Loading...
HomeMy WebLinkAboutDWG 330-6L; HDP 92-14; KIPPER RESIDENCE; 01-03I I '".~}t,.Ylf. . !"'J;;0J?Ar:p p. • -(/) Q) -L.. Q) :J LL -w I I 0 0 CD 8 0 0\ \'_) l(f~ ¥0> 144, 7,,4 l4r/ vi) ' -41/ 14 1-,,;J )ti lcp~ 77 ' SLOPE CITY or . OCEANSIDE 7e -PLA-N. , .. , . . ·/." . : . .·· . . . . \':' . ' ------t ___ 4t-ggJ/ci-) l . \, \. ~ j/ "p:74q'(t ~ 1f-i LJ.g"~!_., I~ - \ \_. ?::~0 s Yl\li-:, . . ----. \ /0 '-f F o 1~-UM rJ~:__-r::;.«".? ~--·- . rl 1 ,~ 1p·Lw uo;A1 ---------+----·--··- CITY or VISTA EN ,I HEREBY DEClARE THAT I AM THE LICENSED DESIGNER OF WORX FOR THIS PROJECT, ntAT I HAVE EXERCISED RESPONSIBLE CHARGE OVER IBE DESJGN Of TiiE PROJECT A.S DEflNED IN SECTION 6703 OF THE BUSINESS A.ND PROFESSIONS CODE, AND IBAT 11-IE DESICN IS CONSISTENT WITH CUR.A.ENT ·STANOARJ)S. I UNDERSTAND IBAT THE CHECI( OF PROJECT . DRAWINGS A.ND SPEctnCATIONS BY THE CITY OF CARLSBAD rs CONFINED ro REVIEW ONLY AND DOES NOT RELIEVE ME, AS THE LICENSED DESIGNER Of WORK, OF MY R!SPON.SIBIIJTIES FOR PROJECT DESIGN. 1HESE PIANS HAVE BEEN PREPARED IN SUBSTANTIAL CONfORMANCE WJTii · . THE APPROVED IANDSCAPE CONCEPT PIAN, WATER CONSERVATION PLAN, FIRE PROTECIIUN PLAN, AND A.lJ. <DNDl110NS or APPROVAL RE.LATED 'TO .LANDSCAPING. - BY: ___._c~:r=-~-""'o/~~s-~~~.r.!.:::::::::...~...£.¼.!::.!~~:::....Z.::__ \ \ General Notes (Not limited to the following) The contractor must notify the City Plan Check Cor,:;ultant (619-438-1161) 72 hours (three working days) · t . . , pnor o Starting construction. Th~ land:cape ?r irrigation contractor is to verify existing P.S.l. at ~ob s_1te pnor to inst~g .landscape irrigation system. Verification shall be made wnh the appropriate water district. All reduced pressure backflow preventer:; shall be tested afte · t-11 • 1 • r lilS =anon, =oczt1e:in, er repl!i."S by a Gty 2pprovec! ce.•"tified tester. Call 438-0218 for a list of City approved cenified testers. Developer/owner is responsible for supplying a copy of ~e test results to the City Department of Utilities and Matntenance, 405 Oak Street . . . The Contractor is responsible for obtainin .. b. ildin plumbin · · g u g and • • . g pernuts pnor to commencing wall construction and tmgation =tallation, respectively. lrrigati".n systems for individual parcels shall have oin f co~ectl?n f~r the system between the warer merer ~d w~t~r semce nser into building and ahead of . device installed for building. any water regulanng i=======±=!cc=±=c .. =.-======~=----· --frrt,,~-;;t--11;, pLA~ rl6f I 1Z,f2-/ 6f >-p J J p~~ N . ' ' ! wr' l,-( ;;.r\1/ s~s . u, II_,.., ,.. I ,.,II . . ,""'.".'"".'_ ~ ... ,e,,,: ..... ,·-··-··--·-··-....__· 4----' APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. "AS BUILT" TITLE ______ _ REVIEVED BY• DATE INSPECTOR DATE 0~ <I' I SHEi ET I CITY OF CARLSBAD ~ l----+--1-----------------1---+---+--+----I PLANNING DEPARTMENT l2_j CITY or l----+--1----------------+--+---+--+----I ~,.., SAN MARCOS KIPPER J---\:-[l FU[f/T/1 ST!?[[T •1,i.u RESIDENCE REVISIONS IY ~'. C'sl o• C'sl • WUJ ;B'~ . C:: ~ \.) z·~ ~ ~ .· .. u 8 0~ 81 6 ,. ::r:: ru ~ .~~ z u z L1.J {!)w ~ z ·w3 ~ _,., -' . . (/) u., ·o::o z <.) {!)~ :':: '-'-' z z ~ ·~--. ,-'-'?.· .. DATE fy H Cf'? sCALE 11 b -i-c· : 0 11 PRAWN.6.,-? 0"""1• r, JOB~«~ SHEET I PF ?_? BHEl':T■ • -en Q) -... Q) ::, LL -w I I ii) • .(\ <l ◄ 0 + © n r;/()'7~ 11''~~-~ 6-f ~~ ?cJ ,~ r170t; -r-~ '-Wlt II II II ;.e., ,'l 01cJ?,,.,.l1--l,.,,l::=l)l_'.,L, ii II II 'Jo 1,-1 . ~:;1~=-:trt;:;~";,I~~ ~ :~ 1c:1to '/~-½f 5f➔tvJe,~ ~~ ,;o .v: 0Jt,,Y,-~l+ 'I . I II ' _ I 10 I, tJ 010S"/hf' p ·· 11 ~ . 10 11 8 0~-0f d~pop,.-,lJr7---~s~ ~ ,v 9ZJvf<:?~+-t 11 11 11 1,, I 1-0 l,c SLOPE k .. Y~~~;:-------,. '"1'4-' , "1',,(r -:;,4 + ~--~, . -----I I, --..__ -- 1 "'41 h~J~;ri~-;~~7-~1 ------------ ! ------\ :_-ll&f Ao Mlz~~'N =j . --- ~ .. \1V'-I-K -. Iv' Ii~ - 10 1 !OJ 10: 1 !,bf ~~.-~~ le l,r;,4 !?I !,'?? 181 .ffr It) . ,&1 I ID - 161 . ,ti lb1 · ·b4 ------;, --4t~icf__; l_ . .:i-orl "7,?Jr ·84 1,o )-I ?J :Z., 'J.,O 10,0 -:2, 0 ~-'7 ~-I to ~;v~¢$ ~ ~' ~ I 'l;rl,, 'i I -- 070~ A'.;_09f d~ror~uf"' >IJ?t::-4Tt1-ir 'Jc l,O& A174 i-,11 \ , , F:;m{• I 1Lci00 ~r,A~ ~l-"IB'{~v) 1rl 5rcr·lv4w .t~J-;\V ff"»~ V/JA~ ~IX t ~ ~- ,;~ 11h 1!-f?v/-b-jiv u{t vAl~ 1J pour-Iv> e,11 "lAlYe-- t:r¥[~,1io~µ, "ft 4:?fJ1-V) 11 I I ~w I Y1-----fJZ/4 ~w~ ri~ur-e-vkJJ~ ";\VX I b:;,i~ SN\ rj~[ ~~t(fl t'.11,-r;:.,;,u.----r:;:;-vY"'·· I' 11-' ljj-, V7 Yt- "%1-'h 'fr-, i ! --------------f'f7""-------------------lr----+ 1. All lines, heads, valves, PVBs, RPBs, and AVBs sho·,m,t>re oiagrarnatic and should be located in planter areas when possible. 2. Pop-up heads are required along all walks, driveways, patios, and horse and pedestrian trails. · 3. All lines under driveways, "Walkways, and other paved areas are required to be in a Schedule 40 sleeve at 18" bel01,; grade. · 4. Check valves, in-line t~pe or in.:.head type, ·a;e required in all do~-n slope heads "Where run-off is possible. APPROVED ENGINEERING PLANCHECKER DATE APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. 11 AS BUILT" TITLE_______ DATE REVIEVED BY1 INSPECTOR DATE I s~ET I CITY OF CARLSBAD I s~s I 1-----+---+--------------+----t-----t--t------J ?-PLANNING DEPART~ENT 1-----+---+--------------+----t-----i--t----------i KIPPER 5. This irrigation systern is designed to be run during non-peakt-----+---+--------------+----t-----i--t----1 R ES I D E NC E hours "When pressure is at its snaximum, Non-peak hours are :c====:;:z;:'!::==:::::;;::::======== before 6 am and after 8 pm. APPROVED j( /-,£,,f?U: ?-/£-7'?, ASSIST AN 1-----+---+----------------t-------i-------i---r--. 1----::cc=-+-=-:-:-+---------------+-::-:-::::-t-::-::;;~-;-;c;;:--t";;-;;;~ OWN BY: --DATE 1N1nAL 011re: 1N1T111L DATE 1N111AL CHKD BY: __ ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RV\JD BY, DATE REVISIONS BY (!)w LJ.J ::, z ·w~ ~ -' ·-=! .-. U) LJ.J ··~o z 0 ·0! 2 LJ.J z z ~ ,,: '-· en. : . ' DATE ? ,U 10- SCALE \ =·Zfl,::JI JOB vi rw-- SHEET -z_ OF ~ SHEETS GENERAL SPE A. SCOPE OF WORK The work to be done includes the furnishing of all labor, materials, ec:iuipment and transportation, both foreseeable and unforeseeable. in performing all the work required to complete said work indicated on these drawings and specifications. B. WORKMANSHIP ihe work of constructing and installing landscaping shall be conducted in an efficient and satisfac- tory manner. C. PERMITS ANO NOTICES Contractor shall be responsible for obtaining any .and all necessary building permits and notices unless otherwise slated. D. LICENSES AND INSURANCE Contractor shetJ carry a necessary Calirornia State Contractor's License. Contractor .shall carry all necessary compensation and liability insurance to cover his workmen and work so as to protect Owner from any suits, liens, and damages. E. STORAGE OF MATERIALS All materials shall be stored in a location agreed upon as per Owner"s instructions and shall be stored in a manner so as not to obst,uet any public rights of way. Contractor shall be responsible for proteclion of all his equipment and materials. F. SiTE INSPECTION Contractor shall visit the site and shall familiarize himself with all existing conditions prior to final submission of bid. Contractor shall also determine the means of transferring materials to the job site and any olner factors which may perlain to said job. SITE CONDITIONS Exercise e:i<treme care in excavating and working near e.-;isting utilities at job site. Contractor to coordinate with Owner all utility locations prior lo any work_ Contractor shall be responsible for any damages to utilities :;Jue to his operations and/or neglect. G. WATERING Owner shall be esponsible for supplying all necessary waler through the existing distribution system. Contr"actor must supply all nece:s~ary eQuipment to distribute water. H CHANGES AND EXTRAS Any changes and/or extras from original Contr"act shall have prior written approval by 1he Land- scape Architect and/or Owner. I.·· SAFETY MEASURES Contractor shall pr"ovide all safety measures such as signs, guards. lights. barricades. and othe.r protective measures as may be required, J. INTERPRETATION OF PLANS AND SPECIFICATIONS Should there be an error or discrepancy in or between the plans. specifications and planting list, Corilraclor shall notify the Landscape Architect. Conlraclor is responsible for verifying atl plant counts prior to bid acceptance, and shall notify Landscape ArChitect of said error(s} and dJSCTf'[)cl'."!Cic-~ K. SITE PREPARATION 1. Existing soil shall be: cleared of al! roe:~. debris, and noxious rnaterials. z. SlocKpile soil for earth mounds shall be placed in permanenl location and graded to finish shape. 3. AH areas shall be graded to insure proper drainage, F'. PLANT MATERIALS LIST Soil Conditioner Gypsum Wetting Agent Pre-planl Fe'1ili2er Post Plant {lawn lertilizer) Post Plant {ground cover) Planting Tablets Plant Hormone Tree Stakes Tree lies Tree Guys Nitrolized Organic Redwood (Loame.11; or equal) Commercially packaged with minirnurn 14% sulphur Soil Aire, Wa1er-lo, or equal Kellogg's "All Purpo_se" 8-8-4 Bandini "Gro Rite·· 6-10--4 Gro-Power "Plus'" Best "Turf Supreme'· 16-6-8 Sandini "Gro Rite" Agriform (20-10-5) Superthrive/Hormex r X r X 10' Redwood or Lodge Pole Plne Stakes ··Grnw Strair· 10" minimum Cinch-Ties 12-gauge Stranded Wire IRRIGATION SPECIFICATIONS A SCOPE OF WORK . Work included in these specifications shall include furnishing of all materials, equipment. applian- ces, labor and permits for the insJallation and construction of an irrigation system as shown on the p~ns · B INSTALLATION i. All lines, val11es, and sprinkler heads shown on plans are diagrammatic and are to be located•iri planter areas where possible. 2. All workmanship and materia-Is shall conform lo local building and plumbing codes. 3. Trenches for piping shall be strajght wilh bottom and uniform in grade. (a) Mainline shall have minimum earth cover of 18". (bl Laterals shall have minimum earth cover of 11,fl 4. Backfill ot all trenches shall be fr~·e of rocks and foreign materials. Backfill to be uniformly placed. tamped and finishrgraded to final grades. 5. All PVC pipe to be installed as per manufacturer's instructions. 6 All lawn pop-up heads to be installed flush wilh finished grade. WI t C()/1,'ltCf/~N 2•· C. 'Oil. . ' WALL Ci1.M 't?fl~AI IN/ II 6 Af>i, ; . ,J . --··-.. -·---.---~-..... _ I l,..b .4. Finish g(ades shall be be!ow hardscape as follows: 2" for ground cover areas. and 1·· for lawn areas. L. SOIL PREPARATION 7. All shrub heads 10 be installed 5·· above grade and set a minimum of 4" away from adja_centj --_?,71 paving and~or structures. All shrub hei:!dS adjacent to walkways shall be installed witt:1 "7)-//j~ lltf:r'-t-________ ----: ________________________ ---" _______ , as per detail. ] " \.__...,....,....;~--'-'1-'-----1~1~~~ p:r~--·' =.:....::..::.....<...:..r.L..<c....=.==,a ~~ m;1tf -<iA!~ vvt_~. 'flt2 $1',R~ 1. All plant materials shall conform per Califomia State Department of Agricultural Standards for Nursery Inspection and Grading, No. 1 grade, 2. Contractor shall be responsible for the rnainteoance and protection of all plants from sun. drought, wind, theft, rain and heat al all times before and during planling operations. 3. All ground cover areas shall receive the following amendments which shall be thoroughly mixed onto top 6" of soil. . · LA#Ox;',4?iJ Ctf/117Tt?qt?r._ TcJ f"/?t;Jf,j.£)8: (a) Nilrolized _Organic Redwood>?'/l.S -g,,:;T L1T_ 7/l>Ji; ~C 2/1(/6/f &,_ ;e4pt, Soil Cond1t1oner -/Y-_'__, T1 I' '/ , .,...., / __ 1 '• (b) Gypsum C{TT'Tt? 'Af'f'Ji!<?/}c. Sti(L. ~Tfh'P /J6ti3,,U::t"J 8. All impact heads to be reinforced with 3/8" diameter reinforcing steel and secul'ed with galvan- ized wire. No_ 3 re-bar shall be a minimum of 18 .. in length. 9, All electric remote control valves shall be grouped and installed in meter valve bo,ices. Valve I boxes to be ins1al!ed with top of box level with finish grade. _. J 10 ~ ~--v,qC{)//Af-~ff/---1.t1"'ee,7(15/AUEO -/6 M _ C, TESTING ~-'/4;;1'/(lr/lvf~~'5 ~RrifffltJ#Sf LJ+M 1::ef''I-' ' 1. All irrigdl1on lines to be flushed prior to placement o1 sprinkler tieads. (c) Dry Commercial ··water ln"?SVD cap-,-t7f f;C/l.MT TtJ c;;rr rtJfZ-tfffMV/ll-b (d) Pre-plant Ferlilizer ~£) S~/t.'5 ;"1'5 M feCZ7df4/&YPrf /7iJ/V':7, All ground cover areas shall rece~ve we~d control treat~enl consisting of EC Suri/an rated as , 2:..._Contractor st-,all be re~on~ible tor leakupr_oof syStem and shall repair ~ny visiQ!e leak~ ~ S.,RAY ADJlJS1MEr-lfS-I -? '-YI 7f.1-, 5. E,C. W.A1'!!/Z. :,p;,~ lµ.$ 7' Hf, -,esr ~r /1/A-INS _,.+r_ __ ~!i-i. 'SI ~ Contractor shall adJUSI all sprinkler heads as to minimize oversprayonto wal_ks. p vin . al.d bu· ding structures per manufacturer's specificalions B'( ft CAUf. (../Cf)/>@ Affl/C/r[tJ/Z, 4. All lawn areas shall receive the following amendments which shall be thoroughly mixed inlo lop 6" of soil. (a) Ni1roli2ed Organic Redwood Soil Conditioner (bl Gypsum (c) Pre-planl Ferlili2er (d) Ory Commercial ·water In'' Seed Application al Rate of Stolon Applica1ion at Rate of Sod Lawn to be All lawn areas shall be pre-moistened to a depth or a·· immediately prior to any planting. All newly-sodded, seeded, and stotonized areas shall be protected from traffic. BackHI! for all shrubs and trees shall consist of: (a) 1/3-nil,oliz_ed organic redwood ]E7::i3e~":S-01l···--r,:::;c,r· /IEVJ/6 sad cond11toner -(---'-J :---:: . -. / ~.,.,.. (bl 213-native soil . (c) Pre-planl fertilizer M. PLANTING 1. All plant material shall be true to narne and subject to inspection and approval by Owner. E GUARANTEES All materials ;and mstaUation of work shall be guaranteed to be free of-problems and shall be op~rable .tor" period ol on,:.111.:,ear fr!'m rl-.e dott: qf ac.cw:r.,nce. · . . ~·· '.. . . . -' . . ' . -; ~ . F. All PVC Fittings to be Schedule 80 G. All control wires to be 11 ◄ AWG min. unless specified differently on plans. H. BACKFLOW ASSEMBLY 1. Except as shown,, there shall be no fittings or connections to other facilities between the meter and the backflow assembly. -~ · 2-Substitution of any plant material subject to appro~al by Owne_r and/or Lan~sc:ape Archi~ectJ\.Np ?4ij• 3. Cantraclor shall be responsible for all plant material from delivery to 1he site to the wntten . I 2. The backflow.assembly must be installed a minimum of six inche~ ( 6") and not to exceed a maximum of two feet ( 2') from the meter except where this would require the back- flow assembly to be installed in the public right-of-way. ln which case, the backflow assembly must be installed a maximum of two feet (2') inside the property line. The backflow assembly may not, under any circumstance, be installed in the public right-of-way. acceptance of contracted work. 4. Container-grown plants shall be planted in plant pits two (Z) limes widlh or plant container and one and one-half (1½} times depth of plant container, The plant crown to be set slightly higher to compensate for compaction. 5. Prune plants as directed by Landscape Architect. 6. All plants to be watered immediately after installalion. 7. All plants to receive Agriform 2~-gram tablet (20T10ff5} al a rate of: (a) One per one-gallon, two per five-gallon, 1hree per fifleen-gallon. three per foot or box tree width. (b) All rooted ground cover plants to recei11e Agriform 5~gram (20-10-5) t;ib1el per plant. a_ Plant hormone shall be installed on all boxed plant material as per" manufacturer's specifications, · · 9. All trees up to -i,tll ~ 8)'-, -size shall be slaked. Set slakes on windward side of lree. All trees shall be guyed, staked or anchored immediately efler planting 10. All shrubs and uees shall receive watering basin and mulch as per delails_ 11. All planling areas shall receive post planting ferlilizer sixty (60) days after planting opernlions. and shall be applied at a rate per manufacturer's :5pecificatlons. 12. Plant quantities on the plant list .are for Contractor's convenience only and not guaranteed to be accurate. 13, Planl symbols take precedence over quantities ~pecifi~d. N. PLANT MATERIAL GUARANTEE AND REPLACEMENT All shrubs. and ground cover installed shall be guaranteed by Contractor to maintain heallhy, vigorous growth and appearance for a minimum period of ninety (90) days after written acceptance of project and/or final acceplance by Owner. All planls found lo be dead or in unhealthy slate shall · " b~. replaced immedia1e1y:· AU. !ff~$ lt'lf/tf/,/,£;/) 5/f/lU/% ,//Jfl~ rCr II _ · o. MAINTENANCE :m1/tl1/11&1111 fo/ltP ?Jf o<1~ r#;-Affit:.fllvl1. t'/C&fflJa #1.cfl,l,lf:/!: '' . 1 Maintenance period shall begin on the first day after all planting in the .project is cornp1e\_~r checked. accepted. and written approval from Landscape Architect and/or Owner is gi1Jen 10 begin the maintenance period, and shall continue for no less. than sixty (60) days (continuous ' days) (a) Maintenance shall consist of wate(ing. weeding. carlng for plants. edging, mowing and clean-up. (b) Tt-,e project shall be kept in a neat p(esentable appearnnce al au times , . ..-· , 2. Contractor shall continuously maintain all involve-d areas of projec1 during lhe progress of work and during the maintenance period until the finat acceptance of work. by Landscape Architect and/or Owner 3. Type K hard or Type L hard copper or brass with solder joints or threaded fittings must be used between the meter and the backflow assembly. ◄. Preceding the number one shut off valve, the connection must be made with a copper or brass riser to a copper or brass 90 elbow. Shut off valve may be preceded by a copper or brass nipple and/or a brass union. Riser must be of sufficient length that the bottom of the backflow assembly is twelve inches (12'') to thirty-six inches (36") above grade in an area not subject to flooding. 5. Following the number two shut off valve, the connection must be made with a copper or brass 90 elbow to a copper or br.,ss riser .to a copper or brass 90 elbow. Shut off valve may be followed by a copper or brass nipple and/or a brass union. Riser must be of sufficient length that the bottom of the backflow assembly is twelve inches (12") to thirty-six inches (36") above grade in an area not subject to flooding. 6. If backflow a·ssembly is to be installed on a slope with a horizontal to vertical ratio of 4:1 or greater, a two foot (2 1 ) high retaining wall must be built surrounding the assembly on three sides with the opening on the down side of the slope. Ther~ must be a minimum two foot (2 1 ) horizontal clearance between the retaining wall and the backflow assembly. Assembly must be located in an area not subject to flooding. 7. Only the reduced pressure principle backflow prevention assemblies which have been approved by the State of California Department of Health Services may be used on water services within the Carlsbad Municipal Water District. /3All -5'Alffi'n' ~ t+t-------i7'Jlt ~C/lel)Vl..6 ~ ,,e/5ft2 ~-···· ------rpy~ S-t.v/Alt'? ~l#T /iffet#;JLr _>yC Ct.'4>> ,?00 t?;'Z-515 L.A /fr.A£ 'Z°) 11 JOl'l ,::; . Pr1"11H VA APPROVED ~IN S"tl/'fl.. Y U;Ve . .. ,_44--~ WI/ bf?-l'1J?& _!_~~-"~-f~//P) 11 e.P F1 ....DST AJ LS __ a_n_cl~-S~ECI Fl C ATJ.D_NS . . . . APPROVED FOR PLANTING AND IRRIGATION ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREAS. II AS BUILT" 'TITLE ________ _ REVIE\JED BY1 ') DATE ENGINEERING PLANCHECKER DATE INSPECTOR DATE l---+-+------------+---+--+---+-----1 J_-s~.-E .. ET I CITY OF CARLSBAD 1_ 5_-~_r;.r_s I ./ PLANNING DEPARTMENT / '.::::=:=='--==;=========:::...:::===: -· .P-?:Pf ~L-;:, f' >f"1?C/r/CA7/tJ;!lo/ /?l/: { KIPPER E IDENC APPROVED// ~7, iJ · . ?-l.5-'!3 A--SS_l_S_T_A_N~T~P~L~A-N~N-INLG-D~I-RE-~~T-□-R___;:____ DATE DA TE INITIAL NGINEER or WORK REVISION DESCRIPTION DATE INITIAL OATE INITIAL OlHER APPROVAL CITY APPROVAL OWN BY: CHKD BY: __ _ RV\ID BY•