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DIR-2014-34b CITY OF CUPERTINO 10300 Torre Avenue, Cupertino, California 95014 (408) 777-3308 To: Mayor and City Council Members , Chairperson and Planning Coinmissioners i From: Gary Chao,Assistant Director of Community Developm '� :t' Prepared by: Gian Paolo Martire, Assistant Planner �' ; Date: October 30, 2014 Subject: Director's Minor Modification, DIR-2014-34, to allow landscape improvements at a multi- family housing development(Le Beaulieu Apartments). Chapter 19.164 of the Cupertino Municipal Code allows for administrative approval of minor changes in a project. The Director reports his decision to the City Council and Planning Commission in time to allow an appeal of the decision within fourteen calendar days. DISCUSSION The applicant, Matthew Lewis, representing Mid-Peninsula Housing Corp (Cupertino Community Housing for the Disabled), is requesting landscape improvements at a multi-family housing development(Le Beaulieu Apartments) located at 10092 Bianchi Way. Landscape Improvements The applicant proposes to upgrade the existing landscaping as part of a unit rehabilitation program. The upgrades include the complete removal of existing turf areas and the addition of new drought tolerant landscaping and a water efficient irrigation system. No reduction in parking stalls is proposed. ACTION The Director of Community Development deems the modification minor and approves the Director's Minor Modification and Tree Removal Permit with the following conditions of approval: 1. APPROVED EXHIBITS Approval is based on the plan set consisting of eleven (11) sheets received on September 11, 2014 labeled L-1, L-2, and L-3, entitled, "Le Beaulieu Apartments" drawn by Thomas Baak & Associates, LLP;except as may be amended by conditions in this resolution. 2. CONSULTATION WITH OTHER DEPARTMENTS The applicant is responsible to consult with other departments and/or agencies with regard to the proposed project for additional conditions and requirements. Any misrepresentation of any submitted data may invalidate an approval by the Community Development Department. DIR-2014-34 Page 2 10092 Bianchi Way 3. UTILITY SCREENING All new or relocated utility structures, including, but not limited to backflow preventers, fire department connections, and post-inlet vales, shall be screened to the satisfaction of the Director of Community Development. 4. LANDSCAPE INSTALLATION REPORT Prior to issuance of final occupancy, a landscape installation audit shall be conducted by a certified landscape professional after the landscaping and irrigation systems have been installed. The findings of the assessment shall be consolidated into a landscape installation report. The landscape installation report shall include, but is not limited to: inspection to confirm that the landscaping and irrigation system are installed as specified in the landscape and irrigation design plan, system tune-up, system test with distribution uniformity, reporting overspray or run-off that causes overland flow, and preparation of an irrigation schedule. The landscape installation report shall include the following statement: "The landscape and irrigation system have been installed as specified in the landscape and irrigation design plan and complies with the criteria of the ordinance and the permit." 5. LANDSCAPE AND IRRIGATION MAINTENANCE Prior to issuance of final occupancy, a maintenance schedule shall be established and submitted to the Director of Community Development or his/her designee, either with the landscape application package, with the landscape installation report, or any time before the landscape installation report is submitted. a) Schedules should take into account water requirements for the plant establishment period and water requirements for established landscapes. b) Maintenance shall include, but not be limited to the following: routine inspection; pressure testing, adjustment and repair of the irrigation system; aerating and de-thatching turf areas; replenishing mulch; fertilizing; pruning; replanting of failed plants; weeding; pest control; and removing obstructions to emission devices. c) Failed plants shall be replaced with the same or functionally equivalent plants that may be size- adjusted as appropriate for the stage of growth of the overall installation. Failing plants shall either be replaced or be revived through appropriate adjustments in water, nutrients, pest control or other factors as recommended by a landscaping professional. 6. INDEMNIFICATION To the extent permitted by law, the Applicant shall indemnify and hold harmless the City, its City Council, its officers, employees and agents (the "indemnified parties") from and against any claim, action, or proceeding brought by a third party against the indemnified parties and the applicant to attack, set aside, or void this ordinance or any permit or approval authorized hereby for the project, including (without limitation) reimbursing the City its actual attorneys' fees and costs incurred in defense of the litigation. The City may, in its sole discretion, elect to defend any such action with attorneys of its choice. DIR-2014-34 Page 3 10092 Bianchi Way 7. NOTICE OF FEES,DEDICATIONS,RESERVATIONS OR OTHER EXACTIONS The Conditions of Project Approval set forth herein may include certain fees, dedication requirements, reservation requirements, and other exactions. Pursuant to Government Code Section 66020(d) (1), these Conditions constitute written notice of a statement of the amount of such fees, and a description of the dedications, reservations, and other exactions. You are hereby further notified that the 90-day approval period in which you may protest these fees, dedications, reservations, and other exactions, pursuant to Government Code Section 66020(a), has begun. If you fail to file a protest within this 90-day period complying with all of the requirements of Section 66020, you will be legally barred from later challenging such exactions. This approval of the Director's Minor Modification is effective October 30, 2014. The fourteen calendar day appeal period will expire on November 13,2014. Enclosures: Plan set G:\Planning\PDREPORT\DIRreports\2014\DIR-2014-34.doc I � I i i � I � � �---- 9 12.0 p I��v��"3� . '-Y?�S 'a '^`, , i < . . u 1$ �c.'. er�'"c m:1l�.+C al_'=i�. A :r. _: ..�v_.��.:� ��_ �'l� �. , . s �. � �a'-w.��;�, c A '�,.r' . ��l -�. �� t�i��s��dg:�� V. D i R. i � I � I � J IRRIGATION LEGEND: � 'RAINBIRD'ESP-LXME SERIES 12 STATION INTERIOR WALL-MOUNT SMART CONTROLLER WITH#ESP-12LXME CONTROLLER BASE AND#ETC-LX ET MANAGER CARTRIDGE.CONNECT TO EXISTING CONTROL WIRES;VERIFY LOCATION IN FIELD e EXISTING BACKFLOW PREVENTER TO REMAIN;VERIFY LOCATION IN FIELD 8 'RAINBIRD'#44-RC QUICK COUPLER VALVE IN LOCKING PLASTIC VALVE BOX AT 100'O.C.(MAX.);PROVIDE(1)#44K KEY AND HOSE SWIVEL PER(5) Q.C.�/.�S � NEW'RAINBIRD'#100-PEB 1"REMOTE CONTROL VALVE AT EXISTING R.C.V. LOCATION,VERIFY LOCATION IN FIELD;MOUNT WITHIN'CARSON BROOKS' PLASTIC VALVE BOX WITH STAINLESS LOCK DOWN BOLTS. � EXISTING REMOTE CONTROI VALVE;VERIFY LOCATION AND OPERATION IN FIELD ••- EXISTING MAIN�INE;VERIFY LOCATION IN FIELD LATERAL LINE: CLASS 200 PVC PIPE WITH SCHEDULE 40 PVC SOLVENT-WELD 3/4"FITTINGS;SEE PLAN FOR LINE SIZE.ALL CUTS TO BE SQUARE,PRIMER --� 1" TO BE USED.PROVIDE 12"(MIN.)COVER - �y 1-1/4" EXISTING ACCESS FOR IRRIGATION LATERAL;VERIFY LOCATION IN FIELD. BORE UNDER EXISTING PAVING AS NECESSARY TO PROVIDE ACCESS XX CONTROLLER STATION NUMBER 0.00 GALLONS PER MINUTE � 'RAINBIRD'#1401 FULL CIRCLE BUBBLER(0.25 GPM)ON FLEX RISER;(1)PER PROPOSED SHRUB AND EXISTING SHRUBS AS SHOWN ON PLAN o 'RAINBIRD'#1402 FULL CIRCLE BUBBLER(0.50 GPM)ON FLEX RISER;(1)PER EXISTING TREE AS SHOWN ON PLAN OEXISTING WATER SUPPLY: PROVIDE CONNECTION TO DISCHARGE SIDE OF EXISTING BACKFLOW PREVENTER TO REMAIN;VERIFY EXACT LOCATION IN FIELD.AT DISCHARGE SIDE OF BACKFLOW UNIT,VERIFY A MINIMUM AVAILABLE STATIC WATER PRESSURE OF 40 PSI;IF EXCEEDS 90 PSI INSTALL'WILKINS'#600 PRESSURE REGULATOR IN 10"ROUND PLASTIC VALVE BOX.VERIFY A MINIMUM AVAILABIE FLOW OF 19 GPM. OINTERIOR WALL-MOUNT CONTROLLER: PROVIDE 120 VOLT POWER WITHIN RIGID CONDUIT FROM SOURCE STUBBED-0UT BY ELECTRICAL CONTRACTOR TO CONTROLIER LOCATION;FINAL LOCATION ON WALL TO BE COORDINATED WITH PROJECT SUPERINTENDENT.ALL ABOVE GRADE CONTROL WIRES SHALL BE CONTAINED WITHIN PVC ELECTRICAL CONDUIT SECURELY FASTENED TO WALL. GENERAL IRRIGATION RENOVATION NOTES: 1. CONTRACTOR SHALL FIELD VERIFY LOCATION OF IRRIGATION WATER SUPPLY, BACKFLOW PREVENTER AND CONTROLLER PRIOR TO UNDERTAKING WORK.ALL EXISTING IRRIGATION COMPONENTS OUTSIDE OF THE LIMIT OF WORK SHALL REMAIN INTACT AND OPERABLE AFTER IRRIGATION RENOVATION IS COMPLETE. 2. ALL EXISTING IRRIGATION HEADS AND VALVES ENCOUNTERED WITHIN THE LIMIT OF WORK AREA DURING DEMOLITION AND INSTALLATION ARE TO BE REMOVED AND DISCARDED.ALL EXISTING IRRIGATION PIPE ENCOUNTERED WITH THE LIMIT OF WORK AREA SHALL BE ABANDONED AND REMOVED AS NECESSARY TO COMPLETE WORK. 3. CONTRACTOR SHALL PROVIDE ADEQUATE WATER APPLICATION BY HAND TO ALL EXISTING PLANTING(TO REMAIN)DURING WORK TO MAINTAIN HEALTHY CONDITIONS. 4. CONTRACTOR SHALL REMOVE ALL DISCARDED IRRIGATION COMPONENTS FROM SITE AS DIRECTED BY OWNER'S REPRESENTATIVE. GRAPHIC NOTE: IRRIGATION PLAN IS A SCHEMATIC REPRESENTATION OF THE DESIGN.ALL IRRIGATION PIPES AND VALVES SHOWN IN PAVING AREAS SHALL BE INSTALLED IN ADJACENT PLANTERS ALONG BACK OF PAVING AS SITE CONSTRAINTS ALLOW.SLEEVE LOCATIONS ARE SHOWN RELATIVE TO RELATED SITE PAVING LOCATIONS. GRAPHIC SCALE 16 0 8 16 32 64 ( IN FEET) 1 inen= 18 rt. REFER TO SHEET L-3 FOR IRRIGATION NOTES AND DETAILS �� - �- a�� . a .� .a � a cs U G N v y U^= Q,�N� �U P u�n �.�a �Q�qr � �.��m 0� o.�Y�� v� CC y Cva �c��a � R � z [-...a;3a vJ � Z W G � Q � Z � � C� O Z � � Q O Q U = � � W Z a W � � J W g a � _ U Q W m �..�..� � z J � � � Qrn V � � oes�o or�wN: RS RC CHECKED: JOB N0: �� 9—„_,4 sc� NOTED SHEEf L-1 ov 3 sH�rs / � \ / / � \ \ ,�,,. .,,.,,,.,,., -- REMAIN `�_.�- ��_-� -- fal�-'�f�3�- .. .. . `��D' ,_�_ �`f{�� 'y�'�; _-_ ...._.._..�..._�.,.L.� � _ . .. . � . . . ... , «.�-.,_. .. �> . _ ...«..-�.as...r.�w.e�s �� ^. r... ��; • :1' ' _�- .,_ , ;:- , , ' .;��. f)IR. , ,__� �__� PLANT MATERIALS LIST: SHRUBS: TO BE 5 GAL.SIZE UNLESS NOTED OTHERWISE ABE GRA ABELIA GRANDIFLORA'KALEIDOSCOPE' BUD DAV BUDDLEJA DAVIDII CIS PUR CISTUS PURPUREUS HYD MAC HYDRANGEA MACROPHYLLA'ENDLESS SUMMER' LOR CHI LOROPETALUM CHINENSIS'RAZZLEBERRI' NAN DOM NANDINA DOMESTICA'GULF STREAM' POL FRU POLYGALA FRUTICOSA'PETITE BUTTERFLIES' RHA CLA RHAPHIOLEPIS INDICA'CLARA' ROS PIN ROSA'PINK CARPET TEU CaM TEUCRIUM FRUTICANS'COMPACTUM' XYL CON XYLOSMA CONGESTUM PERENNIALS:TO BE 1 GAL.SIZE ERI KAR ERIGERON KARVINSKYANUS HEB AUT HEBE'AUTUMN GLORY' HEU SAN HEUCHERA SAGUINEA'SNOW STORM' GROUND COVERS: SIZE AND SPACING NOTED BELOW: M T MYOPORUM PARVIFOLIUM'TUSCON' FROM 1 GAL.CANS AT 36"O.C. TRACHEIOSPERMUM JASMINOIDES FROM 1 GAL.CANS AT 36"O.C. GLOSSY ABELIA BUTTERFLY BUSH ORCHID ROCKROSE GARDEN HYDRANGEA FRINGE FLOWER HEAVENLY BAMBOO SWEET PEA SHRUB INDIAN HAWTHORN PINK CARPET ROSE(2 GAL.SIZE) BUSH GERMANDER SHINY XYLOSMA SANTA BARBARA DAISY HEBE CORALBELLS MYOPORUM STAR JASMINE j%j j j RESIDENTIAL PERSONAL GARDENS NOT TO BE DISTURBED �EXISTING LAWN AREA TO BE REMOVED (E)JAPANESE MAPLE TO REMAIN (E)REDWOODS TO REMAIN (E)SHRUBS TO REMAIN;TYPICAL GRAPHIC SCALE 16 0 8 16 32 64 ( [N FEE1') 1 inch= 18 ft REFER TO SHEET L-3 FOR PLANTING NOTES AND DETAILS � '�� O� n� �� a� �. � � � v � U O Y O v' u?: y �.� Q�� U y:f u F+L P �Q�'a.� � YR� <J n Uvmi (.ay ��e N v� � y��a � o �o=� s �a�� F..-a'�3 a, � Z w G �— a � Z Q � c� oZ � � � J � � Q � U = � � w Z a W � o J W � a � � U Q W W �..�..� J z Q J � � Z H Z Q J � oES�o: oa�wN: RS RC CHECKED: JOB N0: �� 09-11-14 NO ED SMEET L-2 oF 3 sF+�rs PLANTING NOTES: GENERAL NOTES:The Landscape Contractor shall inspect the site and be familiar with all existing site conditions prior to submitting his bid.Contractor shall not wlllfully proceed wlth constructlon as shown when k Is obvlous that obsWcUons,landscape area and/or grade differences exist that may not have been known during design,such conditlons shall Immedlately be brought to the attentlon of the Landscape Archkect.The contrador shall assume full responslbllRy for all necessary revlsbns due to fallure to give such notlflcaQon.Contractor shall be responsible for making hlmsel/famlllar with all underground uUlitles, pipes,structures and obstructlons.ConVactor shall take sole responsibillry for all costs Incuned due to damage andor replacement of these Items.Contractor shall be responsible for coordination between Vades and subconVactors as required to accomplish landscape operations.The Landscape Contracror shall be responsible for any damage to existlng faciONes caused by or during the perfortnance of his work.All repairs shall be made at no cost to the Owner.PlanUng shall be installed in confortnance with all applicable local codes and ordinances by experienced woricmen and a Ifcensed Landscape ConUactor who shall obtain all necessary permits and pay all required fees. SOIL PREPARATION:The Landscape Contractor shall be responslble for flMsh grading and all planting area dralnage.Positive dralnage away from the bullding as per city codes shalt be maintalned.No low spots which hold standing water wlll be accepted.The Landscape Contrador shali incorporate sofl preparation amendment into planting areas as noted below.Where rototilling is not possible,incorporate soil amendments into top 6 inches with hand tools. After Installatlon of Irrigatlon system,all plantlng areas are to be flne graded to within 2 fnches and slighqy mounded away from edges of top of planter,curb, walk,header,etc.and raked smooth with all rocks and debris over 1 inch In diameter removed. SOIL PREPARATION AMENDMENTS AND BACKFILL MIX:The Landscape Contractor shall amend existing sal.by rotoGlling,6 cu.yd.BFI'Super Humus' compost and 75 Ibs.organlc balanced fertllizer'Phyta-BoosY(7-1-2)per 1,000 sq.ft.available from CalHomia Organics o�equal Into the top 6 Inches of sofl in all plantlng areas.(or equal)Pfl Planting Mix:for Vees and shrubs mix 1/3 organlc amendment,2/3 amended topso0 as noted above. TREE PLANTING:The trees are to be planted as per detail on plan.Trees shall typically be bcated a minimum of 4 feet from arbs,walks,headers, buildings,overheads,and other trees within the project.backfill shall be the'Pit Planting Mix'as noted above.All Vees shall receive organic feRilizer'Phyta boosY 7-1-2 avall.from Califomia Fertllizer Company Inc.(or equal)for 15 gallon trees:1 cup,for 5 gallon Vees and shrubs:1/2 cup.Thoroughly water Vees Immedlately aRer planting. ROOT BARRIERS:All trees planted within 5'of a paved surface shall receive a linear type root barrier 18"deep and 10'long along adjacent paving edges, centered on the tree trunk.(See detail) SHRUB PLANTING:The shrubs shall be spotted as per plan and the locations approved prior to the digging of the holes.Shrub backfill shall be the'Pk Planting Mix'as noted in'Backflll soil mixes'.All shrubs shall receive'Phyta-BoosC 7-1-2 organic fertilzer avail from Califomia Fertilizer Company Inc.(or equal) at the following rates:For 5 gallon shrubs:l/2 cup for,1 gallon shrubs:t/4 cup.Thoroughly water shrubs immediately aRer planting.Do not plant any plant within 2'0"of any building wall. MULCHING:Mulch all plantlng areas,excluding lawn and stortn water bioswale areas,having a slope less than 2:1 with a 3 inch minimum depth of recyded wood fiber,UV stabilized,dyed-colortast black with a PH of no higher than 5.0.and free of noxious weeds and foreign materials.#135 Black Chip from 'Re-User Inc.'or approved equal. SOD LAWN:Sod shall be as specified on drawings and installed as per suppliers specifications.Remove from all tuA areas,stones(1'or larger),mortar, concrete,asphalt,rubbish,debris and any materials harmfull to plant life.Remove noxious weed growth and roots.Thoroughly mix and pulverize the following proportions of materlals(Ilghtly compacted measurements)to a minimum depth of 6-8 Inches while In a molst,frlable condkion:6 cu yards of BFI'super humus'compost per 1000 sq ft.of lawn area and 151bs per 100o organlc fertilizer'Phyta-Green'Turf Fertfllzer&2-2 avaflable from Califomla Organlc fertillzer Inc.(or equal) LAWN MAINTENANCE:Protect an maintain each area by watering,mowing,resodding or seeding as necessary for a minimum of 60 days after turf Installatlon or to the end of the 90 day malntenance pe�iod(which ever is latest).Establish a thick,weed free unNortn stand of grass.Mow grass at 1 1/2 Inches In height when It attains a helght of 2 Inches.Apply 10 Ibs per 1000 sq ft,of'Phyta Green'Organic Lawn Fertlllzer at end of malntenance perlod. MAINTENANCE:The Contrector shall maintain the project for 90 days(or as requested by ownerj following the approval to begin Ne maintenance period. Ouring the entire maintenance period,watering,cultivating,weeding,mowing,repair/tightening of stakes and tles,restoretion of basins,provisbn of supplemental water by hand In additbn to Irrigadon system as necessary.No pre-emergence herbicides shall be applled-hand remove weeds.Only organic ferdlizers shall be applled such as Mose speclfled above.Insfall per manufacturers recommendatbns.At the end of the 90 day malntenance period all areas are to be weed free and all plant materlal Is to be In a healthy,thriving condlUon.Integrated pest management pracUces shall be implemented. SUBSTRUTIONS:Requests for substitutions of plant varieties shall be made to the landscape Archkect within 15 days after signing of contract. GUARANTEE:All construcUon,trees and shrubs by the Landscape Contractor and/or his subcontractors shall be guaranteed for(1)one year aRer beginning of maintenance period.The contractor shall replace,at no expense to the Owner,any and all landscape materials that are in an unacceptable co�dition for time of use,and trees or shrubs that are dead or not in a vigorous,healthy growing condiUon;within two weeks of notificatlon of such condition.Replacement shall be of the same kind and size as the originally specifled item and shall be replaced as originally described on the drawings.The Contractor shali not be held liable for loss of plant materials during the guarantee period due to vandalism,acciden[al causes or acts of neglect by others than the Contrador,his agents and employees. CLEAN UP:At the end of each work day,at the I�spectlon for substantlal completlon and before acceptance of project,clean paved areas that are dirtled or stalned by construcUon operaUons,by sweeping or washing,and remove defacements and stafns.Remove constructlon equipment,excess materials and tools.Haul from Owners property the deb�ls resulUng from construction,and dlspose of legally.Remove remalning temporary protecUon at tlme of acceptance by Owner unless otherwlse agreed. FERTILIZERS:Avaiiable Califomla Fertilizers Company Inc.1-800-269-5690 www.organlcag.com www.callfomiaorganicfertllizers.com.Compost avallable from BFI 408-88&7632 www.bfl.wm EXISTING TREES TO REMAIN:P v' ro We temporary fencing,barticades or guards as necessary to protect e�dstlng trees or other plants which are to remain, from above grade damage.Protect root systems from smothering.Do not store conshuction materials,debris or excavated material within drip line(outer perimeter of tree branches).Restrict vehlcular and foot traftic withln drip Iine to prevent excessive compactbn of soll over root systems.ArborlsYs report, when present,takes precedent over these notes. P 1�r�l�--�7 n �a --3��'l�� " .. . . �. � . .. . w��J��"..��i,��f.u'�1F Y �•�i�r�,� ��\�� ur�w�t�cm or wnc, :OOF COIIIIECf10N �vKVC eox wrrt�tovex: u-wa sac �FMA5f1 GpIOE/�OV OF MULCX r�uore conma vkvc a.c su+ao unioNS(2 rwicK) rvc scH eo r�a�(aosE) PvC Sq1 10 Ell PNC 9LH!0 N�PPIE ��nw��a xcouwEO) BRICK(1 Of 4) w o�o[n)�5a a cu�TM. v�c wrr�urt Pre PMC 5CM r0 7EE OR ELL avc scN 4o ww.e�ara�a PVC U7FRAL PIPE �.o-Ma�uu xm�or J/1-INCN M'ASMED WtAYEL PRESSURE COMPENSATING � BUBBIER TO BE INSTALLED ON EDGE OF ROOTBALL A1�EXTEND 1"ABOVE W000 CHIPS FLEXIBLE PVC HOSE SCH.40 PVC MALE ADAPiER;BOTH ENDS %��%� ' �� \ PVC UTERAL NOTE:GLUE FOR FLEXIBIE HOSE SHALL BE WELO-ON/795 SHRUB BUBBLER DETAIL 0 x-a"w�m+wt en .t p $N BER11 Ep'iE a rtooreui.w�vw w n«s `V� �vwi�m�c.�rT,�po�i�mi�ro � � PUNT AT IFiR lO-90 0�15 �1/2�DEPM Of AS 4110YI1 rtoore�u rax r a+ow/r-z- S GAL 92E� Agpy[{�g��q�p[ ,wo icss. BACKi1LL 4AlE7tlN PFR TIE SpLS RFPfAT. i � 4a pA1tiER OF ROO7BML(YW J sNRUe aunnrvc IRRIGATION NOTES: GENERAL NOTES:Do not willfully install the irrigation system as shown on the drawings when it is abvious fn ANTENNA HOUNiEp pN G.pINEf the fleld that obsWcUons.grade differences or dlfferences In area dimensbns exlst that might not have been considered in the design of the system.Such obstructions or differences should be brought ro the attention of ICl.T10N CONfROLLER the Landscape ArchitecL Notify Landscape Archflect of any aspects of layout,whkh will provide Incomplete or w�T�orvraa w��r+c insufficient water coverage of plant material and do not proceed until the inshuctions are obtained.In the event N�cr.cw+aiT this notification is not performed,the Irtigatbn Contractor shall assume full responsibility for any revisions necessary.It is the responsibility of the Irtigatio�Contractor to famiiarize himsc�lf with a0 the grade differences. �var�ocw� bcation of walks,retaining walls,etc.prior to constructio�s.It shall be Me Contradols responsibiity to protect 'TM�aPR°°F a+�°� In place(by all means necessary)all existlng utlllUes unless othenvise speclfled on Me pans.Clty standard fCM drawings,specificatlons,specific notes 8 detail drawings and the sods report take precedence over general �q�E drawings and plans unless otheiwlse directed.My devlatbn from approved plans during constructlon wlll require 48 hours prior notice to the Landscape Architect.At least one set of plans shaA be on the sNe at all times for Inspectlon.Irtigation CanVactor shall comply with all Sta[e,County and Ciry laws and ordinances;and NCN PVC$CM 4U CONDUIT, WEEP ELL AND�rriNCS regulations of the Department of Industrial Relations.O.S.HA.and Industrial Accident Commission reladng to the safety and character of work,equlpment and labor personnel.The Irrigatlon Consultant assumes no responsibility beyond the adequacy of the design contained herein. ES TO REMOTE COHTFtOI ALVES �SIYEEP ELL AND FITTINCS� WALL MOUNT CONTROLLER �SM GRADE/TOP OF MUICH ICK-COUPLJNC VI�VE: .ve eox wm�coota: 6-INCM SIZE 'SCH 80 NVPLE (LENGTX AS REOUIRED) INCN MINI4UM DEPM Oi 7/hINCH WASMED GRAVEL :SCH 40 STREET QL icu(i aF z> 'SCH 80 NIPPLE (LENGiH AS REOUIRED) :SCN 40 STREEf 0.L \ PVC SCH s0 iEE OR ELL PVC/MINUNE PIPE PVC SCN 40 ELL norE: 1. FUftNISM FITTNG$AND PIPRIG NOMIWILLY SIZm IDENTIGL TO NOIIINAL QUICK CWPUNG VALVE INLEf 9ZE. QUICK-COUPLING VALVE ieo�wr. \��,�,/ nna� I/'/', � \i��`I.�"��%/� �} .a �M,�•,,•nrE.RCC sr�+�ca ��a'�.�n' /i ua.�u a�ue re�rc�+maxwe am �i91� ►REVALING vMUf.SiN�S ME�ELOV ''�i�/ S EL rusr w..ae Tacc rew�n�oc<r E■ olw IIUU �,>�n,�..��z,� INIL TII EIiCM SIOE�STNQ �� l vtn�t•fxv.R�u6 MLL. STRMS lOD1 fIpAE EIO1T. i nm*vu cttr r Nu�cx n�w r nr�wx rxa a�rtarnnc aaut� I MO(fILL MIX(SEE IaTES1 P f11[IIMC D6TKL'�FP IImT' � . . BA4M_iAY-OD NUT MTNL „�I�//I�; � � �/I�� ac,u�r faa m r mmJ � RmTYa1 OWETER lY1L� t�m�E NL MIM1�Ir STN(6 f110Y XOOn�Il]IOEf Oi n.wr rrt ro ec�awnrx :�;�:,.�:� �v a s�"ae waa ucs DRAWINGS:Due to the scale of drawings,It is nol possible to indicate aN offsets,flttings,sleeves,etc.,whfch may be required.The Contractor shall also carefully investigate the structural and finished conditions afFecUng all of his work,plan his work accordingly and fumish such fittings,etc.as may be necessary to meet such conditlons.Drawings are generally diagrammaUc and Indlcative of the work to be Installed.The work shall be installed in such a manner as to avoid conflicts between irrigation system,plandng and archftectural features.All ptping,valves,etc.shown within paved areas are for design clariflcaUon only and shall be Installed In planting areas where possible. CONTROLLER Irtigation Conhactor is to program timing of statlons on conV011er to irtigate in the most efflclent,water conserving manner posslble.It Is the responsibllity of the Landscape Mafntenance Contractor and/or the owner to program the Irtigation Controllers to provide the minimum amount of water needed ro sustaln proper plant health.This indudes making adJustments to the program for seasonal weather changes, plant material needs,water requirements,changes in elevation,sun,shade and wind exposures.Contrector shall assume responsibility for any damage,erosion,puddling,etc.due to improper programming.Electrical Contractor to supply 120-VOLT A.C.(2.5 AMP)servke&disconnect,junctlon box and condult,as necessary,to controller bcation.Irtigatlon Cantracror to make fina�connection from electrical stub-out to conV011er.Install new 9-VOLT Duracell battery(s)In conVoller(if requlred)to retain program In memory du�ing temporary power failures.Control�er shall have ground wire as per manufacturers instrucNons. VALVES:Backflow Dev�e,Isolatbn and Control Valve IocaUons shown are dlagrammatic.Install In groundcoverlshrub areas where possible(not in lawn area),and at the edges of the planbng areas so as to nol Interfere with plant hole excavatlon.Install valve boxes 12 inches from and perpendicular to:walks,curbs,etc. and each box shall be 12 inches apart.The short side of valve box shan be parallel to walk,curb,edge,etc. Instali(1)valve per rectangular box inline with the length of the box.Locale Quidc Coupling Valves 2 inches from hardscape area.Irrlgadon Conhactor to notify all local jurisdktlons for Inspectlon and testlng of Installed Backflow Device.If pressure ezceeds 80 PSI,Contractor shall install Pressure ReduGng equipment as required. WIRING:ConVol wires shall be U.L.approved for dlrect burlal in ground,Copper size#141.Common ground wire shall have white insulatlon jackeL Control wire shall have insulation jacket of cdor other ihan white. Splldng shall be done with 3M#3570 Scotchlok seal packs.Splicing of 24-VOLT wlres wlll not be pertnitted except in valve boxes.Leave a 24 inch wil of excel wire at each splice and at 100 feet on center along wire run. Tape wire in bundles at 10 feet on center.No taping permitted In sleeves.Install a control wire tor each extra station left on the contral�er and a spare contrd wire of a different cofor abng the entire main line.Loop 24 inches of excess wire into each single valve box and into one valve box in each group oi valves. HEADS:The Irrlgatlon Contractor shall flush and adjust all sprinkler heads for optimum perfortnance and to prevent averspray onto walks,roadways,bulldings and fences.This shali indude selectlng the best degree of arc to fit the site condkions and to throttle the flow contro�at each valve to obtain Me optlmum operating pressure for each system.Head layout and quandty is as Gose as possible at the scale of the drawing,the contractor shall adjust and add heads as necessary to provide optlmum performance and coverage of all planted areas.At heads where low head dreinage will occur,use manufacturers integral in-head check valve or approved ln-Ilne check valve.AII sprinkler heads shall be set perpend{cular to the flnish grade of the area to be irtigated unless otherwise designated on the plans.Heads shall be set%"bebw and 2"away from adjacent walks,curbs or headers. DRIP HEADS:ConVactor shall Install drip heads In plastic cans per detafl;fnstall port plug In any and all unused drip emitter ports;disWtlon tubing shall not extend beyond manufacturei's recommendations(6 feet max.). Secure dist�ibudon tubing to grade with tubing metal staples at a maximum spacing of 24 Inches.Provlde plasdc stake supports at dishibution tubing terminus to anchor and secure emitter(s)over rootbal;evenly space multiple emitter installations around plant rootball.Install'bug plugs'in every distributio�tubing terminus. PIPING/TRENCHING:Install main line i in with concrete thrust blocks as er man act r PP 9 P uf ure s recommendatbn.Maln and lateral Iines shall be surtounded with a minlmum of 2"of sand or rock iree soll.Pipe sealant compound shall be Rector Seal T+Z,pertnatex 51 or Lasco#905305.Pressure the Main Line Q 150 PSI for 2 hours and the Lateral tines(a�100 PSI for 2 hours,where k Is necessary to excavate adjacent to exisUng trees,the contractor shall use all possible care to avold injury to Vees,and tree root systems. Excavation in area where lwo(2)inch and larger roots exist shall be dane by hand.Cut roots one(1)inch and larger In dlameter shall be painted with two coats of tree seal,or equal.Trenches adjacent to trees should be closed within twenry-four(24)hours;and where this is not possible,the side of the trench adjacent to the Vee shall be kept shaded with wet burlap or canvas. SLEEVES:The IrtlgaUon ConVactor shall coordlnate wkh the General ConVactor and other Subcontractors for the locatlon and the installation of sleeves,conduit or pipe through walls,under roadways,paving,structures, etc.prior to construction.In addition to the sleeves and conduits shown on the drawings,the Irrigatlon ConVactor shall be responsiWe for the coordination and/or installation of s�eeves and conduits of su(ficient slze under all paved areas. IRRIGATION SYSTEM:The Irrlgatlon system design is based on a minimum operatlng pressure(PSI}and a flow demand(GPM)as noted on plan.The Irrigation Contractor shall verify water pressure prior to construction. Report any difference between the water pressure Indfcated on the drawings and the ackual pressure reading at the irtigatlon Pointof Con�ection to the Landscape Architect.Fa11ure to do so will resuR in the contractor being responsfble for any necessary changes due to this difference. GUARANTEE:All constructio�,parts and products by the Landscape Contractor and/or his subconVactas shall be guaranteed for one(1)full year after fhe beginning of the maintenance perbd.The contractor shall replace(at no expense to the Owner)any and all irrigation produds that are in an unacceptable condition for the Ume of use.Replacement of any items shall match original descripUon of item(s)on consUuction plans and shall be Installed per speclflcatlon.The Contrador shall not be held Ilable for loss of trrigaUon parts or produds due to vandalism,accidental causes,or acts of neglect by others than the Contractor,his agents or empbyees. DO NOT BID,ORDER MATERIALS OR INSTALL ANY OR ALL OF SYSTEM BEFORE READING THE IRRIGATION NOTES IN THEIR ENTIRETY.THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL CHANGES,REVISIONS AND OR ADDITIONS TO SYSTEM DUE TO FAILURE TO DO SO. �'�, O�'�, ��I �-I a� • C. � � � a, � U G y v �U:: v, y.� Q�� U V� �-�a �Q�'a� M� y.=Uco W Q,�,�'.Y N � v . � �ovrn p C�_'ca � R��Ar E=•�..a�3 a V J � Z W � � Q � Z Q � i� � Z LL. � Q O Q U = � O W z a W � o J W � � � _ U � W W J J Q � W � � Z Q v/ W � O Z oesicr�o: ow�wrr: RS RC CHECKED: JOB N0: u�� 09-11-14 NOTED SMEET L-3 ov 3 sr+eErs