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HomeMy WebLinkAboutDWG 486-2L; CDP 14-13; HIRSCHKOFF RESIDENCE; 01-101 . 2. 3. 4. 5. 6. 7. CITY OF CARLSBAD NOTES Inspection Procedures Inspection of the project shall be peliormed by the Landscape Architect of the 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 "Final Landscape Certification Form". A request for a final landscape inspection by the City must also be made by calling the Inspection Request Line. "Final Landscape Certification Form": Fax to 760.944.8943 Landscape Inspection Request Phone Line: 760.602.4602 Backflow Testing All irrigation backflow preventers shall be tested by a certified tester and results must be given to the City and the Carlsbad Municipal Water District. Pipe between the meter and backflow preventer shall be "Schedule K Hard Copper". Approved contract backflow testers can be found on the City web site at www.ci.carlsbad.ca.us/pdfdoc.html?pid=340. As-built Plans As-built plans for all projects (bonded and non-bonded, public and private) are required to be submitted. Submittal of as-built plans shall be as required by the Engineering and Planning Departments. The final plans shall be prepared by the landscape architect from dimensions provided by the contractor. Final as-built plans shall be drafted clearly to the satisfaction of the City, and the original mylars shall be submitted to the City for their keeping. Final irrigation as-built plans will be required to be reviewed and approved by the City, and final mylars will be required to be approved and signed by the City prior to Planning Department signing the permit card. Slopes Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards. a. Standard #1 -Cover Crop/Reinforced Straw Matting: Cover crop shall be a seed mix typically made up of quick germinating and fast covering grasses, clovers and/or wildflowers. Submit the specific seed mix for City approval prior to application. The cover crop shall be applied at a rate and manner sufficient to provide 90% coverage within 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 mat shall be used the remainder of the year. b. Standard #2 -Ground Cover One hundred percent (100%) of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted 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 percent (70%) 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 feet or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1. b. 3 feet to 8 feet 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 feet 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. Schedules Prior to the start of grading, the applicant or applicant's agent shall obtain City approval of a construction schedule and/or exhibit outlining the timing of the slope planting and irrigation. The schedule shall show timing of construction of free-standing, retaining and crib walls immediately after rough grading as each location is achieved. Irrigation and planting shall take place as grading progresses. Installation of irrigation as shown on the approved plans shall commence within 1 O days of the time when each slope is brought to grade as shown on the approved grading plans. Planting and irrigation for the slope areas shall be completely installed, as shown on the approved plans, within 30 days after the irrigation installation first commences. C: DR G FILES TITLE SHEETS CLSB-IP.D G REVISED: 5 15 20 2 LANDSCAPE PLAN JEFFERSON STREET LOT (APN 155~ 180~28) FIRE PROTECTION PROGRAM POLICIES AND REQUIREMENTS IV.F F.3-2 CONDITION A -MANUFACTURED SLOPES WILDLAND FIRl SUPPRESSION Pertains to areas where manufactured slopes abut hazardous no tive vegetation: Zone A1 -shall be measured 20' horizontally from the outlying edge of any habitable slructure(s) or inward from the top of slope. 1. Plonling within Zone A-1 shall consist of ground cover or low growing shrub species (less than 3' in height) known ta hove fire resistant qualities. 2. No Trees or shrubs over three (3) feet in height at maturity shall be allowed. 3. Irrigation shall be required and maintained. 4. All attachments to the house shall be non-combustaule. 5. No solid fuel fire pits or outdoor fire places shall be perrnilled. FIRE PROTECTION PROGRAM POLICIES AND REQUIREMENTS IV.F F.3-2 CONDITION 8 -NATIVE SLOPES WILDLAND clRE SUPPRESSION Pertains to areas where removal of environ men tally sensitive native vegetation is restricted within fire sections: Zone 81 -shall be measured horizontally 20' from the outlying euye of any habitable structure(s) toward the native vegetulior1 or inward from the top of slope or edge of native vegetation. 1. Planting within this area shall consist of ground cover or low growing shrub species (less than 3' in height) known to have fire resistant qualities or as otherwise required by the City. 2. No Trees or shrubs (over 3' in height) at maturity shall be permitted. 3. Irrigation shall be required and maintained. 4. All attachments to the house shall be non -combustable. 5. No solid fuel fire pits or outdoor fire places shall be permitted. Lone B2 -shall be rneosured horizontally 20' from the outlying edge of Zone 81. 1. "High fuel species" as listed in Appendix C, shall be removed. 2. Up to 50% of the volurne of the "moderate fuel" species, as listed in Appendix C, shall be removed by selective pruning. 3. Planting in this zone shall consist of low fuel species. 4. Trees and large tree form shrubs (e.g. Oaks, Sumac, loyon) which ore being retained shall be pruned to provide clearance equal to three times the height of the surrounding understory plant material or six feet (6') whichever is higher. Dead and excessively twiggy growth shall also be removed. 5. Irrigation shall be required and maintained. 6. If zone 8-2 crosses over a fence line, a six (6') foot wide strip of modified landscaping shall be provided parallel to fence line in order to provide access for firefighters. Plants located within the six (6') access area shall not exceed a height of eighteen (18") inches at maturity. Zone 83 -NOT REQUIRED PER FIRE MARSHAL SPECIAL f-lRE DEPARTMENT NOTES: 1. FIRE SPRINKLERS SHALL BE REQUIRED ON RESIDENCE. (SEE ARCH. PLANS). 2. A ONE HOUR FIRE WALL SHALL BE INSTALLED ON CAL TRANS SIDE OF RESIDENCE (SEE ARCH. PLANS). BUENA VISTA LAGUNA SITE OR. LOCATION MAP VICINITY CITY OF OCEANSIDE Hl(,H'NA'r /c3 PACIFIC OCEAN MAP Al CA AVE CITY OF ENCINITAS CITY OF VISTA DRAWING INDEX: SHEET TITLE SHEET NUMBER TITLE Sf-lEET -NOTES /-IABIIAT ASSESSMENT NOTES !RR/GA T/ON PLAN IKRIGA TION LEGEND AND DETAILS !RR/GA T/ON DETAILS WATER USE AND MAINTENANCE PLAN PLANTING PLAN PLAN TING LEGEND PLANTING DETAILS SPECtri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vnlhict /!Je,r!oif I PHONE NO: ( 1ft;O) REGISTRATION NO: __ -_:?_f_-3_/ __ EXP/RATION DA TE: 01-30-/7 WATER EFFICIENT LANDSCAPE DECLARATION: I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND /RR/GA TION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE W/TH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS T/-/OSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. BY: C ynff)l'a., l3er!otf {!,,_pt.,t;tu:.cJ ;,1._,-....,,-..ui::. PHONENO: (100) /fc/-8-52,1/L REGISTRATION NO: 25 if 31 EXP/RATION DA TE: 0 7 · .3o -/ 7 BACKFLOW PREVENTER TESTING: ALL IRRIGATION BACKFLOW PREV[NTERS 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 BACKFL0W TESTERS CAN BE FOUND ON THE CITY WEB SITE AT: HTTP: //WWW. CARLSBADCA. GOV/SERVICES/DEPARTMENTS/WATER/DOCUMENTS/RECYCLED WA TERBACKFLOWTESTERLIST. PDF FOR RECYCLED OR HTTP: //WWW. CARLSBADCA. GOV/SERVICES/DEPARTMENTS/WATER/DOCUMENTS/WA TERBACKFLOWTESTERL/ST.PDF FOR POTABLE OR CALL (760) 438-2722. INSPECTION PROCEDURES: INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF WORK, OR HIS DESIGN A TED AGENT. REFER TO THE SPECIF/CATIONS FOR THE SCHEDULE OF REQUIRED INSPECTIONS AND REQUIRED SUBMITTALS. FOLLOWING COMPLETION OF THE WORK, THE LANDSCAPE ARCHITECT OF THE WORK WILL CERTIFY THAT THE /NSTALLA TION HAS BEEN COMPLETED BY SUBMITTING THE "CERT/FICA TI0N OF COMPLETION" FORM. A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MusT ALSO BE MADE BY CALLING THE INSPECTION REQUEST LINE. "CERT/FICA TJON OF COMPLETION" FORM FAX TO: (760) 944-8943. LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602. --- PRIOR TO BEGINNING LANDSCAPE WORK: THE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK AND THE DESIGNER OF WORK SHALL REVIEW THE PROJECT UTILITY LOCATIONS AND REVISE PLANS ACCORDINGLY TO FULLY SCREEN ALL UTILITIES FROM VIEW AND PROTECT ALL UTILITIES (ABOVE & BELOW GRADE) FROM INVASIVE PLANT GROWTH AND ROOTS. APPROVED FOR /RR/GA T!ON AND PLANTING ONLY, INCLUDING PRECISE LOCA T!ON OF PLANTING AREA. Benoit Exterior Design Landscape Architecture 300 Carlsbad Village Drive, Suite 108-111 Carlsbad, CA 92008 (760) 448-5272 TITLE SHEET LH~lj "AS t::3 U IL T" RCf __ _ EXP. ___ _ REVIEWED BY: INSPECTOR CITY OF CARLSBAD PcANNING DIVISION ------------->---------------------j------j---j------t----1 LANDSCAPE IMPROVEMEKT PLANS FOR: ------j-------1--~---Hir$chkoff Re$idence DATE DATE SI l[[TS 10 DI RT >----+------1------------------t--~e--------------Jeffer$on Street DIAL TOLL FREE 1 -800-422 -4133 AT LEAST TVl/0 DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA DATE INITIAL DATE INITIAL DATE INITIAL APPROVED: /f.:,,k\ C::r· bll-.;-it-7. ,~.,.:; PLANNING OWN BY: SLS PROJECT NO. DF!AWING NO. CHKD BY: CB DESIGNER OF WORK E.:xpiration Date://j0/1 l REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: CDP14-13/14-14 486-2L I 6/29/15 ' ' 3.5 Zoological Resources CARLSBAD MITIGATION MONITORING AND REPORTING PROGRAM W'ldl'f , d th d . t ·t (T bl 3 ) t t' f I d The following environment.al mitigation measures were. incorporate.d into the Conditiom of Approval for this project in order_ to mitigate identified environmental a~ja~=n ~ot"oer:ie l~~oones ~~o~~=e co~:~~~c co~~i~or. ~e eptiles wo~ss;~:;;si~~l~d1:~ fhe u0:snte~n fence Routine wetland delineation was conducted along the sho1eline of Bueno Vista Lagoon to impacts to a level of 1ns1gn1f1cance. A completed and signed checklist for each mItIgatIon measure Ind1cates that this mItIgatIon measure has been complied with 1. , d 'd , 1 t h d 1. d (Ut t , . ) B' d , d , . ti determine th e extent of wetland s adjacent to th8 property. The delineation determined th at th e and implemented, and fulfills the City's monitoring requirements with respect to Assembly Bill 3180 (Public Resources Code Section 21081.6). izar~. udr1 s1 ~-o o c e t itzalr d a ksl an(Qsour1onl a . ir .s oose) rvAe w:=r~ preaornb1nadn (YC I t boundary of the jurisdictional wetland adjacent to the property is approximately 14 feet AMSL songoir s, sucn as greo 01 e groc e ursca us rnexIcanus, rrna s nurnrnIng Ir a yp e and 80 to 100 feet from the toe of the slope at the north end of the property, The 100-foot ,---1-. -T-he---cfo-cl-,-lo_w_i_n_g--cb-io_l_o_g-ic_a_l _re_s_o_u_rc_e_m-it-ig_a_t-io_n_m_e_a_s_u-re_s_s_h_a_ll_b_e_i_m_p_l_e_m_e_n-te_d_: __________________________ --anna), western kingbird (Tyrannus vertical is), and house finch (Haernorhous rnexicanus). wetland buffer would extend in to the west corner of the parcel (Figure 5). American crows (Corvus brachyrhynchos) and a red-tailed hawk (Buteo jornaicensis) were 9.0 ADJACENCY STANDARDS a) Prior to issuance of a grading permit, mitigation for impacts ta .18 acres of disturbed lands shall be mitigated by payment of an in-lieu mitigation fee. b) Prior to issuance of a grading permit, the 100 foot wetland buffer and the entire 20' wide Diegan Coastal Sage Scrub buffer as shown on the project plans shall be placed within a dedicated open space easement. c) Buffer areas that do not contain native habitat shall be landscaped with native plants. Non-native species will need to be eradicated and re- vegetated with native species appropriate to the site. Container stock or seed acquired from outside the project areas shall not be used (i.e. San Diego Coastal Zone). Cultivars of native vegetation shall not be used far vegetation, particularly those from offshore islands in northern and central California. Species listed in Table 12 of the City of Carlsbad HMP should not be used in landscape palettes. Signage and barriers shall be provided to minimize edge effects. d) No development, grading, or alterations, including clearing of vegetation, shall occur in the buffer area with two exceptions: no fuel modification shall take place within 50 feet of the riparian areas or wetlands, and recreation trails and public pathways may occur within 50 feet of riparian areas or wetlands, and recreation trails and public pathways may occur within the 15 feet closest to the development provided it is consistent with the preservation goals of the preserved habitat and appropriate measures are taken for physical separation from sensitive areas. e) No new surface drainage shall be allowed to enter preserve areas and irrigation runoff shall be contained on the project site and directed to storm drains. f) Fencing should be used to direct human activity and domestic pets away from sensitive areas. If appropriate, signs may be used to inform or provide direction. Lighting shall be directed down and away from preserve areas. Low-pressure sodium lighting shall be used. g) If clearing, grubbing and grading are scheduled to occur during the bird nesting season from February 1 through September 15, no more than three days prior to the disturbance of vegetation on the project site, a qualified biologist shall conduct a nesting bird survey. If nesting birds are found or suspected, a buffer shall be established around each known or suspected site. Na disturbance shall occur within the buffer until the qualified biologist has determined that the young birds have fledged or the nest is no longer active. h) Disturbance of sage scrub is not proposed and shall not be permitted between February 15 and August 31 unless presence/absence surveys conducted by a qualified biologist establish that gnatcatchers are not present. Project-related construction noise may adversely affect nesting gnatcatchers if construction occurs during the gnatcatcher nesting season. Presence/absence surveys shall be conducted by a qualified biologist processing a current Section lO(a), l(a), Recovery Permit authorizing the permittee to conduct these surveys. If gnatcatchers are detected within 300 feet of the limits of disturbance, work may not proceed until a noise assessment has been completed and appropriate noise attenuation and monitoring measures have been prepared. Monitoring shall continue throughout the nesting season. THE f--OLLOWING ARE APPLICABLE ITEMS FRO~A THE HABITAT ASSESS1'vlENT REPORT PREPARED BY LAURENCE OEAIN, ECOLOGIST AND BRIAN F. SMITH AND ASSOCIATES. SEE ORIGINAL REPORT FOR ADDITIONAL INf-ORMATION. ALL i\SPFC rs OF THE REPORT ARE TO APPL y TO THESE PLANS AS IF WRITTEN HEREIN. THE Rl::PORT AND ITS OBSC:RVA I IONS AND CONCLUSIONS ARE THE SOLE RESPONSIBILITY OF THE AUTHORS. 3.4 Plant Communities The SanGIS vegetation layer data set (SanGIS 2007) identifies the property as disturbed. The site visit confirmed that approximately 0.18 acre of the site is disturbed land and approximately 0.10 acre on the north end of the property is lliegan coastal sage scrub (Figure Planl curnrriur1ities represented ore shown in Table 1. Table 1 Pion t Communities 2351 Jefferson Street APN 155-180-28 Carlsbad, California Plant Community Acres Disturbed 0.19 Diegan coastal sage scrub 0.10 Total 0.29 Vegetation on the disturbed portion of the site consists of non-native invosives such as rip-gut brorne (Brornus diondrus), wild oat (Avena fatuo), Mediterruneun barley (Hordeurn rnurinum), and ice plant (Carpobrotus edulis). The Diegon coastal sage scrub on the north of the property primarily consists of California buckwheat (l::riogonurn fasciculoturn) with California sagebrush (Ar lemisio colifornicu), fingertips (Dudleya edulis), California brittlebush (Encelia californica), and lemonodeberry (Rhus integrifolia). Ice plant has begun invading the sage scrub community. Plant species represented on the project site are listed in Table 2. Tobie 2 Plant Species Observed 2351 Jefferson Street AP N 155-180-28 Carlsbad, California Common Name Scientific Name Anacardiaceae Lernonadeberry Rhus integrifolio Asteraceoe California sagebrush Arternisia californica California brittlebush Encelia californica Aizoaceoe Ice plant Corpobrotus edulis Crystalline iceplant Mesembryanthernurn Tobie 2 Plant Species Observed 2351 Jefferson Street APN 155-180-28 Carlsbad, California Cornman Name Scientific Name crystallinurn Slenderleof iceplant lvlesembryanthemurn nodiflorurn Brassicoceae Sweel olyssum Lobuloria rnaritirna Wild radish Raphonus sotivus Cactoceae Indian fig Opun tio ficus indico Copporaceoe Bladderpod Peritorna orborea Crassulaceae Fingerlips Dudleya edulis Fabaceae Golden wattle Acacia longifolia Plumbaginaceoe Limonium Limoniurn sp. Pooceae Wild oat Avena fotuo Rip-gut brorne Brornus diondrus Bermuda yruss Cynodon dactylon Salt grass Distichlis spicata Mediterranean barley Hordeurn rnurinum Small flower rnelic grass Melica irnperfecta Polygonaceae California buckwheat Eriogonurn fosciculaturn C: \DR ..,.,,NG FILES\TITLE SHEETS\CLSB IP.D'!YG REVISED: 5/15/2012 end 4 ). observed soaring over the project site. Evidence of mammals included Betta's pocket gopher The City of Carlsbad hos established adjacency standards for those areas where (Thornornys bottae) and California ground squirrel (Sperrnophilus beecheyi) burrows. conserved habitat areas ore adjacent to development. These standards address: Table j • Fire management, Wildlife Species Observed • [rosion control, 2351 Jefferson Street • Landscaping restrictions, APN 155-180-28 • Fencing, signs and lighting, and Carlsbad, California • Predator and exotic species control. Common Name Seier, lific Name 9.1 Fire Management Dorkling beetle Eleodes sp. Where developed areas are adjacent to preserve areas, fuel management zones may Side-blotched lizard Uta stonsburiana extend into the preserve area. Where 11ew development is planned, fuel (brush) management will Weslern fence lizard Sceloporus occidentolis be contained within development boundaries and shall not extend into preserve areas. Anna's hummingbird Colypte onno 9.2 [rosion Control Great-tailed grackle Quiscalus rnexicanus In order to prevent or minimize erosion and its impact on biological resources, the City of Western kingbird Tyrannus verticalis Carlsbad HMP requires that developers identify and prioritize areas for erosion control, which House finch Carpodocus rnexicanus includes developing erosion control plans and addressing slope stabilization and surface American crow Corvus brachyrhynchos drainage. No new surface drainage shall be allowed lo enter preserve areas and irrigation runoff Red-tailed hawk Buteo jarnaicensis shall be contained on the project site and directed to storm druir1s. Botto's pocket gopher Thomornys bottae 9.3 Landscaping Restrictions California ground squirrel Spermophilus beecheyi Non-native invasive species shall not be used In landscaping; this includes container 3,5.1 Nesting Birds stock und seed stock. Non-native species Will need to be eradicated and re-vegetated with native Section 3503 of the Culiforniu Fish and Gurne Code protects the nests, eggs, and young species appropriate to the site. of any bird species. A nesting bird survey must be conducted if activity will take place during Irrigation shall be managed to prevent runoff into preserve areas. Irrigation runoff will the nesting/breeding season. The fAigrotory Bird Treaty Act makes it unlawful to pursue, hunt, be contained on the project site and diverted to storm drains. There should be a minimal use of take, capture, kill, or sell migratory birds. The statute does not discriminate between live or dead fertiliLers and pesticides. birds and also grants full protection to any bird purls including feathers, eggs, and nests. It will Container stock or seed acquired from outside the be necessary to conduct nesting bird surveys if construction (including clearing, grubbing, and Diego Coastal Zone), Cultivarsz of native vegetation grading) is to occur in nesting/breeding habitat during the general bird nesting season, from particularly those from offshore islands In northern project area shell not be used (i.e., San shall not be used for revegetotion, and central California February 1 through September 15. If nesting birds are encountered, it will be necessary to 9.4 Fences, Signs, and Lighting implement means to ovoid destroyir,g or disturbing the birds and their nests. Fencing should be used (where appropriate) to direcl human activity away from sensitive 4.0 SENSITIVE SPECIES areas. If appropriate, signs rnoy be used to inform or provide direction. Lighting should be For the purposes of this report, sensitive species are those species covered by the City of directed down und away from preserve areas. Low -pressure sodium lighting should be used. Carlsbad HMP, including species listed under state and federal endangered species acts. The list 9.5 Predator and Exotic Species Control of species covered by the provisions of the City of Carlsbad HMP was assessed to determine if Fencing should be used to keep domestic pets out of sensitive areas, Species listed In the listed species might be present on or near the proposed project site (Appendix C). Table 12 of the City of Carlsbad HMP should not be used in landscape palettes. Deterrninolions regarding the probability of a species occurring on the site are based on: 10.0 PROPOSED AVOIDANCE, MITIGATION, AND MINIMIZATION •Recorded occurrences of the species in the immediate vicinity (two-mile radius) If the following avoidance, mitigation, and minimization recommendations Ne followed, of the property, the proposed action will not significantly affect sensitive biological resources. ·Tile presence of suitable habitat for the species, and 10.1 Plant Communities ·The quality of suitable habitat, if present_ Diegon coastal sage scrub, a sensitive plant community, Is µresent on the proposed A species was determined to have high potential for occurrence if there are recorded project site. Disturbance of sage scrub will require mitigation at a 1:1 ratio. If coastal California occurrences within 2.0 miles of the project site and suitable habitat of good quality is present on gnotcatchers are present, mitigation will be 2: 1. the site. A species was determined to hove moderate potential for occurrence if there are no 10.2 NeS t ing Birds recorded occurrences within 2.0 miles, but suitable habitat of reasonable quality is present. A Nesting birds are protected by the Migratory Bird Treaty Act and the California Fish and species was determined to hove low potential for occurrence if there are no recorded occurrences ~arne Code. :.uitable nesting ha.bitot for ground nesting birds, such us western meadow lark, within 2.0 miles and habitat is fragmented or of low quality. A species was considered to hove norned lark, K1lldee'., and mourning dove, 1s present on the propo~ed proJect site. If clearing, no potential to occur on the site if there are no recorded occurrences within 2.0 miles and suitable grubbing, and grading ore scheduled to occur during the general 01rd nesting season, from habitat is not present. Three sensitive species were determined to be have potential to be present February 15 through August 15, these ground nesting bird species may be adversely affected. on the proposed project site: Avoidance measures may be required if nesting birds ore present on the proposed project site. ·Orcutt's spineflower (Chorizanthe orcuttiana) 1o.3 Sensitive Species •Orange-throated whiptoil lizard (Cnemidophorus hyperythrus beldingi) There is potential for coastal California gnatcatchers, a threatened species, to be present in the sage scrub on the r,orth end of the property. Disturbance of sage scrub shall not be •Coastal California gnatcatcher (Polioptila culifornico culifornica) permitted between March 1 and August 15 unless presence/absence surveys conducted by a 4.1 Orcutt's Spine/lower (Chorizanthe orcuttiana) qualified biologist establish that gnatcatchers ore not present. Orcutt's spineflower is listed as endangered by the U.S. Fish and Wildlife Service and the Orcutt's spineflower, uri endangered species, hos the potential to be present along the California Deportment of Fish and Wildlife. The California Nutive Plant Society lists Orcutt's bluff and in the sage scrub on the northwest side of the property. Prior to removal of vegetation, spineflower as seriously endangered in California. This species occurs in coastal chaparral and a focused search shall be rnade for Orcutt's spineflower during the Morch through May sage scrub with a loose sandy substrate (CNPS 2013). Suitable habitat for Orcutt's spineflower flowering season. If Orcutt's spineflower is determined to be present, the wildlife management is present in the sage scrub on the proposed project site. There are no recorded occurrences of agencies shall be consulted to determine disposition. this species within 2.0 miles of the proposed project site. This species was searched for bul not 10.4 Designated Critical Habitat encountered during site visits. Orcutt's spineflower is not likely to be present, but if disturbance The proposed project site is not within or near designated critical habitat for any listed of sage scrub habitat is planned, a search of the site should be mode during the flowering season species. for this species, from Morch through May. 10.5 Wetlands 4.2 Orange-Throated Whip tail (Cnernidophorus hyperythrus beldingi) Wetlands are not present on the proposed project site. The project site Is adjacent to The orange-throated whip tail Is a State of California Species of Special Concern (SSC)1. Buena Vista Lagoon end a 100-foot wetland buffer shall be established, as required by the City The orur1ge-throoted whiptail hos not been listed by the U.S. Fish ar,d Wildlife Service. The of Carlsbad (See Section 6.0 of this report). orange-throated whiptoil Is found In brushy areas with loose soils and rocks particularly in washes, along streornsides and on rocky hillsides. Suitable habitat for this species is present in the coastal sage scrub on the north end of the project site. There are no recorded occurrences of this species within two miles of the project site. There Is low to moderate potential for this species to be present on the project site. The orange-throated whiptail, however, Is considered adequately conserved by the provisions of t'ne MSHCP. 4.3 Coastal California Gnatcotcher (Polioptila colifornica culifornico) The coastal California gnatcatcher Is listed as endangered by the U.S. Fish and Wildlife Service and is a State SSC. The coastal California gnatcatcher Is covered by provisions of the 1vlSHCP. The coastal California gnotcatcher Is a small, non-migratory songbird that is found almost exclusively in coastal sage scrub. Suitable habitat for this species Is found In the coastal sage scrub community on the project site. There ore numerous recorded occurrences of this species within two miles of the project site, There is high potential for this spec,es to be present on the property. Coastal sage scrub on the project site should not be disturbed during the breeding season for this species, from February 15 through August 31, unless a focused protocol survey for the species is conducted by a qualified biologist holding an Endangered Species Act Section 10(A)1(a) recovery permit. If the coastal California gnalcutcher is present, no dislurbunce of suitable hobital shall occur during the breeding season for this species. 6.0 WETLANDS Wetlands are generally considernd those areas that meet one or more of the following wetland criteria: • Hydrophytic vegetation Is dominant, • Wetland hydrology is present, or • Hydric soils are present. Benoit Exterior Design The U.S. Army Corps of Engineers requires that all three criteria be met. The California L a n d S C a p e A r C h i t e C t U r e Department of Fish and Wildlife requires that only one criterion be met. The MSHCP requires - that all projects that may arfect wetland vegetation communities must comply with applicable :,,,~;:h,. 300 Carlsbad Village Drive, Suite 108-111 state and federal regulations including the Clean Water Act, the California Fish and Gome Code, Carlsbad, CA 92008 APPRO VEO rOR IRf-?IGA TION AND PLANTING ONLY, INCLUDING Pf-?f-~CISc_ LOCATION Or PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE Re VIEWED BY: 0nd the Porter-Cologne Act. ~ (760) 448-5272 HABITAT ASSESSMENT NOTES The proposed project site was examined for the presence of wetland criteria. The .-----,-----,--,.--L--==s.<-,~:=::::J~:_:~-~-~---~-~-~-~---~-~-~-~-~-=--ll _ __'...,'..'...:.~.'..'._:_:_;::~;:=~~;;.:.;;;~1N~Sg·p~E~C~T~O~R~==========~D~A~TE~=~ proposed project site does not support wetlands. The shoreline of Buena Vista Lagoon is 1-----1---= /11\~-----------.. -_ approximately 80 feet north of the northern boundary of the property. The City of Carlsbad .-. ---------,----1 I Sf-iET. I CITY OF CARLS BAD SI l[ETS requires protective buffers around riparian/wetland areas. The Guidelines for Riparian 'r'u.~ ..... ~-----------"i----+----+---------------------1-------l----lL--L--J PLANNING DIVISION 10 Wetland Buffers (City of Carlsbad 2010) stu les: LANDSCAPE !MPROV=E=,M=E:::N:::T=::::::P::::LA=N:::S::::::::F::::O=R=:==='--===::::: Within the Coastal Zone, protective buffers shall be a rninirnurn of 50 feet in width surrounding riparian habitats and 100 feet in width surrounding jurisdictional wetlands. Pursuant to Condition 7-11 of the HMP, the protective buffer for wetlands and r·ipurion areas possessing an unvegetated bank or steep slope (>25%) shall be measured from the top of the bank or steep slope rather than the edge of habitat, unless there is at least 50 feet between the riparian or wetland oreu und the toe of the slope. If the toe of the slope Is less than 50 feet from the wetland or riparian area, the buffer shall be measured from the top of the slope. Hirschkoff Residence Jefferson Street l------+-----j--------------l---1---l-----l-----J I A_P_P_Ro_v_ui_: _lc__=-n_. ---'------'=/ ___ c>-=_C-"Y"""-1\_.,,.,,_ rr IL ll___ ''' · 1 PLANNING -~ ~-= .,,;ill_ l·!",-I.:;-' 1-~D~A=TE~1--,N-IT~IA-L--+----------------------l-D-A-TE-+-IN-,T-,A-L--+-D-AT-E-+--IN-IT-IA-L---I ::::D:=W;::N=B=Y=:=::::;;;s;:::LS;;::::::::;--;:::=====P=R=o=J=E=c=T==N=o.= -·===u=R=A=W=I N=G=' =N=o=. Df:SIGNFR OF WORK Expiration Dute: 7 /30/17 Rf-VISION DESCRIPTION OTHER APPROVAL CITY APPROVAL ~~(:;g ~~· ~CB~ CDP14-13/14-14 486-2L 6/29/15 6 ¾" .4 IR~109 ~ ~ LC:i ~ ~ ~ ...._ ~ ex::, ~ i ~ <: ..... ..... l-1.J ~ 0 NORTH SLIDING DOOR LOWER LEVEL SUNKEN SCALE 1 / 4" = 1' -O" ..... ..... ..... ..... ..... ..... 5 10 20 SCALE: 1" -10' COURTYARD CJ cl R SEE SHEET L4 4 ¾" 8.4 IR-102 IR-110 ·,. ·--. ••. IR-105 \.J,,ltDSC-4,o" -.:~ ► s. ~ $;. .... ~' 3831 ~~ ~ !? ~ 0 -1;3>-_ ... a,: ~,.,,1.,ct.LJ ~ e~ FOR LEGEND ►xJ '7-',l-(/£.. )~ .,.,..,~ ..... &{_~~ -, "" e~. a-~~~'+1 ~CA~~ Expiration Date; 7 L30L17 5 Ci < ¾" .9 - I SYMBOL IIR-1011 I IR::-102 ! DATE INITIAL DESIGNER OF WORK "' ~ -, ~ c( i:: (.'.) -.__, ~ :;_i VJ 1-.:.J "' [': c., c., (.'.) o5 G (c) ~ VJ "' l..t.J f"' J;,.,,, u_:,;,_,,;:_ U-) ''--1~=:Y ") :':! II °' l.,,_1 c,j c.. c.. f.-.. Cb 5 ~ Qi o:i '( c c., < fl:; (;j CJ CJ c, "' :r:: 23 c.. (c) C) ~ i c., VJ (.'.) "' (.'.) B l~ < c, ~ c., PROPOSED IMPROVEMENTS DEDICATED METERS DESCRIPTION Point of connection at 1" house service line. Coordinate POC connection with paving contractor to set POC prior to paving. Install shut off in adjacent planter bed. Coordinate sleeving through walls and drainage basins with other trades. Water proof seal sleeve through basin walls. Ensure irrigation lateral source to all raised planters. Install lateral lines under river rock prior to rock placement. Irrigation lines are shown outside Prop. for clarity only. All irrigation shall be installed within property boundary. Install mainline 12" off stair and paving. 11,!l.;;,10_7J lIR-108t lill;::-1 og I IIR-1l]J IIR-11H Install mainline 12" inside fenceline along rear fence. Install valve manifold just outside fence near corner and clear of gate. Install anti-siphon valve on lateral In raised planters. POC at hose bib on building wall. Sleeve controller wire in electrical conduit from interior of garage under paving to mainline. Verify location for controller with builder and modify location as required. Provide stub out and wire for temporary valve that may be required for irrigating native areas. If native planting is required, install drip valve assembly and run a 1" UVR sch. 40 pvc pipe to limit of open space. Install a compression tee and run blank 1 /2" drip feeder tube between plants. Provide a loop for each plant of 1 /4" RainBird LDQ0806 in line drip tube with 3 -.8 gph drippers per plant. Install check valves as may be required to eliminate low head drainage. Remove all temporary irrigation from openspace after one year establishment period and approval of coverage by City of Carlsbad landscape inspector. APPROV[O FOR /RR/GA TION ANO PLANTING ONLY, INCLUDING PR[C/S[ LOCATION OF PLANTING AR[A. "AS BUILT" Benoit Exterior Design L a n d s C a p e A r c h i t e C t ~ u r e RCE EXP. DATE • t' , __ • 300 Carlsbad Village Drive, Suite 108-111 ,J ;,},.a REVIEWED BY: ~ Carlsbad, CA 92008 ·•, -~ (760) 448-5272 IRRIGATION PLAN . = INSPECTOR DATE /1\ I SH~ET I CITY OF CARLSBAD ~ PLANNING DIVISION 0 LANDSCAPE IMPROVEMENT PLANS FOR: Hirschkoff Residence Jefferson Street I APPROVED: tr;_pl 4r. 8-\\--oir I 1-l"'>•I.:;- PLANNING DWN BY: SLS PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: CB REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: CDP14-13/14-14 486-2L 6/29/15 t • ' '· IRRIGATION SCHEDULE SYMBOL DETAIL MANUFACTURER/MODEL/DESCRIPTION @@@ G/L4 Hunter MP2000 PROS-00-PRS40 Shrub Rotator, fixed-riser, pressure regulated to 40 psi (2. 76 bar), MP Rotator nozzle. K=Black adj arc 90-210, G=Green adj arc 210-270, R=Red 360 arc on PRS40 body. SYMBOL MANUFACTURER/MODEL/DESCRIPTION ~ H/L4 Hunter ACZ-075-25 Drip control kit featuring a 3/4" PGV-ASV valve, with 3/4" HY075 filter system, and 25psi pressure regulated. Flow range: 0.5 GPM to 15 GPM. With 150 mesh stainless steel screen. A/L3 Netafim TL050MFV-1 Automatic flush valve, 1/2" male pipe thread. <P • 8 ., ""@ D/L3 Rain Bird XP-0600X Drip micro-spray 20 2H 2F 40 4H 4F Low-Volume, Low-Pressure, Drip 6.0" Pap-Up Spray, 1/4" Barbed Inlet. Nozzle Options: SQ Series, Install a Pressure Compensating Screen. ------B,C/L3 Area to Receive Dripline Netafim TLCV-06-12 (12) SYMBOL POC T Techline Pressure Compensating Landscape Dripline with Check Valve. 0.6GPH emitters at 12.0" O.C. Dripline laterals spaced at 12.0" apart, with emitters offset for triangular pattern. 17mm. MANUFACTURER /MODEL /DESCRIPTION H/L4 Hunter PGV-ASV 3/ 4" and 1" Plastic Electric Remote Control Valve, with removable Anti-Siphon Cap, and Flow Control, for Residential Use. Inlet/Outlet: Female NPT Threads. K/L4 Garden Valve Champion 401 1" Garden Valve. J/L4 Mateo-Norco 759 Brass Shut Off Ball Valve, Chrome Plated Solid Brass Ball, Same size as mainline pipe. L4,.± Hunter Pro-C Con troll er Residential Controller, 10-station expanded module controller, PC-400 with (02) PCM-300. 120 VAC, Outdoor model Hunter WSS Wireless Solar, rain freeze sensor with outdoor interface, connects to Hunter PCC, Pro-C, and I-Core Controllers, install as noted. Includes 10 year lithium battery and rubber module cover, and gutter mount bracket. Point of Connection 1" City of Carlsbad Water Utility Department ------E/L4 lrrigation Lateral Line: PVC Schedule 40 ----E/L4 lrrigation Mainline: PVC Schedule 40 PVC Schedule 40 irrigation pipe. '"'''"''""'-'''=,,-.,,,,,,,,,=F/L4 p· SI · PVC S h d I 40 cem:"' ""/4;.**"'---= "''::;.~, s"""' -~~~"' ~-~ 1 p e e eve. c e u e Typical pipe sleeve for irrigation pipe. Two time line size (2" min.) Extend sleeves 18 inches beyond edges of paving or construct ion. Valve Callout I # • I Valve Number #T I # -• .,. ____ Valve Flow ~~~----Valve Size NG F1L£S 1111.E SHEElS ----------------- PSI GPM RAD PR 40 VAR. 17'-21' 0.4 PSI GPM RAD PR 20 VAR. 4' 0. 7 ~---COMPRESSION RING <PROVIDED) FINISH GRADE-~ VAL VE B □X'------1 SEE SPECS, LINE FLUSHING--___:---4J-__ -f1:::~nl VALVE F-TLFV-1. BRICK SUPPORTS-~ <THREE) u1-· 3/4' GRAVEL SUM~P-----4► . I (1 CUBIC FOOT) I Q:'&ti:'o'-tP ~~~~™ . SEE SPECS 17MM TUBING ,----FINISH GRADE 2' .__ ____ _.__ _____ SEE PLANS FDR Techllne CV LATERAL SPACING '----------------SUB GRADE ---'----------- I-AREA PERIMETER I Techllne START CONNECTION MALE ADAPTER H--EXHAUST HEADER L---Techllne TEE //-,.l/--l/-~II---/J[.__-ll-----,j:t---lf---,fl-----11-+--REM□TE CONTROL VAL VE \./ITH FILTER AND PRV ~-H'---if-1--SUPPLY HEADER 0 AUTOMATIC FLUSH VALVE Af-----------SCALE: N. T.S. ® BELOW GRADE DRIP LINE B ------- SC ALE: N.T.S. I 4" -6" 2 CD r!NISH GRADE/TURF 0 SQ NOZZLE ON 6" XP-0600 POP UP 0 SUB-SURFACE DR/PLINE 0 ¼" BARB TRANSFER FITTING: 3 ® ¼" DISTRIBUTION TUBING 4 5 NOTE: IN SUNKEN GARDEN AREA INSTALL SQ NOZZLE ON 1806 SAM/PRS POP UP HEAD. ® MICRO SPRAY POP UP D 1-----------s c ALE: N.T.S. /1\ \.,-t!DSC~ ,.,~ s. ~ <3; ~► 3831 ~~~ t; ,._ .,, -s--~ o-C!I>---~ ~ ~..c:,J ;6.,_,.,""1 ~ ► ... :na: ~ .,.\ 7·:l·f![" /◄ "'~~ .. ,. r¼..~~ ., >-, ;ii,, ..-!!!: ~ ~()'-CAl.l~O DATE INITIAL Expiration Date: 7 /30/17 DESIGNER OF WORK ® TYPICAL DRIP LINE LAYOUT C -------s c ALE: N. T.S. APPROVED F (!)W TO SCALE !RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCA T/ON OF PLANTING AREA. "AS BUil T" Benoit Exterior Design L a n d s C a p e A r c h i t e C t u r e RCE EXP. DATE -• f;.·w" 300 Carlsbad Village Drive, Suite 108-111 :--,I. '; "-' REVIEWED BY: tl . Carlsbad, CA 92008 ~ (760) 448-5272 ~"',;;;. IRRIGATION LEGEND & DETAILS = INSPECTOR DATE I SH:ET I CITY OF CARLSBAD ~ PLANNING DIVISION 0 LANDSCAPE IMPROVEMENT PLANS FOR: Hirschkoff Residence Jefferson Street I APPROVED: /Y:-1,~ I ~-8\....;_:fr 1-1~+::;' PLANNING DWN BY: ~-" PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL CHKD BY: CB REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: CDP14-13/14-14 486-2L 6/29/15 . ' i i I • ' ' ' :111 IIKxx••x xxxxxx.AxxYI Ill ·-m-~ x)'.-.....X/\ /'·..,..Xx~)<"AX X X)(A:XAXX .m T 111 1tx •• x x •• x , xx > . I Ir-1 -l~)'.XXA'xXXA)<X - (/) . ........... .. - u 12" 111-K)'. X 'x -x;x X )('><)'.Xx x;x X x,x :1~ w 111 ll'Xx XXxXXXxXXXxXX 1 111 -® Q_ . -IK X X X X .x X X X X X X X ;x X X A -- (/) . -XX)<)<XX.><XX ><xx;,.xx -- w u II "N,',', , ,.,, ,','N ,',',' 11 F w =ii xxx•xxx•xxxxxxx> 1-111-v, _ Xxx Xxx'xXxxXXAXX) __ 111-• x • • x x • • x • • x " x x -1 I 1-1 I XX>>XX>>X ))<XA>.>< --@ -11 x>xxx •••••••••• 1-w -)< 'x)'.)'.YY)'.)'.Y'x)<)<X)'.)< z U.1 " • > X • > X X • > > X 111' I XXX)', X / ::,c A X ,x;xX;x I X A) >Xx >XA>)'.) ' ._11111 i l • v • • , •••••• x •• II I 1-1 II 00 _ )<X'><')<)<(XX)<XX )'.)'.X/')< --.-111-n )<.x ':,,.X'x,X;,<,)'. ':,.)~:.;xxxxx'xx J',7' XXXA ) I m-4- J : -Ill >>XX))<):;,.,)<)<;,<.,,_)<)'.;;. jl=-1 XxxxX xYxxx A.><.A'.x _ Y)'.)<'x )<)<.Y)<)< x;,,.;xx ,J :TTI 'I xx.xxs.xx 7-J<X Ill 5 1• Ill XXX>>XX>> •><'> 17 '1 x>Xx >Xx x>•• .. 1 l lill~r1/////V/// 1/?'////: ;-,_Uilli 6 :ill l1 11 , _,, '=-11, _, 11 _, 11 _11, _,, , u 1:--U le ., , ,ill, , ,ill, , ,ill, , , I I ii , , ,ill, , , 111,, ill, , ill,. ,ill , ,ill, , .l f-6"-,f 1. FINISH GRADE 2. CLEAN BACKFILL -90,i-COMPACTION REQUIRED -SEE SPECS 3. SCH. 40 IRRIGATION LATERAL UNE PER LEGEND. 4. PRESSURE SUPPLY MAINLINE PER LEGEND. 5. CONTROL \VIRES -INSTALL BELO\\' PRESSURE SUPPLY LINE 6. PROVIDE 2" OF CLEAN SAND BELOW PRESSURE MAINLINE TRENCHING E f---------- SCALE: NTS. / 0 2 6 G) 5 CD ® 0 0 EXTERIOR WALL MOUNT CONTROLLER. FASTEN TO WALL PER MANUFACTURER'S SPECIFICATIONS. SEE LEGEND FOR CONTROLLER INFORMATION. 110 VOLT GFI OUTDOOR POWER SUPPLY BY OTHERS. LOW VOLTAGE WIRE IN GRAY PVC CONDUIT (2" DIA). WIRE TO BE SLEEVED IN CONDUIT TO 18" BELOW GRADE. SWEEP ELL. INSTALL PVC SLEEVE TO DAYLIGHT IN PLANTER BED. ® LOW VOLTAGE WIRE TO REMOTE CONTROL VALVES. @ FINISH GRADE. (De----W_A_L_L_M_O_U_N_T~C_ON_T_R_O_L_LE_R~S-CAL-E: ~N.T.S. 1 2 ®--·~- ~ @)>----~..-------- 1. SLIP BASE SOCKET OVER END OF \\'IRES 2. STRIP \VIRES APPROX. 5/8" FROM ENDS -T\\'IST TOGETHER 3. APPLY SEALER TO OUTSIDE OF SEALING PLUG AND FILL CAVITY WITH SEALER 4. PUT CRIMP END OVER \\'IRE ENDS -CRIMP SLEEVE AND CUT OFF EXCESS \\'IRE 6. PULL BASE SOCKET OVER END OF \\'IRES AS FAR AS POSSIBLE 6. PUSH SEALING PLUG INTO BASE SOCKET 7. PUSH \\'IRES TO END OF BASE SOCKET TO ENSURE COMPLETE SEALING OF CONNECTION B. COMPLETED \\'ATERPR0OF \\'IRE CONNECTION WIRE CONNECTOR L~----- SCALE: N. T. S. C: DR I G FILES TITLE SHEETS CLSB-IP.D G REVISED: 5 15 20 2 (/) u w u_ (/) O'. w Q_ 0: 0 00 6" 1. HARDSCAPE (TYPICAL) 2. CLEAN BACKFILL -90,i-COMPACTION REQUIRED -SEE SPECS 3. SAND (TYPICAL) 4. NON-PRESSURE LATERAL LINE / SLEEVE (2X LINE SIZE); SCH. 40. 5. CONTROL \'/IRE SLEEVE ADJACENT TO MAINLINE SLEEVE (2" M1N.) 6. PRESSURE SUPPLY LINE / SLEEVE (2X LINE SIZE); SCH. 40 NOTES: ALL SLEEVES TO BE SCH 40 PVC. SIZE ALL SLEEVES PER SPECIFICATIONS ON PLANS. EXTEND SLEEVES 12" BEYOND EDGE OF HARDSCAPE ON BOTH ENDS. 6 NOTES: 1. REBAR NOT REQUIRED FOR SPRAY HEADS. 2. DO NOT LOCATE HEADS ON RISERS CLOSER THAN 1 O' TO TURF, SIDE\\'ALKS, CURBS AND ROAD'f/AYS. 4- 5 ---® 7 12" MIN. FROM TOP OF SLOPE OR PAVING TOP OF SLOPE =m':'cw-m=1 w =TW 1. FINISH GRADE 2. TOE OF SLOPE 3. SCH. BO RISER 4. ROTATOR NOZZLE. ADJUST HEAD TO SPRAY PARALLEL TO SLOPE. 5. MPR40 ADAPTER WITH HCV CHECK VALVE TO PREVENT LO\\' HEAD DRAINAGE. 6. OMIT STAKING ON ROTATING SPRINKLERS. 7. OMIT. 8. PVC SCH. 40 NON-PRESSURE IRRIGATION LATERAL LINE 9. 0M1T. ©- 1211 t 12" 3 7 ,,, ®- 0-8 ®- 7 8 ---- 12 T 18" t NOTE: (i) ® ® 0 ® ® 0 ® ® @ (jJ) @ WATER PROOF CONNECTION (1 OF 2) 30-INCH LINEAR LENGTH OF WIRE, COILED REMOTE CONTROL VALVE INSTALL 12-INCH MIN. ABOVE HIGHEST POINT OF DISCHARGE FILTER -(DRIP APPLICATIONS ONLY) PRESSURE REGULATOR - (DRIP APPLICATIONS ONLY) SCH. 80 NIPPLE SCH. 80 NIPPLE -CUT ONE END OFF NIPPLE TO PROPER HEIGHT AND GLUE INTO ELL BELOW GRADE PVC SCH. 40 ELL (1 OF 2) PVC MAINLINE -18" MIN. DEEP -SEE PLAN PVC LATERAL LINE-12" MIN. DEEP-SEE PLAN FINISH GRADE/TOP OF MULCH *ANGLE VALVE (RAINBIRD: DVF-A OR EQUAL) SHALL BE USED WHERE AVB IS REQUIRED UP SLOPE. TEFLON TAPE SHALL BE USED ON ALL THREADED FITTINGS. F~-----G~~-----0 SLEEVING ® ROTOR/SPRINKLER ON SLOPE SCALE: N.T.S. SCALE: N.T.S. ® REMOTE CONTROL VALVE H~-----~ SCALE: N.T.S. J --- 1i -= 11 11 11i 111 3 5,.., -----.._r ... "-'sL.2,-· J::=!1ll::ll--1c:;::=:==':'-.--\9 -rroo~~do-0vo -6 ~:::o.p'"l,;;c~mf,a~~~ 4 1. 1 o" ROUND PLASTIC VALVE BOX W/L0CKING LID ---------© 2. HEAT BRAND "BV" (OR "PR") ON LID IN 2" HIGH CHARACTERS 3. FINISH GRADE 4. 3/4" CRUSHED ROCK -4" DEPTH 5. BAls .VALVE OR PRESSURE REDUCER PER IRRIGATION PLAN 6. COMMON BRICK -4 REQUIRED 7. SCH 40 PVC MALE ADAPTER -2 REQUIRED B. MAINLINE PIPING PER IRRIGATION PLAN 9. VALVE BOX EXTENSI0N(S) AS REQUIRED ' 1/2" IN TURF AREAS AND 2" IN SHRUB AREAS BALL VALVE OR PRESSURE REDUCER NOTE: USE TEFLON TAPE ON ALL MALE PIPE THREADS. SCALE: N.T.S. (SIM) ' ' r: 12" 4 min. /~¼~~~ ~~¾'¾'¾ ,'<, _0)$>)~ //,1//1/j 18" I min. I I I I I I D ® 7 13 I 'k--.-i-1-\---h!=~~r------.. ~ CJ ® GARDEN VALVE (D GARDEN VALVE, 1" FPT x 3/4" MHT @ 1" DIA. SCH. 80 RISER @ FINISHED GRADE G) 36" 4x4 REDWOOD POST. FASTEN RISER TO POST W/ GALVANIZED U-CLAMPS @ THREADED ELLS (2) @ 2" x 1" DIA. SCH. 80 NIPPLES (2) (j) MAINLINE AND TEE SCALE: N. T. S. = Benoit Exterior Design L a n d s C a p e A r c h i t 8 C t u r e 300 Carlsbad Village Drive, Suite 108-111 Carlsbad, CA 92008 (760) 448-5272 IRRIGATION DETAILS APPRO VEO FOR /RR/GA TION AND PLANTING ONLY, INC'LUDING PR[C/S[ LOCATION or PLANTING AREA. "AS BUILT" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE 15HEE11. r crTY oF CARLSBAD f----+----1-----------------+---+----1----i---i l_5 _ j L PLANNING DIVISION r----------i---+--+-----------------jf----+---+----+---1 . .. . . ~ l____1_cJ_J -·-· -1---+-----------------+----+----+---+---l LANDSCAPE IMPROVEMENT PLANS FOR: Hirschkoff Residence Jefferson Street 1----+---+--------------+---+---+---+------i 1-AP_P_Ro_vF_LJ_, ~ff--~~-~J~l=f'-.-•_ell.~...o_·;ft~~-1-13-15 I f----+----1------------------i----i----i----i--, PLANNING . l-=-ccc-l-ec=c-c-+----------------t-::-cc::::--i-:c:c::c;-c-t-c:-c:::;c--t-::c;:::c;.,.-J ;:;o;;W;;;:N~B~Y:=:::;s;;;:L::;;S;:=;--;====:P=.R=.O=.JE==c=-T=N=o=.==;-;::D==R=A=W=IN=G=N=;O. DATE INITIAL DATE INITIAL DATE INITIAL CHKD BY: ~C~B~ DESIGNER OF WORK Expiration Date: 7 /30/17 REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: CDP 14-1·3 /14-14 486-2L 6/29/15 CRITICAL ANALYSIS Generated: P.O.C. NUMi:l[R: 01 Water Source Information: City of Carlsbad Water Utility Deportment FLOW AVAILABLE Point of Connection Size: Flow Available: PRESSURE AVAILABLE Stalic Pressure al POC: Pressure Avoilable: DESIGN ANALYSIS Maximum Station Flow: Flow Available at POC: Residual Flow Available: Critical Station: Design Pressure: Elevation Loss: Friction Loss: FittinrJS Loss: Loss through Valve: Pressure Req. at Critical Station: Loss for Fittings: Loss for Main Line: Loss for POC to Valve Elevation: Loss for Backflow: Cri lieu I Station Pressure at ,0 0C: Pressure Available: Residual Pressure Available: 2015-02-17 21: 03 1 " 20.24 gpm 78.00 psi 78.00 psi 1277 gprn 20.24 gpm 7.47 gprn 3 40.00 psi -2.17 psi 2.27 psi 0. 34 psi 2.36 psi J,2.81 psi 0.13 psi 1.32 psi -4.33 psi 0.00 psi 39. 93 psi 78.00 psi 38.07 psi HYDROZONE MAP ZONE 1 -MODERATE WATER USE PLANTS -DRIP 180 SF. ZONE 2 -LOW WATER USE PLANTS -DRIP 1,737 SF ZONE 3 -VERY LOW WATER USE PLANTS -ROTATORS 1,894 SF ZONE 4 -VERY LOW WATER USE PLANTS -NO IRRIG. 2,965 SF NOTE: ALL AREAS ARE WATERED ON POTABLE IRRIGATION SUPPLY. THERE IS NO RECYCLED WATER USED. NORTH C: DR ING FILES TITLE SHEETS CLSB-IP.D G REVISED: 5 5 20 2 PRIVATE MAINTENAN BY OWNER. WATER USE PLAN SCALE 1 "= 40' ' ---------- WELO WORKSHEETS LANDSCAPE MANUAL APPENDIX E P-25(C) Development Services Planning Division 1635 Faraday Avenue {760) 602-4610 www .ca rlsbadca .gov Water Efficient Landscape Worksheet This worksheet is filled out by the project applicant and it is a required element of the Landscape Documentation Package. HYDROZONE INFORMATION TABLE Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone. Controller # Hydrozone* Zone Irrigation Plant Hydrozone % of Total or Method** Type/Factor*** Area (Sq. Ft.) Landscaped Valve (PF) Area c-----c--------1--------~----+--~~--~------+--------A 1 SHRUB DRIP 0.5 MW 180 2% A 2 SHRUB DRIP 0.3 LW 1737 26% r-----cA---cc,ccsccLO=PccE---r----RO-TA-TO-RS-0.1 VLW --,-,8-9_4 _____ --·,··--,-8'/4-, ··--· - 4 Open Space None 0.1 VLW 2965' 44% •Opan SpBCEI not c~lculciled f-------1-----+----------,---·---f----·----1-- f-------1-----+---+--------1-------------j----------j--------- Total "'Hydrozone VL W -Very Low Water Use Plants L W -Low Water Use Plants MW -Moderate Water Use Plants HW -High Water Use Plants P-25(C) """Irrigation Method MS= Micro-spray Se Spray Re Rotor Be Bubbler De Drip O e Other Page 1 of4 6776 100% "'Plant Factor from WUCOLS Ill or list as water feature as appropriate Revised 04/12 '---._ '---._ '---._ '---._ JOINT MAINTENANCE -------WITH ADJOINING LOTS / -------...--....____ / ---------------------------~-- MAINTENANCE MAP / Maximum Applied Water Allowance A landscape project subject to the Water Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAWA. A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equation: MAWA = (ETo)(0.62)[(0.7 x LA)+ (0.3 x SLA)] The abbreviations used in the equation have the following meanings: Maximum Applied Water Allowance in gallons per year. Evapotranspiration in inches per year. Conversion factor to gallons per square foot. MAWA ETo 0.62 0.7 LA 0.3 ET adjustment factor (ETAF) for plant factors and irrigation efficiency. Landscaped area includes special landscaped area in square feet. The additional ET adjustment factor for a special landscaped area (1.0 -0.7 = 0.3) SLA Special landscaped area in square feet. Show Calculation: 40.0 X 0.62 X 0.7 X 3,811 = 66,159 Maximum Applied Water Allowance= _6_6_,1_59 _______ gallons per year NOTE: 1\liAWA colculatiori does not include nori-irriguted native areas (2965 sf). Total landscape area (including non-irrigated native areas) is 6776 sf. Including this urea in MAWA would result in greater % savings of ETWU. P-25(C) Page 2 of 4 Revised 04/12 Note: All areas within property boundary shall be maintained by owner in a clean and healthy condition. All dead plants, weeds, trimmings and broken branches shall be removed from property in a timely manner. Frontage shall be maintained by all parties to joint maintenance agreement (declaration of easement document 90-652453). Benoit Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Hydrozone Number (1 -5 with SLA Zone Below -use as many ---------+---,,---t-; tables as necessar to com lete <:lll h drozo,0es Evapotranspiration Rate ETo * Conversion Factor (Step 1 x Step 2) Plant Factor (PF)" (From WUCOLS) (VLW -HW) 0.1 -0.8 Area of Hydrozone (sq. fl. HA (Step 4 x Step 5) Irrigation Efficiency IE,.,.,. (Step 6 • Step 7) (Total All Step 8 + Total SLA sq. ft. in Step 5) (Step 3 x Step 9) Estimated Total Water Use in gallons per year (ETWU) -Total shall not exceed MAWA EToh West o/1-5 e 40. 0 1,034 5 East of /-5 and West of El Camino Real= 44.0 East of El Camino Real~ 47.0 Applicant may provide a different ETo if supported by documentation subject to approval by the City Planning Division u Plant Factor & Water Use 0. 1 = VL W -Very Low Water Use Plants 0. 3 e L W -Low Water Use Plants 0. 5 = MW -Moderate Water Use Plants 0.8 e HW -High Water Use Plants 40 40 0.62 24.8 24.8 0.'.J 0.1 1737 1894 521.1 189A .8 .7 651.4 270.6 "'*"'IE Micro-spray= .80 Spray e .55 Rotor e .70 Bubbler e .75 Drip e .80 40 24.8 0.1 2965 296.5 NONE 0 Applicant may provide a different IE if supported by documentation subject to approval by the City Planning Division (Turf and Landscape lrrigation Best Management Practices, April 2005) P-25(C) Page 4 of 4 Revised 04/12 Exterior Design APPROVED FOF~ /RR/GA TION AND PLANTING ONLY, INCLUDING PREC'/SE LOCATION OF PLAN TING AREA. "AS BU I I_ T" Landscape Architecture RCE ___ _ EXP. -----DATE 300 Carlsbad Village Drive, Suite 108-111 Carlsbad, CA 92008 WATER MANAGEMENT REVIEWED BY: (760) 448-5272 & MAINTENANCE PLAN !NSPlCTOR DATE I SH:ET I CITY OF CARLSBAD l---+------je-----------------+---+-----1-----/----1 PLANNING DIVISION ,---------1---l---+---------------+--+--+---+--I SHEETS 10 DATE INITIAL DESIGNER OF WORK Exp irution Do te:7 /30 /17 ----·----,-----··--___ _, ------------,----,--------I----< DATE INITIAL DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL LANDSCAPE IMPROVEMENT PLANS FOR: APPROVED: Hirschkoff Residence Jefferson Street -- -------~~-~-~ rL-( ~ E::-11...oit- PLANNING -----DWN BY: SLS PROJECT NO. CHKD BY: RVWD BY: CB CDP14-13/14-14 1 · l ~.~.::;; DRAWING NO. 486-2L 6/29/15 I ,, lOREST MULCH SLIDING DOOR LOWER LEVEL SUNKEN SCALE 1/4"=1'-o" FIRE NOTE: I OUNT TILLANDSIA AND SMALL BROMELIADS ON DRIFT WOOD ATTACHED TO WALL. LAGSTONE PATIO PLANTED WITH G.C. COURTYARD BRUSH MANAGEMENT ZONES NOT REQUIRED OFF PROPERTY PER FIRE MARSHAL. PROPOSED SUMP PER CIVI 3'' DECOMPOSED WOOD MULCH ALL PLANTED AREAS (TY FUEL MANAGEMENT ZONES _ SEE SHEET 1 FOR DESCRIPTION NATIVE DIEGAN COASTAL ~~SAGE SCRUB VEGETATION.~~ (SEE NOTE THIS SHEET). .,1-1-cr .· . ...-cc.L.. .,, ,. ,-,. BIO RETENTION BASIN PER CIVIL (TYP) \]fl\~ "1A \es; ~- ,ttf\ e,py··------/? ---,,. _,. ,, -,/•, --'( ,_ ,," ,--::.\ ; t· }µ_NJ, <'; '-hC,-,, · ,;r,-"~t {U \y. ., i1ft j<{!• \._,,,_ -,, \ \,► \?:-~·'?~~-tt;"<· ,-·fn ,,.. f;1:1• ·•.,_, "--1,.\,.t'":i\l} ' . -,-, ? r,\, LOWER COURTYARD SEE PLAN THIS SHEET PROPOS[D R[S/D[NC[ fT UPPD? {N.0 FF MA!N 725 ff LOlitl? OUJ PAD 80.-3 ERMEABLE PAVIN PER ARCl1.t-. ,· re M . .f i'' ' ,ti V y~ ' ( '. REMOVE ALL EXIST. '"' EUCALYPTUS (TY -c> ,":,'"-' ~ ;,i",:.v,C {,} \-\J' /! ;,,•· j() • ' {, •••oi ,, ;&,,;. ,· , ~-·• .. : . .. ., w 'Jil~½'.,:}&°"·· -----, ,,(: f . ·,,''/ ·. ·-·~/---- ~-~ • ./ "--i7s;;,!Vc~ PAVIN ' c.: c: ~~::;__-:{,~ ·!,-1 -~---- •·· ------~ ~~- -j Of'C)( -- ( -~~ -;j'Jf'Z( () ~ ,, .. ( f/f~. ----------. --og _ ---- 42" HIGH STAINLESS STEEL CABLE FENCE WITH POWDER COATED ALUMINUM POSTS. PROVIDE ACCESS GATE IN THIS LOCATION ::.__::,,-----..::::-_:'.1;-~~--------f; fr -------- FOR CLEARING AND FIRE CONTROL PURPOSES. ~-~--0--~ FIRE NOTE: IVER ROCK SWALE. "" le} USE ROCK LINED OPTION PER CIVIL. SEE CIVIL SHEET 2, DETAIL "A". ROCK IS TO BE BEACH PEBBLE MIX 2" TO 3" AS PROVIDED BY KRC ROCK. XIST. JACARANDA TO REMAIN ~ ''\._ ,··v:. ,'-f!-,i!f,:?1 t.fU1fi'C AD D'!tY ' ' ' , < le} j::::::: P::: VJ~ ~~ 1-.J.J (-0 JOIN MAINTENANCE EASEMENT_,__~ ~ >-Q_ '=' C, ~ ~ ~ _, 'C Co ~ ~ ~ "' _, Q' Cc ~ C) 'Z c::, ,_ --~ _, ~~\ 'C co -t ~ Bi " V) "' < le} '=:. --------< ~-s 6'" -----sc --._/1/&r ------- h. ,_ < < le} c, L,' 3 < :::s 'C ::, Co ti u C) C) c::, "-" C) Co V) u Cc 'Z 'C c:, Q_ <.:) ~ h. G; o; ~ -:;:: CJ ~ "' 'D' c, '"' 2-:! Vj Q_ c.. ~ Lu c:i C) C, ~ ~, < >-I.() _VJ "-" h. C, co -0 "' Cl: c::, ~ "-" ~ §2 c::, L.!._J ::, ~) ~ >-CJ I -~ _, C, Q_ Q_ ~ ~ 0) ::, k:! 0, V; -V) u "-" \\! ~ c:i le} s co < Vj 1 oo· WETLAND BUFFE """';-;:~~~~~~~~i;~~ ' .· -~----~ BRUSH MANAGEMENT ZONES NOT REQUIRED OFF PROPERTY PER FIRE MARSHAL. NATIVE DCSS VEGETATION AREA NOTES: APPRO VEO rOR !RR/GA TION ANO PLAN TING ONLY, INCLUDING PRECISE LOCATION Or PLANTING AREA. "Developer shal · plement, r cause the implementation of, the · chkoff Residence Coastal Developme Permit P, ·eel Mitigation Monitoring a eporting Program. Developer shall comply · he M · ation Measures o · ed in the Mitigation Monitoring an Reporting Program and the ad e um the Miti~ d Negative Declaration." --- 0 5 10 20 SEE SHEET NORTH SCALE: 1" -10' 1111.E SHEElS Cl.SB-IP. ------~ n I' . ~ Jz ~\~>-/- ~ 8A~~REAS WITHIN NATIVE DCSS VEGETATION AND BUFFER ZONE SHALL BE PLANTED WITH NATIVE SPECIES AS APPROPRIATE TO MEET FIRE SUPPRESSION ZONES REQUIREMENTS. 2. INVASIVE AND NON-NATIVE SPECIES SHALL BE REMOVED FROM THE NATIVE DCSS VEGETATION AREA AND BUFFER ZONE AND FIRE SUPPRESSION AREAS INCLUDING CARPOBROTUS. 3. FINAL PLANTING PLAN OF THIS AREA SHALL BE DETERMINED ONCE ALL BRUSH MANAGEMENT AND INVASIVE AND NON-NATIVE SPECIES REMOVAL IS COMPLETED. ALL OTHER NATIVE PLANTS ARE TO BE PROTECTED IN PLACE. CONTRACTOR SHALL EXERCISE EXTREME CARE WHEN WORKING IN THIS AREA. LEGEND Benoit Exterior Design L a n d s c a p e 300 Carlsbad Village Carlsbad, CA 92008 (760) 448-5272 Architecture Drive, Suite 108-111 PLANTING PLAN "AS BUILT" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE t---t-----+--1----------+---+----+--+-----1 I sH7EET I CITY OF CARLSBAD ~o ~==='-'====P::::L::::::AN::::::N::::l::::::N:=G::::::D::::::IV::::::l:=Sl::::O::::::N====--'=~===: LANDSCAPE IMPROVEMENT PLANS FOR: Hirschkoff Residence Jefferson Street 1---t-------\-----------------+---+-------+---I------I I APPROVED: PLANNING DATE INITIAL DESIGNER OF WORK Expiration Date: 7 /30/17 REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL DWN BY: SLS PROJECT NO. CHKD BY: _CB__ CDP14-13/14-14 RVWD BY: DRAWING NO. 486-2L 6/29/15 '' ' '\: PLANT SCHEDULE TREES SHRUBS * e e,,,,:>"'".i'{,'/ 8 0 G • e SUCCULENTS 0 0 0 0 VINE /ESP ALI ER C: WNG Fl TLE SHEElS I ,0 CODE C E EXJAC CODE Al AR AS3 CN cw CR CF cs CS3 CS2 LAV NI PC PX PD SM2 CODE AS2 AK AZ AB2 AD CP El EN EP2 EA ES HF SJ CODE SF RE'IISED: & BOTANICAL NAME / COMMON NAME CONT Chamaedorea elegans / Parlor Palm 15 gal Existing Jacaranda Tree / Jacaranda Tree Existing BOTANICAL NAME / COMMON NAME CONT Alcantarea imperialis / Imperial Bromeliad 5 gal Alcantarea imperialis 'Rubra' / Rubra Imperial Bromeliad 5 gal Alpinia sanderae / Variegated Ginger 5 gal Camellia japonica 'Nuccio's Gem' / White Camellia 5 gal Canna x generalis 'Wyoming' / Wyoming Canna 1 gal Canna x 'Red King Humbert' / Red King Humbert Canna Lily 1 gal Clivia miniata 'Flame' TM / Flame Kaffir Lily 1 gal Clivia miniata 'San Marcos Yellow' / San Marcos Yellow Kaffir Lily 1 gal Coprosma repens 'Silver Queen' / Mirror Plant 5 gal Cordyline australis 'Sundance' / Sundance Dracaena 15 gal Lavandula angustifolia 'Hidcote Superior' / Hidcote Superior Lavender 5 gal Neoregelia x 'Inca' / Inca Bromeliad 1 gal Pelargonium x 'Citronella' / Mosquito Plant 1 gal Philodendron x 'Xanadu' / Philodendron 5 gal Phormium tenax 'Dazzler' / New Zealand Flax 5 gal Sansevieria trifasciata 'Moonshine' / Moonshine Snake Plant 1 gal BOTANICAL NAME / COMMON NAME CONT Aeonium decorum 'Sunburst' / Sunburst Pinwheel 1 gal Aeonium x 'Kiwi' / Kiwi Aeonium 1 gal Aeonium x 'Zwartkop' / Zwartkop Aeonium 1 gal Agave x 'Blue Flame' / Blue Flame Agave 5 gal Aloe x 'Delto Lights' / Delta Lights Aloe 1 gal Crassula perforota / String-of-buttons 4"pot Echeveria imbricata / Hen and Chicks 4"pot Echeveria nodulosa / Painted Echeveria 4"pot Echeveria pulvinata / Plush Plant 4"pot Echeveria x 'Afterglow' / Afterglow Echeveria 4"pot Euphorbia tirucalli 'Sticks on Fire' / Pencil Tree 5 gal Haworthia fasciata / Zebra Haworthia 4" pot Senecio jacobsen ii 1 gal BOTANICAL NAME / COMMON NAME CONT Stephanotis floribunda / Madagascar Jasmine 5 gal QTY 1 QTY 1 3 3 1 2 4 3 5 3 4 13 5 5 9 9 5 QTY 23 1 0 4 10 34 4 24 12 18 18 1 8 6 QTY 12 GROUND COVERS CODE BOTANICAL NAME / COMMON NAME DM Dymondia margaretae / Dymondia NW Nepeta x faassenii 'Walkers Low' / Walkers Low Catmint TJ Trachelospermum jasminoides / Chinese Star Jasmine G.C. SUCCULENTS CODE BOTANICAL NAME / COMMON NAME oc Othonna capensis 'Little Pickles' SM Sedum morganIanum / Burro's Tail SN Sedum nussbaumerianum / Cappertone Stonecrop SB2 Senecio mandraliscae 'Blue Chalk Sticks' / Senecio NATIVE GROUND COVER CODE BOTANICAL NAME / COMMON NAME ~ IH Iva hayesiana / San Diego Poverty Weed r, ''F'L FFFh-FF LOT SCO Lotus scoparius / California Deer Weed +...W...c I I , +-H-FFFF NATIVE SHRUBS CODE BOTANICAL NAME / COMMON NAME 0 CY Ceanothus griseus horizontalis 'Yankee Point' / California Lilac 0 DB Dudleya brittonii / Dudleya Q DL2 Dudleya lanceolata / Lanceleaf Liveforever 0 DP2 Dudleya pulverulenta / Chalk Lettuce 0 EC Encelia californica / California Encelia e MA Mimulus ourantiacus / Sticky Monkey Flower PS Penstemon spectabilis / Showy Penstemon 0 VL Viguiera laciniata / San Diego County Viguiero NOTE: 1. Native plant list and quantities to be verified once brush management and invasive species removal are completed. Bare areas are then to be planted. All native plants to be planted within the open space areas (below the fence) shall be obtained from "Recon Native Plants" and shall conform to locally collected growing requirements of the Habitat Assessment Report. Contact Rebecca Pozorski of Recon Native Plants at 619.884.5854. 2. Allow $200 for wall mounted driftwood and Tillandsia planting. Coordinate with Landscape Architect. SHRUBS/TREES/VINES 70 5 gallon plants (or 256 1 gallon plants larger) DATE INITIAL DESIGNER OF WORK Expiration Date; 7 /30/17 CONT flat 4" pot flat CONT flat flat flat flat CONT 4"pot Liners CONT 1 gal 1 gal 1 gal 1 gal 1 gal 1 gal 1 gal 1 gal SPACING 6" o.c. 12" o.c. 12" o.c. SPACING 12" o.c. 12" o.c. 12" o.c. 12" o.c. SPACING 18" o.c. 18" o.c. QTY 11 15 6 26 24 27 40 APPRO VEO FOR !RR/GA T!ON ANO PLANTING ONLY, INCLUDING PRECISE LOCA T!ON OF PLANTING AREA. "AS BU IL T" Benoit Exterior Design A r c h i t e C t u r e RCE EXP. DATE Drive, Suite 108-111 REVIEWED BY: L a n d s c a p e 300 Carlsbad Village Carlsbad, CA 92008 (760) 448-5272 PLANTING LEGEND INSPECTOR DATE DATE INITIAL DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL I SH!ET I CITY OF CARLSBAD ~ PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: APPROVED: PLANNING DWN BY: CHKD BY: RVWD BY: Hirschkoff Residence Jefferson Street SLS CB PROJECT NO. CDP14-13/14-14 DRAWING NO, 486-2L 6/29/15 i . . (i) 2 INCHES ® BACKFILL MIX. SEE SPECS. @) FINISH GRADE OR WALK G) EQUAL (X) -SEE PLANT LIST @) EQUAL 1 /2 (X) @ CONCRETE CURB OR HARDSCAPEIMPROVEMENT AS INDICATED ON PLAN 0 UNDISTURBED NATIVE SOIL PLAN @ FINISH GRADE. G) FRONT AND REAR SLOPE GRADE MAX. 1 :1. INSTALL WITH STRAW MATTING TO PREVENT EROSION. @ 2X ROOTBALL DIAMETER. SCARIFY EDGES OF PLANT PIT. (TREES ONLY) @ BACKFILL MIX -SEE PLANTING SPECIFICATIONS. (j) PLANT TABLETS -SEE PLANTING SPECIFICATIONS. @ 4" HIGH WATERING BASIN. @ UNDISTURBED NATIVE SOIL. A GROUNDCOVER PLANTING B TREE / SHRUB PLANTING (D 1 x 4 TOP RAIL. STAINED DOUG FIR. MOUNT FLUSH TO FACE OF POSTS. ® ANGLE BRACKET FOR BOLTING RAIL TO POST. @) 2X2 POWDER COATED TUBE ALUMINUM LINE POSTS WITH CAP. 3X3 POSTS AT GATE AND TERMINAL POSTS. G) STAINLESS STEEL CABLE KIT. ® ATTACH POSTS TO CONCRETE FOOTING WITH FLANGE BOLTED TO FOOTING. @ CONCRETE FOOTING 12" WIDE 18" DEEP (LINE POSTS) 24" DEEP (GATE AND TERMINAL POSTS). SLOPE TOP TO DRAIN 1 %. 0 UNDISTURBED SUB-GRADE. @ GATE LATCH. ® HINGE (2). @ 2X2 POWDER COATED TUBE ALUMINUM GATE. Q2) 1/4" X 2" SOLID ALUMINUM STRUT BAR WELDED TO GATE FRAME. DRILLED FOR CABLE. D C: DR I G FILES TITLE SHEETS CLSB-IP.D G REVISED: 5 15 2012 1 4 5 NOTTO SCALE -,<---------r,' O.C. MAX.------+ NORTH ELEVATION 1/2" = 1 '0" NOTES: 8 10 9 co ' M 1. FENCE TO BE SET LEVEL FOLLOWING CONTOUR TO GREATEST EXTENT POSSIBLE. 2. CABLE TO BE SET LEVEL WITH GRADE. USE CABLE SLEEVES AT CHANGES IN CABLE DIRECTION BOTH VERTICALLY AND HORIZONTALLY. 3. ALL ALUMINUM TO BE WELDED PRIOR TO POWDER COATING. 4. GATE TO OPEN OUT, AWAY FROM RESIDENCE. 5. WOOD TOP RAIL TO BE INSTALLED ON RESIDENCE SIDE OF FENCE POSTS. 6. STAIN ALL WOOD PRIOR TO ASSEMBLY. STEEL CABLE FENCING NOT TO SCALE NOT TO SCALE C 1 4 )----+--- 6 8 CD WALL, FENCE OR TRELLIS SURFACE. @ VINE ATTACHED TO SURFACE WITH CLEAR PLASTIC TIES. @ NURSERY STAKE/ ESPALLIER (TO BE REMOVED). G) SET ROOT BALL TIGHT TO FOOTING. REMOVE ANY EXCESS CONCRETE IF NECESSARY. @ 4" HIGH WATERING BASIN. @ FINISH GRADE. (j) PLANTING TABLET -SEE PLANTING SPECIFICATIONS. @ BACK FILL MIX -SEE PLANTING SPECIFICATIONS . @ UNDISTURBED NATIVE SOIL. @ PIT DIAMETER -2 X DIAMETER OF ROOT BALL. (iJ) CROWN -1/2" ABOVE FINISH GRADE. @ MIN. 4" BELOW FINISH FLOOR OF BUILDING. VINE PLANTING NOT TO SCALE APPRO VfO FOR !RR/GA T!ON AND PLANTING ONLY, !NC'LUDING PRfC/Sf LOCA T!ON OF PLANTING AREA. "AS t:3 U IL T" Benoit Exterior Design L a n d s c a p e 300 Carlsbad Village Carlsbad, CA 92008 : _::__~ (760) 448-5272 :::::----- Architecture Drive, Suite 108-111 PLANTING DETAILS RCE __ _ EXP __ _ REVIEWED BY INSPECTOR fsHm-1 CITY OF' CARLSBAD -t-----1 L____,J___J PLANNl~IC DIVISION -t-----1 DATE DATE SI IEETS 10 1----+-------i--------------+-----+---------t-----t------J LANDSCAPE IMPROVEMENT PLANS FDR: -l---------------------l----+----~-------1 Hir~chkoff Residence Jefferson $treet -------1-------,-------, i=:=c:~:=:c=====t=====-=====-.c·=-=·--=-cc·· APPROVED: -yz,,-~ -I -, /-r_c _t--\\~Jl-7 f-----+-------i--------------+----+---------t-----i--------J ;;P;:LA;:NN::::;IN==;G=_::::;;::j;:= ~:;-;===l..'.'.~l-'=.c:--::==::=~:-_ill_=-=-= _1_· I?_· l-'>j DWN BY: SLS PROJECT NO. DRAWING NO. DATE INITIAL DATE INITIAL DATE INITIAL DESIGNER OF WORK Expiration Date: 7 /30/17 REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL CHKD BY CB CDP14-13/14-14 486-2L RVWD BY: __ _ 6/29/15 IRRIGATION SPECIFICATIONS 1. Irrigation plan is diagrammatic. Irrigation design assumes no deviation in grading, paving and/or planting plan layout from actual field conditions. All new irrigation equipment shall be located in planting areas only unless noted otherwise. All new equipment shall be installed as shown in the details and as noted in these specifications. Contractor shall be responsible for reviewing planting and irrigation plan layout against actual graded field conditions prior to commencement of work. Any deviations in actual field conditions from those shown on irrigation plan shall be brought to the attention of the Landscape Architect prior to commencement of Work. Contractor shall be responsible for the cost of replacing and/or modifying any irrigation equipment installed where field conditions differ from those shown on planting and/or irrigation plans when said installation has not been approved in advance by Owner or Landscape Architect. 2. Contractor shall keep the premises clean and free of excess equipment, materials and rubbish incidental to work covered under this section. 3. PVC Specifications: A. All risers shall be P.V.C. Schedule 80. B. All pipe fittings shall be P.V.C. Schedule 40. C. All mainline pipe 1-1/2" or less shall be P.V.C. Schedule 40; D. All lateral pipe shall be P.V.C. Sch. 40 (minimum 3/4 inch). E. All emitter supply shall be Sch. 40 P.V.C.(minimum 3/4 inch). F. All emitter dripline tubing shall be 0.56 I.D. x 0.66 O.D. polyethylene as manufactured by Netafim. G. All sleeves shall be PVC Schedule 40. 4. Backflow prevention devices shall be located as indicated on the irrigation plan. Installation shall conform to local governing codes and regulations and manufacturer specifications. Backflow preventer shall be installed a minimum of twelve inches (12") above grade or highest head on circuit (whichever is higher). 5. Contractor shall install pressure regulator at backflow preventer if required, to provide correct operating pressure to heads on each circuit if static pressure is found to exceed 80 psi. Contractor shall provide a bid alternate cost for installation of pressure regulator. 6. Contractor shall adjust all pressure regulators and flow at valves to provide correct operating volume and pressure to heads on each circuit. 7. Contractor shall install new controller. New automatic controller shall be size and type as noted and installed as indicated on irrigation plan or where directed by Owner. Controller shall be installed per manufacturer's instructions. Control wires shall be sleeved in electrical conduit, using sweep ells, from controller interior to eighteen inches (18") below grade and under paving to edge of concrete. Owner shall provide 110-volt service to controller. 8. Wire Specifications: A. Contractor shall install new wire from controller to valves. All new wire shall be 14-gauge ANG-UF, direct burial type. A red wire shall be provided for each valve station including extra wire. Common wire shall be white. Wire runs are to be continuous from controller to valve with splices at valves only. Splices and connections shall be made with pen-tile connectors or equivalent and shall be placed in valve box. B. All wires shall be installed with twelve inches (12") of excess wire (coiled) at the end of each wire run and at ninety degree changes in direction. C. Control wire shall be laid eighteen inches (18") deep. Control wire shall be bundled and placed beneath mainline where possible, taped to mainline at ten feet (1 0') on center. D. One (1) additional control wire shall be run to each valve manifold. Wire shall be bundled, taped, and placed in control valve box. E. Contractor is to provide an additional common wire to the end of the mainline run from the controller. Wire shall be bundled, taped, and placed in control valve box. 9. All automatic control valves shall be of size and type noted in legend. Valve manifold shall be connected off of a single tee on the mainline except at the end of the mainline run. Valves shall be set a minimum of eight inches (8") apart to allow servicing. 1 o. Valves shall be located within shrub planter beds (wherever possible) and shall be set a minimum of twelve inches (12") away from any other hardscape or structure. 11. All pressure mainlines shall be eighteen inches (18") deep and all PVC laterals shall be twelve inches (12") deep. Trench backfill shall be free of any material that may damage irrigation pipe or equipment including rocks in excess of one inch (1 ") in diameter. In the event of backfill settlement, Contractor shall perform required repairs at his own cost. 12. Design assumes point of connection at service line to house and three quarter-inch (3/4") water meter. Contractor shall contact Landscape Architect if service line or water meter size does not meet requirements noted above. 13. All mainline, wiring and lateral lines shall be sleeved with PVC Schedule 40 two (2) times the diameter of the sleeved line where it passes under paved areas or through walls. (See Sleeving Detail). Irrigation Contractor shall coordinate with Concrete and Paving Contractor to ensure all sleeving is set prior to concrete pours and asphalt placement. Contractor is to locate and utilize existing sleeves under driveway and walks, if available. Under no circumstances shall new irrigation lines be installed under asphalt or concrete without sleeving. 14. All spray heads are to be located a minimum of eight inches (8") away from any building wall, fence or structure and a minimum of twenty four inches (24") away from walks and drives. Contractor shall relocate all risers that do not meet this minimum setback requirement in areas affected by new construction. All heads are to be installed with the nozzles, screens and arcs shown on the plans unless radius or arc is inappropriate for size and space irrigated. Contractor shall provide correct nozzles and arcs for actual areas irrigated to achieve 100% coverage. C: \DR"nlNG FILES\TITLE SHEETS\CLSB IP.DyyG REVISED: 5/15/2012 15. Check valves shall be used where indicated and wherever necessary to prevent water flow from lower elevation heads when system is turned off, including dripper lines. 16. Prior to backfilling irrigation trenches, the following procedures shall be implemented: A. All mainlines in the system shall be capped and pressure tested at 125 psi for a period of four (4) hours. Any leaks found shall be corrected by removing the leaking pipe or fittings and installing new material in its place. B. Contractor shall not allow nor cause any of his work to be covered until it has been inspected, tested and approved by the builder/Owner's authorized representative. 17. Irrigation Contractor shall adjust all heads and nozzles to provide even coverage to all planter areas and to keep spray off buildings, walkways, walls and drives. All heads are to be adjusted to prevent overspray onto buildings, walls, fences and hardscape. This includes, but is not limited to, adjustment of diffuser pin or adjustment screw, replacement of pressure compensating screens, replacement of nozzles with more appropriate radius units and the replacement of nozzles with adjustable arc units. 18. When installation of the irrigation system is completed and prior to planting, the Contractor, in the presence of the Builder/Owner's authorized representative, shall perform a coverage test of water afforded all planting areas to ensure it is complete and adequate. Contractor shall furnish all materials and perform all work required to correct any inadequacies of coverage at his own cost. 19. Contractor shall furnish to Owner a complete "As Built" drawing of new and existing equipment installed showing exact size, type, and dimensioned locations of the following items: A. Point of Connection C. Ball Valves D. Garden Valves E. Control Valves F. Controllers G. Mainline H. Controller Wire I. Sleeving The "As Built" drawing shall be prepared on bond and Contractor shall provide two prints, along with original, to Owner. Contractor shall also provide a reduced "As Built" drawing (maximum 11 x1 7 size), color-coded, showing areas irrigated by each station. This plan shall be encased in plastic upon Owner's approval of drawing. Contractor shall also provide irrigation programming chart. These are to be delivered on or before final inspection. 20. Irrigation Contractor shall maintain the system for a period of sixty (60) days upon Owner acceptance of construction completion and shall water as required to establish new plant material. 21. Contractor shall provide controller keys and manuals to Owner at turnover. 22. Irrigation Contractor shall guarantee in writing the entire newly installed irrigation system to be free of defects in workmanship and materials for a period of one (1) year from final acceptance by Owner. IRRIGATION OPERATION 1. This section is provided as a requirement for maintenance during the establishment period and as a recommendation for future continued maintenance. 2. Irrigation is to be maintained and operated in such a manner as to prevent water from collecting on or running across concrete or asphalt or from overspraying onto buildings, fences, walls or other hardscape features. 3. Where landscape irrigation is required adjacent to buildings, the subgrade soils shall be maintained in a moist but not saturated state. 4. Maintenance Contractor shall be required to have available and use a soil tube or probe to frequently check soil moisture before and after operation of the irrigation system to evaluate the necessity for irrigation scheduling adjustments. Contractor shall adjust system timing and coverage patterns on an ongoing basis to compensate for reduced water requirements as plants mature and pattern deflection as plants grow. 5. Maintenance Contractor shall be required to frequently test the irrigation system to ensure that all heads operate correctly and that no breaks or leaks exist. The Maintenance Contractor shall not permit the irrigation system to operate with broken equipment. Repairs to the system shall be made with originally specified materials in accordance with the Landscape Architect's plans to ensure proper coverage and pressure within the irrigation system. Failure to match originally specified materials may result in an inoperable system with significant water waste. PLANTING SPECIFICATIONS 1. A. The planting plan is diagrammatic. All plant locations are approximate. B. Quantities shown on the planting plan are approximate and are for the convenience of the contractor only. Plant symbols take precedence over plant quantities specified. C. Contractor shall notify the Landscape Architect of discrepancies between quantities and symbols shown. 2. Contractor shall apply a contact herbicide (herbicide applicator shall be licensed by the State of California) where weeds are present, per manufacturer's specifications, a minimum of ten (10) days prior to commencement of any planting or irrigation work. Weeds shall be allowed to completely die back, including the roots, and shall then be removed before proceeding with work. Note: Herbicides shall not be used in natural areas. Weeds and invasive plants shall be removed by hand. 3. Contractor shall receive site grades at + one-tenth foot (0.1 0') of finished grade. Contractor will be responsible for verifying grades prior to beginning work and shall be responsible for all grades once work has commenced. Contractor is responsible for providing light weight planter mix for raised planters shown on plan. 4. Soil level in all raised planters shall be four inches (4") below edge of planter or house foundation at the conclusion of planting. Contractor shall be responsible for providing fill material (planter mix/top soil) if, after grubbing, soil level is below four inches (4") or removal of soil if soil is found to be closer than four inches (4"). Note: Bio basin soil elevations and planter mix shall be per engineering plans. 5. After rough grading, contractor shall be responsible for obtaining soil samples from enough locations on site to to represent an adquate cross section of conditions. Soil test shall be performed by a soil testing laboratory (pre-approved by City). The test shall indicate but not be limited to the following: a. Organic matter content b. N, P,K c. Ph d. EC e. soil texture (silt, clay sand) f. recommendations for amendments, leaching, and maintenance fertilizations. The results and recommendations of the soil testing laboratory shall be submitted to and approved by the City. The approved recommendations for amendments and backfill shall be incorporated into these landscape plans prior to the start of construction and shall become a part of the approved plans. 6. Soil shall be suitable for plant growth and free of harmful substances or deleterious materials prior to planting. 7. Contractor shall remove all rock in excess of one-inch (1 ") diameter exposed at the soil surface. 8. Prior to planting, irrigation system shall be fully operational and all planting areas shall be thoroughly soaked. 9. Each plant shall receive "agriform" (or equal) plant tablet as follows: 1 gallon container (1) 21 gram 5 gallon container (3) 21 gram 15 gallon container (5) 21 gram per three inches (3") of boxed tree size (1) 21 gram Note: Native plants shall not be installed with fertilizer tablets. 10. Plant material shall not be root bound. Five gallon plants and larger shall have been grown in containers for a minimum of six months and a maximum of two years. Plants shall exhibit healthy growth and be free of diseases and pests. 11. Plant pit shall be twice the width of the designated nursery container but shall be no deeper than the container. Root ball shall protrude above the plant pit 1/2 inch (1/2") at the completion of planting. 12. Backfill shall be per soil test. For bidding purposes, assume plant backfill shall be 75% rock-free site soil, and 25% nitrogen fortified redwood shavings by volume. Native plant backfill shall be 100% rock-free site soil. Soil for engineered bio basins shall be per engineering plans. 13. The following shall apply to the insertion and removal of stakes: A. stake all plants per detail. B. remove nursery stakes and ties from all container stock. Maintain side growth on all trees. Tie all vines to wall, trellis, or fence with clear nursery ties. 14. Plants shall not be placed within twelve inches (12") of sprinkler heads or within eighteen inches (18") of buildings. 15. Contractor shall maintain a minimum 2% drainage away from all buildings, structures, and walls. Finished grades shall be smoothed to eliminate puddling or standing water. 16. Slopes 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards. a. Standard #1 -Cover Crop/Reinforced Straw Matting: Cover crop shall be a seed mix typically made up of quick germinating and fast covering grasses, clovers and/or wildflowers. Submit the specific seed mix for City approval prior to application. The cover crop shall be applied at a rate and manner sufficient to provide 90% coverage within 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 mat shall be used the remainder of the year. b. Standard #2 -Ground Cover One hundred percent (100%) of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted 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 percent (70%) 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 al 1 gallon containers) at a minimum rate of one (1) per two hundred (200) square feet. Slopes -6:1 or steeper and: a. 3 feet or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1. b. 3 feet to 8 feet 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 feet 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. 17. Contractor shall leave site in a clean condition, removing all unused material, trash, and tools. 18. Contractor shall maintain all plantings for a period of sixty (60) days or until plants are deemed established and irrigation is operating properly to the satisfaction of City of Carlsbad Landscape Architect Field Inspector -whichever period is longer. 19. At completion of all work outlined in these plans, Contractor shall contact Owner and arrange for a walkthrough to determine that all aspects of work are completed. Work must be fully completed according to all plans and specifications and must be completed in a good workmanship manner and must be accepted by Owner in writing prior to the beginning of the establishment period. 20. The establishment period shall include the following scope of work: A. daily watering of all plant material. B. adjustment of sprinkler head height and watering pattern. C. weeding and removal of all weeds from ground cover areas, on a weekly basis. D. replacement of any dead, dying, or damaged trees, shrubs, or ground covers. E. filling and recompaction of eroded areas. F. filling and replanting of any low areas which may cause standing water. G. weekly removal of all trash, litter, clippings, and all foreign debris. H. at 30 days after planting, ammonium sulfate shall be applied to areas at the rate of five (5) pounds per 1,000 square feet. (No fertilization of natural areas). I. at 60 days after planting, and prior to the end of the establishment period, Best Fertilizer Company 16-6-8 (or equal) shall be applied at the rate of six (6) pounds per 1,000 square feet to planting areas. Additional fertilizations shall be per soil test. (No fertilization of natural areas). 21. Prior to end of establishment period, Contractor shall contact Owner and arrange for a final walk through. Owner must accept all maintained areas in writing prior to end of establishment period. A. All groundcover and shrubs shall be guaranteed by Contractor in writing as to growth and health for a period of sixty (60) days after completion of establishment period and final acceptance. All trees shall be guaranteed by Contractor in writing to live and grow in an acceptable upright position for a period of one (1) year after completion of the specified establishment period and final acceptance. B.Contractor, within fifteen (15) days of written notification by Owner, shall remove and replace all guaranteed plant materials which, for any reason, fail to meet the requirements of the guarantee. Replacement shall be made with plant materials as indicated or specified on the original plans, and all such replacement materials shall be guaranteed as specified for the original material guarantee. 22. Contractor, under the direction of the Landscape Architect, shall remove all unwanted groundcover, trees and shrubs. APPROV[O FOH !RR/GA T!ON AND PLANTING ONLY, INCLUDING PR[CJS'[ LOCATION OF PLANTING /\Rf A. Benoit Exterior Design Landscape Architecture 300 Carlsbad Village Drive, Suite 108-111 Carlsbad, CA 92008 (760) 448-5272 SPECIFICATIONS RCE __ _ RlVIEWED llY: INSPECTOR "AS BU IL T" EXP. ___ _ Di\TE DATE --+-------t--~~ ~ _ [sHmlo Cl'l'Y OF CARLSBAD I rSH1EOETS I ,-----------1-------l---J------------------l----l---J---J---f l_l_'.l___j PLANNING DIVISION . LANDSCAP 1': !MP RO VEMENT P:;:L:;:A:_::;N;:S=F;;O;R~:===~===: ,_ __ --+---+-------------------+----+---+--------J ~---- HirSchkoff Residence Jefferson $treet --+--___, I APPROVED V/4,_£\ q-0L.;{t 11~s::_1 t----+----1-----------------+---+-----t------+---1 P-L--c-Ac--NN-lc--NG--~~-'-!--=i,'-~~=-><-----. ;:::::;:~::===;;:::;;==;-;:_=---=---=--=-=-=----=-======;-;:======: f-~□-AT=Ec--t~l~Nl=Tl~Alc-+------------------f--□-A-TE-+-IN-IT-IA-L-+--□-A-TE-+-IN-IT-IA-L---1 OWN BY: $LS PROJFCT NO. DRAWING NO. f--□-T-HE_R_A~P-PR-□-VA-L-+--C-I_T_Y_A~PP_R_O_VA-L---1 ~~~g ~~· CB CDP 14-13/14-14 486-2L DESIGNER OF WORK Expiration Date; 7 /30/17 REVISION DESCRIPTION 6/29/15