HomeMy WebLinkAboutDWG 534-1L; SDP 2018-0004; ROMERIA POINTE APARTMENTS; 01-23I. GENERAL
A. Contractual Relationship
In the performance of this contract, Contractor shall hold Landscape Architect and Owner
harmless from any and all liability, costs and charges arising out of, or in connection with,
contractors, employees, or it's agent's negligence, omissions, errors.
B. Errors or Conflicts
If any errors or conflicts are discovered in the plans or notes, they shall be interpreted so as
to accomplish the real purpose of those plans and notes.
C. Additions, Deviations and Alterations
No deviations or alterations from the plans and specifications will be permitted unless
authorized by the Owner or the Landscape Architect. Should deviation from plans and notes
become necessary due to conflicting site conditions, Owner and Landscape Architect shall
approve in advance any such deviation. No additional work will be authorized without the
express written authorization from the Owner.
D. Interpretation
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.
F. Samples
When so required by the Owner or Landscape Architect, Contractor shall submit for approval
samples of the various materials, and specify finish thereon.
G. Local Codes
All construction shall conform to all local building codes and ordinances. It is Contractor's
responsibility to verify all codes prior to commencing work.
H. Utilities
Contractor shall be responsible for verifying the location of all underground utilities, electric
cables, conduits, sprinkler lines and all utility lines prior to any construction.
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.
J. General
The general conditions and any special conditions that Owner may require shall apply with
the same force and effect as though written in full herein for all construction sections.
II. SITE EXCAVATION AND ROUGH GRADING
Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary
incidentals for the completion of all clearing, stripping, excavating, backfilling, grading and
related work as shown on the drawings, including but not limited to the following:
A. Protection of all curbs, walks, walls, structures and other existing work which is to remain.
B. Clearing and stripping site of brush, debris and other foreign materials as outlined in the
drawings.
C. Excavation for all foundations and footings to the dimension and depth shown on the
drawings. Bottoms of excavations shall be smooth and level. All loose material shall be
removed therefrom.
D. Subgrades shall be watered and compacted to a relative compaction of 95%.
E. Subgrades under all paving shall be true to grade and cross section, hard, uniform and
smooth prior to placement of base material.
F. Backfilling of all excavations and trenches after placement of foundations, walls, walks,
utilities, etc., as outlined on the drawings. Compaction of backfill shall be in acceptance with
Engineer's specifications.
G. Grading of areas indicated in the drawings including bringing existing grades to within 1/1 O
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:
A. Materials
1. Acrylonite Butalene -Styrene (ABS) Schedule 40 drain pipe, perforated or non-perforated in
diameters shown on the drawings.
2. Basins and Drains -High impact plastic Styrene drain basins, catch basins with grates, high
impact plastic Styrene deck drains, and/or precast concrete drain box and catch basins and
cast iron grate in diameters and sizes as shown on the drawings. Stainless steel or brass
deck drains in hardscape as shown on the drawings.
B. Trenching and Laying Pipe
1. Trenches to pitch a minimum of 1 /8" per foot unless otherwise indicated on the drawings.
Contractor to verify all invert elevations and trench depth prior to excavation.
2. Bottom of trench shall be smooth and continuous to flow direction. A hollow shall be made to
receive bell of pipe so the joint will not bear upon the subgrade. Adjustments to line and grade
shall be made by scraping away or filling 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 thoroughly compacted between.
C. Clean-Up and Testing
1. Prior to covering of trenches, drain line and basins shall be checked to insure proper flow and
water tightness,
2. The piping systems shall be flushed and cleaned prior to connecting to existing drain line,
catch basin or storm drain systems.
3. Upon completion of work, remove debris, tools and surplus material from site.
IV. CONCRETE
Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary
incidentals for the completion of all concrete flatwork as shown on the drawings including but
not limited to the following:
A. Materials
1. Cement -Standard Portland Cement, per designation C-150 of the ASTM Type II, 111, or V,
low alkali, single brand throughout. Refer to Soil Engineer's Report for Recommendations.
2. Aggregate -ASTM Specification C-33 3/4" maximum size. Decorative aggregates or pea
rock as shown on drawings. Fine natural sand, well graded conforming to ASTM C-144.
3. Water -Water used shall be of potable quality.
4. Steel -Reinforcing steel for decks and walks to be intermediate grade deformed bars
conforming to ASTM A-615 and/or Grade 40. Mesh ASTM A-496, size where shown on
drawings.
5. Expansion Joints ,. Asphalt impregnated felt. Polyfelt Ethafoam as indicated on the drawings.
6. Control Joints -Saw cut joint 1/4 of slab thickness. Hand tooled score joints 1/4" deep
minimum where shown on the drawings.
7. Cold Joints -Butt type, butt type with dowels. Screed key joint as indicated on the drawings.
8. Joint Sealant -Two parts Polysulfide sealant as manufactured by Thiokol, Class AS, self
leveling or multi-part polyurethane construction sealant by L.M. Scofield, in matching color.
9. Curing Material -Hunts process MD7C. 'Lithochrome' color wax for color conditioned
concrete by LM. 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 agent$.
D. Expansion Joints
1. Place expansion joints in concrete at intersection of concrete and fixed structures, i.e.,
garage, walls, base of steps, pool bond beam as indicated on the drawings.
2. Place control joint in concrete not to exceed a horizontal spacing as specified by a soils
engineer.
3. Place construction joints in concrete where casting on concrete is to be stopped and
subsequent casting is to be started.
E. Concrete
1. Class A concrete shall contain not less than 5 sacks of cement per cubic yard and be
proportioned to attain a maximum cylinder strength of 3,000 PSI in 28 days. Compressive
strengths are to be determined in accordance with ASTM C-39. The slump shall not exceed
2. Concrete mixing -All transit mixed concrete shall be mixed and delivered in accordance with
the requirement of Standard Specifications for ready mixed concrete ASTM C-94.
F. Concrete Finishing
1. Broom Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to
remove all irregularities. Float to a smooth surface, steel trowel, and edge to an even hard
surface. Score as indicated on drawings. Use a new manila hemp bristle broom. Brush
markings on slab in uniform fashion as shown on the drawings.
2. Rock Salt Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to
remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard
surface. Score as indicated on drawings. Hand broadcast rock salt in even distribution and
tamp in. Wash off concrete with enough pressure to dissolve rock salt after concrete has set.
3. Pea Rock Retarded Finish -Tamp fresh concrete with heavy metal grid. Screed with straight
edge to remove all irregularities.Float to a smooth surface, steel trowel and edge to an even
hard surface. Apply surface retardant to finished surface, prior to initial set per manufacturer's
recommendations, L.M. Scofield, using sprayer, providing even distribution. Reve!!II aggregate
by using water jet and coarse fiber brush to remove retardant paste from surface, washing
thoroughly until surface is clean and exposure is complete and uniform.
4. Hand Seeded Aggregate Finish -Tamp fresh concrete with heavy metal grid. Screed with
straight edge to remove all irregularities. Float to a smooth surface. Hand seed surface in
uniform fashion over entire area keeping stone 1 /2" minimum from edges and expansion
joints. Tamp aggregate to a uniform depth below concrete surface.
5. Stamped Concrete -Tamp fresh concrete with heavy metal grid, Screed with straight edge to
remove all irregularities. Float to a smooth surface, Apply color hardener 'Lithochrome' by
L.M. Scofield by the dry shake method using a minimum of 60 pounds per 100 square feet.
Apply in 2 or more shakes and float after each shake. Trowel only after final floating while
concrete is still plastic using imprinting tools to make pattern as shown on the drawings.
Apply cclor curing compound 'Lithochrome' color wax by L.M. Scofield Company wsing 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.
v,t-!DSC,1p PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT
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Signature
7-31-24 ENVIRONMENTAL DESIGN
~~Renewal om~ 12-5-22 >t SUMMERS/MURPHY & PARTNERS, INC.
J'l~ Date ~"?-34197 PACIFIC COAST HWY, SUITE 200 DATE
l"o-OF CALlfO'<" DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER
6. Sand Finist1 -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 diluted solution of
muriatic acid and water, and brushed to reveal surface lines. Surface must be continuously
wet to avoid acid burn.
F. Clean-Up
Upon completion of work, remove all forms, debris, material and tools from site.
V. BLOCK MASONRY
Scope of \Nork -Provide all labor, materials, tools, equipment, transportation and necessary
inc:identals 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, Ce,ment -Standard Portland Cement ASTM designation C-150 Type I or II, low alkali.
3. Sand -Clean, well graded ASTM designation C-144.
4. Water -Water used shall be of potable quality.
5. Steel -Reinforced steel for wall to be Grade 40 deformed bars ASTM designation A-165.
6. Concrete -Class A concrete minimum 2,000 PSI at 28 days.
7. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime
putty, 4-1/4 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used.
8. Grout -by volume freshly prepared, uniformly mixed 1 part cement, 3 parts sand, 2 parts pea
gravel.
B. Laying of llllasonry
1. Lay all masonry straight and true to line with vertical joints plumb over each other. Horizontal
joints shail 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. Ali bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and
columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for
all steel sizes and locations.
D. Cutting of Masonry
1. No cutting of masonry units shall be allowed unless shown on the drawings.
E. Grouting of Masonry
1. Grout all cells with vertical steel solid as shown on the drawings.
2. Grout all cells below grade solid,
3. Provide minimum 3/4" between steel reinforcing and blocks.
F. Weephole,s
1. Open joint weep holes at 32" O.C. maximum on bottom course of retaining walls with 1 cubic
foot gravel if shown on drawings or approved drainage system per Structural Engineer's
specifications.
G. Expansion Joints
1. Provide vertical expansion joints in wall per local code and Structural Engineer's
specifications.
H. Waterproofing
1. \Naterproof 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. Material:s
1. Brick or stone conforming to ASTM A-62 grade MW as shown on the drawings.
2. Cement -Standard Portland Cement ASTM designation C-150, Type II, 111, or V low alkali
single brand throughout. Refer to Soils Engineer's report for recommendations.
3. Sand -Clean, well graded ASTM designation C-144.
4. \Nater -Water used shall be of potable quality.
5. Steel -Reinforced steel for walls to be Grade 40 deformed bars ASTM designation A-165.
6. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime
putty, 3 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used.
7. Grout -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 3 parts sand or
1 part cement, 3 parts sand and 2 parts pea gravel.
B. Laying of Brick
1. Lay all masonry straight and true to line with brick vertical joints plumb over each other.
Horizonta: Joints shall be level. Headers and corner units to show finished faces where
exposed. Joints and bond pattern to be as shown on the drawings.
C. Reinforcing
1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and
columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for
all steel sizes and locations.
________ ,, ____ --------·
DEVELOPERS NAME: BNR DEVELOPMENT
ADDRESS: 23800 VIA DEL RIO
YORBA LINDA, CA. 92887 -
TELEPHONE: 714.692.9120 ~----->--
.
DATE PLAN PREPARED: SEPTEMBER 23, 2021 DATE INITIAL
REVISION DESCRIPTION BY: SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK
D. Cutting of Masonry
1. Use masonry saw for brick cuts unless specified otherwise. Bricks cut less than 1 /2 length
shall not be used. Stone to be cut with chisel and hammer.
E. Grouting of Masonry
1. Grout core walls solid as shown on the drawings.
2. Provide minimum of 2-1/2" grout space between double brick walls. Provide minimum 3/4"
between steel reinforcing and brick.
H. Waterproofing
1. Waterproof all retaining walls below grade with asphalt emulsion, or other as specified by
Soils Engineer.
I. Cleaning and Sealing
1. Clean all masonry work. Remove all mortar stains. Remove alkali with solution of muriatic
acid and water. Apply clear sealer to exposed surfaces if shown on the drawings.
2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site.
VII. CARPENTRY
Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary
incidentals for completion of all carpentry as shown on the drawings.
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.
B. Rough Carpentry
1. Set all posts, beams, rails and framing plumb and true to line as shown on the drawings.
2. Connections -make all connections as shown on the drawings.Splice lumber at posts only.
Utilize all nail and/or bolt holes for all hardware.
3. Ease all top edges of exposed lumber for bench tops, low walls, etc., where surface contact is
provided.
4. Post base -set post column base as shown on drawings, providing minimum 1" clear all sides
from finished post base to top of paving.
5. Countersink nails and bolts in all locations where surface contact is provided, i.e., bench top
etc.
VII. METAL WORK
Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary
incidentals for completion of all metal work where shown on the drawings, including but not
limited to the following:
A. Materials
1. Steel tubing in sizes shown on the drawings ASTM designation 500 and/or hand forged, cold
rolled wrought iron in sizes as shown on the drawings.
2. Hardware -hinges, latches, bolts, washers, screws, etc., to be heavy duty.
3. Concrete -Class A concrete minimum 3,250 PSI at 28 days and/or 'Por-Rock' as shown on
the drawings.
4. Paint -Zinc Chromate primer, 'Rustoleum' finish surface coats or equal. 'Metalizing' or
galvanizing or powder coating if shown on the drawings.
B. Fabrication and Installation
1. Contractor shall make all measurement for fabrication in field prior to starting work.
2. Horizontal bars to taper with grade or step with grade as shown on the drawings. Vertical
bars to be plumb.
C, Welding
1. Welding to comply with the requirements of standard code for ARC and gas welding.
2. Weld to only clean, rust-free surface.
3. All welds to be continuous and free of cracks, craters and porosity. Tack welds not
acceptable.
4. Grind smooth all exposed welds, match adjoining surfaces.
5. Plug all open ends and tops, and weld.
D. Painting
1. Prime all metal work with one coat Zinc Chromate primer.
2. Paint all metal work with 2 coats 'Rustoleum' in semi-gloss or flat as shown on the drawings.
Paint to be 4 mils minimum dry thickness each.
3. Prime and paint per above, all field welds.
E. Protection and Cleanup
1. Protect all existing work from paint overspray.
2. Obtain Fire permit where required for on-site welding.
3. Upon completion of work, remove all scrap iron, debris, materials and tools from site.
I S9ET I I s23sl CITY OF CARLSBAD
PLANNING DIVISION
--. LANDSCAPE IMPROVEMENT PLANS FOR:
------------ROMERIA POINTE APARTMENTS
ROMER/A AND GIBRALTAR, CARLSBAD
CONSTRUCTION SPECIFICATIONS
I APPROVED ~119 .... _
I
----4/,4 h,3
PLANNING -------~----------~--·· -----------.. ---·-
OWN BY: CRIZC PROJECT NO. DRAWING NO. I DATE INITIAL DATE IN!T!AL CHKD BY: DB LPC2021-0025 534-/L I RWl/0 BY: WP SOP 2018-0004 : OTHER APPROVAL CITY APPROVAL
S9-MCl:~,L P40TE. Tl IE SITE VJILL BE lPJS:YALLEEl h6 f'.EE I CLEO VVl<l El\ K[AB (' Tl IE O>,<fffEM WILL BE GQM/lsi::l;r:[g
WI IEPI ~E04'0L66l lfl,'hfER IC hV;21ILJ"tBLE.
IRRIGATION SCHEDULE· ESTABLISHMENT PERIOD (6 months) RECYCLED WATER IRRIGATION LEGEND ROMERIA POINTE APARTMENTS JAN FEB MAR APR MAY i JUN JUL AUG SE;P OCT NOV DEC Total: SYMBOL MFG. MODEL NO. / DESCRIPTION RADIUS GPM PSI PRECIP SHT#/ DET IRRIGATION NOTES 1ET0/Mo 2.20 2.30 3.40 3.90 4.10 4.20 4.60 4.70 3.80 2.80 2.0U 2.00 40.0ll
POC f Controller: I A fETo!Oay 0.07 0.08 0.11 0, 13 0.13 ~ 0.14 0.15 0.15 0.13 0.09 0.07 0.06
, Days/Week 2 3 3 3 4 4 4 4 4 3 3 2 WATER METER WILL BE INSTALLED BY WATER DISTRICT SEE PLANS FOR SIZE, LOCATION AND WATER DEMAND.
AKC l Pr Rate i
, Type IE ' THE CONTRACTOR WILL INSTALL BACKFLOW PREVENTION DEVICE. Tulf , TREE BUBBLER
Sp1ay os I o.39 0.55 556 42.9 57.3 67.9 I 51.8 54.8 58.1 59.4 49.6 47.2 34.8 50.5 Min/Day -HUNTER EACH SYMBOL REPRESENTS (2) HUNTER PF:OS-04-PR.S40-CV-R, 4" POP-UP WITH A PCN H .5 GPM FLOOD BUBBLERS PER TREE. SHT 15/0 PRESSURE TESTING OF MAINLINE IS MANDATORY. SEE IRRIGATION SPECIFICATIONS IN THIS PACKAGE. 0 Qty. ofValYes Total Run Times 0 0 0 0 I 0 0 0 0 0 0 I 0 0 Total Min/Day V
SJm1b ,
lnlfnl;) Drip 0.4 I 0.11 0,8 9.7 7.5 10.0 11.s I 9:0 9.5 10.1 \0.3 a.6 I 8.2 I 6.1 8.8 Min/Day TURF DRIP AN INDIVIDUAL EMITTER IS TO BE PLACED AT EACH PLANT EACH PLANTER SHALL RECEIVE EMITTERS WITH THE
14 Qty. of Valves Total Run Times 135 105 140 1ss I 126 134 142 145 121 I 115 85 123 Tota I Min/Day '°' TORO RGP-212-05-E DL2000 PC PURPLE DRIP TUBl~IG W/ 0.5 GPH EMITTERS 12" ON CENTER, INSTALL TUBING ROWS A MAXIMUM OF 14-16" AP~ 15/A APPROPRIATE GALLONAGE PROVIDED. PROVISIONS FOR FUTURE EMITTERS AT THE DRIP LINE.OF THE TREE SHALL -Turf , ~"-~~ "-~' \,Ill' BE PROVIDED FOR ALL EMITTERS ARE TO BE ON SCHEDULE 80 RISERS WITH DOUBLE STREET ELLS.
Lnline Drlp 0.8 I 1 a.a 14.9 11.5 15,4 1.8.2 I 13.9 14,7 15,6 15.9 13.3 ! 12.6 9.3 13.5 Min/Day IN SHRUB AREAS. ALL TUBING SHALL BE INSTALLED 4" 3ELOW FINISHED SOIL GRADE W/ 9" WIRE STAKES
0 inh,, ofVatves Totaf Run Times 0 0 0 0 I 0 0 0 0 0 I 0 I 0 0 Total Min/Day 'f:).\;:';s\~ FIVE (5) FEET ON CENTER; VERIFY THE LAYOUT AND SPACING IN THE FIELD PRIOR TO STARTING WORK PRESSURE REDUCING DEVICES, FILTERS, AND END FLUSH VALVES ARE REQUIRED
Bubble rs ' : ,
~ -, a9 T sT ---------------·--· ., '" -----
0,85 5.3 4.1 5A 6.4 4.9 5.2 5,5 5.6 4.7 4.5 3.3 4.8 Min/Day SHRUB DRIP IT IS THE INTENT OF THESE DRAWINGS TO INDICATE A COMPLETE AND OPERATIONAL IRRIGATION SYSTEM GIVING 7 Qty. of Valves Total Ru·n Times ,, 28 38 45 34 36 38 38 33 31 23 33 Total Min/Day FULL COVERAGE AND READY FOR USE BY THE OWNER THE DRAWINGS ARE BASED ON LANDSCAPE AND GRADING
. .. TORO "LOC-EZE" FITTINGS WITH PVC TEE OR ELL FITTINGS FOR CONNECTION BETWEEN PVC LATERAL LINES AND DRIP TUBING SHT 15/A DRAWINGS IF EFFECT AT THE TIME THESE DRAWINGS WERE MADE ANY DISCREPANCIES, OMISSIONS, ERRORS, ETC .
Total Valves:: 21 TOTAL RUN llMES (HRS):
, ON THESE DRAWINGS OR ON THE SITE CHANGES, DO NOT AND SHALL NOT RELIEVE THE CONTRACTOR OF HIS 2.9 2.2 3.0 3.5 2.7 2.8 3,0 3.1 2.6 2.4 1.8 2.6 NO SYMBOL AG PROD ALL CONNECTIONS BETWEEN DRIP TUBING SHALL BE MADE USING "LOC-EZE" FITTINGS , RESPONSIBILITY TO PROVIDE A COMPLETE SYSTEM AS SHOWN. SHOULD THE CONTRACTOR REQUIRE TO MODIFY IN ,-JAN ' MAR. JUN. t·····JUL OCT. ' . .,
FIELD FROM PLAN DUE TO SITE CONDITIONS OR FOR OTHER FORESEEN DISCREPANCIES, HE MUST FIRST RESUBMIT FEB APR MAY AUG SEP NOV DEC ® . TORO PROVIDE A FCH-H AUTOMATIC FLUSH VALVE AT END/MIDDLE OF DRIPLINE 3/4" PCV FLUSH MANIFOLD LINE, INSTALL FLUSH VALVE SHT 16fT TO CITY FOR CITY APPROVAL PRIOR TO COMMENCING CHANGE OF WORK
IRRIGATION SC!!.DULE • ESTABLISHED LANDSCAPE
, INSIDE A SEPERATE VALVE BOX, ONE AT THE END OF TUBING RUNS IN EACH DIRECTION. INSTALL MIN. ONE FLUSH VALVE PER 1000'
OF TUBING IN EACH DIRECTION ON DRIPLINE FLUSH MANIFOLD. INSTALL 18" FROM PAVING. INSTALL ALL FLUSH EQUIPMENT PER IRRIGATION CONTRACTOR SHALL VERIFY ALL PRESSURES ON SITE PRIOR TO CONSTRUCTION. ROMERIAPOINTE APARTMENTS JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC TQtal: MANUFACTURER'S SPECIFICATIONS. IETof:Mo 2.20 2.30 3.40 3,90 4.10 4.20 4.60 4.70 3.80 2.80 2.00 2.00 40.00
POC 1 Controller: I A EToJDay 0.07 0.08 0.11 0.-13 0.13 0:14 0.15 0.15 0.13 0.09 0.07 0.06 ® LOCATE ALL VALVES IN PLANTING AREAS.
... TORO YD-500-34 AIRNACUUM RELIEF VALVE INSTALLED WITH A FT-050 CON Bl NATION TEE AND A 3/4" X 1/2" REDUCER BUSHING, INSTALL SHT 16/S TYPICAL Days/Week 2 3 3 3 4 4 4 4 4 3 3 2
Type AKc !Pr Rate IE AIR RELIEF ASSEMBLY INSIDE A 6" ROUND VALVE BOX AT THE HIGH POINT OF EACH PLANTER, MIN. 1 ARV PER 500' OF DRIPLINE. IRRIGATION SYSTEM IS STRICTLY DIAGRAMMATIC, THEREFORE.CONTRACTOR MUST MAKE ADJUSTMENTS IN THE
Turt
.,,., USING AIR RELIEF LATERAL, CONNECT AIR RELIEF VALVE TO ALL DRIPLINE LATERALS WITHIN THE ELEVATED AREA. MULTIPLE FILED TO INSURE ADEQUATE COVERAGE.
Snray 0.7 I 0.39 0.55 48.6 37.5 50.1 I 59.4 45.3 48.0 50.8 52_0 I 434 41.3 30.5 44.2 Min/Day ARV'S SHALL BE REQUIRED PER RCV WITHIN UNDULATING AREAS, VERIFY QUANTITY PRIOR TO STARTING WORK, INSTALL 0 Qty. of Valves Total Run Times 0 0 I 0 I -0 0 0 0 0 I 0 0 0 0 Total Min/Day VALVE BOX 18" FROM PAVING AND AT HIGH POINTS CF PLANTER AREA INSTALL ALL AIR VACUUM RELIEF EQUIPMENT PER IRRIGATION SYSTEM SHALL CONFORM TO STATE AND LOCAL CODES.
Shrub ,
10.1 i ,o.a r s.a I -s:, I -s:,1 , -· -----·· ---MANUFACTURER'S SPECIFICATIONS. lnHne Drip 0.4 I 0,77 a.a 9.7 7.5 10.0 I 11.8 9.0 9.5 8.8 Min/Day THE SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE YEAR AFTER FINAL ACCEPTANCE. ANY 14 Qty. ofValves Tota! Run Times 135 105 I 140 I 165 126 134 142 I 145 I 121 115
'
85 123 Tota.I Min/Day DRIP EMITTERS -FOR PLANTER POTS DEFECTIVE MATERIAL OR POOR WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE IRRIGATION Tulf
•
, * CONTRACTOR AT NO COST TO THE OWNER. lnline Drip 0.7 I 1 0.8 13,0 10.1 I 13.4 I 15.9 12.2 12.9 13.6 I 13.9 11.6 11.1 8.2
·· 1·~9 -~l~:1n10ay TORO T-DAK15 ADJUSTABLE EMITTER WITH STAKE FOR POTS. .25 DISTRIBUTION TUBING TO BE INSTALLED AWAY FROM VIEWS. - -----_,
0 Qty. of Valves Total Rtm Times 0 0 I 0 I 0 0 0 0 I 0 0 0 0
Bubblers • 161 IRRITROL MC-30 PED-SS PEDESTAL MOUNTED IRRIGATION CONTROLLER. LOCATE PER OWNER/ DEVELOPER AWAY FROM VIEWS. INCLUDE SHT 15/C 120 VOLT ELECTRICAL POWER OUTLET FOR CONTROLLERS SHALL BE PROVIDED AS NOTED. IRRIGATION
0.8 I 3 0.85 4.7 3,6 4.8 5.7 4.4 46 4.9 5.0 4.2 4.0 2.9 4.3 MinJDay A STAINLESS STEEL ENCLOSURE PER LEGEl~D / DETAIL CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HOOK-UP FROM OUTLET TO CONTROLLER.
7 Qty. of Valves Total Run Times 33 25 34 40 30 32 34 35 29 28 ' 20 30 Totaf Mfn/Day [8] , i IRRITROL CL-100 CLIMATE LOGIC WEATHER SENSING KiT TO BE INCLUDED AND INSTALLED WITH THE CONTROLLER. SHT 15/C ALL WIRE FROM CONTROLLER TO ELECTRIC CONTROL VALVES SHALL BE COPPER UF #14 600v DIRECT BURIAL. USE
. .. , --. , -. [El N/A 120 VOLT ELECTRICAL POWER, PROVIDED BY ELECTRICIAN, VERIFY ACTUAL LOCATION IN FIELD SHT 15/C BLACK FOR PILOT, WHITE FOR COMMON, BLUE FOR EXTRA WIRE. INSTALL IN COMMON TRENCH WITH MAIN LINE
Total Valves: 21 TOTAL RUN llMES (HRS): 2.8 2.2 2 .. 9 3.4 2.6 2.8 2.9 3.0 2.5 2.4 , .. 2.5 PIPING WHERE POSSIBLE. LABEL EACH CONTROL WIRE AT THE CONTROLLER WITH THE STATION NUMBER . .
®PO.C. , JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC 1" WATER METER WITH A 1.5" SERVICE LINE, PER EXISTING SITE CONDITIONS AND CIVIL PLAN PREPARED BY ROBIN B. HAMERS & ASSOC.
PROVIDE AND INSTALL A WATTS 500HF PRESSURE REGULATOR IF PRESSURE EXCEEDS 80PSI. PROVIDE MINIMUM 18" COVER OVER ALL PRESSURE MAIN LINE PIPING, AND 12" OVER ALL NON-PRESSURE LATERAL
..,.... NIBCO SHT 16/R LINE PIPING, OUTSIDE OF ROOTBALL.
T-113 BRONZE GATE VALVE -LINE SIZE
® FEBCO
IRRIGATION CONTRACTOR SHALL INSTALL EMITTERS ON THE UP HILL SIDE ON BERMS AT EACH PLANT AND OUTSIDE
1" 825YA REDUCED PRESSURE TYPE BACKFL.OW DEVICE. INSTALL IN A STRONG BOX, SMOOTH TOUCH ENCLOSURE PER DETAIL. SHT 15/B OF ROOTBALL.
WATER CONSERVATION NOTES 1.5" MODEL #72 BASKET STRAINER (HAYWARD) 2" SIZE W/ FLANGED CONNECTIONS AND 80 MESH FILTER ELEMENT.
@suPERIOR DO NOT WILLFULLY INSTALL THE SYSTEM AS DESIGNED WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN MODEL 3200 1" NORMALLY CLOSED MASTER CONTROL VALVE SHT 16/U OBSTRUCTIONS OR GRADE DIFFERENCES EXIST THAT WERE NOT KNOWN DURING DESIGNING. SUCH CONDITIONS
THE FOLLOWING WATER CONSERVATION TECHNIQUES SHALL ® HUNTER
SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE; OTHERWISE THE
BE EMPLOYED IN THIS PROJECT• HFS-100-FCT-100 FLOW SENSOR, INSTALL PER MANUFACTURER'S RECOMMENDATIONS AND WIRE TO SHT 15/D IRRIGATION CONTRACTOR MUST ASSUME FULL RESPONSIBILITY FOR ANY AND ALL NECESSARY REVISIONS.
CONTROLLER • WATER CONSERVING PLANTS, AND PLANTS NATIVE TO HOT, DRY CONTRACTOR SHALL PLACE FINAL LOCATION OF AUTOMATIC CONTROLLER AS SHOWN ON PLANS. SUMMERS, UTILIZED IN 95% OF THE TOTAL PLANT AREA. ® EX-FLO EZ010-FX -EZ-FLO FERTILIZING SYSTEM. 9.4 GALLON CAPACITY
• IRRIGATION ZONES SEPERATED BY PLANT MATERIAL . IRRIGATION SYSTEM MUST BE PROGRAMMED TO OPERATE BETWEEN THE HOURS OF 10•00 P.M. AND 6:00 A.M. ONLY.
@ TORO 100~ATLVC -QUICK COUPLER VALVE W/ Pl 'l~?eE b0Gl4I$J@ 8;\P ;dm /t8ME Tl IR.E~f,-150' o.c. ALONG MA1NUNE ROUTE SHT 15/G • USE OF HYDROZONES WITH PLANTS GROUPED BASED UPON QUICK COUPLER VALVES SHALL BE OF A TYPE APPROVED FOR RECYCLED WATER USE. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF
AMOUNT OF WATER NEEDED TO SUSTAIN THEM. ~ RAIN BIRD (LOW FLOW VALVE RANGE 0.2 -5.0 GPM XCZ--LF-075-PRF 3/4" VALVE) SHT 16N THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR
(MED FLOW VALVE RANGE 3.0 -15.0 GPM XCZF-100-PRF 1" VALVE) PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. • SOIL AMENDMENTS UTILIZED TO IMPROVE WATER HOLDING PLASTIC DRIP CONTROL VALVE, WITH PRESSURE REGULATING FILTER. INSTALL
CAPACITY OF SOIL. LANDSCAPE IRRIGATION WATER BOTH ON THE DOWNSTREAM SIDE OF EACH DRIP RCV IN A VALVE BOX. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE • TORO TPVF100MM 1" LOW FLOW REMOTE CONTROL VALVE. SHT 16/K COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE • AUTOMATIC IRRIGATION SYSTEM ADJUSTED SEASONALLY AND APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE
WITH WATERING HOURS BETWEEN 9:00 P.M. AND 9•00 A.M. PROJECT: Romcrin Pointe Apartments REPORTED TO THE OWNER'S REPRESENTATIVE. ]\feter 'A' AS APPROVED tpUl'1PLI,) PVC PIPE 3/4" -2" SCH. 40 AS LATEFtAL LINES 12" BELOW GRADE SHT 15/E,F • IRRIGATION SYSTEM DESIGNED TO WATER DIFFERENT AREAS THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. OF THE LANDSCAPE BASED ON WATERING NEED. Project ETo: ~7.00 2' AND LARGER (PURPLE) PVC CL. 315 FOR MAINLINES 18" BELOW GRADE. ---AS APPROVED SCH 40 (PURPL.~) PVC PIPE FOR 1-1.5" AND SMALLER, SHT 15/E,F
• RECOMMENDATIONS GIVEN FOR ANNUAL IRRIGATION SCHEDULE CONTRACTOR MUST USE -PURPLE VALVE BOXES AND RECYCLED WATER TAGS FOR VALVES . THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN
MAXIMUM APPLIED WATER ALLOWANCE: INCLUDING LABLELLING FOR THE CONTROLLER IDENTl"YING RECYCLED WATER USE. BEFORE BEGINNING WORK
(GALLONS PER YEAR)
MA \VA-"(Ero)(0.62)[.55 x LA + 0.3 x SI.A] = = = = = AS APPROVED PVC PIPE SCH. 40/80 RPI 181 E \S SLEEVING ( SEE DETAiL), TWICE THE DIAMETER OF PIPE SHT 15/E.F INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTOR SHALL BE
PLACE BELOW ALL PAVING, HARDSCAPE, ETC., AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTS FOR BOTH EQUIPMENT AND
47 X 0.55 X 10,073 X 0,62 ~ 161,440 GalJYr SLEijVES REQUIRED FOR ALL IRRIGATION MA!N / LATEF!AL LINES AND CONTROL WIRES UNDER IMPROVEMENTS. INSTALLATION.
SCH 80 UNDER ROADS MIN. 36" COVER; SCH 40 OTHER T!,AN ROADS MIN. 18" COVER.
STATEMENT OF WATER CONSERVATION FBTil\iATED APPLIED WATER IBED: SLEEVES REQUIRES AT ALL DRIVEWAYS, WALKS, PAVltJG THAT EXCEED 3' WIDE.
(GALLONS PER YF.AR)
AS APPROVED SCH 40 i.l!Ri>!!f: r'✓C WIRE SLEEVES REQUIRED FOR ALL CONTROL WIRES UNDER IMPROVEMENTS.
Please note the following principles of design utilized on this project directed specifically EA WU~(fil:o)(Q.62)[((efl X C!Lc\JJ SCH 80 UNOER ROADS MIN. 36" COVER; SCH 40 OTHER THAN ROADS MIN. 18" COVER.
as conserving water and improving the efficiency of the irrigation system: Irrigation Ffficiency NO SYMBOL AS APPROVED IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL (U.L. APPROVED) SHT 15/E
HYDROZONE I (R.O.W. shrubareas) NO SYMBOL 3M DBY DIRECT BURIAL WATER-PROOF WIRE CONNECTORS FOR USE ON ALL WIRE CONNECTIONS SHT 16/M
All head spaced head to head 100% of manufacturers recommended radius. 47 X 0.3 X 1,388 X 0.62 ~ 15,167 Gal,/Yr KB.I. KSC-XXX-S SWING CHECK VALVE, LINE SIZE, 1 DOWNSTREAM OF EACH RCV WHEN RCV IS LOWER THAN THE SPRINKLERS 0.8 NO SYMBOL
All sprinkler heads utilize matched precipitation nozzles and check valves. ( INSTALL AS REQUIRED TO PREVENT ALL LOW HEAD DRAINAGE). Landscape Maintenance Schedule All sprinkler heads utilize pressure compensating screens. 1-IYDROZONE 2 (shrub PA areas) WHEN RCV IS HIGHER THAN THE SPRINKLERS ( INSTALL AS REQUIRED TO PREVENT ALL LOW HEAD DRAINAGE).
Triangular spacing utilized for head layout throughout irrigation system. 47 X 0.3 X 5,270 X 0.62 ~ 57,588 Gal/Yr @ p1ers10N 1. General Landscape and Irrigation Maintenance. The schedule shall identify
Irrigation zones separated by plant material types. 0.8 RECYCLED >O'◊Ji>l iilG►IOQG COOPPINAIF JI Iii 8IotJ LOC5!t'fl6rd9 WFF11 Tl IE Fl6L9 IIMF EC I Ort. 001JflflM Tl IE 9I0tJS AI\E the entity that will be responsible for maintenance and shall provide for all of i;.Q BE Ul@TO Ll:::EB ldBoo 6R ,'tFTER Tl Hi GOtJl.'ERO!Dld TS REC'; etEB l.V,\TER \VI IErt IT □[GOMES; t'bJ ,ILAEILE.
Irrigation zones separated by exposure and orientation. 1-IYDROZONE 3 ( shrnbPA areas) ®¾-:::'""'" the general landscape and irrigation maintenance requirements.
Utilization of irrigation system master valve. 47.0 X 0.3 X 1,210 X 0,62 ~ 13,222 GalJYr 2. Water Efficient Landscape Maintenance. In addition to the general
Utilization of irrigation system flow sensor. 0.8 maintenance requirements, the maintenance schedule for landscape projects
Utilization of rain shut-off device connected to irrigation controller. --VALVE TYPE that are subject to the \Vater Efficient r ,andscape Ordinance shall include HYDROZONE 4 (shmb PA areas )
Utilization of controller with water budgeting feature. 47.0 X 0.5 X 2,205 X 0.62 -40,159 GruJVr T VALVE SIZE provisions to:
0.8 a) Maintain and operate the landscaping and irrigation system on
IRRIGATION SYSTEM SHALL BE TESTED AND MAINTAINED ON A MONTHLY the property consistent with the MAW A.
HYDROZONE # 5 b) Maintain the irrigation system to meet or exceed an irrigation
BASIS BY THE MAINTENANCE STAFF. AN IRRIGATION AUDIT, IN COMPLIANCE 47.0 X 0.4 X 0 X 0.62 ~ 0 GalJYr efficiency necessary to meet MA WA.
SP1.-v . NOTE: WITH THE STATE OF CALIFORNIA LANDSCAPE WATER MANAGEMENT 0.8 c) Replace broken or malfunctioning irrigation system components
PROGRAM, SHALL BE PERFORMED BY A CERTIFIED IRRIGATION AUDITOR Water use Summary : ALL IRRIGA, ~•• VALVE BOXES TOH"' -r -RPLE" I'--~ with components of the same materials and specifications, their
MAXIMUM APPLIED WATER 161.440 Gal./Yr --equivalent or better. PRIOR TO TURNOVER OF PROJECT AND EVERY 5 YEARS THEREAFTER. THE LIDS, ID WARNING 1, A""' __ L ITEMS NOTED IN "Tile, 0 ed recycled irrigation mainline and valves s' ·· ve .
REGULAR MAINTENANCE SCHEDULE COUPLED WITH THE AUDITS SHOULD TOTAL IBTIMATED WATER USE: 126.136 Gal./Yr THE IRRIGATION 1 ~ __ JU PEn , , r'OLJNTY high-lined ana d to a potable w~ ce pending
HELP TO MAINTAIN THE IRRIGATION EFFICIENCY AS INTENDED IN THE DESIGN RECY'"''~ ,VATER STANDARDS. successful completion of a c ion test performed by Ensure that when vegetation is replaced, replacement plantings are
Percentage of MAWA used 78% -representative of the hydrozone in whlch the plants were removed and arc ..__ -,-CMWD and DETT ~-connection to the recy · ' -~ter is to typical of the water use requirements of the plants removed, so that the
be ~ ... ed only after approvals fron1 CMWD and Dttl, replaced vegetation does not result in mixing high water use plants with
------low water use plants in the same hydrozone.
I s14T I CITY OF CARLSBAD WJ -----PLANNING DIVISION 3
LANDSCAPE IMPROVEMENT PLANS FOR
1· Pl.ANS TO BE. ·suP'ERcEriE.o BY r:1TY OF ROMERIA POINTE APARTMENTS CARLSBAD LANDSCAPE s:ANDA::.:Ds .,.,,.
Underground Service Alert v-t-iDSCAp PREPARED BY• CARLSBAD MUNICIPAL WATER DISTRICT DEVELOPERS NAME BNR DEVELOPMENT
ROMER/A AND GIBRALTAR, CARLSBAD
'<-,;_,'v ,i.. Mucpl).Y <' -1,?, SM-> IRRIGATION LEGEND
A$J~'l~.t(1>0, /...,.4; *C.· ¾ ~ ADDRESS• 23800 VIA DEL RIO ~·--------.
IAPPROVED:x:: ~ ~ ;_.fl' -✓ ~
I
'@·. -~ Call, TOLL FREE &;f L <&('\ tJ/211t.'$ ,. \' lc::oi ' ' \ YORBA LINDA, CA. 92887 --·-·--·-i~~ \Q, 0: ' ;..> ~ ':fi'I ·=> . -·-·-·~-/Cl 0\ Signature
\ \ •. i I 1·800 7-31-24 TELEPHONE: 714.692.9120 PLANNING -.,m ,-~! ENVIRONMENTAL DESIGN
\ \ ~• I / 422·4133 ~~Renewal om~ --..:::.~':.1:1/ 12-5-22 J4-SUMMERS/MURPHY & PARTNERS, INC. -OWN BY: MM PROJECT NO. DRAWING NO.
J'I~ Date ~~ 34197 PACIFIC COAST HWY. SUITE 200 DATE DATE PLAN Pl~EPARElJ. SEPTEMBER 23, 2021 DATE INITIAL DATE INITIAL DATE INITIAL CHKD BY: MM LPC2021-0025 534-/L TWO WORKING DAYS BEFORE YOU D!G J-l: OF CALlfO'<" DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER BY: SUMMERS/ MURPHY & PARTNERS, INC REVISION DESCRIPTION RWVD BY: MM SOP 2018-0004 DESIGNER OF WORK OTHER APPROVAL CITY APPROVAL