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HomeMy WebLinkAboutDWG 443-4L; CT 05-19; CARLSBAD MEDICAL VILLAGE LOT 1; 01-12LANDSCAPE PLANS PREPARED FOR: CARLSBAD MEDICAL VILLAGE, LOT 1 CORNER OF HIGHLAND AND CARLSBAD VILLAGE DRIVE CARLSBAD, CALIFORNIA BEG:l'.C:1 EP HA:D=B NQ i e;:,; I. AL.I. 1-'!0RK SHAL.L. 6E DONE IN ACCO~ANC,E Y'IITH THE CARLSBAD MUNICIPAL. V'IATEI'< DISTl'<ICT'S "CARl.S6AD i'<E'C.L.AMATION i'<ULE'S $ i'<E'ISUL.ATIONS FOR CONSTl'<UCTION OF RE'CYCL.ED V'IATER MAINS" DATED OC.T06ER I<!<!.,. :2. DRINKINIS FOUNTAIN$ SHA!..!. 6E PROTECTED FROM el"RAY OF RE:CYCL.ECJ V'IATER 6E5T MANAISE'Me:NT PR.ACTICES SHALi. 6E USED TO MINIMIZE i'<E'CYC.L.ED 1-'lATER ENC.ROACHMENT ON PU6L.IC. FAC.IL.ITll:S f>UC.H AS PIC.NIC. TA6LES, 66G'S FLAY<SROUNDS, SAND TOT L.OTS, e:TC. S. 6E5T MANASEMENT PRAC-TICES SHA!.!.. 6E USED TO EL.IMINATE OR C.ONTRCL TO THE 6EST e:XTENT FOSSl6L.E FONP!Ne, RUN-OFF, OVERSPRAY, ANP MISTINS. 4. HOSE 6165 ARE STRICT!.. Y PROHIBITED. 5. ON SITE C.R055-CONNECTION5 ElETl',!eEN RECYCLED >'¼TEI': LINES AND POTAElL.E KATER L.INES ARE STRIC.TL. Y Fl':OHl61TED. fi. NO SUBSTITUTION OF' PIPINS MATERIALS V'!IL.L BE ALLOV'!ED V'!ITHOUT PRIOR APPROVAL. 6Y THE C.ARL56AD HUNIC.IFAL V'!ATl=R DISTRIC.T. i. AL.I. ONSITE FIFES SHALL HAVE V'!ARNIN<S TAFE FER CARLSBAD MUNIC.IFAL V<ATER DISTRIC.T'S l':ULES AND RE6Ul.ATION5. *e. THE IRRIISATION SYSTEl--15 SHALL BE RUN 6ETV'IEEN THE HOURS OF 10,00 F'M AND b,OO AM THE FOL.L.OHINS MORNINIS. SPOT IRRl<SATION C.OULD 6E DONE AT A DIFF!:RENT TIHE V'IITH QUAL.IFIED SUPERVISION F~NNEL ON SITE. 'i. PR.OVIDI: A MINIMUM OF AT l.EAST le> !Ne.HES OF COVER OVER ALL HIRINS AND FIFINS. ANO RE4$ULATION5. 10, NON-DESl<SNATED USE AREAS 6HAL.L BE PROTECTED FROM CONTACT HITH RECYC.LED V<ATER, HHETHER BY HINDEILOHN SPRAY OR 6Y DIREC.T AFFLIC.ATION THROUeH IRRISATION OR OTHER USE. L.AC.K OF FROTEc.TION, HHETHl:!R 6Y DESI.SN, CONSTl':Uc.TION PRACTICE:, OF< SYSTEM OPERATION IS 5TRICTL. Y Fl':OHl61TED. II. IRRl6ATION HEADS SHAL.L 6E RELOC.ATED OR ADJUSTED TO PREVENT OVEFl.619'1.AYINe 61DE>'¼LK5, S"m.E:ET6 AND NON-DE61.SNATED USE AR<:AS. 12. RECYCLED V'IATl:R GlUICI< COUFL.!Ne VALVES SHALL SE OF A TYPE DESl6NE:D FOR THE USE ON RECYCLl=D V'IATER DISTRll9UTION $Y6TEM6 (SPIKES NOT INTEF1.c.HANeE:A6L.E HITH FOTA6LE WATER. GlUIC.I< C.OUPU:R SPIKES) PeR CARL56AD MUNICIPAL WATER DISTRIC.T'5 RULl:5 AND RESULATIONS. l:l. METERS SHALL 6E SIZED BY THE CARl.S6AD MUNIC.IFAL V'IATER Dl5TRIC,T. 14. ALL IRRl<S>ATION PIPES SHALL 6E STENC.ILED V'IITH THE V<ARNINS "NON-POTABLE" OR "REC,YCL.ED HATER", COLOR-CODED (FURPL.E) AND LAID HITH V'!A~INe TAFE AND STENCILINe ORIENTED TOWARD THE TOP OF THE TRENCH FER C.ARL.S6AD MUNIC.IFAL V<ATER DIST!s.lC,T'5 rWLEe AND RESULATIONS. 15. ALL FOTAELE Y'IATER AND REC.YCLED V<ATEF< PIPINe SHALL 6E INSTALL.ED V'IITH THE STENC,ILINe ORll;NTED TOV'IARD THE TOP OF THE TRENCH. II>. HHEN A POTA6LE V<ATER LINE AND l'<EC.YCLED V'IATER LINE: CROSS, THE REC,YCLED V<ATEFI. LINE SHALL. 6E INSTALL.ED il'IITHIN A PROTECTIVE SL.E:EVE. THE SLEEVE SHALL EXTEND 10 Fl:!ET FROM EACH SIDE, FROM THE C.1:!NTER LINE OF FOTA!;LE f'¼TER LINE, FOR A TOTAL. OF' 20 FEl:!T. Ii. A 10 FOOT HORIZONTAL. SEPARATION ElETV'IEEN POTABLE: WATER AND REC,YCLED V'IATER MAINS MUST 6E MAINTAINED AT ALL TIMES. THE POTA6LE l.lNE MUST BE INSTALLE;D ABOVE THE RECYC.Ll=D V'IATER LINE. lb. A MINIMUM OF 12 INC.HES OF Vl:!RTl<:;AL 61::PARATION 6ETWE!=N UTILITIES MUST 6E MAINTAINED AT ALL TIMES. *1'1. THE REQUIRED CR05S-C.0NNEC,TION SHUTDOHN TEST SHALL 6E DONE SY THE CARLS6AD MUNIC,IPAL. V<ATEI<. DISTRICT AND THE SAN Dle<SO C,OUNTY DEFAFI.TMENT OF E:NVll'WNMENTAL. He:ALTH. 20.QUICI< COUPl.lNe VAL.VES USED IN RECYC,LED HATER SYSTEMS SHALL C,ONFORM TO THC: FOLLOWIN6, SHALL HAVE ACME THREADS (SPIKES NOT INTERCHANeEASLI= HITH FOTAELC: HATEFI. GIJIC,K C,OUFLEl'lt SPIKl:S) AND PURFLl:-C.OLORl=D LOC.KIN6 COVERS PERMANENTLY ATTACHED TO THE VAL.VE. QUIC-K C,OUFl.lN<S VAL.VES SHAL.L 6E NELSON #764$, HUNTEI<. #HVIOOA•RL-NP, OR APPROVED EQUAL.. 21. THE REQUIRED CROSS-CONNECTION IN5FEC,TION SHAL.L ee DONE 6Y EITHl=R THE C.ARLS6AD MUNICIPAL. WATER DISTRICT AND/OR C.OUNTY OF SAN DIEOO. DEFT. OF PUBLIC HEALTH. C.OFIE6 OF THE IN5FEC.TION ru!FORTS HILL BE FOF1.V<AF1.De:D TO THE NON•INSPE:C.TINe PARTY. *.z2. DEVEi.OFER 5HAL.L SHOH THE LOC.ATION OF ~YC.LED WATER 516NS "DO NOT DRINK" ON THE&!: FL.ANS. *.2::1. AN ON SITE USER/51JPERVISOR SHAL.L ee DESl<SNATED IN HRITINe. THIS PEF1.50N SHALL. 6E FAMILIAR Jr,IITH FL.UM61N6 SYSTEMS HITHIN THE: PROPERTY, HITH THE BASIC. C.0Nc.EF'T6 OF BAC-KFLOH/C.l'<.055-CONNEC.TION PROTECTION, AND THE 5FEC.IFIC REQUIREMENT$ 01" A RECYCLc:D HATl;R SY51"l;M. COPIES OF THE DESl6NATION, V'IITH CONTACT PHONE= NUMBERS, SHALi.. BE PF<OVIDED TO THE C.ARL56AD MUNICIPAL V'IATER DISTRICT AND THE COUNTY OF SAN Dl!:60, OEFT. OF ENVIRONMENTAi. HEALTH. I. SUIDEL.INES FOR REC.YCL.ED V'IATER use, I. IF<RIISATE 6ETV'!EE:N THE HOURS OF 10,00 PM AND i,,00 AM ONLY. WATERIN<S OUTSIDE OF THIS TIME FRAME MUST 6E DONE t-lANUAL.L Y HITH GUAL.IFIED SUPERVISORY PERSONNEL ON . SITE. NO SYSTEM SHALL AT ANY TIME BE LEFT UNATTl=NDE::D DURiN6 use OUTSIDE OF THE NORMAL. SC.HEDULE. 2, IF<F<IISATE IN A MANNER THAT HIL.L MINIMIZE RUN OFF, FOOL.INS AND FONDINIS. TH!; APPLICATION RATE SHALL NOT EXCE:ED THE INFILTl'<ATION Fl.ATE OF THE SOIL. TIMEl'<S MUST ElE AD-VSTED SO AS TO 6E COMFAT16L.E HITH THE: 1..0Hl;:ST SOIL INFIL TAATION RATE PF<!:Sl=NT. THIS PROCEDURE MAY 6E FACILITATED 6'T' THE EFFICIENT SC.HEDI.ILINe OF THE AUTOMATIC CONTROL CLOCKS, I.e. E:Ml"LOYINe THE REPc:AT FUNc.TION TO BREAK UP THE TOTAL IF<Rl6ATION TIMc: INTO C'T'Cl.!':S THAT i'llL.L FF<OMOTE MAXIMUM SOIL. A6501'WTION. 5. ADJUST HEAD& TO ELIMINATE OVER-SFAAY ONTO AREAS NOT UNDER THE CONTROL OF THE CUSTOMER, FOR EXAMPLE, FOOL DECKS, PRIVATE PATIOS AND LOTS, AND STREETS AND 610c:V<ALKS. 4. MONITOR AND MAINTAIN THE SYSTEM TO MINIMIZE EQUIPMENT AN;::> MATERIAi. FAILIJ!'U,;. 6F/.OKEN SPRINKLER Hc:ADS, LEAKS, UNF1.ELIA6LE VALVES, !':TC. ~HOULD eE REPAIRED AS SOON AS THEY 6ECOME APPARENT. S. EDUCATE ALL HAINTENANCE: PERSONNEL ON A CONTINUOUS 6ASl6 ON THE F'RESENC!:' OF' RECYC.LED HATEFI.. F:::F1.60NNEI.. MUST 6E INFORMED THAT f<ECYC,1.1:D V<ATEFI. IS ME:ANT FOFI. IRRl6ATION PURPOSES ONLY, AND IS NOT APPROVED FOR DFI.INKINe PURPOSES, HAND, TOOL V<ASHIN6 ETC. <SIVEN THE HIGH TURNOVER !'!.ATE OF EMFLOYEE:S IN THE L.ANDSC.AFE: INDUSTRY IT 15 IMPORTANT THAT THIS INFORMATION BE DISSEMINATED ON AN ALMOST DAIL. Y 6ASIS. IT 15 YOU, THE LANDSC.AFE CONTRACTOR, HHO 15 F1.ESPON516LE FOR EDUCATINe e:AC,H AND !:VERY ONE OF' YOUR EMPLOYEES. 6. 06TAIN FRIO!'!. AFFROVAL. OF ALL FROFOSED CHAN5E6 AND MODIFIC,ATION6 TO ANY PRIVATE, ON-SITE FACILITIES. SUCH CHANISE:S MUST 6E SU6MITTED TO, AND APPROVED 6Y, THE: DISTRICT EN\$1NEERIN6 OFFICE AND DESl<SNED IN ACCORDANCE HITH DISTRICT STANDARDS. 1. ALL R!:CYCL.ED V<ATER SFRINKL.ER CONTROL. VAL.VE$ SHAL.L. 6E TAe<SED HITH IDl=NTIFICATION TAe5. A. TA<SS SHALL 6E ::l"x4" V'!EATHERFROOF PLASTIC, PURPLE IN COL.OR, il'IITH THE WORD5 "V<ARNINe -!'1.EC.YCLED. Y'IATER • DO NOT DRIN!<." ON ON!; SIDI= AND "AVl&O - AeUA IMPUAA•NO TOMAR" ON THE OTHER SIDI=. IMPRINTINe SHALL 5E PERMANENT AND 6LACK IN COi.OR. U$E TA<SS A& MANUFACTURED ElY T. CHRISTY ENTERPRISES OR AFFROVE:D EQUAL, 6. ONE TA6 SHALL EIE ATTACHED TO E:AC.H VALVE AS FOLLOv-1$, I. ATTACH TO VALVE STEM Dll'<i=C.TL. Y, 01'< il'IITH Tie HRAP. OR .. , 2. ATTACH TO SOLENOID il'IIRE DIRECTLY OR HITH PL.A5TIC TIE HAAF. OR .•. 5. ATTACH TO VAL.VE COVER HITH EXISTIN6 VAi.VE C.OVER SOLT. e,, ALL SPRINKLER HEADS SHALL 6E IDENTIFIED A5 RECYCLED V<ATER 51"RINKLER HEADS. 11. EACH AUTOMATIC C.ONTRCI.LER AND ITS ASSOC.IATED E:at.JIPMENT SHALL 6E IDENTIFIED HITH A SI.SN BEARINe THE HORDS "Rl=CYCLE:D Y'IATER USE FOR IRRl<SATION" IN l=N5l.15H AND SPANISH HITH SLACK LETTERS I ln.;h HleH ON A PURPL.e 6ACK.SROUND, THE 516N SHALL. ee PLACED 50 THAT IT CAN 6E READILY SEEN 6Y ANY OPERATIONS PERSONNEL U61Ne TH!': i::GlUIFMENT. INSPECTION FB,Qc.EPYRI;5, INSPECTION OF THE FROJEC.T SHALL 6E FEl'!.FORMED SY THE LANDSCAPE ARC.HITECT OF THE HORK, Of'!. HIS Dl=Sl<SNATED A<S,ENT, REFER TO THE 5CHl=DULE OF REQUIRED IN&FEC.TIONS AND REQUIRED 5'J6MITTAL5. FOLLOHIN<S C.OMPLETION OF THE WORK, THE LANDSC.AFE ARc.HITECT OF THE WOF!.K HILL CERTIFY THAT THE INSTALLATION HAS 6EEN COMPLETED 6Y 006MITTIN6 THE "FINAL. LANDSCAPE CERTIFIC,ATION FROM" A REQUEST FOR FINAL. LANDSCAPE INSPECTION 6Y THE C.ITY MUST ee MADE 6Y C.ALLINS THE INSPE:CTION REQUEST LINE. "FINAL. LANDSCAPE: CEFI.TIFICATION FORM" FAX TO, 1t>O-q44-t>'i45 LANDSCAPE INSPECTION REQUl=ST PHONE LINE, it,0-602-4602 I. l.ANDSCAPE ARCHITECT'S C.ON5TRIJCTION INSFEC.TION SHALL. INCLUDE, A. LOCATION PIPE LINE:5. 6, TRENCH DEPTH C.. REQUIRED SEPARATION (HORZONTAL AND \/ER.TIC.AL) D. PIFE IDENTIFICATION E. FOINT5-0F-CONNECTION (POC.'$) F. LOCATION AND IDENTIFIC.ATION OF SFRINKL.ER HEADS. e. Y'IARNINe &1<9N5 AT THE SITE AND ON THI= TRUC-KS HAUL.IN6 REC.-!'CLED Y'IATER (IF Rf:CYCI..ED HATER 15 U5E:D FOR CONSffil.lCTION), AN Al"PROVED LETTER !'sE<SARDINe THE INSPECTION OF THE PROJECT 5HAL.L SE OBTAINED FROM THE CITY AND DISTRICT, AND 6E FORV<ARDED TO THE SAN DIEeo COUNTY DEFT. OF ENVIRONHENTAL. HEAL.TH PRIOR TO FINAL INSPECTION APPROVAL.. II. DISTRICT FINAL INSPECTION SHALL INCLUDE, A. COVERA<SE: TESTS, AFTER COMPLETION OF THE SFRINKL.ER SYSTEM TO DETERMINE THE ADEQUAC.Y OF C.OVERA<SE ON THE APPROVED USE AREA AND PROTECTION OF AREAS NOT APPROVED FOR REC.EIVIN6 l's!:C'T'CL.ED Y'/ATER. 6, HARNIN<S SIGN& AND I.ASEL& C. QUICK COUPL.IN0 VAL.VES D. ALL. ASPECTS OF THE: IAAl6ATION CONDITIONS, INCLUDINS V'IIND6LOHN SFRAY, RUNOFF AND FONDIN<S,. E. REQUIRED PROTECTION OF AL.L RESIDENTIAL AREA&. F. f<EQUIRED PROTECTION OF HELLS, STREAMS, RESERVOIRS, ETC. e. CROSS-CONNEC.TION. 111. ANNUAL. INSFEC. TION SHALL INC.LUDI:, A COMPL.Ere INSPECTION HHICH SHAL.L COVER PART A, FART 6, AND PART 5 OF THE DISTRIC.T'S FINAL INSPECTION. REVISIONS MUST 6E APPROVED SY FUElLIC HEAL TH ENISINEEFI., CITY FLANNINe DIRECTOR, AND DIS"m.lCT ENelNE:ER PRIOR TO IMFLl=MENTATION IN FIEL..D. RECYCLED WATER SYSTEM -FUTURE (PRIVATE) SEE SHEET 2 FOR RECYCLED WATER USE MAP HIGHLAND DRIVE T l I I , OFl'K!E 'II UH?fflO ±6,265-S.F. UMITNI f'.f, :t:~41,50 CITY O, OCEANSIDE PACIFIC OCEAN VICINITY MAP \ KEY MAP HWY. 't 't. ""' 0 ~ CITYOFi ~ CARLSB D i CITY O, ENCINITAS LANDSCAPE AREAS TOTAL SITE IS 63,156 S.F. (EXCLUDING BUILDING) TOTAL LANDSCAPE AREA IS 22,306 S.F. 35 % OF THE TOTAL SITE IS LANDSCAPING ZONE ONE LANDSCAPE AREA 5,970 9.74 S.F.9% OF SITE. , ' ZONE TWO LANDSCAPE AREA -~16=32=6~-S.F. A._% OF SITE. (EXCLUDING SLOPES) NOTTO SCALE ~ NORTH ..t""-----18'-----.....,,,. 1 N.T.S. IN ORDER TO CONSERVE WATER ... RECYCLED WATER IN USE DO NOT DRINK NO TOME ELAGUA WASH HANDS AFTER CONTACTING LAVESE SUS MANOS bESPUES DE USAA SIZE, 18" X 1e," SHEET INDEX: TITLE SHEET ........... , ........... , ...................................................... . USED WATER MAP .. :., ................................................................ . IRRIGATION PLAN ...... \ ....... , ................ , .................................... . IRRIGATION LEGEND & PRESSURE CALCULATION .............. . IRRIGATION DETAILS ........ :,, .............................. , ...... , ................ . IRRIGATION DETAILS ...... , ................................................ ,, .. , .... . IRRIGATION DETAILS ........................ , ............... , ..... , ................. . PLANTING PLAN ......................................... , ............................ .,. PLANTING DETAILS ANO NOTES .............................................. . IRRIGATION SPECIFICATION, .................... ,., ........................... . PREPARED fOR: CARLSBAD MEDICAL VILLAGE, LP. 9225 Dowdy Drive, Suite 106 San Diego, CA 92126-6364 Tel. No. (858) 271 -4520 PREPARED BY: TESHIMA DESIGN GROUP 9903 Businesspark Avenue, Suite C San Diego, CA 92131 858.693.8824 OWNER/SUBDIVIDER: CARLSBAD MEDICAL VILLAGE, LP. 9225 Dowdy Drive, Suite 106 San Diego, CA 92126-6364 Tel. No. (858) 271,4520 PROJECT DESCRIPTION . THE CURRENT SITE CONSISTS OF TWO PARCELS. THE APPLICANT WILL APPLY FOR A LOT CONSOLIDATION INTO A SINGLf;: PARCEL 1 2 3 4 5 6 7 8 9 10-12 ON THE SINGLE PARCEL FIVE DETACHED SINGLE-STORY MEDICAL OFFICE BUILDINGS TOTALLING APPROX. 23,475 S.F. WILL BE BUILT. THE BUILDINGS WILL BE SOLD AS "AIR SPACE" CONDOMINIUMS. EACH MANAGED BY AN OWNER'S ASSOCIATION. PROJECT LOCATION THIS PROJECT IS LOCATED WITHIN ASSESSORS PARCEL NO. 156-190,53 (0.91 ACRE) AND 156,190-54 (01.30 ACRE) THE CALIFORNIA COORDINATE INDEX OF THIS PROPERTY IS CIVIL ENGINEER/LAND SURVEYOR HOFFMAN PLANNING ASSOCIATES 5900 PASTEUR COURT, SUITE 150 CARLSBAD, CA 92008 TEL: (760) 438, 1465 FAX: (760) 438-2443 RECY(] ED WATER SIGN .---6LACK!..OeO f'URFL.E ElACK9ROUND I" Ell.ACK 1..ETT!:RS ---36" --+-----------,lf- N.T.S. WARNING CYCLED WATER DO NOT DRINK WASH HANDS AFTER CONTA TING LAVESE SUS MANOS DESPUES E USAA I II :c II w Ill C SIZE, 12" X Bb" 2" 61..AC,1< l..ETTI:RS IN CASE OF E:ME::Re;ENCY CONTACT, CARl.S6AD MEDIC.AL VII..LA0!::, LF' • i'<USS RIES ,!;52>-271-45:20 QHNES C,ARI..S6At? MEDIC.AL VIL.LAG-E, LP, "1225 DOJr,IDY DRIVE, SUITE 106 SAN DIE.SO, CA <!21::?b-6564 EMPLOYEE EATING AREA THE EMPLOYEE EATING AREAS PROVIDE 610 S F OF ,060 ABS PLASTIC, STICK-ON VINYL OR .OB.2" ALUMINUfYI .060 A65 PLASTIC,, STIC,K-ON YtNYL OR .05::Z" ALUMINUM ALL FU6LIC AND FRIVATE FOTABL!: V'IATER MAINS 5HAL.L BE SHOJr,IN ON THE IMPROVEMENT FL.AN&. ITEM NUMBEF1.5 I!>, l"f, AND 25 SHALL. 6E REGUIRE:D JUST FRIOR TO THE ACTUAL. USE OF REc.YCLED WATER. ITEM NUM6ER 22, THE 5l6NA6E FLAN, SHALL SE A FART OF THIS IRRl<SATION FL.AN BUT THE AC.TUAL &16N5 AND TAeS HIL.L SE INSTALLED JUST PRIOR TO THE USE OF RECYC.L.ED WATER. ON REC.YCL.ED V'!ATER SYSTEMS, ALI. APPURTENANCES (&FRINKL.ER HEADS, VAL.VE 60XE5, ETC) SHALL. 6E COLOR-CODED (RJRFLE) PEI'/. AHV<A ISUIDELINES AND SEc.TION 404"1.54 OF THI= C.AI..IFORNIA HEAL. TH AND 5AF!=TY CODE:. A PHYSICAL SEPARATION SHALL 6E PROVIDED 6ETV'IEEN ADJACENT AREAS IRRl<SATED HITH REC.YCLED HATER AND POTA6LE V<ATER. SEPARATION 6HAI..L. 6E PROVIDE:D 6Y CONCRETE MOH 5"m.lFS, C.HA\N I.INK FENCES OR OTHER METHODS APPROVED SY THE V'IATER DISTRICT 4 D.E.H, Sl§NME NQ,:ES, TE'. NO. (e,se,) Zll-45:20 !2EGLAAATIQN QB RePQNSlf!l1 l= CH~ I HEREBY DEC,LARE THAT I AM THE LANDSC.AFE AFI.CHITECT OF THE V'!ORK FOR THIS FROJEC-T, THAT I HAVE EXERCl&ED RES!"ON5161..E CHARISE OVER THE DESI/SN OF THIS FROJEC.T AS DEFINED IN SECTION fi10::! OF THE Ell.J&INESS ffiOFE&SIONS C.ODE AND THE DESI.SN 16 CONSISTENT V'!ITH CURRENT STANDARD$. I UNDER5TAND THAT THE C.HEC.K OF FROJEC.T DRAV'IIN<SS AND SPECIFICATIONS 6Y THE C.ITY OF C.ARl.51:lAD AND THE SAN DIEec> COUNTY DEFAl'i1.TMENT OF ENVIRONMENTAL HEAL TH 15 C-ONFINED TO A REVIEV'l ON!.. 'T' AND DOES NOT RELIEVE ME, AS LANDSCAPE ARC.HITECT OF 1-'!0RK, OF MY RESFONSi61L!TIES FOR FROJEC.T DESI.SN. THESE FLANS HAVE ElEEN PREPARED IN 5U6STANTIAL CONFORMANCE V'IITH THE APPROVED LANDSCAPE CONC-EFT PLAN, V'IATER C.ONSERVATION PLAN, FIRE SUPPRESSION FL.AN, AND ALL C-ONDITION5 OF APPROVAL RELA1i TO LAND5CAFIN0. THE FOLLOHINe <SUIDELINES FOR THE USE OF RECYC.LED HATER ARI: TO 6E PERMANENT .-=--, "a ,, 1 POSTED INSIDE THE DOOR OF EACH C.ONTROLL.ER HHERE THEY ARE EASIL 'T' VISl6L.E, F e>-1/2" x II" SIZED Sl6N. COLOR, l"Ul'1.PL.E 6ACKeROUND HITH 6L.AC,K LE ;;;,~~.,_ • TESHJMA DESIGN GROUP UiNDSCAPB ARCHl'l1!CI'OU · LAND P1ANNlNG 9903 BU!IIN11SSPAB. AVE. SU1'ra C • SAN DIBGO, CA 92131 I'll< Gllll,)--C1!10S,.1Jll2 TOO JOB NO. 05-41 DATE: ll-1Hl6 . I 145b 11/15/06 LICENSE NO. DATE ATION SACKFLOW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AND T: MUST ee GIVEN TO THE CITY AND THE CARL66AD MUNIC.IFAL V<ATER Dl&TRICT. PIPE THE METER AND SAC.KFL.OY'I FREVENTER SHALL 6E "SCHEDUL.I= K HARD COFFE'R". VED CONTAAC.T SACKFLOJr,I TE5TEF1.5 CAN ElE FOUND ON THE CITY v,IES SITE AT .cl.carlsba<l.ca.us/pdfdoi;.html?picl=el40 OR CALI.. 160•451!>-2122 . ' HARDSCAPE-LANDSCAPE AREA FOR EMPLOYEE BREAKS. THE AREA INCLUDES OUTDOOR DINING, BENCHES, SET IN A BEAUTIFUL LANDSCAPED SPACE. (MEETS THE 300 S.F. /PER 5000S.F. BUILDING PATIO.) MAINTENANCE LANDSCAPE MAINTENANCE TO BE THE RESPONSIBILITY ~: OF BUILDING OWNERSHIP. 4/11/01 L.: E~I~ PLANCHECKER DATE 01/17/07 PL. REVISED PER CITY COMMENTS(2NO REVIEW) CARLSBAD MUNICIPAL WATER DISTRICT 02/16/07 PL. REVISED PER CITY COMMENTS(3RD REVIEW) Al}~(~ ,S-/4-07 DATE: SAN DIEGO COUNTY DEPT. OF ENVIRONMENTAL HEALTH ~ ---2 y7-'f-tJ7 DATE !NI l IAL. REVISION DESCRIPTION APPROVED BY: DATE: ENGINEER OF WORK "AS-BUILT " APPROVED FOR PLANTING " AND IRRIGATION ONLY. INCLUDING PRECISE P.E. EXP. DATE LOCATION OF PLANTING REVIEWED BY: AREAS. -INSPECTOR DATE I SH1ET I CITY OF CARLSBAD urJ PLANNING DEPARTMENT 2 TITLE SHEET FOR ' CARLSBAD MEDICAL VILLAGES CARLSBAD, C:Al..lFORNIA I AP~trtr t-HGAt I i.:;.J,.,.c,, DATE PLANNING DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: CT05-19 443-4L OTHER APPROVAL CITY APPROVAL RVWD BY: NOTE: * IRRIGATION METER AND POINT OF CONNECTION TO CONVERT TO RECYCLED WATER WHEN RECYCLED WATER BECOMES AVAILABLE * PROVIDE CROSSOVER SLEEVE PER NOTE 16 ON SHEET 1, WHERE PROPOSED RECYCLED WATER IRRIGATION MAIN CROSSES POTABLE WAlER MAIN. • THERE ARE NO FOUNTAINS, DRINKING FOUNTAINS, POOLS OR WELLS OR PLAYGROUNDS ON SITE. • THERE ARE NO GROUND LEVEL OR SIDE OF BUILDING AIR INTAKES. * ALL SCREENED FACILITIES ARE PER CIVIL DRAWINGS. l'ESHIMA DESIGN GROUP CANNOT VERIFY LOCATIONS. CONTRACTOR MUST FIELD VERIFY ACTUAL LOCATIONS. * THERE SHALL BE NO DIRECT PIPE TO PIPE DRAINAGE FROM RECYCLED WATER TO STORM DRAIN. • TESHIMA DESIGN GROUP LANDSC'APB ARCHl.'I'BCI'UR • LAND PLAN.NINO 9900 JIUSINlmSPARK AW.. sum! C • SAN DlllOO, CA 92131 J.'BI \lll)ti1H!:14 !WO -- TOO JOB NO. 05-41 DATE ll-l.Hl6 RECYCLED WATER USE MAP LEGEND B BACKFLOW PREVENTER HIGHLAND DRIVE 1M BALL VALVE ex. POTABLE HATel't MAIN IN THE S'l"ReeT l"ROl"OSeD l'<!:CYCLeD HATel't MeTeR AND 6ACKFLOH ASS!:MSL Y LOCATIONS POTASLE HATER TO ElUILDING --· ) G ,? ~-~~~'.":'-".li'i/--+..X~:!. G ,; ~~ COiJlJ3!'0Yd r - -=~,c_:,.:-~;-~ ~ --~-' <='}-) 4-5------~ ~ -T i I '0/ : ) --. I ----'- ----l.AND¾APe SeTI:lACK i--.::-1---,--! -I : ! : ' i : -----BAL.!. V,AJ..Ve --------Pl'tOl"OSeD CONTl'tO!.l.!:R 11'1.FI.IGATION LOCATION --------- -oFi=ice-~A'----,,, -~ '-'"'.:M++i!"<JI 0FF1qe ·s· UNIT #10 J:5,265 S.I: UNIT #9 ---Ul\liT #8 ±4,51') S.F r:-.F. ±141.58 ----------E.F +141.00 --------, UNIT #7 -- '\ ' I ,, " • i~ ~ " QUICK C.OUF'Lel'<. ---LANDS<;APe SeTI:lACK [M] -... -... - -w- PROPOSED RECYCLED 1" WATER METER (TEMPORARY POTABLE METER} PROPOSED WATER IRRIGATION MAINLINE POTABLE WATER MAIN IN STREET AREAS OF RECYCLED WATER USE "DO Nor DRINK" SIGNS REMOTE CONTROL VALVE MASTER CONTROL VALVE PRESSURE REDUCING VALVE FIRE HYDRANT QUICK COUPLER CONTROLLER ELECTRICAL CONNECTION 6' SOILED MASONRY WALL . I£!.±±: --=-. ~ I I I : """ ' ' i I ' ---"DO NOT DRINK" 51$-N (5 TOTAL) SIZE, 18" X 18" -------~---==--+=i=:..= ____ , ___ ------!;< ________ 0------_J --i l;------ OFFICE 'E' -1:.3,9'5 SF lJNIT#2 .Jl:::"1--t-:::JI. f.F. ±138 50 ' '\.__ 77YJf NJ3.c!JS UNIT #3 I I I , I OFFICE 'D' ±4,5'. 5 S.F. UNIT #4 7 . I' :r: 138. 50 AiJWOS!!L.-q __ --J301/-- PF/,0P051:D ~TeR --- IRRIGATION MAIN l.ANDSCAl"e- SETl:lACK SEE SHEET 3 FOR IRRIGATION PLAN AND SCHEDULE SEE SHEET 5 -7 FOR IRRIGATION DETAILS SEE SHEET 10 TO 12 FOR IRRIGATION SPECIFICATION SEE SHEET 8 FOR PLANTING PLAN AND PLANT LIST SEE SHEET 9 FOR PLANTING DETAILS CARLSBAD MUNICIPAL WATER DISTRICT WILLIAM E. PLUMMER R.C.E.# 28176 DEPUTY CITY ENGINEER EXP. 3/31/02 SAN DIEGO COUNTY DEPT. OF ENVIRONMENTAL HEALTH APPROVED BY: DATE: DATE: ! i --r UNIT 116 PMl"OSl=D HATER IRFI.IGATION MAIN UNIT #5 1~- 0 S' !50' 60' North SC.ALE, l"=:3O 1-O11 01/17/07 PL, REVISEO PER CITY COMMENTS(2NO REVIEW) 02/16/07 PL. REVISED PER CITY COMMENTS(3RD REVIEW) OATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION .060 A65 PLASTIC-, 5TIC,l<-ON VINYL OR .0::32" ALUMINUM -.f'-----i8"----~--¥- N.T.S. '0 IN ORDER TO ¢ON EAVE WATER. .. REdY¢LED W T1~R I USE &I~ -:z DO NOT NO TOME EL AGUA DRINK WASH HANDS AFTER CONTACTING LAVESE SUS MANOS tilESPUES DE USAR O! lo' ' ' 0 3" DIA. METAL POST (FIN.GRD. \O" ® RECYCLED V'{ATER SIGN N.T.S. "AS-BUILT " APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE P.E. EXP. DATE LOCATION OF PLANTING AREAS. REViEWED BY: INSPECTOR DATE I SH2ET I CITY OF CARLSBAD ~ PLANNING DEPARTMENT 2 IRRIGATION WATER USED MAP FOR CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA [APP~lD:( PLANNING ¢f tlkiit-"i-~•071 DATE DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: OTHER APPROVAL CITY APPROVAL RVWD BY: CT05-i9 443-4L I • I I I I 155 \ ~ ' I , I I " '11', 11 11 l ' I ' LJ EXST. 150 ··~ 150 ------------~~ 22 • ----\ I I IP I, ----·--~i~-~~ -#-~~~ I I I I I I I I \ \ \ 150 \ \ \ ~ \ \ \ \ • \ \ I \ I \ \ I ' l I \ II 1 ' I •" I \ 1" I I "\--\---L,40}b-!21,~~K1i, \ I \ \ \ \ \ \ ~ POINT OF CONNECl \ \ ORMATION 1" Propes e ycled Water Meter local a \Carlsbad Point of Connection Village Dr. v ify {inal locati on field. I \\ •. Meter Elevation 140 -7 Stalic Pressure 255 psi 5 I Peak Flow 43 gpm I Controller Type Hunter ICO-320 Stations Available 32 Stations Used 29 \ \ * TESI-IlMA DESIGN GROUP I.ANDSCAPE ARCHITECTURE • I.AND PlANNING 9903 BUSINESSPARK AVE. SUITB C • SAN DIEOO, CA 92131 PI{I (lSID Wl-BSM FAX1 @$ WJ-1182 100 JOB NO. 05-41 DA'J'E: 11-13-06 1" \ \ :2 I . • 3 II • JI __ _, rll f ·"· == == == == II 1 4Q ::::-------____ '1. f " ..Iv'~--~ 1 \ I ~. \ I " 4 5' \ \ I I I I \ I ' I I ' 22 == == == == ----------- ' '1-+'A I ~ I 3/11 t ~""'lv; ~ I 3/4,, 14-f; 11 ,~ ■ ■ ~ --=----_-:-_-_ -_::::n_-:-_ -•---- ' ~~~a-=~..#=~a==.t'J:==:-i~~ 23 SEE SHEET 4 FOR IRRIGATION LEGEND, EQUIPMENT AND PRESSURE CALCULATION SEE SHEET 5-7 FOR IRRIGATION DETAILS SEE SHEET 8 FOR PLANTING PLAN AND PLAN LIS)' SEE SHEET 10 -12 FOR IRRIGATION SPECIFICATION ,r = 160.0 EXST. I' from &ldel'lc:all< ,- 1 2" MAINLINe,--t::::::Jt--J I Ill,' FROM Ei;>G,E SIPEl"IALJ<: I - ' I ' I DATE INITIAL ENGINEER OF WORK EXISTING 0 6 4 7 ., I '\. 1~ .... I + . I I I I ~ EXI FF= 14 OJ III [[) III I]] m m IRRIGATION SCHEDULE Sleeve laterals crossing underneath of sidewalk. Locate lateral lines 18" back from curb and outside of the right-of-way. Install irrigation mainline inside existing fence at 18' back from property line. Install irrigation valves at 18' back from curb. Wire Sleeve (Typ). Locations of the tree bubblers are approximate. See planting plan for precise location. Install irrigation mainline inside planter area at 18" back from curb. IRRIGATION NOTE: 1. ALL PLANTING AREAS TO BE IRRIGATED ACCORDING TO PLANT TYPE AND ENVIRONMENTAL EXPOSURE SHALL RECEIVE UNIFORM IRRIGATION COVERAGE BY MEANS OF AN AUTOMATICALLY CONTROLLED, ELECTRICALLY ACTIVATED UNDERGROUND PIPED IRRIGATION SYSTEM FOR WATER CONSERVATION AND TO MINIMIZE EROSION. STATE OF THE ART AUTOMATIC CONTROLLER WITH MASTER VALVE CAPABILITIES AND LOW PRECIPITATION RATE EQUIPMENT SHALL B~USED. ALL PRESSURIZED MAINLINE AND LATERAL LINES WILL BE PVC INSTALLED BELOW GRADE. ALL IRRIGATION SYSTEMS SHALL BE UTILIZED IN COMMON USE AREAS TO THE EXTENT POSSIBLE WITHIN COUNTY OF SAN DIEGO HEALTH DEPARTMENT STANDARDS. 2. THE LANDSCAPE AND IRRIGATION SYSTEMS SHALL BE DESIGNED UTILIZING ALL SEVEN OF THE PRINCIPALS OF "XERISCAPE". GOOD DESIGN SHALL BE ACHIEVED BY SEPARATING IRRIGATION SYSTEMS PER PLANTING ZONES. THE SOIL SHALL BE AMENDED UTILIZING AN AGRONOMIC SOILS REPORT. CAREFULLY PLANNED USES OF SHRUB AND TURF AREAS THROUGHOUT THE PROJECT SITE. UTILIZING DROUGHT TOLERANT AND LOW WATER DEMANDING PLANT MATERIAL AS MUCH AS POSSIBLE . UTILIZING EFFICIENT IRRIGATION METHODS. UTILIZING MULCH IN ALL FLOWER AND SHRUB BEDS. UTILIZING PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT PRACTICES. 3. ALL MAINLINE SHALL BE LOCATED OUTSIDE OF THE CITY RIGHT-OF-WAY. SYMBOLS AND ABBREVIATIONS IM I 11.M.=l"IATER METER ~ B.F.=6ACKFLOJIII PRev'ENTER ® P.R.=PRESSURE REIS-UL.ATOR § M.V.•MASTER VALVE: B.V.=6AL.L. VAL.VE ~ REMOTE C.ONT!'<.O1.. VAL. VE: • G.C..V.=GUICK COUPLER VALVE: ---MAIN LINE: G;;:::\,--STATION NO. ~-VAL.V'.E: SIZE: ~-.J ~----GPM ------ P.O.Rj=POINT OF REFERENCE: • F.C..=f'.AC.E: OF CURB PVC. $1..EEVE APPR6VED FOR PLANTING AND IRRIGATION ONLY. INCLUplNG PRECISE LOCATION OF PLANTING AREAS. qATE INITIAL DATE INITIAL u J 0 5' 20' 40' NORTH SCALE: 1"=20'-0" AIC!fr-BUILT II P.E. \I I 2r/ 01 /.Ll.l,e!-'i&-( DATE REVIEWED(BY: • J1:= /1i .. J..~ le-t.tl--01L INSPECT DATE IRRIGATION PLAN FOR CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA REVISION DESCRIPTION dHER APPROVAL CITY APPROVAL OWN BY:~~ CHKD BY: __ RVWD BY: PROJECT NO. CT0S-19 DRAWING NO. 443-4L I 0 ~ ~ 5 ca ~~ ~ ~ i.:c ~ ir ~ a -(JJ w ~ .... ::E 'I i -~ ~ -~ fV IIRRRGATBON LEGEND SYMBOL DESCRIPTION MANUF MODEL PSI RADIUS GPM NOTES 15, 12, 10/8 Shrub Pop-up Rain Bird 1812-SAM Body Style A A & Nozzle -Full 15, 12, 10, 8 30 15, 12, 10, 8 3.7, 2.6, 1.6, 1.6 Not Shown Nozzle -Adjustable 15, 12, 10, SVAN 30 15, 12, 10, 8 VARIOUS Install PCS screens as required to ----'----+----------+----+-----------+--+--------+--------1 reduce radius. Install on riser (See t::,. t,._ y Nozzle -Half 15, 12, 10,8 -30 15, 12, 10, 8 2.0, 1.3, 0.8, 0.8 Riser Detail L) except as foilows: 12" ---+--1----------~~-----1 pop-up shall be insialled wherever 12!( it;.! Jc Nozzle -One fhird 15, 12, 10, 8 30 15, 12, 10, 8 1.2, 1.0, 0.5, 0.5 '2r fr;: Jt_. Nozzle -Quarter 15,12,10,8 30 15, 12, 10, 8 1.0, 0.7, 0.4, 0.4 -'--~-+----------+----+----------+--+--------+--'--"'--'----11ocated within the city right-of-way or -~--------~--+----+--------+--+-------+---------, within 1 O feet of walks and curbs and ~ Nozzle -Three Quarter 15 30 15 2.8 & Nozzle -End Strip 15 EST 30 4x 15 0.6 along turf areas. Use bottom inlet only. ----+----------+----+---------+--+--------+--------, See Pop-up Detail C. liiil Nozzle -Side Strip 15SST 30 4x30 1.2 --+----------+----+---------+--+--------+--------, *Provide pµrple caps for all sprinklers heads typical. Shrub Stream/Bubbler Rain Bird 1808·SAM Body Style II Tree Bubbler 1401 30 0.5 Install PCS screens where required to 0------------------+--------+--+-------+---------1 reduce radius. Install all shrub/stream 0 Flood Bubbler 1401 30 0.25 -·---+----------1 bubblers on 1806-SAM pop-up bodies ~----+-------~--+----+---------+--+-------+---------1 with PA-80 adapter. See Pop-up Detail ------+---------+----+--------+--+-------+---------, C. Install (2) Bubbli.r per tree. See Tree Bubbler Detail P. Shrub Stream Rain Bird T-22 Serles ========i===='\========i'==i=======i=========l *Provide purple caps for all sprinklers heads typical. It. Nozzle -Quarter A Nozzle -Half @ Nozzle -Full SYMBOL DESCRIPTION [M] Recycled Water Meter Point of Connection B Reduced Pressure Backftow Preventer 30 30 30 MANUF MODEL SIZE 1" Febco 825Y 2" 20' 3.2 20' 1.6 20' 0.8 NOTES Approx. where shown, field verify. By Owner See Detail W-20. ~ Remote Control Valve Rain Bird PESB Series Size Per Plan Install in valve box with purple lid per detail R. @ Master Control Valve Rain Bird PESB Series ® Pressure Reducing Valve Wilkins 500 HRYB Controller Hunter ICC-3200-SS Quick Coupler Nelson 7645 Ball Valve KBI WLT-0000.T NOT Flow Sensor SHOWN wcs Rain Guard [ID Electrical Connection NOT SHOWN Check Valve KBI KC-Series I ' Pressurized Mainline Sch.401-1/2" PVC or less Cl. 315 I ~~ 2" or more ,•,•,~ _ _,., Non-pressurized Lateral PVC_ ,ff. Class 200 2" 32-Statlons 1" Line Size 120 Volt Size Per Plan Size Per Plan Install in valve box with purple lid per detail B. Install at point of connection as shown on plan. Install in (8") rcund valve box with purple lid and (3") washed gravel at bottom set pressure at 85 psi. See Detail Q. Exterior wall mount controller. Install with stainless steel enclosure. Install with WCS Rain Guard Sensor. Final location of controller shall be selected by Owner. Install per manufacturers specifications. See Detail I. Install in 1 O" Round Valve Box with purple lid per detail J. Brand lid with letters "QC". Install in 10" round valve box per Detail A. Mount in the areas that will be exposed to unobstracted rainfall, but not in the path of sprinkler spray. Mount per manufactuer's specifications in location selected by Owner. See Detail M. Plug or hard wire controller onto GFI electrical outlet. Location to be determined by Owner. Install where required to prevent low head drainage. Install at 18" depth. See Trenching Detail F. Install at 12" depth. See Trenching Detail F. Sleeve under improvements: Under Vehicle Paving install mainline, wiring and Sleeve - Purple Color For Sch. 40 Grey Color for Sch. 80 PVC See Notes Size Per Plan laterals in separate PVC Sch. 80 sleeves with 30" cover. ,-.,.......~--Controller Station I -.,_ \ # Maximum GPM ~, Valve Size Under Pedestrian Paving install mainline, wiring and laterals in separate PVC Sch. 40 sleeves with 18" cover. All sleeves shall be 2-1/2" times line size. See Sleeve Detail G. NOTE: ALL SPRAY HEADS ARE TO BE EQUIPPED WITH BUILT-IN CHECK VALVES. ALL SPRAY HEADS TO BE EQUIPPED WITH A PRESSURE COMPENSATING DEVICE: ALL HEADS ARE TO BE ADJUSTED TO PROVIDE BEST COVERAGE TO THE LANDSCAPED AREA WITHOUT OVER SPRAY ONTO BUILDINGS, WALLS, WAL't0NAYS AND PAVING. INSTALL POP-UPS WITHIN 10 FEET OF ALL PEDESTRIAN USE AREAS. \.~~oSCAPe *TESHl~~A DESIGN GROUP ,!.r!t•·TE•H,~~~,s.,t LANDSCAPE ARCHITECTURE LAND PLANNING 1, .S:. Ji1 ~ 9903 BUSINESSPARK AVE. SUITE C SAN DIEGO, CA ~,,,.,,,.; it PH: (85B) 693-8824 FAX: (!158) 693-118 ..,, o,t, ~ TDG JOB NO. 05-41 '* ·v. IRRIGATION NOTES 1. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. PRESSURE CALCULATIONS -~--~; .. 2. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE. 3. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTUAL PLANS AND AS-BUILT DRAWINGS BEFORE BEGINNING WORK. 4. CONTRACTOR SHALL COORDINATE ALL IRRIGATION LINES AND CONTROLLER WIRES WITH PROPOSED LOCATIONS OF PLANT MATERIAL AND ROOT BARRIERS PRIOR TO INSTALLATION. ALL IRRIGATION SLEEVES SHALL BE COORDINATED AND INSTALLED PRIOR TO INSTALLATION OF ANY PAVING, WALL FOOTINGS/ FOUNDATIONS, CURBS AND ETC. 5. STATIC PRESSURE IS: 255 P.S.I DATE PRESSURE GIVEN: 6-13-05 VERIFIED BY: DAVID -CMWD 6. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS AS NECESSARY. 7. DO NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THE PLANS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN CONDITIONS EXIST THAT WERE NOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE CONSTRUCTION MANAGER PRIOR TO ANY WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER. 8. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH CITY OF CARLSBAD, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION. 9. CONTRACTOR IS TO PROVIDE AN ADDITIONAL COMMON WIRE TO THE END OF THE MAINLINE RUN IN TWO DIRECTIONS FROM THE CONTROLLER. CONTRACTOR SHALL PROVIDE (2) ADDITIONAL CONTROL WIRES TO EVERY VALVE MANIFOLD. ALL ADDITIONAL WIRE SHALL BE BUNDLED, TAPED, ANO PLACED IN CONTROL VALVE BOX. 10. ALL LATERALS, MAINLINE AND WIRE UNDER PEDESTRIAN PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE TWICE THE DIAMETER OF THE PIPE CARRIED. ALL LATERALS, MAINLINE AND WIRE UNDER VEHICLE PAVED AREAS TO BE INSTALLED IN A SCH. 80 SLEEVE TWICE THE DIAMETER OF THE PIPE CARRIED.ALL WIRE UNDER PAVED AREAS TO BE INSTALLED IN A SCH. 40 SLEEVE THE SIZE REQUIRED TO EASILY PULL WIRE THROUGH. ALL SLEEVES TO BE INSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING. ALL SLEEVES TO BE AS SHOWN ON THE PLANS. 11. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS SHOWN ON THE PLANS. ALL HEADS ARE TO BE ADJUSTED TO PREVENT OVERSPRAY ONTO BUILDING, WALLS, FENCES AND HARDSCAPE. THIS INCLUDES, BUT NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS, REPLACEMENT OF NOZZLES WITH MORE APPROPRIATE RADIUS UNITS AND THE REPLACEMENT OF NOZZLES WITH ADJUSTABLE ARC UNITS. 12. All HEADS INDICATED ON THE PLANS AT A SPACING LESS THAN 75 % OF FULL OPEN THROW, AS PER MANUFACTURER'S RECOMMENDATIONS, ARE TO RECEIVE A PCS SCREEN OF APPROPRIATE SIZE TO REDUCE THE RADIUS TO MORE CLOSELY MATCH THE SPACING. REFER TO THE MANUFACTURER'S CHARTS PROVIDED WITH PCS 13. 14. 15. 16. 17. 18, 19. SCREENS FOR SIZING OF SCREENS. PROVIDE CLEAN SAND BEDDING AND BACKFILL FOR PRESSURE MAINLINE PIPE (3 IN. BELOW AND 6 IN. ABOVE PIPE MINIMUM). IRRIGATION SYSTEMS ARE TO BE INSTALLED AS SHOWN ON THE PLANS & IN ACCORDANCE W/THE CRITERIA AND STANDARDS OF THE CITY OF SAN DIEGO LANDSCAPE STANDARDS MANUAL & OTHER APPLICABLE STDS. AS OF THE APPROVED DATE OF THESE PLANS. USE VARIABLE ARC NOZZLES AS REQUIRED TO ACHIEVE COMPLETE COVERAGE WITH MINIMAL OVERSPRAY SYSTEMS ARE DESl3NED FOR A MINIMUM OF 30 psi FOR SPRINKLER HEADS. All LATERAL END RUNS SHALL BE 3/4" SCH 40, UNLESS OTHERWISE NOTED. ALL REMOTE CONTROL VALVES SHALL BE INSTALLED IN VALVE BOXES, ONE VALVE PER BOX. LOCATE ALL REMOTE CONTROL AND QUICK COUPLING VALVES ADJACENT TO WALKS OR CURBS. CONTRACTOR SHALL VERIFY PROPOSED LOCATION FOR BACKFLOW PREVENTER AND IRRIGATION CONTROLLER PRIOR TO INSTALLATION. C.M.W.D. BACKFLOW SPECIALIST TO APPROVE BACKFLOW PREVENTER LOCATION. 20. INSTALL (1) WCS "RAINGUARD" RAIN SHUT-OFF DEVICE, OR EQUAL, PER CONTROLLER, PER MANUFACTURER'S RECOMMENDATIONS. 21. CROSSOVER SLEEVE TO BE PROVIDED WHERE RECYCLED WATER IRRIGATION MAINLINE CROSSES POTABLE DOMESTIC WATER MAINS. SLEEVE TO BE INSTALLED ON RECYCLED MAIN AND EXTEND TEN (10) FEET ON EITHER SIDE OF THE POTABLE MAIN. 22. CHECK VALVES SHALL BE INSTALLED AS REQUIRED TO PREVENT ALL LOW HEAD DRAINAGE. PROJECT: CARLSBAD MEDICAL VILLAGE LOCATION: CARLSBAD VILLAGE DRIVE PRESS ZONE/ SOURCE ELEV.: DATE OF PRESSURE CHECK: 6/14/06 BY: Sam Y. at GMWD ,JOB NO.: 05-41 CLIENT N0.:858-453-1200 WATER AUTHORITY: CARLSBAD MUNICIPAL WATER DISTRICT CALC. DATE: 6114/06 BY:SY VALVE NO. CHECKED: 20 PRESS. AT POC: Polable water @ 255 p.s.i. LGL: 132 POC ELEVATION: 140 HIGHEST HEAD: 150 PIPE PIPE PIPE PIPE ACCUM. LOSS SECTION TYPE SIZE LENGTH GPM IN PSI 1 CL.200 3/4" 50' 4 .39 2 CL.200 3/4" 40' 10.5 1.72 3 CL.200 1· 50' 17.1 1.74 4 CL.200 1· 1/4'' 40' 23.6 .84 5 CL.200 1·1/4" 30' 27.5 .84 6 CL.200 1-1/2" 30' 29.7 .49 7 CL.200 1~1/2" 10' 35.6 .16 A. TOTAL LATERAL SYSTEM LOSSES 6.18 MAINLINE/SERVICE LINE SVS1'EM: PIPE PIPE PIPE PIPE ACCUM. LOSS SECTION TYPE SIZE LENGTH GPM IN PSI MAINLINE CL. 315 2· 370' 29.7 2.9 8. TOTAL MAINLINE/SERVICE LINE SYSTEM LOSSES 2.9 MISCELLANEOUS LOSSES: SIZE: WATER METER 1• 3.6 BACKFLOW PREVENTER 2" 12 CONTROL VALVE 1-1/2" 2.7 MASTER CONTROL VALVE 1-1/2" 2.7 C. TOTAL MISCELLANEOUS LOSSES 18.5 D. TOTAL SYSTEM LOSSES ( A+B+C) 27.6 E. FITTING LOSSES ( 15% OF TOTAL LOSSES) 4.0 F. HEAD LOSS/ GAIN IN SYSTEM G. MINIMUM REQUIRED PRESSURE AT LAST HEAD 30 H. DESIGN PRESSURE ( D+E+F+G) 61.6 t. AVAILABLE PSI (POTABLEWATER@255 PSI) SET AT 85 J. RESIDUAL PSI ( 1-H ) 23.4 K. PUMP BOOST L. ADJUSTED RESIDUAL PSI ( J+K) 23.4 SEE SHEET 3 FOR IRRIGATION PLAN AND SCHEDULE SEE SHEET 5-7 FOR IRRIGATION DETAILS SEE SHEET 10 -12 FOR IRRIGATION SPECIFICATION APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE LOCATION OF PLANTING AREAS. "AS-BUILT " P.E. EXP, ___ _ REVIEWED BY: INSPECTOR DATE DATE 01/17/07 PL. REVISED PER CITY COMMENTS(2ND REVIEW) I sH4E.ET I CITY oF c· ARLS· BAD LID 02/16/07 PL. REVISED PER CITY COMMENTS(3RD REVIEW) 2 t-=-'-'-'--1-----=--+-----------~--~---------+----+-----+--+----t PLANNING DEPARTMENT f.---f-----+--------------------+----+--+-----11----l DATE !NJT!AL DATE INITIAL DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL C!TY APPROVAL IRRIGATION LEGEND FOR CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA I APP(JE~~{ cc~~ C,· ie,. c,'7 DATE PLANNING OWN SY: PROJECT NO. DRAWING NO. CHKD BY: CT05-19 443-4L RVWD BY: I ® @ 1 (i) FINISHED GRADE ® PLASTIC VALVE BOX WITH PURPLE BOLT DOWN COVER. USE STAINLESS STEEL BOLT NUT AND WASHER HEAT BRAND 'GV' ONTO LID. ©MAINLINE BALL VALVE 2 3 0 BRICK SUPPORTS @1/2 C.F. 3/4" CRUSHED GRAVEL @ BALL VALVE (!) LANDSCAPE FABRIC PURPLE METER eox LID WATER ME:T!:1'1. 24 IN. POT ABLE Sl:i!'<VICE LINE 10 FT. MIN. TO FOTAeLE MAINLINE IN 5Tru:ET1 REC'l'C.LE:D V'IATE:R IRl"/.1.SATiON MAINLINE WSI.EE\/1;; NOTE, VERTICAL C.L.EAAANCE: OF 1:2 IN. MIN. 15 MANDATOl'1.'1' V'IHeN CROSSIN<S FATH OF A !"OTA6LE: ;,!ATER LINE. INe>TALLATION OF Rl:;C,'1'CLED WAT!:l'l. IMleATION MAINLINE :24 IN. FR.OM FACE OF 51D&IALK HIU. l"FI.OVIDE THE NE:CE55AR'1' 10 FT. HORIZONTAL. CL.EAAANCE Fl'WM FOTAl:lLE MAINLINE IN THI: Stru:ET. POTABLE MAINLINE CROSSING •~~.I<]:~~ 991>3 BUSINI!SSPARK A.VB. SUffl! C • SAN DIEGO, CA 92131 l'lil' (a,/1-FAX! (a,/1- TOO JOB NO. 05-41 DA.TB 11-13--06 NOT TO SCALE Cg) NOTTO SCALE ® G) ® @ © ® ® 0 FINISHED GRADE 1" BELOW VALVE BOX TOP IN TURF AREAS. 2" BELOW VALVE BOX IN SHRUB BEDS PURPLE PLASTIC RECTANGULAR VALVE BOX WITH LOCKING LID. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. CONTROL VALVE, SEE LEGEND FOR SPEC WATER PROOF WIRE CONNECTOR· "SNAP·TITE" OR EQ. 18" WIRE LOOP ( WRAP 15 TIMES AROUND 1/2" DIA. PIPE TO FORM COIL · REMOVE PIPE.) RECYCLED WATER TAG· CHRISTY'S OR EQUAL PVC SCH 40 SLIPxFIPT ADAPTER, (2 REQUIRED) NOTES: 1. ALL WIRE TO BE INSTALLED AS PER LOCAL CODES. 2. COMPACT SOIL AROUND VALVE BOX TO SAME DENSITY AS UNDISTURBED ADJACENT SOIL. @ PVC MAINLINE • PIPE PER SPECS. @ SCH. 80 UNION @BRICK SUPPORTS· (1) ONE AT EACH CORNER @ 3" SCH. 80 NIPPLE TYP. (3 TOTAL) @ LANDSCAPE FABRIC @ 1 C.F.-PEA GRAVEL (@) PVC MAINLINE PIPE FROM BACKFLOW PER SPECS. @ PVC SCH .40 ELLS (2) G) INSTALL SPRINKLER ANGLE FOR MAX. THROW IF IRRIGATING SLOPES @ FINISH GRADE OF SOIL OR MULCH WHERE OCCURS @PAVING OR STRUCTURE G) SPRAY HEADS: 4" FROM WALKS AND CURBS 8" FROM STRUCTURES @ POP-UP SPRINKLER WITH PURPLE CAP AND BUILT-IN CHECK VALVE @112" MARLEX STREET ELL (MIPT X FIPT)(2) (I_) 1 /2" SCH. 80 PVC THREADED 6' NIPPLE @ 1/2" MARLEX STREET ELL (MIPT x FIPT) @ PVC LATERAL LINE @scH. 40 PVC S XS X FIPT TEE OR ELL ._____,_ "~ 12" MIN. . ..____ --------u I _JJ ffi-:1 1 -i I ! ' ' .l:1 5 --6 c:.:_-::__------19 ~ NOTE: 1. Contractor shall install additional anti-drain valves, as required, to prevent low head drainage 2. Use bottom Inlet only 3. Use pop-ups on all heads within 1 O' of walks, lawn, or curbs. MASTER CONTROL VALVE NOTTO SCALE © POP-UP SPRAY HEAD NOTTO SCALE STREET SURFACE POTABLE MAINL.INE (SEE IMF'ROVEHl:NT DRAv-llNeS) 5.S FEET 12 IN MIN Rl.:GUIRED VERTICAi. SEPARATION ,v--"-R!:CYCI.ED il'IATE1"1. V'IARNINe • • ,......:::,-TAPE AOOVE MAINLINE. 51::E TRENCHING DETAIL. LEEV!: NOTE, ALL f'I.ECYCLED WATER IF!.RIGATION PIPE AND SL.1:EVES SHAI.L. SE RJRF'L.E AND I.ASEL.Et?. (SEE NOTE 10, SHEET L.-b) POTABLE SERVICE LINE CROSSING MAINLINE SPECIFICATIONS: CL. 315 FOR 2" OR MORE SCH. 40 FOR 1·1/2" OR LESS. NOTE: ALL PRESSURE MAINLINE UNDER DRIVES SHALL BE BURIED TO A 36' MINIMUM DEPTH. NOTES: 1. Pipe shall be snaked side to side In trench to allow expansion. CD FINISH GRADE @ CLEAN BACKFILL· 90% COMPACTION REQUIRED • SEE SPECS 1e11 =11-mll =1 I i1 :111 2 ~-=ffil ~:;z~~~~~?V ~r---3 -=1 =1 il_",,/""7?~~~ ~2S,J§---\5 :1 11""'7 ~ ., fa,f;\';1-tj;~-----,@ =ill 1111 I I f .:;,;-_II, , , __ , -,, ,-TI ,_Im- 3' --" ' I @ PURPLE NON-PRESSURE LATERAL LINE PER LEGEND @ PROVIDE 2'' OF CLEAN SAND BELOW PRESSURE; MAINLINE G) PURPLE COLOR PRESSURE SUPPLY LINE PER LEGEND IF ROCK LARGER THAN 2" IS PRESENT <i) 6" MIN. CLEARANCE FROM HARDSCAPE ( MAINLINE ONLY) @ DIRECT BURIAL, LOW VOLTAGE CONTROL WIRES -INSTALL BE:LOW PRESSURE SUPPLY LINE. BUNDLE AND TAPE WIRES AT 12' O.C. LOOP @ RECYCLED WATER WARNING TAPE ABOVE MAINLINE. CONTROL WIRES AT ALL 90 DEGREE CHANGES IN DIRECTION. SPLICING ONE 12" ABOVE AND ONE RESTING ON THE MAINLINE OF WIRE RUNS IS NOT ALLOWED UNLESS APPROVED BY THE OWNER TRENCHING NOTTO SCALE ® NOTTO SCALE "AS-BUILT " APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE P.E. EXP. DATE LOCATION OF PLANTING REVIEWED BY: AREAS. INSPECTOR DATE 01/17/07 PL. REVISED PER CITY C0MMENTS(2N0 REVIEW) I SsET I CITY OF CARLSBAD ~ 02/16/07 PL REVISED PER CITY COMMENTS(3RD REVIEW) PLANNING DEPARTMENT 2 IRRIGATION DETAILS FOR CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA I AP~:r • t1l-1r c;.~,.,,7 I PLANNING ~ DATE DWN BY: PROJECT NO. DRAWING NO. DATE IN!T!AL DATE INITIAL DATE INITIAL CHKD BY: CT05-i9 443-4L REVISION DESCRIPTION RVWD BY: ENGINEER OF WORK OTHER APPROVAL CITY APPROVAL .•.. ·< : , . : a ,.,..,,=;-it <.!) ~ ! ;i:; a: ~ ~. gj a; a; I ':I 2 ::, ::, ~ ~· lo ~ fil w > fil a; ill-mm=r-.A/ . ill l'VV',.c50~0<5<xSoxx~ - :I 11111 1<.>«s2:·x<Sx:xXX> ~ 'VV'./',,I f ,m .~~·v~~~, v~~T I: ,11 i= ,,f,;!;;,,('f:i;,i ... _. ~ml~=---, 6" -~d-~---~1:,;-!,}:. •\•? 1 +---4---+--';;;;;, ~ ~m~~ .... tf}J.i~~ji~j 1~ CD HARDSCAPE (TYPICAL) .~a--~ @ CLEAN BACKFILL. 90% COMPACTION REQUIRED· SEE SPECS @ SAND (TYPICAL) -'lsc-1-H---,f-\F,:f.',i;tt:· ~~..;,~,,; .. • )••,,:' . ~.,,,: 1:: .J±ii:Qr .:*};}~ ::~1~\~ I I:: Ci) NON-PRESSURE LATERAL LINE IN SLEEVE 18" MINIMUM DEPTH @ CONTROL WIRE SLEEVE ADJACENT TO MAINLINE SLEEVE @ PRESSURE SUPPLY LINE IN SLEEVE 24" MINIMUM DEPTH NOTES: 1. All sleeves to be Sch.40 PVC ( Sch,80 under vehicle paving), 6 NOTE: 1 2 3 5 6 2, All sleeves shall be 2x the size of the pipe being carried. Min. sleeve size shall be 2", 3. Extend sleeves 12" beyond edge of hardseape on both ends. 4. During installation tape closed ends of pipes until all laterSls and wires have been run, ALL PRESSURE MAINLINE UNDER DRIVES SHALL BE BURIED TO A 36" MINIMUM DEPTH. @ SLEEVING ,,---(1 NOTTO SCALE CD 9" DIA, PLASTIC VALVE BOX WITH PURPLE LOCKING COVER INSTALL 2" ABOVE GRADE IN GROUNDCOVER ,, ; , f ' NOTE: QUICK COUPLER SHALL BE TYPE APPROVED FOR USE WITH RECYCLED WATER WITH ACME THREADS "----(111 '----{!12 "----(13 ® ® © ® ® (j) ® FINISH GRADE PAVING OR STRUCTURE QUICK COUPLER WITH RUBBER CAP 5" DEPTH PEA GRAVEL INSTALL BOX LEVEL WITH 2 STANDARD BRICKS RED BRASS COUPLING RED BRASS RISER @ 1/2 CU, FT, MIN, CONC, THRUST BLOCK @ PVC ELL OR TEE (CONNECTION TO MAINLINE) @ (2) RED BRASS STREET ELLS @ RED BRASS NIPPLES (2) @) RED BRASS ELL @ PAINT "0" ON COVER QUICK COUPLER NOT TO SCALE ® •~~~~~ 99(13 BOSINB!SPARK AVE. SllITl:l C • SAN DIBOO, CA 92131 Pl!' GIii) -il!,ll) -- TOG JOB NO. 05-41 DATE: ll-!3-06 6 4 ·®7 3 ·~ --r-------- I L------------ G) LOW VOLTAGE WIRE, 3 MAX, Cg) OUTER CASE OF CONNECTOR @ INNER CASE OF CONNECTOR @ STRIP & TWIST WIRES FOR PROPER CONNETION @ COPPER SLEEVE CRIMP INSTALLED WI RECOMMENDED TOOL NOTE: Fill inner case with water proof sealer prior to final assembly. All wire routed between controller and remote control valve shall be a continuous run with no wire splices, Wire splices shall only occur at the remote control valve and controller pigtail ( If required ) WIRE CONNECTOR 5 CD PRIMARY MAIN LINE, SEE 0 BALL VALVE, SEE DETAIL PLAN FOR SIZE. ® SUB-MAIN (PURPLE COLOR)-® CONTROL VALVE. SEE DETAIL SIZE VARIES, r?, SEE SCHEDULE BELOW ~ QUICK COUPLER. SE:E DETAIL. MAINLINE SCHEDULE: 1·10 GPM 1" SCH, 40 11-18GPM 1·1/4"SCH.40 19-25 GPM 1-1/2" SCH, 40 26-39 GPM 2" CL 315 40-58 GPM 2-1/2" CL 315 0 TEE OR ELL WITH REDUCER BUSHING (D LATERAL LINE (CL. 200), PURPLE COLOR SEE PLAN FOR SIZE, NOTTO SCALE CD 12 12"MIN, VALVE MANIFOLD INSTALLATION (TYPICAL) NOTTO SCALE 01/17/07 Pl. REVISED PER CITY COMMENTS(2NO REVIEW) 02/16/07 Pl. REVISED PER CITY COMMENTS(3RD REVIEW) DATE INITIAL 10 9 7 r- I "" .... 6 ENGINEER OF WORK REVISION DESCRIPTION 8 ~ 0 2 ~ 3 5 CD CONTROLLER, EXTERIOR WALL MOUNT FASTEN TO WALL PER MANUFACTURERS RECOMMENDATIONS. SEE LEGEND FOR SPECIFICATIONS ® 120 VOLT POWER SUPPLY IN J-BOX, BY OTHERS @) ELECTRICAL CONDUIT (1 ") 0 LOW VOLTAGE WIRE IN GREY PVC CONDUIT (2" DIA) WIRE TO BE SLEEVED IN CONDUIT TO 18" BELOW GRADE @swEEPELL ® LOW VOLTAGE WIRE TO REMOTE CONTROL VALVES (j) FINISHED GRADE @ RECYCLED WATER WARNING TAG @ BRACKETS FOR FASTENING TO WALL @) THREADED CONNECTION NOTES; ON INTERIOR INSTALLATION ALL WALL PENETRATIONS SHALL BE CLEAN AND SHALL BE RESEALED WATER TIGHT, WALL MOUNT CONTROLLER SCALE: N.T,S, 3 ~ =------,11 NOTE; 5 G) SHRUB OR BUBBLER HEAD 0 1 /2" SCH 80 PVC RISER @ FINISH GRADE 0 8" FROM STRUCTURES ® EDGE OF WALL, FENCE OR OTHER CONSTRUCTION ® 1/2" X 1/2" FIPT X FIPT SCH 40 PVC ELL (j) 1/2" MARLEX STREET ELL (MIPT X FIPT) © 1/2" SCH. 80 PVC THREADED 6" RISER ® 1 /2" MAR LEX STREET ELL(MIPT X FIPT) @ PVC LATERAL LINE @ SCH, 40 PVC S XS X FIPT TEE OR ELL @ 12" FOR SHRUB SPRAYS 6" FOR SHRUB BUBBLERS @ RECYCLED WATER WARNING TAG {ADHESIVE-BACKED), ATTACH TO RISER 1. Contractor shatl install additional anti-drain valves, as required, to prevent low head drainage, 2. Use pop-ups on all heads within 1 O' of walks, lawn, or curbs, 3. Stake with galvanized steel pipe or rebar. SPRAY HEAD ON RISER NOTTO SCALE "AS-BUILT " APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE P.E. EXP, DATE LOCATION OF PLANTING REVIEWED BY: AREAS. INSPECTOR DATE I SeET I CITY OF CARLSBAD ~ PLANNING DEPARTMENT 2 IRRIGATION DETAILS FOR CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA I APPRtt:i ( q: ~l~:it I a; , St, , ()"/ DATE PLANNING DWN BY: PROJECT NO, DRAWING NO. OATE INITL'.L OATE INlTL'.L CHKD BY: CT0S-19 443-4L RVWD BY: OTHER APPROVAL CITY APPROVAL ,c,i.ie-----1;, ~~~n-------r);mt;t .=L.,.E<::i::::.E1:1.N.ll::D:;._ ____ _ SECTION/ ELEVATION <C= <C= (D 6URFACE (]) MOUNTING 6RACKET @ !'<!AIN SENSOR ll.llRED NORMALL 'I' CLOSED MOUNTING 6Cl'<!EW (I OF 2) WIRE: TO IRRIGATION CONTROLLER @ WIRE TO !'<!EMOTE CONTROL VAL VE NOTE: @ MOUNT IN AN A!'<!EA Tf-!AT WILL ee E:XF06ED TO UNOBSTRUCTED RAINFALL, 6UT NOT IN Ti-IE FAT!-! OF SPRINKLER SPRAY. RAIN SENSOR MOUNTING DETAIL ,. NOTES: t-. . , . ' 1. THERE SHALL BE io FITTINGS ' , OR CONNECTIONS ETWEEN THE METER AND BACKFL0W ASSEMBLY. 2. CONSTRUCJ ~• HIGH RETAl~ING WALL ON IDES Of ~AC FLOW PREVENtjR W I~ tLi ON r.-® 4: 1 OR REA SL P . tN r D 3 G: @'~ SHAM: !J AT D0,Hlbh ~ 0 ~ SL~ARANtfil~~E~ w'{ONTAL ~D BACK LOW PREVEN*~-Fn~-~ 2' 11 fl 7 1 11 -' MAX F 3· ~sf Jr 1~5T ~tbd~1N1f EA '-· 5 12" MIN. 2 36" MAX. 2 1~" llAV 1 .i., ... ••• .,iu. I ;,.::r.=.: t::,=-c; I I M T R I I . . 1· .. 4 . 11 _ ~ I ~ ~ ... .. ~ • • @-!,~"1 ·,.; ' •' " ,-·. "\. " . .. . .;i. I..J ~ ,_ ---IJ •· I I 3 7 3 II I I // /I PUBLIC PRIVATE CONSUMERS RESPONSIBILITY 5:" ___ .,,,,, ____ ..,,,., ~goiE if it~M-&~&H~~~~T J0n¥c1f 'ff i ~~E CALIFORNIA ADMINISTRA VE CODE. ITEM DESCRIPTION '-PFC /1 l""h 1 METER AND VALVE I BY DISTRICT . 2 TYPE K HARD OR TYPE L HARD 0 PPER OR BRASS RISER. 9 :3 C"PPER OR BRASS 90' ELBOW I SOLDER JOINTS OR THREADED FITTINGS 1. 4 COPPER OR BRASS NIPPLE. 5 BRASS UNION. Ii APPR• VE ' BACK•LOW PREVENTER ASSEMBLY. I cONCR •I " THRUST Bl OCK 8 METER BOX I BY DISTRICT l. REV. APPROVED DATE CARLSBAD MUNICIPAL WATER DISTRICT . 2 INCH AND UNDER BACKFLOW INSTALLATION • TESHIMA DESIGN GROUP I.ANDSCAPE ARCHfil!Cl'lJRE • LAND PIANNING 9903 llllSINllSSPAll AVB. SIJllll C • ~ DIEKlO, CA 92131 ffl --l'Al!) (alll)ei-im TDG JOB NO. 05-41 DATE• 11-13--06 ,bL 61/ .,,..,...:..,__ 6·04 CITY ENGINEER OA'!E STANDARD 0\1/G. NO. W20 " ~-· , " "' . . f'c ,, NOTTO SCALE NOTE: -... ---Contractor shall install additional anti-drain - valves, as required, to prevent low -----~-,~~-~-~3 ------'"1 =,;;11~2~" ;;;~~t:~lrrrornD:1mII1rril01rrrI:Jf}i?~--head drainage 1 Use bottom inlet only Use pop-ups on all heads within 1 0' of waks, lawn, or curbs 12"MIN. '11-,,.;w .. ffi--:1 IJ, i I llJ-1 11, .. JTT--: , 11w111m, .. llr r -w II=- r--------, 7 ,--r-~~4;;,,=-.----------4 8 G) INSTALL ROTOR AT ANGLE FOR MAX. THROW IF IRRIGATING SLOPES @ FINISH GRADE OF SOIL OR MULCH WHERE OCCURS @ PAVING OR STRUCTURE @ ROTORS: 12" FROM WALKS AND CURBS, AND STRUCTURES @ POP-UP SPRINKLER WITH PURPLE CAP AND BUILT-IN CHECK VALVE @ 1/2" MARLEX STREET ELL* (MIPT X FIPT)(2) (i) 1/2" SCH. 80 PVC THREADED 6" NIPPLE* @ 1/2" MARLEX STREET ELL (MIPT x FIPT)* @ PVC LATERAL LINE @ SCH. 40 PVC S XS X FIPT TEE OR ELL ® POP-UP ROTOR 1 CD FINISHED GRADE ® PLASTIC VALVE BOX WITH PURPLE BOLT DOWN COVER. USE STAINLESS STEEL BOLT NUT AND WASHER HEAT BRAND 'GV' ONTO LID. @MAINLINE 2 3 0 BRICK SUPPORTS @112 C.F. 3/4" CRUSHED GRAVEL @) WILKINS PRESSURE REDUCING VALVE Ci) LANDSCAPE FABRIC PRESSURE REDUCING VALVE r SEE SHEET 2 FOR RECYCLED WATER SIGN DETAIL. NOTTO SCALE NOTTO SCALE G) ROOT BALL @ 2" MULCH LAYER @ 4" DRAIN GRATE, NDS Ii (PURPLE, HAND TIGHT FIT) @) BUBBLER HEAD ASSEMBLY. SEE NOTE BELOW. @ 4" SOIL BERM @ FINISH GRADE (j) VALCON ADV CHECK VALVE @ 4"~ PERFORATED PIPE W/ FILTER FABRIC WRAP @ SCH. 80 RISER @ P.V.C. LATERAL @ P.V.C. LATERAL OR SXT 90 ELL @PEA GRAVEL @ PLANTING BACKFILL NOTE: INSTALL TWO (2) BUBBLER HEAD ASSEMBLIES PER TREE TRUNK. INSTALL ONE IN 4" PREF. PIPE AS NOTED ABOVE AND ONE WITH 6" POP-UP BODY (SEE POP-UP SPRAY HEAD DETAIL). I ® TREE BUBBLER INSTALLATION (AT BOXED TREE LOCATIONS) 1. REMOTE CONTROL VALVE 2,SOLENOID 3. WATERPROOF WIRE SPLICE CONNECTORS (SEE SPECS.) 4. CONTROL WIRES; BUNDLE AND TAPE (:NI 4 FT. MIN. EXTRA WIRE) 5, PVC SCH 80 UNION 6, RECTANGULAR PLASTIC VALVE BOX W/ PURPLE LID 7. PVC NON-PRESSURE PIPE! 8. PVC PRESSURE PIPE 9. PVC SCH 80 NIPPLE (TYP.) (LENGTH Af3 REQUIRED) 10. PVC SCH 40 FEMALE ADAPTER (TYP.) 11. FINISH GRADE, SET TOP OF BOX FLUSH IN TURF AREAS, 2 INCHES ABOVE IN SHRUB AND GROUNDCOVER AREAS 12. PVC SCH 40 TEE (SSS) OR ELL (SS) ON MAINLINE 13. UNDISTURBED/ COMPACTED SUBGRADE 14. BRICK OR CONCRETE SUPPORTS • 2 EACH SIDE, FOUR (4) TOTAL 15. 1 CU. FT. MIN. PEA GRAVEL 16. SEE SPECS FOR DEPTHS 17. 2 IN. MIN. NOTE: 4-INCHES CLEAR FROM TOP OF VALVE STEM TO UNDERSIDE OF VALVE BOX LID ® REMOTE CONTROL VALVE APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE P.E. LOCATION OF PLANTING "AS-BUILT EXP. AREAS . REVIEWED BY: INSPECTOR NOT TO SCALE NOTTO SCALE " DATE DATE 01/17 /07 PL. REVISED PER Cl1Y COMMENTS(2ND REVIEW) I S1ETI 02/16/07 PL. REVISED PER Cl1Y COMMENTS(3RD REVIEW) CITY OF CARLSBAD [m 2 PLANNING DEPARTMEN'r IRRIGATION DETAILS FOR CARLSBAD MEDICAL VILLAGES CARLSSAD, CALIFORNIA J APPr.EX ( tr. ~wniX- PLANNING 'i•l.11-01 I DATE OWN BY: DATE IN!TIAL DATE INITIAL DATE PROJECT NO. DRAWING NO. INITIAL CHKD BY: ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: CT05-19 443-4L ~ all p r Cl ' , , ~"~ Setback ~, ·"'-- SEE SHEET 3 FOR IRRIGATION PLAN AND SCHEDULE SEE SHEET 5 -7 FOR IRRIGATION DETAILS SEE SHEET 10 TO 12 FOR IRRIGATION SPECIFICATION SEE SHEET 9 FOR PLANTING DETAILS AND NOTES Trees SYMBOL BOTANICAL NAME 0 Ulmus parviflora ® Cassia leptophyl!a 0 Feijoa sellowiana PLANT LIST COMMON NAME SIZE QTY. NOTES Evergreen Elm 24" Box 17 Standard. Double stake per detail o. See Detail R. Gold Medallion Tree 36" Box 29 Standard. Double stake per detail O. See Detail R. Pineapple Guava 24" Box 12 Standard. Double stake per detail 0. See Detail R. line '-"' 'OW ditch TYPICAL PARKING I (Typ.~-:;,s.~-I WALL VINE DETAIL N.T.S. 0 Magnolia grandiflora Southern Magnolia 24" Box 8 Standard. Double steke per detail 0. See Detail R ter service ma -// •X--' / / / //- // / ,- / ,-· ~ ,//~)!_-- / / LL--~-- \ • TESHIMA DESIGN GROUP LANDSCAPE ARCHITECruRE • I.AND PIANNING 99(13 mJSINEISPARK AVE. SUffl! C • SAN DIOOO, CA 9'1.131 PIP Oi5IO l!\WIDI llAlO -- TOO .JOB NO. 05-41 DATE: ll-!3-06 '---',.,. Potable water service main I M"<..,---::;;-Outdoor furniture. See architectural DWG. Masonry retaining wall (See Architect's DWG. A-9.2 detail #8) Masonry screen wall (See Architect's DWG. A-9.2 detail #23) < I ------_ ---._ ---..._ ___ _ --.ct Outdoor furniture. See architectural DWG. Employee lunch -~ area (Typ.) Plant trees minimum 2' from curbs . Plant trees minimum 5' from paving. Plant trees minimum 7' from sewer lines. Trees shall not be planted in conflict with public utilities. . All trees within 5' of any hardsoape shall have root barriers see detail Q. woo:?ft ~ Maintenance and liability for all areas shown shall be the responsibility of the ownership or other appropriate entiiy acceptable lo the City of Carlsbad. NORTH u D 5' 20' 0 Tipuana tipu Tipu Tree 24" Box 26 Standard. Double stake per detail 0. See Detail R. ShrubsNine SYMBOL BOTANICAL NAME COMMON NAME SIZE QTY. NOTES CD Arbutus Unedo Strawberry Tree 15 Gal 71 See detail X. -----Brow ditch (Typ,) @ ® Alyogyne Huegelii Blue Hibiscus Salvia Leucantha 24" box 59 See detail X, 262 See detail X. ,..--6' high Mansory wall (per civil) .,-.--Bio-swale 'Proposed 6' High wood fence (See Architect's DWG. A-9.2 detail #6) © Penniselum 'Eaton Canyon' ® Agave Attenuate ® Liriope Muscari (?) Cistus x hybridus @ Bougainvillea @ Ligustrum japonicum @ Ficus repens -@ Trachelospermum @ Rosmarinus officinales @ Prunus caroliniana Potted Plants ® Agave Attenuate ® Phormlum Tenax Hybrids @ Strelitzia Nicolai Groundcovers nm Ill] Callistemon 'Little John' Festuca Glauca "Azurit' Geranium lncanum Gazania 'Bronze Red' Myoporum parvifolium Enviro-Swale mix Agrono-Tec, Seed Co. 21420 Bundy Canyon Rd. Wildomar, CA 92595 ' 111P 4"-8" Cobble stone by RCP 700 N. Twin Oaks Valley Rd. San Marcos, CA 92069 sales@krcrock.com P: 760.744.1036 xi F: 760.744.8952 Mexican Sage 5 Gal Fountain Grass 5Gal 189 See detail X. Century Plant 15 Gal 53 See detail X. Big Blue Lily Turf 5Gal 56 See detail X. White Rockrose 15 Gal 87 See detail X. 'San Diego Red' (vine) 15 Gal 10 See detail X. Japanese Privet 5Gal 30 Plant 36" O.C. Maintain as hedge 48" high. See detail R. Creeping fig 5 Gal 4 See detail S. Star Jasmine (espalier) 15 Gal 20 See detail S. Rosemary 1 Gal 25 See detail X. 'Bright 'n Tight' 15 Gal 56 Plant 48" O.C. S1:1e detail X. Agave New Zealand Flax Giant Bird of Paradise Dwarf Bottle Brush Blue Fescue CranesbHI Gazania Myoporum Bio-swale Contact: Don Allison Tel: (951 )-674-0428 Fax: (951 )-674-6978 Tan Cobble APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE LOCATION OF PLANTING AREAS. 15 Gal 5 36" X 30" Pot. See detail T. 15 Gal 4 36" X 30" Pot. See detail T. 24" box 11 36" X 30" Pot. See detail T. 5 Gal@ 24" O.C. See detail Z. 1 Gal@ 18" O.C. See detail Z. 1 Gal @ 24" O.C. See detail Z. Flats @ 12" O.C. See detail Z. Flats @ 12" O.C. See detail Z. Seeded@ 12 lbs per 1,000 SF. Mix#1 85% Festuca Ru bra (Molate fescue) 10% Fstuca ldahonesis (Idaho fescue) 5% Poa Scabrilla (Pine fescue) See detail U. "AS-BUILT P.E. EXP. ___ _ REVIEWED BY: iNSPECTOR " DATE DATE 01/17/07 PL. REVISED PER CllY COMMENTS(2ND REVIEW) I SH8EET I CITY OF CARLSBAD ~ 02/16/07 PL, REVISED PER CITY COMMENTS(3RD REVlEW} 2 F'-=""-11-'-"'-+==-='---""-'-'"-=--'--"=-""-='-----------r---t----t----t-----t PLANNING DEPARTMENT 1----+---+----------------------1---;----t---i------i 40' PLANTING PLAN FOR CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA I AP. 1-f 1~ ( C:f. ~LJt· 5· k]. "'71 ~=====:====:=======================================~=====;====~=====;===~ ~P;LA;:;;::N::;;N;:IN=G===:;;===;::::::::::.:::;=:::::::=:::::;-;::::::::::D::::A::,TE=:::;~- DWN BY: ---PROJECT NO. DRAWING NO. CHKD BY:__ CT05-i9 443-4L RVWD BY: DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CllY APPROVAL SCALE: 1"=20'-0" i I • (2) 2 IN. DIA. X I<!> FT. LCN<!! LOPGl!POI.E PINI: &TAl<E&. &ET PE'-l'ENDICI.ILAF< TO -VA!l.lNa. WINC>e. 2 • V.I.T. 'CINCH Tll!e', OF! l;QUAL. IN&TALI. F'EFI MANlJPACTUFl!!'G &l"ECIFICATION&. l • &ET CFIOUN 2 IN. AeOVE FINll!ll-l GRADE. 4 • a!T TOF' eECTION OFF OF STAI<£ ii>' ~OW TFIEE CANO!"Y. & • FINIS.I c!,F!ADIS. 6 • BACl<FILL/&!E &F'l!CJ l"UPPLI! AND &ETTL!!. 61:T TFllil!! 2 IN. ABOVE FIN. c!,i'<. 1 • 2 X FIOOTEIALL DIAMETl!FI. e • i IN. WATERINa. !aASIN, l:XCl!F'T IN LAWN AFll:AS. Rl:MOVE AFTl:R MAINT. l"Efll<IOD. 'ii • PLANT T AeLere. IN&T ALI. F'E1't MAN1JPACT\lfll<l51't'6 6!"ECll'ICATION6. IID • Pl.AC!! er AKE$ OOT&IDI!! OF FIOOTeALL. 11 • FIN. Gfil'AC>E! AT EXl8TINc!, eLOPE ( AS FIEQ'D). 12 • 4' PEl'<l"OAATl!!P l"IPE W/eLAC;:; ROUND G!FIATE CAI" • 4' MIN. AND 6' MAX Ll!!Nc!,TH _,-;, WITH FILTER FAeRJC (I/ l"EFI I& <!,ALLON TFIEE 1v PER 24 eox TJ'aEE 13 • ¾' G!FIAYl!L PFIAINAc!,I= &UMP WITl4 FIi. TEFI FA!lll'\IC EDGE 14 • 6'•<!>' MAXIMUM I& • 10'•/D' MAXIMUM NOTE, TFIEI!& IN T\JfOJ' AFitEA& TO i'<ECEIVE TJ'aEE -Pl'tOTECTOl't AT l!lAeE, 16 • Tl'\55 PIT•FILL AND !ll!TTLE WITl-l WATl!R A MIN. fll.lALL l3E 'AF!E01'16Al'lD' !SY DEEP l'<OOT. OF 24 14CUFi?$ PRIOR TO PLANTING,. @ ® TREE DOUBLE STAKING AND DRAINAGE ~-+-1--+--I IN. AT TUl<f' NOT!!, RCOT BAl':RIE;ae &14ALL l!lEi MT Al.LED WHEN Tl'll!E 1$ WIT•I-IN !, FT. OF ANY 14Afill?&CA!"E, AND Gl-lALL l!lE IN&TAI.LEt:> ADJACEiNT ro Tl-lEi 1-lA!O!D&CAF'E ON!. y f"EF! Tl-II! MANIJF, eF!i:Cll'ICATION6. 1-Tl't!!ETT<UNK 2 -e10-eAAA1efl! 2 IN.AT SHf'!UI; e10-e~IER AvALIAeLE AT BUTLE!s'!l MILL $AN DIEOO, CA. (619! 2.i,,.,e,11,1 24' TOTAL I.ENc!,TH • 12' EITHER Dlf'!loCTION ROOT BARRIER I • WALL 01"! POST 3 ; . cONCl'!l=TE FOOTING, i .. S!"l'<!,AD ON WALL • SECLlf<E r4 4 • 1'1EMOVE NURGl:!'aY ST Al<!:! !, • eer ROOTeALL TIGHT TO II FOOTING. i.EMOVE ANY EXCE66 cONC!'!E"l'E .... h IN. WATl!!!'alNG ISE!'<M 1 • FINISHED GAADI: e • PLANTING, T AeLl!!T ~ • PLANTING 6AO<l'II.L <FUDDU! • Gl!!TTLE TO SET !"I.ANT AT FINISHED ~El Iii> • I X ROOT6ALL. DEl"'tl-l II • 2 X f<OOTSALL DIAMETEf< VINE PLANTING NOTTO SCALE NOT TO SCALE· NOTTO SCALE SEE SHEET 3 FOR IRRIGATION PLAN AND SCHEDULE SEE SHEET 5 AND 6 FOR IRRIGATION DETAILS SEE SHEET 8 FOR PLANTING PLAN AND PLANT LEGEND SEE SHEET 10 TO 12 FOR IRRIGATION SPECIFICATION • TESHIMA DESIGN GROUP I..ANDSCAPB ARCHttEcrURE • LAND P1ANNINO 99113 ~ARK AW. sum! C • SAN DIEOO, CA !W3l I'll! \lllli) --\lllli) - 'IDG JOB NO. 05--41 DATE ll-13--06 (!) 2 INCH=& ® Plis!:PAl'1ED &olL ® FINl&l-4 ""-"'DE Ol'a WALK ~ EQUAL !Xi • Gl!!E PLANT LIGT ® PLANT T AeLET © CONC!'<ETI! CUl<!S Ol'l 14A!'P5CAP!: IMl"F<O\ll!MENT. AS INDICATED ON PLAN. C) EiQUAL 1/2 !X! 5 Pl.AN GROUNDCOVER PLANTING G) ROOT6ALL. @ CROWN • In' ABCVE F!Nl&l-4 GIAADE. @ FIN1€>M a.AADE. @ FINl514ED <:.l'IADE AT SLOPE. @ 2X ROOTBALL DIAMETER @ 6ACl<l'II.L MIX !Gl:E eFl!:CS.!. (ZJ PLANT TABLETS (SEE SPECS) @ 4" HIGH WATERING BASIN (IF REQ'D). @ UNDISTUFeED NATIVEi WIL. TREE I SHRUB PLANTING i'jQpe;L NlJMeEfs· • CC363£> FINISH n::EE:. NA Tl.ll'<AI. SAND -N&Se. $IQNEUJgAB 2= 1.0CKl-lEED WAY CA!'lllON crrr. NV &'lli<!>& CONT ACT d0 8"'/D•S,11>-2462 F!I.L ruee Dl~CTION a, MOl6TUl'ae ; Alls MOVEMENT WICl<6/'TYP./ ll'tCX ls!!flE~OII< All'< ----..___ ---- HIGl-l l.EVEI-OVEl'<FLOW DAAIN NOTTO SCALE NOTTO SCALE NOTTO SCALE INTERNAL CONTAH\IER WATER SYSTEM 36"x 30" CENTURION SERIES BY nsTONEWEAR" h' CONCR!:Ti: CUFS ~!:>% COMPACTED _ __,, eueeuec.F<AC>e PLANTING NOTES ,---6EE TREE PLANTING, DETAIL 1. CONTRACTOR SHALL HAVE A THOROUGH STANDARD SOIL TEST PERFORMED IN THREE DIFFERENT LOCATIONS ON THE SITE AND COMPLETED BY A LICENSED AGRONOMIC LABORATORY PRE-APPROVED BY THE CITY INSPECTOR PRIORTO AND AFTER LEACHING OF SALTS AND PRIOR TO TO ANY PLANTING OF PLANT MATERIAL. THE RESULTS AND RECOMMENDATIONS OF THE SOIL TESTING LABORATORY SHALL BE SUBMITTED TO AND APPROVED BY THE CITY. THE APPROVED RECOMMENDATIONS FOR AMENDMENTS AND BACKFILL SHALL BE INCORPORATED INTO THE LANDSCAPE PLANS PRIOR TO THE START OF CONSTRUCTION AND SHALL BECOME PART OF THE APPROVED PLANS.THE SOILS TEST SHALL INCLUDE, BUT NOT BE LIMITED TO, THE TESTING OF SOIL SALT LEVELS, NUTRIENT LEVELS, AND SOIL PERCOLATION. SOIL TEST RES UL TS SHALL BE APPROVED BY THE CITY INSPECTOR PRIOR TO AMENDING THE SOIL. ROCK COBBLE 01/17/07 PL. REVISEO PER CITY COMMENTS(2ND R~EW) 02/16/07 PL. REVISED PER CITY COMMENTS(3RD REVIEW) DATE INITIAL ENGINEER OF WORK REVISION DESCRIPTION NOTTO SCALE 2. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL REQUIRED PERMITS PRIOR TO COMMENCING LANDSCAPE INSTALLATION. 3. ALL LANDSCAPE AND IRRIGATION INSTALLATION SHALL CONFORM AND FULLY COMPLY WITH THE CITY OF CARLSBAD LANDSCAPE MANUAL. 4. ALL LANDSCAPING SHALL BE INSTALLED PRIOR TO OCCUPANCY. 5. THE OWNER IS REQUIRED TO PERMANENTLY AND FULLY MAINTAIN ALL LANDSCAPE IMPROVEMENTS IN THE PUBLIC RIGHT-OF-WAY. 6. ALL INSTALLED TREES WITHIN 5' OF HARDSCAPE SHALL HAVE ROOT BARRIER INSTALLED ADJACENT TO HARDSCAPE, NOT ENCIRCLING ROOTBALL. 7. CONTRACTOR TO INSTALL 3" OF SHREDDED BARK MULCH IN ALL LANDSCAPE AREAS THAT ARE LESS THAN 2:1 SLOPE. SUBMIT SAMPLE TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO BULK DELIVERY TO JOB SITE. 8. ALL PLANT MATERIAL SHALL BE APPROVED AT THE PROJECT SITE BY THE LANDSCAPE ARC.HITECT PRIOR TO ANY PLANTING. ALL PLANT MATERIAL REJECTED BY THE OWNER OR LANDSCAPE ARCHITECT SHALL BE REMOVED FROM THE PROJECT SITE ATNO ADDITIONAL COST AND REPLACED. 9. SUBMIT PHOTOGRAPHS OF TYPICAL TREE FOR EACH VARIETY AND SIZE, TO BE PROVIDED UNDER THIS CONTRACT FOR APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO DELIVERY TO THE PROJECT SITE. 10. ALL PLANT MATERIAL SHALL BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO PLANTING. THIS MAY BE DONE EITHER AT THE SITE OR AT THE NURSERY. CONTRACTOR SHALL PAY FOR THE LANDSCAPE ARCHITECT'S TIME AND MILEAGE FOR ALL NURSERY VISITS. 11. ALL PLANT SIZES ARE MINIMUMS. Sl:ZES ARE TYPICAL FOR EACH PLANT SPECIE ALL PLANTS ARE TO BE FREE OF DISEASE AND SCARS, AND TO HAVE GOOD COLOR, FULL HEADS AND GOOD CALIPER (15 GALLON -3/4" MINIMUM, 24" BOX -1 1/4" MINIMUM, 36" BOX· 2" MINIMUM. 12. PRIOR TO PLANTING, IRRIGATION SY$TEM SHALL BE FULLY OPERATIONAL AND ALL PLANTING AREAS SHALL BE FULLY WATERED IMMEDIATELY AFTER PLANTIN< 13. PRIOR TO PLANTING, ALL PLANTING AREAS SHALL BE FREE OF WEEDS, ROCKS AND DEBRIS. RAKE AND FINE GRADE ALL PLANTING AREAS PRIOR TO PLANTING 14. UPON COMPLETION OF PLANTING OPERATIONS AND BEFORE ANY SITE OBSERVATIONS, REMOVE ALL EXTRANEOUS MATERIAL AND DEBRIS, AND BROOM AND WASH THE AREA CLEAN. 15. LONG TERM MAINTENANCE OF THIS PROJECT SHALL BE PROVIDED BY THE OWNER. 16. NO TREES OR SHRUBS GREATER THAN 3 FEET IN HEIGHT AT MATURITY ALLOWED WITHIN 10 FOOT HORIZONTALLY OF ANY SEWER MAIN OR SEWER LATERAL. NO TREES OR SHRUBS GREATER THAN 3 FEET IN HEIGHT AT MATURITY ALLOWED WITHIN ANY SEWER EASEMENT. NO PRESSURIZED LANDSCAPE IRRIGATION MAINS ALLOWED WITHIN ANY SEWER EASEMENTS. 17. THE PLANTING AREA SHALL PROVIDE POSITIVE 2% GRADE SURFACE DRAINAGE AWAY FROM STRUCTURES AND SHALL TERMINATE IN AN APPROVED DRAINAGE SYSTEM. 18. ALL LANDSCAPING SHALL COMPLY WITH LANDSCAPE MANUAL'S POLICIES & REQUIREMENTS 19. THE CONTRACTOR SHALL CONTACT THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING LANDSCAPE WORK SO THAT THE LANDSCAPE ARCHITECT CAN REVIEW THE PROJECT UTILITY LOCATIONS AND REVISE Pl.ANS ACCORDINGLY TO FULLY SCREEN ALL UTILITIES FROM VIEW. 20. THE CONTRACTOR SHALL ALSO CONTACT THE LANDSCAPE ARCHITECT, DUE TO RELOCATION OF UTILITIES AFTER PLAN APPROVAL. " APPROVED FOR PLANTING "AS-BUILT AND IRRIGATION ONLY. INCLUDING PRECISE P.E. EXP. DATE LOCATION OF PLANTING REVIEWED BY: AREAS. INSPECTOR DATE I SHgET I CITY OF CARLSBAD ~ PLANNING DEPARTMENT 2 PLANTING DETAIL FOR CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA APPR~_l, ( C:r-~lc,:tl-t; . i.:, . C>i PLANNING DATE DWN BY: PROJECT NO. DRAWING NO. DATE INITIAL DATE'. INITIAL CHKD BY: OTHER' APPROVAL CITY APPROVAL RVWD BY: CT05-i9 443-4L SECTION 02480 IRRIGATION PART 1 -GENERAL 1.01 GENERAL CONDITIONS: A. The General Conditions, Special Conditions, and Division 1 are an added part of this section and contract for this work and apply to this section as fully as if repeated herein. 1.02 SCOPE: A. The work includes oil services, labor, materials, transportation and equipment necessary to perform the work indicated on the Drawings and as specified. The General Conditions arid Division 1 apply to this section as fully as if repeated herein. 1. Related Work: (a) Landscaping Section (02900) 1.03 SUBMITTALS: A. Submit a list of all irrigation equipment to be used, manufacturer's brochures, maintenance manuals, guarantees and operating Instructions. 1.04 GUARANTEE: A. Furnish guarantee in accordance with general conditions, for a period of one (1) year from date of final acceptance -at conclusion of the Maintenance Period -on complete water irrigation system, including nonsettling of backfill in trenches which, if occurs, shall be corrected, including repairs and/or replacement of any material damaged thereby or therefrom. 1.05 OBSERVATION: A. In oil cases where observation of sprinkler system work is required and/or where portions of work ore specified to be performed under direction and/or observation of Landscape Architect or his representative, Contractor shall notify City Inspector ond Architect at least three (3) working days in advance of time such inspection and/or direction is required. B. Observation will be required for the following parts of the work: 1. Upon installation and testing of main lines and lateral lines; when pipes are laid and are to be submitted to pressure tests. Po not cover any lines until they have been observed and approved. 2. Upon Installation and testing of valves, quick couplers, backfiow preventer device, automatic controllers, and control valves and wires. 3. When sprinkler system is completed, Contractor, in the presence of Architect, shall perform a coverage test to determine. if coverage of water afforded the lawn and planting areas is complete and adequate. Contractor shall furnish all materials and perform oil work required to correct any inadequacies to cover. 4. Final observation and performance test shall be at the same time as final observation of the landscape work. 1,06 TESTING: All PVC main and lateral lines shall be subjected to a pressure test of 125 PSI for a period of four hours. All testing shall be in the presence of the Landscape Architect. Approval shall be received before bockfllling any trench. Po not cover any lines until they have been observed and approved. l oz RECORD DRAWINGS {AS-BUILT DRAWINGS): A, Before final occeptaoce _.Pf WQrk. Contractor shall provide a record set of drowings showing sprinkler system work. 1. Final as-built plans shall be drafted clearly to the satisfaction of the City, and the original mylars shali be submitted to the City for their keeping. 2. Final Irrigation as-built plans shall be reviewed and approved by the City and final mylars will be required to be approved and signed by the City prior to Planning Deportment sighing the permit card. 3. Any changes in location of items or type of ins.tallations from that shown on drawings shall be so indicated on the record drawings. 4. Valves shall be numbered ond corresponding numbers shall be shown on record drawings. 5. All remote control valves, shut-off valves, quick coupler valves, meters, controllers, mainlines shall be located by measured dimensions. Dimensions shall be given to permanent objects and shall be to nearest one-half foot. All mainline changes in direction shall be located by measured dimensions. 6. On \he inside surface of the cover of each Automatic Controller, prepare and mount a chart showing valves and sprinkler heads serviced by that particular controller. All valves shall be numbered to match operation schedule and drawings. Only those areas controlled by controller shall be shown. This chart shall be a plot plan, entire or partial, showing building, walks, roads and walls. A photostatic print of this plan, reduced as necessary and legible in oil details, shall be made to a size \hot will fit into the controller cover, This print shall be approved by the Architect and shall be hermetically sealed by plastic. This shall then be secured to inside of cover. 6. Immediately upon installation of any burled pipe or equipment, Contractor shall indicate on the drawings locations of said equipment. Dimensions shall be given from permanent objects such as buildings, sidewalks, curbs and driveways. 1.08 GENERAL REQUIREMENTS: A. Code Requirements shall be those of State and Municipal Codes and regulations locally governing this work, providing that any requirements of the Drawings and Specifications, not conflicting therewith but exceeding the Code Requirements shall govern, unless written permission to the contrary is granted by the City Inspector. 8. Extreme care shall be exercised In excavating and working in the area due to existing utilities. Contractor shall be responsible for damages caused by his operations. C. Connections shall be made at approximate locations shown on drawings. Contractor shall be responsible for minor changes caused by actual site conditions. D. Londs¢ope headers and mowing strips shall be In place before Installation of sprinkler system. E. Scaled dimensions are approximate. Before proceeding with any work, Contractor sholl carefully check and verify all dimensions. F. Pion locations of sub surface lines, valves, controller and pipe lines are diagrammatic and Indicate the spacing and relative locations of all installations. G. All lines shall have minimum cledrance of six (6) inches from each other, and from lines of other trades. Parallel lines shall not be installed directly over one another. H. Dielectric bushings shall be used in any connections with piping of dissimilar metal materials. I. Point of connection Sholl be approximateiy as shown on drawings Connect new underground piping and valves ond provide all flanges, adapters or other necessary fittings for connection. J .. Permission to shut off any existing in-use water lines must be obtained 48 hours in writing from Owner. Controctor shall receive instructions from Owner, as to the exact . time of each shut-off. _,,~;;,;,,,,,_, _,,0· iE:!,•CN>e ;f • TESHIMA DESIGN GROUP l'..ANDSCAFB .ARCHl'l'BCI'll LAND PLANNING 'l9Cl3 BUSlN'J!SSPARK AVE. StJm! C &!IN DlllGO, CA 91.131 I'll> ---(JM)- TOO JOB NO. 05-41 ~-res,;,~,~ ::; _,. .!fl ~-"' ~ * Sli,!att.ra lit A~ R$M Oat@ ~ kVlf' OF ~ e ~,"f-a: ~\f\T"~ K. Contractor shall acquaint himself with all site conditions. PART 2 -PRODUCTS 2.01 MATERIALS: Pipe sizes shown are nominal inside diameter unless otherwise noted. 1. PVC Pressure Moinllne Pipe Fittings: All buried private piping in the reclaimed water system shall be installed with warning tape identifying it as reclaimed water with the exception of intermittent pressure lines. Intermittent pressure lines (line on the downstream side of a controller valve that will not be subject to constant pressure) may be excepted as long as it is apparent, due to line size and location as determined solely be the District Engineer of City Inspector, that the lines are part of a reclaimed water sprinkler irrigation system. Stenciled pipe, os specified below, will be accepted in conjunction with warning tape. (o) Pressure mainline piping for sizes 2" and larger shall be PVC Closs 315. ond shall be purple. (b) Pipe shall be mode from an NSF opproved Type 1, Grade 1, PVC compound conforming to ASTM Resin Specifications "D1764". All pipe must meet requirements as set forth in Federal Specifications PS-22-70, with on Appropriate Standard Dimension (S.D.R.) - (Solvent Weld Pipe). (c) Pressure mainline piping for sizes 1-1/2" and smaller shall be PVC Schedule 40 with solvent welded joints, and shall be purple. (d) Pipe shall be mode from NSF opproved Type 1, Grade 1, PVC compound conforming to the ASTM Resin Specifications "D1785". All pipe must meet requirements as set forth in Federal Specifications PS-21-70. (e) PVC solvent-weld fittings shall be Schedule 40, 1-2, 11-1 NSF approved conforming to ASTM Test Procedure D2466. (f) Solvent cement and primer for PVC solvent weld pipe and fittings shall be of type and installation methods prescribed by the manufacturer. Mainline pressuI·e pipe shall be solvent welded utilizing a two step process with primer and gray glue. (g) All PVC pipe must bear the following markings. 1. Manufacturer's Name 2. Nominal Pipe Size 3. Schedule or Closs 4. Pressure Rating in P.S.I. 5. NSF (National Sanitation Foundation) Approval 6. Date of Extrusion (h) All fittings shall bear the manufacturer's name of trademark, material designation, size, applicable I.P.S. Schedule and NSF Seal of Approval. A.C.P., 4" and above, shall have the words "RECLAIMED WATER" stenciled in 2-inch green letters on both sides of the pipe in at least three places in o 13-foot section of pipe (total of six places per section of pipe). All pipe shall hove stenciling appearing on both sides of the pipe with the marking "RECLAIMED WATER" in 5/8" letters repeated every 12 inches. 2. PVC Non-pressure Lateral Line Piping (a) Non-pressure buried lateral line piping shall be PVC Sch 40 with solvent-weld joints, and shall be purple. (b) Pipe shall be made from NSF approved, Type 1, Grode 11 PVC compound conforming to ASTM Specifications "D17134". All pipe must meet requirements set forth In Federal Specification PS-22-70 with an appropriate Stdndard Dimension Ratio. (c) Except as noted In Paragraphs (o) and (b) of Section 2.01.A.1(a) and (b), all requirements for non-pressure lateral line pipe and fittings shall be the some as for solvent-weld pressure main line pipe and fittings as set forth in Section 2.01 .A.1 of these specifications, (Primer not required). All unsized end run loter lines shall be 3/4 .. PIPE. 3. Polyvinyl Chloride Pipe Fittings and Connections: Type II, Grade 1, Schedule 40, high impact molded fittings, monufoctured from virgin compounds as specified for piping, tapered socket or molder thread type, suitable for either solvent weld or screwed connections. Machine threaded fittings and plastic saddle and flange fittings ore not acceptable. Furnish fittings permanently marked with following information: Nominal pipe size, type and schedule of material, and National Sanitation Foundation (NSF) seal of approval. PVC fitting shall conform to ASTM D2464 ond D2466. C. Automatic Control Wire: 1. Electric wiring running from Controller to Autornotic control valves shall be No. 14, solid, single conductor, copper wire, 4/64 inch insulation, 4/64 Inch neoprene jacket, style BR (Direct Burial) or equal, color code wires to each valve, common wire shell be white. D. Automatic Controller: 1. Controller shall be furnished and installed complete with all water, electrical and drainage services, ready for operation, Unit. shall be electric, self-contained outdoor type, wall-mounted, or approved equal. See detail for controller enclosure. 2. Unit shall have a minimum stations as shown on Irrigation Legend. 3. Controller shall be the latest model of the particular manufacturer supplied. 4. Unit shall be 120-volt, 60-cycle controller, be completely automatic ond shall function optionally with or without the clock. 5. Any station moy be repeated independently in any 24 hours, 6. Stations shall be adjustable from 1 to 59 minutes. 7. Control panel shall be removable plug-in type. 8. Mechanism shall be housed in sturdy, vandal-proof case, manufactured of 14-gauge steel, or case aluminum; furnished for maximum exterior protection. 9. The clock and all working parts of the controller shall be contained within one protecting cover. E. Control Valves: 1. Remote Control Valves shall be of all Plastic body. Valve shall be provided with an adjustable flow control stem and shall be operable manually without electricity. F. Valve Box: 1. For remote control valves 9-1/2" x 16" x 11" rectongulor box manufactured by Carson Industries #14129-128 with purple bolt down cover or approved equal. 2. For ball valve: 10" x 10'1/4" round, Carson Industries #910-128 with purple bolt cover or approved equal. Extension sleeve to be PVC-6" minimum size. G. Sprinkler Heads shall be os required on the drawings or approved equal. I. Ball Valves: 1. Bali valve 1 inch size to 2 inch size shall meet ASTM standards with seals which ore self adjusting to compensate wear. Ball valves shall have molded micro-finish ball with low torque requirements to operate unit manually. Bali valve shall have a patented feature -"Preloaded" stem seal and Impact resistant handles . 2. Product: 1" -2" size (King Bros. Lo-torque boll valve models Lt, 1000-\ thru U.2000-t) 2" -4" size (King Bros. Block true union ball valve models Volencio, California 91384 Phone: (800)541-2672 or (805)257-3262. J. Concrete footings shall be 2,000 psi concrete at 28 days. K. Backfill shall be clean fill soil. L. Contractor shall provide to the Owner: 1. Two (2) Control Valve keys. 2. Two (2) wrenches for removing each different type of sprinkler head. 3. One (1) 48" tee wrench for operating gate valves. 4. Six (6) quick coupler keys and six (6) hose bib assemblies. 5. Five (5) keys for opening and locking each automatic controller. M. Pressure regulator shall be bronze with screw fitting. See details ond drawing. PART 3 -EXECUTION 3.01 GENERAL REQUIREMENTS: A. Locations on drawings are diagrammatic and approximate only, and shall be changed and adjusted as necessary as directed to meet existing conditions and obtain complete water coverage, Locate and stake all work and obtain approval of Architect before installations. 8. Install and extend system as shown on drawings, and as necessary to carry out the intent of Drawings and Specifications. C. Locate lines, valves and other underground utilities and receive approval of Architect before digging trenches. 3.02 INSTALLATION OF IRRIGATION SYSTEM: A. Excavation and Backfilling of Trenches: 1. ;xcavate trenches, prepare subgrode, and bock/iii to line ond grade with sufficient room for pipe fittings, testing and inspecting operations. Do not backfill until pipe system has been subjected to hydrostatic test as specified. 2. Depth of cover in the Trench: Polyvinyl Chloride Pressure Line 18" minimum Poly,lnyl Chloride Nan-Pressure Line 1 Z" minimum Polyvinyl Chloride Non-Pressure Lines for drip system lateral lines shall be installed at 12" depth. Installation of Polyethylene Distribution tubing: Distribution tubing shall be cut into. lengths that will allow tubing to lay In a relaxed manner from emitter point ( at shrub stem). Allow two (2) distribution tubes per plant. Tubes sholl be pressed firmly onto emitter barb so the tube end comes Into contact with emitter body at base of barb. 3. Trenching through areas where topsoil has been spread: (a) Deposit topsoil on one side of trench and subsoil on opposite side. 4. Subsoil shall be free of all rocks over one (1) inch in diameter, debris, and litter, prior to use as backfill where so indicated on detail. 5. Repair ony leaks and replace oil defective pipe fittings until lines meet test requirements. Do not cover any lines until they have been inspected and approved for tightness, quality of workmanship and materials. 6. Backfill trenches, after approval of piping, with suitable and approved material, tamping soil around pipe and thoroughly compacting all trench fills until 90% compaction hos been achieved. 7. Backfill material shall be approved soil, free from rocks and clods. B. Installation of Polyvinyl Chloride Pipe: 1. Be~ause of the nature of plastic pipe and fittings, exercise caution In handllng, loading and storing, to ovoid damage. ?. The pipe and fittings sholl be stored under cover until using, and shall be transported ln a vehicle with a bed long enough to allow length of pipe to lay flat so as not to be subjected to undue bending or concentrated external load at any point. 3. Any pipe that has been dented or damaged shall be discarded until such dented or damaged section Is cut and rejoined with o coupling. 4. 1'rench depth shell be as specified above from the finish grade to the top of the pipe. The bottom of trench shall be free of rocks, ciods, and other sharp-edged objects. 5. Pipe ends and fittings shall be wiped with P68 Primer, or equal, before welding solvent is applied. Welded joints shall be given o minimum of 15 minutes to set before moving or handling. All field cuts shall be beveled to remove burrs and excess before fitting and gluing together. 6. Pipe shall be snaked from side-to-side of trench bottom to allow for expansion and contraction. 7. Center load pipe with small amount of backfill to prevent arching and slipping under pressure. Leave joints exposed for inspection during testing. 8. No water shall be permitted in the pipe un\11 inspections have been completed and a period of at least 24 hours has elapsed for solvent weld setting and curing. 9. Plastic to metal joints: Solvent-weld, using solvent recommended by pipe mar>ufacturer only. 10. Plastic to Plastic Joints: Solvent-weld, using solvent recommended by pipe manufacturer only. 11. Solvent-weld Joints: Assemble per manufacturer's recommendation. 12. Thrust block shall be installed as per detail. C. Remote Control Wiring: 1. Direct Burial Control wire sizes: As shown and specified herein before. 2. Provide one control wire and one common ground wire to service each valve in system. Provide 4-foot minimum expansion loop ct each valve to permit removal and maintenance of valves. 3. Install control wires and Irrigation piping In common trenches wherever possible. 4. Control Wire Splices: Allow only on runs of more than 300 feet, splices as follows: (1) Strip of/ minimum of 2-1/2 inches of Insulation from each wire. (2) Twist on Scotchlock electrical spring connector, minimum four complete turns. (3) Seal connector in epoxy resin. (4) Tape completed splice with Scotch 33 electrical tape. 5. Numbering and Tagging: Identify direct burial control wires from automatic valves to tenminal strips of controller at terminal strip by togging wire with number of connected valve. D. Automatic Controller: 1. Automatic Controller shall be installed as shown ond directed. Controller shall be tested with complete electrical connections. Cohlractor shall be responsible for temporary power to controller for operation and testing purposes. 2. Connections to control wiring shall be made within the pedestal of the controller. All wire shall follow the p.ressure main insofar as possible. 3. Electrical wiring shall be In a rigid PVC plastic conduit from controller to electrical outlet. The Electrical Contractor shall be responsible for installing all wiring to \he sub-panels, clocks, or elsewhere as required, in order to complete this installation. A disconnect switch shall be included. 4. Controller shall hove a master switch. It shall be possible to operate each valve monually, independent of clock of any other valve. F. Valve Box: 1. Install valve boxes as shown on detail. Install no more than one valve per box. Stencil valve number and controller letter on underside of valve box lid. G. Sprinkler Heads: 1. All sprinkler heads shall be installed as per details shown. 2. Nozzle size of all heads shall be adjusted to suit any particular conditions qf the area. This shall be done after the system has been thoroughly tested, immediately after written notification by the Architect to do so. H. Quick Coupler Assembly: 1. Install all quick couplers as indicated on drawings ond as directed. Set oil valves plumb and true to finish grade and a maximum of 12 inches from paving, walks, headers or curbs, and as shown on plans and as directed. I. Ball Valves: 1. Install where shown as detailed. J. Back/low Preventer: 1. Bockftow preventer assembly shall be Installed in accord with manufacturer's specifications, located end as directed on drawings, and shall conform to all applicable code and ordinance requirements. City Backfiaw Specialist shall approve location and instollatlon (760) 431-7152. 2. Exact location and positioning shall be verified on the site by Architect. K. Pressure Regulator if needed shall be installed as per drawings and detail. Verify final location with Architect. L. Installation of Anti-Drain Valves: Anti-drain valves shall be installed in the riser assemblies of all sprinkler heads that do not have manufacturer installed anti-drain devices. M. Install quick couplers and remote control valves adjacent to walks and curbs in shrub planting areas. Install quick coupler valves no further than 150 ft. apart. N. Sleeving: 1. Crossing of vehicular path with irrigation pipe or w,nng shall be avoided wherever possible. If a crossing must be made, Schedule 80 PVC sleeves shall be installed at a minimum depth of 30" below finish grade. 2. Irrigation 11.nes under pedestrian paving shall be installed in Schedule 40 PVC sleeves at a minimum depth of 18" below finished grade. 3. Sleeve sizes far irrigation lines shall be a minimum of two (2) times the size of the line it serves. 4. Controller wires located under streets or other permanent improvements shall be installed in separate PVC sleeves and corresponding to type and depth as specified on L-1. and L-2. 3.03 CLEAN-UP: A. A2 project progresses1 Contractor shall maintain all areas in o neot manner ond remove unsightly debris as necessary. After completion of the project, Contractor shall remove oil debris and containers used in accomplishing work. He sholl sweep and clean all sidewalks, asphalt, a~d concrete areas adjacent to plantings. APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE LOCATION OF PLANTING AREAS. "AS-BUILT P.E. EXP, ____ _ REVIEWED BY: INSPECTOR " DATE DATE l-'D:!.1/...:.17::<./:::.:07+-.:...:PL::.... -1-Rc.:E\:.;.;AS:.=ED:.....:....:PE::.:.R .c;Cl .... lY__;C_OM_M_EN-TS"'-(2-ND---'RE\/--1--F:/I"-) ---------t---i---i----i---; I SH1EOET I CITY OF CARLSBAD [jTI 02/16/07 PL. RE\/ISED PER Cl1Y COMMENTS(3RD REVIEW) 2 ~=='...::::===P::LA:::::NN=l=N=G=D=E=P=A=RT=M=E=N=T==::::...:::=~ IRRIGATION SPECIFICATION FOR: CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA I APPM~d q-~ '7· ;c,.£)'7 I l-----ll----t-----~--------------t---1---i----r--7 ~-P;;:LA~NN:;;l;:;NG:===:;-,::=:::::;:::=;~;::::;::=:::,;~:=,:D~A;:,:T:,:::E~. DWN BY: ___ PROJECT NO. DRAWING NO. CHKD BY:__ CT05-19 443-4L RVWD BY: DATE INITIAL REVISION DESCRIPTION DATE INITIAL DATE INITIAL ENGINEER OF WORK OTHER APPROVAL CllY APPROVAL SECTION 02900 LANDSCAPING PART 1 -GENERAL 1,01 GENERAL CONDITIONS A. Drawings and General Provisions of Contract, including General and Supplementary conditions and Division 1 Specification sections apply to work of this section, and must be fully considered In connection therewith. 1.02 SCOPE A. The work includes all services, labor, materials, transportation and equipment necessary to perform the work Indicated on the drawings and as specified herein and as required to complete properly the contract, B. Related Work: 1. Irrigation (Section 02480) 1.03 SUBMITTAL$ A. See requirements in General Conditions, and Section 01340. B. Contractor shall submit a typewritten list with specifications of all feasible materials, Including sail amendments, fertilizers, plant materials, etc., with quantities of each. 1.04 DEFINITIONS OF TERMS A. "Planting Area" shall mean ali areas to be seeded, sodded, planted with trees, shrubs, and/ or groundcovers, 1.05 GUARANTEES AND REPLACEMENTS A, Plant Materials: Plants (15-gollon size and larger) shall be guaranteed to live and grow In healthy condition during the agreed upon 90 day mointenonce period or until final acceptance (3.20 Part 8). Plant material will continue to be guaranteed for one (1) year, 8. Plant material smaller than 15-gallon size: Shall be guaranteed to live and grow In vigorous healthy upright condition for a minimum of one growing season after final acceptance of work (excluding seasonal color), C. Replacement: All plants not healthy and in vigorous growing condition as determined by the Landscape Architect shall be replaced immediately, Plants used for replacement shall be the some kind and size as specified in the plant 11st. They shall be furnished, planted and fertilized as originally specified at no costs to Owner, 1.06 VERIFICATION OF EXISTING CONDITIONS A. All scaled dimensions on the drawings ore approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions, quontities, and grade elevations, and shall Immediately inform the Landscape Architect of any discrepancies. B. Prior to the excavation for planting or placing of plant materials, the Contractor shall verify the location of oil underground utility lines and other improvements, and take proper precautions to ovoid damage to such improvements. In the event of conflict between such Improvements and plant locations, the Contractor shall notify the Landscape Architect, and arrangements will be mode for relocation as necessary. Failure to follow this procedure places upon the Contractor the responsibility for making any and all repairs for damage resulting from work as herein specified at his own expense. 1.07 PROTECTION OF EXISTING IMPROVEMENTS During the construction and maintenance period, \he Contractor shall take every precaution to protect and avoid damage to sprinkler heads, irrigation lines, drainage lines, and all other underground facilities and all paving, structures, fixtures, and existing plantings. The Contractor shall be held responsible for any and all damage to such improvements and shall completely repair or replace the same at no cost to the Owner. 1.08 INSTRUCTIONS AND OBSERVATION 6. Pre-maintenance observation: When planting and all other indlcoted or specified work, except the Maintenance Period, has been completed. Acceptance and written approval shall establish beginning of the Maintenance Period. this is not a final observation or acceptance, and it does not relieve the Contractor from any of the responsibilities in the contract documents for this project. 7. Final site observation at the completion of the specified maintenance period, This observation shall establish the beginning date for the guarantee period. E. Acceptance: Upon completion of the Fino! Observation and the work of this section, the Contractor will be notified in writing (1) whether the work Is acceptable and (2) of any requirements necessary for completion and acceptance. 1.09 SUSPENSION OF WORK A. The Landscape Architect shall recommend to the Owner ony necessity to suspend the work wholly, or in part, for such period or periods as he may deem necessary due to unsuitable weather, or such other conditions as are considered unfavorable for the reasonable performance of the work, or for such time os is necessary due to the failure on the part of the Contractor to carry out orders given or to perform any or all provisions of the contract. 8. If it should become necessary to stop work for an indefinite period, the Contractor shall store all materials in such c manner that they will not become an obstruction nor become damaged in any way, and he shall take every precaution to prevent damage or deterioration of the work performed. The Contractor shall ¢over ail open excavations and shall provide suitable drainage by opening ditches, planting pits, etc.i and erect temporary structures where necessary. C, Grading, soil preparation, and planting work sholl be performed only during periods when beneficial and optimum results may be obtained. If the moisture content of the soil should reach a level that working it would destroy the soil structure, spreading, grading and tilling operations shall be suspended until the moisture content reaches a<;:ceptab!e !eveis and the desired results ore attainable. 1.10 CERTIFICATIONS AND NOTICE OF DELIVERY OF MATERIAL A, The Landscape Landscape Architect shall be furnished with duplicate signed, legible copies of certificates and/or invoices stating the brand, grade, amount and quantity of each item for all soil, fertilizers, soil conditioners, plans and other materials. THE LANDSCAPE ARCHITECT MAY STOP WORK PROGRESS UNTIL CERTIFICATES ARE RECEIVED AND REVIEWED BY THE OWNER, B. The Contractor shall notify the Landscape Architect In advance when all materials are to be delivered and the manner of shipment, and shall furnish therewith an itemized list, in duplicate, of the actual quantity of material in each delivery, in order to ensure satisfactory coordination of delivery, and to expedite the required inspection at the point of delivery. The Itemized list, In duplicate, for each delivery of plant material shall Include invoices certifying that subject material has been inspected as required by the State Agricultural Code prior to acceptance or planting. Particular care, using approved equlprnent1 shall be exercised to ensure safe loading, unloading, shipping and handling for all plantings from source to in-place locations indicated on the drawings, 1.11 PLANT MATERIALS A. Quantities for plant materials are shown per plan for convenience only and ,not guaranteed, Contractor shall check and verify count and supply sufficient number to fulfill intent of drawings. 1.12 INVOICE OF MATERIALS A. Upon delivery of materials and/or completion of all soil conditl.oning and grading, but prior to initiating planting operations, the Landscape Architect with the heretofore specified signed copies of required certificotesi trip slips and invoices for soil preparation materials, shall invoice such material, comparing the total quantities of each mater·iol furnished against the total area to each operation. If the minimum rotes of application hove not been met, the Landscape Architect will require the distribution of additional quantities of these materials to fulfill the minimum requirements specified. 8. After installation of plant materials, but prior to the pre-maintenance site observation, the Landscape Architect, with the heretofore specified signed copies of the required certificates and related items, shall invoice such material, comparing the total area and/or the amounts specified. If the minimum amounts hove not been furnished, the Landscape Architect will require the installation of additional materials to fulfill the minimum requirements specified. C, A sample of the soil amendments shall be delivered to the Landscape Architect within 15 days ofter recording of the contract for submittal to a testing laboratory, along with specifications of each product. After soil amendments have been thoroughly mixeq into the site, random A, All changes and deviations to the plans Landscape Architect. . . , . . samples of the mixed soil wlll be token by the engineer and submitted to the soil laboratory for and spec1flcat1ons shall be confirmed In writing v,a the comparison to O control mix. Cost of the above testing by the soils laboratory shall be borne by the Contractor. 8, The Contractor shall be available on call to make a joint observation with the City Inspector and/or Landscape Architect. The Contractor shall hove sufficient work personnel avalloble during normal working hours to correct deficiencies immediately upon request of the Landscape Architect. Such repoir or re-work services ore to be performed without interference to regular project schedule, 1.13 PROTECTION OF EXISTING TREES, SHRUBS AND V!NES C. Plants shall be subject to approval by the Owner's Representative ot the place of growth and/or upon delivery to the site for quality, size and variety. Such approval shall not impair the right of observcttion and rejection at the site during progress of work for size, condition of root ball, A. It is the intent of the project that certain areas of the existing plant materials shall be retained. Prior to the removal of any trees, the Contractor shall confer with the Landscape Architect to determine those plants that are to remain. latent defects, or injuries. Rejected plants shall be r,;,moved immediately from the site, unless otherwise approved by the Landscape Architect. D. Sile observations herein specified shall be made by the Landscape Architect. The Contractor shall notify the Landscape Architect of a site observation at least 48 hours In advance of an observation. An observation will be mode by the Landscape Architect during office working hours on each of th.e steps or conditions listed below. The Contractor or his authorized representative shall be on site at the time of each observation. The Contractor will not be permitted to initiate the succeeding step of work until he has recelved approval to proceed by the Landscape Architect. 1. Pro-Construction Meeting: Immediately prior to the commencement of work of this section, Contractor shall receive approval of materials and equipment to be used, and methods of Installation. 2. Incorporation of soil conditioning and fertilizing into the soil: Soil tests performed by a pre-approved soil testing the laboratory shall be submitted and paid for by the Contractor for agricultural suitability and approved by the Landscape Architect and City Inspector once rough grading has been completed, and prior to installing any plant material. ,3. Upon the completion of finish grading and mow curbs layout in the field, but prior to mow curb installation. 4, Approval of all plant material quality. 5. Layout of plant material. 8. All existing trees which ore to remain in the project shail be lagged and identified by the Contractor prior to start of work. C. Contractor shall be responsible for oil trees \hot ore to remain in the project. Damage to a plant which results in death or permanent disfiguration shall result in the complete removal of the plant, including roots, from the site by the Contractor. The Contractor at his own expense shall replace the plant with one of equal volue as established by the Landscape Architect or reimburse the Owner the cost of said replacement If a replacement cannot be obtained. The Landscape Architect shall be the sole judge of the conditlo11 of the plant. D, All existing trees that are to remain shall be protected at all times from damage by men and equipment. All damage by the Contractor to existing plants shall be repaired at his expense by personnel approved by the Landscape Al'chltect. E. The Contractor shall insure that no foreign material and/or liquid, such as paint, concrete, cement, oil, turpentine, acid or the like. be deposited or allowed to be deposited on any soil within the dripline (the outside edge of foliage overhand) of any tree or shrub or within 6' of the trunk of a vine. Should any such poisoning of the soil occur, the Contractor shall remove said soil os directed by the Landscape Architect and replace it with acceptable soil at no expense to the Owner. F. Excavation adjacent to existing trees and shrubs: Where it is necessary to excavate in close proximity to existing trees and shrubs, all possible caution shall be exercised to ovoid injury to roots and trunk, Excavation close to trees shall be by hand, tunneling under roots 2" and larger In diameter. Cutting of roots 2" and larger shall be only on the approval of the Landscape Architect. Paint cut roots within 24 hours of initial damage with approved pruning paint. When ~., · is not possible, keep the side of excavation adjacent to tree shaded with moist bur!op or ' ~11[),·( v_; -"""' "I TESHIMA OF.SIGN GROUP i. 1 ES1t '+. ~-O"·-::. ~ S. TE$ij1~t: 8 l)/ · I.ANDSCAm AR.CimBCI'IJRE • LAND P!ANNlNO 99113 BUSlNllSSPARK AVE. Slffl C • SAN Dll!OO, CA 92131 M$58)-PA)!)G!IO- TIJG JOB NO. '{Q. ,, Ill ;;;._ J, . '" . ,. .... -tr -, MJ• ,.;; .. ~ ,~ 'Ii OF "i!i""""-'~ PART 2 -PRODUCTS 2.01 QUALITY A. All materials shall be of standard, approved, and first grade quality and shall be in prime condition when Installed and accepted, All commerclally processed and/or packaged materials shall be delivered to the site in the original unopened containers bearing the manufacturer's guaranteed analysis. 2.02 SOIL AMENDMENT AND FERTILIZER SHALL BE FOR BIDDING PURPOSES ONLY Specific soil test shall be conducted after grading operation has taken place. A ~h .... 11 h.e1 a .. ,,...,......i •--1. •1 ...i. "., ...J ' fr"'m ' s nf l"litrnf!.t.>A \uhlf.c, fir nn.-1 /rr.r roi:>rl fir. Amendment shall upon analys1s contain at least 1.0% nitrogen \On o dry weight basis) with an ash content not to exceed 15%. A commercial grade product shall be used, Contractor shall supply Landscape Architect or his appointed representative with a sample of the proposed amendment accompanied by a laboratory analysis from an approved laboratory illustrating degree of compliance. Guarantee = wt/cu/yd. = 460# -720#. Ammoniac nitrogen = 1.0%. pH (less than 6,8). Salinity (total soluble salts = 3.0 MMHO). Density = 20# cu.ft. Properties = (gradation sieve size) -No. 6 -95% minimum passing: No. 8-80% minlmum passing; No, 35 -30% minimum passing. Wetability -to be in compliance with standards as per American Society of Agronomy B. Agricultural Grade Gypsum -Sholl be a (Ca S04 -H20) calcium sulfate product -94.3%. 90% shall poss o 50 mesh screen. Chemical reaction will remove Sodium attached to soil particles. Gypsum also loosens heavy cloy soils through electro-chemical action. Control of dust during application Is mandatory. Shall be U.S. Gypsum, Dolmor, Sof'N'Soil, or Bandini, if not available, shall be equal to. C. Sulfur (Soil) -Shall be elemental sulfur (99.5%) commercially prepared so that 46.9% posses a 50 mesh screen. Shall be Wil-Gro, Union Chemicals or Baker Industries, if not available, shall be equal to, D. Iron Sulfate -Iron shall be expressed as metallic -derrved from sulfate -deep green (Fe S04 H20). A minimum analysis of 20.0% and 98,3% retained on a 10 mesh screen. Shall be Wilson & Geo. Meyer, Wil-Gro, or Bondini. If not available, shall be equal to. E. Pre-plant or starter fertilizer shall be a commercial grade fiowable fertilizer with-1% nitrogen, 10% phosphorous pentioxide and 10% potassium sulfate. No Potassium Chloride is to be used. Organic nitrogen shall be from Cottonseed Meal and Urea. Phosphate available from superphosphate and Cottonseed Meal. Potash from sulfate of Potash ond Cottonseed Meal. Screen analysis: % retained on stocked screen-approximately 8-mesh 24.2%; 20-mesh 75.2%; 48 -mesh 0.2%. Available percentage weight of plant food: Nitrogen Phosphoric acid Potash 1.0% min. 10.0% min, 10.0% min, Shall be Wil-Gro, Bondini or Kellogg. If not available, shall be equal \o. F. Post Plant Fertilizer (Maintenance): Fertilizer (commercial) shall be o combination of natural organic and inorganic granular fertilizers, free-flowing, suitable for application with approved equipment and shall contain the following minimum available percentages by weight of plant food: Nitrogen Ammoniac Sulfate Remainder of Nitrogen 1.25% Water lnaoluble Phosphoric acid Potash Iron Zinc Manganese Calcium 14.0% min. 4.0% min. 8. 75% Water Soluble 7.0% min. 3.0% min. 2.0% 0.15% 0.15% 2.0% Organic Nitrogen is derived from Urea and Cottonseed Meal. Phosphate from Superphosphate and Cottonseed Meal. Potash from Sulfate of Potash and Cottonseed Meal. No Potassium Chloride is to be used. Sulfur from Sulfate of Ammonia. Calcium from Superphosphate, Iron from Ferrous Sulfate and mixed Sulfides. Zinc and Manganese are expressed as metallic ond in their elemental form. Screen analysis: (% retained) -approximately: 4 mesh = 1.3%; 8 mesh = 24.2%; 20 mesh = 74.0%; and 48 mesh 0.05%. Shall be Wil-Gro Fairway, Bandini, or Kellogg. If not available, shoil be equal to. G. Planting tablets shall be tightly compressed chip type commercial grade planting tablets, of varying sizes with the fallowing available percentages by weight of pion\ food: Nitrogen Phosphoric acid Potash Shall be Agriform or Gro-Power. If not available, shall be equal to. 20.0% min, 10.0% min, 5.0% min. 2.03 PLANTING BACKFILL FOR TREl:'.S AND SHRUBS A. Rate of oppliaatlon is for bidding purposE>s only. Soil test may reduce or increase total soil yardage amendment and chemical additives. Planting backfill shall be a thoroughly blended mixture of topsoil and soil amendments at the following mixtures: Soil Amendment1 /2 c.y. Stock Piled site soil 1 /2 c.y. Gypsum5 lbs. per /cu/yd. of mix Sulfur (sol1)1 lbs. per /cu/yd. of mix Iron Sulfote1 lbs. per /au/yd. of mix Pre-Plant (1-10-10) 3 lbs. per/cu/yd. of mix (also see 3.04 Exterior Planter Backfill). 2.04 PLANT MATERIALS A, Nomenclature: Scientific and common names of plants herein specified shall conform with the approved names given in "a checklist of Woody Ornamental Plants of California," published by the University of California, College of Agriculture, Manual 32 (1963). See list of plan\ material on drawings. B, Labeling: Each group of plant materials delivered on site shall be clearly labeled as to species and variety. However, final determination of plant species ond variety will be made by the Landscape Architect and whose decision wlll be final, All patented plants (cultivor) required by the plant list shall be delivered with o proper plant patent attached. C. Quality and Size: All plants shall be vigorous, of normal growth, free from diseases, insects, Insect eggs, and/or exceed the measurements specified. D. Container Stock: Sholl have grown in containers for at least six months, but not over two years. No container plants that hove crocked or broken balls of earth when taken from the container shall be planted, except upon special approval. No trees with damaged roots or broken bolls shall be planted. E •. Pruning: At no time shall the pion\ materials be pruned, trimmed or topped prior to delivery, delivery and any alteration on the site of their shape shall be conducted only with the approval and In the presence of the Landscape Architect. F. Inspection of Plant Materials: Required by City, County or State authorities, shall be a responsibility of the Contractor, and when necessary he shall have secured permits or certificates prior to delivery of plants at site. G. On-Site Inspection of Plant Materials: Plants shall be subject to inspection and approval or rejection at the project site at any time before or during progress of work for size, variety, condition, latent defects and Injuries. Rejected plants shall be removed from the project site lmmediotely. H. Rejection and Substitution: All plants not con/arming to the requirements herein specified shall be considered defective, and such plants, whether in place or not, shall be marked as rejected and be Immediately removed from the site of the work and replaced with acceptable plant materiats. The pion\ materials shall meet all applicable Inspections required by law. All plants shall be the species, variety, size, age, flower color and condition as specified herein and/or as indicated on the drawings. Under no condition will there be any substitution of plant species, variety, or reduced size for those listed on the accompanying drawings, except with express written consent of the Landscape Architect. I. Ri~ht to Changes: The Landscape Architect reserves the right to change the species, variety and/or sizes of plant material to be furnished, provided that the cost of such plant changes does not exceed the cost of plants in the original bid. The Contractor shall be notified and confirmed in writing prior to sixty (60) days before the planting operation has commenced, Changes in the size and/or variety of any plant ta be furnished which Involves a reduction or addition In cost shall be adjusted in the contract cost. J. Root Condition: The Landscape Architect reserves the right to inspect root condition of any species, particularly those grown from seed, and if found defective, to reject the plants represented by the defective sample. K. Protection: All plants at all times shall be handled and stored so \hat they ore adequately protected from drying out, from wind burn, and from all other injury. All plants determined by the Owner's representative to be wilted, burned, or dried out, may be rejected, and removed from the site. The Contractor's on-site plant storage oreo shall be approved by the Owner's representative prior to the delivery of any plarit materials. L. Shrub and Tree Samples: Typical samples, three each of ail varieties and sizes (shrubs 5 gallon and under, trees 15 gallon and under) of all plant materials shall be submitted for inspection approval at the site a minimum of fifteen days prior to planting operations. Approved samples shall remain on the site and shall be maintained by the Contractor as standards of comparison for plant materials to be furnished. Samples wlll be incorporated into the work. APPROVED FOR PL.ANTING AND IRRIGATION ONLY. INCLUDING PRECISE LOCATION OF PLANTING AREAS. "AS-BUILT P.E. EXP, ___ _ , REVIEWED BY: INSPECTOR " DATE DATE i-::0""1/c;.17"'-/-"'07+-c..cPL::... +:.::REC:::VIS:::::ED::....:..:PE:::.R_;,C:;..:ITY--'C:.:COM=M=ENC'-TSC.,.{2::_cN.:..D.:.cREV"-'l::C.EW"-)---------t--+--+--+---i I SH1E1ET I CITY OF CARLSBAD 00 02/16/07 PL. REVISED PER CITY COMMENTS{3RO REVIEW) PLANNING DEPARTMENT ::==:..::::========::::::_:===: IRRIGATION SPECIFICATION FOR: CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA I APP/fl~ ~-'f:.\Lat 5.~g e,71 ~=====~===~~=====================================~====~====~====~====~ ~P;;LA~NN;l;:N=G==~-,:::::=~:;=,;_::;:::;=,;:::::=~~:;;DA~T~E~. DWN BY: ___ PROJECT NO. DRAWING NO. CHKD BY: --CT05• 19 443-4L RVWD BY: DATE !NlTIAL ENGINEER OF WORK REVISION DESCRIPTION DATE INJTLI\L DATE INITIAL OTHER APPROVAL C!TY APPROVAL M. Specimen Tree Selection: 1. One sample each of each tree variety and size, as called out en drawings 24" box and larger shall be delivered to the project site for approval prior to lnstallatio~. 2. The Contractor shall immediately remove any trees not approved. 3. The Contractor at his option and at his expense, con retain the services of the Landscape Architect to review trees 24" box size or larger tagged at the nursery and/or at its place of growth. 2.05 GROUNDCOVER A. Groundcover plants shall be healthy, vigorous rooted cuttings grown in flats. 2. 06 PLANTER MULCH A. Planter( mulch shall be Sierra Walk-On Sark Mulch as manuf. by Sierra Forest products, phone 209) !535-1502, or approved equal. Contractor shall provide samples to owner and City Inspector for approval prior to bulk delivery to job site. 2.07 STAKING MATERIAL A. Tree guy wires shall be of pliable, zinc-coated steel minimum gauge No. 12 and anchor to appr.o~rlat~ dead man. Wire loops at branches shall be covered by 2-ply reinforced rubber 1(4 in diameter. Guy wires shall be flogged with 1/8-lnch diameter x 4"-0" length surgical tuolng. 2.8 ROOT BARRIER A. Root barrier shall be a multi-year root control system consisting of herbicidal time-released nodules permanently attached to a permeable geo\extile fabric which will inhibit pion\ root encroachment. Active Ingredient: Trifiurolin (o,o,a -Trifiuro-2,6-Dinitro -N,N -Dipropyl -P -Toluidine)17.1% Inert lngredients82.9% Shall be Bio-Barrier -No Known Equal. 2.9 PRE-EMERGENT HERBICIDE A. Pre-Emergent herbicide shall be as determined by the Contractor. 2.10 WEED CONTACT HERBICIDE A. Weed contact herbicide shall be as determined by the Contractor. 2.11 LAWN A. All lawn areas shall be sodded with Marathon Ill Dwarf Fescue blend. PART 3 -EXECUTION 3.01 INSPECTION A. Examine proposed planting areas and conditions of installation. Do not start planting work until unsatisfactory conditions ore corrected. 3. 02 PREPARATION A. General: The areas to receive trees, shrubs and groundcover plantings and their respective requirements for imported topsoil, fertilizing , soil conditioning, and other treatment shall be as defined on the drawings. Equipment necessary for preparation of the ground surface and for handling and placing all required material shall be on hand In good working condition. Work shall be performed only during periods when beneficial results can be obtained. 8. Clearing and Grubbing: Prior to ripping and tillage operations, all vegetation in the area to be planted shall be grubbed, raked, and cleared from the site. The ground surface shall be cleared of all material "!hich hos a?cumuloted during construction and all material which might hinder proper grading, tillage, planting and subsequent maintenance operation. All grubbed materials and debris shall be lawfully disposed of off the site by the Contractor at his cost. C. Obsfruction Below Ground: All subsurface rocks over 2" in diameter and other underground obstr_uct1ons sh9II be removed to the depth necessary to permit proper fine grading, tilling, or planting according to plans ond specifications. All abandoned utility lines uncovered or severed shall be cut below grade and capped or plugged with concrete. Explosives shall not be used for removal. When the location of utility lines is shown on the plans or has been made known to the Contractor, all damage to these lines shall be repaired by the Contractor in a manner approved by \he Landscape Architect and affected utility. D. Deep Rippin?: All areas (including slopes) to receive groundcover, shrubs, and hydroseedlng shall be deep ripped and loosened to a depth of twelve (12) Inches in all directions. 3.03 SOIL AMENDMENTS, FERTILIZING AND ROTOTILLING - A. Rate of application is for bidding purposes tinly. Soil test may reduce er increase total soil amendment yardage. Adjustments (plus or. minus) may be necessary. Contractor shall obtain ?! least t"!o soil (.ests of rough grade ct s1\e and submit results to the Landscape Architect for 1nterpretat1on and recommendation. 8. After the areas have been deep ripped, the following rates of soil amendment materials shall b;> ':'venly spread oy1;r all pl~n~ing areas and shall be thoroughly scarified to on average depth of six inches by rotot1ll1ng a m1r1Imum of two alternating posses. Amendment must be intimately blended with soil. Soil amendment: 6 cubic yards per 1,000 sq. ft. to a depth of 8". Gypsum: 120 lbs. per 1,000 sq. ft. Soil Sulfur:10 lbs. per 1,000 sq. ft. Iron Sulfate: 10 lbs. per 1,000 sq. ft. Fertilizer (commercial) 1-10-10 shall b,o applied at the rate of 30 pounds per thousand square feet and scarified into the top two inches of finish grade, Fertilizer shall be applied after leaching operation. C. The thoroughness ond com,;ieteness of the rototilling and incorporation of the soil amendments shall be acceptable to the Landscape Architect. Slopes 2: 1 and steeper or as per the drawings omit soil conditioner application and tilling. D. Deep Water Leaching and Soil Testing: Deep wate_r leaching shall be competed as recommended by a certified agronimic laboratory. The following process for deep water leaching is for bidding purposes only. Item number three (3.) shall be performed as stated below. 1. After the tilling operation, the area shall be deep water leached three (3) times over a five (5) day period. Apply 1 /2" water at each applica\lon. Wait one (1) day between applications. 2. One day ofter final application of water, the soil shall be tested for content of soluble salts (electrical conductivity E.C.). Landscape Architect and Contractor shall take several soil samples and deliver the samples to a laboratory for testing of soluble salts. E.C. test reading shall not be above 2.0, the soil amending, tilling and deep watering procedure shall be repeated until test readings are not above 2.0 3. If soil t?st reading for a particular area tested is above 2.0, the soil amending, tilling and deep watering procedure shall be repeated until test readings ore not above 2.0 E. Care shall be taken that the rate of application of water does not cause erosion or sloughing of soils. F. All depressions, voids, erosion scars and settled trenches generated by the deep watering shall be lilied with amended soil and brought to finish grade. G. Apply Naiad Wetting Agent, Sorvon or equal 4 oz. per 1,000 s.f. at the first spray of soil amendments. 3.04 EXTERIOR PLANTER BACKFILL A. Backfill for exterior planters: Shall be as specified in Section 2.04. Prior to backfilling Planter, Contractor shall install "Monolink Irrigation System" per manufacturer's specifications. 3.05 FINISH GRADING A. Finish grades shall be as indicated on civil plan. 8. Finish grades shall be measured after the ground has been watered-in and mechanically compacted and settled. The final grade shall be within plus or minus 0.1 foot of the spot elevations and grade lines Indicated on the Civil drawing. C. Eose top and toe of all existing slopes. D. All undulations and irregularities in the planting surfaces resulting from tillage, rototllling ond oil other operations shall be leveled and floated out before planting operations are initiated. _E._ Th? Co~troctor shall take every precaution to protect and ovoid damage to sprinkler heads, 1rrigat1on lines, and other underground utlll\ies during his grading and conditioning operations. F. Final finish grades shall insure positive drainage of the site with all surface drainage away from buildings, walls, over mow curbs, and toward roadways, drains ond catch basins. G. Final grades shall be acceptable to the Landscape Architect before planting operations will be allowed to begin. H. Planting surfaces shall be graded with no less than 2 percent surface slope for positive drainage. I. All rock and debris shall be removed from planting areas and then from the site in accordance with the following criteria, 1" dia. in lawn areas, 2" dla. in shrub area, 2" dia. in hydroseed areas. J. Finish grade shall be 2" below finish paving surface in shrub areas. 3.06 PLANTING INSTALLATION A. Timing: Actual planting shall be performed during those periods when weather and soil conditions are suitable and in accordance with locally acceptable practice. 8. La~out of Trees: All trees(24" box size and larger)shall be placed in the landscape per the direction of the Landscape Architect prior to installation of irrigation system. The trees shall then be moved so \hot planting holes can be excavated and amended. The trees shall then be installed in their respective hoes and positioned in the holes per direction of the Landscape Architect. C. Layout Planting: Locations shall be approved by the Landscape Architect. All container plants shall_ be set by the Controdor in their final !ocation in their respective containers prior to digging holes and/or planting. All plant locations shall be checked for possible interference with existing underground utility lines. D. Backfill for Trees and Shrubs: Shall be as specified in section 2.03. If artificial drainage is requested, then drains shall be installed first, then backfilled with soil. E. Disposal of Excess Soil and Debris: All excess excavated subsoil rocks and debris shall be legally disposed of off the site by the Contractor at his cost or' utilized on the site as directed by and at the option of the Landscape Architect. 3.07 PLANTING TREES, SHRUBS AND VlNES A. Soil moisture level prior to planting shall be no less than horticulturally acceptable. The Cont~acto\ shall reques_t appr_oval of moisture, and if found to be insufficient for planting, the plantin_g pits shall be filled with water and allowed to d1·oin before starting any planting operations. B .. ~II exca~ated_ h?ies shall have. vertical sides with roughened surfaces and shall be of the mInImum sizes 1nd1coted on drawings. Hales shall be in all coses large enough to permit handling and planting without injury or breakage of root balls or roots. C. Excavation shall include the stripping and stacking of all acceptable soil encQUntered within the areas to be excavated for plant pits and planting beds. Protect all areas that are to be trucked over and upon which soil is to be temporarily stacked pending its re-use for the filling of holes, pits and beds. D. Plants _shall be removed from containers in such a manner that the ball of earth surrounding the roots Is not broken, and they shall be planted and watered immediately after the removal from the containers. E. The plants shall be planted at approved locations with the heretofore specified amendments and soil planting backfill. F. Backfill shall be placed o\ the bottom of each hole ond thoroughly watered and compacted to a ~epth ~o that when a plant is placed_ in the ,1ole, its root crown is slightly above the established final grade, and unless otherwise noted shall be raised or replaced as directed by the Landscape Architect. G. Planting tablets shall be placed in each planting hole ot the following rotes and per the manufacturer's recommendations.; 1 -5 gram tablet per Individual liner and /lot size plant. 1 -21 gram tablet per gallon container. 3 -21 gram tablets per 5 gallon container. 4 -21 grom tablet per 15 gallon container. 1 -21 gram tablet per each 4 inch box size. Random testing to verify planting tablet installation shall be conducted by the Landscape Architect. H. No plant will be accepted if the rootball is broken or cracked, either before, during, or after the process of installation. I. All plants shall be thoroughly watered to the full depth of each planting hole immediately after planting. J. Guying: All trees and other plants indicated on the plans shall be guyed as detailed. K. The Contractor shall be responsible for all surface and subsurface drainage required which may affect his guarantee of the trees, shrubs and vines. L. P;uning after p_lonting shall be required on all trees, shrubs, and vines when necessary to provide the spec1f1ed or approved standard shapes, form and/or sizes characteristic to each plant. Pruning may include thinning, topping, and/or cutting and shall be under the direction of the Landscape Architect. Cuts over 3/4-inch in diameter shall be pointed with on approved tree sealant. M. All trees 24" box and larger shall be spotted. 3.08 PLANTING GROUNDCOVER -- A. Groundcovers shall be planted in the areas indicated on the plans and shall be free of surface rock over 2" in diameter and debris. B. If the top four ( 4) inches of soil in the area to be planted in groundcover is not sufficiently moist (horticul\urolly acceptable standards), the area shall be thoroughly irrigated and no less than twelve hours shall poss before planting. ~11\)SC ~ ·0~ roundc~ver pla~ts shall be grown _in fiats. Variety l~dlcated on the plant 11st. Flat grown roo,ed cuttings) shall remain In those flats until transplanting. The fiats soil shall ufficient moisture so that it will not foll apart when lifting the plants. Plants shall be at all times to prevent drying of the root ball. -tr Ren TOO JOB NO. 05-41 D. Groundcovers shall be planted in staggered, random rows and evenly spaced unless otherwise noted and at intervals called out In the drawings. E. The size of planting excavation for groundcover shall be at least twice the depth of the root ball. F'. Each plant shall be planted in a manner that will ensure minimum disturbance of the root system, but (n no case shall this depth be l_ess than two nodes. Each groundcover plant shall be planted with one 5 gram P!onting tabl:3t incorporated into the root zone. Planting area shall be. hand-smoothed after planting to provide an even and smooth final finished grade. To avoid drying. out gro~ndoover,. p_lant.s must be Irrigated after p_lonting. This may be done manually or by usI~g th_e 1nstal!ed 1:\1ga\10.n system. Repeated appl1cotions may be required, especially on a sloping site. Ih1s in1t1al irngat1on shall continue until o zone at least twice the depth of each hole is thoroughly moistened. 3.09 POST FERTILIZATION A .. Trees -Post fertilization sholl occur at 100 day intervals after planting. Bore holes around dnpllne (various depths) and apply fertilizer at the rate of 1 lb. per 1" caliper in holes. Fertilizer shall be WII-Gro14-7-3, Fairway, Bandini, or Kellogg. If not available, shall be equal to. 8. Shrubs -Post fertilization shall occur 60 days after planting and apply fertilizer at the rate of 1 teaspoon per each 1 gallon plant and 1 tablespoon per 5 gallon plant. Fertilizer shall be (14-7-3) Wil-Gro, Fairway, Bondini, or Kellogg. If not available, shall be equal to. C. ?:oundcover and lawn areas -Post fertlllzatlon shall occur 60 days ofter planting and apply fert1l1zer at the rate of 7 lb./1,000 s.f. Fer\Hlzer shall be (14-7-3) WII-Gro, Fairway, Bandin!, or Kellogg. If not available, shall be equal to. D. All planted areas shall receive Sorvon, Naiod Wetting Agent or approved equal, 4 oz. per 1,000 s.f. 45 days ofter the start of the maintenance period. 3.10 GENERAL MAINTENANCE AND ESTABLISHMENT PERIOD A. Gener?!: Maintenance operations shall begin immediately after each plant is planted and shall be kept In a healthy, growing condition by watering, fertilizing, pruning, spraying, weeding and all ?\her necessary operations of maintenance. All areas shall be kept free of weeds and noxious grasses and clean and free of rocks, clods, and debris. All paving and walks shall be kept clear, clean and washed down. · 8. Establ!shment Period: Trees, Shrubs, Vines and Ground Covers -The establishment period shall begin on the dote that the. Landscape Architect inspects and gives written provisional acceptance of the work and shal1 be ninety (90) calendar days. The establishment period may be extended or shortened at the discretion of the Landscape Architect. C. M_alntenanoe Operotlo:1s: Plants shall be kept in o healthy, growing condition by watering, pruning, mowl:1g, reseeding, rolling, resodding, trimming, edging, fertilizing, restaking, pest control, spraying, weeding and all other necessary operations of maintenance. Planting beds shall be kept free of weeds, grass and other undesired vegetative growth, and lawn areas shall be kept free. from all weeds. Ouring the specified maintenance period, all plants that are dead or severely ?1st~esse? shall. be replaced lmmedfately. All seasonol color, annuals or perennials sholl be ma1nto1ned In a vigorous, healthy condition through the maintenance period. D. _Extended Maintenance: When, in the opinion of the Landscape Architect, there Is Improper maintenance, poor or unhealthy condition of plant· materials, the Contractor shall be responsible for additional maintenance of the work at no additional cost to the contract until oil the work is acceptable. E. Protection: The Contractor shall be responsible for providing adequate protection of all planting areas against traffic or other use by erecting fencing or other acceptable means immediately cite~ the planting is completed. Warning signs and barricades shall be placed in various high- traffic areas. Damaged areas shall be repaired immediately by the Contractor. F. Wee~lng and Cultivating: All tree, shrub, groundcover and hydroseeded areas shall be kept free of debris and weeds. Groundcover and shrub areas shall be cultivated at intervals of not more than fourteen (14) days minimum. G. Replac_ement: Durin_g_ the maintenance period, plants which die or which are in on unhealthy or badly impaired c_c~d1t1_on s~oll be replaced by the Contractor within fourteen (14) days after uns_atlsfacto~y cond1t1on Is evi~ent. No replacement of plantings shall be mode in any season def1n_1tely u~ :avorable for planting. At the conclusion of the maintenance period, the Landscape Arch_itect w1l, make an inspection of the work to determine the condition of all plants. Ail u~healthy p_la,nts shall b~ removed from the site ,and replaced with plants of the same kinds and sizes as onginally specified. Such replacement snoll be made in the same manner as specified far the original planting and at no extra cost to the Owner. H. Acceptance: At the conclusion of the maintenance period, an inspection shall be made by the Landscape. Architect, upon written notice requesting inspection before acceptance. Maintenance period shall continue until oil deficiencies ore corrected. • •• HYDROSEIED NOTES Application: 1. Hydrosaed preparation and application shall conform to all County of San Diego guidelines and restrictions regarding erosion control BMP. a. Equipment used for the application of slurry shall have a built-In agitation system to s-uspan-d and homogeneously mix the slurry, The slurry mix shall be dyed green. The equipment must have a pump capable of applying slurry unttormly. The operator shall spray the slopes with a uniform, v!sib!e coat by using the green color of the fiber matrix as a guide. The slurry shall be applied in a sweeping motion, in an arched stream so as to fa.II like rain, and must be applied from all directions, allowing the fiber matrix to build on each other until 100% coverage is achieved and the material Is spread at the required rate per acre. 2. Equipment: a. Hydraulic equipment used for the application of the fertillzer, seed and slurry of prepared bonded fiber matrix (BFM) shall be of the "Super Hydro-Seeder" type as approved by the San Diego County Engineer. This equipment shall have a bui!t•in agitation system and operating capacity sufficient to agitate, suspend1 and homogeneously mix a slurry containing not less than 3500 pounds fiber matrix per acre and 300 pounds 16· '15-15 mlx per acre. b. The slurry distribution lines shall be large enough to prevent stoppage and shall be equipped with a sat of hydraulic spray nozzles which wm provide a continuous non~fluctuating discharge. The slurry tank shall have a minlmum capacity of 1500 gallons and shall be mounted on a traveling unit~ either self-propelled or drawn 3. by a separate unit, which will place the slurry tank spray nozzles within sufficient proximity to the areas to be seeded. Preparation: a. The slurry preparation shall take place at the site of wcrl< and shall begin by adding water to the tank when the engine is at half.throttle. When the water level has reached the height cf the agitator shaft, good re-circulation shall be established and, at this time, the seed shall be added. Fertilizers shall then be added, followed by bonded fiber matrix. b. Fiber matrix shall only be added to the mixture after the seed and when the tank is at least one-third (1/3) filled with water. c. The engine throttle shall be opened to full speed when the tank is half-filled with water. All the bonded fiber matrix shall be added by 4. the time the tank is two-thirds (2/3) to three-fourths (3/4) full. Spraying shall commence immediately when the tank is fu!!. b. Application rates shall be 3500 pounds per acre minimum for 2:1 or shallower slopes and 4000 pounds per acre for slopes steeper than 2:1. c. Fiber mulch shall be applied at a minimum rate of 2,000 pounds per acre except when used in conjunction with straw mulch, when it 5. shall be applied at a minimum rate of 400 pounds per acre. d. BFM shall be applied at least 24 hours before or after rainfall. e. Contractor shall protect site with brow dttches and/or diversion berms at the top of slopes to divert flow from the face of the slope. f. BFM must be installed in conjunction with seaded !!3:rosion control vegetation. FolloWUp and CetilficatiOli: a. All bare spots shall be re-seeded within nineiy (90) days to the satisfaction of the Landscape Architect. CITY OF CARLSBAD SLOPE RIEVIIEGETATION/EROSION CONTROL POLICIES AND REQUIREMENTS E,3•1 SLOPE Pl.ANTING E.3-1.1 SLOPE PLANTING STANDARDS Slopes 6:1 or steeper requiring erosi.on control measures as specified herein shall be treated wtth ane or more of the following planting standards: a. Standard #1 • COVER CROP/REINFORCED STRAW MATTING. Cover crop shall be a seed mix typically made up af quick germinating and fast covering grasses, clovers, and/or wild nowers. Submit the speottic 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 reinforced straw matting shall be as approved by the Ctty and staked to the slope as recommended by the manufacturer. Reinforced straw matting shall be required when planting occurs between august 15 and april 15. During the remainder of the year, the cover crop and/or reinforced straw matting may be used. b. Standard #2 · GROUND COVER One hundred percent (100%) of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted fram 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 from a mimlnum ol 2¾ inch liners) shall cover a minimum of seventy percent (70%) a! the slope lace (at mature size). d. Standard #4 • TREES AND/OR LARGE SHRUBS Trees and/or large shrubs shall be (planted from a minimum of one (1) gallon containers) at a minimum rate of one(1) plant per two hundred (200) square feat. E.3-1.2 AREAS OF APPLICATION (PLANTING) E.3-1.2.1 SLOPES·· 6:1 or steeper and: a. 3 feet or less In vertical height and are adjacent to public walks or streets require at minimum Standard #1. b. 3 feel to 8 feel In vertical height require Standards #1, #2 and #3. c. In excess of 8 feet in vertical height require Standards #1, #2, #3 and #4. E.3·1.2-2 SPECIAL CONDiTIONS E.3-1.2-2.1 Areas graded flatter than 6:1 require Standard #1 (caver crop) when they have one or more al the following conditions: a. Sheet graded pads not scheduled for Improvements within 6 months of completion of rough grading. b. A potential erosion problem as determined by the City. o. Identified by the City as highly visible areas to the public or have special conditions that warrant immediate treatment. E:.3-1.2-2.2 Areas to be hydroseeded shall first be disked or rolotilled to provide a friable, loose seed bed. c, Permanently irrigated slopes shall be maintained for a period no less than 90 days. d. Nonparmanentiy irrtgated areas shall be maintained for a period not less than 25 months. e. All revegatated areas shall be maintained by the Permlttee until final approval by the City Manager. The maintenance period begins on the first day following acceptance and may be extended al the determination of the City Manager. f. Prior to final approval, the City Manager may require corrective action Including but not limited to replanting, the provision or modification of irrigation systems, and the repair of any soil erosion or slope slippage. APPROVED FOR PLANTING AND IRRIGATION ONLY. INCLUDING PRECISE LOCATION OF PLANTING AREAS. "AS-BUILT P.E. EXP,. ___ _ REVIEWED BY: " DATE b. Prior to the acceptance of the hydroseeded areas by the Landscape Architect, the Hydroseed Contractor/Applicator must submit a latter to the County Inspector for approval certifying that the BFM has been installed in accordance with the approved applicat!on rates and coverage requirements and that the hydroseed growth Is adequately established to prevent erosion. d. A wetting agent consisting of 95 percent alkyl polyethylene glycol 1rB~2i~jit:1l::fi~~~~s~~S~ES~~~~~~L~~s~~iEf_:::~:::::::::~::::::r:::::Jc:::::r:::::Jc::::J,-,::;;::;;:;:;;:;~l~N;S;P;E;C;T;O~R::::;;::;;;;::::;;;::::;;::;::;;:;:::;;;;D~A~T~. E;;~ ether shall be applied as per manufacturer's recommendations. I , 01 /17 /07 PL. REV!SED PER CllY cOMMENTS(2NO REVI£W) ~ t-0"'"'2;'--1C'-e;-'--07+--'--PL=-. -+-"RE"'vI::.:::sE=-o .:..:PE::.:R...;c.c..I1Y:....c:::o;:::MM::.::E:;.;.Nr;:;s("'"3R:::.o .:.:.REl'=Ew:.t..J _______ ........,i __ __j__.J __ J-_ _j 2 CITY OF CARLSBAD sH1E2ETs DATE lNITIAL DATE INITIAL DATE !NITIAL ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CllY APPROVAL ;:::::=:=.::::==P=LA::=:N:::Nl:::N:::G:::D:::E:::P:::AR:::T:::M:::E:::NT:::::::===!...:::=~ IRRIGATION SPECIFICATION FOR: CARLSBAD MEDICAL VILLAGES CARLSBAD, CALIFORNIA OWN BY: __ _ CHKD BY: __ _ RVWD BY: PROJECT NO. CT05-19 DRAWING NO. 443-4L