was 15.8 feet above existing grade. The project would also include associated site improvements including grading, improving the existing driveway to the new garage, and landscaping. The project plans are provided in Attachment 2.
As noted earlier, the Council conditionally approved the Novak DRP application with an added condition to modify the landscape plan and resubmit the landscape plan for Council consideration prior to building permit issuance. The Council further required that the Applicants conduct outreach to surrounding property owners, including owners on Ramona Place, regarding the revised landscape plan prior to Council consideration.
Since the Council’s conditional approval in 2022, the Applicants have modified their landscape plan to further address the neighbor’s view concerns, conducted outreach with surrounding neighbors, and decided to remove the second story studio above the partially subterranean garage to further address the neighbor’s view concerns.
The Applicants have submitted plans for a building permit that are being reviewed by Staff. Those plans are consistent with the landscape plan that is being reviewed by Council. Additionally, the building plans under review do not include the studio above the proposed garage.
A Landscape Documentation Package is required for new development projects with an aggregate landscape equal to or greater than 500 square feet requiring a building permit, plan check or development review. The Applicants provided a landscape plan that has been reviewed by the City’s third-party landscape architect, who has recommended approval. The Applicants will be required to submit detailed construction landscape drawings that will be reviewed by the City’s third-party landscape architect for conformance with the conceptual plan. In addition, the City’s third-party landscape architect will perform inspections during the construction phase of the project. A separate condition has been added to require that native or drought-tolerant and non-invasive plant materials and water-conserving irrigation systems are required to be incorporated into the landscaping to the extent feasible.
CEQA COMPLIANCE STATEMENT:
The project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 of the State CEQA Guidelines. Section 15303 is a Class 3 exemption for new construction or the conversion of small structures. Examples of this exemption include one single-family residence or second dwelling unit in a residential zone. In urbanized areas, up to three-single-family residences may be constructed or converted under this exemption.
FISCAL IMPACT: N/A
WORK PLAN: N/A
February 28, 2024
DRP21-016 Novak Residence
Landscape Plan
OPTIONS:
∙ Approve Staff recommendation adopting the attached Resolution 2024-022. ∙ Approve Staff recommendation subject to additional specific conditions necessary for the City Council to make all required findings for the approval of a DRP. ∙ Deny the project if all required findings for the DRP cannot be made.
DEPARTMENT RECOMMENDATION:
The proposed landscape plan has been reviewed by the City’s landscape architect, who has determined that the plans meet the minimum objective requirements of SBMC.
Therefore, Staff recommends that the City Council consider approving the proposed landscape plan for DRP21-016 and approve Resolution 2024-022.
CITY MANAGER’S RECOMMENDATION:
Approve Department Recommendation.
___________________________
Daniel King, Interim City Manager
Attachments:
1. Resolution 2024-022
2. Landscape Plans
3. Novak (Applicant) Letter
4. Juma (Neighbor) Letter
RESOLUTION 2024-022
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SOLANA BEACH, CALIFORNIA, CONDITIONALLY
APPROVING THE LANDSCAPE PLAN FOR DEVELOPMENT
REVIEW PERMIT 21-016 LOCATED AT 1005 HIGHLAND
DRIVE, SOLANA BEACH
APPLICANTS: John and Kimberly Novak
CASE NO.: DRP 21-016
WHEREAS, Kimberly and John Novak (hereinafter referred to as the “Applicants”) have submitted an application for a Development Review Permit (DRP) pursuant to Title 17 (Zoning), of the Solana Beach Municipal Code (SBMC); and WHEREAS, a Public Hearing was conducted pursuant to the provisions of Solana Beach Municipal Code Section 17.72.030; and
WHEREAS, at the Public Hearing on July 13, 2022, the City Council received and considered evidence concerning the proposed application and conditionally approved DRP 21-016; and
WHEREAS, the Applicants were required to modify the landscape plan and resubmit the landscape plan for City Council consideration prior to building permit issuance; and WHEREAS, the Applicants have conducted neighborhood outreach and submitted a modified landscape plan for City Council consideration; and WHEREAS, the Applicants have removed the studio above the garage to address neighbor’s concerns; and
WHEREAS, this decision is based upon the evidence and information presented to the City Council, and information the City Council gathered by viewing the site and the area as disclosed.
NOW THEREFORE, the City Council of the City of Solana Beach, California, does resolve as follows:
1. That the foregoing recitations are true and correct.
2. That the project is exempt from the California Environmental Quality Act pursuant to Section 15303 of the State CEQA Guidelines.
3. That the proposed landscape plan for DRP 21-016 is conditionally approved based upon the following Findings and subject to the following Conditions:
4. That the City Council finds that the proposed landscape plan is consistent with the City’s current water efficient landscaping regulations of SBMC Chapter 17.56.
5. CONDITIONS
Resolution 2024-022
DRP 21-016 Novak Residence
Landscape Plan
Prior to use or development of the property in reliance on this permit, the Applicants shall provide for and adhere to the following conditions:
A. Community Development Department Conditions:
I. All conditions contained in Resolution 2022-086 shall also apply in addition to the conditions below.
II. Building Permit plans must be in substantial conformance with the plans presented to the City Council on July 13, 2022, and the modified landscape plans presented to the City Council on February 28, 2024.
III. The Applicants have agreed to remove the studio above the garage to address neighbor’s concerns.
IV. Any additional changes to the approved plans for DRP 21-016 and subsequent landscape plan shall require a DRP modification.
B. City Council Conditions:
I.
6. ENFORCEMENT: Pursuant to SBMC 17.72.120(B) failure to satisfy any and all of the above-mentioned conditions of approval is subject to the imposition of penalties as set forth in SBMC Chapters 1.16 and 1.18 in addition to any applicable revocation proceedings.
7. EXPIRATION: The DRP for the project will expire 24 months from the date of this Resolution, unless the Applicants have obtained building permits and have commenced construction prior to that date, and diligently pursued construction to completion. An extension of the application may be granted by the City Council, subject to SBMC Section 17.72.110.
8. INDEMNIFICATION AGREEMENT: The Applicants shall defend, indemnify, and hold harmless the City, its agents, officers, and employees from any and all claims, actions, proceedings, damages, judgments, or costs, including attorney’s fees, against the City or its agents, officers, or employees, relating to the issuance of this permit including, but not limited to, any action to attack, set aside, void, challenge, or annul this development approval and any environmental document or decision. The City will promptly notify the Applicants of any claim, action, or proceeding. The City may elect to conduct its own defense, participate in its own defense, or obtain independent legal counsel in defense of any claim related to this indemnification. In the event of such election, the Applicants shall pay all of the costs related thereto, including without limitation reasonable attorney’s fees and costs. In the event of a disagreement between the City and Applicants Resolution 2024-022
DRP 21-016 Novak Residence
Landscape Plan
regarding litigation issues, the City shall have the authority to control the litigation and make litigation related decisions, including, but not limited to, settlement or other disposition of the matter. However, the Applicants shall not be required to pay or perform any settlement unless such settlement is approved by the Applicant.
NOTICE TO APPLICANT: Pursuant to Government Code Section 66020, you are hereby notified that the 90-day period to protest the imposition of the fees, dedications, reservations or other exactions described in this resolution commences on the effective date of this resolution. To protest the imposition of any fee, dedications, reservations or other exactions described in this resolution you must comply with the provisions of Government Code Section 66020. Generally the resolution is effective upon expiration of the tenth day following the date of adoption of this resolution, unless the resolution is appealed or called for review as provided in the Solana Beach Zoning Ordinance.
PASSED AND ADOPTED at a regular meeting of the City Council of the City of Solana Beach, California, held on the 28th day of February, 2024, by the following vote:
AYES: Councilmembers –
NOES: Councilmembers –
ABSENT: Councilmembers –
ABSTAIN: Councilmembers –
______________________________
LESA HEEBNER, Mayor
APPROVED AS TO FORM: ATTEST:
_____________________________ _______________________________ JOHANNA N. CANLAS, City Attorney ANGELA IVEY, City Clerk
NOVAK RESIDENCE
LANDSCAPE DEVELOPMENT REVIEW PERMIT
1005 HIGHLAND DRIVE
DEL MAR, CALIFORNIA 92014
Cltyof$ol.lna &.~h~nnlng0.~nt
RECEIVED
02/05/2024 jdelmer
SHEET INDEX
LANDSCAPE SHEETS SHEETa St-EET t4AME
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GENERAL NOTES
1 VISIT SHE PRIOR TO SUBMlmtlG BIDS
2 VERIFY AU EXISTING CONOITIONS. OMENSIONS At() ElEVATIOtlS BEFORE PROCEEDING WITI-i THE WORK UOTIFYLN.Q.5CI.PEARCHITECTIMMEOATELY SHOU..DFIELD<X>tQTIOl"lSVAAY FROM nose """"'°"PW<; J 00 NOT SCALE [)RAY,'1-IGS
~ ALL W'.>RKOONSTRUCTIOUN#.JW-TERIALSSHALLCOMPLYWITHALLPROVISIONSOF THE LATEST BUIUlNG COOE AIOWITH OTHER RU\.ES REGULATIONS N$J ORO't'-'NCES GOVERt.,tiG THE LOCATION OF THE V..oRt< BUILDING CODE REQUIREMENTS TAKE PRECEOEt.lCE OVER THE CP>.W!NGS AtO IT SHALL BE TI-E RES?OtlSH:!IUTY OF NNONE SLPPI.YING LABOR OR MATERIALS~ BOTH TO BRltiG TO THE ATTENTI()"l OF Tl·E WOSC,IJ'E ARCH TE CT NN IJSCREPN«:IES OR COUFllCT BETWEEN THE REOOREMEllTS OF THE CODE Att:l THE QRAY,1t,K:;S
S REFERENCE TONN 1:ETAJLORffiAY,1NGISFOR a:>NVEMENCEONLY AtlOOOESIK>T llWIT THE APPLICATION OF SUCH 1:ETAJL OR QRA;,,1NGS
6 DISCREPANCIES IN THE QRA;,,mGS OR BE'TVl'EEN THE ORA\\1t,K:;S l#J ACTUAL FJELD COtOTIOHS SHALL BE REPORTED TO THE lNOSCN'E AROIITECT CORRECTED OAA\',1tlGS OR INSTRUCTIOUS SHAU SE ISSUED PRIOR TO THE CONTltUTION OF THSWORK THE COtITRACTOR St-WJ. MSUME FLU RESPOHSlB!LITY FOR ALL NECESSARY CORRECTIOIIS Cl.IE TO FAIL~E TO REPORT Klo.\'N
DISCREPANCIES
7 GENERAL OONTAACTOR IS R£SPOUSl8LE FOR AU WORK SHO',\N otl THESE ORAY,1t1GS NCI Sf'ECIFlCATlot<S UNLESS SPECIFIC.lUY HOTEDOTHERYME
! TI-E CONTRACT ORAYMIGS >lOSP£0FlCATIOtlS REPRESEt/l' THE Flt-151-EO STRUCME LH.ESS OTHER\'t1SE SHOWN. THEY 00 h'OT INDICATE THE METHOD OF CQ-ISTRUCTIOO THE GEtERAl COtITRACTOR SHALL SUPERVISE N¥:J llRECT TI-IEWOR:K NlO HE S1-W..l BE sex.a y RESPOUSIBlE FOi<:
ALLCONSTRUCTIOtl MEANS WETHCOS TECffCUES SEOUEl«:ESNIOPROCE~S OSSERVATlotl VISITS TO TI-£ SITE BY F1ao REPRESHITATIVES OF THE l.At.osCAF'f AAO-ITECT Sli'l.l NOT lt.UlOE lt<SPECTlotlS OF n-E PROTECTIV£ MEA~S OR THE CONSTRUCTIOt< ?ROCEOURES REOUIRED FOR SAJ,,1.E. YHCH AAE THE SOLE RESPOtlSl~UTY OF THE GEIERAL COtlTRACTOR NN SlA'PORT
SERVICES PERFORMED SY THE WOSCAPE AAO-ITECT DURING CONSTRUCTION SHALL SE OISTit.'GIASHEO FROM COtlTINUOUS l#J l:ETAILED ltlSf'ECTiotl SERVICES w-tlCH AAE FUR ti SHED SY
OTHERS THESE SUPPORT SERVICES PERFORMED BY THE LNOSCAPE ARO-ITECT WI-ETHER OF MATERIAL OR WORI<. NlOw-Elt-ER PERfORMEO BEFD!<:E. IJJRll4G OR AFTER COMl'l.EllOH OF COtlSTRI..CTION ARE PERFORMED SOLB. Y FOi<: THE PURPOSE OF ASSISTING ltl OVAUTY CONTRO.. N$) IN ACH:EVIHG O)HFORMAtCE V,HHCOtHRACT ORA\\1HGS A.'CI SPEOACATIOHS BUT THEY 00 t~T GU,t,RANTEE GEtERAL CONTRACTOR'S PERFORJ,I.AHCE A.-.0 SHAI.L,NOT SE CONSTRUED AS SUPERVISlotlOF CONSTRI.ICTlOtl
g APROTECTIONFEl<ICE Sli'I.L BE CONSTRUCTEOAtOMAJNTAltEOOURlt.lG CONSTR\JCTION COtEORMl/lG TO THE REQUIREMENTS OF THE BUILDtlG CODE
10 MAIUTAIN SANITARY TOILET FAOLlTIESOURiNGCONSTR\.-CTIONAS REOIJIKEOSY APPI.ICA8LE REGUI.ATIOtlS
11 T1-IE GENERAi. COtlTRACTOR WAARNITS TO T1-E O'MER A.'-0 TI-E t>J-OSCAPE ARCHTECT THA.T ALL MATERIALS "10 EQUIPMENT Mt45HEDWILL BE PEW UNLESS OTHERWSE Sf'EOFlEO A.'O THAT ALL WORKV.1LL SEOFGOCXlOVALITY FREE FROM FAl.l TSAIODEFECTS 1:i THE GENERAL COIITRACTORSHALL 8E RESPOHSIBlE FOR COORD:N1.TING HS\',OR!(A/O'QR EOIJIPM!:IIT SUl"l'LIEO BY THE O',\tF-1<
13 PROVIOEFACII.ITIES FOR Tl-E PHYSICAU.Y HANOICAPPEOINACCORONa \\1TI1C.AC TITLE 2,ANQ AS REOUREO BY T1-E LATEST VERSION OF Tl-E CAUFORtl.A BlA.Olt,K:i CODE ,~ IT SHALL BE TI-E RESPONSl~LITYOF Tl-lEGEIERAL CONTRACTOR TO LOCATE ALL EXISTIHG UTILITIESm-ETI-ERSl-l()'Mj!-EREOtlOR HOT AtlOTOPROTECT THEM FROM°'-',(,l,GE TI-IE GEtERA.l.
Cot/TRACTOR SHALL BEAR ALL EXPENSE OF REJ>A!R OR REPI.ACEMENT IN CON.l'.r.lCTIOt/V.,TH TI-E EXEC1JT10N OF TI-IS ','.QR!(
15 PAI/IN:'.> MASOt.lRY,t,t,OCONCRETES1.!9CotlTRACTORSARfTOCOORl)l.t,T£WITI1THE aECTRIClAN. ORAN.It.IE 51.JBCOtlTRACTOR AIIJIRRIGA.notl SU9COtlTRACTOR FOR St.EEW-IG PIPING NlOIOR COtOAT ltlSTAUATIOH UtoER OR Tl-ROUGH 1-'AAOSCAPE aEMEl'ITS \6 VERIFY ALL PROPERTY LI/ES OR OTI-ER LIMIT OF WORK UtES PRIOR TO COMMB.-OIG WORK 17 ltl THE CASE OF llSCREPANCIESIN TI-E DRAUNGS SPEOFJCATIONS TAKE PRECEOO«:EOVER l:ETAllS At-OOETAllS TAKE PRECECE)CEOVER PLANS
11 StJ6STITIJTIONS MUST BE APPROVED Ill \'.WrnlG SY THE C!Wt£R 111 THEGEIERALCONTRACTORSHALLENSURETH>.T ALL TRADESAAEPROV!OEOYATl-t~El'lT DRAW.tlGSN-OS?EClflCATIOt.lSN'f'ROVEOFORCONSTRUCTIOtl OONOT AU.OWOOCllMEtlTStOT AP?ROVED FOR CONSTRI..Cnotl TO SE USED IF SEBION SHE KEEP OtE SET OF AGOCY-APPROVED STAMPED Pl.ANS ON SITE Ill CASE CITY INSPECTORS REOUIRE PROOF OF OTY-APPROVEO PLNlS :!O REPAIR OR REPLACE NN (WU.GE TO AD,J,I.C8lT PROPERTIES CURBS. WAI.KS PLA"l'TlNG WALLS ETC ATNOAOOTIONAI.COSTTOTI-EOMER
~\ LOCATIOtlSOFtllC COPISTRI..CTIOOE1EMENTSS1JCI-IASLIGHTS SIGUS VEllTS HVORNlTS TRANSFORMERS ETC AAE APPROXIMATE IOTIFYTHE 1.A-.o:scA.PEARO-IITECT IMtJ.EOIATB.Y SHOU!..O THE LOCA.TIOtl OF THESE ITEMS ltlTERFERE \\1TH TI-E PROf>ER EXECVTIOtl OF WORK 22 PFKlVIOE THE O'i',t,ER WITI1 ALL WAARA.'ffiES. GUARANTEES A.'O IIISTRUCTION MNIUA.LS FOR EOUIPMEJlT APPi.LANCES FlXTIJRES ETC ASOESCRIBEOINTHESPEOACATiotlS 23 t."OTIFY T1-E OlY'SAUTHORIZEOREPRESEl'lTATIVE O~SPRIOR TOCOMY;B«:EMEt«OFWOR:K TO COOROlllATE PROJECT lllSPECTIONSOiEDUI.ES
2~ COtHRACTOR 9Wl 08TAIN ALL t<IECESSA.RY PERMITS REQUIRED TO PERFORM THE WORK 1~0:CATED 1-EREIN BEFORE 8EG11•.u,:; WORK
25 COtlTRACTOR SHALL 08TAIN THE PERTltlEtlT ENGINEERING MCI A.Ra-llT~AL PUNS BEFORE SEGINNING\\ORK
2ti L.AHOSOPEARO-IITECT SI-IALLK,\VEANALSAYOtllHTERPRETATIONOFALL ltlFORtJ.Allotl COtlTAJt,EO IN T1-E L.AUOSCAPE CONSTRUCTIOti DOOJMEHTS SPEOFICATIONS AJO ASSOCIATED REPORTS FOR T1-E PROJECT
NOTE:A.'lY DEPICTED WATER FEATURES Ofl FOOHTAINS ARE NO LOt{GER PAAT OF THE ORP SCOPE PRIOR ORP suaMITTAI.S t/ClUDEO WATER FEATURES. BUT THEY HAVE !!EEH RE"40VED w
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HARDSCAPE LEGEND
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ITEM
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DETAIL DESCRIPTION
MORTAR SEl ON l"CONCRETE PAO
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TH ICKENED EDGE
1,,. RADIUS TOOLED EOGE
111· WIDE SAWCUT SCORELINE, DEPTH TO BE ltt OF
SLAB DEPTH. SAWCUT MUST SEVER REBAR WHERE
INTENDEO TO ACT AS FUNCTIONAL CONTROL JOINT.
(D REBAR REIHFDRCEMENT PER GEOTECHNICAL REPORT
©FIHISHSURFACE
CD FIHISHGRADE
© COMPACTED SUBGRAOE PER GEDTECHNICAL REPORT
© AMENDED PLAIHIHG SOIL
@ VERTICAL SURFACE SUCH AS CURB. WALL OR BUILDING
@ JOINT SEALANT Wt SANO COVERING, t:I WIDTH TO DEPTH
RATIO. DO HOT EXTEND UNTIL UPPER PAVING JOINT
RADll • .I. S THIS INCREASES WITH WIDTH Of THE JOINT.
@ 1/J" FOAM EXPANSION JOINT FILLER
@ 3tt6 " SAWCUT AT3tl"DEPTH
@ U,ll'STEELDOWEL•lt·o.C.SLEEVEONESIOECENTER
1H SLAB. SPEEO DOWEL SLEEVE SYSTEM
@ U.ll" STEELDOWEL • ll"D.C,.HDSLEEVE
NOTES:
I. PROVIDE EXPANSION JOINTS WHERE INDICATED OH THE DRAWINGS,
AHO WHERE PAVING ABUTS WALLS, CURBS, STEPS, TOP I BOTTOM OF RAMPS AHO OTHER VERTICAL APPURTENANCES. OMIT DOWELS WHERE ABUTTING WALLS. BUILDINGS, 1 CURBS.
2. ALL TOOLED EDGES OF JOINTS SHALL BE lt t · RADIUS MAX.
3. REFER TO CIVIL EHG INEER FOR PI.VIHG DEPTH. REINFORCEMENT, AND Bl.SE REOUIREMEHTS FOR VEHICULI.R AREI.S.
t. IN ABSENCE OF GEDTECHHICAL REPORT, ASSUME:
t.l. 13 REBAR AT u· O.C. EACH WAY
t.2. MOISTURE CONDITION SUBGRAOE ABOVE OPTIMAL AND COMPACT TO !S1RELI.TIVE DENSITY
@ EXPANSIONJOINT,SEEENLARGEMENT EXPANSION JOINT ENLARGEMENT SCALE:I · =I ·
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FOR VEHICULAR. REFER TO CI VIL
THICKENED EDGE
1. CONCRETE PAVING
TYPICAL
CONDITION
1X ENLARGEMENT
@
SE CTION ADJA CENT TO
PLANTING AREA
3. WOOD DECKING
SECTION ADJACENT
TD LAWN AREA
cp
SE CTI ON AD JACENT
TO DEC K STEP
©
SAWCUT
JOINT
EXPANSION JOIHT HIDDEN EXPANSION JOINT
©
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(D HIDDEN METAL FASTENING SYSTEM, MANUFACTURER SUPPLIED @ COMPACTED SUBGRADE PER GEOTECHN ICAL REPORT (D IX6' PT JOIST, Ii" DC CENTER @ AREA ATRIUM DRAIN, CONNECT TO STORM. SEE CIVIL @ I.NCHORBOLTPER STRUC TURAL
VERTICAL SURFACE
COHDTIOH
SCALE: 1 1/2" = 1 '-0"
© t· WIDE CONCRETE RETAINING WALL .I.T PERIMETER WITH U REBAR VERTICAL AHO HORIZOHHL • 11· DC. FOR SMI.LLER DECK PLATFORMS.
USE DETAIL Ull.lD FOR RETAINING WALLS LESS THAN lll"
(D JDIST HI.HGER
@ LIQUID APPLIED WATERPROOFING COATING OH REHINIHG SIDE @ ADJACENT CONCRETE PAYERS, SEE PLAN FOR TYPE
© INTERMEDIATE FOOTINGS, 12" OJA, II" DEEP, AHO JOINT HI.NGER @ ~~¥~~~:LSUNK SS SCREW WITH PLUG • Ii" QC, TO MATCH DECKING @) GALVFI.STEHERS
© Ill" CORTEH I.NGLEt FASCIA PLATE AROUND ENTIRE DECK PERIMETER @
cp
@ ADJACENT LAWN AREA
@ AOJACENTPL.I.HTING.I.REA
@ MULCH PER PLAN
@ 11'" CORTEH STEP RISER FASCIA PLATE
@ CONCRETESTEPBASE.I.SPARTOFTHEPERIMETERWALL
SECTION AD JAC ENT
TO PAVER S
SCALE: 1 1/2" = 1'-0"
(i) STONE Pl.YING, SEE SPECIFICHIONS 0 JOINT SEALANT, COLOR TO MATCH ® STONE 0 11'' GROUT JOINT, SEE SPECIFICATIONS © BACKER ROD @
0 THICK-SET MORTAR SETTING SEO AHO © lt t· FOAM EXPANSION JOINT ® BONOIHG AGE NT, SEE SPECIFICATIONS 0 CONCRETE SUB·SLAB ® AOJI.CEHT WALL
© 13 REBAR• II" O.C. EACH WAY @ COMPACTED SUBGR.I.OE
© U X 10 · SLIP DOWELS• Iz· O.C. ® FINISH SURFACE FOR MULCH.PER PLAHS
AND SPECIFICATIONS
2. STONE PAVING
4. DECK STEPS AND PLATFORM
FINISH GRADE AT PLANTING
FINISH SURFACE AT HARDSCAPE
THICKENED EDGE
SCALE: 1 1/2" = 1 '-0"
0 WEATHERING STEELWALLPER(l ll.lO
G) WOOODECKPER)1L1.1
G)woODSTEPPEll l!ll.1
0 WEHHERIHGSTEELPLAHTEl!SPEl!2lll.l2 I Ull.lD
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SCALE: 1/4" = 1'-0"
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OATE ISS\A::NOTE
HARDSCAPE
DETAILS
L 1.7
CD ~~i~ENED COtlCRETE PAVING TYPE ANO FINISH PER
(D t:~~~~I~~~ ~;~otPOSEO GRANITE PAVING, REFER TO
0 ~~it~~~ :~~~TJ~~ ~;~~ I;iif 1~\~HaSEZ0°: f~J~g~~~ FINISH SURFACE OR HEADER 0 ~:~~~lOGWG FOR OH GRADE CONDITIONS. REFER TO
® ~t~~~N~~ c:iJ~~ FOR Otl STRUCTURE CONDITIONS,
© GEOTEXTILE PER SPECIFICATIONS
G) COMPACTED SUBGRAOE AND BASE REOUJREMENTS PER
GEOTECHiHCAL REPORT
© AHEHOEO SOIL PER SPEC!FJCATJONS
© l' MINIMUM CRUSHED ROCK PER GEOTECHNJCAL REPORT
@ l" THICK LAYER OF CUSS II AGGREGATE BASE FOR
PEOESTR!AH APPL!CATIOHS, MOISTURE CONOJTJONEO
ANO COMPACTED - VERIFY WITH GEOTECHtl!CAL SOILS
REPORT.
NOTES:
!. EDGING: 16. SECTIONS DOUBLE STAKED AT
OVERLAP JOINTS.
2. Hl AB SEN Ct OF G£0T£CHHICAL R£PORT, MOISTURE
CONO!TJON SUBGRADE ABOVE OPTIMUM AND
RECOMPACT TO 9St REUTJVE DEN SJ TY.
1. DG PAVING AND METAL EDGING
SECTION• CONCRETE ON GRADE
cp
I
I
I G)
SECTION I PLAHTltlG ON GRADE
SECTI0/1 t PUtHHIG OIi STRUCTURE
SCALE: 11/2" = 1'·0" 2. CONCRETE PAVERS TYPE 1
CD ADJACENT PAVING PER PUN
G) CRUSHED AGGREGATE PER SPECIFICATIONS:
TOP OF MULCH SHALL BE BETWEEN 111· ANO
112· BELOW ADJACENT FIIIISH SURFACE OR
HEADER
(D FJHJSH GRADE IU PLANTING AREA
H• CRUSHED GRAVEL MULCH
0 M" GALVAtHZEO STEEL EDGING, 5· PANELS.
0 z·x2·x11i· GALVANJZEO STEEL ANGLE CLIP, WELDED
I ~~HETDE~~~1: ~~ ~~·nfTRi~~ tt.:~CoTf/gftAi;:t:~r 0 METAL HEADER TOP oF HEADl:R ro BE ± PANEL. I FLUSH WITH AciJACENT PAVING, TYPE PER LEGEND (D 111 u x 1e-LONG REBAR STAKE •EACH cup (D PUHTWG AREA AtlD GRAVEL MULCH © PUNTING AREA AND MULCH CD Flll!SH SURFACE OF PAVING
© ADJACENT SAND SET PAVERS PER PUN ~ COMPACTED SUBGRAOE AND BASE REOUJREMEIITS © COMPACTED AGGREGATE BASE. EXTEIIO o·-s· BEYOND ,L. PER GEOTECHtl!CAL REPORT ! EDGE OF PAVERS. CJ? AMENDED SOIL PER SPECIFJCATION
CD COMPACTED SUBGRAOE PER GEOTECHN{CAL REPORT © 16 LONG STEEL TAPERED T ES 8 HE OER T H~NUFACTURER, HATCH Flt!~~ OF HYEAD:R: SPACED
©-; AMENDED SOJL PER SPECIFICATION I J,PPROX. 30" o.c.
+
f NOTES: + //OTES:
L CONTRACTOR TO PROVIDE SHOP DRAWI/IGS OF STEEL EDGING \ !. 15· SECTIONS DOUBLE ST.I.KEO AT OVERLAP f i~~~~~~~~ ~~~~Rs~~EF~;~l~~it~~: TO LANDSCAPE t 2. t~1:BTsSENCE OF GEOTECHll!CAL REPORT.
APPLY GALVAtllZEO PAINT TO All FIELD WELDS. T HOJSTURE CONDITION SUBGRAOE ABOVE m ABSEllCE OF GEOTECHNICAL REPORT, MOISTURE I OPTIMUH AHO RECOHPACT TO SSs RELATIVE ~o,t~~{~~'i'/EU~~:;?TE/BOVE OPTIMAL ANO RECOHPACT TO + DE/ISITY.
CD AMENDED SOIL PER SPECS.
CD COMPACTED SUBGRADE ANO BASE
REDU!REMENTS PER GEOTECHIHCAL REPORT
© Fil TER FABRIC PER SPEClFICATIONS.
CONTRACTOR MH JI/STALL BASE LA YER OF
HATCHING 31t· OR SMALLER GRAVEL MULCH
IN LIEU OF FILTER FABRIC
31A" CRUSHED GRAVEL MULCH
+
1/0TE:
!. All PLANTING AREAS WITHOUT
AGGREGATE MULCH TO RECEIVE 3" OF
BARK MULCH, SEE PLANTING DETAILS
2. IN ABSENCE OF GEOTECHll!CAL REPORT,
MOISTURE CONDITION SUBGRAOE ABOVE
OPTIMUM AND RECOHPACT TO 95t
RELATIVE OE/ISITY
0 I
BARK HULCH
SCALE: 1 1/2" = 1 '-0"
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L 1.9
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® ~~I~Hl~~ ~Cffi~~ ~~:~:J~RE ANO
CONTINUOUSLY ANO CiRIND 51100TH. CAP
ENDS. VEJIIFY NOTCHOINENSIONSW t
MANUFACTURER TO ENSURE A FLUSH
CONDITION.
NOTES :
STRUCTURAL ENGINEER TO CONFIRM ALL
STRUCTUIIAL NENBEkS AND PROVIDE
FOOTI NG DESIGN
»NDEPICTEOWATER FEATURES OR
FOUllfAJNS ARE HO LONGER PART Of THE ORP
SCOPE. PRIORDRPSUaMITTALSINCLUDED
WATER FEATURES, BUT TM:-Y HAVE BEi:N
REMOVED
SCALE: 1/4" = 1'-0'
SCALE: 1 1/2" = 1'-0"
@ tl2" A511 STL PL. WELD TO POST
@IH"A511STLPL, WELDTOPOST
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SURFACEISSANBU STEDFORUNIFDRM
APPEARANCE.
@ aASECOURSEPER GEOTECH
© uoUIO APPLIEOWATERPROOFING
NOTES,
I. CONTRACTOR TO PROVIDE MOCK•UP
AN D SHOP DRAWING Of COR·TEN
STEEL WALLS.INCLUDING PLAN.
FOOTINGLOC ATION,SIZEAICO ALL
FASTENERDEHILSTOL 4NOSCAPE
ARCHITEC T PR/OIi TO FABRiCATiON.
2. COR·TENPANELSSH ALLBEl"•l" OC
MAX, EOUALLYSPACEOOlfLENGTH
Of WALL.
0 STON E VENEER WALL, RE FER TO LEGEND FOR TYPE
@ RAKED MORTAR JOINTS. NATURAL GRAY
111· MIN . TO 311· MAX. WIDTH .
'k-=-----,._,..."""- ;'.:IZclq_~~jz~z _;IJ __,i:;-_ -_-_-_-_-_-_-_-:::'.., (v PLANTING BACKFILL PER 08G RECOMMENDATION '° G) ROUGH STONE IN PLANTING AREA
SECTION
SECTION
_.--t-·...,._.:..,1:_r-1-------1.
,, EXTEND 3-6. BEYOND
STONE WALL BOTH DIRECTIONS
12• OR 24"
t,REfER TO PLAHt,
1 l
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STONE WALL, BOTH OIRECTIONS
3. STACKED STONE WALL TYPES 1 AND 2
(v ADJAC ENT CONCRETE WALKWAY
© 311· CRUSHED ROCK BACKFILL
0 COMPACTED SUBGRAOE PER SOILS REPORT
© 6" CONCRETE BLOCK, GROUT SOLID ALL CELLS
(v NO. I REBAR HOR. CONT ., J· CLEAR
@)NO. A REBAR VERT. AT 31" O.C. !ALTERNATE BENOS I.
@ STAINLESS STEEL WALL TIES AT 16 " O.C.
@ P.1.P . CONCRETE FOOTING ANO REINFORCEMENT PER
STRUCTURAL ENGINEER
@ WATERPROOFING
NOTE •
SEE PLAN FOR WALL LENGTH
CD ~~EwRi~;Lsg;KA~~ ~~~f:~lti1:it85 WALL .
0 ~~E~~AEL \T:~~~~ ~~~SEESLTEOON~IOsgss WALL.
CD WOODOECKPER]l tl,l
G)woooSTEPPERJI LI.T
© ~ ~~~:ERINC. STEEL PLANTERS PER 21L l.l2 I
©c,I.P.CDNCRETE PAVERSPERZ,LI.I
NOTE.~ DEPICTED WATER FEATURES OR FOUHTAINS ARE NO
LOHGER PART OF THE DRP SCOPE. PRIOR ORP SU!IMITTALS
r.«:t.UOEDWATERFEATURES,BUTTI-1:YHAVE&c:ENREt.KM::D.
SCALE: 3/4" = 1 '-0"
CD ~:;;~;,~:fEt~E;,~ :,~~L ,~;~~;i~: .. 0 STO NEWALLPERJ1LI.IO NOTE: ,,..r, DEPK:TEO WATER FEATURES OR FOUHTAl~S ARE NO LONGER PART OF THE ORP SCOPE. PRIOR ORI' SU!MITTALS
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AS SHOWN
HARDSCAPE
DETAI LS
L 1.10
TYP
,,.
TYP
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--.
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3. STONE STEPS TYPE 2
5. CONCRETE COUNTER
0 ~!~~ic~fE ii~EHD
© ~!~~:c~~~Ec:G~~~
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0 i'i.Xot SLIP DOWELS •
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© iiirilo:BCRETE
(DEXPAHSIOHJOIHT@s!M.
@FINISH SURFACE
@ COMPACTED SUBGRAOE
SCALE: 1 1/2" = 1 '-0"
(DsrOHESTEPS,REFERTOLEGENO
@ WllOOOElil< PERJ llJ
© W00D(UPPltlll•~I?
(D GPAVIHGAHDMEULEDGI HGPE:R IILJ.I
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SCALE: NTS
SCALE: NTS
2. FENCE AND GATE TYPE 1
4. GATE TYPE 4
6. CUSTOM SEATING CANTILEVERED FROM STONE WALL
G)1,i· x2 · FLATBA.RS,s·o.c.
G)coHTIHUOUSCOHCRETEFODTING
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0 ~~~l~fLS;~;llA~~ ~~7:;z:t~l~~;es WALL.
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DATE ISSUEHOTE
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01/181202-'
AS SHOWN
HARDSCAPE
DETAILS
L 1.11
1. FENCE TYPE 2 AND GATES TYPES 2 AND 3
CD I.5" X l.5"STl.lIHiLEPICKET,5" 0,C.
G)coNTJNUOUSCONCRETEFOOTING
G) r:t,i~T::~~ GI\~\ ~/~~~.R;N~~i· ;~c8/E~:.T:_-
O.C. INCLUOE GATE STOPPER, HE.I.VY OUTY HINGE
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RECOMMENDED BY MlNUF.I.CTURERI
CD CEOARSL.1.TS
NOTE :
FENCElNII G.I.TEFINISH : PEl!LEGENO
WOOO SL.1.TSFINISH=PEI! LEGENO
2. CUSTOM METAL PLANTERS
SCALE: NTS
CD :i~~~;:1~t ~::~~~\!IHER WALL PER AILI.II,
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HARDSCAPE
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L 1.13
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■
FXLuminaire
MP er 1 .n;,ee
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k1mfLigh1s
SCALE: NTS
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SCALE: NTS
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THAT 113 OF TOTAL BOULDER HEIGHT
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SURFACE FACES UP
0 FIHISHSURFI.CEPERPLAHS
FINISH GRI.DE
MULCHIHPUHTER AREA
0 0
0 !l'S1 COMPACTED SUBGRAOE H
BOULDER, ts1 CONPI.CTIDN IN
ADJACENT PLANTING AREAS, TYPICAL
NOTE :
I. LANDSCI.PEARCHITEC TTD
OBSERVE AHO APPROVE CORRECT
LOCATIONS OF BOULDERS PR IOR
TO IHSHLLA TIOM
FXLuminaire
VE i·f13ii,i iii 11.•-
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D,t,TE ISS\JENOTE
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HARDSCAPE
DETAILS
........ 15 1' 27
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1. SHADE STRUCTURE DOWN LIGHT
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SanDiego, CA92106
619-356-8582
I Dl/11111C1?• CITYM-$U9MITTAI..
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2 1%.0i/'2021 CHY M -SUll,IITTAI..
DATE IU IJENOTE
-AndrewHatch - AH
AS SHOWN
HARDSCAPE
DETAILS
L 1.15
DECLARATION OF RESPONSlBLE CHARGE
! am tammar with the requirements for landscape and irrigation plans contained in the Crty o! San Diego Water Efficient Landscape Regulations. ! understand that construction drawingsaretobepreparedincomp!juicewtthlhoseregu!ationsandthelarn!scape Manual l certify that the plans have been prepared imp!ementrng those regulations to pro\ldeefficientuseolwater
standards
HATCHWORKS STUDIO
3745Trudylane
San Diego, CA 92106
(704)%8-!)029
By ~'f:7' Dale 01/1712024
MIDR.H, RLA # ~ Exp: 04/30/2025
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!Estmaled Total Water USe
jETWU (Garien Per Ye!!f) Total
1shll:l m:il exceed MAWA below
A
Eto - Evnpotmnspirntlon rntc =
41 (wostofl•S)
47 (cost of 1·5)
17,028
92.8¾ OFMAWA
B
1 0 "" HW H1oh V.'ater Use Plant5
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Pinnt factors per V\IUCOLS IV Landscacpo Nbnuol; Not odjustod for onv1ronmonto1 exposure I
PLANTFACTOR HZ# PLANTTYPE IRRlGTtoNMETHOO
MEO CONSL~,t?TrVE TURF STREAMROTATOR
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iMED CONSUMPTIVE TREES ;suN
MED CONSut/FTrVE TREES
MAXIMUM APPLIED WATER APPLICATION (MAWA) Calculation:
1--~4•~, __ {(,62 X
Eto Const Total Landscape Area ETAF TotalSLA OR
1.6417
OR
71,517
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I an\ f•~ir 'llli1h !ht re~.nl!fll:1 for l111dsc~ •d pg.:ion pl•n ccr,t•td II lhl Cily of S.-i Oitgo W1t•Ef11cln L11idsc1pt Rt~«lon1, r 111dfltal'ldth1t con1truct101'1 drur.ng1 •• to bt prlfllllld in comphnce will!. th Ole IIQU!.tMI 11'\d th• L.-idlClflt Mtnull l c.-tWy at• tltt i:t1n1 ha'l't b• pr~nd i~.-nll'i11g t•ost r•Oti•ton1 to ~o'l'idettlcitatuuolw••
1 hS?by dtdart !kl! I am lht k.,Hcl drggl'I• ol wor1i: f« thi1 pro/tel tnd 11• I llnt 0:.C(ltd rttpond:lltin chugts 0* 1111 dts1ga 0I IIH projtcl U dti~td In StdiCll 6703 o: !ht 81;11ir1111 .,d Proleuio•• Codi llld thl dUii,t fl CMaliut w:tA ClltO standards
I u•d1utlnd tb• tilt Chtcl( ol pro,ect dnng:s and lptCd1c ons "1° lbt Cty ol SW! Ot!!gO is con!ri1Q to a ru11w olfy 1nd don not lllltVt mt, u !ht •cenud duii,itr ol wort ol myrespoosibilil:1esforpro1ectdesign
HATCHV,'ORKS STUDIO
3745Trudylane
San Diego, CA 92106
U04J gs~·s.,1029 ,,
By: ·~ / Date 01117/2024
ANDREWAfciiRLA # ~, Exp-04/3012025
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IRRIGATION NOTES,
CD ~~:,..J" ... ~~~~~~~Xl~~y ,A,JC 011-eR PCG fall~ ~X!!-1.AT.a.Y AS~.
GONTTt,•,c:rOR TO YERWT' !N-f'la..D,
~TATIC H,4,'lt!l't ~ Of' 60 P$!.
-sill!: L.OCATiot-1 A'C MATER!.-... O!" Pff'E Lltei ms !Nl"QR.~TlOH TO EIE ~ TO AS>-al!LTDRAl"'!iN6SJ
@ l~~""-~-t::,;ON ~ "6 LISTED IN n'E !AAISAT!ON U!6END, 120 VAC, POt'eR ~E FOR fXISTINO cot.~ SoHAU. et~ lN ~,".!-ICE l'ilTH LOCAL ccoe;,
@ ~T~~v::~~~~~~,.:~ne~1;:~
!Ml6ATION 01!'.>TR.IGT ~ ~~ l"I.MP, AND HOTIF"I' THE OrteR'!> ~ATIVE h'mi THE F!NOll6$, nE CCffi7'AC'taR 5HAU- 5TAl<E THE LOCATION OF TIE R..M"' FOR THE ~APE ARCHITEC-T'5 APF'fWVAI.. ~ TO COORD!NATI: nE PO¥'ER tilTH Tl-£ EU!CTRICAL ~iNE:eR. ALL !NSTAU.ATIONS TO ee: IH ACCORD~ WITH I.OC"-cooe;.
© ~:~~l=~~~~~~-;~~~VE~Trl!N -!M.16'ATICtt MAINLll'E. INSTALLED !1!>'-2-4' Fl'tOH fACe OF C""5, K,t,,LK OR KA,U.., -VAL.VE &Oxe!> TO el! !HSTAU...!;;O 12·-ie· ~ fAC,!; Of"~ OR~ "1C HI~ l"RC+1CA51./Al..5'16Ht~P~
-VAL.VE &OX L!P ~ AA!e "6 f0'.....L.Ct'6, ~ IN 1UtF AReA!>, T,'\N !N ROCK 1-U.CH OR Ph. AReA!> A-.0 el.ACK IN SARK 1-f..\.CH OR ~OV?:::!it ~. STAKE LOCATION OF ALL VAl..vt:5 f'C1t ~Al.. e,- C-N£1t.'$ ~TATIVE PRIOR TO lfiSTAU.ATICR (TYP. ;l,,U.. l.CCAT!CN'S)
@ ~~~~~.~:o~T~~~~OO~!~~ LOCATION. SE!'"AP.A'TE VAL.VE~ 8Y f'\OJ!'t FeT MIN. @ =·P~cct.•:z.ti:;:g~~.L~~~F.?;~~~fN~J
{J) ~=~~~~~~l~~ATic+I AATE,
@ =:~T;',-~~A~~Tril~X1MATELOCAT1CNAND!M$T~"'5
® =:1~1;;.':~~~~~~T1f:.1~~~~~oee l.WFCRl-'J...Y 9'Aee:> lb" TO ll!>" 0.C., !N 6R!P PA~ A'O/,::::,ft PAAAU...a. h'ITH T~
(AV6. APPLICATION
"6 ~-
RATE
sect.!Rf
• ."14 !Mr
l"llTH
TO
STAPL.E5
."12 In.mt')
,,, O.C. AND Pft.OVIDE: 2• TO -4' ~
@ ~~~~~=~t~~t ~~~~~~~~5' 10"
~
TO 12" O.C.. IN &RO PAT'l19W NO/OR P~ l'ilTH TOP~ "'5 5HOtt<. ri!TH STA"t..ES 5' 0.C. NO PROV!De -4• $OIL GOv??1{ TO AVOID DA'-!""6E i'ff!!N ~TlH6. Af'PL!CATION RATE • .b5 httY TO I.O t,vh,-)
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::ATnNANDStzE
NIL
POC ELEVATION
PRESSURE ZONE
STATC WATER PRESSURE
BOOSTED PRESSURE
MIN. PRESSURE REQUR:EO
\NO
178.00 FT
317.00 FT
60.19 PSI
25.00 PSI
78.05 PS!
15 GPM
POC EQUIPMENT
.75~ METER
1 BACKFLOW PREVENOON DEVICE
1 STRAINER
1 FLOW SENSOR
1 MASTER CONTROL VALVE
>-, ~r=o=rA~L~A~RE=A~s=E=s~v=Eo~11oc-;~r~.,-.=c,-no-p-,e-,)--~3~2.1=1=3~s=o~.F=T------i1;~s ~~~~EN/~~gTIONMANFOLD N-22
1" 5
N-21
r 11
N-23
1" 11
-
MAWA
ElWU
SAL
534,949 GAL/YR
495,205 GAL/YR
1 ¾-~
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/~•,i N-20 8
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LE6aO FOR Pfl!I" 5PECS. APPLICATION AATE • ."f"l Mr TO .<t2 ho+r) @ ~~!=~ ~~~~"'AHO~~. !N
~ ~ Tl-£ 5Y5~ ARE AAAAH6!:D AN:, ~ TO P1L"'V?::NT THE ~rrr OF 5Y5Tl:';M Pfl,.,l,JNAS-E TO THE LO¥CS-T LCC"1..ITT' Of' THE ZOI£. 1Hl!> 15 "CCOH'"LJSH:D H/TH Tl-£ t.!Se OF aecK. VAl..vt:5 1N5T~ i'(!"tHIN THE !),U!'t MAA!fCI.D Afe/OR AT THE ~~ !£AD, se"AA.ATION OF Tl-£: EX.W,'ST t-'.ANlf"O'...D. @., GteCK VAL.VE !N 11-UIT ~FOU,.
(8\, 5e'ARATION Cf' EXH~T MANlFOl.D,
@ ~~~~~~ ..... ~~~~~TI~-~";~~ 1-U.LA~LfteS CTT'f>J
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5T,.,TlCN f"LOr; q 6PM OR~ Dft!P ~TION INDICATOR ri!TH 6Ptt ~ZZL!; AT LATfRAl. a..o5 cm TE!"Hlii"'-l.. KAN!FO...DS
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M.IST Fla.D VER!f'Y AC1VAl.. l.CCATict6.
BOOSTER PUMP
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San Otego< CA 92106
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IRRIGATION PLAN
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DOMESTIC f'iATER IRRIGATION EQUIPMENT LEGEND
5'1-ilOL DESGRJPTION MAlt.!'ACll.RER I t-'OOa REMARKS
~ t-E1ER DOMESTIC ;-v.. TER HETER Bl' OTHERS. SEE PLANS FOR DlA6RAMATIC LOCATIONS OF ALL POINTS OF CONNECTION. EXISTJN6. SEE ALSO CIVIL DR.AY-IIN65 FOR EXACT SERVICE LINE LOCATIONS. (I) B.ACKFL~ PREVENTION DEVJGE !" i",!J..K!NS <ti5XLV5R REDUCED PRESWRE l" DEVICE INSTALL~ i'ilTH REDiJC.T!ON BUSH!N65 ON ! Rl!:>ERS.
TY!'E.
AJ.JTOMATIC HEATHER BAY'-1? RAINSIRD E5Pl2LXMEF Vi!TH 2 EXPANSION INSTALL APPROXIKATELY rf€RE SHOriN AND TO THE SATISFACTION OF DY't-lER'S REPRESENTATIVE. POrER © IRRIGATION CONTROLLER HODULE5 TO Be SUPPLIED BY THE OriNER.. 8 RAIN 5eNSoR (;-,jlREL.E55) RAINS!RDhR.2 INSTALL ON FASCIA BOARD OR FENCE RAIL. PROVIDE CLEAR VIEl-'i OF SKY. FINAL LOC.ATION OUT5IDE OF INFUJENCE OF OVERHEAD !RR.!6ATION.
® BOOSTER Pl.IMP BA~ ENS!Na:RED PUMPS PVHP A55EMBL Y WITH ALL REGU!RED CONTROLS. POYeR TO SE; PROVIDED BY OTHERS. SEE PUMP SEE DETAIL DRAY'i!NG FOR SPE:CS. SPEGIFICATIONS FOR CURRENT REG!.IJREMENTS AT VARIOUS VOLTA6E5. ® FRTILlZER INJECTOR EZ-FLO MODEL #EZ:001-CX Vi!TH GBV-900 PASSIVE TYPE. VENTURI DELIVERED. OR AS REGJIRED FOR PIPE SIZE. "' I" MASTER CONTROL VAL VE SUPERIOR 3.200 NOR.HALLY CLOSED CONTROL VALVE. INSTALL V'i!THIN STANDARD ReCTAN6ULAR VALVE BOX. ® F.LOii SENSOR I" CREATIVE SENSOR TECHNOL06Y TO BE INSTALLED WITHIN RAINSIRD VB-STDP AND VB-STD-61:;XT-B VALVE SOX DOr\NSTREAM OF TrlE BACKFLOW PREVENTION DEVICE. COMHJNICAT!ON TO CONTROJ...LER VIA PA!cs-E ELECTRIC Pil62D CABLE F-51-100 H!THIN I" SCH 40 PVC CONDUIT. ,t. PRESSURE REc.SUL.ATOR I~ ZURN/'f'i!LKINS 600 SERIES PRE55URE CONTRACTOR TO !NSTAU. PRf3SURE RE6lJLATOR DOY\NSTREAH OF THE PVMP, TO HITI6ATE THE PR-i=ssuRE REGUL.ATOR FLIJC-11.JAT!ONS OF THE FUMP, INSTAU. WITHIN A RECTAN6ULAR VALVE BOX AS PET AILED. 1-'Srt-eol TRADITIONAL CONTROL HIRE PAl6E ELECTRIC OR Ea.lAL COPPER, SINGLE CONDUCTOR, bOO VOLT ii!TH DIRECT BURIAL IHSUI..AT!ON. 14 Al-',$ M!NIMJM.
CONTROL l-'ilRE TO FOLL.OH IRR16ATION HAINLINE IN COMHON TRENCH ~ P055!6LE. rx, BAU. VALVE rilLKlNS e50-U SIZED EG!JAL TO PIPE' SIZE:. FOR HA1NL!NE AND MANIFOLD ISOLATION ON LINES 2-1/2" AND SMALL-~.
ON HAINLINE 1-1/4~ AND SMALLER
H05E BIBB CHAMPION 1-401 RISER AND HOSE 8166 ATTACHED TO 4"X4" REDl"OOD STAKE. ON SCH 00 RISER LOCATED Yi!THJN 6ARDEN AREA TO PROVIDE COVERAen: Jo'i!TH 25 FT' HOSE. s REf'-'.orE CONTROL VALVE RAINBIRD SIZE: AS s-HOi't-,1. REMOTE CONTROL VALVE FOR OVERHEAD SYSTEMS. INSTAW.. RCV ASSEHel..Y 1-'!!TH STATION HODEL PEseR-PRs-D I.D. TA6, LID COLOR TO eE GREEN IN TURF, TAN !N ROCK t-1.JLCH AND D.6. et.ACK lN 6.C.. OR BARK H..11...CH.
DRIP VALVE ASSEHeLY- RAINSIRD !00-DVF 1-'!ITH GKCHK-100 All EGV!PMENT TO BE SIZED AS NO'TED. INSTALL i"t!TH STATION !D TAG AND l-',ITH!N VALVE BOX AS FOL.LOWS l'e) REMOTE CONTROL VAL YE FOR FLOY'iS .2 TO 4 6PM
PRE-SET PRESSURE REP. VALVE, RAINS!RD !OO-Pe.56-R 111TH WITH 1~ Assa-eLY WITHIN STANDARD R.Ec.TAN6VLAR VALVE SOX.
Bs14• BASKET SCREEN FILTER, GKCHK-100
ISOLATION BALL VALVE. FOR FLOHS 4 TO 15 6PM LID COLOR TO BE 6REEN IN TURF, TAN IN ROCK H..11...c.H AND D.6. BLACK IN 6RetJNDCOVER OR 6ARK MJLCH. .,.YH>Ol DRIP START CONNECTION CONTRACTOR FAeRlCATED TRANSITION FROM PVC TO POLY DRIP LINES. AS DETAILED @ A1R / VACWM RELlE:F VALVE NETAFIK TL.AVRV INSTALL 1-'!ITHIN 6" ROUND VALVE BOX. INSTALL ON COM!'-'.ON POLY HAN!FOLD LOCATED AT Hl6HEST LOCAL EL.EV A TION APPROX I MA Ta. Y Y'f-lERE SHOHN.
® DRIP LINE FUJSH VALVE NET AF!H TLSOV HAf.lJAL 51-lJT-oFF VALVE Y'1!THIN ro· ROUND VALVE eox. INSTALL AT POLY LA~ END OR PVC EXH.AVST MANIFOLD APPROXIHATE:L Y ViHERE ~ AND CONSTRUCTED AS DETAILED. "' DRIP SYSTEM CHECK VAL VE 1-l.JNiER INDU$TR.lES iSF-iSM SPRING CHECK VALVE TO PREVENT LA~ LINE DRAINAGE. TO 6E USED 1-'!HERE OPERATIONAL. FLOYi !S TO LOY£R ELEVATION. INSTALL PVC JN!..ET 6YPA5S h!Tt!IN 10~ RCVND VAi VE eox. e DRIP SYSTEH CHECK VAL YE KB! KSC-1000-T 5¥i!N6 CHECK VALVE TO PREVENT LATERAL LINE DRAINA6f:. TO 6E USED v+ERE OPERATIONAL FLOW !S TO Hl6HER ELEVATION. INSTALL PVC INLET BYPASS hlTH!N 10" ROUND VALVE BOX.
POLYETHY ........ ,..,.,. DRIP LINE hlTH NETAFIH 11 Mt-1 TL.HCVXR!l-teo5 DRlPLINE Yi/ PRE-INSERTED U6 6PH EMITTERS o 1e~ O.C. FOR 5HRIJ:3S AND 6RO'JNDCOVER PLANTIN65, LINE - - ··- ~~~~=SYMBOL (BROh'N FOR USE hlTH P .r°'U SPACED 16" - !eH O.C.. SECURE DRIP LINE 1-",!TH STAPLES 5' O.C, INSTAJ.J.. Yi/ 4• MIN. COVER. ALL 'TUS!N6 Tn AF w,~ 1.,e-,-AFIM 11 MM 11.=r:c..- .,,,......,1,.,..:c,:. ·- Pot. YETHYLENE DRIP LINE Y'i!TH NET AFIH 11 HH TLHC.VXRb-1205 DR1PLINE Yi/ PRE-INSERTED O.b 6PH EMITTERS o 12u O.C. FOR 5HRIJBS AND 6ROUNDCOVER Pt..ANT1N6S, LINE - - PRE!NSERTED EMITTERS (BROHN FOR IJ5E Y'11TH P YU SPACED 10" - 12" O.C. SEc.URE DRIP LINE 1-',ITH STAPLES 5' O.C. IN5TALL Vi/ 4~ KIN. COVER. ALL TVS!N6 CURVED OR STRA!6HT SYMBOL TO BE YilTH ~AFIM l"T MM 1~.,- r=1•r,•nJ,e..,:. ---···-··- DRIP LINE FOR RAISED NETAFIM 12 KM TLEZ4-b05 DRIPLlNE Yi/ PRE-!NS;RTED 0.40 6PH EHITTER.5 o 6H O.C. DR!PEL!NE IN CONCENTRIC. RIN-SS FOR IRRl6ATION -- - ,.--.. ·-···- PLANTERS feROh'N FOR USe 1-'!ITH P J'iJ IN POTS. SECURE DRIP LIN:: 1-',ITH STAPLES. INSTALL Yi/ 2" M!NIMJH COYER. ALL ltJB!NG CONNECTIONS TO BE 1-'1 TH tJ;:TAFIM I" MM l'-""_.,T F!TTI ,.,,. .::.m= ,....,...All © DRIP OPERATION INDICATOR RAINBlRD RDl2 POP-I.IP BODY 1-',!TH INSTALL AT LEAST TriO Pf=R PRIP ZOHE, ONE NEAR THE REHOTE CONTROL VALVE AND OH:: AT THE DISTAL 6PH 6PFN-NOZZL.E. END NEAR THE FLU5H HAN!FOLD, INDICATORS TO BE VISIBLE FROH A PAVED SURFACE. ------- PVC MAINLINE PIPE PACIFIC PLASTICS 1~ - !1/2" "' PVC SCH 40; 2~-3•,. PVC CLASS 315. ALL FITT1N6S TO SE SC.H 00 PVC, DEEP SELLED. l-t/2" AND SMALLER OR EGUAL. SOL.VENT 1-"iELP JOINTS. (WHITE PVC PIPE FOR IJ5E Y"IITH POTABLE HATER) PVC LATERAL LINE PIPE' PACIFIC. PLASTICS CYCLE FLOY'i !-1/4~ AND SMALLER LATERAL LINES TO BE INSTALLED 1-',ITH PVC SCH 40 FlTT1N65 AS NOTE 1.5" ANP SMALLER OR EGIJAL. SOL \/ENT ~ .JOINTS. AND DETAILED. (Vi-;ITE PVC PIPE FOR IJ5E 1-ilTH POTASLE WATER) ------------- PVC SLEEVE PACIFIC PLASTICS PVC SCH 40, SIZED 2X SLEEVED PIPE OR V'i1RE 6!.JNDLE. CYCLE FLO¥'! Pot. YETHYLENE DRIP LINE NETAflM Ii MM Tl..HCVXR5-l205 DR!PL!NE Yi/ PRE:-!NSERTED .55 6PH EHITTERS o !2' O.C. FOR TURF PLANTlN6S L.INE SPACED 10" - 12H O.C.
G rJ~~~~~l~~S SECURE DRIP LINE Vi!TH STAPLES 5' O.C. INSTALL 1-i/ 4~ MIN, COVER. ALL TU9IN5 CONNECTIONS TO BE Yi!TH (BROHN FOR USE ii!TH P J'iJ u,,e~~""''-· 1"11-M-'1 ,._=.,,,.,,,...,,,.......,,,_,..,,c,e 0 MICRO$PRAY 6" POP-tJF' RA!N:BIRD lf>Ob HITH 5G-5ER!ES NOZZLE !NS.TALL 2 UNITS PER EACH NEr'l TREE AND -4 UNITS PER EACH EX!STIN6 TREE. SEE DETAIL. FOR ADO!T!ONAL HATER ON TREES IRRl&ATION SPRINKLER HEAD LE&END
"60 -~210-d!O_=: ~- """'· 960
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MOZ. ?· 1-210-4~ ·~- DETAIL -:210-210- DESCR!PTlON HANJJFAC'TVRER / MODEL. ""' """· 10-211'1 ,- ryo ,~ = = - =· -T 0 HJNTER IND. PR05-06-PR530-C.V 1-i/ MPeoG ' 6'-e' Ohl o.es 0.59 O.li s e e bu POP IJP V'i!TH STREAM ROT ATOR NOZZ AND VARlABL.E ARC. NOZZLE AS FOLLOViS, 90 SERIES 't0-210 "60 & HJNTER IND. PROS-Ob-PRS-30-C.V r"Y MPJOOO eo 8'-13' O.b't 0.4.e 0.40 0.94 0.!1 O.li s bu POP IJP h!TH STREAM ROTATOR NOZZ AND VARIABLE: ARC NOZZLE AS FOL.LOYe, SERIES cto- 210, 210- 210, 360 :i) HJNTER IND, PR05-06-PR530-C.V Yi/ MP2000 90 13'-!'t' 1.2e o.qs o.-is 0.64 o.se s b~ POP IJP V'ilTH STREAM ROTATOR NOZZ AND VARIABLE ARC NOZZLE AS Fou.ot'/5, SERIES 'tO- 210, 210 "60 @ HJNTieR I CV Yilt-'IPSOOO
® bu POP IJP ri!TH STREAM ROTATOR NOZZ AND VARI AS FOLLot'IS, 90 'tO- 210, 20'-27' S.!5 2,Si 1-"4 1.58 0.16 s SERIES !:?* POP IJP HlTH STREAM ROT ATOR HJNTER IND. PR05-l2-PR530-CV r"Y t-'!Pe-OO 90 6'-8" 0.06 0.35 0.39 O.!i s e 0 e NOZZ. AND VARIABLE ARC NOZZLE A5 FOLl.Or'iS: SERIES qo- 210, 360 @ !2u POP IJP l"ilTH STREAM ROTATOR HJNTER IND. PROS-12-PRS30-CV WI MPIOOO 90 e·-1s· O.bC, 0.48 0.40 0.94 O.l"T O.!i s NOZZ. AND VARIAS!_E ARC- NOZZLE AS FOLL.OWS: SERIES qo- 210. 210- 210, "60 @ 12~ POP UP Y'11TH STREAM ROT ATOR HJNTER IND, PROS-12-PR.530-C.V Yi/ MP2000 30 !3'-lq' 1.2e o.q5 o.-is 0.64 o.se s NOZZ. AND VARJAE-LE ARC- NOZZLE AS FOLLOY'IS, SERIES cto- 210. 210- 210, "60 @ 12~ POP UP H1TH STREAM ROTATOR HJNTER IND. PROS-l:2-PRS30-CV Yi/ M?SOOO 90 20'-27' 2,31 1.e4 I.Sb O,ib s NOZZ. AND VARIASJ-E ARC- NOZZLE AS FOW.Or'iS, 3.15 SERIES <TO- 210, 210- 270 SbO <il e HEAP ON RISER 1-ilTH STREAM H.JNTER IND. PROS-00~-0-CV Yi/ MPOOO 90 6'-8' 0.66 0.35 o.ssl 0.1; s e <il ROT ATOR NOZZ. AND VAR!ABL.E A.'<C NOZZLE AS FOW.Or'iS, SERIES <:to- 210, e.t>o @ @ @ ® 1-e.AD ON RISER 1-'11TH STREAK HJNTER IND. PROS-o-O-PR.530-C.V r"Y f-1Pl000 90 e'-!S' O.b't 0.4E> 0.40 0.54 OJ1 0.11 s 0 ROT ATOR NOZZ. AND VARIABLE ARC NOZZLE AS FOLLOY'IS, SERIES cto- 210, 210- 210, "60 @ @ @ 1-e.AD ON RISER 1-'!!TH STREAM HJNTE~O-PR.530-CV WI MP'.2000 13'-!Cl' 0.Ci5 o.-is O.b4 o.se, s @ ROT ATOR NOZZ. AND NOZZLE AS FOLLot'IS, 90 1.2e SERIES "10- 360 ® @ @ HEAD ON RISER t'i!TH 5TREAH ~t;~AM'A£l~~¥'~V~~ 90 20'-2i' 5.15 2.97 1.1>4 1.58 0.76 s RO'T ATOR NOZZ. cto- 210, 210- 210. 9-bo SERIES Novak R,:zu;len,;e * POC ••1" ~ C<>ntn;,lle-r ~N~
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IRRIGATION NOTES
THE PRO.JECT
I. lRRl6ATlON SYSTEHS DE5CR!EED 6Y THESE PLANS ARE FOR THE 51JPPORT OF EROSION CONTROL AND DECORATIVE LANDSCAPE PLANTINGS. SEPARATE !RR.!5ATION SYSTEMS DE¾RleED BY THESE PLANS ARE INTI:NDED FOR lJ5E OF DOMESTIC elATER. ALL SYSTEMS SHALL 6E INSTALLED AGGORDINS TO THE
RULES AND REGULATIONS OF THE CITY OF SAN DIEGO AND THE SANTA FE IRRIGATION DISTRICT.
2. THIS 15 A REFURBISHMENT PROJECT l"iHIGH lilLL REQUIRE AN INTERFACE HITH CONDITIONS OF EXISTING IRRIGATION EQUIPMENT. THE CONTRACTOR t-1.JST BE AV'iARE OF THE NATURE OF RETROFIT ViORK., THAT UNDERGROUND PIPE, ti!RE AND OTHER EQUIPMENT IS OF UNKNOliN a>NDITION, SIZE, ARRANGEMENT OR EXISTEN<OE.
3. THESE PLANS ARE PRODUCED lilTHOUT AGnJAL AS-BUILT INFORMATION AND EXACT LOCATION OF CONN!:CTIONS TO EXISTING- EQUIPMENT ARE UNKNO;.-.t,l.
LOCATIONS AND ARRANGEMENT OF ALL EQUIPMENT ARE APPROXIMATE AND/OR CONCEPTIJAL. ALL PIPE AND CONTROL HIRE CONNECTIONS SHOr"'l'N ON THE PLAN ARE DIAGRAMMATIC. THE CONTRACTOR SHALL 6E RESPO"'S!BLE FOR LOCATING POINTS OF CONN=CTION TO EX15TIN6 HATER METER. THE CONTRACTOR SHALL
STAKE THESE LOCATIONS, INTENDED ROUTING OF MAINLINE AND CONTROL HIRE AND LOCATION OF INTENDED R.CV INSTALLATIONS FOR APPROVAL OF T'riE LANDSCAPE ARCHITECT HHIGH HtJST BE OBTAINED BEFORE PROGEEDINS lilTH INSTALLATIONS.
4. THE CONTRACTOR SHALL 6E RESPONSIBLE FOR ANY AND ALL
RECONNAISSANCE riORK REQUIRED TO COMPLETE THE INTENT OF THE DRN'ilNGS.
TO INTERFACE V'i!TH ALL EXISTING CONDITIONS THE CONTRACTOR MUST BECOME VERY FAMILIAR V'i!TH THESE COND!TlON5. THE CONTRACTOR SHALL COORDINATE ALL HORK AFFECTED BY EXISTING CONDITIONS lilTH APPROPRIATE ON-SITE LANDSCAPE HAINTENAN<OE PERSONNEL.
S. THE CONTRACTOR SHALL 6E RESPONSIEI..E FOR PROTECTION AND
MAINTENANCE OF EXISTING LANDSCAPE AND IRRIGATION EQUIPMENT OUTSIDE LIHITS-OF-ViORK BUT AFFECTED BY THE SCOPE OF THIS PROJECT. THIS MAY IN<OLJJDE ElUT NOT 6E LIMITED TO,
*TEMPORARY CONNECTIONS AND SYPASS LINES TO AVOID AREAS OF DEMOLITION AND CONSTRUCTION.
*REPAIR AND/OR REPLACEMENT OF DAMAGED PLANTING> AND/OR IRRIGATION EQUIPMENT.
*HAN.JAL AND/OR HAND riATERIN6 LANDSCAPE AREAS LEFT TEMPORARILY H!THOUT AUTOMATIC !RR16ATION.
THE CONTRACTOR SHALL COORDINATE ALL HORK AFFECTED BY TEMPORARY INTERRUPTIONS OF HATER SERVICE Y'tlTH APPROPRIATE ON-SITE PERSONNEL
6. THE CONTRACTOR SHALL OBTAIN 517JDY AND COORDINATE ALL PERTINENT
ENGINEERING AND/OR ARCHITECTURAL PLANS AND SPECIFICATION AND COORDINATE HITH THE V'IORK DESCRIBED BY THESE PLANS.
"l. ALL IRRIGATION 5YSTEH5 FOR THE GENERAL LAND¾APE lilTHIN THE LIMITS OF THIS PROJECT ARE TO eE CONNECTED TO A P.O.C. INTENDED FOR USE OF DOMESTIC HATER. USE OF DOl'-1E:5T!C HATER FOR LANDSCAPE IRRIGATION REQUIRES SPECIFIC ATTENTION FOR THE PROTECTION OF THIS RESOURC,E. ALL INSTALLATIONS SHALL BE ACCOR.DING TO RULES AND REGULATIONS OF THE SERVING 1-iATER DISTRICT AND ALL OTHER CODES AND ORDINANCES AFFECTING CONSTRUCTION AND Y-IATER CONSERVATION.
V;ATER 50VRCE
L STATIC PRESSJRE OF POTABLE SYSTEMS 15 SASE ON !NFORl'-'IATION OBSERVED ON SITE 0.2/04/2021 AS FOLLOYiS,
POTABLE r'iATER - 60 PSI AT EXISTING POC.
2.THE IRRIGATION SYSTEM !5 DESIGNED TO OPERATE AT DYNAl'-'l!C. PRE55URES AS
FOLLOHS,
t-1./LTI-STREAM ROTATORS - :30 PSI AT THE NOZZl..E.
51J65URFACE DRIP - 30 PS! AT THE EHMITER.
REQUIRED DYNAMIC PRE55Ufi1.E:
POTABLE V'iATER POC, ii PS!
3, THE CONTRACTOR SHALL VERIFY HATER PRESSIJR.E BY DIRECT MEASUREMENT IN THE FIELD AND/OR CONTACTING THE RANCHO SANTA FE IRRIGATION DISTRICT. !F EXISTING PRE5SIJRE5 ARE NOT AS STATED ON THE PLANS THE CONTRACTOR
SHALL NOTIFY THE OHNERS' REPRESENTATIVE BEFORE AJRGHASE OF EQUIPMENT ANO/OR 6EG1NN!N6 INSTALLATION. PURCHASE OF EQUIPMENT AND ANY l"'STALLATION5 Y'tHEN EXISTING STATIC PRESSURE IS SELOV'i THAT STATED AeOVE SHALL BE THE SOLE RESPONSIBILITY OF THE <OONTRAGTOR.
4. IRRIGATION POINTS OF CONNECTION SHALL 6E DOr"'l'N STREAM OF NOTED
DEDICATED IRRIGATION CONNECTION SEPARATED FROM THE POTABLE HATER SOURC,E BY A REDUC,ED PRE5"'-JRE TYPE BAGKFLOli PREVENTION DEVICE. THIS DEVICE SHALL BE SHALL BE TESTED BY A PERSON CERTIFIED BY LOC.AL GOVERNING AGENCY. CERTIFICATION SHALL BE 5UeM!TTED TO THE OY'iNER OR AUTHORIZED OriNER REPRESENTATIVE AT THE CONCLIJS!ON OF CONTRACT.
CERT!F!C.AT!ON TO 6E HITHO!JT ADDITIONAL COST TO THE Ov-lNER.
L PLANS ARE DEVELOPED OVER BASE INFORMATION PROVIDED BY THE LANDSCAPE ARCHITECT. THIS INFORMATION AND ALL NEEDED UPDATES ARE THE RESPONSIBILITY OF THE PROVIDER.
2. IT !S THE RESPONSIBILITY OF THE LANDSGAPE CONTRACTOR TO ARRANGE
FOR AND SCHEDULE A PRE-CONSTRUCTION MEETING AND ADHERE TO THE
SPECIFICATIONS AND/OR STANDARD-OF-GARE REGARDING THE SCHEDULE OF SITE OBSERVATIONS.
9. UNOBSERV-cl), UNAPPROVED, INADEQUATE IN5TA-L.LATION5 ARE THE SOLE RESPONS!S!L!TY OF THE INSTALLING CONTRACTOR AND t"ilLL BE 5UBJECT TO REMOVAL AND RE!NSTALLATJON Y't1TH NEY'I MATERIAL AT NO ADDITIONAL COST TO THE SJILDER/Or"iN-"'R.
4. THE C.ONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM V'-«?RK DESCRIBED SY THESE PLANS eEFOR.E BEG!NN!NG YiORK.
VA1 VE CA! 1 ::CUT $X'.M001
~5TATION"-M3ER
VAL.VE SIZE ~Dl¾H5A. THE CONTRACTOR SHALL OBTAIN, SlVDY ALL PERTINENT ENGINEERING AND/OR ARCHITEC17JRAL PLANS AND SPECIFlC..ATION AND COORDINATE V'i!TH HORK DESCRIBED BY THESE PLA~'S. THE a>NTRAGTOR SHALL BE RESPONSIBLE FOR ANY AND ALL RECONNAISSANCE ~RK REQUIRED TO COMPLETE THE INTENT OF THE DRAHINSS. TO INTERFACE lilTH ALL EXISTING CONDITIONS THE CONTRACTOR HtJST 6Ea>ME VERY FAMILIAR lilTH THESE a>NDITIONS. ,ME CONTRACTOR SHALL COORDINATE ALL ViORK AFFECTED BY EX15TIN6 <OONDITION5 lilTH APPROPRIATE ON-SITE PERSONNEL.
55. a>NTRAGTOR SHALL VERIFY LOCATION OF ALL UNDERGROUND UTILITIES y,jlTH!N YiORK AREA PRIOR TO 5TART OF CONSTRUCTION. AT LEAST TViO
JAIORKING DAYS PRIOR TO EXCAVATION, THE CONTRACTOR SHALL REGVEST
MARKOUT OF UNDERGROUND UTILITIES BY CALLINS THE REGIONAL NOTIFICATION GENTER FOR AN INGIJIRY IDENTIFICATION NUMBER. THE <OONTRACTOR SHALL ALSO REFER TO ALL OTHER IMPROVEMENT PLANS FOR THIS PROJE<OT FOR UTILITY LOCATIONS.
6. THE CONTRACTOR SHALL NOT INSTALL THE IRRIGATION SYSTEM AS SHOl'iN ON THE PLANS HHEN !T 15 OBVIOUS THAT FIELD CONDITIONS SUCH AS OBSTR.Llc.T!ONS, DIFFER.ENC.ES IN GRADING OR, IN SIZE AND SHAPE OF T'riE PLANTED AREAS MAY NOT HAVE SEEN ACCOMMODATED IN THE ORIGINAL DESIGN. THE CONTRACTOR SHALL NOTIFY THE LAND¾APE AR<CHITEGT OF 5VGH GHANSE IN FIELD CONDITIONS. IF NOTIFICATION !5 NOT PERFORMED, THE CONTRACTOR SHALL BE Ft/LLY RESPONSIEI..E FOR THE INSTALLATION AND FOR ANY NEED OF 5VBSEGUENT REVISIOh'S.
;. ALL LOCAL, l-1JNIGIPAL AND STATE LAHS, RULES AND REGULATIONS GOVERNINS OR REI..ATINS TO ANY PORTION OF liORK DESCRIBED AND/OR DIRE<OTED BY THESE DRAlilNS5 ARE HEREBY INCORPORATED INTO AND HADE A PART OF THESE SPECIFICATIONS. THE CONTRACTOR SHALL PERFORM v-lORK
ACCORDING TO PROVISIONS OF ALL GOVERNINS LOCAL, MUNICIPAL AND STATE LAHS, RULES AND REGUL.ATIOh'S.
B. UNLESS OTHERfilSE SPECIFIED ON TnE PLANS,
• ALL LATERAL ENP RUNS ARE TO BE 3/4H
• ALL 5US-MAlN5 (NON-PRESSURE LINE CONNECTED DIRECTLY DOr"'l'NSTREAM OF THE REHO TE CONTROL VAL VEJ SHALL 6E ONE SIZE LARGER THAN THAT REMOTE CONTROL VALVE.
• MAINLINE ENP RUNS ARE TO SE I 1/2".
• ALL PIPE 5HALL BE DOJ<iN SIZED IN DIRECTION OF FLOl-i ONLY. • MAINLINE LOCATION SHALL e-E 12"-!.ei" BEHIND SIDEYiALKS, TOP OF SLOPES OR BROY'i DITCHES.
ct THE PLANS AND DRAHINGS ARE D!A6RAMMAT!C. THE ¾ALE OF THE PLANS SOMETll'-1E:5 MAKES IT NECESSARY TO SHOr"I IRRIGATION PIPELINES ~!THIN THE ElUILDINGS. elALKS OR OTHERfilSE OUTSIDE OF THE PLANTINS AREAS. THIS IS ONLY FOR CLARITY OF THE PLANS. ALL. IRRIGATION EQUIPMENT SHALL eE INSTALLED IN PLANTER AREAS Y'IHEREVER P05SlBL.E. !N THE FOLLO~!NG PLANS THE IRRIGATION HAINLINE 15 OFTEN SHOliN lilTHIN THE PLAN VIEli OF SIDE"ALKS, STREETS, DRIVES OR EVILDINGS. GENERA.LL Y THE HAINLINE 15 SHOHN ON THESE PLANS INDICATES AN EXISTINS LINE TO 6E PROTECTED IN PLACE FOR CONTINUED USE. REt-1-0TE CONTROL VALVE SHOY-IN ARE TO SE INSTALLED IN PLACE OF THE EXISTING VALVE. THERE 15 NO INTENTION OR DIRECTION V'IITH!N THESE PLANS TO IN<'.OLUDE THE INSTALLATION OF NEH HAINLINE. IF NEli HAINLINE NEEDS TO BE INSTALLED TO PROV!Vi= A VALVE AT A DIFFERENT LOCATION OR, FOR ANY OTHER REASON, THE FOLLOlilNG GUIDELINE ARE PROVIDED,
• 12" TO !e" FROM FACE OF Y-IALKV'IAY OR MAINTENANCE PATH OR DRIVE. • 4e" BACK FROM THE TOP OF SLOPE
• 24" SACK FROM TOE OF SLOPE.
10. ALL PIPE LINES AND CONTROL r"IIRE CONDUIT CROSS1N-S UNDER NEV'i PAVING SHALL BE SLEEVED. SLEEVES SHALL BE PVC SCH 40 PIPE V'ilTH BELLED ENDS AND SHALL BE TViO TIMES THE DIAMETER OF THE SLEEVED PIPE OR HIRE CONDUIT (2H MlNIHUM) OR SIZED AS SHOJ<iN ON THE PLANS. CONTROL ¥'\!RE TO eE SLEEVED SEPARATELY FROH PIPE.
IL IN THE INTEREST OF 1",ATER CONSERVATION, PUBLIC SAFETY OVER-SPRAY AND/OR RUN-OFf" 15 NOT ACCEPTABLE. THE CONTRACTOR SHALL ADJJ5T SPRINKLER HEAD SPACING, NOZZLES, RA1?l!J5-0F-THROU6H, ARC OF COVERAGE,
OPERATING- PRESSURES TO PREVENT OVER-SPRAY BEYOND INTENDED AREAS OF COVERAGE.
CONTROL5
I. SYSTEMS OF THIS PRO-tECT VilLL. SE CONTROLLED SY A SHART IRRIGATION CONTROLLER CAPABLE OF ETo BASED SCHEDULING. THE CONTRACTOR SHALL.
CONTACT RAINBIRD FOR SITE SPECIFIC TECHNICAL ASSIST ANGE AND FINAL SPECIFICATION OF THE CONTROLLER. CONTRACTOR SHALL EXERCISE STRICT COMPLIANCE Y-IITH THE MANUFAC17JRER5' INSTRUCTIONS FOR INSTALLATION AND GROUNDINS.
RAINSIRD - (BOO) "124-624"1
2. TO PREVENT UNNECESSARY IRRIGATION, RAIN 5ENS1NG DEVICES ARE USED TO INTERRUPT SCHEDULED !RR!GATION EVENTS UPON HEAStJREHENT OF 5UB5TANTIAL RAINFALL.
THE CONTROLLER IS AN OUTDOOR liALL MOUNTED UNIT. THIS HORK lilLL IN<OLUDE
THE REMOVAL OF EXISTING CONTROLLERS TO THE SATISFACTION OF THE OV'iNER'5 REPRESENTATIVE. THE ELECTRICAL POY\ER TO THE CONTROLLER AT THE DESIGNATED LOCATION SHALL BE COORDINATED H!TH THE ELECTRIC.AL CONTRACTOR.
DRIP IRRIGATION
L IN THE INTEREST OF YiATER CONSERVATION, PV6-L!C SAFET'T'" AND THE STRICT
CONTROL OF RECYCLED HATER APPLICATION, DRIP IRRIGATION METHC)DS AND TEC.HNIGJES ARE EMPLOYED PREDOMINANTLY ON THIS PROJECT. THE CONTRACTOR t-1.JST BE QUALIFIED TO INSTALL DRIP IRRIGATION EOJIPMENT AND t-1.JST ARRANGE AND SCHEDUt.E A FRE-C.ONSTR!JCT!ON MEETING V"ilTH SOTH THE LANDSCAPE ARCH!TEC.T AND THE DRIP EGUIPHENT HANUFAC17JRER (NETAF!H USA) PRIOR TO ANY 1N5TALLATJOh'5.
2. THE CONTRACTOR SHALL PRACTICE CAUTION HHEN INST ALLING DRIP IRRIGATION EQU!PHENT. ALL MANUFACTURERS !LUJSTRATIONS, D!RECT!ONS, INSTRUCTIONS, RECOMt--:ENDAT!ONS, Y{RITTEN LITERATURE AND VIDEO TAPE ILLIJSTRATIONS SHALL 6E FOLLOY\ED.
3. PVC SHAVINGS AND SUR.RS H!LL NOT BE TOLERATED IN THE SYSTEM. ALL PVC. PIPE SHALL BE CUT Y-IITH THE APPROPRIATE PVC PIPE CUTTERS. USE OF ANY TYPE OF SAl-i FOR CUTTING PVC PIPE 15 NOT ACCEPTABLE. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL DESRl5 INTRODJCED INTO T:-!E SYSTEM DUR.ING CONSTRlJCTION AND 5{}9-SEGVENT MAINTENANCE PERIOD.
MEANS AND METHODS
IRRESPECTIVE OF ANY OTHER TERM !N THESE C.ONSTRUCT!ON DOCUMENTS, TriE IRRIGATION CON51JLTANT SHA.LL NOT CONTROL OR BE RESPONSIBLE FOR CONSTRUCTION l'-1E:ANS, METHODS, TECHNIGUE5, SCl-EDVLES, SEQJE:NCES OR PROc.El'.:?1.JRES, OR FOR COt-.'5TRUCT!ON SAFETY OR ANY OTHER RELA !i:;D PROGRAMS, OR FOR ANOTHER PARTIES' ERRORS OR OM!SS!ONS OR FOR ANOTHER PARTIES' FA!U.JRE TO COKPLETE THEIR Y-IORK OR SERVICES IN ACCORDANCE HITti IRR!6AT10N CONSULTANT'S DOCUMENTS.
PROJECT MAINTENANCE
A LACK OF MAINTENANCE OR IMPROPER MAINTENANCE IN AREAS SUCH AS OR ASSOCIATED Y-IITH, 6UT NOT L!H!TED TO, LANDSCAPE PLANT1NG, HARDSCAPE, LIGHTING, GRADING, DRAINAGE, HATER FEATURES, FURNISHINGS, AND IR.t:.!!GAT!ON OR Y-1.ATER MANAGEMENT Y'METHER ASSOCIATED Y-IITH THE PR.O..ECT OR NOT MAY RESULT IN DAMAGE TO PROPERTY OR PERSONS.
THE CONTRACTOR AC.KNOri!...EDGES AND AGREES THAT PROPER PROJECT MAINTENANCE 15 REQUIRED AFTER THE PROJECT 15 COMPLETE AND TO INFORM THE Ot"\1L.=f< OF HIS/HER SOLE RESPONSIBLE FOR THE RE5!JL TS OF ANY LACK OF MAINTENANCE OR IMPROPER MAINTENANcE.
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H/4" FOR Ft.Ort5 TO _::o 6P.H.
H/2" FOR FLOte TO ,0 6P .H.
D.~TOR A!-t, ISOLATION YAL\l'E 5HAU. ee: MA!NL.!t-e Sit?;. +-----xx·-----t-
"1-PVC!>CHWORCCPf'eR~T l"'e-<AL..E ;,.:;,~ ON 5ERV1a OR t"1'tl6ATION HA!N!.JIE.
10- eRA55 Ei.L - MA!HLltE S!Z!;.
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!S- PVC HA!HLI~ TO !RRl&ATION S'l'SreH.
14- l!HPIS~ OR COMP,'.C.~
"""""""' 15- STAJNl..55
5T'RON6 eox S"TE:'EL MODe1.
~
seec-xxss. lb- !2"•!2'xl2' COHCR!!TE 1HFWST et..OCK.
HO're,A. ~ ~ DeVICE ~"!" 5H,t,J.L el!: INSTALLED !N
~ANCE TO ~ft-.& COPeS ~ C'ftD!~.
B, t"«AP ~AGE MA55 P!P1N6 t'ilTH 10 H!LI.. IJPC l"'ll"'E 1-'«,t,P, C. PROV!De 6" C~ AU.~~. SLOPE TO ~!N .AJ'IA'T' AND
F!S!!,H YilTH !1<4" ROJN::l ~
D. BRA$ RI~ TO eE 5JZED Ea!JAL. TO M,l,,INL.!N 512:E.
E. AU. ~ TO BE <4U>-G;Wo0,
F, PROvlDe APfal.lAT?; ~ F0Ft !--'.A.!~. G BAC.KFLO~ PREVENTION DEVIC.E l
I
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I- CL.0$E-coJPI..EP CENTRJRJ6AL P\JMP,
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2- teMA 4X 51~ CONTROL f'"-"'El.
FOR ,&,UfOHATIG Of"BU,.TICN.
5- 5TAINL.f;$,$ 114 1UW 6AU. V.-.LVE
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b-~ 6~ 2 l/2' DJA!.., L!GIJ!D
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i- CONTRACTOR'S ~!elLITf TO
Pl'OY1Df: AU.. !lt-""T N-1P OUTL-"'T PlPIN6:
6- eR,'65 OR GAST IRON. l'f'tAP h!TH 20 Hf!..
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10- KA!N ~ CONDUIT.
11- !RRl6ATI0N ~ $!6HA!.. eote'tJ!T.
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20"D X ,O'L X ~::Z"H
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aJ!CK PAD !:W!"'ORT P,t.p - ~ 35"
x,o• 0 IRRl6ATION PRE55URE BOOSTER PUHP
!- 8AU.. V,&.J..VE HlTH IN1'E6RA!.. l.NlON.
:2- 13f{,>,.9., ~ION - V.-.LVE 5\ZE.
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6- PVC ~ MAIN - TY'P.
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6-CCNTROt. Hll'tes HITH 5,P,oJ!t?: STATION H1'te5
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4-""""'· ~ 5Pl...!CE - ~ OBY'. IF Re2.l!Re0-
HJ5T eE i1ITHIN VAL.YE OOX.
!O-VA!..YE BOX. YV 6Ra:N L-OG-K!N6 L.1P.
H-el't!GK Ol't. eLO"'...K ~ORTS -
lEA.Ccrue'R !2-PfA 6RAYa. S(JMP !I'~.
!,-ATF!Nl5H ~ IN TURI"', I' JN SHRLe AR1!!A
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HAND!..E TO i'\ITHlN b" OF FINISH 6RADE..
e. VALVE eox LID 5HALI.. ee: eRANOf'D TO !~PY' VAL.YE.
C. cc+mtCUl'!R ID.TM.
D. 5f"UG1'"6 H!TH Af'PFWYAL. Of' Oi'tER RU.
GBALL VALVE FOR HAINLINE ISOLATION
L _J L 'L _J
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71 INSCRT 'trE TWSTI?D Sf"L.la' INTO ne "Y"
l!I..EGTRICAL. Sf"'Rl~ COSHEC-TION N.D
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CLOCKN!:e Dllt.ECTION.
J- OiRECT Bl!RJAL JRRJ6AT10N CONTROL l'i!RE
2- lteUJ..ATION ,_ COPR!R COND\JC.TOR
SOL.ID ,r,.)C)JOR STRANDEP
HOT!!,
IN'$!!!'tT 'trE ~TOR INTO n£ 66..-f'!l..l.J;P DIRECT et.RY' $Pl.IQ: KIT, P1.1SH
~
P.-.ST niE LOCKl!',\$1"'1~ TO
cotff':'G.TOR l~OE 'T1.eE.
POSITION AU. TI£ HIRe!> ~ THE
DEPICATED !NSU..ATC>f'- GHAN!-el..5 AND
SNAP !N!:U.ATOR nee COVER~.
4- a.EGTRIC.-.L 5"t!N6 ~TOR
S- 6el.-FILl.ED CAPSl.U!.
6-~SPl..fc.E.
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12- PVC SCH t;O F&'>W:::: AP~.
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8.TO~'lltEAH5Y'5TE':l-!5'
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7 ~!N6 CCh\'eGTOR-'-lh'?: 5lZE
<!- ~ R!S..!E?" VAL.YE
lb- AT Flhl5H 6RAOE !N 7\.!RF, !" tN ~ AREA
!1-l!!-V15~ OR COHPACT?cP ~.
0FERTILIZER IN.JEC.TOR - PA551YE TYPE
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4- 1-V,TI!R !""ROOF comecTOftS.
S- PVC ~ MA!N Sllm Ea!J.-.L
TO 5e:N50R FOR ft..EGU!REP LENSTH,
6- Ft..EGIJlR?D Dl$T......-.cf' MtOM AA-,..
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b- PVC ~ KAIN 5121:0 PER FLAN.
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12- PE,&, 6fV-v'a. S(JMP 5' DEeP.
l~ .-.T FINISH GR.APE IN 1UltFi
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A. FOUOti HA'U"Af:.~ DIRECTIONS l"OR ~T lm.TAL.LATION.
8. HO SlZE OR Pi!lt!!:CTION ~ HITHiN IOx PIP!: DJA~ \.¥'S~AM Ate 5>< l"'IPE DIAM!:'!Tl!RDOt'N:S~Of"$EN50R.
C. cot+l.WCATION CAel.J'; SHAU.. ElE THO cot-lDJC,T01l, s+eJu,e::, c.-.e..e AE!' <t516-25F ~Tlott TO~~
D. ACCe55 5l.EeYE FLAJU!O-ovT TO SIT ON PVC~ P1PE.
E. ~I.D.TA6.
0 FLO~ 5EN50R
1-~CONi'ROL.VN..YE.
::z- PVC $Cf1 W VNION -VAL.VE S!ZE- h1TH 1te::'JC!N6 aJ$H/N6 IF Rf:Q'Jl'11£D. 3-w,,_TER?"ROOf" W.RE SPLICESH De,Y' OR eauAL..
4-VN..Y'E. eax H LOCK!SS- ~ 1-lD.
S- cot.'mD!.. h1R.."S-- STATION ANO COHHON.
6--PYC SC-HbO N\P"Pl.E ·T.O.E.-1-.A.R.
i- PVC SCH eo N1PP1..E -T.8..E.- LA~ b- PVC SCH PX) -45 D"'-6. ELL -TY'P. 2X. <I• PVC SCl-1 eo Te: OR EU.
ON 1-WNi.!NE OR i-t,&.N;l"OJ..D.
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!0- PVC PR!!-~ P1PE.
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12- PVC SCH -40 -45 c:!;6. a.L -T'T"P. 2X.
!5-- eRJGK OR CONCRETE 51JPFORT5-
0N!::: AT EACH~
14- PfA 6RAV!!L &.IMP,,•~ HlN.
t5- LN:)!$~/COM!"ACTEP ~.
16-- A.L'S.1 !N ~"', 1• IN~
Ii- Sf"~ STATION W.~ 1-0CPED INTO
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A. VN..VE eox L!D 5HAL.L ee ~'Ce AS 5HCt'lN !N VA!..\/'E. eox INSTALLATION ASP 1oe.11F!CAT10N PETAll- ORA>'i/'6. L.1D COLOft TO eE 6fU'::'EN !N 1\.lltl", TA'< IN RO"...K M!J..GH AN::> 0.6. eu,.c.K IN~ OR~ 1-U.CH.
6.com'RACTOR
~
SHALL !SCU!Pe A CHRl5T'f'S !R!'i.!6AT10N 1..0. TA& Jt,O!CATll-i6 .,l,,J,o !,TATION ~ TA6 ~AU.. eE ATTACH!;P TO VAL.VE
~eot..T.
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r1-HAS'TERCON'T'ROt-VAL..\l'E.
2-1-V,~ l"t'ftl;.Sf"l.JCE.
~ VALVE BOX K1.0CKJM6 ~ LID.
+-CONTl'WI.. Hi~- MCV STATION 11!1'?; ANO COMMON
5- PVC SCH eo t.N!OH -VAI..VE SlZEi11TH R!:'DOGIN6 eu5HIN6 !F f'Z-QUIRED, 6-- PVC 'SCH 60 N:f"R..e -T~ 1-..A.R '1- PVC SCH 60 NIPf't.f; -TeE.- LA.R. "'"'''"
6- PVC 5CH eo ~. Ei.L -T'(P -4X.
<I- PVG !,G.He,o FEMALE AO~.
!O- PVC ~ P1PE FOR MCV
11- BRICK OR CONCRETE 51.f"F'OftTSae AT EACH CCR."19t
!2- PEA 6AAVEJ.. S(JMP, ~• pee,,> M!N.
13-
1<4- FU15H
VNDl!>~/COMPACTED
IN TUW'. I" !N 6~
~
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e. CCSTRAGTOR
~
SHAU. lhlCl.liDE: A CHR1$TY''5 IRRl6ATICH !.D. TM !NDICATIN6 ANO 1-'.ASTE.R CONTROL VAL.VE. TAS SHAU. !le ATTACHED TO VAL.VE act-NET eot..T. C. HAINL.lNe fflOH TE.S,T STATION.
D.MAJNL.lNe TO M..0H ~
81--'-H"-A-"5"-'TE=R"-"'C"'O"-N'-'TR=O"'L~V-'-'-A~L~YE~------- L
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C,,,4.5-0!5$-.e..»0!'6Taaf:!>CH60~~~:::,f:,t,.ND!/CH~oert6~~ P.L.Ort f'l..OV'i ~_,..TOR TO fNC.UOf: t•,,e1<4• TT~ ct. eU!T AW CIJT1..eT.
E. !,lze' ~Y' ~16 TO l"LOW "'6 ~
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LO~ AND HEDIUl-1 FLO~ 5171.IATION5
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5-- fPVC SCH 00 Nlt"PI..?: - T.8.E.
b- PVC SCH eo ~ AOAf"l't:R
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!Z-AT F!Nls.-1 6'tAre fN 'TIAU', 1' IN 51-«1.e ~
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e. VAL.YE eox WD SHALL ee ~ TO !ParnF'f VAL.V'f.
c. UNION MC f"CMA!...E AD~ TO el! LIi£ 51Zl!D HlTH F.ee"JC!N6 e.JS+tlH65 A5 NEEPeD FOl't V.-.LYE S!ZE.
D. ~ RE61.!LATIH& VAL.VE $A1-E SIZE M 6-ATE VALVE;.
E:. fl!. H. HAR.~H& T>.6- PAS REQJ.P.et,.
8BALL VALVE ~ITH PRE55URE RE6ULATOR
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5- $A!O eeo::m..s-- OR Al"'1"'ROYEP NATIVE
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A. SEE ~!MGATIONS FOR APPROVED e.,t,.C.KF'IW.. AfC ~ Rl!GJ1~. e. ~ PlPf= !N Tl'te-lCH TO ,a.,J.J..0r; F01t. EXPAN5!0N A'O COt.i'l'V.cTION.
C. !AAJ.SATION l"!l"'E I-!~ 5i--lOt"t< PlMRAM:-!AT1CAI..J...Y'. f'1P£ ~AL.!.. BE 116TAU..E::) 12' 70 !b' ee:H:!-0 Yi"'U' OR.~.
D, ~ i't'RE A!O ~ TO MA1Nt.!!'E H1TH 6...ECTRJCA!.. TAJ"e ~'T' IO FT.
E. Plft': ANO ,'GRETO BE lm.T,l<,LJ..l;:D IN~ U-oeR AU. PAY!tt6. SU%VE 5HALI.. EX1ENP !2' PAST c:>6-E OF PAY1N6-.
51.E!!v'ES TOBe,
-SO"TO 36' cav'E:'R L1N:OeR RO-'DS As:, 0RJV!;$
-16' TO ::4• COVER~ WAl..K.$.
8 TRENC.HIN6
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1-GON"l'ROU..ER.
2-et REGEPTACU:: (f5'T' on-eru:.J
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CONT'l'tOL i"ilRE5.
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ATT,.i,Cl,£D TO HAU..
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6- U;,t,D ~ FROM l'EATI-CR se<SOR.
q. a.EC'TR!CA!.. J.NCTION eox AS
~!1'!:P !5Y' a..eGTRlGA!.. GCOf:
10- W!::AneR STATION
I!- F,'.C.IA BOARD
I.J-!H1?;RIOR.11AU..
15-~ FLOOR OR FOOTIHIS
A,DETA!L l"Cft lL.1..l.15TRAT10N OF~ CONDITIONS OM..'T'.
CONTRACTOR :5HAU.. PCU..OH MANJFAC'TU'ER5 lNSTIWCTIO#S l"OR MOUt.'TIHIS 4 6flC'..W!N6.
7 E I ~~;;'~~.;;,ii~:~~ER INDOOR l"IALL.:'::;~~
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4- <4-" X <4"X $b' ~ OR CEDAA POST
5- lll6 NA!L TO SECI.IRf! PO!>T l"OOTI~.
=·
t, .. !"PVG'bCH t>OSXTEU.. OR~ ON
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e- 12·x12·xe· CONCRETE FOOTIN6.
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7 A,~ r'OOTIN& TO eE PORi-CD Af.o FOJREO ONTO IAiD!S~ ~ H!TH POST ~ IN f'l...,O,CE IN PUk--!e Posmoo.
e. DRIVE NA!l.S ~ INTO POST, ~ or NAIL ~ INTO ~ FOOTIN&.
C. TOP Cf" POST TO ee ~ l'tlTH #.> DE6R!:e OJTS. !' l"'Pa-i TOP ON ALL 54De5..
D. ~ H~ TO POST 111TH 1/-4-*" 2' ST. STL. rt:,oD $C.l'l&t. 0 H05E BIBB A55EHBL Y I- PAV1"-5 !,.l!t.FAGE BY' 0~
2- ~ TO EN6!N!:!;'R FOR Sf"f:C!FIC
HATEl't.!""L.. ANP CO!-'IPAf:.TION
RECL'l~.
S-5,",t,0 BEOO!N&-
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5-1..AT?!RAL. LINE HlTH ~.
6- L.Of'i VC(..TA6e CONTRCt. l'i!RES rV
cctCV:T- SI.??: AS REOJ!~.
'1-~N6 T,t,.pE-5' HID!!:
TH!S, D1'.A,Kl"-5 SHO.i5 REl,..ATl~ P:l"'E PEPTHSo AND 5-t..S!Yia MAR;KJS6 ONLY.
BAf:.KFll..L KA'l"E:R!A1.., COH!"','.C.TlON ~Jl~. fltOAP ee;, REO..¾~ 5H,',U. Be: >,C,GORO!NS TO C1Y!L. Pl-Am..
A. AU. ~ TO 5e P'VC SCH 40 PlPE.
e. l.':£ euF- '1AA!5ATION LINE eut!ED ea.DH' ~ss TAP!:'.: !"OR AU.~ .
C. AU. ~ TO eE 5!ZED THtG-E "11-E DIA. a" 1li';:" P1PE (2" MtNJ D. AU.~ TO~ A MlN. OF 12" TO Je• eE'l'OND HARDSC,-.pf ~. 8 PIPE AND ~IRE UNDER PAVINC:,
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IRRIGATION
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Ga-rrER VN.VE BOX??:5 OYER VAL.YE ~y TO F,A,,C,!UTATE: ~.
G-LOCATE VA!..VE ~!!!!> IN 5H'tl.e OR 6R.C:UiO COVER~~
POS$1ei..E., LOCATION Of VAL.YE~ 5t-l"'LL. BE $TAK!P Fott ~A!.. l;5'( LANDSG~ ARGH!'TUT PRIOR TO !HSTAU..ATION.
0-00 »oT ~OR~ VAL\l'l! BOX 6l' ~ 50!L COMPACTION
e:-SEE """""'"'"'- AJ...50 IHOtV!D!JAI.. VALVE IHSTAU..ATION DETAll.£,.
F-FOR AU.. EGV!~i V$l!D l"OFl ne PIS'll"UamON or P.fe'l'a..!!D YV.TER VALY'e BOX?!!> SHAU eE GU!AALY COLORED~ TO 1ND!GA11; ne IJSE OF RE.CYCLED WATER.
M TYPIC.AL VALVE BOX INSTALLATION
AND IDENTIFIC.ATION
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1-AA!Ne!RO AAV~ ff!l..!U VALVE.
:2-AA1HB!RD XFP-TF'A-0,S iEE.
s-1• ~ V1'L.Vf! eox. -4-- Sfa.R!; OR!PL.!Nf Hint RA!h!¾RD lP$-C50 TIE POl't-i ST~, 5' O.C.
5- XI"!> Pft!PL.tNf OR eL.ANK Tl.eUi5 ON
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t,-4• HlNlt-t.A-1 ~ :5e oneR PCTAJL.
AND ~!FIGATiott!> FOR~
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1-.15' ~ 6flAVEl... L.!;VB..!"'6 PAD
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e- eox TO ee EXPOSeP .A.BOVE H..LGH. SEE FLJ,.NTIN6 Pl.AN FOR Df:P1li OF t-U.CH TO ~Jte: DeP'TH OF eox
<I- UNP!SiU'e!!P
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OR
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""· A!FVVAC TO ef: !N!>T,',J....U:P AT Hf4+£ST 1..0C,",L El.EYATION ON K,1,,N!FOU, L.!te: SO Tl-tAT Ail LA~S ee VAGI..U-4 RB.ta<. Se?;: DR.JI" LAT'OIJr PCT>,ILS.
B. THFU!AO AJR V.A.a.U-1 !'U!L.!EF V,J,,LVf! INTO l>DJ.PTCft ~ h'ITH 1l':R.ON TAPE, c. HOTGH S!OE OF eox FOR llieeST!'<IJCTU> Ute~.
0. PROVIDE CONT. SIJ!"PORT OF i\elN,S, t >,IR,VA.ClAJM V,',!,.VE. e. ~ '"'YR", c..oN1"RCU.f'R Ate ST>,TION t-U-eeR INTO V"'LVE eox LID.~ TO V,',J..Vf! eox I.D. DETAIL. ~Nill-.
N AIRNAC.WM RELIEF FOR DRIPLINE SUB-GRADE
IN SHRUB/ GROUND C.OVER PLANTING
7, 7
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ST"""1.!!'5, OR EGUAL. !5' O.G.
IO- PVC OR POLY'~"!" MAWFOLP.
!!- ~ c.oNm.oL. V""4..VE H!TH F1L.1'ER
~""-"· 12- !>TART ~TlON AS ~ATE-
~ oncR PCTAJLS.
I- FLIJ!,H!H6 V,',!.VE P1..LM'3ED TO NC 6- >,JRN..-.a.t!M f/tfl..!EF VAL.VE - !NST>,U.
OR PCl.."r EXH,<,,!.l$T HAN!T'OL..P. >,T H161-EST I..OCAL El.l;VATICtt ::2-
5-
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OR POL'!'
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MANlFC'...D.
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I EO¥-
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OF ~
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AS~ tH TI-£ LE6elC AN:, PL.,>,N!,.10- PYG OR Po!.'!' SOPP' .. '!' t-'.>.!'.'tFOI..O. 5- eL..ANK ne1fa MAN:FOLD FOR AJR !I- Ra-iOTE COITTROl.. VALV'e 111TH FIL.TER VAC, Ra.!EF. AN:, PRY. "°"''
12- 5TJooRT GCNteCTION >,5 ~ATE
5E!':O'f'HERDETAl1.S.
A. DRIP-l..!teS TO f3E ~ IN PARAU..El.. L!Ne-5 Ea.lAU.Y NO IJNJFORHIL.''1" !,P,t..C£:O ""· DRIP-Lit-ES TO eE Pl...,ol,,CCO !H P~ ANO c::.oNC£TPJC. J..!Ne:S EaJAW. 'I" ANO FOR ENTIRE U;N6n-1 OF "1.W, 5PAa': LI~ "'5 Sf-lOVtl At.0/0f't NOreD ON DAAri!N6-s A..-0 SPEC$.
l.t.lFO~MH. 'I" ~>,ea:) FOR !!NTI~ U!S6TH Of" ~ SPACE 1..1!-CS A5 ~ NO/OR NOTED ON OftA>"ii~ "'1-i'D SPECS,
8, 5eE Ni!TAFll-1 "TEGHWNE GV De5kSN 6'J:De' FOR 1-DPlTIONAI... l!f'~TION.
C, Oft.lP-l..11-es TO !3e: L.A'l"eO R...AT Al..t:> ~TO~ 60TTOM OR F!HISH GRAPE t-'.IM.15 5', H!TH STAPLES ""TS' ON Ge-lTE'ft Pft!Oft, TO B-'GK--FIU..
B. 5a te'TAF!M "reCK.t!-e GV De5!6N 6/J!Pr' T'OR l>DDITIONAL lNl"~TION.
G.D1'!P-LIH!!S
~
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D. l.& CA!JTION ~ 5E'"~N6 ORJP-L!NE HITH STA!"LE5. ORIP-L!NE 5HAJJ.. NOT £le 095Tl'WCTI:1' OR KINKED.
o.use GAlJT10N l"+e}i set:URII-IS- D'l'tlP-LlMe HlTH 5TAPU!S. DRl!"-L!Me 5H>,U. NOT el! O!Y.>ntl.lCTEDORKIN!<f:p. !- IETAF1M TLEZb-0' •0- MM Of{IP L!/'£
2- NeTA."'lM Tt25CV -t-'.,t,JVA4,. FI..LJ5+,! VA!..V'e
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5- /e;AFIM 12 MM F!TTlN<SS
6- 5t'i:S6 .JOINT ~'l"-
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PLANV!EYi
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H- CORE A'-0 ti,',~lN6 B'I" OTHERS P0't. POT KANA"AG1V!'U':R. 24' <10' 12' i h
:3::2' l.20" t;;,• 12 .6
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&- DR/I" J..!NES Pl.ACED ON 6RAOE.o.reR ROOT BAU. ""-ND ~ rilni b' neN6 5T~ '"'5 c.- -&.!$-5i...,l,8 LATERAL.S. &.AS f"aET'RATIOt6 A'-0 KATl9<t ~!N6 B'I" ~ !"'ER ~!C~N,S, PL.ANS. CCh.TR,lo,C.TOR s-H,l,,Ll. 1/l!RIF'r' LOC,A,Ttctts Of" ST\JS-OJT5, coort0/~11: eoltECTIOSS ANO !"OT INSTALL.ATICNS hlTH ~!,ii.TE ON-SITE~ 0- 11-E ~ C-CN1"RACTOft 5HAI...L Be ~ONS!e!.E !"Oft AU. ~T!ONS ~ AN:, r'V.T?:R.""ROOF1H6 OF H,&,.L.l..S, ~.DECKS~ PL.A.,_~ 1't-lD AU.. cotiPITIONS AR!SINISAtOM !::UCH CONSTRUCTION ANO !N!>TAU..ATIOH. E- 11-E 6aeRAL. CON't'RACTOR s-H,l,,Ll. HOI..P HAAM!,..65 THE LAHPSG,l,J'f; >,RCHJTECT A6'A!l-6T AU.
CC!OITIONS A.lO E'Ff'ECTS OF KATI9'U"'ftOOFIS5, l~!..1.0!Ne TI-£ AaCVE c.ONDmON!>. _j
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4- teTAl"1M Tl!CH..11-E Df'JP Tl.'e!N6
5- ~ rvetl-lS- FLUSH MANJFOJ..D.
6- io• l'tOJNP VA!..VE eox.
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F!Nl!>H~.
A. ~ "060' - ORlP ~' ~ NQ STATION NJt-l3eR INTO
VA!..VE eox I.ID. ftEFe't TO TEC+INICAL 5FEC!F!CAT10N5. 0 DRIP LINE BLOl'i-OVT (MANUAL) L
sore,
A. m'S Of" E:l.. Oft T?;E TO BE 51ZEO EOUAL. TO LA~.
5. OR!P-t.lles TO De LAID FL.AT NO~ TO~ h!TH 5TAf>L.!5
AT 5' ~ Pft!OR TO BAGK-F!U.. h!TH MU., ,4• I MA.X. 5" C,OV1;R.
G. USE GA!JTION ~ seGORlH:S DR!P-l..!te rilTH 5TAFLfS. DRIP-Lt~ 5HAil. MOT ee 065TfWCTED, Kl~, OR Sffll!Tae::>.
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8 START C.ONNEC.TION POLY SUB-GRADE
i Ii 7
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5- RA1"81RD XFO-+IA..OSO X 11:2" MP'T At,,',PlVC
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1::2- et!R'r' D£ll"'TH- 5-!!f! tCT?!S AND SP'EG5
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B. Dl'tlP-L!M:!5 TO Be LAID FLAT A.'G' ~TO~ WITH ST"""1.e$ AT 5' ca,TeR!, PRIOR TO BACK~lU. ri!TH t-'m. ,4• I MAX. 5• COV'ER.
C. l.& G,.t,,.tmON t'+£N ~IN& DRIP-LINE hlTH 5-TAl"\.ES. DRIP-LINE 5+W.J.. NOT ef:: O!Y.>miei?!:o, Kl~, Oft STR-"'TGteD,
QS START C.ONNEC.TION END FEED
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LARGE ESTABLISHED TREES
71 I- Sf"RAY OR aeet.ER HEAD l'V AP~.
2- ANTI - OR,lt,,!N c+-ecK v,i,,i,.\/E
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NOTE,
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5- PVC SCH '40 Ta: f5ST) OR E1. (5T)
6- PVC~ LATER,,t,J..
71 1- !O' SPRAY 1-£,1,,D: t,• a.eeLeR 1-eAP
0- D!5T~ F'ROH f"ENCE OR HAU..-
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12' TO 15' flt,&,O.He,,i,D • t,• "I- CUtA l'tlse:t EXTEHS!ON • ~ @SPRAY OR ROTATOR HEAD ON RISER .
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7 =·
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A. ANiSl..E OF~ AfC RISER~"( TO eE ~ VS"tTICl..E ,t,J,O Pe't!"fNDlc..tJl..AA. TO 5l.OPI!. TI-Its IS, A~ R1.U: AND AP..L'Sn-EMTS HAY ~~
SE ~ It-I nE F!El.D DEPEND]~ OH ~ OF Sl...Of"E 1'.'¢'
OF SPRINKLER. ne JNreSTIOH !S TO HAXIKIZ!! l.t/lFOF.,..JT'f B. ""~ Ra.ATII/E LA~ SPAG!NS OH $!...OPE 1"!!11-1 nE MlDPI..E ROH, OR~ GL.C5eR TO 1le: TCP OF $LOPE 'TI-tAH n£ TOe. THlS APPL!!':!> TO ,'LL M1D'Pt..e l'tO¥i LATERALS, etn- AS A !MtT, nE SPAGINSS eETrefN AU. M!ODl..!'; ROH LA~ !5 TO ere I.WFCR.'-1 -"ND ,'LL AAJ! TO eE A.DJ..15Tl!l:) UP Tr£ 5LOf'E EGVAL.J...Y.
71 _J
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I-RE6lLATOR OR GHECK VALVE.
2-PVCf:Ot-40MAU!AO~
3-PVCI..A~.
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T IN-LINE CHECK VALVE
OR REGULATOR ON LATERAL
71 MOTe,
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::!- 51REAH OF 5PEG!Flf!t> sa-5eR/E5 NOZZLE AT 2.S' RADIIJ5 FOR A 24' Ate !:!h' eox TReE. 4' l'UoD~h POR. A 4-e• eox mee AND L,l,R6-ER.
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7 A- O!STAHCE PR.OM T'R1;:E TR!.t« >PPM.OX!MATE!..'r' ::!' TO 3' HliM INTENTION TO !"LACE HEA05 OJT'SIDE OF TI-E ROOT 5AU.. THIS H.UJ5TRAT10N ~ A 2.5' RAOIU$ OF n«ot'il'i-l;;'.H~ ISM!Yt..Y PI..AHTeo A"4::l 4' r"H:"1-l MATURE, 1-156>-LLON~ 2-:2'4-"BOX~
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IRRIGATION
DETAILS
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PLANTING LEGEND
CONHOtlNAME COMMON NAME SYNBOL BOHNIC.ll NU1E
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PLANTING PLAN
PLANTING LEGEND
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AGAVE ATtENUAH "60Ui!IIBLU£'
ALllUM 'GLOBEMASTtR'
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PLANTING NOTES
Pll,NTIHGHOTES
GEHEBU BEOUIBEMENTS
i. IF IHE MOISTURE .::OHTEIIT OF THE S~IL SHOULD REACH SUCH A LEV<cl HUT WORUIHi ll WOULO DESTIWT SOIL STRUCTURE, SPREADING ANO C,!l:AO!NG OPEflH!ONS SI-Utl IIE WSPiifWiQ U!/Tll, ilil TR[ OPHHOll OF THi OW/ltll:S HPll:i:SEIHAT[Vi. THi: HOISlUIE: COWTEIIT IS INCREASED OR REDUCED TO 1CCEPH3LE LEVELS mo THE OiSll£0 RiSULTS All:£ L!l;l.l l TO 11£ OBUIHEO.
2. ACTUAL PLUH[~C, $HILL BE PEO:FOIIHED OLIRltlG THOSE PERIO~S •HEiii W(ATHEI UlO SOIL cmmnous AlE SU!Ti!kE (tl i.CCOROAtlCE WITH lDCHL'f lCC(l"iED HOIHICULiUllL 1'11:lCHCi AS ~P!'ll:OVEO SY THE OWllE,·s ltli:PHSiiiHHIVi, COIITUCTOII: SHllt Ot/Ll ]t;STlll ,H NAIil l"LAIH! !'£11 Clll llE PL.UHEO ltlD UTEREO Qr,jH!ii SlME:'.lH.
3. !LL SClLEO O!NtllSlOttS ARE APPP0Xltl1TE. BEFclRE PROCEEO!'lU WIOH AtiY WORK. THE cmnRACTOR SHJ.LL CAREFULL ¥ CHHr ANO VEFIH ~LL OH1HlSlON:', um :',HALL !MMEDIATEL 1 INFORM THE OWl/fRS REPRESENUTIVE OF ANY O!SCREPANCY BETWEEN THE ORA WINGS M.010R SPEC!F!CH!OIIS ANO tCTUH CONDITlONS. l PRO!E::nm, OF EX!S!!NG lREES, SHRUBS, Ml[) GROUNOCOVEP A. THE OWNERS REPRESENT HIVE SHALL !DENTIFY EXISTING iREES rnD SHRUBS OF WH1CH AP.E TO BE PRESERVED wmw THE PROJECT UMl15. PP!OR TO !HE SHRT 'frORK, iHE CO!lTRAClOR SHALL FAM!LIAR!ZE H!MSELf W!TH PLANT 11HER!AL TO BE PRESERVED, RELOCHEO, um REMOVEO. •. •u PLUHIUG TO ll(M•lli S!OLL IE l'IIOTECTli:O Ai lll Tl!11i:s ,1taM OAN/..6( IT SHff MlD li:OUJl"~rn;, WH£!1"E IT IS IIH(SSi~l Ti, (XUVlT( lOJ/..Cii.ltT TO DIHJIIG TIU:Es. TH[ COtHllCTOl !KlLl US! lLL l"OSSll!ILE CO:E TO /..','QIQ ltlJU~T TO TtEES rn:, lOOTS. EXCl 1 0~[011 Iii llE/..S nE"E TWO (l! IIICH .rn::i u.iri.e,
IOOH occur SHALL BE OOIIE BT All lll SPADE. lUtl/lELIIH, U!IOER ROOTS 2 l!ICH 1110 LUGER SH1Ll BE DOWE um Otll T OOIIE AFTER 11:ECEIPl OF WIIJTlEt. APP.IIOVAL OF THE OWNEIS !l:(Pll;i:S(jllTAT!'l'E, ~E,P THE SIDE OF EXCAYli!Oll lOJAU)H 10 a,a, ~HADED •tTH MOIST IUll;LAI' Oil; CUl','AS, lLL 11:i;oR OlMAC.f Ill COtiUlClM TO !!;:i'.l!>illlCi Tll;[U !IIO SHll;UII! !HALL Ill. IEl'lllEO 11 H:5 EXl'EIISE Ill/.. LICEHSEt TIEE SU!l:C.EOU 01< OTHEII lPl"il;OVEO !"EISO!OIEL C, O!STJHG 1111:EES TO 111:EMllli ON SITE WJTHIII lHE AREA a, WO.II); Will !!IE l'IIOTECTEO lN PLHli:. THE FOLLO•IIIC, ,10HCT!Ofl HHS-UIIES WILL IIE PIIO','JOED !I l lt!GHT TEL LOW OR O!htJGt.: l[MPORAl!t FHmC Wlll IE l"ltCEO •IIOUHO EXISTING lll;E[! l T THE 011;11" LIIIE. Z! 5Toc,,1trn::;. TOl"SOlL DJSTUIIII/..IIC!t. VltH[Clli: USE. mo HUHllL nouGE o, UH lit/[, IS 1"10H[6(TE0 W(TKIIJ iHE Ol<lP LINE.
J) A TPEE •HERJIIG SCHEDULE Wilt BE MllllUltlE; ~uo DOCUHEIHEO OUl!116 cmisuucnoi.. 0 ill OiHACiED !IIEES *Ill g( REPL1CEa WITH 011£ OF EDUll 011 ,11:;-HEI sm:
8. Oll1A6E iO ! TIEE 0.11 SHlUB, WHICH 11:ESU~H Iii CEHH OR l'DHUlEtll OISFl6UUlJOtl. $Hill RESULl Iii THE COIITi<AClORS COHP"LETE IEMQ','H OF SAID lll;EE OR SHi<UB. tllCLUOlllfil .IIOOTS.F!l:OH THE SITE. THt COtHU:TOII SHllL 11£1'L/..CE lHE TIIEE Oil: SHtU[i AS ESUBLl511:EO QT lKE OWIIE.lli .IIEPlli5.tillHilYE WITH OIIE Of EOUll YllUE ll H!S QW!( EXPE"SE. OR $H1ll llE(HIURSE lC fllE OWNER HIE COST OF sm1 tEl"LHENl:IIT. THE OW!IERS REl'RES5fllllJVE SHAU 1£ THE SCdC JIJo,e OF THE COHtllT!OII o~ .l,IIT TRii., o, ,H~Ui, E. All PLANTS TO REMA!N ON-S!TE Will BE lRR!GAlEO AS NECE.SS~Rr OUR!NG lHE ENTIRE CGfE,TRUC-;"!QH CONTRACT.
5. PRUNING SHALL HOT BE DONE EXCEPT BY ~PPROVAL OF OWNERS REPRESENHT!VE. t. PLlllT LOCHIOIIS SH.I.LL i!E CHEC~ED FO~ POSSIBLE JIHEIFERE/jCE WITH DISTIii& UIIOER&ROU/10 PJPJU::i, PRIOR 10 EXCJ.YAllOII OF HOLES. IF UHOEIGROU!l::l CO!ISTRUCTIOII Oil; UTllliT LIIIES 111£ illCOUIITO:"'D It. THE ,,c.i. ... .1.1101; OF PlllHl)IG JtilS, IIOTlFl THOC OWllli:R . .:,P,us.:s FOil: ~,PHIi CF O~H16E iO E11STHi6 UTILITIES SHlLL BE THE IIBPOUSIBILITT OF THE COIITl!1Cl0l MltlJNUH lll;tE SEf"l!l"HlOU O!SUIICES 1IIE l5 Fouows· l.TUl'P'ICS1"111LSlSTOPSIGMSl-lHEET
!. UHDEIIC.ROUliD UTlllll LIi.ES - 5 FEET lllfEET FOR SEWER I C.J.!0','EC,ROUtlDUTJLIT\Sl.lllJCTCIIES- llfEET tl.ORl'l'iW/..Tlii:IITtlltSl 1;Frn E. IIIT,111:S,:cTIOHS !llillii:IISiCTIHC.CUlll!ILW£SOF TWOSTREEiSl - <)FEET 7, DCA','HE Plum.:.:; PlTS lT LEAST 1"1CE THE 01/..NETEI! FOIi COtHJ.llfER•610Wfl STOCr ROOiBAll. 00 IIOT EXCAVATE OEEPEft THU. OEP"TK OF THE ROOT i!ALL lESS OtlE It/CH ro, 51i!IIU!$ Ul~ 2 rn:11.:~ Fol TlliiS, HiASUl-0 FROM THE IOOT FUIIE TO THE l!IOTTOH OF lHE ROOT BJ.LL. [IC UEA L:UO" THi •u1n 'llllS !IIJTl.tLL T OU€, TOOOEEl".ADOSOIL TOU!S£1110THEC011;11:ECTLEVELAIIDTHOICU6HLTi1MF'HlE10t,EOSOILTOP,EVEtlTSElTLIIIG. &. em PRICE SHALL BE BASED ON TREE AND FUNTHH:i DEH!LS SHOWtl ON THE PLANS.
DEEPWHERIE'.lCHIMG
l. F!LL IN ALL OEFRESS!ONS, VOJCS,HWS1CN SCARS. OR SETTL£0 TPENCHES GENERHEO BY Tt![ DEEP LtACH!IH.i W!1f1 CONO!T!ONED SOIL, LEAV!r.::; A FINAL =JNJSfl GRADE SMOOTflMWEVtl,
,. lE!CfllNG OF TtiE SO!L !S OfTEk RE.aumrn, AS !NOlCH£0 e~ T!lE R(SULTS OF THE SOJL TEST!SI.
A. LEACH n,o: SO!l PER THE SO!L LA90RHOPY·$ A'lO LUOSCAP[ ARCfH1ECT·s RECO~l1ENOAT10il~. ANO HiE LANDSCAPE SPEC!FlCH!O!lS, B. CO~HiACTDR iO PROVfC[ A POST-lEW-1JNG SOIL !£Si TC THE l.lNOSCAPE ARCHITECT FOP REV![W. ANO TO RE-tEACH ANO PE-rnENO THE SO!~ !F FECOt:MEND£D Hi THE NEW TEST RESULTS C. LE1CHrnCi JS COHSIOE.llliO lOtiG Li~O TIHi ITEH HULTll"LE IGU)ll$ HH !E .IIEOUIIEO, T)P[CALL l •m-1 HIio. rnns QI" LElCH!HCt. Tl:-lES Vlll !"Ell !Oil LJ.80!'tAiOII~ RECOMMENOH!ONS.
COIITJll~CTO!'t TO P•OvlOE ~OEOUHE l(Hf iETWEEN tOUUH c.uoo,, ... [, ,uwrn,c. TO IIEMEOUH THE SOIL.
C. PLANT!!K, SHALL NOT COMMfl/CE UNT!L A POST •l£ACfll!lG SOIL REPOP': VE/1[FlES THA7 HO FURTHER tEACH!NG !S REOU!RHl, E. cmirnicror iO H<CtUOE MUL llPL[ ROLINOS OF LEACHING mo SUBSEGUENl SO!~ lESTS rn THE SCHEGJLE ANO SID PRICE. l'llfil.llilli.
1. MINOR MOO!F!CATIOHS 10 GRAO[ Mti BE IEOUl~ED TO ES1ABL!Sf' TH[ fl/al GRADES ?. ALL UNOU~ATIONS Aml !RR[GULA/1!T!E$ P. THE PLA!Hlt.G SURFACES RESVLTlNG FROM TILLAGE. ROTOfkL!NG. AND ALL OTHER OPERATIONS SHALL SE LEVELED AMl FlOAHOOlHBEFOREPLA!fl'HIC..
J TKE CONTRACTOP SHAL~ TA~,E £VEPY Pf!ECAUTHJN 10 PROTEC! Ali[) AVOW OANAGt ro SPRlllKLER HEACS. lPR!GATlON LINtS, AHO OlHEF WWEli'G~OrnJD UTlUT!ES OUR!NGGRAO!NG.lNCCOND!7!0NJW}OPERATJOtlS.
l, cmnRACTOP SHALL COORDINATE All ORWHGE won W!TH All ornrn HHOES. ESTASLISHHl SITE OffA!liAGE SHALL SE MA!NH!flEO sr cmnuCTOk OUR!HG Alt PHASESO~ LANDSCAPE CONSiPUCT!O'J.
5. FUHL F!NJSfl GRADES SH~LL !r/SURE POSJT!Vf 0/H\NH,E OF 71-'E SHE WITH ALL SURFACE ORA!NAGE AWAY FRO~ BUILO!NGS, WALLS AiHl 70Wl.il:O OPA!ilS ANO CATCH BASl!,S L rnaL G!HOES SHALL SE lPPROVEO lN i'<R!TJIIG Bi 11-E Ot.!lERS REPRESE!HAllVE BEFORE PLArnrn;; OPU-AT!ONS WILL ilE ALLOWED TO 8EC.!N PfRCot nJOM rrsrnm ANO mu.HUGE
I. SOILS PE.IICOLHIO~ lESTS StllLL 1!1~ Pt•~Oo''"IEO PE,t THE 5,ECl~lt!TIOUS. t. WlTH l SHOVEL. AUGER. O? POSTHO~E O!GGEP, OIG HOLE IS !I/CHES TO ll INCHES DEEP.HOLE [)JAMETEf SH:'.lU~O !IE .1, M!NIM:JM OF! !tKNES i/!E O!HlETEF 0~ TriE 'iOLE Si-JOULC BE UN!FORM FROt-: TOP re BOTTOM Wllfl iHE eOTTOM BEING FLAT" !i. rJLL HOLE wnH WATEP ~o THE lOF t~C LC STAHO FOR AS LEAST W HGU? 10 PRE·l'iEi THE ~OlL C ,tF!LL hOLE TO W!TH!N A COUPLE !HCHE~ OF THE TCI'. DOWT ALLO'fi •HE!! 10 Q','ERFLOW THE I--IOLE.
E ALLOW HIE HO~E 10 DRA!li ~or A~ tElST OliE HOVI\" 1 !.OllGE, PE!>ICD l? TO JHOVP.Sl WILL G!VE A MO'tE ACCUUH READ!NG OF AVEPA&E PE,cOUTlC!I .111TES B. li'PLT POST ENiRGHll i-ERB!~IOE !SUC,-, AS l!OU~.0-1.IP 1'101 ~-fl C1UFQ~tOIA UCEMS£0 PESl C01lTlOL AOYlSO!" Al/t' ACCDIOl,E, TO •11'/IJFlCTU"iE~·~ UCO"'IHEIIDHl0115 H~r; Of>E l:'.) ,~on::: (t[STl,,,::. F'UtH MATE~l!L WHICI--I IS TO ~EN1lt, lS )HO•~ Qi, THE nu,:; C. 'IH:~ -:HE ,ri:.V1~£0 PEF!O: l'::t~ -Ht liEll~!ClOE TO'! AV,E EFfECT llPPI\OX!'11i'L ¥ ,-i', OlTS•. :. UISTlti& IUH<E V£GE11"!01I S-!lL!. •12T BE IRi:!!C.ATEO •~G [lliH61Ho 1; Ft;•,-ocF SHA'...l NO! sP.::EACl 1C lllE•'.i w;n, EXJSTJUr. 111•1v£ P~AIFS ILS2l_l t WJIGE>;i:tUSI
l, CLEA', ALL P~lllTWG A~[l~ TC A DEPTH 0" l•ELYE !121 J/.C.!E~.ttEN0','1);(i ALL frEEt,~, Oi::1"15. ~Ct>. , CR o•HE, OELETE:.ClclUS HA-!EF : 11,;:., G:AN[i(ft :Jl llR:i-E~ ;:~I)"! THE SJTE. son CQh'D!I)OHJ%UJOfEIUJ!!1!tiG
:. GIIU& 1 CLEAi• 1)10 ,ornTJu ill Pla7Jt,(; A?"ElS i(; • C!EPiH OF 1'1-EL ',IE I);;) ltiCl,E~. ftE":~VIH6 ill •Erno. OEBll:I~. MC~:. 0~ OTHE• OELE7E,:Ju: Hl-TE• ! IHC>J Dl1Mtat• o;: ~~•GE• ~-'OM ':ti£ S!TE ll'tltESS SJ>C(~IEG o;,,,i;:~.-JS[J rHtJi ILE"IO rr; CC/,i;lll:JIIE,s "'E' i-1[ SPEc1~1::,110•1s SE£ LrnC5C~l"E scic:!F1:1n::-1,s FOf THE ;JPE(SI or SOk lO 1!1€ iESttt.
TEST!"'~ CF '"!i.:L TiPL£ SC'!~ ltPES ~1 l BE ,tcu1;:1c. ~o• !NPJltT SOIL, 1 SOIL :Esr F,ot11"E ~O:L su:>"~l[R $Hi~L NC. BE ACCfPiEC l'•LtSS PEIIFO~tiEO OH il'E A(7\J!L :;;ot~:>kE ;o 6£ u::rn, •1H1 MUL7ll'LE SiNl"~ts ~UE"' e"IIOH ii-!£ S"'."OC•PiLE, lM) CQ!<E •17-lilo l '!it!H:JH :,.- t l"'::IHH P?ICP 10 OE,J','E,r Ch SJTE.
C. ~::stw TEST .IIESUL 1510 trnCSCH'E lFC"!H~::r FOF flE',l[E• 1$ PA"'i OF TH[ P.1 ... il/Hi SUSl"':T7!l AME•l~ ~o;.._ PEi' if,£ SOlL LlWO~l TQl r' S ... :: ~o;o~c1PE .,:H:Hcr' $ <IECO~HEMO! T(Ot•S ~ElCHll!-C. til\ ALS;) !!E ~foui,rn SEE ·OEE-' .i1H LEl:li]lo[,' S~CT!Ck lllD\'E S:..'9H!7 /.. POST-lHEIICE~ SOIL TESi 101HE Uht'!CA?E IF(rlj1£CT fOR •UJE-.. . .1.i;o !tE-u•n;, 71,[ SOlL :r •ECCl"'HE!,JE::i (•J '"E t,E'flr HST n5ULH. ;;:EPOi ,lt,'li;. l~l tS:S.JESr'AvE 8[EIICO•~£:TE:l t. SO!L TESTHl'..i. At:Ell'.:WJ,:;, u,::; P£TE!1Jmj, 1::t CO•ISlOE?£0 LOtlS LElO "!Mt IT[~S. t"l'.k11PL( ,oui.os Nll fiE ~t.'.lUl~E(' riSTS !~IT !E OELH[r' CUE re LE.1.CH!ll(i REOUIREMt!•fS, C01,Tl"ltTO~ i(. P,crmE ltfCul!E TltiE enwtill ~OV5" G•.1.e:•:::. lll(' PLUrmr. 10 COHl>,_£,t AtL EST5 lHO -~HEO!lljOt, F, PUllrttl;'j, Sl1lll fjJl COH"EH:E Ull!L ~o,~ ':~EAlt-:EN7S !o'E CCHl'lETE HC l P:'.lH·.1.1':El'IO[•G SOIL rtst ll,J!CHE: TfH7 cuni"t .. Tl'(HME',T!, OE t/CT i<E:lUl~ED PlUU
1 Yi!!!RU !TY
I THE ACT OF PROVIDING A aw FOR TH!S PROJEC ESTABLISHES THE CONTRACTOR·s UNDERSTAil!l!NG THH THE PU!HS SPEC!F!ED HEREl!l MH BE IJHUSUAL lNO MORE DIFFICULT iO LOCATE THU. iHE INOUSiRY STUlO!RO A!iC iHAT THE CONTRACTOR AGREES TO lHE FOLLOWING l. lHE C0111'ACTO• SHALL SEOCH FOIi EACH PLllH SPECIFIED. P~OVIOEO It/ THESE 9~AWlt/C,~ 1,E 1 LIST 0"' PLOl tlU.IISElll SOU!l:CES 70 l!IE COIHACTEO OURWJ corH111CTO!!:S SEUCH. IF AIIT OF THE USTEO uu•!E!'tlES. Ol AIIT IIUl!5ERIE! ]~ CAUFOiU.U OR l!'tlZOIH 1-11"£ THE !Pii.CIFIEOPL1111SHllHECOt.HIIE151ZE5SPECJCJEQ,1HECOHHAC101!SHlLLBEOBLli,l1£010Pl./<.!CliUSE111D06UIIIDli:LJ'l'll!TOF5A[C PU~TS.
II. •llHlH i'lll'~ll';T-OME 1211 OHS lFT!II ••1111:0 OF COtHllCl. COIITll:ACTo, SHALL SU~Hll l l"LAtH LIST •JTH t;UlSElr SOUU£S, PUii! OUA11Hlt£$ Ul:J PUlll SIZ.:S: l'LHH UST SHlLl 11/~ICllE ALL UlllY1IL1BLE PLUli5 lllC! WH!Cl-l t:UISEIIJES wE,E COIIHCTEO DUIIJUG cowr.llACiOtS SEUCh !IICONPLETE SU'1!1HHLS iH1l Ail:i: HISSING PLAHTS SH1Ll !!Ii: .llli:JECT!tO. LMIDSCll'E A!ICHIT!tCT SHALL SUGGEST ,Lill', SU!STITUlJOtllASEOUl"OU 1UFORMAi]ON lllCOMT!l:ACTOJ. SUIHJTHL.
C. UPON !CCEPUNCE OF CONTRACTOR PLUIT SUBMITHL 6¥ LUJaSClPE ARCHITECT. CON1!UC10R SHALL SECU?E PLANTS WITHIN FlVE ll! OH'> 1NC ARR~fH',E FOR OEUVERt FROl"\1/URSER!ES.
TREES SHl!HflS um YltffS
I. OCH TREE ANO SHRUB SHALL SE PLACED IN THE CENHR OF iHE HOLE AtlD SHAtL BE SET PLUMB ANO HELO RlG!OLY lN POSli!ON Uf/TlL THE PLAIHWC. BACKFILL HAS BEEtl TAMPED OOW!I AROUND EACH RO:JTBALL. l, !LL PLANTS S!HLL Bi: SETH SUCH A LEVEL OHH THEY WILL NO! SEll'L£. OTHERWISE THEY W!LL BE CORRECTED H THE cm,rn~cTQ<(·S EXPENSE
3. ALL PLANTS SHALL BE THOROUGHLY WHEREO !NTO lHE FtJLL DEPTH OF EACH PLAN!!% HO~E !t-:MEO!HEL Y AFTER PLAll~!I/G L !IOOt l!IAllll!(IIS IOOT COIIT.110~ l!llU(E.IIS Shill 1!1E lflSULLEi WHEIE TtEE UIJ!j):;. !S WITHlti FIVE FEET OF HAROSC!l'E !OR CLOS£[;:). IIISTli.L 1001 IUIIEIS l0J1CEHT. 1110 PUAtLEl TO. EOC.E o= HUOSCAl'E lLIIIEAR lPPLICU]OIO 1HO //OT rn::JRCLI% RaOTQ!ll. ll!lil;](IS SHAlL IE II - fl. HIil. LEMGTH, CEIITt, STIJP OF .IIOOT ll!ttlli:t 011 lHi T~H HUH~.
Pl.llUJH6SOPil18f
'· SEESPECIF!CAT!ONSFORlAWHAREASOllPREPlfUT!O'lANDSOD!NSTLCUrJON, HA!!UEH!HCEPER!OP
I LA!IOSCAPE AREAS SHAUB( KEPT FREE OF WEEOS.NOX!OUS GRASS. At.0 All OTHER UNOESlPEO VEGETA!!VE GROWTH ANO OEBR!~. :?, PllHT HAT,IIIALS SHALL IIE );[.PT JH .I. HltAllHl'.OPTl!":UM 6110111'11iG COWCll~IOM ltlD Ill! ','ISUlLLT f'LEASIN& AnEl!tUlCE BT WlTEIIIHC.. ,,.u1111,Ci, HOW!llio, FE!l:TILIZllllo. lEHAUN6.l'EST 111:l DISE1SE COIIT.IIOLLUIG. Sl'lltlllCi, WEEDIIIG, CLElll-UP /..t/0 UH HAIHlEIIAIICE OPE!l:iTIOH HECESSAIIT TO IIISU"E i HHLTHT. VIGOROUS ST.lliO OF PUNTS 11 TKE TlH£ OF FllliL IHSPECT!Olo.
J. £EE SPECJFICA1l0'1S FOP APPUCHIO!-. OF THE POST PLANTING FERTILIZER AT THE RATE SPECIFIED. t. CONTRACTOR IS RESPONSJSLE FOR THE Uf/JSCAPE MA!IHEIIANCE FOK ALL PLANTED M/010? lRRJGHEC AREAS SHOWN ON THE PLANS ro? THE MiH/TENHlCE PERIOD !@JCAlED 1N THE Sf:EC!FICHI011S I .I.II AUTOHi TIC. ELECUICALL r COMTIIOtLEO [IIRtll•llOt; !TSTEH Si.till It. Pi<O','JQEO /..S ll;EQUIIIUt l!IT till Of Sill 01£60 LAUD on,LOPHEIIT COO£ C.EIIERlL PLAHTIIIG !IJO (F,R[C.HJOli SECTlor; uum (~] FOR f"'lOPEt lllllGHIOH, Of','iilOPNEIH. rn::i H'1•TE111HCE OF TH£ VE6EUTIOII Iii• HI./..LT"T. OISkASE-11;£SISiUi COtllHTIOII. TH£ 0£SIGII a~ Tillie St SHH !lilll P•ovme AOEOUlTE SUPPOlT Fa, THE VE6ETAiJO~i SELECT EC.
Eflll1ll.llilil
I. ALl LANDSCAPE •~w JRR!GA1!01l SHALL CONFORM ro THE STJ.JiOARO$ OF THE CITY-WIDE UNDSCAPE P.Er:.ULll!ONS MIO THE C!Ti OF SAIJD!EGO LAND nEVELOP11ENT MUIL!H lUlCSCAPE STANOAROS lN(l All OTHER LANDSCAPE RELATED CITY ANO REG10!Hl STANDARDS
2. M!lllMUM T/<EE SEPARAT!cill OISTAHCE
!MPIWVEttEN1S I MINIMUM 0!$HNCE TO STREET TREE
TP.AFFlCSlGIIALStSTOPS!GNS ?HT
VNOERGROUllO unun LfllfS SH iEJCEl'T SOIE.llt
SEWEP L!NE - WFT
ABQVEGROUNOUT!llfY STRUCTURES IOFT
OR!VEWHtE!lTR!ESl·!OrT
!!ITERSECTJONS !HHERSECTHJG Cl/RB llNES OF TWO ST.IIE(TS1 ;"i FT J Ex!Si!NG TREES TO PEMllll OH S!TE W!Tl!Hl THE AfiEA OF WORi. WltL BE PROTECTED IN THE FOLLOWING MEASURES W!Ll SE l'ROV!DEO A SR!Gf'T YELLOW OR OiWHi£ TtMPORARY FENCE Will BE PLACED ~Romw EXISTING TREES AT HiE DRIP LINE !,l STOCKP!UNG, lOPSOIL O!STURSM/CE, VEHICLE USE. MW tUTEfifAL STORAGE or ANY KIND !S PROH!B!TEO WITHW THE OR!P LINE. :i:l ~ocr SYSiEt1S OF EtlSTHJG TREES W!LL BE PROTECTED FROM HOODING, EROS!Ofi, CHHHCH SPILL~. ~NO EXCESSIVE l'<ETTJIIG UJ[) Qf(l)NC, OUR!NGCEWAHR!!IG.
THE EX!ST!HG G!HO[ WJLL 8[ M/..HlH!NEO W!TH!ll TflE [)R!P LINE Ot EXlST!NG TREES 35 POOTS OF EX/STING TREES W!Ll flE cur APPROXHUT[lY tll!CHES BAO. FRO~\ M;:v. CONS1PUCTJ0•1 MW ALL CUTS WILL BE SEALEC W!TH WOOD i'AHH 1$ MHHJ"ACiURED Bl FUIIHOTE OR APPROVED EQUAL
H. A C(P.TIF1Ecl CONSlJLT!NG APBORlST SHALL OV(ftS(E PRUNHIG OF AHT ~oors 11-111 OR ,.EAT£!' fN O\ll1ElH. l.i. tuwurn ANO OOCUMfNT A 1REE IHHR SCHEDULE OUP!liG cousrnucmm, ALL OA11ViEC T~E£S W[LL Bf RFPUCEO WITH OfJf OF (OUAL OR GREHER SIZE.
L L A M!N!MUM 1'001 ZONE o= ,: s• 1N Afttt SHALL BE PPOV!OEt FOR ALL 1,£TS Tl-l( M!ll!MUt1 O!M£NS10N FOP fol$ Al!Et SHALL BE 5FT, PEP SAN OlEGOMUN1ClPlLCOOES[CTiON1t:Jt0J1B1m
5 1111111EIHIIC,, !LL i"liOUll<f:;0 llUOSCAl'f UEAS SH.I.LL IE HAJNTAl! Et ei lHi OWllil' :..AffDSClPE 11,C 11i<16.1.l(Ofl lllE1S !II ~flE l"U!!LIC IIGHl-OF•WAl 51-JALL IE MlHITllllEO IT Tf!E 0111'NEI. THE LAIIIDSOPE UElS Sli/..ll l!IE Nlltlli!IIEO FFEE OF CEMIS UIO LliTEl. Alli) ALL PlU/1 H/..TElt1:.. SH!ll IIE tU!IITA]IIEO 1111 HEALTH! ;;11ow111;:, CCIIOll!OII. o:sosrn O!t DE10 f"LltH HntltAL SH.I.LL IE Slll!'FltlO.llll i j~(H(D o, ~Ef"LACEO PEit THi: COHO!TIOIIS OF Tt'E DEflHJT 01' W[Tfl)tl :rJ 0H5 o, 1 flllAL LlllOiCAPE H,5PE::T1C!1
NURSERY LIST
BUS!NESSIHHE
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NTS
PLANTING NOTES
L3.3
PLANTING LEGEND
TREES
~IJTILOO STRIA11JM - RED Vf.tl ltlDINI t.1.IUOW
ACER PALMATUM 'GU)'MNG EMBERS- GI.O\W./G EMBERS M.'.P\.E ABUTIU)I PALMERI - PALMER'S MH.LOW
CYATHEA COCffRI -AUSTIW.!Nl IBH FE~ DI.fl.NITA REPENS 'GW>EN DEWDROP - GQDEtl DE'MlROP CEA.'l!THUS G H 'YNlKEE POIIIT -YAh'KEE PClNT C.'LIFOONIA DI.J,C HITERtMELES ARBUTCflllA -TOYOO Pt.UMERIAOOTVSA -SINGAf'OOEPll.f,4ERIA NA HAYESINIA -S~ DIEGO POYEATY ~ED
MAGNOUASTELLATA 'ROYAL STAR - ROYAL STAR MAGllll.lA CERClS OCCIDENT AUS. WESTERH REOBLIO MU'ilfl.m:RGIA 'WtfT£ Ct.OI.O -\',ffif A'Ml MUl-lY
TRISiA.'«)PSISLA\.IRL-U..WATERGUM PHLOOH,'ORotl >Wl.AOU -\'.WITR50lf,N PHlLOOEt«JRON AEctl!JM ·M.ICEKECKPNIK-.ll!CEKECKP,IJl,KAE(»<IIUM
CHOM)ROPET.4J..UM TfCTOfl.JM-SMAI.L cm RUSH
~CUSPATE MS 'ELK BU£ -CN.JFORN!A GRAY RUSH
MYil;TI.IS COMMutlS 'COMPACT A • DWARF MYnlli
SPHAERH..CEAAMB!GUA taus HAMLTotl - LOllS HAMa.TCll DEScRT MAU.OW
AGAVE AffiMJATA 'BOOTm BLUE -BLUE FOXT.'Jt. >J',AVf.
ACHLLEAMltlEFOJUM - COMMOO YN\AOW
ORACAENA MNlGINATA- DRAGON TREE
URIOf'£MUSCNII-LlYll.W
tlN/DlttA DOMfSTlCA ..-LSA tEMOO LIME -lfMotl LIME IINIOitlA SAl..'v1AAPWIA-WHTESAGI:
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CAAE(PNISA-CM.lf~AME.IDOWSEOGE CEM'OTHLtS 'CELESTl.&J.. l!lUE • CELESTl>J.. BU.f. C.'JJFO!\'IIAULAC ERIGERotl IWMNSKINAJS - SNITA BAAS.W. DNSY GA!.VEZIA SPACIOSA 'FffCAACKER' - ISI.Nn SNN'1>RAOOI LOMNlDRA LCllG(FOI.JA BREEZE - DWARF MAT RUSH MAHOOIAE 'SOFT CARESS -SOFTCARESSMAHCUA tifPH!U..EPSISCOROIFCllA-SWOROFEflN IJ'Hla'OGOH .IN'CllCUS 'NNl\JS - DW..W MOIi)() G!V.SS SALVIACU\'f1J••m1I - CLMlA!t'O SAGE TRADESCNmASPATHACEA1PJC{l.0AVAR:.EGATAMOSES 1/111-f BOAT VERBENA Ul.ACINA tlE LA MltlA CEDROS ISi.NiCi
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PLANTING IMAGES
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L3.4
SECTION
SECTION.I.TSLOPEARE.I.S
2 X ROOTS.I.LL
ULLFOURS!OES!
@
(DTREE.I.NOROOTBALL
0 ~:~,:::;~~O~lij~E:R::ECIFJC.I. TIONS: LOC.I. TE ON
CD TREETIESPERSPEC!FJC.I.TIONS
0 ~M~g~\~~RtL0N ~i~ ii';.~ ;:J,~ ~~LOERL~;imHG .1. T
SPECJF!CATJOHS. WRAPP!PE!HFILTERF.I.BRICSOCI'>
l'HANCOR'•NOl'>NOWHEO.!LEAVE PIPE HOLLOW.
© ~~~!~C~~~:H BERN• EDGE OF PUNT PH, FIRNL Y
©FJHJSHEOGR.I.DE
G) PL.I.HT TABLETS PER SPECIFICATIONS 6" BELOW GRADE.
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0 s~~LRCto~Na~tt~T~~~:i:E TO
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ROOTS.I.LL.
@ EX!ST!HGSOIL
@ PUNTING 8.1.Cl'>F!LL NIX PER SPECIFICATIONS
@ }~~~~
01.1~:~~~\~f~~O~~~io:.r~r.1.:~RFitLE~~~C.I.TION
NON·CONP.I.CTEDHATIVE SOIL.
@lfPERCOL.I.TJONTESTFAILS,PROCEEOTO.I.UGER!II AOD!TIOU.I.L !"O!A.FORS·-o·oEPTHBELOW ROOTBALL tPERCOL.I.TIONPJTS!.
NOTES:
!.REFER TO PLANTING SPECIFICATION FOR AOOITlotU.LINr"ORMATION Z.OET.1.!LSHOWSAU"BOXTl!EE,MOOJFYOEU!L!F
URGER TREE JS PROPOSED
l. KEEP MULCH A'•i• AWAY FROtl STEMS I TAPER t
ROOTBALL
t.N!H!11UNBRANCH!NGHEIGHT 12"ABOVE ACCESSIBLE
SURF.I.CE
iU".I.NO ,1,•aox TREES SHALL HAVE TREE STAKES
PER SPEC!F!CATJONS.a·aox TREES OR URGER
SHALLHAVEGUYWIR!l<GST.I.BILlZHJONPER
SPECIFICATIONS.
i.REFERTOSPECIF!CATJONSFOR SUPPLEMENTAL
CORRECTION IN THE EVENT OF MAJOR SOIL PERCOLATION CONCERNS.
GROUNOCOVERSPAC!NG
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PLANTING DETAILS
L3.5
February 19, 2024
Hon. Mayor Heebner
Councilmembers
Solana Beach City Council
635 S Highway 101
Solana Beach, CA 92075
DRP 21-016
Novak Residence
Hon. Mayor Heebner and Councilmembers,
This leƩer is to summarize the changes we’ve made to our proposed improvements at 1005 Highland Drive and address the feedback from our neighbor at 1009 Highland Dr.
In July 2022, the Council approved our building plan but postponed approval of the landscape plan unƟl we could get input from our neighbors. At least one Councilmember pointed out that we had proposed several species that could grow quite large over the decades to come.
On reflecƟon aŌer that July 202 hearing, we agreed that planƟng sycamores and coastal oaks could eventually impair views for several of our neighbors and we should refine our plan to avoid adversely impacƟng our neighbors with very large trees.
Since originally appearing before the Council in July 2022, we approached all our neighbors with our approved building plan and a revised landscaping plan. Except for our neighbor at 1009 Highland, nobody has taken issue with our approved building plan or the new proposed landscape plan.
Through the process of working with our neighbor at 1009 Highland, we have made the decision to eliminate the second story of the building that was approved by the Council in July 2022. Furthermore, we intend to keep our plan of incurring over $100,000 in excavaƟon and increased construcƟon costs to essenƟally bury most of the garage building into the slope, such that our neighbor will see very liƩle of the building.
To the best of our understanding, he appears to believe he has an immutable right to the airspace above our property such that we should not be allowed to interfere with that space where it might infringe his view. He has stated this as a specific mean sea level (MSL) he wants to protect.
In working with this neighbor, he provided us a marked up copy of our plan with two “cones” represenƟng the areas of his view that he values, covering nearly two thirds of our property. Despite our agreement to remove the second story of the approved building in one of these “cones” and reduce to a minimum any trees in these areas (and use much shorter trees), he has rejected any plan we’ve presented that has anything, including trees or shrubs, in any of the areas he has designated as “his view corridor”.
In short, despite removing the second story of the building, incurring significant cost to greatly reduce the impact of the building to his sightline, and proposing smaller trees sparingly, we received no goodwill from our neighbor who has become adamant that we are not allowed to put any trees in our backyard if they encroach on his view of the infield grass at the racetrack.
We are exhausted from our efforts with our neighbor, emoƟonally and financially. Every revision to our plan we presented has amounted to thousands of dollar in addiƟonal professional fees with our landscape architect, civil engineer and irrigaƟon specialist. Equally important, we have lost many months in the process, further pushing into the future our enjoyment of the improvements this project will bring to our property and the neighborhood overall.
We feel we have significantly pared back the plan, well short of our original desire for the property.
Unfortunately, our neighbor does not appear willing to accept anything unless he has a right to cut off tree tops above an arbitrary mean sea level he has proposed.
Our revised landscape plan will be heard by the Council on February 28, 2024. We pray for the Council to please approve the plan as now presented.
Thank you for your Ɵme and your service to our community.
Best regards,
Kim & John Novak
1005 Highland Dr
VIA E-MAIL to:
SAAD JOMA, M.D.
- Highland Drive
Del Mar, California 92014
Telephone: (858)
E-mail:
CITY OF SOLANA BEACH
635 South Highway 101
Solana Beach, California 92075-2215
September 8, 2023
Re: Request Modifications be Made to Project before Permit is granted - Applicant: Kimberly and John Novak
- Project Address: 1005 Highland Drive, Solana Beach, CA 92075 - Project Description: Landscape Development Review Permit Dear Council Members:
This letter is respectfully submitted to the City Council of Solana Beach to set forth my request for the following:
(i) That some restrictions be placed on, and modifications be made to, the above referenced Project with respect to the Project's height and location of the trees and plants proposed; and
(ii) That any Development Review Permit to the Project only be granted upon and subject to the implementation of such additional restrictions and modifications.
Background
I ("Saad Juma") own and occupy the residence located in the City of Solana Beach, and that has the street address of- Highland Drive, Del Mar, California 92014 (the "Juma Residence"). The Juma Residence is adjacent to, and on a hillside above, the subject property that is owned by Kimberly and John Novak, and is located at 1005 Highland Drive, Solana Beach, California 92075 (the Novack's Residence). The Juma residence is located Northeast of the Novack's residence, and the Novack's residence is located Southwest of the Juma residence.
The Juma residence main living quarters is on the second floor of the property. It includes the Office (East), Kitchen (middle), and the Family room (West). All this living quarters area faces Southwest with a unique and beautiful "View Corridor." It is an integral part of the property ( and its living quarters), and the value of the property is significantly impacted by any obstruction of this "View Corridor." The "View Corridor" for the Juma residence includes a view of the Del Mar hills, the Race track with all its unique features including the green grass race track, the race track grounds, and the stands (see attachment I A&B). This "View Corridor" is positioned between 200°-240° as measured by a digital compass when viewed from the living quarters of the Juma residence. (See attachment II; Novack's Residence Landscape Plan. The red lines define the view corridor boundaries from the EAST {office} and WEST {family room} vantage points in the living quarters of the Juma residence). This view corridor starts at 200 feet MSL (mean sea level) elevation and extends upwards. Because of the slope of the ground of the Novack's residence, the best, consistent, and only reliable method to measure the height of the trees is in feet above MSL (mean sea level).
The current landscape plan for the Novack's residence includes several trees (up to 33 trees) {see attachment II & III} with height exceeding 200 feet MSL within my "View Corridor". The height, density, and the distribution of these trees within my "View Corridor" obstructs my "View Corridor" completely, and it obstructs completely my view including the green grass race track, the race track grounds, and the stands. These trees (see attachment II; The Trees that exceed the Juma residence View Corridor are highlighted in yellow on the map) height exceed the height of the Novack's residence, and block my "View Corridor." The Novack's residence landscape plan does not include any high trees that occlude or obstructs partially or complete the Novack's residence view of the race track.
There are numerous trees and plants that the Novack's can plant without obstructing my "View Corridor," yet provide them with the greenery and view they want. It is not clear to me the value of trees on the Novack Residence property that block my "View Corridor," and extend in height above the Novack's residence property roof.
The Novack's residence landscape plan as it stands will significantly obstruct my "View Corridor" and deny me the view that I enjoy from the living quarters of my residence. It will also significantly impact the value of my property. For this reason, I object to the landscape plan of the Novack's residence as it stands before you, and request the council support my request to revise the plan to limit the height of the trees ( when fully mature) in the Juma residence View Corridor {positioned between 200°-240° as highlighted in yellow in the attached map} not to exceed 200 feet MSL.
With Kindest regards,
ry/
Saad Juma, MD
Attachments:
I. Photo of the Juma residence "View Corridor" from the living quarters of the Juma residence.
II. Map of the Novack's Residence Proposed Landscape Plan (photo of the actual Novack's residence landscape plan page L3.l). The Red Lines depict the boundaries of the "Juma Residence View Corridor'' as viewed from the Juma residence Family room {West} and Office {East}. The Trees highlighted in yellow are the trees that when fully mature will obstruct the Juma Residence View Corridor as their height ( when fully mature) exceed the 200 feet MSL.
III. A table of the different planned plants and their height above ground (photo of the actual Novack's residence landscape plan page L3.2). 90UJ11CAL IIAHE COt1t10NNAt1E ST"80I- STN80L 80TANICALNll1E ~ W!!PPiPT.1££1!
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CITY COUNCIL ACTION: ____________________________________________________ _________________________________________________________________________ AGENDA ITEM # C.3.
STAFF REPORT
CITY OF SOLANA BEACH
TO: Honorable Mayor and City Councilmembers
FROM: Daniel King, Interim City Manager
MEETING DATE: February 28, 2024
ORIGINATING DEPT: City Clerk’s Office
SUBJECT: Citizen Commission Appointments to 1) Public Arts Commission and 2) Parks and Recreation Commission
BACKGROUND:
On January 24, 2024, Council made annual appointments to the 5 Citizen Commissions and authorized an application extension period for the remaining positions on the Climate Action Commission and the Parks and Recreation Commission. Due to a recent resignation, there is also a vacancy on the Public Arts Commission.
All appointments to Citizen Commissions are conducted in accordance with Council Policy No. 5 - Appointment of Citizens to Boards, Commissions, Committees, and Task Forces (Attachment 2) - and all persons interested in serving on the City’s Citizen Commissions are required to complete and file a Citizen Interest Form (application), with the required references, and submit it to the City Clerk for formal application processing. For those Commission members who may be reapplying for their position’s scheduled vacancy, a re-submittal application is made available for minor changes to their original full application, thus streamlining the application process. However, if the applicant applies for a new Commission or wants to modify any of the questionnaire sections, a new full application is required. The Application/Citizen Interest Form is available year-round at the City Clerk’s Office and on the City’s website. Any person interested in serving on a Citizen Commission may apply any time prior to or during the annual or other recruitment periods.
This item is before Council to consider appointments to the Public Arts Commission and Parks and Recreation Commission.
DISCUSSION:
A notice of vacancies for the Climate Action, Public Arts, and Parks and Recreation Commissions was posted on February 1st with an application deadline of February 20th. As of this deadline, a total of 2 applications were received for consideration and posted on the Worksheet. The City Clerks’ Office will post an extension notice for the remaining vacancies.
February 28, 2024
Citizen Commissions Appointments
Vacancies for which Applications were Submitted
Vacancies Term Subject to Majority Vote
Appointment by:
Parks and Recreation Commission: 2 vacancies total
One (1) vacancy
One (1) vacancy
2 Years – Until End of Jan 2026
1 Year – Until End of Jan 2025 Council-at-large
Public Arts Commission: 1 vacancy total
One (1) vacancy
2 Years - Until End of Jan
2026 Council-at-large
Member Requirements
SBMC Sections 2.64, 2.72, 2.74, 2.84, Resolution 2007-160, and Resolution 2015-127 outline some of the duties of the Commissions; however, there are other duties and assignments provided in relation to various opportunities and issues that occur throughout the year. To carry out the Commission’s work, SBMC Section 2.60.010 outlines the requirements of meeting attendance. As a legislative body, like the City Council, Citizen Commissions are required to fulfill a responsibility of participating in each meeting for all matters brought before the Commission. In addition, the Commission Handbook, provided to each appointed/re-appointed member, and posted online, provides various other requirements, regulations, guidelines, and procedures for Commission members.
Member Appointment Term
The appointment date of Commission members triggers deadlines for required tasks and filing paperwork. The appointed member may begin participating in Commission work once they have been sworn in by taking their Official Oath, administered by the City Clerk’s Office. The swear-in may take place before or at the first meeting of the Commission as coordinated with the City Clerk’s Office. Member terms end on January 31 or once an appointment is made to their position, whichever occurs first.
FISCAL IMPACT:
There is no significant fiscal impact associated with this annual appointment process. Pursuant to City Council Policy 19 (Background Check Requirements for Citizen Commissions), new appointees are required to complete a background check for which the City pays for the cost at a designated location. The Human Resources Department incurs the cost for background checks for Commission members.
WORK PLAN: N/A
February 28, 2024
Citizen Commissions Appointments
OPTIONS:
∙ Approve Staff recommendation and proceed with appointments for vacancies. ∙ Do not approve Staff recommendation and extend deadline to receive new applications, allowing expiring positions to remain vacant until refilled.
DEPARTMENT RECOMMENDATION:
Staff recommends that City Council:
1. Appoint one (1) member to the Parks and Recreation Commission nominated/appointed by Council-at-large for a two-year or one-year term.
2. Appoint one (1) member to the Public Arts Commission nominated/appointed by Council-at-large for a two-year term.
CITY MANAGER’S RECOMMENDATION:
Approve Department recommendation.
___________________________
Daniel King, Interim City Manager
Attachments:
1. Vacancy Notification Flyer
2. Recruitment Efforts
3. Worksheet outlining openings and applicants’ choice(s)
4. List of Applicants
5. Applications (in separate binder)
02-01-2024 Megan Bavin, Deputy City Clerk
Cit
PUBLIC NOTICE
CITY OF SOLANA BEACH VOLUNTEERS SERVING ON BEHALF OF THE CITY COUNCIL Applications are being accepted through Tuesday, February 20, 2024, 5:30 p.m.
City Council is scheduled to make appointments at the February 28, 2024 City Council Meeting.
CLIMATE ACTION: One (1) vacancy – term will expire end of January 2026 Professional Position
This Commission participates in reviewing certain matters regarding reducing the City’s greenhouse gas (GHG) emissions and implementing the Climate Action Plan.
Regular Meeting Schedule: 3rd Wednesday of each month at 5:30 p.m.
Composition: 9 members: 7 members each appointed by the Council At-Large, 2 Councilmembers (or 1 Councilmember & 1 citizen or professional) Position Requirements: o Five Citizens/Residents - At least 18 yrs. old * Resident of the City o Two Professionals - At least 18 yrs. old * Must be from the environmental or scientific community. * Resident or Non-resident o Two Current Councilmembers (or one voting Councilmember and one person from another position, as determined by Council) PARKS & RECREATION: One (1) vacancy – term will expire end of January 2025 One (1) vacancy – term will expire end of January 2026
This Commission participates in reviewing certain matters regarding the City's parks, programs, and conducts certain City events.
Regular Meeting Schedule:
Composition:
Position’s Requirements:
2nd Thursday of each month at 4:00 p.m.
7 members who are all appointed by the Council At-Large.
At least 18 yrs. old * Resident of the City.
PUBLIC ARTS: One (1) vacancy – term will expire end of January 2026 This Commission participates in reviewing certain matters regarding community art opportunities and conducts certain City events.
Regular Meeting Schedule: 4th Tuesday of each month at 5:30 p.m Composition: 7 members who are all appointed by the Council At-Large.
Position’s Requirements: At least 18 yrs. old * Resident of the City.
Climate Action Parks & Recreation Public Arts
Attend a Citizen Commission public meeting. Agendas are posted on the City’s website. See the City’s website for members, expiring positions, and further information.
Citizen Interest Forms (Applications) and additional information on the Commissions can be found on the City’s website at www.cityofsolanabeach.org (Tabs: Government, Citizen Commissions) OR by contacting the City Clerk’s Office (858) 720-2400. Please contact the City Clerk with any questions regarding the recruitment/appointment process.
CITY’S CITIZEN COMMISSION POSITION OPENINGS
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PRINTED FLYERS
City Hall Front Desk / City Hall Bulletin Board / La Colonia Bulletin Board / Library Flyer Posted to Commissions main web page
City Council Mtg announcements
EMAIL OR MAILING
E-Blasts 1/30, 2/14 / Council notice / Liaison notice
Corresp. to: Past Applicants Not Appointed w/ Vacancy Notice AND last application Solana Beach Chamber of Commerce / Boys & Girls Club
Solana Beach Presbyterian Church / Calvary Lutheran / St. James / Unitarian Universalist Fellowship Assocation of Women in Science
Environmental Health Coalition
Environmental Science Assocation
I Love a Clean San Diego
ICLEI - Loal Governments Sustainability
San Diego Foundation
San Diego Science Alliance
SCS Engineers
UCSD Environmental Studies
Univesity of San Diego - Arts/Science
WEBSITE
Recruitment Efforts FOR 2024 Feb ANNUAL Appointments
ORGANIZATIONS Contacted
ANNOUNCEMENTS
ATTACHMENT 2
Matt Linnik (Council) Deborah Sweet (Council)
Debbie Day (Council) Halle Shilling (Council)
Carol Jensen (Council) Jeanie Grischy (Council)
H. Shane Noroozi (Council) Vicki Cypherd (Council)
Michael Budelsky (Council) Mark Mennie (Council)
Michael McClune (Council) David Zito
(Primary)
VACANT (Council)
until Jan 2025 Shawn Hethcock (Council)
VACANT (Council)
until Jan 2026
Kristi Becker
(non-voting)
VACANT (Council)
until Jan 2026
VACANT (Council)
until Jan 2026
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Climate Action Parks & Recreation Public Arts
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First name Last Name
D
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12-21-23 Mariel Mayer Only Choice
02-09-24 Roderick Stewart Only Choice
1 Vacancy
Professionals
Appointments by:
Council-at-large
1 Vacancy
Appointments by:
Council-at-large
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2 Vacancies
Appointments by:
Council-at-large
Date Rcvd
APPLICANTS
in order by 1st choices
City of Solana Beach Citizen
Commissions 2024 Appointments
Applications DUE February 20, 2024
0 Vacancies
Council OR
Other Member Type.
As determined by Council
Last Updated 02-22-2024 ATTACHMENT 3
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ATTACHMENT 4
City of Solana Beach
Citizen Commission Applicants
Deadline – February 20, 2024 by 5:30 p.m.
LIST OF APPLICANTS
Applicants
Application Received Application Complete
Last Name First Name
Mayer Muriel Reapplication 1/25 Yes
Stewart Roderick 2/8 Yes