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HomeMy WebLinkAboutCT 82-12; Carlsbad Highlands; Tentative Map (CT)c) TheBuieCorporation CARLSBAD HIGHLANDS REVISIONS CITY OF CARLSBAD PLANNING COMMISSION CASE NO. EXHIBIT NO. t^. * DATE I*- CITY OF CARLSBAD CARLSBAD HIGHLANDS A DEVELOPMENT BY THE BUIE CORPORATION TENTATIVE MAP AND PRO SITE PLAN CT 82-12 . PD-42 GENERAL NOTES GENERAL DESIGN PUBLIC UTILITIES AND DISTRICTS LEGAL DESCRIPTION ?i PHASE TABULATION PROJECT INFORMATICS CITY OF CARLSBAD PRODUCT A CARLSBAD HIGHLANDS A DEVELOPMENT BY THE BUIE CORPORATION TENTATIVE MAP AND PRO SITE PLAN CT 82-12 . PD-42 CITY OF CARLSBAD CARLSBAD HIGHLANDS A DEVELOPMENT BY THE BUIE CORPORATION PRELIMINARY LANDSCAPE PLAN ZONE 1 - AREAS ADJACENT TO HOUSES LUSH - ( FUTURE ) 37% OF PLANTING AREA EflYTHRINA SPECIES HIBISCUS PITT OS PO RUM SP. ALNUS HHOMOIFOLU FATSIA JAPONIC* ILEX SPECIES FICUS SPECIES TERNSTROEMIA GVMNAN. HEDERA SPECIES ZONE 2- STREETSCAPES- RE CANNON ROAD: B.O.W.-OSTEOSPERMUU FESCUE 'TEMPO- SEEDED OSTEOEPERMUM LOW-WATER LAWN: SEEDED INTERIOR STREETS: FINED 24% OF PLANTING AREA TWCME THEE (SO*) : PLATANUS ACERIFOLIA'MULTI SUPPORT TREES (30\) ; ALKUS RHOMBIFOLIA ACCENT TREE (20 \tLIOUIDAMDAR STYRACIFLU* 'aURCUNDV PLATANUS ACERIFOLtA ALNUS RHOUBIFOLIA ACCENT TREES <2O%1 . LIQUIDAMDAR STYRACIFLUA -BUnGUNDY* SCHINUS TEREilNTHEFOLIUS MEDIAN TREE; GAL): LIOUIDAWBAR STYRACIFLU* UERCUS ILEX -BURGUNQV OS GAL) LATANUS PAVING AT MEDIAN NOSE: EANOTHUS SPP. BOMANJTE -BIVEHSTONE- OPfiOSWA KIRKII TTOSPORUM SPP. MEDIAN TREE; GAL.) LIOUIDAUBAR STYRACIFLUA ETEHOMELES •BURGUNDY' (IS GAL) ATAKUS SPP. BOMANITE -RIVERSTONE' EANOTHUS SPP LIOUIDAMBAn PALU SPP. -ZONE 3- NATURALIZED SLOPES- NATURALIZING 23% OF PLANTING AREA PLATAMM HACCUO** ACACIA REDOLCNS HVOPORUU PAHVVOLUM HETEROUELES AR8UTVOLIA 1 PMM TOfWEYANA TXCOMAR1A CAKNS1S CEANOTHUS SPP. LEPTOSPERMUM LAEVKUTUM ewcALfrrw *f*. f' TftiULJ IHTtlfr IKSLftf PLANTING, AB£A MIMULUS SPECIES CISTUS SPECIES ATRIPLEX GLAUCA / SLOPES PLANTED FOR EROSION CONTROL IN- ---/RANDOM NATURAL GROUPINGS TO BE PLANTED PER HETEROMELES ARBUTIFOLI* BOSM*BINUS 'PRDSTRA TYPICAL PASSIVE REC. AREA: — --— -- B OPEN PLAY AREA C. COMMUNITY COURT GROSS SITE AREA: 263 ACRES TOTAL LANDSCAPE AREA: 170 ACRES PERCENT OF SITE USED FOR PLANTING: 65% PERCENT OF ZONE 1 IN TOTAL LANDSCAPE AREA 37\ PERCENT OF ZONE 3 IN TOTAL LANDSCAPE AREA 24% ZONE 1 14.14tt.3»r GALLON* PER YEAR ZONE 1 •.004.270 GALLONS PER YEAR ZONE 3 1,470.041 GALLONS PER YEAR TUB' TAIN:P*tpar«d by : KEMP & ASSOCIATES INC. LANDSCAPE ARCHITECTS LA JOLLA, CALIFORNIA CITY OF CARLSBAD CARLSBAD HIGHLANDS A DEVELOPMENT BY THE BUIE CORPORATION RECREATION AREAS PANHANDLE PARK SCALE: 1":20' PASSIVE RECREATION AREA STUDIES COMMUNITY RECREATION AREA SCALE: f:10p prepared by : KEMP & ASSOCIATES INC. LANDSCAPE ARCHITECTS LA JOLLA, CALIFORNIA CITY OF CARLSBAD CARLSBAD HIGHLANDS A DEVELOPMENT BY THE BUIE CORPORATION PROJECT ENTRY MONUMENT SCALE: 1":20' PARTIAL ELEVATION SCALE: 1 2*:T HIE I IK.III AM >S STREET 'BB' KEMP & ASSOCIATES INC, LANDSCAPE ARCHITECTS LA JOLLA, CALIFORNIA PRODUCT TYPE A CARLSBAD HIGHLANDS THE BUIE CORPORATION PRODUCT TYPE "B"50'X70' PRODUCT TYPE C *.i £Vi" • -. ^p^>?-fe~/) /-. j•-.?,'. -M^"!' *-!?• "i •• J •, CARLSBAD HIGHLANDS THE BUIE CORPORATION "SSSSFjaS0 Ar mBassenanSAssoci tcsli 1 5 - ~ fff :^J=^*:^'-. |__,; _p-'ilf«i^ -|TT ,1 ii-^--^T't"; '''~!~+~t"*~V-lf_^-^—-^L i r ^fe^*' ^ iJBffiimiilhiliiffl ->—-•»»•' -- !| PLAN 1 PLAN 2 BJ"- JJL t*Jf™£jfl_~ llT ^T istlvi. I Jl- i^^v/-^^ PLANS O 5 ^ji PLAN 4 503:4.1 y==r—^-H* 1358 SQ.FT. PLAN 1 ; CD UJa PLAN 3 PLAN 4 I I I I I I I I I I I I I I I I I I I 1833 SQ.FT. PLAN 2 II 11 /M 3*7n' "- \=0 O b 3inin CARLSBAD HIGHLANDS THEBUIE CORPORATION PLANS 2378 SQ.FT. BassenanSsj;Associ teslnc I I I I I I I I I I I I I I I I I I I PLAN 1 1003 SQ.FT. 'AST6f> BEDROOM i '. DEL MASTER OPTION ±=—t /Tj\T(b 61' CARLSBAD HIGHLANDS THEBUIE CORPORATION PLANS 1553 SQ.FT. PLAN 2 1383 SQ.FT. b u 25 ^ ^I- §;s»O T- O ArmBassenanSoAssoci teslnc CARLSBAD HIGHLANDS LANDSCAPE MAINTENANCE MANUAL .":""." ." -•"':??*•••" CORBIN/YAMAFUJt AND PARTNERS, INC. ARCHITECTURE/PLANNING . 17992 MITCHELL SOUTH SUITE 200 IRVINE. CA 92714 PHONE (714) 660-0970 1301 BROWARD EAST SUITE 303 FORT LAUDERDALE. FL 33301 PHONE (305) 462-4964 18 March 1987 City Of Carlsbad 2075 Las Palmas Drive Carlsbad, California 92009-4859 Attn: Mr. Michael 6. Howes Senior Planner Subject: Carlsbad Highlands Homeowners Landscape Maintenance Manual CYP Project # 8752 Dear Mr. Howes: The final submission documents will be reduced and included in the Maintenance Manual to provide the initial developer and the Homeowner's Association with an organized format to facilitate the implementation of the landscape concepts described in the City Of Carlsbad Landscape Guidelines. Your assistance is greatly appreciated. Respectf CORBIN/, Perer B. Miles Landscape Architect PLANTING THE LANDSCAPE A. SOIL QUALITY TEST Once the site has been graded, soil samples representing a good cross section of the site should be taken and tested by a commercial soil testing lab. Typical tests are for: 1. pH level . 2. E.G.- amount of soluble salts. 3. Soil texture--percentages of silt, clay and sand. 4. Organic matter content. 5. Nutrient measurement. N.P.K. plus minor nutrients. The results of this test, indicating native soil conditions, should help guide the preparation of the soil and the selection of appropriate plant material. B. SOIL PERMEABILITY Many soils in this area have a very low rate of air or water penetration (the optimum is 50% soil, 25% water and 25% air). Salts build up with this condition and oxygen is restricted, both which damage plant material. Each planting area should have its rate of permeability tested. C. RATE OF PERMEABILITY - Test by digging a plant pit and filling it with water. The rate at which the water drains will indicate the pe rmeab i1i ty. TOO SLOW - less than six (6") inches in 24 hours. NORMAL - between one half (1/2") to one (1") inch per hour. TOO FAST - two (2") inches or more in an hour. 1. If the rate is "TOO SLOW", treat the soil with a chemical conditioner as described below and auger sump holes for all trees and major shrubs see (STANDARD DETAILS) on pages 52 and 53. 2. If a "TOO SLOW" condition cannot be significantly corrected, use plants tolerant of wet soils. 3. If the rate is "TOO FAST" consider adding more than normal amounts of organic soil conditioners or contact the project landscape architect or soils engineer for review of the problem. D. SOIL PREPARATION - General recommendations (may be modified due to soil report recommendations). 1. Apply a chemical soil conditioner to increase the permeability of problem soils that have pH of 7 or greater. After deep ripping the soil (8" is optimum) work into the soil by tilling to a depth of 6" the following amendments: Commercial gypsum at 100-250 Ibs per one thousand (1,000') square feet and/or water penetrant (Alkyl Poly Ethylene Glycol Ether) commercial grade applied at 8 oz. per one thousant (1,000') square feet. To reduce the sodium content and increase the movement of air and water, leach the soil by applying the above and water it thoroughly. 2. Most plants will need to adapt to the native soil conditions as roots grow through the area of conditioned soil. Combining native soil with conditioners provides a transition from a rich, well balanced nursery soil (in new plant containers) to the native soils. A typical soil conditioner should be well-composted organic matter (Nitrolized redwood shavings) with the following characteristics: A. Minimum 90 °L organic matter. B. Si.ze 1/50 inch - 1/4 inch. C. pH level 5.5 to 7. D. Low salinity level. NOTE: Organic amendments and fertilizers shall be spread evenly and tilled into the soil after leaching operations. E. BACKFILL MIX Planting pits shall be backfilled with the following type of mix: 1. 1/3 soil conditioners (nitrolized humus). 2.2/3nativesoil. 3.5% fertilizers. F. FERTILIZING To start plant development, fertilizing is done at this time of planting. Fertilizers should be incorporated into the backfill mix helping root growth and providing balanced nutrients for overall growth through the first one of two years. To do this, the following should be incorporated into the backfill mix. 1. To promote root growth, blend a slow release, high phosphate, low water soluble, granular type fertilizer into the mix. 2. To promote overall growth add a commercial grade, slow release fertilizer. Tablet form fertilizers should be set around the root ball eight (8") to twelve (12") inches below grade. Apply at the manufacturer's recommended rate. G. PLANTING SEASON Because of our relatively mild climate, Carlsbad's £££.im.H.m. planting season (October-March) is longer than many other areas. The fall and winter season's cool temperatures and rainfall, while not procducing much foliage growth, will allow the plant to establish itself for springtime growth and increased summer temperatures. H. PLANT QUALITY All plant material should meet the California State Department of Agriculture's R^g_u l_a_t_i o n£__f ^£_NiJ£££_r y_I_n ££e_£_t j^£n_££_Ru j^e^^ £Bd_2££d_i ng__._ Plants should be sound and healthy, free of diseases and defects, well developed, of a normal size for the container and not root bound. I. PLANT SPACING Plants should be set allowing the lease change of conflict from their mature size and the operation of the irrigation system. J. PLANTING AREA DRAINAGE Surface and underground drainage of planting areas should work well. Landscape architects, civil engineers or any others who might be involved should design sufficient site . drainage. Swales should fall at a minimum of two (2%) percent K. PLANTING TECHNIQUE 1. PLANTING PITS SHOULD: a. Be twice as wide as the container or root ball. b. Have rough, squared (not rounded) edges. c. Have a sloping bottom to a sump hole. 2. THE ROOT BALL SHOULD: a. Be handled gently. b. Have its surface slightly roughed up. c. Have its crown sit slightly higher than finish grade. d. Should be puddled and settled to its final position. 3. THE PLANT SHALL HAVE A BASIN: a. With the rim diameter set just outside the drip line. b. With a two (2") to three (3") inch high rim. c. Filled with a layer of mulch. IRRIGATING THE LANDSCAPE A. INITIAL WATERING During the initial establishment period, most plants require ample watering. The first watering is to settle the plant correctly into the planting pit. When germinating seeded areas, the surface should be moist at all times. It is better to apply a light watering several times a day rather than one heavy treatment every other day. After germination, the watering schedule should be adjusted to allow the top surfact to dry again forcing roots to go deeper for moisture. B. WATERING RATE Water as infrequently as the plant allows. Check the soil moisture, let the top layer of soil (6-9 inches) dry out. Water deeply, soaking the ground 18-30 inches. Add a wetting agent 2 or 3 times a year to help water penetrate deeply. Most plants continually given ample surface moisture will be less drought tolerant throughout their like span. Frequent light watering encourages shallow roots, making the plant more susceptible to the effects of dry periods. Trees watered this way are more apt to cause paving damage or fall during high storm winds. There should be a continual effort to deep water plants (especially trees) by adjusting the watering time and using irrigation devices such as shown in DETAIL "B", Page 53. C. WATERING SCHEDULE Judgement and evaluation must be continually used when applying supplemental water. The ne_e_d for additional soil moisture should dictate the frequency of watering. Carlsbad's estimated evaporanspiration stress, (see page 75, ENVIRONMENTAL DATA), planting zone, and specific site conditions will provide the general criteria for a watering schedule. Beyond these set criteria, periodic testing of soil moisture levels should guide the watering schedule. Moisture checks should be made with a probe or tensiometer. D. SEASONAL WATERING Many of the plants listed for use in Zones Three and Four have a dormancy or rest period during the summer and fall. Too much watering during this period producint extra growth can actually weaken the plant and shorten its life span. MAINTENANCE A. FERTILIZING Fertilizing is APPROVED PLANTING ZONES 2 and 3 (REFINED and" NATURALIZING) should be limited to only one or two applications in the spring season. Fertilizers should be applied evenly aroung the plant's dripline. Zone 1 (LUSH), may require more attention to fertilizing while ZONE 4 (NATIVE) should recieve no fertilizer (a possible exception might be ££m£ plants that are added to the native area.) B. TREE CARE 1. Most trees planted from five (5) gallon containers or larger require some type of support until they develop a good root system and an adequate trunk caliber. (Refer to GUYNG and STAKING DETAILS, pages 50 and 51.) 2. Many trees can be topped to promote lateral branches and trunk size, but others cannot (check tree species before you consider topping.) 3. Trees should not be stripped of their lower branches, but rather "tipped back" with as much foliage retained as possible. This will promote the tree trunk's caliper providing structural strength. Lower branches should be pruned flush with the trunk only after the tree has the strength to support itself (typically a three (3") inch caliper). 4. Evergreen trees should be trimmed out and shaped when necessary to prevent wind and storm damage. 5. During a severe drought, consideration should be given to pruning (thinning) trees (and other plants) to reduce their transpiration and need for water. SAMPLE LANDSCAPE CONTRACT LANDSCAPE MAINTENANCE SPECIFICATIONS AND AGREEMENT This agreement is by and between hereinafter called 'Contractor1 and owner or owners authorized repre- sentative. Project Name: (Phone) Project Address: Project Representative Name: - Project Representative Address: • • Legal Description: Lot # Tract # Contractor agrees to furnish all labor, supervision, tools and equipment necessary to maintain the landscaped areas as per attached maintenance specifications. I. GENERAL A. Scope of Work - The Contractor shall provide at his own risk and cost all labor, materials, tools, equipment, transportation, hauling, dumping, fertilizers, insecticides, chemicals and other items needed to do landscape maintenance work as directed herein 1. Owner shall provide at his own cost all water necessary for Contractor to properly perform the service required under the agreement. 2. All personnel on the project shall be well-trained, clean and neat at all times. 3. All work shall be performed in accordance with the best landscape maintenance practices and in keeping with the high aesthetic level of the facilities being maintained. B. Communication - The Contractor shall provide at all times throughout the duration of this contract, emergency telephone numbers which can be called for emergency conditions at any time the Contractor's representatives are not immediately available at the job site. An alternate emergency number shall be provided in case no answer is received at the first number. The emergency number shall be used to contact a responsible representative of the Contractor who can take the necessary action required to alleviate any emergency condition which threatens to cause damage to any property. C. Trash Removal - All debris accumulated as a result of maintenance operations shall be removed from the site at no additional cost to the Owner. D. Insurance and Licensing - Contractor will furnish the Owner with evidence of insurability and carry the following minimum coverage with a company approved by the Owner, naming the Owner as additional insured in the following amounts: Public Liability Insurance $300 ,000 Property Damage Insurance $300 ,000 Contractor also agrees to hold the Owner harmless from any claims arising from activities performed by him ana to maintain Workman's Compensation Insurance in amounts required by law. E. Contractor shall not store material or equipment on the property without prior Owner approval. -t _i _ F. Contractor and his personnel shall be conversant with these specifications. II. FUNCTIONS A. Tree Care 1. All trees must be provided water to ensure their proper growth either applied by sprinkler systems or manually. 2. Insect control shall be initiated immediately upon detection. Fungicides shall be applied where required. 3. Guys, stakes and ties are to be inspected weekly and changed as required to permit growth expansion, prevent damage from chafing or girdling and provide protective support during major prevailing winds. 4. Pruning, thinning and trimming of trees shall be accomplish- on a regular basis to maintain a neat appearance and promo- healthy growth. Work will include removal of suckers, cross branches and dead wood. Pruning of trees above 20 feet shall be accomplished by a professional tree surgeon upon approval by owner and shall be billed as an extra. B. Shrub Care 1. Trimming, pruning, thinning and training of ornamental plants, excluding trees, shall be done as needed or required to maintain a pleasing appearance and to reta*jji their natural characteristics. Plant material under stress should be trimmed to reduce evaporation. 2. To existing shrubs on first application apply GRO-POWER PLUS evenly at the rate of 2 cups per shrub and every two months thereafter. C. Turf 1. Mowing shall be perfdarned at such frequency as may be required by the season of the year, generally once a week. Mowing height shall be IV -2" maximum and accomplished with a sharp, rotary mower. A vacuum, or grass catcher must be used to collect and remove the clippings. The edge shall be trimmed at each mowing and trim around trees, valve boxes, valves, and other items located in lawns at each mowing. Grass shall not be allowed to invade plant areas and other areas not intended to be lawn. Curbs, gutters, walks and driveways shall be left in a clean condition after mowing. Excessive amounts of leaves, papers, and other debris shall not be allowed to accumulate on lawns. 2. Weeds shall not be permitted to become established in the lawn. Applications of selective herbicides shall be applied as frequently and in quantities and strengths as necessary to eliminate and prevent all weeds and to protect the desired growth of grass. 3. Deviations from the above requirements due to inclement weather or other conditions must be determined by site conditions and with the approval of the Owner. 4. All turf areas shall be mechanically aerated once a year. Each aeration shall be done to a depth of not less than 4" and shall be done immediately prior to the spring fertilizat -2- 5. Grass shall be manually or mechanically trimmed away from irrigation heads and edges within turf areas. The use of herbicides in lawn areas to trim around edges and irrigation heads is not acceptable, however it is acceptable to use at the base of trees. 6. To existing turf areas on first application apply evenly GRO-POWER PLUS at the rate of fifty (50) pounds per 1000 square feet and water thoroughly. After first application and each two months thereafter apply twenty-five (25) pounds of GRO-POWER per 1000 square feet. D. Ground Cover 1. Ground covers shall be inspected weekly; maintenance shall include removal of all debris, including leaves, branches and papers. 2. All weeds shall be removed weekly. 3. Ground covers shall be pruned or trimmed neatly away from shrubs, trees, walks, headerboards and buildings. Edges of ground covers shall be thinned out regularly to avoid matting. 4. All ground cover areas that have dead areas or areas so damaged by weeds, etc. shall be replanted with like species so as to present a full even appearance of growth. With approval, owner shall pay for all replacement plants. *• Prior to replacement, procure owner's approval; owner shall pay for all approved replacement plants. E. General Maintenance 1. All walkways shall be kept clear of debris from the mainten- ance operation, erosion, run-off from storms, irrigation or wind blown debris. Completely wash down or blow all walks and drives as necessary. 2. The Contractor shall provide a general clean-up operation at least once a week for the purpose of picking up trash or debris which may accumulate from the use of the area wind blown debris, dropping of twigs or branches from trees. 3. Contractor or contractor's representative shall make at least six (6) general inspections of the project per year and file with Owner or Owner's representative a written report of his observations and recommendations. Reports shall include a full inspection of the irrigation system for both operation and coverage. 4. The Contractor shall clean and maintain all landscape drainage lines and catch basins on an as-needed basis. 5. Contractor shall be responsible for the removal of all weeds and grasses occurring in concrete areas by the use mechanical means or herbicides. F. Supervision Adequate supervision shall be supplied to insure a professional job of landscape maintenance. Close communication shall be kept with the management to insure his awareness of the operation at all times. -3- G. Irrigation System Maintenance 1. Contractor shall be responsible for properly setting the time clock and adjusting the various schedules to provide adequate water to maintain all planted areas in a thriving condition. Watering schedules shall be arranged so as not to interfere with the public's use of the facility and shall be adjusted for seasonal conditions. Frequency of irrigatioi shall be the responsibility of the Contractor. 2. Sprinkler heads and risers shall be cleaned, repaired, adjusted and replaced as required to provide good coverage. Risers shall be extended and shrubs relocated where necessary to provide continuous full coverage. 3. Damage to the sprinkler system caused by new construction, vandal damage, accidental breakage by others and so called acts of God, etc. shall be immediately reported to the Owner and promptly repaired upon Owner's request and billed to the Owner at cost. Repairs made to system shall be done with originally specified materials or with suitable substi- tuted material as approved by Owner. H. Insects, Pests and Disease 1. Contractor shall be responsible for detecting and eliminatin> disease, insects and/or rodents infestations in all land- scape areas, using materials and methods non-injurious^ to humans or the desired plants or grass. 2. Contractor shall replace, at his expense, any shrubs, trees, or lawn areas that die due to negligence in the control of insects, pests, weeds, rodents, and disease'or due to improp* water, fertilizing or lack of proper maintenance and care. 3. All pesticides, fungicides, and herbicides shall be applied routinely or as needed to all areas at the expense of the Contractor. III. SPECIAL CONDITIONS A. The Owner may at any time, by written order, direct that changes or additions be made in the work required by the Contractor. If such changes cause an increase or decrease in the cost of, or th< time required'for performance of the contract, an equitable adjustment shall be made in the Contractor's payment and the agreement shall be modified in writing accordingly. B. Any changes in existing landscaping, such as replacement of annual color or site changes will be considered an extra and the price for such work will be negotiated prior to proceeding. Contractor shall submit to the Owner for approval an itemized estimate for any extra work required. IV. MISCELLANEOUS A. Exclusions The Contractor shall not be responsible for vandalism, theft, or adverse natural conditions. B. Working Days Schedule Contractor recognizes the following holidays -4- Working Days Schedule (continued) and if a regularly scheduled maintenance day coincides with one of the above holidays, or if it rains on three or more consecutive visit days, Contractor will work an alternate day or prorate the monthly bill 25%/week. C. Work Stoppage The Contractor shall have the right to stop work if any payment shall not be made to Contractor under this agreement. The Contractor may keep the job idle until all payments due have been received. Such action by the Contractor shall not, in any manner, be deemed a breach of this contract by Contractor. D. Arbitration If, at any time, any controversy shall arise between contractor and owner with respect to any matters in questions arising ou of, or relating to, this agreement or the breach thereof, in which the parties do not promptly adjust and determine, said controversy shall be decided by arbitration administered by and in accordance with the Construction Industry Arbitration Rules of the American Arbitration Association then obtaining unless the parties mutually agree otherwise. This agreement so to arbitrate shall be specifically enforceable under the prevailing arbitration law. The award rendered by the arbitra- tors shall be final, and judgement may be entered upon it in any court having, jurisdiction thereof. E. Legal Fees In the event that either party becomes involved' in litigation or arbitrarising out of this contract or the interpretation or performance thereof, the prevailing party shall be -entitled to reasonable attorney fees. F. Default Notice In the event that items or conditions are to be corrected or remedied Owner agrees to provide contractor with adequate notification of said items. Owner further agrees to allow Contractor adequate time to remedy those items or conditions. To accept this contract owners must sign and date below and deliver an original signed copy to contractor. WE HAVE READ, UNDERSTAND AND AGREE TO ALL TERMS OF THIS CONTRACT AND WE ACCEPT THIS PROPOSAL AND AGREE TO BE SO BOUND. is Name of ContractorSite Contract Person Name hereby authorized to perform the above maintenance program commencing on: Address PhoneDATE Contractor C^27~T Owner-Buyer Signature 5iti Contractor signature Diti Owner-Buyer Signature DaTi -5- CARLSBAD HIGHLANDS VICINITY M*PSIN,CT 82-12/PUO-42 No 8752 o wo aoo 40«run LANDSCAPE SPECIFICATIONS PLANT ZONES 1&2 INDEX Page I. GENERAL 1 II. FUNCTIONS 2 A. Tree Care 2 B. Shrub Care 2 C. Turf 3 D. Ground Cover 4 E. Fertilizer 5 F. Maintenance Clean-Up 5 G. Supervision 6 H. Irrigation 6 I. Annual Color Replacement 6 J. Insect Control 6 III. SPECIAL CONDITIONS 7 A. Changes to Contract 7 B. Extra Work 7 IV. LANDSCAPE MAINTENANCE REPORT 8 LANDSCAPE MAINTENANCE SPECIFICATIONS I. GENERAL A. Scope of Work - The Contractor shall provide at his own risk and cost all labor, materials, tools, equipment, transportation, hauling, dumping, fertilizers, insec- ticides, chemicals and other items needed to do landscape maintenance work as directed herein. 1. Owner shall provide at his own cost all water necessary for the Contractor to properly perform the service required under the agreement. 2. All personnel on the project shall be well-trained clean and neat at all times. 3. All work shall be performed in accordance with the best landscape maintenance practices and in keeping with the high aesthetic level of the facilities being maintained. B. Communication - The Contractor shall provide at all times throughout the duration of this contract, emergency telephone numbers which can be called for emergency conditions at any time the Contractor's representatives are not immediately available at the job site. An alternate emergency number shall be provided in case no answer is received at the first number. The emergency number shall be used to contact a responsible represen- tative of the Contractor who can take the necessary action required to alleviate any emergency condition which threatens to cause damage to any property. C. Trash Removal - All debris accumulated as a result of maintenance operations shall be removed from the site at no additional cost to the Owner. D. Insurance and Licensing - Contractor will furnish the Owner with evidence of insurability and carry the following minimum coverage with a company approved by the Owner, naming the Owner: Public Liability Insurance $ Property Damage Insurance $ Contractor also agrees to hold the Owner harmless from any claims arising from activities performed by him and to i^aintain Workman's Compensation Insurance in amounts required by law. E. Contractor shall not store material or equipment on the property without prior Owner approval. F. Contractor and his personnel shall be conversant with these specifications. II. FUNCTIONS A. Tree Care 1. All trees must be provided water to ensure their proper growth either applied by sprinkler systems or manually. 2. Insect control shall be done at periods specified. Fungicides shall be applied where required. 3. Stakes and ties are to be inspected regularly and changed as required due to strong prevailing winds and to permit growth expansion and prevent damage from chafing or girdling. 4. Pruning will be required to control form, size and for the removal of dead wood, low branches, mis- shapen or mis-directed branches, branches against buildings, and damage repair. Seal all cuts or scars with an approved tree sealant. 5. Pruning for wind damage and general clean-up of trees is recommended to begin in September. 6. Fertilizing of trees will take place as the general fertilizing program is carried out in areas where trees occur; i.e. lawns, ground covers. Trees will be fertilized around drip line with holes drilled 12" deep at 3 feet to 0 inch on center. The rate of application shall be determined by the caliper of the tree. Fertilizer will be evenly distributed in each hole, twice a year in February and August. (see Fertilizer Section for type) 7. Trees shall be staked or guyed and tied where required for growth and support and protection against wind. B. Shrub Care 1. Measures to eliminate undersirable conditions shall be performed in accordance with recognized and accepted landscape maintenance practices. Trimming, pruning, thinning and training or orna- mental plants excluding trees shall be done as needed or required to maintain a pleasing appearance and to retain their natural characteristics. Plant material under stress should be trimmed to reduce evaporation. All vines shall be continually trained and espaliered to maintain them in a neat and healthy condition. Espaliered shrubs and vines that are not 'clingers1 shall be kept attached to that surface so as to encourage their growth as originally intended. C. Turf 1. Mowing shall be performed at such frequency as may be required by the season of the year, generally once a week. Mowing height shall be IV - 2". Edged shall be trimmed at each mowing, trim around -. trees, shrubs, valve boxes, valves, and other items located in lawns at each mowing. Grass shall not be allowed to invade plant areas and other areas not intended to be lawn. Curbs, gutters, walks and driveways shall be left in a clean condition after mowing. Excessive amounts of leaves, papers, and other debris shall not be allowed to accumulate on lawns. 2. Weeds shall not be permitted to become established in lawns. Applications of herbicides shall be applied as frequently and in quantities and strengths as necessary to eliminate and prevent all weeds and protect the desired growth of grass. 3. Deviations from the above requirements due to inclement weather or other conditions must be decided by site conditions and with the approval of the Owner. 4. All turf areas shall be mechanically areated twice a year. Each areation shall be done to a depth of not less than 4" and shall be done immediately prior to the fall and winter fertilization. 5. Grass shall be manually or mechanically trimmed away from the bases of all trees within turf areas. The use of herbicides in lawn area is not acceptable. Ground Cover 1. Ground covers shall be inspected weekly; maintenance shall include removal of all debris, including leaves, branches and papers. 2. Weeds shall be removed as necessary not allowing Bermuda Grass or other noxious weeds to become established in these areas. 3. Ground covers shall be pruned or trimmed neatly away from shrubs, trees, walks, headerboards and buildings. Edges of ground covers shall be thinned out regularly to avoid matting. 4. All ground cover areas that have dead areas or areas so damaged by weeds, etc. shall be replanted with like species so as to present a full even appearance of growth. 5. Monthly cultivation of all planting areas to keep - soil loose and friable. 6. Osteo spermum (African Daisy) shall be heavily trimmed back and thinned out to a height of + 6". This shall be done once a year or whenever the growth has attained a heights in excess of 18" above grade. At all times it shall be kept clear from the bases of all shrubbery. The heavy trimming shall be done between the months of November to February. 7. Ivy geranium (Pelargonium peltatum) shall be kept trimmed to aheight not exceeding 18" and not less than 12". At all times it shall be kept clear from around the bases of all shrubbery. 8. Ornamental strawberry (Fragaria chiloensis) shall be kept trimmed at the edges of the plantings at all times. Runners shall not be allowed to grow over walks,into lawn areas or into other adjacent ground covers. 9. Care should be taken to not overwater the plantings of African daisy (Gazania). Where die back has occured, the areas shall be immediately replanted with like variety. r E. Fertilizer 1. Lawn areas - To existing turf areas on first application apply evenly GRO-POWER PLUS at the rate of 50 pounds per 1000 square feet and water thoroughly. After first application each 4 months thereafter apply 25 pounds of GRO-POWER per 1000 square feet. 2. Ground Cover and Shrub areas - To existing ground cover and shrub areas on first application apply evenly GRO-POWER PLUS at the rate of 20 pounds per application and each 4 months thereafter apply GRO-POWER at the rate of 20 pounds per 1000 square feet. 3. Trees - To existing trees apply GRO-POWER as directed (II.A.6) at the following rates: 1" caliper tree - one pound 2" caliper tree - two pounds 3" caliper tree - four pounds 4" cliaper tree - six pounds 5" caliper tree - ten pounds 6" caliper tree - fifteen pounds Caliper to be measured 18" above finish grade. F. General Maintenance 1. All walkways shall be kept clear of debris from the maintenance operation, erosion, run-off from storms, irrigation or wind blown debris. Wash down completely all walks and drives as necessary. 2. The Contractor shall provide a general clean-up operation at least once a week for the purpose of picking up trash or debris which may accumulate from the use of the area wind blown debris, dropping of twigs or branches from trees. 3. Contractor or contractor's representative shall make at least six (6) general inspections of the project per year and file with Owner or Owner's representative a written report of his observations and recommendations. Reports shall include a full inspection of the irri- gation system for both operation and coverage. 4. The Contractor shall clean and maintain all drainage lines and catch basins on an as - needed basis. 5. All plantings in parking lots shall be well watered and kept free of debris. Ground cover shall be replaced as needed where barren areas have occurred. Trees shall be kept trimmed and supported as needed. Leaf fall from trees shall be collected weekly leaving the area free of landscape debris. G. Supervision Adequate supervision shall be supplied to insure a professional job of landscape maintenance. Close communication shall be kept with the management to insure his awareness of the operation at all times. H. Irrigation System Maintenance 1. Contractor shall be responsible for properly coordinating the various time clocks and adjusting the various schedules to provide adequate water to maintain all planted areas in a thriving condition. Watering schedules shall be arranged so as not to . interfere with the public's use of the facility and shall be adjusted for seasonal conditions. Frequency of irrigation shall be the responsibility of the Contractor. 2. Sprinkler heads and risers shall be cleaned, repaired, adjusted and replaced as required to provide good coverage. Risers shall be extended and shrubs relocated where necessary to provide continuous full coverage. 3. Repair of damage to the sprinkler system caused by new construction, vandal damage, accidental breakage by others so called acts of God, etc. shall be provided upon Owner's request and billed to the Owner at cost. Repairs made to system shall be done with originally specified materials or with suitable substituted material as approved by Owner. I. Annual Color Replacement 1. Annual color planting around buildings, in tree wells and pots shall be replaced as requested by Owner. 2. Such replacements shall be considered Extra Work and paid for on a unit price basis. J. Insects, Pests and Disease 1. Contractor shall be responsible for detecting and 6 eliminating disease, insects and/or rodents infes- tations in all landscape areas, using materials and methods non-injurious to the desired plants and grass or humans. 2. Contractor shall replace, at his expense, any shrubs, trees, or lawn areas that die due to negligence in the control of insects, pests, weeds, rodents, and disease or due to improper water fertilizing or lack of proper maintenance and care. 3. All pesticides, fungicides, and herbicides shall be applied routinely or as needed to all areas at the expense of the Contractor. III. SPECIAL CONDITIONS A. The Owner may at any time by written order, direct that changes or additions be made in the work required by the Contractor. If such changes cause an increase or decrease in the cost of, or the time required for performance of the contract, an equitable adjustment shall be made in *• the Contractor's payment and the agreement shall be modified in writing accordingly. B. Any changes in existing landscaping, such as replacement of annual color or site changes will be considered an extra and the price for such work will be negotiated prior to proceeding. Contractor shall submit to the Owner for approval and itemized estimate for any extra work required. LANDSCAPE MAINTENANCE REPORT Job Location:Rating: A. Excellent B. Good C. Acceptable D. Needs Improvement E. Poor LAWNS CONDITION ( ) Irrigation ( ) Mowing ( ) Fertilization ( ) Edging ( ) Drainage ( ) Disease-Insects ( ) SHRUB AREAS CONDITION ( ) Pruning ( ) Cultivation ( ) Fertilization ( ) Insects-Disease ( ) Mulch ( ) FLOWER BEDS CONDITION ( ) Irrigation ( ) Cultivation ( ) Fertilization ( ) Replacement ( ) Mulch ( ) Insect-Disease ( ) GROUNDCOVER CONDITION ( ) Type ( ) Growth Control ( ) Weed Control ( ) Insect-Disease ( ) Replacement ( ) Fertilization ( ) Irrigation ( ) WALKWAYS-DRIVEWAYS CONDITION (~~5 Washdown ( ) Weed Control ( ) Gutters ( ) RECREATION AREA CONDITION TT Play Areas: Children ( ) Adult ( ) Other ( ) Pool ( ) Patio (. ) Equipment ( ) Safety ( ) Condition ( ) TREES CONDITION ( ) Fertilization ( ) Irrigation ( ) Bracing-Cabling ( ) Insect-Disease ( ) Staking ( ) OTHER NOTE: With rating D or E see . comments. COMMENTS: GENERAL EVALUATION: REPORT BY:DATE: 8 LANDSCAPE MAINTENANCE REPORT FOR RATING A Good B Acceptable C Needs Improvement -I- Increase Decrease AREAS GENERAL EVALUATION AND COMMENTS: REMARKS LAWNS TREES SHRUBS GROUND COVERS WALKWAYS PARKING LOT/DRIVEWAYS LIGHTING REPORT BY:. COMPANY: COPIES: DATE: SIGNED: PLANT MAINTENANCE GROUP EVERGREEN TREES (1) ALTERNATIVE PERIOD FOR ALL EXCEPT CONIFERS. (2) BEST FOR BROADLEAF TYPES - A MUST FOR CONIFERS AND NATIVES. (3) TIME FIRST FERTILIZATION AROUND NEW PLANTING. (4) NOVEMBER FEEDING, CONIFERS ONLY. PLANT MAINTENANCE GROUP DECIDUOUS TREES (1) BARE ROOT. (2) CONTAINER GROWN MATERIAL. (3) TIME FIRST FERTILIZATION AROUND NEU PLANTING. (4) ANTHRACNOSE PREVENTION. PLANT MAINTENANCE GROUP IMPORTED SHRUBS (1) TROPICAL SHRUBS AFTER LAST POTENTIAL FROST. (2) APPLY 1/2 STRENGTH OR SLOW RELEASE "COMPLETE" FERTILIZER. (3) ADDITIONAL MONTHLY WATERING WHEN WINTER RAINS ARE BELOW 4 INCHES. (4) APHID, SCALE, SPIDER MITE, THRIP (USE SYSTEMIC PREVENTION) (5) PREVENT FUNGUS ESTABLISHMENT AND PEST POTENTIAL IN ADJACENT STRUCTURES. PLANT MAINTENANCE GROUP NATIVE SHRUBS MAY JUN JUL (1) BEST PERIOD FOR SUCCESSFUL ESTABLISHMENT. (2) SECOND BEST. (3) LEAST SUCCESSFUL EXCEPT FOR GARDEN TOLERANCE. (4) PERIODS OF LESS THAN 10-INCHES ANNUAL RAIN FALL (AVOID MAY - MID AUGUST), PLANT MAINTENANCE GROUP COOL SEASON GROUNDCOVERS J/tN (ll' s. , (i\m FE < )1 1 •B ' M f AF:i\ - , \ Al H PR gig F M 1 N AY E F * • 1 * 1 ) J( Jl F., N ft' 1 JN V •i E f* :N i» T k (• o k"1 n G ) F • 1 V •dn 4 ji "i L H M R F IL f\ ' ^ k! H M c w M h- ;o i :'> ) ri11 •i i Al 1 ( hi h1 JG 1) S A^N *:| r s J - ; EF»0( ^ V :T » N( - >V I r Dl (^ EC "' H) LESS THAN ONE YEAR CYCLE OLD. (2) PRE-CONDITION SOIL. (3) AVOID OVER WATERING "DORMANT" PLANTS - ALLOW SOIL TO GO DRY BETWEEN WATERING. SUPPLEMENT NATURAL RAINFALL. PLANT MAINTENANCE GROUP WARM SEASON GROUNDCOVERS f J/ El VN 1C .. 1 . 1'\ FE 9» :B L> :#i:: A< M ij,j AF1 is < * •i*'>;i •Xv Al s ®A PR gw ii M < :•»: S|: AY N r • =i w 1rii H Jl « H •' H« i J JN W K |» M Hv^ IH 16 T 1 l» h ^'1«, l * v L II N ^1 Jl * P S SI ID « IL 1 H ^ 1E " N A1 D »• 11 P Al S L hil IG ^T >. • S H EP ) • 1 0<:T ::::::-':; 1 N()V K . DIEC (1) SUPPLIMENTAL NATURAL RAINFALL (2) DILUTE LIQUID FEEDING PLANT MAINTENANCE GROUP COOL SEASON GRASSES JAN FEB MAR APR MAY JUN JUL AUQ SEP OCT NOV DEC PL ii M3 II C IE ,4)/a it CUE te cv EE {•H \ 'A EA8C (1) HIGH NITROGEN. (2) THREE TIJCS PER DAY DURING GERMINATION. (3) WATER BETWEEN 3 AND 6 A.M. - OFTEN ENOUGH TO MAINTAIN 8 TO 12-IN. DEPTH IN SOIL. (4) MOW WHEN GRASS IS DRY - REMOVE CLIPPINGS. (5) BROAD-LEAF. (6) CRABGRASS. PLANT MAINTENANCE GROUP WARM SEASON GRASSES APR MAY JUN (1) DO NOT HATER DORMANT GRASS. (2) FREQUENTLY NECESSARY TO MAINTAIN SOIL MOISTURE (SEE LAWN NOTES) PLANT MAINTENANCE GROUP GENERAL MAINTENANCE (1) APPLY PRE-EMERGENCE. (2) CHECK FOR INSECTS, PESTS - APPLY PREVENTATIVE CONTROLS. (3) MAJOR SYSTEM OVERHAUL. (4) FLUSH AND CHECK FOR LEAKS-ALSO EVALUATE PLANTING (USUALLY NOT INSPECTED CLOSE-UP). (5) CHANNELS, DRAINS, ALSO GUTTERS - ROOF TRACK BUILD-UP, ROOT BLOCKAGE. REDUCED IRRIGATION AS-BUILTS LANDSCAPE STATISTICS LANDSCAPE %SUPPLEMENTAL IRRIGATION ZONE ONE ZONE TWO ZONE THREE ZONE FOUR 17.88 AC (See B) 16.13 AC 20% 11.0 AC 100% 40.6 13.8 AC AC 100% 100% 53.6 AC 100% ' 44.6 AC/FT 40.3 AC/FT 27.0 AC/FT 51.0 AC/FT A) 6.9 AC/FT B) 2.7 AC/FT C) .5 AC/FT TOTAL LANDSCAPE 1+2+A+C 1+2+B+C = 170.3 AC/FT = 166.1 AC/FT A) Initial two year established period B) Hardening and average irrigation C) Allowance for repair and supplemental ASSUMPTIONS: A) Slope areas factored for actual area. B) Units + Hardscape coverage: 1. Single Family - 1800 Ave. FOOTPRINT + 1000 drive and patio (i zone 2) 2. Duplex and Condominiums - 20% (i zone 2) C) Assume pedestrian corridor - zone 1 linear park. D) Spray + drip = Supplemental total.