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PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS, CARLSBAD, CALIFORNIA
SOILS SUITABILITY REPORT
A. SOIL SAMPLES SHALL BE TAKEN ANO ANALYZED IMMEDIATELY AFTER THE
ROUGH GRADING PHASE HAS BEEN COMPLETED.
B. THE LANDSCAPE CONTRACTOR SHALL BE LICENSED AND POSSESS ALL LEGAL
DOCUMENTATION OF THE STATE, COUNTY AND LOCAL GOVERNMENTS.
C. THE LANOSCAPE CONTRACTOR SHALL BE FAMILIAR WITH THE LOCAL
CONDITIONS AND SUCCESSFUL STANDARD PRACTICES AFFLICABLE TO THE
SOIL TYPE OR TYPES WITHIN THE PROJECT BOUNDARIES. ALL OPERATIONS AND
MATERIALS SHAU. BE SUBJECT TO LOCAi., STATE AND FEDERAL LAWS AND
REGULATIONS.
TclE. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR ANALYTICAL
SOILS SAMPLING, TESTING AND REMEDIAL RECOMf~ENDATIONS.
(a) LANDSCAPE CONTRACTOR SHALL SUPPLY AGRICULTURAL
SUITABILITY SOIL ANALYSIS, REPORT ANO RECOMMENDATIONS TO
OWNER AND TO LANDSCAPE ARCHITECT PRIOP. TO ANY LANDSCAPE
WORK. ( SEE LANDSCAPE SPECIFICATIONS).
(b) SAMPLES SHALL BE TAKEN IN THE flELD BY A QUALIFIED SOILS
TECHNICIAN OR OTHER APPROVED INDIVIDUAL.
(c) ANALYrlCAL SOILS TESTING SHALL BE PERFORMED BY AN AFFROVED
SOILS LAB. TESTS SHALL INCLUDE A FERTILl"IY ANALYSIS WITH
WRITTEN RECOMMENDATIONS PERTAINING TO NATIVE SOIL,
IMPORTED TOPSOIL AND BACKFILL MIX.
WATER CONSERVATION STATEMENT
LONG TERM LANDSCAPE MAINTENANCE Sl1ALL BE Tl1E f,ESFONSIBLlfY OF
THE PROPERTY OWNER.
THIS LANDSCAPE DESIGN GROUPS PLANTS WITH SIMILAR WATER NEEDS
TOGETHER INTO DISTINCT HYDROZONES OF LOW AND MODERATE
REQUIREMENTS MOST OF THE PLANTS USED ARE DROUGHT TOLERANT.
A THREE INCH THICK LAYER OF MULCH 15 USED TO RETAIN MOISTURE IN
THE SOIL
THE IRRJGATION SYSTEM HAS BEEN DESIGNED TO USE THE LEAST
AMOUNT OF WATER, YET STILL PROVIDING THE IDEAL WATERING FOR THE
OPTIMUM GROWrH OF THE Fl.ANT THROUGH THE USE OF BUBBLER AND
LOW ANGLE SPRAY SYSTEMS. THE IRRIGATION SYSTEMS AR GROUPED
ACCORDING TO DIFFERENT HYDROZONES BASED ON EXPOSURE,
ORIENTATION AND PLANT VARIETIES WITH SIMILAR WATER
REQUIREMENTS. THE IRRIGATION SYSTEM USES BUBBLERS AND LOW
FLOW SPRINKLER HEADS THROUGclOUT TclE LANDSCAPE AREA. EACII
clYDROZONE 15 ON A SEFERATE IRRIGATION VALVE. AN AUTOMATED
CONTROLLER WITH RAIN SIIUT OFF CAPABILITIES 15 USED TO EFFICIENTLY
IRRIGATE THE LANDSCAPE AND PREVENT THE WASTE OF WATER.
ALL AREAS ARE TO BE MONITORED BY THE MAINTENANCE CONTRACTOR
ON A WEEKLY BASIS.
LANDSCAPE WATER AUDIT SCHEDULE
THIS PROJECT SHALL BE SCHEDULED FOR A LANDSCAPE WATERING
AUDIT AT LEAST ONCE EVERY FIVE YEARS, BY A STATE OF CALIFORNIA
LICENSED LAflD5CAFE IRRIGATION WATER AUDITOR, USING THE STATE
APPROVED HANDBOOK.
ALL Af£A5 ARE TO BE MONITORED BY TclE MAINTENANCE CONTRACTOR
ON A WEEKLY BASIS .
(d) THE CONTRACTOR SclALI. BE RESFONSIBI.E FOR REMEDIAi.
AMENDMENTS AND FERTILIZERS IN QUANTITY AND QUALITY
INCLUDING INCORPORATION TECHNIQUES AS SPECIFIED IN REPORT.
(e) THE CONTRACTOR SHALL BE RESPONSIBLE FOR FULFILLING THE
RECOMMENDATIONS FRIOR TO PLANTING.
(f) IN THE CASE THAT INCONSISTENCIES SHOULD EXIST BETWEEN
LANDSCAPE FLANS, LANDSCAPE SFECIFICATIONS AND/OR SOILS
REPORT AND ITS ENSUING RECOMMENDATION, THE LANDSCAPE
ARCHITECT SHALL BE NOTIFIED FRIOR TO ANY FURTHER SOIL
PREPARATION WORK.
(g) ANALYSIS RECOMMENDATIONS SIIALL INCLUDE HIE RECOMMENDED
FLANT FIT SIZES, TO INCLUDE INIDTH AND DEPTH.
D. DRAINAGE SHALL BE PROVIDED FOR PROPER AERATION OF THE ROOT
ZONE OF ALL PLANTS AT THEIR MATURITY. THE CONTRACTOR SHALL
PROVIDE EXPERTISE TO INSURE FROFER DRAINAGE FOR ALL PLANTS
PRIOR TO PLANTING.
(a) METHODS MAY INCLUDE, BUT ARE NOT LIMITED TO RIFFING AND/OR
DRILLING THROUGH IMPERVIOUS STRATA. OTHER METHODS OF
STANDARD PRACTICE UTILIZED WITHIN THE LOCAL AREA ARE
SUBJECT TO APPROVAL.
MAINTENANCE PROCEDURE SCHEDULE
A. IRRIGATION SYSTEMS : B. LANDSCAPE AREAS ,
I. AUTOMATIC CONTROLLER TO BE ADJUSTED MONTHLY BY THE
LANDSCAPE MAINTENANCE FOREMAN AND ADJUSTED WEEKLEY TO
PROVIDE OPTIMUM PLANT GROWTH AND WATER CONSERVATION.
2. LANDSCAPE MAINTENANCE CONTRACTOR TO CHECK ALL
SYSTEMS EVERY OTclER WEEK BY TURNING ON THE SYSTEM MANUALLY.
3. LANDSCAPE MAINTENANCE CONTRACTOR TO CHECK ALL
SYSTEMS EVERY OTclER WEEK VISUALLY, DURING MAINTENANCE OF
LANDSCAPE.
4. ALL IRRIGATION FILTERS AT THE WYE STRAINER (AT THE
BACKFLOW DEi/iCE) AND ALL FILTERS AT DRIF IRRIGATION VALVES TO BE
CLEANED WEEKLEY.
5. CHECK RAIN SHUT OFF DEVICE AT THE BEGINNING OF THE RAINY
SEASON AND RECALIBRATE AS NEEDED. MAKE SURE DEVICE 15 FREE OF
ANY DEBRIS, AND OTHERWISE 15 IN GOOD WORKING ORDER.
G. BACKFLOW DEVICE TO BE CclECKED VISUALLY ON A MONTHLY
BASIS. CHECK AND RE-CEP.TIFY AS FEP, ALL CODES AND ORDENANCES.
7. SCclEDULE ALL SYSTEMS TO RUN ONLY BETWEEN THE HOURS Of
I I ,OO F.M. AND 7,00 A.M ..
8. ON A MONTHLY BASIS, FLUSH ALL DRIP SYSTEM LINES AND
CHECK VALVE BOXES TO SEE THAT THEY DRAIN PROPERLY.
9. TWICE A YEAR CliECK ALL CONTROL VALVES AflD QUICK
COUPLERS AND MAKE ALL REPAIRS AS NECESSARY, REPLACE FEA
GRAVEL IN VALVE BOXES AS NEEDED. CLEAN OUT ANY DEBRIS, MU
PLANT GROWTH.
DOR
I 0. COVER OR PROTECT ALL BACKFLOW DEVICES DURING FREE ZING
WEATHER.
RT
DIAL TOLL FREE
1 -800 -422 -41 33
AT LEAST TWO DAY
BEFORE YOU DIG
s
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFOR NIA
I. AFFLYING FERTILIZER AND PER-EMERGENTS
APPLY ci:RTILIZER AND PRE-EMERGENTS TO ALL AREAS IN
SEPTEMBER AND MARCH, WATERING If! ALL MATERIALS
THOROUGclLY, ACCORDlflG TO lllE MANUFACTURERS
SFECIFICATIONS. RATES OF FERTILIZER SHALL BE DETERMINED
FROM SOIL SAMPLE AFFROVED BY THE CITY AND NIALYSED BY
A SOILS LABORATORY.
2. FRUNNING AND EDGING
EDGE ALL GROUND COVER AREAS ON A MONTHLY BASIS. PRUNE
SHRUBS AND TREES TO ENHANCE THEIR NATRUAL SHAFE,
KEEPING AREAS CLEAR FOR TRAFFIC. REMOVE ALL DEAD WOOD
IN THE FALL. WHEN FRUNNING OR EDGlflG DO NOT SHEAR OR
CREATE VEi'sTICAL EDGES. ALLOW PLANT TO FORM A NATRUAL
5~IAFE, PRUNE PLANT FROM THE INSIDE OUT AND NEVER
PROVIDE A "FLAT TOF" OR LIFT THE "SKIRJ'' OF A PLANT.
3. BARK OR MUCH
4.
5.
BARK SHALL NOT BE ALLOWED TO ACCUMULATE ON HARDSCAFE
SURFACES, BUT SHALL BE SWEPT OR RAKED BACKED INTO
PLANT BEDS. IN APRIL ALL PLANTING AREAS WITH MULCH SHALL
BE CHECKED AND MULCH ADDED AS NECESSARY TO RETAIN A
MINIMUM DEPTH OF 2". MULCH USED SHALL BE 'WALK ON" TYFE
AS APPROVED.
STAKING
ADJUST OR REMOVE STAKES AS NECESSARY TO PROVIDE THE
BEST GKOWING ENVIRONMENT FOK THE TKEES. DO NOT ALLOW
ANY STAKES TO LEAN OR BECOME LOOSE 50 AS NOT TO
FRO\/IDE NECE55ARY SUFFORJ FOR THE TREES. WIRE TIES OF
ANY TYPE SHALL NOT BE USED.
~EST CONTROL AND WEEDING
WEEDING SHALL BE DONE ON A WEEKLY BASIS AS A NORMAL
PAKr Or THE MAINTENANCE Of THE PLANTING AREAS.
PEST CONTROL TO Be P!:RrORMED ON AN AS NEEDED BASIS,
PER ALL LOCAL CODcS AND ORDINANCES.
CHARLES
TROWBRIDGE
AND ASSOCIATES
17901 ROMELLE AVENUE • SANTA ANA, CA. 9Z705
PH {714) 532·3663 FAX (714) 532·3667
chas2.cta@gma1t.com
LANDSCAPE ARCHITECTURE UC. If 2242
/2;'." 1.)•N~ ,.__?£~~ vi. r,901$.: "i',p~
f:!~ ~ ,;._ @ ::r: No. 22+2 Cl I"!\
0 pp. ff/'1/'J Ji Q ,,/'ff J
'v(: IUIAI~
"'"-'vi' ' DATE INITIAL
DESIGNER OF WORK Exi::irat on Date: 10{'.J1,!1e
REVISION
DRAWING INDEX:
SHEET TITLE SHEET NUMBER
TITLE SHEET 1
/RR/GA TION PLANS 2
IRR/G. LEGEND, NOTES & DETAILS 3
DRIP /RR/GA TION DETAILS 4
PLANTING PLANS 5
PLANTING LEGEND, NOTES & DETAILS 6
SPECIF/CATIONS 7
SPECIF/CATIONS 8
SPECIF/CATIONS 9
DECLARATION OF RESPONSIBLE CHARGE:
I HEREBY DECLARE THAT I AM THE LICENSED DESIGNER OF WORK FOR THIS PROJECT, THAT I
HA VE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS 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 SPECIF/CATIONS BY THE
CITY OF CARLSBAD AND SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEAL TH IS CONFINED
TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS THE LICENSED DESIGNER OF WORK, OF
MY RESPONSIBILITIES FOR PROJECT DESIGN.
WATER EFFICIENT LANDSCAPE DECLARATION:
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND /RR/GA TION PLANS CONTAINED IN THE CITY OF
CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HA VE PREPARED THIS PLAN IN
COMPLIANCE WITH THOSE REGULA T/ONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE
REGUL fl~tf, /~j,f! Vl,OE EFFICIENT USE OF WATER.
BY: £ 1/;J;_ ~;//
PHONE
REGISTRATION NO:
BACKFLOW PREVENTER TESTING:
ALL /RR/GA TION BACKFLOW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AND RESULTS MUST BE GIVEN TO
THE CITY AND THE VALLECITOS WATER DISTRICT. PIPE BETWEEN THE METER AND BACKFLOW PREVENTER
SHALL BE "SCHEDULE K HARD COPPER".
INSPECTION PROCEDURES:
INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF
WORK, OR HIS DESIGNATED AGENT. REFER TO THE SPECIF/CA T/ONS FOR TH£ SCHEDULE OF REQUIRED INSPECTIONS AND
REQUIRED SUBM/TTALS. FOLLOWING COMPLETION OF THE WORK, THE LANDSCAPE ARCHITECT OF THE WORK WILL
CERTIFY THAT THE INSTALLATION HAS BEEN COMPLETED BY SUBMITTING THE "CERT/FICA TION OF COMPLETION" FORM. A
REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO BE MADE BY CALLING THE INSPECTION
REQUEST LINE.
"CERT/FICA TION OF COMPLETION" FORM FAX TO: (760) 944-8943.
LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602.
PRIOR TO BEGINNING LANDSCAPE WORK:
THE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK AND THE DESIGNER
OF WORK SHALL REVIEW THE PROJECT UTILITY LOCATIONS AND REVISE PLANS ACCORDINGLY TO FULLY SCREEN ALL
UTILITIES FROM VIEW AND PROTECT ALL UTILITIES (ABOVE & BELOW GRADE) FROM INVASIVE PLANT GROWTH AND
ROOTS.
APPROVED FOR
/RR/GA TION ANO PLANTING
ONLY, INCLUDING PRECISE
LOCATION OF PLANTING
AREA.
"AS BU IL T"
RCE EXP. DATE
REVIEWED BY:
INSPECTOR OATE
I SHlET I CITY OF CARLSBAD I SHgTS I
PLANNING DIVISION
LANDSCAPE IMPROVEMENT PLANS FOR:
PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS
CARUlBAD, CALlFORNIA
TITLE SHEET
I APPROVED: Jt,:1( 4r E:{J:dt/~
I
'-1,-s.\.;-
PLANNING
OWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: SOP 12-03 475-Srv DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY:
I
r
I
c, \DRA""O FILES\ mu: 5'i££1S' ~ ,.,.,.,.. ... 4/3/2012
• •
RT
DIAL TO 1 LL FREE
-800-422-4133
AT LEAS BE T TWO DAYS
UNDERGROUN FORE YOU DIG
D SERVICE ALERT OF SOUTHERN CALIFORNIA
CHARLES
TROWBRIDGE
AND ASS ,_7901 ROMELL~c IA TES
SANTA ANA _ AVENUE
PH (711) 53•/A. 'JZ7U5
chas2.cla ·3663 FAX (71'1 LANDSCAP@smail.c.mn ) 532-3667
E ARCHITECTURE LIC. It 2242
Ex iror DA TE INITIAL
ion Date: 10/31/16 DESIGNER OF WORK REVISION DESCRIPTION
0
DATE INITIAL
OTHER APPROVAL
NOTES:
CONTRACTOR
¢~~7N~RAIN iiiLFl~~RE THAT ALL
SYSTEM I~~NGAN APPROVE~T~~ITURES AND
0 RADE IN ALL p NAGE
CONTRACrOR 5 LANTING AREAS)
ANY DAM HALL BE RES
AND IRRl~T~6~ EXISTING p~~S:LE_FOR
SHALL REPLACE EQUIPMENT CON ATcRIAL
DEAD OR ALL PLANT M .. _ TRACTOR
EQUIPME~A~:GED AND ALL ~~~~AL THAT 15
CONSTRU T 15 DAMAGE ATION
PLANTING ~TION. ALL NEW RE~ DUE ro NEW
INCLUDE AN~D OR IRRIGATION ~~EMENT
LIMITS BARE AREAS ALL
THE EXl~~l~~E NEW CONST~~~~EEN TclE
SHALL CONFOr:DSCAPE AREA~OANN AND
THE CITY OF CARL1~~L Rt'QUIREM~TS OF
INSTALLS . ANY HARDSCAPE MIN. OF 24" CLEAR FROM PRAY HEADS A
INSTALL TclE DRIP I . LOCATIONS -JNE TUBING · TRIANGULATEODr THE DRIP EMITTsE2 THAT THE . , .. 5 ARE
IRRIGATION P.O.C.
TOTAL IRRIG AVAILAB ATED AREA -WATER liE~;LLONS PER-M~5 ,389 5.F
~b0~R AGENC~R_I= = 2 I 5 F'~IUl E = 30 GPM
CE OF INFORVMAALLECITO 710N --ENGINEERING
IRRIGATION / WATER U SAGE
ZONE I (SLA -ZONE 2 _ ) -TURF DRIP
ZONE 3 (Sc._~~UB DRIP I 7,708 SF -GARDEN HOSE BIBB I 5,175 SF
TOTAL LANDS 2,::oOG SF
CAPE AREA 35,389 SF
CONSISTENCY DETE FOR PROJEC~MINATION EXHIBIT NO. __
Don N eu, City Pia nner
DATE:
RECOMMENDED BY: DATE-------
" AS BUil T"
RCE EXP.
---
--
DATE
60 REVIEWED BY:
OA TE INITIAL
CITY APPROVAL
DATE [:[j '~;;;s OF C All
LANDSCAPE I PLANNING DIVISIO¼SBAD
MPROVEMENT p
PRESTIGE A LANS FOR LA CADEMY p .
I SH9TS I
CARIS COSTA o~ESCHOOL
IRRI;~IOCANLIFORNIA
APPROVED: /-tp~ PLAN
PLANNING C....y ,t:::,[ __;-tf-
DWN BY· -
CHKD BY·
RVWD BY:
PROJECT NO
SOP 12-03
DRAWING NO
475-5 .
IRRIGATION LEGEND
SYMBOL MFG. MODEL NUMBER DESCRIPTION GFM RAD PSI DETAIL
-----RAINBIRD XfS-O9· I 2 LANDSCAPE DRIFLINE .92 GFH 20 M-S SHT
SUBSURFACE DRIFLINE
8 8
10101010
~ RAINBIRD
16
[><1
tOl
~
NETAFIM
CLA-VALVE
RAINBIRD
WATTS
RAINBIRD
RAINBIRD
RAINBIRD
RAINBIRD
IRRITROL
FEBCO
p
ESf-LXMEF-24 STATIONS
DF I 505-140 1-1/2" FILTER
90-0 I AS 20-1 05 SFRNG RNG
IFS-I 5O-FBSB
WBV STD FORT THD BRASS
OR APPROVED EQUAL
RAIN CrlECK
33D-LRC
FESB-PRS-D SERIES
XCZ-1 50-COM -FRS
MASTER VALVE. MODEL I 02F2
825 Y LINE SIZE
@ 12" o.c. /EMITTER
4 EACH TREE X 4 = 8.0
''
''
p
AUTOMATIC CONTROLLER -INSTALL ON BACK OF WALL
INSTALL IN VANDAL RESISTANT -LEMUER STAINLESS
STEEL ENCLOSURE OR APPROVED EQUAL
MANUAL DISC WATER FILTER W/ 140 FILTER
PRESSURE REGULATOR -THREADED
FLOW SENSOR
BALL VALVE LINE SIZED
AUTOMATIC RAIN S'HUT OFF DEVICE, INSTALL PER MFG.
RECS. LOCATION TO BE APPROVED BY OWNER
QUICK COUPLER -INSTALL IN GREEN r"LASTIC VALVE
BOX CARSON OR APRVD. EQUAL. Q.C.S@ I 50' O.C.
AUTOMATIC REMOTE CONTROL VALVE -SIZE PER PLAN
AUTOMATIC CONTROL ZONE KIT
AUTOMATIC REMOTE CONTROL VALVE -SIZE PER PLAN
REDUCED PRESSURE BACKFLOW FREI/ENTER
G
A
H
G
D
A
E
F
J
F
K
LATERAL LINE SCH. 40 PVC SIZE AS NOTED -I 2" MINIMUM COVER
MAIN LINE CLASS 3 I 5 PVC 2" AND LARGER SCH 40 PVC I -I /2" AND SMALLER
SIZE AS NOTED -24" MINIMUM COVER
B C
B C
a::====o
MAIN LINE SCH. 40 BRASS PIPE -I -1/2"
SLEEVE
ELECTRICAL
CONTROL
WIRE SLEEVE
SCH. 40 PVC SIZE = TWICE DIAMETER OF PIPE -24" MINIMUM COVER
SCH. 40 PVC = 2" DIA
24" COVER MIN., SIZE AS NECESSARY
/ATER METER SEE CIVIL ENGINEERS PLANS FOR 3/4" METER LOCATION AND SIZE -STATION I 4+35.9G
THIS WATER METER AND E UIFMENT SHALL BE FOR LANDSCAPE IRRIGATION USE ONLY
-+----1-SIZE NOTE:
----VALVE No.
IRRIGATION P.O.C.
LANDSCAPE CONTRACTOR SHALL INSTALL A PRESSURE REGULATOR
WHEN PRESSURE EXCEEDS 90 P.5.1.
INSTALL ANTI-DRAIN DEVICE ON ALL rlEADS AS NECESSARY TO PREVENT
LOW HEAD DRAINAGE -VALCON ADV x s 5000, 5 I 00 $ 5200 SERIES.
INSTALL VAN NOZZLES AS NECESSARY TO PREVENT OVERSPRAY
IRRIGATION PRESSURE CALCULATIONS
WATER METER SIZE I"
C
C
TOTAL IRRIGATED AREA= 35,389 S.F.
AVAILABLE GALLONS PER MINUTE = 30 GPM
WATER PRESSURE = 21 5 PSI
STATIC PRESSURE 21 5 p51
WATER AGENCY= VALLECITO
SOURCE OF INFORMATION = ENGINEERING
IRRIGATION / WATER USAGE
ZONE I (SLAJ = TURF DRIP 17,708 SF
ZONE 2 = SHRUB DRIP I 5, I 75 SF
ZONE 3 (SLAJ = GARDEN HOSE BIBB 2,5OG SF
TOTAL LANDSCAPE AREA 35,389 SF
IRRIGATION / WATER USAGE
MAWA = (ET) (fj-62) [(0. 7xLA) + (0.3x5LA)
MAWA=(4 70)(0.62)[(0. 7x35,389)+(0.3x20,2 I 4)]
MAWA=29. I 4[(24, 772.3)+(6,064,2)]
MAWA = 898,575.61
MAX GPM THROUGH WATER METER 25.0 GPM
VALVE# 19
MAX DEMAND 25.0
QTY SIZE ITEM
I 3/4" WATER METER
I I" R.P. BACKFLOW PREVENTER
I MAIN VALVE
220' I -I /2" MAINLINE
I 2" MASTER VALVE
I -I /2" REMOTE CONTROL VALVE
LATERAL LINE LOSS
FITTING LOSS ( I 0%) OF LATERAL
ELEVATION CHANGE
TOTAL SYSTEM LOSSES:
PRESSURE TO OPERATE HEAD:
TOTAL PRESSURE REQUIRED:
LOWEST STATIC PRESSURE AVAILABLE:
RESIDUAL WATER PRESSURE:
CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU)
Hydrozone Number ( I -3 with SLA Zone Below -use as many tables
as nessessary to complete all hydrozones) TURF $
TURF SHRUB GARDEN GARDEN
Process Step
No. (Below) 2 3 SLA
Evapotranspirat1on Rate I 47.0
Conversion Factor 2 O.G2
(Step I x Step 2) 3 29.14
Plant Factor 4 0.5
Area of Hydrozone 5 17,708 I 5,175 2,5OG
(Step 4 x Step 5) G 7,587
I rrigat1on Efficiency 7 0.8
(Step G /Step 7) 8 9,484
All Step 8+5LA =Tot. 9 9,484 + 20,214 = 23,G98
(Step 3 x Step 9)=ETWU 10 8G5,399.7=ETWU < 898,575.G=MAWA
C:\DRA""O FlL£S\1Tll.E SHEElS\lOOO(.DWO 4/.l/2012
P.5.1. LOSS
4.9
12.0
4.4
I .5
5.0
0.5
28,3
54
8G.G
215
128.4
1 .
2.
3.
NOTES
DRAWINGS ARE DIAGRAMMATIC. EQUIPMENT SHOWN IN PAVED AREAS ARE FOR
DESIGN CLARIFICATION ONLY AND SHALL BE INSTALLED WITHIN PLANTING
AREAS.
DO NOT WILLFULLY INSTALL THE SYSTEM AS SHOWN WHEN IT IS OBVIOUS IN
THE FIELD THAT UNKNOWN OBSRTUCTI0NS OR GRADE DIFFRENCES EXIST THA
MIGHT NOT HAVE BEEN KNOWN DURING DESIGN. SUCH CONDITIONS SHALL BE
BROUGHT TO THE ATTENTION OF THE OWNERS AUTHORIZED REPRESENTATIVE.
IN EVENT THIS NOTIFICATION IS NOT GIVEN, THE CONTRACTOR SHALL ASSUME
FULL RESPONSIBILITY FOR ANY NECESSARY REVISIONS.
INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS, l
______ 'CMGON' PLJ\5TIC VALVE BOX
EXTENSIONS AS HECE55ARY.
(OR LOIJAL) W! fH LOCKABLE, COLO.".-GREEN COVER WI
FILTER
2"XA" REDWOOD flv\ME
24" MIN
------'CARSON' flASTIC VALVE BOX
(OR EQUAL) WITH LOCKABLE, COLOR-GREEN COVER WI EXfENS!ONS A5 NECESSARY.
!/2" IN TURF, 2" IN GROUND
COVERAl<'LAS
FINISH GRADE
PROVIDE TURNING HANDLE
---ADAPT TO MAIN LINE
MAIN LINE
A----RAIN SHUT OFF 0Ev1CE
--lfif-----WALL MOUNT CONTROLLER 'rrrnl::----WALL
' '----LOCK NUT
rn1r<:'i------tb~il-'&t r1ili'~t6'1:~cl:~0E1
lf:t----fiHl'&/5''1:cS1ibtffNTROL WIRES .,.
,
FINISH GRADE
y5 \'JJ;/iliisauR1AL WIRING
SWEEP ELLS A5 Rt:Q'D
4--TO ROUTE UNDERGROUND
(CORf: HOl.E THROUGH
WALL 1/2" DIA. l.J\RGER THAN COt-JOUIT) CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY 7:::::111.mll
AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION, NOTE, INSTALL CONTROLLER
~----4" PEA GRAVEL PER MFG. PRINTED INSTRUCTIONS
4. ----BALL VALVE it PER LOCAi CODE. INSTALL ELECTRICAL HOOK UP FOR CONTROLLER, INSTALL NO. 14 UF DIRECT LOCATION TO BE REVIEWED IN FIELD
BURIAL IRRIGATION WIRE (WHITE COMMON, DIFFERENT COLOR PILOT FOR EAC ~----4,, PEA GRAVEL BY THE OWNERS AUTHORIZED REPRESENTATIVE PRIOR TO CONTROLLER) USE EPOXY CONNECTORS AND BURY WIRE A MINIMUM OF CONSTRUCTION. PAINT CONDUIT TO MATOI ADJACENT SURFACE
EIGHTEEN (18) INCHES IN DEPTH, BUNDLE AND TAPED TOGETHER EVERY TEN·--------------------------·-IIIIII------------------------·-..... ----------------------· (10) FEET, FORM EXPANSION COILS AT EACH VALVE AND CHANGE OF
DIRECTION. INSTALL WIRING IN PVC SCH 40 SLEEVES UNDER PAVING.
5. PRESSURE MAINLINE TWO (2) INCHES AND LARGER SHALL BE PVC CLASS
315 WITH SCHEDULE 40 FITTINGS. PRESSURE MAINLINE AND FITTINGS LESS
THAN TWO (2) INCHES SHALL BE PVC SCHEDULE 40.
6. NON PRESSURE LATERAL SHALL BE PVC SCH 40 WITH SCHEDULE 40
FITTINGS.
7. FLUSH ALL LINES AND ADJUST ALL HEADS FOR MAXIMUM PERFORMANCE AND
TO PREVENT OVER SPRAY ONTO EXISTING WALKS, DRIVES AND BUILDINGS AS
MUCH AS POSSIBLE. THIS SHALL INCLUDE SELECTING THE BEST DEGREE OF
ARC TO FIT EXISTING SITE CONDITIONS.
8. BALL VALVE SHALL BE LINE SIZED AND LOCATED IN PURPLE VALVE BOXES,
PER SPECIFICATIONS
9. CONTROL VALVES SHALL FJE SIZED AS NOTED ON DRAWING AND LOCATED IN
PURPLE VALVE BOXES,PER SPECIFICATIONS.
10. ELIMINATE ALL L0WHEAD DRAINAGE AS NECESSARY.
11. CONTRACTOR SHALL MAKE ALL NECESSARY ADJUSTMENTS TO IRRIGATION
SYSTEM AS REQUIRED TO INSURE AN OPTIMAL SYSTEM FOR 100% COVERAGE
WITH 60% OVERLAP OF HEADS IN ALL PLANTING AREAS.
12. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING POSITIVE DRAINAGE IN
ALL NON-HARDSCAPE / PLANTED AREAS.
H MANUAL DISC WATER FILTER
--------"SNAP TITE" CONNECTORS,$
EXPANSION COILS, I 5 WRAPS
AROUND 1/2" F!FE ITYF.)
-------FLOW 5[M50R (PER L[G[MDJ
FIN!SH GRADE
2·'X4" REDWOOD FRAME
3/4" PEA GRJ\VEL, G" TJ-IICK
~---MAINLINE WITH TEE OR ELL
SLIFXSLIFXFIPT
~------COmROL If/IRE SHALL BE CONTINUOUS BETVvEEN
f.5. AN[) CONTROLLER. ONE WIRE FER EACH VALVE
14G. MIN. (BLACK) NO MULTI STRAND \II/IRE.
D BALL VALVE
~-FINISH GRADE
;t=,.,,.-,£~~=1iiif---PEA GRAVEL
,,,---MATCH IPS OF O.C.
_,,--rk.'b,-J-Q,¥2:iit °//;f;,G,l'i,VBA'iffi$
~-PVC SCH 40 STREET ELL
A WALL MOUNTED CONTROLLER
CONTROL AND MEUTRAL CONDUCTORS TAPE$ BUNDLE TO
MAINLINE @ 20'0.C.
flMISH GRADE
~AAIN 5Ur'r'LY LINE
NOTE; CONTROL AND NEUTRAL
CONDUCTORS SHALL BE
lt-JSTALLED WITH A
MINI/\AUM OP 18" EARTH COVER
13. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNINcill _______________________ ..,.i,,.-.. ---------------------•-.. 11111----------------------
0R RELATING TO ANY PORTION OF THE WORK ARE HEREBY INCORPORATED
INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS
SHALL BE CARRIED OUT BY THE CONTRACTOR.
14. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL UTILITIES,
STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF
UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE
APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUA
FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE.
15. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR
ARCHITECTURAL PLANS BEFORE BEGINNING WORK.
16. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO
PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK.
17. ACTUAL LOCATION FOR THE INSTALLATION OF THE BACKFLOW PREVENTER AN
THE AUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE
OWNER'S AUTHORIZED REPRESENTATIVE.
18. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE
TWICE THE DIAMETER OF THE PIPE CARRIED. ALL WIRE UNDER PAVED AREAS
TO BE INSTALLED IN A SCH. 40 SLEEVE THE SIZE REQUIRED TO EASILY PUL
WIRE THROUGH. ALL SLEEVES TO BE INSTALLED WITH A MINIMUM DEPTH AS
SHOWN ON THE SLEEVING DETAILS. SLEEVES TO EXTEND AT LEAST 12" PAST
THE EDGE OF THE PAVING.
19. ALL QUICK COUPLER VALVES TO BE INSTALLED AS SHOWN ON THE
INSTALLATION DETAILS.
20. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS
SHOWN ON THE PLANS. ALL HEADS ARE TO BE ADJUSTED TO PREVENT
OVERSPRAY ONTO BUILDING, WALLS, FENCES AND HARDSCAPE. THIS INCLUDE
BUT IS NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR ADJUSTMENT J
FLOW SENSOR
~-------FINISl"l GRADE
--------FVC SCH 40 ELL
~-------FVC SCH BO NIPPLE (LENGTH
AS Rt:QUIRi::D, I Of' 2)
~-----30-iNCH LINEAR LENGTH OF
1NIR.E, COILED
~----WATERFROOFCONNECTION:
PVC SCH 80 NIPPLE
(2-INCH LENGTH, HIDDEN)
AND PVC SCH 40 ELL
PVC SCH 40 TEE OR ELL
PVC MAINLINE
RAIN BIRD SPLICE-I ( I OF 2)
ID TAG: RAIN BIRD VID SERIES
VALVE BOX WITH COVER:
INSTALL I JJ MIN. ABOVE D.G.
PVC SCH BO CLOSE /\!IPPLE
PVC 50-1 80 UMION fOR
SERVICING ASSE1\I\BLY
PVC SCH 40 MALE ADAPTER
LATERAL PIPE Mll'-1 I 2" COVER
'----3-INCH MINIMUM DEFTH OF
3/4-IN0-1 WASHED GRAVEL
CONTROL ZOME ,'.IT·
RAl/\1 BIRD XCZ-1 00-B-COM
(!MCLUDES LFV-1 00 VALVE,
BACi<, FLUSH FILTER. DUCK BILL BOOT) PSI-L40X-1 00 PRESSURE REGULATOR
CONTROL ZONE KIT W/ BACKFLUSH FLT
E QUICK COUPLING VALVE
----------~ TAPE it: BUNDLE CONTROL \/'/IRE
@ IO' DIC (TYP.)
,---------"SNAP TITE" COMNECTORS *
EXPANSION COILS, I 5 WRAPS
AROUND 1/2" PIPE (TYP.)
---------ADAFT TO l.J\TERAL LINE
-------ELECTRIC VALVE (PER LEGEND)
flNIS~I GRADE
J/2" IN TURF, 2" IN GROUND COi/ER
'--"BROOKS" f'l.J\STIC VALVE BOX
WIHI HINGED, LOCKABLE, COLOR GREEN COVER (OR EQUAL)
PVC ELL
,_..,.,...__ 2"X4" RED\/VOOD FRAME
3/4JJ PEA GRAVEL, f;" TrllCK
CONTROL WI RE (TYP .}
TO CONTROLLER
~-.....!.-f---,Jlc7-~'--PVC SCH 80 NIPPLE
L--,--U~-l:J=Jt-MAIN LINE w1rn TEE OR. ELL SLIPXSLIPXFIFf
4------~------COMMON WIRE TO OTHER VALVES
~----~-----CONTROi" WIRE SHALL BE CONTINUOUS BETWEEN
F
RCV AND CONTROLLER. ONE WIRE PER EACH VALVE
14G. MIN. (BLACK) NO MULTI STRAND WIRE.
~-----CHRISTY 1.D. TAG
ELECTRIC CONTROL VALVE
B
C
SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS, REPLACEMENT .. _ .. ______________________ --it--•------------------------
0F NOZZLES WITH MORE APPROPRIATE RADIUS UNITS AND THE REPLACEMENT
OF NOZZLES WITH ADJUSTABLE ARC UNITS.
21. ALL IRRIGATION SYTEMS SHALL BE INSTALLED PER GOVERNING WATER AGENC
STANDARDS, REQUIREMENTS AND SPECIFICATIONS. IF A DISCREPANCY EXISTS
BETWEEN THE GOVERNING WATER AGENCY STANDARDS, REQUIREMENTS AND
SPECIFICATIONS AND THESE PLANS, THE MORE STRINGENT STANDARDS,
REQUIREMENTS AND SPECIFICATIONS SHALL BE IMPLEMENTED.
BALL VALVE (TYF.)
LE MUER ENCLOSURE $ FOOTING
MODEL #LBF-99 --BRASS NIPPLE (Tr?.)
COLUR TO BE "GREEN"
SIZE AND LOCKING HARDWARE I f'ER MFG. REQUIREMENTS
BACKFLOW PREVENTrnF====,--',==Hi==t--"Y' 5fRAINER
40 -MESH 5.5.
BRJ\55 t:LbOW
1Y1ss FIFE---++
f'IN15~1 GRAD
TEST COCK CrYf' .)
FOUR PLACES I 2, MIN
12" DEPT\-1 MIN.
PEA GRAVEL
BRASS ELBOW
!Hi·+-BRASS UNIO~J
-1-·'MIN
BR/155 PRESSURE SUPPLY LINE ,;>:~I.:::::::\;,.~).:~\.'.\'.;.;·~,,:;•/.
·: ,. CONCRITE· .. .-.... •.i • '.
I 2" BRASS NIPPLE
PVC SCH 40 MALE ADAPTER (T(f'.)
K
FC.JOTINC
I 2" Ml~!. SQ. cmlCRETE t::lKA55 t'LtlO'
'-.._PRESSURE SUPPLY
W..JE -DISCHARGE
THRUST BLOCK (TYP.) NOTE: IF 4J A~JD LARGER SEE THRUST BLOCK DETAIL.
NUTE:
I. EQUIPMENT TO BE INSTALLED AT A MINIMUM OF 12" FROM WALLS, BUILDINGS, ITC.
2. ALL ABOVE GROUND A55EMBLY SHALL RECEIVE ONE ( I J COAT RED LEAD PRIMER AND
3. WHEN U~llT 15 ~IEXT TO BUILDING, WALL, ETC., TEST COCKS ARE TO BE ON OUTSIDE.
4. f-'AINT DARK GRLEN OR TAN (PERLA AT TIME OF INSTALLATIO~!)
5. VERTICAL BRASS RISERS AND UNION MAY BE CHANGED TO GALV. / SCH 40 PIPE
WITH WRJTTEN PERMISSION OF WATER PERVEYOK.
REDUCED PRESSURE BACKFLOW PREVENTER G
eta
CHARLES
TROWBRIDGE
AND ASSOCIATES
17901 ROMELLE AVENUE
SANTA ANA, CA. 92705
PH (71-1) 532·3663 FAX (714) 532:-3667
chas2.cta@gmail.com
LANDSCAPE ARCHITECTURE UC. If 2242
DI RT
DIAL TOLL FREE
1-800-422-4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
DA TE INITIAL
DESIGNER OF WORK
~--------ADAFT TO MAINLINE
,-------PRESSURE REGUU\TOR (PER LEGEND)
•
@ @
f!Nl5H GRADE
2" IN GROUND CO\/ER
'--"BROOKS" Pl.J\STIC VALVE BOX
WITH HINGED, LOCKAl3LE, COLOR GREEN COVER (OR EQUAL)
MAINLINE
'15---2"X4" REDWOOD FRAME
~-3/4" PEA GRAVEL. G" THICK
PRESSURE REGULATOR
DA TE INITIAL DA TE INITIAL
REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL
TRENCHING
FINISH GRADE n~ ..
½~% ·•
'" ..
IN .. :'('. . 4.,,
. ~· • • '.,,·. ~~ ' . •. .. ~ • .II tl . ' / • 90% COMPACTED
-=-~"--!----NATIVE SOIL .. 24" . G". MIN ,---r7'1===1:..__;~~-.f.-----5LEEVE •
1 '.§?'.'.~t=::::;~:r---5PRINKLER LATERAL +-1-:-· ◄· OR CONTROL AND ··· .•.:.(;,;. NEUTRAL WIR,ES 12" · . · ,.
MIN.
-t---j----J=~---j'-,,..-..,f'-,-+----MAINLINE SLEEVE
-Jlh-,-l-----MAIN SUPPLY LINE
SLEEVING
I SH3T I
CONSISTENCY DETERMINATION EXHIBIT
FOR PROJECT NO. __ _
DATE: __ _
Don Neu, City Planner
RECOMMENDED BY: _________ _
DATE: __ _
APPRO VEO FOR
!RR/GA T!ON ANO PLAN TING
ONLY, INCLUDING PRECISE
LOCA T!ON OF PLANTING
AREA.
"AS BU IL T"
RCE __ _ EXP ____ _ DATE
REVIEWED BY:
INSPECTOR DATE
CITY OF CARLSBAD I SHgTS I
PLANNING DIVISION
LANDSCAPE IMPROVEMENT PLANS FOR:
PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS
CARLSBAD, CALlF0RNIA
IRRIGATION LEGEND NOTES & DETAILS
APPROVED: /ti~ {_;r-, B\ \ .;;tr --\-, ,; ~.-:;'
PLANNING
DWN BY: PROJECT NO. DRAWING NO.
CHKD BY: SOP 12-03 475-srv RVWD BY:
R
s
T
12 1
5510N flTnNCi5: __,__ f-A5Y f Ir COMPRP-
COUPL NCi -RAJN
fcU5HCf\P , RJ\JNi3
CllRi? Ml7CfCOUP
IRl7 Ml7CfCi\P
APffR: --7"-COMPRP-5510N /ID
R!INi31Rt7 600-C f-1
INCi fHf I/ 2" 0-Cf-l NOT!': V\tlf-~I CilU
ADAPffR INfO rH
AB5 ro PVC i30N
f, PVC fff, U5t' /IN
171NCi 501, \/l'Nf
----r'--I-JR/ \/ ACUUM !<cl
,AR \/ !Iv ve Kif ( IN
N L/INl75CA'f 5Y
lff VAl\/1': RAJNl'!IRl7
5f/'lvl, Af HICiH POl1\lf
5frMJ
ll~l2 flflNCi: -CT"''--LANl75CAPt' 17RIP
R!,i,\Ji31Rl7 l/lNl75C
rorABLI', lt7-XX
l~ON-POrABLf -
/-Pf 17RIPlli\lr
-xx
lCP-XX-XX
----CONfROLr ZONI'
RANCllR17 XCZ -
KIT:
XXX
----""'-----MAJNllN!' PIP!'
~~ 5UPPL Y HfAt7fR
PVC 5CH 40
WlfH COMPRf5
RAINCllRt7 600
5I0N flTnNCi5:
-Cf-I
'
LANDSCAPE PLANTER
CURVED POLYGON SHAPED
1\JOll'.( S) :
If Plif1lc!u c/lNDSCN'c DRIPLINe
LNDeR 501L, !70 ,1or 0URY MORE'
lHAN 2" BE'WW CiRJ\DE' /IN!7 INCl-UD!'
AJR Rfl-lff V/'t\/f-( :tf t?RA\11~1\ICi-
"/IJR Pl'clef 1/AIJ/e Kif-AR WL\/f
Kif"),
~----c/\SY Flf COMP.EfS510N fff
RAIN 0IRD M!7Cflff
~-L/IN950i'f DRIP,1,r !Wl,~a,
RAIN flfD cAND'i'.Nc rRIPch~c w-xx-xx
Flcll5H uRADf'
ff DOWN 5fA<i;,
RAJN BIRO LDl8SlK
LANDSCAPE DRIPLINE 2" BELOW GRADE
WITH EASY FIT TEE-POTABLE SYSTEM
-----------fOP Of MllCH
-----------iJ-INCH ROUNl7 \//11,1/f BOX: RAN BIRD VD-6RNl7
------/\JR Ri'llff \/Ac\/!' Kif
R/JN BIRl7 Xj7000 ARVA!,Vf :<f
i,ANl75CAPr 17RIPUNf WBNu:
RA~I BIRD lANl75CAPf 17RIPLINi' w-xx-xx
~---?-INCH MINIMUM DfPfrl Of
? I 4-li~CH W/\9-1W CiRAVfl
AIR RELIEF VAL VE IN KIT
AR VALVE KIT
C, \ORAM<O FLES\TillL SHEml\)OOOU)WO 4/3/2012
" / " ~
~
I ~ ~
I
I
t'A5Y flf COMPRr55I0~1 flHINCi5:
COUPLNCi , RAJ~ICllRl7 Ml7CfCOUP
flU5HCAP , RAJNflRl7 Ml7CfCAP
COMPPl'5510N At7,APffR:
RAJNflRt7 600-Cf-l
NW: Wr1f1N CicUl,\JCi rHf 1/ 2" 0-Cf-l
ADAPr'eR INTO rHI' PVC fff, U5f AN
AB5 ro PVC c!ONl71NCi 501,1/eNr
--+--CONTROLf ZONf Kif:
RAINBIRl7 XCZ-XXX
__,__ MAINclNf PIPf
Lr:, -AIR/ VACUUM Rt'Llff \/Al\/!': RAl~lf1Ri7 --------J.l:~~i-t--!-JJL
AR \//\LW Kif ( IN5fAt,t, Ar HICiH POINf
12" I, I, , ,
~
' I'-,__
N.T.S. 0
~10ff5
/
I
I
/
/
I I ,
I1\J L/\Nl75C/\PI' 5Y5ffMJ
L/INl75Cf\Pr DRIPclNI' fUCllNCi:
R,AJN13IRl7 l,,AJ\1175Cf\P!' 17RIPclNI'
POT/\BLf -1,17,xx-xx
NON-POfABl,I', LCP-XX-XX
CONfROl,f ZONf Kif:
RAl1\JBIR9 XCZ-XXX
MAJ~ILINt' PIP!'
LANDSCAPE PLANTER
CORNER SHAPED
N.T.S.
PVC 5CH 40 rt'f OR W,
w~-----fcAIN l?L~r f/\5Y flf
COMPRb510N Al7/\Pf!'R
----..__ f/\5Y flf COMPRf 5510~! COlPllNCi
Rl'JN flRiJ Ml7CFCOUP
L/INl75CAff 17RIPllN!' fUi31Nu:
_.---RAIN FIRl7 Ll'Nl75C/\Pf 17RIPllNf w-xx-xx
OR
1/ 2-NCH POI, Yf'IH\U'1\Jf PIPf:
,ZAIN flRl7 xr:,5
BLACK 5lRlff fUi31NCi
RAIN DIR17 Ml7CFCN
lt,L----!'/\5Y flf COMPRf55I0N COUPcNCi:
RAIN DIRD MDCfCOUP
(D LArl'R/11, ANt7 fMlfffR 5PN:INCi 17fPf~ll75 O~I 501l 1'1P J£---l'/\5Y Fir COMPP!:5510N fLU5H CAP
N.T.S. p LANDSCAPE DRIPLINE LATERALS
POTABLE SYSTEM
NW:
I, /'lvi,OVV A MNl/v\Ulv\ Of 6-l1\JCHl'5
Of 17RIPLIN2 fUC?INCi 1,\11/Al,\/f
i30X N ORl7fR fO 171R!'Cf
ft,U5Hfl7 WArfR OUT5I17f \/f,l\/f
170X,
FLUSH VALVE
M
N
5LFPi, Y Hl'Al7fR
PVC 5CH AO
COMPRf5510N /\9f\PfrR:
RAIN131Rl7 600-CF-I
l/v1rH COMPPl'55101N flf11NCi5:
RAJNC?IRl7 600-CF-I ~~~~~~f-~f:AAi5Y~f~lf~cho;MPRl'55ION rIn1Na5:
COUPLNCi -R!l~ll?IRl7 Mt7CfCOUP
ft,U5HCAP , RAINBIRl7 Ml7CfCf\P
LANDSCAPE PLANTER
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L/INl75Cf\Pf 17RIPllNI' fUC?INCi:
PAl~I flR17 lfJ\lt75Cf\Pf fUBINCi
1,17-XX-XX
l'MlffrR ( PRl'-IN5f/'lvLffi) IN
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PRf55URf COMPfN5AnNa
IN-l,l~lf l'MlfffR flJJ311NCi
PAIN flR17 Ml7Cffff
fMlff!'R ( PRf-lN5f/'lvl,f17) IN
fUfNCi
PLINE LANDSCAPE DRI
POTABLE SYSTE
CONNECTIONS
M
RT
DIAL TOLL FREE
1 -800 -422 -41 33
AT LEAST T'NO DAY
BEFORE YOU DIG
s
•
CHARLES
TROWBRIDGE
AND ASSOCIATES
17901 ROMELLE AVENUE
SANTA ANA, CA. 92705
PH (711) 532-3663 FAX (711) 532-3667
chcisZ. c la.@grn.i.il. com
LANDSCAPE ARCHITECTURE UC. ll 2242
'> \.i>NDS~ i-,'#,<, ~ W, r~%:ii,q;
c:., ~v ~1l: o;:,. I I,,,~, 2242 ! "6 1t 11A'ff:J;
II 1//f/, I
~F -.,
N.T.S.
N,T,S,
DATE INITIAL
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFOR NIA Expiratia n Date: 10/31/1a DESIGNER OF WORK
APPROVED FOR
!RR/GA T!ON AND PLANTING
ONLY, INCLUDING PRECISE
LOCATION OF PLANTING
AREA.
"AS BUil T"
RCE EXP. DATE
REVIEWED BY:
INSPECTOR DATE
I SH4T I I SHgTS I CITY OF CARLSBAD
PLANNING DIVISION
LANDSCAPE IMPROVEMENT PLANS FOR:
PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS
CARLSBAD, CALIFORNIA
DRIP IRRIGATION DETAILS
I APPROVED: /~~~ Lr, E::,I\ -,;-1\-
I
+ S.· 1-s'
PLANNING
OWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: 475-SM REVISION DESCRIPTION SOP 12-03 OTHER APPROVAL CITY APPROVAL RVWD BY:
,8r'6J.!Z
TYPICAL CONCRETE MOW STRIP
BETWEEN ALL POTABLE$
RECYCLED IRRIGATION SYSTEMS
SEE DETAIL SHEET G
j
. J
0
ZONE-2
-NE-2
ZONE-2
·y ..-;.
-/ZOfi~-2
lONE-2
RT
DIAL TOLL FREE
1 -800 -422 -4133
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA
865.,35' NOOD8'.32''F NOTES:
CHARLES
TROWBRIDGE
AND ASSOCIATES
17901 ROMELLE AVENUE
SANTA ANA, CA. 92705
PH (71'1) 532·3663 FAX (7H) 532·3667
s.ha s2. c:tai@grna fl. com
LANDSCAPE ARCHITECTURE UC:. 112242
-,-,--~-= ,. 2~~ p .......... ¾fad§
0 20 40 60
CONTRACTOR SHALL INSURE Tl1AT ALL
AREAS DRAIN AWAY FROM STRUCTURES
AND TERMINATE IN AN APPROVED DRAINAGE
SYSTEM (2% GRADE IN PLANTING AREAS)
CONTRACTOR SHALL BE RESPONSIBLE FOR
ANY DAMAGE TO EXISTING PLANT MATERIAL
AND IRRIGATION EQUIPMENT. CONTRACTOR
SclALL REPLACE ALL PLANT MATl:'RIAL THAT 15
DEAD OR DAMAGED AND ALL IRRIGATION
EQUIPMENT THAT 15 DAMAGED DUE TO NEW
CONSTRUCTION. ALL NEW REPLACEMENT
PLANTING AND OR IRRIGATION SHALL
INCLUDE ANY BARE AREAS BETWEEN TclE
LIMITS OF THE NEW CONSTRUCTION AND
THE EXISTING LANDSCAPE AREAS AND
SHALL CONFORM TO ALL REQUIREMENTS OF
THE CITY OF CARLSBAD.
REFER TO ARCHITECT'S FLANS FOR ALL
INFORMATION PERTAINING TO PROPOSED
FENCING.
REFER TO ARCHITECT'S PLANS FOR ALL
INFORMATION PERTAINING TO PROPOSED
PLAY EQUIPMENT AND PLAY SURFACING .
REFER TO ARCHITECT'S FLANS FOR ALL
INFORMATION PERTAINING TO PROPOSED
SHADE STRUCTURES.
IRRIGATION / WATER USAGE
ZONE I (SIA) = TURF DRIP I 7,708 SF
ZONE 2 = SHRUB DRIP I 5, I 75 SF
ZONE 3 (SLA) = GARDEN HOSE BIBB 2,50G SF
TOTAL LANDSCAPE AREA 35,389 SF
CONSISTENCY DETERMINATION EXHIBIT
FOR PROJECT NO. __ _
DATE: ___ _
Don Neu, City Planner
RECOMMENDED BY: _________ _
DATE: __ _
APPROVED FOR
/RR/GA TION AND PLAN TING
ONLY, INCLUDING PRECISE
LOCATION OF PLANTING
AREA.
"AS BUILT"
RCE __ _ EXP _____ _ DATE
REVIEWED BY:
INSPECTOR DATE
i---t----t-----------+-----l--------4-----+-_J I SH5EET I CITY OF CAR LS BAD I SH9EETS I
PLANNING DIVISION
riLAN~;:;:DS~C;,:AP~E~IM~P~R~O,:;:VE~M~E~NT~P;LAN~~S::::F~O~R~:==::::::::_l::::::::::::=;
PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS
CARLSBAD, CALIFORNIA
PLANTING PLAN
APPROVED:
PLANNING lro1AATITE~t,;;INW1TI"-A"L--t---------------------l-□-A-TE--l--lN-IT-IA_L__j__DA_TE _ _J__IN-IT-IA_L_J ~D~W~N~B~Y=: ==-==-==-=-=_= _=;-,===P:::R:::O:::J::::E:::C::::T=N=o=. ==;-;::D=R=A=W=l=N=G=N=O~.
REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL ~~~g ~~:--SOP 12-03 475-5 DESIGNER OF WORK
,\
I
8" MIN.
24"
4" PERFORATED -----+--
STAND PIPE 1NITH
DRAIN GRATE CAP.
PIT DEPTH
VARIES
6" MIN.
11
11
NOTE, IMSTALL ?.-1 O' LONG LOGEFOLE
FINE STAKES.
--r/<:""--TREE
2 X DIA.
ROOTBALL
CINCH-TIE TREE STABILING CONNECrlON
TREE STAKE (REFER TO SPECS)
PLASTIC TRUNr, GUARD
(TU Rf ARI.AS ONLY)
3" MULCH LAYER
TEMPORARY WArER BASIN
fl~IISH GRADE
.,,L ROOTBALL
(SET I" 1-IIG~tER nlAN
FINISH GRADE)
i----..~sCARIFY SIDES AND
BOTTOM Of PLANT Pn
----1---4" PERfORJ\fED DRAIN LINE LOOP AROUND EACH TR£E
PlT AT BASE OF PIT WITH SOIL SEPER.ATOR FABRIC.
TREE PLANTING-VERTICAL STAKES
(J)
CONCRLIE HEADER '11ml CO/.D
JOINTS AT 5'-0' O.C.
NOTES;
NOTTO SCALE
~-----F/N/5HGRPDE
13 CONTINUOUS RIBAR
'---COMPICTED SUEIGRADE
I. rounu CONCKE{E HEADER SHALL BE FORMED ON BOTH SIDES WffH 5MOOrri STEEL
TROWEL FINISH ON THE TOP N✓D 314' RADIUS EDGES.
2. TOP OF MEADER SHAU BE I' ABOVE FINISH Gi?ADE Af/D CURI/E.5 SHAU BE UNIFORM
AND Fi?fE FLOWING.
CONCRETE MOW STRIP
FORM SAUCER WI {H
3'CONmiUOUSRIM
SPEC/f/ED PLANTING
Ml)(. WATER t TAMP
TO REMOVE AJR
FOCKr.15
F!.Af/T SPACING /15 f'ER FLAN
3' MULC/1 IN5TALLfV
BEFORE ftA}/{/l✓G
FR.EFARE BED AS FER
WPJTTEN SPECIFICATION
NOTTOSCA/E
SHRUB PLANTING
NOT TO 5CAI.E
1111
. •, .
•;' . . :. :, . :, .. . •.',, .· ·,.~ ..... '... -. . ' . . . : ',, ' ' .. ••,.
' . . ... ' . ' . . . : . . ' . ·:-·• :' ' . ·. . ,· . .. •' . .
GROUNDCOVER PLANTING DETAIL
Narro SCAlE
C,\DRA ... O RLES\ll11.E SHEEIS\)000(.0WO 4/3/2012
MAINTAJN SAUCER CN LONER
SIDES OF fL4NT TO R.tTAIN WATER
BAC!f!LL 'MTH SFEC/f!ED
f'IANllNG MIX
WATER.AHO TAMP TO
REMOI/E AIR FOCKE.IS
NOTE: INSTALL 2-/0' LONG lOGEPOLE
PINE STAI.ES.
.,.._--.,<--TREE
'-<>J'l.'l--C/NCMIE Te.EE STAB/UNG CONNECTION ~il~~E!iv ,,--TREE ST.W (REFER TO 5FfC5)
DRJI/EN (MIN. 10, FIRMLY
INTO SUBGRADE fl?./Oi?.
24"
3'MULCtl ---
TO BACKf/WNG
STAKES PIACED ON OPPOSITE 5/DES
OF rHE 0/Rfcr/ON OF rHE PRfVAJJNG WIND.
EROSION CONT,~Ol FABRJC
RfQU/RfD ON I: I 5LO?E5
Ar BACK Of ?IT
GRADE BACK Of FIT TU
M/IX!MUM I: I 5LCFf
ORJC/NAL GRADE
OF SLOPE
TREE PLANTING-VERTICAL STAKES -SLOPES
NOTTO SOLE
FENCE -----------l---l+--ll-l-l-ll---l+---11-ll--+I--II
WIRE T'MST TIES OR NU?5E,~Y TAi'E. --1--~1--1-1--1!--~--1,1,
PLACE llflOT ON BACK SIDE Of
fENCE OUTSIDE OF FIA Y AREA
FIN/St/ GRADE ------+-IH+--+-1.. 11
VINE PLANTING
NOT TO SCALE
SHRUB PLANTING -SLOPES
NOT TO SCA/£
fROSKJI CQffl1a. FNRC
RfQlffD 111 1: 1 SLCl'ES
AT ll4CI( Cf PfT
l1WJf BACK Cf PIT ro
lWM.111:1 9.(Ff
Cli/QIIALQW)f
Cf 9.(Ff
INSTALL KOOT !jARKIER.5 Of A CONTINUOUS LINEAR, NON-PANE
POLYETHYLENE lYPE A MINIMUM OF I 0'-0" LONG ON ALL TREES
WITHIN f;'-O" OF ANY HARD5CAPE
-r--1----CONCRETE WALK, BUILDING WALL, GAP.DEN WALL,
CURB, OR OTHER HARDSCAPE FEATURE.
DEEP ROOT BARRIER
NOT TOSCAlE
PLANT LEGEND
SYM. BOTANICAL NAME COMMON NAME SIZE QNTY. HT. @
TREES
VINES
T
LIRIODENDRON TULIPIFERA
RHUS LANCEA
LAGERSTROEMIA INDICA
'TUSCARORA'
PINUS ELDARICA
QUERCUS AGRIFOLIA
ALBIZIA JULIBRISSIN
TULIP TREE 24" BOX I 8
AFRICAN SUMAC 24" BOX I 2
MILDEW RSTNT CRAPE MYRTLE 24" BOX 5
MONDEL PINE 24" BOX G
COAST LIVE OAK 24" BOX I 2
SILK TREE -MAINTAIN BOTTOM 3G" BOX 2
OF CANOPY A MIN. OF 8'-0"
FROM ADJACENT FINISH GRADE
HARDENBERGIA VIOLACEA LILAC VINE 5 GAL 30
MATURITY
INSTALL THE VINES ON THE OUTSIDE FACE OF THE FENCE, OPPOSITE THE PLAYGROUND
RAPHIOLEPIS INDICA 'BALLERINA'
RAPHIOLEPIS INDICA 'ENCHNTRS'
PHORMIUM 'TONEY TIGER'
LANTANA MONTEVIDENSIS
ROSEMARINUS 'IRENE'
AGAVE ATTENUATTA
DWARF INDIA HAWfHORN
DWARF INDIA HAWfHORN
DWARF FLAX
PURPLE TRAILING LANTANA
PROSTATE ROSEMARY
AGAVE
ACACIA REDOLENS 'DESERT CARPET ACACIA
BOUGAINVILLEA 'GOLDEN JACKPOT
ANIGOZANTHOS 'BUSH GOLD'
ELAEAGNUS PUNGENS
MUHLENBERGIA RIGENS
VARIEGATED BOUGAINVILLEA
KANGAROO PAW
SILVERBERRY
DEER GRASS
CAREX BUCHANANII LEATHER LEAF SEDGE
0 CALISTEMON CITRINUS 'COMPACTA' DWARF BOTTLEBRUSH
GROUNDCOVER
. -++++++++++++ ++++++++++++ ++++++++++++ ++++++++++++ ++++++++++++ ++++++++++++ + + + + + + + + + + + + ++++++++++++
• • • • • • • • • ♦ ♦ ♦ • . . . . . . . . . . . . . . . . . . . . . . . . . .
• • • • • • • • ♦ • • • ♦
• • • ♦ • • • • • • • • ♦
• • • • • • • • ♦ • • • ♦
• • • • • • ♦ • • • • • • . . . . . . . . . . . . .
• • • • • • • • • • • • ♦
MYOPORUM PARVIFOLIUM MYOPORUM
NOTE : UNDER-PLANT ALL SHRUBS WITH
MYOPORUM WITHIN REACH OF IRRIGATION
CAREX DIVULSA BERKELEY SEDGE
NOTE : PLANTINGS LOCATED IN BIO-SWALES AND
RETENTION BASINS SHALL BE FULLY KNITTED IN
AND PROVIDE COMPLETE COVERAGE OF THE
AREA IN ORDER TO PROVIDE A WORKING FILTER
PRIOR TO PROJECT APPROVAL AND OCCUPANCT
'WATER SAVER' TALL FESCUE
5 GAL 19 30"
5 GAL 153 3G"
5 GAL 18 24"
GAL 2G2 18"
GAL G9 18"
5 GAL 14
I GAL 84
5 GAL 9G
5 GAL 21
5 GAL 20
5 GAL 3G
5 GAL 183
5 GAL 42
ROOTED CUTTINGS
@ 12" O.C.
I GALLON @ I '-0"
O.C.
SOD
CLASSROOM GARDEN GROOMED/ DEBRIS FREE NATIVE SITE SOIL
'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v
'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v
'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v
'v 'i/ V 'i/ 'i/ 'i/ 'i/ 'v V V 'i/ 'v
'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v 'v
MYOPORUM PARVIFOLIUM MYOPORUM I GAL @ 4' O.C.
TY
E
A
0
T
PICAL EXISTING LANDSCAPE PER APPROVED DRAWING 429-7N
XISTING LANDSCAPE TO REMAIN -PROTECT IN PLACE
LL MISSING PLANTS OR BARE AREAS WITHIN EXISTING LANDSCAPE AREAS
F THE PROPERTY SHALL BE REFURBISHED/REPAIRED AS APPROPRIATE
0 BRING PLANTINGS BACK INTO CONFORMANCE WITH DRAWING 429-?N
CHARLES
TROWBRIDGE
AND ASSOCIATES
li'901 ROMELLE AVENUE • SANTA ANA, CA. ~Z705
PH (714) 532·3663 FAX (714) 532-3667
chas2.cta@gmall.com
LANDSCAPE ARCHITECTURE LIC. # 2242
RT /,1/'-""~
~~':, Vj_ rlt'o~~
0/J:;-'v ~~
DIAL TOLL FREE
1 -800 -422 -413
AT LEAST TWO DAYS
BEFORE YOU DIG
3
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFOR NIA
~ ff; No f.~2 0 "' '/l '' '/18 ~ ',
~ f;,
DATE INITIAL
Ex□i,c/4on Date: 10{31L16 DESIGNER OF WORK REVISION DESCRIPTION
PLANTING NOTES
I. LANDSCAPE CONTRACTOR SHALL REVIEW ALL EXISTING SITE CONDITIONS PRIOR TO
SUBMITTING 1-115 BID AND PRIOR TO STARTING CONSTRUCTION. IF ANY DISCREPANCIES
EXIST THEY SHOULD BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT.
2. LANDSCAPE CONTRACTOR SHALL HOLD A CURRENT BUSINESS LICENSE IN THE CITY OR
COUNTY THAT HAS JURISDICTION OVER THE PROJECT,
3, LANDSCAPE CONTRACTOR SHALL PROVIDE ALL LABOR, MATERIALS AND EQUIPMENT FOR
THE INSTALLATION OF PLANT MATERIAL AS INDICATED ON THE DRAWINGS AND AS
SPECIFIED t-lEREIN.
4, LANDSCAPE CONTRACTOR SHALL COORDINATE PLANTING WITH OTHER SITE
IMPROVEMENTS UNLESS SPECIFIED, STRUCTURAL IMPROVEMENTS SHALL BE INSTALLED
PRIOR TO PLANTING OPERATIONS.
5. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR LOCATING AND STAKING
EXISTING SEWER AND UTILITY LINES ABOVE GRADE THAT MIGHT BE DAMAGED AS A
RESULT OF PLANTING OPERATIONS, CONTRACTOR SHALL ASSUME SOLE RESPONSIBILITY
FOR ANY COST INCURRED DUE TO DAMAGt AND FOR REPLACEMENT OF
AFOREMENTIONED UTILITIES,
G. DO NOT INSTALL PLANTING WHEN UNKNOWN OBSTRUCTIONS, GRADE DIFFERENCES OR
DISCREPANCIES IN AREA DIMENSIONS EXIST. IMMEDIATELY BRING DISCREPANCIES TO
THE ATTENTION OF THE OWNER'S REPRESENTATIVE, OF NOTIFICATION 15 NOT
PERFORMED, THE CONTRACTOR SHAU. ASSUME RESPONSIBILITY FOR REVISIONS
NECESSARY
7, THE PLANTING DESIGN AS INDICATED ON THE DRAWINGS 15 DIARGAMMATIC. SCALED
DIMENTIONS ARE APPROXIMATE. BEFORE PROCEEDING WITt-1 WORK, Cl1ECK AND VERIFY
SITE DIMENTIONS.
8, COORDINATE INSTALLATION OF PLANTING TO AVOID CONFLICTS WITH IRRIGATION WORK,
UTILITIES OR ENGINEERING AND ARCHITECTURAL FEATURES. VERIFY REQUIRED
SETBACKS FROM UTILITIES,
5, PROTECT INSTALLED CONTRACT WORK AND WORK OF OTHERS,
IO, APPLY AND PAY FOR NECESSARY PERMITS AND FEES REQUIRED IN PURSUTE OF WORK
AS REQUIRED BY GOVERNING CODES.
I I, LOCAL, MUNICIPAL AND STATE LAWS, kULES AND REGULATIONS GOVERNING OR
RfLATING TO A PORTION OF THIS WORK ARE t-lEREBY MADE A PART OF THESE
SPECIFICATIONS.
I 2. KEEP PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS AND RUbBISH
INCIDENTAL TO WORK DURING CONSTRUCTION AND MAINTENANCE PERIOD. BROOM
CLEAN ALL PAVED AREAS.
I 3. NOTE ALL FINISt-1 GRADES BEFORE COMMENCING WORK, LANDSCAPE CONTRACTOR TO
RECEIVE SITE GRADED TO ±0, IO UNLESS NOTED DIFFERENTLY ON THE PLANS. RESTORE
FINISH GRADES CHANGED DURING COURSE OF THIS WORK TO ORIGINAL OR INTENDED
CONTOURS WHERE PRACTICAL.
14, LANDSCAPE CONTRACTOR SHALL PROVIDE THE OWNER AND LANDSCAPE ARCHITECT
WITH A COPY OF A HORTICULTURAL SUITABILITY SOIL TEST WITH RECOMMENDATIONS
FROM AN APPROVED CERTIFIED LABORATORY PRIOR TO INITIATING SOIL AMENDMENT
PHASE OF WORK.
I 5, SAMPLES OF FERTILIZER, SOIL CONDITIONERS, SEED, OR OTHER MATERIAL SHALL BE
SUBMITTED TO OWNER FORTY-EIGHT (48) t-lOURS PRIOR TO INCORPORATION IN THE
WORK,
I G, THE LANDSCAPE CONTRACTOR St-lALL INSTALL PLANT MATERIAL IN ACCORDANCE WITH
DETAILS, DRAWINGS AND SPECIFICATIONS,
I 7. LANDSCAPE CONTRACTOR TO VERIFY SIZES AND QUANTITIES BY PLAN CHECK,
18. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTAINING AND OR
PROVIDING POSITIVE DRAINAGE IN ALL NON-HARDSCAPE PLANTING AREAS,
I 5. SCREEN MECrlANICAL EQUIPMENT AND ALL UTILITIES, if APPLICABLE.
20. INSTALL ROOT BARRIERS Of A CONTINUOUS LINEAR, NON-PANELED POLYETHYLENE TYPE
A Ml~IIMUM OF I 0'-0" LONG ON ALL TREES WITHIN G'-0" OF ANY HARDSCAPE
2 I. INSTALL VINE AT APPROPRIATE ELEVATION PRIOR TO PAVING IF NECESSARY.
22, CONTRACTOR SHALL INSURE THAT ALL AREAS DRAIN AWAY FROM STRUCTURES AND
TERMINATE IN AN APPROVED DRAINAGE SYSTEM (2% GRADE IN PLANTING AREAS)
23, THE CONTRACTOR SHALL APPLY TO ALL PLANTING AREAS A 3" LAYER OF "DESIGNER
WOOD CHIPS 50/50", WOOD MULCH, CONTACT TIERRA VERDE INDUSTRIES (343)
55 I -03G3. CONTRACTOR SHALL SUPPLY LANDSCAPE ARCHITECT WITH SAMPLE FOR
APPROVAL PRIOR TO ORDERING.
CONSISTENCY DETERMINATION EXHIBIT
FOR PROJECT NO.
DATE:
Don Neu, City Planner
RECOMMENDED BY:
DATE:
APPROVED FOR
!RR/GA T!ON ANO PLANTING
ONLY, INCLUDING PRECISE
LOCA T/ON OF PLANTING
AREA.
"AS BUILT"
RCE EXP. DATE
REVIEWED BY:
INSPECTOR DATE
I SH6T I I SHgTS I CITY OF CARLSBAD
PLANNING DIVISION
LANDSCAPE IMPROVEMENT PLANS FOR:
PRESTIGE ACADEMY PRESCHOOL
LA COSTA DAKS
CARLSBAD, CALIFORNIA
PLANT LEG Ji;ND. NOTES & DETAILS
APPROVED: /l-:) ' '. 4 -f::IL ...;---\I-'--\--S · I "7
PLANNING
OWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKO BY:
OTHER APPROVAL CITY APPROVAL RVWD BY: SOP 12-03 475-51\J
C,\l)RAWIIG ~18\Tl11.£ SHEETS\XXXX.DWll 4/3/2012
GENERAL CONDITIONS
I . DEFINITIONS
a. Words used herein 1n the masculine gender include the fem1n1ne and neuter,
and vice versa; the singular number includes the plural, and the plural the singular.
The word 11persod1 includes a corporation, assoc1at1on or partnership.
b. Unless otherwise spec1f1cal\y defined herein, or unless the context requires
a different meaning, all words, abbrev1at1ons, symbols, terms and phrases having
a well known or technical meaning shall be so construed
c. Whenever 1n these spec1f1cat1ons, or in any documents or instruments
where these spec1f1cations govern the following terms are used, the intent
and meaning thereof shall be as follows:
CONTRACT -Represents the entire and integrated agreement between the
Owner and the Contractor. The contract documents form the
Contact for construction
CONTRACT DOCUMENTS -These specifications, the drawings, addenda issued
prior to execution of the Contract, and the Contract between the
owner and the Contractor.
CONTRACTOR -The person or entity whose bid 1s accepted and to whom the
Contract 1s awarded.
LANDSCAPE ARCHITECT -The professional services firm who prepared the project
drawings and specifications for the Owner.
OWNER -The person or entity 1dent1f1ed as such 1n the Contract.
WORK -The term 11work11 or \Jroject11 means the construction and services required
by the Contract Documents and includes providing all labor, materials,
equipment transportation, tools, and incidentals necessary to complete
the work In a satisfactory manner.
2. CONSTRUCTION PROCEDURE
Contractor shall not be relieved of obl1gat1ons to perform the work 1n accordance
with the Contract Documents either by activities or duties of the Owner, landscape
Architect, or by tests, inspections or· approvals required or performed by persons
other than the Contractor.
3. NON-ASSIGNABILITY
Neither the Contract that may be awarded, nor any of the moneys that may become
due to the Contractor under such Contract, may be assigned by said Contractor
without the written consent of the Owner.
4. SERVICE OF NOTICE
The delivery or mailing of any notice, instruction, claim or protest, or other 1tmtten
communications, personally to the Contractor or to the Owner, shall constitute
service thereof upon the Contractor, or the owner, r·espectively.
5. SUBCONTRACTS
a. Contractor shall set forth 1n the bid the name and the location of each
subcontractor who will perform work or labor or render service to the Contractor
1n or about the construction of the work.
b, Contractor must have the written consent of the Owner to substitute a
subcontractor other than that designated 1n the bid.
G. BONDS AND INSURANCE
a. Before execution of the Contract with the Owner, the Contractor shall file
with the Owner surety bonds and applicable public l1abil1ty and property damage
insurance satisfactory to the owner in the amounts and for the purposes spec1f1ed
in the Contract. Bonds shall be duly executed by a responsible corporate surety,
authorized to issue such bonds In the applicable State of the project and secured
through an authorized agent. Contractor shall pay all bond premiums, costs and
1r1c1dentals.
b. Changes in the work, or extensions of time, made pursuant to the Contract,
shall in no way release the Contractor or surety from their obl1gat1ons.
7. DRAWINGS AND SPECIFICATIONS
a. The contractor shall keep at the project site a copy of the drawings and
spec1f1cations. In the event a discrepancy exists between figures and/or
drawings, the discrepancy shall be 1mmed1ately submitted to the Owner for
clarif1cat1on. Any adjustment made by the Contractor without obtaining such
clarif1cat1on from the owner shall be at the Contractor1s nsk and expense and
be subject to removal 1f said adjustment does not meet the approval of the Owner.
b. The Contract documents, as defined herein, are intended to be read together to
describe a complete and finished piece of work, including all labor, m«iter1als and
equipment necessary for the proper execution of the project. Anything in the
spec1f1cations and not on the drawings, or on the drawings and not in the
spec1f1cations, shall be as though shown or mentioned in both
8. SHOP DRAWINGS OR PRODUCT DATA AND SAMPLES
a. Shop drawings, product data, sample, and similar subm1ttals are not contract
documents. The purpose of their subm1ttals Is to demonstrate for those
portions of the work for which subrrnttals are required the way the Contractor
proposes to conform to the 1nformat1on given and the design concept expressed
In the drawings.
b. The contractor shall review, approve, and submit such subrrnttals required by the
contract documents with reasonable promptness and In such sequence or to
cause no delay 1n the work.
c. The landscape Architect's review of such subm1ttals 1s for the l1m1ted purpose of
checking for conformance with information given, and the design concept
expressed 1n the contract documents. Review of such subm1ttals Is not conducted
for the purpose of determ1n1ng accuracy and completeness of other duties such
as d1mens1ons and quantities, or for substantiating 1nstruct1ons for 1nstallat1on or
performance of equipment or systems, all of which remain the respons1bil1ty of the
Contractor,
d. The Landscape Architect's review shall not constitute approval of safety
precautions or, of any construction means, methods, techniques, sequences or
procedures.
9. SUBSURFACE DATA
Where 1nvest1gat1ons of site conditions have been made including subsurface
conditions 1n areas where work 15 to be performed under the Contract, such
investigations are made only for the purpose of study and design. All soil and
geolog1cal test hole data, water table elevations and agricultural su1tab1l1ty soil
analyses apply only at the locations of the test and to the depths 1nd1cated.
I 0. CHANGE ORDERS
a. The owner may at any time prior to acceptance of the work, by written order to
Contractor and without notice to sureties, increase or decrease the estimated
quantity of work or material, make alterations, dev1at1ons, add1t1ons to or
omissions from the drawings and spec1f1cat1ons, and make changes In the project
as may be deemed necessary or advisable, within the general scope thereof.
b. No claim for add1t1onal work or material will be allowed unless supported by
written Change Order signed by the Owner and the Contractor stating their
agreement upon all of the following.
Change In the work
· Amount of the adjustment 1n the Contract sum; and
· Extent of the adjustment In the Contract time, 1f any
I I. CONTROL OF MATERIALS
a. Materials, parts and equipment to be furnished by the Contractor shall be new,
unless otherwise spec1f1ed 1n these spec1f1cat1ons or noted on the drawings.
The materials shall be manufactured, handled, and used 1n a workmanlike manner.
b. All materials shal! be subject to rigid 1nspect1on and 1f, in the opinion of the owner
the same do not comply with the contract documents, said materials shall be
rejected and 1mmed1ately removed from the premises at the expense of the
Contractor.
c. Manufacturers warranties, guarantees, instructions sheets and parts lists, which
are furnished with certG11n articles or materials incorporated in the work, sha!I be
delivered to the Owner prior to acceptance of the work.
I 2. AND TESTS SAMPLES
The Contractor shall furnish such samples of all materials as requested by the Owner
without charge. Labor and equipment necessary for the furnishing of such samples
shall be the respons1bi11ty of the Contractor.
I 3. SUBSTITUTION OR EQUIVALENTS
a. For convenience In des1gnat1on on the drawings or in the spec1ficat1ons, certain
articles or materials to be incorporated In the work may be designated under a
trade name or the name of a manufacturer and catalogue number. Subject to
approval by the Owner or Landscape Architect, an alternative article or material
may be utilized.
b. The burden of proof as to the quality and su1tabil1ty of alternatives shall be upon
the Contractor.
14. CERTIFICATES OF COMPLIANCE
When requested, Contractor shall furnish the Owner with a Cert1f1cate of
Compliance stating that the material substantially meets the specifications.
I 5. SUFFICIENCY OF TIME
Should the Contractor be obstructed or delayed 1n the prosecution or completion
of the project by the act, ne':llect, delay or default of the Owner, or as a result
of str-1kes, fire, flood, lighting, storms or earthquakes, or by unavoidable calamity,
or other unforeseen causes that in the opinion of the Owner, are beyond the
control of the Contractor, then the owner may consider an extension of time for
the completion of the project.
I G. STOPPAGE Of WORK AND ANNULMENT Of CONTRACT
a. If the construction of the project be abandoned by the Contractor, or 1f at any
t1rne the Owner shall be of the opinion th;: t the performance of the Contract 1s
unnecessarily or unreasonably delayed, or that the Contractor 1s willfully
violating any of the conditions or covenants of the Contract, the Owner may
notify the Contractor not to resume or to discontinue, as the case may be, all
work or' any part thereof contemplated under the Contract by a written notice
served upon Contractor. The Owner shall charge the expense of such equipment,
labor and materials, plus ten percent ( I 0%) of the cost thereof, for adm1n1strat1ve
expense against any sums of money due or to become due the Contractor, or
against the sureties to the extent of their hab1l1ty.
b. In lieu of the foregoing prov1sIons to suspend the Contract, the owner may pay
the Contractor for the completed portions of the project accordm':J to the
provIsIons of the Contract and may treat the portions remaining uncompleted as
1f said portions had never been included or contemplated by the Contract.
I 7. TEMPORARY SUSPENSION OF WORK
The Owner may order the Contractor to suspend the work on the project wholly or
in part for such period of time as may be deemed necessary due to unsuitable
weather or to such other conditions as may be considered unfavorable for the
suitable prosecution of the work. Work shall be resumed when conditions are
favorable or when the methods have been corrected, as directed and approved
in writing by the Owner.
I 8. LAWS TO BE OBSERVED
The Contractor shall be fully informed of all State and National laws and mun1c1pal
ordinances or regulations which 111 any manner affect those engaged or employed
in the work, or the materials used in the work, or which 111 any way affect the
conduct of the work, and of all such orders and decrees of bodies or tribunals
having any JUnsd1ct1on or authority over the same.
I 9. LABOR CONDITIONS
Contractor shall comply with applicable Federal and State prov1s1ons of the labor
Code and Faw Employment Practices.
20. INDEMNIFICATION
a. To the fullest extent permitted by law, the Contractor shall indemnify and hold
harmless the Owner, Landscape Architect, Landscape Arch1tect1s consultants,
and agents and employees of any of them from and against claims, damages,
losses and expenses, 1nclud1ng but not l1rr11ted to attorneys1 fees, arising out of
or resulting from performance of the work, provided that such claim, damage,
loss or expense Is attributable to bodily InJury, sickness, disease or death, or
to injury to or destruction of tangible property (other than work itself)
including loss of use resulting therefrom, but only to the extent caused in whole
or in part by negligent acts or omIssIons of the Contr'actor, a subcontractor,
anyone directly or 1nd1rectly employed by them or anyone for whose acts they
may be liable, regardless of whether or not such claim, damage, loss or expense
Is caused In part by a party 1ndernn1f1ed hereunder. Such obligation shall not be
construed to negate, abridge, or reduce other r1ghts or obligations of 1ndernr11ty
which would otherwise exist as to a party or person described m this Section.
b. In claims against any person or entity 1ndernnif1ed under this Section by an
employee of the Contractor, a subcontractor, anyone directly or ind1rectiy
employed by them or anyone for whose acts they may be liable, the
1ndemnif1cat1on obligation under this section shall not be l1m1ted by a l1m1tat1on
on amount or type of damages, compensation or benefits payable by, or for
the Contractor or a subcontractor, under worker's compensation acts,
d1sab1l1ty benefit acts or other employee benefit acts.
c. The obl1gat1ons of the Contractor under this section shall not extend to the
l1ab1!1ty of the Landscape Architect, the Landscape Architect's consultants,
and agents and employees of any of them arising out of (I) the preparation
or approval of maps, drawings, opInIons, reports, surveys, change orders,
designs or spec1f1cations, or (2) the gIv1ng of or the failure to give directions
or instructions by the Landscape Architect, the Landscape Architect's
consultants, and agents and employees of any of them provided such g1vIng or
failure to give Is the primary cause of the InJury or damage.
2 I . SAFETY OF PERSONS AND PROPERTY
a. The Contractor shall be responsible for 1nit1at1ng, ma1nta1r11ng and supervising all
safety precautions and programs 1n connection with the performance of the
Contract.
b. The Contractor shali take reasonable precautions for safety of, and shall provide
reasonable protection to prevent damage, injury or loss to: employees on the
work and other persons who may be affected thereby; the work and materials
and equipment to be incorporated therein, whether In storage on or off the site,
under care, custody or control of the Contractor or the Contractor's
subcontractors; and other property at the site or adjacent thereto, such as
trees, shrubs, lawns, walks, pavements, roadways, structures and util1t1es not
designated for removal, relocation or replacement in the course of construction.
c. The Contractor shall give notices and comply with applicable laws, ordinances,
rules, regulations and lawful orders of public author1ties bearing on safety of
persons or property or their protection from damage, InJury or loss.
d. The Contractor shall so conduct operations as to offer the least possible
obstruction and inconvenience to the public. The Contractor shall have under
construction no greater amount of work than can be performed properly with due
regard to the rights of the public.
22. PROJECT SITE MAINTENANCE
a. Throughout all phases of construction, and until acceptance of the work, the
Contractor shall keep the project site ciean and free from rubbish and debris.
b. Costs incurred due to cleanup operations shall be as included 1n the prices bid for
the various items of work and no separate payment will be made therefor.
23. AIR POLLUTION
mply with all air pollution control rules, regulations, ordinances Contractor shall co
and statutes which
shall not discharge
atmosphere in such
constituted author1t
apply to any work performed pursuant to the Contract and
smoke, dust or any other air contaminants into the
quantity as will violate the regulations of any legally
y.
RT
DIAL TOLL FREE
1 -800 -422 -41 33
AT LEAST TWO DAY
BEFDRE YOU DIG
s
•
CHARLES
TROWBRIDGE
AND ASSOCIATES
17901 ROMELLE AVENUE
SANTA ANA, CA. 92705
PH (714) 532-3663 FAX (714) 532-3667
ch;;is2.cta'2/gmail.com
LANDSCAPE AfKHITECTURE LIC. # 2242
/,,;'.'\_/>14~
}ff?,,,_"> W. 'Ro,. ~1'q;
0 ~ ~:::;:. ~!f!iitB \\' *;, ~ . '½' ~ (NCJ>l)''fo" DATE INITIAL
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFOR NIA Exi:: ira{ron Date: 10/Jt/16
DESIGNER OF WORK
24. NOISE CONTROL
Contr2ctor shall comply with all local sound control and notse level regulations and
ordinances which apply to any work performed pursuant to the Contract, and shall
make every effort to control any undue noise resulting from the construction
operation.
25. PESTICIDES/HERBICIDES
Contractor shall comply with all rules and regulations of the Department of Food and
Agriculture, the Department of Health, the Department of Industrial Relations and all
other agencies which govern the use of pest1c1des/herb1cides required 1n the
performance of the work.
2G. DUST CONTROL
The Contractor shall abate dust nuisance by cleaning, sweeping and sprinkling with
water, or other means as necessary, and shall save the owner free and harmless
from any claim for loss or· damage sustained by others and resulting from
operations on the proJect site.
27. UTILITIES
When placing concrete around or contiguous to any utility, the Contractor shall
assume respons1bi\1ty for costs to furnish and install a cushion of expansion j01nt
material, clear opening or sleeve, or by other suitable means shall prevent
embedment m or bonding with the concrete.
28. PATENTS AND ROYALTIES
The Contractor shall absorb 1n its bid, the patent fees or royalties on any patented
article or process which may be furnished or used 1n the work. The Contractor
shall 1ndernr11fy and hold the Owner harmless from any legal actions that may be
brought from infringement of patents.
29. PAYMENTS
a. The Contract sum is stated in the Contract and, including authorized adjustments,
1s the total amount payable by the Owner to the Contractor for performance of
the work under the Contract documents.
b. Before the first application for payment, the Contractor shall submit to the
Owner a schedule of values allocated to various portions uf the Work, prepared
in such form and supported by such data to substantiate its accuracy as the
Owner may require. This schedule, unless objected to by the Owner shall be
used as a basis for reviewing the Contr'actor"s appl1cat1ons for payment.
DRAINAGE
A. GENERAL
I . Contractor shall provide all labor, materials, and equipment to furnish and install
drainage systems as 1nd1cated on the drawings and as spec1f1ed herein.
2. Contractor shall ma1nta1n the project site throughout the progress of the work 111
a reasonable, dry, workable cond1t1on, free of surface water.
3. Contractor shall be responsible for all cutting and patching of new or existing
walks, curbs and pavements required for' proper installation of drainage systems.
4. Trench bottom shall be graded and prepared to provide a firm and uniform
bearing surface throughout entire length of pipe.
5. In order to make any necessary adjustments, connections that are to be made to
an ex1st1ng pipe, catch basin or other appurtenances shall be exposed and
inspected before laying new pipe.
B. HORIZONTAL SUBDRAINS
I . Catch basins shall be as 1nd1cated and installed as detailed on the drawings.
2. Pipe shall be as indicated on the drawings and laid and jOinted in accordance with
generally accepted practice and to line and grade as designated on the drawings,
with ends of pipe placed flush with the 1ns1de face of the catch basin.
3. Interior of pipe shall be thoroughly cleaned of all foreign matter prior to, during,
and after installation in the trench.
4. Invert of curb drains shall be located a minimum of one inch (I") above the gutter
flow line. Drain pipe shall have a minimum clearance of two inches (211) from top
of curb and terminate at !east one inch ( I 11) back of curb face.
C. BACKFILL
I . Backfill material shall be free from large clods, stones, and other Objectionable
materials, exceeding three inches (311) In diameter.
APPROVED FOR
/RR/GA T!ON AND PLANTING
ONLY, INCLUDING PRECISE
LOCATION OF PLANTING
AREA.
"AS BUILT"
RCE EXP. DATE
REVIEWED BY:
INSPECTOR DATE
I SH?T I CITY OF CARLSBAD I SHgTS I
PLANNING DIVISION
LANDSCAPE IMPROVEMENT PLANS FOR:
PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS
CARLSBAD. CALIFORNIA
SPECIFICATIONS
APPROVED: r~:JI & . ~_J ~ _,;-fr '--\ ;1;,. 1.::;-
PLANNING
DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: SOP 12-03 475-51\ REVISION DESCRIPTION RVWD BY: OTHER APPROVAL CITY APPROVAL
C,\DffAWl<G ~LES\T1Tl£ SHE!TS\lOOO<.D"" 4/3/2012
IRRIGATION SYSTEM -AUTOMATIC
A. GENERAL
I . Contractor shall provide all labor, materials, and equipment necessary
to furnish and install the 1rr1gat1on system as 1nd1cated on the drawings
and as spec1f1ed herein.
2. Coordinate the installation of all 1rrigat1on materials with the
construcbori of site amenities and planting.
3. All work on the 1rrigat1on system, 1nclud1ng hydrostatic,
coverage, and operational tests and the backf!ll1ng and
compaction of trenches shall be performed before
planting operations.
4. Drawings are d1agrammat1c and shall be ad Justed as necessary to
conform to actual field conditions. Costs incurTed due to any adJustrnent
for coverage, including those requested by the Owner relative to the
location of 1r11gat1on heads as shown on the drawings shall be the
respons1bll1ty of the Contractor.
5. Point of connection (P.O.C.J and operating pressure (P.S.I.J shall be as
1nd1cated on the dr·aw1ngs. Contractor shall verify the location and size of
water source, PSI, and electrical supply prior to commencing installation.
In case of discrepancy, Contractor shall 1mmed1ately notify the Owner.
B. QUALITY ASSURANCE
I . All local and state laws, rules and regulations governing or relating to
any portion of the 1rrigat1on system are hereby incorporated into and made
a part of these spec1f1cations. However, 1f these spec1f1cations call for or
describe materials, workmanship or construction of a better o1ual1ty, higher
standard or larger size than ,s required by the above rules, regulations or
requirements, these spec1f1cat1ons and the drawings shall take
precedence.
2. In the event any equipment or methods indicated on the draw1r1gs or
spec1f1ed herein conflict with applicable regulations, Contractor shall
1mmed1ately notify the Owner or Landscape Architect in wr1t1ng prior to
1nstallat1on. In case of discrepancy, Contractor shall 1mmed1ately notify the
Owner.
3. Due to the scale of the drawings, ,t 1s not possible to indicate all
offsets, f1tt1ngs, sleeves, and related other equipment, which may be
required. Contractor shall carefully 1nvest1gate the structural and finished
conditions affecting the work and install a complete irrigation system w1th1n
the intent of the drawings and spec1f1cations.
4. Manufacturer1s warranties shall not relieve the Contractor of l1abil1ty
under the prov1s1ons for guarantees.
C. MATERIALS UST
I. W1th1n fifteen ( I 5) calendar days after award of Contract and prior to
installation, the Contractor shall submit to the Owner a 11st of materials
including the manufacturer, description, model number and installation data.
2. Equipment or materials installed or fum1shed without prior acceptance
may be rejected and such materials removed from the site at the
Contractor's expense.
D. PRODUCT DELIVERY, STORAGE AND HANDLING
I. Contractor shall exercise care 1n handling, loading, unloading and
storing of 1rr1gation matenals and equ1prnent.
E. PLASTIC PIPE
I . Plastic pipe, where 1nd1cated on the drawings, shall be 1nJect1on
molded; r1g1d; unplast1c1zed polyvinyl chloride (PVC); NSF approved; of
high tensile strength, chemical resistant and impact strength; and
depending on class and grade, conform to ASTM 224 I or ASTM
D-1 785.
2. F1tt1ngs and couplings shall be threaded PVC Schedule 80 conforming
to ASTM D-24G4; or sl1p-f1tting, tapered socket, solvent-weld type, PVC
Schedule 40 conforming to ASTM D-24GG or PVC Schedule 80
conforming to ASTM D-24G7.
3. Solvent cement and primer for rigid PVC solvent-weld pipe and fittings
shall be of commercial quality, IAPMO approved, conforming to ASTM
D-25G4.
G. GALVANIZED PIPE
I . Galvanized steel pipe, where 1nd1cated on the drawings, shall be ASA
Schedule 40 mild steel screwed pipe. F1tt1ngs shall be medium galvanized
screwed beaded malleable iron.
2. All galvanized pipe and fittings installed below grade shall be painted
with two (2) coats of Koppers #50 B,tumastic, or approved equal. Pipes
may be wrapped with an approved asphalt,c tape.
H. UVR-PVC PIPE
I . UVR-PVC pipe, where indicated on the drawings, shall be ultra-violet
resistant, Schedule 40 PVC pipe. F,tt,ngs shall be UVR-PVC f1tt1ngs.
I. BACKFLOW PREVENTION UNIT
I . Backflow prevention urnt shall be factory assembled and shall be as
1nd1cated 1n the Irrigation Legend on the drawings, or approved equal.
Contractor shall install backflow prevention unit as 1nd1cated 1n the details
on the drawings and in accordance with manufacturer'1S recomrnendat1on.
I. BACKFLOW PREVENTION UNIT
I. Backflow prevention unit shall be factory assembled and shall be as
1nd1cated in the Irrigation Legend on the drawings, or approved equal.
Contractor shall install backflow prevention unit as indicated 1n the details
on the drawings and in accordance with manufacturer's recommendation.
J. VALVE BOXES
! . Gate valves and remote control valves, except for ant1-s1phon valves,
shall be installed below grade as indicated ,n the details on the drawings,
1n lockable valve boxes manufactured by Brooks, Fraser, Ametek, or
approved equal.
2. Valve box lids shall be green in color. Gate valves shall be 1dent1f1ed
by stamping 11GV' on the valve box cover·. Remote control valves shall be
1dent1f1ed by stamping 11RCV11 and station number on the valve box cover.
3. Valve boxes shall be set one inch ( 1 "J above finish grade, with valves
set at sufficient depth to provide appropriate clearance between the
cover and valve.
K. ISOLATION VALVES
I . Isolation valves (ball) shall be as 1nd1cated ,n the lrngation Legend on
the drawings, or approved equal. Contractor shall install 1solat1on valves
as 1nd1cated in the details on the drawings and in accordance with
manufacturer1s recommendation.
2. The operating unit shall be l1ne-s1zed and have any arrow cast in the
metal 1nd1cating the d1rect1on of opening. Valve shall conform to American
Water Works Standards.
3. Isolation valves shall be designed to permit dismantling to replace
sealing components without removal of the valve body from the pipeline.
4. Isolation valves shall be installed with operating nuts.
L. QUICK COUPLING VALVES
I . Quick coupling valves shall be as 1nd1cated 1n the lrr1gat1on Legend on
the drawings, or approved equal. Contractor shall install quick coupler
valves as indicated 1n the details on the drawings and 1n accordance w,th
manufacturer1s recommendations, with a molded vinyl or thermoplastic
r·ubber locking yellow cover. Coupler keys and hose ells shall be of the
same manufacturer as the valve.
M. ANTI-DRAIN VALVES
I . Where 1nd1cated on the drawings, and as needed for field conditions,
ant1-dra1n valves shall be as 1nd1cated in the Irrigation Legend on the
drawings, or approved e9ual. Ant1-dra1n valves shall be l1ne-s1zed and
installed on the riser directly under the 1rrigat1on heads In accordance with
manufacturer's r'ecornrnendat1ons.
N. REMOTE CONTROL VALVES
I. Remote control valves shall be solenoid activated, of the type,
manufacturer and size as indicated 1n the Irrigation Legend on the
drawings, or approved equal. Contractor shall install remote control
valves as 1nd1cated 1n the details on the drawings and in accordance with
manufactu rer1s recommendations.
0. CONTROLLERS AND WIRING
I . Controller shall be of the type and manufacturer as indicated 1n the
Irrigation Legend on the drawings, or approved equal. Contractor shall
install controller as indicated 1n the details on the drawings and ,n
accordance with manufacturer's recommendations.
2. Cormect1ons between the controller and the remote control valves
shall be made with direct burial solid copper wire. Control wire shall be
#14 AWG, Type U.F., GOO volt. Common wire shall be #12 AWG. Wire
shall be PVC insulated of single conductor type, underground feeder
cable, U.L. approved.
3. As practical, pilot wires shall be a different color for each valve.
Common wires shall be white with a different color stripe for each
automatic controller.
4. Wire shall be buried a minimum of eighteen inches ( 18") in depth and
whenever possible shall occupy the same trench as the mainline; bundled
and secured to irrigation pipelines at ten foot () 0) intervals with plastic
electrical tape, prov1d1ng sufficient slack for expansion and contraction.
5. Wire for slope systems shall 'oe installed 1n a UVR PVC sleeve laid
adjacent to the on-grade pipes.
6. Provide a separate ground wire for each controller.
7. An expansion curl shall be provided w1th1n three feet (3') of each wire
connection and change of direction, and at least every I 00 feet of wire
8. All splices shall be made with Scotch-Lok #357G Connector Sealing
Packs, Rain Bird Pen-T,te, Sears DS-400 wire connectors, 3M DBY wire
sealing packs, or approved equal. Use one ( I J splice per connector
sealing pack. Wire splices shall be located In pull boxes set one inch (I")
9. Field splices between the controller and remote control valves will not
J 0. Install a spare control wire of a different color along entire mainline.
Loop th1rty-s1x inches (3f?) excess wire into each single box and into one
valve box 1n each group of valves.
P. IRRIGATION HEADS
length on longer runs.
I. Irrigation heads shall be of the manufacturer, size, type, and rate of
prec1p1tat1on with the diameter (or radius) of throw, pressure, and
discharge as spec1f1ed in the Irrigation Legend on the drawings, or
approved equal, and installed as 1nd1cated 1n the details on the drawings
and In accordance with manufacturer1s recommendations.
above finish grade.
2. Riser units shall be oriented perpendicular to the finish grade with
rnpples of the same size as the riser opening in the 1rngat1on head.
be permitted.
3. Spacing of heads shall not exceed the maximum shown on the drawings
and 1n no case exceed the maximum spacmg recommended by the
manufacturer.
Q. INSTALLATION
I . Pipe shall be cut square and the ends reamed out to the full 1ns1de
diameter of the pipe and thoroughly cleaned of dirt, dust and moisture
before installation.
2. PVC pipe shall be protected from tool damage during assembly.
Plastic pipe which has been nicked, scarred or damaged shall be removed
and replaced at the Contractor's expense.
3. PVC solvent-weld JOlnts shall be rnade In accordance with ASTM
D-2855. Pipe shall not be exposed to water· for twenty-four (24) hour·s
after solvent-weld J01nts are completed.
4. Trenches shall be of open vertical construction to appropriate depths
as 1nd1cated on the drawings and spec1f1ed herein. PVC pipe shall be laid
on native gr·ade or certified compacted subgrade, free of rocks or
sharp-edged objects and snaked from side to side 1n the trench to allow
for expansion and contraction.
5. Teflon tape shall be used on all threaded PVC to PVC and on all
threaded PVC to metal Joints.
G. Brass pipe and fittings shall be assembled using Teflon dope, applied
to the male threads only.
7. Galvanized pipe threads shall be cut with clean, sharp dies, conforming
to American Standards Assoc1at1on Spec1f1cation. Male pipe trireads shall
be coated with a non-toxic, non-hardening, non-corrosive Joint compound.
8. Galvanized pipe or ultra-violet resistant (UVR) PVC installed on grade
shall be anchored at intervals not to exceed ten feet ( I O'J, with #4 rebar,
with a 11J11 hooked radius.
9. Rubber Ring Seal Joint,
a. Use factory-made male end or prepare field-cut male end to exacr -
spec1f1cat1ons of factory-made end.
b. Carefully clean bell or coupling and insert rub
Pos1t1on ring carefully according to manufacturer
ber ring without lubricant.
s recommendations.
s recommendations and c. Lubricate male end according to manufacturer
insert male end to specified depth. Use hands o nly when inserting PVC
pipe.
ary to resist system d. Thrust blocks shall be provided where necess
pressure on ring-t,te pipe and fittings. Blocks s
size shall be based on an average soil safe beann
hall be concrete and the
g load of I 000 pounds
per square foot.
Tete comes in contact e. Form thrust blocks in such a manner that cone
only with the f1tt1ngs. Thrust blocks shall be betw een solid so,I and the
fitting.
I 0. Irrigation lines and control wiring shall be installed under paving In
separate PVC Schedule 40 sleeves. Sleeves shall be installed with the
coverage depths as spec1f1ed her'e1n.
I I . Piping under existing pavement may be installed by Jacking, boring or
hydraulic driving, except that no hydraulic driving will be permitted under
asphalt1c concrete pavement. Wher·e cutting or breaking of existing
pavement Is necessary, obtain perm1ss1on from the Owner before cutting
or breaking pavement and then make all necessary repairs and
replacements to the sat1sfact1on of the Owner, and at no add1t1onal cost
to the Owner.
I 2. All lines shall have a minimum horizontal clearance of six inches (G11)
from each other and from lines of other trades. Parallel lines shall not be
installed directly over one another.
l 3. Provide the following minimum coverage (where lines occur under
paved areas, these coverage depths shall be considered below subgrade),
· Pressure ma1nl1ne 2411
· Non-pressure lateral lines I 2"
· Control wiring 2411
R. ADJUSTING AND TESTING Tt-lE SYSTEM
I . Contractor shall furnish all equipment, materials and labor to conduct
pipeline pressure tests, coverage tests and operational tests. All tests
shall be made 1n the presence of the Owner prior to planting operations.
Trenches shall not be backfilled until the pipeline pressure tests have been
performed to the satisfaction of the Owner.
2. After completion of pipeline assembly, prior to installation of terminal
fittings, including but not limited to remote control valves and quick
coupler valves, entire system shall be thoroughly flushed to remove dirt,
scale or other deleterious material.
3. W,th open ends capped, prior to 1nstall1ng valves, test pressure supply
lines for six (GJ hours at I 25 PSI. Center load PVC pipe with a small
amount of backfill to prevent arching and whipping under pressure.
4. Contractor shall be responsible for correcting any portions of the work
twenty four (24) hours in advance for the following 1nspect1ons;
· system layout
· pressure p1pel1ne tests
· coverage tests
· operational tests (pnor to commencing planting operations)
5. Coverage test shall demonstrate that each station area 1s balanced to
provide uniform and adequate coverage.
G. Operational test shall demonstrate the performance and operation of
all components of the controller system. Remote control valves shall be
properly balanced, heads adjusted for cover·age and system shall be
workable, clean and efficient.
7. Contractor shall be responsible for correcting any portions of the work
that are not properly installed and retested until 1nstallat1on has been
accepted by the Owner.
5. BACKFILLING
I . Backfill material shall be free from large clods, stones, and other
objectionable materials, exceeding three 1r1ches (311) in diameter.
2. Trenches located under areas where paving or concrete will be
installed shall be backfilled with a s,x inch (G") layer of sand below the pipe
and three inches (311) above the pipe, and compacted 1n accordance with
the requlr'ements of the Earthwork Section.
T. MATERIALS TO BE FURNISHED
I . Contractor shall furnish the Owner the following materials at the end of
construction, prior to the Post-Installation Maintenance Period:
· Two (2) sets of special tools required for removing, d1sassernbl1ng and
adjusting each type of sprinkler and valve supplied on the project.
· Two (2) five foot (5') valve keys for operating isolation valves.
· Two (2) keys for each controller.
· One ( I J quick coupler key and matching hose swivels for each quick
coupler valve installed.
· One ( I J set each approved as-built and record dr·aw,ngs.
· Two (2) sets each approved controller charts.
CHARLES
DIT RT
DIAL TOLL FREE
1 -800 -422 -413
AT LEAST TWO DAYS
BEFORE YOU DIG
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFOR
•
3
NIA
TROWBRIDGE
AND ASSOCIATES
17901 ROMELLE AVENUE
SANTA ANA, CA. 927D5
l'H (714) 532•3663 FAX (714) 532"3667
chas2.cta@gmail. corn
lANUSCAPE ARCHI I t::Cl URE LIC. # :l241.
§'1.PN~ ..... ~°""=' w. r,90~ -1...p~ f/J'f! ~~ fJ .l:' 1 No, 242 _.., rn
-~ DATE INITIAL
DESIGNER OF WORK REVISION DESCRIPTION
Exniration Date: 10iJt!'.'.HI
LJ. AS-BUILT ANlJ RECORD DRAWINGS
I . Contractor shall maintain and keep up to date one ( I J set of bluelines
indicating changes that may occur dunng installation.
2. Irrigation as-built plans are required to be submitted. Submittal of
as-built plans shall be as required by the Engineering and Planning
Departments. The final plans shall be prepared by the Landscape Architect
from d1mens1ons provided by the Landscape Contractor. Final as~built plans
shall be drafted clearly to the sat,sfact,on of the City and the final plans
shall be submitted to the City for their keeping. Final as-built plans will be
required to be approved and signed by the City pnor to the release of
securities.
4. Contractor shall submit As-built/Record Drawings to Owner· for review
prior to completing Controller Charts.
V. CONTROLLER CHARTS
I . Contractor shall provide two (2) controller charts for each contwller
supplied. The controller charts shall show the area controlled and shall be
the maximum size which the controller door will allow. The controller
charts shall be a photographic print with a different color 1nd1cating the
area of coverage for each station. When completed and approved, the
controller charts shall be hermetically sealed between two (2) pieces of
transparent plastic, each being a minimum of twenty (20) mils H11ck.
W. OPEP-ATION AND MAINTENANCE MANUALS
I . Prepare and deliver four (4) 1nd1v1dually bound copies of the Operation
and Ma,ntenance Manual to the Owner at least ten ( I OJ calendar days
pnor to acceptance of tbe work. The Manual sh;;ill include descriptive
material of equipment installed and shall be in suff1c1ent detail for
maintenance personnel to understand, operate and maintain all equipment.
Each complete, bound manual shall include the following,
Index sheets stating Contractor's address and telephone number, 11st of
equipment with names and addresses of local manufacturers
representatives.
· Catalog and par-ts sheets on all material and eo1u1pment installed.
· Guarantee statement.
· Complete operating and maintenance mstructions.
X. GUARANTEE
I . Contractor shall guarantee all materials and equipment for one ( I J year
from the date of acceptance of the work. Should any trouble develop
w1th1n the time spec1f1ed due to 1nfer1or or faulty materials or workmanship,
the Contractor shall be responsible for costs incurred due to repair and
replacement.
2. Sample Guarantee to be provided to Owner:
GUARANTEE FOR IRRIGATION SYSTEM
We her·eby guarantee that the irrigation system furnished and installed 1s
free from defects 1n materials and workmanship and the work has been
completed 1n accordance with the contract documents, ord1r1ary wear and
tear and unusual abuse, or neglect excepted. 1/1/e agree to r·epaw or
replace any defects in material or workmanship which may develop during
the period of one ( I J year from date of acceptance and also to repair or
replace any damage resulting from the repairing or replacing of such
defects at no add1t1onal cost to the Owner. We shall make such repairs or
replacements w1th1n a reasonable time after receipt of written notice from
the Owner. 1Ne authorize the Owner to proceed to have said repairs or
replacements made at our expense and we will pay the costs and charges
therefore upon demand.
PROJECT, -----------
LOCATION, ----------------------
5,gned,
Contractor
Address, ____________________ _
APPROVED
/RR/GA T/ON AND
ONLY, INCLUDING
FOR
PLANTING
PRECISE
LOCA T/ON OF PLANTING
AREA.
"AS BUILT"
RCE EXP. DATE
REVIEWED BY:
INSPECTOR DATE
I SHBT I I SHgTS I CITY OF CARLSBAD
PLANNING DIVISION
LANDSCAPE IMPROVEMENT PLANS FOR:
PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS
CARLSBAD, CALIFORNIA
SPECIFICATIONS
APPROVED: (L-Y~ ~ ~1~% '-1-. :;..) ~
PLANNING
DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: 475-5N OTHER APPROVAL CITY APPROVAL RVWD BY: SDP 12-03
GENERAL PU\NTING
A. GENERAL
I . Contractor shall provide all labor, materials and equipment for the
installation of plant material as 1nd1cated on the drawings and as specified
herein.
2. Contractor shall coordinate planting with other site 1mprovemenb.
Unless otherwise spec1f1ed, structural improvements shall Ve installed prior
to planting operations.
3. Contractor shall be responsible for locating and staking existing sewer,
water and utility Imes above or below grade that might be damaged as a
result of planting operations. Contractor shall assume sole respons1b1!1ty
for any cost 1ncurred due to damage and for replacement of
aforementioned utilities.
4. All work on the 1rrigat1on system, including hydrostatic, coverage, and
operational tests, and lhe backfilling and compaction uf trenches shall be
performed prior to planting operations.
5. Samples of fertilizers, soil cond1t1oners, seed, or other materials sha!l
be subrnitted to Owner forty-eight (48) hours prior to 1ncorporat1on in the
work.
b. An agncultural 5u1tabil1ty and fertility analysis soils report shall take
precedence over· these srec1f1cat1ons.
B. PU\NT MATERIAL QUALITY
I . Plant material, shall be tn accor'dance 1N1th the State Department of
Agnculture's regulations fur' nursery inspections, rules and grading. All
plants shall be of No. I Grade and have a normal habit of growth, and shall
be sound, healthy, vigorous and free of insect infestations, plant diseases,
sun scalds, fresh bark abrasions or other objectionable d1sf1gurements. Al(
plants shall have a normal, well--developed branch system and vigorous and
fibrous root system which 1s not root bound and 1s free of kinked or
g1rdl1ng roots.
2. Nurc::.ery growth stock shall be selected from high quality, 1Nell-shaped
stock, grown under cl1mat1c conditions s1m1lar to those 1n the project
locale. Minimum acceptable size of plants as indicated in the drawings
shall correspond with that normally expected for the species and variety
of cornrnerc1ally available nursery stock.
3. Where applicable, caliper shall be the diameter of the trunk one foot
( I 1) above the ground surface.
4. Oversize plants may be used 1f not root bound, but shall not increase
the Contract price. Up to ten percent ( 1 0%) of undersized plants 1n any
one ( ! ) variety and grade may be used; provided they are larger than the
aver-age size of the next smallest grade.
5. Sc1ent1f1c and common names conform to customary nursery usage.
b. Types and sizes of plant materials shall be as 1nd1cated on the
drawings. Quantities shm,vn are a guide only; Contractor shall verify
quantities by plan check.
7. The Owner reserves the right to refuse or reJect any unsuitable plant
material. Unsuitable plants shall be removed from the proJect site and
replaced at the Contractor'5 expen5e. Replacement plants shall be the
same species, variety, size and cond1t1ons as spec1f1ed.
8. Pruning of plant materials shall not be done prior to delivery. After'
planting, pruning shall be l1m1ted to the m1nirnurn necessary to remove
Injured twigs and branches, dead wood and suckers.
9. Plant material 1s subject to substitution based upon availability.
Substituted rnaterial shall be approved in advance by the Owner.
C. FERTILIZERS
I . Fert1l1zers shall comply with applicable requirements of the State
Agricultural Code and shall be packaged, first grade, commercial quality
products 1dent1f1ed as to source, type of material, weight and
manufacturer1s guaranteed analysis. ferttl1zers shall not contain toxic
1ngred1ents 1r1 quanbtie5 harmful to human, animal, or· plant life. When
requested, Contractor shall furnish the Owner with Cert1f1cate of
Cornpl1ance stating that the material substantially meets the spec1f1cat1ons.
2. Commercial Fertilizer shall be a pelleted, beaded, or granular product
having the chemical analysis spec1f1ed herein and shall be free-flowing
material delivered m original unopened containers. Use of material which
becomes caked or otherwise damaged shall not be permitted.
3. Orgarnc base fertilizer shall be cumprised of decomposed arnmal, fish
and vegetable matter with hurmc acids and a bacterial stimulant,
manufactured as Gro-Pm,ver by Southern California Organic fertilizer Co,,
Glendale, Cal1forn1a, or approved equal.
C.\PRA ... O ALES\llll£ SHEElS\X)OOC,DMl 4/3/2012
D. AMENDMENTS
I. Nitrogen stabilized organic amendment shall be a ground or processed
wood product derived from wood of redwood, fir or cedar, treated with a
non-toxic agent to absorb water quickly. Nitrogen content, based on dry
weight, shall be 0.5% for redwood and 0.7% for fir and cedar. Iron
content, based on dry weight, shall be 0, I%. Pine sawdust Is not
acceptable.
2. When requested, Contractor shall furnish the Ovvner with a delivery
receipt and Certificate of Compliance stating that the material substantially
meets the spec1f1cahons.
E. TOPSOIL
! • T opso1I shall consist of fertile, friable soil of loamy character-, and shall
contain an amount of organic matter normal to the area. It shal! be
reasonably free from weeds, refuse, roots, heavy or stiff clay, stones
larger-than one inch ( I 11) in diameter, sticks, brush, litter and other
deleterious substances. Topsoil may be obtained from the 51te 1f
appr'oved by the Owner.
2. When required, imported topsoil shall be subject to 1nspect1on and
testing at the source of supply prior to delivery to the project.
F. MATERIAL DELIVERY AND INSPECTION
l. Plant material shall be delivered with legible 1denbf1cation labels,
handled and stored adequately to maintain a healthy condition, protecting
them from drying out, windburn or any other Injury.
2. Inspection of plant materials required by City, County, State or
federal author1t1es shall be the responsibility of the Contractor. When
requested, Contractor shall furnish copies of such permits or certificates
to Ovvner.
G. SOIL PREPARATION (TURF AND GROUND COVER AREAS)
I . Fertil1z1ng and cond1bon1ng materials shall be els specified 1n the proJect
agricultural 5u1tabil1ty report.
2. The following amendments, or approved equal, shall be mechanically
5pread and uniformly cultivated into the upper 51X ,nche5 (G") per I ,000
square feet of soil by suitable equipment operated at approximately right
angles 1n at least two (2) dwectiuns. Subject tu change as spec1f1ed 1n lhe
required agronomic soils test recommendations:
4 CY Nitrogen stabilized organic amendment
I 50 LBS Gro-Power Plus
I 00 LBS Agricultural gypsum
3. Resulting soil shall be clean, in a friable condtbon and suitable for·
planting.
H. WEED ABATEMENT OPERATIONS
I • The 1rr1gat1on system and finish grade shall be completed prior to
weed abatement operations.
2. Contractor shall operate the 1rr1gabon system to keep planting areas
uniformly moist for a pem;d of three (3) weeks (2 I consecutive calendar
days). At the end of the three (3) week period, Contractor shall spray all
v1s1ble weeds with a contact herb1c1de. Application method shall be as
recornrnended by manufacturer. After spraying, planting areas shall remain
unwatered for a rrnnimurn of forty-eight (48) hours. Remove weeds from
site.
3. Water seven (7) additional consecutive calendar days from the first
application and apply a contact herb1c1de as may be necessary. After
second spraying, water shall not be applied for an additional forty-eight
hour period. Applications shall cont1nue at seven (7) day intervals c:is
deterrruned by the Owner.
4. Contractor shall apply spray chem1ca(s when air currents are still;
preventing drifting onto adjotning property and preventing any toxic
exposure to persons whether or not they are In or near the project.
5. Weeds and debris sha!I be disposed of off-site.
I. BACKFIU.
I . Backfill shall be as spec1f1ed 1n the proJect agricultural su1tabi11ty report;
mach1ne-m1xed and approved by the Owner prior to incorporation in
planting pits.
2. !fa agricultural su1tab1l1ty report 1s not available, the following
amendments or approved equal, shall be incorporated:
G parts by volume On-site sod
4 parts by volume Nitrogen stab1l1zed organic arnendrnent
I 7 LBS per CY of mix Gro-Power Plus
I LB per CY of mix Iron sulfate
IO LBS per CY of mix Agricultural gypsum
J. INSTALU\TION
I . Stake plant locations and secure approva! frum the Owrier· before
excavating pits. Excavated pits shall be as 1nd1cated 1n the details on the
drawings. Dust stdes of pits 1N1th gypsum before backfilling.
2. Containers shall be opened and removed such that the rootball 1s not
injured.
3. Water all planting areas thoroughly a~er 1nstallabon of plant materials.
Additional backfill shall be added to fill voids caused by 1..vater settlement.
K TREE STAKING
Trees shall be staked at time of planting as 1nd1cated 1n the details on
the drawings.
L. GUARANTEE
I . Contractor shall guarantee plant material through on ( I J full year after
the date of acceptance of the work.
2. Replacement plant material shall be of the same species, variety,,$-size
as originally planted and shall be guaranteed for one (I) full year from the
date of re-plantin<3.
3. Cost 1ncurred due to replacement of dead or' dy1ng plant material shall
be the respons1b1l1ty of the Contractor'.
PLANTING -SODDED TURF
A. GENERAL
This section 1s supplemental to the General Planting Section. Where
applicable, planting shall be 1n accordance with cond1t1ons therein.
B. PU\NT MATERIAL QUALITY
l. Sod shall be grown from high quality propagative mater·1al, free from
1Needs diseases, and insects, and shall be 1r1 accordance with the
standards for regulation for nursery 1nspect1on of the applicable State of
the project.
2. Sod shall be machine cut at a uniform thickness of f1ve-e1ghths of an
inch (5/8") (excluding top 0rowlh and thatch) lnd1v1dual pieces shall l,e cut
to the suppl1er1s standard width and length with an allowable deviation of
two per'cent (2%). Broken rolls or uneven ends will not be acceptable.
3. Sod shall be harvested, delivered and installed w1th1r1 a twenty-four
(24) hour penod.
4. Contractor shall furnish the Owner with delivery r'ece1pt5 and a
Certificate of Compliance stating that the material substantially meets the
spec1f1cations.
C INSTALU\TION
I . Prepare soi! and provide weed abatement operations in accor·dance
with the Genera( Planting Section. R.ake, cultivate, float and roll until areas
to receive turf are 111 a smooth and uniform condition.
2. finish grade for turf areas shall be one inch ( I 11} below the finish
surface of walks, curbs, or related hardscape.
3. Pnor to sodding, soil shall be moist to a m1r11rnurn depth of one inch
( I ").
4. Prior to installation, area to be sodded shall receive sulfate of ammonia
at the rate of one ( l) pound per 200 square feet.
5. Sod shall be laid and tamped with butt Joint 1n a staggered urunning
bond11 pattern.
b. A~er 1nstallat1on, sod shall be rolled with a 200-pound water-filled
lawn roller.
7. Sod shall be as 1nd1cated on the drawings.
PLANTING -HYDROSEEDING
A. GENERAL
This section ts supplemental to the General P!ant1ng Section. Where
applicable, planting shall be 1n accordance with conditions therein.
B. PU\NT MATERIAL QUALITY
I . Seed 5hall be fre5h, clean, pure new crop seed. Seed 5hall be
delivered to the site, unmixed, In separate sealed containers. Each sealed
container shall bear the seed supplier's tag 1r1d1cabng the container weight,
seed type, seed purity and germination, and certificate of release by a
County agricultural comm1ssIoner.
2. Contractor shall furnish the Owner with delivery receipts and a
Cert.1f1cate of Compliance stating that the material substantially meets the
spec1f1cabons.
3. An agncultural su1tab1l1ty repor-t that has been prepared for the spec1f1c
site shall take precedent over the following materials. If such report 1s not
available, the following materials shall be of such a character that when
dispersed In a uniform slurry shall form an absorbent porous mat:
3000 gallons pe: acre Fresh water
2000 pounds per acre Wood cellulose fiber
80 pounds per acre~ Organic stab1l1zer
I 000 pounds per acreu Gro-Power Plus, or approved equal
•80 pounds per acre 1n summer, I 20 pounds per acr'e 1n winter
Hin turf ar·eas where soil 1s prepc.wed 1N1th Gro-Power Plus, use 400
pounds/acre.
4. Seed mixture shall be as 1nd1cated on the drawings.
5. Water shall be fresh, free of impurities, excess chlorine and salts.
b. Ftber shal( be clean, weed-free mulch of 1..vood cellulose conta1r11ng no
gennination or' growth-1nh1b1ting factors. Fiber shall contain a harmless,
temporary green dye.
C. INSTALU\TION
I . M1x1ng shall be performed 1n a tank, with a bu1lt-tn continuous agitation
and re-circulation system, of sufficient operating capacity to produce a
homogeneous slurry and a discharge system which will apply the slurry to
the designated areas at a continuous and urnform rate,
2. The slurry preparation shall take place at the project site and shall
begin by adding water to the tank when the eng1ne 1s at halt throttle.
When the ,Nater level has reached the height of the agitator shaft, good
recirculation shall be established, and at this time the seed shall be added.
fertilization shall then be added followed by the wood cellulose fiber, when
the tank 15 at lea5t one-th,rd ( I /3) filled with water Spraying shall
commence 1rnmed1ately when the tank 1s full.
3. Contractor sha!I spray designated areas with the slurry in a sweep1ng
motion, 1n an arched stream, until a uniform coat 1s achieved and the
matertal Is spread at the required rate per acre.
4. A slurry mixture which has not been applied w1th1n four (4) hours after'
mixing shall be rejected and replaced at the Contractor1s expense.
5. Slopes shall be hydroseeded after weed abatement operations and
planting of trees and shrubs.
G. Costs 1r1curred for repair or replacement of bare, sparse or damaged
areas shall be the respons1b1l1ty of the Contractor.
POST-INSTALU\TION MAINTENANCE PERIOD
A. GENERAL
I. Contractor shall provide all labor, materials and equipment to perform
work during the Post-lnsta!lation Maintenance Period, as specified herein,
mcluding but not !1m1ted to; adequate watering of plant material, replac1ng
unsuitable plant material and controlling weeds, rodents and other pests.
2. Contractor shall maintain the project on a continuous basis from the
first day a~er planting 1s completed, until acceptance of the work.
3. Costs incurred due to damage or replacement during Post-lnstallat1on
Maintenance Period shall be the respons1b1l1ty of the Contr'actor·.
4. Unless stipulated otherwise by the Owner, the Post-Installation
Maintenance Period shall consist of a minimum of rnnety (90 consecutive
calendar days.
5. Post-Installation Maintenance Period may be extended by the Owner if
the project 1s improperly ma1nta1ned, appreciable replacement 1s required,
or other corr-ecbve work becomes necessary.
B. EXECUTION
I . All areas including, but not limited to, turf, ground cover, and concrete
flatwork, shall be kept clean and free of weeds, litter and debris.
2. Subsurface drains and catch basm grates shall bf; kept clean of leaves,
litter and debris to ensure unimpeded passage of water. Drain lines shall
be periodically flushed with clear water to avoid build-up of silt and debris.
3. Befor·e weeds exceed two inches (211) 1n height, they shall be removed
and disposed of off-site. Serious weeds shall be spot sprayed and left 1n
place for' seven (7) calendar' days. Areas sprayed shall rerna1n unwatered
for a minimum of forty-eight (48) hours. Dead weeds shall be removed
seven (7) calendar days after application and disposed of off-site.
4. If the Owner notifies the Contractor of failure to control weeds as
spec1F1ed herein, the Contractor shall kill all weeds w1th1n ten ( I 0) colendar
days of such notification. The Post-Installation Maintenance Period will be
extended for every day after the ten ( I 0) calendar days until such weeds
have been killed.
5. Contr-actor shall take appropriate 5teps to el1m1nate rodents.
C. IRRIG ATION SYSTEM
ctor shall operate the irrigation system automatically and shall I . Contra
properly a · nd completely ma1nta1n all par-ts of the 1rr1gation system.
actor shall provide for delivery of water 1r1 sufficient quantities 2. Contr
and adJU5 t w;;1ter· appl1cat1on to compensate for seasonal conditions.
3. Co5l5
respons1b
the mater
incurred due to repair or r'eplacement of equipment shall be the
il1ty of the Contractor. Replacement parts shall be 1dent1cal to
1al and as 111d1cated on the draw1r1gs and spec1f1ed herein.
CHARLES
TROWBRIDGE
AND ASSOCIATES
1 /901 flOMl:.LLE AVENUE • SANTA ANA, CA. 92705
PH (714) 532•3663 FAX (714) 532-3667
chas2.cta@gma1l.com
LANDSCAPE ARCHITECTURE LIC. # 2242
RT //\.i>l'I~ ,££,," W. T~O,. .</1'q;
DIAL TOLL FREE
1 -800-422-413
AT LEAST TWO DAYS
BEFORE YOU DIG
3
UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFOR NIA
r:),) .. ,l16
~ j 'I
' I
E~te: 10LJ1L10
DATE INITIAL
DESIGNER OF WORK
D, TURF
I . Prior to acceptance of the project and maintenance period, turf areas
shall be established with a uniforrn 80% cover"age, healthy vigorous growth
and to a mIr11mum of two inches (211) in height. Costs incurred for repair or
r·eplacement of bare, sparse or damaged areas shall be the respons1b1l1ty
of the Contractor.
2. lf an agricultural suitability soils report 1s not available, turf areas shall
be fert1l1zed with GRO-Power Hi-nitrogen I 4-4-9 or approved equal every
forty-five (45) calendar days, at a rate r'ecommended by the manufacturer.
3. First mowing of turf shall be performed when the grass 1s two and
one-half inches (2 V2'1) in height. After initial mowing. Turf shall be cut as
ofter1 as necessary to maintain the turf at a height of two inches (211) for
bluegrass and fescues and one inch (I") for bermuda.
4. Contractor shall trim around 1rrigat1on heads to allow For ummpeded
spray; at the base of trees; and at borders along walks, mowstrips and
curbs.
5, Contractor shall remove all grass clipp1ngs from project site.
E. GROUND COVER AREAS
!fan agricultural su1tab1l1ty soils report 1s not available, ground cover areas
shall be fertilized with GRO-Power Hi-nitrogen I I 4-4-9 or approved equal
every forty-five (45) calendar days, at a rate recommended by the
manufacturer.
F. TREES
I. If required or at the d1rect1on of the Owner, trees planted as part of
the Contract shall be pruned or headed back, to el1rn1nate diseased or
damaged gr-uwth, reduce topping or w1r1d damage, rna1nta1n growth w1th1n
space l1m1tabons, ma1nta1n natural appearance, due to vandaltsm, and to
balance the croi.Nn with the wot structure.
2. Staking of trees shall be checked frequently for damage, and to
prevent chaffing or girdling. Costs incurred due to damage or
replacement due to improper staking materials shall be the respons1bi11ty
of t~1e Contractor.
3. At the request of the Owner, wounds over one and one-half inch ( I
V2'1) in diameter may be sealed with an approved tree seal.
4. Dead or dy1ng tr-ees shall be 1mrned1ately replaced at the Contractor's
expense with material of the same species and size and guaranteed as
described 1n these spec1f1cations.
5. Contractor shall exercise preventive measures when using
11weed-eatersu near tree trunks. Costs incurred due to damage or
replacement of tr-ees due to improper measures shall be the respons1b1l1ty
of the Contractor.
G. SLOPES
J • Prior to acceptance of the project and maintenance per'1od, slopes
shall be established with a urnfonn 80% coveTage, healthy v1gor·ous
growth. Costs incurred fur repair or replacement of bar'e, sparse or
damaged areas shall be the respons1bil1ty of the Contractor.
2. Seed for replacement shall be of the same type and quality ratio as
spec1f1ed in the Plant List on the drawings.
3. If a soil5 report 15 not available, slope5 shall be fert1l1zed with
Gro-Power H1-n1trogen 14-4-9 or apprvved equal every forty-five (45)
calendar· days, at a rate recommended by the rnanufactur'er.
H. PALM TREES
I. Maintenance shall include, but not l1m1ted to, spraying to control or
prevent disease and weekly water management including soil probing,
observation of soil moisture sensing devices (where applicable), and palm
tree pruning.
2. Pruning shall be done with sterilized reciprocal saws (not chain saws)
to prevent transm1ss1on of disease causing agents from tree to t('ee. Saw
blades shall be sterilized before and between pr'un1ng of each frond by
immersing the blade in a solution of fifty percent (50) household bleach
and fifty percent (50%) water for five (5) minutes. The solution should be
kept up to strength by the regular addition of more bleach.
I. INSPECTION
Upon completion of the Post-Installation Maintenance period, Contractor
shall request an 1nspect1on for acceptance of the work performed 1n
accordance with the Contract Documents. The request shall be made to
the Owner, a minimum of seven (7) calendar days prior to the date for
1nspect1on.
DATE INITIAL
REVISION DESCRIPTION OTHER APPROVAL
DATE
E. PU\NTING NOTES
Slopes G: I or steeper requiring erosion control measures as specified
herein sha!I be treated with one or more of the Tallowing planting
standards:
a. Standard# I -Cover Crop/ Reinforced Straw Matting:
Cover crop shall be a seed mix typically made up of quick
germinating and fast covering grasses, clovers, and/ or wild
flowers. Submit the spec1f1c seed mix for City approval prior to
application. The cover crop shall be applied at a rate and manner
suff1c1ent to provide 90% coverage w1th1n thirty (30) days.
Type of r'einforced straw matting shall be as approved by the City
and staked to the slope as recommended by the manufacturer.
Reinforced straw matting shall be required when planting occurs
between August I 5 and April I 5. The cover crop and/ or
reinforced straw mat shall be used the remainder of the year.
b. Standard #2 -Ground Cover
One hundr·ed ( I 00%) percent of the area shall be planted with a
groundcover known to have excellent soil b1nd1ng characteristics
(planted from a rrnnImum size of flatted material and spaced to
provide full coverage within one year).
c. Standard #3 -Low Shrubs
Low spreading woody shrubs (planted from a rrnnimum of 2-3/'1-inch
liners) shall cover a mIr11mum of seventy (70%) percent of the slope
face (at mature size).
d. Standard #4 -Trees and./ or Large Shrub5
Trees and/ or large shrubs shall be (planted r·rom a rninImum of I
gallon containers) at a minimum rate of one {I) per two hundred
(200) square feet.
Slopes -b: ! or' sleeper and:
a. 3 1 or less 1n vertical height and are adjacent to public walks or
streets require at minimum Standard # I .
b. 3 1 to 8' 1n vertical height r'equire 5tandar·ds # I (erosion
control rnatt1ng shall be installed In lieu of a cover crop), #2
and #3.
c. In excess of 8 1 1r1 vertical height require Standards # I (erosion
control matting shall be installed 1n lieu of a cover crop), #2,
#3, and #4.
Areas graded flatter than G: I r'equ1re standard# I (cover crop) with
temporary irrigation when they have one or more of the following
cond1t1oris:
a. Sheet graded pads not scheduled for 1mprovernents 1.Mthm G
months of completion of rough grading.
b. A potential erosion problem as detenmned by the City.
c. Identified by the City as highly v1s1ble areas to the public or
have special conditions that warrant 1mmed1ate treatment,
APPROVED FOR
!RR/GA TION AND PLANTING
ONLY, INCLUDING PRECISE
LOCA T/ON OF PLANTING
AREA.
"AS BU IL T"
RCE EXP. DATE
REVIEWED BY:
INSPECTOR DATE
I SHgT I CITY OF CARLSBAD I SH9TS I
PLANNING DIVISION
LANDSCAPE IMPROVEMENT PLANS FOR
PRESTIGE ACADEMY PRESCHOOL
LA COSTA OAKS
CARL'lBAD, CALIFORNIA
SPECIFICATIONS
APPROVED: ' {~J! E::\\-c,~ L,, ':1 , 'S . l "'.>
PLANNING
DWN BY: PROJECT NO, DRAWING NO. INITIAL CHKD BY:
CITY APPROVAL RVWD BY; SOP 12-03 475-srv