HomeMy WebLinkAboutCHRISTIAN BROTHERS AUTOMOTIVE - FDP - FDP170034 - SUBMITTAL DOCUMENTS - ROUND 1 - LANDSCAPE PLAN1. PREPARE SOIL AS NECESSARY AND APPROPRIATE FOR NATIVE SEED MIX SPECIES
THROUGH AERATION AND ADDITION OF AMENDMENTS, THEN SEED IN TWO
DIRECTIONS TO DISTRIBUTE SEED EVENLY OVER ENTIRE AREA.
2. IF CHANGES ARE TO BE MADE TO SEED MIX BASED ON SITE CONDITIONS THEN
APPROVAL MUST BE PROVIDED BY CITY ENVIRONMENTAL PLANNER.
3. APPROPRIATE NATIVE SEEDING EQUIPMENT WILL BE USED (STANDARD TURF
SEEDING EQUIPMENT OR AGRICULTURE EQUIPMENT SHALL NOT BE USED).
4. DRILL SEED APPLICATION RECOMMENDED PER SPECIFIED APPLICATION RATE TO
NO MORE THAN ½ INCH DEPTH. FOR BROADCAST SEEDING INSTEAD OF DRILL
SEEDING METHOD DOUBLE SPECIFIED APPLICATION RATE. REFER TO NATIVE SEED
MIX TABLE FOR SPECIES, PERCENTAGES AND APPLICATION RATES.
5. TREAT NATIVE SEED MIX AREA PRIOR TO INSTALLATION OF SEED WITH
APPROPRIATE HERBICIDE TO PROACTIVELY MITIGATE HERBACEOUS WEED SPECIES
GROWTH DURING ESTABLISHMENT PERIOD THEN AFTER APPROPRIATE TIME
PERIOD APPLY NATIVE SEED AS CALLED FOR ON APPROVED PLANS.
6. AFTER SEEDING THE AREA SHALL BE COVERED WITH CRIMPED STRAW OR OTHER
APPROPRIATE METHODS AND PROVIDED TEMPORARY IRRIGATION UNTIL SEED IS
ESTABLISHED.
7. CONTRACTOR SHALL MONITOR SEEDED AREA FOR PROPER IRRIGATION, EROSION
CONTROL, GERMINATION AND RESEEDING AS NEEDED TO ESTABLISH COVER.
8. THE APPROVED SEED MIX AREA IS INTENDED TO BE MAINTAINED IN A NATURAL LIKE
LANDSCAPE AESTHETIC. IF AND WHEN MOWING OCCURS IN NATIVE GRASS SEED
MIX AREAS DO NOT MOW LOWER THAN 6 TO 8 INCHES IN HEIGHT TO AVOID
INHIBITING NATIVE PLANT GROWTH.
9. NATIVE SEED AREA WILL BE CONSIDERED ESTABLISHED WHEN SEVENTY PERCENT
TOTAL COVER IS REACHED WITH NO LARGER THAN ONE FOOT SQUARE BARE SPOTS
AND/OR UNTIL DEEMED ESTABLISHED BY CITY PLANNING SERVICES.
CITY NATIVE SEED MIX NOTES
Scale 1" = 20'
0' 10' 20' 40' PLANTING LEGEND
MIN. 2' WIDE MULCH
STRIP AT PARKING
STEEL EDGING BETWEEN
TURF AND SEEDED
AREAS (TYP.)
GENERAL PLANTING NOTES
(800) 680-6630
1400 16th St.., Ste 400
Denver, CO 80202
www.landscape-consultants.net
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SHRUB, PERENNIAL, OR ORNAMENTAL GRASS.
MULCH, TYPE AND DEPTH PER PLANS. PLACE NO
MORE THAN 1" OF MULCH WITHIN 6" OF PLANT
CENTER.
FINISH GRADE.
BACKFILL. AMEND AND FERTILIZE ONLY AS
RECOMMENDED IN SOIL FERTILITY ANALYSIS.
ROOT BALL.
UNDISTURBED NATIVE SOIL.
3" HIGH EARTHEN WATERING BASIN.
5
6
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SHRUB AND PERENNIAL PLANTING
B SCALE: NTS
8 WEED FABRIC UNDER MULCH.
8
PLANTING SPECIFICATIONS
4 FINISH GRADE.
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3
2
1
NOTES:
1) INSTALL EDGING SO THAT STAKES WILL BE ON INSIDE OF PLANTING BED.
2) BOTTOM OF EDGING SHALL BE BURIED A MINIMUM OF 1" BELOW FINISH GRADE.
3) TOP OF MULCH SHALL BE 1" LOWER THAN TOP OF EDGING.
3 MULCH, TYPE AND DEPTH PER PLANS.
2 TAPERED STEEL STAKES.
1 ROLLED-TOP STEEL EDGING PER PLANS.
C SCALE: NOT TO SCALE
STEEL EDGING
4 TURF (WHERE SHOWN ON PLAN).
3 PLANT.
2 MULCH LAYER.
1 CURB.
1 2 3 4
OF MATURE CANOPY
24" MIN. TO EDGE
DISTANCE PER PLAN
D SCALE: NOT TO SCALE
HEDGE PLANTING AT PARKING AREA
GENERAL
A. QUALIFICATIONS OF LANDSCAPE CONTRACTOR
1. ALL LANDSCAPE WORK SHOWN ON THESE PLANS SHALL BE PERFORMED BY A SINGLE FIRM SPECIALIZING IN
LANDSCAPE PLANTING.
2. A LIST OF SUCCESSFULLY COMPLETED PROJECTS OF THIS TYPE, SIZE AND NATURE MAY BE REQUESTED BY THE
QC
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A1
A3
A5 A4
A6
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QC
QC
QC
QC
WS
WS
3/4"
1"
3/4"
1"
3/4"
3/4"
1"
3/4"
1"
3/4"
3/4"
3/4" 1"
1-1/4" 1"
3/4" 3/4" 3/4" 3/4"
3/4" 3/4" 3/4"
3/4"
1"
3/4"
3/4" 3/4"
3/4"
3/4" 3/4"
3/4"
1"
3/4"
A3
3/4"
3/4"
3/4"
3/4"
3/4"
A3
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F
Scale 1" = 20'
0' 10' 20' 40'
(800) 680-6630
1400 16th St.., Ste 400
Denver, CO 80202
www.landscape-consultants.net
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(800) 680-6630
1400 16th St.., Ste 400
Denver, CO 80202
www.landscape-consultants.net
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IRRIGATION SPECIFICATIONS
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3
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12
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FINISHED GRADE-1" BELOW TOP OF
BOX IN TURF AREAS, 2" IN SHRUB
AREAS
QUICK-COUPLING VALVE
10" ROUND PLASTIC VALVE BOX BY
CARSON (OR EQUAL)
6" LONG BRASS NIPPLE
BRASS NIPPLE (LENGTH AS
REQUIRED)
BRICK (1 OF 2)
PVC SCH 40 STREET ELL
PVC SCH 40 TEE OR ELL
PVC MAINLINE PIPE
PVC SCH 40 ELL
2" x 2" REDWOOD STAKE WITH
STAINLESS STEEL GEAR CLAMPS
OR EQUIVALENT SUPPORT
SYSTEM
1 TOP OF MULCH
6 3-INCH MINIMUM DEPTH OF
3/4-INCH WASHED GRAVEL
1 2 3 4
5
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(800) 680-6630
1400 16th St.., Ste 400
Denver, CO 80202
www.landscape-consultants.net
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FINISH GRADE
POP-UP SPRAY HEAD
SCH. 80 PVC NIPPLE
(LENGTH AS REQUIRED)
SCH. 40 PVC ELL
SCH. 40 PVC STREET ELL
SCH. 40 PVC TEE OR ELL
PVC LATERAL PIPE
1
4
5
3
6 5 7
2
12" MIN.
POP-UP SPRAY HEAD
L SCALE: NTS
3' COILED LENGTH OF LINE
SIZE FLEX HOSE. SOLVENT
WELD TO VALVE
10" ROUND PLASTIC VALVE BOX
WITH LOCKABLE LID, "CARSON" OR
APPROVED EQUAL
FINISH GRADE - TOP OF VALVE BOX TO
BE 2" ABOVE FINISH GRADE IN
PLANTER AREAS
DRIP EXHAUST HEADER
BALL VALVE, LINE SIZE
RED BRICK TYPICAL, 3 REQUIRED
6" DEEP LAYER OF PEA GRAVEL
1
2
3
4
5
6
7
1 2
4
5
6
7
3
FLUSH VALVE
K SCALE: NTS
TOP OF MULCH
FINISH GRADE
DRIP LINE PER PLAN
INSERT TEE OR ELBOW
SCH. 80 PVC NIPPLE (LINE
SIZE)
SCH. 40 PVC TEE (SST)
SCH. 40 PVC SUPPLY
HEADER (SIZE PER PLAN)
1 2
3
5
6 7
1
2
3
4
5
6
7
4
SUBSURFACE DRIPLINE CONNECTION
J SCALE: NOT TO SCALE
LATERAL LINE DEPTH
2" MAX.
FLUSH VALVE
SCH. 40 PVC EXHAUST HEADER
SCH. 40 PVC TEE OR ELL
COMPRESSION ADAPTER
DRIP LINE
AIR RELIEF VALVE AT HIGH POINT OF
SYSTEM (WHERE INDICATED ON PLANS)
SCH. 40 PVC SUPPLY HEADER
CONTROL VALVE
NOTE: SET DRIP LINES 3"-6" AWAY FROM
HARDSCAPE
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2
4
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7 8
4
3
5
2
SUBSURFACE DRIP LINE LAYOUT
I SCALE: NOT TO SCALE
8
10
5
6
2
9
7
4
3
1 PAVEMENT SURFACE
TRENCH BACKFILL
SCH. 40 PVC MAINLINE SLEEVE - SEE PLANS FOR SIZE
SCH. 40 PVC LATERAL SLEEVE - SEE PLANS FOR SIZE
LOCATOR WIRE W/BURIED CAUTION TAPE
PVC IRRIGATION MAINLINE
SLEEVING
TRENCHING
2 3
5
10 11
1 3
4
6
9 8 7
FINISH GRADE
PVC IRRIGATION LATERAL - BURIED MIN. 12" BELOW GRADE
SAND BACKFILL
SCH. 40 PVC WIRE SLEEVE FOR CONTROL WIRES, MIN. 2" DIA.
11 CONTROL WIRES - TAPE TO MAINLINE AT 10' INTERVALS
12" MIN.
24" MIN.
12" MIN.
18" MIN.
PIPE AND SLEEVE INSTALLATION
H SCALE: NTS
1
18" MIN.
24" MIN.
2
24" MAX
18" MIN.
24" MAX
9 8 7
12 PVC CAP, SOLVENT WELDED
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5
2
4
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PVC MALE ADAPTER
BRASS BALL VALVE
(SIZED PER MAINLINE)
EXTENSION SECTION AS
NECESSARY TO MEET GRADE
9" ROUND VALVE BOX
WITH LOCKABLE LID
1
2 3
7 6 5 4
1
7MAINLINE IRRIGATION
FINISH GRADE AT 1" BELOW
TOP OF BOX IN TURF AREAS:
2" BELOW TOP OF BOX IN
SHRUB/GROUNDCOVER
AREAS
3-INCH MINIMUM DEPTH OF
3
4-INCH WASHED GRAVEL
MAINLINE DEPTH
BRASS BALL VALVE
G SCALE: NTS
4" MIN.
CITY MAINLINE
5 ISOLATION VALVE (PER PLAN)
WATER METER
SERVICE LINE
2TAP
3
4
1
8 BACKFLOW DEVICE (WHERE SHOWN)
6
7 BLOW OFF VALVE (BOV)
MANUAL DRAIN VALVE (BALL VALVE)
WINTERIZATION PROCEDURE:
1. TURN OFF EITHER THE METER AND ISOLATION
VALVE (DEDICATED IRRIGATION METER) OR
ISOLATION VALVE (DOMESTIC TAP).
2. OPEN ONE CONTROL VALVE TO RELIEVE
PRESSURE
3. SLOWLY OPEN MANUAL DRAIN VALVE.
4. REPEAT PROCEDURE FOR ALL MANUAL DRAIN
VALVES ALONG IRRIGATION MAINLINE.
5. CLOSE MANUAL DRAIN VALVES AND BLOW OUT
REMAINING WATER FROM THE BLOWOUT VALVE.
SLOWLY INCREASE AIR PRESSURE, NOT TO
EXCEED 80 PSI. DO NOT BLOWOUT SYSTEM
FROM BACKFLOW. BLOWOUT SYSTEM TWICE
BUT NOT TO EXCEED AT MORE THAN 2 MIN.
INTERVALS.
WATER TAP DIAGRAM
M SCALE: NTS
DEDICATED IRRIGATION TAP
IRRIGATION CONNECTION FROM DOMESTIC WATER
1
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3 4
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8
TO
IRRIGATION
SYSTEM
TO
DOMESTIC
SYSTEM
TO IRRIGATION
SYSTEM
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2
3 4
6 7 8
5
BOV
BOV
2
12" SUMP
DEPTH
12" DIA.
GRAVEL FILL
SUMP PIT
1
2
NOTE:
AUTOMATIC VALVES ARE TO BE LOCATED
AT LOW POINTS OF LATERAL LINES.
LOCATE END DRAIN VALVE 12"
UPSTREAM FROM LAST HEAD.
PIPE TRENCH
1
FINISH GRADE
45d TO 30d GAP BELOW
HORIZONTAL
AUTOMATIC DRAIN VALVE
N SCALE: NOT TO SCALE
3
3 LATERAL LINE PIPE
4 4 AUTOMATIC DRAIN VALVE
6
8 9 12 10
9
11
13
QUICK COUPLER
F SCALE: NTS
1
2
4
5
3
6
7
9
8
10
11
12
13
14
15
PVC SCH 80 NIPPLE
(LENGTH AS REQUIRED)
PVC SCH 40 ELL
PVC SCH 80 NIPPLE (CLOSE)
FINISHED GRADE-1" BELOW TOP OF
BOX IN TURF AREAS, 2" IN SHRUB
AREAS
JUMBO PLASTIC VALVE BOX
BY CARSON (OR EQUAL)
REMOTE CONTROL VALVE
WATERPROOF CONNECTION
(ANY APPROVED)
30-INCH LINEAR LENGTH
OF WIRE, COILED
BRICK (1 OF 4)
PVC MAINLINE PIPE
PVC SCH 40 TEE OR ELL
PVC SCH 40 MALE ADAPTER
PVC LATERAL PIPE
3-INCH MINIMUM DEPTH OF
3
4-INCH WASHED GRAVEL
3 4
6
7
8
5
9
10
11
16 15 14 13
MAINLINE DEPTH
12" MIN.
TOP OF MULCH
12
16
SCH. 40 PVC ELL
1 2
REMOTE CONTROL VALVE
E SCALE: NTS
1
2
4
5
3
6
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10
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12
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14
15
16
1 2 3 4 5 6
11
9
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12 10
7
15 14 13
16
DRIP CONTROL ZONE KIT
D SCALE: NTS
MAINLINE DEPTH
12" MIN.
30-INCH LINEAR LENGTH
OF WIRE, COILED
WATERPROOF CONNECTION
(ANY APPROVED)
REMOTE CONTROL VALVE
ASSEMBLY
JUMBO PLASTIC VALVE BOX
BY CARSON (OR EQUAL)
TOP OF MULCH
FINISHED GRADE-1" BELOW
TOP OF BOX IN TURF AREAS,
2" IN SHRUB AREAS
PVC UNION (2)
PVC SCH 40 MALE ADAPTER (2)
PVC LATERAL PIPE
BRICK (1 OF 4)
3-INCH MINIMUM DEPTH OF
3/4-INCH WASHED GRAVEL
PVC MAINLINE PIPE
PVC SCH 80 NIPPLE
(LENGTH AS REQUIRED)
SCH. 40 PVC ELL
SCH. 40 PVC TEE OR ELL
SCH. 40 PVC THREADED ELL
8" MIN.
6" MIN.
TO POINT OF CONNECTION -
ADAPT AS NECESSARY. ALL
WORK SHALL CONFORM TO ALL
APPLICABLE CODES
BRASS WYE STRAINER W/60 MESH
SCREEN
ENCLOSURE PER IRRIGATION
LEGEND
BACKFLOW PREVENTER UNIT
BRASS UNION (TYPICAL)
BRASS NIPPLES (TYPICAL)
4" CONCRETE PAD, SLOPE TO
DRAIN AWAY FROM BACKFLOW
PREVENTER
FINISH GRADE, 2" BELOW PAD
BRASS COUPLING
PVC ADAPTER AND MAINLINE PIPE
12"X12"X24" THRUST BLOCK
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BACKFLOW PREVENTER
C SCALE: NTS
12" MIN, 30" MAX
(REFER TO LOCAL CODES)
2
1
1
2
PARAPET OR EAVE
AUTOMATIC RAIN SENSOR -
INSTALL PER MANUFACTURER'S
INSTRUCTIONS
RAIN SENSOR, ROOF MOUNT
B SCALE: NTS
A SCALE: NTS
GENERAL
A. QUALIFICATIONS OF IRRIGATION CONTRACTOR
1. ALL WORK SHOWN ON THESE PLANS SHALL BE PERFORMED BY A SINGLE IRRIGATION
CONTRACTING FIRM SPECIALIZING IN IRRIGATION SYSTEMS. SEE THE IRRIGATION PLAN FOR
SPECIFIC EQUIPMENT AND SYSTEM LAYOUT.
2. THE IRRIGATION CONTRACTOR MUST HAVE ON ITS STAFF A LICENSED IRRIGATION
INSTALLER, AS REGULATED BY THE APPROPRIATE LOCAL JURISDICTION. A LICENSED
IRRIGATION INSTALLER SHALL BE PRESENT AT THE PROJECT SITE AT ALL TIMES AS WORK IS
IN PROGRESS. THE OWNER MAY DEMAND THAT WORK STOP UNTIL THE CONTRACTOR
PROVIDES FOR A LICENSED IRRIGATION INSTALLER TO BE PRESENT AT THE PROJECT SITE
AND SUPERVISING ALL IRRIGATION WORK.
3. A LIST OF SUCCESSFULLY COMPLETED PROJECTS OF THIS TYPE, SIZE AND NATURE MAY BE
REQUESTED BY THE OWNER FOR FURTHER QUALIFICATION MEASURES.
B. SCOPE OF WORK
1. WORK COVERED BY THESE SECTIONS INCLUDES THE FURNISHING AND PAYMENT OF ALL
MATERIALS, LABOR, SERVICES, EQUIPMENT, LICENSES, TAXES AND ANY OTHER ITEMS THAT
ARE NECESSARY FOR THE EXECUTION, INSTALLATION AND COMPLETION OF ALL WORK,
SPECIFIED HEREIN AND / OR SHOWN ON THE IRRIGATION PLANS, NOTES, AND DETAILS.
2. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE LAWS, CODES AND
REGULATIONS REQUIRED BY AUTHORITIES HAVING JURISDICTION OVER SUCH WORK,
INCLUDING ALL INSPECTIONS AND PERMITS REQUIRED BY FEDERAL, STATE AND LOCAL
AUTHORITIES IN SUPPLY, TRANSPORTATION AND INSTALLATION OF MATERIALS.
3. THE INTENT OF THE IRRIGATION SYSTEM IS TO PROVIDE 100% COVERAGE OF ALL LANDSCAPE
AREAS. THE IRRIGATION PLAN IS GENERALLY DIAGRAMMATIC; COORDINATE IRRIGATION
INSTALLATION WITH UTILITY INSTALLATIONS. ACTUAL LOCATION OF CONTROLLER,
BACKFLOW DEVICE, PIPING, VALVES, SPRAY HEADS, DRIP IRRIGATION, AND RELATED
EQUIPMENT MAY NEED TO BE ADJUSTED BASED ON ACTUAL SITE CONDITIONS.
4. THE IRRIGATION DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, AND OTHER EQUIPMENT
SHOWN WITHIN PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGN
CLARIFICATION ONLY, AND SHALL BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY
LINES OR LIMITS INDICATED ON THE PLAN. THE IRRIGATION CONTRACTOR SHALL VERIFY THE
LOCATIONS OF ALL ABOVE-GRADE IRRIGATION EQUIPMENT WITH THE OWNER'S AUTHORIZED
REPRESENTATIVE PRIOR TO INSTALLATION, OR IRRIGATION CONTRACTOR MAY BE REQURED
TO MOVE SUCH ITEMS AT HIS OWN COST.
5. FOR CLARITY PURPOSES, SOME IRRIGATION LINES AND EQUIPMENT ARE SHOWN IN
HARDSCAPE AREAS WITHOUT ACCESS SLEEVES; THESE LINES SHALL BE INSTALLED IN A
COMMON TRENCH OR AT THE BACK OF CURB IN LANDSCAPE AREAS. MINOR FIELD
ADJUSTMENTS SHALL BE MADE AT NO ADDITIONAL COST TO THE OWNER.
PRODUCTS
A. ALL MATERIALS SHALL BE NEW AND WITHOUT FLAWS OR DEFECTS OF ANY TYPE AND SHALL BE
THE BEST OF THEIR CLASS AND KIND. ALL MATERIALS SHALL HAVE A MINIMUM GUARANTEE OF
ONE YEAR AGAINST MATERIAL DEFECTS OR DEFECTIVE WORKMANSHIP. ALL MATERIALS SHALL BE
OF THE BRANDS AND TYPES NOTED ON THE DRAWINGS OR AS SPECIFIED HEREIN, OR APPROVED
EQUAL. THE CONTRACTOR MUST FIRST OBTAIN APPROVAL FROM THE IRRIGATION DESIGNER FOR
AN 'APPROVED EQUAL' BEFORE INSTALLING SUCH MATERIALS IN THE FIELD, OR THE CONTRACTOR
MAY BE REQUIRED TO REPLACE SUCH MATERIALS AT HIS OWN COST.
B. BACKFLOW PREVENTION DEVICES SHALL BE OF THE SIZE AND TYPE INDICATED ON THE DRAWINGS.
INSTALL BACKFLOW PREVENTION UNITS IN ACCORDANCE WITH IRRIGATION CONSTRUCTION
DETAILS AND ALL APPLICABLE STATE AND LOCAL CODES AND ORDINANCES.
C. PIPING
1. PRESSURE SUPPLY LINES, DOWNSTREAM OF THE POINT-OF-CONNECTION:
a. SCHEDULE 40 PVC FOR ALL PIPE 1-1/2" OR LESS
b. CLASS 315 PVC FOR ALL PIPE 2" TO 2-1/2"
c. CLASS 200 PVC, GASKETED, FOR ALL PIPE 3" AND LARGER
2. SLEEVING AND NON-PRESSURE LATERAL LINES (DOWNSTREAM FROM VALVES): CLASS 200
PVC
3. FITTINGS: SCH. 40 PVC, EXCEPT AS NOTED OTHERWISE.
D. VALVES AND DRIP VALVE ASSEMBLIES: TYPE AND SIZE AS NOTED ON PLANS. EACH VALVE SHALL
BEAR A PRE-MANUFACTURED, NUMBERED WATERPROOF TAG BEARING A NUMBER
CORRESPONDING TO ITS VALVE SEQUENCE OF OPERATION ON THE CONTROLLER. THE
OPERATION SEQUENCE SHALL MATCH THAT AS SHOWN ON THE PLANS.
E. QUICK COUPLERS, BALL VALVES, AND GATE VALVES: TYPE AND SIZE PER PLANS.
F. VALVE BOXES: TYPE AND SIZE AS NOTED ON DETAILS. ALL VALVES BOXES SHALL BE LOCKING
BOLT-DOWN TYPE, FURNISHED WITH LIDS AND BOLTS. BOXES SHALL BE OF A SIZE TO CONTAIN
THE ENTIRE VALVE AND/OR VALVE ASSEMBLY. THE VALVE BOX LID SHALL HAVE THE VALVE
STATION NUMBER HEAT-BRANDED INTO THE LID WITH 2" HIGH LETTERS.
G. FIXED SPRAY HEADS AND ROTORS: PLASTIC BODY POP-UP, WITH A REMOVABLE PLASTIC SPRAY
NOZZLE. EXACT TYPE, MODEL, AND NOZZLE SHALL BE AS INDICATED ON PLANS.
H. INTEGRAL EMITTER DRIP TUBING: TUBING MODEL AND FLOW RATE AS NOTED ON PLANS, WITH
INTEGRAL EMITTERS WELDED TO THE INSIDE WALL OF THE TUBING AS AN INTEGRAL PART OF THE
TUBING ASSEMBLY.
I. AUTOMATIC CONTROLLER: TYPE AND MODEL PER PLANS. PROVIDE VANDAL-PROOF ENCLOSURE
FOR ALL EXTERIOR INSTALLATIONS. PROVIDE LINE-VOLTAGE DISCONNECT SWITCH WITH GROUND
FAULT PROTECTION.
J. 24 VOLT VALVE WIRE SHALL BE A MINIMUM OF #14 GAUGE, U.F. APPROVED FOR DIRECT BURIAL,
SINGLE CONDUCTOR IRRIGATION WIRE. EACH CONTROLLER SHALL HAVE A DIFFERENT COLOR
STATION AND COMMON WIRE.
1. STATION WIRE - ANY COLOR EXCEPT WHITE OR BLUE
2. COMMON WIRE - WHITE
3. EXTRA COMMON WIRES - BLUE
K. WIRE SPLICES SHALL BE ENCASED IN A WATERPROOF COMPOUND OR GEL. ALL FIELD SPLICES
SHALL BE LOCATED IN A 6 INCH ROUND VALVE BOX.
L. RAIN SENSOR: TYPE AND MODEL PER PLANS.
METHODS
A. THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, AND OTHER EQUIPMENT SHOWN WITHIN
PAVED AREAS OR OUT OF PROPERTY BOUNDARIES ARE FOR DESIGN CLARIFICATION ONLY, AND
SHALL BE INSTALLED IN PLANTING AREAS WITHIN THE PROPERTY LINES OR LIMITS INDICATED ON
PLAN. THE IRRIGATION CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL ABOVE-GRADE
IRRIGATION EQUIPMENT WITH THE OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO
INSTALLATION, OR IRRIGATION CONTRACTOR MAY BE REQURED TO MOVE SUCH ITEMS AT HIS OWN
COST. ENSURE FIELD COORDINATION IS MADE EARLY ON IN THE CONSTRUCTION PHASE SO
PLACEMENT LOCATION IS CORRECT.
B. THE IRRIGATION CONTRACTOR SHALL MEET WITH THE OWNER'S REPRESENTATIVE PRIOR TO
COMMENCEMENT OF WORK, AND SHALL OBTAIN ALL ENGINEERING, LANDSCAPE, AND OTHER
APPLICABLE PLANS & DOCUMENTS. THE CONTRACTOR SHALL THOROUGHLY REVIEW THE PLANS
AND REPORT ANY CONFLICTS OR DISCREPANCIES TO THE LANDSCAPE ARCHITECT AND OWNER'S
REPRESENTATIVE IMMEDIATELY.
C. THE IRRIGATION CONTRACTOR SHALL NOT WILFULLY INSTALL THE IRRIGATION SYSTEM AS SHOWN
ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONS, GRADES
OR DIMENSIONS EXIST THAT MIGHT NOT HAVE BEEN CONSIDERED IN THE ENGINEEERING. SUCH
OBSTRUCTIONS OR DIFFERENCES SHALL BE BROUGHT TO THE ATTENTION OF THE IRRIGATION
DESIGNER. IN THE EVENT THAT THIS NOTIFICATION IS NOT PERFORMED, THE IRRIGATION
CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ANY REVISIONS AND NECESSARY COSTS.
D. THE IRRIGATION CONTRACTOR SHALL COORDINATE AND PAY FOR THE INSTALLATION OF THE
IRRIGATION TAP AND METER.
E. THE IRRIGATION CONTRACTOR SHALL PAY ANY AND ALL FEES ASSOCIATED WITH THE
INSTALLATION OF THE IRRIGATION SYSTEM.
F. AT LEAST SEVEN DAYS BEFORE BEGINNING WORK, CONFIRM THE STATIC WATER PRESSURE IS AT
LEAST 70 PSI. IF STATIC WATER PRESSURE IS LESS THAN STATED, DO NOT PROCEED WITHOUT
FIRST NOTIFYING THE IRRIGATION DESIGNER AND OWNER IN WRITING, AND OBTAINING
SUBSEQUENT DIRECTION FOR CORRECTIONAL MEASURES. SHOULD THE IRRIGATION
CONTRACTOR CHOOSE TO BEGIN THE INSTALLATION WITHOUT SUCH NOTIFICATION, THE
IRRIGATION CONTRACTOR WILL ASSUME THE RESPONSIBILITY FOR ALL COSTS INCURRED TO
ENSURE THE SYSTEM IS WORKING PROPERLY. NO CHANGE ORDERS WILL BE AUTHORIZED IN
SUCH CIRCUMSTANCES.
G. THE IRRIGATION CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UNDERGROUND UTILITY LINES
(WATER, SEWER, ELECTRICAL, TELEPHONE, GAS, CABLE, TELEVISION, ETC.) PRIOR TO THE START
OF ANY WORK. THE CONTRACTOR SHALL BE FAMILIAR WITH ALL GRADE DIFFERENCES, LOCATIONS
OF WALLS, STRUCTURES AND UTILITIES.
H. COORDINATE WITH THE OWNER THE PROPOSED LOCATIONS OF THE AUTOMATIC CONTROLLER
AND ANY REQUIRED SLEEVES THROUGH THE BUILDING FOR CONTROL WIRES.
I. TRENCHING NEAR EXISTING TREES:
1. CONTRACTOR SHALL NOT DISTURB ROOTS 1-1/2" AND LARGER IN DIAMETER WITHIN THE
CRITICAL ROOT ZONE (CRZ) OF EXISTING TREES, AND SHALL EXERCISE ALL POSSIBLE CARE
AND PRECAUTIONS TO AVOID INJURY TO TREE ROOTS, TRUNKS, AND BRANCHES. THE CRZ IS
DEFINED AS A CIRCULAR AREA EXTENDING OUTWARD FROM THE TREE TRUNK, WITH A
RADIUS EQUAL TO 1' FOR EVERY 1" OF TRUNK DIAMETER-AT-BREAST-HEIGHT (4.5' ABOVE THE
AVERAGE GRADE AT THE TRUNK).
2. ALL EXCAVATION WITHIN THE CRZ SHALL BE PERFORMED USING HAND TOOLS. NO MACHINE
EXCAVATION OR TRENCHING OF ANY KIND SHALL BE ALLOWED WITHIN THE CRZ.
3. ALTER ALIGNMENT OF PIPE TO AVOID TREE ROOTS 1-1/2" AND LARGER IN DIAMETER. WHERE
TREE ROOTS 1-1/2" AND LARGER IN DIAMETER ARE ENCOUNTERED IN THE FIELD, TUNNEL
UNDER SUCH ROOTS. WRAP EXPOSED ROOTS WITH SEVERAL LAYERS OF BURLAP AND KEEP
MOIST. CLOSE ALL TRENCHES WITHIN THE CANOPY DRIP LINES WITHIN 24 HOURS.
4. ALL SEVERED ROOTS SHALL BE HAND PRUNED WITH SHARP TOOLS AND ALLOWED TO
AIR-DRY. DO NOT USE ANY SORT OF SEALERS OR WOUND PAINTS.
J. ALL BACKFILL MATERIAL SHALL BE SUBJECT TO APPROVAL BY THE OWNER. BACKFILL MATERIAL
SHALL BE FREE FROM RUBBISH, ROCK, LARGE STONES, BRUSH, SOD, FROZEN MATERIAL OR
OTHER UNSUITABLE SUBSTANCES THAT MAY DAMAGE PIPE DURING THE BACKFILLING
OPERATIONS. IN THE EVENT THAT THE MATERIAL FROM THE EXCAVATION OR TRENCHING IS
FOUND TO BE UNSUITABLE FOR USE IN BACKFILL, IT SHALL BE REMOVED FROM THE SITE AND
PROPERLY AND LEGALLY DISPOSED OF BY THE CONTRACTOR AT THE CONTRACTOR'S EXPENSE.
THE CONTRACTOR SHALL THEN PURCHASE AND AND FURNISH SUITABLE BACKFILL MATERIAL
CONSISTING OF EARTH, LOAM, SANDY CLAY, SAND OR OTHER APPROVED MATERIALS FREE OF
DEBRIS.
K. BACKFLOW INSTALLATION: CONTRACTOR SHALL MAKE CONNECTIONS TO EXISTING WATER
SOURCES AT LOCATION SHOWN ON PLANS AND AS APPROVED BY THE OWNER, AND SHALL MAKE
ANY MINOR CHANGES IN LOCATION AS MAY BE NECESSARY DUE TO ACTUAL SITE CONDITIONS.
BACKFLOW HEIGHT SHALL BE AS PER LOCAL CODES AND IRRIGATION DETAILS. INSTALL A BRASS
BALL VALVE IMMEDIATELY UPSTREAM OF THE BACKFLOW DEVICE TO SERVE AS AN ISOLATION
VALVE.
L. PIPING:
1. PIPE SIZE SHALL CONFORM TO THOSE SHOWN ON THE DRAWINGS. NO SUBSTITUTIONS OF
SMALLER PIPE SIZES SHALL BE PERMITTED, BUT SUBSTITUTIONS FOR LARGER SIZES MAY BE
APPROVED.
2. MAINLINE PIPE AND WIRES SHALL BE INSTALLED WITH A MINIMUM COVER OF 24 INCHES.
LATERAL PIPE SHALL BE INSTALLED WITH A MINIMUM COVER OF 18 INCHES.
3. ASSEMBLE ALL THREADED FITTINGS WITH TEFLON TAPE, WHICH SHALL BE APPLIED TO MALE
THREADS ONLY.
4. ALL SOLVENT-WELD CONNECTIONS SHALL BE MADE WITH APPROVED SOLVENT-WELD PRIMER
AND GLUE.
5. PIPE SHALL BE INSTALLED WITH A MINIMUM OF 4" HORIZONTAL CLEARANCE FROM ANY
OTHER PIPE AND 2" VERTICAL CLEARANCE FROM ANY PIPES THAT CROSS OVER OR UNDER.
M. VALVES SHALL BE INSTALLED PER MANUFACTURER'S DIRECTIONS AND THE IRRIGATION DETAILS.
EACH VALVE SHALL BEAR A PRE-PRINTED WATERPROOF TAG BEARING THE APPROPRIATE
CONTROLLER STATION NUMBER.
N. VALVE BOXES SHALL BE INSTALLED FLUSH WITH THE GRADE, WITH CLEAN PEA GRAVEL LOCATED
BELOW THE VALVE AS NOTED ON THE DETAILS. EACH VALVE BOX COVER SHALL BE
HEAT-BRANDED WITH THE CONTROLLER STATION NUMBER.
O. DRIP IRRIGATION EQUIPMENT SHALL BE INSTALLED PER MANUFACTURER'S DIRECTIONS AND THE
IRRIGATION DETAILS.
1. SUBSURFACE DRIP LINES SHALL BE BURIED NO MORE THAN 2" BELOW FINISH GRADE.
2. DRIP LINES MOUNTED ON GRADE SHALL BE LOCATED BENEATH LANDSCAPE FABRIC, AND
SECURED IN PLACE WITH WIRE STAPLES AT A MAXIMUM OF 48" ON CENTER.
P. SPRAY, ROTOR, AND BUBBLER HEADS:
1. ALL SPRAY AND ROTOR HEAD LOCATIONS SHALL BE STAKED, FLAGGED AND/OR OTHERWISE
CLEARLY MARKED ON THE GROUND PRIOR TO INSTALLATION. SPRINKLER HEAD STAKING
SHALL BE INSPECTED AND APPROVED BY THE OWNER'S REPRESENTATIVE BEFORE
INSTALLATION.
2. ALL SPRAY HEADS SHALL BE CONNECTED WITH A 12 INCH MINIMUM LENGTH OF
1
2 INCH FLEX
PVC. THE FLEX PVC SHALL BE SOLVENT WELDED TO SCHEDULE 40 PVC FITTINGS WITH
WELD-ON #795 SOLVENT AND #P-70 PRIMER. ALL ROTORS SHALL BE CONNECTED TO
LATERAL LINES WITH PRE-MANUFACTURED SWING JOINTS.
3. ALL ROTOR, SPRAY AND BUBBLER HEADS SHALL BE SET PERPENDICULAR AND FLUSH TO
FINISH GRADE AND WITH A CLEARANCE OF FOUR INCHES (MINIMUM) FROM THE EDGE OF ANY
BUILDINGS, WALLS, BOULDERS, AND HARDSCAPE, UNLESS OTHERWISE SPECIFIED.
4. ALL ROTOR, SPRRAY AND BUBBLER HEADS AND VALVES SHALL BE FLUSHED AND ADJUSTED
FOR OPTIMUM COVERAGE WITH MINIMUM OVERSPRAY ON WALKS, STREETS, WALLS, ETC.
Q. AUTOMATIC CONTROLLER:
1. INSTALL THE CONTROLLER AT THE LOCATION INDICATED BY THE OWNER. INSTALL
CONTROLLER WITH A BACKUP BATTERY AS RECOMMENDED BY THE MANUFACTURER.
2. THE IRRIGATION CONTRACTOR SHALL COORDINATE 120 V.A.C. ELECTRICAL POWER TO
CONTROLLER AND DEDICATE ONE (1) 20-AMP BREAKER FOR EACH CONTROLLER. IT SHALL BE
THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO MAKE THE FINAL HOOK-UP FROM
THE ELECTRICAL SOURCE TO THE CONTROLLER UNIT ONLY.
3. ALL VALVE CONTROL WIRE SHALL BE AWG 14 TYPE UF, 600 VOLT TEST, DIRECT BURIAL. NO
SPLICES SHALL BE ALLOWED EXCEPT AT VALVES AND CONTROLLER. WHERE SPLICES MAY
BE NECESSARY DUE TO EXCESSIVELY LONG WIRE RUNS, THE CONTRACTOR SHALL MAKE ALL
SPLICES IN 6" ROUND VALVE BOXES WITH 3M'S "DBY-DIRECT BURIAL SPLICE KIT". THE
CONTRACTOR SHALL LABEL ALL WIRES WITH WATERPROOF TAGS AND MARKERS AT ALL
SPLICES AND VALVE MANIFOLDS, AND SHALL LEAVE A 24" COIL OF EXCESS WIRE AT EACH
CONNECTION.
4. PROVIDE #10 COMMON WIRE, DIRECT BURIAL, TO ALL REMOTE CONTROL VALVES.
5. CONNECT ALL DIRECT BURIAL WIRES TO VALVES USING 3M'S "DBY-DIRECT BURIAL SPLICE
KIT" (UNLESS OTHERWISE SPECIFIED).
6. PROVIDE THREE ADDITIONAL IRRIGATION CONTROL WIRES ALONG EACH BRANCH OF
MAINLINE FOR FUTURE EXPANSION. STUB ADDITIONAL CONTROL WIRES INTO BACK OF
IRRIGATION CONTROLLERS.
7. THE IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING ALL CONTROL WIRE
SLEEVES AND PIPE SLEEVES UNDER PAVED AREAS PRIOR TO PAVING - SEE SLEEVING NOTES.
R. INSTALL THE RAIN SENSOR IN THE VICINITY OF THE CONTROLLER, AND COORDINATE LOCATION
WITH THE OWNER. IT IS THE RESPONSIBILITY OF THE IRRIGATION CONTRACTOR TO ENSURE THE
RAIN SENSOR IS PLACED IN A LOCATION WHERE IT CAN RECEIVE ADEQUATE RAINFALL WITHOUT
OBSTRUCTIONS. IF IT IS PLACED IN AN INADEQUATE LOCATION, THE IRRIGATION CONTRACTOR
MAY BE REQUIRED TO RELOCATE IT AT NO ADDITIONAL COST TO THE OWNER.
S. ALL IRRIGATION EQUIPMENT NOT OTHERWISE DETAILED OR SPECIFIED SHALL BE INSTALLED AS
PER MANUFACTURER'S RECOMMENDATIONS AND SPECIFICATIONS.
T. QUALITY CONTROL
1. PERFORM COVERAGE TESTS AFTER SPRINKLER SYSTEM IS COMPLETED, BUT PRIOR TO ANY
PLANTING AND PERFORM TESTING IN THE PRESENCE OF THE IRRIGATION DESIGNER AND THE
CONSTRUCTION MANAGER.
2. TEST SYSTEM TO ASSURE THAT ALL LAWN AND PLANTING AREAS ARE WATERED
COMPLETELY AND UNIFORMLY.
3. MAKE ALL NECESSARY ADJUSTMENTS TO PROVIDE COMPLETE COVERAGE, INCLUDING
REALIGNMENT OF HEADS AND REPLACEMENT OF NOZZLES.
U. CLEAN UP
1. DURING IRRIGATION EXCAVATION AND INSTALLATION, KEEP ALL PAVEMENT CLEAN AND ALL
WORK AREAS IN A NEAT, ORDERLY CONDITION.
2. DISPOSED LEGALLY OF ALL EXCAVATED MATERIALS OFF THE PROJECT SITE.
V. INSPECTION AND ACCEPTANCE
1. UPON COMPLETION OF THE WORK, THE IRRIGATION CONTRACTOR SHALL PROVIDE THE SITE
CLEAN, FREE OF DEBRIS AND TRASH, AND SUITABLE FOR USE AS INTENDED. THE IRRIGATION
CONTRACTOR SHALL THEN REQUEST AN INSPECTION BY THE OWNER TO DETERMINE FINAL
ACCEPTABILITY.
2. WHEN THE INSPECTED WORK DOES NOT COMPLY WITH THE CONTRACT DOCUMENTS, THE
CONTRACTOR SHALL REPLACE AND/OR REPAIR THE REJECTED WORK TO THE OWNER'S
SATISFACTION WITHIN 24 HOURS.
3. THE MAINTENANCE PERIOD WILL NOT COMMENCE UNTIL THE WORK HAS BEEN RE-INSPECTED
BY THE OWNER AND FOUND TO BE ACCEPTABLE. AT THAT TIME, A WRITTEN NOTICE OF FINAL
ACCEPTANCE WILL BE ISSUED BY THE OWNER, AND THE MAINTENANCE AND GUARANTEE
PERIODS WILL COMMENCE.
4. CONTROLLER CHART: THE IRRIGATION CONTRACTOR SHALL PROVIDE A 8
1
2" X 11"
COLOR-CODED, LAMINATED COPY OF THE IRRIGATION LAYOUT AND PLACE IT IN THE
CONTROLLER'S COVER. THE CONTROLLER CHART SHALL CLEARLY DELINEATE THE AREAS
COVERED BY EACH VALVE, USING A SEPARATE COLOR FOR EACH ZONE.
5. TURN THE FOLLOWING ITEMS IN TO THE OWNER UPON COMPLETION OF THE INSTALLATION:
a. QUICK COUPLER KEYS (2)
b. CONTROLLER MANUAL (1)
c. CONTROLLER KEYS (2)
d. A MINIMUM OF (2) COPIES OF RECORD DRAWINGS. A RECORD DRAWING IS A RECORD
OF ALL CHANGES THAT OCCURRED IN THE FIELD AND THAT ARE DOCUMENTED
THROUGH CHANGE ORDERS, ADDENDA, OR CONTRACTOR/CONSULTANT DRAWING
MARKUPS.
W. REFER TO THE PLANTING SPECIFICATIONS FOR ADDITIONAL CONDITIONS OF FINAL ACCEPTANCE
AND START OF THE MAINTENANCE PERIOD.
X. WARRANTY
1. THE IRRIGATION SYSTEM SUPPLIED AND INSTALLED SHALL BE WARRANTED (LABOR AND
MATERIALS) TO REMAIN OPERATIONAL FOR A PERIOD OF 12 MONTHS AFTER THE DATE OF
FINAL ACCEPTANCE. DURING THIS PERIOD, THE CONTRACTOR SHALL ALSO REPAIR ANY
SETTLEMENT OF THE IRRIGATION TRENCHES.
2. BY THE END OF THE WARRANTY PERIOD, ANY IRRIGATION PART THAT IS EITHER
NON-OPERATIONAL OR THAT IS OPERATING BELOW STANDARDS AS DETERMINED BY THE
OWNER, SHALL BE REMOVED FROM THE SITE AND SHALL BE REPLACED. REPLACEMENTS
SHALL BE OF THE SAME KIND AS SPECIFIED IN THE IRRIGATION LEGEND, AND SHALL BE
INSTALLED AS ORIGINALLY SPECIFIED.
3. IRRIGATION PARTS DAMAGED OR IMPAIRED DUE TO ACTS OF GOD, VANDALISM, AND/OR THE
OWNER'S IMPROPER MAINTENANCE SHALL NOT BE COVERED BY THIS WARRANTY.
1
2
3
4
CONTROLLER - WALL MOUNT, INDOOR
NOTES:
1) MOUNT CONTROLLER AND CABINET PER MANUFACTURER'S DIRECTIONS.
2) 120 V.A.C. POWER PROVIDED BY OTHERS. LANDSCAPE CONTRACTOR SHALL MAKE FINAL CONNECTION AT
CONTROLLER. CONNECT TO ELECTRICAL SUPPLY PER NATIONAL ELECTRIC CODE AND LOCAL CODE.
3) LOCATE GROUND ROD 8' MIN. FROM CONTROLLER. VERIFY LOCATION OF GROUND ROD, CONTROLLER AND SOURCE
OF ELECTRICITY WITH MANUFACTURER'S REPRESENTATIVE AND OWNER AS PART OF PRE CONSTRUCTION MEETING.
SECTION
3
2
1
5
6
4
7
8
9 11
10
60" MAX.
12"
CONTROLLER PER LEGEND
1/2" ELECTRICAL CONDUIT BETWEEN
CONTROLLER AND ELECT. BOX
CLAMP TO WALL
SENSOR MONITOR PANEL OR
RECEIVER (WHERE OCCURS)
WALL
120 VOLT SERVICE IN WATERPROOF
JUNCTION BOX WITH DISCONNECT
SWITCH, INSTALL INSIDE STAINLESS
ENCLOSURE
C-CLAMPS (TYP.)
CONDUIT(S) FOR 24 VOLT CONTROL
WIRES. CLAMP TO WALL. USE 1
CONDUIT FOR 0-24 STATIONS. USE 2
CONDUITS FOR 25-48 STATIONS
SENSOR CABLES IN CONDUITS
(WHERE OCCURS)
GROUNDING PER MANUFACTURER
WALL
FINISH FLOOR SURFACE
5
7
6
10
9
8
11
6"
A
N
C
E
M
.
L
E
S
S
E
R
1
8
8
IRRIGATION DISCLAIMER
THIS DESIGN IS DIAGRAMMATIC. ALL PIPING, VALVES, AND OTHER EQUIPMENT SHOWN WITHIN PAVED AREAS OR OUT
OF PROPERTY BOUNDARIES ARE FOR DESIGN CLARIFICATION ONLY, AND SHALL BE INSTALLED IN PLANTING AREAS
WITHIN THE PROPERTY LINES OR LIMITS INDICATED ON PLAN. THE IRRIGATION CONTRACTOR SHALL VERIFY THE
LOCATIONS OF ALL ABOVE-GRADE IRRIGATION EQUIPMENT WITH THE OWNER'S AUTHORIZED REPRESENTATIVE
PRIOR TO INSTALLATION, OR IRRIGATION CONTRACTOR MAY BE REQURED TO MOVE SUCH ITEMS AT HIS OWN COST.
IRRIGATION CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL FINAL QUANTITIES PER DRAWINGS AND
SPECIFICATIONS. ANY QUANTITIES PROVIDED ARE PROVIDED AS A CONVENIENCE TO THE CONTRACTOR ONLY AND
SHALL NOT BE CONSIDERED ABSOLUTE.
POINT OF CONNECTION
CONNECT MAINLINE DOWNSTREAM OF 3/4" WATER
METER (BY OTHERS). VERIFY LOCATION IN FIELD.
CONTROLLER NOTE
LOCATE CONTROLLER AT LOCATION SHOWN ON PLAN. VERIFY LOCATION IN
FIELD WITH OWNER'S REPRESENTATIVE.
120 VAC POWER TO CONTROLLER LOCATION IS NOT WITHIN THE IRRIGATION
CONTRACTOR'S SCOPE OF WORK, AND SHALL BE PROVIDED BY OTHERS.
HOOK-UP OF CONTROLLER TO 120 VAC SHALL BE PERFORMED BY THE
IRRIGATION CONTRACTOR. IRRIGATION CONTRACTOR SHALL COORDINATE
LOCATION OF WIRE SLEEVE PENETRATIONS THROUGH BUILDING WITH OWNER
AND GENERAL CONTRACTOR. STATION RUN ORDER SHALL MATCH PLANS.
RAINBIRD PEB SERIES REMOTE CONTROL VALVE, SIZE PER PLAN DETAIL E/LI2
F
VALVES
DETAIL K/LI3
DETAILS I, J/LI3
DRIP CONTROL ZONE KIT (FLOWS UP TO 20 GPM)
DETAIL H/LI3
DETAIL H/LI3
DETAIL H/LI3
DETAIL G/LI3
DETAIL F/LI2
DETAIL D/LI2
DETAIL M/LI3
DETAIL B/LI2
PRESSURIZED PVC MAIN LINE, SCH. 40, 1"
MODEL 825YA - 3/4"
ESP-12LXBASIC 12-STATION CONTROLLER, INTERIOR WALL MOUNT
3/4" WATER METER (BY OTHERS)
ANY APPROVED CONTROL WIRING SLEEVE, SCH. 40 PVC, 2"
BACKFLOW PREVENTER WITH LF650A Y-STRAINER. MOUNT IN STRONGBOX INSULATED
ENCLOSURE, MODEL #SBBC-60ALHPI.
- - - FLUSH VALVE - BALL VALVE IN VALVE BOX WITH 3' LENGTH OF TUBING
DETAIL C/LI2
ANY APPROVED
ANY APPROVED
ANY APPROVED
ANY APPROVED
RAINBIRD 33DLRC QUICK COUPLER, 3/4"
- - - - - -
QC
NIBCO600A T-FP-BALL VALVE, BRASS, FULL-PORT, LINE SIZE
RAINBIRD
RAINBIRD
NON-PRESSURIZED LATERAL LINE, CL. 200 PVC, SIZE AS NOTED ON PLAN
FEBCO
IRRIGATION SLEEVE, SCH. 40 PVC, MIN. TWICE SIZE OF PIPE TO BE INSERTED, ONE SLEEVE PER PIPE
RAINBIRD XCZ-100-PRB-COM
RAINBIRD XFS-06-18 LANDSCAPE DRIP LINE - SPACE LINES AT 18" O.C. 0.6 GPH
IRRIGATION LEGEND
SYMBOL MANUF. MODEL NO. DESCRIPTION
20
REMARKS/DETAIL
DETAIL A/LI2
DRIP IRRIGATION
POINT OF CONNECTION
MAIN LINE/ LATERALS & SLEEVES
CONTROLLERS AND SENSORS
VALVE KEY
IN ADDITION TO PROVIDING SLEEVES FOR ALL PIPING UNDER ROADWAYS AND WALKWAYS, THE IRRIGATION
CONTRACTOR SHALL PROVIDE AND INSTALL SCH. 40 PVC SLEEVES FOR ALL CONTROLLER WIRES OCCURRING UNDER
ALL ROADWAYS AND WALKWAYS. SLEEVES FOR CONTROLLER WIRES SHALL BE 2" DIA. AND CONTAIN NO MORE THAN
25 WIRES.
CONTROLLER STATION NUMBER
GALLONS PER MINUTE
VALVE SIZE
SLEEVING / WIRING NOTES:
DETAIL H/LI3
WS
DETAIL L/LI3
DETAIL L/LI3
RAINBIRD 1806-SAM-PRS R13-18 (H) 16' 0.80 30
RAINBIRD 1806-SAM-PRS POP UP ROTARY SPRAY R13-18 (Q) 16' 0.40 30
POP UP ROTARY SPRAY
RAINBIRD1806 POP UP SPRAY
ROTORS & SPRAY HEADS
POP UP SPRAY
RAINBIRDSPRAY POP UP
RAINBIRD
1806
1806 10' 0.79
HE-VAN-08 (H) 8' 0.59
DETAIL L/LI3
DETAIL L/LI3
30
30
10' 0.45 30 DETAIL L/LI3
10H
HE-VAN-10 (Q)
WR2-RFC RAIN/FREEZE SENSOR - MOUNT SENSOR ON EAVE OR PARAPET PER MANUFACTURER
RAINBIRD 5004 POP UP ROTOR MPR-35Q 35' 1.67 35
RAINBIRD 5004 POP UP ROTOR MPR-35H 35' 3.33 35
RAINBIRD 5004 POP UP ROTOR MPR-30Q 30' 1.23 35
RAINBIRD 5004 POP UP ROTOR MPR-30H 30' 1.59 35
RAINBIRD 5004 POP UP ROTOR MPR-25F 25' 3.34 35
RAINBIRD 5004 POP UP ROTOR MPR-25Q 25' 0.88 35
RAINBIRD 5004 POP UP ROTOR MPR-25H 25' 1.73 35
DETAIL L/LI3
DETAIL L/LI3
DETAIL L/LI3
DETAIL L/LI3
DETAIL L/LI3
DETAIL L/LI3
DETAIL L/LI3
NOTES:
1) CONTRACTOR SHALL USE PC SCREENS ON FIXED SPRAY HEADS AS NEEDED TO ACHIEVE APPROPRIATE RADII.
2) CONTRACTOR SHALL USE VARIABLE-ARC ROTARY NOZZLES WHERE NECESSARY.
3) CONTRACTOR SHALL ADJUST ROTOR ARCS WHERE NECESSARY.
CONTRACTOR SHALL PROVIDE
TEMPORARY IRRIGATION AS NEEDED TO
PROPERLY ESTABLISH SEED. IRRIGATION
SYSTEM SHALL PROVIDE 100%
HEAD-TO0HEAD COVERAGE DURING
GROWING SEASON. SEE "SWPPP SEED
ESTABLISHMENT NOTES" ON SHEET LP-1.
OWNER FOR FURTHER QUALIFICATION MEASURES.
3. THE LANDSCAPE CONTRACTOR SHALL HOLD A VALID CONTRACTOR'S LICENSE ISSUED BY THE APPROPRIATE
LOCAL JURISDICTION.
B. SCOPE OF WORK
1. WORK COVERED BY THESE SECTIONS INCLUDES THE FURNISHING AND PAYMENT OF ALL MATERIALS, LABOR,
SERVICES, EQUIPMENT, LICENSES, TAXES AND ANY OTHER ITEMS THAT ARE NECESSARY FOR THE EXECUTION,
INSTALLATION AND COMPLETION OF ALL WORK, SPECIFIED HEREIN AND / OR SHOWN ON THE LANDSCAPE PLANS,
NOTES, AND DETAILS.
2. ALL WORK SHALL BE PERFORMED IN ACCORDANCE WITH ALL APPLICABLE LAWS, CODES AND REGULATIONS
REQUIRED BY AUTHORITIES HAVING JURISDICTION OVER SUCH WORK, INCLUDING ALL INSPECTIONS AND
PERMITS REQUIRED BY FEDERAL, STATE AND LOCAL AUTHORITIES IN SUPPLY, TRANSPORTATION AND
INSTALLATION OF MATERIALS.
3. THE LANDSCAPE CONTRACTOR SHALL VERIFY THE LOCATION OF ALL UNDERGROUND UTILITY LINES (WATER,
SEWER, ELECTRICAL, TELEPHONE, GAS, CABLE, TELEVISION, ETC.) PRIOR TO THE START OF ANY WORK.
PRODUCTS
A. ALL MANUFACTURED PRODUCTS SHALL BE NEW.
B. CONTAINER AND BALLED-AND-BURLAPPED PLANTS:
1. FURNISH NURSERY-GROWN PLANTS COMPLYING WITH ANSI Z60.1-2014. PROVIDE WELL-SHAPED, FULLY
BRANCHED, HEALTHY, VIGOROUS STOCK FREE OF DISEASE, INSECTS, EGGS, LARVAE, AND DEFECTS SUCH AS
KNOTS, SUN SCALD, INJURIES, ABRASIONS, AND DISFIGUREMENT. ALL PLANTS WITHIN A SPECIES SHALL HAVE
SIMILAR SIZE, AND SHALL BE OF A FORM TYPICAL FOR THE SPECIES. ALL TREES SHALL BE OBTAINED FROM
SOURCES WITHIN 200 MILES OF THE PROJECT SITE, AND WITH SIMILAR CLIMACTIC CONDITIONS.
2. ROOT SYSTEMS SHALL BE HEALTHY, DENSELY BRANCHED ROOT SYSTEMS, NON-POT-BOUND, FREE FROM
ENCIRCLING AND/OR GIRDLING ROOTS, AND FREE FROM ANY OTHER ROOT DEFECTS (SUCH AS J-SHAPED
ROOTS).
3. ANY PLANT DEEMED UNACCEPTABLE BY THE LANDSCAPE ARCHITECT OR OWNER SHALL BE IMMEDIATELY
REMOVED FROM THE SITE AND SHALL BE REPLACED WITH AN ACCEPTBLE PLANT OF LIKE TYPE AND SIZE AT THE
CONTRACTOR'S OWN EXPENSE. ANY PLANTS APPEARING TO BE UNHEALTHY, EVEN IF DETERMINED TO STILL BE
ALIVE, SHALL NOT BE ACCEPTED. THE LANDSCAPE ARCHITECT AND OWNER SHALL BE THE SOLE JUDGES AS TO
THE ACCEPTABILITY OF PLANT MATERIAL.
4. ALL TREES SHALL BE STANDARD IN FORM, UNLESS OTHERWISE SPECIFIED. TREES WITH CENTRAL LEADERS
WILL NOT BE ACCEPTED IF LEADER IS DAMAGED OR REMOVED. PRUNE ALL DAMAGED TWIGS AFTER PLANTING.
5. CALIPER MEASUREMENTS FOR STANDARD (SINGLE TRUNK) TREES SHALL BE AS FOLLOWS: SIX INCHES ABOVE
THE ROOT FLARE FOR TREES UP TO AND INCLUDING FOUR INCHES IN CALIPER, AND TWELVE INCHES ABOVE THE
ROOT FLARE FOR TREES EXCEEDING FOUR INCHES IN CALIPER.
6. MULTI-TRUNK TREES SHALL BE MEASURED BY THEIR OVERALL HEIGHT, MEASURED FROM THE TOP OF THE ROOT
BALL.
7. ANY TREE OR SHRUB SHOWN TO HAVE EXCESS SOIL PLACED ON TOP OF THE ROOT BALL, SO THAT THE ROOT
FLARE HAS BEEN COMPLETELY COVERED, SHALL BE REJECTED.
C. SOD: PROVIDE WELL-ROOTED SOD OF THE VARIETY NOTED ON THE PLANS. SOD SHALL BE CUT FROM HEALTHY,
MATURE TURF WITH SOIL THICKNESS OF 3/4" TO 1". EACH PALLET OF SOD SHALL BE ACCOMPANIED BY A CERTIFICATE
FROM SUPPLIER STATING THE COMPOSITION OF THE SOD.
D. SEED: PROVIDE BLEND OF SPECIES AND VARIETIES AS NOTED ON THE PLANS, WITH MAXIMUM PERCENTAGES OF
PURITY, GERMINATION, AND MINIMUM PERCENTAGE OF WEED SEED AS INDICATED ON PLANS. EACH BAG OF SEED
SHALL BE ACCOMPANIED BY A TAG FROM THE SUPPLIER INDICATING THE COMPOSITION OF THE SEED.
E. TOPSOIL: SANDY TO CLAY LOAM TOPSOIL, FREE OF STONES LARGER THAN ½ INCH, FOREIGN MATTER, PLANTS,
ROOTS, AND SEEDS.
F. COMPOST: WELL-COMPOSTED, STABLE, AND WEED-FREE ORGANIC MATTER, pH RANGE OF 5.5 TO 8; MOISTURE
CONTENT 35 TO 55 PERCENT BY WEIGHT; 100 PERCENT PASSING THROUGH 3/4-INCH SIEVE; SOLUBLE SALT CONTENT
OF 5 TO 10 DECISIEMENS/M; NOT EXCEEDING 0.5 PERCENT INERT CONTAMINANTS AND FREE OF SUBSTANCES TOXIC
TO PLANTINGS. NO MANURE OR ANIMAL-BASED PRODUCTS SHALL BE USED.
G. FERTILIZER: GRANULAR FERTILIZER CONSISTING OF NITROGEN, PHOSPHORUS, POTASSIUM, AND OTHER NUTRIENTS
IN PROPORTIONS, AMOUNTS, AND RELEASE RATES RECOMMENDED IN A SOIL REPORT FROM A QUALIFIED
SOIL-TESTING AGENCY (SEE BELOW).
H. MULCH: SIZE AND TYPE AS INDICATED ON PLANS, FREE FROM DELETERIOUS MATERIALS AND SUITABLE AS A TOP
DRESSING OF TREES AND SHRUBS.
I. WEED FABRIC: 5 OUNCE, WOVEN, NEEDLE-PUNCHED FABRIC, SUCH AS DEWITT PRO5 LANDSCAPE FABRIC (OR
APPROVED EQUAL).
J. TREE STAKING AND GUYING
1. STAKES: 6' LONG GREEN METAL T-POSTS.
2. GUY AND TIE WIRE: ASTM A 641, CLASS 1, GALVANIZED-STEEL WIRE, 2-STRAND, TWISTED, 0.106 INCH DIAMETER.
3. STRAP CHAFING GUARD: REINFORCED NYLON OR CANVAS AT LEAST 1-1/2 INCH WIDE, WITH GROMMETS TO
PROTECT TREE TRUNKS FROM DAMAGE.
K. STEEL EDGING: PROFESSIONAL STEEL EDGING, 14 GAUGE THICK X 4 INCHES WIDE, FACTORY PAINTED DARK GREEN.
ACCEPTABLE MANUFACTURERS INCLUDE COL-MET OR APPROVED EQUAL.
L. PRE-EMERGENT HERBICIDES: ANY GRANULAR, NON-STAINING PRE-EMERGENT HERBICIDE THAT IS LABELED FOR THE
SPECIFIC ORNAMENTALS OR TURF ON WHICH IT WILL BE UTILIZED. PRE-EMERGENT HERBICIDES SHALL BE APPLIED
PER THE MANUFACTURER'S LABELED RATES.
METHODS
A. SOIL PREPARATION
1. BEFORE STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE GRADE OF ALL LANDSCAPE
AREAS ARE WITHIN +/-0.1' OF FINISH GRADE. THE CONTRACTOR SHALL NOTIFY THE OWNER IMMEDIATELY
SHOULD ANY DISCREPANCIES EXIST.
2. SOIL TESTING:
a. AFTER FINISH GRADES HAVE BEEN ESTABLISHED, CONTRACTOR SHALL HAVE SOIL SAMPLES TESTED BY
AN ESTABLISHED SOIL TESTING LABORATORY FOR THE FOLLOWING: SOIL TEXTURAL CLASS, GENERAL
SOIL FERTILITY, pH, ORGANIC MATTER CONTENT, SALT (CEC), LIME, SODIUM ADSORPTION RATIO (SAR) AND
BORON CONTENT. EACH SAMPLE SUBMITTED SHALL CONTAIN NO LESS THAN ONE QUART OF SOIL.
b. CONTRACTOR SHALL ALSO SUBMIT THE PROJECT'S PLANT LIST TO THE LABORATORY ALONG WITH THE
SOIL SAMPLES.
c. THE SOIL REPORT PRODUCED BY THE LABORATORY SHALL CONTAIN RECOMMENDATIONS FOR THE
FOLLOWING (AS APPROPRIATE): GENERAL SOIL PREPARATION AND BACKFILL MIXES, PRE-PLANT
FERTILIZER APPLICATIONS, AND ANY OTHER SOIL RELATED ISSUES. THE REPORT SHALL ALSO PROVIDE A
FERTILIZER PROGRAM FOR THE ESTABLISHMENT PERIOD AND FOR LONG-TERM MAINTENANCE.
3. THE CONTRACTOR SHALL INSTALL SOIL AMENDMENTS AND FERTILIZERS PER THE SOILS REPORT
RECOMMENDATIONS. ANY CHANGE IN COST DUE TO THE SOIL REPORT RECOMMENDATIONS, EITHER INCREASE
OR DECREASE, SHALL BE SUBMITTED TO THE OWNER WITH THE REPORT.
4. FOR BIDDING PURPOSES ONLY, THE SOIL PREPARATION SHALL CONSIST OF THE FOLLOWING:
a. TURF: INCORPORATE THE FOLLOWING AMENDMENTS INTO THE TOP 8" OF SOIL BY MEANS OF ROTOTILLING
AFTER CROSS-RIPPING:
i. NITROGEN STABILIZED ORGANIC AMENDMENT - 4 CU. YDS. PER 1,000 S.F.
ii. AMMONIUM PHOSPHATE 16-20-0 - 15 LBS PER 1,000 S.F.
iii. AGRICULTURAL GYPSUM - 100 LBS PER 1,000 S.F.
b. TREES, SHRUBS, AND PERENNIALS: INCORPORATE THE FOLLOWING AMENDMENTS INTO THE TOP 8" OF
SOIL BY MEANS OF ROTOTILLING AFTER CROSS-RIPPING:
i. NITROGEN STABILIZED ORGANIC AMENDMENT - 4 CU. YDS. PER 1,000 S.F.
ii. 12-12-12 FERTILIZER - 10 LBS. PER CU. YD.
iii. AGRICULTURAL GYPSUM - 10 LBS. PER CU. YD.
iv. IRON SULPHATE - 2 LBS. PER CU. YD.
5. CONTRACTOR SHALL ENSURE THAT THE GRADE IN SOD AREAS SHALL BE 1" BELOW FINISH GRADE BEFORE
INSTALLING SOIL AMENDMENTS, AND 2" BELOW FINISH GRADE IN SHRUB AREAS BEFORE INSTALLING SOIL
AMENDMENTS. MULCH COVER WITHIN 6" OF CONCRETE WALKS AND CURBS SHALL NOT PROTRUDE ABOVE THE
FINISH SURFACE OF THE WALKS AND CURBS. MULCH COVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER
THAN THE TOP OF WALL.
6. ONCE SOIL PREPARATION IS COMPLETE, THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT THERE ARE NO
DEBRIS, TRASH, OR STONES LARGER THAN 1" REMAINING IN THE TOP 6" OF SOIL.
5
6
7
4
1
8
9
11
10
12
PREVAILING
WINDS
NOTES:
1. SCARIFY SIDES OF PLANTING PIT PRIOR TO SETTING TREE.
2. REMOVE EXCESS SOIL APPLIED ON TOP OF THE ROOTBALL THAT
COVERS THE ROOT FLARE. THE PLANTING HOLE DEPTH SHALL BE
SUCH THAT THE ROOTBALL RESTS ON UNDISTURBED SOIL, AND THE
ROOT FLARE IS 3"-5" ABOVE FINISH GRADE.
3. FOR B&B TREES, CUT OFF BOTTOM 1/3 OF WIRE BASKET BEFORE
PLACING TREE IN HOLE, CUT OFF AND REMOVE REMAINDER OF
BASKET AFTER TREE IS SET IN HOLE, REMOVE ALL NYLON TIES,
TWINE, ROPE, AND OTHER PACKING MATERIAL. REMOVE AS MUCH
BURLAP FROM AROUND ROOTBALL AS IS PRACTICAL.
4. REMOVE ALL NURSERY STAKES AFTER PLANTING.
5. FOR TREES OVER 3" CALIPER AND TREES 36" BOX AND LARGER, USE
THREE STAKES OR DEADMEN (AS APPROPRIATE), SPACED EVENLY
AROUND TREE.
6. STAKING SHALL BE TIGHT ENOUGH TO PREVENT TRUNK FROM
BENDING, BUT LOOSE ENOUGH TO ALLOW SOME TRUNK MOVEMENT
IN WIND.
1
2
3
TREE CANOPY.
CINCH-TIES (2" CALIPER TREES AND SMALLER) OR 12
GAUGE GALVANIZED WIRE WITH NYLON TREE STRAPS
AT TREE AND STAKE (2.5" CALIPER TREES AND
LARGER). SECURE TIES OR STRAPS TO TRUNK JUST
ABOVE LOWEST MAJOR BRANCHES.
GREEN STEEL T-POSTS. EXTEND POSTS 12" MIN. INTO
UNDISTURBED SOIL.
24" X 3/4" P.V.C. MARKERS OVER WIRES.
PRESSURE-TREATED WOOD DEADMAN, TWO PER
TREE (MIN.). BURY OUTSIDE OF PLANTING PIT AND
18" MIN. INTO UNDISTURBED SOIL.
MULCH, TYPE AND DEPTH PER PLANS. DO NOT
PLACE MULCH WITHIN 6" OF TRUNK.
FINISH GRADE.
BACKFILL. AMEND AND FERTILIZE ONLY AS
RECOMMENDED IN SOIL FERTILITY ANALYSIS.
ROOT BALL.
UNDISTURBED NATIVE SOIL.
4" HIGH EARTHEN WATERING BASIN.
TRUNK FLARE.
CONIFEROUS
TREE
PREVAILING
WINDS
STAKING EXAMPLES (PLAN VIEW)
2
4
6
7
8
9
10
11
1
4
3X ROOTBALL DIA.
5
2
3
5
12
TREE PLANTING
A SCALE: NOT TO SCALE
NON-CONIFEROUS
TREE
B. GENERAL PLANTING
1. REMOVE ALL NURSERY TAGS AND STAKES FROM PLANTS.
2. EXCEPT IN AREAS TO BE PLANTED WITH ORNAMENTAL GRASSES, APPLY PRE-EMERGENT HERBICIDES AT THE
MANUFACTURER'S RECOMMENDED RATE.
3. TRENCHING NEAR EXISTING TREES:
a. CONTRACTOR SHALL NOT DISTURB ROOTS 1-1/2" AND LARGER IN DIAMETER WITHIN THE CRITICAL ROOT
ZONE (CRZ) OF EXISTING TREES, AND SHALL EXERCISE ALL POSSIBLE CARE AND PRECAUTIONS TO AVOID
INJURY TO TREE ROOTS, TRUNKS, AND BRANCHES. THE CRZ IS DEFINED AS A CIRCULAR AREA EXTENDING
OUTWARD FROM THE TREE TRUNK, WITH A RADIUS EQUAL TO 1' FOR EVERY 1" OF TRUNK
DIAMETER-AT-BREAST-HEIGHT (4.5' ABOVE THE AVERAGE GRADE AT THE TRUNK).
b. ALL EXCAVATION WITHIN THE CRZ SHALL BE PERFORMED USING HAND TOOLS. NO MACHINE EXCAVATION
OR TRENCHING OF ANY KIND SHALL BE ALLOWED WITHIN THE CRZ.
c. ALTER ALIGNMENT OF PIPE TO AVOID TREE ROOTS 1-1/2" AND LARGER IN DIAMETER. WHERE TREE ROOTS
1-1/2" AND LARGER IN DIAMETER ARE ENCOUNTERED IN THE FIELD, TUNNEL UNDER SUCH ROOTS. WRAP
EXPOSED ROOTS WITH SEVERAL LAYERS OF BURLAP AND KEEP MOIST. CLOSE ALL TRENCHES WITHIN THE
CANOPY DRIP LINES WITHIN 24 HOURS.
d. ALL SEVERED ROOTS SHALL BE HAND PRUNED WITH SHARP TOOLS AND ALLOWED TO AIR-DRY. DO NOT
USE ANY SORT OF SEALERS OR WOUND PAINTS.
C. TREE PLANTING
1. TREE PLANTING HOLES SHALL BE EXCAVATED TO MINIMUM WIDTH OF TWO TIMES THE WIDTH OF THE ROOTBALL,
AND TO A DEPTH EQUAL TO THE DEPTH OF THE ROOTBALL LESS TWO TO FOUR INCHES.
2. SCARIFY THE SIDES AND BOTTOM OF THE PLANTING HOLE PRIOR TO THE PLACEMENT OF THE TREE. REMOVE
ANY GLAZING THAT MAY HAVE BEEN CAUSED DURING THE EXCAVATION OF THE HOLE.
3. FOR CONTAINER AND BOX TREES, TO REMOVE ANY POTENTIALLY GIRDLING ROOTS AND OTHER ROOT DEFECTS,
THE CONTRACTOR SHALL SHAVE A 1" LAYER OFF OF THE SIDES AND BOTTOM OF THE ROOTBALL OF ALL TREES
JUST BEFORE PLACING INTO THE PLANTING PIT. DO NOT "TEASE" ROOTS OUT FROM THE ROOTBALL.
4. INSTALL THE TREE ON UNDISTURBED SUBGRADE SO THAT THE TOP OF THE ROOTBALL IS TWO TO FOUR INCHES
ABOVE THE SURROUNDING GRADE.
5. BACKFILL THE TREE HOLE UTILIZING THE EXISTING TOPSOIL FROM ON-SITE. ROCKS LARGER THAN 1" DIA. AND
ALL OTHER DEBRIS SHALL BE REMOVED FROM THE SOIL PRIOR TO THE BACKFILL. SHOULD ADDITIONAL SOIL BE
REQUIRED TO ACCOMPLISH THIS TASK, USE STORED TOPSOIL FROM ON-SITE OR IMPORT ADDITIONAL TOPSOIL
FROM OFF-SITE AT NO ADDITIONAL COST TO THE OWNER. IMPORTED TOPSOIL SHALL BE OF SIMILAR TEXTURAL
CLASS AND COMPOSITION IN THE ON-SITE SOIL.
6. THE TOTAL NUMBER OF TREE STAKES (BEYOND THE MINIMUMS LISTED BELOW) WILL BE LEFT TO THE
LANDSCAPE CONTRACTOR'S DISCRETION. SHOULD ANY TREES FALL OR LEAN, THE LANDSCAPE CONTRACTOR
SHALL STRAIGHTEN THE TREE, OR REPLACE IT SHOULD IT BECOME DAMAGED. TREE STAKING SHALL ADHERE
TO THE FOLLOWING GUIDELINES:
a. 1"-2" TREES TWO STAKES PER TREE
b. 2-1/2"-4" TREES THREE STAKES PER TREE
c. TREES OVER 4" CALIPER GUY AS NEEDED
d. MULTI-TRUNK TREES THREE STAKES PER TREE MINIMUM, QUANTITY AND POSITIONS AS NEEDED TO
STABILIZE THE TREE
7. UPON COMPLETION OF PLANTING, CONSTRUCT AN EARTH WATERING BASIN AROUND THE TREE. COVER THE
INTERIOR OF THE TREE RING WITH THE WEED BARRIER CLOTH AND TOPDRESS WITH MULCH (TYPE AND DEPTH
PER PLANS).
D. SHRUB, PERENNIAL, AND GROUNDCOVER PLANTING
1. DIG THE PLANTING HOLES TWICE AS WIDE AND 2" LESS DEEP THAN EACH PLANT'S ROOTBALL. INSTALL THE
PLANT IN THE HOLE. BACKFILL AROUND THE PLANT WITH SOIL AMENDED PER SOIL TEST RECOMMENDATIONS.
2. INSTALL THE WEED BARRIER CLOTH, OVERLAPPING IT AT THE ENDS. UTILIZE STEEL STAPLES TO KEEP THE
WEED BARRIER CLOTH IN PLACE.
3. WHEN PLANTING IS COMPLETE, INSTALL MULCH (TYPE AND DEPTH PER PLANS) OVER ALL PLANTING BEDS,
COVERING THE ENTIRE PLANTING AREA.
E. SODDING
1. SOD VARIETY TO BE AS SPECIFIED ON THE LANDSCAPE PLAN.
2. LAY SOD WITHIN 24 HOURS FROM THE TIME OF STRIPPING. DO NOT LAY IF THE GROUND IS FROZEN.
3. LAY THE SOD TO FORM A SOLID MASS WITH TIGHTLY FITTED JOINTS. BUTT ENDS AND SIDES OF SOD STRIPS - DO
NOT OVERLAP. STAGGER STRIPS TO OFFSET JOINTS IN ADJACENT COURSES.
4. ROLL THE SOD TO ENSURE GOOD CONTACT OF THE SOD'S ROOT SYSTEM WITH THE SOIL UNDERNEATH.
5. WATER THE SOD THOROUGHLY WITH A FINE SPRAY IMMEDIATELY AFTER PLANTING TO OBTAIN AT LEAST SIX
INCHES OF PENETRATION INTO THE SOIL BELOW THE SOD.
F. CLEAN UP
1. DURING LANDSCAPE PREPARATION AND PLANTING, KEEP ALL PAVEMENT CLEAN AND ALL WORK AREAS IN A
NEAT, ORDERLY CONDITION.
2. DISPOSED LEGALLY OF ALL EXCAVATED MATERIALS OFF THE PROJECT SITE.
G. INSPECTION AND ACCEPTANCE
1. UPON COMPLETION OF THE WORK, THE LANDSCAPE CONTRACTOR SHALL PROVIDE THE SITE CLEAN, FREE OF
DEBRIS AND TRASH, AND SUITABLE FOR USE AS INTENDED. THE LANDSCAPE CONTRACTOR SHALL THEN
REQUEST AN INSPECTION BY THE OWNER TO DETERMINE FINAL ACCEPTABILITY.
2. WHEN THE INSPECTED PLANTING WORK DOES NOT COMPLY WITH THE CONTRACT DOCUMENTS, THE
LANDSCAPE CONTRACTOR SHALL REPLACE AND/OR REPAIR THE REJECTED WORK TO THE OWNER'S
SATISFACTION WITHIN 24 HOURS.
3. THE LANDSCAPE MAINTENANCE PERIOD WILL NOT COMMENCE UNTIL THE LANDSCAPE WORK HAS BEEN
RE-INSPECTED BY THE OWNER AND FOUND TO BE ACCEPTABLE. AT THAT TIME, A WRITTEN NOTICE OF FINAL
ACCEPTANCE WILL BE ISSUED BY THE OWNER, AND THE MAINTENANCE AND GUARANTEE PERIODS WILL
COMMENCE.
H. LANDSCAPE MAINTENANCE
1. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL WORK SHOWN ON
THESE PLANS FOR 90 DAYS BEYOND FINAL ACCEPTANCE OF ALL LANDSCAPE WORK BY THE OWNER.
LANDSCAPE MAINTENANCE SHALL INCLUDE WEEKLY SITE VISITS FOR THE FOLLOWING ACTIONS (AS
APPROPRIATE): PROPER PRUNING, RESTAKING OF TREES, RESETTING OF PLANTS THAT HAVE SETTLED,
MOWING AND AERATION OF LAWNS, WEEDING, RESEEDING AREAS WHICH HAVE NOT GERMINATED WELL,
TREATING FOR INSECTS AND DISEASES,REPLACEMENT OF MULCH, REMOVAL OF LITTER, REPAIRS TO THE
IRRIGATION SYSTEM DUE TO FAULTY PARTS AND/OR WORKMANSHIP, AND THE APPROPRIATE WATERING OF ALL
PLANTINGS. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN THE IRRIGATION SYSTEM IN PROPER WORKING
ORDER, WITH SCHEDULING ADJUSTMENTS BY SEASON TO MAXIMIZE WATER CONSERVATION.
2. SHOULD SEEDED AND/OR SODDED AREAS NOT BE COVERED BY AN AUTOMATIC IRRIGATION SYSTEM, THE
LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR WATERING THESE AREAS AND OBTAINING A FULL,
HEALTHY STAND OF GRASS AT NO ADDITIONAL COST TO THE OWNER.
3. TO ACHIEVE FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD, ALL OF THE FOLLOWING
CONDITIONS MUST OCCUR:
a. THE LANDSCAPE SHALL SHOW ACTIVE, HEALTHY GROWTH (WITH EXCEPTIONS MADE FOR SEASONAL
DORMANCY). ALL PLANTS NOT MEETING THIS CONDITION SHALL BE REJECTED AND REPLACED BY
HEALTHY PLANT MATERIAL PRIOR TO FINAL ACCEPTANCE.
b. ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE.
c. SODDED AREAS MUST BE ACTIVELY GROWING AND MUST REACH A MINIMUM HEIGHT OF 1 1/2 INCHES
BEFORE FIRST MOWING. HYDROMULCHED AREAS SHALL SHOW ACTIVE, HEALTHY GROWTH. BARE AREAS
LARGER THAN TWELVE SQUARE INCHES MUST BE RESODDED OR RESEEDED (AS APPROPRIATE) PRIOR TO
FINAL ACCEPTANCE. ALL SODDED TURF SHALL BE NEATLY MOWED.
I. WARRANTY PERIOD, PLANT GUARANTEE AND REPLACEMENTS
1. THE LANDSCAPE CONTRACTOR SHALL GUARANTEE ALL TREES, SHRUBS, PERENNIALS, SOD,
SEEDED/HYDROMULCHED AREAS, AND IRRIGATION SYSTEMS FOR A PERIOD OF ONE YEAR FROM THE DATE OF
THE OWNER'S FINAL ACCEPTANCE (90 DAYS FOR ANNUAL PLANTS). THE CONTRACTOR SHALL REPLACE, AT HIS
OWN EXPENSE AND TO THE SATISFACTION OF THE OWNER, ANY PLANTS WHICH DIE IN THAT TIME, OR REPAIR
ANY PORTIONS OF THE IRRIGATION SYSTEM WHICH OPERATE IMPROPERLY.
2. AFTER THE INITIAL MAINTENANCE PERIOD AND DURING THE GUARANTEE PERIOD, THE LANDSCAPE
CONTRACTOR SHALL ONLY BE RESPONSIBLE FOR REPLACEMENT OF PLANTS WHEN PLANT DEATH CANNOT BE
ATTRIBUTED DIRECTLY TO OVERWATERING OR OTHER DAMAGE BY HUMAN ACTIONS.
J. PROVIDE A MINIMUM OF (2) COPIES OF RECORD DRAWINGS TO THE OWNER UPON COMPLETION OF WORK. A RECORD
DRAWING IS A RECORD OF ALL CHANGES THAT OCCURRED IN THE FIELD AND THAT ARE DOCUMENTED THROUGH
CHANGE ORDERS, ADDENDA, OR CONTRACTOR/CONSULTANT DRAWING MARKUPS.
(800) 680-6630
1400 16th St.., Ste 400
Denver, CO 80202
www.landscape-consultants.net
D E S I G N G R O U P
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GENERAL LANDSCAPE NOTES (CITY OF FORT COLLINS)
1. PLANT QUALITY: ALL PLANT MATERIAL SHALL BE A-GRADE OR NO. 1 GRADE - FREE OF ANY DEFECTS, OF NORMAL HEALTH, HEIGHT, LEAF DENSITY AND SPREAD
APPROPRIATE TO THE SPECIES AS DEFINED BY THE AMERICAN ASSOCIATION OF NURSERYMEN (AAN) STANDARDS. ALL TREES SHALL BE BALL AND BURLAP OR
EQUIVALENT.
2. IRRIGATION: ALL LANDSCAPE AREAS WITHIN THE SITE INCLUDING TURF, SHRUB BEDS AND TREE AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC IRRIGATION SYSTEM.
THE IRRIGATION PLAN MUST BE REVIEWED AND APPROVED BY THE CITY OF FORT COLLINS WATER UTILITIES DEPARTMENT PRIOR TO THE ISSUANCE OF A BUILDING
PERMIT. ALL TURF AREAS SHALL BE IRRIGATED WITH AN AUTOMATIC POP-UP IRRIGATION SYSTEM. ALL SHRUB BEDS AND TREES, INCLUDING IN NATIVE SEED AREAS,
SHALL BE IRRIGATED WITH AN AUTOMATIC DRIP (TRICKLE) IRRIGATION SYSTEM, OR WITH AN ACCEPTABLE ALTERNATIVE APPROVED BY THE CITY WITH THE IRRIGATION
PLANS. THE IRRIGATION SYSTEM SHALL BE ADJUSTED TO MEET THE WATER REQUIREMENTS OF THE INDIVIDUAL PLANT MATERIAL.
3. TOPSOIL: TO THE MAXIMUM EXTENT FEASIBLE, TOPSOIL THAT IS REMOVED DURING CONSTRUCTION ACTIVITY SHALL BE CONSERVED FOR LATER USE ON AREAS
REQUIRING REVEGETATION AND LANDSCAPING.
4. SOIL AMENDMENTS: SOIL AMENDMENTS SHALL BE PROVIDED AND DOCUMENTED IN ACCORDANCE WITH CITY CODE SECTION 12-132. THE SOIL IN ALL LANDSCAPE
AREAS, INCLUDING PARKWAYS AND MEDIANS, SHALL BE THOUGHLY LOOSENED TO A DEPTH OF NOT LESS THAN EIGHT(8) INCHES AND SOIL AMENDMENT SHALL BE
THOROUGHLY INCORPORATED INTO THE SOIL OF ALL LANDSCAPE AREAS TO A DEPTH OF AT LEAST SIX(6) INCHES BY TILLING, DISCING OR OTHER SUITABLE METHOD,
AT A RATE OF AT LEAST THREE (3) CUBIC YARDS OF SOIL AMENDMENT PER ONE THOUSAND (1,000) SQUARE FEET OF LANDSCAPE AREA. PRIOR TO THE ISSUANCE OF
ANY CERTIFICATE OF OCCUPANCY, A WRITTEN CERTIFICATION MUST BE SUBMITTED TO THE CITY THAT ALL PLANTED AREAS, OR AREAS TO BE PLANTED, HAVE BEEN
THOROUGHLY LOOSENED AND THE SOIL AMENDED, CONSISTENT WITH THE REQUIREMENTS SET FORTH IN SECTION 12-132.
5. INSTALLATION AND GUARANTEE: ALL LANDSCAPING SHALL BE INSTALLED ACCORDING TO SOUND HORTICULTURAL PRACTICES IN A MANNER DESIGNED TO
ENCOURAGE QUICK ESTABLISHMENT AND HEALTHY GROWTH. ALL LANDSCAPING FOR EACH PHASE MUST BE EITHER INSTALLED OR THE INSTALLATION MUST BE
SECURED WITH AN IRREVOCABLE LETTER OF CREDIT, PERFORMANCE BOND, OR ESCROW ACCOUNT FOR 125% OF THE VALUATION OF THE MATERIALS AND LABOR
PRIOR TO ISSUANCE OF A CERTIFICATE OF OCCUPANCY FOR ANY BUILDING IN SUCH PHASE.
6. MAINTENANCE: TREES AND VEGETATION, IRRIGATION SYSTEMS, FENCES, WALLS AND OTHER LANDSCAPE ELEMENTS WITH THESE FINAL PLANS SHALL BE CONSIDERED
AS ELEMENTS OF THE PROJECT IN THE SAME MANNER AS PARKING, BUILDING MATERIALS AND OTHER SITE DETAILS. THE APPLICANT, LANDOWNER OR SUCCESSORS IN
INTEREST SHALL BE JOINTLY AND SEVERALLY RESPONSIBLE FOR THE REGULAR MAINTENANCE OF ALL LANDSCAPING ELEMENTS IN GOOD CONDITION. ALL
LANDSCAPING SHALL BE MAINTAINED FREE FROM DISEASE, PESTS, WEEDS AND LITTER, AND ALL LANDSCAPE STRUCTURES SUCH AS FENCES AND WALLS SHALL BE
REPAIRED AND REPLACED PERIODICALLY TO MAINTAIN A STRUCTURALLY SOUND CONDITION.
7. REPLACEMENT: ANY LANDSCAPE ELEMENT THAT DIES, OR IS OTHERWISE REMOVED, SHALL BE PROMPTLY REPLACED IN ACCORDANCE WITH THE REQUIREMENTS OF
THESE PLANS.
8. THE FOLLOWING SEPARATIONS SHALL BE PROVIDED BETWEEN TREES/SHRUBS AND UTILITIES:
40 FEET BETWEEN CANOPY TREES AND STREET LIGHTS
15 FEET BETWEEN ORNAMENTAL TREES AND STREETLIGHTS
10 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER MAIN LINES
6 FEET BETWEEN TREES AND PUBLIC WATER, SANITARY AND STORM SEWER SERVICE LINES.
4 FEET BETWEEN SHRUBS AND PUBLIC WATER AND SANITARY AND STORM SEWER LINES
4 FEET BETWEEN TREES AND GAS LINES
9. ALL STREET TREES SHALL BE PLACED A MINIMUM EIGHT (8) FEET AWAY FROM THE EDGES OF DRIVEWAYS AND ALLEYS PER LUC 3.2.1(D)(2)(a).
10. PLACEMENT OF ALL LANDSCAPING SHALL BE IN ACCORDANCE WITH THE SIGHT DISTANCE CRITERIA AS SPECIFIED BY THE CITY OF FORT COLLINS. NO STRUCTURES OR
LANDSCAPE ELEMENTS GREATER THAN 24" SHALL BE ALLOWED WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENTS WITH THE EXCEPTION OF DECIDUOUS TREES
PROVIDED THAT THE LOWEST BRANCH IS AT LEAST 6' FROM GRADE. ANY FENCES WITHIN THE SIGHT DISTANCE TRIANGLE OR EASEMENT MUST BE NOT MORE THAN 42"
IN HEIGHT AND OF AN OPEN DESIGN.
11. THE FINAL LANDSCAPE PLAN SHALL BE COORDINATED WITH ALL OTHER FINAL PLAN ELEMENTS SO THAT THE PROPOSED GRADING, STORM DRAINAGE, AND OTHER
DEVELOPMENT IMPROVEMENTS DO NOT CONFLICT WITH NOR PRECLUDE INSTALLATION AND MAINTENANCE OF LANDSCAPE ELEMENTS ON THIS PLAN.
12. MINOR CHANGES IN SPECIES AND PLANT LOCATIONS MAY BE MADE DURING CONSTRUCTION -- AS REQUIRED BY SITE CONDITIONS OR PLANT AVAILABILITY. OVERALL
QUANTITY, QUALITY, AND DESIGN CONCEPT MUST BE CONSISTENT WITH THE APPROVED PLANS. IN THE EVENT OF CONFLICT WITH THE QUANTITIES INCLUDED IN THE
PLANT LIST, SPECIES AND QUANTITIES ILLUSTRATED SHALL BE PROVIDED. ALL CHANGES OF PLANT SPECIES AND LOCATION MUST HAVE WRITTEN APPROVAL BY THE
CITY PRIOR TO INSTALLATION.
13. ALL PLANTING BEDS SHALL BE MULCHED TO A MINIMUM DEPTH OF THREE INCHES.
THE CONTRACTOR SHALL INSTALL ROOT BARRIERS NEAR ALL NEWLY-PLANTED TREES
THAT ARE LOCATED WITHIN FIVE (5) FEET OF PAVING OR CURBS. ROOT BARRIERS SHALL BE
"CENTURY" OR "DEEP-ROOT" 24" DEEP PANELS (OR EQUAL). BARRIERS SHALL BE LOCATED
IMMEDIATELY ADJACENT TO HARDSCAPE. INSTALL PANELS PER MANUFACTURER'S
RECOMMENDATIONS. UNDER NO CIRCUMSTANCES SHALL THE CONTRACTOR USE ROOT
BARRIERS OF A TYPE THAT COMPLETELY ENCIRCLE THE ROOTBALL.
ROOT BARRIERS
ALL SEED SHALL BE DRILL SEEDED. AFTER SEEDING, THE CONTRACTOR SHALL COVER
THE RAIN GARDEN, DETENTION BASIN, AND DETENTION BORDER AREAS WITH JUTE
MESH, STAKED IN PLACE PER MANUFACTURER'S DIRECTIONS. THE CONTRACTOR
SHALL PROVIDE TEMPORARY IRRIGATION AS NEEDED TO ESTABLISH SEED.
SEEDED AREAS
LANDSCAPE CALCULATIONS
TOTAL FRONTAGE - ACADEMY CT.: 438 LF
STREET TREES REQUIRED: 11-15 TREES (30'-40' O.C.)
STREET TREES PROVIDED: 11 TREES
TOTAL FRONTAGE - E. PROSPECT RD.: 235 LF
STREET TREES REQUIRED: 6-8 TREES (30'-40' O.C.)
STREET TREES PROVIDED: 6 TREES (2 PROPOSED AND 4 EXISTING)
PARKING LOT PERIMETER
TREES REQUIRED: 5 TREES (25' O.C., 303 LF)
TREES PROVIDED: 5 TREES
PARKING LOT INTERIOR
PARKING LOT AREA: 13,393 SF
LANDSCAPE AREA REQUIRED: 804 SF (6%)
LANDSCAPE AREA PROVIDED: 1,041 SF (7.8%)
TREES REQUIRED: 7 TREES (1 PER 150 SF OF LANDSCAPE AREA)
TREES PROVIDED: 8 TREES
AFTER ALL PLANTING IS COMPLETE, CONTRACTOR SHALL INSTALL 4" THICK LAYER OF 1"-2"
CRUSHED GRAVEL MULCH (COLOR TO MATCH BUILDING) OVER LANDSCAPE FABRIC IN ALL
PLANTING AREAS, EXCEPT OVER SEED AND AS NOTED BELOW. CONTRACTOR SHALL SUBMIT
SAMPLES OF ALL MULCHES TO LANDSCAPE ARCHITECT AND OWNER FOR APPROVAL PRIOR TO
CONSTRUCTION. ABSOLUTELY NO EXPOSED GROUND SHALL BE LEFT SHOWING ANYWHERE ON
THE PROJECT AFTER MULCH HAS BEEN INSTALLED.
MULCHES
PERIMETER ROCK MULCH - 4" THICK LAYER OF 1"-2" COBBLE OVER LANDSCAPE
FABRIC
WATER USE CALCULATIONS
1,359 SF LOW-WATER TURF
1,359 SF X 10 GAL/SF = 13,590 GAL/SF/SEASON
8,547 SF BASIN AND RAIN GARDEN
8,547 SF X 3 GAL/SF = 25,641 GAL/SF/SEASON
7,073 SF SHRUBS
7,073 SF X 3 GAL/SF = 21,219 GAL/SF/SEASON
13,123 SF NATIVE SEED
13,123 SF X 0 GAL/SF = 0 GAL/SF/SEASON
60,450 GAL / 30,102 SF = 2.01 GAL/SF/SEASON
SYMBOL BOTANIC NAME COMMON NAME SIZE SPACING QUANTITY REMARKS
'Reveille' Bluegrass Sod - - - - - -
59
30
13
6
3
6' o.c.
1' o.c.
3' o.c.
Per plan
Per plan
Poa x 'Reveille'
Autumn Amber Fragrant Sumac
Tiny Wine Ninebark
Blue Spiraea
Kentucky Coffee Tree
Sunburst Honeylocust
#3 cont.
#5 cont.
#3 cont.
RHAR Rhus aromatica 'Autumn Amber'
PHOP Physocarpus opulifolius 'SMPOTW'
CACL Caryopteris clandonensis
GYDI Gymnocladus dioica 2" cal., 8'-10' high
GLTR Gleditsia triacanthos 'Sunburst' 2" cal., 8'-10' high
TURF AND SEED
SHRUBS AND PERENNIALS
TREES
TICO'Greenspire' Tilia cordata Greenspire Tilia 2" cal., 8'-10' high Per plan 6
PIMU Pinus mugo 'Big Tuna' Big Tuna Mugo Pine 3' high 4'-5' o.c. 27
-Seedpage - - Detention basin mix See next - - -
-Seedpage - - Upland mix See next - - -
QUMUmuehlenbergii Quercus Chinquapin Oak 2" cal., 8'-10' high Per plan 6
28.6%
14.2%
28.6%
28.6%
STEEL EDGING BETWEEN
TURF AND SHRUBS (TYP.)
1 PHOP
30 RHAR
6 GYDI
3 PIMU
2 PHOP
3 PIMU
2 PHOP
3 PIMU
3 RHAR
3 JUWI
3 PHOP
10 RHAR
4 JUWI
2 RHAR
4 QUMU
2 RHAR
3 TICO
2 PHOP
3 TICO
5 RHAR
2 PHOP
5 PIMU
2 PHOP
5 PIMU
7 RHAR
3 PIMU
11 PHOP
1 GLTR
5 CACL
5 PIMU
8 CACL
5 PHOP
2 QUMU
1. THE GENERAL CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL EXISTING VEGETATION (EXCEPT WHERE NOTED TO REMAIN). BEFORE
STARTING WORK, THE LANDSCAPE CONTRACTOR SHALL VERIFY THAT THE GRADE OF ALL LANDSCAPE AREAS ARE WITHIN +/-0.1' OF FINISH
GRADE. THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE OWNER IMMEDIATELY SHOULD ANY DISCREPANCIES EXIST. SEE SPECIFICATIONS
FOR MORE DETAILED INSTRUCTION ON TURF AREA AND PLANTING BED PREPARATION.
2. CONSTRUCT AND MAINTAIN FINISH GRADES IN LANDSCAPE AREAS AS SHOWN ON GRADING PLANS, AND CONSTRUCT AND MAINTAIN SLOPES AS
RECOMMENDED BY THE GEOTECHNICAL REPORT. ALL LANDSCAPE AREAS SHALL HAVE POSITIVE DRAINAGE AWAY FROM STRUCTURES AT THE
MINIMUM SLOPE SPECIFIED IN THE REPORT, AND AREAS OF POTENTIAL PONDING SHALL BE REGRADED TO BLEND IN WITH THE SURROUNDING
GRADES AND ELIMINATE PONDING POTENTIAL. SHOULD ANY CONFLICTS AND/OR DISCREPANCIES ARISE BETWEEN THE GRADING PLANS,
GEOTECHNICAL REPORT, THESE NOTES, AND ACTUAL CONDITIONS, THE CONTRACTOR SHALL IMMEDIATELY BRING SUCH ITEMS TO THE
ATTENTION OF THE LANDSCAPE ARCHITECT, GENERAL CONTRACTOR, AND OWNER.
3. ENSURE THAT THE GRADE IN SHRUB AREAS SHALL BE 2" BELOW FINISH GRADE AFTER INSTALLING SOIL AMENDMENTS, AND 1" BELOW FINISH
GRADE IN SOD AREAS AFTER INSTALLING SOIL AMENDMENTS. MULCH COVER WITHIN 6" OF CONCRETE WALKS AND CURBS SHALL NOT
PROTRUDE ABOVE THE FINISH SURFACE OF THE WALKS AND CURBS. MULCH COVER WITHIN 12" OF WALLS SHALL BE AT LEAST 3" LOWER THAN
THE TOP OF WALL.
4. INSTALL 5 OUNCE, WOVEN, NEEDLE-PUNCHED POLYPROPYLENE FABRIC (DeWITT "PRO-5" OR EQUAL) UNDER ALL MULCHED AREAS AND
INDIVIDUAL TREE RINGS.
5. INSTALL MULCH TOPDRESSING, TYPE AND DEPTH PER MULCH NOTE, IN ALL PLANTING BEDS AND TREE RINGS. DO NOT INSTALL MULCH WITHIN
6" OF TREE ROOT FLARE.
6. INSTALL 14G, GREEN STEEL EDGING BETWEEN ALL PLANTING BEDS AND TURF AREAS, AND BETWEEN GROUNDCOVERS AND OTHER PLANTS
(WHERE INDICATED ON THE PLAN).
7. HYDROMULCH ALL DISTURBED AREAS OUTSIDE OF PROPERTY LIMITS (UNLESS SHOWN AS SOD).
8. ALL PLANT LOCATIONS ARE DIAGRAMMATIC. ACTUAL LOCATIONS SHALL BE VERIFIED WITH THE LANDSCAPE ARCHITECT OR DESIGNER PRIOR
TO PLANTING. THE LANDSCAPE CONTRACTOR SHALL ENSURE THAT ALL REQUIREMENTS OF THE PERMITTING AUTHORITY ARE MET (I.E.,
MINIMUM PLANT QUANTITIES, PLANTING METHODS, TREE PROTECTION METHODS, ETC.).
9. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR DETERMINING PLANT QUANTITIES; PLANT QUANTITIES SHOWN ON LEGENDS AND
CALLOUTS ARE FOR GENERAL INFORMATION ONLY. IN THE EVENT OF A DISCREPANCY BETWEEN THE PLAN AND THE PLANT LEGEND, THE
PLANT QUANTITY AS SHOWN ON THE PLAN (FOR INDIVIDUAL SYMBOLS) OR CALLOUT (FOR GROUNDCOVER PATTERNS) SHALL TAKE
PRECEDENCE.
10. NO SUBSTITUTIONS OF PLANT MATERIALS SHALL BE ALLOWED WITHOUT THE WRITTEN PERMISSION OF THE LANDSCAPE ARCHITECT. IF
SOME OF THE PLANTS ARE NOT AVAILABLE, THE LANDSCAPE CONTRACTOR SHALL NOTIFY THE LANDSCAPE ARCHITECT IN WRITING (VIA
PROPER CHANNELS).
11. PLANTS MAY BE INSPECTED AND APPROVED OR REJECTED ON THE JOBSITE BY THE OWNER OR OWNER'S REPRESENTATIVE.
12. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR THE MAINTENANCE OF ALL WORK SHOWN ON THESE PLANS FOR 90 DAYS BEYOND
FINAL ACCEPTANCE OF ALL LANDSCAPE WORK BY THE OWNER. LANDSCAPE MAINTENANCE SHALL INCLUDE WEEKLY SITE VISITS FOR THE
FOLLOWING ACTIONS (AS APPROPRIATE): PROPER PRUNING, RESTAKING OF TREES, RESETTING OF PLANTS THAT HAVE SETTLED, MOWING
AND AERATION OF LAWNS, WEEDING, RESEEDING AREAS WHICH HAVE NOT GERMINATED WELL, TREATING FOR INSECTS AND
DISEASES,REPLACEMENT OF MULCH, REMOVAL OF LITTER, REPAIRS TO THE IRRIGATION SYSTEM DUE TO FAULTY PARTS AND/OR
WORKMANSHIP, AND THE APPROPRIATE WATERING OF ALL PLANTINGS. THE LANDSCAPE CONTRACTOR SHALL MAINTAIN THE IRRIGATION
SYSTEM IN PROPER WORKING ORDER, WITH SCHEDULING ADJUSTMENTS BY SEASON TO MAXIMIZE WATER CONSERVATION.
13. SHOULD SEEDED AND/OR SODDED AREAS NOT BE COVERED BY AN AUTOMATIC IRRIGATION SYSTEM, THE LANDSCAPE CONTRACTOR SHAL BE
RESPONSIBLE FOR WATERING THESE AREAS AND OBTAINING A FULL STAND OF GRASS AT NO ADDITIONAL COST TO THE OWNER.
14. TO ACHIEVE FINAL ACCEPTANCE AT THE END OF THE MAINTENANCE PERIOD, ALL OF THE FOLLOWING CONDITIONS MUST OCCUR:
A. THE LANDSCAPE SHALL SHOW ACTIVE, HEALTHY GROWTH (WITH EXCEPTIONS MADE FOR SEASONAL DORMANCY). ALL PLANTS NOT
MEETING THIS CONDITION SHALL BE REJECTED AND REPLACED BY HEALTHY PLANT MATERIAL PRIOR TO FINAL ACCEPTANCE.
B. ALL HARDSCAPE SHALL BE CLEANED PRIOR TO FINAL ACCEPTANCE.
C. SODDED AREAS MUST BE ACTIVELY GROWING AND MUST REACH A MINIMUM HEIGHT OF 1 1/2 INCHES BEFORE FIRST MOWING.
HYDROMULCHED AREAS SHALL SHOW ACTIVE, HEALTHY GROWTH. BARE AREAS LARGER THAN TWELVE SQUARE INCHES MUST BE
RESODDED OR RESEEDED (AS APPROPRIATE) PRIOR TO FINAL ACCEPTANCE. ALL SODDED TURF SHALL BE NEATLY MOWED.
15. SEE SPECIFICATIONS AND DETAILS FOR FURTHER REQUIREMENTS.
SIGHT TRIANGLE (TYP.)
2 GLTR
NOTE: ALL TREES SHALL BE BALLED AND BURLAPPED. REMOVE ALL BURLAP AND WIRE BEFORE PLANTING. SEE SPECIFICATIONS FOR PROPER ROOT QUALITY.
FOUR EXISTING TREES ARE FACTORED INTO TREE PERCENTAGES ABOVE.
- - - Wetlandpage mix Seed See next - - -
SEED ALL DISTURBED AREAS
WITHIN THE EASEMENT PER
LEGEND (TYP.)
-Seedbelow - - Rain garden seed mix See - - -
RAIN GARDEN SEED MIX
Common Name Scientific Name Variety PLS lbs per Acre Ounces per Acre
Sand bluestem Andropogon hallii Garden 3.5
Sideoats grama Bouteloua curtipendula Butte 3
Prairie sandreed Calamovilfa longifolia Goshen 3
Indian ricegrass Oryzopsis hymenoides Paloma 3
Switchgrass Panicum virgatum Blackwell 4
Western wheatgrass Pascopyrum smithii Ariba 3
Little bluestem Schizachyrium scoparium Patura 3
Alkali sacaton Sporobolus airoides 3
Sand dropseed Sporobolus cryptandrus 3
Pasture sage Artemisia frigida 2
Blue aster Aster laevis 4
Blanket flower Gaillardia aristata 8
Prairie coneflower Ratibida columnifera 4
Purple prairieclover Dalea (Petalostemum) purpurea 4
Sub-Totals: 27.5 22
1. THE LANDSCAPE CONTRACTOR SHALL DRILL SEED ALL INDICATED AREAS AS
SOON AS POSSIBLE AFTER COMPLETION OF GRADING OPERATIONS. SOIL
PREPARATION MEASURES IN AREAS TO BE SEEDED SHALL BE COMPLETED
PRIOR TO SEEDING.
2. FOR PROPER ESTABLISHMENT, SEED SHALL BE INSTALLED WHEN AT LEAST
THREE MONTHS REMAIN IN THE GROWING SEASON. IF LESS THAN THREE
MONTHS REMAIN IN THE GROWING SEASON AT THE TIME OF SEEDING, THE
LANDSCAPE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE LANDSCAPE
ARCHITECT AND OWNER.
3. THE IRRIGATION SYSTEM FOR SEEDED AREAS SHALL BE FULLY OPERATIONAL
AT THE TIME OF SEEDING. THE LANDSCAPE CONTRACTOR SHALL PROVIDE
TEMPORARY IRRIGATION TO ALL SEEDED AREAS, AND SHALL ENSURE 100%
HEAD-TO-HEAD COVERAGE OVER ALL SEEDED AREAS.
4. AFTER SEEDING OPERATIONS ARE COMPLETE, THE LANDSCAPE
CONTRACTOR SHALL INSTALL JUTE MESH OVER SEEDED AREAS PER
MANUFACTURER'S INSTRUCTIONS.
5. AFTER SEEDING IS COMPLETED, THE LANDSCAPE CONTRACTOR SHALL SET
THE IRRIGATION CONTROLLER SCHEDULE SUCH THAT SEED MAY BE
PROPERLY GERMINATED AND HEALTHY SEEDLING GROWTH SUSTAINED. THE
LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADJUSTING THE IRRIGATION
SCHEDULE AS NEEDED THROUGH THE END OF THE LANDSCAPE
MAINTENANCE PERIOD TO ENSURE SEEDLING SURVIVAL.
6. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR ADEQUATE SEEDLING
COVERAGE AND GROWTH ("FINAL STABILIZATION") AT THE TIME OF SWPPP
CLOSEOUT, AS DEFINED BY THE STATE AGENCY OVERSEEING SWPPP
PERMITS. IF FINAL STABILIZATION IS NOT ACHIEVED TO THE SATISFACTION
OF THE STATE AGENCY, THE CONTRACTOR SHALL BE RESPONSIBLE FOR
ADDITIONAL CORRECTIVE MEASURES, AT HIS OWN COST, TO SATISFY SWPPP
REQUIREMENTS AND ENSURE TIMELY SWPPP CLOSEOUT. THESE MEASURES
MAY INCLUDE, AT THE OWNER'S OPTION, RESEEDING OF SPARSELY
GERMINATED AREAS AND/OR INSTALLATION OF SOD IN ALL SEEDED AREAS.
SWPPP SEED ESTABLISHMENT NOTES
CITY TREE PROTECTION NOTES
1. ALL EXISTING TREES WITHIN THE LIMITS OF THE DEVELOPMENT AND
WITHIN ANY NATURAL AREA BUFFER ZONES SHALL REMAIN AND BE
PROTECTED UNLESS NOTED ON THESE PLANS FOR REMOVAL.
2. WITHIN THE DRIP LINE OF ANY PROTECTED EXISTING TREE, THERE SHALL
BE NO CUT OR FILL OVER A FOUR-INCH DEPTH UNLESS A QUALIFIED
ARBORIST OR FORESTER HAS EVALUATED AND APPROVED THE
DISTURBANCE.
3. ALL PROTECTED EXISTING TREES SHALL BE PRUNED TO THE CITY OF
FORT COLLINS FORESTRY STANDARDS. TREE PRUNING AND REMOVAL
SHALL BE PERFORMED BY A BUSINESS THAT HOLDS A CURRENT CITY OF
FORT COLLINS ARBORIST LICENSE WHERE REQUIRED BY CODE.
4. PRIOR TO AND DURING CONSTRUCTION, BARRIERS SHALL BE ERECTED
AROUND ALL PROTECTED EXISTING TREES WITH SUCH BARRIERS TO BE
OF ORANGE FENCING A MINIMUM OF FOUR (4) FEET IN HEIGHT, SECURED
WITH METAL T-POSTS, NO CLOSER THAN SIX (6) FEET FROM THE TRUNK
OR ONE-HALF (½) OF THE DRIP LINE, WHICHEVER IS GREATER. THERE
SHALL BE NO STORAGE OR MOVEMENT OF EQUIPMENT, MATERIAL,
DEBRIS OR FILL WITHIN THE FENCED TREE PROTECTION ZONE.
5. DURING THE CONSTRUCTION STAGE OF DEVELOPMENT, THE APPLICANT
SHALL PREVENT THE CLEANING OF EQUIPMENT OR MATERIAL OR THE
STORAGE AND DISPOSAL OF WASTE MATERIAL SUCH AS PAINTS, OILS,
SOLVENTS, ASPHALT, CONCRETE, MOTOR OIL OR ANY OTHER MATERIAL
HARMFUL TO THE LIFE OF A TREE WITHIN THE DRIP LINE OF ANY
PROTECTED TREE OR GROUP OF TREES.
6. NO DAMAGING ATTACHMENT, WIRES, SIGNS OR PERMITS MAY BE
FASTENED TO ANY PROTECTED TREE.
7. LARGE PROPERTY AREAS CONTAINING PROTECTED TREES AND
SEPARATED FROM CONSTRUCTION OR LAND CLEARING AREAS, ROAD
RIGHTS-OF-WAY AND UTILITY EASEMENTS MAY BE "RIBBONED OFF,"
RATHER THAN ERECTING PROTECTIVE FENCING AROUND EACH TREE AS
REQUIRED IN SUBSECTION (G)(3) ABOVE. THIS MAY BE ACCOMPLISHED BY
PLACING METAL T-POST STAKES A MAXIMUM OF FIFTY (50) FEET APART
AND TYING RIBBON OR ROPE FROM STAKE-TO-STAKE ALONG THE
OUTSIDE PERIMETERS OF SUCH AREAS BEING CLEARED.
8. THE INSTALLATION OF UTILITIES, IRRIGATION LINES OR ANY
UNDERGROUND FIXTURE REQUIRING EXCAVATION DEEPER THAN SIX (6)
INCHES SHALL BE ACCOMPLISHED BY BORING UNDER THE ROOT SYSTEM
OF PROTECTED EXISTING TREES AT A MINIMUM DEPTH OF TWENTY-FOUR
(24) INCHES. THE AUGER DISTANCE IS ESTABLISHED FROM THE FACE OF
THE TREE (OUTER BARK) AND IS SCALED FROM TREE DIAMETER AT
BREAST HEIGHT AS DESCRIBED IN THE CHART BELOW:
TREE DBH (INCHES) AUGUR DISTANCE FROM FACE OF TREE
(FT.)
0-2 1
3-4 2
5-9 5
10-14 10
15-19 12
OVER 19 15
9. ALL TREE REMOVAL SHOWN SHALL BE COMPLETED OUTSIDE OF THE
SONGBIRD NESTING SEASON (FEB 1 - JULY 31) OR CONDUCT A SURVEY
OF TREES ENSURING NO ACTIVE NESTS IN THE AREA.
THE CONTRACTOR SHALL INSTALL ROOT BARRIERS NEAR ALL NEWLY-PLANTED TREES
THAT ARE LOCATED WITHIN FIVE (5) FEET OF PAVING OR CURBS. ROOT BARRIERS SHALL
BE "CENTURY" OR "DEEP-ROOT" 24" DEEP PANELS (OR EQUAL). BARRIERS SHALL BE
LOCATED IMMEDIATELY ADJACENT TO HARDSCAPE. INSTALL PANELS PER
MANUFACTURER'S RECOMMENDATIONS. UNDER NO CIRCUMSTANCES SHALL THE
CONTRACTOR USE ROOT BARRIERS OF A TYPE THAT COMPLETELY ENCIRCLE THE
ROOTBALL.
ROOT BARRIERS
ALL SEED SHALL BE DRILL SEEDED. AFTER SEEDING, THE CONTRACTOR
SHALL COVER THE RAIN GARDEN, DETENTION BASIN, AND DETENTION
BORDER AREAS WITH JUTE MESH, STAKED IN PLACE PER
MANUFACTURER'S DIRECTIONS. THE CONTRACTOR SHALL PROVIDE
TEMPORARY IRRIGATION AS NEEDED TO ESTABLISH SEED.
SEEDED AREAS
EXISTING TREES -
PROTECT IN PLACE (TYP.)
JUWI'Wiltonii' Juniperus horizontalis Blue Rug Juniper #5 cont.5' o.c. 7
TYPICAL CURB AND GUTTER
TYPICAL PLANTING AREA
TYPICAL SYMBOL FOR LINEAR ROOT
BARRIER MATERIAL. SEE PLANTING
NOTES FOR TYPE AND MANUFACTURER.
INSTALL PER MANUFACTURER'S
SPECIFICATIONS.
TREE CANOPY
TREE TRUNK
1 TYPICAL WALKWAY OR PAVING
2
3
4
5
6
1
4
2
3
5
6
5' 5' 5' 5'
OPEN LANDSCAPE PARKWAY
TO 10'
ROOT BARRIER - PLAN VIEW
A SCALE: NOT TO SCALE