HomeMy WebLinkAbout2017-04-05; Planning Commission; ; CT 15-04(A)/RP 15-06(A) (DEV15-028) – THE GRAND MADISON
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: February 9, 2017
P.C. AGENDA OF: April 5, 2017 Project Planner: Shannon Werneke
Project Engineer: Steve Bobbett
SUBJECT: CT 15-04(A)/RP 15-06(A) (DEV 15-028) – THE GRAND MADISON – Request for approval
of a Tentative Tract Map Amendment and Major Review Permit Amendment to modify a
previously-approved four-story mixed use building to replace eight (8) professional office
condominiums on the second and third floor with seven (7) additional residential
condominiums. The resulting total number of residential condominiums proposed would
be increased from four (4) to eleven (11). The 0.32-acre project site is addressed as 725
Grand Avenue, and located within Land Use District 1, Carlsbad Village Center, of the
Village Review (VR) Zone and Local Facilities Management Zone 1. The project qualifies
as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical
Exemption.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7237 APPROVING Tentative
Tract Map Amendment CT 15-04(A) and Major Village Review Permit RP 15-06(A) based on the findings
and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site/Setting:
The 0.32-acre project site is comprised of one legal parcel located on the southeast corner of Grand
Avenue and Madison Street, addressed as 725 Grand Avenue (APN 203-303-21). The subject property
also abuts the Madison Street public alley to the east. The project site is located within Land Use District
1, Carlsbad Village Center, of the Village Master Plan, and is located outside of the coastal zone.
Table 1 below identifies the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE 1 – SURROUNDING LAND USES
Location General Plan Zoning/Land Use District in Village
Master Plan Current Land Use
Site Village (V) Village Review (V-R)/
Land Use District 1
Dental office
North Village (V) Village Review (V-R)/
Land Use District 1
Grand Avenue, private parking
lot, Grand Avenue Bar and Grill
South Village (V) Village Review (V-R)/
Land Use District 1
Blue Ocean restaurant
East Village (V) Village Review (V-R)/
Land Use District 2
Madison Street alley, The Grand
professional office building
West Village (V) Village Review (V-R)/
Land Use District 1
Madison Street, Chase bank
3
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Background:
October 7, 2015, Planning Commission Resolution No. 7125
Planning Commission recommended approval of a Tentative Tract Map CT 15-04 and Major Review Permit
RP 15-06 to demolish an existing 6,800 square foot (SF) dental office and construct in-place a 21,158 SF,
four-story, 45-foot-tall (with architectural projection up to 60’), mixed use building, consisting of 4,600 SF
of ground floor retail, eight (8) professional office condominiums located on the second and third floor,
and four (4), two-bedroom/two-bath residential condominium units on the fourth floor, each with a
rooftop deck. The project also included a request to purchase 23 in-lieu parking fees and the construction
of an enclosed, at-grade parking garage with 20 parking spaces proposed to be accessed from the Madison
Street public alley.
November 17, 2015, City Council Resolution No. 2015-281
City Council approved Tentative Tract Map CT 15-04 and Major Review Permit RP 15-06 for the mixed use
project.
February 9, 2016, City Council Resolution No. 2016-023
City Council approved the request to purchase 23 in-lieu parking fees
February 9, 2016
Grading Permit GR 16-04 issued for the demolition of the medical office building and the construction of
the four-story mixed use building.
September 23, 2016
Application submitted to amend CT 15-04 and RP 15-06. Although the grading permit remains valid, no
work has occurred and the existing (vacant) medical office building remains onsite. The construction of
the project has been put on hold in order to allow for the processing of the proposed amendments.
Pursuant to the Section 21.54.125, the Planning Commission is the final decision-making authority for the
subject amendments to the Tentative Tract Map and Review Permit.
Project Proposal:
The proposed project entails a request to amend the Tentative Tract Map and Major Review Permit to
replace eight (8) professional office condominiums on the second and third floor of the four-story mixed
use building with seven (7) additional residential condominiums, bringing the total number of residential
condominiums proposed to eleven (11). The applicant has indicated that the project is financially
infeasible without the proposed modifications.
The proposed density of the project, 34.4 dwelling units per acre, is just under the maximum allowable
density of 35 dwelling units per acre allowed pursuant to the Village Master Plan. No changes are
proposed to the footprint of the building or the ground floor retail area, which remains at 4,600 square
feet. Table 2 below provides a unit summary outlining the size and unit type proposed on each of the
three floors.
TABLE 2 – UNIT SUMMARY
Floor Level No. of Units No. of Bedrooms/Bathrooms Size
2 4 Two, 3 bed/2 bath
Two, 1 bedroom+ den/1 bath
1,157 SF to 1,653
3 3 Two, 3 bed/2 bath
One, 2 bed/1 bath
1,385 SF to 2,084 SF
4 4 Four, 2 bed/2 bath 1,258 SF to 1,484 SF
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As discussed above, the original project included approval for the purchase of 23 in-lieu parking fees
through the Village Parking In-Lieu Fee Program. The change in use from professional office to residential
results in an overall reduction in the required number of parking spaces which are approved to be
purchased from 23 to 12 spaces. Because the number of spaces which require in-lieu parking fees is being
modified, the project is conditioned to receive approval from the City Council for the purchase of 12 in-
lieu parking fees.
The proposal to construct 11 residential condominiums results in the requirement to construct two (2)
inclusionary (i.e., affordable, rent-restricted) housing units. In-lieu of restricting two of the 11 units as
inclusionary units, the applicant submitted a request to the city’s Housing Policy Team to purchase two
affordable housing credits within the Tavarua senior affordable housing project. On February 23, 2017,
the City’s Housing Policy Team recommended approval of the above-noted request.
With exception to some exterior changes, the contemporary architectural theme of the proposed 45-foot-
tall mixed use building remains largely the same when compared to what was originally reviewed by the
Planning Commission and approved by the City Council. Permissible architectural projections include a
3’-6” projection for the parapets, as well as the guard rail/safety fence for the roof-top deck, a 9’
projection for the stairwell and a 15’ projection for the elevator shaft. The tallest projection, the elevator
shaft, is proposed at a height of 60 feet.
To address the proposed change in use from professional office to residential condominiums on the
second and third floor, the applicant has made the following changes to the exterior of the building:
Removal of the large storefront element at the corner of Grand Avenue and Madison Street;
replaced with a warmer composite wood, stucco and glazing treatments similar to the adjacent
eastern portion of the building. This represents the largest change to the exterior of the building.
Addition of a natural stone base and cap to the entire perimeter of the building;
Addition of notches in the parapet cap to break up the length of the linear parapet. An additional
notch at floors 2-4 has been added near the northeast corner of the building;
Pulled back the southwestern enclosed elevator lobby farther away from Madison Street and
modified to an open lobby containing balconies similar to the residential unit balconies;
Reduced the height of the western parapet to the minimum guardrail height (42") required above
the 45'-0" roof height;
Reduced the height of the decorative composite wood guardrail along Grand Avenue to the
minimum guardrail height (42") required above the 45'-0" roof height;
Reduced the height of the elevator/stair penthouse to the minimum height required by the
elevator manufacturer. All elevator equipment is located in the elevator equipment room on the
first floor and not within the elevator penthouse. Pursuant to information provided by the
applicant, the manufacturer recommendations require that the elevator contain a hoist beam
located at 12'-7" above finish floor for elevator installation purposes. This hoist beam is required
to be an 8" deep beam and requires a 4" gap between the roof framing and the beam. The
elevator penthouse design minimum height includes the hoist beam height, beam depth, beam
gap, roof framing and required roof slope; and
Refined the paint colors to compliment the proposed residential use.
Aside from recreational and open space amenities in the form of roof decks (912 SF to – 1,295 SF) for each
of the four residential units on the fourth floor, an interior landscaped courtyard is proposed on the
second floor, which includes a large seating area, landscape planters and enhanced flooring. The third
and fourth floors are oriented in the same configuration as the second floor and will overlook the planter
and common area on the second floor. A 165-217 SF enclosed storage area is also proposed as an amenity
for each of the residential units.
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III. ANALYSIS
The proposed project is subject to the following ordinances, standards, and policies:
A. Village (V) General Plan Land Use designation;
B. Village Review (V-R) Zone (C.M.C. Chapter 21.35), Land Use District 1 - Carlsbad Village Center
(Village Master Plan and Design Manual);
C. Inclusionary Housing Ordinance (C.M.C. Chapter 21.85);
D. Subdivision Ordinance (C.M.C. Title 20); and
E. Growth Management Ordinance (C.M.C. Chapter 21.90), Local Facilities Management Plan Zone
1.
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 subject property, comprising one legal parcel, has a General Plan Land Use designation of Village (V).
As discussed in the Village Master Plan, properties within the Village Area do not have an assigned
residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and
maximum densities for residential development are established in the Village Master Plan. Table 3 below
identifies the permissible density range for properties located within Land Use District 1.
TABLE 3 – PROJECT DENSITY
Gross Acres Net Acres Allowable Density Range Project Density
0.321 ac Same
Density Range: 28-35 du/ac
28 du/ac = 9 units
35 du/ac = 11 units
11 units/0.32 ac = 34.4 du/ac
As identified above, the project’s density of 34.4 dwelling units per acre falls slightly below the maximum
allowable density of 35 dwelling units per acre and therefore complies with the allowed density for Land
Use District 1.
Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has
not been established for residential development in the Village, all residential units approved in the Village
must be withdrawn from the City’s Excess Dwelling Unit Bank. The City’s Excess Dwelling Unit Bank is
implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for
an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant
to C.M.C. Section 21.85.050. As discussed in Section C below, the applicant’s proposal to purchase the
requisite two (2) affordable housing credits is supported by the city’s Housing Policy Team.
In approving a request for an allocation of excess dwelling units, the project shall meet the findings
identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be
compatible with adjacent land uses and applicable provisions of the General Plan and other applicable
planning documents. As discussed in the attached Planning Commission Resolution No. 7237, the
proposed project meets these findings.
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Table 5 below describes how the proposed project is consistent with the various elements of the Carlsbad
General Plan.
TABLE 5 – GENERAL PLAN COMPLIANCE
ELEMENT GOAL/POLICY COMPLIANCE WITH GOAL/POLICY
Land Use Goal 2-G.29
Maintain the Village as a center for
residents and visitors with commercial,
residential, dining, civic, cultural, and
entertainment activities.
Goal 2-G.30
Develop a distinct identity for the Village
by encouraging a variety of uses and
activities, such as a mix of residential,
commercial office, restaurants and
specialty retail shops, which traditionally
locate in a pedestrian–oriented
downtown area and attract visitors and
residents from across the community by
creating a lively, interesting social
environment.
Policy 2-P.70
Seek an increased presence of both
residents and activity in the Village with
new development, particularly residential,
including residential as part of a mixed-
use development, as well as commercial,
entertainment and cultural uses that
serve both residents and visitors.
The proposed project provides a mix of
residential and commercial/retail uses at
an appropriate location within the Village
(Carlsbad Village Center Land Use District
No. 1). The mixed use building will
contribute toward the enhancement of
the Village center and will encourage
greater residential support opportunities.
With the increase in the number of
residential units and commercial/retail
opportunities in the core of the Village,
the project assists with the creation of a
lively, interesting social environment. 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.
Further, the project’s proximity to existing
bus routes and mass transit (i.e., ¼ mile)
will help to further the goal of providing
new economic development near
transportation corridors. Overall, the new
residential units will enhance the Village
as a place for living and working.
Housing Goal 10-G.3
Sufficient new, affordable housing
opportunities in all quadrants of the city
to meet the needs of current lower and
moderate income households and those
with special needs, and a fair share
proportion of future lower and moderate
income households.
Goal 10-P.15
Pursuant to the Inclusionary Housing
Ordinance, require affordability for lower
income households of a minimum of 15
percent of all residential ownership and
qualifying rental projects.
Policy 10-P.18
The City’s Housing Policy Team reviewed
the proposed project and recommended
the applicant purchase two inclusionary
(i.e., rent and income-restricted) housing
credits in the Tavarua Affordable Housing
Project to fulfill the project’s affordable
housing requirement. The project has
been conditioned to require the approval
of an Affordable Housing Agreement prior
to recordation of the final map.
In approving a request for an allocation of
excess dwelling units, the project shall
meet the findings identified in City Council
Policy No. 43. Specifically, the project
location and density shall be found to be
compatible with adjacent land uses and
the project is consistent with the General
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ELEMENT GOAL/POLICY COMPLIANCE WITH GOAL/POLICY
Adhere to City Council Policy Statement
43 when considering allocation of “excess
dwelling units” for the purpose of
allowing development to exceed the
Growth Management Control Point
(GMCP) density, as discussed in Section
10.3 (Resources Available). With limited
exceptions, the allocation of excess
dwelling units will require provision of
housing affordable to lower income
households.
Plan and any other applicable planning
document. As discussed in the attached
Planning Commission Resolution No. 7237,
the proposed project meets these
findings.
Mobility Goal 3-G.1
Keep Carlsbad moving with livable streets
that provide a safe, balanced, cost-
effective, multi-modal transportation
system (vehicles, pedestrians, bikes,
transit), accommodating the mobility
needs of all community members,
including children the elderly and the
disabled.
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote livable
streets.
Policy 3-P.5
Require developers to construct or pay
their fair share toward improvements for
all travel modes consistent with the
Mobility Element, the Growth
Management Plan, and specific impacts
associated with their development.
The proposed project) will have a net gain
of 18 average daily trips (ADTs); the net
gain factors into account the demolition of
the existing medical office building. The
project is consistent with the city’s Growth
Management Plan. In addition, the
proposed project has been designed to
meet all of the circulation requirements,
which includes but is not limited to, curb,
gutter and sidewalk, where appropriate,
and improving the Madison Street Alley
frontage.
The project site is located approximately ¼
mile from the train/Coaster station which
provides service throughout the day. The
project’s close proximity to the transit
stop will provide residents with the
opportunity to commute to major job
centers, thereby reducing vehicle miles
traveled (VMTs) and the carbon footprint.
Further, the mixed-use project supports
walkability and mobility by locating the
project near existing goods and services.
Public
Safety
Policy 6-P.6
Enforce the requirements of Titles 18, 20,
and 21 pertaining to drainage and flood
control when reviewing applications for
building permits and subdivisions.
Policy 6-P.34
Enforce the Uniform Building and Fire
codes, adopted by the city, to provide fire
protection standards for all existing and
proposed structures.
The proposed structural improvements
are required to be designed in
conformance with all seismic design
standards. In addition, the proposed
project is consistent with all of the
applicable fire safety requirements.
Further, the project has been conditioned
to develop and implement a program of
“best management practices” for the
elimination and reduction of pollutants
which enter into and/or are transported
within storm drainage facilities.
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ELEMENT GOAL/POLICY COMPLIANCE WITH GOAL/POLICY
Policy 6-P.39
Ensure all new development complies
with all applicable regulations regarding
the provision of public utilities and
facilities.
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise environment,
by continuing to use potential noise
exposure as a criterion in land use
planning.
Policy 5.P.2
Require a noise study analysis be
conducted for all discretionary
development proposals located where
projected noise exposure would be other
than “normally acceptable.”
The project site is located approximately ¼
mile east of the train station. The
proposed project is consistent with the
Noise Element of the General Plan in that
the project has been conditioned to
comply with the recommendations of the
noise analysis report (Birdseye Planning
Group, December, 2015) to ensure that
the proposed building design adequately
attenuates the noise levels for the new
condominiums. The windows of each unit
will need to be closed to meet a 45 dB(a)
CNEL interior noise level. Therefore,
mechanical ventilation is required. In
addition, the project is conditioned to
comply with the construction
requirements of the aforementioned noise
study.
B. Village Review Zone (C.M.C. Chapter 21.35), Land Use District 1 – Carlsbad Village Center (Village
Master Plan and Design Manual)
The subject property is located within Land Use District 1 – Carlsbad Village Center of the Village Master
Plan. Pursuant to the Village Master Plan, mixed-use (commercial retail, professional office and
residential uses) is a permitted use. No variances or standards modifications are being requested for the
project.
The specific development standards for new development within Land Use District 1 and the project’s
compliance with these standards are shown in Table 6 below:
TABLE 6 – VILLAGE MASTER PLAN, LAND USE DISTRICT 1 (CARLSBAD VILLAGE CENTER)
STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Front Yard Setback
(Grand Avenue)
No minimum; 10’ maximum
for the first at grade floor.
Setback areas not occupied
by a driveway shall be
landscaped and/or contain
semi-public amenities such as
courtyard or outdoor seating
areas.
Ground floor:
1’-2” to 30’-5’ 3/8“(**)
Upper floors:
2’-8” to 25’-2“
**The northwest corner of the building
is setback from the southeast corner of
Grand Avenue and Madison Street to
allow for the incorporation of a plaza,
landscape planter and seating area.
These features enhance the project and
will activate the street corner.
Yes
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STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Side Yard Setback
(Madison Street
and south property
line/elevation)
No minimum or maximum Ground Floor:
West (Madison St.): 1’-2” to 30’-5“
South: 1’
Upper Floors:
West (Madison St.): 1’-1” to 25’-3¼“
South: 1’ to 36’
Yes
Rear Yard Setback
(Madison St. Alley)
No minimum or maximum Ground Floor: 4’
Upper Floors: 3’ to 11’-3/4”
Yes
Open Space: 20% = 2,802 SF 72.9% (10,222 SF) Yes
Open space may be public or
private and may be dedicated
to landscaped planters, open
space pockets and/or
connections, roof
gardens/patios, balconies,
other patios and outdoor
eating areas.
Landscape/Planters: 2,326 SF
Private Balconies: 2,067 SF
Common patio: 1,505 SF
Roof Deck: 4,324 SF
Building Coverage: 100% 87.1% Yes
Building Height: 45’ maximum Roof line: 45’ Yes
Pursuant to C.M.C. 21.46.020,
the following project-related
architectural features are
considered allowed
protrusions above height
limits and are therefore
exempted from the maximum
building height standard:
parapet walls, tower
elements, guardrail, and
elevator/stair shafts.
Parapet walls/decorative guardrail:
45’ to 48’
Elevator shaft: 60’
Stairwell: 54’
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STANDARD REQUIRED/ALLOWED PROPOSED COMPLY
Parking Commercial Retail:
1 space per 300 sq. ft. of net
floor area.
3,680 SF ÷ 300 sq. ft. = 12
spaces
**Can be provided onsite or
satisfied via the Village Parking
In-Lieu Fee Program.
Multi-family Dwellings
(outside coastal zone):
-2 spaces per two-bedrooms
or more
-1 space per one-bedroom
units
-For condominiums, at least
one space must be covered.
-Residential development
must provide its parking
onsite.
Guest:
No guest parking required for
properties located outside of
coastal zone
Proposed project:
2, one-bedroom units
5, two-bedroom units
4, three-bedroom units
1 space x 2 units = 2 spaces
2 spaces x 9 units = 18 spaces
Total Spaces Required:
12 + 20 = 32 spaces
20 spaces must be provided
onsite for the residential
units; at least one space per
residential unit is required to
be covered.
20 spaces provided in an enclosed, at-
grade garage for the residential units.
The balance of the required parking, 12
parking spaces, will be provided through
the participation in the Village Parking
In-Lieu Fee Program. Findings of
support are discussed below and
Planning Commission Resolution No.
7237.
Yes
Compact Parking A maximum 40% of the total
number of parking spaces
provided on-site may be
constructed to meet the
requirements of a small or
compact vehicle.
40% x 20 spaces = 8 spaces
8 compact spaces proposed Yes
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As discussed in Table 6 above, the project proposes to satisfy a portion of its parking requirement to
provide 12 parking spaces off-site through participation in the Village Parking In-Lieu Fee Program. The
fees collected from the Village Parking In-Lieu Fee Program are deposited into an earmarked, interest-
bearing fund to be used for construction of new, or maintenance of existing, public parking facilities within
the Village Area. The current fee is $11,240 per required parking space to be provided off-site.
The project site is located within Parking Zone 1 of the Village, which allows the developer to make an in-
lieu fee payment for up to 100% of the on-site parking requirement if the property is located within 600
feet of an existing parking facility. The site is located within 300 feet of two (2) existing public parking lots
which combined have a total of 110 parking spaces. As a condition of project approval, the applicant shall
be required to enter into an agreement to pay the parking in-lieu fee prior to the issuance of building
permits for the project. In order to participate in the Parking In-lieu Fee program, the appropriate
decision-maker (City Council) must find that:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project’s parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Review Master Plan and Design Manual in that the project assists
in satisfying the goals and objectives through the following actions; 1) the mixed-use project
stimulates property improvements and new development in the Village by constructing a new
permitted mixed-use building in an area with a mix of dated buildings and increasing the intensity of
development within the Village; 2) it establishes Carlsbad Village as a quality shopping, working and
living environment by providing new employment opportunities; increasing the number, quality,
diversity and affordability of housing units within the Village; and reinforcing pedestrian retail
continuity within the Village commercial areas; and 3) improves the physical appearance of the Village
Area by redeveloping an underutilized site along Grand Avenue and Madison Street with a new
attractive building that adheres to the land use regulations and design guidelines set forth for the
area.
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 1 of the
Village Master Plan and Design Manual in that the mixed-use development not only provides mutually
supportive uses in the form of residential, professional office and commercial retail uses along Grand
Avenue and Madison Street, but reinforces the pedestrian-orientation desired for the downtown area
by providing new residents and employees an opportunity to walk to local shopping, dining,
recreation, and mass transit functions; furthermore, its close proximity to existing bus routes and
mass transit help to further the goal of providing new economic and residential development near
transportation corridors; and lastly, it will contribute to the revitalization of the Village area in the
form of a new building in the core of the Village; new commercial lease space, new employment
opportunities and new consumers.
3. Adequate parking is available within the Village to accommodate the project's parking demands.
Pursuant to the most recent Kimley Horn parking study dated November, 2016, the highest occupancy
for all public parking lots combined in the Village was 62% at 1:00 P.M. in May on a weekend. This
utilization ratio allows for continued implementation of the parking in-lieu fee program in that it is
less than the 85% threshold for maximum utilization set by the City Council.
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4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff’s recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for a maximum of 12 parking spaces. If the City Council
grants participation in the Parking In-Lieu Fee Program the project will satisfy its parking requirement as
set forth in the Village Master Plan.
C. Inclusionary Housing
For all residential development comprising seven (7) or more units, not less than 15% of the total units
approved shall be constructed and restricted both as to occupancy and affordability to lower-income
households. The proposal to construct 11 residential condominiums results in the requirement to
construct two (2) inclusionary (i.e., affordable, rent-restricted) housing units. In-lieu of restricting two of
the 11 units as inclusionary units, the applicant submitted a request to the city’s Housing Policy Team to
purchase two affordable housing credits within the Tavarua senior affordable housing project.
On February 23, 2017, the City’s Housing Policy Team recommended approval of the above-noted request.
The two affordable housing credits are available for purchase from the Tavarua Affordable Housing
project. As required by CMC Chapter 21.85, the project is conditioned to require the approval of an
Affordable Housing Agreement by the City Council prior to recordation of the final map.
D. Subdivision Ordinance
The proposed project consists of the development of a four (4) story mixed use condominium project.
Specifically, one (1) ground floor commercial unit, and 11 residential condominium units are proposed.
As conditioned, the design of the proposed tentative tract map and the improvements are consistent with
and satisfy the requirements of the General Plan, Village Master Plan, Titles 20 and 21 of the Carlsbad
Municipal Code, and the State Subdivision Map Act. In addition, the design of the subdivision and the
required improvements will not conflict with easements of record or easements established by court
judgment, or acquired by the public at large, for access through or use of property within the proposed
subdivision. All easements have been identified and none are affected by the proposed subdivision.
E. 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 7 below.
TABLE 7 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration 38.25 sq. ft. Yes
Library 20.40 sq. ft. Yes
Waste Water Treatment 11 EDU Yes
Parks 0.08 acres Yes
Drainage 1.22 CFS/Basin A (Grand Avenue)
0.37 CFS/Basin B (Madison Street)
Yes
Circulation
Existing: 272 ADT
Proposed: 290 ADT
Net increase: 18 ADT
Yes
CT 15-04(A)/RP 15-06(A) (DEV 15-028) – THE GRAND MADISON
April 5, 2017
Page 12
STANDARD IMPACTS COMPLIANCE
Fire Station 1 Yes
Open Space N/A N/A
Schools (Carlsbad)
Elementary = 1.8788 student
Middle = 0.9251 student
High School = 0.8063 student
Yes
Sewer Collection System 2,983 GPD Yes
Water 3,808 GPD Yes
Properties located within the boundaries of the Village Master Plan do not have a Growth Management
Control Point or an allocation for dwelling units. Pursuant to the Village Master Plan, based upon the
gross 0.32 acres on the site, up to 11 residential dwelling unit may be built. Therefore, as 11 residential
dwelling units are proposed, a total of 11 residential dwelling units are proposed to be deducted from the
City’s Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7237, the allocation
from the Excess Dwelling Unit Bank can be supported.
IV. ENVIRONMENTAL REVIEW
The City Planner has determined that the project belongs to a class of projects that the State Secretary
for Resources has found not to have a significant impact on the environment, and it is therefore
categorically exempt from the requirement for the preparation of environmental documents pursuant to
Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines.
The project is consistent with the General Plan, the Village Master Plan, and 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. In making this determination,
the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do
not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project
approval.
The mixed use project is not subject to Climate Action Plan measures because the project is below the
screening threshold listed in the city’s Climate Action Plan (Section 5.3).
ATTACHMENTS:
1. Planning Commission Resolution No. 7237
2. Location Map
3. Disclosure Statement
4. Correspondence from Imagine Carlsbad, dated March 9, 2017
5. Reduced Exhibits
6. Full Size Exhibits “A – T” dated April 5, 2017
GRAND AVCARLSBAD VILLAGE DROAK AVH
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TBEECH AVARBUCKLE PLR
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CT 15-04(A) / RP 15-06(A)Grand Madison
SITE MAP
JPALOMARAIRPORTRD
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AMREALL A COS TA AV
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LCARLSBADVILLAGEDREL
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AMINOREAL
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DRAVIARAPY
RANCHOS ANTAFERDC
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SITE
~ ..
(_City of
Carlsbad
DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760}602·4610
www.carlsb;dta.&ov
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 at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
N~~-. .
Person.is defln.ed a~ "Any lndlvldt.ia.l, firm, co-partner~hip, join_( venture. assocl;~!ion, social club, fraterna.l
or,Qan~atioo,.cbrppratlon; estate, trust, ·receiver, syndicate, in this and ar:~y other cQunty,,clty an!1 cour:tl)i.' cily. mU~p;il(ty, illsl.f,lct or qlb~r poljtii:al su~diV1sJon or al)y .otl,ler. group or combl{lallQtl aclln~ as a.u.nft.. ~ · ~ge~ · m;y~~~n this docum~nti haw:e';e~:· ~~~ legal ·n~~~:=a:n~ ~~fi~ o'f ihe $P;tic~~·~nd p~perty. ~rter must be'pio~id\'!(1 below. . • .
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ill 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 111AN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) 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 __________ _
Tille __________ _ Title. ____________ _
Address. _________ _ Adaress ___________ _
2. OWNER (Not the 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-1 0% OF THE .SHARES, Pl. EASE :INDIGA:Y:E .NQN-ARPLIGABLE (N/A) IN. THE
'SPACE BELOW. If a publicly~owned corooration, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person Patrick McGuire Corp/Part Patrick Smith LLC
Title Manager Title_M_a_n_a~g;...e_r _________ _
Address PO eox 2.466, Car1sbad, CA. 92018 AddressPO Box 2466, Carlsbad; CA, 92018
Page 1 of 2 Revised 01110
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 A!:£! person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Nol"l Profrtffrust. ______ _ Non ProfrVTrust. ________ _
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 witbifl the past twelve (12)
months?
[ZJ Yes 0 No If yes, please indicate person(s}:_M_a_rk_P_a_ck_a_rd _____ _
NOTE: At1ach additional sheets if necessary.
I certify tha,t all the above information is true and correct to the best of my knowledge.
S?.~~~ qf.s.::/~'v Signature of applicanVdate
~~~~ 't'\\!G~~
Print or type name of 'OWi'l·ar Print 'Of 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) Paga 2 of2 Revised 07/10
Memo
TO: Carlsbad Planning Commissioners
FROM. Imagine Carlsbad - Robert Wilkinson
DATE March 9, 2017
RE: Re- Development Proposal for the Grand Madison in the Village
The “Grand Madison” (GM) yes its back, unfortunately however it is not back in an attempt
to get it right this time! This re-development project continues to propose a flawed
development plan. Flawed to the point that we are asking you to vote no and give the
applicant direction on what you would approve in a future application.
This critic is the second we are providing to you for this hearing (please see 800 Grand)
so I will try not to duplicate too many statements on the Village in general. That said, I will
stress once more that we are requesting you to show leadership acting as our “Town
Planner” in this time between old and new master plans. We now have the “Carlsbad
Loft”(CL) a project most of us supported, as an example of what can be achieved in a
mixed use development even in a “contemporary” styled building.
Critic - Requests that should be made of the GM to receive approval; It needs to make
a real response to be a transit oriented development (TOD). That it is within easy walking
distance from our rail service. It should do this by placing the other form of transportation
in the basement (sub street level). Since the property is a bit too small to efficiently use
a auto ramp and since it has alley access, allowing for queuing it should use an auto lift.
We believe auto lifts are an appropriate tool for TOD.
In the fully approved CL street edge retail space provides double height ceilings in all the
store front areas along CVD, GM does non of that. The CL’s building facade then steppes
back along the street edge on the third and fourth levels, again the GM makes no attempt
to do so even though it has a large area of its total building envelope unused on its
southern area.
This time the GM is making the pitch so typical for a mixed use project attempting to
maximize the residential portion to the detriment of the other uses in the mix, street edge
commercial. Yes again, it is town planning controlled by real estate speculation instead
of sound principles that will produce a vibrant Downtown Village. Instead of this we ask
for full depth commercial space on the street level 50-60ft then one or two levels of office
space (original version of the GM) then residential use on top. Not what this project is
proposing in this application.
Then there is the “elephant in the room” I will try not to use the subjective tern “ugly” in my
crit, The applicant has attempted to tone down the over the top version of contemporary
styling in the original proposal however it continues to be a mess that lacks any attempt at
warmth, creativity or character that is desired in the Village by our community .
Page1of2
I believe all we need to do is to ask ourselves would be attracted to this building to see
what is in side due to its appearance? It is our hope that even though none of you have
any formal training in design you have now been at this long enough to answer the
question of attraction. Yes you are out there on your own as the planning staff has owned
up to the fact that they are not architects nor are they designers and have reached out to
get professional help on this issue in the MP. As you consider all this, please remember
we have all referred to the Village as a jewel a “diamond in the rough” and with each
project we approve we chip away to reveal its luster. Approving this project would mean
we do have not have a good hold of the hammer and chisel.
The property sits at a prime location with the Village Core, on one of its main streets,
Grand Ave, on a corner site with alley access. It would be the largest building on this
important thoroughfare. A public right of way we hope to turn into the “Promenade” a
pedestrian ramble that is in the draft MP. We have continued to pitch this linear open
space at the City pushing for a demonstration project on two blocks between Roosevelt
and Jefferson streets. The Village Association supports this action and hopes to move its
Farmers Market, ever shrinking on State Street to the demonstration area on Grand.
Meaning this weekly activity will take place directly in front of the GM, so everyone will have
a up close pedestrian exposure to it. What will be their reaction yum or yuk? Thank you
for your consideration of this input from the community.
Page2of2
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TENTATIVE MAP FOR CONDOMINIUM PURPOSES
THE GRAND MADISON
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JO" ,.
SHBEI' INDEX
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NO~· THIS !S A IDVT,A,l'll£ MAP tF A r:aNDDMJNIUM PRO.ECT
AS lJ£F'1i<J@ IN 5£CTIOO 41:25 OF "n£ O'WL c:oDE lJF 'f1£
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APPROI'BD
MADISON STREET GRAND AVENUE
rMS fS rH£ APPff(}\£J} 7ENTAT1'1£" MAP/S'IE PlAN FOR PRO.E.Cr NO. __ P£R COMXriON NO. __ OF PUNNtNC COMM!SS1CW Raa..UOON ""--
LEIJALDE$CRJPTI0N
CT15-04(A)
RP 15-06(A)
l.Oi'S fl. 14. 15 AND 16 IN BLOCK 451 OF CAf?L5BAO ro'MIIS'l'F. W Nf£ ClrY
II CARlSBAD, COJNrY OF SAN DIEGO. STAlE OF CAJ..JFORMA. ACCORD//1/G ro 'f1£ IWAP mEREOF NO. .5.J5. FII..£D IN mE tFFJCf:. OF mE COON TY R£caN)ER
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RAII.RW.D RIG'H75-llF-W.(Y.
OIWER: PAJRfCK S.Wn-1. U..C. A CAU1'T)RM.A UM!TEJJ UAB!UTY COMPANY 260SI ClfXA~ SI"Rffr CARLSBAD. CA. 92008
BNG1NEBR OF WORK
~ Ka8 ENGINEERING, INC. aiJ-··-·-
mol lfflliCfl Gallo" Ccurt, Sa1"1t 100 SaR m~gc, GA ~211! (~1!1) 211&-55ru Fo~:: (~1!1) 211&-55&.4-
/1:4MAL S~S; RCE 48592 OA rE
PROJECT INFfJRMA110N
Sr1?'a:T AOORESS: 725 GRANO A 1-E'VUf: CARI..S(JAD, CA
A5.'.i£3'50R''5 PAR'Cft ~S;; AP/'i. 20-'-XJJ-21
SffE" AQi'r"AG(;· GR~S$ A~Ar;:[.· 0.12 ACRB (H. Ill+ 51')
EI<ISNNG 20NE~ IJIJ..AGE R£WEW (\-R)
CENERM Pt.IW.· \o!"l..l.Ac;£ (V)
MJMB£R OF LOTS; I WT
WJWMf.IM LOT :ili:C 7,!i00 ST
~ffiAa:'S.O U.ND U5E Dl!iri?ICT" I -CARl~ Wl.l.AGE" COlTER
8UtUJI/II(; AR£4: 12.211 S.F. 87. !% tor CO'>ER.AGE
RDJEIJ/AL QUAN"Ji71ES· 52'!'l C. 't'
A\<ERI.OC DAILY TRAFF"tC:
~DENTIAL· II ADt,ll.Hr X 11 I..Nrs-INI ADT
COMMERCIA£ (RFIAiL): 40 ADT/HXJO SF -~":a: :n~7 CRass S.F.
IDTA£ ADT"-290 ADT
S£1'.E"R: CITY CF CARt.SBAD (13 Ef)I.)'S tl220 GAL PER UllllT)
(roU) • Rf"SrocrmAL: 220 GPD X II 00 X (1£00 PU? 00} • 2..420 GPO
CCIMMEROAL (!?FlAIL): 1 EDU / 1800 • 4,600 SF / 1,800
• 2.~ X 220 GPO • t;!IJ GPO
rorAL GPtJ-Z.OB4 CPO
~ID'?; CARt.SBAD MUN/DPAL IWITER DiSrRICI
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R[SIDENnAL.: .25() GPO X r1-2, 7SO GPD
cr:;t,fMERG/A£; 0.2.3 CPD/SF" K 4.!100 SF .. 1,058 GPO
IDTA£ GPO -4 • .395 GPO
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SHEEI'10F7
SCALE· 1" 20'
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
THE GRAND MADISON
r------------N55\b51'36-"E -19%1'----,
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7HI5 15 mE AFPROffl> rfNCAITVE MAP/5170 PLAN FC>? PRO.ECT NO. __ PER CDND/ITOi'/
Nrl __ OF PLAm;:: COOMISSION R£Sf!WnON
CT15-04(A)
RP 15-06(A)
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50ALE.1" 20'
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
THE GRAND MADISON
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CF15-04(A)
RP 15-06(A)
SHEET30F7
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TENTATIVE MAP FOR CONDOMINIUM PURPOSES
THE GRAND MADISON
THIRD FLOOR -RESIDENTIAL
"""OVBD
lJ-IIS IS lHE APPfWIFIJ JEIITA~,-MAP;SIJF PLAN FUR PRO.ECC NO __ PER fXJIIDmOO NO __ DF PLANNING C<J.\!MISSJD/1 1/ESDWllO/I !/0, __
CT15-04(A)
RP 15-06(A)
SHEET40F7
SC'"-E. 1" 20"
IBNTATIVE MAP FOR CONDOMINIUM PURPOSES
THE GRAND MADISON
N55lb51'36"E IS'1.8l'
,--------;-------------------------~~
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NO. __ OF PLA"':: COMMI5510N f?£50WnON
CT15-04(A)
RP 15-06(A)
SHBET50F7
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
THE GRAND MADISON
SITE PLAN
CT15-04(A)
RP 15-06(A)
CATCH BASIN
RECONSTRUCTION .
-~~~ ...... ~ ..
IECIIClOOO
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i ........
SCALE' 1" = 10'
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
THE GRAND MADISON
LEGEND
DMA I -ROOF AREAS DF!AINIIJC ro 4711 FLOOR PLANTER
DMA 2 -47/f FLOOR AREAS DRAINING IV :JRD FWOR Pi..ANfFR
DMA 3-211[) FWOR AREAS IJI?AINING ro 1ST FLOOR PLMml
ROOF DRAINAGE & DMA EXHIBIT
• ENQ""'RING SOIL"" >Hill Pfl[)\<OE A "INIMU" SLIST~NEDINRLTllATI(I'>JRATECJ"S'jHR. MI<SHAll BESI<NDYUliW TIJP SOLCON~SllNGCJ"50l!SAND, JMI'tANTINGSCil,,O.SHREOOEilHAR!l"'OOMULOH.
LEGEND
ilMA I -f/QDF AREAS DRAINIIJG m 471f FLOOR PLANID?
ilMA 2 -47/f FLOOR AREAS DRAINING IV :JRD FWOR PLANfFR
DMA 3-211[) FWOR AREAS DRAINING 7D 1ST FLOOR PLMml
8QW JHR I e "JER NQJE
THERMALOESIGN.,ll8EINACOOR<1\N<£
\\OTH~TMENTCONT1<C'-8"P'SI<NDDURING
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STIJRI.j WATER "ANAGE.El>JT PLAN \11ll8E
AMENOEOTOREFLECTSAME
APPROVED
THIS IS THE APPROVED IDJTAT!VE "AP/SITE P""" FO" PROJECT NO. __ PER OON~TlON ""--<>' PLAN~~G GOMMISSim REsruJTlm
CT15-04(A)
RP 15-06(A)
SHEET70F7
1947 1947 HV1
453
1FT O/S BLDG
454
1FT O/S BLDG
455
1FT O/S BLDG
456
1FT O/S BLDG
457
1FT O/S BLDG
CN 628
tc dw
629
eob1
630
eob2 b
631
eob2
632
eob2
637
fl
639
eoc3
640
eoc3
641
fl
642
fl
643
eoc3 e
644
fl dw
645
fl dw
646
tc dw
647
ac
648
ac
649
ac
SET CL 50
50
OB
S
.
OBS.
OBS
.
Obsc
u
r
e
d
Are
a
OBS
.
49.4
47.8
50.2
52.750.5
52.2
52.1
51.7
51.6
52.2
52.2
51.9
51.7
49.3
49.2
48.4
51.750.5
Conc.Asph.Conc.1-2
PARKING STALL LIFT
3-4
PARKING STALL LIFT
UP
STAIR 2 TRASH
RECYCLE
UP
STAIR 1
COMMERCIAL RETAIL
24 SPACESCOVERED PARKING
LOBBY
CCCCCCCC
ELEC.
PLAZA
ELEV.ELEV.
ELEV.EQUIP.
5-6
PARKING STALL LIFT
7-8
PARKING STALL LIFT
C
6,308 SF
PLANTER
S-2 OCC.TYPE 111B CONSTRUCTION
LINE OF BUILDINGWALL ABOVE
PLT
SEAT
PLANT
20" tall
SEATSEAT2.0%2.0%
0.79%2.0%
49.34 FF
50.67 FF
8.00%2.0%1.0%1.0%
1.0
%
51.60 GF
1.32%
2.0%
FLOW THROUGH PLANTER
36"X36" CATCH BASIN WITH PEDESTRIAN GRATE49.02 TG46.0 IE OUT
8" HDPE @ 0.8%
12" HDPE @ 1.0%
18" RCP @25'15'LIMITS OF IMPROVEMENTS 0.5%0.5%\p
t0;1.5%24'EXISTING 3 - PARALLEL PARKING SPACES REMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER &SIDEWALK5.5'2.0%2.0%
GRADE BREAK
W
EXISTING WATER SERVICE
2.0%
S
EXISTING SEWER SERVICE
I
PROPOSED IRRIGATION SERVICE
17.5'
10'
LIMITS OF IMPROVEMENTS19.5'9'
REMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER & SIDEWALK
PROPOSED 4 PARKING SPACES
EXIST. 8" VC SEWER PER DWG 118-9EXIST. 12" STEEL WATER PER DWG 146-9FUTURE 36" RCP SD PER DWG 457-4HEXIST. 12" STEEL WATER PERFUTURE 36" RCP SD PER DWG 457-4HEXIST. 10" ACP WATER PER DWG 445
3" SIDEWALK UNDER DRAIN~EXIST. 8" HDPE STORM DRAIN
LIMITS OF IMPROVEMENTS
5'2.95%
LIMITS OF IMPROVEMENTS
4" HDPE @ 2.0% MIN.
CROSS FALL VARIES
~
SEE ARCHITECT'S PLUMBING PLAN FOR STORM DRAIN ROUTING TO UPPER FLOORS TO FLOW THROUGH PLANTERS
1.7
%
1.7%
4'
MAX.
MAX.
MAX.
MAX.
EXIST. CURB & GUTTER TO REMAIN
EXIST. CURB & GUTTER TO REMAIN
EXISTING WATER SERVICE
EXIST. CURB & GUTTER TO REMAIN
REMOVE EXIST. SIDEWALK & RECONSTRUCT1'1'
PL
PL
PL
PL
N55°57'48"E 140.01'
N55°57'26"E 140.03'N34°02'00"W 100.08'N34°01'30"W 100.10'REMOVE EXIST. SIDEWALK
& RECONSTRUCT1'1'
REPLACE ASPHALT CONCRETE IN-KIND
~
STATUS OF EXISTINGSDG&E TRANSFORMER TO BE DETERMINED
8.0'(TYP.)15'(TYP.)20'(TYP.)8.5'(TYP.)
9.0'8.0'24'(TYP.)9.25'(TYP.)
18.5'(TYP.)2.44%2.47%2.0%0.75%8.0%0.75%
7.64%
2.50%
(2.11%)
(2.51%)
(2.44%)
4.8%1.00%52
.89
FS2.00%2.17%
3.33%2.78%2.0%5.4%5.9%1 STEP
1 STEP
(1.82%)
1.78%
1.15%
1.00%
6.97%
2.14%1.85%
4.13%
(3.16%)0.50%0.50%0.89%1.96%1.8%4.44%
1.08%0.89%3.03%)
TYPE G-1TG 51.53IE IN. 45.4IE OUT 45.1
CONNECT TO FUTURE 36" RCP STORM DRAIN, CONC LUG PER D-63 IE 43.6 ~ 36" RCPIE IN 44.4 ~ 18" RCP
LIMITS OF IMPROVEMENTS
4' WIDE PCCDRAIN PERTHIS SHEET4.1%2.6%\pt0;1.5%\pt0;2.0%\pt0;2.0%2.0%\p
t0;2.0%\pt0;VARIES 2.0%2.0%2.0%1 STEP
RECONSTRUCT CURB AND GUTTER. ADJUST EXIST. CURB INLET TO GRADE.
3' X 4' TREE PLANTER (TYPICAL)FREPLACE ASPHALT CONCRETE IN-KIND
EXIST. CATCH BASIN
(1.41%)1.00%
PROPOSED LOCATIONS OF ELECTRICAL METERS
PROPOSED LOCATIONS OF WATER METERS, WATER SUB-METERS AND GAS METERS
GRAND AVE.MADISON ST.FDDCV4'X6"TRANS
THE TWO EXISTING LANDSCAPE ISLANDS LOCATED WITHIN THE PUBLIC ROW ARE TO REMAIN. ALL PLANT MATERIALS AND FEATURES SUCH AS DECORATIVE BOULDERS ARE TO BE PROTECTED IN PLACE THROUGHOUT THE CONSTRUCTION OF THE PROPOSED PROJECT.
TWO (2) SYAGRUS ROMANZOFFIANUM - QUEEN PALM, 16" CALIPER, TREES TO BE REMOVEDTHREE (3) PODOCARPUS GRACILIOR - FERN PINE, SEE TREE LOCATION FOR CALIPER SIZE. TREES TO REMAIN AND BE PROTECTED IN PLACE DURING CONSTRUCTION
(14")
(14")
(18")
PROPERTY LINE, TYPICAL
PROPERTY LINE, TYPICAL
25'-0"TWO (2) METROSIDEROS EXCELSUS - NEW ZEALAND CHRISTMAS TREES, MULTI TRUNK WITH LARGEST TRUNK BEING 8" CALIPER, TREES TO REMAIN AND BE PROTECTED IN PLACE DURING CONSTRUCTION
SEATING BUILT INTO ADJACENT RAISED PLANTER, SEE ARCHITECT'S PLANS
ENHANCED PAVING TYPICAL, SEE ARCHITECT'S PLANS
LINE OF SITE LIMIT LINE PER CITY OF CARLSBAD'S LANDSCAPE MANUAL
25'-0"THE THREE PROPOSED PLANTERS LOCATED WITHIN THE PUBLIC R.O.W. WILL BE IMPROVED AND MAINTAINED BY THE PROPERTY OWNER.
FLOW THROUGH RAISED PLANTER TO FILTER SECOND FLOOR AND ON GRADE SITE RUNOFF
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS4
PROJECT NO. :15-004
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTALPRELIMINARY - 1st 5/1/15
PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd 6/17/15
CITY SUBMITTALPRELIMINARY - 3nd 7/24/15
CITY SUBMITTALPRELIMINARY - 4th 9/14/15
9/29/15
9/28/152015-07-29_The Grand Madison_SD-DD.vwxL-1
CONCEPTUALLANDSCAPE PLANSITE/FIRST FLOOR
north100 5 10 20 40
SCALE: 1"=10'-0"FEET
SITE/FIRST FLOOR PLAN
PLANTING LEGEND
SYMBOL BOTANICAL NAME COMMON NAME QUANTITY SIZE SPACING WUCOLS
TREES - Small Scale Accent
METROSIDEROS EXCELSIA NEW ZEALAND CHRISTMAS TREE 3 24" BOX STD.M
RHUS LANCEA AFRICAN SUMAC 2 15 GAL.L
PALM OR PALM LIKE PLANTS
PHOENIX ROEBELENII PIGMY DATE PALM 5 15 GAL.M ZAMIA FURPURACEA CARDBOARD PALM 16 10 GAL.M
SHRUBS - High Screening
BAMBUSA MULTIPLEX 'GOLDEN GODDESS' GOLDEN GODDESS BAMBOO 15 GAL.4' O.C.M
SHRUBS - Low Level Accent
JASMINUM ANGULARE SOUTH AFRICAN JASMINE 5 GAL.4' O.C M
NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO 5 GAL.3' O.C.L
LANTANA X 'NEW GOLD' NEW GOLD LANTANA 5 GAL.3' O.C.L
SHRUBS - Espalier Form
MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA 15 GAL ESP.6' O.C.M
MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA 15 GAL ESP.6' O.C.M
FLOWERING PERENNIALS
AGAPANTHUS 'GOLD STRIKE' GOLD STRIKE AGAPANTHUS 1 GAL.2' O.C.M
TRADESCANTIA PALLIDA PURPLE HEART 1 GAL.2' O.C.M BEGONIA RICHMONDENSIS RICHMONDENSIS BEGONIA 1 GAL.2' O.C.M
HEMEROCALLIS 'BITSY' DAYLILY 1 GAL.18" O.C.M
SUCCULENTS AND CACTI
PEDILATHUS MACROCARPUS DESERT PENCIL BUSH 5 GAL.3' O.C.L
GRASSES - Large & Small Scale
CAREX DIVULSA BERKELEY SEDGE 2" LINERS 18" O.C.M LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH 1 GAL.3' O.C.M
PENNISETUM SPATHEOLATUM RYE PUFFS 1 GAL.3' O.C.MACORNUS GRAMINEUS 'OGON' YELLOW LEAVED CALAMUS 1 GAL.18" O.C.H
VINES
BIGNONIA CAPREOLATA 'TANGERINE BEAUTY' CROSS VINE 5 GAL.6' O.C.M
THUNBERGIA GREGGORII ORANGE CLOCK VINE 5 GAL.6' O.C.M
GROUND COVER - Inorganic
2" - 4" DIAMETER RIVER ROCK COBBLE VL
(COLOR TO BE DETERMINED)
NOTE:THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECTAND NOT ON A FLOOR BY FLOOR BASIS.
LANDSCAPE MAINTENANCE RESPONSIBILITIES1.THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE’S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE R.O.W. ALONG GRAND AVENUE. THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OFTHE THE TWO EXISTING PLANTERS AND SMALL EXPANSION AREA WITHIN ONE OF THESE PLANTERS THAT ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE. STATEMENT OF UNDERSTANDING AND COMPLIANCE"I AM FAMILIAR WITH THE REQUIREMENTS FOR THE LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER."
BY: DATE: 7/2415PREPARER: JEFFREY S. SMITH, PLA 2994
DAEDALUS DESIGN GROUP2725 JEFFERSON STREET, SUITE 15BCARLSBAD, CALIFORNIA 92008(760) 720-9337
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS4
PROJECT NO. :15-004
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTALPRELIMINARY - 1st 5/1/15
PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd 6/17/15
CITY SUBMITTALPRELIMINARY - 3nd 7/24/15
CITY SUBMITTALPRELIMINARY - 4th 9/14/15
9/29/15
9/28/152015-07-29_The Grand Madison_SD-DD.vwxL-2
CONCEPTUALLANDSCAPE PLANSECOND + THIRD FLOORS
north100 5 10 20 40
SCALE: 1"=10'-0"FEET
PLANTING LEGENDSYMBOLBOTANICAL NAME COMMON NAME QUANTITY SIZE SPACING WUCOLS TREES - Small Scale Accent METROSIDEROS EXCELSIA NEW ZEALAND CHRISTMAS TREE 3 24" BOX STD.M RHUS LANCEA AFRICAN SUMAC 2 15 GAL.L PALM OR PALM LIKE PLANTS PHOENIX ROEBELENII PIGMY DATE PALM 5 15 GAL.M ZAMIA FURPURACEA CARDBOARD PALM 16 10 GAL.M SHRUBS - High Screening
BAMBUSA MULTIPLEX 'GOLDEN GODDESS' GOLDEN GODDESS BAMBOO 15 GAL.4' O.C.M
SHRUBS - Low Level Accent
JASMINUM ANGULARE SOUTH AFRICAN JASMINE 5 GAL.4' O.C M
NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO 5 GAL.3' O.C.L
LANTANA X 'NEW GOLD' NEW GOLD LANTANA 5 GAL.3' O.C.L
SHRUBS - Espalier Form
MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA 15 GAL ESP.6' O.C.M
FLOWERING PERENNIALS
AGAPANTHUS 'GOLD STRIKE' GOLD STRIKE AGAPANTHUS 1 GAL.2' O.C.M
TRADESCANTIA PALLIDA PURPLE HEART 1 GAL.2' O.C.M BEGONIA RICHMONDENSIS RICHMONDENSIS BEGONIA 1 GAL.2' O.C.M
HEMEROCALLIS 'BITSY' DAYLILY 1 GAL.18" O.C.M
SUCCULENTS AND CACTI
PEDILATHUS MACROCARPUS DESERT PENCIL BUSH 5 GAL.3' O.C.L
GRASSES - Large & Small Scale
CAREX DIVULSA BERKELEY SEDGE 2" LINERS 18" O.C.M LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH 1 GAL.3' O.C.M
PENNISETUM SPATHEOLATUM RYE PUFFS 1 GAL.3' O.C.MACORNUS GRAMINEUS 'OGON' YELLOW LEAVED CALAMUS 1 GAL.18" O.C.H
VINES
BIGNONIA CAPREOLATA 'TANGERINE BEAUTY' CROSS VINE 5 GAL.6' O.C.M
THUNBERGIA GREGGORII ORANGE CLOCK VINE 5 GAL.6' O.C.M
GROUND COVER - Inorganic
2" - 4" DIAMETER RIVER ROCK COBBLE VL
(COLOR TO BE DETERMINED)
NOTE:THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECTAND NOT ON A FLOOR BY FLOOR BASIS.
STAIR 2
DN
STAIR 1
ELEV.ELEV.
DN
UP
COMMON AREA
STAIR 2
UP
OFFICE4,064 S.F. NET
PLANTER
PLANTER
WALKWAY
WOMEN
MEN
POTENTIAL FUTURE DEMISING WALL
POTENTIALFUTUREDEMISINGWALL DECK
5,080 S.F. GROSS
DECK
DECK
SEATSEAT SEAT916 S.F.130 S.F.
105 S.F.
UNUSEDAREA
FLOW THROUGH RAISED PLANTERS TO FILER STORMWATER RUNOFF FROM THIRD FLOOR
FLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM THIRD FLOOR
SECOND FLOOR
DN
STAIR 1
ELEV.ELEV.
UP
DN
PLANTERPLANTER
OPEN TO BELOW
STAIR 2
UP
WALKWAY
DECK
PLANTER BELOW
STAIRROOFBELOW
POTENTIAL FUTURE DEMISING WALL
POTENTIALFUTUREDEMISINGWALL
DECKDECK
DECK
DECK
OPENTOBELOW
130 S.F.
126 S.F.
126 S.F.
128 S.F.
105 S.F.
OFFICE4,064 S.F. NET5,080 S.F. GROSS
FLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM ROOF LEVEL
THIRD FLOOR
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS4
PROJECT NO. :15-004
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTALPRELIMINARY - 1st 5/1/15
PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd 6/17/15
CITY SUBMITTALPRELIMINARY - 3nd 7/24/15
CITY SUBMITTALPRELIMINARY - 4th 9/14/15
9/29/15
9/28/152015-07-29_The Grand Madison_SD-DD.vwxL-3
CONCEPTUALLANDSCAPE PLANFOURTH FLOOR
north100 5 10 20 40
SCALE: 1"=10'-0"FEET
PLANTING LEGENDSYMBOLBOTANICAL NAME COMMON NAME QUANTITY SIZE SPACING WUCOLS TREES - Small Scale Accent METROSIDEROS EXCELSIA NEW ZEALAND CHRISTMAS TREE 3 24" BOX STD.M RHUS LANCEA AFRICAN SUMAC 2 15 GAL.L PALM OR PALM LIKE PLANTS PHOENIX ROEBELENII PIGMY DATE PALM 5 15 GAL.M ZAMIA FURPURACEA CARDBOARD PALM 16 10 GAL.M
SHRUBS - High Screening
BAMBUSA MULTIPLEX 'GOLDEN GODDESS' GOLDEN GODDESS BAMBOO 15 GAL.4' O.C.M
SHRUBS - Low Level Accent
JASMINUM ANGULARE SOUTH AFRICAN JASMINE 5 GAL.4' O.C M
NANDINA DOMESTICA 'HARBOR DWARF' DWARF HEAVENLY BAMBOO 5 GAL.3' O.C.L
LANTANA X 'NEW GOLD' NEW GOLD LANTANA 5 GAL.3' O.C.L
SHRUBS - Espalier Form
MAGNOLIA GRANDIFLORA 'LITTLE GEM' LITTLE GEM MAGNOLIA 15 GAL ESP.6' O.C.M
FLOWERING PERENNIALS
AGAPANTHUS 'GOLD STRIKE' GOLD STRIKE AGAPANTHUS 1 GAL.2' O.C.M
TRADESCANTIA PALLIDA PURPLE HEART 1 GAL.2' O.C.M BEGONIA RICHMONDENSIS RICHMONDENSIS BEGONIA 1 GAL.2' O.C.M
HEMEROCALLIS 'BITSY' DAYLILY 1 GAL.18" O.C.M
SUCCULENTS AND CACTI
PEDILATHUS MACROCARPUS DESERT PENCIL BUSH 5 GAL.3' O.C.L
GRASSES - Large & Small Scale
CAREX DIVULSA BERKELEY SEDGE 2" LINERS 18" O.C.M LOMARDIA LONGIFOLIA BREEZE DWARF MAT RUSH 1 GAL.3' O.C.M
PENNISETUM SPATHEOLATUM RYE PUFFS 1 GAL.3' O.C.MACORNUS GRAMINEUS 'OGON' YELLOW LEAVED CALAMUS 1 GAL.18" O.C.H
VINES
BIGNONIA CAPREOLATA 'TANGERINE BEAUTY' CROSS VINE 5 GAL.6' O.C.M
THUNBERGIA GREGGORII ORANGE CLOCK VINE 5 GAL.6' O.C.M
GROUND COVER - Inorganic
2" - 4" DIAMETER RIVER ROCK COBBLE VL
(COLOR TO BE DETERMINED)
NOTE:THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECTAND NOT ON A FLOOR BY FLOOR BASIS.
DN
STAIR 1
ELEV.
UP
CONDO UNIT A
PLANTERSTAIR 2
2 BEDROOM
OPEN TO BELOW
PLANTER
CONDO UNIT B
UP
CONDO UNIT DCONDO UNIT C
DN
WALKWAYW/D
BATH 2
CL
F
KITCHEN
DINING
LIVING
BEDRM 2
BEDRM 1
BATH 1 W/D
F
CL
CL
CL W/D
F
1,425 S.F.
2 BEDROOM 1,258 S.F.1,446 S.F.2 BEDROOM 2 BEDROOM1,464 S.F.W/D
F
BEDRM 2
BEDRM 2BEDRM 1 BEDRM 2
BEDRM 1
BEDRM 1
BATH 1
CL
CL CL
CL CLCL
CL
KITCHEN
KITCHEN KITCHEN
LIVING
LIVING LIVINGDININGDININGDINING
BATH 1
BATH 1
BATH 2
BATH 2
BATH 2
PLANTER BELOW
STAIRROOFBELOW
DECK
STORAGE
STORAGE
STORAGE
STORAGE
217 S.F.
DECK
DECK DECKDECK
Art. 383
Art. 383
130 S.F.126 S.F.126 S.F.128 S.F.
105 S.F.
OPENTOBELOW
FLOW THROUGH RAISED PLANTERS TO FILTER STORMWATER RUNOFF FROM ROOF LEVEL
FOURTH FLOOR
REVISIONS DATE
1
2
3
4
SHEET:
OF SHEETS4
PROJECT NO. :15-004
ISSUED FOR DATE
DRAWN BY:
CHECKED BY:
JSS
SCALE:PER PLAN
DATE:04-25-15THE GRAND MADISON 725 GRAND AVENUECARLSBAD, CALIFORNIA SHEET TITLE
JSS
PROJECT
STAMP
CITY SUBMITTALPRELIMINARY - 1st 5/1/15
PLOT DATE:CITY SUBMITTALPRELIMINARY - 2nd 6/17/15
CITY SUBMITTALPRELIMINARY - 3nd 7/24/15
CITY SUBMITTALPRELIMINARY - 4th 9/14/15
9/29/15
9/28/152015-07-29_The Grand Madison_SD-DD.vwxL-4
CONCEPTUALWATERCONSERVATION PLAN
SCALE: 1" = 20'-0"FEET
20 0 10 20 40 80 north
MAXIMUM APPLIED WATER ALLOWANCE (MAWA) CALCULATION:MAWA =MAXIMUM APPLIED WATER ALLOWANCE (GALLONS PER YEAR)ETO =REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR)0.7 =ET ADJUSTMENT FACTOR (ETAF)LA =LANDSCAPED AREA INCLUDES SPECIAL LANDSCAPE AREA (SQ. FT.)0.62=CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT)SLA=PORTION OF THE LANDSCAPE AREA IDENTIFIED AS SPECIAL LANDSCAPE AREA (SQ. FT.)0.3 =THE ADDITIONAL ET ADJUSTMENT FACTOR FOR SPECIAL LANDSCAPE AREA (1.0 – 0.7 = 0.3)MAWA = (ETO) (0.62) [(0.7 x LA) + (0.3 x SLA)]= (42.9) (0.62) X [(0.7 X 2,222)]= (26.6)x(1,555)
MAXIMUM APPLIED WATER ALLOWANCE = 41,363 GALLONS PER YEAR
ESTIMATED TOTAL WATER USE (ETWU) CALCULATION:
ETWU =ESTIMATED TOTAL WATER USE PER YEAR (GALLONS PER YEAR)ETO = REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR)PF = PLANT FACTOR FROM WUCOLSHA = HYDROZONE AREA [HIGH, MEDIUM, AND LOW WATER USE AREAS] (SQ. FT.)SLA = SPECIAL LANDSCAPE AREA (SQ. FT.)0.62 = CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT)IE =IRRIGATION EFFICIENCY (MINIMUM 0.71)
ETWU = (ETO) (0.62) [(PF x HA) / IE) + SLA]
ETWU FOR HWU ZONE = (42.9) (0.62) [(.80 X 46) / .90] = 26.6 X [37/ .90] = 26.6 X 41 = 1,090 GPY
ETWU FOR MWU ZONE = (42.9) (0.62) [(.50 X 1,761) / .90] = 26.6 X [880 /.90] = 26.6 X 978 = 26,015 GPY
ETWU FOR LWU ZONE = (42.9) (0.62) [(.30 X 280) / .90] = 26.6 X [124 / .90] = 26.6 X 138 = 3,680 GPY
ESTIMATED TOTAL WATER USE = 30,785 GALLONS PER YEAR
WATER USE SUMMARY:THE TOTAL ETWU FOR ALL HYDROZONES IS 10,578 GALLONS LESS THAN THE MAWA, SO THE PROPOSED LANDSCAPE AND IRRIGATION DESIGN FOR THIS PROJECT SATISFIES THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE.
HIGH WATER USE
!46 S.F.
!.80 PLANT FACTOR (PF)
MEDIUM WATER USE
!1,761 S.F.
!.50 PLANT FACTOR (PF)
LOW WATER USE
!415 S.F.
!.30 PLANT FACTOR (PF)
VERY LOW WATER USE
!0 S.F.
!.10 PLANT FACTOR (PF)
SYMBOL DESCRIPTION
WATER USE HYDROZONE DATA
HWU
MWU
LWU
VLWU
NOTE:ALL ON GRADE AND RAISED PLANTER BEDS WILL BE IRRIGATED WITH A SUBSURFACE DRIP IRRIGATION SYSTEM
STAIR 2
DN
STAIR 1
ELEV.ELEV.
DN
UP
COMMON AREA
STAIR 2
UP
OFFICE4,064 S.F. NET
PLANTER
PLANTER
WALKWAY
WOMEN
MEN
POTENTIAL FUTURE DEMISING WALL POTENTIALFUTUREDEMISINGWALL DECK5,080 S.F. GROSS
DECK
DECK
SEATSEAT SEAT916 S.F.130 S.F.
105 S.F.
UNUSEDAREA
MWUMWUMWU
LWU
LWU LWU
LWU
SECOND FLOOR
DN
STAIR 1
ELEV.ELEV.
UP
DN
PLANTERPLANTER
OPEN TO BELOW
STAIR 2
UP
WALKWAY
DECK
PLANTER BELOW
STAIRROOFBELOW
POTENTIAL FUTURE DEMISING WALL
POTENTIALFUTUREDEMISINGWALL
DECKDECK
DECK
DECK
OPENTOBELOW
130 S.F.
126 S.F.
126 S.F.
128 S.F.
105 S.F.
OFFICE4,064 S.F. NET5,080 S.F. GROSS
MWUMWUMWU
MWU
MWU
THIRD FLOOR
DN
STAIR 1
ELEV.
UP
CONDO UNIT A
PLANTER
STAIR 2
2 BEDROOM
OPEN TO BELOW
PLANTER
CONDO UNIT B
UP
CONDO UNIT D
CONDO UNIT C
DN
WALKWAYW/D
BATH 2
CL
F
KITCHEN
DINING
LIVING
BEDRM 2
BEDRM 1
BATH 1 W/D
F
CL
CL
CL
W/D
F
1,425 S.F.
2 BEDROOM
1,258 S.F.
1,446 S.F.
2 BEDROOM
2 BEDROOM1,464 S.F.
W/D
F
BEDRM 2
BEDRM 2BEDRM 1 BEDRM 2
BEDRM 1
BEDRM 1
BATH 1
CL
CL CL
CL CLCL
CL
KITCHEN
KITCHEN
KITCHEN
LIVING
LIVING
LIVING
DINING
DINING
DINING
BATH 1
BATH 1
BATH 2
BATH 2
BATH 2
PLANTER BELOW
STAIRROOFBELOW
DECK
STORAGE
STORAGE
STORAGE
STORAGE
217 S.F.
DECK
DECK
DECK
DECK
Art. 383
Art. 383
130 S.F.
126 S.F.
126 S.F.
128 S.F.
105 S.F.
OPENTOBELOW
MWU
MWU
MWU
FOURTH FLOOR
WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT
1.GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE PLANTS INTO LIKE WATER USE ZONES.
2.THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL. THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OFMICROBIC ACTIVITY IN THE SOIL. HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.
3.LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.
4.SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).
5.INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, I.E. CIRCUIT ZONES BASED UPON SUN / SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED.
6.INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.
7.PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS. THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THEABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS LANDSCAPE.
ACCOMMODATIONS FOR RECLAIMED WATER
1.ALL PLANTED AREAS REPRESENTED IN A HATCH PATTERN ON THIS SHEET ARE TO BE IRRIGATED WITH POTABLE WATER AT THIS TIME, HOWEVER THE NEW IRRIGATION SYSTEM WILL BE DESIGNED TO ACCOMMODATE THE USE OF RECLAIMED WATER IN THE FUTURE SHOULD IT BECOME AVAILABLE.
LANDSCAPE MAINTENANCE RESPONSIBILITIES
1.THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE’S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE R.O.W. ALONG GRAND AVENUE. THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OFTHE THE TWO EXISTING PLANTERS AND SMALL EXPANSION AREA WITHIN ONE OF THESE PLANTERS THAT ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE.
355 462CK TO 1947463CK TO 19471947FD PK HV1 4531FT O/S BLDG4541FT O/S BLDG4551FT O/S BLDG
4561FT O/S BLDG
4571FT O/S BLDG
459FD CN 645fl dw646tc dw 647ac
648
ac
649ac
81SET CL 50
50
OBS.OBS.
Obscu
r
e
d
Area
49.4
50.2 52.750.5
52.2
51.7
51.6
52.2
52.2
49.3
49.2
48.4 51.7 Conc.Asph.Asph.1-2PARKING STALL LIFT
3-4
PARKING STALL LIFT
UP
STAIR 2 TRASH
RECYCLEUP
STAIR 1
COMMERCIAL RETAIL
24 SPACESCOVERED PARKING
LOBBY
9 C10C11C12C13C14C15C16C
22212018
ELEC.
PLAZA
ELEV.ELEV.ELEV.EQUIP.
5-6
PARKING STALL LIFT
7-8
PARKING STALL LIFT
17C
19 23 24
6,308 SF
PLANTER
S-2 OCC.TYPE 111B CONSTRUCTION
LINE OF BUILDINGWALL ABOVE
PLT
SEAT
PLANT
20" tallSEATSEAT
2.0%2.0%
0.79%2.0%
49.34 FF
50.67 FF
8.00%2.0%1.0%1.0%
1.0%
51.60 GF
1.32%
2.0%
FLOW THROUGH PLANTER
36"X36" CATCH BASIN WITH PEDESTRIAN GRATE49.02 TG46.0 IE OUT
8" HDPE @ 0.8%
12" HDPE @ 1.0%25'15'LIMITS OF IMPROVEMENTS 0.5%0.5%\pt0;1.5%24'EXISTING 3 - PARALLEL PARKING SPACES REMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER &SIDEWALK5.5'2.0%2.0%GRADE BREAK
W
EXISTING WATER SERVICE2.0%
S EXISTING SEWER SERVICE
I
PROPOSED IRRIGATION SERVICE
17.5'
10'
LIMITS OF IMPROVEMENTS19.5'9'
REMOVE EXIST. DRIVEWAY AND CONSTRUCT CURB, GUTTER & SIDEWALK
PROPOSED 4 PARKING SPACES
EXIST. 12"
ST
EEL
W
ATER PER DWG 146
-9
FUTURE 36" RCP SD PER DWG 457-4HEXIST. 12" STEEL WATER PEREXIST. 10" VC SEWER PER DWG 118-9
3" SIDEWALK UNDER DRAIN~EXIST. 8" HDPE STORM DRAIN
LIMITS OF IMPROVEMENTS
5'2.95%
4" HDPE @ 2.0% MIN.
CROSS FALL VARIES~
SEE ARCHITECT'S PLUMBING PLAN FOR STORM DRAIN ROUTING TO UPPER FLOORS TO FLOW THROUGH PLANTERS
1.7%
1.7%
4'
MAX.
MAX.
MAX.
MAX.
EXIST. CURB & GUTTER TO REMAIN
EXIST. CURB & GUTTER TO REMAIN
EXISTING WATER SERVICE
EXIST. CURB & GUTTER TO REMAINREMOVE EXIST. SIDEWALK & RECONSTRUCT1'1'PL
PL
PL
PL
N55°57'48"E 140.01'
N55°57'26"E 140.03'N34°02
'0
0"W
10
0.
08
'N34°0
1
'30
"W 100.10
'REMOVE EX
IST
.
SID
EW
ALK
& RECONSTRUCT
1'
1'
~
STATUS OF EXISTINGSDG&E TRANSFORMER TO BE DETERMINED
8.0'(TYP.)
15'
(TYP.
)20'(TYP
.)
8.5'(TYP.)9.0'8.0'24'
(TYP
.
)9.25'
(TY
P.
)
18.5'(TYP.)
2.44%2.0%0.75%
8.0%0.75%
7.64%
4.8%1.00%52.89
FS 2.00%
2.17%
3.33%2.78%2.0%5.4%5.9%1 STEP
1 STEP
1.78%
1.15%
1.00%
6.97%
2.14%0.50%0.50%1.96%4.44%
1.08%4.1%2.6%\pt0;1.5%\pt0;2.0%\pt0;2.0%2.0%\pt0;2.0%\pt0;VARIES2.0%2.0%2.0%
1 STEP
RECONSTRUCT CURB AND GUTTER. ADJUST EXIST. CURB INLET TO GRADE.3' X 4' TREE PLANTER (TYPICAL)FREPLACE ASPHALT CONCRETE IN-KIND
EXIST. CATCH BASIN
(1.41%)1.00%
PROPOSED LOCATIONS OF ELECTRICAL METERS
PROPOSED LOCATIONS OF WATER METERS, WATER SUB-METERS AND GAS METERS
GRAND AVE.MADISON ST.FDDCV4'X6"TRANS
MWU
MWU MWU MWU
HWU
MWU
MWU MWU
MWU
MWU MWU
SITE / FIRST FLOOR PLAN