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HomeMy WebLinkAbout1991-11-20; Planning Commission; ; CUP 130A - LEUCADIA COUNTY WATER DISTRICTDATE: TO: STAFF REPORT NOVEMBER 20, 1991 PLANNING COMMISSION FROM: PLANNING DEPARTMENT APPLIC. ION COMPLETE DATE: OCTOBER 2, 1991 SUBJECT: CUP 130(A) -LEUCADIA COUNTY WATER DISTRICT -Request for an amendment to Conditional Use Permit 130 for The District offices to allow an office area addition and remodelling on property generally located on the north side of La Costa Avenue and east of El Camino Real in the C-2 Zone in Local Facilities Management Zone 6. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 3312 APPROVING CUP l 30(A) based upon the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting an amendment to Conditional Use Permit 130 to allow a minor addition to the district office space and remodelling of a portion of the facility. The proposed addition consists of a 1680 square foot extension to the existing 2240 square foot office. The new office area will be used to provide an employee eating area and to increase office space. The facility currently employs, and will continue to employ, twenty (20) people. The proposed remodelling involves a 2,240 square foot area of the operations building. The Leucadia County Water District (LCWD) facility has been in operation at this location since before 1977. The Conditional Use Permit (CUP 130) was approved in January, 1977, with no expiration date. III. ANALYSIS Planning Issues Can the findings required for a Conditional Use Permit for the addition be made? Specifically: 1. Is the use necessary and desirable for the development of the community, essentially in harmony with the various elements and objectives of the General Plan, and not detrimental to existing uses or uses specifically permitted in the area? CUP 130(A) -LEUCADfA ~OUNTY WATER DISTRrCT NOVEMBER 20, 1991 PAGE2 2. Is the site adequate in size and shape to accommodate the use? 3. Can all yards fences, landscaping, and other features necessary to adjust the use to existing or permitted future usP.s in the neighborhood be provided and maintained? 4. Is the street system serving the use adequate to handle all traffic generated by the use? DISCUSSION The use is necessary and desirable for the development of the community. The facility provides district office space, a maintenance shop, and a pumping station for the Leucadia County Water District. The continued efficient operation of the facility requires additional office space. The proposed addition will allow expansion of current offices and the provision of an employee eating area. The intensity of the use continues to be compatible with the neighboring uses. The site is adequate in size and shape to accommodate the use. The site plan submitted demonstrates that adequate area exists on the site to accommodate the additional office space. The site also provides adequate parking for the existing and additional office space. The proposed sixteen (16) parking spaces at the front of the site are adequate for the office use. Additionally, LCWD service vehicle and employee parking is on the interior of the facility site. . . . . ... PARKING Ai"JALYSIS i ·•··. Existing Office 2,240 s.f. Additional Office 1,680 s.f. TOT AL OFFICE 3,920 s.f. 3,920 s.f. @ 1 space/250 s.f. = 16 spaces required Yards, fences, landscaping, and other features necessary to adjust the use to existing and permitted future uses in the neighborhood are already being provided and will be maintained. The existing facility and proposed addition include yard areas and fencing which are compatible with the surrounding uses. The site is already well landscaped, and the current proposnl is conditioned to comply with the current Landscape Guidelines Manual. CUP 130(A) -LEUCADIA ~OUN1Y WATER DISfRICT NOVEMBER 20, 1991 PAGE3 The street system serving the use is adequate to handle all traffic generated by the use. Access to the site is provided by La Costa Avenue, a secondary arterial street. Access is also possible from El Camino Real, also a secondary arterial street, through the shopping center. These streets currently operate at acceptable service levels and are adequate to handle the traffic generated by this use. In summary, staff concludes that all of the necessary findings for approval of the Conditional Use Permit Amendment can be made. Therefore, staff recommends that the Planning Commission approve CUP 130(A). IV. ENVIRONMENTAL REVIEW Section 15301(e) of the California Environmental Quality Act (CEQA) states that a project which is an addition to an existing structure which will not result in an increase of more than fifty percent (50%) of the floor area of the structures before the addition is exempt from environmental review. Based on the above referenced section of CEQA, the Planning Director has issued a Notice of Exemption. ATTACHMENTS 1. Planning Commission Resolution No. 3312 2. Location Map 3. Background Data Sheet 4. Local Facilities Management Zone Assessment Form 5. Exhibits "A" -"I'', dated October 15, 1991. October 18, 1991 EB:km GOLF COURSE SITE BATIQUITOS LAGOON ......... :::::::: ~ •••••••••••••••• City of Cartuad LEUCADIA COUNTY WATER DISTRICT CUP 130{A·) . \ BACKGROUND DATA SHEET CASE NO.: CASE NAME: APPLICANT: CUP 130(A) Leucadia County Water District Leucadia County Water District REQUEST AND LOCATION: east of El Camino Real CUP Amendment -on the north side of La Costa Avenue LEGAL DESCRIPTION: A portion of Lot 9 in Section 35, Township 12 South, Range 4 West, San Bernardino Base and Meridian in the County of San Diego, State of California. APN: 216-124-05 Acres ..... S.__.1 __ _ Proposed No. of Lots/Units __ 1=--=L=ot.,.__ __ _ GENERAL PLAN AND ZONING Land Use Designation ....;:U::;....>.(=-Pu=b=l=ic=-=U..:.:ti=li=ti=e=s).__ _______________ _ Density Allowed __ N ..... / __ A-=------Density Proposed __ N ..... /--A-=---- Existing Zone _C_--2 _____ Proposed Zone _C=---2 ___ _ Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Site C-2 -=-=---- North P-C -"'--=---- South C-1-O East P-C -"---=---- West C-2 -=-=---- PUBLIC FACILITIES School District NIA Water District Carlsbad MWD Land Use Water District Facilities Pre-school Undeveloped La Costa Spa maintenance facility Shopping Center Sewer District Leucadia Equivalent Dwelling Units (Sewer Capacity) --"3"-=E=D;..;:U:;....:'s=--------------- Public Facilities Fee Agreement, dated _,.N..,,./_,.A-=------------------ ENVIRONMENT AL IMPACT ASSESSMENT _ Negative Declaration, issued ___________________ _ _ Certified Environmental Impact Report, dated _____________ _ Cl1Y OF CARLSBAD GROWfH MANAGEMENT PROGRAM LOCAL FACIIITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO.: Leucadia Countv Water District -CUP 130(A) LOCAL FACILITY MANAGEMENT ZONE: 6 GENERAL PLAN: u DEVELOPER'S NAME: Leucadia County Water District ADDRESS: 1960 La Costa Avenue ZONING: C-2 PHONE NO.: (619)753-0155 ASSESSOR'S PARCEL NO.: 216-124-0500 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 5.1 ac ESTIMATED COMPLETION DATE: A. city Ar1mm1strat1ve Facilities: Demand m Square Footage = NIA B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) NIA D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = NIA Identify Drainage Basin = NIA (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = ~ (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = #2 H. Open Space: Acreage Provided - I. Schools: NIA (Demands to be determined by staff) • J. Sewer: Demand in EDUs ---3._ Identify Sub Basin -NIA (Identify trunk line(s) impacted on site plan) K. 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Tt:.1-+ EX.\=...;,-:-/' ·-k:S CO-.)L)fTIO"& ·, " \t;,o 1£-~0, £ I. il 1--,..~_.,.,.;.,, ,,'"-. ~1t1CQ..) PL'>"°°""''~. <fit:, o.c, (-,., pie.AL-v,~G-:.G'-lo--. ~"'-.J~ 1-11 i-P CAi,l,,t::;; f'O--) REVISIONS BY (J} (j ~ z~ w a:~ L_ w.: ~ w~ ~ ze --u 0 (j) (J) <( ~ z w (/) z w CD (/) w (j z "' w8 "' Ol • D SheeO (A6) CUPA-4 ,..., II""\ .. ,.,. ,.,. A ----------------------·--:----------:---------------------------------------------~-------------------"· 11:L'.flsltf Jt'!(ft; ff~ • • • • • ... • • /,·>·_:<.--_-. ;_·-~--:-' .::·.-:_\:), .. . . . . .. . . . . . . . . . . . . . . . . ·. • ,. ; . ,; : . . • . •, . . . . ! Ii ~ -i ' ~ : :...-i rl : --t---+----~ -. +. •- < . ----r-f-Lt;_i__l_~--___ !_: ~ ' ' ' ·--· i I u ' ' I I ,, ,u ) , r I' . u I i ,. Operations Building I ' I / ! PP PPPf'f'P . • ' ·, , . ' ·: ' .. ' •-. . . . . . . -.. -' . ' . . ' ' . . . .. □ II ' '' I I l PLANT LEGEND SYMBOL BOTANICAL NAME COMMON NAME ' co Callisternon citrinus Lemon Bottlebrush " fG Feijoa sellowiana Pineapple Guava " 0 Agapanthus africanus •Blue Lily-of-the-Nile (Blue) ' ~ Agapanthus 'Peter Pan' Lily-of-the-Nile , ~ Arctostaphylos 'Emerald Carpet' No common name ' 0 Limonium perezii Sea Lavender ' ® Ncrium oleander 'Petite Pink' Dwarf OleanJJer ~ ~r w,,£70-1 /'T ' Phormium tenax New Zealand Flax , m Phormium tenax 'Jack Sprat' Dwarf Purpleleaf Flax ' -r Pittosporum tobira Tobira ' p Pittospcrum tobira 'Variegata' Variegated Tobira ' • Bougainvillea 'Barbara Karst' Bougainvillea NOTE: 1. ALL PLANTINGS SHALL RECEIVE A~, LAYER OF FIR BARK MULCH. A::,_ "-NOTE: 1. ALL EXISTING PLANTINGS SHALL REMAIN NOTE: 1. SEE SHEET 3 FOR PLANTING DETAILS 2 .. SEE SHEET 3 FOR PLANTING NOTES ~ <.z'E" ~~a,?A-1 !f-8 \ '-.......__ ¢X~-rI, ANO tr✓ (1 r------ filll 24" box 24" box 1 gal 1 gal. 1 gal 1 gal. 5gal 5 gal 1 gal 15 gal 5gal 5gal SPACING QUANTITY REMARKS 15 8" oc. 24" o.c. 112 92 57 18" o.c. 3 126 30 Muititrunk, full head, good color Mutli-trunk, full branching, stake Blue flowers, full clumps, good color. Full clumps, good color. Full clumps, good color. Full & bushy to ground, good color. Full clumps, good cclor, healthy . ~ ~ ~•,4• !4"aG!fT$-~~.cm Leaf color: purple. healthy leaves . O, ~ k, 2.1-~• .+!?.:Gh 7 tp<,;p I~ Full & bushy to ground, good color Full & bushy to ground, good color Red, vine, secure to adj. surtace r, r 0 5 1 0 25 GD (;illespic ·;-~_ I )e[,orenz;_o Job!,o. 91-04J-J Swie i"=10'-0" /hmm JWH REVISIONS BY A'S!: ~ 1~ '="' ~> ;,,,Ii c£ I&,_~..,. 24i1qq; U3 CJ) (9~ z;:; w -I 0::;; ~ w: w~ ze --u (j z"" 0 wg (', Ol (f) • <( -z (9 a: (f) 0 z ~ <( _....J zj Zo" ~ <( ~ _J ~ z CL~ (.) • w I ww CJ) 0:: ~ :J CD z ~ ~ u a: w WO (() ~~ -a: I~-CJ) u >-w a:~ <( ;;; ff-< ':!U cJJ .J 1--1 z '.l..~ ,...._ lE-< '-' -rJJ E- \-~ ~ 2~ 1Z \\_\ ..J l~ E-' -7~ .,,. ffi f-,, o.;l z --< z· < ' :or . ~ ! \-~ 0 ' ~ -I .... y>--0 ~ '> f-< C z .--z -1--1 < E-< I ,_ __ I 11\...,1 ,~ z I.,,' I \j\ ,-_ z I ~ ' .._, l:::lr, --, ~ ._, -I J A' 0.., --i -, >·· ', -./--~ --~,,-, -y._ ~ 1' < ._, I .'-., \ ·-! . ..; '-' .... i B-•--. ' _, -, ' ,...._ ..... ·-- ' ' ' ::,._ Cl I -E-1 '' ' (L :.._ 1) CUPA-5 ~I IP 1~nA I r t • tt j 1 0 ½. : ••• •---~.......c.:..,__.:...:.,_~.:......:,_;__ • • ' I, . I I' ~ 111---------- n Ii " ! I ii ' ' I ! i I 1 1 i '. l_: lJ -- r < ,, L ; jl ii i' ' !, ' ' l/12_1 ' ' I: ! ' ' . ,--............ __; : --. • Operations Building A ~x1.c:;--r1.N<Sr :,:"••••,-.•~ ' . I I I I I Office Building I I _ Wr?!-1'1W)-l -f ~ XI~ IW6 _ 61 .. -I 1/t. I" n I ,, ,, < i! i I: :1 I I ii I I I . ' • I ,, I: " ~ '' ~ I ! : '. i C G ~ I" 1/z □ ' ·-7 ,, i-- I'-- n ' ,, 1' L ' '1 L, \-- 'i" I & SYM. DESCRIPTION 0 12-OUTLET DRIP EMITTER • 12-OUTLET DRIP EMITTER ■ END FLUSH POINT ~ AUTOMATIC CONTROLLER s REMOTE CONTROL VALVE - IRRIGATION LEGEND MANUF.IMODEL OLSON EH-12 WI 12 BUG CAPS OLSON EH-12 WI SIX BUG CAPS GPH 12 12 PSI 60 60 IRRITROL 'MC-18' -WALL MOUNT AT LOCATION DIRECTED BY Af1CHITEC ---EXISTING MAINLINE • --CLASS 315 PVC PRESSURE MAINLINE BURY 18" {LINE SIZED) / Al,~7:1.-INEi:J --CLASS 200 PVC NON-PRESSURE LATERAL LINE BURY 12" (LINi"SIZED) (.Al,e:p-iL\!-(i,.) ::?= = SCHEDULE 40 PVC SLEEVES (TWICE DIAMETER OF WORKING LINE) ~ ~-?"~ Cl.)f'A ·7 tj,e, fi \, \ n..J 0 5 1 0 25 I I ~~ " ·u I ~ I (;illespie • . DeLoreJ1zo REVISIONS I BY b ~n ,m d lfl ! . . (.f) w ~ -u 0 (.f) (f) <( ~- I ' ' l9 ~ z~ -< a: ;!; LU _: w~ zs -l9 z a, w 0 0 N a, . < -z (J C: 0 z LL ...J < z C.) z -Cl < < a: _J u; ...J ~ CT: u... < (.) -I z w (.f) W·w . r z w 0) (f) w -----;.,,. a: s ::J •• --, - ~ w > u ~ ~ w Q ~ ~ " ~· er T ~ ~ -< u >- a: D ~ "· -< ~ rr, i I I ' ' I I ! I < i I I I I I ! i ' . i I I i ' t I i I ----------1 F <. ',, ,-..- / 0) AMATEK GREEN PLASTIC VALVE BOX (OR EQUAL) WITH LOCKING COVER. ® FINISH GRADE ® APPROVED WIRE CONNECTORS © GONTROL WIRES; BUNDLE AND TAPE \\"II 24" MIN. EXTRA WIRE) © REMOTE CONTROL VALVE(SEE SPECS) (v S'lLENOID 0 PVC SCH 8D UNIO~ ® PVC SCH 40 FEMALE AOAPER (TYP) G) PVC NON-PRESSURE PIPE (SEE SPECS.) Cu) PVC PRESSURE PIPE (SEE SPECS) (ul PVC SCH 80 NIPPLE (TYP)ILENGTH AS REQUIRED! @ 2X4 BRICf on CONCRETE BLOCKING (u) PVC SCH 40 TEE (SxSxS) OR E LL(SxS) ON \tlAINLlN'.:: 0,) 1 CU. FT. PEA GRAVEL 8 DEPTH-SEE sr::CIF!CATIONS REMOTE CONTROL VALVE SECTION G) CO"lTROLLEP {2'i CO'..:TnOL Wlnf: ~~ not :o sca-e 0 12,J VCll WIRE l'.J ::::rn~OUIT TC S1J;,PL v ~ COMMON 'NIRE ® :'.liGIO CONDUIT @WALL fD FL:JOR G) uc_ DIRECT BURIAL 'v\l!RES TO Rt:MOTE CONTRCL VALVES. 1 _ SFE:: INSTRUCTION MANUAL FOR MOUNTi\lG INSTRUCTIONS. 2. A'_L WIRING SHALL BE INSTALLE:.> PEH LOCAL CODES 3. 120 VOLT POWER TO BE SUPPLIED BY OWNER. 0 WALL MOUNT CONTROLLER . ' I ,}----I 6]) 1 5)---¥/ ,)---f?'~ t,,,,,,,w.,-© ~--10 ~(,) G) MULTI-OU !LET DHIP l::Ml--:-TER ® 1/8" DISTRIBL'TION TUOISG 0 DUSTCAP © PVC SCH 40 Ti-'READED CAP 0 PVC SCH t;Q ELL (ST) @ rvc scH .:o TEE (ssn 0 PVC SCH 80 RISER (LENGTH AS REOL;tREDI 0J_) PVC NON-rAESSUR[ UN[ G) 6" ROUND P1T VALVE SOX (SEE HOS'.' Bl38 VALVE: BOX SPE:ClFICAT:ONS) (§) BR'CK ,JR CONCRETF SUPPORTS ON UNDISTURBED SUBGRADE 0 PEA GRAVEL SUMP 0 @ SEE PLANS FOR DEPTH @ ' -ABOVE FINiSH GRADE • EAC'...J SHRLIFI SHA! L HAVE TWO EMISSICN POINTS EOU/\LLY S~ACED ON EITH:A SIDE OF THE SHRUR • EACH TRt:E SHI\LL HAVE SIX EMISSJO~ PCINTS FROM A MULTI-OU! U:: I EMll lER EQUALLY s:01\CED AROUN:> THE TREE. • TH" MAXf'.1UM l ENGTH OF ANY ~IICRO UNE SHALL BE 8'. • EMISSION POINTS SHALL BE LOCATED 2" -4" F'RDM OUTSl[)f EDGE OF H001BALL. MUL Tl-OUTLET DRIP SECTION EMITTER W/ END FLUSH NOTTO SCALE 85 @ © SECTION NOT-0 SCALE 0" C 8 P.E::PARFD SOIL PLANT TAB LET FINISH GRADE ® EQUAL (X) -SEE PLANT SCHE'.JULE SECTION FOR ON CENTER SPACING ® CONCRETE MOW ST'11P OR HAR'.JSC/\PE 1\1PROVEMENT AS INDICATED ON Pc/\N (j) CONCRETE CURB OR HARDSCAPE IMPROVEMENT AS INDICATlD ON Pl.AN ♦ ® EQUAL 1/2 (X) PLAN GROUNDCOVER PLANTING DETAIL 2. 3. 4. 5 6. PLANTING NOTES A. THE PLANTlflG PLAN IS DIAGRAMMATIC. ALL PLANT LOCATIONS ARE APPROXIMATE. PLANT SYMBOLS TAKE PRECEDENCE OVER PLANT QUANTITIES SPECIFIED. B. QUANTITIES SHOWN ON THE PLANTING PLAN ARE APPROXIMATE AND ARE FOR THE CONVENIENCE OF THE CONTRACTOR ONLY C. CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT OF DISCR[PANCIES B[TW[CN QUANTITIES AND SYMBOLS SHOWN. LANDSCAPE CONTRACTOR SHALL APPLY A CONTACT HERBICIDE, WHERE WEEDS ARE PRESENT, PER MANUFACTURERS 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 BEFORE PROCEEDING WITH WORK. LANDSCAPE CONTRACTOR SHALL SUBMIT A SOIL ANALYSIS REPORT FROM AN AUTHOnlZED TESTING AGENCY TOlHE LANDSCAPE ARCHITECT BEFORE BEGINNING WORK. 1"!11, c:-f,i Of ~AO ~ ,>,fl-i-'O'iAL-J.>.N.,:, -10 & AT TIME OF PLANTING. IRRIGATION SYSTEM SHALL BE FULLY OPERATIONAL AND ALL PLANTING PITS SHALL BE THOROUGHLY SOAK[D. ALL Af"lEAS TO BE PLANTED, V'!r1,CH HAVE A SLOPE OF LESS THAN 10¼. SHALL BE CROSS-RIPPED TO A DEPTH OF SIX (6") INCHES AND THE coLLO'NING /\MEN[)MENTS SPREAD EVENLY AND THOROUGHLY BLENDED IN Pt:R 1,000 SQUARE FEET (QUANTITIES SUBJECT TO CHANGE PER SOIL ANALYSIS): A. 6 CUBIC YARrJS NITROGEN FOFHIFiED RED'NOOD SHAVINGS B. 100 POUNDS AGRICULTURAL GYPSUM C. 15 POUNDS IRON SULPHATE ' D. 25 POUNDS 16-6.8 SLOW RELEASE FERTILIZER EACH PLANT SHAil RECEIVE "AGR!FORM" (OR EQUAL) PLANT TABLETS AS FOLLOWS: , ~;,,_ ~ --i fl.-A-f t;;l~ <: ~ (I) I:? &k~l-'i 1 GAL. CONTAINER • (1 )21 GRAM 5 GAL. CONTAINER (3)21 GRAM 15 GAL. CONTAINER (5)21 GRAM PER 3 IN. BOXED TREE SIZE (1 )21 GRAM PLANT BACKFILL SHALL BE 50% SITE SOIL, AND 50% NITROGEN FORTIFIED REDWOOD SHAVINGS BY VOLUME. 8. PLANT PITS SHALL BE TWICE THE SIZE OF THE DESIGNATED NURSERY CONTAINER. 9. PLANT MATERIAL SHALL NOT BE ROOT BOUND. FIVE GALLON PLANTS AND LARGER SHALL HAVE BEEN GROWN IN CONTAINERS FOR A MINIMUM OF 6 MONTHS AND A MAXIMUM OF TWO YEARS .• PLANTS SHAU_ EXHIBIT HEALTHY GROWTH AND BE FREE OF DISEASES AND PESTS. 10. A. STAKE ALL TREES PER DETAIL. B. REMOVE NURSERY STAKES AND TIES FROM ALL CONTAINER STOCK. MAINTAIN SIDE GRO'NTH ON ALL TREES. 11. PLANTS SHALL NOT BE PLACED WITHIN T\NELVE (12") INCHES OF EMITTER BOXES. 13. LANDSCAPE 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. liJl1!Sl & -Ston&rds fer 2• encl ""GE>• llaokfl"'1 Insl:alla\:ion \ =r!S!llffl,1!£llE!ll'l.l.11!11111111<$(!1-1DC!,IJlf1WliSEl1'Jl1lE\O!ll!G"HtaimtDII~ ,. n==fi~k~"....~n..tql'M'~•~•=;".)t.~Efir~~=s-w~~~~~ -11£ 1'E ...,,_,,. ~ L!m»lt~ II! t=lm ff 11£ l'l8Jl 11H- 3. Tm K 1111!) ta Tl1'E L ~ CO'i<II tR FmS lOiH sou:<R l<IQ ,:a 1ll'El,'.D lffl1'lS 11$1 Eli 1110 ,;nm! .. 1Ellt IHl ff_,. <SSlll'. ·t pq .. ~,f-0. \'.IMElO!l!;lilll~'l;U!.QX§Sll:fl-ilsll!OilllllA"ffl!l~?AA!Sl:!L'II;J.-O!!l'.ISS,.-11"11. la1!nY/MIW!t- l!t A ·ar.Jm!l·llffl!:11<>/01!A!l'.<l!! 1mt llt!lll"lSr11tt11m=Ul!l'Rm111a -~r,£ &1a1n-"I =•mu!! KID (11) l'>i!Sf(-$ll tmll (>l" -CtWI! R /0 IN, lfJf IUlGT 1lJ -• •• • • • • l 1'1lmlJ 1lfl ~J:EtT!li1 ·~ ,ii wilr, 1l£ ~t l'JST 11! 11<:\! 'IOl t Cffl'l'll C'I ,ilS! W "-"'" 10 A~ iR a;.,, PlStll 1ll A t<ffli! i!lt Ill\\:! ill" llllilC. >t'.11" .•• /l!f mll!Jll'Ut! -. !rt. All:l:l'!ll 111 !!(,l!:IJ!m.! ~AAA llf,lSl l.!Pll; !flll WIST IE W -lflCII 111\T K llCllW <:f UC ll'Q11DI JSSSB:I IS 1i9,,( i,ro (It) 1ll ifl1l't-l'X IQ£$ (lo'J 181,t <R't( II /ll Im I«>! $/3.liif r, IU<!)III. • 1r101:I01.."i -Y s m 11; m aq !lM ,r,;u = 10 = mi, If ,1 m __ Am ft«.~L-m wsr !IE 11&1 --"' ~~if<GSl.'£Sl'lr~ !Hlllro$ c,fi!£ l)®l S,:,: If IF£ ,OW.. ]E!E ~..st 9<4wr;,,;111l<l root (2") IWi'II<[ l<MDtll£;1E!lllllU/II, !Ml 1i!..~-· _.1'lSI n -II lll /In lU-r, flDCll!lt. 1. CtU 1e !m,:.eJ ~ Pf-N:FI.E ~ ~ ~ ~ RI!.'! EEI!f ~ rr uz srm w ~~er a'lt am w flt usm a1 t¼-UWM;:G'11a=tt K~ .lo'Ul-."tm. "lrnX ~ • • • ~~~~ 0 ' ~~~¥~ i ' 14. FINISHED GRADES SHALc. BE TWO (2) INCH BELOW THE TOP OF CURBS, SILLS, A~;D INALKWAYS IN ALL AREAS. 15. THE LANDSCAPE CONTRACTOR SHALL LEAVE SITE IN A CLEAN CONDITION, RE'MOVING ALL Ut,USED MATERIAL, TRASH, AND TOOLS. 16. LANDSCAPE CONTRACT(:)R SHALL MAINTAIN ALL PLANTINGS FOR A PERIOD OF SIXTY (60) DAYS AFTER COMPLETION. ALL AREAS SHALL BE KEPT CLEAN, WATERED, AND WEED-FREE. 17. AT COMPLETION OF ALL WORK OUTLINED IN THESE PLANS, THE LANDSCAPE CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A WALK THROUGH TO DETERMINE THAT ALL ASPECTS OF WORK ARE COMPLETED. WORK M'JST BE FULLY COMPLETED ACCORDING TO ALL PLANS AND SPECIFICATIONS AND MUST BE COMPLETED IN A GOOD WORKMANSHIP MANNER AND MUST BE ACCEPTED BY THE OWNER IN WRITING PRIOR TO THE BEGINNING OF THE MAINTENANCE PERIOD. THE MAINTENANCE PERIOD SHALL INCLUDE THE FOLLOWING SCOPE OF WORK A. DAILY WATERING OF ALL PLANT MATERIAL. B. VVEEKLY MOWING OF ALL TURF AREAS. C. WEEDING AND REMOVAL OF ALL WEEDS FROM GROUND COVER AREAS. D. RFPLACEMENT OF ANY DEAD, DYING, OR DAMAGED TREFS, SHRUBS, OR GROUND COVERS. E. FILLING AND REPLANTING OF ANY LOVv AREAS WHICH MAY CAUSE STANDING WATER. F. INSPECTION OF DRIPLINES AND DRIP SYSTEM TO ENSURE PROPER OP[RATION. G. FILLING t,ND RECOMPACTION OF ERODED AREAS. II. WEEKLY REMOVAL OF ALL TRASH, LITTER, CLIPPINGS, AND ALL FOREIGN DEBnlS. I. AT GO DAYS AFTER PLANTING AND PfllOR TO THE END OF THE MAINTENANCE PERIOD, BEST FERTILIZER COMPANY 16-6-8 (OR EQUAL) SH/\LL BE APPLIED AT THE RATE OF 6 LBS. PER 1,000 SQUARE FEET TO ALL PLANTING AREAS. 18. PRIOR TO END OF MAINTENANCE PERIOD, LANDSCAPE CONTRACTOR SHALL CONTACT OWNER AND ARRANGE FOR A FINAL WALK THROUGH. OWNER MUST /\CCEPT ALL MAINTAINED AREAS IN WRITING PRIOR TO END OF MAINTl::NANCE PERIOD. 19. A. ALL SHRUBS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GRC'WTH AND HEALTH FOR A PERIOD OF NINE1Y (90) DAYS AFTER cor,""LETION OF MAINTENANCE PERIOD AND FINAL ACCEPTANCE. ALL SHRUBS SHALL BE GUARANTEED BY THE CONTRACTOR AS TO GROWTH AND HEALTH FOR A PERIOD OF NINETY (90) DAYS AFTER COMPLETION OF r✓!,i~,TENANCE PERIOD AND FINAL ACCEPTANCE. ALL TREES SHALL BE GLJ,\RANTEED BY THE CONTRACTOR TO LIVE AND GROW IN AN /iCCEPTt'\BLE UPRtGHT POS!TlON FOR P·~ PER!OD OF OME (1) YEAR AFTER COMPLETION OF THE SPECIFIED M/\INTENANCE PERIOD AND FINAL ACCEPTANCE. B. THE CONTRACTOR, WITHIN FIFTEEN (15) DAYS OF WRITTEN NOTIFICATION BY THE ARCHITECT, SHALL REMOVE AND REPLACE ALL GUARANTEED PLANT MATERIALS, WHICH FOR ANY REASON FAIL TO MEET THE REQUIREMENTS OF THE GUARA'JTEE. 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 GU,\RANTEE. Ii'. Union (opl!onat) 2' r Approved· Bock flow Assembly with bolt valv,es Sor.ding Jl.-mper Union (optional) 1 t' -mln-imum 36" maximum (whrn r~~} 1 c:ub!c foot r , \hru•I b.lock ~ ~~= (typlccl} ~ not ~hd an :/ w· •fflQfkr • BACKFLOW PREVENTION DEVICE DETAIL G) ® Q) 2" DIA. X 10' LOOGEPOlE PINE STAKE (2 REQ'D.) 1 X 2" WOOD BRACE VINYL TREE TIE (2 REQ'D.) 24" M!N. 11 ® I @ I ~~¥~ y~ ~~ ~ 0 MUI.Tl-OUTLET DRIP Efl/TTER (SEE DETAIL) ® DISTRIBUTION TU rnNG ·-. 2 0 ® ® CD ® SEE TREE PLANTING DETAIL 12" MiN. TREETT1UNK ,i,::,OTBALL i PREVAILING WiND 0 EMISS!ON POINT (D PVC NON-PRESSURE LINE ® END FLUSH PL~.N VIEW hO-:--e:: © £..v:,-:;i -....• /) i,:,, ;c., •·~ ,,-,,,--,,,,..,.-_,..._ . -=., IL, ,. -/'\..--er-, ~ <-:::r",,_,s:.v_,.,;&-1'1 rv-1,,1---:, ~-~ -.-"l-1r:.',c, <?-"" \::?e:;,-_ ..,,... ~ EMISSIUN 1-'UIN I ~t-'AGINl:i PLAN DOUBLE STAKING DETAIL r,OT TO SCAL:: IRRIGATION NOTES 1. IRRIGATION PLAN IS DIAGRAMMATIC. ALL IRRIGATION EQUlrMENT SHALL BE LOCATED IN PLANTING AREAS ONLY, UNLESS NOTED OTHERWISE. REFER TO THE IRRIGATION LEGEND AND DETAILS FOR EQUIPMENT AND INSTALLATION. 2. CONTRACTOR SHALL KEEP THE PREMISES CLEAN AND FREE OF EXCESS EQUIPMENT, MATERIALS, AND RUBBISH INCIDENTAL TO WORK OF THIS SECTION. 3. A. ALL RISERS SHALL BE P.V.C. SCHEDULE 80. B. ALL PIPE FlnlNGS SHALL BE P.V.C. SCHEDULE 40. 4. A. ALL WIRE SHALL BE ANG-UF, DIRECT BURIAL TYPE, AND ,ALL SPLICES AND CONNECTIONS SHALL BE MADE WITH PEN-TITE CONNECTORS OR EQUAL. EACH VALVE ON A CONTROLLER SHALL HAVE A SEPARATE WIRE COLOR. ALL WIRES SHALL BE INSTALLED WITH TWO (2) FEET OF EXCESS WIRE (COILED) AT THE END OF E/\CH WIRE RUN. B. CONTROL WIRE SHALL BE BUNDLED AND PLACED BENEATH MAINLINE. 5. BACKFLOW PREVENTION DEVICES SHALL BE LOCATED AS INDICATED ON THE IRRIGATION PLAN. INSTALLATION SHALL CONFORM TO LOCAL GOVERNING CODES AND 9EGULATIONS AND MA~JUFACTURER SP.EC I FICA TIO NS. ~ ~ c:r~, \... q, S """AN .:.;1,.,_c,.; ·p..., i.,;;. •s \J::,s1-~ 1p(-l;V' '?--.£ .~::·~-~.;l_lf •• t~. f-~ ?--~"" _±;:.--2:~~~;'.~ ~~~~ /;z 10,"¼Ul Cl.)i....--;;.;. , , ~-Y \"'; ~-t--'½ ~ A-_ c,)l..1? ,.-K~ it----f'-,~i.:S'~:, .:::.1-J '::;;+.~),, r✓•. -,;t:_ :N ~-~-A->: .SJ!, 'A.1~ ALL ~~,,,..,"'€;::I_~ C-..;¥.; __ ~ ;,,.,-1:; ~-'>A-:-' CA-~. . 7. ALL PRESSURE MAINLINES SHALL BE EIGHTEEN (18) INCHES DEEP, AND ALL LATERALS TWELVE (12) INCHES D[EP. TRENCH BACKFILL SHALL BE :"REE OF ANY MATERIAL THAT MAY DAMAG[ IRRIGATION PIPE OR EQUIPMENT. IN THE EVENT OF BACKFILL SETTLEMENT, CONTRACTOR SHALL PERFORM REQUIRED REPAIRS AT HIS OWN COST. 8. ALL AUTOMATIC VALVES SHALL BE LOCATED WITHIN SHRUB AREAS AND INSTALLED IN GREEN VALVE BOXES, ONE VALVE PER BOX, W!TH FOUR (4) INCHES OF PEA GRAVEL BEt-JEATH THE VALVE. GATE VALVES SHALL BE LOCATED IN SEPARATE VALVE BOXES. 9. ALL MAINLIN" AND LAT[RAL LINES SHALL BE SLEEVED WITH P.V.C. SCHEDULE -' TW!CE THE DIAMETER OF THE SLEEVED LINE \VHERE IT PASSES UNDER PAVED AR!"AS. (MIMl~'.UM ¾;' ;';!'.'~,C\'i 6fA::.~~ /~ 10. AUTOMATIC CONTROLLERS SHALL BE SIZE AND TYPE AS NOTED, AND INSTALLED WHERE INDICATED ON IRRIGATION PLAN. CONTROL WIRES SHALL BE SLEEVED IN ELECTRiCAL CONDUIT TO MAINLINE. 120 -VOLT SERVICE TO CONTROLLER SHALL BE BY THE OWNER. 11. PR:OR TO BACKFILLING IRRIGATION TRENCHES: A. ALL MA!NL:NES 1:,..i THE SYSTEM SHALL BE CAPPED AND PRc:SSURE TESTED AT 125 P.S.I. FOR A PERIOD OF FOUR HOUns. ANY LEAKS FOUND SHALL BE CORP[CT[D BY ncMOVING THE LEAKING Plr[ OR FITTINGS AND INSTALLING NEW MATERIAL IN ITS PLACE. B. ALL LATER/\LS SHALL BE PRESSURE TESTED AT DESIGN PRESSURE FOR ONE HOUR. C THE CONTRACTOR SHALL NOT ALLOW NOR CAUSE ANY OF HIS WORK TO BE COVERED UNTIL IT H,\S BEEN INSPECTED, TFSTED AND APPROVED BY THE BUILDER/OWNER'S ALTHORIZED REPRESENTATIVE. 12. IRRIGATION CONTRACTOR SHALL ADJUST ALL EMITTERS TO PROVIDE AN EVEN COVERAGE. • 13. WHEN THE IRHIGATION SYSTEM IS COMPLETED, THE CONTRACTOR, IN THE PRESENCE OF THE BUILD[R/OWNER"S AUTHORIZED REPRESENTATIVE SHAU ... PEPcORM A COVERAGE TEST OF \/I/ATER AFFORDED THE PLANTING AREAS TO ENSURE IT IS COMPLETc AND A:JEOUATE. THE CONTRACTOR SHALL FURNISH ALL MA:-ERIALS AND PERFORM ALL WORK REQUIRED TO CORRECT ANY INADEOLACIES OF COVERAGE /IT HIS OWN COST. 1.:. THE CONTRACTOR ShALL FURNISH TO TH[ OVl~!::R A COMPLETE "AS GUILT" DRAWING ON SEPIA AND T'NO PRINTS SHOWING EXACT LOCATIONS OF ALL ITEMS INSTALLED. THESE ARE TO 8E JELI\IERED ON CG BEFORE FINAL. INSPECTION. 15. A REDUCED IRRIGATION PLc.\ :;,::i:C,\T'"4G ALL SYSTEtJ'S t\ND THEIR APPROPRIATE SEOUENC[': '/(,_'/[ suALL Be: LAMINATED,'.) ~IYLAR AND MOUNTED ON THE INSl'.:JE CCV::R c•f· T0iE ir'lR:GATIO'.\J CO'.F,1JLLERS. 16. IRR1GATION CONTR,;CTOR SHALL M,\l~:T/\IN Tl-le: c;vs~ ,:r;I f'GCl /\ PFRIOD OF SIXTY (60) DAYS AN:J SHALl.. 'N.'\TER Ocl A DAILY 'JA.S!S. 17. IRRIGATION CONTRACTO:l SHALL GUt\R1\',-C:C THE [!\TP': tRRIGt,TiON SYSTEM.TO BE F8EE CF DEFECTS N worn<~'.A'!SH!P A'.'.) 1./AT[Ri!,LS FOR:, PERIOD OF ONE (1) YEAR FROM F:NAL t\CCcFTA~::::,c EW 'HC: OV✓NEG. 18. A SEPARATE PLUMBING PERMIT P,N'J INSPECTION WILL. c'E 9EOU!RFD "'ROroi THE BUILDING INSrECTIOcJ DEPARTMEI.J r FOR ,HE: [\S • /,_:__t,i ICN OF 1H!" IRRiGATION SYSTEMS Si 1OWN ON TYIS DP.AN:NG POOT8/'.l L CF1OI/,·'"~ -,-.A.BCV'.= Fl~. i,H GRf;,,CE r'.IN:SH ~9',2~ ,t,T SLC 0 E 2 X ROOTBA~L :J:t'\ SJ\Ci<FILL t-.C< {S':::'::: Si'E.CS.) PL.AIH TABLETS (SEE SPECS.) SEE SPECIFICATIO'lS TOP OF PA\1!'1G 4• H·~· ·I''\-~--.,.-~/\SIN (IF R!=Q'D) l...:iM ,, 1c:--:1.·uo· ,._ . UNDISTURBED NATIVE so;~ TREE/SHRUB PLANTING DETAIL REVISIONS BY ~-Qf i <0 A I)]. ~1'"1, l tq'1' I 0 6-28-91 •f) u;. -C z 7. C ' -::... She'1 (L-3) . CUPA-7 O! t==:G:r-rr si-,,.,,1, 1 CUP 130A r ,----- 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I t1 ... -1I I __ __f+-.;.; . -- 1 I 1 • • • I I _L.-.-_ ,._.. ___ "r--c--tll I I .·--•· I I I ________ ! ,-------------- ' I I I I I I I I I . I I I I I I I I I l I I I I I I I I I I I I I I I I I I I I I I I I I L _______ ..J #------------ .. 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F4"'PHloL..e.PIS ::I:HDICA . ) (Plf-fKIE... 'iyPICAL-S"(He:,c,L-, ~X'~l,1'5 t::!:;c:i\:_y;;rr11 -f'O i;:a¼N { ,z) ~\ •. I L~-\t ' // P..bD AF<:-TO':>T.-AOH"(LOei 11:..HE..l<.AL.O CAFPEr" / ;:..-24~ O,C, A':> 11--t::,1C,AT5.D. i'i GXI-S1!N& 0..w' .>{tJ;;:., 4 0 (-2f:://iA1>J ~ : t? S::)'.i"?"""ir---6 .s +i16H-'l,/>.1.--• .,_,...,...u.::..::, ~ z }.q;;' 1 ,1/ [Il EXISTING JUNIPERS TO REMAIN. ~ EXISTING BRAZILIAN PEPPER TO REMAIN. ~ EXISTING TREES AND SHRUBS TO REMAIN. ~ REMOVE WASHINGTONIA, [§] REMOVE PINE TREE. (§] REMOVE HEB ES. [Z] REMOVE DIETES. ~ REMOVE LAWN. (IDREMOVE ALL EXISTING GROUND COVER AND REPLACE WITH ::=<' LAYER OF FIR BARK MULCH. . _ ________,., / . [lQ]ADD TREES, SHRUBS AND GROUND COVER AS INDICATED ABOVE. {---F£140vf;, ~l'oT IPPiG-f-1~ /'-NO pefL.AC,~ I-<./ I o~N eH--12 c::RIP t3HITT~f--0um,;L:-r r;,, eus-• / c~ F~ <St-t~e ~Gi Pt;::f2 ~-""fr'ACt-"-'2>'11--'fra,l, ...},,, NO"n":' ~ fBPtP--CB ,6.),1... 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