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HomeMy WebLinkAbout3190; Rancho Sante Fe Bridge Replacement; Rancho Sante Fe Bridge Replacement; 2000-11-01il im r VISUAL ASSESSMENT OF ^ RANCHO SANTA FE ROAD BRIDGE REPLACEMENT City ofCarlsbad Project No. 3190 1^ m Prepared for: CITY OF CARLSBAD IP* 2075 Las Palmas Drive Carlsbad, Ca 92009-1576 Contact: Doug Helming fm m Prepared by: H DUDEK & ASSOCIATES, INC. 605 Third Street ^ Encinitas, Ca 92024 If . November 2000 m • TABLE OF CONTENTS 9^ m m Page No. 1.0 PURPOSE OF THE VISUAL ASSESSMENT 2 2.0 PROPOSED PROJECT 3.0 EXISTING CONDITIONS 6 if 4.0 ANALYSIS OF SIGNIFICANCE 19 PI 11 5.0 REFERENCES 20 m m LIST OF FIGURES Project Location 2 Final Alignment 3 Site Photo Key Map 8 Existing Site Photos 1 and 2 9 Existing Site Photos 3, 4 and 5 10 * Figure 6 Existing Site Photos 6 and 7 11 It Figure 7 Viev^shed Boundary 12 . w - Bridge Replacement Visual Simulation 14 J Figure 9 Southbound Travelers on Rancho Santa Fe Road 15 View of Roadway and Bridge From Existing Residences 16 View of Roadway and Bridge from Existing Residences 18 Figure 1 Figure 2 Figure 3 Figure 4 Figure 5 Figure 6 Figure 7 Figure 8 Figure 9 Figure 10 Figure 11 ATTACHMENTS p Attachment A: City of Carlsbad Scenic Corridor Guidelines, July 1, 1988 ll Attachment B: City of Carlsbad Landscape Manual, November 13,1990 t^ovember13,2000 Visual Assessment for Rancho Santa Fe Road Bridge Replacement ^ 1.0 PURPOSE OF THE VISUAL ASSESSMENT m The purpose of this visual assessment is to assist the City of Carlsbad in preparing the environmental documentation meeting the National Environmental Protection Act (NEPA) and the Califorma Environmental Quality Act (CEQA) requirements for the construction of a replacement bridge and associated roadway improvements on Rancho Santa Fe Road over pl San Marcos Creek. This report will determine potential impacts of the project to the visual in character of the area as viewed from surrounding land uses as well as potential impacts to views of motorists on the project roadway. m ^ 2.0 PROPOSED PROJECT m ^ Project Description ^ The proposed project covered by this visual assessment realigns and widens approximately 3,500 linear feet of Rancho Santa Fe Road (S-10) from two lanes to an ultimate 6-lane Prime Arterial Roadway from just south of Questhaven Road to just north of Melrose Drive in ^ northern San Diego County (see Figures i and Z). The limits of grading for the final ^ alignment and the area of potential effect for the project are illustrated in Figure Z. The ^ proposed widening and realignment project is a part of the City of Carlsbad's General Plan to upgrade Rancho Santa Fe Road to meet its designation as a Prime Arterial Roadway. A Prime Arterial Roadway has a 126-foot right-of-way containing six traveled lanes, a bike lane, an 18-foot raised median, sidewalks, curb and gutter. The new bridge over San Marcos Creek ^ is planned to accommodate the Prime Arterial Roadway. The bridge replacement proj ect will ^ involve construction of a new bridge in a location west of the existing bridge. The existing bridge will be demoUshed. ffl * Along with the new bridge, the project includes construction of roadway improvements in m the south and north ends. The southerly roadway approach for the proposed bridge will H extend approximately 1,800 feet which will include reconstructing the Questhaven and Rancho Santa Fe Roads intersection, and reconstructing approximately 600 to 800 feet of Questhaven Road east of the intersection. If the portion of Rancho Santa Fe Road located south of this project is delayed, then a detour will be used to join the Rancho Santa Fe Road ^ Bridge approach with the existing alignment of Rancho Santa Fe Road. In this portion of the H southern Prime Arterial Roadway, the project would involve construction of 32-foot width November 13,2000 Pg.1 m BASE MAP SOURCE: USGS 7.5 Minute Series, Rancho Santa Fe Quadrangle 1" - 2000' m Visual Assessment of Rancho Santa Fe Road Bridge Replacement Project Location FIGURE p il m Existing Corintia Dr. C Existing LJglit Industrial Parlc La Costa Meadows Dr. Existing Bridge pi m m Existiii^Si Family Resident Exisling Melrose Dr; APE (Phase 2) Proposed Brid Questhaven Rd. Scole in Feet m m Visual Assessment of Rancho Santa Fe Road Bridge Replacement Final Alignment FIGURE IP to m Visual Assessment for Rancho Santa Fe Road Bridge Replacement in m m m k li ip of pavement on either side of the median curbs, inner two lanes in each direction, plus 8 feet of the third lane, the median curbs, and the appropriate turn lanes. The northerly roadway approach for the new bridge(s) will be approximately 1,700 feet long !f and includes the reconstruction of the La Costa Meadows Drive/Rancho Santa Fe Road intersection, and the reconstruction of approximately 500 feet of La Costa Meadows Drive p east of the intersection. The realigned Rancho Santa Fe Road will be constructed to the full m width on the east side of the median, with sidewalks, curb and gutter and street lights from the bridge to north of the Melrose Drive/Rancho Santa Fe Road intersection. The west side ^ of the roadway will be constructed with 32 feet of paving adjacent to the median curb. pb Currently, Rancho Santa Fe Road is a two-lane conventional highway in northern San Diego IP County which connects the City of Encinitas in the south with the City of Vista to the north. The majority of the proposed project will He within the City of Carlsbad with some ^ project within the City of San Marcos. The proposed project alignment traverses rolling hill terrain and would generally be to the south and west of the existing Rancho Santa Fe Road ^ alignment. The proposed proj ect area has traditionally had low volumes of intra-regional and ^ inter-regional traffic. However, there is anticipated to be future growth in the commerciai and residential development along Rancho Santa Fe Road. This increase in traffic volume due ^ to regional growth, coupled with projected local and regional increases in traffic volume ^ associated with further development in this area, necessitate the widening of Rancho Santa mm. Fe Road. Pr The existing Rancho Santa Fe Road consists of two paved lanes with an asphalt berm on the ^ west side and a combination of asphalt berm and concrete curb on the east side. A truck bypass route creates a three-plane paved road with asphalt berm on both sides in uphill areas of the stretch. San Marcos Creek is crossed by an existing bridge which is located between the Questhaven Road intersection and the Melrose Drive intersection. Rancho Santa Fe Road has two northbound lanes and one southbound lane across the bridge. Environmental Commitments of Proposed Project The City has incorporated as part of the proposed project the following measures to reduce or avoid potential environmental impacts to existing landforms and the visual quality of the area associated with implementation of the proposed project: November 13.2000 PQ 4 m m ii p* (p Visual Assessment for Rancho Santa Fe Road Bridge Repiacement m • All grading proposed for the roadway will conform with recommendations of Appendix C of the EIR prepared for the Rancho Santa Fe Realignment and Mass Grading (SCH # 90010850), Carlsbad Grading Ordinance and Hillside Development regulations. • All temporary exposed manufactured slopes necessary to accommodate the roadway will be landscaped immediately with a hydroseed mix and jute matting. PI IP pl Pi il p m m Step grading techniques where feasible will be used in the construction of the three cut slopes proposed south of the replacement bridge to simulate existing terrain, as well as to better accommodate hydroseeding and planting efforts. Grading techniques such as rounding the edges of the cut will be used to blend the slopes in the existing terrain. To control erosion, exposed portions of proposed fill and cut areas will be planted with hydroseed mix containing native drought tolerant species. Due to high visibility of the proposed manufactured slopes, cut slope areas adjacent to natural areas where feasible (shrubs and trees may not survive in cut areas that expose rocky surfaces), will be planted with native, drought- tolerant shrubs and trees. All cut slopes wiil be treated with a hydroseed mix containing native species. Planting will occur within three months after grading and will be temporarily irrigated until plants become established. All landscaping on manufactured slopes, as well as the roadway median, will comply with the guidelines of the City of Carlsbad Scenic Corridor Guidelines (SCG) Manual specifically, with Sw/^secr/OM/V^ Community Scenic Corridors. The Rancho Santa Fe Road project will comply with the SCG by incorporating the following: In those areas where median landscaping and/or hardscape is being ^ installed as part of the proj ect, the City will follow the street theme for Rancho Santa Fe Road as adopted by the City of Carlsbad in the Landscape Manual. In those areas where slope planting and irrigation will take place, the project will comply with the City of Carlsbad Landscape Manual. Distant views are being protected along the top of the hill within the Habitat Conservation Plan area. ^ Novetnber 13,2000 Pg.5 PI Visual Assessment for Rancho Santa Fe Road Bridge Replacement p m Construction of a Secondary Entry Monument at the intersection of Rancho Santa Fe Road and Melrose Drive. Attachment A provides the City of Carlsbad's SCG dated July 1, 1988. * Attachment B provides a copy of the City of Carlsbad Landscape Manual dated * November 13,1990. The City's Landscape Manual relates to the Rancho Santa p Fe Road project in the following areas: 1. ARTERIAL ROADS - Page 30, Section D.4 ^ 2. APPENDIX A - Planting Zones a. Throughout the HCP area, the project will incorporate Zone p Three - Naturalizing Landscape and will utilize hydroseeding as IP outlined in Section E.3-1.3.1 (page 35). It is also possible that the rocky nature of cut slopes may prevent hydroseeding from being effective. In this case, Section E.3-1.4 (page 36) may be utilized to leave the cut slope bare. m^ b. For slopes adjacent to property planned for future development, ^ a Zone Three hydroseed mix will be employed in accordance with Section E.3-1.3.1 (page 35). It is also possible that the rocky nature of cut slopes may prevent hydroseeding from being ^ effective. In this case, Section E.3-1.4 (page 36) may be utilized <p> to leave the cut slope bare. ^ c. In areas where the project will install the ultimate slope landscaping, a Zone Two - Refined Landscaping concept will be * utilized. These areas do not have rock cut slopes. m dm 3. APPENDIX C-Arterial Streetscape Themes. PageC.1-7. Theproject H will follow the streetscape theme established by the manual. * 3.0 EXISTING CONDITIONS P The topography of the project site is characterized by undulating terrain that drains to San ^ Marcos Creek. Large hills surrounding the existing roadway range from 700 feet above mean ^ sea level (msl) to 1,400 feet above msl. The existing Rancho Santa Fe Road alignment ^ extends through the lower elevations and level terrain (300-600 feet above msl) at the base of the larger hillsides. Novetnber 13.2000 Pg.6 p p PI Visual Assessment for Rancho Santa Fe Road Bridge Repiacement il — p ii p p and southwest of the project site leaving the hillsides generally clear of vegetation. P m p p p li The hills in the project vicinity are predominantly vacant land typically covered by dense chaparral vegetation. In 1996, a fire burned a majority of the area immediately to the east Existing urban land uses in the immediate vicinity of the proposed improvements include the existing Rancho Santa Fe Road alignment, an industrial park, and two single family detached residential developments as well as vacant land associated with San Marcos Creek and the surrounding hills (see Figures 5-6). A map of available views of the site from surrounding areas is illustrated in Figure 7- A majority of the area immediately surrounding the site consists of vacant hillsides. Generally unobstructed views of portions or all of the roadway are available from these hillsides. Views IP of the site from the more level San Marcos Creek area to the east of the site are partially to completely obscured by intervening topography or structures. The site is visible from the eastern units located within the residential development adjacent to Corintia Avenue. Unobstructed views of the site are available from the three industrial and office structures that are located adjacent to the exiting roadway to the east. Views available from the existing residential developments as well as the industriai park are illustrated in Figures Z, 5 and 6. Residential units have recently been constructed to the west of the existing roadway within the APE (referred to as the Meadowlands Development). The single family residential uses would be located immediateiy to the north and south of the existing Melrose Drive/ Rancho Santa Fe Road intersection. Proposed Grading and Bridge improvements for Finai Alignment Grading necessary to construct the bridge design as well as the intersections associated with the project, would involve the use of fill and cut slopes. Two fill slopes ranging in height from 15 to 20 feet are proposed immediately to the south and north of the proposed bridge. Minor fill slopes (<10 feet in height) are proposed in association with improvements to p Questhaven and La Costa Meadows Drive. Grading along the western portion of the road H alignment would involve construction of three cut slopes of 16, 40 and 50 feet in height. P k p November 13.2000 Pg.7 BASE MAP SOURCE: City of Carlsbad, February 1997 Scale in Feet P P Visual Assessment of Rancho Santa Fe Road Bridge Repiacement Site Photo Key Map FIGURE Site Photo 1: View looking southwest from intersection of Rancho Santa Fe Road and Questhaven Road. Site Photo 2: View of intersection of Rancho Santa Fe Road and Questhaven Road. Visual Assessment of Rancho Santa Fe Road Bridge Replacement Existing Site Photos 1 and 2 FIGURE Site Photo 3: View looking southwest from Rancho Santa Fe Road and industrial park. Site Photo 5: View of existing bridge, looking southwest from industrial park. Visual Assessment of Rancho Santa Fe Road Bridge Replacement Existing Site Photos 3, 4 and 5 FIGURE Site Photo 6: View of intersection of Rancho Santa Fe Road and La Costa Meadows Drive. Site Photo 7: View of Rancho Santa Fe Road, looking southeast from intersection of Xana Way and Corintia Street. Visual Assessment of Rancho Santa Fe Road Bridge Replacement Existing Site Photos 6 and 7 FIGURE BASE MAP SOURCE: USGS 7.5 Minute Series, Rancho Santa Fe Quadrangle r-2000* Visual Assessment of Rancho Santa Fe Road Bridge Replacement Viewshed Boundary FIGURE Visual Assessment for Rancho Santa Fe Road Bridge Repiacement Bridge improvements would include replacement of the existing bridge with a single bridge. The new surface of the bridge would be approximately 7-12 feet taller than the existing facility. The appearance of the bridge as well as grading associated with bridge improvements is illustrated in Figure 8. As shown in Figure 8, the bridge faciiity would be relocated east of the existing bridge and involve removal of existing mature trees. The existing bridge is approximately 45 feet wide and 11 feet higher than the elevation at the floor of San Marcos Creek drainage (approximately 327 feet above mean sea level (msl) at the lowest point. Based on the conceptual roadway design, the surface of the proposed facilities would be approximately 126 feet wide and be located at an elevation of 345-350 feet msl, which is approximately 18-23 feet higher than the lowest elevation of the San Marcos Creek drainage. P ii impacts to Views from Existing and Planned Surrounding Land Uses J • Views from the Planned Roadway p Proposed views from the roadway are illustrated in Figures 9 and 10. The vantage point for li the simulation in Figure 9 is from the proposed roadway approximately 500 feet north of the ^ bridge looking south. The vantage point for the simulation in Figure 10 is from the proposed ^ roadway immediately south of the bridge looking south. ^ Views of proposed manufactured slopes from the roadway are illustrated in Figures 9 and 10. il As shown in Figures 9 and 10, use of manufactured (primarily fill) slopes, measuring 16, 40 and 50, feet in height along the southern portion of the roadway would alter the existing topography as well as the visual character of the immediate vicinity. The proposed roadway ~ would be located in an area characterized by undulating terrain. Upon implementation of P the proposed project, views from the road for north and southbound travelers within the APE B would include manufactured slopes that extend for approximately 1,600 feet along the ^ western portion of the right-of-way and 1,200 feet of smaller (up to 16 feet in height) cut ^ slopes along the eastern portion of the right-of-way (see Figure Z for plan view of manufactured slopes). Measures have been incorporated into the design of the proposed P project to reduce the impacts of these slopes to below a level of significance including ^ landscaping accordance with City standards, contour grading of slopes to simulate terrain and use of erosion control measures. Measures incorporated into the proposed project design are m listed in SECTION 2.0 of this report. The manufactured fill slopes shown in Figures 9 and 10 illustrate the manufactured slopes as they would appear with landscaping. p P P November 13,2000 PQ-13 SOURCE: Dudel< & Associates, Inc. Proposed View Rancho Santa Fe Road Realignment - Visual Assessment Bridge Replacement Visual Simulation FIGURE 8 SOURCE: Dudek & Associates, Inc. Proposed View Rancho Santa Fe Road Realignment - Visual Assessment View of Roadway and Bridge looking southbound on Rancho Santa Fe Road FIGURE SOURCE: Dudelt & Associates, Inc. Proposed View Rancho Santa Fe Road Realignment - Visual Assessment View of Roadway and Manufactured Slopes looking southbound on Rancho Santa Fe Road FIGURE 10 Visual Assessment for Rancho Santa Fe Road Bridge Replacement Views of the proposed bridge improvements and associated manufactured slopes from southbound travelers on Rancho Santa Fe Road are illustrated inFigure 9. As shown inFigure 9, implementation of the bridge and slope improvements would not substantially change the visual character of the area from this vantage point. Views of this area from the roadway currently include industrial structures as well as bridge and roadway facilities. While the proposed bridge would represent an increase in scale from the existing structure, the proposed bridge would not be substantially taller than the existing structure. Therefore, the bridge structure would not block or obscure any views of natural features such as the hillsides or the creek by motorists. Therefore, significant impacts to views from motorists on Rancho Santa Fe Road have not been identified. Installation of the bridge would involve removal of mature trees, primarily eucalyptus, in vicinity of the bridge. Approximately 6-8 mature trees would be removed. All trees removed would be replaced in accordance with City of Carlsbad standards. As shown on Figure 9, some existing mature trees surrounding the creek and located at the base of the hill to the northwest of the creek in the area would remain following bridge construction. Considering that only 6-8 trees would be removed and that the existing visual character of the area is dominated by urban uses including industrial structures and roadways, removal of the trees is not considered to be a significant adverse impact on the visual character of the area. • Views from Existing Residences From the residential area north of Corintia (see Figure Z for location of existing residences north of Corintia), the replacement bridge would represent an increase in facility size (see Figure 11). Although the proposed bridge would represent a substantial increase in size compared to the existing bridge, the improvements would not substantially alter any foreground views from the residences. Based on the distance of the residential area from the bridge facilities (approximately 1,000 to 1,500 feet), the change would affect only long range views, which would not be regarded as adverse. In addition, the type of uses available within the long range view from the residences would not be substantially altered by the proposed facilities. The existing view includes a bridge and roadway faciHties similar to that proposed. It should also be noted that from the residential areas, views of the facility would be partially obscured by existing mature eucalyptus trees and riparian vegetation associated with San Marcos Creek. As a result, implementation of the Phase 2 portion of the proposed project would not result in significant impacts to views from residences. November 13,2000 Pg.17 SOURCE: Dudek & Associates, Inc. Proposed View Rancho Santa Fe Road Realignment - Visual Assessment View of Roadway and Bridge from Existing Residences FIGURE 11 tt p p il i m p P P P Visual Assessment for Rancho Santa Fe Road Bridge Replacement • Visual Impact to Planned Surrounding Land Uses Residential uses recently constructed in the Meadowlands project northeast of the Rancho Santa Fe Road/ Melrose Drive intersections located in proximity to the roadway would have W unobstructed views of the bridge replacement. However, the foreground views from the residences would be similar to the foreground and distant views from the residences and PI vehicles on the roadway (see Figures 9 and 11). The prominent visual features of the area li include predominantly urban uses including the existing roadway, and the light industrial complex. As a result, expansion of the existing roadway in the foreground views from the plarmed residences is not regarded as a significant impact of the proposed project. p Relationship of Project to Planned Surrounding Land Uses The visual character of the area surrounding the southern portion of the proposed alignment will change as the City General plan is built out. As discussed above, the southern portion of the roadway alignment under both alternatives is currently surrounded by vacant land. These vacant areas will eventually be developed with single family residential uses in ip accordance with the City of Carlsbad General Plan. The General Plan designates Low Density Residential (0-1.5 DU/acre) for the area to the east of the roadway. The vacant area immediately to the west of the roadway will eventually be developed with Low-Medium Density Residential (0-4 DU/acre) uses. p Planned residential uses located in proximity to the roadway would have unobstructed views of proposed cut slopes ranging in height from 16 to 50 feet. Due to the high visibility, construction of large manufactured slopes in proximity to residential uses, measures have been incorporated into the design of the proposed project to avoid potentially significant ^ adverse impact to the future viewshed from the planned residences. Measures designed to P reduce impacts to views from motorists on Rancho Santa Fe, hsted in SECTION 2.0 of this report, would also avoid significant adverse impacts to planned residents. 4.0 ANALYSIS OF SIGNIFICANCE As discussed in SECTION 2.0, measures have been incorporated into the proposed project that p would reduce impacts to visual quality associated with manufactured slopes from planned ii and existing land uses vantage points to below a level of sigmficance. These measures include use of step grading techniques and landscaping on exposed manufactured slopes. November 13.2000 Pg-19 p k p p u p Visual Assessment for Rancho Santa Fe Road Bridge Repiacement In addition, the type of uses available within the long range view from existing and planned residences as well as from the planned roadway would not be substantially altered by the proposed facilities. The existing views from these vantage points include existing urban uses such as bridge and roadway facilities similar to that proposed, as well as existing light industrial facilities. As a result, implementation of the proposed project would not result in significant impacts to views from residences or from motorists on the planned roadway. Implementation of the bridge replacement would involve removal of eucalyptus trees. However, considering that only 6-8 trees would be removed and that the existing visual character of the area is dominated by urban uses including industrial structures and roadways, removal of the trees is not considered to be a significant adverse impact on the visual character of the area. 5.0 REFERENCES Literature • Carlsbad, City of. 1994. City of Carlshad General Plan. C Carisbad, City of. 1992. Final Environmental Impact Report for Rancho Santa Fe Road Realignment and Mass Grading (SCH #90010850). P « Individuals and Agencies Consulted Ham, Tom. Caltrans District 11. Landscape Architecture. March 3,1997. Personal Communication. Helming, Doug. City of Carisbad. March/April 2000. Owens, Mike. Caltrans District 11. March/April/November 2000. Personal communication. November 13.2000 ^9-20 p i P P p il p ' ATTACHMENT A P m City of Carlsbad Scenic Corridor Guidelines JULY 1, 1988 p p p p p m k m m SCENIC CORRIDOR GUIDELINgR z Prepared For: CITY OF CARLSBAD. CAUFORNIA m m p k il ffi P July 1, 1988 CREDrrS: CITY OF CARLSBAD CITY COUNCIL Claude "Bud" Lewis - Mayor Ann J. Kulchin - Mayor Pro Tem John Mamaux Mark Pettine Eric Larson ^ CITY OF CARLSBAD PLANNING COMMISSION mm Jeanne McFadden - Chairman Matthew HaU "* Robert Holmes Clarence Schlehuber m Kip McBane m Mary Marcus ^ Sharon Schramm m CITY OF CARLSBAD PLANNING DEPARTMENT . m Michael J. Holzmiller, Planning Director ^ Michael G. Howes, Senior Planner Adrienne Landers, Associate Planner PROJECT CONSULTANTS • " 1^ CYP, Inc. A Subsidiary of ^ Corbin/Yamafuji and Partners, Inc. Archrtects & Planners 17992 Mitchtll South Irvine. CA 92714 (714) 660-0970 * CITY OF CARLSBAD P SCENIC CORRIDOR GUIDELINES il TABLE OF CONTENTS p p INTRODUCTION 1 L CITY POUCIES AND IMPLEMENTATION 2 • OVERALL GOALS 2 • SELECTION CRITERIA: SCENIC CORRIDORS 3 AND MAJOR ENTRIES • RELATIONSHIP WITH EXISTING CITY POLICIES 5 II. SCENIC CORRIDORS AND COMMUNITY IDENTITY ... 7 ENTRIES IILCOMMUNITY THEME CORRIDORS 15 »- A. EL CAMINO REAL 15 m p RIGHT-OF-WAY TREATMENT 18 • PROPERTY TREATMENT ADJACENT TO 20 • CORRIDOR RIGHT-OF-WAY * B. CARLSBAD BOULEVARD 21 g p RIGHT-OF-WAY TREATMENT 24 • PROPERTY TREATMENT ADJACENT TO 26 P CORRIDOR RIGHT-OF-WAY C. PALOMAR AIRPORT ROAD 27 H • RIGHT-OF-WAY TREATMENT 30 p PROPERTY TREATMENT ADJACENT TO 32 1 CORRIDOR RIGHT-OF-WAY TABLE OF CONTENTS (CONTINUED) IV. COMMUNITY SCENIC CORRIDORS 33 • RIGHT-OF-WAY TREATMENT 35 • PROPERTY TREATMENT AOJACENT TO 33 CORRIDOR RIGHT-OF-WAYS V. NATURAL OPEN SPACE AND RECREATION _ _ 39 CORRIDORS • RIGHT-OF-WAY TREATMENT 41 • PROPERTY TREATMENT ADJACENT TO 42 CORRIDOR RIGHT-OF-WAYS VL RAILROAD CORRIDOR 43 • PROPERTY TREATMENT ADJACENT TO CORRIDOR 43 VIL COMMUNITY IDENTITY ENTRIES 45 • MAJOR ENTRY MONUMENTATION 47 • SECONDARY ENTRY MONUMENTATION 48 • CITY ENTRY WELCOME SIGNAGE 49 p ll INTRODUCTION • During review of the Land Use Element in the spring of 1985, the Citizens' Land Use Committee recommended that the Planning P Department staff prepare a scenic corridors study to expand on a the City's already existing Landscape Guidelines Manual, etc. Subsequently, the City Council directed staff to prepare a pi study to further the goals of the Land Use and Scenic Highways ll Element. Their objectives of preserving unique City resources, relate to major arterials both existing and planned. The firm E of Corbin/Yamafuji and Partners was retained to prepare this City document, known as the Scenic Corridors Study. The purpose of this document is to: 1) identify streets within p the City of Carlsbad to be designated as scenic corridors, and il 2) to suggest ways to preserve and enhance the character of those streets. P Generally scenic corridors are chosen for the natural and/or man-made visual qualities that they possess. Many scenic corridors are major arterial streets which pass through and interconnect subareas of the community. By establishing a P distinct identity, these scenic corridors can act as points of reference to help the motorist and pedestrian understand where p» he or she is on a particular street, in a particular area of ^ the City and within the City of Carlsbad. ^ In conjunction with scenic corridors, certain locations have ^ been selected as major City entry points and will receive • appropriate monumentation or signage to create a visual transi- tion zone that will identify Carlsbad upon entry into the City- I It is intended that this document, along with the Architectural Standarda and other City policies affecting community design, pr such as Landscape Guidelines Manual, etc. will serve to enhance H both the natural and the built environment along each scenic corridor. P It is important to not only look to the future and suggest • methods and techniques for improvements but to look to the past and suggest ways of preserving the historical and natural p character of amenities that now exist in the city of Carlsbad. II This study addresses both situations. I. CITY POUCIES AND IMPLEMENTATION OVERALL GOALS The overall goals of the Scenic Corridor Guidelines are as follows: • Implement the Scenic Corridor element of the Carlsbad General Plan. • Create scenic corridors in the City of Carlsbad which are visually strong and pleasing, and which enhance the natural and built environment along each route. • Emphasize the identity of Carlsbad by providing strong entry monumentation, signage and landscaping at key, high visibility locations of the City. • Where feasible, create a single identifying thene for each corridor right-of-way selected and carry the theme for thP entire length of the route. • Create four categories of scenic corridors which reflect the distinctive character of each corridor type: a. Community Theme Corridors b. Community Scenic Corridors c. Natural Open Space Corridors d. Railroad Corridor • Allow a variety of residential architectural styles on properties adjacent to scenic corridors; as identified in the Architectural Standards: require commercial, public, and industrial uses along scenic corridors to conform to any selected themes which have been chosen for their own respective areas. • Preserve and enhance the quality of views along the route both to the natural and man made environments. • Provide a basis for establishment of a Q-overlay zone on selected corridors. m • SELECTION CRITERIA: SCENIC CORRIDORS AND COMMUNITY _ IDENTITY ENTRIES ^ il The relative values of scenic corridors and community identity P entries are difficult to evaluate because they involve H aesthetic considerations which are difficult to quantify. Therefore, the method used to make the selections involved both p subjective and objective criteria as discussed below: If (Railroad corridors were not judged by this criteria). SCENIC CORRIDORS were selected through an evaluation of the following factors: • — Major streets as identified on the circulation element of the City's general plan (both existing and P proposed streets i. il — Traffic volume (existing and proposed). ^ — Right-of-way widths (existing and proposed). — Through streets. (Those streets which transverse ^ entirely across the city were given a higher p priority). — High identity streets. (Those streets which seem to ^ be most highly identified with the City of Carlsbad and that provide a major visual impression of the p. City). — Public accessibility along the route (parks, recreation, restaurants, etc), pi P — Visual quality of the streetscape, flR Obviously it is not possible to be completely objective in the HI selection process. For instance, a very scenic 2-lane road would not rate we 11 against a busy 4 - lane road in terms of B traffic volume but should not be ignored based on its scenic quality. The four categories of scenic corridors provided allows a fairer opportunity for selection of streets of differing character. m COMMUNITY IDENTITY ENTRIES were selected from among major through streets which also were ranked high according to the following criteria: — Traffic Volume (existing and proposed). — High Identity Streets. (Those which seem to be most highly identified with the City of Carlsbad). — Visual quality of the street. RELATIONSHIP WITH EXISTING CITY POLICIES This booklet contains both specific and general information p related to scenic corridors and major entry points and is ll intended to be used as a guide for improvements which take place within or adjacent to the scenic corridor right-of-ways. S The information contained herein is primarily conceptual in nature and must be used as design guidelines as opposed to development standards. Generally, it is not intended that these guidelines will supersede any other city policy documents P or development standards, but will be used in conjunction with H those documents to aid in decisions regarding visual quality and aesthetics. However, these guidelines do reflect the pp City's official intentions for scenic corridor right-of-ways ^ and the adjacent properties described in this booklet and it is the responsibility of developers of these properties to demonstrate that the intent of these guidelines are being met. • The City of Carlsbad retains the right to make the final • determination. m At the present. El Camino Real has a Q-overlay which established specific development standards listed in the El Camino Real Corridor Study. Utilizing recommendations provided ^ in the Scenic Corridor Study, in the future the City Council may assign a Q-overlay on other corridors in the City of Carlsbad. *" This document and the Architectural Standards have been tte prepared simultaneously and should be used in conjunction with each other. The Architectural Standards focus primarily on p» architectural issues and the Scenic Corridor Study focus ^ primarily on the scenic quality of the selected corridors. However, it is important that both documents be consulted, particularly in cases where the information will interface such as when a proposed building site is located adjacent to a scenic corridor right-of-way. P On the following page is a matrix chart which lists out key • policy documents related to design issues in the City of Carlsbad which might affect activity occurring within the pi scenic corridor right-of-ways or adjacent properties. These ig documents should always be consulted to ensure that any related improvements or developments will comply with previously established city requirements. • The exhibits in this document illustrate possible landscape and median treatments along major arterials. The city's Landscape p Guidelines Manual should be consulted for more detailed ll landscape and planting requirements. P P EXISTING CITY OF CARLSBAD DESIGN RELATED POLICY DOCUMENTS Areas of Design Impact •/ / / / ^ ^ ^ s .P .i. City of Carlsbad Design Related Policy Documents / / // / / cf / ci J ^ ^ # ZONING ORDINANCE -Planned Community -Planned Industrial -Signs -Scenic Overiay -Hillside Ordinance DESIQN GUIOELINES MANUAL VILLAGE DESIGN MANUAL CITY ENGINEERING STANDARDS LANOSCAPE GUDELNES MANUAL SCENC HIGHWAYS ELEMENT EL CAMINO REAL CORRIDOR DEV. STANOARDS OPEN SPACE & CONSERVA- TION ELEMENT HISTORC PRESERVATION ELEMENT AGUA HEDIONDA LAND USE PLAN GRADING ORDINANCE tar* Z IL SCENIC CORRIDOR AND COMMUNITY IDENTITY ENTRIES p P The following map shows the location of each scenic corridor • along with a graphic symbol which is keyed to the corridor classification of each street. Also shown on the map is the P location of city entry monumentation and signage. The streets which are designated as scenic corridors are as p follows: * COMMUNITY THEME CORRIDORS P El Camino Real (Prime Arterial) ll Carlsbad Boulevard (Major Arterial) Palomar Airport Road (Prime Arterial) ^ COMMUNITY SCENIC CORRIDORS ^ College Boulevard {Major/Secondary Arterial) Interstate 5 (Freeway) Cannon Road (Major Arterial) ^ Poinsettia Lane/Carrillo Wav (Major Arterial) Olivenhain Road/Rancho Santa Fe Road (Prime Arterial) La Costa Avenue (Major/Secondary Arterial) Faradav Avenue (Secondary Arterial/Collector) Elm Avenue (Secondary Arterial) NATURAL OPEN SPACE AND RECREATION CORRIDORS m ^ Adams Street/Park Drive - portions adjacent to lagoon (Local Street) -j. Batiquitos Lane (Local Street) 'm Jefferson Street - portions adjacent to • lagoon (Local Street) J RAILROAD CORRIDOR Atchison Topeka and Santa Fe Railway P The Comaunity Identity Entiries have been identified as follows: J MAJOR ENTRY MONUMENTATION El Camino Real at North City Boundary ^ El Camino Real at South City Boundary • Carlsbad Boulevard at North City Boundary Carlsbad Boulevard at South City Boundary PI P SECONDARY ENTRY MONUMENTATION College Boulevard at North City Boundary Palomar Airport Road at East City Boundary Cannon Road at East City Boundary Melrose Avenue at South City Boundary Rancho Santa Fe Road at East City Boundary CITY ENTRY -WELCOME" SIGNAGE Elm Avenue at Interstate 5 Tamarack Avenue at Interstate 5 Cannon Road at Interstate 5 Palomar Airport Road at Interstate 5 Poinsettia Lane at Interstate 5 La Costa Avenue at Interstate 5 Faraday Avenue at east city boundary Atchison Topeka and Santa Fe Railway at north and south city boundaries 8 ll • h m P P p P WcI!l?oS°iSw ^ °°"""NITY IDENTITY ENTRIES SCENIC CORRIDORS •••• Community Theme Corridors Community Scenic Corridors ••••••• Natural Open Space Corridors RaHroad Corridor COMMUNITY IDENTITY ENTRIgfi Maior Entry Monumentation •)(• Secondary Entry Monumentation * City Entry 'Welcome' Signage P P CITY of CARLSBAD LL^ MILES [1/2 SCENIC CORRIDOR VISUAL AMENITIES The following list of scenic corridors includes a general description of significant vistas studied along each parUcular l^^tn^' K^v ^^"^ ^^"^ °^ the oclan, lagoon "ptn space, back country, and urban activity. ' ^ " EL CAMINO REAL • "Back country" vistas. p Close and distant view of lagoons, ^ • Occasional "blue water" views of ocean • Agricultural lands and activity • Occasional views of high quality industrial and commercial developments * • Golf course/resort development adjacent to corridor ^ • Significant landscaped slopes • Airport activity m CARLSBAD BOULEVARD • Outstanding "white water" views of ocean • Numerous natural stretches of coastline and beaches visual interest of on-going recreational activity - camping, swimming, surfing, bicycling, etc. • Historical downtown district • Lagoons and related wildlife • Flower fields and nurseries • Adjacent public parks PALOMAR AIRPORT RQAD • "Back country" vistas • Occasional "blue water" views of ocean • Agricultural lands and activity • Airport activity Occasional/views of high quality industrial and commercial developments 10 z COLLEGE BOULEVARD k p "Back country" vistas p Occasional distant view of ocean/lagoon p Agricultural lands and activity P p Airport activity . , .. ^ i p High quality residential hillside development P ii INTERSTATE 5 P ' * • Distant views of "back country" p Occasional "blue water" views of ocean p Lagoons and related wildlife p Flower fields and nurseries • Freeway landscaping P • Adjacent public parks jp P ^ CANNON ROAD • "Back country" vistas • Lagoon and related wildlife f» • Parks, golf course, and permanent open space • "Blue water" view of ocean POINSETTIA LANE/GARILLO WAY • "Back country" vistas p Occasional "blue water" views of ocean 2 p Distant views of lagoon • p Flower fields and nurseries P ii OLIVENHAIN ROAD/RANCHO SANTA FE RQAD P "Back country" vistas II, Occasional "blue water" views of ocean b Distant views of lagoon Agricultural lands and activity ^ 11 LA COSTA AVENUe • "Back country" vistas • "Blue water" views of ocean • Adjacent lagoon and related wildlife • hillside residential development . p Adjacent golf course/major resort development FARADAY AVENUF • "Back country" vistas • Distant views of lagoons • Agricultural lands and activity • High quality industrial park ADAMS STREET/PARK DRIVP I "iiurS!/^n''^°^ ^^5°°^ related wildlife • Blue water" views of ocean -^v^-Lxie • Waterfront residential development • Distant "back country" views • Adjacent public park BATIQUITOS LANE I ^^illlTZ^^l^ °^ ^^"^ related wildlife • Distant "back country" views • Open space areas and associated wildlife areas • Adjacent recreational uses JEFFERSON STRgFT • Adjacent views of lagoon and related wildlife • Adjacent eucalyptus groves • Adjacent regional shopping centers P P 12 ^ ATCHISON TOPEKA.-AND SANTA FE RAILWAY p ' • "Blue water" and "white water" view of ocean G « Numerous natural stretches of coastline and beaches • Visual interest of on-going recreational activity -• camping, swimming, surfing, bicycling, etc. • Distant views of "back country" ^ p Lagoons and related wildlife • • Flower fields and related wildlife • Downtown Carlsbad p, ELM AVENUE • "Back country" vistas P • "Blue water" views of ocean IP P Historical downtown district • Older, heavily landscaped neighborhoods P P m m k 13 SIGNIFICANT VISTAS ALONG EXISTING SCENIC CORRIDORS I Jlf fif MO St CITY Of CARLSBAD kl^ MILES 11/2 II p m 14 p jp I III. COMMUNITY THEME CORRIDORS The following three streets — BI raminp Real, Carlsbad B Boulevard, and Palomar Airport Road — are unique among streets designated as scenic corridors in that they, possibly more than any others, present the City of Carlsbad to persons entering m and passing through the City. Further, these three streets ^ possess their own distinct character that display to residents • and visitors important environmental, residential and commercial portions of the community. While most of the scenic P corridors will be addressed in groups, these three streets will P be addressed individually. P IP P fm P p P k m P A. EL CAMINO REAL BACKGROUND El Camino Real is perhaps the most famous street name in California history. The street's rich heritage goes back to ^ 1769 v/hen Don Caspar De Portola and Fr. Juan Crespi arrived to P explore California for the King of Spain. The trail became the link which connected missions up and down the California coast, *- including Mission San Luis Rey which is about 10 miles to the north of downtown Carlsbad. Today, El Camino Real serves as a major north/south transportation corridor through the City of Carlsbad and is *• designated as a prime arterial in the circulation element of the City's general plan. The rich history of the street, combined with the natural setting and the practical value for transportation purposes, places El Camino Real at the top of the list of streets to be designated as scenic corridors. The City has long recognized the scenic importance of El Caraino Real, On February 8, 1984, the city approved the El Camino Real Corridor Standards. The purpose of these standards is to maintain and enhance the appearance of this roadway and should be consulted when developing along this major arterial. 15 EL CAMINO REAL COMMUNITY THEME CORRIDOR CITY Of GARLSBAD tmL^ MILES M/2 n cy 16 p li GOALS p In addition to the previously stated goals at the beginning of this docunient are the following goals that apply specifically to the El Camino Real Scenic Corridor. • Enhance the historical heritage of the street by creating a "California-Spanish-Mission" theme for the corridor. li • Enhance the visual quality of the street by encouraging theme oriented landscaping and street furniture within the P corridor. m • Emphasize the theme along the corridor by using predominant theme trees throughout the length of the P corridor. i • Create identifiable and visually pleasing intersections at m points where scenic corridors cross. P PI iw Emphasize the importance of the El Camino Real Corridor Development Standards. Encourage special landscaped setbacks. 17 RIGHT-OF-WAY TREATMENT-EL CAMINO REAL "nSw""™"'**** ^"<»«"P« thi. corridor be as Corridor TrM £1 Canino Platanus R«al ac«rfolia (London Plana Trae) Support Trea Eucalyptus spacies Planting Sch< Informal Hadian Trea Tristania conferta (Brisbane box) EL CAMINO REAL-URBAN CONDITION PI at m p ' 4 • 0C^/t/£ffV^ ^ EL CAMINO REAL-SLOPE CONDITION p 18 p RIGHT-OF-WAY TREATMENT - EL CAMINO REAL (CONTINUED) fa h p p k Z m p p p INTERSECTION OF SCENIC CORIDORS (TYPICAL) P k 19 PROPERTY TREATMENT ADJACENT TO CORRIDOR RIGHT-OF-WAY- EL CAMINO REAL ^^U^ a>i/'a^ 7//7^ //I H^// m SLOPES, WALLS. LANDSCAPING, VIEW PROTECTION 20 B. CARLSBAO BOULEVARD BACKGROUND E "Carlsbad Boulevard", as the street is known locally, is part of the Pacific Coast Highway and connects the downtown area at the north end of the city to. the more "open beach" oriented E areas in the southern part of the city. Travelling from north to south, a motorist will experience an unusual variety of visual changes which range frora the historic buildings in old Carlsbad to coramercial flower growing fields at the south end E of town. The route crosses three lagoons — Buena Vista, Agua Hedionda, and Batiquitos — which are evenly spaced along the coastal edge of the city and which provide a pleasing visual rhythm. L Carlsbad Boulevard has unlimited opportunities as a scenic corridor due to its proximity to the beaches and to the open, and natural coastline in the southerly portion of the city. k Very few areas along the Southern California coastline are as undeveloped and natural-looking. The challenge in coming years r- is to preserve the natural character and beauty of the street . as increased development occurs. k P • 21 CARLSBAD BOULEVARD COMMUNITY CORRIDORS -A..J CITY Of GARLSBAD 11/2 jl MILES P P 22 E GOALS P In addition to the previously stated overall goals at the beginning of this document are the following goals that apolv specifically to the Carlsbad Boulevard Corridor: • Enhance the unique character of the street by designating a "Central-European or Spanish" theme for the downtown P area (see Architectural Standards reference map) and a M natural beach-oriented theme for the remainder of the route. Enhance the visual guality of the street by encouraging appropriate theme oriented landscaping and street furniture within the corridor. k • Provide landscaping material, theme trees and theme tree spacing along the corridor which are best suited to avoid m blocking views from the roadway, particularly to the ^ ocean. ^ • Preserve the natural quality of the lagoon areas by providing little, if any, additional landscaping in those areas of the corridor adjacent to a lagoon. p Provide basis for establishment of Q-overlay zone on Carlsbad Boulevard. — • Encourage special landscape setbacks to create an open ^ feeling along the developed portions of Carlsbad Boulevard. P P I 23 RIGHT-OF-WAY TREATMENT-CARLSBAD BOULEVARD It la Tmcemmmndma that th« landscap* th«« for this corridor b« mm followa: CLaiixtor Trm Oirlihart Mocarpus Saaforthia Infbnal Blvd. gndliar alagam (Nocth of (Fam (King Oak Ava.) (ten paLn) Pina) Hidian Shrub Saafcrthia liaoniun alegans perazU (King (Statioa) Mm) ^^^^^ CARLSBAD BOULEVARD-URBAN CONDITION (NORTH OF OAK AVE.) corriikir St^poct Planting corriikir Ttee Tcee carlsb^ Washington Seaforthia Informal Blvd. robusta elegans (South of (Fto Palm) {King Palm) Oak Ave.) MycporuD laetim (Myoporum) Ci^jania anacadiodes (Carxotbood) cupressus maorocarpa (Mcrrtery cypress) Median Tree Washington limcnium robusta perezii (Fan Palm) (Statice) CARLSBAD BOULEVARD-DIVIDED HIGHWAY CONDITION (SOUTH OF OAK Ai^E.) 24 p .3 • P RIGHT-OF-WAY TREATMENT-CARLSBAD BOULEVARD (CONTINUED) P odPal Blvd. (South of oak Ava.) EOntiiig Haptingtcn SeafOctiiia Informal robusta alegans {Taa Pala) (King Ma) l^^oporvn laatm (NycfxaruB) Q^ania anaoadiodas (caxxDtuood) QVCBSSUS (itiStty^ cypress) Midian Itaae ShnA Hatfiingtcn Liaonium robusta perezii {Fan sum) (Statice) BEST ORIGI m k K/£?^ T S If' tt CARLSBAD BOULEVARD-CLIFF CONDITION (SOUTH OF OAK AVE.) PI IMl p li PI k MP, I CARLSBAD BOULEVARD-LAGOON CONDITION (SOUTH OF OAK AVEJ 25 PROPERTY TREATMENT ADJACENT TQ CORRIDOR RIGHT-OF-WAY-CARLSBAD BOULEVARD j^J:/-aspo/'c/m i^^mrr/ m m m INTERSECTION OF SCENIC CORRIDORS (TYPICAL) 26 p m p p C. PALOMAR AIRPORT ROAD BACKGROUND P Palomar Airport Road is a heavily travelled major roadway which in serves east-west bound traffic and connects the coastal edge of CarIsbad eastward to the community of San Marcos, Traffic volume is expected to greatly increase as adjacent properties ^ are developed and as the street is widened to its ultimate " right-of-way width of 128 feet with 6 lanes of travel, ^ It is expected that Palomar Airport Road will become the "high p tech" industrial corridor of the City of Carlsbad,- The area around Palomar Airport is already starting to develop with m office/industrial uses and virtually the entire length of the ^ corridor will be developed with nonresidential uses. ^ Since very little of the adjacent properties will be left in p their natural state, it is vital that only the best designed projects be located along Palomar Airport Road. Motorists m. passing through this industrial core will form their image of Carlsbad, in part, from what they see from this street. Substantial, heavily-landscaped setbacks should be maintained ^ along the roadway, as shown on the accompanying street sections, to visually soften the impact of adjacent office/industrial buildings. Parking areas should be screened from traffic on Palomar Airport Road by a combination of berms and landscaping. These techniques along with other good ^ architectural and design concepts as detailed in the City's Architectural Standards will help to create a "campus-like" p, business park atmosphere for motorists using Palomar Airport . Road. P The intersection of Palomar Airport Road and Interstate 5 has 2 already become a raajor tourist-commercial area and will il continue to expand in the future. These facilities will serve the needs of both the industrial area and travelers on PI Interstate 5, Future development along this portion of the ii corridor should maintain the existing "Central-European- Spanish" style of architecture consistent with that which already exists at this intersection.. P tt P 27 PALOMAR AIRPORT ROAD COMMUNITY CORRIDOR UJ— 1. CITY of GARLSBAD kLJ MILES |!/2 11 CM uamimmmttt 28 p ll Z GOALS 2 In addition to the previously stated overall goals at the • beginning of this document are the following goals that apply specifically to the Palomar Airport Road Corridor: tt • Encourage developraent that will create a "carapus-business park" atraosphere for the length of Palomar Airport Road. P in • Enhance the visual quality of the road by requiring large landscaped setbacks and screening of all parking areas, K* p Require all office/industrial projects along Palomar Airport Road to have excellent architecture, site design and landscaping. P H p Encourage the continuance of the "Central-European- Spanish" style of architecture at the intersection of p» Interstate 5 and Palomar Airport Road. p tt P tt p P tt p h 29 RIGHT-OF-WAY TREATMENT - PALOMAR AIRPORT ROAD tliat tha landscape thoana for this corridor ba as follows: Zt is Oocridnr Pftlcnaar Aicport Road (FrciB Blvd. to Yarrow Drive) PXanting QUPTCUS (Oak Species) Infornal SUFpnrt Tree Platanus aoerifolio (Imdcn Plane Tree) Aljnos ]:hcni)lfolia (Uiite Alder) Ateus glutinosa (Black Alder) leptospeznuni (Tea Tree) Median Trea QlPPtlUS ilex (HDUy Oak) Shrub Agapanthus purple (Lily of lhe Nile) Oarrifinr Palonar Airport Road (Fran Yarrow Drive to Eastem City Limits) Ibeoe Tree Tree Schinus Agonis- molle flexuosa (Califor^ (Peppermint nia P^iper) Tree) Quercus Planting Sciiane Informal (Oak Species) Eucalyptus (Eucalyptus ^lecies) Kselreferia bipinnata (Chinese Flame Tree) Median Itee Shrub Koelreu- Agc^antus teria bipin- purple nata (Lily of (Oiinese The Nile) Flame Tree) Pi m m so -r^ ;&i/'//a/^ ^ //afvra./-^/ffos/ PALOMAR AIRPORT ROAD - INDUSTRIAL PARK CONDITION 30 P P m i p p fe p k r p p P z m RIGHT-OF-WAY TREATMENT - PALOMAR AIRPORT RQAD (CONTINUED) INTERSECTION OF SCENIC CORRIDORS (TYPICAL) tt 31 PRQPERTY TREATMENT ADJACENT TQ CORRIDOR RIGHT-OF-WAY - PALOMAR AIRPORT ROAD p m Hi SLOPES, WALLS, LANDSCAPING, VIEW PROTECTION P m 32 P P E IV. COMMUNITY SCENIC CORRIDORS P P P pi BACKGROUND The streets listed in this category make up the core of scenic corridor streets addressed in this document. Community Scenic g Corridors are maj<5r arterial streets that pass through and • interconnect major subareas of the present and planned Carlsbad community. Generally, each of these scenic corridors traverse P and pass through the hills and predominantly residential areas tt of central and eastern Carlsbad. P f GOALS li m In addition to_ the previously stated overall goals at the k . - ~ —. UI«S beginning of this document are the following goals which apply specifically to the Coraraunity Scenic Corridors. • Create identifiable and visually pleasing intersections at points where scenic corridors cross. • Create a unique identity for individual corridors by selecting a predominant theme tree to be used throughout the length of each corridor. • Encourage Community Scenic Corridor consistency with any "theme" areas which may be designated in the Architectural Standards through appropriate landscaping and street " furniture. p Preserve distant views of the ocean, lagoons, and back m country from Scenic Corridors. • Encourage special landscaped setbacks. fe P P 33 COMMUNITY SCENIC CORRIDORS CTTY Of GARLSBAD 11/2 MLES wrnvmrn immmiM^mmm^t m m 34 RIGHT-OF-WAY TREATMENT -COMMUNITY SCENIC CORRIDORS IndiviAai oaridv faa s ttUaga .ChRtcnia *1HllHi Cocnyana (Toczeir Pina) 9inai FlatanuB Curiaaa (loidai (Itotal Plana Tkaa) nm) Alga Itaid Oman M. HlUB Island natania aowlfolia (Xadon nana BjDalypCuB aidanscylcn (Md Izm Buk) iaavi^aB (Auatralian lte ttaa) Populua freiuicii (mmtmm cacxonnod) Pina] QamoM (Oak aprndrnt) s^raciflua "Burqandy" (Aaerican Suaat Oa) PilUB (OnaEy lalind Pina) iJ4iid- ^ar kixkU atvcaaiflua { "Buqisidy** (Suaat Om) P k Poinaattia lani/Cazrillo Hay Olivanhain M/TlarKtio Santa Fa Rd la oaata Alna duaifolia [Miita Aldff) n^iolia Bractiyctt- ftoaal ^ndiflora itcn (Southezn aoarfollua Ha^iolia) (Plana Ttaa) nnday Av Pinua totrayana (Itaay Pina) Salix ipaciaa miiflw) Raalzau- tma blfdmata (QiinMa nmm Trmm) Itapilua Inforaal frBontii. (Hastam Cbttcnwood) BJCftlyptus Infcnal ftEMl Ttixtania cotfarta (ttiijfam n9»ii« gradiflcEK (Southam Ki^iolia) Piju (Qiir Pins) CaillatMm vimiimXiM (HMping BotUa SdUnm Kile (California J"^¥«r) ElB Mama Ineantata 5 (BiCln Stzaat pcwioualy pLmSM) tha onxol/juEiadictioi of ttia Stata of califdtnia /2..D ys/ /-fha. £C£i/^ P COMMUNITY SCENIC CORRIDORS-DIVIDED ROAD (TYPICAL) RIGHT-OF-WAY TREATMENT-COMMUNITY SCENIC CORRIDORS (CONTINUED) - kfi€fe^ /ne^f/'a^ ocdst^r^ ^h^£/ h(4e^re> SAc£f an -Sf^^^^ COMMUNITY SCENIC CORRIDORS-UNDIVIDED ROAD (TYPICAL) IP 36 p p RIGHT-OF-WAY TREATMENT-COMMUNITY SCENIC CORRIDORS (CONTINUED) tt p p fe fe P fe u/^et^^/ INTERSECTION OF SCENIC CORRIDORS (TYPICAL) P P p P 37 PROPERTY TREATMENT ADJACENT TQ CORRIDOR RIGHT-OF-WAYS-COMMUNITY SCENIC CORRIDORS -Ps^nrffi/A i4/k/,/ F/^jy/ia eyf wa// SLOPES, WALLS, LANDSCAPING, VIEW PROTECTION 38 m P p V. NATURAL OPEN SPACE AND RECREATION CORRIDORS P fe BACKGROUND The streets listed in this category are notable for their rural and exceptional scenic quality. Each corridor is located adjacent to one of the three lagoons in the city and offers spectacular views of waterscapes, landforms, wildlife and in some cases the ocean- The streets are narrower and have relatively light traffic volume when compared to the other categories of scenic corridors. These streets are also different in that they generally do not connect to high activity centers, with the possible exception of Jefferson Street which serves as an alternate route to the Plaza Camino Real shopping center from downtown Carlsbad. P GOALS p P n addition to the previously stated overall goals at beginning of this document are the following: w the Enhance the scenic character of the corridors by designating a "natural" theme for the corridor. Lirait the amount of new landscaping to the corridors with an emphasis on preserving views. Preserve public access to the corridors introducing, where possible, public uses and vista points along the routes. Emphasize the identity of the corridor by using predominant, informal, and view-preserving theme trees throughout the length of the corridors. Encourage special landscaped setbacks where appropriate. P 39 NATURAL OPEN SPACE AND RECREATION CORRIDORS OTY Of GARLSBAD LLES 11/2 n cy fe 40 P m RIGHT-OF-WAY TREATMENT- NATURAL OPEN-SPACE CORRIDORS JaftaBtn BBticnitaa lane BuoalypCus cladocelyx (aigar Qa) ndmtania ocnfarta (Efrlsbene BCK) Eucalyptus fidfolia (Rad-flouer^ ing Gum) SWzt itee IHstania ocnCerta (Brisbane Bm) Pima Ibrrsyana (Ttarrey pina) Platanus rBOBBcsa (California Sycamore) Planting Infornal Informal Informal P ll P c NATURAL OPEN SPACE CORRIDORS (TYPICAL) p P 41 PROPERTY TREATMENT ADJACENT TO CORRIDOR RIGHT-OF-WAYS-NATURAL OPEN SPACE CORRIDORS SLOPES. WALLS, LANDSCAPING, VIEW PROTECTION 42 P VI. RAILROAD CORRIDOR BACKGROUND The Atchison Topeka and Santa Fe Railway is a "special condition" corridor which is not ccMuparable to the other scenic corridors but which should be addressed as a separate category. Although It is difficult to control the railroad-owned right-of-way, there are a nuraber of things which can be done outside the right-of-wav to upgrade the image of Carlsbad to rail passengers travellina through the city, -i.-1--1.44y The list of items below are. particularly directed at improvina the visual quality of the city as seen from a rail-car window and at helping the passenger understand that they have arrived in Carlsbad. PRQPERTY TREATMENT ADJACENT TQ CORRIDOR RIGHT-OF-WAY • A predominant theme tree should be encouraged on adj acent properties. The suggested tree is Pinus Torreyana. • Selective berming and landscaping can be encouraged to improve aesthetics and control noise. • Signage which helps rail passengers understand they are in Carlsbad can be oriented, where feasible, to the railroad as well as to the streets. p IP • Railroad facilities, including the old train depot where the Chamber of Commerce is located, can continue to be m upgraded. • Buildings adjacent to the railroad right-of-way shall be architecturally articulated to vary building elevations and P height. It is important to maintain a pleasant building tt facade along the right-of-way for the enjoyment of railroad passengers. Pi fe • Any development within the railroad right-of-way shall conform to the development standards and setback p requirements of the Transportation Corridor Zone. fe 43 RAILROAD CORRIDOR P CITY Of GARLSBAD 11/2 jl MILES 44 m m J Vll. COMMUNITY IDENTITY ENTRIES S The following pages include a raap and graphics which show the location and character of city entry monumentation proposed for fi^^-/^ Carlsbad, The purpose of the monumentation is to ^ Krif! ^ °f welcome, and a sense of arrival to i 5 ® designs include symbolization of natural features • found in Carlsbad (lagoons, etc.) tearures fe as^followl^^ °^ monumentation/signage are proposed and are » "fior Entry Monumentation - which occurs at the hiahest ^ visibility, highest use locations. nignest Secondarv Entrv Monumentation - which occurs at relatively hiah , visibility, high use locations but at a reduced scale to that li m the ma^or entries. *• <^ity Entrv Welcome Signacfe - which occurs along Interstate 5 at ma^or street crossings and north and south city boundaries of Atchison Topeka and Santa Fe Railway. uaj.j.es or P fe p P 45 COMMUNITY IDENTITY ENTRIES COMMUNITY IDENTITY ENTRIES Maior Entry Monumentation "Jf SecoTKlary Entry Monumentatton * City Entry 'Welcome' Signage OTY Of CARLSBAD 11/2 11 MILES p PI m m 46 p MAJOR ENTRY MONUMENTATION p fe p fe P m tt P P 47 SECONDARY ENTRY MONUMENTATION /^^t^€/rf- fe/ia/TS 48 P p» fe p fe CITY ENTRY WELCOME SIGNAGE p tt p p P 1 p fe P b 49 [ m fe ATTACIIMENT B City of Carlsbad Landscape Manual m p NOVEMBER 13, 1990 P fe m p BJESrORiGlHAi k p ipt p m P CITYOFCARLSBAD POUCIES AND REQUIREMENTS / p Adopted by tt>e Cify Council on November 13.1990. p TABLE OF CONTENTS INTRODUCTION 11-3 3. Other -Applicable Sections Requirements P k tt P fe P m P tt P fe pa fe P PRELIMINARY SUBMITTALS A. Landscape. Concept Plan HA 1-2 1. Application 2. Intent 3. Preparer •4. Format 5. Contents B. VV^ter Conservation Plan H B 1 1. Application 2. Intent 3. Preparer 4. Format 5. Contents C. Fire Protection Plan n C 1 1. -Application 2. Intent 3- Preparer 4. Format 5. Contents FINAL SUBMnTALS A. Cieneral Planting. Irrigation. and Construction Plans III A 1-3 1. -Application 2. Intent 3. Preparer 4. Format 5. Planting Plans 6. Inigation Plans ~. Construction Plans B. Slope Rev-egetation/Erosion Control in B 1-2 1. Application 2. Intent 3. Preparer 4. Format 5. Planting Plan 6. Irngation Plans POUCIES AND REQUIREMENTS A Oneral Planting Policies and Requirements IVA 1-3 1. Policy Statements 2. Other Applicable Sections 3. Requirements B. General irrigation Policies and Requi rements IV B 1 - 3 1. Poiicy Statements C. Water Consen.'ation Policies and Requirements IVC 1-4 1. Polio.'Statements 2. Other Applicable Sections 3. Requirements D. Streetscape Program rv D 1-4 1. Policy Statements 2. Other Applicable Sections 3. Requirements 4. ^Arterial Roads E. Slope Revegetation/Erosion Control Poiicies and Requirements IVE 1-3 1. . Policy Statements 2. Other Applicable Sections 3- Requirements F Fire Protection Policies and Requirements IVF 1-3 1. Policv* Statements 2. Other Applicable Sections 3. Requirements IMPLEMENTATION A installation B. Maintenance C. Release of Bonds D. As-Builts Vl-3 APPENDIX A Plant Zones vi A 1-3 B. Xeriscape Principals VIB 1 C. Streetscape vi C 1-9 1. "Arterial Streetscape Themes" 2. Median Layout Diagram 3. Median irrigation Service Diagram 4. Street Comers Clearance Diagram D. Public Project Landscape Details VID )-3 1. Tree Planting/DeepWatering Device 2. Shrub Planting 3. Tree Staldng E. Paridng Lot Diagram VIE 1 F Fire VIF 1-3 1. High Fuel Species 2. Sections G. Definitions VIG 1-2 H. Cheddist VIH 1-5 BEST P tt P fe P k k P to A. Intent B. Application C. Manual Format D. Conflicts With Other Documents E. Minimum Requirements F. Vbriances INTRODUCTION INTENT Landscaping and site design help produce character and visual image for Carlsbad, creating an enduring impression of the community- The Manual will aid applicants and their landscape architects in understanding the City s policies toward landscaping. It is a comprehensive document listing programs, policies, and requirements relaUng to landscaping within the City APPLICATION This document applies to all pubiic and private developments requiring discretionary permits or submittal of landscape plans for development pennits including but not limited to the following projects: a. private development b. public parks and recreational tecilites c. maintenance districts d. street medians C. • MANUAL FORMAT The -Manual is broken down into 4 distinct areas: • Submittals (Section II and III) • Policies and Requirements (Section IV) • Installation. Bonding and Maintenance Requirements (Section V) • -Appendix The SLBMnTALS sections tell the applicant: 1. What ^pes of submittals are required. 2. What the intent of requiring the submittal is. 3. Who shall prepare the submittal. 4. What the graphic fonnat shail be. 5. What the contents shall be. The POLICIES AND REQUIREMENTS sections tell the applicant. 1. What the polides are of the Cit>' of Carlsbad related to different areas of tandscape design. 2. What other related sections of the Manual apply. 3. What are the specific requirements that relate to the different areas of landscape design. Ml PI m m INTFR-PELATIONSHIP The policies and requirements of the different sections may be inter-related that is they may apply to more than one section although only stated once. For example, one of the policy statements found in the Water Conservation Hi Introduction INTRODUCTION (cont) tt P tt Policies and Requirements section states "Carisbad is m a naturally scmi-arid region. The landscape ethic shouid be towards designing and maintaining landscape systems compatible with the natural environment." This polio.- also applies to all other, sections as well. As a second example, the requirement that "pressure regulatmg device shali be used where the static pressure at the point of connection exceeds 80 pounds per square inch" is found in the General Inigation Policies and Requirements. However, this requirement also pertains to the Erosion Control/Slope Revegetation and the Streetscape Program sections where applicable. Therefore, the users of this manual must pay close attention to the "Other Applicable Sections" paragraph at the beginning of each section as well as cross references throughout the text The "checklist" described next will also help in cross referencing. CHECKLIST A "checklist" is found in .Appendix H which is designed as a quick check tor the plan preparer to see that they have addressed pertinent requirements related to irrigation, planting, etc. For example, all requirements relating to irrigation, whether the\' come from the "Slope Revegetation/Erosion Control" section or the "Water Conser\-ation " section, wiil be condensed and listed under one heading, "irrigation Requirements." The page number(s) where the requirement can be found withm the manual iin its context) are listed next to the requirement. The checklist, therefore, has a dual function of cross-referencing requirements from different sections of the manual and aiding the plan preparer in making sure they have addressed the Important requirements prior to submitting the landscape plans for plan check The checklist must be signed and submitted with the plans. P tt P fe CONFLICTS WITH OTHER DOCUMENTS If conflicts arise between this manual and other goveming documents, the most stringent and/or recent shall apply. Related to landscaping standards for public improvements, the following order ol precedents shall be: 1. Landscape .Manual 2. City of Carlsbad Standards 3. Standard Specifications for Public Works Construction ("Green Book") P tt MINIMUM REQUIREMENTS The policies and requirements within this manual are minimum standards- Projects are encouraged to exceed these standards whenever appropriate. fe tntrocJuctton INTRODUCTION (cont) m VARIANCES AND ALTERNATIVE COMPLIANCE Variances may be granted from the policies and requirements ofthis manual by the City from time to time if undue hardships or special circumstances make the variance request necessary. Where the literal interpretation and enforcement ofthe requirements ofthis. document would result in practical difficulties, environmental degradation, or results inconsistent with the general purpose of this document, fomial written request to vary from these requirements shall be made to the Planning Director. City Engineer, or Parks and Recreation Director. The City department to which this wntten request is made will depend on the type of variance requested and which department is responsible to oversee the requirement for which the variance is being sought. • Before any varianc* is granted, the following findings must be made: 1. That there are extraordinary or unusual circumstances or conditions applicable to the project necessitating a variance from the requirements of this document. 2. That the proposed variance wiil not be detrimental to the health, safety, and general welfare of persons residing, working, playing, or traveling through the area and will not adversely impact other property in the vicinity. 3. That the proposed variance meets the intent ofthe policies and requirements ofthis documenL The written request for variance shall describe the vanance and justification for such vanance and address how each of the findings above can be made. If. in the opinion of the Pianning Director. City Engineer, or Parks and Recreation Director, the vanance is justified and the findings can be made to support the vanance. the vanance may be issued by the applicable City department without a public hearing. City n:iay decide, at their discretion, to put the variance before the Pianning Commission and/or Parks and Recreation Commission tbr public hearing if it is felt that the variance is of such a nature that Commission and pubiic review is warranted. Pi PI P P tt P Introduction 1^ I p fe Prellmrnory Submittals BEST ORIGINAL m A. Landscape Concept Plan 1. Application 2. Intent 3. Preparer 4. Format 5. Contents B. Water Conservation Plan T Application 2. Intent 3. Preparer 4. Format 5. Contents C. Rre Protec:tlon Ran 1. Application 2. Intent 3. Preparer 4. Formc^t 5. Contents P P P P P P LANDSCAPE CONCEPT PLAN n.A A.l • APPUCATION .A.4-1 Projects requiring discretionary approvals or as otherwise required by the Citv'. These plans are to be submitted aiong with other required plans and documents at the time of application for project approval. A.2 • INTENT .A.2-1 This plan will provide the City with a clear impression of how a proposed development will look, work, and be maintained. .A.2-2 The plan will depict in a generai way how the proposed project will conform to the policies and requirements of the following sections of this document. A.3 • PREPARER .A.3-1 Plans shall be prepared by a landscape architect registered in the State of Califomia or as specified in AJ3-2. .A.3-2 Pians may also be prepared by a civil engineer, architect, or contractor licensed by the State ofCalifornia to the extent his or her license allows. A.4 • FORMAT PLAN' SIZE .A.4-2 Size may be variable as long as the presentation clearly portrays the design concepts. A.4-3 Special areas may require enlargements as requested by the City. .A.4-4 .After the project has been approved by the City, the applicant must provide the CitV' with the approved plan on mylar (24" x 36" sheet(s)l or microfilm (as specified bv the Citv). A.S • CONTENTS P fe P To inciude but not be limited to: .A.5-1 GE.VERAL a. existing conditions (grades, plants, etc.) b. existing Improvements c. property lines and existing easements d. project address and vicinity map e. north arrow and scale f. proposed grading consistent with grading plans for the project g. proposed planting (see A5-2} h. proposed recreational areas, outdoor eating areas, and/or trails Preliminarv Submittals n.A LANDSCAPE CONCEPT PLAN (cont) .A.5-2 A5-2.1 .A.5-2.2 A5-2.3 A5-3 PLANTS Identification and general location of proposed plantings on plan. A plant palette list indicating: a. tree types and quantities b. shrub types and quantities (approximate) c. ground cover types d. proposed plant sizes (either by number or % of total quantitv-i Generally identify ail existing woody plant material to be removed or retained Trees over 12" in caliper diameter shall be identified on the plan individuailv as to caliper size and type and labeled to be retained or removed. PLANTING ZONES .All planting areas shall be outlined as one of the four planting zones belo\^• and described in .Appendbc .A. ZONE ONE ZONE TWO ZONE THREE ZONE FOUR Lush Refined Natural izingTransitional Native P Pi .A.5-4 PERCENTAGES Indicate the tbllowing percentages: a. percent of the total site used for landscaping b. percent of the landscaped area (as defined In Appendix G) of each planting zone as described in Section A5-3 and Appendix A A5-5 i^NTENANCE AREAS Outline the areas of landscape maintenance responsibilities (private, common area/homeowners' association. City. etc). ip P Preliminary Submittals P I fe fe p tt PI p p p fe p p Preliminarv Submittals WATER CONSERVATION PLAN B.l • APPLICATION B.2-1 B.3-1 B.3-2 n B.4-] B.4-1.1 B.4-1.2 B.4-1.3 Projects requiring discretionary approvals or as required by the City. Submit in conjunction with the Landscape Concept Plan. .2 • INTENT This Plan will demonstrate to the City how the proposed development will use all practical means avaiiabie to conserve water in the landscape. B.2-2 The Plan will depict in a general way. how the proposed project will confomi to the policies and requirements of the following sections of this document particularly the Water Conservation Policies and Requirement (Section IV C) B.3 • PREPARER Plans shali be prepared by a landscape architect registered In the State of California or as specified in B3-2. Plans may also be prepared by a licensed civil engineer, architect, or contractor registered in the State ofCalifornia to the extent that his or her license allows. FORMAT PLAN SIZE Prepared on a 50% screened copy of the Landscape Concept Plan. Special areas may require enlargements as required by the City. -After the project has been approved by the City, the applicant must provide the ^eOM ^^"^"^ °" ^^'^ " "i'C">fiIni <as specified by P P P To include but nbt be limited to: B.5-1 E.xtent of Planting Zone 1 ("Lush") - Indicate percentage of Zone 1 planting (per Appendix A) of the total landscaped area (as defined in .Appendbc C) Provide justification for the appropnateness of where Zone 1 plants are used in temis of water consen^tion. For example, are Zone 1 plantings in areas of shade where they WI 1 use less water and/or has the soil been suitably amended so as to retain relatively greater moisture? fn?.Mf H '"'^ H"^- ''T^'^tions in IVC3-4.2) Give percentage of turf of the total landscaped area las defined m Section IV C3-4.2-3 and AppSdbc C). Accommodations for reclaimed water (existing or future) and ouUine planUnc areas proposed to use reclaimed water. B.5-3 B.5-4 Writteri description of water consenation features including addressing xeriscaoe pnnciples (see Appendbc B» within the project xenscape Preliminary Submfttab 1 - p fe I fe ?1 *' • tt Fire Protection Plan •-3. BEST ORIGINAL J t r*^ -v.. ^-- i? ^ i^.. tt P P tt P "III-. Preiiminarv Sutsmittols FIRE PROTECTION PLAN E C.1 • APPLICATION A Fire Suppression Plan is required when a proposed project contains or is bounded by hazardous native vegetation as determined by the Fire Chief. The plan shall be submitted in conjunction with the Landscaped Concept Plan. C.2 • INTENT C2-1 This plan will demonstrate how the proposed project will mitigate potential fire hazards. C.2-2 The plan shall show in a general way how the proposed project will conform to the policies and requirements of this document particularly the Fire Protection Program. Policies and Requirements (Section IV.F). C.3 • PREPARER C.3-1 Plans shall be prepared bv' a landscape architect registered in the State of Caiifomia. and the pians shall bear his or her registration number and name or as specified in D.3-2. C.3-2 Plans may aiso be prepared by a civil engineer, architect, or contractor licensed bv the State of Califomia to the extent his or her license allows. C,4 • FORMAT C.4-1 PLAN SIZE C.4-.1.1 Prepared on a 50% screened copy of the Landscape Concept Plan or the intormation may be incorporated into the Landscape Concept Plan. C.4-1.2 Special areas may require enlargements as requested by the City. C.4-1.3 .After the project has been approved by the City, the applicant must provide the City with the approved plan on mylar (24" x 36" ) or microfilm las specified by the City). m m m m p c.5 • CONTENTS The Fire Suppression Plan shall consist of a wntten and graphic plan and sections illustrating tiie following: a. Fire hydrant locations b. Rear yard setbacks c. Flre controi planting as outiined In Section IV.F d. Emergency/maintenance access e. Maintenance responsibility and schedule of frequency f. .Any other project modification to protect the development from fire hazards g. Street v^idths dimensioned Preliminary Submittals p fe p I I I I I A. General Planting, Irrigation, and Constnjction Plans 1. Application 2. Intent 3. Preparer 4. Format 5. Ranting Plans 6. Irrigation Rons 7. Construction Plans B. Siope Revegetotion/ Erosion Control 1. Application 2. Intent 3. Preparer 4. Format 5. Ranting Ran 6. Irrigation Plans •1 p p p p 3 I Final Submittals P P p tt GENERAL PLANTING, IRRIGATION AND CONSTRUCTION PLAN A. 1 • APPUCATION '^l^ZTn!^\!^'^f^ ""^ '""^P" ^ '"^"^"^^conjunction with a grading or building perniit or other pemiit or applicaUon. To translate the provisions set forth in any approved preliminarv submittals re ated to the project and/or applicable poiicies and requirements ofthis manual into working documents ror landscape construction A.3 • PREPARER .A.3-1 .A.3-2 .A.3-3 P tt A4-1 .A.4-1.1 .A.4-1J Piaris shall be prepared by a landscape architect registered in the State of - JsSed m A^^^ ""Hiber-and name or S^r' ^ f architea or contractor licensed bv the State ot Cahfomia to the extent his or her license allou?. Imgation pians mav be prepared by an imgation consultant Ho^«v*r. plans must mdude th^ of the hcer^ed landscape architect or other licensed professional responsib TSr IrZ^^ sl;;^" <=ontain the tbllowing statement to be located on the cover sheet or nrst sheet (if no cover sheet is provided). I HEREBY DECLARE THAT I .A.M THE LICENSED DESIGNER OF WORK FOR THIS PROJEa THAT i KAVE E.XERCISED RESPC^NSIBLE CK«GE I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINCS AND ONLY .AND DOES NOT RELIEVE ME. .AS THE LICENSED DESIGNER OF VVORK. OF MY RESPONSIBILITIES FOR PROJECT" DESIGN "'"'^^^'^ THESE PUNS HAVt BEEN PREPARED IN SUBSTANTIAL CONFOR-MANCF WITH THE APPROVED UNDSCAPE CONCEPT Pl^ WATE^SR VATION PUN'. FIRE PROTECTION PLAN. .AND CONDmO^^^^^ -APPROVAL REUTED TO UNDSCAPINC --UNUITIONS OF BY: Preparer D.ATE; A,4 • FORMAT PLAN SIZE After final approvai of plans by the City, the applicant shall provide a comnlete set m rnyiars to the City. Mylar photo process copies of the oriS drSail satislactory if signatures on them are originai. urawings are Final Sutwnrttols III.A GENERAL PLANTING, IRRIGATION, AND CONSTRUCTION PL^N (cont) A4-2 SCALE .A,4-2.1 Plan scale no smaller than 1"= 20' unless approved by the Citv-. A4-22 Hand lettering shall be no smaller than W in height A4-23 Machine lettering shall be a minimum of .10'" in heighit. A.5 • CONTENTS To include but not be iimited to: A5-1 COV*ER SHEET ; Shall irKlude (but not be iimited to): a. project title b. vicinity map c. location map d. for projects with multiple sheets, provide a reduced map of the entire project showing portion of project covered on each sheet. e. sheet Index .A.5-2 GENERAL CONTENTS Each sheet shall contain (but not be limited to) the following items: a. bar scale b. north arrow c. graphic key if applicable (see "Graphic Key" below) .A.5-3 GRAPHIC ItEY For multiple sheet projects, each sheet shall provide a graphic key (reduced overall project map) indicating the portion of the project tliat each sheet covers. .A5-4 PLANTING PLANS Shall include (but not be limited to): .A.5-4.1 Existing and proposed grades and drainage elements. A5-4.2 All outdoor elements shown on the ai^roved Landscape Concept Plan Including but not limited to recreational areas, outdoor eating areas, and trails. A5-4J3 Location and spacing of all plants. A5-4.4 Size and quantities of all plants. A5-4.5 Seed mix information Including but not limited to: a. rate b. mbc c. mulch d. binder e. fertilization f. inoculation A5-4.6 Planting details. A5-4.7 General planting notes. Final Submlttats p P GENERAL PLANTING, IRRIGATION, AND CONSTRUCTION PLAN Ccont) III.A .A.54.8 Specitications. • .A.5-5 IRRIGATION PUNS To Include but not be iimited to: ^ .A.5-5.1 Graphic indication ofall components in the systems. .\.5-52 A legend explaining all symbols and stating the manufacturer, precipitation rate, p g.p.m. s, radii of each head type and detail refierence call out as well as any III pertinent information about equipment used. .A.5-5.3 -All systems shall have their equipment sized, their cmtrol valve size and station P number given, and their gallon per minute stated. Pipe sizes stiall be indicated fe numericallv (i.e. '/^". Vt". etc.). .A.5-5.4 .All water meters or other points of connection (P.O.C). both temporary and permanent shall be noted and sizes called out .Any temporary elements shall p note intended time of use. ^ .A.5-5.5 .Main lines shall be clearly delineated outside the street right of way. fe .A.5-5.6 The static water pressure, at each PO.C. shall be stated for each water meter PI .A.5-5.7 Irrigation details. P .A.5-5.8 General irrigation notes. PI .A.5-5.9 Specifications. p .A.5-5.10 Pressure calculations for the lowest pressure (worst case) system tor each point of connection shall be submitted with the plans. .A.5-5.11 Denote reclaimed vwater systems. .A.5-6 CONSTRUCTION PLANS .A.5-6.1 Plans for constmction to include but not be limited to the rollowing: a. fountain&^vater features b. fences c. walls d. walks e. trellises f. signs g. landscape lighting A5-6.2 Construction details. .A5-6.3 General constmction notes. .A.5-6.4 Specifications. A5-6.5 If any aspert of the landscape constmction (including but not limited to those items above) are shown on the architects' or engineers" pians. that iriformation shall be indicated on the landscape plans and referenced as to plans and sheet numbers. Final Submittals BEST ORIGINAL -•.t-f Flnol Submittals p fe fe p SLOPE REVEGETATION/EROSION CONTROL IILB B.l • APPLICATION .All projects that require final landscape plans to be submitted in conjunction with a grading permit or other permit or application. fe P B.2 • INTENT To translate the provisions set forth in any approved preliminary submittals related to the project and/or applicable poiicies and requirements of tliis manual into working documents rbr landscape constmction. B.3 • PREPARER B.3-1 Plans shall be prepared by a landscape architect registered In the State of - Caiifomia. and the plans shail bear his or her registration numbefand name or as specified in B3-2. B.3-2 Plans rnay be prepared by a civil engineer, architect, or contractor licensed by the State of Califomia to the extent his or her license allows. Irrigation plans may be prepared by an irrigation consultant. However, plans must include the stamp of the licensed landscape architect or other licensed professional responsible for the work. B.3-3 PI fe The plans shall contain the tbllowing statement to be located on the cover sheet or first sheet (if no cover sheet is provided): I HEREBY DECURE THAT I .AM THE LICENSED DESIGNER OF WORK FOR THIS PROJECT THAT I HAVE E.XERC1SED RESPONSIBLE CHARGE OVER THE DESIGN OF THE PROJECT .AS DEFINED IN SECTION 6703 OF THE BLSINESS .AND PROFESSIONS CODE. .AND THAT THE DESIGN IS CONSISTENT WTTH CURRENT STANDARDS. I L'NDERSTAND THAT THE CHECK OF PROJECT DRAWINCS AND SPECIFICATIONS BY THE CITY OF CARLSBAD IS CONFINED TO REVIEW ONLY .AND DOES .NOT REUEVE ME. .AS THE LICENSED DESIGNER OF W ORK. OF .MY RESPONSIBILFTIES FOR PROJECT DESICN. THESE PUNS HAVE BEEN PREPARED IN SL-BSTANTIAL CONFOR.MANCE WIIH THE -APPROVED LANDSCAPE CONCEPT PUN. WATER CONSER- VATION PLAN. FIRE PROTECTION PLAN. .AND .ALL CONDITIONS OF -APPROVAL REUTED TO LANDSCAPING. BY:, Preparer .DATE: B.4 • FORMAT B.4-1 These plans may be included on the General Planting. Irrigation, and Construction Plans submittal. B.4-2 B.4-2.I p fe PLAN' SIZE 24" X 36" on standard City of Carlsbad mylar "D Sheets" with the Planning Department title block. Final Submittals III.B SLOPE REVEGETATION/EROSION CONTROL Ccont) B.4-2.2 After finai approvai of plans by the City, the appiicant shall provide the ongmal set of mylars to the City. Mylar photo process copies of the original drawmgs are satisfactory if signatures on them are original. B.4-3 B.4-3.1 B.4-3.2 B.4-3J B.4-3-4 SCALE Plan scale no smaller than 1"= 40". Planting and Irrigation plans shall be drawn on 50% screen of civil engineering grading plans. Hand lettering shall be no smaller than Va" in height Machine lettering shall be a minimum of .10" in height B.5 1 — m B.5-1 To mclude but not be iimited to: Cover sheet (provide same Information as in Section III A) m m m B.5-2 Graphic Key iprovide same information as In Section III A) m B.5-3 Planting Plans (provide same information as in Section III A) m B.5-4 Imgation Plans (provide same Information as in Section III A) tt 2 Final Submittals tt P p fe p fe H p BESTOR/G/NAL fe p pi fe fe I A. General Ranting Policies and Requirements 1. Policy Stc3tements 2. Other Applicaple Sections 3. Requirements B. General imgation Policies and Reauirements T Policy Statements 2- Other Applicable Sections 3. Requirements C Water Conservation Poiictes and Requirements 1. Policy Statements 2. Other Applicable Sections 3. Requirerr>ents D. Streetscape Program 1. Policy Statements 2. Other Applicable Sections 3. Requirements 4. Arterial Roods E. Slope Revegetation/ Erosion Control Policies and Requirements 1. Policy Statennents 2. Ottier Applicable Sections 3. Requirements F. Rre Protection Pofcies and Requirennents 1. Policy Statements 2. Ottier Applk:able Sections 3. Requirements PI P BEST ORIGINAL '-mm • .^,,'.-.J<.-^-:.. O?'-;-.- '1 ^^^^ IVA Policies and Requirements P P ffl m P GENERAL PLANTING POUCIES AND REQUIREMENTS IV.A ^1 A.1 • POLICY STATEMENTS ^^^^^^^^^^^ i .A.1-1 Landscaping In general provides an important aspect of the quaiity of life in Carlsbad- 1 .A.1-2 Landscaping shall be compatible and enhance the positive ciiaraaer of existing neighbortiocxis- 1 .A.1-3 Landscaping consisting of ground cover, shmbs. and trees shall be used to screen elements of unsightliness and screerVsoften new improvements. P P .A.1-4 Passive solar opportunities shall be protected fi^m obstmction b>' landscaping. • .A. 1-5 Landscaping shail be used to provide pnvacy where appropriate. 1 .A.1-6 Landscaping shaii be used to accentuate and enhance architecture. P » P .A. 1-7 Landscaping shall be used to provide and enhance opportunities for outdoor recreation, relaxing, and eating. i» P P .A.1-8 Planting tends to reduce the amount of pollutants (lowing through the stonm drain system and into the lagoons and waterways that provide valuable aesthetic resources for the Citv'. Reduction of pollutants (lowing into lagoons and waterviays is a water quaiity goal for the City. fe • A.2 I OTHER APPUCABLE SECTIONS ^^^^^^H^l^l Include but not limited to: - Slope Revegetation/Erosion Control - Streetscape Program Policies and Requirements - Water Conservation Poiicies and Requirements - Installation. Bonding, and Maintenance Requirements A.3 • REQUIREMENTS .A.3-1 GENERAL .A.3-1.1 The plans shall indicate positive suriace drainage (2% grade in planting areas) away from structures and terminating In an ^proved drainage system. A.3-1.2 .All trees (except on slopes 3:1 or steeper) shall be a minimum of 15 gallon size. .A.3-1.3 50% of the shmbs (except on slopes 3:1 or steeper) shall be a minimum of 5 gallon size. .A.3-1.4 Non-self supporting trees shall be staked or guyed (with flagging). Policies and Requirements L IV.A GENERAL PLANTING POLICIES AND REQUIREMENTS .A3-L5 Spacing of plants shall allow for their size at matunty. .A.3-1.6 Trees with surtace root systems and/or broad branch stmctures shali be planted only where sufficient space Is available. A3-2 PARKING LOT AND PERIMETERS (See Appendix E.) A3-2.1 Trees shall be provided at the minimum rate of one per everv four parkmg stalls Trees pertaining to this requirement shall be located within the parking area exclusive of parking iot setbacks. A3-2.2 Trees shail be planted a minimum of 2' from curbs. .A3-2.3 Any lane of through traffic shall be separated from parking bv a minimum 5' wide planting stnp. .A.3-2.4 If a landscaped island is provided between double rows of parking, the island shall provide a minimum of 4' of landscaping clear of vehicie overhangs. .A.3-2.5 Islands at the end of each parking row shall be used as planted area. .A.3-2.6 Each unenclosed parking tacility shall provide a perimeter landscape strip of at least 8 on all sides. The perimeter landscaped strip mav include anv landscaped yard, setback, or landscaped area otherwise required within the propertv and shali be continuous except for required access points. .A.3-2.7 Plantmg or any combination of planting, mounding, and decorative walls shall be used to provide screening n-om adjacent propertv or streets of the parking area to a height ot 3'. .A.3-2.8 .At ail vehicular access points, landscape elements shall be less than 30 - in height I including plants measured at matuntv). -A3-3 EMPLOYEE EATING AREAS A3-3.1 For office/industnal projects that are required bv the Citv to provide outdoor employee eating areas, these areas shall be shown on the landscape/landscape constmction plans pictunng all amenities including but not limited to site hjmiture. trash receptacles, and picnic tables. A3-4 SCREENING OF UNSIGHTLY ELEMENTS Plants shall be evergreen and spaced to provide 100% screening within 2 years ot installation. ^ A3-5 MICROCLIMATE ENHANCEMENT Trees shall be located to shade south and west facing windows, walls, and outdoor living spaces except as limited by A3-6 below. """luor P P Policies ar>d Requirements p GENERAL PLANTING POLICIES AND REQUIREMENTS IV.A Ccont) P p .A.3-6 .A.3-6.1 .A.3-6.M .A.3-6.1-2 SOLAR-ACCESS Site design and landscaping shall provide solar access bv adhering to the provisions In the State laws described under A3-6.I and A3-6J2. THE CALIFORNIA SOLAR RIGHTS ACT OF 1978 (AB3250) E.\pressly adds the right of receiving sunlight upon or over iand to the iist of recognized easements, to be knowTi as "Solar Easements." Defines a "Solar Energy System" to inciude active or passive svstems and describes the requirements of a solar easement .A.3-6.2 THE CALIFORNIA SOIAR SHADE CONTROL .ACT OF 1978 (AB2321) It provides that no adjacent property owner shail obstmct more than ten (10%) percent of a collectors sky space (with possible exemptions) at anv time on anv davof the vear. P I Policies and Requirements BEST ORIGINAL " I I 3 2 I I Policies and Requirements P GENERAL IRRIGATION POUCIES AND REQUIREMENTS IV.B POLICY STATEMENTS B.l-I Irrigation sv'stems shall be designed to provide the optimum amount of water to the landscape for plant growth without causing soil erosion or runotf. B.1-2 Irrigation pUms shall promote tiie industry standard forpublic safety inall aspects, ofthe trrigatwn system. P OIHER APPUCABLE SECTIONS Include but not iimited to: Slope Revegetation/Erosion Control Streetscape Program Policies and Requirements Water Conservation Policies and Requirements Installation. Bonding, and Maintenance Requirements B.3-1 REQUIREMENTS POINT OF CONNECTION Water service (point of connection) installatton for landscape shall be in place as required to coincide with planting timing specified in Section V B.3-2 B.3-2.1 B.3-2.2 BACKFLOW DEVICES City approved backflow preventers to protect the potable water supply shall be installed adjacent to the point of connection and shall comply with all applicable health and safety codes and details as required by the City Utilitv and Maintenance Department. Backflow preventers shall be tested by a certified tester and results must be given to the owner and the Water District Pipe between the meter and backflow preventer shall be "Schedule K Hard Copper." P P P fe B.3-3 B.3:3.1 B.3-3.2 B.3-3.3 B.3-3.4 PIPING All pipe must be below grade except for risers and drip systems distribution tubing. PVC pressure mains shall be class 315 (2" or larger) or schedule 40 iVh" or smaller). PVC lateral line shall be class 200 except that - Vj" shall be schedule 40. .Minimum pipe coveiage shall be as follows: a. pressure lines: • less than 3" in diameter -18" cover • 3"- 5'/3" in diameter - 24" cover • 6" or greater in diameter - 36" cover b. lateral lines: 12" cover fe Policies and Requirements IV.B GENERAL IRRIGATION POUCIES AND REQUIREMENTS - B3-3.5 B3-4 B3-4.1 B3-4.2 B.3-4.3 c sleeves under roads: • 6" or less in diameter - 36" cover • greater than 6" in diameter - 48"cover d. sleeves under paving (non-roads): same as a. above Main lines shall be located outside street right of way. SLEEVING Crossing of roads with irrigation pipe or vnring shall be avoided wherever possible If a crossing must be made. Schedule 80 PVC sleeves shall be installed at a minimum depth as described in B3-3.4. Sleeve sizes for irrigation iines shall be a minimum of two times the size of the line it serves. Controller wires located under streets or other permanent Improvements shall be installed in the sepuate PVC sleeves conresponding to type depth as specified in B.3-3.4. B3-12.1. and 6.3-1212 above. B3-5 THRUST BLOCKS Thmst blocks consisting ofa minimum of 1 cubic foot of concrete (2.000 psi) shall be installed around main lines 3" and above at elbows and at points of change In direction. ^ B.3-6 CONTROLLER Ail irrigation systems shall be operated by automatic controiler(s)- B.3-7 SHUT-OFF/ZONE CONTROL VALUES Ball valves shail be installed at the points of connection and throughout to divide the system into controllable units and shall be installed in vaive boxes. B J-8 QUICK COUPLING VALVES Quick coupling valves shall be installed at a maximum of every 150' along the mainline and as needed to adequately service the area. B3-9 REMOTE CONTROL VALVES Where static water pressure exceeds 60 psi at the control vaive. "pressure regulating type" remote control valves shall be provided within each circuit B3-10 PRESSURE CONSTRAINTS B3.10.1 Pj^ure regulating device shall be used where the static pressure at the point of connection exceeds 80 pounds per square inch. B.3-10.2 Pressure differential within the lateral piping circuits shall not exceed 20% ofthe aesigned operatmg pressure. 2 Polcies and Requirements m m m P GENERAL IRRIGATION POLICIES AND REQUIREMENTS (cont) IV.B B.3-10.3 NOTE: The recjuirement for pressure regulators and pressure regulating valves may be waived if it can be shown through the pressure calculations that the P system will operate more efficiently without them. For example, there may be elevation differences tiiat eliminate excessive pressures or the irrigation heads p being used may require more than 60 psi to operate as designed. B.3-11 VELOCnY CONSTRAINTS Water velocities within any segment of pipe within tiie system shall not exceed 5* tt per second. • B.3-12 OVERSPRAY ' Irrigation systems siiall be designed to minimize overspray onto adjacent property or non-planted areas. K B.3-13 CHECK VALVES Check valves siiall be used to prevent lou- head drainage. • B.3-14 EQUIPMENT PROTECTION / SAFETV p B.3-14.1 Pop up heads shall be used within 10" of anv pedestrian use. B.3-14.2 Risers over 12" in height must be staked (staking shall be with galvanized pipe and clamps (2l or as approved by the City). P fe PoHcies and Requirements BEST ORIGINAL Ml - Ml Ml » * !•. ^ • .'i • m •^1^ -mm • ^gUi m Policies and Requirements P p fe k m m m fe p fe WATER CONSERVATION POUCIES AND REQUIREMENTS IV.C Cl • POLICY STATEMENTS C.1-1 Carlsbad is In a naturally semi-arid region. The landscape ethic shouid be towards designing and maintaining landscape systems compatible with the natural environment C. 1 -2 Current technology in the landscape industry related to water conservation in irrigation and planting can provide significant savings in the use of water. C.1-3 Landscape design siiall include water conservation as a primary criteria. C. 1-4 The principals of xeriscape shall be incorporated into design and maintenance of landscape. C.1-5 Plants known to have relatively high water needs shall be used sparingly and In situations where they will require the least amount of water. C.l-ij Public areas receiving the highest Intensitv- of use. such as recreation areas and urban gathering spaces stiall receive the highest prioritv for landscape water consumption. C1-; P IP) P m P m Cl-8 Alternative water sources (non-potable) shall be used and/or planned for landscape imgation. In the event of a declared water shortage or mandatory water conservation measures, the project shall comply with all water allocation programs adopted by State and local govemment OTHER APPLICABLE SECTIONS Include but not limited to: General Planting and Irrigation Policies and Requirements Slope Revegetation/Erosion Control Policies and Requirements Installation. Bonding, and Maintenance Requirements P C.3-1 C.3-2 C.3-2.1 C.3-2.2 REQUIREMENTS Model Homes - Housing projects featuring a model home(s) shall designate at least one model as the "Water Conservation Landscape Model" or "Xeriscape Model." The landscaping of this unit(s) shall incorporate all the principals of xeriscape and shall have a sign program to describe to prospectwe buyers the water consennng elements and plant types utilized in the design. All model landscaping shall utilize the principals of xeriscape. SOIL CONDITIONING SOILTEST After rough grading, soil samples shall be taken from enough locations on the site to represent an adequate cross section of conditions. Policies and Requirements IVC WATER CONSERVATION POUCIES AND REQUIREMENTS (cont) C3-23 C3-2.4 C.3-3 C.3-3.1 C.3-3.2 C.3^.2 A Soil test shall be perfomied by a soil testing laboratorv (pre-approved bv the Cin-) The test shail indicate but not be limited to the following: a. organic matter content b. N. R K c. pH d. EC e. soil texture (silt clay, sand) f. recommendations for amendments, leaching, and maintenance fertilizations. The resuits and recommendations of the soil testing laboratorv shall be submitted to and approved by the City. The approved recommendations for amendments and backfill shall be incorporated into the landscape plans prior to the start of constmction and shail become part of the approved plans. Products specified by product name by theioil lab ifi the recommendations mav be substituted with "or equal" products approved by the City. MULCHING Aminimum of 3" of organic mulch shail be added in non-turt'planting areas with slopes less steep than 3:1 to cover the soil surface completely Where adjacent to hard surtaces such as sidewalks curbs, or drives (where finish grade shall be 1" below the top ofthe hardsurface), the mulch thickness mav taoer down to 1" thick. C.3-3.3 Non-porous materials shall not be placed under the mulch. C.34 PLANTING C.34.1 Plants with similar cultural requirements of exposure, soils, and water needs eto shall be grouped together and located on the project site in microclimates where they will require the least water for optimum growth and maintenance TURF LIMITATIONS: turf areas shall be limited by type ofproject and percentage ot landscaped area in accordance with the following chart PROJECTTYPE RESIDENTIAL (per general pian designation) % OF TURF ALLOWED (of landscaped area) 1. RH (high density) 2. RMH (medium high) RM (medium) 3. RLM (low medium density) RL (low density) B. COMi^RCIALINDUSTRlAL 50% (cool season grass) or 80% (warm season grass) 30% (cool season grass) or 50% (warm season grass) 15% (cool season grass) or 25% (warm season grass) 10% (cool season grass) or 15% {wann season grass) 2 Policies and Recjuirements m p p m WATER CONSERVATION POUCIES AND REQUIREMENTS ^ (cont) P C.3-4.2-2 EXEMPTIONS: The following areas are exempt from the turf % limitations: P y a. common recitation areas associated with Planned Unit Developments (PLT)s) or Planned Industrial Pennits (PIFs). b. single family individual iots. P c. projects that have reclaimed water service at the time the approved ll landscape is installed and will utilize the reclaimed water on the proposed tun" areas. d. public or private parks and golf courses as defined in Appendbc C. ^ C-342-3 For puiposes ofthis requirement landscape area shall be as defined in Appendbc G and shall not inciude natural or manmade slopes 2:1 or steeper or areas designated as 'Open Space" by the City. ^ C.34.3 No turf shail be allowed In: a. median islands E b. areas tess than 6 feet wide c. slopes over 4:1 steepness C.3-4.4 Turf shall not be allowed in areas generally not visible to the public or site ID occupants (i.e.. backs of buildings, service areas, behind fences and screens etc.) ^ unless this area is designed as a recreation area. C.34.5 .Areas of public and private recreation facilities (i.e. parks and golf course) that IP can be non-turt" without aftecting the recreational use shall be designed toward |g this goal. C.34.6 Woody shmbs shall be planted over herbaceous ground cover areas to cover 60% m of the ground cover area (at mature size). k ~ . . C.3-5 IRRIGATION ^ C.3-5.1 Projects shall be desigried to utilize reclaimed water and/or other altemative P non-potable water sources for landscaping to the satisfaction of the City. All regional and local water and health code requirements in force at the time of final p. landscape approval shall apply including, but not Hmited to. installation of labeled ^ or colored imgation pipe to denote reclaimed water use. The above requirement may be waived if the City determines that the project is m out of the service area of ftjture reclaimed water as shown in the City s Reclaimed H Water Master Plan or other related documents. C.3-5.2 Provide separate vwater service for landscaping including but not limited to p connections, water meters, and backflow preventers for all commercial/industrial II projects, residential common areas in projects over 4 dwelling units, parks, and golf courses. P C.3-5.3 Inigation circuits shall be organized into "hydro zones" based on plants, sun and • shade exposure, topography, and soils. C.3-5.4 Sprinkler head spacing in lawn areas and where stream sprays, rotors or impacts r are used shall be equal to 50% of the diameter spray. IV.C Policies and Requirements 3 IVC WATER CONSERVATION POUCIES AND REQUIREMENTS (cont) C.3-5o C3-5.6 C3-5.7 C.3-5.8 C3-5.9 C.3-5.10 C3-5.ll C.3-5.12 C.3-6 C3-6.1 C.3-6.2 The systems shall be designed for minimum mnoff and oversprav onto non-irrigated areas. Sprinkler heads shall have matohed precipitation rates within each controi valve circuit and head types shall not be mixed within the circuit. The inrigation system shall bc designed to apply v«ater at a rate not exceeding the infiltration rate ofthe soil. ^ or All trees in lawn areas shall be imgated with a "deep watering device" (drip bubbler application inside a drain pipe - See .Appendix D). Senflccable check vah^ located in valve boxes or on risers (above grade) are require where eievation differential may cause low head drainage. ' All irrigation systems shall be equipped with an automatic controller capable of dual or multiple programming. Controllers must have multiple cvcle start capacity and a flexible calendar program. A rain shut off device shall be included in the imgation svstem aftecting ail stations. * Moisture sensors or hydrometers may be required at the discretion of the Citv-. FOUNTAINS Fountains siiall tiave recycling systems. Fountains, decorative pools and ponds shall utilize reclaimed water if avaiiabie or f??"^ii° '^f ^a'e'- so that it can be utilized when it becomes available. When reclaimed water becomes avaiiabie. the water feature shall be imrnediateiy converted to reclaimed use. The design and equipment shall confomi to local water and health agency requirements related to reclaimed water. C.3-6.3 Fountains shall be designed to minimize evaporative loss. 14 Policies and Requirements P m - ' • A** p fe • -- Jl i- • fe p m BEST ORIGINAL p p fe PoBcies ond Requirements D.M STREETSCAPE PROGRAM POUCIES AND REQUIREMENI^ D.l • POLICY STATEMENTS D.3-1.1-1 buckling of s,dewalfa^d^"r l^^^ISS"" "^^"^^'^^ing or mmimized. The City i7no?a L^,?!^ «a^^kways will be eliminated or ™,nta,nthemwithttr°^SbX^^^^^ are being established to prevent to the ™vi™.E^ However, these standards .nvad,ng. disrupting or d~n^°c1S sX^T ^uTf^'' ^^""^ property owner s dutv to notiK- theS ifVZS' " '^"^ the " persons may need to'be jSllv detSdt^^^^ '"T,^"^ ^^"'"^'° "^ird routine ,nspe«ion and maint ric pSL^^^^^^^^ *at with the City s requirements, such mcdents wX mSeT D.2 •AFFECTED AREAS -Arterial landscaped medians FCt^e^^^^^^^ Rear and side yards that abut public^pnvate streets D.2 • OTHEI? APPLICABLE SECTION.S including but iimited to: Generai Planting and Irrigation Policies and Requirements Uate (Conservation Poiicies and Requirements ^ Installation. Bonding, and Mamten^ce R^quiVements D.3 • GENERAL STREETSCAPE PLANTING REQUIREMENTS D-3-1 PLANTTNC D.3-I.1 SIGHTDISTANCE 5o.tward<romthebe.n„---r?nrofr-^^^^^ m m Policies and Requirements P IV.D STREETSCAPE PROGRAM POUCIES AND REQUIREMENTS P in p fe p p (cont) m fe IR fe P D3-1.1-2 Sight iines shall be maintained at driveways. D3-1.1-3 In addition to the requirement above (D3-1.1-1). on colleaor streets and greater Cal Trans Sight Distance Standards shall apply to the height restnction stated in ^•3" 1«1 ~ 1 • D3-1.2 D.3-1.2-1 D.3-1.2-2 D.3-1.2-3 STREET TREES Provide a minimum of one tree for every 40' of street frontage. Trees mav be planted on center or grouped. If the streetscape is along a major or prime arterial, the street tree planting shall confonn to the 'Arterial Road Themes" (refer to Section IV'D.4 and Appendix CD. Locate street trees: a A minimum of 3" outside the pubiie right of way (except within the "Redevelopment Zone (VR Zone) and Beach Area Overiav Zone" where street trees may be allowed within the R.O.W. if approved by the Citv ). b. .A minimum of 5" from paving. c. A minimum of "from any sewer line. d. Not in conflict with public utilities. e. Not be allowed on street comers within a triangufar zone drawn from two points. 25 firom the beginning of curves and end of curves or wtthin sight lines as descnbed under "Sight Distance" above. (See Appendix C.4). D3-12-4 Trees planted within 5' of public sidewalks shall be installed with root bamers approved by the City. D.3-2 IRRIGATION D-3-2.1 WTTHIN PUBLIC RIGHT-OF-WAY D.3-2.1-1 Be automatically controlled. D.3-2.1-2 Use only pop up heads or drip system. D.3-2.1-3 Designedandbeinstalledwitheveryeffortmadetoeliminatesprayormnoffonto streets or sidewalks. AR:ERIAL ROAD REQUIREMENTS CONCEPT D.4-1.2 TheseroadwayswillcanyfargevolumesoftraificintoandthfDughCarl^ Thev provide the means for an initial and repeated exposure to the City's physical r "^"^ conidors pUy an important role in developing an image of Carlsbad This image creates an enduring irnpression to aid in the City s sense of place and community pnde. « Specific criteria hasbeen set for the landscaping atong the prime and major artenal roadways. These routes will each have individual streetscape themes 2 Policies and Requirements IV.D STREETSCAPE PROGRAM POUCIES AND REQUIREMENTS ccont) mmt creating a recognizable identity for each particular thoroughfare or segment of ^ thoroughfare. The themes are based on the character or heritage of that specific area of Carlsbad. M D.4-2 TREE TYPES ^ The specific trees creating a streetscape theme have been pre-selected by the City. mm, Each theme shall be made up of four (4) types of trees: "Theme". "Support". ".Median", and "Project Identity/Accent Trees". m PERCENTAGE OF TOTAL STREETSCVE TREES (includes street tree requirement _ plus ad.iacent setbacks) .Median Island Trees - These trees shall be installed as part N/A 01 the required street improvements. Theme Trees - These trees set the overall character oi 50% ^ the streetscape anti are located along the roadside but i I tH)% oi standard M outside the nght-oi-way. (See D.3-1.2-3.) DJ-1.2-11 Support Titts - These trees were selected to complement 30% •• the tneme tree. Select trees from those listed which fit the pro_iect site conditions. mm Project Identi^Acaat TVtcs - These trees are not pre-selected. 20% rather the applicant can choose the best tree ibr their project P ^nd sutjmit it ibr Citv* approvai. D.4-3 MEDLAN' LAN'DSCAPE CONSTRUCTION REQUIREMENTS D.4-3.1 Constmction drawings for concrete surfacing and landscaping shall be submitted on separate sheets as part of the STREET IMPROVEMENT PLANS. D.4-3.2 Related to landscaping standards for public improvements, the order of precedents shall be: 1. Landscape Manual 2. "City of Carlsbad Standards" 3. Standard Specifications for Public Works Constmction ("Green Book") D.4-3.3 Plans shall be approved by the City Engineer and Parks and Recreation Director D.4-3.4 MEDLW CONCRETE D.4-3.4-1 The median layout shall be in conformance with the "Arterial Median Layout" (see .Appendbc C.2). D.4-3.4-2 Concrete color and pattem shall be as specified under "Arterial Streetscape Themes" (see Appendbc C.1) and as approved the Parks and Recreation Director D.4-3.4-3 Prior to installation, a 10" x 10' square sample shall be poured at the job site. Tliis sample shall be approved by the City prior to installation ofthe median concrete. D.4-3.4-4 Concrete shall be a minimum of560-C-3250 with 6 x 6 -10 x 10 welded wire mesh throughout Wf P Policies and Requirements 3 _ fe IV.D STREETSCAPE PROGRAM POUCIES AND REQUIREMENTS (cont) D.4-33 SOIL D.4-3.5-1 Finish grade shall be 2" below the concrete surface of the median. D.4-3.5-2 Soil shall be suitable ft)r plant growth and free of harmful substances or • deleterious materials. • D.4-3.6 MEDIAN PLWTINC REQUIREMENTS p D.4-3.6-1 Trees and shmbs shall be as specified in the "Arterial Street Themes isee ^ AppenduCl) D.4-3.6-2 Trees shall be 24" box minimum size: one or more per planter jjl D.4-3.6-3 Shrubs shall be 5 gallon minimum size. D.4-3.6-4 Shmb spacing shall be such that 100% Coverage will occur within one year. ll D.4-3.6-5 installation details shall confonn to "Public Project Landscape Details " isee .Appendix D) F D.4-3.7 MEDIAN IRRIGATION REQUIREMENTS fe D.4-3. J-1 .All imgation equipment shall be approved in writiiig bv the Parks and Recreation pi Department prior to preparation and submittal of plans. fe D.4-3.7-2 Installation detaiis shall conform to "Public Project Landscape Details." (see Appendix D) D.4-3.7-3 Controllers, and backflow devices, shall be located 2" inside the public right-of-wav 'n the planting area unless specified othenvise by the Citv. (see .Appendix C.3) ' Water meters shall be installed as required by the water district jurisdiction. ^ D.4-3.7-4 Controllers shall bc installed in separate steel locking enclosures. Enclosures shall have the following words stenciled with 2 inch high white letters on the side facing the street (see Appendbc C3) ^ "Cmr OF CARLSBAD MEDIAN IRRIGATION" D.4-3.7-5 Sleeving shall conform to requirements specified in Section IVB3-12. ll D.4-3.7-6 No irrigation circuit shali span separate islands. D.4-3.7-7 No inigation circuit shall span more than five planters. P fe fe m D.4-3.7-8 The irrigation system shall consist of drip inigation servicing the shmbs and flood bubblers in "Deep Watenng Devices" servicing the trees, (see Appendbc D) D.4-3.7-9 Quick couplers shall be installed every third median planter. 4 Policies and Requirements BEST ORIGINAL Policies and Requirements P P m E E SLOPE REVEGETATION/EROSION CONTROL POUCIES AND REQUIREMENTS IV.E E.l • POLICY STATEMENTS E. 1 -1 Soil erosion is detrimental to the quaiity of life in Carlsbad due to topsoil loss and siltation of waterways and lagoons. E. 1 -2 The most effective erosion control is the establishment of permanent landscaping. E.l-3 Erosion potentials siiall be mitigated through erosion control planting/slope revegetation. £.1-4 irrigation shall be designed to apply optimum water to the slope pfants without causing erosion. E.1-5 Plant materials used on slopes shall be those species that are known,to have iow water requirements and rooting systems of various depths that will minimize erosion and soil slippage. E.1-6 Plant materials used shall be compatible In cultural requirements and aesthetic appearance to adjacent natural landscapes. P fe OTHER APPUCABLE SECTIONS include but not limited to: Fire Management Program Policies and Requirements General Landscape and Irrigation Policies and Requirements VV'ater Conseaation Policies and Requirements fe p fe P P REQUiREMENTS SLOPE PLANTING SLOPE PLA.\TING STANDARDS Slopes requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: a. Standard #1 - COVER CROP/JUTE MESH Cover crop shall be a seed mix tvpically made up of quick germinating and fast covering grasses, clovers, and/or wild flowers. Submit the specific seed mbc for City approval prior to application. The cover crop shall be applied at a rate and manner sufficient to provide 90% coverage within thirty (30) days. Type of jute mesh shall be as approved by the City and staked to the slope as recommended by the manutacturer. Jute mesh shall be required when planting occurs between August 15 and .April 15. During the remainder of the year, the cover crop and/or jute mesh may be used. Polcies and Requirements IV.E SLOPE REVEGETATION/EROSION CONTROL POLICIES AND REQUIREMENTS (cont) b. Standard #2 - GROUND COVER One hundred (100%) percent of the area shall be planted with a ground cover known to have excellent soii binding characteristics (planted from a minimum size of flatted material and spaced to provide fiill coverage within oneyear). c Standard#3-LOWSHRUBS Low spreading woody shmbs (planted from a minimum of 2 Inch liners) shall covera minimum of seventy (70%) percent ofthe slope face (at mature size). d. Standaid #4 - TREES AND/OR LARGE SHRUBS Trees and/or farge shmbs shall be (planted from a minimum of 1 gallon containers) at a minimum rate of one (1) plantfiertwo hundred COO) square feet - " E.3-1.2 .AREAS OF APPLICATION (PLANTING) E.3-1.2.1 SLOPES - 6:1 or steeper and: a. 3 feet or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1 (cover crop and juted). b. 4 feet to 8 feet in vertical height require Standards #1. #2 and #3. c In excess of 8 feet in vertical height require Standards #1. #2. #3 and #4 E.3-1.2-2 SPECIAL CONDITIONS E3-12-2.1 Areasgradedfiatterthan6:l require Standard #1 (cover crop) when they have one or more of the following conditions: a. Sheet graded pads not scheduled for improvements within 6 months of completion of rough grading. b. A potential erosion problem as detennined by the City. c Identified by the City as highly visible areas to the pubiic or have special conditions that wanant immediate treatment E3-1.2-2.2 ^^be hydroseeded shall first be disked or rototilled to provide a friable, loose E3-U HYDROSEEDING E.3-13.1 u^eTefo^iS^^^^ a. Native plants are required to be planted as a condition of approval of the commercially unavailable in container or flatted stock, hlli'd Xiu^^"'^'^'^'° ^tjsfa^on of the City to be too rocky for m m 2 Policies and Reqi^ements P li m m m k E.3-1.3.; p E.3-1.4 P P p. E.3-2 jp E.3-2.1 P E.3-2.2 iM E.3-2.2-1 m E.3-2.2-2 - SLOPE REVEGETATION/EROSION CONTROL POUCIES AND REQUIREMENTS (cont) The hydroseed muc shall consist ofa varied of long lived plant materiais with root systems of varying depth. ROCKT SLOPES Planting need not be provided for cut slopes that are deemed bv the City Engineer to be rocky in character and not subject to damage by erosion.' ThU aiso includes any slopes protected against erosion damage by other methods. Other methods can be used if they have been specifically recommended bv a soils engineer engineenng geologist or equivalent authori^ and found to offer erosion protection equal to that provided by the planting specified in this section and thev are approved by the City Engineer. SLOPE IRRIGATION .ARE.AS OF .APPLICATION (IRRIGATION) .Ail areas requinng planting under Section E.3-1 shall be Imgated with a permanent automatically controlled in-igation system covering 100% of the planted area and in conformance with the follovving requirements. SLOPE IRRIGATION ST.AVD.ARDS Water service (pomt of connection) installation, temporarv or permanent, shall be in place to coincide with planting timing specified in section E.3-1- PIPE On grade pipe is not allowed unless It is demonstrated to the satisfaction ofthe Citv- that the rocky condition of the slope vv-ould prevent trenchmg. in cases where on grade pipe is allowed it shall be the galvanized type or UVR resisUnt PVC approved bv the Citv. mm ^ E.3-2.2-3 .MASTER CONTROL VALVE Projects with over 50.000 square feet ofslopes shall install a "master control valve" inonnally closed) to be activated by the automatic controller. This valve shall be ^ located just downstream of the point of connection. ^ E.3-2.2-4 SEPARATE CIRCUITS ^ a. The top. bottom, and middle of slopes shall be designed to operate on separate circuits. m b. Uvel planting areas adjacent to roads or walls 5' or greater in width shail be ^ irrigated separately from the slopes. ^ E.3-2-2-5 SPRINKLER HEAD TYPES p The precipitation rate (based on VL- head pattem) of sprinklers used on slopes snail: IV.E m MM a. not exceed .5" per hour on slopes 25* in horizontal distance or larger b. not exceed 1.4" per hour on slopes 25' in horizontal distance or iess. Polcies and Requirennents -ft BEST ORIGINAL I IVF Fire Protection Policies and Requirements Policies and Rec^uirements ll FIRE PROTECTION PROGRAM POUCIES AND REQUIREMENTS IV.F POUCY STATEMENTS F. 1 -1 Landscape treatments shall be designed so as to mitigate fire dangers to stmctures adjacent to natural, areas. P F.1-2 Landscape treatments for the purposes of fire protection shall be performed in a manner which limits dismption to environmentally sensitive areas while still achieving conformance with the fire protection standards. OTHER APPUCABLE SECTIONS Include but not limited to: P P m m m m m fe Slope Revegetation/Erosion Control Polices and Requirements (Eneral Planting and irrigation Poiicies and Requirements Water Conservation Policies and Requirements instailation. Bonding, and Maintenance Requirements REQUIREMENTS Design, installation, and modification of existing vegetation shall be in conrbrmance with one of the following "conditions" or as required or modified by the City. It shall be the responsibility of the applicant to develop a plan which meets the fire protection requirements. Environmental constraints or other restrictions placed upon the development shall not be considered justification for modification or subordination of fire protection standards. The site planning of the development shall satisfv- both the fire protection standards and environmental constraints. F.3-1 CO.NDITION A - MANUTACUTIED SLOPE FIRE PROTECTION (See .Appendix F.2) Pertains to man made slopes abutting high risk fire areas as described under Section II Cl Section A-l - measured horizontally 20' outward fi-Om the outlying edge of stmcture(s). 1. Planted with ground cover or low growing shmb species (less than 3' in height) known to have fire retardant qualities. 2. .No trees or shmbs allowed. 3. Irrigated. Section A-2 - measured horizontally 20' outward ft^m the outlying edge of Section A-l. 1. Planted with low water use naturalizing plant species known to have low ftiel cliaracteristics. Policies and Requirements P IV.F FIRE PROTECTION PROGRAM POUCIES AND REQUIREMENTS (cont) 2. No trees allowed. 3. Irrigated. Section A-3 - measured outward from the outlying edge of A-2 to include the remainder of the area between Section .A-2 and high nsk fire areas as descnbed under Section IIC. Honzontal distance irom the stmcture(s) to untreated high nsk areas shali not be less than 60". 1. Planted with low water use naturalizing pfant species known to have lov^• tuel ctiaractenstics. 2- Trees are allowed but shall not be planted closer than 20' apart. 3; Irrigated. F.3-2 CONDITION B - NATRT) SLOPES-WILDLAND FIRE SLT'PRESSION (See .Appendbc F^) Pertains to areas where removal of environmentally sensitive native vegetation is restncted within the fire sections. B«=wi'yn Section Bl - measured 20" horizontally ft^m the outlving edge of the stmcture(s) toward the environmentally restricted area as defined by the Citv-. 1. Removal of "high fiael and moderate hazard species" as listed in -Appendix Fl. 2. Planting with ground cover or low growing shmb species (less than 3' in height) known to have fire retardant qualities or as othervv-ise required bv the City. 3. No trees or shmbs allowed. 4. Irrigated. S^on B2 - measured horizontally 20' outward from the outlying edge 1. Removal of "high fuel species" as listed in Appendbc F.l. 2. Removal by selective pmning of up to 60% of the volume of the "moderate fijel species as listed in Appendbc Fl. """die 3. Replanting with naturalizing low fiiel species. ^* Jl^l^^l^T^'"^ '^"^^^ Toyon) which are being reuined shail be pmned to provide clearance equal to three times the height of tiie surrounding understory plant material or 6*. whichever is higher Dead and excessively twiggy growth shall also be removed. 5. Inigated. 2 Policies and Requlremerrts fe FIRE PROTECTION PROGRAM POLICIES AND REQUIREMENTS J (cont) Section B3 - measured horizontally 20" outM.ard from the outlying edge P of Section B2. The outer edge of B3 shall extend horizontally to a point at least m 6M' from stmctures. ^ 1. Removal of "high fiiel species " as listed in Appendbc F.l. ll 2. Removal by selective pruning of up to 40% of the volume of the "moderate fuel species" as listed in Appendbc F.I. P 3. Trees and large tree form shmbs (e.g. Oaks. Sumac. Toyon) which are being m retained shall be pmned to provide clearance equal to three times the height of the surrounding understory plant material or 6'. whichever is higher. Dead and excessively twiggy growth shall also be removed H 4. Non-lnigated. p F3-3 It is the applicants responsibility to secure agreements with owners of adjacent y property to modify offeite wildland fire hazards to the proposed project so that • conformance with the fire protection standards is achieved. F.3-4 .Maintenance access shall be provided to the fire protection areas. P P P m IV.F F.3-5 Debns and tnmmings produced by thinning shall be removed irom the site or shali be converted to mulch by a chipping machine and evenly dispersed over the m area to a maximum depth of 4". F.3-6 Flammable wood fencing shall not be allowed within 100' ofthe native undisturbed area. F.3- > The Fire Department may require documentary photographs ofslopes at the time o( treatment. Photographs will remain in possession ofthe Cit>' as a reference for future maintenance inspections by the Clt>'. Policies and Requirements r BEST ORIGINAL A. Installation B. Bonding C. Maintenance m P p m m fe IMPLEMENTATION p fe p p pi m m .AM.2 .A.M.3 .A.1-1.4 .A.1-2 .A.1-3 INSTALLATION SLOPE REVEGETATION / EROSION CONTROL CONSTRUCTION SCHEDUIE Prior to start of grading, the appiicant or applicant's agent shail obtain City approval of a constmction scheduie and/or exhibit outiining the timing of the slope planting and irrigation. Special consideration shall be given to water and electrical services. Inigation and planting shall take place as grading progresses. The schedule shall show timing of construction of ft^e-standing, retaining and crib walls immediately after rough grading at each locaticHi is achieved. IRRIGATION installation of irrigation as shown on the approved pians shall commerKe within 10 days ofthe time when each slope is brought to grade as shown on the approved grading plans. PLANTING Planting and irrigation for the areas described above under .Al-2 shall be completely Installed, as shown on the approved plans, within 30 days after the irrigation Installation first commences. .A.2 LETTER OF CERTIFICATION (INSTALUTION) The licensed designer of record for all the projects requiring landscape plans shall submit a letter to the City stating that the project has been installed in substantial conformance with the approved plans and specifications; a. Pnor to granting a Permit of Occupancy on private developments, or b. Prior to approval of City of work done on public property that will be maintained by City forces and pnor to the required maintenance period as described in Section B3-1. MAINTENANCE m m fe p fe B.l B.1-1 B.1-2 (Public and private projects) CONDITION OF LANDSCAPES .All planting areas shall be maintained in a healthy and thriving condition. CULTIVATION .AND WATERING .Ail planted areas shall be maintained in a relatively weed-free condition and clear of undergrowth which may cause undue fire hazards. Plantings must be fertilized and watered at such intervals as are necessary to promote optimum growth. Implementation fe IMPLEMENTATION (cont) B.1-3 Landscape inigation shall be applied at a rate not exceeding the infiltration rate ofthe soil (minimizing erosion and water waste) but sufticientlv to allow for healthy plant growth. B.M REPLANTING All trees, shmbs. ground covers, and other pfant material which have been planted and which, due to acctdent. damage, disease, or other cause, fail to show a healthv growth, shall be repfaced. Replacement plants shall confomi to all standards that govem the original planting instalfation. B.2 CHANGES TO THE APPROVED LANDSCAPE Projects that required approved landscape pfans must maintain the landscape m a manner in substantfal conrbrmance with the approved landscape plan .Anv changes to the approved landscapes after mstallation must be approved bv the Clh- in advance. B.3 B3-1 B.3-1.1 B.3-1.2 B.3-1.3 LAVDSCAPE MEDIANS .AND OTHER .AREAS TO BE M.AINTAINED BY Cm' FORCES -MAINTENANCE PERIOD The medians shall be maintained bv the developer (responsible for their constmction) tor a period of 90 days, or until plants deemed established and the imgation is operating properly to the satistaction of the Parks and Recreation Director, whichever period Is longer. A mamtenance schedule showing proposed activities and frequencies shall be submitted to the City for approval at the time of acceptance ofthe median landscape constmction. and prior to commencement ofthe landscape mamtenance period. At the Ume of final acceptance, the City shall be given all controller enclosure kevs quick coupler keys, operation manuals, and other items called out in the approveci plans and specifications and necessary to maintain the landscape B.4 FIRE SUPPRESSION MANAGEMENT AREAS Areas of developments that were approved under the requirements of Section II C and IV F ot this manual shail be maintained by the responsible private party in contonnance with the approved F-re Suppression Plan. Plants shall be kept pmned to the volume requirements set forth in Section F Implementation P m MR P P IMPLEMENTATION (com) Cl c.2 D.l RELEASE OE BONDS LETTER OF CERTIFICATION (RELEASE OF BONDS) Prior to release of bonds, the licensed designer of record on the project shall submit a letter to the City Engineer certifying that he or she has inspected the work and that the project complies with the tbllowing conditions: a. Has been maintained in substantial conformance to the approved pfans. b. Is growing In a healthy and thriving condition. c. .All plantings required under Section IV.E ofthis manual have been established as an effective surface erosion control. d. There is no evidence of excessive mnoff from the inigation svstem causing a soil erosion problem. Prior to release of bonds, as-buiit landscape plans for the bonded work shall be submitted to and approved bv- the City. D. • AS-BUILTS .As-built pians for areas to be eventually maintained bv City forces shall be approved by the Parks and Recreation Director. D.2 .As-builts tbr all projects (bonded and non-bonded, public and private) are required to be submitted. Submittal of as-built pfans shall be as required by the Engineenng and Planning Departments. D.3 Final as-built pians shall be dratted clearly to the satisfaction ofthe Cttv and the original mylars shall be submitted to the City for their keeping. implementatjon BEST ORIGINAL A. Plant Zones B. Xeriscape Principles C. Streetscape 1. "Artenal Streetscap*? Themes" 2. Median Layout Diagram 3. Median Inigation Service Diagram 4. Street Corners Clearance Diagram D. Public Project Landscape Details 1. Tree Planting/Deep Watering Devkre 2. Shnjb Planting 3. Tree Staking E. Parking Lot Diagram F. Fire 1. High Fuel Species 2. Sections G. Definitions H. Checklist m p P P p Ml P fe APPENDIX A VI.A ZONE 1 - LUSH LANDSCAPE 1. Criteria a. Zone One should be utilized only in areas of a deveiopment which require a lush green fandscape such as areas of high use or visual importance. b. The pfantings require an intensive maintenance operation to produce the desired appearance. c. This Zone s anticipated appearance reiies on large amounts of Irrigation. .Annual amounts for a healthy, mature fandscape are estimated at over thirty (30") inches of supplemental water annually. 2. Descnption Zone One may be thought of as a traditional fandscape. green, lush, and tlowenng. .Most plants used to produce this effect do not come from a semi-arid tvpe climate round in Southem California. These exotic pfants require farge amounts of water and intensive maintenance. Although Carlsbad has a mild temperate climate, it remains a semi-arid region, characterized by poor, infertile soil. Natural lush fandscapes are found within our area, but only in very limited micro-climates whose specfal environment can produce the requirements to support this types of landscape. This natural pattem of limited lush fandscapes should act as a guide for Zone One s use. These lush fandscapes should be utilized for areas of intensive use or as a sensory rich setting in areas visible and important to the majority of users, such as entries, courtyards, pedestrian ways, and recreation areas. 3. Zone One Plants - Typical species refated to this zone might be: .Azalea species Fatsia japonica Fems - .Asplenium: Blecimum Fuciisia Gardenia species Schefflera actlnophylla .Annual flower color Lawns ZONE 2 - REEINED LANDSCAPE 1. Criteria a. Zone TWo should have an unmanicured appearance, not unkept but rather a fandscape designed to require less intensive types of ApperKlixA-l VI.A APPENDIX A (cont) maintenance such as mowing, pruning, fertilizing, and watering. Pfant materiai whose appearance is not dependent on heavy watenng and maintenance care. b. It stresses continually low maintenance by designed pfant combinations with matched growth requirements. This zone's water requirements tor a mature fandscape is estimated between ten (10") and thirtv- (30") inches of supplemental inrigation water annually 2. Description Zone TWo attempts to reflect the natural constraints of Carlsbad s physical environment It substitutes for a historically disproportionate use of Zone One's "traditional landscape". Its design and selection of matenals promote less maintenance and lower water requirements. 3. Zone TWo Plants - TVpicai species refated to this zone might be: - Pittospomm tobira "Wheeleri" - Raphiolepis indica - Hebe - Agapanthus - Psidium guajava - Frageria chiloensis ZONE 3 - NATURALIZING LANDSCAPE 1. Criteria a. This zone will be planted in low use areas whose visual character will not have a refined appearance. It will have a naturalized appearance similar to areas of native vegetation and may in fact contain native species. b. It will have the ability to "naturalize" once it has been established. Its estimated supplemental water requirement is below ten (10") Inches annually. 2. Description Zone Three will be primarily used to create a more natural looking area, such as slopes, periphery areas, and areas of projects where disturbed grounds may need to blend into vegetation. The success of this landscape IS directly related to its ability to become self-sufficient within a prescribed penod of time. A self-sufficient landscape. Zone Three is capable of sustaining itself as an effective landscape on very limited water and remain healthy. Few newly pfanted juvenile pfants are "drought tolerant", but they develop the ability to adapt to cycles of dry periods once their root systems have developed and have matured and adapted to the site conditions. Appendix A-2 APPENDIX A (cont) VI.A i 3. Zone Three Pfants - Typical species refated to this zone might be: - .Acacfa redolens - .MImul US-species - Ribes speciosum - Ceanothus - Cassfa - Lantana camara - Mahonfa - Baccharis piiufaris - Rosmarinus officinalis ZONE A ^ NATIVE LANDSCAPE P PI 1. Criteria a. Zone Four Is an area of existing vegetation whose native character shall remain with very little modification. b. It Is planned for low-level active use. which is compatible with the areas natural character c. in this zone, no water is required. The use of Irrigation can adversely affect many plants found in this zone. Introduced plants should be watered individually 2. Description Zone four consists of natural -^getation. native or naturalized, in which there is no or very little disturt)ance from site improvements. .An area may be planned as a Zone Four fandscape to present its physical features its qualities as a natural ecosystem, wildlife habitat, or as open space. These qualities may be used to provide passive recreational opportunities, possiblv linked by hiking trails. Zone Four will require a minimal level of upkeep. Its maintenance program will consist of penodic control of debris and minor clearing and/or pmning for fire protection and removal of non-native species. Retained in their natural non-inigated condition, these areas will remain refatively dry Due to this characteristic, a "Fire Protection Program " mav be required P Appendbc A-3 APPENDIX B THE SEVEN PRINCIPLES OE "XERISCAPE" 1. 2_ 3. 4. 5. 6. Ckxxl design. Thorough soil preparation. Careful planned use of shrub and fawn areas. .Adapted, low water demand plants. Effective and efficient watering methods. .Mulched flower and shrub beds. Proper fandscape maintenance and management AppendKB-1 it p fe APPENDIX C VI.C ARTERIAL STREETSCAPE THEMES ALGA ROAD THEME: Coastal Foothills P PtAVriNG SCHEME: informal LANDSCAPE: .Median Tree - Pinus canariensis. Canary island Pine .•^ledian Shmbs - Coprosma kirkii (west of El Camino Real) Lantana M. species (east of El CaminoReal) Theme Tree - Pinus canariensis. Canaiy Island Pine Support Trees - Eucalyptus (ciadocab-x) Pine species MEDLAN 1SLA.VD CONCRETE: To match existing median condition in Alga Road. CANNON ROAD Carlsbad Blvd. to El Camino Real THEME: Lagoon vistas and wetiands PLANTING SCHEME: Informal PR P k p fe LANDSCAPE: -Median Tree - Mefaleuca leucadendra. Cajeput Tree -Median Shmbs - LImonium perezii. Statice Coyote Brush Theme Tree - Pinus torreyanna. Torrey Pine Support Trees - Eucalyptus species Meialeuca leucadendra. Cajeput Tree MEDIAN ISLAND CONCRETE: "Suriace Texture - Exposed aggregate with brick bands around each pfanter "Color - Concrete (natural), brick (charcoal) •or to match existing medfan condition in Cannon Road Appendix C.1-1 VI.C APPENDIX C (cont) CANNON ROAD El Camino Real to eastem City limit THEME: Riparian Corridor P P PLANTING SCHEME: Informal LANDSCAPE: Median Tree - Shrub Tree - Theme Tree - Support Trees Liquidamber styraciflua Limonium perezii. Statice Baccharis pilularis. Coyote Brush Pfatanus acerifolia. London Plane Tree imulti-tmnki Oak species Liquidamber styraciflua MEDLAN ISLAND CONCRETE: *Surtace Texture - Riverstone ("Bomanite" pattem or equal) •Color - "Santa Barbara Brown" (Scofield Co. color or equal) •or to match existing median condition in Cannon Road P CARLSBAD BOULEVARD south of Cannon Road THEME: Scenic sea coast drive PLANTING SCHEME: Informal UNDSCAPE: Medfan Tree - Washingtohfa robusta (fan palm). Mexican Fan Paim Median Shmb - Limonium perezii. Statice Carissa g. "Prostata." Prostrate Natal Plum Theme Tree - Cupressus macrocarpa. Monterey Cypress Support Tree - .Melaleuca nesophifa) Myopomm Appendix C.1-2 p p p APPENDIX C (cont) VI.C MEDIAN' ISLAND CONCRETE: (Only applicable If street is improved to current arterial standards.) Suri'ace Texture - Riverstone ("Bomanite" pattem or equal) Color - .Natural with exposed aggregate CARRILLO WAY THEME: Riparian and historical context PI P PLWriNC SCHEME: Informal LANDSCAPE: .Median Tree -Populus fremontii. Westem Cottonwood .Median Shmb -Trachelospermum jasminoides. Star Jasmine Theme Tree --Alnus rhombifolfa. White .Aider Support Trees -Liquidamber styraciflua Populus fremontii. Westem Cottonwood MEDLAN ISLAND CONCRETE: Surface Texture - Riverstone ("Bomanite" color or equal) Color - Dark Crev COLLEGE BOULEVARD THEME: -Neighborhood identity and character fe 1^ PLANTING SCHEME: Int'ormal LANDSCAPE: -Median Tree - -Median Shmb - Theme Tree - Support Trees - Pyrus kawakamii. Evergreen Pear Carissa g. "Prostata." Prostrate NatalPaim Cinnamomum camphora. Camphor Tree Eucalyptus species Liriodendron tulipifera. Tulip Tree m P p Appendix C.1-3 VI.C APPENDIX C (cont) MEDLW ISLAND CONCRETE; P Surface Texture - Herringbone Brick cBomanite" pattem or equal i Color - .Mocha Brown ("Scofield Co." color or equal) ai m EL CAMINO REAL _|^^^_^__ THEME: mm Scenic corridor tying City together mm PLANTING SCHEME: m Fonnal mmt LANDSCAPE; m Median Tree - Tristania conrerta. Brisbane Box Median Shmb - Rhaplolepis i. "Pink Cloud," Indian Havrthom Theme Tree - Platanus acerifolfa. London Plane Tree Support Trees - Eucalyptus species Tristania conferta. Brisbane Box llll MEDL\N ISLAND CONCRETE: To match existing median condition in El Camino Real LA COSTA BOULEVARD THEME; Lagoon vistas and wetlands PLANTING SCHEME: Informal LANDSCAPE: Median Tree - Platanus racemosa. Califomia Svcamore Median Shmb - .Mahonia a "compacta. " Compact Oregon Grape Theme Tree - Salbc babylonica. Weeping Willow Support Trees - Eucalyptus viminalis. Manna Cum Platanus racemosa. Califomia Sycamore MEDIAN ISLAND CONCRETE: Surface Texture - Running Bond Cobblestone ("Bomanite" pattem or equaL with exposed aggregate Color - Natural Appendix C: 1-4 P P m m p p fe APPENDIX C (cont) VI.C P p P pl P PALOMAR AIRPORT ROAD 1-5 to Et Camino Real THE.ME: Oak grove woodland PLANTING SCHEME: Informal m LANDSCAPE: P Median Tree -Quercus ilex. Holly Oak .^ledian Shmb -.Agapanthus orientalis. Lilly of the Nile m Theme Tree -Oak species P Support Trees -.Alnus rhomifolia, WTiite .Alder mm Platanus acerifolfa. London Plane Tree imulti-tmnk) MEDLAN ISLAND CONCRETE: To match existing median condition on Palomar Airport Road PALOMAR AIRPORT ROAD El Camino Real to eastem City limit THE.ME: -Agricultural history/valley vistas PLANTING SCHE.ME: Intormal P LANDSCAPE: .Median Tree -Eucalyptus ficifblfa. Red Flowering Gum Median Shmb -Agapanthus orientalis. Lilly of the Nile Theme Tree -Schinus molle. Califomfa Pepper Support Trees -Eucalyptus ficifolfa. Red Flowering Gum Oak species .^1EDL\N ISLAND CONCRETE: Surtace Texture - Ffagstone ("•Bomanite" pattem or equal) Color - "Santa Barbara Brown' (Scofield Co. or equal) Appendix C.1-5 VI.C APPENDIX C (cont) POINSETTIA LANE THEME: Flowering Streetscape PLANTING SCHEME: Informal LANDSCAPE: Medfan Tree - Magnolfa grandiflora, Southem Magnolia Median Shrub - Prittospomm "Wheeleri" Theme Tree - Magnolfa grandiflora. Southem Magnolia Support Trees - Brachychiton acerifolia. Flame Tree Stenocarpus sinuatus. Fire Wheel Tree MEDIAN ISUND CONCRETE; To match existing median condition on Poinsettia RANCHO SANTA EE ROAD/MELROSE DRIVE THEME: Foothills Landscape PLANTING SCHEME: Informal LANDSCAPE: • Median Tree - Pinus roxburghll, Chir Pine Medfan Shmb - Junipems c. "Pfitzerana compacta' (Rancho Santa Fe) Pittospomm t •'Wheelerii" (Melrose Drive) Theme Tree - Pinus torreyana. Torrey Pine Support Tree - Jacaranda acutifolia Pinus roxburghii. Chir Pine 1^4 MEDIAN ISLAND CONCRETE: To match existing in Rancho Santa Fe Road. Appendix C. 1-6 P P n m iri Ri 1^9 r 1 tl Vi B^i Si ri rt ti ti tt ffi ct mm MEDIAN TREE (lor more) MEDIAN SHRUB CONCRETE PATTERN CURB 'spacing lo achieve 100% coverage within 1 year MEDIAN LAYOUT DIAGRAM O METER BACKFLOW PREVENTER CONTROLLER WIRE SLEEVE MAINLINE SLEEVE CONTROLLER ENCLOSURE LATERAL SLEEVE to Irrigation - heads/emitters to valves^ MEDIAN STREET R.O.W. MEDIAN IRRIGATION SERVICE Appendix C.3-1 * P m m r 1 ri «"« VI Bl ma va r i r i r i 1 VI II ffl rt vi SIDEWALK PLANTING AREA BEST ORIGINAL NO LANDSCAPE ELEMENTS OVER SQ- IN HEIGHT WITHIN THIS ZONE O STREET CORNER SIGHT CLEARANCE m (D OC O O /^T" &^l.jL- CO TREE PLANTING/DEEP WATERING DEVICE MEDIAN PUKNTING DETAILS m m m Appendix D.M li P p fe p fe p fe m fe k P fe pi fe P m o © © © © © © BEST ORIGINAL •I I" lw SHRUB PLANTING MEDIAN PLANTING DETAILS Appendix D,2-i ^ Sr?^/K^ (^) TREE STAKING MEDIAN PLANTING DETAILS p P Appendix D.3-1 ii p fe APPENDIX F VI.F P RESTRICTED HIGH FUEL SPECIES NATIVES p .Adenostoma fascicufatum -Artemisfa califomica Eriogonum fascicufatum Salvia species Chamise Califomfa Sagebrush Buckwheat Sage Other species as speciTied by the City. DOMESTICS .Acacfa species ^ Cedrus species Cupressus species Dodonaea viscosa Eucalvptus species Juniperus species Pennisetum Pinus species Other species as specified by the City .Acacia Cedar Cypress Hopseed Bush Eucalyptus Juniper Fountain Grass Pine P P P P m MODERATE HAZARD SPECIES Heteromeles arbutifoUa -Malosma launna Quercus dumosa Rhus integrifolia -Aylococucus bi-color Toyon Laurel Sumac Scmb Oak Lemonade Berry Mission Manzanita Other species as specified by the City P P m k ApperxtocF.l-l {} is (I II (I 11 If 11 ri ri II II II II II II ti m.m WHEEL STOPS J PLANTING AREA D MIN. 5' A ^.END^ARKINGJS^^ (parking on one side) 6' B INTERIOR LANDSCAPE l.Sl AND (parking on both sidesl 4' C - PLANTING STRIPS fw/nn car overhang) 9' D PLANTING STRIPS (w/car overhang of 2 1/2 feet) PARKING LOT DIAGRAM o c S a < f I ri r i i i r i r i r i r i si i i r i r i wn mm mm wm n. s SECTION Irrigation planting 1 B-1 20' YES FIRE RETARDANT NO TREES OR SHRUBS REMOVAL OF HIGH FUEL SPECIES B-2 20- VES, TEMPORARY i B-3 LOW FUEL SPECIES SELECTIVE PRUNING OF 60% OF THE MODERATE FUEL SPECIES VOLUME 100% REMOVAL OF HIGH FUEL SPECIES 20' NO NONE • SELECTIVE PRUNING OF 40% OF THE MODERATE FUEL SPECIES VOLUME 100% REMOVAL OF HIGH FUEL SPECIES NATIVE (UNDISTURBED) "CONDITION B" -NATIVE SLOPES flr0 sectlone 0 CLEARANCE 3X HEIGHT OF UNDER STORY BEST ORIGINAL N/A > o a X •n SECTION irrigation plantinq • NO TREES OR SHRUBS npaflflMapBSHflnafip A-2 I A-3 i NATIVE 20' ' ' 20-\ . (UNDISTURBED) YES YES NO • LOW FUEL • LOW FUEL N/A • NATURALIZING NATURALIZING • NO TREES • TREES NO CLOSER THAN 20' APART 1^ ^JL^ /P 20' CLEAR Iff I jyt^ttr^^ "CONDITION A" - MANUFACTURED SLOPES flre sections • • VI il tl II sa ft II II II II fl II II 11 i llll m p m m APPENDIX G m P P VI.G DEFINITIONS ^ Approved - means approved by the City of Carlsbad- Bar Scale - means the scale of a drawing notated on a line such that when the pfan is P reduced or enlarged, the conresponding scale can be measured off of the line. il City - means the City of Carisbad. Common Recreation Area - means a recreation area owned in common by a development P and set apart fi-om other areas of the project by lot lines or other distinct elements. P The area used to meet any recreation requirements of the City. Cover Crop - means a refatively fast growing, quick spreading pfant material applied to an P area so as to provide erosion control prior to establishment of the more pemianent ii long-lived plants. Days - means calendar davs. P ^ Erosion Control - means short and long term protection of soil surfaces from wind and water soil transport. ^ Finish Grade - means the final grade or elevation of the non-hardscape portion of a project after all constmction Is complete as called for in the plans. . , Finish Surface - means the final grade or elevation of hardscape portions of the site after ^ all the constmction is complete as called for in the plans. 1^ Hanlscape - means non-planted areas consisting of concrete or concrete products, brick, asphalt, applied decomposed granite surfaces, etc. PI High Risk Fire Area - means a native or manmade landscape consisting primarily of woody shmbs and trees that have a relatively high potential for sustaining fire as detemiined bv the Fire Chief. ^ Irrigation Consultant - means a person considered an expert in the irrigation field and the ^ majonty of his/her work is In preparing irrigation constmction documents. Landscape Area - means the planted area or area of decorative non-living ground cover (i e ^ bark chips, gravel) excluding hardscape surfaces. The landscaped area refers to the area to be landscaped as part of the work for which the current approval by the City is being sought Landscape Pfans - means plans that cover the proposed comtmction of fandscape items h mcluding plantmg. inigation. patios, sidewalks, and other hardscape items, signs walls trellises, etc. Long Lwed - means perennial plant material that under normal growing conditions has a g life span of greater than 8 years. Ovenpray - means imgation water that sprays beyond the area it is intended to senice. m Park - means a public or private recreation area/facility as a separate unit set apart from ^ other deveiopment by property lines or other distinct elements. Parking Anas - means areas used for access drives, aisles, stalls, maneuvering, and iandscaping within that portion of the site that is devoted to vehicle paricing and circufation . (excluding any required parking set backs). m P Appendix G-1 VI.G APPENDIX G (cont) p p Redaimed Water - means tertfary treated effluent suitable for use in fandscaping or water features as detemiined by the presiding water district Run-Off - means imgation water that is applied at a rate above the infiltration rate of the tose'J^ce "^"^^°" ^fandscape area it is rntended TJirf- means grasses such as bennuda. bluegrass. fescue, rye. zoyzfa. and other grasses or hybnd denvatives of such grasses. Typical Species - means a group of pfants with simifar appearance and cultural requirements, (not intended to be a complete list ofsuch plants). Woody Plants - means pfants that have stems and tmnks that consist of bark. Appendix G-2 m m m p p p. APPENDIX H VI.H li P fe P P CHECKLIST The following are excemts ft-om requirements found in the body of the Landscape Manual. Thev do not necessarily encompass the entire extent of each requirement but rather, represent the essence of each item. Wlien clarification is needed, the plan preparer should refer to the main text of the Landscape Manual for the complete requirement This checklist should be used to check off that applicable requirements have been addressed in the pfan submittaKs). THIS CHECKLIST MUST BE PHOTOCOPIED, FILLED OITT. SIGNED. AND SUBMnTED WITH THE PUNS. PROJECT .\AME PROJECT .VUVIBER (CT. So„ etc) P P P P m fe fe PI fe P m P YL"S N/A INFO/FORMAT Submittals contain all required infonnation and conform to the applicable formats. GRADING / SOIL AMEND / MULCHING 1. Plans indicate positive drainage away from stmctures and termination In approved drainage system. 2. Soil test taken, reviewed and approved by Citv-, and recommendatiom incorporated Into plans. 3. A minimum of 3" mulch on all non-turt" planting areas less steep than 3:1. 4. Finish grade In medians 2" below concrete. PLANTING SECTION A.B.C ] IIA & B ^LCTION IV 4.3-1 IV C.3-2 IV C.3-3 IV D 4-3 S'. CTION 1. .All trees (except on slopes 3:1 or steeper) minimum 15 gallon. IV A.3-1 o 50% of shmbs (except on slopes 3:1 or steeper) minimum 5 gallon. IV A.3-1 3. Trees staked or guyed. IV A.3-1 4. Surface rooted type trees away firom hand surfaces. IV A.3-1 5. One tree for every 4 parking stalls. IV A.3-2 6. Trees minimum 2' firom curiis. IV A.3-2 7. 4" clear fandscaping in planters between double parking rows (where applicable). IV A.3-2 Appendix H-l VI.H APPENDIX H Ccont) 8. 5" pfanting strip next to through traffic fane (parking lots). 9. Planter isfands at ends of parking rows. 10. Mmimum 8' perimeter landscaping around parking area. 11. 3' high screening around paridng lots (bemis, shmbs and/or walls). 12. Sights distances maintained at intersections and vehicufar access points (fandscape elements under 30" in height). 13. Unsightiy elements screened with plants sized to screen the area in 2 years. 14. Plants located for microclimate enhancement and sofar aaess. tog^^el^''^ ^"'""^'^ requirements of exposure, soib. and water needs grouped 16. Turt" areas limited as outlined in section I\' C3-4. 17. Woody shrubs planted over 60% of ground cover areas. 18. One (1) street tree per 40" of street fi^intage (grouped or on center). 19. Street trees on major arterial roads conform to "Arterial Road Themes." 30. Street trees a minimum 3" outside public R.O.W (except in Redevelopment Zone and Beach Overfay Zone with City approval). utilihef"^ ^ minimum 5* from paving, 7' sewer lines, and not in conflict with public 22. Trees within 5" of public sidewalks have root barriers. 23. .Median plantings confonn to requirements in Section IV D.4-3. 24. Slopes over 8' in vertical height have: a) standard #1 - cover crop/jute mesh (100% coverage) b) standard #2 - ground cover, minimum fiatted size (100% coverage) 0 standani #3 - low spreading shmbs from minimum 2 V." liners (70% coverage) d) standard #4 - trees and farge shmbs ft-om minimum 1 gallon (1^200 square feet) 25. Slopes between 4' and 8' in vertical height have standard #1, #2. #3 above. 26. Slopes3-orlesslnverticaiheightandadjacenttopublicwalksorstreetshavestandard#l. SECTION IV A.3-2 IV A,3-2 IV A.3-2 IV A.3-2 IV A.3-2 IV D.3-1 IV A.3-4 IV A.3-5 IV A,3-6 IV C.3-4 IV C.3-4 IV C.3-4 IV D.3-1 IV D.4 IV D.3-1 IV D.3-1 IV D.4-3 IV E.3-1 IV E.3-1 IV E.3-1 P P m Appendix H-2 m p m fe m P pi P m to Ml p p pi fe p IM p P m P APPENDIX H (cont) IRRIGATION General Design 1. Water tlow velocities in pipe at 5* per second or less. 3. Pressure deferential within circuits less than 20%. 3. .^linimize over spray 4. Check valves to prevent lov^• head drainage. 5. Designed to utilize reclaimed water (current or fiature). 6. Irrigation circuits organized into "hydro zones." 7. Head spacing 50% of dfameter in turt'and in non-turt'areas when using stream spravs rotors, or Impact heads. 8. Trees in lawn areas have "deep watering device." 9. Irrigation in medians. (Refer to Section D.4-3.7.) 10. Irngation in medians - submitted imgation equipment iist to Parks and Recreation Department and have received approval. 11. .All areas required to be pfanted under section N E.3-1 have pennanent automatic irngation systems. 12. Separate circuits top. bottom and middle ofslopes. 13. The in-igation fo!lo\^-s the approved "Fire Suppression Pian" where applicable. Point of Connectnn / Back Flow PreventHHi 1. Separate meter tbr landscaping (except residential projects under 4 units). 2. Backflow preventers per code. 3. Pipe between meter and backfiow preventer "Schedule K Hard Copper." Pressure Regufators I. Pressure regulators when over 80 psi. ControUers 1. -Automatic controllers with dual or multiple program/multiple cycle start capacity. VI.H SECTiON IV B.3-9 iVB.3-8- IVB,3-IC 'V C.3-5 IV B.3-13 IV C 3-5 IV C.3-5 IV C.3-5 iVC,3-5 ! IV D 4-3 IV D 4-3 IV E,3-2 IV E.3-2 IV F.3-1 IV F.3-2 SECTION IV C.3-5 IV B.3-2 IV B.3-2 SECTION IV B.3-e Appendix H-3 VI.H APPENDIX H (cont) Valves 1. Ball valves installed for "zone control." 2. Quick coupling valves every 100 feet 3. "Pressure regufating type" remote control valves when over 60 psi. 4. Serviceable check valves where elevation differential may cause iow head drainage. 5. "Master control valve" on slopes over 50.000 square feet in area. Pipe 1. .All pipe below grade (18" cover on main. 12" cover on faterais.) 2. PVC mains Cfass 315 (2" or farger or Schedule 40 (1" or smaller). 3. PVC lateral Class 200 (except for '/2"). 4. Labeled or colored pipe to denote reclaimed water use. 5. Sleeves under.rnprovements(S^ at 30": Sch. 40 other than under mads at la cover) j times the line size. 6. Thrust blocks on mains at direction changes. Heads , 1- Pop ups within 10' of pedestrian uses. " re«?orT^"n^r h^'''f "'"^ ^" 25- in horizontal distance less) or IA per hour slooes 25 or orMtt>r\ or Miscellaneous 1. Risers over 12" above grade staked. 2. Controller wire sleeved under improvements. 3. Model Home "Xenscape Model" where applicable. 4. Rain shut oif device. IV B.3-5 fV B.3-6 IV B.3-7 tv c.3-5 IV E.3-2 SECTION IV B.3-3 IV B.3-3 IV B,3-3 IV C.3-5 IV B.3-12 IV 8.3-13 IVB.3-n IV E.3-2 SECTION IV B.3-11 IV B.3-12 IV C.3-1 IV C.3-5 Appendix H-4 fe p P fe P VI.H YES N/A APPENDIX H (cont) CONCRETE / FOUNTAINS 1. Concrete in medfans conform to requirements in Section IV D.4-3. 2. Fountains recycle water. 3. Fountains designed to utilize reclaimed water. SECTION IV D 4-3 IV C.3-6 tv C.3-6 PLAN PREPARER: COMPANY NAME:. DATE: PI P P P P P li P fe P fe m P P Appendix H-5