HomeMy WebLinkAbout2017-03-15; Planning Commission; ; CT 16-02/RP 16-08 – OCEAN
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: October 6, 2016
P.C. AGENDA OF: March 15, 2017 Project Planner: Greg Fisher
Project Engineer: Tecla Levy
SUBJECT: CT 16-02/RP 16-08 – OCEAN – Request for a recommendation of approval of a Tentative
Tract Map and Major Review Permit to demolish an existing office building for the
construction of 17 multi-family residential air space condominium units on a 0.487-acre
project site located at 2501 State Street within District 4 – Residential Support Area of the
Village Review (VR) Zone and Local Facilities Management Zone 1. The City Planner has
determined that this project belongs to a class of projects that the State Secretary for
Resources has found do not have a significant impact on the environment, and is
therefore categorically exempt from the requirement for the preparation of
environmental documents pursuant to section 15332 (In-fill Development Projects) of the
State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7229 RECOMMENDING
APPROVAL of Tentative Tract Map CT 16-02 and Major Village Review Permit RP 16-08 to the City Council
based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting:
The 0.487-acre project site is generally located on the west side of State Street at the intersection of State
Street and Laguna Drive. More specifically, the property is addressed as 2501 State Street. The project
site is located within Land Use District 4 – Residential Support Area of the Village Master Plan and is
located outside of the Coastal Zone. Topographically, the site is generally flat with little variation in height
between the front and rear property lines.
The property is currently developed with an office building. Table 1 below identifies the General Plan
designations, zoning and current land uses of the project site and surrounding properties.
TABLE 1 – SURROUNDING LAND USES
Location General Plan Zoning Current Land Use
Site Village (V) Village Review (V-R) 7,912 SF Commercial building (Soil Retention
Systems)
North Village (V) Village Review (V-R) Office Building and Maxton Brown Park
South Village (V) Village Review (V-R) Multi-family residential
East Village (V) Village Review (V-R) Multi-family residential
West Village (V) Village Review (V-R) Vacant Land – North County Transit District
3
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Project Proposal:
In general, the project applicant is requesting approval of a Tentative Tract Map (CT) and Major Village
Review Permit (RP) to demolish all existing structures located on the property and to construct a 36,518
square foot four-story building consisting of 17 residential air-space condominium units. The project also
includes construction of an enclosed, at-grade parking garage that will accommodate a total of 34 on-site
parking spaces. The project is satisfying its inclusionary housing obligation through the purchase of three
(3) housing credits within the Tavarua Affordable Housing Project. The proposed density of this project is
34.89 dwelling units per acre and will generate 136 average daily traffic trips. Earthwork quantities for
the proposed project include 2,000 cubic yards of cut and no fill. Remedial grading also includes the
removal and re-compaction of 7,000 cubic yards.
Except for the exclusive use areas (i.e., decks), the underlying lot will be held in common interest divided
between the 17 airspace condominiums. This common area includes, but is not limited to, the private
parking garage, roof deck and landscaping. The proposed residential building ranges in height from 42 to
45 feet with the elevator and stairwells up to 50 feet.
Aside from the recreational amenity in the form of a common roof deck located on the roof, the three
upper floors (i.e., 2nd, 3rd, and 4th floors) more or less mimic each other in orientation, design and use
with most units stacked atop the others and the penthouse unit different than the units below it. Each of
the 17 residential units includes a minimum of one deck while some units have two decks. Table 2 below
provides a unit summary of each of the upper floors:
Table 2 – UNIT SUMMARY
Floor Level Unit # No. of Units No. of Bedrooms Living Area
1st TH-A level one 1 2 bedrooms 1,963 sq. ft.
TH-B level one 1 3 bedrooms 2,287 sq. ft.
2nd TH-A level two (1)* 2 bedroom 1,963 sq. ft.
TH-B level two (1)* 3 bedroom 2,287 sq. ft.
Unit C 1 3 bedroom 2,013 sq. ft.
Unit D 1 3 bedroom 1,904 sq. ft.
Unit E 1 3 bedroom 2,364 sq. ft.
Unit F 1 3 bedroom 2,110 sq. ft.
3rd Unit A 1 2 bedroom 1,510 sq. ft.
Unit B 1 3 bedroom 2,027 sq. ft.
Unit C 1 3 bedroom 2,013 sq. ft.
Unit D 1 3 bedroom 1,904 sq. ft.
Unit E 1 3 bedroom 2,364 sq. ft.
Unit F 1 3 bedroom 2,110 sq. ft.
4th Penthouse 1 4 bedroom 3,605 sq. ft.
Unit C 1 3 bedroom 2,013 sq. ft.
Unit D 1 3 bedroom 1,904 sq. ft.
Unit E 1 3 bedroom 2,364 sq. ft.
Unit F 1 3 bedroom 2,110 sq. ft.
Total # of units 17
*The unit is included within the 1st floor
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The proposed architectural design is characterized as coastal contemporary and utilizes form, materials
and colors to reinforce this theme. The entire lower floor of the proposed building incorporates a
manufacture stone veneer including decorative banding contrasted by enhanced planter landscaping to
provide a rich pedestrian experience along the streetscapes. Townhomes were placed on the ground floor
to continue the neighboring context and streetscapes to provide pedestrian scale and continuity. All units
have been designed to capture views, light and indoor/outdoor spatial relationship through the use of
large patio door, windows and decks. Building corner massing, projecting roof features and deck locations
of the upper floors have been stepped back to create hierarchy importance to the lobby and living space
to enliven the street scene below. Material changes and clearly defined offsets are utilized to break the
building mass consistent with the village character. Such material changes include stone veneer; wood
siding, horizontal metal and glass railings; multiple stucco colors; tinted glazing; and decorative metal trim.
A Tentative Tract Map (CT) is required for the 17 airspace condominium units. The Major Review Permit
(RP) is required for new construction of a building within the Village Area that has a building permit
valuation greater than $150,000. Both permits require a Planning Commission recommendation and City
Council approval.
III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use Designation;
B. Village Review (V-R) Zone (C.M.C. Chapter 21.35), Land Use District 4 – Residential Support
Area (Village Master Plan and Design Manual);
C. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85);
D. Subdivision Ordinance (C.M.C. Title 20); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Plan
Zone 1.
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above regulations
and policies is discussed in the sections below.
A. Village (V) General Plan Land Use Designation
The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village
Master Plan, properties within the Village Area do not have an assigned residential density as it relates to
Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential
development are established in the Village Master Plan. Table 3 below identifies the permissible density
range for properties located within Land Use District 4. In addition, the table includes the allowable range
for the number of dwelling units based on the size of the project site compared to what is currently
proposed.
TABLE 3 – PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range;
Min/Max Dwelling Units per Village Master Plan
Project Density;
Proposed Dwelling units
0.487 0.487
28-35 du/ac;
Minimum: 13 dwelling units
Maximum: 17 dwelling units
34.89 du/ac;
17 dwelling units
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As identified above, the project’s density of 34.89 dwelling units per acre falls within the allowable density
range of 13 to 17 dwelling units per acre.
Pursuant to the Housing Element of the General Plan, a Growth Management Control Point has not been
established for residential development in the Village, so all residential units approved in the Village must
be withdrawn from the City’s Excess Dwelling Unit Bank (EDUB). The City’s EDUB is implemented through
City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling
units shall agree to provide the number of inclusionary units as required pursuant to C.M.C. Section
21.85.050 and shall execute an affordable housing agreement prior to recordation of the final map
pursuant to C.M.C. Section 21.85.140. As discussed in Section C below, the proposal to purchase three
(3) housing credits is consistent with the inclusionary housing requirements as set forth in City Council
Policy No. 43. In addition, the project is accordingly-conditioned to require the execution of the affordable
housing agreement prior to recordation of the final map.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7229 the
proposed project meets these findings which are summarized below:
The project is consistent with the adjacent mix of residential and non-residential land uses and
anticipated uses in that Land Use District 4 of the Village Master Plan is intended to provide for a
gradual transition in this district to a mix of higher quality commercial and residential uses which
will provide positive support for the District 1 Village Center and reinforce the Village area north
of Beech Street as a quality residential neighborhood.
The Village (V) General Plan Land Use designation allows residential development at a density
range of 28 to 35 dwelling units per acre. Based on a net acreage of 0.487 acres, the proposed 17
residential condominium units have a density of 34.89 dwelling units per acre. The proposed
project is consistent with the intent of Land Use District 4 of the Village Master Plan and will
contribute towards the overall revitalization of the Village Area.
As the proposed project requires approval from City Council, the City Council is the final decision-making
authority for the allocation from the EDUB.
The following Table 4 describes how the proposed project is consistent with the various elements of the
Carlsbad General Plan.
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TABLE 4 – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Land Use Goal 2-G.17
Ensure that the scale and character
of new development is appropriate
to the setting and intended use.
Promote development that is
scaled and sited to respect the
natural terrain, where hills, public
realm, parks, open space, trees,
and distant vistas, rather than
buildings, dominate the overall
landscape, while developing the
Village, Barrio, and commercial and
industrial areas as concentrated
urban-scaled nodes.
Goal 2-G.29
Maintain the Village as a center for
residents and visitors with
commercial, residential, dining,
civic, cultural, and entertainment
activities.
Goal 2-G.30
Develop a distinct identity for the
Village by encouraging a variety of
uses and activities, such as a mix of
residential, commercial, office,
restaurants and specialty retail
shops, which traditionally locate in
a pedestrian-oriented downtown
area and attract visitors and
residents from across the
community by creating a lively,
interesting social environment.
Policy 2-P.70
Seek an increased presence of both
residents and activity in the Village
with new development, particularly
residential, including residential as
part of mixed-use development, as
well as commercial, entertainment
and cultural uses that serve both
residents and visitors.
The proposed residential project,
which includes the construction of 17
multi-family residential airspace
condominiums, is surrounded by a
variety of residential and non-
residential land uses, including a
three-story office building and the
Maxton Brown Park to the north; a
newly constructed three-story tall, 47
unit residential condominium project
(Seagrove by Taylor Morrison) to the
south; an established three-story tall,
21 unit residential condominium
project (Laguna Point) to the east;
and the North County Transit District
storage yard to the west.
Given the surrounding context with
respect to land uses, the proposal for
a four-story tall residential building is
appropriate.
The proposed residential use
development not only provides
mutually supportive uses in the form
of residential opportunity, but
reinforces the pedestrian orientation
desired for the downtown area by
providing new residents an
opportunity to walk to local
shopping, dining, recreation, and
mass transit functions. Its close
proximity to existing bus routes and
mass transit help to further the goal
of providing new residential
development near transportation
corridors. Furthermore, the project
will contribute to the revitalization of
the Village area in the form of a new
residential building at the northern
end of State Street that will help
create a more active and lively
environment in this area of the
Village.
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Mobility Goal 3-G.1
Keep Carlsbad moving with livable
streets that provide a safe,
balanced, cost-effective, multi-
modal transportation system
(vehicles, pedestrians, bikes,
transit), accommodating the
mobility needs of all community
members, including children the
elderly and the disabled.
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
The proposed project includes new
street trees within the existing
sidewalk and planters/landscape
along State Street. In addition, the
units facing the street each include
decks which enhance the streetscape
and promote livable streets.
The proposed project has been
designed to meet all of the
circulation requirements, which
includes a 24-foot-wide drive isle
within the parking garage.
The proposed project is located
approximately one third mile from
the train/Coaster station which
provides service throughout the day.
The project’s close proximity to the
transit stop will provide residents
with the opportunity to commute to
major job centers, thereby reducing
vehicle miles traveled (VMTs) and the
carbon footprint. Further, the
residential use project supports
walkability and mobility by locating
the project near existing goods and
services, such as the farmers market,
medical offices, and other health and
beauty related stores. The project
will include a bike storage area inside
the building parking garage.
Yes
Sustainability Goal 9-G-2
Undertake initiatives to enhance
sustainability by reducing the
community’s greenhouse gas
(GHG) emissions and fostering
green development patterns-
including buildings, sites, and
landscapes.
Policy 9-P.1
Enforce the Climate Action Plan as
the city’s strategy to reduce
greenhouse gas emissions.
Based on the project type and size
(17 multi-family dwelling units), the
project is consistent with the City’s
Climate Action Plan in that the
project is well below the threshold of
900 MT CO2e that would typically be
generated by 70 dwelling units.
The project helps promote outdoor
lifestyles. Each of the 17 residential
units have a minimum of one private
deck with an average deck area of
300 SF per unit. The total open space
provided for the project is 10,792
square feet or 60 percent which
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Policy 9-P.10
Decrease the need for artificial
cooling, heating and lighting, and
promote outdoor lifestyles in
Carlsbad’s sunny and moderate
climate by:
Ensuring that the Zoning
Ordinance provides for
adequate private and common
open spaces as part of
multifamily developments.
Encouraging residential and
office buildings to have
windows that open to the
outside in all habitable rooms,
and maximize the use of
daylight.
Policy 9-P.11
Implement the city’s Landscape
Manual to mitigate urban heat
island effects through maximum
tree canopy coverage and
minimum asphalt and paving
coverage, particularly for denser
areas like the Village and the
Barrio, shopping centers, and
industrial and other areas with
expansive surface parking.
exceeds the requirements of the
Village Master Plan.
The proposed residential project will
meet the energy reduction
requirements of Title 24, incorporate
drought tolerant landscaping, include
electric vehicle charging spaces, and
is designed to accommodate a future
solar installation.
Given the nature of the product type,
attached multi-family units, none of
the units have windows on all four
elevations. However, the elevations
which do have sun exposure, include
several windows which maximize the
use of daylight. The project includes
a landscape plan which has been
determined to be consistent with the
city’s Landscape Manual.
Housing Goal 10-G.3
Sufficient new, affordable housing
opportunities in all quadrants of
the city to meet the needs of
current lower and moderate
income households and those
with special needs, and a fair
share proportion of future lower
and moderate income households.
Goal 10-P.15
Pursuant to the Inclusionary
Housing Ordinance, require
affordability for lower income
households of a minimum of 15
percent of all residential
ownership and qualifying rental
projects. For projects that are
The project has been conditioned to
enter into an Affordable Housing
Agreement prior to the approval of
the final map. The Agreement will
require the developer to purchase
three (3) inclusionary housing credits
within the Tavarua Affordable
Housing Project if available at time of
building permit issuance, or an
alternative solution will need to be
authorized subject to City Council
approval.
Residential projects in the Village
require allocation of dwelling units
from the EDUB. In approving a
request for an allocation of excess
dwelling units, the project shall meet
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
required to include 10 or more
units affordable to lower income
households, at least 10 percent of
the lower income units should
have three or more bedrooms
(lower income senior housing
projects exempt).
Policy 10-P.18
Adhere to City Council Policy
Statement 43 when considering
allocation of “excess dwelling
units” for the purpose of allowing
development to exceed the
Growth Management Control
Point (GMCP) density, as
discussed in Section 10.3
(Resources Available). With
limited exceptions, the allocation
of excess dwelling units will
require provision of housing
affordable to lower income
households.
the findings identified in City Council
Policy No. 43. Specifically, the
project location and density shall be
found to be compatible with adjacent
land uses and the project is
consistent with the General Plan and
any other applicable planning
document. The proposed project
meets these findings which are
summarized below:
The project is consistent with the
adjacent mix of residential and
non-residential land uses and
anticipated uses in that Land Use
District 4 of the Village Master
Plan is intended to provide for a
gradual transition in this district
to a mix of higher quality
commercial and residential uses
which will provide positive
support for the District 1 Village
Center and reinforce the Village
area north of Beech Street as a
quality residential neighborhood.
The Village Master Plan
establishes residential density at
a range of 28 to 35 dwelling units
per acre. Based on a net acreage
of 0.487 acres, the proposed 17
residential condominium units
have a density of 34.89 dwelling
units per acre. The proposed
project is consistent with the
intent of Land Use District 4 of
the Village Master Plan and will
contribute towards the overall
revitalization of the Village Area.
Public Safety Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from
fire, flood, hazardous material
release, or seismic disasters.
The proposed structural
improvements are required to be
designed in conformance with all
seismic design standards. In
addition, the proposed project is
consistent with all of the applicable
fire safety requirements.
Yes
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY
Policy 6-P.6
Enforce the requirements of Titles
18, 20, and 21 pertaining to
drainage and flood control when
reviewing applications for building
permits and subdivisions.
Policy 6-P.34
Enforce the Uniform Building and
Fire codes, adopted by the city, to
provide fire protection standards
for all existing and proposed
structures.
Policy 6-P.39
Ensure all new development
complies with all applicable
regulations regarding the
provision of public utilities and
facilities.
Further, the project has been
conditioned to develop and
implement a program of “best
management practices” for the
elimination and reduction of
pollutants which enter into and/or
are transported within storm
drainage facilities.
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise
environment, by continuing to use
potential noise exposure as a
criterion in land use planning.
Policy 5-P.3
For all projects that require
discretionary review and have
noise exposure levels that exceed
the standards in Table 5-1, require
site planning and architecture to
incorporate noise-attenuating
features. With mitigation,
development should meet the
allowable outdoor and indoor
noise exposure standards in Table
5-2 (45 dBA). When a building’s
openings to the exterior are
required to be closed to meet the
interior noise standard, then
mechanical ventilation shall be
provided.
A Noise Impact Study dated (August
2016) in accordance with the City of
Carlsbad’s Noise Guidelines was
prepared by Michael Baker
International to determine the noise
environment as it relates to any
potential noise and/or ground-borne
vibration/noise impacts occurring as
a result of the projects location near
the railroad tracks approximately 415
feet to the west. While no significant
impacts were identified, the Noise
Impact Study recommendations
include 1) sound rated windows and
entry doors for residential units
located along the southern and
eastern portions of the development,
and 2) noise attenuating treatment
(42 inch high solid barrier) for the
outdoor deck areas located within
the same portions of development
noted above.
Yes
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B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 4 – Residential Support Area (Village
Master Plan and Design Manual)
The subject property is located within Land Use District 4 – Residential Support Area of the Village Master
Plan. The proposed residential project, which includes the construction of 17 multi-family residential
airspace condominiums, is surrounded by a variety of residential and non-residential land uses. These
include a three-story office building and the Maxton Brown Park to the north, a newly constructed three-
story tall, 47 unit residential condominium project (Seagrove by Taylor Morrison) to the south, an
established three-story tall, 21 unit residential condominium project (Laguna Point) to the east, and the
North County Transit District storage yard to the west.
The specific development standards for new development within Land Use District 4 and the project’s
compliance with these standards are shown in Table 5 below:
TABLE 5 – VILLAGE MASTER PLAN, LAND USE DISTRICT 4 (RESIDENTIAL SUPPORT AREA)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Setback:
Front Yard
A 10 foot average setback shall be
required for all floors, including the
ground floor.
All Floors: Average 10 feet Yes
Setback:
Side Yards
No minimum or maximum Ground Floor:
North: 4 feet
South: 4 feet
Upper Floors:
Northern property line: A
setback range from 8.1 feet to
24 feet.
Southern property line: A
setback range from 4.10 feet to
36 feet.
Yes
Setback:
Rear Yard
No minimum or maximum Ground Floor: 1.5 feet
Upper Floors: 9’ 11” to 10’ 11”
Yes
Open Space: 20% = 4,245 sq. ft. 60% (10,792 sq. ft.) Yes
Open space may be public or private
and may be dedicated to landscaped
planters, open space pockets and/or
connections, roof gardens/patios,
balconies, other patios and outdoor
eating areas.
Landscape/Planters: 2,468 sq. ft.
Private Balconies: 3,914 sq. ft.
Roof Deck: 4,410 sq. ft.
Building Coverage: 100% 84% Yes
Building Height: 45 ft. maximum Roof Line: 42 – 45 feet
NOTE: The majority of the
building is proposed at a
height of 42 feet.
Yes
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STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Pursuant to C.M.C. 21.46.020, the
following project related features are
allowed protrusions above height
limits and are therefore exempted
from the maximum building height
standard: Roof structures specifically
for the housing of elevators and
stairways required to maintain and
operate the building.
Elevator and Stairs: 52 feet (10
feet above roof deck)
Property Line
Walls/Fences:
6 ft. max No property line walls or fences
are proposed.
Yes
Parking: Multi-family Dwellings
(Outside Coastal Zone):
One (1) space per studio or 1-
bedroom; or two (2) spaces per 2-
bedrooms or more.
Guest:
No spaces required for properties
located outside of coastal zone
For condominiums, at least one space
must be covered.
Residential development must provide
its parking onsite.
17 Residential Condo. Units:
2 units = 2 bedrooms
15 units = 3 to 4 bedrooms
34 parking space are provided
onsite within an enclosed at-
grade parking garage.
Yes
2 spaces x 17 units = 34 spaces
34 spaces required (17 must be
covered)
Total Spaces Required:
34 spaces
Compact Parking A maximum 40% of the total number
of parking spaces provided on-site
may be constructed to meet the
requirements of a small or compact
vehicle.
40% of 34 spaces = 13 spaces allowed
7 compact spaces provided. Yes
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Pursuant to the Village Master Plan, a village scale and character should be emphasized for all future
development and property improvements to reinforce Carlsbad Village’s uniqueness, enhance its impact
as a shopping and entertainment destination and improve its livability as a mixed-use residential
environment.
Ten basic design principles are utilized in the design review process for property improvements and new
construction in the Village. The Planning Commission shall be satisfied that the applicant has made an
honest effort to conform to each of these principles.
TABLE 6 – VILLAGE MASTER PLAN – BASIC DESIGN PRINCIPLES
DESIGN PRINCIPLE ANALYSIS
1. Development shall have
an overall informal
character
While the Village Master Plan does not define “informal character,”
the standards in Land Use District 4 include the allowance for a 45-
foot-tall building, a density up to 35 dwelling units per acre, and
limited setbacks, including a zero setback along the side and rear
property lines. The Village Master Plan, as well as the Zoning Code,
allow for a multi-family residential project at this location. The
surrounding development includes a three story office building and
City park to the north; an established three story tall, 21 unit
residential condominium development to the east; a newly
constructed three story tall, 47 unit residential condominium
development (Seagrove) to the south; and the North County Transit
District storage yard to the west. Given the existing setting and
development standards, an environment is established which
encourages larger, intense development. Notwithstanding the above,
to address issues with respect to mass and scale, the applicant has
stepped floors 2-4 back from the sides and rear property lines as well
as State Street and has added architectural relief in various places
throughout the building to help break up the massing. Further,
various colors and materials are utilized to provide additional
architectural interest.
2. Architectural design shall
emphasize variety and
diversity
The proposed architectural design is characterized as coastal
contemporary and utilizes form, materials and colors to reinforce this
theme. The entire lower floor of the proposed building incorporates
a manufacture stone veneer including decorative banding contrasted
by enhanced planter landscaping to provide a rich pedestrian
experience along the streetscapes. Townhomes were placed on the
ground floor to continue the neighboring context and streetscapes to
provide pedestrian scale and continuity. All units have been designed
to capture views, light and indoor/outdoor spatial relationship
through the use of large patio door, windows and decks. Building
corner massing, projecting roof features and deck locations of the
upper floors have been stepped back to create hierarchy importance
to the lobby and living space to enliven the street scene below.
Material changes and clearly defined offsets are utilized to break the
building mass consistent with the village character. Such material
changes include stone veneer; wood siding, horizontal metal and
glass railings; multiple stucco colors; tinted glazing; and decorative
metal trim.
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DESIGN PRINCIPLE ANALYSIS
3. Development shall be
small in scale
Land Use District 4 allows for a building up to 45 feet in height
(exclusive of acceptable architectural projections), 100 percent
building coverage, limited setbacks, and a density up to 35 dwelling
units per acre. These standards do not encourage the design of a
project which is small in scale. The project proposes a density of
34.89 dwelling units per acre, 84 percent building coverage, and a
building height ranging from 42 – 45 feet. It is not feasible to strictly
comply with this guideline given the current development standards.
However, the project’s design, articulation and not maximizing the
standards helps improve its compatibility with its surroundings.
4. Intensity of development
shall be encouraged
The project is consistent with this principle in that it is developed
pursuant to the existing standards of Land Use District 4 which
includes setbacks, building coverage, height and open space.
5. All development shall
have a strong relationship
to the street
The contemporary residential architectural style is strongly-related to
the street through the use of townhomes on the ground floor and
view decks on the upper floors; this continues the neighboring
architectural context and streetscapes to provide pedestrian scale
and continuity with the adjacent Seagrove townhome project. The
project design includes the use of visually-interesting high quality
façade materials such as slate stone, wood siding and smooth sand
finish stucco walls.
6. A strong emphasis shall
be placed on the design
of ground floor facades
See discussion for #5 above.
7. Buildings shall be
enriched with
architectural features and
details
See discussion for #2 above.
8. Landscaping shall be an
important component in
the architectural design
Landscaping is proposed along the front and northern property line
including new street trees along State Street. In addition, several
raised planter boxes used for BMP’s are located on both the second
floor and roof deck.
9. Parking shall be visually
subordinated
The proposed parking is visually subordinate in that all of the parking
spaces are located within a covered parking garage and are not
readily visible from State Street.
10. Signage No signage is proposed with the project. A separate sign permit will
be required to allow any proposed signage.
In summary, given the surrounding land uses, the existing standards in the Village Master Plan, as well as
the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High
intensity development is encouraged through the implementation of the existing standards in Land Use
District 4.
CT 16-02/RP 16-08 – OCEAN
March 15, 2017
Page 14
C. Inclusionary Housing
The proposed project involves the creation of 17 residential units through a subdivision and, therefore,
must provide affordable housing to lower-income households as specified in the Inclusionary Housing
Ordinance (Chapter 21.85 of the Zoning Ordinance). For residential development of seven or more units,
not less than 15 percent of the total units approved shall be constructed and restricted both as to
occupancy and affordability to lower-income households. This 17 unit project is therefore responsible for
providing three inclusionary units. Whenever reasonably possible, inclusionary units should be built on
the residential development project site. However, based on the project’s small size, the Housing Policy
Team is recommending support of the applicant entering into an affordable housing agreement prior to
final map approval to purchase three (3) housing credits within the Tavarua Affordable Housing Project if
available at time of building permit issuance or an alternative solution will need to be authorized, subject
to City Council approval. By entering into the agreement prior to final map approval and implementing
the requirements prior to issuance of building permits, the Ocean residential condominium development
is providing its fair share of housing affordable to lower income households and, therefore, is consistent
with the Inclusionary Housing Ordinance.
D. Subdivision Ordinance
The project includes seventeen (17) multi-family airspace residential condominium units and is therefore
subject to the regulations of Chapter 20.16 of the Subdivision Ordinance. As conditioned, the design of
the proposed tentative tract map and the improvements are consistent with, and satisfy the requirements
of, the General Plan, Village Master Plan, Titles 20 and 21 of the Carlsbad Municipal Code, and the State
Subdivision Map Act.
The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has
concluded that the subdivision, as conditioned, complies with all the applicable requirements of the
Subdivision Map Act and the City’s Subdivision Ordinance.
No standards variances are needed to approve the project. Given the above, the proposed subdivision
would provide all necessary facilities and improvements without producing land conflicts; therefore, the
project is consistent with the Subdivision Ordinance.
The project has been conditioned to install all infrastructure-related improvements and the necessary
easements for these improvements concurrent with the development, including additional dedication
along State Street.
E. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table 6 below.
CT 16-02/RP 16-08 – OCEAN
March 15, 2017
Page 15
TABLE 6 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 60.12 sq. ft. Yes
Library 32.06 sq. ft. Yes
Waste Water Treatment 17 EDU Yes
Parks 0.11 acres Yes
Drainage 2.68 CFS/Basin A Yes
Circulation 136 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools (Carlsbad)
Elementary = 4.28
Middle = 1.38
High School = 1.76
Yes
Sewer Collection System 3,740 GPD Yes
Water 4,250 GPD Yes
Properties located within the boundaries of the Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Therefore, as 17 residential dwelling units are proposed,
a total of 17 residential dwelling units are proposed to be deducted from the City’s Excess Dwelling Unit
Bank. Pursuant to Planning Commission Resolution No 7229 the allocation from the Excess Dwelling Unit
Bank can be supported.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found do not have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines.
The project is consistent with the General Plan, the Village Master Plan, and the Zoning Ordinance; the
project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is
no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the
project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the
site can be adequately served by all required utilities and public services. In making this determination,
the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do
not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project
approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 7229
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A – NN” dated February 15, 2017
L AGUNA DR
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CT 16-02 / RP 16-08OCEAN
SITE MAP
SITE
{_City of
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www .carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Jan Erik Jansson Corp/Part._M_J_F_N_,_L_L_C_. ______ _
Title Manager Title ---------------Address 2501 State Street, Carlsbad Address 2501 State Street, Carlsbad
2. OWNER (Not the owner's agent)
P-1(A)
Provide the COMPLETE, LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Jan Erik Jansson
Title Manager
Address 2501 State Street
Carlsbad,CA 92008
Corp/Part MJFN, LLC.
Title _____________ _
Address 2501 State Street
Carlsbad,CA 92008
Page 1 of 2 Revised 07/10
PROJECT SUMMARY
2251 West 190th Street Torrance, CA 90504
t. 310. 217. 8885
www.witheemalcolm.com
JOB NO. B5032
PRINTED:January 24, 2017
WITHEE MALCOLM ARCHITECTS, LLP
DATE: FEBRUARY 15TH, 2017
&/,(17 ¶0-)1//&·
(CT 16-02/RP 16-08)
VICINITY MAP
PROJECT TEAM
APPLICANT
'MJFN LLC.'
ADDRESS: 2501 STATE STREET
CARLSBAD, CA 92008
Contact: JAN JANSSON
Phone: (760) 966-6090
Fax: (760) 966-6099
Email: Jjansson@soilretention.com
ARCHITECT
WITHEE MALCOLM ARCHITECTS, LLP
ADDRESS: 2251 WEST 190TH STREET
TORRANCE, CA 90504
CONTACT: DIRK THELEN
PHONE: (424) 266-6935
FAX: (310) 217-0425
EMAIL: dthelen@witheemalcolm.com
CIVIL ENGINEER
MICHAEL BARKER INTERNATIONAL
ADDRESS: 5050 Avenida Encinas, #260
Carlsbad, CA 92008
CONTACT: DAVID WIENER
PHONE: (760) 603-6252
EMAIL: dwiener@mbakerintl.com
LANDSCAPE ARCHITECT
SUMMER / MURPHY PARTNERS INC.
ADDRESS: SO. CALIFORNIA OFFICE
34197 PACIFIC COAST HIGHWAY, #200
DANA POINT, CA 92629
CONTACT: CLARE GAMELIN
PHONE: (949) 443-1631
EMAIL: cgamelin@smpinc.net
CONTENTS
LEGAL DESCRIPTION OF SITE:
C-1 KEYMAP, NOTES & STREET SECTION
C-2 EXISTING CONDITIONS
C-3 GRADING PLAN
C-4 SEWER & WATER IMPROVEMENT PLAN
C-5 DMA EXHIBIT
C-6 DMA EXHIBIT
LP-01 TITLE SHEET
LP-02 CONSTRUCTION PLANS
LP-03 CONSTRUCTION PLANS
LP-04 IRRIGATION PLANS
LP-05 IRRIGATION PLANS
LP-06 IRRIGATION NOTES
LP-07 IRRIGATION DETAILS
LP-08 IRRIGATION DETAILS
LP-09 IRRIGATION SPECIFICATIONS
LP-10 TREE & SHRUB PLANTING PLAN
LP-11 TREE & SHRUB PLANTING PLAN
LP-12 PLANTING DETAILS
LP-13 PLANTING SPECIFICATIONS
A-01 PROJECT SUMMARY
A-02 SITE PLAN
A-03 FIRE DEPARTMENT ACCESS PLAN
A-04 FIRST LEVEL PLAN
A-05 SECOND LEVEL PLAN - PODIUM
A-06 THIRD LEVEL PLAN
A-07 FOURTH LEVEL PLAN
A-08 ROOF PLAN
A-09 UNIT PLANS
A-10 UNIT PLANS
A-11 UNIT PLANS
A-12 UNIT PLANS
A-13 UNIT PLANS
A-14 UNIT PLANS
A-15 UNIT PLANS
A-16 ELEVATIONS
A-17 ELEVATIONS
A-18 SECTION
A-19 SECTIONS
A-20 MATERIAL BOARDBUENA V
IS
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LAGOON
PACIF
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SITE
CARLSBAD
BLVD.
STATE STREET
A
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PROJECT DESCRIPTION
LOCATED AT 2501 STATE STREET IN THE CITY OF
CARLSBAD, THE PROPOSED PROJECT WILL CONSIST
OF 17 CONDOMINIUMS ON .49 ACRES. THE SITE
DENSITY IS APPROXIMATELY 34.8 DU/AC.
AN AT GRADE PARKING GARAGE, LOCATED BEHIND
TWO TOWNHOMES, WILL HOUSE 34 CARS OF WHICH
28 STALLS ARE STANDARD SIZE AND 6 STALLS ARE
COMPACT. IN ADDITION SECURED BICYCLE STORAGE
IS PROVIDED WITHIN THE PARKING AREA.
RESIDENTIAL UNITS ARE COMPRISED OF 17, TWO and
THREE BEDROOM UNITS. THE BUILDING FEATURES A
COMMON ROOF DECK.
THE CONTEMPORARY ARCHITECTURAL STYLE USES
GLASS TO ACTIVATE THE STREET EDGE WHILE
MAKING IT POSSIBLE FOR RESIDENTS TO ENJOY
NATURAL LIGHT AND VIEW THROUGHOUT THE YEAR.
TRAIN TRACK
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BUILDING SECTIONS
2251 West 190th Street Torrance, CA 90504
t. 310. 217. 8885
www.witheemalcolm.com
JOB NO. B5032
PRINTED:January 24, 2017
WITHEE MALCOLM ARCHITECTS, LLP
DATE: FEBRUARY 15TH, 2017
&/,(17 ¶0-)1//&·
(CT 16-02/RP 16-08)
A
19
1. SECTION
scale: 1/8" = 1'-0"
0 8 16 24 32
+42.8'
2ND. FLR
+52.8'
3RD. FLR
+62.8'
4TH. FLR
+73.8'
TOP OF ROOF DECK
SHEATHING
+76.8'
ROOF TOP OF BUILDING
+32.8'
1ST. FLR
+31.8'
(E) LOWEST GRADE 45'-0" MAXIMUM BLDG. HEIGHTEXISTING TOWNHOMES
4'-0"
FIRE
DEPT.
ACCESS
KEY PLAN
2. SECTION
4'-0"
EXIT STAIR
42'-0"50'-0"+42.8'
2ND. FLR
+52.8'
3RD. FLR
+62.8'
4TH. FLR
+73.8'
TOP OF ROOF DECK
SHEATHING
+76.8'
ROOF TOP OF BUILDING
+32.8'
1ST. FLR
+31.8'
(E) LOWEST GRADE 45'-0" MAXIMUM BLDG. HEIGHTEXISTING TOWNHOMES
4'-0"
FIRE
DEPT.
ACCESS 4'-0"
EXIT STAIR /
ELEVATOR
42'-0"50'-0"
DENSE TREES5050 Avenida Encinas, Suite 260Carlsbad, CA 92008Phone: (760) 476-9193MBAKERINTL.COMOceån17 CONDOMINIUM UNITSTENTATIVE TRACT MAPMAJOR VILLAGE REVIEW PERMIT2501 STATE STREET
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WATER QUALITY CALCS - PODIUMDMA/BMPAREA (SF)IMPERVIOUS(SF)MINIMUMBIOFILTRATIONREQUIRED (SF)PLANTER AREAPROVIDED (SF)5050 Avenida Encinas, Suite 260Carlsbad, CA 92008Phone: (760) 476-9193MBAKERINTL.COM
WATER QUALITY CALCS - GROUND LEVELDMAAREA (SF)SURFACE DMA TYPEWATER QUALITY CALCS - PODIUMDMA/BMPAREA (SF)IMPERVIOUS(SF)MINIMUMBIOFILTRATIONREQUIRED (SF)PLANTER AREAPROVIDED (SF)5050 Avenida Encinas, Suite 260Carlsbad, CA 92008Phone: (760) 476-9193MBAKERINTL.COM
CT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSONS. COA
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TCARLSBAD VILLAGE CIRNORTHPLAN SET DATED: 12/21/2016"B"SMP PLAN CONTROL1CONSULTANTSBOND BEAM ELEVATIONCATCH BASINTOP OF GRATE ELEVATIONFLOW LINEBOTTOM OF STEPBOTTOM OF WALLTOP OF FOOTING ELEVATIONGARAGE FLOOR ELEVATIONDIAMETERCATCH BASINFINISH FLOOR ELEVATIONFINISH GRADEFINISH SURFACEHIGH POINTINVERT ELEVATIONLOW POINTON CENTERPAD ELEVATIONTOP OF STEPTOP OF WALLINVBBCBTGOCTSFSFLLPHPBSFGCBBWTFTWGFOPEFFBEGINNING OF CURB RADIUSEND OF CURB RADIUSEXISTING SPOT ELEVATIONPROPOSED SPOT ELEVATIONPLANTING AREATYPICALMINIMUMBOTTOM OF CURBEXPANSION JOINTHEADERLANDSCAPE ARCHITECTMAXIMUMMASTIC JOINTREDWOODSAW CUTSCORE JOINTTOP OF CURBPATYPMJMAXEJRDWDMINLAHDRSJSCR RADIUS(33.60)33.60ECRBCTCBCRHT HEIGHTATRIUM DRAINALIGNGRADIENT IN PERCENTAGESHEET LOCATIONSECTION REFERENCESHEET LOCATIONDETAIL REFERENCEEXISTING CONTOURPROPOSED CONTOURTURF DRAINDECK DRAINDRAINAGE PIPEDIRECTION OF FLOWGRADE BREAKRIDGE3131GBR4:11.0%RATIO: 4' HORIZONTAL DISTANCE PER 1' OFVERTICAL HEIGHTBERM - BUILT-UPLANDSCAPE GRADELEGENDFACE OF BUILDINGFOB1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICESNECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THEDRAWINGS AND SPECIFIED HEREIN.2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR.3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE,COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDINGPERFORMANCE OF WORK.4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE ANDLOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALLTAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENTOF SAID UTILITIES, INCLUDING DELAYS.5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND/ORTHE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALLBE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY.ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEENRESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANYCONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THECONTRACTOR'S RISK AND EXPENSE.6. INCORPORATE COMPOST AT A RATE OF AT LEAST FOUR CUBIC YARDS PER 1,000 SQUARE FEET TOA DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESS CONTRAINDICATED BY A SOIL TEST).NOTES1TITLE SHEET949 443- 1446188107-31-2018949 443- 14461881234567891011112ARCHITECTWITHEE MALCOLM ARCHITECTS2251 W. 190TH STREETTORRANCE, CA 90504CONTACT: DIRK THELENPHONE: (424) 266-6935CIVIL ENGINEERMICHAEL BARKER INTERNATIONAL5050 AVENIDA ENCINAS, #260CARLSBAD, CA 92008CONTACT: DAVID WIENERPHONE: (760) 603-6252IRRIGATIONSUMMMERS/MURPHY & PARTNERS, INC34197 PACIFIC COAST HIGHWAY, STE 200DANA POINT, CACONTACT: MIKE MCMILLENPHONE: (949) 443-1446LANDSCAPE ARCHITECTSUMMMERS/MURPHY & PARTNERS, INC34197 PACIFIC COAST HIGHWAY, STE 200DANA POINT, CACONTACT: WIL PINAROCPHONE: (949) 443-144611307-31-2018
STATE STREETSSSFMFMFMFMFMFMFMFMFMFMFMFMFMFMFMWWWWW
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STATE STREETSTATE STREETCT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSONPAPAPAPAPAPAPANO CONSTRUCTION, PLANTING OR IRRIGATION ON THIS FLOORCONSTRUCTION LAYOUT PLAN3FINISH SCHEDULESYMBOL LEGENDFOBPALCEJSYMBOL DESCRIPTION SYMBOL DESCRIPTION PLANTING AREA ALIGN FACE OF BUILDING CALL OUT EXPANSION JOINT CENTER LINE ELECTRIC SERVICE BOX STREET LIGHT PROPOSED STEP LOCATION TRANSFORMER SLAB BOX PROPERTY LINETYP. TYPICALEARTH MOUNDING A.D.A PATH OF TRAVELBIOFILTRATION PLANTERNOTE: ALL PLANTER AREAS ADJACENT TO STRUCTURES TO HAVE 2%POSITIVE SURFACE DRAINAGE. REFER TO CIVIL ENGINEER'S PRECISEGRADING PLAN PRODUCTION WALL PILASTERS-101" = 20'40 60 8020NOTE: ALL PLANTER AREAS ADJACENT TO STRUCTURES TO HAVE 2%POSITIVE SURFACE DRAINAGE. REFER TO CIVIL ENGINEER'S PRECISEGRADING PLANNO CONSTRUCTION, PLANTING OR IRRIGATION ON THIS FLOORPAPAPAPAPAPAPA
STATE STREETCNOTE B1"CCCCCC CC C PLUMBING CONTRACTOR TO PROVIDE 3/4" COPPER STUB UP TO PLANTERAREAS ON SECOND FLOOR. SEE NOTE 'A'SSSFMFMFMFMFMWWWW
WWWWWWWWWWWWWWWWWGGS S S S S S S S S S S S S SSSSSSSSTATE STREETMMM1"R.O.W.1" POTABLE P.O.C.IRRIGATION WATER METERSEE ENLARGEMENTSTA#.1+35.19REFER TO CIVIL PLANS PROJECT NO. CT13-05DWG. NO. 484-2SLEEVE (TYP)STATE STREETCT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSONPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESETBACKSETBACKFIRE DEPT. ACCESSTRANSFORMERPAPROPERTY LINEPROPERTY LINEWATER EASEMENTSEWER EASEMENTEXISTING TREES TO BEREMOVED (14 TOTAL)PROPERTY LINEPROPERTY LINEEXISTING WATERMETER (3) LOCATIONPROPOSED WATERSERVICE/ METERLOCATIONFIRE DEPT. ACCESSPROPERTY LINEPROPERTY LINE401" = 20'40 60 8020IRRIGATION LAYOUTWATER USE REDUCTION MEASURES:1. SMART CONTROLLER FOR PRECISE IRRIGATIONNEEDS.2. SOLAR / RAIN SENSOR TO TURN IRRIGATION OFFIN INSTANCE OF RAIN .3. DRIP IRRIGATION FOR DIRECT IRRIGATION TOSOIL.4. FLOW SENSOR AND MASTER VALVE TO TURN OFFIRRIGATION IN CASE OF IRRIGATION LINE BUST.5. 3" DEPTH FOR MULCH FOR SOIL TEMPERATUREREGULATION.WATER USE NOTES:1. ALL IRRIGATION FOR SITE WILL BE SUPPLIEDWITH POTABLE WATER AND DESIGNED WITHRECYCLED WATER EQUIPMENT PER CITYREQUEST (SEE LEGEND).2. THE USE OF TURF GRASS ON THIS PROJECT HASBEEN MINIMIZED AND IS USED SOLELY IN ANAREA OF HIGH USE RECREATION.3. TURF AREAS TO BE IRRIGATED WITH PRECISIONNOZZLES AND SUB-SURFACE DRIP 24" ADJACENTTO NON-PERMEABLE SURFACES.4. ALL SHRUB AREAS TO BE DRIP IRRIGATION.5. AN ET-BASED SMART CONTROLLER IS UTILIZEDFOR COMMON AREAS TO REDUCE WATERCONSUMPTION.I AM FAMILIAR WITH THE REQUIREMENTS FORLANDSCAPE AND IRRIGATION PLANS CONTAINED INTHE CITY OF CARLSBAD'S WATER EFFICIENTLANDSCAPE REGULATIONS. I UNDERSTAND THATCONSTRUCTION DRAWINGS ARE TO BE PREPARED INCOMPLIANCE WITH THOSE REGULATIONS AND THELANDSCAPE MANUAL. I CERTIFY THAT THE PLANS WILLBE PREPARED IMPLEMENTING THOSE REGULATIONSTO PROVIDE EFFICIENT USE OF WATER.SIGNATUREIRRIGATION P.O.C. ENLARGEMENT (FUTURE RW P.O.C. SHOWN)2"1" POTABLE IRR. WMBACKFLOW DEVICESTRAINERMASTER VALVEFLOW SENSORRW1" DEDICATED IRRIGATION WATER METERSEE IMPROVEMENT PLANS : FOR OCEAN BY M.B. INTERNATIONALDAVID WIENER 760.603.62521" SERVICE LINEDESIGN PRESSUREMAXIMUM GPM STATIC PRESSURE 61.8670PSIGPMPSIMin. 4' SECTION TO BEREMOVED WHEN RW ISAVAILABLE.STA# 4+50RW SYSTEM TO BE INSTALLEDWITH PURPLE PIPE ANDRECYCLED WATER EQUIPMENT.FUTURE RW METER1.5"4' Min. removedFUTURE MASTER VALVE, FLOW SENSOR,AND BASKETSTRAINER TO BE INSTALLEDWHEN CONNECTIONS ARE MADE TORECYCLED WATER.CIVIL ENG.I HAVE COMPILED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEMACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGNPLANMAINLINE AND RELATED EQUIPMENT SHOWN WITHIN PAVING FOR CLARITY ONLY,ACTUAL MAINLINE AND RELATED EQUIPMENT LOCATION TO BE WITHIN PLANTERSAND A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLESCONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANYVERTICAL OBSTRUCTIONS THAT MAY OCCUR, INCLUDING BUT NOT LIMITED TOLIGHT POLES, FIRE HYDRANTS, ETC. VERIFY ALL HEAD LAYOUT WITH OWNER'SAUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK.BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN PAVING FOR CLARITY ONLY,ACTUAL LOCATION TO BE WITHIN PLANTER. BUBBLERS SHALL BE ALIGNED WITHTREES AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE.CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVEPRIOR TO STARTING WORK.NOTE ACONTRACTOR TO COORDINATE P.O.C. LOCATION ON 2ND FLOOR AND ROOF WITHPLUMBING CONTRACTOR. STUB OFF IRRIGATION MAINLINE AFTER BACKFLOW DEVICE.PLUMBING CONTRACTOR TO TO INSTALL ALL IRRIGATION SUPPLY LINES WITHIN BUILDINGPER LOCAL CODES. SYMBOL INDICATES PLANTER P.O.C. TO BE PROVIDED BY PLUMBING CONTRACTOR.SEE DETAILS.*NOTE BPLUMBING CONTRACTOR TO PROVIDE WATER SUPPLY LINE FROM IRRIGATION MAINLINEAT FIRST FLOOR. IRRIGATION VALVES TO BE LOCATED WITHIN THE LONG PLANTER ONTHE EAST WALL OF THE SECOND FLOOR. PLUMBING CONTRACTOR TO PROVIDE WATERSUPPLY LINES FROM THIS PLANTER TO THE (4) ADDITIONAL PLANTERS ON THIS FLOOR.NOTE CLANDSCAPE CONTRACTOR MUST COORDINATE WATER AND ELECTRICAL SLEEVES ANDCONNECTIONS AS NEEDED PRIOR TO BEGIN WORK. CONTACT LANDSCAPE ARCHITECTIMMEDIATELY WITH ANY QUESTIONS OR CLARITY.NO PLANTING OR IRRIGATIONFOR FLOORS THAT AREN'T USEDWALL TO NOTEXCEED 30" INHEIGHT
STATE STREET********1"SEE NOTE DC C C C C
CCCCC C C CCCCC
CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCSTATE STREETCT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSONPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE501" = 20'40 60 8020IRRIGATION LAYOUTWATER USE REDUCTION MEASURES:1. SMART CONTROLLER FOR PRECISE IRRIGATIONNEEDS.2. SOLAR / RAIN SENSOR TO TURN IRRIGATION OFFIN INSTANCE OF RAIN .3. DRIP IRRIGATION FOR DIRECT IRRIGATION TOSOIL.4. FLOW SENSOR AND MASTER VALVE TO TURN OFFIRRIGATION IN CASE OF IRRIGATION LINE BUST.5. 3" DEPTH FOR MULCH FOR SOIL TEMPERATUREREGULATION.WATER USE NOTES:1. ALL IRRIGATION FOR SITE WILL BE SUPPLIEDWITH POTABLE WATER AND DESIGNED WITHRECYCLED WATER EQUIPMENT PER CITYREQUEST (SEE LEGEND).2. THE USE OF TURF GRASS ON THIS PROJECT HASBEEN MINIMIZED AND IS USED SOLELY IN ANAREA OF HIGH USE RECREATION.3. TURF AREAS TO BE IRRIGATED WITH PRECISIONNOZZLES AND SUB-SURFACE DRIP 24" ADJACENTTO NON-PERMEABLE SURFACES.4. ALL SHRUB AREAS TO BE DRIP IRRIGATION.5. AN ET-BASED SMART CONTROLLER IS UTILIZEDFOR COMMON AREAS TO REDUCE WATERCONSUMPTION.I AM FAMILIAR WITH THE REQUIREMENTS FORLANDSCAPE AND IRRIGATION PLANS CONTAINED INTHE CITY OF CARLSBAD'S WATER EFFICIENTLANDSCAPE REGULATIONS. I UNDERSTAND THATCONSTRUCTION DRAWINGS ARE TO BE PREPARED INCOMPLIANCE WITH THOSE REGULATIONS AND THELANDSCAPE MANUAL. I CERTIFY THAT THE PLANS WILLBE PREPARED IMPLEMENTING THOSE REGULATIONSTO PROVIDE EFFICIENT USE OF WATER.SIGNATUREI HAVE COMPILED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEMACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGNPLANMAINLINE AND RELATED EQUIPMENT SHOWN WITHIN PAVING FOR CLARITY ONLY,ACTUAL MAINLINE AND RELATED EQUIPMENT LOCATION TO BE WITHIN PLANTERSAND A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLESCONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANYVERTICAL OBSTRUCTIONS THAT MAY OCCUR, INCLUDING BUT NOT LIMITED TOLIGHT POLES, FIRE HYDRANTS, ETC. VERIFY ALL HEAD LAYOUT WITH OWNER'SAUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK.BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN PAVING FOR CLARITY ONLY,ACTUAL LOCATION TO BE WITHIN PLANTER. BUBBLERS SHALL BE ALIGNED WITHTREES AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE.CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVEPRIOR TO STARTING WORK.NOTE DPLUMBING CONTRACTOR TO PROVIDE WATER SUPPLY LINE FROM IRRIGATION MAINLINEAT FIRST FLOOR. IRRIGATION VALVES TO BE LOCATED WITHIN THE LONG PLANTER ONTHE EAST WALL OF THE SECOND FLOOR. PLUMBING CONTRACTOR TO PROVIDE WATERSUPPLY LINES FROM THIS PLANTER TO THE (4) ADDITIONAL PLANTERS ON THIS FLOOR.IRRIGATION VALVES TO BE LOCATED WITHIN THE PLANTER AT THE SOUTH OF THE ROOF.NO PLANTING OR IRRIGATIONON FLOORS THAT AREN'T USEDPLUMBING CONTRACTOR TO PROVIDE 3/4" COPPER STUB UP TO PLANTERAREAS ON SECOND FLOOR. SEE NOTE 'A'
1.General Landscape and Irrigation Maintenance. The schedule shall identify theentity that will be responsible for maintenance and shall provide for all of thegeneral landscape and irrigation maintenance requirements.2. Water Efficient Landscape Maintenance. In addition to the general maintenancerequirements, the maintenance schedule for landscape projects that are subject tothe Water Efficient Landscape Ordinance shall include provisions to:a) Maintain and operate the landscaping and irrigation system on theproperty consistent with the MAWA.b)Maintain the irrigation system to meet or exceed an irrigationefficiency necessary to meet MAWA.c) Replace broken or malfunctioning irrigation system components withcomponents of the same materials and specifications, their equivalentor better.Ensure that when vegetation is replaced, replacement plantings arerepresentative of the hydrozone in which the plants were removed and aretypical of the water use requirements of the plants removed, so that the replacedvegetation does not result in mixing high water use plants with low water useplants in the same hydrozone.USE OF HYDROZONES WITH PLANTS GROUPED BASED UPONAMOUNT OF WATER NEEDED TO SUSTAIN THEM.SOIL AMENDMENTS UTILIZED TO IMPROVE WATER HOLDINGOF THE LANDSCAPE BASED ON WATERING NEED.AUTOMATIC IRRIGATION SYSTEM ADJUSTED SEASONALLY ANDWITH WATERING HOURS BETWEEN 9:00 P.M. AND 9:00 A.M.IRRIGATION SYSTEM DESIGNED TO WATER DIFFERENT AREAS CAPACITY OF SOIL.IRRIGATION ZONES SEPERATED BY PLANT MATERIAL.WATER CONSERVATION NOTESTHE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL WATER CONSERVING PLANTS, AND PLANTS NATIVE TO HOT, DRY SUMMERS, UTILIZED IN 95% OF THE TOTAL PLANT AREA.BE EMPLOYED IN THIS PROJECT:RECOMMENDATIONS GIVEN FOR ANNUAL IRRIGATION SCHEDULE.Landscape Maintenance ScheduleSTATEMENT OF WATER CONSERVATIONPlease note the following principles of design utilized on this project directed specificallyas conserving water and improving the efficiency of the irrigation system:All head spaced head to head 100% of manufacturers recommended radius.All sprinkler heads utilize matched precipitation nozzles and check valves.All sprinkler heads utilize pressure compensating screens.Triangular spacing utilized for head layout throughout irrigation system.Irrigation zones separated by plant material types.Irrigation zones separated by exposure and orientation.Utilization of irrigation system master valve.Utilization of irrigation system flow sensor.Utilization of rain shut-off device connected to irrigation controller.Utilization of controller with water budgeting feature.IRRIGATION SYSTEM SHALL BE TESTED AND MAINTAINED ON A MONTHLYBASIS BY THE MAINTENANCE STAFF. AN IRRIGATION AUDIT, IN COMPLIANCEWITH THE STATE OF CALIFORNIA LANDSCAPE WATER MANAGEMENTPROGRAM, SHALL BE PERFORMED BY A CERTIFIED IRRIGATION AUDITORPRIOR TO TURNOVER OF PROJECT AND EVERY 5 YEARS THEREAFTER. THEREGULAR MAINTENANCE SCHEDULE COUPLED WITH THE AUDITS SHOULDHELP TO MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN IRRIGATION NOTESRECYCLED METER WILL BE INSTALLED BY WATER DISTRICT. SEE PLANS FOR SIZE, LOCATION AND WATER DEMAND.THE CONTRACTOR WILL INSTALL BACKFLOW PREVENTION DEVICE.PRESSURE TESTING OF MAINLINE IS MANDATORY. SEE IRRIGATION SPECIFICATIONS IN THIS PACKAGE.AN INDIVIDUAL EMITTER IS TO BE PLACED AT EACH PLANT. EACH PLANTER SHALL RECEIVE EMITTERS WITH THEAPPROPRIATE GALLONAGE PROVIDED. PROVISIONS FOR FUTURE EMITTERS AT THE DRIP LINE OF THE TREE SHALLBE PROVIDED FOR. ALL EMITTERS ARE TO BE ON SCHEDULE 80 RISERS WITH DOUBLE STREET ELLS.PRESSURE REDUCING DEVICES, FILTERS, AND END FLUSH VALVES ARE REQUIRED.IT IS THE INTENT OF THESE DRAWINGS TO INDICATE A COMPLETE AND OPERATIONAL IRRIGATION SYSTEM GIVINGFULL COVERAGE AND READY FOR USE BY THE OWNER. THE DRAWINGS ARE BASED ON LANDSCAPE AND GRADINGDRAWINGS IF EFFECT AT THE TIME THESE DRAWINGS WERE MADE. ANY DISCREPANCIES, OMISSIONS, ERRORS, ETC.ON THESE DRAWINGS OR ON THE SITE CHANGES, DO NOT AND SHALL NOT RELIEVE THE CONTRACTOR OF HISRESPONSIBILITY TO PROVIDE A COMPLETE SYSTEM AS SHOWN. SHOULD THE CONTRACTOR REQUIRE TO MODIFY INFIELD FROM PLAN DUE TO SITE CONDITIONS OR FOR OTHER FORESEEN DISCREPANCIES, HE MUST FIRST RESUBMITTO CITY FOR CITY APPROVAL PRIOR TO COMMENCING CHANGE OF WORK.IRRIGATION CONTRACTOR SHALL VERIFY ALL PRESSURES ON SITE PRIOR TO CONSTRUCTION.LOCATE ALL VALVES IN PLANTING AREAS.IRRIGATION SYSTEM IS STRICTLY DIAGRAMMATIC, THEREFORE,CONTRACTOR MUST MAKE ADJUSTMENTS IN THEFILED TO INSURE ADEQUATE COVERAGE.IRRIGATION SYSTEM SHALL CONFORM TO STATE AND LOCAL CODES.THE SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE YEAR AFTER FINAL ACCEPTANCE. ANYDEFECTIVE MATERIAL OR POOR WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE IRRIGATIONCONTRACTOR AT NO COST TO THE OWNER.120 VOLT ELECTRICAL POWER OUTLET FOR CONTROLLERS SHALL BE PROVIDED AS NOTED. IRRIGATIONCONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HOOK-UP FROM OUTLET TO CONTROLLER.ALL WIRE FROM CONTROLLER TO ELECTRIC CONTROL VALVES SHALL BE COPPER UF #14 600v DIRECT BURIAL. USEBLACK FOR PILOT, WHITE FOR COMMON, BLUE FOR EXTRA WIRE. INSTALL IN COMMON TRENCH WITH MAIN LINEPIPING WHERE POSSIBLE. LABEL EACH CONTROL WIRE AT THE CONTROLLER WITH THE STATION NUMBER.PROVIDE MINIMUM 18" COVER OVER ALL PRESSURE MAIN LINE PIPING , AND 12" OVER ALL NON-PRESSURE LATERALLINE PIPING, OUTSIDE OF ROOTBALL.IRRIGATION CONTRACTOR SHALL INSTALL EMITTERS ON THE UP HILL SIDE ON BERMS AT EACH PLANT AND OUTSIDEOF ROOTBALL.DO NOT WILLFULLY INSTALL THE SYSTEM AS DESIGNED WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWNOBSTRUCTIONS OR GRADE DIFFERENCES EXIST THAT WERE NOT KNOWN DURING DESIGNING. SUCH CONDITIONSSHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE; OTHERWISE THEIRRIGATION CONTRACTOR MUST ASSUME FULL RESPONSIBILITY FOR ANY AND ALL NECESSARY REVISIONS.CONTRACTOR SHALL PLACE FINAL LOCATION OF AUTOMATIC CONTROLLER AS SHOWN ON PLANS.IRRIGATION SYSTEM MUST BE PROGRAMMED TO OPERATE BETWEEN THE HOURS OF 10:00 P.M. AND 6:00 A.M. ONLY.ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OFTHIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIRPROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR.THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORECOMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS AREAPPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTEDTO THE OWNER'S REPRESENTATIVE.THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK.THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREINBEFORE BEGINNING WORK.INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BERESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT ANDINSTALLATION.IRRIGATION LEGEND AND CALCULATIONSMODEL NO. / DESCRIPTIONMFG.SYMBOLIRRIGATION LEGENDN/AAS APPROVEDAS APPROVEDAS APPROVEDPURPLE PVC PIPE SCH. 40/80 AS SLEEVING ( SEE DETAIL), TWICE THE DIAMETER OF PIPEPURPLE PVC PIPE 3/4" - 2" SCH. 40 AS LATERAL LINES 12" BELOW GRADESCH 40 PURPLE PVC PIPE FOR 1-1.5" AND SMALLER, 2" PVC CL. 315 FOR MAINLINES 18" BELOW GRADE.PLACE BELOW ALL PAVING, HARDSCAPE, ETC., AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE.120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, VERIFY ACTUAL LOCATION IN FIELD3MK.B.I.AS APPROVEDK.B.I.IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL (U.L. APPROVED)WHEN RCV IS HIGHER THAN THE SPRINKLERS ( INSTALL AS REQUIRED TO PREVENT ALL LOW HEAD DRAINAGE ).NO SYMBOLNO SYMBOLNO SYMBOLNO SYMBOLKC-XXX-S SPRING CHECK VALVE, LINE SIZE, 1 DOWNSTREAM OF EACH RCV IMMEDIATELY ABOVE FIRST LATERAL LINE TEE, KSC-XXX-S SWING CHECK VALVE, LINE SIZE, 1 DOWNSTREAM OF EACH RCV WHEN RCV IS LOWER THAN THE SPRINKLERSDBY DIRECT BURIAL WATER-PROOF WIRE CONNECTORS FOR USE ON ALL WIRE CONNECTIONSHUNTERTREE BUBBLERTORO TPVF100MM 1" LOW FLOW REMOTE CONTROL VALVE. INCLUDE EFF-KIT AND 89-7855 PURPLE HANDLEEACH SYMBOL REPRESENTS (2) HUNTER PROS-04-PRS40-CV-R, 4" POP-UP WITH A PCN Q .25 GPM FLOOD BUBBLERS PERTREE.T-113 BRONZE GATE VALVE - LINE SIZE 1" WATER METER WITH A 1.5" SERVICE LINE, VERIFY SIZE, LOCATION,NIBCOP.O.C.FEBCO1" 825YA REDUCED PRESSURE TYPE BACKFLOW DEVICE. INSTALL IN A STRONG BOX, SMOOTH TOUCH ENCLOSURE PER DETAIL.100-ATLVC - QUICK COUPLER VALVE W/ (PURPLE) LOCKING CAP AND ACME THREADTORO1" MODEL #72 BASKET STRAINER 1" SIZE W/ FLANGED CONNECTIONS AND 80 MESH FILTER ELEMENT.HAYWARDMODEL 3200 1" NORMALLY CLOSED MASTER CONTROL VALVESUPERIORHFS-100-FCT-100 FLOW SENSOR, INSTALL PER MANUFACTURER'S RECOMMENDATIONS AND WIRE TOHUNTERCONTROLLERHUNTEREACH SYMBOL REPRESENTS (2) HUNTER PROS-04-PRS40-CV-R, 4" POP-UP WITH A PCN Q .25 GPM FLOOD BUBBLERS PERPALM.RADIUS GPM PSIIRRITROLMC-8E PLUS (8) STATION PED-SS PEDESTAL MOUNTED IRRIGATION CONTROLLER. LOCATE PER OWNER / DEVELOPER AWAYFROM VIEWS. INCLUDE A STAINLESS STEEL ENCLOSURE PER LEGEND / DETAILIRRITROL CL-100 CLIMATE LOGIC WEATHER SENSING KIT TO BE INCLUDED AND INSTALLED WITH THE CONTROLLER.PRECIPSLEEVES REQUIRED FOR ALL IRRIGATION MAIN / LATERAL LINES AND CONTROL WIRES UNDER IMPROVEMENTS. SCH 80 UNDER ROADS MIN. 36" COVER; SCH 40 OTHER THAN ROADS MIN. 18" COVER.SLEEVES REQUIRES AT ALL DRIVEWAYS, WALKS, PAVING THAT EXCEED 3' WIDE.MANUFACTURER'S SPECIFICATIONS.OF TUBING IN EACH DIRECTION ON DRIPLINE FLUSH MANIFOLD. INSTALL 18" FROM PAVING. INSTALL ALL FLUSH EQUIPMENT PER INSIDE A SEPERATE VALVE BOX, ONE AT THE END OF TUBING RUNS IN EACH DIRECTION. INSTALL MIN. ONE FLUSH VALVE PER 1000' PROVIDE A FCH-H AUTOMATIC FLUSH VALVE AT END/MIDDLE OF DRIPLINE 3/4" PCV FLUSH MANIFOLD LINE, INSTALL FLUSH VALVE VALVE BOX 18" FROM PAVING AND AT HIGH POINTS OF PLANTER AREA. INSTALL ALL AIR VACUUM RELIEF EQUIPMENT PER ARV'S SHALL BE REQUIRED PER RCV WITHIN UNDULATING AREAS, VERIFY QUANTITY PRIOR TO STARTING WORK, INSTALL USING AIR RELIEF LATERAL, CONNECT AIR RELIEF VALVE TO ALL DRIPLINE LATERALS WITHIN THE ELEVATED AREA. MULTIPLE AIR RELIEF ASSEMBLY INSIDE A 6" ROUND VALVE BOX AT THE HIGH POINT OF EACH PLANTER, MIN. 1 ARV PER 500' OF DRIPLINE. YD-500-34 AIR/VACUUM RELIEF VALVE INSTALLED WITH A FT-050 CONBINATION TEE AND A 3/4" X 1/2" REDUCER BUSHING, INSTALL NO SYMBOLALL CONNECTIONS BETWEEN DRIP TUBING SHALL BE MADE USING "LOC-EZE" FITTINGS"LOC-EZE" FITTINGS WITH PVC TEE OR ELL FITTINGS FOR CONNECTION BETWEEN PVC LATERAL LINES AND DRIP TUBINGAG PROD.TOROTOROTOROFIVE (5) FEET ON CENTER; VERIFY THE LAYOUT AND SPACING IN THE FIELD PRIOR TO STARTING WORKIN SHRUB AREAS. ALL TUBING SHALL BE INSTALLED 4" BELOW FINISHED SOIL GRADE W/ 9" WIRE STAKESRGP-212-05-E DL2000 DRIP TUBING W/ 0.5 GPH EMITTERS 12" ON CENTER, INSTALL TUBING ROWS A MAXIMUM OF 14-16" APART TOROSHRUB DRIPMANUFACTURER'S SPECIFICATIONS.THIS SYSTEM IS DESIGNED AS A "RECYCLE WATER READY" SYSTEM.* CONTRACTOR TO PROVIDE OWNER WITH (3) RECYCLED WATERSIGNS PER THE CITY OF CARLSBAD SPECIFICATIONS. SIGNS TO BEINSTALLED WHEN RECYCLED WATER CONVERSION HAS BEGUN.( INSTALL AS REQUIRED TO PREVENT ALL LOW HEAD DRAINAGE ).PURPLE SCH 40 PVC WIRE SLEEVES REQUIRED FOR ALL CONTROL WIRES UNDER IMPROVEMENTS. SCH 80 UNDER ROADS MIN. 36" COVER; SCH 40 OTHER THAN ROADS MIN. 18" COVER.AS APPROVEDSHT# / DETSHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6.7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7SHT 6/7TORO TPVF100MM 1" LOW FLOW REMOTE CONTROL VALVE. (INSTALL RGP-212-05 DL2000 DRIP TUBING W/ 0.5 GPH EMITTERS FOR POTABLE SYSTEMS)CONTRACTOR MUST MAINTAIN A 4' MIN SEPARATION BETWEEN POTABLE AND RECYCLED WATER LINES(RECYCLED SYSTEMS - PURPLE VALVE BOX LIDS)USE WHITE PVC FOR VALVES WITH POTABLE SYSTEM CALLOUTS.PURPLE EQUIPMENT MUST BE USEDON ALL RECYCLED WATER SYSTEMS.CT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSON6VALVE NUMBERG.P.M.VALVE TYPEVALVE SIZERECYCLED WATER SYSTEM CALLOUTA11"15T-BUBEMISSIONS DEVICES HAVE A STANDARD DISTRIBUTION UNIFORMITYOF .81, WHICH MEET OR EXCEED ANSI STANDARDS.
E PIPE AND WIRE TRENCHINGTUBING INSTALLED IN PARALLEL ROWS, SPACING AS INDICATED ON THE LEGEND.A DRIPLINE LAYOUT / CONNECTIONSIRRIGATION DETAILSCONCRETE PAD, 6" THICKBRASS FLOW SENSOROF 10 PIPE DIAMETERSOF 5 PIPE DIAMETERS"SMOOTH TOUCH", HIGH PROFILE,BRASS THREADED NIPPLES, TYPICAL,TOTAL OF 6 REQUIRED FOR ASSEMBLYBACKFLOW DEVICE FEBCO 825-YA REDUCED PRESSUREBRONZE WYE STRAINERMASTER CONTROL VALVEBRASS MAINLINE PIPE TORISER LENGTH UPSTREAM OF FLOWSENSOR SHALL BE A MINIMUM FLOW SENSOR SHALL BE A MIN.RISER LENGTH DOWNSTREAM OF BRASS ELLS, 2 REQUIREDSEE CITY STANDARDS FOR TESTINGREQUIREMENTS.CONNECTIONS, 2 REQUIREDAPPROVED WATERPROOF WIRECONTROLLER INSIDE A 1" SCH. 40PVC ELECTRICAL CONDUIT ANDWIRES FROM FLOW SENSOR TO90 DEGREE SWEEPALL PIPING BETWEEN THE WATER METER AND THE MASTER CONTROL VALVESENSOR WIRES AND CONDUIT SHALL BE INSTALLED 18" BELOW FINISHED GRADESECTION VIEW - N.T.S.SHALL BE BRASS THREADED PIPE AND BRASS THREADED FITTINGSBRASS UNIONFINISHED GRADEFLOW(REQ. IF FIELD PRESSURE EXCEEDS 80 PSI)STAINLESS STEEL BACKFLOW DEVICE2"24"ENCLOSURE, SEE SPECIFICATIONSNOTE:LANDSCAPE FABRIC3/4" ROCK, 1 CUBIC FT.#4 x 36" REBAR STAKES,PVC MAINLINE PIPE AND2 REQUIREDCOVER, USE STAINLESS BOLT NUT AND WASHER.PURPLE PLASTIC ROUND VALVE BOX WITH BOLT DOWNBRICK SUPPORTSIN SHRUB AREASQUICK COUPLER VALVEFINISHED GRADE(LOCKING PURPLE CAP)QUICK COUPLER ACME KEY WITH 1" BRASS HOSESTAINLESS STEEL CLAMPSWIVEL, INSTALL QCV SO THAT KEY WILL CLEAR FINISHED GRADE IN TURF AREASHEAT BRAND "QCV" ONTO LID.THE TOP OF BOX DURING OPERATIONNATIVE SOILUNDISTURBED OR3 REQ. PER BOX2 REQUIRED, SEE SPECSSCH. 80 SLIP TEE, WITHA SCH. 80 PVC T.O.E. NIPPLE,1" x 12" MIN. LENGTH, AND A1" BRASS THREADED ELLSECTION VIEW - N.T.S.18"18"ALL PLASTIC PIPING SHALL BE SNAKED WITHIN TRENCH.BUNDLE WIRING AND WRAP WITH TAPE AT TEN FOOT INTERVALS.ALL MAINLINE PIPING TO BE INSTALLED IN ACCORDANCE WITH MANUFACTURERS2" TO 2 1/2" IN SIZE1/2" TO 1 1/2" SIZESECTION VIEW - N.T.S.INSTALLATION SPECIFICATIONS.NOTE:12"12"DIMENSIONAEEDFEA BEBFC18"18"30"30"6"6"CLEAN SAND BACKFILL,UNDISTURBED SOILIN SCH. 40 CONDUITINSTALL AT MAINLINE DEPTH120 VOLT ELECTRICAL SPECIFICATIONSPRESSURE MAINLINE, SEECONTROL WIRES, SEE SPECS.LATERAL LINES, SEE SPECS.CLEAN COMPACTED BACKFILLCEDE FFINISHED GRADE6"6"SEE SPECIFICATIONSBBACKFLOW PREVENTER (POTABLE) CF SLEEVE TRENCHINGPREFORMED ALUMINIUM PADREMOVABLE BACKBOARDLISTED, PREDRILLED, STAINLESS STEEL, U.L.STRONGBOX QUICKPAD3" PVC CONDUIT/SWEEP FOR5/8" DIA. x 8' COPPER 1 1/4" PVC CONDUIT/SWEEP1" PVC CONDUIT/SWEEP FORGRADEFINISHEDAND RECEPTACLEPOWER SWITCHCONTROLLERTERMINAL STRIP FORREMOTE CONTROL VALVERAIN SENSOR INSIDE ASTRONGBOX RGVRSSENCLOSUREWIRE CONNECTIONS1" PVC CONDUIT/SWEEP 1" PVC CONDUIT/SWEEPCONTROLLER ENCLOSURECITY DETAILS / STANDARDS SUPERSEDE THESE PLANS.PER CITY STANDARDS.COPPER MAINLINE PIPE FROMWATER METER AND TO BACKFLOWPRESSURE REGULATOR VALVEALL CURBS SHALL BE MARKED WITH A "SCORE" MARK TO DESIGNATE SLEEVE LOCATION.ALL PVC MAINLINE, PVC LATERAL LINES, AND CONTROL WIRES SHALL BE SLEEVED BELOW ROADWAYS WITH 80 PVC / ALL OTHER HARDSCAPE ELEMENTS WITH SCH. 40 PVC, 2 TIMES THE DIAMETER OF THE PIPE OR WIRE BUNDLE WITHIN.NOTE:BELOW ROADSDIMENSIONSECTION VIEW - N.T.S.EE24"A36"BEEADBC30 DEGREES, UNTIE AFTER ALL CONECTIONSCHANGES OF DIRECTION GREATER THAN TIE A 36" LOOP IN ALL WIRING AT HAVE BEEN MADE.120 VOLT ELECTRICALEXISTING SOILBUNDLE CARRIED.DIAMETER OF THE PIPE OR WIREPVC SLEEVES TO BE TWICE THE CONTROL WIRESPRESSURE MAINLINELATERAL LINESTO THE DENSITY OFSAND BACKFILL COMPACTEDUNDISTURBED SOILPAVING OR D.G. PATH36"D36"C6"EEHORIZONTAL DIMENSION BETWEEN SLEEVES SHALL BE A MINIMUM OF 4 INCHESDEPTHS OF SLEEVES, BACKFILL, AND COMPACTION OF TRENCH SHALL BE IN ACCORDANCE WITH CITY STANDARDS.G QUICK COUPLER VALVEID TAG, RECYCELDRECYCLEDWATERDO NOT DRINKINSTALL WITH 3/8" STAINLESSSTEEL BOLTS AT A MINIMUMOF TWO LOCATIONS - LENGTHAS REQUIRED. USE 1"DIAMETER WASHER TOPROTECT SIGNREQUIRED SIGNAGE FORRECYCLED WATER USE AREAS:ALL USE AREAS ACCESSIBLE TOTHE PUBLIC SHALL BE POSTED WITHSIGNS (MINIMUM 2 PER METER)THAT ARE VISIBLE TO THE PUBLICIN A SIZE NO LESS THAN4 INCHES HIGH BY 8" WIDE.CONCRETE1-1/4" GALVANIZED STEELU - CHANNEL, OR BOXPOST PAINTED WHITEWHITE PAINTED ALUMINUM SIGNWITH PURPLE VINYL LETTERS.PER THE IRVINE SPECTRUMIRRIGATION GUIDELINES.All proper signage, as shown below, must be in place prior to issuance of meter for your system.Failure to install the required signs per CMWD standards will delay your meter set. If a system isfound to be given 48 hours notice to install proper signs before CMWD will lock off existing meters.CMWD will not be responsible for ant subsequent landscape material that may wither and die as aresult of a meter being locked off.DRECYCLED WATER SIGNBBBSECTION VIEW - N.T.S.H BASKET STRAINERBELOW NON-ROADS18"36"36"36"6"SCH80SCH40INSTALL (2) LAYERS OF RECYCLE WATER WARNINGTAPE CONTINUOUSLY ALONG MAINLINE ROUTE.* ONE LINE IMMEDIATELY ON TOP OF THE MAINLINE* ONE LINE 12" ABOVE THE TOP OF THE MAINLINEINSTALL (2) LAYERS OF RECYCLE WATER WARNINGTAPE CONTINUOUSLY ALONG MAINLINE ROUTE.* ONE LINE IMMEDIATELY ON TOP OF THE MAINLINE* ONE LINE 12" ABOVE THE TOP OF THE MAINLINEI SERVICE LINE CROSSINGJ POTABLE MAINLINE CROSSINGCT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSON7
IRRIGATION DETAILSCT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSON8KF MAINLINE AND VALVE LAYOUT18"LOCK TABS PREVENT WIRE REMOVAL INTO THE CONNECTIOR. TWIST CONNECTOR ONTO WIRES TO INSULATION PRIOR TO INSERTION PRE-STRIPPED OF 1/2" OF THE CONNECTOR. WIRES SHALL BESCOTCHLOK ELECTRICAL SPRINGONCE CONNECTOR IS INSERTEDCONNECTOR PASSES LOCK TABSSCOTCHLOK CONNECTOR AND WIRESINSERTED INTO TUBE UNTIL THE2 #12 PRE-STRIPPED COPPER WIRES. LARGER WIRES OR GREATER QUANTITIES OF WIRES DIRECT BURY SPLICE KIT SHALL BE USED TO ELECTRICALLY CONNECT 2 - 3 #14 OR KIT SHALL INCLUDE A SCOTCHLOK SPRING CONNECTOR, A POLYPROPYLENE TUBE AND A WIRE CONNECTOR SHALL BE A 3M DBY DIRECT BURY SPLICE KIT.WATERPROOF SEALING GEL. TUBE SHALL BE SUPPLIED PREFILLED WITH GEL.NOTE:SEAT FIRMLY.LOW VOLTAGE WIRES, 3 MAXIMUMCLOSE TUBE LID AFTER WIRETUBE LID TO ALLOW LID TO CLOSEWIRES PASS THROUGH GROOVES INIS INSERTED INTO TUBEPOLY TUBE PRE-FILLED WITHWATERPROOF GELSHALL REQUIRE A LARGER APPROVED WIRE CONNECTION.SECTION VIEW - N.T.S.SECTION VIEW - N.T.S.SECTION VIEW - N.T.S.J DRIP FLUSH VALVEB DRIP RCV ASSEMBLYA REMOTE CONTROL VALVEG VALVE BOX PLACEMENTH BALL VALVE 2" & SMALLERI AIR RELIEF VALVEDCECONTROL WIRE PULL BOXWIRE CONNECTOR4"2"MVSECTION VIEW - N.T.S.2"FLOW4"SECTION VIEW - N.T.S.PLAN VIEW - N.T.S.12"12"12"12"NOTE:CENTER VALVE BOX OVER REMOTE CONTROL VALVE TO FACILITATE VALVE MAINTENANCE.INSTALL VALVE BOXES IN SHRUB AND GROUND-COVER AREAS WHERE POSSIBLE.INSTALL VALVE BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO PAVING EDGES.AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT COLLAPSEAND DEFORMATION OF VALVE BOXES.A2RECTANGULAR VALVE BOX, TYPICALSECTION VIEW - N.T.S.RCVA1RCVQCV12"QUICK COUPLING VALVE BOX, TYP.STAINLESS STEEL BOLT, WASHER AND NUT TO SECURE BOX LID, TYPICALHEAT BRAND LETTERS AND NUMBERSNUT TO SECURE BOX LID, TYPICALSTAINLESS STEEL BOLT, WASHER AND PAVING EDGE, TYPICALBVDRIP RCV AND WYE STRAINER BOXES IN THE SAME ORIENTATION AS THE BALL VALVE BOX.MASTER CONTROL
STATE STREETSFMFMFMFMFMFMFMFMFMFMFMW
WWWWWWWWWWWWWWWWWWWGGGS S S S S S S S S S S S S SSSSSSSSSOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLOHLSSTATE STREET4'10'4'SETBACK12'SDGE EASMENTMMM3'SETBACKSTATE STREETCT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSONPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINESETBACKSETBACKTRIANG
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ETRIANGULAR VEHICULARSIGHT LINEFIRE DEPT. ACCESSR.O.W.TRANSFORMER ON CONCRETE PADPAPROPERTY LINEPROPERTY LINEWATER EASEMENTSEWER EASEMENTEXISTING TREES TO BEREMOVED (14 TOTAL)PROPERTY LINEPROPERTY LINEEXISTING WATERMETER (3) LOCATIONPROPOSED WATERSERVICE/ METERLOCATIONFIRE DEPT. ACCESSPROPERTY LINEPROPERTY LINENOTES:I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANSCONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENTLANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSEREGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALLREQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THEPLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.STRELITZIA NICOLAIGIANT BIRD OF PARADISESYAGRUS ROMANZOFFIANAQUEEN PALMDIANELLA REVOLUTADIANELLAKALANCHOE LUCIAEPADDLE PLANTMYRSINE AFRICANAAFRICAN BOXWOODNANDINA DOMESTICAHEAVENLY BAMBOODODONAEA VISCOSA 'PURPUREA'PURPLE-LEAFED HOP-BUSHPHORMIUM T. 'BRONZE BABY'NEW ZEALAND FLAXPLANT SCHEDULEBOTANICAL NAME / COMMON NAMECONT.SIZEQTY.DTLTREESSHRUBSSYMBOLNOTESPLANTING NOTES:1. AT LEAST 50% OF CONTAINER STOCK SHRUBS SHALL BE 5 GAL. MINIMUM, UNLESS ONSLOPES GREATER THAN 3:1.2. 100% OF THE PLANTING FALLS WITHIN ZONE TWO: REFINED.3. 14% OF THE TOTAL SITE IS LANDSCAPED.4. ALL UTILITIES SHALL BE SCREENED FROM VIEW.5 GAL.5 GAL. 5 GAL.5 GAL.15 GAL.15 GAL.3310079481118" O.C.12" O.C.30" O.C.3' O.C.4' O.C.3' O.C.LOWLOWLOWLOWLOWLOW15 GAL36" BOX93MEDMEDCAREX SUBFUSCARUSTY SEDGEFESTUCA RUBRARED FESCUEJUNCUS PATENSCALIFORNIA GRAY RUSHLEYMUS CONDENSATUS 'CANYONPRINCE,CANYON PRINCE WILD RYESCIRPUS CERNUUSLOW BALRUSHBIO-RETENTIONFLATS1 GAL.5 GAL.5 GAL.1 GAL.700092006" O.C.12" O.C.2' O.C.18" O.C.12" O.C.MEDHIGHLOWLOWHIGH1001" = 20'40 60 8020TREE AND SHRUB PLANTING PLAN(THIS SHEET)WUCOLSEXISTING 16" CALIPERFICUS RUBIGINOSA TOBE REMOVEDEXISTING 13" CALIPERFICUS RUBIGINOSA TOBE REMOVEDEXISTING 16" CALIPERFICUS RUBIGINOSA TOBE REMOVEDEXISTING 11" CALIPERFICUS RUBIGINOSA TOBE REMOVEDEXISTING 16" CALIPERFICUS RUBIGINOSA TOBE REMOVEDEXISTING 12" CALIPERFICUS RUBIGINOSA TOBE REMOVED
STATE STREETSTATE STREETCT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSONPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINEPROPERTY LINE1101" = 20'40 60 8020NOTES:SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWINGPLANTING STANDARDS:a. STANDARD 1 -- COVER CROP / REINFORCED STRAW MATTINGCOVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMITTHE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE90% COVERAGE WITHIN THIRTY (30) DAYS.TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER.REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP AND/OR REINFORCEDSTRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR.b. STANDARD #2 -- GROUNDCOVERONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICSD(PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR).c. STANDARD #3 -- LOW SHRUBSLOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4 INCH LINERS) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE(AT MATURE SIZE).d. STANDARD #4 -- TREES AND/OR LARGE SHRUBSTREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200)SQUARE FEET.SLOPES -- 6:1 OR STEEPER AND:A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1.B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3.C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP), #2, #3, AND #4.AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWINGCONDITIONS.A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING.B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT.NOTES:I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANSCONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENTLANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSEREGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALLREQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THEPLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.STRELITZIA NICOLAIGIANT BIRD OF PARADISESYAGRUS ROMANZOFFIANAQUEEN PALMPLANT SCHEDULEBOTANICAL NAME / COMMON NAMECONT.SIZEQTY.TREESSHRUBSSYMBOLNOTESPLANTING NOTES:1. AT LEAST 50% OF CONTAINER STOCK SHRUBS SHALL BE 5 GAL. MINIMUM, UNLESS ONSLOPES GREATER THAN 3:1.2. 100% OF THE PLANTING FALLS WITHIN ZONE TWO: REFINED.3. 14% OF THE TOTAL SITE IS LANDSCAPED.4. ALL UTILITIES SHALL BE SCREENED FROM VIEW.15 GAL36" BOX50CAREX SUBFUSCARUSTY SEDGEFESTUCA RUBRARED FESCUEJUNCUS PATENSCALIFORNIA GRAY RUSHLEYMUS CONDENSATUS 'CANYONPRINCE,CANYON PRINCE WILD RYESCIRPUS CERNUUSLOW BALRUSHBIO-RETENTIONFLATS1 GAL.5 GAL.5 GAL.1 GAL.5458538301226" O.C.12" O.C.2' O.C.18" O.C.12" O.C.TREE AND SHRUB PLANTING PLAN(THIS SHEET)DIANELLA REVOLUTADIANELLAKALANCHOE LUCIAEPADDLE PLANTMYRSINE AFRICANAAFRICAN BOXWOODNANDINA DOMESTICAHEAVENLY BAMBOODODONAEA VISCOSA 'PURPUREA'PURPLE-LEAFED HOP-BUSHPHORMIUM T. 'BRONZE BABY'NEW ZEALAND FLAXDTLLOWLOWLOWLOWLOWLOWMEDMEDMEDHIGHLOWLOWHIGHWUCOLS5 GAL.5 GAL. 5 GAL.5 GAL.15 GAL.15 GAL.00000018" O.C.12" O.C.30" O.C.3' O.C.4' O.C.3' O.C.
CT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSON12" 12"PLANPREVAILINGWIND1256'CINCH-TIE' BY V.I.T. CO.(619) 673-1760LODGEPOLE PINE STAKECOPPER NAPHTHENATEIMPREGNATED. 2-1/2" DIA.x 12' LONG FOR 24" BOXAND SMALLER.ROOTBALLNOTE:MIN. TWO TIES (TOP & BOTTOM)REQUIRED. USE THIRD TIE WHENNECESSARY TO HOLD TREE INUPRIGHT POSITION. TIES TO BESECURED TO AVOID SLIPPAGE(WRAP STAKE TO FORMFIGURE EIGHT. NAIL W/ (1)TOP OF ROOT BALL TO BEGALV. NAIL THROUGH EACHTIE INTO POLE. 1" ABOVE FINISH GRADEFINISH GRADE1.2.5.4.6.34OF EACH TREE IN TURF.ZONE AROUND THE BASEMIN. 18" DIAMETER MULCH3.FOR 24" BOX TREES OR SMALLERFOR PLANTING, REFER TO TREEPLANTING DETAIL.PLANTING DETAILS121 PLANT PIT SIZING CHARTFOR TYPE AND DEPTH.)PREPARED BACKFILL (SEE SPECIFICATIONSFINISH GRADE3" DEEP MULCHGROUND COVER PLANT FROM FLATS / LINERS1.2.3.4.4321 D - AS NOTED ON PLAN. FROM EACH OTHER AS SHOWN.NOTE: LOCATE PLANTS SPACED EQUAL DISTANCE (D)EDGE OF PAVING, SIDEWALK, WALL, OR CURBDDD1/2 DOR SHRUBS1. 1, 5, OR 15 GALLON SHRUB2. 3" LAYER OF MULCH3. 3" WATER BASIN4. FINISH GRADE5. ROOT BALL6. AMENDED SOIL FOR PLANTING - SEE SOILS REPORT7. PLANT PIT EXCAVATION8. PLANTING TABLETS - SEE SCHEDULE FOR QUANTITY9. NATIVE SUBGRADE2x DIAMETEROF ROOT BALLDEPTH OFROOT BALL1234567893"LEGENDSURROUND PIPE WITH FILTER FABRIC.4" DIA. VERTICAL PERFORATED DRAIN PIPE. CONNECT TO PIPE AT BASE OF PIT AND CAP AT SURFACE.10.7.8.6.5.4.3.9.2.1.SURROUND PIPE WITH FILTER FABRIC.BASE OF PLANTING PIT. CONNECT TO VERTICAL PIPE.4" DIA. FLEXIBLE PERFORATED DRAIN PIPE ENCIRCLING91021OF ROOT BALLDEEP ROOT CORP. (714) 898-0563.(1) 8" 'ARBOR GUARD' FOR EACH TREE IN TURF BYTOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE.NATIVE SUBGRADEBACKFILL MIX - SEE SOILS REPORT.ROOTBALLPLANTING TABLET - SEE SCHEDULE FOR QTY.FINISH GRADE3" HIGH WATER BASIN - SEE SPECIFICATIONS8756432 X DIAMETERROOT BALLDEPTH OFLEGEND1. APPLY A ONE INCH (1") DIAMETER AMOUNT OF G.E.SILICONC ADHESIVE WITH SIX INCH (6") LONGSTAINLESS STEEL WIRE TO SURFACE, TRIANGULARSPACED LOCATIONS2. ESPALIER OR VINE - SEE PLANTING PLAN FOR SIZE3. FENCE OR WALL13212"12"12"12"12"LEGEND1. 4" DIA. VERTICAL PERFORATED DRAIN PIPE.CONNECT TO PIPE AT BASE OF PIT AND CAPAT SURFACE. SURROUND PIPE WITH FILTERFABRIC. ALL PALM SUB-DRAINS SHALLCONNECT TO ON SITE DRAIN SYSTEM.2. TOP OF ROOT BALL TO BE 1" ABOVE FINISHGRADE3. 3" HIGH BASIN. FOR ALL TREES PLANTED INLAWN, RAKE OUT PRIOR TO LAWN PLANTING.4. FINISH GRADE5. MEDIUM GRADE PLASTER SAND BACKFILL,WATER-JETTED INTO HOLE FOR MAXIMUMSTABILITY.6. 4" DIA. FLEXIBLE PERFORATED DRAIN PIPEENCIRCLING BASE OF PLANTING PIT.CONNECT TO VERTICAL PIPE. SURROUNDPIPE WITH FILTER FABRIC.7. NATIVE SUBGRADENOTES:- ALL PALM TREES ARE TO BE BOXED (UNLESSOTHERWISE NOTED ON PLAN). CONTRACTORSHALL HAVE A SOIL AGRONOMIST PREPARE ADETAILED SOIL ANALYSIS AT TREE PLANTINGLOCATIONS AND INSTALL ALL PALMSFOLLOWING THE RECOMMENDATIONS OF THEREPORT.- APPLY 'OSMOCOTE' SLOW-RELEASEFERTILIZER ON SURFACE OF PLANTING PITPER MANUFACTURER'S DIRECTION.ROOTBALL2x DIAMETEROF ROOT BALLDEPTH OFROOT BALLBROWN TRUNK HEIGHT2341567PLAN VIEW84"48" BOXPLAN VIEWDEPTHB66"54"48"36"26"12"WIDTHA36" BOX30" BOX24" BOX15 GALLON5 GALLON1 GALLONCONTAINER SIZEPL-MS-01DEPTH OFROOTBALLAAAFOR BOX TREES1. PLANT PIT TO BE SQUARE - SEE ABOVEFOR DIMENSIONS2. ROOT BALLFOR CONTAINER PLANTS1. PLANT PIT TO BE ROUND - SEE ABOVEFOR DIMENSIONS.2. ROOT BALL21217 GROUNDCOVER/ORNAMENTAL GRASS SPACING5 TREE STAKING4 TREE PLANTING WITH DRAINAGE3 ROOT CONTROL BARRIER8 PALM PLANTING WITH DRAINAGE6 SHRUB PLANTING2 VINE PLANTING2x ROOTBALL DIA.TREETRUNKCLPLANTERSIDEWALKCURBCONTROLROOT5'5'1. CONCRETE PAVING - REFER TOPLANS2. 12" LINEAR ROOT BARRIER.UB12-2 AVAIL. FROM DEEPROOT800-458-7668 (OR EQUAL)INSTALL WITH TREES 6' FROMANY HARDSCAPE.REFER TOPLAN ABOVE.3. ROOT BALL4. AMENDED BACKFILL MIX5. NATIVE SUBGRADELEGENDNOTES:- FOR PLANTING, REFER TO TREE PLANTINGDETAIL. FOR STAKING, REFER TO TREESTAKING DETAIL.12345SECTION VIEWSCALE: 1/2" = 1'-0"PLAN VIEWNOT TO SCALEBARRIERNOT USED
CT 16-02-13OCEAN CONDOMINIUMSCARLSBAD, CA APPLICANT # CT16-02, RP16-08MJFN LLC2501 STATE STREETCARLSBAD, CA 92008PHONE: 760-966-6090CONTACT: JAN JANSSONrubbish, excess soil, empty plant container and trash from the site daily.All scars, ruts or other marks in the area caused by this work shall berepaired and the ground left in a neat, orderly condition. Leave site inbroom-clean condition at the end of each working day. Hose down allpaved areas, including walks and patios, upon completion of all work.excavated.or his representative at the end of the maintenance period.further maintenance shall occur after Final Observation with the OwnerII. GENERAL SLOPE PLANTING1. Slope Texturingsimilar mechanical means.A. Planting PreparationThe Owner shall have a soil analysis made after completion of rough grading.The Contractor shall incorporate all soil amendments and fertilizersprescribed herein. The soil preparation specified below shall be adjustedshall be made by hand raking or similar mechanical means.a. Cut Slopes: These surfaces shall be roughened in a horizontal2. Weed Eradication Proceduresalso roughened in a horizontal direction following the contour of theslope. The roughened texture shall be made by hand raking oraccordingly to the analysis after approval from the landscape architect.a. Manually remove all existing vegetation and dispose of it off-site.direction following the contour of the slope. The roughened textureb. Fill Slopes: These surfaces shall be compacted and finished and2. Install irrigation.Johnson Grass, etc. and dispose of off site.I. GENERAL SITE PLANNINGdebris and litter.manufacturer's specifications.C. Plantingsize.Architect.Planting Plan and as detailed on Planting Detail sheet.1. Ground Cover - Flats and/or CuttingsB. Soil Preparation & Finish Gradinglifting plant from flat. Ground cover plants shall not allowed to dry outPlan shall remain in the flats until time of transplanting. The flat soilshall contain sufficient moisture so that soil does not fall apart whenContractor to import soil necessary to attain design grades and berms,The Owner shall have a soil analysis made after completion of the roughprescribed herein. The soil preparation specified below shall be adjustedA. Weed Control for Shrub & Ground Cover Areas (Except Slopes)1. Remove all existing weeds from surface. Remove all roots of Bermuda-3. Fertilize all shrub/ground cover areas. Apply 10 lbs. of 16-20-0commercial fertilizer per 1,000 sq. ft. or as directed by soils report.before or while being planted. Roots shall not be exposed to the airfertilizer prescribed in soils report. Thoroughly mix into soil to depthexcept while actually being planted. Wilted plants will not be accepted.At the time of planting, the soil around each plant shall be firmedsufficiently to force out air pockets. Plants to be planted in triangular spacing as specified O.C. (On Center). All cuttings shall be minimum of4. Licensed applicator shall apply systemic weed killer to all planting areas per2. Finish grade: Finish grading to consist of grading, raking and hand workall import soil shall be free of weeds, debris, and have balanced Ph.Smooth and even grading without depressions or high spots, to providesmooth and even surfaces for proper drainage. Final grade shall be2" below walk/top of curb. Remove from the site all stones over 2" inPlant trees, shrubs and ground cover as called for where indicated on Substitutions of plants will not be accepted unless approved by Landscapeupon Civil Engineer's plans, resulting in evenly finished surfaces free of3. Spread over all lawn, shrub and ground cover areas, amendments and1. Rough grade: Site to be received by Landscape Contractor to withingrading. The Contractor shall incorporate all soil amendments and fertilizersnecessary to achieve desired contour and flow line patterns, basedAll plant materials specified as rooted cuttings or flat stock on Planting1/10 foot plus or minus by owner based upon Civil Engineer's grading plan.to of 6" or more and fine grade. Shape mounds as shown on plans.according to the analysis, after approval from landscape architect.1/2" of soil surface.3. Plantinge. Allow sufficient period of time to insure that all weeds are dead.hydroseeding installation. At the same time, the soil surface shouldrecommendations. (See Planting Detail Sheet). Add any and all soilgerminate all residual weed seeds.amendments as required, per the soil analysis. Begin wateringallow the soil surface to be super-saturated with water prior to theminimum of four (4) days following application of contact weed killer.f. Water all planting areas thoroughly and continuously for a period ofthree (3) weeks. A shorter watering period may be permissible atprior to the hydroseeding application. Care must be taken not toprocess to activate fertilizer and additive chemicals.c. Water all planting areas thoroughly and continuously for a period oftwo (2) consecutive weeks. The Landscape Architect shall approvespecific watering duration and frequency program designed tod. Discontinue watering process for two (2) days, then apply recommendationby licensed applicator, if perennial weeds appear on the slopes.If annual weeds appear use straight contact herbicide as per the pest control advisor's recommendations. No water shall be applied for athe discretion of the Landscape Architect and/or the pest controladvisor. Discontinue the watering process for one (1) day prior to the second application of the herbicide spraying. Re-apply thespraying operation with a straight contact weed killer, as per thedays without irrigation, for effective final weed kill.g. Clear all desiccated weeds from the slopes to the finished grade.h. Water all planting areas on the regular irrigation controller schedulefor three (3) consecutive days prior to the hydroseeding operation.j. Begin the hydroseeding operation in all areas, as specified.i. Then allow planting area soil surface to dry out for one (1) day only, Plant trees and shrubs as called out where indivated on Planting Planand as detailed on Planting Detail Sheet. Substitutions of plants will notpest control advisor's recommendations. Allow a minimum of four (4)not be dry. There should be some residual moisture within the firstplanting tablets as called for in legend. Plant all container grown plantsin planting pits two (2) times wider and to depth equal to container depth,mix the specified materials found in the soil analysis and those specifiedin the Planting Detail Sheet, with the site soil, prior to backfilling of planting pits.4. Planting Tablets (See Planting Detail Sheet)be accepted unless approved in writing by Landscape Architect. Installbe repaired immediately.2. Shrub & Trees3. Top Dressingbasins shall not exceed top of root ball crown.Stake all trees as detailed on Planting Detail Sheet.1. Pots and Planters - Use Kellogg's Indoor Planter MIx.4. StakingD. Special Backfill Mixessheet. Thoroughly mix 1/3 organic backfill (Nitrolized Redwood Shavingsor equal) and the amendments specified in the soils analysis with thesite soil, prior to backfilling of planting pits. Install Plant Tablets, perTop dress all ground cover and shrub areas with 2" thick layer of OGC(Organic Ground Cover), to be specified on all planting plans.Contractor shall construct basins around all trees not in lawn areas;the manufacturer's instructions and as detailed on Planting Detail Sheet.Plant all container-grown plants in planting pits, two (2) times wider andeach planting until one inch of water penetration is obtained. Careshall be exercised at all times to protect the plants after planting. Anydamage to plants by trampling or other operations of this contract shallto depth equal to container depth, on native soil, as directed on Planting Detailb. Fertilize all planting areas with fertilizer based on Soil Labs6" long. Install plants in 6" X 6" planting pits. Water immediately afterG. Existing TreesA. Clean-UpC. Guarantee3. Keep all areas weed-free, adequately watered, and neatly cultivatedB. MaintenanceE. Verification of Dimensions2. After all work has been completed, inspected and accepted, all areasD. Observationguaranteed to live and grow to a period of one hundred twenty (120) days afterinstallation and acceptance by the Owner. Trees shall be guaranteed forone year. Any material that fails to grow through the specified maintenance4. Re-seed all bare spots in turf areas at two (2) week intervals and8. The Contractor shall request a final site visit seven (7) days prior to the5. Damage to any planted area shall be repaired immediately. Depressions F. Utilitiesand guarantee period shall be replaced by the Contractor at no cost to1. Observation visits specified herein shall be made by the Landscape2. Observation visits are suggested for the following parts of the work:1. Contractor is to insure the preservation of any existing trees on the site.6. The project shall be so cared for that a neat, clean condition will be H. See Planting Detail Sheet for additional notes.III. GENERAL NOTESAll hand-planted ground cover, and shrubs shall be the Owner.further maintenance.promptly notify the Landscape Architect who will arrange for relocations Damage or loss of these trees will result in replacement of equal size by of one or the other. Failure to follow this procedure places upon theContractor the responsibility for, at his own expense, making any and allrepairs for damages resulting from his work.the Landscape Contractor.c. Written acceptance of the project to release the Contractor fromobservation at least two (2) working days in advance of the time that theb. When trees are spotted for planting, but before planting holes arediscrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any area where there is such a 1. The Contractor shall be responsible for verifying the location of alldiscrepancy until approval for same has been given by the Landscape underground utility lines prior to any construction, so that propera. Upon completion of grading and soil conditioning prior to planting.precautions may be taken not to damage such lines and plant locations,the Contractor shall carefully check and verify all dimensions and1. All scaled dimensions are approximate. Before proceeding with any work, quantities, and shall immediately notify the Landscape Architect of anyArchitect.Architect or his representative. The Contractor shall requestobservation is requested.1. The Contractor shall maintain during installation a sufficient number ofmen and adequate equipment to perform the work herein specified.Plant maintenance work shall consist of applying water, weeding, caringof plants, including ground covers, shrubs, vines and trees, edging andfertilizing, control of pests and diseases, and maintainingwalks free of debris and dirt. Upon completion of each area ofor as long as is necessary to establish thriving trees, shrubs, turf, and for the 120 day period. Remove all debris from site and keepthe entire site broom-clean. Mow turf areas weekly. Hydroseeded turfareas shall be irrigated after the slurry mulch has been applied andmaintenance representative. At this time, a list of corrections, if any,and replanted. Exterminate gophers, moles and repair damage.presented at all times to the satisfaction of the Owner and LandscapeArchitect. The Landscape Contractor shall be expected to make a installation, the Contractor, Landscape Architect and Owner shallallowed to set for one (1) day. The soil surface must be kept moist atconduct an inspection of completed area, along with the Owner'swill be maintained for a period of one hundred twenty (120) calendar days all times during the germination period to avoid desiccation of seedlings.maintain until an even stand of turf, without bare spots, is obtained.Re-seed all slope areas that fail to germinate evenly. Repair all7. At the end of the maintenance period, all areas that have been plantedshall be fertilized with commercial fertilizer, analysis and rate ofend of the maintenance period. This request shall be written and directed to the Owner and the Landscape Architect. Upon written acceptance of the project, the Contractor shall be relieved of any caused by vehicles or foot traffic shall be filled with topsoil, levelederoded surfaces at no cost to the Owner.application shall be per the soils report.minimum of one weekly visit for maintenance purposes.shall be made which are the responsibility of the Contractor.ground cover without bare spots.1. After all installation operations have been completed, remove allon native soil, a minimum depth equal to depth of container. ThoroughlyPLANTING SPECIFICATIONS13LARGER SIZES: FOR EACH 1/2" CALIPER USE:PLANTING TABLET SCHEDULECONTAINER RECEIVES20"-24" BOX42" BOX60" BOX48" BOX36" BOX30" BOX7 GALLON15 GALLON10 GALLON5 GALLON3 GALLONRECEIVESRECEIVESRECEIVESRECEIVESRECEIVESRECEIVESCONTAINER RECEIVESCONTAINER RECEIVESCONTAINER RECEIVESCONTAINER RECEIVESCONTAINER RECEIVES1 GALLONGRO-POWER PLANTING TABLETS FOR CONTAINER-GROWN PLANTS14-1620-2222-2432-3616-1818-208-1010-1212-153-66-92-3 TABLETSTABLETSTABLETSTABLETSTABLETSTABLETSTABLETSTABLETSTABLETSTABLETSTABLETSTABLETSTABLETS3-4AT THE CONCLUSION OF ROUGH GRADING AN AGRONOMICCONTRACTOR INTO INSTALLATION OF ALL PLANTING AREAS.FROM SUCH REPORT SHALL BE INCORPORATED BY THEFURNISHED TO THE CONTRACTOR, AND ALL RECOMMENDATIONSSOILS REPORT SHALL BE PREPARED BY THE OWNER ANDSOILS REPORTSOIL MIXTURE AND ANY AMENDMENT ADDITIVES SHOULD BE PROVIDED FOR BID PURPOSES ONLY.SOIL MIXTUREINCLUDE THE FOLLOWING:SOIL ANALYSIS SUBMITTED TO THE CITY SHOULD SOILS ANALYSISSOIL TEXTUREPERCENTAGE OF ORGANIC MATTERSOIL INFILTRATION RATE (MEASURED OR DERIVED FROM SOIL TEXTURE / INFILTRATION RATE TABLES)PH AND TOTAL SOLUBLE SALTSORGANIC TOP DRESSINGALL PLANTING BEDS TO RECEIVE A LAYER OF ORGANIC TOPDRESSING 'FOREST FLOOR', O"-2" CUT.- SHRUB AREAS TO RECEIVE: 3" LAYER MINIMUMAVAILABLE FROM:AGUINAGA FERTILIZER(949) 786-9558PLANTING SPECIFICATIONS