HomeMy WebLinkAbout2013-01-30; Planning Commission; ; RP 12-28 – RAILYARD LOFTS
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: December 10, 2012
P.C. AGENDA OF: January 30, 2013 Project Planner: Austin Silva
Project Engineer: David Rick
SUBJECT: RP 12-28 – RAILYARD LOFTS – Request for a recommendation of approval
of a Major Review Permit to allow for the construction of a four-unit residential
condominium development project on the property located at 2685 State Street in Land Use District 4 of the Village Review Zone.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6942 RECOMMENDING APPROVAL of RP 12 - 28 to the City Council based on the findings and subject to the conditions contained therein.
II. INTRODUCTION
Pursuant to Section 21.35.080 of the Carlsbad Municipal Code, new construction of a building within the Village Area that has a building permit valuation greater than $150,000 requires
approval of a Major Review Permit. In accordance with Major Review Permit procedures, the
permit is being brought forward for a recommendation by the Planning Commission and will be
submitted for final approval by the City Council. There are no unresolved issues and staff’s recommendation of approval with conditions is supported by the following analysis.
III. PROJECT DESCRIPTION AND BACKGROUND
The proposed project consists of a request for a Major Review Permit to construct a three-story, 11,493 square foot, four unit residential building.
Project Site/Setting
The project is located at 2685 State Street, on the west side of the street, north of Beech Avenue
in District 4 of the Village Review zone as shown on the attached location map. The subject property totals 6,585 square feet (.15 acres) and is currently vacant. The site is bordered by a one-story building with a pilates studio and office use to the south, a one-story building with auto
repair shop to the north, a two-story building with a cabinet shop and showroom to the east, and
a parking lot for the commuter rail station is located across the alley to the west.
Proposed Construction The applicant is proposing to construct a three-story, 11,493 square foot residential building that
is proposed to include four residential condominium units which range between 1,926 and 2,688
square feet in area. The ground level includes 1,237 square feet of living space for unit one, an
eight space parking area accessed from the State Street alley, storage space, a trash enclosure, and mechanical equipment. A parking lift is used to provide parking for unit four, which
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RP 12-28 – RAILYARD LOFTS
January 30, 2013
PAGE 2
maximizes the parking potential in a confined space. The second level consists of 2,929 square feet of combined living space for units one through three, a breezeway and five decks. The
mezzanine level contains 1,306 square feet of combined living space for units one through three,
with openings below to the second level living areas. The fourth level is devoted to unit four,
which has 2,688 square feet of living space and two decks and an additional roof deck which is accessible only from unit four. With four units proposed on a .15 acre lot, the proposed development has a density of 26.6 units per acre. The project is being processed concurrently
with a Minor Subdivision (MS 12-05), that is subject to the review and approval administratively
by the Planning and Engineering Divisions.
The building takes on a beach cottage feel with the use of various design features. The base of the building is defined by an off-white, smooth Santa Barbara stucco finish which continues up
to the second floor on certain portions of the building. Other sections of the first and second
floor use four inch lap siding, while the third floor is wrapped with shingle siding. A vegetated
“green screen” is provided on areas of the second floor elevations in an effort to help visually soften the building, as landscaping is minimal given the location of the site in the Village with minimal setback requirements. Architectural detailing such as pitched roofs with wood brackets,
recessed doors and windows, and a decorative banding design along the third floor are
incorporated into the building design.
Proposed Grading Cut: 50 CY Fill: 30 CY Export: 20 CY
IV. ANALYSIS
The proposed project is subject to the following ordinances, standards and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review Zone (CMC Chapter 21.35), District 4 (Village Master Plan and Design
Manual); C. Inclusionary Housing; and D. Growth Management.
The recommendation for approval of this project was developed by analyzing the project’s
consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations and policies is discussed in the sections below.
A. Village (V) General Plan Land Use designation
The Carlsbad General Plan includes the following goals for the Village: 1) a City which
preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian
scale; 2) a City which creates a distinct identity for the Village by encouraging activities that
traditionally locate in a pedestrian-oriented downtown area, including offices, restaurants, and
specialty shops; 3) a City which encourages new economic development in the Village and near
transportation corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of complementary uses to generate pedestrian activity and create a lively,
interesting social environment and a profitable business setting.
RP 12-28 – RAILYARD LOFTS
January 30, 2013
PAGE 3
The proposed project is consistent with the goals for the Village, as outlined within the General Plan, because it provides a multi-family residential condominium use in an appropriate location
(Residential Support Land Use District No. 4) within the Village. This in turn serves to enhance
and maintain the area as a residential neighborhood and encourages greater residential support
opportunities in the Village. It also increases the number of and improves the condition and appearance of housing units within the Village. By providing more residential opportunities, the project helps to create a lively, interesting social environment by encouraging and increasing the
opportunity for 24-hour life in the Village, which provides the necessary customer base to attract
complementary commercial and community uses. The project reinforces the pedestrian-
orientation desired for the downtown area by providing the new residents an opportunity to walk to shopping, recreation, and mass transit functions. The projects proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near
transportation corridors. Furthermore, the project will provide a strong street presence with
extensive architectural relief, landscaping and visually subordinate parking. Overall, the new
residential units will enhance the Village as a place for living. B. Village Review Zone (CMC Chapter 21.35), District 4 (Village Master Plan and Design Manual)
The proposed project meets the goals that have been identified in the Village Master Plan and Design Manual by providing new construction of a multi-family condominium residential project in the Village. The specific development standards for new development within Land Use
District 4 are as follows:
Building Setbacks The Village Master Plan and Design Manual set forth the standard for the front, rear and side yard setbacks for the property. In Land Use District 4, there are no minimum or maximum side
or rear yard setbacks for the property. The front yard setback requirement for the ground floor
portion of the proposed building is zero feet, with a 10 foot average setback for the second floor
and above. All setbacks are measured from property lines. With the proposed project, the front yard setback is five feet, while the second and third floors maintain an average setback of ten feet. The side yards have a zero foot setback, and the rear yard has a setback of one foot, eleven
and one half inches.
Building Coverage All projects in Land Use District 4 may have up to 100% building coverage. For the proposed project, the building coverage is 100%. Therefore, it meets the building coverage standard.
Building Height
The maximum building height limit for Land Use District 4 is 45 feet. A building height of 44’
2” is proposed. Therefore, the building height is in compliance with the standard set forth in the Village Master Plan and Design Manual.
Roof Pitch
All projects in Land Use District 4 are required to have a minimum 5:12 roof pitch on at least
50% of the total roof structure. The roof for the proposed project incorporates a 5:12 roof pitch on the entire roof structure, which ensures its compliance with the roof pitch development
standard.
RP 12-28 – RAILYARD LOFTS
January 30, 2013
PAGE 4
Open Space A minimum of 20% of the property must be maintained as open space. The open space must be
devoted to landscaped pedestrian amenities in accordance with the City of Carlsbad’s Landscape
Manual, and, per the Village Master Plan and Design Manual, open space may be dedicated to
landscaped planters, open space pockets and/or connections, roof gardens, balconies, and/or patios. Qualified open space for the proposed project includes landscape (raised planter and wall fountain) in the front yard along State Street, landscaped patios along on the ground floor and the
private decks located on the above floors and roof. The project provides a total of 3,344 square
feet of open space, which represents 38% of the site and is consistent with the open space
standard. Parking
The parking requirement for multi-family residential is two spaces per unit, and a half space per
unit for guest parking. With four units proposed, the parking requirement is ten spaces. The
project provides eight parking spaces that are located within the ground floor of the building, not visible from public view. One of the parking spaces is provided through the use of a parking lift. The Village Master Plan allows for the use of creative parking alternatives such as parking lifts
on a case-by-case basis, with facility recommendation of approval by the city’s Fire Chief and
Transportation Director, and final approval by the decision-making authority.
Parking Standard Modification The Village Master Plan and Design Manual allows the City Council to approve development
standards modifications where the applicant can provide acceptable evidence that a requested
development standard modification is necessary in order for silver level or higher LEED
(Leadership in Energy & Environmental Design) Certification, or a comparable green building rating, and to maintain the financial feasibility of the development with such certification. Standards modifications are also permitted for projects which assist the city in meeting the goals
and objectives set forth within the Village Master Plan and Design Manual, such as providing for
redevelopment of blighted or underutilized properties and/or mixed-use developments. The
applicant is requesting a standard modification for the guest parking requirement. As noted above, the applicant is requesting approval of a standard modification to allow for the
approval of the project without the two required on-site guest parking spaces. Staff is supportive
of the standard modification as the applicant will be constructing a “green” building, and will be
developing a blighted and underutilized property with a well-designed, attractive, and desirable project for the Village. In order to achieve the silver level LEED certification, a project must receive 60 points out of a possible 136 on the LEED project checklist (see attachment). The
applicant has indicated that the project will be receiving 62 points for this project. In addition,
North County Transit District’s (NCTD) parking lot containing 469 total spaces for the Village
Coaster station is located behind the subject property. The portion of the lot located directly
behind the site has 165 spaces and had a utilization rate of one percent according to the two most recent parking counts done in 2010. The close proximity of the project to public transportation
and public parking ensures that parking to be provided on-site will be adequate.
Residential Density
The maximum density for residential development in District 4 is 35 dwelling units per acre. With 4 units proposed on a .15 acre lot, the project has a density of 26.6 units per acre. The
proposed project complies with the density set forth for the property.
RP 12-28 – RAILYARD LOFTS
January 30, 2013
PAGE 5
C. Inclusionary Housing For all residential development less than seven units, the inclusionary housing requirement may be satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to
construct four condominium units has been conditioned to pay the applicable housing in-lieu fee
for four units prior to issuance of a building permit.
D. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the northwest
quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table A below.
TABLE A – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 13.9 sq. ft. Yes
Library 7.4 sq. ft. N/A
Waste Water Treatment 4 EDU Yes
Parks .027 acres N/A
Drainage 1 CFS Yes
Circulation 32 ADT Yes
Fire Station 1 Yes
Open Space N/A N/A
Schools 1.3 students Yes
Sewer Collection System 4 EDU Yes
Water 1,000 GPD Yes
V. ENVIRONMENTAL REVIEW
The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the General Plan as well as with the Zoning Ordinance, the project site is within the City limits, is less than 5 acres in size, and is
surrounded by urban uses; there is no evidence that the site has value as habitat for endangered,
rare, or threatened species; approval of the project will not result in significant effects relating to
traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed
by the City Planner upon final project approval.
ATTACHMENTS:
1. Planning Commission Resolution No. 6942
2. Location Map
3. Background Data Sheet
4. Local Facilities Impacts Assessment Form 5. Disclosure Statement
6. Reduced Exhibits
7. Full Size Exhibits “A” – “K” dated January 30, 2013
SITE MAP
• N
NOT TO SCALE
Railyard Lofts
RP 12-28
Revised 01/06
BACKGROUND DATA SHEET
CASE NO: RP 12-28
CASE NAME: RAILYARD LOFTS
APPLICANT: Mark Benjamin
REQUEST AND LOCATION: To allow for the construction of a four-unit residential condominium development project on the property located at 2685 State Street in Land Use District 4 of the Village Review Zone.
LEGAL DESCRIPTION: The southerly 51 feet of Lot 6 of Seaside Lands, in the City of
Carlsbad, County of San Diego, State of California, according to Map Thereof No. 1722, filed in the Office of the County Recorder of San Diego County, July 28, 1921; the northerly line of the said southerly 51 feet being parallel with the dividing line between lots 5 and 6 in said Seaside
Lands.
APN: 203-054-07 Acres: .15 Proposed No. of Lots/Units: 4 GENERAL PLAN AND ZONING
Existing Land Use Designation: Village (V)
Proposed Land Use Designation: Village (V)
Density Allowed: 35 du/acre Density Proposed: 26.6 du/acre
Existing Zone: Village Review (V-R) Proposed Zone: Village Review (V-R)
Surrounding Zoning, General Plan and Land Use:
Zoning General Plan Current Land Use
Site V-R V Vacant
North V-R V Commercial
South V-R V Commercial
East V-R V Commercial
West V-R V Public Parking Lot
LOCAL COASTAL PROGRAM
Coastal Zone: Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No
Local Coastal Program Amendment: Yes No
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
□
Revised 01/06
PUBLIC FACILITIES
School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad
Equivalent Dwelling Units (Sewer Capacity): 4
ENVIRONMENTAL IMPACT ASSESSMENT
Categorical Exemption, Section 15332 – In-fill development project
Negative Declaration, issued
Certified Environmental Impact Report, dated
Other,
[8J
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□
□
CITY OF CARLSBAD
GROWTH MANAGEMENT PROGRAM
LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application)
PROJECT IDENTITY AND IMPACT ASSESSMENT:
FILE NAME AND NO: Railyard Lofts – RP 12-28
LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: Village (V)
ZONING: Village Review (V-R), District 4
DEVELOPER’S NAME: Mark Benjamin
ADDRESS: PO Box 7050, Rancho Santa Fe, CA 92067
PHONE NO.: 858-699-6272 ASSESSOR’S PARCEL NO.: 203-054-07
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): .15 AC.
ESTIMATED COMPLETION DATE: Fall 2013
A. City Administrative Facilities: Demand in Square Footage = 13.9
B. Library: Demand in Square Footage = 7.4
C. Wastewater Treatment Capacity (Calculate with J. Sewer) 4
D. Park: Demand in Acreage = .027
E. Drainage: Demand in CFS = 1
Identify Drainage Basin = A
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT = 32
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No. = 1
H. Open Space: Acreage Provided = N/A
I. Schools: 1.3
(Demands to be determined by staff)
J. Sewer: Demands in EDU 4
Identify Sub Basin = 1
(Identify trunk line(s) impacted on site plan)
K. Water: Demand in GPD = 1,000
-. ...;.._......, ______ ....,
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'-~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed ~t the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as •Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit•
Ag1mts may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of Al:!.. persons having a
financial interest in the application. If the applicant includes a corporation or partnership.
include the names, titles, addresses of all individuals owning more than 10% of the
shares, IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (NIA) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person___________ Corp/Part~-----------
litle ___________ _ litle • --------------•
Address'-----------Address. ___________ _
2. OWNER (Not ttie owner's agent)
P-1(A)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership. include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (NIA) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person, ffih<P. µ. ~"71,<l Corp/Part. _______ __,. __
Title QUJ..Jer:?-:: Title. ___________ _
Address p. 0 • .?Jal( 7080 Address. ____________ _
f-2i k.Jc+P SIMJ-tt\ fr,,., CA
. 0,(?0&;7
Paget of 2 Revised 07110
(
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3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of AN! person serving as an officer or director of the non•
profit organization or as trustee or beneficiary of the.
Non Profit/Trust.________ Non Profit/Trus _________ _
Title____________ Title _____________ _
Address _________ _ Address ___________ _
4. Have you had more than_ $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
· D Yes ~ No If yes, please indicate person(s): __________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
7r) .,...-,( ~ • l IQ ,0)5. i,;;)-..
• -S-ig,_nn""atta_,u,_r_e~-o-f .,w.._ne-,r..,.ilaiet~a,_te_______ -S-ig_n_a-tu-re_o_f-ap_p_li-c-an_t/_d_a-te _____ _
Print or type name of owner Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Print or type name of owner/applicant's agent
P•1 (A) Page 2 of 2 Revised 07 /1 o
I
I
i
\
APPLICATION FOR
A MAJOR REVIE\N PERMIT (RP) &
A TENTATIVE PARCEL MAP (MS)
fora
(4) UNIT RESIDENTIAL PROJECT
located at
2685 STATE STREET
CARLSBAD, CA 92008
APN: 203-054-07
\
PROJECT DATA
PROJECT ADDRESS:
SITE ACREAGE:
EXISTING ZONE:
GENERAL PLAN USE DESIGNATION:
CLASSIFICATION OF LOT:
NUMBER OF UNITS:
TOTAL NUMBER OF LOTS PROPOSED:
PROPOSED DENSITY:
TOTAL BUILDING COVERAGE:
BUILDING SQUARE FOOTAGE:
PERCENT OF SITE TO BE LANDSCAPED:
NUMBER OF PARKING SPACES:
OPEN SPACE: (REQ 20%)
CUBIC FOOT AGE OF STORAGE:
SEWER DISTRICT:
WATER DISTRICT:
SCHOOL DISTRICT:
2685 ST ATE STREET
.15 ACRES (6,585 SF)
VILLAGE REVIEW {VR), DISTRICT 4
VILLAGE (V), 35 units/ac.
RESIDENTIAL
4 UNITS
(1) LOT PROPOSED
27 UNITS/ ACRE
100%
11,456 SF
20%
10 SPACES (3 PROVIDED BY CAR LIFT)
INCLUDES 1 HC SPACE
PUBLIC:
FIRST LEVEL:
SECOND LEVEL:
THIRD LEVEL:
TOTAL OPEN SPACE:
PRIVATE:
UNIT 1:
UNIT 2:
UNIT 3:
UNIT 4:
TOTAL OPEN SPACE:
651 SF
281 SF
121 SF
1,053 SF
161 SF
396 SF
468 SF
689 SF
+ 785 SF (ROOF DECK)
2,499 SF
1,600 CF (400 CF PER UNIT) IN GARAGE
CITY OF CARLSBAD
CARLSBAD MUNICIPAL WATER DISTRICT
CARSLBAD UNIFIED SCHOOL DISTRICT
UNIT AREAS
UNIT#1
GROUND LEVEL
SECOND LEVEL
MEZZANINE LEVEL
TOTAL UNIT #1
UNIT#2
SECOND LEVEL
MEZZANINE LEVEL
TOTAL UNIT #2
UNIT#3
SECOND LEVEL
MEZZANINE LEVEL
TOTAL UNIT #3
UNIT#4
THIRD LEVEL
TOTAL UNIT #4
1,135 SF
966 SF
356 SF
2,457 SF{+ 161 SF DECK)
1,512 SF
475SF
1,987 SF(+ 396 SF DECK)
1,451 SF
475SF
1,926 SF{+ 468 SF DECK)
2,688 SF
2,688 SF (+ 1,474 SF DECK)
GROSS BUILDING AREAS
GROUND LEVEL
SECOND LEVEL
MEZZANINE LEVEL
THIRD LEVEL
TOTAL GROSS BUILDING AREA
VICINITY MAP
1,990 SF
4,608 SF
1,734 SF
3,161 SF
11,493 SF
ALLARD
JANSEN
ARCHITECTS
INCORPORATED
4134 ADAMS AVE.
LOFT #9
SAN DIEGO
CALIFORNIA
9 2 1 1 6
FAX 450-6551
619 450-6550
SHEET INDEX
1. A0.1
2. C-0
3. C-1
TITLE SHEET
EXISTING TOPO
TENTATIVE PARCEL MAP
4. C-2 TENTATIVE PARCEL MAP/ SECTIONS
5. A2.1
6. A2.2
SITE PLAN/ FIRST LEVEL FLOOR PLAN & SECOND LEVEL FLOOR PLAN
MEZZANINE LEVEL FLOOR PLAN & THIRD LEVEL FLOOR PLAN
7. A4.1 ROOF PLAN/ BUILDING SECTIONS
8. A5.1
9. A5.2
10. L-1
BUILDING ELEVATIONS
IMAGE BOARD/ RENDERINGS
LANDSCAPE PLAN
PROJECT OWNER
Mark Benjamin
1058 AMERICA WAY
DEL MAR, CA 92014
TEL: 858.699.6272
E-MAIL: mark1 benjamin@yahoo.com
PROJECT TEAM
DEVELOPER
m. benjamin & co.
P.O. Box 7050
RANCHO SANTA FE, CA 92067
CONTACT: MARK BENJAMIN
ARCHITECT
ALLARD JANSEN ARCHITECTS, INC.
4134 ADMAS AVE, LOFT 9
SAN DIEGO, CA 92116
CONTACT: ALLARD JANSEN
CIVIL ENGINEER
PASCO ENGINEERING
535 NORTH HIGHWAY 101, SUITE A
SOLANA BEACH, CA 92075
CONT ACT: BRIAN ARDOLINO
LANDSCAPE ARCHITECT
GEORGE MERCER ASSOCIATES, INC.
TEL: 858-699-6272
E-MAIL: markb@benjaminco.com
DRE Lie. #: 01858609
TEL: 619.450.6550
FAX: 619.450.6551
E-MAIL: allard@teamaja.com
TEL:
FAX:
E-MAIL:
858.259.8212
858.259.4812
bardolino@plsaengineering.com
4730 PALM AVENUE, STE 210 TEL: 619.463.7876
LA MESA, CA 91941 FAX:
CONTACT: GEORGE MERCER E-MAIL:
PREPARED BY: Revision 14: _________ _
Revision 13: _________ _
Name: ALLARD JANSEN Revision 12: _________ _
ARCHITECTS, INC. Revision 11: _________ _
Revision 10: _________ _
Addreae: 4134 ADAMS AVE., LOFT 9 Revision 9: _________ _
SAN DIEGO, CA 92116 Revision 8: _________ _
Revision 7: _________ _
Phone#: (619) 450-6550 Revision 6: _________ _
Revision 5: _________ _
Revision 4: _________ _
PROJECT NAME:
RAILYARD LOFTS
Revision 3: _________ _
Revision 2: 12/14/12 2ND SUBMITTAL
Revision 1: 11/15/12 REVISIONS
2685 STATE STREET
CARLSBAD, CA 92008 Original Date:'_ 0~/_05---'/_1_2_c_1TY __ s_u_B_M_I_TT_A_L
Sheet _____ of ____ _
SHEET TITLE:
TITLE SHEET DEP#
SHEET NO.
A0.1
VICINITY MAP
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OWNER:
/,/ARK BENJAMIN
PO BOX 7050
RANCHO SANTA FE. CA 92067
Sl'l'E ADDRESS:
26B5 STA TE STREET
CARLSBAD, CA 92008
APN:
203-054-07
BENCHMARK:
CITY OF CARLSBAO BENCHMARK CLSB-130 LS 6215; 2.5" OI SC IN SE CORNER
OF DRAINAGE BOX INLET IN NE CORNER OF GRANO AVE. & WASrllNGTON SfREET .
NAVD-88 EL=43.09 '
LEGAL DESCRIPTION:
THE SOUTHERLY 51 FEET OF LOT 6 OF SEASIDE LANDS, IN THE CITY OF CARLSBAD,
COUNTY OF SAN DIEGQ STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO . 1722,
FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921:
THE NORTHERLY LINE OF THE SAID SOUTHERLY 51 FEET BEING PARAL LEL WITH THE
DIVIDING LINE BETWEEN LOiS 5 AND 6 IN SAID SEASIDE LANDS .
TOPOGRAPf/Y DA It
TPM PREPARED J.ISINeiEXISTI,J, DATA &
TOPOGRAPHY FAfJ!'i HA'ND S/-IR'T DATA OBTAINED
BY PASCO LARE( SUITER & ASSOCIATES
DATED MAY 1a~
EASEMENTS:
EASEMENTS AFFECTING THE PROPERTY PER TITLE REPORT BY FIRST AMERICAN
TITLE INSURANCE COMPANY ORDER NO. NCS-347602-SD DA TED APRIL~ 2008.
@ AN EASEMENT FOR DRAINAGE AND INCIDENTAL PURPOSES RECORDED OCTOBER 1~ 1932
AS BOOK 160, PAGE 228 OF OFFICIAL RECORDS.
LEGEND:
TC
FS
G
6 " TREE
SURVEY BOUNDARY
ADJOINING PROPERTY LINE
EXISTING EASEMENT LINE
BUILDING FOOTPRINT
FLDWLINE
CONCRETE SURFACE
TOP OF CURB
FINISH SURFACE
EXISTING GROUND
TREE & SIZE IN INCHES
PREPARED BY:
PASCO LARET SUITER & ASSOC.
535 N. COAST HWY 101, SUITE A
SOLANA BEACH, CA 92075
858-259-8212
DA TE: 5/ 18/09
JOSEPH YUHAS
PLS 5211
DATE
N: \Ac tive Jobs\2005-Ben j amin \2005 □.pro
REFERENCED DRAWINGS:
MAP 1722
LEGEND
DBSCRIP110N
51.fliJNISION HAP BDlNJARY
EAseENT LT/£
EXIST. COHTCJl.fl5
PfU'. CONTCXRS
EXIST. EDGE CF PAVEM:Nr
CENTEFI..Ii'E
EXISTING STORM MAlN
EXISTING SEWER HAIN
EXISTING WATER MAIN
--
TC 36.97
HATCH FEPRESENTS PCC PAVD'(;
EXISTING FENCE
FLOM..IJ,£/ DRAINAGE DIRECTION
O'lIV81AY APPROACH
CtN:. ClRI & GUTTEa
1" WATER SEF!VICE
4" SElt£R LATERAL
SID.
5DRSD 6--!4
SIRiD G--2
WASC WS-OJ
WASC SS-OJ
en
(J1
SYMBOL --------
----56 ----
---1541---
i/7 i/r
-5---JC;
-w----W
-x-~-x
;1
-----@
-------.@
·-L-----L---
1---
!
~
NTS
VICINITY MAP
EXISTING BUllDlNG
st~B EL.~38 .2 .
NOTES,
THE RAILRARD LOFTS PRO.JECT IS A CONDOMINIUM PROJECT
AS DEFINED IN SECTION 1350 OF THE GOVERNMENT CODE
AND CONTAINS A MAX IMUM OF 4 UNITS
SEE ARCHITECTURAL SITE PLAN FOR PARKING STALL
CLEARENCES AND HANDI-CAP DIMENSIONS
SEE ARCHITECTURAL PLANS FOR. CAR. STOPS
:,,. ....,
I I I
I I I
I
I
I
I
I I
I
I
I
I
I
I
I
I I
I
30.oo ·
TC 3821 /
TC 38.03
~
TC 37.95
1....J..-I --EX 36" RCP SD -I
I
(AJNJ}
TC 38.32
~
TC 3828
-
-
/,/S 12-05/ COP
GENERAL NOTES
LANO USE RESIDENTIAL
NUMBER OF LOTS 1 LOT
SEWER DISTRICT CITY OF CARLSBAD
WATER DIS1RICT CARLSBAD MUNICIPAL WATER DISTRICT
SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT
ELECTRIC SAN DIEGO GAS & ELECTIRC
TELEPHONE PACIFIC BELL
CATV DANIELS CABLEVISION
DRAINAGE BASIN BATIQUITOS/SAN MARCOS CREEK
FIRE CITY OF CARLSBAD
AVERAGE DAILY TRAFFIC GENERATED 32 TRIPS /4 " B ADT/DU)
PROPOSED DENSITY 26 DU/AC
PROPOSED # OF UNITS 4 UNITS
TOTAL: 4 UNITS
EXISTING ZONING R-3/ BAOZ
PROPOSED ZONING R-3/ BAOZ
EXISTING GENERAL PLAN DESIGNATION RH/ RESIDENTIAL
PROPOSED GERl'ERAL PLAN DESIGNATION RH/ RESIDENTIAL
SITE ACREAGE
PROJECT GRADING
LDT COVERAGE
GROSS 6585 SF /0. !51 AC)
NET DEVELOPABLE 6.585 SF 10.151 AC!
EXISTING IMPERVIOUS 832 SF /0 .019 AC)
ADDITIONAL IMPERVIOUS 5,486 SF /0.126 AC)
PERVIOUS 267 SF /0.01 AC/
DISTURBED 6585 SF 10.15! AC}
CUT = 50 C.Y.
FILL = 30 C.Y.
EXPORT = 20 C.Y.
5.0B3 SF
VOLUME OF CUT (PER GRADING PLAN): 30 CY
VOLUME OF OTHER EXCA VATIONS: 20 CY
TOTAL GRADED AREA: 6585 SF /0.151 AC)
50/ 0.151 = 331 CY/ACRE
33:1 CY/ACRE < 5,000 CY/ACRE
THESE QUANTITIES ARE APPROXIMATE ANO ARE SUBJECT TO
CHANGE BASED ON FINAL ENGINEERING DESIGN ANO DETAILING .
LEGAL DESCRIPTION:
THE SOUTHERLY 51 FEET OF LOT 6 OF SEASIDE LANDS. IN THE CITY OF
CARLSBAD. COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP
T/-EREOF NO. 1722, FILED IN THE OFFICE OF THE CO/.A'JTY RECORDER OF SAN
DIEGO COUNTY, JULY 28, 1921; THE NORTHERLY LINE OF Tl-£ SAID SDUTHERL Y
5J FEET BEING PARALLEL WITH THE DIVIDING LINE BETWEEN LOTS 5 ANO 6
IN SAID SEASIDE LAMJS.
EASEMENTS:
ITEM A:
AN EASEMENT FOR DRAINAGE ANO INCIDENTAL PURPOSES RECORDED OCTOBER 13, 1932
AS BOOK J60. PAGE 22B OF OFFICIAL RECORDS TO REMAIN.
TOPOGRAPHY DATA:
TPlof PREPARED USING EXISTING DATA &
TOPOGRAPHY FROM HAND SHOT DATA OBTAINED
BY PASCO LARET SUITER & ASSOCIATES
DA TED MAY JB. 2009
OWNER/ APPLICANT:
MARK BENJAMIN
PO BOX 7050
RANCHO SANTA FE. CA 92067
GRAPHIC SCALE
-►3 a jQ
PREPARED BY:
Namr. PASCO LARET SUllER & ASSOCIA1ES
Addf981: 535 N. HIGf!WAY 101, SUITE A
SOLANA BEACH, CA 112075
Phone#: (858) 259-8212
PROJECT NAME;
RAil YARD LOFrS
211115 ST ATE STREET
CARLSBAD, CA92008
SHEET TITLE:
TENTATIVE PARCEL MAP
FOR CONDOMINIUM PURPOSES
20 30
Revtelon 14: ________ _
Reviaion 13: ________ _
Rcvlelon1~---------Ravlelon 11: ________ _
Ravillion1~---------Reviaion 9: ________ _
ReY181on8: ________ _
Raviaion 7: --------~
Ravlelon&: ________ _
Ravieion 5: ________ _
Aevlelon 4: ________ _
Reviaion 3: ________ _
Revision 2: ________ _
Ravlalon 1: ________ _
Original DD: I I CITY SUBMITTAL
I
1F' -----"' -----
DEP#I _________ _
SIIEETN.
€.1
..._ ___________________________________________________ _;___-LJ., __ __.i ____________ _..(
Ro ,w
I
PROJECTI
SITE,
I
I
I
60 '
8 ' 22 '
1.5" GAS (AENJ/
2X r EXISTll\6 6-2 :J----=:::;9~ Cl.Rl & GUTTER
2" ELECTRIC _/
r1
-EX SJJEHALJ(
EXIST 4· AC DVffi 5" _J
CLASS II AB (IIINIIU4)
,/;;_ 1-11l4 " CO'D.JIT
\_ I L ~-a!id:trcTfll ~r L 2-5· (1NJ & JLE4 "
t.5" CAIL£ TV PVC CIRJJIT
2· PXJP GAS
1.25" B.£C CINJJIT ftl-0'.iB
22'
STATE STREET-TYPICAL SECTION
Ro ·W I
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B'
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21 't
-
\
<i'✓
EX Siml~+-t;,.
EXISTIMJ G-2
ll.ffJ & GUTTER
SCALE: 1"= 1.0 '
32 ·
16' 16 • r----,__ PROPERTY LINE i---~~------~~---
4" AC OVER 6"
1
I
CLASS II AB ---...,_ r-,._ SLOPE
MIN. SECTION Cl::: "=====~V.~'AR:1E::S'.:::'.S'.·-~¥~======2S======'
EX P<X RIBBON
GI.JTTER
EX B" SEWER 0----FORCE MAIN
EX 66" RCP
STOR/.1 DRAIN
EX 10 " VCP r-SEWER MAIN
ALLEY -TYPICAL SECTION
SCALE: 1"=10'
ALLEY
32 ' •
PROPERTY LINE
•
GARAGE
I
I
I UNIT 1.
FF 38.2 ffENr3R8Y STAIRS I
• FF 38.1.
---J:i::::LJ'=-===~=======::::::::;;;:;;:::::======:::~~l ----
CROSS SECTION A
lr----PROPERTY LINE
I
I
SCALE· 1"=10 '
PROPERTY LINE ~
I
I J FS 37.1 FS 36.8 FS 37.1
-------hl/r===J ,5::!~::i-;:=~~ /:::'.:'.;'l='.:='==~~~~1%~::::::;::::::::;;;;:::;;::1::~~ ___ _
J L
2.7 '
CROSS SECTION B
UNIT 1.
FF 38.2
PCC STORMWA TER
DETENTION STRUCTURE
SCALE: 1. "=1.0 '
I
I---PROPERTY LINE I STATE STREET
I
I
I -INSTALL 6 " PVC FG 39.0 PLANTER L
FS 36.7 FS 36.5 OVERFLOW PIPE 111
-------------2% '1/~~l~'l!=====JL~;~b~~~~;:;;:~2~.7%~====:::::::~;:::::::;::;:Q===~=~J=::=::=:::=::=::::::::::::::=al ----...UI ----~ C ~ -,
I' " \L-------:::=:::====:n -[2.1·
;
PCC STOR"1WATER
DETENTION STRUCTURE
INSTALL 2.5" PVC EX 8 " SEWER 0--FORCE MAIN "--INSTALL 12 " PVC
STORM DRAIN
~• "--EX 66" RCP
STORM DRAIN
--EX 10 " VCP
U SEWER MAIN
OUTLET PIPE
INSTALL 3 ' X 3 ' BROOKS
BOX OR EGUIVALENT
CROSS SECTION C
SCALE: .I "=.10 '
MS 12-05/ CDP
320 GALLON
SAND-OIL INTERCEPTOR
MODEL JP320EE-SO
TRAFFIC. RATED AC.C.EPTED BY UP Ce
*
124" C-AST IRON FRAME f C-OVER
SIDE VIEJl'i VilTH 5ASKET (mo STANDARD)\
(CUTAY-lAY) A5 f1/EQJ/RED
• --
,-<>--------1'-0" -------~
i--
1 -
I
' I I I
--7 ,-
1 1
o:d::J
1 1
1 1
--7
-I
I
I ' 3 1_011
I
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I _ _ _JL __ _J
~-----------------~-
TOP YIEVi
(C,OVERS 4 RISERS REMOVED)
□ LIGIJID GAPACITY, 320 t:,ALLONS.
□ TANK DESl5NfD FOR H-20 TRAFF IC. !',HEEL LOAD l',ITH DRY
SOIL C.ONDITION5 (~TER TA5LE 6EL.Ol"I TANK!
EARTH c.ovER OVER TANK NOT TO i:XC,EED b FT.
11NIMJM EXC,AVATIG1'1 SIZE,
□ 5UITA5LE NATIVE OR SUB-BASE SHALL 5E PREl'ARED TO HANDLE ANTIC.IPATl:D LoAD5.
THE EXC.AVATION SHALL SE BEDDED l"IITH 5UI TA6LE GRANULAR MATERIAL AND SHALL
BE GOMPACTED TO qo% MAXIMUM DRY DENSITY, OR TO REGUIREMENT5 Of TrlE PROJEC.T
e:,EOTECHNIC.AL EN51 NEER
--Cl) a, ., a ... LLJ ~ ~ e II.I t= ~ ~
L-< ~ < E --=::a ut -u "' .<i' :=! --.o~:,,i·;,
.... (I)~~~ cncn+ .. :
L-<( !l 1 " r-..a z Sl N II.I z < ; --::s .. "! /)~~ .... ~~;
91>,0fESS[~ =5 ~ i-';:
PREPARED BY:
Namr. PASCO LARET SUl'TER & ASSOCIA'IES
Add,_: 535 N. HIGflWAY 101, SUITE A
SOLANA BEACH, CA 112075
Phone#: (858) 259-8212
PROJECT NAME:
RA!LYARD LOFTS
211116 ST ATE STREET
CARLSBAD, CA92008
,p '"+-\"~AEL ~ ~ Cl !l !, '.'.: !!? .:1 ~ ii :;: ~ SHEET TITLE:
;Z~ ~~ -• ~ .... fO ~iii No. 71651 ~::J: ....., !: °; c,; TENfATIVEPARCE!.MAP
Revlelon 14: ________ _
Reviaion 13: ________ _
Flcvlelon1~---------Ravlelon 11: ________ _
Ravialon1~---------AINillion 9: ________ _
-on8: ________ _
Raviaion~ ________ _
Ravlelon 6: ________ _
Ravieion 5 : ________ _
Aev181on 4: ________ _
ReYieion 3: ________ _
Revision~ ________ _
Revlelon 1: ________ _
I I CITY SUBMITTAL
_____ ol -----
DEi'#
"' Exp. 12/31/ 13 :o ., ... a, o "' FOR CONDOMINIUM PURPOSES * * ~ il'i u :;: SHEET NO.
~"" CM\, ~ =--~ ~ ::: C 2 -1-~-----------------------------------------------------------------------------------------------------------------~-~_c~_\,_~_.;.v ____ ... ____ u_~_-& _______________________ • _______ .,.~
I
i
I
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122' O" -
14'-5½" 60'-8" 12•-on 27'-2" 7'-B½~
r ROOF -ACCESS -----------PLANTER II II
' ' 7 I I " [ I I:' 11 I !J UP
I L_ J L ___ J
lJJ D [ ffi I Xi tjNlf-2
I a: UNIT 2 D .ENTRY ELEV w I l.Q DEf K '" I-UNIT-2 -ON I b I z DECK ~ " -I ' ' :5 I'¼' 11 I ~ 1,512 SF I = I "' "' ~-I --a. " I I
I i= =i ,-r __ J I Fl 4 EXTERIOR I --
I ( --BREEZEWAY
UP ~ I -,
~STRG.
-w ·-. II
I I ' L 7C :.J 7 J > b I c'J I u ROF > I
-D I ' ~ I I I I II • ' .,,. -u I ID --\__ •
I I I I w ! D I -'" -BEDROOM 0 •
B + 11 + 5' 9 ' BEDROOM -_J ~ = "' 0 -ID 0 =I m ~ UP Jw I • I ! UP ~~ -DN EXIT . ' BATH r--,r---Wi --I S~f'R Jo w II D D 0 IX
-w " I I I/ I ~ UNIT 1 I ~ "' r, ===• 'r \BATH I IL_
'-----_, □ 966SF I II -\___ --UP ~ "' I ~ I -a: L_ I w I '\ I-BATH BEDROOM z -UN T-3 ~ " -'" <( ~t:K ~ 11 I UNIT 3 r-
I UNIT 3 IJ I UNIT 1 ' I I ~ I = -I 5' "' a. ~
fill
ENT,RY DECKI -I TT'. D -~ DE€K ri D 1,451 SF ~ Jo -
-~
I l.Q I -,-7 ,---7 [ I 11 I I ! I/ 'i .i d L I L J I ' ~ L_JL_ r, PLANTER -----------
\_ROOF ~ l l • 2 \ 0'-0"
ACCESS ';5;:''·' • I AVG. SETBACK ·1
14'-5½" 60'-8" 12•-on 23' 1/." 11'-6" 2
122'.-0"
0 ~~~.ONO LEVEL PLAN 4,608 SF ftJ
1'-11½"
112'-4"
-~-------SDGE UTILITY
N55"59'27"E 129.11' -D -----------
---------PROPOSED LOCATION OF (4)
I ___________ _.,, NEW WATER METERS
-~.
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EXIT d-+++-+-+-,-+-f-++-IUP -1
4
400 CF
STORAGE 4
400 CF
STORAGE
400 CF
STORAGE 4
400 CF
STORAGE o ~ I -
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8'-6"
>-w
...J
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1!~1'-+----/:1 •
-~ I I
1'-6"
SECURITY GATE FOR _,...---------~ I I
ABOVE GRADE PARKING I I
MECH/
POSSIBLE FIRE
CONTROL
'" ' <D
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1'-6" 1'-6"
-
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LC------CJI , I -JJJ
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-
®
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8'-6" I B'-6" I. 8'-6"
1
-
1
ON-GRADE
COVERED
PARKING
-
74'-0½"
H'-'1 '
\ '
® 0
I \ B'-6" I B'-6" I 9'-0"
~-\_ 1 1
STRUCTURAL COLUMN
' . ' ' ' ' ' ' '
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ELEV
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••••••••••••• ~1ia1 •• ~.4 •• ,.......v;"
EXTERIOR 1 0 1 // ......
r.==~BR:E:E~ZE~W:A;Y_F==,d~;;;;;;;;;;;;;;;;;;i;;;;~':;;;;~t=~lz:"".~=:++=~;::-1--SECURITY GATE TO ACCESS ' f / PARKING OR RESIDENCES
)FFE, 38.2 ± V -w ~ P~ANTER I
UNIT 1 11
I I
1,237 SF I I
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b 1--~ b w
~ ' w "'
,_
j'= 0:::
cry ~ 1--
b (j)
0 ~ w • "' '"' 1--z <(
1--
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N
BOLLARDS --~--~--~ t:J BEDF DOM
1-7
CLO. I
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D
THEATER & GAME ROOM
R.0,.ISED
PlAN~ER
(116")
I I
BATH i
QIIDI ------N55"59'27"E 129.11'
2 \ ~y1
41'-0"
1,953 SF ftJ
-
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PLANTER
I
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5'-0"
ESMNT.
10'-0"
AVG. SETBACK
I
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,_
-ALLARD
JANSEN
ARCHITECTS
INCORPORATED
4134 ADAMS AVE.
LOFT #9
SAN DIEGO
CALIFORNIA
9 2 1 1 6
FAX 450-6551
619 450-6550
PREPARED BY:
Name: ALLARD JANSEN
ARCHITECTS, INC.
Addreae: 4134 ADAMS AVE., LOFT 9
SAN DIEGO, CA 92116
Phone#: (619) 450-6550
PROJECT NAME:
RAILYARD LOFTS
2685 STATE STREET
CARLSBAD, CA 92008
SHEET TITLE:
SITE PLAN /
FLOOR PLANS
Revision 14: ________ _
Revision 13: ________ _
Revision 12: ________ _
Revision 11: ________ _
Revision 10: ________ _
Revision 9: ________ _
Revision 8: ________ _
Revision 7: ________ _
Revision 6: ________ _
Revision 5: ________ _
Revision 4: ________ _
Revision 3: ________ _
Revision 2: 12/14/12 2ND SUBMITTAL
Revision 1: 11/15/1 2 REVISIONS
Original Date: 10/05/12 CITY SUBMITTAL
Sheet _____ of ____ _
DEP#
SHEET NO.
A2.1
I
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BELOW
~ ~
---
¾i '" -
'" ' '" -
-/
'" ' '" -
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---
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;;'. ' / I I
lf-t-f-"rHH---i;-y ,--r--,-nii
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---
14'-5½"
14'-5½"
---□ ,---
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: BATH
I I --7
L-1----t-
i J
OPEN TO
BELOW
UP
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OPEN TO
BELOW
/
122'-0"
60'-8" 12•-on
-------r---1 WELLFO~----><....._ 1
MECHANICAL EQPMNT. ~ ,,...---"'::::aJ
ROOF I ACCESS I. --= (
--
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ENTRY ~-
LJ □ □_LJ __ ----------
I \\ UNIT 4 II
' I I -□ OFFICE I ◊◊ \\ 2,688 SF I
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□
v\1 ~ I , \ ~ -□ -'up
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MEDIA ROOM BATH
□ ,----11
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WELL FOR _j"" ....._ >< ,,...-~~
MECH~ICAL-EQPMNT. l--,,...--....._ ..J --
60'-8"
122'.-0"
122'-0"
60'-8"
--
/
/ LOFT
BEDROOM
, UNIT 2
475 SF ON ,-
~ ,-I -~-,-I ~ I
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'"' I ( I ' ' ON UNIT 3
475 SF
~ LOFT
' BEDROOM '-
--
60'-8"
122'.-0"
_l\1:---
\_ROOF
ACCESS
3,161 SF
12•-on
-
L OPEN TO
BELOW
' c_
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0
BATH l6 JD
~
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' ----
' OPEN TO
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-
12•-on
1,734 SF
ti,
-
-
-J
-
-
27'-2"
--
vN
ELEV
()
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COVERED
BREEZEWAY
1+
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r---' ~
BEDROOM
-
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+,,1
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II ~
BATH CLO.
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---....._ ....._ WELL FOR _ ,,...-
MECHANIC -SQPMNT, -
L2'
A4.1
23'-4½"
27'-2" --
ELEV
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BELOW
-
□
'□
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1-i----r---r-117
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o[ I
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, AV G. pETBACK I ¥41
2 11'-6"
b ' '" -
5' m -
5' ~ -&
~
9
0
~
ALLARD
JANSEN
ARCHITECTS
INCORPORATED
4134 ADAMS AVE,
LOFT #9
SAN DIEGO
CALIFORNIA
9 2 1 1 6
FAX 450-6551
619 450-6550
PREPARED BY:
Name: ALLARD JANSEN
ARCHITECTS, INC.
4134 ADAMS AVE:., LOFT 9 Addreae:
92116 SAN DIEGO, CA
-'J~6~1;9-,)~4~5~0~-~6.,5~5;0~===========-Phone #:
PROJECT NAME:
RAILYARD LOFTS
2 595 STATE: STREET
CARLSBAD, CA 92008
SHEET TITLE:
FLOOR PLANS
Revision 14:
Revision 13: __ ================= Revision 12:
Revision 11 ::-================= Revision 10:_
Revision 9: --================= Revision 9:
Revision 7: --================= Revision 6:
Revision 5: --================= Revision 4:
Revision 3: -c1,;;2.,.11.,4;,.11.,2,;221N<IO>SSUUBBWM"71TT~,.L
Revision 2: 11115112 REVISIONS
Revision 1: -==~---
10/05/12 CITY SUBMITTAL Original Date: :__c_ _____ _
Sheet __ _ of __ _
DEP#
SHEET NO.
A2.2
-------------------------------------------------------------------
"' I -ROOF DECK ~l~~--lJJJ J ~--Hifl -' ~ ""' "' utf}ul I dd I JJd k~ 1_.,,----~-__ I_ ~ ~ ~l
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BEDROOM GREAT ROOM MEDIA ROOM X X X MECH. WELL
--
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UNI 4
M.BATH M.BED EXT. EXIT
0 ' "' MEZZANINE UNIT 1
BEDROOM 5' KITCHEN 00
UNIT 1
0 ~~-~DING SECTION
ALLARD
JANSEN
ARCHITECTS
INCORPORATED
4134 ADAMS AVE.
LOFT #9
SAN DIEGO
CALIFORNIA
9 2 1 1 6
FAX 450-6551
619 450-6550
CIRC. STAIR
-I
EXIT
STAIR I
EXT.
CIRC.
-------
EXIT
STAIR
EXT.
CIRC.
PREPARED BY:
Name: ALLARD JANSEN
ARCHITECTS, INC.
-
Addreae: 4134 ADAMS AVE., LOFT 9
SAN DIEGO, CA 92116
Phone#: (619) 450-6550
PROJECT NAME:
RAILYARD LOFTS
2685 STATE STREET
CARLSBAD, CA 92008
SHEET TITLE:
ROOF PLAN
BUILDING SECTIONS
I
Revision 14: _______ _
Revision 13: _______ _
Revision 12: _______ _
Revision 11: _______ _
Revision 10: _______ _
Revision 9: _______ _
Revision 9: _______ _
Revision 7: _______ _
Revision 6: _______ _
Revision 5: _______ _
Revision 4: _______ _
Revision 3: _______ _
Revision 2: 12/14/12 2ND SUBMITTAL
Revision 1: 11/15/12 REVISIONS
Original Date: 10/05/12 CITY SUBMITTAL
Sheet ____ of ___ _
DEP#
SHEET NO.
A4.1
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ALLEY STATE STREET ___ .., r----~--~-~-~--------~----~------~-------------------------------~-----~~~--
0 ~=~~TH WEST ELEVATION
SMOOTH STUCCO
FINISH
CABLE MOUNTED
VINE SYSTEM
--1---------------------~ ...... -..... --;,+--~ -__ ----'--'--..-------------------------------
II ulu l
SMOOTHSTUcco ~.---11---
FINISH
5' m
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0 ~~.~-TH EAST ELEVATION
DECORATIVE WOOD
GABLE TREATMENT
ASPHALT ~
SHINGLE ---------~
WOOD
BRACKETS
ROOF ~·~-~ __ T ___ --
12 --
I~
\
----
,..._
--
1 DECORATIVE WOOD I WOOD RAILINGS
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SHINGLE
SIDING
------~~~~gM§-111 ; ~m ~ 1 □ I 5'
-~-==i B D X □-□~□~ m
4" LAP SIDING
RECESSED
WINDOWS & DOORS
SMOOTH
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RAISED
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ASPHALT -.........____
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-
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AND UPPER FLOORS
-
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WOOD ~
BRACKETS
--r---~-~ -------------------
SHINGLE --
SI DING ---.::::::::::
CROSS BRACE ~
HANDRAIL
4" LAP SIDING ---
HANDRAIL HEIGHT
PLANTERS
SMOOTH STUCCO
FINIISH@ BASE
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□
IC---+-+----j--JI-------10---j-+--+---ll=== =IC---+-+----j--JI
---11--------·I-----'k-
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MECH. AREA TRASH AREA
GATED ACCESS TO
PARKING AREA
0 ~~-~TH WEST ELEVATION
ALLARD
JANSEN
ARCHITECTS
INCORPORATED
4134 ADAMS AVE.
LOFT #9
SAN DIEGO
CALIFORNIA
9 2 1 1 6
FAX 450-6551
619 450-6550
PREPARED BY:
Name: ALLARD JANSEN
ARCHITECTS, INC.
Addreaa: 4134 ADAMS AVE., LOFT 9
SAN DIEGO, CA 92116
Phone#: (619} 450-6550
PROJECT NAME:
RAIL YARD LOFTS
2685 STATE STREET
CARLSBAD, CA 92008
SHEET TITLE:
BUILDING ELEVATIONS
Revision 14: _______ _
Revision 13: _______ _
Revision 12: _______ _
Revision 11: _______ _
Revision 10: _______ _
Revision 9: _______ _
Revision 8: _______ _
Revision 7: _______ _
Revision 6: _______ _
Revision 5: _______ _
Revision 4: _______ _
Revision 3: _______ _
Revision 2: 12/14/12 2ND SUBMITTAL
Revision 1: 11/15/12 REVISIONS
Original Date: 10/05/12 CITY SUBMITTAL
Sheet ____ of ___ _
DEP#
SHEET NO.
A5.1
!
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--
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·-:::::-i
•
ALLARD
JANSEN
ARCHITECTS
INCORPORATED
4134 ADAMS AVE.
PREPARED BY:
ALLARD JANSEN Name:
ARCHITECTS, INC.
Addre■a= 4134 ADAMS AVE., LOFT 9
SAN DIEGO, CA 921115
Phone#: {1519) 4el0--6?180
PROJECT NAME:
RAIL YARD LOFTS
2685 STATE STREET
CARLSBAD, CA 92008
L O F T # 9 SHEET TITLE: SAN DIEGO
CALIFORNIA
9 2 1 1 6
FJ.X 450 -6551
619 450-6550
11
:'./ ,,
Revision 14,c• ======== Ravlalon 1 3:_
Flavteion 12•c· _______ _
Revl•lon 11 c· _______ _
Aevlelon 10•c• _______ _
Revlelon9: _______ _
Revision e: _______ _
Revision 7: _______ _
Revlalone: _______ _
Revialon !I: _______ _
Rovlalon4: _______ _
Flavlaion 3: _______ _
Revialon 2, =Jl~gj~~~== Revision 1 , 11/15/12 REVISIONS
10/05/12 CITY SUBMITTAL Orfglnal Date, =-"------
DEP# ________ _
SHEET NO.
A5.2
I I 32' WIDE ALLEY/R.0.W.
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8'-6", 20· B'-6" x20'
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0 0 I 6" X 48" LINEAR PAVERS I O O "I BY STEPSTONE
-"-~-=---N55:i'9'27"E7 Z9':" --~~---;.;;;;;;;;;.---
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B"--6" < 20'
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~---TRAILING VINES
TRACHELOSPERMUM JASMINOIDES
STAR JASMINE
"'~~JIJ
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~+-+-+-+-+-+-t-11111
~,cl'I ----t----t----t----t----t----t-1
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22 X 5 GALLON SIZE
(1
SECOND FLOOR PLANTERS
LJ
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~=-y
PROPERTY LINE
(TYP)
EQU SETUM HYEMALE
HORSETA L
BRAHEA ARMATA
BLUE HESPER PALM
N55 59'27"E 129.11'
SANSEV ER A TR FASC ATA
MOTHER N LAWS TONGUE
ALOE BANES
TREE ALOE
WATER CONSERVATION STATEMENT:
WOODWARD A F MBR ATA
G ANT CHA N FERN
TRACHELOSPERMUM JASM NO DES
STAR JASM NE
1. WATER USE IS VERY LIM ITED DUE TO LIMITED AREA AVAILABLE FOR LANDSCAP ING.
2. NO LAWN IS PROPOSED,
3. IRRIGATION SYSTEMS SHALL BE HIGH EFFICIENCY DRIP TYPE.
4. WATER CONS ERVING MULCHES ARE PROPOSED.
5. AUTOMTIC CONTROLLER SHALL BE EQUIPPED WITH A RAIN SHUT-OFF DEVICE
6. ALL PLANTINGS ARE ON NORTH/EAST SIDE OF BUILDING, WITH LIMITED SUN
EXPOSURE, AND THEREFORE LIMITED WATER NEEDS.
I
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CYRTOM UM FALCATUM
HOLLY FERN
0
0
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6" X 48" L NEAR PAVERS BY STEPSTONE
0
LANDSCAPE PLAN
NOT FOR CONSTRUCTION
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POTABLE WATER SERVICE
(EXISTING) I I
SPECIMEN PALM TRE SUCH AS:I
BRAHEA ARMATA • BLl!),E HESPE8 PALM
1 X 12' BROWN TRUN K HEIGHT r lN_
WALL FOUNTAIN : I
WHITE MARBLE, 4" W ID CAP I
UPRIGHT SCULPTURA PLANT S~CH AS:
EOUIS ETU M HYEMENALE • HORS TAIL
OR I]
SANSEVIERIA TRIFASCIATA I
• MOTHER-IN-LAW'S TONGUE I
WITH PEBBLER/ROCK MULCH
32 X 5 GAL SIZE
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RAISED PLANTER: 18" f-illGH,
PLANTER WALLS TO BE
4" THICK CAST IN PLACE CONCR TE
~~RGENIA CORDIFOLI~ • ELEPH1 NT'S EARS
ASPIDISTRA ELATIOR l')/ARIEGAT:,\'
VARIEGATED CAST llflON PLANT
WITH PEBBLE/ROCK MUJLCH
17X5GALSIZE I
EX ISTING RED APP LE
ICEPLANT BETWEEN FENCE AND
SIDEWALK TO BE REM1 r ED
EXISTING FICUS BENJAMINA
I
TO BE REMOVED I
(APPROX16'HEIGHTANDSPREDt
ASP D STRA ELAT OR VAR EGATA
VAR EGATED CAST RON PLANT
BERGEN A CORO FOL A
ELEPHANT S EARS
4 8 12 16 24
GRAPHIC SCALE· FEET
32
NORTH
IF PLAN IS LESS THAN 24" X 36"
IT IS A REDUCED PRINT .
.., 1'::r"'>, Ir 1':: ,-r A I r,:c A ,.-,.-,-,.., ..--,,,.,,.-I ,-;
G
5EOR6E MERGER ..._550aA TES !NG.
GEORGE MERCER
RLA 4055
LANDSCAPE ARCHITECTURE
4730 PALM AVENUE STE 210
LA MESA CA 91941
(619) 463 7876
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CHANGES
10/1/12 PR06RESS
11/14/12 PR06RESS
12/13/12 PR06RESS
PROGRESS PRINT DATE
DESIGN GM
DRAWN GM
CHECKED
SCALE 1/B"• 1'
PROJECT 12-01Gl'
SHEET
L-1
OF 2 SHEETS
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i' \' ·----~ ----::..::-_ ~155 S9'~7"E 79 l~T~· ~ ---
1:
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~ LANDSCAPE AREA: (40 SQ_ FT.)
TO BE MAINTAINED BY OWNER OF UNIT 2
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UNIT 3
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LANDSCAPE AREA: (40 SQ. FT.) ~ TO BE MAINTAINED BY OWNER OF UN IT 3
SECOND FLOOR PLANTERS
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,,--------;.--------i,L,,,,,,,,,,'l LANDSCAPE AREA: (270 SQ_ FT.) AND FOUNTAIN
~ ...... ,,,,,,.._,,,,,..,'l TO BE MAINTAINED BY DEVELOPER UNTIL
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HOME OWNER'S ASSOCIAT ION HAS BEEN ESTABLISHED.
AT THAT TIME , ALL 1 ST FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
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NOR.TH
0 4 8 12 16 24
GRAPHIC SCALE -FEET
32
LANDSCAPE MAINTENANCE EXHIBIT
IF PLAN IS LESS THAN 24" X 36"
IT IS A REDUCED PRINT.
REDUCE SCALE ACCORDINGLY.
61".0P<.61:'; M~l:';R AS50GIA Tl:'S INC,_
GEORGE MERCER
RLA 4055
LANDSCAPE ARCHITECTURE
4730 PALM AVENUE STE 210
LA MESA CA 91941
(619) 463 7876
f-
ffi
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l:
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Ill
[Q
y_
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CHANGES
11/14/12 PROG-RESS
12/ 1 ='/ 12 PROG-RESS
PROGRESS PRINT DATE
DESIGN GM
-----
DRAWN GM
-----
CHECKED
-----
SCALE 1/B"-,·
PROJECT 1 2-0; c:i
SHEET
L-2
OF 2 SHEETS