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HomeMy WebLinkAboutDWG 432-8L; SDP 04-10; PASEO DEL NORTE MEDICAL OFFICE BUILDING; 01-10GENERAL NOTES: 1. SLOPES 6: 1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: a. STANDARD #1 -COVER CROP/REINFORCED STRAW MATTING: COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. IF APPLICABLE, THE SPECIFIC SEED MIX WILL BE SUBMITTED FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% 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. b. STANDARD #2 -GROUND COVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). c. STANDARD #3 -LOW SHRUBS LOW 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 A MATURE SIZE). d. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES 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. 2. 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 REQUIRE STANDARDS #1, #2, AND #3. c. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1, #2, #3, AND #4. 3. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: 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. NOTE: SHEETS 2 & 8 .·MATCH LINE ~ ,-~ s;=a ~ =a ~ w . MATCHLIN SIIEETS 3 & L_ I ,_ 1. TH[ FINAL /RR/GA TION AS-BUILT PLANS WILL BE REQUIRED TO BE REVIEWED AND APPROVED BY TH[ CITY AND FINAL MYLARS WILL BE REQUIRED TO B[ APPROVED AND SIGNED BY TH[ CITY PRIOR TO PLANNING DEPARTMENT SIGNING THE PERMIT CARD. Sl!EET 2. ALL PLANTING AREAS ARE SHOWN ON THE TITLE SHEET AS FILLED IN AREAS. TITLE ',HEET --. . - PARCEL 4 TITLE J. IT IS THE RESPONSIBILITY OF TH[ LANDSCAPE CONTRACTOR TO VERIFY ALL DIMENSIONS AND SQUARE FOOTAGES PRIOR TO BIDDING AND ORDERING LANDSCAPE AND PLANT MA T[RIAL. LANDSCAPE P/..AN SIi T 1 & PLANT l EC'EN'J --· .J .. I i, 4. ALL /RR/GA T/ON BACKFLOW PREVENT[RS SHALL B[ TESTED BY A CERTIFIED TESTER AND R[SUL TS MUST BE GIVEN TO TH[ Cl TY AND TH[ CARLSBAD MUNICIPAL WATER DISTRICT. PIPE BETWEEN TH[ METER AND BACKFLOW PREVENTER SHALL B[ "SCHEDULE K COPPER". APPROVED CONTRACT BACKFLOW TESTERS CAN B[ FOUND ON TH[ CITY WEB SIT[: WWW. Cl. CARLSBAD. CA. USIPDFDOC.H TML ?PIO= 340 CHECKER \.115,oq DATE APPROVED FOR PLANTING AND IRRIGATIO~J ONLY INCLUDING PRECISE LOCATION OF PLANTING AREA. LANDSCAPE Pl..AN S/IT 2 & PLANTING NOIES SYMBOi ! EGENO ''✓OTf'' '<::PEC>FlCA ····oNc • • I j, ' .-)/ ~ .. ' // ! '-' /.ANO SCAPE SPECIF/CATIONS 2 LANDSCAPE D[TAILS/SPEC!F/CA T!ONS ··H11 m11 FOR.D t.lANCE ,;,,e :.~l;',·:t· !<!X9S.:i""i !::;'.\''1{;:·,~;,,;: K,!'it · f/st:lJ .,nfS $')$[': 'ts.; :-:so,}J ,· :·6 177, MAR YON KINSELLA LAi.,_DSCAPE DESIGN 1933 29TH ST. SAN DIEGO, CA 92102 (619)316-5478 .3 1 -·'.\·::_~_ ~ .. ·1 .. ' LANDSCAPE PLAN TRACT SHEET N U,\1 BEJ< 1 2 J 4 .5 6 6022 CARLSBAD, CA I HEREBY DECLARE THAT I AM THE ARCHITECT OF VORK FOR THIS PROJECT, THAT I HAVE EXERCISED ' SHEET Tl r1 r I ·- if?li'IGA T!ON SPEC!FJCA f/ONS if~f?fGA T/ON FL.AN S1/T I ~----" 'RRIGA T'"!\J I ' ' !'-..,! Fl.AN SHT 2 !!?RIGA /ION DETA'I ,. •.• ,i ... ::::i s·v·E· , f'"1C .. I N/JMBEI? ···••-'••··········- 7 8 (' cl 10 I I I ~OT TO"SCALE j I .I V .,, RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT AS DEFINED IN SECTION 6 703 OF THE BUSINESS AND PROFESSIONS CODE, AND THAT THE DESIGN IS CONSISTENT VITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAVINGS AND SPECIFICATIONS BY THE CITY OF CARLSBAD IS CONFINED TO REVIEV □NL Y AND DOES NOT RELIEVE ME, AS THE ARCHITECT OF V□RK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN, THESE PLANS HAVE BEEN PREPARED IN'SUBSTANTIAL CONFORMANCE VITH THE A PROVED LAN~CAPE CONCEPT PLAN, VATER C RVAT N PLAN, FIRJ:'.i PROTECTION PLAN, D AL CO DI IO S OF APPROVAL RELATED TO LAND CA ING, BY, ~,L___~~--•--=----DA TE 1 ) ' 14 • 0 9 PREPARER INSPECTION PROCEDURES, INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF THE V □RK, OR HIS DESIGNATED AGENT, REFER TO THE SPECIFICATIONS FOR THE SCHEDULE OF REQUIRED INSPECTIONS AND REQUIRED SUBMITTALS, F □LL □VING COMPLETION OF THE V □RK, THE LANDSCAPE ARCHITECT OF THE V □RK VILL CERTIFY THAT THE INSTALLATION HAS BEEN COMPLETED BY SUBMITTING THE 'FINAL LANDSCAPE CERTIFICATION FORM'. A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO BE MADE BY CALLING THE INSPECTION REQUEST LINE, 'FINAL LANDSCAPE CERTIFICATION FORM' FAX T □, 760-944-8943. LANDSCAPE INSPECTION REQUEST PHONE LINE, 760-602-4602, ------------ -' - VICINITY MAP PLANTING AREA HATCH PATTERNS CJ TURF AREAS ::flt\ct:i GROUNocovER •: •: •, • PERENNIALS, GROUNDCOVER L8 SHRUBS, PERENNIALS, GROUNDCOVER ~ SHRUBS, GROUNDCOVER ~ TREES, SHRUBS , PERENNIALS, GROUNDCOVER "AS BUILT" TITLE REVIEWED BY: Sl1E LOCA nrn-.i iNSPECTOFl DATE DATE SHEET CITY OF CARLSBAD 10 1 PLANNiNG OEP,\RTMENT SHEETS COMMERCIAL (ONSITE) WATER SYSTEM FOR: • NOT TO SCALE PASEO DEL NORTE DISTRICT APPROVED CHANGES CAR LS 8 AD Mu NICI p AL WATER DI s TR IC T 1-,-N,-:::' o'. ----=c;;Di.;:,, ~,cc·c""R,:::'PT:::-:1 (~,N~::....:.:.;;.c.:=,-A:7.P~P;;:RO::;-, ,7,E D~D,;-;A:,;,T;,ciE DEVELOP El,S NAME: Ford Monce Company MEDICAL OFFICE 9UILDINQ 1---+-+-------------+----+--1 ADDRESS: P.O. Box 910 WilUAM E. PLUMMER DATE Cardiff by the Sea, CA 92007 DISTRICT ENGINEER R.C.E, 28176 TELEl'HONE: (760)436-8088 SAN DIEGO COUNTY HEAL TH DEPARTMENT (DEH) 1-+-'------------+------t---r-DA_T_E _P-LA-N-PR-E-PA_R_'E-D:__'._~4'...'..;.::2:'..:6'.::,.::0~8:'.::::'.:'.::'.:::::::::::~'.::::....foomsWNiN'. s's·icv, -----nP5i;R@O'JEJE:CC'fT NN-00.T!D)l;R!AAWWl#NGG, NNQ0.:-1 M K. II CHCKD BY: SDP04 10 432 BL --~-1--+-----------+----t------j "'.Y.·. aryon 1nse a --DATE "' - APPROVED ,1~Jv(4r, ~l-o':lt PLANNING APPROVED BY: F LIGHT POLE:______,_ MATCHLINE -SHEET 2 • I MATCHLINE -SHEET 3 PLANTING LEGEND TREES -24" BOX: PLAN BOTANICAL NAME COMMON NAME QTY G ) CUPANIOPSIS CARROTWOOO 8 ANACAROIOIDES (, ) BAUHINIA BLAKEANA HONG KONG ORCHID 12 ~·--•" (1 FICUS BENJAMINA WEEPING CHINESE BANYAN 4 PALMS-8/10 BTH (MIN): PLAN BOTANICAL NAME COMMON NAME QTY 0 PHOENIX PYGMY DATE PALM-TRIPLET 5 ROEBELLENII-TRIPLET -.......... SHRUBS-15 GAL: PLAN BOTANICAL NAME COMMON NAME QTY (j STREU TZI A NICOLAI GIANT BIRD OF PARADISE 3 0 LIGUSTRUM J, TEXANUM TEXAS PRIVET 75 ~ Wfffm4 w.,..,,,,,. !:!<,,.~ SHRUBS-5 GAL: PLAN BOTANICAL NAME COMMON NAME (".) PITTOSPORUM TOBIRA MOCK ORANGE ~ PITTOSPORUM TOBIRA WHEELER'S DWARF WHEELER'S DWARF TOBIRA . PERENNIALS-5 GAL: PLAN © e ;J ® @ BOTANICAL NAME COMMON NAME AGAPANTI-IUS STORM CLOUD LILY OF Tl-IE NILE STORM CLOUD Ol~TES IRIOOOIOES VARIEGATA' VARIEGATED FORTNIGHT LILY PELARGONIUM BURGUNDY IVY GERANIUM BURGUNDY BEAUTY PHORMIUMM TENAX SHIRAZ 'SHIRAZ' NEW ZEALAND FLAX PHORMIUM TENAX JACK SPRAT NEW ZEALAND FLAX JACK SPRAT' APPROVED FOR PLANTING AND IRRIGATION ONLY INCLUDING PRECISE LOCATION ~- Iii FORD lv\ANCE ·i,.•\\ f)i'_,<:,j ,l\PS:l.~i"" iii\•l'>~·~,,,c;,.; OF PLANTING AREA. 'n:\,,,t: .f 7fo 'f 4,y1 3oB a ~/'._K·. 1/N>l ,;::-f5 ; 7;n QTY 39 27 QTY 81 73 20 57 76 /"""•·-------------- ! "t:ri·,'c·~- I I ~ I I I I I I -WCUT L. J/,f. I ! I ... --·=1·=· ---~ -= --:.: /i ~ :_······~~~•·· ............ .... I ===========_Ji VINES-5 GAL: OTHER MATERIALS: PLAN BOTANICAL NAME COMMON NAME QTY PLAN MATERIAL SIZE QTY ~ PHAEORANTHUS RED TRUMPET VINE ' BUCCINATORIUS -STAKED 10 SUNSHINE POTTING SOIL 1.5 CF BAGS 30 (OR EQUIVALENT) ~ FICUS PUMILA -STAKED CREEPING FIG 60 f''', tJ CERAMIC POTS 'MARC VASE' OR EQUIVALENT 30 INCHES TALL 10 GROUNDCOVERS-FLA TS: NOTE: PLAN BOTANICAL NAME . ~ VINCtTE~I~~~ SILVER GAZANIA RIGENS _,_ LEUCOLAENA • • STENOTAPHRUM • , SECUNDA TIIM + ' + I LEYMUS TRITICOIDES + + MARYON KINSELLA LANDSCAPE DESIGN 1933 29TH ST. SAN DIEGO, CA92102 (619)316-5478 COMMON NAME VARIEGATED PERIWINK ~E +-3340 SF, PLAN ' 18" O.C. TRAILING GAZANIA + 909 SF, PLANT 12" O.C. ST. AUGUSTINE GRASS -SOD WILD RYE GRASS -SOD QTY . 29 19 +- 930 SF +- 350 SF 1. SQUARE FOOTAGES AND DIMENSIONS NOTED ON lHE PLANT LEGEND ARE APPROXIMATE. IT IS lHE RESPONSIBILITY OF lHE LANDSCAPE CONTRACTOR TO SITE VERIFY ALL TURF AND GROUNDCOVER SQUARE FOOTAGES AND DIMENSIONS PRIOR TO BIDDING OR ORDERING MATERIALS. -1-01-2009 ; \ RENEWAL / ,. -.', ;:AH: / "····· ... 11i'tfC1.rjrf!• DISTRICT APPROVED CHANGES 1-N-•o-. ___ _;;.;.;:;_D ___ E-'-'sc---,R-,P"--T---,o---N'--'-'-----.-AF.,.,'P __ R...,.0:-CVE--D...,.--:,D-,,--TE:-1 DEVELOPEliS NAME: Ford Mance Com pan Y .. ,..., ------------+----+-----I ADDRESS: P.O. Box 910 Cardiff by the Sea, CA 9200 / TELEPHONE: (760)436-8088 l---+---------------t----t----1 DATE PLAN PREPARED: __ 4~2_6~0_8 ___ _ 1---+---------------t----t---1 BY: Maryon Kinsella j ____ j __ 0 5 10 20 SCALE: 1" = 10' NORTH "AS BUil T" TITLE DATE REVIEWED BY: ;NSPECTOR DATE SHEET 2 CITY OF CARLSBAD 10 PI.ANN!NG DEPARTMENT SHEETS COMMERCIA.L (ONSITE) WATER SYSTEM For,: PASEO DEL NORTE MEDICAL OFFICE BUILDING APPROVED PLANNING DATE DR'IIN BY: Pl<OJECT NO. DRAWING NO. CHCKD i3Y~ SDP04-10 432-8L . r MATCHLINE -SHEET 2 ----~ -=------~ -------'®l:lllll MATCHLINE -SHEET 3 fc~;;;;,. , -. ----- 0 ------1-- .. : ,,·11~2. 1 ~ ---....... ~--"~""·•·"· ... ., .. - ,, p / / . ~ -·,·_::,.. ~ > rtf) I C/l tJjl 0 ~ tJ1 r z 0 ~ tJ1 ' '--'----~ \V-~::v-.,,--.,, -w -····=···· -w -~ -.,, -.,, -_,,,.-;, ___:;.;:, '"'-¥ " " " " • • -. -, ~::: ~1-NJ'.I. i ~(~'"========== -=-=-=-=---===-==-=-==-=·-=··· =-===-==-~:~-c'=;~~~·::··~····==··:·~t:~-~·:··:-=-~=:~::-==-"7. ~~··"'.'.:;~-~~~~~=~-:~~~~~~:;;~f;~;::::::;~;;~;~;;;;;~:~a;;~ls~i;~s~S=;~;;fJ;~ .. -;·t~"'is~-:= .. s~;;y;.j~~~~· ~~~~-:~;~··~·-1-;·~·~?~· ~-~~···· .s·-~· ~-· ~-~~· ~·• ~···~~-~-~-~---~···,~.~-i=,1°+::·· ~ :~ • I + w w w w w + w w w w w + + w w + + + w + w + w w w w w w w w w w + + + w + + ~, , -~~~~~~~~p~' --,~ .... """ -,~/v-.-¥ "·~ , )p9©©©rz©Q959(/1J2X2)(;Q~©©©l5Y59®@~-~ -PL p L '',, ·~ h ,:.:::= =======+·-__ v/ f ~ PM 6022 11 {; P 1\RC~: EI_j ~. /. " SPECIFIC PLANTING AND INSTALLATION NOTES: 1. FOR KEY NOTES SEE SHEET 4 AND SITE CIVIL SYMBOL LEGEND. 2. 6" WIDE CONCRETE MOW CURB SHALL BE INSTALLED BETWEEN THE LAWN AND THE PLANTING BEDS IN FRONT OF THE BUILDING. (SEE PLANTING DETAIL I) 3. TEN 30" MARC VASE POTS SHALL BE PLACED IN FRONT OF EACH COLUMN IN THE COURTYARD AND PLANTED ~ITH RED TRUMPET VINE AND UNDER PLANTED ~ITH IVY GERANIUM, (SEE DETAIL L) 4. FOUR SEPARATE CMU PLANTER BOXES SHALL BE BUILT ALONG THE WEST WALL OF THE BUILDING, SPACED 12" AWAY FROM THE WALL. THE PLANTER ON THE NW END SHALL BE 36X6'9X4', THE CENTRAL PLANTER ON THE SW END SHALL BE 44'3X6'5X4' AND THE NW CORNER PLANTER SHALL BE 5X4X2 EXTENDING AROUND THE CORNER TO 7'5 AND TAPERING TO 12 INCHES WIDE. ALL BOXES SHALL BE 2'6 HIGH. CONTRACTOR SHALL DETERMINE THE CUBIC FOOTAGE OF AMENDED DIRT TO FILL BOXES TO 3" BELOW THE TOP. (SEE PLANTING DETAIL K) 5. PLANTS IN THIS DESIGN ARE ZONE 2 -REFINED LANDSCAPE PER CITY OF CARLSBAD LANDSCAPE MANUAL. THIS PLANT DESIGN IS LOW MAINTENANCE WITH PLANT COMBINATIONS OF MATCHING GROWTH REQUIREMENTS. 6. ZONE 2 WATER REQUIREMENTS FOR A MATURE LANDSCAPE IS ESTIMATED BETWEEN TEN (10") AND THIRTY (30") INCHES OF SUPPLEMENTAL WATER ANNUALLY. 8. PLANT CREEPING FIG TO GROW ONTO THE SIDE WALLS OF THE TRASH AND UTILITY ENCLOSURES. 9. PLANTING DETAILS: PALM TREES -SEE PLANTING DETAIL E. TREES -SEE PLANTING DETAIL F. SHRUB AND PERENNIAL -SEE PLANTING DETAIL B, C, ANO G. VINES -SEE PLANTING DETAIL H. GROUNOCOVER -SEE PLANTING DETAIL D. 10. PLACE PLANTS FOR BEST APPEARANCE OR AS INDICATED. 11. VINCA GROUNDCOVER SHALL BE PLANTED @ 18" O.C., TRIANGULAR SPACING. GAZANIA GROUNDCOVER SHALL BE PLANTED 12" O.C., TRIANGULAR SPACING. 12. VEGETATED DRAINAGE SWALE SHALL BE PLANTED WITH ST. AUGUSTINE SOD ON THE SOUTH SIDE AND WILD RYE SOD ON THE NORTH SIDE. 13. FICUS PUMILA WILL SELF ATTACH TO THE WALLS WITHOUT ADDED SUPPORT. 14. TOPSOIL: SPREAD TOPSOIL TO A MINIMUM DEPTH OF 6 INCHES OVER AREAS TO BE PLANTED. RAKE SMOOTH. 15. INSTALL TOPSOIL IN PITS AND BEDS INTENDED FOR PLANT ROOT BALLS, TO A MINIMUM THICKNESS OF 6 INCHES. 7. PLANT FICUS TREES WITH A ROOT BARRIER TO LIMIT ITS LATERAL ROOT GROWTH. APPROVED FOR PLANTING AND IRRIGATION ONLY INCLUDING PRECISE LOCATION I,1h m11 FORD 1\1ANCE tN-t it/f ,! ;:nus" !}:\·'<K t~\ri-;·i MARYON KINSELLA LANDSCAPE DESIGN 1933 29TH ST. SAN DIEGO, CA 92102 (619)316-5478 OF PLANTING AREA. ·;,1,..,cS.t· {7fo'.i -t0 2c8? ·_;,.__1;· (/',;J .r_/i :7;'1 Expire;t!vn Date: 16. 17. 18. 19. 20. A MINIMUM OF 3 INCHES OF ORGANIC MULCH SHALL SHALL BE ADDED IN NON-TURF AREAS WITH SLOPES LESS STEEP THAN 3: 1 TO COVER THE SOIL SURFACE COMPLETELY. OFF SITE PLANTING ON THE ADJACENT PROPERTY IS PROVIDED WITH THE APPROVAL OF THE PROPERTY OWNER AND IRRIGATION ANO PLANTS WILL BE INSTALLED BY THE APPLICANT. CONTINUED MAINTENANCE AND UPKEEP FOR THIS AREA SHALL BE THE RESPONSIBILITY OF THE APPLICANT FOR THIS PROJECT. THE CONTRACTOR SHALL CONTACT THE LANDSCAPE DESIGNER PRIOR TO BEGINNING LANDSCAPE WORK SO THAT THE LANDSCAPE DESIGNER CAN REVIEW THE PROJECT UTILITY LOCATIONS AND REVISE PLANS LOCATIONS AND REVISE PLANS ACCORDINGLY TO FULLY SCREEN ALL UTILITIES FROM VIEW. TREES PLANTED WITHIN 5' OF PUBLIC SIDEWALKS SHALL BE INSTALLED WITH ROOT BARRIERS APPROVED BY THE CITY OF CARLSBAD. (SEE PLANTING DETAIL J) THE RESULTS AND RECOMMENDATIONS OF THE SOIL TESTING LABORATORY SHALL BE SUBMITTED TO AND APPROVED BY THE CITY. THE APPROVED RECOMMENDATIONS FOR AMENDMENTS ANO BACKFILL SHALL BE INCORPORATED INTO THE LANDSCAPE PLANS PRIOR TO THE START OF CONSTRUCTION AND SHALL BECOME PART OF THE APPROVED PLANS. DISTRICT APPROVED CHANGES 1-Nc-c' OT. -----':.:..::,;.!),'::E:S:;,:C;::c!(IP;:':T:'-;il()-;i'N c:.=-=.;,.c..;;,,;,,;~A;--;:;.P:;:;;Pr:;;:,c:;--;vF::;; .. D:-,;:;-D A:;-,;T,;:-jE DEVELOPERS NAME: Ford Ma nee Company 1--+------------+----J------j ,\DDRESS: P.O. Box 910 Cardiff by the Sea, CA 92007 TELEPHONE: (760)436-8088 l-+-------------t----t---1 DATE PLAN PREPARED: 4 26 8 1-+-----------+----t--i BY: Maryon Kinsella 0 5 10 SCALE: 1" = 10' NORTH "AS BUILT" TITLE DATE REVIEWED BY: INSPECTOR DATE SHEET 3 CITY OF CARLSBAD 10 PLANNING DEPARTMENT SHEETS COMMERCIAL (ONSITE) WATER SYSTEM FOR: PASEO DEL NORTE MEDICAL OFFICE BUILDING APPROVED Pl.ANNING DRVM 8Y: CHCKD BY: PROJECT NO. SOP04-10 ~~~04 DATE DRAWING NO. 432-BL . I' I SYMBOL LEGEND LABEL DESCRIPTION SYMBOL 0 ~E iill·V&RAl.4e\~ofsOR THE COMPLETE LIST SYMBOLS. ® @ © ® ® (zJ) @J> @ Gi3 (2,y @ CONCRETE BLOCK PLANTER BOXES LIGHT FIXTURE COURTYARD OVERHEAD TRELLIS (SEE ARCH PLAN) MASONRY FREE STANDING WALL ALONG THE WEST PROPERTY PROPERTY LINE -4 FEET TALL ON EAST SIDE AND 8 FEET TALL ON WEST SIDE LINE -4 FEET TALL ON EAST SIDE AND 8 FEET TALL ON WEST SIDE COURTYARD FOUNTAIN 1 /2" COMPOSITE BENDER BOARD LIMIT OF VEHICULAR SIGNT LINES TO 25 FEET ROOT BARRIER TYP ACCESSIBLE PARKING STALL -9'-0" WIDE x 18' DEEP CHANNEL GRATE PER NDS 840.847, AND 713 MONUMENT SIGN WALL (SEE ARCH PLAN) ABOVE GROUND DOUBLE CHECK VALVE DETECTOR ASSEMBLY PER CMWD W-22 LIMIT OF PODIUM SLAB TRANSFORMER PAD (DIMENSIONS ON PLAN AS-BUILT) MOD. TYPE "F" CATCH BASIN (LOCATION ON PLAN AS-BUILT) 2" WATER LATERAL PER CSD W-4 VENT SHAFT 1" IRRIGATION WATER LATERAL PER CSB-W4 IRRIGATION VALVE BOX UTILITY/ACCESS EASEMENT TO CITY OF CARLSBAD PER FILE NO 74-284933, RECORDED 10-25-744 SEWER EASEMENT TO BUENA SANITATION DISTRICT PER FILE NO 126860, RECORDED 7-14-64 30" PVC SEWER MAIN PER CITY DWG #164-10 15" VCP SEWER MAIN PER CITY DWG #164-10 10" A.C.P. WATER MAIN PER CITY DWG #164-10 C/L RIGHT OF WAY (CAL TRAN L0-3771) at::..101 ---® [i,.JJ --~·{'fl) 0 ---s--- ---s--- ---w--- ' ' PL PROPERTY BOUNDARY LINE EXISTING EASEMENT PER RECORD ---- MAINTENANCE: 1. LONG TERM MAINTENANCE FOR ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE PROPERTY OWNER. THE LANDSCAPE AREAS SHALL BE MAINTAINED IN A CONDITION FREE OF DEBRIS LITTER AND ALL PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT. WATER CONSERVATION: 1. THE PROPERTY CONSISTS OF SOIL GROUP C AND D WITH A MINIMUM SATURATED FILTRATION RATE OF 6.3MM/H. 2. MULCHING: 1. A MINIMUM OF 3" OF ORGANIC MULCH SHALL BE ADDED IN PLANTING AREAS WITH SLOPES LESS STEEP THAN 3: 1 TO COVER THE SURFACE COMPLETELY. 2. IN ALL AREAS ADJACENT TO HARD SURFACES SUCH AS SIDEWALKS, CURBS, OR DRIVES THE MULCH THICKNESS MAY TAPER DOWN TO 1" THICK. 3. A 2' WIDE BIO..!FJLTRATION (DRAINAGE) SWALE TO RECEIVE AND CONVEY STORM WATER SHALL BE DESIGNED IN ACCORDANCE WITH THE COUNTY OF SAN DIEGO WATERSHED PROTECTION, STORMWATER MANAGEMENT, AND DISCHARGE CONTROL ORDINANCE (SECTION 67.817). 4. A DRAIN SHALL BE INSTALLED FROM THE DRAINAGE SWALE AT THE FRONT OF THE PROPERTY TO THE CURB. GENERAL NOTES: 1 . 2. 3. 4. 5. ALL LANDSCAPE INSTALLATION SHALL BE MAINTAINED IN ACCORDANCE \,/ITH THE CITY OF CARLSBAD LAND DEVELOPMENT LANDSCAPE MANUAL STANDARDS. SPECIFICATIONS LISTED ON THIS SHEET AND NOTED IN THE DRA\,IING SHALL SUPERSEDE THOSE \,IRITTEN ON THE PLANTING SPECJFICA TIONS SHEET. SIGHT DISTANCES MUST BE MAINTAINED AT VEHICULAR ACCESS POINTS BY KEEPING LANDSCAPE ELEMENTS UNDER 30' IN HEIGHT. MINIMUM TREE SEPARATION DISTANCE, STREET TREES OUTSIDE PUBLIC R.0,\,/, -3 FEET STREET TREES FROM PAVING -5 FEET SE\,IER LINES -7 FEET CURBS -2 FEET TREES PLANTED \,/!THIN 5' OF S!DE\,IALKS SHALL BE INSTALLED \,/ITH ROOT BARRIERS. ROOT BARRIERS SHALL NOT BE \,/RAPPED AROUND THE ROOTBALL. A PLASTIC NON-BIODEGRADABLE ROOT BARRIER SHALL BE INSTALLED IN THE PLANTING HOLE AT A DEPTH OF 24' ALONG THE EDGE OF THE BUILDING AND THE CURB AND 2' ON EITHER SIDE OF THE RDOTBALL. (SEE PLANTING DETAIL J) 6. 7. 8. 9. 1 o. 11 . 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. PERCENT OF SITE USED FOR LANDSCAPING IS 36.2% MAINTAIN A QUALIFIED SUPERVISOR ON SITE AT ALL TIMES DURING THE INSTALLATION OF THE \,/ORK, COMPLY \,/!TH GOVERNING· CODES AND REGULATIONS, CONTRACTOR TD VERIFY MATERIAL QUANTITIES PRIOR TD INSTALLATION. QUANTITIES LISTED ON THE DRA\,IING ARE FDR CONVENIENCE □NL Y. ACTUAL NUMBERS OF SYMBOLS SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. PRIOR TD PLANTING, PERFORM □NE PERCOLATION TEST PER 6000 SQUARE FEET OF PLANTING AREA, FILL A 24' BOX SIZE HOLE \,/ITH \,/ATER, IF IT DOES NOT COMPLETELY DRAIN \,/[THIN e4 HOURS, NOTIFY LANDSCAPE ARCHITECT AND INSTALL DRAINAGE CHIMNEYS, THE TEST SHALL BE DONE UNDER THE SUPERVISI□N OF THE 0\,/NER'S REPRESENTATIVE, AFTER COMPLETION OF ROUGH GRADING, TAKE SOIL SAMPLE TD APPROVED SOIL TESTING LABORATORY AND OBTAIN A SOILS AGRONOMY REPORT, SUBMIT REPORT TD LANDSCAPE ARCHITECT, 0\,/NER'S REPRESENTATIVE AND THE CITY PRI □R TD THE START OF CONSTRUCTION, SOIL PREPARA TI□N AND BACK FILL MIX SHALL BE PREPARED PER THE RECOMMENDATION OF THE APPROVED SOIL AGRONOMY REPORT, INCLUDE IN BID PRICE FDR COMPLETE MAINTENANCE OF ALL \,/ORK FDR 90 DAYS. THE MAINTENANCE PERIOD SHALL BEGIN UPON THE DATE OF ACCEPTANCE BY 0\,/NER'S REPRESENTAIVE. MAINTENANCE SHALL CONSIST OF BUT NOT BE LIMITED TD KEEPING AREAS CLEAN, \,IEED FREE, TRIMMED, \,IATERED, PEST AND DISEASE FREE AND ALL OTHER \,/ORK NECESSARY FOR HEALTHY, VIGOROUS GRO\,ITH AND CLEAN APPEARANCE. CONTRACTOR SHALL REPLACE PLANTS \,IHICH ARE FOUND IN AN UNHEALTHY OR IMPAIRED CONDITION, MISSING, DESICCATED OR DEAD DURING THE MAINTENANCE PERIOD. TREES SHALL BE GUARANTEED FDR ONE YEAR FROM DATE OF FINAL ACCEPTANCE, DRAINAGE CHIMNEYS SHALL BE INSTALLED IN ALL PLANT PITS \,/HERE □BSTRUCTI□N TD ROOT GRO\,ITH MAY BE ENCOUNTERED, SUCH AS ROCK OR CALLICHE. TOP DRESS SHRUB AREAS \,IJTH 3' THICK LAYER OF SHREDDED, COMPOSTED \,/DOD FIBER MULCH. . THIRTY (30) DAYS AFTER INSTALLATI□N, FERTILIZE LANDSCAPE AREAS \,IJTH BEST FERTILIZER COMPANY 16-6-8 OR EQUIVALENT, APPLIED AT A RATE OF SIX POUNDS (6 LBS.) PER 1,000 SQUARE FEET DR AS SPECIFIED IN SOIL ANALYSIS, FERTILIZER APPLICATION SHALL BE· CONTINUED THEREAFTER AT M □NTHL Y INTERVALS. APPLY PRE-EMERGENT \,IEED CONTROL TD ALL NON-SEEDED PLANTING AREAS, SOIL AMENDMENTS SPECIFIED BELOW ARE FOR BIDDING PURPOSES ONLY. THE FOLLOWING AMENDMENTS SHALL BE UNIFORMLY BROADCAST AND THOROUGHLY INCORPORATED BY MEANS OF A ROTOTILLER TO A DEPTH OF 6" ON SLOPES STEEPER THAN 3:1. OMIT SHAVING AND SCARIFY AMENDMENTS INTO TOP 2" OF SOIL. GENERAL SOIL PREP: 4 CU. YDS, 25 LBS. 150 LBS. 25 LBS./CU.YD. BACKFILL MIX: 3 1 15 LBS./CU.YD. 2 LBS./CU.YD. 10 LBS./CU.YD. AMOUNT PER 1,000 SQUARE FEET NITROGEN STABILIZED ORGANIC AMENDMENT DERIVED FROM REDWOOD, FIR OR CEDAR SHAVINGS. SOIL SULFUR 5-3-1 GRO POWER FERTILIZER AGRICULTURAL GYPSUM AMOUNT PER CUBIC YARD PARTS BY VOLUME ON-SITE SOIL. PARTS BY VOLUME NITROGEN STABILIZED ORGANIC AMENDMENT. 5-3-1 GRO POWER FERTILIZER IRON SULFATE AGRICULTURAL GYPSUM FERTILIZER TABLETS SHALL BE AGRIFORM 21 GRAM TABLETS (20-10-5). PLACE TABLETS AT HALF THE DEPTH OF THE ROOTBALL IN QUANTITIES AS FOLLOWS: 1 GAL. SHRUB 5 GAL. SHRUB AND TREE 15 GAL. SHRUB 15 GAL. TREE BOXED MATERIAL 1 3 4 5 1 PER 4" OF BOX SIZE LANDSCAPE PLANTING SPECIFICATIONS Note: The general and specific conditions of these specifications are an integral part of the landscape construction documents and must be complied with. I. GENERAL A SCOPE OF WORK Furnish all labor ma1erial, equipment and services necessary to provide all Landscape planting complete in place, as shown and specified. B. QUALITY ASSURANCE 1. Source Quality Control a. Submit documentation that all plant material has been ordered to Architect at least five days prior to start of work under this Section. Arrange procedure for inspection of plant material with Architect at time of submission. b. Plants shall be subject to inspection and approval of Architect at place of growth upon delivery for conformity to specifications. Such approval shall not impair the right of inspection and rejection during progress of the work. Submit written request for inspection of plant material at place of growth to Architect. Written request shall state the place of growth and quantity of plants to be inspected. The Architect, reserves the right to refuse inspection at this time if, in his judgment, a sufficient quantity of plants is not available for inspection. APPROVED FOR PLANTING AND IRRIGATION ONLY INCLUDING PRECISE LOCATION OF PLANTING AREA. ~-FORD J\lANCL JCt~ i'?i',~\" ,,, \c\ ~;:t:t !!t'-'·C>.f)J'i,'.~'-., "'.HO.Ni:'. t_y(:-c:,) 4:tS Jd;:; MARY ON KINSELLA LANDSCAPE DESIGN 1933 29TH ST. SAN DIEGO, CA 92102 (619)316-5478 I :l 1L c. The Landscape Architect and owner have contractually agreed to notify the Landscape Contractor tha1 he will be responsible for financial reimbursement to the Landscape Architect for additional and unanticipated time and materia1s required to organize re-design, re-inspect of to do whatever Is required to guide a sub-standard installation or one which is not within substantial conformance to the plans and Specifications back to an acceptable installation. send reinbursement will be in the form of a back change to the Contractor from the Owner. d. Installer Qualifications: 1. Maintenance Contractor: The contractual entity that performed the planting installation. 2. Pruners: Certified member, or supervised by certified member, of International Society of Arboriculture. 3. Pesticide Applicators: Certified or Licensed by authorities having jurisdiction. 4. Herbicide Applicators: Certified or Licensed by authorities having jurisdiction. C. SUBMITTALS Certificate of Inspection of plant material by state or Federal Authority D. PRODUCT DELIVERY STORAGE AND HANDLING 1. Delivery ' a. Deliver fertilizer to site in original, unopened containers bearing manufacturer's guaranteed chemical analysis, name, trade name or trademark and indication of compliance with applicable state and Federal laws and regulations. b. Store fertilizer, soil amendments and mulch in dry locations away from contaminants. c. Do not store pesticides, herbicides or other chemical treatment materials in locations where they could damage seeds or plants. d. Deliver plan1s with legible identification labels 1. Label trees, evergreens bundles of containers of like shrubs or ground cover plants 2. State correct plant name and size indicated on plant list. , 3. Use durable waterproof labels with water resistant ink which will remain legible for at least 60 days e. Protect material during delivery to prevent damage to root ball or desiccation of leaves f. The contractor shall notify the the Landscape Inspector four days in advance of delivery of all plant materials and shall submit an itemized list of plants in each delivery. 2. Pruning At no time shall the tree or plant materials be pruned, turned or topped prior to delivery and alteration of their shape shall be conducted only with the approval of Landscape Architect. ' 3. Right of Inspection The Landscape Architect reserves the right to approve or reject at any time upon delivery or during the work any or all plant material regarding size variety or condition. 4. Soils Test Two copies of soils tests performed by an approved agronomic soils tes1ing laboratory shall be submitted with plans. All soil samples shall be taken in the field by a qualified soils technician and submitted with plans to testing labs unless prior approval for alternative procedures is given by the city Engineer. Tests shall include a fertility and suitability analysis with written recommendations. Contractor shall comply with recommendations given for soil amendment and backfill, plant material selections and irrigation equipment. 5. Storage a. Store plant material in shade and from wea1her b. Maintain and protect plant material not to be planted within four hours. 6. Handling a. Do not drop plant material b. Do not pick up container plant material by stems or trunks. E. JOB CONDITIONS 1 . Planting , Perform actual planting only when weather and soil conditions are suitable in accordance with locally accepted practice. 2. Scheduling Install trees, shrubs and liner stock plant material before hydraulic seeded lawn areas are installed. F. SAMPLES AND TESTS The Landscape Architect reserve the right to take and analyze samples of materials for conformity to specifications at any time. Contractor shall furnish samples upon request by Landscape Architect. Rejected materials shall be immediately removed from the site and premises at Contractor's expense. Cost of testing of materials not meeting specifications shall be paid by Contractor. G. GUARANTEE AND REPLACEMENTS 1. Guarantee Maintain plants in manner that promotes health, growth, color and appearance, to quality levels specified; replace dead, dying, and damaged plants at no extra cost to Owner. All plant material installed under the Contract shall be guaranteed against any and all poor, inadequate or inferior materials and/or workmanship for a period of one year (trees) or 6 months (shrubs) after date of acceptance by Owner. Any plant found to be dead or in poor condition due to faulty materials or workmanship as determined by the Landscape Architect, shall be replaced by the Contractor at his expense. 2. Replacement of any materials found to be dead, missing or in poor condition during the establishment period shall be replaced immediately. The Landscape Architect, or his/her consultants, shall be the sole judge as to the condition of material. Material to be replaced within the guarantee period shall be replaced by the Contractor within 15 days of written notification by the Owner. II. PRODUCT A GENERAL The following organic soil amenments and fertilizer are to be used for bid price only. Specific amendments and fertilizer will be made after grading operations and soil samples are tested by Owner. It is Contractor's responsibility to determine type and quantity of soil amendments and fertilizer required. All material shall be of sstandard, approved and first grade qualit and shall be in prime condition when installed and accepted. Arly commercially processed or packaged material shall bedelivered to the site in the original, unopened container bearing the manufacturer's guaranteed analysis. COontractor shall supply Landscape Architect with a sample of all supplied materials accompanied by analytical data from an approved laboratory source illustrating compliance or bearing the maufacturer's guaranteed analysis. Dl'.STFICT APPROVED CHANGES B. SPECIFIC 1. Top Soil Topsoil shall consist of a natural fertile, friable sandy loam soil possessing the characteristics of representative soil in the vicinity which produce a heavy growth of grasses or other vegetation and shall be obtained from natural well-drained areas. Before removal of the topsoil, the surface at the source of supply is to be stripped 10 a depth of two inches in order to remove weed seeds, roots etc, The source of topsoil shall be free from Berruds grass, crabgrass and all noxious weeds or grasses. The topsoil shall be free from subsoil refuse, heavy roots, clay lumps, stones larger than one inch in size, noxious weeds, sticks, brush, litter and other deleterious substances. In no case shall there be more than five percent by volume of the following: stones larger than one inch, coarse sand and small clay lumps. The soil shall be free from insoluble carbonates and shall have the following analysis which shall be verified by a soil analysis made at the Contractor's expense. The soil shall be subject to inspection at the source of supply prior to delivery. a. pH maximum of 7.0 minimum of 6.0 b. ECo1 zero to three maximum (electrical conductivity) c. ESP zero to twelve maximum (exchangeable sodium percentage) 2. Soil Conditioners and Fertilizers a. Soil conditioner with fertilizer included shall consist of organic materials comprised of decomposed animal and vegetable matter and comprised to support bacterial cultures. Soil conditioner shall be "Gro-power plus" or approved equal and shall conform to the following analysis. Particia Size 63 1 /2% through 100 screen (1) pH 4.5 to 4.7 Organic content Humus-50% Humus Acids 15% (Note: Poultry, animal or human waste is not acceptable. See the definition of Humus in Western Fertilizer Handbook, Fifth Edition) (2) Chemical Analysis Ammoniac Nitrogen 4.00% (derived from ammonium phosphate) Organic Nitrogen 4.00% (derived from compost, meat meal and urea) Total Nitrogen 5.00% Available PhosporicAcid 3.00% (derived from compost, meat meal and diammonium phosphate) Soluble Potash 100% (derived from compost, and nitrate of potash) Iron 100% (derived from iron sulfate) Zinc 0.05% (derived from zinc sulfate) Manganese 0.05% (derived from manganese sulfate) Soil Penetrant Alkyl Naphthalene Sodium Sulfonata 2.00% (3) Materials shall be mixed thoroughly and bagged in 50 or 80 lb. bags b. Organic soil amendments shall be derived from Redwood, Fir or Cedar wood or bark granular in nature, stabilized with nitrogen and having the following properties: (1) Particle size minimum 9.55 passing 4 mesh screen (6.35MM standard sleeve) minimum 80% passing 8 mesh screen (2.33MM standard sleeve) (2) Nitrogen Content 0.5% based on dry weight for redwood sawdust. O. 7% based on dry weight for fir sawdust, 1 .0% based on dry weight for fir or pure bark. d. Redwood Shaving shall be leached and nitrogen-fortified and have aluminum residual nitrogen content of 1 %. (Note: pure sawdust is not acceptable.) e. Fertilizers: Free flowing granular organic type containing nitrogen, phosphorus and potassium plus trace minerals and micro-nutrients; controlled release type is preferred. Pro-Plant Commercial fertilizer shall be uniform in composition, free-flowing, suitable for application with approved equipment and delivered to the project site in unopened, original container or package, each bearing the manufacturer's statement of guaranteed analysis and shall contain the minimum available percentage by weight of plant food as specified in the approved agronomic soils report. TITLE REVIEWED BY: INSPECTOR "AS BUILT" DATE DATE SHEET 4 CITY OF CARLSBAD PLANNING DEPA.RTMENT COMMERC!A.L (ONSITE) WATER SYSTEM FOR: 10 SHEETS PASEO DEL NORTE MEDICAL OFFICE BUILDING ' l-'r.,.,,o"'.1-------'D"E,ocSO'-C'..C'Ri'-P-'-T;ccoc.:N _____ t'A-"P-'-P-'-RCCO...'.V;c.ED=+""O"'A"'TE=-i DEVEL OPEfiS NAME: Ford Mance Company 1----1-----~.,_, --------t-----j--·••-,•· ADDRESS: ~P~,O=·-B~o=x~91~0~----------l-:-:--::-c:-:c-:::-::----r-------------1 Cardiff by the Sea, CA 92007 APPROVED \~ i ( i,..,1 , .t . -,-..,_.,t, s, t:.Y!~o 1.r' I----!---------------+-----+-••-, TELEPHONE: (760)436-8088 Pt.ANNING 1----1-----~--------+----+----l DATE PLAN PREPARED: 4/26/08 BY: Maryon Kinsella OR½'N 8Y: CHCK[) 8Y: PfiOJECT NO. DRA\\1NG NO. SDP04-10 432-BL f. Soil Amendments: Type and quantity as required to acheive specified results,based on soil analysis. Do not use vermiculite. (1) Gypsum: Clean and free of materials harmful to plants; 95% minimum, passing No. 10 sieve and 10% by weight, minimum, passing No. 16 sieve. (2) Recycled Compost: Well decomposed, stable, weed free; derived from food, agricultural or industrial residuals, biosolids, yard trimmings, or source-separated or mixed solid waste; with no objec.tionable odors and not resembling the raw material from which 1t was made; no substances toxic to plants. (3) Worm Castings: Commercially packaged without worms or food source (4) Bonemeal: Finely ground, steamed with 4% nitrogen and 20% phosphoric acid. g. Planting Tablets (1) slow-release type, containing the following percentage of nutrients by weight. 20% nitrogen, 10% phosphoric acid , 5% potash (2) 21 gram tablets as manufactured by Agriform or approved equal, applied per manufacturer's instructions. 3. Subsurface Root Barrier Root barrier incorporated into street tree planning for the purpose of long term root control shall be pre-fabricated, manufactured of high impact, polystyrene or polyethylene as manufactured by Deep Root Corporation or approved equal. 4. Plant Material a. Plants shall be in accordance with the California State Department of Agriculture's regulation for nursery inspections, rules and ratings, All plants shall have a normal habit of growth and shall be sound, healthy vigorous and free of insect infestations, plant diseases, sunscalds, fresh abrasions of the bark, excessive abrasions or other objectionable disfigurements. Tree trunks shall be sturdy and well hardened-off. All plants shall have normally well-developed branch systems and vigorous and fibrous root systems which are not root or pot bound. In the event of disagreement as to condition of root system, the root conditions of plants furnished by !he Contractor in containers will be determined by removal of earth from the root of not less than two plants, or more than two percent of the total number of plants of species or variety. Where container grown plants are from several sources the roots of not less than two plants of each species or variety from each source will be inspected. In case the sample plants inspected are found to be defective, the Landscape Architect reserves the right to reject the entire lot or lots of plants represented by the defective samples. The Landscape Architect is lhe sole judge as to acceptability. Any plants rendered unsuitable for planting because of this inspection will be considered as samples and will be provided at the expense of the Contractor. b. The size of the plants will correspond with that normally expected for species and variety of commercially available nursery stock or as specified in the Special Conditions drawings or detail. The minimum acceptable size of all plants measured before pruning with the branches in normal position, shall conform with the measurements if any specified on the drawings in the list of plants to be furnished. Plants larger in size than specified may be used with the approval of the Landscape Architect. If the use of larger plants is approved, the ball of earth or spread of roots for each plant will be increased proportionately. c. All Plants not conforming to the requirements herein specified shall be considered defective and such plants whether in place or not, shall be marked as rejected and immediately removed from the site of work and replaced with new plants at the Contractor's expense. The plants shall be of the species, variety size and condition specified herein or as shown on the drawings. Under no conditions will there by any substitution of plants or sizes listed on the accompanying plans without the expressed consent of the Landscape Architect and City Landscape Inspector. d. At no time shall trees or plant material be pruned, trimmed or topped prior to delivery and any alteration of their shape shall be conducted only with the approval and when in the presence of the Landscape Architect and as noted on the Planting Specifications. e. Plant material shall be true lo botanical and common name and variety as specified in "A Checklist of Woody Ornamental Plants in California, Manual 32, published by the University of California School of Agriculture (1963) 5. Nursery-Grown and Collected Stock a. grown under climate conditions similar to those in locality of project. b. container grown stock in vigorous healthy condition, no root-bound plants or plants with root system hardened off. c. Substitute plant material will not be permitted unless specifically approved in writing by the Architect. 6. Tree Staking Material. a. Stakes for Tree Support full length, lodge pole pine stakes treated with copper naphthanale (2) minimum normal size 2 in diameter x 12 long and pointed at one end (adjusted length to fit tree) b. Hose and Wire Ties (1) Galvanized wire with cinch of Wire shall be zinc-coated iron, 10-gauge minimum, and solid core. (2) All guys are to be flagged. Ninety percent wire length is to be covered. White PVC 1/4 inch diameter tube covering shall be used. 7. Bark Chips Bark chips shall be regular ground, redwood or fir bark, consisting of 1/2 to 3/4 (acorn size) chips, Prior to delivery to the site the Contractor shall submit samples to the City Landscape Inspector for approval 8. Verify that final grades have been established prior to beginning planting operations. Inspect trees, shrubs, and material for injury and insect infestation, and inspect trees and shrubs for improper pruning. Do not begin planting trees until deficiencies are corrected or plants replaced. 9. Weed Abatement Program The pre-emergent herbicide "Amaze" or approved equal shall be used on all planting areas after planting as a top coat under the finishing mulch. 10. Miscellaneous Materials a. sand-washed river sand or equal b. post emergent weed killer "Round-up" c. tree wound paint as approved 11. Sod Sod shall be fully mature, well maintained, of the grass variety specified, free of all other grasses or weeds and shall be evenly cut with a conventional sod cutting machine to the thickness of 1 1/2 inches. All material shall be from the same growing ground and delivered fresh to the job site. If, after installation, any areas of sod die or become brown, these areas are to be replaced with sod immediately. Replacement sod is to match original. Ill. EXECUTION A INSPECTION Verify that final grades have been established prior to beginning planting operations Inspect trees, shrubs, and material for injury and insect infestation, and inspect trees and shrubs for improper pruning. Do not begin planting trees until deficiencies are corrected or plants replaced. B. PREPARATION Stake out locations for plants and outline of planting beds on ground. Do not begin excavation until plant locations and plant beds are acceptable to Architect. The irrigation system shall have been installed and approved prior to soil preparation. C. INSTALLATION 1. Excavation of planting a. Shape (1) vertical sides and flat botlom (2) Plant pits to be square for box material circular for canned material b. Size all trees shall have planting pits dug twice the diameter and to the depth of the root ball. Backfill around the rootball with prepared backfill mix. Refer to Planting Details for specific method. 2. Preparation of Planting Areas b. C. a. After approximate finished grades have been established, soil shall be conditioned and fertilized in the following manner. Nitrogen stabilized organic amendment and ammonium phosphate shall, at the following rates, be uniformly spread and cultivated thoroughly by means of mechanical tiller into the top 6 of soil. (1) Nitrogen-Stabilized Organic Amendment 4 cu.yds/1000 sq ft. (2) Ammonium Phosphate 6-20-20-15 lbs./1000 sq. ft .. (3) 150 lbs Agricultural Gypsum 11000 sq. ft. All soil areas shall be compacted and settled by application of heavy irrigation to a minimum depth of twelve inches. At time of planting the top two inches of turf areas to be sodded or seeded shall be free of stones, stumps or other deleterious matter 1 in diameter or larger in ground cover areas. The top two inches shall be free of stones, stumps or other deleterious matter 2 1/2 in diameter or larger. All planting areas shall be free from all wire plaster or similar objects. 3. Final Grades a. After the foregoing specified deep watering, minimum modifications to grade may be required to establish the final grade. These areas shall not be worked until the moisture content has been reduced to a point where working it will not destroy soil structure. b. Finish grading shall insure proper drainage of the site. c. All areas shall be graded so that the final grades will be 1" below adjacent paved areas, sidewalks, valves boxes, headers, clean-outs, drains, manholes, etc. in turf areas and 2" below in ground cover areas. d. Surface drainage shall be away from all building foundations e. Eliminate all erosion scars I. Planting areas receiving sod shall sustain a finish grade of a depth that installed sod shall be flush with finish surfaces (walks paved areas, etc.} g. All planting areas shall have a finish grade conforming to approved plans and specifications after full settlement has occurred. 4. Dispose of unacceptable or unused excess soil off site and premises. D. PLANTING INSTALLATION 1. General a. Actual planting shall be performed during those periods when weather and soil conditions are suitable and in accordance with locally accepted practice as approved by the Landscape Architect. b. Only as many plants as can be planted and watered on that same day shall be distributed in a planting area. In extreme heat, plants shall be watered immediately after planting. c. Containers shall be opened and plants shall be removed in such a manner that the ball of earth surrounding the roots is not broken, and they shall be planted and watered as herein specified immediately after removal from the containers. Containers shall not be opened prior to placing the plants in the planting area. 2. Weed Control Alter soil preparation and establishment of final grades prior to any planting, the Contractor shall irrigate thoroughly for a period of time, two to three weeks or until the weed seeds have germinated. When there is sufficient weed seed germination, the Contractor shall apply a post-emergent coated weed killer according to the directions of the manufacturer. The Contractor shall then wait an additional two weeks to allow the weed killer to dissipate then plant as indicated in the plans and specifications, Contractor shall remove any residual foliage and/ or roots. 3. Layout of Major Plantings Locations for plants and outlines of areas to be planted shall be marked on the ground by the Contractor before any plant pits are dug. All such locations shall be approved by the Landscape Architect. If an underground construction or utility line is encountered in the excavation of planting areas, other locations may be selected by the Landscape Architect. APPROVED FOR PLANTING AND IRRIGATION ONLY INCLUDING PRECISE LOCATION MARYON KINSELLA LANDSCAPE DESIGN 1933 29TH ST. SAN DIEGO, CA 92102 (619)316-5478 OF PLANTING AREA. i/id -13fi $1_,?-f: l ;:>"S,, i <li q; : 4. Planting of Trees and Shrubs a. Excavation for planting shall include the stripping and stacking of all acceptable topsoil encountered within the areas to be excavated for trenches, tree holes, plant pits and planting beds. b. Can Removal (1) Cut cans on two sides with an acceptable can cutter (2) Do not injure root ball (3) Do not cut cans with spade or ax (4) Carefully remove plants without injury or damage to root ball (5) After removing plants, superficially cut edge-roots with knife on three sides. c. Box Removal (1} Remove bottom of plant boxes before planting (2) Remove sides of box without damage to root ball after positioning plant and partially backfilling d. All excavated holes shall have vertical sides with roughened surfaces and shall be of a size that is at least two times the width and one and and half the depth of the original plant container. The holes shall be in all cases large enough to permit handling and planting without injury or breakage to the roots or root ball. Refer to Standard Planting Details. e. Excavated holes for slope plantings shall be dug two times original plant container width providing a permanent 6 inch berm around plant pit. f. Protect all areas from excessive compaction when trucking plants or other material to the planting site. g. Center plant in pit or trench. h. Face plants with fullest growth into prevailing wind. Set plants plumb and hold rigidily in position until soil has been tamped firmly around ball or roots. Container plants shall be backfilled with 8 parts by volume on-site topsoil 2 parts by volume organic amendment 6-20-20 fertilizer mix as per chart below 1 gallon 1 handful 5 gallon 2 handfuls 15 gallon 3 handfuls 18 box 4 handfuls 24 box 5 handfuls 30 box 6 handfuls 36 box 7 handfuls 42 box 8 handfuls 48 box 9 handfuls 60 box 10 handfuls (1 handful approximately equals 4 6 ounces) k. All plants which settle deeper than specified above shall be raised to the correct level. After the plant has been placed, additional backfill shall be added to the hole to cover approximately one-half of the height of the root ball. At this stage water shall be added to the top of the partly filled hole to thoroughly saturate the root ball and adjacent soil. I. Excess soil generated from the planting holes may be distributed on the site and amended as specified in general soil preparation. m. Hand place plants which are in containers less than one gallon in size. n. Hand backfill and hand tamp leaving a slight depression around bases of plants. o. Planting tables shall be set with each plant on the top of the root ball while the plants are still in their containers so the required number of tablets to be used in each hole can be easily verified. i • ' p. After the water has completely drained, planting tablets shall be placed as indicated per container size below. 1 gallon 1 tablet 5 gallon 2 tablets 15 gallon 3 tablets 20box 4 tablets 30box 5 tablets 36box 6 tablets 42 box 7 tablets 48 & larger box 8 tablets q. The remainder of the hole shall then be backfilled. r. After backfilling an earthen basin shall be constructed around each plant. Each basin shall be of a depth sufficient to hold at least two inches of water. Basins shall be of a size suitable for the individual plant. In no case shall the basin for a fifteen gallon plant be less than four feet in diameter, for a five gallon plant less than three feet in diameter, and for a one- gallon plant less than two feet in diameter. The basins shall be constructed of amended backfill materials. s. Pruning shall be limited to the minimum necessary to remove injured twigs and branches and to compensate for loss of roots during transplanting but never to exceed one-third of the branching structure. Upon approval of the Landscape Architect, pruning may be done before delivery of plant, but not before plants have been inspected and approved. Cuts over 3/4 in diameter shall be painted with tree seal. t. Staking and Guying (1) Staking of all trees shall conform to three staking and tree guying details. (2) Tree stakes shall be strength grained, lodgepole pure. Stakes shall be free from knots, checks, splits or distigurements. Guy as indicated immediately after planting using three guys per tree. Guys placed as to provide equal support to tree from any direction. Install a warning flag on each guy. Protect bark of tree by connecting wire with "Cinch-Tie". Anchor guy wires with "deadmen" buried at least 2 feet below finish grade. Tighten guy lines to a firm tension. Install additional guys should tree growth be such that three guy wires do not give required equal support from all directions. u. Vine Planting Vines shall have wood stake support removed without damage to plant and the vine trained upon the adjacent posts and wall as directed by the plan or Landscape Architect. Vines shall be held to posts and overheads by plastic green ribbon ('·heavy duty") and eye bolts not nails, as directed by the Landscape Architect or Details. v. Where street trees occur within treewells or are adjacent to a substantial amount of pavement, a sub-surface planter box ("Deep-Root or approved equal) shall be used. Box shall be installed per Details. w. Location for street trees adjacent to any light standards or utility equipment shall be adjusted to maintain a suitable clearance, as approved by the City Landscape Architect. 5. Planting of Ground Covers a. Ground cover plants shall be grown in flats or peat pots or taken as cuttings as indicated on the plans. Flatgrown plants (rooted cuttings) shall remain in those flats until transplanting The flat's soil shall contain sufficient moisture that it will not fall apart when lifting the plants. If plants from peat pots are used, the pots shall be protected at all times prior to planting to prevent unnecessary drying of the root ball. DISTRICT APPROVED CHANGES b. Ground cover shall be planted in straight rows and evenly spaced, unless otherwise noted, at intervals called out in the drawings. Triangular spacing shall be used unless otherwise noted in the drawings. c. Each rooted plant shall be planted with its proportionate amount of flat soil or in a peat pot, in a manner that will insure minimum disturbance of the root system, but in no case shall this depth be less than two nodes. To avoid drying out, plantings shall be immediately sprinklered after planting until the entire area is soaked to the full depth of each hole, unless otherwise noted on lhe drawings. d. Care shall be exercised at all turns to protect the plants after planting. Any damage to plants by tramping or other operations of the Contractor shall be repaired immediately. 6. Planting of Lawn a. Lawn will be planted by hand seeding, hydro- seeding and/or sodding as indicated on the plans. b. After preparation of soil in accordance with the section on "Grading Soil and Preparation", the areas to be planted to lawn shall be rolled, raked and floated to finished grade by any acceptable method with the finish grade being smooth and even, free of rocks and clods and reasonably well firmed. Prior to planting the surface of the area shall be sufficiently loose and friable to receive the seeds or sod. c. Pre Fertilization: Just prior to the planting of turf evenly broadcast appropriate fertilizer as specified in the approved soils report. d. Method (1) Sod. Soil preparation, finish grading and fertilixation shall be as specified for seeded lawns, except that the sub-soil finish grade shall be two inches below the finish grade. to allow for the thickness of sod. Lay sod down in one direction only with close fitted joints. The ends of each strip shall be staggered to eliminate continuous joining. Staple sod on steep slopes with metal staples typical for those used on erosion control malting, if necessary. 7. Erosion Control Erosion control installation will be required in locations specifically delineated on the drawings or as necessary due to field conditions. a. Surface of the slopes shall be uniformly smooth and even, with all debris and rocks raked out. The soil shall be sufficiently moist to permit the firm laying of erosion control matting and to prevent sloughing of topsoil. b. The erosion control matting shall be laid with the direction of flow of surface drainage and in accordance with the manufacturer's directions. The matting shall be cut to provide a visually pleasing slope. c. The matting shall be stapled in place and firmly embedded by means of tamping or rolling as approved by the Landscape Architect to insure that the matting is in contact with the soil and that no erosion can take place under the matting. d. Planting of turf, ground covers shrubs and/or vines may be required in areas protected by erosion control matting as specified in the plans or as becomes necessary. "AS BUILT" TITLE REVIEWED BY: INSPECTOR DATE DATE SHEET 5 CITY OF CARLSBAD PLANNING DEPARTMENT COMMERCIAL (ONSITE) WATER SYSTEM FOR; 10 SHEETS 1-'N_' ("') ·-1-----~D-'l'=S-"C'--i,'--I p-'·1'--·1 ('-')N~-----+'-'-\F_-,p_· f-'-'/('--J\'-'1.='D'-+'--O_Ac..T[4·. DEVELOPERS NAME: Ford Mance Company PASEO DEL NORTE MEDICAL OFFICE BUILDING 1--+----------------l-----1 .............. . ADDRESS: P.O. Box 910 • APPl<OVED ~/ Cardiff by the Sea, CA 92007 i~_,..:'.t._.,, ~-~~ <,.-Zz.....-, ............ ----------------1-----'-+--l -I sill~ ' ......... ···--------------l----+--1-________ l:_:"E:..:LE:::_ .. P.;_H:_:O:_:NE::::··:,,..::::'.:(7=6=0::)4=3=6-=8=0=8=8=-JniipL:;;;A,.NmNclN_•G _____ TiDRi,7;";"'f"";Ji,,---;::;;-;--;;;;;:D-;;A;-1'E;,;;---t 1---+-·--------------l------1---l 4/26/08 DRWN BY: PROJECT NO. DRAWING NO. DATE PLAN PREPARED: 8Y: Maryon Kinsella cHc,o av, SDP04-10 432-BL CONTAINER SIZE A B C D 1 GALLON 12" 7" 4" 2GALLON 18" 8" 4" 5GALLON 24" 12" 4' ?GALLON 26" 1611 6" 15 GALLON 36" 18" 6" 48" 18" BOX 4211 18" 6" 48' 24" BOX 48" 22" 6" 4811 30"BOX 54" 27" 12" 48" 36"BOX 66" 32" 12' 4811 42" BOX 7811 32" 1211 60" 48" BOX 90" 36" 12" 60" 54" BOX 102" 36" 12" 60" 60" BOX 108" 42u 1211 72" 72" BOX 120" 42" 1211 72' A,B,C AND D REFER TO DETAILS "B", "C" AND "D" BELOW. 6 SECTION PLAN (i) 2 INCHES BELOW PAVING. @ BACK FILL MIX -SEE PLANTING SPECIFICATIONS. @ FINISH GRADE. (!) EQUAL (X) SPACING -SEE PLANT LIST. (~ PLANT TABLET -SEE PLANTING SPECIFICA TIQNS. (~ COMPOSITE HEADER BOARD OR HARDSCAPEIMPROVEMENT (IF APPLICABLE.) (j) EQUAL 1/2 (X) SPACING. CD ROOTBALL @ CROWN -1/2" ABOVE FINISHED GRADE. @ FINISH GRADE. (~ 2X ROOTBALL DIAMETER. SCARIFY EDGES OF PLANT PIT (TREES ONLY). @ BACKFILL MIX (SEE PLANTING SPECIFICATIONS). (z) PLANT TABLETS (SEE PLANTING SPECIFICATIONS). (© 4" HIGH WATERING BASIN. @ UNDISTURBED NATNE SOIL. ~_!:ti :.,.-.····· .. i '.·1··· :a .. Ii HH!J/ -~:~ DEEP ROOT MODEL II 48-2 OR EQUAL USE FOR 30" BOX OR LARGER. c:=:,.·.·· .. · •.. ·.·1······ Fij'.\ : 24" c:l;) (j) REFER TO DETAIL "B" OR ''C" FOR TYPICAL PLANTING SPECIFICATIONS. @ GRAVEL DRAINAGE CHANNEL KEEPS WATER AWAY FROM ROOT BARRIER AND PROMOTES DOWNWARD ROOT GROWTH. (;l) ROOT BARRIER. (SEE BELOW FOR SIZE AND TYPE.) DEEP ROOT MODEL ti 24-2 OR EQUAL USE FOR 20' AND 24" BOX TREES ONLY. DEEP ROOT MODEL ti 22-29-18-P OR EQUAL USE FOR 15 GALLON TREES ONLY. LANDSCAPE SPECIFICATIONS (continued from sht. 5): E. CLEAN-UP After all planting opera1ions have been completed, remove all trash, excess soil, empty plant containers and rubbish from the property. All scars, ruts or other marks in the ground caused by this work shall be repaired and the ground left in a neat and orderly condition throughout the site. Clean-up Contractor shall pack-up all \rash resulting from this work no less frequently then each Friday before leaving the site, once a week and/or \he last working day of each week. All trash shall be removed completely from the si\e. The Contractor shall leave the site area broom-clean and shall wash down all paved areas witl7in the Contract area, leaving the premises in a clean condition. The contractor shall arrange for offsite disposal of surplus soil and shall, upon request, furnish the City or County's authorized representative with the disposal site Owner's written consent. F. INSPECTIONS Normal progress inspections shall be requested by the Contractor from the Landscape Architect/Designer at least 4 days in advance of an anticipated inspection. Inspections are conducted by the Landscape Architect/Designer or their designated agent and are required as follows: 1. Upon the completion of fine grading. 2. Upon the completion of soil conditioning 3. Prior to the application of post-emergent weed killers 4. Pre or post-delivery of all plant material 5. Upon the completion of major plant layout 6. At the tree-staking example prior to sodding LANDSCAPE MAINTENANCE 1. GENERAL REQUIREMENTS A. SCOPE OF WORK "<8J"'---_____ P_L_A_N_T __ 1N_G_P_1_T_L_E_G_E_N_o _______ -l _[gJ ___ G_RoU_N_o_c_o_v_E_R_P_LA_N_T_IN_G ____ No-TT_o_SCA_L_E-+-0~@~ ___ T_R_E_E_I_S_H_R_u_e_P_L_A __ N_T_IN_G _____ N_OTTO_s_cA-LE~_C...::cJ=Dc_·_···· ___ R_o_o_T_B_A_R_R_l_E_R_PLANTINQ NOTTO SCALE Work Specified in this Section. Furnish all labor malarial, equipment and services required to maintain the landscape in an attractive condition as specified herein for a period of sixty (60) days after final acceptance by Owner. B. QUALITY ASSURANCE The Contractor's representative shall be experienced in landscaping maintenance and shall have received an education in ornamental horticulture. B C A A ··11--: ":· ,. :: . " .. •J . .. CD ® @ @ (~ ,, . . " .. . (j) .,, 8 ® ••• 0 ® FINISHED GRADE. CD FRONDS -TIE WITH SINGLE STRAND OF ORGANIC MATERIAL UNTIE AT END OF MOUNTED BASIN SHALL BE 1' ABOVE MAINTENANCE PERIOD. ROOTBALL CROWN. 1" (MINIMUM) LAYER OF SHREDDED (?) PALM TRUNK -"SKIN' AS REQ'D WITH HORTICULTURALLY APPROVED METHOD. NITROGEN STABILIZED REDWOOD, CEDAR OR FIR SHAVINGS. @ FINISH GRADE IN PLANTING AREA. ROOTBALL CROWN SHALL BE 2" ABOVE BACKFILL SETTLEMENT. 9 (£) ROOTBALLAT GRADE. BACK FILL MIXED WITH FERTILIZEER. ® BACK FILL MIX -100% WASHED SAND. (SEE PLANTING SPECIFICATIONS) ® PEA GRAVEL-6 INCHES DEEP. ROOTBALL SHALL SIT DIRECTLY UPON UNDISTURBED SOIL PEDESTAL 0 12" DIA. BY 3 FOOT DEEP GRAVEL SUMP. ROOTBALL (~ 2 X ROOTBALL DIAMETER. PLANTING PIT BACKFILL AREA ® UNDISTURBED NATIVE SOIL. (SEE DETAIL "A" FOR DIMENSION) ~9 PLANT TABLETS (SEE PLANTING SPECIFICATIONS). cu./' lni~,.. ,Y---{8}-----7" (!) WALL, FENCE OR TRELLIS SURFACE. @ VINE ATTACHED TO SURFACE WITH CLEAR PLASTIC TIES. @) NURSERY STAKE/ ESPALLIER (TO BE REMOVED). © SET ROOT BALL TIGHT TO FOOTING. REMOVE ANY EXCESS CONCRETE IF NECESSARY. (5) 4" HIGH WATERING BASIN. (5) FINISH GRADE. t-12' z_ (~ (J) PLANTING TABLET -SEE PLANTING ~ SPECIFICATIONS. I ® .. ,-1 BACK FILL MIX-SEE PLANTING SPECIFICATIONS . · I ·-® UNDISTURBED NATIVE SOIL. 9 @ PIT DIAMETER -2 X DIAMETER OF ROOT BALL. --® @ CROWN -1 /2" ABOVE FINISH GRADE. @ MIN. 4" BELOW FINISH FLOOR OF BUILDING. VULKEM 116 .----c,"<.1: -·~ _. ----SEALANT BEAD. --. -···------·-j ,~-. -'' '-.· , ... ' "'"''" . ··:,::, ~f. '<" ----,,, ' .. (:---.... __ "" ........ ,. ;'' __ ·-<_ ·;<:-:: __ ,, ____ '-: ... ,?i.-: : .. -:!i-<:-:· .J> I ,-~-1 f-~: ........ , .... , ··· PARATERM BAR NAILED EVERY 8" (20CM) O.C. : . 1-' PARASEAL. (HOPE FACING INSTALLER. ] ~ [ '. TEMPORARY TAPE AT 1 1/2' (3.BCM) LAP SEAMS.) i . l1 .; _____ 1" {2.5CM) EXPANDED POLYSTYRENE "WARMING BOARD.'! •! , ",.'"'..cc' NON~?"'.EN!I.LTER~AB!'l'?;-.".~IN , ___ '"'"O l / I ·----, ii~"""'---....L.,~ __ , ~" X 1• (2 SCM X 2 SCM) PARAGRANUI.AR CANT. / I ! I I , PARASEAL. (HOPE SIDE UP. __ ., ~-TREMDRAIN ALSO SEE AOP-24.) /1 ··~• C. MAINTENANCE PERIOD The Contractor shall continuously maintain all areas involved in this Conlract during the progress of the work and the maintenance period until final acceptance of the work by the Owner. Improper maintenance or possible poor condition of any planting at the termination of the schedule maintenance period may cause postponement of the final completion dale of the Con\ract. Maintenance shall be continued by the Contractor until work is acceptable. Maintenance period shall not start until all elements of construction, planting and irrigation for the entire project are in accordance with Planls and Specifications. The Contractor shall request an inspection to begin the maintenance period after all planting and related work has been completed in accordance with the Contract documents. A prime requirement is tl7at all lawn areas shall show an even, healthy stand of grass seedings or sod, either of which shall have been mown twice. If such criteria is met to the satisfaction of the Landscape Architect, a field notification will be issued to the Contractor to establish the ettective beginning date of the maintenance period. Any day when \he Con\ractor fails to adequately maintain plantings, replace unsuitable plants or do weed control or other work, as determined necessary by the Landscape Architect, will not be credited as a maintenance period working day. The maintenance period will be extended if the provisions required within the plans and specifications are not filled. B_""""-______ TY_P_1_c_A_L_P_L_A_N_T_I_N_G ______ N_o_TT_o_sc_A_LE-+-@~ ______ P_A_L_M_P_LA_N_T_1_N_G _______ N_OT-To_s_CA_L_E --+---'CfD~:~·· c_) ___ _ VINE PLANTING ______ No_T_To_SCA_LE_r--\~~~--RA_1_s_e_o_c_o_N_c_R_E_T_E_B_L_o_c_K_P_L_A_N_T_E_R __ No_T_To_s_cAL_E------j D. EMERGENCY NUMBERS The Contractor shall provide and maintain a current list of emergency telephone numbers for 24 hour emergency response. (j) MOUNDED BASIN SHALL BE 1' ABOVE ROOTBALL CROWN. ® 2" (MINIMUM) LAYER SHREDDED NITROGENIZED BARK SHAVINGS. @ ROOTBALL CROWN SHALL BE 2' ABOVE BACKFILL SETTLEMENT. @ BACKFILL MIXED WITH FEATIUZEA. 5 (SEE PLANTING SPECIFICATIONS) ® ROOTBALL SHALL SIT DIRECTLY UPON UNDISTUBED SOIL PEDE ST AL. @ 2 PIECES OF FILTER FABRIC. (j) 12' DIAMETER GRAVEL SUMP SHALL BE REQUIRED FOR TREE PLANTING IN HEAVY SOILS (SEE DETAIL "N FOR DIMENSIONS.) (i) [2 REQ'O) 2' DIA. X HJ LONG LODGE POLE PINE STAKES SET PERPENDICULAR TO PREVAILING WINDS. CUT STAKES~• ABOVE TREE TIES. NOTE: ST AKES SHALL NOT BE ALLOWED TO RUB AGAINST BRANCHES. 1 @ VINYL TREE TIE [2 REQ'O PER STAKE), OR EQUAL. INSTALL AT POINT~• ABOVE WHERE TREE TRUNK WILL BE HELD UPRIGHT AND NOT BEND OVER. @) 24" MIN. BELOW BOTTOM OF ROOT BALL/ PLANTING PIT INTO UNDISTURBED SUB-GRADE. (,i) SEE "TREE/ SHRUB PLANTING' OET AIL. ® FINISHED GRADE. (~ TREE TRUNK 0 ROOTBALL ® PLANT TABLETS -SEE PLANTING SPECIFICATIONS. cv INSTALL ARBOR GUARD IN TURF. (!) 6' CONCRETE. @ 114 REBAR CONTINUOUS. (:!) COMPACTED SUS-GRADE. FINISH GRADE (1" BELOW TOP OF CURB FOR GROUNDCOVER AND 2" BELOW TOP OF GRADE FOR PLANTING AREA.) -(1_) CD 30' TALL CERAMIC 'MARC VASE' FROM SOUTHERN CALIFOLRNIA POTTERY 1153~1 OR EQUIVALENT (2,) COURTYARD COLUMN (3-) RED TRUMPET VINE The Contractor shall initiate remedial action within two hours from the time of notification. E. PROTECTION OF EXISTING FACILITIES AND STRUCTURES The Contractor shall exercise due care in protecting from damage all existing facilities, structures and utilities both above and below surface on the City/Owner's property. Any damage to City/Owners property deemed \o be caused by the Con\rac\ors neglect shall be corrected or paid for by the Contractor at no cost to tl7e City Owner. It will be the Contractor's responsibility to verify and locate any underground systems (i.e. utility lines). This does not release the Contractor from the responsibility of taking reasonable precautions when working in these areas. Any damage or problems shall be reported immediately to the City/Owner's representative. F. PROJECT INSPECTIONS Upon request, the Contractor or his representative will walk the project with the City/Owner's representative for the purpose of determining compliance with the specifications. "AS BUILT" nru DAIT REVIEWED BY: _-(9 __ .e,:_ _____ H_E_A_vv __ s_o_1L_P_LA_N_T_1_N_G _____ N_o_TT_o_sc_AL_E__l__® ________ T_R_E_E_P_L_A_N_T_IN_a ________ N_OT-TOSCALE --CI_) __ _ &_"_c_o_N_c_R_E_T_E_M_o __ w_c_u_R_e ______ No_T_To_s_CA_L_E ~ ___ CQ _____ c_o_u_R_TY_A_R_D_P_o_T_s _______ No_T_To_s_CA_L_E ~ INSPECTOR DATE APPROVED FOR PLANTING AND IRRIGATION ONLY INCLUDING PRECISE LOCATION OF PLANTING AREA. ~ ffllffl 1FORD i\4ANCE ,(,•'.l i~E>,(-~ '-l~'S/'-es ,_:W'.l;_i;,\,.j_c'< \i<.x:1:: \;tiz;J 4;\~ ~) MAR YON KINSELLA LANDSCAPE DESIGN 1933 29TH ST. SAN DIEGO, CA 92102 (619)316-5478 DISTRICT APPROVED CHANGES NO. DESCRIPTION APPROVED' DATE DEVELOPERS NAME: Ford Mance Company 1---l----------------t------t-----t ADDl,ESS: P.O. Box 910 Cardiff by the Sea, CA 92007 TELEPHONE: (760)436-8088 1--+----------------i--------t----J DATE PLAN Pl<EPARED: ~-4-'cL--=2c=6CL.-'0=----- f-+--------------,-------i------1 BY: Maryon Kinsella SHEET 6 CITY OF CARLSBAD Pl.ANNING DEPARTMENT 10 SHEETS COMt,ffRCIAL (ONSITE") W,\TF.J~ SYSTEM FOH: PASEO DEL NORTE MEDICAL OFFICE BUILDING APPi~OVED PLANNING DR¼'N BY: PRO&:cr NO. Dl,AWlNG NO. SOP04-10 432-BL GENERAL SPECIFICATIONS 1. All local, municipal and state laws, rules and regulations governing or relating to any portion of this work are hereby incorporated into and made a part of these specifications and their provisions shall be carried out by Contractor. 2. Contractor shall have a valid contractors license(s) required for the particular work being dona. Contractor shall not allow the license(s) to lapse during the contract period. 3. Contractor shall verify the location of all existing utilities, structures, and services before commencing work. The locations of utilities, structures and services shown in these plans are approximate only. Any discrepancies between these plans and actual field conditions shall be reported to the Owner or Architect. 4. Contractor shall protect all existing utilities and features to remain on, and adjacent to, the project site during construction. Contractor shall repair, at his own expense, all damage resulting from his operations or negligence. 5. Contractor shall obtain the pertinent engineering and/or architectural plans before beginning work. 6. Contractor shall obtain all necessary permits required to perform the work indicated herein before beginning work. 7. Contractor shall arrange for payment of any permit fees and related expenses with the Owner's authorized representative. 8. Contractor shall not willfully install any elements as shown on the plans when it is obvious in the field that unknown conditions exist that were not evident at the time these plans were prepared. Any such conditions shall be brought to the attention of the Owner's representatives prior to performing any work or Contractor shall assume all responsibility for any field changes deemed necessary by Owner. 9. All property lines shall be verified prior to commencing work. 10. Contractor shall be responsible for any coordination with subcontractors as required to accomplish all construction operations. All piping, conduit, sleeves, etc., shall be set in place prior to installation of construction items. 11. Contractor shall be responsible for replacing any existing materials that are damaged during construction. 12. Contractor shall maintain a qualified, English-speaking supervisor on site at all times during installation. Supervisor shall keep and have available a current copy of the irrigation construction plans on which "As Built" notes shall be recorded. 13. Contractor shall assume sole and complete responsibility for the job site conditions during construction of this project, including the safety of all persons and property. This requirement shall apply continuously and not be limited to normal working hours. Contractor shall protect all construction and landscaping from damage and, when required, provide guards or covering. Any damage shall be repaired or replaced at the Contractor's expense. 14. Contractor shall defend, indemnify and hold Owner, Architect, Irrigation designer harmless from any liability, real or alleged, in connection with the performance of the work on this project, including any claims arising out of his operations or the operations of any of his subcontractors, material suppliers, or agents excepting for liability arising from the sole negligence of the Owner or Architect. 15. Contractor shall provide storm water and non-storm water pollution prevention measures and shall follow Best Management Practices in accordance with state and local urban run-off practices. 16. The results and recommendations of the soil testing laboratory shall be submitted to and approved by the City. The approved recommendations for amendments and backfill shall be incorporated into the landscape plans prior to start of construction and shall become part of the approved plans. • • • II. DIAL TOLL FREE 1-800-227-2600 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT Of SOUTHERN CALIFORNIA APPROVED FOR IRRIGATION AND PLANTING ONLY IRRIGATION SPECIFICATIONS 1. Irrigation plan is diagrammatic. Irrigation design assumes no deviation in grading, paving and/or planting plan layout from actual field conditions. All new irrigation equipment shall be located in planting areas only unless noted otherwise. All new equipment shall be installed as shown in the details and as noted in these specifications. Contractor shall be responsible for reviewing planting and irrigation plan layout against actual graded field conditions prior to commencement of work. Any deviations in actual field conditions from those shown on irrigation plan shall be brought to the attention of the Landscape Architect prior to commencement of Work. Contractor shall be responsible for the cost of replacing and/or modifying any irrigation equipment installed where field conditions differ from those shown on planting and/or irrigation plans when said installation has not been approved in advance by Owner or Landscape Architect. All heads on any one circuit shall all be the same type and by same manufacturer. Heads not used shall be given to Owner for maintenance inven!ory. All equipment shall be installed as shown in the details and specifications. See also "Recycled Water Notes" on the title sheet of these documents. 2. Contractor shall keep the premises clean and free of excess equipment, materials and rubbish incidental to work covered under this section. 3. PVC Specifications: A. All risers shall be P.V.C. Schedule 80. 8. All pipe fittings shall be P.V.C. Schedule 40. C. All mainline pipe 1-1/2" or less shall be P.V.C. Schedule 40; All mainline pipe 2" and up shall be Class 315. D. All lateral pipe shall be P.V.C. Schedule 40 (minimum 3/4 inch). E. Sleeves under roads shall be PVC Schedule 80. All other sleeves shall be PVC Schedule 40. F. Copper pipe and fittings shall be Type K copper with recessed solder joint type fittings. 4. Backflow prevention devices shall be located as indicated on the irrigation plan. Installation shall conform to local governing codes and regulations and manufacturer specifications. Backflow preventer shall be installed a minimum of twelve inches (12") above grade. Reduced pressure type backflow preventer shall be tested and certified operational by a State of California Certified Backflow Tester. 5. Contractor shall install pressure regulator at backflow preventer, if required, to provide correct operating pressure to heads on each circuit if static pressure is found to exceed 80 psi. Pressure regulator shall be installed on backflow risers six to eight inches (6" to 8") above grade on mainline. 6. Contractor shall adjust all pressure regulators at backflow preventer and flow at valves to provide correct operating volume and pressure to heads on each circuit. 7. Contractor shall install new controller. New automatic controller shall be size and type as noted and installed as indicated on irrigation plan or where directed by Owner. Controller shall be installed per manufacturer's instructions. Control wires shall be sleeved in electrical conduit, using sweep ells, from controller interior to eighteen inches (18") below grade. Owner shall provide 110-volt service to controller. 8. Final location for the installation of the new backflow preventer and the automatic controller shall be verified in the field by the Owner's authorized representative. 9. Wire Specifications: A. Contractor shall install new wire from controller to valves. All new wire shall be 14-gauge ANG-UF, direct burial type. A different color shall be provided for each valve station including extra wire. Common wire shall be white. Wire runs are to be continuous from controller to valve with splices at valves only. Splices and connections shall be made with pen-tite connectors or equivalent and shall be placed in valve box. B. All wires shall be installed with twelve inches (12") of excess wire (coiled) at the end of each wire run and at ninety-degree changes in direction. C. Control wire shall be laid eighteen inches (18") deep. Control wire shall be bundled and placed beneath mainline where possible, taped to mainline at ten feet (10') on center. D. One (1) additional control wire shall be run to each valve manifold. Wire shall be bundled, taped, and placed in control valve box and shall have a unique color for each wire. E. Contractor is to provide an additional common wire to the end of the mainline run in two directions from the controller. Wire shall be bundled, taped, and placed in control valve box. 10. All automatic control valves shall be of size and type noted in legend. Valve manifold shall be connected off of a single tee on the mainline except at the end of the mainline run. Valves shall be set a minimum of eight inches (8") apart to allow servicing. Valve shall be tagged with controller letter and valve number permanently marked on plastic tag. 11. One (1) valve shall be installed in each box. Valve box shall be branded with controller letter and valve number. Valve boxes shall be rectangular and shall be located within shrub planter beds (wherever possible) and shall be set flush with the mow curb, or a minimum of twelve inches (12") away from any other hardscape or structure. Valve box shall be large enough to accommodate servicing valves. IRRIGATION DESIGN & DRAFTING SERVICES 1033 Golden Rood Encinitas, California 92024 760.390.3348 12. All pressure mainlines shall be eighteen inches (18") deep. 13. All laterals shall be twelve inches (12") deep. Trench backfill shall be free of any material that may damage irrigation pipe or equipment including rocks in excess of one inch (1 ") in diameter. In the event of backfill settlement, Contractor shall perform required repairs at his own cost. 14. Irrigation design assumes use of one and one quater-inch (1¼") water meter, and point of connection at 1¼" water meter. Contractor shall verify location of meter indicated on plans prior to commencement of work. Contractor shall contact Landscape Architect if service line or water meter size does not meet requirements noted above prior to commencement of work. 15. On new site systems, the required minimum horizontal separation between potable water lines, recycled water pressure mainlines and sewer lines shall be maintained at all times in accordance with County of San Diego and City of Carlsbad rules and regulations. 16. A minimum of twelve inches (12") of vertical separation between utilities shall be maintained at all times. 17. All mainline, wiring and lateral lines shall be sleeved with PVC Schedule 40 two and one half (2-1/2) times the diameter of the sleeved line where it passes under paved areas or through walls. (Schedule 80 under roads). (See Sleeving Detail). Contractor shall locate existing sleeves under existing concrete. Irrigation Contractor shall coordinate with Concrete and A.C. Paving Contractor to ensure all sleeving is set prior to concrete pours and asphalt placement. Contractor is to locate and utilize existing sleeves under driveway and streets, if available. Contractor shall cut asphalt and install new sleeves 30'' deep under asphaltic concrete (a.c.) paving, if required. Under no circumstances shall new irrigation lines be installed under asphalt or concrete without sleeving. Trench shall be. backfilled with road base compacted to 90% density and patched with asphaltic concrete. 18. All spray heads are to be located a minimum of eight inches (8") away from any building wall or structure and a minimum of four inches (4") away from walks and drives. All heads are to be installed with the nozzles, screens and arcs shown on the plans unless radius or arc is inappropriate for size and space irrigated. Contractor shall provide correct nozzles and arcs for actual areas irrigated to achieve 100% coverage. 19. Check valves shall be used where indicated and wherever necessary to prevent water flow from lower elevation heads when system is turned off. 20. Prior to backfilling irrigation trenches, the following procedures shall be implemented: A. All mainlines in the system shall be capped and pressure tested at 125 psi for a period of four (4) hours. Any leaks found shall be corrected by removing the leaking pipit or fittings and installing new material in its place. ' 8. All laterals shall be pressure tested at design pressure for one (1) hour. , C. Contractor shall not allow nor cause any of his work to be covered until it has been inspected, tested and approved by the builder/Owner's authorized representative. 21. Irrigation Contractor shall adjust all heads and nozzles to provide even coverage to all planter areas and to keep spray off buildings, walkways, walls and drives. This includes, but is not limited to, adjustment of diffuser pin or adjustment screw, replacement of pressure compensating screens, replacement of nozzles with more appropriate radius units and the replacement of nozzles with adjustable arc units. 22. When installation of the irrigation system is completed and prior to planting, the Contractor, in the presence of the Builder/Owner's authorized representative, shall perfor'l) a coverage test of water afforded all planting areas to ensure it is complete and adequate. Contractor shall furnish all materials and perform all work required to correct any inadequacies of coverage at his own cost. 23. Contractor shall furnish to Owner a complete "As Built" drawing of new and existing equipment installed showing exact size, type, and dimensioned locations of the following items: A. Point of Connection B. Backflow Preventers C. Ball Valves D. Quick Couplers E. Control Valves F. Controllers G. Mainline H. Controller Wire I. Sleeving 24. The final plans should be prepared by the Landscape Architect from dimensions provided by the contractor. 25. The final "As Built" plans shall be drafted clearly to the satisfaction of the City, and the original mylars shall be submitted to the City for their keeping. The "As Built" plans shall be prepared on sepia, mylar or vellum and Contractor shall provide two prints to Owner. 26. The final irrigation "As Built" plans will be required to be reviewed and approve'd by the City and final mylars will be required to be approved and signed by the City prior to Planning Department signing the permit card. 27. Contractor shall also provide a reduced "As Built" drawing (maximum 11x17 size), color-coded, showing areas irrigated by each station. This plan shall be encased in plastic upon Owner's approval of drawing. Contractor shall also provide irrigation programming chart. These are to be delivered on or before final inspection. 28. Irrigation Contractor shall maintain the system for a period of sixty (60) days upon Owner acceptance of construction completion and shall water as required to establish new plant material. 29. Contractor shall provide controller keys and manuals, two (2) quick coupler keys with hose swivel, and an additional quantity of twelve of each nozzle type used to Owner at turnover. 30. Irrigation Contractor shall guarantee in writing the entire newly installed irrigation system to be free of defects in workmanship and materials for a period of one ( 1) year from final acceptance by Owner. IRRIGATION OPERATION 1. This section is provided as a requirement for maintenance during the establishment period and as a recommendation for future continued maintenance. 2. Irrigation is to be maintained and operated in such a manner as to prevent water from collecting on or running across concrete or asphalt or from over spraying onto buildings, fences, walls or other hardscape features. 3. Where landscape irrigation is required adjacent to buildings, the subgrade soils shall be maintained in a moist but not saturated state. 4. Maintenance Contractor shall be required to have available and use a soil tube or probe to frequently check soil moisture before and after operation of the irrigation system to evaluate the necessity for irrigation scheduling adjustments. Contractor shall adjust system timing and coverage patterns on an ongoing basis to compensate for reduced water requirements as plants mature and pattern deflection as plants grow. 5. Maintenance Contractor shall be required to frequently test the irrigation system to ensure that all heads operate correctly and that no breaks or leaks exist. The Maintenance Contractor shall not permit the irrigation system to operate with broken equipment. Repairs to the system shall be made with originally specified materials in accordance with the Landscape Architect's plans to ensure proper coverage and pressure within the irrigation system. Failure to match originally specified materials may result in an inoperable system with significant water waste. UNAUTHORIZED CHANGES & USES The irrigation design firm preparing these plans will not be responsible for, or liable for, unauthorized changes to or uses of these plans. All changes to the plans must be in writing and must be approved by the Architect or preparer of these plans. MAINTENANCE TITLE REVIEWED BY: INSPECTOR "AS BUil T" DAfE DATE Client is solely responsible for maintenance in all areas such as, but not limited to, tree pruning & maintenance, maintenance of the irrigation system to avoid over spray onto structures, water runoff or soil saturation that may result in damage to property, persons, or plants. Client is solely responsible for the results of any lack of or improper maintenance. Si<EET CITY OF CARLSBAC 10 DISTRICT APPROVED CHANGES NO DESCRIPTION APPROVED DATE DEVELOPERS NAME: Ford Mance Company rx-+--=-=-=====-=--------i-----t=-::-:-:-::1 "'''''-'-'+...:P...:E::.R:..:C::.:IT:...Y:...Rc::E:::D:..:Lc:I N:.:E:.::S'--------+------F-◊9:c.·=-21:...-o:..ca AOOHESS p. 0. Box 91 0 ~=~==~----------Cordi ff by the Seo, CA 92007 TELEPHONE: (760)436-8088 DATE PLAN PREPARED: ____ 3~/-2-8~/ =20-◊~7 ___ _ 1---+--------------+-----+----l !3Y: T. MEISTER 7 Pl.ANNING DEPARTMENT COMMERCIAL (ONSiTE) WATEH SYSTEM FOR: SHEETS PASEO DEL NORTE MEDICAL OFFICE BUILDING APPROVED tr.,,J,., (,,-. &::.t I~ ~-tt,PJ PLANMNG DATE DRWN T. MEISTER PROJECT NO. DRAWiNGNO. " icHCKDBY. SDP04-10 432-8L ' I -:-1---··-.,, --... -··-------.:..--~-------,----~~--..:.-'-------'------,-------:.-.- CONTRACT~ TO INSTll CONTROLL~ ON CIIJ1"$1DE FACE OF WALL / , JI CONTRACTOR TO INST. / ~--I-fir"" IRRIGA TION MAINLINE SLEE\11, NG 11-IROUGH WALL • / · I t ~ I ' REVMBV: Jv~Gr:.B~ INSPECTOR 10 SHEETS 0 S 10 COMMERCIAL. (ONSI~ RECIJIIMED ~ SJ-Eer CllY OF CARLSBAD \/Y. 8 PI.MtllNG DEPARTMENI" SCALE: 1' • 10' NORlH WATER SYS'Tl:M FOR: DIAL TOLL FREE 1-800-227-2600 ,------,----t------r::::r ~-_-_-_-....;aoo~ISTillCT~~/\P~PROVED~filCHAN~f§!GESI:======::i----~~-__::=_J PASEO DEL NORTE i ,y--7~~~-----=======--=--' hNOn.r=;-;;;-:;=::':'DESC~RIPTION~:!__ __ ~AP~PROVED~~o.o;~:ra,!!._J DEVELOPERS NAME: Ford Mance Company MEDICAL OFFICE BUILDING ,---".":'.'::=~-----.!-----l IRRIGATIONDESIGN ~'H--=PER~O'-;,:-.WN;:;;ER~CHAN~GE~~•------1-----l!5~~1~8-0\1!.J7 ADDRESS: P.O. Box 910 . .APPROVED FOR IRRIGATION : ID) & t'rf--;;PE~R;-;;O;;;WN~ER~CHANGEB=~-------1---~01!:1·1~5-08~ -~'-----"--"-"----"--'-"------------t..;;;;:;;:;;:;;:;;.--,------------ AT LEAST 1WO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CAUFORNIA ANO PLI\NTING ONLY : ~"""1t"'"_, _k,_. M DRAFTING SERVICES pt>-t---;;P~ER;--;C~ITY:!:-REDU~~NES~-----l---l.!1:0i!:J•1~5-08Q!_J Cardiff by the Sea, CA 92007 APP~ INCLUDING PRECISE LOCATION Of PLANTING 1033 Golden Rood l-':r½P;:;ER;--;C~ITYc;-R;::E:::;PL~IN~ES~-----1----~0&-~2~1-08Q!_J raJ:PHONE: (760)436-8088 • ~l-J\t 4'•-zi::t.i,::o "ffEA i , Enclniloo, California s202+ PER CITY REDUNEB 10-07-08 PI.ANNINQ D.A.TI · 760.J90,3~4a E,pl/lllon~ AS-BUILT 01_1•10 D.A.~l'I.ANPREPAREDI l/2B/2001 !Ill T,MEISloft PROJECTNO. DRAWINGNO. IIYl T.MEISTEI !Ill SDP04-10 432-SL ' ------- ' :1 : I I ' ' 'I 1 ..J:: ~()J () f'J! ~ I c:D 0 r- -2 5 n I I I I I I 1r.., / m::JMFOC 1 I · Mi~U.l I I I . I 1 I I I . I I I I I I I I I I I I I ' -··--,1-------___ ,, ___________ _ MATCHLINE • SHEET 8 MATCHLINE • SHEET9 PI.ANTERSALONG DRIVEWAY RAMP CONTRACTOR SHALL INSTALL 6"-- POP-UPS MINIMUM IN 11-HSAAEA CONTRACTOR SHALL INSTALL 3/.( R,P. BACK Fl.OW PREVENTER PER Cl1Y OF CARLSBAD RULES AND REGULATIONS ON COUR'JYARD FOUNTAIN WATER SERVICE LINE AND ROUTe TO R.OOR DRAIN. . SERVICE LINE IS LOCATED IN UNDERGROUND PARKING STRUCTURE. SEE PLUMBING PLANS. ~ }; , ... .......... , ... ,.M.,,,,,, «m• - ~-·· ... , ... 1-,. -+-- 7 I CONTRACTOR SHALL INSTALL 6" ~JOP-UPS MINIMUM N llilS AA.EA I i I , __ PARCEL 5 PM 6022 I, TURF SPRINKLER LEGEND & ' PERO ER CHANGES 05-18-07 ,, SYMBOL DESCRIPTION MANUP MODEL PSI RADIUS I , QPNJ 15, 12, 10, 8, 5 Turf Pop-up Rain Bird 1804 SAM I BodJSlyl• • ® 0 @ @ Nozzle Full 15, 12, 10, 8, 5 F-PO 30 15, 12, 10, 8, 5 3.7, 2.8, 1.58, 1.05, 0.41 Install PCS screens III required i--=--::Nol:=:--::Shown~=--=+-:N::-o-zzl--='1-cAd:-::-lu--=slab-:-:-le----,-+----l1.:..:5.!..., 1'-"2:!..., 1::..::0,.!...8::., -=-5 ',l:....~:.....=..+::-30:....+1.c.:5,.:..:12::., c.::.1 O!..:, 8!..:, 8,:..._4_i-,..:.::;.!..::.:=.:.:..::....:.=::..:..:..--lo raduce radlue. M h&ada shall NozzlellueeQuate!'I 15, 12, 10,8,5TQ-PC 30 15,12,10,8,5 2.78,1.95 be4"pop-upbodias. :r1:=:======:=N~o~zzl~e~l'=wo~=Th~lrd~1~==:====~1;5~, 1;2~. 1;0,~8~, :s ~TT~-PC~;~30~:1~5,~1~2.~10~. 8~. 5~==~=~=~2~.48,~~1.7~4====== ~ ~:: l=ly· n e-e o@ NozzleHalf 15,12,10,8,5H-PO 30 15,12,10,8,5 1.&5,1.3,0.19,0.52.0.2 r.f ~(1 (ii§ Nozzlelhlrd 15,12,10,8,ST-PC 30 15,12,10,8,5 1.23,0.87,0.53,0.35,0.13 ref r:1 @d NozzleQuarter 15,12,10,8,5Q-PC 30 15,12,10,8,5 0.9 0.65,0.39,0.28,0.1 &-Nozzle· End SIJlp 15EST 30 4 X 15 0.0 ~ Nozzle • Side SIJlp 15SST 30 4 lC 30 , 1.2 NOTE: ALL SPRAY HEADS ARE TO BE EQUIPPED WITH BULT-IN CHECK VALVES. ALL SPRAY HEADS TO BE EQUIPPED WITH A PRESSURE COMPENSATING DEVICE. ALL HEADS ARE TO BEADJUSTI:D TO PROVIDE BEST COVERAGE TO THE LANDSCAPED~ wmtOUT OVER SPRAY ONTO BUILDINGS, WALLS, WIUWAYS~D PAVING. ' . SHRUB SPRINKLER LEGEND & PERCl1REDUNE$ I I' SYMBOL DESCRIPTION MANUP MODEL PSI FIADIUS, GPNJ I 15, 12, 10, 8, 5 Shrub Pop-up Rain Bird 1012-sAM ' : 4. A .i. &. & NozzleFuU 15, 12, 10, 8, 5 F-PO 30 15, 12, 10, 8, 5 3.7, 2.8, 1.58, 1.05, 0.41 Not Shown Nozzle Adjustable 15, 12, 10, 8, 5 V»4 30 15, 12, 10, 8, 8, 4 I I/J'8\"~~% ' Nozzle Th1'81 Quale!'I 15, 12, 10, 8, 5 ,. . 30 15, 12, 10, 8, 5 I 2.78,1.95 · I M'lt!'-fc/-k),~ Nozzle Two Thirds 15, 12, 10, 8, 5 TT-PC 30 15, 12, 10, 8, 5 2.48, 1.74 6.i..LL4-Nozzle Half 15, 12, 10, 8, 5 H-PO 30 15, 12, 10, 8, II 1.85, 1.3, 0.79, 0.52, 0.2 ~ -1,;5 le?.< 0 ii¢ Nozzle Third 15, 12, 10, 8, 5 T-PO 30 15, 12, 10, B, 5 1.2* 0.87, 0.53, 0.35, 0.13 K-/t:. ~ ~ k Nozzle Quarter 15, 12, 10, 8, 5 Q-PC 30 15, 12, 10, 8, 5 0.92, 0.85, 0.39, 0.28, 0.1 II-Nozzle· End SIJlp 15EST 30 4x 15 I 0,11 liiil Nozzle· Side SIJlp 15SST 30 . 4x30 1.2 Shrub Streanl,/Bubbler Rain Bird 180&-SAM I ' • Tree Bubbler 1401 30 I 0.25 ~ Cenler SIJlp SCST-8 pcs-030 ;,u • 3 ' I: 0.3. □ Flood Bubbler 1401 30 ' I 0.2, ' .. ' 1· NOlE: ALL SPRAY HEADS ARE TO BE EQUIPPE0WITH BULT-IN CHECK VALVES. ALL SPRAY HEADS TO BE EQUFPl?)WITHA,PRESSURE COMPENS,t,TING DEVICE. ALL HEADS ARE TO BE ADJUSTED TO PROVIDE BEST COVERAGE TO THE LANPSCJ,PED •=• WITHOUT OVER SPRAY ONTO BUILDINGS, WALLS. WJ,dJ(NyAYS AND PAVING. DIAL TOLL FREE 1-800-227-2600 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SER\1CE ALERT OF SOUTHERN CALIFORNIA , I APPROVED FOR IRRIGATION AND PLANTING ONLY INCLUDING PRECISE LOCATION OF Pl.ANTING AREA BodJSlyl• lnstaD PCS screena as required lo raduce radlue. All heads shal be 1 'l' pop-up bodlea. Use bottom Inlet only. See Pop-up De1a1. BodJSlyl• lnslall PCS screens as required to raduce radius. lns1all all shrub/alream bubblell on 1806-SAM pop-up bodlee. See Pop-up Delal. IRRIGATION DESIGN & DRAFTING SERVICES 1033 Golden Road Enclnltcs~ Californic, 92024 760.390.3348 ! EQUIPMENT LEGEND fr. PER CITY REDUNES PRESSURI CALCULATIONS PROJECr. PASEO Da NOR'li OFFICE BUILDING ESTIMATED YEARLY WATER DEMAND 21.48 lrvyr SYMBOL DESCRIPTION MANUP MODEL SIZE NOTES LOCATION:PACB. 4 TRACK 6022 [M] Waler Meter 1Yt Provided by developer [%] Reduced Pl'868UII lnslall wilh Wilkins 1·1/2" SOOYSBR 80 mesh Y-elralner. lfpal Febco 825Y 1¼• la found to exceed 80 psi, lnslal 1~150 pal Wilklna BR4 Backflow Praven1er p188SUl8 regulator downall8am on backllow assembly, See PRESS ZONE/ SOURCE EI.EVJ 1:1/<IIOI DATE (,f PRESSURE CHECK: P/7~ BY: CllY (,f CARI.SDAO WATER Del'I'. JOB NO.: 001-06-PN Cl.JENT NOJ780.438.IIDB9 Delal, WATER Al/THORITY:CARLSDAO WATER DISTRICT s Remofe Control Valve Rain Bird 100 DVF Size Per Plan SeeDelal. CALC. DAlE: 03-28-2007 BY: T. ME16181 @' Quick Coupler Nelaon 7645 1' fpt SeeDelal. VAL~ NO. CHECKED: 1 PRES8.ATPOC: 71 ~ BaUValve KBI WLT-0000-T Line Size See Delall. lnslall In 10" round valve box. POC ELEVATION: 54 HIGHESTI-EAD: 41 Interior waD-mount conb'oller. lns1all wllh WCS rail [CJ Guald Sensor. Final location fl controller and rain Conb'offer Ralnblrd ESP•16LX PIUI 16 slatlonl sensor shall be selected by Owner. lnslall per manufactura'a apecfflcallona. PIPE PIPE PIPE PIPE ACCUM. LOSS SECTION TYPE Sll'.E LEN6lll GPM INPSI 1 Sch, 40 'J{f' 311' I .4 2 Sell. 40 'J/f' 20' 7 •• NOT Rain Sensor wcs Rain Guard Mount par manul'actuar'I specifications In location SHOWN selected by Owner. a Sell. 40 1" 21 a .34 4 Sell. 40 1Ya-' 21 .ao ~ Eleclilcal Connection Plug or hard wll8 con1n>ller onto GA electrical ouffet. Locaflon lo be determined by Owner. A. TOTAL LATERAL S'ISIEM LOSSE8 2.58 IUIIIUNE Smet PIPE PIPE PIPE PIPE ACCUM. LOSS NOT Check Valve KBI KC-Seriel · lnslall whe11 required IO prevent low head drainage. SHOWN SECTION TYPE Sll'.E I..EN6TII GPM INPSI 1 CL 311 2' 433' 22 1.82 B. TOTAL MAINLINE SVSIEM LOSSE8 1.82 S 1D I Lesa 1han 3' In dlametar-18' cover Pu1ple Non-f'olable Sch.40 1 ·1fl' or 3•. 5-1/2' In diameter• 24" cover I PVC lesa Cl. 315 2' or Size Per Plan 8" or gl881er In diameter• 38' cover. I Pl888Urlzed Mimllne mo11 See T11nchlng Detal. MIBl:EWIIEOUI LDSSEI: BID: WATER METER 1• 2.a BACKFI.OW PREVEHTER (~ 1Y, 12 SCALE: 1" • 10' l\i , Pu1pl1 Non-Potable PVC lnslall wilh 12' cover. See T11nchlng DelaL ' Non.Prassurlzed Lateral Sch. 40 Size Per Plan CONTROL VALVE 1YI' 4.a C. TOTAL MISCELLANEOUS LOSSE8 19,1 See sleeving SLEEVES UNDER ROADS: Sleeve PVC delaD for type, Size Per Plan 8' or less In dlameler • 38' COV8I' Graeter lhan 8' In dlameler • 48' cover I I size, and cover Sch. 80 PVC under roads D. TOTAL SYSTEM LOSSES ( A+B+C) 23.40 E. FITTlNG LOSSES ( 151 Cf TOTAL LOSSES) a.s F. HEAD LOSS/ GAIN IN SYSIEM 54-41 .. r---:-Conb'oller Sfallon SLEEVES UNDER PAVING (NON-ROADS): Same as above. MaxlmumGPM Whe11 mainline II shown sleeved, lnslall 4' wll8 sleeve. See ~,.____ Valve Size Sleeve Delal. Sch. 40 PVC under paving (non roads) I I Conb'oller Enclosu11 0 Symbo11 For AS-BUil T loca!k>n lll'llnct 8. MINIMUM REQUIRED PRESSURE AT LAST HEAD 30 H. DESIGN PRESSURE ( D+E+F+G) 49 L AVAILABLE PSI 7S J. RESIDUAL PSI ( ~H) 20 K. PRESSURE REDUc:TION 10 L AOJUSTEDRESIDUALPSl(J+K) +1D COMMERCJM. (ONSll'.E) WATB SYSTEM FOR: hNO.c'-t----~D=E8CRl'TION=~-----t=APPROVED="'---+-=DA=Jl!--1DEVELOPERSNAME: Ford Mance Company · MEDICAL OFFICE BUILDING µ.µ• -l--!-P~ER!..!O~WN=ER!..!CHAN=~G~ES!:...__ ___ --i~--~o,-~1!!:B-01:'!!...I ADDRESSI __,_,P.=O.'-'B=o,,__x _._91,..,,0c___ _______ 1--,..,..,,...,,.._ ____________ _ l.lp+...!:P!::!ER~O~WN~ER~C~HAN~GE~S!:...__ ___ --il------~OO:.cl1·.11~::~ Cardiff by the Sea, CA 92007 APPROVED._ .I PERCITYREDLINES ~ ~ +~ID 4 PERCITYREDIJNES 0&-21-08 TB.EPHONE: (760)436-8088 Dlill :.: PER CITY REDUNES 10-07-08 T. ME1S1E1t PROJECr NQ. DRAWING : __________________ ;;~-AS-:!!-:::!:BU~-lt.:~:r;;;;;;;;;:;;;;;j;;;;;.t.0~1-·:.!.!1_1>-~1-oi.DA-JE_PIAN __ ~_M!:D:_ll'lliii.lliiiiiiiiiiiiTiii.'-ii'ilWiiiiiiiiiiiiiiiii ..... _______ s.;o.;.P0~4.;•1~0 .. ...;.43~2;.-8;L •. _ .. '.t PASEO DEL NORTE DISTRICT APPROVED CHANGEI i· I·., ' i :l ~ hl .4 $ " :1 lf ,,. 1 , ' ; I ' ' i f ' ' ·. :f. [; C 1.r1 1 • · .ilfr 1·: · 1 , -~k i I ' ' I i j ____ _ ..c ....,01 ol 0 r-l ~ I ~ Cl) 0 r I I SIZE A B 314• -r 12" 18" C 12" 1. 3" BRASS N!PPLES (6) 2. PRESSURE REGULATOR (If Required) 3. WYE-STRAINER 4. R.P. BACKFLOW PREVENTER 5. BALL VALVES (2) 6. BRASS ELLS..(4) 7. 6~ BRASS NIPPLES (2) 8. BRASS RISERS (2) 9. S X T SCH. 40 PVC ADAPTER 10. FINISH GRADE 11. CONCRETE FOOTINGS 2 CU. FT. EACH 12. WATER SUPPLY: SOLID COPPER. LOCATE AS CLOSE TO PROPERlY LINE AS POSSIBLE. 13. PIPE UNION PER CMWD BACKFLOW PREVENTER SHALL BE INSTALLED PER CMWD STANDARD DETAIL W-20 NOTES: CONTRACTOR MAY SUBSTITUTE lYPE KOR L COPPER PIPE FOR BRASS. THIS INSTALLATION IS TYPICAL; CLEARANCES SHALL APPLY TO ALL OTI-IER TYPES OF BAGKFLOW PREVENTION DEVICES. R.P. BACKFLOW PREVENTER A SCALE: N.T.S. NOTES: BUNDLE AND TAPE WIRES@ 12" O.C., PIGTAIL AND LOOP CONTROL WIRES@ ALL 90 DEGREE CHANGES IN OIRECTION. SPLICING OF WIRE RUNS IS NOT ALLOWED UNLESS APPROVED BY THE CITY. INSTALL 1' x 1' x 1' THRUST AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE AND AT ALL TERMINAL POINTS OF MAINLINE. iu= {[ le ~2" ,n l fi I ID· ff 1. FINISH GP.ADE :::l('x':,c, . . : . 2. CLEAN BACKFILL-90% COMPACTION REQUIRED. SEE SPECS 3. NON-PRESSURE LATERAL LINE PER LEGEND 4. PRESSURE SUPPLY LINE PER LEGEND 5. CONTROL WIRES· INSTALL BELOW PRESSURE SUPPLY LINE 6. PROVIDE 2" OF CLEAN SAND BELOW PRESSURE MAINLINE <D .--@ ·-© ~)J--T_R_E_N_C_H_IN_G _______ S_CAL-E:N-.TS. G) ROOTBALL @ 2" MULCH LAYER @ 4" DRAIN GRATE, NDS II (BLACK, HAND TIGHT FIT) @ BUBBLER HEAD ASSEMBLY PER SDRSD 1-1 (~ 4" SOIL BERM ® FINISH GRADE (?) VALCON ADV CHECK VALVE ® 4" PERFORATED PIPE W/ FILTER FABRIC WRAP ® SCH. 80 RISER 0:§) P.V.C. LATERAL Q:V P.V.C. LATERAL OR SXT 90 ELL @ PEA GRAVEL @ PLANTING BACKFILL -{i) BUBBLER INSTALATION (AT BOXED TREE LOCATIONS) NOTE: I'- . ' . I • ··1 r:7 ,,, ·····i1t:::···· 1·· --·-· .. 7T,...._._• 1 POP SPRAY HEAD PER LEGEND 2. PVC SCH 80 NIPPLE· 12" MINIMUM LENGTH 3. PVC SCH 40 STREET ELL-TxT 4. MARLEX STREET ELL -TxT 5. PVC SCH 40 LATERAL UNE FITTING B. LATERAL LJNE PER LEGEND 7. FINISH GRADE NOTES: 7 USE TEFLON TAPE ON ALL MALE PIPE THREADS FOR PVC TO PVC CONNECTIONS. SET PERIMETER HEADS 2"-[)" FROM EDGE OF CURBS AND WALKS, ANO 6"-12" FROM FIXED VERTICAL OBJECTS SUCH AS FENCES, WALLS, BUILDINGS, ETC. BOTTOM INLET OF HEAD MUST BE USED. c~f-__ PO_P-_U_P_S_P_RA_Y_H_E_A_D __ SC-AI.E-:N.-TS.- a. PRESSURE LINES: LESS THAN 3" IN DIAMETER -18" COVER 3" • 5-112" IN DIAMETER· 24' COVER 6" OR GREATER IN DIAMETER • 36" COVER b. LATERAL LINES: 12' COVER c. SLEEVES UNDER ROADS: 6" OR LESS IN D1/\METER -36" COVER NOTES: 1. ALL SLEEVES UNDER PAVING (NON-ROADS) TO BE SCH.40 PVC (SCH.80 UNDER ROADWAYS). 2. ALL SLEEVES SHALL BE 2X THE SIZE OF THE PIPE BEING CARRIED. MIN. SLEEVE SIZE SHALL BE 2". ssssssss 3 1. 10" ROUND VALVE BOX WI LOCKING LIO 2. HEAT BRAND "BV" ON LID IN 2" HIGH LETTERS J. FINISH GRADE 4. 3/4" CRUSHED ROCK· 4" DEPTH 5. BALL VALVE PER IRRIGATION PLAN B. COMMON BRICK· 4 REQUIRED 7. SCH. 40 PVC MALE ADAPTER· 2 REQUIRED B. PVC MAINLINE PIPING PER IRRIGATION PIAN 9. VALVE BOX EXTENS!ON(S) AS REQUIRED * 112" IN TURF AREAS AND 2' IN SHRUB AREAS 2 * NOTES: USE TEFLON TAPE ON ALL (c)r-_B_A_/3\~3L_L_V_A_L_V_E ___ M_AL_E_PI-PE-T-HREA_□_•'_o_•PV_c __ SC-A-LE_:_N-.T.-S.- ,. __ ..-,/ --------'CD 1=--·-··{2) -----0) >Uh...r .. ----(4' I-i.J 1=-----@ w.a---© ,,_.,_,,._,..,..,, 1. SLIP BASE SOCKET OVER END OF WIRES 2. STRIP WIRES APPROX. 5/8" FROM ENDS· TVI/IST TOGEIBER 12" 0 7) , -© ·----(ri) °"''"" ---@ 1_4 {11; \...-(i'j) 1. FINISHED GRADE 1" BELOW VALVE BOX TOP IN TURF AREAS; 2" BELOW VALVE BOX IN SHRUB BEDS. 2. Pl-4.STIC RECTANGULAR VALVE BOX. BOX TO BE PLACED AT RIGHT ANGLE TO 8. PVC SCH. 40 LATERAL LINE 9. SCH. 80 UNION 10. BRICK SUPPORTS HARDSCJ\PE EDGE. 11. 3"SCH.80NIPPLETYP.{JTOTAL) J. CONTROL VALVE, SEE LEGEND FOR SPEC 12. LANDSCAPE FABRIC 4. WATERPROOF WIRE CONNECTOR· PENTITE OR EQ. 13. 112 C.F.· CLEAN 3/4" GRAVEL 5. 18" WIRE LOOP (WRAP AROUND 112' DIA. PIPE TO FORM COIL) 6. VALVE ID TAGS 14. PVC MAINLINE PIPE FROM BACKFLOW PER SPECS. 15. PVC SCH.40 ELLS (2) OR TEE 7. PVC SCH 40 SLIPxFIPT ADAPTER, (2 REQUIRED) (,_Q'\1----_R_E_M_O_T_E_C_O_NT_R_O_L_V_A_L_V_E ____ ~ \_ __ _., SCALE N.T.S. 1. 9' DIA PLASTIC VALVE BOX, HEAT-BRANDED 8. RED BRASS RISER "Q" ON LID. INSTALL 2" ABOVE GRADE IN GROUNDCOVER 9. 112 CU. FT. MIN. CONC. THRUST BLOCK 3. EXTEND SLEEVES 12" BEYOND EDGE OF HARDSCAPE ON BOTH ENDS. 3. APPLY SEALER TO OUTSIDE OF SEALING PLUG ANO FILL CAVIN WITH SEALER 4. PUT CRIMP END OVER WIRE ENDS· CRIMP SLEEVE ANO CUT OFF EXCESS WIRE 2. FINISH GRADE 10. PVC ELL OR TEE (CONNECTION TO MAINLINE) 4. SLEEVES SHALL BE SIZED PER CITY STANDARDS. SEE SLEEVING CHART ABOVE. 1. HARD SCAPE (TYPICAL) 2. CLEAN BACKFILL. 90% COMPACTION REQUIRED -SEE SPECS 3. SAND (TYPICAL) 4. NON -PRESSURE LATERAL LINE/ SLEEVE (SIZE PER CHART) SLEEVING 5. CONTROL WIRE SLEEVE ADJACENT TO MAINLINE SLEEVE (SIZE PER CHART) 6. PRESSURE SUPPLY LINE I SLEEVE (SIZE PER CHART) SCALE: N.T.S. SCALE; N.T.S. 5. PULL BASE SOCKET OVER END OF WIRES AS FAR AS POSSIBLE B. PUSH SEALING PLUG INTO BASE SOCKET 7. PUSH WIRES TO END OF BASE SOCKET TO ENSURE COMPLETE SEALING OF CONNECTION 8. COMPLETED WATERPROOF WIRE CONNECTION r::,-'\ WIRE CONNECTOR ~~ 'i---------------------------S-_GA_'_I._E_:N ___ r_s ____ _ 3. PAVING OR STRUCTURE 4. QUICK COUPLER 5. 5" DEPTH PEA GRAVEL 6. INSTALL BOX LEVEL WITH 2 STANDARD BRICKS 7. RED BRASS COUPLING 11. (2) RED BRASS STREET ELLS 12. RED BRASS NIPPLES (2) 13. RED BRASS ELL SCALE: N.T.S. "AS BUil T" TITLE DATE REVIEWED BY: iNSPECTOR DATE SHEET 10 CITY OF CARLSBA PLANNiNG DEPAHT'MENT 10 SHEETS INSTALL TWO (2) BUBBLER HEAD ASSEMBLIES PER TREE TRUNK. INSTALL ONE IN PIPE ASSEMBLY AS SHOWN ABOVE AND ONE COMMERCIAL (ONSITE) WATER SYSTEM FOR: 2" ABOVE GRADE PER SDRSD 1-1. APPROVED FOR IRRIGATION AND PLANTING ONLY INCLUDING PRECISE LOCATION OF PLANTING AREA ,ti"• m11 FORD ,\1ANCE <-·\! ic\l};,<;' '.l~;t,t::;, 's ~p,;;•li),"1;.:C:::'<" .\Jf:'<r; (;;:X;i ;!._~ &18? .>\A: (;'f<o) 4,:_.6 l}'"'\f lRRIGATION DESIGN & DRAFTING SERVICES 1033 Golden Road Enclnitos, California 92024 760.390.3348 DISTRICT APPROVED CHANGES r)NfOt. --;;:====;;'D~E;;:S';:;C:'-R""iP_lcc'iO=-N~----t--A'--PP_R_O~V'--E'--·D""D'-;A;.T-;E;;-1 DEVELOPERS NAME: Ford Mance Company 3 PERCITYREDLINES 01-15-0B ADDRESS: P.O. Box 910 ~"+~~:;:;';-;~~~------1-----1r,;;;-'.o,-;:;;-1 _...,__,_,"'---'=-=-=----------- 1,;4'"' +-..:..:P E::,R.:.C::;l:;.TY.:..:.:R::cE D::;L:c:I Nc::E::;S:.._ ______ +-~--+0"'9..c" 2c..1 ·..c0 c.i8 Cardiff by the Sea, CA 92007 TELEPHONE: (760)436-8088 DATE !'LAN PREPARED~: ----~3~/ ~28~/~2~00=7 ____ _ BY: T. MEISTER PASEO DEL NORTE MEDICAL OFFICE BUILDING APPROVED ~-~Cj PLANNlNG DAT'E DRWN T. MEISTER PROJECT NO. Dl'¼WING NO. CHCKO SY SDP04-10 432-8L r !!1IHI