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HomeMy WebLinkAbout2011-03-16; Planning Commission; ; PCD 10-02|CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAPThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: March 16, 2011 Application complete date: January 24, 2011 Project Planner: Shannon Werneke Project Engineer: Steve Bobbett SUBJECT: PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP - Request for approval of a Planning Commission Determination and Coastal Development Permit to subdivide one parcel, 0.82 acres in size, into three single- family lots, including two adjoining panhandle lots, generally located on the south side of Magnolia Avenue, east of Yvette Way and west of Highland Drive within the Mello II Segment of the Local Coastal Program (LCP) and Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6765 and 6766 APPROVING Planning Commission Determination PCD 10-02 and Coastal Development Permit CDP 10-28 based upon the findings and subject to the conditions contained therein. II.INTRODUCTION The subject proposal involves the subdivision of one lot, 0.82 acres in size, into three single family lots, including two adjoining panhandle lots. Pursuant to CMC Section 21.10.100.B, the request to subdivide a lot into two or more panhandle lots requires approval of a Planning Commission Determination (PCD) by the Planning Commission. The Coastal Development Permit (CDP) application was reviewed for consistency with the Local Coastal Program (LCP) land use policies and implementation standards, General Plan, and the Zoning Ordinance. The PCD application was reviewed for compliance with the Zoning Code. There are no unresolved issues and the staff recommendation for approval with conditions is supported by the following analysis. III. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The 0.82-acre, rectangular-shaped parcel is generally located on the south side of Magnolia Avenue, west of the intersection of Highland Drive and Magnolia Avenue, within the Mello II Segment of the LCP and Local Facilities Management Zone 1. The project is not located within the Appeals Jurisdiction of the coastal zone; therefore, the Planning Commission's decision on the CDP/PCD cannot be appealed to the California Coastal Commission. Site topography consists of a gentle slope (8% gradient) that gradually rises from the southwest corner of the lot (low point) approximately 10 feet to the eastern property line (high point). The northern 1/3 of the site located adjacent to Magnolia Avenue was recently developed with a new manufactured home which was approved with a Coastal Development Permit (CDP 10-18) by o PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16, 2011 PAGE 2 the Planning Commission on September 7, 2010. The remaining southern portion of the lot is unimproved and is presently overgrown with non-native vegetation. With the exception of one, two-story home located adjacent to the southeastern corner of the lot, the subject parcel is bordered on all sides by single-story, single-family residential development, including one home to the east, two homes to the south, and four homes to the west. The existing lot has a Residential Low-Medium Density (RLM) General Plan Land Use designation and is zoned Single-Family Residential (R-l). The surrounding properties to the north, east, south and west also have a General Plan Land Use designation of RLM and are zoned R-l. No homes are proposed as a part of the subject request. Any future homes proposed will require a Coastal Development Permit and approval from the Planning Commission. Proposed Subdivision: The proposed subdivision would create a total of three parcels, with lot sizes of 9,941, 11,136, and 14,556 square feet. Lots 2 and 3 are designed as adjoining panhandle lots, with access proposed via a 20-foot-wide shared private driveway/access easement off of Magnolia Avenue. The shared driveway is located parallel to and setback 8 feet from the western property line. A shared access, utility, and drainage easement for Parcels 2 and 3 will be conditioned to be recorded over the panhandle portion of each of the lots. Access to Lot 1 will continue to be provided via a private driveway off of Magnolia Avenue. Each of the lots has been designed to meet the minimum code requirements with respect to width, depth, and size. Since the proposed subdivision contains four or fewer lots, it is considered to be a Minor Subdivision. As such, the subdivision can be approved administratively by the City Engineer. However, the additional applications associated with the development of the property, a Coastal Development Permit and Planning Commission Determination, require Planning Commission approval. Therefore, the approval of the Minor Subdivision (MS 10-04) filed with the City Engineer is contingent upon the approval of the associated Coastal Development Permit and Planning Commission Determination. Proposed Grading: As discussed above, site topography consists of a gentle slope (8% gradient) that gradually rises from the southwest corner of the lot (low point) approximately 10 feet to the eastern property line (high point). Due to the sloped nature of the site, a minor amount of grading, consisting of a mixture of cut and fill (240 cubic yards, to be balanced on-sitej, is proposed to develop the access driveway, vegetated drainage swale located along the western property line, and to create level building pads for the future development of homes on Parcels 2 and 3. In order to meet drainage requirements and ensure that the proposed subdivision's drainage will be retained and treated on the subject site, a minor fill slope and associated retaining wall up to 3 1/2 feet in height is proposed along the western property line, facing the existing single-story, single-family homes to the west. Walls/Fencing: To provide a visual buffer between the proposed lots and the surrounding residences, a six-foot-tall fence is proposed along the eastern and southern property lines. As discussed above, a retaining wall up to 3 Vz feet in height is proposed along the western property line. In order to screen the headlights associated with future vehicles traveling within the access easement, the wall is proposed to be extended an additional 2 '/> to 3 feet above grade to provide an overall combined retaining wall/privacy wall height of 6 feet as viewed from the properties to the west. In addition, the wall is proposed to have a decorative finish (i.e. split face) with a decorative cap. In conjunction with the installation of the grass-lined swale along the western PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16,2011 PAGES property line, the applicant also proposes to install landscaping adjacent to the wall (i.e. in between the driveway and the wall). This landscaping will provide an additional aesthetic buffer between the proposed driveway and the existing homes to the west. Impact on Coastal Resources: The proposed project entails the subdivision of one lot into three parcels, two of which are panhandle lots. No agricultural activities, sensitive resources, geological instability, flood hazards or coastal access opportunities exist on-site. In addition the development does not obstruct views of the coastline as seen from public lands or public right- of-way nor otherwise damage the visual beauty of the coastal zone. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential Low-Medium Density (RLM) General Plan Land Use designation; B. One-Family Residential (R-l) Zone, including panhandle lot requirements (Chapter 21.10, Zoning Ordinance); C. Mello II Segment of the Local Coastal Program and the Coastal Resource Protection Overlay Zone (Chapter 21.203, Zoning Ordinance); D. Subdivision Ordinance (Title 20, Carlsbad Municipal Code) E. Inclusionary Housing Ordinance (Chapter 21.85, Zoning Ordinance); and F. Growth Management (Chapter 21.90, Zoning Ordinance). The recommendation for approval of this project was developed by analyzing the project's compliance with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in further detail in the sections below. A. General Plan The General Plan Land Use designation for the property is Residential Low-Medium Density (RLM). The RLM designation allows for residential development at a density range of 0-4 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 3.2 du/ac. The project site has a net developable acreage of 0.82 acres. The project's proposed density of 3.65 du/ac is within the RLM density range of 0-4 du/ac; however, it is slightly above the RLM GMCP of 3.2 du/ac which is utilized for the purposes of calculating the City's compliance with Government Code Section 65863. At the GMCP, 2.62 dwelling units would be permitted on this 0.82-acre (net developable) property. Although the project exceeds the GMCP for the RLM General Plan Land Use designation by a fractional unit of 0.38 dwelling units, the General Plan Land Use Element allows the City to approve residential development at a density that exceeds the GMCP for the applicable density range provided the proposed residential development complies with certain findings as discussed below. To exceed the GMCP density and withdraw a fraction of a dwelling unit from the City's "Excess Dwelling Unit Bank" the project must comply with City Council Policy No. 43 (Proposition E "Excess Dwelling" Unit Bank) which sets the criteria for the allocation of excess dwelling units. City Council Policy 43 establishes a list of qualifying residential projects that are eligible for allocation of excess units, as long as the unit allocation does not exceed the Growth Management maximum dwelling unit cap of the applicable quadrant of the City. The northwest quadrant PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16, 2011 PAGE 4 currently has approximately 12,861 existing dwelling units with an additional capacity of 2,509 dwelling units to reach the quadrant dwelling cap. At the GMCP of 3.2 du/ac, the number of units allowed on the property would be 2.62 dwelling units. Pursuant to CMC Section 21.53.230, if the GMCP density for the property results in a unit yield that includes a fractional unit of .5 or greater, the next whole unit may be granted, provided the maximum density (4 du/ac) of the applicable General Land Use designation is not exceeded. Rounding up to the next whole unit, 3 units, results in .38 DUs to be withdrawn from the City's Excess Dwelling Unit Bank, while not exceeding the maximum density of the RLM General Plan Land Use designation. Also, to exceed the GMCP density, the project must be consistent with the following required General Plan findings: 1) that the project will provide sufficient additional public facilities for the density in excess of the control point to ensure that the adequacy of the City's public facilities plans will not be adversely impacted; 2) that there have been sufficient developments approved in the quadrant at densities below the control point so that the approval will not result in exceeding the quadrant limit; and, 3) all necessary public facilities required by the City's Growth Management Program will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with the adopted City standards. The proposed project is consistent with the above required findings in that there have been sufficient developments in the northwest quadrant that have developed at densities below the GMCP such that the allocation of 0.38 dwelling units would not result in exceeding the quadrant limit. In addition, the project is conditioned to pay the appropriate fees to comply with City's Growth Management Program, and the City's public facilities plans will not be adversely impacted as the allocation of 0.38 units has already been analyzed and anticipated within the northwest quadrant. The project complies with all elements of the General Plan as illustrated in Table A below. TABLE A - GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Site is designated for Residential Low-Medium Density (RLM; 0-4 du/ac) with a Growth Management Control Point of 3.2 du/ac. The proposed project density of 3.65 dwelling units per acre (3 dwelling units) falls within the RLM density range of 0-4 du/ac but is slightly above the RLM GMCP of 3.2 du/ac (2.62 dwelling units). This is allowed by the General Plan as discussed in Section "A" above. Yes PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16, 2011 PAGES TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Housing 15% inclusionary housing requirement per Program 3.1. In order to provide a proportionate share of affordable housing, the project is accordingly- conditioned to require the payment of an in-lieu affordable housing fee for 2 units. Yes Public Safety Ensure adequate fire and emergency services. The project meets all applicable Fire Code requirements. An automatic fire sprinkler system will be required for any future dwelling units and the property is located within a five-minute response time from Fire Station Nos. 1 and 3. Yes Open Space & Conservation Minimize environmental impacts to sensitive resources within the City. Utilize Best Management Practices for control of storm water and to protect water quality. The project does not impact any sensitive resources. The project is conditioned to conform to all NPDES requirements. Yes Noise Comply with the residential exterior noise standard of 60dB(A) CNEL in private and common recreation areas and interior noise standard of 45 dB(A). As the proposed project involves less than five (5) dwelling units, a noise study was not required for the project. However, the exterior and interior noise standards still apply. Given the anticipated orientation of the residential units and location between existing units, the exterior and interior noise standards will be met. Yes PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16, 2011 PAGE 6 TABLE A - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT Circulation USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Require new development to construct roadway improvements needed to serve the proposed development. PROPOSED USES & IMPROVEMENTS The Minor Subdivision (MS 10-04) associated with this application has been conditioned to meet the applicable roadway/access easement requirements. COMPLY? Yes B. One-Family Residential (R-l) Zone The Zoning designation for the project site is One-Family Residential (R-l). The Local Coastal Program requires review to ensure that the proposed lots are consistent with all required R-l Zone standards. In addition, pursuant to CMC Section 21.10.100.B, the request to subdivide a lot which proposes two or more panhandle lots requires approval by the Planning Commission. As demonstrated in Table B below, the project complies with all of the R-l Zone development standards, including the panhandle lot provisions. TABLE B - R-l ZONE STANDARDS (INLCUDING PANHANDLE LOTS) STANDARD Lot Size Lot Width Panhandle "Stem" Frontage Width for Two Adjoining Lots Panhandle "Stem" Length for Two Adjoining Lots Improved Driveway Width within Adjoining Panhandle Lots Front Yard Setback Side Yard Setback Rear Yard Setback REQUIRED Standard lot: 7,500 sq. ft. Panhandle lot: 8,000 sq. ft. (buildable portion) 60' (if < 10,000 sq.ft.) 15 '(minimum) 200'(maximum) 20'(minimum) 20' 10% lot width (5' minimum, 10'maximum) 2 x side yard PROPOSED Lot 1: 9,941 sq.ft. Panhandle Lot: Lot 2: 8,359 sq.ft. Lot 3: 11, 402 sq.ft. Lotl: 90.94' Lot 2: 89.24' Lot 3: 90.83' Lot 2: 15' Lot 3: 15' Lot 2: 108.49' Lot 3: 197.75' 20' Lot 1 : 20' Lot 2: 20' Lot 3: 20' Lot 1: 9.1' Lot 2: 8.92' Lot 3: 9.08' Lotl: 18.2' Lot 2: 17.84' Lot 3: 18.16' PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16, 2011 PAGE? TABLE B - R-l ZONE STANDARDS (INCLUDING PANHANDLE LOTS) CONTINUED STANDARD | REQUIRED I PROPOSED Lot Coverage 40%Lot 1: 2.4% Lots 2 & 3: will not exceed 40% when CDP applications are processed for future homes. Parking Standard lot: two-car garage Panhandle lot: Three non-tandem spaces Lot 1: three-car garage Panhandle Lots: Lots 2 & 3: Although homes are not proposed with this application, sufficient area exists to meet this requirement. Drainage for Panhandle Lots Project drainage shall be channeled down the private access to a public street or special drainage means must be provided to the satisfaction of the City Engineer. Drainage is designed to meet Engineering Department specifications. A vegetated swale along the western property line is proposed to treat the storm water runoff prior to entering the public storm drain system. Requirements for Inclusion of Panhandle Lots 1. The property cannot be served adequately with a public street without panhandle lots due to unfavorable conditions resulting from unusual topography, surrounding land development, or lot configuration; and 1. Due to the narrow configuration (120.54' wide) and considerable depth (288.59') of the existing lot as well as the fact that it is surrounded by existing subdivided and developed properties, the subdivision of the property into three lots, as the General Plan allows, is feasible only if two panhandle lots are proposed. PCD 10-02/CDP 10-28 March 16,2011 PAGES 1369 MAGNOLIA AVENUE PARCEL MAP TABLE B - R-l ZONE STANDARDS (INCLUDING PANHANDLE LOTS) CONTINUED STANDARD | REQUIRED | PROPOSED Requirements for Inclusion of Panhandle Lots, Continued 2. The panhandle lots will not preclude or adversely affect the ability to provide full public street access to other properties within the same block of the subject property. 2. The "stem" or shared driveway/ private road easement portion of each lot is within the boundaries of the subject property and extends completely to Magnolia Avenue as required by Section 21.10.100 of the Carlsbad Municipal Code. In addition, the proposed panhandle lots do not include access easements that are located on adjacent properties and all adjacent properties currently have access to a public street. C. Mello II Segment of the Local Coastal Program and the Coastal Resource Protection Overlay Zone The project site is located within the Mello II Segment of the Local Coastal Program (LCP). The site is not located within the appeal area of the Coastal Zone; however, the site is located within the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) of the Carlsbad Municipal Code. The project's compliance with the LCP and the Coastal Resources Protection Overlay Zone is discussed below. 1. Mello II Segment of the Local Coastal Program The project includes the subdivision of one lot into three parcels in a developed area designated for single family development. The subject site has an LCP Land Use designation of RLM (Residential Low-Medium Density, 0-4 dwelling units per acre), which allows for 3.2 dwelling units per acre (du/ac) at the Growth Management Control Point. The project site has a net developable acreage of 0.82 acres. The project's proposed density of 3.65 du/ac is within the RLM density range of 0-4 du/ac; however, it is slightly above the RLM GMCP of 3.2 du/ac. At the GMCP, 2.62 dwelling units would be permitted on this 0.82-acre (net developable) property. Although the project exceeds the GMCP for the RLM General Plan Land Use designation by a fractional unit allocation of 0.38 dwelling units, the General Plan Land Use Element allows the City to approve residential development at a density that exceeds the GMCP for the applicable density range provided the proposed residential development complies with certain findings. As previously-discussed in the Section IV.A above ("General Plan"), the proposed project complies with the required findings; therefore, the project is consistent with the RLM Land Use designation. PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16, 2011 PAGE 9 The proposed subdivision would be consistent with the surrounding single-family neighborhood since the proposed lot sizes, ranging from 9,941-14,556 square feet (gross), are compatible with the surrounding lot sizes which predominantly range from 7,500- 10,000 square feet. In addition, the grading for the building pads for Parcels 2 and 3 has been minimized to the maximum extent feasible and a combination of fencing and landscaping is proposed to provide a buffer between the proposed development and the existing homes. As no structures are proposed, the proposed subdivision does not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. In addition, the property is not located in an area of known geologic instability or flood hazard. As the property is not located adjacent to the coastline, no public opportunities for coastal shoreline access are available from the subject site nor is the site suited for water-oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. No development is proposed in areas of steep slopes (> 25% gradient) and no native vegetation is located on the subject property. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Minor Subdivision (MS 10-04) and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance (Title 20). The Land Development Engineering Division will take action on the Minor Subdivision subsequent to the Planning Commission's action on the Coastal Development Permit and Planning Commission Determination. The project has been accordingly-conditioned to install all infrastructure improvements concurrent with the development. In addition, the proposed building setbacks will allow for adequate air circulation and the opportunity for passive heating and cooling. E. Inclusionary Housing Ordinance For all residential development less than seven units, the inclusionary requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. As there is one existing home on the project site, the project has been conditioned to pay the appropriate fee prior to recordation of the final map for the additional two dwelling units. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project and its compliance with the adopted performance standards are summarized in Table C below. PCD 10-02/CDP 10-28 - 1369 MAGNOLIA AVENUE PARCEL MAP March 16, 2011 PAGE 10 TABLE C - GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS 6.95 sq. ft. 3.71 sq.ft. 2EDUs 0.01 acre 1 CFS, Basin B 20 ADT Station No. 1 or 3 Not Applicable Carlsbad Unified (E=0.68/M=0.2368/HS = 0.2064) 2EDUs 440 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes N/A Yes Yes Yes The project proposes 3 dwelling units whereas the maximum unit yield at the GMCP of the 0.82- acre property at the RLM General Plan Land Use designation is 2.62 dwelling units. Consistent with the General Plan and Policy No. 43, 0.38 DUs will be allocated from the City's Excess Dwelling Unit Bank. V.ENVIRONMENTAL REVIEW The Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment. Therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to Section 15315, Minor Land Divisions, of the California Environmental Quality Act (CEQA) Guidelines. In light of the above, a Notice of Exemption will be filed by the Planning Director upon project approval. ATTACHMENTS: 1. Planning Commission Resolution No. 6765 (PCD) 2. Planning Commission Resolution No. 6766 (CDP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impacts Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Full Size Exhibits "A" - "J" dated March 16, 2011 SITEMAP NOT TO SCALE 1369 Magnolia Avenue Parcel Map PCD 10-02/CDP 10-28 BACKGROUND DATA SHEET CASE NO: PCD 10-02/CDP 10-28 CASE NAME: 1369 MAGNOLIA AVENUE PARCEL MAP APPLICANT: Santa Rita Investment Company. Inc. REQUEST AND LOCATION: Request for approval of a Coastal Development Permit and Planning Commission Determination to subdivide one parcel, 0.82 acres in size, into three single-family lots, including two adjoining panhandle lots, generally located on the south side of Magnolia Avenue, east of Yvette Way and west of Highland Drive, within the Mello II Segment of the Local Coastal Program (LCP) and Local Facilities Management Zone 1. LEGAL DESCRIPTION: That portion of Tract 241 of the Thum lands, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 1681, filed in the Office of the County Recorder of San Diego County. December 9, 1915. APN: 205-280-16 Acres: 0.82 Proposed No. of Lots/Units: 3 Lots GENERAL PLAN AND ZONING Existing Land Use Designation: RLM- Residential Low-Medium Density Proposed Land Use Designation: N/A Density Allowed: 0-4 du/ac Density Proposed: 3.65 du/ac Existing Zone: R-l Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: General Plan Current Land Use Site R-l RLM Single-Family North R-l RLM Single-Family South R-l RLM Single-Family East R-l-10,000 RLM Single-Family West R-l RLM Single-Family LOCAL COASTAL PROGRAM Coastal Zone: [x] Yes I I No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: | | Yes 1X1 No Coastal Development Permit: 1X1 Yes I I No Local Coastal Program Amendment: I I Yes [X] No Existing LCP Land Use Designation: RLM Proposed LCP Land Use Designation: N/A Existing LCP Zone: R-l Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 2 EDU ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, 15315, Minor Land Divisions Negative Declaration, issued_ Certified Environmental Impact Report, dated_ Other Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: 1369 Magnolia Avenue Parcel Map - PCD 10-02/CDP 10-28 LOCAL FACILITY MANAGEMENT ZONE: I GENERAL PLAN: RLM ZONING: R-l (One-Family Residential) DEVELOPER'S NAME: Bill Cavanaugh, Santa Rita Investment Company, Inc. ADDRESS: PO Box 235709, Encinitas, CA 92023 PHONE NO.: (619)507-2727 ASSESSOR'S PARCEL NO.: 205-280-16 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 0.82 acres ESTIMATED COMPLETION DATE: Unknown A. City Administrative Facilities: Demand in Square Footage = 6.95 B. Library: Demand in Square Footage = 3.71 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 2 EDU D. Park: Demand in Acreage = .01 E. Drainage: Demand in CFS = 1_ Identify Drainage Basin = "B" (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 20 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = No. 1 and 3 H. Open Space: Acreage Provided = N/A I. Schools: Carlsbad Unified (Demands to be determined by staff) J. Sewer: Demands in EDU 2 K. Water: Demand in GPD = 440 L. The project requires an allocation of 0.38 units from the City's Excess Dwelling Unit Bank. DISCLOSURE Development Services ' STATEMENT Planning Department CITY OF p A /A\ 1635 Faraday Avenue TAR I ^RAH * ' (760)602-4610V-./-U \ l—Jur^l-X www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1 . APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person WU^Cuw (V/qna>*tv Coro/Part Ik^L ft i Title _ _ Title (pt/lUM*** H- f-k-U, Address Qok <a3f'?O0l _ Address fo I "R 4v^ . f - * Ir £Htv**4-7 OV ^"V) Cfff*>*.&<£o2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person _ Corp/Part G*A\V»r^c» rA. frW-k f/ft^M-HTitle _ Title Address _ Address /r> | "(L /4W. -f»»U cA _ lsy/<P P-1{A) Page 1 of 2 Revised 04/09 3, NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust. list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title Address Address 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes [y-fNo If yes, please indicate person(s):. NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. /STtJn&ure of owner/date Signature of lapplicarit/da/e C7 Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1 (A) Page 2 of 2 Revised CM/09 1369 MAGNOLIA AVENUE PROPOSED TENTATIVE PARCEL MAP PCD-IO-OZCDP 10-21 MS-V-M 3 5 ' — X.OO' i ' . 3 "1g" tft-- "TSf** «lfor«>~--KK-- 5 5 > EXIST. BLDG f1 -tRLCL_^— 1 ^ — flWS J- IM£* SWWCf fO> *•-£• JUL»1f8uzr<« "| s ' r--- 1 ' 1 ». D Exisrwc PO? COP 10- tf ^| — "a'Htf''|r J %55««^9/yr i* ia —i fT=J57.00 ,- L- iC«Jww0 fi*£>=J54.J3 S [S J- m^ ^ I* 'i aFT n . /N «( '* a.1 — T-D ~» ^ |j i a. ^J y^Tf^TTMX iffCT I - •^^ — di- - -"B3?- — <-V- 7^, ^ KG^ 205-280-17 tf* f sac woo Twrt -^ S i pa 2 L1 GROSS 4RW-H IJ6 Sf/ «TT MO-8J55 Sfp-10=l55i3 1 S ^ Bon-Two CiT -4? 1 ? I 's .ditX-r^rfJ"" 'ttT'"" ' ^'Srs!TwiH«<OT5i'»> | If- -^4==*=,- Ul^^-5-^"s^!SV^^ *H? ==* • ' JsT ^SF^" Sf S ACCESS. uiMr. * ^? raf 4-1 .' / fKMwr fiw ror ^-- ._ i , LjEfc*-* j MS,MC *»«*«/ j'isr E»sr. BIOS 1 — ^t 1 — ^/- 1 205-280-68 / 6' SP11 r«CE **tl / »/ KCOWJW W ftfj .tiS vJ\f^p T^ r^.V-^ EX/ST. 0LDG £»ST. 6LDG S 1 r*ftMV- pr, ,IS 1 "*"^ ^'» 1 GffOSS AREA* 14 556 Sfp 1 W£7 AREAsi 1.4Q2 Sr1^ 1 W=156.33 I1 ll * I J _,HT— 1 -• r-^6 ibisaMs f«i- § —^SVi; —?n '-ST'- „ 205-280-67 i «-(] EXIST. BIOS 3>/j joi-aj s jos rjr' 1 11 ' SivV "2 \ oroiwc s ^ HE* 5' SOI 0 GENERAL INFORM AWN: ASESSW3 P«CE[ MWCT ?05-JKi-i«IXISTIM; .-we w-i-^stcfJOSnwG 1AM3 USE SHO£ fu/tr K3XN1M PfiOPOSEO tAM) USE SHOE f<wir RfSiOEND*. fJOSfWC OWB« Pt*« DESICNA1W «U f WOPOSEP HWffiEB Of R£SCf«n« lOTS J A WOtflRfD SCIBAOCS- 5£E SEJB'CT '»BL£ fTMS Sf€f]^ EtRTHtaitK 1*0 C.r. Cl/f / flu flJiWCID jCB°jj scHoa asmrci c*ase« owto scwa wsnwc g EXIS SEIW Simc7 orr ff*oMsa£* "^ °S™<N *if «ACE Mt r m*mc Jo *0' (TO *or PCS oiituwG o»«VS/TY J.6S DHE1UNC W*fS PES ACM\ PUtKtK SP'CCS BfDWWO: S SPACES PIUS 6 CUTSI SPACES1 POMStf "MTEff Oftl*»C: !.«50 CPO Sf«€R CEU'iNO: J ECU row SIfE HCKtS (tff/WOSSJ 060 .tCKTS / 0« *CWS_ [oi *«r* *r/«oss m i • SMJ sr / a&t sr V fUJNj 4000 STPCLJ4J PQJ= Ji.407 ST / 14.556 ST f JOPOWAPWC SOURCE nCLD SURVEY PffOPtfD ST1 ^ CJE wrro. jjirwoe *«) J to O7V Of CAfilSBAO 70PO flE^~^ i tof IMOIMS fso* i«j pa i-so><'.pa 2*ea3*'pti >« ^ -VMS f*ft£C7 Sfff E Ot/ISW Thf laO-*T*fl 1000 PU* 1 " t£SAL DESCRIPTION: THAI POSnOX Of 7R4CT 2*1 Of THt !WOW (AMDS. IN• THE an or CMLSBU. COUNTY or s*w BECO SMIF »" f- C«TOfiff^ HCCOBDWC TO UW TCflEOf WO. SSJ. HIID3 w w ofrw of nff COUVTT WCOROEC or s*w wco P) c-v COUwrr, DfCWK* 9. I9IS |S PROPERTY ADDRESS: CMLS8M. Ct S2QOS ASSESSOR'S PARCEL NUMBER: ^*wfsaa>m«n*x SETBACK TABLE 1 PCL fKVKI LEFJ KKK! REAR 1 10' 8.9? W I7.M' Z%£%£"frZ*b>^ REFERENCE DRAWINGS: EARTHWORK: On OF CAftS8*C ORIHOPH070 UH> ^96-5 BAK CU7 - 240 C1 f«-10. SHEEf 1 V 2 HAW flL - }40 C1 164-S. SWE7 2 OF 5 £*7W' " ° Cr GENERAL NOTES: i WE P1077WG AM) *fiCHI7FC7l«E fOS PAffCEl 1 IS SUBfd TO A SEPTATE WM' APPUCA7W; CW 10- IS 2. W ROTWIG *W ARCM7ECWT fOB PAPCELS } UD J «.(. BE_ _. _ „ suarcr ro* fuTuRE coAsr« DEffiOP«ENrPEB*«7 *PPIO«». IS/. 6LUO i nRE SPWNWEfiS ARE HEOWRfD FOR PAfiCEtS J AW J FIRE DEPT. NOTES: 1 WE [HOHTK OF HOW 5HM1 PROMDE 1*7 STAMPED P1ANS CrRTDWC^T THE DBWIBY5 ARE CAPAO£ Of SUPPORTING FIRE DOT. *waES. 2. WE SURfACf OF Ail FIRE OEP7 ACCESS ffOUTFS SWAQ BE Of W -All IIEAMff' SURFACE UATEBA1, DCSCWD 70 CARRr A UMUW llflCWT OF '5.000 POUNDS PEfi A«E "PWr G/l4PfflC SC«£ CUBS i GUTTER ^nf.'f'—J SECTION A—A EXISTING MAGNOLIA AVENUE PC* CS-I rVPOl. DRIVEWAY SECTION B-B PROPOSED 3' VEGETATED SWALE VICINITY MAP OWNER:SAVW an Mifs W7 auRtvc ggs^BEas^ Q SOtZJiTMroawus. w B«7j P«Wf: (619}-W~272 CIVIL ENGINEER: BMO# CUGKCKtKi «C. 265T W*«LU 1*W ESCWOCa « 9?0?S-74«PHOW: (7MJ-7«-«l7 «t- (?60;-7'J-'?I7 LEGEND LO! LIHf EWSTNC st PMPOSfD B' SCKK tlUH PER S-S — ' • PROPOSED SttfR IMMWLE ?& S-7 ' O PMPOSEP 4' SCHtft WffiBAt PER S-IJ — * • PROPOSED UMIER RUE wff PEP. «-I6 * * -1 PROPOSED IWSR «ETER SO* * • -" ENGINEER OF ITORK: BARGERENONEERING PM; (7«0) J«)-«1J - FMt (ISO) 713-4217 ENGINEER OF WORK I. BARGtR R.C.H.: 343' CITY APPBOVED CHANGES LOCATION: »95TH_SI ABBREVIATIONS: fKE WWacwiw conrF Sf »ER OEAMXI7 TOP OF CMSTOP OF RAUNC S^S, PRIVATE COMTBACT CnYOFOWLGBAO eestMQNQLHAieiic fflOPOSS3 TBITATNE PAKB. MAP ENfiiNEEB OF w&fik PROPOSED CONCEPTUAL GRADING 1369 MAGNOLIA AVENUE TENTATIVE PARCEL MAP PROPOSED PRIVATE DRIVE & WALL [t »• «ccr& ururr M>E*iw*y ^"10" i 20' PROPOSED LOT SECTIONS 1369 MAGNOLIA AVENUE TENTATIVE PARCEL MAP PCD-10-02, CDP10-28, MS-W-04 100 90 80 70 60 50 40 ,+50 40 SECTION C-C NORTH BUILDING ELEVATION (LOOKING SOUTH) SCALE: 1'= 10' GRAPHIC SCALES SO' IHX. MECMT UWJ _ o «*w* snr wen ?c ewtwe snr wflcn J 2+50 2+00 1+50 SECTION D-D WEST BUILDING ELEVATION (LOOKING EAST) SCALE: /'= 10' GRAPHIC SCALES BARGER ENGINEERING MS' CIAKLU LANE . tSCOHOOO - CA - »20»PM; (7KJ) J»3-«J1T - f«JC (740) 743-1?!? ENGINEER OF WO1 J. MBGER B.C.E.: CITY APPROVtD t BBJCH MARK P1IOH: SET 2.5' DISK l> H SPE CUPS Of CARIS8AO PRIVATE CONTRACT fflOPOSED IBtTAME PARCEL MAP UJFDRNIA COORDINATE INDEX: xxx-xxxx 1369 MAGNOLIA AVENUE PROPOSED CONCEPTUAL LANDSCAPING APN NO. 205-180-16-00 PCD-10-02, CDP10-28, MS-10-04 GENERAL NOTES THE FOLLOWING GENERAL NOTES ARE PROVIDED BY THE LANDSCAPE ARCHTTECTTO GIVE DIRECTIONS TO THE CONTRACTOR. THE CITY ENGINEER'S SIGNATURE ON THESE PLANS DO£S NOT CONSTITUTE APPROVAL OF ANY OF THESE NOTESAND THE CITY WILL NOT BE RESPONSIBLE FOR THEIR ENFORCEMENT. RESENTATIVE THAT THESE PLANS ARE BASED ON GRADING PLANS BY OTHERS THESE PLANS ARE BASED ON IMPROVEMENT PLANS BY OTt THE CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE PRIOR TO BEGINNING THEWORK AND SHALL BE RESPONSIBLE FOR COORDINATING WITH THE OWNER. LANDSCAPEARCHITECT, GOVERNING AGENCIES AND OTHER TRADES. THE CONTRACTOR SHAU. NOTIFY THE LANDSCAPE ARCHITECT IMMEDIATELY OF ANY ERRORS, OMISSIONS OR DISCREPANCIES IN EXISTING CONDITIONS OR WTTHIN THE PLANS PRIOR TO BEGINNING THE WORK, UNIT PRICE FOR ALL IMPROVEMENTS SHALL BE ESTABLISHED AS A PART OF THE CONTRACT WITH THE PROJECT OWNER AND PRIOR TO BEGINNING WORK. TO ACCOMPLISH ADDITIONS AND/OR DELETIONS OF MATERIAL AND LABOR. SITE OBSERVATIONS BY THE LANDSCAPE ARCHITECT DURING ANY PHASE OP THIS PROJECT DOES NOT RELIEVE THE CONTRACTOR OF HIS PRIMARY RESPONSIBILITY TO PEFJFORM ALL WORKIN ACCORDANCE WITH THE PLANS, SPECIFICATIONS AND GOVERNING CODES SITE OBSERVATION MEETINGS SHALL INCLUDE:PRE-CONSTRUCTION MEETINGFINAL GRADINGSELECTION OF PLANT MATERIALIRRIGATIONPLANTINGAPPROVAL TO BEGIN ESTABLISHMENT PERIODACCEPTANCE OF ESTABLISHMENT PERIODNOTE: -LANDSCAPE- SHALL REFER TO ALL IMPROVEMENTS WITHN THIS SETOF DOCUMENTS THAT HAVE BEEN DESIGNED BY THIS OFFICE. CONTRACTOR SHALL BE BACK CHARGED FOR OWNERS OR AGENTS TIMEWHEN OBSERVATIONS ARE CALLED FOR AND ITS FOUND THAT THE WORK ISNOT SIGNIFICANTLY READY UPON OBSERVATION OR APPOINTMENT IS NOT KEPT. TIME WILL BE CHARGED ON AN HOURLY BASIS. PLUS TRANSPORTATION,FOOD AND LODGING COSTS. AT A CURRENT HOURLY RATE FOR THEPERSONNEL PROVIDtNG THE OBSERVATIONS. THIS FIRM DOES NOT PRACTICE OR CONSULT IN THE HELD OF SAFETYENGINEERING. THIS FIRM DOES NOT DIRECT THE CONTRACTORS OPERATIONSAND IS NOT RESPONSIBLE FOR THE SAFETY OF PERSONNEL OTHER THAN OUROWN ON SITE. THE SAFETY OF OTHERS IS THE RESPONSIBILITY OF THECONTRACTOR. THE CONTRACTOR SHALL NOTIFY THE OWNER IF HE OR SHECONSIDERS ANY OF THE RECOMMENDED ACTIONS PRESENTED HEREINTOBE UNSAFE. ALL LANDSCAPE AREAS WILL BE PRIVATELY MAINTAINED BY EACH PRIVATE LOT OWNER. SHEET INDEX SHEET DESCRIPTION COVER SHEET LANDSCAPE PLANTING PLAN LANDSCAPE IRRIGATION PLAN LANDSCAPE PLANTING DETAILS * SPECIFICATIONS LANDSCAPE IRRIGATION DETAILS LANDSCAPE IRRIGATION SPECIFICATIONS EROSION NOTES EROSION NOTES (CONT) A. STANDARD 1- COVER CR&FVRBNFORCED STRAW MATTING' COVER CROP SHALL BE A SEED MX TYPICALLY MADE UP OF QUICK GERtflNATWG AND FAST COVERING GRASSES, CLOVERS, AND/OR WUJ FLOWERS. SUBMIT THE SPECIFIC SEED MK FOR CfTYAPPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPUED AT A RATE AND MANNER SUFFICENT TO PROVDE 90% COVERAGE WITKN THIRTY (301DAVS. TYPE OF RHNFORCEO STRAW MATTWG SHALL BE APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REWTOPXED STRAW MATTWG SHALl 6E HEOUREO WHEN PLANTING OCCURS BETWKN AUGUSTS AND APRII& THE COVER CHOP OKVOR REINFORCED STRAW WAT SHM1 BE USED THEREMAINDER OF THE YEAR. B. STANDARD 2- GROUND COVER ONE HUNDRED (100*) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTEHJSTICS (PLANTED FROM A UMMUM SIZE OF FLATTED WATERWt AND SPACED TO PROVCE FULL COVERAGE WTTHIN ONE YEAR). HUM OF 2 -3* HCH UNERS) SHALL 2 SlOPESfcJOFSTEEPERAND; A y OR LESS W VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUfiE AT A MINIMUM STANDARD 1. B. r TO 81 N VERTICAL HEIGHT REQUIRE STANDARDS U.AN03. C, M EXCESS 0-fflN VERTICAL HEIGHT REQUKE STANDARDS 1Z3.AND4. •H TEMPORARY KRIGATION WHEN THEY HAVE ONE ». SHEET GRADED PADS HOT SCHEDULED EOR WPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. J. A POTENTIAL EROSJONPHOBLEMASDETERWNED BY THE CITY. 1369 MAGNOLIA AVENUE PROPOSED CONCEPTUAL LANDSCAPING PCD-10-02, CDP10-28, MS-10-04 R0NFORCED STRAW MATS (SC150 MANUFACTURER: NORTH AMERICAN GREEN (BOO) 473-1965 OR CTTY APPROVED EQUAL) MUST BE INSTALLED ON ALL SLOPES 1:3 OR GREATER xiccrss, DRAINAGE EASEUENJ IN FAVOR OF PAR 3 / nRAIWCE EASO&tf ^~~-,r ..r ^_^X^ fi*rfn*D V ^.s-*^ ... —-—i • — —"— -f*r^ — — — — — — — — ^ w^_ — _-i_^___ — ^-^i _ — _ 1369 MAGNOLIA AVENUE PROPOSED CONCEPTUAL LANDSCAPING fmutarwuHiHH IRRIGATION LEGEND: IRRIGATION LEGEND: (CON7) SVM. MANUFACTURER MQEL NUMBER DESCRIPTION QfTAtl iW UAtHAAClUttR MODEL NUMBER DESCRIPTION DETAIL ®»O FCBCQ B25YA SERIES W/ WYE STRAINER REDUCED PRESSURE BACKFLOW PREVENTER L-3/ C W1P SYSTEM: RUN Y2~ PVC UNDERGROUND TO OUTLYING AREAS WILKINS 500 YSBR PRESSURE REDUCING VALVE AS REQUIRED RUN V{ POLY TO INDIVIDUAL PLANTS' ATTACH TO SOIL SURFACES HO SYU. STRONG BOX SMOOTH TOUCH STAINLESS B.F.P. ENCLOSURE SITE AS REQUIRED -3/ G W7H JUTE STAPLES. © HAMMOND 8BD1 SERIES BALL VALVE. LINE SIZED IN A VALVE BOX -J/ C USE: 0) **«B«0 XP-20 EMITTERS Q ! GALLON PLANTS 00 SUPERIOR 3100 (if) MASTER SHUTOFF VALVE (NORMALLY OPEN) -3/ f (2) ~ ' ' ' 5 ' ' 9 HUNTER PGV SERIES IRRIGATION VALVE: PRESSURE REDUCING -J/ D (3) " ' ' " 15 ' " ^ HUNTER OCV-lOQ QUICK COUPLER VALVE, ?"-S/Zf TYP. INSTALLED -J/ f 0) " XP-W " ' COLOR PrtP/Pf PVC CL. 200 LATERAL LINE (DASHED'DRIP TUBING} ' UIN. DEPTH \/AI 1/C r.AI / Dl IT- PWf 1-1/4' PVC SCH. 40 PSfSSWC IUJHUHC 6' UM. KPtH — U1KRIG* ~— 2XPIP[ 0" PVC SCH 40 IRRIGATION SifflC -^ mK**Ka SLOPESSh© Hu«;ir« SK-ICO R£uojf cmma. oncE (i sn. Btmav OPP.) i-j/o i — #n EOUIVAI£I\I — « — 1 ^ ««aa / ™S KM i / t /l / / n : « 0 y— -y -y y-1 LI 1 - -1 — 1 1 1^7 V EXISTING PER COP 10-18 — . PCL 1 <n is" UMtJHC M IHS LQCtlXM "• - MS1IU * UK SOtD BiU. MLI£ * J ' /v MMi 1 p^ |. |>..| \^ 1=== -^ 1 P /f1 r/^- 1 rr" x: ENQNEEX OF WORK. M51 CUWCUI LUC - E5CENOOO - C* - W035 GRAPHIC SCALE ^. ™ 1 /- T_ _ _^_ _ J _ vJpA 1 !i ', PCL 2 \l i i J , i' 1 ',' 'h |< ! 1 1 j ' i1 ' 1 ' 1 Ii J • p /; '/ ^T"*1 'rAL f.'Y \Nv PXL ! ^^ ACCESS, UTIim. 4 -^ "^^S*- 1 / IN FAVOR OF PAR J \ / <¥*- 1 N ACCESS, unun, & ^^ r'L 1 / nRAINAGF FASEMENJ ^~-~_ / _ J_ _ -. _ 1 rmarT' 1 - ENGINEER OF WORK x^f^^s. CflT APPfiOVtO CHANGES f^flM STEVEM 1. BARGER R.Ci: 3*318 ^^^^^^^ riON HEADS AND ROTORS ON IRRIGA TION WORST CASE SCENARIO: Mil BE PER DRAWING OR 35 P.S.I. PRESSURE LOSS ON FURTHEST IT CHECK VALVE. HEAD IN IRRIGATION ZONE A. PCL 3 l p 1 ' ' PFBVATE COMTHACT J369UAGNCUAAV&VE LANDSCAPE mOAWN PLAN BBKH UAfK r.,™..,. rM « ,..^v. - MSTD,BT,flU. SET 2.S' DISK IN NORTH C JHH FACF OF j . .fj^fff ft ^f,- , LOClnn«- NORTH 5IOE CURB CF C*BLSBAQ VILLAGE OR1«. 0 1 Ml SIUIN J UUHiTI! fl P T H.1H RECORD FROM: q#?-IH PROJECT ENGINEERS MAM& BARGER ENGINEERINGPHONE NO.: (760)743-4217 1369 MAGNOLIA AVENUE PROPOSED CONCEPTUAL LANDSCAPING PCD-10-02, CDP10-28, MS-10-04 ONE LDDGEPOLE PINE STAKE ON WINDWARD SIDE OF TREE Off ON OPPOSITE SIDE. H THE TRUNK OR SHRUB DETAIL LANDSCAPE PLANTING SPECIFICATIONS PROVfflE LABOR. MATERIALS, TOOLS. PERMITS. TAXES AND AU OTHER COSTS CONSIDERED AS NECESSARY TO COMPLETE PLANTING WORK AS INDICATED AM3SPECIFIED WITHIN THESE PtANS THE INSTALLATISHALL BE COMPLETE IN EVERY RESPECT TO THE SATISFACTION OFTHE OWNER. THE CONTRACTORSCALIFORNIA. FOR T> THE CONTRACTOR iINSURANCE TO CQV JLD THERE BE ANY UNKNOWN R DISCREPANCIES FOUND ON THE SHE (IMMEDIATELY en NO DISCREPANCIES TC SENTATTVE IF NOTIFICATION IS NOT SSUME FULL RESPONSIBILITY FDR TING FIMSH GRADES PRIOR TO .RAOES CHANGED DURING THE COURSE , OR INTENDED CONTOURS WHERE LOCATE, 0 K HELD. ALL SPECIFIES LLMMEDMTEIOF THE CONTRACT THE ClED WO PURCHASE OR HA1G PRE-SELECTED PLANT MATEHIA1-THE SITE SHALL BE KEPT CLEAN AND FREE OF EXCESS EQUPMEMT. MATERIALS. ANDRUBBISH WdDENTAL TO THE WORK DURJNG THE CONSTRUCTION AMDMAINTENANCE PERIOD.THE OWNERS REPRESENTATIVE SHAU. HAVE THE RIGHT TO MAKE MINOR CHWOESIN THE PLANTING DESIGN AND INSTALLATION AT NO ADDITIONAL CHARGE.PRIOR TO EXCAVATION FOR PLANTING. OR PLACING Of STAKES; LOCATE UTimES,ELECTRICAL CABLES, CONDUITS. SPRINKLER (.RES. HEADS. VALVES. ANO VALVECONTROL WWE3. SO THAT PROPER PRECAUTIONS MAY BE TAKEN NOTTO DAMAOESJCH IMPROVEMENTS. IN THEEVENTOF A CONFLICT BETWEEN SUCH UNES ANDPLANT LOCATIONS. PROMPTLY NOTIFY THE LANDSCAPE ARCHITECT TO ARRANGEfOR RELOCATION OF ONE OH THE OTHER FAILURE TO FOLLOW THIS PfPLACES THE RESPOKBIBUTY OH THE CONTRACTOR FOR MAMNQ REPAIRS A'EXPENSE FOR DAMAGES RESULTING FROM WORK MEREUhGERNOTIFY THE ARCHTECT H WRITING OF SOIL OR DRAINAGE CONDITIONSENCOUNTERED DURING PLANTING OPERATIONS WHCH ARE DETRIMENTAL TCGROWTH OF PLANT MATERIAL REPORT FOR ON SITE SOL ANO ON S3VIDE SOI TESTS, AMENDMENTS HE RECOMMENDATIONS OF SOA >£ MATERIALS OF BEST QUALITY OBTAINABLE WHICH COMPLY \ JOTEMNSTAlLr MULCH LAYER PRIOR TO GROUNDCOVER /^ GROUNPCOVER DETAIL <Y. VIGOROUS. NORMALHA8n;*REE OF ANT DISEASE, SUN SCALDS. BROKEN R3ID OTHER DISFIGUREMENTS. QLUiJTY IN WITH THESE ''LANTSAND SPECIFICATIONS SHAU. BE DETERM*eD BT TH iCTED FOR COMMERCIALLY AVAJLABL6 NURSERY SYSTEM SHALL FILL THE CONTAINER BUT NOT BE ROOT BOUND SUE IN ACCORDANCE WITH THESE SPECIFICATIONS SHAH BE DeTERMlNED BY THE OWNER'S REPRESENTATlve.REJECTION OH SUBSTITUTION: THE SITE IMMEDIATELY AND RE OWKER SUBSTITUTIONS SHAU CONSENT S RECEIVED FROM TPROTECTION HANDLE ANO STCSUN WIKJ AND OTHER INJURI1 BE CAUSE FOR REJECTION EVE QUANTITIES CIRCtES DOTS. O PLANS ARE THE AUTHORITY T OUANTinES PROVIDED. QUAN* APPROXIMATE AND ARE ONLY »O*CONTRACTOR PLANT SYMBOLS Al PRECEDENCE OVER PLANT QUAN1IMFOHU OWNER IMMEDIATELY OF.QUANTmES ANO SYMBOLS SHOWN. LCH.TOP DRESS KELLOGG-S 'GHOWMULCK OH EQUAL. _..T)OM BLACKTRE GAtWWWED W»E OK SPLIT PLASTIC HOSE VWTH A M-WWUM LB*JT» OF W SPLIT PLASTIC HOSE SHALL BE "CINCH TIE" OR APPROVED EQUAL. TREE STAKES: 1? LONG, STRAIGHT GRAINED LODGE POLE PINE FREE OF KNOTS. CHECKS. SPLITS AND DISFIGUREMENTS, TREATED VMTHCHROMATED COPPER ARSENATE. CUPRESSUS SEUPERVIRENS (ITALIAN CVPftESS) SHALL BE STAKED WITH Iff LONG X T DIAMETER GALVAMZEC STEEL POLE, PAINTED DARK GREEN. GUY WIRE I-OSE. 3iar OR 5/16- x .on- wr POLYETHYLENE TUBING BY UW*HD ROOT BARIER.COCOLYMER POLYPROPYLENE, INJECTION MOLDED OBIT TViCKNESS ROOT BAfBER AS MANUFACTURED BY DEEP ROOT CORPORATION, («»)*S8TB8fl LFSE MODEL NO. UBZ*-! ADJACENT TO CURBS AND PAVING SURFACES USE MOOS- NO.LB4B.J ADJACENT TO RETAINING WALLS OR BUILDING FOOTWGS SEE PLANS AND DETAILS BALL. SLOPE TO SUW COMPACTED SUBGHADE 'LANT MATERIALS TO PROTECT FROM* DAMAOE. INJURY OR DAMAGE SHALLTER INITIAL REVIEW. HER PLANT SYMBOLS USED WITHIN THE«T COUNTS AND SHALL OETERMNESHOWN ON Tt«SE ORAWNGS ARE SET PLANTS INCROWN OF PU PLANT PIT WIT1ANDW ( VERTICAL POSITION so THATIACENT FIMSH GRADE. BACKFILLia THE HEIGHT OF me ROOT BALL CONTINUE BACKFILLING ANO FORM SHALLOW BASIN AROUND EACHEDGE OF ROOT BALL BY DEPRESSING SOIL SLIGHTLY BELOWFINI3HGRAD£. FORM BASH RIMS, KEEPING KU VWTMN CUTER EDGES OFROOT BALL. WATER TO SATURATE ROOTS AND FINISH BACKFILLAROUND ROOT BALL.FINE GRADE AREAS AROUMD PLANTS TO SPEOFIED FINISH GRADE ANDDISPOSE OF EXCESS SOILPRUNE AND SHAPE ALL TREES, SHRUBS AND VINES, AS DIRECTED BYOWNER'S REPRESENTATIVE.REMOVE STAKES AND ESPALIER RACKS AM] SECURE VTCS TOADJACENT MASONRY SURFACES WITH SCREW EYES OR METALFASTENERS, AMD HEAVY DUTY CLEAR PLASTIC TIES OH WOODACES ALUMINUM NAILS WITH HEAVY OLTY n FAO PI AST^ TICS3E USED IN LIEU OF M£— DOF90CALENDARH' * SITE WEEDS SHALL BE SPRAYED WITH 'ROUND-UP' PRIOR TO NEW PLANTTREES. SHRUBS AND VINES:• THE OWNER'S REPRESENTATIVE SHALL APPROVE TIC PLACEMENT OF SELECTED PLANT MATERIAL BEFORE PLANTING PITS AflE EXCAVATED TlCONTRACTOR SHALL LAYOUT PLANT LOCATIONS FOR SHRUBS ANDVINES, OR PLACE SPECIFIED QUANTITIES OF PLANTS IN CONTAINERSAT LOCATIONS SHOYtN ON PLANS. CONTRACTOR SHALL LOCATE TREES If BOX AND SMALLER WITH MARKER STAKES. CONTRACTORSHALL LOCATE TREES 3CT ANO LARGER WITH MARKER STAKES. AND FLAG THE NORTH SIDE OF EACH TREE CONTRACTOR SHALLHAVE ALL PLAVT MATERIAL LOCATED PftlOR TO THE SITE VISfTBY TWE OWNER'SREPRESENTATIVE. t> PLANT MATERIALS AS SOON AS SITE IS AVAILABLE AND WEAT)0 ID SEQUENCE IF THE SOIL IS EXCESSIVELY UAINTAINPROJECTF CORRECTION ANO^ . _____PUNCH LIST (ITEMS IDENTIFIED BY THE otwEfrs REPRESENTATIVEMAINTENANCE PERIOD SHALL NOT COMMENCE UNTIL EVIDENCE OFOWNER'S REPSESa^TATTVE-S SATISFACTION IS RECEIVED IN WRTTING.MAINTENANCE SHALL INCLUDE BUTjjOT BE UMTtEDTO MOWING, TRIMMING. PRUNING, WATERING. FERTILIZATION. WEED CONTROL,CULTIVATION. PEST CONTROL. CLEAN-UP, OPERATIOHtADJUSTMENT ANCREPAJR OF Ttt IRRIGATION SYSTEM. APPLY COMMERCIAL FERTILIZER AT THE RATE RECOMMENDED BY A SOU ENGINEER. AS REQUIRED TO ESTABLISH THRTVINS PLANTS. PROTECT NEWLY PLANTED AREAS FROM FOOT TRAFFIC, VANDALISM TH BURROWING OR GRAZING ANIMALS, AND EROSION. REPAIR AND REPLAN COMPLETION OF MAINTENANCE PERIOD ANO H- BARCER ENGINEERING ENGINEER OF WORK 5TEVF.H J. BARGCK APPROVED CHANGES PHVATE CONTRACT 069 UAONOUA AVB*E - LANDSCAFE PLtmKDeTALStSPECfKATKNS SILVtM J. HAHGtH K.Ci 1369 MAGNOLIA AVENUE PROPOSED CONCEPTUAL LANDSCAPING PCD-10-02, CDP10-28, MS-10-04 > ShRua ROTOR C2>REMOTE CONTROL VALVE BACKFLCW PREVENTER B,y(CER ENGINEERING ENGINEER OF WORK VPPROVED CHANGES^ PfWATE COtfTRACT LWOSOWE f»047]DN C6WJLS «8 if 1369 MAGNOLIA AVENUE PROPOSED CONCEPTUAL LANDSCAPING PCD-10-02, CDP 10-28, MS-10-04 LANDSCAPE IRRIGATION SPECIFICATIONS >£ LABOR MATERIALS PER WTS, EQUIPMENT. SUPERVISION, SERV1CESAND ORTATION OF ALL OTHER ITEMS NECESSARY TO PERFORM All IHRIGATWN WORK AS INDICATED AND AS SPECIFIED ON PLANS•JGLLOtNG ALL RECORD DRAWINGS. REDUCED DIAGRAMMATIC PLANE. GUARANTEES. AND SERVICE MANUALS. WORK SHALL BE COMPLETED IN AM EFFICIENT ScSATISFACTOHY- MANNER TO THE HIGHEST WORKMANLIKE STANDARDS ESTABLISHED FOR SPRINKLER INSTILLATION AND OPERATIC*. 3ENERAL COWTRACTQ IR SHALL VERIFY AU. CONDITIONS INDICATED ON THE PLANE w.. , ™~ . OR SHALL NOTIFY OWNER'S REPRESENTATIVE IN WRITING Of ANY DISCREPANCIES IN THE PLAN AND ON THE FIELD CONDITIONS PRIOR TO THECOMMENCEMENT OF WORK- FAILURE TO NOTIFY THE OtWtR'S COMPENSATOR FOR REQUIRED CHANGES.CONTRACTOR SHALL CHECK Al EXISTENCE. LOCATION AND SE THEiRRtGATiDN DESIGN AS INDICATED ON THE DRAWING SCALED DIMENSIONS ARE APPROXIMATE BEFORE PROCEHJCNQ WITH WORK.CHECK AND VERIFY SITE DIMENSIONS. DO NOT INSTALL THE IRRIGATION SYSTEM WHEN UNKNOWN OBSTRUCTIONS.GRADE DIFFERENCES OR DISCREPANCES IN AREA OR DIMENSIONS EXIST. IMMEDIATELY BRING DISCREPANCIES TO THE ATTENTION OF THE OWNER'SREPRESENTATTVE. IF NOTIFICATION IS NOT GIVEN. T« CONTRACTOR SHALLASSUME ALL RESPONSIBILITY FOR REQUIRED REVSONS AND COSTS CONTRACTOR SHALL COORDINATE INSTALLATION OF IRRIGATION WORK TO AVOID CONFLICTS WITH PLANTNG. UTIUTIES. ENGINEERING AND ARCHITECTURAL FEATURES CONTRACTOR IS RESPONSBLE FOR COORDINATING HIS WORK WTH OTHER TRADES CONTRACTORS SHALL PROTECT INSTALLED CONTRACT WORK AND THE WORK OF OTHERSCONTRACTOR SHALL APPLY AND PAY FOft NECESSARY PERMITS AND FEES REQUIRED IN PURSUIT OF WORK AS REQWRED BY GOVSJMNG COOES LOCAL MUNICIPAL AND STATE LAWS. RULES AND REGULATIONS GOVERNING0 R RELATED TO A PORTION OF TH 3 WORK ARE HERESY MADE PART OFTHESE SPECIFICATIONS.CONTRACTORS SHALL KEEP PREMISES CLEAN AND FREE OF EXCESS EQUV>UENT MATERIALS AND RU6»SK WCIDENTAL TO WORK DURINGCONSTRUCTION AND MAINTENANCE PERIOD. BROOM CLEAN AU PAVED FINISH GRADES BEFORE COMMENONG WORKLO DURING COURSE OF TMS WORK TO ' ONTOURS WHERE PRACTICAL. 10 DEVIATION FROM PLANS AMD SPECIFICATIONS IS AUTHORIZED. UHLESSWITTEN AUTHORIZATION IS OBTAWED FROM THE OWNERS REPRESENTATIVE IR HIS APPOINTED REPRESENTATIVE IN ADVANCE.HE CONTRACTOR SHALL OBTAIN AN ENCROACHMENT REMOVAL J3REEMENT IF REQUIRED FOR ALL I HR!GAT1ON EQUIPMENT LOCATED WITWN THE CONTRACTOR SHALL PREPARE THE CONTROLLER CHARTS AND PLACEE CONTROLLER BEFORE COMMENCING SERVICE. CONTRACTOR FY COMPLETENESS OF THE RECORD DRAWINGS WTTH OWNER'S•ATIVE PRIOR TO PREPAIWG THE CONTROLLER CHARTS THE • R CHARTS SHALL BE PREPARED AS FOLLOWS:"OE ONE CONTROLLER CHART FOR EACH AUTOMATIC CONTROLLERSHOWING THE AREA COVERED 8T CONTROLLER THE CHART MUST SHOW CLEARLY ALL AREAS UTILIZING RECLAIMED IRRIGATION WATERAND POTABLE IRRIGATION WATER. THE CHART SHAU BE THE MAXIMUM SIZE THE CONTROLLER DOOR WLL ALLOWi THE CHARTS IS 10 BE A REDUCED DRAWWO Of THE ACTUAL AS-BUILTSYSTEM THE LINE WEIGHTS AND IETTERNG ON 1>C ORIGINALCONTRQli-EH CHART DRAWING SKULL BE SO DRAAN THAI THE RSDUCED CHART IS CLEARLY READABLE. 3 THE CHART SHALL BE A BLACK LINE PRINT WITH DIFFERENT COLOR USED TO SHOW AREA OF COVERAGE FOR EACH STATION. 4 WHEN COMPLETED AND APPROVED, THE CHARTS SHALL BE HERMETICALLY SEALED BETWEEN TWO PIECES Of PLASTIC, EACH PCCEBEING AUlWMUM Of 10 tTENl 1*15 THICK C. SERVICE MANUALS, KEYS. EQLHPU EQUIPMENT TO OWNERS REPRESETAWE. HiLEAF AND SHALL CONTAININSTALLED SHOWING COMPONENTS AND CATALOG NUMBERS TOGETHERWITH THE MANUFACTURER'S NAME AND AQOREES. OPERATIONINSTRUCTIONS SHALL BE SIMPLE ENOUGH TO BE UNDERSTOOD WITHOUTSPECIALIZED K< ~ WATER SUPPLY: •OTASLE WATER SHALL BE Cl JR CHEMICALS THAT MAY FO]R UAY BE DETRIMENTAL TO PLANTINGS. •JTY APPROVED BACK FLOW PREVENTION UMTS ARE R IRRIGATION SYSTEMS. INSTILLATION SHALL COMPLY WT BRASS PIPE AND FITTINGS. BRASS PIPE SHALL BE I.P.S STANDARD WEIGHT. REGULAR. 86* REO BRASS CONFORWNGTO ASTM WJ. FITTINGS SHALL fit WITH STANDAR COPPER PIPE SHALL BE SEAMLESS. TYPE K. HARD DRAWN TUBING NTFI CATION TAPE-MARKER TAPE FOR SLEEVES Si ALONG THE TAPEMARKER TAPE FOF MARKING TAPE' 01 IO»CH CAPITAL LETTERS EVERY THREE FEET 1. REMOTE CONTROL VALVE! CONTROL VALVES SHALL BE THE TYPE SUE AMO PERFORMANCESPECIFIED N THE IRRIGATION LEGEND. 3. BALL VALVE SIZE SHALL BE THE TYPE. SIZE AND PERFORMANCE SPECIFIED W 3. CHECK VALVES SHALL BE HUNTER -HCV SERIES. I. REMOTE CONTROL VALVE BOXES FOR POTABLE IRRIGATION SYSTEMSSHALL BE MANUFACTURED BY APPLIED ENGINEERING PRODUCTS (PART* 1013 1G2G) OR CARSON [»141K»1. BALL VALVE BOXES TOR POTABLE IRRIGATION SYSTEMS SHALL BEMANUFACTURED BV APPLIED ENGINEERING PRODUCTS (PART I S1O.1G2G) J. PULL BOXES FOR POTABLE RRIGAT1ON SYSTEM SHALL BEMANUFACTURED BY APPLIED ENGINEERING PRODUCTS (PART W10L.1G2G) SPRINKLER HEADS SPRINKLER HEADS SHALL BE THE TYPE. SIZE AM) PERFORMANCESPEOFCD IN THE IRRIGATION LEGEND. LJATIONS MAY BE APPROVED O« ILL IRRIGATION OeSGN ASSUMPTIONSSHALL NOTIFY THE OWNER'S REPRESENTATIVE ;iFICAJIO*S. PLANS AND FIELD CONDmONSJ ANY TME DURING WQR*. FAILURE TONG EXEMPTS THE CONTRACTOR FROU ST AT THE FDLLOVWNG LDCATICtS: SPECIAL NOTES CONTRACTOR SHALL VEWFY IN THE FIELD INDICATED BELOW ARE CORRECT. - — - IN WRITING OF ANY DISCREPANCIES «i I nc Df-cv-in PRIOR TO THE COMMENCEMENT OF WORK AND AT INOTIFY THE OWNERS REPRESENTATIVE IN WRmNC GAINING COMPENSATION FOR CHANGES. A KttOATION METERS ARE ASSUMED TO EXIST1 r WATER METER AT STREET.8 THESE PLANS HAVE BEEN PREPAHEDON Th€ i RESIDENTIAL LOTS WILL BE SERVICED WTH AWV»TER««Ttft\ STOPPER TYPE I SERVICE LINE FROM STREET MAIN TO METER. OTHERWISE INDICATED ON THESE PLANS.1 EACH PRIVATE RESIDENTIAL IRRIGATION SYSTEM WU ULTIMATE^ CONNECTED DOWN STREAM OF PRESSURE REGULATOR LOCATED AT EACH UNIT J RESIDENTIAL UNITS W!U- BE _-TUBE FHOM THE WATER METER TO THE PRESSURE REGULA1 U. NOT BE TERMINATE U THE FOLLOW! NO W PEN). A RECORD DRAWINGS- ROX VELLUM BASE OF THE IRRJGA1CHANGES TO XEROX VELLUM BASE IN »« INO BALL1 MAINTAIN THE CURRENT DRAWING RECORD ON THE Wit. IHCI RECOTODRAVJ^y^^B^DRAFTEDE^^GA^re^^^ REFERCNCE{ BUILDINGS. MONUMENTS. CURB RETURNS ETC.! FOR THE"LLOWINGtTEMS: WATER METER AND BACK FLOW ASSEMBLY CONNECTIONS TO EXISTING WATER LINES BALL QUICK COUPLING AND AUTOMATIC CONTROL VALVES ROUTING Of PRESSURE LINES ;ONTRACTDR SHALL SUBMIT ONE SEI OF COMPlETED RECORDWAWINQ3 TO THE OWNER'S REPRESENTATIVE PRIOR TO THE 3EQ1NMNS )F THE SPECIFIED MAI NTEKANCE PEWOO AND OWNERSE SHALL VERIFY COMPLETE*HSS PFBOR TO FII^M. FIANCE. INDMDUALL' OWNED) LOTS SHALL H» IRRIGATION SYSTEMS. IF THE INOrVIDUAL AREAS.ACROSS PROPERTY • - - REQUIRED BY THE PITHESE REQUIREMENTSIN SHALL CO GUARANTEE THE BITE SPRINKLER SYSTEM. INCLUDING WORK DONE UfCEB THIS CONTRACT. SHALL BE GUARANTEED IN WRITING AS TO MATERIAL AND VWRKMANSHW, INCLUDING SETTLING Of BACKFIELD AREAS BELOW GRADE FOR A PERIOD OF ONE YEAH FOLLOWING THE DATE ENDING OF 1WE EPECIFIEDUA1NTENANCE PERIOD THIS DATESHALL BE DETERMINED BY THE OWNER'S REPRESENTATIVE AFTER THE REVIEW OF TWSPECIFIED IRRIGATION WORK. IMMEDIATELY REPAIR DAMAGE TO THE SYSTEM AND SITE CAUSED BY FAULTY MATERIALS OR WORKMANSHIP AT NO COST TO THE OWMER.PROVIDE INSTRUCTION TO THE OWNER'S REPRESENTATIVE Mf> FUTURE MAINTENANCE PERSONNEL IN THE OPERATION Of THE IRRIGATION SYSTEM. THEOWNER RETAINS THE RIGHT TO MAKE EMERGENCY REPAIRS WITHOUT HELEV1NG THE WITHIN A TWELY MANNER. THE OWNER MAY MAKE SUCH HEP* IE F1H.L EXPENSE Ol TION PIPE AND FITTINGS °TAH1PEPSHALL BE MADE OF NSf APPROVED TYPE I, GRADE I SVCCOMPOUND FORMING TO ASTM RESIN SPECIFICATION DI7W SPECIFICATION PS-22-70 WTH An APPROPRIATE 5TAMMKODIMENSION RATIO.ALL PLASTIC PIPE SHALL BE CONTINUOUSLY AND PERMANENTLY MARKED WITH THE FOLLOWING INFORMATION: MANUFACTURERS NAME. NOMINAL PIPE SUE. SCXEt&LE OR CLASS PRESSURE RATINGINPSI NSF APPROVAL ANDCUTE Or EXCURSWN.ALL SOLVENT SHALL BE AS RECOMMENDED BY MANUFACTURER OF PIPE FITTING AND AS APPROVED USE NO SOLVENT FROM CANSWHICH HAVE BEEN OPEN OVERNIGHT. PVC PRESSURE UNES TO BE INSTALLED UNDERGROUND 2. ALL PIPE SMALLER THAN r-SHALL BE SCH 40 ' Ikl SENSING DEVICES:;E SHALL BE OF THE TYPE. SIZE AND PERFORMANCE CONTROL W.RWG.AL COPPER WIHEAWG4J.F.BJOVOLT.SWGLE SOUD COPPER. PLASTC I«ULATED CABLE RATEI «J_ APPLICATION. U.F., U.L. APPROVED 14GAUGE ft'ARE WIRES, 13 GAUGE (MINIMUM) F( f wxRECOLORASFOLWIRE SHALL BE M, •£ EACH COKTROI. WIRE CC fOMATIC CONTROLLERS EACH CONTROLLER SHALL BE OF THE TYPE. SIZE AfSPECIFIED IN THE IRRIGATION LEGEND GENERAL1. * NO DETAILS PROVIDED UNDER THIS CONTRACT. INSTALL IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS OR RECOMMENCED STANDARD PfSUBMIT RECOMMENDED PROCEDURES TO OWt£RE REPRESENTATIVE BEFOREPROCEEDING WTH WORK2. PLANS ARE DIAGRAMMATIC AND APPROXIMATE. VALVES AND OTHER IRRIGATIONEQUIPMENT SHALL BE LOCATED IN PLANTING AREAS. POTNG SHALL BE LOCATEDALONG TOE INSIDE EDGES OF PLANTING AREAS EXCEPT WH6RENOT FEASIBLE TODO. 3 PLANTS W BOX SIZE AND LARGER SHALL BE PLANTED BEAND LATERAL LINES ARE INSTALLED. CONNECT IRRIGATION SYSTEM TO POINT OF COI«ECTlON(POQi APPROXIMATE LOCATIONS: SHOWN ON DRAWINGS.ALLOW FOR MINOR CHANGES AT POC C VERfY AVAILABLE W1ATER PRESSURE AT EACH METER LOCATION PRK3H TOCOMMENCING CONSTRlXmON OF IRRIGATION SYSTEMS. NOTIFY THE OWNERS REPRESENTATIVE IMMEDIATELY IF PRESSURE IS NOT THAT IftHCH IS INDICATED IN THE DRAWINGS. OR IS K OPERATE SYSTEMS AS DESIGNED. IF NOTOCA1IR SHALL AS PVCflTHNGS SOLVENT WELD TYPE PVC SCH. 40 TYPEIINSI APPROVED, SHALL CONFORM TO ASTM TEST PROCEDURE <XPVC FITTINGS SHALL BEAR THE MANUFACTURER'S NAME OR TRADEMARK, MATERIAL Dl SCHEDULE AW EUPNEEH OF *ORK. BARGER ENGINEERING CITY APPROVED CHANGES CARLSBAD VILLAGE DRIVE PRKATE CONTRACT B69UAGNOUAAVB*JE-LAtOSCAFE mGATKNSPKfiCATIONS IllZ Czu Ul *l05i-. |l ad 5o5£ 1369 MAGNOLIA AVENUE PROPOSED CONCEPTUAL LANDSCAPING PCD-10-02, CDP 10-28, MS-10-04 LANDSCAPE IRRIGATION SPECIFICATIONS (CON'T) I I * MESS LIKE REDUCING UEUOSTHEUOTE 1* WXT COWTTOt Wl«£. INEIALL WIRE (NTREKCH ANO T*PE TO UUN UNES CM SWe C* Fit WHERE HJWUOfili, AT W INTERVALS NO WUCES SHALV B! MADE tCTHSM MNmOLLEF *>IO AI/TCMATTC wi Buias enow eve wet ENDS PCOOR iocom«ecri4S o« IERE THE S>STEM ELEVH1CH CHUNGE Jltx »M tN LnEC«ECKtMU.VE Cw Tt« IS «UMB6OROraeHIRREQULARIT«E DIRECTOR PRESSURE »Htu.BS 1«OJlATSBTO*™Esa"«»fl >i LINE WTH 1>« 6*CW LO no T esrwG EH*LL OCCUR. HO* Smut Hf wiTTJt oe nu RECOMMENMDCLWIW ™« H*S 9JISSED SH MECfSSlCY 'OBCE PUMP *HO OTHER TEST EQUIPMENT. HOl VilV£S »NC PRESSLBE «EDUCW3 "BlIDTE CONTROL 3F «I!IG*TICW M6AD3 SH«J. WOT 6XMED THE UAUHUMS >«l' MLEOCU3 J6 13- *BOU *NV VEOTCAI SURFACE (W*ILS. SHALL BE APPflOVEO BY 0*W£R'S REPHESWTATIVE nUM TO NSTILLATICM. OSaUACNCLVtAVBtJE-UJOSCtfE mOAWNSPECFKATKINS Ulo;uio>-K»2! If £z