HomeMy WebLinkAboutCT 82-12; Carlsbad Highlands; Tentative Map (CT)c) TheBuieCorporation
CARLSBAD HIGHLANDS
REVISIONS
CITY OF CARLSBAD
PLANNING COMMISSION
CASE NO.
EXHIBIT NO. t^. * DATE I*-
CITY OF CARLSBAD
CARLSBAD
HIGHLANDS
A DEVELOPMENT BY THE BUIE CORPORATION
TENTATIVE MAP AND PRO SITE PLAN
CT 82-12 . PD-42
GENERAL NOTES
GENERAL DESIGN
PUBLIC UTILITIES
AND DISTRICTS
LEGAL DESCRIPTION
?i PHASE TABULATION
PROJECT INFORMATICS
CITY OF CARLSBAD PRODUCT A
CARLSBAD
HIGHLANDS
A DEVELOPMENT BY THE BUIE CORPORATION
TENTATIVE MAP AND PRO SITE PLAN
CT 82-12 . PD-42
CITY OF CARLSBAD
CARLSBAD
HIGHLANDS
A DEVELOPMENT BY THE BUIE CORPORATION
PRELIMINARY LANDSCAPE PLAN
ZONE 1 - AREAS ADJACENT TO HOUSES LUSH - ( FUTURE ) 37% OF PLANTING AREA
EflYTHRINA SPECIES HIBISCUS PITT OS PO RUM SP.
ALNUS HHOMOIFOLU FATSIA JAPONIC* ILEX SPECIES
FICUS SPECIES TERNSTROEMIA GVMNAN. HEDERA SPECIES
ZONE 2- STREETSCAPES- RE
CANNON ROAD:
B.O.W.-OSTEOSPERMUU
FESCUE 'TEMPO-
SEEDED
OSTEOEPERMUM
LOW-WATER LAWN:
SEEDED
INTERIOR STREETS:
FINED 24% OF PLANTING AREA
TWCME THEE (SO*) :
PLATANUS ACERIFOLIA'MULTI
SUPPORT TREES (30\) ;
ALKUS RHOMBIFOLIA
ACCENT TREE (20 \tLIOUIDAMDAR STYRACIFLU* 'aURCUNDV
PLATANUS ACERIFOLtA
ALNUS RHOUBIFOLIA
ACCENT TREES <2O%1 .
LIQUIDAMDAR STYRACIFLUA -BUnGUNDY*
SCHINUS TEREilNTHEFOLIUS
MEDIAN TREE; GAL):
LIOUIDAWBAR STYRACIFLU* UERCUS ILEX
-BURGUNQV OS GAL) LATANUS
PAVING AT MEDIAN NOSE: EANOTHUS SPP.
BOMANJTE -BIVEHSTONE- OPfiOSWA KIRKII
TTOSPORUM SPP.
MEDIAN TREE; GAL.)
LIOUIDAUBAR STYRACIFLUA ETEHOMELES
•BURGUNDY' (IS GAL) ATAKUS SPP.
BOMANITE -RIVERSTONE' EANOTHUS SPP
LIOUIDAMBAn PALU SPP.
-ZONE 3- NATURALIZED SLOPES- NATURALIZING 23% OF PLANTING AREA
PLATAMM HACCUO** ACACIA REDOLCNS HVOPORUU PAHVVOLUM HETEROUELES AR8UTVOLIA
1 PMM TOfWEYANA TXCOMAR1A CAKNS1S CEANOTHUS SPP. LEPTOSPERMUM LAEVKUTUM
ewcALfrrw *f*.
f' TftiULJ IHTtlfr IKSLftf PLANTING, AB£A
MIMULUS SPECIES CISTUS SPECIES
ATRIPLEX GLAUCA /
SLOPES PLANTED FOR EROSION CONTROL IN- ---/RANDOM NATURAL GROUPINGS TO BE PLANTED PER
HETEROMELES ARBUTIFOLI* BOSM*BINUS 'PRDSTRA
TYPICAL PASSIVE REC. AREA: — --— --
B OPEN PLAY AREA
C. COMMUNITY COURT
GROSS SITE AREA: 263 ACRES
TOTAL LANDSCAPE AREA: 170 ACRES
PERCENT OF SITE USED FOR PLANTING: 65%
PERCENT OF ZONE 1 IN TOTAL LANDSCAPE AREA 37\
PERCENT OF ZONE 3 IN TOTAL LANDSCAPE AREA 24%
ZONE 1 14.14tt.3»r GALLON* PER YEAR
ZONE 1 •.004.270 GALLONS PER YEAR
ZONE 3 1,470.041 GALLONS PER YEAR
TUB'
TAIN:P*tpar«d by :
KEMP & ASSOCIATES INC.
LANDSCAPE ARCHITECTS
LA JOLLA, CALIFORNIA
CITY OF CARLSBAD
CARLSBAD
HIGHLANDS
A DEVELOPMENT BY THE BUIE CORPORATION
RECREATION AREAS
PANHANDLE PARK
SCALE: 1":20'
PASSIVE RECREATION AREA STUDIES
COMMUNITY RECREATION AREA
SCALE: f:10p
prepared by :
KEMP & ASSOCIATES INC.
LANDSCAPE ARCHITECTS
LA JOLLA, CALIFORNIA
CITY OF CARLSBAD
CARLSBAD
HIGHLANDS
A DEVELOPMENT BY THE BUIE CORPORATION
PROJECT ENTRY MONUMENT
SCALE: 1":20'
PARTIAL ELEVATION
SCALE: 1 2*:T
HIE I IK.III AM >S
STREET 'BB'
KEMP & ASSOCIATES INC,
LANDSCAPE ARCHITECTS
LA JOLLA, CALIFORNIA
PRODUCT
TYPE A
CARLSBAD HIGHLANDS THE BUIE CORPORATION PRODUCT TYPE "B"50'X70'
PRODUCT
TYPE C
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CARLSBAD HIGHLANDS
LANDSCAPE MAINTENANCE
MANUAL
.":""." ." -•"':??*•••"
CORBIN/YAMAFUJt AND PARTNERS, INC.
ARCHITECTURE/PLANNING .
17992 MITCHELL SOUTH
SUITE 200
IRVINE. CA 92714
PHONE (714) 660-0970
1301 BROWARD EAST
SUITE 303
FORT LAUDERDALE. FL 33301
PHONE (305) 462-4964
18 March 1987
City Of Carlsbad
2075 Las Palmas Drive
Carlsbad, California 92009-4859
Attn: Mr. Michael 6. Howes
Senior Planner
Subject: Carlsbad Highlands
Homeowners Landscape Maintenance Manual
CYP Project # 8752
Dear Mr. Howes:
The final submission documents will be reduced and included in the
Maintenance Manual to provide the initial developer and the Homeowner's
Association with an organized format to facilitate the implementation
of the landscape concepts described in the City Of Carlsbad Landscape
Guidelines.
Your assistance is greatly appreciated.
Respectf
CORBIN/,
Perer B. Miles
Landscape Architect
PLANTING THE LANDSCAPE
A. SOIL QUALITY TEST
Once the site has been graded, soil samples
representing a good cross section of the site
should be taken and tested by a commercial soil
testing lab. Typical tests are for:
1. pH level .
2. E.G.- amount of soluble salts.
3. Soil texture--percentages of silt, clay and sand.
4. Organic matter content.
5. Nutrient measurement. N.P.K. plus minor nutrients.
The results of this test, indicating native soil conditions,
should help guide the preparation of the soil and the
selection of appropriate plant material.
B. SOIL PERMEABILITY
Many soils in this area have a very low rate of air or water
penetration (the optimum is 50% soil, 25% water and 25% air).
Salts build up with this condition and oxygen is restricted,
both which damage plant material. Each planting area should
have its rate of permeability tested.
C. RATE OF PERMEABILITY - Test by digging a plant pit and filling
it with water. The rate at which the water drains will indicate
the pe rmeab i1i ty.
TOO SLOW - less than six (6") inches in 24 hours.
NORMAL - between one half (1/2") to one (1") inch per hour.
TOO FAST - two (2") inches or more in an hour.
1. If the rate is "TOO SLOW", treat the soil with a chemical
conditioner as described below and auger sump holes for
all trees and major shrubs see (STANDARD DETAILS) on pages
52 and 53.
2. If a "TOO SLOW" condition cannot be significantly corrected,
use plants tolerant of wet soils.
3. If the rate is "TOO FAST" consider adding more than normal
amounts of organic soil conditioners or contact the project
landscape architect or soils engineer for review of the
problem.
D. SOIL PREPARATION - General recommendations (may be modified
due to soil report recommendations).
1. Apply a chemical soil conditioner to increase the permeability
of problem soils that have pH of 7 or greater. After deep
ripping the soil (8" is optimum) work into the soil by
tilling to a depth of 6" the following amendments:
Commercial gypsum at 100-250 Ibs per one thousand
(1,000') square feet and/or water penetrant (Alkyl Poly
Ethylene Glycol Ether) commercial grade applied at
8 oz. per one thousant (1,000') square feet.
To reduce the sodium content and increase the movement
of air and water, leach the soil by applying the above
and water it thoroughly.
2. Most plants will need to adapt to the native soil conditions
as roots grow through the area of conditioned soil.
Combining native soil with conditioners provides a transition
from a rich, well balanced nursery soil (in new plant
containers) to the native soils. A typical soil conditioner
should be well-composted organic matter (Nitrolized redwood
shavings) with the following characteristics:
A. Minimum 90 °L organic matter.
B. Si.ze 1/50 inch - 1/4 inch.
C. pH level 5.5 to 7.
D. Low salinity level.
NOTE: Organic amendments and fertilizers shall be spread evenly
and tilled into the soil after leaching operations.
E. BACKFILL MIX
Planting pits shall be backfilled with the following type
of mix:
1. 1/3 soil conditioners (nitrolized humus).
2.2/3nativesoil.
3.5% fertilizers.
F. FERTILIZING
To start plant development, fertilizing is done at this
time of planting. Fertilizers should be incorporated
into the backfill mix helping root growth and providing
balanced nutrients for overall growth through the first one
of two years. To do this, the following should be incorporated
into the backfill mix.
1. To promote root growth, blend a slow release, high phosphate,
low water soluble, granular type fertilizer into the mix.
2. To promote overall growth add a commercial grade, slow
release fertilizer. Tablet form fertilizers should be set
around the root ball eight (8") to twelve (12") inches
below grade. Apply at the manufacturer's recommended rate.
G. PLANTING SEASON
Because of our relatively mild climate, Carlsbad's £££.im.H.m.
planting season (October-March) is longer than many other
areas. The fall and winter season's cool temperatures
and rainfall, while not procducing much foliage growth,
will allow the plant to establish itself for springtime
growth and increased summer temperatures.
H. PLANT QUALITY
All plant material should meet the California State Department
of Agriculture's R^g_u l_a_t_i o n£__f ^£_NiJ£££_r y_I_n ££e_£_t j^£n_££_Ru j^e^^
£Bd_2££d_i ng__._ Plants should be sound and healthy, free of
diseases and defects, well developed, of a normal size for the
container and not root bound.
I. PLANT SPACING
Plants should be set allowing the lease change of conflict
from their mature size and the operation of the irrigation
system.
J. PLANTING AREA DRAINAGE
Surface and underground drainage of planting areas should
work well. Landscape architects, civil engineers or any
others who might be involved should design sufficient site
. drainage. Swales should fall at a minimum of two (2%) percent
K. PLANTING TECHNIQUE
1. PLANTING PITS SHOULD:
a. Be twice as wide as the container or root ball.
b. Have rough, squared (not rounded) edges.
c. Have a sloping bottom to a sump hole.
2. THE ROOT BALL SHOULD:
a. Be handled gently.
b. Have its surface slightly roughed up.
c. Have its crown sit slightly higher than finish grade.
d. Should be puddled and settled to its final position.
3. THE PLANT SHALL HAVE A BASIN:
a. With the rim diameter set just outside the drip line.
b. With a two (2") to three (3") inch high rim.
c. Filled with a layer of mulch.
IRRIGATING THE LANDSCAPE
A. INITIAL WATERING
During the initial establishment period, most plants require
ample watering. The first watering is to settle the plant
correctly into the planting pit.
When germinating seeded areas, the surface should be moist
at all times. It is better to apply a light watering
several times a day rather than one heavy treatment every
other day. After germination, the watering schedule should
be adjusted to allow the top surfact to dry again forcing
roots to go deeper for moisture.
B. WATERING RATE
Water as infrequently as the plant allows. Check the soil
moisture, let the top layer of soil (6-9 inches) dry out.
Water deeply, soaking the ground 18-30 inches. Add a wetting
agent 2 or 3 times a year to help water penetrate deeply.
Most plants continually given ample surface moisture will
be less drought tolerant throughout their like span.
Frequent light watering encourages shallow roots, making
the plant more susceptible to the effects of dry periods.
Trees watered this way are more apt to cause paving damage
or fall during high storm winds.
There should be a continual effort to deep water plants
(especially trees) by adjusting the watering time and using
irrigation devices such as shown in DETAIL "B", Page 53.
C. WATERING SCHEDULE
Judgement and evaluation must be continually used when applying
supplemental water. The ne_e_d for additional soil moisture
should dictate the frequency of watering. Carlsbad's estimated
evaporanspiration stress, (see page 75, ENVIRONMENTAL DATA),
planting zone, and specific site conditions will provide the
general criteria for a watering schedule. Beyond these set
criteria, periodic testing of soil moisture levels should
guide the watering schedule. Moisture checks should be made
with a probe or tensiometer.
D. SEASONAL WATERING
Many of the plants listed for use in Zones Three and Four
have a dormancy or rest period during the summer and fall.
Too much watering during this period producint extra growth
can actually weaken the plant and shorten its life span.
MAINTENANCE
A. FERTILIZING
Fertilizing is APPROVED PLANTING ZONES 2 and 3 (REFINED and"
NATURALIZING) should be limited to only one or two applications
in the spring season. Fertilizers should be applied evenly
aroung the plant's dripline. Zone 1 (LUSH), may require
more attention to fertilizing while ZONE 4 (NATIVE) should
recieve no fertilizer (a possible exception might be ££m£
plants that are added to the native area.)
B. TREE CARE
1. Most trees planted from five (5) gallon containers or
larger require some type of support until they develop
a good root system and an adequate trunk caliber. (Refer
to GUYNG and STAKING DETAILS, pages 50 and 51.)
2. Many trees can be topped to promote lateral branches and
trunk size, but others cannot (check tree species before
you consider topping.)
3. Trees should not be stripped of their lower branches,
but rather "tipped back" with as much foliage retained as
possible. This will promote the tree trunk's caliper providing
structural strength. Lower branches should be pruned flush
with the trunk only after the tree has the strength to support
itself (typically a three (3") inch caliper).
4. Evergreen trees should be trimmed out and shaped when
necessary to prevent wind and storm damage.
5. During a severe drought, consideration should be given to
pruning (thinning) trees (and other plants) to reduce their
transpiration and need for water.
SAMPLE LANDSCAPE CONTRACT
LANDSCAPE MAINTENANCE SPECIFICATIONS AND AGREEMENT
This agreement is by and between
hereinafter called 'Contractor1 and owner or owners authorized repre-
sentative.
Project Name: (Phone)
Project Address:
Project Representative Name: -
Project Representative Address: • •
Legal Description: Lot # Tract #
Contractor agrees to furnish all labor, supervision, tools and equipment
necessary to maintain the landscaped areas as per attached maintenance
specifications.
I. GENERAL
A. Scope of Work - The Contractor shall provide at his own risk and
cost all labor, materials, tools, equipment, transportation,
hauling, dumping, fertilizers, insecticides, chemicals and other
items needed to do landscape maintenance work as directed herein
1. Owner shall provide at his own cost all water necessary
for Contractor to properly perform the service required
under the agreement.
2. All personnel on the project shall be well-trained, clean
and neat at all times.
3. All work shall be performed in accordance with the best
landscape maintenance practices and in keeping with the
high aesthetic level of the facilities being maintained.
B. Communication - The Contractor shall provide at all times
throughout the duration of this contract, emergency telephone
numbers which can be called for emergency conditions at any
time the Contractor's representatives are not immediately
available at the job site. An alternate emergency number shall
be provided in case no answer is received at the first number.
The emergency number shall be used to contact a responsible
representative of the Contractor who can take the necessary
action required to alleviate any emergency condition which
threatens to cause damage to any property.
C. Trash Removal - All debris accumulated as a result of maintenance
operations shall be removed from the site at no additional cost
to the Owner.
D. Insurance and Licensing - Contractor will furnish the Owner with
evidence of insurability and carry the following minimum coverage
with a company approved by the Owner, naming the Owner as
additional insured in the following amounts:
Public Liability Insurance $300 ,000
Property Damage Insurance $300 ,000
Contractor also agrees to hold the Owner harmless from any
claims arising from activities performed by him ana to maintain
Workman's Compensation Insurance in amounts required by law.
E. Contractor shall not store material or equipment on the property
without prior Owner approval. -t
_i _
F. Contractor and his personnel shall be conversant with these
specifications.
II. FUNCTIONS
A. Tree Care
1. All trees must be provided water to ensure their proper
growth either applied by sprinkler systems or manually.
2. Insect control shall be initiated immediately upon
detection. Fungicides shall be applied where required.
3. Guys, stakes and ties are to be inspected weekly and
changed as required to permit growth expansion, prevent
damage from chafing or girdling and provide protective
support during major prevailing winds.
4. Pruning, thinning and trimming of trees shall be accomplish-
on a regular basis to maintain a neat appearance and promo-
healthy growth. Work will include removal of suckers, cross
branches and dead wood. Pruning of trees above 20 feet
shall be accomplished by a professional tree surgeon upon
approval by owner and shall be billed as an extra.
B. Shrub Care
1. Trimming, pruning, thinning and training of ornamental
plants, excluding trees, shall be done as needed or
required to maintain a pleasing appearance and to reta*jji
their natural characteristics. Plant material under
stress should be trimmed to reduce evaporation.
2. To existing shrubs on first application apply GRO-POWER
PLUS evenly at the rate of 2 cups per shrub and every
two months thereafter.
C. Turf
1. Mowing shall be perfdarned at such frequency as may be
required by the season of the year, generally once a week.
Mowing height shall be IV -2" maximum and accomplished
with a sharp, rotary mower. A vacuum, or grass catcher
must be used to collect and remove the clippings. The edge
shall be trimmed at each mowing and trim around trees, valve
boxes, valves, and other items located in lawns at each
mowing. Grass shall not be allowed to invade plant areas
and other areas not intended to be lawn. Curbs, gutters,
walks and driveways shall be left in a clean condition
after mowing. Excessive amounts of leaves, papers, and
other debris shall not be allowed to accumulate on lawns.
2. Weeds shall not be permitted to become established in the
lawn. Applications of selective herbicides shall be applied
as frequently and in quantities and strengths as necessary
to eliminate and prevent all weeds and to protect the
desired growth of grass.
3. Deviations from the above requirements due to inclement
weather or other conditions must be determined by site
conditions and with the approval of the Owner.
4. All turf areas shall be mechanically aerated once a year.
Each aeration shall be done to a depth of not less than 4"
and shall be done immediately prior to the spring fertilizat
-2-
5. Grass shall be manually or mechanically trimmed away from
irrigation heads and edges within turf areas. The use of
herbicides in lawn areas to trim around edges and irrigation
heads is not acceptable, however it is acceptable to use at
the base of trees.
6. To existing turf areas on first application apply evenly
GRO-POWER PLUS at the rate of fifty (50) pounds per 1000
square feet and water thoroughly. After first application
and each two months thereafter apply twenty-five (25) pounds
of GRO-POWER per 1000 square feet.
D. Ground Cover
1. Ground covers shall be inspected weekly; maintenance shall
include removal of all debris, including leaves, branches
and papers.
2. All weeds shall be removed weekly.
3. Ground covers shall be pruned or trimmed neatly away from
shrubs, trees, walks, headerboards and buildings. Edges
of ground covers shall be thinned out regularly to avoid
matting.
4. All ground cover areas that have dead areas or areas so
damaged by weeds, etc. shall be replanted with like species
so as to present a full even appearance of growth. With
approval, owner shall pay for all replacement plants. *•
Prior to replacement, procure owner's approval; owner shall
pay for all approved replacement plants.
E. General Maintenance
1. All walkways shall be kept clear of debris from the mainten-
ance operation, erosion, run-off from storms, irrigation or
wind blown debris. Completely wash down or blow all walks
and drives as necessary.
2. The Contractor shall provide a general clean-up operation
at least once a week for the purpose of picking up trash or
debris which may accumulate from the use of the area wind
blown debris, dropping of twigs or branches from trees.
3. Contractor or contractor's representative shall make at
least six (6) general inspections of the project per year
and file with Owner or Owner's representative a written
report of his observations and recommendations. Reports
shall include a full inspection of the irrigation system
for both operation and coverage.
4. The Contractor shall clean and maintain all landscape
drainage lines and catch basins on an as-needed basis.
5. Contractor shall be responsible for the removal of all
weeds and grasses occurring in concrete areas by the use
mechanical means or herbicides.
F. Supervision
Adequate supervision shall be supplied to insure a professional
job of landscape maintenance. Close communication shall be kept
with the management to insure his awareness of the operation at
all times.
-3-
G. Irrigation System Maintenance
1. Contractor shall be responsible for properly setting the
time clock and adjusting the various schedules to provide
adequate water to maintain all planted areas in a thriving
condition. Watering schedules shall be arranged so as not
to interfere with the public's use of the facility and shall
be adjusted for seasonal conditions. Frequency of irrigatioi
shall be the responsibility of the Contractor.
2. Sprinkler heads and risers shall be cleaned, repaired,
adjusted and replaced as required to provide good coverage.
Risers shall be extended and shrubs relocated where
necessary to provide continuous full coverage.
3. Damage to the sprinkler system caused by new construction,
vandal damage, accidental breakage by others and so called
acts of God, etc. shall be immediately reported to the
Owner and promptly repaired upon Owner's request and billed
to the Owner at cost. Repairs made to system shall be done
with originally specified materials or with suitable substi-
tuted material as approved by Owner.
H. Insects, Pests and Disease
1. Contractor shall be responsible for detecting and eliminatin>
disease, insects and/or rodents infestations in all land-
scape areas, using materials and methods non-injurious^ to
humans or the desired plants or grass.
2. Contractor shall replace, at his expense, any shrubs, trees,
or lawn areas that die due to negligence in the control of
insects, pests, weeds, rodents, and disease'or due to improp*
water, fertilizing or lack of proper maintenance and care.
3. All pesticides, fungicides, and herbicides shall be applied
routinely or as needed to all areas at the expense of the
Contractor.
III. SPECIAL CONDITIONS
A. The Owner may at any time, by written order, direct that changes
or additions be made in the work required by the Contractor. If
such changes cause an increase or decrease in the cost of, or th<
time required'for performance of the contract, an equitable
adjustment shall be made in the Contractor's payment and the
agreement shall be modified in writing accordingly.
B. Any changes in existing landscaping, such as replacement of
annual color or site changes will be considered an extra and
the price for such work will be negotiated prior to proceeding.
Contractor shall submit to the Owner for approval an itemized
estimate for any extra work required.
IV. MISCELLANEOUS
A. Exclusions
The Contractor shall not be responsible for vandalism, theft,
or adverse natural conditions.
B. Working Days Schedule
Contractor recognizes the following holidays
-4-
Working Days Schedule (continued)
and if a regularly scheduled maintenance day coincides with
one of the above holidays, or if it rains on three or more
consecutive visit days, Contractor will work an alternate day
or prorate the monthly bill 25%/week.
C. Work Stoppage
The Contractor shall have the right to stop work if any payment
shall not be made to Contractor under this agreement. The
Contractor may keep the job idle until all payments due have
been received. Such action by the Contractor shall not, in any
manner, be deemed a breach of this contract by Contractor.
D. Arbitration
If, at any time, any controversy shall arise between contractor
and owner with respect to any matters in questions arising ou
of, or relating to, this agreement or the breach thereof, in
which the parties do not promptly adjust and determine, said
controversy shall be decided by arbitration administered by
and in accordance with the Construction Industry Arbitration
Rules of the American Arbitration Association then obtaining
unless the parties mutually agree otherwise. This agreement
so to arbitrate shall be specifically enforceable under the
prevailing arbitration law. The award rendered by the arbitra-
tors shall be final, and judgement may be entered upon it in any
court having, jurisdiction thereof.
E. Legal Fees
In the event that either party becomes involved' in litigation
or arbitrarising out of this contract or the interpretation or
performance thereof, the prevailing party shall be -entitled to
reasonable attorney fees.
F. Default Notice
In the event that items or conditions are to be corrected or
remedied Owner agrees to provide contractor with adequate
notification of said items. Owner further agrees to allow
Contractor adequate time to remedy those items or conditions.
To accept this contract owners must sign and date below and deliver an
original signed copy to contractor.
WE HAVE READ, UNDERSTAND AND AGREE TO ALL TERMS OF THIS CONTRACT AND WE
ACCEPT THIS PROPOSAL AND AGREE TO BE SO BOUND.
is
Name of ContractorSite Contract Person Name
hereby authorized to perform the above
maintenance program commencing on: Address
PhoneDATE
Contractor C^27~T Owner-Buyer Signature 5iti
Contractor signature Diti Owner-Buyer Signature DaTi
-5-
CARLSBAD HIGHLANDS
VICINITY M*PSIN,CT 82-12/PUO-42 No 8752
o wo aoo 40«run
LANDSCAPE SPECIFICATIONS
PLANT ZONES 1&2
INDEX
Page
I. GENERAL 1
II. FUNCTIONS 2
A. Tree Care 2
B. Shrub Care 2
C. Turf 3
D. Ground Cover 4
E. Fertilizer 5
F. Maintenance Clean-Up 5
G. Supervision 6
H. Irrigation 6
I. Annual Color Replacement 6
J. Insect Control 6
III. SPECIAL CONDITIONS 7
A. Changes to Contract 7
B. Extra Work 7
IV. LANDSCAPE MAINTENANCE REPORT 8
LANDSCAPE MAINTENANCE SPECIFICATIONS
I. GENERAL
A. Scope of Work - The Contractor shall provide at his own
risk and cost all labor, materials, tools, equipment,
transportation, hauling, dumping, fertilizers, insec-
ticides, chemicals and other items needed to do landscape
maintenance work as directed herein.
1. Owner shall provide at his own cost all water
necessary for the Contractor to properly perform
the service required under the agreement.
2. All personnel on the project shall be well-trained
clean and neat at all times.
3. All work shall be performed in accordance with the
best landscape maintenance practices and in keeping
with the high aesthetic level of the facilities
being maintained.
B. Communication - The Contractor shall provide at all
times throughout the duration of this contract, emergency
telephone numbers which can be called for emergency
conditions at any time the Contractor's representatives
are not immediately available at the job site. An
alternate emergency number shall be provided in case
no answer is received at the first number. The emergency
number shall be used to contact a responsible represen-
tative of the Contractor who can take the necessary
action required to alleviate any emergency condition
which threatens to cause damage to any property.
C. Trash Removal - All debris accumulated as a result of
maintenance operations shall be removed from the site
at no additional cost to the Owner.
D. Insurance and Licensing - Contractor will furnish the
Owner with evidence of insurability and carry the
following minimum coverage with a company approved by
the Owner, naming the Owner:
Public Liability Insurance $
Property Damage Insurance $
Contractor also agrees to hold the Owner harmless from
any claims arising from activities performed by him and
to i^aintain Workman's Compensation Insurance in amounts
required by law.
E. Contractor shall not store material or equipment on
the property without prior Owner approval.
F. Contractor and his personnel shall be conversant with
these specifications.
II. FUNCTIONS
A. Tree Care
1. All trees must be provided water to ensure their
proper growth either applied by sprinkler systems
or manually.
2. Insect control shall be done at periods specified.
Fungicides shall be applied where required.
3. Stakes and ties are to be inspected regularly and
changed as required due to strong prevailing winds
and to permit growth expansion and prevent damage
from chafing or girdling.
4. Pruning will be required to control form, size and
for the removal of dead wood, low branches, mis-
shapen or mis-directed branches, branches against
buildings, and damage repair. Seal all cuts or
scars with an approved tree sealant.
5. Pruning for wind damage and general clean-up of
trees is recommended to begin in September.
6. Fertilizing of trees will take place as the general
fertilizing program is carried out in areas where
trees occur; i.e. lawns, ground covers. Trees will
be fertilized around drip line with holes drilled
12" deep at 3 feet to 0 inch on center. The rate of
application shall be determined by the caliper of the
tree. Fertilizer will be evenly distributed in each
hole, twice a year in February and August. (see
Fertilizer Section for type)
7. Trees shall be staked or guyed and tied where
required for growth and support and protection
against wind.
B. Shrub Care
1. Measures to eliminate undersirable conditions shall
be performed in accordance with recognized and
accepted landscape maintenance practices.
Trimming, pruning, thinning and training or orna-
mental plants excluding trees shall be done as
needed or required to maintain a pleasing appearance
and to retain their natural characteristics. Plant
material under stress should be trimmed to reduce
evaporation.
All vines shall be continually trained and espaliered
to maintain them in a neat and healthy condition.
Espaliered shrubs and vines that are not 'clingers1
shall be kept attached to that surface so as to
encourage their growth as originally intended.
C. Turf
1. Mowing shall be performed at such frequency as may
be required by the season of the year, generally
once a week. Mowing height shall be IV - 2".
Edged shall be trimmed at each mowing, trim around -.
trees, shrubs, valve boxes, valves, and other items
located in lawns at each mowing. Grass shall not
be allowed to invade plant areas and other areas
not intended to be lawn. Curbs, gutters, walks
and driveways shall be left in a clean condition
after mowing. Excessive amounts of leaves, papers,
and other debris shall not be allowed to accumulate
on lawns.
2. Weeds shall not be permitted to become established
in lawns. Applications of herbicides shall be
applied as frequently and in quantities and strengths
as necessary to eliminate and prevent all weeds and
protect the desired growth of grass.
3. Deviations from the above requirements due to
inclement weather or other conditions must be decided
by site conditions and with the approval of the Owner.
4. All turf areas shall be mechanically areated twice
a year. Each areation shall be done to a depth of
not less than 4" and shall be done immediately
prior to the fall and winter fertilization.
5. Grass shall be manually or mechanically trimmed
away from the bases of all trees within turf areas.
The use of herbicides in lawn area is not acceptable.
Ground Cover
1. Ground covers shall be inspected weekly; maintenance
shall include removal of all debris, including
leaves, branches and papers.
2. Weeds shall be removed as necessary not allowing
Bermuda Grass or other noxious weeds to become
established in these areas.
3. Ground covers shall be pruned or trimmed neatly
away from shrubs, trees, walks, headerboards and
buildings. Edges of ground covers shall be thinned
out regularly to avoid matting.
4. All ground cover areas that have dead areas or areas
so damaged by weeds, etc. shall be replanted with
like species so as to present a full even appearance
of growth.
5. Monthly cultivation of all planting areas to keep -
soil loose and friable.
6. Osteo spermum (African Daisy) shall be heavily
trimmed back and thinned out to a height of + 6".
This shall be done once a year or whenever the
growth has attained a heights in excess of 18"
above grade. At all times it shall be kept clear
from the bases of all shrubbery. The heavy trimming
shall be done between the months of November to
February.
7. Ivy geranium (Pelargonium peltatum) shall be kept
trimmed to aheight not exceeding 18" and not less
than 12". At all times it shall be kept clear
from around the bases of all shrubbery.
8. Ornamental strawberry (Fragaria chiloensis) shall be
kept trimmed at the edges of the plantings at all
times. Runners shall not be allowed to grow over
walks,into lawn areas or into other adjacent ground
covers.
9. Care should be taken to not overwater the plantings
of African daisy (Gazania). Where die back has
occured, the areas shall be immediately replanted
with like variety.
r
E. Fertilizer
1. Lawn areas - To existing turf areas on first
application apply evenly GRO-POWER PLUS at the
rate of 50 pounds per 1000 square feet and water
thoroughly. After first application each 4 months
thereafter apply 25 pounds of GRO-POWER per 1000
square feet.
2. Ground Cover and Shrub areas - To existing ground
cover and shrub areas on first application apply
evenly GRO-POWER PLUS at the rate of 20 pounds per
application and each 4 months thereafter apply
GRO-POWER at the rate of 20 pounds per 1000 square
feet.
3. Trees - To existing trees apply GRO-POWER as directed
(II.A.6) at the following rates:
1" caliper tree - one pound
2" caliper tree - two pounds
3" caliper tree - four pounds
4" cliaper tree - six pounds
5" caliper tree - ten pounds
6" caliper tree - fifteen pounds
Caliper to be measured 18" above finish grade.
F. General Maintenance
1. All walkways shall be kept clear of debris from the
maintenance operation, erosion, run-off from storms,
irrigation or wind blown debris. Wash down completely
all walks and drives as necessary.
2. The Contractor shall provide a general clean-up
operation at least once a week for the purpose of
picking up trash or debris which may accumulate
from the use of the area wind blown debris, dropping
of twigs or branches from trees.
3. Contractor or contractor's representative shall make
at least six (6) general inspections of the project
per year and file with Owner or Owner's representative
a written report of his observations and recommendations.
Reports shall include a full inspection of the irri-
gation system for both operation and coverage.
4. The Contractor shall clean and maintain all drainage
lines and catch basins on an as - needed basis.
5. All plantings in parking lots shall be well watered
and kept free of debris. Ground cover shall be
replaced as needed where barren areas have occurred.
Trees shall be kept trimmed and supported as needed.
Leaf fall from trees shall be collected weekly leaving
the area free of landscape debris.
G. Supervision
Adequate supervision shall be supplied to insure a
professional job of landscape maintenance. Close
communication shall be kept with the management to
insure his awareness of the operation at all times.
H. Irrigation System Maintenance
1. Contractor shall be responsible for properly
coordinating the various time clocks and adjusting
the various schedules to provide adequate water to
maintain all planted areas in a thriving condition.
Watering schedules shall be arranged so as not to .
interfere with the public's use of the facility and
shall be adjusted for seasonal conditions. Frequency
of irrigation shall be the responsibility of the
Contractor.
2. Sprinkler heads and risers shall be cleaned, repaired,
adjusted and replaced as required to provide good
coverage. Risers shall be extended and shrubs
relocated where necessary to provide continuous full
coverage.
3. Repair of damage to the sprinkler system caused by
new construction, vandal damage, accidental breakage
by others so called acts of God, etc. shall be
provided upon Owner's request and billed to the Owner
at cost. Repairs made to system shall be done with
originally specified materials or with suitable
substituted material as approved by Owner.
I. Annual Color Replacement
1. Annual color planting around buildings, in tree wells
and pots shall be replaced as requested by Owner.
2. Such replacements shall be considered Extra Work
and paid for on a unit price basis.
J. Insects, Pests and Disease
1. Contractor shall be responsible for detecting and
6
eliminating disease, insects and/or rodents infes-
tations in all landscape areas, using materials and
methods non-injurious to the desired plants and
grass or humans.
2. Contractor shall replace, at his expense, any
shrubs, trees, or lawn areas that die due to
negligence in the control of insects, pests, weeds,
rodents, and disease or due to improper water
fertilizing or lack of proper maintenance and care.
3. All pesticides, fungicides, and herbicides shall be
applied routinely or as needed to all areas at the
expense of the Contractor.
III. SPECIAL CONDITIONS
A. The Owner may at any time by written order, direct that
changes or additions be made in the work required by the
Contractor. If such changes cause an increase or decrease
in the cost of, or the time required for performance of
the contract, an equitable adjustment shall be made in *•
the Contractor's payment and the agreement shall be
modified in writing accordingly.
B. Any changes in existing landscaping, such as replacement
of annual color or site changes will be considered an
extra and the price for such work will be negotiated
prior to proceeding. Contractor shall submit to the
Owner for approval and itemized estimate for any extra
work required.
LANDSCAPE MAINTENANCE REPORT
Job Location:Rating: A. Excellent
B. Good
C. Acceptable
D. Needs Improvement
E. Poor
LAWNS
CONDITION ( )
Irrigation ( )
Mowing ( )
Fertilization ( )
Edging ( )
Drainage ( )
Disease-Insects ( )
SHRUB AREAS
CONDITION ( )
Pruning ( )
Cultivation ( )
Fertilization ( )
Insects-Disease ( )
Mulch ( )
FLOWER BEDS
CONDITION ( )
Irrigation ( )
Cultivation ( )
Fertilization ( )
Replacement ( )
Mulch ( )
Insect-Disease ( )
GROUNDCOVER
CONDITION ( )
Type ( )
Growth Control ( )
Weed Control ( )
Insect-Disease ( )
Replacement ( )
Fertilization ( )
Irrigation ( )
WALKWAYS-DRIVEWAYS
CONDITION (~~5
Washdown ( )
Weed Control ( )
Gutters ( )
RECREATION AREA
CONDITION TT
Play Areas:
Children ( )
Adult ( )
Other ( )
Pool ( )
Patio (. )
Equipment ( )
Safety ( )
Condition ( )
TREES
CONDITION ( )
Fertilization ( )
Irrigation ( )
Bracing-Cabling ( )
Insect-Disease ( )
Staking ( )
OTHER
NOTE: With rating
D or E see
. comments.
COMMENTS:
GENERAL EVALUATION:
REPORT BY:DATE:
8
LANDSCAPE MAINTENANCE REPORT
FOR
RATING
A Good
B Acceptable
C Needs Improvement
-I- Increase
Decrease
AREAS
GENERAL EVALUATION AND COMMENTS:
REMARKS
LAWNS
TREES
SHRUBS
GROUND COVERS
WALKWAYS
PARKING LOT/DRIVEWAYS
LIGHTING
REPORT BY:.
COMPANY:
COPIES:
DATE:
SIGNED:
PLANT MAINTENANCE GROUP EVERGREEN TREES
(1) ALTERNATIVE PERIOD FOR ALL EXCEPT CONIFERS.
(2) BEST FOR BROADLEAF TYPES - A MUST FOR CONIFERS AND NATIVES.
(3) TIME FIRST FERTILIZATION AROUND NEW PLANTING.
(4) NOVEMBER FEEDING, CONIFERS ONLY.
PLANT MAINTENANCE GROUP DECIDUOUS TREES
(1) BARE ROOT.
(2) CONTAINER GROWN MATERIAL.
(3) TIME FIRST FERTILIZATION AROUND NEU PLANTING.
(4) ANTHRACNOSE PREVENTION.
PLANT MAINTENANCE GROUP IMPORTED SHRUBS
(1) TROPICAL SHRUBS AFTER LAST POTENTIAL FROST.
(2) APPLY 1/2 STRENGTH OR SLOW RELEASE "COMPLETE" FERTILIZER.
(3) ADDITIONAL MONTHLY WATERING WHEN WINTER RAINS ARE BELOW 4 INCHES.
(4) APHID, SCALE, SPIDER MITE, THRIP (USE SYSTEMIC PREVENTION)
(5) PREVENT FUNGUS ESTABLISHMENT AND PEST POTENTIAL IN ADJACENT STRUCTURES.
PLANT MAINTENANCE GROUP NATIVE SHRUBS
MAY JUN JUL
(1) BEST PERIOD FOR SUCCESSFUL ESTABLISHMENT.
(2) SECOND BEST.
(3) LEAST SUCCESSFUL EXCEPT FOR GARDEN TOLERANCE.
(4) PERIODS OF LESS THAN 10-INCHES ANNUAL RAIN FALL (AVOID MAY - MID AUGUST),
PLANT MAINTENANCE GROUP COOL SEASON GROUNDCOVERS
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(2) PRE-CONDITION SOIL.
(3) AVOID OVER WATERING "DORMANT" PLANTS - ALLOW SOIL TO GO DRY BETWEEN WATERING.
SUPPLEMENT NATURAL RAINFALL.
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DIEC
(1) SUPPLIMENTAL NATURAL RAINFALL
(2) DILUTE LIQUID FEEDING
PLANT MAINTENANCE GROUP COOL SEASON GRASSES
JAN FEB MAR APR MAY JUN JUL AUQ SEP OCT NOV DEC
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(1) HIGH NITROGEN.
(2) THREE TIJCS PER DAY DURING GERMINATION.
(3) WATER BETWEEN 3 AND 6 A.M. - OFTEN ENOUGH TO MAINTAIN 8 TO 12-IN. DEPTH IN SOIL.
(4) MOW WHEN GRASS IS DRY - REMOVE CLIPPINGS.
(5) BROAD-LEAF.
(6) CRABGRASS.
PLANT MAINTENANCE GROUP WARM SEASON GRASSES
APR MAY JUN
(1) DO NOT HATER DORMANT GRASS.
(2) FREQUENTLY NECESSARY TO MAINTAIN SOIL MOISTURE (SEE LAWN NOTES)
PLANT MAINTENANCE GROUP GENERAL MAINTENANCE
(1) APPLY PRE-EMERGENCE.
(2) CHECK FOR INSECTS, PESTS - APPLY PREVENTATIVE CONTROLS.
(3) MAJOR SYSTEM OVERHAUL.
(4) FLUSH AND CHECK FOR LEAKS-ALSO EVALUATE PLANTING (USUALLY NOT INSPECTED CLOSE-UP).
(5) CHANNELS, DRAINS, ALSO GUTTERS - ROOF TRACK BUILD-UP, ROOT BLOCKAGE.
REDUCED IRRIGATION
AS-BUILTS
LANDSCAPE STATISTICS
LANDSCAPE %SUPPLEMENTAL IRRIGATION
ZONE ONE
ZONE TWO
ZONE THREE
ZONE FOUR
17.88 AC (See B)
16.13 AC 20%
11.0 AC 100%
40.6
13.8
AC
AC
100%
100%
53.6 AC 100% '
44.6 AC/FT
40.3 AC/FT
27.0 AC/FT
51.0 AC/FT
A) 6.9 AC/FT
B) 2.7 AC/FT
C) .5 AC/FT
TOTAL LANDSCAPE 1+2+A+C
1+2+B+C
= 170.3 AC/FT
= 166.1 AC/FT
A) Initial two year established period
B) Hardening and average irrigation
C) Allowance for repair and supplemental
ASSUMPTIONS:
A) Slope areas factored for actual area.
B) Units + Hardscape coverage:
1. Single Family - 1800 Ave. FOOTPRINT + 1000
drive and patio (i zone 2)
2. Duplex and Condominiums - 20% (i zone 2)
C) Assume pedestrian corridor - zone 1 linear park.
D) Spray + drip = Supplemental total.