HomeMy WebLinkAboutDWG 431-6M; CT 06-18; ROOSEVELT GARDENS CONDOMINIUMS; 01-06· . 11] F I ------~.-~ -~· i'i :!
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Underground Service Alert LANDSCAPE IMPROVEMENT DRAWINGS FOR:
Call: TOLL FREE
1-800
227-2600 ROOSEVELT GARDENS CONDOMINIUMS
lWO WORKING DAYS BEFORE YOU DIG
GENERAL NOTES
1. SLOPE PLANTING 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/REINFORCED STRAW MAT
Cover crpp shall be a seed mix typically made up of quick germinating and fast
covering grasses, clovers, and/or wildflowers. Submit the specific seed mix 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 straw mat shall be as approved by the City and staked lo the slope as
recommended by the manufacturer.
Straw mat shall be required when planting occurs between August 15th and April
15th.
During the remainder of the year, the cover crop and/or straw mat may be used.
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 characteristics (planted from a minimum size of
flatted material and spaced to provide full coverage within one year).
c. Standard #3 • LOW SHRUBS
Low spreading woody shrubs (planted a minimum of 2 ¾" liners) shall cover a
minimum of seventy (70%) percent of the slope face (at mature size).
d. Standard #4 · TREES AND/OR LARGE SHRUBS
Trees and/or large shrubs shall be {planted from a minimum of 1 gallon containers)
at a minimum rate of one (1) plant per two hundred square feel
2. AREAS OF APPLICATION (PLANTING)
a. Slopes -6:1 or steeper and:
1. 3 feet or less in vertical height and are adjacent to public walks or streets require
at minimum Standard #1 (cover crop and reinforced straw mat}.
2. 4 feet to 8 feet in vertical height require Standards #1, #2, and #3.
3. In excess of 8 feet in vertical height require Standards #1, #2, #3, and #4.
3. SLOPE REVEGETATION/EROSION CONTROL
a. Construction Schedule
1. Prior to start of grading, the applicant or applicant's agent shall obtain City
approval of a construction schedule and/or exhibit outlining the timing of the slope planting
and irrigation.
2. Special consideration shall be given to water and electrical services.
3. Irrigation and planting shall take place as grading progresses.
4. The schedule shall show timing of construction of free standing, retaining and
crib walls immediately after rough grading at each location is achieved.
4. LETTER OF CERTIFICATION {INSTALLATION)
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. Prior 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 prior to required maintenance period as described in Section B.3-1.
5. LETTER OF CERTIFICATION (RELEASE OF BONDS)
a. 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 following conditions:
1. Has been maintained in substantial conformance.
2. Is growing in a healthy and thriving condition.
3. All plantings required under section IV.e of this manual have been established as
an effective surface erosion control.
4. There is no evidence of excessive runoff from the irrigation system causing a soil
erosion problem.
6. AS BUILT$
a. As-builts for all projects (bonded and non-bonded, public and private) are required
to be submitted. Submittal of as-built plans shall be as required by the Engineering and
Planning Departments.
b. Final as-built plans shall be drafted clearly to the satisfaction of the City, and the
original mylars shall be submitted to the City for their keeping.
c. The final as-built irrigation plans are required to be reviewed and approved by the
City and final mylars are required to be approved and signed by the City prior to the
Planning Department signing the permit card.
7. All building pad and street areas that are graded and remain vacant or undeveloped
for a period of more than 6 months after the grading operation is completed shall be
seeded to reduce erosion and visual impacts. If grading is phased, the six month lime
period shall start at the completion of each individual grading phase.
8. All unpaved areas shall be revegetated according to the approved landscape plans as
as soon as possible after grading.
9. To reduce the visual impacts of manufactured slopes and roadway cuts, all cut and fill
slopes shall be landform-graded, contoured, and heavily screened by landscaping. All
planted slopes shall be watered with a complete irrigation system using low
precipitation-rate sprinkler heads to stabilize exposed slopes and curtail visual impacts
associated with possible erosion.
------,---
CARLSBAD, CALIFORNIA
SUPPLEMENTAL NOTES
1. All construction and installation of landscape items are subject to requirements of ttie
City of Carlsbad Landscape Manual. The contractor must notify the city (760-815-6708)
48 hours (2 working days) prior to starting construction.
2. The Landscape Contractor is responsible for obtaining all permits necessary for
installation prior to beginning work. This includes all building permits
prior to commencing wall construction.
3. The Contractor is responsible for knowing all site conditions and all underground
utilities, pipes and structures, and shall take sole responsibility for replacement costs
incurred due to damage during construction.
4. The Landscape or Irrigation Contractor is to verify existing PSI at the job site
prior to installing the landscape irrigation system. Discrepancies between the design
pressures shown on the plan and existing static pressures shall be
reported to the project Landscape Architect (760-692-1924 ).
5. The Contractor shall not willfully proceed with construction when it is obvious that
discrepancies exist between this plan and actual site conditions (including relocation
of any utilities after plan approval), and assumes responsibility that any and all
discrepancies are brought to the attention of the owner's representative for corrective
measures. The Contractor shall bear the cost of necessary revisions due to failure
to give such notification, and no change in contract price will be allowed for actual
or claimed discrepancy between existing conditions and those shown on plan.
6. 48 hours (2 working days), prior to beginning construction, the Contractor's
on-site supervisor shall meet with the owner's representative for a pre-construction
site meeting. During construction, the owner's representative shall be available for
site consultation. In case of any questions, the Contractor shall notify the owner's
representative for clarification. Any work not meeting the approval of the Owner or
his representative shall be corrected at the Contractor's expense.
7. All property and tot lines shall be verified and marked in an obvious manner
prior to construction.
8. All reduced pressure backflow preventors and pressure vacuum breaker
assemblies shall be tested by a City approved certified tester after installation,
relocation, or repairs. The Developer/Owner is responsible for supplying a copy of
the test results to the City Public Works Department.
9. Approved landscape plans and specifications, and the City of Carlsbad Landscape
Manual shall be at the job site location at all times.
10. Turfed areas shall have a maximum design slope of 4: 1. Ground cover areas
shall have a maximum design slope of 2:1.
11. All graffiti shall be removed within 24 hours of occurrence.
12. For details not referenced or shown on these plans, please refer to manufacturer's
specifications for installation.
13. All engineering information on these plans are for reference only.
14. All irrigation backflow preventers shall be tested by a certified tester and results must
be given to the City and the Carlsbad Municipal Water District. Pipe between the meter
and backflow preventer shall be "Schedule K hard Copper". Approved contract backflow
testers can be found on the City web site at www.ci.carlsbad.ca.us/pdfdoc.html?pid=340
15. The Landscape Architect of work is to provide all inspections (see below).
INSPECTION PROCEDURES:
Inspection of the project shall be performed by the Landscape Architect of the Work, or
his designanted agent. Refer to the specif1Cations for the schedule of required inspections
and required submittals.
Following completion of the work, the Landscape Architect of the Work will certify that the
installation has been completed by submitting the "Final Landscape Certifcations Form".
A request for a final landscpe inspection by the City must also be made by calling the
Inspection Request Line.
SITE
LAGUNA DR.
ffi .
, LOCATION MAP
NORTH NOT TO SCALE
CITY OF OCEANSIDE
HIGHWAY
PACIFIC
OCEAN
: CITY OF VISTA
ROADtr-
SHEET INDEX
TITLE SHEET
IRRIGATION PLAN & NOTES
\
PLANTING PLAN & NOTES
IRRIGATION DETAILS
PLANTING DETAILS.
SPECIFICATIONS
OWNER I DEVELOPER
San Diego Habitat For Humanity
10222 San Diego Mission Road
San Diego. California 92108
(619) 283-4663
Contact Joseph GIibreath
LANDSCAPE ARCHITECT
The Lightfoot Planning Group
5750 Fleet Street suite 250
Carlsbad, California 92008
(760) 692-1924
Contact David Muhl
BUILDING ARCHITECT
Davis Group Architecture & Planning
343 FOll'th Aveooe. SUite 204
San Diego, California 92101
(619) 232-5990
Contact Wayne Davia
CIVIL ENGINEER
Linvedt, McColl & Associates
2810 Camino Del Rio South. SUite 200
San Diego, CA 92108
(619) 294~4440
Contact Angle Jaro
1
2
-3
4
5
6
"Final Landscape Certification Form" Fax to: 760-944-8943
Landscape Inspection Request Phone Line: 760-602-4602 CITY OF ENCINITAS
I hereby declare that I am the licensed designer of work for this project, that I have
exercised responsible charge over the design of the project as defined in section 6703 of
the business and professions code, and that the design is consistent with current
standards.
I understand that the check of project drawings and specifications by the City of Carlsbad
is confined to review only and does not relieve me, as the licensed designer of work, of
my responsibilities for project design.
These plans have been prepared in substantial conformance with the approved landscape
concept plan, water conservation plan, fire protection plan, and all conditions of approval
related t la ~ .· i g. ~---·
Jam s . Taylor
· htfoot Planning Group
THE
.. LIGHTFOOT
PLANNING
GROUP
PLANNING
5750 FLEET STREET SUITE 250
CARLSBAD, CA 92008
(760) 692-1924 FAX:(760I 692-1935
SITE DESIGN LANDSCAPE ARCHITECTURE
ffl .
. VICINITY MAP
NORTH NOT TO SCAl.f
DESIGNED BY: -=DM,___ DATE: 8-20-07
DRAWN BY: DM SCALE: AS INDICATED
PROJECT MGR.· DM JOB NO.: 1107.02.2
APPROVED FOR PLANTING
AND IRRIGATION ONLY,
-BUILT "
\. INCLUDING PRECISE DATE i
i
ENGINEER'S SIGNATURE REQUIRED ON PAGE 1 ONLY LOCATION OF PLANTING REVIEWED BY: i APP~,· ,·t ( I '
~~~~~t~~~~t~r::~===~:1~~h=b'=·,==~======c===AcR=E=AJs==·=J===..a"J-;::==~==M~~:::::;:::&==.~::::::=i-e1t==::::::::::====~=:-~~-=lO:::± ___ iS', ENGINEERING PLANCHECKER DATE INSPECTOR DATE;, -·
XX/XX/XX XX XXX w
l---+--1------------1---!----1--1----1 ,SH,ECT CITY OF CARLSBAD SH6EET] ~.'1 .. -,·.· PL<\NNING DEPARTMENT ~::::::::'...'::::;:=:=:::::::::::::::::::::::::::==::::::::::::::::::=::::::::'...'=::::!:~ ~
1----1--+-----------+---+---+--+----1 ROOSEVELT r;~~~~T ~~NDOMINIUMS j
2578 ROOSEVELT STREET CARLSBAD, CA 92008 l---t---+----------------t----1--...+---+----I . i·:
' ........
PLANNING i ·.~
DATE INITJAL
NGINEER OF WORK REVISION DESCRIPTION
DATE INITIAL DATE INITIAL
OTHER APPROVAL CITY APPROVAL
DWN BY:
CilKD BY:
RVWD BY:
DM
,IT
PROJECT NO.
RP 04-04A/CT 08-18
DRAWING NO ]
-431-61,j
,
-~--==='"""'===;;__ ____ __:===--====================:-::-:--=====-=.::::==-=-=--:---==-:--::=---=---=--------=---:':=----=--
At()eP \/~ f()R.I SPt>
GET M'81CtifR1 ----t~
1--
' I
'
IRRIGATION LINE 4 EQUIPMENT
51-lOll.N OUT51DE PLANTING AREA&
FOR GRAPHIC CLARITY ONLY.
(IN5TAL.L IN51DE PLANTING AREA&,
TY~ICAL!. _ 1 ,cc,
-'-'--r-...,
S. D. Habital for Humanity
Project: Roosevelt Street Com.luminiums
station #A-3 (23.6 GPM)
Date: August 16, 2007
35 If 3/4" class 200 PVC lateral line -
52 LF 1' class 200 PVC lateral line
PSI Loss
4.1 GPM
14.8 GPM
23.6 GPM
0 GPM ..,,
BUILD!i:G PROPERTY LINE, TYP.
2 If 1114' class 200 PVC lateral line
0 If 1 1/2" el.,, 200 PVC lateralline
0 If 2" class 200 PVC laten,I line 0 GPM
0.29
1.40
0.04
0.00
0.00
IRRIGATION NOTES
1. This irrigation design is diagrammatic. All piping, valves, and all other irrigation devices shown within ,
paved areas are for design clarification only and shall be installed in planting areas wherever possible. All
irrigation work shall be installed to avoid any conflicts between the irrigation system, planting material and
other architectural features.
2. Do not willfully install the sprinkler system as shown on the drawings when it is obvious in the field that
obstructions, grade differences or differences in area dimensions exist that may not have been considered
in the engineering of the site. Such obstructions or differences should be brought to the attention of the
owner's authorized representative. In the event this notification is not performed, the irrigation contractor
shall take full responsibility for any re~isions necessary.
3. It is the responsibility of the Irrigation Contractor to familiarize himself with the landscape improvement
plans, including all grade differences, the location of walls, retaining walls, paving and similar structures.
He shall coordinate his work with the general contractor and all other sub-contractors for the location and
the installation of pipe sleeves through walls, under roadways, paving, structures, and all other hardscape
areas.
4. Due to the scale of these drawings, it is not possible to indicate all offsets, fittings, sleeves, and other
items which may be required. The contractor shall carefully investigate the structural and finished
conditions affecting all of his work and plan his work accordingly furnishing such fittings, and material, as
may be required to meet such conditions. These drawings are diagrammatic and indicative of the work to
be installed.
5. Each controller shall have its own independent ground wire.
6. The Electrical Contractor is to supply 120 volt a.c. (2.5 amp) service to the controller location. The
Irrigation Contractor is to make the final connection from the electrical location to the controller.
7. Splicing of 24 volt wires will not be permitted except in valve boxes. Leave a 24" coil of excess wire at
each splice and at 100 feet on center along wire run. Tape wire in bundles at 10 feet on center. No
splicing is permitted inside sleeves.
8. The irrigation system design is based on a minimum operating pressure of 30 psi. The Irrigation
Contractor shall verify the static water pressure (PSI) prior to construction and report any difference
between the water pressure indicated on the drawings and the actual pressure reading at the irrigation
point of connection to the owner's authorized representative and the Project Landscape Architect.
4 -~'" , ;y
"->---~ -\ "-lo ·,c;
4 4 3\ G ~ -
-..A
tj
--,-,1 l , L-, -!:-
-f p
0 10 20
SCALE IN FEET
12. Install valve boxes 12" from and perpendicular to walk, curb, walls, fences or other landscape feature.
At multiple valve box groups, each box shall be an equal distance from the walk, curb, lawn, or planting
area, and all boxes shall be 6" apart. The short side of the valve box shall be parallel to walk, curb, walls,
fences, etc.
13. All spray heads & drip emitters are to be installed a minimum of 12" from fences, walls, or structures.
40
14. All irrigation heads within 1 O' of any path, walk, or pedestrian areas shall be pop-up: 6" or 12" pop-up
heads in ground cover areas and 4" pop-up height in turf areas. See valve callout for sizing. Heads located
in city right-of-ways shall always be pop-up.
15. All sprinkler heads shall be set perpendicular to the finish grade of the area to be irrigated unless
otherwise designated on the plans.
16. Not used.
17. The Irrigation Contractor shall flush and adjust all sprinkler heads for optimum performance and to
prevent overspray onto walks, roadways and/or buildings as much as possible. This shall include but not
be limited to: selecting the best degree of arc to fit the existing site conditions, the inclusion of pressure
compensating fittings or flow reduction screens, throttling the flow control at each valve to obtain the
optimum operating pressure, and coverage for each system.
18. The Irrigation Contractor shall install all irrigation lines and controller wires in sleeving that pass under
paving. For clarity, all sleeving is not shown on this plan. Sleeving shall be as follows: Main, wiring.and
laterals under vehicular paving shall be installed in separate PVC sch.BO sleeves with 36" cover (48" cover
if greater than 6" O.D. sleeving.
Sleeving under pedestrian paving shall be installed in separate PVC sch.40 sleeves with 18" cover ( <3"
O.□.), 24" cover (3" to 5.5" 0.0.), and 36" cover for 6" and larger sleeve sizes. Sleeves shall be 2X the
diameter of the waterline or wire bundle, and extend 12" minimum past hardscape.
19. To use quick coupling valves when master valve is closed: wire the master valve to an unassigned
controller station and manually start the station for the required time period. If no station is available,
manually bleed the master valve to operate the quick coupler.
20. Install all irrigation lines below (perpendicular) to brow ditches.
21. Contractor shall provide and install mylar/metalic pipe detection tape over all irrigation mainline and
sleeve crossings installed within the public right-of way.
I
15.80 TW
0 1. 7 r
NORTl-4
SCALE, I' =212)'
d)
t
11-011
70 lf 1 1/2"schedlie 40 PVC mein!ne
O lf 2" class 315 PVC mainine
O lf 2 1/2" cless 315 PVC mairline
I'" Valve
I~ Master valve
J ~ Backflow preventer
3/4,. Wa1ar meter (dedicated fOJ irrigation)
subtotal psi loss
10'1(, loss for fittings
gain or loss due to elevation difference
Total PSI to ..
(Point of connectioWregulator to furthest hoad)
DESIGN PRESSURE lat furthest head -30 PSI)
Total required system pressure [loss)
PRESSURE REGULATOR SETTING lat mastwvalve -65 PSI)
(Up to 85 psi avail!i>le per Carl5bad Weier ~strict)
RESIDUAL PRESSURE
Regulated pressure setting {65 psi) minus sysllm loss.
(Residual pressure can be increased bV adjusting
pressure regulator setting}
23.6 GPM
0 GPM
0 GPM
23.6 GPM
23.6 GPM
23.6 GPM
23.6 GPM
0
_,-------4-INCH GRATE
65.00
1.06
0.00
0.00
3.60
3.15
11.20
900
29.75
2.97
0.00
32.72
30.00
62.72
2.28
..llliL.l~.~-;r;;~it;LlliLlliL....,.___ _____ FINl5H GRADE
;--------6U66LER
.--------PEA GRAVEL WHERE &ANDY SOILS OCCUR
f ---------== 1/2-INCH PVC &CH W NIPPLE '.--_.-----1/2-INCH ':llZl-DEGREE ELBOW
_,.---&WING PIPE, 18-INCH
&WING A55EM6L Y
,,---1/2-INCH MALE NPT INLET
~---&ADDLE TEE OR EL
~-----POLY PIPE TO PVC LATERAL LINE
~-------4-INCH 6A5KET WEAVE CANl5TER
® RAINBIRD RY'i5-66X ROOT ~ I ERIN5 SYSTEM Si----------scALE: N.T.S.
DETECTOR TAPE-/,COMPACTED ENTIRE LENGTH SOIL
COMPACTED 501L
FIN15H GRADE FINISH GRADE • AS •
CONTROL WIRE&
MAIN
1 NECE&SARY l
6" -,r--,r--...,...._...,...._
6" MIN.
d)
&AND
CONTROL WIRE&
MAIN AND CONDUCTOR& LATERAL CONDUCTOR& ONLY
0 TRENCHING DETAIL A---------scALE: N.T.S.
IRRIGATION EQUIPMENT LEGEND
VALVES, CONTROLS,• MISC. EQUIPMENT
DETAIL SYM DESCRIPTION MANUFACTURER/MOD •
4/C
4/D
4/E ®
4/A [g
4/F
4/F
4 I G
4/H 0
4 / 6 [!I
2 I A
3/4' WATER METER FOR PER CIVIL DRAWINGS
IRRIGATION !5EE CIVIL. DIU'.;5)
REDUCED PRE55URE fi:JsC
BACKFLOW A55EM6L Y !l'J ft~ RE
MA5TER VALVE (l'J RAINBIRD G6-PR5-D
FLOW 5EN50R (1-1/2') HUNTER 'FLOW-CLIK-1!:>IZl'
I50LATION BALL VALVE& SPEAR& TRUE-UNION'
!LINE 51ZEJ 201Zl1Zl SERIE&
CONTROL VALVE MANIFOLD SPEAR& TRUE-UNION'
&HUT-OFF !LINE 51ZEJ 2000 SERIE&
REMOTE CONTROL VALVE& RAINBIRD PEB-PRS-D
!51ZE PER PLANJ
QUICK COUPLING VALVE& RAINBIRD 33DRC (3/4 ')
RAIN 5EN50R -MOUNT ON HUNTER 'MINI-CLIK' SERIES
GGll'Fl~LLEFl 6,0,0ltlliiF ~
CONTROL WIRE& PAIGE ELECTRIC SINGLE
CONDUCTOR -14AU.t::, 61ZllZlV
WIRE CONNECTOR& &PEAR& DRl-5PLICE 41Zl1Zl
4 I J SPRINKLER l-!EAD5
2 / 6
SYMBOLS MANUFACTURER/ MODEL#
I 40
'v w 'f'
□ B ii
o e"
II
□
0
0
0
0
F<Alllll"D ~15 SEl<JES • i't/ F, H, T, Q, YAN-f'G.S NOZZLJ;S /lei NOT1;tl
RAltelRP IOOO-SAM-12 SERIES T rt/ F, H, T, Q, VAN~S NOZZL!:S M NOreD
■ RAltelRV 18GO-SAM-IO sm.ie; i'V F, H, T, Q, Y.AJH1GS NOZZI.SS AS NOTED
"'r RAltetRO IB00--5,li,M--t B:IES i'V F, H, T, Q, VAN-PGS NOZZLE5 AS N0TR>
RA!telRO l800-5AM-5 5ERIE5 • l'V F, H, T, Q, VAN-f'C.S NOZZLES AS NOTtD
RAllelRD leoo-5AM 5ER.IE5
SST-PCS SERIES NOZZ1£
RA118RD lflOO-SAM SERIES
EST • FGS SERIES tik)ZZI..E
RAINBIRP 1401 -a.eBl..fR
RAIHBIRD ~X POOT AATERIH5o
ASeEM!!.Y rt/ """-IN!ITAUJ3) !401 aeeu:R
RAIHBIRD S SBijES t-fR STREAM Bl&l.ER
SGSHI (rt/ POS-020 SOREENS, TYP/
RAIJelRD S SERIES 1'fR STREAM am.ER
,a.a (WI PGS-020 SOREENS, TYP)
AAIN61RD 5 SER!e5 tfR 51'RE.IIM B.e8!.fR
SH-a (WI FC,&-040 !Gl<fEHS, TYP)
5PM -AT 30PSI
2b ,~ J,5
I.OS 52 26
.4J :it) .10
12
hi
.25
.25
:x,
VM.
VAA.
VAA.
VM.
VAA.
DESC.RIPTION
f'Of'<-1' Sl'F<AY
POP-1.P~Y
F'OP-1.P ':PRAY
f'Of'-(.1> Sl'f<A"(
f'Of'<-1' Sl'F<AY
510£: 500P
POP-<F 5f'f<A"(
END 5lRtf'
f'Of'<-1' Sl'F<AY
RUGIRGLE -FU.L GfRGLE 8UBE3LER IN
Bfl..OI< GAADE MlE
C.ST S'TREAM aml..ER
G!JAATER ·--HALF
5TIOEAMEl-lllll..ER
2 I A PIPING • SLEEVING
••••
IRRIGATION PRE55URE FWP PACIFIC PLA&TICS
(MAINLINE! FIFE....,..,.. OD.,TYFJ 5CI-IEDULE 41Zl
IRRIGATION NON-PRESSURE FWF PACIFIC PL.A&TICS
(LATERAL! PIPE CLA55 21Zl1Zl
PIPE SLEEVES FWP PACIFIC PL.A&TICS
(SIZE 2X PIPE DIAMETER) 5CHEDULE 40
WIRE BUNDLE SLEEVE&
(SIZE 2X BUNDLE DIAJ
FWF PACIFIC PLA&TICS
5CHEDULE 40 • 'GREY'
!<EMOTE C-ONTROL VAL VE GALL-OLIT
ElODY HEl6HT • ~VALVE STATION NO.
VALVE SIZE
GPM
NO"Tc
' ElODY HEl6HT OR TYPE,
4 = 4" POP-\JP HEIGHT
6 = 6" POP-tlP HEIGHT
12 • 12' POP-tlP HEIGHT
AVAILABLE PRE55URE AT METER LOCATION = 8E> P5I (+/-)PER
CARL56AD WATER Dl5TRICT. (l-160-438-2122). ADJU5T 5YSTEM
FRE5SURE AT MA&TER VALVE TO 6!:> PSI. FURTHER ADJU5T FRE5SURE
AT INDIVIDUAL CONTROL VALVE& TO PREVENT Ml&TING WHERE OCCURS.
ALL LATERAL LINE IRRIGATION PIPE &HALL BE 3/4' OD. IN 5IZE UNLE55
LARGER 51ZE (l'J 15 INDICATED, U5UALL Y NEAR VALVE LOCATION.
' &EE 5HEET 4 FOR 5UPPLEMENTAL IRRIGATION DETAIL&.
9. All irrigation equipment is to be installed in accordance with the standards and specifications of the c:ity
of Carlsbad Landscape Manual.
10. The Irrigation Contractor shall notify all the local jurisdictions for inspection and testing of the installed
backflow prevention device and pressure mainlines. Test mains for 4 hours @ 125 PSI
22. The landscape contractor shall provide material submittals, catalog cut sheets, shop drawings or
samples of all material, equipment and assemblies used to complete the contract. Submit three (3) copies
for landscape architect review prior to installation.
f-. __ ,, -_ _, +----+-·-· _,, __ "_"' ------+-----IC------+-------+----11 SH2EET I CITY OF CARLSBAD I SHE6ETS I
PLANNING DEPARTMENT ~='-'==========-==~ IRRIGATION PLAN FOR: and obtain City Inspectors' approval of test prior to backfilling trenches.
11. Install a spare control wire of a different color along the entire main line. Loop 36"
excess wire into each single valve box and into one valve box in each group of valves. THE
LIGHTFOOT
PlANNING
GROUP
PLANNING
5750 FLEET STREET SUITE 250
CARLSBAD,CA 92008
(760) 692-1924 FAX:(760) 692-1935
SITE DESIGN LANDSCAPE ARCHITECTURE
APPROVED FO R PLAN TI NG
AND IRRIGATION ONLY,
INCLUD ING PRECISE
LOCATION OF PLANTING
AREAS . DATE IN ITIAL
ENGINEER OF WORK
DATE INITIAL DATE INITIAL
REVISION DESCR IPTION OTHER APPROVAL CITY APPROVAL
ROOSEVELT STREET CONDOMINIUMS
2578 ROOSEVELT STREET
CARLSBAD, CA 92008
I APP'[E;l~ s:-~l.;ft ll-1--l -~1
DATE PL.ANNING
DWN BY: OM PROJECT NO. DRAWING NO [
CHKD BY: OM
RVWD BY: JT RP 04-04A/CT 06-18 431-&M
I ----,_ ____ _
041410
1 112807 ]
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EASEMENT TO CITY OF CARJ.56AD FOR FU6LIC SIDEWALK,
RECORDED OCT06ER 13, IS11 A& INSTRUMENT NO. 11-42@'341,
OF OFFICIAL RECORD&.
ALL PLANTING Al<EA5 TO 6E MAINTAINED
BY THE~ Oll.NER'S A5SOCIATION.
ALL SITE MASONRY l<ETAINING WALLS 4
SITE MA5Cl>IRY LANDSCAPE WALLS, WHERE
EXPOSED TO VIEW, 514ALL MATCH THE
TRASH ENCL051.Jl<E WALLS.
I I I " C, '" I e-
'
I I I '
® 3(2)' PU6LIC UTILITY , PLl6LIC UTILITY ACCE&& EASEMENT ,.,
PLANTING NOTES
1. Plant material locations shown are diagrammatic and may be subject to change in the field by the
Landscape Architect.
2. Refer to the City of Carlsbad Landscape Manual for planting requirements that do not appear on these
plans.
3. Each group of plant materials delivered to the site shall be clearly labeled as to species, variety and
nursery source.
4. The size of the plants will correspond with that normally expected for species and variety of
commercially available nursery stock, or as specified in the drawings. The minimum acceptable size of all
plants, measured before pruning with the branches in normal position, shall conform with the
measurements, if any, specified on the drawings in the list of plants to be furnished. Plants larger in size
that specified may be used with the approval of the City Landscape Inspector, but the use of larger plants
will make no change in contract price.
5. All plants not conforming to the requirements herein specified, shall be considered defective, and such
plants, whether in place or not, shall be marked as rejected and immediately removed from the site of the
work and replaced with new plants at the Contractor's expense. The plants shall be of the species, variety,
size and condition specified on the drawings, Under no condition will there be any substitution of plants or
sizes for those listed on these plans, except with the expressed written consent of the Project Landscape
Architect and the City Landscape Inspector.
6. The backfill mix for use around the rootball of container grown trees , shrubs, and plantable wall plants
shall be as follows:
{31 parts (by volume) on-site soil;
{ 1) parts {by volume) nitrogen and iron fortified organic amendment;
6 lbs TRI-C Humate-Plus per cubic yard mix & 2 lbs of 6-20-20 per cubic yard mix; place slow release
fertilizer tablets in each hole per manufacturers instructions.
Note: The above backfill mix is for generic in nature, and final amendment types and rates shall be
adjusted per recommendations of a soils analysis from a certified soils testing laboratory. The contractor
shall take and submit samples to the soils laboratory immediately upon award of contract. The results of
recommendations of the soils testing laboratory shall be submitted to and approved by the City. A second
copy shall also be provided to the landscape architect at the same time. The approved recommendations
for amendments and backfill shall be incorporated into the landscape plans prior to the start of construction
and shall become part of the approved plans.
0 10 20
SCALE IN FEET
7. All landscape planting shall receive Gro-Power 7 gram planting tablets as follows:
1 gal shrub... 3 tabs/plant
5 gal shrub... 8 tabs/plant
15 gal tree... 15 tabs/plant
24" box tree ... 17 tabs/plant
36" box tree ... 20 tabs/plant
8. All landscape planting to be installed in accordance with the City of Carlsbad Landscape Manual.
9. All street trees and all trees planted within 5' of hardscape shall be planted with a deep root-type
planting device. Do not wrap root barrier around rootball. Install an approved or deep root barrier against
inside edge of hardscape, where applicable. Trees shall be provided with a minimum of 10 linear feet of
approved root barrier, 24" depth.
10. Soil preparation: All planter and turf areas shall receive:
16 lbs soil suttur per 1000 sq.ft.
3 yards of bulk organic plus 50 # of TRI-C Hu mate -Plus per 1000 sq.ft.
Dissolve the following in 2 gallons of water and use a sprayer to obtain an even application:
apply 0.2 # Copper Sulfate, 0.5 # Zinc Suttate and water.
All amendments shall be incorporated into the native soil to a minimum depth of 6".
40
Note: The above soil preparation schedule is for generic in nature, and final amendment types and rates
shall be adjusted per recommendations of a soils analysis from a certified soils testing laboratory. The
contractor shall take and submit samples to the soils laboratory immediately upon award of contract. The
results of recommendations of the soils testing laboratory shall be submitted to and approved by the City.
A second copy shall also be provided to the landscape architect at the same time. The approved
recommendations for amendments and backfill shall be incorporated into the landscape plans prior to the
start of construction and shall become part of the approved plans.
11. A sample of organic bark mulch shall be provided for approval to Landscape Architect prior to delivery.
Provide and install in all planting areas not planted in turf a minimum 3" depth of approved mulch. Slopes
after mulch installation shall not exceed 3: 1, shall be evenly spread, and shall cover the soil completely.
12. The landscape contractor shall provide material submittals, catalog cut sheets, shop drawings or
samples of all\ material, equipment and assemblies used to complete the contract. Submit three copies
for landscape architect review.
THE
LIGHTFOOT
PLANNING
GROUP
PLANNING
5750 FLEET STREET SUITE 250
CARLSBAD.CA 92008
(760) 692-1924 FAX:(760) 692-1935
SITE DESIGN LANDSCAPE ARCHITECTURE
1>-!IDS
,__
!2
8
0:: ,.
v'·~-+--f
~--(YJf.Rrll'-Nl,
,---
NORTH
SCALE, 1"=20'
-I-.
• I-en
z
0 ___ (/)"-----C
<(
I r
/ --,--11111:: '/ -=::
--+-/-~_ --e--~
// ' , , , ' I //
// ;/
/
r
Xl5m~G E.I\SlM~f~l : Cf.: ucc;,l_lC r;:"i,i:1
➔FOAU )1,,;;::•/t..Y fii 1 %-F~·< DOC
R::8. 9-15--,1:1 BOOK .3.319 PllCE :-4
2x4 545 REDWOOD CAP-----~
2x4 CEDAR RAIL& (TOP • 60T) --~
FACING PROJECT (lx4 RAIL& IN 6ACKJ
4x4 REDWOOD POST& (13'-@' O.C. MAX)~
-H---Ix~ CEDAR 60ARD5 (VERT! ---~-
SIMPSON 'LC644' POST 6A5E &ET-------..__
INTO GROUTED MASONRY CELL& ----......._
WITH 1/2 ' DIA. GALV. 60LT5
RETAINING WALL CONSTRUCTION 6Y ----------
CIVIL ENGINEER COLOR 4 FINl&I-I TO
MATCI-I ARCI-IITECT'& TRASH ENCLOSURE
(&EE ARCI-IITECT'& &I-IEET A3.I FOR DETJ.
APPLY DUNN EDWARD& OKON STAIN
OKl28 (OR APPROVED EQ) ON ALL WOOD
SURFACE& PER MFRS. RECOMMENDATION&.
0 riOOD FENGIN6 OVER MASONRY AALL A ,------------SCALE: I/2 "=I'-0"
PLANT MATERIAL LEGEND
TREES
SYM BOTANIC.AL NAME C.OMMON NAME SIZE
~ SYAGRUS ROMANZOFFIANUM QUEEN PALM 12' BTH
® LOPHOSTEMON C.ONFERTIJS BRISBANE BOX 24"BOX
fl) MAGNOLIA GRANDIFLORA SOUTHERN 96" BOX MAGNOLIA
SHRUBS -50% HINIHUH 5 GAL SIZE
SYM BOTANIC.AL NAME C.OMMON NAME SIZE / SPAC.ING
0 ABELIA GLOSSY ABELIA 5 GAL. / 5' OC.. GRANDIFLORA
0 AGAPANTHUS LILY OF THE NILE I GAL. / 2' OC.. AFRIC.ANUS
e LANTANA TRAILING LANTANA I GAL/ 9' CX. MONTEVIDENSIS
0 HIBISC.US ROSA C.HINESE HIBISC.US 5 GAL / 4' OC.. SINENSIS 'FIESTA'
0 PHORMIUM HYBRID N.Z. FLAX 5 GAL / 4' OC.. 'DUSKY C.HIEF '
EB PODOC.ARPUS SHRUBBY YEl"l PINE 15 GAL / 4' OC.. MAC.RO. 'MAKI'
0 RHAPHIOLEPIS INDIAN HAl"lTHORNE 5 GAL. / 5' OC.. IND. 'SPRINGTIME'
0 STRELITZIA B IRD OF PARADISE 5 GAL / 5' OC.. REGINAE
GROUNDC.OVERS
SYM BOTANIC.AL NAME C.OMMON NAME SIZE / SPAC.ING
<§> FRAGARIA ORNAMENTAL FLATS/ 12" OC..
C.HILOENSIS STRAl"lBERRY UNDER.PLANT SHRUB
AREAS YV!N 5' OF
CURBS AND ~KS
IMPATIENS BIZZIE FROM 4" POTS
18" QC.
i'IALLERIANA LIZZIE TRIANGULAR
SPAC.ING
PELARGONUM IVY FROM 4" POTS
18" oc. ""~ PELTATIJM GERANIUM TRIANGULAR ~,.:...:=~~"' 1\.-L:-'-..:.~ --,_;~ SPAC.ING
TURF
SYM DESC.RIPTION SPEC.IFIC.ATION
' '.-. i1JRF5RASS SOD ·-·. MARATHON 2
If;'.://:.::..-: ,(/0-,,/( SOD
VINES
SYM BOTANIC.AL NAME C.OMMON NAME REMARKS
◄ GELSEMIUM C.AROLINA SPREAD AND
SEMPERVIR.ENS JESSAMINE ATTAC.H TO i"lALL
OR TRELLIS JI'{/
VINE TIES.
PARTHENOC.ISSUS BOSTON IVY SPREAD AND -TRIC.U5PIDATA ATTAC.H TO v-lALL
OR TRELLIS HI
VINE TIES.
APPROXIMATE EXTENTS OF PROPOSED BIOSY<lALE.
SEE C.IVIL GRADING PLANS FOR PREC.ISE LOC.ATION.
QTY.
6
15
5
QTY.
92
196
90
98
19
6
12
91
QTY./SF.
Jl'lHERE
INDIC.ATED
BY NOTE
FILL
AREA
FILL
AREA
QTY.
FILL
AREA
FILL
AREA
GTYJSIZE
10
(5 GAL)
4
(5 GAL)
II AS-BUILT ..
~~4:i W1!
I SHJEET I CITY OF CARLSBAD I SHEETC I
e----e----+------------------t-----+---+---+----t PLANNING DEPARTMENT 6
AP PRO VED FO R P LAN TING
AND IR RIGAT ION ONLY ,
IN CL lJDINC~ PREC:I S E
LOCAT ION OF PLAN TING
AREAS .
1----+----1-----------------+---+----+t-----1---1
□;i.JE INITIAL DATE INIT!Al Oti.TE INITIAL
ENGINEER OF WORK REV ISIO N DE SCRIPTIO N OTH ER APPROVP.L CITY .t..PPROVAL
PLANTING PLAN FOR:
ROOSEVELT STREET CONDOMINIUMS
2578 ROOSEVELT STREET
CARLSBAD, CA 92008
IAP7Ct( 4--E->k :tr: I\ · I+-,£>-,
Dti.TE PLANNING
OWN BY· DM PROJECT NO. DRAWING ~C
CHK D BY: QM
RVWD □Y· JT RP 04-04A/CT 06-18 431-SM
fmwl
\J-)
!?,,
~
,
16.75"
_,----\ 1
_,,---( 2
-----~ 9
Imperial Assembly
_____wilh_Qwciu'l!ll__
1. Imperial Assemblies 18" front entry Controller Assembly NEMA 3R
rainproof enclosure (UL listed)
2. Controller
3. Power switch/GFI receptacle
,t, Ms!tOI 11 !l ve I ele) e.5se11 ,~I) er pu1, •~ slmt rel a~• asseFAb~• (eplier;ol~
5. Terminal Board
B. Rc1,,ete Aeeess GenReeter fap~ianal~
7. 1" PVC conduit for 120 VAC from metered power supply
8. PVC conduit for control wires, si,:e as required
9. 1" PVC conduit for flow sensor l,,jll'-EI. · . . . .
,
1~£~=:...:::::;---;10 ~~~~= 11
' "'i
10. Mounting pad aluminum powercoated performed pad 20' x 30''.
11. Mounting pad base 12. Mounting pad mounting brace
Ill 11,1 12
--=111 .l-lll---' 13
13. Finish grade 2" below top of mounting pad 14. Fill voids with 318' Pea Gravel • Note all grounding
requirements for controller
assemblies shall conform
to local electrical codes.
A
-c=j 11~~,,-------j-l----+----fH---__;r--------i14
--TTT--
16.1511 x 00° LITE DUlY FRONT ENTRY CONTROLLER ASSEM6L Y
(ICA-13 SERIES) SCALE: N.T.S.
=-../ CONTROLLER CABINET l-----:---------EXTERIOR WALL OF
I~-------HUNTER MINI-CLIK RAIN &ENSOR
AND MOUNTING APPARATUS.
....___ _________ CONTACT CONTROLLER CA61NET
MFR (GREEN PRODUCT SALES·
l-949-!:>64-1.311) FOR MOUNTING
OF STEEL RAIN &ENSOR ENCLOSURE
ON SIDE OF PRE-A5SEMBLED
CONTROLLER CABINET PACKAGE.
-----------RAIN &ENSOR PRE-WIRED TO CLOCK
BY CONTROLLER CABINET MFR
® RAIN SENSOR
SCALE: N.T.S.
f.llNGE
FINl&f-1 C.l<APE
Ir.!' SELOW LIP
OFCONC.
,------I Ir.!' REDUCED PRESSURE
6Aa<FLOW A55EH6L Y UI/
TUO INDEPENDENTLY
OF'ERA TED SPRING-LOADED
POPPET-TYPE Cf.lECK VALVES
C...,-, __ ;..jf---6RONZE NIPPLE& I ELLS (TYPJ
J,4.--1!--~ UNION
11---f.llNGED VANDAL RESISTANT
EXPANDED METAL
PROTECTIVE ENCLOSURE
U ...___ CLASP AND LOCK
c _I O ~ CONC. FAD SLOPE TO DRAIN
I-i°I i° m_ _ I" c;ALY. NIFFLE5 I ELLS (TYFJ
' I I ~I I i' II I I i' 11 11 i' 1 rrfhi~-!lCf-1. 46 PVC MAIN LINE WA1ALE
TYPE 'I<' COFFER PIPE
F1'1CM METER/50Ul'ICE
-, 11 .111 111 ADAPTER TO SY6TEM
'--4' CLASS II ACu 6ASE
~JI< RELATIVE COMPACTION
'--W,, COMPACTED SU6c;i<APE
NOTE&. L COMPLl:TE UNIT SHALL INCLUOE TIIO NON-Rl&ING STEM RESILIENT &EAT CrATE VALVES, AND FOJI'! R!,&ILIENT SEATED
6ALL VALVE TEST COCK&.
2. WRAF ALL MET AL NIFFLES I ELLS UI/ 'SCOTCHII.RAF' NO. &I 6LACK PVC TAPE (3/4' OVEJ.LAPl OR EQUAL.
3. INSTALLATION OF 6ACKl'LOIIJ AS&EH6L Y SI-IALL ADf.lERE TO Q1U,p STANDARD DETAIL IIJ-20.
0,_eAC_K_FL_O_Vi_PREVEN __ TE_R ___________ _
\:::::.) SCALE: N.T.S.
' .
.
I(\
,_ ---: ' --
FINISH GRADE
-_..,_-;=-+++'=c.;+=,+.c-~ VAL VE 60X
~--------\r'-~n":'i-"=-m-24' x I' DIA WIRE COILS
'~'-'"tr--MASTER CONTROL VALVE
'_..r4-'7-c:.EOTEXTILE FA6RIC ! ; !._
ii . PVC MAINLINE -REFER TO
SPECIFICATIONS
-.P'VC UNION (TYP) • LINE SIZE
i) ~ ; ' 0 4 X 6 CONCRETE BRICK SUPPORT -_ __ _ :;fiP@ ~ · EACH CORNER
: 1--: r'_.:,: L. :·' CRUSHED GRAVEL
· · ' , , -• ' , ·· ' ' ·' ' I CU. FT.
• • ---f -' I :----_ '. •,--, ' __ ,
® MASTER VALVE
SCALE: N.T.S.
SIZE OF FLOW &ENSOR AND DISTANCE FROM MASTER VALVE AND FITTING&
PER MANUFACTURER &PEC5.
--'' ''' 1 ii ::, 6' CLR
2' TYP.
' . 1 I ____ I
I , i
! I
VALVE 60X
FLOW METER
WATERTIGI-IT CONNECTOR&
11----14--·~:-----24' x I' DIA. WIRE COILS C-rf~~-~~+--1
__ +.:1• ~. ----12' DIA SCH. 6(2) PVC PIPE
0
Fl-OW
F-,;-:.'-------BRICK SUPPORT
hCJ:-i~+c------CRUSHED GRAVEL • SURROUND
REDUCED DIA MAINLINE -LINE &IZE TO &ENSOR
"1"---SCH. 6(2) REDUCER 6USHING
i-=:~r-~~! i(_'.Ti[~'i 0~%9,Th.~fci{~J~R:i,.~, ~-i~i~~. '=i_. ~ ~~ rtJt~i/JttATION
,,_ ____ i&_' ___ ' . ____ ,-+1.':.::.!: :: . :: 8l ~6~11gONDUIT :i· 6ELow vALVE
® FLOYi METER E---------scALE: N.T.S.
-' I I ------' :----I I : -:
---: I i --
' ' I -I
: I -----:
--, ' I ---1 ' !-
' j'-'--I I -I
I i --,
• _:_1 ' -~-
---I 1 :----.. ! ! -
; ' I I ; ----i 1-------: -··-' ' . "" i
~------1(2)' VALVE 60X
~---6' DIA SCH W PVC PIPE
~--BALL VALVE • PER LEGEND
LINE SIZE r FINISH GRADE :ii" TT'P. ,~, · ' , , , ~--GEOTEXTILE FABRIC
-.
! ~--4 X 6 CONCRETE BRICK SUPPORT • ,...,..,, FULL PERIMETER
,----CRUSHED ROCK I CU FT. MIN.
.,.---PVC UNION
~-PVC MAINLINE • REFER TO
5PECIFICATION5
'-'-'-------pvc MALE ADAPTER
®-6AL_L_/;__150_LA_T_IO_N_V_AL_VE __________ SC-AL_E_: -N.-T.S-. _
,..--------3el-lNCH LINEAR LENGTH OF WIRE COILED
..,-----WATER PROOF CONNECTION (I OF 2)
~----ID TAC:!
.,.,,,,,,-,.----r--,.,,,.C-.""7'"'------:;,,.c---vALVE 60X WITH COVER
Uj 11111 llirA~~~7~;;1;:i ~:=~f+---FINl&H C:.RADE/TOP OF MULCH ...,,.,NI I-, If-.! Vu Cb oq FILTER FABRIC
S2; 0 REMOTE CONTROL VALVE:
on o PVC SCH 6e> NIPPLE (CLOSE) o,,
c PVC SCH 4(2) ELL 0 c.,
c PVC SCH 80 NIPPLE JLENc:.TH A5 REQUIRED)
..,,......,.."""-1/r ll/;!:?~~~~~ ~-ff' !1-~-::--4X8 CONCRETE BRICK (I OF 4)
Ji..;::;.,;:_,1o~--5CH 6fZI NIPPLE (2-INCH LENGTI-I,
HIDDEN) AND SCH 4fZI ELL
A---PVC MAINLINE PIPE
~-;::;r-----.;;:;::::s;;;;:~~~~~~ PVC SCH 4fZI TEE OR ELL
'-----PVC SCH 4(2) MALE ADAPTER
----3.(2)-INCH MINIMUM DEPTH OF 3~• WA&I-IED GRAVEL
'----PVC LATERAL PIPE @ !<EMOTE CONTROL VALVE
SCALE: N.T.S.
0 o0 oO
'fa'1r'\-*-,---ROUND VAL VE 60X
Y-1~------12'J.ik.i.l_ QUICK COUPLER VALVE -=-~-j I i ; FILTER FABRIC
,,_...,J1------j,;--j--..,_,_,---14 SAR 24' LONG GAL.
PIPE STAKE
.-,,--....-++-=-~;)l:>----BRA&5 NIPPLE 6' MIN.
~{ ~~ LENGTH
..,,.----++---+--BRA$& COUPLING
r;~~?..,.""_ .... _-_-_--4tt_f:__~+tei _-BRA&& SfZI DEG. ~ _&6 0~ STREET ELL
13RA55 NIPPLE 6' MIN.
LENGTH
1..,..,--__j-~-4X8 CONCRETE BRICK SUPPORT 4 (TYP)
.Je"---ri'li-,l+/w~--SCH. 4fZI SfZI DEG.
0 STREET ELL
0
.~---0 --DRAIN ROCK
--cr----;;lh,-----G,,..,--------PVC MAINLINE
0 ~ 0 ,;
@ GUICK COUPLER YALYE H---------scALE: N.T.S,
@ POP-UP SPRAY HEAD
FINISH GRADE/TOP OF MULCH
POP-UP SPRAY SPRINKLER, RAIN BIRD 1800 SERIES
pye, SC.H e,o NIPPLE (LENGTH AS REQUIRED)
PVC, SC,H 40 ELL
PVC SCH 40 STREET ELL
PVC SC.H e,o NIPPLE
(LENGTH AS REQUIRED)
PVC SC.H 40 STREET ELL
PVC LATERAL PIPE
PVC 5C.H 40 TEE OR ELL
SCALE: N.T.S.
"AS-BUILT II
-~
~ CITY OF CARLSBAD SHE s-]
t-----+--t------------------t---+----+--+--~ Li_J PLANNING DEPARTMENT
>----+-->------------------<---+----+---+---I
5750 FLEET STREET SUITE 250
CARLSBAD, CA 92008
(760) 692-1924 FAX:(760) 692-1935
SITE DESIGN LANDSCAPE ARCHITECTURE
APPROVED FOR PLANTING
AND IRRIGATION ONLY,
INCLUDING PRECISE
LOCA'l'ION O.B' PLANTING
AREAS. DATE INITIAL
ENGINEER OF WORK
DATE INITIAL DATE INJTIAL
REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL
IRRIGATION DETAILS FOR:
ROOSEVELT STREET CONDOMINIUMS
2578 ROOSEVELT STREET
PLANNING
CWN BY:
CHKD BY:
RVWD BY:
OM
OM
CARLSBAD, CA 92008
PROJE.GT NO. CRAWING 0.
RP 04-04A/CT 06-18 431-6
' £
[mso1 -,
t '
PROVIDE STAKING PER
TREE STAKING DETAIL
k 'I
,,--------FORM 3' WATERING !3ASIN WITI-I E3ACKFILL
501L MIX
BREATI-IER TUE3E<SJ • &EE DETAIL.
INSTALL PERFORATED PIPE LOOP
(AT OOTTOMJ ON OOX TREES ONLY.
------IS GALLON OR BOX CONTAINER TREE
@i--.:-::15;_6=-.;AL~L=O..;_;N;..;;O:..:..R.:...60::;:...;;_;X...;._;_1 RE;_;;=E;;;....;.;..;IN-=--S T.:...:..AL..;;;;.;;;;LA;....;..;,.;Tl..::..O.:...:..N ____ SC-A-LE-: -N-. T.S-. _
t PREVAILING HIND
o-O><o
SUPPORT STAKE
TREE TRUNK
PLAN VIEl"l
® TREE STAKING
FROND TIE DETAIL
FAN TYPE PALM ONLY
TIE PRIOR TO
PLANTING WI
ORGANIC
DEGRADA6LE
TWINE
z
I:
l'O
12' CLR.
~-C.UT OFF TOP OF STAKE TO C.LEAR BRANC,HES IF NEC-ESSARY
~-(b) -TREE TIES PER 5PEC.IFIC.ATION5
5PAC-E AS SHOHN. INSTALL PER
MFR. REC.OMMENDATIONS
~-(2) -2" DIA. x 10' LONG TREATED
LODGEPOLE PINE STAKES. INSTALL
TRUE AND VERTIC.AL. DRIVE INTO
UNDISTUR6ED SOIL ADJAC.ENT TO
ROOTBALL
SCALE: N.T.S.
_.---,v--FALM TRUNK TO BE SET PLUM6
(VERTICAL). WI-IEN NECE&&ARY, 6RACE
OR GUY PALM& A& DIRECTED 6Y Tl-IE
LANDSCAPE ARCI-IITECT.
3' LAYER OF MULCI-I FER 5PEC5.
100% &AND BACKFILL PER SPEC.
6ACKFILL TO BE WATER JETTED
DURING PLANTING.
3' WATERING 6A&IN IN PLANTER &I-IOVEL CUT EDGE IN TURF
FINISI-I GRADE
FERTILIZER TAB& PER &PEC.
INSTALL 50 TA65 TOUCI-I ROOTE3ALL
~:;.---COMPACTED BACKFILL
@ PALM PLANTING cr---'-----------SCALE= N.T.S.
5750 FLEET STREET SUITE 250
CARLSBAD,CA 92008
INSTALL 6REATHER
T\J6ES ON ALL TREES
PER TI-IE FOLLOV,ING
SCHEDULE,
14 5 GALLON NONE
15 GALLON (I) -3"
24"60X (2) -3"
36"60X (2) -4"
4e," 60X (3) -3"
60" BOX (4) • 4"
4 LARGER
646 (4) • 4"
PALMS
@i--=B:..;..REA-=-~THE:'.:~R~~11J.;;.;_6;;;;..; .. E;;;;,,; .. _-------------S-C-AL_E_: -N-.T.-S.-----~
·• '!' ;. : . • . ..... •
. . -• .. . . . .. NOTE:
STREET TREES AND
ALL TREES PLANTED
1"11THIN 5' OF /,'llALLS
AND HARDSCAPE
SHALL BE PLANTED
1"11TH A ROOT
DEFLEC. TION TYPE
BARRIER DEVIC.E. DO
NOT 1"1RAP ROOT
BARRIER AROUND
ROOTBALL. INSTALL
BARRIER AGAINST
INSIDE EDGE OF
C.UR6 OR V'l.ALL -HARDSCAPE, IN A
REFER TO PLAN R~f~ Xttcl~l1BLE. ---~~,_-_-_--5-' _--:-_,'!"'k--5-' -_:::----'T_L+---'-=='----='--.'__:,~~ PROVIDE A MINIMUM OF
,. 10 LINEAR FEET OF
/
APPROVED ROOT
J.L----10' ----I
PLANTING AREA BARRIER, ALIGNED ON
C.ENTER 1"11TH TREE
'-.__ TRUNK, 24" BURIAL "---.__ DEPTH. REFER TO
PLANTING PLANS
FOR TREE
LOCATIONS
® ROOT BARRIER E---------scALe: N.T.S.
NOTE:
r~~\?ek~i~ItLLA TION
BY FILLING PLANT PIT 1/2 FULL
Of C.LEAN POTT ABLE V'lA TER ALLOl"l TO HATER TO PERC.OLA TE
OUT PRIOR TO PLANT IN5TALLTION
® SHRUB PLANTIN6
~---C.ONTAINER SHRUB OR PERENNIAL
~---ROOTBALL -PLANT I'
ABOVE GRADE
~---5' HIGH BERM
~---BARK MULc.H LAYER,
AS REQUIRED, PER 5PEC.5.
---";Jc:;•r--FINISH GRADE
'"'f:;~t,J±lm!Jtr-'-''---BAC.KFILL MIX
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PLANT TABLETS {REFER TO SPEC.IFIC.ATIONS,
SCALE: N.T.S.
@ VINE PLANTING
® PLANT 5PAC,IN6
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SCALE: N.T.S.
SCALE: N.T.S.
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~ CITY OF CARLSBAD ~ l----+----+--------------1-----+---+--+----I L_-2__j PLANNING DEPARTMENT ~ l---+--+--------------1---+---+--+---I
PLANTING DETAILS FOR:
ROOSEVELT STREET CONDOMINIUMS
2578 ROOSEVELT STREET
CARLSBAD, CA 92008
THE
LIGHTFOOT
PLANNING
GROUP
PLANNING
(760) 692-1924 FAX:(760) 692-1935
SITE DESIGN LANDSCAPE ARCHITECTURE
APPROVED FOR PLANTING
AND IRRIGATION ONLY,
INCLUDING PRECISE
LOCATION OF PLANTING
AREAS. DATE INITIAL DATE INITIAL DAT£ INJTlAL
l APPRW.?J~ ! ~-~l-.oir !l-1..\--0'1 J
PLANNING DATE
DWN BY: D" PROJECT NO. o:;1:6~o.] ENGINEER OF WORK REVISION DESCRIPTION CHKD BY: ~" OTHER APPROVAL CITY APPROVAL RVWD BY: JT RP 04-04A/CT 06-18
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I. CONSTRUCTION
A. SCOPE OF WORK
1. This work shall consist of hardscape construction and fiatwork such as driveways
and walks. Bid price shall include all lobar,
materials, and equipment costs as well cs any other expenses necessary
for the completion of this project. ·
B. STAKING & LAYOUT
1. Field surveys for control of all construction and grading on the plans is the
responsibility of the Contractor. All field surveys, including construction
stoking, shell be under the supervision of the Contractor and verified by
the Landscape Architect 760-692-1924. Staking shall be performed on all
items ordinarily requiring grade and alignment ot intervals normally
accepted by building trodes involved.
C. FINE GRADING
1. Finish surfaces shall be free of irregular changes to prQvide a uniform grade
or smooth transition gradients.
2. Planter or lawn areas receive topsoil amendment to within no more than
0.10° above or below required sub grade elevation.
3. Walkway finish surface shall be shaped to line, grade, and cross -section,
with the finish surface not more than 0.10' above finish grade elevation
D. CONCRETE & MASONRY
1. General
o. Concrete work shall be constructed of Portland cement concrete type II or IIA
conforming to ASTM C150 unless otherwise specified. Concrete shall be prepared in a
manner generally acceptable to the trade. The Contractor shall provide facilities for
integrating any required installation of bonding, sleeves or inserts specified and perform
cutting and reinforcing of form required to accommodate them. Do not place any
concrete until all inserted items ore installed in their proper locations, secured against
displacement, cleaned, inspected, and approved.
b. All aggregates shall conform to ASTM C-144 for mortar and C-404 for grout.
Water shall be clean and potable from a domestic source.
2. Walk•
a. General
(1) Compact and tamp concrete in order to bring a 3/8" layer of cement/mortar to
the surface. Use wood screeds and masonry floats only, and apply the specified
finishes after excess surface woter hos disappeared.
(2) All walks shall be constructed of 2000 psi at 28 day concrete with a 4• nominal
thickness. (Provide specified finish and retardant as noted on the plan.) Surface area
of walk shall not exceed 100 sq. ft. without the incorporation of expansion joints.
b. All concrete flatwork shall drain at 27. away from buildings gnd structures.
Concrete walks shall drain with a 27. cross pitch. All water to be focused to
subsurface drainage fixtures.
3. Expansion & Control Joints
a. Expansion joints shall be constructed in curbs, walks and other paving as shown on
the plan. Joints shall be installed vertically and extend to the full depth ond width of
the work. Expansion joints shall be 20'-D" on center, not to exceed a surface area of
100 square feet unless noted otherwise.
b. Control joints shall be 5' -o• on center unless noted otherwise. Finish joint opening
shall not be wider than 1/8 inch.
4. Reinforcing Steel
a. General
(1) All rebor, wire and wire mesh reinforcement shall conform to details on plans
unless otherwise noted. Before being placed in work, oil reinforcing steel may have a
very slight rusting finish to enhance bonding properties. Steel shall be entirely free of
mill scale, mortar, oil, dirt, heavy rust or coating of any character which would likely
destroy, reduce, or impair its proper bonding with concrete or mortar.
(2) Reinforcing steel shall be either grade 40 or grade 60 billet steel conforming ta
ASTM A615. All bending or straightening shall be accomplished so that the steel will
not be damaged. Kinked bars shall not be used.
(3) Wire mesh reinforcement shall conform to ASTM A185. The gauge of wire and
mesh dimensions shall be shown on the plan.
5. Cleanup
a. The Contractor shall clean up & remove from the site all unused materials and
debris resulting from the work performed.
E. DRAINAGE
1. General
a. All drainpipe shall be ABS plastic, solid wall pipe. Pipe, fittings and joints shall
conform to ASTM D-2751 unless otherwise specified on the plan.
b. Drain pipe shall pitch ond drain at a .57. minimum slope away from all drain inlets.
2. Drain Inlets
a. Drainage inlets will be ABS plastic unless otherwise specified on the plan.
Installation will be per manufacturer's specification.
b. Planter areas of shrub or ground cover shall receive 4" atrium grote inlet.
c. Turf areas shall receive grade mounted drainage inlet or drop inlet as noted an the
plan.
d. Hardscape or paved areas shall receive grade mounted drop inlet or catch basins
as noted on the pion.
F. EXCAVATION
1. Dig trenches to a uniform width ond depth as specified on plans or as required
for proper installation of pipe. Provide 6" to 9" clearance on both sides of pipe.
Corry depth of trenches for piping to establish indicated flow lines and invert elevations.
G. MISCELLANEOUS PAVING
1. General
a. Furnish all labor matrerial & equipment to complete all paving and related work.
2. Decomposed Granite
o. D.G. material fines to be "A-1 pathway mix" by Hanson/A-1 Soils 856.715.5600
b. D.G. material to be mixed with 'Stabilizer' or eq. organic matrix hardener. Per the
manufacturer's recommendations.
c. Apply in 2" lifts in areas shown on plans.
3. Resilient Surfacing
a. Resilient surface shall be as shown an plans by Vitriturf, Surface America or
approved equal. Submit color samples in finished state (6"x6" tile minimum) for
subm itt□l review.
b. Install per manufacturer's recommendations.
II. IRRIGATION
A. SCOPE OF WORK
1. This work shall consist of the installation of a complete automatic irrigation system
as shown on the plans. Bid price shall include all labor, materials, tools and
equipment costs as well as any other expenses necessary for the completion of this
project.
B. IRRIGATION DESIGN
1. The plan is diagrammatic. Refer to notes, details, and legends to verify locations
of irrigation equipment.
2. Contractor shall carefully check and verify conditions on-site ond be familiar with
the location and details of on-site connections of water and power sources.
3. Discrepancies between the plan elements and/or site conditions must be brought
to 'the attention of the Owner's Representative during bidding and prior to
proceeding with any work. Failure to do so will result in responsibility by the
Contractor for any and all revisions that result therefrom.
C. MA1ERIALS
1. All materials shall conform to the local ordinances governing irrigation equipment.
2. All materials and equipment shall be new, and shall conform to the standards of
specification by the manufacturer.
3. Under any circumstances, n-0 substitution of equipment will be allowed without
prior written approval of the Landscape Architect and City Inspector. Contractor shall
submit data to support claims of equal performance. Standards of performance of
specified materials and equipment shall be used as a performance standard; substitute
material must match specified material.
4. Equipment and materials shall be as called out on the plan legend.
D. LAYOUT
1. Prior to installation, Contractor shall mark-out, with chalk or equal, all pressure
supply lines and laterals, indicate the locations of irrigation heads and valve
2. Layout shall be such that no hindrance or interference with planting or hardscape
construction occurs.
3. Owner's Representative shall approve layout and verify the location of control
clocks prior ta installation.
E. INSTALLATION
1. Irrigation heads ond risers shall be installed perpendicular to finish grade and/or
manufactured slopes and checked for adequate coverage prior to permanent
2. Flush all lines prior to installation of sprinkler heads.
3. Spacing of heads shall not exceed the radius indicated in the irrigation legend.
4. Thoroughly flush oil (lateral) lines prior to installation of sprinkler heads and/or
drip emitters. After installation of drip emitters, flush laterals a second time before
capping and pressurizing PVC lines.
F. TESTING
1. PRESSURE TESTS
□. All pressure mains shall be capped and tested at a hydrostatic pressure of 150
p.s.i. for a period of four (4) hours and prove water-tight, prior to installing remote
control valves. Any leaky fittings, joints and pipe shall be replaced and the line
b. Lateral lines shall be capped and tested at the design pressure, at the
lost head, for three (3) hours, and prove water-tight, prior to installation of sprinkler
heads. Any leaky valves, joints, fittings or pipe shall be replaced and the line retested.
c. All pressure tests shall be performed in the presence of the Owner's
Representative and City Landscape Inspector.
d. Contractor shall provide all equipment necessary to conduct hydrostatic
e. Contractor shall notify City Inspector 48 hours prior to hydrostatic testing.
2. Coverage Test
a. When system is complete, Contractor shall perform a coverage test to
determine that coverage is adequate and complete.
b. Adjustments shall be made by the Contractor to compensate for site
conditions ond variations in grade:
(1) Heads shall be adjusted in height and alignment after planting is completed and
prior to hydroseeding to ensure adequate coverage and that spray stream clears
adjacent plant material.
G. CONTROLLER SYSTEM
1. Controller shall be a solid state microprocessor based unit providing for manual or
completely automatic function.
a. Each station shall be capable of programming from 1-59 minutes and
shall operate a minimum of one 24 VAC remote valve per station.
b. Controller shall have capacity for everyday, every other, or every third day
programming and shall indicate the days watering occurs as well os
indicating if watering occurs on the current day.
c. Controller shall hove 4 separate start times per day; each individual start
time shall be programmable at any time of day.
2. WIRING
a. Wire sizing for control valve wires shall conform to the following chart:
Zero to 500 ft. -14 GA • 501 to 1,000 ft. -12 GA • 1,001 to 1,500 ft. -10 GA
In no case shall any valve be more than 1.500 ft. from controller.
b. Wire color shall be as follows:
(1) Controller system wiring shall be per detail on plans.
(2) Pilot wires shall be a different color wire for each controller.
(3) Common wires shall be white with a different color stripe for each controller.
c. Wiring shall be taped together at 10 foot intervals.
d. Provide expansion curls within 3 feet of each wire connection and at each
change of direction by wrapping 6 turns of wire around a 1-inch diameter pipe, then
withdrawing the pipe.
e. All splices shall be made with Scotch-Loe #3576 Connector Seal Packs and
Pen-Tite wire connector. Use one splice per connector sealing pack.
H. FINAL ACCEPTANCE
1. Contractor shall demonstrate to Owner the operation of each system and piece of
equipment.
2. Contractor shall provide all manufacturer's data for all equipment.
3. Contractor shall provide an 'as built' plan depicting the actual locations of lines,
heads, valves and controlling systems. Eoch valve for each controller will be clearly
shown and its station number indicated.
4. Contractor shall provide copies of each controller program, keys to the enclosure,
and any special tools delivered as a stock accessory to any of the equipment.
5. Maintenance period shall not commence until the requirements of this subsection
have been fulfilled to the satisfaction and acceptance of the Owner.
I. GUARANTEE
Contractor shall guarantee that the entire irrigation system is free from defects and
workmanship, for a period of one year. ordinary wear and .tear, unusual abuse. or
neglect excepted.
THE
LIGHTFOOT
PLANNING
GROUP
PLANNING
5750 FLEET STREET SUITE 250
CARLSBAO,CA 92008
(760) 692-1924 FAX:(760) 692-1935
SITE DESIGN LANDSCAPE ARCHITECTURE
~--'-· .llf ~ · ' '~,"
J. MAINTENANCE
1. OPERATION
o. Contractor shall adjust his watering schedule equal ta the application rote each
area is capable of receiving, based on topography, soil type, plant material, season and
weather factors. Owner's Representative shall be given a key to controller and
nstructions on how to turn off system in case of emergency.
b. Periodically (a minimum of once a month) Contractor shall check all systems for
proper operation and coverage. All heads are to be adjusted as necessary for
unimpeded coverage. Adjust outlets of distribution tubing as required for growth of
plant material. Observe the site regularly for puddling ond run-off. Change length
and/or frequency of the irrigation cycle to eliminate any problems.
c. Check filter mesh condition within five to seven days of initial operation.
If clean, check again in 30 days. Check condition of filter until a regular maintenance
interval can be established for each site-specific system.
d. The lines shall be flushed periodically and whenever repairs hove been done on the
system. If water quality is adequate, perform flushing at least once a month for 30
to 60 seconds.
e. Monitor and maintain optimum operating pressures throughout the system.
f. In March, all valve boxes shall be checked for soil invasion, cleaned out and new
grovel replaced as noted in original specifications.
g. All screens in backflow preventer strainers shall be checked and cleaned at least
three (3) times per year or as often as necessary.
h. Contractor shall utilize a repeat cycle on controller to eliminate excessive run-off.
i. To insure minimal obstruction of irrigation spray patterns, Contractor will be
responsible for trimming and making necessary adjustments to riser height as plant
material growth rotes indicate.
j. All systems shall be personally observed by the Contractor during operation cycle at
least once per month to verify effectiveness of sprinkler operation.
k. Contractor shall throttle down valves enough to prevent useless fogging,
allowing droplets for effective watering.
I. Hours of scheduled operation will be programmed to minimize disease occurrence of
plant material and reduce possible nuisance from sprinkler operation to pedestrians or
vehicles. To prevent leaf burn of mony plant species, do not operate the irrigation
system during warm daylight hours, generally between 9: 00 a.m. and 5: 00 p.m.
2. MAINTENANCE
a. Any repairs made by the Contractor will be in accordance with the original details
or os directed by Owner's Representative.
b. Repairs to irrigation system caused by conditions under which the Contractor
does not have any direct control shell be paid for by the Owner as extra work. Such
repairs are those caused by vandalism, normal wear and tear, storm damage (acts of
God), or by other parties. It shall be the Contractor's responsibility to report such
conditions immediately to Owner's Representative.
c. Contractor shall make minor repairs under this. contract. Minor repair shall be
defined as an occosional repair such as a broken riser, which can be repaired easily
without the need of a specialist.
d. Malfunctions of any nature which are deemed to be the fault of materials
or workmanship still covered under original installation guarantee shell be reported
immediately to the Owner's Representative.
e. Contractor shall furnish his own hoses, nozzles, sprays, and controller keys as
required.
f. Any damages to system caused by Contractor's operations shall be repaired without
charge to the Owner. Repairs shall be made within one watering period.
g. It will not be the responsibility of the Contractor to pay for heads requiring
placement, but he will be responsible for the labor involved.
Heads shall be of the exact type as previously installed. Substitution will be allowed
only with prior approval of City.
K. ADDITIONAL WATER LINE NOTES
1. SEPARATION BETWEEN WATER, SEWER, RECLAIMED WATER, AND OTHER
UNDERGROUND UTILITIES
Horizontal and vertical separation of water, reclaimed water. and sewer mains shall
adhere to State of California Department of Environmental Health "Criteria for the
Separation of Water Mains and Sanitary Sewers."
a. Horizontal Separation: Ten (10°) foot minimum separation between water, reclaimed
water, and sewer mains shall be maintained. Any special situation requiring less
separation will require District approval.
b. Vertical Separation: Twelve (12") inches minimum separation
between water, reclaimed water, and sewer shall be maintained at all crossings, all
crossing should be at 90 degree angles horizontally. Normally, water, reclaimed water,
and sewer shall be located horizontally from the streets finish grade surface in
the order of the higher quality, i.e., woter shall be above reclaimed, reclaimed above
sanitary sewer.
Ill. LANDSCAPE PLANTING
A. SCOPE OF WORK
1. This work shall consist of performance of soil preparation, planting and hydroseeding
of those materials called out on the plans and installation of material per the details
depicted on the plans. Bid price for this work shall include oil lobar, materials, tool
and equipment costs as well as any other appurtenances necessary far the completion
of this project.
B. PLAN
1. The plan is diagrammatic. All plant material locations shown are approximate.
Plant symbols take precedence over quantities.
C. MATERIALS
1. PLANTS
a. All plants shall be healthy, of normal growth, well rooted and free of diseases and
pests. Quality and size shall conform to the state of California Grading Code of
nursery stock, number one grade.
b. Plant material shall not be root-bound. Owner reserves the right to reject any
and all material found to be defective. Defective material shall be removed from site
and replaced with acceptable material at Contractor's expense.
c. Contractor shall be responsible for damage to plant material due to negligence or
irrigation system failure during construction or during the maintenance period.
2. SEED
a. All seed is to be delivered to the job site unmixed and in separate sealed
containers. Each sealed container shall bear the seed suppliers tags indicating the
container weight, seed type, purity and germination.
b. All seed shall be labeled according to State and Federal Seed Lows.
c. A sample of eoch seed type shall be drawn and held for testing before seeding
operations. If any discrepancy between specifications and germination material is
discovered, Contractor shall pay for seed tests by Rons.om Labs (805) 684-3427, and
shall replace seeded area with specified mix.
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D. SOIL PREPARATION
1. Planting areas of 4: 1 slope or less shall be ripped or serrated to a depth of six
(6) inches in a horizontal direction prior to any planting or irrigation installation.
2. Backfill mix and amendments shall be as specified from soil tests. All backfill and
amendments shall use native soil as a mix base. For bid purposes use:
7 ports on-site native soil
3 parts composted organic soil amendment -Synogro or equal
17 lbs 12-12-12 NPK fertilizer per cubic yard
2 lbs iron sulphate per cubic yard
Contractor shall be responsible for obtaining soil tests and preparing backfill mix per
soil test recommendations. Submit soil test results to City Inspector for approval
prior to soil amending and/or backfilling.
3. General soil preparation for areas which are less than a 2: 1 gradient (amount per
1000 square feet)
4 cubic yards Synagro -Recyc Soil Conditioner 1-909-371-3929
50 lbs. Humate Plus -TriC Enterprises 1-800-927-3311
25 lbs. granular fertilizer
50 lbs. Ag Gypsum
1 D lbs. Soll Sulfur
4. Top dress all slope areas 2: 1 or steeper with the following lightly rocked into soil
approximately 1•-2• depth -(amount per 1000 square feet)
6 cubic yards Synagro-Recyc Soll Conditioner 1-909-371-3929
10 lbs. Soil Sul fur
1 gallon Plants Choice SR (sprayer applied) -Plants Choice 1-619-661-6712
E. PLANTING
1. General
a. Set plant plumb and hold rigidly in position until soil has been tamped firmly
around ball or roots.
b. Use only specified backfill mix for backfill of planter pit.
c. Backfill pit with mix to half its depth and woter thoroughly. Back fill remainder of
pit with mix. Tap down firmly to eliminate all air pockets. Do not compact.
d. Construct watering basins equal to diameter of pit excavated for planting
plant material. Depression of each basin shall be capable of holding a depth of 3
inches of water.
e. After watering, any settlement within basins shell be refilled to required grade with
prepared soil.
2. Container-Grown Plants
a. Can removal: Do not injure root boll. Carefully remove plants without injury or
damage to root boll. After removing plant, superficially cut edge-roots with knife on
three sides.
b. Box removal: Remove bottom of plant boxes before planting. Remove sides of
box without damage to root ball ofter positioning plant and partially backfilling.
c. Dig planting holes to accommodate root balls as per detail on plans.
d. Hand backfill and hand tamp leaving a slight depression around plants.
F. STAKING OF TREES
1. Stake designated trees as per detail, with minimum of one stoke on windward side
of tree.
G. GENERAL
1. Maintenance for all palm planting areas will be for a minimum of 120 days
exclusive of other maintenance requirements for the project. The Contractor shall also
follow direct maintenance as specified. Refer to Specification Section J for additional
information and direction.
2. Mulch Application
a. All planting areas, with the exception of areas with slope gradients in excess of
25% (4:1 and greater) shall receive a 3• layer of mulch.
b. Mulch material shall be recycled tree trimmings containing no grass, weed seed,
trash or other contaminants. Screened 3" to 3/a" fines. Available through
Synogro-Recyc 1-909-371-3929. Submit sample to City Inspector for approval
prior to bulk delivery to job site.
c. Additional mulch application may be required during maintenance/establishment
to maintain 3" layer depth due to settling and compaction.
H. GUARANTEE
All shrubs and trees shall be guaranteed by the Contractor for the following
lengths of time upon completion of the specified maintenance period:
1. All trees and shrubs far duration of maintenance period.
2. All one gallon shrubs -120 days.
3. All five gallon trees and shrubs -120 days.
4. All 15 gallon trees and larger -180 days.
I. MAINTENANCE
1. The entire project shall be completely and satisfactorily maintained for a period of
120 calender days. The Contractor shall coll far the start of estoblishment/maintenace
once the project is substantially complete -(1007. h □rdsc□pe, flotwork and furnishings
installed -957. Planting & Irrigation installed). Establishment and maintenance period
shall commence upon the date of completion of the work, as authorized in a written
notice from the Landscape Architect after a 'start of establishment period' inspection
has been completed by lhe Owner's representative; and all punch list items have been
corrected by the Contractor.
2. Maintenance shall consist, but not be limited to, the following:
a. Care and maintenance of plant basins for container stock. Removal of known
noxious weeds from project area.
b. Replacement of diseased or dead container stock.
c. Clearing of drainage structures of debris that might impede the fiow of water
through them.
d. Weekly edging & mowing and/or inspection of all turf areas.
e. Removal of all trash, debris and plant litter from site.
f. Cleaning, brush or power washing of flotwork and furnishings at least one time, or
more if directed by the Owner or Landscape Architect.
g. Contractor shall be responsible for protecting the work from vandalism and
accidental damage, damage by frost or torrential rains. Any damage shall be promptly
repaired ot no additional cost to the Owner.
h. Contractor is responsible for all repairs or replacements caused by acts of
vandalism, including removal of graffiti, and/or refinishing as required.
i. Contractor shall inspect the site no less than once per week during the
maintenance period.
2. Final Acceptace
a. The Contractor shall show evidence to the Landscape Architect that the Owner hos
received all required manuals, accessories, maintenance recommendations, etc. before
final inspection con occur.
b. Notification by the Contractor shall be made in writting to the Landscape Architect
at least seven (7) calender days prior to final inspection far acceptance. The final
inspection of the work shall be mode in the presence of the Owner's representative and
the City Landscape Inspector at the time the work is completed.
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~ CITY OF CARLSBAD I SHE6ETS] t====jt===j==============================~t====t====t====1===j ~ PLANNING DEPARruENT
1W11,<l"D .. """"
APPROVED FOR PLANTING
AND IRRIGA'TION ONLY,
INCLUDING PRECISE
LOCATION • OF PLANTING
AREAS.
SPECIFICATIONS FOR:
ROOSEVELT STREET CONDOMINIUMS
2578 ROOSEVELT STREET
CARLSBAD, CA 92008
l---+---+-------'-----l---l----1----1-----11-APP-'-Rp=~v_rn"-" f:c....i _(~-'-'="'-=......__ __ _ 1/. "'1-i Cr:-E1,\:-s;,7t
PLANNING
)(./-l·o7 J
DATE
DAlE INITIAL
1:.NGINEER OF WORK REVISION DESCRIPTION
.
DATE JNITJAL DATE
OTHER APPROVAL CITY APPROVAL
DWN BY:
CHKD BY:
RVWD BY:
OM
PM
JT
PROJECT NO.
RP O4-O4A/CT 06-18
DRAWING NO]·
431-6M
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