HomeMy WebLinkAboutPRE 2018-0009; GRAND JEFFERSON; Preliminary ReviewSHEET INDEX
ARCHITECTURAL
A0.1 COVERSHEET
A1.1 SITE PLAN
A2.1 FIRSTFlOOR PLAN
A2.2 SECOND THROUGH FOURTH FLOOR PLANS
A3.1 BUILDING ELEVATIONS
THE GRAND JEFFERSON
MIXED USE DEVELOPMENT
786 GRAND AVENUE
CARLSBAD, CALIFORNIA
ADDRESS
EXISTING PARCEL ADDRESS
ASSESSOR'S PARCR NUMBER
BUILDING CODE DATA:
GOVERNING CODE:
786 GRAND AVENUE
CARLSBAD, CALIFORNIA
203-302-04-00
2016 CALIFORNIA BUILDING CODE
(BASED ON 2015 IBC)
2016 CALIFORNIA FIRE CODE
(BASED ON 2015 IFC)
2016 CALIFORNIA PLUMBING CODE
(BASED ON 2015 UPC)
2016 CALIFORNIA MECHANICAL CODE
(BASED ON 2015 UMC)
2016 CALIFORNIA ELECTRICAL CODE
(BASED ON 2015 NEC)
2016 CALIFORNIA ENERGY CODE
201J CALIFORNIA EXISTING BUILDING CODE
2016 CALIFORNIA GREEN BUILDING STANDARDS CODE
NOTE: THE RESIDENTIAL CONDOMINIUM AND APARTMENT UNITS MUST BE ACCESSIBLE AND ADAPTABLE.
BUILDING CODE ANALYSIS:
TYPE OF CONSTRUCTION:
BUILDING OCCUPANCY:
OCCUPANT LOAD:
DESCRIPTION OF USE:
FULLY SPRINKLERED:
STORIES:
HEIGHT:
-ALLOWABLE ARCHITECTURAL PROJECTIONS:
GENERAL PLAN
ZONING
MASTER PLAN
COASTAL ZONE
SCHOOL DISTRICT
WATER SERVICE
SEWER SERVICE
SCOPE OF WORK
1118
8, S-2, R-2
MIXED USE-RETAIL/ RESIDENTIAL
YES
4
45'-0"
53'-0"
VILLAGE (V)
VILLAGE REVIEW (V-R)
VILLAGE MASTER PLAN (VMP)
NO
CARLSBAD UNIFIED SCHOOL DISTRICT
CARLSBAD MUNICIPLE WATER DISTRICT
CARLSBAD WASTEWATER DIVISION
NEW PROPOSED MIXED USE RETAIL AND RESIDENTIAL PROJECT CONSISTING OF A FIRST FLOOR RETAIL/
COMMERCIAL I PARKING GARAGE, SECOND, THIRD AND FOURTH FLOOR RESIDENTIAL UNITS. 6 TOTAL
RESIDENTIAL UNITS PROPOSED.
LEGAL DESCRIPTION
AREA CALCUI.ATIONS
lOTAREA:
EXISTING COMMERCIAL LOT: 9060 S.F. I .208 AC
EXISTING BUILDING:
DAY CARE BUILDING TO BE REMOVED
COMMERCIAL ADT
2,124 SF
40/1,000 S.F.=.04 X 2,124 S.F. = 85 ADT
RESIDENTIAL UNITS:
TOTAL CONDOMINIUM UNITS
DWELLING UNIT DENSITY:
.208 AC X 35 D.U.IAC = 7.28 UNITS ALLOWED (MAX. PER VILLAGE MASTER PLAN)
DENSITY PROPOSED = 28.85 UNITS PER ACRE
BUILDING I LOT COVERAGE:
TOTAL GRADE USEABlE AREA AND COVERED PARKING AREA
AREAS:
1ST FLOOR TOTAL GROSS:
-COMMERCIAL:
-LOBBY AREA:
2ND FLOOR (2 CONDO UNITS TOTAL GROSS):
-(2) RESIDENTIAL CONDO UNITS: (2) 3 BEDROOM
3RD FLOOR (2 CONDO UNITS TOTAL GROSS):
-(2) RESIDENTIAL CONDO UNITS: (2) 3 BEDROOM
4TH FLOOR (2 CONDO UNITS TOTAL GROSS):
-(2) RESIDENTIAL CONDO UNITS: (2) 3 BEDROOM
TOTAL GROSS FLOOR AREA
TOTAL PARKING GARAGE AREA
1ST FLOOR TOTAL NET:
2ND FLOOR (2 CONDO UNITS TOTAL):
3RD FLOOR (2 CONDO UNITS TOTAL):
4TH FLOOR (2 CONDO UNITS TOTAL):
TOTAL NET USEABLE FLOOR AREA:
PARKING CALCULATIONS
PARKING REQUIRED
COMMERCIAL RETAIL (2029 SF NET 1300)
MULTI FAMll Y CONDO (6-3 BDRM. UNITS X 2)
TOTAL SPACES REQUIRED:
PARKING PROVIDED
STANDARD PARKING SPACES PROVIDED:
COMPACT PARKING SPACES PROVIDED:
HANDICAP PARKING SPACES PROVIDED:
TOT Al SPACES PROVIDED:
MULTI FAMILY ON SITE PARKING SPACES PROVIDED:
TOT Al PARKING STALL CREDITS REQUESTED:
NOTE: OWNER TO MAKE ARRANGEMENTS WITH THE CITY TO COMPl Y WITH COMMERCIAL
PARKING REQUIREMENTS VIA VILLAGE PARKING IN-LEIU FEE PROGRAM WHERE
APPLICABLE.
NOISE NOTE
6 UNITS
6966 SF 187.9%
2,732 S.F.
2536 S.F.
196 S.F.
4,769 S.F.
4,769 S.F.
4,769S.F.
17,039 S.F.
4,108 S.F.
2,525S.F.
4,432S.F.
4,432 S.F.
4,432S.F.
15,821 S.F,
7 SP.
12 SP.
19 SPACES
7 SP.
5SP,
1 SP.
13 SP.
12 SP.
SSP.
THIS PROJECT IS NOT WITHIN A NOISE CRITICAL AREA (CNEl CONTOUR OF 60 dB) AS SHOWN ON THE
GENERAL PLAN.
VIONITY MAP:
,-, -·_.·,-:-,~ a.,. ~
J)
§I
; .~,,~.
NOTE: QUANTITIES OF HAZARDOUS MATERIALS MAY BE STORED WITHIN THE BUILDING
WILL NOT EXCEED THE LIMITS LISTED IN IBC TABLES 307.1(1) AND 307.1(2).
NOTE: ALL PROJECT SIGNAGE TO BE UNDER A SEPARATE PERMIT
NOTE: ENTIRE BUILDING SHALL BE FIRE SPRINKLERED PER NFPA STANDARD 13AND
CITY OF CARLSBAD REGULATIONS. A WET STANDPIPE PER NFPA 24 SHALL
ALSO BE PROVIDED, PLANS SHALL BE PROVIDED TO THE FIRE DEPARTMENT
FOR REVIEW AND APPROVAL
OPEN SPACE
LOT AREA:
TOTAL LOT AREA:
TOTAL REQUIRED OPEN SPACE (20%)
1STFlOOR:
-LANDSCAPE
TOTAL
2ND FLOOR:
-PLANTERS
-PRIVATE BALCONIES
TOTAL
3RD FLOOR:
-PLANTERS
-PRNATE BALCONIES
TOTAL
4TH FLOOR:
-PLANTERS
-PRIVATE BALCONIES
TOTAL
ROOF:
-ROOF TOP DECK UNIT 5
-ROOF TOP DECK UNIT 6
TOTAL
TOTAL PRQ;cCT OPEN SPACE
CONDOMINIUM NOTE
9060 S.F. I .208 AC
1,812 S,F,
184 S.F.
184S.F.
448 S.F.
1,605 S.F.
2,053 S.F,
242 S.F.
645 S.F.
887 S.F,
242 S.F.
645 S.F.
887 S.F.
1515 S.F.
1601 S.F.
3,116 S.F.
7,127 S.F. (78.7%)
THIS IS A MAP OF A CONDOMINIUM PROJECT AS DEFINED IN SECTION 4125 OF THE CNIL CODE OFTHE
STATE OF CALIFORNIA AND IS FILED PURSUANTTO THE SUBDIVISION MAP ACT. THE NUMBER OF
CONDOMINIUM UNITS IS 7, 6 RESIDENTIAL UNITS AND 1 COMMERCIAL UNIT.
WATER MmR NOTE
THE DIRECTOR OF PUBLIC WORKS SHALL CONSIDER THE INSTALLATION OF SUB METERS PER SEC. 9
FROM CMWD ORD. 45, A LETTER SHALL BE SUBMITTED INDICATING THE REASONS FOR THE REQUEST
ALONG WITH AN ANALYSIS OF All THE FIXTURE UNITS OF All RESIDENTIAL AND COMMERCIAUOFFICE
CONDOMINIUMS SERVED BY THE MASTER PUBLIC METER TO DETERMINE THE NUMBER AND SIZE OF
MASTER PUBLIC METERS NEEDED.
PROJECT TEAM
OWNER: AMINAT SHARIPOVA
CIVll
POWER OF ATTORNEY: LEON DAVYDOV
786 GRAND AVENUE
CARLSBAD, CA 92008
lhimmel@themarellygroup.com
PASCO LARET SUITER & ASSOCIATES (PlSA)
CONTACT: TYLER LAWSON
535 N HIGHWAY 101 STE A
SOLANA BEACH, CALIFORNIA 92075
858-259-8212
ARCHITECT: MAAARCHITECTS, INC.
CONTACT: KIRK MOELLER
2173 SALK AVENUE, SUITE 250
CARLSBAD, CALIFORNIA 92008
760431-7775
M.~R 2 9 ?018
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO ____ PER CONDITION
NO. ___ OF PLANNING COMMISSION
RESOLUTION NO. __ _
PL.ANf\.lNG DMSlON DATE ENGINEERING DMSION DATE
MAA
CT***
PUD ***
CDP***
Architects
2173 Salk Avenue,Suite25D
Carlsbad, California 920DB
T:760-431-7775
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MM ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS, THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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Date: AO.I 3-14-18
Project: 18-103 GRAND JEFFERSON
File:
Revisions:
Sheet Title:
TITLE
SHEET
Sheet Number:
-"·----X-----. • \
SHEr
:
3 4 ----·-X
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PARKING GARAGE-13 SPACES
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LANDSCAPE b\~j,._ -· ~. -___ ,..,,, -----'
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--------
CONCEPTUAL SITE PLAN
SCALE 1' = 10' 0 5' 10'
NORTH ...
20' ~~
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LANDSCAPE
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APPROVED
THIS IS THE APPROVED TENT A T!VE MAP/SITE
PLAN FOR PROJECT NO ____ PER CONDITION
NO. ___ OF PLANNING COMMISSION
RESOLUTION NO ___ _
PLA1'1"NING DlV!SlO;'/ DATE ENGTNEERfNGDIV1SION: DATE
CT***
PUD ***
CDP***
MAA Architects
2173 So!k Avenue,Suite250
Carlsbad, California 92.008
T:760-431-7775
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
Date: 3-14-18
Project 18-103 GRAND JEFFERSON
File:
Revisions:
Sheet Title:
SITE
PLAN
Sheet Numbec
A1.1
9 -N
1'-0"
j;
! ,!
. 8'-6" {:
x: 1
C
8
2'-1"
9 b N
2
C
9
COMMERCIAL
2536SF GR
2327 SF NET
31'-10"
77'-5"
'·· ~M --,w·-
3 4
PARKING GARAGE-13 SPACES
C
10
C
11
8'-0"
C
12
ELEC.
11
11
11
11
11
POTENTIAL TENANT I I
DEMISING WALL~ I
11
11
11
11
I I
11
11
:a'/,
FIRST FLOOR PLAN
SCALE: 1/B" = f-0'
87'-6"
0 4' 8'
9'-0"
LOCATION OF
SECURITY GATE
ELEV EQUIPMENT
NORTH ...
16' ~~
D
LOBBY
STAIR 1
40'-2'
ECYCL
10'-1" '-1"
TRANS.
B 9 -N
TRASH
'"
MAA
CT***
PUD ***
CDP***
2173 Salk Avenue,Suite250
Carlsbad, California 92008
T:760-431-7775
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
!N CONNECTION WITH TH!S
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
Date: A2.1 3-14-18
Project: 1B-103 GRAND JEFFERSON
File:
Revisions:
SheetTrtle:
FIRST FLOOR
PLAN
Sheet Number.
A2.1
-·~------------------------------
-_, -N
87'-6"
2'--0" g.Q" 12'-10" 31'-2" 13'-5" 11'-0" 10'-1" '-1"
i,f------------,l'---------,-)f--------~--------¥----,ll-------~l<-------------Jl-jL
PANTRY F --------7 L---L__f-------, I
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KITCHEN
ININ
LIVING
UNIT2
2398 SF GR
2238 SF NET SKYLIGHT STAIR 4iH FLOOR l
MASTER BEDROOM 1 M.BATH
------7
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CL I
BATH
MASTER BEDROOM 2 ,
I
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UNIT 1
2371 SF GR
2194 SF NET
SKYLIGHT$TAIR4TH FLOOR
LIVING
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M. BATH
FOYER
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FOYER
MASTER BEDROOM 1
LINE OF 3RD/4TH FLOOR -
BALCONY ABOVE
lt---1 '"'
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28'-4"
BALCONY
10'-1"
~------.<-I
15 -' w
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4'-0"
FACE OfBDILDiNG°WALL BELOW
J·-.... 1·/f------------31_'-1_0'_' ---------¥-----15_'-6_" -------}/'--------1_7'-_0" ____ ---)l: ______ 20_·-2_· _____ -¥-3'--0i
ON GRAND AVENUE:
100% OF BUILDING 2ND/3RD/4TH FLOORS ARE SET BACK MINIMUM OF 10'-0",
MAXIMUM OF 19'-4' FROM 1 ST FLOOR BUILDING FACE OF WALL.
SECOND FLOOR PLAN
SCALJ: 118' = f-0'
THIRD AND FOURTH R.OOR PLANS SIMILAR TYPfO\L
--------------··
a 4' 8'
ON JEFFERSON AVENUE:
90% OF BUILDING 2ND/3RD/4TH FLOORS ARE SET BACK MINIMUM OF
10'-1", MAXIMUM OF 27'-4" FROM 1ST FLOOR BUILDING FACE OF WALL.
10% OF BUILDING 2ND/3RD/4TH FLOORS ARE SET BACK 4'-0" FROM 1 ST
FLOOR BUILDING FACE OF WALL.
NORTH ....
16' ~·
---··---------
MAA
CT***
PUD ***
CDP***
Architects
2173 Salk Avenue,Suite250
Carlsbad, California 92008
T:760-431-7775
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPER1Y OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY ANO
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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Date: P-2.2 3-14-18
Pmject: 1!1-103 GRAND JEFFERSON
File:
Revisions:
Sheet Title:
SECOND
FLOOR PLAN
Sheet Number:
A2.2
PORCELAIN TILE/STONE ------=----==----==----==----==--=t=-==-==-==-t=E::=:=:=:=:=:=:=:=t=----="'--= __ __ _ -i-------_
VERTICAL SIDING
STUCCO------
RESIDENTIAL GLASS -
PORCELAIN TILE/STONE
HORIZONTAL SIDING
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c · .. · 1
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GLASS RAILING ------------
GLASS CANOPY
METAL CANOPY
CONCRETE BASE --------
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SCALE 1/IJ' = f-0'
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HORIZONTAL SIDING . ,,. ,',. '1;' .. I I 1_ •
. ···•··
.. ·
STUCCO------
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IT ... ······
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-----
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NORTH
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• • I'
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4TH FLOOR ,
RESIDENTIAL GLASS ----------'""--------I-I-I-I----1' -
PORCELAIN TIWSTONE ------,·· ··-!cci
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VERTICAL SIDING ----• I • ~
--
.· .. =-======t--
-3RD FLOOB__ -'t-_
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-.·.··· liii '."] I •·1~:=:=:=:=:=:=:==I
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~-;;;;~;;;;~;;;;;:::;;;;;;:::;;;;;={__:2ND FLOOB__ _, , _ §II
CONCRETEBASE -----.___
1-.-L.. ·• .'.: II ....__-1c:-il_r-· . . . · . :: 11 ·:1--r1 •• I : • --.... '';,_; "';:
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:::::= .... iE=:::=======I ~\::,'
.
EAST 0EFFERSON) ELEVATION
SCALE 1/IJ' = f-0' 0 4' 8'
NORTH
1~' ~~
<l. z "5 0 ,-;:: 0 0 w w ,-~
I ~ 0 a_
'<(
'
MAA
CT***
PUD***
CDP***
Architects
2173 Salk Avenue,Suite250
Carlsbad, California 92008
T:760-431-7775
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
U-1 ::> z U-1
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Date: A3.1-2 3-14-18
Project: 18-103 GRAND JEFFERSON
File•
Revisions:
SheetTrtle•
BUILDING
ELEVATIONS
Sheet Number.
A3.1
EXISTING PCC
SIDEWALK TO
REMAIN
CONCEPTUAL SITE PLAN EXHIBIT
786 GRAND AVENUE
EXISTING STRUCTURE
TO REMAIN
APN: 203-110-33-00
(55.5FG) \
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EXISTING STRUCTURE ~ ·
TO REMAIN . . '
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APN: 203-302-03-00 I
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. ,56.4 FS • :,::_-i',·. 1 LOTXX
MAPXX •'::·j_'.<-i<.
EXISTING AC
DWYTOREMAIN ~
' •" :",' > '< "F "·":-,·01-,.
----· -~ ---
{X)CXFS) \
I
I
\ •COMMERCIAL BUILDING
FF=56.4•
PAD=,55.;l
··-,~"--..,_11 \ •,,,,
' .
56.4 FS
'
' *ls
, 56.0FS ~;;;
' h
' .. ...
LA
. ..... -----·--. ·---. .. ·------· ·F· _-.··.. ;;. ... c; •• ~,-~,.,-~~
(55.0 TC) (0.5%)
(54.55 FL) (55.25 TC)
.. " -(54.75 FL)
(55.35 FS) _/
GRANO AVENUE
'
56.4FS
' s
h
'
--· ,
... ·.···;······ ..•
EXISTING PCC CURB _/
& GUTTER TO REMAIN
'
,_,:_.
•• ,5'ROP£JSED·
r' ·~""'''·" TRANSFORMER
A/?PROX LOCATION
PROPOSED WATER
SERVICES & FIRE DDCVA
STAIRS
D
.
• ·10% <:i.. --• o·. --~
. 5647"$
56.3FS.
l.
.·,
·-. I~
-.... ,,,.r~
-· ·-1~.
.•. ; ~ . . . )< .
ELEV.
EQUIP.
56.4FS
STAIRS,
,·'' .•
I
· 56.2 FS
563fS ·~"1
TRASH/
RECYCLE
'
.. -,' -····r
'
2.0°
. EXISTING PCC
~ DRIVEWAY TO REMAIN
16'
2.0%
•
40'
24' TOTC
/
. • · · ,(56.3FS)
(55.75 FS) .. 'd'.'
(55.7 FL)
"2.0%._' 9.7% PROPOSED PCC DWY
APRON PER SDRSD G-14A
' 2.0% • 9.7% -
E,)(ISTING TREE TO
BE PROTECTED
AND RELOCATED
(55.6 FL)
• (56.05 TC)
·-~ • .• (55.55 FL) '-. ~h EXISTl('iG COX RISER
.~ TO REMAIN
PROPOSED TREE
RELOCATION
(56.1 FS)
' EXISTING fl.CC CURB, • [ i ""'---GUTTER & SIDEWALK
TO REMAIN
EXISTING COX RISER
TO BE RELOCATED
I
I 2.0% EXISTING TREE
TO REMAIN
55.8FG
55.BFS
-
(55.75 TC)
(55.25 FL)
< s EXISTING STREET
SIGN TO REMAIN
{0.5%)
. "' .. \ 0 ' h"i
(55.5 TC) 1.,
(55.0 FL)
EXISTING GAS
VALVE TO REMAIN
PROPOSED ADA COMPLIANT
TYPEAPEDRAMP
PER SDRSD G-27A -··\_···· ........ .
(55.25 FS)
EXISTING PCC CROSS
GUTTER TO REMAIN
EXISTING STREET
LIGHTTOBE
PROTECTED IN PLACE
EXISTING SEWER MH
(56.4 RIM)
(XX.XIE)
l
l
l
(f)
j
---m
I
~--------s -------s:-~--1:s,.----~~-s ------s;-~--1:,.----:~~-s ------s-·-;;-----el':2-·····--S ---w;;-----s--·~ ... ,..,,s,----_,;,;.,,\~'SJI
--~
PLAN VIEW -CONCEPTUAL SITE PLAN EXHIBIT
SCALE: 1" = 10'
LEGEND
PROPERTY BOUNDARY
CENTERLINE OF ROAD
ADJACENT LOT LINE I RIGHT-OF-WAY
EXISTING CONTOUR LINE
PROPOSED PCC CURB & GUTTER
PROPOSED LANDSCAPE AREA
--
AREA CALCULATIONS -PROJECT SITE
TOTAL SITE AREA
PROPOSED IMPERVIOUS AREA
PROPOSED LANDSCAPING I VEGETATION
{NOT INCLUDING PODIUM PLANTERS)
BMP I RAISED PLANTER SURFACE AREA
10"PONDING
12" FROM SOIL
TO TOP OF
PLANTER WALL
~,\
BMP/RAISED
PLANTER BOX
....:sz_
9,060SF (0.208AC}
8,235 SF (0.189 AC)
825SF
-400SF
OUTLET RISER
TO DISCHARGE PIPE
OUTLET PIPE TO
DISCHARGE FROM
PODIUM TO ROW
18" DEEP ENGINEERED
SOIL MEDIA {TYP.)
TYPICAL SECTION -RAISED PLANTER
SCALE:NTS
GRAPHIC SCALE 1"= 10'
10 0 10 20 30
PASCO LARET SUITE~
& ASSOCIATES
CIVIL ENIINEERINI + LAND PLANNIN8 + LAND 8URVEYIN8
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RINCON HOMES GRAND AVENUE ELEVATION 3-20.18
MAA ARCHITEaS, INC 760431-7775
kii«i-2l
iu -•C-.14: ^
RINCON HOMES JEFFERSON AVENUE ELEVATION 3.20.18
MM ARCHITECTS, INC 76(MJ1-7775