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Home My WebLink AboutDWG 480-3Q; CT 13-03; ROBERTSON RANCH WEST VILLAGE; 01-18LANDSCAPE DRAWINGS FOR: ROBERTSON RANCH WEST VILLAGE -BLUFFS LEGEND ~ FF GF PE TW TF BW TS BS CB FG FS HP LP FL oc CB TG INV BB ~ 1.0% 41 R GB DIAMETER FINISH FLOOR ELEVATION GARAGE FLOOR ELEVATION PAD ELEVATION TOP OF WALL TOP OF FOOTING ELEVATION BOTTOM OF WALL TOP OF STEP BOTTOM OF STEP CATCH BASIN FINISH GRADE FINISH SURFACE HIGH POINT LOW POINT FLOW LINE ON CENTER CATCH BASIN TOP OF GRATE ELEVATION INVERT ELEVATION BOND BEAM ELEVATION ALIGN GRADIENT IN PERCENTAGE RATIO: 4' HORIZONTAL DISTANCE PER 1' OF VERTICAL HEIGHT RIDGE GRADE BREAK DIRECTION OF FLOW DRAINAGE PIPE ATRIUM DRAIN (33.60) EXISTING SPOT ELEVATION 33.60 PROPOSED SPOT ELEVATION HT HEIGHT BCR BEGINNING OF CURB RADIUS ECR END OF CURB RADIUS TC TOP OF CURB BC BOTTOM OF CURB EJ EXPANSION JOINT SJ SCORE JOINT SC SAW CUT R RADIUS RDWD REDWOOD HDR HEADER LA LANDSCAPE ARCHITECT MIN MINIMUM MAX MAXIMUM MJ MASTIC JOINT TYP TYPICAL PA PLANTING AREA FOB FACE OF BUILDING 0 DECK DRAIN 0 TURF DRAIN ..--31-✓ PROPOSED CONTOUR ,,.-31_./ EXISTING CONTOUR -=---( c=::Y\ BERM -BUILT-UP --LANDSCAPE GRADE e -i -DETAIL REFERENCE -, -SHEET LOCATION ~-I SECTION REFERENCE '"v+= SHEET LOCATION CONSULTANTS; ARCHITECT LSA ARCHITECTURE 2082 MICHELSON DR. IRVINE, CA 92612 PHONE: (949) 825-5218 CONTACT: CHUCK STEICHEN LANDSCAPE ARCHITECT SUMMMERS/MURPHY & PARTNERS, INC 34197 PACIFIC COAST HIGHWAY, STE 200 DANA POINT, CA CONTACT: WIL PINAROC PHONE: (949) 443-1446 NOTES I CIVIL ENGINEER I MIGHAEL BAKER INTERNATIONAL 5050 AVENI DA ENCINAS CARLSBAD, CA 92008 PHONE: (760) 603-6275 CONTACT: ERICK SAMPSON STRUCTURAL ENGINEER FMESI, INC. 1800 EAST 16 TH STREET UNIT B SANT A ANA, CA 92701 CONTACT: PHONE: (714) 835-2800 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3, CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK, 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS, 5, ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY, ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. 6. A SEPARATE CITY REVIEW AND AND APPROVAL IS REQUIRED FOR ANY PORTION OF THESE PLANS REQUIRING A BUILDING PERMIT. CITY APPROVAL OF THESE PLANS IS FOR LANDSCAPE PLANTING AND IRRIGATION ONLY DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA LOTS 59&60 AT CARLSBAD, VICINITY MAP CITY OF OCEANSIDE HIGHWAY 78 ROBERTSON CALIFORNIA LOCATION MAP RANCH Sheet Number 1 2 3 4 5 6 7 8 9 10 11 DRAWING INDEX Sheet Title TITLE SHEET CONSTRUCTION LAYOUT PLAN CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION DETAILS CONSTRUCTION SPECIFICATIONS IRRIGATION LAYOUT PLAN IRRIGATION LEGEND AND CALCULATIONS IRRIGATION DETAILS PROJECT SITE 12 IRRIGATION DETAILS 'Vo ~ 2· ~ CITY OF VISTA u if/ ~< ROA ol'-"-'i..------=-:2''--r--__,, i,:,?-? PACIFIC OCEAN AVE CITY OF ENCINITAS A. Prior to obtaining occupancy the landscape architect of work shall review/in$pect the project including all areas surrounding ei,ch phase and su\imit the "Ce.rtification of Complction" form as available through the City (city form ];>25- D). Also provide an irrigation schedule and landscape and irrigation maintenance schedule as required by the city water ordina11ce as follows: 1) An irrigation watering schedule shall be prepared by the professional of · record for all landscape projects subjeet to the Water Efficient Landscape 0rdi.uance. The schedvle shall be suhmitted to the City prior to granting a permit of occ1.1pancy and shall include the following informatiort: a) A description of the automatic irrigation system that will be used for the project b) The ETo data relied on to develop the inig&tion schedule, including the source of the daia. c) The time period when overhead irrigation will be scheduled and confirm that no overhead irrigation shall be used.between 6:00a.m. and 10:00 p.m. d) The parameters used for setting the irrigation .system controller for watering times for: 1. The plant establishment period 11. Established landscaping iii. Temporarily irrigated areas rv. Ditforent seasons dunng th.I'. y1Jlil' e) The consideration used for each station for the :following factors: 1. The days between irrigation ii_. Statiu!l nm time in minutes for each irrigation event, designed to avoid runoff iii, Number of cycle starts required for roch irrigation event, designed to avoid runoff 1v. Amount of water to be applied on a monthly basis v. The root depth setting vi. The plant t}ye SIJ\tlng viJ. The soil type viii. The slope factor ix. The shade factor APPLICANT: TOLL BROTHERS 725 WEST TOWN AND COUNTRY ROAD, SUITE 200 ORANGE, CA 92868 PHONE:650 377-5810 CONTACT: GREG DEACON '.?) A maint-,nance sc.hedule for the landscaping and .irrigation system shall be prepar~d for all landscape projects subject to the Water Efficient Land&cape Ordinance, The schedule shall be submitted to the City prior to granting a permit of occupancy and shall include provisions for the following: a) General Landscape and J rrigation Maintenance .. TJ1.e .schedule shall identify the entity that will be responsible for maintenance and shall provide for all of the general landscape and irrigation. maintenance requirements. b) Water Efficient Landscape Ma.intenaqce. Tn addition to the general maintenance requirements, the maintenance schedule for landscape projects that are subject to the Wate,r Efficient Landscape Ordina11cr, shall inclµde provfaions to: c) M.~lntaJn and operate the landscaping and irrigation system on the property consistent with the MA WA. d) Maintain the irrigation system to meet or exceed an irrigation efficiency necessary to meet MA WA. e) Replace broken or malfunctioning irrigation system components with components o(the same materials and specifications, their eql\iValent or better_ Ensure that when vegetation is replaced, replacement plantings are repres.entatlve of the hydrowne in which tbe plants v,ere removed and are typical of the water use requirements of the plants removed, so that the replaced veg~i'ltion does not rnsu!t in mixing high water use plants with low water use plants in the same hydroz-0ne, B Prior to St:~l!i:itv release the landscape architect of work shall review/insp~t the project and.provide a certification letter for re.lease of securities (city fonnJ'Z5- E), and the following: l) The security telease letter shall certify that he or she has inspected the work and that the project ~"Omp!ies with the following ponditions: a) Has been maintained in substantial conformance to the approved plans, b) Is growing in a healthy and thriving .condition. o) All plantings required under Section IV.E ofthe Landscape Manna! hav"' been established as an effective ,urface erosion control_ d) There is no evidence of excessive run-offfrmn the irrigation system causing a soil erosion problem. e) As-built landscape plans for the bonded work shall be submitted to and approved by the City. 13 IRRIGATION SPECIFICATIONS 14 HYDROZONE MAP 15 TREE PLANTING PLAN 16 . SHRUB PLANTING PLAN 17 PLANTING DETAILS 18 PLANTING SPECIFICATIONS DECLARATION OF RESPONSIBLE CHARGE: CONSISTENT WITH CURRENT STANDARD. I HEREBY DECLARE THAT I AM THE LICENSED DESIGNER OF WORK FOR THIS PROJECT, THAT I HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS PROJECT AS DEFINED IN SECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE CITY OF CARLSBAD AND SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS THE LICENSED DESIGNER OF WORK, OF ME RESPONSIBILITIES FOR PROJECT DESIGN, THESE PLANS HAVE BEEN PREPARED IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED LANDSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN, FIRE PROTEC ION PLAN, AND ALL CONDITIONS OF APPROVAL RELATED TO LANDSCAPING, BY: PHONE REGISTRATION NO 949 WATER EFFICIENT LANDSCAPE DECLARATION: EXPIRATION DATE: 07-31-2016 I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUA . I CERTIFY TH J THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER, 44 -1446 REGISTRATION NO: 881 EXPIRATION DATE 07-31-2016 BACKFLOW PREVENTER TESTING: ALL IRRIGATION BACKFLOW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AND RESULTS MUST BE GIVEN TO THE CITY AND THE CARLSBAD MUNICIPAL WATER DISTRICT, PIPE BETWEEN THE METER AND BACKFLOW PREVENTER SHALL BE "SCHEDULE K HARD COPPER". APPROVED CONTRACT BACKFLOW TESTERS CAN BE FOUND ON THE CITY WEB SITE AT: HTTP://WWW,CARLSBADCA.GOV/SERVICES/DEPARTMENTS/WATER/DOCUMENTS/RECYCLEDWATERBACKFLOWTESTERLIST,PDF FOR RECYCLED OR HTTP://WWW CARLSBADCA.GOV/SERVICES/DEPARTMENTS/WATER/DOCUMENTS/WATERBACKFLOWTESTERLIST.PDF FOR POTABLE OR CALL (760) 438-2722, INSPECTION PROCEDURES: c., (0 ~ 0 ~ I'---I--st w (J) 0 z w I-<( <( _J Q_ 0 _J 0 O:'. I- ..~ Q_ ~ (J) INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF WORK, OR HIS DESIGNATED AGENT. REFER TO THE SPECIFICATIONS FOR THE SCHEDULE OF REQUIRED INSPECTIONS AND REQUIRED SUBMITTALS. FOLLOWING COMPLETION OF THE WORK, THE LANDSCAPE ARCHITECT OF THE WORK WILL CERTIFY THAT THE INSTALLATION HAS BEEN COMPLETED BY SUBMITTING THE "CERTIFICATION OF COMPLETION" FORM, A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO BE MADE BY CALLING THE INSPECTION REQUEST LINE. "CERTIFICATION OF COMPLETION" FORM FAX TO: (760) 944-8943. LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA; PRIOR TO BEGINNING LANDSCAPE WORK: THE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK AND THE DESIGNER OF WORK SHALL REVIEW THE PROJECT UTILITY LOCATIONS AND REVISE PLANS ACCORDINGLY TO FULLY SCREEN ALL UTILITIES FROM VIEW AND PROTECT ALL UTILITIES (ABOVE & BELOW GRADE) FROM INVASIVE PLANT GROWTH AND ROOTS. A WATER EFFICIENT LANDSCAPING BROCHURE AS APPROVED BY THE CITY SHALL BE AVAILABLE FOR EACH ,-:ROUP OF ADULTS VISITING THE MODEL HOME, RCE __ _ REVIEWED BY: INSPECTOR "AS BUILT" f' EXP, ___ _ DATE DATE 1---------t---+-------------+---+-------+----+------I I SH1EET I CITY OF CARLSBAD ~8 PLANNING DIVISION LJ§_J ~===;.'::::=================='--==~ LANDSCAPE IMPROVEMENT PLANS FOR: PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD, CA TITLE SHEET !----+---+--------------+---+---+---+----! 1-AP-PR-OV-ED_f¼:_~_-_·-+, ~6:r:'-l------f:'.:l_\...ajt_~-- PLANNING DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL DWN BY: I PROJECT NO, I/ DRAWING NO. CHKD BY: CT 13-03 480-30 RVWD BY 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 I 633 I DI • I I I PA PA ,,. '"••--·-1----·-·-· . ···-. -·-·- I I I ..... . ~---, 24' I I I I LOT 59 PARKING LOT PE=182.5 CI\ RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG 24' UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA I '•••o~ ~•••~ ~•••o~ ~••- CP.L. PA ~ 20' TYP. N T PA 8' U1 PA PA PA 0 w ~ I -d I w I I I I PA I I . . PA l',',,;f-6'_-1_0_" ~-I I I I I 1· 1· .. PA 12., , PA : ; PA I <'}-'k------4'-j 1'1 le. I l PA GLASGOW DRIVE PA ~71 X •••••••••••• 18 PA NOTE: POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURES TERMINATING IN AN APPROVED DRAINAGE SYSTEM SHALL BE REQUIRED. REFER TO CIVIL ENGINEER'S PRECISE GRAOING I DRAINAGE PLANS FOR DETAILS NOTE AN EDUCATIONAL SIGN SHALL BE PLACED IN THE FRONT YARD OF MODEL HOME SO THAT IT IS VISIBLE AND READABLE FROM THE ROADWAY. THE SIGN SHALL BE WHITE WITH BLACK CAPITAL LETTERING AT LEAST TWO INCHES HIGH AND SHALL STATE "THIS MODEL HOME USES WATER EFFICIENT LANDSCAPING AND IRRIGATION". PREPARED BY: --- SUMMERS/MURPHY & PARTNERS 7-31-16 Renewal Date LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE; 949 443-1446 FINISH SCHEDULE NO. 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 DESCRIPTION DETAIL/SHEET VERIFY FINAL SELECTIONS WITH LANDSCAPE ARCHITECT. SAMPLES OF ALL STONE& TILES MATERIALS ARE TO BE DELIVERED ON-SITE PRIOR TO PLACING ORDER FOR FINAL APPROVAL BY LANDSCAPE ARCHITECT & OWNER. PRODUCTION CONCRETE SIDEWALK REFER TO CIVIL ENGINEER'S PLANS AC PARKING REFER TO CIVIL ENGINEER'S PLANS RETAINING WALL REFER TO CIVIL ENGINEER'S PLANS PORTABLE RESTROOM BY OWNER TEMPORARY WOOD SCREEN FENCE COLOR: SW2808 "ROOKWOOD DK" MAS0HRY PAVING V,\1 STONE BANS LOW S'FGHE 1.'t'ALL 4 3 2 4 7 INTERLOCKING PAVER STEPS 5 6 PAVER: MATCH ADJACENT INTERLOCKING PAVERS (ITEM 9) GROUT: CREAM INTERLOCKING PAVERS 2 7 PAVER: MEGA LAFITT, VICTORIAN PROCESSED AVAIL. FROM: BELGARD HANDRAIL 6 6 COLOR: SW7020 "BLACK FOX" LOW MASONRY PILASTER 1 3 VENEER L 191 "CHENILLE WHITE (VEIN-CUT)", HONED 8X36 OFFSET AVAIL FROM: DAL TILE BEN€!+ 8EGOMPOSED GRAHFFE '.1W BIHBER 3 5 METAL EDGING 3 5 COLOR: DARK BROWN DECORATIVE URN URN: BY PDT COMPANY, STEVE WOLFF& ACCOC. 714.282.1155 LOW MASONRY PILASTER 3 4 VENEER L 191 "CHENILLE WHITE (VEIN-CUT)", HONED 8X36 OFFSET AVAIL FROM: DAL TILE SIDEYARD GATE REFER TO PRODUCTION LANDSCAPE PLANS PRODUCTION MASONRY BLOCK WALL REFER TO PRODUCTION LANDSCAPE PLANS PRODUCTION IRON VIEW FENCE REFER TO PRODUCTION LANDSCAPE PLANS POOL EQUIPMENT LOCATION MASONRY PAVING 3 7 PAVER & GROUT: MATCH INTERIOR (HAZE IG97, 24x24, OFFSET PATTERN) AVAIL FROM: DAL TILE STEEL OVERHEAD STRUCTURE AND LOW COURTYARD 2 3 WALL WI PLANTERS STEEL: SW/020 "BLACK FOX" VENEER: L191 "CHENILLE WHITE (VEIN-CUT)", HONED 8X36 OFFSET AVAIL. FROM: DAL TILE CONCRETE PAVING WI GROUTED PEBBLE BAND 7 CONG. COLOR: L.M. SCOFIELD C-12 MESA BEIGE CONC. FINISH: SAND PEBBLE: BLACK BEACH PEBBLE, 1"-2" DIA. GROUT CREAM AVAIL FROM: KRC ROCK DECKING DECK MATERIAL: WOOD FINISH PORCELAIN PAVER, SUNDECK SD 03 SPIRIT 12x48 OFFSET AVAIL. FROM BELGARD STEEL OVERHEAD STRUCTURE COLOR: SW/020 "BLACK FOX" 3 7 4 FRAME WALL WITH DECORATIVE PANEL 1 4 WALL VENEER: L 191 "CHENILLE WHITE (VEIN-CUT)", HONED 8x36 OFFSET AVAIL FROM: DAL TILE PANEL: TRANSLUCENT RESIN PANEL,YiTHICK, PATTERN: BIRCH GROVE AVAIL FROM: 3FORM, WWW.3-FORM.tOM CONCRETE STEPPING PADS COLOR: L.M. SCOFIELD C-12 MESA BEIGE FINISH: SAND LOOSE PEBBLE PEBBLE: BLACK BEACH PEBBLE, 1"-2" DIA. AVAIL. FROM KRC ROCK 4 3 7 5 BUILT-IN SUNKEN LOUNGE 415 5 VENEER L 191 "CHENILLE WHITE (VEIN-CUT)", HONED 8x36 OFFSET AVAIL. FROM: DAL TILE CUSHION BY INTERIOR DESIGNER SCULPTURE IN POOL 6 SCULPTURE: PROVIDED BY LOUIS LONGI ZERO POOL EDGE 3 6 TV WALL 1/415 5 VENEER: L 191 "CHENILLE WHITE (VEIN-CUT)", HONED 8x36 OFFSET AVAIL. FROM DAL TILE LOW MASONRY WALL 2 5 VENEER: L191 "CHENILLE WHITE (VEIN-CUT)", HONED 8X36 OFFSET AVAIL. FROM DAL TILE BBQ COUNTER BY INTERIOR DESIGNER MASONRY STEPS PAVER & GROUT: MATCH ADJACENT PAVING CLEAR ACRYLIC WALLS WI LOOSE PEBBLE PEBBLE: "BLACK BEACH PEBBLE" 1"-2" AVAIL. FROM KRC ROCK 4 2 FIRE PIT 4 VENEER: L191 "CHENILLE WHITE (VEIN-CUT)", HONED 8x36 OFFSET AVAIL. FROM DALTILE TOP: MATCH CALIFORNIA ROOM BBQ COUNTER TOP (ARIZONA TILE MARRON COHIBA SATIN) GLASS CHIP: EXOTIC GLASS "GOLD REFLECTIVE"¼" AVAIL FROM: EXOTIC PEBBLES 6 6 5 ~ SCALE: 1"= 10'-0" NORTH 0 10 20 30 38 39 40 TRAP FENCE 6 COLOR: SW7020 "BLACK FOX" SYNTHETIC TURF 7 TURF: "DIAMOND PRO SPRING" AVAIL. FROM: SGW, 800.730.2675 REFER TO MANUFACTURER'S MANUAL FOR INSTALLATION POOL/SPA WATERLINE TILE: G703 "BLUE PEARL GT" 12x12, CUT TO FIT, OR SIMILAR AVAIL. FROM: DAL TILE PLASTER: PEBBLE TEC "MIDNIGHT BLUE" SUPPLIERS/MANUFACTURER 3FORM BELGARD DAL TILE EXOTIC PEBBLES KRC ROCK LOUIS LONGI SCULPTOR STEVE WOLFF & ASSOC. SYMBOL LEGEND SYMBOL DESCRIPTION PLANTING AREA WWW.3-FORM.COM 909.355.6422 -PHIL GALLICCHIO WWW.DAL TILE.COM WWW.EXOTICPEBBLES.COM 760.744.1036 949.306.9109 -LOUIS LONGI 714.282.1155 -STEVE WOLFF SYMBOL DESCRIPTION ALIGN PA FOB EJ FACE OF BUILDING EXPANSION JOINT ELECTRIC SERVICE BOX PROPOSED STEP LOCATION 0 Cr. CALL OUT CENTER LINE STREET LIGHT TYP. TRANSFORMER SLAB BOX Ii: 1R~ TYPICAL PROPERTY LINE 7 6 [> [> [> AD.A PATH OF TRAVEL ~l) EARTH MOUNDING CONSTRUCTION NOTES: 1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADJUST AS NECESSARY WHILE MAINTAINING THE DESIGN CONCEPT. 2 CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO BEGINNING ANY WORK AND CONTACT LANDSCAPE ARCHITECT FOR AUTHORIZATION IF MODIFICATIONS ARE NECESSARY. 3. PAVING CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. 4 VERIFY WITH THE PROJECT SOILS ENGINEER THE NEED FOR REINFORCING, BASE MATERIALS, PRESATURATION, ETC, FOR WALKS, PATIOS, FOOTINGS, ETC 5. EXPANSION JOINTS OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND/OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16'-0" O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER. 6. SCORE JOINTS OCCUR WHERE SHOWN ON PLAN AND AS NECESSARY TO MINIMIZE AND CONTROL CRACKING OF CONCRETE PAVING. 7. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. 8. FINISH SURFACE OF CONCRETE TO BE 1/2" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. 9. ALL HORIZONTAL CONTROL FOR WALLS OR FENCES BY OTHERS. REFER TO CIVIL ENGINEER'S PLANS. 10 SLEEVE ALL UNDERGROUND WIRE FOR LOW VOLTAGE LIGHTING. 11 FOR GRADING AND DRAINAGE INFORMATION REFER TO CIVIL ENGINEER'S PLANS. 12 THIS MODEL HOME COMPLEX SHALL BE XERISCAPED AND SIGNAGE IDENTIFYING XERISCAPE LANDSCAPE PROVIDED BY OWNER. 13 NOTICE TO THE APPLICANT/OWNER/OWNER'S AGENT/ARCHITECT OR ENGINEER OF RECORD: BY USING THIS PERMITTED CONSTRUCTION DRAWINGS FOR CONSTRUCTION/INSTALLATION OF THE WORK SPECIFIED HEREIN, YOU AGREE TO COMPLY WITH THE REQUIREMENTS OF CITY OF SAN DIEGO FOR SPECIAL INSPECTIONS, STRUCTURAL OBSERVATIONS, CONSTRUCTION MATERIAL TESTING AND OFF-SITE FABRICATION OF BUILDING COMPONENTS, CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS AND, AS REQUIRED BY THE CALIFORNIA CONSTRUCTION CODES 14 CONTRACTOR/BUILDER/INSTALLER/SUB-CONTRACTOR/OWNER-BUILDER BY USING THIS PERMITTED CONSTRUCTION; DRAWINGS FOR CONSTRUCTION/INSTALLATION OF THE WORK SPECIFIED HEREIN, YOU ACKNOWLEDGE AND ARE AWARE OF, THE REQUIREMENTS CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS. YOU AGREE TO COMPLY WITH THE REQUIREMENTS OF CITY OF SAN DIEGO FOR SPECIAL INSPECTIONS, STRUCTURAL OBSERVATIONS, CONSTRUCTION MATERIAL TESTING AND OFF-SITE FABRICATION OF BUILDING COMPONENTS. CONTAINED IN THE STATEMENT OF SPECIAL INSPECTIONS AND, AS REQUIRED BY THE CALIFORNIA CONSTRUCTION CODES 40 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE l-----+--+--------------+---+---+---+----11 SH2EET I CITY OF CARLSBAD I SH1E8ETS I PLANNING DIVISION ~==-=========='-==~ DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL LANDSCAPE IMPROVEMENT PLANS FOR: ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD.CA CONSTRUCTION LAYOUT PLAN I APPROVED: { ( q, ~l-0-lt --1-• ZI • h,o PLANNING OWN BY: PROJECT NO. DRAWING NO. CHKD BY: CT 13-03 CITY APPROVAL RVWD BY: 480-3Q 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW 2/26/16, 3RD CD REVIEW: 3/23116 I 633 2 LEGEND 1. 7" ALUMINUM CHANNEL RIM AROUND PERIMETER 2. 2"x 6" ALUMINUM BEAMS 3. 2"x 6" REDWOOD LATTICE, 12" O.C. 4. 2"x 6" ALUMINUM COLUMNS, (2) TUBES AT EACH COLUMN LOCATION 5. 2"x 6" ALUMINUM SPACER 6. BASE PLATE 7. ALL TOP PLANTING POCKET W/ 8"X8" GALVANIZED STEEL TROUGH PLANTER, (2) 8' LONG AND (2) 4' LONG, FROM HOOKS AND LATTICE) -CONTRACTOR SHALL CORE-OUT CMU BLOCK AND SET TROUGH WITH DRAINAGE AND IRRIGATION LINES 8. FINISH GRADE 9. ADJACENT PAVING, FINISH SURFACE 10. LOW STONE WALL VENEER -REFER TO FINISH SCHEDULE 11. CONCRETE FOOTING 12. CMU BLOCK CONSTRUCTION 13. EDGE OF BUILDING NOTES: • REFER TO STRUCTURAL ENGINEER'S DETAILS AND CALCULATIONS FOR ALL CONNECTIONS, REINFORCING AND FOOTING INFORMATION, AND FOR ACTUAL POST, CROSSBAR AND FOOTING SIZES • ALL LUMBER TO BE SAW SIZED DOUGLAS FIR. • ALL CONNECTORS, FASTENERS AND OTHER HARDWARE TO BE HOT DIPPED GALVANIZED. • PAINT OR STAIN WOOD PER FINISH SCHEDULE (IF PAINTING, TREAT ALL EXPOSED SURFACES WITH (2) TWO COATS MOISTURE-PROOF PRIMER AND (2) TWO FINISH COATS-REFER TO FINISH SCHEDULE FOR COLOR. • ALL METAL WORK SHALL RECEIVE TWO (2) COATS OF MOISTURE-PROOF PRIMER AND TWO (2) FINISH COATS-REFER TO FINISH SCHEDULE FOR COLOR. SECTION/ ELEVATION VIEW -SIDE SCALE: 3/8" = 1 '-0" OVERHEAD STRUCTURE AT SALES OFFICE i I, 2' I, 6'-2" 7'-2" 6'-2" I, 2' I, Q.I - ~' ~ ·:::·-·:··-:·-·111ic ·======-•==.,c:::· =li==========ll========dl====fl ~ l=~~--~ll=========:cl1============l1::::==========ll====::::t -~ ..... \ / Q.I ----... a \ \ ' J I I 1 i----'t-'-']- ---\ \ T I 3 2 PLAN VIEW SCALE: 3/8" = 1'-0" ,.~-----~----·~ ~°'•, ·~••<C,, • ., •• , " _J () 0 ~ ex, ' ;... . 1 . ±2' SQ. ELEVATION VIEW SCALE: 1/2" = 1'-0" io +I LEGEND 1. 2. 3, 4, 5. 6, 7. 8, 9, MASONRY WALL VENEER -REFER TO FINISH SCHEDULE C.M.U. BLOCK CONSTRUCTION W/ MOISTURE BARRIER COMPACTED SUBGRADE CONCRETE FOOTING ADJACENT PAVING FINISH SURFACE FINISH GRADE ADJACENT STEPS HANDRAIL DECORATIVE POT/BOWL SECTION VIEW -PILASTER SCALE: 1" = 1'-0" LOW MASONRY PILASTERS AT SALES OFFICE FRONT NOTE: • REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL 22" SQ. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE __ _ EXP. ___ _ DATE t--------------------------------------------------1 REVIEWED BY SECTION/ ELEVATION VIEW -FRONT SCALE: 3/8" = 1'-0" PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 INSPECTOR DATE 1----+--+--------------t----l-----t----1----1 I SH3EET I CITY OF CARLSBAD I SH1E8ETS I PLANNING DIVISION ~===:'.':::::::========='-'===~ LANDSCAPE IMPROVEMENT PLANS FOR: ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD,CA CONSTRUCTION DETAILS 1---+----t-----------------+----+-----l----l----l I APPROVED 1---t----t-----------------+----+-----l----l----l ~-P~LA=-N~N='IN:=G====;-~=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-=-,:;-~=-=-=-=-=-=-=-=-=-~ OWN BY: DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL CHKD BY RVWD BY: PROJECT NO. CT 13-03 DRAWING NO 480-30 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 1 s33 ---------------~------- SECTION VIEW -PILASTER SCALE: 1" = 1 '-0" _,. _______ _ SECTION VIEW -WALL SCALE: 1" = 1'-0" 2 LOW MASONRY PILASTER AND WALL AT PARKING LOT i'o ELEVATION VIEW SCALE: 3/4" = 1 '-0" LEGEND 1. 1x4 PLANT-ON WOOD ACCENTS -REFER TO FINISH SCHEDULE 2. 4x4 WOOD POST, ±8' 0.C. VERIFY IN FIELD 3. FINISH GRADE 4. CONCRETE FOOTING i'o Ll NOTES: ~FER TO STRUCTURAL ENGINEER'S DETAILS AND CALCULATIONS FOR ALL CONNECTIONS, REINFORCING AND FOOTING INFORMATION. • ALL CONNECTORS, FASTENERS AND OTHER HARDWARE TO BE HOT DIPPED GALVANIZED. • PAINT OR STAIN WOOD PER FINISH SCHEDULE (IF PAINTING, TREAT ALL EXPOSED SURFACES WITH (2) TWO COATS MOISTURE-PROOF PRIMER AND (2) TWO FINISH COATS -REFER TO FINISH SCHEDULE FOR COLOR. SECTION VIEW SCALE: 314" = 1 '-0" k 12" k 1 1 LEGEND 1. MASONRY WALL VENEER-REFER TO FINISH SCHEDULE 2. C.M.U. BLOCK CONSTRUCTION W/ MOISTURE BARRIER 3. COMPACTED SUBGRADE 4. CONCRETE FOOTING 5. ADJACENT PAVING FINISH SURFACE 6. FINISH GRADE NOTE: • REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL. OMIT 24" SQ. I 111 Ll " . SECTION VIEW SCALE: 1"= 1'-0" LEGEND 1. MASONRY WALL VENEER -REFER TO FINISH SCHEDULE 2. C.M.U. BLOCK CONSTRUCTION W/ MOISTURE BARRIER 3. COMPACTED SUBGRADE 4. CONCRETE FOOTING 5, ADJACENT PAVING FINISH SURFACE 6. FINISH GRADE 7. DECORATIVE BOWL/POT NOTE: • REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL, COMPACTED SUBGRADE, ANO SUB-BASE MATERIAL. 4 WOOD SCREEN FENCE 3 LOW MASONRY PILASTER F.F.E. ~ ..J u &, _, OJ SECTION VIEW SCALE: 3/8" = 1 '-0" LEGEND 1. 1" SQ. TUBULAR STEEL 2. 2" SQ. TUBULAR STEEL, PERIMETER FRAME 3. 4" SQ. TUBULAR STEEL POST 4. STEEL BEAM 5. MASONRY WALL VENEER -REFER TO FINISH SCHEDULE 5' ~ OJ ELEVATION VIEW I SCALE: 3/8" = 1 '-0" , , I, , --• • ~ ' ' 1o I ' "' . ~ . .. '-="' ' a "' ---------------- 14' I, , 13'-4" , f;J' 3 I I ' I I ' i I I I I -· . y0 I I I I I 6. DECORATIVE TRANSLUCENT RESIN PANELS -REFER TO FINISH SCHEDULE ' "' i : ~ /I I : 7, EDGE OF BUILDING NOTES b . -. .. ~ '-="' I\ 8, ADJACENT WOOD DECK, FINISH SURFACE • REFER TO STRUCTURAL ENGINEER'S DETAILS & CALCULATIONS FOR ALL co _, "' 9. FINISH GRADE CONNECTIONS, FOOTINGS, & REINFORCING --... INFORMATION. ~ ' 10, PROPERTY FENCE • CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR ALL ORNAMENTAL IRON 11. CONCRETE FOOTING WORK -DRAWINGS SHALL BE APPROVED BY LANDSCAPE ARCHITECT ANO OWNER 1o ' "' 12, LIGHTING (OPTION), BEHIND EACH PANEL • ALL METAL WORK SHALL RECEIVE TWO (2) COATS OF MOISTURE-PROOF PRIMER AND • • I\ ' 13. CMU BLOCK CONSTRUCTION TWO (2) FINISH COATS -REFER TO FINISH SCHEDULE FOR COLOR. PLAN VIEW SCALE: 3/8" = 1'-0" I I I i ' '--'" 16" 2'~6" 10" 4' 1 O" ,, I!". I!". I!". I!". 2'-6" I!". . I r° 16" ii t. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE __ _ EXP. ___ _ DATE t--~-------------------------------------------------------l REVIEWED BY: 1 STEEL OVERHEAD STRUCTURE W/ DECORATIVE PANELS AT SIDEYARD INSPECTOR DATE PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 f---+--+--------------1---1---l----1---11 SH4EET I CITY OF CARLSBAD I SH1E8ETS I PLANNING DIVISION j-------,i----+----------------1----+--+--+----I ;::LA=N==D==sc=A="PE~l=MP==R=o=vE=M==EN=T:=P=LA=N=S=FO=R=, =======-====::; ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD, CA DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL CONSTRUCTION DETAILS I APPROVED ~ ~~I~½ -f--Z.I -Ila PLANNING OWN BY: PROJECT NO. DRAWING NO DATE INITIAL CHKD BY CITY APPROVAL RVWD BY: I CT 13-03 480-30 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 I 633 k 1 SECTION VIEW SCALE: 1/2"= 1'-0" 4 REAR YARD SECTION VIEW 11 B11 LEGEND 1. TV WALL-REFER TO DETAIL 4, THIS SHEET 2. FIRE PIT -REFER TO DETAIL 4, THIS SHEET 3. MASONRY WALL -REFER TO DETAIL 2, THIS SHEET 4. FINISH GRADE SECTION VIEW SCALE: 3/8" = 1 '-0" 5 SUNKEN LOUNGE AREA SECTION VIEW SCALE: 1/4" = 1'-0" 1 REAR YARD SECTION VIEW "A11 LEGEND 1. WALL VENEER -REFER TO FINISH SCHEDULE 2. CMU BLOCK CONSTRUCTION 3. FLAT SCREEN TV (75" TV SHOWN) 4. GLASS CHIPS -REFER TO FINISH SCHEDULE 5. CONCRETE FOOTING NOTE· • REFER TO STRUCTURAL ENGINEER"S DETAILS & CALCULATIONS FOR ALL CONNECTIONS, FOOTING, AND REINFORCING INFORMATION. 2' 12" 5' . ········~ it----~--,--- i 7' 7' 6. GAS FEED LINE WITH FLAME EMITTERS -CONTRACTOR TO PROVIDE GAS STUB AND SHUT-OFF VALVE 7. FIRE RATED TILES 8. CUSHION -BY INTERIOR DESIGNER 9. FINISH SURFACE 10. ACRYLIC GLASS WALL-REFER TO DETAIL 2, SHEET 6 11. ART SCULPTURE -REFER TO DETAIL 1, SHEET 6 12. FINISH GRADE 13. FIREPIT TOP -MATCH BBQ COUNTER TOP AT CALIFORNIA ROOM, REFER TO FINISH SCHEDULE BAJA SHELF (.') z Cl __, ::::, cc PA • "i' "' q SECTION VIEW -BY TV WALL SCALE: 1" = 1'-0" REFER k TO PLAN 1 k 1 I== I I 1~ ' Ll 2 LOW MASONRY WALL AT REAR YARD -111=111 I½ SECTION VIEW SCALE: 1-1/2" = 1'-0" 3 PEBBLE FIELD/ METAL HEADER PREPARED BY: POOL 12" ·4 q 4 q Ll , q SECTION VIEW -BY BAJA SHELF SCALE: 1" = 1'-0" LEGEND 1. PROPERTY FENCE/WALL -REFER TO CIVIL ENGINEER'S PLANS 2. MASONRY LOW WALL -REFER TO DETAIL 2, THIS SHEET 3. TV WALL-REFER TO DETAIL 4, THIS SHEET 4. FIRE PIT -REFER TO DETAIL 4, THIS SHEET 5. ACRYLIC GLASS WALL -REFER TO DETAIL 2, SHEET 6 6. SUNKEN LOUNGE SEAT -REFER TO DETAIL 4, THIS ix, ~ SHEET ART SCULPTURE-REFER TO DETAIL 1, SHEET 6 SYNTHETIC TURF W/ ZERO POOL EDGE -REFER TO DETAIL 7, SHEET 6 LOOSE PEBBLE W/ METAL HEADER LEGEND 1. MASONRY WALL VENEER -REFER TO FINISH SCHEDULE 2. C.M.U. BLOCK CONSTRUCTION W/ MOISTURE BARRIER 3. WATER LINE TILE -REFER TO FINISH SCHEDULE 4. WATER LINE 5. ADJACENT PAVING FINISH SURFACE 6. FINISH GRADE 7. POOL BOTTOM FINISH 8. BOND BEAM 9. COMPACTED SUBGRADE 10. CONCRETE FOOTING 11. LOOSE PEBBLES -REFER TO FINISH SCHEDULE NOTE: • POOL CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR ALL POOL CONSTRUCTION & MECHANICAL, INCLUDING PUMP, DRAINAGE, LIGHT FIXTURE, ELECTRICAL, & ALL APPURTENANCES, ETC .. PRIOR TO INSTALLATION. • REFER TO STRUCTURAL ENGINEER'S DETAILS & CALCULATIONS FOR ALL CONNECTIONS, FOOTING, AND REINFORCING INFORMATION. LEGEND 1. 2. FINISH GRADE -PLANTING AREA DECORATIVE PEBBLE FIELD 3" DEEP -REFER TO FINISH SCHEDULE APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. 3. 4. COMPACTED SUBGRADE -REFER TO SOILS REPORT 10 ML VISQUEEN 5. METAL HEADER -REFER TO FINISH SCHEDULE "AS BUil T" RCE __ _ EXP. ___ _ REVIEWED BY INSPECTOR I SH~ET I CITY OF CARLSBAD PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: . ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD, CA CONSTRUCTION DETAILS DATE DATE I s1E8Ts I SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS l---+----+---------------+---+----+---t----7 1-AP-PR_o_vE_□_:_~~--~-~~~d~'-+-~-~---I ,~ 4 f::\\ ...;.-\\-'"t -2-\ -~(,,, PLANNING 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL OWN BY I PROJECT NO. I DRAWING NO. CHKD BY: CT 13-03 480-30 RVWD BY: 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 I 633 I I I I LJ 24" I I I I I : : I ~ ) u I lY L_.J SECTION VIEW ---.e------+--112' + I I I I I I I I LJ L _ .J LEGE~□-.J SCALE: 1" = 1'-0" 4-~~ ------------------------1. TUBULAR RAIL -RAIL AND END STYLES MATCH INTERIOR HANDRAIL 3. 1-1/2" SQ. TUBULAR STEEL POST 4. CONCRETE FOOTING 2. ADJACENT STEPS 6 HANDRAIL 7 SECTION VIEW SCALE: 1-1/2" = 1'-0" LEGEND 1. WATER LINE " " 2. WATER LINE TILE -REFER TO FINISH SCHEDULE 3. POOL NET, 1" BELOW WATER LINE 4. ARTIFICIAL GRASS FIBER, GLUE SYNTHETIC TURF TO BOND BEAM -REFER TO FINISH SCHEDULE 5. 2" MIN. LAYER OF COMPACTED AGGREGATE BASE 6. COMPACTED SUBGRADE 7. WATER COLLECTION, RETURN TO SYSTEM 8. BOND BEAM 9. POOL BOTTOM FINISH -REFER TO FINISH SCHEDULE SYNTHETIC TURF W/ ZERO EDGE POOL HANDRAIL FOOTING SCALE: 1" = 1 '-0" NOTE· • POOL CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR ALL POOL CONSTRUCTION & MECHANICAL, INCLUDING PUMP, DRAINAGE, LIGHT FIXTURE, ELECTRICAL, & ALL APPURTENANCES, ETC., PRIOR TO INSTALLATION. • REFER TO MANUFACTURER'S INSTALLATION MANUAL FOR SYNTHETIC TURF CONSTRUCTION. ----------------------.~------------------------ -- SECTION VIEW SCALE: 1" = 1 '-0" m m 11 I 1-111 I lwl I lwl I IL LEGEND 1. NOSE BAR 2. ADJACENT PAVING 3. REFER TO ENGINEER'S PLAN FOR RISER HEIGHT AND NUMBER OF RISERS 4. MASONRY PAVERS -REFER TO FINISH SCHEDULE 5. GROUT -REFER TO FINISH SCHEDULE 6. CONCRETE SUB-SLAB PER SOILS REPORT 14" • q 4 4 "1 =111-II 111=-111- 7. SUB-BASE MATERIAL-REFER TO SOILS REPORT 8. COMPACTED SUBGRADE 9. EXPANSION JOINT, TYP. NOTE: REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THJCKNESS OF CONCRETE, REINFORCING STEEL SIZE, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL 4 STONE STEPS 5 NOTE· • REFER SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRET , EINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE M ERIAL. ½" SECTION VIEW SCALE: 1" = 1 '-0" LEGEND 1. REFER TO ENGINEER' RADING PLAN FOR RISER HEIGHT 2. CONCRETE FOO NG 3. ADJACENT I ERLOCKING PAVING -REFER TO DETAIL 2, SHEET 7 4. GROU 5. ST PAVER MATERIAL -REFER TO FINISH SCHEDULE 6. UB-BASE MATERIAL 7, COMPACTED SUBGRADE 8. ADJACENT PAVING INTERLOCKING PAVERS - 11 111 11 111 11 I I I IU - I=-' OMIT Signalllre 7-31-16 LEGEND 1. POOL WATER LINE TILE-REFER TO FINISH SCHEDULE 9. WATER LINE 2. 3" MIN. THINK LAYER OF LOOSE PEBBLES -REFER TO FINISH SCHEDULE 3. FINISH GRADE 4. BOND BEAM 5. WATER COLLECTION BASIN/ WATER RETURN 6. STONE WALL VENEER -REFER TO FINISH SCHEDULE 7. ADJACENT MASONRY PAVING 8. POOL BOTTOM FINISH -REFER TO FINISH SCHEDULE " 4 q 10. ACRYLIC GLASS WALL 11. WATER SEALANT 12. COMPACTED SUBGRADE NOTE • POOL CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR ALL POOL CONSTRUCTION & MECHANICAL, INCLUDING PUMP, DRAINAGE, LIGHT FIXTURE, ELECTRICAL, & ALL APPURTENANCES, ETC., PRIOR TO INSTALLATION. q NOTE SECTION VIEW SCALE: 1/2" = 1 '-0" • POOL CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR ALL POOL CONSTRUCTION & MECHANICAL, INCLUDING PUMP, DRAINAGE, LIGHT FIXTURE, ELECTRICAL, & ALL APPURTENANCES, ETC., PRIOR TO INSTALLATION. LEGEND 1. ART SCULPTURE -REFER TO FINISH SCHEDULE 2, ZERO POOL EDGE BEYOND -REFER TO DETAIL 3, THIS SHEET 3. POOL TILE -REFER TO FINISH SCHEDULE 4, LIGHT FIXTURE 5, WATER LINE 6, PLASTER -REFER TO FINISH SCHEDULE SECTION VIEW " q " SCALE: 3/4" = 1 '-0" 2 ACRYLIC GLASS WALL ' N REFER TO PLAN SECTION VIEW SCALE: 1-112" = 1'-0" 3 ZERO POOL EDGE PREPARED BY: 12" 4 SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 7, BOND BEAM 1 ART SCULPTURE NOTE: • POOL CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR ALL POOL CONSTRUCTION & MECHANICAL, INCLUDING PUMP, DRAINAGE, LIGHT FIXTURE. ELECTRICAL, & ALL APPURTENANCES, ETC., PRIOR TO INSTALLATION. • REFER TO MANUFACTURER'S INSTALLATION MANUAL FOR SYNTHETIC TURF CONSTRUCTION. REFER TO PLAN SECTION VIEW SCALE: 1-1/2" = 1'-0" " 12" 4 ' " LEGEND 1. WATER LINE 2. WATER LINE TILE-REFER TO FINISH SCHEDULE 3. GRATE 4. LOOSE PEBBLE -REFER TO FINISH SCHEDULE 5. FINISH GRADE 6. COMPACTED SUBGRADE 7. WATER COLLECTION, RETURN TO SYSTEM 8. BOND BEAM 9. POOL/SPA BOTTOM FINISH -REFER TO FINISH SCHEDULE 10. METAL EDGING, WHERE OCCURS 11. ADJACENT PAVING I SH~ET I APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE __ _ EXP. ___ _ DATE REVIEWED BY INSPECTOR DATE CITY OF CARLSBAD w PLANNING DIVISION 8 LANDSCAPE IMPROVEMENT PLANS FOR: ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD.CA CONSTRUCTION DETAILS ~---+--+-----------------+-------+------1+-------t--------1 I AP-PR_o_vE_□_: --~~~ _ /,L~~~=~-~ . -,~ 4-t:::{\--etr PLANNING DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL OWN BY: I PROJECT NO. I DRAWING NO. CHKD BY CT 13-03 480-30 RVWD BY: 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2126116, 3RO CD REVIEW: 3/23116 I 633 k 4'0.C. 1 k 1 I ''>======ciic=============H===='~ SECTION VIEW SCALE: 3/4" = 1'-0" LEGEND \ \ I I 1. 2. 3. 4. 1 X 1½" TUBULAR STEEL TOP 2 AND BOTTOM RAILS, LAID FLAT 1 X 1½" TUBULAR STEEL POST AT 4' O.C. ½" SQ. SOLID STEEL RAILS FINISH GRADE 5. CONCRETE FOOTING 6. COMPACTED SUBGRADE NOTES: , ALL WELDS TO BE CONTINUOUS AND GROUND SMOOTH. 4 ' ' !'. ' ' " f' ~ ' " ,. ' " ,. ' " '== = ' " ,-'= (") ' " '• ' " ,. ' " ,. ' " ' • ALL EXPOSED SURFACES SHALL RECEIVE TWO (2) COATS MOISTURE-PROOF PRIMER AND TWO (2) FINISH COATS-REFER TO FINISH SCHEDULE FOR COLOR. • ALL CONNECTORS, FASTENERS AND OTHER HARDWARD TO BE HOT DIPPED GALVANIZED. FOOTING AT GRADE SCALE: NOT TO SCALE , MEMBER SIZES MAYBE ADJUSTED TO STANDARD STOCK SIZES AS NECESSARY TO REDUCE COST 6 TRAP FENCE SECTION VIEW SCALE: 1" = 1'-0" LEGEND 30" SQ. 5 4 1. FINISH GRADE, DECOMPOSED GRANITE -REFER TO FINISH SCHEDULE 2. 1/2" RADIUS ALL EDGES 3. CONCRETE PAVING -REFER TO FINISH SCHEDULE 4. SUB-BASE MATERIAL 5. COMPACTED SUBGRADE NOTE: -REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL SIZE, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL. 4 CONCRETE STEPPERS 5 2 3 4 5 6 1~11:l l-1111 I-1/($~~?1/~/,f,1/A'.1/~//~/,t;1//0 --II II -.l\{ Jl; Jl/1 II ,/ Jl Jl,I J~ J( 111 111 ,, " "' , , ~ ,, SECTION VIEW SCALE: 1"= 1'-0"- LEGEND 1. FINISH GRADE 2. EDGING SUPPORT -REFER TO MANUFACTURER'S INSTALLATION MANUAL 3. INTERLOCKING PAVERS -REFER TO FINISH SCHEDULE 4. 1" SAND SETTING BED 5. SUB-BSE MATERIAL -2" MIN. THICKNESS 6. COMPACTED SUB-GRADE NOTE: ~EFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF COMPACTED SUB-GRADE AND SUB-BASE MATERIAL. , REFER TO MANUFACTURER'S INSTALLATION MANUAL FOR PAVER INSTALLATION. 2 INTERLOCKING PAVERS 2 3 4 5 LEGEND 1. FINISH GRADE 2 PAVING MATERIAL-REFER TO FINISH SCHEDULE 3. CONCRETE SUB-SLAB -REFER TO SOILS REPORT 4. COMPACTED SUBGRADE 5. GROUT -REFER TO FINISH SCHEDULE 6. SUB-BASE MATERIAL -REFER TO SOILS REPORT NOTE: • REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL. 3 STONE PAVING 6 4 NOTE: • REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL. , 8" ,, 8" , LEGEND 1. FINISH GRADE 2. GROUT -REFER TO FINISH SCHEDULE 3. CONCRETE PAVING -REFER TO FINISH SCHEDULE 4. 1" MINIMUM, 2" AT TURF AREAS 5. PEBBLE -REFER TO FINISH SCHEDULE 6. EXPANSION JOINT 7. SUB-BASE MATERIAL -REFER TO SOILS REPORT 8. COMPACTED SUBGRADE 3 7 8 1 CONCRETE PAVING W/ GROUTED PEBBLE JOINT APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE =--EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE l------+---+------------+---+------+---+-----------11 SH7EET I CITY OF CARLSBAD ~8 PLANNING DIVISION l___1!L_j ~===;'=====:==:============'---'===: PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 . DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL LANDSCAPE IMPROVEMENT PLANS FOR: ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD, CA CONSTRUCTION DETAILS I APPROVED: ~\g. Ell-eir --1 . z, . '¾, I PLANNING OWNBY I PROJECT NO. I DRAWING NO. CHKD BY: RVWD BY: CT 13-03 480-3Q 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 I 633 I A. Contractual Relationship In the performance of this contract, Contractor shall hold Landscape Architect and Owner harmless from any and all liability, costs and charges arising out of, or in connection with, contractors, employees, or it's agent's negligence, omissions, errors. B. Errors or Conflicts If any errors or conflicts are discovered in the plans or notes, they shall be interpreted so as to accomplish the real purpose of those plans and notes. C. Additions, Deviations and Alterations No deviations or alterations from the plans and specifications will be permitted unless authorized by the Owner or the Landscape Architect. Should deviation from plans and notes become necessary due to conflicting site conditions, Owner and Landscape Architect shall approve in advance any such deviation. No additional work will be authorized without the express written authorization from the Owner. The Contractor shall comply with the obvious intent and meaning of these plans and specifications which shall be construed to include al! labor, m21teriaf, tools and equipment necessary to complete the work specified herein in a workmanlike manner in strict accordance with plans and notes. Should any questions arise as to the intent and interpretation of these plans and notes, Contractor shall refer to Owner and Landscape Architect whose decision thereon shall be final. E. Observation and Rejection of Materials and Workmanship All materials and workmanship furnished or performed by Contractor shall be subject to final observation and acceptance by Owner and Landscape Architect upon completion of all contract work whether previously paid for or not. At any and all times during the performance of this contract, Contractor shall make available for observation, test and approval, materials and workmanship. Failure of such observers to make observation, tests or approvals shall not prejudice the right of Landscape Architect or Owner on final observation. Contractor shall promptly replace any and all material, workmanship and equipment which does not conform to the plans and notes. All materials used on this contract shall be new and the best marked quality unless specified otherwise. When so required by the Owner or Landscape Architect, Contractor shall submit for approval samples of the various materials, and specify finish thereon. All construction shall conform to all local building codes and ordinances. It is Contractor's responsibility to verify all codes prior to commencing work. Contractor shall be responsible for verifying the location of all underground utilities, electric cables, conduits, sprinkler lines and all utility lines prior to any construction. 1. Removal of Debris and Clean-Up Contractor shall thoroughly clean and keep free of debris and waste material entire construction area to the satisfaction of the Owner. The general conditions and any special conditions that Owner may require shall apply with the same force and effect as though written in full herein for all construction sections. II. SITE EXCAVATION AND ROUGH GRADING Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all clearing, stripping, excavating, backfilling, grading and related work as shown on the drawings, including but not limited to the following: A. Protection of all curbs, walks, walls, structures and other existing work which is to remain. B. Clearing and stripping site of brush, debris and other foreign materials as outlined in the drawings. C. Excavation for all foundations and footings to the dimension and depth shown on the drawings. Bottoms of excavations shall be smooth and level. All loose material shall be removed therefrom. D. Subgrades shall be watered and compacted to a relative compaction of 95%. E. Subgrades under all paving shall be true to grade and cross section, hard, uniform and smooth prior to placement of base material. F. Backfilling of all excavations and trenches after placement of foundations, walls, walks, utilities, etc. ,as outlined on the drawings. Compaction of backfill shall be in acceptance with Engineer's specifications. G. Grading of areas indicated in the drawings including bringing existing grades to within 1/10 foot plus or minus. Final design grades as indicated on the drawings. H. Stockpiling of excavation material or import top soil fill and sand shall be as outlined on the drawings or as approved by Landscape Architect. I. Clean up and remove all debris and surplus material and remove from site. Ill. DRAINAGE Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all drainage systems as shown on the drawings, including but not limited to the following: 1. Acrylonite Butalene -Styrene (ABS) Schedule 40 drain pipe, perforated or non-perforated in diameters shown on the drawings. 2. Basins and Drains -High impact plastic Styrene drain basins, catch basins with grates, high impact plastic Styrene deck drains, and/or precast concrete drain box and catch basins and cast iron grate in diameters and sizes as shown on the drawings. Stainless steel or brass deck drains in hardscape as shown on the drawings. B. Trenching and Laying Pipe 1. Trenches to pitch a minimum of 1/8" per foot unless otherwise indicated on the drawings. Contractor to verify all invert elevations and trench depth prior to excavation. 2 Bottom of trench shall be smooth and continuous to flow direction. A hollow shall be made to receive bell of pipe so the joint will not bear upon the subgrade. Adjustments to line and grade shall be made by scraping away or filling fn with backfill under the base of the pipe and not by wedging or blocking. 3. Trench material shall be used for backfill. However, no rocks or lumps shall be used. Welded joints shall be given at least 15 minutes setup before handling. Above the level of initial backfill, the trench may be backfilled with trench material. 4. Compaction -Compaction by tamping shall not be done in layers exceeding eight inches in loose depth with each layer thoroughly compacted between. C. Clean-Up and Testing 1. Prior to covering of trenches, drain line and basins shall be checked to insure proper flow and water tightness. 2. The piping systems shall be flushed and cleaned prior to connecting to existing drain line, catch basin or storm drain systems. 3. Upon completion of work, remove debris, tools and surplus material from site. DIGA --- T.M. DIAL TOLL FREE 1 -800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA IV. CONCRETE Scope of work ~ Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all concrete flatwork as shown on the drawings including but not limited to the following: A. Materials 1. Cement -Standard Portland Cement, per designation C-150 of the ASTM Type JI, Ill, or V, low alkali, single brand throughout. Refer to Soil Engineer's Report for Recommendations. 2. Aggregate -ASTM Specification C-33 3/4" maximum size. Decorative aggregates or pea rock as shown on drawings. Fine natural sand, well graded conforming to ASTM C-144. 3. Water -Water used shall be of potable quality. 4. Steel -Reinforcing steel for decks and walks to be intermediate grade deformed bars conforming to ASTM A-615 and/or Grade 40. Mesh ASTM A-496, size where shown on drawings. 5. Expansion Joints -Asphalt impregnated felt. Polyfelt Ethafoam as indicated on the drawings. 6. Control Joints -Saw cut joint 1/4 of slab thickness. Hand tooled score joints 1/4" deep minimum where shown on the drawings. 7. Cold Joints -Butt type, butt type with dowels. Screed key joint as indicated on the drawings. 8. Joint Sealant -Two parts Polysulfide sealant as manufactured by Thiokol, Class AS, self leveling or multi-part polyurethane construction sealant by L.M. Scofield, in matching color. 9. Curing Material -Hunts process MD?C. 'Lithochrome' color wax for color conditioned concrete by L.M. Scofield, in matching color of concrete as indicated on the drawings. 10. Color Conditioned Concrete -'Chromix' admixtures for integral colored concrete by L.M. Scofield Company. 11. Dust-On Color -'Lithochrome' color hardener by L.M. Scofield Company. 12. Surface Retardant -'Lithotex' top surface retarder as manufactured by L.M. Scofield Company, or 'Sika' surface retardant or 'Rugesol' as manufactured by Sika Corporation. B. Subgrade 1. Grade all subgrades to a uniform depth and compaction. Moisten all subgrades prior to pouring of concrete. 2. Cut all footings in undisturbed or compacted soil. 3. Place sand or aggregate base as shown on the drawings and as specified by a Soils Engineer. C. Forms 1. Use only finished lumber. Set all forms true to grade and position. 2. Moisten all forms prior to pouring of concrete or use approved form release agents. D. Expansion Joints 1. Place expansion joints in concrete at intersection of concrete and fixed structures, i.e., garage, walls, base of steps, pool bond beam as indicated on the drawings. 2. Place control joint in concrete not to exceed a horizontal spacing as specified by a soils engineer. 3. Place construction joints in concrete where casting on concrete is to be stopped and subsequent casting is to be started. E. Concrete 1. Class A concrete shall contain not less than 5 sacks of cement per cubic yard and be proportioned to attain a maximum cylinder strength of 2,000 PSI in 28 days. Compressive strengths are to be determined in accordance with ASTM C-39. The slump shall not exceed 4". 2. Concrete mixing -All transit mixed concrete shall be mixed and delivered in accordance with the requirement of Standard Specifications for ready mixed concrete ASTM C-94. F. Concrete Finishing 1. Broom Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel, and edge to an even hard surface. Score as indicated on drawings. Use a new manila hemp bristle broom. Brush markings on slab in uniform fashion as shown on the drawings. 2. Rock Salt Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Score as indicated on drawings. Hand broadcast rock salt in even distribution and tamp in. Wash off concrete with enough pressure to dissolve rock salt after concrete has set 3. Pea Rock Retarded Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Apply surface retardant to finished surface, prior to initial set per manufacturer's recommendations, L.M. Scofield, using sprayer, providing even distribution. Reveal aggregate by using water jet and coarse fiber brush to remove retardant paste from surface, washing thoroughly until surface is clean and exposure is complete and uniform. 4. Hand Seeded Aggregate Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Hand seed surface in uniform fashion over entire area keeping stone 1/2" minimum from edges and expansion joints. Tamp aggregate to a uniform depth below concrete surface. 5. Stamped Concrete -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Apply color hardener 'Lithochrome' by L.M. Scofield by the dry shake method using a minimum of 60 pounds per 100 square feet. Apply in 2 or more shakes and float after each shake. Trowel only after final floating while concrete is still plastic using imprinting tools to make pattern as shown on the drawings. Apply color curing compound 'Lithochrome' color wax by L.M. Scofield Company using roller or sprayer. If 'Bomacron' type surface is shown on drawings, a release agent must be applied prior to texturing the concrete. Color curing compound may be optional, as indicated on the drawings. 6, Sand Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Prior to set, lightly sponge surface to reveal small surface fines while not exposing aggregate. Alternate method, after initial set, surtace to be washed with a diluted solution of muriatic acid and water, and brushed to reveal suiiace lines. Surface must be continuously wet to avoid acid burn. G. Clean-Up 1. Upon completion of work, remove all forms, debris, material and tools from site. V. BLOCK MASONRY Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all block masonry as shown 011 the drawings, including but not limited to the following: A. Materials 1. Slump block units meeting grade A, ASTM C-90, concrete block units Grade A, ASTM C-90. 2. Cement -Standard Portland Cement ASTM designation C-150 Type I or II, low alkali. 3. Sand -Clean, well graded ASTM designation C-144. 4. Water -Water used shall be of potable quality. 5. Steel -Reinforced steel for wall to be Grade 40 deformed bars ASTM designation A-165. 6. Concrete -Class A concrete minimum 2,000 PSI at 28 days. 7. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 4-1/4 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 8. Grout -by volume freshly prepared, uniformly mixed 1 part cement, 3 parts sand, 2 parts pea gravel. B. Laying of Masonry 1. Lay all masonry straight and true to line with vertical joints plumb over each other. Horizontal joints shall be level. Headers and corner units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. D. Cutting of Masonry 1. No cutting of masonry units shall be allowed unless shown on the drawings. E. Grouting of Masonry 1. Grou1 all cells with vertical steel solid as shown on the drawings. 2. Grout all cells below grade solid. 3. Provide minimum 3/4" between steel reinforcing and blocks. F. Weepholes 1. Open joint weep holes at 32" O.C. maximum on bottom course of retaining walls with 1 cubic foot gravel if shown on drawings or approved drainage system per Structural Engineer's specifications. G. Expansion Joints 1. Provide vertical expansion joints in wall per local code and Structural Engineer's specifications. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, 2 coats. I. Cleaning 1. Clean all masonry work, remove all mortar stains. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VI. BRICK MASONRY Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all brick or stone masonry as shown on the drawings, including but not limited to the following: A. Materials 1. Brick or stone conforming to ASTM A-62 grade MW as shown on the drawings. 2. Cement-Standard Portland Cement ASTM designation C-150, Type II, Ill, or V low alkali single brand throughout. Refer to Soils Engineer's report for recommendations. 3. Sand -Clean, well graded ASTM designation C-144. 4. Water -Water used shall be of potable quality. 5. Steel-Reinforced steel for walls to be Grade 40 deformed bars ASTM designation A-165. 6. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 3 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 7. Grout -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 3 parts sand or 1 part cement, 3 parts sand and 2 parts pea gravel. B. Laying of Brick 1. Lay all masonry straight and true to line with brick vertical joints plumb over each other. Horizontal joints shall be level. Headers and corner units to show finished faces where exposed. Joints and bond pattern to be as shown ori the drawings, C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. D. Cutting of Masonry 1. Use masonry saw for brick cuts unless specified otherwise. Bricks cut less than 1/2 length shall not be used. Stone to be cut with chisel and hammer. E. Grouting of Masonry 1. Grout core walls solid as shown on the drawings. 2. Provide minimum of 2-1/2" grout space between double brick walls. Provide minimum 3/4" between steel reinforcing and brick. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, or other as specified by Soils Engineer I. Cleaning and Sealing 1 Clean all masonry work. Remove all mortar stains. Remove alkali with solution of muriatic acid and water. Apply clear sealer to exposed surfaces if shown on the drawings. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VII. CARPENTRY Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all carpentry as shown on the drawings, including but not limited to the following: A. Materials 1. Wood~ rough sawn, resawn, surfaced 4 sides where shown on the drawings, straight, sound, free from marks, pin head knots, sap pockets, slivers, and checks< Select grade or better where shown on the drawings. 2. Douglas Fir, Redwood, Western Red Cedar or as shown on the drawings. 3. Posts, Plates and other at-grade connections to be Redwood, Western Red Cedar or pressure treated Douglas Fir as shown on the drawings. 4. Hardware -column bases -'Simpson Strong Tie' or equal. Post caps and strap ties -'Simpson Strong Tie' or equal. Joist hangers and heavy angles - 'Simpson Strong Tie' or equal. Screws, hinges, nails, bolts, and washers. All hardware material to be galvanized. 5. Stain and paint -as selected and shown on drawings, 6. Concrete -Class A minimum 2,000 PSI at 28 days. VIII. Metal Work B. Rough Carpentry 1. Set all posts, beams, rails and framing plumb and true to line as shown on the drawings. 2. Connections -make all connections as shown on the drawings.Splice lumber at posts only. Utilize all nail and/or bolt holes for all hardware. 3. Ease all top edges of exposed lumber for bench tops, low walls, etc., where surface contact is provided. 4. Post base -set post column base as shown on drawings, providing minimum 1" clear all sides from finished post base to top of paving. 5. Countersink nails and bolts in all locations where surface contact is provided, i.e., bench top etc. C. Painting and Stain 1. Fill all seams and cracks with Latex caulk and/or wood dough to insure an even surface. 2. Sand smooth all exposed surfaces is specified as S4S. 3. Prime all painted surfaces with one coat primer. 4. Paint with minimum two finish coats for painted surfaces. 5. Stain with minimum two finish coats for stain surfaces. D. Protection and Cleanup 1. Protect all existing work from paint overspray. 2. Upon completion of work, remove all scrap wood, debris, materials and tools from site. Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all metal work where shown on the drawings, including but not limited to the following: A. Materials 1. Steel tubing in sizes shown on the drawings ASTM designation 500 and/or hand forged, cold rolled wrought iron in sizes as shown on the drawings. 2. Hardware -hinges, latches, bolts, washers, screws, etc., to be heavy duty. 3. Concrete -Class A concrete minimum 2,000 PSI at 28 days and/or 'Por-Rock' as shown on the drawings. 4. Paint -Zinc Chromate primer, 'Rustoleum' finish surface coats or equal. 'Metalizing' or galvanizing or powder coating if shown on the drawings. B. Fabrication and Installation 1. Contractor shall make all measurement for fabrication in field prior to starting work. 2. Horizontal bars to taper with grade or step with grade as shown on the drawings. Vertical bars to be plumb. C. Welding 1. Welding to comply with the requirements of standard code for ARC and gas welding. 2, Weld to only clean, rust-free surface. 3. All welds to be continuous and free of cracks, craters and porosity. Tack welds not acceptable. 4. Grind smooth all exposed welds, match adjoining surfaces. 5. Plug all open ends and tops, and weld. D. Painting 1. Prime all metal work with one coat Zinc Chromate primer. 2. Paint all metal work with 2 coats 'Rustoleum' in semi-gloss or flat as shown on the drawings. Paint to be 4 mils minimum dry thickness each. 3. Prime and paint per above, all field welds. E. Protection and Cleanup 1. Protect all existing work from paint overspray. 2. Obtain Fire permit where required for on-site welding. 3. Upon completion of work, remove all scrap iron, debris, materials and tools from site. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE f--------,f----t-------------+--+-----+------+----------1 I SHSEET I CITY OF CARLSBAD ~8 PLANNING DIVISION LJ_§__J ~==-==========='---'==~ LANDSCAPE IMPROVEMENT PLANS FOR: 7-31·16 PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD.CA CONSTRUCTION SPECIFICATIONS I APPROVED: ~1) C\ 4t:. t!i,...-t --t-'Z.,\ -\<,:, I PLANNING OWN BY: I PROJECT NO. I DRAWING NO. CHKO BY RVWD BY: CT 13-03 480-30 1ST CD REVIEW: 12116115, 2ND CD REVIEW: 2126116, 3RD CD REVIEW: 3123116 I 633 I DI I \ \ \ RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG I I UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA WORST CASE WATER PRESSURE CALCULATIONS I WATER METER NUMBER Lot59 WATER METER SIZE HYDRAULIC GRADE LINE (FT) 349 WATER METER ELEVATION (FT) ELEVATION DIFFERENCE (FT) 174 STATIC PRESSURE (PSI) I REMOTE CONTROL VALVE# B3 REMOTE CONTROL VALVE SIZE RC.V. DEMAND (GPM) 7 TOTAL DEMAND (GPM) I HIGHEST HEAD SERVED (FT) 178 STATIC PRESSURE AT HIGHEST HEAD SIZE DESCRJPTION FLOW 1" SERVICE LINE (50 FT OF TYPE K COPPER) 7 1" WATER METER 7 NIA STRAINER ASSEMBLY '. OPEN 1" MASTER CONTROL VAVLE 7 NIA ASSEMBLY PIPING 7 1" PRESSURE REGULATOR 7 OPEN 1.25" 400' FEET OF MAINLINE, CL SCH40 PVC PIPE 7 OPEN OPEN OPEN 1" REMOTE CONTROL VALVE 7 10% LATERAL LINE LOSS NIA 20% FITTING LOSS (IN ADDITION TO ELBOWS SHOWN) NIA 3 ELEVATION CHANGE (P.O.C. TO HIGHEST HEAD) NIA TOTAL SYSTEM PRESSURE LOSS (SUM OF #1 THRU #16) PRESSURE REQUIRED AT HEAD TOTAL PRESSURE RJEQUIRED (SUM OF #17 AND #18) STATIC WATER PRESSURE (FROM ABOVE) ---------------·-RESIDUAL PRESSURE (SUBTRACT#20 FROM #21) SET PRV OR MCV AT (#19 PLUS 10 PSI) # PSI LOSS 3.2 2 0.4 3 0.0 4 0.0 5 3.7 6 0.2 7 0.3 8 0.0 9 1.4 10 o:o 11 0.0 12 0.0 13 2.6 14 1.2 15 2.6 16 1.3 17 16,9 18 30.0 19 46.9 20 75.3 21 28.4 22 56.9 1" 175 75 1" 7 30 PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI -----aa..aaa;.;.;.~ --------17,25'~---~----- I I 4.5 S-DRIP I I I I \ \ I I I I 1( I (1.25" \ \ GLASGOW DRIVE I AM FAMILIAR WITH THE REQUIREMENTS FCJR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THCJSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. / \\ Rooewal Date OT05 5 TO 10 10TO 15 15 TO 25 WORST CASE WATER PRESSURE CALCULATIONS l WATER METER NUMBER Lot60 WATER METER SIZE HYDRAULIC GRADE LINE (FT) 349 WATER METER ELEVATION (FT) ELEVATION DIFFERENCE {FT) 174 STATIC PRESSURE (PSI) REMOTE CONTROL VALVE # t4l REMOTE CONTROL VALVE SIZE R.C.V. DEMAND (GPM) 5.6 TOTALDEMAND(GPM) i HIGHEST HEAD SERVED (FT) 178 STATIC PRESSURE AT HIGHEST HEAD SIZE DESCRIPTION FLOW 1" SERVICE LINE (50 FT OF TYPE-K COPPER) 5.6 1" WATER METER 5.6 NIA STRAINERASSEMBLY : OPEN 1" MASTER·CONTROL VAVLE 5.6 NIA ASSEMBLY PIPING 5.6 1" PRESSURE REGULATOR 5.6 OPEN 1.25" 100'.FEETOF MAINLINE: CL SCH40 PVC PIPE 5.6 OPEN OPEN OPEN 1" REMOTE CONTROL VALVE 5.6 10% LATERAL LINE LOSS NIA 20% FITTING LOSS (!N ADDITlON TO EL\30WS SHOWN) NIA 3 ELEVATION CHANGE (P.O.C. T6 HIGHEST HEAD) NIA TOTAL SYSTEM PRESSURE LOSS SUM OF #1 THRU #16) PRESSURE REQUIRED AT HEAD TOTAL PRESSURJE REQUIRED (SUM OF #17 AND #18) STATIC WATER PRESSURE (FROM ABOVE) . RESIDUAL PRESSURE (SUBTRACT#20 FROM #21) SET PRV OR MCV AT (#19 PLUS 10 PSI) PRESSURE BOOST, IF REQUIRED (SET TO ACHIEVE 10 PSI RESIDUAL PIP GPM 314" SCH. 40PVC. PIPE GPM 1" SCH. 40 PVC PIPE GPM 1-114" SCH. 40PVC PIPE GPM 1-112" SCH. 40 PVC PIPE \ \ \ # PS! LOSS 0.2 2 0.3 3 0.0 4 0.0 5 4.3 6 0.2 7 0.3. B 0.0 9 0.3 10 0.0 11 0.0 12 0.0 13 2.6 14 0.8 15 1.8 16 1.3 l 17 12.1 18 20.0 19 32.1 20 75.3 21 43.2 22 42.1 23 NIA 1" 175 75 1" 5.6 20 PSI PSI . PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI . PSI PSI PSI PSI PSI PSI PSI PSI PSI PSI . NOTE: IRRIGATION NOTES 1. ALL LOCAL MUNICIPAL ANDSTATE 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. 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 THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. . 4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK, 5. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS. 6. THE CONTRACTOR SHALL 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 OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER. 7. INSTALL A.LL EQUIPMENT AS SHOWN.IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION. 8. ACTUAL LOCATION FOR THE INSTALLATION OF THE AUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE OWNER'S AUTHORIZED REPRESENTATIVE. 9. CONTRACTOR fs TO PROVIDE AN ADDITIONAL PILOT WIRE FROM CONTROLLER ALONG ENTIRETY OF MAIN LINE TO THE LASTRCV ON EACH AND EVERY LEG OF MAIN LINE. LABEL SPARE WIRES AT BOTH ENDS. 10. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE DIAMETER OF THE PIPE CARRIED. SEE LEGEND FOR TYPE ALL WIRE UNDER PAVED AREAS TO BE INSTALLED IN ASCH. 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. 11. ALL REMOTE CONTROLVALVES TO BE INSTALLED IN SHRUB OR GROUND C:::OVERAREAS WHERE POSSIBLE. ALL . REMOTE CONTRCJLVALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL ALL REMCJTE CONTROL VALVES WITHIN 18" OFHARDSCAPE. 12. 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 BUILDINGS, WALLS, FENCES AND HARDSCAPE. THIS INCLUDES, BUT NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE COMPE.NSATING SCREENS, REPLACEMENT OF NOZZLES WITH MORE APPROPRIATERADIUS UNITS AND THE REPLACEMENT OF NOZZLES WITH ADJUSTABLE ARC UNITS. 13. THE CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THE CONTROLLER AND RELATED EQUIPMENT PER MANUFACTURERS SPECIFICATIONS. SUMMERS I MURPHY & PARTNERS INC. RECOMMENDS MEASURING FOR PROPER GROUND AT LEAST ONCE ANNUALLY, AND NECESSARYADJUSTMENTS MADE TO COMPLY WITH MANUFACTURER SPECIFICATIONS. MODEL IRRIGATION NOTES . . A. MAKE IRRIGATION POINT OF CONNECTION INTO WATER SERVICE LINE IMMEDIATELY DOWNSTREAM OF THE EXISTING WATER METER. VERIFY EXACT METER LOCATION IN THE FIELD AND ADJUST AS NECESSARY .. INSTALL BALL VALVE AT POC FOR IRRIGATION SYSTEM ISOLATION .. INSTALL PRESSURE REGULATOR DOWNSTREAM OF BALL VALVE IF STATIC WATER PRESSURE EXCEEDS 75 PSI. SET OPERATING PRESSURE TO 66 PSI. ADJUST PRESSURE AS NEEDED. MAXIMUM DEMAND IS+/-14 GPM. MAKE POINT OF CONNECTION PER LOCAL CODE. ' . . ' B. INSTALL CONTROLLER WITHIN GARAGE FOR MODELS (OR ON EXTERIOR WALL FOR SALES OFFICE). INSTALL CONTROLLER FOR PARKING LOT ON ADJACENT LOT, COORDINATE WITH DEVELOPER. FINAL CONTROLLER LOCATION TO BE DETERMINED IN THE FIELD BY.THE DEVELOPER'S AUTHORIZED REPRESENTATIVE. . DEVELOPER TO PROVIDE 120 VOLT POWER TO FINAL CONTROLLER LOCATION. IRRIGATION CONTRACTOR TO . MAKE ALL CONNECTIONS PER LOCAL CODES. C. LOCATE CONTROL VALVES ADJACENT TO THE SIDE OF HOUSE. VALVES SHOULD NOT BE VISIBLE FROM ENTRY WALKWAY. SCREEN VALVES WITH SHRUBS IF NECESSARY. INSTALL ANTI-SIPHON VALVES PER LOCAL CODES. WHEN REAR YARD SLOPE CONDITIONS EXIST INSTALL ATMOSPHERIC VACUUM BREAKER VALVES AT 12"ABOVE THE HIGHEST IRRIGATION EMISSIONS DEVICE ON SYSTEM . . D. ALL PIPE AND WIRES UNDER HARDSCAPE ARE TO BE SLEEVED IN SCH, 40 PVC. PIPE SLEEVES ARE TO BE 2X THE PIPE OR WIRE BUNDLE CARRIED. E. CONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TCJ ACCOMMODATE ANY VERTICAL OBSTRUCTIONS THAT MAY OCCUR, INCLUDING BUT NOT LIMITED TO LIGHT POLES, FIRE HYDRANTS, ETC. VERIFY ALL HEAD LAYOUT WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. F. BUBBLERS AND LATERAL LINES. ARE SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL LOCATION TO BE WITHIN PLANTER. BUBBLERS SHALL BE ALIGNED WITH TREES AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. CONTROLLER .'B' LOCATED AT LOT 60. USE 14AWG WIRES TO TEMPORARY APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. CONTROLLER LOCATION. WIRES TO BE REMOVED AFTER BUILDING BUILD OUT. . I HAVE COMPILED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN "AS BUil T" SCALE: 1" = 1 O' -O" RCE __ _ EXP, ___ _ DATE NORTH 0 10 20 30 40 REVIEWED BY: INSPECTOR DATE NOTE: CONTRACTOR SHALL SIZE ALL LATERAL LINES PER PIPE SIZING CHART, IN NO INSTANCE SHALL PIPE l-----l---l----------~-+---1------1'----l------l l=S=HgE=ET='-l-===C=ITY=• ===O=F==C=A=R=L=S=B=A=D==-'=I =~~I , PLANNING DIVISION SIZE EXCEED DESIGNATED GPM RANGE. PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 LANDSCAPE IMPROVEMENTPLANS FOR: ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD, CA IRRIGATION LAYOUT PLAN 1----+-~--+~~-----~--~~-~+----l-~--+---l---l1·-AP-PR_o_vE_D, _ _.rilf\_;: . .:..:-:::..•._;_. ·_,___4_._··_,·~=\c::,~e,:c·~,.,__-~- . PLANNING DATE INITIAL DATE INITIAL. · DESIGNER OF WORK ·. REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL DWN BY: CHKb BY: RVWDBY: PROJECT NO. cr13:03 DRAWING NO. 480-3Q 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2126116, 3RD CD REVIEW: 3123116 . 1 633 1 SHEET/ DETAIL 12/A 11/H 11/H 11 /B 12/0 12/E 11/E 11/C 11 /I 11/0 11/F 11/G 12/C 12/H 12/G 12/G 12/F 12/B IRRIGATION MATERIAL LEGEND SYMBOL MANUFACT. TREE BUBBLERS V TORO MODEL NO. / DESCRIPTION 570Z-6P-COM-FB25PC -6" POP-UP BUBBLER HEAD, EACH SYMBOL REPRESENTS TWO (2) BUBBLERS PER TREE, PLACE BUBBLERS AT EDGE OF ROOTBALL ON OPPOSITE SIDES OF TREE TYPICAL. GPM PSI .25 30 SUB-SURFACE DRIP -SHRUB AREAS TORO TORO TORO RGP-218-01 DL2000 DRIP TUBING W/ .5 GPH EMITTERS 18" ON CENTER, INSTALL TUBING ROWS A MAXIMUM OF 16"-18" APART IN SHRUB AREAS. ALL TUBING SHALL BE INSTALLED 2" BELOW FINISHED SOIL GRADE W/ 9" WIRE STAKES FIVE (5) FEET ON CENTER; VERIFY THE LAYOUT AND SPACING IN THE FIELD PRIOR TO STARTING WORK CA-710 COMPRESION FITTING FOR CONNECTION BETWEEN PVC LATERAL LINES AND DRIP TUBING ALL CONNECTIONS BETWEEN DRIP TUBING SHALL BE MADE USING DL-2000 "LOC-EZE" FITTINGS DRIP EMITTERS -FOR PLANTER POTS ® ~ ■ ~ s NO SYMBOL NO SYMBOL NO SYMBOL NO SYMBOL • [E) TORO HUNTER TORO TORO TORO P.O.C. WILKINS CHAMPION TORO TORO TORO HUNTER HUNTER N/A AS APPROVED AS APPROVED AS APPROVED AS APPROVED 3M K.B.I. K.B.I. SYSTEM CALLOUT 15GAL SHRUBS WILL REQUIRE ADDITIONAL IRRIGATION FOR ESTABLISHMENT. LOCATE IN FIELD AS NEEDED. SEE PLANTING PLAN. EACH EMITTER TO INCLUDE A TORO (TURBO-SC 2gph EMITTER), ( STAKE) , AND (XO DISTRIBUTION TUBING -MAX. LENGTH OF DISTRIBUTION TUBING TO BE 6', ADD STAKES AS NEEDED) PLD-ESD ECO-MAT FLEECE WRAPED DRIP LINE / .6 GPH@ 12" O.C. USE HUNTER PLO FITTINGS.-INSTALL PER MFG SPECS. T-DAK15 ADJUSTABLE EMITTER WITH STAKE FOR POTS .. 25 DISTRIBUTION TUBING TO BE INSTALLED AWAY FROM VIEWS. PROVIDE A FCH-H AUTOMATIC FLUSH VALVE AT END/MIDDLE OF DRIPLINE 3/4" PCV FLUSH MANIFOLD LINE, INSTALL FLUSH VALVE INSIDE A SEPE RATE VALVE BOX, ONE AT THE END OF TUBING RUNS IN EACH DIRECTION. INSTALL MIN. ONE FLUSH VALVE PER 1000' OF TUBING IN EACH DIRECTION ON DR I PLINE FLUSH MANIFOLD. INSTALL 18" FROM PAVING. INSTALL ALL FLUSH EQUIPMENT PER MANUFACTURER'S SPECIFICATIONS. YD-500-34 AIRNACUUM RELIEF VALVE INSTALLED WITH A FT-050 CONBINATION TEE AND A 3/4" X 1/2" REDUCER BUSHING. INSTALL AIR RELIEF ASSEMBLY INSIDE A 6" ROUND VALVE BOX AT THE HIGH POINT OF EACH PLANTER, MIN. 1 ARV PER 500' OF DRIPLINE. USING AIR RELIEF LATERAL, CONNECT AIR RELIEF VALVE TO ALL DRIPLINE LATERALS WITHIN THE ELEVATED AREA. MULTIPLE ARV'S SHALL BE REQUIRED PER RCV WITHIN UNDULATING AREAS, VERIFY QUANTITY PRIOR TO STARTING WORK, INSTALL VALVE BOX 18" FROM PAVING AND AT HIGH POINTS OF PLANTER AREA. INSTALL ALL AIR VACUUM RELIEF EQUIPMENT PER MANUFACTURER'S SPECIFICATIONS. DOMESTIC WATER METER FOR FUTURE RESIDENCE, EXISTING PER CIVIL DRAWINGS 500HLR 1.25" PRESSURE REGULA TOR (REQUIRED IF HOUSE PRESSURE EXCEEDS 85PSI) 262 ATMOSPHERIC VACUUM BREAKER. INSTALL 12" ABOVE GROUND AT TOP OF SLOPE1 .25" -B-6080-SS-SH FULL PORT BRONZE VALVE, STAINLESS STEEL BALL TPVF100MM 1" NORMALLY CLOSED MASTER CONTROL VALVE. (LOW FLOW VALVE RANGE .25 -8.0 GPM) (MED FLOW VALVE RANGE 2.0 -20.0 GPM) SEE PLAN FOR VALVE SIZE -DZK-EZF-075-LF ( 3/4" VALVE) OR DZK-EZF-1-MF ( 1" VALVE) PLASTIC ANTI-SIPHON TYPE CONTROL VALVE, WITH MESH WYE FILTER AND PRESSURE REGULATOR. INSTALL BOTH ON THE DOWNSTREAM SIDE OF EACH DRIP RCV IN A VALVE BOX. EZF-29-03 REMOTE CONTROL VALVE. SLOPE CONDITIONS REQUIRE ASV IF DRIP EMITTERS, SPRAY HEADS OR BUBBLERS ARE ABOVE THE 12" ZONE BELOW THE IRRIGATION VALVE. CONTRACTOR TO INSTALL A CHAMPION 3/4-lnch Vacuum Breaker-model# 262-075Y AT 12 ABOVE HIGHEST EMISSION DEVICE ON THE SYSTEM. HUNTER PC-12-00 OUTDOOR MOUNTED IRRIGATION CONTROLLER, W/ MODULES TO PROVIDE REQ. STATION QUANTITY INCLUDE A HUNTER WIRELESS SOLAR SYNC. INSTALL NO FARTHER FROM CONTROLLER THAN 800' FT FROM CONTROLLER. WIRELESS SOLAR SYNC TO BE INSTALLED ON EVE WITH SOUTH OR WEST EXPOSURE AND FREE FROM ANY OBSTRUCTIONS SUCH AS TREES, BUILDING, ETC. INSTALL PER MANUFACTURERS SPECIFICATIONS, LOCATE CONTROLLER ON THE BACK OF THE SALES TRAILER. -INSTALL WITH EXTERIOR CONTROLLER ENCLOSURE. SOLAR SYNC SENSOR AND MODULE, MOUNT SENSOR TO EAVE OF ROOF IN FULL SUN EXPOSURE AND WIRE TO SYNC MODULE. WIRE MODULE TO CONTROLLER PER MANUFACTURER'S RECOMMENDATION 120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, VERIFY ACTUAL LOCATION IN FIELD PVC PIPE 3/4" -2" SCH. 40 AS LATERAL LINES 12" BELOW GRADE PVC PIPE 11/4" SCH. 40 AS MAINLINES 18" BELOW GRADE PVC PIPE SCH. 40 AS SLEEVING, TWICE THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED PLACE BELOW ALL PAVING, HARDSCAPE, ETC., AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. IRRIGATION CONTROL WIRE #14UFAWG DIRECT BURIAL (U.L. APPROVED) OBY DIRECT BURIAL WATER-PROOF WIRE CONNECTORS FOR USE ON ALL WIRE CONNECTIONS KSC-XXX-S SWING CHECK VALVE, LINE SIZE, 1 DOWNSTREAM OF EACH RCV WHEN RCV IS LOWER THAN THE SPRINKLERS KC-XXX-S SPRING CHECK VALVE, LINE SIZE, 1 DOWNSTREAM OF EACH RCV IMMEDIATELY ABOVE FIRST LATERAL LINE TEE, WHEN RCV IS HIGHER THAN THE SPRINKLERS ~ :A~V~ NUMBER THESE SUGGESTED RUN TIMES ARE FOR REFERENCE ONLY. ACTUAL RUN TIMES MAY DIFFER DUE TO VARYING SITE CONDITIONS. CONTRACTOR SHALL ADJUST RUN TIMES AS REQUIRED TO PROVIDE APPROPRIATE WATER FOR EACH VALVE CIRCUIT. ~--VALVE TYPE I.___ ___ VALVE SIZE IRRIGATION SCHEDULE -TYPICAL ESTABLISHMENT PERIOD (6 months} BLUFFS MODEL@ ROBERTSON RANCH JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Total: POC/Controller: I ETo/Mo 2.2 2.5 3.6 4.1 5.1 5.4 6.1 5.7 4.5 3.3 2.4 2.1 47.00 A/8 I I ETo/Day 0.07 0.09 0.12 0.14 O 16 0.18 0.20 0.18 O 15 0.11 0.08 0.07 Days/Week 2 3 3 3 4 4 4 4 4 3 3 2 Type I AKc I Pr Rate I IE Shrub ln/ine Drip I 0.5 I 0.43 I 0.9 19.3 16.1 21 o 24.7 I 22.3 I 24.4 I 26.7 I 24.9 I 20.3 19.3 14.5 18.4 Min/Day 1 I Qty. of Valves I Total Run Times 19 16 21 25 I 22 I 24 I 21 I 25 I 20 19 14 18 Total Min/Day Bubblers I o s I 3 I 0.85 5.3 4.4 5.7 6.8 6.1 6.7 7.3 6.8 5.6 5.3 4.0 5.0 Min/Day 1 IQty. of Valves I Total Run Times 5 4 6 7 6 7 7 7 6 5 4 5 Total Min/Day Total Valves: 2 TOTAL RUN TIMES (HRS) 0.4 0.3 0.4 0.5 0.5 0.5 0.6 0.5 0.4 0.4 0.3 0.4 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC IRRIGATION SCHEDULE -TYPICAL ESTABLISHED LANDSCAPE BLUFFS MODEL r<t1 ROBERTSON RANCH JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Total: POC / Controller: Ero/Mo 2.20 2.50 3'60 410 5.10 5.40 6.10 5.70 4.50 3.30 2.40 2.10 47.00 -.,1::1 I ETo/Day 0.07 0.09 0.12 0.14 0.16 0.18 0.20 0.18 0.15 0.11 0.08 0.07 Days/Week 2 3 3 3 4 4 4 4 4 3 3 2 Type I AKc I Pr Rate IE Shrub lnline Drip I 0.4 I 0.43 09 15.4 12.9 16 8 19.8 17.9 I 19.5 21.4 I 20.0 I 16.3 I 154 I 11.e 14.7 Min/Day 1 loty. of Valves Total Run Times 15 13 17 20 1a I 20 21 I 20 I 16 I 15 I 12 15 Total Min/Day Bubblers I o.a I 3 0.85 4.7 3.9 5.1 6.0 5.4 5.9 6,5 6.1 4.9 4.7 3.5 4.5 Min/Day 1 IOty. of Valves Total Run Times 5 4 5 6 5 6 6 6 5 5 4 4 Total Min/Day Total Valves: 2 TOTAL RUN TIMES (HRS) 0.3 0.3 0.4 0.4 0.4 0.4 0.5 0.4 0.4 0.3 0.3 0.3 JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC BLUFFS MODEL@ ROBERTSON RANCH LOT 59 I PARKING LOT 3/16l2016 MAXIMUM APPLIED WATER ALLOWANCE: TOTAL MAWA=(Eto)(0,62){(0.55 x LA) + (0.45 x SIA)} Eto factor ET AF AREA LA 47.0 0.62 0.55 SLA 47.0 0.62 0.45 4,410 0 TOTAL ESTIMATED APPLIED WATER USED: = TOTAL EAWU=(Eto x 0.62) x [(HA x PF)IIE) + SLA)] Calculations · Hydrozone #1 (High Water Use Shrub -Drip) 70,679 0 Percentage of MAWA used: (HA) /PF) /SLA) 47.0 ' 0 X 0.8 0.62 )x[(-------1• 0 0.81 Hydrozone #2 (Med. Water Use Shrub -Drip} (HA) (PF) (SLA) ( 47.0 ' 2,546 X 0.5 0.62 )x[(---=---1• 0 0.81 Hydrozone #3 (Med. Water Use Tree -Bubbler) (HA) (PF) (SLA) ( 47.0 Hydrozone #4 (High Water Use Pool) ( 47.0 56 X O 5 o.s2 )x[(-------·-)+ o l = 0.75 (HA) /PF) (SLA) o.62 )x[(-~"---cc-'--0·8-)+ o l = 1.00 Hydrozone #5 (Low Water Use Shrub -Drip) (HA) (PF) (SLA) 70,679 94 66,397 89 94% 0 45,797 1,088 0 ( 47.0 o.62 J x[(--1~••-••---' --0·3-) + o l = 19,513 0.81 BLUFFS MODEL@ ROBERTSON RANCH LOT 60 I PLAN 4 MAXIMUM APPLIED WATER ALLOWANCE: TOTAL MAWA=(Eto)(O. 62)((0.55 x LA) + (0.45 x SLA)] Eto factor ETAF AREA LA 47.0 0.62 0.55 SLA 47.0 0.62 0.45 3,832 0 TOTAL ESTIMATED APPLIED WATER USED: TOTAL EAWU=(Eto x 0.62) x [(HA x PF)IIE) + SLA)] 61,415 0 2/1/2016 61,415 82 56,905 76 Percentage of MAWA used: 93% Calculations Hydrozone #1 (High Water Use Shrub -Drip) (HA) (PF) (SLA) 47.0 0.62 )x[(--'-'~~-' __ o._a )+ o 0.81 Hydrozone #2 (Med. Water Use Shrub -Drip) (HA) (PF) (SLA) ( 47.0 842 X 05 0.62 )x[(---=---·-1, O 0.81 Hydrozone #3 {Med. Water Use Tree -Bubbler) (HA) (PF) (SLA) ( 47.0 Hydrozone #4 (High Water Use Pool} ( 47.0 o.62 )x[(--88---'--0·5-)+ o l = 0.75 (HA) (PF) (SLA) 750 X O 8 o.62 )x[(-------·-)+ o l = 1.00 Hydrozone #5 {Low Water Use Shrub -Drip) (HA) (PF) (SLA) ( 47.0 Hydrozone #6 {Artificial Turf) ( 47.0 2,021 X 03 o,62 )x[(-~--:--:-,-----·-)+ o l = 0.81 (HA) (PF) (SLA) 120 X O 1 o.s2 )x[(-~-=---·-J+ o l = 0.80 317 15,146 1,710 17,484 21,812 437 WATER CONSERVATION NOTES THE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT: Gal.Mr ccflyr GaUYr ccflyr Ga/./Yr Gal./Yr Gal /Yr Gal./Yr Ga/./Yr Gal./Yr ccflyr Ga/./Yr ccflyr Gal./Yr Gal./Yr Gal./Yr Gal./Yr Gal.Mr Gal./Yr e WATER CONSERVING PLANTS, AND PLANTS NATIVE TO HOT, DRY SUMMERS, UTILIZED IN 95% OF THE TOTAL PLANT AREA. • IRRIGATION ZONES SEPERATED BY PLANT MATERIAL. e USE OF HYDROZONES WITH PLANTS GROUPED BASED UPON AMOUNT OF WATER NEEDED TO SUSTAIN THEM. e SOIL AMENDMENTS UTILIZED TO IMPROVE WATER HOLDING CAPACITY OF SOIL. e AUTOMATIC IRRIGATION SYSTEM ADJUSTED SEASONALLY AND WITH WATERING HOURS BETWEEN 9:00 P.M. AND 9:00 AM. • IRRIGATION SYSTEM DESIGNED TO WATER DIFFERENT AREAS OF THE LANDSCAPE BASED ON WATERING NEED. e RECOMMENDATIONS GIVEN FOR ANNUAL IRRIGATION SCHEDULE. I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INITIAL DESIGNER OF WORK Landscape Maintenance Schedule 1. IRRIGATION NOTES 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. 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 THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. 4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. 5. 6. 7. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS. THE CONTRACTOR SHALL 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 OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND INSTALLATION. 8. ACTUAL LOCATION FOR THE INSTALLATION OF THE AUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE OWNER'S AUTHORIZED REPRESENTATIVE. 9. CONTRACTOR IS TO PROVIDE AN ADDITIONAL PILOT WIRE FROM CONTROLLER ALONG ENTIRETY OF MAIN LINE TO THE LAST RCV ON EACH AND EVERY LEG OF MAIN LINE. LABEL SPARE WIRES AT BOTH ENDS. 10. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE DIAMETER OF THE PIPE CARRIED. SEE LEGEND FOR TYPE. 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 . 11. ALL REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUND COVER AREAS WHERE POSSIBLE. ALL REMOTE CONTROL VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL ALL REMOTE CONTROL VALVES WITHIN 18" OF HARDSCAPE. 12. 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 BUILDINGS, 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. 13. THE CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THE CONTROLLER AND RELATED EQUIPMENT PER MANUFACTURERS SPECIFICATIONS. SUMMERS/ MURPHY & PARTNERS INC. RECOMMENDS MEASURING FOR PROPER GROUND AT LEAST ONCE ANNUALLY, AND NECESSARY ADJUSTMENTS MADE TO COMPLY WITH MANUFACTURER SPECIFICATIONS. 1) Landscapes shall be maintained to ensure water efficiency. A regular maintenance schedule shall include but not limited to checking, adjusting, cleaning and repairing equipment; resetting the automatic controller, aerating and detaching turf areas; replenishing mlllch; fertilizing; pruning; and weeding in all landscape areas. 2) Repair of irrigation equipment shall be done with the originally specified materials or their approved equivalents. Operation and Maintenance Manuals: Prepare and deliver to the OWNER'S Representative, prior to the start of maintenance, all required and necessary descriptive material in complete detail and sufficient quantity, properly prepared in four individually bound copies. Describe the material installed in sufficient detail to permit qualified operating personnel to understand, operate and maintain all equipment. Each manual shall include the following: i. Index sheet '.,idicating the Contractor's name, address and telephone number, fax number and e-mail address. ii. Duration of guarantee period with guarantee forms. iii. List of equipment with names and addresses of manufacturer's local representatives. iv. Complete operating and maintenance instructions on all major equipment. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE ___ _ EXP. ____ _ DATE REVIEWED BY: INSPECTOR DATE CITY OF CARLSBAD PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD,CA IRRIGATION LEGEND AND CALCULATIONS APPROVED: PLANNING OWN BY: I PROJECT NO. I DATE INITIAL DATE INITIAL >---~---1--~----, CHKD BY CT 13-03 DRAWING NO. 480-3Q REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL c.:Rc:.V:..:W.:.:D:.:B:::Yc..: -===-~---------- 1ST CD REVIEW: 12116/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23116 1 633 -------------------------------.. ------------------ G Nl5,-l t,! R vAcu vAL-v~f p.lR V~ /If, HIG,-l~ VA~ p.f ~~1NfS NOTES: 1. SEE IRRIGATION NOTES,LEGEND/SPECIFICATIONS FOR ALL DIMENSIONS AND LATERAL AND INLINE SPACING 2. ALL FITTINGS TO BE USED WILL BE PER MANUFACTURERS SPECIFICATIONS. USE COMPRESSION FITTINGS ONLY OR APPROVED EQUAL 3. IF DRIP TUBING HAS BEEN HAND DUG IN, STAKE DRIPLINE AT 4' 0.C. AND AS NECESSARY TO INSURE SECURITY 4" BELOW GRADE. IF DRIP TUBING HAS BEEN PLOWED IN, NO STAKING IS NECESSARY. ---DRIP TUBING III 11 -111IIJ 1 1 1 i' 11111~-111111 1-1 1r:~I-111.II nI :~l~~Ni~~ci:~·L ~-11.-·1I u-_I. 1111 11111111111 I ·1 .. 1 1111' 1 11-111 ;~~u~·~s~~b'E I I 1 11 -1--111 I ... 1 -· PRIOR TO DRIP --·---------~ TUBING INSTALLATION WIRE STAKE RECOMMENDED INSTALLATION: 'AS PER LANDSCAPE DRAWINGS TO INSURE EVEN PARALLEL AND LEVEL TUBING ROWS IT IS RECOMMENDED THAT THE SOIL LEVEL IN THE PLANTER AREAS BE BROUGHT TO 4 1/2" BELOW FINISHED GRADE AND PROPERLY COMPACTED AS PER THE LANDSCAPED DRAWINGS PRIOR TO THE INSTALLATION OF THE TUBING. INSTALL TUBING AS INDICATED ON THESE DRAWINGS AND SECURE TO GRADE USING WIRE HOOP STAKES AT 5 FEET ON CENTER SPACING. BACKFILL FINAL4" OF SOIL OVER THE TUBING AFTER INSTALLATION OF THE TUBING AV~ DOWN ' SLOl,E 0 _, u.. I 20 I ' -15 -------10 3: g u.. I 5 6" r Dr REMOTE CONTROL VALVE (SEE IRRIGATION LEGEND FOR CONFIGURATION) ~ ,_., ,,v ... ,;VACUU (PLUMBED (OR EQUL) M RELIEF VALVE TO DRIPLINE AT EACH HIGH POINT) IN-LINE, S 1/\ VALVE TO LOW END ARROW IN PRING CHECK DISCOURAGE DRAINAGE (TYP) DICATES CHECK DIRECTION TE EMITTER SPACING (TYP) ATION LEGEND/SPECIFIC- R LATERAL AND IN LINE i, I X ' ----- / ' ' ,_., ..-V TRIANGULA (SEE IRRIG ATIONS FO SPACING) PVC SUPP LY MANIFOLD MANIFOLD CONNECTIO (PVC TO E N (OR EQUAL) LL) >--AREA PERI METER ,~" IN LINE SP ACING DRIPLINE LATERAL (OR EQUAL ) SEE LEGEND/ SPECIFICATI AND IN LIN ONS FOR LATERAL E SPACING PVC FLUSH PERIMETER ...__ . ......_ ~ PAVING OR EXHAUST MANIFOLD LATERALS -12" FROM EDGE TREATMENT AT F SLOPE AND 6" AT TOP -'l... ~BOTTOMO OF SLOPE Q METAL STAKE (TYP) LJ -------------(SEE NOTE 3) NOTES: 1. SEE IRRIGATION NOTES.LEGEND/SPECIFICATIONS FOR ADDITIONAL INFORMATION ZONE FLUSH VALVE PLUMBED TO PVC (TYP) 2. IF DRIP TUBING HAS BEEN HAND DUG IN, STAKE DRIPLINE AT 4' O.C. AND AS NECESSARY TO INSURE SECURITY 4" BELOW GRADE. IF DRIP TUBING HAS BEEN PLOWED IN, NO STAKING IS NECESSARY. 3. ALL FITTINGS TO BE USED WILL BE PER MANUFACTURERS SPECIFICATIONS USE COMPRESSION FITTINGS ONLY OR APPROVED EQUAL 4. RUN TUBING PARALLEL TO SLOPE. IN THE UPPER 2/3rd's OF THE SLOPE, SPACE TUBING AT 14-16". IN THE LOWER 1/3 OF THE SLOPE, INCREASE DISTANCE BETWEEN ROWS BY 25% OR APPROXIMATELY 22-112" 5. INSTALL CHECK VALVES IN SUPPLY AND FLUSH MANIFOLD LINE AS DETAILED I AS REQUIRED TO DETER DRAIN DOWN. ~---------~6" JUTE WIRE STAPLE, INSTALL TO HOLD DOWN TUBING, 5 FEET ON CENTER ALONG LENGTH OF TUBING -rrr-rr+rr-,r-rr-J:;::;:;;:::;;::::;:;::::::;:;;:::--1/2" SCH 40 PVC THREADED TEE FITTING r -----WITH TWO HUNTER PLD05015mm (1/2") T-Tfl-III--III--II _-I -I ,--1,1"11-11-X17mmBARBMALEADAPTERS 4• f:::111:: m;~111 ::11 ::1• jIf1 ;:::1;1~; 11:: 11::,..:~--6~~:t~~LETgR?~Wfii~1ELY -1 ---11 --, .. 1,1 -, -1 - 1 " NOTE: LANDSCAPE DRIP LINE, 17mm OUTSIDE DIAMETER FINISHED GRADE OF AMENDED SOIL ,,------SCH 40 PVC S XS X FNPT TEE FITTING, SIZE: HEADER X HEADER X 1/2" PVC HEADER LINE, SUPPLY OR DISCHARGE SECTION VIEW -N.T.S. TUBING INSTALLED IN PARALLEL ROWS, SPACING AS INDICATED ON THE LEGEND. ZONE FLUSH VALVE G PLUMBED TO PVC (TYP) MANIFOLD CONNECTION (PVC TO ELL) 't--+---ft::C~K f-----)f---t-f--f-11---- (OR EQUAL) PVC FLUSH EXHAUST MANIFOLD METAL STAKE (TYP) X X TRIANGULATE EMITTER SPACING (TYP) (SEE IRRIGATION LEGEND/SPECIFIC- ATIONS FOR LATERAL AND IN LINE SPACING) PVC SUPPLY MANIFOLD CK D EMOTE CONTROL VALVE (SEE IRRIGATION LEGEND FOR CONFIGURATION) SUPPLY MANIFOLD CONNECTION (PVC TO TEE) (OR EQUAL) DRIPLINE LATERAL (OR EQUAL) SEE LEGEND/ SPECIFICATIONS FOR LATERAL ~ AND IN LINE SPACING AREA PERIMETER IN LINE SPACING AIR RELIEF LATERAL -BLANK CK DRIPLINE (OR EQUAL) (CENTERED ON MOUND OR BERM) G PERIMETER LATERALS -12" FROM PAVING OR EDGE OF TREATMENT AIR/VACUUM RELIEF VALVE (PLUMBED TO DRIPLINE (OR EQUL) AT EACH HIGH POINT) PVC FLUSH EXHAUST MANIFOLD CHECK VALVES AS NECESSARY (TYP) (POTABLE SYSTEMS -GREEN VALVE BOX LIDS I RECYCLED SYSTEMS-PURPLE VALVE BOX LIDS) A DRIPLINE LAYOUT/ CONNECTIONS B E H 0 0 TORO 1 GAL= (1) T-DAK15 5GAL=:(1)T-DAK15 TUBING STAKE: TOROT-DAK15 0 ¼" DISTRIBUTION TUBING: TUBING (6' MAXIMUM LENGTH) SECURE TUBING TO BACK OF POT AWAY FROM VIEWS 0 POTTED PLANT SOIL 0 TORO BARB TEE OR COUPLING 0 POLYETHYLENE TUBING: DRIP TUBING (SEE LEGEND). 0 FINISH GRADE , 0 3' BARK MULCH 0 FOOTING / POTTED PLANT PLATFORM 8 POTTED PLANT EMITTER ------MAINLINE TO RCV'S RAIN SENSOR "' [8J ------PRESSURE REGULATOR CONTROLLER "' [6J ELECTRICAL POWER --{E] •------MASTER CONTROL VALVE 3/4" WATER METER SERVICE TO HOUSE _ ___,/ NOTES: VERIFY WATER METER LOCATION AS SHOWN ON THE CIVIL DRAWINGS STUB OFF HOUSE SUPPLY FOR IRRIGATION SYSTEM. PROVIDE A BALL VALVE TO ISOLATE THE SYSTEM. ELECTRICAL POC SHALL BE A 120 VOLT 15 AMP SERVICE DEDICATED TO THE IRRIGATION CONTROLLER AND INSTALLED BY THE ELECTRICAL CONTRACTOR CONTROLLER SHALL BE MOUNTED WITHIN RESIDENCE GARAGE, SEE DETAIL RAIN SENSOR SHALL BE MOUNTED ON EAVE OF RESIDENCE ROOF, SEE DETAIL PRIVATE LOT POC 02 OVERLAP ECO MAT OVER CONNECTION AND TO EDGE OF PLANTED AND IRRIGATED AREA 01 -ECO MAT DEPTH PER PLANS 02 -12" OR PER PLANS ,---PLD-ELB, 17mm BARB X BARB 90 DEGREE ELL TURF GRASS, GROUND COVERS OR SHRUBS, SEE PLANTING PLANS PLD-075, 17mm BARB X 3/4" MIPT ADAPTER, W/ 8" OF BLANK PLO TUBING ig;;i~c--SITE SOIL '---PVC LATERAL LINE '----PVC SST TEE FITTING, LATERAL SIZE X 3/ 4" -------FINISHED GRADE IN TURF AREAS ~-----PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN COVER, USE STAINLESS BOLT, NUT, AND WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "PRV" ONTO LID. --PRESSURE REGULATOR, SEE LEGEND FOR SPECIFICATION :::. 1;;;:1 :::1 r~~:;2 .. ;M;,N;_ ;:i::::::~t3.. ~ ~ FINISHED GRADE ~ -IN SHRUB AREAS l~I I =11II=I I PVC SCH 8D T.O.E. :--NIPPLE, 3" MIN, 2 REQ. ,,,--,~,c:l=ticB-d~il=-~i,-"i:fh.-'~-J.-1.I ~1-::;:-----"'-+---PVC SCH 40 SLIP ,---, COUPLING, 2 REQ. L PVC MAINLINE TO VALVES 2" MIN. BRICK SUPPORTS (FOUR TOTAL) 3/4" ROCK, 3 CUBIC FT. c_ _________ LANDSCAPE FABRIC c_ ____________ BRASS NIPPLE TYP. L--------------BRASS UNION c_ ___________________ PVC MAINLINE FROM P.O.C. NOTE· PRESSURE REGULATOR REQUIRED IF HOUSE STATIC PRESSURE IS ABOVE 7D PSI. INSTALL CONTROL VALVES A MINIMUM OF ONE FOOT APART IN SHRUB AREAS UNLESS OTHERWISE NOTED. USE 45 DEGREE ELLS TO ACHIEVE MAINLINE DEPTH FROM UPSTREAM SIDE OF THE PRESSURE REGULATOR ASSEMBLY C PRESSURE REGULATOR FINISH GRADE 6"MIN ~-+--+--------LATERAL PIPE & FITTINGS ~---MAIN LINE PIPE & FITTINGS *NOTE' ANTI-SIPHON VALVES SHOULD BE INSTALLED 6-12" ABOVE THE HIGHEST SPRINKLER HEAD WITHIN THE ZONE, OR, ACCORDING TO LOCAL CODE. F DRIP ANTI-SIPHON VALVE TWO PVC ELLS AS REQUIREDTYP. PVC LATERAL LINE TO AVB BURIED OR ON GRADE AS SHOWN ON PLANS SLOP'tc-------- FINISH GRADE-----~ AUTOMATIC:--~ ANGLE VALVE MIN. 12" ABOVE FINISH GRADE 11 11111 =111=111= PVC SCH. 80 NIPPLE TYP. ,~--ATMDSPHERICVACUUM BREAKER --,...--UVRPVCTHREADED90 PVC LATERAL LINE PIPING TO HEADS L= PVC LATERAL LINE PIPING TO AVB PVC SCH. 40 FITTINGS TYP. ATMOSPHERIC VACUUM BREAKER D NOTE: ~------FINISHED GRADE IN TURF AREAS 112' ~----PLASTIC RECTANGULAR VALVE BOX WITH BOLT DOWN COVER, USE STAINLESS BOLT, NUT, AND WASHER. BOX TO BE PLACED AT RIGHT ANGLE TO HARDSCAPE EDGE. HEAT BRAND "MCV" ONTO LID. ~---SCH. 80 PVC THD. NIPPLE, LENGTH AS REQ., 3" MIN. MASTER CONTROL VALVE, SEE LEGEND FOR SPEC. 2" -FINISHED GRADE C I Elli=; IN SHRUB AREAS WIRE CONNECTIONS VALVE IDTAG -----TRANSITION TO CORRECT PIPE DEPTH USING TWO 45 DEGREE SCH. 60 PVC ELLS Yi's:--"s---SCH. 80 PVC T.O.E. NIPPLE PVC MAINLINE TO RCV'S, SEE SPECIFICATIONS ')(1Jo'"',=I----BRICK SUPPORTS =~~--1 f-..:....,1\"!':;:..>,"-"='--"'.:J 4 REQ. PER BOX ~-----3/4" ROCK, 3 CUBIC FT. ~-----LANDSCAPE FABRIC, WRAP UP AND OVER BOX HOLES ~------AQUASEALIVAPORLOCK OPEN END OF CONDUIT ~--------CONTROL WIRES IN SCH. 40 PVC ELECTRICAL CONDUIT CONTINUOUS TO CONTROLLER ~-----------~ BRASS MAINLINE PIPE AND SECTION VIEW-N.T.S FITTINGS FROM METER BRASS ELLS, BRASS NIPPLES, UNION, FEMALE ADAPTER AND AND ALL NIPPLES SHALL BE SIZED TO MATCH THE MASTER CONTROL VALVE OR AS INDICATED ON THE DRAWINGS. INSTALL VALVE BOXES 12" APART AS INDICATED ON DETAIL SID033 EQUIPMENT SHALL BE INSTALLED SUCH THAT THERE IS NO LEVERAGE OR STRESS ON THE VALVE ASSEMBLY. PIPE SHALL NOT COME INTO CONTACT WITH VALVE BOX. USE A NON-HARDENING TEFLON PIPE SEALANT ON ALL THREADED CONNECTIONS. MASTER CONTROL VALVE ELECTRIC ANTI-SIPHON 7 CONTROL VALVE MIN. 12" ABOVE HIGHEST OUTLE WATERPROOF WIRE CONNECTORS (2 TYP.) r 24" WIRE LOOP /FINISH GRADE I ill1J llilJ ill1J ill1J 111 12" MINIMuJIIII 11111 11111 11111 11111 11111 II 111 / 1I11I=111II =1111\8" MINIMUM j G PVC SCH. 80 NIPPLE LENGTH AS REQ. (1 OF 2) PVC LATERAL LINE PIPING, PER LEGEND _J I L PVC PRESSURE MAIN, PER LEGEND SxT SCH. 80 FITTINGS SECTION VIEW -N.T.S. NOTE: ALL THREADED CONNECTIONS TO HAVE TEFLON TAPE OR PASTE. ANTI-SIPHON VALVE APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE l-----+--+-------------+---+----+--+------1~1 CITY OF CARLSBAD I SH1E8ETS I l_!'1_J PLANNING DIVISION ~===~=============~=~ LANDSCAPE IMPROVEMENT PLANS FOR PLANTER DRIP PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD, CA IRRIGATION DETAILS I APPROVED: ~\ 4, £1\_,;--\\-'-f-u-1<., PLANNING OWN BY: PROJECT NO DRAWING NO CHKD BY: CITY APPROVAL RVWD BY: I CT 13-03 480-30 1ST CD REVIEW: 12/16115, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23116 I 633 B911Rl'I' ;:::::-- 1-------POP-UP SPRINKLER HEAD, SPRAY SEE LEGEND. I cl I ------INSTALL POP-UP SPRINKLER HEAD 1/2" 111=1 I ;I IJ~ ABOVE FINISHED GRADE I 111 1n 1111 11 i' 1 ____ UNDISTURBED SOIL 11 1-O DO NOT INSTALL USING SIDE INLET -:: _:TT 11111 I .:I PRE-ASSEMBLED TRIPLE SWING JOINT, LAY LENGTH TO BE 6" MINIMUM SIZE AS PER SPRINKLER INLET I ""~ ----SCH. 40 PVC 90 ELL / (SXT) OR TEE (SXSXT) ,---LATERAL LINE PIPE r0'-=''7---1~~ NOTE: INSTALL SPRINKLER HEADS 12" FROM THE FACE OF BUILDING WALLS OR WINDOWS. INSTALL SPRINKLER HEADS 24" FROM PAVING EDGE IN TURF AREAS. INSTALL SPRINKLER HEADS PLUMB. ADJUST SPRAYS OR NOZZLE STREAM TO COVER LANDSCAPE AREA WITHOUT OVERSPRAY ONTO PAVING, FENCES, WALLS OR BUILDINGS ALL THREADED JOINTS TO RECEIVE TEFLON TAPE. A F K POP-UP BUBBLER I I·--.-~ .. -_--,.~_--:;-:--,-,:;-;,;-,--,.~,,;-,----.. --,:i,.__ PAVING OR D.G. PATH '=_I__'i111 fl ''=:ii-~r,. ~rr--,-r1·,---11·s--::t'crl:7:: ':=',=1 ::i::7:,:7:, 1"--SAND BACKFILL COMPACTED i i: rr1 D A B C =1w1 1· 1_11-1· ~~1J~1~g\~~LTY OF =111=~ . . . • . 120 VOLT ELECTRICAL 11-111 · · =I 11-1 I le IN SCH. 40 SLEEVE . Jr== . r 1=-1 11-1 ~:r~~A~J-~LisEVE •_111 11 1_~1 . , 1 • ~w~.··•j. 1 _1 -~ -UNDISTURBED SOIL CONTROL WIRES W-,111 :4;:; &Y=I I i,,,_I ~ INSCH.40SLEEVE ---1 I 1_ -I I I ,-1 PRESSURE MAINLINE 11 1--11 ¾ ,i&,r ,Ff R ,rE :=w u= IN SCH. 40 SLEEVE 11 l~JI I-I I rl 11 111 1 I I IJ1111 1 1111°1 ~111~-I I l~hi~ ;~7c~Li~~~~AT~E~~R OF THE PIPE OR WIRE SECTION VIEW -N.T.S. BUNDLE CARRIED. DIMENSION A B C D E DEPTH BELOW GRADE 24" 36" 36" 36" 6" NOTE: TIE A 36" LOOP IN ALL WIRING AT ------1 CHANGES OF DIRECTION GREATER THAN 30 DEGREES, UNTIE AFTER ALL CONECTIONS HAVE BEEN MADE. PLAN VIEW -N.T.S. ALL PVC MAINLINE, PVC LATERAL LINES, AND CONTROL WIRES SHALL BE SLEEVED BELOW ALL HARDSCAPE ELEMENTS WITH SCH. 40 PVC, 2 TIMES THE DIAMETER OF THE PIPE OR WIRE BUNDLE WITHIN. ALL CURBS SHALL BE MARKED WITH A "SCORE" MARK TO DESIGNATE SLEEVE LOCATION. SLEEVE DETAIL SHALL ALSO BE USED FOR INSTALLATION OF PIPE IN ROCK SOIL. SLEEVE INSTALLATION OPEN B G L / ,,-------LOW VOLTAGE WIRES, 3 MAXIMUM r /~-----WIRES PASS THROUGH GROOVES IN , / TUBE LID TO ALLOW LID TO CLOSE ~--""'"""'=1-~•------CLOSE TUBE LID AFTER WIRE Ir IS INSERTED INTO TUBE . " ,/ NOTE: 111---------POL Y TUBE PRE-FILLED WITH WATERPROOF GEL ~--LOCK TABS PREVENT WIRE REMOVAL ONCE CONNECTOR IS INSERTED SCOTCHLOK ELECTRICAL SPRING CONNECTOR. WIRES SHALL BE I PRE-STRIPPED OF 1/2" OF THE INSULATION PRIOR TO INSERTION INTO THE CONNECTIOR. TWIST CONNECTOR ONTO WIRES TO SEAT FIRMLY. SECTION VIEW -N.T.S. SCOTCHLOK CONNECTOR AND WIRES INSERTED INTO TUBE UNTIL THE CONNECTOR PASSES LOCK TABS WIRE CONNECTOR SHALL BE A 3M OBY DIRECT BURY SPLICE KIT. KIT SHALL INCLUDE A SCOTCHLOK SPRING CONNECTOR, A POLYPROPYLENE TUBE AND A WATERPROOF SEALING GEL. TUBE SHALL BE SUPPLIED PREFILLED WITH GEL DIRECT BURY SPLICE KIT SHALL BE USED TO ELECTRICALLY CONNECT 2 -3 #14 OR 2 #12 PRE-STRIPPED COPPER WIRES. LARGER WIRES OR GREATER QUANTITIES OF WIRES SHALL REQUIRE A LARGER APPROVED WIRE CONNECTION. WIRE CONNECTION SECTION VIEW -N.T.S. DIMENSION A 1/2" TO 1 1/2" SIZE 12" 2" TO 2 1/2" IN SIZE 12" 3" AND LARGER 18" NOTE: FINISHED GRADE ~mll' 11:1--UNDISTURBED SOIL B 18" 24" 24" T1-1 CLEAN COMPACTED BACKFILL ' ; ' ' 120 VOLT ELECTRICAL C D 18" 30" 24" 30" 24" X IN SCH. 40 CONDUIT LATERAL LINES, SEE SPECS. CLEAN SAND BACKFILL, SEE SPECIFICATIONS PRESSURE MAINLINE, SEE SPECIFICATIONS CONTROL WIRES, SEE SPECS. INSTALL AT MAINLINE DEPTH E F 6" 6" 6" 6" 6" 6" ALL PLASTIC PIPING SHALL BE SNAKED WITHIN TRENCH. BUNDLE WIRING AND WRAP WITH TAPE AT TEN FOOT INTERVALS. ALL MAINLINE PIPING TO BE INSTALLED IN ACCORDANCE.WITH MANUFACTURERS INSTALLATION SPECIFICATIONS. PIPE INSTALLATION OPEN CONTROLLER---+----,- ri\. ,, , II BUILDING WALL~ BY OTHERS 3/4" STEEL----l CONDUIT TO SOLAR SYNC II II II II II II II II WEATHER--~-n;:::•~ ••~ 54" ""'=lJ= NOTE: ALL INTERIOR CONDUITS AND J-BOXES SHALL BE STEEL ~-1" CONDUIT, SWEEP AND J-BOX FOR ELECTRICAL POWER SUPPLY f-f+--+1-----3/4" CONDUIT FOR WEATHER SENSOR >->+-------2" CONDUIT FOR RCV WIRES, MCV WIRES AND FS WIRES ~ 1-------1 1/4" CONDUIT FOR GROUND WIRE ' . ;~ '------CONDUIT SUPPORTS, 12" O.C. __,_, "'' -----JUNCTION BOX, SIZE PER CONDUIT PROOF STEEL : : JUNCTION BOX 11 12" J FLOOR OF BUILDING, BY OTHERS ''. ! '-,IF J ., ·~ . "' ' . .' .• -' . ·• . ·1.5· :; :.-. ~-·. :,:·i·.</, ::~.--.:·.:.·• .. ·? .. ~ .. • · ... \ ·· i ~.:-~ -~~/ i< :. ·: ~~;!iL SHOWS FRONT VIEW PVC------i · · · · ·. ·.:.:_: · ... : 4.•;-_; ·.: .. ,. .,, ·: CONDUIT ,; . ::/·. ,, , ,· •;· : ... ·•· •. ,. • '·•. OF CONTROLLER AND A SIDE / VIEW EXAMPLE OF A WALL AND SWEEP SIZE TO MATCH /r---EXTEND CONDUIT A MIN. OF 12" PENETRATION. EACH CONDUIT INTERIOR FROM THE EDGE OF BUILDING REQUIRES A J-BOX ON THE INTERIOR AND EXTERIOR OF THE BUILDING. C WALL MOUNT CONTROLLER ~ROOF LINE .. = - MOUNTING BRACKE WIRELESS RAIN SENSO/ WIRES TO / CONTROLLER NOTE MAXIMUM LINE OF SIGHT FROM RAIN SENSOR TO RECEIVER IS 500-FT DISTANCE IS LESS IF OBSTRUCTIONS EXIST. I H M NOTE· MOUNT WIRELESS RAIN SENSOR ON ROOF EAVE SURFACE WHERE IT WILL BE EXPOSED TO UNOBSTRUCTED RAINFALL BUT NOT IN THE PATH OF SPRINKLER SPRAY. WEATHER SENSOR OPEN PREPARED BY: /al "II SET BOX 1" ABOVE r 12" MIN. IPS FLEX HOSE EXTENSION 1", , 2" +---~ MU,LCH LAYER ~" • MULCH LAYER +----------+--_,__ ________ _,_/_~· 'I (SEE NOTE 1) c,,,,---------,-1-JJ ,-< --~ O)~C ' I i=h ~rn-'1 1 '---~ 'y \ ~ M.J V\ q -...-1) ) l~'ffimni1~1!:l: \ WI I lf_:Jm:kw:- 1 11lrr111 /,ITT/~"\ \~I 1,,,----PLASTIC CONTROL BOX FINISH )i-/(I/ \ \\'-\ I"' W/BO,LT DOWN LID GRADE : ( : ! I ' I I I I \-'r~ /J)) II,[\ r BRICKS AT EACH / '----~ \1'i CORNER OF BOX R~,w~~ r1!11iM/11~1/i~~~ 11 111ill11• IEII 1-111=111::: -.,,rill11i'-'F/1111=~ 11~--.,....,....,..11-0,rr, "I u, 1 1WJTTII W,P I / , P.V.C. SCHEDULE 40 ELL J \_ P.VC. PIPE OR POLYTUBING END FLUSH BALL AS APPLICABLE NOTE: CHECK VALVE 1. 2" DEEP LAYER MULCH MATERIAL AS PER SPECIFICATIONS. D DRIP FLUSH VALVE OPEN N OPEN E j 6" ROUND rSET BOX 1" ABOVE VALVE BOX~ MULCH LAYER MULCH LAYER~ \ (SEENOTE1) \ ,~~-----~,/ ~1,, ...i--. • c§ ~J-2' , 11 • ;=.~ I ~ TI IT~ ITlI , ,-AIR/VACUUM RELIEF--~, , 1_1 FINISH ~, ill I it ~ =,-GRADE SCH. 80 NIPPLE ------tt----[] =I I (LENGTH AS REQUIRED) 1- BRICKSUPPORTS---..r_</)';i~l 11 .. ·111-· . .:. ':til11- (THREE) -, \~!iii 1111 I~ ~11111.I)\gl TTI 11 -,ol-~ •---=111 -111-I h I NOTES: PVC PIPING AND FITTING ______ / 1. 2" DEEP LAYER MULCH MATERIAL AS PER SPECIFICATIONS. 2. AIR VACUUM RELIEF VALVE CANNOT BE CONNECTED LOWER THAN DRIPLINE LATERALS. DRIP AIR RELIEF VALVE OPEN APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE ___ _ EXP. ____ _ DATE REVIEWED BY: INSPECTOR DATE l----+--+----------1----+--+-----+----I ~2 CITY OF CARLSBAD I SH1E8ETS I ~ PLANNING DIVISION ~LA=N=D==s=c=AP=cEc'=IM=P==R==o=v==EM==E==N;T=PL=A=N=s=Fo=R=,========"-====: ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD, CA IRRIGATION DETAILS SUMMERS/MURPHY & PARTNERS I APPROVED: ,~\ 6:r 8\-e:lt -+-z.1-( (.,, I LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE; 949 443-1446 DATE INITIAL DESIGNER OF WORK DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL PLANNING OWN BY: I PROJECT NO. I DRAWING NO. DATE INITIAL CHKD BY: CT 13-03 480-30 CITY APPROVAL RVWD BY 1ST CD REVIEW: 12116/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 I 633 I \ PART I· GENERAL 1.01 SUMMARY SECTION 02811 LANDSCAPE IRRIGATION A, 11 is the intent of the specifications and drawings that the finished system is complete in ever)' respect and shall be ready for operation satisfactory to the Owner B. The work shall include all materials, labor, services, transportation, and equipment necessary to perform the work as indicated on the drawings. in these speci1icat1on, and as necessary to complete the contract 1.02 CONSTRUCTION DRAWINGS A. Due to the scale of the drawings, it is not possible to indicate all offsets, fittings, sleeves, etc. which may be required. The Contractor shall carefully investigate the structural and finished conditions affecting all of his work and plan his work accordingly, furnishing sucll fittings, etc, as may be required lo meet such conditions. Drawings are generally diagrammatic and IndIcative of the work to be installed. The work shall be installed in such a manner as to avoid con~icts between irrigation systems, planting, and architectural features B. All work called for on the drawings by notes or details shall be furnished and installed whether or 1101 specifically mentioned In the speci1ications, When an item is shown on the plans but not shown on the speci1ications or vice versa, it shall be deemed to be as shown on both, The Landscape Architect shall have final authoriiy for clarification C. The Contractor shall not willfully install the irrigation system as shown on the drawings when ii is obvious in the field that obstructions, grade differences or discrepancies in area dimensions exist that might not have been considered in fmgineering. Such obstructions or differences should be brought to the attention of the Landscape Architect as soon as detected. In the event this nolilication is not performed, the Irrigation Contractor shall assume full responsibility Jor an),' revIsIon necessary 1.03 QUALITY ASSURANCE A. Provide al least one english speaking person who shall be present at all times during execution of this portion of U1e work and who shall be thoroughly familiar with the type of materials being installed and the manufacturer's recommended methods of installation and who shall direct all work performed under this section, B. Manufacturer's directions and detailed drawings shall be followed in all cases wl1ere the manufacturer of articles used in this contract furnish directions covering points not shown in the drawings and specifications C. 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 Anything contained in these specifications shall not be construed to conflict with any of the above rules and regulations of the same. However, when these specifications and drawings call for or describe materials, workmanship, or construction of a better quality, higher standard, or larger size than is required by the abo'✓e rules and regulations, the provisions of these specifications and drawings shall take precedence D. All materials supplied for this project shall be new and free from any defects. All defective materials shall be replaced immediately at no additional cost to Owner. E. The Contractor shall secure the required licenses and permits including payments of charges and fees, give required notices to public authorities, verify permits secured or arrangements made by others affecting the work of this section 1.04 SUBMITTALS A. Materials List· 1. After award of contract and before any irrigation system materials are delivered to tile job site, submit to the Owner a complete list of all irrigation systems, materials, or processes proposed to be furnished and installed as part of this contract. 2. Show manufacturer's name and catalog number for each item. fJmish complete catalog cuts and technical data, furnish the manufacturer's recommendations as to the method of installation. 3. No substitutions will be allowed without review and approval by the City and prior written acceptance by the Landscape Architect or Owner's authorized representative 4. Manufacturers warranties shall not relieve the Contractor of his liability under the guarantee. Such warranties shall only supplement the guarantee B. Substitutions: If the Irrigation Contractor wishes to substitute any equipment or materials for those equipment or materials listed on the irrigation drawings and specifications he may do so by providing the following information to the City and the Landscape Architect or Owner's authorized representative for approval 1. Provide a written statement indicating the reason for making the substitution 2. Provide catalog cut sheets, technical data, and performance information for each substitute item. 3. Provide in writing the difference in installed price if the item is accepted. 1.05 EXISTING CONDITIONS A. The Contractor shall verify and be familiar with the locations, size and detail of points of connection provided as the source of water, electrical supply, and telephone line connection to the irrigation system, B. Irrigation design is based on the available static water pressure shown on the drawings. Contractor shall verify static water on the project prior to the start of construction. Should a discrepancy exist, notify the Landscape Architect and Owners authorized representative prior to beginning construction. C. Prior to cutting into !he soil, the Contractor shall locate all cables. conduits, sewer septic tanks, and other utilities as are commonly encountered underground and he shall take proper precautions not to damage or disturb such improvements. If a conflict exists between tile such obstacles and the proposed work, the Contractor shall promptly notify the Landscape Architect and 0,,11ner who will arrange for relocations. The Contractor will proceed in the same manner ii a rock layer or any other such conditions are encountered D The Contractor shall protect all existing utilities and features to remain on and adjacent to the project site during construction. Contractor shall repair, al his own cost, all damage resulting from his operations or negligence E. The Irrigation Contractor shall coordinate with the General Contractor for installation of required sleeving as shown on the plans 1.06 INSPECTIONS A. The Contractor shall permit the Landscape Architect and Owner's authorized representative to visit and inspect at all times any part of the work and shall provide safe access for such visits In addition, the City Inspector will ask for a preconstruction meeting and periodic inspections B. Where the specifications require work to be tested by the Contractor, 11 shall not be covered over until accepted by the Landscape Architect, OWl"IBr's authorized representative, and/or governing agencies. The Contractor shall be solel11 responsible for notifying the Landscape Architect, Owner, and governing agencies, a minimum ol 48 hours in advance, where and when the work is ready for testing Should any work be covered without !es!ing or acceptance, ii shall be, if so ordered, uncovered at the Contractors expense. C Inspections will be required for the following at a minimum: 1. Sleeving 2. System layout 3 Pressure test of irrigation main line (Four hours at 125 PSI or 120% of static water pressure, which ever is greater) 4. Coverage test of irrigation system 5. Final inspection prior lo start of maintenance penod 6. Final acceptance D. Site observations and testing will not commence without the record drawings as prepared by the lrngation Contractor. Record drawings must complete and up to date for each site visit E Work which falls testing and is not accepted will be retested Hourly rates and expenses of the Landscape Architect, Owner's authorized representative, and governing agencies for reinspection or retesting will be paid by the Irrigation Contractor at 110 additional expense to Owner 1.07 STORAGE AND HANDLING A Use all means necessary to protect irrigation system materials before, during, and after installation and ta protect the installation work and materials of all other trades. 111 the event of damage, immediately make all repairs and replacements necessary to the acceptance of the Landscape Architect and Owner and at no additional cost lo the Owner. B Exercise care in handling, loading, unloading, and storing plastic pipe and fittings undl':lr cover until ready to install, Transport plastic pipe only on a vehicle with a bed long enough to allow the pipe to lay flat to avoid undue bending and concentrated external load. 1.08 CLEANUP AND DISPOSAL A. Dispose of waste, trash, and debris in accordance with applicable laws and ordinances and as prescribed by authorities having jurisdiction. Bury no such waste material and debris on the site. Burning of trash and debris'will not be permitted. The Contractor shall remove and dispose of rubbish and debris generated by his work and workmen at frequent intervals or when ordered to do so by the Owner's authorized representative. B. At the time of completion the entire site will be cleared of tools, equipment, rubbish and debris which shall be disposed of off-site in a legal disposal area 1.09 TURNOVER ITEMS A. Record Drawings· 1 Irrigation as-built plans are required to be submitted. Submittal of as-built plans shall be as required by the Engineering & Planning Divisions The final plans 2 The final plans should be prepared by the landscape architect from dimensions provided by the contractor. 3. Tl1e Final as-built plans to be drafted clearly to the satisfaction of the City, and the final plans shall be submitted to the City for their keeping 4. The Final as-built plans will be required to be approved and signed by tile City prior to release of securities. 5. The changes and dimensions shall be recorded in a legible and workmanlike manner to the satisfaction of the owner. Prior to final inspection of work, submit record drawings to the Landscape Architect or Owner's autllorized representative. 6. DIme11sIons from/to permanent points of reference such as buildings, sidewalks, curbs, etc. shall be shown Data on record drawings shall be recorded on a day to da11 basis as the project is being installed. All lettering 011 drawings shall be minimum 118 inch in size 7. Show locations and depths of the following items: a Point of connection (including water meters. backflow preventers, master control valves, etc.) b, Routing of sprinkler pressure lines (dimensions shown at a maximum of 100 feet along routing), including sleeves for pipe and wire, c Ball valves d Automatic remote control valves e Quick coupling valves I. Routing of control wires g Irrigation controllers h Related equipment (as may be directed) 8. Maintain record drawings on site at all times, Upon completion of work, transfer all as-built information and dimensions to reproducible sepia prints. B Controller Charts· 1. Record drawings must be approved b11 Landscape Architect and/or Owner's autt1orized representative before charts are prepared, 2. Provide one controller chart for each automatic controller. Chart shall show the area covered by the particular controller, 3. The chart is to be a reduced copy of the actual '"record" drawing. In the event the controller sequence is not legible when the drawing is reduced, it shall be enlarged to a readable size 4. When completed and approved, the chart shall be hermetically sealed between !wo pieces of plastic, each piece being a minimum 20 mils in thickness C, Operation and Maintenance Manuals: 1. Two individually bound copies of operation and maintenance manuals shall be delivered to the Landscape Architect or Owner's authorized representative at least 10 calendar days prior to final inspection. The manuals shall describe the material installed and the proper operation of the system. 2. Each complete, bound manual shall include the following information: a. Index. sheet stating Contractor's address and telephone number, duration of guarantee period, list of equipment including names and addresses of local manufacturer representatives b. Operating and maintenance instructions for all equipment. c. Spare parts lists and related manufacturer in'formation for all equipment. D Equipment· 1. Supply as a part of this contract the following items: a Two (2) wrenches for disassembly and adjustment of each type of sprinkler head used in the irrigation system. b. Three 30-inch sprinkler keys for manual operation of control valves. c Two keys for each automatic controller d Two quick coupler keys with a 314" bronze hose bib, bent nose type with hand wheel and two coupler lid keys, e. One valve box cover key or wrench. f. One 5-foot tee wrench for operating gale valves 3 inches or larger (if used), g Six extra sprinkler heads of each size and type 2 The above equipment shall be tu med over lo Owner's authorized representative at the final inspection 1.10 COMPLETION A At /he lime of th€ pre-maintenance period inspection, the Landscape Archilecl, Owner's authorized representative, and governing agencies will inspect the work, and if not accepted. will prepare a list of items to be completed by the Contractor. At the time of the post-maintenance period or final inspection the work will be reinspected and final acceptance will be in writing by the Landscape Architect, Owner's authorized representative, and governing agencies, B. The Owner's authorized representative shall have final authority on all portions of the work. C. After the system has been completed, the Contractor shall instruct Owner's authorized representative in the operation and maintenance of the irrigation system and shall furnish a complete set of operating and maintenance instructions D. Any settling of trenches which may occur during the one-year period following acceptance shall be repaired to the owner's satisfaction by the Contractor without any additional ex.pense to the owner. Repairs shall include the complete restoration of all damage to planting, paving or other improvements of any kind as a result pf the work. 1.11 GUARANTEE A The entire sprinkler system. IncludIng all work done under this contract, shall be uncondItIonally guaranteed against all defects and fault of material and workmanship, including settling of backfilled areas below grade, for a period of one (1) year following the filing of the Notice of Completion. Should any problem with the irrigation system be discovered within the guarantee period, it shall be corrected by the Contractor at no additional ex.pense to owner within ten (10) calendar days of receipt of written notice from Owner. When the nature of the repairs as determined by the Owner constitute an emergency (i.e. broken pressure line) the Owner mey proceed to make repairs at the Contractor's expense. Any and all damages to existing improvement resulting either from faulty materials or workmanship, or trom the necessary repairs to correcl same, shall be repaired to the satisfaction of the owner by the Contractor, all at no additional cost to the Owner. B Guarantee shall be submitted on Contractors own letterhead as follows GUARANTEE FOR SPRINKLER IRRIGATION SYSTEM We hereby guarantee that the sprinkler irrigation system we have furnished and installed is free from defects in materials and workmanship, and the work has been completed in accordance with !he drawings and specifications, ordinary wear and tear and unusual abuse, or neglect excepted, We agree to repair or replace any defective material during the period of one year from date of filing of the Notice of Completion and also to repair or replace any damage resulting from the repairing or replacing of such defects at no additional cost lo the owner. We shall make such repairs or replacements within 10 calendar days following written notification by the owner. In the event of our failure to make such repairs or replacements within the time specified after receipt of written notice from owner, we authorize the owner to proceed to have said repairs or replacements made al our expense and we will pay the costs and charges therefore upon demand. PROJECT NAME: PROJECT LOCATION: CONTRACTOR NAME: ADDRESS TELEPHONE: SIGNED: DATE Part II-MATERIALS 2.01 SUMMARY Use only new materials of the manufacturer, size and type shown on the drawings and specifications. Materials or equipment installed or furnished that do not meet Landscape Architect's, Owner's, or governing agencies standards will be rejected and shall be removed from the site at no expense to the Owner. 2.02 PIPE A, Pressure supply line from point of connection through back~ow prevention unit shall be Type K "hard" copper pipe. B Pressure supply line installed over structure shall be Type K "hard" copper pipe. Copper pressure supply line installed over structure shall be secured to the concrete slab using Architect approved fasteners. C. Pressure supply lines 2 inches in diameter and up to 3 inches in diameter downstream of backilow prevention unit shall be Class 315 solvent weld PVC. Piping shall conform to ASTM 02241 D. Pressure supply lines 1 1/2 inches in diameter and smaller downstream of the backflow prevention unit shall be Schedule 40 solvent weld PVC conforming to ASTM 01785. E Non-pressure lines 314 inches in diameter and larger downstream of the remote control valve shall be Class 200 PVC, Non-pressure piping shall conform to ASTM 02241 2.03 METAL PIPE AND FITTINGS A Brass pipe shall be 85 percent red brass, ANSI, IPS Standard 125 pounds, Schedule 40 screwed pipe B Brass fittings shall be medium brass, screwed 125-pound class C. Copper pipe shall be "hard" Type K. D. Copper fittings shall be soldered type. 2 04 PLASTIC PIPE AND FITTINGS A Pipe shall be marked continuously with manufacturer's name, nominal pipe size, schedule or class, PVC type and grade, National Sanitation Foundation approval Commercial Standards designation, and date of extrusion B All plastic pipe shall be extruded ofan improved PVC virgin pipe compound in accordance with ASTM 02241 or ASTM 01784 C. All PVC fittings shall be standard weight Schedule 40 and shall be injection molded of an improved virgin PVC titting CDmpound. Slip PVC fittings shall be the "deep socket" bracketed type. Threaded plasfo fittings shall be injection molded. All tees and ells shall be side gated. All fittings shall conform to ASTM D2466. D All threaded nipples shall be standard weight Schedule BO with molded threads and shall conform to ASTM 01785. E All solvent cementing of plastic pipe and 1itli11gs shall be a two-step process, using primer and solvent cement applied per the manufacturer's recommendations. Cement shall be of a ~uid consistency, not gel-like or ropy. Solvent cementing shall be In conformance with ASTM 02564 and ASTM 02855. F, When connection is plastic to metal. female adapters shall be hand lightened, plus one turn with a strap wrnnch Joint compound shall be non-lead base Te~on paste, tape, or 9qual 2.05 VALVES A Ball Valves 1 Ball valves shall be of the manufacturer, size, and type indicated on the drawings 2 Ball valves shall be double union design. Sch. 80 PVC blocked, with Teflon ball seats. End connector carrier and stem are lo have either EPDM or Vilon 0-rings. Ball valves are to have threaded connections, 3 All ball valves shall have a minimum working pressure olnot less than 125 psi and shall conform to AWWA standards. B Quick Coupler Valves· 1. Quick coupler valves shall be of the manufacturer, size, and type indicated on the drawings. 2. Quick coupler valves shall be brass with a wall thickness guaranteed lo withstand normal working pressure of 150 psi without leakage. Valves shall have 3/4 female threads opening at base, with two-piece body, Valves to be operated only with a coupler key, designed for that purpose. Coupler key Is inserted into valve and a positive, watertight connection shall be made between the coupler key and valve. Hinge cover shall be the locking type constructed of brass with a rubber-like vinyl cover. C. Automatic Control Valves: 1 Automatic control valves shall be of the manufacturer, size, and type indicated on the drawings 2. Automatic control valves shall be electrically operated. 2.06 VALVE BOXES A Valve boxes shall be fabricated from a durable, Weather-resistant plastic material resistant to sunlight and chemical action of soils. C The cover and box shall be capable of sustaining a lciad of 1,500 pounds D, Valve box extensions shall be by the same manufacturer as the valve box. E Automatic control valve boxes shall be 16"x11"x12" rectangular size. Valve box covers shall be "heat branded" in 2" high letters ''RCV" with the valve identification number F. Ball valve, flush val'le, master valve and quick coupler valve boxes shall be 1 O" circular size. Valve box covers shall be "tan" in color and "heat branded" in 2" high letters with either 'BV" "FV", "MV" or "QCV" 2.07 AUTOMATIC CONTROLLER Automatic controller shall be of the manufacturer, size, and type indicated on the drawings, 2.08 ELECTRICAL A All electrical equipment shall be NEMA Type 3, waterproofed for exterior installations. B. All electrical work shall conform lo local codes and ordinances 2.09 LOW VOLTAGE CONTROL WIRING A Remote control wire shall be direct-burial AWG-UF type, size as indicated on the drawings, and in no case smaller than 14 gauge. B, Connections shall be either epox.y-sealed packet type or Penn-Tile connectors C. Ground wires shall be while in color. Control wires shall be red (where two or more controllers are used, the control wires shall be a differentcolor for each controller, These colors shall be noted on the "Record Drawings" plans located on controller door). D. Provide a 24" long expansion loop for all directional changes in control wire routing. 2.10 IRRIGATION HEADS A Sprinkler heads and drip emitters shall be of the manufacturer, size, type. with radius of throw, operating pressure, and discharge rate indicated on the drawings Part Ill -EXECUTION 3.01 SITE CONDITIONS A Inspections: 1 Prior to all work of this section, carefully inspect the installed work of all other trades and verify that all such work is complete lo the point where this installation may properly commence. 2 Verify that irrigation system may be installed in strict accordance with all pertinent codes and regulations, the original design, the referenced standards, and the manufacturer's recommendations. B. Discrepancies: 1 In the event of discrepancy, immediately notify the Landscape Architect or Owners authorized representative, 2 Do not proceed with InstallatIon in areas of discrepancy until all discrepancies have been re&Jlved C Grades: 1. Before starting work, carefully check all grades to determine that work may safely proceed, keeping within the specified material depths with respect to finish grade 2. Final grades shall be accepted by the Engineer before work on this section will be allowed to begin D Field Measurements: 1. Make all necessary measurements in the field to ensure precise fit of items in accordance with the original design. Contractor shall coordinate the installalron of all irrigation materials with all other work. 2. All scaled dimensions are approximate. The Contractor shall check and verily all size dimensions prior to proceeding wiUI work under this section 3. Exercise extreme care in excavating and working near existing ut1l1ties. Contractor shall be responsible for damages to utilities which are caused by his operations neglect PREPARED BY: E. Diagrammatic Intent The drawings are essentially diagrammatic The size and location of equipment and fixtures are drawn to scale where possible Provide offsets in piping changes in equipment locations as necessary to conform with structures and to avoid obstructions or conflicts with other work at no additional expense to Owner F La11out: 1, Prior to installation, the Contractor shall stake out all pressure supply lines, routing and location of sprinkler heads, valves, backflow preventer, and automatic controller. 2, Layout irrigation system and make minor adjustments required due to differences between site and drawings. Where piping Is shown O'l drawings under paved areas, but running parallel and adjacent to planted areas, install the piping in the planted areas G Water Supply Connections to, or the installation of, the water supply shall be at the locations shown on the drawings. MI11or changes caused by actual site conditions shall be made at no additional expense to Owner H. Electrical Service: 1 Connec11ons to the electrical supply shall be at the locations shown on the drawings Minor changes caused by site conditions shall be made at no additional expense to Owner 2 Contractor shall make 120 volt connection to the irrigation controllers Electrical power source to controller locations shall be provided by others 3.02 TRENCHING A. Excavations shall be straight with vertical sides, even grade, and support pipe continuously on bottom of trench. Trenching excavation shall follow layout indicated on drawings to !he depths below finished grade and as noted. Where lines occur under paved area, these dimensions shall be considered below subgrade. B. Provide minimum cover 0118 inches on pressure supply lines 2 inches and smaller. or as available when installed over structure C Provide minimum cover of 12 inches for control wires, or as available when installed over structure. D Provide mi~imum cover of 12 inches for non-pressure lines, or as available when installed over structure F Pipes installed in a common trench shall have a 4 inch minimum space between pipes 3.03 BACKFILLING A Backfill material on all lines shall be the same as adjacent soil free of debris, litter, and rocks over 1/2 inch in diameter. B. Backfill shall be tamped in 4-inch layers under the pipe and uniformly on both sides for the full width cf the trench and the full length of the pipe. Backfill materials shall be sufficiently damp to permit thorough compaction, free of voids. Backfill shall be compacted to dry density equal to adjacent undisturbed soil and shall conform to adjacent grades. C Flooding in lieu of tamping is not allowed D, Under no circumstances shall truck wheels be used to compact backfill. E. Provide sand backfill a minimum of 6 inches over and under all piping under paved areas 3.04 PIPING A Piping under existing pavement may be installed by jacking, boring, or hydraulic driving No hydraulic driving is permitted under asphalt pavement B Cutting or breaking of existing pavement is not permitted. C. Carefully inspect all pipe and fillings before installaiion, removing dirt, scale, burrs reaming, Install pipe with all markings up for visual inspection and verilicatIon. D, Remove all dented and damaged pipe sections. E All lines shall have a minimum clearance of6 inches from each other and 12 inches from lines of other trades. F, Parallel lines shall not be installed directly over each other G In solvent welding, use only the specified primer and solvent cement and make all joints in strict accordance with the manufacturer's recommended methods including wiping all excess solvent from each weld. Allow solvent welds at least 15 minutes setup time before moving or handling and 24 hours curing time before filling. H. PVC pipe shall be installed in a manner which will provide for expansion contraction as recommended by the pipe manufacturer. I. Centerload all pl.ast.c pipe prior to pressure testing. J. All threaded plastic-to-plastic connections shall be assembled using Te~on tape or Teflon paste K. For plastic-to-metal connections, work the metal connections first Use a non-hardening pipe dope an all threaded plastic-to-metal connections, except where noted otherwise All plastie-to-metal connections shall be made with plastic female adapters. L All connections between PVC lateral Imes shall be made using Sch, 40 PVC fittings with compression adapters. All connections be~Neen drtpperiines to be made using compression 'fittings of manufacturer al the dripperline. Use no pipe dope, Teflon tape, primer or solvent cement on compression fittings. 3.05 CONTROLLER A. The exact location of the controller shall be approved by the Landscape Architect or Owner's authorized representative before installation. The electrical service shall be coordinated with this loe2.tion. B. The Irrigation Contractor shall be responsible for the final electrical hook up ta irrigation controller. C The irrigaUon system shall be programmed to operate during the periods of mIrnmal use of the design area 3.06 CONTROL WIRING A. Low voltage control wiring shall occupy the same trench and shall be installed along the same route as the pressure supply lines whenever possible. B. Where more than one wire is placed in a trench, the wiring shall be taped together in a bundle at inlervals of 10 feet. Bundle shall be secured to the mainline with tape at intervals of 20 feel. C. All connections shall be ofan approved type and shall occur in a valve box. Provide an 18 inch service loop at each connection. D An expansion loop of 12 inches shall be pro~ided at each wire connection and/or directional change, and one of 24 inches shall be provided at each remote control valve E. A continuous run of wire shall be used between a controller and each remote control valve. Under 110 circumstances shall splices be used without prior approval. SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION 3.07 VALVES A. Automatic control valves, manual valves, gate valves, and ball valves are to be installed in the approximate locations indicated on the drawings. B. Valve shall be installed 111 shrub areas whenever possible. C, Install all valves as indicated in the detail drawings. D Valves to be installed in valve boxes shall be installed one valve per box. 3.08 VALVE BOXES A. Valve boxes shall be installed in shrub areas whenever possible B. Each valve box shall be installed on a foundation of 314 inch gravel backfill, 3 cubic feel minimum Valve boxes shall be installed with their tops 2 inches above finish grade in ground cover areas, 3.09 MISCELLANEOUS EQUIPMENT A. Install all assemblies specified herein according to the respective detail drawings or specifications, using best standard practices. B. Quick coupler valves shall be set approximately 12 inches from walks, curbs, header boards. or paved areas where applicable 3.10 FLUSHING THE SYSTEM A Prior to installation of sprinkler nozzles, the valves shall be opened and a full head of water used to flush out the lines and risers, B Sprinkler nozzles shall be installed after flushing the system has been completed 3.11 ADJUSTING THE SYSTEM A Contractor shall adjust valves, align heads, and check coverage of each system prior to coverage test B If it is determined by the Landscape Architect or Owner's authorized representative that additional adjustments or nozzle changes will be required to provide proper coverage, all necessary changes or adjustments shall be resubmitted to city prior to installation C. The entire system shall be operating properly before any planting operations commence. o. Automatic control valves are to be adjusted so that the sprinkler heads operate at the pressure recommended by the manufacturer. 3.12 TESTING AND OBSERVATION A Do 1101 allow or cause any of the work of this section to be covered up or enclosed until ii has been observed, tested and accepted by the Landscape Architect, Owner, and governing agencies B, The Contractor shall be solely responsible for notifying the Landscape Architect, Owner, and governing agencies, a minimum of 48 hours in advance, where and when the work is ready for testing C. When the sprinkler system is completed, the Contractor shall perform a coverage test of each system in its entirety to determine ii the water coverage for the planted areas Is complete and adequate in the presence of the Landscape Architect, D. The Contractor shall furnish all materials and perform all work required to correct any inadequacies of coverage due to de•1iations from the plans, or where the system has been willfully installed as indicated on the drawings when it is obviously inadequate, without bringing this to the attention of the Landscape Architect. This test shall be accepted by the Landscape Architect and accomplished before starting any planting. E. Final inspection will not commence without record drawings as prepared by the Irrigation Contractor 3.13 COORDINATE THE CITY LJ,,NDSCAPE INSPECTION SCHEDULE Sleeving/Grading A. Slee~e diameter, t11pe, depth and location B. Soil surface drainage, elevation and trash (including weeds & rubble) Irrigation System Rough-In A. Trench depth and location B. Pipe size and class B, Pressure test (125 psi for 6 hours) Final Irrigation: A Valves, boxes and wiring B Controller operation and schedule C. Sprinkler, bubbler and/or drip emitter type, flow rate and quantity per plant D. overall operation & As built 3.14 MAINTENANCE During the maintenance period the Contractor shall adjust and maintain the irrigation system in a fully operational condition providing complete irrigation coverage to all intended plantings 3.15 COMPLETION CLEANING Clean-up shall be made as each portion of the work progresses. Refuse and excess dirt shall be removed from the site. all walks and paving shall be broomed, and any damage sustained on the work of others shall be repaired to original conditions. END OF IRRIGATION SECTION uTI APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE CITY OF CARLSBAD PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD,CA IRRIGATION SPECIFICATIONS I APPROVED: ,~A &r-, a....J\--4--U•II..D PLANNING I I OWN BY PROJECT NO. DRAWING NO. CHKD BY: CT 13-03 480-3Q RVWD BY I 1ST CD REVIEW. 12/16/15, 2ND CD REVIEW. 2/26/16, 3RD CD REVIEW. 3/23/16 I 633 DIGA RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG -. .. ._ . ·-·----···-. UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA ······ ·t I I I • .Jc f'\J LOT 59 PARKING LOT PE=182.5 \ llll!!!llll!!!oorn-:a1r1n:nn=:ni~.·=····lll!lil!!rlll!···· ··c·--·==···· =:::·L·····==······!I!!-.E .. • .... ==f ..... ,_r: ~~ 1:1···· !. L ~ r:~1~ ?: ······~···-... -.... GLASGOW DRIVE / / / I I I I 1 L ___ ~I . . .. / · 11 --+ ·-·- NORTH HYDROZONELEGEND SYMBOL WATER USE LANDSCAPE LOT 60 llffl HIGH WATER USE 11sf (750 sf Pool) ~ MEDIUM WATER USE 930sf ~ LOW WATER USE 2,021sf (120sf Art Turf) TOTAL LANDSCAPE AREA 3,832sf SYMBOL DESCRIPTION BUBBLER IRRIGATION LOCATIONS (FOR MEDIUM WATER USE TREES ONLY) SCALE: 1" = 10' -0" PARKING LOT PROJECT TOTAL IRR METHOD 0sf 761 sf DRIP 2,546sf 3,696sf DRIP 1,808sf 3, 729sf DRIP 4,354sf 8.186sf APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE -EXP._ DATE REVIEWED BY INSPECTOR DATE ~ CITY OF CARLSBAD ~=====f====~~=================================j=====J=====f=====f===~ ~E IMPROVEMENT ;~:SN:::DIVISION I-ROBERTSON RANCH WEST VILLAGE -BLUFFS r ---:::::::=:=:::::::---T------------------{==f~±~=============l==f===f=~~~j CARLSBAD.CA E~ ==== ==F+= ==== =+~== -=== -==--==--==--==--==-===-==== ==== ==== ==±1 ==== ==±! ==== ==F~ ==== =~E~ -=~==+ ~==:=:c~===::;HTY=DR=O=ZO~N=E'."'M=A~P==-:--~-;0::~G~:N~~'~f ~~¾ SPRUEPMAREM□E BYR: S/MURPHY & PARTNERS ~====~===f==========================7t===1====~===1===~ Ll:'.:~L:~:No~1:~:D=: ===i-;===4:~-~~~~,(;\-=7~.-J-~-Wlz.*l;i;.1io:1.e_ ~ ,£-i=~r::.·~k,-,~ ~ ~ I-'" PROJECT NO. I DRAWING NO. -DWN BY LANDSCAPE ARCHITECTS DATE INITIAL DATE INITIAL CHKD BY: CT 13-03 480-3Q ~ __ R'"-,;"" .. • 10 •• ~ 34197 COAST HIGHWAY, SUITE 200 DATE INITIAL CITYAPPROVAL RVWDBY: ~ ~ REVISION DESCRIPTION OTHER APPROVAL "''1 , ;::-"':"':--;';c, r,,."'"" DANA POINT, CA 92629 DESIGNER OF WORK OF CALI PHONE: 949 443-1446 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3!23~;~ DI +--t--'k- I RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA I LOT 59 PARKING LOT PE=182.5 . L. U1 I 0 0 --------------------- I I• I 1/\\1 I / I -····--"··-. -····--"··~ GLASGOW DRIVE -----"···- \ Renewal Date ,.. --,,;:;;,----/,;.'"" F CALI lg·,-.-.......,'-,, .,..--.._ j ·-- --0- PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 TREE PLANTING LEGEND SYMBOL BOTANICAL/COMMON NAME SIZE/STYLE QTY. 0 CUPANI0PSIS ANACARDIOIDES 36" BOX 11 CARROTWOOD MULTI • CUPANIOPSIS ANACARDIOIDES 48" BOX 1 CARROTWOOD MULTI ~ CUPANIOPSIS ANACARDIOIDES 60" BOX 1 CARROTWOOD MULTI ■ CUPRESSUS SEMPERVIRENS 36" BOX 4 ITALIAN CYPRESS MATCHING = JUNIPERUS C. 'SPARTAN' 24" BOX 2 SPARTAN JUNIPER :: PRUNUS C. 'COMPACTA' 36" BOX 7 DWARF CAROLINA LAUREL CHERRY + MAGNOLIA GRANDIFLORA 'MAJESTIC BEAUTY' 36" BOX 5 CALIFORNIA PEPPER LOW BRANCH • TRISTAN IA CONFERTA 36" BOX 5 BRISBANE BOX LOW BRANCH.NATURAL SCALE: 1"= 10'-0" NORTH 0 10 20 ALL TREES SHALL BE TAGGED BY LANDSCAPE ARCHITECT CONTRACTOR TO PROVIDE PHOTOS OF ACTUAL MA TE RIAL PRIOR TO SHIPPING. ALL PLANTING BEDS TO RECEIVE A 3" THICK TOP DRESSING OF 'FOREST FLOOR' ORGANIC BARK MULCH (SEE PLANTING DETAILS SHEET), UNLESS OTHERWISE INDICATED TO RECEIVE PEBBLE. GENERAL PLANTING NOTES: 1. AFTER ROUGH GRADING, SOIL SAMPLES SHALL BE TAKEN FROM ENOUGH LOCATIONS ON THE SITE TO REPRESENT AN ADEQUATE CROSS SECTION OF CONDITIONS. SOIL TEST SHALL BE PERFORMED BY A SOIL TESTING LABORATORY (PRE-APPROVED BY THE CITY). THE TEST SHALL INDICATE BUT NOT BE LIMITED TO THE FOLLOWING: Al ORGANIC MATTER CONTENT B N,P,K C pH E SOIL TEXTURE (SILT, CLAY, SAND) Dl EC F RECOMMENDATIONS FOR AMENDMENTS, LEACHING, AND MAINTENANCE FERTILIZATIONS. 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. 2. TREE AND SHRUB MATERIAL SPECIFIED MUST MEET STANDARD INDUSTRY SPECIFICATIONS FOR THE CONTAINER SIZE INDICATED. IF THE CONTRACTOR CANNOT LOCATE MATERIAL OF ACCEPTABLE SIZE AT THE TIME OF INSTALLATION, CONTACT LANDSCAPE ARCHITECT FOR SPECIES SUBSTITUTION; DOWNSIZING OR SUBSTITUTION OF PLANT MATERIAL WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCHITECT WILL NOT BE ALLOWED. 3. CONCEAL IRRIGATION VALVES IN SHRUB AREAS . 4. TREES SHALL NOT BE PLANTED CLOSER THAN FOUR (4) FEET FROM ANY WALKWAY OR PUBLIC SIDEWALK EXCEPT WHERE TREE WELLS OR PARKWAYS ARE PROVIDED IN THE SIDEWALK AREA. ALL TREE PLANTED WITHIN SIX (6)FEET OF WALKS OR PUBLIC UTILITIES SHALL RECEIVE DEEP ROOT BARRIERS. 5. TREE LOCATIONS SHOWN ON PLAN MAY REQUIRE ADJUSTMENT IN THE FIELD. WHENEVER FEASIBLE, TREES SHOULD BE PLANTED A MINIMUM OF TEN (1 0)FEET FROM ALL UNDERGROUND UTILITIES, STREETLIGHTS, HYDRANTS, AND OUT OF DRAINAGE FLOW LINES. SHOULD THIS NOT BE POSSIBLE, CONTACT THE LANDSCAPE ARCHITECT FOR DECISION ON PLACEMENT. 6. GROUNDCOVER TYPE SHOWN SHALL BE PLANTED IN SHRUB AREAS AS SPECIFIED ON PLANS. GROUNDCOVER SHALL BE PLANTED AT B" ON-CENTER UNIFORM TRIANGULAR SPACING, AND SHALL BE CONTINUOUS UNDER TREE AND SHRUB MASSES AS SHOWN ON PLAN. 7. SODDED LAWN SHALL BE "MARATHON IIE" TURF -TYPE DWARF FESCUE AVAILABLE FROM SOUTHLAND SOD FARMS (805) 488-3585 8. CONTRACTOR/ DEVELOPER IS TO CONTACT THE COUNTY FOR A FINAL INSPECTION OF THE LANDSCAPE ONCE ALL WORK IS COMPLETE. 9. CONTRACTOR IS TO PROVIDE COPIES OF SOIL AMENDMENT DELIVERY TICKETS TO THE COUNTY INSPECTOR AT THE FINAL INSPECTION. 10. MATURE PLANTINGS SHALL NOT INTERFERE WITH UTILITIES AND TRAFFIC SIGHT LINES. 11. ALL BOXED TREES TO BE TAGGED BY LANDSCAPE ARCHITECT. 12. ALL PLANTING AREAS TO RECEIVE 3" LAYER OF MULCH, INCLUDING SIDEYARDS 13. SLOPE 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 -COVER CROP/REINFORCED STRAW MATTING: COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY 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. THE COVER CROP AND/OR REINFORCED STRAW AMT SHALL BE USED THE REMAINDER OF THE YEAR. B. STANDARD #2 -GROUND COVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4 INCH LINERS) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES -6: 1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3,AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE 30 40 REVIEWED BY: INSPECTOR DATE ~ CITY OF CARLSBAD w 5 PLANNING DIVISION 8 LANDSCAPE IMPROVEMENT PLANS FOR ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD,CA TREE PLANTING PLAN t----t--------,r----------------+-----+----+----+-----< I-AP-PR-□v_rn_: ~JfM_~--"---"-\-'---=g;"'--,__,,!::\=\,e,""'rl\-:-'-'-----+· z..\-~~ I _ PLANNING _ DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL DWN BY: I PROJECT NO. DRAWING NO. CHKD BY f--OT_H_E_R-AP~P-R-□V-A-L-+---CIT-Y-AP~P-RO-VA_L_, L'.R'.'V.-.::Wc,::D_.::BY'-':-===-' ~---C_T_1_3_-0_3 ___ ~ ~--48_0_-3_0_~ 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 1 633 DI EROSION CONTROL MAT REJUIRED ON THE SLOPE AREAS. PLEASE REFER TO lj,ENERAL PLANTING NOTE 13.A. STANDARD #1 FOR MORE INFORMATION. I ! □□ □□ □□ il-·6· ~ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ OD □□ □□ □□ □□ DD □□ □□ □□ □□ □□ □□ DD □□ □□ DD □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ □□ ~- □□ ,po □□□ [lo □□□ □ □_.,0'□--□'□ ~~ [;:M]□□□□ □□□□□□qi □_g DD DD dJ ~ ~ ~ ~ ~ ~-~-o --···· □□□□□□□□ □□□□□□□□ □ ~-~-□□ RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG I LOT 59 PARKING LOT PE=182.5 UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA ·····-'•--•--.-.. -·-·-=~ f ...... ---········1··· ---···•··· .• ....•... ~.~······. -_:::lLJ•:::wmc .. ~-----~.~•.· .. ~' ml!f:JCJ liiliiiiii . . ' ·~~---~~--•~->••··-~~ I GLASGOW DRIVE Renewal Date SHRUB PLANTING LEGEND SYMBOL BOTANICAL/COMMON NAME SIZE/SPACING QTY. AGAPANTHUS ORIENTALIS 5 GAL. 97 I ., LILY OF THE NILE 12" O.C. I ' I / I __ _ @ AGAVE DESMETTIANA 'VARIEGATA' 15 GAL. 273 VARIEGATED SMOOTH AGAVE 30" O.C ~ CARISSA MACROCARPA 'GREEN CARPET' 5GAL. 958 NATAL PLUM 12" o.c. ~ DIANELLA TAS. 'VARIEGATA' 5GAL. 1338 VARIEGATED FLAX LILY 12" O.C. ~ EQUISETUM HYEMALE 15 GAL. 12 HORSETAIL 12" o.c. -KALANCHOE LUCIAE W/ 5 GAL./ 12" O.C. 9 SENECIO RADICANS GLAUCA (FILL SOLID) 5 GAL./ 12" O.C. 9 @ LIGUSTRUM TEXANUM 15 GAL. 112 WAXLEAF PRIVET 30" o.c. ~ LONICERA JAPONICA 'HALLIANA' FLATS (450 S.F.) JAPANESE HONEYSUCKLE 12" O.C. EB PHILODENDRON 'XANADU' 15 GAL. 274 PHILODENDRON 18" O.C. 0 RAPHIOLEPIS BALLERINA 5 GAL. 295 BALLERINA INDIAN HAWTHORN 18" O.C. @ STRELITZIA REGINAE 15 ClAL. 147 BIRD OF PARADISE 30' JC. @ XYLOSMA CONGESTUM 15 GAL. 68 XYLOSMA 3' O.C. SCALE: 1" = 10' -O" NORTH 0 10 20 PREPARED BY: ALL TREES SHALL BE TAGGED BY LANDSCAPE ARCHITECT CONTRACTOR TO PROVIDE PHOTOS OF ACTUAL MATERIAL PRIOR TO SHIPPING. ALL PLANTING BEDS TO RECEIVE A 3" THICK TOP DRESSING OF 'FOREST FLOOR' ORGANIC BARK MULCH (SEE PLANTING DETAILS SHEET), UNLESS OTHERWISE INDICATED TO RECEIVE PEBBLE. GENERAL PLANTING NOTES: 1. AFTER ROUGH GRADING, SOIL SAMPLES SHALL BE TAKEN FROM ENOUGH LOCATIONS ON THE SITE TO REPRESENT AN ADEQUATE CROSS SECTION OF CONDITIONS. SOIL TEST SHALL BE PERFORMED BY A SOIL TESTING LABORATORY (PRE-APPROVED BY THE CITY). THE TEST SHALL INDICATE BUT NOT BE LIMITED TO lHE FOLLOWING: A) ORGANIC MATTER CONTENT B) N, P, K C) pH D) EC E) SOIL TEXTURE (SILT, CLAY, SAND) F) RECOMMENDATIONS FOR AMENDMENTS, LEACHING, AND MAINTENANCE FERTILIZATIONS. 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. 2. TREE AND SHRUB MATERIAL SPECIFIED MUST MEET STANDARD INDUSTRY SPECIFICATIONS FOR THE CONTAINER SIZE INDICATED. IF THE CONTRACTOR CANNOT LOCATE MATERIAL OF ACCEPTABLE SIZE AT THE TIME OF INSTALLATION, CONTACT LANDSCAPE ARCHITECT FOR SPECIES SUBSTITUTION; DOWNSIZING OR SUBSTITUTION OF PLANT MATERIAL WITHOUT PRIOR APPROVAL OF LANDSCAPE ARCHITECT WILL NOT BE ALLOWED. 3. CONCEAL IRRIGATION VALVES IN SHRUB AREAS. 4. TREES SHALL NOT BE PLANTED CLOSER THAN FOUR (4) FEET FROM ANY WALKWAY OR PUBLIC SIDEWALK EXC_EPT WHERE TREE WELLS OR PARKWAYS ARE PROVIDED IN THE SIDEWALK AREA. ALL TREE PLANTED WITHIN SIX (6JFEET OF WALKS OR PUBLIC UTILITIES SHALL RECEIVE DEEP ROOT BARRIERS. 5. TREE LOCATIONS SHOWN ON PLAN MAY REQUIRE ADJUSTMENT IN THE FIELD. WHENEVER FEASIBLE, TREES SHOULD BE PLANTED A MINIMUM OF TEN (1 O)FEET FROM ALL UNDERGROUND UTILITIES, STREETLIGHTS, HYDRANTS, AND OUT OF DRAINAGE FLOW LINES. SHOULD THIS NOT BE POSSIBLE, CONTACT THE LANDSCAPE ARCHITECT FOR DECISION ON PLACEMENT. 6. GROUNDCOVER TYPE SHOWN SHALL BE PLANTED IN SHRUB AREAS AS SPECIFIED ON PLANS. GROUNDCOVER SHALL BE PLANTED AT 8" ON-CENTER UNIFORM TRIANGULAR SPACING, AND SHALL BE CONTINUOUS UNDER TREE AND SHRUB MASSES AS SHOWN ON PLAN. 7. SODDED LAWN SHALL BE "MARATHON IIE" TURF -TYPE DWARF FESCUE AVAILABLE FROM SOUTHLAND SOD FARMS (805) 488-3585 8. CONTRACTOR/ DEVELOPER IS TO CONTACT THE COUNTY FOR A FINAL INSPECTION OF THE LANDSCAPE ONCE ALL WORK IS COMPLETE. 9. CONTRACTOR IS TO PROVIDE COPIES OF SOIL AMENDMENT DELIVERY TICKETS TO THE COUNTY INSPECTOR AT THE FINAL INSPECTION. 10. MATURE PLANTINGS SHALL NOT INTERFERE WITH UTILITIES AND TRAFFIC SIGHT LINES. 11. ALL BOXED TREES TO BE TAGGED BY LANDSCAPE ARCHITECT. 12. ALL PLANTING AREAS TO RECEIVE 3" LAYER OF MULCH, INCLUDING SIDEYAROS 13. SLOPE 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 -COVER CROP/REINFORCED STRAW MATTING: COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15ANDAPRIL 15. THE COVER CROP AND/OR REINFORCED STRAW AMT SHALL BE USED THE REMAINDER OF THE YEAR. B. STANDARD #2 -GROUND COVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4 INCH LINERS) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES -6: 1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3, AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP ___ _ DATE 30 40 REVIEWED BY: INSPECTOR DATE L1QJ CITY OF CARLSBAD w 6 PLANNING DIVISION 8 LANDSCAPE IMPROVEMENT PLANS FOR· ROBERTSON RANCH WEST VILLAGE· BLUFFS CARLSBAD,CA SHRUB PLANTING PLAN SUMMERS/MURPHY & PARTNERS ' ~ 4 ~\--it f-----i-----1-------------------i-------i-----i-----i-----i 1-AP_P_R_ov_E_D_: _f_L __ O-+--[-~~~~~-- LANQSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 PLANNING DATE ~Dw=N=s==v=·. ====::;---;:1 =========:;-,;:::..=--=--=--=--=---=---=~..., 1-----+-=~+-------------------1------+-----+---+---t PROJECT NO DRAWING NO INITIAL DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION >---~~----+---~----1 CHKD BY CT 13-03 480-3Q OTHERAPPROVAL CITYAPPROVAL LRC'-'V'..'..W'.'.'.D..'.:BC.'.cY:_===J ~--------- 1ST CD REVIEW: 12/16/15, 2ND CD REVIEW: 2/26/16, 3RD CD REVIEW: 3/23/16 I 633 I= ~111111~ --- 1 11 -...... 1:1 MAX SLOPE 11-111 1 :1 MAX SLOPE =111 I 1-111111 _j -- 1 111 i' 11 1 =TTl 111 m-l"'-1------'--'-'-- 1 _ __, SECTION VIEw---=1 I I 111-111 111 11 NOT TO SCALE -1 l=I I 1-1 I 1-1 I 1-1 I . LEGEND 2x ROOTBALL DIA. 1. TREE OR SHRUB -SIZE PER PLAN 7. PLANTING TABLETS -SEE SCHEDULE FOR QTY. 2. 3" LAYER OF MULCH 8. ROOTBALL 3. 3" WATER BASIN 9. NATIVE SUBGRADE 4. FINISH GRADE 10. EXISTING SLOPE 5. AMENDED SOIL FOR PLANTING - SEE SOILS REPORT 11. EROSION CONTROL FABRIC WHILE PLANTS ESTABLISH 6. PLANT PIT EXCAVATION LL -' 0 ;;! I al I-l-o.. 0 WQ 0 0:: LEGEND 2x DIAMETER OF ROOT BALL 1. 1, 5, OR 15 GALLON SHRUB 2. 2" LAYER OF MULCH 3. 3" WATER BASIN 4. FINISH GRADE 5. ROOT BALL 6. AMENDED SOIL FOR PLANTING -SEE SOILS REPORT 7_ PLANT PIT EXCAVATION 8. PLANTING TABLETS -SEE SCHEDULE FOR QUANTITY 9. NATIVE SUBGRADE 6 SHRUB PLANTING LEGEND 1. (1) 8" 'ARBOR GUARD' FOR EACH TREE IN TURF BY DEEP ROOT CORP. (714) 898-0563. 2. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE 3. 3" HIGH WATER BASIN-SEE SPECIFICATIONS 4. FINISH GRADE 5. BACKFILL MIX -SEE SOILS REPORT 6. PLANTING TABLET -SEE SCHEDULE FOR QUANTITY 7. ROOT BALL 8. NATIVE SUBGRADE 9. 4" DIA. FLEXIBLE PERFORATED DRAIN PIPE ENCIRCLING BASE OF PLANTING PIT. CONNECT TO VERTICAL PIPE. SURROUND PIPE WITH FILTER FABRIC. 10. 4" VERTICAL PERFORATED DRAIN PIPE. CONNECT TO PIPE AT BASE OF PIT AND CAP AT SURFACE. SURROUND PIPE WITH FILTER FABRIC. ---------- PLANTING TABLET SCHEDULE GRO-POWER PLANTING TABLETS FOR CONTAINER-GROWN PLANTS 1 GALLON 3 GALLON 5 GALLON 7 GALLON 10 GALLON 15 GALLON 20"-24" BOX 30" BOX 36" BOX 42" BOX 48" BOX 60" BOX CONTAINER RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES CONTAINER RECEIVES RECEIVES RECEIVES RECEIVES RECEIVES RECEIVES RECEIVES LARGER SIZES: FOR EACH 112" CALIPER USE: SOD LAWN 2-3 TABLETS 3-6 TABLETS 6-9 TABLETS 8-10 TABLETS _ 10-12 TABLETS _ 12-15 TABLETS .14-16 TABLETS .16-18 TABLETS 18-20 TABLETS . 20-22 TABLETS _ 22-24 TABLETS . 32-36 TABLETS 3-4 TABLETS SOILS ANALYSIS SOD LAWN SHALL BE 'MARATHON IIE' TURF TYPE DWARF FESCUE. AVAILABLE FROM SOUTHLAND SOD FARMS (805) 488-3585. SOIL ANALYSIS SUBMITTED TO THE CITY SHOULD INCLUDE THE FOLLOWING: SOILS REPORT AT THE CONCLUSION OF ROUGH GRADING AN AGRONOMIC SOILS REPORT SHALL BE PREPARED BY THE OWNER AND FURNISHED TO THE CONTRACTOR, AND ALL RECOMMENDATIONS FROM SUCH REPORT SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF ALL PLANTING AREAS. SOIL MIXTURE SOIL MIXTURE AND ANY AMENDMENT ADDITIVES SHOULD BE PROVIDED FOR BID PURPOSES ONLY. SOIL TEXTURE PERCENTAGE OF ORGANIC MATTER SOIL INFILTRATION RATE (MEASURED OR DERIVED FROM SOIL TEXTURE/ INFILTRATION RATE TABLES) PH AND TOTAL SOLUBLE SAL TS ORGANIC TOP DRESSING ALL PLANTING BEDS TO RECEIVE A LAYER OF ORGANIC TOP DRESSING 'FOREST FLOOR', O"-2" CUT. -SHRUB AREAS TO RECEIVE: 3" LAYER MINIMUM AVAILABLE FROM: AGUINAGA FERTILIZER (949) 786-9558 2 PLANT TABLET SCHEDULE & NOTES -'i' U) 8 SLOPE PLANTING "' t----L-------------------------------+---L---------,,,"JIV----------------------jL----------------------------------+--.1..,_-----------------------------------1~:ci'_ 4 TREE PLANTING WITH DRAINAGE LL -' 0 ;;! I al I-l-o.. 0 Wo Ocr: 24" FOR 36" BOX TREES AND LARGER 9 TREE GUYING + + + + + + + + + + + + + + + + + 1-+++++++++++++++++ 4 + + + + + + + + + + + + + + + + + \ddddddddddddddddd LEGEND 1. GROUND COVER PLANT FROM FLATS OR LINERS 2. 2" DEEP MULCH 3. FINISH GRADE 4. PREPARED BACKFILL -SEE SPECIFICATIONS FOR TYPE AND DEPTH 10 GROUND COVER PLANTING PREVAILING WIND A, -PLAN LEGEND 1. 2. 3. 4. 5. (3) ¾" BLACK RUBBER HOSE ½ x 6 LONG GALVANIZED STEEL TURNBUCKLE ½/ BRAIDED CABLE WI½" x 3' LONG PVC TUBING (3) 'DUCKBILL' EARTH ANCHORS. MFG. BY V.I.T. PRODUCTS (619) 673-1760 ROOT BALL NOTE: ATTACH GUYS TO MAJOR TRUNKS ONLY. FOR PLANTING, REFER TO TREE PLANTING DETAIL 7 _J :3 0 w _J < ::::, 0 w - ~I I _y / / h-,-,==n1r~c I-L;;.,'"'-IJI I I l~...J 1 I I -I 1-1-1 1-1--1 -, FOR 24" BOX TREES OR SMALLER TREE STAKING EDGE OF PAVING SIDEWALK WALL, OR CURB • • "' • D/ \D • '---'. • D • • • • NOTE: LOCATION PLANTS SPACED EQUAL DISTANCE (D) FROM EACH OTHER AS SHOWN. D -AS NOTED ON PLAN • • • LEGEND 1. 'CINCH-TIE' BY VJT. CO. (619) 673-1760 2. LODGEPOLE PINE STAKE COPPER NAPHTHENATE IMPREGNATED. 2-112" DIA. x 12' LONG FOR 24" BOX AND SMALLER 3. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE 4. MIN.18" DIAMETER MULCH ZONE AROUND THE BASE OF EACH TREE IN TURF. 5. FINISH GRADE 6. ROOT BALL NOTE: MINIMUM TWO TIES (TOP & BOTTOM) REQUIRED. USE THIRD TIE WHEN NECESSARY TO HOLD TREE IN UPRIGHT POSITION. TIES TO BE SECURED TO AVOID SLIPPAGE (WRAP STAKE TO FORM FIGURE EIGHT NAIL WI (1) GALVANIZED NAIL THROUGH EACH TIE INTO POLE. FOR PLANTING, REFER TO TREE PLANTING DETAIL. Renewal Date -I< ---/ * IP;-Dale _..._•,._"?:· 5 (BLANK) "Ira---------fl-'-" 0FcAL\fO 2x ROOTBALL DIA. SECTION VIEW SCALE: 1/2" = 1'-0" TREE--..'.J TRUNK 5' t 5' ~ gj -----PLANTER -~-~w!,l__'.:::::::;::::::::::::~~:::=ROOT L{') ....J CONTROL PLAN VIEW NOTTO SCALE LEGEND BARRIER SIDEWALK CURB 1. CONCRETE PAVING-REFER TO PLANS 2. 12" LINEAR ROOT BARRIER. UB12-2 AVAIL. FROM DEEPROOT 800-458-7668 (OR EQUAL) INSTALL WITH TREES 5' FROM ANY HARDSCAPE.REFER TO PLAN ABOVE. 3. ROOT BALL 4. AMENDED BACKFILL MIX 5. NATIVE SUBGRADE NOTES: FOR PLANTING, REFER TO TREE PLANTIN DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. < CONTAINER SIZE 1 GALLON 5 GALLON 15 GALLON 24" BOX 30" BOX 36" BOX 48" BOX I, A 1 I, 1 .. ················ ..... " ......... . X • K X • ••• < ' X ' • < • • PLAN VIEW PLAN VIEW A B WIDTH DEPTH 12" 26" 36" 48" DEPTH OF 54" ROOTBALL 66" 84" FOR BOX TREES 1. PLANT PIT TO BE SQUARE -SEE ABOVE FOR DIMENSIONS 2. ROOTBALL FOR CONTAINER PLANTS 1. PLANT PIT TO BE ROUND -SEE ABOVE FOR DIMENSIONS. 2. ROOT BALL 3 ROOT CONTROL BARRIER 1 PLANT PIT SIZING CHART APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 "AS BUILT" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE w CITY OF CARLSBAD I s1E8Ts I 7 PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD,CA PLANTING DETAILS l---+---+----------------+---+-----+---t----1 I A-P-PR_o_vE_D_: ~~---:-7=~---'""-'-~~~---I It-~ 4· ~\....;;-\\-*· -z..l. ~(.,, 1-----l---+----------------1----l-----11-----L------1 PLANNING _ 1-----l---+----------------1----l-----11----+------I =D=wN=B==Y=: ===::;-;:::===P=RO=JE=C=T N=o=. ==:-.=D=RA=W=IN=G=No=. ~ DATE INITIAL DATE INITIAL DATE INITIAL REVISION DESCR O CHKD BY: CT 13-03 480 3Q DESIGNEROFWORK IPTI N OTHER APPROVAL CITY APPROVAL RVWD BY - 1ST CD REVIEW: 12116/15, 2ND CD REVIEW: 2126/16, 3RD CD REVIEW: 3/23/16 I 633 I I. GENERAL SITE PLANNING The Owner shall have a soil analysis made after completion of the rough grading. The Contractor shall incorporate all soil amendments and fertilizers prescribed herein. The soil preparation specified below shall be adjusted according to the analysis, after approval from landscape architect. A. Weed Control for Lawn, Shrub & Ground Cover Areas (Except Slopes) 1. Remove all existing weeds from suriace. Remove all roots of Bermuda-Johnson Grass, etc. and dispose of off site. 2. Install irrigation. 3. Fertilize all shrub/ground cover areas. Apply 1 0 lbs. of 16-20-0 commercial fertilizer per 1,000 sq. ft. or as directed by soils report. 4. Water all shrub/ground cover areas for three (3) weeks to germinate weed seeds. Apply water at low rate to avoid erosion. 5. Licensed applicator shall apply systemic weed killer to all planting areas per manufacturer's specifications. B. Soil Preparation & Finish Grading 1. Rough grade: Site to be received by Landscape Contractor to within 1/10 foot plus or minus by owner based upon Civil Engineer's grading plan. 2. Finish grade: Finish grading to consist of grading, raking and hand work necessary to achieve desired contour and flow line patterns, based upon Civil Engineer's plans, resulting in evenly finished surfaces free of debris and litter. 3. Spread over all lawn, shrub and ground cover areas, amendments and fertilizer prescribed in soils report. Thoroughly mix into soil to depth to of 6" or more and fine grade. Shape mounds as shown on plans. Contractor to import soil necessary to attain design grades and berms, all import soil shall be free of weeds, debris, and have balanced Ph. Smooth and even grading without depressions or high spots, to provide smooth and even surfaces for proper drainage. Final grade shall be 1" below walk/top of curb. Remove from the site all stones over 2" in size. 6. After sod is laid, it shall be irrigated thoroughly to provide moisture penetration to at least 6" into prepared soil. 7. All sod in sodded areas shall be handled and laid in a high standard workmanship manner. All ends, joints, and cuts shall fit tightly so that there are no voids and the final appearance is one of a continuous lawn. Sections of sod less than 18" long or 9" wide shall not be used. 8. No sod area will be accepted until approved by the Landscape Architect. F. Hydroseed Turi Hydroseed all areas designated as 'Hydroseeded Turf'. See Planting Detail Sheet for type and quality of seed mix, fertilizer and additional amendments. 1. Application a. Equipment: Hydraulic equipment used for the application of the fertilizer, seed, and fiber pulp, shall be of the 'Super Hydro-Seeder' type as approved by the Landscape Architect. This equipment shall have a built-in agitator system and operating capacity sufficient to agitate, suspend, and homogeneously mix a slurry containing not less than 40 lbs. of fiber mulch plus a combination of 7 lbs. fertilizer solids for each 100 gallons of water. The slurry distribution lines shall be large enough to prevent stoppage and shall be equipped with a set of hydraulic spray nozzles which shall place the slurry tank and spray nozzle within sufficient proximity to be seeded. b. Preparation: The slurry preparation shall take place at the site of work and shall begin by adding water to the tank when the engine is at half throttle. When the water level has reached the heights of the agitator shaft, good circulation shall be established and at this time the seed shall be added. Fertilizer shall then be added, followed by fiber mulch. The fiber mulch shall be added to the mixture after the seed and when the tank is at least one-third filled with water. All fiber mulch shall be added by the time the tank is two-thirds to three-fourths full. Spraying shall commence immediately when tank is full. c. Application: Apply hydro-mulch in the form of a slurry consisting of wood cellulose fiber, seed, chemical additives, commercial fertilizer and water. When hydraulically sprayed on the soil surgace, the hydromulching shall form a blotter-like ground cover impregnated uniformly with seed and fertilizer and shall allow the absorption of moisture and rain fall and percolation to the underlying soil. Remove construction. Leave site broom-clean. 4. Planting Tablets (See Planting Detail Sheet) F. Utilities 5. Hydroseeding Specifications For Slope Areas Hydroseed mix and mulch shall be amended to suit specific site conditions. Verify hydroseed mix with the Landscape Architect and Soils Report, upon results of the soil analysis, The mix shall be applied to all slope areas directly after the installation of all plant materials as final dressing. See Planting Detail Sheet for type and quantity of seed mix, fertilizer, and additional amendments. 6. Application 1. The Contractor shall be responsible for verifying the location of all underground utility lines prior to any construction, so that proper precautions may be taken not to damage such lines and plant locations, promptly notify the Landscape Architect who will arrange for relocation of one or the other. Failure to follow this procedure places upon the Contractor the responsibility for, at his own expense, making any and all repairs for damages resulting from his work. Refer to Hydroseed Lawn Notes for hydroseed application. G. Existing Trees 111. GENERAL NOTES A. Clean-Up 1. After all installation operations have been completed, remove all rubbish, excess soil, empty plant container and trash from the site daily. All scars, ruts or other marks in the area caused by this work shall be repaired and the groundleft in a neat, orderly condition. Leave site in broom-clean condition at the end of each working day. Hose down all paved areas, including walks and patios, upon completion of all work. B. Maintenance 1. The Contractor shall maintain during installation a sufficient number of men and adequate equipment to periorm the work herein specified. Plant maintenance work shall consist of applying water, weeding, caring of plants, including ground covers, shrubs, vines and trees, edging and mowing lawns, fertilizing, control of pests and diseases, and maintaining walks free of debris and dirt. Upon completion of each area of installation, the Contractor, Landscape Architect and Owner shall conduct an inspection of completed area, along with the Owner's maintenance representative. At this time, a list of corrections, if any, shall be made which are the responsibility of the Contractor. 2. After all work has been completed, inspected and accepted, all areas will be maintained for a period of ninety (90) calendar days or as long as is necessary to establish thriving trees, shrubs, turf, and ground cover without bare spots. 1. Contractor is to insure the preservation of any existing trees on the site. Damage or loss of these trees will result in replacement of equal size by the Landscape Contractor. H. See Planting Detail Sheet for additional notes. C. Planting 11. GENERAL SLOPE PLANTING 3. Keep all areas weed-free, adequately watered, and neatly cultivated for the ninety (90) day period. Remove all debris from site and keep the entire site broom-clean. Mow turi areas weekly. Hydroseeded turf areas shall be irrigated after the slurry mulch has been applied and allowed to set for one (1) day. The soil suriace must be kept moist at all times during the germination period to avoid desiccation of seedlings. Plant trees, shrubs and ground cover as called for where indicated on Planting Plan and as detailed on Planting Detail sheet. Substitutions of plants will not be accepted unless approved by Landscape Architect. 1. Ground Cover -Flats and/or Cuttings All plant materials specified as rooted cuttings or flat stock on Planting Plan shall remain in the flats until time of transplanting. The flat soil shall contain sufficient moisture so that soil does not fall apart when lifting plant from flat. Ground cover plants shall not allowed to dry out before or while being planted. Roots shall not be exposed to the air except while actually being planted. Wilted plants will not be accepted. At the time of planting, the soil around each plant shall be firmed sufficiently to force out air pockets. Plants to be planted in triangular spacing as specified O.C. (On Center). All cuttings shall be minimum of 6" long. Install plants in 6" X 6" planting pits. Water immediately after each planting until one inch of water penetration is obtained. Care shall be exercised at all times to protect the plants after planting. Any damage to plants by trampling or other operations of this contract shall be repaired immediately. 2. Shrub & Trees Plant all container-grown plants in planting pits, two (2) times wider and two (2) times deeper than the container, as directed on Planting Detail sheet. Thoroughly mix 1/3 organic backfill (Nitrolized Redwood Shavings or equal) and the amendments specified in the soils analysis with the site soil, prior to backfilling of planting pits. Install Plant Tablets, per the manufacturer's instructions and as detailed on Planting Detail Sheet. Contractor shall construct basins around all trees not in lawn areas; basins shall not exceed top of root ball crown. 3. Top Dressing Top dress all ground cover and shrub areas with 3" thick layer of OGG (Organic Ground Cover), to be specified on all planting plans. 4. Staking Stake all trees as detailed on Planting Detail Sheet. D. Special Backfill Mixes 1. Azaleas -Use 80% coarse Peat Moss, and 20% clean top soil. 2. Camellias & Ferns -Use 50% Peat Moss, 25% Forest Humus and 25% Site Soil 3. Pots and Planters -Use Kellogg's Indoor Planter Mix. E. Sod -See Planting Details Sheet for sod type. 1. Areas shall have a smooth and continual grade between existing or fixed controls, such as: walks, curbs, catch basins. Roll, scarify, rake and level as necessary to obtain true, even soil structure. 2. Apply fertilizers as specified on Planting Detail Sheet and mix into the soil. 3. Sod shall be installed the same day it is delivered. Sod shall not be left on pallets in the hot sun. Contractor shall be responsible for any and all damage to sod not installed on day of delivery. 4. Unroll sod carefully and place in staggered pattern of strips. Sod shall be installed against adjacent strips to eliminate joints and edges. 5. Trim sod to conform to lawn shapes designated in the Planting Plan. DIGA ~RT . -----. . I, n T.M, DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA The Owner shall have a soil analysis made after completion of rough grading. The Contractor shall incorporate all soil amendments and fertilizers prescribed herein. The soil preparation specified below shall be adjusted accordingly to the analysis after approval from the landscape architect. A. Planting Preparation 1. Slope Texturing a. Cut Slopes: These surfaces shall be roughened in a horizontal direction following the contour of the slope. The roughened texture shall be made by hand raking or similar mechanical means. b. Fill Slopes: These suriaces shall be compacted and finished and also roughened in a horizontal direction following the contour of the slope. The roughened texture shall be made by hand raking or similar mechanical means. 2. Weed Eradication Procedures a. Manually remove all existing vegetation and dispose of it off-site. b. Fertilize all planting areas with fertilizer based on Soil Labs recommendations. (See Planting Detail Sheet). Add any and all soil amendments as required, per the soil analysis. Begin watering process to activate fertilizer and additive chemicals. c. Water all planting areas thoroughly and continuously for a period of two (2) consecutive weeks. The Landscape Architect shall approve specific watering duration and frequency program designed to germinate all residual weed seeds. d. Discontinue watering process for two (2) days, then apply recommendation by licensed applicator, if perennial weeds appear on the slopes. If annual weeds appear use straight contact herbicide as per the pest control advisor's recommendations. No water shall be applied for a minimum of four (4) days following application of contact weed killer. e. Allow sufficient period of time to insure that all weeds are dead. f. Water all planting areas thoroughly and continuously for a period of three (3) weeks. A shorter watering period may be permissible at the discretion of the Landscape Architect and/or the pest control advisor. Discontinue the watering process for one (1) day prior to the second application of the herbicide spraying. Re-apply the spraying operation with a straight contact weed killer, as per the pest control advisor's recommendations. Allow a minimum of four (4) days without irrigation, for effective final weed kill. g. Clear all desiccated weeds from the slopes to the finished grade. h. Water all planting areas on the regular irrigation controller schedule for three (3) consecutive days prior to the hydroseeding operation. i. Then allow planting area soil suriace to dry out for one (1) day only, prior to the hydroseeding application. Care must be taken not to allow the soil suriace to be super-saturated with water prior to the hydroseeding installation. At the same time, the soil suriace should not be dry. There should be some residual moisture within the first 1/2" of soil surface. j. Begin the hydroseeding operation in all areas, as specified. 3. Planting Plant trees and shrubs as called out where indivated on Planting Plan and as detailed on Planting Detail Sheet. Substitutions of plants will not be accepted unless approved in writing by Landscape Architect. Install planting tablets as called for in legend. Plant all container grown plants in planting pits two (2) times wider and two (2) times deeper than the container. Thoroughly mix the specified materials found in the soil analysis and those specified in the Planting Detail Sheet, with the site 4. Re-seed all bare spots in turi areas at two (2) week intervals and maintain until an even stand of turf, without bare spots, is obtained. Re-seed all slope areas that fail to germinate evenly. Repair all eroded suriaces at no cost to the Owner. 5. Damage to any planted area shall be repaired immediately. Depressions caused by vehicles or foot traffic shall be filled with topsoil, leveled and replanted. Exterminate gophers, moles and repair damage. 6. The project shall be so cared for that a neat, clean condition will be presented at all times to the satisfaction of the Owner and Landscape Architect. The Landscape Contractor shall be expected to make a minimum of one weekly visit for maintenance purposes. 7. At the end of the maintenance period, all areas that have been planted shall be fertilized with commercial fertilizer, analysis and rate of application shall be per the soils report. 8. The Contractor shall request a final site visit seven (7) days prior to the end of the maintenance period. This request shall be written and directed to the Owner and the Landscape Architect. Upon written acceptance of the project, the Contractor shall be relieved of any further maintenance. C. Guarantee All turf, hand-planted and hydroseeded ground cover, and shrubs shall be guaranteed to live and grow to a period of ninety (90) days after installation and acceptance by the Owner. Trees shall be guaranteed for one year. Any material that fails to grow through the specified maintenance and guarantee period shall be replaced by the Contractor at no cost to the Owner. D. Observation 1. Observation visits specified her1;1in shall be made by the Landscape Architect or his representative. The Contractor shall request observation at least two (2) working days in advance of the time that the observation is requested. 2. Observation visits are suggested for the following parts of the work: a. Upon completion of grading and soil conditioning prior to planting. b. When trees are spotted for planting, but before planting holes are excavated. c. Written acceptance of the project to release the Contractor from further maintenance shall occur after Final Observation with the Owner or his representative at the end of the maintenance period. E. Verification of Dimensions 1. All scaled dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and quantities, and shall immediately ,1otify the Landscape Architect of any discrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any area where there is such a discrepancy until approval for same has been given by the Landscape Architect. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE ~ CITY OF CARLSBAD ~ 1-----+---ii------------------f----f---t---t-----J ~ PLANNING DIVISION LJ_§_j ~L=AN=D=s=c=AP~E~IM=P==R=o=v:::EM==E=N==T==PL:::A=N==s==FO:::R=: =======~====; soi I, prior to backfilling of planting pits. r----::::==:::::---,-------------------------ll-1_-_-_-_-_---jt ____ ---__-_--+t_-_-_-_-_-_-_-_-_-_-_-_-_---__-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_-_---__-_-_-_-_-_7----__-_-_-_-_-+r_-_-_---__-_7--_-_-_-_-_-+r_-_-_-_----Jl \..p-t-l.DSC-4.p~ ~~'v v,. Murpny "'if, 1-._,¼Cr 4.:% ROBERTSON RANCH WEST VILLAGE -BLUFFS CARLSBAD,CA -:?'~i}-C!.,.~ (7 ..i ~ I" LU IJ.. , ...-n rr , ~ Sigrra 7-31-16 PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL PLANTING SPECIFICATIONS APPROVED ~' I f-, E.:{\...e,1f 't· U-\ ._,, . PLANNING DATE INITIAL DWN BY: PROJECT NO, DRAWING NO. CHKD BY: CITY APPROVAL RVWD BY I CT 13-03 I 480-3Q 1ST CD REVIEW: 12/16/15 2ND CD REVIEW: 2/26/16 3RD CD REVIEW 3/23/16 633