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SDP 2024-0013 Griffin Ranch TM 38083 (06.18.2025)■ �GI.ILIW % ALIFUKNI A June 18, 2025 Lea Moguet Toll Brothers 350 Commerce Suite 200 Irvine, CA 92602 SUBJECT: SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH TM 38083 Dear Ms. Moguet, The Design and Development Department has reviewed and approved your request for Site Development Permit 2024-0013 for architecture and landscaping plans for the Griffin Ranch Residential Development project. The approval is subject to Conditions of Approval attached to the staff report. The appeal period for this decision is 15 days from the date of this decision and will end on July 3, 2025. If you have any questions regarding the review process, please contact me at jlima laquintaca.gov and or (760) 777-7195. Sincerely, Jack Lima Assistant Planner Design and Development Enclosures: • Staff Report with Conditions of Approval cc. Danny Castro, Design and Development Director City of La Quinta DIRECTOR'S DECISION: June 18, 2025 STAFF REPORT AGENDA TITLE: APPROVE SITE DEVELOPMENT PERMIT 2024-0013 FOR ARCHITECTURE AND LANDSCAPING FOR 37 SINGLE FAMILY HOMES WITHIN AN EXISTING 24.46 ACRE TRACT; CEQA: DESIGN AND DEVELOPMENT DEPARTMENT HAS REVIEWED THE PROPOSED PROJECT AND DETERMINED THAT THE PROJECT IS CONSISTENT WITH THE ADDENDUM TO ENVIRONMENTAL ASSESSMENT 2006-577; LOCATION: SOUTH OF AVENUE 54 BETWEEN MADISON STREET AND MONROE STREET PROJECT INFORMATION PROJECT: GRIFFIN RANCH RESIDENTIAL DEVELOPMENT APPLICANT/OWNER: TOLL BROTHERS REQUEST: APPROVE A SITE DEVELOPMENT PERMIT FOR ARCHITECTURE AND LANDSCAPING PLANS FOR 37 SINGLE FAMILY HOMES CEQA: THE PROJECT IS CONSISTENT WITH THE ADDENDUM TO THE MITIGATED NEGATIVE DECLARATION (MND) THAT WAS PREPARED FOR EA2006-577, APPROVED BY THE LA QUINTA PLANNING COMISSION ON JANUARY 25, 2022, RESOLUTION 2022-013, PURSUANT TO SECTION 15164 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). NO FURTHER ANALYSIS IS REQUIRED. LOCATION: SOUTH OF AVENUE 54 BETWEEN MADISON STREET AND MONROE STREET (ATTACHMENT 1) GENERALPLAN DESIGNATION: LOW DENSITY RESIDENTIAL ZONING DESIGNATION: LOW DENSITY RESIDENTIAL / EQUESTRIAN OVERLAY SURROUNDING ZONING/LAND USES: NORTH: VERY LOW AND LOW DENSITY RESIDENTIAL AND EQUESTRIAN OVERLAY / SINGLE FAMILY RESIDENTIAL GOLF COURSE AND GRIFFIN ESTATE SOUTH: LOW DENSITY RESIDENTIAL AND EQUESTRIAN OVERLAY / EXISTING SINGLE FAMILY RESIDENTIAL EAST: LOW DENSITY RESIDENTIAL AND EQUESTRIAN OVERLAY / EXISTING SINGLE FAMILY RESIDENTIAL WEST: LOW DENSITY RESIDENTIAL AND EQUESTRIAN OVERLAY / EXISTING SINGLE FAMILY RESIDENTIAL EXECUTIVE SUMMARY The Griffin Ranch project was first approved in 2004 under Tract 32879 for 303 single-family residential homes (Attachment 1) Tentative Tract Map 38083 was approved on January 25, 2022, which included the approval of subdividing the remaining 20 residential lots into 37 lots. • Toll Brothers (Applicant) proposes architecture and landscaping plans for approval under a Site Development Permit (SDP) (Attachment 2) BACKGROUND/ANALYSIS Tract 38083 was approved by La Quinta Planning Commission on January 25, 2022, on the subject site for 37 single family homes on 24.46 acres. Subsequently, the map was recorded on September 25, 2024, and the project is currently undergoing rough grading. The Applicant proposes architecture and landscape design for the single-family homes, to be constructed on the existing tract. No changes are being proposed to the project site design, including lot lines, streets, lot numbers, or lot sizes. The Applicant requests SDP approval for the plan types proposed within the development. Architecture The Applicant is proposing three (3) Spanish architectural plan types. There are a total of six (6) color schemes amongst the three architectural plans. The total square footages of the plans range from 4,191 square feet (sf) to 4,332 sf. The architecture incorporates variations in roof line, stone veneers, stucco walls, recessed windows and typical Spanish color palette (Attachment 2). Landscaping Landscaping is proposed within the project site and along Avenue 60 and Madison Street (Attachment 2). The landscape plans consist of the common areas of the project as well as front yard typicals. The assorted species of plants and trees, including palo verde (desert museum), willow acacia, various types of shrubs, and desert cassia, add character and aesthetics to the project meanwhile being consistent with desert palettes throughout the City. The front yard typicals for the homes will include at least three (3) trees per front yard combined with a mixture of shrubs and tan decomposed granite. AGENCY AND PUBLIC REVIEW Public Agency Review This request was sent to all applicable City departments on January 22, 2025. All written comments received are on file and available for review with the Design and Development Department. All applicable comments have been adequately addressed and/or incorporated in the recommended Conditions of Approval. ENVIRONMENTAL REVIEW The La Quinta Design and Development Department prepared an addendum to the Mitigated Negative Declaration (MND) for Griffin Ranch Specific Plan Amendment No. 1, EA2006-577, approved by the La Quinta Planning Commission on January 25, 2022, Resolution 2022-013, pursuant to Section 15164 of the California Environmental Quality Act (CEQA). The project is consistent with this addendum and is subject to the findings and mitigation measures contained in EA 2006-577. No further environmental review is required. Prepared by: Jack Lima, Assistant Planner Approved by: Danny Castro, Design and Development Director Attachments: 1. Vicinity Map 2. Site Development Permit Plan Set SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 1 OF 12 FINDINGS Consistency with General Plan The proposed development is consistent with the General Plan land use designation of Low Density Residential. The City's General Plan policies relating to low density residential encourage a full range of single-family residential units within the City, and the proposed use maintains those policies. 2. Consistency with Zoning Code The proposed development, as conditioned, is consistent with the development standards of the City's Zoning Code in terms of architectural style and landscaping. The proposed development is consistent with the relevant development standards including but not limited to setbacks, heights, lot coverage, and livable area. The proposed project is also consistent with the City's Single Family Residential Design Guidelines. 3. Compliance with California Environmental Quality Act The project is consistent with the addendum to the Mitigated Negative Declaration (MND) which was prepared for Griffin Ranch Specific Plan Amendment No. 1, EA2006-577, approved by the La Quinta Planning Commission on January 25, 2022, Resolution 2022- 013, pursuant to Section 15164 of the California Environmental Quality Act (CEQA). The project is subject to the findings and mitigation measures contained in EA 2006-577. 4. Architectural Design The proposed project, as conditioned, is consistent with the Zoning Ordinance, the City's Single Family Residential Design Guidelines, and consistent with other single family residential developments within the City. The project incorporates Spanish Architectural plan types of high quality, consistent with the rest of the City. 5. Site Design The site design of the project, including project entries, circulation, screening, exterior lighting, and other site design elements are compatible with surrounding development. The site design was approved as part of Tract 38083 and is not changing as part of this project. 6. Landscape Design The proposed project is consistent with the landscaping standards and plant palette and implements the standards for landscaping and aesthetics, including drought tolerant desert landscaping, established in the General Plan and Zoning Code. SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 2 OF 12 CONDITIONS OF APPROVAL C,FNFRAI 1. The applicant agrees to defend, indemnify and hold harmless the City of La Quinta ("City"), its agents, officers and employees from any claim, action or proceeding to attack, set aside, void, or annul the approval of this Site Development Permit. The City shall have sole discretion in selecting its defense counsel. The City shall promptly notify the applicant of any claim, action or proceeding and shall cooperate fully in the defense. 2. Site Development Permit 2024-0013 shall comply with all applicable conditions and/or mitigation measures for the following related approvals: Tentative Tract Map 38083 Specific Plan 2006-074 Environmental Assessment 2006-577. In the event of any conflict(s) between approval conditions and/or provisions of these approvals, the Design and Development Director shall adjudicate the conflict by determining the precedence. 3. The Site Development Permit shall expire two years from the date of approval and shall become null and void in accordance with La Quinta Municipal Code Section 9.200.080, unless a building permit has been issued. A time extension may be requested per LQMC Section 9.200.080. 4. Prior to the issuance of any grading, construction, or building permit by the City, the applicant shall obtain any necessary clearances and/or permits from the following agencies, if required: • Riverside County Fire Marshal • La Quinta Public Works Department (Grading Permit, Green Sheet (Public Works Clearance) for Building Permits, Water Quality Management Plan (WQMP) Exemption Form — Whitewater River Region, Improvement Permit) • Design & Development Department — Planning and Building Divisions • Riverside Co. Environmental Health Department • Coachella Valley Unified School District • Coachella Valley Water District (CVWD) • Imperial Irrigation District (IID) • California Water Quality Control Board (CWQCB) • State Water Resources Control Board • SunLine Transit Agency • SCAQMD Coachella Valley SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 3 OF 12 The applicant is responsible for all requirements of the permits and/or clearances from the above listed agencies. When these requirements include approval of improvement plans, the applicant shall furnish proof of such approvals when submitting those improvement plans for City approval. 5. Coverage under the State of California Construction General Permit must be obtained by the applicant, who then shall submit a copy of the Regional Water Quality Control Board's ("RWQCB") acknowledgment of the applicant's Notice of Intent ("NOI") and Waste Discharge Identification (WDID) number to the City prior to the issuance of a grading or building permit. 6. The applicant shall comply with applicable provisions of the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; the California Regional Water Quality Control Board — Colorado River Basin Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2012-0006-DWQ. a. For construction activities including clearing, grading or excavation of land that disturbs one (1) acre or more of land, or that disturbs less than one (1) acre of land, but which is a part of a construction project that encompasses more than one (1) acre of land, the Permitee shall be required to submit a Storm Water Pollution Protection Plan ("SWPPP") to the State Water Resources Control Board. The applicant or design professional can obtain the California Stormwater Quality Association SWPPP template at www.cabmphandbooks.com for use in their SWPPP preparation. b. The applicant shall ensure that the required SWPPP is available for inspection at the project site at all times through and including acceptance of all improvements by the City. c. The applicant's SWPPP shall include provisions for all of the following Best Management Practices ("BMPs") (LQMC Section 8.70.020 (Definitions)): i. Temporary Soil Stabilization (erosion control). ii. Temporary Sediment Control. iii. Wind Erosion Control. iv. Tracking Control. v. Non -Storm Water Management. vi. Waste Management and Materials Pollution Control. 1. All erosion and sediment control BMPs on an Erosion Control Plan proposed by the applicant shall be approved by the City Engineer prior to any onsite or offsite grading, pursuant to this project. 2. The SWPPP and BMPs shall remain in effect for the entire duration of project construction until all improvements are completed and SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 4 OF 12 accepted by the City Council. 3. The inclusion in the Homeowners' Association (HOA) Conditions, Covenants, and Restrictions (CC&Rs), a requirement for the perpetual maintenance and operation of all post -construction BMPs as required and the applicant shall execute and record an agreement that provides for the perpetual maintenance and operation of all post -construction BMPs as required. 7. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual attorney's fees incurred by the City Attorney to review, negotiate and/or modify any documents or instruments required by these conditions, if Developer requests that the City modify or revise any documents or instruments prepared initially by the City to effect these conditions. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. 8. Developer shall reimburse the City, within thirty (30) days of presentment of the invoice, all costs and actual consultant's fees incurred by the City for engineering and/or surveying consultants to review and/or modify any documents or instruments required by this project. This obligation shall be paid in the time noted above without deduction or offset and Developer's failure to make such payment shall be a material breach of the Conditions of Approval. PROPERTY RIGHTS 9. Prior to issuance of any permit(s), the applicant shall acquire or confer easements and other property rights necessary for the construction or proper functioning of the proposed development. Conferred rights shall include irrevocable offers to dedicate or grant access easements to the City for emergency services and for maintenance, construction and reconstruction of essential improvements. 10. Pursuant to the aforementioned condition, conferred rights shall include approvals from the master developer or the HOA over easements and other property rights necessary for construction and proper functioning of the proposed development not limited to access rights over proposed and/or existing private streets that access public streets and open space/drainage facilities of the master development. 11. The applicant shall offer for dedication all public street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 12. The applicant shall retain for private use all private street rights -of -way in conformance with the City's General Plan, Municipal Code, applicable specific plans, and/or as required by the City Engineer. 13. The applicant shall offer for dedication those easements necessary for the placement of, and access to, utility lines and structures, drainage basins, mailbox clusters, park lands, SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 5 OF 12 and common areas. 14. The applicant shall furnish proof of easements, or written permission, as appropriate, from those owners of all abutting properties on which grading, retaining wall construction, permanent slopes, or other encroachments will occur. IMPROVEMENT PLANS As used throughout these Conditions of Approval, professional titles such as "engineer," "surveyor," and "architect," refers to persons currently certified or licensed to practice their respective professions in the State of California. 15. Improvement plans shall be prepared by or under the direct supervision of qualified engineers and/or architects, as appropriate, and shall comply with the provisions of LQMC Section 13.24.040 (Improvement Plans). 16. The following improvement plans shall be prepared and submitted for review and approval by the Public Works Department. A separate set of plans for each line item specified below shall be prepared. The plans shall utilize the minimum scale specified, unless otherwise authorized by the City Engineer in writing. Plans may be prepared at a larger scale if additional detail or plan clarity is desired. Note, the applicant may be required to prepare other improvement plans not listed here pursuant to improvements required by other agencies and utility purveyors. A. On -Site Street Improvements/Signing & Striping/ Storm Drain Plans 1" = 40' Horizontal, 1"= 4' Vertical B. PM-10 Plan 1" = 40' Horizontal C. Erosion Control Plan 1" = 40' Horizontal D. Final WQMP (Plan submitted in Report Form) NOTE: A through D to be submitted concurrently (Separate Storm Drain Plans if applicable) E. On -Site Residential Precise Grading Plan 1" = 30' Horizontal Other engineered improvement plans prepared for City approval that are not listed above shall be prepared in formats approved by the City Engineer prior to commencing plan preparation. "On -Site Precise Grading" plan is required to be submitted for approval by the Building Official, Planning Manager and the City Engineer. All On -Site Signing & Striping Plans shall show, at a minimum; Stop Signs, Limit Lines and Legends, No Parking Signs, Raised Pavement Markers (including Blue RPMs at fire SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 6 OF 12 hydrants) and Street Name Signs per Public Works Standard Plans and/or as approved by the City Engineer. Grading plans shall normally include perimeter walls with Top Of Wall & Top Of Footing elevations shown. All footings shall have a minimum of 1-foot of cover, or sufficient cover to clear any adjacent obstructions. "On -Site Precise Grading Plan" plans shall normally include all on -site surface improvements including but not limited to finish grades for curbs & gutters, building floor elevations, wall elevations, parking lot improvements and accessible requirements. 17. The City maintains standard plans, detail sheets and/or construction notes for elements of construction which can be accessed via the Public Works Development "Plans, Notes and Design Guidance" section of the City website (www.lag uintaca.gov). Please navigate to the Public Works home page and look for the Standard Drawings hyperlink. 18. Upon completion of construction, and prior to final acceptance of the improvements by the City, the applicant shall furnish the City with reproducible record drawings of all improvement plans which were approved by the City. Each sheet shall be clearly marked "Record Drawing" and shall be stamped and signed by the engineer or surveyor certifying to the accuracy and completeness of the drawings. The applicant shall have all approved mylars previously submitted to the City, revised to reflect the as -built conditions. The applicant shall employ or retain the Engineer of Record (EOR) during the construction phase of the project so that the FOR can make site visits in support of preparing "Record Drawing". However, if subsequent approved revisions have been approved by the City Engineer and reflect said "Record Drawing" conditions, the FOR may submit a letter attesting to said fact to the City Engineer. IMPROVEMENT SECURITY AGREEMENTS 19. Prior to approval of any Final Map, the applicant shall construct all on and off -site improvements and satisfy its obligations for same, or shall furnish a fully secured and executed Subdivision Improvement Agreement ("SIX) guaranteeing the construction of such improvements and the satisfaction of its obligations for same, or shall agree to any combination thereof, as may be required by the City. 20. Any Subdivision Improvement Agreement ("SIA") entered into by and between the applicant and the City of La Quinta, for the purpose of guaranteeing the completion of any improvements related to this Site Development Permit and Tract Map, shall comply with the provisions of LQMC Chapter 13.28 (Improvement Security). 21. Improvements to be made, or agreed to be made, shall include the removal of any existing structures or other obstructions which are not a part of the proposed improvements; and shall provide for the setting of the final survey monumentation. When improvements are phased through a "Phasing Plan," or an administrative approval (e.g., Site Development Permits), all off -site improvements and common on -site improvements (e.g., backbone utilities, retention basins, perimeterwalls, landscaping and SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 7 OF 12 gates) shall be constructed, or secured through a SIA, prior to the issuance of any permits in the first phase of the development, or as otherwise approved by the City Engineer. Improvements and obligations required of each subsequent phase shall either be completed, or secured through a SIA, prior to the completion of homes or the occupancy of permanent buildings within such latter phase, or as otherwise approved by the City Engineer. In the event the applicant fails to construct the improvements for the development, orfails to satisfy its obligations for the development in a timely manner, pursuant to the approved phasing plan, the City shall have the right to halt issuance of all permits, and/or final inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. 22. Depending on the timing of the development of this Site Development Permit, and the status of the off -site improvements at the time, the applicant may be required to: A. Construct certain off -site improvements. B. Construct additional off -site improvements, subject to the reimbursement of its costs by others. C. Reimburse others for those improvements previously constructed that are an obligation of this site development permit. D. Secure the costs for future improvements that are to be made by others. E. To agree to any combination of these actions, as the City may require. Off -Site Improvements should be completed on a first priority basis. The applicant shall complete Off -Site Improvements in the first phase of construction or by the issuance of the 20% Building Permit. In the event that any of the improvements required for this development are constructed by the City, the applicant shall, prior to the approval of the Final Map, or the issuance of any permit related thereto, reimburse the City for the costs of such improvements. 23. For the Subdivision Improvement Agreement ("SIA"), the applicant shall submit detailed construction cost estimates for all proposed on -site and off -site improvements, including an estimate for the final survey monumentation, for checking and approval by the City Engineer. Such estimates shall conform to the unit cost schedule as approved by the City Engineer. Estimates for improvements under the jurisdiction of other agencies shall be approved by those agencies and submitted to the City along with the applicant's detailed cost estimates. 24. Should the applicant fail to construct the improvements for the development, or fail to SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 8 OF 12 satisfy its obligations for the development in a timely manner, the City shall have the right to halt issuance of building permits, and/or final building inspections, withhold other approvals related to the development of the project, or call upon the surety to complete the improvements. GRADING 25. The applicant shall comply with the provisions of LQMC Section 13.24.050 (Grading Improvements). 26. Prior to occupancy of the project site for any construction, or other purposes, the applicant shall obtain a grading permit approved by the City Engineer. 27. To obtain an approved grading permit, the applicant shall submit and obtain approval of all of the following: A. A grading plan prepared by a civil engineer registered in the State of California, B. A preliminary geotechnical ("soils") report prepared by a professional registered in the State of California, C. A Fugitive Dust Control Plan prepared in accordance with LQMC Chapter 6.16, (Fugitive Dust Control), and D. An Erosion Control Plan with Best Management Practices prepared in accordance with LQMC Sections 8.70.010 and 13.24.170 (NPDES Stormwater Discharge Permit and Storm Management and Discharge Controls). E. A Final WQMP prepared by an authorized professional registered in the State of California. All grading shall conform with the recommendations contained in the Preliminary Soils Report, and shall be certified as being adequate by soils engineer, or engineering geologist registered in the State of California. The applicant shall furnish security, in a form acceptable to the City, and in an amount sufficient to guarantee compliance with the approved Fugitive Dust Control Plan provisions as submitted with its application fora grading permit. Additionally, the applicant shall replenish said security if expended by the City of La Quinta to comply with the Plan as required by the City Engineer. 28. The applicant shall maintain all open graded, undeveloped land in order to prevent wind and/or water erosion of such land. All open graded, undeveloped land shall either be planted with interim landscaping, or stabilized with such other erosion control measures, as were approved in the Fugitive Dust Control Plan. 29. Grading within the perimeter setback and parkway areas shall have undulating terrain and shall conform with the requirements of LQMC Section 9.60.240(F) except as otherwise SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 9 OF 12 modified by this condition. The maximum slope shall not exceed 3:1 anywhere in the landscape setback area, except for the backslope (i.e. the slope at the back of the landscape lot) which shall not exceed 2:1 if fully planted with ground cover. The maximum slope in the first six (6) feet adjacent to the curb shall not exceed 4:1 when the nearest edge of sidewalk is within six feet (6') of the curb, otherwise the maximum slope within the right of way shall not exceed 3.1. All unpaved parkway areas adjacent to the curb shall be depressed one and one-half inches (1.5") in the first eighteen inches (18") behind the curb. 30. Building pad elevations on the rough grading plan submitted for City Engineer's approval shall conform with pad elevations shown on the preliminary grading plan, unless the pad elevations have other requirements imposed elsewhere in these Conditions of Approval. 31. The applicant shall minimize the differences in elevation between the adjoining properties and the lots within this development. Where compliance within the above stated limits is impractical, the City may consider alternatives that are shown to minimize safety concerns, maintenance difficulties and neighboring -owner dissatisfaction with the grade differential. 32. Prior to any site grading or regrading that will raise or lower any portion of the site by more than plus or minus half of a foot (05) from the elevations shown on the approved Site Development Permit Preliminary Grading Plan, the applicant shall submit the proposed grading changes to the City Engineer for a substantial conformance review. 33. Prior to the issuance of a building permit for any building lot, the applicant shall provide a lot pad certification stamped and signed by a qualified engineer or surveyor with applicable compaction tests and over excavation documentation. Each pad certification shall list the pad elevation as shown on the approved grading plan, the actual pad elevation and the difference between the two, if any. Such pad certification shall also list the relative compaction of the pad soil. The data shall be organized by lot number, and listed cumulatively if submitted at different times. DRAINAGE 34. Stormwater handling shall conform with the approved hydrology and drainage report for Tract Map 38083. Nuisance water shall be disposed of in an approved manner. 35. The applicant shall comply with the provisions of LQMC Section 13.24.120 (Drainage), Retention Basin Design Criteria, Engineering Bulletin No. 06-16 —Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. More specifically, stormwater falling on site during the 100-year storm shall be retained within the development, unless otherwise approved by the City Engineer. The design storm shall be either the 1-hour, 3-hour, 6-hour or 24-hour event producing the greatest total run-off. 36. Nuisance water shall be retained on site. Nuisance water shall be disposed of per SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 10 OF 12 approved methods contained in Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems and Engineering Bulletin No. 06-015 - Underground Retention Basin Design Requirements. 37. In design of retention facilities, the maximum percolation rate shall be two inches per hour. The percolation rate will be considered to be zero unless the applicant provides site specific data indicating otherwise and as approved by the City Engineer. 38. The project shall be designed to accommodate purging and blowoff water (through underground piping and/or retention facilities) from any on -site or adjacent well sites granted or dedicated to the local water utility authority as a requirement for development of this property. 39. No fence or wall shall be constructed around any retention basin unless approved by the Design and Development Director and the City Engineer. 40. For on -site above ground common retention basins, retention depth shall be according to Engineering Bulletin No. 06-16 — Hydrology Report with Preliminary Hydraulic Report Criteria for Storm Drain Systems. Side slopes shall not exceed 3.1 and shall be planted with maintenance free ground cover. Additionally, retention basin widths shall be not less than 20 feet at the bottom of the basin. 41. Stormwater may not be retained in landscaped parkways or landscaped setback lots. Only incidental storm water (precipitation which directly falls onto the setback) will be permitted to be retained in the landscape setback areas. The perimeter setback and parkway areas in the street right-of-way shall be shaped with berms and mounds, pursuant to LQMC Section 9.100.040(B)(7). 42. The design of the development shall not cause any increase in flood boundaries and levels in any area outside the development. 43. The development shall be graded to permit storm flow in excess of retention capacity to flow out of the development through a designated overflow and into the historic drainage relief route. 44. Storm drainage historically received from adjoining property shall be received and retained or passed through into the historic downstream drainage relief route. 45. The applicant shall comply with applicable provisions for post construction runoff per the City's NPDES stormwater discharge permit, LQMC Sections 8.70.010 et seq. (Stormwater Management and Discharge Controls), and 13.24.170 (Clean Air/Clean Water); Riverside County Ordinance No. 457; and the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011 and the State Water Resources Control Board's Order No. 2009-0009-DWQ and Order No. 2010- 0014-DWQ. A. For post -construction urban runoff from New Development and Redevelopments Projects, the applicant shall implement requirements of the NPDES permit for the SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 11 OF 12 design, construction and perpetual operation and maintenance of BMPs per the approved Water Quality Management Plan (WQMP) for the project as required by the California Regional Water Quality Control Board — Colorado River Basin (CRWQCB-CRB) Region Board Order No. R7-2013-0011. B. The applicant shall implement the WQMP Design Standards per (CRWQCB-CRB) Region Board Order No. R7-2013-0011 utilizing BMPs approved by the City Engineer. A project specific WQMP shall be provided which incorporates Site Design and Treatment BMPs utilizing first flush infiltration as a preferred method of NPDES Permit Compliance for Whitewater River receiving water, as applicable. C. The developer shall execute and record a Stormwater Management/BMP Facilities Agreement that provides for the perpetual maintenance and operation of stormwater BMPs. UTILITIES 46. The applicant shall comply with the provisions of LQMC Section 13.24.110 (Utilities). 47. The applicant shall obtain the approval of the City Engineer for the location of all utility lines within any right-of-way, and all above -ground utility structures including, but not limited to, traffic signal cabinets, electric vaults, water valves, and telephone stands, to ensure optimum placement for practical and aesthetic purposes. 48. Existing overhead utility lines within, or adjacent to the proposed development, and all proposed utilities shall be installed underground. All existing utility lines attached to joint use 92 KV transmission power poles are exempt from the requirement to be placed underground. 49. Underground utilities shall be installed prior to overlying hardscape. For installation of utilities in existing improved streets, the applicant shall comply with trench restoration requirements maintained or required by the City Engineer. The applicant shall provide certified reports of all utility trench compaction for approval by the City Engineer. CONSTRUCTION 50. The City will conduct final inspections of habitable buildings only when the buildings have improved street and (if required) sidewalk access to publicly maintained streets. The improvements shall include required traffic control devices, pavement markings and street name signs. If on -site streets in residential developments are initially constructed with partial pavement thickness, the applicant shall complete the pavement prior to final inspections of the last ten percent of homes within the development or when directed by the City, whichever comes first. LANDSCAPE AND IRRIGATION SITE DEVELOPMENT PERMIT 2024-0013 GRIFFIN RANCH RESIDENTIAL DEVELOPMENT-37 UNITS FINDINGS AND CONDITIONS OF APPROVAL APPROVED: JUNE 18, 2025 PAGE 12 OF 12 51. The applicant shall comply with LQMC Sections 13.24.130 (Landscaping Setbacks) & 13.24.140 (Landscaping Plans). 52. The applicant shall provide landscaping in the required setbacks, retention basins, and common lots. 53. All new landscape areas shall have landscaping and permanent irrigation improvements in compliance with the City's Water Efficient Landscape regulations contained in LQMC Section 8.13 (Water Efficient Landscape). 54. The applicant shall submit final landscape plans for review, processing and approval to the Design and Development Department, in accordance with the Final Landscape Plan application process. Design and Development Director approval of the final landscape plans is required prior to issuance of the first building permit unless the Director determines extenuating circumstances exist which justify an alternative processing schedule. NOTE: Plans are not approved for construction until signed by the appropriate City official, including the Design and Development Director. Prior to final approval of the installation of landscaping, the Landscape Architect of record shall provide the Design and Development Department with a letter stating he/she has personally inspected the installation and that it conforms with the final landscaping plans as approved by the City. If staff determines during final landscaping inspection that adjustments are required in order to meet the intent of the Planning Commission's approval, the Design and Development Director shall review and approve any such revisions to the landscape plan. MAINTENANCE 55. The applicant shall comply with the provisions of LQMC Section 13.24.160 (Maintenance). 56. The applicant shall make provisions for the continuous and perpetual maintenance of common areas, perimeter landscaping up to the curb, access drives, sidewalks, and stormwater BMPs. FEES AND DEPOSITS 57. Permits issued under this approval shall be subject to the provisions of the Development Impact Fee and Transportation Uniform Mitigation Fee programs in effect at the time of issuance of building permit(s). 58. The applicant shall comply with the provisions of LQMC Section 13.24.180 (Fees and Deposits). These fees include all deposits and fees required by the City for plan checking and construction inspection. Deposits and fee amounts shall be those in effect when the applicant makes an application for plan check and permits. � I AVENUE 50 D AVENUE i _5 z L LJ 7 W Z o-- �' AVENUE 52 AVENUE 53 w SITE c~n AVENUE 54 w w _� w U W Li� Of � cRiF�r�"N';H O z o p N v) z AVENUE z O t" o o AIRPORT BLVD a Q VICINITY MAP N.T.S. Vicinity Map SDP2024-0013 Griffin Ranch Residential Development 55 ATTACHMENT 1 — _ ---- — .—L ~ c --AVENUE iT—•----.— "--- c—�"�-- y-_�/w— _��_ 1 rrT�� III — T�®�a�®e®® -- 1/ � \ -� �. L--:�'� RESIDENCE L IV rHeu4v u�fr�oofEKTML (LDP)— �-LX. Ws L � s .. _ 1' „.' I . 7GOlnllWIM 3 I ! 21ITA- LO III LAND SPECIFIC IWLLAI\ � I - E4vvi I _ I 1 r 1 L �V 1 II L r ~1 y SLID 9I1 IE I, 71* T 34 e ILO'lq DENSI17W 7IISIIJIFIMTAI_ (II -DR) U. p0"I"(Go E8VAUEP AT UGI7r'IW LAKE OfWECU-IC PLAM ATTACHMENT IN THE CITY Of IA QUINTA, COUNTY Of RIVERSIDE, STATE Of CALIFORNIA SITE PLAN EXHIBIT DATE: APRIL N. =5 REVISIONS Oe11 [nmox DATA TABLE ea xu5 ANN.—iR MILL BRCS.. INC. ..RP -.D i+n W2 Coxray. nrvooNxw9— I TELENIOIE; (6261 su-+nsc •RDH .—F Rt <NO -HE TO IGf xnu rtLErxoxE. O�IJ�Rii Ex SnxG zox xG —DfxNnr R¢' -' --- '-i¢TR nN Ovfxur RH HilI6TRL4N OVERUY mOPOSEO GENEUL PUN All NE LOw of>aitt R¢Dfrvnu wnx —RAN OVERur PHASING LEGEND PHASE, PASE 2 L.nA E 3 — VICINITY MAP A SCALE 1-80' •MSACONSULTINC INC s"oET I.-vlEn ;IMo TRACT NO. 38083 - GRIFFIN RANCH PRELIMINARY GRADING EXHIBIT IVISA CONSULTING, INC CANTER FARRIER SORRELL SPANISH CO(ONIAL "ALUSN SPANISH COLOWAL CANTER = ?F SCiRRFL_ ANDALUSiA 5. 1Plle :Xi_~C>l AL ALDALUS TOLL BROTHERS L LJ L1J Z Ir LU � U U) Cn A-00 `Toll Brothers EXTERIOR COLOR SELECTIONS AMERICA'S LUXURY HOME BUILDER- California TRIM/PRECAST/COLUMNS Brick STUCCO BODY CORBELS/STUCCO FASCIA ROOFS) SHUTTERS Nacre Naturel Sunrise Blend Peppercorn Marquee24 Dovetail PAINT GRADE DOOR STAIN DOOR STAIN FRONT DOOR GARAGE FRENCH DOORS mmmm Therma Tru Driftwood Jeld Wen Ebony Peppercorn Brainstorm Bronze Naturel METAL 1 Black Fox Exterior Lighting Garage Door Style The renderings and images of materials found on this sheet are intended as a reference only. Actual materials and appearances may varyfmm what is shown here. Please refer to the physical samples available in your sales office. `Toll Brothers EXTERIOR COLOR SELECTIONS AMERICA'S LUXURY HOME BUILDER- California TRIM/PRECAST/COLUMNS Brick STUCCO BODY CORBELS/STUCCO FASCIA ROOF (S) SHUTTERS Outerbanks Malabar Santa Cruz Blend Web Gray Marquee24 Sanderling PAINT GRADE DOOR STAIN DOOR STAIN FRONT DOOR GARAGE FRENCH DOORS mmmm Therma Tru New Earth Jeld Wen Ebony Web Gray Giffin Malabar METAL 1 Black Fox Exterior Lighting Garage Door Style The renderings and images of materials found on this sheet are intended as a reference only. Actual materials and appearances may varyfrom what is shown here. Please refer to the physical samples available in your sales office. `Toll Brothers EXTERIOR COLOR SELECTIONS AMERICA'S LUXURY HOME BUILDER' California TRIM/PRECAST/COLUMNS Brick STUCCO BODY CORBELS/STUCCO FASCIA ROOF (S) SHUTTERS In M - Macadamia Navajo White Corona Del Mar Blend Thunder Gray Marquee24 Sanderling PAINT GRADE DOOR STAIN DOOR STAIN FRONT DOOR GARAGE FRENCH DOORS mmmm Therma Tru Driftwood Jeld Wen Mocha Thunder Gray Garret Gray Navajo White METAL 1 Black Fox Exterior Lighting Garage Door Style The renderings and images of materials found on this sheet are intended as a reference only. Actual materials and appearances may varyfrom what is shown here. Please refer to the physical samples available in your sales office. `Toll Brothers EXTERIOR COLOR SELECTIONS AMERICA'S LUXURY HOME BUILDER- California EAVES/FASCIA/ STUCCO BODY TRIM/PRECAST WOOD TRIM ROOF (S) SHUTTERS Latte Softer Tan Garret Gray Santa Cruz Blend Mount Etna PAINT GRADE METAL DOOR STAIN DOOR STAIN FRONT DOOR GARAGE MMMME Black Fox Therma Tru New Earth Jeld Wen Sable Mount Etna Garret Gray BRICK - - - Exterior Lighting Cultured Stone Tenley Brick (to be Garage Door Style painted stucco body color) The renderings and images ofmaterials found on this sheet are intended as a reference only. Actual materials and appearances may varyfrom what is shown here. Please refer to the physical samples available in your sales office. `Toll Brothers EXTERIOR COLOR SELECTIONS AMERICA'S LUXURY HOME BUILDER- California EAVES/FASCIA/ STUCCO BODY TRIM/PRECAST WOOD TRIM ROOF (S) Basket Beige Stucco Foothills Walnut Creek PAINT GRADE METAL DOOR STAIN DOOR STAIN FRONT DOOR Black Fox Therma Tru Driftwood Jeld Wen Ebony Enduring Bronze BRICK -- Exterior Lighting Cultured Stone Tenley Brick (to be Garage Door Style painted stucco body color) SHUTTERS 01 Enduring Bronze GARAGE 0 Foothills The renderings and images ofmaterials found on this sheet are intended as a reference only. Actual materials and appearances may varyfmm what is shown here. Please refer to the physical samples available in your sales office. `Toll Brothers EXTERIOR COLOR SELECTIONS AMERICA'S LUXURY HOME BUILDER' California EAVES/FASCIA/ STUCCO BODY TRIM/PRECAST WOOD TRIM ROOF (S) SHUTTERS Relaxed Khaki Panda White Superior Bronze Adobe Blend Sable PAINT GRADE METAL DOOR STAIN DOOR STAIN FRONT DOOR GARAGE MMMME Black Fox Therma Tru New Earth Jeld Wen Mocha Sable Superior Bronze BRICK Exterior Lighting Cultured Stone � Tenley Brick (to be Garage Door Style painted stucco body color) The renderings and images ofmaterials found on this sheet are intended as a reference only. Actual materials and appearances may varyfrom what is shown here. Please refer to the physical samples available in your sales office. 0 IN THE CITY OF LA QUINT A, COUNTY OF RIVERSIDE, ST ATE OF CALIFORNIA GRIFFIN RANCH TRACT MAP NO.38083 BEING A SUBDIVISION OF A PORTION OF THE NORTH HALF OF SECTION 15, TOWNSHIP 6 SOUTH, RANGE 7 EAST, SAN BERNARDINO BASE AND MERIDIAN PREPARED FOR• CADO LA QUINTA ESTATES, LLC 1545 FARADAY AVENUE CARLSBAD, CA 92008 (760) 827-6025 LANDSCAPE PLANS INTERIOR COMMON AREAS VICINITY MAP \s4 mwm� � I Y U ® PROJECT SUE nt��a SITE MAP SHEET INDEX SHEET NO. SHEET DESCRIPTION T5 TITLE SHEET LI.I CON57RUCTION PLAN L3.1 IRRIGATION PLAN L32 IRRIGATION PLAN L3.3 IRRIGATION PLAN L3.4 IRRIGATION PLAN L4.1 IRRIGATION NOTES Y EMITTER SCHEDULE L4.2 IRRIGATION DETAILS 1_43 IRRIGATION SPECIFICATIONS L5.1 PLANTING PLAN L57 PLANTING PLAN L53 PLANTING PLAN L5.4 PLANTING PLAN L6.1 PLANTING DETAILS 1_62 PLANTING SPECIFICATIONS RIFFIN RANCH �j Tract 38083, La Q&ta CA 3oll 5OC �-NO I .CA9602 IINTERIOR COEMMON AREAS I JOB # yIATEq DATB October 25, 2024 TITLE SHEET �vxn ray Y W " VLV� 11 /\O SEE MATCHLINE'A', THISSHEET kA • • — MATERIALS LEGEND WTR ASSEMB III ItYMIT W ( I I PA WALLS i x PA PA PA sm. v[scrsiPnax rvuxss,uffviersrsiranarvs ® u�wu tAM To nAtu ezbmb uvula cxsia iw �+I� , III � _ _ O_ — — — — — — — — — — — — — a � o v LOT 1 CATV ox� 4�� DONALI STREET I I JI CONSTRUCTION LEGEND PA PA PA PA O F7 ro'arow.mi,uamrs Q ` xnaxnwve una�w PA .¢ram, Wrtp lfn'E ----- EXI5TING YLALL TO REMAIN �— iaura��rbsxamve Liwvmcrsx — — — v iaiwm --- �.rrn. �.L. iau,awxnsmwww ddm LOT 5 EXI5TI1% KALL To R AIN MASONRY WALL NOTES .,"sree�sa.�o it Rneiwra �aa, x� =v PA IIIIII I III ' P Prs z = O� I z m �� I I so U- LL LOT 2 PP asE c7 ETE OX (OT SWR MH I Mesa nNo Ell D ERIFIE9) wr"tea IID RAN ORMERII III 4560 LOT 6 SWR MH H // IIII I I III wroe PA I I I a "a, 2 III TRANSFORM IR Y 11456 6 III _ o I 3 w PA II 3 w w I I III mn+ .-PLANTER N w LOT7 III Ik I II un�,. _�:._:. _• _ �wuTexs"ix� < g J k II u� ml A SECTION WALL W a I I III s 4 I-o 0� I Q O LOT 4 I 0 F 7 of EXISTING VLALL TO REMAIN VZ BOX O O z I II METER BOX (NOT FIELD VERIFIED) U O U PA II� III FH 2" IRRIGATION SERVO'DICE PER DWG I I EXISTING HALL TO REMAIN I �� w V NO. 3458 34586 (NOT FIELD ��aq��.. t./SEE MATCHLINE'A'THIS SHEET A 1 _ III(/l VERIFIED) III I III I I II IA C O' 20, 40' 0..�.�.�.�. -Q GRAPHIC SCALE L, SEE MATCHLII7' SHEET L1.2 = 201-0„ SEE MATCHLINE'B', SHEET L1.1� a• I'I I II I • —l:J SEE MATCCHLINL'C,, LHI2 lH DEL C — • \ ZJD \\ \ \PA I EXISTING Y L TO W N I I I II PA 2" RRICATI SERVICE \ \ REMAIN FA N ' — o o CVWD DWG NO. 34588 LOT 12 PA 4 PA A FIT / WI VZ BOX pq L. PAS LI I ' x U _ _ �_ _ SEATO E SLE �_ � 6 SWR MH Ph �\ s EXISTIIb MILL REMAIN LOT 9 145599 PA PA V PA y�5 / LOT 15 P� SW MH I N / �' LOT14 M,°F 14 "OR IPh Qz LL ~ LL u LOT 10 III I D W EXISTING MALL TO REMAIN 2" IRRIGATION SERVICE PER ELEC VAUL CVWD DWG N0. 35211 (NOT FIELD VERIFIED) E M Is III I II I W S I PA VZ BOX pq 2 II R I F o I —PA i— __ 'III' I F s U -- SEATTLE SLEW WAY w U I PA METER BOX () tilil 1 2" IRRIGATION SERVICE O 1145 94 METER BOX (NOT FIELD VERIFIED) O ° 4Ril FIELD VERIFIE) PER CVWD DWG NO. 35211 LOT 11 LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 MATERIALS LEGEND MASONRYW WALL NOTES WALLS Z I �L W a I —1. a,Pae �P-oR,o o ro Q IID mNd5F0 M I IDeP z U +ueDs I -�ero�,ro� CONSTRUCTION LEGEND Z II O O E%IGTIN6 YWl. TO RR4AIN I� \ VZ BOX Amm�wu�eru�ero �,.•..�IA LOT 12 PA �H een.E� P—mr•mma rmwwvae s. — — — _ _ q� . \. I r 11 SEE MATCHLINE'C', THIS SHEET i•e rauu w.� a nMuu� 16.�ro��.�wwe�.oErz�ere �+� �sxmscu�p _ --- min ,,.�, �•"^"�'°"XO44RYb°R^'� o =o 40 eo ��' N11.2 GRAPHIC SCALE _ 20-0, MATCHLINE'F', SEE IHI� SLHE�ET E EXISTING M LL TO F/ REMAIN / PA o Q e j W SWR I Z FH PA FH ELEC VADLT W1 W Y is IA PA A / — LOT 26 O / I H TRANSFORMERS H2-- O MEf R BOX (NOT FIE VERIFIED) LOT 20 LOT 21 LOT 22 LOT 23 LOT 24 LOT 25 �\ = U G MATCHLINE'G', SE_E THIS SHED -I -IIII - ^ �'1 �T�H `'r �IN�'�',�E� �H �E�L1�4 H Z PAI III I I I� MATERIALS LEGEND o PA 2" IRRIGATION SERJICE II WALL$ Zvi m1E PER cvwo owc No. I em Fe— F5211 (NOT I ,nw w OW e �oR ro wrd 0-4 waua oN e'3 F VERI—) EXISTING AALL TO d_ P-o-ro M VZ DO } II REMAIN LOT 29 EH PA CONSTRUCTION LEGEND J Q I R MH II wR MH emi xera wrwreru,aw�+reeere O IIIw WI 11IID RANSFORMER 4 589 II,�.. 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GRAPHIC SCALE (D—u-sLINE'I', SEE THIS SHEETc SEE MATCHLINE'N, THIS SHEET P2 IA O III I o LOT 5 a 9/4' I]�6PM D 6�4• I III, III � I II D II III III III IIMFi�1AI III Y SW MIT � I wren LOTS Icw wrE I II � I - IF uuE v, III SIN FE I II II TRANSFO56 8 III Q 3 II IWI III III LOT 7 II I PW4THt NET3t al, I olo of coN�now NNFLT lF4 WATER I' MF2R TO 0ChP5T10 WATHt NAINLIME BCUPOE INSTALL A I'WATBt MEIER, � eACKFLaW FREVEN�ER pEVIOE, � - I METER 80X (NOT - I NASTE2 VALVE MID FLOW SBLOR AT I I PoIM OF'd TON. FIBS FIELD VERIFIED) " CCDfOINAT: LCOATION OF L�MP^.aTo 1a NATERSOLRCEWTHDM8A5 - 2" IRRIGATION REFREs@ITAnvE. I SERVICE PER CVWD DWG NO. LOTS II�DRF - (NOT FIELD I I VERIFIED) III I � ��I I aJ�pRIPwvEaA ;, SEE MATCII INS SHEET L3.2o IGQIf-'ATI/NJ I Cl-'CMII Brra •nR�FAciu BacivrDn ■ RANEIw - DRP EMITTER FOR TFEES - - pETAIL'L'-Ldl O RABbIRp CP� RABBIFID pR1PE11nEl¢RA¢PdMLBa ® ® ��' warn RcaBl API �'rR ACC B� � EfH PR9 fLM TIB 31a iCH LiiT no�Icv-mG Ism WILH Pf I¢m oE30ART TEiE T 19UGATW DElALL SHEET (DElALL p � i Oa9 &ff m iO pETALL 6VEEI. 1pETaLL 9) ab09.6Y aFE PLAY FOR cilE. siLTi oa T��'iwnml>sLCWaml�uTm�NA�r.Are WIOCcaPIER VALrf. RE£R 1O.11, 9HF£I.IpETALL �'� AYtO ,0 FLLLSH vALVE R3ER TO IRRI--DEfAR elEEi.fDEfA1L'c') WASTER rcvTmx vALVE.xORTxLr uosap oWM ATION W� 10 cm�—L- TO pEtnlL sHFBET toEiAIL 'L'I. ►� O FV MV FM --- FRESv.�Fi namLaeRPTlFme ueE ec�vWE em,u.ua ale Fae nFE LAR-.ER Tww z,-el:F as Wprep -Frrdswllff LATErsAL LM FIPrtG - P.c sc�oW-E am TO BRB —D I BAWiT FFiVfNiER p£v146 WILL SER.£ , IRee anmN PoN, of cuNEo,Id, N[w I• Da�EBnc wa,ER —ON y�pfrRryEfrp Pg�VIyEp AND INBTALLm ®Y LrWp- — — ,®, LI I��TE9 FLOr�N �o�PER MMNiE IxDIcpTEe ELEcnele roMlm vE 81zE AtiId3J'91W iBH4L eED A�A&Np P� RG Of1JIR WTBIDE LOT LI1E PG1MppEa 'vALSE6I3£ TO 2E M6iALLEp M m aLLw Fae � r+ ��vEu' ��an. LcuTlwa, cwm,+nge xv.LL EKIeD npwLwP za eeYWo LpsT vxvE CONTRACTOR NOTE: I. INSTALLING OCMTF. OIR IS TO OMANGE OR ADJUST EMITTERS TO TREES IF NEOE66ARY TO INBU1 RANT MATERIAL 16 NOT E:EING OVER OR UNDER WATERED THROWN RANT ESTA5LIfiW1ENT PERIOD, CVWD NOTES: L INSTAS PLANK. WALLA, 91DEWALKB AND F£RIANENT BTRICTA E8 OF AVY KIND SHALL NOT BE PLMITED, _ LLED OR WILT IN OVWD AND IYOR EASEMENTS OIR RIGHro-6-WAr WITVaIt FIRST OBTAMRK. Onl 2 NO TU' —IE6 IN I':- Li AR I- A IANTAI�NIINNT NG AY�T�DECORATIVE CONOT8IE AND/OR LANOSDAPRKs METALLED OVER WAtER MAll INLINES, vALy£S/9ELLER NO D IVEIW 9, 3LAND DSOLAPEW�PARENR ARE6 ORE�ATED�B MA I�SNLT IN ZO .—rT.11 NTO HT�E ST3. AN _.T. OR COVERED WITOH SWTASLE BIND COVER ANDSOAPID WITH DRIP IRRKaATED 9NRA3/ SEE SHEET L4.1 FOR NOTES E EMITTER SCHEDULE SEE SHEET L42 FOR IRRIGATION DETAILS SEE SHEET L43 FOR IRRIGATION SPECIFICATIONS = U U o LL 2 V REFER TO CIVIL ENGINEERING PLANS FOR GRADING, DRAINAGE dJ z AND WATER PLAN INFORMATION IQ � a PIPE SIZING CIPART Q zz O a SGM IB 2 GFn 0' 20' 40' E0' GFn O � — _ GRAPPIC SCALE U 2.SS GFn 1- z 20-0" zTR , awB Warr- a..N�.<som..•�a.Fa„m.., b�NL3.1 SEE MATCHLINE U, SHEET• e I I I I CATI, SERVICE P DING vwP ram pA � D. 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I %I'ry I II S' — _ x•_ w� _ U W —�� I OD —_ -- PoG: YV.IER METER PdM LF LOIY�EL IOIF ooN��lci.wt IrgE Insra.L A p 1145 94 I•raTER n,Era4 rAlxcwm METER BO% (0' I'SPLktiOW Pr&i'ENrER VNIOE, 2„ IRRIGATION SERVICE r>w. w.siull FIELD VERFE ) rER VALVE AND ftDYI AT PoIM OF PER CV DWG N0. Tim av 66'E¢ OdmiLTION FICCdROINATE LO-1Wn-ox oP vnl�nc 35211 WA1H! EOURLE WITH OWNERS R�SaiATVE ffl¢ c� — Z U ' Q METER BO% (NOT O FIELD VERIFIED) 2 S3 a LOT 11 3e I'I I I LOT 16 LOT 17 was. rw LOT 18 LOT 19 LOT 20 a 4 o 4 Q Q m o®�J Q IRRIGATION LEGEND ( �I�,E6 ELEciRO CCNTR0. vA<� 6IrE ImeAiES RwWiav ZO.E rrff ■ _ _ �rAIL •L• - LA, O PAIrn DETAIL M'. N. PLERD ANE6°.. ND H�F£iRfNCHINIa eIVJ.L Ofc4RP1M vE LATM+EPa�eEb� Y vaLrEs 4E i0 CE RmiALLEv M ,AWaaRArTan�XvA�ADDITIa• �6,�DRAOR.6 LDN g.EETDNDmTve� (uQI � yl iP III ao _ -'- - I it I a Z Z a z o Ce.7 RA DR6RE6 ® wNER �� 66 .�ERiDIRNGiIaDEAILpEE./DEAILA, Tlam.Em A � PLar v E �ro�AI sEr<"e"`� T CONTRACTOR NOTE: IID TRANSF0 ME 11 a5605 I I I N Nloco i xs wfrTVAL6E (LME 6ZEr TO EE pGigypJ AT ALL 6MGlE vALVE6 ANDroR vALVE vro ��4T T *— �vEin o it �A �fr I. MSTALLIiW' CONTRACTOR IS TO CHMIGE OR ADJUST EMITTERS TO TREES IF NEGEbbART TO INWRE F1MIT MATERIAL IS NOT 6EING OVER OR M`IDER WATERED THROUGH PLMIT ESTABLIeHFENT PERIOD. Q Q II II I \ LOT 12 �� \ \ / rq'�1 O=EE MATCIILINE, THIS SH VW�FEE.w I - I .C� 0 My FM ❑ RApeI mI waTER waT 6R; TowL-rNar noorL ev me Icm wma xr xem E.— xIXcasleRVALrE Pcs6RToceTALau�TrDeTAILe/ nc sw6u vALwE R;vER ro oaxlGAnoN DErna sleEr.m ETAIL e•/ nmrER r�rrmL VALSE,xaarALLr rbwFD rLDm pENpDR wrrH aEFIM TI E Tsm Irai- I FSR rwucec —U. 1-1 ��l„o�.rl�« Nm W� rm �N L R r SEE SHEET L4.1 FOR NOTES 1 EMITTER SCHEDULE 01 ]m 4080 SEE SHEET L4.2 FOR IRRIGATION DETAILS GRAPHIC SCALE SEE SHEET L4.3 FOR IRRIGAtION SPEGIFIGAYIONS REFER TO CIVIL ENGINEERING PLANS FOR GRADING, DRAINAGE AND WATER PLAN INFORMATION %fi �" s '-1°..e. m w,.o " PIPE SIZING CHART PIPE erzE XALLouwDLE FLow eoa ael"+YUI. a�.p9"ba wno .tmteae."mI"°mlm. VTR O U K ___ ---- P ppwffnA INEPIPNG 6E6cEo E mlum63I6wRP� a.ERTwNr,.slEmNOEm DRIP raE EanmA�, IA�ER AL.L I,,voR I+arspv,EE. pEm DETAIL DETAIL pl.Ei. r .1- c , &I s/4• Im GFn DIU A -MIT s GPM M . IRRrwilal POINT of roN>rxil Ins u,ILL s T. wartiere=-IeRa rwrvlota ANv vxTxLm at uvwp- ]i GPM In w GEC, G� a,wE n o alan d ..I,, w�aa.m.�< ao.�.. —1 "t S.m°.. o.E. -t e<N L3.2 IB 12+bPM 4 �P 2B I2�,v6FM w w L ❑ x w I DRIP OaI� pRP ma mE 6�1 — �/ -�=_ —— SEATTLE SLEW WAV LOT 26 H TRANSFORMER H II D Exfi xw�R cvrm MEf R E(NOT \ nMK.lb.aupt FIE VERIRI FIED) \�\ LOT 25 LOT 20 LOT 21 LOT 22 LOT 23 LOT 24 \\ Pr-'PKI l MATCHLINE �IPZD'a�o- AB- 9/4• I II 1 DRIP rues--d � une r \ \ P I I Co I 11 I 1 L I � SWR CO e / OfW IdE%^fi, T / MATCHLINE'F, SEE THIS SHEET �ATCHLINE'H',�EE�H �E�L �.4 H 2" IRRIGATION I f R, II SERVICE PER — Dwc No. 35211 (NOT - !< IEw VERI—) I I LOT 32 I 3}1 1 - WR MH I .ramieT "' POINTPOINTOF WIASLTIOW —I GIX!iRN.T�T000NMY.T— a I III a B NBH TO DDNEEnc I�+ II IImlBIt ETALL A NLINE 60IJRLE. I I JI I I I'p'�EACKFLOW FRLYEN,ER I I' N4 AT PND ROR I I I H I III S=NEOR AVALVE PoIM F w ccws-cncx. PIED ,� � � III oponlNAn¢Locancxa vaTSTlc wa,ER sowcE RDH _ I Q I III IXYER5 RARF5BITATIVE. IRRIGATION DRP zoxE bE� I caw mE III ERVICE PER VWD DWG NO. II' S211 LOT 31 I III IX�CD� ,at t" �II I II - III I �1 I � 1 II LOT 30 II I I.III GRIP ]cNE 9B ^A, �p 1GRI I .III i I I ICI II v MATCHLINE'G, SEE THIS SHEET R o -....NOT, � E 7 RAMBIRJ R4RbIRp ®� 1 w+I wrreR 108 PF9 Cal D IroD- ev--xnv REPO to IgDEeKW1d Tail °./EEr: rDEtAIL G) ATlwe. ag m TO DETAIL bVFET..,. ,L 91 meEltLt. N. R3v N- �� F� TO IRS Tl�x D�AIL bNR _ r DETAL , D IEDLA ED A E T AL TLl ucbTm ceTn ,mre�caFrROLvaLrE ETER OET 6�T'I.— CJ ►� O —FM _ IMi acx 1. 4a taAro file wlR RPE IRTER — r files m NDEn —R, TO MpER ALLFWDNd�%N'E RIE OEAILI�GdTIa-119�NEET. r DETAIL'G'r IvegATlaI roMT W CaJlECtlal, NN Lax GED ND INBTXLED of GVND. ON RM�N2E LEE —ND VIM PLANER a® ARElb. PPIIPE Tr+kTN --1 oca1R W11OR LOT LIE BOD"pAgE�T vALVEb sr&TD eE INbixLEP IN AT A-L VAU om w�Av'murE' A OVA. LDG.TIa.la Ca.PRADTOR III— DDE'm NANLNR �. eR.a+D LmT votwE U U c c. L OL LL RA o � m PIPE SIZING CNAPIPE M LpRT 6DR, E FLOW I® caPl'I 2. I6 qPM 6 GPN Lu a CONTRACTOR NOTE: I. INSTALLING CONTRACTOR I. TO CHANGE OR ADJM.T EMITTER. TO TREE. F NECE..ARY TO NWRE PLAW MATERIAL I. NOT BEING OVER OR Z Z IAJDER WATERIED THROJGH PLANT ESTABLISHMENT PERIOD. O Q CVOUD NOTES: 2 U e NT9.—IL DCB>36MINrAND' 0 10' 40' 80' NBTALLED M cWD AVD IbBR EEHENTbfioR RIT6gta-W6r WInTH�wTFI�T O ENCROda1FIENT PERPIT RSM ewp. �. ALL T„� ATa=Afi ro aE A I,INII,JM s WIDE 3. NO c9NFLICTMG UTILITIE6 IN FADJECT ATEA GRAP+a IG SCALE I'=20'-0" U — WITHN cwp EmFNErte. cwp .ILL NOT aE lff6PoNelaLE TOR I�PLacRi; LND,oR RAI�R4TIVE CONCRETE MIp/q2 LNID6CAPRG M6,ALLED OSER W41ER MANLINE6, vALVEfi, FELLER N B.DR E _ IRI D�RIVEWA 6. LAUDE 6cAPE1a�EP�ERO.Nz<a cT��aTEDABr ARE4NLT M RRCfF OFLWATE2 ONTO a ROOw AN m to ..,, .o.e ey�tn• ceo.n.no vo�y pATEq ." to w.v e(cnr orbce�.9'1000 .',�°' n�q mom tLlo„a Wemmg ppnra at ue am. n�q by DMo atmi ee •not ooMtule 0. OE AC4ENTG OR CO'r — W H ENRATNABLE GROIND ��RNb9cAPm wiu DwP RR naTED eHIRbBr 'STR ., SEE SHEET L4.1 FOR NOTES 6 EMITTER SCHEDULE n•,oamm p a t,em cvva rnt .n..ee .e SEE SHEET L4.2 FOR IRRIGATION DETAILS JT �� F SEE SHEET 1-4.3 FOR IRRIGATION SPECIFICATIONS m wm•, w�•e•m•�<I.p.nn,.m REFER TO CIVIL ENGINEERING PLANS FOR GRADING, DRAINAGE a, o Pme t .3 AND WATER PLAN INFOPo'IATION b....<s.m... R.Poem•�t O MATCHLINE'I', SEE THIS SHEET TH DRP�E66—�, � RUNE 1 x � M. Sill I 1DA6 VLP xWWER I III I LOT 35 �- w�� I� I -_ PIZi I I LOT 34 I I I I II I II 12— 5B I.1 exlae 3/4' I II S MH 3e I II oPIP I I� owP ro�� LOT 33 ZX, I IIO NSFORMER 114 90 I m I I M ER BOX (NOT FI LD VERIFIED) O MATCHLINE'H', SEE SHEET L3.3 IRRIGATInN I F(.FND ■ RAT O I DRP allitae:aR PdLMS - - -1. EPZ-A RAINBI� DRIP O'IIiIER FCR - - ® ER RA'NBI� waeO Bartel 'e^ER HJatErz ADD-tla■BB '� IiS fLM T I9 B Re rya r m. 1¢m wtN R.T lem �Lmom.RcTOEW1,-DETAI1.-10-11 d) rloNe eliEm ro CSrAIL &dlT. (DETAIL H 1M4T. eFE PLaN POR 9IiE �R TO nrelwnw DETAIL raaET. r DETAIL D a I6aAreD vla 9ArE IDc uawLER vxtE. Rare TO DETAL xeEl. 1PETAIL T=. nmtERT cavrmL v —RR TO I-- cET- BUEET. 1.-11z ►� Q MV FM O�� ENDER W1 A 114 CAPE. 9EE pEidlL I�Wdila! pETdIL SiEEt6( DETAIL G' ) c, IRtIW.iION POIM 6 caYEciION � R` Mt7E%�Fl�MED OND rtNTILLED eT L.vY0 ,®, LENP�ER"9I� � I� Rav�R o e"�9.N�'D e'er T�icuIN81c "Bui;LL or<"'�BGurz ouTsiDE Lm Lr°E Eaalnawea `r — Ara: TOM uTaum N ncNe, caTRACTge 9uALL exEm IuwLw! iA alYam Lmi VALVE = U U c UL LL$� LL v RA —�,uLznFWORK CONTRACTOR NOTE: I. IN$tALLING CONTRAOtOR IS TO CHANGE OR ADLIIfiT EMITTERS TO TREE$ IF NECESSARY TO II —RE PLANT MATERIAL I$ NOT BEING OVER OR P larva UNDER WATERED THR 4 PLANT ESTABLISHMENT PERIOD. IXtIP ZdL 99� I - CVWD NOTES: I ZM"� w' o6o `�Ea°9 a" ,1:9�I—Tpl�;ooT DEN .NST 7 FRS„ Lv�. - � I i. A L T S AREA9 TO BE A MINIMIM OP 9' WIDE NO 71- IN U ANY DELG�edi LTILI�EANDM1'R�L/?D9LAPMfa M0,'0WI OVER UATER MAMLRES. vOLVE49EYER LAff9, LR LAicRN- aRil 1 T /V�dBIfC¢Ka 1 WNH 9PRA=A AD�eCN EDWITH DRP IIeRIGATED eEHm�s/T ]4 NCHEE aI�VEIffD W1H 61LAp�LEWA �Kb G�ROTVER AREAA THAT HAT �6IIL�T KM IaMCW W WATER III 6T�£T6. AV I _- BNIT% LEG VND GVERD� LOT 37 PIPE SIZING CHART 00.P IdffS� PIFE 911E MAX N.LOWABLE FLWI w• $GPh w g 6 lo� a G� a Z 0 i �' :•n 9eG�, � � I SEE SHEET L4.1 FOR NOTES t EMITtER SCHEDULE SEE SHEET L42 FOR IRRIGATION DETAILS O I SEE SHEET L4.3 FOR IRRIGATION SPECIFICATIONS U z"FELEC CONDUIT REFER TO CIVIL ENGINEERING PLANS FOR GRADING, DRAINAGE AND LATER PLAN INFOWATION *ATEq o E IID TRANS RM LC y a®,e a) METER BOX --L 1145593 (NOT FIELD I mom( - VERIFIED) -5II7� Jt��I��(PII� O�STR1v-"a vwP zde S —� - . -� I v✓E 1. ?m' 11 E9' I�'JSYl `�JJLS IS 1 D GRAPHIC SCALE 'MATCHLINE'I', SEE THIS ET WATER USE CALCULATIONS JATER METER P P.�©o" JATER METER "2 GRIFFN RANCH- INTERIOR COMMON AREAS- WATER METER. ZONE 404 MAXIMUM ALLOWABLE WATER BUDGET Corr Corrvbrsion ETO ET Atli S.Fi. GALS gFM FNncM1 GaLUO Cu Ft. MWA MWA 76 x OAS x 28,551 0.62 / 748 809 CCF ESTIMATED WATER REQUIREMENTS Taal Drip-Sbrub, Tree & GrenIL] Cover Areas 100% Total Planted Area I00% 28,551 $.FL Total Slone, Cobble, & MNbh 0% Total Le-ise Area IT 00%) 100% 28,551 S . FL USAGE CALCULATIONS ETD PF(Ko) LA(S.Ft. Gal. toB .Ft. GBL.Cu. Ft E EWU Low Drip -Shrub. Trees & G- Cover Areas ETgeryear 76.00 x 0.2 x 12848 0.62 / 748 / 0.90 = 178.86 Moderate Drip -Shrub, Trees & Groud Cover Areas ET per year 76.00 x 0.5 x 15703 0.62 / 748 / 0.90 = 548.56 TOTAL ESTIVATE DANNUAL WATER REOURED CCF EWU 729.42 Tobl LanGxa AresI I 28551 JATER METER 1r3 coR,reii ET Atl4 Sq. Ft GalSq q- ]6 x OA5 3],309 x 0.62 / i �ftb. TreB & Ground Cover Areas 'h-Area bneybble, & Mi ii!7 ) �CALCUTATpNS ETD PF(Kc) ip-Shrub, Trees & Ge- -A. year 76DO x 0.2 � de Drip- Shrub, Trees & G-cl C-Areas year 76.00 x 0.5 ES1111AATED ANNUAL WATER REQUIRED 100% 111 100% 37,309 0% 100% 37,309 LA IS,-P.) GAUD Sq. Ft. 16]90 1.62 20SIR 0.62 Sq. Ft Be. FL Sq. Ft Sq. Ft Gal.toC- / 748 AEWU E ]18.10 953.14 / CCF EWU PLANT EMITTER SCHEDULE _ siI _ E.5 EMITTER OMan sollclm SEE P.PN FbOERATE (z)PFIO-lost LOW PLAN O SEEP- Low-2 Wlloa Ka® SEE fvm-zw4l�z Cercu]Am'Desert Tllseun' -2 fz)mao�lmz OSorormP Vada GZWcosloez m rvt�,oPo-lw� O Prosopb FybNd Fhaemx' SEE PLAN LOW - 2 fzpcoslOBz Hy[nld r bsqulf® hI�MOPvlo3s WATER EMIT,,' 5 gal. TTER O LYM ZE LOW - 2 mlwc-Icez O w mdaali�unlw W - 2 Ta 0-1Os2 )o Red Folry asfa 5 gal. LOIN - s EMITTER O1-LMIe �rgl�uplllmb Regal Mst I gal. MODERATE -.5 xazcPUlmz O an F I NT ealh Gass I gal. LOW - 2 x61LPLl�z EMIT ER 1SIZE �� Agweycme�iuna 5ga1. LOW - 2 xo-loxrlo3z `�S PgaVe run var. mar I- 15 ,1. LOW - 2 xalOPUlw2 Agafm cenn.y Plmt �, gel �lor�W 5gal. LOW-2 xa101'Ula�z T R SIZE OOL�m QIIISeoa�� La' sgal. MODERATE-.s xlszcPUl�z aewlplma pulche - BIM Of Para]be I g L MODERATE - .s y1�rl sgol. LDW - .2 xazoPrrlmz �woeelerl ® ah-, yvemn Idan Borrol CacWs 5 '.IL LOW - .2 -0-1O32 Oco illo Is splendne ACCENTS 5 -1,S-e ones LOW - 2 xalwrrlraz STM. NMff WATER EMITTER SIZE 51ZE OHe�spYraloa paMTlorn gel. LOW - 2 xalo.=r<IOsz Ore pYucra�Mnoro -1- 1 gal. LOW - 2 x&Ir-lmz I gar LOW - 2 xalOPr<Imz ® FVeuacYer Perslfamon ttew to B gal. LOW - 2 xo-lOPUloe2 Ei Ile Bmbva rwst S gal. MODERATE - 5 1o}2-I- Baugvr.Illa CONTRACTOR NOTE= I. NBTALLING CONTRACTOR IS TO CHANGE OR ADJUST EMITTERS TO TREES P NEGESBART TO Ii PLAIT MATERIAL IE NOT BEING OVER OR IJMDER WATERED THRO.- PLAIT ESTABLISHMENT PERIOD. GENERAL IRRIGATION NOTES I. THE SPRINKLER SYSTEM DESIGN 15 BASED ON THE MINMIJM OPERATING FESSIRE AND THE MAXI4IUM FLOW DEMAND SHOUN ON THE IFERGATION DRAWINGS AT THE METER OR PONT OF GCNN CTION, TVE IRRIGATION CONTRK SHALL VERIFY WATER FR WS PRIOR TO CONSTRUCTION. REPORT ANY PREFENCE MTLLEEN THE WATER PRESSURE INDICATED ON THE DRAIIING6 AND THE AC - FRESEURE READING AT THE IRRIGATION PONT OF CONNECTION 10 THE OJINERS AUTHORIZED REPRESENTATIVE N THE EVENT F'fd=51 DIFFERENCES ARE NOT REPORTED PRIOR TO START CF C TRIOTON, THE IRRIGATION CONTRACTOR SHALL ASSU'E RILL RESPONSIBILITY FOR ANY REVISIONS NECEMARY. 2. 120 VOLT ELECTRICAL IRONER CURET AT THE ATO11ATIC CONTROLLER LOCATION SHALL BE PROVIDED BY OTHERS. IT SHALL BE THE RESP0,15IBILRT OF THE IRRRGATION CONTRACTOR TO MAKE TIE FINAL HOOK-UP FROM THE ELECTRICAL OUTLET TO THE AUTOMATIC GCNTROLLER 3 THIS DESIGN 16 DIAGRAMMATIC, ALL PIPING, VALVES, ETC, 6HOWN WITHIN PAVED AiE45 15 FOR DESIGN CLARIFICATION ONLY AND B-ALL M INSTALLED IN RANTING AREAS AVOID ANY COFLILTS BETWEEN THE SPRINKLER SYSTEM, PLANTING AND ARCHItEC1URAL FEAMli 4. THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRM<LER HEADS FOR OF?MU'1 PERORTANCE AND TO ALLOW FOR NO OVER6PRAY ONTO WALKS, ROADWAYS AND BUILDINGS. NIS WALL Ni SELECTING THE BEST DEGREE OF AID TO FIT THE EXIbTMG SITE CONDITIONS AND TO THROTTLE THE FLOU CONTROL AT EAGH VALVE TO OBTAIN THE OFT OPERATING PRESSURE FOR EACH SYSTEM. 5. DO NOT WILLRILLY INSTALL THE SPRINKLER SYSTEM AS SHOW ON THE DRAJMGS WHEN IT IS OBNOIIS IN THE FIELD THAT OBSTRUCTIONS, GRADE DIFFERENCES OR DIFFERENCES IN THE AREA DIMEJSICN9 EXI5T THAT MIGHT NOT HAVE SEEN CONSIDE ED IN THE ENGINEERING. SUCH OBSTRUCTIONS OR DI FER BI SHOULD BE BROLGHT TO THE ATTENTION a THE OJNER'6 AUTHORIZED REPRESENTATIVE. N THE EVENT 79I5 NOTIFICATION IS NOT PERFOSMED, THE IRRIGATION CONTRACTOR 544L ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. S. INSTALL ALL PIPE MATERIALS AND EC.UIPMENT AS SHOJM N DETAILS. 16E TEFLON TAPE OR TEFLON PIPE DOPE ON ALL PVC MALE PIPE THREADS ON ALL SPRINKLER °SLING JOINT AND VALVE ASSEMBLIES T. IT 16 THE RESPONSIBILITY OF THE IRRIGATION UMTRACTLR TO FAMILIARTE HMBELF WITH ALL GRADE DIFE2I LOCATION OF WALLS, RETAINING WALLS, ETC, HE SHALL CGORDNATE HIS LOW WITH THE GENERAL CONTRACTOR AND OTHER SUBCONTRACTORS FOR NE LOCATION AND THE MSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER RDAJWAYS, PAVING, STRICIUFES, Etc. B. IN ADDITION TO THE GCNIROL WIRE SLEEVES SHOW ON THE DRAAN55, THE IRRGATIQN CONTRACTOR SHALL BE RESPONSIBLE FOR THE INSTALLATION OF CONTROL WIRE SLEEVES OF SUFFICIENT SAYE IPDER ALL OTHER PAVEp AREAS B DO NOT NSTALL ELECTRICAL CONTROL VALVES M LAW AREAS DREAD PRESSURE MAINLINE PIPING TO NEAREST GROUND COV132/SHRB AREA AND INSTALL ELECTRICAL CONTROL VALVE WITHIN THE GOUND COVERrbHRUB AREA, CW1D NOTES I : Fi-Iii INSTE LED OR SUILLTMENT M CWID A- c� EASEMENTS OR RIGHTS TOP-WAY�WI-UTB FIRST -T FROM NO PfflW ENT STRILTIIR:e W6HM CV1D Ei CYJp LULL NOT BE RESPONSIBLE FOR REPA.- AND/O2 MAINTANMG ANY DECORATIVE CONCRETE AND/OR LANDSCMINfa INSTALLED OVER WATER It41NLMEe, VALVE., SELLER-,, OR LATE- 5. TURF AREAS I WITH 61eRAY/ ROTOR SYSTEMS MAST BE SET BACK AT LEAST 24 INCHES F AH CL9�fi, SOF DRIVEWAYSA, SIDEWALKS OR ANY OTHER AREA THAT MAY RESULT N RRIOTF TINTER ONTO .-E- UVDULATING LANDSCAPE BUFFER AREA CREATED BY THE SETBACK SHALL ISE DESIGN WITH ROCiKS, COBBLE OA DECGNP'ObED GRANITE AND GR GAIN BE LANDSCAPED WITH DRIP Rel-D SNF- ACCENTS OR COVERED WITH SUITABLE GRaluO ER SEE SHEET L4.2 FOR IRRIGATION DETAILS SEE SHEET L4.3 FOR IRRIGAYION SPEGIFIGAtIONS REFER TO CIVIL ENGINEERING PLANS FOR GRADING, pRAINAGE AND WATER PLAN INFOd"IATION wkM l`MIN 0111 �o io 1� = U U LL$ 05 ^� Is V QW W F- Q z cZ z cG G S2 Of U - *ATEll? M°"a pp= a, ule 4m.inrq by GVNo amx aBwe not coMl11 n q Wae r L4 1 (1 EXAMPLE DRIP EMTTER LATERAL SYSTEM �Pl x.rs (5HRL95) PLA+I VIEW F*L I QBRP EMTTER FOR TREES N SHRUB ABEAB PLAY VIEW 6 c© A ile/j O �, SLEEVING /TRENCHING iweww.-E I ceacr.wws xTm oxrws. %n1 AUTOMATIC FLUSH VALVE xx�xo.. AUTOMATIC CONTROLLER(OUTDOORI xs. WALL MOUNT H CzV Q =IIII IIII=IIII=IIIIfl��n °�-x x� 111=11 = Z -� I =1 =IIII- LL (FOR SHRUBS AND GROUND GWERS) r °°QC. T.#.`OO P ix>we er¢sa. oo V O0 o8°�V o °V o° o ��. mra owwmre Y nw L ~ H DRIP EMITTER ASSEMBLY wwsim J FLOW SENSOR p nOATE VALVE QG i.xoxanV.�. U rw��.0 x..t E OUICK COUPLING VALVE ASSEMBLY B XERIGATION CONTROL ZONE IN VALVE BOX 3 wxa x�x Q W � a z i —,=u11=11I ula � z o =IIII IIII IIII IIII IIII—IIII— III , O Ill IIII-IIII w x� g =IIII= . a MWrz, a„x w Ov BACKFLOW PREVENTER E" xra p• 8 BMALLEAI e ey ,n TRI L4 2 IOm IRRIGATPJ 6Y6TEM 6 .OPE cF ulq—dC A. Wrxk In LLae .ecUon Includes prwlding ell labor, maurlal aqulpmml !Dole, peermlts, aM va ep« u« neceeeary to IN end Install om�pl- mg� �yeten -th !minx -eee err wlgna e.we m w d.awing. rid spacitt d Mram. l a B. TFe work shell Irclude but atoll rot be nec®eerily be Ilmnm o LLn rollowing -I-e .peclTled o4Fawlae: ll. TM Lendaropa Lenvener Nall vielt Ua vnatrucum Bite, tab ell meaeuvm-Ks, antl obuln any DLLs Infonnellm receeeery fore ompl-e end wclueiw bid. 3. Ortleriry, Nm it and Ireulling melerlele for complete 1, — Including piping, vale«, nuinge, bedvlow prey-aor (holes 151.11ed Otl .T-1,, dripper let —el Iin®, eutometic rote age. noel Idlu.t.ml or urea to Insure complete 3. oendls�e�includirg�rdlllpecucn of beG rill endrnalulletlan 4. Line voltage comecll«e W LLn Imigallan rodrollere and wlvvluge Dental w ring h cornroll-e to remote conwl 5. Replacem-t of fame tlNacrory met -III.. fi. cleanup, mep-im aM epprevel. T. Op-etiorel tvu. ' taco d drewlrye, Mop dr-w ., arramlee and gwrantaes. S. -TN underground .111ty lerouue. 30m CODES, PS-5, TEES, LIDEHSE AND INSURNJCE: A. rid regula of LLe Naeianal ElaeFle Code tb udcing code, pmll.hm by the plwnOrridel' Aseecleuent eM aLL- eppllroble S"'. State antl `le-1 lee er rdegule Nothing in ro D�rew�ngi. or Bpe< eoneo-u-f to pe:mle work almkg to these rod®. B. T I -I- pe Ceatrectar .Fell p-puy -f, W Oun-b Represaulivar Il contractor or any work outlived a epplPlvbla lain code! end rogulell«e^ WIIYwL °ucFwltF re - eppropriau modlnceuom by tFe 0- Id Repreemu w, tlx LaMerape contractor shall aeeunN wpanibll ty fin erg work exmyted uJlid Ia cemrery sad laws, rode, antl regulatlone. All work Nall be pavormad by I c-31 Gllfomla Ilrensed Lena ceps rrlgel m Corrtraclor. D The Larder<nepectime Mll d—IN rmrdlneu, aM pe convect« s pay for any pmnlls, few, end agency Inepacll«e ere raqulred end eubml4 ell urtiflcety or approval upon comp) -Ion or work ubllc halt- d vector'M— fry ell W.I. clq— bran, p y an property ge ineva-e ere regw y ell appnrable cedes, reguleume, aM Uu Gen -al Lanvecter. F. Sit a Ve f-ti«: G work Uri LaMerape Contractor elan v-iry ell ceMl`�uene,nd dlmvelme rkuw rn LLr plena meeeeey to estate lFe mladed tleslgn or LLn Inlgatl« system. Any euepenav shell be repartetl mmedletely to Porter's RepromuLlw/Ganarel Conlaclor. ardi-d- TFe Lendeupe Cv roeparoible Per camtllnetlrg Wle Prw.am-_,,.y.T.mF. erlry powm ewreeevoAll rtrlgeti« work atoll ba coortllraled with end approved by cwn-b Rgaysmtetive/G-oral Lrnvector. H. Sdeduling: D. TFv o-ngatm met-Iel Nall a bet Nall not nmaee my e Ler c—1 Fdt l« et rou(y O 'e Repro ba Ilmlted to Nn Pellauinge�e .,ere! COIKraclor riot lase LLran two (3J workNg tleyamintedranrrs any rii,— ed abe-veuu. I. PLASTIC PIP¢: d--elloa �Tre�LeMecak Fell slab out 41re Irrl yet-m�ee .bin antvn drewcrye. TFe.. afore ahelltbe by the Lerd.cep. «o-eator end owner: Reprwenteuw Mammal C1baPoro wnevu-lm le alerted. My Nall be del -mined It Utie 2. The Landscape Conroe - le rwp«.role rot I -sore un canoed dowmmlet-t - to equlpman. type, efts telleuat eM Ieutl«. Hauer-, Uri Lentlerape C ed e gat I. regw c«ditlorw end to Praride conelet�-a I¢mx ocoverege or all Ilrlgallm arve. 5. Iwt LLn otwrl-b RepreeaMll cvarGa-el collvecloeIClrried o IN Inigetica eyelem Iv4allallon tFa LaM-ape reepa,erolR, r« ealntmmte ro any matmlel «!wort ual le not approved. 30m WP£RVIBION MtlIJpRp1ANWlP: TFs Landeraps convector, paeonally a urougF an autrorized and competent reprevnetiw, eNll sup -vise the work cmetently, end aFe . po..Ible kwp Ne eeme Farman erd worvmen « Ure Job iron romnmcaat b rumpleThe workmareFip oP tin entme Jeb must In stay way ba nret -clo.se, end mly mp-Iota end competent workmen well be allowed m the J- A Ail min WARANTEE: nNlp wll be gwrenteed end .fall pertain to tb rompl.t. eauefactioa oP Ouxnr'e Rind I ru General Conlreclor far a minlmtR oP one year attar canpleli end acceplance of LLn Job. During tltie 9-1-p-lad ell rat il. gxne adJuet udlry adlus o grade e mesa wltFout eddltlarel mp-ea for rape lerrertto -F- w«k B. All damage tc pawky, planung, etnnturae, - dt- Imprevememe due to a-t1--t of ImP-p-ly caapacted Id. pranptly r.P.- to tFn eaueractim of o-.r'e Reprwateuvarcem- 1 canveaor IF -additional -:pv:.a. G -T. g a w eyetan bye a:epuroe. LenMups C 1- and d .1 FerwbNell c clean, end edJw ell Imige! lateral ole Insure adequate opera4l« or Uv 1 system vrougFwt tFs gua a a p-Iod. MATERIA.S: %I] work antl materials .Fell be In NII accordance with LLn tile! rules - ragulalione of !Fa Nalioral Elacvlc Codes, lFe IJnlfam Pluabing Cedes, publlelad by Nn Waetern Pl-,,, I. Aeeocietimt end -F- epp-bb Btet. or local levee or regale urmg In a Dre.Ing. .1 p.c T. to ba .-.IN d to permit work rat conro 1, w iNeeal wdv B. All equlF- -1 be se !toted I. the Ili il-t batons, epeclfled Fnrem Inaull ell ld[ iT mt p- deal]° end n epecinvlloa or memPecwror'e recmmaMell«e. Ary a en a,, A,by Avnr'e Raptor mere! Comreeeo.writing. y uapecined equlpn-n eFwllabe replaced it Lenmcepe c«nrectore expose a b-ter qualilyc« Ie,g-Tzs LLran required tI LLIe above p.d rules end rogulellme, LFe 9pe dfcavons Nall lake precedace over 4Fn r-{unanmle or the said rules eM re,ulauons. Tha Lardernpe C«ve-« atoll I— wlUvut any exva .plil any addltl«el materiel sad labor N , requn� by Nor wmplleroa wllF LLlvea rules eM ragulell«w, !hough llro work a bred In u®e pnrtluaar Epa-Inceuan' a'Fawn m LLa Drawings. e. Exter:dad ham Immx vlrgln polyvlryl dloritla (Pn wulde diameter err ple.tie pipe .Fell be LLn same Nallm plps, with plIin ado, All pipe and nttit ge ba In ecradenm wlUr LLe sect-y eP Ple.tic Intluevy Suntlards. b. Pipe Nell be rattlmauely and pmre -tly marked — owwg m m c al pip. Pvc type, fin.!¢ er prw'uro r ring: rid svu'lu date. S0O IMPLEMENTATION: A Rler lid Inetelleuu, --d.pe Cenvecter Nn II —N stark hreselma at p,.Jsct It. Thee eyN-n II dwied to operate ma 23 gpm et a xlmwa -euc pro PSI. Notify Omar'e RaprvmullveKwnmel -did, el lYla ells Imnlediably of any diecrap -1- and proceed ee directed. B. If Irrigation apt. le to opa-s from LLn golf course, verify ell site cmdlti«e: gr.dl,, e ! c prveue, erd point of ordlrete LLu inetallauon of all Inlgaum m Elate, using tc I.Td .11 plangesrf ring plant material. c All p1l.- pipe Nall be Iardle with care and N-II be vpeclelly protected hcm prola:ged-poeure to eunlyFt D. All Irrigation Ilnee, valve, aN wiring .town on plan under d. R-at ell Pro plea a pip. ham d mega urlrg e«elrueu« Pa,irlg acre .-.lid «ly. Install eYv°e Ieem° m plenemg end -Is . «senor plermi asses or unl«alnoted « plan. ��e paring to NGO: a. Plastic nlLings .Fall be of polyrinyl starts -P/C), type I, 0dadule 4m, NSF. antl of IP0 saloon weld er ec awed type, Lesco, filoare(eere menurecwrer ea err plpeJ.r .. S-1 ere required LLt-ae Nall 1[ Il, -1-d molded end 6dndule em. All eomeell«e elan be eolvwA welded b. Plellio to plash. Joint.. -I ba solvat-weld Jaunts. Pipe saloon shall be John-Mamllle 'Blue' sateen! weld Pill- el Joints shell be velar mob adet-e. ptFe malaedepl- atoll be Fend lightened, plus one Wm wlLLr a trap each JOIrA compound .Fell ba P-ma4ex type II (Ally 6dndule plastic may be Weeded). 3. REMOTE CONTROL VALVE6: ,.All Va lw Iocali«. are 1-.dam-Tully on Irrlgelim plan and need to be earned T. - approved by o Reprvmtt rrlgat rot be allowed in grae -I approved by Aunerbwll ReprwmutivnTavarel c«lrectar. be green C.- No. sal In Ism afore III, C.- No. 510 In .hub -vas. M lid elrrlgeum Gornto! valor: Install 3' abow grade In grourdcov- area. unerev- possible, E. I.d- d-Igo fen eppro '.t dengo d p 1lpll -slot, nlgat plan gI -p epolllt- my -age. gI, or Nall aee«e Nil .It-telblllly rot - coverage E inf old changes are matle wlNcu approval from Irrlgat on dwigne. P. I,TgAid, designs Nall rot b. dv 11 la I« Improper apareucn dii lli am due to Larddl I-P,tar rot Ineulling Ne mrlgeum .yet-n p- plan, peer waYrmenehp, mmrrea plp.'iang then epecnied «plane or Inadequate stauc pre"uro ham wet- source. II be tM rvpavibllity or Landscape o -Iry LLn lrrigauon dwlgnsr or ary .Its1. a equlpmem dengvton approved o-rigevan piano prior !o any In -allot!« of ua nngeuon .eel- eo m to provide dwlgn modmoeuorm. G. Rovltl�Ouxer «Fie rapr� ve velar ell er u� Ire lone, y., raq d r top-. one mein! ante or un rvrigauon eyela. H. LeMeupe cantrectar Nall .lee re rdyed ro A. vitlaImgaPutrl wIN two (3J care or Bunt Dawing: f the In .yelm. I. Iverord ro a t-1y rn Of renc ds rola prim of Na o�dd plan wing ro�ir an9deng.. Keep It up-t - e proJec s m a wo perm rentipolm nor Ne prvaure supply Ilro, valve pWg rev, end .-I1e. T0O BACKRPU PIt£VENTER A PTovlda aM Irou11 bec d. platen!- :nil -1- Spaclnad Otherlmee) pm Sute end Lace1 Health Department - end SAO IRPoGATI- SYSTEM MSTALLATION PR C'.EDINffe: A. Irrlg-ion plan b di., -rid, Irrigallon lateral. antl malnlin- ehewn In Mrdecepe 1. far clerlty m1, 1ate11 ell Inigatlw Id. Pt In planter bed areas. Landscape conractmr she 11 aairy score! loran« or power source erd corRroller before ny irrlgauon Installed«. uu a on upmu .Ida or plate inlet. E lIft I ehe11 ba Ir-e11 li,abow finld grade, any -14t- left el en unemepuble blgM atoll be relneulbd It ro foal b lYn aorta. vairy ec ual quad.iuse antl noel location or pain lmaterial .Ith LL. to r.pr-mle4ive betas any meulletim of LLn nrigeuon eysum. Bull fill rd f- scrams II -qulrad 4o elimiaeta mTItTV and overoprey — Mrtl.cepe, .!rest., end .v—iiii. A. Emlro .yet- Nell ba rnppad end preemmi lid to Imm PO1 eM .Fall r—aln eo for a 4wo (3JYmrr parlod cknd all Joints old ronnauone for Ivke. Repair en correct ee rviceeeery. 6 THE ENTIRE BYeTEM WALL I—ED PRIOR To INSTALLATION OF SPRINKLER HEADS. WMrev- necee I , Lmdecapa Garold, atoll Inaull enli-drein heck vale- (primarily on .lope ere..) to allevlau law bed dralregsJeroelon IIOm IRRIGATION HEADS: A. e,,rkl— Made slang .tract curbs Noll be a -beds 34' ham all evert oxbin,t�rkls . Iheads elan, Iderlor aid-uelka ehe11 by uetall 34' ham any edge or walks, dove — path. B. Irrag�tlon heeds « a ne- will not be p-mitred slay n ark Refer tc lagers r« FnlgFn of all pop-up eprinbero. G. Adj--il .vt. Is rere.aery. Includlry loretlon. or LLre llr epnnk_ry dot tin lvnlerdetl opeeum Intl el�mz eoveaegeLL of ell planted arose. 130m ?LTCMATIC u MDLLER A. M Landscape Cave -or —11 b. rwp«elbl. for the 1re1 electriml --I— hem tb power seams (BY OT Ml to roll- ere Ind d— on plan. Plnal control!- Icc-Ion rid approved by Awe: Reproem d— B. At- a t,ii. ttsn Iegad Inside sad col 1.1 door, eau, the area. covmad by wd remote control Valve. 5. VALVE CONTROL WIRE: um -It Ileunge. MWI. prouctloa wlit.Fall be Ioratad e valve «intro! wIro shall by insulted p- code. Wlaev- cud mom- ee to allow for.«emiry by plant met-Ial. 9Om COVERAGE TEST: possible, plow wire In romnon v-oh with melnllre. Wro Ref-. a Alen r« lavuw. atoll be UL-epprovad f« dracY bu1e1 In grovel, size A. wYa the eprinkl-.yet-n Ie canplal id, the Lar IPI, P4-1 (L-ES6SPECIE D DIP£REWTLY Ay IIa21GATIDN FLAN) with maximum wltege drop aP S. beuuew valve O.mm TRENCHING: In LLIe pr-aloe of LLn Lend.rapa Arditeet brRq roe Fall par«m a LseL wFld Indlcaue and cmtrolbr. Comm«,mead wire -11 have uhity A Trading atoll be IF® or ell roG., debri., end .Ferp the�iva coo -age afforded LLn plam.ing erase Ie complete, In'ul eu g Jed:-s conrol who N.II Nor Jacket of color .puree .Fell by made with amm6-B 1.Belt flllmg .Fell be eeeompllNad in a manna edequ-e, eM do- rat spri— INstructure wall., walks ort�ved area. Tv Landscape eorrtreelor .Fall nanieF all EacFrenonnepllm ups end n 95T6 Sruldlak a al packs. Ivtbr °all -non. of dill and to meld! edJaran g�etlee. Ne bark fllllrg atoll be don until erJredul� obwrvetion ere matle I e Iv diwlerd. work requh d to correct cry nadequa 6.eLEEVING: . Landerepv cml.actor .hen prwld. an Imgaum5. DIP d, orr jsp.11y. ee plpeilre I.'.iamb!-lodrevat —I— 14m0 CLEANUP: ekroving (W Iaee 9palnad OlFerwleaJ untlm ell Fardecepa. by rorelgn obJecu. o ape or plug' ::sv: A During ronevu —, Uro Lerdscep. Comrector atoll keep and -groan cewnrec�oranllw°Imving nec-eery W rontlnue assembly. THI616 ESPECIALLY CRITICAL pr—I.- ere clear e. poulble of mat-lal and tlebrle. 'enRepav-xaelv.rGm-e FCR GRIP LATERAL LINES. .equn.d Na11 be bdedul. 41 Fvc pipe end Mau bee B. Up- mmplauen or un work under lhle eecu«, lb Lara°rape minimum two elze. larger Uan !steal or meinllre piping. l retell pi malnllns pes,1-1 pipes, and wiring in mmmon O vwoF uJaw- paselble Meinllne hero - ter shell remove hen tFv premises ell avrplue metmie 1, t.dl, equlpmmt, rubbleYt antl debris rvulung ham M. work PPIP.MeF-11 t-a J. Lel pip- U - clea end Ne11 leave Ineulleu« eIt. h a n neat condition au).aRevide emT- ei 4' of — ell I— pipenfm amtler streets, drivewaye, and averse areas. ROVicla a minimun 34' cover ll T,T gar ell wiring, ups eM c dd vetting a4 tin' Irnerrele. Tle a loose im' kwp In ell wlrlry el Wngv t Fawrec�lin m tla ter lMn 3m'. Unlle all loop eft -ell carmedi«. *AT Eq a , Recy^�.w �&STRI = U Z a� Zen m LL G ~ R X 0 • .mN^ —, H., r oL4.3 VvTR VLVJ � �T�I I OW8�8iNBLY III SEEM ATCHLINE'A', THIS SHEET VLAN I MA I hil LhUhNU � LOT 1 CA DONALI STREET • oI o o 36• L6 YaMIS IXUV5e.' 1!Yaa.na.t LeeArlNl TmeE 1q10. a 133 41 o0u eNhdOoe reiod eexg eerree r. m!e B erore en yP lam�ab PwlesntDoPvaes ra9d eteo wFneFv I. IablemtwIlv gs no lse. atPrIe /agrreowlaWb• s BeperedteAell�eVrrd 1 - polynv canpcelte Feederboerd: Epic Pleetlu (510k35-9339 N (reler W plerM1mqq pl�ne). &eke Yvedvboerd wIW I'x 1'x ¢' redwood ��yv� ro �-� w.a...� etekee epemd 48 cvler maxinrm w O e Q wm �•.� Plenl eMuba a minimum of 30• hom ell lantlerape IIgM rlxtwee. k e 3 uYere circunelancas pannil, pleM na tree cloev Unn IS' N an etlge of Q s M��+� � a. R�atlreF.Ywbllaavtlne W OO s. LOT 5 w I o. ��,,;.��, a �-a ©e rma ro t � a �� e. B9bAMJRIRIOIYR®�,eHlMlent melerlele eewllmeted la ICoeWrolI. Valley. T. Le,:d.oape oomreotor wFe, tym I. to gee. d nn m udu.F ue poet Mle to re�elve uwe red�a penlen er wrmelly. eB Y q Me �1' �6� open �n�ieh 9 etle�tFe nmle r3�i ee =m span lu make (2) tFn to e'-0' above meF gratle. Mr- eYnuld f P �e °� ` m• g p.11a ol�mew lee. or a nte 10' apart use `cent! I beuumn beW ple. Provitle Wlre rer O �gO1eei z Q se• Le Waxmel�aeuinoe. perms, do wl plan! .pee oloev Wen row (a Io. hom tFe edge or pavlrg, headvboerdmor mofellns. 0 O .a. 'tl a ®ma rm. a uw-a d' J o,`; `I II. �tb o� cpulltumiel Domml vmaorflr ne Lalndee breavitr9ctor. pleabe ___ - I I O of u,e devela for aeComml<elonsee I _�µe Z m m LL re ® ® ran a slat orA cuFw vel P r 9 PPro or denial. PIaM malvlel no conrorming wKh qua ry !ewe may be I.L m ."� 2 deeveyedd WvlemmF.—o III 1prern. enlle to IS _All pldm aide (Acmde de mdwle �-1IRR LAN 11 DISTRIBfION 121.6-0.6-1.3 fin_ s� �•-' ETE BOX OT SWR MH `DP' Oe "� s. a wr-. IID RAON ORMER) BOJLDER NOTES 4560 O I. Boulders are speufled In tone, with a cubic yad being equal to I.Y LOT 6 mm SWR MH se• A tons as per Infarmatlon received from U—t Rock d 5.pply. IX ffq © 2, Iretaller Is to L resporslble to pr vent any severo chlppMg or awes ®r +•apetl-+w•• '+ �� :a-e y(.� R' damage to Wuldere during the placement process. ewes w arse ro 3. Bollders are to be uslrq cables from,a Loader 2aan- , ux e placed BalderPlacementf3oam. 4. hstalbr Is to pay partlwlo- atteMbn to how boulder Is lifted to w � allow boulder to be spLn In order to set boulder In Its most desrdila All ® 5. Is to ultbately be set to a mmmPe o/ I/3 hrled (see DetaN. � 1w[ b. All ca.�Rles and volck sees the botfan of file boulder are to be LOT 3 Oa �•��.se.,a �y I � ua � O � �� IX D'pl FAT9t rrraima r®a m a �.xa WVN�G�Yo I all � I� .erorterm I a® . xo.9aeaB 2i ® �rn 14. 8oX eucsc roll nern. aewnea vreo.s�tsl 3 w � Nw�a� eouLCER sc+eDULE rR LOT7 I I Q eva>E mww.'m as n«amwle.rmm®aoEmnwlm w� yea. eeroaevm v.ha aMuw.ceawawo�xlrl�xex2c. LLJ wlumm. m �. A lmwx eaera wce-en Q a LOT 4 © CVWD NOTES: zQ L TREES,SIDEWALKS AV PLANTS, WALLS, SIAND FEIWANENT STWJO RES OF ANY KND SHALL NOT r# PLANTED, INSTALLED OR MILT N CVWD ANp USBR EASEMENTS J RIGHTS -OF -WAY WITHOl1T FIRST OBTANING MI ENCR.OACHFENT PEFCIIT 2. ALL TURF AREAS TO ®E A MNIFAAI OF e' WIDE k 9. NO OQFLIGTING UTILITIES IN IECT Af1rA METER BOX (NOT FIELD VERIFIED) GRAPH , SCALE O ci a C a. NO PERIWJB.T STRASING CVlliD EASEM6TI8.CWD WILL NOL BEI.'ESPONMBLE FOR REPLACMG AND/OR MANTAMMGANY DECORATIVE CONCRETE AVD/q¢LANDSCA I SEIRRIGATION SERVICE PER e..e miuw,,,c� iw vei� �N /� �^ L q Fre e a e e a e SEE MATOHLINE'A, THIS SHEET A METALLED OVER WATER MAMLMES, VALVES, SELLER LMES, aR LATERALS. LOT 8 I ® 5. TIIFd AF�A6 IRRIGATED WRH b AY/ %TOR SYSTEMS FNBT M fiET BACK AT LEA T m 1A 1-1 6 ERLM CJJ , DRIVEWAYS, SIDEWALKS OR ANY Oil$R AWA THAT MAY CVWD DWG N0. 34588 (NOT FIELD VERIFIED .pATEq a Im�,ro �,en F �o_� . tk. o , e n^r h-N' er cewg7. aps e a ule e,e.x,�y by o .tmr M w AREA eIF A E D11HE TSET SHALL BE DE51 �A® WlWI- ONTO S�ETS. AN m H LRDCKe, —1-M eR �\ I I ^ IRTR e„e w:roa::.M .wew,.. va mr ee DECOrIPOeED GRANITE AND OR CMI EIE LMDSCAPED WITH DRIP 10¢IGATED BHR1B8/ r I -( OO ACCENTS aR COVERED WITH SUITABLE GRd1ND COVER \4I // a ar Irelaiee m cvao ma uvn /fie vare� punt-a-wrpow not mwmmv onk I��O(HIM a wL5.1 SEE SHEET L6.1 FOR PNCs LANTIDETAILS. e e e �' � SEE SHEET L62 FOR PLANTING SPEOIFIGATIONS SEE MATCHLINE'B', SHEET 15.2 "°" t C SEE MATCHLINE'C�, �HI2 1H �Ef\ — — — 1/ " SEE MATCHLINE'B', SHEET L5.1 o--------�: B p ® io IXBAN; N3x�� .Itl_aF� w e- P N SE SERVICE SERVICE w cmce rp 36'l8 34'LH 34'LH 34'lB 34'lB 34'lB o3 NO. 588 N0. 34588 _ �7 Q LOT 12 /T O a - i p 3p, R Q'Le ..OM ; QQ O N LOT 9 0 45599 IX C m Nara! 3a' • O � �HaMI� pYe.po.01001 �OYle m��u IXMe LOT 15 wla.xa Oeae SW MH LOT 14 14 o = U a U� QC, ®®� 2 lJIIp u- ILL. 5 F-O ELEC VA 2" IRRIGATION SERVICE PER CV. DWG NO. 35211 (NOT FIELD VERIFIED) E Ur LOT 10 w 1 W Lv 3a' l8 w 3a' lD ]a• vox 96' mx u' vox ]a' vOX 36' LD W vOx 3a' lH .IXwma�cvrm m' � IX a•vw . . 0 rwxraa cvrm .., a. 3aeca t lr SEATTLE SLEW WAY _- - -- -_" __.� _ 50 ear w AE ER B114594 Btyp N,lg! MET� 0 2" IRRIGATION SERVICE FIELD VER C 3� METER BOX (OT FIELD VERIFIE) PER CVWD DWG N0. 35211 .1p.00n1 Q Q d S, N6. M.lIWI � 0` I LOT 16 LOT 17 LOT 18 LOT 19 LOT 20 LOT 11 Q • o s•, � 1'L/11� 1 MN 1 C1710\L LWCM1Y C ® O enea nerrz. _ d m ® PLANTING NOTES I. Barone a�yeplame arc d, elluplaantexl aroma are to Mve been O m - �' ® Q plem graded n a plable roamer to ease apahllive dralrege per N,e Xretlirg sole.. 3. Sap�rab all Wrub/growd cover are om lawn areas wllF IR' a• �w srva Q'Y M - �-,� ue-a ®i.'y `°'-` "' m 'm-n ® mumaros'wre. ezaoroeeueeo, a:m:e� pelymer cempeeite xeaderbeerd: Epic Pleetin (510Yt35-9339 rrePer to planting planet. Blake Feadsboartl wltN I'x 3'x I3' retlwood 1 ) rrs°w -� a•''m �µ ' 101r-e zrE 0 U) I W O- N stakes epeesl 4B'mtiv:lar maximun. ztwee. f 3. plant eYrube a minimun ' 30' from ell landerape Ilej,l. rl 4. Wwrc co-cumelanceeeermn, plem no lrae close wn e' w en edge o `\// e:ve O ram°" /\ "' ai lrYw iw-a '.ua" aW %�y" .M rlwarxr r.iim eoenaa xum r.+'°.utr'.mE'°-e.nrar.�rraain W �p 5. Repino Ivegall .lakes hom Nr� '�/~na•"y�""'- 8flN' a n l wrw val a '-66eLYY,�.� ay n �a-a rowxrnW mr®w.vwwmarWvra�.a-xrtcr. w+-a � J a Q O Rarer Lo planl'nbg detexal u.erever peas e, w,e p ant ma lal. a�.umated a the c--ITa valley. ,�„ SEE SHEET Lb.1 FOR PLANTING DETAILS. Q Z Ur wO M O © e. �amaecape comrector wrren eylnqq le eo use a drm to eetaduen ue hole fo receNe LYas red-Y-atl of ills molly O"'t ap s w-a v.e �-wrwa-uw ppg SEE SHEET Lb7 FOR PLANTING SPEGIFIGATION9 Oc Z 456o55F0 0 O © pllo! portion 9. 61hn tying vlrm er eepeliere, wvee Would be epeeetl ea rolbwe: let r3l O O H Z Q a! I'-0' apart hom imiax grade the nml! r3J al I'-o' b'-m' finish Wlree be m m my en x w a 0 t lFe !o a aL aboeFouldapart ve grade. a minimum oP B-m• Pe ge es ar a Mlem.. W a be. e e palter. era eleee mn "a y z + - ur-a o �0 4o Bo G O a �O p INe asee a cool oa w re belweai bol}I plants. Provide Wlrc w gee a m. 6herc n es perms, do not plem .penmen treeauen.er uan rocr ra 0a Y r" GRAPHIC SCALE U !Y- edge of paving, headsboeM, or roc ® II. O w ;� "`01'�r � "m0' I" 30'-O" LOT 12 30f � Q �- WARDING Plant materiel Dated may or me o nave been a proved by he Agrir.�lmal eemmiaalee s sines. iendaupe eeno-�ter, please ! u» developer nor Agrleullwel eonnleelonms approval Q � _p,-„� �•+- ,m-, mx w.e f&& \ _ ., -:; .O - - ' _ come statue or or denial. Plena metarl911nel confoming wlthmauerenllre laws may be dealroyed and null ael�n l.ken. All plan! lariat I, aab�ee! � nepec on a! lM dleerellon of U,e Ag cuxwal Cammlaeloner'e olYlca nil Qr wm�: ,�, ©- �w.:sea� O "..T+�. °"r"` e w-e w�-a ,�., o :;�°,: �- � vi°^a °,. a.^ ..aE..n mx`n°mc��im vm� oi.ainm:m^.. .xn l� ry1A7Eq E w-= °^e i.,ip�ni°^na®^ n6 tM i° SEE MATCHLINE'C', THIS SHEET�/(;�� / pl.m matelal must de rrae nem Red scale raemdien. aw.nuo.®y••^-^ 13. Ne Wr�berc le be IB' hertlarape, irem 'R mar _ °a•^q I °r °0114'>�i — - —' — - — - — - o—• �./ plenletl wilYlin of meaeuretl ranter e a A'Ap ®- xL5.2 x-..a. „an h 1M SL' L M'u f4'Lp 4f'Lp 96'Lp 46'Lp 4a'Lp 4a'IL !b'Lp 4a'Lp L'Lp M'Lp 9P Lp E W SWR a � l • . - ® � ®® ®° � , . OQ w � :::: ' — SEATTLE SLEW WAV _ I— = W �*— — U I— LOT 26 I H w>xd��Gt4�o TRANSFORMER O dax xz 3szl 1 Il BLaweee �� IwxliR Gvio MEf R BOX (NOT FIE VERIFIED) LOT 20 LOT 21 LOT 22 LOT 23 LOT 24 LOT 25 PLANT MATERIAL LEGEND PLANTING NOTES 2 U G MATCHLINE'G', SE_E THIS SHEET _ _ _ C, • � ' MATCHLINE'H', H SEE�H �E�L �.4 •fWR 1. earore enemy pleme are plemaa, euiar,lm area. era m naVe beang redetl ple poeluve ge per q g nolee. '� n e me manner to em aralee ue dm °Cf^` ` x. 8 rate ell eYrub/ground cover erase from lawn arsee w11Yi-I T-4' Z— d� I O © Ipolymer fnmpoelle Feadaboa.1 Eplc PlaeLloeM,a,ile rx z•x Ir2" IRRIGA E. enwv - rrrw lan-a staesepammaximum.SERVICE 3'llZ_DNo.-_�pleat EROr rv0i ao hoeF pevlrgorseeroar. FE IELD V RIFIED)Refamtopleming 5ll l, h delelle, Is P af�pe co!o eea a tlnu tc eater llpllol role to receive Gle red'. porl.minm orepalierawlrm Nnuld be sparedLOT29>nm,um a R MH x4 m-�N aeaP1Bwr Q w �,"r wre growth eborn pl a .. Provide wirennm. RANSFORMER°.Agriculwre`please114 589 malslal Ileled may a ma n W va been approvetl byIID 0 roeI—gtil--.Iqueranllnelaws ma8All mlariallebJecl bdieoalent.ptIx. plan! No 'Probe are to be planted wllMin IS CYIDD NOTES: I. TREES, PLANTS, WALLS, 61DEWALK6 AND FS I4IETIT 8TRJCTI1 E6 OF ANY KIND SHALL NOT 13E PLANTED, NSTALLED OR WILT N C AND UBBR EA ENTS OR RIGHT8-CE-WAY WITLIOIT FRET Q Q Q Q O _ N. A=ACZEC O\ W IRRIGATION 4. AOT A MNI6'SC RM 0• - eO \ ERVICE PER D 3. NO CQFLIGTNG UTILITIES M PROJECT AREA o m © �4.� DWG N0. I Q 5211 LL O \ O® \ LOT 26 LOT 31 sm w.a A AND/OI¢ MAINTAM �GORATIGOIJ 1MJD/OR �LL4VD8GAPMG Mfi6tEDLOVER W R `°Ri�w y - .m-= NANLM SFJIER LR LATERALS. ® - m e i a < O ®® I MNNmG a``y ,, vALVES, ,OR 5. TI AREAS IRRGATED WRN S Y/ ROTOR SYSTEMS h BE SET BACK AT LEAST 24 NCHES ® D• p YIA1Q DYb. M.9Dx1 wre ' FxOIY CLLREl9, DRIVEWAYS, 81DEWALKB OR ANY OTHER AREA THAT MAY RE T N RMNOFF OF • ® P 96• gT6.yD ® \ 14' Lp - Y NT 900t NyI lBtcvYD _M� aa+ a uw-a WATER ONTO 5T ETS. AN LNDIILATNG LNJDSCAPE I —ER AF A CREATED BY THE SETBACK BHALL BE DESIGNED WITH RDCKS, GABBLE, oR DECLMPoBED GRANITE AND OR CAN BE 7 . ea r ue-a LANDSCAPED WITH DRIP IRRIGATED SHRI188/ ACCENT6 OR COVERED WITH S11TU 1 GROl1N, -� wis rani �'� Itlp.In.eDm you ea ��-, L¢LJ SEE SHEET L6.1 FOR PLANTNG DETAILS. Z Z xa•Lp O• ®r ,^;w SEE SHEET L62 FOR PLANTING SPEGIFIGATIONg O F- Q O I •�� QZ ~ " O Ir GRAPHIC SCALE U x4•Lp Q I LOT 30 -a. aawa 1g8• I., �o_o SWR CO Db•Lp LOT 27 � r � /� ¢ I I �� ryIATEq aff a e,.la ., maa Ww• / Lp w I ae,ma G . �STRm'.., ° Rant m aw rmaammm r DU' -,, S - • '• rvL5.3 NF, SEE THIS SHEET o- MATCHLINE'G', SEE THIS SHEET Naa � PLANTING? NOTES PLANT MATERIAL LEGEND ,..� MATCHLINE T, SEE THIS SHEET I CVWD NOTES: • TREE6, PLANTS, WALL6, SIDEWALKS AND PERT NT 6TPo1CTI 6 CP z. eafore any planle are planted, all pvamed areae are to nave bean graded men acceptable memr ee eeee positive dreirege per lase nabs. MMe yyr- p , e y IIyy MH ANY KIND a ALL NOT BE PLANTED, McTALLED OR BLILT IN CVLLm Xreding a �erate all eNub/grand rover erase Iran lawn areae wltF i1• a' a ° O AND 118BR EASEFENTS OR RIGHTS -WAY W[TH T FIRST OBTANM's O � �I AV ENCROACHMENT PEIa'11T fli011 OWIp. /e tl-A-Board - pclymr r<mpoelb Ymtlerboerd: Epic Pleellu (51mR35-9339 lrofr to plenling pl�neJ. 9Leke Yvederboerd wllF Ik ]'x I]' redwood — ^�1e � aaM °' "(a"n '^'-' O -\r—ate'+ 3 p rveT9[ IMmPEt cVIO a. ALL TJRF AREAS To BE d MMI"AM OF e' WIDE pNs.tn.T�ll 3. Plant eYreb af�minimun of 30' bane all! landerw II pe gM fixluree. 4. wrore clrrumeterca pnmlt, plant nc tree closer then IS• to en edge or paving er Neederbeerd. �.�.. anw a lase w-a (vim O awe r Ina -a � ., y,, M, ( 3. NO COFLICTMG STILRIEB IN PROJECT dREd 5. Remove ell slakes ban vlree,� 6. Refr eo planting damp. aw.n a Itma leas a - ai 4E WRHM D . NO PER'1ANENT STRICNREB VJD ABEHENTB. O WILL NOT BE fESFroiJ51BLE i'OR REPLACMG AND/OR HAMTAMING ANY DECORATIVE T. Wa,evr poeeMle, we plan! meteriala acclimeled b lha Coedrella valley. S. LeMecepe ranre, r uYwi tyT q vines le la we a drill to —El- CQY.RETE dND/QR LANDficAPl.l9 M6TdLLEO OrER WATER MAMLME6, vALVEe, eEWER LWEB, OR LATERALe. pllol Fole to rxeive lM red -lased portion of LM molly. Y1$ %• LB 5. n� ARE66 IRRIGATED WITH SPRAY/ ROTOR 8-8 8 —5T BE SET MA AT LEAST 24 INCHES P Cl1RB.S, DRIVEWAYS, 91DEWALKB OR Oa ANY OTHER AREA THAT MAY REBLLLT IN fdAIGP OF WATER ONTO s LLNen tying vlrm r mpellre, wirm aFould be spared ee follows: le! (]) al l-S apart h6 fml- grade, nsxl l3)�4 -0naW Lo make p et a ova inl grade. ra u e a mnanwn o p." cram on plenle. e.Fen vines or wpe lire ere closer then f em Oa v. a ue a ¢ . a .T ET6. AN W✓DULATING LANDSCAPE BIGFER AREA CWATED BY f0' eeper4 we a corninuaw wire belwmn bolo plenle. Rwlde Wro Pa grauu. THE SETBACK SHALL 18E DE,56NED WITH ROCKB, COBBLE, OR O®. O I OECOHIPOSED GR l A AND OR CAN BE LANDSCAPED WITH DRIP Ile¢IG4TED BHIeL1Be/ ACCEM6 GR COVERED WRH d11TABLE GROIAD eMwe clroameteroee permit, de net plant epeclmr eeee clear tFen fear (4) fee! Ran the edge of paving, lroedrboerd or roof Iineo. II. Q nm w.e a ro-a O I COVER W4aWIN'i �brrt materialelllbd meyolor me ro Mee been epprowtl by tYe�.l ura ommi sonars �ai"rultvel Q LL �� a. m w-a M' O � commlee�onerpleaee rove! W es' I er dri I.M1 Plam meo ITIIna— Alll p— gwrenaiT. leave may b a.aroy.a endF ivdll awuon lak.n plan! mei.rlal le eubJ•ol O s °� I ! LOT 35 ou !anmleelonre TU nn piem. m.telal m.plVr ainee nom Als�ie <Aanidlena eeramiu. „ ro s it I1. No ere w ba plenled within IS' of Mrdeupa, meeaured hom ernm „} e' ' 'm"e � � O 0 I I o � - © e„ert,,,,,v rr-le'a+ n .m-a Z ]4'LB m 12 LL BOLD RULER WAY .7°,ri,— ®`�'� a•wnvee I u'LB I I LOT 34 O vz • 0O ® am aa.aaa a�a��wa<� o I LOT 37 OO ® 0 ,.we.r,enneo emeemum Omvnta sOO w.wmwrrmwm xwoeurt arwlret. Gw( ® S MH O 0 U ZZ b of U-J Q � J a SEE SHEET L6.1 FOR PLANTING DETAILS. Q SEE SHEET L62 FOR PLANTING SPECFIGATIONS Z Z b. RLI O Z e w>see e O MNX'Etov]o uxro.auzr MO o' �o' 40' oo' � a y LOT33 ELEC cONDUIT GRAPHIC SCALE U yl al0* a sO �z � r• _ �o_o IID ANSFORMER t 74 90 (---' IID TRANS RM LOT 36 METER BOX 1145593 (NOT FIELD mn ryIATEq.Im�„,^"�,v.°"�"".t�m�^e °w^e (cro °r c°Wp). ]4•eovr I M TER BOX (NOT CMM1Ba VERIFIED) MaM RR LVM plb. w.anu O�STR eevi a ul° ee.ln�y ey cvno .tmr m.. °et oo°nnw -ne manna: FI LD VERIFIED) aO ea'tH Iw°'mli:e`tm aifo a user I NMiaev e pC.110. m9B .°,°en r°rent-m-wrn°knawtvmwmmv =nM1m' f n (� v MATCHLNE'H', H SEE SHEET LU _ a°kr wneeem.n<o.eman.m °. NL5.4 v MATCHLINE'I', SEE TSHISHEET SHRUB PLANTING (SLOPE) 1J --L L-s OELORATNE BOALUH2 NJlCS (afar to plm! IeyeM far boulder bye. 2. Smples aF rock and Kdi le shall be presenkd to the owren represakalNe, far M1k ggraval, prvv b kstnllallm. 3. Hantllg of rocks wkh lootlers ord tlillpas Is pmmttte$ bl. wre Shag nmdlae aL» m[ar me[ ro k rot mmagse Or saamod axcessNey as ttkr u�p ne. 4. Rak shall no[ Ne tlirtped dlogmd In[o pl.,5brt sat by do we of a chatty pkpp oNerblemisnes sM1alt to placed In wcM1 5. F¢kas wIM � mlnlmlze the egxhun of iha tlafxt otter the rxk Is m plme� 6. toq a Me K4Fem'oll� that Me rock Is mLNe N�Ne IowLlan, m�elol, rocb shall to 3OA60%Fxrled. T. Pml artktt rewk of be mck placement must rest wIIN tle contracWs 5W pe�am Nb work to tln saLbfacilon of Lb owren &SECTION - BOULDER INSTALLATION SCALE: I'•I'-m' DEF'fgSSED WATERING EASM TO RFTIAN DARING PLANT E6TASLISWMENTPERIOD. BAOKFILL MIX PER SPECS, FNISH GRADE =IIIIII=ITI IIT-IIIII= ITI= =1T =IIIII IIIIII= IIIIII= - =1111 PLANT PAIXETS PER SPECS =11 ET TI PLrYIi ON UNDISNRBED SOIL. TFOOI'�PLAHT PIT Slg REFER NOTE: PPEECGbS WTAMLE MATTED ROOTS BY LOOSENING ALL ROOTS a EDGE OF RAT BALL V WATER FROM HOSE. DO NOT CAA.DC ROOTOALL. C SHRUB PLANTING DETAIL SCALE: NTS EXPANSION SHIELD -'RED HEAD' OR E0. I/4' CIA BOLT I. WIC TO BE PILLED TIGHT B6 FIXING IN PLACE E VINE/ESPLALIER TIE DETAIL Nrs LLIS W/ RISBER TIES -M NRF AREAS, LEAVE A BAf� AREA AP . 4' AWAY PROM TREE BASE IN ALL DIT�OTION6. o -FOR PIT SIB FEIER TO 6PEC6.. -TFEES SHALL 5E STAKED WITH 2-6 STAKES ( v M1-^ SIX TIME TIES (RIDEER GMCH TIES -NO WI, ) o g� -USE TRIPLE STAKING WITH V DIAMETER 67AKES �E - IN NIGH WIND A. "- CINCH TIES (i a Hrv.100 N07n P LODGE POLE PINE FINISH CJ2ADE =IIIIII=IIIIII IIII=IIIIII= BYXFILL HI% FER SFECS IIIIII � 1111= IIIII= __IIIII PLAFITLpPyALKEI6 F£RSFECS �� NATIVE wIL�191ARBED r?pt, FT'OP PIT SIZE DER = U Z T E A TREE STAKING DETAIL g T Elm SCALE: NTS No �� g an m IR LL I (D SLOPE DEPRESSED WATERNG < BASIN BCULDER6 TO RETAIN ELOPE W�ADMAINTAIN DOW" IN Z �Q ONL in "TO BE EXPOSED. III — ONLY I/Z of BOULDER TO BE EXPoSED. __— IIIIII EXISTING SLOPE _ 1II IIIII-U i =IIIIII BACI ILL MIX PER SPECS. W AIIIILIIIIII pprox W 2 x RootbC SET PLANT ON UNDISTURBED NATIVE SOIL. � Q Q TREE PLANTING (SLOPE) Z y SCALE: T. 0 F� h O U a 0.i *ATEq �&STRO, b a w ^< m..• a �wm.^, bmL6.1 WOO = at -FEr- ass ZROOPEnw— a Wmazi m a a g a _0 GM F� �p ENE zz gn, -In ,NATEqIS RO, Zoo L6.2 PLANT SCHEDULE e') ........... . PLAN 3 PLAN 2 PLAN 1