Moved By Mayor Arapostathis
Seconded By Vice Mayor Lothian
Approve the concept design for the Collier Park public mural project.

For (5): Mayor Arapostathis, Vice Mayor Lothian, Councilmember Dillard, Councilmember Parent, and Councilmember Shu
Approved (5 to 0)

12. COUNCIL INITIATED

12.1 CONSIDERATION OF RESOLUTION TO DEFEND HEALTH AND
SAFETY SETBACK REGULATIONS (SENATE BILL 1137) AND

6 ENDORSE THE CAMPAIGN FOR A HEALTHY AND SAFE

CALIFORNIA - COUNCILMEMBER SHU
Councilmember Shu explained the purpose for requesting the Council adopt the Resolution to defend health and safety setback regulations (Senate Bill 1137) and endorse the Campaign for a Healthy and Safe California.

The following members of the public submitted a comment or spoke in support of adopting the Resolution to defend health and safety setback regulations (Senate Bill 1137) and endorse the Campaign for a Healthy and Safe California:

Dianne Osterling
Sofia Carrasco
Wendy Mihalic
Debbie McDaniel-Lindsey
Abby Deckert
Mairs Ryan
Masada Disenhouse
Emma Weibel
Taarika Sethee
Abbie Darling
Council questions and comments ensued.

Resolution No. 2024-049
Moved By Councilmember Shu
Seconded By Councilmember Parent
Adopt Resolution.

For (4): Mayor Arapostathis, Councilmember Dillard, Councilmember Parent, and Councilmember Shu
Against (1): Vice Mayor Lothian
Approved (4 to 1)

13. COUNCIL COMMITTEE REPORTS (3 MINUTE LIMIT)

7 The Mayor and Council reported on various outside boards, commissions and committee meetings they attended. No action was taken.

14. AB 1234 REPORTS (GC 53232.3 (d))
There were no reports.

15. CITY ATTORNEY REMARKS
There were no remarks.

16. ADJOURNMENT
Mayor Arapostathis adjourned the meeting at 7:20 p.m.
_________________________
City Clerk

1 La Mesa City Council
Minutes of a Regular Meeting
Date:

Location:

May 14, 2024, 6:00 pm
City Council Chambers, 8130 Allison Avenue
La Mesa, California

Present: Mayor Mark Arapostathis
Vice Mayor Laura Lothian
Councilmember Patricia N. Dillard
Councilmember Colin Parent
Councilmember Jack Shu
Staff: City Manager Greg Humora
Assistant City Manager Amanda Lee
City Attorney Glenn Sabine
City Clerk Megan Wiegelman
_____________________________________________________________________

1. CALL TO ORDER
The City Council minutes are prepared and ordered to correspond to the City Council Agenda. Agenda Items can be taken out of order during the meeting.

The Agenda Items were considered in the order presented.

Mayor Arapostathis called the meeting to order at 6:00 p.m.

1.1 INVOCATION - COUNCILMEMBER PARENT

1.2 PLEDGE OF ALLEGIANCE

2. CITY MANAGER COMMENTS
There were no comments.

3. COMMUNITY BULLETIN REPORTS
The Mayor, Council and staff made announcements and reported on various events taking place in the City. No action was taken.

Truth spoke on the various events taking place in the City.

2 4. ADDITIONS AND/OR DELETIONS TO THE AGENDA
There were no additions or deletions to the agenda.

5. PRESENTATIONS

5.1 POLICE CHIEF'S CHALLENGE COIN FOR COMPASSION

PRESENTED TO MELINDA SHERIFF
Chief Sweeney presented the Police Chief's Challenge Coin for Compassion to Melinda Sheriff. On August 8, 2023, Melinda Sheriff helped a young man in crisis. Her immediate actions and caring demeanor prevented the man from jumping to his death or causing life threatening injuries to himself.

5.2 PROCLAIMING MAY 15, 2024 AS LAW ENFORCEMENT OFFICERS'

MEMORIAL DAY
Mayor Arapostathis presented the proclamation proclaiming May 15, 2024 as Law Enforcement Officers' Memorial Day to Chief Sweeney.

5.3 PROCLAIMING MAY AS POPPY MONTH
Mayor Arapostathis presented the proclamation proclaiming May as Poppy Month to Pam Green, President of the La Mesa American Legion Auxiliary Unit 282.

5.4 PROCLAIMING MAY AS OLDER AMERICANS MONTH
Mayor Arapostathis presented the proclamation proclaiming May as Older Americans Month to Director of Community Services Richardson.

5.5 PROCLAIMING MAY 19 - 25, 2024 AS NATIONAL PUBLIC WORKS WEEK
Mayor Arapostathis presented the proclamation proclaiming May 19 - 25, 2024 as National Public Works week to Director of Public Works Throne, Assistant Director of Public Works Ornelas, Engineering Project Manager Cubberley, Senior Management Analyst Martin, Park Maintenance Lead Worker Ney, and Equipment Operator Flores.

Following the National Public Works Week proclamation, Mayor Arapostathis presented a proclamation proclaiming May as Jewish American Heritage Month to La Mesa residents Andrea Beth Damsky, Jessica Hayes, and Emily Green.

3 5.6 CITY TREASURER'S QUARTERLY REPORT
City Treasurer Strabone made a presentation regarding the investment earnings for the quarter ending March 31, 2024.

Truth spoke on inflation and La Mesa's investment portfolio.

Following Council questions and comments, no action was taken.

6. PUBLIC COMMENTS – (TOTAL TIME – 15 MINUTES)
Dianne Osterling spoke and submitted a comment regarding city policies and government transparency.

Wendy Mihalic submitted a comment regarding remote public comment.

Sylvia McNaly spoke regarding a neighbor constructing a nonconforming accessory dwelling unit in their backyard.

Chris Thomas spoke regarding the LGBTQ+ community and flying the Pride flag during the month of June.

Mairs Ryan spoke on remote public comment.

Brenda Hammond spoke on a personal experience.

Truth spoke on free speech.

7. CONFLICT DISCLOSURES
There were no conflict of interest disclosures.

8. PUBLIC COMMENTS ON CONSENT CALENDAR
Dianne Osterling spoke and submitted a comment on Item 9.1.

Truth spoke on Items 9.1, 9.2, 9.3, 9.4, and 9.5.

9. CONSENT CALENDAR
(Items 9.1 through 9.6)
Moved By Councilmember Parent
Seconded By Vice Mayor Lothian
Approve Consent Calendar Items 9.1 through 9.6, except for Item 9.2.

For (5): Mayor Arapostathis, Vice Mayor Lothian, Councilmember Dillard, Councilmember Parent, and Councilmember Shu
Approved (5 to 0)

4 9.1 APPROVAL OF MOTION TO WAIVE THE READING OF THE TEXT OF

ALL ORDINANCES AND RESOLUTIONS AT THIS MEETING
Approve.

9.3 RATIFICATION OF DESIGN REVIEW FOR PROJECT 2023-2466 (MANN ENTERPRISES INC.)
A PROPOSED TWO-TENANT RETAIL SHELL BUILDING OF 32,550
SQUARE FEET AND A SINGLE-TENANT RETAIL SHELL OF 2,880
SQUARE FEET AT 8790 GROSSMONT BOULEVARD, APN 490-660-
53-00 IN THE C-D (GENERAL COMMERCIAL / URBAN DESIGN

OVERLAY) ZONE
Approve.

9.4 RESOLUTION DESIGNATING AUTHORIZING AGENTS WITH THE

CALIFORNIA GOVERNORS OFFICE OF EMERGENCY SERVICES

FOR THE PURPOSE OF OBTAINING STATE DISASTER RELIEF FOR

ANY OPEN AND FUTURE DISASTERS OR GRANTS DECLARED FOR

UP TO THREE YEARS
Resolution No. 2024-050
Adopt Resolution.

9.5 RESOLUTION AWARDING A PROFESSIONAL SERVICES

AGREEMENT TO RICK ENGINEERING COMPANY FOR

TRANSPORTATION DESIGN SERVICES FOR THE LA MESA BIKE

AND SIDEWALK CONNECTIONS PROJECT
Resolution No. 2024-051
Adopt Resolution.

9.6 RESOLUTION AUTHORIZING A TASK ORDER TO D-MAX
ENGINEERING, INC. FOR DRY WEATHER MS4 OUTFALL

MONITORING AND PERSISTENT FLOW PROGRAM
Resolution No. 2024-052
Adopt Resolution.

9.2 RATIFICATION OF DESIGN REVIEW FOR PROJECT 2022-0898 (REFOU)
A 3,694 SQUARE FOOT THIRD STORY ADDITION AND MAJOR

RENOVATION TO AN EXISTING TWO-STORY COMMERCIAL

5 BUILDING LOCATED AT 8923 LA MESA BOULEVARD (APNS 490- 472-31-00 AND 490-472-11-00) IN THE C-D-MU (GENERAL

COMMERCIAL / URBAN DESIGN OVERLAY / MIXED USE OVERLAY)

ZONE WITH ASSOCIATED PARKING LOCATED ON A PARCEL TO
THE WEST AT 5264 WOOD STREET, APN 490-472-07-00 IN THE R3-PMU (MULTIPLE UNIT RESIDENTIAL / SCENIC PRESERVATION

OVERLAY / MIXED USE OVERLAY) ZONE
Vice Mayor Lothian announced Project 2022-0898 would be La Mesa's and East County's first roof top restaurant and bar. Vice Mayor Lothian commented on parking requirements for businesses versus apartments.

Moved By Vice Mayor Lothian
Seconded By Mayor Arapostathis
Approve.

For (5): Mayor Arapostathis, Vice Mayor Lothian, Councilmember Dillard, Councilmember Parent, and Councilmember Shu
Approved (5 to 0)

10. STAFF REPORT

10.1 REPORT ON 2023-2028 STRATEGIC PLAN IMPLEMENTATION PLAN

AND PERFORMANCE MEASURES
Assistant City Manager Lee provided a PowerPoint presentation on the implementation plan for the 2023-2028 Strategic Plan and Performance Measures, highlighting the five goals of the Strategic Plan, the strategies for each goal, and the information provided in the implementation plan, which included the status, timeline, department, key performance indicators, and performance outcomes of the strategies. Assistant City Manager Lee briefly summarized the open and closed Council initiated items.

Council questions and comments ensued.

Dianne Osterling spoke on affordable housing.

Truth spoke on the various goals and strategies and the corresponding performance indicators and outcomes.

Following Council questions and comments, no action was taken.

6 11. COUNCIL COMMITTEE REPORTS (3 MINUTE LIMIT)
The Mayor and Council reported on various outside boards, commissions and committee meetings they attended. No action was taken.

Truth spoke on the San Diego Metropolitan System (MTS).

12. AB 1234 REPORTS (GC 53232.3 (d))
There were no reports.

13. CITY ATTORNEY REMARKS
There were no remarks.

14. ADJOURNMENT
Mayor Arapostathis adjourned the meeting at 7:30 p.m.
_________________________
City Clerk

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: May 28, 2024
SUBJECT: RESOLUTION TO AMEND THE EXISTING

PROFESSIONAL SERVICES AGREEMENT TO

EXTEND CONSULTANT BUILDING SERVICES WITH

INTERWEST CONSULTING GROUP THROUGH THE

END OF THE FISCAL YEAR
ISSUING DEPARTMENT: Community Development
SUMMARY:

Issues:

Should the City Council adopt a resolution to amend the Professional Services Agreement for Consultant Building Services with Interwest Consulting Group increasing the amount by $125,000, to allow for an extension of professional services through the end of the FY23/24 fiscal year?
Recommendation:

Adopt a resolution to amend the agreement for Consultant Building Services with Interwest Consulting Group to increase the amount by $125,000.

Fiscal Impact:

The increase in funds is to be appropriated from Community Development Regular Salaries accounts.

City’s Strategic Goals:
 Promote a high quality of life that current and future generations can afford to call home.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 2 of 3
BACKGROUND:

The City has consistently seen an upward trend in building permit activity, in particular and most recently apartment and accessory dwelling unit (ADU) activity, and we expect that this trend will continue into the foreseeable future. Interwest provides qualified staff necessary to complete plan checks and inspections in a timely manner. Flexible contract building services allow the City the ability to provide a consistent quality level of service to building permit applicants as building permit activity continues to increase. The high pace of building plan review and permit activity continued in Fiscal Year 2023-2024 and has outpaced the amounts initially budgeted for this activity.

As part of the commitment to excellence in customer service, the City entered into an agreement with Interwest Consulting Group for contract building services for plan check, inspection, and support personnel. An amendment to the agreement was executed on March 11, 2024 to increase the amount by $45,000 in order to support Interwest Engineering plan check services. With building permit plan check and inspection activity exceeding expected levels, the allocated funds have been nearly exhausted. At current activity levels, it is anticipated that approximately $125,000 will be needed to continue consultant building services for building permit applications through the remainder of Fiscal Year 2023-2024.

DISCUSSION:

Plan check, permit, and construction activities in La Mesa continue at a high level, resulting in revenues and costs in excess of the budgeted amounts for the fiscal year.

With several large multi-family projects completing the entitlement process, the department expects these projects to start the construction review process before the end of Fiscal Year 2023-2024. To maintain the full-time support needed for the remainder of Fiscal Year 2023-2024, staff requests to increase the agreement amount by $125,000.

The building services provided by Interwest are directly supported by fees collected for building plan check, permit, and inspection, and the expenditure of the increased funds will be directly offset by revenue from these fees. As of May 2023, Building Division revenues are approximately 106% of originally projected revenue. Since the beginning of Fiscal Year 2023-2024 on July 1, 2023, the Building Division has received over 1,400 applications and has issued over 1,500 permits.

CONCLUSION:

To continue to deliver high quality customer service, staff recommends that the City Council adopt a resolution to amend the agreement for Consultant Building Services with Interwest Consulting Group to increase the amount by $125,000, to extend consultant building services with Interwest Consulting Group through the end of the fiscal year.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 3 of 3
Reviewed by: Respectfully submitted by:
____________________ Lynnette Santos_____
Greg Humora Lynnette Santos
City Manager Director of Community Development
Attachments:

A. Resolution to amend the agreement for Consultant Building Services with Interwest Consulting Group to increase the amount by $125,000

RESOLUTION NO. 2024-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA TO AMEND

THE AGREEMENT WITH INTERWEST CONSULTING GROUP FOR

PROFESSIONAL CONSULTANT SERVICES TO SUPPORT THE BUILDING

DIVISION
WHEREAS, one of the City of La Mesa’s strategic goals is to promote a high quality of life that current and future generations can afford to call home; WHEREAS, the City has a need for professional consultant services to support the Building Division in keeping with this goal;
WHEREAS, on December 1, 2022, the City of La Mesa entered an agreement with Interwest Consulting Group for professional consultant services to support the Building Division; WHEREAS, the City continues to see a high level of private development and building permit applications, with associated revenues and expenditures exceeding anticipated levels; WHEREAS, the City desires to continue to utilize professional building division services to provide Building Division staff support to ensure that the level of service provided to applicants does not diminish;
WHEREAS, the costs incurred by the City in utilizing professional building division services are directly offset by building permit and plan check revenues; and WHEREAS, the agreement amount needs to be increased by $125,000 to maintain the fulltime support needed for the remainder of Fiscal Year 2023-2024.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED by the City Council of the City of La Mesa, California, that:

The agreement with Interwest Consulting Group for Building Division staff support shall be increased by $125,000 for Fiscal Year 2023-2024.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 28th day of May 2024, 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. 2024- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.

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

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: May 28, 2024
SUBJECT: RESOLUTION TO AMEND THE EXISTING

PROFESSIONAL SERVICES AGREEMENT WITH RICK

FOR AS-NEEDED PLANNING STAFF AUGMENTATION
ISSUING DEPARTMENT: Community Development
SUMMARY:

Issues:

Should the City Council adopt a resolution to amend the existing professional services agreement with RICK for As-Needed Planning Staff Augmentation to increase the amount by $50,000?
Recommendation:

Adopt a resolution to amend the agreement with RICK for As-Needed Planning Staff Augmentation to increase the amount by $50,000.

Fiscal Impact:

Funds in the amount of $50,000 are available in the Fiscal Year (FY) 2023/24 Planning Professional and Specialized Services account.

City’s Strategic Goals:
 Produce a high quality of life that current and future generations can afford to call home
BACKGROUND:

The City has seen an increase in permit applications in the past several years, in particular accessory dwelling units (ADUs) and multi-family buildings. Permit applications require qualified staff to be available to complete plan checks and respond to inquiries in a timely

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 2 of 3
manner. Flexible contract planning services allow the City the ability to provide a consistent level of customer service to permit applicants as permit reviews continue to increase. The recent high pace of plan review and permit activity has continued in Fiscal Year 2023-2024 and has exceeded the amounts budgeted for these services.

Approximately 20 to 25 construction projects are routed to the Planning Division each week, in addition to all discretionary projects that are processed and are currently in different phases of the review process.

On January 3, 2024, the City entered into an agreement with RICK, formerly known as Rick Engineering Company, for contract planning services for plan check and front counter support personnel. With a commitment to high level customer service, and plan check activity and customer inquiries exceeding expected levels, the expenses incurred for this agreement have nearly depleted the allocated funds. At current activity levels, it is anticipated that approximately $50,000 will be needed to cover expenses for the remainder of Fiscal Year 2023-2024.

DISCUSSION:

As mentioned above, plan check and applicant inquiries have continued at a high level, resulting in revenues and costs in excess of the budgeted amounts for the fiscal year. To maintain quality customer service, plan check, and front counter support needed for the remainder of Fiscal Year 2023-2024, staff requests to increase the agreement amount by $50,000, supported by funds available in the Planning Division professional and specialized services account.

Additional support is necessary to complete all planning reviews in a timely manner, as well as assist all customers with development related inquires via email, phone, or inperson at City Hall.

CONCLUSION:

Staff recommends that the City Council adopt a resolution to amend the agreement with RICK for As-Needed Planning Staff Augmentation to increase the amount by $50,000.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 3 of 3
Reviewed by: Respectfully submitted by:

Lynnette Santos
____________________ ____________________________
Greg Humora Lynnette Santos
City Manager Director of Community Development
Attachments:

A. Draft Resolution to amend the agreement for As-Needed Staff Augmentation with Rick Engineering Company to increase the amount by $50,000

RESOLUTION NO. 2024-

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF LA MESA TO AMEND

THE AGREEMENT WITH RICK FOR AS-NEEDED STAFF AUGMENTATION TO

SUPPORT THE COMMUNITY DEVELOPMENT DEPARTMENT
WHEREAS, one of the City of La Mesa’s strategic goals is to promote a high quality of life that current and future generations can afford to call home; WHEREAS, the City has a need for as-needed staff augmentation professional to support the Community Development Department in keeping with this goal; WHEREAS, RICK was formerly known as Rick Engineering Company, WHEREAS, on January 3, 2024, the City of La Mesa entered an agreement with RICK for as-needed staff augmentation to support the Community Development Department; WHEREAS, the City continues to see a high level of private development and permit applications, with associated revenues and expenditures exceeding anticipated levels; WHEREAS, the City desires to continue to utilize RICK planning services to provide staff support to ensure that the level of service provided to applicants does not diminish; and WHEREAS, the agreement needs to be increased by $50,000, to maintain the full-time support needed for the remainder of Fiscal Year 2023-2024.

NOW, THEREFORE, BE IT AND IT IS HEREBY RESOLVED, by the City Council of the City of La Mesa, California, that:

The agreement with RICK for as-needed staff augmentation to support the Community Development Department shall be increased by $50,000 for Fiscal Year 2023-2024.

PASSED AND ADOPTED at a Regular meeting of the City Council of the City of La Mesa, California, held the 28th day of May 2024, 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. 2024- , duly passed and adopted by the City Council of said City on the date and by the vote therein recited.

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

REPORT to the MAYOR and MEMBERS of the CITY COUNCIL
From the CITY MANAGER
DATE: May 28, 2024
SUBJECT: RATIFICATION OF DESIGN REVIEW FOR PROJECT
2023-2105 (DI MARZO)
DESCRIPTION: CONSIDERATION FOR A NEW TWO UNIT BUILDING
(DUPLEX) ON A LOT WITH AN EXISTING SINGLEFAMILY RESIDENTIAL UNIT LOCATED AT 4476 PALM AVENUE (APN 494-621-19-00) IN THE R3 (MULTIPLE

UNIT RESIDENTIAL) ZONE AND IN THE DOWNTOWN

VILLAGE SPECIFIC PLAN AREA
ISSUING DEPARTMENT: Community Development
SUMMARY:

Issues:

Is the proposed project consistent with the policies and objectives of the Downtown Village Specific Plan and the General Plan?
Recommendation:

Ratify the Design Review Board’s approval of Project 2023-2105 (Attachment A).

Fiscal Impact:

There is no direct fiscal impact with the recommendation.

City’s Strategic Goals:
 Promote a high quality of life that current and future generations can afford to call home.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 2 of 7
Environmental Review:

The project is categorically exempt under the California Environmental Quality Act Guidelines Section 15303.

Climate Action Plan Reduction Strategy:
 W-1 Waterwise Landscape Design and Irrigation – Promote water conservation through landscaping design and irrigation policies to meet municipal water use reduction targets.

DESIGN REVIEW BOARD MEETING:

The Downtown Village Specific Plan (DVSP) requires all projects within the La Mesa DVSP area to be reviewed by the City’s Design Review Board (DRB) and ratified by the City Council. On May 13, 2024, the DRB recommended approval of the project, subject to the conditions listed below:

1. The applicant shall provide a sand color for the proposed stucco surface building color for both buildings.

2. The applicant shall provide a building, window, and door trim color that is lighter than the proposed trim, but darker than the recommended stucco color for both buildings.

3. The applicant shall provide a roof color and material for the duplex that is consistent with the existing building’s roof color.

The DRB Certification of Action is provided as Attachment A.

The Project Site:

The 0.17-acre project site is located in the DVSP area on Palm Avenue, between Fresno Avenue to the north and Pasadena Avenue to the south, as illustrated on the vicinity map (shown on the next page). Existing improvements along Palm Avenue include sidewalk, curb, gutter, above-grade utility lines, and one curb opening. The project site slopes gently from east to west, and is currently developed with a single-family residential home and garage. Photos of the project site are provided as Attachment B.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 3 of 7
The project is located in the R3 (Multiple Unit Residential) zone, as shown on the Zoning Map. The site’s Planned Land Use Designation of Multiple Unit Residential corresponds to the Multiple Unit Residential zone, which promotes moderately high-density residential development. Nearby development includes single-family residential to the north, east, south, and west, multifamily residential to the east and south, and Collier Park to the southeast. The Downtown Village Core is located approximately 0.3 miles to the north.

DISCUSSION:

The applicant proposes a duplex comprised of two three-bedroom units within one twostory building located at the rear of the lot. The existing single-family residential home and attached garage are proposed to remain but will be remodeled to match the new units. Project plans are provided as Attachment C, and a color and materials board are included as Attachment D.

The intent of the Downtown Village Specific Plan is to provide a clear image and direction for the future of Downtown La Mesa. The goals and objectives of the DVSP encourage diverse architecture, honor and respect history, support pedestrian and human scale housing and promote the retention and planting of trees. The project appears to meet the intent of the DVSP goals and objectives as further discussed below.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 4 of 7

DVSP GOALS
The goals of the DVSP focus on the Village as a symbolic center, pedestrian scale, image, beauty, and service, with land use goals that encourage diversity of businesses and retaining residential neighborhoods. The DVSP goals also promote, circulation and parking that provides for adequate parking while encouraging public transit and walkability, the importance of City Hall remaining within the Village area, and, as stated above, design goals that encourage diverse architecture, honor and respect history, encourage pedestrian and human scale housing, and promote trees. The DRB determined that the project meets the DVSP goals by providing infill development that provides housing and improvements that modernize and enhance an existing site. The DRB further determined that the project diversifies the architecture in the surrounding neighborhood, responds to the pedestrian character of the village, honors and respects history, and provides landscaping and trees that enhance the streetscape.

SUB-AREA GUIDELINES
The project site is located within the Residential Sub-Area, and therefore, the residential sub-area guidelines apply to the project. The Residential Sub-Area emphasizes the importance of preserving existing structures, and activating the street edge. The project proposes to preserve the existing single-family residence and garage, rather than demolishing the existing home to build a larger apartment complex. In addition, the existing home is oriented toward the street, with the existing front porch proposed to remain. With the proposed new duplex set at the rear of the site, the location of the existing single-family residence will continue to interface with the street-frontage and supporting pedestrian emphasis in the area. The front yard area along the front property line is also proposed to be refreshed with a variety of shrubs, groundcover, and two Brisbane Box trees. By refreshing the landscaping and providing a fully-landscaped and richly-planted front yard and garden space along the street frontage, DVSP Design Guideline 3.2, Street Edge, Condition 4 is met. In addition, the project meets this guideline by reducing parking visible from the street by maintaining the existing garage towards the rear of the single-family residence.

GUIDELINES APPLYING TO ALL SUB-AREAS
In addition to the Residential Sub-Area design guidelines, the DVSP provides design guidelines that apply to all projects, including design principles, building form and scale, street-edge, historic buildings and cultural resources, pedestrian emphasis, materials and colors, off-street parking facilities, landscaping, and signage. The project further meets the DVSP goals and objectives as discussed below.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 5 of 7
Design Principles
The proposed building is modern in design, with simple, clean lines, and large geometric block forms. No one design theme is required within the Downtown Village Specific Plan area, and diversity in architectural design is encouraged. Architectural features have been applied to all elevations, including the use of trellises and porticos over the front doors.

Variety, scale, and rhythm is provided by the proposed location and style of windows and doors.

Building Form and Scale
The proposed duplex design utilizes varied proportions and reveals to divide the wall plane into smaller-scale parts that relate to human size and scale. The property slopes uphill from east to west, so the alleyway sits at a higher elevation than the Palm Avenue.

Since the alley sits at a higher elevation on the site than the existing single-family residence, the duplex that is proposed towards the alleyway has a flat roof to lower the scale and mass of the project.

Street-edge
As discussed earlier in the report, the project responds to the street-edge by retaining the location and siting of the existing single-family residence. The single-family residence faces the public street, and provides consistent street spaces that unify the walkable downtown village district. In La Mesa, including within the Downtown Village Specific Plan area, it is common for the existing single-family residence to be maintained and remodeled, and to develop the rear of the lot with additional units. In addition, the project proposes to provide street edge treatment through the newly planted front yard space.

Historic Buildings and Cultural Resources
Although the existing single-family home was built in 1926, the property is not listed on the City’s Historic Inventory, and is not deemed an Historic Landmark. The existing home is proposed to retain its existing architectural features including the front porch, corbels, and windows, but is proposed to be repainted to match the color scheme of the proposed duplex. The stucco texture, window style, and corbels that are seen on the existing singlefamily residence are proposed to be incorporated into the duplex. This provides a functional relationship on the site between the new and the old that respects the original character of the home while modernizing the site.

Pedestrian Emphasis
The pedestrian emphasis design guidelines apply only to commercial projects. Although the project is for residential development, pedestrian emphasis is provided by providing a high-quality pedestrian environment along the street frontage with improved landscaping and an inviting front porch.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 6 of 7
Materials and Colors
The proposed duplex utilizes stucco for the building’s surface material which is compatible with the stucco surface material of the existing single-family residence. In addition, stucco is a natural material which is prevalent in La Mesa, and keeps with the tradition of the community. The building also proposes the use of wood material for the proposed trellises.

The proposed surface building color for both buildings is proposed to be a natural sand color with a slightly darker brown color proposed for the accent color of the windows, doors, and trim. These natural colors are compatible with the surrounding neighborhood and consistent with the DVSP design guidelines for building colors.

Off-Street Parking Facilities
The Off-Street Parking Facilities design guidelines apply to surface parking areas and parking structures. The project proposes to maintain the existing two-car garage, and no new parking is proposed on the site. Therefore, no surface parking or parking structures are proposed as part of the project, and the Off-Street Parking Facilities design guidelines do not apply to the proposed project.

Landscaping
The existing site’s ground cover consists of gravel in the front yard and grass in the rear.

There are no existing trees on the site. The project’s retained a landscape architect to provide landscape design that is well thought out and includes a variety of shrubs, trees, and groundcover, biofiltration basins, landscaping within the setbacks, common open space areas with seating areas for residents, permeable surfaces, and landscape screening for mechanical equipment.

The project proposes to plant five trees, including one Cherokee Crape Myrtle, two Crape Myrtles, and two Brisbane Box trees. Street trees are a required element for all projects within the DVSP area unless otherwise directed by the City. It was determined that street trees could be planted within the applicant’s property since the existing sidewalk is not wide enough to accommodate an accessible pathway and street trees. The Brisbane Box trees were proposed towards the front property line, and count towards the project’s street tree requirement. Brisbane Box trees are on the DVSP’s recommended street tree list.

ZONING ORDINANCE
It appears that the project meets all of the underlying development standards of the R3 zone, including but not limited to building height, setbacks, density, open space, and parking. Since the property is located within ½ mile of major transit, no parking is required for the two new units.

Report to Mayor and Councilmembers
Date: May 28, 2024
Page: 7 of 7
ENVIRONMENTAL REVIEW:

The project is exempt from environmental review pursuant to categorical exemption Class 3 as provided by the California Environmental Quality Act (CEQA) Guidelines Section 15303. Section 15303 exempts duplexes. None of the exceptions to the exemption listed under Section 15300.2 would occur.

CONCLUSION:

Staff recommends the City Council ratify the Design Review Board’s approval of Project 2023-2105.

Reviewed by: Respectfully submitted by:
____________________
Amanda Lee
Assistant City Manager
Attachments:

A. Design Review Board Certification of Action for Project 2023-2105 B. Site Photographs
C. Project Plans
D. Color and Materials Board
Lynnette Santos____
Lynnette Santos
Director of Community
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P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P /
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20'-6"
11'-0" 6'-0"
18'-6"
20'-1" 20'-0"
40'-0"
20'-8"
11'-2" X 12'-8"
19'-7" X 22'-8"
14'-4" X 20'-2"
12'-11" X 9'-3" 15'-4" X 14'-8"
11'-5" X 11'-10"
5'-3" X 7'-3"
14'-6" X 19'-7"
8'-1" X 5'-5"
5'-4" X 13'-7"
9'-2" X 13'-9"
2'-8" X 5'-5"
8'-11" X 9'-6"
4'-10" X 7'-1"
9'-2" X 4'-3"
795 sq ft
GARAGE

KITCHEN
LIVING

BATH MASTER BDRM

BEDROOM

CLOSET CLOSET

BEDROOM
Unit A
1,100 S.F. Unit B
1,050 S.F.

BEDROOM

BATH BATH
LIVING
LIVING

KITCHEN
" 21 p U
" 06 p U
" 21 p U
" 06 p U
Living Area
6' Building separation
Utility Room
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DESIGN BY:
5/6/2024
Job # 22-Palm D
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Site Data: y
Scope of Work:

Scale 1" = 10'- 0" Lot size 8,556.24 S.F. Existing SFD 840 S.F. Ex Garage 500 SF Ex Porch 220 S.F. Coverage 3150 SF = 36.8%
Occupancy R3
Zone R3
Type of Construction VB
Ex Non-sprinklered
Existing Parking = 2 spaces
Fire Sprinklers are required
Deferred submittal
Sheet 1 Plot Plan
Sheet 2 Existing/Demo Plan
Sheet 3 New First Floor Plan
Sheet 4 New Second Floor Plan
Sheet 5 Exterior Elevations
Sheet 6 Exterior Elevations
Sheet 7 Exterior Views, Section
Sheet 8 Lower Electrical/Mechanical Plan
Sheet 9 Upper Electrical/Mechanical Plan
Sheet M-1 Site Utility Plan
Sheet O-1 Open Space Plan
Sheet MA-1Material Specification Plan
Sheet C-1 Survey Plan/ Topography
Sheet C-2 Grading Drainage
Sheet C-3 Water and Sewer
Sheet C-4 Erosion Control Plan
Sheet TS Title Sheet Landscape
Sheets L-1, 10 Landscape/ Irrigation Plans
1 Contractor to verify all dimensions prior to starting. 2 This project shall comply with 2022 California Building Code and the 2022 CRC, 2022 CEC, CMC & CPC and the 2022 Title 24 Energy Code. 2022 California Green Code 3 If the building inspector suspects fill, expansive soils or any geological instability based upon observation of the foundation excavation, a soils or geological report, and resubmital of plans to plan check to verify that the report recommendations have been incorporated, may be required. 4 The structures shall be located entirely on native/undisturbed soil. ______________________________________________

5. Recycle and/ or salvage for reuse 65 % of the non hazardous construction and demolition waste in accordance with the California Green Building Standards Code. 6. Plan changes require prior approval of the Community Development Department. Proposed plan changes shall be submitted to the Community Development Department for review prior to construction. 7. All mechanical equipment shall be located outside of required setbacks Site Notes:
1" = 10' 0"
Sheet Index:

Vicinity Map
Site Plan:

Legal:

Owner:

Exist. Sewer
Cleanout
Exist. Garage
500 SF
Palm Avenue
Map 1150 of Colliers Add #1
Block NO 110, Lot #15
A.P.N. 494-621-19-00
Palm 4476 Partnership
3830 Valley Center Dr. #705
San Diego, CA 92130
619-884-9238
Add New Duplex
No Easements on property
5' side setback
154.78'
Al
ey
154.78'
5 .28'
5 .28'
Exist. SFD
814 SF
Exist. Electric
Meter
Exist. Gas
Meter
Exist. Water
Meter
Exist. Power Pole
Exist. Drive
Properly completed and signed Installation Certificates (CF-2R forms) shall be provided to the inspector in the field. For projects requiring HERS verification and/or diagnostic testing, the CF-R forms must be registered and electronically signed. A registered CF-2R & form will have a unique 21, 25 digit registration number followed by four zeros located at the bottom of each page. The first 12 digits CF-2R &the first 20 digits of the number will match the registration number of the associated CF-1R form. Certificate of Occupancy will not be issued until both forms are reviewed and approved. Properly completed and signed Installation Certificates (CF-3R forms) shall be provided to the inspector in the field. For projects requiring HERS verification and/or diagnostic testing, the CF-R forms must be registered and electronically signed. A registered CF-3R form will have a unique 21, 25 digit registration number followed by four zeros located at the bottom of each page. The first 12 digits CF-2R &the first 20 digits of the number will match the registration number of the associated CF-1R form. Certificate of Occupancy will not be issued until both forms are reviewed and approved. Certificate of Occupancy will not be issued until CF3R is reviewed and approved.

New Duplex 2 story
1120 SF X 2 = 2240
S.F.
10' 0" 10' 0"
Site Calculation:

Lot size 8,556.24 S.F. Existing SFD 840 S.F. Ex Garage 500 SF Ex Porch 220 S.F. New duplex 2240 S.F. New Balcony 150 S.F. Open Space Required 500 SF per unit
Provided 500 SF per unit in Grass
Coverage 3150 SF = 36.8%
Parking:

Provided Exist 2 car garage
Within 1/2 mile of a public transit system--no additional parking required 5' side setback
5' Rear
setback

REQUIRED PERMITS

1. OBTAIN AN ENCROACHMENT PERMIT FROM THE ENGINEERING DIVISION FOR WORK IN THE PUBLIC RIGHT OF WAY. ENCROACHMENT PERMIT FEES ARE BASED ON THE CITY'S CURRENT FEE SCHEDULE. A

CASH DEPOSIT OR PERFORMANCE BOND SHALL BE POSTED FOR THE ESTIMATED COST OF THE INSTALLATION OF THE PUBLIC IMPROVEMENTS. ESTIMATE SHALL BE PREPARED BY A REGISTERED CIVIL ENGINEER AND BE APPROVED BY THE CITY ENGINEER. A SEPARATE TRAFFIC CONTROL PLAN WILL BE REQUIRED (SEE APPENDIX "A" OF THE SAN DIEGO REGIONAL STANDARDS). 2. ENCROACHMENT REMOVAL AGREEMENT, SUBJECT TO APPROVAL OF THE CITY ENGINEER, SHALL BE EXECUTED FOR ANY TYPE OF PRIVATE IMPROVEMENTS ENCROACHING INTO THE PUBLIC RIGHT OF WAY OR PUBLIC EASEMENT (E.G.:

RETAINING WALL, FOOTING, FENCE, STEPS, SIGNS, STAMPED CONCRETE, ASPHALT CONCRETE DRIVEWAY, ETC.). 3. A GRADING PERMIT SHALL BE REQUIRED FROM THE BUILDING DEPARTMENT. 4. A LETTER OF PERMISSION IS REQUIRED FROM ADJACENT PROPERTY OWNERS IF GRADING AND/OR ANY OTHER WORK WILL BE PERFORMED ON OFF SITE PROPERTIES.

ARCHITECT / ENGINEER OF WORK

BY SIGNING BELOW THE ARCHITECT OR ENGINEER STATES THEY HAVE REVIEWED ALL

APPLICABLE ACCOMPANYING PLAN SETS AND VERIFIED THE CONSISTENCY OF THE INFORMATION BETWEEN EACH DICIPLINE, INCLUDING BUT NOT LIMITED TO; CURRENT

AS-BUILT RECORD INFORMATION FOR ALL UTILITY AGENCIES (SDG&E, COX CABLE, AT&T, AND CITY OF LA MESA FIBER/ELECTRICAL CONDUITS), CIVIL, ARCHITECTURAL AND LANDSCAPING. THEY VERIFY THEIR REVIEW OF THE ADA PATH OF TRAVEL IN THE R.O.W. WITH THE ONSITE ELEVATIONS TO ENSURE THEY COMPLY. THEY UNDERSTAND THAT FAILURE TO DO SO MAY

RESULT IN CONSTRUCTION CHANGES OR CHANGE ORDERS AND ASSOCIATED REVIEW AND INSPECTION FEES. THE ARCHITECT OR ENGINEER ALSO ACKNOWLEDGES THEY HAVE READ AND UNDERSTAND THE DEVELOPER/OWNER'S CERTIFICATE.
''I HEREBY DECLARE THAT I AM THE ARCHITECT / ENGINEER OF WORK FOR THIS PROJECT, THAT

I HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEFINED IN SECTION 6703 OF THE BUSINESS & PROFESSIONS CODE AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND

SPECIFICATIONS BY THE CITY OF LA MESA IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS ENGINEER OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. '' [PLEASE INCLUDE CONTACT INFO; FIRM NAME, PHONE # AND EMAIL.] . ARCHITECT / ENGINEER OF WORK
Architectural Engineering Services ARCE. 11336 Penanova St. San Diego, CA 92129 (858) 215-1425
[email protected]
DEVELOPER'S/OWNER'S CERTIFICATE:

THE DEVELOPER/OWNER ACKNOWLEDGES THAT THE CITY'S REVIEW OF THE PLANS IS MINOR IN COMPARISON TO THE TIME THAT THE DEVELOPER'S/OWNER'S DESIGN TEAM SPENDS IN DESIGNING AND DRAFTING THE PLANS . IT IS THE RESPONSIBILITY OF THE DESIGN TEAM TO THOUROUGHLY REVIEW EXISTING LOCAL/STATE/FEDERAL RULES AND LAWS, CONDITIONS, PLANS AND DESIGN GUIDELINES. IN ADDITION, THE DESIGN TEAM SHALL THOROUGHLY REVIEW PLANS FROM OTHER DISCIPLINES TO ENSURE THE PROJECT PLANS ARE CLEAR AND THERE ARE NO CONFLICTS. IT IS UNDERSTOOD THAT A FAILURE TO PRODUCE ACCURATE, NON-CONFLICTING PLANS WILL LIKELY RESULT IN DELAYS. THESE DELAYS CAN BE IN THE FORM OF FAILED INSPECTIONS, STOP WORK NOTICES, CONSTRUCTION CHANGES AND ADDITIONAL FEES. THE DEVELOPER/OWNER ACKNOWLEDGES THAT SHOULD THE CONTRACTOR DEVIATE FROM THE PLANS OR THE STANDARDS REFERENCED IN THE PLANS THAT THIS WILL RESULT IN DELAYS. DEVIATIONS CAN RESULT IN A STOP WORK NOTICE AND/OR

ADDITIONAL
INSPECTIONS AND FEES. AT THE PRE-CONSTRUCTION MEETING THE CITY WILL INFORM THE CONTRACTOR THAT THEY SHOULD CONTACT THE DESIGN TEAM IN CASE THERE ARE ANY QUESTIONS ON THE PLANS. THE CITY'S INSPECTOR MAY

INTERPRET THE PLANS, BUT THE
CONTRACTOR SHALL CONTACT THE DESIGN TEAM FOR CLARIFICATION AND FINAL DIRECTION. THE DEVELOPER/OWNER

ACKNOWLEDGES AND SHALL HAVE THE ENGINEER OF WORK MAKE SUCH CHANGES, ALTERATIONS OR ADDITIONS TO THE

PLANS WHICH THE CITY ENGINEER OR
THE ENGINEER OF WORK DETERMINE ARE NECESSARY AND DESIRABLE. ALL PLAN CHANGES SHALL BE APPROVED BY THE

CITY ENGINEER PRIOR TO THE CONSTRUCTION AND IT IS UNDERSTOOD SHOULD CONSTRUCTION PROCEED WITHOUT

APPROVAL, THE IMPROVEMENTS
MAY BE REJECTED, DEMOLISHED AND/OR RECONSTRUCTED AT NO COST TO THE CITY. THE DEVELOPER/OWNER ACKNOWLEDGES

THAT THE ENGINEER OF WORK IS REQUIRED AND SHALL VERIFY THAT ALL ITEMS AS SHOWN ON THE PLANS ARE CONSTRUCTED PER THE PLAN AND ANY CHANGES NOTED AS PART OF THE AS-BUILT PROCESS. THE RELEASE OF PROJECT'S

SECURITY/DEPOSITS SHALL NOT
OCCUR UNTIL AFTER THE AS-BUILT PROCESS HAS BEEN COMPETED. A REFUNDABLE CASH DEPOSIT OF $200/SHEET IS DUE

WHEN THE GRADING OR

ENCROACHMENT PERMIT IS APPLIED FOR AND WILL BE USED BY THE CITY TO OBTAIN AS-BUILT DRAWING INFORMATION IN INSTANCES WHERE AS-BUILTS WERE NOT PROPERLY FILED PRIOR TO RELEASE OF BONDS AND OBTAINING FINAL OCCUPANCY. . SIGNATURE DATE
John Di Marzo
3830 Valley Center Dr. San Diego, CA 92130
619-884-9238
.

GENERAL NOTES

1. NO WORK SHALL COMMENCE UNTIL ALL NECESSARY PERMITS HAVE BEEN OBTAINED FROM THE CITY AND OTHER APPROPRIATE AGENCIES. 2. THE CONTRACTOR SHALL NOTIFY THE ENGINEERING DIVISION AT 619-667-1166 AT LEAST 48-HOURS PRIOR TO COMMENCEMENT OF ANY TYPE OF GRADING OR CONSTRUCTION ACTIVITY. 3. ALL EXISTING UTILITIES OR STRUCTURES REPORTED BY THE UTILITY COMPANIES ARE INDICATED HEREON BASED ON INFORMATION OF RECORD AND MAY BE SCHEMATIC IN NATURE. IT SHALL BE THE DUTY OF THE CONTRACTOR TO MAKE A DETERMINATION AS TO THE ACTUAL LOCATION OF ALL UTILITIES. THE CONTRACTOR SHALL NOT BEGIN WORK UNTIL HE/SHE HAS MADE THIS DETERMINATION. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY HIS/HER FAILURE TO LOCATE AND PRESERVE ANY AND ALL UTILITIES. CALL UNDERGROUND SERVICE ALERT AT 1-800-422-4133 A LEAST TWO WORKING DAYS BEFORE STARTING CONSTRUCTION. 4. THE CENTERLINE STATIONING SHOWN ON THESE PLANS IS BASED ON ; CITY DWG Map# 1150 ETC.] ADD THE FOLLOWING NOTES TO THE SITE PLAN: (AS APPLICABLE)

5. POOL EXCAVATED MATERIAL TO BE HAULED OFF SITE TO AN APPROVED LAND FILL. 6. NO WORK PROPOSED IN THE PUBLIC RIGHT OF WAY AS PART OF THIS BUILDING PERMIT APPLICATION. 7. NO PART OF STRUCTURES, RETAINING WALLS AND FOOTINGS SHALL ENCROACH INTO ADJACENT PROPERTIES, EASEMENTS OR PUBLIC RIGHT-OF-WAY. 8. PROPERTY OWNER SHALL MAINTAIN ALL DRAINAGE FACILITIES LOCATED WITHIN THE PARCEL AND BE RESPONSIBLE TO PREVENT DAMAGE TO DOWNSTREAM PROPERTIES. 9. IT SHALL BE THE RESPONSIBILITY OF THE APPLICANT TO LOCATE PROPERTY LINES AND CONFORM TO SET BACK REQUIREMENTS. 10. PRIOR TO GARAGE FOUNDATION INSPECTION, DRIVEWAY SLOPES ARE TO BE INSPECTED BY THE ENGINEERING AND PLANNING DIVISIONS FOR COMPLIANCE WITH CITY OF LA MESA PARKING STANDARDS. 11. CONTRACTOR TO HAVE A PRE-CONSTRUCTION MEETING WITH BUILDING, PLANNING AND ENGINEERING DIVISIONS PRIOR TO GRADING ACTIVITIES. CONTACT ENGINEERING DIVISION TO SETUP MEETING AT 619-667-1166. 12. BOND AND FINAL OCCUPANCY PERMIT WILL BE RELEASED AFTER “AS-BUILT” PLANS FOR THE GRADING AND BUILDING SETS ARE PROVIDED. 13. SEE GRADING PLAN FOR ADDITIONAL INFORMATION. 14. PROPERTY OWNERS TO MAINTAIN THE BACKWATER VALVE PER THE MANUFACTURER'S SPECIFICATIONS AND RECOMMENDATIONS. 15. THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANUP OF ALL SILT AND MUD ON ADJACENT STREETS DUE TO

THE CONSTRUCTION VEHICLES OR ANY OTHER CONSTRUCTION ACTIVITY, AT THE END OF EACH WORKDAY, OR AFTER A STORM

EVENT THAT CAUSES A BREECH IN INSTALLED CONSTRUCTION BMP'S, WHICH MAY COMPROMISE STORM WATER QUALITY WITHIN ANY STREET. A STABILIZED CONSTRUCTION EXIT MAY BE REQUIRED TO PREVENT CONSTRUCTION VEHICLES OR EQUIPMENT FROM TRACKING MUD OR SILT INTO THE STREET. 16. ALL STOCKPILES OF SOIL AND OR BUILDING MATERIALS THAT ARE INTENDED TO BE LEFT FOR A PERIOD GREATER THAN SEVEN CALENDAR DAYS ARE TO BE COVERED. ALL REMOVABLE BMP DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE FIVE-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%. 17. A CONCRETE WASHOUT SHALL BE PROVIDED ON ALL PROJECTS, WHICH PROPOSE THE CONSTRUCTION OF ANY CONCRETE IMPROVEMENTS THAT ARE TO BE POURED IN PLACE ON SITE. 18. THE CONTRACTOR SHALL RESTORE ALL EROSION/SEDIMENT CONTROL DEVICES TO WORKING ORDER AFTER EACH RUN-OFF PRODUCING RAINFALL OR AFTER ANY MATERIAL BREACHES ITS EFFECTIVENESS. 19. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BE PROTECTED AGAINST EROSION AND SEDIMENT TRANSPORT AT ALL TIMES. 20. THE STORAGE OF ALL CONSTRUCTION MATERIAL AND EQUIPMENT MUST BE PROTECTED AGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE ENVIRONMENT. 21. ALL EXISTING DRAINAGE INLETS TO BE PROTECTED DURING CONSTRUCTION, AND MEANS OF PROTECTION TO BE VISIBLE DURING INSPECTIONS.

STORM WATER MANAGEMENT & DISCHARGE

CONTROL

1. THE CONTRACTOR SHALL COMPLY WITH CITY MUNICIPAL CODE CHAPTER 7.18 (STORM WATER MANAGEMENT AND DISCHARGE CONTROL). 2. THE CONTRACTOR SHALL BE RESPONSIBLE TO ESTABLISH A PLAN TO IMPLEMENT BEST

MANAGEMENT PRACTICES (BMP'S) TO ELIMINATE SAND, SILT, CONCRETE WASH, DEBRIS OR POLLUTANT DISCHARGE TO THE PUBLIC STREETS AND STORM DRAIN SYSTEM. SUCH

PLAN SHALL BE SUBMITTED TO AND REVIEWED BY THE CITY ENGINEER PRIOR TO COMMENCEMENT OF ANY GRADING OR CONSTRUCTION ON THE SITE. 3. THE CONTRACTOR SHALL IMPLEMENT THE EROSION CONTROL MEASURES AS SHOWN ON

THE EROSION CONTROL PLANS AND TAKE IMMEDIATE REMEDIAL AND PREVENTIVE

ACTION WHEN POLLUTANT DISCHARGE OCCURS AND/OR AS DIRECTED BY THE CITY ENGINEER OR THE BUILDING OFFICIAL. THE CONTRACTOR SHALL BE REQUIRED TO PLACE ADDITIONAL EROSION CONTROL MATERIALS AS THE SITE CONDITIONS WARRANT. 4. PAVED AREAS SHALL BE SWEPT BY COMBINATION OF POWER BROOM AND/OR AIR VACUUM SWEEPERS. 5. ALL OF THE ABOVE CONDITIONS SHALL APPLY STARTING THE FIRST DAY OF GRADING

AND/OR CONSTRUCTION AND SHALL REMAIN IN EFFECT UNTIL ALL GRADING AND/OR CONSTRUCTION WORK HAS BEEN COMPLETED. TOTAL AREA: . SEE SHEET BMP 15' Front
setback
(2) New
Water
Meters
Proposed new
Gas Meters
10' 0" Upper Floor
Ex 6' high wood fence
Ex 6' high wood fence
Ex 6' high wood fence
Ex 3' high
Chain
Link fence
8' 0" E
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8' 0" E
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4' 0" Lower
Eave
Ex 6' high wood fence
Proposed new
A/C Unit
screened with
shrubs
14' 0" Eaves
17' 0"
Hardscape
landscape
landscape
FF 523.30'
FF 523.30' FF 521.80'
FF 517.86'
FF 519.00' Line
of U
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Line
of U
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Proposed new
A/C Unit
screened with
shrubs
Line
of U
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Line of Upper Eave
Trash Bins
Trash Bins
Exist. Drive
See Landcsaping plan for all fencing and screening
See Landcsaping plan for all fencing and screening
Trash Bins
Site

N TT T WH 1250SH 2650FX 1250SH 4040DC 4368 3068 2968 2250SH 16070 2630DC 2630DC 2668 2468 2168 2250SH 2668 2668 2668 2468 2630DC 2630DC 2630DC 3068 1250SH 2650FX 1250SH P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L 11'-2" X 12'-8" 19'-7" X 22'-8" 12'-11" X 9'-3" 15'-4" X 14'-8" 11'-5" X 11'-10" 8'-1" X 5'-5" 5'-4" X 13'-7" 2'-8" X 5'-5" 795 sq ft GARAGE KITCHEN LIVING MASTER BDRM BATH BEDROOM CLOSET CLOSET 400 S.F. Open Area 20' 0" X 20' 0" 400 S.F. Open Area 20' 0" X 20' 0" 450 S.F. Open Area 30' 0" X 15' 0" Living Area 4476 Palm Ave., La Mesa, CA 91941 PO Box 206 El Cajon, CA 92021 619-561-8546 Lic. # 699824 Contractor: DESIGN BY: 5/6/2024 Job # 22-Palm D Scale =Dimarzo: Duplex Unit 2 McBreaty Construction 7750 University Ave. Ste. F La Mesa, CA 91942-4948 619-668-9157 [email protected] W I L C O X D E S I G N S Jim McBreaty Existing Floor Plan--Demo Plan Ex. wall--no change Removed Area for Remodel- 1/8" = 1' 0" Legend

N TT TT 4036DC 4036DC 3068 6052 6050 4040DC 2668 2268 2668 2668 4040DC 3068 4036DC 5268 UP UP P

P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L

P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P /
P / L P / L P / L P / L P / L P / L P / L P / L 20'-6" 11'-0" 18'-6" 20'-1" 20'-0" 40'-0" 20'-8" 14'-4" X 20'-2" 5'-3" X 7'-3" 14'-6" X 19'-7" 9'-2" X 13'-9" 8'-11" X 9'-6" 4'-10" X 7'-1" 9'-2" X 4'-3" BEDROOM Unit A 1,100 S.F. Unit B 1,050 S.F. BEDROOM BATH BATH LIVING LIVING KITCHEN Up 60" Up 12" Up 60" 6' Building separation Utility Room 4476 Palm Ave., La Mesa, CA 91941 PO Box 206 El Cajon, CA 92021 619-561-8546 Lic. # 699824 Contractor: DESIGN BY: 5/6/2024 Job # 22-Palm D Scale =Dimarzo: Duplex Unit 3 McBreaty Construction 7750 University Ave. Ste. F La Mesa, CA 91942-4948 619-668-9157 [email protected] W I L C O X D E S I G N S Jim McBreaty Existing wall remains New wall 2X4 Removed wall Legend New First Floor Plan Glazing Schedule Symbol Size Quantity Type Area Or A 3050 1 Vinyl Fixed 15.0 W B1 3050 2 Vinyl Fixed 30.0 N B2 3050 1 Vinyl Casement 15.0 N C 18-8-68 1 Vinyl Slidg Dr 120.0 N D 3050 3 Vinyl Fixed 45.0 W E 3065 4 Vinyl Fixed 60.0 N F 6230 2 Vinyl Slider 18.6 E First Floor total glazing 303.5 Sq. Ft. SHGC = .23 U-Factor = .30 1/4" = 1' 0" New Lower Floor Plan--Duplex

N DN DN 4040DC 4040DC 4040DC 2040SC 2040SC 4040DC 6052 6052 4040DC 2040SC 2040SC 6068 4040DC 2668 2668 2568 2568 7068 7068 2668 2268 2668 2268 6068 15'-2" 14'-11" 37'-2" 6'-0" 11'-2" 3'-7" 3'-7" 11'-7" 29'-11" 13'-3" 6'-2" 5'-9" 12'-0" 37'-2" 9'-11" 4'-10" 12'-5" 2'-9" 29'-11" 10'-4" 3'-0" 9'-0" 5'-9" 6'-5" 13'-0" 37'-2" 10'-9" X 12'-7" 10'-11" X 12'-10" 11'-11" X 10'-3" 3 3'-3" X 13'-10" '-3" X 13'-9" 12'-1" X 11'-4" 7'-7" X 5'-4" 7'-5" X 5'-5" 2'-1" X 11'-4" 1002 SQ FT 7'-7" X 5'-10" 2'-1" X 8'-9" 7'-5" X 6'-0" 3'-3" X 7'-1" 3'-3" X 7'-1" LIVING AREA OPEN BELOOWPEN BELOWUnit B 560 S.F. Unit A 540 S.F. BEDROOM BATH BATH BEDROOM BEDROOM BATH CLOSET BEDROOM BATH CLOSET CLOSET BEDROOM 4476 Palm Ave., La Mesa, CA 91941 PO Box 206 El Cajon, CA 92021 619-561-8546 Lic. # 699824 Contractor: DESIGN BY: 5/6/2024 Job # 22-Palm D Scale =Dimarzo: Duplex Unit 4 McBreaty Construction 7750 University Ave. Ste. F La Mesa, CA 91942-4948 619-668-9157 [email protected] W I L C O X D E S I G N S Jim McBreaty New Upper Floor Plan Glazing Schedule Symbol Size Quantity Type Area Or H 3050 2 Vinyl Fixed 30.0 N I 3050 1 Vinyl Casemnt 15.0 N J 3050 1 Vinyl Casement 15.0 N K 3050 2 Vinyl Fixed 30.0 N L 7668 1 Vinyl Slider 50.0 N M 3065 1 Vinyl Fixed 19.5 W N Removed O 10-0-68 1 Vinyl Slider 66.7 W P 3065 4 Vinyl Fixed ` 78.0 N Q 3020 1 Vinyl Fixed 6.0 E R 3020 1 Vinyl Fixed 6.0 E S 3020 3 Vinyl Awning 18.0 E T 3050 1 Vinyl Fixed 15.0 S U 3030 3 Vinyl Fixed 27.0 S Total glazing Upper Floor 376.2 + 303.5 Sq. Ft. = 679.7 = 23.9 % W = 146.2 S.F. = 5% SHGC = .23 U-Factor = .30 1/4" = 1' 0" Existing wall remains New wall 2X4 New Second Floor Plan--Duplex Legend

4040DC 16070 Ranch (curved) Gran Tenos Bronze 16070 Outdoor Compressor Unit 2040SC 2040SC 4036DC 4036DC 3068 Ranch (curved) Gran Tenos Bronze Gran Tenos 3068 4040DC 16070 Ranch (curved) Gran Tenos Bronze 16070 Outdoor Compressor Unit 2040SC 2040SC 4036DC 4036DC 3068 Ranch (curved) Gran Tenos Bronze Gran Tenos 3068 4476 Palm Ave., La Mesa, CA 91941 PO Box 206 El Cajon, CA 92021 619-561-8546 Lic. # 699824 Contractor: DESIGN BY: 5/6/2024 Job # 22-Palm D Scale =Dimarzo: Duplex Unit 5 McBreaty Construction 7750 University Ave. Ste. F La Mesa, CA 91942-4948 619-668-9157 [email protected] W I L C O X D E S I G N S Jim McBreaty New Elevations 1/4" = 1' 0" Side Elevation--South Side Elevation--North 24' 0" Top Plate 24' 0" Top Plate 19' 0" Top Plate Mecahinical equipment to be screened from view with landscaping shrubs 19' 0" Top Plate Materials: Key NOTES: 1. Reserved. 2. New steps and flat work. Height not to exceed 30" on all stairs. Plain concrete finish. 3. Exterior grade light fixture--see electrical drawings. 4. Torch down roofing with white finish-ESR-1388. See sheet 5 section for assembly 5. 12" wide exterior grade fascia-brown trim color--provide color sample to owner for approval . 6. 7/8" stucco over 2 layers of grade D Paper--color to be light sand white-smooth finish-to be approved by owner. To match existing house texture and color. 7. 42" high Wrought Iron Railing with horizontal Balusters to match existing house porch railing. 8. Doors and windows to be Milgard(or equal) Vinyl finish inside, aluminum clad outside) trim color brown to be approved by owner. 9. Entry Roof to match existing house- Trim color 10. Corbel to match existing house corbels 11. Trellis cover-white color cedar wood 12. 6" stucco pop-out to match front of existing house window pop -outs Landscaping: A. See landscaping Plan for details FG 517.88' FG 523.15' FG 517.88' FG 523.15' Average Grade 21' 6" Mecahinical equipment to be screened from view with landscaping shrubs

4040DC 4040DC
Ranch (curved) Gran Tenos Bronze
CO/Smoke Detector 4040DC 4040DC 4040DC
4040DC
Ranch (curved) Gran Tenos Bronze Gran Tenos Bronze
4040DC 4040DC
Ranch (curved) Gran Tenos Bronze
CO/Smoke Detector 4040DC 4040DC 4040DC
4040DC
Ranch (curved) Gran Tenos Bronze Gran Tenos Bronze
6053 6051
6052 6050
Ranch (curved) Ranch (curved)
6053 6051
6052 6050
Ranch (curved)
6053 6051
6052 6050
Ranch (curved) Ranch (curved)
6053 6051
6052 6050
Ranch (curved)
S
S
SS
SS
SS
SS
S
S
4'-8"
3 9'-8" 15'-5" 2
4'-3"
29'-11" 9'-10" 10'-6" 9'-7"
14'-2"
3 0'-2" 2
0'-0" 10'-2"
29'-11"
-2
4"
-2
4"
-2
4"
-2
4"
-2
4" 1
SO4
2 SO4
1 SO4
1 SO4
2 SO4
3 SO4
4 SO4
4 SO4
5 SO4
1 SO4
2X12 F/J @ 16" OC 2X12 F/J @ 16" OC
24" X 18" screened access
door
24" X 18" screened access
door
4 4
7 6
P
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919
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ajo
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9 2
0 21 619-5
61-8
5 4
6 Lic. #
6 9
9 8
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DESIGN BY:
5/6/2024
Job # 22-Palm D
Scale =
Dim
a
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ple
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U
nit
6 M
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B
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C
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7 7
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A
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1 9
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6 6
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Jim
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New Elevations
1/4" = 1' 0"
Front Elevation--West
Rear Elevation--East
Raised Floor Foundation
19' 0" Top Plate
2 4' 0" Top Plate
HVAC Unit in crawl space
Instant WH in crawl space
HVAC Unit in crawl space
Instant WH in crawl space
Combustion air provided with
screen vents
Combustion air provided with
screen vents
18"-60"
18"-24"
Exterior Footing Raised Floor
2x TREATED MUDSILL
W/ A.B. PER SHEARWALL

SCHEDULE

UNDISTURBED SOIL
8" CMU WALL per county specs
(2) #4 CONT. BARS
(TOP & BOTTOM)
12"
12"
8" #3 Rebar @ 24" OC Vert &
Horiz
1 A35 @ 16" OC
Materials:

Key NOTES:

1. Reserved. 2. New steps and flat work. Height not to exceed 30" on all stairs. Plain concrete finish. 3. Exterior grade light fixture--see electrical drawings. 4. Torch down roofing with white finish-ESR-1388. See sheet 5 section for assembly

5. 12" wide exterior grade fascia-brown trim color--provide color sample to owner for approval . 6. 7/8" stucco over 2 layers of grade D Paper--color to be light sand white-smooth finish-to be approved by owner. To match existing house texture and color. 7. 42" high Wrought Iron Railing with horizontal Balusters to match existing house porch railing. 8. Doors and windows to be Milgard(or equal) Vinyl finish inside, aluminum clad outside) trim color brown to be approved by owner. 9. Entry Roof to match existing house- Trim color

10. Corbel to match existing house corbels

11. Trellis cover-white color cedar wood

12. 6" stucco pop-out to match front of existing house window pop -outs Landscaping:

A. See landscaping Plan for details

AFCI
2668 2668 7068
OC
Recessed DowRnecLeigshsteLdEDEDoxhwanuLsitRghetcLeEssDed Down LigEhxthLaEuDsCRtOec/SemssoekdeDDoewtencLtoigrht LED Recessed Down Light LED Recessed Down Light LED 4040DC
2668
2668
4040DC
3068
OC OC
Gran Tenos Bronze
OC
OC
CO/Smoke Detector Exhaust Smoke Detector
2668 2668 7068

AFCI AFCI AFCI
2668
2668
3068
OC OC
AFCI
AFCI
GFCI Waterproof
AFCI
OC
AFCI
AFCI
2668 2668 7068
OC
Recessed DowRnecLeigshsteLdEDEDoxhwanuLsitRghetcLeEssDed Down LigEhxthLaEuDsCRtOec/SemssoekdeDDoewtencLtoigrht LED Recessed Down Light LED Recessed Down Light LED 4040DC
2668
2668
4040DC
3068
OC OC
Gran Tenos Bronze
OC
OC
CO/Smoke Detector Exhaust Smoke Detector
2668 2668 7068

AFCI AFCI AFCI
2668
2668
3068
OC OC
AFCI
AFCI
GFCI Waterproof
AFCI
OC
AFCI
2568 21068 2568
Manning Bedside Table
OC
AFCI
Exhaust Smoke Detector
2268
2668 2668
Beaded Panel
Beaded Panel Double Door Refrigerator Gas Range
Exhaust Exhaust
2568 21068 2568
Manning Bedside Table AFCI
2268
2668 2668
Beaded Panel Double Door Refrigerator

AFCI GFCI AFCI
Manning Bedside Table
OC
Smoke Detector
CO/Smoke Detector
Exhaust
2668
Beaded Panel
Double Door Refrigerator Gas Range
Exhaust
Manning Bedside Table
2668
Double Door Refrigerator
2568 21068 2568
Manning Bedside Table
OC
AFCI
Exhaust Smoke Detector
2268
2668 2668
Beaded Panel
Beaded Panel Double Door Refrigerator Gas Range
Exhaust Exhaust
2568 21068 2568
Manning Bedside Table AFCI
2268
2668 2668
Beaded Panel Double Door Refrigerator

AFCI GFCI AFCI
Manning Bedside Table
OC
Smoke Detector
CO/Smoke Detector
Exhaust
2668
Beaded Panel
Double Door Refrigerator Gas Range
Exhaust
Manning Bedside Table
2668
Double Door Refrigerator
1/4" :Ft
1/4" :Ft
1/4" :Ft
4 4
7 6
P
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919
41 P
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B
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2 0
6 El C
ajo
n, CA
9 2
0 21 619-5
61-8
5 4
6 Lic. #
6 9
9 8
2 4
C
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r:

DESIGN BY:
5/6/2024
Job # 22-Palm D
Scale =
Dim
a
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o: D
u
ple
x
U
nit
7 M
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B
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a
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C
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7 7
5 0
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A
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2-4
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1 9
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6 6
8 -
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Jim
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New Section--B
1/4" = 1' 0"
Materials:

Key NOTES:

1. New steps and flat work. Height not to exceed 30" on all stairs. Plain concrete finish. 2. Exterior grade light fixture--see electrical drawings. 5. Torch down roofing with white finish-ESR-1388. See sheet 5 section for assembly

6. 12" wide exterior grade fascia-brown trim color--provide color sample to owner for approval. 7. 7/8" stucco over 2 layers of grade D Paper--color to be light sand white-smooth finish-to be approved by owner. 8. 42" high Wrought Iron Railing with horizontal Balusters. 9. Doors and windows to be Sierra Pacific(or equal) wood finish inside, aluminum clad outside) trim color brown to be approved by owner. 10. Deck finish to be Westcoat--24" grid pattern--owner to chose color from sample board.

Installed per manufacturers specs. ESR-2201. slope to be min. 2%

11. Garage door to be all frosted glass and aluminum frame with automatic opener. 12. Underside of overhangs to have 6" cedar siding finished per owners specs Landscaping:

Entrance trees to be mature 24" box tree. height to reach second floor windows Canary Island Date Palm or equal. Remaining palm trees to be Canary island or equal--height to be 6' or higher Owner to specify grass turf and amount to be installed. All new turf to be irrigated and on a time clock. Planted pots to have Canary Island palms(or equal) 4' high. 8' 0" 10' 0"
8' 0" 10' 0"
8' 0" 8' 0"
Raised floor foundation
Raised floor foundation
New Section--A
Roof Plan
2 K
W
P
V
z
o
n
e
are
a
U
nit B
2 K
W
P
V
z
o
n
e
are
a
U
nit B
Pro
vid
e
g
utter a
n
d
d
o
w
n
s
p
o
uts
o
n this
sid
e
of ro
of
Provide gutter and
down spouts on this
side of roof
Raised floor foundation
5' 0"
FF 521.80'
FF 521.80' FG 518.50' FG 521.50'
FG 517.88'
FG 523.15'
2 4' 0"
Average Grade
21' 6"

T
T
TT
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
/ L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
/ L
P
P / L
P / L
P / L
P / L
P / L
P / L
P / L
Gran Tenos Bronze Gran Tenos Bronze
OC OC
GFCI Waterproof

AFCI AFCI AFCI OC GFCI GFCI GFCI

GFCI GFCI OC

AFCI AFCI
GFCI Waterproof
OCOC
AFCI

AFCI AFCI
GFCI Waterproof GFCI Waterproof
OC OC
AFCI

GFCI GFCI OC OC
AFCI
GFCI Waterproof
OC
AFCI
AFCI
OC Up
OC Up
AFCI
OC
OC
OC

GFCI AFCI
OC
GFCI
AFCI
OC
OC
SD Smoke Detector
SD Smoke Detector
CO/SD CO/Smoke Detector
CO/SD CO/Smoke Detector
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED R
Recessed Down Light LED
R
Recessed Down Light LED R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED R
Recessed Down Light LED R
Recessed Down Light LED R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
Exhaust
Exhaust
Exhaust Exhaust
Gran Tenos Gran Tenos Bronze
Gran Tenos Bronze Gran Tenos Bronze
Gran Tenos Bronze
Gran Tenos Bronze
Gran TenGos Bronze
ran Tenos Bronze
Gran Tenos Bronze 2
0'-6"
11'-0" 6'-0"
18'-6"
20'-1" 20'-0"
40'-0"
2 0'-8"

BEDROOM
Unit A
1,100 S.F. Unit B
1,050 S.F.

BEDROOM

BATH BATH
LIVING
LIVING

KITCHEN
U
p
6 0"
U
p 12" U
p
6 0"
6' Building separation
Utility
R
o
o
m
CM
OC
C
TV
SD
WP
GFI
4 3

SYMBOL DESCRIPTION

ELECTRICAL LEGEND

DOOR CHIME

EXHAUST FAN

SMOKE DETECTOR

CARBON MONOXIDE DETECTOR

DOOR BELL PUSH BUTTON

TELEVISION JACKS

TELEPHONE JACKS
240V RECEPTACLE
110VFLOOR MOUNTED

DUPLEX RECEPTACLE

METER SOCKET

PANEL BOX

CEILING FAN W/ LIGHT

FLUORESCENT LIGHT FIXTURE
110V CEILING LIGHT FIXTURE
110V RECESSED LIGHT FIXTURE
110V EAVE LIGHT FIXTURE
110V CHANDELIER LIGHT FIXTURE
110V WALL LIGHT FIXTURE

SINGLE POLE SWITCH

THREE WAY SWITCH

FOUR WAY SWITCH

DIMMER SWITCH

OUTDOOR SWITCH
110V DUPLEX RECEPTACLE
110V DUPLEX RECEPTACLE

GROUND FAULT INTERRUPTED
110V DUPLEX RECEPTACLE

W/ WEATHERPROOF COVER

SINGLE POLE W/ OCCUPANT SENSOR

COMPUTER POINT

WP DM DC
N
4 4
7 6
P
alm
A
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a
M
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s
a, C
A
919
41 P
O
B
o
x
2 0
6 El C
ajo
n, CA
9 2
0 21 619-5
61-8
5 4
6 Lic. #
6 9
9 8
2 4
C
o
n
t
r
a
c
t
o
r:

DESIGN BY:
5/6/2024
Job # 22-Palm D
Scale =
Dim
a
rz
o: D
u
ple
x
U
nit
8 M
c
B
r
e
a
ty
C
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s
t
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n
7 7
5 0
U
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sit
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A
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t
e. F
L
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a, C
A
9 1
9 4
2-4
9 4
8 6
1 9
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6 6
8 -
9 1
5 7
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D
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S
Jim
M
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B
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a
ty
1/4" = 1' 0"
2 0
0 A
m
p
s
ervic
e
p
a
n
el
Existing Utility Pole
(3) g
a
s
M
eters
New Electrical/ Mechanical Plan lower
existing Water Heater
Shower stall to be
prefabricated or 1024 Sq
inches min
Notes:

14.A mechanical exhaust ventilation system, supply ventilation system, or combination thereof shall be installed for each dwelling unit to provide whole-building ventilation with outdoor air in compliance with ASHRAE Standard 62.2 as adopted by the California Energy Commission. 15. An intermittently or continuously operating local mechanical exhaust ventilation system shall be installed in each bathroom with a bathtub, shower, or similar moisture source and in each kitchen in compliance with ASHRAE Standard 62.2 as adopted by the California Energy Commission. Intermittent local exhaust ventilation airflow rates shall be 50 cfm in bathrooms and 100 cfm in kitchens. Continuous local exhaust ventilation airflow rates shall be 50 cfm in bathrooms and 5 air changes per hour in kitchens based on kitchen volume. 16. Outdoor lighting: All luminaires mounted to the building or other buildings on the same lot shall be high efficacy luminaires and must be controlled by a manual on and off switch, AND controlled by one of these automatic control types: Photo control and a motion sensor, Or an astronomical time clock, or Energy management control system.

1. Smoke detectors to be permanently wired in new construction. Installed per 2022 CRC Sec. 315 See sheet 9 for notes Carbon Monoxide detectors to be installed per 2022 CRC Sec. 315--See sheet 9 for notes

2. Ground fault circuit interrupter (GFCI) outlets are required in bathrooms, kitchens, Dishwashers, Laundry areas & wetbar sinks. 3. Bathrooms to have a dedicated 20 amp circuit to each bathroom. 4. All water closets to be ultra low flush, 1.28 gallons GPF. All toilets must be replaced during remodel. 5. General lighting in all rooms shall have high efficacy Luminaires. At least one luminaire must be controlled by a vacancy sensor in bathrooms, garages, laundry rooms, & utility rooms. Dimmers or vacancy sensors shall control all LED style luminaires. 6. Lavatories to be 1.2 GPM max. faucet. Kitchen Faucets 1.8 GPM

7. Showerheads to be 1.8 GPM max. Multiple shower hedas on single vavle to be 1.8 GPM max. 8. State & Health Safety Code Sec. 17921.9 bans the use of chlorinated polyvinyl chloride (CPVC) and cross linked polyethylene (PEX) for interior water supply piping. 9. Permanent vacuum breakers shall be included with all new hose bibbs. 10. Exhaust fans to have 5 air changes per hour be unswitched and have a humidity sensor automatic on/off. 11. All rooms outlets to be AFCI protected per CEC 210.12

12. Existing Heat & Ducts Un-altered. 13. All ABS and PVC piping and fittings shall be enclosed within walls and floors covered with "type X gypsum board" or similar assemblies that provide the same level of fire protection. Protection of membrane penetration is not required Indoor Ventilation
All dwelling units shall meet the requirements of ASHRAE Standard 62.2, Ventilation and Acceptable Indoor Air Quality in Low-Rise Residential Buildings. Window operation is not a permissible method of providing the Whole-Building Ventilation airflow required in Section 4 of ASHRAE Standard 62.2. Continuous operation of central forced air system air handlers used in central fan integrated ventilation systems is not a permissible method of providing the whole-building ventilation airflow required in Section 4 of ASHRAE Standard 62.2. Additionally, all dwelling units shall meet the following requirements:

1. Field Verification and Diagnostic Testing. A. Airflow Performance . The Whole-Building Ventilation airflow required by Section 4 of ASHRAE Standard 62.2 shall be confirmed through field verification and diagnostic testing in accordance with
the applicable procedures specified in Reference Residential Appendix RA3.

Properly completed and signed Installation Certificates (CF-2R forms) (CF-3R forms) shall be provided to the inspector in the field. For projects requiring HERS verification and/or diagnostic testing, the CF-R forms must be registered and electronically signed. A registered CF-2R & 3R form will have a unique 21, 25 digit registration number followed by four zeros located at the bottom of each page. The first 12 digits CF-2R &the first 20 digits of the number will match the registration number of the associated CF-1R form. Certificate of Occupancy will not be issued until both forms are reviewed and approved.
kitchen lighting: All the installed wattage of the
luminaires shall be high efficacy and shall have a
manual on/ off switch in addition to a dimmer. Under
cabinet lighting shall be switched separately.

Owner to specify electrical lighting and
outlet location. Electrical receptacles must be listed as tamper resistant in new and remolded
work.

Attic & underfloor installation to comply with
Sects 904, 908, & 909 of the California
Mechanical Code.

Building-level Verifications: • IAQ mechanical ventilation • Cooling System Verifications: --None-- HVAC Distribution System Verifications: --None-- Domestic Hot Water System Verifications: --None--
HERS Verification:

Shower compartments and bathtubs with
installed shower heads shall be finished with a
nonabsorbent surface that extends to a height
of not less than 6 feet above the floor. Cieling finish material to be water resistant painted gypsum board.

Utility Connections:

Water: Trench run 3/4" line from Existing Lateral
Sewer: 4" Trench to Existing lateral
Gas=3/4" To Existing Lateral
Electric: New 200 Amp Service
Whole House Fan: Quiet Cool QC CL-3100
(Minimum 116 CFM) or equal
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Plumbing Note:

1. Existing Non-compliant fixtures (toilets that use more than 1.6 GPF, Showerheads that use more than 2.5 GPM and interior faucets that use more than 2.2 GPM shall be replaced Certification shall be given to the building inspector prior to final permit approval. 2. Showers and shower-tubs shall be provided with individual control valves of the pressure balance, thermostatic, or combination pressure balance/thermostatic mixing valve type that provide scald and thermal shock protection. CPC 408.3

3. Shower thresholds shall be of sufficient width to accommodate a minimum 22 inch door. The finished floor of the receptor shall slope uniformly form the sides towards the drain at a minimum of 1/8:12 and a maximum of ½:12. CPC408.5 4. All shower compartments, regardless of shape, shall have a minimum finished interior of 1024 sq. in. and shall also be capable of encompassing a 30 inch circle. CPC 408.6

4. No water closet shall be set closer than 15 inches from its center to a side wall or obstruction or closer than 30 inches center to center to a similar fixture. The clear space in front of a water closet or lavatory shall not be less than 24 inches CPC 402.5.2.

Note that an electrical circuit for Electric Vehicle (EV) charger. Install a listed raceway to accommodate a
dedicated 208/240-volt branch circuit. The race way shall not be less than trade size 1 (nominal 1-inch inside
diameter). The raceway shall originate at the service or subpanel and shall terminate into a listed cabinet, or box in close proximity to the proposed location of an EV
charger. CGBCS 4.106.4.1
HVAC Unit in crawl space
Instant WH in crawl space
HVAC Unit in crawl space
Instant WH in crawl space

AFCI AFCI
AFCI

AFCI AFCI
AFCI

AFCI OC OC
3OC Dwn
AFCI

AFCI OCAFCI OC
GFCI

GFCI AFCI
AFCI
AFCI

AFCI AFCI
AFCI
O3C Up
3 OC Up
OC

AFCI OC
AFCI
AFCI

OC OC OC OC
AFCI

OC OC OC OC
GFCI
GFCI
GFCI
GFCI

AFCI OC OC
3 OC Dwn
SD Smoke Detector
SD Smoke Detector
SD Smoke Detector
CO/SD CO/Smoke Detector CO/SD CO/Smoke Detector
SD Smoke Detector
CO/SD CO/Smoke Detector
R
Recessed Down Light LED R
Recessed Down Light LED
R
Recessed Down Light LED R
Recessed Down Light LED
Exhaust
Exhaust
Exhaust
Exhaust
R
Recessed Down Light LED RRecessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED R
Recessed Down Light LED R
Recessed Down Light LED
R
R Recessed Down Light LED
Recessed Down Light LED R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
R
Recessed Down Light LED
15'-2" 14'-11"
3 7'-2"

OPEN BELOOWPEN BELOW
Unit B
560 S.F. Unit A
540 S.F.

BEDROOM
BATH
BATH

BEDROOM BEDROOM
BATH
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BATH

CLOSET CLOSET

BEDROOM
w whole house Fan hole house Fan

LAUNDRY LAUNDRY
Exhaust Fans:

Bath Exhaust fans:

1. Each fan to be via ductwork directly to exterior, with dedicated terminator at exterior of building. 2. To each terminate not less than 3 feet from any opening that allows air into occupied portions of the building

3. Each to be provided with a backdraft damper. Exterior terminator to be protected with corrosion-resistant screens, louvers orgrilles with openings 1/4" tp 1/2" in size.

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DESIGN BY:
5/6/2024
Job # 22-Palm D
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1/4" = 1' 0"
New Electrical/ Mechanical Plan Upper

1. All domestic hot water piping to have the following minimum insulation installed: ½” pipe (1/2” insulation); ¾” pipe (1” insulation); 1” to 1-½” pipe (1-½” insulation). CPC 609.11 & ES 150.0(j)
Additionally, the ½” hot water pipe to the kitchen sink, and the cold-water pipe within 5’ of the water heater both require 1” minimum insulation. ES 150.O(j)

2. All installed luminaires shall be high-efficacy in accordance with ES TABLE 150.0-A. a) Luminaries must have a label certified for airtight construction. b) Light sources that are not marked “JA8-2019-E” shall not be installed in enclosed luminaires. ES 150.0(k)

3. In bathrooms, garages, laundry rooms, and utility rooms at least one luminaire shall be controlled by a vacancy sensor. 4. Dimmers or vacancy sensors shall control all LED style luminaires. Two exceptions: Fixtures installed in hallways or (closets under 70 square feet). 5. Recessed can light fixtures shall be IC listed, air-tight labeled, and not be equipped with a standard medium base screw shell lamp holder. ES 150.0(k)

6. SFD outdoor lighting fixtures that are attached to a building are required to be high efficacy, be manually on/off switch controlled, and have both motion sensor and photocell control. See ES 150.0(k) 3 for additional control options. 7. Kitchens require exhaust fans with a minimum 100 cfm ducted to the exterior. Detail compliance by including a complying exhaust fan or a ducted range hood to the exterior. 8. Bathrooms require exhaust fans (minimum 50 cfm) to be ducted to the exterior. A bathroom is defined “as a room with a bathtub, shower, or spa or some similar source of moisture”. 9. Residential bathroom exhaust fans shall be energy star rated and shall be control by a humidistat capable of an adjustment between 50 and 80% humidity. CalGreen 4.506.1. Exception: Control by a humidistat is not required if the bathroom exhaust fan is also the dwelling whole house ventilation. a) All fans installed to meet all of the preceding ventilation requirements must be specified at a noise rating of a maximum 1 “Sone” (continuous use) or 3 “Sone” (intermittent). 2022 Energy Conservation

1. Automatic irrigation system controllers for landscaping provided by the builder and installed at the time of final inspection and comply with the following: Controllers shall be weather or soil moisture-based controllers that automatically adjust irrigation in response to changes in plants needs as weather conditions change. 2. All plumbing fixtures (water closets & Urinals)and fittings (faucets & showerheads) will be water conserving and will comply with the 2019 CGBSG sec. 4.303.1 and the CPC table 1401.1

3. A plumbing fixture certification must be completed and signed by either a licensed contractor, or a plumbing contractor, or the building owner certifying the flow rate of the fixtures installed. A copy of the certification can be obtained from the development services department. 4. Rodent proofing:Annular spaces around pipes, electric cables, conduits or other openings in sole/bottom plates at exterior walls shall be protected against the passage of rodents by closing such openings with cement mortar, concrete masonry or a similar method acceptable to the enforcing agency. 5. Operation and maintenance manual:At the time of final inspection, a manual, compact disc, web-based reference or other media acceptable to the enforcing agency which includes all of the following shall be placed in the building:

1. Directions to the owner or occupant that the manual shall remain with the building throughout the life cycle of the structure. 2. Operation and maintenance instructions for the following:
a. Equipment and appliances, including water-saving
devices and systems, HVAC systems, water-heating systems and other major appliances and equipment. b. Roof and yard drainage, including gutters and downspouts. c. Space conditioning systems, including condensers and air filters. d. Landscape irrigation systems. e. Water reuse systems. 3. Information from local utility, water and waste recovery providers on methods to further reduce resource consumption, including recycle programs and locations. 4. Public transportation and/or carpool options available in the area. 5. Educational material on the positive impacts of an interior relative humidity between 30–60 percent and what methods an occupant may use to maintain the relative humidity level in that range. 6. Information about water-conserving landscape and irrigation design and controllers which conserve water. 7. Instructions for maintaining gutters and downspouts and the importance of diverting water at least 5 feet away from the foundation. 8. Information on required routine maintenance measures, including, but not limited to, caulking, painting, grading around the building, etc. 9. Information about state solar energy and incentive programs available. 10. A copy of all special inspection verifications required by the enforcing agency or this code

6. A copy of the complete operation and maintenance manual as outlined in the notes above will be delivered to the building owner prior to final inspection. 7. Mechanical exhaust fans which exhaust directly from bathrooms shall comply with the following:

A. Fans shall be Energy Star compliant and be ducted to terminate outside the building. B. Unless functioning as a component of a whole house ventilation system, fans must be controlled by a humidistat which shall be readily accessible. Humidistat controls shall be capable of adjustment between a relative humidity range of50 - 80 percent. 8. An owner manual certificate should be completed and signed by either a licensed contractor or a home owner certifying that a copy of the manual has been delivered/ received to the building owner. 9. Duct openings and other related air distribution component openings shall be covered during construction. 10. Adhesives sealants and caulks shall be compliant with VOC and other toxic compound limits. 11. Paints stains and other coatings shall be compliant with VOC limits set in Sect.4.504.2.2 and table 4.504.3 of CalGreen. 12. Aerosol paints and coatings: Aerosol paints and coatings shall meet the Product-weighted MIR Limits for ROC in Section 94522(a)(3) and other requirements, including prohibitions on use of certain toxic compounds and ozone depleting substances per sect 4.504.2.3

13. A certificate should be completed and signed by either a licensed contractor or a home owner certifying that the paint, stain,and adhesives, complies with the requirements of the CalGreen Code. A copy of the certification can be obtained from the development services department. 14. Carpet and carpet systems shall be compliant with VOC limits set in Sect.4.504.3 and table 4.504.3 of CalGreen. A letter from the contractor certifying what material used complies with the CAlGreen Code

15. Resilient flooring systems: Where resilient flooring is installed, at least 80 percent of floor area receiving resilient flooring shall comply with one or more of the following:

1. VOC emission limits defined in the Collaborative for High Performance Schools (CHPS) High Performance Products Database. 2. Products compliant with CHPS criteria certified under the Greenguard Children & Schools program. 3. Certification under the Resilient Floor Covering Institute (RFCI) FloorScore program. 4. Meet the California Department of Public Health, “Standard Method for the Testing and Evaluation of Volatile Organic Chemical Emissions from Indoor Sources Using Environmental Chambers,” Version 1.1, February 2010 (also known as Specification 01350)

16. Hardwood plywood, particleboard and medium density fiberboard composite wood products used on the interior or exterior of the building shall meet the requirements for formaldehyde as specified in ARB’s Air Toxics Control Measure for Composite Wood (17 CCR 93120 et seq.), by or before the dates specified in those sections, as shown in Table 4.504.5

17. A certificate should be completed and signed by either a licensed contractor or a home owner certifying that the resilient flooring, composite wood product, plywood, particle board, etc., complies with VOC limits & formaldehyde limits per requirements of the CalGreen Code. 18. Building materials with visible signs of water damage shall not be installed. Wall and floor framing shall not be enclosed when the framing members exceed 19-percent moisture content. Moisture content shall be verified in compliance with the following: Moisture content shall be determined with either a probe-type or contact-type moisture meter. Equivalent moisture verification methods may be approved by the enforcing agency and shall satisfy requirements found in Section 101.8 of this code 19 Storm water drainage/retention during construction. Projects which disturb less than one acre of soil shall manage storm water drainage during construction by one of the following: A. Retention basins. B. Where storm water is conveyed to a public drainage system, water shall be filtered by use of a barrier system, wattle or other approved method. CGC Section 4.106.2. 20. Grading and paving. Site grading or drainage system will manage all surface water flows to keep water from entering buildings (swales, water collection, French drains, etc.). CGC Section

4.106.3. Exception: Additions not altering the drainage path. 21. Note on the plans that landscape irrigation water use shall have weather or soil-based controllers. CGC Section 4.304.1. 22. Recycling. a minimum of 65% of construction waste is to be recycled. CGC Section 4.408.1. 23. Recycling. the contractor shall submit a Construction Waste Management Plan, per CGC Section 4.408.2. 24. Operation and maintenance manual. the builder is to provide an operation manual (containing information for maintaining appliances, etc.) for the owner at the time of final inspection. CGC Section 4.410.1. 25. Pollutant control. during construction, ends of duct openings are to be sealed, and mechanical equipment is to be covered. CGC Section 4.504.1. 26. Pollutant control. VOC’s must comply with the limitations listed in Section 4.504.3 and Tables 4.504.1, 4.504.2, 4.504.3 and 4.504.5 for: Adhesives, Paints and Coatings, Carpet and Composition Wood Products. CGC Section 4.504.2. 27. Interior moisture control. concrete slabs will be provided with a capillary break. CGC Section 4.505.2.1. 28. Interior moisture control. the moisture content of wood shall not exceed 19% before it is enclosed in construction. The moisture content needs to be certified by one of 3 methods specified. Building materials with visible signs of water damage should not be used in construction. The moisture content must be determined by the contractor by one of the methods listed in CGC Section

4.505.3. 29. Indoor air quality. Bathroom fans shall be Energy Star rated, vented directly to the outside and controlled by a humidistat. CGC 4.506.1. 30. Heating and air-conditioning system design. Heating and air conditioning systems shall be sized, designed and have their equipment selected using the following methods: (Support documentation required at application submittal) 4.507.2. a) Establish heat loss and heat gain values according to ANSI/ACCA Manual J-2016, ASHRAE handbooks or other equivalent methods b) Size duct systems according to ANSI/ACCA 1 Manual D – 2016, ASHRAE handbooks or other equivalent methods. Note that plans without a ducting plan will not be approved. c) Select heating and cooling equipment according to ANSI/ACCA 3 Manual S – 2014 or other equivalent methods. Exception: Use of alternate design temperatures necessary to ensure the systems function are acceptable. 31. Prior to final inspection the licensed contractor, architect or engineer in responsible charge of the overall construction must provide to the building department official written verification that all applicable provisions from the Green Building Standards Code have been implemented as part of the construction. CGC 102.3. a) Complete a Residential Occupancies Application Checklist that includes the minimum criteria. It is available at: https://www.hcd.ca.gov/building-standards/calgreen/docs/hcdshl615c.pdf 2022 Green Code Notes
Properly completed and signed Installation Certificates (CF-2R forms) (CF-3R forms) shall be provided to the inspector in the field. For projects requiring HERS verification and/or diagnostic testing, the CF-R forms must be registered and electronically signed. A registered CF-2R & 3R form will have a unique 21, 25 digit registration number followed by four zeros located at the bottom of each page. The first 12 digits CF-2R &the first 20 digits of the number will match the registration number of the associated CF-1R form. Certificate of Occupancy will not be issued until both forms are reviewed and approved.

In existing buildings, when alterations, repairs or additions requiring a permit occur, the dwelling unit shall be provided with smoke alarms located as required for new dwellings; the smoke alarms shall be interconnected and hard wired. Exception: Smoke alarms in existing areas need not be interconnected and hard wired where the alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space, or basement available which could provide access for hard wiring and interconnection without the removal of interior finishes. Section R314.2.2. When alterations, repairs or additions are proposed for dwelling units within which fuel-burning appliances are installed (and in dwelling units having attached garages), the dwelling unit shall be provided with carbon monoxide alarms located as required for new dwellings; the carbon monoxide alarms shall be interconnected and hard wired. Exception: Carbon monoxide alarms in existing areas need not be interconnected and hard wired where the alterations or repairs do not result in the removal of interior wall or ceiling finishes exposing the structure, unless there is an attic, crawl space, or basement available which could provide access for hard wiring and interconnection without the removal of interior finishes. Section R315.2.

Smoke & CO Alarms
Dryer Combustion Air
Outdoor combustion air measures for enclosed gas-fired clothes dryer. Outdoor combustion air:
a) to direct duct from exterior into laundry room, b) to have inlets located within 12 inches of ceiling and within 12 inches of floor, c) to have not less than 3 inches net cross-section dimension in any direction. CMC 701.6, 701.6.1(1). Clothes dryer exhaust vent:
a) to exhaust via rigid smooth ductwork directly to exterior, with dedicated terminator at exterior of building;
b) To route to exterior within 14 feet maximum length allowed with two 90-degree bends, with allowable length to be reduced by 2 feet for each additional bend; c) to terminate not less than 3 feet from any opening that allows air into occupied portions of the building. d) to be equipped with a backdraft damper, and, vent routing and terminator location. CMC 504.3, 504.5. Where dryer vent to be routed vertically, show on plans ducting tee between dryer connection leg and dryer vent, with a vertical lower leg to serve as a lint trap. Lower leg lint trap to be openable for servicing.

ELECTRICAL, DATA, & AUDIO NOTES:

HOME OWNER SHALL DO A WALK-THRU WITH RELEVANT INSTALLERS TO VERIFY THE EXACT LOCATION FOR OUTLETS, LIGHTS, SWITCHES, CABLE, DATA, PHONE, AUDIO, VACUUM, ETC. ELECTRICAL NOTES:
1 PROVIDE MIN. 200 AMP SERVICE TO MAIN PANEL
2 ALL APPLIANCES & UTILITIES TO HAVE DEDICATED CIRCUITS. SEE MFG'S SPECS. FOR REQUIREMENTS 3 ELECTRICAL RECEPTACLES IN BATHROOMS, KITCHENS AND GARAGES SHALL BE G.F.C.I. PER NATIONAL ELECTRICAL CODE REQUIREMENTS. 4 PROVIDE ONE SMOKE DETECTOR AND CARBON MONOXIDE DETECTOR IN EACH ROOM AND ONE IN EACH CORRIDOR ACCESSING BEDROOMS. CONNECT SMOKE DETECTORS TO HOUSE POWER AND INTER-CONNECT SMOKE DETECTORS TO HOUSE POWER AND INTERCONNECT SO THAT, WHEN ANY ONE IS TRIPPED, THEY ALL WILL SOUND. PROVIDE BATTERY BACKUP FOR ALL UNITS. 5 CIRCUITS SHALL BE VERIFIED WITH HOME OWNER PRIOR TO WIRE INSTALLATION. 6 FINAL SWITCHES FOR TIMERS AND DIMMERS SHALL BE VERIFIED WITH HOME OWNER. 7 FIXTURES TO BE SELECTED BY HOME OWNER. 8 UNO - ALL SWITCHES TO BE 48" O/C ASF. OUTLETS TO BE 15" O/C ASF. OUTLETS OVER COUNTERTOPS TO BE 3" ABOVE COUNTER FROM BOTTOM. (ASF = ABOVE SUBFLOOR) 9 ALL LIGHTING SHALL BE DIMABLE AND USE LED BULBS, UNO. AUDIO:
1 LOCATE SPEAKERS AND AUDIO CONTROLS AS INDICATED IN THE PLAN; RUN CIRCUIT OF SPEAKER WIRING TO AUDIO HOME PANEL SPECIFIED BY FLOOR; 2 AUDIO SPEAKERS TO BE APPROVED BY HOME OWNER;
3 LOCATE JACKS AS INDICATED IN THE PLAN; INSTALL DATA / CABLE PANEL SIMILAR TO "ON Q". SYSTEM TO BE APPROVED BY HOME OWNER. DATA / CABLE:

LOCATE SECURITY PANELS AS INDICATED IN THE PLAN; SYSTEM TO BE APPROVED BY HOME OWNER.

3068 4368 4040DC 1250SH 2650FX 1250SH
2968
2250SH
16070
2630DC 2630DC
2668
2468 2168
2250SH
2668
2668
2668
4036DC
2468
2630DC 2630DC 2630DC 3068
1250SH 2650FX 1250SH
4036DC 3068
6050 6052
4040DC
2668
2268
2668
2668
5268 4036DC 3068 4040DC
C / W

C / W C / W C / W
C / W
GAS
GAS
GAS
GAS
GAS
C / W
C / W
C / W
S / W
S / W
S / W
S / W
S / W
S / W
S / W
S / W
S / W

S / W S / W S / W

GAS GAS GAS GAS GAS
C / W
C / W
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DESIGN BY:
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Job # 22-Palm D
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Exist. Sewer
Cleanout
(E) downstream
sewer Manhole
New Utility Plan
Plumbing Notes:

1. Gas piping to be 3/4" black metal direct burial machine wrapped gas piping-or use non-metallic piping. Gas piping to have warning tape/tracer installed between existing dwelling service and new building. Gas piping not allowed underground beneath any building structure. Gas piping to be galvanized in exposed areas. 2. Waste piping to be 3" ABS sloped no shallower than 1/4:12 CPC 708.0

3. Water piping to be 3/4" Copper and any piping into and through concrete or masonry must be sleeved with adequate annular space. 4. Water piping, fittings, devices, fixtures, solder and flux must be "LEAD FREE" in compliance with California Health and Safety Code Sect. 116875- 80 CPC. 301.0 M-1
(N) 3/4" Water
Line to Ea Unit
1" = 10' 0"
(E) Water service
entrance
(E) Gas Service
Meter
(2) New 3/
4" Gas
Meter
(N) Sewer
Cleanout
Ex. 3/4" Water
Meter
(E) 200 Amp
Service Meter
(N) 200 Amp
Service Meter
(N) Water service
entrance
(N) Water service
entrance
(N) Sewer
Cleanout
(N) 4" sewer Line to
Ex Lateral
(E) 3/4" Water
Line to SFD
New 1 1/4" Gas Line
(N) 1" Water
Meter
(N) Ames 1" Backflow
preventer
(N) Ames 2000B 1" Backflow preventer
S / W

WH
3068 4368 4040DC 1250SH 2650FX 1250SH
2968
2250SH
16070
2630DC 2630DC
2668
2468 2168
2250SH
2668
2668
2668
2468
2630DC 2630DC 2630DC 3068
1250SH 2650FX 1250SH
4040DC 4036DC 3068
6050 6052
3040DC 3068
2668
2268
2668
2668
5268 4036DC 3068 4040DC
UP UP

P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P /
L
P /
L
P /
L
P /
L
P /
L

P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P / L P /
L
P /
L
P /
L
P /
L
P /
L
5'-3" 16'-0" 7'-10"
3'-4" 2'-6" 2'-2" 2'-6" 3'-1"
20'-6"
11'-0" 6'-0"
18'-6"
20'-1" 20'-0"
9'-0"
25'-0"
20'-8"
14'-9" 15'-2" 29'-11"
9'-7" 5'-7" 4'-11" 8'-7" 1'-3" 29'-11"
0'-9" 5'-2" 0'-11" 6'-10" 7'-7" 25'-3" 39'-8"
4'-8"
10'-2" 20'-0"
30'-2"
14'-2"
1'-10" 1'-2" 0'-2"2'-6
0 "
'-2" 1'-2"1'-11" 3'-9" 8'-11" 3'-0" 13'-7" 29'-3"
19'-0" 3'-0" 1'-40"'-4" 4'-3" 1'-20"'-7" 4'-0" 8'-5" 4'-3" 1'-02'"-2"2'-6"0'-12'"-2" 2'-2"0'-9"2'-2" 0'-7" 23'-4" 5'-9" 13'-0" 11'-7" 3'-6" 57'-2" 2'-4" 3'-0" 4'-3" 2'-4" 2'-6" 0'-2" 2'-6" 0'-2" 2'-5" 2'-6" 12'-7" 9'-7" 1'-6" 29'-1" 52'-9" 0'-7" 2'-10" 1'-0" 4'-5"
20'-3" 29'-3"
6'-1" 2'-2" 0'-9" 9'-0"
220 S.F. Open Area
20' 0" X 11' 0"
370 S.F. Open Area
20' 0" X 18' 6"
466 S.F. Open Area
30' 0" X 15' 0" Unit A
1,100 S.F. Unit B
1,050 S.F.
" 21 p U
" 06 p U
" 21 p U
" 06 p U
6' Building separation
Utility Room
Trash/ recycle bins
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DESIGN BY:
5/6/2024
Job # 22-Palm D
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Open Space Plan
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t
hlin
k.n
e
t
W
I
L
C
O
X
D
E
S
I
G
N
S
Jim
M
c
B
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e
a
ty
1/8" = 1' 0"
Open Space Calculation
Area 1 Open area in
front of house 450 S.F.
1 2
3 4
5 1
Area 2 Omotted 2
Area 3 Open area at 3 rear of Unit A 220 S.F. Area 4 Open area at 4 rear of Unit B 370 S.F. Area 5 Alley area at Front of Unit A & B 540
S.F. 5
The requirement for recreation space may not be satisfied through the utilization of required setbacks, parking areas, yards or building separation. One hundred s.f. of the required square footage per unit may be provided in private open space such as patios and balconies, however, such private open space must have a minimum area of seventy-two sq. ft. and a minimum dimension of six ft. Common open space may include game courts or rooms, play lots, putting greens, roof gardens, sundecks, swimming pools and similar areas which serve all the residents of the development, and shall not include man-made earth banks. In order to meet the requirements of this section, only fifteen percent of total required area may be counted within structures, and only fifteen percent of the required space may be provided on roofs. This requirement for recreation space shall not be construed to prescribe any specific type of recreation. This requirement reserves space for any kind of recreational use whether it be passive or active.

Open Space Regulations
Total open space required = 3 X 500 = 1500 S.F. Provided = 1580 S.F.

Permeable Pavement
Public Transit Location Within 1/2 mile to a
public transit location--no
parking required per AB
2097
No ROW street trees
required per ADA
requirements and lack of
space at sidewalk
10' 0" Clear to Alley
O-1
See the Landscape plan sheet L2.1 for the
precise open space calculation-This page is
schematic only
See the Landscape plan sheet L2.1 for the
precise open space calculation-This page is
schematic only

4476 Palm Ave., La Mesa, CA 91941 PO Box 206 El Cajon, CA 92021 619-561-8546 Lic. # 699824 Contractor: DESIGN BY: 5/6/2024 Job # 22-Palm D Scale =Dimarzo: Duplex Unit 12 McBreaty Construction 7750 University Ave. Ste. F La Mesa, CA 91942-4948 619-668-9157 [email protected] Material Specification Plan W I L C O X D E S I G N S Jim McBreaty Materials: Key NOTES: 1. Reserved. 2. New steps and flat work. Height not to exceed 30" on all stairs. Plain concrete finish. 3. Exterior grade light fixture--see electrical drawings. 4. Torch down roofing with white finish-ESR-1388. See sheet 5 section for assembly 5. 12" wide exterior grade fascia-brown trim color--provide color sample to owner for approval . 6. 7/8" stucco over 2 layers of grade D Paper--color to be light sand white-smooth finish-to be approved by owner. To match existing house texture and color. 7. 42" high Wrought Iron Railing with horizontal Balusters to match existing house porch railing. 8. Doors and windows to be Milgard(or equal) Vinyl finish inside, aluminum clad outside) trim color brown to be approved by owner. 9. Entry Roof to match existing house- Trim color 10. Corbel to match existing house corbels 11. Trellis cover-white color cedar wood 12. 6" stucco pop-out to match front of existing house window pop -outs Landscaping: A. See landscaping Plan for details 8 8 8 3 3 3 4 5 5 6 4 6 3 3 10 10 10 MA-1 4 5 10 9 9 11 8 8 8 6 9 4 1211 5 4 3 10 8 8 6 6 6

E E E E E E E E E E E E E E E E W W W W 520.44 514.75 514.14 514.80 514.83 514.81 515.07514.93 514.88 514.89 514.25 516.17 518.37 515.83 515.21 514.63 514.30 515.43 516.38 516.20 517.05 518.61 518.10 517.81 517.45 518.19 518.07 517.48 518.97 519.01 518.74 518.41 518.46 518.29 518.46 521.04 521.31 520.61 519.79 519.68519.00 519.31 519.02 518.64 518.49 518.47 519.87 520.19 518.99 521.25 522.03 522.06 523.63 523.45 523.42 523.35 523.33 523.28 522.86 522.25 523.51 523.67 523.37 523.73 523.18 522.95 E E E E E E T T T T T T W W W W W 515 515
515
10'
10'
30'
517.26
517.30 519.43 518.74
524.19 524.01 523.80
523.86523.88
523.84
523.80 524.09
524.12 523.99 524
524
523.28 N89°56'25"E 154.78' N25°24'57"W 55.30' N89°56'25"E 154.78' N25°24'57"W 55.30' SDCO 18" CMP (ABONDENED) 8" PVC SEWER PER DWG 7818 42" RCP STORM DRAIN PER DWG 2879 523
523
516
518
517
519
519
520
520
521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE CONCCONC CONC CONC CONC CONC CONCRETE CURB & GUTTER PROPERTY BOUNDARY PALM AVENUE ALLEY ASPHALT ASPHALT 518
517
517.86
SLAB
517.86

THRESHOLD

THRESHOLD
519.01 EDGE ASPH ASPHALT FOUND 3/4" PIPE "RCE 18592" 514.95 SDCO 515.71
TW
TW
519.70
518.74
TW
520.79
TW
521.74
522.74
TW
TWCMU WALL LOT 16 LOT 14
UP UP EXISTING HOUSE EXTERIOR BUILDING LINE FENCE FENCE PP OVERHEAD ELECTRIC PP FOUND 1/2" SQUARE PIN, DISTURBED LIES S25°50'22"W 0.11' FROM BOUNDARY CORNER CONC CONC GRAVEL MAP 1150 COLLIER'S ADDITION NO. 1 TO LA MESA SPRINGS BLOCK 110 LOT 15 DRIVEWAY CONC CONC CONC CONC STEP W W W WM TOPOGRAPHIC SURVEY SCALE IN FEET 8' 4' 0 8' 16' ABBREVIATIONS 24 25371.04 SHEET TITLE: DRAWN BY: VF JOB No: SCALE: 1/8"=1'-0" 4476 PALM AVENUE
LA MESA, CA 91941 LEGEND W PROPERTY LEGAL DESCRIPTION NOTE BASIS OF ELEVATIONS ASSESSORS PARCEL NUMBER REVISIONS: I NR KC US F CA L ORP S No. 7927 O E TAT FO INL I S S E NO V R F E ONA V. NAR L FND A R A E VR OY T E C-1 TOPOGRAPHY Page 86 of 118 E E E E E E E E E W W W 520.44 514.75 514.14 514.80 514.83 514.81 515.07
514.93 514.88
514.89
514.25
516.17
518.37
515.83 515.21 514.63
514.30 515.43 516.38
516.20
517.05
518.61
518.10 517.81 517.45
518.19 518.07 517.48
518.97
519.01
518.74 518.41
518.46
518.29
518.46 521.04
521.31
520.61 519.79
519.68
519.00
519.31
519.02 518.64
518.49 518.47
519.87
520.19
518.99
521.25 522.03
522.06 523.63
523.45
523.42
523.35
523.33
523.28 522.86 522.25
523.51
523.67
523.37
523.73
523.18
522.95 E E E E E E T T T T T W W W 515
515
515
10'
10'
517.26517.30 519.43 518.74
524.19 524.01 523.80
523.86523.88
523.84
523.80 524.09
524.12 523.99 524
524
523.28 N89°56'25"E 154.78' N25°24'57"W 55.30' N89°56'25"E 154.78' N25°24'57"W 55.30' SDCO 18" CMP (ABONDENED) 8" PVC SEWER PER DWG 7818 42" RCP STORM DRAIN PER DWG 2879 523
523
516
518
517
519
519
520
520
521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE CONCCONC CONC CONC CONC CONC CONCRETE CURB & GUTTER PROPERTY BOUNDARY PALM AVENUE ALLEY ASPHALT ASPHALT 518
517
517.86
SLAB
517.86

THRESHOLD

THRESHOLD
519.01 EDGE ASPH ASPHALT FOUND 3/4" PIPE "RCE 18592" 514.95 SDCO 515.71
TW
TW
519.70
518.74
TW
520.79
TW
521.74
522.74
TW
TWCMU WALL LOT 16
UP UP EXISTING HOUSE EXTERIOR BUILDING LINE FENCE FENCE PP OVERHEAD ELECTRIC PP FOUND 1/2" SQUARE PIN, DISTURBED LIES S25°50'22"W 0.11' FROM BOUNDARY CORNER CONC 521.80 FF CONC GRAVEL MAP 1150 COLLIER'S ADDITION NO. 1 TO LA MESA SPRINGS BLOCK 110 LOT 15 DRIVEWAY CONC CONC CONC CONC STEP 523.30 FF 523.30 FF W W W WM DIMARZO: DUPLEX UNITSCALE IN FEET 8' 4' 0 8' 16' SHEET TITLE: DRAWN BY: RSTG JOB No: 447523 SCALE: 1" = 8' 4476 PALM AVENUE
LA MESA, CA 91941 REVISIONS: LEGEND PROPOSED PERVIOUS PAVEMENT PVC DRAINAGE PIPE (SIZE PER PLAN) 8" HIGH CURB PER SDRSD SDG-150 EARTHEN SWALE PROPERTY LINE DIRECTION OF FLOW TOP OF CURB FINISH SURFACE TOP OF GRATE INVERT ELEVATION PROPOSED SPOT SURFACE ELEVATION SHEET INDEX SECTION A-A C-2 GRADING & DRAINAGE SECTION B-B 6" AREA DRAIN "NDS SPEE-D " OR EQUAL PROPOSED GRAVEL PROPOSED LANDSCAPING PROPOSED AC PATCH PROPOSED DRIVEWAY TOP OF FOOTING TOP OF WALL Page 87 of 118 E E E E E E E E E E E E E W W W W W 520.44 514.75 514.14 514.80 514.83 514.81 515.07514.93 514.88 514.89 514.25 516.17 518.37 515.83 515.21 514.63 514.30 515.43 516.38 516.20 517.05 518.61 518.10 517.81 517.45 518.19 518.07 517.48 518.97 519.01 518.74 518.41 518.46 518.29 518.46 521.04 521.31 520.61 519.79 519.68519.00 519.31 519.02 518.64 518.49 518.47 519.87 520.19 518.99 521.25 522.03 522.06 523.63 523.45 523.42 523.35 523.33 523.28 522.86 522.25 523.51 523.67 523.37 523.73 523.18 522.95 E E E E E E T T T T T W W W W 515 515
515
10'
10'
517.26517.30 519.43 518.74
524.19 524.01 523.80
523.86523.88
523.84
523.80 524.09
524.12 523.99 524
524
523.28
WM N89°56'25"E 154.78' N25°24'57"W 55.30' N89°56'25"E 154.78' N25°24'57"W 55.30' SDCO 18" CMP (ABONDENED) 8" PVC SEWER PER DWG 7818 42" RCP STORM DRAIN PER DWG 2879 523
523
516
518
517
519
519
520
520
521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE CONCCONC CONC CONC CONC CONC CONCRETE CURB & GUTTER PROPERTY BOUNDARY PALM AVENUE ALLEY ASPHALT ASPHALT 518
517
517.86
SLAB
517.86

THRESHOLD

THRESHOLD
519.01 EDGE ASPH ASPHALT FOUND 3/4" PIPE "RCE 18592" 514.95 SDCO 515.71
TW
TW
519.70
518.74
TW
520.79
TW
521.74
522.74
TW
TWCMU WALL LOT 16
UP UP EXISTING HOUSE EXTERIOR BUILDING LINE FENCE FENCE PP OVERHEAD ELECTRIC PP FOUND 1/2" SQUARE PIN, DISTURBED LIES S25°50'22"W 0.11' FROM BOUNDARY CORNER CONC 521.80 FF CONC GRAVEL MAP 1150 COLLIER'S ADDITION NO. 1 TO LA MESA SPRINGS BLOCK 110 LOT 15 DRIVEWAY CONC CONC CONC CONC STEP 523.30 FF 523.30 FF S S S S S S BP W W W WM W DIMARZO: DUPLEX UNITSCALE IN FEET 8' 4' 0 8' 16' SHEET TITLE: DRAWN BY: RSTG JOB No: 447523 SCALE: 1" = 8' 4476 PALM AVENUE
LA MESA, CA 91941 REVISIONS: LEGEND PROPOSED PERVIOUS PAVEMENT PVC DRAINAGE PIPE (SIZE PER PLAN) 8" HIGH CURB PER SDRSD SDG-150 EARTHEN SWALE PROPERTY LINE DIRECTION OF FLOW TOP OF CURB FINISH SURFACE TOP OF GRATE INVERT ELEVATION PROPOSED SPOT SURFACE ELEVATION C-3 WATER AND SEWER 6" AREA DRAIN "NDS SPEE-D " OR EQUAL PROPOSED GRAVEL PROPOSED LANDSCAPING PROPOSED AC PATCH PROPOSED DRIVEWAY WWMS 3/4" WATER SUPPLY 4" SEWER WATER METER BP 1" RPPA BACKFLOW PREVENTER WILKENS MODEL 975XL3-5 WS EXISTING WATER EXISTING SEWER Page 88 of 118 515
515
515
524
524
523
523
516
518
517
519
519
520
520
521
521
522
522
523
523

PALM AVENUE ALLEY
518
517 521.80 FF 523.30 FF 523.30 FF
DIMARZO: DUPLEX UNIT SHEET TITLE: DRAWN BY: RSTG JOB No: 447523 SCALE: 1" = 8' 4476 PALM AVENUE
LA MESA, CA 91941 REVISIONS: C-4 EROSION CONTROL PLAN EXISTING EDGE OF PAVEMENT RUNOFF DIVERSION RIDGE NOTE:ALL AREAS OF SIGNIFICANT VEHICLE TRAFFIC (SITE ENTRANCES, ACCESS ROADS, PARKING LOTS, ETC.) SHOULD BE STABILIZED IMMEDIATELY AFTER GRADING TO PREVENT EROSION AND CONTROL DUST. SITE ENTRANCES AND EXITS ARE ESPECIALLY IMPORTANT. USE GRAVEL APPROACHES TO LIMIT TRACKING OF SEDIMENT OFFSITE. NO SCALE STREET 2" - 3" COURSE AGGREGATE (6" THICK MIN.) 20' 12' MIN. SPECIAL RAINY SEASON PROVISIONS DURING THE RAINY SEASON, THE CONTRACTOR MUST TAKE SPECIAL CARE TO MAKE SURE THAT ALL PROVISIONS OF THIS PLAN AND THE WATER POLLUTION CONTROL PROGRAM ARE FULLY IMPLEMENTED. 1. THE RAINY SEASON IS DEFINED AS FROM OCTOBER 1ST TO APRIL 30TH. 2. ALL EROSION CONTROL FEATURES (BMPs) SHALL BE INSPECTED AT LEAST ONCE EACH WEEK. 3. SEE PROVISIONS OF THE WATER POLLUTION CONTROL PROGRAM FOR REQUIRED WORK WHEN A RAIN EVENT IS ANTICIPATED. EROSION CONTROL LEGEND IN ACCORDANCE WITH SECTION F.2 OF SAN DIEGO REGIONAL WATER QUALITY CONTROL BOARD (RWQCB) ORDER 2001-01 (PERMIT), THE CITY OF LA MESA HAS DEVELOPED AN INVENTORY OF BMPs THAT WILL BE IMPLEMENTED DURING CONSTRUCTION ACTIVITES. THE FOLLOWING BMPs WERE OBTAINED FROM THE CALTRANS STORM WATER QUALITY HANDBOOKS CONSTRUCTION SITE BMP MANUAL (NOVEMBER 2000). SOME OF THE SELECTED CALTRANS BMPs HAVE BEEN ALTERED AND ARE NOTED WITH AN ASTERISK. TEMPORARY BMP NAME BMP DWG NO SYMBOL SOIL STABILIZATION AND EROSION PREVENTION A. PLANNING AND SCHEDULING* B. PHYSICAL STABILIZATION HYDROSEEDING* WOOD MULCHING* C. SITE DRAINAGE OUTLET PROTECTION/VELOCITY DISSIPATION* MATERIALS AND WASTE MANAGEMENT A. MATERIALS MANAGEMENT MATERIAL DELIVERY AND STORAGE MATERIAL USE STOCKPILE MANAGEMENT* SPILL PREVENTION AND CONTROL B. WASTE MANAGEMENT SOLID* LIQUID* SANITARY* CONCRETE* HAZARDOUS* CONTAMINATED SOIL* SEDIMENT CONTAINMENT A. PERIMETER PROTECTION SILT FENCING* GRAVEL BAG BERM* FIBER ROLLS* C. SEDIMENT TRACKING STABILIZE CONSTRUCTION ENTRANCES & EXITS* STREET SWEEPING* NON-STORM WATER DISCHARGE AND DRAINAGE CONTROL A. GENERAL PAVING AND GRINDING OPERATIONS* B. NON-STORM WATER DISCHARGES WATER CONSERVATION PRACTICES* POTABLE WATER/IRRIGATION AND FLUSHING C. VEHICLE AND EQUIPMENT OPERATIONS VEHICLE AND EQUIPMENT CLEANING* VEHICLE AND EQUIPMENT FUELING VEHICLE AND EQUIPMENT MAINTENANCE SCALE IN FEET 8' 4' 0 8' 16' Page 89 of 118 UP UP 14'-4" X 20'-2" 5'-3" X 7'-3" 14'-6" X 19'-7" 9'-2" X 13'-9" 8'-11" X 9'-6" 4'-10" X 7'-1" 9'-2" X 4'-3" BEDROOM Unit A 1,100 S.F. Unit B 1,050 S.F. BEDROOM BATH BATH LIVING LIVING KITCHEN Utility Room
E
E
E
E
E
W
W
W
W
W
520.44
514.75
514.14
514.80
514.83
514.81
515.07
514.93
514.88
514.89
514.25
516.17
518.37
515.83
515.21
514.63
514.30
515.43
516.38
516.20
517.05
518.61
518.10
517.81
517.45
518.19
518.07
517.48
518.97
519.01
518.74
518.41
518.46
518.29
518.46
521.04
521.31
520.61
519.79
519.68
519.00
519.31
519.02
518.64
518.49
518.47
519.87
520.19
518.99
521.25
522.03
522.06 523.63
523.45
523.42
523.35
523.33
523.28 522.86
522.25
523.51
523.67
523.37
523.73
523.18
522.95

E E E E
E
T
T
T
T
W
W
W
515 515
515
10'
517.26
517.30
519.43
518.74
524.19 524.01 523.80
523.86523.88
523.84
523.80 524.09
524.12 523.99 524
524
523.28
WM
N89°56'25"E 154.78'
N25°24'57"W 55.30'
N89°56'25"E 154.78'
N25°24'57"W 55.30'
SDCO
18" CMP (ABONDENED)
8" PVC SEWER
PER DWG 7818
42" RCP STORM DRAIN
PER DWG 2879
523
523
516 518 517
519 519
520 520 521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE
CONC
CONC
CONC
CONC
CONC
CONC

CONCRETE CURB
& GUTTER

PROPERTY BOUNDARY

PALM AVENUE
ALLEY

ASPHALT
ASPHALT 518
517 517.86 SLAB 517.86 THRESHOLD THRESHOLD 519.01

EDGE ASPH
ASPHALT FOUND 3/4" PIPE "RCE 18592"
514.95
SDCO 515.71 TWTW 519.70 518.74 TW 520.79 TW 521.74 522.74 TWTW

CMU WALL UP
UP

EXISTING HOUSE

EXTERIOR BUILDING LINE
FENCE
FENCE

PP OVERHEAD ELECTRIC
PP
CONC
521.80 FF CONC
GRAVEL
MAP 1150
COLLIER'S ADDITION NO. 1

TO LA MESA SPRINGS
BLOCK 110 LOT 15

DRIVEWAY

CONC CONC
CONC

CONC STEP
523.30 FF
523.30 FF
S
S
S
S
S
S
BP
W W
W
WM
W 11'-2" X 12'-8" 19'-7" X 22'-8" 12'-11" X 9'-3" 15'-4" X 14'-8" 11'-5" X 11'-10" 8'-1" X 5'-5" 5'-4" X 13'-7" 2'-8" X 5'-5" 795 sq ft GARAGE KITCHEN LIVING BATH MASTER BDRM BEDROOM CLOSET CLOSET Living Area T R
T R
AC
AC
BIO
514.60 BOTT
514.60 IE

DRAWING INDEX

TS TITLE SHEET
L1.0 LANDSCAPE IRRIGATION PLAN
L1.1 LANDSCAPE IRRIGATION EQUIPMENT SCHEDULE & NOTES
L1.2 LANDSCAPE IRRIGATION DETAILS
L1.3 LANDSCAPE IRRIGATION DETAILS
L1.4 LANDSCAPE IRRIGATION DETAILS
L1.5 MWELO COMPLIANCE
L2.0 LANDSCAPE PLANTING PLAN, SCHEDULE & NOTES
L2.1 LANDSCAPE PLANTING DETAILS & NOTES
L3.0 LANDSCAPE SPECIFICATIONS
L3.1 LANDSCAPE SPECIFICATIONS
L3.2 LANDSCAPE SPECIFICATION
L3.3 LANDSCAPE SPECIFICATIONS

LANDSCAPE SUBMITTALS DATE

1. LANDSCAPE REVIEW #1

2. LANDSCAPE REVIEW #2

3. LANDSCAPE REVIEW #3
12/22/2023
2/6/2024
4/9/2024 TITLE SHEET
TS

PRIVATE LANDSCAPE IMPROVEMENTS FOR

PALM AVENUE DUPLEX

LANDSCAPE SITE PLAN

I HEREBY DECLARE THAT I AM THE LANDSCAPE ARCHITECT OF WORK FOR THIS PROJECT, THAT I HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEFINED IN SECTIONS 5615 THROUGH 5683 OF THE CALIFORNIA BUSINESS AND PROFESSIONS CODE, AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS.

I UNDERSTAND THAT THE CHECK OF THE PROJECT PLANS AND SPECIFICATIONS BY THE CITY OF LA

MESA IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS LANDSCAPE ARCHITECT OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. THE PLAN CHECK IS NOT A DETERMINATION OF THE TECHNICAL ADEQUACY OF THE DESIGN OF THESE IMPROVEMENTS.

THE PLANS AND SPECIFICATIONS HAVE BEEN PREPARED IN SUBSTANTIAL CONFORMANCE WITH ALL

SPECIAL CONDITIONS OF APPROVAL RELATED TO LANDSCAPE IMPROVEMENTS, INCLUDING THE APPROVED LANDSCAPE CONCEPT PLAN.

LANDSCAPE ARCHITECT'S NAME: NERI LANDSCAPE ARCHITECTURE ADDRESS: 928 HORNBLEND ST., SUITE 3, SAN DIEGO, CA 92109 TELEPHONE NO.: (858) 274-3222

DECLARATION OF RESPONSIBLE CHARGE

LANDSCAPE ARCHITECT'S SEAL

1. ALL WORK SHALL COMPLY WITH 2016 EDITION OF CCR, TITLE 24, WHICH ADOPTS AND AMENDS:
2015 IBC TO 2016 CALIFORNIA BUILDING CODE;
2015 IRC TO 2016 CALIFORNIA RESIDENTIAL CODE;
2015 UMC TO 2016 CALIFORNIA MECHANICAL CODE;
2015 UPC TO 2016 CALIFORNIA PLUMBING CODE;
2014 NEC TO 2016 CALIFORNIA ELECTRICAL CODE;
2015 IFC TO 2016 CALIFORNIA FIRE CODE AND CITY OF LA MESA MUNICIPAL CODE AMENDMENTS; 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE;
2016 CALIFORNIA BUILDING ENERGY STANDARDS CODE.

2. CONTRACTORS SHALL COMPLY WITH CONSTRUCTION AND DEMOLITION DEBRIS DIVERSION DEPOSIT PROGRAM IN ACCORDANCE WITH LA MESA MUNICIPAL CODE, CHAPTER 14.27.

3. AN OPERATION AND MAINTENANCE MANUAL, ACCEPTABLE TO THE AUTHORITY HAVING JURISDICTION AND IN COMPLIANCE WITH 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE (CGBSC), CHAPTER 4, SECTION 4.410.1, SHALL BE PROVIDED TO OWNER OR OCCUPANT. MANUAL SHALL BE AVAILABLE FOR REVIEW BY BUILDING INSPECTOR AT FINAL INSPECTION (CGBSC 4.410.1).

4. CONTRACTOR SHALL PROVIDE STORM WATER AND NON-STORM WATER POLLUTION PREVENTION MEASURES IN ACCORDANCE WITH CITY OF LA MESA GRADING ORDINANCE (LMMC 14.05); STORM WATER MANAGEMENT & DISCHARGE CONTROL ORDINANCE (LMMC 7.18); "STORM WATER BEST MANAGEMENT PRACTICES MANUAL," AND OTHER APPLICABLE CODES AND ORDINANCES.

5. OWNER/DEVELOPER/CONTRACTOR SHALL OBTAIN AN ENCROACHMENT MAINTENANCE AND REMOVAL

AGREEMENT AS DETERMINED BY THE CITY ENGINEER PRIOR TO THE CONSTRUCTION OF ANY PRIVATE

IMPROVEMENTS, INCLUDING INSTALLATION OF REQUIRED STREET TREES, IN THE PUBLIC RIGHTS-OF-WAY AND CITY-HELD EASEMENTS. PERMITS AND AGREEMENTS SHALL BE REVIEWED AND APPROVED BY THE DEPARTMENT OF PUBLIC WORKS.

6. PLANS SHALL COMPLY WITH CITY OF LA MESA "WATER EFFICIENT LANDSCAPE REGULATIONS" ORDINANCE, (LMMC CHAPTER 14.29), AND ALL OTHER APPLICABLE MUNICIPAL CODES AND ORDINANCES.

7. CONTRACTOR SHALL NOTIFY THE CITY'S COMMUNITY DEVELOPMENT DEPARTMENT AT LEAST TWO WORKING DAYS PRIOR TO START OF LANDSCAPE WORK.

8. OWNER/DEVELOPER/HOA SHALL PERMANENTLY AND FULLY MAINTAIN LANDSCAPE IMPROVEMENTS WITHIN THE PUBLIC RIGHTS-OF-WAY AS SHOWN ON PLANS.

9. CONTRACTOR SHALL PROVIDE AN AGRICULTURAL SUITABILITY SOILS ANALYSIS REPORT FROM A CERTIFIED AGRONOMIC TESTING LABORATORY FOR ALL LANDSCAPED AREAS. SUBMIT TWO (2) COPIES OF THE REPORT TO THE CITY'S REPRESENTATIVE PRIOR TO START OF LANDSCAPE WORK. SOIL ANALYSIS AND RECOMMENDATIONS

SHALL BE MADE PART OF REQUIRED SOIL MANAGEMENT REPORT SUBMITTED WITH THE CERTIFICATE OF COMPLETION.

10. OWNER/DEVELOPER SHALL PROVIDE AS-BUILT PLANS OF THE IRRIGATION SYSTEM TO THE CITY PRIOR TO FINAL ACCEPTANCE. AS-BUILT PLANS SHALL BE ONE MYLAR REPRODUCIBLE SET ON STANDARD CITY "D"-SIZE SHEETS.

11. CONTRACTOR SHALL NOTIFY "DIGALERT" (1-800-227-2600 OR 811) AT LEAST TWO WORKING DAYS BEFORE ANY EXCAVATION, INCLUDING IN PUBLIC RIGHTS-OF-WAY AND CITY-HELD EASEMENTS.

12. PROPERTY OWNER AND DESIGNER SHALL SIGN AND SUBMIT THE REQUIRED LANDSCAPE CERTIFICATE OF

COMPLETION, INCLUDING SUPPORTING DOCUMENTATION AND IRRIGATION AUDIT, TO THE CITY OF LA MESA

COMMUNITY DEVELOPMENT DEPARTMENT / PLANNING DIVISION PRIOR TO FINAL LANDSCAPE INSPECTION, AND ACCEPTANCE OF THE PROJECT BY THE CITY.

13. REFER TO SITE PLAN FOR REQUIRED LOW IMPACT DEVELOPMENT (L. I. D.) MEASURES.

14. PROPERTY OWNER SHALL MAINTAIN ALL DRAINAGE FACILITIES LOCATED WITHIN THE PARCEL AND BE RESPONSIBLE TO PREVENT DAMAGE TO DOWNSTREAM PROPERTIES.

15.IT SHALL BE THE RESPONSIBILITY OF THE APPLICANT TO LOCATE PROPERTY LINES AND CONFORM TO SET BACK REQUIREMENTS.

16.THE CONTRACTOR SHALL BE RESPONSIBLE FOR CLEANUP OF ALL SILT AND MUD ON ADJACENT STREETS DUE TO THE

CONSTRUCTION VEHICLES OR ANY OTHER CONSTRUCTION ACTIVITY, AT THE END OF EACH WORKDAY, OR AFTER A STORM

EVENT THAT CAUSES A BREECH IN INSTALLED CONSTRUCTION BMP'S, WHICH MAY COMPROMISE STORM WATER QUALITY WITHIN ANY STREET. A STABILIZED CONSTRUCTION EXIT MAY BE REQUIRED TO PREVENT CONSTRUCTION VEHICLES OR EQUIPMENT FROM TRACKING MUD OR SILT INTO THE STREET.

17. ALL STOCKPILES OF SOIL AND OR BUILDING MATERIALS THAT ARE INTENDED TO BE LEFT FOR A PERIOD GREATER THAN SEVEN CALENDAR DAYS ARE TO BE COVERED. ALL REMOVABLE BMP DEVICES SHALL BE IN PLACE AT THE END OF EACH WORKING DAY WHEN THE FIVE-DAY RAIN PROBABILITY FORECAST EXCEEDS 40%.

18. A CONCRETE WASHOUT SHALL BE PROVIDED ON ALL PROJECTS, WHICH PROPOSE THE CONSTRUCTION OF ANY CONCRETE IMPROVEMENTS THAT ARE TO BE POURED IN PLACE ON SITE.

19. THE CONTRACTOR SHALL RESTORE ALL EROSION/SEDIMENT CONTROL DEVICES TO WORKING ORDER AFTER EACH RUN-OFF PRODUCING RAINFALL OR AFTER ANY MATERIAL BREACHES ITS EFFECTIVENESS.

20. ALL SLOPES THAT ARE CREATED OR DISTURBED BY CONSTRUCTION ACTIVITY MUST BE PROTECTED AGAINST EROSION AND SEDIMENT TRANSPORT AT ALL TIMES.

21. THE STORAGE OF ALL CONSTRUCTION MATERIAL AND EQUIPMENT MUST BE PROTECTED AGAINST ANY POTENTIAL RELEASE OF POLLUTANTS INTO THE ENVIRONMENT.

22. ALL EXISTING DRAINAGE INLETS TO BE PROTECTED DURING CONSTRUCTION, AND MEANS OF PROTECTION TO BE VISIBLE DURING INSPECTIONS.

CITY OF LA MESA GENERAL NOTES REQUIRED LANDSCAPE INSPECTIONS

INSPECTIONS BY THE CITY OF LA MESA CONSULTING LANDSCAPE ARCHITECT ARE REQUIRED DURING THE INSTALLATION OF LANDSCAPE IMPROVEMENTS ON THIS PROJECT. INSPECTIONS

SHALL BE MADE, AND THE WORK ACCEPTED BY THE CONSULTING LANDSCAPE ARCHITECT,

BEFORE THE PROJECT RECEIVES FINAL ACCEPTANCE FROM THE CITY'S COMMUNITY DEVELOPMENT DEPARTMENT.

INSPECTIONS SHALL BE SCHEDULED WITH THE CITY'S CONSULTING LANDSCAPE ARCHITECT AT LEAST 48 HOURS IN ADVANCE (TWO WORKING DAYS). CONTACT INFORMATION IS LISTED BELOW.

THE OWNER'S OR CONTRACTOR'S REPRESENTATIVE SHALL SCHEDULE INSPECTIONS ONLY WHEN THE LANDSCAPE CONTRACTOR AGREES THAT THE WORK IS READY FOR INSPECTION.

WHEN A SCHEDULED INSPECTION VISIT IS MADE, BUT MUST BE RESCHEDULED DUE TO THE WORK

NOT BEING READY, OR TO THE CONTRACTOR'S ABSENCE, THE PROJECT DEPOSIT ACCOUNT WILL BE CHARGED FOR THE ADDITIONAL INSPECTION TIME.

MOBILE: (619) 306-4216
FAX: (858) 486-6982
EMAIL: G [email protected]

THE CONTRACTOR SHALL SCHEDULE THE REQUIRED LANDSCAPE INSPECTIONS INCLUDING, BUT NOT LIMITED TO, THE FOLLOWING (INSPECTIONS MAY BE COMBINED):
· PRE-CONSTRUCTION MEETING.
· INSTALLATION AND HYDROSTATIC TEST OF PRESSURE MAINLINE PIPE PRIOR TO BACKFILLING TRENCHES.
· TESTING AND CERTIFICATION OF BACKFLOW PREVENTION DEVICES; CERTIFICATE FROM QUALIFIED BACKFLOW TESTER IS REQUIRED PRIOR TO FINAL ACCEPTANCE. · INSTALLATION OF IRRIGATION VALVES, WIRING, AND AUTOMATIC CONTROLLER. · OPERATIONS TEST (PRIOR TO PLANTING) AFTER COMPLETION OF IRRIGATION SYSTEM.

REVIEW OF SOIL MANAGEMENT REPORT; PROVIDE DELIVERY SLIPS AND INVOICES FOR SOIL AMENDMENTS.
· REVIEW AND ACCEPTANCE OF PLANT MATERIAL, INCLUDING STREET TREES, PRIOR TO PLANTING.
· REVIEW OF CERTIFICATE OF COMPLETION AND IRRIGATION AUDIT REPORT. · FINAL LANDSCAPE INSPECTION.
· ADDITIONAL INSPECTIONS MAY BE REQUIRED AS DETERMINED BY THE CONSULTING LANDSCAPE ARCHITECT.
4476 PALM AVENUE, LA MESA, CA 91941
APN 494-621-19-00
DRB 2023-2105
4/9/24 All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE

PROPERTY LINE
TRASH
BINS
TRASH
BINS

VICINITY MAP
TRASH
BINS

UP UP 14'-4" X 20'-2" 5'-3" X 7'-3" 14'-6" X 19'-7" 9'-2" X 13'-9" 8'-11" X 9'-6" 4'-10" X 7'-1" 9'-2" X 4'-3" BEDROOM Unit A 1,100 S.F. Unit B 1,050 S.F. BEDROOM BATH BATH LIVING LIVING KITCHEN Utility Room
E
E
E
E
E
E
E
E
E
E
E
E
E
W
W
W
W
W
W
520.44
514.75
514.14
514.80
514.83
514.81
515.07
514.93
514.88
514.89
514.25
516.17
518.37
515.83
515.21
514.63
514.30
515.43
516.38
516.20
517.05
518.61
518.10
517.81
517.45
518.19
518.07
517.48
518.97
519.01
518.74 518.41
518.46
518.29
518.46 521.04
521.31
520.61 519.79
519.68
519.00
519.31
519.02
518.64
518.49 518.47
519.87
520.19
518.99
521.25
522.03
522.06 523.63
523.45
523.42
523.35
523.33
523.28 522.86 522.25
523.51
523.67
523.37
523.73
523.18
522.95

E E E E
E
E
E
T
T
T
T
T
T
W
W
W
W
515 515
515
10'
10'
517.26
517.30 519.43 518.74
524.19 524.01 523.80
523.86523.88
523.84
523.80
524.12 523.99 524
524
523.28
WM
N89°56'25"E 154.78'
N25°24'57"W 55.30'
N89°56'25"E 154.78'
N25°24'57"W 55.30'
SDCO
18" CMP (ABONDENED)
8" PVC SEWER
PER DWG 7818
42" RCP STORM DRAIN
PER DWG 2879
523
523
516
518 517
519 519
520 520 521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE
CONC
CONC
CONC
CONC
CONC
CONC

CONCRETE CURB
& GUTTER

PROPERTY BOUNDARY

PALM AVENUE
ALLEY

ASPHALT
ASPHALT 518
517 517.86 SLAB 517.86 THRESHOLD THRESHOLD 519.01

EDGE ASPH
ASPHALT FOUND 3/4" PIPE "RCE 18592"
514.95
SDCO 515.71 TWTW 519.70 518.74 TW520.79 TW 521.74 522.74 TWTW

CMU WALL
LOT 14 UP
UP

EXISTING HOUSE

EXTERIOR BUILDING LINE
FENCE
FENCE

PP OVERHEAD ELECTRIC
PP
FOUND 1/2" SQUARE PIN, DISTURBED
LIES S25°50'22"W 0.11' FROM BOUNDARY CORNER
CONC
521.80 FF CONC
GRAVEL
MAP 1150
COLLIER'S ADDITION NO. 1

TO LA MESA SPRINGS
BLOCK 110 LOT 15

DRIVEWAY

CONC CONC
CONC

CONC STEP
523.30 FF
523.30 FF
S
S
S
S
S
S
BP
W W
W
WM
W 11'-2" X 12'-8" 19'-7" X 22'-8" 12'-11" X 9'-3" 15'-4" X 14'-8" 11'-5" X 11'-10" 8'-1" X 5'-5" 5'-4" X 13'-7" 2'-8" X 5'-5" 795 sq ft GARAGE KITCHEN LIVING BATH MASTER BDRM BEDROOM CLOSET CLOSET Living Area T R
T R
AC
AC
BIO
514.60 BOTT
514.60 IE
M M
M M
M
M
M M
C R
I
I
I
I
I
I
I
I
A1
1" 2.81
-
-- 1"

MASTER VALVE
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4" 3
4" 3
4"
3 4" 3
4"
3 4"
3 4"
3 4" 3
4"
3 4" 3
4"
3 4"
3 4"
A2
1" 2.11
A3
1" 0.69
A4
1" 2.59
A5
1" 0.9
A6
1" 2.08
3 4"

IN-LINE DRIP

IN-LINE DRIP

IN-LINE DRIP

TREE RINGS

STREAM ROTATORS

IN-LINE DRIP
A8
1" 5.44
A9
1" 1.43
A10
1" 1.04

IN-LINE DRIP

TREE DRIP RINGS

IN-LINE DRIP

IN-LINE DRIP

STREAM ROTATORS
3 4"
PB
PB
PB
PB
PB
3 4"
3 4"
M
M
M
M
M
M
M
M
M
M
O
O
M
A7
1" 3.25

STREAM ROTATORS

BIO RETENTION
3 4"
3 4" 3
4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4"
3 4" 3
4"
3 4"
3 4" All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105
0 2 4 8 16 LANDSCAPE IRRIGATION PLAN
L1.0

IRRIGATION VALVE CALLOUT KEY
A1

1.5" 22
DRIP

LEADER POINTS TO VALVE
SYMBOL

STATION NUMBER

STATION HEAD TYPE

VALVE SIZE

CONTROLLER

VALVE DISCHARGE
(GALLONS PER MINUTE)

COMPLIANCE STATEMENT

I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF LA MESA WATER EFFICIENT LANDSCAPE REGULATIONS (LMMC CHAPTER 14.29).

I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.

RLA# 3321 4/9/2024
JAMES P. NERI LICENSE NO. DATE

NERI LANDSCAPE ARCHITECTURE

LICENSED LANDSCAPE ARCHITECT
A
KEY NOTES:

B
C
D
E
F
G

WATER METER - SEE CIVIL PLAN
POINT OF CONNECTION FOR IRRIGATION MAINLINE. CONNECT TO 3/4"

DOMESTIC WATER MAIN LINE DOWNSTREAM FROM DOMESTIC BACKFLOW PREVENTER - SEE CIVIL DWGS.

INSTALL EQUIPMENT, MAINLINE & LATERAL IN PLANTING AREAS, INSIDE PROPERTY LINE. IRRIGATION MAINLINE AND EQUIPMENT ARE SHOWN DIAGRAMMATICALLY (TYP).

INSTALL SLEEVE FOR IRRIGATION UNDER HARDSCAPE (TYP). COORDINATE WITH OTHER DISCIPLINES FOR SCHEDULING OF SLEEVE INSTALLATION.

INSTALL WIRELESS RAIN SENSOR ON ROOF EAVE CLEAR OF OVERHEAD OBSTRUCTIONS ABOVE THE CONTROLLER.

IRRIGATION CONTROLLER TO BE MOUNTED ON WALL. PROVIDE 110V, 15A, DEDICATED CIRCUIT FOR IRRIGATION CONTROLLER. COORDINATE WITH ELECTRICAL CONTRACTOR FOR ELECTRICAL CONNECTION. ALL ELECTRICAL INSTALLATIONS TO BE INSTALLED BY A LICENSED ELECTRICIAN.

INSTALL IRRIGATION REDUCED PRESSURE PRINCIPAL BACKFLOW

PREVENTER ON PRIVATE PROPERTY

INSTALL FLOW SENSOR CABLE IN PVC CONDUIT

SIGHT DISTANCE TRIANGLE (SHOWN HATCHED) SHALL BE FORMED BY A LINE(S)

MEASURED ALONG THE BACK OF SIDEWALK, FACE OF CURB OR EDGE OF PAVEMENT. SHRUBS OR TREES OVER 24" IN HEIGHT (AT MATURITY) SHALL NOT BE PERMITTED WITHIN A 15-FOOT SIGHT DISTANCE TRIANGLE AT THE INTERSECTION OF THE PUBLIC RIGHT-OF-WAY, OR WITHIN 15 FEET OF THE INTERSECTION OF ANY INGRESS OR EGRESS DRIVEWAY AND THE PUBLIC RIGHT-OF-WAY.

H
NOTE:

IRRIGATION VALVES & MAINLINE SHALL BE INSTALLED ON PRIVATE PROPERTY/ OUT OF PUBLIC RIGHT -OF-WAY.

INLINE DRIP
A
B
C
C
C
C
C
D
E
F
G
H

I HAVE COMPLIED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM FOR THE

EFFICIENT USE OF WATER IN THE LANDSCAPE DESIGN
RLA# 3321 4/9/2024
JAMES P. NERI LICENSE NO. DATE

NERI LANDSCAPE ARCHITECTURE

LICENSED LANDSCAPE ARCHITECT
D
D
D
D
C
D
I
I
I

All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105 LANDSCAPE IRRIGATION EQUIPMENT SCHEDULE & NOTES L1.0
AIR VACUUM RELIEF VALVE RAINBIRD ARV050 INSTALL AT THE HIGHEST POINT OF EACH INDIVIDUAL VALVE ZONE

FLUSH VALVE ASSEMBLY RAINBIRD MDCFCAP INSTALL IN A BOX AT THE FLUSH END OF SYSTEM

DRIP OPERATION INDICATOR RAINBIRD OPERIND INSTALL AT THE FLUSH END OF SYSTEM

MANUFACTURER / MODEL
DURA T1-010W (AT MANIFOLDS, 2" & SMALLER)
- - -

SYMBOL DESCRIPTION

AUTOMATIC CONTROLLER

POINT OF CONNECTION

ISOLATION VALVE

IRRIGATION BACKFLOW PREVENTER

WITH ENCLOSURE

CONTROL WIRE DIRECT BURIAL WIRE

PVC LATERAL LINE PIPE

PVC SLEEVE

NO SYMBOL
DETAIL
62 STATIC PSI AVAILABLE CONTRACTOR TO VERIFY - - -

IRRIGATION EQUIPMENT SCHEDULE

PACIFIC WESTERN PIPE OR EQUAL
COLOR: WHITE

PACIFIC WESTERN PIPE OR EQUAL
COLOR: WHITE

REMARKS

SIZE SAME AS MAINLINE
14 GAUGE PILOT: 12 GAUGE COMMON
SCHEDULE 40 PVC FOR ALL LATERAL LINES (NO 1/2" PIPE)
SCH 80 UNDER ROADS, SCH 40 UNDER WALKS
2 X DIAMETER OF SLEEVED PIPE: 2" MINIMUM
F

MASTER VALVE CONNECT TO LAST STATION ON CONTROLLER

FLOW SENSOR
SUPERIOR CONTROLS: 3100100
(1" NORMALLY OPEN)
HUNTER FLOW-CLIK FCT-100 1" SCH 40 SENSOR BODY
A/L1.2

SUB-SURFACE DRIPLINE &

FITTINGS
XFS SUB-SURFACE (4" BELOW FINISH GRADE) PRESSURE COMPENSATING

LANDSCAPE DRIPLINE W/ COPPER SHIELD TECHNOLOGY WITH QF DRIPLINE HEADER. 0.6GPH EMITTERS AT 12" O.C. DRIPLINE LATERALS SPACED AT 12 " APART, WITH EMITTERS OFFSET FOR TRIANGULAR PATTERN. UV RESISTANT.

CONTRACTOR TO SPECIFY LENGTH OF TUBING WHEN ORDERING.

WEATHER/ ET SENSOR HUNTER SOLAR-SYNC MOUNT TRANSMITTER ON ROOF ABOVE CONTROLLER. DO NOT EXCEED 800 FT FROM RECEIVER.

D/ L1.3
RAINBIRD XFS-CV-06-12-XXX
FITTINGS: RAINBIRD XF DRIPLINE INSERT FITTINGS
ZURN 1" 975XL BACKFLOW PREVENTER BACKFLOW PREVENTER ENCLOSURE: STRONG BOX BC-30CR LOW PROFILE

EXPANDED METAL COVER, GREEN COLOR
HUNTER ICZ-101-25-LF
1" VALVE WITH FILTER SYSTEM FOR DRIP,
PRESSURE REGULATED 40 PSI

REMOTE CONTROL VALVE &

REGULATOR/FILTER ASSEMBLY

FOR DRIP
DRIP CONTROL ZONE KIT. 1" ICV GLOBE VALVE WITH 1" HY100 FILTER SYSTEM.

PRESSURE REGULATION: 40PSI.

FLOW RANGE: 0.5 GPM TO 15 GPM. 150 MESH STAINLESS STEEL SCREEN.

VALVE BOXES PLASTIC VALVE BOX WITH BOLT DOWN OPTION,
COLOR: GREEN
NO
SYMBOL
RCV: 12"X17", 12" DEEP, HEAT BRAND VALVE NUMBER IN LID
ISO VALVES / QC:10" DIA. X 12" DEEP, HEAT BRAND "IV", OR "QC" IN LID AS REQUIRED B/L1.2
E/ L1.2
K/ L1.2
A/ L1.3
D/ L1.2
L/ L1.2
I,J/ L1.2
J/ L1.2
I,J,K/ L1.3
E/ L1.3
F/ L1.3
G/ L1.3
G/ L1.2

PVC CONDUIT WITH FLOW SENSOR
CABLE
PACIFIC WESTERN PIPE OR EQUAL FLOW SENSOR CABLE: ARIZONA ELECTRIC, AEF #9516-2SP 2-CONDUCTOR SHIELDED CABLE IN 1-1/4" CONDUIT

INSTALL CONTROLLER OUTDOORS (WALL MOUNTED)
PRESSURE SUPPLY LINE - PVC PVC SCH 40 PACIFIC WESTERN PIPE OR EQUAL SCH 40 FOR LINES 2" & SMALLER, CLASS 315 FOR PIPES 2-1/2" AND LARGER I,J/ L1.2 K/ L1.2
F/ L1.2
RAINBIRD: XFS-CV-06-12-XXX
EMITTERS 0.6 GPH @ 12" O.C.

FITTINGS: RAINBIRD XF DRIPLINE INSERT FITTINGS
XFS SUB-SURFACE (4" BELOW FINISH GRADE) PRESSURE COMPENSATING DRIPLINE W/

COPPERSHIED TECHNOLOGY, CONTRACTOR TO SPECIFY LENGTH OF

TUBING WHEN ORDERING, CONTRACTOR TO ASSEMBLE IN FIELD

SUB-SURFACE DRIPLINE AROUND TREE -

DOUBLE RING
A,B/ L1.4
PULL BOXES CARSON : PLASTIC VALVE BOX WITH BOLT DOWN

OPTION, COLOR GREEN EXCEPT WHERE LOCATED
IN DG MULCH.

SIZE: 6" DIA. X 9" DEEP, HEAT BRAND "PB" IN LID
INSTALL AT CHANGES IN DIRECTION AND AT 300' MAX. PB
- - -

0.5 HUNTER IC-1200 (WITH ONE ICM-600 MODULE
INCLUDED) 12 STATION CONTROLLER ,

OUTDOOR MODEL, STAINLESS STEEL CABINET

REMOTE CONTROL VALVE HUNTER ICV-G-FS VALVE PLASTIC

ELECTRIC REMOTE CONTROL VALVE,

GLOBE CONFIGURATION

SIZE PER PLAN

WATER SOURCE

1. THE IRRIGATION POINT OF CONNECTION (P.O.C.) SHALL BE MADE BY THE CONTRACTOR DOWNSTREAM OF THE DOMESTIC WATER METER. A RECLAIMED WATER SOURCE IS NOT AVAILABLE FOR THIS PROJECT.

2. CONTRACTOR SHALL VERIFY THE EXACT LOCATION AND THE STATIC WATER PRESSURE OF 62 PSI AT POINTS OF CONNECTION PRIOR TO ORDERING ANY IRRIGATION MATERIALS AND PROCEEDING WITH INSTALLING IRRIGATION SYSTEM.

IF THE CONTRACTOR FAILS TO NOTIFY THE LANDSCAPE ARCHITECT SHOULD THE STATIC WATER PRESSURE FOUND BE DIFFERENT, CONTRACTOR SHALL BE RESPONSIBLE FOR ANY CHANGES AND ADDITIONS THAT MAY OCCUR TO THE SYSTEMS.

3. THE IRRIGATION SYSTEM IS DESIGNED TO OPERATE AT
40 PSI AT STREAM ROTATORS & 30 PSI AT DRIP IRRIGATION.

1. SYSTEMS OF THIS PROJECT ARE CONTROLLED BY SOLID STATE IRRIGATION CONTROLLER WITH SPECIFIED OPTIONS. THE CONTRACTOR SHALL MAINTAIN

STRICT COMPLIANCE WITH THE MANUFACTURER'S INSTRUCTIONS FOR PROPER GROUNDING, INSTALLATION AND USE.

2. CONTROLLER LOCATION IS SHOWN DIAGRAMMATICALLY. FINAL LOCATION TO BE APPROVED BY THE OWNER. POWER FOR THE IRRIGATION CONTROLLER SHALL

BE PROVIDED BY THE OWNER LOCATED APPROXIMATELY WHERE SHOWN ON THE DRAWINGS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLATION OF THE IRRIGATION CONTROLLER.

3. TO PREVENT UNNECESSARY IRRIGATION IN THE EVENT OF SUBSTANTIAL

RAINFALL THE IRRIGATION CONTROL SYSTEMS SHALL INCLUDE A RAIN SENSING DEVICE.

CONTROLS
E/ L1.2

RAINBIRD XB-PC SINGLE OUTLET EMITTER

SINGLE OUTLET, PRESUURE COMPENSATING DRIP
EMITTER. FLOW RATE 0.5 GPH COMES WITH A
SELF-PIERCING BARB INLET x BARB OUTLET

XERI-BUBBLER BARBED AT

DRIP RINGS

INCLUDES COPPERSHIED TECHNOLOGY, CONTRACTOR TO SPECIFY LENGTH OF

TUBING WHEN ORDERING, CONTRACTOR TO ASSEMBLE IN FIELD
A,B/ L1.4

1. IRRIGATION SYSTEMS ARE TO BE INSTALLED AS SHOWN ON THE PLANS, AS DIRECTED, IN

ACCORDANCE WITH CURRENT LOCAL PLUMBING CODES AS OF THE APPROVED DATE OF THESE PLANS.

2. THE CONTRACTOR SHALL MAKE SURE ALL LANDSCAPED AREAS AFFECTED BY THIS CONSTRUCTION RECEIVE 100% IRRIGATION COVERAGE.

3. IRRIGATION MAINLINE AND EQUIPMENT ARE SHOWN DIAGRAMMATICALLY. THE CONTRACTOR

SHALL INSTALL EQUIPMENT IN PLANTING AREAS UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT.

4. THE CONTRACTOR SHALL VERIFY EXACT LOCATION OF ALL UNDERGROUND UTILITIES,

STRUCTURES, AND EXISTING IRRIGATION EQUIPMENT IN WORK AREA PRIOR TO ORDERING ANY IRRIGATION MATERIALS AND PROCEEDING WITH THE INSTALLATION OF THE IRRIGATION SYSTEM.

IF A CONFLICT EXISTS BETWEEN SUCH OBSTACLES AND THE PROPOSED WORK, CONTRACTOR

SHALL PROMPTLY NOTIFY THE LANDSCAPE ARCHITECT TO ARRANGE FOR REQUIRED RE-LOCATIONS PRIOR TO START OF CONSTRUCTION. IF THE CONTRACTOR FAILS TO NOTIFY THE

LANDSCAPE ARCHITECT SHOULD THE LOCATIONS BE FOUND DIFFERENT, THE CONTRACTOR

SHALL BE SOLELY RESPONSIBLE FOR ANY CHANGES AND ADDITIONS THAT MAY OCCUR TO THE SYSTEMS.

5. THE CONTRACTOR SHALL INSTALL MANIFOLDS (QUICK COUPLERS/ HOSE BIBS AND REMOTE CONTROL VALVES) ADJACENT TO WALKS AND CURBS (12" MAX. FROM SUCH EDGES) IN PLANTING AREAS. IN NO CASE SHALL VALVES BE LOCATED IN PAVED AREAS, UNLESS APPROVED IN WRITING BY THE LANDSCAPE ARCHITECT.

6. ALL LATERAL END RUNS ARE 3/4" SIZE UNLESS INDICATED OTHERWISE.

7. ALL IRRIGATION LINES PASSING UNDER PAVING, THROUGH WALLS, STRUCTURES, ETC. SHALL BE SLEEVED AS SPECIFIED. SLEEVES SHALL BE 2 TIMES THE DIAMETER OF PIPE TO BE SLEEVED, MINIMUM.

8. CONTROL WIRES PASSING UNDER ROADS, THROUGH WALLS, STRUCTURES, ETC. SHALL BE INSTALLED AS SPECIFIED IN CONDUIT SLEEVES AT LEAST 2 TIMES THE DIAMETER OF WIRE BUNDLE (2" SIZE MINIMUM). KEEP CONDUIT SEPARATE FROM WATER LINE SLEEVES.

9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DETERMINING THE EXTENT OF ANY SIMULTANEOUS AND ESSENTIAL WORK BY OTHERS ON THE SITE. CONTRACTORS SHALL COORDINATE THEIR OPERATIONS AND SHALL COOPERATE TO MINIMIZE INTERFERENCE.

10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR NOTING AND DIMENSIONING FROM FIXED

OBJECTS, THE EXACT LOCATION OF REMOTE CONTROL WIRING ROUTE, MAINLINE ROUTE, VALVES AND ALL OTHER MAJOR IRRIGATION EQUIPMENT ON THE "AS-BUILT" DRAWINGS. SEE ALSO SPECIFICATIONS.

11. IN THE LOCATIONS WHERE THE INLINE DRIP TUBING SHARES A TRENCH WITH MAINLINE AND

LATERAL LINES BACKFILL TRENCH WITH MOISTURE-CONDITIONED SOIL TO AT LEAST OPTIMUM MOISTURE CONTENT AND COMPACT TO AT LEAST 90 PERCENT RELATIVE COMPACTION. IN

TRENCHES WITH STACKED PIPING, IF THE REQUIRED COMPACTION CANNOT BE ATTAINED USING SOIL BACKFILL, USE A SLURRY BACKFILL, WITH A 2- TO 3-SACK SAND-CEMENT SLURRY, WITH THE UPPER 12 INCHES OF THE TRENCH BACKFILLED WITH SOIL, MOISTURE- CONDITIONED TO AT LEAST OPTIMUM MOISTURE CONTENT AND COMPACTED TO AT LEAST 90 PERCENT RELATIVE COMPACTION, PER GEOSOILS' GEOTECHNICAL REPORT.

12. PROVIDE TWO EXTRA WIRES PLUS ONE EXTRA COMMON WIRE, CONTINUOUS FROM CONTROLLER TO FURTHEST VALVE IN EACH CLUSTER. PROVIDE WATERPROOF IDENTIFICATION TAG ON EXTRA WIRES.

GENERAL NOTES S
C

HOSE BIB ARROWHEAD BRASS HOSE BIB - - -
PSI 360 270 210 180 90 DETAIL
(FT.)
RAD. SYM DESCRIPTION MANUFACTURER/ MODEL NUMBER

IRRIGATION STREAM ROTATOR HEAD SCHEDULE

GALLONS PER MINUTE
ARC
14'
SHORT DISTANCE POP-UP STREAM ROTOR 14'
SHORT DISTANCE POP-UP STREAM ROTOR 0.43 0.37 0.19
HUNTER, PROS-04-PRS40-CV-MP1000-210 (LAWN) 0.57 0.43
HUNTER, PROS-04-PRS40-CV-MP1000-90 (LAWN)
40 40
--- --- --- 90°-210° --- --- 210°-270° HUNTER, PROS-12-PRS40-CV-MP1000-210 (SHRUB) HUNTER, PROS-12-PRS40-CV-MP1000-90 (SHRUB)
360° SHORT DISTANCE POP-UP STREAM ROTOR HUNTER, PROS-04-PRS40-CV-MP1000-90 (LAWN) 14' 40 0.75 --- --- --- --- HUNTER, PROS-12-PRS40-CV-MP800SR-360 (SHRUB) 9' 40 --- 0.49 0.42 0.23 HUNTER, PROS-04-PRS40-CV-MP800SR-90 (LAWN) 90°-210° SHORT DISTANCE POP-UP STREAM ROTOR --- C / L1.3 HUNTER, PROS-12-PRS40-CV-MP1000-90 (SHRUB)
Generated: 2024-02-06 12:41
P.O.C. NUMBER: 01
Water Source Information: HELIX WATER DISTRICT

FLOW AVAILABLE
Water Meter Size: 1"
Flow Available 18.2 GPM

PRESSURE AVAILABLE
Static Pressure at POC: 62 PSI
Elevation Change: 5.00 ft
Service Line Size: 1"
Length of Service Line: 20 ft
Pressure Available: 58 PSI

DESIGN ANALYSIS
Maximum Station Flow: 8 GPM
Flow Available at POC: 18.2 GPM
Residual Flow Available: 10.2 GPM
Critical Station: A7
Design Pressure: 40 PSI
Friction Loss: 0.15 PSI
Fittings Loss: 0.02 PSI
Elevation Loss: 0 PSI
Loss through Valve: 2.28 PSI
Pressure Req. at Critical Station: 42.4 PSI
Loss for Fittings: 0.18 PSI
Loss for Main Line: 1.76 PSI
Loss for POC to Valve Elevation: 0 PSI
Loss for Backflow: 11 PSI
Loss for Master Valve: 0.08 PSI
Loss for Water Meter: 0.2 PSI
Critical Station Pressure at POC: 55.7 PSI
Pressure Available: 58 PSI
Residual Pressure Available: 2.34 PSI

CRITICAL ANALYSIS
C / L1.3
C / L1.3
C / L1.3

All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105
L1.2 LANDSCAPE IRRIGATION DETAILS
E

7. PVC PRESSURE PIPE

8. PVC NON-PRESSURE PIPE FOR RCV,

PVC PRESSURE PIPE FOR MCV

9. BRICK OR CONCRETE SUPPORTS

10. PEA GRAVEL SUMP, 3" DEEP MIN

11. UNDISTURBED/ COMPACTED

SUBGRADE

12. FLUSH IN TURF, 1" IN GROUNDCOVER

1. REMOTE OR MASTER CONTOL VALVE

2. WATERPROOF WIRE SPLICE

3. VALVE BOX

4. CONTROL WIRES; BUNDLE AND TAPE (W/ 4
FEET MIN. EXTRA WIRE)

5. PVC SCH 80 NIPPLE (TOE) L.A.R.

6. PVC SCH 40 45^ ELL (TYP 4X)
NOTES:

A. VALVE BOX LID SHALL BE BRANDED TO IDENTIFY VALVE.

B. CONTRACTOR SHALL INCLUDE A CHRISTY'S IRRIGATION I.D. (OAE) TAG ATTACHED TO VALVE BONNET BOLT. TAG SHALL INDICATE CONTROLLER AND STATION NUMBER.

INCLUDE RW WARNING IF APPLICABLE.

MASTER & REMOTE CONTROL VALVE
B 3
7 10
6 18"
5 F.G.
2"
11 4"
1 12
9 8
4 2
12" RCV
18" MCV

SECTION NOT TO SCALE

MANIFOLD ISOLATION VALVE
9 7
6 11
4 8
5 7
6 F.G.
4"
2 1 3 10
NOTES:

A. VALVES UP TO 3" DIA. SHALL HAVE MALLEABLE IRON TEE HANDLES. VALVES LARGER THAN 3" DIA. SHALL HAVE SQUARE OPERATING NUTS.

B. (4) 45 DEGREE PVC ELBOW FITTINGS SHALL BE USED TO RAISE BALL/GATE VALVE TO WITHIN 12" OF FINISH GRADE.

C. RW WARNING TAG IF APPLICABLE.

1. GATE VALVE OR BALL VALVE

2. VALVE BOX W/EXTENSIONS AS NEEDED

3. BRASS UNION W/ BRASS NIPPLE

4. BRICK OR BLOCK SUPPORTS

5. PEA GRAVEL SUMP 3" DEEP

6. PVC SCH 80 NIPPLE (T.O.E.)

7. PVC SCH 80 FEMALE ADAPTER
(DEEP SOCKET)

8. PVC PRESSURE MAIN (TYP)

9. PVC SCH 80 45 DEGREE ELLS (TYP)

10. AT FINISH GRADE IN TURF, 1" IN SHRUBS

11. UNDISTURBED/COMPACTED SUBGRADE

SECTION NOT TO SCALE
C
12"
10 10

TRENCHING
F.G.
12"
18"
3"
7 4/B
8 5
1 4"
MIN.
2"
3 2
6/A
I
9 NOT TO SCALE
NOTES:

A. TRENCH BOTTOM TO BE FIRM, STABLE AND SMOOTH TO SUPPORT PIPE EVENLY.

SUITABLE BEDDING BACKFILL MAY BE NEEDED TO PROVIDE THIS REQUIREMENT.

B. THERE SHALL BE NO STONES OR OTHER HARD OBJECTS LARGER THAN 1/2" DIA.

C. PIPE AND WIRE TO BE INSTALLED IN SLEEVES UNDER ALL PAVING AND EXTEND 12" PAST EDGE OF PAVING.

SLEEVES TO BE:
30" TO 36" COVER UNDER ROADS AND DRIVES
18" TO 24" COVER UNDER WALKS

1. PVC NON-PRESSURE PIPE

2. PVC PRESSURE PIPE

3. CONTROL WIRE BUNDLE

4. APPROVED BACKFILL

5. UNDISTURBED SOIL

6. IMPROVED BACKFILL WHERE REQUIRED

7. MINIMUM DISTANCE FROM HARDSCAPE

8. POLYETHYLENE TUBING

9. FLOW SENSOR CABLE IN CONDUIT (WHERE

OCCURS)

10. RW WARNING TAPE (WHEN APPLICABLE)
NOTES:

A. CONTROL VALVES SHALL BE INSTALLED TO ALLOW ORDERLY ARRANGEMENT OF VALVE BOXES.

B. LOCATE VALVE ASSEMBLES IN SHRUB OR GROUNDCOVER AREAS WHEN POSSIBLE.

C. LOCATION OF VALVE ASSEMBLIES SHALL BE STAKED FOR APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.

D. CENTER VALVE BOXES OVER VALVE ASSEMBLY TO FACILITATE ACCESS & MAINTENANCE.

E. SET VALVE BOXES AT EQUAL ELEVATIONS WITH TOP AT FINISH GRADE IN TURF AREAS OR ABOVE FINISH GRADE IN SHRUB/GROUNDCOVER AREAS.

F. VALVE BOXES SHALL BE SET PARALLEL TO EACH OTHER AND PERPENDICULAR TO EDGE OF AREA.

G. DO NOT DEFORM OR COLLAPSE VALVE BOX BY EXCESSIVE SOIL COMPACTION AROUND VALVE BOX.

H. SEE ALSO INDIVIDUAL VALVE DETAILS.
11 12" TO 18"
7 8
3 4
12"

7. PVC SCH 80 TEE-SSS OR EL-SS ON

MAINLINE

8. PVC SCH 80 TEE-SSS OR EL-SS ON

MANIFOLD

9. EDGE OF AREA (CURB, WALK, WALL)

10. RCV ASSEMBLY WITH DURA MANIFOLD

FITTINGS - SEE OTHER DETAILS

11. RCV MANIFOLD ISOLATION VALVE

VALVE MANIFOLD & VALVE BOX ORIENTATION G
6 12"
10 5 8
9 8
10 6 6
12"
1 8
10 12"

1. JUMBO RECTANGULAR VALVE BOX 20"x14",
MAX 4 VALVES PER VALVE BOX

2. STANDARD RECTANGULAR VALVE BOX
17"x12", MAX 3 VALVES PER VALVE BOX

3. ROUND VALVE BOX 10" DIA.,
MAX 1 VALVE PER VALVE BOX

4. PVC PRESSURE PIPE - MAINLINE

5. PVC PRESSURE PIPE - MANIFOLD

6. PVC NON-PRESSURE PIPE - LATERAL
PLAN

NOT TO SCALE
D
3" 7
2" CLR.
36" @ ROADS
24" @ WALKS
MIN.
6"
5 3"
6 4
3 2
1 1. REMOVE AND REPLACE 3" ASPHALT

2. 90% CLEAN BACKFILL AS REQUIRED
(REFER TO ENGINEER FOR SPECIFIC

MATERIAL AND COMPACTION

REQUIREMENTS)

3. SOIL SEPARATOR

4. CLEAN PLASTER SAND

5. PRESSURE MAIN LINE W/ SLEEVE

6. LOW VOLTAGE CONTROL WIRES,

SLEEVE SIZE AS REQUIRED

7. LATERAL LINE WITH SLEEVE
NOTES:

A. ALL SLEEVES UNDER WALKWAYS TO BE PVC SCH 40 PIPE, ALL SLEEVES UNDER ROADS TO BE PVC SCH 80 PIPE.

B. ALL SLEEVES TO BE SIZED TWICE THE DIA. OF THE PIPE (2" MIN.).

C. ALL SLEEVES TO RUN A MIN. OF 12" BEYOND HARDSCAPE EDGES.

J

TRENCHING UNDER PAVING

SECTION NOT TO SCALE

1. FLOW SENSOR

2. COMMUNICATION WIRE (COIL W/ 4"

EXTRA WIRE)

3. WATER PROOF CONNECTORS

4. BRANDED 17" X 18" VALVE BOX W/

EXTENSION

5. BRICK OR BLOCK SUPPORTS

6. PEA GRAVEL SUMP 3" DEEP

7. PVC PRESSURE MAIN SIZED EQUAL

TO SENSOR FOR REQUIRED LENGTH

8. REQUIRED DISTANCE FROM

FITTING/HARDWARE

9. REDUCING FITTING OR HARDWARE

10. PVC PRESSURE MAIN

11. AT FINISH GRADE IN TURF;
1" IN SHRUB AREA

12. UNDISTURBED OR COMPACTED

SUBGRADE

13. TWO (2) CONDUCTOR, SHEILDED
CABLE (AEF 9516-2SP OAE) CONNECT

TO TRANSMITTER
NOTES:

A. FOLLOW MANUFACTURERS DIRECTIONS FOR CORRECT INSTALLATION.

B. NO SIZE OR DIRECTION CHANGE WITHIN 10x PIPE DIAMETER UPSTREAM AND 5x PIPE DIAMETER DOWNSTREAM OF SENSOR.

SECTION

FLOW SENSOR K NOT TO SCALE
B.

A.
2 7
10 9
5 DIAMETER MIN.
8 5 PIPE 6
1 11
3 4
7 10
5 10 PIPE DIAMETER MIN.
8 12
FLOW
9 F.G.
13 7. PVC SCH 80 OR COPPER SWEAT FEMALE

ADAPTER (DEEP SOCKET) ON SERVICE

8. CONCRETE FOOTING (1 CU. FT.)

9. BRASS, TYPE K COPPER OR CL315 PVC FROM METER

10. PVC MAINLINE

11. PEA GRAVEL SUMP (12"X12"X12")

12. UNDISTURBED OR COMPACTED SUBGRADE

13. CHAIN & PAD LOCK / REMOVE HAND WHEELS

14. IDENTIFICATION TAGS AS NEEDED
NOTES:

1. BACKFLOW PREVENTION DEVICE ASSEMBLY SHALL BE INSTALLED IN ACCORDANCE TO GOVERNING CODES AND ORDINANCE.

2. WRAP SUBSURFACE BRASS PIPING WITH 10 MILL UPC PIPE WRAP.

BACKFLOW PREVENTION DEVICE B SECTION

1. REDUCED PRESSURE TYPE BACKFLOW

PREVENTION DEVICE ASSEMBLY

2. Y' STRAINER W/ 20 MESH INSERT AND
PRESSURE REG.

3. BRASS ELL'S (REDUCING IF NEC.)

4. BRASS UNION (RISER SIZE)

5. BRASS RISERS: MAINLINE SIZE (L.A.R.)

6. BRASS NIPPLES (NO CLOSE NIPPLES)
7 9
5 18"

BRASS PLUG
12 8
F.G.
11 6
2 1

NOT TO SCALE
3 12" MIN.
7 10
4 5
6 13
14 18"

BACKFLOW PREVENTION DEVICE ENCLOSURE C SECTION

1. REDUCED PRESSURE TYPE BACKFLOW

PREVENTION DEVICE ASSEMBLY (BY OTHERS)

2. 4" THICK CONCRETE PAD - CONCRETE PAD 2"

LARGER THAN ENCLOSURE FOOTPRINT

3. ENCLOSURE

4. COMPACTED SUBGRADE
18"
4 2
1 NOT TO SCALE
3 12" MIN.
18"

WIRE CONNECTORS

ASSEMBLY INSTRUCTIONS
A. INSERT WIRES THROUGH HOLES IN BASE OF BODY.

B. JOIN WIRES TOGETHER AND APPLY CRIMP SLEEVE.

C. DRAW WIRES BACK INTO BODY.

D. FILL CAP TO BRIM WITH SEALANT AND ALSO APPLY SEALER TO OUTSIDE OF PLUG.

E. INVERT BODY AND INSERT PLUG INTO BODY UNTIL IT SNAPS TIGHT.

F. BE CERTAIN SEALANT HAS FORMED INTO ALL HOLES IN BODY.

G. SEALANT MUST BE VISIBLE OUTSIDE OF PLUG TO PASS INSPECTION. (USE APPROVED WIRE CONNECTOR-THIS STYLE)

1. PLUG

2. CRIMP SLEEVE

3. BODY

4. WIRES

SECTION NOT TO SCALE
1 2 3 4
3 NOTES:

1. ALL PRESSURE PIPE TO BE INSTALLED ACCORDING TO THESE DETAILS UNLESS OTHERWISE NOTED OR DETAILED.

2. THE PORTLAND CEMENT USED FOR CONCRETE THRUST BLOCKS SHALL BE 420-C-2000 CEMENT.

3. FOLLOW DIRECTION INDICATED BY ARROW.

4. ALL CHANGES IN DIRECTION OF PIPE SHALL HAVE CONCRETE THRUST BLOCK.

CAP

THRUST BLOCK
H

THRUST BLOCKS FOR PRESSURE PIPING

PLAN NOT TO SCALE
L

IRRIGATION CONTROLLER - OUTDOOR WALL-MOUNT

6. 1" PVC CONDUIT FOR 120 VAC FROM

METERED POWER SUPPLY AND FLOW
SENSOR CABLE AEF 9516-2SP (IF

APPLICABLE)

7. CONDUIT FOR RAIN SENSOR ATTACHED

TO WALL (OPTION)

8. WALL
NOTE:

A. CONTRACTOR SHALL FOLLOW MANUFACTURERS INSTRUCTIONS FOR MOUNTING & GROUNDING.

A SECTION

1. CONTROLLERS

2. WALL MOUNT ENCLOSURE

3. POWERED SWITCH/GFI RECEPTACLE

4. TERMINAL STRIP

5. PVC CONDUIT FOR CONTROL WIRES,

SIZE AS REQUIRED
6 NOT TO SCALE
5 18" 2
3 1
4 16"
7 F. G.
8 HOSE BIB F
2"
F.G.
18"
7/D
12"
A
8 5
6 9
4 2
3/E
1 8" 10

SECTION NOT TO SCALE

1. BRASS 3/4" HOSE BIBB (LOOSE KEY).
2 . 3/4"x30" RED BRASS RISER(LENGTH AS
REQ'D).

3. (2) MINERALIC STAINLESS STEEL CABLE &
CONDUIT HANGERS, PART #1-SB. DRILL &

EPOXY TO WALL

4. 3/4" BRASS BASE ELBOW

5. 3/4" PVC SCH. 80 NIPPLE (LENGTH AS
REQ'D).
6 - PVC SCH 40 TEE (SST) OR ELL (ST) ON
HOSE BIB WATER (UVR) PRESSURE LINE.

7. WALL

8. 12"x12"x12" CONCRETE FOOTING

9. UNDISTURBED/ COMPACTED SUBGRADE

10. 1x4 'TREX' COMPOSITE WOOD SHIM BOARD
NOTES:

A. LOOSE KEY. PROVIDE (1) KEY FOR EACH HOSE BIB INSTALLED.

B. CONCRETE FOOTING TO BE FORMED AND POURED ONTO UNDISTURBED SUB-GRADE WITH POST SECURED IN PLACE AT PLUMB POSITION.

C. DRIVE NAIL 50% INTO POST, 50% OF NAIL EXTENDS INTO CONCRETE FOOTING.

D. WALL TYPE PER ARCHITECT'S DRAWINGS
E. SECURE HANGER TO WALL WITH 1/4" x 2" GALV. WOOD LAGS THROUGH 1x4 'TREX' SHIM

All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105

K PLAN/ SECTION NOT TO SCALE

SUB-SURFACE DRIP - IRREGULAR SHAPED LAYOUT QF HEADER

INSET A

1. QF-FLUSH HEADER

2. PRE-INSTALLED BARB FITTING

3. AUTOMATIC FLUSH VALVE

PLUMBED TO FLUSH

MANIFOLD AT LOW POINT

4. PERIMETER OF AREA

5. PERIMETER DRIPLINE PIPE TO BE
INSTALLED 2"-4" FROM PERIMETER OF
AREA

6. BARB X BARB INSERT TEE

7. RAIN BIRD XFS SERIES DRIPLINE

8. QF-SUPPLY HEADER

9. PVC SUPPLY PIPE FROM CONTROL VALVE

10. TOTAL LENGTH OF SELECTED DRIPLINE

SHOULD NOT EXCEED LENGTH SHOWN IN
TABLE

11. PVC SCH 40 ELL (TYPICAL)

12. PVC SCH 40 RISER PIPE

13. MALE ADAPTER INSERT

14. STAINLESS STEELCLAMP

15. OPERATION INDICATOR

16. PVC SCH 40 CAP

17. PVC SCH 40 BALL VALVE

18. XF SERIES TIE-DOWN STAKES (TDS-050)

REFER TO RAIN BIRD DRIPLINE DESIGN

GUIDE FOR PROPER SPACING

INSET B INSET C
4" DRIP MANIFOLD

BURIAL DEPTH
2 4
9 8
15 10
6 2 4
8 9
5 15
7 18
18 7
5 6
3 1 3
3 1 2 3
17 7
1 13
14 7
1 14
13 16
2 9 8
14 13
11 9
12 L1.3 LANDSCAPE IRRIGATION DETAILS
1 1. FINISH GRADE

2. DRIPLINE LATERAL

3. ELL (FEE16)

4. POLY TUBING

5. ADAPTER
2 3
4 5
6 7

6. PVC TEE (SxSxT) WITH 1/2"

FPT OUTLET

7. NATIVE SOIL BACKFILL PER

SPECIFICATIONS

8. 4"

9. DEPTH OF PVC MANIFOLD PER

SPECIFICATIONS
8 9

DRIP - MANIFOLD ELL CONNECTION H SECTION NOT TO SCALE
1 1. 1" ABOVE FINISH GRADE

2. NATIVE SOIL PER SPECIFICATIONS

3. FINISH GRADE

4. AIR/VACUUM RELIEF VALVE

5. 1/2" PVC COUPLING (TxT)

6. 6" ROUND PLASTIC VALVE BOX -
HEAT BRAND "AR" ON LID IN 1" HIGH

CHARACTERS
2 3
4 5
6 7
8 9
10 11

7. 1/2" SCH 80 PVC NIPPLE (LENGTH AS

REQUIRED)

8. BRICK SUPPORTS (2 COMMON BRICKS

REQUIRED)

9. PEA GRAVEL SUMP (6" DEEP)

10. PVC ELL (SxT) WITH 1/2" THREADED
OUTLET

11. PVC PIPING

DRIP - AIR/VACUUM RELIEF VALVE E SECTION NOT TO SCALE
NOTE:

A. USE ONE AIR/VACUUM RELIEF VALVE FOR EVERY 7 GPM PER ZONE.

B. AIR/VAC TO BE INSTALLED AT HIGHEST LOCAL ELEVATION.

1. 1" ABOVE FINISH GRADE

2. NATIVE SOIL PER SPECIFICATIONS

3. FINISH GRADE

4. FLUSH VALVE

5. 6" ROUND PLASTIC VALVE BOX - HEAT
BRAND "FV" ON LID IN 1" HIGH

CHARACTERS
1 2
3 4
5 6
7 8
9 10

6. 3/4" SCH 80 PVC NIPPLE (LENGTH AS

REQUIRED)

7. BRICK SUPPORTS (2 COMMON BRICKS

REQUIRED)

8. PEA GRAVEL SUMP (6" x 18")

9. PVC ELL (SxT) WITH 3/4" THREADED OUTLET

10. PVC PIPING
F

FLUSH VALVE ON PVC ELL

SECTION NOT TO SCALE
NOTES:

A. USE ONE FLUSH VALVE FOR EVERY 7 GPM PER ZONE.

B. LOCATE AT LOW POINTS.

C. FLUSH PRESSURE IS 2 PSI.

D. FLUSH RATE IS 0.8 GPM.

G SECTION NOT TO SCALE

7. FLUSH IN TURF: 1" IN GROUND COVER

8. BRICK SUPPORT (1- EA. CORNER)

9. SUBGRADE

10. PEA GRAVEL SUMP 3" DEEP

11. PVC PRESSURE PIPE

12. SCH 80 FEMALE ADAPTER

13. PVC NON-PRESSURE PIPE
E/F
4 6
9 F.G.
4 8 10
12 3 1 2
2" MINIMUM CLEAR

1. REMOTE CONTROL VALVE

2. FILTER

3. 1" SCH 80 UNION

4. SCH 80 NIPPLE LAR (TYP.)

5. 3/4" PRV OR 1" PRV

6. 12" x 18" VALVE BOX (SEE NOTE
BELOW)
7 5
11 12 13

REMOTE CONTROL VALVE W/ PRESSURE

REGULATOR AND FILTER

FOR DRIP IRRIGATION NOT TO SCALE
NOTE:

A. TO BE INSTALLED AT ENDS OF ALL WIRE SLEEVES RUNNING 20 FT. AND LONGER, AT EACH CHANGE OF DIRECTION, AND WITHIN EVERY 300' RUN. 5 FLUSH IN TURF, 1" IN GROUND COVER

6. BRICK SUPPORT (1- EACH CORNER)

7. 3" DEEP PEA GRAVEL SUMP

8. UNDISTURBED OR COMPACTED

SUB-GRADE

9. 12" x 18" VALVE BOX W/ EXTENSION

1. ELECTRICAL CONDUIT - 2X WIRE

BUNDLE DIAMETER

2. CONTROL WIRE

3. WATER PROOF WIRE CONNECTORS

OR EXPANSION LOOPS (LABEL WIRES
WITH CONTROLLER AND STATION #)

4. 18 " MINIMUM (SEE SPECS AND

TRENCH DETAIL)
6 7
8 A
9 3
F.G.
2 1
4 5

WIRE PULL BOX

SECTION NOT TO SCALE
NOTE:

A. RW WARNING CAP IF APPLICABLE.

A

1. POP-UP SPRAY HEAD

2. SWING JOINT ASSEMBLY (3 MARLEX
ST ELLS, 1 SCH 80 NIPPLE)

3. PVC SCH 40 TEE (SST) OR EL (ST)

4. PVC NON-PRESSURE LATERAL

5. AT FINISH GRADE IN TURF; 1" IN

SHRUB AREAS

6. DISTANCE FROM HARDSCAPE:

ROTORS - WALKS = 24", WALLS = 24"
SPRAYS - WALKS = 24", WALLS = 24"
F.G.
1 2
3 4
6 12" MIN
5 POP-UP SPRAY HEAD

SECTION NOT TO SCALE
NOTE:

1. VERIFY RAIN SENSOR LOCATION IS UNOBSTRUCTED FROM RAIN FALL.

2. INSTALL PER MANUFACTURER'S RECOMMENDATIONS.

RAIN SENSOR

SECTION
2 NOT TO SCALE

INSTALL RAIN SENSOR BELOW

FLASHING (IF APPLICABLE)

HUNTER RAIN-CLIK (OAE)

EXTERIOR

STRUCTURE

APPLY WATERPROOF SEALANT IN

HOLES PRIOR TO INSTALLING SCREWS
B C
D A

INSET A

J PLAN/ SECTION NOT TO SCALE

SUB-SURFACE DRIPLINE END FEED LAYOUT W/ QF HEADER
NOTES:

A. FOR ALL QF HEADER CONNECTIONS INSTALL TLF SERIES TWIST LOCK FITTINGS.

B. DISTANCE BETWEEN LATERAL ROWS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, PLANT MATERIALS AND CHANGES IN ELEVATION.

C. LENGTH OF LONGEST DRIPLINE LATERAL SHOULD NOT EXCEED THE MAXIMUM SPACING SHOWN IN THE ACCOMPANYING TABLE.
4"

DRIP MANIFOLD

BURIAL DEPTH
7 INSET B
3 8
12 7
7 13
4 INSET B 3
2 1
11 10

INSET C
9 3 8
14 12 2
9 2
9 15 12
5 6
7 INSET C

1. AUTOMATIC FLUSH VALVE

PLUMBED TO FLUSH

MANIFOLD AT LOW POINT

2. QF EXHAUST HEADER

3. PRE-INSTALLED BARB FITTING

4. PERIMETER OF AREA

5. XF SERIES TIE-DOWN STAKES (TDS-050)

6. IRRIGATION CONTROL VALVE

INSTALLED IN VALVE BOX

7. PVC DRIP MANIFOLD FROM CONTROL

ZONE VALVE KIT

8. QF SUPPLY HEADER

9. SUB-SURFACE DRIPLINE

10. PERIMETER DRIPLINE PIPE TO BE
INSTALLED 2"-4" FROM PERIMETER OF AREA

11. OPERATION INDICATOR
RAIN BIRD MODEL: OPERIND

12. TWIST LOCK FITTING: TLF-MPT

13.PVC SCH 40 ELL (TYPICAL)

14. TWIST LOCK CAP: TLF-CAP

15. PVC SCH 40 BALL VALVE
4"

1. SUB-SURFACE DRIPLINE

2. INLINE DRIP EMITTER OUTLET

3. TIE DOWN STAKE: RAIN BIRD TDS-050 WITH

BEND (TYPICAL)

4. FINISH GRADE OR SHRUB BED WITH MULCH

5. BARB X BARB FITTING

RAIN BIRD XFF-ELBOW

6. 1/2" RAIN BIRD XF SERIES BLANK
TUBING

7. QF HEADER

8. PRE-INSTALLED BARBED FITTING
NOTES:

A. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY.

B. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION

SUCH AS TEES OR ELBOWS, USE TIE-DOWN STAKES ON
EACH LEG OF THE CHANGE OF DIRECTION.

C. INSERTION PLOW AND TRENCHED INSTALLATIONS DO NOT
REQUIRE TIE DOWN STAKES.
4 5
6 7
8 2
1 3

DRIP TUBING INSTALLATION I SECTION NOT TO SCALE

SUB-SURFACE DRIP OPERATION INDICATOR

ATTACHED TO QF HEADER WITH SWING JOINT

1. MULCH

2. FINISH GRADE

3. POP-UP SPRAY SPRINKLER:

RAIN BIRD US-600 WITH 4' VAN
NOZZLE

4. SA SERIES SWING JOINT

5. THREADED LOCK STYLE
FITTING: RAIN BIRD TLF-MPT

FITTING (TYPICAL)

6. QF HEADER

7. PRE-INSTALLED BARBED

FITTING
1 2
3 4
5 6
7 NOTES:

A. FOR FLOWS TO 0.5 - 4 G.P.M. USE HUNTER ICZ-101-LF-25 1" DRIP CONTROL VALVE B. FOR FLOWS OF 4-15 G.P.M. USE HUNTER ICZ-101-25 1" DRIP CONTROL ZONE KIT C. VALVE BOX LID SHALL BE BRANDED TO IDENTIFY VALVE. INCLUDE CHRISTY'S IRRIGATION I.D. TAG ATTACHED TO VALVE BONNET BOLT.

D. TAG SHALL INDICATE CONTROLLER AND STATION NUMBER.

E. R.W. WARNING IF REQ.

XFS-CV Dripline Maximum Lateral Lengths
(Feet)
Inlet Pressure psi
12" Spacing 18" Spacing
Nominal Flow (gph) Nominal Flow (gph)

0.6 0.9 0.6 0.9
20 192 136 254 215
30 289 205 402 337
40 350 248 498 416
50 397 281 573 477
60 436 309 637 529
XFS-CV Dripline Maximum Lateral Lengths
(Feet)
Inlet Pressure psi
12" Spacing 18" Spacing
Nominal Flow (gph) Nominal Flow (gph)

0.6 0.9 0.6 0.9
20 192 136 254 215
30 289 205 402 337
40 350 248 498 416
50 397 281 573 477
60 436 309 637 529

All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105 L1.4 LANDSCAPE IRRIGATION DETAILS 6 1
3 5
2 3 4
7 8
5 3
10 9
NOTES:

A. DISTANCE BETWEEN LATERAL RINGS AND EMITTER SPACING TO BE BASED ON SOIL TYPE, AND TREE CANOPY.

B. PLACE TIE DOWN STAKES EVERY THREE FEET IN SAND, FOUR FEET IN LOAM, AND FIVE FEET IN CLAY.

C. AT FITTINGS WHERE THERE IS A CHANGE OF DIRECTION SUCH AS TEES OR ELBOWS, USE TIE-DOWN STAKES ON EACH LEG OF THE CHANGE OF DIRECTION.

D. SUB-SURFACE DRIP SHALL BE INSTALLED 4" BELOW FINISH GRADE.

SUB SURFACE DRIPLINE AROUND TREE A SECTION NOT TO SCALE 5 10
11 11

DEEP ROOT TUBE B SECTION NOT TO SCALE

INLINE DRIP-RING PE TUBE

BLANK PE TUBE
PVC SCH 40 ELL FIPT X FIPT
PVC SCH 40 ELL SLIP X FIPT

RAIN BIRD SWING JOINTS TSJ

PVC LATERAL EXTENSION
(LENGTH AS REQ.)
PVC SCH 40 TEE (SSS) OR ELL
(SS) ON PVC LATERAL
TREE ROOT BALL.
4" DIA. PERFORATED PIPE W/ FILTER
FABRIC AERATION TUBE FOR TREE.

NDS 4" FLAT ROUND GRATE OVER

TUBE, GREEN COLOR

PENETRATE AERATION TUBE FOR

INSERTION OF BUBBLER
(AS DIRECTED BY LANDSCAPE

ARCHITECT)

XERI-BUBBLER BARBED EMITTER
MULCH

COMPRESSION TEE
1/2" x #14 STAINLESS STEEL SCREW
9-
10-
11-
12-
13-
14-
15-
8 9
11 10 2 3
1-
2-
3-
4-
5-
6-
7-
8-
12" MIN.
12 5
4 6 7
F.G.
4"
13 1 14

DEPTH OF

ROOT BALL
1/2

ROOTBALL
DEPTH
10 15 15
1 - PVC DRIP MANIFOLD PIPE
2 - PVC SCH 40 TEE OR EL
3 - BLANK TUBING
4 - INSERT CROSS FITTING
5 - BARB TEE INSERT FITTING:
6 - PROJECTED CANOPY LINE OF TREE
7 - SUB-SURFACE DRIPLINE 4" BELOW

FINISH GRADE, PLACE AS SHOWN
(LENGTH AS REQUIRED)
8 - ROOT BALL

9. TIE DOWN STAKE, QUANTITY AS

REQUIRED
10 - DEEP ROOT TUBE
11 - XERI-BUBBLER BARBED

UP UP 14'-4" X 20'-2" 5'-3" X 7'-3" 14'-6" X 19'-7" 9'-2" X 13'-9" 8'-11" X 9'-6" 4'-10" X 7'-1" 9'-2" X 4'-3" BEDROOM Unit A 1,100 S.F. Unit B 1,050 S.F. BEDROOM BATH BATH LIVING LIVING KITCHEN Utility Room

E E E E

E E E E E
W W
W W W
520.44
514.75
514.14
514.80
514.83 514.81
515.07
514.93 514.88
514.89
514.25
516.17
518.37
515.83 515.21 514.63
514.30 515.43 516.38
516.20
517.05
518.61
518.10 517.81 517.45
518.19 518.07 517.48
518.97
519.01
518.74 518.41
518.46 518.29
518.46 521.04
521.31
520.61 519.79
519.68
519.00
519.31
519.02 518.64
518.49 518.47
519.87
520.19
518.99
522.03 521.25
522.06 523.63
523.45
523.42
523.35
523.33
523.28 522.86 522.25
523.51
523.67
523.37
523.73
523.18
522.95 E E E E
E E
T T
T T
515 515
515
10' 10'
517.26 524.19 524.01 523.80
523.86523.88
523.84 524.12 523.99
524
523.28
WM
N89°56'25"E 154.78'
N25°24'57"W 55.30'
N89°56'25"E 154.78'
N25°24'57"W 55.30'
SDCO
18" CMP (ABONDENED)
8" PVC SEWER
PER DWG 7818
523
523
516
518 517
519 519
520 520 521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE
CONC
CONC
CONC
CONC
CONC

CONCRETE CURB & GUTTER

PROPERTY BOUNDARY
ALLEY

ASPHALT
ASPHALT 518
517 517.86 SLAB 517.86 THRESHOLD THRESHOLD 519.01

EDGE ASPH
ASPHALT FOUND 3/4" PIPE "RCE 18592"
514.95 SDCO 515.71 TWTW 519.70 518.74 TW 520.79 TW 521.74 522.74 TWTW

CMU WALL UP
UP

EXISTING HOUSE

EXTERIOR BUILDING LINE
FENCE
FENCE

PP OVERHEAD ELECTRIC
PP
FOUND 1/2" SQUARE PIN, DISTURBED
LIES S25°50'22"W 0.11' FROM BOUNDARY CORNER
CONC
521.80 FF CONC GRAVEL
MAP 1150 COLLIER'S ADDITION NO. 1

TO LA MESA SPRINGS
BLOCK 110 LOT 15

DRIVEWAY

CONC CONC CONC STEP
523.30 FF
523.30 FF
S S S
S S S
BP
W W
W
WM W 11'-2" X 12'-8" 19'-7" X 22'-8" 12'-11" X 9'-3" 15'-4" X 14'-8" 11'-5" X 11'-10" 8'-1" X 5'-5" 5'-4" X 13'-7" 2'-8" X 5'-5" 795 sq ft GARAGE KITCHEN LIVING BATH MASTER BDRM BEDROOM CLOSET CLOSET Living Area T R
T R
AC
AC
BIO
514.60 BOTT
514.60 IE All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105 L1.5MWELO COMPLIANCE

HYDROZONE MAP

MWELO LANDSCAPE DOCUMENTATION PACKAGE
THE LANDSCAPE DOCUMENT PACKAGE SHALL INCLUDE THE FOLLOWING SIX ELEMENTS:

1. PROJECT INFORMATION

1.A. DATE: SEE TITLEBLOCK

1.B. PROJECT APPLICANT: SEE TITLE SHEET

1.C. PROJECT ADDRESS (IF AVAILABLE, PARCEL/ LOT NUMBERS): 4476 PALM AVE.

LA MESA, CALIFORNIA 91947

1.D. TOTAL LANDSCAPE AREA (SF): SEE 'CALIFORNIA WATER EFFICIENT LANDSCAPE

WORKSHEET' THIS SHEET

1.E. PROJECT TYPE (NEW, REHABILITATED, PUBLIC, PRIVATE, CEMETERY, ETC.): NEW

1.E.A. WATER SUPPLY TYPE: POTABLE

1.E.B. WATER PURVEYOR: HELIX WATER DEPARTMENT

1.F. CHECKLIST OF ALL DOCUMENTS IN THE LANDSCAPE DOCUMENTATION PACKAGE:

THIS LIST

1.G. PROJECT CONTACTS TO INCLUDE CONTACT INFORMATION FOR THE PROJECT APPLICANT AND PROPERTY OWNER: SEE TITLE SHEET

1.H. APPLICANT (REPRESENTATIVE'S) SIGNATURE AND DATE WITH COMPLIANCE STATEMENT:

SEE THIS SHEET

2. WATER EFFICIENT LANDSCAPE WORKSHEET: SEE THIS SHEET

2.A. HYDROZONE INFORMATION TABLE

2.B. WATER BUDGET CALCULATIONS

2.B.A. MAXIMUM APPLIED WATER ALLOWANCE (MAWA)

2.B.B. ESTIMATED TOTAL WATER USE (ETWU)

3. SOIL MANAGEMENT REPORT: SEE GEOTECHNICAL REPORT

4. LANDSCAPE DESIGN PLAN: SEE ATTACHED

5. IRRIGATION DESIGN PLAN: SEE ATTACHED PLAN

6. GRADING DESIGN PLAN: SEE CIVIL PLANS

I AGREE TO COMPLY WITH THE REQUIREMENTS OF THE WATER EFFICIENT

LANDSCAPE ORDINANCE AND SUBMIT A COMPLETE LANDSCAPE DOCUMENTATION

PACKAGE
JAMES P. NERI

NERI LANDSCAPE ARCHITECTURE
LICENSED LANDSCAPE ARCHITECT, RLA#3321

THE FOLLOWING SHALL BE SUBMITTED TO THE CITY, THE WATER PURVEYOR, AND THE OWNER UPON COMPLETION OF CONSTRUCTION:

1. PROJECT INFORMATION

1.A. DATE

1.B. PROJECT NAME

1.C. PROJECT APPLICANT NAME, TELEPHONE, AND MAILING ADDRESS

1.D. PROJECT ADDRESS (IF AVAILABLE, PARCEL/ LOT NUMBERS)

1.E. PROPERTY OWNER NAME, TELEPHONE, AND MAILING ADDRESS

2. CERTIFICATION BY EITHER THE SIGNER OF THE LANDSCAPE DESIGN PLAN, THE SIGNER OF

THE IRRIGATION DESIGN PLAN, OR THE LICENSED LANDSCAPE CONTRACTOR THAT THE

LANDSCAPE PROJECT HAS BEEN INSTALLED PER THE APPROVED LANDSCAPE DOCUMENTATION PACKAGE WATER EFFICIENT LANDSCAPE WORKSHEET:

2.A. WHERE THERE HAVE BEEN SIGNIFICANT CHANGES MADE IN THE FIELD DURING

CONSTRUCTION, THESE 'AS-BUILT' OR RECORD DRAWINGS SHALL BE INCLUDED WITH

THE CERTIFICATION

2.B. A DIAGRAM OF THE IRRIGATION PLAN SHOWING HYDROZONES SHALL BE KEPT WITH THE

IRRIGATION CONTROLLER FOR SUBSEQUENT MANAGEMENT PURPOSES

3. IRRIGATION SCHEDULING PARAMETERS USED TO SET THE CONTROLLER

4. LANDSCAPE AN IRRIGATION MAINTENANCE SCHEDULE

5. IRRIGATION AUDIT REPORT

6. SOIL ANALYSIS REPORT IF NOT SUBMITTED WITH LANDSCAPE DOCUMENTATION PACKAGE,

AND DOCUMENTATION VERIFYING IMPLEMENTATION OF SOIL REPORT RECOMMENDATIONS

THE LANDSCAPE PROJECT HAS BEEN INSTALLED PER THE APPROVED LANDSCAPE

DOCUMENTATION PACKAGE WATER EFFICIENT LANDSCAPE WORKSHEET JAMES P. NERI DATE

NERI LANDSCAPE ARCHITECTURE
LICENSED LANDSCAPE ARCHITECT, RLA#3321

COMPLIANCE STATEMENT

I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF LA MESA WATER EFFICIENT LANDSCAPE REGULATIONS (LMMC CHAPTER 14.29).

I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.

RLA# 3321 4/9/2024
JAMES P. NERI LICENSE NO. DATE

NERI LANDSCAPE ARCHITECTURE

LICENSED LANDSCAPE ARCHITECT

CERTIFICATE OF COMPLETION
(SHALL BE SUBMITTED ONCE CONSTRUCTION HAS BEEN COMPLETED) NOTE: NO OVERHEAD IRRIGATION SHALL BE USED BETWEEN 10:00 AM AND 6:00 PM. WATERING SHOULD BE SCHEDULED BETWEEN THE HOURS OF 2:00 AM AND 10:00 AM TO AVOID IRRIGATING DURING TIMES OF HIGH WIND OR HIGH TEMPERATURE.

RUN TIME SCHEDULE - ESTABLISHMENT PERIOD

RUN TIME SCHEDULE - POST ESTABLISHMENT PERIOD

WATER USE CALCULATIONS
1 2
3 3
4 4
5 5
6 & 7
8 8
8 9
10 10
10 9
8

UP UP 14'-4" X 20'-2" 5'-3" X 7'-3" 14'-6" X 19'-7" 9'-2" X 13'-9" 8'-11" X 9'-6" 4'-10" X 7'-1" 9'-2" X 4'-3" BEDROOM Unit A 1,100 S.F. Unit B 1,050 S.F. BEDROOM BATH BATH LIVING LIVING KITCHEN Utility Room
E
E
E
E
E
E
E
E
E
W
W
W
W
W
520.44
514.75
514.14
514.80
514.83
514.81
515.07
514.93
514.88
514.89
514.25
516.17
518.37
515.83
515.21
514.63
514.30
515.43
516.38
516.20
517.05
518.61
518.10
517.81
517.45
518.19
518.07
517.48
518.97
519.01
518.74 518.41
518.46
518.29
518.46 521.04
521.31
520.61 519.79
519.68
519.00
519.31
519.02
518.64
518.49
518.47
519.87
520.19
518.99
521.25
522.03
522.06 523.63
523.45
523.42
523.35
523.33
523.28 522.86 522.25
523.51
523.67
523.37
523.73
523.18
522.95

E E E E
E
T
T
T
T
W
W
W
W
515 515
515
10'
10'
517.26
517.30 519.43 518.74
524.19 524.01 523.80
523.86523.88
523.84
523.80 524.09
524.12 523.99 524
524
523.28
WM
N89°56'25"E 154.78'
N25°24'57"W 55.30'
N89°56'25"E 154.78'
N25°24'57"W 55.30'
SDCO
18" CMP (ABONDENED)
8" PVC SEWER
PER DWG 7818
42" RCP STORM DRAIN
PER DWG 2879
523
523
516
518 517
519 519
520 520 521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE
CONC
CONC
CONC
CONC
CONC
CONC

CONCRETE CURB
& GUTTER

PROPERTY BOUNDARY

PALM AVENUE
ALLEY

ASPHALT
ASPHALT 518
517 517.86 SLAB 517.86 THRESHOLD THRESHOLD 519.01

EDGE ASPH
ASPHALT FOUND 3/4" PIPE "RCE 18592"
514.95
SDCO 515.71 TWTW 519.70 518.74 TW520.79 TW 521.74 522.74 TWTW

CMU WALL UP
UP

EXISTING HOUSE

EXTERIOR BUILDING LINE
FENCE
FENCE

PP OVERHEAD ELECTRIC
PP
CONC
521.80 FF CONC
GRAVEL
MAP 1150
COLLIER'S ADDITION NO. 1

TO LA MESA SPRINGS
BLOCK 110 LOT 15

DRIVEWAY

CONC CONC
CONC

CONC STEP
523.30 FF
523.30 FF
S
S
S
S
S
S
BP
W W
W
WM
W 11'-2" X 12'-8" 19'-7" X 22'-8" 12'-11" X 9'-3" 15'-4" X 14'-8" 11'-5" X 11'-10" 8'-1" X 5'-5" 5'-4" X 13'-7" 2'-8" X 5'-5" 795 sq ft GARAGE KITCHEN LIVING BATH MASTER BDRM BEDROOM CLOSET CLOSET Living Area T R
T R
AC
AC
BIO
514.60 BOTT
514.60 IE

LANDSCAPE CALCULATIONS
TOTAL LANDSCAPE (PRIVATE) SQUARE FOOTAGE:

ONE TREE FOR 500 SQ. FT. LANDSCAPING REQUIREMENT:
20% TREES SHALL BE 24" BOX SIZE OR LARGER:

TURF AREA (COMMERCIAL/ INDUSTRIAL) 10% OF TOTAL SITE:

SQ. FT.

UNITS

REQUIRED ACHIEVED
5 5
1 3

MAXIMUM

ALLOWED ACHIEVED
217 0
EA.

EA.

SQ. FT.
2,197
* ALL TURF IS ASSOCIATED WITH THE RESIDENTIAL UNITS All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105
0 2 4 8 16 LANDSCAPE PLANTING PLAN
L2.0

1. AFTER ROUGH GRADING, CONTRACTOR TO TAKE SOIL SAMPLES FROM ENOUGH

LOCATIONS ON THE SITE TO REPRESENT AN ADEQUATE CROSS SECTION OF CONDITIONS. SOIL TEST SHALL BE PERFORMED BY A SOIL TESTING LABORATORY (PRE-APPROVED BY THE CITY). THE TEST SHALL INDICATE BUT NOT LIMITED TO THE FOLLOWING:

A. SOIL TEXTURE (SILT, CLAY, SAND)
B. INFILTRATION RATE
C. pH
D. TOTAL SOLUBLE SALTS
E. PERCENT AND ORGANIC MATTER CONTENT
F. N, P, K
G. EC
H. RECOMMENDATIONS FOR AMENDMENTS, LEACHING, ANDMAINTENANCE FERTILIZATIONS.

2. RESULTS OF THE SOIL SAMPLE TESTING SHALL BE SENT TO THE LANDSCAPE ARCHITECT IN ORDER TO PREPARE A SOIL MANAGEMENT REPORT.

3. THE CONTRACTOR SHALL AMEND THE SOIL IN THE LANDSCAPE AREAS PER THE

RECOMMENDATIONS STATED IN THE SOIL MANAGEMENT REPORT

4. THE FOLLOWING IS FOR BIDDING PURPOSES ONLY. ONCE THE SOIL SAMPLES HAVE

BEEN ANALYZED THE CONTRACTOR SHALL AMEND THE SOIL PER THE SOIL

MANAGEMENT REPORT

4.1. AFTER PLANTING AREAS HAVE BEEN GRADED, RIP SOIL TO A DEPTH OF 12” DEEP.

4.2. THE FOLLOWING RATES OF SOIL CONDITIONING AND AMENDMENT MATERIALS SHALL BE EVENLY SPREAD OVER ALL PLANTING AREAS LESS THAN 2:1 IN

SLOPE AND SHALL BE THOROUGHLY SCARIFIED TO AN AVERAGE DEPTH OF SIX (6) INCHES. SCARIFY BY ROTOTILLING A MINIMUM OF TWO (2) ALTERNATING PASSES, FOLLOWED BY SIX (6) INCHES OF WATER LEACHING PERFORMED IN THREE (3) APPLICATIONS OF TWO (2) INCHES EACH.

4.2.1. SOIL SULFUR: 30 LBS./1,000 SQ.FT.

4.2.2. SOIL CONDITIONER: 3 CU.YD./1,000 SQ.FT.

4.2.3. WETTING AGENT: 1 QUART/1,000 SQ. FT.

4.2.4. GYPSUM: 50 LBS/1,000 SQ. FT.

4.2.5. SOIL ACTIVATOR: 100 LBS/1000 SQ. FT.

4.2.6. SOIL INOCULANT: 20 LBS/1000 SQ. FT.

SOIL MANAGEMENT
B
A
LANDSCAPE KEY NOTES:

PROPERTY LINE - TYPICAL SYMBOL

SIGHT DISTANCE TRIANGLE (SHOWN HATCHED) SHALL BE FORMED BY A LINE(S) MEASURED ALONG THE BACK OF SIDEWALK, FACE OF CURB OR EDGE OF PAVEMENT. SHRUBS OR TREES OVER 24" IN HEIGHT (AT MATURITY) SHALL NOT BE PERMITTED WITHIN A 15-FOOT SIGHT DISTANCE TRIANGLE AT THE INTERSECTION OF THE PUBLIC RIGHT-OF-WAY, OR WITHIN 15 FEET OF THE INTERSECTION OF ANY INGRESS OR EGRESS DRIVEWAY AND THE PUBLIC RIGHT-OF-WAY.

EXISTING POWER POLE TO REMAIN

EXISTING ELECTRICAL WIRE OVERHEAD

STREET TREE (INSTALLED ON SITE DUE TO LIMITED RIGHT OF WAY WIDTH) INSTALL 24" DEEP x10' L DEEP ROOT BARRIER (CTR. ON TREE-TYP. SYMBOL)

TRASH & RECYCLING BINS ON CONCRETE PAD SCREENED WITH PLANTING PERVIOUS CONCRETE PAVERS-SEE CIVIL DWGS.

CONCRETE WALKWAY
3" GRAVEL

STEPPING STONES
WOOD FENCE PER DETAIL F/L2.1
3' WIDE x 6' HIGH SECURITY GATE-SEE ARCHITECT DWGS.

CONCRETE STEPS WITH HAND RAIL-SEE ARCHITECT DWGS.

REMOVE & REPLACE EXISTING DRIVEWAY, SIDEWALK, CURB & GUTTER - SEE CIVIL DRAWINGS.

TRELLIS-SEE ARCHITECT DWGS.

EXISTING CITY SIDEWALK TO REMAIN - PROTECT IN PLACE

EXISTING DRIVEWAY TO REMAIN - PROTECT IN PLACE

EXISTING POWER POLE GUY WIRE TO REMAIN

EXISTING WATER METER
WATER TREATMENT BASIN - SEE CIVIL DWGS.

PROPOSED WATER METER & BACKFLOW PREVENTER

SAWCUT & REMOVE EXISTING CONCRETE DRIVEWAY IN THIS AREA ONLY, AND REPLACE WITH 3" GRAVEL

C STREET TREE CALCS

PALM AVENUE
STREET FRONTAGE: 55.30'
STREET TREE REQUIRED: 1 @ EVERY 40' = 2
PROVIDED: 2 TREES
20 FEET
5 FEET
10 FEET
10 FEET
25 FEET
10 FEET

TRAFFIC SIGNALS/ STOP SIGNS

UNDERGROUND UTILITY LINES

ABOVE GROUND UTILITY STRUCTURES

DRIVEWAY (ENTRIES)

INTERSECTIONS

SEWER LINES

MINIMUM STREET TREE
SEPARATION DISTANCE:

IMPROVEMENT MIN. DISTANCE TO

STREET TREE
D
E
F
G
H
I
J
K
L
M
N
O

COMPLIANCE STATEMENT

I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF LA MESA WATER EFFICIENT LANDSCAPE REGULATIONS (LMMC CHAPTER 14.29).

I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS.

I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.

RLA# 3321 4/9/2024
JAMES P. NERI LICENSE NO. DATE

NERI LANDSCAPE ARCHITECTURE

LICENSED LANDSCAPE ARCHITECT
P
Q
R
A
A
A
15'-0"
15'-0"
15'-0"
15'-0"
B
B
B B
C
D D
D
5'
E
E
C
F
F
F
F
S
G
6'-0" 5'-0"
6'-0" 5'-0"
G
H
T 5'-0" 5'-0"
I
I
J
J
K
L
L
L
M
M
M
L
N
N
P
P
O
Q
R
O
S
T
T

THE LANDSCAPE FOR THESE DUPLEX HOMES UTILIZES A MIX OF

NEIGHBORLY EVERGREEN SCREEN PLANTING WITH WHITE FLOWERING

FOUNDATION PLANTS, SET IN LOW, FLOWERING GROUNDCOVERTO CREATE AN ORGANIZED, PRIVATE & SECURE ENVIRONMENT. WATER CONSERVING,

LOW MAINTENANCE, NON-INVASIVE PLANTS THAT SLOW, SPREAD & FILTER

STORM WATER RUNOFF FROM IMPERVIOUS SURFACE ARE PROPOSED,

ALONG WITH SHADE TREES FOR REDUCED HEAT GAIN FROM REFLECTIVE SURFACES.

THE PROJECT INCLUDES COMMON OPEN AREA FOR RESIDENTS WITH PRIVATE PATIO/ SEATING AREA. NEW STREET TREES ARE PROPOSED TO BE

PLANTED ON SITE TO AVOID CONFLICTS WITH EXISTING UTILITIES IN THE LIMITED PUBLIC RIGHT-OF WAY.

ALL LANDSCAPE WILL BE MAINTAINED BY THE OWNER.

LANDSCAPE CONCEPT STATEMENT
U
U
10'
G
O
Q

SYMBOL BOTANICAL NAME COMMON NAME SIZE WUCOLS QTY DETAIL TREES
Lagerstroemia indica 'Cherokee' Cherokee Crape Myrtle 24"box LOW 1 A/L2.1 Lagerstroemia indica `Natchez` Crape Myrtle 24"box LOW 1 A/L2.1 Lagerstroemia indica `Tuscarora` Crape Myrtle 15 gal LOW 1 A/L2.1 Lophostemon confertus Brisbane Box 24"box MODERATE 2 A/L2.1 SHRUBS
Dianella tasmanica 'Becca' Flax Lily 5 gal MODERATE 27 B/L2.1 Prunus caroliniana 'Compacta' Compact Carolina Cherry Laurel 5 gal LOW 30 B/L2.1 Rhaphiolepis umbellata 'Minor' Dwarf Yedda Hawthorn 5 gal LOW 97 B/L2.1 VINES
Pandorea jasminoides 'Alba' White Bower Vine 5 gal LOW 2 D/L2.1

SYMBOL BOTANICAL NAME COMMON NAME CONT WUCOLS SPACING QTY DETAIL

GROUND COVERS
Agrostis pallens West Coast Native Bentgrass sod LOW 845 sf C/L2.1 Lippia nodiflora 'Kurapia S1' Kurapia FLAT PLANTS @ 18" O.C. LOW 18" o.c. 530 C/L2.1

PLANT SCHEDULE
V
V
W

UP UP 14'-4" X 20'-2" 5'-3" X 7'-3" 14'-6" X 19'-7" 9'-2" X 13'-9" 8'-11" X 9'-6" 4'-10" X 7'-1" 9'-2" X 4'-3" BEDROOM Unit A 1,100 S.F. Unit B 1,050 S.F. BEDROOM BATH BATH LIVING LIVING KITCHEN Utility Room

E E E E

E E E E E E
W W

W W W W
520.44
514.75
514.14
514.80
514.83
514.81
515.07
514.93
514.88
514.89
514.25
516.17
518.37
515.83
515.21
514.63
514.30
515.43
516.38
516.20
517.05
518.61
518.10
517.81
517.45
518.19
518.07
517.48
518.97
519.01
518.74
518.41
518.46 518.29
518.46
521.04
521.31
520.61
519.79
519.68
519.00
519.31
519.02
518.64
518.49
518.47
519.87
520.19
518.99
521.25
522.03
522.06
523.63
523.45
523.42
523.35
523.33
523.28
522.86
522.25
523.51
523.67
523.37
523.73
523.18
522.95 E
E E E
E E
T T
T T
515 515
515
10' 10'
517.26
524.19
524.01
523.80
523.86
523.88
524
523.28
WM N89°56'25"E 154.78'
N25°24'57"W 55.30'
N89°56'25"E 154.78'
N25°24'57"W 55.30'
SDCO
18" CMP (ABONDENED)
8" PVC SEWER
PER DWG 7818
523
523
516 518 517
519 519
520 520 521
521
522
522
523
523

TOE OF SLOPE

TOP OF SLOPE

CONCRETE
CONC
CONC
CONC
CONC
CONC

CONCRETE CURB & GUTTER

PROPERTY BOUNDARY
ALLEY

ASPHALT
ASPHALT 518
517 517.86 SLAB 517.86 THRESHOLD THRESHOLD 519.01

EDGE ASPH
ASPHALT FOUND 3/4" PIPE "RCE 18592"
514.95 SDCO 515.71 TWTW 519.70 518.74 TW520.79 TW 521.74 522.74 TWTW

CMU WALL UP
UP

EXISTING HOUSE

EXTERIOR BUILDING LINE
FENCE
FENCE

PP OVERHEAD ELECTRIC
PP
FOUND 1/2" SQUARE PIN, DISTURBED
LIES S25°50'22"W 0.11' FROM BOUNDARY CORNER
CONC
521.80 FF CONC GRAVEL
MAP 1150 COLLIER'S ADDITION NO. 1

TO LA MESA SPRINGS
BLOCK 110 LOT 15

DRIVEWAY

CONC STEP
523.30 FF
523.30 FF
S

S S S S S
BP
W W
W
WM W 11'-2" X 12'-8" 19'-7" X 22'-8" 12'-11" X 9'-3" 15'-4" X 14'-8" 11'-5" X 11'-10" 8'-1" X 5'-5" 5'-4" X 13'-7" 2'-8" X 5'-5" 795 sq ft GARAGE KITCHEN LIVING BATH MASTER BDRM BEDROOM CLOSET CLOSET Living Area T R
T R
AC
AC
BIO
514.60 BOTT
514.60 IE All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105 LANDSCAPE PLANTING DETAILS & NOTES L2.1
(4) 7 GRAM TABLETS PER 6" BOX SIZE
(4) 7 GRAM TABLES PER FOOT OF PALM TRUNK
(15) 7 GRAM TABLETS PER 15 GALLON CONTAINER
(8) 7 GRAM TABLETS PER 5 GALLON CONTAINER
(3) 7 GRAM TABLETS PER 1 GALLON CONTAINER
(1) 7 GRAM TABLETS PER 6" POT, PONY PAK, LINER OR

GROUNDCOVER PLANT

FERTILIZER TABLET SCHEDULE
NOTE:

AFTER PLANTING AREAS HAVE BEEN GRADED, RIP SOIL TO A DEPTH OF 12” DEEP.

THE FOLLOWING RATES OF SOIL CONDITIONING AND AMENDMENT MATERIALS SHALL BE EVENLY SPREAD OVER ALL PLANTING AREAS LESS THAN 2:1 IN SLOPE AND SHALL BE THOROUGHLY SCARIFIED TO AN AVERAGE DEPTH OF SIX (6) INCHES BY ROTOTILLING A MINIMUM OF TWO (2) ALTERNATING PASSES, FOLLOWED BY SIX (6) INCHES OF WATER LEACHING PERFORMED IN THREE (3) APPLICATIONS OF TWO (2) INCHES EACH.

1. SOIL SULFUR: 30 LBS./1,000 SQ.FT.

2. SOIL CONDITIONER: 3 CU.YD./1,000 SQ.FT.

3. WETTING AGENT: 1 QUART/1,000 SQ. FT.

4. GYPSUM: 50 LBS/1,000 SQ. FT.

5. SOIL ACTIVATOR: 100 LBS/1000 SQ. FT.

6. SOIL INOCULANT: 20 LBS/1000 SQ. FT.

GENERAL NOTES

1. PROVIDE POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM.

2. THE CONTRACTOR SHALL CONTACT THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING LANDSCAPE WORK TO

REVIEW THE FINAL PROJECT UTILITY LOCATIONS AND ADJUST PLANTING TO FULLY SCREEN ALL UTILITIES FROM VIEW.

3. SEE SPECIFICATIONS FOR ITEMS NOT COVERED ON THESE PLANS.

4. THE CONTRACTOR SHALL RECONCILE THE CALLOUT QUANTITIES WITH THE GRAPHIC QUANTITIES AND SHALL PROVIDE PLANTS EQUAL TO THE GRAPHIC QUANTITIES SHOWN ON THE PLANS.

5. ALL PLANT MATERIAL IS TO BE SUPPLIED AND INSTALLED BY THE LANDSCAPE CONTRACTOR.

6. THE LANDSCAPE ARCHITECT SHALL RETAIN THE OPTION TO TAG BOXED TREE MATERIAL AT A WHOLESALE NURSERY OF THEIR CHOICE AFTER THE BID HAS BEEN AWARDED.

7. PLANTS SHALL BE SUBJECT TO INSPECTION AND APPROVAL OR REJECTION BY THE LANDSCAPE ARCHITECT UPON DELIVERY TO THE SITE.

8. PLANT MATERIAL LOCATIONS ON THE PLANTING PLAN ARE APPROXIMATE AND SHALL BE ADJUSTED AS DIRECTED BY THE LANDSCAPE ARCHITECT.

9. ALL GROUNDCOVER PLANTS SHALL BE FULLY ROOTED PLANT MATERIAL IN FLATS, PLUGS OR POTS.

10. BUDS AND BLOOMS ON ALL PLANTS MUST BE PROTECTED AT ALL TIMES, INCLUDING TRANSPORTATION AND INSTALLATION.

11. STAKE AND/OR GUY ALL TREES AS DIRECTED IN THE LEGEND AND PER THE PLANTING DETAILS.

12. TREES AND SHRUBS SHALL BE SHAPED AND PRUNED DURING THE MAINTENANCE PERIOD ONLY AS DIRECTED BY THE LANDSCAPE ARCHITECT.

13. THE CONTRACTOR SHALL GUARANTEE SHRUBS, GROUNDCOVERS AND PERENNIALS FOR A PERIOD OF THREE MONTHS AND TREES FOR ONE YEAR FROM DATE OF FINAL ACCEPTANCE.

14. ALL PLANTING BACKFILL IN PLANTING AREAS SHALL BE AMENDED WITH A THOROUGHLY BLENDED MIXTURE OF SOIL AND SOIL ACTIVATOR 'GRO-POWER PLUS (WITH MYCORRHIZAE)' AT A RATE OF 15LBS PER CU. YD.

15. THE CONTRACTOR SHALL MAINTAIN THE INSTALLED LANDSCAPE FOR A PERIOD OF 90 DAYS BEGINNING ON THE DATE OF FINAL ACCEPTANCE.

16. AT THE END OF THE 90 DAY MAINTENANCE AND PLANT ESTABLISHMENT PERIOD ALL PLANTING AREAS SHALL BE TREATED WITH POST PLANTING FERTILIZER 'GRO-POWER CONTROLLED RELEASE 12-8-8' AT A RATE OF 15LBS PER 1,000 SQ. FT.

17. ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE STANDARDS OF THE CITY OF LA MESA LANDSCAPE REGULATIONS AND ALL OTHER LANDSCAPE RELATED CITY AND REGIONAL STANDARDS.

18. MULCH: ALL REQUIRED PLANTING AREAS AND ALL EXPOSED SOIL AREAS WITHOUT VEGETATION SHALL BE COVERED WITH MULCH TO A MINIMUM DEPTH OF 3 INCHES, EXCLUDING SLOPES REQUIRING REVEGETATION .

19. TREE ROOT BARRIERS SHALL BE INSTALLED WHERE TREES ARE PLACED WITHIN 5 FEET OF PUBLIC IMPROVEMENTS

INCLUDING WALKS, CURBS, OR STREET PAVEMENTS OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TO EXISTING TREES. THE ROOT BARRIER WILL NOT WRAP AROUND THE ROOT BALL

INSTALLATION & MAINTENANCE NOTES

1. ALL TREES, SHRUBS AND GROUNDCOVERS SHOULD BE FREE OF INSECTS, PESTS, OR FUNGUS DISEASE OR THE EFFECTS OF PREVIOUS INFESTATIONS. THEY SHOULD HAVE NORMALLY

WELL DEVELOPED BRANCH SYSTEMS AND A VIGOROUS AND FIBROUS ROOT SYSTEM WHICH IS NOT ROOT OR POT BOUND.

2. TREES SHALL BE STAKED OR GUYED UNTIL THEY ARE SELF SUPPORTING.

3. ALL TREES, SHRUBS, AND GROUND COVERS WHICH HAVE BEEN PLANTED AND WHICH DUE TO ACCIDENT, DISEASE, OR OTHER CAUSE, FAIL TO SHOW A HEALTHY GROWTH WITHIN ONE YEAR SHALL BE REPLACED.

4. LANDSCAPING SHOULD BE MAINTAINED TO ENSURE WATER EFFICIENCY. A REGULAR MAINTENANCE SCHEDULE SHOULD INCLUDE, BUT NOT BE LIMITED TO: CHECKING, ADJUSTING, AND REPAIRING IRRIGATION EQUIPMENT; RESETTING THE AUTOMATIC CONTROLLER; AERATING AND DETHATCHING TURF AREAS; REPLENISHING MULCH; FERTILIZING; PRUNING; AND, WEEDING IN ALL LANDSCAPED AREAS.

5. WATERING SHOULD BE SCHEDULED BETWEEN THE HOURS OF 2:00 AM AND 10:00 AM TO AVOID IRRIGATING DURING TIMES OF HIGH WIND OR HIGH TEMPERATURE. DEEP WATERING PRACTICES SHALL BE UTILIZED TO PROMOTE DEEP ROOTING OF TREES AND SHRUBS.

6. TREES AND SHRUBS SHOULD BE TRIMMED OR PRUNED TO PREVENT BLOCKING OR INTERFERENCE WITH THE FOLLOWING:

A. SIGHT DISTANCE VIEWS.

B. PEDESTRIAN OR MOTOR VEHICLE ACCESS.

C. INSTALLATION, MAINTENANCE OR REPAIR OF ANY PUBLIC UTILITY OR FIRE LANE.

D. DAMAGE TO PROPERTY LINE FENCES OR STRUCTURES ON ADJOINING PROPERTIES.

7. ALL LANDSCAPED AREAS SHALL BE REGULARLY WATERED, FERTILIZED, WEEDED AND OTHERWISE KEPT IN GOOD CONDITION.

TREE PLANTING

SECTION

ROOTBALL
2X WIDTH OF 1" 1" ROOTBALL DEPTH OF3"
2" CLR
MULCH - TAPER FROM 1"
THICK AT CROWN TO 3" THICK

AT EDGE OF PLANTING PIT

CROWN BOTTOM OF PLANTING
PIT

FOR SLOPE PLANTING, GRADE

BACK OF PLANTING PIT TO
MAX. 1:1 SLOPE AND INSTALL
EROSION CONTROL FABRIC.

FERTILIZER TABLETS (SEE

SCHEDULE)

BACK FILL MIX

FINISH GRADE
WATERING BASIN 4" ABOVE

FINISH GRADE REMOVE ONCE

IRRIGATION IS OPERABLE

ROOT BALL (ROOT CROWN TO
BE 2" ABOVE FINISH GRADE)

TREE TRUNK
10' LONG X 2" DIA. LODGE
POLE PINE TREE STAKES (2
REQUIRED) SET 24" INTO

GRADE ON SIDES OF

ROOTBALL
CINCH TIES (4 REQUIRED) IN
FIGURE 8 CONFIGURATION.

NAIL TO STAKE VIA 2"
GALVANIZED ROOFING NAILS.

NOT TO SCALE 24" MIN.

A

SHRUB PLANTING

SECTION

SCARIFY SIDES OF

PLANTING PIT

BACK FILL MIX -

WATER SETTLE PRIOR TO

SETTING SHRUB

ROOT CROWN OF SHRUB
TO BE 1" ABOVE FINISH
GRADE
WATERING BASIN 4" ABOVE

FINISH GRADE REMOVE

ONCE IRRIGATION IS

OPERABLE

FINISH GRADE

FERTILIZER TABLETS
(SEE SCHEDULE)

FOR SLOPE PLANTING,

GRADE BACK OF PLANTING
PIT TO MAX. 1:1 SLOPE AND

INSTALL EROSION

CONTROL FABRIC

CROWN BOTTOM OF

PLANTING PIT
MULCH - TAPER FROM 1"
THICK AT CROWN TO 3"

THICK AT EDGE OF

PLANTING PIT

ROOT BALL

DEPTH OF

TWO TIMES WIDTH

OF ROOT BALL
GRADE
FINISH
2" CLR
B

NOT TO SCALE

GROUNDCOVER PLANTING

SECTION
MULCH - 1" THICK AT PLANT

GROUNDCOVER PLANT/PLUG

SPACING PER PLAN

HARDSCAPE EDGE
GROUNDCOVER PLANT/PLUG ON 2"

RAISED MOUND WITH TRIANGULAR,

EQUAL SPACING PER PLANT
FINISH GRADE 3"
1" CLR 1" CLR
EQUAL
EQUAL
EQUAL

PLAN VIEW

FERTILIZER
TABLET

AMENDED SOIL

BACKFILL SOIL

C NOT TO SCALE
ORGANIC MULCH - TAPERING FROM 1"
THICK AT PLANT TO 3" THICK AT EDGE OF

PLANTING AREA

FINISH GRADE
2X ROOTBALL DIA.

ROOTBALL
DEPTH

EXISTING SOIL

SCARIFY SURFACES OF PLANTING PIT

BACKFILL MIX

FERTILIZER TABLETS
6" HIGH WATERING BASIN - REMOVE WHEN

IRRIGATION IS OPERABLE
SET ROOTBALL 1" ABOVE FINISH GRADE

ADJACENT SURFACE

REMOVE NURSERY STAKE AND SPREAD
VINE ON ADJACENT SURFACE. ATTACH TO
SURFACE WITH REQUIRED FASTENERS.

VINE PLANTING D

SECTION NOT TO SCALE

ROOT BARRIER

SECTION

ROOT BARRIER - LENGTH PER PLAN

COMPACTED SUBGRADE

FLUSH WITH FACE OF PAVING

TOP OF PAVING

FINISH GRADE AT PLANTING AREA
MULCH IN PLANTING AREA 2'-0" 1"
E

NOT TO SCALE
OPEN SPACE CALCULATION:

AREA 1 OPEN SPACE IN FRONT OF HOUSE: 450 SF
AREA 2 OPEN SPACE AT REAR OF UNIT A: 196 SF
AREA 3 OPEN SPACE AT REAR OF UNIT B: 321 SF
AREA 5 OPEN SPACE AT ALLEY AREA AT FRONT OF UNIT A & B: 540 SF TOTAL OPEN SPACE PROVIDED: 1,507 SF
REQUIRED OPEN SPACE (3 UNITS x 500 SF) = 1500 SF
EXCESS OPEN SPACE PROVIDED = 7 SF

OPEN SPACE CALCULATION
AREA 1 OPEN SPACE
IN FRONT OF HOUSE:
450 SF
AREA 3 OPEN SPACE
AT REAR OF UNIT B:
321 SF
AREA 2 OPEN

SPACE AT REAR OF
UNIT A: 196 SF
AREA 4 OPEN SPACE

ALLEY AREA AT
FRONT OF UNIT A & B :
540 SF

WOOD FENCE & GATE F
ELEVATION NOT TO SCALE 5'-8" 2" CLR.
8'-0" O.C. MAX. 5'-8" 2" CLR.
3'-6"

UNIT A HOUSE
UNIT B

SECTION 328400 - IRRIGATION
PART 1 - GENERAL

1.1 SUMMARY:

A. SCOPE OF WORK: PROVIDE ALL LABOR, MATERIALS, TRANSPORTATION AND SERVICES

NECESSARY TO FURNISH AND INSTALL IRRIGATION SYSTEMS AS SHOWN ON THE DRAWINGS AND DESCRIBED HEREIN.

B. WORK INCLUDED: PROVIDE IRRIGATION SYSTEM, COMPLETE, AS SHOWN AND AS SPECIFIED.

1.2 RELATED SECTIONS:

A. SECTION 329000 LANDSCAPING

1.3 QUALITY ASSURANCES:

A. APPLICABLE STANDARDS: COMPLY WITH THE CURRENT APPLICABLE PROVISIONS OF THE FOLLOWING, WITH APPLICABLE CODES AND REGULATIONS OF THE LOCALITY AND AS SPECIFIED.

1. "UPC" - UNIFORM PLUMBING CODE PUBLISHED BY THE ASSOCIATION OF WESTERN

PLUMBING OFFICIALS

2. "ASTM" - AMERICAN SOCIETY FOR TESTING AND MATERIALS

3. "AWWA" - AMERICAN WATER WORKS ASSOCIATION

4. "NSF" - NATIONAL SANITATION FOUNDATION

5. ”A.S.S.E.” AND THE USC FOUNDATION FOR CROSS CONNECTION CONTROL.

B. PERMITS AND FEES: THE CONTRACTOR SHALL OBTAIN AND PAY FOR ANY AND ALL PERMITS AND ALL INSPECTIONS AS REQUIRED.

C. MANUFACTURER'S DIRECTIONS: MANUFACTURER'S DIRECTIONS AND DETAIL DRAWINGS SHALL

BE FOLLOWED IN ALL CASES WHERE THE MANUFACTURER'S ARTICLES, EQUIPMENT, MATERIALS

OR PROCESSES SPECIFIED FOR USE IN THIS CONTRACT FURNISH SUCH DIRECTIONS COVERING POINTS NOT SHOWN IN THE DRAWINGS AND SPECIFICATIONS.

D. ORDINANCES AND REGULATIONS: ALL LOCAL, MUNICIPAL AND STATE LAWS, AND RULES AND

REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE HEREBY

INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. ANYTHING CONTAINED IN THESE SPECIFICATIONS

SHALL NOT BE CONSTRUED TO CONFLICT WITH ANY OF THE ABOVE RULES AND REGULATIONS OR REQUIREMENTS OF THE SAME. HOWEVER, WHEN THESE SPECIFICATIONS AND DRAWINGS CALL

FOR OR DESCRIBE MATERIALS, WORKMANSHIP OR CONSTRUCTION OF A BETTER QUALITY OR

HIGHER STANDARD THAN IS REQUIRED BY THE ABOVE RULES AND REGULATIONS, THE PROVISIONS OF THESE SPECIFICATIONS AND DRAWINGS SHALL TAKE PRECEDENCE.

A. EXPLANATION OF DRAWINGS:

1. DUE TO THE SCALE OF DRAWINGS, IT IS NOT POSSIBLE TO INDICATE ALL OFFSETS, FITTINGS, SLEEVES, ETC. WHICH MAY BE REQUIRED. THE CONTRACTOR SHALL

CAREFULLY INVESTIGATE THE STRUCTURAL AND FINISHED CONDITIONS AFFECTING ALL OF HIS WORK AND PLAN HIS WORK ACCORDINGLY, FURNISHING SUCH FITTINGS, ETC. AS MAY BE REQUIRED TO MEET SUCH CONDITIONS. DRAWINGS ARE GENERALLY DIAGRAMMATIC AND INDICATIVE OF THE WORK TO BE INSTALLED. THE WORK SHALL BE

INSTALLED IN SUCH A MANNER AS TO AVOID CONFLICTS BETWEEN IRRIGATION SYSTEMS, UNDERGROUND UTILITIES, PLANTING AND ARCHITECTURAL FEATURES.

2. THE TERM “OWNER'S REPRESENTATIVE” AS USED HEREIN SHALL REFER TO THE OWNER'S OFFICIAL AUTHORIZED REPRESENTATIVE.

3. ALL WORK CALLED FOR ON THE DRAWINGS BY NOTES OR DETAILS SHALL BE FURNISHED

AND INSTALLED IN COMPLIANCE TO THE MANUFACTURER'S INSTRUCTIONS WHETHER OR NOT SPECIFICALLY MENTIONED IN THE SPECIFICATIONS.

4. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN

ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT OBSTRUCTIONS, GRADE

DIFFERENCES OR DISCREPANCIES IN AREA DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN ENGINEERING. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN

THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISION NECESSARY.

1.4 SUBMITTALS:

A. MATERIAL LIST:

1. THE CONTRACTOR SHALL FURNISH THE ARTICLES, EQUIPMENT, MATERIALS OR PROCESSES SPECIFIED BY NAME IN THE DRAWINGS AND SPECIFICATIONS. NO

SUBSTITUTION WILL BE ALLOWED WITHOUT PRIOR WRITTEN APPROVAL BY THE OWNER'S REPRESENTATIVE.

2. COMPLETE MATERIAL LIST SHALL BE SUBMITTED PRIOR TO PERFORMING ANY WORK.

MATERIAL LIST SHALL INCLUDE THE MANUFACTURER, MODEL NUMBER AND DESCRIPTION OF ALL MATERIALS AND EQUIPMENT TO BE USED. THE FOLLOWING IS A GUIDE TO PROPER SUBMITTAL FORMAT:

ITEM DESCRIPTIONMANUFACTURER MODEL NO.
a.BACKFLOW PREVENTER FLOCO XXXX

3. IRRIGATION SUBMITTAL MUST BE SPECIFIC AND COMPLETE. ALL ITEMS MUST BE LISTED AND SHOULD INCLUDE SOLVENT/PRIMER, WIRE, WIRE CONNECTORS, VALVE BOXES, ETC.

NO COPIES OF MANUFACTURER'S LITERATURE (CATALOG CUTS) ARE REQUIRED AS SUBMITTAL INFORMATION, UNLESS REQUESTED.

4. THE CONTRACTOR MAY SUBMIT SUBSTITUTIONS FOR EQUIPMENT AND MATERIALS LISTED

ON THE IRRIGATION DRAWINGS BY FOLLOWING PROCEDURES AS OUTLINED IN SECTION

1.6 OF THE IRRIGATION SPECIFICATIONS.

5. EQUIPMENT OR MATERIALS INSTALLED OR FURNISHED WITHOUT PRIOR APPROVAL OF

THE OWNER'S REPRESENTATIVE MAY BE REJECTED AND THE CONTRACTOR REQUIRED TO REMOVE SUCH MATERIALS FROM THE SITE AT HIS/HER OWN EXPENSE.

6. APPROVAL OF ANY ITEM, ALTERNATE OR SUBSTITUTE INDICATES ONLY THAT THE

PRODUCT OR PRODUCTS APPARENTLY MEET THE REQUIREMENTS OF THE DRAWINGS AND SPECIFICATIONS ON THE BASIS OF THE INFORMATION OR SAMPLES SUBMITTED.

7. MANUFACTURER'S WARRANTIES SHALL NOT RELIEVE THE CONTRACTOR OF HIS/HER LIABILITY UNDER THE GUARANTEE. SUCH WARRANTIES SHALL ONLY SUPPLEMENT THE GUARANTEE.

B. RECORD DRAWINGS:

1. THE CONTRACTOR SHALL PROVIDE AND KEEP UP-TO-DATE A COMPLETE RECORD SET OF

JOB SITE PRINTS WHICH SHALL BE CORRECTED DAILY AND SHOW EVERY CHANGE FROM

THE ORIGINAL DRAWINGS AND SPECIFICATIONS AND THE EXACT, IN PLACE LOCATIONS, SIZES, AND KINDS OF EQUIPMENT. PRINTS FOR THIS PURPOSE MAY BE OBTAINED FROM THE OWNER'S REPRESENTATIVE. THIS SET OF DRAWINGS SHALL BE KEPT ON THE SITE AND SHALL BE USED ONLY AS A RECORD SET.

2. THESE DRAWINGS SHALL ALSO SERVE AS WORK PROGRESS SHEETS AND SHALL BE THE BASIS FOR MEASUREMENT AND PAYMENT FOR WORK COMPLETED. THE CONTRACTOR

SHALL MAKE NEAT AND LEGIBLE ANNOTATIONS THEREON DAILY AS THE WORK PROCEEDS, SHOWING THE WORK AS ACTUALLY INSTALLED. THESE DRAWINGS SHALL BE

AVAILABLE AT ALL TIMES FOR INSPECTION AND SHALL BE KEPT IN A LOCATION KNOWN TO THE OWNER'S REPRESENTATIVE.

3. THE CONTRACTOR SHALL DIMENSION FROM TWO PERMANENT POINTS OF REFERENCE, BUILDING CORNERS, SIDEWALK OR ROAD INTERSECTIONS, ETC., THE LOCATION OF THE FOLLOWING ITEMS:
a.P.O.C. CONNECTION TO EXISTING WATER LINES
b.P.O.C. CONNECTION TO EXISTING ELECTRICAL POWER
c.CONTROL VALVES
d.GATE VALVES
e.QUICK COUPLING VALVES
f. ROUTING OF SPRINKLER PRESSURE LINES. (DIMENSION MAXIMUM 100 FEET ALONG

ROUTING)
g.ROUTING OF CONTROL WIRING (DIMENSION MAXIMUM 100 FEET ALONG ROUTING) h.ALL DRIP FLUSH VALVES AND AIR/VAC RELIEF
i. OTHER RELATED EQUIPMENT AS DIRECTED BY THE OWNER'S REPRESENTATIVE

4. BEFORE THE DATE OF THE FINAL INSPECTION, THE CONTRACTOR SHALL DELIVER THE RECORD PRINTS TO THE OWNER'S REPRESENTATIVE. ALL WORK SHALL BE NEAT, IN INK AND SUBJECT TO THE APPROVAL OF THE OWNER'S REPRESENTATIVE. THE OWNER'S

REPRESENTATIVE WILL TRANSFER THE CONTRACTOR'S RECORD INFORMATION ONTO THE

DIGITAL FILES AND WILL RETURN THE RECORD DRAWINGS AND PROVIDE THE

CONTRACTOR WITH A REDUCED PRINT FOR THE CONTRACTOR'S USE IN PREPARING CONTROLLER CHART(S).

C. CONTROLLER CHARTS:

1. THE CHARTS SHALL BE A REDUCED XEROX BOND PRINT OF THE DIGITAL RECORD

DRAWING AND THE CONTRACTOR SHALL USE DIFFERENT COLORS TO INDICATE THE ZONES OF COVERAGE FOR EACH CONTROLLER STATION.

2. WHEN COMPLETED THE CONTRACTOR SHALL SEAL THE CHARTS BETWEEN TWO PIECES OF PLASTIC, EACH PIECE BEING A MINIMUM OF 10 MILS IN THICKNESS.

3. PROVIDE TWO CONTROLLER CHARTS FOR EACH CONTROLLER, ONE FOR THE CONTROLLER ENCLOSURE AND ONE FOR THE OWNER.

4. THESE CHARTS SHALL BE COMPLETED BY THE CONTRACTOR AND APPROVED BY THE OWNER'S REPRESENTATIVE PRIOR TO FINAL INSPECTION OF THE IRRIGATION SYSTEM.

D. OPERATION AND MAINTENANCE MANUALS:

1. PREPARE AND DELIVER TO THE OWNER'S REPRESENTATIVE WITHIN TEN CALENDAR DAYS

PRIOR TO COMPLETION OF CONSTRUCTION, TWO HARD COVER, THREE RING BINDERS CONTAINING THE FOLLOWING INFORMATION:
a.INDEX SHEET STATING CONTRACTOR'S ADDRESS AND TELEPHONE NUMBER, LIST OF

EQUIPMENT WITH NAME AND ADDRESSES OF LOCAL MANUFACTURER'S REPRESENTATIVES.
b.GUARANTEE STATEMENT.
c.CATALOG AND PARTS SHEETS ON EVERY MATERIAL AND EQUIPMENT INSTALLED UNDER THIS CONTRACT.
d.COMPLETE OPERATING AND MAINTENANCE INSTRUCTION ON ALL MAJOR EQUIPMENT.

THIS SHALL INCLUDE MAINTENANCE INFORMATION PUBLISHED BY THE MANUFACTURER.

2. IN ADDITION TO THE ABOVE MENTIONED MAINTENANCE MANUALS, PROVIDE THE OWNER'S

MAINTENANCE PERSONNEL WITH INSTRUCTIONS FOR MAJOR EQUIPMENT AND SHOW

EVIDENCE IN WRITING TO THE OWNER'S REPRESENTATIVE AT THE CONCLUSION OF THE PROJECT THAT THIS SERVICE HAS BEEN RENDERED.

E. EQUIPMENT TO BE FURNISHED:

1. SUPPLY AS PART OF THIS CONTRACT THE FOLLOWING TOOLS:
a.TWO VALVE KEYS FOR OPERATION OF REMOTE CONTROL VALVES b.TWO 48 INCH VALVE KEYS FOR OPERATION OF GATE VALVES
c.TWO KEYS FOR EACH AUTOMATIC CONTROLLER AND ENCLOSURE
d.ONE KEY FOR EVERY (3) QUICK COUPLER INSTALLED
e.EXTRA REMOTE CONTROL VALVES. SUPPLY ONE VALVE FOR EACH SIZE USED f. EXTRA SPRINKLER HEADS IN THE AMOUNT EQUAL TO 1% OF THE TOTAL USED ON THE PROJECT (EXTRA 1 UNIT PER 100 INSTALLED)

2. THE ABOVE MENTIONED EQUIPMENT SHALL BE TURNED OVER TO THE OWNER AT THE CONCLUSION OF THE PROJECT. BEFORE FINAL INSPECTION CAN OCCUR, EVIDENCE THAT

THE OWNER HAS RECEIVED MATERIAL MUST BE SHOWN TO THE OWNER'S REPRESENTATIVE.

1.5 PRODUCT DELIVERY, STORAGE, AND HANDLING OF PVC PIPE AND FITTINGS:

A. THE CONTRACTOR IS CAUTIONED TO EXERCISE CARE IN HANDLING, LOADING, UNLOADING AND STORING OF PVC PIPE AND FITTINGS.

B. STORE PVC PIPE AND FITTINGS UNDER COVER UNTIL USED. DO NOT LEAVE PIPE AND FITTINGS IN OPEN TRENCHES, EXPOSED TO SUNLIGHT FOR EXTENDED PERIODS.

C. ALL PVC PIPE SHALL BE TRANSPORTED IN A VEHICLE WHICH ALLOWS THE LENGTH OF PIPE TO LIE

FLAT SO AS NOT TO SUBJECT IT TO UNDUE BENDING OR CONCENTRATED EXTERNAL LOAD AT ANY POINT.

D. ANY SECTION OF PIPE THAT HAS BEEN DENTED OR DAMAGED WILL BE DISCARDED AND, IF INSTALLED, SHALL BE REPLACED WITH NEW PIPING.

1.6 SEQUENCING AND SCHEDULING:

A. INSTALL LANDSCAPE HEADERS, SIDEWALKS, AND MOWING STRIPS BEFORE INSTALLATION OF

SPRINKLER SYSTEM, EXCEPT THAT SLEEVES AND MAINLINES UNDER PAVING SHALL BE IN PLACE BEFORE PAVING CONSTRUCTION.

B. SPECIMEN TREES (48 INCH BOX AND LARGER) SHALL BE INSTALLED AFTER STAKING BUT BEFORE THE INSTALLATION OF THE IRRIGATION SYSTEM.

C. OBTAIN PERMISSION IN WRITING FROM THE OWNER AT LEAST 24 HOURS BEFORE SHUTTING OFF EXISTING IN_USE WATER LINES. THE CONTRACTOR SHALL RECEIVE INSTRUCTIONS FROM THE OWNER AS TO THE EXACT LENGTH OF TIME OF EACH SHUT_OFF.

1.7 SUBSTITUTIONS:

B. IF THE IRRIGATION CONTRACTOR WISHES TO SUBSTITUTE ANY EQUIPMENT OR MATERIALS FOR

THAT WHICH IS LISTED ON THE IRRIGATION DRAWINGS AND SPECIFICATIONS, THEY MAY REQUEST

TO DO SO BY PROVIDING THE FOLLOWING INFORMATION TO THE OWNER'S AUTHORIZED REPRESENTATIVE FOR REVIEW:

1. PROVIDE A STATEMENT INDICATING THE REASON FOR MAKING THE SUBSTITUTION. USE A SEPARATE SHEET OF PAPER FOR EACH ITEM TO BE SUBSTITUTED.

2. PROVIDE DESCRIPTIVE CATALOG LITERATURE, PERFORMANCE CHARTS AND FLOW CHARTS FOR EACH ITEM TO BE SUBSTITUTED.

3. PROVIDE THE AMOUNT OF COST DIFFERENCE IF THE SUBSTITUTED ITEM IS APPROVED.

B. THE OWNER'S AUTHORIZED REPRESENTATIVE SHALL HAVE THE SOLE AUTHORITY AND

RESPONSIBILITY OF ACCEPTING OR REJECTING ANY SUBSTITUTED ITEM AS AN APPROVED EQUAL

TO THOSE EQUIPMENT AND MATERIALS LISTED ON THE IRRIGATION DRAWINGS AND SPECIFICATIONS.

1.8 GUARANTEE:

A. THE GUARANTEE FOR THE SPRINKLER IRRIGATION SYSTEM SHALL BE MADE IN ACCORDANCE WITH THE ATTACHED FORM. THE GENERAL CONDITIONS AND SUPPLEMENTARY CONDITIONS OF

THESE SPECIFICATIONS SHALL BE FILED WITH THE OWNER OR HIS REPRESENTATIVE PRIOR TO ACCEPTANCE OF THE IRRIGATION SYSTEM.

B. A COPY OF THE GUARANTEE FORM SHALL BE INCLUDED IN THE OPERATIONS AND MAINTENANCE MANUAL.

C. THE GUARANTEE FORM SHALL BE RETYPED ONTO THE CONTRACTOR'S LETTERHEAD AND CONTAIN THE FOLLOWING INFORMATION:

GUARANTEE FOR IRRIGATION SYSTEM:

WE HEREBY GUARANTEE THAT THE IRRIGATION SYSTEM WE HAVE FURNISHED AND INSTALLED IS

FREE FROM DEFECTS IN MATERIALS AND WORKMANSHIP, AND THAT THE WORK HAS BEEN COMPLETED IN ACCORDANCE WITH THE DRAWINGS AND SPECIFICATIONS. WE AGREE TO

REPAIR OR REPLACE ALL DEFECTS IN MATERIAL OR WORKMANSHIP WHICH MAY DEVELOP

DURING THE PERIOD OF ONE YEAR FROM DATE OF ACCEPTANCE AND ALSO TO REPAIR OR

REPLACE ALL DAMAGES RESULTING FROM THE REPAIR OF SUCH DEFECTS AT NO ADDITIONAL COST TO THE OWNER. WE SHALL MAKE SUCH REPAIRS OR REPLACEMENTS WITHIN A REASONABLE TIME, AS DETERMINED BY THE OWNER, AFTER RECEIPT OF WRITTEN NOTICE. IN

THE EVENT OF OUR FAILURE TO MAKE SUCH REPAIRS OR REPLACEMENTS WITHIN A

REASONABLE TIME AFTER RECEIPT OF WRITTEN NOTICE FROM THE OWNER, WE AUTHORIZE THE

OWNER TO PROCEED TO HAVE SAID REPAIRS OR REPLACEMENTS MADE AT OUR EXPENSE AND WE WILL PAY THE COSTS AND CHARGES THEREFORE UPON DEMAND.

PROJECT:___________________________________________________________ LOCATION: __________________________________________________________ CONTRACTOR/COMPANY: ________________________LICENSE NO:___________ ADDRESS:____________________________________________________________ PHONE:______________________________________________________________ DATE OF FINAL ACCEPTANCE:___________________________________________ __________ ___________________________DATE: _________________ PART 2 - MATERIALS

2.1 MATERIALS:

A. GENERAL: USE ONLY NEW MATERIALS OF BRANDS AND TYPES NOTED ON DRAWINGS, SPECIFIED HEREIN OR APPROVED EQUALS.

B. THE DESIGN OF THE IRRIGATION SYSTEM IS BASED ON THE MANUFACTURERS AND PRODUCTS INDICATED. SUBSTITUTIONS WILL BE PERMITTED ONLY WITH THE OWNER'S REPRESENTATIVE APPROVAL. WHERE SUCH SUBSTITUTION WILL CHANGE THE COVERAGE OR FLOW RATES OF THE

SPRINKLER HEADS, OR VELOCITY AND FRICTION LOSS IN PIPE, THE REQUEST FOR SUBSTITUTION SHALL INCLUDE LAYOUT PLANS SHOWING REVISED SPRINKLER HEAD LOCATIONS. SUCH REVISED

LAYOUT PLAN SHALL PROVIDE COVERAGE AND WATERING RATES EQUIVALENT TO THOSE INDICATED.

C. PVC PRESSURE MAINLINE PIPE: SIZES: PIPE SIZES INDICATED ARE NOMINAL INSIDE DIAMETER UNLESS OTHERWISE NOTED.

1. PRESSURE MAINLINE PIPING FOR SIZES 1-1/2 INCHES AND SMALLER SHALL BE PVC SCHEDULE 40 WITH SOLVENT-WELDED JOINTS, WHITE COLOR. PIPE SHALL BE MADE FROM

NSF APPROVED TYPE I, GRADE I PVC COMPOUND CONFORMING TO ASTM RESIN SPECIFICATION D1784 AND PRODUCT DESIGN SPECIFICATION ASTM 1785. ALL PIPE MUST MEET REQUIREMENTS AS SET FORTH IN FEDERAL SPECIFICATION PS-21-70 (SOLVENT-WELD PIPE).

2. PRESSURE MAINLINE PIPING FOR SIZES 2 INCHES AND LARGER, SHALL BE PVC CLASS 315 (S.D.R. 13.5) WITH SOLVENT-WELD JOINTS, WHITE COLOR. PIPE SHALL BE MADE FROM AN

NSF APPROVED TYPE I, GRADE I, PVC COMPOUND CONFORMING TO ASTM RESIN SPECIFICATION D1784 AND PRODUCT DESIGN SPECIFICATION ASTM 2241. ALL PIPE MUST MEET REQUIREMENTS AS SET FORTH IN FEDERAL SPECIFICATION PS-22-70, WITH AN APPROPRIATE STANDARD DIMENSION (S.D.R.) (SOLVENT- WELD PIPE).

3. ALL PVC PIPE MUST BEAR THE FOLLOWING MARKINGS:
a.MANUFACTURER'S NAME
b.NOMINAL PIPE SIZE
c.SCHEDULE OR CLASS
d.PRESSURE RATING IN PSI
e.NSF (NATIONAL SANITATION FOUNDATION) APPROVAL
f. DATE OF EXTRUSION
D. PVC NON-PRESSURE LATERAL LINE PIPING: PIPE SIZES INDICATED ARE NOMINAL INSIDE DIAMETER UNLESS OTHERWISE NOTED.

1. NON-PRESSURE BURIED LATERAL LINE PIPING OF ALL SIZES (3/4” MINIMUM) SHALL BE PVC SCHEDULE 40 (S.D.R. 21) WITH SOLVENT-WELD JOINTS, WHITE COLOR.

2. PIPE SHALL BE MADE FROM NSF APPROVED, TYPE I, GRADE I PVC COMPOUND CONFORMING TO ASTM RESIN SPECIFICATION D1784. ALL PIPE MUST MEET REQUIREMENTS SET FORTH IN FEDERAL SPECIFICATION PS-22-70 WITH AN APPROPRIATE STANDARD DIMENSION RATIO.

3. EXCEPT AS NOTED IN PARAGRAPH 1 AND 2 OF SECTION 2.1.C, ALL REQUIREMENTS FOR

NON-PRESSURE LATERAL LINE PIPE AND FITTINGS SHALL BE THE SAME AS FOR SOLVENT-WELD PRESSURE MAINLINE PIPE AND FITTINGS AS SET FORTH IN SECTION 2.1.B OF THESE SPECIFICATIONS.

E. PVC SOLVENT-WELD FITTINGS AND CONNECTIONS:

1. FOR PRESSURE LINES 3” AND SMALLER UPSTREAM OF REMOTE CONTROL VALVES, HOSE BIBS AND QUICK COUPLERS. ASTM D 2467, TYPE 1, GRADE 1, SCHEDULE 80, IMPACT

MOLDED FITTINGS, MANUFACTURED FROM VIRGIN COMPOUNDS AS SPECIFIED FOR

PIPING, TAPERED SOCKET OR MOLDED THREAD TYPE, SUITABLE FOR EITHER SOLVENT WELD OR SCREWED CONNECTIONS. MACHINE THREADED FITTINGS AND PLASTIC SADDLE AND FLANGE FITTINGS ARE NOT ACCEPTABLE.

2. FOR NON-PRESSURE LINES DOWNSTREAM OF REMOTE CONTROL VALVES. ASTM D 2464 OR D 2466, TYPE 1, GRADE 1, SCHEDULE 40, HIGH IMPACT MOLDED FITTINGS,

MANUFACTURED FROM VIRGIN COMPOUNDS AS SPECIFIED FOR PIPING, TAPERED SOCKET

OR MOLDED THREAD TYPE, SUITABLE FOR EITHER SOLVENT WELD OR SCREWED CONNECTIONS. MACHINE THREADED FITTINGS AND PLASTIC SADDLE AND FLANGE FITTINGS ARE NOT ACCEPTABLE.

3. ALL FITTINGS SHALL BEAR THE MANUFACTURER'S NAME OR TRADEMARK, MATERIAL DESIGNATION, SIZE, APPLICABLE I.P.S. SCHEDULE AND NSF SEAL OF APPROVAL.

F. PVC WELDING SOLVENT AND PRIMER:

1. SOLVENT CEMENTS SHALL COMPLY WITH ASTM D2564. SOCKET JOINTS SHALL BE MADE

PER RECOMMENDED PROCEDURES FOR JOINING PVC PLASTIC PIPE AND FITTINGS WITH

PVC SOLVENT CEMENT AND PRIMER BY THE PIPE AND FITTING MANUFACTURER AND PROCEDURES OUTLINED IN THE APPENDIX OF ASTM D2564.

2. ALL CLASSES PVC:
a.2 " AND UNDER - WELD-ON 2721 OR 2711 PVC SOLVENT AND P-70 PRIMER b.3” AND OVER - WELD-ON 2711 PVC SOLVENT AND P-70 PRIMER

3. SCHEDULE 40 PVC:
a.2 " AND UNDER -WELD-ON 2721 OR 2711 PVC SOLVENT AND P-70 PRIMER b.3” AND OVER - WELD-ON 2711 PVC SOLVENT AND P-70 PRIMER

4. SCHEDULE 80 PVC
a.ALL SIZES - WELD-ON 2711 PVC SOLVENT AND P-70 PRIMER.

G. PVC TO PVC OR PVC TO METAL THREADED CONNECTIONS:

1. THREAD LUBRICANT SHALL BE TEFLON RIBBON_TYPE, SUITABLE FOR THREADED INSTALLATIONS AS PER PVC PIPE AND FITTING MANUFACTURER'S RECOMMENDATIONS. LANDSCAPE SPECIFICATIONS L3.0 All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105

SECTION 328400 - IRRIGATION (CONTINUED)
H. PVC SCHEDULE 80 RISERS AND NIPPLES:

1. POLYVINYL CHLORIDE SCHEDULE 80 RISERS AND NIPPLES. TYPE 1, GRADE 1, SCHEDULE 80, HIGH IMPACT MOLDED, MANUFACTURED FROM VIRGIN COMPOUNDS AS SPECIFIED FOR PIPING. THREADED ENDS SHALL BE MOLDED THREADS ONLY. MACHINED THREADS ARE NOT ACCEPTABLE. PVC SCHEDULE 80 NIPPLES AND RISERS SHALL CONFORM TO ASTM D-2464.

I. BRASS PIPE AND FITTINGS:

1. WHERE INDICATED ON THE DRAWINGS, IPS, 125 POUND, 85% RED BRASS SCREWED PIPE CONFORMING TO ASTM B 43_91.

2. FITTINGS SHALL BE IPS, 125 POUND, 85% RED BRASS, THREADED, CONFORMING TO ANSI B16.15_85.

J. CONTROL WIRING:

1. CONNECTIONS BETWEEN THE AUTOMATIC CONTROLLER AND THE ELECTRIC CONTROL VALVES SHALL BE MADE WITH DIRECT BURIAL COPPER WIRE AWG-U.F. 600 VOLT. PILOT OR STATION WIRE SHALL BE 14 GAUGE, COMMON WIRE 12 GAUGE.

2. CONNECTIONS BETWEEN THE FLOW SENOR AND THE CONTROLLER SHALL BE MADE WITH RAINMASTER EV-CAB-SEN IN 1” CONDUIT.

K. CONTROL WIRING WATER PROOF CONNECTORS:

1. FIELD SPLICES BETWEEN THE AUTOMATIC CONTROLLER AND ELECTRICAL CONTROL

VALVES SHALL NOT BE ALLOWED WITHOUT PRIOR APPROVAL OF THE OWNER'S

REPRESENTATIVE

2. ALL SPLICES OF CONTROL WIRING SHALL BE MADE WITH SPEARS DRI-SPLICE, RAINBIRD SNAP-TITE WIRE CONNECTOR OR APPROVED EQUAL.

L. PULL BOXES:

1. PULL BOXES FOR CONTROL WIRE SHALL BE CARSON NO. 1419-12 WITH DIMENSIONS OF 10-3/4" X 16" X 12", OR APPROVED EQUAL. BOXES SHALL BE GREEN IN COLOR WITH GREEN COVERS. THE COVER SHALL BE SECURED WITH A STAINLESS STEEL BOLT-DOWN MECHANISM. PULL BOX EXTENSIONS SHALL BE BY THE SAME MANUFACTURER AS PULL BOX.

2. THE COVER SHALL BE HEAT BRANDED WITH THE LETTERS IRR-COM TWO INCHES HIGH.

PULL BOXES SHALL NOT EXCEED 500' IN DISTANCE APART AND BE LOCATED AT EVERY STREET OR DRIVEWAY CROSSING.

M.MASTER VALVE SHALL BE SUPERIOR CONTROLS 3100100 (1” NORMALLY OPEN) OR APPROVED EQUAL. MASTER VALVE SHALL BE CONNECTED TO THE LAST STATION ON THE CONTROLLER.

N. FLOW SENSOR SHALL BE CREATIVE SENSOR TECHNOLOGY PVC FLOW SENSOR (SIZE PER PLAN) IN SCHEDULE 80 TEE OR APPROVED EQUAL. FLOW SENSOR SHALL BE WIRED TO CONTROLLER USING EV-CAB-SEN CABLE OR CABLE PER PLAN IN 1” CONDUIT.

O. REMOTE CONTROL VALVE AND REMOTE CONTROL VALVE / PRESSURE REGULATOR ASSEMBLY:

1. REMOTE CONTROL VALVE SHALL BE NORMALLY CLOSED ELECTRICALLY ACTUATED DIAPHRAGM TYPE. VALVE BODY SHALL BE CONSTRUCTED OF BRASS AND STAINLESS STEEL. VALVE SHALL INCLUDE MANUAL FLOW ADJUSTMENT HANDLE AND INTERNAL MANUAL BLEED COCK FOR MANUAL OPERATION. VALVE SHALL BE HUNTER ICV AND ICZ (FOR DRIP) SERIES, AS SPECIFIED IN THE IRRIGATION MATERIALS LEGEND.

2. THE REMOTE CONTROL VALVE SHALL INCLUDE A TAG TO IDENTIFY THE CONTROLLER / STATION NUMBER. CONTROLLER / STATION ID TAGS SHALL BE MAXI SIZE, AS MANUFACTURED BY CHRISTY'S IRRIGATION OR APPROVED EQUAL.

P. ISOLATION VALVES:

1. ISOLATION VALVES WITH KEY SHALL BE AS SPECIFIED IN THE IRRIGATION LEGEND.

Q. QUICK COUPLING VALVES:

1. QUICK COUPLING VALVE WITH KEY SHALL BE AS SPECIFIED IN THE IRRIGATION LEGEND.

R. CONTROL VALVE BOXES:

1. USE 10” DIAMETER ROUND BOX FOR ALL GATE VALVES AND QUICK COUPLERS. CARSON INDUSTRIES NO. 910-12 WITH BOLT DOWN COVER, GREEN COLOR, OR APPROVED EQUAL.

VALVE BOX EXTENSIONS SHALL BE BY THE SAME MANUFACTURER AS THE VALVE BOX.

2. USE 11-7/8 INCH X 17 INCH X 12 INCH RECTANGULAR BOX FOR EACH REMOTE CONTROL VALVE/PRESSURE REGULATOR ASSEMBLY AND FILTER ASSEMBLY. BOX SHALL BE CARSON INDUSTRIES NO. 1419-12 WITH BOLT DOWN COVER, GREEN COLOR, OR APPROVED EQUAL.

S. SPRINKLER HEADS:

1. ROTATING STREAM TYPE:
a.THE SPRINKLER SHALL BE OF THE VISCOUS FLUID BRAKE ROTARY TYPE AND BE AN

ADJUSTABLE ARC, ADJUSTABLE RADIUS, MATCHED PRECIPITATION RATE, MULTI-STREAM, MULTI-TRAJECTORY ROTATING STREAM SPRINKLER. b.THE SPRINKLER SHALL PRODUCE AND MAINTAIN A MATCHED PRECIPITATION RATE NO GREATER THAN 0.6” PER HOUR THROUGHOUT THE ARC ADJUSTMENT RANGE AND RADIUS ADJUSTMENT RANGE, (UP TO 25% OF RADIUS REDUCTION), WHEN SPACED AT 50% OF WETTED DIAMETER.
c.THE PART CIRCLE SPRINKLER SHALL HAVE AN INFINITELY ADJUSTABLE ARC FROM 45° TO 105°, 90° TO 210° OR BETWEEN 210° TO 270° DEPENDING ON THE MODEL SELECTED.

THE FULL CIRCLE SPRINKLER SHALL IRRIGATE A FULL 360°. THE 45° TO 105° MODEL SHALL NOT REQUIRE COVERAGE FROM ADJACENT SPRINKLERS CLOSER THAN 3' FROM THE HEAD.
d.FULL OR PART CIRCLE SPRINKLERS SHALL BE CAPABLE OF UP TO 25% RADIUS REDUCTION USING A STAINLESS STEEL RADIUS ADJUSTMENT SCREW. THE RADIUS

REDUCTION SCREW SHALL HAVE A SLIP CLUTCH MECHANISM TO PREVENT INTERNAL DAMAGE IF TURNED PAST THE MINIMUM OR MAXIMUM RADIUS SETTINGS. THE RADIUS

REDUCTION SCREW SHALL REDUCE THE PRESSURE AND FLOW UPSTREAM OF THE ADJUSTABLE ORIFICE THEREBY MAINTAINING STREAM INTEGRITY. e.PART CIRCLE SPRINKLERS SHALL HAVE ARC ADJUSTMENT CAPABILITIES USING A STAINLESS STEEL RING. THE ADJUSTMENT RING SHALL BE EFFECTIVE ONLY WHILE

THE SPRINKLER IS POPPED UP AND SHALL BE INEFFECTIVE WHILE THE SPRINKLER IS DOWN. WHEN TURNED PAST THE MINIMUM OR MAXIMUM ARC LIMITS THE ADJUSTMENT MECHANISM SHALL HAVE A RATCHETING ACTION TO PREVENT INTERNAL DAMAGE. THIS

SAME RATCHETING ACTION SHALL ALLOW THE ORIENTATION OF THE LEFT EDGE OF THE VARIABLE ARC WHEN INSTALLED ON A FIXED RISER OR IN A POPUP BODY. THIS IS

INDEPENDENT OF AND IN ADDITION TO ANY RATCHET THAT MAY EXIST IN A POPUP BODY.
f. THE SPRINKLER ITSELF SHALL POP-UP AT APPROXIMATELY 15 PSI OF WATER PRESSURE. UPON CESSATION OF WATER PRESSURE, THE SPRINKLER ITSELF SHALL RETRACT. WHEN INSTALLED IN A POP-UP BODY THE SPRINKLER ITSELF SHALL POP-UP AFTER THE BODY STEM IS ALMOST FULLY EXTENDED. UPON DECREASING PRESSURE

THE SPRINKLER ITSELF SHALL POP-DOWN BEFORE THE POP-DOWN OF THE BODY STEM IS COMPLETE. THE SPRINKLER'S ADJUSTABLE ORIFICE SHALL BE MANUFACTURED FROM POLYURETHANE AND ACETYL PLASTIC MATERIALS FOR DURABILITY. THE SPRINKLER SHALL BE FITTED WITH A DETACHABLE FILTER.
g.SPRINKLER ASSEMBLY SHALL BE MANUFACTURED IN CORNER, SIDE STRIP, LEFT STRIP, AND RIGHT STRIP CONFIGURATIONS CAPABLE OF BEING INSTALLED IN FIXED 40 PSI (OR 30 PSI WHERE INDICATED IN LEGEND) POP-UP BODIES HAVING A 5/8-27 UNS MALE THREADED STEM, AT ALL COMMON POPUP HEIGHTS. SPRINKLER ASSEMBLY SHALL ALSO BE ABLE TO BE ATTACHED TO A 1/2 FIPT X 5/8-27 UNS MALE THREADED ADAPTER FOR USE ON FIXED PIPE RISERS. SPRINKLER ASSEMBLY SHALL ALSO BE ABLE TO BE ATTACHED TO A 1/2 FIPT X 5/8-28 UNS FEMALE THREADED ADAPTER FOR USE ON FIXED PIPE RISERS.
h.SPRINKLER HEADS SHALL BE HUNTER MP ROTATORS WITH HUNTER PROS-4/12-PRS30/40 BODIES OR APPROVED EQUAL AS SPECIFIED IN THE STREAM ROTOR SCHEDULE.

T. IRRIGATION CONTROLLER:

1. THE IRRIGATION CONTROLLER SHALL BE PER PLAN.

U. RAIN SENSOR:

1. WIRING: "NORMALLY OPEN" OR "NORMALLY CLOSED"

2. TIME TO TURN OFF IRRIGATION SYSTEM: 2 TO 5 MINUTES APPROX. FOR QUICK RESPONSE

3. TIME TO RESET QUICK RESPONSE: 4 HOURS APPROX. UNDER DRY, SUNNY CONDITIONS

4. TIME TO RESET WHEN FULLY WET: 3 DAYS APPROX. UNDER DRY, SUNNY CONDITIONS

5. UL LISTED, CUL (CSA), CE

6. SWITCH RATING: 24 VAC, 3 A

7. FREEZE SENSOR SHUTS SYSTEM OFF WHEN TEMPERATURES FALL BELOW 37˚ F (RAIN/FREEZE-CLIK MODEL)

8. SYSTEM OPERATING FREQUENCY: 433 MHZ

9. UL LISTED, FCC APPROVED, SUITABLE FOR USE IN AUSTRALIA, CUL (CSA), CE

10.COMMUNICATION RANGE UP TO 800 FT. LINE OF SIGHT (WIRELESS MODEL)

11.RECEIVER INPUT POWER: 24 VAC (FROM CONTROLLER)

12.EQUAL TO HUNTER WIRELESS RAIN CLIK
V. DRIP SYSTEM:

1. SHALL BE A COMPLETE SYSTEM OF IN-LINE EMITTER DRIP LINE, FITTINGS, VACUUM/AIR

RELEASE VALVES, FLUSH VALVES, AND SYSTEM OPERATION INDICATORS AS MANUFACTURED BY RAINBIRD:
c.XFS SERIES SUBSURFACE DRIPLINE WITH COPPERSHIELD TECHNOLOGY WITH EMITTER

SIZE AND SPACING PER PLAN
d.AIR VENT ASSEMBLY PER PLAN
e.REQUIRED INLET/OUTLET FITTINGS
f. FLUSH ASSEMBLY FITTINGS
g.INSTALLATION FITTINGS
h.INSERT FITTING TEES, COUPLINGS, ELBOWS AND END CLAMPS FOR A SECURE

CONNECTION
i. SOIL STAPLES FOR SECURE TUBING PLACEMENT DURING INSTALLATION j. OPERATION INDICATOR PER PLAN
W.SLEEVES SHALL BE SCHEDULE 80 PVC UNDER ROADS AND SCHEDULE 40 PVC UNDER WALKS.

SLEEVE SIZES SHALL BE TWO (2) TIMES THE DIAMETER OF THE SLEEVED PIPE, WITH A 2” MINIMUM DIAMETER. SLEEVES SHALL BE WHITE IN COLOR AS MANUFACTURED BY PACIFIC WESTERN PIPE OR APPROVED EQUAL.

PART 3 - EXECUTION

3.1 INSPECTION:

A. SITE CONDITIONS:

1. BEFORE START OF INSTALLATION OF THE IRRIGATION SYSTEM, EXAMINE THE SITE, CONSTRUCTION DOCUMENTS AND/OR AS-BUILT DRAWINGS OF OTHER TRADES TO:
a.VERIFY LOCATION OF EXISTING UNDERGROUND UTILITIES VALVES, MANHOLES, CATCH

BASINS, AND OTHER APPURTENANCES THAT WILL AFFECT THE LAYOUT OF THE SPRINKLER SYSTEM.
b.VERIFY LOCATION OF EXISTING TREES, NEW TREES, AND OTHER OBSTRUCTIONS THAT WILL AFFECT THE LAYOUT OF THE SPRINKLER SYSTEM.
c.VERIFY LOCATION OF STUB OUTS AND POINTS OF CONNECTION TO THE WATER SUPPLY SYSTEM.
d.VERIFY GRADES TO DETERMINE THAT WORK MAY SAFELY PROCEED IN KEEPING WITHIN THE SPECIFIED TRENCH DEPTHS.

B. EXERCISE EXTREME CARE IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES. THE

CONTRACTOR SHALL BE RESPONSIBLE FOR DAMAGES TO UTILITIES WHICH ARE CAUSED BY HIS OPERATIONS OR NEGLECT. CHECK ANY EXISTING UTILITY DRAWINGS FOR EXISTING UTILITY LOCATIONS.

3.2 PREPARATION:

A. PHYSICAL LAYOUT:

1. LOCATIONS INDICATED ARE DIAGRAMMATIC AND APPROXIMATE ONLY AND SHALL BE

CHANGED AND ADJUSTED AS NECESSARY AND AS DIRECTED TO MEET EXISTING AND BUILT CONDITIONS AND TO OBTAIN COMPLETE WATER COVERAGE.

2. PRIOR TO INSTALLATION, THE CONTRACTOR SHALL STAKE OUT ALL PRESSURE SUPPLY LINES AND CONTROL WIRE ROUTING, CONTROL VALVE AND SPRINKLER HEAD LOCATIONS.

MAINTAIN THE STAKING OF THE APPROVED LAYOUT UNTIL INSTALLATION IS COMPLETED.

3. ALL LAYOUTS SHALL BE APPROVED BY THE OWNER'S REPRESENTATIVE PRIOR TO INSTALLATION.

4. EXERCISE EXTREME CARE IN EXCAVATING AND WORKING NEAR EXISTING UTILITIES.

CONTRACTOR SHALL BE RESPONSIBLE FOR DAMAGES TO UTILITIES WHICH ARE CAUSED BY THEIR OPERATIONS OR NEGLECT. REFER TO CIVIL DRAWINGS FOR EXISTING UTILITY LOCATIONS.

5. SPRINKLER LINES SHALL HAVE A MINIMUM CLEARANCE OF 3 INCHES FROM EACH OTHER AND 36” FROM OTHER UTILITY LINES. DO NOT INSTALL PARALLEL LINES DIRECTLY OVER ONE ANOTHER.

6. COORDINATE INSTALLATION OF IRRIGATION MATERIALS, INCLUDING PIPE, SO THERE

SHALL BE NO INTERFERENCE WITH UTILITIES OR OTHER CONSTRUCTION OR DIFFICULTY IN PLANTING TREES, SHRUBS AND GROUNDCOVERS.

B. WATER SUPPLY:

1. THE IRRIGATION SYSTEM SHALL BE CONNECTED TO WATER SUPPLY POINTS OF CONNECTION AS INDICATED ON THE DRAWINGS AND AS APPROVED BY THE OWNER.

2. CONNECTIONS SHALL BE MADE AT APPROXIMATE LOCATIONS AS SHOWN ON THE DRAWINGS. (SEE ALSO CIVIL DRAWINGS).

3. THE CONTRACTOR IS RESPONSIBLE FOR MINOR CHANGES CAUSED BY ACTUAL SITE CONDITIONS.

3.3 EXCAVATING AND TRENCHING:

C. GENERAL: PERFORM ALL EXCAVATIONS AS REQUIRED FOR INSTALLATION OF WORK, INCLUDING SHORING OF EARTH BANKS, IF NECESSARY.

D. TRENCHING:

1. DIG TRENCHES STRAIGHT AND SUPPORT PIPE CONTINUOUSLY ON BOTTOM OF TRENCH.

LAY PIPE TO AN EVEN GRADE. TRENCHING EXCAVATION SHALL FOLLOW LAYOUT INDICATED ON DRAWINGS AND AS NOTED.

2. TRENCH DEPTH SHALL BE ADEQUATE TO PROVIDE BACKFILL COVER TO A DEPTH MEASURED FROM TOP OF PIPE TO FINISHED GRADE AS FOLLOWS:
a.PROVIDE FOR A MINIMUM COVER OF 18 INCHES FOR ALL PVC PRESSURE MAINLINES 2” AND SMALLER.
b.PROVIDE FOR A MINIMUM COVER OF 12 INCHES FOR ALL PVC NON-PRESSURE LINES 1-1/2” AND SMALLER.
c.WHEN TRENCH IS SHARED WITH PVC PRESSURE MAINLINE, PROVIDE FOR A MINIMUM COVER OF 18 INCHES FOR ALL CONTROL WIRING.

C. BACKFILLING:

1. THE TRENCHES SHALL NOT BE BACKFILLED UNTIL ALL REQUIRED TESTS ARE PERFORMED (SEE SECTION 3.6). TRENCHES SHALL BE CAREFULLY BACKFILLED WITH THE EXCAVATED MATERIALS APPROVED FOR BACKFILLING. BACKFILLED TRENCHES IN LANDSCAPED AREAS

SHALL BE MECHANICALLY COMPACTED IN TO A DRY DENSITY EQUAL TO ADJACENT UNDISTURBED SOIL. BACKFILLED AREAS WILL CONFORM TO ADJACENT GRADES WITHOUT DIPS, SUNKEN AREAS, HUMPS OR OTHER SURFACE IRREGULARITIES.

2. EXCAVATED TRENCH MATERIAL USED FOR BACKFILL SHALL CONSIST OF EARTH, LOAM,

SANDY CLAY, SAND OR OTHER APPROVED MATERIALS, FREE FROM LARGE CLODS OF EARTH OR STONE. APPROVED BACKFILL SHALL BE A FINE GRANULAR MATERIAL WITHOUT FOREIGN MATTER, ROCKS, CLODS OR STONES LARGER THAN 1/2 INCH IN SIZE.

3. WHERE EXISTING ON-SITE MATERIAL IS NOT SUITABLE AS BACKFILL, THE CONTRACTOR SHALL PROVIDE SAND BEDDING A MINIMUM OF 2 INCHES UNDER, AROUND AND 2 INCHES ABOVE TOP OF PIPE FOR PVC PLASTIC PIPE AND BRASS PIPING.

4. FLOODING OF TRENCHES WILL BE PERMITTED ONLY WITH APPROVAL OF THE OWNER'S REPRESENTATIVE.

5. IF SETTLEMENT OF ANY BACKFILLED AREA OCCURS AND SUBSEQUENT ADJUSTMENTS

AND/OR REPAIRS OF PIPE, VALVES, SPRINKLER HEADS, LAWN OR PLANTING OR OTHER

CONSTRUCTION ARE NECESSARY, THE CONTRACTOR SHALL MAKE ALL REQUIRED ADJUSTMENTS AND/OR REPAIRS WITHOUT ADDITIONAL COST TO THE OWNER.

D. TRENCHING AND BACKFILLING UNDER PAVING:

1. TRENCHES LOCATED UNDER AREAS WHERE PAVING, ASPHALTIC CONCRETE OR CONCRETE WILL BE INSTALLED SHALL BE BACKFILLED WITH SAND (A LAYER 4 INCHES BELOW THE PIPE AND 3 INCHES ABOVE THE PIPE) AND COMPACTED IN LAYERS TO 95% COMPACTION, USING MANUAL OR MECHANICAL TAMPING DEVICES. TRENCHES FOR

PIPING SHALL BE COMPACTED TO EQUAL THE COMPACTION OF THE EXISTING ADJACENT UNDISTURBED SOIL AND LEFT IN A FIRM UNYIELDING CONDITION. ALL TRENCHES SHALL BE LEFT FLUSH WITH THE ADJOINING GRADE. THE LANDSCAPE IRRIGATION CONTRACTOR SHALL SET IN PLACE; CAP AND PRESSURE TEST ALL PIPING UNDER PAVING PRIOR TO THE PAVING WORK.

2. GENERALLY, PIPING UNDER EXISTING WALKS IS DONE BY JACKING, BORING OR

HYDRAULIC DRIVING, BUT WHERE ANY CUTTING OR BREAKING OF SIDEWALKS AND/OR

CONCRETE IS NECESSARY, IT SHALL BE DONE AND REPLACED BY THE CONTRACTOR AS PART OF THE CONTRACT COST. PERMISSION TO CUT OR BREAK SIDEWALKS AND/OR CONCRETE SHALL BE OBTAINED FROM THE OWNER'S REPRESENTATIVE. NO HYDRAULIC DRIVING WILL BE PERMITTED UNDER CONCRETE PAVING. COMPACT ALL BACKFILL TO 95% DRY DENSITY AND DISPOSE OF WASTE OFF SITE. REPLACEMENT PAVEMENT SHALL MATCH EXISTING IN STRUCTURE, MATERIAL AND APPEARANCE.

3. PROVIDE FOR A MINIMUM COVER AS LISTED IN SECTION 3.3-B BETWEEN THE TOP OF THE

PIPE AND THE BOTTOM OF THE AGGREGATE BASE FOR ALL PRESSURE AND NON-PRESSURE PIPING INSTALLED UNDER ASPHALTIC CONCRETE PAVING.

E. POINT OF CONNECTION (POC):

1. CONNECTIONS TO WATER SUPPLY: CONNECT NEW UNDERGROUND PIPING TO WATER SUPPLY LINE DOWNSTREAM OF THE DOMESTIC BACKFLOW PREVENTER SHUT-OFF VALVE.

PROVIDE FLANGES, ADAPTERS AND OTHER NECESSARY FITTINGS REQUIRED TO MAKE THE CONNECTIONS.

F. INSTALLATION OF PVC PIPE:

1. PIPE SHALL BE CUT USING APPROVED PVC PIPE CUTTERS ONLY. SAWED JOINTS WILL NOT BE PERMITTED. ALL FIELD CUTS SHALL BE BEVELED TO REMOVE BURRS AND EXCESS BEFORE FITTING AND SOLVENT WELD OF JOINTS.

2. PVC PIPE AND FITTINGS SHALL BE THOROUGHLY CLEANED OF DIRT, DUST AND MOISTURE BEFORE JOINTS ARE MADE. PIPE ENDS AND FITTINGS SHALL BE TREATED WITH MEK, OR

OTHER PRIMER RECOMMENDED BY THE PIPE MANUFACTURER, BEFORE WELDING SOLVENT IS APPLIED.

3. SOCKET JOINTS SHALL BE MADE IN ACCORDANCE WITH RECOMMENDED PROCEDURES

FOR JOINING PVC PLASTIC PIPE AND FITTINGS WITH PVC SOLVENT CEMENT BY THE PIPE

AND FITTING MANUFACTURER AND PROCEDURES OUTLINED IN THE APPENDIX OF ASTM D 2564-93. WELDED JOINTS SHALL BE GIVEN A MINIMUM OF 15 MINUTES TO SET BEFORE MOVING OR HANDLING. INSTALL NO ASSEMBLY INTO A TRENCH WHICH HAS STANDING WATER.

4. WHEN CONNECTION IS PLASTIC TO METAL, PVC FEMALE ADAPTERS SHALL BE USED WITH SHORT (NOT CLOSE) PVC SCH 80 THREADED NIPPLES IF NEEDED TO COMPLETE THE CONNECTION. JOINTS SHALL BE MADE WITH 2 CLOCKWISE WRAPS OF TEFLON TAPE ON MALE THREADED FITTING. HAND TIGHTENED JOINT PLUS ONE TURN WITH A STRAP WRENCH.

5. ASSEMBLE AND PLACE PIPE LINES HAVING RUBBER RING SEAL JOINTS IN ACCORDANCE WITH MANUFACTURER'S WRITTEN INSTRUCTIONS.

6. SNAKE PIPE FROM SIDE_TO_SIDE OF TRENCH BOTTOM TO ALLOW FOR EXPANSION AND CONTRACTION.

7. NO WATER SHALL BE PERMITTED IN THE PIPE UNTIL INSPECTIONS HAVE BEEN COMPLETED AND A PERIOD OF AT LEAST 24 HOURS HAS ELAPSED FOR SOLVENT WELD SETTING AND CURING.

8. CENTER LOAD PIPE WITH APPROVED BACKFILL TO PREVENT ARCHING AND SLIPPING UNDER PRESSURE. LEAVE JOINTS EXPOSED FOR INSPECTION DURING TESTING.

9. AT CHANGES OF DIRECTION OF 45 DEGREES OR MORE FOR PIPES 2_1/2 INCHES AND

LARGER, CONSTRUCT CONCRETE THRUST BLOCKS AGAINST UNDISTURBED EARTH WITH SUFFICIENT BEARING TO RESIST THE THRUST OF WATER.

H. CONDUIT AND SLEEVES:

7. COORDINATION: PROVIDE MATERIALS AND COORDINATE INSTALLATION WITH OTHER TRADES AS REQUIRED TO FACILITATE A SMOOTH CONSTRUCTION SEQUENCE.

8. CONDUIT: FURNISH AND INSTALL CONDUIT WHERE CONTROL WIRES PASS UNDER OR THROUGH WALLS, WALKS AND PAVING. CONDUITS TO BE OF ADEQUATE SIZE TO ACCOMMODATE RETRIEVAL FOR REPAIR OF WIRING AND SHALL EXTEND 12 INCHES BEYOND EDGES OF WALLS AND PAVEMENT. USE CONDUIT SWEEPS AT ALL CHANGES IN DIRECTION.

9. SLEEVING: INSTALL SLEEVES FOR ALL PIPES PASSING THROUGH OR UNDER WALKS AND PAVING AS SHOWN ON THE DRAWINGS. SLEEVING TO BE OF ADEQUATE SIZE TO ACCOMMODATE RETRIEVAL OF WIRING OR PIPING FOR REPAIR AND SHALL EXTEND 12 INCHES BEYOND EDGES OF PAVING OR OTHER CONSTRUCTION. CURVE SLEEVES WHERE REQUIRED BY HEAT FORMING PIPE. NO FITTINGS SHALL BE USED FOR SLEEVES. LANDSCAPE SPECIFICATIONS L3.1 All plans, designs and ideas shown on this drawing are the property of Neri Landscape Architecture and shall not be used, disclosed or reproduced by any person, firm or corporation for any purpose without written consent from Neri Landscape Architecture Project No. - Drawn - OH Checked - JPN 5/6/2024
928 Hornblend Street, Suite # 3San Diego, CA 92109Fax 858-274-3223 Tel 858-274-3222 - www.NeriLa.com PALM AVENUE DUPLEX CITY
SUBMITTAL 4476 Palm Avenue La Mesa, CA 91941 LANDSCAPE IMPROVEMENT PLANS FOR CITY PROJECT NO.: 2023-2105