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HomeMy WebLinkAboutDWG 480-3S; CT 13-03; ROBERTSON RANCH WEST VILLAGE TERRACES; 01-15LEGEND . ~ FF GF PE TW TF BW TS BS CB FG FS HP LP FL oc CB TG INV BB ~ 1.0% 4:1 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 ....--a1-_,, PROPOSED CONTOUR ,--31 _,,,, EXISTING CONTOUR -:::--. ( c.::::)) BERM-BUILT-UP --LANDSCAPE GRADE e -DETAIL REFERENCE -SHEET LOCATION ~ --SECTION REFERENCE t:7--SHEET LOCATION CONSULTANTS CIVIL ENGINEER RBF CONSUL TING 5050 AVENIDA ENCINAS CARLSBAD, CA 92008 PHONE: (760) 603-6252 CONTACT: DAVID WIENER LANDSCAPE ARCHITECT SUMMMERS/MURPHY & PARTNERS, INC 34197 PACIFIC COAST HIGHWAY, STE 200 DANA POINT, CA CONTACT: WIL PINAROC PHONE: (949) 443-1446 NOTES 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. Knowwhafi. below. can before you dig. -----,---· s LANDSCAPE DRAWINGS FOR: TERRACES SALES TRAILER LOTS 323&324 AT CARLSBAD, VICINITY CfTY OF OCEANSIDE PllGHWAY, _/& PACIFIC OCEAN MAP A. Prior:to obtainingoccllllancy the landscape architect of work sh.all reviewlinspei,:t the pr('.>ject including alt areas surrounding each phase !lnd sutm1i! the ''Ccrtiftoation .of Completion" fotm as available throogl-i the City ( city t'or.m P25- D). Also provide an irrigation schedu1e and landsca,pe and irrigation maimenan<:e schedule as required 1,y the city water ordinam:e as tb!JovtS: I) An irrigation watering schedule shall be prepared by the professfor;al of record for all la11dseapi;o projects subject to thli: Water Efficient Landscape Ordinance. The schedule shall be submitted io the City prior to granting a permit of occupam:y and 1,hall include the. following information: a) A des©"1ptlon Qi' the autornatic lrrig;ition system that wHl be used for the project. b) The .ETo data reli-ed on to develop the irrigation schedule, including the source of the data. c) The time period when overhead iri-igation will be scheduled a:nd confirm that.no overhead irrigation shall be used .between 6:00 a.rn. and. I 0:00 p.m. d) The paran\e1ers used for setting the irrigation syStelil controller for watering times for 1. The plant establishment period ii. Established landscaping 01. temporarily irrigated areas w.. Oiflernrtt s.,asons <1nring the year e) The considei"ation Used for each station for the following fa.ctor~: 1. The days between irrigation ii. Station run time .in minutes for each irrigation event, designed to itvoid runoff iii Number of cycle starts required for each irrigation event, designed to avoid rnt1Qff 1v, Amount of water to be applied on a rt)Onthly basis v, The root depth setting vi. The plant type setting vii. The soiltype viii. The &lope factor ix. The ,'liiade factor ROBER17 SON CALIFORNIA RANCH LOCATION MAP ~ ' 'o/~ ~o~ ,,.o"' c~"' - ,<) <l'_, rp "Ye, -,,_, cl#;~~ " "" ;, lo -t, <l'_. ?~' 00 ~ f, "' " \ r ' ?o\\"\s ,:, PROJECT SITE To < ,. 't, ' '.I 7 N.QT TO ;. ~ SCALE ~ ~ 2) A maintenance schedule for the landscaping and Jtt(gation system shall be pr~l\d for all landscape pr<>jects subject to the Wmer Efficient. Landscape Ordinance. The schedule shar! be sqbmitte.d to the City prior to granting a permit of occupan,,y and sha.ll inolude J:lf(1visions for the fol-lowing: a) (',eneral Lamlse<1pe and.Ii:rigatiov.Maimena~, The sclledule s~ll , identify the entiry that will be responsible for Jl'l.aintenance and shall provide for all of the general !andseape and. irrigation maintenance requirements. b) 'Nater Efficient Landscape J\1'aintenance, In addition to the general mail'lte.nance .requirements, the maintenance schedule for .landscape projects that arn subject to the Water Efficfent Land&c,i.µe Ordinance shall. include provisions to: s;) Maintain and operate the landscaping and irrigation systeiTi dll the J}roµerty Cl'.>nsistent with thr _11,'IAWA. d) Maintain the irrigation system to meet or exceed an irrigation efficiency l'!tce!isary u, meet MAWA. e) Replace broken or malfunc"tioning irrigation system components with components of the same materials and speciflcations, their equlvalent or bettei:, Ensure that wherr vegetation is replaced, replacement pfantings are representative of the hydrozone i1' which the plants were nimoved and are typical ofthe w;tter use requlTements ofthe plants removed, so that th,;: replaced vegetation does not result in mixing high wat{lr use plants with low water use plants in the same hydrozone. B. ,PriOr to seci.;rity release the landscll!}e archi1e.ct ofwork shall review/inspect the project and provide a certification letter for release of seei!ritie$ (eiw fwm P25- E), and the following: 1) The security xelease letter $hall certify that he or she has inspected the work and that the project complies with the foJlowing co:nditi01;,s: a) Has been maintalrted in substantial conformance to the ap-proved plans. b) Is 1;rowing in a healthy ai1d .tli!riving condition. .:;) AJ1 plantings required u!!der Section IV,E of the U,ndseape Manual n.ave ooen estahl.ished as ap effecti'<'e s1.1rfaoe erosiert oo!ll"l'Ol. dj There is ao evid!lflce of exeesS'iv11 t\lil oi'ffr<!fm tlre n:riga,tk)11 systeiii causing a soil erosion J')l"Oblem. e) Ass.built lamlsca:pe plans for the bonded wo:rk shall be s.ubmltted to at'!d approved by the City, DRAWING INDEX: SHEET TITLE SHEET NUMBER TITLI= SHEET 1 CONSTRUCTJOf\ PLANS 2 CONSTRUCTION DETAILS 3 CONSTRUCTION DETAILS 4 CONSTRUCTION DETAILS 5 CONSTRUCTION SPECIFICATIONS 6 fRRIGA TJON PLAN 7 JRRIG. LEGEND-NOTES 8 IRRIGATION DETAILS 9 IRRIGATION DETAILS 10 IRRTG.SPE:CIFJCA !TONS 11 TREE PLAN 12 SHRUB PLAN 13 PLANTING DETAILS 14 PLAN7ING SPECIF/CA nONS 15 -------+-----------! DECLARATION OF RESPONSIBLE CHARGE: CONSISTENT WITH CURRENT STANDARDS. I HEREBY DECLARE THAT I AM THE LICENSE.[) 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 I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE Ci?\' OF CARLSBAD AND SAN DIEGO COUNTY BEPARTMENT OF ENVIRONMENTAL HEALTH IS CONFINED TO A REVIEW ONLY ANO DOES NOT RELIEVE ME, AS THE LICENSED DESIGNER OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. THESE PLANS HAVE BEEN PREPARED IN SLJBSTANTIAL CONFORMANCE WITH Tl>IE APPROVED LANDSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN, FIRE PROTECTION PLAN, ANO ALL CONDITIONS OF APPROVAL RELATEV TO LANDSCAPING. BY ~ kd)l~ PKONE NC: ( ) 949 443-1446- REGISTRATION NO: 1881 EXPIRATION DATE: WATER EFFICIENT LANDSCAPE DECLARATION: 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 MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. "' f61u~ PHONE NO: ( ) ~ _44_~;_1'-'-". ~---~- REGISTRATION NO: 1881 EXPIRATION DATE: 07-31-2016 BACKFLOW PREVENTER TESTING: ALL IRRleJATION 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· HTIP:/NvWW.CARLSBADCA.GOVISERVICESIDEPARTMENTS/WATERIDOCUMENTS/RECYCLEDWATERBACKFLOWTESTERLIST.PDF FOR RECYCLED OR 1-lT'fP://IJ/WW.CARLSBADCA.GOV/SERVICESl□EPAll.TMENTS/WATER/DOCUMENTS/WATERBACKFLOWTESTERLIST.PDF FOR POTABLE OR CALL (760) 438-2722. INSPECTION PROCEDURES: 0 (0 r· 0 C'J 0J r· I-iN LU (/) 0 w z 1-· ~ c5 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 "CEF\TIFICATION OF COMPLETION" FORM. A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY TKE 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 70 BEGINNING LANDSCAPE WORK: THE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK ANO THE DESIGNER OF WORK SHALL REVIEW THE i"ROJECT U~ILl1'\' LOCATIONS AI-W REVISE PLANS ACCOROINGL Y TO FULLY SCREEN ALL UTILITIES moM VfEW ANO f\ll:OTECT ALL UTILITIES (ABOVE & BELOW GRADE) FROM INVASIVE PLANT GROWTH AND ROOTS. RCE __ _ REVIEWEbBY INSPECTbR "AS BUil T" EXP. ___ _ DATE DATE 1-------------1----+-----------+----+--------+---I--------I I SH1EET I CITY OF CARLS BAD ~5 PLANNING DIVISION L1§_j :=:===-============'-'==== APPLICANT: TOLL BROTHERS 725 WEST TOWN AND COUNTRY ROAD, SUITE 200 ORANGE, CA 92868 PHONE:650 377-5810 CONTACT: GREG DEACON PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 1-----+-------+-----------------+---+-------+-------+-----t LANDSCAPE IMPROVEMENT PLANS FOR: DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD,CA TITLE SHEET . I APPROVED: ~ q-~~_;,-fr ,;.z,-f .1c,, PLANNING DWN BY: PROJECT NO. DRAWING NO. CHKD BY: CT 13-03 480-3S I CITY APPROVAL RVWD BY: 1ST CD REVIEW: 12122/15, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW: 02/26/16 1 640 z 0 0 ::, a::: r- UJ z 0 0 0::: 0 u_ r- 0 I aJ ~ ---- --·- • = I ; • z • i PA • = = • 12% MIN • COPYR00,\1 z • = I OFFICG1 OFflCE2 ; • = • I TEMPORARY SALES TRAILER • I ; • I • : • z i TRAP FENCE, SPECIALTY PAVING, IRRIGATION AND PLANT MATERIALS IN THE PARKWAY (R.O.W.) AREAS ARE TEMPORARY. AT THE END OF TEMPORARY SALES TRAILER AND MODEL USE, THESE INSTALLATIONS SHALL BE REMOVED AND REPLACED WITH PERMANENT PAVING, IRRIGATION AND PLANT MATERIAL PER THE CITY APPROVED STREET LANDSCAPE PLANS (DWG 480-3L). L PA CHASE COURT P=129.0 SALES AREA Knowwltat's below. REFER TO LANDSCAPE PLANS FOR THIS AREA (DWG480-3L) BY THE LIGHTFOOT PLANNING GROUP CaU before you dig. ·,,:; ! µ_'.;:fr \~Jl\./.J: REFER TO ui:f:J"DSGAPE PLANS FOR THIS AREA (DWG480:3l)J3Y.I_HE LIGHTFOOT PLANNING GROUi='··--- N "' "' ff':11:1:1--+-------_ __,._ 18' C") 26' -(L rn >-I- 18'TYP. co PA 0 ,,- PA C") ,,- I ! PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DA.NA POINT, CA 92629 PHONE: 949 443-1446 CONSTRUCTION NOTES: FINISH SC LE 1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADJUST AS NECESSARY WHILE 1-----------------------------tl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l!iAGE SYSTEM SMALL BE REQUIREO. REFER TO CIVIL ENGINEER'S PRECISE GRADING I DRAIIIAGE PLANS FOR DETAILS 83 SCALE: 1" = 1 O' -O" NORTH 0 10 20 INITIAL DATE 30 INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL 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. SITE S-1 S-2 S-3 S-4 S-5 5-6 S-7 S-8 S-9 PRODUCTION CONCRETE SIDEWALK REFER TO ENGINEER'S PLANS AC PAVING REFER TO ENGINEER'S PLANS HANDICAPPED PARKING STALL AND LOADING ZONE INTERLOCKING PAVERS 2 3 PAVER SPECIFICATIONS TO MATCH RELOCATED PAVERS FROM EXISTING TOLL BROTHERS TRAILER AT THE "RIDGES." CONTRACTOR TO COORDINATE AS-BUILT SPECIFICATIONS FOR All EXISTING PAVING MATERIAL, COLORS AND FINISHES. INTERLOCKING PAVER STEPS 5 4 PAVERS: MATCH ADJACENT INTERLOCKING PAVERS MASONRY PILASTER AT STEPS VENEER: CORONADO STONE MOUNTAIN STRIP STONE -CARMEL MOUNTAIN CAP: MATCH VENEER HANDRAIL COLOR: BLACK 2 5 2 5 4 4 MASONRY PILASTER 2 5 VENEER: CORONADO STONE MOUNTAIN STRIP STONE -CARMEL MOUNTAIN CAP: MATCH VENEER MASONRY WALL AT COURTYARD 3 5 VENEER & CAP, MATCH ADJACENT PILASTERS S-10 STEEL/WOOD OVERHEAD STRUCTURE AT SALES TRAILER 1 3 S-11 S-12 S-13 S-14 NEW TRELLIS TO MATCH RE-LOCATED TRELLIS FROM THE SALES TRAILER AT THE "RIDGES." CONTRACTOR TO COORDINATE AS-BUILT SPECIFICATIONS FOR ALL EXISTING MATERIALS, COLORS AND FINISHES. POTS BY STEVE WOLFF & ASSOC .. (714) 282-1155 TRAP FENCE STEEL COLOR, BLACK OR SIMILAR PER OWNER SALES ENTRY SIGNAGE WOOD: REDWOOD WI CLEAR FINISH WALL PAINT: BY OWNER SALES TRAILER WOOD SLAT SCREEN FENCE WOOD: REDWOOD W/ CLEAR FINISH 3 4 4 1 5 5-15 SALES TRAILER MASONRY WALL REFER TO SALES TRAILER PLANS 8-16 NOT USED S-17 INTERLOCKING PAVERS -RE-LOCATED 2 3 APPROXIMATELY 890S.F. TO BE RELOCATED FROM EXISTING TOLL BROTHERS SALES OFFICE AT THE "RIDGES." CONTRACTOR TO COORDINATE AS-BUILT SPECIFICATIONS FOR ALL EXISTING PAVING MATERIAL, COLORS AND FINISHES, S-18 STEEL/WOOD OVERHEAD STRUCTURE AT SALES TRAILER ENTRY S-19 TO BE RE-LOCATED AND RE-ASSEMBLED FROM OTHER TOLL BROTHERS SALES TRAILER AT THE "RIDGES". -ANY BLEMISHED OR DAMAGED ELEMENTS TO BE RESTORED OR REPLACED TO ACHIEVE A NEWLY-BUILT APPEARANCE. CONTRACTOR TO COORDINATE AS-BUil T SPECIFICATIONS FOR ALL EXISTING MATERIALS, COLORS AND FINISHES . WATER EFFICIENT LANDSCAPE SIGN. BY SIGNAGE CONTRACTOR SIZE SIGN SO THAT IT IS VISIBLE AND READABLE FROM THE ROADWAY. SIGN SHALL BE WHITE WITH BLACK CAPITAL LETTERING AT LEAST TWO INCHES HIGH AND SHALL STATE, "THIS MODEL HOUSE USES WATER EFFICIENT LANDSCAPING AND IRRIGATION" NOTE· All PROJECT SIGNAGE AND MONUMENTS SHALL REQUIRE A SEPARATE PERMIT UNDER THE CITY OF CARLSBAD SIGNAGE REVIEW PROCESS. SYMBOL LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION PA PLANTING AREA ~ ALIGN FOB FACE OF BUILDING 0 CALL OUT EJ EXPANSION JOINT 'r_ CENTER LINE ~ ELECTRIC SERVICE BOX r STREET LIGHT PROPOSED STEP LOCATION ~ TYP. TYPICAL TRANSFORMER SLAB BOX r':." It PROPERTY LINE \ '", [> [> [> AD.A PATH OF TRAVEL 1('\ \ ~'~ '~--) EARTH MOUNDING 40 DATE JNITIAL CITY APPROVAL ---~--.,.,,.,/ APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE ___ _ EXP. ____ _ DATE REVIEWED BY: INSPECTOR DATE I S~ET I CITY OF CARLSBAD Cir] PLANNING DIVISION 5 LANDSCAPE IMPROVEMENT PLANS FOR: TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD, CA CONSTRUCTION LAYOUT PLAN APPROVED·. ,~ \ ~-~~ ~ --z..1--,(c:,, I PLANNING OWN BY: PROJECT NO. DRAWING NO CHKD BY: CT 13-03 480-3S RVWD BY 1ST CD REVIEW: 12/22115, 2ND CD REVIEW: 01122/16, 3RD CD REVIEW: 02/26116 I 640 I z 0 ~ 0 z i ~ LJJ U) 0 co § ' 1 2 ) \ 0.::: 0 J ·~ •·''\ : ' ,,.,,/ 2'-3" 10' / / '" 5' ., .., ,/ II 0 J 0 (;).I r0 2'-3" I; ✓ 5' I,, • , I -• I , ' I I I I I I I i i i I ··-: I ' ' -0--~IY=*·=·:=: .. = ... ==····==~IF=====~l~~1 i I ' ' [ : j ... 0--~ ~l:=4:IF·=-=·····=·===~IIF======R~~j 1 --,~,~!,._~3"'i:!==::;; ... ;;:-ee-•s•oc .. c::. ============::j~::';:==··~•~;=1 =======~i~·•·~>=· ·=··~··,*i=~=~I-~'~ '--,.-., -\'i // '\\ ,,,co / r i' PLAN VIEW SCALE: 318" = 1'-0" 1 I \ ELEVATION VIEW -FRONT SCALE: 3/8" = 1'-0" l ' \ ·, & I I"-.. ~ ' I'-, / I \ \ ! ,I'~ /I I' " " 0:: _J u C) ~ / /I 9 ' OVERHEAD STRUCTURE AT SALES TRAILER EXIT (SIDE) STEEL/WOOD OVERHEAD STRUCTURE AT SALES OFFICE LEGEND 1. FINISH GRADE 2. EDGING SUPPORT -REFER TO MANUFACTURER'S INSTALLATION MANUAL 7 8 3. INTERLOCKING PAVERS -REFER TO FINISH SCHEDULE 4. 1" SAND SETTING BED LEGEND 1. 2. 3. 4. 5. 6. 7. 7'' ALUMINUM CHANNEL RIM AROUND PERIMETER. CHANNEL SPLICE TO MATCH EXISTING TRELLIS TO BE LOCATED. CONTRACTOR TO VERIFY 2"x 6" ALUMINUM BEAMS 2"x 6" REDWOOD LATTICE, 12" O.C. 2"x 6" ALUMINUM COLUMNS, (2) TUBES AT EACH COLUMN LOCATION 2"x 6" ALUMINUM SPACER BASE PLATE-TO MATCH EXISTING TRELLIS TO BE LOCATED. CONTRACTOR TO VERIFY LOW STONE WALL -REFER TO DETAIL 3, SHEET 5 8. FINISH GRADE 9. ADJACENT PAVING, FINISH SURFACE 10. LOW STONE PILASTER -REFER TO DETAIL 2, SHEET 5 11. CONCRETE FOOTING PER STRUCTURAL ENGINEER'S RECOMMENDATIONS 12. BUILDING EDGE 13. POTTERY -SEE FURNISHINGS SCHEDULE SECTION VIEW -SIDE SCALE: 318" = 1 '-0" 0 7" STEEL CHANNEL 1/6" r~e--<_TYP. 2x6 REDWOOD ---~ 2x6xl{;" STEEL TUBE 0 (o,1"'/8"1" ,-< TW. (2))'4" THRU BOLT CHANNEL RIM AT CORNER (WOOD) 2x6 TO BEAM 0 2x6x)i'e" STEEL TUBE TYP. 1/8" 2x6~" STEEL TUBE 5 (SPACER) ..__,., TYP. /B' 2x6,J(" STEEL TUBE ------1--l~ 0 (SPACER) 10x11:,½" STEEL PLATE ----- (4)½''x8" WEDGE BOLT PLUS 72528D ANCHOR BOLTS 0 7" STEEL CHANNEL 2x6xi{G" STEEL TUBE 2 0-c=r-,--(. TIP. 1/8' 2,i!'x1,)1',<J,!"STEEL ANGLE (EACH SIDE) 0 7"STEELCHANNEL.F---f'-I ,-----, X' THRU SOLT PLAN VIEW BASE AND COLUMN CONNECTION BEAM TO RIM 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. • TRELLIS DESIGN INCLUDING COLORS, MATERIALS, FINISHES, AND FASTENERS TO MATCH EXISTING TRELLIS TO BE RELOCATED FROM SALES TRAILER AT THE "RIDGES." APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE 5. SUB-BSE MATERIAL -2" MIN. THICKNESS 6. COMPACTED SUB-GRADE 1----4---t-------------+----+----+---t----il SH3EET I CITY OF CARLSBAD ~5 PLANNING DIVISION LJU :=L=AN=D==s=cA==P;E-:=IN==IP==Ro==v==E==M==EN==T==P=LA=N==s==Fo==R=, =======:::'..-====: SECTION VIEW SCALE: 1"= 1'-0" fff'J1~YKING PAVING 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. PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 O,'\TE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD,CA CONSTRUCTION DETAILS I APPROVED: ~ 4 E:JL.,;:ft ;;_ -µf--i~ J PLANNING DWN BY: PROJECT NG. DRAWING NO CHKD BY: CT 13-03, 480-3S RVWD BY: 1ST CD REVIEW: 12/22115, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW: 02/26116 I 640 I z 0 ~ u ::> 0:: ~ U) z 0 u a::: 0 LL ~· 0 z l ~ LLJ (I) 0 -ca SECTION VIEW SCALE: 1/2" = 1 '-0" +/-4" TO CLEAR (!TRAILER ROOF STONE VENEER (WHERE VISIBLE) - REFER TO FINISH SCHEDULE 2. CMU BLOCK -GROUT ALL CELLS 3. FINISH GRADE 4. SALES TRAILER 5. CONCRETE FOOTING COMPACT SUBGRADE STONE CAP TO MATCH VENEER NOTE: • REFER STRUCTURAL ENGINEER'S DETAILS & CALCU JIONS FOR ALL CONNECTIONS, FOOTING, A REINFORCING INFORMATION. 4 STONE WALL ST SALES OFFICE 5 NOTE: ~EFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL, COMPACTED SUBGRADE. AND SUB-BASE MATERIAL. SECTION VIEW SCALE: 1" = 1'-0" LEGEND 14" ½" 4 1. REFER TO ENGINEER'S GRADING PLAN FOR RISER HEIGHT 2. CONCRETE FOOTING 3. ADJACENT INTERLOCKING PAVING-REFER TO DETAIL 2, SHEET 3 4. GROUT 5. STEP PAVER MATERIAL-REFER TO FINISH SCHEDULE 6. SUB-BASE MATERIAL 7. COMPACTED SUBGRADE ~~ING PAVER STEPS 4'0.C. 1 1 ~ e=====I lr============1t======! ---"I.,.-"' ;. SECTION VIEW SCALE: 3/4" = 1 '-0" LEGEND 1. 1 X 1½" TUBULAR STEEL TOP 2 AND BOTTOM RAILS, LAID FLAT :111_.: ··. 111= 2. 1 X 1½" TUBULAR STEEL POST AT 4' O.C. 3. ½" SQ. SOLID STEEL RAILS 4. F!NISH GRADE 5. CONCRETE FOOTING 6. COMPACTED SUBGRADE NOTES: .-JIJ:L WELDS TO BE CONTINUOUS AND GROUND SMOOTH. • ALL EXPOSED SURFACES SHALL RECEIVE TWO (2) COATS MOISTURE-PROOF PRIMER MID TWO (2) FINISH COATS-REFER TO FINISH SCHEDULE FOR COLOR. • ALL CONNECTORS, FASTENERS AND OTHER HARDWARD TO BE HOT DIPPED GALVANIZED. • MEMBER SIZES MAYBE ADJUSTED TO STANDARD STOCK SIZES AS NECESSARY TO REDUCE COST. 3 STEEL TRAP FENCE '?c· HANDRAIL 0 - 0 ~ 11 m_.__,.,.,.-- 11 111 111 11 iu 1=--· DETAIL 2, TH!S SHEET INTERLOCKING Sl'EPS i' > _-: II ~ Iii~~ FOOTING AT GRADE SCALE: NOT TO SCALE STONE PILASTER DETAIL 2, SHEET 5 "' 1 f- LI SECTION VIEW SCALE: 3/4" = 1 '-0" PROJECT SIGNAGE PREPARED BY: NOTES: ELEVATION VIEW -FACING PARKING SCALE: 3/4" = 1'-0" • REFER TO STRUCTURAL ENGINEER'S DETAILS AND CALCULATIONS FOR ALL CONNECTIONS, REINFORCING AWD FOOTING INFORMATION • ALL CONNECTORS, FASTENERS AND OTHER HAROWARE TO BE HOT DIPPED GALVANIZED. • PAINT OR STAIN WOOD PER FINISH SCHEDULE (IF PAINTING, TREAT ~•-L EXPOSED SURFACES WITH (2) TWO COATS MOISTURE-PROOF PRIMER AND (2) TWO FINISH COATS -REFER TO FINISH SCHEDULE FOR COLOR . I V8 I I L_j I L __ _j ALL PROJECT SIGNAGE AND MONUMENl'-S SHALL REQUIRE A SEPARATE PERMIT UNDER THE CITY OF CARLSBAD SIGNAGE REVIEW Pl'{OCESS. ~ 6" I I I I u 24" L -_J LEGEND 1. ½" X 2" SQ. TUBULAR RAIL 2. ADJACENT STEPS 2 HANDRAIL I I I I I I I I ' u I o-1~-_J SECTION VIEW SCALE: 1" = 1 '-0" 3. 1-1 /2" SQ. TUBULAR Sl'EEL POST 4. CONCRETE FOOTING "' 6' TERRACES AT CALSBAO 2" ELEVATION VIEW -FACING STREET SCALE: 3/4" = 1'-0" LEGEND 1. ALUMINUM SHEET FINISH, PAINTED & SEALED CAN STRUCTURE, ALL SIDES, COLOR: SW7028 "INCREDIBLE WHITE" 2. VINYL COPY -BY OWNER 3. 1x4 PLANT-ON WOOD ACCENTS, COLOR TO MATCH SALES OFFICE WOOD SLAT SCREEN FENCE 4. FINISH GRADE 5. 4x8 WOOD POST/FRAME 6. CONCRETE FOOTING 7. WOOD BASE BOARD, FRONT AND BACK FACES ---.---jH 12" I I I I I I I I LJ L -_J APPROVED FOR IRRIGATION HANDRAIL FOOTING SCALE: 1" = 1 '-0" AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE I S~ET I CITY OF CARLSBAD I s75Ts I PLANNING DIVISION ·-LANDSCAPE IMPROVEMENT PLANS FOR: TERRACES SALES TRAILER AT ROBERTSOI~ RANCH CARLSBAD.CA CONSTRUCTION DETAILS SUMMERS/MURPHY & PARTNERS /--«µ_,\ Gt-'31 ..• ;,{t 1---+-----t----------------+---+----+---f---i 1-AP-PR_o_vE_o_: --~--. /~(~------ LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION PLANNING DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL DWN BY: PROJECT NO. DRAWING NO. CHKD BY: CT 13-03, 480-3S RVWD BY: 1ST CD REVIEW: 12/22/15, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW: 02/26/16 I s40 I ® Know what's below. CaH before you dig. ' ~~"'" 8 ' ·,:;::, ,·- ~r 1<· ,· .. V ' ~~--I 1 ~ ~-C/ ~u 2 "'' ~ \;".\ " 6 • i~ r/ ,', 7 / r0 I <1 LEGEND 1- 2. 3. STONE VENEER -REFER TO FINISH SCHEDULE 8X8X16 CMU BLOCK, GROUT CELL SOLID W/ REBARS FINISH SURFACE, ADJACENT INTERLOCKING PAVING 4. CONCRETE FOOTING W/ STEEL REBAR 5. COMPACTED SUBGRADE 6. GROUT BLOCK 7. FINISH GRADE 8. STONE CAP -REFER TO FINISH SCHEDULE NOTE: • REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE, REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL. ' ' II ' " • I' "\ • I' "\ rn, ,, • I' "\ ELEVATION VIEW SCALE 3/4" = 1 '-0" LEGEND 1. 1x4 PLANT-ON WOOD ACCENTS - REFER TO FINISH SCHEDULE 2. 6x6 WOOD POST, ±6' O.C. 3. FINISH GRADE 4. BUILDING EDGE 5. CONCRETE FOOTING cl ' ' ' -"''+-'-.... 5 ~~~ ~,"' NOTES: SECTION VIEW SCALE: 3/4" = 1 '-0" • REFER TO STRUCTURAL ENGINEER'S DETAILS AND CALCULATIONS FOR ALL CONNECTIONS, REINFORCING, FOOTING INFORMATION, AND FOR ACTUAL POST AND FOOTING SIZES. • 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 AMO (2) TWO FINISH COATS-REFER TO FINISH SCHEDULE FOR COLOR. 3 LOW STONE CHEEK WALL 1 WOOD SLAT SCREEN FENCE I_ 1 1 _ii , 1==1 11 11 1==111 =1 l==I 11--111==1 , ,-_1 11==1 1 1-1 1 1--'-~1:l::Ln7--1 1 , SECTION VIEW 0-~ SCALE: 1" = 1'-0" 2 LOW STONE PILASTER LEGEND 1. 2. 3. 4. 5. NOTE: COMPACTED SUBGRADE STONE VENEER-REFER TO FINISH SCHEDULE 12X8X8 HALF CMU BLOCK, PINWHEELED, GROUT CELLS SOLID W/ STEEL REBARS GROUT BLOCK ADJACENT PAVING CONCRETE FOOTING DECORATIVE PLANTER BOWL- REFER TO FINISH SCHEDULE SLEEVE FOR IRRIGATION DRIP LINE AND DRAINAGE (OPTIONAL) • REFER TO SOILS ENGINEER'S REPORT FOR MINIMUM THICKNESS OF CONCRETE. REINFORCING STEEL, COMPACTED SUBGRADE, AND SUB-BASE MATERIAL. APPROVED FOR IRRIGATION AND PLANTING ONLY,. INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE 1----1---+------------------+----+---+----+--I I SHSEET I CITY OF CARLSBAD I SH1E5ETS I PLANNING DIVISION ~===::,.=::============;::====='-=== LANDSCAPE IMPROVEMENT PLANS FOR: 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 TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD,CA CONSTRUCTION DETAILS APPROVED: PLANNING OWN BY: CHKD BY: CITY APPROVAL RVWD BY PROJECT NO. CT 13-03 DRAWING NO. 480-3S 1ST CD REVIEW.12/22/15, 2ND CD REVIEW. 01/22/16, 3RD CD REVIEW. 02/26/16 [64QI z 0 11-,,.,,,_, ' (J, "''"',.,."'\i "~-J et: .,_ (f) z 0 u et: 0 LL,,, .,_ 0 .,_ LU (/) C::) ro A. Contractual Relationship In the pertormance of this contract, Contractor shall hold Landsca'pe Architect and Owner harmless from any and al! If ability, costs and charges arising out of, or in connection with, contractors, employees, or it's agent's negligence, omissions, errors. B. Errors or Conflicts lf 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 all labor, material, 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 afl underground utilities, electric cables, conduits, sprinkler lines and all utility lines prior to any construction. I. 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 al! 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 dlmension 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 draln 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 toot unless otherwise indicated on the drawings. Contractor to verify al! 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 in 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 thorough_ly compacted between. C. Clean-Up and Testing 1. Prlor to covering of trenches, drain line and basihs shall be checked to insure proper flow and water tightness. 2. The piping systems shall be flushed and deaned 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. II! Knowwhat's below. call befure you dig. IV. CONCRETE Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all concrete Ratwork 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 I!, !II, 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, se!f leveling or mult!-part polyurethane construction sealant by L. M. Scofield, in matching color. 9. Curing Material -Hunts process MD7C. '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 !ess 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 surtace. 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 alf 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, surface to be washed with a dilut-ed solution of muriatic acid and water, and brushed to reveal surface lines. Surface must be continuously wet to avoid acid bum. 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 neeessary incidentals for the completion of all block masonry as shown on 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 !I, low alkali 3. Sand -Clean, well graded ASTM designation C-144. 4. Water -Water used shaH be of potalole 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 vol.ume, 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. Horizon ta! joint-s 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. Rein-forcing 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 i. Grout all cells with vertical steel solid as shown on the drawings. 2. Grout a:11 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 specificaf1ons. 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 !I, Ill, or V !ow alkali single brand throughout. Refer to Soils Engirieer'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 Hme 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 al! 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 on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for wc1lls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locattons. D. Cutting of Masonry 1. Use masonry saw for brick cuts unless specified otherwise. Bricks cut less than 1/2 length shafl 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 afkali 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. VI 11. 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/a" bolt holes for all hardware. 3. Ease a!/ top edges of exposed lumber for bench tops; !ow walls, etc., where surface contact is provided. 4. Post base -set post 90/umn 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 smoo1h 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 tubin.g il'l sizes shown on the drawin.gs 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 'Par-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, Jst-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 'Rusto/eum' 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 BUil T" RCE ___ _ EXP. ____ _ DATE REVIEWED BY: INSPECTOR DATE 1--------+-----+-----------+-----+----+---+---II SH6EET I CITY OF CARLSBAD ~5 PLANNING DIVISION L__1U ~==:'.,'.::================~=~ LANDSCAPE IMPROVEMENT PLANS FOR: 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 DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD, CA CONSTRUCTION SPECIFICATIONS I APPROVED: ~ :; ..... ..f. i.., __ I cq--~1,..,&- PLANNING DWN BY: I PROJECT NO. I DRAWING NO CHKD BY: CT 13-03 480-3S RVWD BY 1ST CD REVIEW: 12/22/15, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW: 02/26/16 I 540 I I I-- LU (/) 0 r:o 0 0 OFFICC 1 D TEMPO I SALES TRAILER I : i 1/4" ~ 114' 1 lc==='===ca=7nlo --·--- it. I TRAP FENCE, SPECIALTY PAVING, IRRIGATION AND PLANT MATERIALS IN THE PARKWAY (R.0.W.) AREAS ARE TEMPORARY. AT THE END OF TEMPORARY SALES TRAILER AND MODEL USE, THESE INSTALLATIONS SHALL BE REMOVED AND REPLACED WITH PERMANENT PAVING, IRRIGATION AND PLANT MATERIAL PER THE CITY APPROVED STREET LANDSCAPE PLANS (DWG 480-3L). Know what's below. can before you dig. CHASE COURT REFER TO LANDSCAPE PLANS FOR THIS AREA (DWG480-3L) BY THE LIGHTFOOT PLANNING GROUP ----------,,, ~NTRY / EXIT ~\\~ \ \ \ \"' .,.~ """" "'\"' \ \ \"'"""' . "'"' "'"' "'"'"" """'"""" ""\ \"' "'\"' I I ..- 13.0 S-ORIP ID I] z 0 z ' -· I 11/4" 4 4 4 4 3/ " ~ 1111 1114" ..-1 ..- 7--31-16 Renewal IY<Jte ... . -* ,.,.. F CAL\ I / / PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 WORST CASE WATER PR.ESSUR:.f CALCULA 'T'IOUS ! . WATER METER NUMBER A WATER METER Sl2E 1 "' HYDRAULIC GRADE LINE (FT) 349 WATER METER ELEVATION (FT) 121 ELEVATION DIFFERENCE (FT) 222-STATIC PRESSURE (PSI) [ 96 REMOTE CONTROL VALVE# A.1 REMOTE CONTROL VALVE Sl2E lo RC.V. DEMAND (GPM) 13 TOTAL DEMAND (GPM) 13 HIGHEST HEAD SERVED (FT) 130 STATIC PRESSURE AT HIGHEST HEAD 20 .. • SIZE DESCRIPTION FLOW # PSI LOSS 1" SERVICE LINE (5D FT OF TYPE K COPPER) 13 1 3.2 PSI 1" WATER MEl'ER (TURBO TYPE) 13 2 1.0 PSl NIA STRAl!!IER ASSEMBLY .' 0 3 0,0 PSI 0/'EN • 0 4 0,0 PSI 1.25" fSOLATION VALVE • 13 5 1.2 PSI . NIA ASSEMBLY PIPING ' 0 6 0.0 PSI 1" PRESSURE REGULATOR 0 7 0.3 PSI OPEN 0 8 0.0 PSi 1.25" H!O' FEET OF MAINLINE: CL SCH40 PVC PIPE 0 9 2.1 PSl OPEN • 0 10 0.0 PSI OPEN 0 11 0.0 PSI Of'EN . ' 0 12 O.d PSI 1-" REMOTE CONfflOL VALVE 13! 13 1.5 PSI -10% LATERAL LINE LOSS • . NIA 14 0.9 PSI 20% FITTING LOSS (IN ADDITION TO ELBOWS SHOWN) NIA 15 2.1 PSI 3 ELEVATION CHANGE (P O.C TO HIGHEST HEAD) NIA 16 1.3 PSI • TOTAL SYS1EM PRESSURE LOSS (SUM OF i/1 THRU #16) 17 13,6 PSI PRESSURE REQUIRED AT HEAD . 18 20.0 PSI TOTAL PRESSURE REQUIRED (SUM Of 1117 AND #18) • 19 33.8 PSI STATIC WATER PRESSURE {FROM ABOVE) 20 96:1 PSI RESIDUAL PRESSURE (SUBTRACT #20 FROM #21) • 21 625 PSI SET PRV ORMCV AT (#19 PLUS 10PSI) ; 22 43.6 PSI SCALE: 1" = 10' -O" NORTH 0 10 20 30 40 : PIPE SIZING CHART 0TO5 GPM 3/4" SCH 40 PVC PIPE 5 TO 10 GPM 1" SCH 40 PVC PIPE 10 TO 15 GPM 1-114" SCH 40 PVC PIPE 15 TO 25 GPM 1-112" SCH 40 PVC PIPE 25 TO 35 GPM 2" SCH 40 PVC PIPE 35 TO 50 GPM 2-112" CL. 315 PVC PIPE 50 TO 100 GPM 3" CL. 315 PVC PIPE NOTE: CON ~ACTOR SHAI L SIZE ALL LA I t:RAL L1NtcS PEr ,re SIZING CHART, N NO INSTANCE SHALL PIPE SIZE EXCEED DESIGNATED GPM RANGE. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. __ _ DATE REVIEWED BY: INSPECTOR DATE f-----+----+--------------t---+---+----+------1 I SH7EET I CITY OF CARLSBAD ~5 PLANNING DIVISION i_J_§__ __ j :====--==========='--'===.:: 1-----1---t--------------+---l---t--+---I LANDSCAPE IMPROVEMENT PLANS FOR: TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD, CA 1-----1---t--------------+-----l---t--+---I I APPROVED: 1----1---t--------------+------+---t--+----J PLANNING DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INJTIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL OWN BY: PROJECT NO. DRAWING NO CHKD BY: CT 13-03. 480-3S RVWD BY: 1 ST CD REVIEW: 12/22/15, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW: 02/26/16 I 640 I (l:'.'. 0 LL 1-- 0 z 1--w if) 0 I IRRIGATION NOTES DETAIL (SHT/DET) SYMBOL MANUFACT. MODEL NO. / DESCRIPTION GPM PSI 1. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS TREE BUBBLERS 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. 10/5 V TORO 570Z-6P-COM-FB25PC -6" POP-UP BUBBLER HEAD, EACH SYMBOL REPRESENTS TWO (2) .25 (0.5) 30 BUBBLERS PER TREE, PLACE BUBBLERS AT EDGE OF ROOTBALL ON OPPOSITE SIDES OF 2. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING TREE TYPICAL UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE TERRACES TRAILER@ ROBERTSON RANCH LOT 3231 SALES TRAILER LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE SUB-SURFACE DRIP SHRUB AREAS PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE -PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE 1/2912016 OWNER'S REPRESENTATIVE. 9/5,6 ~ / / r,:,,_/ -TORO RGP-218-01 DL2000 DRIP TUBING WI .5 GPH EMITTERS 18" ON CENTER, INSTALL TUBING ROWS A MAXIMUM OF 16"-18" APART MAXIMUM APPLIED WATER ALLOWANCE: & 10/6 /l,/Y ' -IN SHRUB AREAS. ALL TUBING SHALL BE INSTALLED 2" BELOW FINISHED SOIL GRADE W/ 9" WIRE STAKES 3. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ,v// FIVE (5) FEET ON CENTER; VERIFY THE LAYOUT AND SPACING IN THE FIELD PRIOR TO STARTING WORK TOTAL MAWA=(Eto)(0.62)[(0.55 x LA) + (0.45 x SLA)J ARCHITECTURAL PLANS BEFORE BEGINNING WORK. "" '{ //,, Eto factor ETAF AREA 188,862 Gal.!Yr TORO CA-710 COMPRESION FITTING FOR CONNECTION BETWEEN PVC LATERAL LINES AND DRIP TUBING 4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO LA 47.0 0.62 0.55 11,784 = 188,862 252 ccflyr PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. NO SYMBOL TORO ALL CONNECTIONS BETWEEN DRIP TUBING SHALL BE MADE USING DL-2000 "LOC-EZE" FITTINGS $LA 47.0 0.62 0.45 0 = 0 DRIP EMITTERS -FOR PLANTER POTS 5. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGN CLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS. 10/12 TORO 15GAL SHRUBS WILL REQUIRE ADDITIONAL IRRIGATION FOR ESTABLISHMENT. LOCATE IN FIELD AS NEEDED. SEE PLANTING PLAN. TOTAL ESTIMATED APPLIED WATER USED: 175,446 Gal./Yr 6. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY EQUIPMENT AS EACH EMITTER TO INCLUDE A TORO (TURBO-SC 2gph EMITTER), (STAKE), AND (XQ DISTRIBUTION TUBING TOTAL EAWU=(Etox 0.62) x {/HA x PF)l!E) + SLA)] 235 ccflyr SHOWN ON THE PLANS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN -MAX. LENGTH OF DISTRIBUTION TUBING TO BE 6', ADD STAKES AS NEEDED) CONDITIONS EXIST THAT WERE NOT EVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BE BROUGHT TO THE 10/9 * TORO T-DAK15 ADJUSTABLE EMITTER WITH STAKE FOR POTS .. 25 DISTRIBUTION TUBING TO BE INSTALLED AWAY FROM VIEWS. Percentage of MAWA used : 93% ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK OR Calculations . THE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGES DEEMED NECESSARY BY THE OWNER. 10/8 <E) TORO PROVIDE A FCH-H AUTOMATIC FLUSH VALVE AT END/MIDDLE OF DRIP LINE 3/4" PCV FLUSH MANIFOLD LINE, INSTALL FLUSH VALVE INSIDE A SEP ERA TE VALVE BOX, ONE AT THE END OF TUBING RUNS IN EACH DIRECTION. INSTALL MIN. ONE FLUSH VALVE PER 1000' Hydrozone #1 (Med. Shrub Drip) (HA) (PF) (SLA) 7. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. OF TUBING IN EACH DIRECTION ON DRIPLINE FLUSH MANIFOLD. INSTALL 18" FROM PAVING. INSTALL ALL FLUSH EQUIPMENT PER 5,9G8 X 0.5 CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, MANUFACTURER'S SPECIFICATIONS. ( 47.0 X 0.62 ) x[( ) + 0 " 106,271 Ga/./Yr COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND 0.81 INSTALLATION. 10/7 ® TORO 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. Hydrozone #2 (Med. Tree Bubbler) (HA) (PF) (SLA) 8. ACTUAL LOCATION FOR THE INSTALLATION OF THE AUTOMATIC USING AIR RELIEF LATERAL, CONNECT AIR RELIEF VALVE TO ALL DRIPLINE LATERALS WITHIN THE ELEVATED AREA. MULTIPLE ARV'S SHALL 88 X 0.5 CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE OWNER'S ( 47.0 X 0.62 ) XI( )+ 0 = 1,710 Ga/./Yr AUTHORIZED REPRESENTATIVE. BE REQUIRED PER RCV WITHIN UNDULATING AREAS, VERIFY QUANTITY PRIOR TO STARTING WORK, INSTALL VALVE BOX 18" FROM PAVING 0.75 AND AT HIGH POINTS OF PLANTER AREA. INSTALL ALL AIR VACUUM RELIEF EQUIPMENT PER MANUFACTURER'S SPECIFICATIONS. 9. CONTRACTOR IS TO PROVIDE AN ADDITIONAL PILOT WIRE FROM 10/3 ® P.O.C. DOMESTIC WATER METER FOR FUTURE RESIDENCE, EXISTING PER CIVIL DRAWINGS Hydrozone #3 (Low Shrub Spray• Rear Slope) (HA) (PF) (SLA) CONTROLLER ALONG ENTIRETY OF MAIN LINE TO THE LAST RCV ON EACH AND EVERY LEG OF MAIN LINE. LABEL SPARE WIRES AT BOTH ENDS. ( 47.0 0.62 ) XI( 5,788 X 0.3 )+ 0 I 67A65 Ga/./Yr 10/11 ~ X = WILKINS 500HLR 1.25" PRESSURE REGULATOR (REQUIRED IF HOUSE PRESSURE EXCEEDS 85PSI) 0.75 10. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE 10/2 -WATTS 1.25" -B-6080-SS-SH FULL PORT BRONZE VALVE, STAINLESS STEEL BALL 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 9/4 s TORO (LOW FLOW VALVE RANGE .25 -8.0 GPM) (MED FLOW VALVE RANGE 2.0 -20.0 GPM) TO EASILY PULL WIRE THROUGH. ALL SLEEVES TO BE INSTALLED WITH A SEE PLAN FOR VALVE SIZE -DZK-EZF-075-LF ( 3/4" VALVE) OR DZK-EZF-1-MF ( 1" VALVE) MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. SLEEVES TO PLASTIC ANTI-SIPHON TYPE CONTROL VALVE, WITH MESH WYE FILTER AND PRESSURE REGULATOR. INSTALL EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING. BOTH ON THE DOWNSTREAM SIDE OF EACH DRIP RCV IN A VALVE BOX . 10/10 • TORO EZF-29-03 REMOTE CONTROL VALVE. 11. ALL REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUND SLOPE CONDITIONS REQUIRE ASV IF DRIP EMITTERS, SPRAY HEADS OR BUBBLERS ARE ABOVE THE 12" ZONE BELOW THE IRRIGATION VALVE. COVER AREAS WHERE POSSIBLE. ALL REMOTE CONTROL VALVES TO BE INSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL ALL CONTRACTOR TO INSTALL A CHAMPION 3/4-lnch Vacuum Breaker-model# 262-075Y AT 12 ABOVE HIGHEST EMISSION DEVICE ON THE SYSTEM. REMOTE CONTROL VALVES WITHIN 18" OF HARDSCAPE. 10/1 181 HUNTER HUNTER PC-12-00 OUTDOOR MOUNTED IRRIGATION CONTROLLER, W/ MODULES TO PROVIDE REQ. STATION QUANTITY 12. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS INCLUDE A HUNTER WIRELESS SOLAR SYNC. INSTALL NO FARTHER FROM CONTROLLER THAN 800' FT FROM CONTROLLER. SHOWN ON THE PLANS. ALL HEADS ARE TO BE ADJUSTED TO PREVENT WIRELESS SOLAR SYNC TO BE INSTALLED ON EVE WITH SOUTH OR WEST EXPOSURE AND FREE FROM ANY OBSTRUCTIONS OVERSPRAY ONTO BUILDINGS, WALLS, FENCES AND HARDSCAPE. THIS SUCH AS TREES, BUILDING, ETC. INSTALL PER MANUFACTURERS SPECIFICATIONS, LOCATE CONTROLLER ON THE BACK OF THE SALES INCLUDES, BUT NOT LIMITED TO, ADJUSTMENT OF DIFFUSER PIN OR TRAILER. -INSTALL WITH EXTERIOR CONTROLLER ENCLOSURE. ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS, REPLACEMENT OF NOZZLES WITH MORE APPROPRIATE RADIUS 10/13 IHI HUNTER SOLAR SYNC SENSOR AND MODULE, MOUNT SENSOR TO EAVE OF ROOF IN FULL SUN EXPOSURE AND WIRE TO SYNC MODULE. UNITS AND THE REPLACEMENT OF NOZZLES WITH ADJUSTABLE ARC UNITS. WIRE MODULE TO CONTROLLER PER MANUFACTURER'S RECOMMENDATION [El N/A 120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, VERIFY ACTUAL LOCATION IN FIELD 13. THE CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THE CONTROLLER AND RELATED EQUIPMENT PER 9/2 IRRIGA1'JON SCHEDULE -ESTABLISHMENT PERIOD (6 months) MANUFACTURERS SPECIFICATIONS. SUMMERS/ MURPHY & PARTNERS INC. AS APPROVED PVC PIPE 3/4" -2" SCH. 40 AS LATERAL LINES 12" BELOW GRADE RECOMMENDS MEASURING FOR PROPER GROUND AT LEAST ONCE ROBERTSON RANCH JAN FES MAR APR MAY JUN JUL. AUG SEP OCT NOV DEC Total: AN NU ALLY, AND NECESSARY ADJUSTMENTS MADE TO COMPLY WITH 9/2 ----AS APPROVED PVC PIPE 11/4" SCH. 40 AS MAINLINES 18" BELOW GRADE , ETollilo 2.30 2.50 3.60. 4.10 5.00 5.30 6.10 5.80 4.50 3.30 2.4CI 2.10 47,00 MANUFACTURER SPECIFICATIONS. POC I ConiroHer: I A ETo/Day GO? 0.09 0.12 0.14 0.16 0, 1$ 0.20 O 19 0.15 0.11 0 . .08 0.07 9/3 ----AS APPROVED PVC PIPE SCH. 40 AS SLEEVING, TWICE THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED 'Days/Week 2 3 3 3 4 4 4 4 4 3 3 2 14. CHECK VALVES SHALL BE INSTALLED AS REQUIRED TO PREVENT ALL LOW a~,, ... ,_, '"" ----,_,Type .,.,, AKc !Pr Rate le , , HEAD DRAINAGE PLACE BELOW ALL PAVING, HARDSCAPE, ETC., AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. . , • Shrub , , . , NO SYMBOL AS APPROVED IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL (U.L. APPROVED) lnline Orip 0.5 I 0.77 0.8 12.6 10.1 13.2 15.5 13. 7 15.1 16.8 15.9 12.e 12.1 9 .. 1 11.5 Mm/Day 6 Qty. of Valves Total Run Times 76 61 79 9:, 82 90 101 96 77 73 55 S9 Tota! Miti/Oay 9/1 NO SYMBOL 3M DBY DIRECT BURIAL WATER-PROOF WIRE CONNECTORS FOR USE ON ALL WIRE CONNECTIONS Tre.es ! 8UQbl<1rs () 5 I 3 a.75 3.5 2.8 3.6 4.3 3.6 4.1 4.6 4.4 35 3.3 2.5 3.2 Mm/Day 10/4 NO SYMBOL K.B.I. KSC-XXX-S SWING CHECK VALVE, LINE SIZE, 1 DOWNSTREAM OF EACH RCV WHEN RCV IS LOWER THAN THE SPRINKLERS 1 Qly. of Va Ives Total Run Times 3 3 4 4 4 4 5 4 4 3 2. 3 Total Jilin/Day , ··••' ...... , '• 10/4 NO SYMBOL K.B.I. KC-XXX·S SPRING CHECK VALVE, LINE SIZE, 1 DOWNSTREAM OF EACH RCV IMMEDIATELY ABOVE FIRST LATERAL LINE TEE, ,,·,.· ·.· .. ,uu-,-,. ,,,-<MOO rn>,>MO """'""' '""""o" ' ••an """'""""""'""' "" """"" ll Oll_ll,,.ll ' ',_,." ., ,,,. ,., ____ ... --w.,, '"°""" ,~o,-. ·'""""" '" ,.,. ' ' .,._,,., .. '. '••··· "'" "" WHEN RCV IS HIGHER THAN THE SPRINKLERS Toial Valves: l TOTAL RUN TIMES (HRS): 1.3 1.1 1.4 1.6 1.4 1.6 1.8 1.7 1.3 1.3 1.0 1.2 ~w,,, '°llll,_ H• -'WWVill . J .... " ... ... .,,., . .. ' . .. . . .......... ,.,.,.,, .. SYSTEM CALLOUT PIPE SIZING CHART JAN FES MAR APR MAY JUN JUL AUG SEP OCT NOV DEC ! ' , . . I ·· ~ :A~V: NUMBER OTO 5 GPM 3/4" SCH 40 PVC PIPE . " . . . "•wo," ,, "'" ' ·" "! ' """ ,,oow, ., .. ·. ,, "" . ' ! . , ! . 5 TO 10 GPM 1" SCH 40 PVC PIPE , 10 TO 15 GPM 1-1/4" SCH 40 PVC Plt'E IRRIGATION SCHEOULE-ES1'Al'!LISHEO LANDSCAPE --VALVE TYPE 15 TO 25 GPM 1-1/2" SCH 40 PVC PIPE ROBERTSON RANCH JAN FeS MAR APR MAY JUN JUL AUG SEP OCT NOV DEC: Total: 25 TO 35 GPM 2" SCH 40 PVC PIPE i ETo/Mo 230 2.50 3.60 I VALVE SIZE 35 TO 50 GPM 2-112" CL. 315 PVC PIPE 4.10 5.00 5.30 6.10 5.80 4.5() 3.30 2.40 2,10 47.00 50 TO 100 GPM 3" CL. 315 PVC PIPE POC I Controller: I A ETo/Day d.07 0.09 0.12 0.14 0.16 0.18 0.20 0.19 0.15 ti.11 0.08 0.07 APPROVED FOR IRRIGATION .. NOTE: TYPlCAL Days/Week 2 3 3 3 4 4 4 4 4 3 3 2 ... COi.1 RACTOR SHALL SIZE ALL LATERAL Llo,cc PER AKc !Pr Rate , Type le . , AND PLANTING ONLY, IPE SILhsG CH,m,, IN NO IN;;TANCE SHALL PIPc "'"""" l . Shn.tl,t • , , s r-ACEr1 J OESIGNATt.::.0 Gt'IVI RANGE. , , lnline Drip 0.4 I 0,11 08 10.1 8.1 10.6 12.4 11.0 12 0 134 12.8 10.2 9.7 7.3 9.2 Min/Day INCLUDING PRECISE LOCATION 6 Qty. ofValvas Total Run Times ~1 41! 63 75 86 72 80 77 61 58 44 55 Total Mintoav "'""'-~-•~~•m••·• """ , , OF PLANTING AREA. Tre.es : , , , ' • "" ''"''""'"""" "''"""" Landscape Maintenance Schedule B11bblers o a I 3 0.75 5.5 4.4 5,8 6.8 6.0 6.6 7.3 TO 5.6 5.3 4,Q 5.1 Min/Day 1 Qty. of Valves Total Run Times 6 4 6 7 6 7 7 7 6 5 4 5 Total Min/Day 1) Landscapes shall be maintained to ensure water efficiency. A regular . i. ····-· "AS BUil T" maintenance schedule shall include but not limited to checking, adjusting, I·--,,,, ' . •. . ... cleaning and repairing equipment; resetting the automatic controller, aerating , ........... . .. 7 i TOTAL RUN TIMES (HRS): I····· .... . , , .. ... .......... ,.,.,, . . ....... .... ..... ' '• .. ············· .. """"'"'" . , ............ ........ Total Valves: 1.1 0.9 1.2 1.4 1.2 1.3 1.5 VI 1.1 1.1 0.8 1.0 and detaching turf areas; replenishing mulch; fertilizing; pruning; and weeding ., " '" '""·" . """' , in all landscape areas. WATER CONSERVATION NOTES • , 'e , i ············ . --~ . " ----'-•""' ---'" ..... ~-, -~--"~ ' MAY .... Jui-i'. JUL , , . ., " -SEP oct -··Nov . 0ec . . -•" '""' ''•"' ! JAN FSB MAR APR AUG RCE EXP. DATE 2) Repair of irrigation equipment shall be done with the originally specified THE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL materials or their approved equivalents. BE EMPLOYED IN THIS PROJECT: REVIEWED BY, O~eration and Maintenance Manuals: • WATER CONSERVING PLANTS, AND PLANTS NATIVE TO HOT, DRY Prepare and deliver to the OWNER'S Representative, prior to the start of SUMMERS, UTILIZED IN 95% OF THE TOTAL PLANT AREA INSPECTOR DATE maintenance, all required and necessary descriptive material in • IRRIGATION ZONES SEPERATED BY PLANT MATERIAL I S~ET I CITY OF CARLSBAD w complete detail and sufficient quantity, properly prepared in four individually bound copies. Describe the material installed in sufficient PLANNING DIVISION 5 detail to permit qualified operating personnel to understand, operate • USE OF HYDROZONES WITH PLANTS GROUPED BASED UPON and maintain a!I equipment. Each manual shall include the following: AMOUNT OF WATER NEEDED TO SUSTAIN THEM. LANDSCAPE IMPROVEMENT PLANS FOR, TERRACES SALES TRAILER AT ROBERTSON RANCH i. Index sheet indicating the Contractor's name, address and • SOIL AMENDMENTS UTILIZED TO IMPROVE WATER HOLDING 1,/',NDSCA,o CARLSBAD,CA telephone number, fax number and e-mail address. CAPACITY OF SOIL. <;-'<,'> ~-Mu,oh,-<' -1,r, /....,.0C..· 4:Cl; PREPARED BY: IRRIGATION LEGEND AND NOTES < ii. Duration of guarantee period with guarantee forms. • AUTOMATIC IRRIGATION SYSTEM ADJUSTED SEASONALLY AND ""'/4Z lU~ WITH WATERING HOURS BETWEEN 9:00 P.M. AND 9:00 A.M. c., -' ,\ (I\ SUMMERS/MURPHY & PARTNERS APPROVED PtZJ._ ' ~ a: "..L ' ~ L:t-, ~) .::.+-% . ,z.,-1,., ..,, iii. List of equipment with names and addresses of manufacturer's • IRRIGATION SYSTEM DESIGNED TO WATER DIFFERENT AREAS I ~1gnature \. local representatives. 7-31-16 LANDSCAPE ARCHITECTS PLANNING OF THE LANDSCAPE BASED ON WATERING NEED. 1'\ Renewal Date 12-04-15 * 34197 COAST HIGHWAY, SUITE 200 DWN BY: I I Knowwllat's below. iv. Complete operating and maintenance instructions on all major tJl~~ Date ~~'?"-PROJECT NO DRAWING NO. • RECOMMENDATIONS GIVEN FOR ANNUAL IRRIGATION SCHEDULE. DANA POINT, CA 92629 DATE INITIAL DATE INITIAL DATE INITIAL CHKD BY: Cal before you dig. equipment. I:!" ◊F CAL\"fO REVISION DESCRIPTION CT 13-03: 480-3S PHONE: 949 443-1446 DESIGNER OF WORK OTHER APPROVAL CITY APPROVAL RVWD BY . -OJ 1ST CD REVIEW: 12/22/15, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW; 02/26/16 I 640 I 1 5 /-----LOW VOLTAGE WIRES, 3 MAXIMUM ~---WIRES PASS THROUGH GROOVES IN TUBE LID TO ALLOW LID TO CLOSE W;:F?--~---CLOSE TUBE LID AFTER WIRE IS INSERTED INTO TUBE 11------POLY TUBE PRE-FILLIED WITH WATERPROOF GEL LOCK TABS PREVENT WIRE REMOVAL ONCE CONNECTOR IS INSERTED SCOTCHLOK ELECTRICAL SPRING ~~~!l!ir~\l,'hD wbiE1 ~l;IA~F %E INSULATION PRIOR T6 'INSERTION INTO THE CONNECTION. TWIST CONNECTOR ONTO WIRES TO SEAT FIRMLY. 8 0. "' w w "' 12" 1 : I -TT"i _,, ,_ 1. FINISH GRADE 0 5 6 SCOTCHLOK CONNECTOR AND WIRES INSERTED INTO TUBE UNTIL THE CONNECTOR PASSES LOCK TABS 2. CLEAN BACKFILL -90% COMPACTION REQUIRED -SEE SPECS NOTE:WIRE CONNECTOR SHALL BE A 3M DBY-6 DIRECT BURY SPLICE KIT, KIT SHALL INCLUDE A SCOTCHLOK Y SPRING CONNECTOR, A POLYPROPYLENE TUBE AND A WATERPROOF SEALING GEL. TUBE SHALL BE SUPPLIED PREFILILED 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 REQUIRE A LARGER APPROVED WIRE CONNECTION. WIRE CONNECTION NOTES: 2 3. NON-PRESSURE LATERAL LINE PER LEGEND 4. PRESSURE SUPPLY LINE PER LEGEND 5. CONTROL WIRES -INSTALL BELOW PRESSURE SUPPLY LINE 6. PROVIDE 2" OF CLEAN SAND BELOW PRESSURE MAINLINE NOTES: BUNDLE AND TAPE WIRES AT 12' O.C. PIGTAIL AND LOOP CONTROL WIRES AT ALL 90 DEGREE CHANGES IN DIRECTION. SPLICING OF WIRE RUNS IS NOT ALLOWED UNLESS APPROVED BY THE CITY. 36" MIN. COVER IS REQUIRED FDR RECLAIMED WATER MAINLINE (WHERE APPLICABLE). INSTALL 1 'x1 'x1' THRUST AT ALL CHANGES IN DIRECTION OF PRESSURE MAINLINE AND AT ALL TERMINAL POINTS OF MAINLINE. PIPE INSTALLATION 1. SEE IRRIGATION NOTES,LEGEND/SPECIFICATIONS FOR ALL DIMENSIONS AND LATERAL AND INLINE SPACfNG 2. ALL FITTINGS TO BE USED WILL BE PER MANUFACTURERS SPECIFICATIONS. USE COMPRESSION FITTINGS ONLY OR APPROVED EQUAL NOTES: ll: g "-l 20 I DOWN s LOPE ' 15 -------10 ll: 0 __, "-I 5 3 rn t.l Q_ "' "' w 0. is ,l; "' ':.,. N . "'" .. ~ :: ' ,. ,11 imM ffi II =111~ ,,~ =1 =11 . ·' ' --- E -i= rr-= 4--11i1,1~{%(s~~~~~~JJj1J-__ _ ~-,II ·-~-~.' I 1. HARDSCAPE (TYPICAL) 2. CLEAN BACKFILL -90% COMPACTION REQUIRED -SEE SPECS 3. SAND (TYPICAL) 4. NON-PRESSURE LATERAL LINE / SLEEVE (SIZE PER CHART) 5. CONTROL WIRE SLEEVE ADJACENT TO MAINLINE SLEEVE (SIZE PER CHART) 6. PRESSURE SUPPLY LINE / SLEEVE (SIZE PER CHART) NOTES: ALL SLEEVES TO BE SCH 40 PVC. SIZE ALL SLEEVES PER SLEEVING CHART ON PLANS. EXTEND SLEEVES 12" BEYOND EDGE OF HAROSCAPE ON BOTH ENOS. SLEEVE INSTALLATION 2 3 4 5 6 AV~ ., 6" "== -B ' .r _.,v ' 1/\ J J ' X ' - /VACUU (PLUMBED (OR EQUL) M RELIEF VALVE TO DRIPLINE AT EACH HIGH POINT) IN-LINE, VALVE TO SPRING CHECK DISCOURAGE LOW END DRAINAGE (TYP) ARROW IN TRIANGULA (SEE IRRIG --------- DICATES CHECK DIRECTION TE EMITTER SPACING (TYP) ATION LEGEND/SPECIFIC- R LATERAL AND IN LINE ATIONS FO SPACING) / - ' ,r I: ,7 ' V 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 FLUS PERIMETER H EXHAUST MANIFOLD LATERALS -12" FROM EDGE TREATMENT AT "-PAVING OR F SLOPE AND 6" AT TOP ...:,,__ ~BOTTOMO OF SLOPE Q METAL STAKE (TYP) Li~------------(SEE NOTE 3) ZONE FLUSH VALVE PLUMBED TO PVC (lYP) 4 r ~---WATERPROOF CONNECTION: I I I I I OF WIRE, COILED ~--- 1 -----30-INCH LINEAR LENGTH I ----------CONTROL ZONE KIT: ..,,..----SEE LEGEND FOR TYPE _J ~-INSTALL 6~1NCH MIN. ABOVE HIGHEST POINT OF DISCHARGE L .,.--------UV RESISTANT PVC SCH 40 PIPE (1 OF 2) \ 'I \'I i I ' ~~x< '-./ ·0(_<; -. '-;,C::::., 18-IN MIN. 1 - -FINISH GRADE/TOP OF MULCH ~-PVC SCH 40 ELL (1 OF 2) ~--PVC LATERAL PIPE DRIP ANTI-SIPHON VALVE _____ ZONE FLUSH VALVE G PLUMBED TO PVC (TYP) FV MANIFOLD CONNECTION (PVC TO ELL) (OR EQUAL) CK rr-fC::::J4r"t""-t-f--'Ft-----PVC FLUSH EXHAUST MANIFOLD tt---:;:,---METAL STAKE (TYP) 1:X+-1-+-----TRIANGULATE EMITTER SPACING (TYP) +-I---(SEE IRRIGATION LEGEND/SPECIFIC- ATIONS FOR LATERAL AND IN LINE SPACING) ,t-ti,==::::;;:-PVC SUPPLY MANIFOLD t'.:tJ~+::$@cB]Ki:4:::J~~~ (SEE IRRIGATION LEGEND D EMOTE CONTROL VALVE 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 DRIPLINE (OR EQUAL) (CENTERED ON MOUND OR BERM) ~--PERIMETER LATERALS -6"-9" 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 @ +4' ELEV. CHANGE ~-CONTINUOUS PVC TRUNKLINE MANIFOLD 3. IF DRIP TUBING HAS BEEN HAND DUG ~, SJAKE DRIPUNE AT 4' 0.C. 1. SEE IRRIGATION NOTES,LEGEND/SPECIFICATIONS FOR ADDITIONAL INFORMATION 3. ALL FITTINGS TO BE USED WILL BE PER MANUFACTURERS SPECIFICATIONS USE COMPRESSION FITTINGS ONLY OR APPROVED EQUAL SUB-GRADE DRIP LINE CONNECTIONS AND AS NECESSARY TO INSURE SECURI 1 r 4' BELOW GRADE. IF DRIP TUBING HAS BEEN PLOWED IN, NO STAKING IS NECESSARY. 2. IF DRIP TUBING HAS BEEN HAND DUG IN, STAKE DRIPUNE AT 4' O.C. AND AS NECESSARY TO INSURE SECURITY 4" BELOW GRADE. IF DRIP TUBING HAS BEEN PLOWED IN, NO STAKING IS NECESSARY. 6 SUB-GRADE DRIP LINE 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 22-1/2" 5. INSTALL CHECK VALVES IN SUPPLY AND FLUSH MANIFOLD LINE AS DETAILED / AS REQUIRED TO DETER DRAIN DOWN. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE 1------+-----j-------------+-----j----------t---+-----il SH9EET I CITY OF CARLSBAD ~5 PLANNING DIVISION LJ_§_j :=L=AN=o=s=cA=:P;_E'::IM==P=Ro=v==E=ME==N==T=P=LA=N=s =FO==R=: =======-==~ Signatur€ 7-31"16 PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD, CA IRRIGATION DETAILS APPROVED: ~ en--e-tr Z,. . z-1-:. I -e PLANNING - Know w11ars below. 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 DATE INITIAL DATE INITIAL DWN BY: PROJECT NO. DRAWING NO, DATE INITIAL CHKD BY: Call before Jdll dig. PHONE: 949 443-1446 DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY CT 13-03 480-3S 1ST CD REVIEW: 12122/15, 2ND CD REVIEW: 01122/16, 3RD CD REVIEW: 02126/16 I 640 I I I-= LU U) 0 -co 1 5 CONTROLLER,SEE--------,-1 LEGEND FOR BRAND, MODEL AND SIZE BUILDING WALL BY OTHERS 3/4" STEEL----, CONDUIT TO SOLAR SYNC II 'I 'I II WEATHER-:=--i1~~ PROOF STEEL : : 54" G NOTE: ALL INTERIOR CONDUITS AND J-BOXES SHALL BE STEEL ~-1" CONDUIT, SWEEP AND J-BOX FOR ELECTRICAL POWER SUPPLY fl-o-!+-H-------3/4" CONDUIT FOR SOLAR SYNC l--lt--------2" CONDUIT FOR RCV WIRES, • MCV WIRES AND FS WIRES lt-e---------1 114" CONDUIT FOR GROUND WIRE '-----CONDUIT SUPPORTS, 12" 0.C. '-----JUNCTION BOX, SIZE PER CONDUIT JUNCTION BOX I I II 12" ,--~ FLOOR OF BUILDING, BY OTHERS NOTE: PVc---lffl~ .. , '. ... ·. ·, " . DETAIL SHOWS FRONT VIEW OF CONTROLLER AND A SIDE VIEW EXAMPLE OF A WALL PENETRATION. EACH CONDUIT REQUIRES A J-BOX ON THE INTERIOR AND EXTERIOR OF CONDUIT 1-""~~-'--e-------''---·--· ~•-"-'-I AND SWEEP SIZE TO MATCH INTERIOR J---EXTEND CONDUIT A MIN. OF 12" FROM THE EDGE OF BUILDING THE BUILDING. CONTROLLER ~--------INSTALL POP-UP SPRINKLER HEAD FLUSH WITH FINISHED GRADE IN TURF AREAS i-------POP-UP SPRINKLER HEAD, SPRAY OR ROTOR, SEE LEGEND FOR BRAND, MODEL, POP-UP HEIGHT AND NOZZLE REQUIRED 1-111-fil 112" INSTALL POP-UP SPRINKLER HEAD 112" 1:: :111~~1Tlff =011r'111 I :~g~E:c;~~t~~i~!~~tRUB I I! 1--11 i= 11 !:_:1 I l=~I ! 1---~--UNDISTURBED SOIL -111--1' •c-11 -1 I 1-1 I 1-, 1-'-ITl. ''!Tl= OHi+--+-' -+-tt·--++' +--, ______ DO NOT INSTALL USING SIDE INLET ::11 I=-:! I 1==11 ---~ffi-HT--Lf NOTE: ~----PRE-ASSEMBLED TRIPLE SWING JOINT, HUNTER SJ SERIES (OR APPROVED EQUAL) LAY LENGTH TO BE 6" MINIMUM SIZE AS PER SPRINKLER INLET ~---SCH 40 PVC SxSxT TEE FITTING LATERAL x SPRINKLER INLET SIZE ~--LATERAL LINE, SEE SPECIFICATIONS .-----", -....,,::;;;:-',--1.:..,,. FOR TYPE AND DEPTH REQUIRED INSTALL SPRINKLER HEADS 6" FROM PAVING EDGE IN SHRUB AND GROUND COVER AREAS. INSTALL SPRINKLER HEADS 12" FROM THE FACE OF BUILDING WALLS OR WINDOWS. INSTALL SPRINKLER HEADS 4" 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. POP-UP BUBBLER ELECTRIC ANTI-SIPHON7 CONTROL VALVE MIN. 12" ABOVE HIGHEST OUTLE WATERPROOF WIRE CONNECTORS (2 TYP.) /24" WIRE LOOP /FINISH GRADE f=,.,-,,11111=++-mlll"'=II ~I 1111~11111 11111 18" MINIMUM I PVC LATERAL LINE PIPING, PER LEGEND V LPVC PRESSURE MAIN. PER LEGEND SxT SCH 80 FITTINGS NOTE: SECTION VIEW -N.T.S. ALL THREADED CONNECTIONS TO HAVE TEFLON TAPE OR PASTE. 10 ANTI-SIPHON VALVE Knowwmir.. below. Gall before ,au dig. 2 FINISH GRADE (TOP OF -,-----MAINLINE TO RCV'S /1 ' I H > \ 1 /, ,1 ,, ,iii., il .11 a I. id I SPECIFIED MULCH) .. IRJ RAIN SENSOR -FINE GRADE CONTROLLER .. ~ I I ROUND PLASTIC VALVE BOX WI LOCKING TOP (HEAT -------[(J BRANDED 'BV' IN 2" LETTERS) ELECTRICAL POWER -------PRESSURE REGULATOR PVC CLASS 160 PIPE (SIZE AND LENGTH AS REQUIRED) 314" WATER METER I BRICK CONT. (TYP.) (1 OF 4) SCH. 80 PVC NIPPLE (TYP.) SERVICE TO HOUSE (LENGTH AS REQUIRED) PLAN VIEW -N.T.S. NOTES: IRRIGATION SUPPLY LINE (TYP.) SCH. 80 PVC UNION WATER METER IS THE EXISTING 314" UNIT AS PROVIDED ON THE CIVIL DRAWINGS ELECTRICAL POC SHALL BEA 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 IRRIGATION POC SHALL BE MADE TO THE SERVICE LINE TO THE HOUSE (TXT)(TYP.) ~------BALL VALVE (REFER TO LEGEND) PEA GRAVEL SUMP 2 C.F. MIN.-12" DEPTH MIN. -...._ _______ SCH 40 PVC MALE NOTE: BALL VAL VE TO BE CENTERED WITHIN ACCESS SLEEVE. ADAPTOR (TYP.) NOTE: SET BOX 3" ABOVE FINE GRADE IN SHRUB/GROUNDCOVER AREAS, AND FLUSH WITH WALKS, CURBS, ETC. IN TURF AREAS. BALL VALVE TOPSOIL TO FINISH GRADE 4" AMMENDED SOIL ,....--SUBGRADE SEE PLANS/SPECIFICATIONS FOR DRIPLINE LATERAL AND INLINE SPACING RECOMMENDED INSTALLATION: NATIVE SOIL ,---WIRE STAKE TO INSURE EVEN PARALLEL AND LEVEL TUBING ROWS IT IS RECOMMENDED THAT THE SOIL LEVEL IN THE PLANTER AREAS BE BROUGHT TO 1 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 FINAL 4" OF SOIL OVER THE TUBING AFTER INSTALLATION OF THE TUBING 3 BALL TYPE ISOLATION VALVE SHALL BE INSTALLED ON THE IRRIGATION POC PRESSURE REGULATOR SHALL BE INSTALLED DOWNSTREAM OF BALL VALVE IRRIGATION MAINLINE SHALL BE ROUTED TO REMOTE CONTROL VALVES PRIVATE LOT POC SCH. BO NIPPLE ------H----[]] (LENGTH AS REQUIRED) BRICK SUPPORTS ---1</)} . ·111 (THREE) -, i~f I 1111 I 11~1 -111-' PVC PIPING AND FITTING NOTES: SET BOX 1" ABOVE MULCH LAYER 1" 2" FINISH GRADE .NQIE; PRESSURE SUPPLY LINE TO HOUSE .----PRESSURE SUPPLY LINE TO IRRIGATION SYSTEM LBALLVALVE ~ VALVE BOX SCH. 80 PVC NIPPLE TPY. SCH. 80 PVC UNION-~ IRRIGATION MAINLINE,--~ SEE SPECS. PVC MALE ADAFTER TYP.--~ PRESSURE SUPPLY LINE ----J FROM METER PRESSURE REGULATOR (IF REQUIRED) CONTRACTOR SHALL PROVIDE PRESSURE REGULATOR ONLY IF STATIC PRESSURE EXCEEDS 70 PSI END FLUSH BALL CHECK VALVE 12" 12" MIN. IPS !'LEX HOSE EXTENSION AS APPLICABLE 1. 2" DEEP LAYER MULCH MATERIAL AS PER SPECIFICATIONS. 1. 2" DEEP LAYER MULCH MATERIAL AS PER SPECIFICATIONS. 6 DRIPLINE CONNECTION(SECTION) 1::;,1 -=11 ,-------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 "PRY" ONTO LID. PRESSURE REGULATOR, SEE LEGEND FOR SPECIFICATION ...-'---+----,,~,, ~ -----FINISHED GRADE ~-IN SHRUB AREAS 111::::I PVC SCH 80 T.O.E. NIPPLE, 3" MIN., 2 REQ. PVC SCH 40 SUP COUPLING, 2 REQ. L PVC MAINLINE TO VALVES BRICK SUPPORTS (FOUR TOT AL) 3/4" ROCK, 3 CUBIC FT '---------LANDSCAPE FABRIC ~-----------BRASS NIPPLE TYP. ~------------BRASS UNION ~------------------PVC MAINLINE FROM P.0,C. NOTE: PRESSURE REGULATOR REQUIRED IF HOUSE STATIC PRESSURE IS ABOVE 70 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. 2. AIR VACUUM RELIEF VALVE CANNOT BE CONNECTED LOWER THAN DRIPLINE LATERALS. 7 DRIP AIR RELIEF VALVE 0 0 0 0 * TORO I RAINBIRD 2GPH EMITTER TUBING STAKE ¼" DISTRIBUTION TUBING: TUBING (6' MAXIMUM LENGTH) TOP OF MULCH RUN DISTRIBUTION TUBING TO PLANTER POT , - SEE LEGEND FOR EMITTER. {~_-,,_ il''"-5--' j\-~ 0 2 GPH BARB EMITTER OR TEE 0 POLYETHYLENE TUBING: WITH TDS-050 STAKES@ 5' O.C. 0 FINISH GRADE SECTION VIEW -N.T.S. 7 8 DRIP FLUSH VALVE WIRELESS RAIN SENSO/ NOTE: MAXIMUM LINE OF SIGHT FROM RAIN SENSOR TO RECEIVER IS 500-FT. DISTANCE IS LESS IF OBSTRUCTIONS EXIST. NOTE· ROOF LINE WIRES TO CONTROLLER MOUNT WIRELESS RAIN SENSOR ON ROOF EAVE SURFACE WHERE IT WILL BE EXPOSElJ TO UNOBSTRUCTED RAINFALL, BUT NOT IN THE PATH OF SPRINKLER SPRAY. 0 0 0 TORO 1 GAL= (1) T-DAK15 5 GAL= (1) T-DAK15 TUBING STAKE: TOHO T-DAK15 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 = = NOTE: VERTICAL LATERAL LINE (SUBMAIN) SHALL BE CDMPLETEL Y FLUSHED CLEAN WITH WATER PRIOR TO THE INSTALLATION OF THE SENN!NGER PRESSURE REGULATING VALVES. ,-------UVR PVC SLIP BUSH!NG AS REQUIRED l ~------UVR PVC SLIP TEE, S!ZE PER SUBMAIN = UVR PVC LATERAL LINE, 1/2" SIZE '-----SENNINGER INLINE PRESSURE REGULATOR .J=s--------SOLVENT WELD CONNECTIONS LJ--------PVC CHECK VALVE, USE SWING CHECK WHEN RCV'S ARE AT TOE OF SLOPE AND SPRING CHECK WHEN RCV'S ARE AT TOP OF SLOPE, LINE SIZE PER SUBMAIN \_ UVR PVC 314" MALE ADAPTER WITH A UVR PVC 3/4" x 1/2" SLIP REDUCER BUSHING '-----SCHEDULE 80 PVC NIPPLE, 3/4" DIAMETER X 4" LONG '-----UVR PVC SST TEE, LINE SIZE X 3/4" ,-...------V.LT. PS18 PlPE STABILIZER, TYPICAL !--------UVR PVC LATERAL (SUBMAIN) TO RCV 4 CHECK VALVE DETAIL .______) -------1 ~ 8 0 FOOTING/ POTTED PLANT PLATFORM 'r--..J.. 9 9 • POTTED PLANT EMITTER APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. 11 PRESSURE REGULATOR 12 DRIP LINE CONNECTION 13 WEATHER SENSOR 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 ~ CITY OF CARLSBAD ~ 1-----+-----+--------------------+-----+----+-----+---t L_'I__QJ PLANNING DIVISION L1§_j ::===--'=========='.--'==~ LANDSCAPE IMPROVEMENT PLANS FOR: DATE INiTIAL DATE INITIAL DESIGNER OF lfi/ORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD, CA IRRIGATION DETAILS I APPROVED: ,i:Jl 6{-@~ ,; .-z--¥-ll<> PLANNING OWN BY: PROJECT NO. DRAWING NO. CHKD BY: CT 13-03, 480-3S RVWD BY 1ST CD REVIEW: 12122/15, 2ND CD REVIEW: 01/22116, 3RD CD REVIEW: 02/26116 I 640 I z 0 z@ I 1--- UJ U) c:i -~~,, CD PART I -GENERAL SECTION 02811 LANDSCAPE IRRIGATION 1.01 SUMMARY A. It Is the intent of the specifications and drawings that the finished system Is complete in every respect and shall be ready for operation satisfactory to the Owner. 8. The work shall Include all materials, labor, services, transportation, and equlpment necessary to perform. the work as indicated on the drawings, in these specfficotion, and as necessary to complete the contract. 1.02 CONSTRUCTION DRAWINGS A. Due to the scole 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 ond finished conditions affecting all of his work and pion his work accordingly, furnishing such fittings, etc. as may be required to meet such conditions. Drawings ore generally diagrammatic and indicative of the work to be Installed. The work shall be Installed in such a manner as to ovoid conflicts between irrigation systems, planting, and architecturol features. B. All work called for on the drawings by notes or details shall be furnished and Installed whether or not speclfieally mentioned In the specifications. When on Item is shown on the plans but not shown on the specificotions or vice versa, It shall be deemed to be as shown on both. The Landscape Architect shall have final authority for clorlficotlon. C. The Contractor shall not willfully Install the irrigation system as shown on the drawings when it is obvious in the field that obstructions, grade differences or discrepancies in area dlrnen$/ons exist thot might not hove been considered in engineering. Such obstructions or differences should be brought to the attention of the Landscape Architect tis soon as detected. In the event this notification is not performed, the Irrigation Contractor shall assume full responsibility for any revision necessary. 1.03 QUALITY ASSURANCE A. Provide at least one engllsh speaking person who shall be present at all times during executlon of this portion of the work and who shall be thoroughly familiar with the type of materials being installed and the manufocturer~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 where the manufacturer of articles used in this contract furnish directions covering points not shown in the drawings and specifications. C. All local. municipal <:1nd state laws. rules and regulations governing or relating to any portion of this work ore hereby Incorporated Into and made a part of these specifications, and their provisions shoU be carried out by the Contractor. Anything contained in these specifications shall not be construed to conflict with any of the above rules ond regulations of the same, However, when these specifications ond drawings call for or describe materials, workmanship. or construction of a better quality. higher standard, or larger size than is required by the above rules and regulations, the provisions of these specifications and drawings shall toke precedence. D. All materials supplied for thls project shall be new and free from any defects. All defective materials shall be replaced immediately at no addltloncil cost to Owner. E. The Contractor shall secure the required licenses and permits includirlg payments of charges and fees, give required notices to public authorities, verify permits secured or arrangements mode by others affecting the work of this section. 1.04 SUBMITTALS A. Materials List: 1. After aword of contract and before any irrigation system materials ore delivered to the job site, submit to the Owner a complete list of all irrigation systems, material~ or processes proposed to be furnished and installed as part of this contract. 2. Show manufacturer"s name and catalog number for each item, furnish complete catalog cuts and technical data, furnish the manufacturefs 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. Manufacturer's warranties shall not relieve the Contractor of his liability under the guarqntee. Such warranties shall only supplement the guarantee. 8. Substitutions: If the Irrigation Contractor wishes to substitute ony equipment or materials for those equipment or materials listed on the irrigation drawings and specifications he moy do so by providing the following information to the City and the Landscape Architect or Owners authorized representative for approval. 1. Provide o written statement indicating the reason for making the substitution. 2. Provide co.talog 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. 8, Irrigation design Is based on the avaRable static water pressure shown on the drawings. Contractor shall verify static water on the project prior to the start of construction. Should o discrepancy exlst, notify the Landscope Architect ond Owner"s authorized representative prior to beglnnlng construction. C. Prior to cutting into the soil, the Contractor shall locate all cables, conduits, sewer septic tanks, and other utilities os are commonly encountered underground and he shall take proper precautions not to damage or disturb such Improvements. If CJ conflict exists between the such obstacles and the proposed work, the Contractor shall promptly notify the Landscape Architect and Owner who will arrange for relocations. The Contractor will proceed fn the same manner if a rock layer or any other such conditions ore 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, at his own cost. all damage resulting from his operations or negligence. E. The Irrigation Contractor shall coordinate with the General Contractor for lnstallatlon of required sleeving as shown on the plans. 1.06 A. INSPECTIONS The Contractor shall permit the Landscape Architect and Owner's authorized 1.08 CLEANUP AND DISPOSAL A. Dispose of waste, trasli, and debris ln accordal'lce with applicable laws and ordinances and as prescribed by authorities having jurisdiction. Bury no such woste material and debris on the site. Burning of trash i:,nd debris will not be permitted. TI,e Contractor shall remove and dispose of rubbish a'nd 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 e,itire site wHI be cleared of tools, equipment, rubbish cmd debris which sholl be disposed of off-slte In a legal disposal area. 1.09 TURNOVER ITEMS A. Record Drawings: 1. lrrlg,ation as-built plans are required to be submitted. Submittal of as-built ph:ms 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. The 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-bunt plans will be required to be approved and signed by the City prior to release of securities. 5. The chonges and dimensions shall be recorded in a legible and workmanl!ke manner to the s0tlsfactlor1 of the owner. Prior to flnal Inspection of work, submit record drawfngs to the Landscape Architect or Owner's authorized representative. 6. Dimensions from/to permanent points of reference such os buildings. sidewo•ks, curbs, etc. shall be shown. Data on record drawings shall be recorded on o day to· dc,y basis as the project Is being installed. All lettering on drawings shall be minimum 1/B Inch In size. 7. Show locations and d<:pths of the following Items: a. Poll'lt of connection (i"cludlng water meters, bockflow preventers, master control valves, etc.) b. Routing of sprinkler pressure lines {dimensions shown at o maximum of 100 feet along routing), Including sleeves for pipe and wire. c. Boll valves d. Automatic remote control WJlves e. Quick coupling valves f. 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. 8. Controller Charts: 1. Record drawings must be approved by Landscape Architect and/or Owner's authorized 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 two pieces of plastic, each piece being a minimum 20 mils in thickness. C. Operation and Maintenance Manuals: 1. Two lndMduolly bound copies of operation ond maintenance monuols sh-ell 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 tetephoAe number, duration of guarantee period, list of equipment including names ond addresses of local manufacturer repres.el'ltatlves. b. Operating and maintenance Instructions for all equipment. c. Spare parts lists and related manufacturer informat1on for oil equipment. D. Equipment: 1. Supply as a part of this contract the following Items: o. Two (2.J wrenches for disossembly and adjustment of each type of sprinkler heed used in the irrigation system. b. Three 30-inch sprinkler keys for manual operation of control valws. c. Two keys for each automatic controller. d. Two quiek coupler keys with a 3/4" 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 gate valves 3 inches or larger (if used). g. Six extra sptiPlkler heeds of eech size and t)'Pe. 2. The above equipment shell be turned over to Owner's euthorlzed representative ot the final Inspection. 1.10 COMPLETION A. At the time of the pre-maintenance period Inspection, the Landscape Architect, Owner's authorized representative. ond governing agencies will inspect the work, and rt not <JCcepted, will prepare a 11st 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 hove final authority on all portions of the work. C. After the system hos 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 expense to the owner. Repairs sh<JII include the complete restoration of all damage to planting, paving or other Improvements of any kind as a result of 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 s:,,stem be discovered within the guarantee period, it shCJII be corrected by the Contractor at no additional expense 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 may proceed to make repairs at the Contractor's expense, Any and all damages to e)(lstlng improvement resulting either from faulty materials or workmanship, or from the necessary repairs to correct same. shall be repaired to the sotisfaction 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 representative to visit and Inspect at all times any part of the work and shall provide safe access for such visits. In oddltton, the City Inspector will ask for a preconstruction meeting ond periodic inspections. fumished and Installed is free from defects In materials and workmanship, and the work hos been completed in accordance with the 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 to the owner. We sholl make such repolrs or replacements within 10 calendar days following B. c. D. Where the specifications require work to be tested by the Contractor, It shall not be covered over until accepted by the Landscape Architect. Owner's authorized representative, and/or governing agencies. The Contractor sholl be solely responsible notifying the Landscape Architect, Owner, and governing og-encies, a minimum of 48 hours in advance. where and when the work is ready for testing. Should any work be covered without testing or acceptance, It shall be, if so ordered, uncovered at the Contractor's expense. Inspections wffl be required for the following at o minimum: 1. Sleeving 2. System layout for 3, Pressure test of Irrigation main line (Four hours at 125 PSI or 120% of static water pressure. which ever is greater). 4. Coveroge test of irrigation system. 5. Ftnol Inspection prior to start of maintenance period 6. Final acceptance will not commence without the record drawings as prepared Record drawings must complete and up to dote for each site written notification by the owner. In the event of our failure to make such repairs or replacements within the time specified ofter receipt of written notice from owner, we authorize the owner to proceed to have said repairs or replacements made at our expense and we will pay the costs and charges therefore upon demand. PROJECT NAME: PROJECT LOCATION: CONTRACTOR NAME: ADDRESS: TELEPHONE: SIGNED: DATE: Site observations and testing by the Irrigation Contractor. visit. Part II -MATERIALS SUMMARY E. 1.07 Work which fails testing and is not accepted wUI be retested. Hourly rates and expenses of the Landscape Architect, Owner's authorized representative, and governing agencies for relnspectfon or retesting will be paid by the Irrigation Contractor at no additional expense to Owner. STORAGE AND HANDLING 2.01 2.02 A. Use all means necessary to protect irrigation system materials before, during, and after Installation and to protect the installation work and materials of all other trades. In the A. event of damage, immediately make all repairs and replacements necessary to the Know what's below. acceptance of the Landscape Architect and Owner ond at no additional cost to the Owner. Exercise care in handling, loading, unloading, and storing piastre pipe and fittings under cover until ready to install. Transport plastic pipe only on o vehicle with a bed long enough to allow the pipe to loy flat to ovoid undue bending and concentrated externol B. lood. C. Call befote you dig. 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. PIPE Pressure supply line from point of connection through backflow prevention unit shall be Type K .. hard" copper pipe. Pressure supply line installed over structure shall be Type K "hard" copper pipe. Copper pressure supply llne fnstolled over structure shall be secured to tt,e concrete slab using Architect approved fasteners. Pressure supi,ly lines 2 inches In diameter and up to 3 inches In diameter downstream of bockflow prevention unit shall be Closs 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 bcsc:kflow prevention unit shall be Schedule 40 aoivent weld PVC conforming to ASTM 01785, E. Non-pressure lines 3/4 Inches In diameter and larger downstream of the remote control valve shall be Closs 200 PVC. Non-pressure piping shall conform to ASTM 02241. 2.03 MET AL PIPE AND FITTINGS A. Brass pipe shall be 85 percent red bross, ANSI, IPS Standard 125 pounds. Schedule 40 screwed pipe. B. Brass fittings shall be medium brass, screwed 125-pound class. C. Copper pipe shell be "hard" Type K. 0. Copper fittings shall be soldered type. 2.04 PLASTIC PIPE AND FITTINGS A. Pipe shall be marked c0P1tinuously with manufacturer's name, nominal pipe size. schedule or class, PVC t)ll)e ond grade, Notional Sonltotlon Foundation approval, Commerclal Standards designation, and date of extrusion. B. All plastic pipe shall be extruded of an Improved PVC virgin pipe compound in accordance with ASlM D2241 or ASTM D1784. C. All PVC fittings shelf be standor<f weight Scf<ledule 40 and shall be injection molded of on Improved virgin PVC fitting compound. Sllp P\IC fittings sholl be the "deep socket" bracketed type. Threaded plastic 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 80 with molded threads ond shall conform to ASTM D1785. E. All solvent cementing of plastic pipe and fittings shall be o two-step process, using primer and solvent cement applied per the manufacturer's recommendations. Cement shall be of o fluid consistency, not gel-like or ropy. Solvent cementing shall be In conformance with ASTM D2564 and ASTM D2855. F. When connection is plastic to metol, female adopters shall be hand tightened, plus one turn with o strop wrench. Joint compound l.:lhall be non-leod base Te-flan paste, tClpe, or equal. 2,05 VALVES A. Boll Valves: 1. Ball WJlves shall be of the manufacturer, size, and type Indicated on the drawings. 2. Boll valves shall be double union design, Sch. 80 PVC blocked, with Teflon ball seats. End connector carrier and stem are to hove either EPOM or Viton 0-rings, Boll valves ore to have threaded connections. 3. All ball I/elves shall hove a minimum working pressure of not less than 125 psi and shall conform to AWWA standards. B. Quick Coupler Vo~ves: 1. Qulc:k coupler valves shall be of the manufacturer, size. and twe indicated on the drawings. 2. Quick coupler valves shcill be brass with a wall thickness guaranteed to withstand normal working pressure of 150 psi without leakage. Valve-s shall have 3/4 female threode opening at base, with two-piece body. Valves to be operated only with a coupler key, designed for that purpose. Coupler key is tnserted into valve and o positive, watertight connectiol'I sholl be mode 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 Volve-s: 1. Automatic control valves shall be of the monufacturer, size, and type indicated on the drawlflgs. 2. Automatic control valves sholl be electrically opero·ted. 2.06 VALVE BOXES A. Valve boxes shall b.e fabricated from a durable, Weather-resistant plastic material resistant to sunlight and chemical action of sous. C. The cover and box shall be capable of sustaining o load of 1,500 pounds, 0. Valve box extensions shall be by the some mar1ufacturer as the valve box. E. Automatic control valve boxes ~all be 16nx11"x12" rectangular s.lze. Valve box covers shall be "heat branded" in 2" high letters "RCV" with the volve ider1tlfico·tian number. F. Ball valve, flush valve, master \!Olve and quick coupler valve boxes shall be 1 O" circular size. Volve boK covers shaJI be "tan" in color and "heat bral'lded,. 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. B. 2.09 A. B. c. D. 2.10 A. All electrical equipment shall be NEMA Type 3, waterproofed for exterior Installations. All electrical work shall conform to local codes and ordinances. LOW VOLTAGE CONlROL WIRING Remote control wire shall be direct-burial AWG-UF t)'J)e, size as indicated on the drawings, and in no case smaller than 14 gauge. Connections shall be either epoxy-sealed packet type or Penn-Tite connectors. Ground wires shall be white in color. Control wires shall be red (where two or more controllers ore used, the control wires sholl be a differentcolor for e<1ch controller. These colors shall be noted on the ""Record Drawings" plans located on controller door). Provide a 24" long expansion loop for all directional changes In control wire routing. IRRIGATION HEADS Sprinkler heads and drip emitters shall be of the manufacturer, size, type, with radius of throw, operating pressure, and discharge rote indicated on the drawings. Port 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 to the point where this installation may properly commence. 2, Verify that irrigetlon system may be installed In strict accordance with all pertinent codes ond regulations, the original design. the referenced standards, and the manufacturer's recommendations. B. Discrepancles; 1. In the event of discrepancy, immediately notify the Landscape Architect or Owner's authorized representai:lve. 2. Do not proceed with lnstallatlon in areas of discrepancy until all discrepancies have been resolved. C. Grades: D. 1. Before starting work, ccrefully check au grades to determine that work may safely proceed, keeping wlthtn the specified moterial depths with respect to finish grade. 2. Final grades shall be accepted by the Englneet before work on this section wUI be allowed to begin. Field Measurements: 1. Make all necessary measurements In the field to ensure precise flt of lteme In accordance with the original design. Contractor shall coordinate the Installation of oil irrigation motertals with all otirler work. 2. All scaled dimensions ore approximate. The Contractor shall check and verify all size dimensions prior to proceeding with work under this section. 3. Exercise eKtrerne core in excavating and working near existing utilities. Contractor sholl be responsible for damages to utilities which ore caused by his operations neglect. PREPARED BY: E. Diagrammatic Intent: The drawings ore essentially diagrommotlc. The size ond location of e.qulpment and fixtures ore drown to scale where possible. Provide offsets In piping changes in equipment locations as necessary to conform with structures and to avoid obstructions cOP1fllc:ts with other work at no additional expense to owner. F. Layout: 1. Prior to Installation, the Contractor shall stake out all pressure supply lines, routing and locatlo" of sprinkler heeds, velves, bockflow preventer, arid outomotfe cc.ntroller. 2. La.yout lrrfg~t!Ol"! system and make minor adjustments required due to differences between site afl.d drawings. Where piping Is sho.wn on drawings Ul'lder paved areas, but running parallel and adjacent to planted areas, Install the piping in the planted areas-. G. Water Supply or Connections to, or the installotion of, the water supply shall be at the locations shown on the drawings, Minor changes caused by actual site conditions shell be mode ot no additional expense to Owner. H, Electrical Service: 1. Connections to the electrical supply shall be at the locations shown on the drawings. Mir1or changes caused by stte cond1tlons shall be made ct no oddltlonol expense to Owner. 2. Contractor shall make 120 volt connection to the irrlgotlon controllers. Electrical power source to controller locations shah be provided by others. 3.02 TRENCHING A. ExcaV<>tlons shall be straight with vertical sides, ewn grade, and support pipe contlnucusly on b.ottom of trench. Trenching e>ceavatlon shall follow layout indicated on drawings to the depths below finished grade encl as noted. Where lines occur under paved area, these dimensions sholl be considered below subgrode. B. Provide minimum cover of 18 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 minimum cover of 12 inches for non-pressure lines, or as ovollable 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 li"es shall be the some as adjacent soil free of debris. lltter, and rocks over 1 /2 Inch In diameter. 8. Backfill shall be tamped in 4-lnch layers under the pipe and uniformly on both sides for the full width of the trench and the full length of the pipe. Backfill materials shall be sufficiently damp to p-ermit thorough compaction, free of voids. Backfill shall be compacted to dry density equal to adjacent undisturbed soil and shall i..•.>nform to adjacent grades. C. Flooding in lieu of tamping is not allowed. D. Under no circumstances shall truck wheels be used to compoct 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 hydraullc driving Is permitted under asphalt pavement. B. Cutting or breaking of existing pavement Is not pem,ltled. C. CarefuU_y inspect all pipe ond fri.tings before ins-taUotiOA~ removing <firt, scole, burrs reaming. Install pipe w-lth all markings up for visual Inspection and verification. D. Remove all dented and damaged pipe sections. E. All tines shall hove o minimum clearance of 6 inches from each other and 12 inches from lines of other trodes. F. Parallel lines shall not be installed dlrectly over each other. G. In solvent welding, use only the specified primer and solvent cement or1d make atl 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 os recommended by the pipe manufacturer. I. Centerload all plastic pipe prior to pressure testing. J. All threaded plastic-to-plastic connections shall be assembled using Teflon tape or Teflon paste. K. For plostlc-to-metol connections, work the metal connections first. Use a non-hardening pipe dope an all threaded plastic-to-metal connections, except where noted otherwise. AH plastic-to-metal connections shall be made with plastic female adapters. L. All connections between PVC laterol litles shall be made using Sch. 40 PVC fittings wltk compression adapters. Afl connectfons betweefl drlpperlines to be made using compression fittings of manufacturer of 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 electrlcol service shall be coordinated with this location. B. The Irrigation Contractor shall be responsible for the final electrical hook up to irrigation controller. C. The irrigation system shall be programmed to operate during the perlodfl' of minimal use of the design area. 3.05 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 ls placed In a trench, the wiring shall be taped together In a bundle at intervcils of 10 feet. Bundle shall be secured to the malnline with tape at intervals of 20 feet. C. All connections shall be of an approved type and shall occur In o valve box. Provide on 18 Inch service loop at each connection. 0. An expansion loop of 12 inches shall be provided at each wire connection and/or directional chan,ge, and one of 24 Inches shall be provided at each remote control valve. E. A continuous run of wife shall be used between a controller and each remote control valve. Under no circumstances shall splices be used without prlor approval. 3.07 A. B. c. D. VALi/ES Automatic coP1trol valves, manual valves, gate valves, and ball valves are to be installed in the approximate locations indicated on the drawings. Valve shall be Installed In shrub areas whenever possible. Install ail volves as Indicated In the detail drawings. Valves to be installed In valve boxes shall be Installed one valve per box. 3.08 VALVE BOXES A. Volve boxes sholl be Installed in shrub areas whenever possible. B. Eoch valve box shall be Installed on a foundation of 3/4 Inch gravel backffll, 3 cubic feet 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. 8. Quick coupler volves shall be set approximately 12 inches from walks, curbs, header boards, or paved areoe where applicable. 3. 10 FLUSHING 11-iE SYSTEM A. Prior to Installation of sprinkler nozzles. the volw-s shall be opened and a full head of water used to flush out the lines and risers. 8. Sprinkler nozzles shall be Installed after flushing the system has been completed. 3.11 ADJUSTING 11-iE SYSTEM A. Contractor shall odJust valves, olign heads, and check coverage of each system prior to coverage tesl B. If it ls 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 lnstoUotion. C. The entire system shall be operating properly before any planting operations commence. D. 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 not allow or cause any of the work of this_ section to be covered up or enclosed until it has been observed, tested and accepted by the Landscape Architect, Owner, and governing agencies. 8. The Contractor shall be solely responsible for notifying the Landscape Architect, Owner, and governing agencies, o 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 If the water coverage for the planted areas ls complete and adequate in the presence of the Landscope Architect. D. The Contractor shall furnish oll materials and perform all work required to correct any Inadequacies of coverage due to deviations from the plans, or where the system has been willfully Installed as Indicated on the drawings when 1t 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 11-iE CITY LANDSCAPE INSPECTION SCHEDULE Sleeving/Grading A. Sleeve diameter, type, depth and location B. Soll surface drainage, elevation and trash (including weeds & rubble) Irrigation System Rough-In A. Trench depth and tocation B. Pipe size ond class B. Pressure test (125 psi for 6 hours) Final Irrigation: A. Valves. boxes and wiring 8. Controller operation and schedule C. Sprinkler, bubbler and/or drip emitter type, flow rate ond quantity per plant D. Overall operation &: As built 3.14 MAINTENANCE 3.15 During the maintenance period the Contractor shall adjust and maintain the irrigation system In o fully operotlonol condition providing complete irrigation coverage to on intended plantings. COMPLETION CLEANING Clean-up shall be made as each portion of the work progresses. Refuse and e,i:cess dirt shall be removed from the site, all walks and paving shall be broomed, and any damage sustalned on the work of others shall be repaired to orl9lnol conditions. END OF IRRIGATION SECTION APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE ___ _ EXP. ____ _ DATE I HAVE COMPILED WITH THE CRITERIA OF THE ORDINANCE AND APPLIED THEM ACCORDINGLY FOR THE EFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN REVIEWED BY: INSPECTOR DATE 1------+---+----------+---+------+----t---------i ~1 CITY OF CARLSBAD I SH1E5ETS I l__1__2_J , PLANNING DIVISION ;::L=AN==o==s;CA:::;P~Ec-'::IM==P==R==o=vE;:M:::;E;N;T;PL=A=N=s =Fo==R=, ========-====: TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD, CA IRRIGATION SPECIFICATIONS SUMMERS/MURPHY & PARTNERS I APPROVED: ii/44 ~-~lA >· -z,·\-"-~"" I LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 DATE INIT!AL DESIGNER OF WORK DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL PLANNING OWN BY: PROJECT NO. DRAWING NO. DATE INITIAL CHKD BY: CITY APPROVAL RVWD BY: CT 13-03. 480-3S 1ST CD REVIEW: 12122/15, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW: 02/26116 I 640 I 1-w (/) 0 co ---· ~ • QFFICC 2 TEMPORARY SALES TRAILER TRAP FENCE, SPECIALTY PAVING, IRRIGATION AND PLANT MATERIALS IN THE PARKWAY (R.0.W.) AREAS ARE TEMPORARY. AT THE END OF TEMPORARY SALES TRAILER AND MODEL USE, THESE INSTALLATIONS SHALL BE REMOVED AND REPLACED WITH PERMANENT PAVING, IRRIGATION AND PLANT MATERIAL PER THE CITY APPROVED STREET LANDSCAPE PLANS (DWG 480-3L). CHASE COURT P=129.0 SALES AR~A Know what's below. REFER TO LANDSCAPE PLANS FOR THIS AREA (DWG480-3L) BY THE LIGHTFOOT PLANNING GROUP Gall befo,e you dig. ----------- --'• ' "• ''} --- I I I ,,,, '-~---,' I I _. __ ..J _____ _l __ j • • REFER TO I.ANDSCAeE_ PLANS FOR THIS AREA (DWG480-3t)BYTHE LIGHTFOOT PLANNING GRoufl-• • N <.o • • • 0 ...... ...... ...... ('f) ____ ...... ______, l/ / ,~-/ ,,-::, ,./· --·\ /' /,/ \ /'/ ,/ " /,-•··· / "\ / ,·•' , ' / _,/ \., ..... Murphy -1~ ;t"-s~;;;;;f."c;;,,,.c::i' t~ ◊F cAur * ~ \ \ \ PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 EE SCALE: 1"= 10'-0" NORTH 0 10 20 30 --------------------------------------- TREE PLANTING LEGEND SYMBOL BOTANICAL/COMMON NAME SIZE/STYLE QTY . • CUPANOPSIS ANACARDIOIDES 36" BOX MIN. -RE-LOCATED 9 CARROTWOOD TREE STANDARD ◊ PINUS ELDARICA 36" BOX MIN .. RE-LOCATED 8 ELDARICA PINE COLUMNAR ... QUERCUS VIRGINIANNA 36" BOX MIN.· RE-LOCATED 5 SOUTHERN LIVE OAK STANDARD 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. AT THE CONCLUSION OF ROUGH GRADING, AN AGRONOMIC SOILS REPORT SHALL BE OBTAINED BY THE CONTRACTOR. RECOMMENDATIONS FROM SUCH REPORT SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF PLANTING AREAS. 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 (10lFEET FROM ALL UNDERGROUND UTILITIES, STREETLIGHTS, HYDRANTS, AND our 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 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 Q\JICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/DR 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. 40 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP ____ _ DATE REVIEWED BY: INSPECTOR DATE 1-----1---+--------------+-----+----,--+-----.I~ CITY 2A~IN'?!~~SBAD UL] ~=:'..'::=========='--'===: DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL LANDSCAPE IMPROVEMENT PLANS FOR: TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD, CA TREE LAYOUT PLAN I APPROVED: {~\ 41::-~\~ :;; -~ -( lo PLANNING OWN BY: PROJECT NO. DRAWING NO. CHKD BY: CITY APPROVAL -RVWD BY: CT 13-03 480-3S 1ST CD REVIEW: 12/22/15, 2ND CD REVIEW: 01/22/16, 3RD CD REVIEW: 02/26/16 1 640 cc • • CO~YROOM = i I OFFICE 1 TEMPORARY SALES TRAILER TRAP FENCE, SPECIALTY PAVING, IRRIGATION AND PLANT MATERIALS IN THE PARKWAY (R.0.W.) AREAS ARE TEMPORARY. AT THE END OF TEMPORARY SALES TRAILER AND MODEL USE, THESE INSTALLATIONS SHALL BE REMOVED AND REPLACED WITH PERMANENT PAVING, IRRIGATION AND PLANT MATERIAL PER THE CITY APPROVED STREET LANDSCAPE PLANS {DWG 480-3L). CHASE COURT P=129.0 Know what's below. REFER TO LANDSCAPE PLANS FOR THIS AREA (DWG480-3L) BY THE LIGHTFOOT PLANNING GROUP Call behne you dig. REFER TO LANOOGAPE PLANS FOR THIS AREA (DWG48Q'.$t)8YJHE LIGHTFOOT PLANNING GROUP- N ro ~t+t+tt·T-t-i- + + + + + + + + + + + f-i-t::--..l,"1-.j'-:::t-+ +-:::t--7/\,.L~i· -1-L ._ 7 ..:,. ·1 ..J + + _:,,,-17-.Ji\..:: I''-7::,ll + t-,,. .... ::,, .:,.-1 -.i;..:: t-+t- i I ++++++++++·f 0 ..... ..... ..... N ..... Murph;,-'1-1 '%~ . ".'.; ' "" ~" -..; wal Date 1 0 0~ CALl'o'I' * , .. ! I I I PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 SHRUB PLANTING LEGEND SYMBOL BOTANICAL/COMMON NAME SIZE/SPACING SALES OFFICE ,-AGAVE DESMETTIANA 'VARIEGAT/. ,.r,r,.r,r,r ///,f/ VARIEGATED SMOOTH AGAVE 15GAL 3'O.C. ~ AGAVE ATTENUATA FOX TAIL AGAVE 15GAL 3'O.C. ~ AGAPANTHUS 'SUN STRIPE' LILY OF THE NILE SGAL. 3'O.C. ~ COROYLINE 'FESTIVAL GRASS' FESTIVAL GRASS 15 GAL 3'O.C. ~ NANOINA 'MOON BAY' \ MOON BAY HEAVENLY BAMBOO SGAL. 3'O.C. I + I CARISSA MACROCARPA 'GREEN CARPET' I I " + + + + GREEN CARPET NATAL PLUM 5 GAL 2' O.C. ~ SENECIO MADRALISCAE SENECIO 1 GAL. 12" o.c. ~ RAPfl/OLEPIS 'MAJESTIC BEAUTY' INDIAN HAWTHORN 15GAL 4' O.C. ~ RAPHIOLEPIS 'PINK LADY' PINK LADY INDIAN HAWTHORN 15 GAL. 3'O.C. E3 ROSA 'ICEBERG RED' ICEBERG RED ROSE 5GAL. 3'O.C. ~ ROSA 'ICEBERG WHITE' > ICEBERG WHITE ROSE 5 GAL. 3'O.C. E8 SCALE: 1" = 10' -O" NORTH 0 10 20 QTY. 93 114 34 31 51 85 138 16 130 62 111 30 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. AT THE CONCLUSION OF ROUGH GRADING, AN AGRONOMIC SOILS REPORT SHALL BE OBTAINED BY THE CONTRACTOR. RECOMMENDATIONS FROM SUCH REPORT SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF PLANTING AREAS. 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 WALl<WAY OR PUBLIC SIDEWALK EXCEPT WHERE TREE WELLS OR PARl<WAYS 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 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 AVAILABI_E FROM SOUTHLAND SOD FARMS (805) 488-3585 8. CONTRACTOR/ DEVELOPER IS Tb 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 ~cJt~~iin~~~g ~~iTs~~~FF~bNrE~~AJ1~E?o~~?/vEf~p~~e~~Rp~~~ TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANN.ER 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 COVEF1 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. 8. 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 STANDAFIDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COV!:R 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. 40 APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE ___ _ EXP. ____ _ DATE REVIEWED BY INSPECTOR DATE 1----------1-------1---------------+--+----+----+---------l ~ CITY £~1N~~~NLSBAD w ~LA=N=D=s=c=A=PE,,:l=M=PR;o=v=E=M==E=NT;P;L=A=N=S=FO=R=:========-====: TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD.CA SHRUB LAYOUT PLAN ,____-+-------t--------------+----+-------t---t---t I APPROVED t@1{ ~~ t::':!i\...;{r . PLANNING DATE INITIAL DATE INITJAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL DWN BY: DATE INITIAL CHKD BY: PROJECT NO. CT 13-03 DRAWING NO. 480-3S CITY APPROVAL RVWD BY 1ST CD REVIEW; 12/22115, 2ND CD REVIEW: 01122/16, 3RD CD REVIEW: 02126/16 I a4o z 0 -1--u 2:) fY, r-(J) z 0 u 0::: 0 LL" r- 0 z I co 1--I (.9 LU I "' z ::, 0:: f-z 5 0 0:: en 2x DIAMETER OF ROOT BALL LEGEND 1. 4" DIA. VERTICAL PERFORATED DRAIN PIPE. CONNECT TO PIPE AT BASE OF PIT AND CAP AT SURFACE. SURROUND PIPE WITH FILTER FABRIC. ALL PALM SUB-DRAINS SHALL CONNECT TO ON SITE DRAIN SYSTEM. 2. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE 0 3" HIGH BASIN. FOR ALL TREES PLANTED IN v. LAWN, RAKE OUT PRIOR TO LAWN PLANTING. 4. FINISH GRADE 5. MEDIUM GRADE PLASTER SAND BACKFILL, WATER-JETTED INTO HOLE FOR MAXIMUM STABILITY. 6. 4" DIA. FLEXIBLE PERFORATED DRAIN PIPE ENCIRCLING BASE OF PLANTING PIT. CONNECT TO VERTICAL PIPE. SURROUND PIPE WITH FILTER FABRIC. 7. NATIVE SUBGRADE NOTES: ALL PALM TREES ARE TO BE BOXED (UNLESS OTHERWISE NOTED ON PLAN). CONTRACTOR SHALL HAVE A SOIL AGRONOMIST PREPARE A DETAILED SOIL ANALYSIS AT TREE PLANTING LOCATIONS AND INSTALL ALL PALMS FOLLOWING THE RECOMMENDATIONS OF THE REPORT. APPLY 'OSMOCOTE' SLOW-RELEASE FERTILIZER ON SURFACE OF PLANTING PIT PER MANUFACTURER'S DIRECTION. 8 PALM PLANTING WITH DRAINAGE LL_, 0 ;,! I en f-f-0.. 0 Wo Oo:: LEGEND 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. 4 TREE PLANTING WITH DRAINAGE PLANTING TABLET SCHEDULE GRO-POWER PLANTING TABLETS FOR CONTAINER-GROWN PLANTS 1 GALLON CONTAINER RECEIVES . 2-3 TABLETS 3 GALLON CONTAINER RECEIVES .3-6 TABLETS 5 GALLON CONTAINER RECEIVES . 6-9 TABLETS 7 GALLON CONTAINER RECEIVES . 8-10 TABLETS 10 GALLON CONTAINER RECEIVES . 10-12 TABLETS 15 GALLON CONTAINER RECEIVES .12-15 TABLETS 20"-24" BOX RECEIVES .14-16 TABLETS 30" BOX RECEIVES .16-18 TABLETS 36" BOX RECEIVES . 18-20 TABLETS 42" BOX RECEIVES . 20-22 TABLETS 48" BOX RECEIVES . 22-24 TABLETS 60" BOX RECEIVES . 32-36 TABLETS LARGER SIZES: FOR EACH 112" CALIPER USE: 3-4 TABLETS SOD LAWN 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 I INFILTRATION RATE TABLES) PH AND TOTAL SOLUBLE SALTS ORGANIC TOP DRESSING ALL PLANTING BEDS TO RECEIVE A LAYER OF ORGANIC TOP DRESSING 'FOREST FLOOR', 0"-2" CUT. -SHRUB AREAS TO RECEIVE: 3" LAYER MINIMUM AVAILABLE FROM: AGUINAGA FERTILIZER (949) 786-9558 2 PLANT TABLET SCHEDULE & NOTES 9 "' "' -----------------------------------+--'-----------,,nr!(l'----------------------11----------------------------------+---'------------------------------------lci' LL ...J o:;;! I en 1--f- 0.. 0 WQ 0 0:: 24" FOR 36" BOX TREES AND LARGER 9 TREE GUYING + + + + + ~-+ + + + + + + + + + + ~ + + + + + + + + + + + + + + + + + 4 + + + + + + + + + + + + + + + + + 1,.,.,.-c~ 1~0 ,~n 1..,..,n ,., .. , .. m ,.,.,.,:n 1.,..,-,:n ,,..,.;n ,.,.,.,.t i~t i~n 1, ... Ji ~n d i.,..,..,:111., .. ,.J; 1;,..;TI LEGEND 1. GROUND COVER PLANT FROM FLATS OR LINERS 2. 2" DEEP MULCH 3. 4. P FILL-SEE SPECIFICATIONS FOR T 10 ~Mffl~OVER PLANTING -PLAN LEGEND 1. (3) ¾" BLACK RUBBER HOSE 2. ½x 6 LONG GALVANIZED STEEL TURNBUCKLE 3. %2" BRAIDED CABLE WI½" x 3' LONG PVC TUBING 4. (3) 'DUCKBILL' EARTH ANCHORS MFG. BY V.I.T. PRODUCTS (619) 673-1760 5. ROOTBALL NOTE: ATTACH GUYS TO MAJOR TRUNKS ONLY. FOR PLANTING, REFER TO TREE PLANTING DETAIL PREVAILING WIND ro ...J <( ::, 0 LU - ~ I 8 Tlb1 ~trn==n1t~ , 1 -11-1-m--1 -, FOR 24" BOX TREES OR SMALLER 7 TREE STAKING EDGE OF PAVING SIDEWALK WALL OR CURB • • • • • • • • NOTE: LOCATION PLANTS SPACED EQUAL DISTANCE (D) FROM EACH OTHER AS SHOWN. D -AS NOTED ON PLAN • • • LEGEND 1. 'CINCH-TIE' BYV.I.T. CO. (619) 673-1760 2. LODGEPOLE PINE STAKE COPPER NAPHTHENATE IMPREGNATED. 2-1/2" 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. ROOTBALL 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 E!GHT. NAIL WI (1) GALVANIZED NAIL THROUGH EACH TIE INTO POLE. FOR PLANTING, REFER TO TREE PLANTING DETAIL. 0 .0 .-~· ... 0 . . ~ 5 VINE PLANTING 2x ROOT.BALL DIA. SECTION VIEW SCALE: 112" = 1 '-0" 3 ROOT CONTROL BARRIER LEGEND 5' t 5' ..---PLANTER -~~=.l~::::::=::::=::~:::::::=~ROOT 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 6' FROM ANY HARDSCAPE.REFER TO PLAN ABOVE. 3. ROOT BALL 4. AMENDED BACKFILL MIX 5. NATIVE SUBGRADE NOTES: FOR PLANTING, REFER TO TREE PLANT.IN DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. 1. APPLY A ONE INCH (1 ") DIAMETER AMOUNT OF G.E. SILICONC ADHESIVE WITH SIX INCH (6") LONG STAINLESS STEEL WIRE TO SURFACE, TRIANGULAR SPACED LOCATIONS 2. ESPALIER OR VINE -SEE PLANTING PLAN FOR SIZE 1 <( CONTAINER SIZE 1 GALLON 5 GALLON 15 GALLON 24" BOX 30" BOX 36" BOX 48" BOX I; A I; 1 1 ................ ................ .... " .......... . .. " ........ " ... . ................ PLAN VIEW . ....... , .... . ............ ...... PLAN VIEW PLANT PIT SIZING CHART 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. ROOT BALL FOR CONTAINER PLANTS 1. PLANT PIT TO BE ROUND -SEE ABOVE FOR DIMENSIONS. 2. ROOT BALL APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP ___ _ DATE REVIEWED BY INSPECTOR DATE ,-----,---,----------------,----r--,---,----,,----'-----------------1 3. FENCE OR WALL PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949 443-1446 [jTI CITY OF CARLSBAD w 4 PLANNING DIVISION 5 .. LANDSCAPE IMPROVEMENT PLANS FOR: TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD,CA PLANTING DETAILS I APPROVED ,_,,._"' f\ i---+-----+-----------+---+------1-----1----1 r~~ ?:r-{q\.-c:,:ft: 1-------+--1-----------------1------.+-----11-------+----1 PLANNING DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL OWN BY: PROJECT NO. DRAWING NO. CHKD BY: CT 13-0;l, 480-3S RVWD BY: 1ST CD REVIEW 12122/15, 2ND CD REVIEW: 01122/16, 3RD CD REVIEW: 02/26/16 I e40 I z ~- LU if) 0 cc 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 surface. 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 Turf 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 muich 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. Alter 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 perform 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 turf 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 surface 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 backiilling 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. Know what's below. can befme you dig. 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 surfaces 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 tor 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 surface to dry out for one (1) day only, prior to the hydroseeding application. Care must be taken not to allow the soil surface to be super-saturated with water prior to the hydroseeding installation. At the same time, the soil surface 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 turf 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 surfaces 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 herein 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 notify 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 1---~--~-------+------------+-------+-------------------lf--------------t-------1 l S1HE5ET I CITY OF CARLSBAD ~5 ·~ PLANNING DIVISION L-1Q__J ~L=A=N□=s=c=AP::::'E,.'.:l=MP=R=o=v==EM=E=N==T=P=LA=N==S=F□=R=,========'--'==== soil, prior to backfilling of planting pits. ,--:::::==e:::::::--,---------------------f-1-----_-_-_-_ti-----_-_-_ t+--~----_ -_-_ -_ -_ -_ -_ -_ -_ -_ -~--_ -_-_-_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_ -_tt--_ -_ -_ -_ -_r_-_-_-_ -_tt--_ -_-_ -_ 1---t--------~-17 TERRACES SALES TRAILER AT ROBERTSON RANCH CARLSBAD,CA PREPARED BY: SUMMERS/MURPHY & PARTNERS LANDSCAPE ARCHITECTS 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHOt,JE: 949 443-1446 DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL PLANTING SPECIFICATIONS APPROVED: I~~~.;-\\-i;,, -z.-r-I"' I PLANNING OWN BY: PROJECT NO. DRAWING NO. DATE INITIAL CHKD BY: 480-3S CITY APPROVAL RVWD BY: CT 13-03 1ST CD REVIEW.12/22115, 2ND CD REVIEW. 01122116, 3RD CD REVIEW. 02126/16 I B40 i-·- U.,I (l) 0 ro