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Home My WebLink AboutDWG 452-9N; CT 06-24; BRESSI RANCH VILLAGE CENTER PAD A; 01-11GENERAL NOTES RECYCLED WATER NOTES 1. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CARLSBAD MUNICIPAL WATER DISTRICT'S RULES ANO REGULATIONS. 2. DRINKING WATER FOUNTAINS AND DESIGNATED OUTDOOR EA TING AREAS SHALL BE PROTECTED AGAINST CONTACT WITH RECYCLED WATER SPRAY, MIST OR MISTING, 3. BEST MANAGEMENT PRACTICES SHALL BE USED TO ELIM/NA TE OR CONTROL TO THE BEST EXTENT POSSIBLE PONDING, RUN-OFF, OVER-SPRAY, AND MISTING. 4. HOSE BIBS ARE STRICTLY PROHIBITED. 5. CROSS-CONNECTIONS BETWEEN RECYCLED WATER LINES AND POTABLE WATER LINES ARE STRICTLY PROHIBITED, 6. NO SUBSTITUTION OF PIPE MATERIALS WILL BE ALLOWED WITHOUT PRIOR APPROVAL OF THE Cl TY OF CARLSBAD MUNICIPAL WATER DISTRICT. 7. ALL MAINLINE PIPES SHALL HA VE WARNING TAPE PER CARLSBAD MUNICIPAL WATER DISTRICT'S RULES ANO REGULATIONS. 8, HOURS FOR IRRIGATION WITH RECYCLED WATER AR[ FROM 10:00 P.M. TO 6:00 A.M. TH[ HOURS FOR /RR/GA TION WITH DISINFECTED TERTIARY RECYCLED WATER MAY BE MOO/FIEO BY THE LOCAL AUTHORITY. /RR/GA T/ON OUR/NG PUBLIC USE PERIODS WITH DISINFECTED TERTIARY RECYCLED WATER SHALL BE UNDER THE SUPERVISION OF THE DES/GNA TED USER SUPERVISOR. /RR/GA TION WITH WATER OF A LESSER QUALITY THAN DISINFECTED TERTIARY RECYCLED WATER SHALL BE BETWEEN THE HOURS OF 10: 00 P.M. TO 6: 00 A.M. 9. BURIAL OF ALL WIRING AND PIPING SHALL MEET CARLSBAD MUNICIPAL WATER DISTRICT'S RULES AND REGULATIONS. 10. NON-DESIGNATED USE AREAS SHALL BE PROTECTED FROM CONTACT WITH RECYCLED WATER, WHETHER BY WIND BLOWN SPRAY OR BY DIRECT APPL/CATION THROUGH /RR/GA TION OR OTHER USE. LACK OF PROTECTION, WHETHER BY DESIGN, CONSTRUCTION PRACTICE OR SYSTEM OPERATION IS STR/CTL Y PROHIBITED. 11. /RR/GA TION HEADS SHALL BE RELOCATED OR ADJUSTED TO MINIMIZE OR ELIM/NA TE OVER- SPRA YING ON SIDEWALKS, STREETS ANO NON-DESIGN A TED USE AREAS. 12, RECYCLED WATER QUICK COUPLING VALVES SHALL BE OF A TYPE DESIGNED FOR THE USE ON RECYCLED WATER DISTRIBUTION SYSTEMS PER CARLSBAD MUNICIPAL WATER DISTRICT'S RULES AND REGULATIONS. 13. ON RECYCLED WATER SYSTEMS, ALL APPURTENANCES (SPRINKLER HEADS, VAL VE BOXES, ETC.) SHALL BE COLOR-COOED PURPLE PER AWWA GUIDELINES AND SECTION 116815 OF THE CALIFORNIA HEAL TH AND SAFETY CODE. 14. ALL /RR/GA T/ON PIPE SHALL BE STENCILED WITH WARNING, "NON-POTABLE OR RECYCLED WATER", COLOR-CODED (PURPLE) ANO LAID WITH WARNING TAPE AND STENCILING ORIENTED TOWARD THE TOP OF THE TRENCH PER THE CARLSBAD MUNICIPAL WATER DISTRICT'S RULES AND REGULATIONS, 15. ON NEW ON-SITE SYSTEMS (POST-METER), POTABLE WATER, CONSTANT PRESSURE RECYCLED WATER AND SEWER LINES SHOULD BE PLACED A MINIMUM OF FOUR FEET APART OR AS DIRECTED BY THE PROJECT ENGINEER AND/OR REGULATORY AGENCY. MEASUREMENTS SHALL BE BETWEEN FACING SURFACES, NOT PIPE CENTERLINES. 16. CONSTANT PRESSURE RECYCLED WATER LINES SHALL CROSS AT LEAST TWELVE INCHES BELOW POTABLE WATER LINES ANO MAINTAIN AT LEAST TWELVE INCHES CROSSING SEPARATION BETWEEN OTHER UTILITIES. 17. IF A CONSTANT PRESSURE RECYCLED WATER LINE MUST BE INSTALLED ABOVE A POTABLE WATER LINE OR LESS THAN TWELVE INCHES BELOW A POTABLE WATER LINE, THEN THE RECYCLED WATER LINE SHALL BE INSTALLED WITHIN AN APPROVED PROTECTIVE SLEEVE AS PER THE CARLSBAD MUNICIPAL WATER DISTRICT'S RULES AND REGULATIONS. 18. THE REQUIRED CROSS-CONNECTION SHUTDOWN TEST SHALL BE DONE BY THE CARLSBAD MUNICIPAL WATER DISTRICT ANO THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH. 19. THE REQUIRED CROSS-CONNECTION INSPECTION SHALL BE DONE BY EITHER THE CARLSBAD MUNICIPAL WATER DISTRICT ANO/OR THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEAL TH. COPIES OF INSPECTION REPORTS WILL BE FORWARDED TO THE NON-INSPECTING PARTY. 20. THE DESIGN ANO LOCATIONS PROPOSED FOR RECYCLED WATER "00 NOT DRINK" SIGN SHALL BE CALLEO OUT ON THE PLANS, 21. WHEN RECYCLED WATER BECOMES AVAILABLE, AN ON-SITE USER SUPERVISOR SHALL BE DESIGNATED IN WRITING, THIS INOIV/OUAL SHALL BE FAMILIAR WITH PLUMBING SYSTEM WITHIN THE PROPERTY, WITH THE BASIC CONCEPTS OF BACKFLOW/CROSS-CONNECTION PROTECTION, THE RECYCLED PUREYOR'S RULES AND REGULATIONS AND THE SPECIFIC REQUIREMENTS OF A RECYCLED WATER SYSTEM. COPIES OF THE OESIGNA TION, WITH CONTACT PHONE NUMBERS SHALL BE PROVIDED TO THE CARLSBAD MUNICIPAL WATER DISTRICT. IN CASE OF EMERGENCY CONTACT JEFF LOCHNER AT (949) 398-8750 OR AFTER HOURS CONTACT JEFF LOCHNER AT (949) 398-8750 22. ALL PUBLIC AND PR/VA TE POTABLE WATER MAINS INCLUDING FIRE MAINS AND ANY WATER WELLS AND WATER COURSES WITHIN THE RECYCLED WATER PROJECT SHALL BE SHOWN ON THE PLANS. 23. CALL OUT ON THE PLANS IF THERE ARE OR ARE NOT DRINKING FOUNTAINS AND/OR OES/GNA TEO OUTDOOR EA TING AREAS ON THE SITE. 24, A PHYSICAL SEPARATION SHALL BE PROVIDED BETWEEN ADJACENT AREAS /RR/GA TED WITH RECYCLED WATER ANO POTABLE WATER. SEPARATION SHALL BE PROV/OED BY DISTANCE, CONCRETE MOW STRIPS OR OTHER APPROVED METHODS. --1-~-----18'-------1 N.T,S, RECYCLED WATER SIGN r---BLAGK LOGO SIGNAGE NOTES THE FOLLOWING GUIDELINES FOR THE USE OF RECYCLED WATER ARE TO BE PERMANENTLY POSTED INSIDE THE DOOR OF EACH CONTROLLER WHERE THEY ARE EASILY VISIBLE. PLACE ON 8-1 /2" X 11" SIZED SIGN. COLOR: PURPLE BACKGROUND WITH BLACK LETTERING. 1. GUIDELINES FOR RECYCLED WATER USE A /RR/GA TE BETWEEN THE HOURS OF 10: 00 P.M. ANO 6: 00 A. M. ONLY. WA TERI NG OUTSIDE THIS TIME FRAME MUST BE DONE MANUALLY WITH QUALIFIED SUPERVISORY PERSONNEL ON-SITE. NO SYSTEM SHALL AT ANY TIME BE LEFT UNATTENDED DURING USE OUTSIDE THE NORMAL SCHEDULE. B. /RR/GA TE IN A MANNER THAT WILL MINIMIZE RUN-OFF, POOLING, ANO PONDING. THE APPL/CAT/ON RA TE SHALL NOT EXCEED THE /NF/L TRA TION RA TE OF THE SOIL. TIMERS MUST BE ADJUSTED SO AS TO BE COMPATIBLE WITH THE LOWEST SOIL INFILTRATION RA TE PRESENT. THIS PROCEDURE MAY BE FACILITATED BY THE EFFICIENT SCHEDULING OF THE AU TOMA TIC CONTROL CLOCKS, (I.E., EMPLOYING THE REPEAT FUNCTION TO BREAK UP THE TOTAL /RR/GA TION TIME INTO CYCLES THAT WILL PROMOTE MAXIMUM SOIL ABSORPTION). C. ADJUST SPRAY HEADS TO EL/MINA TE OVERSPRAY ONTO AREAS NOT UNDER THE CONTROL OF THE CUSTOMER. FOR EXAMPLE, POOL DECKS, PR/VA TE PATIOS AND LOTS, ANO STREETS ANO SIDEWALKS. D. MONITOR AND MAINTAIN THE SYSTEM TO MINIMIZE EQUIPMENT AND MATERIAL FAILURE. BROKEN SPRINKLER HEADS, LEAKS, UNRELIABLE VALVES, ETC., SHOULD BE REPAIRED AS SOON AS THEY BECOME APPARENT. E. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR EDUCATING EACH EMPLOYEE ANO ALL MAINTENANCE PERSONNEL ON A CONTINUOUS BASIS, REGARDING THE PRESENCE OF RECYCLED WATER. MAIN TEN AN CE PERSONNEL MUST BE INFORMED THAT WATER IS FOR /RR/GA TION PURPOSES ONLY ANO IS NOT APPROVED FOR DRINKING OR FOR HAND ANO TOOL WASHING, ETC. F. OBTAIN PRIOR APPROVAL OF ALL PROPOSED CHANGES AND MOO/F'ICA TIONS TO ANY PRIVATE ON-SITE FACILITIES. SUCH CHANGES MUST BE SUBMITTED TO, AND APPROVED BY, THE DISTRICT ENGINEERING OFFICE ANO DESIGNED IN ACCORDANCE WITH DISTRICT STANDARDS. 1. ALL RECYCLED WATER SPRINKLER CONTROL VALVES SHALL BE TAGGED WITH /DENT/FICA TION TAGS. A. TAGS SHALL BE WEATHERPROOF PLASTIC, 3"x 4", PURPLE IN COLOR, WITH THE WORDS 'WARNING RECYCLED WATER -DO NOT DRINK" IMPRINTED ON ONE SIDE, ANO "AV/SO -AGUA IMPURA-NO TOMAR" IMPRINTED ON THE OTHER SIDE. IMPRINTING SHALL BE PERMANENT AND BLACK IN COLOR. USE TAGS AS MANUFACTURED BY T. CHRISTY ENTERPRISES OR APPROVED EQUAL, B. ONE TAG SHALL BE ATTACHED TO EACH VALVE AS FOLLOWS: 1. ATTACH TO VALVE STEM DIRECTLY OR WITH PLASTIC TIE-WRAP OR 2. ATTACH TO SOLENOID WIRE 0/RECTL Y OR WI TH PLASTIC TIE-WRAP OR 3. ATTACH TO VALVE COVER WITH EXISTING VALVE COVER SOLT. 2. ALL SPRINKLER HEADS SHALL BE IDENTIFIED AS RECYCLED WATER SPRINKLER HEADS, G. EACH AUTOMATIC CONTROLLER AND ITS ASSOC/A TEO EQUIPMENT SHALL BE IDENTIFIED WITH A SIGN BEARING THE WORDS "RECYCLED WATER USED FOR /RR/GA TION" IN ENGLISH AND SPANISH, WITH BLACK LETTERS 1" HIGH ON A PURPLE BACKROUND. THE SIGN SHALL BE PLACED SO THAT IT CAN BE READ/LY SEEN BY ANY OPERATIONS PERSONNEL UTILIZING THE EQUIPMENT. DECLARATION OF RESPONSIBLE CHARGE: I HEREBY DECLARE THAT I AM THE LANDSCAPE ARCHITECT OF WORK FOR THIS PROJECT, THAT I HA VE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS PROJECT AS DEF'/NEO IN SECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIF/CATIONS BY THE CITY OF CARLSBAD ANO SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS LANDSCAPE ARCHITECT OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. FIRM NAME & ADDRESS: TESH/MA DESIGN GROUP 9903 BUS/NESSPARK AVE, SUITE 100 SAN DIEGO CA 921 .31 PHONE NO: (858) 693-8824 r;;n:~ .14~--E-X_P_IR"5_ATi~+Ji1 6/30/14 IN ORDER TO CONSERVE WATER ... PURPLE BAGKGROUND RECYCLED WATER IN USE DO NOT DRINK NO TOME ELAGUA WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAA SIZE, 18" X 18" I" BLAGK LETTERS " ' ---36'--;-----------_,_ N,T.S. 1 WARNING ECYCLED WATER DO NOT DRINK RECYCLED WATE WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USA\ --\------" 2" BLAGK LETTERS MASCARI WARNER a,:,:r?'t h i t e C t s 1717 Kettner Blvd., Suite 100 San Diego, California 92101 619.814.0080 Fax 619.814.0081 LANDSCAPE PLANS PREPARED FOR: PAD BUILDING 1A 1 BRESSI RANCH VILLAGE CENTER GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA RECYCLED WATER SYSTEM -(PRIVATE) SEE SHEET 2 FOR RECYCLED WATER USE MAP SHEET INDEX: LANDSCAPE TITLE SHEET· · · ... · .. RECYCLED WATER USE MAP. .. IRRIGATION PLAN · IRRIGATION DETAILS AND NOTES··· IRRIGATION DETAILS PLANTING PLAN PLANTING DETAILS AND CITY OF CARLSBAD SLOPE REVEGETATION/EROSION CONTROL POLICIES AND REQUIREMENTS PLANTING DETAILS IRRIGATION SPECIFICATIONS· PLANTING SPECIFICATIONS· PLANTING SPECIFICATIONS· · · · NOTE: Sheets 6-8 and 10-11 are omitted from DEH approval. 1 2 3 4 " 5 6 7 8 9 10 11 PREPARED FOR: REGENCY BRESSI, LLC C/O ATHENA MANAGEMENT, INC. 41 Corporate Park, Suite 260 INSPECTION PROCEDURES Irvine, California 92606 1. District Construction Inspection Shall Include: A. Required separation between potable and recycled water lines (horizontally and vertically). B. Pipe Identification. C. Sleeving at crossings. D. Appropriate materials and markings, including proper quick couplers. An approval letter regarding the inspection of the project shall be obtained from the City and the District, and be forwarded to the County Health Department prior to final inspection approval. 2. District Final Inspection Sha/I Include: A Signage installed per plan. B. Control/er Slickers. C. Tagging of valves. Phone: (949) 398-8750 Fax: (949) 450-8755 Contact: Jeff Lochner Airport PALO AR AIRPORT RD LAKE ~<,, SAN MARCOS (,\,._ 'J, NORTH VICINITY MAP E9 NO SCALE PREPARED BY: TESHIMA DESIGN GROUP Contact: Mark Stempniak 9903 Businesspark Avenue, Suite 100 San Diego, CA 92131 Phone: (858) 693-8824 CD en < I M < I ■ :c ■ w ■ D. Coverage test after completion of the sprinkler system to ensure protection of area not approved for recycled water use. E. All aspects of the irrigation conditions including windblown spray, runoff, and ponding. F. Required protection of all residential areas. I am familiar with the requirements for landscape and irrigation plans contained in the city of Carlsbad's landscape manual and water efficient landscape regulations. I have prepared this plan in compliance with those regulations and the landscape manual and agree to comply with all requirements when submitting construction documents, I certify that the plan implement those regulatio /0:provide efficient use of water. ~. ~ DI RT C 3, G. Required protection of wells, streams, reservoirs, etc. H. Cross-connection test if required. I. Color coded, laminated charts inside each controller. Annual Inspection Shall Include: A complete inspection that will cover A-I of the District Final Inspection. Revisions must be approved by Public Health Engineer, City Engineer and District Engineer prior to implementation in field. CITY OF CARLSBAD NOTES: Installation of irrigation as shown on the approved plans shall commence within 1 D days of the time when each slope is brought to grade as shown on the approved grading plans. CITY OF CARLSBAD NOTES: Prior to the start of grading, the applicant or applicant's agent shall obtain city approval of a construction schedule and/or exhibit outlining the timing of the slope planting and irrigation. The schedule shall show timing of construction of free-standing, retaining and crib walls immediately after rough grading as each location is achieved. Irrigation and planting shall take place as grading progresses. Planting and irrigation for the slope areas shall be completely installed, as shown on the approved plans, within 30 days after the irrigation installation first commences. LEGAL DESCRIPTION A POR!!ON CF LO( I &-5 er CARLSBAD TRACT er OJ-OJ. IN DI[ arr CF CARLSBAD. COUNfY OF SAN DIEGO, STATE Cr CAUFCRNIA, ACCORD/NC ro MAP fNER[tJf N/JMBlR U800 ON AL£ IN ll/£ CFRCE" Of" THE COUNTY RECORDER CF SAID COUNrY MA'/ 21, 2001, AS AMENO[O BY CER!lf!CA!E OF CORRECllON RECORDED AUGUS{ 2(. 2007 AS Fil£ NO. 2001-056J780, Cfl1C/Al RECORDS. OWNER RECENCY BRESSI, tlC c/o A!HENA MANM;[!,l[Nf, INC. II CORPORATE PARK, SUIT[ 260 IR'lfNF, CAUFORNIA 92606 PHONL' {9-1-9) 398-8750 CONTACI: llf LOCHNER NM/£ llRE UA![ CITY OF CARLSBAD NOTES: APN 2!1-191-09-00 A separate City review and approval is required for any portions of these plans requiring a building permit. City approval of these plans is for landscape planting and irrigation only. DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA COUNTY OF SAN DIEGO DEPARTMENT OF ENVIRONMENTAL HEALTH LAND AND WATER QUALITY DIVISION ~--z_____ GLENN LEEKS ENVIRONMENTAL HEALTH SPECIALIST DATE CARLSBAD MUNICIPAL WATER DISTRICT APPROVED FOR PLANTING IRRIGATION ONLY. AND INCLUDING PRECISE LOCATION AREAS. OF PLANTING "AS BUILT" P.E. DATE REVIEWED BY: INSPECTOR DATE 1---f---t-----------+---+-----+---+-------i I SH1EET I CITY OF CARLS BAD ~1 PLANNING DIVISION LJj_J :==:'...'=========='-'===:::::::; LANDSCAP£ TITL£ SH££T FOR: .000 ABS PLASTIC, STICK-ON VINYL OR .052" ALUMINUM CARLSBAD MUNICIPAL WATER DISTRICT DEVELOPERS NAME: PAD BUILDING :4 ' BRESSI RANCH VILLAGE CENTER GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA TESHIMA DESIGN GROUP IANDSCAPE ARCHITECTIJRE · IAND PlANNING 9903 BUSINFS5PARK A VE. SUITE 100 · SAN DIEGO, CA 92131 I'll' (!11!) .,,._ FAX' (8SK) 69l-ll02 TOO JOB NO. 13-29 DAIB: 3-14-14 Expirat7:n Date:6 30/H ~/.dwi CrLEN VAf.l fE:¥1 _3,/~f!f i?AfRIC:l(VAI IQI I ltd DATE ~ ENGINEER R.C.E. fl'Zf:4 EXP 3/q,,)i,;-CI TY 'I ~------------ ADDRESS: TELEPHONE: ______ _ DATE PLAN PREPARED: __________ _ BY: DATE INITIAL DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL I APPROVED: /q [ 4-12:-l I ~it c..f. /e · l'i' I PLANNING DATE DWN BY: I PROJECT NO. I DRAWING NO. DATE INITIAL CHKD BY: C.T. 06-24 452-9N CIJY APPROVAL RVWD BY: RIGHT-OF-v-iAY EXISTING "DO NOT~- DRINK" SIGN EXISTING REC-YC-LED Y'!A IRRIGATION MAINLINE POTABLE Y'IATER Fl LINE TO BUILDING EXISTII\ G HCJUSING ----------------<,,, ----· LEGEND [2J2J ..... ® EXISTING BACKFLOW PREVENTER BALL VALVE EXISTING RECYCLED WATER METER --RC---EXISTING RECYCLED WATER IRRIGATION MAINLINE l■■l■I EB~ I_.-._, \MV) , __ .... r----, IC1A1i I I L ____ J EXISTING "DO NOT DRINK" SIGNS AREAS OF RECYCLED WATER USE REMOTE CONTROL VALVE EXISTING MASTER CONTROL VALVE FIRE HYDRANT . QUICK COUPLER EXISTING CONTROLLER EXISTING FLOW SENSOR EXISTING PRESSURE REDUCING VALVE EXISTING DOMESTIC BUILDING METER ----W----POTABLE WATER LINE ----FS----FIRE SERVICE LINE North u a 5' 201 40' SCALE: 1"=20'-0" RECYCLED WATER USE MAP AND CALCULATIONS * TESHIMA DESIGN GROUP lANDSCAPE ARCHITECTURE • lAND PIANNING 9903 BUSINESfil'ARK. A VE. SUITE 100 • SAN DIEGO, CA 92131 PH• (&li) <i!l'J-11124 FAX• (&li) lm-111!2 TOO JOB NO. 13-29 DATE= 3-14-14 MASCARI WARNER a~r,,.;"c h i t e c t s 1717 Kettner Blvd., Suite 1 DD San Diego, California 92101 619.B14.DDBD Fax 619.814.0081 " . NOTE: CONTRACTOR SHALL CONTACT CMWD FOR INSTALLATION LOCATION AND DIRECTIONS. NOTES: 1, THE LISTED rlPE AND FITTINGS ARE INTENDED FOR A :t WATrn SERVICE AND 1" COPPER PIPE ANO FITTINGS MAY 8E USED FOR WA rm SERVICE. 2. THREADED JOIN I FITTltiGS (NPT) MAY BE USED IN PL/\CE OF SOLDERED ,JOIN IS SliO\\N UN [HIS URA WING, I If M OTSCRTPTION I SEE NOTES) I 2" COPPCR x COPPER UNION 1-----"-2 -2~" .t,_X _s_2". a 2'' <;OPPER TEE 3 2" MALE x COPPER ADAPTER 4 2" BALL VALVE WITH HAND LF'IER 5 TYPE l COPPER 6 2" K \.5" FIRE HOSE FlfflNG ~·-~--j l 2" 8ALL YAl..l'E 'Iii TH PADLOCK \\ING 8 2' X 2" x '!'' C x C x C TEE h,--"--.. (]),____....,_ ~li 9 3/4" HOSE BIB OR TEST COCK 10 2" x .J/4'' c x MIP AD,_AP--r-rn~---il 'C>-~ ITEM DESCRIPTION SPEC/DWG . -.. ·--+----------------------+-----ll, REV. APf'KOVd> DATE CARLSBAD MUNICIPAL WATER DISTRICT BYPASS TEE DAfE FOR RECYCLED WATER TESTING STAND~RD DWG; NO. W-35 Q; \Erigim\mlr1-qShwed\Relerence\Mcfl1J6i:l &. Sfon1ford:1\CARLS8AO ENGINEERING STAN01\RDS_LOE\Volume ~ -S!andQd Drawing; and si,e~lflca~!ons \rm nrm>11=,< fr,r c;tontll'\l'-' flrl'l\jilnoi\f'IHlf't ~itin,:{,,rrl rl,11M\('l~lf(I) o:_m fi':i/(:~ Q,,.r;;_.M NOTE: ALL SCREENED FACILITIES ARE PER CIVIL DRAWINGS. TESHIMA DESIGN GROUP CANNOT VERIFY LOCATIONS. CONTRACTOR MUST FIELD VERIFY ACTUAL LOCATIONS. NOTE: THERE SHALL BE NO DIRECT PIPE TO PIPE DRAINAGE FROM RECYCLED WATER TO STORM DRAIN. NOTE: IRRIGATION SYSTEM IS DRAWN DIAGRAMMATICALLY AND ALL RECYCLED IRRIGATION EQUIPMENT SHALL BE INSTALLED IN THE DESIGNATED RECYCLED WATER USE AREAS. ALL IRRIGATION LINES ARE DIAGRAMMATIC AND WILL BE WITHIN THE PROPERTY LINE. NOTE: PROVIDE CROSSOVER SLEEVE PER NOTE 16 ON SHEET 1, WHERE PROPOSED RECYCLED WATER IRRIGATION MAIN CROSSES POTABLE WATER MAIN. NOTE: THERE ARE NO DRINKING FOUNTAINS, OUTDOOR EATING AREAS, WELLS OR PLAYGROUNDS ON SITE. NOTE: THERE ARE NO GROUND LEVEL OR SIDE OF BUILDING AIR INTAKES. NOTE: THERE ARE NO EXISTING WELLS ON SITE. f---~-- DATE INITIAL LEGEND SYMBOL DESCRIPTION HYDROZONE 1 Plant Material -Ornamental drought tolarent/low water use plants Plant Coefficient (PF) -0.3 Annual Yearly Evapotranspiration (ETo) -47 Landscape Area (HA) -1,641 Sq. Ft. Irrigation Type -MP Rotators Irrigation Efficiency (IE) -0. 75 HYDROZONE 3 Plant Material -Ornamental drought toralent/low water use plants Plant Coefficient (PF) -0.3 Annual Yearly Evapotranspiration (ETo) -47 Landscape Area (HA) -270 Sq. Ft. Irrigation Type -Bubblers Irrigation Efficiency (IE) -0.85 WATER USE CALCULATIONS MAXIMUM APPLIED WATER ALLOWANCE CALCULATION • MAWA MAWA = (ETo)(0.62)(0.7 x LA) MAWA = (47)(0.62)(0.7 x 1,911) MAWA = 38,980 Gallons per Year MAWA = 38,980 I 748 = 52 HCF (Hundred-Cubic-Feet Per Year) ESTIMATED TOTAL WATER USE CALCULATION· ETWU HYDROZONE 1 ETWU = (ETo)(0.62)(PF x HA I IE) ETWU = (47)(0.62)(0.3 x 1,641 / 0.75) ETWU = 19,127 Gallons per Year ETWU = 19,127 I 748 = 25 HCF (Hundred-Cubic-Feet Per Year) HYDROZONE2 ETWU = (ETo)(0.62)(PF x HA I IE) ETWU = (47)(0.62)(0.3 x 270 I 0.85) ETWU = 2,776 Gallons per Year ETWU = 2,776 I 748 = 4 HCF (Hundred-Cubic-Feet Per Year) TOTAL FOR ALL HYDROZONES ETWU = HYDROZONE 1 + HYDROZONE 2 ETWU = 19,127 + 2,776 ETWU = 21,903 Gallons per Year ETWU = 21,903 I 748 =29 HCF (Hundred-Cubic-Feet Per Year) CONCLUSION The ETWU (21,903 gallons per year) is less than MAWA (38,980 gallons per year). The water budget for Bressi Ranch Village Center Pad ~• complies with MAWA. APPROVED FOR PLANTING "AS BUILT" AND IRRIGATION ONLY. INCLUDING PRECISE P.E, LOCATION OF PLANTING AREAS. REVIEWED BY: INSPECTOR I SH2ET I CITY OF CARLSBAD PLANNING DIVISION R£CYCL£D WATER US£ MAP FOR: ,~.· ~ .. --~·~-~ PAD BUILDING A' BR£SSI RANCH VILLAG£ C£NT£R GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: /1.Z,) t1 -Lll~-l:r ~.~.~.~. --~ PLANNING • DWN BY: PROJECT NO. DATE INITIAL DATE INITIAL DATE DATE ' WJ 4., .... '* DATE I I DRAWING NO, REVISION DESCRIPTION CHKD BY: C. T. 06-24 ENGINEER OF WORK OTHER APPROVAL CITY APPROVAL RVWD BY: 452-9N ' ! ! ! ' 'I : 1· i ,., ' , t !I : I ff 11 i 1 • I II I II · -: : II : ill 1-- IRRIGATION LEGEND SYMBOL DESCRIPTION MANUF MODEL PSI RADIUS GPM NOTES • "1 Jc. L & k' 6 El- liil Bubblers Hunter Tree Bubbler Flood Bubbler Shrub MP Rotator Hunter MP Rotator Nozzle -Quarter MP Rotator Nozzle -Half MP Rotator Nozzle -Full MP Rotator Nozzle -Quarter MP Rotator Nozzle -Half MP Rotator Nozzle -MP Left Strip MP Rotator Nozzle -MP Side Strip SYMBOL DESCRIPTION r---, Existing Recycled 'M' I I Water Meter l ___ J l%] Existing Reduced Pressure Backflow Preventer ~ Remote Control Valve ,.. ... --,, (MV) Existing Master Control Valve ' I ' , , ____ Existing Remote Control Valve to be replaced ''+J Existing Remote Control ' , Valve to be remain. ,., r-----, I I IC 1A1i Existing Controller 'A' I I l_ ____ J ,--, ' (FS) Existing Flow Sensor ' , , __ .,, • Quick Coupler ...... Ball Valve 'R' Existing Pressure \ I Reducing Valve ,- NOT Check Valve SHOWN I Existing Pressurized • I Purple Mainline Existing Non-pressurized f\.-•-·-·-··J\ Purple Lateral '" " Non-pressurized Purple Lateral Sleeve -Purple Color for Sch.40 Gray Color for Sch. 80 ~ -Controller Station -----L Maximum GPM --Valve Size Pro-Spray Body Style PROS-06-PRS30-CV-R-PCB-25 30 (2x) 0.25 Install all heads on 6" pop-up PROS-06-PRS30-CV-R-PCB-25 30 0.25 bodies. Use bottom inlet only. See Pop-up Detail G. Install (2) bubblers per tree. Pro-Spray Body Style PROS-12-PRS40-CV-R-MP100090 40 11'to 14' 0.19 Install all heads on 12" PROS-12-PRS40-CV-R-MP 100090 40 11'to14' 0,37 pop-up bodies. Use bottom PROS-12-PRS40-CV-R-MP1000360 40 11' to 14' 0,75 inlet only. See Pop-up Detail PROS-12-PRS30-CV-R-MP100090 30 8' to 1 O' 0,16 G. PROS-12-PRS30-CV-R-MP100090 30 B'to10' 0,32 PROS-12-PRS40-CV-R-MPLCS515 40 5' X 15' 0.22 PROS-12-PRS40-CV-R-MPSS530 40 5' X30' 0.44 EQUIPMENT LEGEND MANUF Hunter Nelson KBI KBI PVC PVC PVC MODEL SIZE 1-112" 2" ICV-xxxG-R-AS-ADJ Size Per Plan 2" 40-Stations 1-112" 7645 1" WLT-0000-T Line Size KC-Series 2" Class 200 Class 200 Size Per Plan NOTES Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx, where shown, field verify. Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx. where shown, field verify. Install in valve box with purple lid per Detail E and F. Install with Hunter Accu-Sync Pressure Regulator. Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx. where shown, field verify. Replace with a 111 Hunter remote control valve, Model ICV-xxxG-R-AS-ADJ. Install in valve box with purple lid per Detail I and J. Install with Hunter Accu-Sync Pressure Regulator. Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx. where shown, field verify. See Irrigation Schedule for additional notes. Existing Calsense Controller Model, ET2000e installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx. where shown, field verify. Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D,E.H. -RW # 2685. Approx. where shown, field verify. Install in 1 O" Round Valve Box with purple lid per Detail H. Install with ACME threads. Brand lid with letters "QC". Install in 1 O" round valve box with purple lid per Detail A. Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx. where shown, field verify. Install where required to prevent low head drainage. Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx. where shown, field verify. Existing. Installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685. Approx. where shown, field verify. Install with 12" cover. See Trenching Detail B. Sleeve under improvements: Under Vehicle Paving install mainline, wiring and laterals in separate PVC Sch. 80 sleeves with 36" cover. Under Pedestrian Paving install mainline, wiring See Notes Size Per Plan and laterals in separate PVC Sch. 40 sleeves with 1811 cover. All sleeves shall be 2 times line size. Note: where mainline is shown sleeved, install 4" wire sleeve. See Sleeve Detail C. NOTES: ALL SPRAY HEADS ARE TO BE EQUIPPED WITH BUILT-IN CHECl< VALVES. ALL SPRAY HEADS TO BE EQUIPPED WITH A PRESSURE COMPENSATING DEVICE. ALL HEADS ARE TO BE AD-JUSTED TO PROVIDE BEST COVERAGE TO THE LANDSCAPED AREA WITHOUT OVER SPFIAY ONTO BUILDINGS, WALLS, WALKWAYS AND PAVING. SPRl~JKLERS, MP ROTATOR HEADS AND OTHER TYPES OF DISPERSION HEADS SHALL HAVE THE EXPOSED SURFACE COLORED PURPLE. THE EXPOSED SURFACE SHALL BE COLOFIED THROUGH THE USE OF INTEGRALLY MOLDED PURPLE PLASTIC OR PERMANENTLY ATTACHED PURPLE PLASTIC RING OR DISC. ALL SHRUB HEADS SHALL HAVE PURPLE CAPS. TESHIMA DESIGN GROUP LANDSCAPE ARCHITECfURE · 1AND PI.ANNING 9903 BUSINFfilPARK AVE. SUITE 100 • SAN DIEGO, CA 92131 PH' (NJ lllHK24 FA)(, (N) lllH1"1 ·;~;\~.~~ ~. ·. ,)LAP,.,~~ ' ' ;• MASCARI WARNER a~r?""c h i t e C t s TOO JOB NO. 13-29 DATE: 3-14-14 1717 Kettner Blvd,, Suite 100 San Diego, California 92101 619.814.0080 Fax 619.814.0081 IRRIGATION SCHEDULE Existing Recycled Water Irrigation Mainline and wire located at the bottom of the slope to remain. Protect in Place. Location shown is approximate. Verify the IT] location and size prior to commencement of work. Contractor shall test existing mainline for leaks and repair or replace at contractor's own expense if necessary. Test existing wire to ensure correct operation. Contractor shall repair or replace wire if it does not operate properly at contractor's own expense. Existing Calsense Controller Model, ET2000e to remain. Protect in place. Location shown is approximate. Contractor to verify in field prior to commencement of work. [fil Contractor shall connect new remote control valves to existing controller with existing extra wires. Use station numbers A-19 and A-20 for new remote control valve connection. []] Existing lateral line to remain. Protect in Place. Location shown is approximate. Verify the location prior to commencement of work. Contractor shall test existing lateral line for leaks and repair or replace if necessary. [1] New remote control valve. See Irrigation Equipment Legend. Connect to existing valve manifold. Connect to existing controller with existing extra wires. Connect new lateral line for the Crape Myrtle Tree bubblers to existing lateral line at this approximate location. Verify in field prior to commencement of work. The @] connection can not be made until the cross-connection shutdown test is completed. Contractor shall test existing lateral line for leaks and repair or replace if necessary. Existing Crape Myrtle tree bubbler system is operated by remote control valve Number A-3. @] Cut and cap existing lateral line connected to the existing remote control valve Number A-2 at this approximate location. Location shown and valve number is approximate, Verify in field prior to commencement of work. Cut and cap existing lateral line connected to the existing remote control valve [I] Number A-15 at this approximate location. Location shown and valve number is approximate. Verify in field prior to commencement of work. Existing irrigation Remote Control Valve Number A-19 to be replaced. Location @] shown and valve number is approximate. Contractor to verify in field prior to commencement of work. Replace existing valve with Hunter, Model: ICV-xxxG-R-AS-ADJ. Existing irrigation Remote Control Valve Numbers A-1, A-2 and A-3 to remain. []] Location shown and valve numbers are approximate. Contractor to verify in field prior to commencement of work. Existing Irrigation Mainline and wire located in the planter area at approximately 12" from existing perimeter wall to remain. Protect in Place. Location shown is !ill approximate. Verify the location and size prior to commencement of work. Contractor shall test existing mainline for leaks and repair or replace at contractor's own expense if necessary. Test existing wire to ensure correct operation. Contractor shall repair or replace wire if it does not operate properly at contractor's own expense. Existing irrigation system installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685 to remain. Protect in Place. Contractor shall test the [DJ existing irrigation system for any leaks and repair or replace at Contractor's own expanse. Adjust to accommodate new wall construction. Contractor shall replace all existing landscape and irrigation damaged or lost during the new remote control valve and lateral line installation. Existing irrigation installed per City and DEH approved plan, City DWG. No. 452-9L B] and D.E.H. -RW # 2685 to remain. Protect in Place. Any existing irrigation or plant material lost during construction shall be replaced at contractor's own expense. Adjust to accommodate new construction ij] Remove existing lateral line and spray heads for the existing vines. Replace with new irrigation as shown on the plan. 18] Locate all laterals in planter areas. [j] Existing "Do Not Drink" Sign location installed per City and DEH approved plan, City DWG. No. 452-9L and D.E.H. -RW # 2685 NOTE: Installation of irrigation as shown on the approved plans shall commence within 1 O days of the time when each slope is brought to grade as shown on the approved grading plans. NOTE: NOTE: i'"~/,1.'c-'4"''1,;8;'~ '.F<•l<'.'111•u k\''~:1,r-, !•'~ ';)ll'h,¾"'\-'•>,; ~,nd-~ J UJ\'1•01 !Ht11rt·11;.1t.A'A J J ~::r-:.i J:;J 1.~ a li:'.-0 ·1. All existing irrigation equipment ::..'nown is based on City of Calrnbad approved irrigation µIan, City DWG. No. 452-9L ,md O.E.1-1. -RW # 2685. Appro:<Contmc!or sr1all verify in fielcl the location, layout 8:lCI size, of all the existinra irrigation equipment prior to cornrnencernent of work. St1ou!d axisting irrigation equiprner1t !or..:c.1ti0n, layout or size be different then st10wr1 on this plan. contractor shali notio; landscape architect for instruction prior to proceeding with insial!ation. 2. Contrac!or shall rnaintain all exi::;ting landscape in a hBa.Hhy growing concJition:s. This rnight require hand watering during con::itruction. f\r1y plant material lo,3( during r.:onstruction .<:,hall be replaced at contractor1s ow11 Bxpense. S8a Planting Plan !or replacement ciirectiono. I ' \ EXISTING IRRIGATION CONTROLLER 'A' EXISTING 40-STATION CALSENSE CONTROLLER MODEL, ET2000E. APPROX. WHERE SHOWN, FIELD VERIFY. \ \ all be highlined and connected to a potable water APPROVED FOR EXISTING RECYCLED WATER POINT .OF CONNECTION INFORMATION GATEWAY ROAD, STREET STATION# 10+62.27 Existing Water Mater 1-1/2" Exisitng Recycled Water Irrigation Meter Meter Elevation 287 Static Pressure 1 70 psi Peak Flow 11 gpm Existing Controller Type Existing Calsense Controller Model, ET2000e Stations Available 40 Stations Used 25 Existing Backflow Device Existing 2" size. NOTE: EXISTING WATER METER, BACKFLOW PREVENTER, CONTROLLER, MASTER VALVE AND FLOW SENSOR INSTALLED PER CITY AND DEH APPROVED PLAN, CITY DWG. NO. 452-9L AND D.E.H. -RW # 2685. PLANTING rr;; (\, :~UILT" Sleeves on Recycled Water Mainline must extend Min. 1 O feet each side of Potable Main per Note#.!§_ on Sheet .1_. (Typical for all Crossings) The new irrigation lateral and valve sh source pending successful completio and DEH. Final connection to the exis be performed only after approvals from n of a cross-connection test performed by CMWD ting lateral line and recycled irrigation mainline is to AND IRRIGATION ONLY. " ~ / v~W~J.r ~ I f (\ -~/J fFJ) tr SEE SHEET 4 FOR IRRIGATION NOTES SEE SHEET 4 AND 5 FOR IRRIGATION DETAILS SEE SHEET 9 FOR IRRIGATION SPECIFICATIONS North u 0 5' :20' 40' SCALE: I "=20'-0" CMWD and DEH. DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION INCLUDING PRECISE ~.E. \ , D7IE LOCATION OF PLANTING AREAS. REVIE:e BY: /~..: ~ U(, ~14 'f.,z.z_. l'-f INSPECTOR DATE I SH3ET I CITY OF CARLSBAD uTJ PLANNING DIVISION 1 !RR/GA TION PLAN FOR: PAD BUILDING '.4' BRESSI RANCH VILLAGE CENTER GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: /--C.,J.. &-td\ ar 6, ·V--1--t PLANNING DATE DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: OTHER APPROVAL CllY APPROVAL RVWD BY: c.r 06-24 452-9N I IRRIGATION NOTES 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 THE CONTRACTOR. 2. THE CONTRACTOR SHALL VERIFY THE LOCATIONS 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'S REPRESENTATIVE. 3. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS AND AS-BUILT DRAWINGS BEFORE BEGINNING WORK. 4. CONTRACTOR SHALL COORDINATE ALL IRRIGATION LINES AND CONTROLLER WIRES WITH PROPOSED LOCATIONS OF PLANT MATERIAL AND ROOT BARRIERS PRIOR TO INSTALLATION. ALL IRRIGATION SLEEVES SHALL BE COORDINATED AND INSTALLED PRIOR TO INSTALLATION OF ANY PAVING, WALL FOOTINGS/ FOUNDATIONS, CURBS AND ETC. 5. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS AS NECESSARY. 6. DO NOT WILLFULLY INSTALL ANY EQUIPMENT 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 CONSTRUCTION MANAGER PRIOR TO ANY WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER. 7. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH CARLSBAD MUNICIPAL WATER DISTRICT, CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION. 8. ALL LATERALS, MAINLINE AND WIRE UNDER PEDESTRIAN PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE TWICE THE DIAMETER OF THE PIPE CARRIED. ALL LATERALS, MAINLINE AND WIRE UNDER VEHICLE PAVED AREAS TO BE INSTALLED IN A SCH. 80 SLEEVE TWICE THE DIAMETER OF THE PIPE CARRIED. ALL WIRE UNDER PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE THE SIZE REQUIRED TO EASILY PULL WIRE THROUGH. ALL SLEEVES TO BE INSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING. ALL SLEEVES TO BE AS SHOWN ON THE PLANS. 9. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS SHOWN ON THE PLANS. ALL HEADS ARE TO BE ADJUSTED TO PREVENT OVERSPRAY ONTO BUILDING, WALLS, FENCES AND HARDSCAPE. THIS INCLUDES, BUT 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. 10. ALL HEADS INDICATED ON THE PLANS AT A SPACING LESS THAN 75% OF FULL OPEN THROW, AS PER MANUFACTURER'S RECOMMENDATIONS, ARE TO RECEIVE A PCS SCREEN OF APPROPRIATE SIZE TO REDUCE THE RADIUS TO MORE CLOSELY MATCH THE SPACING. REFER TO THE MANUFACTURER'S CHARTS PROVIDED WITH PCS SCREENS FOR SIZING OF SCREENS. 11. PROVIDE CLEAN SAND BEDDING AND BACKFILL FOR PRESSURE MAINLINE PIPE (3 IN. BELOW AND 6 IN. ABOVE PIPE MINIMUM). 12. IRRIGATION SYSTEMS ARE TO BE INSTALLED AS SHOWN ON THE PLANS & IN ACCORDANCE WITHE CRITERIA AND STANDARDS OF THE CARLSBAD MUNICIPAL WATER DISTRICT AS OF THE APPROVED DATE OF THESE PLANS. 13. USE VARIABLE ARC NOZZLES AS REQUIRED TO ACHIEVE COMPLETE COVERAGE WITH MINIMAL OVERSPRAY 14. SYSTEMS ARE DESIGNED FOR A MINIMUM OF 40 psi FOR SPRINKLER HEADS. 15. ALL LATERAL END RUNS SHALL BE 3/4" CL 200, UNLESS OTHERWISE NOTED. 16. ALL REMOTE CONTROL VALVES SHALL BE INSTALLED IN VALVE BOXES, ONE VALVE PER BOX. LOCATE ALL REMOTE CONTROL AND QUICK COUPLING VALVES ADJACENT TO WALKS OR CURBS. 17. CHECK VALVES SHALL BE INSTALLED AS REQUIRED TO PREVENT ALL LOW HEAD DRAINAGE. 18. CONTRACTOR SHALL VERIFY THAT THERE IS ADEQUATE PRESSURE AVAILABLE AT THE SITE FOR THE IRRIGATION SYSTEM TO WORK PROPERLY. IDEALLY THERE SHOULD BE 40 POUNDS OF PRESSURE AT LAST HEAD ON EVERY CIRCUIT. DESIGN ASSUMES 107 PSI AT THE POINT OF CONNECTION AS PROVIDED BY THE CARLSBAD MUNICIPAL WATER DISTRICT. SHOULD PRESSURE BE DIFFERENT THEN SHOWN ON THE PLAN CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR INSTRUCTIONS PRIOR TO PROCEEDING WITH INSTALLATION. 19. IF AVAILABLE PRESSURE EXCEEDS 80 PSI CONTRACTOR SHALL ADJUST PRESSURE AT PRESSURE REQULATOR. 20. CROSSOVER SLEEVE TO BE PROVIDED WHERE RECYCLED WATER IRRIGATION MAINLINE CROSSES POTABLE DOMESTIC WATER MAINS. SLEEVE TO BE INSTALLED ON RECYCLED MAIN AND EXTEND TEN (10) FEET ON EITHER SIDE OF THE POTABLE MAIN. 21. CONTRACTOR SHALL PROVIDE LANDSCAPE AND IRRIGATION MAINTENANCE SCHEDULE TO THE LANDSCAPE ARCHITECT AT THE TIME OF FINAL INSPECTION. 22. CONTRACTOR SHALL PROVIDE IRRIGATION WATERING SCHEDULES FOR PLANT ESTABLISHMENT PERIOD, ESTABLISHED LANDSCAPING, TEMPORARILY IRRIGATED AREAS AND DIFFERENT SEASONS. IRRIGATION WATERING SCHEDULE SHALL BE PROVIDED TO THE LANDSCAPE ARCHITECT AT THE TIME OF FINAL INSPECTION. TESHIMA DESIGN GROUP 1ANDSCAPE ARCHITECTURE · IAND PIANNING 9903 BUSINE$PARK AVR SUITE 100 • SAN DIEGO, CA 92131 I'll' (8'8) l!l3-8ll1,I FAX' (8'8) t'IJl-1182 TOO JOB NO. 13-29 DATE: 3-14-14 PRESSURE CALCULATIONS PROJECT: PAD BUILDING 'A' BRESSI RANCH VILLAGE CENTER LOCATION: GATEWAY ROAD & FINNILA ROAD, CARLSBAD, CALIFORNIA DATE OF PRESSURE CHECK: 12/3/13 BY: C.M.W.D. JOB N0.:13-29 CLIENT NO.: 949.398.8750 WATER AUTHORITY: CARLSBAD MUNICIPAL WATER DISTRICT CALC. DATE: 12/5/13 BY:MS VALVE NO. CHECKED: A-20 PRESS. AT POC: 107 PSI ----.. ·- POC ELEVATION: 413 HIGHEST HEAD: 409 PIPE PIPE PIPE PIPE ACCUM. LOSS SECTION TYPE SIZE LENGTH GPM IN PSI 1 CL.200 3/4" 30' 1.1 .07 2 CL.200 3/4" 30' 2.1 .07 3 CL.200 3/4" 30' 5.6 .23 4 CL.200 3/4" 30' 7.9 .50 5 CL.200 1" 90' 11 1.6 A. TOTAL LATERAL SYSTEM LOSSES 2.5 MAINLINE SYSTEM: PIPE PIPE PIPE PIPE ACCUM. LOSS 1 4. 5 0 FINISHED GRADE @PLASTIC VALVE BOX WITH PURPLE BOLT DOWN COVER. USE STAINLESS STEEL BOLT NUT AND WASHER HEAT BRAND 'GV' ONTO LID. @MAINLINE 2 SECTION TYPE SIZE LENGTH GPM IN PSI 1 CL. 315 2" 320' 11 3.1 B. TOTAL MAINLINE SYSTEM LOSSES 3.1 ® BALL VALVE MISCELLANEOUS LOSSES: SIZE: WATER METER 1-1/2" BACKFLOW PREVENTER 2" CONTROL VALVE 1" MASTER CONTROL VALVE 2" FLOW SENSOR 1 1/2" C. TOTAL MISCELLANEOUS LOSSES D. TOTAL SYSTEM LOSSES (A+B+C) E. FITTING LOSSES ( 15% OF TOTAL LOSSES) F. HEAO LOSS/ GAIN IN SYSTEM G. MINIMUM REQUIRED PRESSURE AT LAST HEAD H. DESIGN PRESSURE ( D+E+F+G) I. AVAILABLE PSI J. RESIDUAL PSI ( I-H ) K. PUMP BOOST L. ADJUSTED RESIDUAL PSI ( J + K ) .4 12 3.0 .1 5.0 20.5 26.1 3.9 -1. 7 40 68.3 170 101.7 G) HARDSCAPE (TYPICAL) CD z ~ ~ z :::, ~ co (.) "' I w > @ CLEAN BACKFILL -90% COMPACTION REQUIRED -SEE SPECS @ SAND (TYPICAL) NOTES: CD z ffi ~ 0 z 5 <( ~ ~ w 0 w (L 1. All sleeves to be Sch.40 PVC ( Sch.BO under vehicle paving). 2. All sleeves shall be 2x the size of the pipe being carried. Min. sleeve size shall be 2". 3. Extend sleeves 12" beyond edge of hardscape on both ends. 4. During installation tape closed ends of pipes until all laterals and wires have been run. © SLEEVING --.-~-'.: ·-, J;"-t,...-.,. , .... r" ~J':I ·:·•.;;• ... . :::i ,.i{j , . ' ...... ">,:<'I, . ',,..\ (:l. MASCARI WARNER a;;;~ h i t e C t s 1717 Kettner Blvd., Suite 100 San Diego, California 92101 619.814.0080 Fax 619.814,0081 -(! I , II ti 3 6 7 0 BRICK SUPPORTS @1/2 C.F. 3/4" CRUSHED GRAVEL @BALL VALVE (i) LANDSCAPE FABRIC NOTE: 1 7 3 5 --0 ALL PRESSURE MAINLINE UNDER DRIVES SHALL BE BURIED TO A 36" MINIMUM DEPTH. ! " ' ll 1· ! I I I I NOTTO SCALE MAINLINE SPECIFICATIONS: CL. 315 FOR 2" OR MORE SCH. 40 FOR 1-1/2" OR LESS. NOTE: ALL PRESSURE MAINLINE UNDER DRIVES SHALL BE BURIED TO A 36" MINIMUM DEPTH. NOTES: 1. Pipe shall be snaked side to side in trench to allow expansion. NOTE: INSTALL TRUST BLOCKS ON MAINLINE AT DIRECTION CHANGES. G) FINISH GRADE ® CLEAN BACKFILL -90% COMPACTION REQUIRED -SEE SPECS 12" 18" @ PURPLE NON-PRESSURE LATERAL LINE PER LEGEND 8) PURPLE COLOR PRESSURE SUPPLY LINE PER LEGEND 1 3 8 4 @ PROVIDE 2" OF CLEAN SAND BELOW PRESSURE MAINLINE IF ROCK LARGER THAN 2" IS PRESENT (z_) 6" MIN. CLEARANCE FROM HARDSCAPE ( MAINLINE ONLY) @ DIRECT BURIAL, LOW VOLTAGE CONTROL WIRES -INSTALL BELOW PRESSURE SUPPLY LINE. BUNDLE AND TAPE WIRES AT 12' O.C. LOOP @ RECYCLED WATER WARNING TAPE ABOVE MAINLINE. @ CONTROL WIRES AT ALL 90 DEGREE CHANGES IN DIRECTION. SPLICING ONE 12" ABOVE AND ONE RESTING ON THE MAINLINE OF WIRE RUNS IS NOT ALLOWED UNLESS APPROVED BY THE OWNER TRENCHING 4 ,---------------r--~ 1--------1 ----L ________________ _... 5 G) LOWVOLTAGEWIRE,3MAX. (g) OUTER CASE OF CONNECTOR @ INNER CASE OF CONNECTOR 3 G) STRIP & TWIST WIRES FOR PROPER CONNETION G) COPPER SLEEVE CRIMP INSTALLED W/ RECOMMENDED TOOL NOTE: NOTTO SCALE Fill inner case with water proof sealer prior to final assembly. All wire routed between controller and remote control valve shall be a continuous run with no wire splices. Wire splices shall only occur at the remote control valve and controller pigtail ( if required) NOT TO SCALE @ WIRE CONNECTOR NOTTO SCALE APPROVED FOR PLANTING "AS BUILT" AND IRRIGATION ONLY. INCLUDING PRECISE P.E. DATE LOCATION OF PLANTING AREAS. REVIEWED BY: INSPECTOR DATE I SHlET I CITY OF CARLSBAD LUJ -PLANNING DIVISION 1 IRRIGATION DETAILS AND NOTE'S FOR: PAO BUILD/NC '.4' BRESSI RANCH VILLAGE C£NT£R GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: l~:J [ er-~u~ -\-·lo.(~ PLANNING DATE DWN BY: PROJECT NO. DATE INITIAL DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CllY APPROVAL RVWD BY: C. T. 06-24 452-9N - I ' i NOTES, 1. ALL WIRE TO BE INSTALLED AS PER LOCAL CODES. 2. COMPACT SOIL AROUND VALVE BOX TO SAME DENSITY AS UNDISTURBED ADJACENT SOIL. 3. ALL VALVE BOX LIDS SHALL BE BRANDED WITH STATION NUMBER AND STATION I.D. PROVIDE A STATION NUMBER TAG INSIDE THE VALVE BOX. NOTES: INSTALL PER HUNTER INDUSTRIES SPECIFICATIONS. CONTRACTOR SHALL CONTACT HUNTER SPECIFICATION MANAGER, CHRIS ROESINK, AT 760.703.2474 AND SHALL SCHEDULE PRE-CONSTRUCTION MEETING TO REVIEW INSTALLATION DETAILS AND SPECIFICATIONS IN FIELD. G) FINISHED GRADE 1" BELOW VALVE BOX TOP IN TURF AREAS. 2" BELOW VALVE BOX IN SHRUB BEDS @) PURPLE PLASTIC RECTANGULAR VALVE BOX WITH LOCKING LID. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. @ CONTROL VALVE, SEE LEGEND FOR SPEC @) WATER PROOF WIRE CONNECTOR -DBRY-6. @ 18" WIRE LOOP ( WRAP 15 TIMES AROUND 1/2" DIA. PIPE TO FORM COIL -REMOVE PIPE.) @ RECYCLED WATER TAG -CRISTY'S OR EQUAL (i) PVC SCH 40 SLIPxFIPT ADAPTER, (2 REQUIRED) 1 2 5 ---19 ~~~~~~~~~;;r------110 @ PVC LATERAL LINE (PURPLE COLOR) -PIPE PER SPECS. ANGLE TO SPECIFIED DEPTH WITH 45 ELLS @ SCH. 80 UNION @ BRICK SUPPORTS -(1) ONE AT EACH CORNER @ 3" SCH. 80 NIPPLE TYP. (3 TOTAL) @ LANDSCAPE FABRIC @J 1 C.F.-PEA GRAVEL @) PVC MAINLINE PIPE (PURPLE COLOR) FROM BACKFLOW PER SPECS. @ PVC SCH.40 ELLS (2) 6 (i_) PRIMARY MAIN LINE (PURPLE COLOR). SEE PLAN FOR SIZE. @ SUB-MAIN (PURPLE COLOR)- SIZE VARIES. SEE SCHEDULE BELOW MAINLINE SCHEDULE: 1-10 GPM 1" SCH. 40 11-18 GPM 1-1/4" SCH. 40 19-25 GPM 1-1/2" SCH. 40 26-39 GPM 2" CL. 315 40-58 GPM 2-1/2" CL. 315 ® REMOTE CONTROL/MASTER VALVE INSTALLATION ® 14 ' . '--------111 '----{12 ----«3 3 CD ® ® 0 ® ® 0) ® ® @ @ @ @ NOTTO SCALE 9" DIA. PLASTIC VALVE BOX WITH PURPLE LOCKING COVER INSTALL 2" ABOVE GRADE IN GROUNDCOVER FINISH GRADE PAVING OR STRUCTURE QUICK COUPLER WITH RUBBER CAP 5" DEPTH PEA GRAVEL INSTALL BOX LEVEL WITH 2 STANDARD BRICKS RED BRASS COUPLING RED BRASS RISER 1/2 CU. FT. MIN. CONC. THRUST BLOCK PVC ELL OR TEE (CONNECTION TO MAINLINE) (2) RED BRASS STREET ELLS RED BRASS NIPPLES (2) RED BRASS ELL NOTE: QUICK COUPLER SHALL BE TYPE APPROVED FOR USE WITH RECYCLED WATER WITH ACME THREADS (!j) PAINT "Q" ON COVER QUICK COUPLER TESHIMA DESIGN GROUP IANDSCAPB ARCHITECTURE • lAND PLANNING 9'J03 BUSINFSfil'ARK AVE. SUITE 100 • SAN DIEGO, CA 92131 I'll' (8.18) 693-8824 F~ (8.18) fl!J-Im TOO JOB NO. 13-29 DATE= 3-14-14 NOTTO SCALE 0) MASCARI WARNER a~~ h i t e C t s 1717 Kettner Blvd,, Suite 100 San Diego, California 921 □1 619.814,0080 Fax 619,814,0081 5 7 G) TEE OR ELL WITH REDUCER BUSHING G) BALL VALVE. SEE DETAIL. @ CONTROL VALVE. SEE DETAIL. @OUICK COUPLER. SEE DETAIL. 0) LATERAL LINE (CL. 200). PURPLE COLOR. SEE · PLAN FOR SIZE. 3 NOTEO, A-VALVE eoxEe 5HALL BE LABELED 6l HOT IRON BRANDING OR ALUMINUM A&FHAL TIC BASE WATE~ FAINT. 6-CONT~L VALVE& SHALL BE IN&TALLED TO ALLOW ORDERLY A~EMENT Of VALYE 60XE5. C· LOCATE YAJ .. VE AeeEM6LIE5 IN &HFWB OR GROUNDCOYER AREA5 ONLY. D-LOCATloN Of VAL YE AeeEMBLIE& eHALL BE &TAK.ED FOR AFFROVAL BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION.. E-CENTER VALVE 60XE5 OVEF<. VALVE A5&EM6LE TO FACILITATE ACCE55 AND MAINTENANCE. F-5ET VALVE 60XE5 AT EQ.JAL ELEYATION5 W/ TOP& AT 2" A60VE FINlf>l.l G~E IN &HF,1..16/ GFi;CUNDCOYER AREA5. G-VALVE 60XE5 &HALL BE &ET PARALLEL TO EACH OTHER AND PE~NDICULAR TO EDGE OF A~A. H-DO NOT DEFOf-iM OR COLLAP5E VALVE eox eY EXCE551YE WIL COMFATION AROUND eox. I-IAF<DSCAPE EDC?,e ,---A ~------------------~ PLANTER AREA C - N 6 6 12" 12" 12" LEC?,END A-eDC?,e OF AREA, CUR6, UJALK OR UJALL 6-li&"xll" 5TANDAF<D RECTANG,ULAR VALVE eox C-ltZ>" DIA. ROUND VALVE eox C VALVE MANIFOLD INSTALLATION (TYPICAL) NOTE, 5IDEHAL 24 IN. POTABLE SERVICE LINE PURPLE METER BOX LID V'IA TER METER z f z N 10 FT. MIN. TO POTABLE MAINLINE IN 5TREE~I, RECYCLED V'IATER IRRIISATION MAINLINE K/5LEEVI: VERTICAL CLEARANCE OF 12 IN. MIN. 15 MANDATORY HHEN CROSSING PATH OF A POTABLE V'IATER LINE. INSTALLATION OF RECYCLED V'IATER IRRIGATION MAINLINE 24 IN. FROM FACE OF 5IDEV'IALK HILL PROVIDE THE NECESSARY 10 FT. HORIZONTAL CLEARANCE FROM POTABLE MAINLINE IN THE STREET. NOTTO SCALE G) INSTALL SPRAY HEAD AT ANGLE FOR MAX. THROW IF IRRIGATING SLOPES @ FINISH GRADE OF SOIL OR MULCH WHERE OCCURS @PAVING OR STRUCTURE @) SPRAY HEADS: t-/2" - 12" MIN. 5 6 r--~--------a0 ~,-...,------:;::7-\'\~~==,------------© 4" FROM WALKS AND CURBS =:i===~----.:=====-=~ rn., g 8" FROM STRUCTURES ~--,__ _____ ,-.-~ ® 10 5 POP-UP SPRINKLER/MP ROTATOR WITH PURPLE CAP AND BUILT-IN CHECK VALVE @ 1/2" MARLEX STREET ELL (MIPT X FIPTI(2) (]) 1/2" SCH. 80 PVC THREADED 6" NIPPLE @ 1 /2" MARLEX STREET ELL (MIPT x FIPTI @ PVC PURPLE LATERAL LINE @ SCH. 40 PVC S XS X FIPT TEE OR ELL NOTE: 1. Contractor shall install additional anti-drain valves, as required, to prevent low head drainage 2. Use bottom inlet only 3. Use pop-ups on all heads within 1 O' of walks, lawn, or curbs. POP-UP SPRAY/MP ROTATOR HEAD STREET SURFACE POTABLE MAINLINE (SEE IMPROVEMENT DRAHIN6S) 5.5 FEET 3 NOTTO SCALE --v------._,_ RECYCLED WATER WARNIN6 12 IN. MIN. REQUIRED VERTICAL SEPARATION ~ TAPE ABOVE MAINLINE. RECYCLED WATER IRRl6ATION MAINLINE NOTE, SEE TRENCHIN6 DETAIL. LEEYE ALL RECYCLED WATER IRRl6ATION PIPE AND SLEEVES SHALL BE PURPLE AND LABELED. POTABLE MAINLINE CROSSING NOT TO SCALE Q) POTABLE SERVICE LINE CROSSING NOTTO SCALE APPROVED FOR PLANTING "AS BUILT" AND IRRIGATION ONLY. INCLUDING PRECISE P.E. DATE LOCATION OF PLANTING AREAS. REVIEWED BY: INSPECTOR DATE ---- I SHSET I CITY OF CARLSBAD w PLANNING DIVISION 1 /RR/GA T/ON DETAILS FOR: -~-f----·--~-PAO BUILDING '.4' -----~-BRESSI RANCH VILLAGE CENTER -··-~---GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: 1~4 4-~ll-o'-lt cf-l<>. i-\- PLANNING DATE -~--- DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL DATE INITIAL CHKD BY: ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: C. T. 06-24 452-9N ,I I. II ' ( ! ' I I , i . ' f I " i 'i I I I I ' ' I I I PLANT LIST TREES CODE BOTANICAL NAME COMMON NAME QTY SIZE NOTES Standard. Double Stake. Full heads, ~ Lagerstroemia indica 'Arapaho' Crape Myrtle 1 24" Box straight trunks and matching. Must submit photos for approval. See Details 1 and 3. NOTE: 1. ALL TREES LOCATED WITHIN 5 FEET OF ANY HARDSCAPE AND ALL STREET TREES SHALL BE INSTALLED WITH ROOT BARRIER. ROOT BARRIER SHALL BE BIO-BARRIER. SEE DETAIL 9. SHRUBS CODE BOTANICAL NAME COMMON NAME QTY SIZE NOTES <D Muhlenbergia capillaris Pink Muhly 14 5 Gallon Full and bushy. See Detail 1 . ® Pittosporum tobira 'Variegata' Variegated Pittosporum 11 5 Gallon Full and bushy. See Detail 1. @ Cistus x purpureus Orchid Rock Rose 17 5 Gallon Full and bushy. See Detail 1. - 0 Xylosma congestum Xylosma 8 5 Gallon Full and bushy. See Detail 1. @ Dietes bicolor Fortnight Lily 33 5 Gallon Full and bushy. See Detail 1. ---~--""'~- 0 Hemerocallis hybrids Day Lily 45 1 Gallon 20% Orange, 80% Yellow. Full and bushy. See Detail 1. GROUND COVER CODE BOTANICAL NAME COMMON NAME QTY SIZE NOTES • ~;~"S; ''' ~~~' ■: Myoporum parvifolium 'Pink' Pink Myoporum Flats 12" O.C. See Detail 1 and 2. See Note Below. Trachelospermum jasminoides Star Jasmine 1 Gallon 12" O.C. See Detail 1 and 2. See Note Below. NOTES: 1. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING FULL COVERAGE AT THE ON CENTER SPACING SHOWN ON THE PLANT LIST. CONTRACTOR SHALL BE RESPONSIBLE FOR CALCULATING ALL PLANT QUANTITIES. EXISTING LANDSCAPE TO REMAIN CODE BOTANICAL NAME COMMON NAME QTY SIZE NOTES ,\\':S; Existing lawn per City approved plan, ,::;;;;;:; Existing Lawn Drawing# 400-BN. See notes below. ·-:/e''°;:.:,: 11 Existing landscape per City approved Existing Landscape plan, Drawing # 452-9L. See notes below. NOTES: ALL EXISTING LANDSCAPE TO REMAIN SHALL BE PROTECTED IN PLACE. ANY EXISTING SHRUBS OR GROUNDCOVER DAMAGED OR LOST DURING CONSTRUCTION SHALL BE REPLACED WITH NEW SHRUBS (5 GALLON) AND NEW GROUNDCOVER (PLANTED FROM FLATS AT 12" O.C.) OF THE SAME SPECIE AT THE CONTRACTOR'S OWN EXPENSE. EXISTING LAWN TO REMAIN SHALL BE PROTECTED IN PLACE. ANY EXISTING LAWN DAMAGED OR LOST DURING CONSTRUCTION SHALL BE REPLACED AT CONTRACTOR'S OWN EXPENSE. CONTRACTOR SHALL ADJUST EXISTING LAWN TO ACCOMMODATE NEW CONSTRUCTION IF NECESSARY. CONTRACTOR SHALL PROVIDE BID ALTERNATIVE TO REPLACE EXISTING LAWN IF NECESSARY. EXISTING TREES REMAIN CODE BOTANICAL NAME COMMON NAME QTY SIZE NOTES /,.--.... , Existing Street Tree per City approved ' ' Podocarpus gracilior Fern Pine 8" Caliper plan, Drawing # 400-8N. Protect in ' . ' ' ' ' , Place. See notes below . ..... __ ,/ ,,,.--, Existing tree per City approved plan, , \ ' 0 ' Ulmus parvifolia Evergreen Elm 8" Caliper Drawing # 452-9L. Protect in Place. ' ' ' , See notes below. ' ' .... __ ,. ----.... Existing tree per City approved plan, ' ' , ' [ X ) Platanus racemosa California Sycamore 8" Caliper Drawing # 452-9L. Protect in Place. ' , ' ' See notes below. .... __ ,, ' - Existing tree per City approved plan, Drawing # 452-9L. Protect in Place. Two existing Crape Myrtle trees located close to new concrete walk ,.------\ (see plan for location) might be ( ♦ i Lagerstroemia indica 'Arapaho' Crape Myrtle 2" Caliper ' ' damaged or lost during construction. ,_, Contractor shall provide cost to - replace these trees with Lagerstroemia indica 'Arapaho' (24" Box) as part of the bid. See notes below. NOTES: ALL EXISTING TREES TO REMAIN SHALL BE PROTECTED IN PLACE. ANY DAMAGED OR LOST EXISTING TREES DURING CONSTRUCTION SHALL BE REPLACED WITH A 24" BOX TREE OF THE SAME SPECIE AT THE CONTRACTOR'S OWN EXPENSE. CONTRACTOR SHALL AVOID CUTTING ANY EXISTING TREE ROOTS WHILE PLANTING NEW SHRUBS. ADJUST NEW SHRUB LOCATIONS TO AVOID ROOT CUTTING. FOR ALL TREES TO REMAIN AND OTHER VEGETATION PLACE 6' HIGH VINYL FENCE, COLORED BRIGHT PLANTING NOTES 1. AFTER COMPLETION OF ROUGH GRADING CONTRACTOR SHALL HAVE A THOROUGH STANDARD SOIL TEST PERFORMED IN THREE DIFFERENT LOCATIONS ON THE SITE AND COMPLETED BY A LICENSED AGRONOMIC LABORATORY PRE-APPROVED BY THE CITY INSPECTOR PRIOR TO AND AFTER LEACHING OF SALTS AND PRIOR TO TO ANY PLANTING OF PLANT MATERIAL. THE SOILS TEST SHALL INCLUDE, BUT NOT BE LIMITED TO, THE TESTING OF SOIL SALT LEVELS, NUTRIENT LEVELS, AND SOIL PERCOLATION. SOIL TEST RESULTS SHALL BE APPROVED BY THE CITY INSPECTOR PRIOR TO AMENDING THE SOIL. CONTRACTOR SHALL BE RESPONSIBLE FOR SUPPLYING AMENDMENTS AND FERTILIZERS AT THE LEVEL INDICATED IN THE SOILS TEST REPORT. CONTRACTOR TO PROVIDE A COPY OF THE SOIL TEST AND AMENDMENTS TO LANDSCAPE ARCHITECT. 2. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCING LANDSCAPE INSTALLATION. 3. ALL LANDSCAPE AND IRRIGATION INSTALLATION SHALL CONFORM AND FULLY COMPLY WITH THE CITY OF CARLSBAD STANDARDS. 4. ALL LANDSCAPING SHALL BE INSTALLED PRIOR TO OCCUPANCY. 5. THE OWNER IS REQUIRED TO PERMANENTLY AND FULLY MAINTAIN ALL LANDSCAPE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY. 6. ROOT BARRIERS SHALL BE INSTALLED WITH ALL TREES THAT ARE WITHIN FIVE (5) FEET OF ANY HARDSCAPE . INSTALL ROOT BARRIERS ADJACENT, AND PARALLEL TO, EDGE OF HARDSCAPE. BARRIERS SHALL BE FIVE (5) FEET IN LENGTH MINIMUM ON EACH SIDE OF TREE AND 29" DEEP. ROOT BARRIERS WILL NOT BE WRAPPED AROUND THE ROOTBALL. ROOT BARRIER SHALL BE BIO-BARRIER. 7 . 8. CONTRACTOR TO INSTALL 3" OF SHREDDED BARK MULCH IN ALL LANDSCAPE AREAS THAT ARE LESS THAN 2:1 SLOPE. SUBMIT SAMPLE TO OWNER FOR APPROVAL PRIOR TO BULK DELIVERY TO JOB SITE. ALL PLANT MATERIAL SHALL BE APPROVED AT THE PROJECT SITE BY THE LANDSCAPE ARCHITECT PRIOR TO ANY PLANTING. ALL PLANT MATERIAL REJECTED BY THE OWNER OR LANDSCAPE ARCHITECT SHALL BE REMOVED FROM THE PROJECT SITE AT NO ADDITIONAL COST AND REPLACED. 9. SUBMIT PHOTOGRAPHS OF TYPICAL TREE FOR EACH VARIETY AND SIZE, TO BE PROVIDED UNDER THIS CONTRACT FOR APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO DELIVERY TO THE PROJECT SITE. 1 O. ALL PLANT MATERIAL SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO PLANTING. THIS MAY BE DONE EITHER AT THE SITE OR AT THE NURSERY. CONTRACTOR SHALL PAY FOR THE LANDSCAPE ARCHITECT'S TIME AND MILEAGE FOR ALL NURSERY VISITS. 11. ALL PLANT SIZES ARE MINIMUMS. SIZES ARE TYPICAL FOR EACH PLANT SPECIES. ALL PLANTS ARE TO BE FREE OF DISEASE AND SCARS, AND TO HAVE GOOD COLOR, FULL HEADS AND GOOD CALIPER (15 GALLON -3/4" MINIMUM, 24" BOX-1 1/4" MINIMUM, 36" BOX -2" MINIMUM. 12. PRIOR TO PLANTING, IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND ALL PLANTING AREAS SHALL BE FULLY WATERED IMMEDIATELY AFTER PLANTING. 13. PRIOR TO PLANTING, ALL PLANTING AREAS SHALL BE FREE OF WEEDS, ROCKS (2" AND GREATER IN DIAMETER) AND DEBRIS. RAKE AND FINE GRADE ALL PLANTING AREAS PRIOR TO PLANTING. 14. UPON COMPLETION OF PLANTING OPERATIONS AND BEFORE ANY SITE OBSERVATIONS, REMOVE ALL EXTRANEOUS MATERIAL AND DEBRIS, AND BROOM AND WASH THE AREA CLEAN. 15. LONG TERM MAINTENANCE OF THIS PROJECT SHALL BE PROVIDED BY THE OWNER. 16. ANY EXISTING LANDSCAPE THAT IS DAMAGED AS PART OF THIS PROJECT SHALL BE REPAIRED OR REPLACED. SEE LEGEND FOR ADDITIONAL NOTES. 17. ALL LANDSCAPE AREAS SHALL HAVE POSITIVE SURFACE DRAINAGE (2% GRADE) AWAY FROM STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 18. CONTRACTOR SHALL ACCEPT AND TAKE RESPONSIBILITY FOR ALL TREES DELIVERED TO THE SITE AND PROVIDE A ONE-YEAR WARRANTY. SEE SHEET 7 AND 8 FOR PLANTING DETAILS _ __ ________ ____ _ _ _ EXl5TIN6 PODOCARPUS 6RACILIOR ------.. EXISTING VINES ON THE HALL PER CITY APPROVED PLAN, DRAHING # 452-<!L. PROTECT IN PLACE. SEE PLANT LIST FOR ADDITIONAL NOTES ' i I I I EXISTING LA6ER5TROEMIA INDICA 'ARAPAHO' TREE PER--Cll"(C0---i APPROVED PLAN, DRAHING # 452-<!L. PROTECT IN PLACE. SEE PLANT LIST FOR ADDITIONAL NOTES. THIS TREE 15 LOCATED CLOSE TO NEH CONCRETE HALK AND MIGHT BE DAMAGED OR LOST DURING CONSTRUCTION. CONTRACTOR SHALL PROVIDE COST TO REPLACE THIS TREE HITH LAGERSTROEMIA INDICA 'ARAPAHO' (24" BOX) AS PART OF THE BID EXISTI G riOUSING ···, PROPERTY LIN \ TREE PLANTING NOTES: Plant trees minimum 2' from curbs. Plant trees minimum 7' from sewer lines. Trees shall not be planted in conflict with public utilities. -·--····STREl;T TREE PER CITY APPROVED PLAN, DRAHiNG.#400~_8N. PROTECT IN PLACE. SEE PLANT LIST FOR ADDITI.Q_N:'."_L NOTES All trees within 5' of any hardscape shall have root barriers. E: NOT Cont prior lands locat scree ractor shal I contact the landscape architect to beginning landscape work so that the cape architect can review the project utility ions and revise plans accordingly to fully n all utilities from view. APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE SEE SHEET 10 AND 11 FOR PLANTING SPECIFICATIONS LOCATION OF PLANTING AREAS. "AS BUILT" P.E. DATE REVIEWED BY: INSPECTOR DATE ORANGE OR YELLOW AROUND TREE AT DRIP ZONE. PROTECT TREES FROM STOCK-PILING, TOPSOIL, MATERIAL STORAGE. ALSO PROTECT TREES FROM DAMAGE DUE TO CHEMICALLY INJURIOUS MATERIALS IN SOLUTION CAUSED HUN-OFF AND SPILLAGE DURING MIXING AND PLACEMENT OF CONSTRUCTION MATERIALS, AND DRAINAGE FROM STORED MATERIALS. PROTECT ROOT SYSTEMS FROM FLOODING EROSION, EXCESSIVE WETTING AND DRYING RESULTING FROM DE-WATERING AND OTHER OPERATIONS. RESTRICT FOOT TRAFFIC THROUGH DRIP ZONE. MAINTAIN EXISTING GRADE WITHIN DRIP LINE UNLESS OTHERWISE INDICATED. CUT ROOTS APPROXIMATELY 6 INCHES BACK FROM NEW CONSTRUCTION. SEAL CUT WITH WOOD PAINT AS MANUFACTURED BY FLINTKOTE OR APPROVED EQUAL. WATER THE COURSE OF THE WORK. MAINTAIN A WATER SCHEDULE AND DOCUMENT. I SH6ET I CITY OF CARLSBAD lliJ 1 TESHIMA DESIGN GROUP lANDSCAPE ARCHITECTURE · lAND PLANNING 9903 BUSINF$PARK AVE. SUITE 100 • SAN DIEGO, CA 92131 I'll' ~ 913-81124 FAX• ~ l!ll-1182 TOO JOB NO. 13-29 DATE: 3-14-14 ---- ' MASCARI WARNER a,;;:r--"'c h i t e C t s 1717 Kettner Blvd., Suite 100 San Diego, California 92101 619.814.0080 Fax 619.814.0081 II \ North 0 5' 20' 40' SCALE: 1"=20'-0" DATE INITIAL DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL I I ;·-" PLANNING DIVISION PLANTING PLAN FOR: .. PAD BUILDING :.! ' BRESSI RANCH VILLAGE CENTER GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: rt~_i~ ~-81 L.otr 4-\-P.l'-t PLANNING DATE DWN BY: I PROJECT NO. I DRAWING NO. DATE INITIAL CHKD BY: CITY APPROVAL RVWD BY: C. T. 06-24 452-9N 1 2 10 3 ... -- «'«'«» . . --. -... _ ~'(~~*« 1 }-----,~~~~~+1 a /ws /,>>» 6}-----,~~~~~~ »~Y · ~%%t ·. ~%% ' ~~ ~ . Y»»»»»~Y» ~,, 9"----/v'<(~V~~~~~~~~~~'« ~, / .1// »/»/.V/<1// 1///~<!:<0 CD ROOTBALL. ,I<--------< 5 +-------+ Cg) CROWN -1/2" ABOVE FINISH GRADE. @ FINISH GRADE. @) FINISHED GRADE AT SLOPE. @ 2X ROOTBALL DIAMETER. @ BACKFILL MIX (SEE SPECS.). (J) PLANT TABLETS (SEE SPECS). @ 4" HIGH WATERING BASIN (IF REQ'D). @ UNDISTURBED NATIVE SOIL @ FOR ALL SHRUBS AND TREES PLANTED ON THE SLOPE THE REAR AND FRONT OF THE PLANTING PIT SHALL BE GRADED TO 1 :1 SLOPE. COVER SLOPE WITH EROSION CONTROL FABRIC. (D 2 INCHES @ PREPARED SOIL @ FINISH GRADE OR WALK @ EQUAL (X) -SEE PLANT LIST ® PLANT TABLET @ CONCRETE CURB OR HARDSCAPE IMPROVEMENT. AS INDICATED ON PLAN. (j) EQUAL 1/2 (X) 5 PLAN G) TREE/ SHRUB PLANTING NOT TO SCALE ® GROUNDCOVER PLANTING !±~~;i~i~i ;t., ... :.::>.:~, ~~ J: ,\,~,_-, Ill==' : ·~ ·.:"' ,:i:,:y·· --"'--'Ir . -/: :ITT!1:~ill~' ' , ~ oQJ:>, 0 0 , 1-------1- u u ',--.,{', -- NOTE, PROVIDE DOUBLE STAKE' TO ALL TREES. CUT ST AKE' 6" BELOW TREE CANOPY. NOTE, TREES IN nJRF AREAS TO RECEIVE TREE TRUNK PROTECTOR AT BASE. SHALL BE "ARBORGARD" BY DEEP ROOT. I -(2) 2 IN. DIA X 10 FT. LONe LODeEFOLE FINE STAKES, SET FERFENDICULAR TO FREVAILINe V'llNDS. 2 _ VINYL TREE TIE /2 rec!'d per otake!, OR EQUAL. INSTALL AT FOINT 6' ABOVE WHERE TREE TRUNK WILL BE HELD UPRIGHT AND NOT BEND OVER. INSTALL FER MANUFACTURE'& SPECIFICATIONS. 3 -SET CROV'lN 2 IN. ABOVE FINISH eRADE. 4 -CUT TOF SECTION OFF OF STAKE 6" BELOH TREE CANOPY. 5 -FINISH eRADE. b -BACKFILL/SEE SPEC) PUDDLE AND SETTLE. SET TREE 2 IN. ABOVE FIN. eR 1 -2 X ROOTBALL DIAMETER. I;; -3 IN. HATERINe BASIN, EXCEPT IN LAV'lN AREAS. REMOVE AFTER MAINT. PERIOD. 'I -PLANT TABLETS. INSTALL PER MANUFACnJRER'S SPECIFICATIONS. 10 -PLACE STAKES OUTSIDE OF ROOTBALL II -FIN. eRADE AT EXISTINe SLOPE (AS REQ'D) . 12 -4" PERFORATED PIPE H/BLACK ROUND GRATE CAP - 4' MIN TO 6' MAX. LEN6TH V'lRAPPED HITH FILTER FABRIC -I PER 15 GALLON TREE -2 PER 24" AND 36" BOX TREE 13 -3/4" eRAVEL DRAINAGE SUMP V'llTH FILTER FABRIC EDGE 14 -b'-0" MAXIMUM 15 -10'-0" MAXIMUM lb -TREE PIT-FILL AND SETTLE V'llTH HATER A MIN. OF 24 HOURS PRIOR TO PLANTINe. 11 -TREE TRUNK TREE DOUBLE STAKING AND DRAINAGE NOT TO SCALE ® TESHIMA DESIGN GROUP IANDSCAPE ARCHITECTIJRE • lAND PIANNING 9903 BUSJNESSPARK AVR SUITE 100 • SAN DIEGO, CA 92l3I PH• (Bill) (llH824 FAX• (Bill) 613-1182 TOG JOB NO. 13-29 DATE= J-14-14 MASCARI WARNER a~r,.?( h i t e C t s 1717 Kettner Blvd., Suite 1 □□ San Diego, California 921 □1 619,814,□□8□ Fax 619.814,□□81 NOTE, ROOT BARRIERS SHALL BE INSTALLED ~HEN TREE 15 ~ITH-IN 5 FT. OF ANY HARDSCAPE, AND SHALL BE INSTALLED ADJACENT TO THE HARDSCAPE ONLY PER THE MANUF. 5PECIFICATION5. BIO-BARRIER SHALL BE 2"1" DEEP •-1 2 IN. ~-------~ HARDSCAPE 2 IN. VARIES I -TREE TRUNK 2 -BIO-BARRIER BIO-BARRIER AYALIABLE AT HYDRO-SCAPE 5AN DIEGO, CA. 10' TOTAL LEN<STH -5' EITHER DIRECTION 3 -ED<SE OF HARDSCAPE (CURB, PAVIN6, PAD, ETC) ROOT BARRIER NOTTO SCALE NOTTO SCALE DATE INITLI\L ENGINEER OF WORK CITY OF CARLSBAD SLOPE REVEGETATION/EROSION CONTROL POLICIES AND REQUIREMENTS SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED IN THE CARLSBAD LANDSCAPE MANUAL SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: 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. SUBMIT THE SPECIFIC SEED MIX 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 REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP AND/ OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. STANDARD #2: GROUND COVER ONE HUNDRED PERCENT (100%) 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). STANDARD #3: LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4 INCH LINERS) SHALL COVER A MINIMUM OF SEVENTY PERCENT (70%) OF THE SLOPE FACE (AT MATURE SIZE). 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. 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 (COVER CROP OR EROSION CONTROL MATTING). B. 3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3 AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE 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. APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE P.E. LOCATION OF PLANTING AREAS. REVIEWED BY: INSPECTOR "AS BUILT" DATE DATE I SH7ET I CITY OF CARLSBAD WJ 1 PLANNING DIVISION PLANT/NC DETAILS FOR: PAD BUILDING '.4' _,,,_ BRESSI RANCH VILLAGE CENTER GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: 1-<t.:--k, ~ 6--8\ ..at-'-r -I"" . ( --\- PLANNING DATE OWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: C. T. 06-24 452-9N REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: \ 0 Q THIS DETAIL IS FOR REFERENCE ONLY. INSTALL PER MANUFAGTURE'S DETAILS AND SPEGIFIGATIONS. TYPICAL POT PLANTING POT SCHEDULE NOTES, CONTRACTOR SHALL COORDINATE V'IITH TOURNESOL SITEV'IORKS FOR SIZE, TYPE, AND QUANTITY OF GV'IH HODULAR IRRl&ATION UNITS REQUIRED V'IITHIN EACH POT. ALL PLANT QUANTITIES LISTED ARE PER POT. LANDSCAPE ARCHITECT OR OHNER SHALL BE GALLED PRIOR TO ORDERIN& FOR REVIEV'I OF POTS THAT HAVE BEEN TAGGED BY THE CONTRACTOR. LANDSCAPE ARCHITECT SHALL REVIEV'I CONTRACTOR'S LAYOUT OF CONTAINER PLANTINGS, PRIOR TO PLANTIN& BY CONTRACTOR. BACKFILL POTS TO V'IITHIN I" OF TOP RIM OF CONTAINER AFTER SETTLIN&. BACKFILL SHALL BE HANSON A-I Ll&HTV'IEl&HT PLANTER SOIL. PHONE, (858) 511-2121 ALL POTS SHALL RECEIVE PLANT TAB -SEE PLANTIN& SPECIFICATIONS. PROVIDE ONE (I) S &M. TABLET PER 4" OF POTTED PLANT. CONTRACTOR SHALL VERIFY THAT THE SPECIFY PLANT SIZE FITS IN THE POT PRIOR TO ORDERIN&. CONTACT LANDSCAPE ARCHITECT FOR DIRECTION IF THE PLANT SIZE NEEDS TO BE CHAN&ED. TESIIlMA DESIGN GROUP IANDSCAPB ARCHITBCTIJRB • lAND PIANNING 9903 BUSINESfil'ARK AVE. SUITE 100 • SAN DIEGO, CA 92131 PH• (NJ 6!l3-l!824 FAX• (NJ l!n-1182 TOO JOB NO. &29 DATE• 3-14-14 PLANT PVG OVERFLOV'l DRAIN TUBE AS MANUFACTURED BY TOURNESOL SITEV'IORKS, MODEL DRI-I. PHONE, (800) 542-2282. HRAP BOTTOM HITH DRAIN FABRIC. PLANTER -ALL PLANTERS SHALL BE AS MANUFACTURED BY QUIGKGRETE, MODEL QR-GE3624P V'IITHOUT THE DRAIN HOLE. PHONE, (~51) 131-1032 COLOR TO MATCH EXISTIN& PLANTERS. VERIFY V'IITH ARCHITECT PRIOR TO ORDERIN&. GV'IM HODULAR CONTAINER IRRl&ATION SYSTEH AS HANUFAGTURED BY TOURNESOL SITEV'IORKS. PHONE, (800) 542-2282 SOIL LEVEL BACKFILL V'IITH HANSON A-I Ll&HTV'IEl&HT PLANTER SOIL. PHONE, (858) 511-2121. SET PLANT 2 IN. ABOVE FIN. &RD. FILTER FABRIC. CONCRETE SURFACE PER ARCHITECT 3" THICK &RAVEL BASE. POT PLANTING MASCARI WARNER a~~hitects 1717 Kettner Blvd,, Suite 100 San Diego, California 92101 619.814.0080 Fax 619.814.0081 0 POT ~' PLANTING POT 'B' PLANTING (I) GYPRESSUS SEPERVIRENS 'TINY TOV'IER' -ITALIAN CYPRESS, 15 &ALLON (I) PHORMIUM TENAX VARIE&ATUM' -NEV'! ZEALAND FLAX, IS &ALLON NOTTO SCALE DATE INITIAL ENGINEER OF WORK --~------ REVISION DESCRIPTION APPROVED FOR PLANTING "AS BUILT" ANO IRRIGATION ONLY. INCLUDING PRECISE P.E. DATE LOCATION OF PLANTING AREAS. REVIEWED BY: INSPECTOR DATE I SHSET I CITY OF CARLSBAD LUJ PLANNING DIVISION 1 PLANTING DETAILS FOR: PAO BU/LO/NC '.4' BRESSI RANCH VILLAGE CENTER GATEWAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA I APPROVED: ~\ 0 E::H-0:fr 4-~-,-+ I PLANNING DATE ---- DWN BY: I PROJECT NO. I DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: OTHER APPROVAL CITY APPROVAL RVWD BY: c.r 06-24 452-9N j SECTION 02480 IRRIGATION PART 1 -GENERAL 1.01 GENERAL CONDITIONS: A. The General Conditions, Special Conditions, and Division 1 are an added part of this section and contract for this work and apply to this section as fully as if repeated herein, 1.02 SCOPE: A. The work includes all services, labor, materials, transportation and equipment necessary to perform the work indicated on the Drawings and as specified. The General Conditions and Division 1 apply to this section as fully as if repeated herein. 1. Related Work: (a) Landscaping Section (02900) 1.03 SUBMITTALS: A. Submit a list of all irrigation equipment to be used, manufacturer's brochures, maintenance manuals, guarantees and operating instructions. 1.04 GUARANTEE: A. Furnish guarantee in accordance with general conditions, for a period of one (1) year from date of final acceptance -at conclusion of the Maintenance Period -on complete water irrigation system, including nonsettling of backfill in trenches which, if occurs, shall be corrected, including repairs and/or replacement of any material damaged thereby or therefrom, 1.05 OBSERVATION: A. In all cases where observation of sprinkler system work is required and/or where portions of work are specified to be performed under direction and/or observation of City Inspector and Architect or his representative, Contractor shall notify City Inspector and Architect at least three (3) working days in advance of time such inspection and/or direction is required. B. Observation will be required for the following parts of the work: 1. Upon installation and testing of main lines and lateral lines; when pipes are laid and are to be submitted to pressure tests. Do not cover any lines until they have been observed and approved, 2. Upon installation and testing of valves, quick couplers, backflow preventer device, automatic controllers, and control valves and wires. 3. When sprinkler system is completed, Contractor, in the presence of Architect, shall perform a coverage test to determine if coverage of water afforded the lawn and planting areas is complete and adequate. Contractor shall furnish all materials and perform all work required to correct any inadequacies to cover. 4, Final observation and performance test shall be at the same time as final observation of the landscape work. 1.06 TESTING: All PVC main and lateral lines shall be subjected to a pressure test of 125 PSI for a period of four hours. All testing shall be in the presence of the City Inspector and Architect. Approval shall be received before backfilling any trench, Do not cover any lines until they have been observed and approved, 1.07 RECORD DRAWINGS (AS-BUILT DRAWINGS)· A. Before final acceptance of work, Contractor shall provide a record set of drawings showing sprinkler system work. 1. The final as-built plans should be prepared by the landscape architect from dimensions provided by the contractor. 2. The final as-built plans will be required to be reviewed and approved by the City and final plans will be required to be approved and signed by the City prior to City release of securities, 3. Any changes in location of items or type of installations from that shown on drawings shall be so indicated on the record drawings. 4. Valves shall be numbered and corresponding numbers shall be shown on record drawings. 5. All remote control valves, shut-off valves, quick coupler valves, meters, controllers, mainlines shall be located by measured dimensions. Dimensions shall be given to permanent objects and shall be to nearest one-half foot. All mainline changes in direction shall be located by measured dimensions, 6. On the inside surface of the cover of each Automatic Controller, prepare and mount a chart showing valves and sprinkler heads serviced by that particular controller. All valves shall be numbered to match operation schedule and drawings, Only those areas controlled by controller shall be shown, This chart shall be a plot plan, entire or partial, showing building, walks, roads and walls, A photostatic print of this plan, reduced as necessary and legible in all details, shall be made to a size that will fit into the controller cover. This print shall be approved by the Architect and shall be hermetically sealed by plastic. This shall then be secured to inside of cover. 7, Immediately upon installation of any buried pipe or equipment, Contractor shall indicate on the drawings locations of said equipment. Dimensions shall be given from permanent objects such as buildings, sidewalks, curbs and driveways. 1.08 GENERAL REQUIREMENTS: A. Code Requirements shall be those of State and Municipal Codes and regulations locally governing this work, providing that any requirements of the Drawings and Specifications, not conflicting therewith but exceeding the Code Requirements shall govern, unless written permission to the contrary is granted by the City Inspector. B. Extreme care shall be exercised in excavating and working in the area due to existing utilities, Contractor shall be responsible for damages caused by his operations. C. Connections shall be made at approximate locations shown on drawings. Contractor shall be responsible for minor changes caused by actual site conditions. D. Landscape headers and mowing strips shall be in place before installation of sprinkler system. E. Scaled dimensions are approximate. Before proceeding with any work, Contractor shall carefully check and verify all dimensions. F. Plan locations of sub surface lines, valves, controller and pipe lines are diagrammatic and indicate the spacing and relative locations of all installations. G. All lines shall have minimum clearance of six (6) inches from each other, and from lines of other trades, Parallel lines shall not be installed directly over one another. H. Dielectric bushings shall be used in any connections with piping of dissimilar metal materials, I. Point of connection shall be approximately as shown on drawings Connect new underground piping and valves and provide all flanges, adapters or other necessary fittings for connection, J. Permission to shut off any existing in-use water lines must be obtained 48 hours in advance, in writing from Owner. Contractor shall receive instructions from Owner, as to the exact length of time of each shut-off, K. Contractor shall acquaint himself with all site conditions. * TESHIMA DESIGN GROUP IANDSCAPE ARCHITECTURE · LAND PIANNING 9903 BUSJNFSSPARK AVF. SUITE 100 • SAN DIEGO, CA 92131 I'll' (NJ 6'Jl-ll81A FAX) (N) 6!1.rll82 TOG JOB NO. 13-29 DATE: 3-14-14 -----------------------------·_________j_ ___ _ ---------------------------------------------·~·------- PART 2 -PRODUCTS 2.01 MATERIALS: Pipe sizes shown are nominal inside diameter unless otherwise noted. 1. PVC Pressure Mainline Pipe Fittings: All buried private piping in the reclaimed water system shall be installed with warning tape identifying it as reclaimed water with the exception of intermittent pressure lines, Intermittent pressure lines (line on the downstream side of a controller valve that will not be subject to constant pressure) may be excepted as long as it is apparent, due to line size and location as determined solely be the District Engineer of City Inspector, that the lines are part of a reclaimed water sprinkler irrigation system. Stenciled pipe, as specified below, will be accepted in conjunction with warning tape. (a) Pressure mainline piping for sizes 2" and larger shall be PVC Class 315, and shall be purple. (b) Pipe shall be made from an NSF approved Type 1, Grade 1, PVC compound conforming to ASTM Resin Specifications "D1784", All pipe must meet requirements as set forth in Federal Specifications PS-22-70, with an Appropriate Standard Dimension (S.D.R.) - (Solvent Weld Pipe), (c) Pressure mainline piping for sizes 1-1/2" and smaller shall be PVC Schedule 40 with solvent welded joints, and shall be purple, (d) Pipe shall be made from NSF approved Type 1, Grade 1, PVC compound conforming to the ASTM Resin Specifications "D1785", All pipe must meet requirements as set forth in Federal Specifications PS-21-70. (e) PVC solvent-weld fittings shall be Schedule 40, 1-2, 11-1 NSF approved conforming to ASTM Test Procedure D2466, (f) Solvent cement and primer for PVC solvent weld pipe and fittings shall be of type and installation methods prescribed by the manufacturer. Mainline pressure pipe shall be solvent welded utilizing a two step process with primer and gray glue. (g) All PVC pipe must bear the following markings. 1. Manufacturer's Name 2. Nominal Pipe Size 3, Schedule or Class 4, Pressure Rating in P.S.I. 5, NSF (Notional Sanitation Foundation) Approval 6, Date of Extrusion (h) All fittings shall bear the manufacturer's name of trademark, material designation, size, applicable I.P.S. Schedule and NSF Seal of Approval. A.C.P., 4" and above, shall have the words "RECLAIMED WATER" stenciled in 2-inch green letters on both sides of the pipe in at least three places in a 13-foot section of pipe ( total of six places per section of pipe), All pipe shall have stenciling appearing on both sides of the pipe with the marking "RECLAIMED WATER" in 5/8" letters repeated every 12 inches. 2. PVC Non-pressure Lateral Line Piping (a) Non-pressure buried lateral line piping shall be PVC Sch 40 with solvent-weld joints, and shall be purple, (b) Pipe shall be made from NSF approved, Type 1, Grade 11 PVC compound conforming to ASTM Specifications "D1784". All pipe must meet requirements set forth in Federal Specification PS-22-70 with an appropriate Standard Dimension Ratio. (c) Except as noted in Paragraphs (a) and (b) of Section 2.01.A.1(a) and (b), all requirements for non-pressure lateral line pipe and fittings shall be the same as for solvent-weld pressure mainline pipe and fittings as set forth in Section 2.01.A.1 of these specifications, (Primer not required). All unsized end run later lines shall be_ 3/4" PIPE. 3, Polyvinyl Chloride Pipe Fittings and Connections: Type II, Grade 1, Schedule 40, high impact molded fittings, manufactured from virgin compounds as specified for piping, tapered socket or molder thread type, suitable for either solvent weld or screwed connections, Machine threaded fittings and plastic saddle and flange fittings are not acceptable. Furnish fittings permanently marked with following information: Nominal pipe size, type and schedule of material, and National Sanitation Foundation (NSF) seal of approval. PVC fitting shall conform to ASTM D2464 and D2466. C. Automatic Control Wire: 1. Electric wiring running from Controller to Automatic control valves shall be No, 14, solid, single conductor, copper wire, 4/64 inch insulation, 4/64 inch neoprene jacket, style BR (Direct Burial) or equal, color code wires to each valve, common wire shall be white. D. Automatic Controller: 1. Controller shall be furnished and installed complete with all water, electrical and drainage services, ready for operation. Unit shall be electric, self-contained outdoor type, wall-mounted, or approved equal. See detail for controller enclosure. 2. Unit shall have a minimum stations as shown on Irrigation Legend, 3, Controller shall be the latest model of the particular manufacturer supplied, 4. Unit shall be 120-volt, 60-cycle controller, be completely automatic and shall function optionally with or without the clock. 5. Any station may be repeated independently in any 24 hours. 6, Stations shall be adjustable from 1 to 59 minutes. 7, Control panel shall be removable plug-in type, 8. Mechanism shall be housed in sturdy, vandal-proof case, manufactured of 14-gauge steel, or case aluminum; furnished for maximum exterior protection. 9, The clock and all working parts of the controller shall be contained within one protecting cover. E. Control Valves: 1. Remote Control Valves shall be of all Plastic body. Valve shall be provided with an adjustable flow control stem and shall be operable manually without electricity. F. Valve Box: 1. For remote control valves 9-1/2" x 16" x 11" rectangular box manufactured by Corson Industries #14129-12B with purple bolt down cover or approved equal. 2. For ball valve: approved equal. 10" x 10'1/4" round, Carson Industries #910-12B with purple bolt cover or Extension sleeve to be PVC-6" minimum size. G. Sprinkler Heads shall be as required on the drawings or approved equal. MASCARI WARNER a~r,,.,""'f h i t e C t s 1717 Kettner Blvd., Suite 100 San Diego, California 92101 619.814.0080 Fax619.814.0081 I. Ball Valves: 1. Ball valve 1 inch size to 2 inch size shall meet ASTM standards with seals which are self adjusting to compensate wear. Ball valves shall have molded micro-finish ball with low torque requirements to operate unit manually. Ball valve shall have a patented feature -"Preloaded" stem seal and impact resistant handles, 2. Product: 1" -2" size (King Bros. Lo-torque ball valve models Lt. 1000-t thru Lt.2000-t) 2" -4" size (King Bros, Block true union ball valve models Valencia, California 91384 Phone: (800)541-2672 or (805)257-3262. J, Concrete footings shall be 2,000 psi concrete at 28 days. K. Backfill shall be clean fill soil. L. Contractor shall provide to the Owner: 1. Two (2) Control Valve keys. 2. Two (2) wrenches for removing each different type of sprinkler head, 3. One (1) 48" tee wrench for operating gate valves, 4. Six (6) quick coupler keys and six (6) hose bib assemblies. 5. Five (5) keys for opening and locking each automatic controller. M. Pressure regulator shall be bronze with screw fitting, See details and drawing. PART 3 -EXECUTION 3.01 GENERAL REQUIREMENTS: A. Locations on drawings are diagrammatic and approximate only, and shall be changed and adjusted as necessary as directed to meet existing conditions and obtain complete water coverage. Locate and stake all work and obtain approval of Architect before installations. B. Install and extend system as shown on drawings, and as necessary to carry out the intent of Drawings and Specifications, C. Locate lines, valves and other underground utilities and receive approval of Architect before digging trenches. 3.02 INSTALLATION OF IRRIGATION SYSTEM: A. Excavation and Backfilling of Trenches: 1. Excavate trenches, prepare subgrade, and backfill to line and grade with sufficient room for pipe fittings, testing and inspecting operations. Do not backfill until pipe system has been subjected to hydrostatic test as specified, 2. Depth of cover in the Trench: Polyvinyl Chloride Pressure Line 18" minimum Polyvinyl Chloride Non-Pressure Line 12" minimum Polyvinyl Chloride Non-Pressure Lines for drip system lateral lines shall be installed at 12" depth. Installation of Polyethylene Distribution tubing: Distribution tubing shall be cut into lengths that will allow tubing to lay in a relaxed manner from emitter point (at shrub stem), Allow two (2) distribution tubes per plant. Tubes shall be pressed firmly onto emitter barb so the tube end comes into contact with emitter body at base of barb. 3, Trenching through areas where topsoil has been spread: (a) Deposit topsoil on one side of trench and subsoil on opposite side, 4, Subsoil shall be free of all rocks over one (1) inch in diameter, debris, and litter, prior ta use as backfill where so indicated on detail. 5. Repair any leaks and replace all defective pipe fittings until lines meet test requirements. Do not cover any lines until they have been inspected and approved for tightness, quality of workmanship and materials. 6. Backfill trenches, after approval of piping, with suitable and approved material, tamping soil around pipe and thoroughly compacting all trench fills until 90% compaction has been achieved, 7. Backfill material shall be approved soil, free from rocks and clads, B, Installation of Polyvinyl Chloride Pipe: 1. Because of the nature of plastic pipe and fittings, exercise caution in handling, loading and storing, to avoid damage. 2. The pipe and fittings shall be stored under cover until using, and shall be transported in a vehicle with a bed long enough to allow length of pipe to lay flat so as not to be subjected to undue bending or concentrated external load at any point. 3. Any pipe that has been dented or damaged shall be discarded until such dented or damaged section is cut and rejoined with a coupling. 4, Trench depth shall be as specified above from the finish grade to the top of the pipe, The bottom of trench shall be free of rocks, clods, and other sharp-edged objects. 5. Pipe ends and fittings shall be wiped with P68 Primer, or equal, before welding solvent is applied. Welded joints shall be given a minimum of 15 minutes to set before moving or handling. All field cuts shall be beveled to remove burrs and excess before fitting and gluing together. 6. Pipe shall be snaked from side-to-side of trench bottom to allow for expansion and contraction. 7, Center load pipe with small amount of backfill to prevent arching and slipping under pressure. Leave joints exposed for inspection during testing, 8, No water shall be permitted in the pipe until inspections have been completed and a period of at least 24 hours has elapsed for solvent weld setting and curing. 9. Plastic to metal joints: Solvent-weld, using solvent recommended. by pipe manufacturer only. 10. Plastic to Plastic Joints: Solvent-weld, using solve nt recommended by pipe manufacturer only, 11. Solvent-weld Joints: Assemble per manufacturer's recommendation. 12. Thrust block shall be installed as per detail. --f-,-------- DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION C, Remote Control Wiring: 1. Direct Burial Control wire sizes: As shown and specified herein before. 2. Provide one control wire and one common ground wire to service each valve in system. Provide 4-foot minimum expansion loop at each valve to permit removal and maintenance of valves. 3. Install control wires and irrigation piping in common trenches wherever possible. 4, Control Wire Splices: Allow only on runs of more than 300 feet, splices as follows: (1) Strip off minimum of 2-1 /2 inches of insulation from each wire. (2) Twist on Scotchlock electrical spring connector, minimum four complete turns, (3) Seal connector in epoxy resin. (4) Tape completed splice with Scotch 33 electrical tape. 5. Numbering and Tagging: Identify direct burial control wires from automatic valves to terminal strips of controller at terminal strip by tagging wire with number of connected valve. D. Automatic Controller: 1. Automatic Controller shall be installed as shown and directed. Controller shall be tested with complete electrical connections, Contractor shall be responsible for temporary power to controller for operation and testing purposes, 2. Connections to control wiring shall be made within the pedestal of the controller. All wire shall follow the pressure main insofar as possible. 3, Electrical wiring shall be in a rigid PVC plastic conduit from controller to electrical outlet. The Electrical Contractor shall be responsible for installing all wiring to the sub-panels, clocks, or elsewhere as required, in order to complete this installation, A disconnect switch shall be included. 4. Controller shall have a master switch. It shall be possible to operate each valve manually, independent of clock of any other valve, F. Valve Box: 1. Install valve boxes as shown on detail, Install no more than one valve per box. Stencil valve number and controller letter on underside of valve box lid. "DO NOT DRINK" Tag attached to irrigation valve box (See Note #7 on Sheet 1) G. Sprinkler Heads: 1. All sprinkler heads shall be installed as per details shown. 2. Nozzle size of all heads shall be adjusted to suit any particular conditions of the area. This shall be done after the system has been thoroughly tested, immediately after written notification by the Architect to do so. H. Quick Coupler Assembly. 1. Install all quick couplers as indicated on drawings and as directed. Set all valves plumb and true to finish grade and a maximum of 12 inches from paving, walks, headers or curbs, and as shown on plans and as directed. I. Ball Valves: 1. Install where shown as detailed, J, Back/low Preventer: 1. Back/low preventer assembly shall be installed in accord with Olivenhain Municipal Water District standard specifications, located as directed on drawings, and shall conform to all applicable code and ordinance requirements. Olivenhain Municipal Water Distric Backflow Specialist shall approve location and installation (760) 753-6466. 2, Exact location and positioning shall be verified on the site by Architect and Olivenhain Municipal Water District. K. Pressure Regulator if needed shall be installed as per drawings and detail, Verify final location with Architect. L. Installation of Anti-Drain Valves: Anti-drain valves shall be installed in the riser assemblies of all sprinkler heads that do not hove manufacturer installed anti-drain devices, M. Install quick couplers and remote control valves adjacent to walks and curbs in shrub planting areas, Install quick coupler valves no further than 150 ft. apart. N, Sleeving: 1. Crossing of _vehicular path with irrigation pipe or wiring shall be avoided wherever possible. If a crossing must be made, Schedule 80 PVC sleeves shall be installed at a minimum depth of 30" below finish grade. 2. Irrigation lines under pedestrian paving shall be installed in Schedule 40 PVC sleeves at a minimum depth of 18" below finished grade, 3, Sleeve sizes for irrigation lines shall be a minimum of two (2) times the size of the line it serves. 4, Controller wires located under streets or other permanent improvements shall be installed in separate PVC sleeves and corresponding to type and depth as specified on 1 and 2. 3.03 CLEAN-UP: A. As project progresses, Contractor shall maintain unsightly debris as necessary. After completion of debris and containers used in accomplishing work. asphalt, and concrete areas adjacent to plantings. • •• APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE LOCATION OF PLANTING AREAS. all areas in a neat manner and remove the project, Contractor shall remove all He shall sweep and clean all sidewalks, "AS BUILT" P.E. REVIEWED BY: INSPECTOR DATE DATE I SHgET I CITY OF CARLSBAD WJ PLANNING DIVISION 1 IRRIGATION SPECIFICATIONS FOR: PAD BUILDING ~ ' BRESSI RANCH VILLAGE CENTER GATEWAY ROAO & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: rt~\ -Gr, Jc-l \__.; +f-<.f.10./....\- PLANNING DATE DWN BY: I PROJECT NO. I DRAWING NO, . -DATE INITIAL DATE INITIAL CHKD BY: OTHER APPROVAL CITY APPROVAL RVWD BY: C. T. 06-24 452-9N I j I SECTION 02900 LANDSCAPING PART 1 -GENERAL 1.01 GENERAL CONDITIONS A. Drawings and General Provisions of Contract, including General and Supplementary conditions and Division 1 Specification sections apply to work of this section, and must be fully considered in connection therewith. 1.02 SCOPE A. The work includes all services, labor, materials, transportation and equipment necessary to perform the work indicated on the drawings and as specified herein and as required to complete properly the contract. B. Related Work: 1. Irrigation (Section 02480) 1.03 SUBMITTALS A. See requirements in General Conditions, and Section 01340. B. Contractor shall submit a typewritten list with specifications of all feasible materials, including soil amendments, fertilizers, plant materials, etc., with quantities of each. 1.04 DEFINITIONS OF TERMS A. "Planting Area" shall mean all areas to be seeded, sodded, planted with trees, shrubs, and/or groundcovers. 1.05 GUARANTEES AND REPLACEMENTS A. Plant Materials: Plants (15-gallon size and larger) shall be guaranteed to live and grow in healthy condition during the agreed upon 90 day maintenance period or until final acceptance (3.20 Part B). Plant material will continue to be guaranteed for one (1) year. B. Plant material smaller than 15-gallon size: Shall be guaranteed to live and grow in vigorous healthy upright condition for a minimum of one growing season after final acceptance of work (excluding seasonal color). C. Replacement: All plants not healthy and in vigorous growing condition as determined by the Landscape Architect shall be replaced immediately. Plants used for replacement shall be the same kind and size as specified in the plant list. They shall be furnished, planted and fertilized as originally specified at no costs to Owner. 1.06 VERIFICATION OF EXISTING CONDITIONS A. All scaled dimensions on the drawings are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions, quantities, and grade elevations, and shall immediately inform the Landscape Architect of any discrepancies. B. Prior to the excavation for planting or placing of plant materials, the Contractor shall verify the location of all underground utility lines and other improvements, and take proper precautions to avoid damage to such improvements. In the event of conflict between such improvements and plant locations, the Contractor shall notify the Landscape Architect, and arrangements will be made for relocation as necessary. Failure to follow this procedure places upon the Contractor the responsibility for making any and all repairs for damage resulting from work as herein specified at his own expense. 1 .07 PROTECTION OF EXISTING IMPROVEMENTS During the construction and maintenance period, the Contractor shall take every precaution to protect and avoid damage to sprinkler heads, irrigation lines, drainage lines, and a!I other underground facilities and all paving, structures, fixtures, and existing plantings. The Contractor shall be held responsible for any and all damage to such improvements and shall completely repair or replace the same at no cost to the Owner. 1.08 INSTRUCTIONS AND OBSERVATION A. All changes and deviations to the plans and specifications shall be confirmed in writing via the Landscape Architect. 8. The Contractor shall be available on call to make a joint observation with the City Inspector and/or Landscape Architect. The Contractor shall have sufficient work personnel available during normal working hours to correct deficiencies immediately upon request of the Landscape Architect. Such repair or re-work services are to be performed without interference to regular project schedule. C. Plants shall be subject to approval by the Owner's Representative at the place of growth and/or upon delivery to the site for quality, size and variety. Such approval shall not impair the right of observation and rejection at the site during progress of work for size, condition of root ball, latent defects, or injuries. Rejected plants shall be removed immediately from the site, unless otherwise approved by the Landscape Architect. D. Site observations herein specified shall be made by the Landscape Architect. The Contractor shall notify the Landscape Architect of a site observation at least 48 hours in advance of an observation. An observation will be made by the Landscape Architect during office working hours on each of the steps or conditions listed below. The Contractor or his authorized representative shall be on site at the time of each observation. The Contractor will not be permitted to initiate the succeeding step of work until he has received approval to proceed by the Landscape Architect. 1. Pre-Construction Meeting: Immediately prior to the commencement of work of this section, Contractor shall receive approval of materials and equipment to be used, and methods of installation. 2. Incorporation of soil conditioning and fertilizing into the soil: Soil tests performed by o pre-approved soil testing the laboratory shall be submitted and paid for by the Contractor for agricultural suitability and approved by the Landscape Architect and City Inspector once rough grading has been completed, and prior to installing any plant material. 3. Upon the completion of finish grading and mow curbs layout in the field, but prior to mow curb installation. 4. Approval of all plant material quality. 5. Layout of plant material. TESIIlMA DESIGN GROUP lANDSCAPE ARCHITECTURE · IAND PIANNING 9903 BUSINESfil'ARK. A VR SUITE 100 • SAN DIEGO, CA 92131 Pl{, (Bl8) t9JJ-llll24 FAX' (Bl8) <m-11112 TOO JOB NO. 13-29 DATE 3-14-14 6. Pre-maintenance observation: When planting and all other indicated or specified work, except the Maintenance Period, has been completed. Acceptance and written approval shall establish beginning of the Maintenance Period. this is not a final observation or acceptance, and it does not relieve the Contractor from any of the responsibilities in the contract documents for this project. 7. Final site observation at the completion of the specified maintenance period. This observation shall establish the beginning date for the guarantee period. E. Acceptance: Upon completion of the Final Observation and the work of this section, the Contractor will be notified in writing (1) whether the work is acceptable and (2) of any requirements necessary for completion and acceptance. 1.09 SUSPENSION OF WORK A. The Landscape Architect shall recommend to the Owner any necessity to suspend the work wholly, or in part, for such period or periods as he may deem necessary due to unsuitable weather, or such other conditions as are considered unfavorable for the reasonable performance of the work, or for such time as is necessary due to the failure on the part of the Contractor to carry out orders given or to perform any or all provisions of the contract. B. If it should become necessary to stop work for an indefinite period, the Contractor shall store al! materials in such a manner that they will not become an obstruction nor become damaged in any way, and he shall take every precaution to prevent damage or deterioration of the work performed. The Contractor shall cover all open excavations and shall provide suitable drainage by opening ditches, planting pits, etc., and erect temporary structures where necessary. C. Grading, soil preparation, and planting work shall be performed only during periods when beneficial and optimum results may be obtained. If the moisture content of the soil should reach a level that working it would destroy the soil structure, spreading, grading and tilling operations shall be _suspended until the moisture content reaches acceptable levels and the desired results are attainable. 1.10 CERTIFICATIONS AND NOTICE OF DELIVERY OF MATERIAL A. The Landscape Landscape Architect shall be furnished with duplicate signed, legible copies of certificates and/or invoices stating the brand, grade, amount and quantity of each item for all soil, fertilizers, soil conditioners, plans and other materials. THE LANDSCAPE ARCHITECT MAY STOP WORK PROGRESS UNTIL CERTIFICATES ARE RECEIVED AND REVIEWED BY THE OWNER. B. The Contractor shall notify the Landscape Architect in advance when all materials are to be delivered and the manner of shipment, and shall furnish therewith an itemized list, in duplicate, of the actual quantity of material in each delivery, in order to ensure satisfactory coordination of delivery, and to expedite the required inspection at the point of delivery. The itemized list, in duplicate, for each delivery of plant material shall include invoices certifying that subject material has been inspected as required by the State Agricultural Code prior to acceptance or planting. Particular care, using approved equipment, shall be exercised to ensure safe loading, unloading, shipping and handling for all plantings from source to in-place locations indicated on the drawings. 1.11 PLANT MATERIALS A. Quantities for plant materials are shown per plan for convenience only and not guaranteed. Contractor shall check and verify count and supply sufficient number to fulfill intent of drawings. 1.12 INVOICE OF MATERIALS A. Upon delivery of materials and/or completion of all soil conditioning and grading, but prior to initiating planting operations, the Landscape Architect with the heretofore specified signed copies of required certificates, trip slips and invoices for soil preparation materials, shall invoice such material, comparing the total quantities of each material furnished against the total area to each operation. If the minimum rates of application have not been met, the Landscape Architect will require the distribution of additional quantities of these materials to fulfill the minimum requirements specified. B. After installation of plant materials, but prior to the pre-maintenance site observation, the Landscope Architect, with the heretofore specified signed copies of the required certificates and related items, shall invoice such material, comparing the total area and/or the amounts specified. If the minimum amounts have not been furnished, the Landscape Architect will require the installation of additional materials to fulfill the minimum requirements specified. C. A sample of the soil amendments shall be delivered to the Landscape Architect within 15 days after recording of the contract for submittal to a testing laboratory, along with specifications of each product. After soil amendments have been thoroughly mixed into the site, random samples of the mixed soil will be taken by the engineer and submitted to the soil laboratory for comparison to a control mix. Cost of the above testing by the soils laboratory shall be borne by the Contractor. 1.13 PROTECTION OF EXISTING TREES, SHRUBS AND VINES A. It is the intent of the project that certain areas of the existing plant materials shall be retained. Prior to the removal of any trees, the Contractor shall confer with the Landscape Architect to determine those plants that are to remain. B. All existing trees which are to remain in the project shall be tagged an·d identified by the Contractor prior to start of work. C. Contractor shall be responsible for all trees that are to remain in \he project. Damage to a plant which results in death or permanent disfiguration shall result in the complete removal of the plant, including roots, from the site by the Contractor. The Contractor at his own expense shall replace the plant with one of equal value as established by the Landscape Architect or reimburse the Owner the cost of said replacement if a replacement cannot be obtained. The Landscape Architect shall be the sole judge of the condition of the plant. D. All existing trees that are to remain shall be protected a\ all times from damage by men and equipment. All damage by the Contractor to existing plants shall be repaired at his expense by personnel approved by the Landscape Architect. E. The Contractor shall insure that no foreign material and/or liquid, such as paint, concrete, cement, oil, turpentine, acid or the like, be deposited or allowed to be deposited on any soil within the dripline (the outside edge of foliage overhand) of any tree or shrub or within 6' of the trunk of a vine. Should any such poisoning of the soil occur, the Contractor shall remove said soil as directed by the Landscape Architect and replace it with acceptable soil at no expense to the Owner. F. Excavation adjacent to existing trees and shrubs: Where it is necessary to excavate in close proximity to existing trees and shrubs, all possible caution shall be exercised to avoid injury to roots and trunk. Excavation close to trees shall be by hand, tunneling under roots 2" and larger in diameter. Cutting of roots 2" and larger shall be only on the approval of the Landscape Architect. Paint cut roots within 24 hours of initial damage with approved pruning paint. When this is not possible, keep the side of excavation adjacent to tree shaded with moist burlap or canvas. MASCARI WARNER a;:;:r~ h i t e C t s 1717 Kettner Blvd., Suite 100 San Diego, California 92101 619.814.0080 Fax 619.814.0081 PART 2 -PRODUCTS 2.01 QUALITY A. All materials shall be of standard, opproved, and first grade quality and shall be in prime condition when installed and accepted. All commercially processed and/or packaged materials shall be delivered to the site in the original unopened containers bearing the manufacturer's guaranteed analysis. 2.02 SOIL AMENDMENT AND FERTILIZER SHALL BE FOR BIDDING PURPOSES ONLY Specific soil test shall be conducted after grading operation has taken place. A. Shall be a wood residual roduct derived from shavin s of nitrofied white fir and or r fi . Amendment shall upon analysis contain at least 1.0% nitrogen on a dry weight basis) with an ash content not to exceed 15%. A commercial grade product shall be used. Contractor shall supply Landscape Architect or his appointed representative with a sample of the proposed amendment accompanied by a laboratory analysis from an approved laboratory illus\roting degree of compliance. Guarantee = wt/cu/yd. = 460# -720#. Ammoniac nitrogen = 1.0%. pH (less than 6.8). Salinity (total soluble salts = 3.0 MMHO). Density = 20# cu.ft. Properties = (gradation sieve size) -No. 6 -95% minimum passing; No. 8-80% minimum passing; No. 35 -30% minimum passing. Wetability -to be in compliance with standards as per American Society of Agronomy B. Agricultural Grade Gypsum -Shall be o (Ca S04 -H20) calcium sulfate product -94.3%. 90% shall pass a 50 mesh screen. Chemical reaction will remove Sodium attached to soil particles. Gypsum also loosens heavy clay soils through electro-chemical action. Control of dust during application is mandatory. Shall be U.S. Gypsum, Dolmar, Sof'N'Soil, or Bandini, if not available, shall be equal to. C. Sulfur (Soil) -Shall be elemental sulfur (99.5%) commercially prepared so that 46.9% passes a 50 mesh screen. Shall be Wil-Gro, Union Chemicals or Baker Industries, if not available, shall be equal to. D. Iron Sulfate -Iron shall be expressed as metallic -derived from sulfate -deep green (Fe S04 H20). A minimum analysis of 20.0% and 98.3% retained on a 10 mesh screen. Shall be Wilson & Geo. Meyer, Wil-Gro, or Bandini. If not available, shall be equal to. E. Pre-plant or starter fertilizer shall be a commercial grade flowable fertilizer with-1 % nitrogen, 10% phosphorous pentioxide and 10% potassium sulfate. No Potassium Chloride is to be used. Organic nitrogen shall be from Cottonseed Meal and Urea. Phosphate available from superphosphate and Cottonseed Meal. Potash from sulfate of Potash and Cottonseed Meal. Screen analysis: % retained on stacked screen-approximately 8-mesh 24.2%; 20-mesh 75.2%; 48 -mesh 0.2%. Available percentage weight of plant food: Nitrogen Phosphoric acid Potash 1.0% min. 10.0% min. 10.0% min. Shall be Wil-Gro, Bandini or Kellogg. If not available, shall be equal to. F. Post Plant Fertilizer (Maintenance): Fertilizer (commerciol) shall be a combination of natural organic and inorganic granular fertilizers, free-flowing, suitable for application with approved equipment and shall contain the following minimum available percentages by weight of plant food: Nitrogen 14.0% min. 4.0% min. Ammoniac Sulfate Remainder of Nitrogen 1.25% Water Insoluble Phosphoric acid Potash 8. 75% Water Soluble 7.0% min. 3.0% min. Iron 2.0% Zinc 0.15% Manganese 0.15% Calcium 2.0% Organic Nitrogen is derived from Urea and Cottonseed Meal. Phosphate from Superphosphate and Cottonseed Meal. Potash from Sulfate of Potash and Cottonseed Meal. No Potassium Chloride is to be used. Sulfur from Sulfate of Ammonia. Calcium from Superphosphate, Iron from Ferrous Sulfate and mixed Sulfides. Zinc and Manganese are expressed as metallic and in their elemental form. Screen analysis: (% retained) -approximately: 4 mesh = 1.3%; 8 mesh = 24.2%; 20 mesh = 7 4.0%; and 48 mesh 0.05%. Shall be Wil-Gro Fairway, Bandini, or Kellogg. If not available, shall be equal to. G. Planting tablets shall be tightly compressed chip type commercial grade planting tablets, of varying sizes with the following available percentages by weight of plant food: Nitrogen Phosphoric acid Potash 20.0% min. 10.0% min. 5.0% min. Shall be Agriform or Gro-Power. If not available, shall be equal to. WEED ABATEMENT PROGRAM Ingredients 1 . 50% Scythe 2. 50% Glyphosate (Roundup) Preparation: Fill the spray tank with the required amount of water, then add above mixture. Agitate thoroughly at mixing and re-agitate occasionally during use. Rates: Above mixture may be used at rates from 3% to 10% volume to volume in water. Use the lower rates for tank mixing with glyphosate and medium rates when applying alone to weeds less than 6 inches in height. Apply above mixture at the higher rates for weeds greater than 6 inches in height. Application: Use a backpack or handheld sprayer or a conventional spray all of the target plants' foliage. Timing: For fastest kill, apply on a warm, sunny, day, Do not apply du carry spray to desirable vegetation in nearby locations. rig. Be sure to thoroughly cover ring windy conditions that could ----- DATE INITIAL 2.03 PLANTING BACKFILL FOR TREES AND SHRUBS A. Rate of application is for bidding purposes only. Soil test may reduce or increase total soil yardage amendment and chemical additives. Planting backfill shall be a thoroughly blended mixture of topsoil and soil amendments at the following mixtures: Soil Amendmen\1 /2 c.y. Stock Piled site soil 1/2 c.y. Gypsum5 lbs. per /cu/yd. of mix Sulfur (soi1)1 lbs. per /cu/yd. of mix Iron Sulfate1 lbs. per /cu/yd. of mix Pre-Plant (1-10-10) 3 lbs. per/cu/yd. of mix (also see 3.04 Exterior Planter Backfill). 2.04 PLANT MATERIALS A. Nomenclature: Scientific and common names of plants herein specified shall conform with the approved names given in "a checklist of Woody Ornamental Plants of California," published by the University of California, College of Agriculture, Manual 32 (1963). See list of plant material on drawings. B. Labeling: Each group of plant materials delivered on site shall be clearly labeled as to species and variety. However, final determination of plant species and variety will be made by the Landscape Architect and whose decision will be final. All patented plants (cultivar) required by the plant list shall be delivered with a proper plant patent attached. C. Quality and Size: All plants shall be vigorous, of normal growth, free from diseases, insects, insect eggs, and/or exceed the measurements specified. D. Container Stock: Shall have grown in containers for at least six months, but not over two years. No container plants that have cracked or broken balls of earth when taken from the container shall be planted, except upon special approval. No trees with damaged roots or broken balls shall be planted. E. Pruning: At no time shall \he plant materials be pruned, trimmed or topped prior to delivery, delivery and any alteration on the site of their shape shall be conducted only with the approval and in the presence of \he Landscape Architect. F. Inspection of Plant Materials: Required by City, County or State authorities, shall be a responsibility of the Contractor, and when necessary he shall have secured permits or certificates prior to delivery of plants at site. G. On-Site Inspection of Plant Materials: Plants shall be subject to inspection and approval or rejection at the project site at any time before or during progress of work for size, variety, condition, latent defects and injuries. Rejected plants shall be removed from the project site immediately. H. Rejection and Substitution: 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 be immediately removed from the site of the work and replaced with acceptable plant materials. The plant materials shall meet all applicable inspections required by law. All plants shall be the species, variety, size, age, flower color and condition as specified herein and/or as indicated on the drawings. Under no condition will there be any substitution of plant species, variety, or reduced size for those listed on the accompanying drawings, except with express written consent of the Landscape Architect. I. Ri9ht to Changes: The Landscape Architect reserves the right to change the species, variety and/or sizes of plant material to be furnished, provided that the cost of such plant changes does not exceed the cost of plants in the original bid. The Contractor shall be notified and confirmed in writing prior to sixty (60) days before the planting operation has commenced. Changes in the size and/or variety of any plant to be furnished which involves a reduction or addition in cost shall be adjusted in the contract cos\. J. Root Condition: The Landscape Architect reserves the right to inspect root condition of any species, particularly those grown from seed, and if found defective, to reject \he plants represented by the defective sample. K. Protection: All plants at all times shall be handled and stored so that they are adequately protected from drying out, from wind burn, and from all other injury. All plants determined by the Owner's representative to be wilted, burned, or dried out, may be rejected, and removed from the site. The Contractor's on-site plant storage area shall be approved by the Owner's representative prior to the delivery of any plan\ materials. L. Shrub and Tree Samples: Typical samples, three each of all varieties and sizes (shrubs 5 gallon and under, trees 15 gallon and under) of all plant materials shall be submitted for inspection approval at the site a minimum of fifteen days prior to planting operations. Approved samples shall remain on the site and shall be maintained by the Contractor as standards of comparison for plant materials to be furnished. Samples will be incorporated into the work. APPROVED FOR PLANTING "AS AND IRRIGATION ONLY. INCLUDING PRECISE P.E. LOCATION OF PLANTING AREAS. REVIEWED BY: INSPECTOR BUILT" DATE DATE CT[] 0 CITY OF CARLSBAD LUJ 1 ~-------------------PLANNING DIVISION PLANTING SP£CIFICA TIONS FOR: PAD BUILDING '.4 ' BRESSI RANCH VILLAGE CENTER GAT£WAY ROAD & FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: /""!~ &-f::.I l ~ +-10.(c..\- PLANNING DATE DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL I I CHKD BY: ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: C. T. 06-24 452-9N .1 I: i. 'I I M. Specimen Tree Selection: 1. One sample each of each tree variety and size, as called out on drawings, 24" box and larger shall be delivered to the project site for approval prior to installation. 2. The Contractor shall immediately remove any trees not approved. 3. The Contractor at his option and at his expense, can retain the services of the Landscape Architect to review trees 24" box size or larger tagged at the nursery and/or at its place of growth. 2.05 GROUNDCOVER A. Groundcover plants shall be healthy, vigorous rooted cuttings grown in flats. 2.06 PLANTER MULCH A. Planter mulch shall be Sierra Walk-On Bark Mulch as manuf. by Sierra Forest products, phone (209) 535-1502, or approved equal. Contractor shall provide samples to owner and City Inspector for approval prior to bulk delivery to job site. 2.07 STAKING MA TERI AL A. Tree guy wires shall be of pliable, zinc-coated steel minimum gauge No. 12 and anchor to appropriate dead man. Wire loops at branches shall be covered by 2-ply reinforced rubber 1/4" in diameter. Guy wires shall be flagged with 1/8-inch diameter x 4"-0" length surgical tubing. 2.8 ROOT BARRIER A. Root barrier shall be a multi-year root control system consisting of herbicidal time-released nodules permanently attached to a permeable geatextile fabric which will inhibit plant root encroachment. Active Ingredient: Trifluralin (a,a,a -Triflura-2,6-Dinitro -N,N -Dipropyl -P -Toluidine}17.1% Inert lngredients82.9% Shall be Bio-Barrier -No Known Equal. 2.9 PRE-EMERGENT HERBICIDE A. Pre-Emergent herbicide shall be as determined by the Contractor. 2.10 WEED CONTACT HERBICIDE A. Weed contact herbicide shall be as determined by the Contractor. 2.11 LAWN A. All lawn areas shall be sodded with Marathon Ill Dwarf Fescue blend. PART 3 -EXECUTION 3.01 INSPECTION A. Examine proposed planting areas and conditions of installation. Do not start planting work until unsatisfactory conditions are corrected. 3.02 PREPARATION A. General: The areas to receive trees, shrubs and groundcover plantings and their respective requirements for imported topsoil, fertilizing , soil conditioning, and other treatment shall be as defined on the drawings. Equipment necessary for preparation of the ground surface and for handling and placing all required material shall be on hand in good working condition. Work shall be performed only during periods when beneficial results can be obtained. B. Clearing and Grubbing: Prior to ripping and tillage operations, all vegetation in the area to be planted shall be grubbed, raked, and cleared from the site. The ground surface shall be cleared of all material which has accumulated during construction and all material which might hinder proper grading, tillage, planting and subsequent maintenance operation. All grubbed materials and debris shall be lawfully disposed of off the site by the Contractor at his cost. C. Obstruction Below Ground: All subsurface rocks over 2" in diameter and other underground obstructions shall be removed to the depth necessary to permit proper fine grading, tilling, or planting according to plans and sp~cifications. All abandoned utility lines uncovered or severed shall be cut below grade and capped or plugged with concrete. Explosives shall not be used for removal. When the location of utility lines is shown on the plans or has been mode known to the Contractor, all damage to these lines shall be repaired by the Contractor in a manner approved by the Landscape Architect and affected utility. D. Deep Ripping: All areas (including slopes} to receive groundcover, shrubs, and hydroseeding shall be deep ripped and loosened to a depth of twelve (12) inches in all directions. 3.03 SOIL AMENDMENTS, FERTILIZING AND ROTOTILLING A. Rate of application is for biddin9 purposes only. Soil test may reduce or increase total soil amendment yardage. Adjustments (plus or minus} may be necessary. Contractor shall obtain at least three soil tests of rough grade at site and submit results to the Landscape Architect for interpretation and recommendation. B. After the areas have been deep ripped, the following rates of soil amendment materials shall be evenly spread over all planting areas and shall be thoroughly scarified to an average depth of six inches by rototilling a minimum of two alternating passes. Amendment must be intimately blended with soil. Soil amendment: 6 cubic yards per 1,000 sq. ft. to a depth of 8". Gypsum: 120 lbs. per 1,000 sq. ft. Soil Sulfur:10 lbs. per 1,000 sq. ft. Iron Sulfate: 10 lbs. per 1,000 sq. ft. Fertilizer (commercial) 1-10-10 shall be applied at the rate of 30 pounds per thousand square feet and scarified into the top two inches of finish grade. Fertilizer shall be applied after leaching operation. C. The thoroughness and completeness of the rototilling and incorporation of the soil amendments shall be acceptable to the Landscape Architect. Slopes 2: 1 and steeper or as per the drawings omit soil conditioner application and tilling. D. Deep Water Leaching and Soil Testing: Deep water leaching shall be competed as recommended by a certified agronim,c laboratory. The following process for deep water leaching is for bidding purposes only. Item number three (3.) shall be performed as stated below. 1. After the tilling operation, the area shall be deep water leached three (3) times over a five (5) day period. Apply 1/2" water at each application. Wait one (1) day between applications. 2. One day after final application of water, the soil shall be tested for content of soluble salts (electrical conductivity E.C.}. Landscape Architect and Contractor shall take several soil samples and deliver the samples to a laboratory for testing of soluble salts. E.C. test reading shall not be above 2.0, the soil amending, tilling and deep watering procedure shall be repeated until test readings are not above 2.0 3. If soil test reading for a particular area tested is above 2.0, the soil amending, tilling and deep watering procedure shall be repeated until test readings are not above 2.0 E. Care shall be taken that the rate of application of water does not cause erosion or sloughing of soils. F. All depressions, voids, erosion scars and settled trenches generated by the deep watering shall be filled with amended soil and brought to finish grade. • TESHIMA DESIGN GROUP I.ANDSCAPE ARCHITECTIJRE • I.AND PIANNING 9903 BUSINF.SSPARK. A VE. SUITE 100 • SAN DIEGO, CA 92131 I'll' (l\18) rfil-882,1 FAX' (l\18) <6Hl82 TOO JOB NO. 13-29 DATE= 3-14-14 G. Apply Naiad Wetting Agent, Servan or equal 4 oz. per 1,000 s.f. at the first spray of soil amendments. 3.04 EXTERIOR PLANTER BACKFILL A. Backfill for exterior planters: Shall be as specified in Section 2.04. Prior to backfilling Planter, Contractor shall install "Monolink Irrigation System" per manufacturer's specifications. 3.05 FINISH GRADING A. Finish grades shall be as indicated on civil plan. B. Finish grades shall be measured after the ground has been watered-in and mechanically compacted and settled. The final grade shall be within plus or minus 0.1 foot of the spot elevations and grade lines indicated on the Civil drawing. C. Ease top and toe of all existing slopes. D. All undulations and irregularities in the planting surfaces resulting from tillage, rototilling and all other operations shall be leveled and floated out before planting operations are initiated. E. The Contractor shall take every precaution to protect and avoid damage to sprinkler heads, irrigation lines, and other underground utilities during his grading and conditioning operations. F. Final finish grades shall insure positive drainage of the site with all surface drainage away from buildings, walls, over mow curbs, and toward roadways, drains and catch basins. G. Final grades shall be acceptable to the Landscape Architect before planting operations will be allowed to begin. H. Planting surfaces shall be graded with no less than 2 percent surface slope for positive drainage. I. All rock and debris shall be removed from planting areas and then from the site in accordance with the following criteria, 1" dia. in lawn areas, 2" dia. in shrub area, 2" dia. in hydroseed areas. J. Finish grade shall be 2" below finish paving surface in shrub areas. 3.06 PLANTING INSTALLATION A. Timing: Actual planting shall be performed during those periods when weather and soil conditions are suitable and in accordance with locally acceptable practice. B. Layout of Trees: All trees(24" box size and larger}sh □II be placed in the landscape per the direction of the Landscape Architect prior to installation of irrigation system. The trees shall then be moved so that planting holes can be excavated and amended. The trees shall then be installed in their respective hoes and positioned in the holes per direction of the Landscape Architect. C. Layout Planting: Locations shall be approved by the Landscape Architect. All container plants shall be set by the Contractor in their final location in their respective containers prior to digging holes and/or planting. All plant locations shall be checked for possible interference with existing underground utility lines. D. Backfill for Trees and Shrubs: Shall be as specified in section 2.03. If artificial drainage is requested, then drains shall be installed first, then backfilled with soil. E. Disposal of Excess Soil and Debris: All excess excavated subsoil, rocks and debris shall be legally disposed of off the site by the Contractor at his cost or utilized on the site as directed by and at the option of the Landscape Architect. 3.07 PLANTING TREES, SHRUBS AND VINES A. Soil moisture level prior to planting shall be no less than horticulturally acceptable. The Contractor shall request approval of moisture, and if found to be insufficient for planting, the planting pits shall be filled with water and allowed to drain before starting any planting operations. B. All excavated holes shall have vertical sides with roughened surfaces and shall be of the minimum sizes indicated on drawings. Holes shall be in all cases large enough to permit handling and planting without injury or breakage of root balls or roots. C. Excavation shall include the stripping and stacking of all acceptable soil encountered within the areas to be excavated for plant pits and planting beds. Protect all areas that are to be trucked over and upon which soil is to be temporarily stacked pending its re-use for the filling of holes, pits and beds. D. Plants shall be removed from containers in such a manner that the ball of earth surrounding the roots is not broken, and they shall be planted and watered immediately after the removal from the containers. E. The plants shall be planted at approved locations with the heretofore specified amendments and soil planting backfill. F. Backfill shall be placed a\ the bottom of each hole and thoroughly watered and compacted to a depth so that when a plant is placed in the hole, its root crown is slightly above the established final grade, and unless otherwise noted shall be raised or replaced as directed by the Landscape Architect. G. Planting tablets shall be placed in each planting hole at the following rates ond per the manufacturer's recommendations.; 1 5 gram tablet per individual liner and flat size plant. 1 21 gram tablet per gallon container. 3 21 gram tablets per 5 gallon container. 4 21 gram tablet per 15 gallon container. 1 21 gram tablet per each 4 inch box size. Random testing to verify planting tablet installation shall be conducted by the Landscape Architect. H. No plant will be accepted if the rootball is broken or cracked, either before, during, or after the process of installation. I. All plants shall be thoroughly watered to the full depth of each planting hole immediately after planting. J. Guying: All trees and other plants indicated on the plans shall be guyed as detailed. K. The Contractor shall be responsible for all surface and subsurface drainage required which may affect his guarantee of the trees, shrubs and vines. L. Pruning after planting shall be required on all trees, shrubs, and vines when necessary to provide the specified or approved standard shapes, form and/or sizes characteristic to each plant. Pruning may include thinning, topping, and/or cutting and shall be under the direction of the Landscape Architect. Cuts over 3/4-inch in diameter shall be painted with an approved tree sealant. M. All trees 24" box and larger shall be spotted. MASCARI WARNER a,;;:n h i t e C t s 1717 Kettner Blvd,, Suite 100 San Diego, California 92101 619,814.0080 Fax 619,814,0081 3.08 PLANTING GROUNDCOVER A. Groundcovers shall be planted in the areas indicated on the plans and shall be free of surface rock over 2" in diameter and debris. B. If the top four (4) inches of soil in the area to be planted in groundcover is not sufficiently moist (horticulturally acceptable standards}, the area shall be thoroughly irrigated and no less than twelve hours shall pass before planting. C. Groundcover plants shall be grown in flats. Variety indicated on the plant list. Flat grown plants (rooted cuttings) shall remain in those flats until transplanting. The flats soil shall contain sufficient moisture so that it will not fall apart when lifting the plants. Plants shall be protected at all times to prevent drying of the root ball. D. Groundcovers shall be planted in staggered, random rows and evenly spaced unless otherwise noted and at intervals called out in the drawings. E. The size of planting excavation for groundcover shall be at least twice the depth of the root ball. F. Each plant shall be planted in a manner that will ensure minimum disturbance of \he root system, but in no case shall this depth be less than two nodes. Each groundcover plant shall be planted with one 5 gram planting tablet incorporated into the root zone. Planting area shall be hand-smoothed after planting to provide an even and smooth final finished grade. To avoid drying out groundcover, plants must be irrigated after planting. This may be done manually or by using the installed irrigation system. Repeated applications may be required, especially on a sloping site. This initial irrigation shall continue until a zone at least twice the depth of each hole is thoroughly moistened. 3.09 POST FERTILIZATION A. Trees -Post fertilization shall occur at 1 OD day intervals after planting. Bore holes around dripline (various depths} and apply fertilizer at the rate of 1 lb. per 1" caliper in holes. Fertilizer shall be Wil-Gro14-7-3, Fairway, Bandini, or Kellogg. If not available, shall be equal to. B. Shrubs -Post fertilization shall occur 60 days after planting and apply fertilizer at the rate of 1 teaspoon per each 1 gallon plant and 1 tablespoon per 5 gallon plant. Fertilizer shall be (14-7-3) Wil-Gro, Fairway, Bandini, or Kellogg. If not available, shall be equal to. C. Groundcover and lawn areas -Post fertilization shall occur 60 days after planting and apply fertilizer at the rate of 7 lb./1,000 s.f. Fertilizer shall be (14-7-3) Wil-Gro, Fairway, Bandini, or Kellogg. If not available, shall be equal to. D. All planted areas shall receive Sarvon, Naiad Wetting Agent or approved equal, 4 oz. per 1,000 s.f. 45 days after the start of the maintenance period. 3.10 GENERAL MAINTENANCE AND ESTABLISHMENT PERIOD A. General: Maintenance operations shall begin immediately after each plant is planted and shall be kept in a healthy, growing condition by watering, fertilizing, pruning, spraying, weeding and all other necessary operations of maintenance. All areas shall be kept free of weeds and noxious grasses ond clean and free of rocks, clods, and debris. All paving and walks shall be kept clear, clean and washed down. B. Establishment Period: Trees, Shrubs, Vines and Ground Covers -The establishment period shall begin on the date that the Landscape Architect inspects and gives written provisional acceptance of the work and shall be ninety (9D} calendar days. The establishment period may be extended or shortened at the discretion of the Landscape Architect. C. Maintenance Operations: Plants shall be kept in a healthy, growing condition by watering, pruning, mowing, reseeding, rolling, resodding, trimming, edging, fertilizing, rest□king, pest control, spraying, weeding and all other necessary operations of maintenance. Planting beds shall be kept free of weeds, grass and other undesired vegetative growth, and lawn areas shall be kept free from all weeds. During the specified maintenance period, all plants that are dead or severely distressed shall be replaced immediately. All seasonal color, annuals or perennials shall be maintained in a vigorous, healthy condition through the maintenance period. D. Extended Maintenance: When, in the opinion of the Landscape Architect, there is improper maintenance, poor or unhealthy condition of plant materials, the Contractor shall be responsible for additional maintenance of the work at no additional cost to \he contract until all the work is acceptable. E. Protection: The Contractor shall be responsible for providing adequate protection of all planting areas against traffic or other use by erecting fencing or other acceptable means immediately after the planting is completed. Warning signs and barricades shall be placed in various high- traffic areas. Damaged areas shall be repaired immediately by the Contractor. F. Weeding and Cultivating: All tree, shrub, groundcover and hydroseeded areas shall be kept free of debris and weeds. Groundcover and shrub areas shall be cultivated at intervals of not more than fourteen (14} days minimum. G. Replacement: During the maintenance period, plants which die or which are in an unhealthy or badly impaired condition shall be replaced by the Contractor within fourteen (14) days after unsatisfactory condition is evident. No replacement of plantings shall be made in any season definitely unfavorable for planting. At the conclusion of the maintenance period, the Landscape Architect will make an inspection of the work to determine the condition of all plants. All unhealthy plants shall be removed from the site and replaced with plants of the same kinds and sizes as originally specified. Such replacement shall be made in the same manner as specified for the original planting and at no extra cost to the Owner. H. Acceptance: At the conclusion of the maintenance period, an inspection shall be made by the Landscape Architect, upon written notice requesting inspection before acceptance. Maintenance period shall continue until all deficiencies are corrected. ••• --~--~-~- --·-~- -~- DATE INITIAL -- ENGINEER OF WORK REVISION DESCRIPTION \ APPROVED FOR PLANTING "AS BUILT" AND IRRIGATION ONLY. INCLUDING PRECISE P.E. DATE LOCATION OF PLANTING AREAS. REVIEWED BY: - INSPECTOR DATE ~---r-uTI CITY OF CARLSBAD ULl 1 PLANNING DIVISION 1 PLANTING SPECIF/CA T!ONS FOR: PAD BUILDING '.4' BRESSI RANCH VILLAGE CENTER ----~--GATEWAY ROAD &-FINNILA ROAD CARLSBAD, CALIFORNIA APPROVED: ~..k, l,,-, bl I .,.;-tt '-l-. I "" -I --\ PLANNING DATE DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: OTHER APPROVAL CITY APPROVAL RVWD BY: C. T. 06-24 452-9N