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DWG 466-4L; PD 09-08; LAKESHORE GARDENS; 01-17
STORA/ WA 7ER STANOAROS OETERAIINA nav fRON !HE CITY OF CARLSBAD STORM WAlER STANDARDS OIJEST10NNAIRE SHEET E-J,I, !HE PRo.ECT IS D/STIJRB/NG LESS !HAN 1 ACRE, !HE PRo.ECT IS REDE/IEI.OPING AN E)(!ST1NG PRIORITY PRo.ECT, (TYPE f, 8, tk 9), AND !HE PRo.ECT IS REPLACING LESS THEN 5000 SOUARE ITET OF IAIPERvfD/JS SURFACE SO IT IS THEREFORE SUBECT TO THE STANDARD STORM WAlER REO/JIREAIENTS L/SlED AND EXPLAINED AS FOi.LOWS: /I>-AIINIAIIZ£ /AIPERvfD/JS SURFACES THE AAID/JNT OF IAIPERvfD/JS SURFACES ON THIS PROECT IS L/Al/lED TO !HE DRIVEWAY PAvfNG, CURBS, GLITTERS, !HE CROSS GUTTER AND THE NEW SIDEWALK FOR THE ADA ACCESSIBLE PA 1H. TO GAIN CI.EARANCE BETll£EN THE E)(!ST1NG ELECTRICAL VAULT !HE LANES OF !HE DRIVEWAY ARE BEING NARROIIED FRON 13 ITET EACH TO 12 ITET EACH, RESUL 11NG IN A DECREASE ff IAIPERvfD/JS SURFACE IN !HE DRIVEWAY AREA. THE REOUIRElJ 1/JRN ARD/JND LOCATllJ BEFORE THE GAlE IS TO BE CONSTRUClED OF PLANTABLE PA/IERS IIH/CH MLL ALLOW OCCASIONAL VEHICULAR U-1/JRNS IIHILE PROvfDING ADDIT10NAL PERvfD/JS SURFACE AND LANDSCAPE AREA. /I>-DISCONNECT DISCHARGES IIHERE POSSIBLE THE NEW SIDEWALK IS DISCONNEClED fRON THE CURB AND GLITlER. THE ONLY AREA IIHERE THE SIDEWALK IS CONNEClED TO THE CURB IS HHERE AN E)(!ST1NG OBSTACI.E PREVENTS THE SIDEWALK fROAI HAvfNG THE REOIJIRED ADA ACCESS PATH MD!H. /I>-CONSERVE NA 1/JRAL AREAS THE PRo.ECT IS A REAIODEL ff AN E)(!ST1NG FULLY DE/IEI.OPED DRIVEWAY ENTRANCE AND !HERE ARE NO NA 1/JRAL AREAS TO CONSERVE. /I>-SlENCILING INLETS AND SIGNAGE THERE ARE NO DRAIN INLETS OR STORA/ DRAINS IN THE vfC/NITY OF THE PROPOSED CONSTRUCT10N. NO SIGNAGE OR SlENCILING IS PROPOSED. /I>-LANDSCAPE DESIGN THE LANDSCAPING DESIGN IS INlEGRALL Y /NCORPORAlED INTO THE DESIGN ff THE ENTRANCE DRD/JGHT-TOLERANT PLANTS AND TREES MLL BE USED. SEE LANDSCAPE PLANS FOR SPEC/RC DETAILS. /I>-WAlER EfflCIENT IRRIGAT10N THE /RRIGAT10N SYSlEAI USED FOR THE ENTRANCE AREA MLL BE WAlER CONSERvfNG AND DESIGNElJ TO PREVENT OVER IRRIGAT10N AND RUN-OFF. SEE LANDSCAPE PLANS FOR SPEC/RC DETAILS. /I>-PROlECT Si.OPES AND CHANNELS THE RELA11/IE GRADES FOR THE ENT1RE REAIODEL PRo.ECT ARE vfRTIJALLY LE/IE/. AND THEREFORE THERE MLL NOT BE ANY Si.OPES TO PROlECT DRAINAGE fROAI THE AREA IS CON/IE/'ED WA CONCRElE CURBS AND GUTTERS. /I>-TRASH RECEPTACI.ES THERE MLL NOT BE ANY TRASH DIRECTZ Y GENERA lED BY THE PRO,ECT ONCE IT IS CONPLElEO. ANY TRASH OR DEBRIS MLL BE CLEANED UP BY THE LANDSCAPE COAIPANY CONTRAClED TO AIA/NTAIN THE ENT1RE SITE ALL TRASH AND DEBRIS MLL BE PROPERLY DISPOSED ff OFF-SITE /I>-AIA !FR/AL ST0RAGE AREAS THE NATIJRE OF THE PRO,ECT IS SUCH THAT NO STORAGE OF ANT TYPE OF 1,/AlERIALS IS EXPEClED. VICINITY CITY or OCEANSIDE PACIFIC OCEAN PRO.ECT SITE 78 \ MAP Flo CITY OF' ENCINITAS -------0 ?O 60 80 NOT TO SCALE CITY OF' VISTA ~o.;;J CITY or ~'"'\~ SAN WARCOS PLOT PLAN FOR 7201 Avenida ::....--------- OECLARA no,y OF RESPCWSIBLE CHARGE I HEREBY DECLARE THAT I Al,/ THE ENGINEER OF Ht:WK FCW !HIS PRo.ECT, !HAT I HAVE EXERCISED RESPCWSIBLE CHARGE OVER THE DESIGN OF THE PRO.ECT AS DERNED IN SECT10\I 6703 OF !HE BUSINESS AND PROIISS/0\IS CODE, AND THAT THE DESIGN IS CONSISlFNT MTH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PRO,ECT DRAllfNGS AND SPECIRCAT10NS BY THE CITY OF CARLSBAD AND !HE COI.INTY OF SAN DIEGO DEPARTAIENT OF ENvfRONl,/ENTAL HEAL TH IS CONRNED TO REvfEW O\IL Y AND DOES NOT RELIEVE AIE, AS THE LICENSED DESIGNER OF Hl'.WK, OF AIY RESPCWSIBIL/11ES FOR PRO,ECT DESIGN. THESE Pt.ANS HAVE BEEN PREPARED IN SLIBSTANT1AL CONFORAIANCl' llfTH THE APPROVED LANDSCAPE CONCl'PT PLAN. WA 1ER CO\ISERVA 110\I PLAN. RRE PR01ECT10\I PLAN. AND ALL COIVDIT10\IS OF APPROVAL RELA lED TO TITLE LANDSCAPING. Br:~k c:::; ✓ DA TE· _:1...,/.~""--'..,..fa_.,_/ __ ROBERT 0. DEN11NO, R. C.£ -15629 Ha?K TO BE IXWE COMMUNITY ENTRY REMODEL THE IAIPRO/IEAIENT Hl'.WK SHALL BE PERFORAIED IN ACCCWDANCE MTH THE FOI.LOMNG DOCUAIENTS, CI.IRRENT AT THE 111,/E ff CONSTRUCT10N, AS DIRECTED BY THE CITY ENGINEER. 1. CARLSBAD AIUNICIPAL CODE Encinas, 2. CITY OF CARLSBAD ENGINEERING STANDARDS .1 THIS SET OF PLANS -1. RESOI.UT10N NO. _____ DAlt'IJ _______ _ 5. !HE STANDARD SPECIRCAT10NS FOR Pt/BLIC Ht:WKS CONSTRUCT10N (GREEN BOOK). 6. SOILS REPORT AND RECOAIAIENOAT10NS BY _________ _ Carlsbad, CA 92011 _____ DATllJ _ ___.._ ____ _ 7. THE SAN DIEGO AREA REGIONAL STANDARD DRAMNGS AND AS AIAY BE A/OD/RED BY THE CITY OF CARLSBAD STANDARDS. -- / 'EW ~ASlERS AND ENTRY GAlES =.___DIS~ECTllJ /AIPERvfD/JS -- :S' 'CREEN WALL TO REAIAIN C DR/I/EWA Y TO REMAIN. COAT PER LEGEND. 'E/4/AIITS ff DEMOI.IT10N TED SURFACES ......___ -- EXCEL ENGINEERING 1)/fJ PWIII(; •EJIQ/fI/IIC. ~ :UOSWtJtlitWtJm§ PH {760)745-8118 FX (760Jlf.5-/llll) DEVELOPERS NAME: BIRTCrER, lMlERBotl REALTY ADDRESS: 31110 Del Obllpo, llulll 100 San JI-. Ca,M■o, CA 11211711 TELEPHONE: Conllct Jllff&lle ('1411) 848 011112 DA TE PLAN PREPARED: ----'-:J,,<....:,oc.,'--'--' '------- BY: 8 •IJ£Br p. D b-r.1~• DATE INITIAL ENGINEER OF WORK SHEET INOEX: 8. CAL/FCWN/A COASTAL COAIAIISSIO\I DE/IEI.OPAIENT PERA/IT COND/110NS DAlED ______ _ 9. STORA/ WAlER POI.LUT10N PRE/IENT10N PLAN PREPARED BY ______ _ DAlED ______ Hf)/D NO. 9 J7S ____ _ 10. STORA/ WA!FR AIANAGEAIENT PLAN PREPARED BY _________ _ DATED _____ _ ff. CALIFORNIA STORA/ WA!FR OUALITY ASSOCIAT10N BAIP CONSTRUCT10\I HANDBOOK AND CALTRANS CONSTRUCT10N Sllr BAIP AIANUAL. SURFACE IAIPROJ.£AIEN7S -LECENO DESCR/P 110N (j) o• CI.IRB (A/ED/AN) (}) 5• CURB (AIElJIAN) (}) 5• CURB AND GLITTER (l) PCC CROSS GLITlER @ A/CPATCH @ A/C SEAL COAT (2) -I• PCC CONCRElE WALKWAY @ PLANTABLE PA /IERS S/7EAl){)R£SS: APN: LEGAL !)£SCRIP llON: PRo.ECT NQ: AA/Ol/NT OF CRAO/NC: SCOPE OF Ha?K.· STA TEAIENl: ZOVINC/CENB?AL PLAN: DHGNO. S/1,IBOI. G-6 G-6 G-2 G-12 N/,4 N/,4 G-7, G-9, G-10 N/,4 ~ 7201 Al/EN/DA ENCINAS CARLSBAD. CA 920ft 214-171-27 LOT 1 OF A/AP 795-1 CITY ff CARLSBAD 7RACT 71-02, UNIT 1 NO GRADING 1. REPLACE ENTRY GATES 2. REAIODEL ENTRY MEDIAN .1 ENHANCE ACCESS WALKS/f?AAIPS Oi/ANT1TY 68LF !!8 LF 10-I LF !!80 SF 9-10 SF 3550 SF JOO SF 230 SF -1. REPLACE PCWT10N OF M){)[) PERIAIElER WALL MTH AIASO\IRY ALL CO\IS7RUCT10N MLL COAIPL Y MTH ALL CURRENT CODES.- 20D7 CA 8/JILDING, AIECHANICAL, ELEC7R/CAL, PI.Ul,/8/NG, ENERGY AND RRE CODES, AND !HE CITY OF CARLSBAD MUNICIPAL COD£ ZO\IING.· RD-Al: RESIDENT1AL DENSITY-MUL 11PLE GENERAL PLAN.· RH: RESIDENT1AL HIGH DENSITY SHEET 1 OF 17 SHEET 2 OF 17 SHEET J ff 17 SHEET -I OF 17 SHEET 5 OF 17 SHEET 6 OF 17 SHEET 7 OF 17 SHEET 8 OF 17 SHEET 9 OF 17 SHEET 10 OF 17 -ClvfL 11TZE SHEET -ClvfL GRADING/Sllr PLAN -LANDSCAPE 11TZE SHEET -RECYCI.ED WAlER COVER SHEET -LANDSCAPE DEAIOl./110N AND CONSTRUCT10N LA YO(JT -LANDSCAPE CONSTRUCT10N DETAILS LANDSCAPE COIVSTRUCT10/V DETAILS LANDSCAPE CONSTRUCT10N DETAILS -LANDSCAPE /RR/GA 110N PLAN SHEET ff OF 17 - SHEET 12 OF 17 - SHEET 13 OF !7 - SHEET 14 OF !7 - SHEET 15 OF 17 - SHEET 16 OF !7 - SHEET !7 OF !7 - LANDSCAPE /RRIGAT10/V LEGENDS AND NOlES LANDSCAPE IRR/GAT10N DETAILS LANDSCAPE /RR/GA 110N DETAILS LANDSCAPE /RR/GA 110N SPEC/RCA 110\IS LANDSCAPE Pt.ANT1NG AND LIGH11NG LAYO(JT LANDSCAPE SPEC/RCA 110NS SlR(/CT/JRAL DETAILS STRUCTIJRAL DETAILS • DA TE INITIAL DA TE INITIAL APPROVED FOR IRRIGATION AND PLANTING ONLY, INC DING PRECISE LOCATION OF PLANT! A AP II AS BUil T" DATE REVIEWED BY: INSPECTOR DATE SHEET 1 CITY OF CARLSBAD PLANNING DEPARTMENT DRIVEWAY REMODEL FOR: Lakeshore Gardens 7201 AVENIDA ENCINAS U■IIQN By. llllUIW1A11d .. 011 Alally APPROVED PLANNING SHEETS 17 ~ BY: PROJECT NO. DRAWING NO. REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL CHCKD BY: PDOIOI 4IIML SHEET ..1.. OF ...1Z SHEETS , CURB RAO/US ~~~ PER PLAN !' MOE CR00/1£0 BORDERS ' / / LANDSCAPE AREA OR NON-SKID SURFACE 6' CURB !' MOE GR00/1£0 BORDERS TRUNCA TEO DOMES CURB RANP DETAIL ~ • NO SCALE !/2' R TYPICAL BASE MATERIAL PER SOILS REPORT CROSS GlJTlER CROSS SECllON NO SCALE ENTRY AREA KEY MAP ------0 10 c.'O 30 40 CURB RAO/US PER PLAN ! ' MOE CR00/1£0 BORDERS LANDSCAPE AREA QI' NON-SKID SURFACE 6' CURB TRUNCA TEO DOA/ES CURB RANP DETAIL b'• 6' ROI.LEO CURB DEPRESSED CURB 6' ROI.LEO CURB TRANSITlON TO 6' TYPE G-6 CURB ANO GUTTER Lakeshore Gardens 7201 AVENIDA ENCINAS NO SCALE NO SCALE LANDSCAPE AREA OR NON-SKID SURFACE !' MOE CR00/1£0 BORDERS I I NOTES: £)(!S11NG MASONRY ANO 1/000EN POST SCREEN /YALLS TO REMAIN IN PLACE CONSTRUCT LANDSCAPING', IRRIGATlON ANO L/GHTlNG PER DETAILS ON THE FCK.LOMNG SHEETS. -------- SIGHT LINE ~ / / / / / ------...._ DEVELOPERS NAME: BIRTCi Et; ,u«JERBON REALTY G [g [NJ © 0 AC PA/IEMENT PATCH (TYP) MEET ANO MATCH £)(!ST ROI.LED CURB EXCEL ENGINEERING l)JI) /Ll/lllll •EJK1EIJ/fl;• 9.fllf)N; #o sWt !tAa; 1~ CA 92029 ffi (7!/))745-8118 FX ("16())745-18/XJ TITLE / - Ii APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" DATE REVIEWED BY: INSPECTOR DATE SHEET 2 CITY OF CARLSBAD PLANNING DEPARTMENT DRIVEWAY REMODEL FOR: Lakeshore Gardens 7201 AVENIDA ENCINAS SHEETS 17 ADDRESS: 311110 Dal Ob11po, Sula 100 ll■agad II), lllllcl•fA11d■-1111 Rally APPROVED San Jla1 Ca,M ■w., CA 92875 t,. tJ. ~\ LTIE~LE::P~H'.:O~N:E:~CCl~•~•~*~-~E~•~I•;• ~(84~11~)~1541M111112~;;;::=====J~_J_ _ _JL ______________ J_ __ _L _ _j __ j_ _ _JPLANNING DA TIE DATE INITIAL DATE INITIAL DATE INITIAL t.:D:::RV!N:=:"":B:::'Y,------,--P-R-0-JE_C_T_"J_O __ "T"-DR_A_W-IN_G_N_O __ -I ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL CHCKD BY: PD 09--08 466-4L SHEET ..1. OF ...11 SHEETS "al:. I V I C I N I T Y M A P LOCATION M A p I ore ens Community Entry Landscape Improvement Birtcher/ Anderson Realty, LLC 31910 Del Obispo, Suite 100 San Juan Capistrano, CA 92675 Contact: Becky Rodarte (949) 545-0552 DECLARATION OF RESPONSIBLE CHARGE I HEREBY DECLARE THAT I AM THE 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 ANO PROFESSIONS CODE, AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE CITY OF CARLSBAD AND THE COUNTY OF SAN DIEGO DEPARTMENT OF ENVIRONMENTAL HEAL TH IS CONFINED TO REVIEW ONLY ANO DOES NOT RELIEVE ME, AS THE LICENSED DESIGNER OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. Underground Service Alert CALL TOLL FREE 1-800-422-4133 (two working days before you dig) Section 4216/421 7 of the government code requires a dig alert identification number. INSPECTION PROCEDURES, INSPECTION OF THE PROJECT SHALL BE PEAFOAMED BY THE lANOSC.APE ARCHTECT OF THE WORK, OR HIS DESIGNATED AGENT, REFER TO THE SPECIFCA IDNS FOR Tl-E SCHEDULE OF REOUR:D INSPECTIONS AIIO REQU1RED SUBMIT ALS FOLLOWING THE COMPLETION OF THE WORK. THE lANOSC.APE ARCHITECT OF THE WORK WILL CERTfY 1l1A T THE INST ALLA IDN HAS BEEN COMPLETED BY SU8MTTING THE flNAL LANDSCAPE CERTflCA TION FORM'. A REQUEST FOR A FINAL LAIIOSCAPE INSPECTION BY THE aTY M.IST ALSO BE WDE CALLING THE THE INSPECIDN REQUEST LINE. 'FINAL LA110SCAPE CERTIFCAIDN FORM FAX TO: 760,944.8943 LANDSCAPE INSPECTION REQUEST PHONE LINE: 760,602.4602 BACKFLOW TESTING, HARDSCAPE GENERAL NOTES 1. Contractor to review construction plans and grading plans thoroughly prior to beginning work. 2. Contractor to contact Landscape Architect prior to start of construction for pre-job meeting. Allow 48 hours lead time. Contact: Chris Hillstead 949-250-4822 3 . Contractor to contact Landscape Architect to review hardscape forming prior to pouring. Allow 78 hour lead time. Contact: Chris Hillstead 949-250-4822 4. Contractor shall not make field changes to plans unless authorized by the Landscape Architect. Unauthorized changes shall be corrected to conform to the plans at no additional cost to the Owner, or Landscape Architect. 5 . Contractor shall verify location of all underground utilities and services prior to any digging. Contractor assums full responsibility for all damage caused by failure to do so. 6. Contractor to pull all necessary building permits needed to complete the job. LANDSCAPE GENERAL NOTES 1. Landscape architect shall locate and tag all trees 24" box in size and larger. Contractors are to use PACIFIC COAST NURSERY Contact: 951 -689-1777 for standardized bidding. These material prices are for bidding prices only and shall be used by all landscape contractors so bid numbers are equal. Landscape architect will submit a list of trees and nursery locations to the contractor who is awarded the bid. If the contractor's bid is less than the standard material cost and the actual tagged tree material cost is per the standard prices, the contractor shall be responsible for the additional material costs. If the tagged tree material prices are more than the standard nursery costs, the contract numbers will be adjusted accordingly. 2. Contractor is to spot all plant material and have the Landscape Architect approve the spotting prior to excavation of any plant pit. Allow 48 hours lead time. Any tree, shrub or vine that is planted without approval of the Landscape Architect may be moved at the contractor's expense. Contact: Chris Hillstead 949-250A822 3. Remove stakes from all espaliers and vines and attach to walls, posts, etc. with Landscape Architects approved method. 4. Prior to planting installation, contractor shall have soil tested a d send results to Landscape Architect. Refer to planting plan for preparation bid information . n soil when 5. Contractor to contact Landscape Architect for final inspection installation is complete, and for a final maintenance inspection end of the maintenance period . at the Contact: Chris Hillstead 949-250-4822 I I 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 POffill&t11a Psrll ;¥ f ~Qn.a..,y,Orl C 0 N IRRIGATION CONSUL TANT WATER CONCERN, LTD 932 TOWN & COUNTRY ROAD ORANGE, CA 92868 s (714) 835-2068 CONTACT: STEVE HOHL s H E DESCRIPTION Plwnl1"Rtl &aliqullllft Or Carlsb.td u E T CIVIL ENGINEERING TITLE SHEET L T A N T s • • STRUCTURAL ENGINEERING CONSUL TANT SH/MAJ/ & LASCOLA 23682 BIRTCHER DRIVE LAKE FOREST, CA 92630 (949) 770-9967 CONTACT: STEVE SHEPPARD I N D E X • • CIVIL ENGINEERING LAYOUT AND DETAILS LANDSCAPE TITLE SHEET RECYCLED WATER COVER SHEET DEMOLITION & CONST. LAYOUT CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS IRRIGATION PLAN IRRIGATION LEGENDS AND NOTES IRRIGATION DETAILS IRRIGATION DETAILS IRRIGATION SPECIFICATIONS LAND CONCERN LANDSCAPE ARCHITECTURE I I PLANTING & LIGHTING LAYOUT 1750 East Deere Avenue, Santa Ana, CA 92705 949.250.4822, F 949.752.2469 SPECIFICATIONS STRUCTURAL DETAILS STRUCTURAL DETAILS DEVELOPERS NAME: BIRTCHER / ANDERSON REAL TY ALL IRRIGATION BACKFLOW PAEVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AIIO RESU.TS MJST BE GIVEN TO THE aTY AIIO THE CARLSBAD M.JNICIPAL WATER DISTRICT, PIPE BET'M:EN TriE METER AIIO BACKFLOW PAE\IENTER SHALL BE 'SCHEDU..E K HARD COPPER. APPROVED CONTPACT BACKFlOW TESTERS CAN BE FOU~ ON THE aTY WEB SITE AT www.d.car1sbadca.us/pdf00c.htrrnpid=340 ~t ~~')( ~', j ~ :· --~;,>/; ~ v e-ADDRESS: 31910 Del Obispo, Suite 100 San Juan Capistrano, CA 92675 \ l\*\. ~ ,-/ .,;-, -~ ./ TELEPHONE: Contact: Jeff Eales (949) 545-0552 -~u-.(w DATE INITIAL ~OFCA'u~O DATE PLAN PREPARED: 1111212009 DATE INITIAL DATE INITIAL REVISION DESCRIPTION ~~':"tlon BY: Land Concern ENGINEER Of WORK OTHER APPROVAL CITY APPROVAL APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. SHEET CITY OF CARLSBAD SHEETS 3 17 PLANNING DEPARTMENT PRIVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens , "Entry Landscape" Managed By : Birtcher/Anderson Realty APPROVED K :l ,, lr, ~ ~-\, ... PLANNING ' DATE OR'M\I BY: P. Stevens PROJECT NO. DRAWING NO. CHCKD BY: C. Hillstead PD 09-08 466-4L SHEET lnFlliHEETS Mt.j CARLSBAD MUNICIPAL WATER DISTRICT RECYCLED WATER NOTES FUTURE RECYCLED WATER SYSTEM (PRIVATE) c.o l'--- 1. 2_ ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CARLSBAD MUNICIPAL WATER DISTRICTS RULES AND REGULATIONS FOR CONSTRUCTION OF RECYCLED WATER MAINS DATED OCTOBER 1993_ DRINKING FOUNTAINS SHALL BE PROTECTED FROM SPRAT OF RECYCLED WATER. BEST MANAGEMENT PRACTICES SHALL BE USED TO MINIMIZE RECYCLED WATER ENCROACHMENT ON PUBLIC FACILITIES SUCH AS PICNIC TABLES, BBQ'S, PLAYGROUNDS, SAND TOT LOTS, ETC_ SHEET TITLE TITLE SHEET IRRIGATION PLAN IRRIG_ LEGEND & NOTES SHEET NUMBER 1 9 10 3_ 4_ 5_ BEST MANAGEMENT PRACTICES SHALL BE USED TO ELIMINATE OR CONTROL TO THE BEST EXTENT POSSIBLE PONDING, RUN-OFF, OVERSPRAY AND MISTING_ HOSE BIBS ARE STRICTLY PROHIBITED _ IRRIGATION DETAILS 11AND12 IRRIGATION SPECIFICATIONS 13 7201 Avenida Encinas Carlsbad, CA 92011-4642 CJ) ON-SITE CROSS-CONNECTIONS BETWEEN RECYCLED WATER LINES ANO POTABLE WATER LINES ARE STRICTLY PROHIBITED 6_ NO SUBSTITUTION OF PIPE MATERIALS WILL BE ALLOWED WITHOUT PRIOR APPROVAL OF THE CARLSBAD MUNICIPAL WATER DISTRICT_ ~------------:::::=---=::::::-------.N LEGEND 7_ ALL ON SITE PIPE SHALL HAVE WARNING TAPE PER CARLSBAD MUNICIPAL WATER DISTRICT RULES AND REGULATIONS_ 8_ THE IRRIGATION SYSTEM SHALL RUN BETWEEN THE HOURS OF 10:00 PM ANO 6:00 AM THE FOLLOWING MORNING (SPOT IRRIGATION COULD BE DONE AT A DIFFERENT TIME WITH QUALIFIED SUPERVISION PERSONNEL ON SITE)_ 9_ PROVIDE A MINIMUM OF AT LEAST 18 INCHES OF COVER OVER ALL WIRING AND PIPING _ 10_ NON-DESIGNATED USE AREAS SHALL BE PROTECTED FROM CONTACT WITH RECYCLED WATER , WHETHER BY WINDBLOWN SPRAY OR BY DIRECT APPLICATION THROUGH IRRIGATION OR OTHER USE LACK OF PROTECTION, WHETHER BY DESIGN , CONSTRUCTION PRACTICE OR SYSTEM OPERATION, IS STRICTLY PROHIBITED_ 11 _ IRRIGATION HEADS SHALL BE RELOCATED OR ADJUSTED TO PREVENT OVER SPRAYING ON SIDEWALKS, STREETS AND NON-DESIGNATED USE AREAS_ 12_ RECYCLED WATER QUICK COUPLING VALVES SHALL BE OF A TYPE DESIGNED FOR THE USE ON RECYCLED WATER DISTRIBUTION SYSTEMS (SPIKES NOT INTERCHANGEABLE WITH POTABLE WATER QUICK COUPLER SPIKES PER CARLSBAD WATER DISTRICT'S RULES AND REGULATIONS_ 13. METERS SHALL BE SIZED BY THE CITY OF CARLSBAD MUNICIPAL WATER DISTRICT_ 14_ ALL IRRIGATION PIPES SHALL BE STENCILED WITH THE WARNING, 'NON-POTABLE OR RECYCLED WATER', COLOR-CODED (PURPLE) AND LAID WITH WARNING TAPE ANO STENCILING ORIENTED TOWARD THE TOP OF THE TRENCH PER THE CARLSBAD WATER DISTRICT'S RULES ANO REGULATIONS_ 15_ ALL POTABLE WATER ANO RECYCLED WATER PIPING SHALL BE INSTALLED WITH THE STENCILING ORIENTED TOWARD THE TOP OF THE TRENCH _ 16_ WHEN POTABLE WATER LINE AND RECYCLED WATER LINE CROSS, THE RECYCLED LINE SHALL BE INSTALLED WITHIN A PROTECTIVE SLEEVE_ THE SLEEVE SHALL EXTEND 10 FEET FROM EACH SIDE, FROM THE CENTER LINE OF POTABLE LINE, FORA TOTAL OF 20 FEET_ 17_ A 10 FOOT HORIZONTAL SEPARATION BETWEEN POTABLE WATER AND RECYCLED WATER MAINS MUST BE MAINTAINED AT ALL TIMES_ THE POTABLE LINES MUST BE INSTALLED ABOVE THE RECYCLED LINE_ 18_ A MINIMUM OF 12 INCHES OF VERTICAL SEPARATION BETWEEN UTILITIES MUST BE MAINTAINED AT ALL TIMES _ 19_ DEVELOPER I CONTRACTOR SHALL CONDUCT A CROSS-CONNECTION TEST AND COVERAGE TEST AS DIRECTED BY THE CARLSBAD MUNICIPAL WATER DISTRICT ENGINEER AND THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH PRIOR TO ANY USE OF RECLAIMED WATER_ 20_ QUICK COUPLING VALVES USED IN RECYCLED WATER SYSTEMS SHALL CONFORM TO THE FOLLOWING: A. RECYCLED WATER · QUICK COUPLING VALVES USED IN RECYCLED WATER SYSTEMS SHALL HAVE ACME TYPE THREADS AND PURPLE COLORED LOCKING COVERS PERMANENTLY ATTACHED TO THE VALVE_ QUICK COUPLING VALVES SHALL BE NELSON NO_ 7645, HUNTER NO HV100-RL-NP OR APPROVED EQUAL (SPIKES SHALL NOT BE INTERCHANGEABLE WITH POTABLE WATER QUICK COUPLER SPIKES)_ 21 _ THE REQUIRED CROSS-CONNECTION INSPECTION SHALL BE DONE BY THE CARLSBAD MUNICIPAL WATER DISTRICT ANO THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH _ COPIES OF INSPECTION REPORTS WILL BE FORWARDED TD THE NON-INSPECTING PARTY_ 22_ DEVELOPER SHALL SHOW THE LOCATION OF R.C_ SIGNS "DO NOT DRINK" ON THESE PLANS_ 23_ AN ON-SITE USER I SUPERVISOR SHALL BE DESIGNATED IN WRITING, THIS INDIVIDUAL SHALL BE FAMILIAR WITH PLUMBING SYSTEMS WITHIN THE PROPERTY, WITH THE BASIC CONCEPTS OF BACKFLOW I CROSS CONNECTION PROTECTION, AND THE SPECIFIC REQUIREMENTS OF A RECYCLED WATER SYSTEM_ COPIES OF THE DESIGNATION, WITH CONTACT PHONE NUMBERS SHALL BE PROVIDED TD THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH AND CARLSBAD MUNICIPAL WATER DISTRICT_ IN CASE OF EMERGENCY CONTACT: MAINTENANCE SUPERVISOR SAUL GUZMAN (760) 420-6252 OR AFTER HOURS CONTACT LAKESHORE GARDENS MAIN OFFICE AT (760) 438-4069 24_ SHOW ALL PUBLIC ANO PRIVATE POTABLE WATER MAINS ON IMPROVEMENT PLANS_ ITEMS 8, 19 & 23 SHALL BE REQUIRED JUST PRIOR TO THE ACTUAL USE OF RECYCLED WATER _ ITEM 22 THE SIGNAGE SHALL BE A PART OF THIS I_P_ BUT THE ACTUAL SIGNS AND TAGS WILL BE INSTALLED JUST PRIOR TO ACTUAL USE OF RECYCLED WATER_ 25_ ON RECYCLED WATER SYSTEMS, ALL APPURTENANCES (SPRINKLER HEADS, VALVE BOXES, ETC_) SHALL BE COLOR-CODED PURPLE PER AWWA GUIDELINES AND SECTION 116815 OF THE CALIFORNIA HEALTH AND SAFETY CODE _ 26_ THERE SHALL BE A PHYSICAL SEPARATION BETWEEN ADJACENT AREAS IRRIGATED WITH RECYCLED WATER AND POTABLE WATER. SEPARATION SHALL BE PROVIDED BY CONCRETE STRIPS, CHAIN LINK FENCES, OR OTHER MEANS AS APPROVED BY THE WATER DISTRICT AND D_E_H_ 27 CALL OUT ON THE PLANS IF THERE ARE OR ARE NOT DRINKING FOUNTAINS ANO/OR DESIGNATED OUTDOOR EATING AREAS ON THIS SITE_ BLACK LOGO PURPLE BACKGROUND CARLSBAD INSPECTION PROCEDURES CITY LANDSCAPE INSPECTOR (760) 815-6708 CMWO RECLAIMED WATER INSPECTION 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_ Q_ APPROPRIATE MATERIALS AND MARKINGS, INCLUDING PROPER QUICK COUPLERS _ 2_ DISTRICT FINAL INSPECTION SHALL INCLUDE: A. SIGNAGE INSTALLED PER PLAN_ B_ CONTROLLER STICKERS_ C_ TAGGING OF VALVES_ Q_ COVERAGE TEST AFTER COMPLETION OF THE SPRINKLER SYSTEM TD 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_ G_ REQUIRED PROTECTION OF WELLS, STREAMS, RESERVOIRS, ETC_ H_ CROSS-CONNECTION TEST IF REQUIRED I. COLOR CODED , LAMINATED CHARTS INSIDE EACH CONTROLLER. 3_ ANNUAL INSPECTION SHALL INCLUDE: A_ A COMPLETE INSPECTION THAT WILL COVER A-I OF THE DISTRICT FINAL INSPECTION_ REVISIONS MUST BE APPROVED BY PUBLIC HEALTH ENGINEER, CITY ENGINEER & DISTRICT ENGINEER PRIOR TO IMPLEMENTATION IN FIELD_ 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 8-112' x 11" SIZED SIGN_ COLOR PURPLE BACKGROUND WITH BLACK LETTERING: GUIDELINES FOR RECYCLED WATER USE 1 _ IRRIGATE BETWEEN THE HOURS OF 10:00 PM AND 6:00 AM ONL y_ WATERING OUTSIDE THE 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_ 2 IRRIGATE IN A MANNER THAT WILL MINIMIZE RUN-OFF, POOLING, ANO PONDING_ THE APPLICATION RATE SHALL NOT EXCEED THE INFILTRATION RATE 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 AUTOMATIC CONTROL CLOCKS , (I.E_ EMPLOYING THE REPEAT FUNCTION TD BREAK UP THE TOTAL IRRIGATION TIME INTO CYCLES THAT WILL PROMOTE MAXIMUM SOIL ABSORPTION _ 3_ ADJUST SPRAY HEADS TO ELIMINATE OVERSPRAY ONTO AREAS NOT UNDER THE CONTROL OF THE CUSTOMER_ FOR EXAMPLE, POOL DECKS, PRIVATE PATIOS ANO LOTS AND STREETS AND SIDEWALKS_ 4 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_ 5 6 7 EDUCATE ALL MAINTENANCE PERSONNEL ON A CONTINUOUS BASIS OF THE PRESENCE OF RECYCLED WATER. PERSONNEL MUST BE INFORMED THAT RECYCLED WATER IS MEANT FOR IRRIGATION PURPOSES ONLY, ANO IS NOT APPROVED FOR DRINKING PURPOSES, HAND WASHING , CLEANING OF TOOLS, ETC GIVEN THE HIGH TURNOVER RA TE OF EMPLOYEES IN THE LANDSCAPE INDUSTRY, IT IS IMPORTANT THIS INFORMATION BE DISSEMINATED ON AN ALMOST DAILY BASIS_ IT IS YOU, THE LANDSCAPE CONTRACTOR WHO IS RESPONSIBLE FOR EDUCATING EACH AND EVERY ONE OF YOUR EMPLOYEES _ OBTAIN PRIOR APPROVAL O FALL PROPOSED CHANGES AND MODIFICATIONS TD ANY PRIVATE ON-SITE FACILITIES_ SUCH CHANGES MUST BE SUBMITTED TO, AND APPROVED BY THE DISTRICT ENGINEERING OFFICE AND DESIGNED IN ACCORDANCE WITH DISTRICT STANDARDS _ ALL RECYCLED WATER SPRINKLER CONTROL VALVES SHALL BE TAGGED WITH IDENTIFICATION 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, AND 'NO TOME EL AGUA' ON THE OTHER SIDE _ IMPRINTING SHALL BE PERMANENT AND BLACK IN COLOR. USE TAG 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 WIRE DIRECTLY OR WITH PLASTIC TIE-WRAP, OR 2_ ATTACH TO SOLENOID 3_ ATTACH TO VALVE CO VER WITH EXISTING VALVE COVER BOLT _ 8-ALL SPRINKLER HEADS SHAL L BE IDENTIFIED AS RECYCLED WATER SPRINKLER HEADS. 9_ EACH AUTOMATIC CONTROL USED FOR IRRIGATION IN EN IT CAN BE REAOIL Y SEEN BY LER AND ITS ASSOCIATED EQUIPMENT SHALL BE IDENTIFIED WITH A SIGN BEARING THE WORDS "RECYCLED WATER GLISH AND SPANISH_ WITH BLACK LETTERS 1' HIGH ON A PURPLE BACKGROUND_ THE SIGN SHALL BE PLACED SO THAT ANY OPERATIONS PERSONNEL UTILIZING THE EQUIPMENT _ l%l EB @ DID -ow--,,- FH ,., ® -------- EXISTING POTABLE WATER METER EXISTING BACKFLOW PREVENTION (MASTER SERVICE) ISOLATION GATE VALVE RP BACKFLOW PREVENTOR (IRRIGATION) IRRIGATION I LAKE FILL POTABLE WATER LINE FIRE HYDRANT RECYCLED WATER SIGN LOCATION FUTURE RECYCLED WATER PROJECT MAP \ FH RECYCLED-=:::------+-- EXISTING 6" POTABLE WATER METER SERVING POTABLE AND IRRIGATION USES CITY OF OCEANSIDE HIGHWAY 711 v~ ~"''tvo 0 ""\,\. PACIFIC \~~'ALOMAR ~ ~ ~ RoAnU ~~-J-)--y ~ OCEAN CITY NOT TO SCALE OF VISTA - .. 'ls '1,,0 "f ~""' ~..,.r WATER SIGN -----,, ,'?'i· ,."*' • 0 <JJ..ei: ·- • -• • CJ.'~ : . --.L ENLARGEMENT ----- ' / ·_-/ . :~/•' PROJECT LOCATION PER THIS PLAN PACKAGE SEE ENLARGEMENT ABOVE --------------=: - NOTTO SCALE RECYCLED WATER USE PLAN COUNTY OF SAN DIEGO DEPARTMENT OF ENVIRONMENTAL HEALTH a:,::w)iR rnv1s10N ., f1C.«9& QA.ft.~◄ / ~/1/,, '\ \ :.-0 x.-·<'' I>- "~ '<-c '< CITY OF GLENN LEEKS DAIE ENVIRONMENTAL HEALTH SPECIALIST 1' BLACK LETTERS ,. 18" (TYP-I .J: \/l, ?o'"' ,Q,.,All 1 SAN MARCOS LOCATION t5j ~~ 12' X 36" SIZE 0-032 ALUMINUM, 0_060 ABS PLASTIC OR STICK-ON VINYL SIGNS 36' (N_T_S_) WARNING RECYCLED WATER DO NOT DRINK RECYCLED WATER WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR 1' BLACK LETTERS 2" BLACK LETTERS RECYCLED WATER SIGN NO SCALE , (N_T_S_) In order to Conserve Water .. RECYCLED WATER IN USE DO NOT DRINK NO TOME ELAQUA WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR 18' X 18' SIZE 0_032 ALUMINUM, 0_060 ABS PLASTIC OR STICK-ON VINYL SIGNS DIAL TOLL FREE 1-800-227-2600 AT LEAST TWO DAYS BEFORE YOU DIG a.: --=->-U) t:::..1-: ' z ro -- UNDERGROUND SERVICE ALERT OF SOUTHERN CALI FORNIA CARLSBAD MUNICIPAL WATER DISTRICT ~t',~ 3-/4yl( WILLIAM E. PLUMMER DATE DEPUTY CITY ENGINEER R.C-E.28176 EXP.3/31 /12 DECLARATION OF RESPONSIBLE CHARGE I HEREBY DECLARE THAT I AM THE 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 CURRENT STANDARDS _ I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE CITY OF CARLSBAD AND COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH IS CONFINED TO REVIEW ONLY ANO DOES NOT RELIEVE ME, AS THE 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 RELATED TO LANDSCAPING _ A'~ -A?--h.~ATE J"/-// . BY: -MICHAEL T_ IMLA'f' R.L_!l:"1494 ~ r · DEVELOPERS NAME: BIRTCHER I ANDERSON REALTY --~ ~ W ", ADDRESS: 31910 Del Obispo, Sui1e 100 , ~~ ,,, -~ f§Y -San Juan Capistrano, CA 92675 ;,,,, -., ~i TELEPHONE: Contact: Jeff Eales (949) 545-0552 "-':r' --,. /~~- 'lfo,c,,LlfO'?' DATE PLAN PREPARED: 11112/2009 DATE INITIAL _..,,-BY: Land Concern ENGINEER OF WORK " ALGA l~~.---------_--_ APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE L OCATION OF ,._"C PLANTING AREA. ,;?i --_-_ ;._ ~ cosr~V AVf.6 J. LA f "AS BUil T" ii ~ \ ~ \ __,..____ \ L\. TITLE DATE CITY OF ENCINITAS .._---- ,-tf-~ REVIEWED BY: VICINITY MAP .. · ·. -. .·· :,> . ... WATER CONCERN, LTD_ INSPECTOR DATE L:md.scl1/:)e Irrigation C',,onsulting CARLSBAD MUNICIPAL WATER DISTRICT ~~ SANT.-. MAll<>AAITA Pu,,, Smn J.OO lv.MCHO SANTA M.uo..-xrA, CA 9368S (-) 635-<>47~ (-) 635-0475 FAX SHEET CITY OF CARLSBAD SHEETS 4 17 PLANNING DEPARTMENT PRIVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lake.;hore Gardens , "En1ry Landscape" Managed By: Birtcher/Anderson Realty APPROVED L1v-J ~..I , (_,L u J... ~-\1-\) PLANNING ' . DATE DATE INITIAL DATE INITIAL DRWN BY: L Givens PROJECT NO. DRAWING NO. REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL CHCKD BY: C_ Hillslead PD 09-08 466-4L SHEET ~OF 11...SHEETS l'1t., ] • ] ---:I .1 ,,.-=-,,.,_ / --(-_/ ' \ \ \ ___::=-~--~-~~ ''\ t · ~---------,:::--.-._, Rer,ove ~isting \ ·cular ______ --· ' gates, sup~ort po51Cs,)rd ___ . . associated 'footing. , Gate Remove existing 1 ,, 1---~ ' hardl.vare to \be re-used ;l,ith Tree -Approx. 18,'5 \ new gate constructi6n. caliper •--~ Remove existing tu ular \ w steel fencing Cl ~ \. Protect-in-place existing e----,, \\ slump block w;il ' \ Protect in pla~e exis~ng .-----.._ undergroundfutility v~ult \ \ Remove existln-9 plant .,.__--,, material througout Remove existinQ. Ficus 1---~ Tree -Approx. 17.25" caliper / Remove existing ,slump '•----,, block wing wall and · associated footing.,_ / Sawcut and refnove existing rolled curb anp gutter '· l Remove exl~tlng log wall per separate permit Remove existing Eucalyptus Tree -Approx. 1611 caliper . \ ---, I ~I I I ) w I 5i"wcut and e ove,--...., exis;fnting ¥\ . p ng In hatch · area o th e _ necessary o,perform wor~ -1- I.J w lJ Protect in place existing sign e---. w Demolition Plan CONSTRUCTION LEGEND A/C Asphaltic Concrete B.C.R. Beginning Curve Radius B.O.C. Back of Curb C.J. Cold Joint C.L. Center Line CLEAR. Clearance CONC. Concrete CONT. Continuous DIA. Diameter D.G. Decomposed Granite EA. Each E.C.R. End Curve Radius E.J. Expansion Joint EQ. Equal EXIST. Existing F.O.B. Face of Building F.O.C. Face of Curb F.G. Finish Grade F.S. Finish Surface FTG. Footing GALV. Galvanized H.B. Header Board MAX. Maximum MIN. Minimum M.B. Mail Box NAT. Natural N.I.C. Not In Contract N.T.S. Not To Scale o.c. On Center P.A. Planting Area P.l.P. Poured In Place P.L. Property Line R. Radius R.S. Resawn R.O.S . Rough Sawn RWD. Redwood S.D. Slot Drain SHT. Sheet S.L. Score Line SQ. Square S4S Surfaced Four Sides STD. Standard T.F. Top of footing T.W. Top of wall TRANS. Transformer TYP. Typical W.I. Wrought Iron CONSTRUCTION NOTES Contractor to verify with Landscape Architect all materials, colors, and finishes prior to construction. All construction shall conform to all local City and County codes. All trees, boxed or otherwise, shall be planted prior to any hardscape where conflicts between tree box size and planting area occur. All tree locations and all field adjustments shall be made by the Landscape Architect. All irrigation sleeves shall be installed prior to hardscape. Refer to irrigation plans. All angles to be 90 degrees or 45 degrees unless otherwise noted. All scorelines, sawcuts, and expansion joints to occur as shown on plans. All unlabeled construction joints to be score lines. Contractor shall not make field changes unless authorized by Landscape Architect. Any unauthorized changes shall be corrected to conform to the plans at no additional cost to the owner or Landscape Architect. Contractor to verify all utility locations. Contractor shall inform Superintendent and Landscape Architect if any field modifications are necessary. Paving sub-base and reinforcement to be verified with structural and geotechnical soils engineer. Refer to civil engineer's precise grading plan for drainage locations and details. CONCRETE SAMPLE NOTE General Contractor shall provide on-site 3' x 3' sample flatwork panels for each concrete color/ finish combination specified in the paving notes. Sample panels to be approved by Landscape Architect and owner prior to the start of construction. CONCRETE FORMING/SCORELINE NOTE Landscape Architect to review all forming and scoreline "Snap lines" before concrete is poured or cut. Allow 24 hours lead time. Sawcut and remove existing curb only and adjacent AC paving per ENgineer's plans Remove e,1<istingmulti-trunk Callistemon Tree -Approx 3" f~r ~-Remove existing planter and associated footing 0 '-------iii .x--•Remove existing fountain and basin. Cap sewer and water facilities as required ~-•Remove/Relocate xisting camera, post and assodated footing ,-,.=-•Remove existing fountain and basin. Cap sewer and water facilities as required. ,.,.,_,.Remove existing light post and associated footing ,....;~•Relocate existing keypad & post to location shown on construction plan Remove existing sidewalk and q.,rb ramp per ng1-nl!er's-pllms -;r"'-.. Remo~e curb per Engin 's plans Re76ve ~sting Ficus Tree -Appror 19" caliper -r-==,.·R move exls{l{lg tubular stbel fencing atop slump blbck wall \ P+tect-in-~I~ existing sl mp block! II ~-•Pr1>tect in ~ce existing utility box\. . ,--•R~ove existing plant m'terial tlfrougout ,--•Remove'exlstlng Ficus Tree -~ox. 16" caliper r--•Rel ove slump block wing w.111 and a!lsociated fo~ting ) r--•Re~cate eXisting utility - SE UTILITY NOTE r-+-•Re ove exfs~og_,,w~al~l -pe----r r-+-•Sawcut and remove existing rolled curb and ~er r--•Pro~ect in place existing sig~al .• ' NOTE: Protect in place existing AC paving throughout, except as noted. NOTE: Remove existing plant material and irrigation throughout to extent necessary to perform work NOTE: Protect in place all existing atrium drains and catch-basins e arate permit in place existing fire h'f ant -Protect i~t~existing slump block wall. S wcut and remove )7-::::::=::::::::::::~:::==;e~n~d~rtion of all to extent I ·ecersary to jotn to new pilaster 0. I 0 GJ Re ov xistiJ~g Eucalyptus Tree -All ro . 17.25" caliper ------- -7 \ \ I \ \ -- A GN CENTERLINE OFf!LASTERST--~ I \ ' P.A. I 1 ' ' 7 ,;1 1 ' tu 0' 5' 10' 20' Construction Layout CONSTRUCTION STAKING NOTE The design intention of all meandering walks, walls, etc. is to maintain continuous smooth radii on all segments. If any staking dimension(s) creates a deviation to the constant radius, contact the Landscape Architect immediately. DIMENSION LEGEND ~ Point of reference ® Radius = 1'-6" ® Radius = 2'-0" © Radius = 3'-0" 112) Radius = 3'-6" (I;) Radius = 4'-0" ® Radius = 4'-6" UTILITY SCREENING NOTE Contractor to contact Landscape Architect prior to start of utility relocation work. New location of utilities is to be reviewed and approved by the Landscape Architect in the field. All utilities are to be appropriately screened from view with plant material per the landscape plans. Landscape Architect to make changes to the shrub plans as needed per utility locations in the field. Scale: 1"=10'-0" PLAN 1 PAVING SCH EDULE SYM. DESCRIP. / MATERIAL COLOR/ FINISH MAN UF. AVAIL. NOTES [TI COLORED CONCRETE PAVING NATURAL GREY -----BROOM FINISH TO RUN PERPENDICULAR TO PATH OF TRAVEL Note: ' wide X 1/2" deep. Control joints scored initially Score per plan. All scorelines to be sawcut unless otherwise noted. Sawcut to be 1/8' (after poured) to be a minimum width ( +l/16" wide with tight radius edge). Contract scorelines are incor orated. End result is to have all control ·oints and scorelines mate or to sawcut existing control joints when remaining h. - ·•·· ~osc.v,~'~ !,,<:)'\•~ .. DEVELOPERS NAME: BIRTCHER / ANDERSON REAL TY . -~ ' ADDRESS: 31910 Del Obispo, Suite 100 . ·-.J ' V San Juan Capistrano, CA 92675 , ?".'. ~"' * _.,../..-~-:£ / * TELEPHONE: Contact: Jeff Eales (949) 545-0552 ..,~ -/...~..,. OFc,.,ufrf?':. DATE PLAN PREPARED: 11/12/2009 ~~""' BY: Land Concern DAlE INITIAi. ENGINEER OF WORK 7 1 1 \ 1 1411 7 1 Avenida 1Encinas ((((~ ~~ vvVvv LAND CONCERN LANDSCAPE ARCHITECTURE l 750 East Deere Avenue, Santa Ana, CA 92705 949.250.4822, F 949.752.2469 DAlE INITlAI. DAlE INITlAI. REVISION DESCRIPTION O'IHER APPROVAi. CITY APPROVAi. ~ ALIGN CEN ERLINE --OF f'ILASTE S NOTE: A SEPARATE PERMIT JS REQUIRED FOR SIGNAGE AND MONUMENTS. NOTE: ENTRY MEDIAN TO BE PRIVATELY MAINTAINED SIGNAGE SPECIFICATION: SIGN TO READ "OKAY TO TURN LEFT". SIGNAGE JS TO HAVE REFLECTIVE LETTERS A MIN. DF 4" IN HEIGHT AND PLACED AT A HEIGHT OF 24" TO 42" AT THE DRIVEWAY ____ L __ ~~-~ ::____-_1 B.C.R. Stol e Pilaster per separate per_m_it- /Stucco block wall per separate permit ~------: ------· -- r tu Stone Pilaster per separate permit --- 0' 5' 10' 20' Scale: 1"=10'-0" DEMOLITION PLAN & CONSTRUCTION LAYOUT APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" TITLE DATE REVIEWED BY: INSPECTOR DATE SHEET CITY OF CARLSBAD SHEETS 5 17 PLANNING DEPARTMENT PRIVATE (ON SITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens , "Community Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED ~),,_. PLANNING • ~ BY: C. Miller CHCKD BY: C. Hillstead &-'--1,\ 1-,,.n DATE PROJECT NO. DRAWING NO. PD 09-08 466-4L SHEET ..Q...QF 17 SHEETS ,it, • ROOT BARRI ER IS TO BE INSTALLED IF TREE IS WITHIN 5' OF HARDSCAPE. ,,....-----41 2" DIA. LODGE POLE TREE STAKE DOWELED OR PEELED FROM VIRGIN TREE. GREEN PRESERVATIVE TREATED. PLACED OUTSIDE OF ROOTBALL. USE TWO STAKES PER 15 GAL. TREE. b ' 6" MIN. =111=1 2x DIA. OF ROOT BALL ~----41 3 CINCH TIES AVAILABLE FROM V.I.T. COMPANY: 15561 PRODUCT LANE D-4, HUNTINGTON BEACH, CA 92649. TEL. (714) 891-8338. ALLOW 2" MIN. TRUNK CLEARANCE. ,----41 TREE ROOTBALL 1" ABOVE GRADE FOR 5 AND 15 GALLON TREES 4" ABOVE GRADE FOR 24" BOX TREES-TAPER ROOTBALL FROM TRUNK TO FINISH GRADE ,--.. FINISH GRADE ~~::::_---41 4" HIGH WATER RETENTION BASIN FORMED FROM PLANT PIT EXCAVATION. BASIN RIM MAY BE RAKED OUT PRIOR TO OTHER PLANTING WORK AS DIRECTED BY LANDSCAPE ARCHITECT ~-PLANT FERTILIZER TABLETS PER AGRONOMIC SOILS REPORT ~-PREPARED BACKFILL PER AGRONOMIC SOILS REPORT ~-6" ZONE OF OVER-EXCAVATED AND RECOMPACTED NATIVE SOIL TREE PLANTING AND STAKING SCALE: 1/4" = 1'-0" ALL DRAINAGE, BACKFILL, AND AMENDMENT RECOMMENDATIONS ARE PROVIDED AS A BASIC GUIDE, AND SHOULD BE VERIFIED AND MODIFIED AS RECOMMENDED BY THE SITE SPECIFIC PLANT SUITABILITY AND AGRONOMIC SOILS REPORT. NOTES: PALM SPECIES -SEE TREE PLANTING PLAN FOR SPECIFICATIONS ---~ 4" PVC . DRAIN PIPE WRAPPED WITH FILTER CLOTH, WITH GRATED REMOVABLE CAP. TO FACILITATE WATER MONITORING AND REMOVAL AS NECESSARY, DRILL 3-1/4" HOLES IN TOP OF CAP e-----, -... m •- b~ -Ill • 0 ,n I-· er:::,,_, -. Vl w -I: W I · ::E ...J . _ _, f-< N CD ALL PALMS TO BE BOXED. BALLED AND BURLAPPED PALMS WILL NOT BE ACCEPTED. PLANTING PITS & SUMPS ARE TO BE DUG TO THE DEPTH INDICATED. DO NOT COVER SPECIFIED PALM BACK -FILL WITH MULCH OR TOP SOIL UNLESS REQUESTED IN AGRONOMIC SOILS REPORT. r:::;..--PREPARED BACKFILL AND AMENDMENTS PER AGRONOMIC SOILS REPORT. T~~!I!";-~--'R'!:!11', 1 CU.FT. OF -=_111 111 111 I 4" PERF. DRAINAGE HOOP, WRAPPED WITH FILTER CLOTH FOR COLLECTION OF EXCESS 3/4" GRAVEL------✓ ROOT BALL WIDTH PLUS 6" MIN. WATER IN PIT. CONNECT TO SUB-SURFACE DRAINAGE SYSTEM . SLOPE PIPE TOWARDS DRAINAGE SYSTEM CONNECTION POINT. PALM PLANTING SCALE: 1/2" = 1'-0" ,------------TURF BLOCK PAVING SEE DETAIL 'd' ON SHEET 4 ,---1/2" RAD. BULLNOSE TOOLED EDGE CONCRETE CURB AND GUTTER PER CITY STANDARD. REF. TO SAN DIEGO REGIONAL STD. DWG. G-2 . ~~ROLLED CONCRETE CURB AND GUTTER. 6" MIN. THICKNESS. REINFORCE PER SOILS ENGINEE RECOMMENDATIONS. ASPHALT '---•PRESATURATE AND COMPACT SUBGRADE PER GEOTECH. SOILS ENG .'S RECOMMENDATIONS. ROLLED CURB AND GUTTER SCALE: 1" == 1 '-0" NOTES : LANDSCAPE CONTRACTOR TO REMOVE ANY EXCESS CONCRETE "BOIL-OUT" THAT PROH I BITS A SNUG FIT ( 1/4" MAX GAP) OF ROOT BARRIER AGAINST PAVING EDGE. 1 ' ... 3" OF APPROVED MULCH IN SHRUB AREAS 2 =~~llil 111 Ii' 111 Ii' 11 1 Ii' 11 1 Ii' I l""I 11~- 3 >--t~IITil I 111 11 1=11 1-• . NOTES: __ I J 1::-',, A. POSITION BARRIER AS CLOSE TO CURB OR SIDEWALK AS POSSIBLE. RAISED ROOT PROTECTORS SHALL BE FACING TOWARDS THE TREE. 2 1 B. TOP OF BARRIER SHALL BE 1" ABOVE FINISHED GRADE, 1" BELOW FINISH SURFACE OF PAVING, FLUSH AGAINST EDGE OF PAVING. C. LENGTH OF ROOT BARRIER SHALL BE EQUAL TO THE UL TI MATE DRIPLINE OF THE PARTICULAR TREE. LEGEND 1. CONCRETE PAVING 2. FINISHED GRADE 3. APPROVED ROOT CONTROL BARRIER 4. DRIP LINE OF TREE ROOT BARRIER IS TO BE 18" LINEAR BARRIER AVAILABLE FROM: DEEP ROOT PARTNERS, L.P. 530 WASHINGTON STREET SAN FRANCISCO, CA 94111 (800) 458-7668 LINEAR ROOT BARRIER scALE:3/4 "=1'-0" #4 REBAR@ 30" 0 .C. ---~ BOTH DIRECTIONS ~----1/2" DEEP TOOLED JOINT -SEE PAVING NOTES CONCRETE PAVING. SEE PAVING SCHEDULE ON CONST. PLAN FOR COLORS & FINISH i"-"~-\-,-~~--,.i~-----::,....a:aaf"◄ REINFORCING PER GEOTECH. SOILS ENG .'S RECOMMENDATIONS. 1/2" RADIUS BULLNOSE - TOOLED EDGE (TYP) ------~ REBAR -AS NEEDED, VERIFY WITH GEOTECH. SOIL ENG'S RECOMMENDATIONS 3/8" EXPANSION JOINT FOAM -USE ADHESIVE SPRAY TO APPLY FOAM TO CONCRETE VERTICAL SURFACE BEFORE SECOND F.S . • 4 . rc"~--.r-'t-◄ PREPARE SUB-GRADE PER GEOTECH . SOILS RECOMMENDATIONS (TYP.) S.L. -SCORE LINE OR CONTROL JOINT ,----◄ SELF LEVELING SEALANT -40 SHORE OR GREATER -COLOR TO MATCH ADJACENT PAVING TAMP SILICA SAND INTO MASTIC ·4 . . _,---e CONCRETE PAVING. SEE CONST. INFO PLANS FOR COLORS & FINISH _ -~--=----=:f◄ REINFORCING PER GEOTECH. SOILS ENG.'S RECOMMENDATIONS POUR 1/2" RADIUS BULLNOSE- =111=111=~i11=111=111 E.J. -EXPANSION JOINT TOOLED EDGE (TYP) e------~ REBAR DOWEL -AS NEEDED, ~--REI NFORCING PER GEOTECH. SOILS VERIFY WITH GEOTECH. SOIL F.S. ENG'S RECOMMENDATIONS tj',;,;,;=o:::::::""'..;-:-:-.• ~---7f:--:-7 ENG.'S RECOMMENDATIONS .. ' "' CONCRETE PAVING. SEE 4• . 7!:===I ~ CONST, INFO PLANS~,F_::0::_R:_-i;-~ -Ff·~;;:;~;;.~!:;;~~,;;,,;;i COLORS & FINISH .- C.J. -COLD JOINT FOR PAVING THICKNESS AND REINFORCING REQUIREMENTS REFER TO GEOTECH. SOILS ENG .'S RECOMMENDATIONS. d PAVING JOINTS SCALE: 3/4" = 1'-0" ,-------CONCRETE PAVING -REFER TO CONST. INFO. PLAN FOR COLOR AND FINISH ,--------411/2" RAD. BULLNOSE TOOLED EDGE F.S. V, V, ~ :5 ~~ << u. "' ~::, ::, ~ f-I f--V, <';;: • ... . N F.G. ~ .~ ~:-:-~.!:4:-:-i~:It~~;:...-~--"' · •· •. • • • . • · ---PAVING THICKNESS AND -. -",;;-"" _._ ----. _:_ -.. -. ..L. . ill ill lL REINFORCEMENT PER GEOTECHNICAL ----• ---· -1=11 1=111= SOILS ENGINEER CALCS . I 11-1 I 1-1 I 1-1I1-111-111-111-11 1-111-111-1 I 1~111~111~111~111~111~111~1 11~111111 111 1111111 I • PRESA TU RATE AND COMPACT SUBGRADE PER GEOTECH. SOILS ENG,'S RECOMMENDATIONS CONTRACTOR TO VERIFY ALL STEEL REINFORCEMENT, SUB-GRADE AND CONCRETE THICKNESS WITH GEOTECH. SOIL ENG.'S RECOMMENDATIONS PRIOR TO START OF CONC. CONSTRUCTION CONTRACTOR TO CONFIRM LOCATION OF THICKENED EDGE WITH GEOTECH. SOIL ENG.'S RECOMMENDATIONS PRIOR TO START OF CONC. CONSTRUCTION EDGE OF CONCRETE SCALE: 3" = 1 '~0" DEVELOPERS NAME: BIRTCHER / ANDERSON REAL TY ~.,,..---r"DDRESS: 31910 Del Obispo, Suite 100 San Juan Capistrano, CA 92675 a,, ,--SHRUB ROOTBALL, CROWN SHALL BE FLUSH WITH FINISH GRADE a, a:::, 'tlq)a, a, a,~ a:::, a, q) ,--3" HIGH WATER RETENTION BASIN, RAKE-OUT AS DIRECTED BY THE LANDSCAPE ARCHITECT ~~ 1-1 2 X's ROOTBALL DIAMETER ,,---. PLANTING FERTILIZER TABLETS, PER PLANT! NG NOTES -----◄ PREPARE BACKFILL MIX PER PLANTING NOTES ---◄ 6" ZONE OF OVER-EXCAVATED AND RECOMMENDED NATIVE SOIL NOTE: FOR SHRUB LAYOUT NEXT TO IRRIGATION HEADS REFER TO SHRUB SPACING BY IRRIGATION HEADS DETAIL. SHRUB PLANTING SCALE : 3/4" = 1'-0" NOlE: COIIPAClED SIJBGRADE, 9~lll MootflED PROCTOR DENSITY GRASS/Pl.ANT TIPES SHAU. BE SPECIFlED BY A LANDSCAPE ARCHllECT OR LANDSCAPE DESIGNER ONCRETE CURB ASS FILLED GRASSP A VE2 COMPACTED SANDY GRAVEL ROADBASE -=I 111, 111 Wll I 'I == CURB DETAIL I I 'I ~~I 11 • 12" BELOW BASE COURSE DEPTH 6 MIL IMPERMEABLE PLATE OR LINER I I I I GRASSPAVE2 AT CONC.EDGE lnvlalble Structure,, Inc. 1&00 Jac:kaon St. Suite 310 Goldon, Colorudo 80401 800-233--151D OR 303-233--8383 FAX: 800-233--1522 OR 303--233--l52S2 SCALE· 1" = 1'-0" rov. 08-2&-04 · V, V, <i'.5 w~ ~< < "' u. ::, ~~ ::, I f--V, ~z -• ... . . N '° ------6" X 6" NATURAL-GREY CONCRETE CURB WITH SMOOTH TROWEL FINISH ------1/2" BULLNOSE EDGE ~---◄REINFORCE -VERIFY WITH GEOTECH SOILS ENGINEER'S RECOMMENDATIONS 6" NOTE: PROVIDE SCORE JOINTS @ MAX. 10'-0" SPACING AND AT ALL ANGLE POINTS OF MOW STRIP. CONCRETE MOW CURB SCALE: 1" = 1'-0" LAND CONCERN LANDSCAPE ARCHITECTURE 1750 East Deere Avenue, Santa Ana, CA 92705 949.250.4822, F 949.752.2469 CONSTRUCTION DETAILS APPROVED FOR IRRIGATION AND PLA NTING ONLY, INCL UDIN G PRECISE LOCA TION OF PLANTIN G A REA. SHEET 6 CITY OF CARLSBAD PLAN NING DEPARTMENT SHEETS 17 PR IVATE (ONSI TE) RECYCLED t----+--,---------------t---+--,----t----1 WATER SYS TEM FOR : Lakeshore Ga rden s, "Community Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED ;.-rr .. p TELEPHONE: Contact Jeff Eales (949) 545-0552 PLANNING DA TE i...:.:=:..:..:=:....:================-.J----=-:-=-+.:-:=-;-;--t-----------------+-=-:=-+.:-:=:-:--l-::-:-::::--t-:,:=:-,....t-DR:::WH::::-::BY::--,-::C--. M:-:c:-ille-,----,-P--R_O_J_E_C_T_N_O __ -.-D-R_A_WI_N_G_N_O __ -, DATE PLAN PREPARED: 11/12/2009 DAlE INITIAL DAlE INITIAL DAlE INITIAL BY: Land Concern -----------ENGINEER Of WORK R EVISION DESCRIP TION OTHER APPROVAL CI TY APPROVAL CHCKD BY: C HillS!ead PD 09-08 466-4L SH EET .Q..QF lliHEETS /'It:,. • ' 3'-6" EO. IL EO. II. EQ. I /-lzn+-/-lZ!lt/-lLI 9'-3" ./ ' >---= - I i:: ' 11 I ::::::=::;;:==:::;:;::===:-;::==:;;::::==::===-==========i r.==::;;::::=::;;:=::::::;-;::=::::::;:;:=::;:;::=:::;-:=:::::::::::=~ ========== -~~Q~-Q EC ~~ :::;;:::;;:I :::::::;;:I I :;;::::::I I ;;::::;;:::I :::;;:::;;:I :::::::;;:I I :;;::::::I I ~I :=;;::;;I ~I I :;;::!:I I ~I :::;;:::;;:I =::::;;:I I :;;::::::I I ;;::::;;:::I :=;;::;;I :;!::;;:I I ::;;:::;;::I I ~I I~::::::::::::::: II -...._ . I 11 II I 2" SQ. X 3/16" GAUGE TOP RAIL - ~ . --. I . "' ----- ;::: ' ---- -·-' ' -. . -. I ---- EO. EO. ( +/-24") ( +/-24") a VEHICULAR GATE • • • SECTION B STANDARD PILASTER KNOX BOX ----t-~ SWITCH, • 0 ' io B ' SAWCUT CURB AT~=:---L PILASTER, STONE VENEER AND POST TO EXTEND TO F.S. AT AC PAVING. STEEL POST PER---.... STRUCTURAL ENGINEER 24" (Column and Cap Width) • • · 1 . • ·• 11 • • I (.;:!_ • SECTION B PILASTER AT VEHICLE GATE CONNECTION --..... __ .. OPTICON SENSOR. '----MANUFACTURED STONE CAP. SEE SPECIFICATION BELOW. '----CAP TO BE FLUSH WITH FACE OF STONE VENEER. .----.. MANUFACTURED STONE VENEER, SEE SPECIFICATION BELOW. ~--.. 16X8X16 CMU. SOLID GROUT ALL CELLS ~--.. t" PVC CONDUIT FOR OPTICON, B MATERIAL SPECIFICATIONS: CAPS: EL DORADO 24X24 "FLAGSTONE COLUMN CAP" -CUSTOM COLOR TO MATCH "CHEYENNE LIMESTONE" STONE VENEER: EL DORADO "CHEYENNE LIMESTONE" GROUT JOINT TO BE 1/2" RAKED JOINTS WITH "LIMESTONE-209" COLOR GROUT BY SPECMIX. ' --'----CONTRACTOR TO INSTALL CONDUIT FOR LOW-VOLTAGE LIGHTING @ PEDESTRIAN ENTRY. SEE LIGHTING PLAN. ---CONCRETE FOOTING -SIZE AND REINFORCEMENT PER CONTRACTOR. ---CONCRETE BLOCK WHERE NOT EXPOSED ---PRESATURATE AND COMPACT SUBGRADE PER GEOTECH. SOILS ENG.'S RECOMMENDATIONS. F.G. 6'-0'' STONE PILASTER SCALE: 1" = 11-011 EO. ( +/-24") 12'-9" EO. (+/-24") VI VI< i'.5~ ct:< <"' LL::::, ct: ct: ::,I f-VI zz -- -, H---2"X4" X 3/16" GAUGE FRAME POST L., ------• 2" SQ. X 3/16" 18 GAUGE POSTS L L..---I ...... . -' ~J~~----.. -1" SQ. 18 GAUGE PICKETS SPACED EVENLY BETWEEN POSTS. (4" MAX . 3" MIN. O.C. SPACING) -~ ---, ... ~ -------- ..-----.. 1/8" THICK STEEL KICK PLATE. :-4 -WELD AT CENTERLINE OF POSTS. ..-----.. 2" SQ. X 3/16" GAUGE BOTTOM RAIL NOTE: CONTRACTOR TO MAINTAIN A CONSISTENT 2" CLR. FROM DRIVEWAY F.S. TO BOTTOM OF GATE FRAME. NOTE: ALL TUBULAR STEEL FENCING MEMBERS ARE TO BE SQUARE TUBULAR STEEL STOCK, JOINTS WELDED ON ALL FOUR SIDES W/ ALL STEEL CONNECTIONS TO BE GROUND SMOOTH. COLOR TO BE "VERDE PATINA". CONTRACTOR TO DISCUSS PROTECTION AND FINISHING TECHNIQUE WITH LANDSCAPE ARCHITECT PRIOR TO FABRICATION. --1/2" RAD. BULLNOSE TOOLED EDGE CONCRETE CURB AND GUTTER PER CITY STANDARD, REF, TO SAN DIEGO REGIONAL STD, DWG, G-2. ASPHALT • F,G, CONCRETE CURB PER CITY STANDARD, REF , TO SAN DIEGO '------<1 PRESA TU RATE AND COMPACT SUBGRADE PER GEOTECH. SOILS ENG.'S RECOMMENDATIONS. REGIONAL STD, DWG. G-6. -----~ VI~ <w w ct: ct:< <"' LL C,: ct: ::::, ::,I f-VI ~ ~ ... . (; N CONCRETE FOOTING -SIZE AND REINFORCEMENT PER STRUCT. ENG,'S DETAILS AND CALC.'S, PRESATURATE AND COMPACT SUBGRADE PER GEOTECH. SOILS ENG.'S RECOMMENDATIONS, SCALE : 1/2" = 1'-0" / 1/2" BULLNOSE EDGE -I TYPICAL • • • F.S. CURB AND GUTTER SCALE: 1/2" = 1'-0" CONCRETE CURB NOTE: A SEPARATE PERMIT IS REQUIRED FOR SIGNAGE AND MONUMENTS. SAWCUT CURB AT WALL, STONE VENEER AND POST TO EXTEND TO F.S. AT AC PAVING. -- STEEL POST PER STRUCTURAL ENGINEER~- SECTION A-A' PLAN VIEW OF GATE CONNECTION 24" .--.. MANUFACTURED STONE CAP, EL DORADO "FLAGSTONE COLUMN CAP" -CUSTOM COLOR TO MATCH "CHEYENNE LIMESTONE" ~--CAP TO BE FLUSH WITH FACE OF STONE VENEER, .----6x8x16 C.M.U. b ' 1...11-. &-il:::li-_,,, MANUFACTURED STONE VENEER, io A.-+- . ,4 ~ '\ ' •· " .. ~-- A' ' EL DORADO "CHEYENNE LIMESTONE" GROUT JOINT TO BE 1/2" RAKED JOINTS WITH "LIMESTONE-209" COLOR GROUT BY SPECMIX. _-----<1 CONTRACTOR TO INSTALL CONDUIT FOR FUTURE SIGNAGE LIGHTING. CONTACT LANDSCAPE ARCHITECT FOR EXACT STUB-OUT LOCATION __ .. CONCRETE BLOCK WHERE NOT EXPOSED CONCRETE FOOTING - SIZE AND REINFORCEMENT PER STRUCT, ENG.'S DETAILS AND CALC.'S, LAND CONCERN LANDSCAPE ARCHITECTURE 1750 East Deere A venue, Santa Ana. CA 92705 949.250.4822. F 949.752.2469 CONSTRUCTION DETAILS APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. CITY OF CARLSBAD d WIDE STONE WALL PRESATURATE AND COMPACT SUBGRADE PER GEOTECH, SOILS ENG.'S RECOMMENDATIONS, SHEET 7 PLANNING DEPARTMENT SHEETS 17 DEVELOPERS NAME: BIRTCHER I ANDERSON REAL TY ADDRESS: 31910 Del Obispo, Suite 100 San Juan Capistrano, CA 92675 PRIVATE (ONSITE) RECYCLED t---+---t--------------+---+----+--+---l WATER SYSTEM FOR: Lakeshore Gardens , "Community Entry Landscape" t---,t---+-----------------ii-----+--+--+-----l Managed By: Birtcher/Anderson Realty APPROVED ¼·r1,1} TELEPHONE: Contact: Jeff Eales (949) 545-0552 PLANNING DA TE f.:D:.:A::::TE:::..:.P:.::L::.:A'..'.:N:..=PR=E=P=A=R=E=D:= _~11=11~2~/2~00§9==============-=+-;:cDA;:;TE:::-klNl;;ll::cALc--f-----------------1-D-ATE_J_IN_lll_A_Lj__D_ATE--LIN_lll_AL_ll=DR:c-lllN=-:BccY,-,C=-.-=-M""ill,-er----r-P-R-O-JE_C_T_N_Q_~-D-R_A_WI_N_G_N_Q __ --I BY: Land Concern ENGINEER Of WORK REVISION DESCRIPTION 01HER APPROVAL CllY APPROVAL CHCKD BY: C. Hillstead PD 09-08 466-4L SHEET l..nr lliHEETS /1.<t, • E . E . (+/-24") (+/-24") NOTE: THE OPENING BETWEEN PICKETS SHALL BE PRECLUDE THE PASSAGE OF A 4" DIAMETER SPHERE. i I EQ. EQ. --------7 I r 2'-0" - --- 4' 6" - 2'-6" .,__ -, --------- -- -- ~.l-1~-l'i.B.&llS ______ 2" SQ. X 3/16" GAUGE TOP, BOTTOM, AND MIDDLE RAILS SEE ENLARGEMENT t-----ri==r=7T=i=Ttr:::::=lr=lf::::;;;-r~as;~;?i;t-----_,. 2" SQ. X 3/16" GAUGE TOP RAIL EQ. EQ. EQ. b ... 1 ---------------f ~ -----~--- ' I l : I.... ,I 2"X4" X 3/16" GAUGE FRAME POST f- t!) I z8 r: w <11 I _ __, X--' f- W <( (!)I ~ z !:2 r: w <11 I _ __, X...J W<( ~ "-:;;:::;;::::::::;;::::;~::::;t:::::;t::::: ~lf*TT7~~:if~~~~~-----◄ 1" SQ. 18 GAUGE PICKETS SPACED ~ I EVENLY BETWEEN POSTS. (4" MAX. 3" MIN. O.C. SPACING) 2" SQ. X 3/16" 18 GAUGE POSTS WITH MOUNTING BRACKET AT BASE. ATTACH TO TOP OF WALL WITH REDHEAD SCREWS. ------◄ DASHED LINE REPRESENTS EXISTING WALL CONDITION. CONTRACTOR TO DEMOLISH AND CREATE A 90 DEGREE ANGLE TO ACCOMODATE NEW FENCE. "---.. 2" SQ. X 3/16" GAUGE BOTTOM RAIL ....._ __ EXISTING WALL AND WALL CAP (HATCHED AREA). • 0 ... _·~· m I II II I ' 0 ' "' ENLARGEMENT SCALE: 1/2"=1'-0" -------CENTERLINE )_ PILASTERS F [I] ~ ~ ----- ~ . 2' M X -l - -,_ . -r-. -·-, -.. • I-. ·:·. 0 ... I ···N ·· -.... ---r:;:~-_____ .;;::. V --.... -....... -----C -✓ ' . --t;; .... I-,-1-r 1 . 1 - / --- "-' )-vv I -- V -, -J I/ H--r---"' / . -----·~----i ------.-.... ·;r 1 ---. . - _&L,l(if-LR/1.Ll..~------ ! ' __ &L,l(ifLK/1.I_l..~------------- <> ALIGN RAILS ---- -- -- -- 1" SQ. X 16 GAUGE PICKETS SPACED EVENLY BETWEEN POSTS. (4" MAX . 3" MIN. O.C. SPACING) ¼" THICK STEEL KICK PLATE. WELD AT CENTERLINE OF POSTS. SEE PLAN VIEW AT LEFT. POST FOOTING -SIZE AND REINFORCEMENT PER CONTRACTOR. SLOPE TO DRAIN. PRESATURATE AND COMPACT SUBGRADE PER GEOTECH. SOILS ENGINEER'S RECOMMENDATIONS . PLAN VIEW 11_i=n111-:1 -I IJ-111-:1 ni1 1~1 111-1 _:111. 111_111-111-111 II_III_ Ill NOTE: ALL FENCING ME MBER TO BE TUBULAR STEEL ECTIONS WELDED & GROUND STOCK WITH ALL CONN FENCE ON TOP OF EXISTING FENCE DETAIL NAME NOTE: CONTRACTOR TO ALIGN ALL HORIZONTAL RAILS WITH ADJACENT RAILS OF VEHICULAR GATE AT CENTERLINE. ,,,_,. 4_-G 8 E3 _ CENT_E.BlJ.l'iE_ OF POST PLAN VIEW -KICK PLATE SMOOTH. ALL FENCING MEMBERS TO BE PRIMED & PAINTED W/TWO (2) COATS OF RUST-INHIBITING PAINT (RUSTOLEUM OR EQUAL) FOLLOWING FINAL ASSEMBLY. PAINT COLOR TO BE SELECTED. SCALE: 1/2" = l 1-0" T.S. FENCE AT PILASTER SCALE: 1/2" = 1'-0" EQ. EQ. EQ. I EQ. 1 EQ. ¼" MIN "MAX L: EQ. EQ. -7 ::l 0 ... • 0 ... ENLARGEMENT SCALE: 1/2"=1'-0" GATE TO BE SELF-CLOSING AND SELF-LATCHING. NOTE: ALL FENCING MEMBER TO BE TUBULAR STEEL STOCK WITH ALL CONNECTIONS WELDED & GROUND SMOOTH. ALL FENCING MEMBERS TO BE PRIMED & PAINTED W/TWO (2) COATS OF RUST-INHIBITING PAINT (RUSTOLEUM OR EQUAL) FOLLOWING FINAL ASSEMBLY. PAINT COLOR TO BE SELECTED. NOTE: CONTRACTOR TO ALIGN ALL HORIZONTAL RAILS WITH ADJACENT RAILS OF VEHICULAR GATE AT CENTERLINE. PEDESTRIAN GATE b io ' KNOX KNOX ·_;.. w.OSCApS' DEVELOPERS NA"1E: BIRTCHER/ ANDERSON REAL TY ~ '\--.!'i ~ ~ , ADDRESS: 31910 Del Obispo, Suite 100 ~ San Juan Capistrano, CA 92675 I:, , ,-_,1;;'-l ~ '* -"';Y/:7* TELEPHONE: Contact: Jeff Eales (949) 545-0552 ·' ,;,~-u•·-~~"t- . tii o, CAl-'~o'I' DATE PLAN PREPARED: 11/1 2/2009 ~~Ion BY: Land Concern le\ \.V ALIGN ---------RAILS I ALIGN I --------RAILS I I < • N ..,. ALIGN ----------· 1-RAILS f--- KEY SWITCH (3502) KEY BOX ( 3265 ) - DAlE INITIAL ENGINEER OF WORK OPTICON SENSOR - 36" 24" Min. Min. -------rT'" -;__I I [I] - a Fl --~ ,.,..... ---11 ___ :,_ ... -~- I 11 11 I [I] I ~ -I-< "" r ,....,--ij I :· '" I' ' .. !lm ~ 1 • ~ •• .. .. •• ' .. .. -• • .. .. . -II .. . '>D<I <>C Ud •• .. .. . .. ... .. .. .. .. . . • • • .. • " .. M • '" • -~== .. :: .. .. . i --.. .. .. •• • i== .. .. .. .. .. .. .. .. .. .. l--.. .. .. .. .. • • .. • ••• .. .. .. .. .. .. .. ... .. .. .. .. .. .. .. • •• •• .. •• .. • • .. .. : ~ :----.. .. .. •• .. • • .. .. •• .. .. •• .. • • .. .. • ... .. .. .. .. .. .. .. • I .. .. •• .. .. .. .. .. • ~ .. .. .. .. .. . . .. .. • -.. .. .. .. .. .. .. . , . -... .. .. .. .. .. .. .. • -... .. .. .. .. .. .. .. • F' I '. ... .. .. .. .. .. .. .. • ... .. .. .. .. .. .. .. . -... .. .. .. .. .. .. .. • -... .. .. .. .. .. .. .. • ~== .. .. .. .. •• .. .. • .. .. .. .. .. .. .. • -----.-------r -11=..i: I . ' -=-. . I I ' ,-~ ... :f:· . . ..., ':" -. - . "!• . ' •• ... .•• ·, -I 11 11 I I (111 I f~11 1 I 111_11 I !-1 · ' I I I I I I I I I 1==111 111 :111-:1 11 .,_,,, r. _ €1~-----SBIEB~---IEJ CEN7=,ERLIJ'iL 't.. OF POST PLAN VIEW -KICK PLATE (((((~ ~f??' vv,vv LAND CONCERN LANDSCAPE ARCHITECTURE 1750 East Deere Avenue, Santa Ana, CA 92705 949.250.4822, F 949.752.2469 DAlE INITlAL DAlE INITlAL REVISION DESCRIPTION OTHER APPROVAL CllY APPROVAL SEE ENLARGEMENT AT LEFT 2" SQ. X 3/16" GAUGE TOP, BOTTOM, AND SIDE RAILS SURFACE MOUNT SCONCE. SEE LIGHTING PLAN ALIGN WITH ADJACENT HORIZONTAL RAIL 1" SQ. X 16 GAUGE PICKETS SPACED EVENLY BETWEEN POSTS. (4" MAX. 3" MIN. O.C. SPACING) PERFORATEO SQUARE SHEET: 16 GAUGE, 3/8" SQ. OPENINGS AT 1/2" CENTERS, 56% OPEN. AVAILABLE FROM: INDUSTRIAL METAL SUPPLY. LOCATED MESH WITHIN 2" SQUARE FRAME BEHIND 1" PICKETS ON PRIVATE SIDE OF GATE. JANSEN KS KANT-SLAM HYDRAULIC GATE CLOSURE WELDABLE LOCK BOX SUPPLIED BY LOCKSMITH & INSTALLED PER GATE MANUFACTURER 2" WIDE X 9" ASTRAGAL AT BACKSIDE. WELD ASTRAGAL TO 2" SQ. GATE POST . BRUSHED STEEL DOOR HANDLE W/KEYED LOCK SET SUPPLIED & INSTALLED BY LOCKSMITH 1/8" THICK STEEL KICK PLATE. WELD AT CENTERLINE OF POSTS. SEE PLAN VIEW AT LEFT POST FOOTING -SIZE AND REINFORCEMENT PER CONTRACTOR. SLOPE TO DRAIN, PRESATURATE AND COMPACT SUBGRADE PER GEOTECH. SOILS ENGINEER'S RECOMMENDATIONS. FENCE CONTRACTOR TO COORDINATE WITH MASONRY, ELECTRICAL & ACCESS CONTROL CONTRACTORS PRIOR TO CONSTRUCTION, SCALE: 1/2" = 1'-0" CONSTRUCTION DETAILS APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. SHEET CITY OF CARLSBAD SHEETS 8 17 PLANNING DEPARTMENT PRIVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens. "Community Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED IA-: {, I r; b.. ~\...\\ " -. --~-,.,.n PLANNING DATE DRIIIN BY: C. Miller PROJECT NO. DRAWING NO. CHQ(l) BY: C. Hillstead PD 09-08 466-4L SHEET ..8....oF illHEETS Ht., - • r r EXISTING 6" RP BACKFLOW ASSEMBLY EXISTING 6" METER VAULT I MANHOLE WITH MAGNETIC METER READERS IN ADJACENT 12" X 18" CONCRETE VALVE BOX. RECYCLED WATER SIGN -- LOCATION , TYP. -TO BE INSTALLED AFTER CONVERSION OF IRRIGATION WATER TO RECYCLED SOURCE CONTRACTOR TO SUPPLY SIGNS AND HARDWARE TO M NLINE S BE INSTALLED OUTSIDE OF STREET RIGHT OF WAY EREPOS BLE . CONTRACTOR TO OBTAIN ENCROACHMENT P RMIT FROM THE CITY OF CARL BAD AS NECESSARY. 100' -- OWNER. 0 0 -··7 --··---i,25 •• --·· • -·· .. ---· 3 • ' / -7 I --------------- SAN BARTOLO t5 I I \ t5 I I "' I 0 I i5 • I ) I • w w w w w w C I I J Ii /:/ ~ : ' ' ' '!;: : . -=-.=w =-<i>, :-.:: :-Af:n"''f "'""'"".:.: , I --, I , / .1· 7 wCITY R O~·..:..:W.:.... -~ •---'la -.....i---- ' •• .. ' ---_,._,, 1 7 1 1 1 7 7 1 1 ' C TRAFFIC SIGNAL LOOP t / \ C CITY RIGHT OF WAY ' 1 7 7 - \ EXISTING ELEqTRICAL EASEMENT MO M~MO MO I-- I I JM--+-+...,..I 11-+--I I : I 1 f----1 1 ! 1 lf----1 : ! I ' :□ \ 7 . 1 1 MO 1 \ 1 MO 7 RECYCLED WATER SIGN LOCATION, TYP. -TO BE INSTALLED AFTER CONVERSION OF IRRIGATION WATER TO RECYCLED SOURCE. CONTRACTOR TO SUPPLY SIGNS ANO HAR WARE TO OWNER. - MG __ 3--3 MGLMG ,-,,1 Jw --3--3__,--/ -_J ~ EXISTING DOMESTIC WATER MAIN IN ENCINAS, 7' FROM FACE OF CURB MO MO M□---M□--M□- STATIC WATER PRESSURE AT THIS LOCATION WAS MEASURED ONSITE AT 60 PSI. PROPOSED RECYCLED WATER METER LOCATION AT TIME OF FUTURE CONVERSION . LOCATION TO BE SUBJECT TO CMWD REVIEW AT TIME OF CONVERSION. AVENI A ENCINAS I QQ ~##') ~ ¾½iffe O' 5' 10' 2D' Scale: 1"=10'-0" ~ft~~--DEVELOPERS NAME: BIRTCHER / ANDERSON REALTY '(, '-It----~ . ? ADDRESS: 31910 Del Obispo, Suite 100 ~ • . '> ---San Juan Capistrano, CA 92675 I ::i .,.. ? * TELEPHONE: Contact: Jeff Eales (949) 545-0552 ,:" ,,,,.-./ * -f -~, j, ~~ 11/12/2009 ~ 0/' C,._L\fO'f DATE PLAN PREPARED: BY: Land Concern DATE IRRIGATION CONSTRUCTION NOTES (D REMOVE EXISTING CONTROLLER AND TURNOVER TO LAKESHORE GARDENS FACILITIES MANAGER. INSTALL NEW WALL MOUNT RAINBIRD ESP 12 STATION CONTROLLER AND MAKE 110VAC POWER CONNECTION PER LOCAL ELECTRICAL CODE. REWIRE ALL EXISTING VALVES TO ORIGINAL STATION, ADD NEW WIRES FOR VALVES A7-A9. INSTALL RAIN SENSOR. @ TIE INTO EXISTING 1-1/2" PRESSURE MAINLINE STUBBED FROM BEHIND WALL. INSTALL 1-1/2" RP BACKFLOW. CONTACT RUSSELL (760) 420-6252 AT LAKESHORE GARDENS FOR COORDINATION AND LOCATION OF PIPE . G) ATTACH NEW MAINLINE FROM RP BACKFLOW AND RECONNECT DOWNSTREAM MAINLINE SOUTH OF CONNECTION AND RECONNECT VALVES AS SHOWN. NOTE: ITEMS SHOWN IN BLACK REPRESENT PROPOSED RETROFIT. ITEMS SHADED IN GRAY REPRESENT EXISTING IRRIGATION FOR REFERENCE. NOTE : WIRES TO MATCH EXISTING COLOR SCHEME FOR PILOT, EXTRA, AND COMMON. NOTE : EXISTING IRRIGATION CONTROLLER SHALL BE REPROGRAMMED WITH NEW IRRIGATION SCHEDULE PER NEW IRRIGATION PARAMETERS. NOTE: ALL EXISTING IRRIGATION EQUIPMENT REMOVED DURING DEMOLITION SHALL BE TURNED OVER TO THE OWNER. WATER SUPPLY NOTE THE PROJECT WILL BE SUPPLIED WITH POTABLE WATER PENDING AVAILABILITY OF RECYCLED WATER TO THE SITE. CHECK VALVE NOTE CHECK VALVES SHALL BE ADDED TO ALL HEADS TO PREVENT LOW HEAD DRAINAGE . NETAFIM TECHLINE CV WITH CHECK VALVE FEATURE SHALL BE USED TO PREVENT LOW HEAD DRAINAGE FROM TUBING. REVISION NOTE REVISIONS MUST BE APPROVED BY PUBLIC HEAL TH ENGINEER, CITY ENGINEER & DISTRICT ENGINEER PRIOR TO IMPLEMENTATION IN FIELD. SEPARATION NOTE CONTRACTOR TO CUT AND CAP AND MAINTAIN 10' SEPARATION BETWEEN POTABLE AND RECYCLED CONNECTION. INITIAL DATE LATERAL PIPE SIZING LEGEND NO 1/2" PIPE PERMITTED . . - 3/4" MINIMUM 1" 1-1/4" 1-1 /2" 2" 2-1/2" 3" SLEEVE SIZING LEGEND REFER TO PIPES UNDER PAVING DETAIL FOR BURIAL DEPTH REQUIREMENTS. ~ (2) 2" (8: (2) 4' ~ (3) 2" ::c (3) 4" &, (4) 2" X (4) 4" g (2) 3" E (5) 4" ~ (3) 3" cc (1) 6" + (2) 4" 8 (4) 3" g (1) 6" + (3) 4" ~ (1) 6" + (4) 4" b GALVANIZED SLEEVE -TO BE MINIMUM 2X DIAMETER OF PIPE OVER TERRACE DRAIN SLEEVING NOTES • IRRIGATION PIPE AND LOW VOLTAGE CONTROL VALVE WIRE SHALL BE SLEEVED UNDER PAVING . • SLEEVES TO BE MINIMUM TWICE THE DIAMETER OF THE PIPE SLEEVED. • PRESSURE MAINLINE SLEEVES SHALL BE ACCOMPANIED WITH A MINIMUM 2" WIRE SLEEVE. • SLEEVES TO EXTEND MINIMUM 12" BEYOND PAVING. • PROTECT ALL SLEEVE ENDS TO PROHIBIT SOIL FROM ENTERING THE SLEEVE. • IRRIGATION CONTRACTOR TO COORDINATE SLEEVING WITH THE HARDSCAPE CONTRACTOR PRIOR TO INSTALLATION OF ANY HARDSCAPE. • REFER TO LEGEND FOR SLEEVE SPECIFICATION AND PLAN FOR SLEEVE SIZE MATRIX EQUIPMENT LOCATION NOTES ALL PIPING, ABOVE GROUND EQUIPMENT, AND ANY VALVE BOXES SHALL BE LOCATED IN PLANTING AREAS. NO IRRIGATION EQUIPMENT SHALL BE LOCATED IN HARDSCAPE OR IN TURF AREAS WITHOUT PERMISSION FROM THE IRRIGATION CONSULTANT. GROUP ALL VALVE BOXES AND LOCATE IN SHRUB AREAS ONLY. CONTRACTOR WILL BE RESPONSIBLE TO RE-LOCATE VALVE BOXES INSTALLED IN TURF AREAS AT NO COST TO THE OWN ER. IRRIGATION PLAN APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" TITLE DATE /t-" "?':,, ' REVIEWED BY: •'.'· .. ' . -. ... WATER CONCERN , LTD. INSPECTOR l..andsca~ lrrigcitwn Consulting CARLSBAD MUNICIPAL ~~ s..in-.. ~ .. PnrT, Sum, :I<><> WATER DISTRICT Ri.NCHO S..,.,-.. M'....110A.rrA, CA 9~686 (~) 6JS-<47-4 (949) 6]S-<>47S FAX SHEET CITY OF CARLSBAD SHEETS 9 17 PLANNING DEPARTMENT PRIVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens, "Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED ~~I .. _. ~ c,-, -~•\1,\\ PLANNING DATE INITIAL DATE INITIAL ORWN BY: L. Givens PROJECT NO. DRAWING NO. ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL CHCKD BY: C. Hillstead PD 09--08 466-4L SHEET Jt...oF 11...SHEETS 11\.., ' 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. GENERAL IRRIGATION NOTES ALL MAIN LINE AND LATERAL LINE PIPING AND CONTROL WIRES UNDER PAVING SHALL BE INSTALLED IN SEPARATE SLEEVES. MAIN AND LATERAL LINE SLEEVES SHALL BE A MINIMUM OF TWICE (2X) THE DIAMETER OF THE PIPE TO BE SLEEVED. CONTROL WIRE SLEEVES SHALL BE OF SUFFICIENT SIZE FOR THE REQUIRED NUMBER OF WIRES UNDER PAVING . PIPE SIZES SHALL CONFORM TO THOSE SHOWN ON THE DRAWING. NO SUBSTITUTIONS OF SMALLER PIPE SIZES SHALL BE PERMITTED, BUT SUBSTITUTIONS OF LARGER SIZES MAY BE APPROVED. ALL DAMAGED AND REJECTED PIPE SHALL BE REMOVED FROM THE SITE AT THE TIME OF SAID REJECTION. POINT OF CONNECTION TO THE R.P. BACKFLOW PREVENT OR IS EXISTING. AUTOMATIC CONTROLLER IS EXISTING 110 VAC ELECTRICAL POWER SOURCE AT CONTROLLER LOCATION SHALL BE PER LOCAL ELECTRICAL CODES. ALL SPRINKLER HEADS SHALL BE SET PERPENDICULAR TO FINISH GRADE UNLESS OTHERWISE SPECIFIED. THE IRRIGATION CONTRACTOR SHALL FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE WITH MINIMAL OVERSPRA Y ONTO WALKS, STREETS, WALLS, ETC. THE IRRIGATION DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, ETC., SHOWN WITHIN PAVED AREAS IS FOR DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED IN PLANTING AREAS WHEREVER POSSIBLE. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO BECOME FAMILIAR WITH ALL GRADE DIFFERENCES, LOCATION OF WALLS , RETAINING WALLS, STRUCTURES AND UTILITIES. THE IRRIGATION CONTRACTOR SHALL REPAIR OR REPLACE ALL ITEMS DAMAGED BY THEIR WORK. WORK SHALL BE COORDINATED WITH OTHER CONTRACTORS FOR THE LOCATION AND INSTALLATION OF PIPE SLEEVES THROUGH WALLS, UNDER ROADWAYS, AND PAVING, ETC. THE SPRINKLER SYSTEM DESIGN IS BASED ON A MINIMUM OPERATING PRESSURE AS SHOWN ON THE PLANS. CONTRACTOR SHALL VERIFY WATER PRESSURE PRIOR TO CONSTRUCTION. REPORT THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF CONNECTION TO THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO START OF WORK. DO NOT WILLFULLY INSTALL THE SPRINKLER SYSTEM AS SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONS, GRADE DIFFERENCES, OR DIFFERENCES IN THE AREA EXIST THAT ARE NOT SHOWN ON THE PLANS. SUCH OBSTRUCTIONS OR DIFFERENCES SHOULD BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE. IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATION CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. ALL SPRINKLER EQUIPMENT NOT DETAILED OR SPECIFIED SHALL BE INSTALLED AS PER MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS. THE IRRIGATION CONTRACTOR SHALL INSTALL KBI SERIES ANTI DRAIN VALVES ON ALL HEADS IN AREAS WHERE FINISH GRADE EXCEEDS 4:1, WHERE POST VALVE SHUT-OFF DRAINING OF THE IRRIGATION SYSTEM OCCURS OR AS DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. THE CONTRACTOR SHALL PROVIDE PRESSURE COMPENSATION SCREENS (PCS) AS NECESSARY TO ELIMINATE OVERSPRAY ONTO STREETS , WALKS OR OTHER AREAS AS DIRECTED BY THE OWNER'S AUTHORIZED REPRESENTATIVE. SHRUB HEADS AND RISERS MAY BE SUBSTITUTED FOR POP-UP HEADS IN PLANTED AREAS EXCEPT WHERE ADJACENT TO TRAFFIC AREAS SUCH AS WALKS, CURBS, TURF LINES, MONUMENTS, FOUNTAINS, OR SIGNAGE. REFER TO INSTALLATION DETAILS RRIGATION PRESSURE CALCULATION TABLE WATER USAGE ESTIMATION Wner Mlt.w No. Hydr1Llic Grali1nt Ele¥1tlon of Miter Static Pressure Bil psi Sourced lnform1lion Stai;c preMWe 1alr"eo .f s~ Phone Numbtr Date.of lnfoml11ion Bali■ for C,I0-1l.iio1J Vatve Information Remotl Control Valve llomond El1vaJon of HiQfltttHtld Friction L·oss 9IL 12!1&'2009 B7 8GPM FLOW ITEM Sa!YIC&llr\6 W.rM&ler Sim 1.60" size 1.00'"' TTPE Copper 1 50" 8GPM RP Bacl<fow Vii SS"aiffll 1 25' 1 25" 1.01T 8GPM 8GPM 8GPM 8GPM 8GPM 8GPM 8GPU 8GPM Total SystemloSM!S BBelStlaoilf Ma3terV8"'e flow Sensor Gal& Valves -fkinlin& -Auk>m11bc C.Ortro! V'at-1.fi Lateral t.me loss F~~s lo!s {10%) Elei.ral,o't C:ts®e Pie:,suie Req11red ti Operale He91 Reskluc4 Pen:.efl Required (Ill,} Pr.nur. RequiM with R•ldull Stde Pr•1ur1 at Wlttr Mritr R•ldu.iil Pr•1ure PVC PVC PVC 1500 000 0 00 4.00 3.00 221 C.AlEGORY P~1YPE -.. ---·--·--·--·------·--·--·--·---··-······-··--·-,·-,·- PLANT \VA TER USE REOOIREM'NT !R=l:IGA1TON P..ElHOD AREA OF HYORMJNE PERa:NT AREA USE YEAR..YETo' YEAR..Y AVG PlANT FACTOR (PF) ESTIIN\ TED EFFIOENCY OEJ WA 1ER USAGE PER l!lNE (~ TOTAL ES11lM.TED WA1ER USAGE W.XtWM WATER AlLONANCE FORw..AS MA.WA= AREA,: Eb x 1 OOx 62 ... EA'MJ " AREA,: Eto x PF ll 62/ IE • Yeir-ty ETo obiained lram _ .. UNITS SHRUl --·-··~··-··-·~-·-··-·-~·~---····-~·-··-·-- MODERATE D~P Squaie Feat 1,Z1 Ptr,cerisge ..... ····•·•-··········•····-····-•·· bche! I Year 4660 ------0"' Pen;,.....,..,.,. -rCF I Year 'll Galon, I Yea-20,411 AcFUYe..-, ······006 HCf !Year " Gallon! I Y&a-20,,11 ---------·-····- Acfl /Ye!I' O.oe:J f-lCf !Year '6 Gallon! J Yea.' ••••••-••~-•~-• •••••••• •••• •-~~~~~--•••'•••~•-~--~-'--••-d•-•••••·•·•••••~•••-••• ,., ... ---..• -__ ...,_. Ac Fl I Year Q 11 TOTAL LANDSCAPE A~A __ _!,201 SQ FT_ 003 ACRES cus..-.2one 4 ~ngelicm ig deSQn br liD8 tecycl&d wa:er thel'!!"bre-comldeced a Special tancbcspe Area With an ETAf of 1,0 SYMBOL ~ H e • ~ ® ® • ® ® --------- IRRIGATION EQUIPMENT LEGEND ITEM -MANUFACTURER -MODEL NUMBER -DESCRIPTION WATER METER EXISTING 6' MASTER DOMESTIC WATER METER SERVING POTABLE AND IRRIGATION USE. CONTRACTOR TO PROTECT IN PLACE. RP BACKFLOW BALL VALVE QUICK COUPLER CONTROL VALVE CONTROL VALVE CONTROLLER RAIN SENSOR RW ID SIGN DRIP TRANSITION DRIP FLUSH PALM IRRIGATION BELOW GRADE PRESSURE MAINLINE PRESSURE MAINLINE -EXIST BELOW GRADE LATERAL LINE DRIP LATERAL FEBCO 825YA 1-112" BACKFLOW PREVENTOR. NIBCO T-585 FULL PORT BRASS BALL VALVE -TO BE LINE SIZE HUNTER 44A-LRC-A 1" QUICK COUPLER WITH PURPLE VINYL LOCKING COVER INCLUDE TWO (2) HK-44A KEYS WITH HS11' X 3/4" SWIVEL PER CONTROLLER RAINBIRD PESB-R SERIES AUTOMATIC CONTROL VALVE WITH PURPLE EPDM DIAPHRAGM AND THROTTLE CONTROL -REFER TO PLAN FOR SIZES. RAINBIRD PESB-R-100 1' AUTOMATIC CONTROL VALVE WITH PURPLE EPDM DIAPHRAGM AND THROTTLE CONTROL. INCLUDE RAINBIRD PRB-QKCHK-1001" PRESSURE REGULA TING BASKET FILTER ASSEMBLY. RAINBIRD ESP-12M OUTDOOR WALL MOUNT CONTROLLER RAINBIRD RSD-CEx RAIN SENSOR-ATTACH TO WALL MOUNTED JUNCTION BOX ADJACENT TO CONTROLLER. WIRE TO CONTROLLER THROUGH CONDUIT. RECYCLED WATER WARNING ID SIGN -T CHRISTY MODEL ID SIGN 1818 18" X 18" X .08" ALUMINUM WITH 1-1/2" SQ. ALUMINUM POST TRANSITION FROM PVC TO NETAFIM WITH PVC HEADER REFER TO DETAILS . NETAFIM TLFV TECHLINE MANUAL FLUSH VALVE FOUR (4) RAINBIRD 1806 SAM -NP -POP UP SPRAY HEADS WITH PURPLE CAP, 5H-B NOZZLES AND PCS 030 SCREENS PURPLE CLASS 315 PRESSURE MAINLINE FOR PIPE 2" THROUGH 3" PURPLE SCH 40 PRESSURE MAINLINE FOR PIPE 1-1/2" AND SMALLER ALL PIPE TO BE SOLVENT WELD REFER TO TRENCHING DETAIL FOR DEPTHS EXISTING DOMESTIC WATER BELOW GRADE PRESSURE MAINLINE FOR REFERENCE ONLY. PURPLE SCH 40 SOLVENT WELD PVC -3/4" MINIMUM REFER TO PLAN FOR SIZES AND TRENCHING DETAIL FOR BURIAL DEPTHS. NETAFIM TLCV 6-12 SERIES TECHLINE -0.6 GPH AT 12" O.C. WITH CHECK VALVE OPTION -PROVIDE NETAFIM TLS-6 TUBING STAPLES AT 3' O.C. AND PURPLE RECYCLED WATER WARNING STICKERS AT 10' O.C. ALL CHANGES IN DIRECTION SHALL BE MADE WITH NETAFIM BARBED TL FITTINGS. BENDS IN PIPE WILL NOT BE PERMITTED. INSTALL ON FINISHED GRADE BELOW MULCH ---------------TREE LATERAL PURPLE SCH 40 SOLVENT WELD PVC -3/4' Ml NIMUM. REFER TO PLAN FOR SIZES AND TRENCHING DETAIL FOR BURIAL DEPTHS. SHOWN ONLY FOR GRAPHICAL CLARIFICATION. X NOT SHOWN NOTSHOWN NOT SHOWN NOTSHOWN NOT SHOWN / ,, A1 '• , , 2· I 60 ,1.1-.,, ... _______ ___ SLEEVE SCH 40 OR 80 PVC -REFER TO SLEEVING LEGEND FOR QUANTITY AND PIPES UNDER PAVING DETAIL FOR TYPE. ALL PIPING AND WIRES UNDER PAVING TO BE SLEEVED MINIMUM 2X DIAMETER OF PIPE WITH A MINIMUM OF 2" DIAMETER. MAINLINE FITTINGS ALL PRESSURE MAINLINE FITTINGS TO BE SCHEDULE 40 PVC SOLVENT WELD LATERAL FITTINGS ALL NON-PRESSURE LATERAL LINE FITTINGS TO BE SCHEDULE 40 PVC SOLVENT WELD. VALVE BOX ID TAGS RECTANGULAR CARSON 1419 -14" X 19" CIRCULAR CARSON 910 -10" ROUND JUMBO CARSON 1220-12" X 20" JUMBO ALL VALVE BOXES TO INCLUDE PURPLE BOLT DOWN LOCKING LID WITH STAINLESS STEEL BOLT T CHRISTY ID-MAX-Y1 YELLOW STATION ID TAGS WITH BLACK LETTERING AND T CHRISTY ID-MAX-P2-RC006 PURPLE BILINGUAL RECYCLED WATER WARNING TAG-PER VALVE. IRRIGATION WIRE PAIGE 7001 D #14 AWG UL LISTED U.F. 600V DIRECT BURIAL LEAD WIRE #14 AWGBLACK COMMON #12 AWG WHITE WITH BLACK STRIPE EXTRA WIRE #14 ORANGE WIRE NUTS 3M DBY OR 3M DBR WATERPROOF DIRECT BURY CONNECTORS DENOTES STATION NUMBER DENOTES VALVE FLOW (GPM) DENOTES VALVE SIZE _4 .--. -DEVELOPERS NAME: BIRTCHER/ ANDERSON REALTY ADDRESS: 31910 Del Obispo, Suite 100 v-, 0/J' San Juan Capistrano, CA 92675 ,-, V ·, ·•\' ..... ,, -/'/. ' * TELEPHONE: Contact: Jeff Eales (949) 545-0552 ~ ruQ /~~ ~ OF C~L\fO'I' DATE PLAN PREPARED: DATE INITIAL BY: ENGINEER OF WORK REVISION DESCRIPTION 2X 8 REC CLED WATER IN USE ~ >W()S-'l'TEACOlitH;TING LA~~ SIJS !INIOSO.S!'IJES D£ USN! l 8" l ' DIA. " 7 (7\ ATTACH SIGN TO POST WITH STAINLESS STEEL \.}._,) HARDWARE, TWO BOLTS, MINIMUM (;;\ CHR ISTY #ID-SIGN-181818" x 18" ALUMINUM X 0.08" \..:.) THICK RECYCLED WATER SIGN 0 FINISH GRADE © SUBGRADE 2 0 (;;\ SUBMIT SAMPLE OF SIGN TO WATER DISTRICT \,V PRIOR TO INSTALLATION FOR APPROVAL 0 1-1/2" X 36" X 1/16" WALL SQUARE ALUMINUM POST 0 CONCRETE FOOTING WITH SLIGHT CROWN /;;\ FURNISH AND INSTALL TWO SIGNS PER \V CONTROLLER RECYCLED WATER SIGN NO SCALE I :,--~~ _,_.. ,(I . -. ·, WATER CONCERN, LTD Lu1d.!.:ap,e Irrigation Consulting ~>9 SANTA Milo.urrA Pnn, Sorn JOO RA,«,Ho SAJ<TA I.Lun.urrA, CA ooMa (9-t9) ISJS'°'l-74 (9't9) 635-·<•m FAX DATE INtTIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL IRRIGATION LEGENDS AND NOTES APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. CARLSBAD MUNICIPAL WATER DISTRICT SHEET CITY OF CARLSBAD SHEETS 10 17 PLANNING DEPARTMENT PRIVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens , "Entry Landscape" Managed By: Birtcher/Anderson Realty I APPROVED 11-1'. ' ~ ,..1~ ~11-\\ ~-PLANNING DATE DRWN BY: PROJECT NO. DRAWING NO. CHCKD BY: PD 09-08 466-4L SHEET 1.lloF 1L.sHEETS -- QUICK COUPLER SHALL BE OF TYPE APPROVED FOR USE WITH RECYCLED WATER 0 BRASS QUICK COUPLER -REFER TO LEGEND 0 ROUND VALVE BOX-LABEL PER BRANDING DETAIL G) FINISH GRADE 0 SUBGRADE 0 BRASS NIPPLE -INLET SIZE 3" LENGTH © 314" CRUSHED GRAVEL -12" DEEP 0 MAINLINE QUICK COUPLER [;;\ MAINLINE TEE OR ELL FITTING WITH BUSHING TO \V ADAPT PIPE TO INLET SIZE OF QUICK COUPLER 0 SCHEDULE 80 PVC RISER -MINIMUM 4" LENGTH @ SCHEDULE 80 PVC SLIP x THREAD ELL @ BRASS STREET ELL -INLET SIZE @ BRASS NIPPLE -INLET SIZE 12" MINIMUM LENGTH @ BRASS ELL -INLET SIZE ® BRICK SUPPORT -TWO REQUIRED GOPYRIG~T 1005 W.0.TEFI COHCl'cAN L10 HIE ILLLJSH<,UII,£, ClAAPHIC W.TllRE -IN Tfll!i DEIAIL IS CCFriOO,HTBJ UND~R Tflc I.Afll OF Tl.£ UMTBJ ST.O.JES AA0 l,IA1 NOT EilE USW .,.IMOIJT l'il'fllTTEII COti5<NT FIIOM Wi'.IER ~ • 0 ROUND VALVE BOX -LABEL PER BRANDING DETAIL 0 BALL VALVE-AS NOTED ON LEGEND G) WATER IDENTIFICATION TAG -AS REQUIRED 0 FINISH GRADE 0 SUBGRADE r-;;\ SCHEDULE 40 PVC FEMALE ADAPTER, ADAPT DRIP \V TUBING TO PVC LATERAL 0 SUBSURFACE DRIP TUBING 0 SCHEDULE 40 PVC SLIP ELL 0 BRICK SUPPORT -FOUR REQUIRED @ 3/4" CRUSHED GRAVEL -12" DEEP I I DRIP FLUSH VALVE I COl'YltGHT Y.15 WAlE~ WNCER~ no THE LLIJSJRA-ll'E, GAAPtt1C NATURE. SHOWN N 1~fS DET.o.L IS COf'Y!IJGHlEO UKJER HIE LAW OF THI, UNr-ED STAlES All) MAY M)J 8£ U:Jl:D WllkOUT WRllll'N COl,SE;:NT FRCJ,I 'hMER CQM;:ERN I (';"\ RECTANGULAR VALVE BOX-LABEL PER BRANDING 'a' FIN ISH GRADE ~ DETAIL \V ('-;;\ T CHRISTY YELLOW STATION ID TAG AND A \.!_) SERPERATE WATER ID TAG AS REQUIRED ('-;;\ FILTER WITH PRESSURE REGULATOR "-::..J REFER TO LEGEND 0 REMOTE CONTROL VALVE-REFER TO LEGEND 0 WIRE CONNECTOR KIT 3M DBY WATERPROOF 0 SUBGRADE (';;;\ PRESSURE MAINLINE TEE AND PIPING -LENGTH AS \..'.V REQUIRED @ GRAVEL 314" CRUSHED -1 2" DEEP @ UNION SCHEDULE 80 PVC S X T r-;;\ VALVE WIRES -PROVIDE 24" MININIMUM EXPANSION '1J' COMMON BRICK SUPPORTS _ FOUR REQUIRED \V COIL FOR EACH I...'.::'.) 0 SCHEDULE 80 PVC NIPPLE THREAD ONE END -(";;\ MINIMUM 6" LENGTH TO EXTEND INTO VALVE BOX ~ PVC LATERAL LINE REMOTE CONTROL VALVE DRIP COF'\'HIGHT 1005 w,r, lER OO~EAN, l lO Ill' UIJSIAATM'. GR,l,/'tllC ""'JURE SKI~ ~ lf!IS [JET AL IS COl'Yfl!GIIJ!D lHlER Tl1E LAW~ HIE UNITBl ST Al ES AKI MAY NOT BE USED WIIHOUI WRITTEN CONSl:l<T FROM WA.TEii OOltCfRI< (';"\ FINISH GRADE -DOES NOT INCLUDE BARK MU LCH ~ LAYER 0 SUBGRADE G) NETAFIM TECHLINE -REFER TO LEGEND 0 NETAFIM TLOSOMA MALE ADAPTER -TECHLINE CONNECTOR 0 SCHEDULE 40 PVC TxT ELL © HARDSCAPE 0 SCHEDULE 80 PVC NIPPLE -LENGTH AS REQUIRED TO REACH DEPTH OF TECHLINE ,;;\ SCHEDULE 40 PVC SxSxT TEE OR SxT ELL \V CONNECTION TO HEADER I NETAFIM HEADER CONNECTION I I ~ (';"\ AUTOMATIC CONTROL VALVE -SEE LEGEND FOR (n\ ~ TYPE 1..:0 MAINLINE SLIP ELL ('-;;\ RECTANGULAR VAL VE BOX -LABEL PER BRANDING \.!_} DETAIL T CHRISTY YELLOW STATION ID TAG AND A G) SERPERATE WATER ID TAG AS REQUIRED-ATTACH TO WIRES WITH ZIP TIE 0 3M OBY WATERPROOF WIRE CONNECTOR r-;;\ VALVE WIRE AND COMMON -PROVIDE 24" I..::.) MININIMUM EXPANSION COIL © FINISH GRADE 0 SUBGRADE @ MAINLINE PIPING -LENGTH AS REQUIRED @ MAINLINE TEE OR ELL @ 314" CRUSHED GRAVEL -12" DEEP @ SCHEDULE 80 PVC NIPPLE -3" LENGTH ® SCHEDULE 80 PVC S X T UNION ® BRICK SUPPORTS -FOUR REQUIRED [;;\ SCHEDULE 80 PVC THREAD ONE END NIPPLE -~ \V MINIMUM 6" LENGTH TO EXTEND PAST VALVE BOX ~ PVC LATERAL LINE REMOTE CONTROL VALVE COl'TIIIGHT ~ WA TEA COl<CEAN l lO tflE UU$TRATM:. GRAl'!tlC liATU'IE SHOWN IN THIS DETAL IS COPYIIIGHTED UM'.lER HtELAl'I Of THE UNITED ST ATES Al() 11,AY "01 BE USED WIH!OUT WRJTTEN CONSS'II FRCN WATER CONCe\N FLOW-. R = 36" MIN. TYP. 6 NOTES: MAXIMUM FLOW FOR EACH VALVE IS 20 gpm 0 EDGE OF PLANTER N - d UJ d UJ d UJ d UJ N - x <( "' FLOW -. ;;; "' [;;\ CONNECT WITH NETAFIM TL-TEE BARBED TEE \V FITTING 12 ('-;;\ SCHEDULE 40 PVC SxT ELL WITH NETAFIM TL075MA (n\ PVC FLUSH VALVE IN ROUND VALVE BOX-ONE PER \.!_) ADAPTER \.V ENDPOINT ('-;;\ SCHEDULE 40 PVC SxSxT TEE WITH NETAFIM "-::..J TL075MA ADAPTER -TWO PER ROW 0 SCHEDULE 40 SLIP TEE FOR HEADER AND DISTRIBUTION LATERAL (';\ SCHEDULE 40 PVC LATERAL LINE HEADER -BELOW I..::.) GRADE © DRIP CONTROL VALVE ASSEMBLY 0 CURVE ENDS OF ROWS INTO ADJACENT ROW WITH MINIMUM 36" RADIUS (';;;\ NETAFIM CV TECHLINE-REFER TO LEGEND-STAKE \..'.V AT 36" 0.C. WITH TLS6 STAKES @ MAINTAIN MINIMUM 6" CLEAR FROM STRUCTURES Q CONTINUE SUPPLY HEADER PVC LATERAL LINE TO \}:;) NEXT PLANTER -DO NOT CONNECT TO FOOTER Q CONNECT CORNERS WITH NETAFIM TL-ELL BARBED I...'.::'.) ELL FITTING ® WALL OR STRUCTURE SUBSURFACE DRIP LAYOUT 2 I COl'YAIGHT ~ WATER CONCE!ij,j, LTO HIE LLl/STMllvE. (i/W'HjC ""'Hll!E So-iOWN INT~ Of:T,',l ~ COl"\'AIG~ED UMlER Trlf u\l'I' Of' T~ UNITID SIATtS ~ /MY NOT B,E USED WIH!OIJT W!IITTElil ~SE!tT fllOII WATEit CON-CERN ·a: DEVELOPERS NAME: BIRTCHER / ANDERSON REALTY ~-... 1 ;a,' '\• .; :;,,\ ,__ .. ADDRESS: 31910 Del Obispo, Suite 100 I :,I . ,,, V San Juan Capistrano, CA 92675 TELEPHONE: Contact: Jeff Eales (949) 545-0552 *\.·"--/,, -~ -· /4~'r ~~ OF c,..\_lfO~ DATE PLAN PREPARED: BY: (';"\ RECTANGULAR VALVE BOX -LABEL PER BRANDING ~ DETAIL 0 BALL VALVE -REFER TO LEGEND G) WATER IDENTIFICATION TAG-AS REQUIRED 0 FINISH GRADE 0 SUBGRADE © MAINLINE BALL VALVE 0 PVC 45" ELL -REFER TO LEGEND [;;\ SCHEDULE 80 PVC NIPPLE -LENGTH TO CLEAR \V VALVEBOX 0 BRICK SUPPORTS -FOUR REQUIRED @ 3/4" CRUSHED GRAVEL -12" DEEP @ SCHEDULE 80 PVC NIPPLE -3" LENGTH @ SCHEDULE 80 PVC S X T UNION COPYRIGf!T 2()05 WATER CO~, l lD HIE lLIJSTR.'.Tll'E, G1Vo.P11C Ni".IIJl<t 5/fOWPI IN lHIS-OETlll. ~ COl"ffW!ITEO UNOU\ THE LAW OFT~ IJldTBl STATES AND MAY NOT 8E USED WIHIOIJI WlaTTEN CONSEIII FRCJil WAll,n CXlNC8,N 0 SUBGRADE 0 FINISH GRADE G) HARDSCAPE I PLANT SEPARATION HEADER 0 SPRAY HEAD POP UP -REFER TO LEGEND 3 3" TU RF 6" SHRUB 0 MARLEX STREET ELL INLET SIZE 0 SCHEDULE 80 PVC NIPPLE -LENGTH AS REQUIRED 0 SCHEDULE 40 PVC SxSxT TEE OR ELL 0 LATERAL LINE -SIZE PER PLAN POP UP SPRAY BODY I COl'Y~IGHT 2005 WAiat CONC;ERl,j, LTD THE 11.LUSTAATIYE. GAAPtllC No'tTURE SHO'MI IN THIS OET,111. IS COPY"IGHTED UIIJER THE l.>.W OfT~ U/1 TW SJ ~TES N¥J MilY NOT IIE USfD wn= 'MIITTEII CONSENT f!IQ,I ...... TfRCONCER!i 4.~ -·:· . . . •. , ' . . . ' WATER CONCERN, LTD. Lands.:ape Irrigation Co11su!ti11g 1,983,9 SA,n,;, M"'-<MIUT1, PKWT, Sul'nl ~ ilANl::ua s.un,,. MA!w<UUTA. CA ,p6ll6 (9,t9) 615.;;,+74 (~) 61,-0,m FAX DATE INITIAL DATE INITIAL DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL IRRIGATION DETAILS APPROVED FOR IRRIGA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA_ CARLSBAD MUNICIPAL WATER DISTRICT SHEET CITY OF CARLSBAD SHEETS 11 17 PLANN ING DEPARTMENT PR IVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens. "Entry Landscape" Managed By: Birtcher/Anderson Realty - APPROVED ti--k'" , 6,,~'--1 ;,, ..... ,, PLANNING DATE DRWN BY: PROJECT NO. DRAWING NO_ CHCKD BY: PD 09-0b 466-4L SHEET 1-1.oF 1L-5HEETS Ill., • UJ z :J z ~ !'., !o 0 FINISH SURFACE IN LANDSCAPE OR VEHICULAR PAVING 0 BACKFILL -REFER TO SPECIFICATIONS 0 SUBGRADE r;-,, DEBRIS AND ROCK FREE BACKFILL (OR SAND) \2) MINIMUM 2' BELOW PIPING. fc\ PRESSURE MAINLINE PIPING IN SLEEVE -REFER TO \.::J SPECIFICATIONS fc\ LOW VOLTAGE CONTROL WIRE SLEEVE -MINIMUM ~ 2' -REFER TO SPECIFICATIONS !o LOCATION PVC TYPE SIZE DEPTH UNDER 6' OR LESS 36" VEHICULAR SCHEDULE 80 1------+---1 PAVING 8' OR LARGER 48' UNDER NON VEHICULAR PAVING 3' OR LESS SCHEDULE 40 3' TO 5-1/2" 6' OR LARGER 0 LATERAL LINE IN SLEEVE -REFER TO SPECIFICATIONS 18' 24' 36" fo'I RECYCLED WATER WARNING TAPE LOCATED ON ~ TOP OF SLEEVE AND 12" ABOVE SLEEVE NOTES 1. ALL SLEEVES TO BE TWICE DIAMETER OF CARRIER PIPE 2. NON-DOMESTIC WATER PIPE SLEEVES SHALL BE IDENTIFIED PER WATER DISTRICT STANDARDS 3. ALL SLEEVES SHALL EXTEND MINIMUM 12' BEYOND EDGE OF PAVING I PIPES UNDER PAVING COPl~K,MT :ioo5 WATER ~-l 11) T~ 11..L~ST"RATI\IE, Ol'\APHIC NATI.IRE $OlOWN IN TM,S DETAIL IS C(Wl'l!ICfflBJ UN:JEII THE LAW OF THE UNl!Efl STATES "1,0MAY NOT BE U66l WITIOJT IMIITTE/1 CONSENT FFICW WATER CONCERN I .................. __ ;,-:;;.~" 0l~1ti1\ 0 REDUCE PRESSURE BACKFLOW DEVICE -REFER TO LEGEND 0 WYE STRAINER -REFER TO LEGEND 0 BRASS NIPPLE -INLET SIZE -3' LENGTH 0 BRASS UNION -INLET SIZE fc\ BRASS NIPPLE -INLET SIZE -LENGTH AS REQUIRED \.::J TO REACH MAINLINE TRENCH DEPTH © SUBGRADE INSTALL BACKFLOW PER LOCAL PLUMBING AND HEAL TH CODES. VERIFY REQUIREMENTS PRIOR TO INSTALLATION. 0 FINISH GRADE 0 MAINLINE FITTING -REFER TO LEGEND 0 MAINLINE r.;;,,. CONCRETE THRUST BLOCK AGAINST COMPACTED \.;:!.) SUBGRADE -MINIMUM 1 CUBIC FOOT . ® BRASS ELL -INLET SIZE r.;;,., SCHEDULE 80 PVC THREAD ONE END NIPPLE -6' \_'.V LENGTH MINIMUM RP BACKFLOW PREVENTOR co>TR01T = WAT9: CONC~Rft, L ro THI' UUSTAATM' GAAP!IC ""-l\.lRE ~ IN Ht15 Dt,TNL IS COl'Y,tlGIHfD U~ER THE LAWOf THE l>ll!TEO 911',JES ~ IU.Y NOT BE USBl 'MTHOUl ¥IRITTEH CONSENT FROM W.0.TER C~M I a:: UJ ~ ~ <( !'., "' U) Cl "' z <( "' -"' UJ a. C: a:: 0 u. ,._ N 0 BACKFILL, REFER TO SPECIFICATIONS 0 UNDISTURBED SUBGRADE 0 FINISH GRADE r;-,, DEBRIS AND ROCK FREE BACKFILL (OR SAND) \::.J MINIMUM 2' ABOVE AND BELOW PIPING. 0 PRESSURE MAINLINE PIPING, REFER TO ~EGEND fc\ LOW VOLTAGE CONTROL WIRE. BUNDLE WIRES ~ ANDATTACHTOPIPEAT10'INTERVALS TRENCHING STEP 1 STEP 2 STEP 3 STEP4 WIRE CONNECTIONS 0 PROVIDE A 20' EXPANSION LOOP AT ALL MAINLINE CHANGE IN DIRECTION GREATER THAN 30" lo'\ COMMUNICATION CABLE IN CONDUIT (IF ~ APPLICABLE) ,;:,.., NON-PRESSURE LATERAL PIPING, REFER TO \.:.) LEGEND ® HARDSCAPE OR STRUCTURE (;?I RECYCLED WATER WARNING TAPE LOCATED \.!..Y DIRECTLY ABOVE PIPE AND 12' ABOVE PIPE NO SCALE STRIP WIRES APPROXIMATELY 5/8" FROM END TWIST ENDS TOGETHER IN CLOCKWISE ROTATION . TWIST 3M SCOTHLOK CONNECTOR ONTO ENDS IN CLOCKWISE ROTATION INSERT WIRE BUNDLE INTO 3M OBY WATERPROOF CONNECTOR SPREAD WIRES THROUGH SLOTS AND CLOSE CAP TO LOCK SEALED CONNECTION COMPLETED CONNECTION I 2 PLAN 0~---1 1'-6' MIN 6 SECTION 0 TREE 0 EDGE OF TREE PLANTING PIT ,:;--,. SPRAY OR BUBBLER HEADS TYPICAL -REFER TO fc\ \.:J PLAN FOR QUANTITY AND TYPE '-.V ROOTBALL f;;\ SWING JOINT ASSEMBLY -REFER TO SPRAY HEAD 0 \.::J POP UP DETAIL 7 SPRAY PATTERN r;-,, SCHEDULE 40 PVC SxSxT TEE OR SxT ELBOW AND lo'\ \2) NON PRESSURE LATERAL LINE-SEE PLAN FOR SIZE \_V EDGE OF PLANTER OR HARDSCAPE AS OCCURS TREE IRRIGATION 0 EXTERIOR BUILDING WALL -VERIFY CONTROLLER LOCATION PRIOR TO INSTALLATION ,:;--,. OUTDOOR MODEL CONTROLLER -REFER TO \.:J LEGEND f;;\ SCHEDULE 40 PVC MALE ADAPTER -PAINT TO \,V MATCH COLOR OF ADJACENT WALL r;-,, SCHEDULE 40 PVC 1-1/2' WIRE SLEEVE -PAINT TO \2) MATCH COLOR OF ADJACENT WALL (7\ OUTDOOR RATED JUNCTION BOX FOR 120VAC \.::J POWER -INSTALL PER LOCAL ELECTRICAL CODE NO SCALE 2 G 8 fc\ SUBGRADE -DO NOT INSTALL CONTROLLER ABOVE ~ HARDSCAPE AREA 0 FINISH GRADE fo'I VALVE WIRE -PAIGE 7001-0 -DIRECT BURIAL - ~ ALLOW 4 EXTRA WIRES ,;:,.., COMMON WIRE -PAIGE 7001-0 SINGLE STRAND - \.:.) DIRECT BURIAL-#16 AWG -WHITE NOTE WATERPROOF ALL POINTS OF ENTRY THROUGH WALL CONTROLLER -WALL MOUNT • OUTDOOR COF'YRIGHT ioo; WATER COIICEAA, UP H!E Ul.l$TAATM:, ~ NAli.11\E lillCIWl'! IN TfllS 0£1"'1!. IS C()l'YIIIGHTEO UNO€~ THE LAWO.f M IJ.l,IITW s rATES Al,() Ml',Y ~TEE U$8l WI THOU! WAI 110/ CONS<r<r fROM w.o.m• COt,CERN C(.)f'YRIGHT 20Q5 WATER CONCERN, LTD 11£ IUUSTAAIM', GAA,OH!C NAT UR[ S!-lClWN I~ lfllS Dfl41l IS COPYRIGt/TED Ul«R ri-, LAW Of' !HE UNITED SIA IES /\Nil M"'Y NOT llE USED WI 100\JT WRITTEN CONSENT F1Qol Wi',lER CO,,,CERN ~ DEVELOPERS NAME: BIRTCHER / ANDERSON REALTY , ✓-ADDRESS: 31910 Del Obispo, Suite 100 ; San Juan Capistrano, CA 92675 7;,-/?I_-< V ,*\ -./-?). TELEPHONE: Contact: Jeff Eales (949) 545-0552 DATE INITIAL I I ~ .vat. ;,~'r 01' C"'LlfO'I' DATE PLAN PREPARED: REVISION DESCRIPTION ENGINEER OF WORK BY: '""' "":W,1&&~/2'Nff/2'/ff //@Mw,,::w1 FOTAel.E 5ERY1CE LN: -----. 3.5 FEET (SEE ll'ffOt13'fHT ~) 12' H1Nl1t1 i;!EGIJl!<ED 'vERTICAL SEPAAATIQI fi!EC'l'CLEP UIA'IER ~TIOI HAN.II£ ILV ~ NOTE: AU. fi!EC'l'a..ED UIA'IER 'l!iiRICsATIQI PIFE ,.IW 5I.EEVE5 &HAl.l. ElE RR'l.E AND LAfll EP .6& SFECFED N: 'STAlf),,ll,l) Sf£CflCAnai5 FOR PRIVATE l~TIOI 5Y5'!E11S' 'CAFUBAD li!ECLAMATIOl r.11..ES AtO !i£61LATJa.15 FOR c;aeiTil,JClla,I ~ fi!EC'l'a..ED IIIA'IER 11AINS' OCTC&R ~ POT ABLE MAINLINE CROSSING 5tDElll6J.K ----~ QJR6-----. ,----,--HETER 60X UV ME1ER i4' FOTAa.E ~CE LINE----H 10' M1N11111 TO FOTA61.E MAINL!t--E IN Simi • FIECYCLED IIIAlER IRRIGATl()l MAINLINE UV Sl.EEYE __ __, NOTE: ~CAL CLEARti>a Cf 12' MINll'PJ1 IS l'W-IDATORf' IU-EN CROSS~ FATH Cf A FOTA6LE IIIAlcR LINE. INSTAL.LAT!()l Cf Fll:CYCLED IIIAlER IRRIGATl()l MAINLR-£ 24' FRCt1 FACE Cf SI~ IIJILL F'ROYIDE Tl£ NECE55AA'r 10' HORTIZCtlTAL. ~~ FOTA'31..E MAINLINE IN SIBW. POT ABLE SERVICE LINE CROSSING IRRIGATION DETAILS 1. "· •' ,•!. ··~. ,,,:1. . APPROVED FOR IRRIGATION AND PLANTING ' ' -" . . ONLY, INCLUDING PRECISE LOCATION OF --PLANTING AREA. WATER CONC ERN, LTD. Lands.:a~ lrrigatioo Comulting CARLSBAD MUNICIPAL WATER DISTRICT ~~ SANT.-MAaGAMT" PnrT, Su<n""" RAMcno SANTA MAlOA-A, CA 9,688 (949) 611 ..... 1◄ (~) 61,-.... n FAX SHEET CITY OF CARLSBAD SHEETS 12 17 PLANNING DEPARTMENT PRIVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens, "Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED ~{ us:·~A J•J1'.)) PLANNING DATE DRWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INI TIAL OTHER APPROVAL CITY APPROVAL CHCKD BY: PD 09-08 466-4L SHEET 12oF 1LSHEETS SECTION 02810 -IRRIGATION SYSTEM 1. GENERAL a. Permits: Contractor shall obtain and pay for all permits required for irrigation installation. b. Manufacturer's Directions: Manufacturer's directions and detailed drawings shall be followed in all cases where the manufacturers of articles used in this Contract furnish directions covering points not shown in the Drawings and Specifications. c. Ordinances and Regulations: 1. Comply with all local, municipal and stale laws, rules and regulations. 2. Conform lo applicable provisions of the latest editions of the Uniform Plumbing Code, the National Electric Code and all codes properly governing the materials and work at the project site. d. Explanation of Drawings: 1. Due to the scale of the Drawings, it is not possible to indicate all offsets, fittings, sleeves, etc., which rnay be required. The Contractor shall carefully investigate the structural and finished conditions affecting all of his work and plan his work accordingly, furnishing such fittings, etc, as may be required to meet such conditions. Drawings are generally diagrammatic and indicative of the work to be installed. The work shall be installed in such a manner as lo avoid conflicts between the irrigation system, planting, underground utilities, above ground utilities and architectural features. 2. All work called for on the Drawings by notes or details shall be furnished and installed whether or not specifically mentioned in the Specifications. 3. The Contractor shall not willfully install the irrigation system as shown on the Drawings when it is obvious in the field that obstructions, grade differences, or discrepancies in area dimensions exist that might not have been considered in engineering. Such obstructions or differences should be brought to the attention of the Owner's Authorized Representative. In the event this notification is not performed, the Contractor shall assume full responsibility for any revision necessary. 2. AS BUILT DRAWINGS a. As-built drawings for all projects (bonded and non-bonded, public and private) are required to be submitted. Submittal of as-built plans shall be required by the Engineering and Planning Departments. The final plans should be prepared by landscape architect from dimensions provided by the contractor. b. Record accurately on one set of black and white prints (irrigation drawings), all changes in work constituting departures from the original contract drawings. Include changes in both pressure and non-pressure lines. b. Upon completion of each increment of work, transfer all such information and dimensions to the prints. Record changes and dimensions in a legible and professional manner. When the drawings are approved, the Contractor shall perform all final as-built drawings. c. Dimension frorn two permanent points of reference (monuments, sidewalks, curbs, pavement). Record information on as-built drawings day-to-day as the work is installed. All dimensions noted on the drawings shall be 1/4 inch in size. d. Show dimensional locations and depths of the following: 1. Connection to existing water lines. 2. Connection to existing electrical power. 3. Point of connection -including backflow assembly 4. Gate valves. 5. Routing of sprinkler pressure lines (dimension max. 100' along routing and at each change of direction). 6. Electric control valves. 7. Routing of control wiring 8. Quick coupling valves. 9. Sleeves and wire splice boxes 10. Other related equipment as directed by the Owner's Authorized Representative. e. Maintain as-built drawings on site at all times f. Final as-built plans shall be drafted to the satisfaction of the City, and the original mylars shall be submitted to the City for their keeping. g. 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 Planning Department signing the permit card. 3. CONTROLLER CHARTS a. As-built drawings shall be provided by the Contractor prior to the preparation of the Controller Charts. As-builts shall be drawn on 3 rnil sepia mylar of same size as construction documents. b. The Contractor shall provide two 11 x 17 color controller charts for each controller supplied, showing the area covered by the automatic controller. c. The chart shall be a reproduction of the as-built system drawing. If the controller sequence is not legible when the drawing is reduced, enlarge it lo a size that will be readable when reduced. d. Charts shall be a photocopy print or computer plot with a different transparent color used to show area of coverage for each station. e. When completed and approved, hermetically seal the chart between two pieces of plastic, each piece being a minimum of 10 rnils thick. 4. OPERATION AND MANUALS a. Prepare all required and necessary descriptive material in complete detail and sufficient quantity, properly prepared in two individually bound copies. Describe the material installed in sufficient detail to permit qualified maintenance personnel to understand, operate and maintain the equipment Each manual shall include the following: Index sheet staling contractor's address and telephone number. Duration of guarantee period with guarantee forms. 5. SPARE PARTS AND EQUIPMENT a. Prepare and deliver lo the Owner's Authorized representative, prior to the start of maintenance, all required spare parts, tools and equipment Spare parts, tools, and equipment shall include the following per water meter: 1. Operation and maintenance manuals. 2. Color-coded controller charts laminated between 2 pieces of 10 mil plastic -Provide two charts for each controller. 3. "As-built" record drawing mylars of irrigation plans. 4. Completed Irrigation Guarantee Statement. 6. QUALIFICATION OF IRRIGATION PERSONNEL A Contractor and on site field superintendent shall have the following minimum qualifications: 1. Not less than five years continuous experience in installation of commercial irrigation systems. 2. Upon Owner's request, supply a list of references listing successfully completed commercial irrigation systems. 7. GUARANTEE a. Submit written guarantee, in approved form, that all work showing defects in materials or workmanship will be repaired or replaced at no cost to the Builder or Developer contracted with the Landscape Contractor for a period of one (1) year from date of acceptance by the Irrigation Consultant. b. The guarantee form shall be written onto the Contractor's letterhead and contain the following information. (Shown as an example only) Guarantee for Irrigation System We hereby guarantee that the irrigation system we have furnished and installed is free frorn defects in materials and workmanship, and the work has been completed in accordance with the drawings and specifications, ordinary wear and tear and unusual abuse, or neglect expected. We agree to repair or replace any defects in material or workmanship which may develop during the period of one (1) year from date of acceptance and also to repair or replace any damage resulting from the repairing or replacing of such defects al no additional cost to the Owner. We shall make such repairs or replacements within a reasonable lime, as determined by the Owner, after receipt of written notice. In the event of our failure to make such repairs or replacements within a reasonable lime after receipt of such written notice from the Owner, we authorize them to proceed to have said repairs or replacements made at our expense and we will pay for the costs and charges therefore upon demand. Project Name: ______ _ Owner --------- Landscape Architect: __________ _ Tract Number(s) _____ ~.Lot Number(s) ___ _ Signed: ________ Title: Address: ---------Telephone: ___ _ Date of Signature: ____ _ PRODUCTS 1. GENERAL PIPING a. Contractor shall be aware of sources of water for each water meter as they may vary within the same project. Differing sources of water may be treated with colored piping system. b. Domestic water pipe (Pressurized mainline and laterals) shall be extruded of an improved P. V. C. virgin pipe compound featuring high impact strength. Confirm to ASTM D-1784 or D-2241 to meet the requirements of cell classification 12454B for pipe. Compound shall have a 2,000 P. S. I. hydrostatic design stress rating. Pipe shall be white in color. c. Recycled water pipe (Pressurized mainline and laterals) shall be extruded of an improved P. V. C. virgin pipe compound featuring high impact strength. Confirm to ASTM D-1784 or D-2241 to meet the requirements of cell classification 12454B for pipe. Compound shall have a 2,000 P. S. I. hydrostatic design stress rating. Recycled water pipe shall be color coded purple with the words "CAUTION -RECYCLED (or RECLAIMED) WATER" printed in black letters on two sides of the pipe. Type: Pipe: Pacific Plastics, or approved equal. e. Pipe materials shall be used as follows: 1. Mainlines (pressurized) 1-1/2 inch and smaller: Schedule 40 solvent-weld P\/C. unless otherwise noted. 2. Mainlines (pressurized) 2 inch through 3 inch downstream of backflow unit: Class 315 solvent-weld PVC. unless otherwise noted. 3. Lateral lines Schedule 40 PVC solvent-weld PVC.¾" and above unless otherwise noted. 2. PLASTIC PIPE FITTINGS a. Solvent weld pipe, extruded of an improved PVC. virgin pipe compound featuring high impact strength. Confirm to ASTM D-1784 or 0-2241 to meet the requirements of cell classification 12454B for pipe. Compound shall have a 2,000 P.S.L hydrostatic design stress rating. b. All pipe and fittings shall bear the following markings: Manufacturer's name, nominal pipe size, schedule or class, pressure rating P.S.I., NSF, and date of extrusion. c. Make solvent cement joints for plastic pipe and fittings as prescribed by the manufacturer and shall be low-volitile. d. All PVC. fittings shall be Schedule 40 PVC. and shall be injection molded of an approved PVC. fitting compound featuring high tensile strength, high chemical resistance, and high impact strength. Fittings shall conform to ASTM D-1784, and meet the requirements of cell classification 12454B. Where threads are required in plastic fittings, these shall be injection molded also. Type: Spears or approved equal. e. All threaded nipples shall be standard weight Schedule 80, with molded threads. f. Nipples on pressurized mainline shall be Sch. 80 Thread One End (T.O.E.) with the threaded side attached to the FIPT device and the SLIP end attached to the pressure mainline with a SLIP coupling. g. Use 3/4 inch size Teflon tape on all threaded ends. 3. SHUT OFF BALL \/ALVES a. Shutoff ball valves shall be of the brand, size and type indicated on the irrigation plans. 4. BACKFLOW PREVENTION UNITS a. Backflow prevention unit shall be of the brand, size and type indicated on the irrigation plans. b. Backflow prevention units shall be approved by the Foundation for Cross Connection Control and Hydraulic Research at the University of Southern California. c. Backflow prevention units shall be the reduced pressure principle (RPP) type. d. Backflow assemblies shall be installed using brass ells, unions and nipples. e. Backflow assemblies shall include a 40 mesh bronze wye strainer upstream of the unit. 5. QUICK COUPLING \/ALVES a. Quick coupler valves shall be of the brand, size and type indicated on the irrigation plans. b. Quick coupler valve shall have a body constructed of red brass with a wall thickness guaranteed to withstand normal working pressure of 150 P.S.L without leakage, with female threads opening at base. c. Quick coupler valve shall have a hinge cover constructed of red brass with a leather like vinyl cover bonded to it in a permanent type of cover. d. Quick couplers used with future recycled water shall have vinyl cover in purple color and shall utilize an ACME threaded key. e. Quick coupler valve shall be operated only with quick coupler key, designed for that purpose. Quick coupler key is inserted into the valve and a positive, water-tight connection shall be made between coupler key and valve. 6. REMOTE CONTROL \/ALI/ES a. Remote control valves shall be of the brand, size and type indicated on the irrigation plans. b. The remote control valve shall be normally closed 24 \/AC solenoid actuated globe pattern, spring loaded diaphragm type. c. The valve shalt be pressure rated up to 200 P.SJ d. The valve shall have a 600 pound test fabric reinforced rubber diaphragm assembly with self-cleaning stainless steel screen. e. The body and bonnet shall be plastic and the valve shall have a stainless steel control/ shut-off stem and manual operator. f. The valve shall provide for all internal parts to be removable from the top without disturbing the valve installation. g. Install valves in planting areas and according lo the construction details. Only one valve per box will be allowed. h. Align valve boxes at right angles to adjacent hardscape whenever possible. Where several valve boxes are located in the same area, arrange them in a uniform and orderly fashion. 7. WIRE SPLICES a. Conductors shall be installed with no underground splices, unless absolutely necessary and unavoidable. Any and all underground splices that are required to be made, must be approved by the Irrigation Consultant, and shall be placed in a suitable type valve box for easy access. b. All wire splice boxes shall be noted on the irrigation as-built drawings. 8. LOW VOLTAGE CONTROL WIRING a. Connections between the controller and remote control valves shall be made with direct burial UF type wire, installed in accordance with valve manufacturer's wire chart and specifications. b. Wire shall be salt drawn bare copper meeting the requirements of ASTM specification B-3 or B-81 O'C +60"C. c. Wire shield shall be Polyvinyl chloride, 60"C rated conforming to UL Standards 493 and 83. d. Shield shall be surface marked with Paige-Electric, voltage rating, size and type, and UL file number e. All cables shall be tested physically and electrically in accordance with UL Standard 493, and 83 (paragrahs 28.1, 29.1 and 29.2). All reels and cartons shall bear UL labels f. Wiring shall be installed adjacent to the mainline whenever possible and shall never be installed above or below the pipe. g. Where more than one wire is placed in a trench, the wiring shall be taped together using black electrical tape at intervals of 10 feet. Type Paige 7001-D h. All splices shall be made using sealed waterproof connectors. i. An expansion curl shall be provided at all directional changes. Expansion curls shall be sufficient length at each splice connection al each electric control valve, so that in case of repair, the valve bonnet may be brought to the surface without disconnecting the control wires. j. Control wires shall be laid loosely in the trench without stress or stretching of control wire conductors. A two (2) foot expansion loop shall be located every 100 feet on continuous wire runs. k. Sizing of the lead wire shall be in accordance with irrigation drawings and manufacturers recommendations, in no case shall the thickness of the wire be less than #14 AWG. I. All leads wires to be #14 AWG m. All common wire shall be #12 AWG. n. Use continuous wire between controller and remote control valves. Under no circumstances shall splices exist without prior approval. Any splices allowed shall be installed in a labeled pull box. o. All control wires shall be uniform in color. When more than one controller is installed use a different color wire for each controller. p. All common wires and only common wires shall be white in color. When more than one controller is installed use white colored wire with a different color stripe for each controller. Green color shall not be used except for ground wire. Color of the stripe shall match the color of the control wire. 9. \/ AL 1/E BOXES a. Valve boxes shall be used as durable, rigid enclosures for valves or other irrigation system components requiring subsurface protection for installation or maintenance. b. The valve box shall be made of structural foam HOPE resin that is resistant to UV light, weather, moisture, and chemical action of soils. c. The standard rectangular body shall have knock-outs molded into the sides that can be readily removed. The knock-outs shall remain an integral part of the body unless removed to run pipes or wires through the valve box. d. The locking boll, washer, and clip shall be made of stainless steel. e. Valve box types and sizes shall be furnished and installed per the irrigation legends and details. f. The color of the Valve boxes and covers shalt be as indicated in the irrigation legend. g. Identification letters or numbers shall be 2 inch high and heat branded onto the box cover. Identification shall be as indicated on the detail drawings. h. Heat branding shall be accomplished using branding irons specifically designed for this purpose. Heat branding shall not weaken or in any way puncture the valve box cover. 10. SPRINKLER HEADS a. Full circle, part circle pressure regulating spray heads and built-in check valve sprinkler heads: 1. The sprinkler body, stem nozzle and screen shall be constructed of heavy duty plastic. 2. The sealing device shall create no more that one (1) PSI pressure drop at maximum rated pressure and flow. 3. The sprinkler shall have a strong stainless steel retract spring for positive pop-down. Pop-up height shall be as indicated on the irrigation drawings and no less than 6 inches. 4. The sprinkler shall have a screen under the nozzle to protect it from clogging and for easy removal for cleaning and flushing system 5. The sprinkler shall be equipped with a built in pressure regulating device capable of regulating an inlet pressure of 35 -70 PSI to 30 PSI for proper operation of the spray head. The pressure regulating device shall be constructed of stainless steel springs and heavy duty plastic parts. 6. Pop-up sprinklers shall be equipped with a built in anti-drain valve capable of holding water within the sprinkler head from up to 8 feet of elevation change. The check valve equipped pop-up sprinkler shall be identified on the cap as being so equipped. 7. The sprinkler shall have a matched precipitation rate (MPR) plastic nozzle with an adjusting screw capable of regulating the radius and flow. 8. MPR nozzles -The plastic nozzles shall have matched precipitation rates across sets (8 feet, 10 feet, 12 feet, 15 feel). The spray nozzles shall have female thread configuration for use on the 1800 series sprinkler and the PA-8S plastic shrub adapter. Type: Pop-up: Rain Bird 1800-SAM-PRS series 11. SUB-SURFACE DRIP IRRIGATION SYSTEM a. Drip tubing shall be of nominal sized one-half inch low density, ultra-violet-resistant, linear polyethylene tubing with internal pressure-compensating, self cleaning, integral drippers with check valve feature at a specified interval. The low volume tubing shall be capable of a discharge rate of 0.60 gallons per hour (GPH) between operating pressures of 7 to 70 psi for each individual dripper. Dripper tubing shall be manufactured by Netafim. b. The individual self-cleaning, pressure-compensating, check valve type drippers shall be welded to the inside of the lubing wall. c. □ripper spacing shall be 12" on center. d. All insert barbed fittings shall be constructed of molded, ultra-violet-resistant, brown colored plastic having a nominal inside dimension (LO.) of 0.57" (17 mm). Each fitting shall have a rninimurn of two ridges or barbs per outlet. All fittings shall be Netafim and shall be available in one of the following end configuration: 1. barbed insert fittings. 2. male pipe threads (MPT) with barbed insert fittings or female pipe threads (FPT) with barbed insert fittings. e. The check valve feature of the inline tubing shall be capable of holding 5' of water due to elevation change in the tubing layout. Tubing exceeding 5' in elevation change will require a separate header supply line with an independent in line check valve to ensure drainage of the system does not occur after valve operation is completed. f. Non-pressure supply and exhaust headers shall be rigid, un-plasticized polyvinyl chloride PVC 1220, (Type 1, Grade 2), schedule 40 with schedule 40 PVC. g. Tubing clamps shall be constructed to 304 stainless steel and shall be one "ear' type. This "ear' shall be capable of being pinched with a pinching tool to secure the tubing around the insert barbed fitting. Interior clamp wall shall be smooth to prevent crimping or pinching of tubing. Wall thickness of clamps shall be .0236" (0.6 mm) with an overall band width of 1/4" (7 mm). 12. MISCELLANEOUS EQUIPMENT a. Thrust Blocks: Thrust blocking shall be used on all gasketed type mainline. Thrust blocks shall be minimum 1 cubic foot of 470-C-2000 type 5 concrete. All PVC pipe fittings shall be wrapped with black plastic tape prior to installation of thrust blocks. b. Gravel: All gravel used in valve boxes shall be washed crushed gravel of approximately 314 inch size. No pea gravel shall be used. c. Swing Joint Assemblies: All sprinklers shall be installed with triple swing joints. Assembly shall be sized per the sprinkler inlet, with a 6 inch minimum lay length. 112" swing joints shall be made with marlex street ells. 3/4" and larger swing joints shall be made with Sch. 40 P\/C street ells. EXECUTION 1. INSPECTION SCHEDULE a. Contractor is responsible for notifying the Irrigation Consultant 48 hours in advance for on-site meetings and observations. b. As-built drawings must be submitted to the Irrigation Consultant for approval prior to site inspection; no inspection will commence without as-built drawing approval. c. When performing the irrigation coverage test, the contractor shall be responsible for having a two-way communication system or sufficient personnel, so that the directions from the inspection area to the controller of the system can be readily accomplished. 2. WATER SUPPLY a. Utilize water meter and provide connections to backflow prevention unit per the irrigation drawings and details. b. Connections to the existing water meter shall be at the approximate locations shown on the drawings. Minor changes caused by actual site conditions shall be made without additional cost to Owner. c. Any R.P. backflow prevention unit shall be tested by a certified backflow prevention technician and its operation certified in writing. Landscape Contractor is to arrange and pay for all testing and certification fees. The original written certification of the backflow prevention unit is to be submitted to the Irrigation Consultant. 3. LAYOUT a. Lay out irrigation heads and make any minor adjustments required due to differences between site and the drawings. Any such deviations in layout shall be within the intent of the original drawings and approved by the Irrigation Consultant. b. Lay out all irrigation equipment using an approved staking method, and maintain the staking of approved layout. c. All layouts in deviation of the design intent shall be approved by the Irrigation Consultant prior to equipment installation. d. Before starling work on irrigation system, determine that work may proceed without disruption of activities of other trades. e. The contractor shall carefully check grades to ensure that the area is safe to begin work. f. Contractor is responsible for taking all reasonable investigative actions and precautions when working around any ' utility system. Underground Service Alert shall be utilized where possible. g Contractor shall be responsible for verification of site conditions and minor revisions as approved by the Irrigation Consultant to insure 100% irrigation coverage in all areas. ~DSCAp&_ DEVELOPERS NAME: BIRTCHER I ANDERSON REALTY ~ {Jf?.--,io',,'< ADDRESS: 31910 Del Obispo, Suite 100 ~ ~=..x< /j San Juan Capistrano, CA 92675 I -~ . ~-ft ,.~ ,,/ ~7 ·-:r ~ * ' ~r.'.:!~ ii TELEPHONE: Contact: Jeff Eales (949) 545-0552 7-. 'Uate-f ~ ,, I'/;' fl-"' DATE PLAN PREPARED: · 0FcALlfO BY: 4. ASSEMBLIES a. Routing of irrigation lines as indicated on drawings is diagrammatic. Install lines (and various assemblies) to conform to details on plans. Whenever possible, place all irrigation gate valves, remote control valves, quick couplers, pull boxes, etc. in the shrub planting areas. Irrigation elements drawn in hardscape areas on the plans are for graphic clarity only and intended to be placed in shrub planting areas. b. Do not install multiple assemblies on plastic lines. Provide each assembly with its own outlet. c. Install all assemblies specified herein according to the respective detail drawings or specifications, using the best standard practices with prior approval. d. Assemble brass pipe I fillings and plastic pipe/ threaded fittings, using Teflon tape applied to the male threads only. e. Install concrete thrust blocking per detail on all mainline where change in direction occurs per City of Carlsbad requirement. 5. LINE CLEARANCE a. All lines shall have a minimum clearance of 4 inches from each other and 24 inches from lines of other trades. b. Do not install parallel lines directly over one another. 6. TRENCHING a. Dig trenches and support pipe continuously on bottom of trench. Lay pipe to an even grade. Pipe shall be snaked from side to side lo allow for expansion and contraction. Trenching excavation shall follow layout indicated and as noted. b. Refer to details for trenching and pipe installation under paving dimensions. 7. BACKFILLING a. Initial backfill on all lines shall be of a fine granular material, not larger than 112 inch diameter. b. Compact backfill to dry density equal to 95% compaction, conforming to adjacent grades without dips, sunken areas, humps, or other irregularities. c. In appropriate types of soil, the Irrigation Consultant may authorize the use of flooding in lieu of tamping. d. Under no circumstances shall vehicle wheels be used for compacting soil. e. Provide sand backfill a minimum of 4 inches over and under all piping under paved areas, and a minimum of 2 inches on all other piping. f. If settlement occurs and subsequent adjustments in pipe, valves, irrigation heads, turf or other plantings, or other construction are necessary, the contractor shall make all required adjustments without cost to the Owner. 8. FLUSHING THE SYSTEM a. After all irrigation pipe lines and risers are in place and connected, and prior to installation of irrigation heads, the control valves shall be opened and a full head of water used to flush out the system. b. Sprinkler heads shall be installed only after flushing of the system has been accomplished to the complete satisfaction of the Irrigation Consultant. 9. UNDER EXISTING AND/OR PROPOSED PAVEMENT: a. Trenches located under areas where paving, asphaltic concrete or concrete will be installed shall be backfilled with sand and compacted in layers to 95 % compaction, using manual or mechanical tamping devices. Trenches for piping shall be compacted to equal the compaction of the existing adjacent undisturbed soil and shall be left in flush with the adJoining grade. The irrigation contractor shall set in place, cap and pressure lest all piping under paving prior to paving work. b. Piping under existing pavement may be installed by jacking, boring, or hydraulic driving. However, no hydraulic driving will be permitted under asphalt paving. c. Provide a minimum cover of 18 inches between the top of the pipe and the bottom non-pressure piping (laterals) installed under asphaltic concrete paving. d. Sleeves shall be two times the diameter of lateral line, mainline, and wire bundle size, and a minimum of 2 inch size. Install separate sleeves for each use. e. Under public roads, all mainlines and lateral piping must have a minimum cover of 36 inches from the top of the pipe to the bottom of aggregate base or per local code. f. Secure permission from the Irrigation Consultant before cutting or breaking existing pavement. All necessary repairs and replacements shall be approved by the Irrigation Consultant and Owner at no additional cost to the Owner. 10. IRRIGATION HEADS a. Install irrigation heads as indicated on the irrigation drawings. b. Spacing of heads shall not exceed the maximum indicated. In no case shall the spacing exceed the maximum recommended by the manufacturer. c. Heads along curbs, walks, paving, etc., shall be placed 1/2 inch above finish grade. d. Final sprinkler head heights shall be as indicated on the irrigation detail drawings. All sprinkler heads installed adjacent to hardscape features shall be located min. 4 inches off the edge of the hardscape feature for turf and 6 inches for shrub heads. e. All irrigation heads shall be set perpendicular to finish grades unless otherwise indicated on the plans. 11. ADJUSTING THE SYSTEM a. The contractor shall fiush and adjust all irrigation heads and valves for optimum performance and to eliminate over spray onto walks, roadways, buildings, walls and other structures. b. If it is determined that adjustments in the irrigation equipment or nozzle changes will provide proper and more adequate coverage, make all such changes or make arrangements with the manufacturer and Irrigation Consultant to have adjustments made, prior to any planting. 12. COVERAGE TEST a. When the irrigation system is completed, perform a coverage test in the presence of the Irrigation Consultant to determine if the waler coverage for turf, planting and slope areas is complete and adequate. b. Coverage must be 100 % head-lo-head and accepted by the Irrigation Consultant. Furnish all materials and perform all work required to correct any inadequacies of coverage due to deviations from the plans or where the system has been willfully installed as indicated in the drawings, when it is obviously inadequate or inappropriate, without bringing this to the attention of the Irrigation Consultant. This test shall be accomplished before any plant material is planted (excluding trees). 13. TESTS a. All piping under paved areas shall be tested under a hydrostatic pressure of 150 PSI and approved watertight, prior to the paving operation. Make hydrostatic tests only in the presence of the Irrigation Consultant and Water District Inspector. No pipe shall be backfilled until it has been inspected, tested, and approved in writing. Allow 48 hours lead time for pressure testing inspections. b. Furnish necessary force purnp and all other test equipment. c. Test all pressure mainlines under a hydrostatic pressure of 150 PSI for a period of four hours. d. All testing shall be approved prior to the installation of remote control valves, quick couplers, or other valve assemblies. 14. MAINTENANCE a. The entire irrigation system shall be under full automatic operation for a period of seven days prior to any planting or hydroseeding (excluding trees). 15. COMPLETION CLEANING: a. Upon completion of the work, make ground surface-level, remove excess materials, rubbish, debris, etc., and remove construction and installation equipment from the premises. END OF SECTION .j(~ . ~:i: . :•;~, . , .. ' ' -" ., ., WATER CONCERN, LTD. L@(Gca1J~ lrrigacion Cm1-rnlting .,,.a.,,. S4Nr,1. M4RCARTTA l'~wy, S1J!U -,oo lvi.NC!HJ S.-.o.r.-. M.-.mMllll"A, CA 9068/i (949) 6J3-<.>474 (949) 6J5·0475 FAX DATE INITIAL DATE INITIAL DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL IRRIGATION SPECIFICATIONS APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. CARLSBAD MUNICIPAL WATER DISTRICT SHEET CITY OF CARLSBAD SHEETS 13 17 PLANNING DEPARTMENT PRIVATE (ON SITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens, "Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED )1.::~{ ,n...;-ft-(,r. 3•l"f,.\) PLANNING • DATE ORWN BY: PROJECT NO. DRAWING NO. CHCKD BY: PD 09-08 466-4L SHEET 1~.0F 11-SHEETS Ht, -\ \ \ \ \ \ \ NOTE: ENTRY ME DI N TO \ BE PRIVATELY M AIN AINED PH ~ 7-5 I / ' / / I / ·, '· ' \ ' \ ,, \ \ RF! 11-5 w i,.J ,. Repair or replac~ any existing , plant material if ,d.imaged during new i~i'tion rhainlinel installation.,, I \ Planting Layout GROUND COVER SCHEDULE SYMBOL DESCRIPTION NOTES NOTE 3" thick covering of Shredded Bark Mulch shall be installed in all non~turf landscape areas and in all flat (3: 1 or less) planting areas. Slopes to receive 2" thick covering of mulch where specified on plan. Contractor to send sample to Landscape Architect ........ 1 · ...... ·1 (DM) Dymondia margaretae (NCN J Plant plugs at 10" O.C. ........ (OJ) Ophiopogon japonicum (Mondo Grass) Plant plugs at 12" O.C. Contractor Note: All shrubs to be planted at designated spacing as shown in legend. WUCOLS NOTE: WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants. TREE SCHEDULE ABBR. BOTANICAL NAME COMMON NAME SIZE AM Arbutus marina Strawberry Tree 24" Box PD Phoenix dactylifera Date Palm 15' B.T. NURSERY CONTACT INFO: P.C.N. -Pacific Coast Nursery -Contact Steve Adams@ (951) 689-1777 WUCOLS NOTE: WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants. SHRUB SCHEDULE ABBR. BOTANICAL NAME COMMON NAME SIZE Bl Buxus microphylla Japonica Japanese Boxwood 5 Gal OB metes bicolor Fortnight Lilly 5 Gal. NO Nandina domestica 'Firepower' Firepower Nandina 5 Gal. PT Parthenocissus tricuspidata Boston Ivy 5 Gal. PMQ Phormium 'Maori Queen' Phormium 15 Gal. PCM Pittosporum 'Creme de Mint' Pittosporum 5 Gal. PD Phormium hybrid 'Duet' New Zealand Flax 5 Gal. PH Podocarpus henkelii Long-Leafed Yellow-Wood 15 Gal. RF! Rosa floribunda 'Iceberg' Iceberg Rose 5 Gal. Contractor Note: All shrubs to be planted at designated spacing as shown in legend. WUCOLS NOTE: WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants. DESCRIPTION Multi-Trunk O.C. SPACING 24" o.c. 3' o.c. 3' o.c. AS SHOWN 36" o.c. 36" o.c. 24" o.c. 36" o.c. 36" o.c. r ' 7 7 1 \ 1 1 7 "1 ' \ 1 1 1 ' ,? ' ' UibRE WALL PER RM " PCM~ 15-5 ~ ;s-, 00 '5' '1'~~ ,;.<S>~,z,; <'.'.l {<'~ 1' - PT 4-5 7 \ \ \ NOTE: ENTRY MEDI N TO BE PRJVATELY MAIN AINED / / / €' ~<,, '(-~ ~'l- c,"-0~ A."~ s 0 □ ' ' \ \ ' \ \ \ I,) AM 3-24" w w w -1-ROO BARRIER. SEE NOTI THIS ;HEET w I w I I w I w w 7 .., . ' \ \ j 1 1 1 1 ' " ' "I ' 7 1 1 I ,-,, Avenida Encinas -~~ WL AVAIL. R&S WUCOLS L L WUCOLS L L M M M M M M M ,/ I_ _j Tree and Lighting Layout 0' 5' 10' 20' Scale: 1"=10'-0" VINE SCHEDULE ABBR. BOTANICAL NAME COMMON NAME SIZE DESCRIPTION WUCOLS PT Parthenocissus tricuspidata Boston Ivy 5 Gal. M WUCOLS NOTE: WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants. GENERAL PLANTING NOTES All boxed trees will be selected by the Landscape Architect. Contact Landscape Architect for name of wholesale nursery. Any tree indicated on a plan should be considered diagrammatic. All local jurisdiction standards and specifications should be reviewed prior to planting. The Contractor shall verify all plant material quality and quantities prior to installation. The Contractor shall be responsible for the continuous protection of all plant materials upon arrival to the site. Alt trees, shrubs, vines, and groundcovers shall be spotted under the direction of the Landscape Architect and Builder Representative. SOIL AMENDMENTS This note is for "BID PURPOSE ONLY". Contractor shall be responsible for obtaining an agronomic soils report and soil amendment recommendations per agronomist. If surface soil compaction has occurred, to extent possible, all areas to be landscaped should be cross ripped or otherwise tilled to a depth of 9-12 inches. For turf and groundcover planting, the following amendments should be uniformly broadcast and thoroughly incorporated to a 6" depth by means of rototiller or equal: 6 cu. yds. Nitrogen stabilized organic amendment derived from redwood, fir or cedar sawdust. 15 lbs. 12-12-12 commercial fertilizer. 1 O lbs. soil sulfur ESP. GAL. G.C. HT. L.A. L.C. MIN. M.T. o.c. RWD. S.L.A. SPEC. SP. STD. PLANTING LEGEND Espaliered Gallon Container Ground Cover Height Landscape Architect Landscape Contractor Minimum Multi-trunked On Center Redwood Selected by L.A. Specimen Spread Standard PLANTING KEY -~".;5t~:;L ____ _., Size of plant, RSISS : See Legend ~allon or box size -Quantity QUANTITIES Contractor to note that the quantities on legends and plant call~outs have been provided for quick reference only. It is recommended that the Contractor not rely on the ac c of cura y The placement (spotting) of all plant material is to be reviewed in the field with the Landscape Architect prior to planting. Any tree or shrub that is planted without prior review may be subject to transplant if it is deemed to be in the wrong position. these quantities and provide their own plant material counts at The Landscape Contractor is responsible for the correct height of plant material above grade. Adjustments to tree locations are to be made if there is a conflict with subsurface drain lines or storm drains. All specimen trees are to be fine pruned after planting. Thirty (30) days after installation, all landscape areas shall be fertilized with a commercial grade fertilizer of 16-6-8 or approved equal, applied at the rate of 6 lbs. per 1000 sq. ft. Fertilizer application shall be continuous thereafter at monthly intervals. During the last 30 days of maintenance, the Builder is responsible for obtaining as builts, controller charts and watering schedules from his Landscape Contractor. Three copies are to be submitted to the master or sub association and Maintenance Contractor. e soil sulfur is included in the pre-plant program, care should Sine bet inco arou prep the time of preparing bid. Any discrepancy in plant quantities aken in order to insure that all amendments are thoroughly and sizes should be brought to the immediate attention of the rporated to the depth specified. The backfill mix for use Landscape Architect. 6 4 1 2 nd the rootball of container grown trees and shrubs should be ared as follows: parts by volume on-site soil parts by volume Nitrogen stabilized organic amendment lb. 12-12-12 per cu. yd. of mix lbs. Iron Sulfate per cu. yd. of mix above materials should be thoroughly blended prior to use for fill purposes. The Iron Sulfate should not contact cement The back surf aces at any time, or severe staining will occur. ,_ -~oSCAp&_ DEVELOPERS NAME: BIRTCHER I ANDERSON REAL TY ~!<) ' ~-•. e; ~ ADDRESS: 31910 Del Obispo, Suite 100 tJ '/T. --.. -~ ~V7 San Juan Capistrano, CA 92675 \* I -/-'/)* TELEPHONE: Contact: Jeff Eales (949) 545-0552 0FC~LlfO'?'-DATE PLAN PREPARED: 11112/2009 DATE INITIAL ~ -./,1,~ ~::atlon BY: Land Concern ENGINEER Of WORI< LIGHT FIXTURE SCHEDULE SYM. DESCRIPTION ITEM NUMBER A. Uplight (shrub areas) SPJ16-20 with "PERMA POST" -R-120V c:::+:: I SPJ 16-00-7 with "PERMA Signage Uplight POST" and SPJ16-02 SHROUD ❖ SPJ-811-CH-Bi-Directional Bi -Directional Palm Light Up/Down Light-MBR-(4) 35 Watt MR-11 Per Strap □ Surface Mount Sconce SPJ-GDG-3EB (2) SURFACE MOUNT ~!'1-ft===~I-H Supplier List: 1 \ ' 1 1 SCONCES SEE SCHED FOR SCONCE I I ' 1 1 1 "1 ' \ 1 ;-.· SPJ -SPJ Lighting -Chris Gonsalez (800) 469-3637 ext. 221 □ ' 7 Avenida Encinas ·--- ROOT BARRIER NOTE All trees planted within 5'-0" of the hardscape areas (i.E. walls, sidewalks, buildings, structures, ect.) shall be planted with Deep Root 24" Universal Guide -UB 24-2'. Barrier shall be the length of the ultimate canopy of the tree. Minimum 10' length. Root barriers available from: Deep Root Partners, LP 540 Washington Street San Francisco, CA 94111 (800) 766-8835 TREE TAG NOTE All trees to be selected, tagged and spotted by the Landscape Architect. Contractor to bid Pacific Coast Nursery prices for standardized bidding purposes. (951) 689-1777 Landscape Architect will furnish a list of tree locations to the Contractor who is awarded the bid. Refer to general notes on the title sheet for further information. ttJ 0' 5' 10' 20' Scale: 1"=10'-0" UTILITY SCREENING NOTE Contractor to contact Landscape Architect prior to start of utility relocation work. New location of utilities is to be reviewed and approved by the Landscape Architect in the field. All utilities are to be appropriately screened from view with plant material per the landscape plans. Landscape Architect to make changes to the shrub plans as needed per utility locations in the field. PLANTING LAYOUT & LIGHTING LAYOUT APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. («~ "AS BUil T" ~ vvvvv LAND CONCERN LANDSCAPE ARCHITECTURE 1750 East Deere A venue, Santa Ana, CA 92705 949.250.4822, F 949.752.2469 DATE INITIAL DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL TITLE DATE REVIEWED BY: INSPECTOR DATE SHEET CITY OF CARLSBAD SHEETS 14 17 PLANNING DEPARTMENT PRIVATE (ONSITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens, "Community Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED l-t.:' VI PLANNING I DftMj BY: L. Givens CHCKD BY: C. Hillstead t-.•• " ~-,,.n DATE PROJECT NO. DRAWING NO. PD 09-08 466-4L SHEET MDF lliHEETS llt, CONCRETE 1. SCOPE Furnish and install all concrete work complete as indicated on the drawings and specified including: A. furnish and set all reinforcing steel, bolts, and anchors. B. Install all items required by other trades which are to be cast into concrete. C. Concrete mow strips, footings for: walls, fencing, benches, etc., where applicable. 2.GENERAL All requirements of subsection 3.3.1, standard specifications for Public Works construction, shall apply except as specified herein. 3. MATERIALS A. B. C. D. E. F. G. Portland cement shall conform to ASTM-C150, Type IV. Concrete aggregate shall conform to ASTM-C33. Water shall be clean, free from strong acids, alkali, oil or organic matter. Add mixture for all Formed concrete shall be SIKA Chemical Corp's "Plastiment," or approved equal, applied in strict accordance with manufacturer's directions. Reinforcement: Reinforcing steel ASTM-A615 and A615M-08A. Wire fabric: ASTM-A185. Form 1. 2 Lumber shall be "Construction Grade," Douglas Fir. Plywood for forming of concrete which is exposed shall be p/yform. All plywood used for forming shall be at least 5/8-inch thick and edge sealed. Expansion joint filler shall conform with ASTM-D1751 (premolded). 4. CONCRETE A. Quality 1. The Contractor shall assume responsibility for all the design mix and shall guarantee the specified ultimate strength as indicated or specified herein. 2. Concrete, to be type V and the minimum 28 day ultimate strength shall be 4,500 psi. This is to be verified by the project soil engineer. 3. Ready-mixed concrete shall conform to ASTM-C94. B. Proportions and Consistency 1. The proportions of aggregate to cement shall provide a dense mixture which will readily work into all corners of the forms and around all reinforcements without any segregation of the materials, cause excess free water to collect on the surface or cause excessive bleed1ng of the forms. 2. The recommended practices of the American Concrete Institute shall be followed in all applicable procedures. The maximum slump shall not exceed 3 inches for footings, slabs ongrade, and mass concrete; 5 inches for foundation walls. C. Control The concrete quality, proportions, consistency, etc., is subject to the approval of the Owner, and no changes shall be made without his prior written approval. 5. FORM WORK A. Forms for concrete work shall be either metal or wood. Forms that are warped or that do not have a smooth straight upper edge shall not be used. Forms shall be set with the upper edge of the board true to line and grade and shall be staked rigidly in place with stakes set not more than four feet (4') apart so as to remain immovable throughout the construction. All forms shall be approved by County within a tolerance of one percent (1%). All materials shall be accurately and separately weighed and mixing shall continue until the distribution of materials is unlform and the mass of concrete is homogeneous. B. Two and one-half (2-1/2) gallons of water per cubic yard, shall be withheld from the mix at the plant, and all or a portion may be added to the mix at the job site as directed by the Inspector. The concrete shall be mixed at least 5 minutes after such water is added and not less than 3 minutes of the time shall be immediately prior to the discharge of the batch, Total mixing time after adding original water shall be at least 15 minutes. C. Concrete which is not placed within 90 minutes after the introduction of cement and water, and concrete which has stood for 30 minutes after leaving the mixer, shall not be used. 6. CONVEYING AND PLACING A. Before pouring, all forms shall be thoroughly cleaned and made tight. The bottom of trenches shall be wet down before pouring footings; earth shall not be muddy at the time of pouring. Concrete shall not be placed until reinforcements, rough hardware, and forms are approved by Owner, Landscape Architect, and appropriate government agency. B. Before depositing new concrete against old concrete, all laitance shall be removed and the surfaces roughened to expose the embedded aggregate. The surfaces shall then be covered with cement grout, using the specified mix with 1/2 of the course aggregate omitted, 1-1/2 inches thick. C. Conveying and placing of concrete shall be done so as to prevent separation of ingredients, and in no case shall the free fall exceed 6 feet. Tremies shall be used as required. Surfaces of concrete shall be kept reasonably level, with a minimum amount of concrete being allowed to flow after being placed. Placing shall be performed as a continuous until each section is completed. 7. GROUT A. Grout shall be composed of one part Portland Cement and two parts of fine aggregate by volume. Materials shall be mixed dry and water added just sufficient to make the mixture flow under lts own weight. B. For dry tamp cement grout, a minimum of water shall be added to the mix so that when set sample is squeezed hard in the hand, surface moisture, but no free water shall appear on the sample. Do not mix more than can be used in 30 minutes. • 8. CURING AND PROTECTION A. All exposed surfaces of concrete shall be protected from damage due to temperature, elements, and construction operations. B. Curing l, All exposed surfaces of concrete shall be protected from premature drying, and freshly placed concrete shall be protected against wash by rain. All concrete shall be kept wet for a period of ten days after placing. In order that curing water may reach both surfaces of walls, the forms shall be loosened and water shall be poured over the tops of the walls and allowed to run down between the concrete and the forms. 2. All liquid curing compounds shall be used in accordance with the manufacturer's recommendations and shall not be used on surfaces receiving concrete hardener. 9. DEFECTIVE CONCRETE A. Concrete which is not in accordance with these specifications, out of line, level or plumb; showing structure cracks, rock pockets and honeycombing shall be patched with dry pack concrete. B. All fins and irregularities shall be removed from exposed concrete surfaces while the concrete is still green. Where patching is required, all loose and uniform concrete shall be removed prior to patching. Minor rock pockets and onof honeycoming shall be patched with dry pack concrete. 10. CONCRETE FINISHES A. Flat surfaces shall be screeded to the required levels and slopes and then any excess water and laitance removed. Concrete shall be compacted with a grid tamper and then floated to a true and level surface within the tolerance of 1/8 inch along a 10-inch straight edge. B. See plans for concrete finish in landscape areas. 11. EXPANSION JOINTS Placement of expansion joints shall be as directed and determined by layouts of slab markings noted "E.J." on drawings. Expansion joint materials shall be Poly Foam and the joint is to be caulked to match the paving. 12. PROTECTION All finished concrete work shall be barricade to pedestrian traffic for three (3) days. Barricades shall be placed immediately after concrete finishing. Contractor shall furnish, place, and remove all of his own barricades. Contractor shall be responsible for any damage to new construction, and replacement or repair of the work shall be made without added cost to Owner. 13. PATCHING If patching is necessary and permissible, a bonding agent such as Weld-Crete, or equal, shall be used. 14. CONCRETE CURBS Construct concrete curbs at locations shown on plans as detailed, true to line and grade, as approved by the local County or City. Use natural grey Portland cement concrete, 2,000psi compressive strength. Locate expansion joints as detailed or shown, and as directed, at intervals not to exceed fifteen feet (15'). Finish with steel trowel, then brush with bristle brush parallel to face or edge. 15. CLEAN UP Upon completion of all concrete work and before final acceptance, Contractor shall remove all tools, surplus materials, apparatus, debris, etc., from the site and the site shall be left in a clean, neat condition acceptable to Owner. LANDSCAPE CONSTRUCTION 1. SCOPE OF WORK The work of this section includes all labor, materials, and equipment required to complete work indicated on the drawings. The work shall be performed in accordance with the best standards of practice relating to the various trades and under the continuous supervision of a competent foreman, capable of interpreting the drawings and these specifications. The work included in the section is as follows: Finish Grading for Planting, Soil Preparation, Fertilization, Planting, including lawn, Maintenance, Inspection and Certifications, Guarantees, Cleanups, Staking, Guying and Espaliering and Miscellaneous Allowances. 2. APPROVALS A. All sprinkler work shall be inspected and approved prior to the start of any work in this section. B. Prior to excavation for planting or placing of stakes, locate all utilities, electric cables, conduits, sprinkler lines, heads, valves and valve control wires, and all utility lines so that proper precautions may be taken not to damage such improvements. In the event of a conflict between such lines and plant locations, promptly notify the Landscape Architect who shall arrange for relocation for one or the other. Failure to follow this procedure places upon the Contractor the responsibility for, at his own expense, making any and all repairs for damages resulting from work thereunder. LANDSCAPE CONSTRUCTION (Continued) 3. QUANTITIES AND TYPES: Plant materials shall be furnished in the quantities and/or spacing as shown or noted for each locations, and shall be of the species, kinds, sizes, etc., as symbolized and/or described in the "Plant Legend" as indicated on the drawings. The Landscape Architect has prepared this list only as a convenience to the Contractor and assumes no responsibility for its accuracy. The Landscape Contractor is to verify all sizes and quantities. 4, VERIFICATION OF DIMENSIONS AND QUANTITIES: All scaled dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and quantities and shall immediately inform the Landscape Architect and Owner of any discrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any area where there is such a discrepancy until approval for the same has been given by the Landscape Architect and Owner. 5. INSPECTION A. All inspections shall be made by the Landscape Architect and the Owner. The Contractor shall request inspection at least two (2) days in advance of the time inspection is required. B. Inspection will be required for the following parts of the work: 1. During finish grading and soil preparation. 2. Plants, after delivery to site prior to planting. 3. When vines, shrubs, and trees are spotted for planting, but holes are not excavated. 4. Specimen trees at source, before delivery. 5. Lawn areas prior to planting. 6. Planting areas prior to planting. 7. All landscape construction items, prior to the start of the calendar day maintenance period (final observation). 8. At completion of calendar day maintenance period (final maintenance observation). 9. Inspection reports shall be made for each observation by the Landscape Architect and one copy shall be submitted to the Owner and the Contractor. 6. CERTIFICATION A. Prior to job acceptance, written certifications shall be submitted to the Landscape Architect, for the following: L Quantity and quality of commercial fertilizer and organic fertilizer. 2. Quantity and quality of all soil amendments called for by plans and specifications. 7. MATERIALS A. Plant materials indicated on the drawings and herein specified, shall conform to the following: 1. Nomenclature: Plant names indicated or listed in the "Plant Legend" on the drawings, conform to "Standard Plant Names" established by the American Joint Committee On Horticulture. Except for names covered therein, the established custom of the nursery is followed. 2. Condition: Plants shall be symmetrical, typical for variety and species, sound, healthy, vigorous, free from plant disease, insect pests, Insect eggs and any objectionable disfigurements and shall have healthy, normal root systems, well filling their containers, but not to the point of being root bound. Plants shall not be pruned prior to delivery, except as authorized by the Landscape Architect, or his representative. In no case shall trees be opened before delivery. 3. Dimension: The height and spread of all plant material shall be measured with branches in their normal position and shall be as indicated on the drawings. The caliper of all trees shall be measured four feet (4'-0") above the surface of the ground. Where caliper or other dimensions of any plant material are omitted from the "Plant Legend," it shall be understood that these plant materials shall be normal stock for type listed. 4. Nursery Care: All plants shall be grown using recognized horticutural practices. Proper fertilization, staking, and spraying shall be done accordingly, All nurseries providing plant material shall be in compliance with all applicable federal, state and county programs. 5, Inspection: All plant materials must have been previously inspected at the nursery, and shall be subject to the inspection and approval of the Landscape Architect before planting. 6. Plant List: As indicated on drawings. 7. Sizes of Plants: Shall be as stated on the plan. Container stock (1-gallon, 5-gallon, and 15-gallon) shall have been grown in containers for at least one (1) year, but not over two years. 8, Substitutions: Substitutions for the indicated plant materials will be permitted provided the substitute materials are approved in advance by the Landscape Architect and the substitutions are made at no cost to the Owner. Except for the variations so authorized, all substitute plant materials shall conform to the requirements of these specifications. If the accepted substitute materials are of less value than those indicated or specified, the contract price will be adjusted ln accordance with the provisions of the contract. 9. Plants Not Approved: Plants not approved are to be removed from site immediately and replaced with suitable plants. The Landscape Architect and/or Owner reserves the right to reject entire lots of plants represented by defective samples. 8. FERTILIZERS AND SOIL CONDITIONERS: A. This note is for "BID PURPOSE ONLY". Contractor shall be responsible for obtaining an agronomic soils report and soil amendment recommendations per agronomist. 1. If surface soil compaction has occurred, to extent possible, all areas to be landscaped should be cross ripped or otherwise tilled to a depth of 9-12 inches. 2. For turf and groundcover planting, the following amendments should be uniformly broadcast and thoroughly incorporated to a 6" depth by means of rototiller or equal: 6 cu. yds. Nitrogen stabilized organic amendment derived from redwood, fir or cedar sawdust. 15 lbs. 12-12-12 commercial fertilizer. 10 lbs. soil sulfur 3, Since soil sulfur is included in the pre-plant program, care should be taken in order to insure that all amendments are thoroughly incorporated to the depth specified. The backfill mix for use around the rootball of container grown trees and shrubs should be prepared as follows: 6 parts by volume on-site soil 4 parts by volume Nitrogen stabilized organic amendment 1 lb. 12-12-12 per cu. yd. of mix 2 lbs. Iron Sulfate per cu. yd. of mix 4. The above materials should be thoroughly blended prior to use for backfill purposes. The Iron Sulfate should not contact cement surfaces at any time, or severe staining will occur. 5. Commercial fertilizer added to backfill mix shall be Agriforrn 21 gram tablets (22-10-5), Refer to planting plans for the quantities used per plants. 9. STAKING MATERIALS: A. Tree staking shall be as per plan. B. Ties for holding trees sha/1 be as per detail. 10. GRADING AND SOIL PREPARATION: A. Contractor is to finish grade to within 1/lOth of 1 foot or 1" below paving where paving exists. B. Moisture Content: The soil shall not be worked when the moisture content is so great that excessive compaction will occur, not when it is so dry that dust will form in the air or that clods will not break readily. Water shall be applied if necessary to provide ideal moisture content for tilling and for planting herein specified. C. Preliminary Grading: Preliminary grading shall be done in such a manner to anticipate the finish grading. Excess soil shall be removed or redistributed before application of fertilizer and mulch. Where soil Js to be replaced by plants and mulch, allowance shall be made so that when finish grading has begun, there shall be no deficiency in the specified depth of mulched planting beds. D. Weeding: Before and during preliminary and finish grading, weeds and grasses shall be dug out by the roots and disposed of off the site (except those weeds and grasses not of the perennial type, less than 2-1/2" and not bearing seeds, which may be turned under). Oats more than 2-1/2" high and not bearing seeds may be turned under. Perennlal weeds and grasses to be removed include, but are not limited to, the following: Nut Grass Puncture Vine St. Augustine Grass Wire Weed Dallas Grass Alfalfa Morning Glory Mustard Plant Johnson Grass E. All planting areas shall be scarified to a depth of 12 inches below grade with the spacing of the ripper teeth no gr 12 inches on center prior to placing conditioners and fertilizers. All rocks and debris more than 2" in diameter sh eater than all be removed from the site. F. Trenches: If sprinkler system is installed after grading and fertilizing is completed, the upper portion of the back be retilled and fertilized to the depth specified for the area required to conform to the specifications. fill shall 11. FINISH GRADING e readily indicated When preliminary grading, including weeding and fertilizing, has been completed and the soil has dried sufficiently to b worked, all lawn and planting areas shall be graded to the elevations indicated on the drawings. Grades not otherwise shall be uniform levels or slopes between points where elevations are given. Minor adjustments of finish grades shall b e made at the direction of the Landscape Architect, if required. gs to allow Finish grade shall be smooth, even, and uniform plane without abrupt change of surface. Soil areas adjacent to build in a natural run-off of water, and surface drainage shall be directed as indicated on drawings by remodeling surfaces to facilitate the natural "run-off" of water. Low spots and pockets shall be one inch (1") below grade of adjacent pavemen t of any kind. Grading shall be done when soil is at optimum moisture content for working, 12. METHOD OF PLANTING AND WORK PROCEDURE A. No planting shall be done until all operations in conjunction with the installation of the sprinkler system have been completed, final grades have been established, the planting areas have been properly graded and prepared as herein specified, and the work approved by the Landscape Architect. B. The relative position of all trees and plants is subject to approval by the Landscape Architect and Owner, and they shall if necessary, be relocated as directed as part of the Contract. C. All plants shall be removed from their containers and set so that, when settled, they bear the same relation to the required grade that they bore to the natural grade before being transplanted. Each plant shall be planted in the center of the pit and backfilled unless otherwise specified, with the prepared soil. No soil in muddy condition shall be used for backfilling. No filling will be permitted around trunks or stems. All broken or frayed roots shall be properly cut off. D. The Landscape Architect and/or Owner shall inspect the placing and planting of all plant materials. E. In the event that underground construction work or obstructions are encountered in the plant1ng operation, alternate locations for plant material will be selected by the Landscape Architect and Owner, operation will be at no extra cost to the Owner. LANDSCAPE CONSTRUCTION (Continued) 13. PLANTING OF TREES A. Position plants in plant location indicated on drawings and secure approval before excavating pits, making necessary adjustments as indicated. B. All pits for trees shall be dug square with bottom level, the plant pit size shall be dug per the following site conditions: L Tree planting in flat areas: The width of the planting pit shall be two and one half times the rootball width. The depth of the planting pit shall be the depth of the rootball plus six inches. ii. Tree planting on slopes: The width of the planting pit shall be one and one half times the rootball width. The depth of the planting pit shall be the depth of the rootball plus six inches. Compacted soils at sides and bottoms shall be loosened by scarifying or other approved method. Pits shall be backfilled with "prepared soil" to the required grade, and the balance of the pit filled with "prepared soil", thoroughly settled by water application. C. Set plants in the center of pit, in vertical position, so that crown of ball will be level with finish grade after allowing for watering and settling and shall bear the same relationship to the finish grade that it did to the soil surface in the container. D. Prepare a depressed water basin as wide as plant balls at each plant. Water thoroughly, backfilling any voids with additional prepared planting mix. 14. PLANTING VINE, SHRUBS AND GROUNDCOVERS. A. Vines and shrubs shall be planted in pits as indicated by the following site conditions: i. Vines and shrubs in flat areas: The width of the planting pit shall be one and one half times the width of the rootball. The depth of the planting pit shall be the depth of the rootball p!us six inches. ii. Vines and shrubs on slopes: The width of the planting pit shall be the width of the rootball. The depth of the planting pit shall be the depth of the rootball plus six inches. Compacted soil at bottom of bit shall be loosened and the pit filled with "prepared soil" to the bottom of the ball. When the plant has been properly set, the pit shall be fi!led to the required grade with "prepared soil" and thoroughly settled by tamping and watering. All vines shall be removed from stakes, united, and securely fastened in the approved manner to the wall, fence or other surface next to which they are planted. B. Prepare a depressed water basin as wide as plant balls at each plant. Water thoroughly, backfilling any voids with additional prepared planting mix. C. Ground Covers: 1. Pits or flats sized plant to be at least 6"x6"x6". Ground cover areas shall be moistened prior to planting. No flat plants shall be planted in dry soil. 2. Set plants in center of pits so that crown of plant will be level with finished grade after settling of soil, then backfill and water. 3. Flatted plants shall be well-rooted with runners at least 4" but not more than 6" in length. 15. TREES AND VINE OCCURRING IN LAWN Trees and vines occurring in lawn shall be planted before final preparation of those areas. 16. CARE OF PLANTS BEFORE AND DURING PLANTING Plants shall not be al!owed to dry out before or while being planted. Keep exposed roots moist by means of wet sawdust, peat moss, or burlap at all times during planting operations. Do not expose roots to the air except while being placed in the ground. Wilted plants, whether in place or not, will not be accepted and shall be replaced at the Contractor's expense. 17. WATERING BASINS A. Construct a fully compacted mound of soil around each tree and plant to form a watering basin at the edge of and following the shape of the planting pit area. Mounds for trees and for vines from 5-gallon or larger containers, shall be at !east 4" high. Mounds for all other trees, vines, or plants not otherwise specified shall be at least 4" high. Excavated earth, if capable of retaining water, may be used. Any settlement within the basins after watering, shall be refilled to the required grade with prepared soil, and additional nitrogen-stabilized sawdust worked into the surface as to restore the mulched condition. B. At the end of the 90 day maintenance period all watering basins in lawn areas shall be leveled to finish grade and the area shall be sodded with the specified sod. 18. WATERING A. Immediately after planting, water shall be applied to each tree by means of a hose. The water shall be applied on a moderate stream in the planting holes until the material about the roots is completely saturated from the bottom of the hole to the top of the ground. B. Plants which cannot be watered efficiently with the existing water system shall be watered by means of a hose. C. Apply water in sufficient quantities, and as often as seasonal conditions require, to keep the ground wet at all times, well below the root system of grass and planting. Care is to be taken in watering slopes so as not to cause erosion damage. D. Following the planting of ground cover plants furnished in flats, each plant shall be immediately and thoroughly watered by means of a hose with a slow-running stream of water. 19. TREE STAKING A. Stake all trees, not to be guyed at time of planting, by placing stake in the prepared hole and driving stake 18" into solid ground. Plant the tree as close to the stake as possible without crowding the roots. Fasten the tree to the upper end of the stake in at least three (3) places, using method specified in construction drawings. B. Trees, 36" box size or larger, shall be guyed per landscape architects recommendations. Use not less than three guys per tree, or as directed by the Landscape Architect. 1. Protect bark of tree by covering wire with green 1/2" diameter new rubber hose. 2. Guys to be anchored with "Duck Bill" type anchors or approved equal. 3. Guy wires shall be #12 ga. galvanized wire. Mark guys with 3'-0" long 1/2" dia. white PVC pipe. 20, ROOT BARRIERS A. All trees planted within 5'-0" of hardscape areas (i.e. walls, sidewalks, buildings, structures, etc.) shall be planted with deep root 24" linear barrier LS 18-2. Mlnimum length to be 10'. B. Barrier shall be the length of the ultimate canopy width. 21 ESPALIERING OF VINES A. All trellises and stakes are to be removed from plants, and the plants shall be fastened and trained against fences or walls as directed by the Landscape Architect. 22. CERTIFICATES In addition to any other certificates specified, the Contractor shall furnish a certificate with each delivery of bulk material, stating the source, quantity, any type of material and that the material conforms to the specification requirements. For bulk delivered organic fertilizer, the certificate shall also state the volume, net weight, percent of nitrogen, percent of phosphoric acid. For each fertilizer and soil conditioner, in containers, a similar certificate of invoice shall be furnished stating total quantities by weight and volume for each material. These certificates shall be submitted to the Landscape Architect and the Owner prior to the start of the maintenance period. 23. PROTECTION The Contractor shall carefully and continuously protect all areas included in the contract, including plant materials, fences, supports, etc., until final acceptance of the work by the Landscape Architect and Owner. 24. MAINTENANCE A. The Contractor shall maintain a sufficient number of personnel and adequate equipment to perform the work herein specified. Plant maintenance work shall consist of applying water, weeding, caring for plants, including ground covers, shrubs and trees, edging, aerating, and mowing of lawns, fertilizing and control of pests and diseases. B. Damage to any planted area shall be repaired immediately. Depressions caused by vehicles or foot traffic shall be filled with topsoil, leveled and replanted. Exterminate gophers and moles, and repair damage. c. The entire project shall be maintained for a period of 90 days, commencing from the time all items of work have been completed to the satisfaction of the Landscape Architect and the Owner. ~A~ DEVELOPERS NAME: BIRTCHER/ ANDERSON REAL TY ~ ay 4 'L; ~ /~ -. ADDRESS: 31910 Del Obispo, Suite 100 NOTE APPROVEO FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. I ':,*\ v21,., P7 .,,,.,. -_,✓,,-. _, * -= ~~r~/' ,JA -Oat& ·./...~ 4;-, II' " li' OF CALl~O -·•·-.~--ExP.lratton Date: San Juan Capistrano, CA 92675 TELEPHONE: Contact: Jeff Eales (949) 545-0552 DATE PLAN PREPARED: 11/12/2009 DATE INl1lAL BY: Land Concern ENGINEER OF WORK LANDSCAPE CONSTRUCTION (Continued) D. The project shall be so cared for that a neat and clean condition will be presented at all times to the satisfaction of the Owner and the Landscape Architect. 25. LAWN MAINTENANCE A, Watering: Water every day once per day for two (2) weeks thereafter and then gradually reduce frequency of watering to three (3) times per week. The Contractor shall continue to maintain the lawn until the final acceptance by the Landscape Architect and the Owner. B. Fertilizing: Apply 16-6-8 at the rate of 6 pounds per 1,000 square feet three (3) weeks after installation and water immediately thereafter. C. Diseases and Pest Control: Two (2) weeks after installation of lawn, apply a granular mercurial fungicide of 1.8% mircurous chloride as per manufacturer's recommendation. o, Mowing: The lawn shall be mowed at a height of 1-1/2" with a rotary mow, equipped with rollers, before it reaches 2" in height. Collect grass clippings during mowing operations and remove from the site. After each cutting, the edge of the grass shall be trimmed to a neat and uniform line. The lawn edges shall be maintained in a neat condition at all times. 26. GROUND COVER AND SHRUB MAINTENANCE A. Watering: New plantings shall be watered once per day for two (2) weeks after installation. Reduce watering to every other day for the next two (2) weeks. Water thereafter three (3) times per week until final acceptance. B. Fertilization: Fertilize three (3) weeks after planting with 5 pounds 16-6-8 per 1,000 square feet; fertilize thereafter every 30 days. C. Diseases and Pest Control: For control of slugs and snails, apply palletized tricalcium arsenate 5"'/o by weight as per manufacturer's recommendations two (2) weeks after installation. For control of cutworms and other soil insects, apply Metro brand soildrin as per manufacturer's recommendations two (2) weeks after installation. This product contains Dieldrin, Lindane and Phosphorothioate. Exterminate gophers and moles and repair damages. D. Pruning: All shrubs and trees shall be plnch pruned as necessary to encourage new growth and to eliminate rank sucker growth. Old flowers, dead foliage and limbs shall be removed. No major pruning shall be done without the approva! of the Landscape Architect. E. Weeding: All planting areas including lawn, ground cover, and shrub areas, shall be kept weed-free at all times. Weeds shall be dug out by the roots and disposed of off the site. F. Upon completion of the 90 day maintenance period, the Contractor shall fertilize per this section. 28. CLEAN UP Upon completion of the work in this section, Contractor shall remove all rubbish, trash, and debris resulting from the the operations, remove disused equipment and and implements of service; !eave entire area involved in a neat and acceptable condition such as to meet approval of Landscape Architect. 29. HYDROSEEDING (GROUND COVER AND TURF) Material Application and Equipment a. Mixing shall be performed in a tank with a built-in continuous agitation and recirculation system of sufficient operating capacity to produce a homogeneous slurry of fiber, seed, fertilizer and water in the designated proportions and a discharge system which will apply the slurry to the area to be treated at a continuous and uniform rate. b. Loading and mixing: With agitation system operating at part speed, Water shall be added to the tank and a good circulation shall be established. Materials shall be added to the tanks in such a manner that they are uniformly blended into the mixture in the following sequence: 4,100 gal. water/acre (1,500 gal. tank -3 tanks/acre) 1,500 lbs./acre Con-wed fiber 100 lbs./acre Ecology Control M Binder 300 lbs./acre 12-12-12 commercial fertilizer 100 lbs./acre soil sulfur 30. WEED ABATEMENT PROGRAM Upon completion of the irrigation system and after al! existing weeds have been removed from the planting areas, the following weed prevention shall be used: TOTAL: Apply fertilizer mixture by spray per acre as follows: 300 lbs. 12-12-12 commercial fertilizer 300 lbs. urea formaldehyde 1,000 lbs. agricultural gypsum Apply post-emerge11t herbicide as recommended by a licensed pest control advisor to be compatible with the seeded plant varieties. Apply mixtures per the following time schedule: Fertilize/Water Wait Spray the post-emergent Pest control Advisor recommendations Fertilize/Water Spray Weed Mixture Fertilize/Water Spray Weed Mixture Grub/clean all areas to prepare for seeding plant 100 days max. 21 days 2 days 7-10 days 14 days 7 days 14 days 7 days 23 days max. SOILS TEST NOTE The landscape contractor shall provide for and have performed a site-specific agronomic soils test report on samples taken from at least four (4) separate areas contained in this project. The soils test shall include recommendations for amendments to ground cover areas, tree/shrub backfill, and hydro-mulch formula. The contractor shall provide Landscape Architect, Owner, and appropriate government agency with one (1) copy each of said report for review prior to start of construction. SPECIFICATIONS ((((~ -~"\?~ X: XX v v ·vv LAND CONCERN LANDSCAPE ARCHITECTURE 1750 East Deere A venue, Santa Ana, CA 92705 949.250.4822, f 949.752.2469 DATE INITIAL DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL Cl1Y APPROVAL APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. SHEET CITY OF CARLSBAD SHEETS 15 17 PLANNING DEPARTMENT PRIVATE (ON SITE) RECYCLED WATER SYSTEM FOR: Lakeshore Gardens. "Community Entry Landscape" Managed By: Birtcher/Anderson Realty APPROVED rz.:k( ~, PLANNING . DRWN BY: STAFF CHCKD BY: C. Hillstead ~\~tt \-1-r~H DATE PROJECT NO. DRAWING NO. PD 09-08 466-4L SHEET 12oF lliHEETS ~ ~ "' ' <D "' 0 0, 0 / <D "' 0 0, 0 / "' .D 0 ' 0, 0 0 N / u / N C) C ;< "' ~ 0 E "' N <") a) C "' -, Q) "' 0 A -/ / / / '-'- ~ . / f-/ -/ / c_ --'---" / / ~ --'--/ V / v ~ r"'7 / / / / / ' SEC.TION A-A A .,--+--...----+,.-1'--...... 1 --,, f-~-~-~~----+-+---- 1 I I I I I I I I I I I I I I I I I I I L_J 24" 5Gl. 5TOIE YEIEER SEE~'L. 6ATE POST • ATT!\CHMENT eY 6ATE FAeRIC.ATO!'t FO!'t ADDITIOHAI.. INFO.SEEW w ~ ~ '° I!, ...J % 'f • a:: ~ X . '° . N , I • Ill~ d) cl 16" 5GI / / V • • ... / •· • / I/ .. I, c:::-;, • .. .•. V ~-• / 5EC.TION A-A I __. / --~'. / • • • ·• .. / • . --.• ' .. • •: / • -. "' -.; • / - • I -• • / / .. ' . . • ,· . :..-. ·./ • • ,. •• ·c: ==;o • / .. • ·,1 -~,d • • • ·t • / • ·• I/ / • .. • All ., ,!, ~-~~ • . .. I/ • :,4 / . • • I , . • . 4 ' • • / ·• •. • / '--• • . ~ : / ' • /· . • .i:: ==== • • / I • • .. • •. ·./ ·• ·. ./ • -n111m11 ·1111111 • . / • • ' • 1-111=-I'' / •/ . - • - / _./ • • • • ,I • / -- I I I I I I ~5TOIE SEE~'L Y1:Nl:l:R v6ATEP05T t ATT eY6ATE F ,',C,f+tENT ABRIC.ATO!'t IIA FO!'t ADDI TIOHAI.. ' INFO, SEE ffi I I I I - I I l, I i=' l~I I 11 I II -+-+-----% I I l: I I ~ -=I I I= I I 1-1 I I I I . ,-I I ~ I I I I I I I I L_J 2-4" SGI. D D ,, d l&o"BEND TYPIC.AL HOOKS AND BENDS b d TIE 1"11~ d (le'MIN IN c.oNc.. 48d (24'MINJ IN MASONRY OFFSETS AND 5PLIC.ES '10" BEND D ./ 1:35" BEND D "~ t/; ~+· "' )'.). "," TYPIC.AL STIRRIJPS AND TIES MINIMJMBEND DIAMETERS D•6d FO!'t -., THRIJ le D•ed FO!'t "I THRIJ 111 D•IOd FO!'t #14 THRIJ #If> MINIMJM INSIDE STIRRUP 4 TIES HIN eENl2 PIAI-C I et§ D, • 4d FO!'t -., THRIJ 115 DI • 6d FO!'t #6 THRIJ le I. eL.oc.K M""50NRY UNITS SHAU. SE 5 1N6L.E OR DOl..eL.E OPEN END BOND SEAM UNITS,~ "N" c.oNFOl'MIN6 TO ASTM C.-"10 AND >,C,l-!560/ASc.E 5, LATEST REVISION. MINII-IJM ULTIMATE 5TREN6TI-I OF MA501«'1" SHALL SE 2. 6ROUT FOR THE SLOC.K UNITS SHAU. HAVE A MINIMUM C.OMPRESSIVE 5~TH OF 2000 PSI AT 2f> DA'T'5. MORTAR SHAU. HAVE A MINIMJM c.oMPREHENSIVE 51REN6TH OF lf>OO PSI AT 2f> DA'T'5. 3. SEE ~INFORc.lN6 5iEEL" SEc.TION OF~ N07c5 FOR ASTM 5Pl:C.IFIC.ATION5 OF ~INFORc.lN6 5iEEL. 4. MINIMJM I.AP OF ~INFORc.lN6 STEEL SHALL SE 4f> SAR DIAMETERS OR 5. 6ROUTIN6 ~ FO!'t LIFTS EXc.EEDIN6 FIVE FEET, PROVIDE C.~ OPENIN65 AT THE BOTTOM OF THE LIFT IN EYEl't'T' C.ELL TO SE FILLED. L IFT 15 NOT TO EXCEED f>'-0'. 6 . MINIMJMc!,f"" C.ELL5 ll'IHE1'E NOTED. SOLID 6ROUT AU. C.ELL5 SELOl"I <SfVJ:)E. f>. ALL BOLTS SHALL SE 6ROJTED INPLAC-E l'IITI-1 AT LEAST I INCH OF~ BE1"l'l;EN THE SOLT AND THE MASONR'T'. 'I. LEVEL I SPEC-IAL INSPEC-TION 15 l'U;GIUI~ PER 2001 c.ec. a TAeLE 1104.5.1 cew•L STRlJCJllW. NOTES: I. THE C-ONTRAC-TOR SHALL YERIF'T' ALL DIMENSIONS• CONDITIONS ,'\T THE JOB SITE ~IO!'t TO 5TAATIN6 C,ONSTl'!IJC,TION AND THE ~ITEC.T/EN611£ER SHALL SE NOTIFIED OF AN'T' DISC.REPANC-11:5 OR INCON515TANC-E5. 2. ALL PHA5E5 OF l'iORI< SHALL ~ TO THE MINII-IJM STANDARDS OF THE 2001 CALIFORNIA SUILDIN6 C.ODE (c.SC.). 3 . THE C,ONTllt,l,.C.T C-ONSTl'WC,TION DRAl"IIN65 AND 5PEC-IFIC.A110N5 REPRESENT THE FINISI-ED 5Tl'!IJC,~. L.tll..E55 O"Tl£Rl"IJ5E NOTED, T1-IE'T' DO NOT INDICATE THE METHOD OF C.ONSTl'WC-TION. THE ~TOR SHALL ~IDE ALL ~ tec.E55Al't'r' TO F'l'OTEc.T THE 5T1'WC-~, l"IORKMEN, AND OTt£l't PERSONS DURIN6 c.oNSTl'WC-TION. 5UC-H MEASl,.IRE5 SHALL INc.L.UDE, BUT NOT LIMITED TO, MAC-IN6, AU. 5HORIN6, FORMS, AND 5C-AFFOLDIN6. 4 . OPENIN65, POC-KETS, ETC.. SHALL NOT SE PLAC,ED IN 5LAS5, SEAMS, C.OLUMNS, l'W..Lf>, ETC.., UNLE55 Sl"EC.IFIC.ALL Y DETAILED ON THE 5Tl'!IJC,"TVl'l>J.. ~N65. !5. ALL ASTM 5PEC-IFIC.ATION5 NOTED ON THESE DRAl"IIN65 SHALL SE OF THE LATEST REVISION. 6. C-ONTINJ0..15 INSf'EC.TION eY A GUALIFIED PERSON ~ S'T' THE ARc.HITEC-T AND/OR EN61NEEI'!. AND THE SUILDIN6 DEPARTMENT SHALL SE ~GUI~ FOR THE FOLLOl"IIN6 Ti FE5 .JF l"IORK. A . FOUNDATION C-ONC-~ INVOLVIN6 C.ONC-~ 51REN6TH 6REATER THAN 2!500 P.5.1. 8 . SEE MASONR'T' SECTION FOR ADDITIONAL REGUIREMENTS. C.. SEE C..S.C.. SECTION 1104 FOR ADDITIONAL REGUIREMENTS. 1. IN THE EVENT TI-IAT C.ERTAIN FEA"T1A'ES OF C-ONSTRIJC-TION ~ NOT FULLY ~ ON THE DIV-l'ilN65 O!'t C.ALLED FO!'t IN THE NOTES O!'t 51"EC-IFIC.ATION5. NOTIF'T' THE ARc.HITEc.T/EN61NEEI'!. IMMEDIATELY • l"IAIT FO!lt IN5Tl'WC,TION5. fOlN)ATlONS; I. FOUNDATION DE516N 15 BASED ON THE SOIL INVE5Tl6ATION REPORT S'T', NOT AVAILASL.E Pl'W.EC.T NO. DATED, 2. DE516H SOIL SEAAIN6 ~ 15 1500 F5F • I&' MIN. BEL.Ori 61V,D!:. ~ SIEEI. I. ALL ~IIFORCIN6 STEEL 5HAU. ~ TO TH= l'EGIUll'IEI-ENT5 OF ASTM A-615 <5fVJ:)E 60. 2 . C.LEAA COVERA6E OF C-ONc.RETE ~ OUTER REINFORC,IN6 1'l"IR5 SHALL SE A5 FOLLOl"IS, A. C.ONC-RETE POURED Dl~TL'T' A6AIN5T EARTH, 3" C.LEAR. TYP. R9E. BEN>S & LAPS N.T.5. 1 B. 51RI.IC,"TVl'l>J.. SLAB, 3/4" C.LEAl't TOP AND BOTTOM IMLE55 NOTED onezy,jl5E. C.. C-ONC-RETE FORMED A6AIN5T EARTI-1 O!'t EXPOSED TO l'EA~ I 1/2" C.LEAA CQBNER INJEP5fC,TION I I I I I I I :NP DOUBLE C.URTAIN .Cli2 SING-LE C.URTAIN neSMSHHEFa: OCGURS-TY'P. ll(TFl>5fC !ION AN6LE LEN6TI-I OF BENDS 5HAU. SE L.AR6ER OF If>" "" PEREB (2" CL.EAR FOR 6 BARS AND LA~. D . IN"TERIOR SEAMS AND C.OLUMNS, 1-1/2" CL.EAR TO F>,C,E OF STIRRUP. E. FORMED C.ONC-~ NOT INCLUDED ABOVE, 3/-4" C.LEAR. 3. 1"11~ MESH SHALL c.ONFORM TO ASTM A-le5, AND SHALL SE LAPPED I 1/2" 51"Ac.E5 OR 12" MINIMJM. -4. AU. REINFORc.lN6 SAR SENDS SHAU. SE MADE C-OLD. !5. ~IIFORc.lN6 STEEL SHALL SE 5Pl.lC.ED l"IITI-1 C.LA55 B 5Pl.lC.E5 L.tll..E55 NOTED OTHE:Rl'!l5E ON THE DRAl"IIN65 . 6. C-ONTRAC-TO!'t SHALL NOT PI.AC,E ANY ~IIFORc.lN6 UNTIL APPl'WVED SHOP DRAl"IIN65 ARE RECEIVED ON THE JOS . 1. LOI"! ~ ELEC.TI'WDES SHALL SE USED l"ff:l'EYER ~llf"ORC,IN6 STEEL 15 1"11:LDED. CONQEIE: I. C-ONC-l'IETE MIXES SHALL BE DE516NED SY A l'EG06NIZED TE5TIN6 V.SO,,U,.TORY AND COPIES OF THE DE516N SHALL SE SENT TO THE ARc.HITEC-T AND THE EN61NEER. c.oMPRE551YE 5~TH TEST REPORTS REPORTS SHAU. SE st.EMITTED TO TH= BUILDIN6 l?El"ARTMENT AND TH= ~ITEc.T. ALL C,ONC,IIQ;TE EXCEPT FOUNDATION c.oNC-RETE SHALL c.ONTAIN POLYMER BASED l"IATER REOUC-IN6 ADMIXil.lRE. 2. PO!'t"IL',ND e&ENT 5HAU. c.ONFO!'tM TO ASTM C.-1!50. T'T'PE V FI..U5 POZZOI.AN ~ATE FOR STONE c.ONc.RETE SHALL c.ONFOlltM TO ASTM C.-33. "'66Rl:6ATE FOR Ll6HTl'El6HT C-ONC-RETE SHALL CONFORM ASTM C.-330 . 3. AU. REINFORc.lN6 BARS, ANCHOR SOL TS, PRE51RESSIN6 TENDONS, AND AU. =nl.R ..;oNC-~ INSERTS SHAU. SE l"IELL ~D IN POSITION PRIOR TO PLAC-IN6 C.ONC-~. 4. THE MAXIMJM 51.UMP 5HAU.. NOT EXCEED 3'+/-I' FOR FOOTIN65, 5LAe5 ON EARTH, AND MASS c.oNC-~, AND -4" •/-I" FOR OTHER c.oNC-~. 5. MINIMJM ULTIMATE C.OMPl'U:SSIVE 51REN6TH AT 2f> DAYS SHAU. SE A5 FOLLOll'IS, IMINIMJM !5 5Ac.K5 OF CEMENT PER c.lJBIC, 'T'ARD) (MAXIMJM ll'IATER/C.EMENT RATIO TO SE !5.6 6AL. ll'IATER / 5>.c.K OF CEMENT. A. 51..ASS ON EARTH, 51DEl"IALK, C-lJRS5 ETC-.............................. -4!500 P.5.1. B . FOUNDATIONS .......................................................................................... "4!500 P.5.1. C.. C.ONC-~ ABOVE <SfVJ:)1: ..•.•.•••..•.•.•••..•.•.•••..•...•••..•.•.•••.•••..•••..•••.•• -4!500 P.5.1. 6. AU. 5TRUC-~ C-ONC-~ 15 TO SE REINFORCED. 1. C-ON"Tl'Ac.TOR SHALL 5l>SMIT 51..Ae C.ON5TRUC-TION JOINT LA'T'OIJT DRAl"IIN65 TO THE ARCHITECT AND EN61NEER FOR REVIEl"I . f>. Pl'WJEC-TIN6 C-ORNER5 OF SEAMS, C-OUJMNS, l"IAU..5, ETC.. SHAU. eE FORMED l"IITH A 3/4" CHAMFER UHLE55 DETAILED OTnl.R.~15E. 'I. SEE ~ITEC-TIJRAL DRAl"IIN65 FO!'t C,\.IRIN6 ~TMENT OF ALL C.ONc.RETE C-ONC-~ 5LAS5. TYP. R9E. LAPS N FOOTNG N.T.5 . 2 DE516N C.RITERIA (2001 CALIFORNIA SLD6. C-ODE) SEISMIC 12E516N, R • 3.0 So• 1.31 51 .oso SEISMIC. U5E 6ROt-" ll SITE C.LA55 'D' n!ND 12E516N, '10 mph EXf'OSlJRE; 'S' REl1'FORC-ED Ml\50NR'r' NON--BUILDIN6 S1"UC, nJRE lo• 1.0 I><• 1.0 LAND CONCERN Landscape Architecture 1750 East Deere Avenue, Santa Ana, CA 92705 949.250.4822, F 949.752.2469 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. SHEET 16 CITY OF CARLSBAD PLANNING DEPAR1MENT SHEETS 17 ~,ate'5 PRIVATE (ONSITE) RECYCLED C948l 770. __, ..i 1----+--~--------------1----+---ll----1----l WATER SYSTEM FOR: DEVELOPERS NAME: BIRTCHER/ ANDERSON REAL TY ADDRESS: 31910 Del Obispo, Suite 100 C9411>770-11542 lax Jc:;,;~~~~;;;;::~-----,-------------------. Lakeshore Gardens, "Community Entry Landscape" 1----+----l-----------------+---+----l----l---l Managed By: Birtcher/Anderson Realty San Juan Capistrano, CA 92675 APPROVED ~ \..;-\\ ~•t"1 . JI TELEPHONE: Contact: Jeff Eales (949) 545-0552 PLANNING DA TE .---------------------'---D-A"TE-+-IN-ITI-Al-l~----------------+-D-A_"TE_4--INI_TI_Al.....JL-D-A1E--L-INI-TI_Al--Jl::DR:~:::--:B:::Y:~. -------r-P_R_O_JE_C_T_N_O_. "'T"'"_O_R_A_WI __ N_G.,;;N_0_.-1 DATE PLAN PREPARED: ---------REVISION DESCRIPTION ,__D_11_i_R_Y_PI __ A_S_I_ER __ WrTH __ GA_TE __ POS __ T _____ _,___1"-l'-0_" __,__9_,_D_11_i_R_Y_PLi __ A_S_I_ER __ w_1_1 h_GA_TE __ POS __ T ______ 1-_11,4_•-_1·-o~· l~6~_J=~~~=~~~~B~Y~: ==============~ENOINEER~~or~~~==;~::~~~;;;~;;=-=-=-=-=--~~0-11£R~~~l,f~PR;o_v~Al~~~Cl~TY~APPRO~~~VAl~~CHQ(O;;~B;Y:=========~~P;D~~0~9-~0~8~b_~4~6~6-~4~L=-~ SHEET 16rw fl SMl';ETS ""-- f:, I I I I ' : i -I I I ' ' ' I I I J1TT71 I I I I I I II I I II ' '..L : ~ ' ' ' ' ' l fl fYATION GD ENTRY Pl.AS I ER Fl F\f A TION / FOlN)A TION PLAN 0) ;o "O N "' ' <D "' 0 a, 0 / <D "' 0 a, 0 / "' .0 0 ' a, 0 0 N / u / N 0) C ;o "' ~ 0 E "' a, N a, ~ ' ~ 0 N ~ <'? C "' ---, (I) l --"' 0 l"•l'-011 15 - ' II I I I I 11 I I _ Elfflt"I" 6Are !"IL.ASTER ~~ I r--*---L ,. I I CAE7 I r ....1-~--+---.1.._..J..._l L--------------~ FOIWATION PLAN 6Are l"05T BY 6Are FABRICATOR 12 6Are I BY OTI-!ERS II I I I I II I I II I I ii I :2-4' MIN. m=-~ 1" ~E-~ 0 _J1 2 :2 Ir- NOT!;,, ~ NO EXCAVATION ~ THIS LINE. J A I. NO l"lf'E SHALL PASS THROU6H FOOTIN6. I I :2. PfW\/IDE SLEEVE MIN. I'• LAR6eR THAN l"lf'E. !I. fVGE Ntf caNC,. FILL l'l'IOR TO POUl'JNS FOOTINS P/'O. M.AoKE FILL 5,1,1,£ Niemi 16 FOOT1NS I RU Da"1li Of P1PIN6 111!:NC,H. TYP. TFENCtffi DET AL l"lf'E Ll I ' • MIN. "f(T)QN "'11 N.T.S. 7 8 ;i. x "' l • I All ENTRY PLASTER 16" SGI / / / / -/ • ,. • / / .. / • / .. ... ' / ,_ / • . / / / / / SECTION A-A I . ' .• -.. -• • . ·• • .. / • •. • .. •• • .. -~4· .. • .. . ·4 ·I . • • ·4 / • .. • / .. • ,I • • .. / .. / ;., • • • - • • . -. .. -' . ·. ...,.. ~ ._,1/ .. .. "' • . V 4 . • / • • • • .v / • • -I I I' 111' ~, 11 ~, 1 ,- . -11' 3'-6' SGILIARE ..; (-4/ 115 EA. l'VIY • BOTTOM I • ,.._ -'. ,,___ 1--< . "v . • -~ ' .. ·.•. . ·1' I/ : .. ~ .. · -V .. • 1' / - • • .-1' v .,_.. -• ·l's / • / .. I'-I/ --• • ,...._ ., •• 1' V STONE Yl:NEER SEE ARCH\.. . ,__ •· .. 1'v • • ~ ... 4 I'-I/ -i • • • • -' . ' I'-V / ·, 11 · / .,::= • _1' v • -• • IIA -. - 16' GMJ .,._; 1-4 VERT. • EA. GORl'ER t .., TIES• 16M0 G I'-V . / 7" . ·' . . v~ -• 1' 1 '.. SOLID 6ROUT ALL ca.LS t VOID 1' v ' ·.• t ~ v 7 / 1' -,.....;:; ' • • ·/ • l'-v .. >- • • /,._ ,.._ . -.. • • •1' I / / STONE Yl:NEER ARCH'L. SEE .., TIES e 16 '0G e,• GMJ l'IALI."-/ 15\IERT. • 16"0G 1-4 HORIZ . • 3:2"0G 6ROUT ALL VOID SOLID GELLS t ~ ' -I:IOl"ELS TO MATCH t L.Af'VERT. REli-F ~ • . ,1' • ./" / v •· .-- /1' 11n i 11m11111 I . l ' -n111m11 :, 11lliT ;i. "' ,v :f: ' . • • 1-111=-''' . I'-V / ''1-=111-1 ~ ~-"" .. ;i. x !!! ~ 4 '. I'-v · ./ • • • 1' v • . / . £! • -• /'. I ,.,__ ---" --'--,-l l ' --::111-. 111=1 I '=' 1 . -11• 4'--0' CONT. ,t/ 115 • l:2'oe EA. l'VIY • BOTTOM ' 5 ENTRY GA TE Pl.AS I ER LAND CONCERN Landscape Architecture 1750 East Deere A venue, Santa Ana, CA 92705 949.250.4822, F 949.752.2469 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. SHEET 17 CITY OF CARLSBAD PLANNING DEPARTMENT SHEETS 17 =niJ'.:":: PRIVATE (ONSITE) RECYCLED =""~.o;..,-:l r----;--;------------------ir---+--+---+----t WATER SYSTEM FOR: ~~~:--no---__ 1u_T ___________________ 7 Lakeshore Gardens, "Community Entry Landscape" oi: t----r----+----------------t----+---+---+----l Managed By: Birtcher/Anderson Realty DEVELOPERS NAME: BIRTCHER I ANDERSON REAL TY ADDRESS: 31910 Del Obispo, Sutte 100 San Juan Capistrano, CA 92675 TELEPHONE: Contact: Jeff Eales (949) 545--0552 DATE PLAN PREPARED: _________ _ ~ BY: D" TE INITIAL ENGINEER CF WORK REVISION DESCRIPTION D"TE INlllAL D"TE INITIAL DllO N'PROYAL CITY M'PROVAL APPROVED ~k( PLANNING -BY: CHCt<D BY: C:.Jo: ~\~t ~-17-K DATE PROJECT NO. DRA'MNG NO. PD 09-08 466-4L SHEET .!lof 77 SHEETS ~