HomeMy WebLinkAboutAMEND 2017-0016; TOWN HOUSE; Planning Commission____ ,
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STATE STREET 2677
CARLSBAD, CA 92008
APPL CAT ON FOR A MAJOR REV EW
PERM T (RP) &
A TENTATVE CARLSBAD TRACT MAP
AMENDMENT (CT)
FOR A M XED-USE
AT
PROJECT
2677 STATE STREET
CARLSBAD, CA 92008
APN: 203-054-25
BUILDING AREAS
LEVEL 1 MIXED-USE GROSS LEASEABLE
PROFESSIONAL OFFICE 781
LIVE/WORK (RESIDENTIAL) 828
SUB-TOTAL 1,609
LEVEL 2 OFFICE GROSS-LEASEABLIE PATIO
PROFESSIONAL OFFICE 1 1,669 404
PROFESSIONAL OFFICE 2 1,211
PROFESSIONAL OFFICE 3 1,366
PROFESSIONAL OFFICE 4 1,625 376
COURTYARD 1,438
SUB-TOTAL 5,871 2,218
LEVEL 3 RESIDENTIAL LIVEABLE PATIO
PENTHOUSE 1 2,117 865
PENTHOUSE 2 2,655 877
SUB-TOTAL 4.772 1,742
TOTAL 12,252 3,960
SETBACK CALCULATIONS
REQUIRED SETBACK AREA PER LEVEL:
PROPERTY WIDTH
AVERAGE SETBACK DEPTH
SETBACK AREA REQUIRED
LEVEL 1
76.25'
10'
762.5 SF
FOR MIXED-USE DEVELOPMENT, NO SETBACK AT GRADE FLOOR
LEVEL2
SETBACK AREA REQUIRED
SETBACK AREA PROVIDED
SUB-TOTAL OF EXCESS SETBACK
LEVEL3
SETBACK AREA REQUIRED
SETBACK AREA PROVIDED
SUB-TOTAL OF EXCESS SETBACK
TOTAL SETBACK EXCESS
VICINITY MAP
762.5 SF
1209 SF
446.5 SF
762.5 SF
1846 SF
1083.5 SF
1530 SF
TOWN HOUSE
2677 STATE STREET
CA'-F~LSBA D
\l!LLA-~E
c-2:,:sbad
TOTAL NET-LEASEABLE {FOR PARKING CALCULATIONS]
781 372
828
1,609 372
TOTAL NET·LEASEABLE (FOR PARKING CALCULATIONS]
2,073 1,168
1,211 859
1,366 972
2,001 1,136
1,438
8,089 4,135
TOTAL
2,982
3,532
6,514
16,212 4,507
2
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SCALE: N.T.S.
SHEET INDEX AMEND2017-0016 / AMEND2017-0015
SHEET#
T0.00
C-1
L-1
A201
A202
A203
A2.04
A6.00
A6.01
A7.00
SHEET NAME
COVER SHEET
TENTATIVE MAP & PRELIMINARY GRADING PLAN
PRELIMINARY LANDSCAPE PLAN
i CITY OF CARLSBAD
LEVEL 1 FLOOR PLAN
LEVEL 2 FLOOR PLAN
LEVEL 3 FLOOR PLAN
ROOF PLAN
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
BUILDING SECTIONS
PLANNING COMw;zs,oN
Ase Name: '(lf/it/ ~7..__
. l1CU!i:>c&11-0J/0
Case No.: (l}A. &t:li).g-o l1' 0() l :S-
Exhibit No.: A--;f' Date: J I 7 '!rt
GENERAL INFORMATION
PROPERTY OWNER
DEVELOPER
ARCHITECT
CIVIL ENGINEER
LANDSCAPE ARCHITECT
ADDRESS
SITE ACREAGE
APN
LEGAL DESCRIPTION
COASTAL ZONE
EXISTING ZONE
,
EXISTING LAND USE
PROPOSED LAND USE
NUMBER OF UNITS
# OF LOTS PROPOSED
PROPOSED DENSITY
ALLOWABLE DENSITY
PROPOSED OFFICE
TOTAL BUILDING COVERAGE
GROSS FLOOR PLATE S.F.
LEVEL 1
LEVEL2
LEVEL3
% OF SITE LANDSCAPED
PARKING REQUIRED
PARKING PROVIDED
OPEN SPACE REQUIRED
OPEN SPACE PROVIDED
SETBACK REQUIRED
SETBACK PROVIDED
SECTION 21.53.230
STORAGE (CU. FT.)
A.D.T. GENERATION
SEWER DISTRICT
WATER DISTRICT
SCHOOL DISTRICT
CONSTRUCTION TYPE
OCCUPANCY TYPES
MARK BENJAMIN
P.O. BOX7050 RANCHO SANTA FE, CA92067
ARCHIPELAGO DEVELOPMENT
P.O. 7050 RANCHO SANTA FE, CA 92067
(858) 699-6272
AVRP STUDIOS
CONTACT: ED LEONARD, PROJECT MANAGER
70316TH STREET, SUITE 200
SAN DIEGO, CA 92101
(619) 795-6082
SAMPO ENGINEERING
CONTACT: ZAREL LOMELI
171 SAXONY ROAD, SUITE 213
ENCINITAS, CA 92024
(760) 436-0660
GEORGE MERCER ASSOCIATES, INC.
CONTACT: GEORGE MERCER
4730 PALMABE#210
LAMESA, CA91941
(619) 463-7876
2677 STATE STREET
9,800 S.F. (0.22ACRES)
203-054-25
PARCEL 1:ALL OF LOT6 OF SEASIDE LANDS, ACCORDING TO MAP THEREOF NO. 1722, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921. EXCEPT THE SOUTHERLY
51 FEET, THE NORTHERLY LINE OF SAID SOUTHERLY 51 FEET BEING PARALLEL WITH THE DIVIDING
LINE BETWEEN LOTS SAND 6 IN SAID SEASIDE LANDS.
PARCEL 2: THE SOUTHEASTERLY HALF OF LOT 7 IN SEASIDE LANDS, ACCORDING TO MAP THEREOF
NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921.
NOT APPLICABLE (PER FIGURE 5)
V-R VILLAGE REVIEW ZONE
GENERAL PLAN LAND USE DESIGNATION LAND USE DISTRICT 4 • RESIDENTIAL SUPPORT AREA
VACANT (FORMER AUTOMOTIVE REPAIR)
MIXED-USE WITH MULTI-FAMILY RESIDENTIAL AND PROFESSIONAL OFFICE
(2) 2-BEDROOM RESIDENTIAL CONDOMINIUM UNITS
(1) 1-BEDROOM LIVE/WORK RESIDENTIAL CONDOMINIUM UNIT
(5) OFFICE CONDOMINIUM UNIT
(8) UNITS TOTAL
1 LOT. (8) UNIT AIR-SPACE CONDOMINIUM SUBDIVISION
(3) RESIDENTIAL UNITS
35 UNITS/ACRE= (7) RESIDENTIAL UNITS
6,652 S.F GROSS
9,186 S.F. (94%)
25,760 S.F
8.776 S.F
9,208 S.F.
7,776 S.F.
5.3% (520 S.F.19800 S.F.) (INCLUDES PODIUM PLANTER)
5 SPACES RESIDENTIAL ( 2 SPACES PER 2 BEDROOM, 1 SPACE PER 1 BEDROOM)
13 SPACES FOR PROFESSIONAL OFFICE (4,507 S.F. NET/ 350 = 13 SPACES]
18 TOTAL SPACES REQUIRED
(SEE 'BUILDING AREAS' TABLE FOR OFFICE NET LEASEABLE SF)
5 SPACES RESIDENTIAL
11 SPACES PROFESSIONAL OFFICE ON-SITE
16 SPACES PROVIDED
REQUEST 2 PARKING IN-LIEU SPACES FOR OFFICE (ZONE 2, NON-COASTAL)
20% LOT AREA= 1,960 S.F.
COURTYARD= 1,438 S.F.
GROUND LEVEL PLANTERS= 425 S.F.
BALCONIES & PATIOS= 2,519 S.F.
TOTAL OPEN SPACE PROVIDED= 4,382 S.F. (45%)
NONE AT GRADE LEVEL
10'-0" AVG. SETBACK AT ALL FLOORS ABOVE FIRST FLOOR
16.03' (SEE SETBACK CALCULATIONS)
NOT APPLICABLE
4,170 CU. FT.
125 ADT (Per SAN DAG Worksheet), Circulation lmpactAnalyis Not Required
CARLSBAD SEWER DISTRICT
CARLSBAD MUNICIPAL WATER DISTRICT
CARLSBAD UNIFIED SCHOOL DISTRICT
V-B
R-2, S-2, B
NOTE: TYPE V-B BUILDING WILL BE CONSIDERED AS NONSEPRARATED OCCUPANCIES IN
ACCORDANCE WITH SECTION 5-8.3
avrnsru':!~
S K Y P 5° RT ::,.,de,ign
703 16th Street, Suite 2QQpi;~
San Diego
California 92101
P 619. 704.2700
F 619.704.2699
www.avrpstudios.com
STAMP:
CONSULTANT
PROJECT NAME:
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ISSUE DATES:
DESCRIPTION:
PROGRESS SET
D.R. RESUBMITTAL
D.R. RESUBMITTAL
AMENDED
SUBMITTAL
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DATE:
10.28.2016
AMENDED RESUBMITTAL
PLANNING REVISIONS
02.02.2017
03.10.2017
08.07.2017
09.26.2017
12.05.2017
AVRP PROJECT NO.
AGENCY#:
DRAWN BY:
CHECKED BY:
SHEET TITLE:
SHEET NUMBER.:
16042.00
RP 2016-0001
CT 2016-0002
EL
PD
COVER SHEET
TO.OD
SYMBOL LEGEND
SUBDIVISION BOUNDARY
RIGHT-OF-WAY
EASEMENT LINE
EXISTING CON/WR
EXISTING ELEVA T/ON
-1 :50---
KEY NOTES: 0
DEMOLISH/PROTECT IN-PLACE
1. DEMOL/SH ASPHALT PA 'lfMENT
2. DEMOL/SH EXISTING BU/WING
J. DEMOLISH CONCRETE
4. DEMOL/SH CHAIN LINK FENCE
5. PROTECT ARE H'rVRANT IN PLACE
6. REMOVE 3• BOl.LARDS
7. RELOCATE GAS METER
8. DEMOLISH AND ABANDON STORM DRAIN MANHO/£
X 15fl5, (150.5)
9. CAP AND ABANDON STORM DRAIN PIPE IN-PLACE
10. REMOVE WATER METER
11. REMOVE BACKFLOW PREVENTER
12. PROTECT EXISTING SIDEWALK
NEW IMPROI/EMENTS: 0
1. PROPOSED BUILDING PER ARCHITECTS PLAN
2. PROPOSED COLUMNS
J. PROPOSED PARKING STRIPING
4. PROPOSED CONCRETE
5. PROPOSED HANDICAP PARKING STALL
6. PROPOSED TRENCH RESURFACING
7. PROPOSED STREET TREE flfl1
8. PROPOSED TRASH AREA, TO BE ACCESED FROM THE ALLEY
NEW STORM DRAINAGE: Q
1. PROPOSED SANO-OIL SEPARATOR BY JENSEN PRECAST OR CITY APPROVED
2. PROPOSED JENSEN CONCRETE DETENTION STRUCTURE
J. PROPOSED 2X2 BROOKS BOX OR EQUIVALENT (PR/VA TE)
4. PROPOSED TRENCH DRAIN (PR/VA TE)
5. PROPOSED POINT OF CONNECTION POINT TO EXIS71NG 66' RCP STORM SEllf//
PIPE
6. PVC COLLECTOR PIPE FOR ROo.F DOl'II/SPOUTS TO 8[ INSTALLED 111TH KR/STAR
ALTERS OR CITY APPROVED EQUIVALENT
7. PROPOSED DOl'II/SPOUT TO BE INSTALLED KITH KR/STAR ALTERS
UT/UT/ES: D
1. PROPOSED POINT OF CONNECTION TO EXIS71NG 8' ACP WATER MAIN
2. PROPOSED INSTALLA 710N OF WATER METERS
J. PROPOSED INSTALLA 710N OF BACKFLOW PREVENTER
4. PROPOSED POINT OF CONNECTION OF SEllf// LATERAL TO 10" VCP SD,f/1 MAIN
5. PROPOSED 2" WATER LINE
6. PROPOSED INSTALLA 7/0N OF 2• WATER METER
7. PROPOSED INSTALLA TIO/I OF 6" ARE SERVICE
8. PROPOSED /NSTALLA 710// OF ARE POC
EASEMENTS: 0
1. PROPOSED PUBLIC UTILITY & PEDESTRIAN ACCESS EASEMENT
2. EXIS71NG 5' K10E DRAINAGE EASEMENT GRANTED TO THE COUNTY OF SAN DIEGO
RECORDED ON 10/13/1932 BOOI< 160 PAGE 228 OF OFRCIAL RECORDS. TO BE
QUITCLAIMED/ABANDONED PER ANAL MAP
NOTES:
1. PROPERTY LINE BEARINGS AND DISTANCES SHOl'tl/ HEREON CALCULATED PER MAP 21084.
2. A PRELIMINARY Till£ REPORT PREPARED BY RRST AMERICAN 7111.E
COMPANY DA TED OCTOBER 13, 1932 AS DOC NO. 00267907-995-CCl WAS REVIEWED FOR EXISTING ON-SITE EASEMENTS. ONE EASEMENT
WAS FOUND ANO SAID EASEMENT HAS BEEN PLOTTED HEREON.
ABBREV/A TIONS:
CO CLEANOUT
EX EXISTING
FL FLOW LINE
FS RN/SHED SURFACE
PL PLANTER
SO STORM DRAIN
SOMH STORM DRAIN MANHOLE
TC TOP OF CURB
8/JJG PER ARCH PLAN
o/w
~ " ;f------+---------11;, 4.5' 7.7'
~ STATE ST
PROTECT EX/SllNG SIDEWALK IN-PLACE
---"""""',...,. J,.,,,1-,,-L.,;_..;:,1;=%~;....._=~I
PROTECT CURB IN-PLACE
PROTECT AC PA'vfMfNT
IN-PLACE
''.4" CROSS SFCTION =====""===='==="'='"'==='""'===========N=TS=@
TENTATIVE MAP AND PRELIMINARY GRADING PLAN
FOR EIGHT CONDOMINIUM UNITS
2677 STATE STREET
--------~------
10
I
5 0
~
SCALE:
10 20
I I
1" = 10'
OMIER'S CERT/FICA TE:
I HEREBY CERTIFY THAT I AM THE RECORD 01'11/ER OF THE PROPERTY SHOl'tll ON THE
ATTACHED TENTA71VE MAP ANO THAT SAID MAP SHOWS THE ENTIRE CONTIGUOUS
Ol'tl/ERSH/P. I UNDERSTAND THAT PROPERTY IS CON71GUOUS EVEN IF IT IS SEPARATED
BY ROADS, STREETS. UTILITY EASEMENTS. OR RAILROAD RIGHTS OF WAY.
I HEREBY CONSENT TO THE RUNG OF THIS TENTATIVE MAP.
MARK BENJAMIN
01'11/ER
SUBDIVIDER
MARK BENJAMIN
PO BOX 7050 RANCHO SANTA FE, CA 92067
SITE ADDRESS
2677 STA TE STREET
CARLSBAD, CA 92008
LEGAL DESCRIPTION:
DATE
PARCEL 1: ALL OF LOT 6 OF SEASIDE LANDS, ACCORDING TO MAP THEREOF NO. 1722,
FILED IN THE omCE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JI)[ Y 28,
1921. EXCEPT THE SOUTHERLY 51 FEET BEING PARALLEL '111TH THE DIVIDING LINE
BETWEEN LOTS 5 AND 6 IN SAID SEASIDE LANDS.
PARCEL 2: THE SOUTHERLY HALF OF LOT 7 IN SEASIDE LANDS, ACCORDING TO MAP THEREOF NO. 1722, RLED IN TH[ omcE OF THE COUNTY RECORDER OF SAN DIEGO
COUNTY J/JLY 28, 1921.
ASSESSOR'S PARCEL NO.:
203-054-25
CAUFORNIA COORDINATES:
366-1665
TOTAL ACREAGE:
EXISTING: 0.225 GROSS & NET
PROPOSED: 0.225 GROSS & NET
TOTAL LOTS:
1 LOT
GENERAL PLAN DES/GNA TION: MIXED-USE
PRESENT ZONING REGULATIONS: (V-R!
FRONT YARD SETBACK: FOR MIXED-USE D(VELOPMENT, THERE SHALL BE NO MINIMUM
OR MAXIMUM SETBACK FOR RRST AT GRADE FLOOR. INTERIOR SIDE YARD SETBACK: NO MINIMUM OR MAXIMUM.
STREET SIDE YARD SETBACK: NO MINIMUM OR MAXIMUM.
REAR YARD SETBACI(; NO MINIMUM OR MAXIMUM.
MAX LOT COVERAGE: 100%
MAX HEIGHT: 45'
PR£S£NT USE: 1 COMMERCIAL GARAGE
PROPOSED USE: 1 LOT, EIGHT-UNIT AIRSPACE CONDOMINIUM SUBDIVISION AS
DEANED IN SEC710N 1350 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA.
ACCESS: VEHICLE ACCESS PROVIDED FROM REAR ALLEY. PEDESTRIAN ACCESS IN THE
FRONT FROM STA TE STREET.
UT/UT/ES: WATER: CARLSBAD MUNICIPAL WATER DISTRICT
ARE: CARLSBAD FIRE DEPARTMENT
SEllfR: CITY OF CARLSBAD WAS/EWA /ER DIVISION
ELEMENTARY SCHOOL: CARLSBAD UNIFIED SCHOOL DISTRICT
HIGH SCHOOL: CARLSBAD UNIFIED SCHOOL DISTRICT
TOPOGRAPHY:
THE EXIS71NG TOPOGRAPHY SHOl'II/ HEREON IS FROM A REW SURVEY PERFORMED BY SAMPO ENGINEERING, INC. ON SEPTEMBER 23, 2016.
'!£RT/CAL BENCHMARK:
CITY OF CARLSBAD VER71CAL CONTROL POINT 139 LOCATED IN TH[ SOUTH SIDEWALK
NEAR THE EAST ENO OF LAS FLORES DRIVE BRIDGE OVER INTERS TA TE 5, 50 FT EAST OF CENTER OVERPASS ANO 2.5 FT OF CURB
DA TUM: NA ';DBB ELEVAllON:88.415
IMPERMEABLE AREAS CALCIJLA TJONS:
EXISTING IMPERVIOUS AREAS = 9,110 SF
PROPOSED IMPERVIOUS AREAS= 9,386 SF
INCREASE IMPERVIOUS AREAS= 276 SF
EARTH WORK QIJANl/TY:
CUT: 231 CY
Fill: 2 CY
EXPORT: 229 CY
REMEDIAL: 1,088 CY {J' REMOVAL AND RECOMPACTION UNDER BUILDING AREAS}
STORM WA TER QIJAUTY STATEMENT:
THIS PROJECT IS CONSIDERED 'STANDARD" FOR STORM WATER QUALITY PURPOSES PER THE
CITY OF CARLSBAD STORM WATER PROJECT CLASS/FICA 710N. THE PROJECT PROPOSES AN
INCREASE TO THE TOTAL IMPER'IIOUS SURFACES OF 314 SF AND AN INCREASE IN STORM
WATER RUNOFF. THE AN71CIPATED INCREASE IN STORM WATER RUNOFF VOLUME HAS BEEN
CALWLA TED AS 43 CF. A OETEN710N BASIN IS PROPOSED IN THE PARKING GARAGE IN AN
EFFORT TO MIT/GA TE PEAK STORM FLOWS FOR THE TOTAL SITE IN THE DEVELOPED CONDITION.
MAP PREPARED BY:
SAMPO ENGINEERING. INC. 171 SAXONY RD, STE 213
ENCINITAS, CA 92024
(760)436-0660
fLi /-.-
VINCENT L SAMPO, LS 7655
5/JBDIVIDER'S CERT/FICA TE
0 ;{)
THE SUBDIVIDER AGREES TO DEFEND, INDEMNIFY, ANO HOW HARMLESS THE
CITY OF CARLSBAD ANO ITS AGENTS. OFRCERS, AND EMPLO'fEES FROM
ANY Cl.AIM, ACTION, OR PROCEEDING AGAINST THE CITY OF CARLSBAD OR ITS AGENTS. OFRCERS, OR EMPLOYEES, TO ATTACK, SET ASIDE, VOID, OR
ANNUL AN APPROVAL FROM THE CITY OF CARLSBAD CONCERNING THE
SUBDIVISION fil/EN SUCH ACTION IS BROUGHT K1THIN THE TIME PERIOD
SPEC/RED IN GOVERNMENT CODE SEC710N 66499.31. THIS CERllRCATE IS CONDl710NED UPON THE CITY OF CARLSBAD PROVIDING PROMPT NOTICE TO
THE SUBDIVIDER AS PROVIDED FOR BY THE ACT. (GOVERNMENT CODE
66474.9}
·,-.------1,0
MARK BENJAMIN
SUBDIVIDER
DATE
:;;-
cii
MULTI-TRUNKED PHOENIX RECLINATA ----.
SENEGAL DATE PALM
UNDERPLANTED WITH AEONIUM
SUNBURST
D
\J
MAINTENANCE:
LANDSCAPE AREA: (45 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL 2nd FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
PLAN VIEW -2nd FLOOR COURTYARD
MAINTENANCE:
LANDSCAPE AREA: (50 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
I
NORTHWEST CORNER
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, All 4th FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OV\INERS ASSOCIATION
SOUTHWEST CORNER SOUTHEAST CORNER
4th FLOOR PLANTERS (FREESTANDING)
I
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PROPERTY LINE
. ,,, ..;.,,.:··-,
•
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--PROPERTY LINE
,,,-.. , ... ,~. i: .·; ·-" '""'"·' ._,-., \ · .. ~.-.,,,. ,-·-;' • r;·\ .. /:: . . ·--, ·.-. ..
•
•
' ' : ' ' ' ·---' ' ' I : ' i ! I '
h.. ~ ~
Cl:)
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
I
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EUPHORBIA MILLlllAPACHE RED'
CROWN OF THO!!iNS
I
i
I
WOODWARDIA Flr.j!BRIATA
GIANT CHAIN FEfN
I 1 :--4' X 4' CAST ,
i"-1...1 IRON TREE GFlATE r-.... ADA COMPLI/\JNT
~
Cl:)
ALOE BAINSII
TREE ALOE
...______ SIDEWALK
CAREX PANS!\
CALIFORNl!'t MEADOW SEDGE
PLANTED IN t:flOSWALE
I
CHONDROPElrALUM TECTORUM
CAPE RUSH
I
I
DIANELLA TASMANllcA 'VARIEGATA'
VARIEGATED TASMANIAN FLAX LILY
I
I
I
LARGE CHUNKS OP LOCALLY SOURCED
GRANITE -TAN/GRAY, 3" DIAM.
3" DEPTH I
I
ACER PALMATUM -1JAPANESE MAPLE I
I
EXISTING BUILDING 2685 STATE STREET I
I
0 4 8 12 16
GRAPHIC SCALE -FEET
PLAN VIEW -GROUND FLOOR.STREET LEVEL
PLANTING LEGEND
SYMBOL
•
SPECIES/COMMON NAME
ACER PALMATUM
JAPANESE MAPLE
AEONIUM 'SUNBURST'
SUNBURST AEONIUM
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
ALOE BAINSII
TREE ALOE
CAREX PANSA
CALIFORNIA MEADOW SEDGE
CHONDROPETALUM TECTORUM
CAPE RUSH
DIANELLA TASMANICA 'VARIEGATA'
VARIEGATED FLAX LILY
EUPHORBIA MILLII 'APACHE RED'
CROWN OF THORNS
SIZE QUANTITY
15 GAL. 1
1 GAL. 63
5 GAL. 20
15 GAL. 1
1 GAL. 45
5 GAL. 4
5 GAL. 10
1 GAL. 16
PHOENIX RECLINATA 36" BOX 1
SENEGAL DATE PAL MULTI-TRUNK
WOODWARDIA FIMBRIATA
CHAIN FERN 5 GAL. 3
STREET TREE:
ARCHONTOPHOENIX CUNNINGHAMIANA 24" BOX MIN. 2
KING PALM
AT ALL PLANTED AREAS: MULCH OF LARGE CHUNKS OF LOCALLY SOURCED
GRANITE -TAN/GRAY, 3" DIAM. -3" DEPTH
··-------------------------··----------
24 32 MAINTENANCE:
LANDSCAPE AREA: (298 SO. FT.)
TREE WELLS: (32 SQ. FT.)
I
I
I
I
TO BE MAINTAINED BY DEVELOPER UNTIL
NORTH
WATER CONSERVATION STATEMENT:
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL isl FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
1. WATER USE IS VERY LIMITED DUE TO LIMITED AREA AVAILABLE FOR LANDSCAPING.
2. NO LAWN IS PROPOSED,
3. IRRIGATION SYSTEMS SHALL BE HIGH EFFICIENCY DRIP TYPE.
4. WATER CONSERVING MULCHES ARE PROPOSED.
5. AUTOMATIC CONTROLLER SHALL BE EQUIPPED WITH A RAIN SHUT-OFF DEVICE
6. MOST PLANTINGS ARE ON NORTH/EAST SIDE OF BUILDING, WITH LIMITED SUN
EXPOSURE, AND THEREFORE LIMITED WATER NEEDS.
7. MAJORITY OF PLANTING IS LOW OR VERY LOW WATER USE.
MWELO NOTE: Landscape area is 425 square feet, falling
below the 500 sq. ft. minimum required for MWELO compliance.
PRELIMINARY LANDSCAPE PLAN
LANDSCAPE MAINTENANCE RESPONSIBILITY
WATER CONSERVATION STATEMENT
NOT FOR CONSTRUCTION
If PLAN IS LESS THAN 24" X S&"
IT IS A REDUCED PRINT.
Qi::=n1v.i:=: c.r.b.1;::: i,.r_r.n~n11'J,-::.,1 v
--------------
GEORGE MERCER
RLA4055
I.ANDSCAPEARCHITECTIJRE
990 SEACOAST DRIVE, STE. 20
IMPERIAL BEACH, CA 91932
(619) 463-7876
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AMEND2017-0016 / AMEND2017-0015
GENERAL NClTES
1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TO
THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32. AS
RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LDN
CONSULTING, INC. (JANUARY 21, 2017)
2. TREE WELL SIZE AND GRATE MODEL SHALL MATCH EXISTING TREE
WELLS AND GRATES ON STATE STREET TO THE SOUTH ON GRAND
AVE AS APPROVED BY THE PLANNING DIRECTOR.
STATE STREET
LEGEND
NET S.F. AREA FOR
PURPOSES OF PARKING
CALCULATIONS
avrnsTUDIOS
SKYP5RT ~
703 16th Street, Suite 2CeQpi,ra
San Diega
California 92101
P 619. 704.2700
F 619. 704.2699
www.avrpstudios.com
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AMENDED RESUBMITTAL
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02.02.2017
03.10.2017
08.07.2017
09.26.2017
12.05.2017
AVRP PROJECT NO.
AGENCY#:
DRAWN BY:
CHECKED BY:
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RP 2016-0001
CT 2016-0002
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AMEND2017-0016 / AMEND2017-0015
GENERAL NOTES
1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TO
THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, AS
RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LON
CONSULTING, INC. (JANUARY 21. 2017)
• i
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703 16\h Street, Suite 2(8'\,,I,;"
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P 619. 704.2700
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08.07.2017
09.26.2017
12.05.2017
AVRP PROJECT NO.
AGENCY#:
DRAWN BY:
CHECKED BY:
SHEET TITLE:
16042.00
RP 2016-0001
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AMEND2017-0016 / AMEND2017-0015
GENERAL NOTES
..
1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE TO
THE RAILROAD TRACKS SHALL BE DUAL-PANEDANDACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, AS
RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LDN
CONSULTING, INC. (JANUARY 21, 2017)
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703 16th Street, Suite 218'l,,!;tt
San Diego
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F 619. 704.2699
www.avrpstudios.com
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AMENDED
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02.02.2017
03.10.2017
08.07.2017
09.26.2017
12.05.2017
AVRP PROJECT NO
AGENCY#,
DRAWN BY1
CHECKED BY,
SHEET TITLE,
16042.00
RP 2016-0001
CT 2016-0002
EL
PD
LEVEL 3 FLOOR PLAN
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AMEND2017-0016 / AMEND2017-0015 avrnsru~;,~
S KYP5RT ::,.des""
703 16th Street, Suite 2~a
San Diego
California 92101
P 619.704.2700
F 619. 704.2699
www.ovrpstudios.com
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DESCRIPTION: DATE:
PROGRESS SET 10.28.2016
D.R RESUBMITTAL 02.02.2017
D.R. RESUBMITTAL 03.10.2017
AMENDED 08 07.2017
SUBMITTAL
AMENDED 09.26.2017 RESUBMITTAL
PLANNING REVISIONS 1205.2017
AVRP PROJECT NO
AGENCY#:
DRAWN BY
CHECKED BY
SHEET TITLE·
SHEET NUMBER.:
16042.00
RP 2016-0001
CT 2016-0002
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PD
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AMEND2017-0016 / AMEND2017-0015
KEYNOTES:
@]] BOARDFORMED CONCRETE
§] SMOOTH STUCCO FINISH
§] SAND FINISH STUCCO
~ CONTROL JOINT
~ WOOD SIDING HORIZONTAL
~ WOOD SIDING DIAGONAL
§] METAL FASCIA
~ METAL COPING
~ METAL PLANTER
~ ACRYLIC PANEL
[22] RAISED PLANTER BOX
@] LOUVERED SCREEN DOOR
@] GARAGE DOOR
~ DOWNSPOUT
~ CMUWALL
~ AWNING
@] COLUMN
[ill GLAZING
~ CERAMIC TILE
~ WOOD RAFTERS
[1J DOOR
E] CMUWALLAT
PROPERTY LINE
@] SMOOTH STUCCO FINISH AT
EXPOSED CMU LOCATIONS
avrnsTUDIOS
SKYP5RT ~
703 16th Street, Suite 2~-..
San Diego
California 92101
P 619. 704.2700
F 619. 704.2699
www.avrpstudios.com
STAMP:
CONSULTANT
PROJECT NAME·
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DESCRIPTION: DATE:
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D.R RESUBMITTAL 02.02.2017
D.R. RESUBMITTAL 03.10.2017
t~~~R-~2L 08.07.2017
AMENDED 09.26.2017
RESUBMITTAL
PLANNING REVISIONS 12.05.2017
AVRP PROJECT NO.
AGENCY#:
DRAWN BY:
CHECKED BY:
SHEET TITLE:
16042.00
RP 2016-0001
CT 2016-0002
EL
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EXTERIOR ELEVATIONS
SHEET NUMBER.:
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AMEND2017-0016 / AMEND2017-0015
KEYNOTES:
@2] BOARDFORMED CONCRETE
~ SMOOTH STUCCO FINISH
§] SAND FINISH STUCCO
~ CONTROL JOINT
~ WOOD SIDING HORIZONTAL
~ WOOD SIDING DIAGONAL
~ METAL FASCIA
~ METAL COPING
~ METAL PLANTER
~ ACRYLIC PANEL
o:D RAISED PLANTER BOX
@] LOUVERED SCREEN DOOR
@] GARAGE DOOR
~ DOWNSPOUT
@] CMUWALL
~ AWNING
@_] COLUMN
[ill GLAZING
@] CERAMIC TILE
~ WOOD RAFTERS
[?il DOOR
~ CMUWALLAT
PROPERTY LINE
~ SMOOTH STUCCO FINISH AT
EXPOSED CMU LOCATIONS
avrnsTUDIOS
SKYP5RT ~TB"
703 16th Street, Suite 2CaQ,,l,,a
San Diego
California 92101
P 619.704.2700
F 619. 704.2699
www.avrpstudios.com
STAMP
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PROJECT NAME:
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PROGRESS SET 10.28.2016
D.R. RESUBMITTAL 02.02.2017
D.R. RESUBMITTAL 03.10.2017
AMENDED 08.07.2017
SUBMITTAL
AMENDED 09.26.2017 RESUBMITTAL
PLANNING REVISIONS 12.05.2017
AVRP PROJECT NO.
AGENCY#:
DRAWN BY
CHECKED BY:
SHEET TITLE:
16042.00
RP 2016-0001
CT 2016-0002
EL
PD
EXTERIOR ELEVATIONS
SHEET NUMBER.:
A6.01
+81.7'
HEIGHT LIMIT ( +45')
<t ......_
N I
N
la N PENTHOUSE 2 ......_
A
fr_
B
"' I N
GARAGE
BUILDING SECTION
1 /8"c:1 '-0"
STORAGE
--ALLOWABLE HT LIMIT
PROJECTION (PARAPET) PER
21.04.065.1.A, TYP.
"' I N
b
'
PARKING
BUILDING SECTION
----------------
PENJH0USE 2
GARAGE
AISLE
c--I N
----------------
PENTHOUSE 1
D 4' 8'
COURTYARD
PARKING
0 4' 8'
OFF!CE
16'
16'
"1-
I -
OFFICc
b
I N
-------------
AMEND2017-0016 / AMEND2017-0015
+422'
7 HEIGHT LIMIT ( +45')
I
I
I
I FF: + 70.5'
I LEVEL 4 PENIBOUSE
I
I
I
I
I FF: +50.0'
I LEVEL 2
aN ......_ STA TE STREET
_7 I
N' -'
45' HEIGHT LIMIT
PER CBMC 21.04.065
FF: + 70.5'
LEVEL 3 PENIBOUSE
FF: +50.0' ~
LEMEL 2
FF: +38.0' ~
-----------------------------
avrnsTUDIOS
SKYP5RT ~
703 16th Street, Suite 2(~1,<o
San Diego
California 92101
P 619. 704.2700
F 619.704.2699
www.avrpstudios.com
STAMP:
CONSULTANT:
PROJECT NAME:
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DESCRIPTION: DATE:
PROGRESS SET 10.28.2016
D.R. RESUBMITTAL 02.02.2017
D.R. RESUBMITTAL 0310.2017
AMENDED 08.07.2017 SUBMITTAL
AMENDED 09.26.2017
RESUBMITTAL
PLANNING REVISIONS 12.05.2017
AVRP PROJECT NO.
AGENCY#:
DRAWN BY:
CHECKED BY:
SHEET TITLE:
16042.00
RP 2016-0001
CT 2016-0002
EL
PD
BUILDING SECTIONS
SHEET NUMBER.:
A7.00