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Home My WebLink AboutCD 2025-0003; CARLSBAD BY THE SEA SUMMERHOUSE; Consistency Determination(0.8%) 5.0 % 5. 0 % M M 40 50 55 50 40 40 4 5 50 5 0 5 5 5 5 55 50 45 35 40 CHECK THE HEIGHT OF GUY WIRE MUST MANTAIN 8' ABOVE SIDEWALK GARFIELD STREET BE E C H A V E N U E OCEAN STREET DN DN DN UP UP RE A R Y A R D S E T B A C K 20 ' - 0 " FR O N T Y A R D S E T B A C K 20 ' - 0 " GARFIELD STREET OCEAN STREET BE E C H A V E N U E PROPERTY LINE SIDE YARD SETBACK 10' - 0" SIDE YARD SETBACK 10' - 0" PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 9 : 5 7 : 1 7 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 OVERALL SITE PLAN A1.00 PROJECT 1" = 20'-0"1 OVERALL SITE PLAN REVISION DATE REASON FOR ISSUE CD 2025 -0003 04-17-2025 j> , --i I - - I I I I ~- } VV - 1 7 I J 0 ~ - - □ -0 0 0 0 0 0 I I ~fij ~ T I I 1 1 T T I I l 1 1 T T - + ~ + - 1 - ' - -- ·-- - - - - - - F ~ ' V - - - - - ~ ,. - -- ~ --- - - _, - K I ' " I - 111 + I ~ / I I I 0 I " 0 + E E + ~ I 0 0 I I E E + ' I 0 0 -1 I L I + I I I I I I I 1h I ' + 0 0 I I r i I - - - - - - - - 0 ~<> > < ~ L _l _ g ] j ~ . e-- + . ~ I I I I, D □1 l D D n Jl / 'I _, . IL ,) , [ / - - - - - - - - , rr - I □ ' §~ I ~ ~ 1 F - Sc =-1 I I I t - - - ' F I ~ I ~ I ~~~ I I r ' I I I ,. . . . - ~ ,t: : : . I I I I I '11 I I ~ 0 ~~~ - ' ~ ~ ~ i ~ ~ --= - - - - ~ ... . =~ J !~ I. I - '~ I / J ~1 ~1~!~ I~ . ~ ' I I uy j Df- L - - ' 9 0 0 F I 0 +o * 0 ~ - J = ~ ~ ~ 7 -• C. J 7 I I I I T , j 0 0 0 tij ~ 0 L I - I - I I I ~ I /o _ a ·•1 ~ I I ' I ~ □ C J I I I - - I - -'C : J I 17 I ~ I ' I ~ I I ' I I I J I I "u I I ( I I I n (0.8%) 5. 0 % 5. 0 % M M 50 4 5 5 0 CHECK THE HEIGHT OF GUY WIRE MUST MANTAIN 8' ABOVE SIDEWALK GARFIELD STREET DN UP DN DN UP 1 A0.05g__________________________________________________ 6 A6.22__________________________________________________ 1 A5.02__________________________________________________ 1 A5.01__________________________________________________ 2 A5.01__________________________________________________ 7 A6.21__________________________________________________ 6 A6.21__________________________________________________ 1 A4.51__________________________________________________ 2 A5.02__________________________________________________ GARFIELD STREET OCEAN STREET BE E C H A V E N U E ADJACENT PROPERTY PRIVATE PATIO PRIVATE PATIO PRIVATE PATIO PRIVATE PATIO PV PANELS, TYP. ELEVATOR OVERUN RESIDENTIAL PROFESSIONAL CARE ACCESS AT GARFIELD ST. LEVEL ROOF TOP MECHANICAL EQUIPMENT AREA SCREENED FROM THE STREET ROOF TOP MECHANICAL EQUIPMENT AREA SCREENED FROM THE STREET ROOF TOP MECHANICAL EQUIPMENT AREA SCREENED FROM THE STREET PRIVATE PATIO PRIVATE PATIO PRIVATE PATIO TRANSFORMER ENCLOSURE 3" / 12" 3" / 1 2 " 3" / 1 2 " 3" / 1 2 " 3" / 1 2 " ROOF DORMER OVER UNIT LIVING AREA ROOF DORMER OVER UNIT LIVING AREA ROOF DORMER OVER UNIT LIVING AREA PV PANELS, TYP. PUBLIC ACCESS AT OCEAN ST. LEVEL MEMORY CARE SOUTH GARDENMEMORY CARE NORTH GARDEN TRASH ENCLOSURE PV PANELS, TYP. LIGHT WELL LIGHT WELLLIGHT WELL LI G H T W E L L LI G H T W E L L LI G H T W E L L LI G H T W E L L LI G H T W E L L RAMP TO BELOW GRADE RESIDENTS PARKING 10 A4.50__________________________________________________ 1 A 7 A4.51__________________________________________________ 5 A6.22__________________________________________________ 11 A6.22__________________________________________________ 12 A6.22__________________________________________________ 13 A6.22__________________________________________________ 14 A6.22__________________________________________________ 8 A6.21__________________________________________________ 1 A4.50__________________________________________________ 2 A4.50__________________________________________________ 3 A4.50__________________________________________________ 4 A4.50__________________________________________________ 6 A4.50__________________________________________________ 7 A4.50__________________________________________________ 8 A4.50__________________________________________________ 9 A4.50__________________________________________________ 11 A4.50__________________________________________________ 12 A4.50__________________________________________________ 2 A4.51__________________________________________________ 3 A4.51__________________________________________________ 5 A4.51__________________________________________________ 4 A4.51__________________________________________________ 6 A4.51__________________________________________________ 8 A4.51__________________________________________________ 9 A4.51__________________________________________________ 10 A4.51__________________________________________________ 11 A4.51__________________________________________________ 12 A4.51__________________________________________________13 A4.51__________________________________________________ 4 A4.52__________________________________________________ 5 A4.52__________________________________________________ 1 A8.04__________________________________________________ 1 A8.05__________________________________________________ 2 A8.06__________________________________________________ 2 A8.07__________________________________________________ SHORT TERM BIKE PARKING (6 STALLS) DROP OFF DRIVEWAY SLIDING GATE NOTE: SEE ELEVATIONS FOR FENCING DETAILS NOTE: SEE ELEVATIONS FOR FENCING DETAILS NOTE: SEE ELEVATIONS FOR FENCING DETAILS NOTE: SEE ELEVATIONS FOR FENCING DETAILS PROPERTY LINE SYSB 10' - 0" BY S B 20 ' - 0 " SYSB 10' - 0" ROOF DORMER OVER UNIT LIVING AREA SERVICE STAIR TO LEVEL 1 RAISED PLANTER RAISED PLANTER 3' - 0 " 8" 3' - 0 " 8" 3' - 0 " PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 6 / 2 0 2 5 7 : 5 2 : 4 0 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 SITE PLAN A1.01 1/8" = 1'-0"1 SITE PLAN PROJECT REVISION DATE REASON FOR ISSUE CD 2025 -0003 PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 6 / 2 0 2 5 7 : 5 2 : 4 0 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 SITE PLAN A1.01 REVISION DATE REASON FOR ISSUE 04-17-2025 0 -~o I,._ .. ·--r ' f ~ ---++-------l-f- T fo I 6 I I I I, I \\ ll\ -~ + -t-+ --i- \ ~ .... l-11 ---------------------------------1------------------rr----,----------r F-=-=-=" ~ ++-1 11--- II 11 I~ ¾/ I ~-i - ------JII ----------------I-+- / ' / ' " II- or l I I I I I I I i l'-111 II l+l-!1\ ~ ~ ~ ~ ~ ~ ~ {,-I {,-I {,-I {,-I {,-I {,-I ;< ;< ;< ;< ;< ;< ;< -11 I ea, '< ~ "' ~ .. '< ~· "' ~ .. .. '< ~ "' J---------1-~~,-· 1·-~-~ ---_,_ -~ ----~+--j----+ II TI ---;,,t-I /-- - - - - - - - - - - - - - - - - - - - - - _,_ - - - - - - _,_ ~ .. ~ , I 11 ;< ;< ;< ;< .. ~ '< , .. .. I I I I 0\ ~ I \\ I ~ Ill Tl L I ,~~ (] ~ ~ 0 0 1\ '1 \ I ',, I ', 1. ''.... ~ ~ f- ~ j ----j ~ ----j ~ ~c1=I ~in ' --'~ -----~~?::::------------------==------ _L_~ ~-_J· (0\-c= C5 =---0 c-- 0 0 o - J ~oQoC)D~OD• 0°000000 0• ogo~o~o~o 0o~o~og~~ l T•bl• 2 -Trip G•ne,atiOf'I Aatn rD □ I ~ DEVELOPMENT STANDARDS SUMMARY -PER CARLSBAD MUNICIPAL CODE ZONING R-3 BEACH AREA OVERLAY (BOA) ZONE LAND USE DISTRICT N/A BUILDING HEIGHT 35' SUPERSEDED -MAX. OF 30' IF A MIN. 3/12 ROOF PITCH OR 24' IF LESS THAN A 3112 PITCH FRONT SETBACK (Garfield St) MINIMUM OF 2r:J SIDE SETBACK 10% OF WIDTH OF LOT. MIN. 5' AND MAX OF 10' REAR SETBACK {Ocean St) TWICE THE REQUIRED SIDE SETBACK = 20' LOT COVERAGE 60% MAX of Total Lot area 15,883.79 SF OPEN SPACE 20% MUST BE OPEN SPACE PARKING REQUIREMENTS PROFESSfdNAL CARE FACILITIES · .45 PARKING 0.25 SPACE PER EACH UNIT OR FRAGTION. SPACES PER EVERY BED THEREOF -WITH 11 UNITS OR MORE HOT WATER HEATING REQUIREMENT HEAT PUMP WATER HEATER I I I I I I I I I I I -+- I j I i I i I i ,f-i I i I i i I i I i I i i I i I i i ' i I i I i I/ Ii 1 I ii -I i 7 --1'..I \ i \ i \ i \ i \ i l i \ i \ i \ i \ i \ i Ii i i i i i i i i i i i i i i i i i i i i i + _j_ oa, DN UP UP UP UP DN DN OCCUPANCY LEGEND A-1 B R-2 S-1 S-2 U AREA OCC. LOADLOAD FACTOR FUNCTION 13 2526 200 23.0 MS UNITS AREA OCC. LOADLOAD FACTOR FUNCTION 4 785 200 23.0 MS UNITS AREA OCC. LOADLOAD FACTOR FUNCTION 6 1076 200 23.0 MS UNITS AREA OCC. LOADLOAD FACTOR FUNCTION 11 2072 200 23.0 MS UNITS AREA OCC. LOADLOAD FACTOR FUNCTION 171 2557 15 7.2 COMMON AREAAREA OCC. LOADLOAD FACTOR FUNCTION 9 415 50 9.1 ADMIN/BOH AREA OCC. LOADLOAD FACTOR FUNCTION 5 204 50 9.1 ADMIN/BOH DN EXIT ACCESS TRAVEL DISTANCE = 114' - 6"EXIT ACCESS TRAVEL DISTANCE = 141' - 9" EX I T A C C E S S T R A V E L D I S T A N C E = 7 0 ' - 1 1 " AREA OCC. LOADLOAD FACTOR FUNCTION 1 142 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 14 207 15 7.2 COMMON AREA AREA OCC. LOADLOAD FACTOR FUNCTION 1 66 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 56 300 1.0 UTILITY AREA OCC. LOADLOAD FACTOR FUNCTION 1 122 300 1.0 UTILITY AREA OCC. LOADLOAD FACTOR FUNCTION 1 74 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 14 206 15 7.2 COMMON AREA AREA OCC. LOADLOAD FACTOR FUNCTION 7 305 50 9.1 ADMIN/BOH FLS PLAN LEGEND ENCLOSING ELEMENTS SMOKE PARTITION 1-HR SMOKE BARRIER 1-HR FIRE PARTITION 1-HR FIRE BARRIER 2-HR FIRE BARRIER 3-HR FIRE WALL/ASSEMBLY SYMBOLS & ELEMENTS EXIT SIGN - AT DOOR, DIRECTIONAL, DOUBLE DIRECTIONAL FIRE EXTINGUISHER - CANISTER, FLUSH CABINET, SEMI RECESSED CABINET LIFE SAFETY SUMMARY TAG DOOR TAG -TYPICAL ADDITIONAL REQUIREMENTS 1. NOTES OCCUPANT LOAD -FLOW 3-HR FIRE BARRIER 2-HR EXTERIOR RATED ASSEMBLY 1-HR EXTERIOR RATED ASSEMBLY DOOR TAG -OCCUPANT STAIR TAG -OCCUPANT BUILDING DIAGONAL PATHS EXIT SEPARATION DISTANCE = #' - #" MIN. REQUIRED = #' - #" COMMON PATH OF EGRESS TRAVEL DISTANCE = #' - #" MAX. ALLOWABLE = #' - #" EXIT ACCESS TRAVEL DISTANCE = #' - #" MAX. ALLOWABLE = #' - #" SMOKE COMPARTMENT EXIT TRAVEL DISTANCE = #' - #" MAX. ALLOWABLE = #' - #" DEAD END TRAVEL DISTANCE = #' - #" MAX. ALLOWABLE = #' - #" FIRE EXTINGUISHER TRAVEL DISTANCE = #' - #" MAX. ALLOWABLE = #' - #" EGRESS CONVERGENCE: 200 OCCUPANTS FROM ABOVE + 100 OCCUPANTS FROM BELOW + 15 = 315 OCCUPANTS 15 450 OCCUPANT LOAD -CONVERGENCE OCCUPANT LOAD -CUMULATIVE AREA OCC. LOADLOAD FACTOR FUNCTION X/YY X14 NAME 60 ### OCCUPANTS @ 0.20" PER OCCUPANT = ##.##" EGRESS REQUIRED ##.##" PROVIDED VIA 1' - 0" DOOR ### OCCUPANTS @ 0.30" PER OCCUPANT = ##.##" STAIR REQUIRED 36.00" PROVIDED ROOM FUNCTION OCCUPANT LOAD FACTOR OCCUPANT AREA (SF) ROOM OCCUPANT LOAD FIRE RATING EEREMERGENCY ESCAPE & RESCUE AMEACCESSIBLE MEANS OF EGRESS ELEVATOR TO ACCOMMODATE AMBULANCE GURNEY AS REQUIRED FIRE SERVICE ACCESS ELEVATOR TWO-WAY COMMUNICATION DEVICE & SIGNAGE #' - #" MAXIMUM DIAGONAL MIN. EXIT SEPARATION (1/3) = #' - #" EXIT SEPARATION ACCESSIBLE PATHWAY GENERAL NOTES -FLS PLANS 1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK. 2. PROVIDE EXIT SIGNS LOCATIONS AS SHOWN AND AS REQUIRED BY AHJ. REFER TO ELECTRICAL DRAWINGS FOR ADDITIONAL REQUIREMENTS. 3. MAINTAIN AN AVERAGE OF 1 FC, AND A MINIMUM OF 0.1 FC, ILLUMINATION AT THE WALKING SURFACE ALONG THE PATH OF EGRESS IN THE FOLLOWING LOCATIONS USING EMERGENCY POWER: A. ANY SPACE REQUIRING TWO OR MORE MEANS OF EGRESS. B. AISLES & CORRIDORS C. INTERIOR EXIT ACCESS STAIRWAYS & RAMPS D. INTERIOR & EXTERIOR EXIT STAIRWAYS & RAMPS E. EXIT PASSAGEWAYS F. AREAS ON THE LEVEL OF DISCHARGE USED FOR EXIT DISCHARGE PER SECTION 1028.1. G. EXTERIOR LANDINGS AT EXIT DISCHARGE DOORS. 4. PROVIDE EMERGENCY POWER FOR LIGHTING IN THE FOLLOWING LOCATIONS: A. ELECTRICAL EQUIPMENT ROOMS B. FIRE COMMAND CENTERS (IF APPLICABLE) C. FIRE PUMP ROOMS D. GENERATOR ROOMS E. PUBLIC RESTROOMS GREATER THAN 300 SF 5. FIRE RATINGS SHOWN ON THESE PLANS REFER TO SECTION 701.1 FOR FIRE-RESISTANCE-RATED CONSTRUCTION TO CONTAIN THE SPREAD OF FIRE AND SMOKE. 6. WALLS REQUIRED TO BE FIRE-RESISTANCE RATED FOR STRUCTURAL PROTECTION PER TABLE 601 ARE CONSTRUCTED AS FOLLOWS: A. METAL & WOOD STUD FRAMED WALLS ARE PROTECTED ON BOTH SIDES WITH AT LEAST ONE LAYER OF 5/8" TYPE 'X' GWB. OPENING PROTECTION IS NOT REQUIRED. CONSTRUCT MEMBRANE PENETRATIONS IN ACCORDANCE WITH SECTION 714 B. CMU WALLS ACHIEVE RATING BY PROTECTION OF THE REINFORCING STEEL WITH SOLID GROUT C. CONCRETE WALLS ACHIEVE RATING BY PROTECTION OF THE REINFORCING STEEL BY AT LEAST THE MINIMUM COVERAGE REQUIRED. REFER TO THE STRUCTURAL DRAWINGS FOR DETAILS AREA OCC. LOADLOAD FACTOR FUNCTION 60 11977 200 22.0 PARKING EXIT ACCESS TRAVEL DISTANCE = 90' -6" EX I T A C C E S S T R A V E L D I S T A N C E = 9 4 ' - 1 " AREA OCC. LOADLOAD FACTOR FUNCTION 3 626 300 1.0 UTILITY AREA OCC. LOADLOAD FACTOR FUNCTION 1 252 300 1.0 UTILITY AREA OCC. LOADLOAD FACTOR FUNCTION 2 316 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 137 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 177 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 77 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 72 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 82 300 1.0 FIRE AREA OCC. LOADLOAD FACTOR FUNCTION 1 265 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 288 300 1.0 STORAGE UP UP AREA OCC. LOADLOAD FACTOR FUNCTION 54 10723 200 23.0 PROF CARE UNITS E X I T A C C E S S T R A V E L DI S T A N C E = 1 1 5' - 4 "EXIT ACCESS TRAVEL DISTANCE = 121' -0" DN DN DN DN DN AREA OCC. LOADLOAD FACTOR FUNCTION 8 1565 200 23.0 PROF CARE UNITS AREA OCC. LOADLOAD FACTOR FUNCTION 38 560 15 7.2 COMMON AREA AREA OCC. LOADLOAD FACTOR FUNCTION 0 Redundant Area15 7.2 COMMON AREA AREA OCC. LOADLOAD FACTOR FUNCTION 1 87 300 1.0 STORAGE AREA OCC. LOADLOAD FACTOR FUNCTION 1 56 300 1.0 UTILITY AREA OCC. LOADLOAD FACTOR FUNCTION 30 5970 200 23.0 PROF CARE UNITS EXIT ACCESS TRAVEL DISTANCE = 75' - 3" EXIT ACCESS TRAVEL DISTANCE = 84' - 7" AREA OCC. LOADLOAD FACTOR FUNCTION 13 2423 200 23.0 PROF CARE UNITS 22 OCCUPANTS @ 0.30" PER OCCUPANT = 6.60" STAIR REQUIRED 44.00" PROVIDED PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 9 : 5 7 : 2 8 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 FLS PLAN A1.02 1/16" = 1'-0"2 LEVEL 1 - FLS PLAN 1/16" = 1'-0"1 BASEMENT - FLS PLAN 1/16" = 1'-0"3 LEVEL 2 - FLS PLAN 1/16" = 1'-0"4 LEVEL 3 - FLS PLAN FLS - OCCUPANCY - ALL LEVELS Level Name Occupany Type Function Area Load Factor Occupancy Load BASEMENT FIRE U -1.0 Accessory Storage Areas, Mech Room 82 SF 300 1 BASEMENT PARKING S-2 -22.0 Parking Garages 11,977 SF 200 60 BASEMENT STORAGE S-1 -1.0 Accessory Storage Areas, Mech Room 1,331 SF 300 8 BASEMENT UTILITY U -1.0 Accessory Storage Areas, Mech Room 878 SF 300 4 BASEMENT 14,268 SF 73 LEVEL 1 ADMIN/BOH B -9.1 Business: Concentrated 924 SF 50 21 LEVEL 1 COMMON AREA A-1 -7.2 Assembly: Unconcentrated - Table & Chairs 2,969 SF 15 199 LEVEL 1 MS UNITS R-2 -23.0 Residential 6,458 SF 200 34 LEVEL 1 STORAGE S-1 -1.0 Accessory Storage Areas, Mech Room 281 SF 300 3 LEVEL 1 UTILITY U -1.0 Accessory Storage Areas, Mech Room 178 SF 300 2 LEVEL 1 10,812 SF 259 LEVEL 2 COMMON AREA A-1 -7.2 Assembly: Unconcentrated - Table & Chairs 560 SF 15 38 LEVEL 2 PROF CARE UNITS R-2 -23.0 Residential 12,287 SF 200 62 LEVEL 2 STORAGE S-1 -1.0 Accessory Storage Areas, Mech Room 87 SF 300 1 LEVEL 2 UTILITY U -1.0 Accessory Storage Areas, Mech Room 56 SF 300 1 LEVEL 2 12,990 SF 102 LEVEL 3 PROF CARE UNITS R-2 -23.0 Residential 8,393 SF 200 43 LEVEL 3 8,393 SF 43 TOTAL 46,464 SF 477 REVISION DATE REASON FOR ISSUE CD 2025 -0003 04-17-2025 • • • • • • t0 t ~t ~ IJ [ ¢ o O • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • CJ D • • • • • • • • • • • • • • • • • • • • • • I I I I I I I I I I 'I I I I I I I 'I I I I I I I ~ '' ' '' ' I O O * C - L _ _ _ _ _ _ _ J L _ • • • • • • * * * .. . . • • • • • • ... * • * • * • • • • • • • * * * * * ... * * • * * • • • • • • • • • • • • • • • • • • • • • ,* * * * • • • • • • • • • • • • • • • • • • * * • • . . . . . . . . . . . ·! * • • * * * • • * • • * * • • • ' • - ' ' • • ... • ... * ... • ... * ... • ... ·,~ I I I I I ♦ ♦ ♦ • • 11 1 1 '' ' I I; '' ' I I L T f I; ] ♦ + ,,, • • t • • + • • I + I • I • l • • • • < I I D I 0 " ' ' " ' ' " ' ' " ' ' D " ' ' " 0 ' ' " ' ' - - v , -- ~ , I I I I - - - - 7 I I j I I I I I I - . - • - -. I ,,, , ,,, , I ' I ' I , I ,,, I I I ' I ' I I , , , , ' • • I • • • I ,• • • • • • • • I • • • • • • • • • • I • • • • • • • • • • I • • • • • • • • • • • • I • • I • • • • • I _ _ _J I I \ / J R E V I E W R E V I E W 8.3% _ A3.02 1 _A3.02 2 1 A5.02__________________________________________________ 1 A5.01__________________________________________________2 A5.01__________________________________________________ STORAGE13 FIRE WATER11 HOUSE KEEPING18 BIKE15 ELECTRICAL08 PARKING01 STORAGE 16 BIKE14 STORAGE12 STORAGE10 STORAGE02 STORAGE03 STORAGE04 STORAGE05 STORAGE06 1 A4.51__________________________________________________ GENERATOR09 STAIR - 1S-01 ELEVATORE-01 BIKE07 STAIR 3S-02 2 A5.02__________________________________________________ TRASH17 10 A4.50__________________________________________________ 1 2 3 4 5 6 7 8 9 10 11 12 A B C D E F G H J K L 7 A4.51__________________________________________________ 4' - 3 1 / 2 " A6.22 1 1 A4.50__________________________________________________ 2 A4.50__________________________________________________ 3 A4.50__________________________________________________ 4 A4.50__________________________________________________ 6 A4.50__________________________________________________ 7 A4.50__________________________________________________ 8 A4.50__________________________________________________ 9 A4.50__________________________________________________ 11 A4.50__________________________________________________ 12 A4.50__________________________________________________ 2 A4.51__________________________________________________ 3 A4.51__________________________________________________ 5 A4.51__________________________________________________ 4 A4.51__________________________________________________ 6 A4.51__________________________________________________ 8 A4.51__________________________________________________ 9 A4.51__________________________________________________ 12 STALLS 6 STALLS 4 STALLS 22' - 6" WATER ENTRY19 KITCHEN STORAGE21 ELEV. EQUIP.20 18 . 8 % 8. 3 % 50 ' - 6 " 10 ' - 0 " 23 ' - 8 3 / 4 " UP UP SYSB 10' - 0" RY S B 20 ' - 0 " SYSB 10' - 0" FY S B 20 ' - 0 " 20' - 0"24' - 0"20' - 0" 20' - 0"24' - 0"20' - 0" 8' - 0"8' - 0"8' - 6"8' - 6"8' - 6"8' - 0"8' - 0"8' - 0" 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 6 " 8' - 0 " 8' - 6 " 8' - 6 " 8' - 6"8' - 6"9' - 0"8' - 6"8' - 6"9' - 0"8' - 0"9' - 0" 24 ' - 0 " 15 ' - 0 " SEWER EJECTOR PUMP SUMP PUMP CANE DETECTION LOUVERS 10' - 7 33/128" 16 ' - 3 9 / 1 6 " 15 ' - 0 " 24 ' - 0 " 20 ' - 0 " 19 ' - 0 " 24 ' - 0 " 20 ' - 0 " ELEVATORE-02 ELEVATOR LOBBY00 FLOOR PLAN LEGEND 4 NOT IN CONTRACT (NIC) EXISTING TO REMAIN NEW CONSTRUCTION EXISTING WALL TO REMAIN NEW WALL WALL ASSEMBLY GLASS RELITE DOOR TAG KEYNOTE DUPLEX RECEPTACLE QUAD RECEPTACLE DATA RECEPTACLE FLOOR MOUNTED POWER/DATA RECEPTACLE JUNCTION BOX DELETE ELECTRICAL SYMBOLS IF PROVIDING A POWER & DATA PLAN ABBREVIATIONS ASSEMBLY TYPE TOP/BASE CONFIGURATION A A A6 FWASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH A6 AASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH SELECT A WALL TAG FOR YOUR PROJECT. DELETE UNUSED TAGS FROM LEGEND. 1t PHASING (E)EXISTING (N)NEW (RL)RELOCATED MOUNTING HEIGHT +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE +18", +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE OF EACH DEVICE FORVERTICALLY STACKED DEVICES DESCRIPTION (D)DEDICATED (GFI) GROUND FAULT CIRCUIT INTERRUPTER (USB) UNIVERSAL SERIAL BUS 01-01 DELETE IF USING A POWER & DATA PLAN FLOOR PLAN NOTES 1. REFER TO PROJECT NOTES APPLICABLE TO ALL PORTIONS OF THE WORK. 2. REFER TO MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ACCESS DOOR LOCATIONS. 3. MAXIMUM OFFSET OF FLOOR OR LANDING ADJACENT TO DOORS IS 1/2 INCH. BEVEL CHANGES IN LEVEL GREATER THAN 1/4 INCH AT A SLOPE NOT TO EXCEED 1:2 IN ACCORDANCE WITH ADA/ANSI 303.2 AND 303.3. 4. VERIFY EXISTING ABANDONED CORE DRILL LOCATIONS AND FILL AS REQUIRED WITH MATERIAL TO MEET ACOUSTICAL AND FIRE RATING OF ADJACENT CONSTRUCTION. LEAVE SUCH PATCHED AREAS FLAT AND FLUSH, IN PREPARATION TO RECEIVE NEW FLOOR FINISH AS SCHEDULED. 5. LOCATE HINGE JAMBS 4" FROM FACE OF ADJACENT WALL, UNLESS NOTED OTHERWISE. 6. REFER TO INTERIOR WALL ASSEMBLIES FOR WALL DETAILS AND INFORMATION. 7. ALL POWER/DATA TERMINATIONS ARE EXISTING UNLESS DENOTED AS NEW. PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 5 / 2 0 2 5 5 : 2 5 : 2 7 P M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 BASEMENT FLOOR PLAN A2.00 1/8" = 1'-0"1 BASEMENT - PLAN FLOOR AREA - BASEMENT BASEMENT 15,066 SF PROJECT REVISION DATE REASON FOR ISSUE BICYCLE PARKING TYPE BIKE COUNT LONG TERM 22 SHORT TERM 6 TOTAL STALLS: 28 CD 2025 -0003 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 04-17-2025 -, ---, I I , I I , I 1-,------, I , I 1-- .#-=c "' --I I I ITT , , ==t , , , ==t '==I I I I I I I 1 1 I I I I I ~ I I I I I 1ml I 1ml I 1ml I I I I I ==t: I I I I I I I 1], , , , , , , , , , , , , , 'TITI--I I I-- -, , --1 I I _ _, I I --==== I ==:::: =~----_ -_ -_ -_ f-r--_ -_ -_ -_ -_ -_ -_ ~-~-~-=--=------_ -_ -_ -_ ---+ ,. I I I , 1=-Q I Ii~=== I I lill-,,-.::;;:::-_= ~ =_ -= ·~ I ---==--=--=_ -==-~:f---=_ -==-----==--==-b===f=_ -==--=~=--==-: • ill_--=_-==--=--=_-==----+=_ -==-I =_ -==--==--=~I I I I I 1-- -I I I ~1 I I-ITT-I I I H ', )I I I~ ~ ==_ f---'.== ==_ ~~ +=I I 1+=111 111 ITT==I I 1==111-11=:111 111 111-111-I I l='P -~- "\ I 111 ~ .l' ... ~ .1....L 1 ~ .J..... 1-1 I,-±=+-1-1 =""" ... 1 -~~~~~~~~~9~~fi:~Fi~~§~~F~§91F~§9 - ' -I --d---=--;=-I][ -=;-J! --=-~ =: ===I, 1, 1----t =--i'1 j ~CJ~ --:--~CJ~ r;:;;;;;:~ _. --------------:::7~· ----------I --------,--r-::1==-=--=i------=-=--=--:::i--i ----=--=-=--:::i------=--=-=--=---;-------'-----./ : I I I -u Lrv-l ill I -- -,. c;;;;;;;;;::::;;:::i --ll-11 L_ -L__ L__ --+-------~~ IL---1-=-_ --=_ c-_ 1 , , , ·1· • ,,,-'/· --' -, , --1 I 1_1_1__1/ 1 -I II :I ,,----, = /;_;::/ .;,<'> I I CJ I I I ~ I :1 I 1-- :c:>;;~><; I [ II 1 111 11 I 11 ,:,1 I-Cece CJ u J --=-i --,H I ,, _ _,.,;;.--_.,...;/"I ,, i • I ; -,\J I I I,', ( ·I I I I I --I _ _,, 1·~ ,, />;:,,,, / a'~ I : : : ·, : /· f r --~~ I: 1 1us /·:>· <:--\0,.. 1 • • _____ , 'i;:::i='::;:~==~~=::::::;h I VAN] <>,,, 1~0 •• -;/' ~=~-____,_:===----~:------;_~___,,_ • I i -r,;;;;;;;;;;;tk'l"H-I - , , --1 I I --1' c:r 1--------l I I I , I I I -- ----t ===!' I I I , --m =_=:-----i • ----------------~----1 ~P-----IW : i:-- = =_ -= _ _1_1__1/_J'vL--tr-t-'t-t-hh I , [ I [ --=-!-+-Lfr--..... I ~ 1-: 1,--I I I ~ 1~===t11 I t--------+--------,.------,h I t, I ------\ _,/ t ' . I ~~ -+ 1, ' ,_. ' ' • 1//(;) ' ' ~ ' ' ----------I t-I I -----:---r---~---, --=..=-~--I ---------rr-n---1 I_ ~ il --~ ~ -_J~ ~;=-----------t ---=-=-=-==---~~ -=-----~ -': I I 1-- ----t I I I I I ~ -I 1 1 I I I ::: :: ::1 I g I 4, I I ·'-'] I 1 1 1 fl,( ~ I :() I I I I I I ~ ~ I -:() I I I I I I I h I I --c---: t igS ..LO¼dllf'lOO : J.OVdl\flCJ:';; 1 ~-~ : : r+----~ : ==:::i : t I ' =: I '11 I 11 ~ : ----1~ --------t --------1 --Ht--l ~r-"-~~-i.,------, --,--------, -I: 11 I p q==~~~~~~~fL~J!h _:::-_:~j-=='::..1=,;:~~-..... ::'=--~~~~------t, -~ ===============:~ >1---~=-----+,f---~-----t+-t.lil' ~ I -• I I I=¼ 1 11• ~ I I ,. i 1 ___ -1 -1-__ _ _ _ __ _ _ _ _____ -+-~ ~ +~-~:u ~ ~1 :1 ~ ~~ ~ 1 ::I _____ -l-1 _ L __ -~-111 -_'-----./ 1 _ L _ 1 1r-=t I _, __ -rl-,l!]= __ er====== == ~ ~ -.I I 1--1 I I_ILI_I_I I ;!ltl. · .~~ , t I-+-t-, ... ----t __ --1 r r1 I ~ -ITT== I ~ ~ ! lJ I f'.'. I I 1==_11 I l==l 1 . -' . : I ,=-==-! ! !~ -----~------------~----1--;~--i Ip -=== b ~ --------------------------7' -·~ 1 ~ I 1111 --111--111--~,r' -±------1 --~ 7, ,' 11 I ~ ---------.....----c----- 1 ' 7 ' ( _r --=-CJ -+~l---, • •• === === === I === . 1. I I ~ --=- f-=-= = +--= = r---+--~I* 1--;i . p I t- U P---t--t---t __ .J fl::'=:1: l-=I TT -1: 9tif"t----------+--Sil: : I I I I I I \~' ~ ~I T µ ~I ~ ill T ~ l E -I I I V = =--= ==: ·•'•,,j I''' ''' Tc''' Ill ,,,-111,-111-111 111-111-111 1;11 1'11-111-111 ·-111-.111-11--_JJ Ill 11; Jj _, I~ I I ill_ ill I ill b ~ ~ -ill----~~-i-J .. -1 I , 1 I I~ 11~= ~ ~ r=I ,-+-~ ~~ti ~-1-~ ~-$-~I ~-1-~ ~ttl ~ n I ~-1-~ ml~ ftt1 ~~1-~ ~$ti ~-1-~ ~~~t-l I -1-I I~--I I I ij I I I J_J_J I I [_[J I JJ=¢-11 ~ I ~---------------"I,~~• I ' e PROFESSIONAL CARE FAC ILITY LEVEL 1-18 BEDS FOR PROFESSIONAL CARE (MEM ORY CARE) LEVE L 2 -14 BEDS FOR RESIDENTIAL PROFESS IONAL CARE BED S LEVEL 3 -8 BEDS FOR RESIDENTIAL PROFESSIO NAL CARE BEDS - REQUIRED PARK ING .45 PARKING SPACES PER EVERY BED 8.1 .45 PARKING SPACES PER EVERY BED 6.3 .45 PARKING SPACE PER EVERY BED 3.6 TOTAL REQUIRED PARKING 18 PROVIDED PARKING 29 Total Pa rki ng Spaces Provided EVS E Spaces Capa ble EVSE Spaces Ready EVSE Spaces In stalled EVSE Spaces in Total 29 7 4 3 14 oa, J R E V I E W R E V I E W GENERAL NOTES -FLOOR PLANS 1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK. 2. PRIOR TO FRAMING VERIFY THAT FINAL APPLIANCE AND PLUMBING FIXTURE SIZES/CLEARANCES MATCH THOSE USED AS BASIS OF DESIGN SHOWN ON DRAWING AX.XX. REFER TO SLAB LAYOUT PLANS FOR CONCRETE AND MASONRY WALL LOCATIONS. COORDINATE WITH STRUCTURAL DRAWINGS. 3. SEE SHEETS A0.11 & A0.21 FOR WALL ASSEMBLIES. 4. SEE SHEET A0.41 FOR TYPICAL FRAMING AND ACOUSTICAL DETAILS. 5. SEE ENLARGED PLANS FOR DETAILED DIMENSIONS, WALL TAGS AND DOOR TAGS. 6. REFER TO STRUCTURAL DRAWINGS FOR COLUMNS, SHEAR WALL AND BEAM SIZES. 7. SEE SHEETS BEGINNING ON A0.05 FOR TYPICAL ACCESSIBILITY CLEARANCES. 8. REFER TO ENLARGED UNIT PLANS (AX.X SERIES) FOR DETAILED INFORMATION WITHIN EACH RESIDENTIAL UNIT 9. CONTROL JOINTS TO BE SPACED NO MORE THAN 30'-0" OC IN EACH CONTINUOUS PLANE OF GYPSUM WALLBOARD. FIRE RATING OF ASSEMBLIES TO BE MAINTAINED THROUGH MINIMUM GYPSUM WALLBOARD CONTINUITY PER THE ASSEMBLIES. _A3.02 1 _ A3.01 2 _A3.02 2 _A3.01 1 1 A5.02__________________________________________________ 1 A5.01__________________________________________________ 2 A5.01__________________________________________________ 6. 3 % STAFF143 SENSORY ROOM139 MECHANICAL PAD119 MDF121 HOUSE KEEPING122 LIVING/ACTIVITY137 VEST123 VEST141 ACTIVITY - GAMES135 DINING130 SERVERY126 1 A4.51__________________________________________________ HKPING140 SEATING AREA 142 DIR OFFICE125 MED / CHART 127 EXAM134ACT / KITCHEN129 VESTIBULE136 INTERACTIVE ART INTERACTIVE ART ELEC124 FISH TANK MEETING128 CLEAN LINEN / GENERAL STORAGE146 LAUNDRY144 SOILED CLEAN no plumbing zone 6' - 6 " 6' - 6 " MC1108 MC1107 MC1106 MC1105 MC1104 MC1103 MC3101 MC2102 MC1118 MC1117 MC1116 MC1115 MC1114 MC1113 MC1110 MC1111 MC1112 ADD BOOKCASE AND PUZZLE GAME STORAGE 10-14 CHAIRS LOBBYL120 STAIR 1ST-1 ELEVATOREV-1 CORRIDOR145 LOUNGE131 CORRIDORC103 CORRIDORC102 MC4109 VE H I C L E P U L L - U P SP A C E 15 1 LIGHT WELLLIGHT WELLLIGHT WELL LI G H T W E L L LI G H T W E L L LI G H T W E L L LI G H T W E L L LI G H T W E L L MEMORY CARE GARDEN152 STAIR 3S-102 2 A5.02__________________________________________________ DN MEMORY CARE GARDEN150 SEE LANDSCAPE DRAWINGS SEE LANDSCAPE DRAWINGS LOUVERS GARFIELD STREET OCEAN STREET BE E C H A V E N U E 10 A4.50__________________________________________________ 1 2 3 4 5 6 7 8 9 10 11 12 A B C D E F G H J K L 7 A4.51__________________________________________________ STORAGE138 4-TOP TABLE, ACCESSORIES, STANDING POTTING STATION, SOFT SEATING 4' - 1 1 / 2 " 1 A4.50__________________________________________________ 2 A4.50__________________________________________________ 3 A4.50__________________________________________________ 4 A4.50__________________________________________________ 6 A4.50__________________________________________________ 7 A4.50__________________________________________________ 8 A4.50__________________________________________________ 9 A4.50__________________________________________________ 11 A4.50__________________________________________________ 12 A4.50__________________________________________________ 2 A4.51__________________________________________________ 3 A4.51__________________________________________________ 5 A4.51__________________________________________________ 4 A4.51__________________________________________________ 6 A4.51__________________________________________________ 4 A4.52__________________________________________________ 5 A4.52__________________________________________________ SALON133 6' - 3 1 / 2 " 6' - 6" UPUP A10.012 A10.01 4 A10.01 3 A10.01 6 A10.015 A10.01 11 A10.01 7 A10.01 8 SHORT TERM BIKE PARKING (6 STALLS) PROPERTY LINE OUTLINE DROP OFF AND PATIO ROOF ABOVE PUBLIC ACCESS PATIO LA N D S C A P E DRIVEWAY 4' - 0"2' - 10"12' - 0" GATE SYSB 10' - 0" SYSB 10' - 0" BY S B 20 ' - 0 " FY S B 20 ' - 0 " SIDEWALK PROPERTY LINE PROPERTY LINE PROPERTY LINE 45 ' - 4 1 / 2 " SEE ELEVATIONS AND LANDSCAPE PLANS FOR FENCE INFORMATION SEE ELEVATIONS AND LANDSCAPE PLANS FOR FENCE INFORMATION 11' - 3 1/2" A10.01 12 _ SERVING COUNTER TRANSPORTS ORACLE ON COUNTER CRISPYMAXSH. ABOVE 2' - 0 " ELEVATOREV-2 RR142 RR132 CORRIDORC101 CORRIDORC100 CORRIDORC104 CORRIDORC105 FLOOR PLAN LEGEND 4 NOT IN CONTRACT (NIC) EXISTING TO REMAIN NEW CONSTRUCTION EXISTING WALL TO REMAIN NEW WALL WALL ASSEMBLY GLASS RELITE DOOR TAG KEYNOTE DUPLEX RECEPTACLE QUAD RECEPTACLE DATA RECEPTACLE FLOOR MOUNTED POWER/DATA RECEPTACLE JUNCTION BOX DELETE ELECTRICAL SYMBOLS IF PROVIDING A POWER & DATA PLAN ABBREVIATIONS ASSEMBLY TYPE TOP/BASE CONFIGURATION A A A6 FW ASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH A6 AASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH SELECT A WALL TAG FOR YOUR PROJECT. DELETE UNUSED TAGS FROM LEGEND. 1t PHASING (E)EXISTING (N)NEW (RL)RELOCATED MOUNTING HEIGHT +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE +18", +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE OF EACH DEVICE FORVERTICALLY STACKED DEVICES DESCRIPTION (D)DEDICATED (GFI) GROUND FAULT CIRCUIT INTERRUPTER (USB) UNIVERSAL SERIAL BUS 01-01 DELETE IF USING A POWER & DATA PLAN FLOOR PLAN NOTES 1. REFER TO PROJECT NOTES APPLICABLE TO ALL PORTIONS OF THE WORK. 2. REFER TO MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ACCESS DOOR LOCATIONS. 3. MAXIMUM OFFSET OF FLOOR OR LANDING ADJACENT TO DOORS IS 1/2 INCH. BEVEL CHANGES IN LEVEL GREATER THAN 1/4 INCH AT A SLOPE NOT TO EXCEED 1:2 IN ACCORDANCE WITH ADA/ANSI 303.2 AND 303.3. 4. VERIFY EXISTING ABANDONED CORE DRILL LOCATIONS AND FILL AS REQUIRED WITH MATERIAL TO MEET ACOUSTICAL AND FIRE RATING OF ADJACENT CONSTRUCTION. LEAVE SUCH PATCHED AREAS FLAT AND FLUSH, IN PREPARATION TO RECEIVE NEW FLOOR FINISH AS SCHEDULED. 5. LOCATE HINGE JAMBS 4" FROM FACE OF ADJACENT WALL, UNLESS NOTED OTHERWISE. 6. REFER TO INTERIOR WALL ASSEMBLIES FOR WALL DETAILS AND INFORMATION. 7. ALL POWER/DATA TERMINATIONS ARE EXISTING UNLESS DENOTED AS NEW. PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 5 / 2 0 2 5 5 : 2 5 : 3 3 P M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 LEVEL 1 FLOOR PLAN A2.01 1/8" = 1'-0"1 LEVEL 1 - PLAN REVISION DATE REASON FOR ISSUE PROJECT FLOOR AREA - FIRST LEVEL LEVEL 1 14,407 SF CD 2025 -0003 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 04-17-2025 t ' \ r -:_ : : - = - -:_ : : - - - - -j - -:_ : : - = - ~ f- - - - !- -:_ : : -- - 1- - - -:_ : : - ::: - -_-l~- - - - - - - - - 1- - \ J i I :I I I - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - 4-- - - - - - - - - - - - - - 1-- - - - - - - - - - - - - - - 4-- - - - - - - - - - - - - - - - - - - - - - - - - f- - - - - - - - - - - - t - _ _ - _ _ t _ -- ; _ I I ' :1 I I I -= : : ± : : = : ; : = = = : ; : : J ~: = ; - - : : ~ - = ' = x ... : : : : : _ _ _ : : ' f ' t 1- L ~ - - - - - - - - - - - 1 - -- - 1-- - - - - 1-- - - - - - - - l ID , . 1v v \] } 1v ' ' s- - - - ~ ' c c i F ~ - -+ " I I ~ _ _ _ _J _ _ :: : : - ! ~ f ~ _ --- - - ! D ) ): D c - - - - _ F - - - ! ID )1 l D __ I_ ~ -~I _j_ : .. -, =:_: -1- _ J_ _ 0[: ? _1 I , - - - J , ' ~ ( r - ~ 7 I I ,. l ·, ~ , - - - - - " ' , , - -- ' 'a ' ' ' -, (- : f ' ' ' - - - - - - - - - L ~ I I I I n ! , V 7 - - - - - i - - v - - - - ' ' ' ' ' ' r y - - - , - - ' ' ' ' ' ' - - - - -- · Lb - f . ~ - - - ' ' (; ' - I I ' ' _., I , 'I D ' ' ' ' - - I I I I f >""<l?1 '· • · D rn - !± ; = , I O v~~? • I \ I ~\ .✓ ,_ _ _ ~ T _ _,,r.1 1Jb] ==Y-• 1 ~ 1 +-- - - 4 A 1 \ , , / D , ~ - - - , I -_Ill +- - - + - - 1 - - :~ 1! r y - - - - - - + - - 1 I 0 " ' ex : " '' " ' ' ' __ !_ _ J ' ' ' ' ' 1 .. 1 I I I 1-- - ' - ' ' I ,:: = : : : . _ ' ' p ' : c;:: : ' ' ' ~ ' I _ _ _ _ _ _J - - - - ' ,,, - ~ -a ' ' ' I ,r ' ' ' I , ' ' ' ' ' p [ I D - , 0 - ·• " 1 _ _ 01□] I I ~ - - - - - - t - - ' :1 ' ,, ' ... , u I \ ' ' \ h_ ',, f7 il ' I l :< ) v 6 I I 11 l I / r -+-~ - - - , I • " ' " ' " ' ' D ' ' ' ' ' ' _, ' ' ' 'I ' ' ,I I ' ' ' ' 0 IC) D o ] [ ' r' 1 ' - - - ' ' ' ' L _ _ I r - i - - , 11 I ; :T ~ I -+ - - ' ' ' ' ' ~ 1 f I J 1 • 7 - t __ -c _ _J I - - - - :Jii , - ' ' ,_ 1 :o : I - - ~ I I _ _ _ 1 I ' L __ l_ c- 1 I i I 1' 1 I -- 1 ' TT- - T - 7 I I I I I I I I I I I I I I I I I I I I I ' ' ' ' ' ' ' ' f- - - J/ - I I J R E V I E W R E V I E W _A3.02 1 _ A3.01 2 _A3.02 2 _A3.01 1 1 A5.02__________________________________________________ 1 A5.01__________________________________________________ 2 A5.01__________________________________________________ HOUSE KEEPING224MAILROOM & PARCEL222 IDF221 GATHERING ROOM225 LIVING ROOM223 LOBBYL220 STAIR 1ST-1 STAIR 2ST-2 1 A4.51__________________________________________________ IL UNIT201 IL UNIT202 IL UNIT203 IL UNIT205 IL UNIT206 IL UNIT207 IL UNIT204 ELEVATOREV-1 TRASH ENCLOSURE149 TRANSFORMER PROPERTY LINE LIGHT WELLLIGHT WELLLIGHT WELL LIGHT WELL LIGHT WELL LIGHT WELL 2.1%2.1% 2 A5.02__________________________________________________ GARFIELD STREET OCEAN STREET BE E C H A V E N U E SEE CIVIL FOR SIDEWALK AND STREET DROP OFF AND PATIO ROOF STEEL STRUCTURE WITH TRANSLUCENT ROOF PANELS 10 A4.50__________________________________________________ 1 2 3 4 5 6 7 8 9 10 11 12 A B C D E F G H J K L 7 A4.51__________________________________________________ LIVING BEDROOM BEDROOM DEN LIVING BEDROOM BEDROOM LIVING BEDROOM BEDROOM LIVING BEDROOM BEDROOM LIVING BEDROOM DEN BEDROOM LIVING LIVING BEDROOM BEDROOM BEDROOM BEDROOM 1 A4.50__________________________________________________ 2 A4.50__________________________________________________ 3 A4.50__________________________________________________ 4 A4.50__________________________________________________ 6 A4.50__________________________________________________ 7 A4.50__________________________________________________ 8 A4.50__________________________________________________ 9 A4.50__________________________________________________ 11 A4.50__________________________________________________ 12 A4.50__________________________________________________ 2 A4.51__________________________________________________ 3 A4.51__________________________________________________ 5 A4.51__________________________________________________ 4 A4.51__________________________________________________ 6 A4.51__________________________________________________ 9 A4.51__________________________________________________4 A4.52__________________________________________________ 5 A4.52__________________________________________________ LIGHT WELL LIGHT WELL LANDSCAPE A10.011 A10.01 10 A10.01 9 6' - 8 " 3' - 8 " BALCONY 217 PROPERTY LINE BALCONY 213 BALCONY 208 BALCONY 215 CORRIDORC201 PATIO / 422sf219 PATIO / 215sf207 PATIO / 457sf211 RY S B 20 ' - 0 " FY S B 20 ' - 0 " SYSB 10' - 0" SYSB 10' - 0" NOTE: SEE ELEVATION FOR FENCING DETAILS PROPERTY LINE 7' - 1 1 " 15' - 7" 7' - 1 0 " 15' - 8" 15' - 11 87/256" 10 ' - 1 1 / 2 " 15' - 7 1/2" 32' - 4 1/2" 13 ' - 4 1 1 5 / 1 2 8 " 12 ' - 1 1 1 / 8 " 10 ' - 5 1 / 2 " 18' - 3 1/2" 12 ' - 1 1 1 / 2 " 31' - 0" PROPERTY LINE ARCHITECTURAL PROJECTION ARCHITECTURAL PROJECTION 1' - 1 1 " NOTE: SEE ELEVATION FOR FENCING DETAILS NOTE: SEE ELEVATION FOR FENCING DETAILS DN DN EXIT WALKWAY FROM STAIR ROOF PROJECTION 1' - 0" 4Y LANDFILL 4Y RECYCLE 4Y COMPOST DN 2" A10.01 13 _ ELEVATOR EV-2 CORRIDORC200 FLOOR PLAN LEGEND 4 NOT IN CONTRACT (NIC) EXISTING TO REMAIN NEW CONSTRUCTION EXISTING WALL TO REMAIN NEW WALL WALL ASSEMBLY GLASS RELITE DOOR TAG KEYNOTE DUPLEX RECEPTACLE QUAD RECEPTACLE DATA RECEPTACLE FLOOR MOUNTED POWER/DATA RECEPTACLE JUNCTION BOX DELETE ELECTRICAL SYMBOLS IF PROVIDING A POWER & DATA PLAN ABBREVIATIONS ASSEMBLY TYPE TOP/BASE CONFIGURATION A A A6 FW ASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH A6 AASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH SELECT A WALL TAG FOR YOUR PROJECT. DELETE UNUSED TAGS FROM LEGEND. 1t PHASING (E)EXISTING (N)NEW (RL)RELOCATED MOUNTING HEIGHT +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE +18", +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE OF EACH DEVICE FORVERTICALLY STACKED DEVICES DESCRIPTION (D)DEDICATED (GFI) GROUND FAULT CIRCUIT INTERRUPTER (USB) UNIVERSAL SERIAL BUS 01-01 DELETE IF USING A POWER & DATA PLAN FLOOR PLAN NOTES 1. REFER TO PROJECT NOTES APPLICABLE TO ALL PORTIONS OF THE WORK. 2. REFER TO MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ACCESS DOOR LOCATIONS. 3. MAXIMUM OFFSET OF FLOOR OR LANDING ADJACENT TO DOORS IS 1/2 INCH. BEVEL CHANGES IN LEVEL GREATER THAN 1/4 INCH AT A SLOPE NOT TO EXCEED 1:2 IN ACCORDANCE WITH ADA/ANSI 303.2 AND 303.3. 4. VERIFY EXISTING ABANDONED CORE DRILL LOCATIONS AND FILL AS REQUIRED WITH MATERIAL TO MEET ACOUSTICAL AND FIRE RATING OF ADJACENT CONSTRUCTION. LEAVE SUCH PATCHED AREAS FLAT AND FLUSH, IN PREPARATION TO RECEIVE NEW FLOOR FINISH AS SCHEDULED. 5. LOCATE HINGE JAMBS 4" FROM FACE OF ADJACENT WALL, UNLESS NOTED OTHERWISE. 6. REFER TO INTERIOR WALL ASSEMBLIES FOR WALL DETAILS AND INFORMATION. 7. ALL POWER/DATA TERMINATIONS ARE EXISTING UNLESS DENOTED AS NEW. PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 5 / 2 0 2 5 5 : 2 5 : 4 0 P M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 LEVEL 2 FLOOR PLAN A2.02 1/8" = 1'-0"1 LEVEL 2 - PLAN REVISION DATE REASON FOR ISSUE PROJECT FLOOR AREA - SECOND LEVEL LEVEL 2 14,321 SF CD 2025 -0003 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 04-17-2025 ~ -- - - - - - - - - - 4-- - - - - - - - - - e-- - - - - - - - ~-- - - - - - - - - 1- - - - - - - - - -1 - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - 4- -- - - - - _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ l _ _ _ _ _ _ _ _ _ r - - - - - - - - - - - t - - - - - - - - - - - t - - 7 - I C 11 11 11 I [J [J I ' :~ I I I I I I ~ I _J i p _\ --§ _I□ I - - . -= - - r---- ~ i ' ' ' ' ~ r y ' ' ' ' ' ' r y ' ' ' ' ' ' ' ~ ' <c,- - - 1 ' ' , _ _ ~ - - - - , 1 11' - - - - 1 - 1 - - - -- - - - . m I lD ' i I I I D ' ' 1-- , · ' ' ' I [ I [[ J LT I [[ J [[ J D [ ] 0 p r - t- - - ' " := " I : : I' - - - / ' \ "- /I \/ <l-- < > p ' ' ' '- - - - - L - - - - - - . . . j_ _ • L_ T _ _J I - - - - - - - - - - - " ' p ,- - - - c ; - c y _ - - 7 ' ' ' ' I -- - ' ' ' : I __ :_ _ a - - - I _i i - - T - ' ' ' ' ' ~ -+ ~ __ _ _j_ _ _J - - - L-- ~-- - - - - - - - - - - - - - - - - l - - - - - - ·. - - - p Q -, - - L □!)~: - - - - :: C l I • -- L - -- , ~-= n I l -- - - - - - - - ii - ' i L - - ~ t _J ' ' ' I ,, - - - - , ' '- - - - - - -1 -- - , - - - - I ~ L_ _ - 1 · _ _ I -- - - - - - : .Lu_ J ' ' - - - - - , - T - ' I \ ..r. ' ' ' ' ' ' ' ' I lj ' ,, L - - ~ - - 1 ' - - · ' - ' f J: "- : I - I L _ _ _ _J -~ - --:- ,_ . = -=-1 I / ' - - =c c.= I □ i::}( : ;- - - - - - 1:' ' ' ' ' ', , - ' ' 1.-. , 1 ,c:7 , g ' ' ,- 1 T I L _ - - J 11-- - - , / IC : ) - - ' ' ' L - - - - - - 1 - - , - • C 1, I " i d~ , .. I- ' ' L _ _ _ _ _ ' ' 1: 8J -l Is ] + " . - - - - ' ' ' ' r ' - - - - ' ' ' ' ' I 7 I p p ' ' ' ' - +-- - + - ' ' ' ' ' ' ' □ □ □ ' ' - ' ' _:. ,. _ _ _ ' ' ' 8 ' ' 7 - " ~ ' ' ' ' ' ~c: ~ !£ J I - - ,~ -, ' ' I - t- - - --t - L _ _ _ __ _ j _ _ _ ...j _ _ ' ' -d I□ " c □ □ I I I I I I I I I ~ -- _7 ''· s;;,~_- -- 1 1.1 c c - ' ' ' I ' ,I T , J_ _ -- - - < " ~ '! / \ .- / t □ tD I 11 I : - IL 1 ~ 1 I [] ] I C] I I ~ - - - - ,_ ) ,_ ; -L l . i j () , 1- I □ D I . I - i L _I t- -1 L _ t- -1 L -1 +- - - - 1 - L - - , - -- , - ' ' I ' I ' I ' ' L - I ' I I ' ' ' ' I ' I r - 1 ' I ' I ' • L - r - ,-' ' I ' ' ' ' ' I ' ' ' , ' ' ' ' ' t- - J,"- I .- - 1 I I • / 0- 1 - - ~--- - - ~ ~ ~ ~ ~ ~ ~ - - - - - = = l ~o ===- = = = -~L- 0== = = = - - - - = -~ 6 / 0 ~o J R E V I E W R E V I E W _ A3.02 1 _ A3.01 2 _A3.02 2 _A3.01 1 1 A5.02__________________________________________________ 1 A5.01__________________________________________________ 2 A5.01__________________________________________________ SERVICE HALL322 1 A4.51__________________________________________________ IDF321 18' - 4"12' - 10 1/2" IL UNIT 301 IL UNIT302 IL UNIT303 IL UNIT304 LOBBYL320 CORRIDORC302 STAIR 1ST-1 ELEVATOREV-1 STAIR 2ST-2 2 A5.02__________________________________________________ PV PANELSPV PANELS ROOF (MAINTENANCE ACCESS ONLY) 10 A4.50__________________________________________________ 1 2 3 4 5 6 7 8 9 10 11 12 A B C D E F G H J K L 7 A4.51__________________________________________________ PANTRY LIVING DEN BED BED LIVING LIVING LIVING LN BEDROOMBEDROOM BEDROOM BEDROOM BEDROOM BEDROOM DEN 1 A4.50__________________________________________________ 2 A4.50__________________________________________________ 3 A4.50__________________________________________________ 4 A4.50__________________________________________________ 6 A4.50__________________________________________________ 7 A4.50__________________________________________________ 8 A4.50__________________________________________________ 9 A4.50__________________________________________________ 11 A4.50__________________________________________________ 12 A4.50__________________________________________________ 2 A4.51__________________________________________________ 3 A4.51__________________________________________________ 5 A4.51__________________________________________________ 4 A4.51__________________________________________________ 6 A4.51__________________________________________________PROPERTY LINE SYSB 10' - 0" 2'-0" MAX 1' - 9" RY S B 20 ' - 0 " 1' - 9 " 1' - 1 1 " PRIVATE PATIO 311 PRIVATE PATIO 303 PRIVATE PATIO 306 PRIVATE PATIO 308 FY S B 20 ' - 0 " SYSB 10' - 0" 34' - 3"33' - 7 1/2"37' - 0"26' - 6 1/2" PROPERTY LINE PROPERTY LINE PROPERTY LINE ARCHITECTURAL PROJECTION, TYP. STEEL TRELLIS WITH TRANSLUCENT GLASS PANELS GLASS RAILING, TYP. ARCHITECTURAL PROJECTION, TYP. ARCHITECTURAL PROJECTION, TYP. ARCHITECTURAL PROJECTION, TYP.ARCHITECTURAL PROJECTION, TYP. STEEL TRELLIS WITH TRANSLUCENT GLASS PANELS 16' - 6"23' - 4 1/2"24' - 0"37' - 0 1/2"15' - 11 1/2" 1' - 9 " 1' - 9 " 1' - 9 " 1' - 9 " 1' - 9 " _ ELEVATOREV-2 CORRIDORC300 CORRIDORC301 FLOOR PLAN LEGEND 4 NOT IN CONTRACT (NIC) EXISTING TO REMAIN NEW CONSTRUCTION EXISTING WALL TO REMAIN NEW WALL WALL ASSEMBLY GLASS RELITE DOOR TAG KEYNOTE DUPLEX RECEPTACLE QUAD RECEPTACLE DATA RECEPTACLE FLOOR MOUNTED POWER/DATA RECEPTACLE JUNCTION BOX DELETE ELECTRICAL SYMBOLS IF PROVIDING A POWER & DATA PLAN ABBREVIATIONS ASSEMBLY TYPE TOP/BASE CONFIGURATION A A A6 FW ASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH A6 AASSEMBLY TYPE TOP/BASE CONFIGURATION NOMINAL CORE WIDTH SELECT A WALL TAG FOR YOUR PROJECT. DELETE UNUSED TAGS FROM LEGEND. 1t PHASING (E)EXISTING (N)NEW (RL)RELOCATED MOUNTING HEIGHT +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE +18", +44" HEIGHT ABOVE FINISH FLOOR TO CENTERLINE OF EACH DEVICE FORVERTICALLY STACKED DEVICES DESCRIPTION (D)DEDICATED (GFI) GROUND FAULT CIRCUIT INTERRUPTER (USB) UNIVERSAL SERIAL BUS 01-01 DELETE IF USING A POWER & DATA PLAN FLOOR PLAN NOTES 1. REFER TO PROJECT NOTES APPLICABLE TO ALL PORTIONS OF THE WORK. 2. REFER TO MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR ACCESS DOOR LOCATIONS. 3. MAXIMUM OFFSET OF FLOOR OR LANDING ADJACENT TO DOORS IS 1/2 INCH. BEVEL CHANGES IN LEVEL GREATER THAN 1/4 INCH AT A SLOPE NOT TO EXCEED 1:2 IN ACCORDANCE WITH ADA/ANSI 303.2 AND 303.3. 4. VERIFY EXISTING ABANDONED CORE DRILL LOCATIONS AND FILL AS REQUIRED WITH MATERIAL TO MEET ACOUSTICAL AND FIRE RATING OF ADJACENT CONSTRUCTION. LEAVE SUCH PATCHED AREAS FLAT AND FLUSH, IN PREPARATION TO RECEIVE NEW FLOOR FINISH AS SCHEDULED. 5. LOCATE HINGE JAMBS 4" FROM FACE OF ADJACENT WALL, UNLESS NOTED OTHERWISE. 6. REFER TO INTERIOR WALL ASSEMBLIES FOR WALL DETAILS AND INFORMATION. 7. ALL POWER/DATA TERMINATIONS ARE EXISTING UNLESS DENOTED AS NEW. PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 5 / 2 0 2 5 5 : 2 5 : 4 6 P M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 LEVEL 3 FLOOR PLAN A2.03 1/8" = 1'-0"1 LEVEL 3 - PLAN REVISION DATE REASON FOR ISSUE PROJECT FLOOR AREA - THIRD LEVEL LEVEL 3 7,463 SF CD 2025 -0003 KEYNOTE LEGEND KEY VALUE KEYNOTE TEXT 04-17-2025 7 9 __________ 9 ________________ 9 ________________________________ 9 _____________________ 9 . __ 1 ____________ 9 _____ 9 __ 9 r ________________ Q _________________________________ 9 ______________ 9 _________________________ 9 I I I I I I I I I I 0 o--t o-+ I o-+ o-+ 7 $G--t I o-f o-+ I.: I !Y I 0 J,_ □ l -. ,~· .• I I 1 1 -t.. -fl -L J,_ ' (··, --. 1 ' ', } --;t ······~ I I : : _/ ', -__ ' II •. :-1 -l f- rT.-- 1 ,S·I I I. 7 ,· .•. -,-I ' ' I f- I 'f I 0. _.--·· __ ' - - • "l '11 't •,,;·'·: ~ ,i' ===W ---i ----' n I I I ·, I I '·, .. ,,, . .---II -, , ,,I , , o,~r::.,,._ " ~ ---1--J __ ·._ ~ _jn :~ ,_ I I , . 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'' r H-r I . ---------_I ___ - --------_,__ ---•, I ~ I K ______ I __ ---------\---T --.,.,. ------T ----------i ----,---,----------i------\,--------,------7 "~,------' 1 : I\ 1•·: I -\_ 1 r P I I I I I \_ I -I 1 , C . o-r,,~\ +-- - -_i_ - - -• - --i--- ---r-- - -_i_ --+--r-------+-- - - - - - --r - --7-- -- -- --i i ' ' o-+ '\ I I : ',,,,,,., I I I 1 ----~ -----------------------------------------------------------------------------------------------------------------------------+ 1·•,._ I I I I I I I I I I I ----------------i--------------------------------------T--------------------------,---------------'<-----7-----------,---------7----------------~ ·-1-------------------------------------T-------------------T--------------------------------,J ti oa, 1 A0.05g__________________________________________________ _ A3.02 1 _A3.01 2 _ A3.02 2 _ A3.01 1 1 A5.02__________________________________________________ 1 A5.01__________________________________________________2 A5.01__________________________________________________2 A5.02__________________________________________________ ROOF DORMER OVER UNIT LIVING AREA 3" / 12" 3" / 1 2 " 3" / 1 2 " 3" / 12" 3" / 1 2 " RIDGEHIPHIPELEVATOR OVERRUN PV PANELS PV PANELS CHIMNEY EQUIPMENT AREA SCREENED FROM THE STREET EQUIPMENT AREA SCREENED FROM THE STREET EQUIPMENT AREA SCREENED FROM THE STREETHIPHIPROOF DORMER OVER UNIT LIVING AREA ROOF DORMER OVER UNIT LIVING AREA 1 2 3 4 5 6 7 8 9 10 11 12 A B C D E F G H J K L 7 A4.51__________________________________________________ 8 A4.51__________________________________________________ 9 A4.51__________________________________________________ 10 A4.51__________________________________________________ 11 A4.51__________________________________________________12 A4.51__________________________________________________13 A4.51__________________________________________________ _ A4.53 1 _A4.56 1 _A4.55 1 _A4.54 1 1 A8.04__________________________________________________1 A8.05__________________________________________________2 A8.06__________________________________________________ 2 A8.07__________________________________________________ ROOF DORMER OVER UNIT LIVING AREA PV PANELS PROPERTY LINE SYSB 10' - 0" BY S B 20 ' - 0 " SYSB 10' - 0" FY S B 20 ' - 0 " ROOF PROJECTION 1' - 0" PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP NORTH Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 9 : 5 7 : 4 5 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 ROOF PLAN A2.04 1/8" = 1'-0"1 ROOF - PLAN REVISION DATE REASON FOR ISSUE PROJECT ESTIMATED PHOTOVOLTAIC SYSTEM SUMMARY (UPPER AND LOWER ROOFS): SOLAR PANEL AREA: 2,141 SF SOLAR PANEL SIZE: 3.5' x 5.5' SOLAR PANEL QUANTITY: 100 SOLAR PANEL POWER (KWdc) PER PANEL: 400W SYSTEM POWER: 40KW CD 2025 -0003 04-17-2025 r o - - _ - - - - 4- _ __ _ +_ - _ - - - 1-- - -~~ + -- _ _ f- _ - _ - - ~ ~ - _ -- +-- - _ __ _ -+ -- - - - - ' -- - - - _ -- +-- - _ -_ l -_ - _ - - - - - f- _ - _ - _ - +-- - - _ -_ + _ 1 - 1 I I I I I I I I I I I I I C T \ : I I I I 0 - _J I I I I I 0 - -- - t I 0 - -- - + I I 0 - r- ' \ --- - t ~ i 0 - I I I I 0 - _J I I I 0 - -- - + I I I ' I I I I I I I I J _ - - l - - _ J _ - ; -- - - - - - - - - - - - L - - - - - 1- - - --- - - L - - - - - - - - - i, I I I I : ! ! I ~ 1 ~ 1 1 ;'_ I '- - - - - - + - - I f- m - r r n ' I I I - I I I I - -+ - - I I I I I I l- ' - - I H + H - _ _ . I I I .C I I I I I I I I I I I I I I I I I I LI:" I I I I I I I I I I I I I l_ L l_ I I I I I I I I I I + t- + I I -+ - + - -+ - I t- t- ~ t- ' ' ' I I I I I : I I I : I I ~ I I I I _J e- l I I I I I I I I : I I I : I : I I , ~ ' ' I : I I I : I I 1 1 l I 11 J_ L I I I = = - =- = 1 = =- - - = - = - - = - - = = - - = - - = = h ~ I I I I + - -+ - -- - - - - j ~ I I I I I I I I I I I ' ' ' ' I I I I I I I I I l+ - - - - - - - - l l - ++ + + - __ . I : I I I I I I I 0 - _ 1 I ~ - I, , I I I I I I L I I I I I t- I +- - 1 t- ' I L I I I +- - I I ' I I I , - I ' I , - - >- - I I I I I I I I I I L _ I I I ' ! I I I I I I I , - - 1 I I I I L _ f - - ' I I I f - l I I I i I I I I I I I I I ~ I I I : I I I I I ) V I I I I I I I / 0 - _ --- 4 _ - - - - I H t= i ! I ; l- - H ± l - t - L L l - f - L L l + - l l i l - 1 w + L l . l l f - t l ±+ l . l l i - l - W t l ± l - l - W - t - l l l J - l - l ± I - - H . u + W t l ± H - i l l + W - 1 - l ± l t W - H l . l - - H ± f - l ' i ; ; ; ~ t- : : = c l ~: c = = = = ~ = i : : 1= - : : : c l . . . c : : = ~ I :: : : ; . . ; : : : : ; . . ~ - - ' = = ~ d J - 1 _ _ ~ _ - ) / _ I I I I I I / I I I I I I I I I I I ,, , , , , , , I / I I I I I I I I I .I- " I o -- o - 6- 6 -- I --6 ------ - - - - - - - - - - 6 6 6- 6---- - 6 --6 - <! } LEVEL 1 41' -4" 1 A0.05g__________________________________________________ LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" 1 A5.01__________________________________________________ 2 A5.01__________________________________________________ 7 A6.21__________________________________________________ 2 A5.02__________________________________________________ 3 " / 1 2 " 10' - 0"10' - 0" 24 ' - 0 " 6' - 0 " TRASH ENCLOSURE BEYOND, STANDING SEAM ROOF, WOOD "LOOK" SCREENS OVER CMC PARTIAL HEIGHT WALL. SOLID SERVICE ACCESS GATE E.G. 24' HEIGHT PROJECTION LINE E.G. 30' HEIGHT PROJECTION LINE E.G. 24' HEIGHT PROJECTION LINE E.G. 30' HEIGHT PROJECTION LINE ARCHITECTURAL FEATURE PROJECTED WINDOWS WOOD "LOOK" SIDING 42" PRIVACY FENCE/HEDGE MADE TRANSPARENT FOR CLARITY. MATERIAL -WOOD "LOOK" FENCING, COLOR TO MATCH ARCHITECTURAL FEATURE SIDING STONE VENEER42" PRIVACY FENCE/HEDGE MADE TRANSPARENT FOR CLARITY. MATERIAL -WOOD "LOOK" FENCING, COLOR TO MATCH ARCHITECTURAL FEATURE SIDING TRIM BOARD -COLOR TO MATCH ARCHITECTURAL FEATURE STONE VENEER WINDOW FRAME TRIM E.G. AT FACE OF BUILDING ARCHITETURAL FEATURE PROJECTED WINDOWS WOOD "LOOK" HORIZONTAL SLT SIDING. ARCHITETURAL FEATURE PROJECTED WINDOWS WOOD "LOOK" HORIZONTAL SLT SIDING. ARCHITETURAL FEATURE PROJECTED WINDOWS WOOD "LOOK" HORIZONTAL SLT SIDING. ARCHITETURAL FEATURE MECHANICAL SCREEN WOOD "LOOK" HORIZONTAL SLT SIDING. ARCHITETURAL FEATURE MECHANICAL SCREEN WOOD "LOOK" HORIZONTAL SLT SIDING. ELEVATOR OVERUN -FIBER CEMENT SIDING PAINTED LIGHT WELLSLIGHT WELLSLIGHT WELLS TRANSFORMER ENCLOSURE 1 A8.04__________________________________________________ 1 A8.05__________________________________________________ 2 A8.06__________________________________________________ PLANTERS 36" RAILING AT RAMP 42" PRIVACY FENCING AT LIGHT WELLS 36" RAILING AT RAMP 42" PRIVACY FENCING AT LIGHT WELLS 3' - 6 " 3' - 6 " 3" / 12" PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 5 / 2 0 2 5 4 : 3 5 : 5 5 P M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 NORTH ELEVATIONS A4.53 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 PROPOSED ELEVATION - NORTH COLOR EXTERIOR MATERIALS PALETTE 1 -STANDING SEAM METAL ROOF 2 -FIBERCEMENT SIDING COLOR (OR SIMILAR) 3 -TRIMS AND ARCHITECTURAL FEATURES (SIM) 4 -STONE VENEER 5 -WOOD "LOOK" ARCHITECTURAL FEATURE REFERENCE IMAGE 1/4" = 1'-0"2 APPROVED NORTH ELEVATION CD 2025 -0003 04-17-2025 TR<ISH ENCLOSURE BEYOND STANDING SEAM ROOF, COMPOS ITE BOARD SCREENS OVER CMU PARTIAL HEIGHT WALL p ~ ' I I I I -I- I I I r:: r--- 1 I, " I I ' I, ---------- ------- -,- --------------------- \ -+---------------------\ -----~1-----1-------------- 1. fl-t-· · 111 t~ ---------- I I.---, I r'===L ~---~~~~~~-----J .... r--- I ' r -I ' L ______ .J L -~ I I -~ I I __ : ______ j I I I I I,_ ~ I ~ 71 11 I' 11 L' I 7 I ~ ·-·-·:··™•.:,•,;:-""-·"™'l-----------1 11----I I 11--~ I I \\ ;..... I I I §I ~, ~i ~, I I I I 10'-D" SYSB ELECTRICAL TR<INSFORMERI s G) 1 Al"<Cl-lrTEGTIJR,IJ_ FEATURE B (Fi r AACKTECTIJRJ,J. FEATURE F'i'IOJECTID WtlDOWS STMDNIJSEMI PRO.JECTEDWNJOWS ~. ( C ➔' l,IETAlROOf ~-WOCO't0OK"HOflZOKTAL \ ~ • I SLAT SIDIOO. \AS.02 / -----..l.-----AS.01 WOOD "LOOK" SIDING. 7 r-------------- F.G 30' .J -- ~ • E.G.30' r----------------- t r--------------~2'~.J 12 i_E.G. 24· 3 [_::::::=-r ------------- -'t ~~ ~~1 ~ ~ I I ,1 ~----7 --' LINEOFE.G.AT --r I"".~-- -__ GRIDLINE "E" _/ I / I / LINEOF FG AT GRIDLINE "E" I ' __ ( • z ,------I ,I-• -----•, -----\ ----: FIBERCEI.ENTSOING - / COLCR:DElRIHITYISWlDS/ , ___ --""!" --- • -'~ DE&2490i'!Slt.llAR ../-------\ I. ---. -------. \ ---------------------------------------------------------------------------- --7 / // 7.1 _______________ ~\--- • _/ -..-------ri -----, ·. i I ./ I ' ' / . --f-- - - - - - - - - - - - - - - - - - - - - - - - - - - - --1-- -- - - - - - - -+ --------------------------1-----+---- II 1~:li~illlljJ~lilll~Wlb 1-.,;1 • ·c•c~~-~~- \ I ---\--I----,-- ----.-i::: ---/ -------L--I . C \ > L_ TRIM 00.MII) .COlOFI TO .\ t "'ITHAADHTECTIJ'"- \ FEATlJRE \ STONE ';f.:t,EER--\_ \_ WtlOOWlRIIS f. 11' PRIVACV FENCE/HEDGE Wl£ lR.IJIISC'AREITT FOR ClARIT'i W\TERW..: WOOO "LOOX" FEl'ICtlG. CClOR TO WITCH ARCHlECT\JRA!. FEATlJRE SCltlG I / .// ,/ _./ .......... /....::..._ .),, ....... -.,,...-,--------- I _J SIOt.E\/ENEER ST.IJtl.ESS STER CABI.E __/ R.0.11.tlG, HP M ESC.\fE WEllS. OPER,\BI.E /7 1 __ ---•----- - - - - - --:"-- - - - I I / I FIRE ESC/\PE I L __ ~ _ _J --1'·- oECTP..m,'E EXTElll:lll __./ scotU LIGHT. TW EI.E/ATOOO'/ERUN. r--FllERCEl.'.ENTSClt.G / PIINTED --i------------------- er I I I I I I i 1a·--O" SYSB .;. F.G.JJH':ICHT --------------------PRCLIKTION LJNE /' ~----~~-~ffi--/ J t _ __,_-, ::"::;;"' 7 ~---~-----------------, PRCLIECTIONLJl~E ------------------~-,➔ E.G. 24' ttEIGHT PROJECTICt,f LJNE I § • iC I~ _,8'_ 'Z· 11'PRJ'/ACYFEHCU1EOGE Mill£ IIW&mENT F~a.<.RnY !MlcRW.: WOOD i.COI" FB-r..1"+3,. COLOR TO MATCH ARCtilTECTUW. FEA llRc' Sllffi . m ::=~=:~ ... ~ .. --=~~i!ff:!: -•~· ~.:.:...••..:.:.•~'.:..:.. .. "..:..•·.c...c.•.>----------➔ I I I I I >.ROJITEC'fl.lP.'J. I FEAfUfE.PHOJECIED I WIHOOWS woco 'LOOI(" somG. la'-0" SYSB I L_ ------------------------------------------------------------------------------------------------------------~ I I I $ $ $ $ BEE CH AV~NUE ~ TRINITY ISLANDS TT·!;b~""' Ca<,.., Q -<: _Level 3 $ 18' -6" Lev~l2 \ 9' -3" \ \ T.O P 1 $- 8' - 1" Level 1 0' -O" Basement Level -9' -6" $ LEVEL 1 41' -4" BASEMENT 31' -4" LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" EG -24' EG -30' 1' - 9 1/2" REQUIRED FRONT YARD SETBACK 20' - 0" RYSB 20' - 0" 2' - 0" WEST ELEVATION ARCHITECTURAL FEATURE AS ALLOWED PER 21.46.120 CMC LIGHT WELL LIGHT WELL LIGHT WELL LIGHT WELL STANDING SEAM METAL ROOF FIBER CEMENT SIDING MECHANICAL SCREEN ELEVATOR OVERUN ROOF DORMER CLERESTORY WINDOW OVER UNIT LIVING SPACE RETRACTABLE SHADING DEVICE ATTACHED TO FASCIA E.G. 30' HEIGHT PROJECTION LINE E.G. 24' HEIGHT PROJECTION LINE WEST ELEVATION ARCHITECTURAL FEATURE AS ALLOWED PER 21.46.120 CMC PR O P E R T Y L I N E PR O P E R T Y L I N E GLASS RAILING UNDERGROUND PARKING STONE VENEER STONE VENEER EXISTING GRADE PLANE EXISTING GRADE PLANE 3' - 6 " 3' - 6 " 2 A8.07__________________________________________________ GLASS OVER METAL FRAMED TRELLIS AWNING -COCOA TRIM BAND TRIM BAND 42" PRIVACY FENCE AT LIGHT WELLS 10 ' - 4 " 10 ' - 4 " 20 ' - 8 " 34 1 5 / 8 " 3" / 12" 3 " / 1 2 " PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 4/ 1 5 / 2 0 2 5 4 : 4 3 : 4 1 P M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 WEST ELEVATIONS A4.54 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 PROPOSED ELEVATION - WEST COLOR EXTERIOR MATERIALS PALETTE 1 -STANDING SEAM METAL ROOF 2 -FIBERCEMENT SIDING COLOR (OR SIMILAR) 3 -TRIMS AND ARCHITECTURAL FEATURES (SIM) 4 -STONE VENEER 5 -WOOD "LOOK" ARCHITECTURAL FEATURE REFERENCE IMAGE 1/4" = 1'-0"2 APPROVED WEST ELEVATION 3 0 ' - 0 " CD 2025 -0003 04-17-2025 ~ T.O.P 1 8' -1" CARLSBAD BLVD. GARFIELD ST i w z ~, ~, ~I I I i ' ~------J _____ _ ~---- I I I I I I I I L __ _ I _1 L ___ _J ----------- I I I ------I -------------------~ --------I ~ -------I -----------T L ________________ _ 1---------,------------------------------------------------------ 20"-0" t l t Cf) D AS.02 REQUIRED FRONT YARD SETBACK WESTElE\/ATION AACKITECTUfW. FEATURE AS ALLOWED PER 21.46.120 CMC • , ;r---,.,,--====" (I \ FG 30' f°EG-30:------ r -------- 1 I FG_24' f°EG-24;------ 2'-0" ....... - --12_ -3 [.::=_.. i~:;~:i:;::;---i:i--;-a,~,,~----;..;:;---a:;:;---i:,"', STAll!lNG SEAM METAL RO()f Ct.ERESTORY Wlt!DO'f/ ROOf OO+IME!l r ~--- L - -- -/ ~E:EM:rS,ON~ - --/, ----7----------L-.~7-----------------------===~~~-----f --.. -!3 ~--.,.,.,,;;a,------------l --~ .,..--SHADMG DE\IK:E ~ --__ .o.TTAal~TOFASail L ~.:::----; --""L--------- -~~~---~~----------------------~-----?t,· --------~-------------- ESCAPE wru. STO'lEVENEER ~'-6" PRIVACY FENCEIHEDGE MADE TRANSPARENT FOR CLARITY L_ WELL Underground Parkir,g ---------- - - -J &"-0" PllWACY FEtLEIHEDGE IAAOE lRAtlSPAREHT FOR '"'""' f Gt.ASS R,\.U:G I ~----------:--- --______ '--8~E~GRID _/ E.C OG,O ""' ---- , . ..,. I I I --------v.: ------- - --1- --I _______ 71.-cC -- 2D' -D" RYS B 1 __ I I I ~ F.G.SCIHEJGHT -L PRD..F.CTKJNUlE w z .. ::::; ,-E.G.30'H3Cffi PRD..F.CTKJN Llt,IE F G Zf HEIGHT -L PRIJ..ECOON LINE ,-E.G.24'1-ElQ-11 • " Pllt.u::CfKm LINE WillB..fVIITICfl ARCHITEl,TIJRAl fE/11\R: 115 ALLOWED rm 11 ~6 1;,o ewe ~~ !i I i -t-- I I I t-' f -- - RAILING =--- ----- ..J...._ ~ ~ -$- - " • + " • OCEAN ST. j Leve l 3 -18' -6" Level 2 9' -311 Le vel 1 O' -O" Basement Level -9' -6" $ $ $ •;·. r· '.:- ~• - •• 1 I/ I l.,,<j e?/j).F/1/ I l;W I • v?A ! 11 f~j I . f ,,.-_, I I ./.. -I I , TRINITY ISLANDS r-a,,,1s1o,.,, C·c<S><-J V ,:a LEVEL 1 41' -4" 1 A0.05g__________________________________________________ BASEMENT 31' -4" LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" 1 A5.01__________________________________________________ 2 A5.01__________________________________________________ 2 A5.02__________________________________________________ ROOF DORMER CLERESTORY SOLAR PANEL ARRAY ELEVATOR OVERUN SYSB 10' - 0" SYSB 10' - 0" ARCHITECTURAL FEATURE - WOOD LOOK HORIZONTAL SLAT SIDING STONE VENEERTRIM BOARD BU I L D I N G B E Y O N D UNDERGROUND PARKING ACCESS RAMP 22' - 6 1/2" FIBER CEMENT SIDING COLOR - DE TRINITY ISLAND / DE6249 OR SIMILAR E.G. 24' HEIGHT PROJECTION LINE E.G. 30' HEIGHT PROJECTION LINE SCREENS BEYOND E.G. 24' AT BUILDING EDGE 4'-0" PRIVACY FENCE ON TOP OF 1'-0" WALL BASE MADE TRANSPARENT FOR CLARITY. MATERIAL: WOOD "LOOK" FENCING. COLOR TO MATCH ARCHITECTURAL FEATURE SIDING VEHICLE GATE 3 " / 1 2 "3" / 12" 1 A8.04__________________________________________________ 1 A8.05__________________________________________________ 2 A8.06__________________________________________________ METAL FRAMED TRELLIS AWNING -COCOA GLASS OVER FRAMED AWNING -COCOA TRIM BAND STONE VENEER 42" PRIVACY FENCE 36" PRIVACY FENCE PEDESTRIAN GATE STONE VENEER 42" PRIVACY FENCE PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 9 : 5 9 : 1 8 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 SOUTH ELEVATIONs A4.55 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 PROPOSED ELEVATION - SOUTH COLOR EXTERIOR MATERIALS PALETTE 1 -STANDING SEAM METAL ROOF 2 -FIBERCEMENT SIDING COLOR (OR SIMILAR) 3 -TRIMS AND ARCHITECTURAL FEATURES (SIM) 4 -STONE VENEER 5 -WOOD "LOOK" ARCHITECTURAL FEATURE REFERENCE IMAGE 1/4" = 1'-0"2 APPROVED SOUTH ELEVATION CD 2025 -0003 04-17-2025 - I I t- i l I t- i I I I \!! I i i ~I ' 0 a .• • 10'-0" s,css ~ ---I r7 1 . : /Jl .. :==~-~:d:~~;~-~~ ~~:ik.: I~-~ .. ,m 11·\=--=--=--=-~~ I.. • I. ~---~ -1-------------------··---+--r --rr --rr --r-4 ~!H ;------- - ~- ~) It A AS.01 ! -. FIEERCaENT SIDll,IG COLOR DE TRINITY ISi.Aims I ~ OE6249 Oil SIMILAR / I I r-......!:1==1 7'~ r ROOF DORIAER CT_ERESTORY n ------,- ---1---=-- -_,_ ---- ·11. =' cp 4 .'.. l I ----7 I -_,_1 _ I ----7 10'--0'' S,SB I ~-----~~-F---12 ~ ..... --.. ,----.. ~ !~o:_ _____ J r='" ----1 / ---H---=-=--F---1 ---1 1 -1 1 EG 30' /j---7 ---~--•-I --- l 2'--11" - - - ----- -- - - - - --,---- - --,1_t _ ------ ---------------- - - - - - - - - - - - -_l ___ --------------------0 ---------, r· ---~---1 •-- - - -______________ --...,i ______ - -- - - - - - - 12 ~3 --I ------------------------------ t I I F.G. ))' HCIGHl PROJECTIO'l LJNE 1~ > " rn ~ -9 rn m E.G.24' 11 --r-t-----~------~--- TRIM BOJ\AD l STOl.lE.e,fR -_-.::.f--:.-:.-_ 1--_E. ~ :.~l _/fl_ f • i--• r r -r -7-~- \ ~ \_ !\RCIIITECRTURI\L FEATURE -W()()(J "LOOK' fO:tlZONTAf_ SLAT SIOt/C _/ ~._ Ir PRIVACY FF.rvr.FJHF.IJGE ON TOP OF 2'-0" W /Ill. BASE M,',OE TRIINSP/IRENT FOR CLMITY. MATERIAL: WOOO 'LOOK" FENCING. COLOR TO M,O.TC-H AllGHlfECTURAL FEATURE SIDING ---- -_,, _, -r-- - -----------I --~ -♦---~ --:1---~-----1r---n-------- ~ I I I EG. 30' ~EIGl-!T PROJECIDl LJNE ~-t---,.--t F.G. 24' HEK,Hl PROJECIDI LJNE I I I E.G. li' HEIGITT ' ' ' j ' ' ' PROJECTJCtl LJNE GREEN 9:l!EEN BEYOOO • '"~" ' " i GRI LlrEW l ' 'IIISHEOGR/,DE I A GRICUlEW ' 23·.o 2· I .MP Ii ,~ I I I I ~ ~ ~ ~ ~ _T.O.P3 $ 26' -7" Le vel 3 $ 18' -6" _Level 2 $ 9' -3" \ T.O.P1 $ 8' -1" - _Le vel 1 $ O' -O" Basement Leyg_L~_ -9' -6" \~ TRINITY ISLANDS Triao-,-~~,-..s. CEc2'0 ~• LEVEL 1 41' -4" BASEMENT 31' -4" LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" 1 A5.02__________________________________________________ PR O P E R T Y L I N E RYSB 20' - 0" RYSB 20' - 0" PR O P E R T Y L I N E EXISTING GRADE PLANE @ RIDGE E.G. -24' HEIGHT PROJECTION LINE E.G. -30' HEIGHT PROJECTION LINE 3 " / 1 2 " GLASS RAILING WEST ELEVATION ARCHITECTURAL FEATURE AS ALLOWED PER 21.46.120 CMC UNDERGROUND PARKING RAMP ACCESS 18.8% 8.3% 8.3% STONE VENEER FIBER CEMENT SIDING EXISTING GRADE PLANE @ RIDGE STANDING SEAM METAL ROOF ROOF DORMER CLERESTORY WINDOW WEST ELEVATION ARCHITECTURAL FEATURE AS ALLOWED PER 21.46.120 CMC 2' - 0" E.G. 24' HEIGHT PROJECTION LINE MECHANICAL SCREEN BEYOND E.G. 30' HEIGHT PROJECTION LINE MECHANICAL EXHAUST 2 A8.07__________________________________________________ 42" SCREEN FENCE TRANSFORMER ENCLOSER TRIM BAND GLASS OVER METAL FRAMED TRELLIS AWNING -COCOA TRIM BAND PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 1 0 : 0 0 : 0 0 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 EAST ELEVATIONS A4.56 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 PROPOSED ELEVATION - EAST COLOR EXTERIOR MATERIALS PALETTE 1 -STANDING SEAM METAL ROOF 2 -FIBERCEMENT SIDING COLOR (OR SIMILAR) 3 -TRIMS AND ARCHITECTURAL FEATURES (SIM) 4 -STONE VENEER 5 -WOOD "LOOK" ARCHITECTURAL FEATURE REFERENCE IMAGE 1/4" = 1'-0"2 APPROVED EAST ELEVATION CD 2025 -0003 04-17-2025 1 I 1 I 1 I 1 I I 1 I i I 1 I I 11 I 11 I i I 1 1 11 I 1 1 I I I 1 I 1 I I 1 1 I 1 I I I I 1 I I I 1 1 I I I 1 I I I I 1 I I I --'< - - - - 9 = = = 19 = = = I I I 1 I I I 1 1 I 1 1 1 I I I 1 I i 1 -'< - - - - - I - I J_L __ L __ _ _ _ _ L_ VI C z < .. J VI > >-z " 0: C, >- ! l • ] t N• - "' Ql ' > - Ql (J ) _J I I al ' I I ~· _ o Ql ' > - Q l 0 _J .9- , 6 t 3N l l /J . ~ 3 d 0 ~ d I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - 1 - - - I - - - - - - ~ - - - - - - - - - - - - - - - - w >- ;;l ; ff i i ;r : t; , . " 0 "" -- - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - e ) - - - - . 0 ,,, - ~ 0 0 ~ fl 0 :> c ~ ~ ; w w w 8~ ~ 5: 5 t; : : 5 5: 5 •a • ~ o z o z o z ~~~ ~~ ~~ o O ~~ z c t; , 1 5 ~ "~ .~ •• k, til ~~ ~ ~ o 0 0 0 0 0 "" ~ 13': "" / , / l .. . . . . ... . . . I I I I I I I I I : I : I :- - ' - - - I I \~ ~ I M : 1 ;: - ' I I I I I I I I I I I I I I I I I I I I I I " I ~ I : _I : 0 I : I i \ : ~ I I I I I I I I I I I I I I I I I I I I I I I I -- - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~s - -~ ~ -- - - ~-- ~ ~ ~ ~ ~ ~ ~ - '- - ~ ',_ . , ... . . . , _ 0 I I c I I I I " I ' " ~ .... . . " 0 C ) I I I " • w a i I I w " ~ I I I I I I I I I I I I -- - +-- - - - - - - - - - - - I I I I - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - + - - - - - - - - - - - - - - - - - - == i. . . , _ _ _ _ _ _ _ _ _ 3N l l /J . ~ 3 d 0 ~ d I I GENERAL NOTES -BUILDING SECTIONS 1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK. 2. SEE SHEET A12.21 FOR WINDOW ELEVATIONS / SCHEDULE. 3. SEE ENLARGED ELEVATIONS AND WALL SECTIONS FOR ADDITIONAL EXTERIOR DETAILS. LEVEL 1 41' -4" BASEMENT 31' -4" LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" 1 A5.02__________________________________________________ E.G. 30' E.G. 24' ELEVATOR OVERUN MECHANICAL WELL FYSB 20' - 0" FYSB 20' - 0" 1' - 9 1/2" PARKING CORRIDOR DIR OFFICE ELEV. MAILROOM & PARCEL2 BED / 1950sf2 BED / 1950sf 2 BED / 1970sf 4' PRIVACY FENCE/HEDGE ON TOP OF 2' WALL BASE, MADE TRANSPARENT FOR CLARITY PR O P E R T Y L I N E PR O P E R T Y L I N E ROOF DORMER GARFIELD ST. OCEAN ST. 3 " / 1 2 " ABCDE F GHJKL 9' - 8 " 8' - 9 " A4.51 8 13 ' - 0 " 2 A8.07__________________________________________________ LEVEL 1 41' -4" BASEMENT 31' -4" LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" 1 A5.02__________________________________________________ RYSB 20' - 0" RYSB 20' - 0" 1' - 11" DROP OFF CANOPY 4' PRIVACY FENCE/HEDGE ON TOP OF 2' WALL BASE. MADE TRANSPARENT FOR CLARITY 1' - 11 1/2" CORRIDOR2 BED / 1400sf PARKING CORRIDOR 2 BED / 1600sf 2 BED /1600sf SHADING DEVICE ATTACHED TO FASCIA E.G. 30' E.G. 24' LIGHT WELL ROOF DORMER GARFIELD ST OCEAN ST ELEVATOR OVERUN MECHANICAL WELL MC ABCDE F GHJKL 8' - 1 " 2 A8.07__________________________________________________ PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 1 0 : 0 0 : 0 5 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 BUILDING SECTIONS A5.01 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 Section A 1/8" = 1'-0"2 Section B CD 2025 -0003 04-17-2025 I I I I r r r - - - - - t - - _ _ , _ _ J __ _ _ _ _ _ l __ -- - -1 I I I I I I I I Or - - ,- - - - - - a -=--~ I · .. . • • I- ' - - > - - - - - - - I . - - I I 0 - 1- - 1- ~ 1 I 11 0 - - 1 1 I I •/ •• '1. i . · V . ·~ ~ - . I I I I I I I r r GENERAL NOTES -BUILDING SECTIONS 1. REFER TO SHEET A0.01 FOR 'PROJECT NOTES' APPLICABLE TO ALL PORTIONS OF THE WORK. 2. SEE SHEET A12.21 FOR WINDOW ELEVATIONS / SCHEDULE. 3. SEE ENLARGED ELEVATIONS AND WALL SECTIONS FOR ADDITIONAL EXTERIOR DETAILS. LEVEL 1 41' -4" 1 A0.05g__________________________________________________ BASEMENT 31' -4" LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" 1 A5.01__________________________________________________ 2 A5.01__________________________________________________ ELEV. PARKING?BIKE ELECTRICAL ? MECHANICAL PAD CLEAN LINEN / GENERAL STORAGELAUNDRYCORRIDORSTAFFLOBBYSTAIR 1MC4 2 BED /1500sf 2 BED / 1970sf 2 BED / 1400sf 2 BED / 1300sf 2 BED / 1600sf 2 BED / 1490sf2 BED /1600sfGATHERING ROOM TRASH ENCLOSURE LIGHT WELL MECHANICAL WELL MECHANICAL WELL MECHANICAL WELL MECHANICAL WELL ELEVATOR OVERUN MECHANICAL SHAFT 10' - 0"10' - 0" PR O P E R T Y L I N E PR O P E R T Y L I N E 2 A5.02__________________________________________________ MC MCMC 1 2 3 4 5 6 7 8 9 10 11 12 7 A4.51__________________________________________________ 8 A4.51__________________________________________________ 9 A4.51__________________________________________________ 10 A4.51__________________________________________________ 1 A8.04__________________________________________________1 A8.05__________________________________________________ 2 A8.06__________________________________________________ LEVEL 1 41' -4" BASEMENT 31' -4" LEVEL 2 51' -8" LEVEL 3 62' -0" T.O. PLATE 70' -1" 1 A5.02__________________________________________________ 8' - 1 " 10 ' - 4 " 10 ' - 4 " 10 ' - 0 " PR O P E R T Y L I N E PR O P E R T Y L I N E GARFIELD ST. OCEAN ST. FYSB 20' - 0" FYSB 20' - 0" 2 BED / 1600sf 2 BED / 1600sf 2 BED / 1490sf2 BED / 1950sf2 BED / 1950sf MC1 Room Room Room Room Room CLEAN LINEN / GENERAL STORAGE PARKING ELECTRICALSTORAGE E.G. 24' E.G. 30' ABCDE F GHJKL 2 A8.07__________________________________________________ PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 1 0 : 0 0 : 0 9 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 BUILDING SECTIONS A5.02 REVISION DATE REASON FOR ISSUE 1/8" = 1'-0"1 Section D 1/8" = 1'-0"2 Section C CD 2025 -0003 04-17-2025 r r r r r I I I I I -- -~J = == l ~ - l -- _I '- = ' Jl l _ l l - 1; I -~J _ ~ I I ~ - ; I I 1 1 - I I I= -<L I-:_ ! _ ' ,- . ::: . u -" · -=- - - - - - - - - - - - ~ I 0 - --- - t t t - - - t;; ; : : : : : : : : j -1 0 - I -- - - - -- - 0 - - I= -1 I= f - - - + - - - - - - 1 -1 I I - - - - - - - - - - i - I - I 1 - I= -I I= I I= - - I I I r r r r r I I I - ' - - - - - ' - - - -- ' ,, j ~'! i ' . ;, '" . ( ' . ' - I - ' - ~ n # = = = I = ~ - - ~ j: : : : : : : : : 1 : : : : : ± : : : : : : : : : j l',L;:: ; ; - • >I / \ , - - I - - - - ' -, }( j / 1 > ' f - - ~: - 1 1-- - 1 . ' > / \ , _ ·-- -r - - - 6 ~, :::: + , : : : : : : : : : : : : J - - - - ~ - - ·-·, lJ - - - - I -I • ' I ' - ' c- - ' T ~ LJ □ D =f - = - = I _ - - - 18 - - - -1, ' I ' 7 □ > - - I ' ~ = - = I 1 = - = - ~ = - 1 Q_ - - f- - - - - + - - - - - - - 4 1 - - - - - - + - - - - l > - - - - - - - 1 f - - f - - e - - - - - - - - - - - 1 I I PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 1 0 : 0 0 : 0 9 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 CONCEPTUAL RENDERINGS A6.01 REVISION DATE REASON FOR ISSUE PROPOSED -AERIAL VIEW 3 -OCEAN STPROPOSED -AERIAL VIEW 2 -CORNER OF BEECH ST AND OCEAN STPROPOSED -AERIAL VIEW 1 -CORNER OF BEECH AND GARFIELD APPROVED -AERIAL VIEW 3 -OCEAN STAPPROVED -AERIAL VIEW 2 -CORNER OF BEECH ST AND OCEAN STAPPROVED -AERIAL VIEW 1 -CORNER OF BEECH AND GARFIELD CD 2025 -0003 04-17-2025 1 :,: C >- (1 j U) -c ~ .. _ _ ~ < ( PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 1 9 / 2 0 2 5 1 0 : 0 0 : 0 9 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 CONCEPTUAL RENDERINGS A6.02 PROPOSED -ENTRANCE -MEMORY CARE -OCEAN STPROPOSED -CORNER OF BEECH ST AND OCEAN STPROPOSED -CORNER OF BEECH AND GARFIELD REVISION DATE REASON FOR ISSUE APPROVED -AERIAL VIEW 3 -OCEAN STAPPROVED -AERIAL VIEW 2 -CORNER OF BEECH ST AND OCEAN STAPPROVED -AERIAL VIEW 1 -CORNER OF BEECH AND GARFIELD CD 2025 -0003 04-17-2025 ' • • • PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP Au t o d e s k D o c s : / / F r o n t P o r c h - S u m m e r H o u s e / 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h S u m m e r H o u s e _ A R C H . r v t 3/ 2 0 / 2 0 2 5 1 1 : 1 9 : 5 9 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 CONCEPTUAL RENDERINGS A6.03 PROPOSED -ENTRANCE -INDEPENDENT LIVING -GARFIELDPROPOSED -SOUTHEAST 1 -OCEAN STPROPOSED -NORTHEAST 1 -BEECH STREET REVISION DATE REASON FOR ISSUE APPROVED -AERIAL VIEW 3 -OCEAN STAPPROVED -AERIAL VIEW 2 -CORNER OF BEECH ST AND OCEAN STAPPROVED -AERIAL VIEW 1 -CORNER OF BEECH AND GARFIELD CD 2025 -0003 04-17-2025 (0.8%) 5.0% 5.0 % M M 50 45 50 CHECK THEHEIGHT OF GUYWIRE MUSTMANTAIN 8'ABOVE SIDEWALK GARFIELD STREET DNDN DN DN DN DN Lot Coverage 15700.6 SF 58.4% PROJECT NUMBERDATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP C: \ _ R e v i t P r o j e c t s \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ C e n t r a l \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ p h o n g c . r v t 1/ 2 9 / 2 0 2 5 1 : 1 1 : 5 3 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 COVER SHEET A0.00 AM TEAM OWNER TEAM ARCHITECTURAL ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 PRINCIPAL PROJECT MANAGER JOB CAPTAIN 503.245.7100 www.ankrommoisan.com LANDSCAPE Land Concern address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 949.250.4822 pstevens@landconcern.comPhilip Stevens PROJECT MANAGER Name PROJECT ARCHITECT Name ###.###.#### https://landconcern.com/ ###.###.#### name@company.com INTERIORS ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 ###.###.#### name@company.com PRINCIPAL 503.977.5243 darlae@ankrommoisan.comDarla Esnard PROJECT MANAGER Name DESIGNER Name 503.245.7100 www.ankrommoisan.com ###.###.#### name@company.com STRUCTURAL DCI address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.400.1776 rslaybaugh@dci-engineers.comRyan Slaybaugh PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://www.dci-engineers.com/ ###.###.#### name@company.com CIVIL BWE address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.299.5550 x324 hmaytorena@bwesd.comHector Maytorena PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://bwesd.com/ ###.###.#### name@company.com PLUMBING McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 disaaks@mcparlane.comDoug Isaaks PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com OWNER FRONT PORCH 2855 Carlsbad Blvd. Carlsbad, CA 92008 ###.###.#### mmcmullin@frontporch.net Craig Sumner ###.###.#### csumner@frontporch.net Mary McMullin Paula Digerness 760.435.2321 www.frontporch.net 760.435.2321 pdigerness@frontporch.net OWNERS REPRESENTATIVE ARCH LTD 300 Knightsbridge Parkway, Suite 340 Lincolnshire, Illinois 60069 ###.###.#### anoriega@archltd.com ###.###.#### fmuraca@archltd.comFrank Muraca Alexis Noriega Justin Sager ###.###.#### www.company.com ###.###.#### jsager@archltd.com MECHANICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 cjackson@mcparlane.comChris Jacson PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com ELECTRICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name PROJECT ENGINEER Mayra Diaz ###.###.#### https://mcparlane.com/ 858.351.4090 mdiaz@mcparlane.com SURVEY address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name ###.###.#### www.company.com REVISION DATE REASON FOR ISSUE CARLSBAD BY THE SEA SUMMER HOUSE 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad, CA 92008 PROPERTY LOCATION VICINITY MAP AERIAL PERSPECTIVE SHEET INDEX NUMBER SHEET NAME SD SET A0.00 COVER SHEET ■ A1.00 OVERALL SITE PLAN ■ A1.01 SITE PLAN ■ A1.02 FLS PLAN ■ A2.00 BASEMENT FLOOR PLAN ■ A2.01 LEVEL 1 FLOOR PLAN ■ A2.02 LEVEL 2 FLOOR PLAN ■ A2.03 LEVEL 3 FLOOR PLAN ■ A2.04 ROOF PLAN ■ A3.01 BUILDING ELEVATIONS ■ A3.02 BUILDING ELEVATIONS ■ A5.01 BUILDING SECTIONS ■ A5.02 BUILDING SECTIONS ■ A6.01 CONCEPTUAL RENDERINGS ■ The project proposes the consolidation of 5 adjacent parcels for the development of a multilevel building. The new building (+/-36,000 SF) in the consolidated lot (+/-26,892 SF) is proposed as a "Non-ambulatory Professional Services" use facility that will be operated under the same license as the adjacent Carlsbard By the Sea Retirement community. The proposed building will consist of the following: Basement Level: Parking will be located in the basement level with a total of 29 Vehicular Parking Spaces Level 1 (Ocean Street Grade Level): 18 Memory Care Beds Level 2 (Garfield Street Grade Level): 14 Licensed Residential Professional Care Beds in 7 Units. Level 3 (Upper Level with Roof Terrace): 8 Licensed Residential Professional Care Beds in 4 Units. Project Data Project Description Governing Codes Project Address Assesor Parcel Numbers Legal Description Application Types Submitted: Climate Action Plan (CAP) Compliance: General Plan Land Use: Zone Overlay Zone Existing / Proposed Use Number of Beds Setbacks Number of Stories Height Lot Coverage Occupancy Type of Construction Floor Area Parking 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad CA 92008 2031440400; 2031440500; 2031440600; 2031440700; 2031440800 Real property in the City of Carlsbad, County of San Diego, State of California, described as follows: LOTS 1,2,3,4 AND 5 OF CARLSBAD TRACT NO. 04-22, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15639, FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 7, 2007, AS MAY HAVE BEEN AMENDED BY THAT CERTIFICATE OF CORRECTION RECORDED ON OCTOBER 20, 2008 AS INSTRUMENT NO. 2008-0545070 OF OFFICIAL RECORDS. APN: 203-144-04-00 (Affects Lot 1), 203-144-05-00 (Affects Lot 2), 203-144-06-00 (Affects Lot 3), 203-144-07-00 (Affects Lot 4) AND 203-144-08-00 (Affects Lot 5) Carlsbad Tract (CT) Coastal Development Permit (CDP) Conditional Use Permit (CUP) Total Number of Lots Existing: 5 Total Number of Lots Proposed: 1 Sewer District: City of Carlsbad Wastewater Division Water District: Carlsbad Municipal Water District School District: Carlsbad Unified School District Average Daily Traffic: (ADT) 126 Proposed Water Demand: 80 GPM Sewer Generation: 34 EDU Proposed Drainage discharge: 3.40 CFS Master Drainage Basin: Basin "A" THIS PROJECT SHALL CONFORM TO THE FOLLOWING CODES AND REGULATIONS: C.C.R. -CALIFORNIA CODE OF REGULATIONS TITLE 19 -PUBLIC SAFETY CODE TITLE 24 -CALIFORNIA BUILDING STANDARDS CODE 1. BUILDING CODE: 2022 CALIFORNIA ADMINISTRATIVE CODE (CAC), PART 1, TITLE 24, C.C.R. 2022 CALIFORNIA BUILDING CODE (CBC), PART 2, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL BUILDING CODE (IBC) 2. ELECTRICAL CODES: 2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, TITLE 24 C.C.R. BASED ON THE 2021 NATIONAL ELECTRICAL CODE (NEC) 3. MECHANICAL CODES: 2022 CALIFORNIA MECHANICAL CODE (CMC) PART 4, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM MECHANICAL CODE (UMC) 4. PLUMBING CODES: 2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM PLUMBING CODE (UPC) 5. FIRE CODE: 2022 CALIFORNIA FIRE CODE, PART 9, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL FIRE CODE (IFC) 2022 CALIFORNIA REFERENCED STANDARDS, PART 12, TITLE 24 C.C.R. TITLE 19 C.C.R., PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS. 6. NFPA: NFPA 13, 2016 EDITION FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 14 STANDPIPE 2016 EDITION NFPA 17A WET CHEMICAL SYSTEM 2016 EDITION NFPA 24 PRIVATE FIRE MAIN 2016 EDITION NFPA 72 NATIONAL FIRE ALARM 2016 EDITION NFPA 80 STANDARD FOR FIRE DOORS 2016 EDITION CODE ENFORCEMENT: CITY OF CARLSBAD, CALIFORNIA NOTE: ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THESE STANDARD AND ALL APPLICABLE LOCAL ORDINANCES. WHERE CODES CONFLICT, THE MORE RESTRICTIVE SHALL APPLY AS DETERMINED BY THE CODE ENFORCING AUTHORITY. R-15, RESIDENTIAL (8-15 DU/AC) MULTIPLE-FAMILY RESIDENTIAL (R-3) CMC 21.16 BEACH AREA OVERLAY (BAOZ) CMC 21.82 VACANT LAND / PROFESSIONAL CARE FACILITY PROFESSIONAL CARE -MEMORY CARE : 18 BEDS PROFESSIONAL CARE -LICENSED RESIDENTIAL PROFESSIONAL CARE BEDS : 22 BEDS FRONT: 20' SIDE INTERIOR 10% WIDTH @ FRONT SETBACK = 10'-0" SIDE CORNER = 10'-0" REAR: 2X INTERIOR SIDE SETBACK = 20' 3 STORIES IN SLOPING TOPOGRAPHY + BASEMENT 24'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR FLAT ROOF ATEAS 30'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR SLOPED ROOF AREAS WITH A MINIMUM 3:12 SLOPE ALLOWED LOT COVERAGE: 60% LOT AREA (CONSOLIDATED 5 PARCELS) :26,892.74 SF MAXIMUM LOT COVERAGE (60%)16,135.64 SF PROPOSED LOT COVERAGE 15,700.55 SF = 58.4% < 60% LANDSCAPE AREA 5,339.57 SF PERCENT OF SITE TO BE LANDSCAPE:19.86% R2.1 (MEMORY CARE) AND R2.1 (INDEPENDENT LIVING) S2 (SIBTERRANEAN ENCLOSED PARKING) TYPE VA *REFERENCE CIVIL AND LANDSCAPE DRAWINGS FOR SHEET INDEX BASEMENT 15,276 SF BASEMENT TOTAL:15,276 SF LEVEL 1 14,445 SF LEVEL 2 14,372 SF LEVEL 3 7,454 SF BUILDING TOTAL:36,271 SF PARKING EV CHARGING CAPABILITY COUNT EV CHARGING STATION 2 EV CHARGING READY 4 EV CHARGING CAPABLE 2 NONE 21 TOTAL PARKING STALLS: 29 CONSULTANTS MD address 1 address 2 address 3 541.840.5105 drew@mclemoredevelopment.com 541.840.3322 brian@mclemoredevelopment.comBrian McLemore Drew McLemore ###.###.#### www.company.com ###.###.#### name@company.com Climate Action plan (CAP) Compliance: a. Consistent with existing General Plan Land Use and Zoning Yes i.GHG Study required?No b. Energy Efficiency requirement:Yes c. Photovoltaic requirement Yes i. 40 KW-DC roof mounted ii. 0 KW-DC ground mounted iii. 40 KW-DC total project d. Electric Vehicle Charging requirement:Yes 8 EV CHARGERS: 2 EV CAPABLE ; 4 EV READY ; 2 EV INSTALLED e. Hot Water Heating requirements:Yes f. Traffoc demand management required:No TENTATIVE TRACT MAP C1.1 CD 2025 -0003 04-17-2025 :ll N n N 0 $ 0 ;::, ~ ' u g 8 ' ~ ~ X w ' ~ ui ~ n :,; / • ~ ' a % ~ '2 " a -;;, C ' " ~ C " ~ !:. " u £ :, 0 t 0 0 "' 0 g ~ ~ e 0 ~ " if; 0 0 ~ ~ n :,; g :,, -;, 0 " 0 $. ~ • SMH • ""--:::-------cl----411'. ----I ' .,,,.,. ---~ -~;;.,_, -S "' '.:,·~ --S -p ,RE.~8~~:-0~ ~ENC ~~AOtE:~ ~ G v,'l' <:, F EET s MONUM "/JT I E CAP PkER DWG 195-35~ L k {"-4 _r. / ~ .,\)·. " ASPH ' 'ii)-• _,,.../. ASPH ¾ 'J ~()·. Ci. CT 2022-0003/CUP 2022-0014/CDP 2022-0047 {DEV2022-0063) ASPH EX IST ING IMPR OVEMENTS --w w SMH _ _, -s"iils MR[O "lSl'°6929" <:,'\; • ~ ====--4==:::::::±t---t-~FAA;j[l-rr PER ROS 16521 " I • 61 ~ 'o ~o,-. 19 ma -IE ~<:, I SL O °' k °' ~<:, '\. ~. PROPERTY LI NE/RIGHT OF WAY. LINE. . .. , ... , ROW .llll P~ --- EXISTING LOT LINE ... , .. <:, • I , .,,. • r:, '\. ~ J,:~, 0 ~ I)· 'J EXISTING CENTER LINE. , , , , , , , , , .. , , , , , ?, ~'.:l"' "' "'/~ <:,I)·, + ,j • + + ~o,'o, + kO,·, + --1,.,.,... EXISTING CONTOUR • • • • • • • • • • • • ••• ,...-405___.. o <:, ,!r ./ _ EXISTING SPOT ELEVA TlON . . . . . . . . . . . . . . . . 405. 71 x -~~~. I OH if)OH H ~HE-""7'"\-fl . GUY,! ty !-, g GARF IELD STREET ~ " UTILITY POLE .,., •••••••• , ........ ,. • • -@-UP '-_ _....+--1----t-:=-cnN/52 I ~-• . · /. if 4 IRON PIP -~ LIGHT POST .••..• ,......................... ¢LP -,, '~ ', k ~~~isED "" .,,<:J. L..-l}-7/---~ (""~ --.------· ------coo-c ---------------□-R1~•-Y ----,aR-G ------,a-:G3=-4--o-=3.~o-3·=--w_-_1:::-6_6:::-.~-1-~,-• --~E-R-34-7~-□.-,~~-w.-Y -------'""-c ;----coo-c -~RRG--<s« -~';:•-1'.:VE~w~Av~==::t _1 __ ~~~~::{~~~Creox .• ••. ·:: .. •:::::.:::::: ~SL 7 ·">"> '-<:,''• _ - ---__ R/W=-------- ---1 ----R/W ---1-- -~ -"'--.., ELECTRIC LINE . . . . E---- . -,,-"' \1-1-~ _,,,.,-k _______________________ _, OVERHEAD ELEC TRI C/TELEPHONE ____ OH-/ ~ ....__,r-:7cr-:j::::::::._~ _,, v,ll·, AND CABLE LIN ES •••••••..••••••• , ,.,-( .. / '\ i§ ~<1,P '\. GAS ASSEMBLY ..... , . , ....... , . , ....... , . . □ GA .. 1/ \ Wo~ ") ~·• GAS LINE. .. . .. • .. .. ----G ,c I _;-/ <:, -kJ~'--f-++--0 r---~-<:,()· ---------------'J k I STORM DRAIN MANHOLE ••.•.•••••• , • • • • • • • • • • ~SDMH ,✓, . .,a·. sL I r-• _ kc,•. ko,•, ------~-------• STORM DRAIN LINE.... ----so ~p 52068 ,~-, ,....-1n, I _____________ 50 _ I WATER METER. ........... ,.,, ...... , .... ,.. IMJ WM \ I z _ k ____ _....-WATER VALVE .. , , . , .. , , , , , , . , .. , . , , , .. , .. , . © WV 1 so I o:-o,~ ,°'·• LOT 5 FIRE HYDRANT. .. .. . .. -0-FH 1/ / '--1---1 1 cn s------1r+ 4" E.s s <:, ~ • ------------------------: ~• WATER LINE. • .. .. • .. • .. .. .. .. .. • w I I 188-9 I ,<J· + _ 2_-0-S:::-1-44-0 8 -0 0 ' I SEWER MANHOLE. ........................ , . . ~ SMH /1 I cn -------✓,_....---------. • .=-=-=-=-=-=-=-:= -----SEWER CLEAN OUT.......................... 0 SCO -I ,_ • ____ r ----____ , k ____ ____ ___...,,.,11 I SEWER POINT OF: CONNECTION ..... , . , .••. , , . , , • G) POC I ,: ' °' ~J _, -,.....___ -, i '-:_ l GUY ----------------49 ~ • i ~ T SEWER LINE....... . ••••••••••••• , • s---- 49--jjJ---a, a ~ () ~ BOLLA RD ............................... , . . o SOL \5 l I t---.L.._ I • k k'l:i. 'l.i'.I ,'l:r • k'l:r , I l!i !:l j 1~·17 i i 8 ~ • ,,i/. I ---------------/1 CONCRETE.''' •• ''.''''''.''''''''' •• '''''. c::::J CONG I 3 =-----"' .,, I " I "' -------------------/ I CURB & GUITTR. ••• ' I " -~ is I ::: ---------------4B-LO T 11------------, • 1,1 DECIDUOUS TREE/PALM TREE. • ' ' •• ' •• ' ' •• ' ' ' 0 * a z <n I u I k' • TI E <C --.__-111---:;: 0 COMMUNICA ON LIN . , . . . . . . .. , .. , .... ----COM ---- ' ::;; , 0 15 I I ;'.'. • IRRIGATION UN[ .. . . . . . -----lRRlr---- 1 ; ~ z' I : 'o • ~·• 1'o I TELEPHONE LINE ....... , .. ,. .. ....... -•---•---•- o ::;; ~ I I 'f> ~-• , • ~-, k • I FOUND LEAD AND DISC STAMPED "LS 7432 ■ Cl °' I I "' ~-• w z 1.u "' '° • • <:, TIE ON CURB PER CR 34507. .. 1 ~ ~•J.-..---nl I z MA P ,1,-, FOUND 3/4" IRON PIPE WI TH DISC STAMPED ~ • I j l__.~~-~ I I , ________ 1 ________________ 1 ______ ~1~52_6~]~9~------i--"Ls 6287 PER ROS 18012 •••••• I 'o I w --.. ~ o.. I I 1 _....----------------47-FOU ND STREET SURVEY MONUMENT I\HH BRASS kl,·, , I + Z , • $;l I •"' DISC STAMPED "LS 6929" PER ROS 16521. ... --O: 18 ~ -,• ;,,. l : -...._y • V) ABB REV IATIONS • • (,>J <( I ,'o·, k 'o·. ., k -I _; I 'i,· ~ 0'o· • k'o·, ARCHITECT . . . . . , . . . • . . . "' I 1 ~ • '-)'J ASBESTOS CEMENT PIPE ........ . -I I I I .;f '\7.:;, "o, ASPHA LT u I t---f--------------------------.,. ;;; BACKFLOW PREVENTER, ARCH ACP/A.C. ASPH/AC BFP ~ /I l __ , 'b ;;-. § u, W I I I 46 " I ~ CITY OF CARLSBAD STANDARD DRAWING Ii W • I I I ~ g~~~~~~~ MUNICIPAL WATER DISTRICT •• , , • , •• , ' If<;\ CD I I ,: ~ EXISTING, 0 I-I '-• LOT 1 ~ FINISH SURFACE ... te'. ST i • I I °',· k'J·• k >jk . ~ GRADE BREAK. . . . . ..... . lo.. EN ASED SWR 1 1 k LO T 2 >ik LOT 3 k.,., • • LOT ~ HANDICA P RAMP .. I~ r;J -++ Ir------+--, I AP N: 203-144-04-00 i/)·. • • . ~ I INVERT ELEVATION, '. ''' ''.'.' •• ' 11; ., I \ -....,......-APN : 203-144-05-00 APN: 203-1 44-06-00 APN. 20-J-144-07-00 1 ~g~~N~~L~HLORIDE PIPE. )<C UJ ,k· I ----REINFORCED CONCRETE PIPE ... , ... , . , .... , o "• I I 45---------L ------------------l----------------45---1----__... SAN DIEGO REGIONAL STANDARD DRAWING. a.: ,: LI I I SEWER. ' ' ' . . ' ' ' ' :r: • O' is I I STORM DRAIN. . ............... , ..... . 5 '.,. 44,-__ , 4 LI 'J <:, STREET LIGHT, , .. , . , , . , .. , I I k kk I TOP OF CURB. . . . , . . .. , . . ~ ' ,• • I TOP OF GRADE. ~ ' ~~ TOP OF CURB. . . . . . . . , , I o. ~ 'J TYPICAL, . . . ''\ r;J 80' CCSD CMWD CONC EXIST/EX FS GB HCR IE pp PVC RCP SDRSD SWR SD SL TC SL TC TYP UT ctf I . I UJ ~ 'i 'J k·. UTILITY, ' ' ' ' ' ' ' • " I, ')· -f,;:li--j--}+---,;;:;:= I 1,t-, • ') • VAULT. • ••••• 81 • II • , I .POST ----~-• WATER. 11 . I POST. 'J? 44-------------L________ _______________ -__... ~ DI STRICT INFORM AT 10 N VLT WTR '!------. k • p ~ -I WATER DISTRIC T: CARLSBAD MUN ICIPAL WATER DISTR ICT 11 TP O r---~,-........ --..,1.1 • -----------~-I SEWER DISTR ICT: EN CINA WASTEWATER AUTHORITY • I \ I --------~ I SCHOOL DISTRICT: CARLSBAD UNI FIED SCHOOL DISTRICT r:Jf; 'o ,'\.· Ii, k k'\.· • II ~'\ AJ.: ~~ABNET . I '\ V Flo'\ ~ I , \<P. < ----43, _____ -----+1--------- 'I .'Y, 'J k"J· • TENTATIVE MAP I THI S IS A TEN TATIVE MAP TO CONSOLI DATE 5 LOTS INTO 1 LOT, H LABELED "LOT 1 ". , l ~~' k ---------------• ' "'o u', ,'\.·, r POR TION OF OCEAN ---~ --... q :I I I > ~ 'C,j> '\ b ~2~ l'2_ / ~ , 1 )PV RI~" PER MAP NO. 15639 ~1J , -r "' J ~ , "'§'"'";j _ (s) (SJ (s) ~-(s) 44, 1 1 NOTE i I I 1. STREE T CENTERLINE STATIONING SHOWING PER RECORD PLANS, y I 2. EXISTING ELEVATIONS ARE BASED ON AERIAL TOPOGRAPHY. d TOPOGRAP HY SOURCE / i ~ OHS--\·" \,' 5' TYPE B" INLET PER O 3: -OH 1=· ~ .,, . C0NC ~ -'r ,-,. ~ ~ _ __:!~L~.....s;, ~l!il.EJ---------•-r--Ct:::;::.-_ 1B'' ·-_ 0 -1--._ -·-!"'" _ =01--ilie =--cmr: --. .,,,. 0 -~ 111 + ?, 42.0BRIM ----·1 -----....;._ so O a:: OH[ - THE SOURCE OF TOPOGRAPHIC INFORMATION IS A SURVEY COMPLETED BY PHOTO GEODETIC CORPORATION ON APRIL 19, 2022 AND SUPPLEMENTAL FIELD SURVEY PERFORMED BY BWE ON APR IL 26, ~ / f en • o ._ -....::::._ ,r '" ----WMr 3: I --.,, OH ~ OH. , -WM"" rw WM i ,.,.,.,. .. •• ________ ~:3"41!"1 D~~c r:>,....---2 -13 ~__JIG__ I 2 ~ ,,., OCEAN STREET '§' "' r,ouND 3/4" 1Ro PIPE 7 PP ..,.-" ,· • --------~---39.261E OJT FO UND LEAD AND DISC -~-,:•· I I A-4 C/0 -in ,: Cll(j~ "'0~ lj'llH DISC SIAMP JD "LS 6287 -BE NCH MARK • ,I-" _:,._:___________ STAMPED "LS 7432 Tl " 'j!j ~ °' I I! PER D-9, 42.20RIM SDI H " o '..,15:;' 18" RCP STORM DRAIN DWG 432 3 ·..,15:;' 0, P.ER ROS 18012 . _f+--I CED ON CURB P~R 4507 . iii . '\'w I 38.951E IN _?":) --°' ->---~~ ---- ---~ ----ur-- - - --¥ "'--- - - -w-- - -• THE BENCH MARK USED FOR THIS MAP IS, PT. NO. 130, 2 1/2 2022. en ASPH ~ ------:Jl , ~ :lj I 38.781E OUT ½ • ' . BRASS DISC STAMPED "CLSB-130 LS 6215" IN THE SOUTHEAST GV ;.GV GV -b,aeee w _-+< __ ;to1t w w :Z w w 10" A.C. WATER MAlt:j w I w CORNER OF DRAINAGE BOX INLET AT THE END OF CURB RETURN IN ' w w w C3c--".r-, \ ~ I ,1 ASPH DWG. 188-9 w °' ._, THE NORTHEAST CORNER OF GRAND AVENUE AND WASHINGTON ' 'b O 42 . I ;\,· IQ 'l) _4j ASP iii"' STREET, 52 FEET WEST OF RAILROAD TRACKS AND 4D FEET NORTH OF ~ L \· • I , . ,, • 5 " 8 , SEWER MAIN PER 188 g I • •~ I ;\,~ k'l,· + ..,, '\. , ~ THE CENTER OF GRAND AVENUE PER R.O.S. 17271 s k s ~s s s e " o "-I -Ci_ k'" , --Ci. •'• • • "'~ ELEVATION 40.91 ' (NGVD29) _ 29+0.o I I Hi 8 s··-E.s.v.c.P. SEWER MAIN \ I ~o+oo I 8 I --I I I 31 +oo O -l -/ ~~ ~' / I I I I I I •1sHEETI CITY OF CARLSB AD 1s HEETs 1• I I I I I I I I 1 ENGINEERING DEPARTMENT 3 1---➔--+----------------+---r---➔---1----1 I PRELIMINARY GRADING PLANS / TENTATIVE TRACT MAP FRONT PORCH MEMORY CARE & INDEPENDENT LIVING 2710, 2720, 273D, & 2740 OCEAN STREET CARLSBAD, CA. 92008 13 \V E i-------+----+-------+------+-----i-------t--- 5 0 10 20 CIVIL•STRUCTURAL•SURVEY•PLANNING j I I I 9449BALBOAAVE,STE270 DATE j INITIAL DATE ! INITIAL DATE I INITIAL SCALE IN FE ET SANOIEGO,CA92123 6192995550 ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL EXISTING CONDI TI ONS PLAN 1 inch ~ 1 Q ft. BWE JOB NO. 13913USI.OO (0.8%) 5.0% 5.0 % M M 50 45 50 CHECK THEHEIGHT OF GUYWIRE MUSTMANTAIN 8'ABOVE SIDEWALK GARFIELD STREET DNDN DN DN DN DN Lot Coverage 15700.6 SF 58.4% PROJECT NUMBERDATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP C: \ _ R e v i t P r o j e c t s \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ C e n t r a l \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ p h o n g c . r v t 1/ 2 9 / 2 0 2 5 1 : 1 1 : 5 3 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 COVER SHEET A0.00 AM TEAM OWNER TEAM ARCHITECTURAL ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 PRINCIPAL PROJECT MANAGER JOB CAPTAIN 503.245.7100 www.ankrommoisan.com LANDSCAPE Land Concern address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 949.250.4822 pstevens@landconcern.comPhilip Stevens PROJECT MANAGER Name PROJECT ARCHITECT Name ###.###.#### https://landconcern.com/ ###.###.#### name@company.com INTERIORS ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 ###.###.#### name@company.com PRINCIPAL 503.977.5243 darlae@ankrommoisan.comDarla Esnard PROJECT MANAGER Name DESIGNER Name 503.245.7100 www.ankrommoisan.com ###.###.#### name@company.com STRUCTURAL DCI address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.400.1776 rslaybaugh@dci-engineers.comRyan Slaybaugh PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://www.dci-engineers.com/ ###.###.#### name@company.com CIVIL BWE address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.299.5550 x324 hmaytorena@bwesd.comHector Maytorena PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://bwesd.com/ ###.###.#### name@company.com PLUMBING McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 disaaks@mcparlane.comDoug Isaaks PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com OWNER FRONT PORCH 2855 Carlsbad Blvd. Carlsbad, CA 92008 ###.###.#### mmcmullin@frontporch.net Craig Sumner ###.###.#### csumner@frontporch.net Mary McMullin Paula Digerness 760.435.2321 www.frontporch.net 760.435.2321 pdigerness@frontporch.net OWNERS REPRESENTATIVE ARCH LTD 300 Knightsbridge Parkway, Suite 340 Lincolnshire, Illinois 60069 ###.###.#### anoriega@archltd.com ###.###.#### fmuraca@archltd.comFrank Muraca Alexis Noriega Justin Sager ###.###.#### www.company.com ###.###.#### jsager@archltd.com MECHANICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 cjackson@mcparlane.comChris Jacson PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com ELECTRICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name PROJECT ENGINEER Mayra Diaz ###.###.#### https://mcparlane.com/ 858.351.4090 mdiaz@mcparlane.com SURVEY address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name ###.###.#### www.company.com REVISION DATE REASON FOR ISSUE CARLSBAD BY THE SEA SUMMER HOUSE 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad, CA 92008 PROPERTY LOCATION VICINITY MAP AERIAL PERSPECTIVE SHEET INDEX NUMBER SHEET NAME SD SET A0.00 COVER SHEET ■ A1.00 OVERALL SITE PLAN ■ A1.01 SITE PLAN ■ A1.02 FLS PLAN ■ A2.00 BASEMENT FLOOR PLAN ■ A2.01 LEVEL 1 FLOOR PLAN ■ A2.02 LEVEL 2 FLOOR PLAN ■ A2.03 LEVEL 3 FLOOR PLAN ■ A2.04 ROOF PLAN ■ A3.01 BUILDING ELEVATIONS ■ A3.02 BUILDING ELEVATIONS ■ A5.01 BUILDING SECTIONS ■ A5.02 BUILDING SECTIONS ■ A6.01 CONCEPTUAL RENDERINGS ■ The project proposes the consolidation of 5 adjacent parcels for the development of a multilevel building. The new building (+/-36,000 SF) in the consolidated lot (+/-26,892 SF) is proposed as a "Non-ambulatory Professional Services" use facility that will be operated under the same license as the adjacent Carlsbard By the Sea Retirement community. The proposed building will consist of the following: Basement Level: Parking will be located in the basement level with a total of 29 Vehicular Parking Spaces Level 1 (Ocean Street Grade Level): 18 Memory Care Beds Level 2 (Garfield Street Grade Level): 14 Licensed Residential Professional Care Beds in 7 Units. Level 3 (Upper Level with Roof Terrace): 8 Licensed Residential Professional Care Beds in 4 Units. Project Data Project Description Governing Codes Project Address Assesor Parcel Numbers Legal Description Application Types Submitted: Climate Action Plan (CAP) Compliance: General Plan Land Use: Zone Overlay Zone Existing / Proposed Use Number of Beds Setbacks Number of Stories Height Lot Coverage Occupancy Type of Construction Floor Area Parking 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad CA 92008 2031440400; 2031440500; 2031440600; 2031440700; 2031440800 Real property in the City of Carlsbad, County of San Diego, State of California, described as follows: LOTS 1,2,3,4 AND 5 OF CARLSBAD TRACT NO. 04-22, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15639, FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 7, 2007, AS MAY HAVE BEEN AMENDED BY THAT CERTIFICATE OF CORRECTION RECORDED ON OCTOBER 20, 2008 AS INSTRUMENT NO. 2008-0545070 OF OFFICIAL RECORDS. APN: 203-144-04-00 (Affects Lot 1), 203-144-05-00 (Affects Lot 2), 203-144-06-00 (Affects Lot 3), 203-144-07-00 (Affects Lot 4) AND 203-144-08-00 (Affects Lot 5) Carlsbad Tract (CT) Coastal Development Permit (CDP) Conditional Use Permit (CUP) Total Number of Lots Existing: 5 Total Number of Lots Proposed: 1 Sewer District: City of Carlsbad Wastewater Division Water District: Carlsbad Municipal Water District School District: Carlsbad Unified School District Average Daily Traffic: (ADT) 126 Proposed Water Demand: 80 GPM Sewer Generation: 34 EDU Proposed Drainage discharge: 3.40 CFS Master Drainage Basin: Basin "A" THIS PROJECT SHALL CONFORM TO THE FOLLOWING CODES AND REGULATIONS: C.C.R. -CALIFORNIA CODE OF REGULATIONS TITLE 19 -PUBLIC SAFETY CODE TITLE 24 -CALIFORNIA BUILDING STANDARDS CODE 1. BUILDING CODE: 2022 CALIFORNIA ADMINISTRATIVE CODE (CAC), PART 1, TITLE 24, C.C.R. 2022 CALIFORNIA BUILDING CODE (CBC), PART 2, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL BUILDING CODE (IBC) 2. ELECTRICAL CODES: 2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, TITLE 24 C.C.R. BASED ON THE 2021 NATIONAL ELECTRICAL CODE (NEC) 3. MECHANICAL CODES: 2022 CALIFORNIA MECHANICAL CODE (CMC) PART 4, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM MECHANICAL CODE (UMC) 4. PLUMBING CODES: 2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM PLUMBING CODE (UPC) 5. FIRE CODE: 2022 CALIFORNIA FIRE CODE, PART 9, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL FIRE CODE (IFC) 2022 CALIFORNIA REFERENCED STANDARDS, PART 12, TITLE 24 C.C.R. TITLE 19 C.C.R., PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS. 6. NFPA: NFPA 13, 2016 EDITION FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 14 STANDPIPE 2016 EDITION NFPA 17A WET CHEMICAL SYSTEM 2016 EDITION NFPA 24 PRIVATE FIRE MAIN 2016 EDITION NFPA 72 NATIONAL FIRE ALARM 2016 EDITION NFPA 80 STANDARD FOR FIRE DOORS 2016 EDITION CODE ENFORCEMENT: CITY OF CARLSBAD, CALIFORNIA NOTE: ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THESE STANDARD AND ALL APPLICABLE LOCAL ORDINANCES. WHERE CODES CONFLICT, THE MORE RESTRICTIVE SHALL APPLY AS DETERMINED BY THE CODE ENFORCING AUTHORITY. R-15, RESIDENTIAL (8-15 DU/AC) MULTIPLE-FAMILY RESIDENTIAL (R-3) CMC 21.16 BEACH AREA OVERLAY (BAOZ) CMC 21.82 VACANT LAND / PROFESSIONAL CARE FACILITY PROFESSIONAL CARE -MEMORY CARE : 18 BEDS PROFESSIONAL CARE -LICENSED RESIDENTIAL PROFESSIONAL CARE BEDS : 22 BEDS FRONT: 20' SIDE INTERIOR 10% WIDTH @ FRONT SETBACK = 10'-0" SIDE CORNER = 10'-0" REAR: 2X INTERIOR SIDE SETBACK = 20' 3 STORIES IN SLOPING TOPOGRAPHY + BASEMENT 24'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR FLAT ROOF ATEAS 30'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR SLOPED ROOF AREAS WITH A MINIMUM 3:12 SLOPE ALLOWED LOT COVERAGE: 60% LOT AREA (CONSOLIDATED 5 PARCELS) :26,892.74 SF MAXIMUM LOT COVERAGE (60%)16,135.64 SF PROPOSED LOT COVERAGE 15,700.55 SF = 58.4% < 60% LANDSCAPE AREA 5,339.57 SF PERCENT OF SITE TO BE LANDSCAPE:19.86% R2.1 (MEMORY CARE) AND R2.1 (INDEPENDENT LIVING) S2 (SIBTERRANEAN ENCLOSED PARKING) TYPE VA *REFERENCE CIVIL AND LANDSCAPE DRAWINGS FOR SHEET INDEX BASEMENT 15,276 SF BASEMENT TOTAL:15,276 SF LEVEL 1 14,445 SF LEVEL 2 14,372 SF LEVEL 3 7,454 SF BUILDING TOTAL:36,271 SF PARKING EV CHARGING CAPABILITY COUNT EV CHARGING STATION 2 EV CHARGING READY 4 EV CHARGING CAPABLE 2 NONE 21 TOTAL PARKING STALLS: 29 CONSULTANTS MD address 1 address 2 address 3 541.840.5105 drew@mclemoredevelopment.com 541.840.3322 brian@mclemoredevelopment.comBrian McLemore Drew McLemore ###.###.#### www.company.com ###.###.#### name@company.com Climate Action plan (CAP) Compliance: a. Consistent with existing General Plan Land Use and Zoning Yes i.GHG Study required?No b. Energy Efficiency requirement:Yes c. Photovoltaic requirement Yes i. 40 KW-DC roof mounted ii. 0 KW-DC ground mounted iii. 40 KW-DC total project d. Electric Vehicle Charging requirement:Yes 8 EV CHARGERS: 2 EV CAPABLE ; 4 EV READY ; 2 EV INSTALLED e. Hot Water Heating requirements:Yes f. Traffoc demand management required:No PRELIMARY GRADING PLAN C1.2 CD 2025 -0003 04-17-2025 ~ ~ " -~ N 0 N :;, " ~ 0 f ~ a i1e ~ ' -"" "" " P~R 18B-9 0~ C()NCI E CAP P,ER DWG 195-Jzfi! ASPH NOTES :co2025-0003/CT 2022-0003/CUP 2022-0014/CDP 2022-0047 (D EV2022-0063) GRADING QUANTITIES NT. I ':l I 1-1 _;;> .-:::: 0 I CJ I w .~.• CRADIT:c:Q?i) "-I ~/- \.'I 0~ <:v .,'l,·. 8 ~/ 1. SEE ARCHITECTURAL PLANS FOR: o) BASEMENT FLOOR PLAN T OTAL DISTURBED AREA MAPPING NOTES EA RTHWORK QUANTITIES SHOWN AR E (D CONSTRUCT 6" CURB & GU TTER PER SDRSD G-02 APPROXIMATE AND FOR CONDI TION AL USE (D CONSTRUC T CONCRETE SIDEWALK PER SDRSD G-07 J, ':) ':)'l,·. " a "' w "' z GARF IELD ~ STREE T b) FIRS T FLOOR PLAN [N EAR OCEAN ST. LEVEL] TOTAL SITE DISTURBED AREA= 0.62 ACRES /\ FIVE EX LOT LI NES TO BE MERGED L..1.'-ONE PER FUTURE PARCEL MAP c --, INTO ,,.. PERM ITTING PURPOSES ONLY. ACTUAL r,.. / ~ 2.00)TC 51.50)FS GUY 0. + c) SECOND FLOOR PLAN [NEAR GARFIELD ST. LEVE L] I; ,=,,,-,.= ()·"· / .,()·. I 73 2 71 'l __l_so.soTc/ T7r53 55l,-@) j1/50.00FL LIM ITS OF 'b ~'l·+ "> ~"'·· ~'2F3J71 \ 4g.39TC QUANTITI ES MAY VARY WITH SHRINKAGE, 0_,, CONSTRUC T SHOR ING WALL PER SHORI NG DESIGNER W CONSTRUCTION 48.89FS 49.33TC LOSSES DUE TO CLEARING OPERATIONS, PLANS 48.83FS REMOVAL & RECOMPAC TION, TRENCH ING, © CONSTRUC T MAX 3FT HIGH GRAVITY RE TAINING WALL PER SDRSD C-09 ,:;j,J:[-;,=v;-,,_··T OUN DATION EXCAVATION, ETC.. TYPE -B. SEE ARCH PLANS FOR DECORATIVE FENCING DETAILS ABOVE , 17 43 CO NTRACTOR SHALL VERIFY EXACT RETAINING WALL. TW ELEVA TION IS THE HEIGHT OF RETAIN ING WALL PLUS QUANTITIES PRIOR TO BIDDING. FREEBOARD " ' ':) 51.26TC ,c;<l~C"'J<:.,..;A;;,~i/_,,,,/;;;:,.SO -""" IMPROVEMENT .,;;..;::. .. . . -. 51.68.T\V ',.1:";;'JJ.V'"'-. • .,; ~in';~~/ GRADED AREA 26,893 [SF] @ AREA DRAIN AT GROUND LEVEL . 3,~~i,: :::£:~~~6:ssw ,,_, •• -llff. . . · • • ·. · .. ·'-""': . . s cur QUANTITIES 9,640 [CYD] @CONSTRUCT CONCRETE DRIVEWAY TO BASEMENT PARK ING . SEE DRIVEWAY <j'-· + 50.76FL :ms~ -~~E~~~~~~;,v1 "') ~ ®---T ·••··1~: · "-'.,., > ' : J~v,;w~v· ·• .~,e .o. • so.53FS -. :-""0 ~5032Fs 3-4'' lR lc9 1 • '-'toNc 51 .1 7FS I · . ...: . •: . •. · . · ·.: .. \-· . ... 5 . , . • ·• ,. , . "·--l -·-<~ 1• . • ••. c .·· .~ , 49.49TG 5 • . •. 49.37F ~ -30 ·.· • PROFILE CL PROFI LE ON SHEET 3 ~so.03FS· •. •. ·"' • :46.93IE . 49 .90TW ._. 1 ." ,..: ·.• . • 72 • 0 FILL QUANTITIES 20 [CYD] ,, ,!L=R/W-_-=..dl , , • , , ... G B -. ~ • .~ -1=--.. · ···'5'i50.23TG· • .:.... :-:-, ~. ·-J:1~~ . ~i ~ .. · w2,;::: ..:1 .. ·~_,,;.fl·~~-.~-hI-~_~w 51 45TG 's'~··.· • • .••• ... '.51.57TG.(§)~2 -j~ :· 1~51_~10FS ~ •. •. • • • •• •• • .. •.····.~.4_7001E· •. • • •. ·.->·.· .. ~··.:,_\;..v . 1 .. <'y ·._' ....... ,.•· .. •. •. ••• ... ·,.. ·•,..:.• ... ···.~1 14FS '., ~ci N ." 2 1 ·~. •. ··_'_' •• •· ...... ~5033TG-';· .•••...• 23 ...... • ..... ' f ·0 '. ·••• · ••• 44 58IE ,\2,/ 22 ,..,_,46 OOIE . · • • • • .. • <0 · co • . • ·, .50.88FS . • . • • • . . • • • • . . • • . , • . m _ l "-51 g • •• '' ~ •• • • • • • ;i 51 23TG · ' ·•• ~ '•5 92IE '. • • • • • ' • -·. ·7,;v~ ·· 1 1 ... • · • •••. ••• •. ••• ,jl;,,."ff_::a;: ::~=.~'.9s':l · . . .. •.:Pc··. 8·· ·51.24i-45381E 5 ........... s~Pvc·· ...... • .. " • .. •· .......... • ".'s,;;,~j? •.• ... ·.'.•:.9 8 • ~--b'-• . • . • . ... .•• : •• • . so ·· • . ~·iiii·cis~v~•• • .. • . • • ";;.~3, ~~~ . ~•. T'_. i<erTJ~ . :. --,• -~· -· • ~ ·, '.'. r ~ • -~~ •. . . ~ ; ., _ , _51.58TG . ."Li! . •. .• . ,· .. :·:·· .54. 51.43RIM .• •'. ••• . 51.49FS -51.43FS "•_' ... •_',','.'.•. •• ··". . . .''1 ~~~ . • .•• .. ·•1g45.371E 5 ·:;;'J'+ (50.56FS) • • ... • • 44.B~IE ··1~· , . , .. _ ,.. ·1·· ...... ·· ·· · ·· · "' ..... ·~SD'. · ·· (50 66 Fs) • • • • • : • • • • o • ~ ~~~~t'•r,B ••• • •• • •• 22 ~ii.~;f. PRIVATE N . • • •. • l :~E~~~~.~~t:.·· .. :; ~!~~:~~RD_--~~~· ~·.5 1.46Fs·. µ.· ·•· .. ··~~~.-~~'.i· •. • •.. :-.·.:·.:·.:· .. :·~·· .. • ... : .. :·:43:~·3~~ ~ i Bs:::~D ~: •• •. •• s,-----+-+s .... . ,.. >"'"' • ,_,,~ _ "" f :· ·II l '--...., _ ll'.ei,-0 •• • ·47 ·soFG·.'.' ,.~.57%1• "/ -~·. ~-STEP I 1 J·O~ •.. • • . ; ""-....._· • • ~ •.. ROOF OVERH~G 5 .. HIGH 1 ( . 2 43.83FG "'"'"' ,- • .; , "I O=.iootL -- 51.61FS~'3'=' 51.65FS FF 51.67 2ND FLOOR 4383T~r \ 42.70IE 27 43.83F 11 ==rf=43.82T~@l 42.11IE l:.43.83FG 111 2ND FLOOR FF 51 .67 -~~=·-R/w=-.~=· · . 49.58FS.-·: .. : . • ·,..__, [ ] (j)STRIPE (MARK ING 36 ON CENTER MAX.) DROP -OFF ADA ACCESS AREA ."'<.'<., • • • . • .~. ,. • • , • • ·' . • · • .,.,-=i, , , EXPORT 9 620 CYD • .. 50.0lFG • • • •. • • • •. • .• • • •. •.• 7.00BW . •.• .. ·.· ... ·· :·· ,-...,~ ' @ CONSTRUCT CONCRETE RAMP · • • • • • • . • • •. · • • • . ·' 49 33FS THIS PROJEC T PROPOSED TO EXPORT ® :.:-:::--51 41TG 5 • ..•• 51.40iG . • • . . (48.79FG9,620 CUBIC YARDS OF MA TERIAL FROM 9 CONSTRUC T ADA HANDRA ILS -45•54IE ... ·· · .. 46 .86IE 5_. •.•. .. ·• ~ 49 23TG/LP THIS SITE. ALL EXPOR T MATERIAL SHALL @) CONSTRUC T CONCRETE STEPS PER ARCH PLANS :----PRIVATE ,;.;_~· • "; ..,..:o • .. . ~,7-BBIE@ BE DISC HARGED TO A LEGAL DISPOSAL @CONSTRUCT 6 .. CURB PER SDRSD G-01 • .. BACKYARD . ... . . . . ~~-1-.j 11 , SITE . si 56~ci::=j• .. : • ~ FRON T YARD ' " 5o.o4Tw CONSTRUCTION NOTES @CONSTRUC T 12"x12" CA TCH BASIN AT PATIO/DECK LE VEL. SEE PLUMBING • : . . •..• ~. SETBACK .• 49.52FS _____________ PLANS FOR CONTINUATION • •.. • · 8" PVC ~ -41 • • '-•' ••.• ....<'"'.'" •• • • • • • §t @) ROOF DRAIN DAYLIGH TS TO @) STORM DRA IN CLEA N OUT AT DECK LEVEL ~.• • •· •-:-""-+::::-:""'.~ BIOFILTRA TION BASIN PER PLUM BING PLANS @ PERFORA TED SUBDRAI N AT EDI T LE VEL l,._;_..;.;.;_.;;_.;._-,rlL,.J._.,'71S;T~,._;_!;=:;=:i.~ -,~,--'l';L, @ SEWER POC 5' OUTSIDE OF BU ILDING.@)INSTALL SEWER CLEAN OUT PER CCSD S-6, AND S-7 FLOOR ··4i.22FS CONT. PER PLUMBING PLANS @REMOVE AND REP LACE EX AC PAVEMENT FF41.33 , DS "" ' I @ WATER POC 5' OUTSID E OF BUILDING. ., ,, ~ .. ~~~iiiM~f·"'.':''.°'. ""··ti 50.21T~ CONT. PER PLUMBING PLANS @CONSTRUC T CURB RAMP TYPE A PER SDRSD G-27 WITH FLUSH • IP> 30 MIL----J PLASTIC LINER l...-"7!1·: • I • • .. · · ., •. · · ,-+.if'.-: 22 ~ :a G ; ~ 2§ 41--41 ;: : I~. J • .. ·. ·~T'fF'.·) . 4 •. ••. 1; ~~Ti-27 ~ t); ~ ~ ~ i'-<g'---'-:4704TG ·_'.' • .'. 43.83FG I:'§:!~~;'; , I ~ 11 1 ,'b·. LOT 1 111 0, ~·. BU ILDING WALL PER ARCH PLANS 41 .26TG_..,fC.3i5ZJ'.!>117< •.• .: : 36.851E\2J , TR ANSI TI ON 40.49IE-~,c~-:;V:"' .-• . ·.e l • Qc..1 k'\. @) FIRE SERVICE POC 5 OUTSIDE OF '18' CONSTRUCT CONCRETE DRIVEWAY PER SDRSD G-14B AND CCSD GS-12 . . .. . . . 83 EXI( BU ILDING. CONT. PER PLUMBING \!.'V :24)ROOF OVER ~,· :·.6.' ·.-': ·II ··· .□t. -; , PLANS @)BIKE PA RKING AREA PER ARCH PLANS 1, .. ·•· ·f©1 .. " .. 44. L'.IE~·-. :... -'l!i~illl,r47.soFG ~ 6 !;lo~ ~b• _.. . •. , ~-~ ~ QJCI::'. UU LOCATIO N TO BE DE TERMINED BY CONTRACTOR AT CD LEVEL ===::::J 1--------------1 TRASH ·. ~· •• • • • . . f h_' @IRRIGA TION '20' INSTALL 4' FENCE ON 2• STONE VENEER BASE PER ARCH PLANS ENCLOSU RE · ... ~ 50.16 TG 59, .;..:;;,111 · n k '\. ~ • • '" 1 ( 46.74FG)@) SU MP PUMP CONT. PER PLUMBING @CONSTRUCT CANOPY PER ARCH PLANS ' ~ ~ HOSE ~ TI -, •• s.o•·."' ·.·.·.·.·.~49. !!Ji!!!!f!! s~~~~ -le 35" WIDE---.."' I 144.58iE • .• 49.67TW •• •. •. 43.s3FG -~ i o § ROOF LIN I SIDEWALK ~ 1',,V""II) .;§a ... • ·.46.67BW. • • .1'-'-IJ--43•90TG h7-. ::, z ~ 48----, 0 ,.00, 0 • . .. UNDERDRAIN --s I <.> ".', • • •. • .. • .. -~E .@ -I J. -I< -- .• ~·· ,'-'"' . J ..... PER ,,; . I . . . -43.83FG ~----~ 31.33FS IN P ~--. . _.. .. .SEE 'AR.C H -;, '\. PLANS h7-. ::.!\ @ DOWN SPOUT CO NNECTS TO @ PLANTER AREA PER LANDSCAPING PLANS ~ STORM DR AIN SYSTEM @CONS TRUCT 2' HIGH GRAVI TY RE TAI NING WALL PER SDRSD C-09 TYPE -A (46.62FG ) ~ @ TRASH ENCLOSURE IN SECO ND LEVEL PER CCSD GS -16 WITH PICK UP ON '-.. GS-5.04 1 s ;;l .. ~ _ •.. . b . . . , . . . . . ~ I, ROUTING OF DRA INAGE I . ..·-• ... • • .•. PLANS TREE ~ -! I 2 0%_48 ·. •. • •,<~ 1/. ·:. ·.-. .'. 1; ~;Tt@ • :'\~ PROPOSED THRE E STORY ~ + FROM Pui;R TiE:::AJ~ 31176Fs : : • I < WELL#1..-7 11 26 o. ,.......... "-47.50FG ~. BUILDING W/ BAS EMEN T PLUMBING P~AN, 1-.. i? :'.. ,), <0.L---ihlt· «i ~· • . • "1111~~"'-, , STORM DRAI N_,., -• .~", + • I . _. "'~ I .-r-·•.4a.6!iTw··.·. 43•33FG4379TG27,_ _____ -I ~------SOLAR BASEMENT FF =31.33 ---........1i soLAR -----t-i----CLEANOUTFOR :3•2% .3 :· .. -' ... •·i • Cl I " I ._. ; ' ~W• • •. 742.94IE -4 PANELS -PANELS BASEM ENT LEVEL I : : .: • .• ., • ... • -14 o· · • · • • ..._____,_,.. · • ·· ·•· W ~st5 I ... -.. ~?c::· 47 ~•5 s·25TG 43.83FG ·: • • .. :-c,<& \,,•"' :::, -z I . .I · : . . 43.72IE ~+,ilf,---... . ." ·"'. 2 -I.·. •. I .· 48 .43TW ~ • • -31.33FS • • : .. · ,. • ~ . • • z ~ :,1s I : ··• • .. • 1: •. 45.4_~BW. • .. •. ~Ji~liii 43.83FG 43. ~9TG•,';;";,~------' , 'o· 1~--,....-------~ ,-..-~~ .__; --'-.;,1:5%-j-J.:..--' - W «1~-c-,11 · •• .• • • •• -• •• • • 'I • f~--;;;;; 27 " ' ' • 31.76FS • _'/ ' > [5 w I .. · l • .. 45. 7.0F.G .• •. •. L 42. 731E ..._ • . GB 32. lOFS' 1 111 ~~ ~ 1 I ·· ·;i, •. · .. 47 .s7Fd... 43.83FG·--------------;2--------------;-2----------------~~v<o~-------------2~---~g~~INPGuB~ ~~A:M~G~1 -----1 • 1 m ..., o. I 4 l;:.,.:.47.8◊-TW •. •. ', ====BUI LDING WALL ®---....,.. ~0.8TG " @-....,,. PER SEP ARATE ~~' •• . . •· .• ,· I I;; ~ I I . 8r'-_-::44.80BW<..; •. •. -"'---45.SOFG PER ARCH PLANS ---------46~60.STG 9.61E ~60.8TG --60.8TG 28 PLUMBING PLAN • • • _._ •"-- (.) • • I • •• ' f ••• •• ' ~5.06TG~·1:+~A~~-:-;--;;::;:;:--------=---------;&='8~5~9::· 7'.!IIE~_::~'""iid~=--==-~-h:: 8 ~s~9~.8~1E~tl-------J_;'. 5 ; 9 ·~ 8 : I E~:-\-:=--==--==-=--==-=;==-=--==.------t-~:::--::::--:---:;rf:__t ff~~~===i=f73~.=337 W v 5 "' • • ' • • 5 43 1 IE • • ~ .. i; · .. ·•.\;:~~2~_·.· .. \f·····.·· .. •·.• .. ·.1,45.soFG - --t ':) ---~60.STG r---..J1---- -- ----, -1 ~~6R~c 17 1, .·• ,. ••• ...... ••.•• •. 0~~1·• .. . : 1 :· .. :5<;,2:2F~·-.. :~ .• _._. .. 43.79TG 59.s,E® ~ 1 ,/. 1 ,.,.... DRAIN ~•-. 1 i :; 8 PVC k . I.__,:...._46.46TW· .... "'. •. •. 42.38IE@ 60.8TG,-;;;;-, ~':l+ 41.25FS ~41.31FS ~O.STG '['--@ I ,,,., .. ,·:· • .. 35 ~- SUBDRAIN r ·.~45....::__ 45.92FS • •. . -.,1 ,---=-------~ 59.61E® I r-,,,IT, .... ---1-........ ...,1-,-........ ""!"-f'.-r\"i1 59.61E STORM DRAIN ~ • • PIP E I Ir .. • ... • 1 .. • .. 43.46Bw·.. / • 1 ..c.. PLANTER •. • _. . .. PLAN TER I SU MP PUMP .,...... J . . ,. . s~s.3% I II. .•. I •. • •• • .. • •••. i!li!l~'ii!.. _43.,B3FG ---------I .. 1• 41.30FS/TG --. .I • .-41.31 Fs ------1------1----~ /' "-+~UNDERGROUND 2- 1 I . 2 ' •• ·.' •. •• •• 10 45----------1-~~~ ..• , .. ,.,!9.J.;\~ •. '"' 1.28FS . _L FF41 .33 SO.BTG~ ~ PARK ING / ,-35 s l · 6 .j ••• • '. •. 45.96FG, • . SIDE YARD I 41 ZZFh · •~.~i;i;~!jj•~,::• ~~~ . •. I AT 1ST FLOOR 59•4iE 12 ROOF ACCESS ~ ~'l,·. I . 5 { • ·_' ••44.JlFS _'. I SETBACK ii"'"',_ (.'. ;1• •. "">'«½~ 41 ZSFS/LP__. :\---OVERHANG RA~P ~.-'--c-- 0 .20% /, f·" .. f---, - ---F-Wc,c ---J CANOPY • c:~sa~~'· • .37 . sc I t .~ ... ·. . .. :. ·. . SOLAR ") ::, u z o.. o RC "] ('?!'""' 25TG • 1• . :· ••• .-..•..• •· ... ·"·"'· ...• I PAN ELS k 0:::,000.. PERA H .... ••• 41. I ·• ._.. (43.81FS), -, ·) ·.: • .. •. ·.·.VI,·.·.·"' •. !S • '.4.2%· • ~ • 8: gc ~ i!j ii ~· PLA NS·.·. l. • . W,V,j';;/, 40.19IE SOLAR I 60 STG @ SOLAR •• •.• (43 73FS) , [ 44 ~:..:~: CJ .,"· ... • "'v,"' z ..., ~ • SOLAR I . •I·· .... • •. ••. 21 PANELS 59 3IE v@ PANELS I/IJ...:L~=--'-:~ft 38 "'-,,---~ · I 1• ... •'43.191E-IN • 4495TG,.-.:-, w 0 '.:,~-< '28'60.8 TG PANELS ··( . 1. • 13 -'"· I I •••• EC ~,.S~IE.:.O~T ·,,,--:• BMP4;221E\.V ~3 i g~ ~59.61E i "> ··.t ..••. ~ •-✓01/"Jll1~~§a~~~i~I 41.1 6TG 5 HANDkA,LS ~OT TO BUILDI NG WALL IIIIL ...L. /' ••.... ·•• • •• . 1·:. 5 • 45.86RIM ·oi.1"'"'~ 41.31FS 5 40.22IE ._. .-. • .. .;--,,;:1m l :=r::;;t;~:it::Jlf' • • WELL#2 1 I .. . . ..... ·••• . .' ~ • ·'' llS'.·. ··s , •'.' .4).5.BIE . . .u 44.28FG -w'eJ! .... 8·-----7 I .1 I ~58.9IE I r -sECOND-FLOOR-43.06TG·~ , , •. l~ASEME.NT ::,"··J· ... " ... --·' 22 5 BEND . ,. .. • ,. • . .. • 43 66 TG □ 50 o '-' .....___ .. I 41 SSFS . I (s'l 8 x8 SOIL I /· . . . 7 .. 41.16IE .•.• ••••. ••.•.• ..• •.•.•.••• • @ ~ z '0' I •• • SP I ROOF BALCONY J:'.'._40.15IE __ AREA • " .. ,.·. _.· 40 ..... . 5✓,;,, \ •. • ·.,\ .. 45.36TW .. • •. • .o. ~·44IE ss.rnE , ~ I 41.57FS -~---1--=ovERHANGJ I -11-\---la---= 'SP"ou T ·, ,..c.; ·.·~ • L·, · .. · .53A55r.. l e. .. :·· . .l .i.~.}6B Wt·.·. . MP#4 33 ,..: 1 1 _ • • SP OUT -1, :...J, "-.JL___\fSJ \>•J • •. 43 ~~ .. :. . ...,..5 OORIM .. , . ,. • • . . . .. , . . . • 41.60FS ~ "' \ BACK FLOW I PREVENTER 4:171E-IN. ·.-':-. 41•2•6FS • • .41.49 . 1• .· ,··•, ,., . 20 ~~~.,. ._. .';". " • ,. 2 ._. □ I GB • , ' " • •• • '" • ' /". . • . o:: I •=,;,;..~:'.I. , ,',-;'.:::,;:='!(;36. 1.00IE-OUT ·' ,': .,,"' . . . . (J .55IE 19 +~ ~ 3.48RIM .. · w I-,-:1 · . . '.11\1.. . __ .22 'i . : .: t{1--;-, • • • •••• ' • ·, 'L!: . . : If) • • • • • •l() -., 42. 70R(M'{36 39.88IE 42.70FS ....J,•11,,-r-1· '22' .:;:-...... ,.;.i,._._,_ 41 "'l~~GB "' :a ' 5 43.21TG , .•• ·~ e-RE~~CUAN~~;~tN:~~B:N:i 1 I ·1 I "' I }0. 9 38IE 12" PVC °' i:)l • . • PERF. 12· PVC ·:==i .. soc, • .. 11~ 39 •• 571E ;i54'J4T32RIM --·--39.70IE · ... ·· 39.671E 42.06FS ., · · 1 PERF. 8" f'VC - I~ •,41.27RI • 39.95IE . ,,.v. ,1r 1 ' ·+• •. •. • • •. •. . . _. ~TIU TY CON TRA.CT,21L ~. • • • • ·, • BMP#1~3 · • • • • ~: . . • . , 44 20R ... ' .•. 43.51 FS,. , , V .. . , _,, . . ' h_ '-, GARFIELD STREET R--'47.60TW @) PRO TECT EX EPB AND LIGHT POST, BASE AND FOOTI NG. ADJUST AS 2.1 OFS ~ NEEDED TO FINISH GRADE LIMITS OF IMPROVEMEN T ") @ CONSTRUCT 20'x18'x4' SOIL DEP TH TREE WE LL PER GS-1.02 •· ~ • @ AREA DRAIN AT FIRE ESCAPE '\. I @ AREA DRAIN AT DECK LEVEL. SEE PLUMB ING PLANS FOR CONTIN UATION GARAGE NOTE: ~9 PROTECT EX CURB & GU TTER THE GARAGE WILL DRAI N TO @) LONGITUDINAL STAINLESS STEEL ADA GRATE PER MANUFACTURER PUBLI C SEWER SYS TEM VIA RECOMMENDA TIONS SEWAGE EJEC TOR PUMP AS SHOWN /.,\ ON PLUMBING PLANS AN D DETAILS '2); CONNEC T TO EX STORM DRAIN WILL BE PROVIDED AT CD LEVEL. @ INSTALL 12" TRENCH DRA IN 7{ 'b .">· + @ MODULAR WETLAND RAISED ABOVE GROUND @ MODULAR WETLAND AT GROU ND Q§} INSTALL 36"x36 " CATCH BASIN WITH A SOLI D LID Q§) INSTALL PERMEABLE PAYERS OR PERVIOUS CONCRETE @) CONNECT NEW 6" SEWER LATERAL TO EX 8" SEWER MAIN PER CCSD S-7 @ LONGITUDINAL DUCTILE IRON TRAFFIC RA TED GRATE PER MAN UFACTURER RECOMM ENDA TI ONS @ EQUIPMEN T AREA (ON ROOF) SCREE NED FROM STREET PER ARCH PLA NS @ INSTALL BFP PER CMWD W-6 SIZE PER PLAN @ INSTALL DETECTABLE WARN ING TILES PER SDRSD SDG-130 @ INSTALL 8" ABOVE GRO UND DOUB LE CHECK VALVE DETECTOR ASSEMBLY 111TH FIRE DEPARTMENT CONNEC TION (FDC) PER CMWD W-9 11 J..><-' 10' @ INSTALL 2" WATER METER PER CMWD W-4 4~ . SIDE YARD SETBACK 3 I @ INSTALL 1" WA TER METER PER CM WD W-3 @ INSTALL THRUST BLOCK PER CMWD W-1 9, W-19A @) CONNEC T NEW 8'" FIRE WATER TO EX 10" A.C . WATER WITH 10"x10"x8" TEE @WET TAP NEW 2" WA TER LATERAL TO EX 6" A.C.P. WA TER LINE @) REMOVE AND REP LACE EX PAYERS IN KIND AS NEEDED @WET TAP NEW 1" IRRI GATION SERVICE TO 6" A.GP. EX WATER MAIN @) INSTALL TREE WELL SEE DETAIL B/2 CONSTRUC T PER ARCH PLANS @) SAWCUT LIN E @) STORM DRA IN CLEANOUT FOR GROUND LEVEL @) MATCH EX ELEVATION ~-~ ~ • fb0=3.40CFS ·; N. . • 42.16 TC'"\l 4 . . •.. s ·· .15 .•"41.66FL~ • •. • .. 2D •. •. •. • •.• •. • • S ). • ., • 4114RIM • •• • •• · . ·. 42.21TGI: • 42.11FS .·~ ,;.<U)· '. ...•• ~ 4? A.. 7 ~ . .. _:_ _ _,_ .. BFS. •. •. •. •. · • ••••• "(l . . . . . . , • . • • ,,,., .. , ·41.53IE-IN . -:--8" PVC •. • .• • •• 45.01T 143 4_0£'S Y.li. :(44.0lF @) INSTALL ELECTRICAL BOX/TRANSFORMER PER ELEC TRICAL PLANS @) PRO TECT EX FIRE HYDRANT --;;; I ---0, _ ---4V.4 JLL ):,.4"":;,l r,f-rr:,.,,.-''-- l J-----r OHth , _ _ ~ .J I--J---4:,------o ~ 22.s· BEND -~ ~. _l! 'b 39.48IE '-.::::. .. t 42.08RIM ___ POC -t, ·-· ~ I --------,,_ ~:3'41E I 39.341E :r -----1 39.26IE T > Cl c • " • .@" I GV w £ ASPH .GV GV, 05) c;g: =::::> L PROTECT EX CURS. INLET 'Cjli) --• I.[')...:,.___:,__-··:;0,1 : ' " :bmi<lli .... -~r . . ·. ~lee ~ .. ·f ,..:._ 7 :z® ,..: QH~ ~ _:': _ c..S ~ S~Er MAIN PER 0 .. v 8 E.S.V.C.P. SEWER MAIN ~ ,-------~ DWG. 188-9. 193-1 1 ~ 1 s _______ s _ 1ii:.""+ ____ s--~----l s __ _ ~ UTILITY NOTES 0 -J 1. c 0 ,:: ~ "' ,: THE LOCATIO NS OF UND ERGROUND UTILITIES SHOWN HEREON ARE BASED ON VISUAL OBSERVATION OF ABOVE STRUCTURES, MARK-OUTS AND REVIEW OF RECORD DRAWINGS. THE DEPICTE D LOCATIONS, SIZES AND TYPES OF UNDERGROUND UTILI TIES/STR UCTURES MAY VARY FROM TH E RECORD DRAWINGS AND/OR ACTUAL AS-BUil T LOCATIONS. ADDITIONA L BU RIED UTILITIES/STR UCTURES MAY BE ENCOUNTERED. NO EXCAVA TIONS WERE MADE TO LOCATE BUR IED UTILI TI ES/STRUCTURES. ml 2. BWE MAKES NO CLAIM AS TO THE ACCURACY OF UNDERGROUND ~ UTILITIES SHOWN HEREON. THE USER OF THIS DRAWING SHALL CONDUCT INDEPENDENT PHYSICAL INSPECTION OF EACH UNDERGROUND UTILITY PRIOR TO EXCAVA TION OR CONSTRUCTION . / ~ !JI 3. ALL MANHOLE AND HANDHOLE COVERS IN CIRCU LATION PATHS ALONG ~ WALKWAYS AND SIDEWALKS MUST COMP LY WITH 118-302.3 AND £ 118-303.2 FOR LEVEL CHANGES AND OPEN INGS IN THE DIREC TION OF -:: TRAVEL. " PROPERTY LINE/RIGHT-OF-WAY, CEN TER LIN£ ... AC PAVEM ENT GR IND & OVERLAY. CONCRETE PAVEM ENT . PA YERS .. SOIL DEPTH TREE WELL. NEW CATCH BASIN SIZE PE R PLAN . NEW AREA DRAI N . NEW SEWER/STORM DR AIN CLEANOU T. RE TAINING WALL. . FENCE/SCREEN WALL . . ........ . -R/W---·li'.-- ---<t----- 1~1i11111111~11111i111111~11~1~~\ll\\\~ll\\\\j ' • ~ V772/777Z:J OO!ID @ 0 111111111 = STORM DRAIN. FIRE WATER SERVICE . DOMESTIC WATER DOUBLE CH ECK BACKFLOW WITH FDC ...... . MODULAR WETLAND PER DETAIL A/3 • THRUST BLOCK . WA TER METER ... BACKFLOW PREN TER . 12" TRENCH DRA IN• SHORIN G WALL AC PAVEM ENT -W- E 8] ,.. 00 El I I I I I I I I 11111 111 1111 111 I~ '. ·u) PERMEABLE PAYERS . LI MITS OF IMPROVEMENT . . PERFORATED PIPE SHORING LI NE , . WHEEL STOP. LONGITUDINAL GRATE 6" SEWER· • IRRIGATION 5 0 ---_,_ -......i----◄o II 1111 I 11111 ii I III IIII IIIIII11 s,---- ----,RR 70 SCALE IN FEE T 1 inch = 10 ft. 3. 08RI t,t.,-'--"'f 43. 0.121 E(54) •. • .• 40. 'O'C ' • • ' ", ...:1 I J ·' .. ~ii.~ ·_i ~~-: ,;. i ?f'E-)'~ W'~ 'in' @) 12"X12" CATCH BASIN CO NNECTED TO SEWER I< • @) PRO TECT EX SIDEWALK. CUR B AND GUTTER COMMUN ICATION CABINET TO BE RE LOC ATED BY DRY UTILI TY CONTRACTOR @ REMOVE EX CONCRETE DRIVEWAY OH @) REMOVE PORTION OF EX SIDEWALK TO THE NE AR EST JOINT ~@ REMOVE CO NCRETE CURB ANO GU TTER TO THE NEAREST JOINT @ PRO TECT EX BUILDING ,,,, -@PROTECT EX IRRIGATION ..------w------@PROTECT EX OVERHEAD ELECTRIC , @ REMOVE EX WTR METER BOX AND WTR LI NE TO THE WTR MAIN. TRENCH <,/ PER CMWD W-2 ~ ' ,,__..===~"•====-=-=@) PRO TECT EX POWER POLE AND GUY WIRE @) REMOVE EX SWR LATERAL TO SWR MA IN . TRENCH PER CCSO S-5 ~/ -s-------@coRE 4" HOLES AT FINISHED GRADE ELEVATI ON TO ALLOW STORM WATER RU NOFF TO FLOW THRO UGH WALL ~~ ~' 1-----+---+--------------+----,f------,f----+------.I ~ c 1rNr!NE~:;NG ~b~~~N~AD I SH~ETS I / 13 \V E 1-------+---+--------+-----+-------+------+---- 2 0 CIVIL• STRUCTURAL •SURVEY• PLANNING 9449 BALBOA AVE. STE 270 OA1E INITI AL DA1E INITIAL DA1E INITIAL SAN DIEGO, CA 92123 619.299.5550 BWE JOB NO . 13913US1.00 ENGINEER OF WORK REVISION DESCR IPTI ON Q1JjER APPROVAL CITY APPROVAL PRELIMINARY GRADING PLANS FOR: FRONT PORCH MEMORY CARE & INDEPENDENT LIVING 2710, 2720, 2730, & 2740 OCEAN STREET CARLSBAD,CA.92008 PRELI MINARY GRADING PLAN (0.8%) 5.0% 5.0 % M M 50 45 50 CHECK THEHEIGHT OF GUYWIRE MUSTMANTAIN 8'ABOVE SIDEWALK GARFIELD STREET DNDN DN DN DN DN Lot Coverage 15700.6 SF 58.4% PROJECT NUMBERDATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP C: \ _ R e v i t P r o j e c t s \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ C e n t r a l \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ p h o n g c . r v t 1/ 2 9 / 2 0 2 5 1 : 1 1 : 5 3 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 COVER SHEET A0.00 AM TEAM OWNER TEAM ARCHITECTURAL ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 PRINCIPAL PROJECT MANAGER JOB CAPTAIN 503.245.7100 www.ankrommoisan.com LANDSCAPE Land Concern address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 949.250.4822 pstevens@landconcern.comPhilip Stevens PROJECT MANAGER Name PROJECT ARCHITECT Name ###.###.#### https://landconcern.com/ ###.###.#### name@company.com INTERIORS ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 ###.###.#### name@company.com PRINCIPAL 503.977.5243 darlae@ankrommoisan.comDarla Esnard PROJECT MANAGER Name DESIGNER Name 503.245.7100 www.ankrommoisan.com ###.###.#### name@company.com STRUCTURAL DCI address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.400.1776 rslaybaugh@dci-engineers.comRyan Slaybaugh PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://www.dci-engineers.com/ ###.###.#### name@company.com CIVIL BWE address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.299.5550 x324 hmaytorena@bwesd.comHector Maytorena PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://bwesd.com/ ###.###.#### name@company.com PLUMBING McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 disaaks@mcparlane.comDoug Isaaks PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com OWNER FRONT PORCH 2855 Carlsbad Blvd. Carlsbad, CA 92008 ###.###.#### mmcmullin@frontporch.net Craig Sumner ###.###.#### csumner@frontporch.net Mary McMullin Paula Digerness 760.435.2321 www.frontporch.net 760.435.2321 pdigerness@frontporch.net OWNERS REPRESENTATIVE ARCH LTD 300 Knightsbridge Parkway, Suite 340 Lincolnshire, Illinois 60069 ###.###.#### anoriega@archltd.com ###.###.#### fmuraca@archltd.comFrank Muraca Alexis Noriega Justin Sager ###.###.#### www.company.com ###.###.#### jsager@archltd.com MECHANICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 cjackson@mcparlane.comChris Jacson PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com ELECTRICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name PROJECT ENGINEER Mayra Diaz ###.###.#### https://mcparlane.com/ 858.351.4090 mdiaz@mcparlane.com SURVEY address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name ###.###.#### www.company.com REVISION DATE REASON FOR ISSUE CARLSBAD BY THE SEA SUMMER HOUSE 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad, CA 92008 PROPERTY LOCATION VICINITY MAP AERIAL PERSPECTIVE SHEET INDEX NUMBER SHEET NAME SD SET A0.00 COVER SHEET ■ A1.00 OVERALL SITE PLAN ■ A1.01 SITE PLAN ■ A1.02 FLS PLAN ■ A2.00 BASEMENT FLOOR PLAN ■ A2.01 LEVEL 1 FLOOR PLAN ■ A2.02 LEVEL 2 FLOOR PLAN ■ A2.03 LEVEL 3 FLOOR PLAN ■ A2.04 ROOF PLAN ■ A3.01 BUILDING ELEVATIONS ■ A3.02 BUILDING ELEVATIONS ■ A5.01 BUILDING SECTIONS ■ A5.02 BUILDING SECTIONS ■ A6.01 CONCEPTUAL RENDERINGS ■ The project proposes the consolidation of 5 adjacent parcels for the development of a multilevel building. The new building (+/-36,000 SF) in the consolidated lot (+/-26,892 SF) is proposed as a "Non-ambulatory Professional Services" use facility that will be operated under the same license as the adjacent Carlsbard By the Sea Retirement community. The proposed building will consist of the following: Basement Level: Parking will be located in the basement level with a total of 29 Vehicular Parking Spaces Level 1 (Ocean Street Grade Level): 18 Memory Care Beds Level 2 (Garfield Street Grade Level): 14 Licensed Residential Professional Care Beds in 7 Units. Level 3 (Upper Level with Roof Terrace): 8 Licensed Residential Professional Care Beds in 4 Units. Project Data Project Description Governing Codes Project Address Assesor Parcel Numbers Legal Description Application Types Submitted: Climate Action Plan (CAP) Compliance: General Plan Land Use: Zone Overlay Zone Existing / Proposed Use Number of Beds Setbacks Number of Stories Height Lot Coverage Occupancy Type of Construction Floor Area Parking 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad CA 92008 2031440400; 2031440500; 2031440600; 2031440700; 2031440800 Real property in the City of Carlsbad, County of San Diego, State of California, described as follows: LOTS 1,2,3,4 AND 5 OF CARLSBAD TRACT NO. 04-22, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15639, FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 7, 2007, AS MAY HAVE BEEN AMENDED BY THAT CERTIFICATE OF CORRECTION RECORDED ON OCTOBER 20, 2008 AS INSTRUMENT NO. 2008-0545070 OF OFFICIAL RECORDS. APN: 203-144-04-00 (Affects Lot 1), 203-144-05-00 (Affects Lot 2), 203-144-06-00 (Affects Lot 3), 203-144-07-00 (Affects Lot 4) AND 203-144-08-00 (Affects Lot 5) Carlsbad Tract (CT) Coastal Development Permit (CDP) Conditional Use Permit (CUP) Total Number of Lots Existing: 5 Total Number of Lots Proposed: 1 Sewer District: City of Carlsbad Wastewater Division Water District: Carlsbad Municipal Water District School District: Carlsbad Unified School District Average Daily Traffic: (ADT) 126 Proposed Water Demand: 80 GPM Sewer Generation: 34 EDU Proposed Drainage discharge: 3.40 CFS Master Drainage Basin: Basin "A" THIS PROJECT SHALL CONFORM TO THE FOLLOWING CODES AND REGULATIONS: C.C.R. -CALIFORNIA CODE OF REGULATIONS TITLE 19 -PUBLIC SAFETY CODE TITLE 24 -CALIFORNIA BUILDING STANDARDS CODE 1. BUILDING CODE: 2022 CALIFORNIA ADMINISTRATIVE CODE (CAC), PART 1, TITLE 24, C.C.R. 2022 CALIFORNIA BUILDING CODE (CBC), PART 2, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL BUILDING CODE (IBC) 2. ELECTRICAL CODES: 2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, TITLE 24 C.C.R. BASED ON THE 2021 NATIONAL ELECTRICAL CODE (NEC) 3. MECHANICAL CODES: 2022 CALIFORNIA MECHANICAL CODE (CMC) PART 4, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM MECHANICAL CODE (UMC) 4. PLUMBING CODES: 2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM PLUMBING CODE (UPC) 5. FIRE CODE: 2022 CALIFORNIA FIRE CODE, PART 9, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL FIRE CODE (IFC) 2022 CALIFORNIA REFERENCED STANDARDS, PART 12, TITLE 24 C.C.R. TITLE 19 C.C.R., PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS. 6. NFPA: NFPA 13, 2016 EDITION FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 14 STANDPIPE 2016 EDITION NFPA 17A WET CHEMICAL SYSTEM 2016 EDITION NFPA 24 PRIVATE FIRE MAIN 2016 EDITION NFPA 72 NATIONAL FIRE ALARM 2016 EDITION NFPA 80 STANDARD FOR FIRE DOORS 2016 EDITION CODE ENFORCEMENT: CITY OF CARLSBAD, CALIFORNIA NOTE: ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THESE STANDARD AND ALL APPLICABLE LOCAL ORDINANCES. WHERE CODES CONFLICT, THE MORE RESTRICTIVE SHALL APPLY AS DETERMINED BY THE CODE ENFORCING AUTHORITY. R-15, RESIDENTIAL (8-15 DU/AC) MULTIPLE-FAMILY RESIDENTIAL (R-3) CMC 21.16 BEACH AREA OVERLAY (BAOZ) CMC 21.82 VACANT LAND / PROFESSIONAL CARE FACILITY PROFESSIONAL CARE -MEMORY CARE : 18 BEDS PROFESSIONAL CARE -LICENSED RESIDENTIAL PROFESSIONAL CARE BEDS : 22 BEDS FRONT: 20' SIDE INTERIOR 10% WIDTH @ FRONT SETBACK = 10'-0" SIDE CORNER = 10'-0" REAR: 2X INTERIOR SIDE SETBACK = 20' 3 STORIES IN SLOPING TOPOGRAPHY + BASEMENT 24'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR FLAT ROOF ATEAS 30'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR SLOPED ROOF AREAS WITH A MINIMUM 3:12 SLOPE ALLOWED LOT COVERAGE: 60% LOT AREA (CONSOLIDATED 5 PARCELS) :26,892.74 SF MAXIMUM LOT COVERAGE (60%)16,135.64 SF PROPOSED LOT COVERAGE 15,700.55 SF = 58.4% < 60% LANDSCAPE AREA 5,339.57 SF PERCENT OF SITE TO BE LANDSCAPE:19.86% R2.1 (MEMORY CARE) AND R2.1 (INDEPENDENT LIVING) S2 (SIBTERRANEAN ENCLOSED PARKING) TYPE VA *REFERENCE CIVIL AND LANDSCAPE DRAWINGS FOR SHEET INDEX BASEMENT 15,276 SF BASEMENT TOTAL:15,276 SF LEVEL 1 14,445 SF LEVEL 2 14,372 SF LEVEL 3 7,454 SF BUILDING TOTAL:36,271 SF PARKING EV CHARGING CAPABILITY COUNT EV CHARGING STATION 2 EV CHARGING READY 4 EV CHARGING CAPABLE 2 NONE 21 TOTAL PARKING STALLS: 29 CONSULTANTS MD address 1 address 2 address 3 541.840.5105 drew@mclemoredevelopment.com 541.840.3322 brian@mclemoredevelopment.comBrian McLemore Drew McLemore ###.###.#### www.company.com ###.###.#### name@company.com Climate Action plan (CAP) Compliance: a. Consistent with existing General Plan Land Use and Zoning Yes i.GHG Study required?No b. Energy Efficiency requirement:Yes c. Photovoltaic requirement Yes i. 40 KW-DC roof mounted ii. 0 KW-DC ground mounted iii. 40 KW-DC total project d. Electric Vehicle Charging requirement:Yes 8 EV CHARGERS: 2 EV CAPABLE ; 4 EV READY ; 2 EV INSTALLED e. Hot Water Heating requirements:Yes f. Traffoc demand management required:No PRELIMARY GRADING PLAN C1.3 CD 2025 -0003 04-17-2025 ~ N ~ -8 N ~ 0 f u i 0 ' "" ;,: m n ,;; ii' 0 ' 1, .l! ~· ~ 0 / ~· ·~ " -0 " " !l. • u E 1, 0 " 8 "' o ' E • " e <i' 0 a "' 0 a "' ~ n ~ n s :a n .,,-, !l i , ~! " I- (/) EX R/W 4- 25' • 1 · 20' TO 25' IN PLACES I I I I 5' 20' 14±' EX CURB & SITE VGUTTER WHERE I OCCURS VARIES VARIES -8-'))-~v::-i<-e--v:;;,s ~,,.. ·~ " ' .. ' .... "'"' . ........ ~: .. EX CROSS/ GUTTER WHERE OCCURS \STREET PARKING ' OCEAN STREET TYE'ICAL_SE_CTION NTS PROPOSED SCREEN WALL ( 4' HEDGE OVER 2' VENEER BASE) 6±. CONCRETE DRIVEWAY /PARKING WHERE OCCURS .... EX R/W ' 1 J EXISTING BUILD ING WHERE OCCURS I I- (/) 0 _J EX R f 14_5•~------25.5' I 5.5' , 20' I lslDEWALK /SHRUB WHERE OCCURS k:EX CURB & f~~g;:p;1 ,,,.,.,., [ g~~r,';-fs WH~AERIES APE ,... . .-- WHERE '' OCCURS STREET PARKING <i. EX R/W 25.5' 14.5'7 20' 5.5' SIDEWALK I I SITE VARIES i-s· 7 . _ PARALLEL7 ==v-1,,~-1===mcA~YN~,D~S~"~~'-;;=-tE STREE T PARKI NG \ EX CURB & EX CROSS GU TTER WHERE GU TTER WHERE OCCURS OCCURS BEECH AVE TYPICAL SECTION NTS 7D-- - - ---6D- CT 2022-0003/CUP 2022-00 14/CDP 2022-0047 {DEV2022-0063)I R w R/W EX WA LL\ - : I 60' : I: 30' ,7 30' 25' 5' 25' SI TE 18' I PARKING I 5' PERP. EX SHRUB, -~ M\~?.</2. I }<s. EX CURB 7EX AC PAVEM ENT/ EX 8" WATER} \=:':,~AND SCA PE ~PARALLEL ~~R~DiW~b~TER STREET TO REMAIN PAR KING QARFIELD STREET TYPICAL_SEC.IIQN NTS -. ' -70 -~ ' 91 .6' TOTAL RAM P LENGTH ' S-fA:-1'0-+ 116-c5o F VI ELEV: 43 .-56 -'-- --- •· --€0 . tve:--1-G,e • - 'o -,i\ (/) PVI-STA: 10+f ?.0: LL 'ICJ lL -t:,, ~111-ELE\':.J 13° ,N . l'\.;l .51 "-1---t.--G~----,:;--. z <( w u 0 REMOVE AND REPLACE EX AC PAVEM ENT PROPOSED SCREEN WALL ( 4' HEDGE OVER 2' VENEER BASE) w LL 0::: <( l'.) 5D--a -C- DWY SDWK :;:::: 7.00' ~ 4.50' -t ~T:muc' cVG'4B.0.- G VJ -CG VJ I 0 0 --50 N "' N --------- R/YV PROPOSED SIDEWA LK CONCRETE DROP OFF 4.0' MAX. / ;-,-PROPOSED / BU ILD ING / / / / ,rPROPOSED / WALKWAY / -41 .33FS PROPOSED BUI LD ING ESCAPE WELL 10' -BUFFER FROM----f'.I._ UNDERGROUND 3/ STRUCnJRE PLANTED AREA "/,~\\):(\' R, / CONCRETE SIDEWALK, CURB & GUTTER REMOVE AND REPLACE EX AC PAVEMENT PROPOSED {\_LANDSCAPE -:-,r-?/:..:_i_ 4.0' MAX. ........__ PROPOSED ,.;'.: / STORM DRAIN PATENTED PERIMETER C/L VOID AR EA OUTLET PI PE ~/l WE TLAND BED SEE NOTES ' ! ' ' ' ' ' ' ' 4D-,,_-----:--=-. ..,. -\. · v+0·1-iL -42.8 o::l'L ,_ L 1-Q+QG,-O~ A"2-::9,. ...... 3~ 10+00 --- 1-9. z ------------ --"' - DRIVEWAY CL CROSS SECTION SCALE 'F O> -"' -- -- ; 11 Joo 15.05' CUT -- ' v J .G-;:r / ::::-=.3:1:~s=EC' - --40 - ,:-30 11 +20 PROPOSED DROP OFF '7. .;__7 / / / / WHERE INFILTRATION IS NOT RECOMMENDED PER GEOTECHN ICAL REPORT /~TEMPORARY CU T PER GEOTECHNICAL ;a, < I t:::rfi' "\._'II~~~ ~ :' ' _., : ' T HORIZ: 1'=10" VERT: 1'=1 O" AREA PROPOSED 6" CURB AND GUTTER W/ LONGITUDINAL DUCTI LE IRON TRAFFIC RA TED GRATE w ::> z w > <( PROPOSED 8' SIDEWALK I u w w m EX AC -----.. PAVEMENT 4" EX ACP~J WATER MAIN 6" EX ACP WATER MAIN 1- (/) z <( w g CONCRETE SIDEWALK PROPOSED DRIVEWA Y PROPOSED CURB & GUTTE R REMOVE AND REPLACE EX AC PAVEMENT 4.0' MAX. SECTION C-C SCALE HORIZ: 1'=10" VERT: 1'=10" ' ' 'z_ ,0 ' / / / 31.33FF \ tl // ~----------.I\,;---------/ SECTION A-A SCALE HORIZ: 1'=10" VERT: 1'=1 O" PROPOSED SCREEN WALL ( 4' HEDGE OVER 2' VENEER BASE, PROPOSED SHORING WALL AS NEEDED T PROPOSED BU ILDING PLANTED AREA .;,\\/,<\.:;:;.-);-\\\½\' EX CURB & GUTo/ PROPOSED 4.0' STORM MAX. DRAIN R/W 45.50FG ~\:.-<~' ~'>'. • ·;-;,-_:~\\,~~ ~"\X1/,~\)..:, \X ' ;.,--\ ,,\Y-...A /\\>\ ' ' 7. '7 'i_ ' PROPOSED STORM DRAIN PROPOSED BUILDING 10'-BUFFER FROM UNDERGROUND STRUCTURE WHERE INFILTRATION IS NOT RECOMMENDED PER GEOTECHNICAL REPORT -------- SECTION B-B SCALE HORIZ: 1'=10" VERT: 1' = 1 O" PROPOSED--, ROOF OVER COVERED TRASH ENCLOSURE DUMPSTER ~ I ENGIN EER'S RECOMMENDATION TO CONSTRUCT UNDERGROUND STRUCTURE. ADD SHORING WA LL IF NEEDED. 1: 1 SLOPES NOT TO EXCEED 10 VERTICAL WI THOUT GEOTECHNICAL ENGINEER'S CONSULTATION. PR OPOSED-~ SHORING WALL (MAX 6' LIKELY PER PLANNER) PROPOSED UNDERGROUND PARK ING/ACCESS RAMP 33.19FS .--.-•,·..:a·,'-"•,. r ;!,~ 46.35 FG PER PLAN EXISTING BU ILDI NG _, " u VERTICAL MANIFOLD / --n-CARTRIDGE UNDERDRAIN I E"'']f d !'-PRE -FILTE R DRAIN DOWN LINEJ INLET PIP E SEE NOTES PLAN VIEW ' ' ' n ... < I ' >-. I ' ' '. -'·rm"· <I . _ _,J b 6" .~ -'_:a"--, I 5' -0" LEFT END VI EW BIOF IL TRATION VEGETATION/ WHERE REQUIRED~. PLAN ESTABLISHMENT MEDIA, ~~/L N -..._ - C/L I I- (/) 0 _J ~ a:, I ~ - 0 I i i "'- i IE IN ,HATCH "' l, 'r-r-=-,11VI '=II' I ..c..>r "' I ,,., FLOW CONTROL RISER -..,. ... j j ~I L4•_:o•: I IE OU T 6" "' i--!=="s ·-o· ELEVATION VI EW INS TALLATION NOTES 1 -;r " RIGH T END VIEW PR ETREATMENT /DISCHARGE 1. CO NTR ACTOR TO PROVIDE LABOR, EQUIPMEN T, MA TE RIALS AND INCIDENTALS REQUIRED TO OFFLOAD AND INSTALL TH E SYSTEM AND APPURTENANCES IN ACCORDANCE WITH TH IS DRAWINGS AND THE MANUFACTURER'S SPECIFICATIONS, UNLESS OTH ERWISE STATED IN MANU FAC TURE R'S CO NTRACT. 2. UN IT MUST BE INSTALLED ON LEVEL BASE. MANU FA CTURER RECO MM ENDS A MINIMUM 6" LEVEL ROCK BASE UNLESS SPECIFIE D BY TH E PROJECT ENGINEER. CON TRACTOR IS RESPONSIBLE TO VERIFY PROJEC T ENGINEERS RECOMMENDED BASE SPECIFICATIONS. 3. ALL PIPES MUST BE FLUSH WITH INSIDE SURF ACE OF CONCRE TE. (P IPES CANNOT INTRUDE BEYOND FLUSH). INVERT OF OUTFLOW PIPE MUST BE FLUSH WITH DISCHARGE CHAMBER FLOOR. ALL GAPS AROUND PIPE SHALL BE SEALED WATER TIGHT WITH A NON -SHRI NK GROUT PRE MANUFACTURER'S STAN DARD CO NNECTION DE TAIL AN D SHALL MEE T OR EXCEED REGION AL PIPE CONNECTION STAN DARDS. 4. CONTRACTOR TO SUPPLY AND INSTALL ALL EXTERNAL CONNECTING PIPES . 5. CONTRACTOR RESPONS IBLE FOR INSTALLATION OF ALL RISERS, MANHOLES, AND HATCHES. CONTRACTOR TO GROUT ALL MANHOLES AND HATCHES TO MATCH FINISH SURF ACE UNLESS SPECIF IED OTHERWISE. 6. DRIP OR SPRAY IRRI GATION REQUI RED ON ALL UNITS WITH VEGETATION. GENERAL NOTES DRAINS TO CB CONNECTED TO SEWER PROPOSED SCREEN WALL ( 4' HEDGE OVER 2' VENEER BASE) w LL 0::: <( l'.) 1 MANUFACTURER TD PROVIDE ALL MATER IALS UNLESS OTHERWISE NOTED. 2. ALL DIMENSIONS, ELEVATIONS SPECIFI CATIONS AND CAPACITIES ARE SUBJECT TO CHANGE. FOR PROJECT SPECIFIC DRAWINGS DETAILI NG EXACT DIMENSIONS, WEIGHTS AND ACCESSOR IES PLEASE CONTACT MANUFACTURER. DUMPSTER , PROPOSED CONG LAN DING R/W PROPOSED 6" CURB AND GUTTER LONGITUDINAL STAINLESS STEEL ADA GRATE PER MANUFACTURER RECOMMENDATIONS §MODULAR WETLAND SYSTEM STANDARD DE TAIL NTS PROPOSED----J COVERED TRASH ENCLOSURE ~::,-v..-;: ... ~,~4'~,£'·~~,~;,.;&d_i---51 .67FS r c.L,,,,{1\:4\' "~~=~~P~~~D F~~~~ [ ...........•... ,, .... , .... ,, ..... , .. -,L,•.-•,• , ............. ~ •. ,. ,_,.,,.,_., S'MIN .. , .... . .:",~-,~;-:,..· •• ;~ • t ''t ''"·•'I", ·-.. • •.• -· ..... , • •• \•'· ..... .--:•·:,.-\ ...... ·~-··.•;-. ,,_ 1.D.E ALK,·~; .. ~:.,.:,►::,.k•,- 30 ~;~~.i-~ i;/ !X" .. :.~·-··:<:;~~'.~;~ !·:-~>~·~,!;.~; =-:--:~~'.:.'. ~.:~:.'.:~.~.;-•,:<;:; :~~~:t\;½;::~~-~-~:iJ~'.;!:~;:;1-~.~k)l~·~ PLASTIC LINER',,~~ .. -~~:~~ .. ,., ••• ~-;,..L·. •:L",:t.•·,-11;, •• · ., ~~·.:.::!~~.ib.f';-'•j·.~°'.:,···33/•;..~-',.·~:,-'.-:7/·,1(:,°t'.,1 ~:<~~\•~\) ~,: ::: .• .. •" •,• •~•••••~ \•,.,. •· _. • A''• :,,."'-1-.t; ;r •.~\':::,:,::•::.-\;:•:•::~•]•. •'/\ .,:-:.:,,~-\ '";j \ -:'\~::•,, ~•-• :•,i :t,'; ~!.,-.t• ~1'i~ ".I';~-: ... -~;• .. •~~=~~;t':,:t';,: .. ,:: :.\r, •;,• • ·~·•... ~, •• • .. ···r'"'-,1 '"' .... , .. ,,,. .. ,, ,. c-.~ ... ·.:-r:.:Z;' 1~ ,7. ; ;ROO C01'fTr;vL,_;:::.>-::~,-.•/~.?:. --i. ~ ,.L·,:t1~,_:;._~, ;,,, '"' 1'~"0 ARRIER . ::;.~·,;~,.•~'.•/:. ,·,1 .., r '"'fl• , .. ICJ.~ •~-~ 'f:' ._,,1 '••> C•' ~••'•' • A ~ ~~•t.\.t . :•1·::::.i.i~,:-.:.~~i·~:'1r;~;~:~:-.-\~ts.:f /,:::t3~;/ ::,' IJ1 ." -:{.:,.!.•:..:.;:,,t. :.•': ,: t ~=Y~. ,;.-;.,-:., .. "".~ :-·. ~:...~!'1-i;Y:~•,'"'t " ~ "I ,•,,;,",1:,.'•' • ,,:,""_., .. ,;;_ •• _l~_:;1,,,!,~~o_._~,.,_,.-... •~~'l,~ .• ~t!~;;:..:.:~ ~. ..'.,_·:.INER P(NETRATION:,,.i;,"O.: ~ :·.t.~-:1 to ~~·: \":,>~p~· pi;;~~q~ .. ,!:'.~~~i"~.;·~t :i ',,,,,_.,. ~· ':": ;.~; ." • :,_ !,.:; ~ .. .-: -.':~::..·"~ •, ,G[.;,;.,,,~-·~•:•'t:,,'· .... , -:-,:• . • :,.··~·-'"'· ••• ,, ........... "):I" .... ~, ''l() •' ·: .. ,~ .. , : •• , ~., ... ~: ;~ i-,' .~ 1: ~.;--·~~ ','•~:•::;. '~-::.!~:, ... < • ·~:' ''\' •• ·-' • •' •• • • ---~1--• ...... •1 ·•1 » .,;.~·,;..~•·: ... ,.1:. .. , , • ~-· ~-::,.~::o.i:·:t-·:.:··:~,_ -;, 8 MIN -~_.;.: ";.•!>,, 'il .:"i" • ,..•:::..::~•~ -~\. ;·.:·,:/~ . .._:.:~,:.:.,,1" .. -:-: ~.:..;, ; ) PERFORATED :._ •. ;.. .• \. ~:;.;, \~:::--;JR RIGA TION DESIGN ~:~'.~-.:-:: .,.;I' SCH 40 PVC PIPE . ·"'-~.i:,;,' .. :r-_: ... 'i-~?.~PER LANDSCAPE ,;,t,:-.:<:-, 1. J1 .• :~:.r,~-,;~,-, ·; , ,o1:._, , '":·.,• PLANS •. ·,,.~·••,;• ·• i:~·,·.-~~· ~:: . , ' ·,,;. ' ' ·:~•.,,,,•:'.:'_ :·,•-~·'f•"t1'"•" ,,, -,,e ,.r., '·•\'' ..... ,Ji..6-;'1,;:;,,::-.. • •,: • .:,· ... ~.-· '• :, ... ,., , ... ,\ .. '· •,: ,.;· ... ,._, t,t, l•1••1••''" "•~ >-c,, ••• • ,' ~1--•~"N,,,~, .. ~• 1 , j >t •• ,;: ,,i::.!'.,, '.' 'D·' '1-i,l;;·' ll' ,,;6""t~ ......... { ··-·~-., •. ~I+\; .... ..,.,. ... , ·'. ... ~.·':'\•I #4x8" SMOOTH DOWELS @ 18" O.C, GREASED ON ONE END, TYP. ALL SIDES 18" WIDE CURB CU T Ec.r-1'1:0 •• • • ~: .. ,,-.·-;,:~• PLAN TREE BUBBLER 5'-0' -I 3~ SHREDDED HARDWOOD MULCH SPLASH PAO~ EXPANSION JOINT PER :!: L-03, TYP. ALL SIDES N #4 @ 18" 0.C. .----BOTI-l WAYS :.~•···i: ,Jo,,, A ~·J ROADWAY STRUCTURAL SECTION "'I" -" EXISTING SlDEWALK ROOT TIC , Ul"'ER' "' w i< " 30 MIL PLASTIC LINER ROOT CONTROL-- BARRIER ~ 0 ~ 95% COMPACTION UNDER CONCRETE .:,~~·'.·~-~~\;;;_'i",Y>;G':,:~".';";':!f :~~~~~,.;,.~'.;?ci:"/ ;:/:.:;::'.'ij·-(, "' FRAME, TYP. STRUCTIJRAL SOIL t t t 8" PERFORATED PVC SUBDRAIN DESIGN NOTES: SEC TION A-A 6" SAND FILTER LAYER 1. STREET IMPROVEMENTS AND DRAINAGE STRUCTIJRES SHALL BE CONSTRUCTED ACCORDING TO THE LATES T SAN DIEGO REGIONAL STANDARD DRAWINGS AND CALTRANS STANDAR D PLANS. 2. CONCRETE SHALL BE 520-C-2500 UNLESS OTHER'MSE SPECIFIED. DESCRIPTION I SOIL VOL I DEPTH (D) 3. LANDSCAPING DETAILS NOT SPECIFIED HEREIN. WILL BE PROVIDED CD LEVEL. 4. PROVI DE JO MIL PLASTIC LINER WHERE CONCRETE WILL BE POURED ON TOP OF STRUCTURAL SOIL 5. SEAL PLASTIC LINER TO ADJACENT IMPROVEMENTS AND EDGE RESTRAINTS. 6. WHEN SAND FILTER LAYER IS OMITTED, PROVIDE GEOTEXTILE BENEATH THE STRUCTURAL SOIL LAYER PER PROJECT-SPECIFIC GEOTECHNICAL RECOMMENDATIONS. 7. PROPOSED SID EWALK LOCATIONS & INTENDED ADA ROUTES PER PROJECT-SPECIFIC DESIGN PLANS, 8. ALL STRUCTURAL SOILS ARE COMPACTED TO 95% RELATIVE COMPACTION. TREE WELL #1 I 1,440CF TREE WELL #2 I 192CF ~ TREE WELL STANDARD DETA IL NTS 4' 3' L W I AREA ITREE NAME 20' I 1W I 36!lSF I HYBRID STRAWBERRY TREE 8' I 8' I 64SF I CA MOUNTAI N LILLAC PROPOSED SHORING WALL W/ GREEN WALL 41.31FS DOWN STAIR PROPOSED SIDEWALK TRANSITION ~ CITY OF CARLSBAD I SHEETS I l----+--+--------------+---+--1---+----I L2_j ENGINEERING DEPARTMENT 3 ' '7. ,·7 32.05FS •:~· " / ,. / 4.0'MAX. PROPOSED--' 1 ST FLOOR )( LANDSCAPE WALL PER LANDING / REMOVE AND REPLACE EX AC PAVEMENT PROPOSED CONG \ I '-PROPOSED ARCH PLANS // TEMPORARY CUT PER GEOTECH NICAL 1----"'-_-----SEE DRIVEWAY CL CROSS SECTION .II / EN GINEER'S RECOMMENDATION TO CONSTRUCT , ON THIS SHEE T I ' / UNDERGROUND STRUCTURE. ADD SHORING WALL '------------------------------------_/ IF NEEDED. 1:1 SLOPES NOT TO EXCEED 10 VERTICAL WITHOU T GEOTECHNICAL ENGINEER'S CONSULTATION. 13 \ ~ E >----+---+------+----+----+-----+----< CIVIL•STRUCTURAL•SURVEY·PLANNING , • 9449BALBOAAVE,STE270 DATE I INITIAL DATE I INITIAL DATE I INITIAL " SAN DIEGO, CA 92123 619.299.5550 ENGINEER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL BWE JOB NO. 13913US1 .00 PRELIMINARY GRADING PLANS FOR: FRONT PORCH MEMORY CARE & INDEPENDENT IJVING 271D, 2720. 273D, & 2740 OCEAN STREET CARLSBAD, CA . 92008 SECTIONS (0.8%) 5.0% 5.0 % M M 50 45 50 CHECK THEHEIGHT OF GUYWIRE MUSTMANTAIN 8'ABOVE SIDEWALK GARFIELD STREET DNDN DN DN DN DN Lot Coverage 15700.6 SF 58.4% PROJECT NUMBERDATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP C: \ _ R e v i t P r o j e c t s \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ C e n t r a l \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ p h o n g c . r v t 1/ 2 9 / 2 0 2 5 1 : 1 1 : 5 3 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 COVER SHEET A0.00 AM TEAM OWNER TEAM ARCHITECTURAL ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 PRINCIPAL PROJECT MANAGER JOB CAPTAIN 503.245.7100 www.ankrommoisan.com LANDSCAPE Land Concern address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 949.250.4822 pstevens@landconcern.comPhilip Stevens PROJECT MANAGER Name PROJECT ARCHITECT Name ###.###.#### https://landconcern.com/ ###.###.#### name@company.com INTERIORS ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 ###.###.#### name@company.com PRINCIPAL 503.977.5243 darlae@ankrommoisan.comDarla Esnard PROJECT MANAGER Name DESIGNER Name 503.245.7100 www.ankrommoisan.com ###.###.#### name@company.com STRUCTURAL DCI address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.400.1776 rslaybaugh@dci-engineers.comRyan Slaybaugh PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://www.dci-engineers.com/ ###.###.#### name@company.com CIVIL BWE address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.299.5550 x324 hmaytorena@bwesd.comHector Maytorena PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://bwesd.com/ ###.###.#### name@company.com PLUMBING McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 disaaks@mcparlane.comDoug Isaaks PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com OWNER FRONT PORCH 2855 Carlsbad Blvd. Carlsbad, CA 92008 ###.###.#### mmcmullin@frontporch.net Craig Sumner ###.###.#### csumner@frontporch.net Mary McMullin Paula Digerness 760.435.2321 www.frontporch.net 760.435.2321 pdigerness@frontporch.net OWNERS REPRESENTATIVE ARCH LTD 300 Knightsbridge Parkway, Suite 340 Lincolnshire, Illinois 60069 ###.###.#### anoriega@archltd.com ###.###.#### fmuraca@archltd.comFrank Muraca Alexis Noriega Justin Sager ###.###.#### www.company.com ###.###.#### jsager@archltd.com MECHANICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 cjackson@mcparlane.comChris Jacson PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com ELECTRICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name PROJECT ENGINEER Mayra Diaz ###.###.#### https://mcparlane.com/ 858.351.4090 mdiaz@mcparlane.com SURVEY address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name ###.###.#### www.company.com REVISION DATE REASON FOR ISSUE CARLSBAD BY THE SEA SUMMER HOUSE 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad, CA 92008 PROPERTY LOCATION VICINITY MAP AERIAL PERSPECTIVE SHEET INDEX NUMBER SHEET NAME SD SET A0.00 COVER SHEET ■ A1.00 OVERALL SITE PLAN ■ A1.01 SITE PLAN ■ A1.02 FLS PLAN ■ A2.00 BASEMENT FLOOR PLAN ■ A2.01 LEVEL 1 FLOOR PLAN ■ A2.02 LEVEL 2 FLOOR PLAN ■ A2.03 LEVEL 3 FLOOR PLAN ■ A2.04 ROOF PLAN ■ A3.01 BUILDING ELEVATIONS ■ A3.02 BUILDING ELEVATIONS ■ A5.01 BUILDING SECTIONS ■ A5.02 BUILDING SECTIONS ■ A6.01 CONCEPTUAL RENDERINGS ■ The project proposes the consolidation of 5 adjacent parcels for the development of a multilevel building. The new building (+/-36,000 SF) in the consolidated lot (+/-26,892 SF) is proposed as a "Non-ambulatory Professional Services" use facility that will be operated under the same license as the adjacent Carlsbard By the Sea Retirement community. The proposed building will consist of the following: Basement Level: Parking will be located in the basement level with a total of 29 Vehicular Parking Spaces Level 1 (Ocean Street Grade Level): 18 Memory Care Beds Level 2 (Garfield Street Grade Level): 14 Licensed Residential Professional Care Beds in 7 Units. Level 3 (Upper Level with Roof Terrace): 8 Licensed Residential Professional Care Beds in 4 Units. Project Data Project Description Governing Codes Project Address Assesor Parcel Numbers Legal Description Application Types Submitted: Climate Action Plan (CAP) Compliance: General Plan Land Use: Zone Overlay Zone Existing / Proposed Use Number of Beds Setbacks Number of Stories Height Lot Coverage Occupancy Type of Construction Floor Area Parking 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad CA 92008 2031440400; 2031440500; 2031440600; 2031440700; 2031440800 Real property in the City of Carlsbad, County of San Diego, State of California, described as follows: LOTS 1,2,3,4 AND 5 OF CARLSBAD TRACT NO. 04-22, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15639, FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 7, 2007, AS MAY HAVE BEEN AMENDED BY THAT CERTIFICATE OF CORRECTION RECORDED ON OCTOBER 20, 2008 AS INSTRUMENT NO. 2008-0545070 OF OFFICIAL RECORDS. APN: 203-144-04-00 (Affects Lot 1), 203-144-05-00 (Affects Lot 2), 203-144-06-00 (Affects Lot 3), 203-144-07-00 (Affects Lot 4) AND 203-144-08-00 (Affects Lot 5) Carlsbad Tract (CT) Coastal Development Permit (CDP) Conditional Use Permit (CUP) Total Number of Lots Existing: 5 Total Number of Lots Proposed: 1 Sewer District: City of Carlsbad Wastewater Division Water District: Carlsbad Municipal Water District School District: Carlsbad Unified School District Average Daily Traffic: (ADT) 126 Proposed Water Demand: 80 GPM Sewer Generation: 34 EDU Proposed Drainage discharge: 3.40 CFS Master Drainage Basin: Basin "A" THIS PROJECT SHALL CONFORM TO THE FOLLOWING CODES AND REGULATIONS: C.C.R. -CALIFORNIA CODE OF REGULATIONS TITLE 19 -PUBLIC SAFETY CODE TITLE 24 -CALIFORNIA BUILDING STANDARDS CODE 1. BUILDING CODE: 2022 CALIFORNIA ADMINISTRATIVE CODE (CAC), PART 1, TITLE 24, C.C.R. 2022 CALIFORNIA BUILDING CODE (CBC), PART 2, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL BUILDING CODE (IBC) 2. ELECTRICAL CODES: 2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, TITLE 24 C.C.R. BASED ON THE 2021 NATIONAL ELECTRICAL CODE (NEC) 3. MECHANICAL CODES: 2022 CALIFORNIA MECHANICAL CODE (CMC) PART 4, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM MECHANICAL CODE (UMC) 4. PLUMBING CODES: 2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM PLUMBING CODE (UPC) 5. FIRE CODE: 2022 CALIFORNIA FIRE CODE, PART 9, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL FIRE CODE (IFC) 2022 CALIFORNIA REFERENCED STANDARDS, PART 12, TITLE 24 C.C.R. TITLE 19 C.C.R., PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS. 6. NFPA: NFPA 13, 2016 EDITION FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 14 STANDPIPE 2016 EDITION NFPA 17A WET CHEMICAL SYSTEM 2016 EDITION NFPA 24 PRIVATE FIRE MAIN 2016 EDITION NFPA 72 NATIONAL FIRE ALARM 2016 EDITION NFPA 80 STANDARD FOR FIRE DOORS 2016 EDITION CODE ENFORCEMENT: CITY OF CARLSBAD, CALIFORNIA NOTE: ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THESE STANDARD AND ALL APPLICABLE LOCAL ORDINANCES. WHERE CODES CONFLICT, THE MORE RESTRICTIVE SHALL APPLY AS DETERMINED BY THE CODE ENFORCING AUTHORITY. R-15, RESIDENTIAL (8-15 DU/AC) MULTIPLE-FAMILY RESIDENTIAL (R-3) CMC 21.16 BEACH AREA OVERLAY (BAOZ) CMC 21.82 VACANT LAND / PROFESSIONAL CARE FACILITY PROFESSIONAL CARE -MEMORY CARE : 18 BEDS PROFESSIONAL CARE -LICENSED RESIDENTIAL PROFESSIONAL CARE BEDS : 22 BEDS FRONT: 20' SIDE INTERIOR 10% WIDTH @ FRONT SETBACK = 10'-0" SIDE CORNER = 10'-0" REAR: 2X INTERIOR SIDE SETBACK = 20' 3 STORIES IN SLOPING TOPOGRAPHY + BASEMENT 24'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR FLAT ROOF ATEAS 30'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR SLOPED ROOF AREAS WITH A MINIMUM 3:12 SLOPE ALLOWED LOT COVERAGE: 60% LOT AREA (CONSOLIDATED 5 PARCELS) :26,892.74 SF MAXIMUM LOT COVERAGE (60%)16,135.64 SF PROPOSED LOT COVERAGE 15,700.55 SF = 58.4% < 60% LANDSCAPE AREA 5,339.57 SF PERCENT OF SITE TO BE LANDSCAPE:19.86% R2.1 (MEMORY CARE) AND R2.1 (INDEPENDENT LIVING) S2 (SIBTERRANEAN ENCLOSED PARKING) TYPE VA *REFERENCE CIVIL AND LANDSCAPE DRAWINGS FOR SHEET INDEX BASEMENT 15,276 SF BASEMENT TOTAL:15,276 SF LEVEL 1 14,445 SF LEVEL 2 14,372 SF LEVEL 3 7,454 SF BUILDING TOTAL:36,271 SF PARKING EV CHARGING CAPABILITY COUNT EV CHARGING STATION 2 EV CHARGING READY 4 EV CHARGING CAPABLE 2 NONE 21 TOTAL PARKING STALLS: 29 CONSULTANTS MD address 1 address 2 address 3 541.840.5105 drew@mclemoredevelopment.com 541.840.3322 brian@mclemoredevelopment.comBrian McLemore Drew McLemore ###.###.#### www.company.com ###.###.#### name@company.com Climate Action plan (CAP) Compliance: a. Consistent with existing General Plan Land Use and Zoning Yes i.GHG Study required?No b. Energy Efficiency requirement:Yes c. Photovoltaic requirement Yes i. 40 KW-DC roof mounted ii. 0 KW-DC ground mounted iii. 40 KW-DC total project d. Electric Vehicle Charging requirement:Yes 8 EV CHARGERS: 2 EV CAPABLE ; 4 EV READY ; 2 EV INSTALLED e. Hot Water Heating requirements:Yes f. Traffoc demand management required:No DMA/SINGLE SHEET BMP SITE PLAN 1 C2.1 CD 2025 -0003 04-17-2025 N .., '° ~ N 0 N ~ ~ -0 m ' ~ a: :l~Jf~-- • ·,---; ~ .. '•. ~·-_•.,'•,·-.-_·.·. ·-·I .. ,, -- ·~.I_.· .~~-·.1'· ~~·._·- 1 r.;>-, • . • . • -~~ • ' • • • ... 7· • , . . ' . -. .. -. .. ·' ,~ -a-~· -.:r,·• •• •. •. ·,·, ·._. . . . . ( -Llf • , ... 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JFI --:~-' I /I . • I -DRAINS TO BMP #4 ~ 44.3 .... ,..., I ~~. ~-- .•. , . -·-'•" . l .. • ·--:. -. ..:. . :;•.' ,.!.-.!-·+---_....:.._...._. ... .· DRAINS TO SUMP PUMP II ~~')• SUMP PUMP #,.l , DRAINS TO I _ -! 4, DRAINS TO ,SD;~BMP #1 14· --r---_ BMl:,Jt ,SD, __ _j I f=, I I I I I ,·' ·~··· • c.,,:.-,. •. ·' .•. BMP ,---~ \ SUM~R:G~t T~_ • .. t ·. 1 .. ·:• • )/_', 7@4;!;7 ¼c _·. iLANDSCAP~I 1: t :· ··· 2.9TG, I \J . ·.·• ·.:,·<!·~ •• ·:.-j .l '' v 1 ••• •• ,,cs{;·.'•·•~'"_t ~ .•..• ..,.: : · • , I GB . , ,. "~--~. t ·--- · .. ·.· . c ' . I· ' : ·_J··· . .,,.-·~---·...:.....;. • ,;-3· .. I • ,_11,'5~ •. ~ . I • • ·1•· ,.. ' 4 . ·.· , . . 1 ·· . I .< ,, .... · ·.-.. < . 1·4' .>·:.::.~:~ :.~-~-t:~'.:. -.: . :::· ·'', I ' ·1' ., ·u··. J·. •. ··:';)·-... ,· ., ... • ,.. . . .... ~\,.,,v2=/.·~~oscA~~-<--·,_ .... . . , . . ' .. . . . . ,oO .• •.. =-:~ ,:·'.\····.··-1 ··.·.I -.~'~. '• ' 4 . . .._ . ' ~,-.. .. -,. . ... ± • -•. •. -. ;CJb?,'.$-1[ ~ '7"'·. :41 : : ' ,'1 -, • ' '·.:·~.-r,·-,• •,"""'h...L ·c 1 ._. -I ,r~2 :.. ffi r ..... . ,-- ••• • •••••• •----=----i ,......,, ~ •L II_,.... ;4 . .• 1' I. .!. , ••• ~~ : • •LL.""--,~,·- ,_ . ..:.._. ·.:_. ..:.. :..~ .-. ·o .~~----.,,- __ ; NG 1---;-:-: __ _ . ..._ -·~ ... IY..i~ 4,"',-. -:-:-· ... ,-:,_.;.;. • ~-··.·.·.·.--.·.·.__:.· ... ·_·.·. -.• ·~ . . 442,,ffl • • 1-;_.., ~ :.:-- .:!.<I . 'f •. " t, . _, . . --.. ' . i, ,· ii " ; l'[L 0 "-i; I k"-·+ ' '-=, ----.---... =7 4' / I,.::·.---.. r .T:-7 , .J2 '. fl • CT 20 22-0003 /CUP 2022-0014/CDP 2022-0047 (DE V2 022-0063) PARTY RESPONSIBLE FOR MAINTENANCE ~e,GiNAME FRONT PORCH COMMUN/TIE'S ,,o {■-,,~_£_ADDRESS 800 NORTH BRAND Bl VD. CONTACT JOAN JOHNSON I · •. 19TH FLOOR GLENDALE. CA 92103 PHONE NO.__,TB,.D"------- PLAN PREPARED BY: NAME HECTOR MAYTORENA COMPANY BWE. INC. ADDRESS 2449 BALBOA AVENUE SUITE 270 SAN DIEGO, CA 92123 PHONE NO. 619-299-5550 BMP NOTES SIGNATURE CERllFICA TION RCE 86216 1. THESE BMPS ARE MANDATORY TO BE INSTALLED PER MAN UFACTURER'S RECOMMENDATIONS OR THESE PLANS. EXISTING 8Ulltz, NO CHANGES TO THE PROPOSED BMPS ON THIS SHEET \\1THOUT PRIOR APPROVAL FROM THE CITY ENGINEER. Q w 3, NO SUBSTITUTIONS TO THE MA lERIAL OR TYPES OR PLANTING TYPES WITH OUT PRIOR APPROVAL FROM THE CITY ENGINEER. 4, NO OCCUPANCY WILL BE GRANlED UNTIL THE CITY Q 5, z ~6. w Lf INSPECTI ON STAFF HAS INSPEClED THIS PROJECT FOR APPROPRIAlE BMP CONSTRUCTION AND INSTALLAllON. REFER TO MAINlENANCE AGR EEMENT DOCUMENT. SEE PROJECT SWMP FOR ADDITIONAL INFORMATION. I: ~SOURCE CONTROL BMPS: <:( lf@ OVERHEAD COVERING Q ~ -MA lERIALS & EQUIPMENT STORAGE <l r(' @ SEPARATION FLOWS FROM ADJACENT AREAS a) '-----MA lERIALS & EQUIPMENT STORAGE <J) ~ @ STORM DRAINS AND CATCH BASINS _J r \\ILL BE LABELED 111TH SlENCIUNG Ol . OR SIGNAG£ TO DISCOURAGE <:( () DUMPING SITE DESIGN BMPS: uz lL (L 0 <:t: I SD-B l DIRECT RUNOFF TO PERVIOUS AREAS -SIDEWALKS & WldJ<WA YS zI: 5 t-I SD-I I -DRIVEWAYS -PATIOS, DECKS, & COURTYARDS -ROOFTOP AREAS CONSTRUCT SURFACES FROM PERMEABLE MATERIALS -PARKING AREAS & WALKWAYS -PAllOS, DECKS, & COURTYARDS I SD-KI SUSTAINABLE LANDSCAPING STRUCTURAL BMP KEYNOTES VCOMPACT PROPRIETARY BIOFILTRATION BMP (POLLUTANT CONTROL) ~ PERMEABLE PAVEMENT BMP (POLLUTAN T CONTROL) ._ .. , 43.23 NG SWOMP NOTES 1. THE SllE IS COMPRISED OF HYOROLOGIC SOIL TYPE B. 2. APPROXIMA lE DEPTH TO GROUNDWA lER GREAlER THAN 30 FEET ,3, EXISTING NATURAL HYOROLOGIC FEATURES -NOT APPUCABLE 4, 5. NO CRITICAL COARSE SEDIMENT YIELID AREAS ARE NO T PRESENT ON SllE PROJECT DISCHARGES DIRECTLY INTO HARDENED CONVEYANCE AND ROUlED DIRECTLY TO THE PACIFIC OCEAN. PROJECT IS HYOROMODIFICA llON EXEMPT. LEVEL 1 PROPOSED BUILDING/ STRUCTURE BMP CONSTRUCllON AND INSPECTION NOTES TH E EOW \\1LL VERIFY THAT PERM ANEN T BMPS ARE CONSTRUClED AND OPERATING IN COMPLIANCE 111TH THE APPLICABLE REQUIREMENTS. PRIOR TO OCCUPANCY THE EOW MUST PROVIDE: 1. PHOTOGRAPHS OF THE INSTALLATION OF PERMANENT BMPS PRIOR TO CONSTRUCTION, DURING CONSTRUCTION, AND AT FINAL INSTALLATION. 2. A WET STAMPED LETlER VERIFYlNG THAT PERMANENT BMPS ARE CONSTRUClED AND OPERA TING PER THE REQUIREMENTS OF THE APPRO'v£D PLANS. 3. PHOTOGRAPHS TO VERIFY THAT PERMANENT WA lER QUALITY TREATMENT SIGNAGE HAS BEEN INSTALLED . PRIOR TO RELEASE OF SECURITlES, THE DEVELOPER IS RESPONSIBLE FOR ENSURING THE PERMANENT BMPS HAVE NOT BEEN REMOVED OR MODIFIED BY THE NEW HOMEOWNER OR HOA \\1THOU T THE APPROVAL OF THE CITY ENGINEER. LEGEND PROPERTY LINE/RIGHT-OF-WAY CENlER LINE AC PAVEMENT AC PA'v£MENT GRIND & OVERLAY CONCRElE PAVEMENT PAYERS NEW CATCH BASIN SIZE PER PLAN NEW AREA DRAIN SYMBOL -ROW ---P/L - -C/L- - l±n-HtU-H±U-1 li\\\i%\i\11~\%ili\\W/1\\l~\\i111~\ll~\ll%J I· I ~ NEW ROOF DRAIN PER PLUMBING PLAN NEW SEWER/STORM DRAIN CLEANOUT SllE WALL Iii ♦ <I]) 0 I I I I I I I I I STORM DRAIN -Su--- MODULAR WETLAND 12" TRENCH DRAIN STORM DRAIN CLEANOUT TYPE A4 STREET TREE BOX SUMP PU MP ROOF DRAIN DAYLIGHTS TO BMP PER PLUMBING PLANS □ [g] Bl ® @) PERMEABLE PAYERS I' I I I I I I I I I I I I I I I I I PROJECT OUlER DMA BOUNDARY DMA BOUNDARY EXISTING CONTOUR NEW CONTOUR FLOW DIRECTION FLOW PATH POINT OF COMPLIANCE (POC) DRAINAGE MANAGEMENT AREA MARKER & AREA (AC) 10-FEET BUFFER FROM UNDERGROUND STRUCTURE WHERE INFILTRATION IS NOT RECOMMENDED PER GEOTECHNICAL REPORT CONCRElE PA'v£R BAND PER LANDSCAPE PLAN 4" THICK CONCRElE PAVER BLOCK PER LANDSCAPE PLAN -----------xxx _____. ---------------XX X ----xxx ----- & ~ v;zp - -·-·---·-·- !] "' ~ ,j -;;: m , TYPE]lll \> INLET PllR _EJ¥J&t IM ------~r IELEC • Lu,c OlJT / /" -~ ) A ,,42.01 'i12~-¼4 A=0,62 AC-(79 TCtl·BNF-BMP #7 PERMEABLE'-1"< Q100=3.55 CFS O PAYERS (394 SF ] /,, 1 ASPH ~ ONSllE ONLY cs ::D TOTAL, 84 Sf 111THOUT '[ l,-t:IP-4j_ 7/l AC 8.951 8.781 _________ .,,_ -. Vi.;o;.BMP U6 PERM EABLE PAVERs (478 sF ·:·Ii 're-LIP 1 12 :.,.,, 42sB ~Yc<c'•1 4,-~,6~~, I·: ~· a; ·'i"j :,,, "i' ·~ NF-TOTAL, 61 SF 'MTHOUT IMPERMEABLE -• • "' ■-. • -• -'L I •· 0 • 1 -• • \ •• • _ •• '..._ ~LINER). SEE VOLUME CALCULATIONS ON . _ _ _. ':;' _ I •-_{;,~ .._ a--J.~ ' I -,s,;_ 1 INFEASIBILITY STUDY I ■-: ---=----"" -, ; --)~ q...:.1"'1:- '~~~~ I f#rl~~f~ill~ T 2" BEDDING LA YER (N0.8 STONE) • • 4" ASTM #57 AGGREGATE 6" ASTM #2 AGGREGATE 3" ABOVE BOTTOM 0 / go ~ GIVV GV WV t IMPERMEABLE LINER)( ,1_, ~ SEE VOLUME w'" CAL CU LA TIONS ON T ~ 0 =---=,-~S==-'""'7,'=c=~ ~ ; .. O 11:'J V c_r,. M"IN l"""JZ'.r'i I (t0-1 ~ -----===-= _? ■ >1 42~9 Ae -:: S:-8" E.S.V.C.P, SEWER MAIN • ' -w )/ib/1 lt:rw--;; w10" AC •-4.¥Afi A/,1AI~ ! !ll_~: ',. I u (GRIND AND w " OCEA N ST RE ET ASPH • ~O'v£RLAY 1-1• I: 4,~. t u ,42.57 C .... • ~ _ ---' • • ... • AREA : ~ 'i' ASP l '\, " 5 ~ c t 8• SEW' INFEASIBILITY STUDY g I 1' ~ DWG. 188-9, 193-1 /[, S ~-s,~-----t-S • __ . ----~-4l!'.1LAC ---- -- --- -------::.i=--::-\1~ ~ v • ~ ·S----'l )t+,_ ' !! i ■ " & ■ I 7l<1.x~: ; : -ii ■-. S S _1n ■ S s I li 1,-s-~ 0 ---~ 0 u Tabular Summary of DM As ~ 1 DM A Unique Identifier Ar ea (acres) Im per vi ou s Area (acres) ~ A-1 0.053 0.052 " ~ 0 " 0 ~ -C 2 ~ ~ -'" ,: ,'i 8 ::l -~ • "e ~ " A· 2 A-3 A-4 A· 5 A-6 A-7 B-1 6-2 B· 3 B-4 TOTAL OFF-1 OFF-2 OFF-3 OFF-4 TOTAL OFFSITE 0.082 0.074 0.034 0.024 0.136 0.136 0.098 0.079 0.049 0.049 0.115 0.077 0.010 0.008 0.005 0.005 0.019 0.014 0.017 0.010 0 .6 18 0.529 0.053 0.053 0 035 0035 0.02 3 0.010 0.033 0.014 0.14 4 0.111 %Imp 99 .3% 90.2% 70.6"/o 99.7% 80.1% 100.0% 6 7.4 %1 82.2% 100.0% 73.8% 61.4% 85.6% 100.0% 100 _0% 42 .0% 41.9 % 77.4% HSG s B B B B B B B B B B B B B B B B Area Weighted Run off Coefficient {C} DCV ( cubic feet) 0.894 103 0.822 150 0.665 49 0.898 267 0.741 148 0.900 96 0.639 175 0.757 17 0.900 0.690 29 0.591 22 0.7 85 1,0 56 0.900 104 0 900 68 0.436 22 0.435 31 0.7 19 225 Mit igated By (BM PI D) 4 e-min 1m 1s 6 BMP#7 "' 3:: l I bi?·•· s- Worksheet B- 1 • --~ • - Pollut ant Control Type BF-3 Proprietary Biofiltration BF-3 Proprietary Biofiltration BF-3 Proprietary Biofiltration BF-3 Proprietary Biofiltration BF-3 Proprietary Biofiltration BF-3 Proprietary Biafi ltration BF-3 Proprietary Biof iltratio n Other De-m inim is I NF-3 Pervious Pavers I NF-3 Pervious Pavers SSD-BM PTreeWell # 1 SSD· BM PTreeWell # 1 SSD-BM PTreeWell # 1 SSD-BM PTree Well # 1 Dr ains to (POC ID) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 5 0 10 SCALE IN FEET 1 inch = 10 ft. ~' 13 \fE 20 CIVIL•STRUCTURAL•SURVEY•PLANNING 9449 BALBOA AVE, STE 270 SAN DIEGO, CA 92 123 619.299.5550 BWE JOB NO. 13913US1 00 "' DATE INITIAL ENGINEER OF WORK DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL GARAGE NOTES: 10' SUBGRADE 4" DIA PERFORATED SUBDRAIN. PERFORAlED HOLES 3/8" 0 MIN @ 3-1 /4" SPACING ALONG PIPE, W/ STAGGERED HORIZONTAL ROWS. PER CITY OF SAN DIEGO STANDARD DRAl\1NG SDSW-102. I. ALL STONE LAYERS MUST BE CLEAN AND FREE OF FINE GRANULAR MATER IAL 2. PERVIOUS CONCRETE AND/OR PAYERS SHALL BE INSTALLED PER MAN UFACTURER SPECIFlCATIONS. PERMEABLE PAVEMENT & LINER DETAIL NOTTO SCALE DMA EXHIBIT ~ CITY OF CARLSBAD ENGINEERING DEPA RTMENT 0 FRONT POACH fvlElvtOAY CARE Af'O Ir-DEPENDENT l.lVtlG 27 10, 2720, 2730, & 2740 OCEAN STREET CARLSBAD, CA. 92008 OMA/SINGLE SHEET BMP SITE PLAN DATE INITIAL CITY APPROVAL (0.8%) 5.0% 5.0 % M M 50 45 50 CHECK THEHEIGHT OF GUYWIRE MUSTMANTAIN 8'ABOVE SIDEWALK GARFIELD STREET DNDN DN DN DN DN Lot Coverage 15700.6 SF 58.4% PROJECT NUMBERDATE NOT FOR CONSTRUCTION SHEET NUMBERSHEET NUMBER AHJ APPROVAL STAMP C: \ _ R e v i t P r o j e c t s \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ C e n t r a l \ 2 4 1 3 9 0 - 2 4 - F r o n t P o r c h C a r l s b a d _ p h o n g c . r v t 1/ 2 9 / 2 0 2 5 1 : 1 1 : 5 3 A M 241390 SD SET CA R L S B A D B Y T H E S E A - S U M M E R H O U S E FR O N T P O R C H 27 1 0 ; 2 7 2 0 ; 2 7 3 0 ; A N D 2 7 4 0 O C E A N S T R E E T CA R L S B A D , C A 9 2 0 0 8 01/29/2025 COVER SHEET A0.00 AM TEAM OWNER TEAM ARCHITECTURAL ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 PRINCIPAL PROJECT MANAGER JOB CAPTAIN 503.245.7100 www.ankrommoisan.com LANDSCAPE Land Concern address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 949.250.4822 pstevens@landconcern.comPhilip Stevens PROJECT MANAGER Name PROJECT ARCHITECT Name ###.###.#### https://landconcern.com/ ###.###.#### name@company.com INTERIORS ANKROM MOISAN ARCHITECTS 38 NORTHWEST DAVIS SUITE 300 PORTLAND, OR 97209 ###.###.#### name@company.com PRINCIPAL 503.977.5243 darlae@ankrommoisan.comDarla Esnard PROJECT MANAGER Name DESIGNER Name 503.245.7100 www.ankrommoisan.com ###.###.#### name@company.com STRUCTURAL DCI address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.400.1776 rslaybaugh@dci-engineers.comRyan Slaybaugh PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://www.dci-engineers.com/ ###.###.#### name@company.com CIVIL BWE address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 619.299.5550 x324 hmaytorena@bwesd.comHector Maytorena PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://bwesd.com/ ###.###.#### name@company.com PLUMBING McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 disaaks@mcparlane.comDoug Isaaks PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com OWNER FRONT PORCH 2855 Carlsbad Blvd. Carlsbad, CA 92008 ###.###.#### mmcmullin@frontporch.net Craig Sumner ###.###.#### csumner@frontporch.net Mary McMullin Paula Digerness 760.435.2321 www.frontporch.net 760.435.2321 pdigerness@frontporch.net OWNERS REPRESENTATIVE ARCH LTD 300 Knightsbridge Parkway, Suite 340 Lincolnshire, Illinois 60069 ###.###.#### anoriega@archltd.com ###.###.#### fmuraca@archltd.comFrank Muraca Alexis Noriega Justin Sager ###.###.#### www.company.com ###.###.#### jsager@archltd.com MECHANICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL 858.277.9721 cjackson@mcparlane.comChris Jacson PROJECT MANAGER Name PROJECT ENGINEER Name ###.###.#### https://mcparlane.com/ ###.###.#### name@company.com ELECTRICAL McParlane address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name PROJECT ENGINEER Mayra Diaz ###.###.#### https://mcparlane.com/ 858.351.4090 mdiaz@mcparlane.com SURVEY address 1 address 2 address 3 ###.###.#### name@company.com PRINCIPAL ###.###.#### name@company.comName PROJECT MANAGER Name ###.###.#### www.company.com REVISION DATE REASON FOR ISSUE CARLSBAD BY THE SEA SUMMER HOUSE 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad, CA 92008 PROPERTY LOCATION VICINITY MAP AERIAL PERSPECTIVE SHEET INDEX NUMBER SHEET NAME SD SET A0.00 COVER SHEET ■ A1.00 OVERALL SITE PLAN ■ A1.01 SITE PLAN ■ A1.02 FLS PLAN ■ A2.00 BASEMENT FLOOR PLAN ■ A2.01 LEVEL 1 FLOOR PLAN ■ A2.02 LEVEL 2 FLOOR PLAN ■ A2.03 LEVEL 3 FLOOR PLAN ■ A2.04 ROOF PLAN ■ A3.01 BUILDING ELEVATIONS ■ A3.02 BUILDING ELEVATIONS ■ A5.01 BUILDING SECTIONS ■ A5.02 BUILDING SECTIONS ■ A6.01 CONCEPTUAL RENDERINGS ■ The project proposes the consolidation of 5 adjacent parcels for the development of a multilevel building. The new building (+/-36,000 SF) in the consolidated lot (+/-26,892 SF) is proposed as a "Non-ambulatory Professional Services" use facility that will be operated under the same license as the adjacent Carlsbard By the Sea Retirement community. The proposed building will consist of the following: Basement Level: Parking will be located in the basement level with a total of 29 Vehicular Parking Spaces Level 1 (Ocean Street Grade Level): 18 Memory Care Beds Level 2 (Garfield Street Grade Level): 14 Licensed Residential Professional Care Beds in 7 Units. Level 3 (Upper Level with Roof Terrace): 8 Licensed Residential Professional Care Beds in 4 Units. Project Data Project Description Governing Codes Project Address Assesor Parcel Numbers Legal Description Application Types Submitted: Climate Action Plan (CAP) Compliance: General Plan Land Use: Zone Overlay Zone Existing / Proposed Use Number of Beds Setbacks Number of Stories Height Lot Coverage Occupancy Type of Construction Floor Area Parking 2710; 2720; 2730 AND 2740 Ocean Street Carlsbad CA 92008 2031440400; 2031440500; 2031440600; 2031440700; 2031440800 Real property in the City of Carlsbad, County of San Diego, State of California, described as follows: LOTS 1,2,3,4 AND 5 OF CARLSBAD TRACT NO. 04-22, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 15639, FILED IN THE OFFICE OF COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 7, 2007, AS MAY HAVE BEEN AMENDED BY THAT CERTIFICATE OF CORRECTION RECORDED ON OCTOBER 20, 2008 AS INSTRUMENT NO. 2008-0545070 OF OFFICIAL RECORDS. APN: 203-144-04-00 (Affects Lot 1), 203-144-05-00 (Affects Lot 2), 203-144-06-00 (Affects Lot 3), 203-144-07-00 (Affects Lot 4) AND 203-144-08-00 (Affects Lot 5) Carlsbad Tract (CT) Coastal Development Permit (CDP) Conditional Use Permit (CUP) Total Number of Lots Existing: 5 Total Number of Lots Proposed: 1 Sewer District: City of Carlsbad Wastewater Division Water District: Carlsbad Municipal Water District School District: Carlsbad Unified School District Average Daily Traffic: (ADT) 126 Proposed Water Demand: 80 GPM Sewer Generation: 34 EDU Proposed Drainage discharge: 3.40 CFS Master Drainage Basin: Basin "A" THIS PROJECT SHALL CONFORM TO THE FOLLOWING CODES AND REGULATIONS: C.C.R. -CALIFORNIA CODE OF REGULATIONS TITLE 19 -PUBLIC SAFETY CODE TITLE 24 -CALIFORNIA BUILDING STANDARDS CODE 1. BUILDING CODE: 2022 CALIFORNIA ADMINISTRATIVE CODE (CAC), PART 1, TITLE 24, C.C.R. 2022 CALIFORNIA BUILDING CODE (CBC), PART 2, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL BUILDING CODE (IBC) 2. ELECTRICAL CODES: 2022 CALIFORNIA ELECTRICAL CODE (CEC), PART 3, TITLE 24 C.C.R. BASED ON THE 2021 NATIONAL ELECTRICAL CODE (NEC) 3. MECHANICAL CODES: 2022 CALIFORNIA MECHANICAL CODE (CMC) PART 4, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM MECHANICAL CODE (UMC) 4. PLUMBING CODES: 2022 CALIFORNIA PLUMBING CODE (CPC), PART 5, TITLE 24 C.C.R. BASED ON THE 2021 UNIFORM PLUMBING CODE (UPC) 5. FIRE CODE: 2022 CALIFORNIA FIRE CODE, PART 9, TITLE 24 C.C.R. BASED ON THE 2021 INTERNATIONAL FIRE CODE (IFC) 2022 CALIFORNIA REFERENCED STANDARDS, PART 12, TITLE 24 C.C.R. TITLE 19 C.C.R., PUBLIC SAFETY, STATE FIRE MARSHAL REGULATIONS. 6. NFPA: NFPA 13, 2016 EDITION FOR INSTALLATION OF SPRINKLER SYSTEM PER NFPA 14 STANDPIPE 2016 EDITION NFPA 17A WET CHEMICAL SYSTEM 2016 EDITION NFPA 24 PRIVATE FIRE MAIN 2016 EDITION NFPA 72 NATIONAL FIRE ALARM 2016 EDITION NFPA 80 STANDARD FOR FIRE DOORS 2016 EDITION CODE ENFORCEMENT: CITY OF CARLSBAD, CALIFORNIA NOTE: ALL WORK AND MATERIALS SHALL BE IN ACCORDANCE WITH THESE STANDARD AND ALL APPLICABLE LOCAL ORDINANCES. WHERE CODES CONFLICT, THE MORE RESTRICTIVE SHALL APPLY AS DETERMINED BY THE CODE ENFORCING AUTHORITY. R-15, RESIDENTIAL (8-15 DU/AC) MULTIPLE-FAMILY RESIDENTIAL (R-3) CMC 21.16 BEACH AREA OVERLAY (BAOZ) CMC 21.82 VACANT LAND / PROFESSIONAL CARE FACILITY PROFESSIONAL CARE -MEMORY CARE : 18 BEDS PROFESSIONAL CARE -LICENSED RESIDENTIAL PROFESSIONAL CARE BEDS : 22 BEDS FRONT: 20' SIDE INTERIOR 10% WIDTH @ FRONT SETBACK = 10'-0" SIDE CORNER = 10'-0" REAR: 2X INTERIOR SIDE SETBACK = 20' 3 STORIES IN SLOPING TOPOGRAPHY + BASEMENT 24'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR FLAT ROOF ATEAS 30'-0" AS MEASURED PURSUANT TO CMC 21.04.065 FOR SLOPED ROOF AREAS WITH A MINIMUM 3:12 SLOPE ALLOWED LOT COVERAGE: 60% LOT AREA (CONSOLIDATED 5 PARCELS) :26,892.74 SF MAXIMUM LOT COVERAGE (60%)16,135.64 SF PROPOSED LOT COVERAGE 15,700.55 SF = 58.4% < 60% LANDSCAPE AREA 5,339.57 SF PERCENT OF SITE TO BE LANDSCAPE:19.86% R2.1 (MEMORY CARE) AND R2.1 (INDEPENDENT LIVING) S2 (SIBTERRANEAN ENCLOSED PARKING) TYPE VA *REFERENCE CIVIL AND LANDSCAPE DRAWINGS FOR SHEET INDEX BASEMENT 15,276 SF BASEMENT TOTAL:15,276 SF LEVEL 1 14,445 SF LEVEL 2 14,372 SF LEVEL 3 7,454 SF BUILDING TOTAL:36,271 SF PARKING EV CHARGING CAPABILITY COUNT EV CHARGING STATION 2 EV CHARGING READY 4 EV CHARGING CAPABLE 2 NONE 21 TOTAL PARKING STALLS: 29 CONSULTANTS MD address 1 address 2 address 3 541.840.5105 drew@mclemoredevelopment.com 541.840.3322 brian@mclemoredevelopment.comBrian McLemore Drew McLemore ###.###.#### www.company.com ###.###.#### name@company.com Climate Action plan (CAP) Compliance: a. Consistent with existing General Plan Land Use and Zoning Yes i.GHG Study required?No b. Energy Efficiency requirement:Yes c. Photovoltaic requirement Yes i. 40 KW-DC roof mounted ii. 0 KW-DC ground mounted iii. 40 KW-DC total project d. Electric Vehicle Charging requirement:Yes 8 EV CHARGERS: 2 EV CAPABLE ; 4 EV READY ; 2 EV INSTALLED e. Hot Water Heating requirements:Yes f. Traffoc demand management required:No DMA/SINGLE SHEET BMP SITE PLAN 2 C2.2 CD 2025 -0003 04-17-2025 N ,,, "' "' N f: ~ N "--0 ffi • " a. ::, ro I <g '" ffi " -/ a. ::, ~ '.'.'-" :ii ~ X w / " ffi • ~ ffi C 3 -C • ~ • ~ • ~ .s ~ C 0 ~ C u c 0 E • ::, ~ ~ f;_ -C J 0 0 V, ,: -"' '" 6 0 "' ,,, -§ ~ "e' ~ ::E I I I I I I ,,~ I ':I • I I I I I I I liJ I I 'l I 1:ifi·+ If) :,:: 0. "' "' :,· i 1 i11J, • I APPROXIMATE HIGH~ DRAINAGE REPORT I ■ / / EXHIBIT TITLED "EXISTING CONDITION ;: I I I HYDROLOGY EXHIBIT (OFFSITE + ONSITE)" I FOR .MORE INF.ORMA TION. I I EXCESS OFF-srrtlm"' 'AREA (5,490 Sf) I THAT DRAINS TO I TREE \\£LL #1 IS • SHOWN TO OFFSET REQUIRED IMPERVIOUS AREA = OFF-1 + OFF-2 + OFF-4 = 0.053 + 0.035 + 0.014 = 0.102 ACRE = 4.418 SF EXCESS IMPER VIOUS AREA = 5,490 SF 5,490 SF > 4.418 SF :,- I f I I " \ l\ I 0 • I I I I -FH a 'I-, ) z 0 I u I .. :,:: 0 I \/ .v I I I I I 'i 0i\J· • 'I 1:i'i· + THE AREAS OFF-1, l I A !i< 62 A F-2, AND OFF-4. • • .TOTAL AREA. ri 1,, INCLUDING OFF-3. ~I 'IS 6,505 SF OR , 0.149 ACRE. (/) 'INIMUM AREA TO ., / ' BE TREATED IS ---' ' 6,261 SF. SEE TREE lj; ' ~ .,, ·\\£LL DESIGN ' / ._EXHIBIT FOR UPC \ ,.,,,,. EFFECTIVE 3m ~-// MPERVIOUS AREA CALCU.LA TIQNS. SMH ER DWG 195-, •W j ---SM~f7~~";'-;-'~7+-'~ 7 / 71Bj'] ifli'.U • ---"'::,~ --•-bL------1 • 52 k fi'". CONC ENCASED SWR ___ (j) -----:-_ ~,o~' fi 1:iCl·+ I I I I I "' I 11 -s, U) ,49.21 A,-"' ~ / TC ~ .ll -, ,;;, ,.v - '•,G······ ,._-, NG i,.-· . .:..-·,.. • ~ I • • • • • 0 .•.• ... ·.--,;_±f;'', •• ·.;gj,:j il-• .. ·-. : • ... ' .• · .... •• . . ' • • • .:.:(, ' •I • ·, • "''""'' :;:: .. Tabular Summary of DMAs DM A Unique Iden tifier Area (acres) Impervious Area (acres) %I mp HSG Area Weighted Runoff Coefficien t (C ) DCV (cubicfeet) A-1 0.053 0.052 99,3% B 0.894 103 A-2 0 .082 0.074 90.2% B 0.822 150 A-3 0.034 0.024 70.6% B 0.665 49 A-4 0.136 0 .136 99.7% B 0.898 267 A-5 0.083 0.07 4 89 .2% B 0.813 148 A-6 0 049 0.049 100.0 % B 0 900 96 A· 7 D.130 0.082 63.1% B 0.6 05 175 8-1 0.010 0.008 62.2% B 0.757 17 8-2 0 .005 0.005 100 .0 % B 0.900 - 8-3 0.019 0 .014 73.8% B 0.690 29 8-4 0017 0 .010 61.4% B 0 591 22 TOTAL 0 .6 18 0 .52 9 85.6 % B 0.785 1,056 OFF-1 0.053 0 .053 100 .0 % B 0.900 103 OFF-2 0.035 0 .035 100.0 % B 0.900 68 OFF-3 0.054 0.040 73.8% B 0.6 90 82 OFF-4 0.042 0 .023 55.6 % B 0.545 50 TOTAL OFFSTE 0 .184 0 .15 1 82.1 % B 0 .757 303 5 0 10 SCALE IN FEET 1 in ch -10 ft. I Wor ksheet B-1 Mitigated By (BM PI D) Pollu tant Control Type 0 1v1 r ·tf-j BF-3 Proprietary Biofi ltration BMP#4 BF-3 Proprietary Biofiltration c1111r-H-~ BF-3 Proprietary Bi ofil tration CIVJ.-112 BF-3 Proprietary Biofiltration c wl P# 1 BF-3 Proprietary Bi ofiltration DIVI r· ,i,::, BF-3 Proprietary Biofi ltration BMP#S BF-3 Proprietary Biofiltration I ree 11ve11 ff-L Other ue-m In imIs De-minim is cwl P#6 I NF-3 Pervious Pavers BMP#7 I NF-3 Pervious Pavers -- -SSD-BM P Tree Wei I# 1 -SSD-BM PTree Well# 1 -SSD-BM P Tree We ll# 1 -SSO-BM P Tree We ll# 1 -- ~ / ~' I' 13 \V E 20 CIVIL•STRUCTURAL•SURVEY•PLANNING 9449 BALBOA AVE, STE 270 SAN DIEGO, CA 92123 619.299.5550 BWE JOB NO. 13913US I .00 DATE INITIAL ENGINEER OF WORK Orainsto (POC ID) 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 CT 2022-0003/CUP 2022-0014/CDP 2022-0047 (DEV2022_-_00~3) PARTY RESPONSIBLE FOR MAINTENANCE NAME FRONT PORCH COMMUNITIES ADDRESS 800 NORTH BRAND BLVD. 19TH FLOOR CON TACT JOAN JOHNSON GLENDALE, CA 92103 PHONE NO.~IB-D _____ _ PLAN PREPARED BY: NAME HECTOR MAYTORENA COMPANY BWE. INC. ADDRESS 2449 BALBOA AVENUE SUITE 270 SAN DIEGO. CA 9212.l SIGNATURE PHONE NO. 6)9 299-5550 CERTIFICATION RCE 862)6 BMP NOTES 1. THESE BMPS ARE MANDATORY TO BE INSTALLED PER MANUFACTURER'S RECOl,IMENOA TIONS OR THESE PLANS. 2. NO CHANGES TO THE PROPOSED BMPS ON THIS SHEET WITHOUT PRIOR APPROVAL FROM THE CITY ENGINEER. 3. NO SUBSTITUTIONS TO THE MATERIAL OR TYPES OR PLANTING TYPES WITHOU T PRIOR APPROVAL FROM THE CITY ENGINEER. 4. NO OCCUPANCY WILL BE GRANTED UNTIL THE CITY INSPECTION STAFF HAS INSPECTED THIS PROJECT FOR APPROPRIATE BMP CONSTRUCTION AND INSTALLATI ON. 5. REFER TO MAINTENANCE AGREEMENT DOCUMEN T. 6. SEE PROJECT SWMP FOR ADDITIONAL INFORMATION. SOURCE CONTROL BMPS: @_) OVERHEAD COVERING -MATERIALS & EQUIPMENT STORAGE @ SEPARATION FLOWS FROM ADJACENT AREAS -MATERIALS & EQUIPMENT STORAGE @ STORM DRAINS AND CATCH BASINS Will BE LABELED WITH STENCILING OR SIGNAGE TO DISCOURAGE DUMPING SITE DESIGN BMPS: I SD-B I DIRECT RUNOFF TO PERVIOUS AREAS -SIDEWALKS & WALKWAYS -DRIVEWAYS -PATIOS. DECKS. & COURTYARDS -ROOFTOP AREAS I SD-I I CONSTRUCT SURFACES FROM PERMEABLE MATERIALS -PARKING AREAS & WALI<WA YS -PATIOS. DECKS. & COURTYARDS I SD-KI SUSTAINABLE LANDSCAPING STRUCTURAL BMP KEYNOTES B>coMPACT PROPRIETARY BIOflLTRATION BMP (POLLUTANT CONTROL) ~PERMEABLE PAVEMENT BMP (POLLUTANT CONTROL) SWOMPNOTES 1. THE SITE IS COMPRISED OF HYDROLOGIC SOIL TYPE B. 2. APPROXIMATE DEPTH TO GROUNDWATER GREATER THAN 30 FEET 3. EXISTING NATURAL HYDROLOGIC FEATURES -NOT APPLICABLE 4. NO CRITICAL COARSE SEDIMEN T YIELD AREAS ARE NO T PRESENT ON SITE 5. PROJECT DISCHARGES DIRECTLY INTO HARDENED CONVEYANCE AND ROUTED DIRECTLY TO THE PACIFIC OCEAN . PROJECT IS HYDROMODIFICA TION EXEMPT. LEVEL 1 GARAGE TI ;,W,:;;;I s· PR OPOSED BUILDING/ STRUCTURE 10· BMP CONSTRUCTION AND INSPECTION NOTES THE EOW Will VERIFY THAT PERMANENT BMPS ARE CONSTRUCTED AND OPERATING IN COMPLIANCE WITH THE APPLICABLE REQUIREMENTS. PRIOR TO OCCUPANCY THE EOW MUST PROVIDE: 1. PHOTOGRAPHS OF THE INSTALLATION OF PERMANENT BMPS PRIOR TO CONSTRUCTION. DURING CONSTRUCTION. AND AT FINAL INSTALLATION. 2. A WET STAMPED LEffiR VERIFYING THAT PERMANEN T BMPS ARE CONSTRUCTED AND OPERA TING PER THE REQUIREMENTS OF THE APPROVED PLANS 3. PHOTOGRAPHS TO VERIFY THAT PERMANENT WATER QUALITY TREATMENT SIGNAGE HAS BEEN INSTALLED. PRIOR TO RELEASE OF SECURITIES, TH E DEVELOPER IS RESPONSIBLE FOR ENSURING THE PERMANENT BMPS HAVE NOT BEEN REMOVED OR MODIFIED BY THE NEW HOMEOWNER OR HOA WITHOUT THE APPROVAL OF THE CITY ENGINEER. LEGEND SYMBOL PROPERTY LINE/RIGHT-OF-WAY -ROW ---P/L - CENTER LI NE -C/L----- AC PAVEMEN T ~ AC PAVEMEN T GRIND & OVERLAY [~~\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\\i\\l\j CONCRETE PAVEMENT 1.: , · • .' --· · •. I PA VERS ~ NEW CATCH BASIN SIZE PER PLAN NEW AREA DRAIN rnml • @ 0 NEW ROOF DRAIN PER PLUMBING PLAN NEW SEWER/STORM DRAIN CLEANOUT SITE WALL I I I I I I I I I STORM DRAIN -Su----- MODULAR WETLAND 12" TRENCH DRAIN STORM DRAIN CLEANOU T TYPE A4 STREET TREE BOX SUMP PUMP ROOF DRAIN DAYLIGHTS TO Bt.tP PER PLUMBING PLANS □ [g] 18 ® ® PERMEABLE PAYERS 11 I I I I I I I I I I I I I I I I I PROJECT OUTER DMA BOUNDARY DMA BOUNDARY EXISTING CONTOUR NEW CONTOUR FLOW DIRECTION FLOW PATH POINT OF COMPLIANCE (POC) DRAINAGE MANAGEMENT AREA MARKER & AREA (AC) 10-FEET BUFFER FROM UNDERGROUND STRUCTURE WHERE INFILTRATION IS NOT RECOMMENDED PER GEOTECHNICAL REPORT CONCRE TE PAVER BAND PER LANDSCAPE PLAN 4" THICK CONCRETE PAVER BLOCK PER LANDSCAPE PLAN ----------xxx --------------xxx -xxx ----- & ~ ~ - .. ·-·-·-·-·- 2" BEDDING LA YER (N0.8 STONE) 4" ASTM #57 AGGREGATE 6" ASTM #2 AGGREGATE 3" ABOVE BOTTOM 4" DIA PERFORATED SUBDRAIN. PERFORATED HOLES 3/8" ¢ MIN @ 3-1/4" SPACING ALONG PIPE, NOTES, SUBGRADE W/ STAGGERED HORIZONTAL ROWS. PER CITY OF SAN DIEGO STANDARD DRAWING SDSW-1 02. DATE INITlAL 1. All STONE LAYERS MUST BE CLEAN AND FREE OF ~NE GRANULAR MATERIAL 2. PERVIOUS CONCRETE AN D/OR PAVERS SHALL BE INSTALLED PER MANUFACTURER SPEC IFICATIONS. DATE PERMEABLE PAVEMENT & LINER DETAIL NOTTO SCALE DMA EXHIBIT 0 CIT Y OF CARLSBA D ENGINEERING DEPARTMENT [!] FRONT PORCH MEMORY CARE AtO ltoEPENDENT LIVNG 2710, 2720, 2730. & 2740 OCEAN STREET CARLSBAD. CA. 92008 DMA/SINGLE SHEET BMP SITE PLAN INITIAL RE VISION DESCRIPTION OTHER APPROVAL CffY APPROVAL OCEAN STREET GARFIELD STREET BE E C H S T R E E T UP DN IDF 203 PATIO / 422sf 219 PATIO / 215sf 207 PATIO / 457sf 211 DN UP STAFF116 SENSORY ROOM 112 MECHANICAL PAD 119 HOUSE KEEPING144 LIVING/ACTIVITY128 VEST 102 VEST114 ACTIVITY - GAMES 126 DINING107 SERVERY132 HKPING 113 SEATING AREA 142 DIR OFFICE 135 MED / CHART 134 EXAM 111ACT / KITCHEN131 VESTIBULE 129 ELEC 104 MEETING133 CLEAN LINEN / GENERAL STORAGE118 LAUNDRY 115 MC1 MC1 MC1 MC1 MC1 MC1 MC3 MC2 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 LOBBY100 STAIR 1S-100 ELEV. E-100 LOUNGE 130 CORRIDOR 105CORRIDOR103 VE H I C L E P U L L - U P SP A C E 15 1 MEMORY CARE GARDEN 152 STAIR 3 S-102 MEMORY CARE GARDEN 150 STORAGE 127 SALON110 AHJ APPROVAL STAMP PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION 000000 SCHEMATIC DESIGN FR O N T P O R C H PR O J E C T A D D R E S S 15/04/2025 1/8" = 1'-0" REVISION DATE REASON FOR ISSUE 18301 VON KARMAN AVENUE, SUITE 760, IRVINE, CA 92612 O 949.250.4822 www.landconcern.com CONCEPTUAL LANDSCAPE PLAN 4 SCALE: 1/8" = 1'-0" 0 8 16 1 LEVEL 1 - PLAN 97 3 4 71 5 1110 7 3 119 8 12 9 16 1414 15 6 6 LEGEND SYMBOL DESCRIPTION Memory link item 1 - Mailboxes Memory link item 2 - Birdhouses Landscape areas Gated accessible ramp [call box at gate] Memory care water feature [zero standing water] Ex. Parallel on-street parking Enclosed perimeter fence, horizontal railings, 6' height 1 2 3 4 5 6 7 Bike parking Raised planters Living wall Seating area Street tree Light well planters Private patio 8 9 10 11 12 13 14 LEGEND SYMBOL DESCRIPTION 2 17 18 Existing Tree: Metrosideros excelsa Vine trellis - Per agreement with adjacent owner Beach Terrace carport, N.A.P. Retractable gate Courtyard Fence, horizontal railings, 42" height Light Well Fence, horizontal railings, 42" height 15 16 17 18 19 20 LEGEND SYMBOL DESCRIPTION 20 19 14191920 20 20 20 13 13 13 13 13 13 7 20 LEVEL 1 - PLAN CONCEPTUAL FENCE DETAIL CONCEPTUAL FENCE DETAIL 9 4 9 16 3'-0" CLR PLANTER 3'-0" CLR PLANTER CD 2025 -0003 I I _j J_ _j I I I I: ~ /4 I ;1 : IW ' '> I - I :.. L : I ' ' ' ' u C) C.. ) I \ : ~' ~ 91 J 3S n O H I / ' I ,· \ / I lL lL ' ' ' ' D lQ I ' rr : 1- - + - - - -- - t f J rr : l (/ ) "'" " I I I I I I I / '\ I / '\ _ 7 , _ _) z I ,C J w \, f p 2" . I I I I ' ' ' ! 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" n ' ; ; , = > c c c c _ ~ - " J I ][ ' I I I I I I I J , I I I I I ,_ I I J' ½l '~ - ~ -- - - 1- - , ,, _ , ' I I \ ' ', ' ' u " , ' ' ' ' ' J I I -\ -+ I \y ' I I ,c ', I ,. , I (_ ) ' ' ' ! I I I I -I 0 0 n ~ _J "' :: , z ~ il l OCEAN STREET GARFIELD STREET BE E C H S T R E E T UP DN IDF 203 PATIO / 422sf 219 PATIO / 215sf 207 PATIO / 457sf 211 DN UP STAFF116 SENSORY ROOM 112 MECHANICAL PAD 119 HOUSE KEEPING144 LIVING/ACTIVITY128 VEST 102 VEST114 ACTIVITY - GAMES 126 DINING107 SERVERY132 HKPING 113 SEATING AREA 142 DIR OFFICE 135 MED / CHART 134 EXAM 111ACT / KITCHEN131 VESTIBULE 129 ELEC 104 MEETING133 CLEAN LINEN / GENERAL STORAGE118 LAUNDRY 115 MC1 MC1 MC1 MC1 MC1 MC1 MC3 MC2 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 LOBBY100 STAIR 1S-100 ELEV. E-100 LOUNGE 130 CORRIDOR 105CORRIDOR103 VE H I C L E P U L L - U P SP A C E 15 1 MEMORY CARE GARDEN 152 STAIR 3 S-102 MEMORY CARE GARDEN 150 STORAGE 127 SALON110 36" AM 36" AM 36" AM 36" AM 36" AM Wml Px Cm Cm Cm Cm Cm Cm Cm Cm Cm D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D OeOeOe Oe Oe Oe Oe WmlWmlWml Wml PxPx PxDo Do DoDo Do Do Do Do Do Do Do Do Do Do Do Do Do Do CteCteCteCteCtCtCtCtCtCtCt CiCi DDD DD Ci D D D DD D D Ci DD Do Do Do Do Do Do CtCtCtCtCtCtCtCtCtCtCtCtCt OeOe OeOeOe DDDDDDDDDDDD Ct Do CtCtCtCtCtCtCtCtCt Oe Oe Oe Oe DDDDD CtCtCtCtCtCtCtCtCtCtCtCtCtCtCtCtCtCtCt DDDDDDDDDDDDD CtCtCtCt Ll Ll Ll Ll CiD DDD D D D DD D D CteCteCteCteCte Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Dal DalDDDDDDD D Dal Dal Ff Cj CjCjCj CtCtCtCt Ff Re Sj Sj Sj Sj Re My My Sr Sr Sr Sr Sr Sr Re My My My Sr Sr Sr Sj Sj Re Sj Sj Sj Sj Re Re Sj Sj Sj Sj Sj Sj Re Sj Sj Sr Sr Sr My Sr Re Sj Sj Sj Sj Re Re Sj Sj Sj Sj Re Sj Sj Sj Sj Sr Sr Sr My My My My My MyDo DoDo DoDo My My My Do DoDo DoDo Oe Oe Oe Oe OeOe Ll Ll Ll Ll Sr Sr Sr Sr Sr Aa Aa Ll Ll Ll Ll Ll Ll Ll Ll Ll Ll Ll Ll Re Re Re My My My My My My My My My My My My My My My My My My My My My My My My My Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Ct Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D D My My My My My My My My My My My My My My My My MyMy Oe Oe Oe Cte Cte Cte D D D D DD D D D Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Ll Ll Ll Ll LlCjCjCjCj Cj Cj Cj Cj Cj CjCj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj Cj CjDDDDDDDDDDDDDDDDDDDD DDDDDD Ff Ff Ff Ff Ff Cj Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Re Cj Cj Cj CjCj CjCjCjCjDDDDDDDDDDDDDDDD D DD Cm Cm Cm Cm Re Re Re Re ReReReWmlWmlWmlWml Oe Oe Oe Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Oe Cj Cj DDDDDDDDD DDDDDDDDDCteCteCteCteCteCteCteCteCteCteCteCte Cte Oe Oe Oe Oe Oe Oe Oe Oe Oe OeOe CtCtCtCt Px Px Px Px Px PxPxPx DoMy Re Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Oe Oe Oe Oe My My My My My My My My My LlLl Ll Ll LlLl Aa Sr Sr Sr Sr Sr Aa Aa Aa Sr Sr Sr Sr Sr Aa Aa Aa Sr Sr Sr Sr Sr Aa Aa Aa Cj Cj My My My My My My My My My My My My My MyMyMyMyMyMyMyMyMyCtCtCtCt Oe Oe Oe OeMy My My My Ci Do Do Do Do Ct Do Do Do Do Cj CjCj CtCt PxPx DDDD Cj Cj Cj Cj Cj Cj Oe Oe Cj Cj CtCtCtCt AHJ APPROVAL STAMP PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION 000000 SCHEMATIC DESIGN FR O N T P O R C H PR O J E C T A D D R E S S 15/04/2025 1/8" = 1'-0" REVISION DATE REASON FOR ISSUE 18301 VON KARMAN AVENUE, SUITE 760, IRVINE, CA 92612 O 949.250.4822 www.landconcern.com CONCEPTUAL PLANTING PLAN 4 SCALE: 1/8" = 1'-0" 0 8 16 1 LEVEL 1 - PLAN SHRUB SCHEDULE SYMBOL ABBR. BOTANICAL NAME COMMON NAME SIZE WUCOLS QTY. TREE SCHEDULE ABBR. BOTANICAL NAME COMMON NAME SIZE DESCRIPTION QTY. AM Arbutus 'Marina'Strawberry Tree 36" Box Standard 5 CC Cercis canadensis 'Flame Thrower'Flame Thrower Redbud 36" Box Standard 5 DD Dracena draco Dragon Tree 36" Box Multi Branching 7 LN Laurus nobilis 'Saratoga' Saratoga Bay Laurel 24" Box Standard 13 24" AM SHRUB SCHEDULE SYMBOL ABBR. BOTANICAL NAME COMMON NAME SIZE WUCOLS QTY. Aa Agave attenuata 'Ray of Light' Fox Tail Agave 5 Gal Low Ct Carex temulicola Foothill sedge 1 Gal Low Cte Chondropetalum tectorum Small Cape Rush 5 Gal Low Ci Cistus pulverulentus 'Sunset'Magenta Rockrose 1 Gal Low Cm Clivia miniata Kaffir Lily 1 Gal Low Cj Crassula jitters Jitters Jade 1 Gal Low Dal Dasylirion longissimum Mexican Grass Tree 15 Gal Low D Dianella Little Rev Little Rev Flax Lily 1 Gal Low Do Dietes irioides 'Orange Drop' Orange Drop Fortnight Lily 1 Gal Low Ff Furcraea foetida 'Mediopicta'Green Aloe 5 Gal Low Ll Lomandra longifolia 'Breeze'Breeze Rush 1 Gal Low My Myrtus communis 'Compacta'True Myrtle 5 Gal Low Oe Olea europaea 'Montra'Little Ollie Dwarf Olive 5 Gal Low Aa Ct Cte Ci Cm Cj Dal D Do Ff Ll My Oe 12 05 25 6 13 161 4 239 44 7 31 94 62 Px Philodendron 'Xanadu'Dwarf Philodendron 5 Gal Moderate Re Russelia equisetiformis Coral Fountain 1 Gal Low Sj Senecio jacobsenii Trailing Jade 4" Pot Low Sr Senecio radicans String of Bananas 4" Pot Low Wml Westringia 'Morning Light'Morning Light CoastRosemary 5 Gal Low WUCOLS NOTE: WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants. PLANTING DETAILS: Detail a,d,e Sheet D-1 Px Re Sj Sr Wml 14 64 54 60 47 VINE SCHEDULE SYMBOL ABBR. BOTANICAL NAME COMMON NAME SIZE DESCRIPTION WUCOLS Bo Bougainvillea 'Barbara Karst'Barbara Karst Bougainvillea 5 Gal Espalier Low Hv Hardenbergia violacea Lilac Vine 5 Gal ---Low WUCOLS NOTE: WUCOLS, Water Use Classification of Landscape Species, is a University of California Cooperative Extension publication and is a guide to the water needs of the landscape plants. CALIFORNIA EXOTIC PEST CERTIFICATION: No plants identified by the California Exotic Pest Plant Council as an invasive risk in Southern California are included in the plan. LID AND DRAINAGE NOTES: See civil drawings for all low impact development features, water supply, grading, drainage, and other details and information. LANDSCAPE DESIGN NOTES: ·All utilites to be screened. ·See architectural plans for site triangles at drop-off zone. ·All landscape areas shall be irrigated by an automatic irrigation system all the trees be irrigated via separate, dedicated bubbler circuits all other landscape areas shall be irrigated via a drip irrigation system. the entire irrigation system shall be on an automatically controlled system with a separate programs capable of irrigating each hydrozone independently. The intent of the landscape and water delivery systems is to meet all aspects of the City of Carlsbad water efficiency landscape ordinance. ·All planting areas are to be covered with 3" of mulch. CD 2025 -0003 0 0 0 0 0 0 0 (- ) 0 0 0 0 0 0 0 0 00 O z ~ 0: : : 0 Z w ~ u ~ <E Z 5 .. . 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I I I I I I I I I I ~ : I I I I ' 0! 1 z I 0 u I I I , __ .. I I I .. . ': ; 0 ,- - - - - n It : _J "' ., "' :: , z I-1:1 :, : en '• -%( 0 OCEAN STREET GARFIELD STREET BE E C H S T R E E T UP DN IDF 203 PATIO / 422sf 219 PATIO / 215sf 207 PATIO / 457sf 211 DN UP STAFF116 SENSORY ROOM 112 MECHANICAL PAD 119 HOUSE KEEPING144 LIVING/ACTIVITY128 VEST 102 VEST114 ACTIVITY - GAMES 126 DINING107 SERVERY132 HKPING 113 SEATING AREA 142 DIR OFFICE 135 MED / CHART 134 EXAM 111ACT / KITCHEN131 VESTIBULE 129 ELEC 104 MEETING133 CLEAN LINEN / GENERAL STORAGE118 LAUNDRY 115 MC1 MC1 MC1 MC1 MC1 MC1 MC3 MC2 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 MC1 LOBBY100 STAIR 1S-100 ELEV. E-100 LOUNGE 130 CORRIDOR 105CORRIDOR103 VE H I C L E P U L L - U P SP A C E 15 1 MEMORY CARE GARDEN 152 STAIR 3 S-102 MEMORY CARE GARDEN 150 STORAGE 127 SALON110 AHJ APPROVAL STAMP PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION 000000 SCHEMATIC DESIGN FR O N T P O R C H PR O J E C T A D D R E S S 15/04/2025 1/8" = 1'-0" REVISION DATE REASON FOR ISSUE 18301 VON KARMAN AVENUE, SUITE 760, IRVINE, CA 92612 O 949.250.4822 www.landconcern.com CONCEPTUAL WATER CONSERVATION PLAN 4 SCALE: 1/8" = 1'-0" 0 8 16 1 LEVEL 1 - PLAN LANDSCAPE ARCHITECT CERTIFICATION I have complied with the criteria of the City of Carlsbad's Landscape Manual and Water Efficient Landscape Regulations and applied them accordingly for efficient use of water in the irrigation design plan. Signature Date DATE RENEWAL DATE SIGNATURE05-31-26 04-14-25 CD 2025 -0003 < [__ -· ·--; .l. I I ;; " ,. / ,c ··r·1 I I I --I I 1 ~ ---~ r I I 7 11 i>: -;· nn".J] IAJ---- M IV II II ,u1a11 ____ 11 ( CH'-;; \\ .ct--,. i r, I ' r' . ' " '""' " . \.,: ~ ! " 11 ~~I ~ ~----> ~ ---::--- L J I (/ (>=1 " •, '--- , I '· t,·• ,", ' I\. ' ----11 , F :""' II I] 011 11 II -'<;::; II I 1§1 -----I II I ~ • b ' ~ \_ • ./. 11 11 I l I 11 1U I _, L +- '·~~~~~ I 1· I )\--'.I +-\'//\'( 0 0 L " " " " " -~\ [:RI\/I \/1.it,) = = ·, MWELO WATER USAGE WORKSHEET-FRONT PORCH· CARLSBAD LANDSCAPE WATER METER XX I CONTROLLER XX CITY OR ZONE CARLSBAD REFERENCE EVAPOTRASPIRATlON (ETo) 40 00 LANDSCAPE TYPE RESIDENTIAL LANDSCAPE AREA (LA) PLANT FACTOR IRRIGATION EFFICIENCY ET ADJUSTMENT HYDROZONE NO. AREA (SQ. FT.) PERCENT PLANT TYPE (PF) IRRIGATION TYPE (IE) FACTOR (ETAF) I ESTIMATED WATER USE (GALLONS Common Area Low 3.760 58% SHRUB - LOW WATER USE City Easement 1.724 27% SHRUB - LOW WATER USE 3rd Floor Planters 90 1% SHRUB -LOW WATER USE Common Area Moderate 601 9% SHRUB-MOD WATER USE Common Mod -Living Walls 240 4"' '" SHRUB-MOD WATER USE Fountains 0% WATER FEATURE 7 SHRUB-MOD WATER USE 8 SHRUB-LOW WATER USE 9 SHRUB-MOD WATER USE 10 SHRUB -LOW WATER USE 11 12 13 - 14 (ACRES) TOTAL AREA (SQ. FT.) 6,440 (ACRES) 0.15 FORMULAS AS REQUIRED BY THE REVISED 2016 MODEL WATER EFFICIENT LANDSCAPE ORDINANCE: WHEREAS: MAWA :a MAXIMUM APPLIED WATER ALLOWED ETWU (h) = ESTIMATED TOTAL WATER USE FOR EACH HYDROZONE (h) LA= LANDSCAPE AREA (SQ. FT.) ETo = REFERENCE EVAPOTRANSPIRATION 0.3 0.3 0.3 05 0.5 1.1 05 03 0.5 0.3 INLINE DRIP INLINE DRIP INLINE DRIP INLINE DRIP INLINE DRIP POOL FILL INLINE DRIP INLINE DRIP INLINE DRIP INLINE DRIP B1% 0.37 81% 037 81% 0.37 81% 0.62 81% 0.62 100% 1.10 81% 0.62 81% 0.37 81% 0.62 81% 037 SITEWIDE ESTIMATED TOTAL WATER USE (GALLONS) ...... ,, .,., MAXIMUM APPLIED WATER ALLOWANCE (GALLONS) (ACRE FEET) ETWU < MAWA I .. ., MAWA :a ETo x .62 x [(LA x ETAF) + SLA x (1-ETAF)] -(LA x ETo x 0.62 x PF) ETWU(h)-IE ETAF a ET ADJUSTMENT FACTOR (.45 FOR NON-RESIDENTIAL LANDSCAPES, 0.55 FOR RESIDENTIAL LANDSCAPES, 0.60 FOR CVWD) SLA = SPECIAL LANDSCAPE AREA (SQ. FT.) FOR RECYCLED WATER USE AND URBAN FOREST PF= PLANT WATER USE FACTOR IE a IRRIGATION EFFICIENCY 1:hl\/E\·\'.AY \ ,:.~---\,"· ' ~ f';., -) 1~1c:sr=11 -=--· , II II 1111 llo 1 " II F F 1~7 • li!E: nn □ [Q led 1---- lm R/ S' J -=- ~ ,,-, //~Jfl.t-1 --1:111-1 -_-:;,1JI [ h, i) ... I\'; ~ 'J'1 .2:_ I\ J ."S, I I:.' u_ ' 'il J J LJ -\ rr, "\. 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F-i I 11 I D~ l ~ I I_.D--'-~ -]L _J/1/ --~~ I :____,I " ◊,Ill+ .... -, \ ~ / / -◊ ----' s --'"=J Ill-l"I):; f ; If --JI Ir··· /111~?3I I , " /JI l:1u -=-~++++~ ',.., 'JII ~~ ~~I 11 I I~~~~~~~ it 0 y 0 y 0 1: (1'i.8%) I C( \I ___ I 4.,:. i I \ -t- ,.1,: ~""" \ J -, ,, I I r . i ; I ' )-·1, i I I ,I 81 LAND CONCERN LANDSCAPE ARCHITECTURE w (J) =:) 0 ::r:: et:: w 2 L =:) (J) I <( w (J) w ::r:: I- >-m 0 <( m (J) _J et:: <( u SHEET NUMBER L320 UP SERVICE HALL309 IDF 301 2 BED / 1970sf310 2 BED / 1400sf 302 2 BED / 1300sf 305 2 BED / 1600sf 307 CORRIDOR300 CORRIDOR304 STAIR 1S-300 ELEV. E-300 STAIR 2 S302 PRIVATE PATIO / 543sf 311 PRIVATE PATIO / 534sf 303 PRIVATE PATIO / 588sf 306 PRIVATE PATIO / 422sf 308 UP SERVICE HALL309 IDF301 2 BED / 1970sf 310 2 BED / 1400sf302 2 BED / 1300sf 305 2 BED / 1600sf 307 CORRIDOR 300 CORRIDOR304 STAIR 1 S-300 ELEV.E-300 STAIR 2S302 PRIVATE PATIO / 543sf 311 PRIVATE PATIO / 534sf 303 PRIVATE PATIO / 588sf 306 PRIVATE PATIO / 422sf 308 Oe Oe Oe Oe Oe Oe Sr Sr Sr Sr Sr Sr Sj Sj Sj Sj Sj Sj Oe Oe Oe Oe Oe Oe Sr Sr Sr Sr Sr Sr Sj Sj Sj Sj Sj Sj Sr Sr Sr Sr Sr Sr Sj Sj Sj Sj Sj Sj Sr Sr Sr Sr Sr Sr Sj Sj Sj Sj Sj Sj Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml Wml AHJ APPROVAL STAMP PROJECT NUMBER © ANKROM MOISAN ARCHITECTS, INC. 38 NORTHWEST DAVIS STREET, SUITE 300 PORTLAND, OR 97209 503.245.7100 1505 5TH AVENUE, SUITE 300 SEATTLE, WA 98101 206.576.1600 115 SANSOME STREET, SUITE 1005 SAN FRANCISCO, CA 94104 415.252.7063 DATE NOT FOR CONSTRUCTION 000000 SCHEMATIC DESIGN FR O N T P O R C H PR O J E C T A D D R E S S 15/04/2025 1/8" = 1'-0" REVISION DATE REASON FOR ISSUE 18301 VON KARMAN AVENUE, SUITE 760, IRVINE, CA 92612 O 949.250.4822 www.landconcern.com 4 SCALE: 1/8" = 1'-0" 0 8 16 LEVEL 3 - PLAN1 CONCEPTUAL PLANTING & WATER CONSERVATION PLAN 3322 CD 2025 -0003 U-l j1 lril Jrl i l JtJt l , _i. i a J ~J-1-A-A_J_J~ IL - - -J□ lillJ _ lffi J□HL JI[ I ~ ~u ' ·• rt ... 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L I { ' ~~~:1:~ _ :1:i± Wl:l±ttlb ~• 0 0J_, 0 '. j_o L •+• TI c·o ' .---' .+,. ' +1111'1 =i I -"""!"" II l"I ·I" H I I I :t·:±: =1-, :::j:::.. :j::j:::j: :rH±J: ~~3'~~=·•, • ff3'• ffl=11:li==' .-.-Cf---Cf'F.-'f =11 :::=1=:: -ff==!=: I -+H :==F== -7 :f=F=F .. +H-H-H-: -t-+--rl =i=R=' H=F =FFFI fi=g - MWELO WATER USAGE WORKSHEET-FRONT PORCH· CARLSBAD WATER METER XX I CONTROLLER XX CITY OR ZONE CARLSBAD REFERENCE EVAPOTRASPIRATlON (ETo) 40 00 LANDSCAPE TYPE RESIDENTIAL LANDSCAPE AREA (LA) IRRIGATION LANDSCAPE PLANT FACTOR EFFICIENCY ET ADJUSTMENT HYDROZONE NO. Common Area Low City Easement 3rd Floor Planters Common Area Moderate Common Mod -Living Walls Fountains 7 8 9 10 11 12 13 14 (ACRES) AREA (SQ. FT.) I PERCENT 3.760 I 58% 1.724 27% 9o I 1% 601 I 9% 240 I 4% 0% TOTAL AREA (SQ. FT.) 6,440 (ACRES) 0.15 PLANT TYPE SHRUB - LOW WATER USE SHRUB -LOW WATER USE SHRUB -LOW WATER USE SHRUB-MOD WATER USE SHRUB-MOD WATER USE WATER FEATURE SHRUB-MOD WATER USE SHRUB-LOW WATER USE SHRUB-MOD WATER USE SHRUB· LOW WATER USE FORMULAS AS REQUIRED BY THE REVISED 2016 MODEL WATER EFFICIENT LANDSCAPE ORDINANCE: WHEREAS: MAWA :a MAXIMUM APPLIED WATER ALLOWED ETWU (h) = ESTIMATED TOTAL WATER USE FOR EACH HYDROZONE (h) LA= LANDSCAPE AREA (SQ. FT.) ETo = REFERENCE EVAPOTRANSPIRATION (PF) IRRIGATION TYPE (IE) FACTOR (ETAF) I ESTIMATED WATER USE (GALLONS 0.3 0.3 0.3 05 0.5 1.1 05 03 0.5 0.3 INLINE DRIP INLINE DRIP INLINE DRIP INLINE DRIP INLINE DRIP POOL FILL INLINE DRIP INLINE DRIP INLINE DRIP INLINE DRIP B1% 81% 81% 81% 81% 100% 81% 81% 81% 81% 0.37 0.37 0.37 0.62 0.62 1.10 0.62 0.37 0.62 0.37 SITEWIDE ESTIMATED TOTAL WATER USE (GALLONS) ...... ,,.,., MAXIMUM APPLIED WATER ALLOWANCE (GALLONS) (ACRE FEET) ETWU < MAWA I .. ., MAWA :a ETo x .62 x [(LA x ETAF) + SLA x (1-ETAF)] .. (LA x ETo x 0.62 x PF) ETWU(h)-IE ETAF a ET ADJUSTMENT FACTOR (.45 FOR NON-RESIDENTIAL LANDSCAPES, 0.55 FOR RESIDENTIAL LANDSCAPES, 0.60 FOR CVWD) SLA = SPECIAL LANDSCAPE AREA (SQ. FT.) FOR RECYCLED WATER USE AND URBAN FOREST PF= PLANT WATER USE FACTOR IE a IRRIGATION EFFICIENCY .,. :j ..... ... 'i ,, -I • I' •• :-1-~-"!'·~1·-----__:1~-----.:.Yil -~. -~-~.... • .. ... ~ .. ~t"'· ';..~"·"'. ': - ~ ~ 2 ~r•· f l -" ~ '" -' ' ' , - ( Little Ollie Olive ( Varigated Ivy ( Mor ning Light Coast Rosemary ( Fish Hooks 81 LAND CONCERN LANDSCAPE ARCHITECTURE w (J) =:) 0 ::r:: et:: w 2 L =:) (J) I <( w (J) w ::r:: I- >-m 0 <( m (J) _J et:: <( u SHEET NUMBER L330