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Home My WebLink AboutDWG 448-5L; MS 05-12; PACIFIC SUNSET CONDOMINIUMS; 01-08r-.. -~ l •l -·----..------------------------------------------------------------------------------------------------------- VICINITY MAP CITY OF OCEANSIDE HIGHWAY 7'J PACIFIC OCEAN CITY OF ENCINITAS CITY OF VISTA q>'-P, LANDSCAPE PLANS PACIFIC SUNSET CONDOMINIUMS MS No. 05-12 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. SHEET INDEX Title Page Cover Sheet............ ·-··············L 1 CITY OF ::.---,,.. SAN MARCOS Construction Plan ............................. L2 Planting Plan ..................................... L3 Inspection Procedures: Inspection of lhe project shall be performed by the Landscape Architect of the Work, or his designated agent Refer to the specifications far the schedule of required inspections and required submittals. Following completion of the work, lhe Landscape Architect of lhe Work will certify that the installation has been completed by submitting the "Final Landscape Certification Form". A request for a final landscape inspection by the City must also be made by calling the Inspection Request Line. "Final Landscape Certiflcation Form" Fax to (760) 944-8943 Landscape Inspection Request Phone Line: (760) 602-4602. Backflow Preventer Testing: All irrigation backflow preventers shall be tested by a certified tester and results must be given to the City and the Carlsbad Municipal Water District. Pipe between the meter and backflow preventer shall be "Schedule K hard Copper'. Approved contract backfiow testers can be found on the City web site at www.ci.carlsbad.ca.us/pdfdoc.hlml?pid~340. Irrigation Plan .................................... L4 Landscape Details ........................... L5 Paving Details.................. . ............. LB General/Irrigation Specifications ....... L7 Planting Specifications ...................... L8 I hereby declare that I am lhe licensed designer of work for this project, that I have exercised responsible charge over the design of the project as defined in section 6703 of the business and professions code, and that the design is consistent with currant standards. I understqand that the check of project drawings and specifications by the City of Carlsbad is confined to review only and does not relieve me, as lhe licensed designer of work, of my responsibilities for project design. These plans have been prepared In substantial conformance with the approved Landscape Concept Plan, Water Conservation Plan, Fire Protection Plan, and all Conditions of Approval ::~te:e;:s,:in;)/. - Date: , lcf.l /o-a __ _ Engineering Department Plan Checker Dedications/Improvements Developer shall cause Owner to make an irrevocable offer of dedication to the City and/or other appropriate entities for all public streets and other easements shown on the tentative map. The offer shall be made by a certificate on the parcel map. All land so offered shall be offered free and clear of all liens and encumbrances and without cast. Streets that are already public are not required to be rededicated. A 1' dedication on Carlsbad Blvd. and curve return at Hemlock Ave. are required. Dale 12/12/07 BHD 11120/07 BHO 715107 BHD DATE INITIAL ENGINEER OF WORK /1\ Sight Distance Corridors The Developer shall install sight distance corridors al all driveway and street intersections in accordance with Engineering Standards and shall record the following statement on the Final Map (and in the CC&R's). Type I "No structure, fence, wall, tree, shrub, sign, or other object over 30 inches above the street level may be placed or permitted to encroach within the area idenHfied as a sight distance corridor in accordance with City Standard Public Street-Design Criteria, Section 8.B.3. The underlying property owner shall maintain this condition." ':',,~ s,~< ~ DUG.i,0 ~?. "AS BUil T" i 'l' N0.33' ~ ~ ., ,..., 1 ,_,;;_ - ~e C .!Ufa~ -· ' RCE EXP. '* . "'11'!;2 / ' _J l'l 'Jlj * •r,JI· Dai. • REVIEWED BY: . 1r, ' . .... . .· .-;;,~ f oi: CALlro~· . :. -- "<",. INSPECTOR CTTI CITY OF CARLSBAD 1 PLANNING DEPARTMENT LANDSCAPE PLANS FOR: DATE DATE I SH~TS I PACIFIC SUNSET CONDOMINIUMS Cover Sheet AP[~~f 6v ~!~tt Changes per City Comment Letter 11129/07 Z-1-o'o Changes per City Comment Letter 7123107 PLANNING .--DATE Changes per City Comment Letter 6114/07 DWN BY: I PROJECT NO. I D=WINGNU. DATE INITIAL DATE INITIAL REVISION DESCRIPTION CHKD BY: MS 05-12 448-5L OTHER APPROVAL CITY APPROVAL RVWDBY: ( ~ ~ I C.11 r ....... oq ; j ' ' .\ .:::------------------ Q Driveway Paving (typical). CV ; ; / ; ; ; --~-----------------------------------------------------------------------------------,'---- ,f; ! ,. -' ! C r··1 [ i <J ' ,' : . I ' v ' " I ' , ; ; ; ~ ; . L'.--~--------------·-·--------I -T £;. •.. I' j ----"-------"-'---~---,,---+-----,~/ ------·------, ! I i" i -•J I I i . ~ "' I ' -, ' C, ,-, t. ' Front stoop ar,a. See Architectural Pians Front stoop area. See Architectural Plans 4'-7" 9 "' • ' EQ ' I ' I ' I I I I It: I: EQ ~ . ,1 1: " • ' -J " AS-BUil T CONDITIONS Planter pockets installed in lieu of continous planter (typical). AS-BUil T CONDITIONS Project wall (built per Architectural Plans). <J Expansion Joint (typical). Control Joint (typical). ; / t, / . / ' ' ' ;J ' ' ' ' ' ' ' ' ' ' I 9 I 9 i ' -------------------- B CV -~---------------------- ( \ \ \ • Sidewalk, curb, and gutters (typtc•~- \ I\ " EXISTING WATER SERVICE TO BE USED FOR SITE IRRIGATION \ \, • \ \ • • \ \ ' • • ------- t \ \ • \ \ \ \ ' \ '· New concrete flatwork (typical). EB EXISTING CURB GUTTER AND SIDEWALK TO REMAIN X X J V X LlJ ) I~ " 0 6111109 BHD S/26109 BHD 12/12/07 BH D 11/20/07 BHD 715/D7 BHD /1\ DATE INITIAL ENGINEER OF WORK ' 10· 8' 8' 4' 2· o· 5' SCALE: 1" -10' - AS-BUILT CONDITIONS AS-BUil T CONDITIONS Chilnges per City Comment Letter 11'29/07 Changes per City Comment Letter 7fZ3/07 Changes per City Comment Letter 6/14/07 REVISION DESCRIPTION I ' 15' O" DATE '<,<::) "½ APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" ~-,~, 0 "-q,O:' NO. 3 ~ A," f/q M•• I Ii : I i c, (,,I ,1 s,~,.;a1u,. V 04130{11 ,~ ,,c.s EXP. Tl-,./u DATE ci.ll'n..,,,11 ~lt , \.A. * Q§'.1 7/QQ * <I';-.,"-....__ """ /. ,._y-REVary -11-. <?--°" t,-0/" CA\J~O I . -l-T ·~-oi\ ~-2,2,a~ INSPECTOR CiAiE ~ CITY OF CARLSBAD I SH~ETS I 2 PLANNING DEPARTMENT LANDSCAPE PLANS FOR: PACIFIC SUNSET CONDOMINIUMS I APPROVED: 11,.JT.j ~-E:,\l...::,1f (.,.-u....;- I PLANNING DATE DWN BY: PROJECT NO. INITIAL DATE INITIAL CHKD BY: OTHER APPROVAL CITY APPROVAL RVWD BY: I MS 05-12 I ~~AWIN1.> Nv. 448-5L -·---------------- 6' SDGE Utility Easement. l j > / ,:', 2-MetExc 8-CisPur -~- 20-SanCha ------·--·-·---- -cl ,, R.O.W. :'., Proposed 18" high wall (typical). See Architectural and Engineering Plans, I i ' i I /.: j,, ' ' I ...i I .~ ,.a.: I t': i /1 <) p L. 1-FicPum ,, J f..PanDP C, I \ 1-WasRo \ ' \ \\ \ \ \ \ \ \ ' ,j .. , 1-PanDP 4-Pi!Cr Root bil.rrier (see specs) 1-PhoMC 1-RosBISp 14-AgaOrB '-.. ,,_ EXISTING WATER SERVICE TO BE USED FOR SITE IRRIGATION ) EOU 19-PenSeC 1-FicPum ,., .(.: <~ ... t, l}oot barrier (see specs). • -z'. <J ~ ,d 4 ... \. 7-Rosclng " /2 1-PanDf ' 1-PanDP 1-PanDP 16-RosPro ' I I I I I I I I I I I I I I I I I I I I j I I I ' I 1-WasRo : ' 1-Ch~Hu I ' 1-TraJas 3-CisPur 3-PhoMC 10-AgaOrB 5-RosClng 13-SanCha 1-MetExc._~- 6-RhalEn -~- 4-RosBISp 5-PenSeC 9-RosClng 1-MetExc 5-CisPur 1-WasRo City Easement for road purposes. ·-...... ,,, _______________ ·-··-· -------EXISTING CURB GUTTER AND SIDEWALK TO REMAIN 3-FicPum ,d t, _j a.: ,] 8-CisSal 7-PenSeEC 3-RosPro 60-PenSeEC z 4-CisSun PLANT LEGEND ID Qty Botanical Name Common Name AaaOrB 32 "-"apanthus orientalis (blue) Liiv-of-the-Nile CenRub 17 Centranthus Ruber Red Valerian ChaHu 1 Chamaeroos humilis Mediterranean Fan Palm CisPur 16 Cistus x purpureus Orchid Rockrose CisSal 8 Cistus salviifolius Sageleaf Rockrose CisSun 4 Cistus 'Sunset' Rockrose ColPul 3 Coleonema pulchellum Pink Breath of Heaven FicPum 5 Ficus pumila Creeping Fig MetExc 7 Metrosideros Excelsus New Zealand Christmas Tree PanDP 5 Pandorea jasminoides 'Deep Pink Form' Deep Pink Bower Vine PenSeC 24 Pennisetum setaceum 'CuPreum' Red Fountain Grass PenSeEC 67 Pennisetum setaceum 'Eaton Canyon' Dwarf Red Fountain Grass PhoMC 11 Phormium hvbrid 'Maori Chief' Flax PitCr 7 Pittosporum crassifolium Mock Oranoe RhalEn 6 Rhaphiolepis lndica 'Enchantress' Enchantress Rhaphiolepis RosBISp 5 Rosmarinus officinalis 'Blue Spires' Blue Spires Rosmarv RosClng 27 Rosmarinus officinalis 'Collingwood Ingram' Rosmarv RosPro 19 Rosmarinus officinalis 'Prostratus' Prostrate Rosmarv SanCha 37 Santolina chamaecvoarissus Lavender Cotton TraJas 9 Trachelospermum jasminoides Star Jasmine WasRo 3 Washinatonia robusta Mexican Fan Palm GENERAL NOTES 1. Due to the potential relocation of utilities alter the plan is approved, the Contractor shall contact the Landscape Architect prior to beginning landscape work so that the Landscape Architect can review the project utility location and revise the plans accordingly to fully screen all utilities from view. 2. The contractor shall verify the locations of all e)(isting utilities, structures, and services before commencing work. The Contractor shall call "DIG-ALERT" at 1-800-422-4133 to verify utility locations. The locations of any utilities, structures, and services shown on these plans are approximate only. Any discrepancies between these plans and actual fietd conditions shall be reported to the owner or landscape architect. 3. Refer to the engineer's plans for all finish grades, spot elevations, drainage swales, drain inlet locations and elevations, and drain pipe systems. 4. The contractor shall provide positive drainage away from buildings, walls, or other structures and toward dramage swales and drain inlets or otherwise terminating in an approved drainage system. Contractor shall maintain a minimum 2% positive drain away from structures in planting areas and minimum 1% on paved surfaces. Finished grade shall be smoothed to eliminate puddles or standing water. PLANTING NOTES 1. The planting plan is diagrammatic, and all plant locations depicted thereon are approximate. Plant quantities shown in the planting legend are for the convenience of the contractor only. Plant symbols take precedence over plant quantities specified, if any. Contractor shall install plants as designated by symbols and/or by on center spacing (for ground covers) noted in the legend. 2.WEED REMOVAL: Landscape Contractor shall apply "Round-up" systemic herbicide (or approved equivalent) per manufacturer's specifications to e)(isting undesired vegetation ten {10) days prior to commencement of anv planting or irrigation work. 3.Do not locate trees or taller shrubs in locations where they will block irrigation heads and prevent adequate coverage. Container plants shall not be placed within six (6) feet of sprinkler heads. 4.Locations or plant materials shown on the plans are diagrammatic only. Contractor shall not install any plant materials in locations where the ultimate growth of the plant materials will damage or effect structures or utilities, or impede pedestrian or vehicular circulation. Contractor shaij notify the landscape architect immediately of any discrepancies between these plans and actual site conditions. 5.Plant pits shall be backfilled with amended backfill mhc as described in the specifications. Slow release fertilizer shall be applied as per specifications and detail. Fertilizer shall be placed approximately 3-4 inches below finish grade of the planting backfill, and a minimum of 2" from the root ball. DO NOT PLACE FERTILIZER IN BOTTOM OF HOLE, OR ON TOP OF FINISHED GRADE. 6.MULCH QUALITY: All wood bark mulch for the project shall be "Medium Decorative Bark" as available through Hanson Aggregates A-1 Soils. The mulch shall be a blend of fir and pine bar!< and include very little sapwood. Particle size shall be 3/4" to 2" in size. 7.MULCH APPLICATION: Contractor shall supply and spread a layer of wood bark mulch to all planting areas that are not turf grass and have a slope less than 3:1. The mulch layer shall cover the soil surface completely and have a minimum thickness of 3 inches. a.PLANT SUBSTITUTIONS: Plant substitutions shall not be made without approval of the Landscape Architect and the City of Carlsbad. The Contractor shall be responsible for rep lacing any plant material which differs from the Landscape Plan approved by the City if the City does not approve the change. . . I 0 ' 10' 8' 6' 4' 2' 0' 5' SCALE: 1" 1 O' ---- 6111109 BHD AS-BUILT CONDITIONS 5128109 BHD AS-BUil T CONDITIONS 12'12/07 BHD Chiilnges per City Comment Letter 11129/07 11/20/07 BHD Changes per City Comment Letter 71Z3/07 7/5/07 BHD /1\ Changes per City Comment Letter 6/14107 DATE INITIAL O" DATE Scheduled Size Remarks I ' 5 gallon 1 gallon 24" box 5 gallon 5 gallon 5 gallon 5 gallon 5 aallon 24" box Multi-Stem, Natural 5 gallon 5 aallon Sterile, Red 1 gallon Dwarf, Red; AKA 'Red Riding Hood' 5 aallon 5 gallon 5 gallon 5 1Jallon 5 gallon 1 aallon 5 gallon 5 gallon Shrub Form 24" box IRRIGATION NOTES 1. The Irrigation plan is diagrammatic only. Refer to the irrigation legend and details for equipment and installation. Piping, valves, and other irrigation fixtures shall be located in planting areas wherever possible. 2.AII irrigation equipment is shown in approximate locations only. Do not use these plans to scale dimensions for placement of these items. Contractor shall not locate any items where it is obvious that they are in direct conflict with underground utilities, structures, permanent improvements or pedestrian and vehicular safety considerations. Notify the Landscape Architect immediately of any discrepancies between these plans and actual field conditions. 3. WATER PRESSURE: Existing static water pressure at the point of connection is as shown on the plan. The pressure gradient line is 520 for potable water and 410 for non-potable water on site (per the engineering department of the San Dieguito Water District, May 22, 2007). The existing pressures shown on the plans are derived from this pressure gradient. 4. Contractor shall test the pressure at each meter connection. If pressure varies from that shown, contractor shall contact the Landscape Architect. Adjustments to nozzles or head spacing may be necessary. 5. Sprinkler heads are not to be scaled off of the drawings. Irrigation contractor shall adjust all sprinkler heads to provide an even '"head to head~ coverage and to prevent overspray onto buildings, walls, walks, drives, and other paved non-landscape surfaces. &.CHECK VALVES: Check valves shall be installed as required to prevent all low head drainage. 7. PIPE MATERIAL AND TRENCH DEPTHS: Schedule 40 pipe shall be used for all pressure line and shall be buried to a minimum depth of 18" below finish grade. Class 200 ptpe shall be used for lateral lines and shall be buried to a minimum depth of 12" below fmish grade. a.SLEEVES UNDER PAVING: Sleeves below vehicular paving shall be Schedule 80 PVC with 36" cover. Sleeves below non-vehicular paving shall be Schedule 40 PVC with 18~ cover. 9.Contractor shall apply water at a frequency to promote healthy growth of the plant material, and applied in a method to achieve deep watering to promote deep root growth. However, at no time will the contractor/operator apply water at a rate or frequency which causes run off. soil saturation (unless otherwise directed), or soil sloughing. 10.CONTROLLER PROGRAMMING: Controllers shall be programmed so that water application shall not exceed soil infiltration rate or cause runoff, but shall provide sufficient watering time to prevent root stress. 11.COVERAGE TEST: Contractor shall call the landscape architect to the site to observe an irrigation coverage test prior to planting. The test will include running an irrigation circuit long enough to cause surface runoff. Notes shall be made of the amount of time a circuit will run before it causes runoff. That length of time shall become the maximum amount of time that circuit can be operated during any single irrigation cycle. 12.AS-SUILT PLANS. Submittal of As-built plans shall be required by the Engineering and Planning Departments. The final plans shall be prepared by the landscape architect from dimensions provided by the Contractor. The final irrigation As-Built plans will be required to be reviewed and approved by the City and final mylars will be required to be approved and signed by the City prior to the Planning Department signing the permit card. '(,Q "½ '<t~ ,,c.1'-tl Dua., 0. !f;;f N0.3 6~ ~ 0 ..-A rn Isl ' ~ ,_..~ ~natl<'• ,- 04/30111 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" ~ re•«rnto,,,., ~ l•1 /,1 DATE 15' * i'!:en-1 Date * -J1C.fi. EXP . ..,.,,.µ, , ......... 0§(17109 <l' I:,'-..,_ o.• ,-,"I'-REVIEWEXZ "It; ~~ f:" 0,: CA \.I ,o C.,·-ZZ..df l<i.-: C:r-. ~-4\: INSPECTOR DAiE ~ CITY OF CARLSBAD I SH~TS I 3 PLANNING DEPARTMENT LANDSCAPE PLANS FOR: PACIFIC SUNSET CONDOMINIUMS PLANTING PLAN I APPROVED: M4{ 6t. f:1(-f- I (p-Z2,,o'f PLANNING DATE PROJECT NO. DWN BY: INITIAL DATE INITIAL CHKD BY: REVISION DESCRIPTION ENGINEER OF WORK OTHER APPROVAL CITY APPROVAL RVWD BY : I MS 05-12 II OR;;~:;~o I AS-BUILT VALVE CHART Valve Box A Valve #1 : 1" valve, 15.58 gpm Valve #2: 1" valve, 10.5 gpm Valve Box !l. Valve #3: 1" valve, 5.5 gpm Valve #4: 1" valve, 6.0 gpm Valve #5: 1" valve, 12.82 gpm Valve Box C Valve #6: 1" valve, 9.52 gpm Valve #7: 1" valve, 6.93 gpm Valve #8: 1" valve, 11 .59 gpm NOTE: All gpm's specified above are approximate. AS-BUILT quick coupler location. AS-BUILT CONDITION: Backflow preventer is located here just inside the wall at the sidewalk.. ···-··-··----------·----··-· - ! t 'I ' ) ·I HYDRAULIC CALCULATION PRESSURE LOSS FOR CONTROL VALVE NO. 4 516" water meter at . 10.5 . gpm..... 4.40 ___ 314" . backflow preventer (fixed).. 12.00 ___ 200 feet of __ J.:_PVC Sch 40 __ mainline............. 5.20 ___ feet of PVC ___ mainline .. ___ feet of PVC ___ mainline .. electric control valve. 1.70 --- lateral line friction loss (fixed)... 3.00 fittings (20% of total mainline loss) 1.00 sprinkler head operating pressure.......... 30.00 elevation loss miscellaneous (fixed )... 5.00 TOTAL PRESSURE REQUIRED FOR OPERATION... 62.30 static water pressure at P.O.C. ................................. 80.00 pressure required for operation.... 62.30 RESIDUAL WATER PRESSURE...... 17.70 j 25 ., ., AS-BUI!_ T sleeve locatiorlS between planter pockets (typical). /; 8 30 '· 1 ,"'' I 5 7 7 7 7 7 9 3'- 11 I ' I 0 ~ ' (0 15 13 ( ' \ AS -BUILT valve #6. AS-BUil T sleeve locst.ion. 15 9 9 g AS-BUILT sleeve I Pi~ between meter and bac~now preventer shall be brass<;_ ' \ ' ' ' Existing 5/8" meter q be used fo r \ irrigation. "'-..._ \ Available Static Pressur~'=--&ppsi .(Perthe City of Carlsbad Water·•····~·- 'Qepartment June 5, 2007). \ EXISTING WATER SERVICE TO BE USED FOR SITE IRRIGATION () E ' .,. ,;_I / //,,,,/ ! ·-+-'-~-------! ' ' ., iAS-E1UILT valve #5. i. ' AS -BUILT valve #1 . 9 AS-BUILT CONDITIIONS All project irrigation valves located in these three valve boxes. The are located approximately 12" inside the wall. Boxes are labeled A (eastern most), B (middle), and C (western most). Please see the As-Built Valve Chart for sizes and approximate gpm's of each vatve. AS-BUILT CONDITIONS Ball Valves. Located approKimately 12" inside the wall. 5 5 --9-;:=====~~1\.====="::t11'i-=-=-=-=-=-⇒11)--i.~-( , , , / / , AS -BUILT valve #6. ---, , , / 11r-----1121-----~12,,-....,., _ _.._, ! ) 18'-0" AS-BUILT CONDITION: Sleeves are located under paving bet'ween planter pockets in front of wall (typical). EXISTING CURB GUTTER AND SIDEWALK TO REMAIN J AS -BUILT valve #7. AS-BUILT CONDITION: The irrigation mainline (2" size) follows the wall and is installed approximately 12" inside the wall (approximately as shown). AS-BUILT quick coupler location. Located approximately 2' inside the wall. ' <.: .. I AS -BUILT valve /12. " AS -BUILT valve #4. AS-BUILT wall along sidewalk. IRRIGATION LEGEND SYMBOL MANUFACTURER MODEUNOZZLE DESCRIPTION PSI GPM ARC RAD. COMMENTS 01 02 03 04 05 06 07 08 09 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainb1rd Rainb1rd Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rainbird Rain bird Rain bird Rain bird SYMBOL RPBP 1806 -50 1806 -ST 1606 -5H 1806 -SF 1806 -80 1606-8T 1806 -8H 1B06-8F 1B06 -100 1806 -lOT 1806 -lOH 1606 -lOF 1806 -12Q 1806 -12T 1806-12H 1806-12TT 1806-12TQ 1806-12F 1806-15Q 1806-15T 1806-15H 1806-15TT 1806-15TQ 1806-15F 180615EST 180615CST 180615SST 1806 5CST-B 1806 SQ-B 1402 ON 1 B04 BODY MANUFACTURER POINT OF CONN. METER FEBCO MODEL 825Y Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Spray Head Pop-Up Bubbler Pop-Up Bubbler Pop-Up Bubbler DESCRIPTION BY OWNER EXISTING 30 0.10 90 30 0.13 120 30 0.20 180 30 0.41 360 30 0.26 90 30 0.35 120 30 0.52 180 30 1.05 360 30 0.39 90 30 0.53 120 30 0.79 160 30 1.58 360 30 0.65 90 30 0.87 120 30 1.30 180 30 1.74 240 30 1.95 270 30 2.60 360 30 0.92 90 30 1.23 120 30 1.85 180 30 2.48 240 30 2.78 270 30 3.70 360 30 0.61 4-X15' 30 1.21 4-X30' 30 1.21 4-X30' 30 0.50 30 0.50 30 0.50 WILKINS 500 (BRASS) RED. PRESS. BACKFLOW PREVENTER PRESSURE REGULA TOR IRRITROL TC-18EX-B ELECTRIC CONTROLLER RAINBIRD 100-PEB REMOTE CONTROL VALVE 5' S' 5' 5' 8' 8' 8' 8' 10' 10' 10' 10' 12' 12' 12' 12' 12' 12' 15' 15' 15' 15' 15' 15' TRICKLE PATTERN SIZE 518" 314• LINE SIZE 12 STATION SIZE PER PLAN, COMMENTS WITH PRESSURE REDUCING VALVE PRESET TO 70 PSI WALL MOUNT AS BUILT VALVE LOCATIONS AS INDICATED ON PLAN E]-- RAINBIRD SPEARS PVC, SCH. 40 PVC, CLASS 200 PVC, SCH. 80 RAINBIRD 33 DLRC RAINCHECK QUICK COUPLER VALVE UTILITY PVC BALL VALVE PRESSURE LINE LATERAL LINE SLEEVES UNDER PAVEMENT 3/4" LINE SIZE SIZE PER PLAN SIZE PER PLAN MIN. 2X LINE SIZE RAIN SENSING DEVICE (WIRE TO CONTROLLER) INSTALL IN ROUND VALVE BOX DEPTH TO BE 18" DEPTH TO BE 12" SEE IRRIG . NOTES FOR DEPTH REQUIREMENTS VALVE BOX SCHEDULE VALVE CALL-OUT BOX TYPE Green Plastic Green Plastic Green Plastic Green Plastic BOX SIZE 12"X18" 1 O" Round box 12" Round box 1 O" Round box EQUIPMENT QTY.PER BOX Remote Control Valve 2 max. Gate or Ball Valve 1 112" or smaller 1 Quick Coupler 1 Wire Splice Pull Box 1 NOTE: This Irrigation System Uses Potable Water Only. Reclaimed Water is Not Available at This Site. ' • I 0 • 5' 10' 8' 6' 4' 2' O' SCALE: 1" 10' = O" -- 6/11'09 BHD AS-BUil T CONDITIONS 5/26/09 BHD AS-BUil T CONDITIONS 12/12/07 BHD Changes per City Comment Letter 11'29!'07 11120/07 BHD Cnanges per City Comment Letter 7/23/07 715/07 BHD /1\ Changes per City Comment Letter 6114/07 DATE INITIAL DATE I ' 15' -.----Valve Number •---GPM Flow Valve Size '<,,Q -1, 6,' NO.3365 , 1;, APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" ~C~~.DUG'1~.._: '?Cl 3 ~~%, <!:-• ~ ... '-rlf.O~~, _. ,,.s W:l~r,,,111 <./,.,/-, S1;,nal~re ., 04/30/11 DATE Re-I D~te * * ~ .......... D§f17/Q9 <l',,_."'-.. ,,,. /. ,-,'I' REVIEW~: -</ r. <?,-'<'-<: Or, CA\..I \'O /1-Gr -~4 Gr~"f DA'fE INSPECTOR LW CITY OF CARLSBAD I SH~TS I 4 PLANNING DEPARTMENT LANDSCAPE PLANS FOR: PACIFIC SUNSET CONDOMINIUMS IRRIGATION PLAN I APPROVED: M-<.L{ Gt--~\~-t\-~-z~ PLANNING DATE PROJECT NO. DWN BY: INITIAL DATE INITIAL CHKD BY: I I ~n;4~~;~0 REVISION DESCRIPTION MS 05-12 ENGINEER OF WORK OTHER APPROVAL CITY APPROVAL RVWD BY: ~ r-,----------------------------------------------------------------------------------------------------------, 1 Pressure regulator (when called for on irrigation legend). Wye Strainer. --, Fi11ish Grade. r Reduced Pressure Principle Preventer.with ball valves and test cocks. r Brass nipple ~ypical). 12" Min. ~ Brass elbow (typicao. .....,_ Brass union. I◄--Brass riser. Brass pipe supply lina continuoys from Meter lo B ackfipw One cubic foot concrete thrust block (typical). Depth per Specs. Prevent,.. j FLOW__.. c.::o::;:c;:::,jO, , t -~~~~~ nipple (typicao. PVC Mainline to valves. BACKFLOW PREVENTER TO BE INSTALLED PER CMWD STANDARED DETAIL W-20 Green plastic valve box with lid . Coil 18" of wire and splice with waterproof wire connectors. Finish Grade. / Set top of box 1" above Finish Grade. ---"'--''-+--~ PVC Schedule 40.male adapter. PVC mainline. Depth as required. (See specs.). FLOW One cubic foot of pea gravel. j PVC Schedule 80 Union and Nipples (typical). ·\_ Brick or block support. REDUCED PRESSURE BACKFLOW PREVENTER REMOTE CONTROL VALVE Not To cale Finish Grada. I◄---Pop-up spray head body. t _,,,,,,,,-PVC Schedule 80 riser. ¥ Length as required. PVC Schsdule 40 Street Ell. PVC Schedule 40 Ell. PVC lateral line._./ \_ PVC Schedule 40 tee or .Ii. 5 ii, •• •• E t:: "' NOTES: PVC Schedule 80 nipple. POP-UP SPRAY HEAD Not To Scale (2) Cinch ties {or equal). Nall to tree stake. •(2) Z' round lodgep0cle tree stakes. Do not remove sidegrowth on tree ' lrucik 1.mle" agreed to by Limdscaplit Architect. Set rootball 1" above finish grade. 3" 1a,•er of mulch around tree. One in_,_h_ maximum depth at rootball crown. See specs fur mulch quality. 2" compacted berm. t,,..,,.~,.,-. . Finish Grade. Slow release fertilizer, (See specs). 11;-p.----Prepared backfill mix per Soll · Anal)'sls. · ;'----_ Sca~ify 6'' depth at the bottom of the I 2X Rootbalr hole. Wldlh Tie tree trunks• above the bending moment of the tree. The tie should provide flexibility of the trunk but not allow rubbing of the trunk against the stake. Cut the stakes off 6" above the ties. TREE PLANTING Not to cale a Not To Scale I ' !◄--Control Clock. Secure to wall per manufacturer's instructions. I◄----PVC electrical conduit. ;+----24 Volt wire to Remote Control Valve. ii.+----110 volt power supply. f Finish floor. ~-------ii-I 1-.,.,.,..,., ........ -:-, .:- · t-• ... • . Ao,' - 6 10 CONTROLLER Sel rootball 1" above finish grade. ◄--,---Shrub or small tree. Mulch Quality per Specs. 3•, high compacted be1m, (Not required with drip irrigation. SHRUB PLANTING Not to Scale Round, green plastic valve box with lid. I Set box 1" above Finish Grade. Finish Grade ..... nr~----~---,i C plastic ball v7 PVC schedule 80 union and nipplss (typical). 3 BALL VALVE Nol To Scale Set box 1" above Finish Grade. Finish Grade Round, green plastic valve box \ with lid: . \ 7r-'----~---,,. Brass Quick Coupler valve with threaded base. PVC Schedule 80 nipple. -• · One cubic foot of pea gravel. Street Ell. PVC Tee. 4 ◄-Brick or block support. .,,-,,.::_-~ Street Ell. PVC Schedule BO nippls. "-Length as required. . PVC mainline. Size and depth par plan. QUICK COUPLER Not To ca e Imported topsoll or amended rock free m1.tlve soil. Finished Grade. 7 Native soil free of large (3" diameter or greater) rocks and debris. Sand, Class A TopsoH, or approved equal. ◄--t----Potvvlnyl Chloride Pipe or Copper Plpe. Multiple Pipe Installation Detail (non-pressure pipe only, see Note 6 for pressure pipe) NOTES: 1. Bacl<fill material shall be compacted to a relallve compaction of 90% or more. 2. All P.V.C. pipe shall lay free in the trench with no induced strain and with suffk;ient allowance for expansion and contraction as recommended by the manufacturer. 3. Teflon tape, 3/4" wide shall be used on all threaded connections. 4. The lelter W shaU be stamped or chiseled on the improvement (curb-sidewalk) directlv above the pressure pipeline. 5. All plastic pipe 1.1nd11r pavement shall be installled in a P.V.C. sleeve. 15. Minimum clearance between pressure pipes shall be 2 inches. NOTE: 0 ® ROOF EDGE AUTOMATIC RAIN SHUTOFF: RAIN BIRD RAIN CHECK \_ Install rain sensor in a location free and clear of overhead obstructions for ralnfall to be collected in the basin. FOR COMPLETE INSTALLATION INSTRUCTIONS, SEE INSTRUCTIONS ENCLOSED WITH RAIN CHECK TRENCH 3" AND SMALLER 8 RAIN SHUT-OFF DEVICE Nol To Scale Nol To Scale C-RAIN CHC:CKDWG 1.01.~ RAINBIRD-RAIN CHECK APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE ___ _ EXP. ____ _ REVIEWED BY: INSPECTOR DATE DATE >-----+--+------------+-----+---+---i----1~5 CITY OF CARLSBAD I SHE8ETS I ~ PLANNING DEPARTMENT ~=='-===========:::::'....'.::====: LANDSCAPE PLANS FOR: PACIFIC SUNSET CONDOMINIUMS LANDSCAPE DETAILS l----+-1----~~-----+---+----+--+----t I-APP~f!P:~~IDJ--\-• -=----==-..,,11'-~II ·~ ;ll..~--12112/07 BHD Chan9es per Citv Comment Letter 11129/07 n--A~ ~ ~~II_ 11120/07 BHD Changes per City Comment Letter 7123/07 PLANNING 715/07 BHD /1\ Changes per City Comment Letter6J14l07 DWN BY: PROJECT NO. I DRAWING NO, DATE INITIAL DATE INITIAL DATE INITIAL CHKD BY: I MS 05-12 448-5L ENGINEER OF WORK REVISION DESCRIPTION >-0-TH_E_R_A~P-P-RO_V_A_L+--C-ITY-A~PP_R_O_VA_L_, LcR'"-V:.cW=D..:B'...!Y_;_: ===:.J ~---------' ~----~ ( OQ ~ r-+-----------------------------------------------------------------------------------------------------........ : -- ,Y-4'' MIN, THCtc'. 2J;;~ Fb.!, C~. FAYING. PROVIDE 1~" n-m::"-E:NED ED~ ADJACENT TO 1.ANDecAPE" AREA& I ,,,--";I Ii-TEEi.. ~l~N:i 6ARS A.T I&' Of;.. V EACJ-, HA,,.-AT l"'ID-HE!::ial-11 OF &Lt.a r----~------:;,,.L-----,'--------,,L;j ~ /, • i i. : -- ' ' .. i . : ! - ' ' ! -· I I -- ' I ! ' i __ ---: i ___ ,._.; Ci:ale-1-!ED RO'""...!<, GRAVEL, OF< CLEAN &kC ◄" 1Hlc:K L REFEl'i: TO &oil& REFORl • NO. 45#-k!iC, t:ATED ~OV-d16Elli: 3", l.N4 ~ Axi:rrONAL ~COmENDA'l'IC'N& AND &FECIFICATIONS. l. EXTI;~Qf<. 51..~6 &HALL 6-E 5C~~ Oli &Al'< CUT, Ill' TO :.1a• ;)EEf', t.FTl:N ~ !'>a n-1.0:r NO e,ec;-:-1~ I& C.REATE!ii: THAN Ill' e-r iii.~ ei1DJ:HAJJ:::e Qfie NA~~&. ::cm~ JOINT5 C,1-iAU.. 6£ F'~VIDED AT INTERYA!...fl Of EVE~ ••. :I, NG T]'UlfflC SHALL l3E AI-.LOW!'cD UFC4-I THE t-El"i. T FOJREO CONC~Tf: &LAe& ..NTIL THcT HA~ 61:EN FROF-R. .,-cu~ TQ WITHIN 7&1.-Of-DECillJt.J e~TI-I, -4. DRl"-IE!1AY&, 51DE~ALK&, AND FAT10 SLAB8 ADJACOO TO Tl-IE BUILDN::a-&1--lAI...L 6E 61:FER.<.Tl:Cl FROM THE BUILD}~ i-41Tl-l ': .-110( EXFA!>:51r;l\l JOl!'IT FIi.LE~ MATf~IA.L ?>, Foe,in<11: t;iiTE DRANACiif; et-lALL 13E MAIMTAINED A.TALL Tl;-£&, FINl&H "~DE CN T.-lf LOT& &~•AU. ~vl::JE A MIN!MlJ"l Or-1 TO 2 PERCEN7 FALL TO TJ-.E &iREET. 0 DRIVEHAY AND FLATl'IORK PAVINC. NO SC.ALE 1 DRIVEWAY AND FLATWORK PAVING Not To Scale ------Width □s shown on plan 13mm w C CJ 1/;::jries 13mm (1/2") R 1 102mm (4") \ ~ 6mm (1/4") per i\. (1/2") R \ j 1~----~W _____ ~ 13nm (1/2") TYPE W •AREA G 610mm (24') 0.124sq. m (U<sq ft.) ~ 762mm (30") 0.150sq. m (l.6lsq ft.\ • with 152mm (6") Curb race NOTES: 1. Curic,ete ~hull be .~OBkg/M 3-C-17-MPa (520-C-2500). 2. See Sto.ncord Drawings G-9 □nd G-10 for joint details. 3. Slope top of curb 6.35mm (1/4DJ per foot tow::ird_ street. LEGEND ON PLANS NOTES: --------- \ 5' mm (2") Weake11ed Plane Jo1nt-' NON-CONTIGUOUS WidP1 (JS shown on pion I 13mm -102mm (4•) ( v; R ~lh-.•. ~-.,--< _ _.J<,,.,,..,_--=. ==~6rnc"!.mcJ(!J..1 /£4"'1!.Jp~er~ft!:._, -:-:. c.:.:-:1(:;,::-:-:.,_-:::;, ~:11''._. I . .-.:,.?'_, ··-.• 1: .-: •..... I r-----......J r✓1 51mm (t') Wea.<.ened Plane Joint - I t L __________ J CONTIGUOUS 13mm (1/2'') R 1. Concre:e shall be 308kg/M '-c-, 7-MPa (520-C-2500). LEGEND ON PLANS 2. See Storidard Drawings G-9 and G-10 for Joint deta~s. Revision By Approved Dote ORIGINAL Kercheval 1217 SAN DIEGO REGIONAL STANDARD DRAWING Revision ORIGINAL By Approved Date 1<'.erchevcl 112/75 SAN DIEGO REGIONAL STANDARD DRAWING RfCOMMENDED BY lHE SA~ DIEGO REGIONAi. STANDARDS COf.JMITTEE 1-· -···-, ~ )f-l?h:~:-·:-_:·~_-·:;) ::,:•(!,''$-'(!()~-Add Metric T. Stanton Ol/03 Reformatted T. Skmton 04-1□6 CURB ANO GUTTER -COMBINED Chcilrper111;m R.C.£. 19245 D1;1t.o DRAI\ING NUMBER G-2 2 CURB AND GUTTER COMBINED NO! IO Scale Aud Metric Reformatted 3 f, Slunl!Jn OJ/OJ T. Stanton 04/06 SIDEWALK -TYPICAL SECTIONS CJ,clrperson R.C.E-<9246 Date DRAWING NUMBER G-7 SIDEWALK -TYPICAL SECTIONS Not To Scale APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE____ EXP. ____ _ REVIEWED BY: INSPECTOR DATE DATE l--------1f-----+-----------+---+--+---l------f [sHrnl6 CITY OF CARLSBAD I SHE8ETS I ~;:::=:::::::='...::::==::::PLA:::::N:::N::IN:::::G:::::::D:::EP:::::A:::::R:::::T:::::M::::E::N::::T===:::....:==:::::: LANDSCAPE PLANS FOR: PACIFIC SUNSET CONDOMINIUMS Paving Details ' ·=.:..+---"-"-+--------======---+---+--+---+--I I APPf-!?V.JiDJ L _ ~-'•.:...ll... ~2/12107 BHD Changes per City Comment Letter 11129/07 t1~--\ ~ -~ ~J.L l--11_12_0_10_7+-~B~H~□-+-~--C_h_•...:cg,_,_,,_P"'_C_,ityc_C_o_m_m_e_cl_L_,tt_"_7_1Z3_10_7 ______ +----+---t----+----t -'P::::LA::::::N:::N:::IN:::G::::====:;--;:::==:::;;;;;:;;::;;:;;:;;::;::;:;;:::::==;--;:=;;;::;':::;=~:::::;;; 7/5/07 BHD /1\ Changes per City Comment Letter 6/14/07 ..-OWN BY: PROJECT NO. DATE INITIAL DATE INITIAL DATE INITIAL CHKD BY·. I REVISION DESCRIPTION 1----~--+---~---1 ENGINEER OF WORK OTHER APPROVAL CITY APPROVAL l'R_._V._W'-"':D'l'::'.B_o_Y:_: ====..I MS 05-12 ~ 'f.e,-e:, I DATE I DRAWING NO. 448-5L j i ! j l l j ' :1 . I l i i ;I :I ;; ' •; ij l 1 I ' j ""-1-----------------------------------------------------------------------------------------------------........ , ! "i ' '1 h mnlli II ~ --+--------------------------------------------------------------------------------------------------------- SPECIFICATIONS GENERAL SPECIFICATIONS SCOPE OF WORK The work to be provided by the contractor includes all labor, materials, equipment, permits and the incidentals necessary to install all work as indicated in these plans and as described in these specifications, Verify any additions in owner's invitation prior to submlttal of bid. GOVERNING AGENCY REQUIREMENTS All local, municipal, and stale codes 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. Nothing contained in these specifications shall be construed to conflict with any applicable codes. However, when these specifications and drawings exceed code requirements, the provisions of these specifications shall take precedence. REFERENCE DRAWINGS "SDRSD" refera ta County of San Diego Regional Standard Drawings, Department of Public works, May 9, 1992. PLANS These plans are based on a Site Plan prepared by: John Beery, AIA, Architects (760) 438-2963 Owner approved engineering, grading, improvement and/or architectural plans take precedence over these plc1ns. PERMITS, WORK BY OTHERS The contractor shall obtain necessary permits, order necessary work done and submit Invoices for direct reimbursement of fees and taxes required by governing c19encies, unless otherwise directed by the owner. PROTECTION The contractor shall be liable for any damage to existing buildings, equipment, piping, electrical systems, sewers, paving, landscaping or other improvements Oncluding without limitation, damage from leaks in the piping systems being installed or having been installed by the contractor) caused by the contractor or his agents, employees, or subcontractors during the course of his work, whether through negligence or otherwise. All damage shall be repaired at the contractor's expense in a mannar satisfactory to the owner, which repair or replacement shall be a condition precedent to owner's obligation to make final payment under the contract. CHANGES Changes'to these plans without written consent of the Landscape Architect relieves the Landscape Architect of all responsibility. The owner reserues the nght to substitute, add or delete any material or labor as the wor1c progresses. Adjustments shall be made to the contract price at unit prices submitted to the owner prior tc, commencement of work. NOTIFICATION FOR FIELD OBSERVATIONS ' The contractor shall notify the Landscape Architect of his Intended start date prior to beginning wor1c, and shall be responsible for coordination of his work with the owner, Landscape Architect, governing agencies and other construction trades. The contractor shall request field obseruations by the Landscape Architect and/or ownar a minimum of forty eight (48) hours in advance. Contractor shall be charged by the owner for Landscape Architect's contract rate when field visits are called for and work is not ready for review, or when an appointment is not kepi by the contractor. EXISTING SITE CONDITIONS Verify all conditions in the field and notify the Landscape Architect of any discrepancies within the plans prior to commencement of work. Contractor shall obtain necessary engineering and/or architectural plans prior to beginning work, and notify Landscape Architect of any discrepancies between these plans and those. Prior to commencement of work, all seJVices and utilities shall be located by the contractor or utility companies. Existing utilities or structures reported by the owner or others, and those shown on these plans, are indicated in their approximate location. The contractor is required to take due precautions to locate and protect all existing utilities at the site. It shall be the contracto~s responsibility to notify the owner of the utilities and verify depth and location prior to excavation and prior to start of work. lf it is determined that a possible conflict exists, the contractor is responsible for arranging with the owner the relocation of any utilities and/or modification of the plans. The contractor Is to protect all existing utilities at all times, as well as all structures, plant materials, and other features intended to remain on and adjacent to the job site. Should damage be incurred by the contractor's operations or negligence, the contractor shall repair the damage to its original condition at his expense. CONSTRUCTION MATERIALS, EQUIPMENT, PLANT MATERIALS All materials, equipment and plant material to be Installed shall be as specified, and shall be new and without defects. The contr.actor shall submit to the Landscape Architect a list of any items he \o/ishes to substitute as "EQUAL" with accompanying catalog information. Substituted equipment installed without the prior approval of the Landscape Architect may be rejected and the contractor required to remove such materials from the site and replace them at his expense. The Landscape Architect shall determine the equality of proposed substitute materials or equipment. All substituted equipment ls also subject to approval by the City of Carlsbad Planning and/or Public Works Department All requests for substitutions must be submitted within ten (10) days after signature of the contract for this work, or date of notice to proceed. SITE CONDITION DURING WORK The contractor shall maintain the site In an orderly and safe condition at all times during construction, and shall secure the site at the end of each working day. All areas shall be left clean, fr~e of debris and washed down upon completion of work. "AS BUILT DRAWINGS" Contractdr shall provide record drawings ("as builts') of ell installed work to th~ owner upon completion. Record plans shall indicate any and all changes, additions or deletions to the plans, eSpecially: points of connection, irrigation pressure line location, backflow prevention devices, pressure regula1Ions, controllers, direct burial wires, electric lines, under drains, and all other utilities. GUARANTEE All construction work shall be guaranteed against all defects of workmanship flnd materials, inc!uding settling of graded areas for a period of one year from the date of final acceptance by th~ owner. FIELD OBSERVATIONS The owner's authorized representative shall be responsible for inspection of the contractor's work while such work is in progress. The representativ~ shall bring to the attention of the contractor any work which does not meet the specifications of this contra Gt and the contractor shall correct such work as brought to his attention. Contractor shall request field observations by the Landscape Architect or owner at the following points: Irrigation pressure line testing irrigation coverage test for placement of all plant material prior to excavation of planting pits upon completion of installation (pre-maintenance). IRRIGATION SPECIFICATIONS I.GENERAL REQUIREMENTS QUALITY CONTROL 1. Submittals: Submit the following items to the owner or owner's representative: a.List of all irrigation equipment and materials to be used. b.Manufacturer's brochures and/or literature. c.Maintenance and service manuals. d.Guarantees and warranties. a.Operating instructions. 2. Supervision: The contractor shall provide a competent superintendent and any necessary assistants on the project while work Is in progress, The superintendent shall not be changed during the project without consent of the owner's representative unless the superintendent ceases his status as an employee of the contractor. The superintendent shall represent the contractor in the contractor's absence, and all directions given to the superintendent by the owner's representative shall be binding as if they were given to the contractor. The contractor's superintendent shall supervise the contractor's employees on the job site and be responsible for their actions and conduct on the job site. He shall be familiar with all contract documents, plans, specifications and details and shall have a complete set of plans and specifications on the Job site at all times. 3.Guarantee: Furnish guarantee for a period of one (1) year from the date of final acceptance at the conclusion of the Maintenance Period on complete water irrigation system including nonsettling of the backfill in trenches which, if occurs shall be corrected, including repairs and/or replacement of any material damaged thereby or therefrom. In the event that the contractor does not respond to the owner's request for repair work under this guarantee \Nithin a period of 48 hours, the owner may make such repairs as he may deem necessary at the full expense of the contractor. DOCUMENTATION (AS-EIUILT DRAWINGS) Final As-built plans shall be required required by the City Planriing and Engineering Departments. The final plans shall be prepared by the Landscape Architect from dimensions provided by the Contractor. Final irrigation As-built plans will be requled to be reviewed and approved by the City and final mylars will be required to be approved and signed by the City prior to Planning Department signing the permit card. Before final acceptance of work, the contractor shall provide a recoId set of drawings showing any deviations from the plans and specifications including but not limited to the following: a.Changes in piping layout. b.Changes in location of equipment including valves, quick couplers, backflow prevention devices, controllers, gate valves, etc. c.Changes in valve statiorl numbers. All valves shall be numbered and corresponding numbers shall be shown on the record drawings. d.All remote control valves, hose bibs, quick couplers and shut•off valves shall be dimensioried to the nearest one-half foot to permanent objects. e.All control wire routing, pull boxes and location of splices shall be shown. I. Location and labeling for electrical power panel and circuit breaker number shall be Indicated for each controller. II.PRODUCTS PIPE AND FITTINGS Pipe sizes shown are nominal inside diameter unless otheJWise noted. 1.Brass Pipe and Fittings: !PS Standard Weight 125 pounds, B5% red brass. 2.Polyvinyl Chloride Pipe and Fittings: Polyvinyl Chloride, (PVC) pipe shall be Type 1120, NSF approved, with manufacturers name or trademark, size class or schedule, working pressure permanently marked continuously on the pipe. 3.Ultra-violet Resistant (UVR-PVC) Pipe and Fittings: The ultra-violet resistant polyvinyl chloride pipe shall be PVC Type 1120 NSF approved, as manufactured by Brownline Company in accordance with ASTM G-53 and shall be of nominal schedule 40 pipe classification. 4. Steel Pipe and Fittings: Steel pipe and coupings and wrought iron couplings shaU conform lo the specifications of AS™ Designation; a 120, standard weight, galvanized. Fittings except for couplings, shall be galvanized maITeable iron, banded and threaded, conformirig to ANSI Standard: B 16.3, 150. 5.Dielectric Fittings: Manufacturer's standard conforming with the lAPMO Uniform Plumbing Code. BACKFLOW PREVENTER As shown on plans or equal as approved by Landscape Architect. Reduced pressure principal backflow assembly shall consist of an approved brass or bronze body, brass check valves, hydraulically actuated relief valve, inlet and discharge shutoffs and field test cocks. Vacuum relief to have atmospheric opening of greater diameter than !PS of unit. Vacuum relief to be separate and independent from check valve member. All nipples and other fittings to be red brass. PRESSURE REGULATOR Main Pressure Regulator: Bronze body with separate bronze 'Y' strainer. 300 psi rated inlet, standard spring range of 25-75 psi. Regulator to be equipped with a union connection between regulator and strainer, nylon reinforced neoprene diaphragm, reversible seat washer, and a renewable Monel seat. Strainer to be equipped with a Monel mesh strainer, 200 mesh. BALL VALVES PVC plastic ball valves as specified on the plans. GATE VALVES Gate Valves shall be 150 pound base, all brass/bronze construction, single wedge disc, integral taper seats, non-rising stem, screwed bonnets, bronze cross handle and a brass/bronze grourid joint union connection at the downstream outlet. Valves shall be capable of being repacked under pressure. REMOTE CONTROL VALVES Remote control valves shall be Brass body, diaphragm type, glove bodied, pressure rated at 200 psi, normally closed design and shall be actuated by an electric solenoid which is completely waterproof and part of the valve. The wires in the coil of the solenoid shall be embedded in an epoxy resin. The entire solenoid shall be enclosed in a watertight housing, and shall be rated for 24-volt, 60-cycle, AC power supply. Control valves shall be as shown on drawings and details. REMOTE CONTROL VAl,.VE BOXES 11 3/4" x 17" by 12" deep green plastic valve box with non-hinged, non-bolt cover marked "Irrigation Control Valve" as manufactured by Carson Industries. MANUAL CONTROL SHUT-OFF VALVES Shall be gate type, red brass or bronze, operate al 150 psi, bronze tee handle and threaded ends, QUICK COUPLING VALVES Quick coupler valves shall be 1" size, double lugged. locking cap, vinyl yellow top (for potable water) or purple top (for reclaimed water) and brass of the model and manufactures shown on the plans. Quick coupler key shall be of brass/bronze with a hose bib assembly. AUTOMATIC CONTROLLER Tha controller shall be as specified in the irrigation legend. Minimum U.L. listed, dual-program, solid state, rainswitch, 120 volts AC, 60 Hz input, battef'/ back-up (with battery provided), built-in transformer for 24 VAC, 60 Hz 2.5A (maK) output, 1 minute to 9 houra timing per station, automatic or manual starting, 14 day program. a minimum of four (4) starts per day per program, lockable weatherproof case (with two sets of keys provided). AUTOMATIC CONTROL WIRE Underground feeder (UF), copparwire with thermoplastic insulation. Color code wires to each valve, common wire white, control wire red and spare wire green and spare wire black. Size shall be 14 AWG for control wires, 12 AWG for common wires and 14 AWG for spare wire for runs up to 3,000 feet. For longer runs or for battery-powered controllers, consult manufacturer's chart. WIRE CONNECTORS Scotchlok, Dri-splice or approved equal waterproof connector. PRIMER Weld-on p-70, "MEK", LA-00, Loe Product or approved equal. Purple or other distinctive color. SOLVENT CEMENT Weld-on 710, LA-00, Loe Product or approved equal. HOSE BIB Red brass, straight nose, removable handle. SPRINKLER HEADS As shown on plans. THREAD TAPE Teflon ribbon, heavy duty. RISER STAKES #4 Steel reiriforcing bar for fixed spray ground cover/shrub areas, 1/2" galvanized iron pipe for impact heads. PLASTIC SLEEVES Type 1, Grade 2 (impact modified), Schedule 80. BACKFILL Backfill shall be clean fill soil. CONCRETE THRUST BLOCK AND SUPPORTS 2000 psi, compressive strength at 28 days, tool finished on exposed surfaces. TRENCH MARKER TAPE Shall be four inches (4'') wide and yellow colored "CAUTION TAPE". Trench marker tape for reclaimed water systems shall be as specified by the governing local water district. ADDITIONAL EQUIPMENT Submit to the owrier all keys, adjustment tools and other equipment riecessary to operate the irrigation system including two {2} sets tools required for removing, disassembling and adjusting each type of sprinkler head and valve, two (2) quick coupler keys, two (2) automatic controller door keys and tvlfo (2) keys to unlock automatic control valve box lids. Ill. EXECUTION General 1. Drawings: Drawings are diagrammatic and approximate only. Adjusl to meeting existing conditions. Locate pipe in planting areas where possible. 2. Underground Utilities: Locate and mark locations pnor to trenching. Installation 1. Staking: Prior to trenching, contractor shall stake out all pressure supply lines, routing and location of sprinkler heads. Layout shall be approved by owner's representative prior to trenching. 2. Trenching: Dig straight trenches with smooth level bottoms to a constant depth of 18" for pressure main lines and 12" for lateral Ilnes. Follow approved staking pattern. Hand dug trenches under existing trees to remain, if any. Do not sever roots over 11/2" in diameter. 3. PVC Sleeves: Install sleeves a minimum of 18" under driveways where shown on plans prior to paving. Contractor is responsible for coordinating work with other trades. Sleeve diameter to be a minimum of two times the size of the encased pipe. Install auto-control wires in 1" minimum sleeves. Extend sleeves 12" past paving. I 4. PVC Pipe Assembly: All pipe and fittings (except UVR-PVC) shall be protected and stored out of ultraviolet rays and shall not be dropped. Cut pipe square with a fine tooth saw. Remove burra with a deburnng cone knife or abrasive paper. Pipe surfaces to be joined shall be clean and dry, Apply primer to the inside of the fitting and to the male end of the pipe to the depth of the fitting. While primer is still wet, apply light coating of cement to the primed areas. Insert pipe into fitting within 20 second of applying cement. Hold weld tightly together for one minute to allow cement to set. Allow a minimum of one hour for solvent welds to cure before handling pipe. Snake pipe from side to side of trenches to allow for expansion and contraction. Center load, but do not cover until all connections have been pressure tested and approved by owner's representative. Pipes shall be separated a minimum of 2" from each other and shall not be stacked. All irrigation pressure pipe (main line) shall be marked with a continuous trench-marker tape ~ellow Caution Tape) placed nine inches (9") below finished grade and directly above the buried pipe. Trench marker tape for reclaimed water systems shall be placed per the specifications of the San Dieguitc Water District. 5. Brass, and galvanized steel pipe assembly: Cut smooth with power hacksaw, circular cutting machine using an abrasive wheel, or hand hacksaw. Cut no piping vvith metallic wheelcutter of any kind. Ream out and remove rough edges. Use teflon tape to make all connections. Dissimilar Metals: Connect with dielectric or PVC fittings. Plastic to Metal: Connect with plastic female adaptelli, 6. Backflow Preventer Assembly: Set plumb and in accordance with manufacture's specifications. Exact location and positioning shall be approved at the construction site. Concrete thrust block shall not be exposed. 7. Pressure Regulator and Strainer: Install upstream from the backflow preventer, either in a horizontal or vertical position. 8.Gate Valves: Install where shown on plans per detail. 9.Fertilizer Injectors: a. Install at the locations shown on the plans b. Jnjecto,s shall be installed on the mainline upstream valves. c.Proper backflow prevention is required. A pressure vacuum breaker shall be installed upstream of the injector if the mainline design does not include a reduced principle backflow preventer. The injector shall be mounted lower than the pressure vacuum breaker device and higher than the irrigation system. d. Do not operate at pressure exceeding 125 PSI. e. apply tenon tapeto the male pipe threads before connection to the Injector. 10.Automatic Control Valves: Install valves adjacent to main line with manual contrnl stem easily accessible and set plumb In valve box; one valve per valve box and cover. 11.Manual Control Valves: Install valves adjacent to main Ilne with manual control stem easily accessible and set plumb in valve box, or set plumb above grade with antl.,;yphon device. 12.Hose Bibs: Install where shown on plans per detail. 13.Automatic Controller. Install at location noted and as directed. Temporary electrical connection may be required. a. Electrical conduit shall be rigid metal pipe from controller to electrical outlet. Provide 1 #14 CU-THWN for neutral and phase wiring to the 120 volts AC source (not applicable to battery powered controllers. b. All electrical connectlons shall be the responsibility of the contractor, and performed by a licensed electrician. c.Controller Chart-after as-built drawing [s approved in writing by the architect, two (2) hermeticallv sealed-in-plastic legible reductions of the as-built highlighting only those valves controlled by that controller shall be secured on the Inside of the enclosure by the contractor. d. Contractor shall coordinate electrical wiring and separate 20A circuit from irrigation controller to electrical panel (not applicable to battery powered controllers). 14. Automatic Control Wire: Bury a minimum of 16" deep and install in trenches with pressure main pipe where possible. Snake wire from side to side of trench to allow for expansion and contraction. a. Runs shall not exceed 3,000 feet. b. Install four foot (4'} expansion coil at each valve location. c.Wire connectors shall be installed at all wire splices. d. Run one spare wire (black) from controller to each cluster of valves. a. Heads shall be installed and spaced as shown on the drawing. 15. Nozzle sizes shall be adjusted to accommodate the site condttions. a. Set heads perpendicular to grade or slope. b. Install additional heads, valves, pipe, and fittings as required to achieve complete water coverage. 16. Riser Stakes: Tightly fasten stakes to sprinkler head riser using punch-lok fasteners. Pressure Test: All PVC main and lateral lines shall be pressure tested at 150 psi for a period al four (4) hours with a maximum loss of pressure of 3 psi. Trenches shall not be backfilled unUI the test is approved by the Landscape Architect or his authorized representative. Do not cover any lines until they have been observed and approved. Documentation: Document locations of all pressure mainlines, control wires, shut off valves, quick coupler valves, and remote control valves and their corresponding zones, prior to backfilling trenches. Distances to permanent objects shall be recorded to the nearest one-half foot. Backfill: Backfill trenches around pipes with clean approved soil. Backfill top 4" with native soil. All trench backfill shall be free of rocks and debris over 2" in size. Compact backfilled trenches to 90%. Any additional undesirable settling of trenches shall be repaired to finish grade and appropriate surface repaired with soil, planting, etc. Flushing of Systems: After piping and risers are installed, but prior to installation of sprinkler heads, a full head of water shall be used to flush out the lines. Cap all risers or install heads after flushing is complete. Coverage Test: Prior to planting, contractor shall perform a test of coverage and operation. Heads shall be adjusted to cover planting areas and away from building and paved areas. Test shall be performed in the presence of the owner's representative. Clean Up: As work progresses, all areas shall be maintained in a neat manner and all unsightly debris removed. Upon completion of a project, the contractor shall remove all debris and containers used in accomplishing the work. Contractor shall sweep and clean all sidewalks, paving and planting areas to the satisfaction of the owner's representative. Notice of Completion: When the contractor is satisfied that the system is operating properly, that is balanced and adjusted, that all work and cleanup is completed, he shall issue the notice of completion to the owner's authorized representative. The notice of completion shall include a request for final inspection. Final inspection: The owner's representative wil! respond to the notice of completion by the contractor and shall appear for a tour of the project with the purpose of making the final inspection. Any incorisistencies with specifications shall be noted by the owner's representative and a written copy of corrections shall be given to the contractor. Maintenance Period: Maintenance shall begin with the completion of the irrigation system and shall continue for not less than ninety (90) days after all work under this contract Is completed, inspected, and the owner's representative gives the contractor written approval to begin the maintenance period. Final Acceptance; Once all work is completed, al! corrections h'ave been made to the satisfaction of the owners representative and the system is operating properly, the owner's representative will release a written letter of acceptance signed and dated to the contractor. The guarantee begins on the date of acceptance. "AS BUil T" RCE EXP. REVIEWED BY: INSPECTOR DATE DATE 1-----1---+-------+---+----+----t-ctWJ ::=='---'==========:::::'....'::====: CITY OF CARLSBAD I SH~TS I PLANNING DEPARTMENT APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. LANDSCAPE PLANS FOR: PACIFIC SUNSET CONDOMINIUMS LANDSCAPE SPECIFICATIONS I APPROVl!-.DL. _,n_ 1--1_21_12_1_07-+_B_H_D_+-___ C_h_•n~g~•-•~P•_r_C_it~y _C_,m_m_ea_t_L,_tt_e_c 1_1_12_9_10_7 ______ +----t----+---+------t 11---~ ~.-~~lit-~.,&>~211_~--~------~--1 "" f:, 1-...:'...:1/c:20:cl.:.07-+--=B __ H:::D_+-~----'C"-h:::'":.,9,c•.:.•,cP•::_r...:C...:il'-y .:.C...:,m...:m.c...:"...:tc:L•::_ttc::•c.c 7c./23=/0:_7 ______ -+----+---+----t---~ PLANNING DATE 7.15107 BHD /1\ Changes per cit~ comment Letter 6114/D7 ~D~W;;N;:::,:B"Y;::=====;,;:::===;;P"R"O:.=;JEUC;;T;:;N"O;_:, ===;,:;D;;;,;RA:,=;:Wm,IN"G;;=;:N;,;.u~ .. DATE IN\TIAL DATE INITIAL DATE INITIAL CHKD BY: s O 12 448 ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: M 5--5L ~ °i\l r L=·i.··----------------------------------------------: ----------~----___________ , __ 11~nl~llil,j PLANTING SPECIFICATIONS I.GENERAL REQUIREMENTS STANDARDS All work In this section shall conform to the specifications of the Standard Specifications for Public Works Construction (Green Book), 1994 edition. PLAN The planting plan is diagrammatic, all plant material locations shown are approximate. Plant symbols and/or 'on center' spacings take precedence over plant quantities llsted. Quantities shown on these plans are only-for the convenience of the contractor. QUALITY CONTROL SUBMITTALS Contractor shall submit a list of soil amendments, fertilizers, plant materials, seeds, and sod with quantities of each. GUARANTEES AND REPLACEMENTS Trees smaller than 15 gallon size, shrubs, vines and ground covers shall be guaranteed to remain healthy and vigorously growing for 60 days after final acceptance at the end of lhe maintenance period. All trees 15 gallon size and larger which have been supplied and installed under this contract shall be guaranteed to live in a healthy condition for a period of one (1) year from the date of final acceptance of the project at the end of the maintenance period. All plants found to be dead and all plants not in a vigorous condition noted within the Guarantee Period shall be replaced within fourteen (14) days. Plants used for replacement shall be the same kind and size as specified In the plant list unless a substitution is approved in writting by the Landscape Architect. They shall be furnished, planted and fertilized as originally specified, at no cost lo the owner. Beginning at the time of delivery until the time of final projeGt acceptance at the end of the maintenance period the Contractor is responsible for health and security of plant material, and all materials related to the work described under the Planting section of the specifications. If any plants are lost through death, en any plants or other materials are lost through theft or other cause, Contractor shall replace the materials solely at his own expense. GENERAL REQUIREMENTS Adequately stake, barricade, and protect all irrigation equipment, manholes, utility fines, and other existing property during all phases of the sail amending and grading operations. DELIVERY ANO STORAGE When soil amendments are not incorporated into topsoil prior to delivery, deliver soil amendments to the site In the original unopened containers bearing the manufacturer's guaranteed chemical analysis, name, trade mark or trade name, and statement indicating conformance to State and Federal law. In lieu of containers, soil amendments may be furnished in bulk and a certificate indicating the above information shall accompany each delivery. Store soil amendments in a dry place away from contaminants. Store and protect plants when not installed on the day of arrival at the site in the following manner: Outside storage shall be shaded from the sun and protected from the wind _ Protect plants from drying out by covering roofs or root ball with moist sawdust, burlap, wood chips, peatmoss, or similar mulching material. Keep plants in a moist condition by watering with a fine mist Separate plants to prevent 'damping off. SOIL TESTING Contractor shall arrange for an agricultural soil analysis to be prepared by John Deere Landscapes (1073 North Marshall Avenue, El Cajon, CA 92020 (619) 562-8777) or approved cer@ed soil testing laboratory. The contractor shall provide a copy of the analysis to the Owr1er and Landscape Architect prior to starting construction. The results and recommendations of the soll lesting laboratory shall be submitted ta and approved by the City. The approved recommendations for amendments and backfill shall be incorporated into the landscape plans prior to the start of construction and shall become part of the approved plans. II. PRODUCTS GRADING AND DRAINAGE All grading and drainage information is shown on the plans prepared by the Engineer. The contractor is responsible for maintaining proper grading and drainage during the course of his work, and shall deliver the final completed landscape project with proper grading and drainage per the engineers plan. Landscape Contractor shall verify1 in the field, the ex:tent of import or export required to insure final grades and notify the Owner of any discrepancies which will affect his work prior to beginning work. Finished grade shall include topsoil of the quality specified herein. All topsoil necessary to achieve finished grade shall be provided by the contractor. TOP SOIL Topsoil shall be "A-·1 Blend" as available through A-1 Soils Company or equal and shall meet the following requirements: Soil texture shall conform to the following ranges: Clay13% -15% Sill 17% -20% Sand 65% -70% Percolation properties of material at 90% compaction shall exhibit maximum rates of 6.0 to 7.0 hours for a 1.0 cubic foot hole to drain. Soil testing shall be conducted by an independent licensed soils laboratory and be paid for by the Contractor. The test report shall list the following information: ph ECeX 10 Sodium Absorption Rate Percolation Rate Boron Level PLANT MATERIALS (including trees, shrubs, and ground covers) Plant material shall be labeled with species and variety names, healthy, insect and disease free, free of noxious weeds and grasses, and no fresh abrasions or excessive healed abrasions. Plant material shall not be root-bound or the root ball under-developed for that size of container. Plant material shall not be pruned prior to delivery. Plants shall be sound, healthy, vigorous and with normally developed branch and root systems. All plants not conforming to the requirements herein specified shall be considered defective, and such plants, whether in p!ace or not, shall be marked as rejected and be immediately removed from the site of the work, solely at the contracto~ expense, and replaced with acceptable plant mat~ria!s. Inspection shall_ occur ~t the project site at any time before or during progress of work. Plants shall be inspected for proper size, variety, and condition, and for presence of latent defects and lnjurtes, Contractor shall be responsible for replacement of plants which are damaged due to negligence or irrigation system failure during construction or during the specified maintenance period. All plant material shall be of the species, variety, size, age, flower color and condition as specified herein and/or as indicated on the drawings. Substitution of plant material specie, variety, or reduced size will nut be allowed without the written approval of lhe Landscape Architect. Substitutions must be requested at least thirty days in advance of scheduled planting time if plant species are unavailable. Contractor must list six valid sources contacted in search for material. Identify plant genus, specie, and variety correctly and legibly on weatherproof labels att~ched securely to tha plant at the job site. There shall be a minimum of one labeled plant for each five plants In a lot and each variety shall have at least one label. Plant material shall be nursery grown unless otherwise Indicated. SOD Sod variety shall be as specified on plans, fully matured, free of other grasses and weeds, 1-1/4" to 1-112" thickness, from same growing ground. SOIL CONDITIONERS Soil conditioners shall be as recommended in the soils analysis. COMPOST Organic CDmpost shall be thoroughly decomposed organic material. Compost shall be "A-1 Compost" as available through A-1 Soil Company or equal. BARK MULCH The Contractor shall submit samples of mulch to the Owner for approval. All wood bark mulch for the project shall be "Medium Decorative Bark" as available through Hanson Aggregates A-1 Soils. The mulch shall be a blend of fir and pine bark and include very little sapwood. Particle size shall be 3/4" to 2" in size. FERTILIZERS Materials shall be delivered to the site in sealed bags with the manufacturer's analysis printed on or attached to the bags. The total quantity needed for the enfire project shall be subject to the approval and/or inspection of the owner's representati\la before application. Fertilizer shall be as recommended in the soils analysis. GYPSUM Gypsum shall be a commercially processed and packaged gypsum (CaSo 2H20} with minimum BO% grade containing 14% combined sulfur, FLOWABLE GYPSUM Flowab!e gypsum shall be 50% calcium sufate dehydrate and 50% inert carrier. IRON SULFATE Iron sulfate shall be of quality approved by the soils laboratory. SULFUR Soil sulfur shall be of quality approved by the soils laboratory. PLANTING BACKFILL MIX Planting backfill mix shaU be as recommended in the soils analysis. HERBICIDES 1. Preemergence: Treflan (_granular form). 2. Non-selective broad spectrum systemic postemergence: Round-up. SURFACTANT 'Soil-air', 'Water-In' or equal. PLANT HORMONE 'Superthriva' or equal. TREE STAKES ANO TIES Tree stakes shall be 2" round, Lodgepole Pine stakes, 10 feet long. Tree ties shall be fiexible rubber ties, such as Bordon Cinch-Tie or approved equal. ROOT BARRIERS All root barrier products must be approved by the City of Carlsbad. for bidding purposes, the root barrier shall be Linear Barrier as manufactured by Villa Landscape Products of Lake Elsinore, CA: 1-800-654-4067, or City approved equal. Root Barrier height shall be 18 inches. The barrier shall be black; made of high density recycled polystyrene rubber modified: Minimum .060 thickness with a 90 degree rib every 6 inche,, PLASTIC WOOD HEADER Landscape header edging shall be Bend-A-Board with thermal slip joint manufactured by Epic Plastics. Board color shall be brown. Board dimension shall be as specified on the plan. Ill. EXECUTION GENERAL Drawings are diagramatic only. Contractor shall make adjustments to meet field conditions. Underground Utility locations shall be marked prior to excavation. INSPECTION The contractor shall inspect the site and verify that conditions are ready for work. The contra~t~r shall inspect all significant factors affecting his work including existing utilities, the work of other trades, existing improvements and properties, existing irrigation lines, existing plant material, stock.piled materials, existing grades, exisfing dimensions, etc. The contractor shall immediately notify the landscape architect of any discrepancies, which shall be corrected and resolved according to the direction of the landscape architect prior to beginning work. DECORATIVE GRADING AND DRAINAGE Prior to beginning finish grading, assure that subsoil elevations are to a reasonable true and even plane at the required elevations, with due allowance for seed and planting beds. Adjust descrepancies in elevations of subsoil to required levels, profiles and contours. Make changes in grade gradual. Blend slopes into level areas. Clear subgrade surface of stones in excess of 1/2 inch, debris, and rubbish. Remove subsoil contaminated with petroleum products. Cultivate or scarify to a depth of six inches (unless otherwise noted) any planting areas where equipment has compacted subsoil. Finish grade to contours and spot elevations shown on the plans. Smoothly transition all breaks in grades. Establish final drainage flow lines and gradients for uniform water drainage from high points to drainage outlets or inlet structures. Landscape contractor is responsible for achieving positive drainage al the following minimum gradients unless noted otherwise: 1 % at all paved areas 2% at all planting areas and lawns Finish grade for planter areas shall be 2'' below paving elevati?ns unless de~iled otherwi~e. Finish gra~e for lawn areas shall be 1" below paved surfaces unless otherwise detailed, or at locations that drainage water will flow onto or across hardsc:ape, curbs or paving. At these locations the grades shall be flush or no more ~an 1 /2" bel~w hardscaping. Finish grades shall be of uniform slope and grade between points of fi)(ed elevations or elevation controls. Finish grades shall be established from such points. f\1I finish grades shall be floated to assure a uniform surface without i~regular di~ or ridges, All turf areas shall be floated with a minimum 4' wide float and graded away from the estabhshed flowlmes. Roll all proposed turf areas and refloat to eliminate depressions. CLEAN-UP Remove all excess soil from site. Leave stockpile areas clean, raked and ready to receive landscaping. Remove any soil which may have been brought onto paved surfaces by hauling and grading operations. FINISH GRADING All depressions, voids, erosion scars, and settled trenches generated by the deep watering shall be filled with conditioned topsoil and brought to finish grade. Finish grades shalt be as indicated on Civil Engineer's drawings. Final finish grades shall ensure p_ositive drainage of the site with all surface drainage away from buildings, walls and toward roadways, drams, and catch basins. All undulations and irregularities in the planting surfaces resulting from tillage rototilling and all other operations, shall be leveled and floated over before planting operations are initiated. WEEDING Before and during preliminary and finish grading, all wcmds and grasses shall be dug out by the roots and disposed of off-site. SOIL PREPARATION TESTING ANO AMENDMENTS A soil analysis test shall be completed for the project by the Contractor. The Contractor shall follow all recommendations of the analysis. CLEARJNG ANO GRUBBING Remove debris and rocks in all planting areas. Finish planting surface shall be smooth and even. All grubbed material shall be removed from the site and disposed of in a legal manner. Weeds shall be removed by their rool-s, including Bermuda grass. Weeds shall be removed from all planting areas. When necessary to discourage re-growth, the contractor may apply a suitable herbicide according to manufacturer's specifications. OBSTRUCTIONS BELOW GROUND Dig up vegetation roots, rocks, abandoned utilities, old concrete and asphalt etc., lawfully dispose of off-site. POST EMERGENT HERBICIDE APPLICATION Apply non-selective broad-spectrum systemic post emergence herbicide (Round-up) .to all areas ~o re~el~a planting according to manufacturer's instructions. Extreme care shall be taken to avoid contact with extsting vegetation which is to remain and to avoid overspray onto adjacent property. Wait fourteen _(~4) days_ to. achieve positive kill, irrigate one week to germinate new crop of weed seed and repeat he_r~1c1de a~phc_atI011. Do not plant for at least one week, or as specified by the manufacturer, after second herbIcIde applIcatIon. Notify owner's representative three {3) days prior to spraying. REMOVE ROCKS Remove rocks of 1" size and larger to a depth of 6". TOP SOIL IMPORTATION Topsoil shall be placed on prepared subgrade where clean fill soil from the jab site is not available to raise grade to specified level. SOIL AMENDMENTS ANO CONDITIONERS Soil ammendments and conditioners shall be spread per recommendations of the soils analysis. FERTILIZER APPLICATION Fertilizer application shall be as recommended in the soils analysis. DEEP WATER LEACHING After complete installation and testing of the Irrigation system and application of soil_ amendments and conditioners, all planting areas shall be leached and compacted and settled by continuous apphcation of water until the soil has received a minimum of three Inches of water. Care shall be taken that the rate of application of water does not cause erosion of sluffing of soils. PLANTING INSTALLATION PLASTIC WOOD HEADERS Excavate trenches for laying tie,. Trench depth shall be so that the finished surface of the header sits 2" above finish grade. The bottom of the trench shall be compacted to 90%, and shall be smooth and free of rocks and debris. See Planting notes for specific installation instructions for Bend-A-Board headers. PLANTING TREES ANO SHRUBS Planting Trees and Shrubs: Plant pits shall be equal to the root ball depth but scarified an additional six inches and twice as wid~ as the rootball. If augured holes are used, square two opposite corners to break root bi~ding. Backfill to place top of rootball flush with finish grade. Pt,tddle and settle prior to placing plant. Complete backfill procedure after placing plant slow release fertilizer equally at the sides of each plant. and placed at a depth of 3" below finish grade. Do not place fertilizer at bottom of hole, or on top of finish grade. Mix surfactant into backfill mix. Construct 2" berm around edge of plant pit to form watering basin. with plant hormone mixed with water at manufacturer'~ recommended rate. APPROVED FOR IRRIGATION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. 12/12/07 BHO 11/20/07 BHD 715107 BHD DATE INITIAL ENGINEER OF WORK /1\ Water in GROUND COVER PLANTS Ground covers shall be planted in the areas indicated on the drawings. The ground cov.er plants sh_all be rooted cuttings grown in flats, unless otherwise noted herin, and shall remain in those flats until transplanting. All ground cover plants shall be planted with soil around roots in staggered rol/V$, evenly spaced at the Intervals called out on the drawings. The ground cover plants shall be planted sufficiently deep to cover all roots and shall be immediately sprinkled after planting until the entire area is soaked to the full depth of all holes. The ground cover planting areas shall be hand smoothed after planting to provide an even and smooth final finish grade. SOD PLACEMENT Sail shall be moist to a depth of 6" prior to placing sod. Lay flat in staggered rows, fill in cracks with sand and water deeply. Roll with 20D-300 lb. roller. ROOT CONTROL BARRIER Install root control barriers at the !~cations shown on the plans and/or anywhere a tree is planted within 5 f~et of a public sidewalk. The root barrier product must be approved by the City of Carlsbad. ~se roll stock barrier in locations shown on the plan. Jf not shown on the plan, install roll stock roo~ barrier co~tmuous~y al~ng sidewalk adjacent to tree locations extending at least 1 O' beyo~d the center line of tree In both dIrectIons. The root barrier shall be installed per manufacturers recommendations. TREE STAKING All trees up to 24" box size shall be staked per detail. Larger trees shall be staked only where guying is not possible. Care shall be taken not lo damage tree roots or rootball. PRE-EMERGENT HERBICIDE APPLICATION Spread evenly over ground cover and shrub areas al 2 lbs./1,000 sq. ft., Ila earlier than seven {7) days aftar planting. Do not apply to turf areas or other hydroseed_ed ~reas. ~allow all manu_facturer's directions. Owner's representative shall be present at time of appl1cat10n. Notify representative three days prior to spraying. TURF FERTILIZATION POST INSTALLATION Lawn areas shall be broadcast with commercial fertilizer at the rate of 15 pounds per 1,000 square feet after lawn installation. Upon completion of the maintenance period and prior to the final installation, all lawn areas shall be fertilized with commercial fertilizer (Turf Supreme 15-5-7 or equal) at the rate of ten pounds per 1,000 square feet. CLEAN UP As work progresses, all areas shall be maintained in a neat manner and all u~sightly da~ris_ removed. Upon completion of project, contractor shall remove all debris and cont_ainers used in acco_mphshmg work. , contractor shall sweep and clean all sidewalks, paving and planting areas to the satisfaction of the owners representative. NOTICE OF COMPLETION When the contractor is satisfied that all work under this contract, including clean _up, is cornple~d, he s~all issue the notice of completion to the owner's authorized representative. The notice of completion shall include a request for final inspection. FINAL INSPECTION The owner's representative will respond to the notice of ~omple~ion by th~ contr~ctor ~nd s~all appear for a tour of the project with the purpose of making It lhe final inspection .. Any mcons1stenc1es with the _ specifications shall be noted by the owner's representative and a written copy of corrections shall be given to the contractor. MAINTENANCE PERIOD Maintenance shall begin after each plant is planted and shall continue no less than ninety (90) calendar days after all work under contraGI is completed, inspected, and the owner's representative gives the contractor written approval to begin the maintenance period. Contractor shall maintain the plant material in a healthy manner for the maintenance period. Al a minimum, the contractor shall visit the site at least once per week during the maintenance period to inspect the health of the plant material and provide maintenance work as needed. Maintenance activities may Include, but not be limited to, water, weed, spray, mow, aerate, resod, reseed, rehydroplant, restake and replace unhealthy shrubs, trees, and ground cover and turf. Apply herbicide at manufacturer's recommended application rate and time period. Notify site administrator three (3) days prior to start of application. Improper maintenance or poor condition of the plant material at the termination of the scheduled. maintenance period may cause postponement of the final inspection and completion date of the contract. Maintenance shall be continued until aU work is acceptable. FINAL ACCEPTANCE Once work has been completed all corrections have been made to the satisfaction of the owner's representative, and all plant malerials have been maintained in a healthy con?ition for the maintenance period, the owner's representative will release a written letter of acceptance signed and dated to tha contractor. The guarantee begins on the date of acceptance. "AS BUILT" RCE____ EXP. ____ _ REVIEWED BY: INSPECTOR CITY OF CARLSBAD PLANNING DEPARTMENT LANDSCAPE PLANS FOR: DATE DATE I SH~TS I PACIFIC SUNSET CONDOMINIUMS LANDSCAPE SPECIFICATIONS I l'i IIIIWlfflll~