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HomeMy WebLinkAboutCT 2017-0004; SIX ON MADISON; Planning Commission: L \ A .. , B C I ' D 1 NOTES FIRE NOTE: NFPA 13 FIRE SPRINKLERS AND FULL FIRE ALARM SYSTEM ARE REQUIRED THROUGHOUT THE BUILDING, TYP. . 2 i I 1 PROJECT LOCATION (!) NORTH PROJECT DIRECTORY OWNER Oak & Madison LLC . 7851 Mission Centercourl, Ste. 200 San Diego, CA 92108 0. 619-291-3600 GENERAL CONTRACTOf! Mayfair Communities 7851 Mission Center Court, Ste. 200 San Diego, CA 92108 0. 619-200-7775 F. 619-291-3602 mehran@mayfaircommunities.com STRUCTURAL ENGINEER HTK Structural Engineers . 14288 Danielson Street, Suite 200 Poway, CA 92064-8819 P: 858-679-8989 F: 858-679-8959 htkse.com CIVIL ENGINEER Sampo 171 Saxony Rd Ste.213 Encinitas, CA 92024 0. 760-436-0660 vince@sampoengineering.com LANDSCAPE ARCHITEC,: Hutter Designs Inc. Steve Hutter 3645 Puffin Rd. Ste. 235 San Diego, CA 92123 0. 619-337-4044 F. 619-342-8528 ARCHITECT BGI ARCHITECTURE 2091 Las Palmas Drive, Suite D Carlsbad, CA 92011 P: 760.438.2963 F: 760.438.2965 bgiarchitecture.com GOVERNING AGENCY City of Carlsbad 1635 Faraday Avenue Carlsbad, CA 9201 O P: 760-602-4610 carlsbadca.gov ELECTRICAL ENGINEER T-Squared Steve Barrow 1340 Specialty Rd Ste. E Vista, CA 92081 0. 760-560-0100 F. 260-560-0101 SOILS ENGINEER ALLIED EARTH TECHNOLOGY 7915 SILVERTON AVE STE. 317 SAN DIEGO, CA 92126 0. 858-586-1665 UTILITIES CONSUL TANT EPI CONSULTING ENGINEERS 9565 WAPLES STREET, SUITE 100 SAN DIEGO, CA 92121 0. 858-824-1761 PROJECT DESCRIPTION PROJECT ADDRESS APN NO. LEGAL DESCRIPTION ROOF EQUIP. LAND USE DESIGNATION ZONE MASTER PLAN OVERLAY ZONE USE # UNITS DENSITY OAK AVE DEDICATION TRAFFIC STUDY 3 PROJECT DATA NEW FOUR (4) STORY CONDOMINIUM BUILDING COMPRISING 6 LIVING UNITS OVER GROUND FLOOR COVEHED PARKING ON A VACANT CORNER PROPERTY. GROUND FLOOR PARKING IS PROPOSING BELOW GRADE MECHANICAL CAR LIFTS TO PROVIDE THE REQUIRED 2 PARKING SPACES PER LIVING UNIT. ONE ADDITIONAL ADA PARKING SPACE IS PROVIDED. THE GROUND FLOOR ALSO CONTAINS COMMERCIAL RETAIL SPACE. 3095 MADISON STREET CARLSBAD, CA 203-305-1 0-00 LOT 3~ & 32 BLOCK 39 MAP 775 POLIC.Y 80-6 REQUIRED. V -VILLAGE VILLAGE REVIEW (V-R), DISTRICT 1: CUPD CU2-3 VILLAGE MASTER PLAN NA RESlQENTIAL & RETA\L (MIXED USE) 6 UNITS RESIDENTIAL, 1 UNIT COMMERCIAL/RETAIL LEASE SPACES. 35 DU/ACRE ALLOWED. 8,400 S.F. I 43,560 SF= .192 ACRE X 35 DU= 6.72 DU ALLOWED, 6 DU PROPOSED. PROPOSED DENSITY= 31.1 DU/AC IRREVOCABLE CONVEYANCE TO THE CITY OF CARLSBAD FOR ITS USE FOR PUBLIC UTILITIES, PEDESTRIAN USE & LANDSCAPE IMPROVEMENTS. RESIDENTIAL: 6 UNITS X 8 TRIPS= 48 ADT COMMERCIAL: 40 ADT PER 1,000 S.F. = 4% = 1,001 S.F. GROUND FLOOR COMMERCIAL SPACE X .04 = 40.04 ADT = 40 ADT TOTAL ADT (RESIDENTIAL & COMMERCIAL)" 88 ADT LOT SIZE 60'-0" X 140'-0" = 8,400 S.F. (INCLUDES 10'-0" OAK DEDICATION) • GR0°SS SITE ACREAGE"', 19 ACRES • NET SITE ACREAGE= .16 ACRES LOT COVEREAGE 100% F.A.R. NA WATER USAGE COMMERCIAL: 0.23 GAL./S.F. X 1,001 S.F. = 230 GPO. RESIDENTIAL: 250 GAL. PER DAY X 6 UNITS= 1,500 GPO. SEWER GENERATION COMMERCIAL: ONE (1) EDU PER 1,800 S.F. = 1,001 S.F. /1,800 S.F. = 556 EDU RESIDENTIAL: ONE (1) EDU PER UNIT X 6 UNITS" 6 EDU PROJECT TOTAL= 6.556 EDU ROOF PITCH 100% FLAT ROOD ALLOWED (NOT IN COASTAL OVERLAY OF VILLAGE REVIEW ZONE) PROPOSED: 5,265.53 S.F. TOTAL ROOF AREA PROPOSED FLAT= 2,531.19 S.F. / 5,265.53 = 48.07% FLAT ROOF ' PROPOSED SLOPED (1:12) = 2,734.34 S.F./ 5,265,53 = 51.93% SLOPED ROOF FRONTAGE 70% M!N. REQ. MArllSON -45' / 60' = 75% >70% OAK~ 125' / 140' = 89% > 70% PARKING MULTIFAMILY DWELLINGS 2+ BEDROOMS 2 SPACES REQUIRED 2 SPACES PROVIDED (STANDARD 8'6" X 20') (EXTENDED HEIGHT CAR LIFT) (40%, COMPACT ALLOWED) 1 ADDITIONAL ADA SPACE PROVIDED PARKING IN-LIEU OWNER AGREES TO BUY PARKING CREDITS UNDER PARKING IN-LIEU PROGRAM. 943.28 S.F. / 300 S.F. PER FEE PROGRAM SPACE= 3.14 (ROUND UP)= 4 PARKING STALLS REQUIRED FOR 943.28 S.F. COMMERCIAL SPACE. OWNER SHALL PAY PARKING IN-LIEU FEES FOR (4) PARKING STALLS BASED ON THE ABOVE CALCULATION. SETBACKS FRONT YARD: 10'-0" FOR FLOORS ABOVE GROUND FLOOR. 0'-0" FOR GROUND FLOOR COMMERCIAL SPAC SIDE YARDS: 0'-0" (10'-0" VACATION ALONG OAK AVENUE) REAR YARD: 0'-0" NUMBER OF STORIES 4 HEIGHT OCCUPANCY TYPE OF CONSTRUCTION FLOOR AREA GOVERNING CODES SCHOOL DISTRICT WATER DISTRICT SEWER SERVICE 45'-0" ,ALLOWED> 44'-9" PROPOSED@ PARAPETS. 42'-6" MAX. ENCLOSED STRUCTURE HEIGHT. RESldENTIAL / RETAIL TYPE_V-A, SPRINKLERED GROUND FLOOR • MAIN FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 543 S.F. • MAIN FLOOR PARKING GARAGE (INCLUDING ANCILARY SPACES): 5,024 S.F. • ctOMMERCJAL SPACE: 943.28 S.F. TOTAL GROUND FLOOR AREA= 6,510.28 S.F. SECOND FLOOR • 2ND FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 1,140 S.F. • WEST UNIT: 2,137 S.F. INTERIOR CONDITIONED. • EAST UNIT: 2,288 S.F. INTERIOR CONDITIONED. • 2ND FLOOR DECKS: WEST= 476 S.F. I EAST= 421 S.F. THIRD FLOOR • 3RD FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 1,027 S.F. • WEST UNIT: 2,137 S.F. INTERIOR CONDITIONED. • EAST UNIT: 2,142 S.F. INTERIOR CONDITIONED. • 3RD FLOOR DECKS: WEST= 499 S.F. /EAST= 293 S.F. FOURTH FLOOR • 4TH FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 1,027 S.F. • WEST UNIT: 2,117 S.F. INTERIOR CONDITIONED. • !;:AST UNIT: ·f ,904 S.F. INTERIOR CONDITIONED. • 4TH FLOOR DECKS: WEST= 501 S.F. /EAST= 554 S.F. BUILDING TOTALS (ALL FLOORS) • CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 3,737 S,F. • ENCLOSED INTERIOR CONDITIONED UNITS: 12,683 S.F. • TOTAL COMMERCIAL SPACE: 943.28 S.F. • TOTAL EXT. DECKS: 2,744 S.F. THESE PLANS AND ALL WORK SHALL COMPLY WITH CARLSBAD MUNICIPAL CODE. THE 2016 EDITION OF THE CALIFORNIA BUILDING CODE FOUND IN STATE OF CALIFORNIA TITLE 24 CCR AS AMENDED AND ADOPTED BY THE CITY OF CARLSBAD. THE 2016 EDITIONS OF THE CAUFORNIA BUILDING CODES SHALL APPLY: • 2016 CALIFORNIA BUILDING CODE • 2016 CALIFORNIA GREEN BUILDING CODE • 2016 CALIFORNIA HISTORICAL BUILDING CODE • 2016 CALIFORNIA ELECTRICAL CODE • 2016 CALIFORNIA MECHANICAL CODE • 2016 CALIFORNIA PLUMBING CODE • 2016 CALIFORNIA T!TLE 24 • 2016 CALIFORNIA F!RE CODE CARLSBAD UNIFIED SCHOOL DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT CARLSBAD WASTE WATER DIVISION 4 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 PROJECT iilTLE SHEET ARCHITECTURAL SITE PLAN CIVIL SU_RVEY SHEETS T-1 AC-1 C-1 C-2 A-1 A-2 A-3 A-4 A-4.1 A-5 AP-1 AP-2 L-1 L-2 , · ,. -', TENTATfv'E MAP AND PRELIMINARY GRADING PLAN OPEN SPACE CALCULATIONS Mii-i'N & :i'El'::mm FLOOR PLANS THIRD&' FOURTH FLOOR PLANS ROOF PLAN ELEVATIO~IS ELEVATIONS SECTIONS PERSPECTIVES PERSPECTIVES LANDSCAPE CONCEPT PLAN CONCEPTUAL WATER CONSERVATION PLAN PR()JECT DATA (CONTINUED) GROUND rLOOR OPEN SPACE: • GROUND FLOOR OPEN SPACE (LANDSCAPING)= 276.09 S.F. • GROUND FLOOR OPEN SPACE (HARDSCAPE) = 257.47 S.F. • GRO()ND FLOOR OPEN SPACE TOTAL= 533.56 S.F, • GROltD FLOOR OPEN SPACE IN 10'-0" DEDICATION (NOT INCLUDED IN CALC ABOVE)= 1,400 S.F. • GROl)NO FLOOR OPEN SPACE TOTAL (INCLUDING DEDICATION)= 1,933.56 S.F. SECOl')J_Q_FLOOR OPEN SPACE: • SECOND FLOOR OPEN SPACE (EAST UNIT DECK), 421 S.F. • SECOND FLOOR OPEN SPACE (WEST UNIT DECK)= 476 S.F. • SECOND FLOOR OPEN SPACE (CIRCULATION BREEZEWAY)= 779.38 S.F. • SECOND FLOOR OPEN SPACE TOTAL= 1,676.38 S.F, THIRD:!=LOOR OPEN SPACE: • THIR!) FLOOR OPEN SPACE (EAST UNIT DECK)= 293 S.F. • THIRD FLOOR OPEN SPACE (WEST UNIT DECK)= 499 S.F. • THIRD FLOOR OPEN SPACE (CIRCULATION BREEZEWAY)= 687.43 S.F. ' • THIRD FLOOR OPEN SPACE TOTAL= 1,479.43 S.F. FOURJlj_fLOOR OPEN SPACE: • FOUF!TH FLOOR OPEN SPACE (EAST UNIT DECK), 554 S.F. • FOURTH FLOOR OPEN SPACE (WEST UNIT DECK)= 501 S.F. • FOUF!TH FLOOR OPEN SPACE (CIRCULATION BREEZEWAY)= 687.43 S.F. ' • FOURTH FLOOR OPEN SPACE TOTAL= 1,742.43 S.F, ROOF OPEN SPACE: • ROOF NOT ACCESSIBLE TO RESIDENTS (MAINTENANCE ONLY), O S.F. OPEN SPACE. ···-···------------.... CITY OF CARLSBAD PLANNING COMMISSION ; Case Name: . .S>)<.. on /11n,J/s:~l1 I-----------• 1 case No.:C1Jot?-;~o/?-ooo :2: I '',q I, "/J /I ~ibitNo.: -Date: 111,,/2 2 ' r~--------------------] I hav,e ft'JViF.Wed tl1es,, constructiM documents and have approved theircontenIB as including all of the design 1 PREI_IMINARY aspects I had previously authorized. I understand my project will be con&lructed as specified by tllsse I construcl1on documents NOT FOR CONSTRUCTION ARCHl'ftcCTUIH ! OES!Gtl BGI ARCHITECTURE Beary Group Inc. 2091 Las Palmas Drive, St. D Carlsbad, GA 92011 (760) 438-2963 bgiarch'itetL.c-om This documenl 1s the property of John S. Beery, Architect. A.I.A. Any unauthorized use or 1eprnd11ctlor1 or this document, ,n whole or parl, is prohibited. en ~ :::::, -z -:E 0 C z 0 (.) z 0 en -C <( :E z 0 >< -en 1-w w 0::: <( I-() Cf) - zO 0 <( CJ) llJ -Cf) 0 .....J <( 0::: ~ <( I.!) () CJ) 0 C'0 REVISIONS By Date 2017.12.11 Scale NO SCALE Drawn By BPB Job No. 1615 Sheet Name PROJECT TITLE SHEET Sheet No. T-1 ~----------------------------------------------'--------------·---------------------------------.!...------------------------------------------------l.__J..:C...=,.;;;;;_;;-:;;.·..;:;;c..;; .. ·-;::__;:;:; --_-.::;_;:_ _ _;_;::; __ c;:;-:C-:C-:·=:-_~=-=·=··;;;;;:.:.::--:::=C:::-::CC:-::C:C:~"!J; _'::::'':.::"'::::'"::::"========='='"==========-_J .__ ________ __, 1 ''.! ( A B 0'-0" REAR YARD SETBACK C D SITE PLAN 1/8" = 1'-0" I I I 1 0 ' 0 w 2 -------~-···············-····-- ' 'i ' NEIGHBC,)RING PROPERTY ""--- I , I I I I I I I I I I I I I I I I I / / / / ' ' i· -··'------------;, /. l ' / / / / / / / / / EXISTING NEIGHBORING STRUCTURE / ' / / / / / ' / / / / Ours1DE FACE OF sTRuCTURE-...; 1.5" INSIDE OF PROPERTY LINE To''- I I I I I I I I I I I I I I I I ALLOW FOR EXT. FINISH STUCCO , I .,,, ____ _ __ MATERIAL THICKNESS, TYP @__ __ '-I NORTH PROPERTY LINE. '1 ·-· -···' { .. -------····-·---····-·· --------.. ··-... ----- "----I , I I ' I I I I I I I I I I I . I I I I I I I I I / I / / / / .( --- / / / / / / / / / / EXISTING NEIGHBORING STRUCTURE / ' / / / / / / /. ' i/ It . / J ·, . i ' ' .. ', ;· '\.. ~-0'-0" SIDE YARD SETBACK j ----_,_· --·- / / / ' ., / --;, / I / / ' I I I I I I I I I I I I I I I I I I I I I I I ' I -----" 3 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 -----·-·---...... I ' ' . ; ' , I I . j NOTE: FOR ADDITIONAL INFORMATION REGARDING THE SITE (GRADING, DRAINAGE, STREETS & UTILITIES, WATER, SEWER, GENERAL INFO, ETC.) SEE SHEETS T-1 AND CIVIL SHEET C-2 "TENTATIVE MAP AND PRELIMINARY GRADING PLAN." I SDG&E TRANSFORMER LOCATION PER CIVIL DRAWINGS, TYP. 1, -- ' ·--MIN. CLEAR FLOOR SPACE IN FRONT OF TRANSFORMER, TYP. ' I f-w w 0::: f-(/) TRUE NORTH REFERENCE NORTH ---------STORAde ------1---~49.62 • It iy .. · . i "!-.• ~)) 1' \ --/ ~ I( •. 1 z 0 (J) \ I \ 1 / \ I UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) , ' I \ I \ I I COVERED PARKING GARAGE \ I \ 2 I I / UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) I I I , ' \ \ \ ' , \ I \ 3 I \ I Ul~DERGROUND CAR LIFT (2 SPACES ENCLOSED) I I I , ' I I I \ I I 4 / I / UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) I I I , ' \ \ \ - ~ ; 7 \ 5 I I / UNDERGROUND_ CAR LIFT (2 SPACES ENCLOSED) I I I , ' I \ \ ---- ---··--···--··---- \ I I 6 / \ I , UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) I I I , ' \ \ \ -• COVERED PARKING GARAGE ~'~~"""ii "-"~ ~I ~ ~I ADA ~ ~S::LEVATOR ~~;~d E~UIP. ( ENTRY LOBBY r< I \/ I ': .· · · -lc--1 / / \ "· 1/, I " : }[) STAIRWELL ADA -----BATHROOM'" ~-~ ~n'---;, r;; . ' f . I I ,,,,_,.__ I , ~. 1. ·············;·r--" jANDSCAPING · ;r ~ ~~ • . ~. ; ~ !1 ~ ~ Z. ~ 0 : _:I ~ : ! F1~~0~ ~ I i ! : COMMERCIAL SPACE ~-! 'I ~ ~ ~--"'- 0 <C 2 rD-N.-;--'1 ---= It ~ • ~~ ] .. · AD~ CHAIR LIFT -----.... •• ,,:._,' X • 1 11 .049.29 ~ I~-. -----. --"-11 --GAS METERS PER --.._ I ' --..._ I/ SDG&E, TYP. -~-EXISTING CURB A~D GUTTER TO REMAIN, TYP. , I ' I L'======-:=:';:+i =·=-=R::-A=IS=EO=PL=A=~=TE=R=P=,E=Rl[_=C=IV=IL=D=W=G='S:=__j --· . ;A;S;D PLA!ER~:W~it~--N-E_W __ ·---. l _ c ..__ iJ ll_i----. __ ----· . -. . . HARDSCAPE . I ~ · ~ HAR~73~APE LANDSCAPING y·-----------l Fr_. ~ ~ -· LANDSCAPING LANDSCAPING ,; NFr_ ------------------------MIN. CLEAR FLOO~ SPACE IN FRONT OF GAS METERS, 1--TYP. GAS METERS TO BE CENTERED ON WALL, TYP. ____ l_l ---E~-IS-T-IN:G:S=-ID=~E=W~---A=_L--.=K~T-0=-=R-E=-M=-A=I-N=-_=T-Y=P=&=~==· ~====-·=I[_=_=_ =· =··-==::::::::::===· === \· -=='\= --=~=~=-=-===Ex=,s=~=IN=G=S=ID=E=~=-:=L=:=TO=-=R-=E:=A=IN=,=TY=P=···= ~=-=··'t'=====·-=-====···:::J·=lr.==··=·=·=· =-=· ==·=·--=··::;·--'C.,:·=:·~-~""~~-1'. 8" C.L. TO C.L BETWEEN GAS METERS. TYP. \\_ ~ , '~ -----,----BACKFLOW PREVENTER AND . ~ DOUBLE DETECTOR CHECK ~-0'-0" SIDE YARD LANDSCAPE PLANTER WALL OUTSIDE FACE OF STRUCTURE 4" INSIDE ~~ VALVE ASSEMBLY, 3'-0" MIN. SETBACK FROM FOR STORMWATER RETENTION OF PROPERTY LINE TO ALLOW FOR EXT. FROM BUILDING, TYP. DEDICATION PER CIVIL AND LA.NDSCAPE FINISH STUCCO & STONE MATERIAL DRAWINGS. PLANTER WALL THICKNESS, TYP@ SOUTH P.L. I'--. SHALL BE CONSIDERED I "-. LANDSCAPING. ~ EXISTING CURB AND GUTTER TO REMAIN, TYP. I 140' -O" PROPERTY LENGTH i--------------------------------------------------------------·-·--------··--·---··-------------- --OAKAVENUE-- 1-· --c -. -. =------=----.,J. --·1 1 [ P R E L I M m N A R Y • ! NOT FOR CONSTRUCTION • le_-=--· .--. = == =-· _ _c ·· ,. . _ __-_ ·_c_c ·-_ .. , KEYNOTES SQUARE FEET CALULATIONS COMMERCIAL SPACE: INTERIOR CONDITIONED: 943.28 S.F. WEST UNIT: (2ND FLOOR) INTERIOR CONDITIONED: 2,135 S.F. EXTERIOR DEKS: 419 S.F. EAST UNIT: (2ND FLOOR) INTERIOR CONDITIONED: 2,287 S.F. EXTERIOR DECKS: 452 S.F. WEST UNIT: (3RD FLOOR) INTERIOR CONDITIONED: 2,135 S.F. EXTERIOR DECKS: 501.75 S.F. EAST UNIT: (3RD FLOOR) INTERIOR CONDITIONED: 2,137.6 S.F. EXTERIOR DECKS: 326.22 S.F. WEST UNIT: (4TH FLOOR) INTERIOR CONDITIONED: 2,117 S.F. EXTERIOR DECKS: 501 S.F. EAST UNIT: (4TH FLOOR) INTERIOR CONDITIONED: 1,905 S.F. EXTERIOR DECKS: 548 S.F. STORAGE SPACE CALULATIONS UNIT 2W: (LOCATED@ UNIT 2W DECK) 6.375' x 7' x 9.25 CLG HEIGHT= 412.78 CU.FT. PROVIDED> 392 CU.FT. REQUIRED. UNIT 3W: (MAIN FLOOR GARAGE) 9.125' x 4.208' x 10.25' CLG HEIGHT= 393.58 CU.FT. PROVIDED > 392 CU.FT. REQUIRED. UNIT 4W: (MAIN FLOOR GARAGE) 9.125' x 4.208' x 10.25' CLG HEIGHT= 393.58 CU.FT. PROVIDED> 392 CU.FT. REQUIRED. UNIT 2E: (MAIN FLOOR GARAGE) 9.000' x 4.208' x 10.66' CLG HEIGHT= 403.96 CU.FT. -8.7 CU.FT. (COLUMN)= 395.26 CU.FT. PROVIDED> 392 CU.FT. REQUIRED. UNIT 3E: (MAIN FLOOR GARAGE) 9.125' x 4.208' x 11' CLG HEIGHT= 409.57 CU.FT. PROVIDED > 392 CU.FT. REQUIRED. UNIT 4E: (MAIN FLOOR GARAGE) 9.125' x 4.208' x 11' CLG HEIGHT= 409.57 CU.FT. -11 CU.FT. (COLUMN)= 399.57 CU.FT. PROVIDED> 392 CU.FT. REQUIRED. ARCHITECTURAL LEGEND 0 0 [,] 0- ~ ~ ~ A-1 ® Doors Windows Keynote Wall Type Interior Elevation Storefront Elevation Building Elevation New Wall Existing Wal\ Demolition lnsL1lation Overhead Centerline Property Line Revision NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group Inc. 2091 Las Palmas Drive, St. D Carlsbad, CA 92011 (760) 438-2963 bgiarchitect.com This documtmt is the prope,1ly of John S. Beery, ArGhitecl, A.IA Any unauthorized use o, reproduction of tll;s docurnent, in whole o, part, ~ prohibited_ en :E :::> --z -~ 0 C z 0 (.) z 0 Cl) -C <C ~ z 0 >< -Cl) 1-w w 0::: <( I-u Cl) - zO 0 <( Cl) aJ _Cl) 0 _J <( 0::: ~ <( I.!) u CJ) 0 ('I) REVISIONS By Scale Drawn By Job No. Sheet Name :i'O;i7.'12.1 'I " 1/8"::: 1'-0" BPB 1615 ARCHITECTURAL SITE PLAN I have reviewed these constri1dion documents and 11nve approved their coiltents as induding all of 1~ Sheet No. dooign aspec;ts I had previouely authorized. I understand my project will be COM!ructed as specifi b these construct1on documents AC-1 Slgnalure Date '' .,-' WOOD FENCE .v ~q,- 1 I I I I I I I,,, I~ I ·-',)'- / \;;,,; -48 -.-· I 'l'q;, 0 7 ' \ • . l I I / / / / / 1.14 ~- 48.56 I "' ' J §' 20.00' "' : i I I l+----+=-=+:+---+-1~ . " I I I I fti!J, ------------------------------ LOT 29 !OT JO _ l ______ rn_1s_nN_c_R_r,_1D£J_M_CE _____ _,I EXISllNG RESIDENCE 18.12 x __ --x-=-J!.55~8'JJ'E 139,91' ~ kENCE_'ff,9=-c-x ----=-.. t=---= 14=---- (14(),00; LOl 31 T- ' -11 -.-\~,.> OAK DIRT/GRASS I I ~ I / / / / LOT 32 ' i 49,37 49.30 i? . 'Ci ' 49.00 49.19 TC I ' 48.11 R. .,, "'. ·<{'> , 49.10 TC ' 48.61 R. 49.12 \ I \ 39,98' I \ \ \ ---------------------------+ -l,,~--------------~,, -------->--\,-----------------{------ ------~ -------------------- 46.11 ' R/W ----- ·>(? ------- CURB AN-;GJ,iR ·---------------- 41.J2 IC 48.83 FL . ---- R/W AC PA I/El/ENT ' ' ' ' ' ' ' " ' . ..,. :i&,:--~ ·ct, -~. "• 48.03 TC 47.58 R. ·-- ·--. 48./2 --- CURB AND GUTTER 48.82 TC 48.35 R. R/W I I 48.72 7 / I 19.95' l AC PA_lfll_fN_T __ I ____ - ffi WV I f 39.98' ----- 49.41_0 _ 49,80 TC , 49.32 R. 49.44 -~ ' 49.79 TC W.32 FL 49.65 TC 49.16 FL ----------- ' CURB AND GUTTER '49.59 5019 TC 50,/6 TC~ 49.61 FL 49,63 fl R/W CLIENT.· MEHR AN SABERI, MAYFAIR GROUP HOLDINGS, INC. SITE ADDRESS: 3095 MADISON SlREET, CARLSBAD, CA 92504 ASSESSORS PARCEL NUMBER: 203-305-to DA TE OF SURVE~ MARCH 2, 2017 LEGAL DESCR/P"ON: ALL OF LOTS JI ANO 32 IN BLOCK 39, IN THE CITY OF CARLSBAD,, COUNTY OF SAN DIEGO,,, STA TE OF CALIFGRNJ.~1 ACCORDING TO MAP THEREOF NO'ii 535, RECORDED IN ,ti£ omCE OF THE CuuNTY RECORDER OF SAN DIEGO COU TY. MAY 2 1888,· TOGETHER MT// THAT PORllON OF OAK AVENUE, ADJOINING LO/ 32 AS VACATED ON SEPTEMBER 17, 1985 BY RESOLUllON NO. 8181 OF THE CITY COUNCIL OF THE CITY OF CARLSBAD, SAID PGRllON OF VACA TED OAK AVENUE WAS RECORDED SEPTEMBER 24, 1985 AS INSTRUMENT NO. 1985-352892 OF OFFICIAL RECORDS VER"CAL BENCHMARK: CITY OF CARLSBAD SURVEY CON/ROL POINT CLSB-121. DA IVM: NGI/D 29 ELEVA "ON: 80.303 NOTES· 1. THIS IS NOT A BOUNDARY SURVEY. BEARINGS AND DISTANCES SHOW HEREON CALCULATED BASED ON FOUND MONUMENTS AND RECORD MAP£ DISTANCES SHOW HEREON IN PARENTHESIS PER MAP 535, 2, A PREL/11/NARY llll.E REPORT WAS NOT PROWDED AT THE llME THAT THIS TOPOGRAPHIC PLAT WAS PREPARED THEREFORE EX/SllNG EASEMENTS, IF ANY, HA VE NOT BEEN PLO TTEO HEREON. ABBREV/A "ONS: AC: ASPHALT CONCRETE CONG: CONCRETE CLF: CHAIN LINK FENCE DIA: DIAMETER FG: RN/SH GRADE FH: FIRE H'rVRANT FL: FLOW LINE FF: RN/SH FLOOR PED: PEDES/RIAN R/li" RIGHT OF WAY TC: TOP OF CURB WI/ WA TER VAL VE ABBREV/A "ONS: SUBDMSION BOUNDARY RIGHT-OF-WAY EX/SllNG CONTOUR EX/SllNG ELEVA llON SYMBOL: --WO-·- X 150,5 10 5 0 10 20 '-I -~--1 _ ___JI SCALE: 1" = 10' rn • ~ b "' X 0 ~ 0 N ' •• ;;- ~ ~ / .,., "' 5 "' " 0 " I -~ .µ ·a ' E E 8 0 N -· ------1/_ '-;;-~ ~~ !~ ~ ~ I~ Hi ~ t-l w ~ ~ -Az ~;:: i ~ ..... ~_~15 -.~..-~ , .. 1: % . !; ...._ _______________________________________________________________________________ ........1_ .......... ~ /£GENO SUBDMSION Bl!IINOARY RIG/IT-DF-WAY STREET VACA HON/DEDICA HON ' EXISHNG CONTOUR EXISHNG ELEVA HOii SAWCUT LINE /RENCH RESURFACING SEllfR LINE WA ITT/ LINE FIRE LINE BACKFLOW PRflfNTER STORM DRAIN PIPE PRESSURE PIPE FLOW Tl/ROUGH PLANTER KEY NOTES: Q l/EM(XJSH/PROTECT IN-PLACE DEMOLISH EXISHNG OR/lfWAY S'tMBOI. ·---.f t,0---.. X 1!]0.5, (1.'JO}J) FZZZZZZd -s----s-- -w----w-- --F ®-® -SD----SD- 1. 2. J. 4. 5. 6. 7. 8. 9. DEMOLISH PED RAMP AND RECO/ISTRUCT TO ADA STANDNIDS PROTECT TREES IN-PLACE PROIECT l!VOD /ENCE IN-PLACE PROTECT SIDEWAlK IN-PLACE PROTECT POC RIBB0/1 GUT/ER IN-PLACE RELOCA IE SIGN PROTECT STORM DRAIN CURB INLET IN-PLACE PROTECT CURB AND GUTTER IN-PLACE 1a PROTECT AC PAVEMENT IN-PLACE NOTES: 1. BEARINGS AND DISTANCES SHOWN HEREON CALCULATED BASED ON FOi/ND MONUMENTS ANO RECORD MAPS. DISTANCES SHOWN HEREON IN PARENTIIESIS PER MAP 535. 2. A PRELIMINARY HllE REPORT WAS PREPARED BY CHICAGO HllE COMPANY ON 7/712017 AS ORDER N0.0007564J-99J-S02-CFU. SAID REPORT HAS BEEN RIWEllfO ANO EX/SHNG EASEMENTS HA lf BEEN PLOTTED HEREON. 1 trtiJ1!tf/t:fitKa61s ~R&:JJtXf& rt&Uf/J/¼7rio}F~t r:t A1dollf 4. Tl/£ COi/TRACTOR SHALL ASSUME ALL RESPO/ISIB/LITY FOR DESIGNING ANO Wfiffff /f~ Atfi;ff~ti1lJ!J~ DfoJHf:JN$A~lfii11JFt#Jo MNoifri HEREON. THE SOILS ENGINEER SHOULD BE CO/ISULTEO FOR SHORING AND STAB/LIZA HON RECOMMEND A HO/IS PRIOR TO CO/IS TRUCHON. A BUILDING PERMIT IS REQUIRED FOR ANY SHORING. 11. DEMOLISH PORHON OF COi/CRETE DR/lfWAY AND RECONSTRUCT TO ADA STANDARDS 12. PROTECT CROSS GUTTER IN-PLACE 13. PROTECT SEllfR MAIN 14. PROTECT WA /ER MAIN NEW IMPRO',f/JENTS: 0 I. PROPOSED BUILDING PER ARCHITECTS PLAN , 2. PROPOSED NEW 22' WOE CONCRETE OR/lfWAY ! J. PROPOSED CAR LIFT UNDERGROUND PER ARCHITECTS PLAN 4. PROPOSED COi/CRETE PARKING GARAGE 5. PROPOSED HANDICAP PARKING STALL 6. PROPOSED CONCRETE SURFACE 7. PROPOSED UNIT STORAGE PER ARCHITECTS PLAN 8. RECONSTRUCT 6" HIGH CURB ANO SIDEWALK TO MATCH EX/SHNG GRADES 9. ACCESSIBLE PARKING SPACE 10. PROPOSED EMERGENCY STAIR llfll PER ARCHITECTS PLAN 11. PROPOSED SOGE TRANSFORMER PAO {NOT TO BE LOCATED IN TIIE ROW} 12. PROPOSED TRASH AREA PER NICH/TECTS PLAN. REIER TO Tl/£ WASTE MANAGEMENT LETTER fl PROPOSED ROLL UP GARAGE GA TE PER ARCHITECTS PLAN 14. PROPOSED ADA RAMP 15. PROPOSED TRENCH RESURFACING 16. PROPOSED CONCRETE CURB NEW S"1/M DRAINAGE: Q 1. PROPOSE PRESSURE PIPE 2. PROPOSED FLOW THROUGH PLANTER 111TH CONCRETE BOTTOM 3. PROPOSED SUMP PUMP. DESIGN BY OTIIERS. 4. PROPOSED PR/VA IE TRENCH DRAIN 5. PROPOSED PR/VA IE STORM DRAIN PIPE 6. PROPOSED PRIVATE AREA DRAINS 7. PROPOSED D-27 SIDEWALK UNDERDRAIN 8. PROPOSED STORM DRAIN CLEANDUT 9. PROPOSED SAND OIL SEPARATOR BY JENSEN PRECAST OR APPRDlfD EQUAL 10. PROPOSED 15.5'X15.5'XJ.4' JENSEN CONCRETE DE/ENHDN STRUCTURE (817 CF) OR APPROlfO EQUAL /1. PROPOSED DlfRFLOW STORM DRAIN PIPE 12. PROPOSED l!l/llET DRAIN PIPE 13. PROPOSED ABS OlfRFLDW STANO PIPE WT// GRATE OR APPRDlfO EQUAL WA TER/Sff,fR:,6,, ':};;:,)' I ' lea, I~ . i I )fi'.!(ID iLNff I ,-. ---------~· ")lf I I ' r ~ 1 · . l ! i. / o,:i . ·1/I . ' ' ,_-,, I ,,I 20.00' ~7 ' '·, ··1"""48,55 '"-.:IC P1.J (i,•.MtNT TENTATIVE MAP AND PRELIMINARY GRADING PLAN FOR SIX ON MADISON CONDOMINIUMS I ··1··· .. l ___ , -1d/2 CT 2017-0004/RP 2017-0009 Df511N(; Hl:.S!DDVC!:. I ------· .••. LETTER FROM WASlt MANAGEMENT APPROWNG COLLECllON or REFUSE . n ' ' .. PRElfNffON or ILLICIT DISCHARGES INTO THE MS4 STORM DRAIN STENCILING OR S/GNAGE PROTECT OUTDOOR MATERIALS STORAGE AREAS FROM RAINFALL, RUN-ON, RUN/JfF, AND 1!1ND DISPERSAL PROT[CT MATERIALS STORED IN l!I/TDOOR l!VRK AREAS FROM RAINFALL, RUN-ON, RUNOFF, ANO 1!1ND DISPERSAL ' ~tWmf,T AijlJl°!itlfRjff[AS FROM RAINFALL, RUN-OIi, /NITTI/OR FLOOR DR,1/NS AND Elf VA TOR SHAFT SUMP PUMPS ON-SITE STORM DRAIN INLET IN/ER/OR PARKING GARAGES LANDSCAPE/OUTDOOR PESHCID(USE ' RR£ SPRINKLER /EST WA /ER : MAINTAIN NATURAL DRAINAGE PATHWA!S AND HYOROLOGIC /EA TURES : MINIMIZE IMPERWOUS AREAS IMPERWOUS AREA DISPERSION RUNOFF COLLECH0/1 LANDSCAPING WT// NA fflf OR DRl!I/GTH TOLERANT SPECIES _____ ,,_ ····-·--· ------·--,,, ___ .. ,, ___ . ..,_ __ ""·-"'" --"···· ----.. t---·······-··-~----··----------··--·----···-·-.......... , S'tMBOI. SC-1 j SC-2 j SC-3 I I SC-4 j SC-5 j SC-6 I I I SC-6 SC-6 SC-6 j SC-6 j SD-1 I ~ ~--· I C, 39.98' I ~-;;:~:~ ;;r;::E:i::wTY CONCRE:_'.TE:._'.::Cl.£~A~Nl!ll~T"~"~~S~C~-~2~--s:-:-. -. ---,.-:-,,--,:,,---,,r--~--'i",·=···=="'.,~===~=ffbfa~~__; J. PROPOSED MASTER DOMESffC WATER METER·--· . ,. . 5 < ~:t: I SD-3 1· -LANDSCAPING 4. PROPOSED DOMESHC WATER SERWCE j _,))1,1 , · --'1 --°S: ] ' 5. PROPOSED DOMESHC BACKFLOW PRElfNftf{/!f,4'r:Jr-·~· _: •• , • ~,-_·· ====-----~---=· _''_····_·· - 6. PROPOSED DOCV FOR RRE '···'1""' 7. PROPOSED RR£ SERWCE MISC£/.I.ANE(NJS: 0 1. PROPOSED 10' PUBLIC STREET AND PUBLIC UHL/TY EASEMENT GRANTED TO THE CITY or CARLSBAD PER RNAL MAP 2. AN EASEMENT GRANTED TO TIIE CITY or CARLSBAD FOR PURPOSE or All UHL/ffES RECORDED SEPTEMBER 24, 1985 AS 1985-0352892 OF O.R. TO BE ABANDONED ON FINAL MAP. ABBl/f',fA TIONS: CO CLEANl!IIT OS DOWN SPOUT -€--- EX EXISHNG FL FLOW LINE FS RN/SHED SURFACE IE INVERSE ElfVA HOii ·r 11·,~ ~-,.-~, -+ -_QA/{_ ---- --1 _ --'iC ... £11!.Hii:NL _ ,. ·,-,,., / / / / /' 1 APPRO)(fAfA I[ 42" I/OBAS PER GIS -,-------·-· ...... -------- ---<--\,--------- ---.. ':,. -·--_., ·--· -·-. --· -----,, --., '· ±61.40' AJI[_ / _,.,._ / .. , '_ .... _j_(l ··" .,• ~--. SO STORM DRAIN SOMH STORM DRAIN MANHOLE TC TOP OF CURB __ .,,,w .. ,-,, ___ ---__ ... ,w .. , .. , __ .. -----·--w---. ·--· -~;':..:.-::-w-:-~.-.. -···:-.. -_W:·--_ _ --i-W--·-----_£: __ ···-· -· .... _ ""···W·--· ·-·----IV-----_ 1 :':'..,~-----~---A!_~~OfATE_ID":C,WA/~~ .. 14AIN:~~-WG 14:5_-8 _ --··W .. ····· _ "" ------···--···············-···-·.,·------ CITY OF CARLSBAD VICINITY MAP NOT TO SCALE R/W BUILDING LINE'\.. WOOD FRAMED "\ WATER PROOFING PER ARCHITECT ANO 105 0 10 20 ~I ~~r----i_~l SCALE: 1" -10' SOIL ENGINEER RECOMMENDA llO/IS GARAGE WALL~ • -!'...>-' .,..,,. ... -~-:--------------~-,, .. _., ___ ., _____ --·;··"· 36" COi/CRETE SPLASH BLOCK <1 PLANTER 111TH 6" 3/4" CRA lfL@ BASE FOR DRAINAGE R/W PROPOSEO ABS OlfRFLOW STAND PIPE 111TH GRATE l 36" PROPOSED SIDEWALK UNDERORAIN PIPE 0-27 SIZE OUllET TD PREEXISffNG Ora, RUNOFF ANO DRAIN ENHRE BASIN IN 24-48 HOURS FLOW-THROUGH PLANTER (A)A X-SECTION NTS . --··---··········--------< PL I LSIOEWALK ---~--·-···~--·· m II el_ ''' '' _,,, _____ .,.,_, __ ··----.. ··--,," -NJ./2, W?IJ 1-WU G!/lrtR -,---------------. -----+---- · ·p n,·-·r ,',;· ·-···-~-·-,,_ ---·--------~--~------------. ---·--· .. .:;;:;~ .... ___ · 1,,.,A! 1C 4}}ib' H PL OAK AVENUE R/W / I R/W L10.o·--,. ,.-.-------JD.o'-------<----------4ao'----------1 I PROPOSEO STREET I AND PUBLIC Uffl/TY IDEDICAffON TO CITY1---50'---+---24.o'----+----24,o'----+---6.D'---+---1D.O'--t or CARLSBAD · I I PROTECT I !SIDEWALK I I Ill-PLACE PROTECT EXISHNG I PROTECT AC : c-,--. --:::2%.::1,.=~il CURB AND GUTTER I / PAVEMENT 'i.!111 111fi"jfl_ 11" ·,a,fT"· -"7~,;«7;;~7,W~...,,~=~~-·~I c;:;mrn ~ -~ \:177 ;:rli=:rir.;.:;::..1 '=frf.= . . . . . . t_i 11;:;:,.11 i: PROTECT EX/SffNG CURB/GUTTER STREET CROSS SECTIO~IS ® ANO !IOEWALK / I U) 79.95' WATER DEMAND: COMMERCIAL: D.2J GAL/SF X 1,0DI SF=2JD GPO RESIOENffAL: 250 GAL. PER DAY X 6 UNITS=l,500 CPD S£11£NOEMANO: COMMERCIAL: ONE (1) £OU PER 1,800 Sf= 1,001 SF/1,800 SF=.556 RESIDENHAL: ONE (1) EDU PER UNIT X 6 UNITS= 6 EDU PRO.ECT TOTAL: 6.556 EDU I I ~r ~,. I I 39.98' i ,_J ' i ' . ,,-, 1 i I , I ! ·I ... ·'---'½1, - -• '>,, R/ i OIINE'R's CERT/RCA TE I HEREBY CERHFY THAT I AM THE RECORD OWNER or TIIE PROPERTY SHOWN ON THE ATTACHED TEN TA fflf MAP ANO Tl/AT SAID MAP SHOWS THE EN ff RE CONffCUOUS OWNERSHIP. I UNDERSTAND Tl/AT PROPERTY IS CDNHGUOUS ElfN IF IT IS SEPARATED BY ROADS, STREETS, UHL/TY EASEMENTS, OR RA/IROAD RIGHTS or WA r I HEREBY CONSENT TO Tl/£ Fl.ING OF Tl/IS /ENTAffVE MAP. MEHRA!ISABERI ON BEHALF or OAK ANO MADISON LLC. SIJBO/VIOER OAK ANO MAO/SON LLC. 7851 MISSION CENTER COURT, SUITE 200 SAN DIEGO, CA 92108 SITE ADDRESS 3095 MADISON STREET CARLSBAD, CA 92008 /£CAL OESCR/PTION: DATE PARCEL 1: All or LOTS JI AND 32 /N BLOCK 39, IN Tl/£ CITY OF CARLSBAD, COUNTY OF SAN DIEGO, SA TE or CALIFORNIA, AOCORO/NG TO MAP TIIEREOF NO. 535 RECORDED IN Tl/[ omCE or THE COUNTY RECOROtR OF SAN DIEGO Cl!I/NTY, MAY 2. 1888,· TOGETHER WT// THAT PORffON or OAK AlfNU[, ADJOINING LOT J2 AS VACATED ON SEPTEMBER 17 1985 BY RESOLUHON NO. 8181 OF Tl/[ CITY COUNCIL or Tl/[ CITY or CARLSBAD, SAID PORHON OF VACA TE OAK A VENUE WAS RECORDED SEPTEMBER 24, 1985 AS INSTRUMENT NO. 19B5-352892 or OFRCIAL RECORDS. ASSESSOll's PARCH Na: 203-305-10 CAIJFORNIA COORO/NA TES: 362-1659 TOTAL ACREAGE: EX/SffNG: 0.19 GROSS &: 0.16 NET PROPOSED: 0.19 GROSS &: 0.16 NET TOTAL LOTS: I LOT GENERAL PW/ OES/CNA TION: V-WLLAGE PRESENT ZONING REG/JLA TIONS: (V-R} GENERAL PLAN: V-WLLAGE, 28-35 DU/AC FRONT YARO SETBACK: FOR MIXED-USE OE'IELOPMENT, Tl/ERE SHALL BE NO MINIMUM DR 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 SETBACK: NO MINIMUM OR MAXIMUM. MAX LOT COlfRAG£· 100% MAX HEIGHT: 45' PRESENT USE: UNDElfLOPEO PROPOSED DENSITY: JI.I DU/AC PROPOSB) USE: 1 LOT. SIX RESIDENHAL UNIT AIRSPACE CONDOMINIUMS AND OIi£ COMMERCIAL UNIT SUBDIWSION AS OERNED IN SECHON 1350 OF Tl/£ CIWL CODE or THE STA I[ OF CALIFORNIA. ACCESS: lfHICLE ACCESS PROWOED FROM REAR ALLEY. PEDESTRIAN ACCESS FROM MAO/SON STREET, OAK A ff, ANO ALLEY. UT/UT/ES: WATER: CARLSBAD MUNICIPAL WA /ER DISTRICT FIR£· CARLSBAD RR£ DEPARTMENT SEllfR: CITY OF CARLSBAD WAS/EWA TER OMS/ON ELEMENTARY SCHOO/: CARLSBAD UNIFIED SCHOOL DISTRICT HIGH SCHOOL: CARLSBAD UN/RED SCHOOL DISTRICT TOPOGRAPHY: THE EX/SHNG TOPOGRAPHY SHOWN HEREON IS FROM A RELO SURlfY PERFORMED BY SAMPO ENGINEERING, INC. ON MARCH 2. 2017. ',fl/T/CAL BENafMARK: CITY or CARLSBAD lfRHCAL CONTROL POINT 121 DATUM: NGVD29 ELEVA HON: 80.JOJ IMPERl,/EA/JlE AREAS CALCIJLA TIONS: EXISllNG IMPERWOUS AREAS = 0 SF PROPOSED IMPERWOUS AREAS: BUILDING FOOTPRINT = 6,561 SF CONCREl[ HARDSCAPE = 657 SF TOTAL IMPERWOUS = 7,218 SF EARTH Ntl'iK QI/ANT/TY: CU,· 780 CY ALL: 10 CY EXPORT: 770 CY REMEDIAL: 770 CY (J' REMOVAL AND RECOMPACllON UNDER BUILDING AREAS) PROPOSBJ PARKING SPACES: 12 LIFTS PARKING SPACES (2 SPACE/UNlry AND 1 ADA ACCESSIBLE PARKING SPACE SLOPE ANAL ISIS: EXISHNG GRADE OF THE ENHRE SITE IS LESS Tl/AN 8% SLOPE Tl/ERE ARE NO ON-SITE STEEP SLOPES. STOI/M WATER QIJAIJTY STATEMENT: THIS PROJECT IS CONSIDERED "STANDARD" FOR STORM WATER QUALITY PURPOSES PER Tl/£ CITY OF CARLSBAD STORM WA /ER PROJECT CLASS/FICA HON. Tl/£ PROJECT PROPOSES AN INCREASE TO TIIE TOTAL IMPERWl!IIS SURFACES OF 314 SF ANO AN INCREASE IN STORM WA /ER RUNOFF. THE ANffCIPA TED INCREASE IN STORM WA /ER RUNOFF VOLUME HAS BEEN CALCULA TEO AS 4J CF. A OE/EN HON BASIN IS PROPOSED IN Tl/£ PARKING GARAGE IN AN EFFORT TO MIHGATE PEAK STORM FLOWS FOR THE TOTAL SITE IN Tl/£ DE'tELOPED COND/ll0/1. MAP PREPARHJ BY: SAMPO ENGINEERING, INC. 171 ~;:,~::.','': ,r:::, :;-:-;: 213 ENCINITAS, CA 92024 (760)436-0660 !IJ J---y WNCENT L SAMPO, LS 7655 SIIBO/VIOER's CERT/FICA TE THE SUBD/WDER AGREES TO DEFEND, INDEMNIFY, ANO HOLD HARMLESS THE CITY OF CARLSBAD AND ITS AGENTS, OFRCERS, ANO EMPLOYEES FROM ANY CLAIM, ACHON, OR PROCEEDING AGAINST TIIE CITY or CARLSBAD OR ITS AGENTS, omCERS, OR EMPLOYEES, TO ATTACK, SET ASIDE, VOID, OR ANNUL AN APPROVAL FROM THE CITY OF CARLSBAD COi/CERN/NG Tl/£ SUBOMSION 111/EN SUCH ACffON IS BROUGHT 1!1THIN TIIE HME PERIOD SPECIFIED IN GOlfRNMENT CODE SECHON 66499.31. THIS CERTIFICATE IS COND/llONED UPON THE CITY OF CARLSBAD PROWO/NG PROMPT NOHCE TO THE SUBDIWOER AS PROWOED FOR BY THE ACT. (GOVERNMENT CODE 66474.9) MEHRAN SABERI SUBOMDER DATE [sHml CITY OF CARLSBAD I SHEIETS ~----------------------1 L_!_j ENGINEERING DEPARTMENT o-----~ APPROVED THIS IS TH£ APPROVED TENTA TIV£ MAP FOR PROJECT NO. ==~c=---OF PLANNING COMMISSION RESOLUTION NO. ______ _ PLANNING DIVISION DAT£ £NG/N££R/NG DIVISION DAT£ TENTATIVE MAP FOR: SIX ON MADISON CONDOMINIUMS APN: 203-305-10 (3095 MADISON STREET) A B C D 0'-0" REAR YARD SETBACK ---\, '·--l-.-~' ': ' ' 0 --- ~ i-- ---w "' ' b, ·,""'" "' --- .. "-.._, _/ MAIN FLOOR PLAN 3/16" = 1'-0" ·---'. \ . ---Ill.. A-4.1,,. ~I N - ~l ~ _[ --1~ .... i ~ ---N 0'-0" REAR YARD SETBACK-----------+ 1 12' -8 1/2" AF....,.=,=~ --:::-' ~it WEST EMERGENCY ---STAIRWELL @:o,oel ROLL UP GARAGE GATE _ _L__ __ 5'-11/2" 11' -5"' ------~------ 24' -9 1/2" --------------...... ...1-, PARKING GARAGE [00-031 12' -1 1/2" NEIGHBORING PROPERTY . 1-· ' . -STANDARD 19' x 9' PARKING SPACE, TYP. 12'-11/2" 2 15' -51/2" 6' -111/2" ------I-.... ··-·-. -I- .f[-· .• 9' -O" . __ !_ ---· 12'-11/2" 12'-11/2' -----------·· 3 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 ,: j 137'-9 1/2" 28' -5 1/2" 114'-01/2" 5'-111/2" ...... -------1-----+-----~~---··· .. 18' -71/2" .. ·-----............ ...1-, 10'-91/2" r--· TRANSFORMER ARTIFICIAL / PLANTED SCREEN WITH __ / TRUE NORTH _,,---~ 0'-0" SIDE YARD SETBACK -· EIGHBORING PROPERTY · . .. '.·,,,,/ NORTH HINGED DOOR FOR MAINTENANCE ACCESS, AND EAST SIDE REMOVABLE PAN.EL FOR MAINTENANCE ACC,ESS. SCREENING DESIGN AND MATERIALS TO BE APPROVED BY THE · A-4 · uNiT Tu s'roRJ>.GE- -~0-41]-- 9'-11/2" UNIT 4E STORAGE __: :_ @ill!-== - 9'-11/2" 12' -1" -~Ufll1T 3W STORAGE ' -----Ji,~:c3 I - 9'-11/2" UN1r-4w-siORAGE 100-141 --- 9'-11/2" ------------- PARKING GARAGE 5' -O" [oo:osl 1'-01/2" __J SPA 00-5 ;t i . 6' -O" ENTRY BREEZEWAY 100,_0~1 ' ' / EL'EVATelR jlio>§-o],,_ / / ' / ' A ATHRO ,,~- -'\ f------I ~-- , --6AS'f " 1-1-,--==== " ' I I ' I I I L _____________ _, ,~-~--""ELEVATOR E UI I \ l / 8' -O" 9' -O" 3' -111/2" ROOM [oo~o•I '\ / 0'1- I SATISFACTION OF THE CITY PLANNER PRIOR TO BUILDING PERMIT ISSUANCE. REFERENCE NORTH y ~I ' ~ -//7111,· __ ·_·_ ---------- "" --------+"'."::...:..:.:.1,_31/2" .-·~: ,;; I b =-c'~~,1;1_,,:_I ro ... 3' -6" r·'" . . . .. ,. , ' / ~l SDG&E !IL '--.--- ' --' ' ' ' MIN. CLEAR FLOOR SPACE IN FRONT OF TRANSFORMER, TYP. I I I TR_'.;NSF0R1;'.1,1'R 11 : I .. GLASS ~ -t . : I i .• fJ;g~~~ FLOOR _ . . , , . COMMERCIAL 8'-6" · . _: __ ~l-·sn2~Li~ 1 • .:',. ----0'-0" FRONT YARD I --j r~ .illlllllA_J, ONLY). ··, .; ~ ·m· :·:· < ro O . I : ' (/] ; "' I q ' 10' -O" F.Y.S.B. J r -· (UPPER STORIES) ·11- ---~------c--,-i -~------. ---~--------,-I-~--------, I I I I I I \ I \ I ... ~ I I \ I \ \ I \ \ \ \ \ I \ I \ I I I I UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) I \ I \ I \ I \ I \ I \ \ 9' -O" _\ ___ _ \ \ \ I I I I I 0 UNDERGROUND _, AR LIFT (2 SPACES ~ ENCLOSED) I \ /-· \ \ \ \ __,. --fr._-... _-·---·-·-· RAIS(:D PLANTER BED I \ '. '6 \ \ \ \ \ \ I I' I I I UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) .. / I I I I \ \• \ . \ \ I I -b '----~------------------------+~----------, o.· o UJ •,"".,• . 0'-0" SIDE YARD... -__..-----b Cl SETBACK FROM 10'-0" .,..;.-----· ·.,.... · ;,C STREET DEDICATION ______ .:..--....-. ~ _ in LANDSCAPING.· "' ---. -fr.----,._ -.......... ' -__ ...,, __ . 12'-81/2" 24' -9 1/2" II ll I I U II 11 ll I I U 11 -.. 11-· If -I · 1-11 . 1··11 I I I I I' II II IJ I I U 11 II I I I I II ----·- 4' -9" I \ LAUNDRY .... ~W-0~ P TRY SHELVES .. r I :-DINIJ\IG 1iizvv-iili,,. . ·u L ! ... _ -··- KITCHEN 8WcD2i :1~J1:··~~·····~ --=-----···--· ·-·- -----·, : ····, -. >:_-; ·········--~~ ENTRY ~w-fu] \ \ \ \ \ \ I I I I I UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) I I I I I \ I \ \ \ \ I \ I ' I I I I OPEN DECORATIVE . METAL SCREENS (\ --/ 15'-51/2" --1-.. 12'-81/2" _I_·-----~-~ BEDROOM#2 Fw:1l . ' \ \ \ \ \ \ I I I I I UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) I I I I I \ -\---- \ \ \ I \ T \ \ \ \ \ I I I I I UNDERGROUND CAR LIFT (2 SPACES ENCLOSED) I I I I I \ \ \ \ \ I I \ I \ RAISED PLANTER BED ... LANDSCAPING · ..... . ..-.. A-4· -_ .. _._"'::::'_'=:. :_ ___ ·._ -.. -.--· .. -~_:- / 137'-91/2" b !ADA VAN ACCESSIBLE .PARKING SPACE OPEN DECORATIVE METAL SCREENS 6\ . ,f-.. 0 ::, 0 N. (/] COMMERCIAL SPACE SEE OCCUPANCY AND EXITING CALCULATIONS RIGHT SIDE OF THIS SHEET, TYP. I I I · EXIT PATH= 8'-0" ·-~------- ADA LIF I I I I 1'-71/2'' SOLID ~ (/] .... (/) '' <;--.. :----- ~ (9 I' ·:I 1·~7112" ___µ-------.. GLASS ilL I Y) I,.: ~ _I -·--·----·--___ ,_·,,---, __ __ '----"'-----· --. -s· -3 .. -.. :. ,-. -.17'-81/2"---~~· ----·---' ·;:t+=· . •-,-. I -11'-3"' ==."'' I ~-,..~+-----~~-~---I ·.·· .... ·. SOLID . -GLASS I \!---···---_,-----. ~: :---· ... ~----GLASS : .-::. ·. ', ·_.' · .. ' .. -... :~1'-71/2". .... · . -SOLID.· -· LANDSCAPING SOLID -,,- ·\_~,-_··· - I IL ---~---ADA STAIR LIFT, TYP .. / ,· ./ -.. -------H--1%> ·--·~--.:=.~--·-~-··-.-----. --~~:'.'.ft_"· .-.. /L---- / ... ", ... ) '--·· / ,/ '· -, -·· __ J 1 6'-111/2" 28' -5 1/2" 14'-01/2" 5'-11112" .1. -~---18'-71/2" -I-10' -9 1/2'' -------1 ,-··---. BEDR00M#3 l2E-16I - 0'-0" SIDE YARD SETBACK ·-··-·ft~---·· __ ._-~.: .. · 2' -O" .....__5' -6''_,..- j-1'11<=-:,,: '" ' ' OFFICE/BEDROOM OPTION liE-141 Q' _I_ HALLWAY -ENTRY f1E-=oi7 2ND FLOOR BREEZEWAY §.021 ' / 'ELEVATP~ '[O<i-;o] / --·, / ' / 9' -3" .. LAUNDRY t! ---E'T51 ~ ' io EAST STAIRWELL 102-5i] I I I I I I I I '. ,· ' ' . ·.~· .. '_--JO' -O" F.Y.S.B.·-1.J· . ---. __ .• 1 (UPPER STORIES ONLY) ' ' ' ' '.·. /' -------0'-0" FRONT YARD / SETBACK (GROUND FLOOR COMMERCIAL ONLY), ;:-. ~1--. ' ( -· I A-41~ I- 12'-81/2" 24' -9 1/2" HALLWAY ""·"· ='1_,J POWDER BAT / "' ~E:o~ -s' -O"=--=-15' -3" . _L KITCHEN ~2E,02I -- _L "' --- --,. i SECOND FLOOR PLAN 3/16" = 1 '-0" I ··· f[ '-·,-·-···· 12"-81/2" ,) ,..:. ./, -< ENTERTAINING~ TERRACE ____ @W,0§. ' i i i ! __ :_~~~:·_· __ -·_---··:· -. -. ! __ .. ' ' . m ' " --- --· 37'-6"' -.. -. : -. : ;-.·-. ,-.... ___ ... ·~:_:~·Fr.~-,-'_, __ . -·----··--'-. ·_, _ _,, .... '. -·. ~ ·, --· ,-'-··--: i GREAT ROOM· FW·O§ . . ··1 i 24' -4" -.i!-· 7' -O" UNIT 2W STORAGE";" "' [w-1tj .. i ' i "·---·- I L i! ij~ ,, -- 1 j ..... !i N 'I ' I I in l1, ""::, . ,, .. ______ . , I MASTER CLOSET ~ FW-1~ I '-I 9' -O" ... ~ ' ·MASTER BEDROOM I _/ [w-icJ 15'.111/2" ' : ,. I z o , ,, . ... . .. I E; · '·· · .... __ "·-----.. -~·f·0'-0" SIDE YARD.· .. "·---------·---···--·· · Q ~-=:·. /-·· ! SETBACK FROM 10'-0" . b 5:l /4/, .'STREET DEDICATION. i::::, D ,,, ---"' / ~ 1-w "' ASTER CLOSE " l2e.12I b -I MASTER BATHRO l2E-11I I •••• .. . '. . - · A-4-. . I ! . ...,_;;'."t ·-·~!'..----==="'°----==----=--·---·-4"• -' ------It~-·-~~~--:--·-----··-.:.,.:,;.,;.;,;,-.-:.....~· ·' MASTER BEDROOM .-i ,, l2E-10I Ii . ·' MASTER TERRACE [2E-131 ----,--- •,,. ... , ----,···" -·~---- ---' N ! GREATRooM: I l2E-041 '1 ' ·-···---··- ' ' ' . ·, ······-.--·._. "' --- ' L TT _j_ _j_ ----··-·' 7 J m ' "' ---L i: I ·--' r II; - -' I I ENTERTAINING TERRACE I I I I ). . ' , [2E.osl . ---... - _;:;!J ilL ;.___...;;;;_~''"""s~__,;,;-,---_c;;;__;,___-+-=--,"-. ----.;,.;,-/ i .· : i : i 1 ·_ :: · · .. :T~TYP. _:: · ~··.··-··.~-.. ·.· '' .... J.-'". ~··,;_,_·--· .... ---.. ~··-._:~.----·'_:.·_-.._ ... ,_ ... '."':'".""::~ -·--------·-. ' -"'' UNE OF 10'-0" F.Y.S.B. TYP. -·----- _ __...,,., rr=---:· CC. ---.CC--C-.. --·· . . ... C---·-- 1 PRELIMINARY NOT FOR CONSTRUCTION KEYNOTES SQUARE FEET CALULATIONS COMMERCIAL SPACE: INTERIOR CONDITIONED: 943.28 S.F. WEST UNIT: (2ND FLOOR) INTERIOR CONDITIONED: 2,135 S.F. EXTERIOR DEKS: 419 S.F. EAST UNIT: (2ND FLOOR) INTERIOR CONDITIONED: 2,287 S.F. EXTERIOR DECKS: 452 S.F. COMMERCIAL OCCUPANCY AND EXITING CALCULATIONS COMMERCIAL SPACE OCCUPANCY: • B (BUSINESS)= 943.28 S,F, • PER CBC TABLE 1004.1.2, BUSINESS OCCUPANCY (B) = ONE (1) OCCUPANT PER 100 S.F. 943.28 / 100 = 9.43 = 10 OCCUPANTS • PER CBC TABLE 1006.2.1, BUSINESS OCCUPANCY (B) MAXIMUM OCCUPANT LOAD= 49 OCCUPANTS> 10 OCCUPANTS PER ABOVE CALCULATION. MAXIMUM EXIT DISTANCE WITH SPRINKLER SYSTEM (SPRINKLER SYSTEM PROPOSED)= 100'=0". SEE EXIT DISTANCES ON MAIN FLOOR PLAN THIS SHEET. 30'-4" + 8'-0" = 38'-4" PROPOSED < 100'-0" MAX • PER THE ABOVE CALCULATIONS. ONLY (1) EXIT REQUIRED FROM THE COMMERCIAL SPACE, TYP. COMMERCIAL GLAZING CALCULATION COMMERCIAL EXT. WALL LINEAR FT. (SOLID WALL) 3'-4" + 1'-71/2"+2'-7"+2'-7"+11'-3"+ 3'-1/2" + 1'-71/2" +5'-8 1/2 + 2'-1" = 38'-8" SOLID COMMERCIAL EXT. WALL LINEAR FT. (GLASS) 5'-3" + 17'-81/2" + 8'-0" + 1'-7 1/2" + 12'-11" + 8'-6" = 54'-0" GLASS COMMERCIAL EXT. WALL LINEAR FT. (TOTAL LENGTH} 54'-0" (GLASS)+ 33'-8" (SOLID)= 87'-8" TOTAL LENGTH COMMERCIAL EXT. WALL LINEAR FT. (GLAZING%} 54'-0" (GLASS)/ 87'-8" TOTAL LENGTH= 61.59% > 60% MIN. REQUIRED. STORAGE SPACE CALULATIONS UNIT 2W, (LOCATED@ UNIT 2W DECK) 6.375' x 7' x 9,25 CLG HEIGHT= 412.78 CU.FT. PROVIDED> 392 CU.FT. REQUIRED. UNIT 3W: {MAIN FLOOR GARAGE) 9.125' x 4.208' x 10.25' CLG HEIGHT= 393.58 CU.FT. PROVIDED> 392 CU.FT. REQUIRED. UNIT 4W: {MAIN FLOOR GARAGE) 9.125' x 4.208' x 10.25' CLG HEIGHT= 393.58 CU.FT. PROVJDED :> J-92 CU.FT. REQUIRED, UNIT 2E: (MAIN FLOOR GARAGE) 9.000' x4.208' x 10.66' CLG HEIGHT= 403.96 CU.FT.· 8.7 CU.FT. {COLUMN)= 396.26 CU.FT. PROVIDED> 392 CU.FT, REQUIRED, UNIT 3E; (MAIN FLOOR GARAGE} 9.125' x 4.208' x 11' CLG HEIGHT= 409.57 cu.FT. PROVIDED> 392 CU.FT. REQUIRED . UNIT 4E: (MAIN FLOOR GARAGE} 9.125' X 4.208' x 11' CLG HEIGHT= 409.57 CU.FT. -11 CU.FT, (COLUMN)= 399.57 CU.FT. PROVIDED> 392 CU.FT. REQUIRED. ARCHITECTURAL LEGEND 0 0 [,] 0------- ~ ~ ~ A-1 @ Doors Windows Keynote Wall Type Interior Elevation Storefront Elevation Building Elevation NewWa!I Existing Wal\ Demolition Insulation Overhead Centerline Property Line Revision NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group Inc. 2091 Las Palmas Drive, St D Carlsbad, CA 92011 (760) 438-2963 bgiarchitect com This doci,menl is the property of Jolm $_ Bssl'/, Architect, A.IA Any unauthorized use or rnpr~dudion of this document. ill whole or part. is prohibited- en :E-::, -z -~ 0 C z 0 (.) z 0 en -C <C 2: z 0 >< -en 1-w w 0::: <( 1-() Cf) -zO 0 <( Cf) co -Cf) 0 ....J <( 0::: ~ <( l.!)o 0) 0 ('f) REVISIONS ·:DBE By Scale 3/16" :;:: 1 '-011 Drawn By BPB Job No. 1615 Sheet Name MAIN & SECOND FLOOR PLANS -----, 1 have reviewed these constnlt'.:liM documents a1\d l1ave approved their ecmlents as including all of w Sheet No. design aspects I ha~ previously authorized. I underat~nd my projeclwill be cor1Structed a5 si,ec~ie b A-1 these construction do:umen1s -----·· ____ .J Signature Date A B C D 0'-0" REAR YARD _i"\ <, C i J -t.·1~1 ---f:;!--N -0 -" -" '.----' ' . SETBACK ·------·--------+--+- /_,-· --~. ,--+--+ C A-5 " ' ' ' , 's_ \" THIRD FLOOR PLAN 3/16" = 1'-0" ('; ,, .,, ;,/.~ .. 0'-0" REAR YARD --~l r:! N -0 - " ~-I ' " . - SETBACK ---------J-s, i--·- ~ .... ' ( .. ;- 83.71 FOURTH FLOOR PLAN 3/16" = 1 '-0" 1 · .... " ' 1----------------------------~- 12' -8 1/2" 24' -9 1/2'' ,__ ___ -"-· ---__ ...j... __ " __ .---Ii'.---- [[!j] J LAUNDRY . rivco<j DINiNG . i ~\/\/·o~ _______ 'i i __ _J_, ---: -:-!"" 12'-81/2" , TT L J_ J_ l · KITCHEN §W-0~ " ........ ] 24' -4" ', ....... ·.--.: ... ::.:: ;·· ' : !' 7 J ENTRY §W-011 """ "" --~ 15'-51/2" ------"·--·-.::·.4"'' I! I -_,;_ 12' -8 1/2" BEDROOM#2 ew:i] f.._ HALLWAY ' <n · @W-0~ 2 137'-9 1/2" 6'-111/2" 28' -5 1/2" A-4 ---"""-_" __ _ - L 0'-0" SIDE YARD SETBACK ,6' -O".,....- / .... ·--; C' ,---· .. r BEDROOM#3 @E:;·,;1 " / / " / ~ ,-[i"§:aa] / #2& HROOM, @S14] ~ --,-Q "'Q HALLWAY 13E-071 A A-5 ·-. -- 14' -0 1/2" 12' -3 1/2" OFFICE/BEDROOM OPTION 13E-131 : LAUNDRY I [3" i 13E-041 I DINING [ie:,-01 ·········1 POWDER BAT ROOM 15' -3" : -,T ' ;1 I I lj'_ L ·--._ --,/ 13' -7" -.. ____ _ ENtERTAINING TERRACE ~vv-o~ ' !''------ -f'/. '"~·-,· i' .' ..... -, • GR§ATROOM l --·-·· i " ~W O ; =--, \ ;.-.. ' ·-··-. ·-, --Ii'.-- / pw:@ Q :MASTER BEDROOM @W-1 tj 15'-111/2" z 0 ASTER CLOSET ~w1~ :~~ . " ' ~ '----------0'-0" SIDE YARD tu SETBACK FROM 10'-0" UJ STREET DEDICATION -_,__ __ _ --Ii'.-- . '·, I MASTER CLOS l:iE-i2I A-4 137' -9 1/2" MASTER BEDR00M @_E-091 1 O' -3" MASTER TERRACE 3E-10 ·--· -. -----·---. - ·-----.! _, GREAt°ROOM • 131','PSI ' : i ···--·----·----· ! : ! ' 20' -O" ---Ir.--- .. -" - 3 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 5'-111/2" 5' -6" ENTRY "" flE:011 T ' 'i .. iJ -- ' -j \ / 18'-71/2" _3RDFLOOR BREEZEWAY 103.021 / 7 -I 1~a:1 . I i --1 _J " ~ I N KITCHEN l3E-02I f- L "" ENTERTAINING TERRACE liE-oii, -- " / STAIRWEL --lj'_ 10' -9 1/2" ·-· --"7""".""" . -·-' lj'_ I I 10' -O" F.Y.S,B, I TRUE NORTH REFERENCE NORTH I --· ·-···----LINE OF 10'-0" F.Y.S.B. TYP. v~, lj'_ ~A-41 . --0'-0" FRONT YARD ~ SETBACK I / (GROUND FLOOR 1 // COMMERCIAL V ONLY)" I lj'_ I I I --Ii'.-- ' " : 1 2 KEYNOTES GLASS GAURDRAIL BELOW, TYP. EMERGENCY EXIT CORRIDOR BELOW ARCHITECTURE I DES!GN BGI ARCHITECTURE Beery Grot1p Inc. 2091 Las Palmas Drive, St. D Carlsbad, CA 92011 (760) 438-2963 bgiarchitectcom Tl1is documenl is me property of John S. 8eery, Architect A. I.A Any unauthorized use 01 reprodu"tion of I his documeil1, in whole or part, is prohibited_ Cl) ~ :::, -z -~ 0 C z 0 (.) 1-w w 0::: <( I-0 (j) - zO 0 <( (J) CD -(j) 0 _..J 12' -8 1/2" 24'-91/2" 15' -5 1/2" 6'-111/2" 28' -5 1/2" ----"--- 14' -01/2" 5' -11 1/2" 18' -7 1/2" 10' -9 1/2" ...j... __ ...j... ___________ ~----------->-1 z 0 Cl) <( 0::: ~ <( LO 0 0) .. (D. ----- "- LAUNDRY µw.o~ I ·.--,------, J ._i "DINING ew:o~ -"-+·-""""" 12'-81/2" 12' -8 1/2" " .' \ ,.-· ~1 ···'·-1-·--· ! ' .... u .. ' ,1 ' ,,.· ENTERTAINING TERRACE §w-oaj ' ! I I ·--·-·--. 1· STEMERGE C STAIRWEL ~ D'18' -~L__:_ KITCHEN &w-02 . ' -----·;' ··---... 24' -4" l ·-··-··-·-· 'i. ,: __ . ! ': : :-' ' ' ; GREArROOM &w-?~ I ENTRY &w-011 --~···-·--,.c z 0 ~ b 0 ' w 0 0 -" ~ 1-w U) '----O'~O" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION ---Ir..--- 83.71 A-4 ---·-0'-0" SI E YARD SETBACK -~----+--"~" -""--,"", ---"· -----·IE---"---------·----''"-----·--·-----1---- 0----- • · ] ·; ,-, .c· .. s;--, a. .. ."-;-,, 1· -··---' __ i_:___12'-81/2": ! ·--·· --. I BEDROOM#2 µw.1~ HALLWAY "' ~We@ in POWDER BAT ROOM ' Q T -, ; I MASTER BEDROOM ew-1g ! ' ! 15' -111/2" - ········-·····, I --It -- I BifT~~~~~2 i ' l4E-15I 0: MASTER CLOSET &w-1~ MASTER BATH / -MECH._,,,. --------.,.--/ ~-=~I / ---- MASTER CLOSET l4E-121 / 1--1 ---·-· --· . " ' ... ; " " j : 13' -11/2'' BEDROOM#2 l4E-141 LAUNDRY l4E-131 HALLWAY l•E-osl 15' -3" 6' -O" "' MASTER BEDROOM!; l•E-101 83.71 L u-1_ 1--0 POWDER BATHRO l4E-041 ....... N ... ' ; - '...a--" u GREAT.ROOM I !•E:~kl 1 '' ' i J 20' -O" • -----Ir..--- ""~ ' I'• ii I' i :, .. ,,: 'I ENTRY I{@ 4TH FLOOR BREEZEWAY [o_4:02J " / ' / " / ELE!JCIITOR ,-"[o•-o~ , / ' f.---9'-81/2" ' i -. ! .. ----· r 11 ._.'._L~ ! ' KITCHEN l4E-o21 fu ·I-"-' •"""""""""" " ~I N 85.21 EAST STAIRWELL @§] .,,, -'', ·, /-' ""L ____ ,~> ' ,,. . -------;;!-----'· .:::>··· 9' -4" ENTERTAINING TERRACE l-iE-071 ·-/ . ·-· .. -·-·-·-··--·-,_., ______ ., ---'-----------·--·---- ~----LINE OF 10'-0" F.Y.S.B. TYP. I" -- """ "" I I It 83.71 I 0'-0" FRONT YARD ,,._' -~-'°_'-0" FYS"B" J / SETBACK (GROUND FLOOR COMMERCIAL / ONLY). I I I I I -- 83,71 """""""""""""""" -""" ~/\-41 I lj'_ -1--- 1 I -·· --·-· ... -· ·-- I lj'_ I" --- I I SQUARE FEET CALULATIONS WEST UNIT: (3RD FLOOR) INTERIOR CONDITIONED: 2,135 S.F. EXTERIOR DECKS: 501.75 S.F. EAST UNIT: (3RD FLOOR) INTERIOR CONDITIONED: 2,137.6 S.F . EXTERIOR DECKS: 326.22 S.F. WEST UNIT: (4TH FLOOR) INTERIOR CONDITIONED: 2,117 S.F. EXTERIOR DECKS: 501 S.F. EAST UNIT: (4TH FLOOR} INTERIOR CONDITIONED: 1,905 S.F. EXTERIOR DECKS: 548 S.F. ARCHITECTURAL LEGEND 0 0 [,] 0-" <: ~ ~A-1 ® Doors Windows Keynote W1:1II Type Interior Elevation Storefront Elevation Building Elevation New Wall Existing Wall Demolition Insulation Overhead Centerllne Property Line Revision -C <C ~ z 0 >< -Cl) 0 (") REVISIONS By Date 2017"12"11 Scale 3/16" = 1'-0" Drawn By BPB Job No. 1615 Sheet Name THIRD & FOURTH FLOOR PLANS --Ii'. -- NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS, ,_-_-____ -_-_-_" ____ -_-__ -_-______ 7··-1 I hav,1 rnviewed these constructi011 documents and have approved their contents es i11cluding all of e Sheet No. design aspect; I had previoLISly authoriz.ed. l understand ,ny projeGt will be constructed as spacifie b these oonstruc!ion documents PRELIMINARY NOT FOlq CONSTRUCTIO~J A-2 l':------------~ .. J Signature Datil A B C D 0'-0" REAR YARD SETBACK ·, ,·· / ' ' \ -. --· . 1"\ ' ' V $92.46 ~1 N" ~ N -0 -' "' N ~I i- -- w I I I Fr. I 1 12'-81/2" 24' -9 1/2" c<~--------------~~---------------- 91.96 ·····-~ A·--1~ !- . w '- j j ROOF PLAN 3/16" ::: 1 '-0" I I I Fr. =:Fr.- I I I Fr. L 0TYP. ··-'-.. .... ' -----······-"------ --. ---7,_;;,;,;;,,---0-···· "''---"-;---·-00-----7-------------·--- _ 91.82$ -Fr.- 6 b - 2 ;_; ,, ) 137'-9 1/2" 3 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER"" ALLOWED TO PROTRUDE ABOVE 45'-0"" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3"" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7"" +/. PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP. TOWER DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP. A ·-, ___ ,,' "··--,,, ------------. ------~,'----------------------'-c--~"" I TRUE NORTH REFERENCE NORTH ········-~ 15'-51/2" 6' -111/2" 28' -5 1/2" -----4-------+-----------------------------i-----14' -0 1/2" .... -1-5'-111/2" -1-18' -7 1/2" 10'-91/2" ... ·-··-··· -1-------"c-- · .. .,. _ROOF ACCESS; C, HATCH (WITHIN ·'. ';STAIRWELL._.· •. •,·_;_ ' BELOW)· ' ' :,._ . , ---------' ., ............. b ' i- 0TYP. --; r •, _ _JO::'.--, :~o : : I-(/) ,zz :ww :oo ; cij z :WO ··0::0 ----------------------· z 0 Ci 0 0 w 0 '<' () s,: "' f-w <n ~---0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION --Fr.- ~2.21~ -'--,:- -·-·---··-···-------------·- 92.46 1---i /! __ _ -_)__ 0TYP. ROOFTOP EQUIPMENT SIGHTLINES PER SHEETS A-4 & A-4.1 ELEVATIONS. 6 ' ;.. 91.82 - 0'-0" IDE YARD SETBACK -----_,-,-- :(- ~Fr..::,_ -Fr.- 95.96 I ,·-rlt.-.. - ._·.;,:,·c:', ,·.: > '•<-,"_,: '·: -.:,<}·>-~· -: -•," ,·, < ... ,· •:· :-'·:-r: :t , .. --~- --------------------..L ~ ----- 1'-6" HIGH PARAPET, TYP. @TOWER PARAPET. 91.73 - J -- 85,21 ill! . : LJ I I I I I L --------Ir..- / 10' -O" F.Y.S.B. ,,--9_5_. 8~~- I ,/ / . /1 ~~4_1 __ LINE OF 10'-0" F.Y.S.B. TYP. 0'-0" FRONT YARD SETBACK (GROUND FLOOR COMMERCIAL ONLY). ~ ··1 ~--~~----SLOPE 1/4"PER 1'-0" MIN. TO SCUPPER, TYP_ 95.96 -._, ---------_, i ! I I . _, I I I --------------•--- I I I SCUPPER FROM TOWER ROOF TO ROFF BELOW, TYP. _, ------------------_ ___i - 91.82 = "FLAT" ROOF 100% FLAT ROOD ALLOWED (NOT IN COASTAL OVERLAY OF VILLAGE REVIEW ZONE) PROPOSED: 5,265.53 S.F. TOTAL ROOF AREA PROPOSED FLAT= 2,531.19 S.F. / 5,265.53 = 48.07% FLAT ROOF PROPOSED SLOPED (1:12) = 2,734.34 S.F. / 5,265.53 = 51.93% SLOPED ROOF 2 3 KEYNOTES ROOFTOP CONDENSOR MECHANICAL UNIT MOUNTED ON TOP OF 6" CURB AND PLATFORM, TYP. UNIT(S) MECHANICAL ROOM BELOW FOR ROUTING OF MECHANICAL LINES/DUCTS FROM ROOFTOP MECH. EQUIPMENT, TYP ROOF MATERIAL: BUil T-UP ASPHALT ROOF WITH CAP SHEET, TYP. ARCHITECTURAL LEGEND 0 0 [iJ 0- ~ ~ ~ A·1 @) Doors Windows Keynote Wall Type Interior Elevation Storefront Elevation Building Elevation New Wall Existing Wall Demolition Insulation Overhead Centerline Property Line Revision NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. I hav& revi...,..,ed these construction Qocumen\s and have approved their conteots as 1nduding all nr design aspects I had previ~usly authori,:ed_ I understand ,ny project will be canstructad as speGif1a these construction documents SJgnature Date ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group Inc. 2091 Las Palmas Drive, St. D Carlsbad, CA 92011 (760) 438-2963 bgiarchite-ct. com This document is the property oF John $_ Biac,ry, Architect, A_I A_ Any unauthorized use or ,eprcduclion of this dor:umenl, io whole or part, is prohibitOO_ Cl) ~ :::, -z -~ 0 I- C w w z o::'. <( 0 I-(.) (f) ~ u zO 0 <( z (/) C1.l _(f) 0 0 __J <( o::'. Cl) ~ <( -LO (.) C 0) <C 0 ("'f) ~ z 0 >< -Cl) REVISIONS By Date 2017.12.11 Scale 3/1611 ::;:; f-011 Drawn By BPB Job No. 1615 Sheet Name ROOF PLAN m Sheet No. ' A-3 A B C D 0'-0" REAR YARD SETBACK---~ w 0 <( " CJ >- 0TvP. "' ~ 0 --' " 0 &, O'. ~ " >- " :r: CJ w :r: CJ " 0 --' ::, "' ~ " MAIN FLOO_,_,R.;....+- 47.71 ' It I 1 92.46 13 TYP. ---- SOUTH ELEVATION 3/16" = 1 '-0" MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF CARLSBAD "POLICIES AND PROCEDURES" NUMBER 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE SIDE OF STREET. PROPOSED ROOFTOP MECHANICAL EQUIPMENT IS NOT VISIBLE PER THIS SIGHT LINE. ----f-- I ,o, O" ~B -CJ -l'c\ (') w l'c\ 0 . ~-~ . . -w .. ·-----------·~- 0 <( w "" z I (') ::J w >-z >-::1 O'. 9 ~ w TYP. Q_ IT'. 0 w O'. I Q_ " Q_ 0 >-O' '" 6 Q_ "' <( I >-.,, w -U) :, ' <( 0 N w O' _., " ~ I 0 >-" :r: It ~ CJ >-w I :c :c "' "' w :c 'i! CJ 0 z r-0 --' ;:, ::, "' :, ~ ---"'- ENTRY L VEL 49.62 COMME CIAL FLOOR ~LE'=;V";;E~L""'"""""" 48.46 TRANSFORMER, TYP. - LINE OF 10'-0" F.Y.S.B. TYP. ----~ I ~ I NORTH ELEVATION 3/16" = 1'-0" / --~---- / 95.96 ._., __ _ . . . . -· - 92.46 ........ ~· ~---1 S TYP. 2 ~-----LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE)@ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP. --------·--···--· ·"---------------·------·----.. ·------····· ---~ .,,,,-PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGHT LIMIT, TYP . ,-------, B TYP. ~ I ----------~-- I 95.96 .. ······~· ' i -=--=--:.-=--·~r-_-~,_-_,_·-,~-···~' ~--r-i --r -"'--~-~- I I •... _J... ---. ____ L ____ 1-- 1 .. _!_ •. J ····-. -7-'·-,-· [ . , I , I . . . ; ... L ' . 1. . . L • L--1· -. __ J_.I ; .. T _L i ~-----PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45"·0"" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13"·3"" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7'' +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP, TOWER DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP. ~--LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE)@ BUILDING EXTERIOR PERMITER, PER SECTION 21.04,065, TYP. 7 TYP. 92.46 -------~------- ------------------ l4ITYP )·········· .--__ :'";_. -.,: ' . ' ~~-· _·_;_·· ~· -~ . ·. ··.· J 6 I TYP -~,··-·:. ·-~~~ --~ - ------'i-r--~ - ------ . . ' ' . . -----------~-~---.---.-~ -. -' -' --·-·--·- J -.... --- ' .. •-. . . ~C~. -·_ .·-'·-CJTv·P. TYP. - ~--15 ------- 3 .... TYP. 4 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 ... -.. ~---PER 21,46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45'-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1"-7" +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, 95),6 TYP. TOWER DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP. I I I I 10,.0, It I -I ~---MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF ...._ r---------/ CARLSBAD "POLICIES AND PROCEDURES" NUMBER ' ... .... .... _________ _,,,, I F.Y.S.B / 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE SIDE .:··_-·i r ~_1 ._-~ 1_. 1·_· 1_,_. _,,1 _L-1 _, -', .1 ,_.., ~-_____ /. Y j oF STREET. PROPOSED Roonop MECHANICAL j -1 --1-..,.. / -I EQUIPMENTISNOTVISIBLEPERTHISSIGHTLINE. , i ~I'~ 1 , •• 'I I IL' I I ........ ----__ ·,,__ I ----..,,,. -\V: I ~~~~ B_J -1 : I r·1g n ·1-:-1 ~ ....... ~ I ~----1 9 TYP. I ·· .. · ... ··.·-1-:1_~ T .. . ~~v -- 11\ l ~ I (j 8 w 0 <( Q'_ CJ w z ::J >->-" w Q_ 0 O' " Q_ >-U) "' <( " w :, 0 O' ~ >-:r: C') w :r: "' w s 0 r- ~ " 6 ' ___ ROOF . .ill, 90.21 ~ -· -··-' FOURTH FLOOR_.-, r 80.21 \JI' --~ _ THIRD FLOOR III'\ 69.96 \JI' __ SECOND FLOOR 59.71 ENTRY LEVEL _.// 49.62 ../ COMMERCIAL . ··-_ .. . _F~OOR .L_~l~~ ·~ 10 TYP. ~----LINE OF 10'-0" F.Y.S.B. TYP. 0'-0" REAR ~YARD / SETBACK PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGH\ LIMIT, TYP. ---- ~--LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE)@ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP. ----r ------------ ·. I . ·_ '. . :.-- ~: . . ' ' ......... It I ----- . . '· . . ..... ,.....~--..... '""--....... -11---:M-----,--~.~:.,.;.... . -._._~...., I '-, ·-' ·: _·..;.. ..... -- ' I . -: I· - I --~-·-· .--OJ· ...... . ' 4· -_,' . -.· ·, · TYP. ,-·· 0· .. ' 3. ,. ' _ .· · :TYP. ' I • ' TYP. ·,' ,~-~~-'"· __ -;_) I \j/. ·.·• 1 e·' ii, ... · I ' f--"----~I[_ 92.46~ " w 0 -< " CJ >-<I) ~ 0 --' " 0 &, O' ~ ;,,-e--- " :r: CJ w :r: CJ z 0 --' C, "' ~ " b ROOF 90.21 FOURTH FLOOR ., 80.21 \JI' THIRD FLO~O~R-f'•.-.., 69.96 C1II' SECOND FLOOR O 5·~9"=. 7~1-,l...""111'"" MAIN FLOOR --47.71 2 3 4 5 6 7 8 9 10 11 12 13 14 KEYNOTES PERFERATED STEEL SCREEN FOR AIR CIRCULATION AND LIGHT INFILTRATION. METAL SCREEN TO BE POWDER COATED, TYP. "PARASOLEIL" BRAND OR EQUIVALENT, TYP. EXT. FINISH CONCRETE TILE: CREATIVE MINES BRAND ''SAN DOLLAR CRAFT URBAN RECTANGLE" OR EQUIVALENT TEXTURED TILE AS SELECTED BY OWNER, TYP. EXT. FINISH STUCCO SMOOTH SAND FINISH, TYP. LA HABRA STUCCO BASE 100. COLOR: X-50 CRYSTAL WHITE, TYP . EXT. FINISH ACCENT COLOR STUCCO SMOOTH SANO FINISH, TYP. LA HABRA STUCCO BASE 200. COLOR: X-434 FALLBROOK. GRAY PAINTED STUCCO FASCIA, TYP. DECORATIVE METAL SCREEN GAURDRAIL TO MATCH BELOW, TYP. PATTERN AND FINISH TO BE SELECTED BY OWNER. WlNDOW, TYP. ROOFTOP MECHANICAL EQIUPMENT, TYP. GLASS GAURDRAIL, 3'-6" MlN. A.F.F. W/6" CURB TYP. LANDSCAPE TREES PER LANDSCAPE DRAWINGS TO SOFTEN SOUTHERN BUILDING FACADE AND CREATE PEDESTRIAN EXPERIENCE, TYP. STUCCO REGLET, TYP. NOT USED EXTERIOR LIGHT FIXTURE: EXTERIOR DOOR WALL SCONCE, TYP. EXTERIOR LIGHT FIXTURE: UP/DOWN ACCENT WALL SCONCE, TYP. ARCHITECTURAL LEGEND 0 0 [iJ 0--- <: -0> ~A·1 Doors Windows Keynote Wall Type Interior Elevation Storefront Elevation Building Elevation New Wall Existing Wall Demolition Insulation Overhead Centerline Property Line Revision NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group Inc . 2091 Las Palmas Drive, St. D Carlsbad, CA 92011 (760) 438-2963 bgiarchitect. com This dot:umenl is !he prnperty of Jolrn S. Beery, Archiject, A.I.A. Any unsutho~zecl 1ise or reprodud1on or I his document, in whole or part, is prohibited_ u, ~ ::, -z -~ 0 C z 0 (.) z 0 u, -C <( ~ z 0 >< -u, 1-w w O'.'.'. <( I-() CJ) - zO 0 <( CJ) co _CJ) 0 _J <( O'.'.'. 2 <( LO() CJ) 0 C") REVISIONS By Date 2017.12.11 Scale 3/16" = 1 '-0" Drawn By BPB Job No. 1615 Sheet Name ELEVATIONS l.r .. -------------:-___ =-------------,i-1 I have reviewed these construction documents and have approvf<i their contents as including all or e Sheet No. design as pacts I had previously authodzed I under,;land my projsct will beoons!ruded as speGifie b these construction documents PRELIMINARY NOT FOR CONSTRUCTION A-4 ,, __ _ Signature Date A B C D 1 PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45"-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7" +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP. b) " ., DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP, ------. ·-----· · -· 2 3 4 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 CJ w -w D "' "' CJ w z ::J ~ "' w Q. 0 "' a. >-U) ~ " 0 "' ~ >-I CJ w I CJ z 0 J :, "' MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF CARLSBAD "POUC!ES AND PROCEDURES" NUMBER 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE StDE OF STREET. PROPOSED ROOFTOP MECHANICAL EQUIPMENT IS NOT VISIBLE PER THIS SIGHT LINE. 0'-0" SIDE YARD SETBACK FROM 10'-0" STREETOED!CATION ~-91.82 -- -ci l'J, w D "' "' CJ w z ::J >->-"' w Q. 0 "' Q. b >-~ ~ N ., " 0 "' ~ >-I CJ w I CJ z D =' :, "' ~ . ~ ~ 92.46 ~-I"~----~ k~10' O" I( SETBACK DEDICATIO -----.!..------ ,. I _I_. -------------------- 4 c-T-YP-.--1(-1-1-,c~,~~ J ,, j. ' '·. ·." .. ' ' - PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGHT LIMIT, TYP. /; ----EJ TYP. 95.96 I ~~~, ~ lk,. 1 ---, ' I I . .J .. ,------~· ~~- --i ·J-·~-1 ·· i T .. _I - -]···· _LT -if!LI_: i i . T -I -1··· ' _L_.I_ -I ls.!Tve--,L,J\1 r ...... . I I ' PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45"-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13"-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7" +I-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP .. DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP. ~------LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING 91.73 91 96 - ci l'J, w Si -·--"' CJ w z J " 0 GRADE (NO CHANGE IN GRADE)@ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP. / · ····--0'-0" SIDE YARD SETBACK b ROOF 90.21 FOURTH FLOOR 80.21 b ----------8:: ---THIRD FLOOR 69.96 >-I ('J w I ! ~ x " "' ' -__ ,-______ -__ ,_ ·. · __ ·;~~-,___, ~-~-· --~-~ .-.. -. --. -.. -------------------------------SECOND FLOOR 59.71 " COMMERCIAL "' F_1_00R LEVEL __ . .. 4846--.• -·· ··-- EAST ELEVATION 3/16" = 1'-0" 0'-0" SIDE YARD SETBACK ···········~ I I I "' 92.46 $- . ------,![ ,t 91.96 ~ ~---------~ 95.96 ,----'-~ L_ J_ t '-----·-1--------------TRANSFORMER, TYP. It I _,,------LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE)@ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP. ---PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGHT LIMIT, TYP. --0TYP. I I. I ,o'~j SETBACK DEDICATION b ENTRY LEVEL 49.62 MAIN FLOOR -~ 47-71 _,--------------0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION ~-------MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF CARLSBAD "POLICIES AND PROCEDURES" NUMBER 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE SIDE OF STREET. PROPOSED ROOFTOP MECHANICAL EQUIPMENT IS NOT VISIBLE PER THIS SIGHT LINE. l ..... L, ...... 1 11 J.--u-~ ' . ~ ---------__ :-__ :_-:----=--:-~·~-----____:c~._____,_,_,=-='-~-tl'1-'"''-c"-c;-c-=-;,,,--1...:-,. -----4!j-""",".,,_ r-c'w---c-cc"i CJ l'J, w CJ D "' CJ l'J, "' ~-('J w~ D w w "' z D "' :J "' ('J "' >-('J w >-w z "' J w z Q_ J >- 0 >->-"' "' I-w Q. "' Q_ ,., >-w 0 ' U) Q. "' "' "' >-0 Q. ., w "' b >-" " Q. 6 :J &, "' 0 >-"' "' >-' U) N w ~ "' r-. ~ -., " >-., CJ ~ 0 I w " "' ('J r 0 ~ w "' >-I ~ I "' >-('J I w ~ CJ I w ('J 0 I t-z ('J D ~ z J 0 => " J "' => ~ m --~-" " C MMERCIAL It I WEST ELEVATION 3/16" = 1 '-0" ' ' _, . -. ' -'----: ' . . j~ ·· .· 1V ,D' ti · .. ·. ·.·. ii\ .--· '' .,:_:: -··.-·.· '.·. '<ii ' ... ·.. ii -A .. _---, ·:)'\ ---===!-~~''¼''·~· ,.;....~=='=·~··~·~·~=.~;".·.·."'c·' ~ c:..... '-=-." . ·'·r::;:i.·.· .• · --:~TYP __ - .-.-. , . _:_:_ ,' ·_.·_ .. ·_. ___ _:_ ~---- 6 ROOF 90.21 FOURTH FLOOR 80.21 THIRD FLOOR 69.96 _SECOND£LOOR ., 59_70:• ~-+--------e 11 TYP. ,.,,.., s:' ,,.,_:;,,._, . J'f:,I··· ~ It ' ENTRY LEVEL 49.62 ~ MAIN FLO~O~R+--1".c::i.,_ 47.71 "' L_ ----- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 KEYNOTES STREET ADDRESS SIGNAGE ON MADISON AVENUE. SIGN TO BE ILLUMINATED AT NIGHT, TYP. EXT. FINISH STUCCO SMOOTH SAND FINISH, TYP. LA HABRA STUCCO BASE 100. COLOR: X-50 CRYSTAL WHITE, TYP. EXT. FINISH ACCENT COLOR STUCCO SMOOTH SAND FINISH, TYP. LA HABRA STUCCO BASE 200. COLOR: X-434 FALLBROOK. STUCCO FASCIA, TYP. EXT. FINISH CONCRETE TILE, CREATIVE MINES BRAND "SANDOLLAR CRAFT URBAN RECTANGLE" OR EQUIVALENT TEXTURED TILE AS SELECTED BY OWNER, TYP. \MNDOW, TYP. ROOFTOP MECHANICAL EQIUPMENT, TYP. GLASS GAURDRAIL, 3'-6" MIN. A.F.F. W/ 6" CURB TYP. DECORATIVE METAL SCREEN GAURDRAIL, TYP. PATTERN AND FINISH TO BE SELECTED BY OWNER. STOREFRONT GLASS, TYP. LANDSCAPE TREES PER LANDSCAPE DRAWINGS TO SOFTEN SOUTHERN BUILDING FACADE AND GREAT PEDESTRIAN EXPERIENCE, TYP. STUCCO REGLET, TYP. EXTERIOR LIGHT FIXTURE: EXTERIOR DOOR WALL SCONCE, TYP. EXTERIOR LIGHT FIXTURE: UP/DOWN ACCENT WALL SCONCE, TYP. ARCHITECTURAL LEGEND Signature 0 0 [;:J 0--- <: ~ ~ A-1 @ Doors Windows Keynote Wall Type Interior Elevation Storefront Elevation Building Elevation New Wall Existing Wall Demolition Insulation Overhead Centerline Property Line Revision NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED lN THIS SET OF DRAWINGS. Date ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group Inc. 2091 Las Palmas Drive, St. D Carlsbad, CA 92011 (760) 438-2963 bgiarchitect. com This document is the prope,rt1 of John S. Beery, Architect AJA Any unauthorized use 01 reproduction of this document, in whole or P"rt, is prohibited. (/) :E ::::, -z -~ 0 C z 0 (.) z 0 (/) -C <C ~ z 0 >< -(/) 1-w w 0::: <( I-(_) (j) zO 0 <( (J) CD -(j) 0 __J <( 0::: ~ <( LO (_) 0) 0 ('I') REVISIONS By 1-------------------- Data 2017.12.11 Scale 3/16" = 1 '-0" Drawn By BPS Job No. 1615 Sheet Name ELEVATIONS A B C D SECTION A 3/16" = 1 '-0" 0'-0" REAR YARD SETBACK---~ 1 01' 6'-101/2" I 2'-11/2" r' -1 D !'LOOR B EE::ZEWAY 102-021 1'-·111/2" r---1 05 14' -2" DINING l4E-031 OFFICE/BEDROOM OPTION 13E;13I OFFICE/BEDROOM OPTION l2e--1•] I--I (') w ('? I ' CJ "' z :J [TI 0 I-- I CJ w '. M :r:I ' CJ ' 0) z ' ::i ' ' -' w ' 0 i_ 06 49' -6 1/2" 5' -7" ' --- 6 ' ; c_····· I i i I i i ; 2 07 08 15' -3" 7'-8" - ----------- I -------~------1[ _______ 1[_ I II ·······/1 / ENTERTAINING I-1 O' -O" I TERRACE -~ SETBACK DEDICATION j4E-071 fREATROOM @E~ofil I It I --i- -0 l'!. w 0 <( "'--CJ w z :J ----- ' ' . I COMMERCIAL , I .. 'i; --c____J . '-·--.--·-, ---· --.. "'-=~~~-R LEVTT='E I ~-ii----:cl n I ' J ~--:__ . I ·1=__:rrr n =--T' ~-I ~-11= ~ n _. ' I • 1-, ,_I LfftL1:-' ,;, . '1\'--,,,0 ---·• __ ---·------,1-11--1 -, ---1--,,,'--·'111-,1---·1 --'I 11 I·-, ---'1'1 .-'1 ···--·, ·-' 1·-'1 -i -----, --, ---I -------_ -, ,., --------, , I--·,---, -------, I --, ----1 -, -! ---------, - -11il' ,: \ I ;=-1 1 1 ·1111 11 -,·-111 ,-11w: 1,w111ill=-1· 11wi:=-::1 ·1=-11 u-1 ·1 111;=1-1w, 1-11 r, 1·1 1111 1-1w~11w1···1-:1u 11 , 1 =1111=-1-: • =: -~11--1-111" ·1--1.w1-11-111-111tU, 1·-1w1 11u --·-I I l0r 11 1 i1-=-1··111--i'~11-1-1-111 1-,;1il:1-1 ·1 1 -1 ·11-___ :c1 _1_il 1J1 1 '1--·· , 11lli=I 1-1'---I 1 1 11-· 11-11 -11-1 ·-··~1-11 ::_, 11-J1_1 _1 ·-1! 11:1. ='1 11' 1 ~=--1 i--i-1-1 -1t==1-1 1-1 1 1 1 ,-,c___, I''--1-, ''--, ' ,!_µ-, ' I'-_.,-,,I _!;,;_!-, ' , __ cc-,-, ___ Jp-' --,,_f __ ,-, '' ,,-,_,,, __ -, ' ,.; ___ .-, ' .~,,-,!__,-, '--_-. ' '11 ,,,·_,-,---,, _!_,,,, _,,,_' ,-,,_. ,-,, ,-.'_ 10'-91/2" 18' -7 1/2" 5' -11 1/2'~ . I I I ./A\ ~ 14' -0 1/2" I 137'-9 1/2" 28' -5 1/2" ---------- ------0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION ROOF 90.21 FOURTH FLOOR ~ 80,21 THIRD FLOOR ~ 69.96 SECOND FLOOR ~ 59.71 ENTRY LEVEL 49.62 -~M=AIN FLOOR 47.71 ® ' ·I· 6'-111/2" D I 6" CURB, TYP. 15'-51/2" 3 4 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 @ I ® I I ,, I ·, / ,, / II -------+-----~·}. ~~-~- r '\ I . ! . ' , SECTION B -CAR LIFT EXHIBIT 1/4" = 1'-0" C 24' -9 1/2" I / LINE OF 45'-0" MAX HEIGHT ABOVE GRADE, TYP ' ! . ' : .1 ....... .~. ..... B ~,f~- ' ,, SECOND FLOOR ------- 59,71 _____ LINE OF CAR LIFT AT EXTENDED "UP" POSITION, TYP. _ 48.04~ GARAGE LIFTS PIT LEVEL .-,, 38 04 \.P "AMERICAN CUSTOM LIFTS - PHANTOM PARK" SUBTERRANEAN 4 POST CAR LIFT OR EQUIVALENT, TYP. A 12' -8 1/2" --0'-0" REAR YARD SETBACK I i I + _,,,-----LINE OF 10'-0" ~ Y SB FOR , 2 TYP I( ______ ,_ _ ___ /4 _ _ _ _ RESIDENTIAL.f_BOVE, TYP I I I I I I /_,// ----I ----1-------------------------:r.=r.----~ -----~=-} ___ I I I I I I[ ------------------~----II r11. ENTRY LEVEL '11_7 49,62 \ : ... ~/~/-·--------1----------h_L__ . It I ENTERTAINING TERRACE 12e:osJ I ···----,,-•, ENTERTAINING i . 1: I TERRACE l4E-071 ENTERTAINING TERRACE l3E:-o6J ... ----~,-- KITCHEN l4E-02J , ( '. KITCHEN 3_E92] ' l: I !KITCHEN' i j l2E-02j I ' '' : . ; i ' ; : ' GREAT ROOM·-: i . , . , ,. I I I . ENTdt-~ , ~,,@.E:~,6-~~--:--;~. ~.: "··---,--,- 0:c·.o,,:sc, ,.· )--'. ,:.,-,. I 'i @~:0~ '. ·, 1 : i ... ------i· ii: ii' ' l 1!·, . -· ·-''· i' I DINING e§-031 DINING [2E..63i 'j -, ----- f--' I s M o ! i!/ :\!l·< ~:~c:_: __ _ . i !! ·: Ii ' ------- -·------;c·' 'i MASiER BEDR8 M , : @E:09] : :,-. -----.. --,, -:-...... --.. . --_,. --·-·-·, . MASiJiER BEDRd M : i [2E~1-o] · 1 i; !\ . : i . . . "MAsTeR CLdSeT ' ' . ' ! i[JE-121 '.j: ' . . ' ' : i ; Ii Ii '. ! i ,' ; : ! I . -j I : : ·-, , I MASTER CLOSET J~~I i ~~~-~;, /i '! r------71 1', //1 ' / / / ,/ /, / / ·/ •---~~;: :! ' ' .. ----' :, . )j • MASTEi! CLOSET ,, ST~R! BEDRO '.· . . W-1 · · ~ ~ ·' -eiiv-,g ! : ! ; ,-..--. ' I i ' 11\11AS ER : LOSET ~w,1~ -71 /I / ' ' --.. 7 I STER1BEDRO 0;,,_,d ,.-.-·*,! --_, t ·-c·-----"-. ' ' 1 !i .. ! !I ' ii As:rE~! BEDRO , ·.fiv:19 ' ,. ~ : ' / / POWDER BATHROOM gwo~ ------·---- POWDER BATHROOM @W-0§ POWDER BATHROOM ~w-og I ----- --------------~-. -------- ....... -7 I--I CJ [TI 6 I ' CJ "' z ::J w 0 I-- I CJ w M I ' CJ "' z ~ w 0 I--I (!) w (') I ' CJ 0, z :J w 0 ---71 / I / / ,/ /, ! ! • : ; : i : GRE~ T RooJ : ! =II! ~ I: ! . ' -I ' .: ----, : . GREAT RooM : · §iv-oil j • , -, ' i , ' I ! I : ,. ___ -~-. -----~" ---"· L 'I ' i ; : . ,/ /, ' I, i: I ENTERTAINING TERRACE §1-o~ ENTERTAINING TERRACE ~w-ii§ ENTERTAINING TERRACE ~ ~----1---/~ ' / I / I I'/ /, / / ' / 01 ' I I Ir. I b ' b - ROOF 90.21 FOURTH FLOOR 80-21 ----. -1-THIRD FLOOR ~ 69,96 · 1 !, SECOND FLOOR .-, 59.71 '-J' ,.,.--~ LINE OF CAR LIFT AT EXTENDED ·,,.,-l--_,,., "UP" PO?TION, TYP. 6 GARAGE LIFTS PIT __ LEVE_I,_ .-,, 38.04 ~:p 1~ --. . -._ --. ----.. ---. .. --.CC-· -·1 ; P R E l I M I N A R Y I, NOT FOR CONSTRUCTION :,. -------- 2 3 KEYNOTES PERFERATED STEEL SCREEN FOR AIR CIRCULATION AND LIGHT INFILTRATION. METAL SCREEN TO BE POWDER COATED, TYP. ROOFTOP MECHANICAL EQIUPMENT, TYP. GLASS GAURDRAIL, 3'-6" MIN. AF.F. W/ 6" CURB TYP. ARCHITECTURAL LEGEND 0 0 ~ 0-- (: ~ ~ A-1 ® Doors Windows Keynote Wall Type Interior Elevation Storefront Elevation Building Elevation New Wall Existing Wal\ Demolition Insulation Overhead Centerline Property line Revision NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group Inc. 2091 Las Palmas Drive, St. D Carlsbad, CA 92011 (760) 438-2963 bgiarchitect.com This doc1,men! is the property of John S. Beery, Architect. A.I.A Any unauthorized use o, reprndoJclion of tl1is document, in whole or part, is prohibited. ti) :e => -z -:E 0 C z 0 (.) z 0 ti) -C <( :E z 0 >< -ti) 1-w w 0::: <( I-() Cl) - zO 0 <( w en -Cl) 0 _J <( 0::: ~ <( LO () 0) 0 (") REVISIONS By Scale As indicated Drawn By -----··----- Job No. Sheet Name SECTIONS BPB 1615 I hnve rfviewed theseconstrnction documents and l1ave approved their contents as 1nGluding all of ie Sheet No. dosign aspocb I h~d previously authorized. I undamtend my project will be constructed as specifie b A-5 these construction do::umenls Signature Date A B C D ----- ,,• ,, 1 ,, ----~ ---- SOUTHEAST PERSPECTIVE ' ----· -.. : __ ·-. ----.: r·· I 2 :_. .. -- I . '--,-''. __ , .. ,- -~--.., ~-,------ SOUTHWEST PERSPECTIVE 3 4 CITY OF CARLSBA[) PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 ,[ I ·,-. ----, . . . -. -.. ---'--- ' ·.. ' . . (~~-::--·--=-~--- 1--, ,, ,, I[ p RE ~---=N-0~ FOR CONSTRUCTION ------ LI Ml NARY I have -eviewed lhe~e construction documents ond l1~ve opprovai their contents as including all of design aspects I had previously author;zed_ I under,i!and ,ny project will be constructed as llp,acifie these con,truction dc,cuments Slgnatim, Date ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group Inc. 2091 Las Pafmas Drive, St. D Carlsbad, CA 92011 (760) 438-2963 bgiarchitectcom This rkx;urnenl is tha property of Jolln S. Beery, Architect, A.LA. Any unauthorized use or reprndudion of this document, ,n whole or part, ls prohibited . u, ~ ::::, -z -:\!; 0 I- C w w z 0::: <( 0 I-0 U) (.) zO 0 <( z (/) co _U) 0 0 _J <( 0::: U) ~ <( -LO () C O') <( 0 ('t") :\!; z 0 >< -u, REVISIONS By Date 2017.12.11 Scale N.TS. Drawn By BPB Job No. 1615 Sheet Name PERSPECTIVES ie Sheet No. b AP-1 1 2 A j. . ----· i.,. c.,-- r -' .,-· L .. "'· ··----- --,- -. ·----. [ - ,. -~ ;_ B NORTHWEST PERSPECTIVE C D _,..-- i ' - . ···-- ' ' __ ; . 3 ·------: __,, / /--------~-~/··· .. · _,.. .,,. .. · -_ -_, 4 CITY OF CARLSBAD PROJECT NUMBER: CT 2017-0004 / RP 2017-0009 ' ' ' .. . . . : . ·. ' . . . . ' NORTHEAST PERSPECTIVE I have reviewed these construction documents and liave approved their r.ontenls a~ inclt1d1ng all of design aspects I had previollllly authorize:l. I understand my project will be constructed as specifie th,;se construct1001 documents S19nah1re Date ARCHITECTURE I DESIGN BGI ARCHITECTURE Beery Group tnc. 2091 Las Palmas Drive, St D Carlsbad, CA 92011 (760) 438-2963 bgiarchitect.com This ,li::,::ument is tho proix,rty or Joli~ S. Beery, Architect, A.IA Any unauthorized use or rep,oduction (lf this do:,umenl, in whole or part, is prohibiled. U) :E :::, -z -:E 0 C z 0 (.) z 0 U) -C <C :E z 0 >< -U) 1-w w 0::: <( I-0 Cf) - zO 0 <( w en -Cf) 0 _J <( 0::: ~ <( LOO 0) 0 ('I') REVISIONS By Scale N.T.S. Drawn By BPB Job No. 1615 Sheet Name PERSPECTIVES ie Sheet No. s AP-2 ', I I\ ,, NDSCAPE SPECIFICATIONS 1. All of the provisions of the general conditions and the special conditions of the specifications shall apply with the same force and effects as 2. All irrigation materials ,and procedures shall conform to the City of Carlsbad Landscape Regulations and Landscape Design Manual. Scope: 1. Where possible, existing irrigation systems are to be repaired or retrofitted This includes mainline, valves, laterals, heads, wiring, etc. All new irrigation components to be compatible with existing equipment -i.e., matched precipitation rates, and not exceeding carrying capacity of pipes or valves .. 2. The work included in these specifications shall consists of the furnishing of all labor, tools, materials, permits, appliances, taxes, and all other costs necessary for the installation of a sprinkler irrigation system in an acceptable operational condition as herein specified and shown on 3. The irrigation contractor shall be responsible for full coverage of system and shall add such heads if necessary to accomplish full A. All automatic control valves shall be of the type and size as designated on the irrigation plans. Refer to manufacturer for ' I A. All automatic controllers shall be of the type and size as designated on the irrigation plans. Refer to manufacturer for A. All automatic control valves, gate valves, pressure reducing valves, and quick coupling valves shall be installed in suitable valve boxes as shown in irrigation details. All boxes shall be Ametek or approved equal and shall be marked "G.V." or "R.C.V." with station numbers for control valves painted in white (2" HT.) on valve cover by the A. Connection between the automatic controllers and the automatic control valves shall be made with direct burial wire AWG-UF 600 volt. Use black for pilot wire and white for the common wire. Install in accordance with manufacturer's specifications and wire chart. In no case shall wire size be less than no. 14. B. Wiring shall occupy the same trench and shall be installed along the same route as pressure main-line. C. Where more than· one (1) wire placed in a trench, the wiring shall be taped together at intervals of ten (10) feet. D. All splices shall be made with Scotch-Lok no. 3577 connector pack, Pen-tite wire connector, or approved equal. 1. Main-line in the system shall be capped and pressure tested in the presence of the Landscape Architect or the owner at 150 p.s.i. for a period of four ( 4) hours. Any leaks found shall be corrected by removing the leaking pipe or fitting and installing new materials in it's 2. Backfill materials shall be approved soil. Unsuitable materials including clods and rocks over one (1) inch in size shall be removed from the premises and disposed of legally at no cost to the owner. 3. Depth of the trenches shall be sufficient to provide a minimum cover 4. Sprinkler lines shall be tested in place before backfilling for a period of not less than one (1) hour, and shall show no leakage of pressure. During the test period minimum test pressure at the highest point of the 5. The contractor to notify owner /landscape architect of significant discrepancies between plans and existing field conditions. Irrigation overspray on walls, walks, and driveways will not be permitted. Contractor to verify existing static pressure 6. When the irrigation system is completed, the contractor shall perform a coverage test in the presence of the Landscape Architect. If the coverage is incomplete and inadequate, the contractor shall be responsible to ensure complete coverage per architect's recommendations. 1. The entire irrigation system shall be guaranteed by the contractor to give complete and satisfactory service as to materials and workmanship for a period of one (1) year from the date of the final acceptance of the work by the owner or the Landscape Architect. 2. Should any trouble develops within the specified guarantee period, in the opinion of the owner, is done to inferior materials and workmanship, the trouble shall be corrected, without delay, by the contractor to the satisfaction of and at no expense to the owner. 1. The Landscape Contractor shall request site observations no less than forty-eight ( 48) hours in advance of the time of required visit. PLANTING SPECIFICATIONS: General: 1. All of the provisions of the general conditions and the special conditions of the specifications shall apply with the same force and effects as though written in full herein. Materials: , 1. Plant materials shall be symmetrical, typical for the variety and species, sound healthy, vigorous, free from plant disease and• pests. 2. Plant materials shall be symmetrical, typical for the variety and species, sound healthy, vigorous, free from plant disease and shall have healthy normal root systems. Plant materials shall not be pruned prior to delivery, nor be topped off. 3. Plant materials not approved are to be removed from the site immediately and replaced with suitable plants. The Landscape Architect and or the owner reserves the right to reject the entire lots of plants represented by defective samples. 4. Substitutions for the indicated plant materials will be permitted, provided the substituted materials are approved in advance by the Landscape Architect and or the awrier, and the substitutions are made at no additional cost to the owner. Except for the variations so authorized, all substitute plant materials shall conform to the requirements of those indicated or specified. Ground Preparation and Finish Grading: 1. Existing conditions or features, the contractor shall check or locate existing structures, electrical cables or conduits, utility lines, and other existing features or conditions above or below the ground level that might be damaged as a result of his operation. The contractor shall be responsible for repair or replacement at no cost to the owner, or features of conditions damaged through failure to comply with the the above procedures. 2. Topsoil if required, shall be imported fertile, friable loam, free from rocks, sticks, obnoxious weeds, roots, or seeds, toxic amounts of either acid or alkaline chemicals or other foreign materials. 3. All planting areas finish grades shall be one (1) inch below finish grade of adjacent paved surfaces unless otherwise noted on drawings. Soil Preparation for Planting Areas: 1. Weeding: The site is to be watered for fifteen (15) days prior to herbicide applications. "Round-Up" herbicide or approved equal to be sprayed on weeds only per manufacturer's directions. Two (2) applications will be required. Planting to commence twelve (12) days after last application. 2. Non slope· areas -less,. than 4: 1 slope gradient. Al,I planting areas shall be scarified (rip or rototilled) to a depth of six (6) Jnches below grade with the spacing of the ripper teeth no greater than twelve (12) inches on center prior to placing conditioners and fertilizers. All rocks and debris larger than two (2) inches in diameter shall be removed from the site. 3. Slope areas -greater than 4: 1 slope gradient. The landscape contractor shall remove all existing vegetation, trash, clippings, and other debris from the site and dispose of it at an approved disposal site. Additionally the contractor shall rake and fine grade all areas to be planted prior to the commencement of planting operations. The contractor shall then apply six (6) pounds of 16-7-12 plus iron fertilizer to all planting areas and rake into the top· two (2) inches of soil. 4. In all planting areas the following applications shall be made per 1,000 sq. ft. of areas and shall be thoroughly cultivated in two directions into the top eight (8) inches of soil, and areas watered down. A. 3 cu.yard of nitrogen stabilized wood shavings. 8. 200 lbs. Gro-Power plus soil conditioner fertilizer. C. Other amendments per soil analysis results. 5. Prepared soil mix for backfill in pits for trees, shrubs, and vines shall consists of the following amounts per ten (10) cu. yard. A. 7 cu. yard of native on site soil. B. 3 cu. yard of nitrogen stabilized wood shavings. C. 17 lbs. Gro-Power, plus soil conditioner fertilizer per cu. yard mix. D. Other amendments pr soil analysis results. 6. Soil preparations and plant backfill mixes for the above items are for bidding purpose only. The landscape contractor shall provide to the Landscape Architect soil test analysis by certified soil test laboratory for proper soil amendments to be used for the project site. 7. The prepared soil shall be uniformly blended in an a.rea adjacent to the planting work and shall be accurately proportioned using a suitable measuring container. Unused excavated soil shall be cleaned up and disposed off the project site. Protect the mix from water until it has been placed in backfill around the plants. Planting Trees, Shrubs, and Vines: 1. Position plants in plant locations indicated on the drawings and secure approval before excavating the pit holes, making necessary adjustments as indicated. 2. All pits for plants shall be dug square with bottom level, the length of sides equal to two (2x) times the diameter of the plants and the pit bottom shall be six (6) inches below the ball. Pits shall be backfilled with "prepared backfill soil" to the bottom of the tree ball and the balance of the pit filled with "prepared backfill" thoroughly by water application. 3. If unsuitable soil is encountered in excavation, such soil or materials shall be removed and sufficient approved soil for installing plant materials shall be provided. 4. If a sandy soil is not present in the bottom of the planting hole, several weep holes shall be augured in the bottom of the pit to a depth of 48" and filled with sand. ' 5. Set the plants in center of the pits, in a vertical position so that crown of of plants will be level with the finish grade. 6. Basins: All plants shall be set in a watering basin which shall be 4'-0" in diameter for trees over 6' -0" tall, and 2' -0" in diameter for trees and shrubs less than 6' -0" tall. This basin shall be 3 to 4 inches deep. The bottom of the basin shall be at surrounding finish grade. 7. All vines shall be removed from the stakes, untied, and securely fastened in an approved manner to the wall, fences, or other surface next to which they are planted. 8. Plant Tablets -Plant Tablets shall be Agriform 21 gram. Provide the following rates: 1 gallon container plant materials 5 gallon container plant materials 15 gallon container plant materials 24" box container plant materials 1 tablet 2 tablets 3 tablets 5 tablets Planting Ground Covers: 1 . Pits for flats sized plants to be at least 6"x 6"x 6". shall be moistened prior to planting. No flat plants dry soil. Ground cover areas shall be planted in 2. Set plants in center of pits so that crown of plants will be level with the finish grade after settled of soil, then backfill and water. 3. Flatted plants shall be well rooted with runners at least 4" long but not more than 6" in length. Sodded turf: 1. Cultivate all turf areas to a depth of six (6) inches. Rocks and debris larger than one (1) inch in diameter which are brought to the surface by cultivation shall be removed, from the site. 2. Areas to be planted in turf shall be finished to smooth to present a neat and uniform grade prior to installation of sod. The turf areas shall be inspected by the Landscape Architect or the owner to determine the suitability for planting prior to sodding. 3. All sodded areas shall be thoroughly watered. Turf areas to be kept continuously moist by watering as often as required. 4. All sodded areas shall be rolled with a 200 lbs. roller. All depressions in the finish grade of sod areas shall be filled to conform to adjacent grade. 5. Any turf areas that do not show prompt catch of turf shall be re-sodded at ten (10) day intervals until an acceptable stand of turf is re assured. Tree Staking: 1. Stake all new trees per tree. staking detail. in the prepared hole and stake 18" into solid ground. Plant the tree as close to the stake as possible without growing the roots. Fasten the trees t? the upper end of the stake in at least three (3) places using "cinch ties . 2. All trees planted in the turf area shall have "Tree Boots", "Arbor Guard", or equal. Guarantees and Replacements: 1. All shrubs, vines, and ground covers shall be guaranteed by the contractor as to growth and health for a period of ninety (90) days after completion of the specified maintenance period, and or final acceptance by the Landscape Architect or the owner. 2. All trees shall be guaranteed by the contractor as to growth and health a period of one (1) year after completion of the specified maintenance period, and or final acceptance by the Landscape Architect or the owner. Maintenance: 1. Maintenance period shall be 30 days after completion of installation and acceptance by the Landscape Architect or the owner. At the end of the 30 days period all areas not accepted by the Landscape Architect, or the owner shall be removed and replaced by the contractor at his own expense. 2. 3. Maintain all ground cover areas by watering, weeding, cultivating, replanting, and other necessary operations, keep them free from weeds. Fertilize prior to completion of 30 days maintenance period with Gro-Power plus soil conditioner fertilizer at the rate of 25 lbs. per 1,000 sq. ft. All turf areas shall be mowed at the height of 1 1 /2" with a rotary mower before it reaches 2" in height. Collect all clipping during mowing operation and remove from the project site. Apply Gro-Power plus soil conditioner fertilizer prior to completion of 30 days maintenance period at the rate of 25 lbs. per 1,000 sq. ft. SHEET INDEX SPECIFICATION / TITLE SHEET IRRIGATION PLAN PLANTING PLAN IRRIGATION/ PLANTING DETAILS SHEET No. L-1 L-2 L-3 L-4 l'I'' n P ·1n'r1 '/[, \ 1 tJ ,:, :.:J '.:; \_: '. I ··/ i_ ; '-' ,1 ,_, ,. ' J ' -" 1;,--n+-CA>~ ~av Vl U ._, 00 c U o ~ OJ ~ ... . .. ·-QJ ('1 Ul .C ,i..,N C U II) .-1 V o:> L. "'Ntj-N ,QI <( ~ O"I O lJ") Ul O mVCO (1) w o:: u ~ N 0 0. C ,._cv, ,;:;f-t"Cl ·-OMM L.. u ~ gi,........,....., Q) (/} Cl:'.'. ·-O"I er, .µ "O 0.-1...-1 .., C en "' "' :J N C: ._,._, (0 -0 ICI •••• I ...J [V) l/) I-LL This document Is (he property of Hutter Designs, Inc .. Landscape Aci1itects. Any unauthorked use or reproduc~on of lhls document, in whole or pert. Is prohibitod. u, :E ::::, -z -:E 0 I- C w w z 0:::: <( 0 I-(.) Cl) -0 zO 0 <( z Cl) co -Cl) 0 0 ...I u, ~ ~ -I.() (.) C m <( g :E z 0 >< -u, REVISIONS By New Floor plan -11/1/20181 HDI Plan Revisions -3/18/201~ HDI Date 2018,1.11 Scale 3/16" = 1 '-0" Drawn By HDI Job No. 17002 Sheet Name SPECIFICATION AND TITLE SHEET Sheet No. L-1 /J'?L+-~- / :·, ,A AA A 7 "V'v'VVVVVV'v"v'v'v/,AA/ -1=t1 f 11 i 11 -:-:=i--:--, l!l I 1111111,111111 LJ 1111111111111b p 111111·11111111 11111111111111 11111111111111 --------- ?\__AAA/\AAA r(' HUNTER SOLAR SYNC UNIT-TO BE CONNECTED TO IRRIGATION CONTROLLER ✓VV'-1 xxxxxxxxxxxxxxxx I 0'-0" SIDE YARD SETBACK xxxxxxxxxxxxxxxxxxxxxxxxxxx;xxxxxx xxxxxxxxxxxxxxx 1./ xxxX A._/\AA/\A/ ~A~AA/ l~I / -------I,; , :: 'lfY1': \ SDG&E TRANSFORMER LOCATION PER //, _ II l1rnll I CIVIL DRAWINGS, TYP. -, , -• ----' HUNTER X-CORE SERIES A l)\__ ti~ n :-+--oN ENTRY BREEZEWAY ~ D V '11iiiiiii / I \ J 111 1 111J1 1111 I I 111111111 1 >- 1 W _J _J <( 0'-0" REAR ~'-~ YARD SETBACf ~ w a, :r: 0 ti [ s: 5' g V I•-, ' J D -I =- - 1 iJNDERGROUND CAR LIFT (2 2 NDERGROUND CAR LIFT (2 n u 3 UNDERGROUND CAR LIFT (2 6 STATION CONTROLLER - VERIFY LOCATION WITH OWNER 4 ILJNDERGROUND CAR LIFT (2 Q HUNTER 5 UNDERGROUND CAR LIFT (2 SOLAR SYNC 6 UNDERGROUND CAR LIFT (2 ' i' ' ( :, \ I ) ' I I [ j ' ' ' ' COVERED PARKING GARAGE ADA ( ~ ~l) Lill r. z ~ LU, I ~I "' \":,; m!1!!T!! , J, ! , !!! H-L.- ' · I !! !! I ! !I / !i i i!i i !i!i i!ii II 1111 TRANS-!I I II 1111111111 Ill I I FORMER II _-x I 1!1111111111 0:: ELEVATOR ______ UP _ _' II I II 1 111111111111111 . ~ ... ,. ,,,,,,,,, ,,, ....... •· -, ,,_,., 1------~11-·-I Ill I II 1!1!1111111!11! II I I II iii iiiiiiiiiilii 1' ::::::l:~= . I iii.iii ii(S)iii iii iii iii iii ~ iii,11-ffflljj~ ,i'l. ____ ,....,,_ .. _., __ ..i __ sr_ ------~,.....,,. ::_, --·,,,. ·· ;;;;;;;;-;;;;,· · 11111111111111111 -I I " ii-. ELEVATO EQUIP. [] I-- , ------f, ------1 · i I II II I II ' ------•"-------. '· ii : ,-S:rA19ELL--' .•ii I z I ADA ' ------An------•-. I.II. [ <( ,, 11 I· :, ~ I BATHROO : 1-------i!.!1------:; ii I ~ i i ~ I I~ , LL • I I . 11 I I I I • ~ l_c;--,-------J, ! [ ::,C I -. __ .. , ---•• _· ii -' II I Ill 11 II 1:1 ! / 1 ii I iii Ii II COMMERCIAL SPACE A5 ! 1"\ \ .77 / J ~ ! ! !I I!. !I 1 1 ~ \1 11 ii:1iiil1 D i11~ I II 11111111111 NOTE: ) TREES IN PARKWAYS SHALL BE IRRIGATED WITH A DRIP RING (TYP), b .; © -----------EXISTING CURB AND GUTTER TO REMAIN (TYP). ON. ~x w i 1 1 iiiiiiii GAS METERS PER I I I Ill SDG&E, TYP. ADA CHAIR LIFT --I I I 111 I=' h,=I J: 0 L -JI I 111111 I- ~ , = 1 ° d--+---H 13/4" I I I I I I I W • • I '\CJ) i<rl+t--i Ill II W , MP (Flow-Thru) SECTI□N BMP (Flow-Thru) i I) ==; ---~ --~ 111i11 I II I 0::: -, _ 1---------1 ._L_A_N_T_E_R_ -_ --""'-.---1 ,__A,___TH_R_U_P_L_A_NT--<E 1----------1 ._P_L_A_N_T_E_R_-_-_-_----~, 1---------1 \ ~--,--_,._-,-, ~W-c-7 .__.""'!I ~" ""-I/ I I ~ i ~u~~ ~ i••~ = = = = = = ~~~~~•~ = ;i-~ = = :;~ i=~!~:!!~ ~•~ ~~ ~ ~ ~t~ ~:~)~! _!.fil~t~••~••~•~•~~1 ~ ~ ---CJF= ~••~••~••~·••~ ~•= __ ~ 1°0000000000: "r --~ -llllllj ----------1--~:;:;:;:;:;: \? ..i -.:J/4" ~AINLINE ~PROXIMATE LOCA Tio I 1" t00°00°o0o0o0o0 EXISTINC, SIDEWALK TO REM IN I ' \7 ' I OF WATER METER MASTER t 0000 -I -v I ~00o0c°o0o0o0 ~-+----------+,_,_' 1 1 </ · · VALVE Ooo ==-.,L / =====±====ac=======±====="====="===di I 11" "=------11-11-11-11-11-11-11-11-11-11~ ◄ -~-➔ t--~-11-11-11-11--J.11----11 BACKFLOiNPR~NTERA~D---Y--'¥+----+P --- CHECK ASSEMBLY, 3'-0" MIN. Appendix D Prescriptive Compliance Option ~~--FROM BUILDING, TYP. OAK AVENUE '" I BACKFLOW PREVENTER INSTALL OUTSIDE OF PUBLIC R.O.W. This appendix contains prescriptive requirements which may be used as a compliance option to the Water Efficient Landscape Ordinance and this Landscape Manual for projects of less than 2,500 square feet. Compliance with the following items is mandatory and must be documented on a landscape plan in order to use this option. ALL LANDSCAPE IS IRRIGATED WITH, SUB-SURFACE /DRIP IRRIGATION :t / SHUT-OFF VALVE TO BE INSTALLED AS CLOSE AS POSSIBLE TO THE P.O.C. Pro ect A licant: HUTT R DESIGNS I . Date: APRIL 18 2019 Project Address: 3095 MADISON STREET _,'.sse_ssor's Parcel Number: 203-305-' ~ Total Landscape Area: 1,616 SQ, FT. I Turf_Area:O SQ, FT, I PlantArea:1,616 S IRRIGATION LEGEND -EQUIPMENT + CONTROLS Project Type: MIXED-USE -RESIDENTIAL +COM SYM. MFG. MODEL DESCRIPTION Water Supply Type: POTABLE Project Contact Name and Number: MEHRAN SABERI (619 291-3600 "I agree to comply with the requirements of the prescriptive compliance option to the City of Carlsbad Landscape :t\fanual" Signed:~. Date: APRIL 1'9, 2019 BMP ZONE HYDRO ZONE WATER USE IRR. TYPE ' SQUARE FT. LOW USE DRIP IRR. 195 SO. FT. rm -1 " 1" WATER METER CITY OF CARLSBAD * --POINT OF CONNECTION TO WATER SERVICE ----PAC. WESTERN SCH 40 PVC IRRIGATION MAINLINE (1"" DIAMETER) !IIJI if~, -, _________ _ ~ ZURN/WILKINS 975-XLU 1"~ REDUCED PRES. BACKFLOW PREVENTER X A. Incorporate compost at a rate of at least four cubic yards per 1,000 square feet to a depth of s:Q{ inches into landscape area (unless contraindicated by a soil test' B. Plant material shall comply with all of the following: SOUTH ZONE LOW USE DRIP IRR. 1,057 SO. FT. 0 NIBCO T-580 BALL VALVE (LINE SIZE) ~ RAINBIRD PGA SERIES ELECTRIC CONTROL VALVE -SIZE PER PLAN X ® RAINBIRD PSIM40X100 PRESSURE REGULATOR -40 PSI 1' SIZE ii DETAIL - - F/4 B/4 D/4 C/4 -1. For residential areas, install climate adapted plants that require occasional, little or no summer water (average WU COLS plant factor 0.3) for 75% of the plant area excluding edibles and areas using recycled water. 2. Por non-residential areas, install climate adapted plants that require occasional, little or no summer water (average WU COLS plant factor 0.3) for 100% of the plant area excluding edibles and areas using recycled water. EAST ZONE LOW USE DRIP IRR. 89 SO. FT. 1181 HUNTER X-CORE SERIES CONTROLLER USES EVAPOTRANSPIRATION DATA AND ; B/4 HAS BATTERY BACK-UP so IT wnN'T I OSE DATA, X X X X X X X X X X X X 3. A minimum three inch (3 11) layer of mulch shall be applied on all exposed soil surfaces of planting areas' except in turf areas, creeping or rooting groundcovers, or direct seeding applications where mulch is contraindicated. C, Turf shall comply with all of the following: 1. Turf Shall not exceed 25% of the landscape area in residential areas, and there shall be no turf in non-residential areas. 2. Turf shall not be planted on sloped areas which exceed a slope of 1 foot vertical elevation change for every 4 feet of horizontal length. 3. Turfis prohibited in parkways less than 10 feet wide, unless the parkway is adjacent to a parking strip and used to enter and exit vehicles. Any turf in parkways must be irrigated by subsurface irrigation or by other technology that creates no overspray or runoff. 1. Automatic irrigation controllers are required and must use evapotranspiration or soil moisture sensor data and utilize a rain sensor. · 2. Irrigation controllers shall be of ftype which does not lose programming data in the event the ,rimarv power source is interrupted. 3. Pressure regulators shall be installed Ort the irrigation system to ensure the dynamic pressure of the system is within the manufacturers recommended pressure range. 4. Manual shut-off valves (such as a gate valve, ball valve, or butterfly valve) shall be installed as close as possible to the point of connection of the water supply. 5. All irrigation emission devices must meet the requirements set in the ANSI standard, ASABE/ICC 802-2014. "Landscape Irrigation Sprinkler and Emitter Standard," 1-\ll sprinkler heads installed in the landscape must document a distribution uniformity low quarter of 0.65 or higher using the protocol defined in ASABE/ICC 802-2014. 6. Areas less than ten (10) feet in width in any direction shall be irrigated with subsurface irrigation or other means that produces no runoff or oversprav. E. For non-residential projects with landscape areas of 1,000 sq. ft. or more, a private submeter(s) to measure landscape water use shall be installed. At the time of final inspection, the permit applicant must provide the owner of the property with a certificate of completion, certificate of installation, irrigation schedule and a schedule of landscape and irrigation maintenance. R.O.W. ZONE MED. USE DRIP IRR. 275 SO. FT. WATER CONSERVATION PLAN THE PLANT PALETTE HAS BEEN SELECTED IN ORDER TO STRESS THE IMPORTANCE OF WATER-WISE LANDSCAPING, AS WELL AS PROVIDING AN AESTHETICALLY PLEASING LANDSCAPE FOR THE COMMUNITY. PLANTS SELECTED ARE CONSISTENT WITH THE CARLSBAD VILLAGE MASTER PLAN DESIGN MANUAL AS WELL AS CARLSBAD VILLAGE CENTER DESIGN MANUAL / DISTRICT L ALL PLANTED AREAS SHALL RECEIVE A LAYER OF BARK MULCH TO REDUCE IRRIGATION AND MAINTENANCE NEEDS. j 1RRIGATION TOTAL = 1,616 SO. FT. I IRRIGATION SYSTEM DESIGN: THE SYSTEM SHALL BE DESIGNED TO REDUCE OVERALL WATER REQUIRED FOR SUPPLEMENTAL IRRIGATION, A FLOW SENSOR, RAIN SENSOR AND ET-BASED CONTROLLER SHALL BE UTILIZED TO ACHIEVE THIS GOAL. THE DELIVERY METHOD WILL BE A COMBINATION OF LOW PRECIPITATION ROTOR SPRAYS, BUBBLERS, AND DRIP IRRIGATION. HYDROZONES WILL BE SEPARATED BASED ON PLANT REQUIREMENTS AND SOLAR EXPOSURE. IRRIGATION DESIGN SHALL COMPLY WITH THE AB 1881 AND CARLSBAD LANDSCAPE MANUAL, @] HUNTER SOLAR SYNC ~ HUNTER ICV-101-40 0 RAINBIRD 44LRC PAC. WESTERN CL 200 PVC (CL 315 FOR \"~) --~-PAC, WESTERN SCH 40 PVC ---- IRRIGATION LEGEND -DRIP SYM. MFG, i= = ce I I RAINBIRD ® I RAINBIRD @ IRAINBIRD ®J IDURA • 1RAINBIRD MODEL XFS-06-18-XXX EMITTERS 0.60 GPH @ 12" O,C. FITTINGS: RAINBIRO XF DRIPLINE INSERT FITTINGS RAINBIRD: ARV050 (1 /2") AIR RELIEF VALVE) OPERIND Tl-005W RAINBIRD: XF SERIES DRIPLINE INSERT ADAPTERS MONITORS WEATHER DATA AND PROVIDES THE -INFORMATION TO THE CONTROLLER FOR OPTIMAL WATERING, REMOTE CONTORL VALVE & FILTER ASSEMBLY DRIP (DRIP SYSTEM ONLY) 1" VALVE WITH FILTER SYS. FOR DRIP, PRESSURE REGULA TED 40 PSI 3/4"~ QUICK COUPLING VALVE IRRIGATION LATERALS -MIN, 12" DEEP IRRIGATION SLEEVING -MIN, 18" DEEP, 2X DIAMA TER OF SLEEVED PIPE DESCRIPTION SUB-SURFACE DRIPLINE AND FITTINGS INCLUDES COPPERSHIED TECHNOLOGY CONTRACTOR TO SPECIFY LENGTH OF TUBING WHEN ORDERING. INSTALL LINES AT 18" APART. Al!T'VACLIUM RELIEF VALVE, INSTALL IN A BOX AT THE HIGHEST POINT OF EACH INDIVIDUAL VALVE ZONE DRIP OPERATION INDICATOR, INSTALL AT THE FLUSH END OF SYSTEM FLUSH VALVE ASSEMBLY, INSTALL IN A BOX AT THE HIGHEST POINT OF EACH INDIVIDUAL VALVF 70NF PVC CONNECTION TO POLYETHYLENE LATERAL A/4 G/4 F/4 F/4 DETAIL H/4 1/4 K/4 J/4 L/4 STATION NUMBER / A~'\ VALVE SIZE G.P.M. (MAX)---\ 1.95 '---MIN, CLEAR SPACE IN FRONT OF GAS METERS IRRIGATION NOTE: WHEN IRRIGATION WILL BE USED FOR VEGETATION WITHIN 24" OF AN IMPERMEABLE SURFACE, OVERHEAD IRRIGATION SHALL NOT BE PERMITTED AND ONLY SUBSURFACE IRRIGATION SHALL BE USED, UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO BE DRAINED EN Tl RELY INTO A LANDSCAPE AREA. IRRIGATION NOTE: IRRIGATION FOR LANDSCAPE SHALL HAVE A SEP ARA TE WATER SERVICE -ALL IRRIGATION FOR THIS PROJECT SHALL BE DRIP IRRIGATION SYSTEMS. STATEMENT: "I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINEO IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT 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." ~ 4/17/2019 DATE NORTH SCALE= 3/16" : 1'-0" Ul u ., co C U o ~ QJ ~ ., ' ._ ·-V M (/) .C .i., N C U {I) M V CO 0) ;:;: -o .. ~ V N --.,i,, l'IJ V> QI.(') V'J o ro V CO QJ ClJ a::u~N 0 Q. C -..M V fO ·-OMM 1-u ~ fill .-.. ..-.. QJ (/) 0::: ·-O'I O"I .µ 1J 0....,rl _, C "' """ :J N C ..__,..._., I ~ ~~f'.-'.U.: This document Is Ille property of Hu11er Designs, Inc .• Landscaµa Achitads. Any u11autl\oriLed use or mproduc~on of1his documer11, in whole or part, Is prohibited . • - • • - • 1-w w 0:: <( I-u Cl) -zO 0 <( Cl) co -Cl) 0 _J <( 0:: ~ <( LC') u en 0 C'0 REVISIONS By New Floor plan-11/1/20181 HDI Plan Revisions -3/18/20191 HDI Date 2018.1.11 Scale 3/1611 = 11-0 11 Drawn By HDI Job No. 17002 Sheet Name IRRIGATION PLAN Sheet No. L-2 I ' f- I w • ..J 0 CJ '" z <I: "' ~w f': > □ >-f-CJ ~z ..J ~ ~ f- -r--1-1-r--1 . . . . . . . . . I ' I ' I I I I I I I ' ' I UP ➔;j-I I I I I I I I I I I ' ' ' I ' I ' I I I I I I I I I I I I I ' I I I I I I I I I ' I I I ' I I I ' I I I I I ' .,...1..,,_-1_,,._,i.. __ .,.,. . • . . "' z ~ <I: .. -.--~-~ ..J > CL □ z l >-w _J _J <( 0'-0" REAR YARD SETBACf ,-: I w ..J " I' CJ 0 z (') <I: "' ~w f': > □ >-f-CJ ?:: ~ z I ..J ~ "' ~ f-w "' z "-:c ~ <( 0 I-~ ..J C,: D > CL ~s: □ 9 z 0 © t / z "' 0 ,_ 0 j:: '0<( <( !•wo '101----w D "'w D I 1,,-·I .,, ,, _. ,. ., " ' . 0-0-ovovoo; 000000 ~0000001 000000 000000 000000, loooooo ooooooc Joooooo 0000000 .o.o_o_o_oo PLANT LEGEND PLANT BOTANICAL NAME SYMBOL COMMON NAME 8) DIANELLA REVOLUTA LITTLE REV FLAX LILY ~ BOUGAINVILLEA X 'BARBARA KARST' BARBARA KARST BOUGAINVILLEA 0 CALLISTEMON CIT. 'LITTLE JOHN' DWARF BOTTLEBRUSH ® CUPRESSUS SEMPERVIRENS ITALIAN CYPRESS 0 FESTUCA GLAUCA 'ELIJAH BLUE' BLUE FESCUE - ARBUTUS "MARINA" • MARINA STRAWBERRY TREE \. , ..J0 LANTANA 'GOLD MOUND' GOLD MOUND LANTANA 0 LEYMUS CONDENSATUS 'CANYON PRINCE' NATIVE BLUE RYE ~~ JACARANDA MIMOSIFOLIA 1%:v~0 JACARANDA MYRTUS COMPACTA COMPACT MYRTLE 0 NANDINA DOMESTICA 'HARBOUR DWARF' DWARF HEAVENLY BAMBOO • PHORMIUM TEN AX 'A TROPURPUREUM' PURPLE NEW ZEALAND FLAX 0 RHAPHIOLEPIS I. 'PINK LADY' PINK INDIA HAWTHORN 0 TULBAGIA VIOLACEA SOCIETY GARLIC -DYMONDIA MARGARETAE DYMONDIA .. .. .. .. MYOPORUM PARVIFOLIUM .. .. .. .. .. .. .. .. .. .. .. .. TRAILING MYOPORUM 1 NDERGROUND CAR LIFT (2 .. SIZE QTY 5 GAL 10 5 GAL 9 5 GAL 24 15 GAL 2 1 GAL 36 24" BOX 7 5 GAL 33 5 GAL 36 24" BOX 1 5 GAL 7 5 GAL 14 15 GAL 16 15 GAL 23 1 GAL 49 FLAT AS REQ'D AS FLAT REQ'D COVERED. PARKING GARAGE. 2 NDERGROUND CAR LIFT (2 ' MP (Flow-Thru) LANTER~ DETAIL ' WUCOLS CLASSIF. E / L4 LOW E / L4 LOW E / L4 LOW E / L4 LOW E / L4 LOW E / L4 LOW E / L4 LOW E / L4 LOW E / L4 MOD E / L4 ·, LOW E / L4 LOW E / L4 LOW E / L4 LOW E / L4 LOW -LOW -LOW '" EXISTING TREES : NO. @ @ 3 DESCRIPTION -JACARANDA MIMOSIFOLIA JACARANDA TREE -JACARANDA MIMOSIFOLIA JACARANDA TREE 4 • X CALIPER 6" CALIPER 5" CALIPER 5 COMMENTS TO REMAIN TO REMAIN 6 { 1 I I l \' ,; !, ' ' ' ) ---0'-0" SIDE YARD SETBACK COVERED PARKING GARAGE ADA ~ ..J w z ~ w 0:: -LL s ENTRY BREEZEWAY -- ELEVATOR ------11 UP ,------i1~➔-~1 .. 11. ... ,.,,.,.. ...... ..., __ ~r::::::~;;:::~=;~_,-~ "'· -------{ll--:,1,'<'--' -I I . .,_ , ------"' ------: I 11 1 : _ ELEVATO EQUIP. . ------1ll------- I -i:rAl~LL--1 ADA 'I ------f,,------,.•. -, ------@-------- BATHROOM,! i'I • I I I I ·,- 1 I L ·• ] . -_._:_•., . -'I- COMMERCIAL SPACE TRANS- FORMER ------/ '---- / " / I II \ ®) I ~I \sDG&E TRANSFORMER LOCATION PER + + + +I ➔ ➔ ➔ + ➔ • ➔ ➔ ➔ ➔ ➔ ➔ \CIVIL DRAWINGS, TYP. ➔ ➔ ➔ + ➔ ➔ ➔ ➔ ➔ ➔ ➔ ➔ J.i------------~ --.,).._ ➔ ➔ ➔ ➔, I I v /\ y / I '-.... @ " '-.,._ z <( 2 ➔ ➔ ➔ + ➔ + ➔ +, ➔ ➔ + ➔ • • • -➔ ➔ ➔ ➔ ·-_,,-➔ ➔ + ➔ ➔ ➔ ➔ ➔ ,➔ ➔ ➔ ➔ ➔ ➔• ➔ +· • • • ➔ ➔ ➔ + • • • ➔ ➔ + ➔ • • • ➔ ➔ ➔ ➔ • • • ➔ ➔ ➔ ➔ '➔ ➔ ➔ ➔ ➔ ➔ ➔ ➔ ➔ ➔ ➔ ➔ ➔ -...,L ~ ➔ ➔ ➔ ➔ ➔ ' • • I • •11••1· ➔\ ➔ ➔ ➔'\.\➔ • \ \ I I / / ~ EXISTING CURB AND UNDERGROUND CAR LIFT (2 UNDERGROUND CAR LIFT (2 UNDERGROUND CAR LIFT (2 UNDERGROUND CAR LIFT (2 GUTTER TO REMAIN (TYP). \, bll A \, !+sJl\ I' ,, GAS METERS PER SECTION THRU PLANTER SEE SHT. L-3 BMP (Flow-Thru) PLANTER ---J ' I ;; ' ' ,, ~ ADA CHAIR LIFT ~ I • :1 ®-® DN. • GAS METERS / ~ SDG&E, TYP. • • • ➔ ➔ ➔ ➔ • • • I- ➔ ➔ ➔ /➔ ➔ ➔ /➔ ➔I w ➔ ➔ /+ ➔ + /+ + ,.I w mi 1 l>1 l'/.' • ' • ' . ➔ ➔ ➔ ➔ • • • l+ ➔ + + 0::: f-I-I w, Cf) ..J 0 CJ (') z -....._,,.....,J ~ z <I: "' ~w "' > 0 f-□ in I>-l'.J (\J ~ z NEW WALKWAY ..J -·~ f-"' z ~ <I: (/) ..J Cf) -0 Y" I 11 ,q - b >-I .,. =:, t ! ·1 I 'Y" EXISTINGISIDEl'/VALK TO REMAIN ' ,q -IRRIGATI□N k, ' · I .. I~ \./~lER METE ~ CL > □ z <( ~ "--MIN. CLEAR SPACE IN FRONT OF GAS METERS ce..._11--11--11--11--11--11--11--11--11--11--"" ◄ '--ll-ll-ll-11~1-----11--tt----tr--+--lt--lt--lt--11;:;-jlz:!; I L;J BACKFLOW PREVENTER AND-,.,..V7J7~·---+p,_.. I ---J ~ 25' 1 OAK AVENUE NO LAWN IS BEING PROPOSED FOR THIS PROJECT. NOTE: MIN. OF 3" LAYER OF BARK MULCH FOR ALL LANDSCAPE AREAS (TYPICAL) :.i- l f I 1. ,' BUILDING LINE "- WOOD FRAMED "' CHECK ASSEMBLY, 3'-0" MIN. FROM BUILDING, TYP. L,,_ r BIO-RETENTION PLANTINGS (TYP) PROPOSED ~--36" ABS 01/ERFLOW CONCRETE SPLASH BLOCK STAND PIP[ 111TH GRATE VISIBILITY TRIANGLE ND PLANTING OVER 30' HT, ROOT BARRIER NOTE: 1. TREE ROOT BARRIERS "DEEP ROOT UB-24" SHALL BE INSTALLED WHERE TREES ARE PLACED WITHIN 5' OF PUBLIC IMPROVEMENTS, INCLUDING WALKS, CURBS, STREET PAVEMENT, OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TREES. DO NOT WRAP ROOT BARRIER AROUND ROOTBALL. WATER PROOANG PER ARCHITECT AND SOIL ENGINEER RECOMMENDATIONS I l Expected Tree Canopy at Maturity Feet of Barrier Number of Panels NOTES: MAINTENANCE NOTE: ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE HOME OWNER'S ASSOCIATION (HOA) .. THE LANDSCAPE AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER AND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY, GROWING CONDITION. DISEASED OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT GRADING NOTE: 1. CONTRACTOR TO PROVIDE POSITIVE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 1. INCORPORATE COMPOST AT A RATE OF AT LEAST 4 CU. YDS. PER 1,000 SQ. FT. TO A DEPTH OF SIX INCHES INTO LANDSCAPE AREA (UNLESS CONTRAINDICATED BY A SOILS TEST). 2. FOR RESIDENTIAL AREAS, INSTALL CLIMATE ADAPTED PLANTS THAT REQUIRE OCCASIONAL, LITTLE, OR NO SUMMER WATER (AVERAGE WUCOLS PLANT FACTOR 0.3) FOR 75% OF THE PLANT AREA EXCLUDING EDIBLES AND AREAS USING RECYCLED WATER. 3. A MINIMUM 3" MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURF ACES OF PLANTING AREAS, EXCEPT TURF AREAS, CREEPING OR ROOTING GROUND COVERS, OR DIRECT SEEDING APPLICATIONS WHERE MULCH IS CONTRAINDICATED. 4. TURF SHALL NOT EXCEED 25% OF THE LANDSCAPE AREA IN RESIDENTIAL AREAS, AND THERE SHALL BE NO TURF IN NON-RESIDENTIAL AREAS. 5. TURF IS PROHIBITED IN IN PARKWAYS LESS THAN 10' WIDE. 6. AUTOMATIC IRRIGATION CONTROLLERS ARE REQUIRED AND MUST USE EVAPOTRANSPIRATION OR SOIL MOISTURE SENSOR DATA AND UTILIZE A• RAIN SENSOR. 7. IRRIGATION CONTROLLERS SHALL BE OF A TYPE WHICH DOES NOT LOSE PROGRAMMING DATA IN THE EVENT THE PRIMARY POWER SOURCE IS INTERRUPTED. GARAGE WALL ~ --~~ /<«/~ ~~~ ~»7 18 >>S'. «<x'0( '/_\0'.'\ ·~~ 1/'W ·~«' · · 36" ~~'4 <11 PROPOSED SIDEWALK UNDERDRAIN PIPE D-27 12' (3.6m) Dia. +2' (61cm) = 14' (4.2m) 7 Panels Ll ~~ ~~· ::;;;;,'0 II. I · ~m::;;;:::;;;:::;;;:::;;;:::;;;: Ll <l Ll PLANTER 111TH 6" 3/4" GRA I/EL@ BASE FOR DRAINAGE IMPfRMEABLE LINER 36' MIN. SIZE OUll[T TO PREEXISTING QII)(} RUNOFF AND DRAIN ENTIRE BASIN IN 24-48 HOURS ~ ~ Sidewalk 14'-0 @ FLOW-THROUGH PLANTER X-S[CT!ON NTS Curb Deep Root Barrier (UB-24) 8. PRESSURE REGULATORS SHALL BE INSTALLED ON THE IRRIGATION SYSTEM TO ENSURE THE DYNAMIC PRESSURE OF THE SYSTEM IS WITHIN THE MANUFACTURER'S RECOMMENDED PRESSURE RANGE. 9. MANUAL SHUT-OFF VALVES (SUCH AS A GATE VALVE, BALL VALVE, OR BUTTERFLY VALVE) SHALL BE INSTALLED AS CLOSE AS POSSIBLE TO THE POINT OF CONNECTION OF THE WATER SUPPLY. 10. ALL IRRIGATION EMISSION DEVICES MUST MEET THE REQUIREMENTS SET IN THE ANSI STANDARD, ASABE/1 CC 802-2014. "LANDSCAPE IRRIGATION SPRINKLER AND EMITTER STANDARD," ALL SPRINKLER HEADS INSTALLED IN THE LANDSCAPE MUST DOCUMENT A DISTRIBUTION UNIFORMITY LOW QUARTER OF 0.65 OR HIGHER USING THE PROTOCOL DEFINED IN ASABE/ICC 802-2014. 11. AREAS LESS THAN TEN (10) FEET IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCES NO RUN-OFF OR OVERSPRAY. 12. NON-RESIDENTIAL PROJECTS USING POTABLE WATER WITH LANDSCAPE AREAS OF 1,000 S.F. OR MORE, A PRIVATE SUB-METER TO MEASURE LANDSCAPE WATER USE SHALL BE INSTALLED. A SUBMETER IS DEFINED AS A MASTER VALVE AND FLOW SENSOR DEVICE TO MEASURE WATER APPLIED TO THE LANDSCAPE THAT IS INSTALLED AFTER THE PRIMARY UTILITY WATER METER NO RECYCLED WATER IS REQUIRED FOR THIS PROJECT. 13. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. DeepRoot Barrier (U B-2 4) Available From: Deep Root Partners, L.P. 1-800-458-7668 ®ROOT BARRIER (TYP. DETAIL) NORTH SCALE= 3/16" : 1'-0" u U) .., O'.) C u 0 ..... (1/ ~ .., . ' ·-(lJ ("') U) .C .., N C U (/)Ms:j-C() 01 1.. --N s:;t-N <( ~ O'I O I.fl U) oros:;t-CO QJ <ll a::ur!,.N 0 0. C ._('l')s:j-ltl ·-0 I") I") C. U ti:: OI :::J (lJ ,....., ,....., QJ ti} a:: ·-CJ"I CJ"I .., "CJ Cl .-t rl .., "' """ :, C N c .._,,.._,, ltl I.D ro .. __ I ..J M (/) I-u_ This document is the property or Hutter Designs, Inc., l andsc,ipe Achllecls Any unauthorized use or reproduction of this document, In whole or part, is prohibited. u, :E ::::, -z -:E 0 I- C w w z 0::: <( 0 I-0 Cl) ~ (.) zO o<C Z Cl) Ill -Cl) Q Cl ...J u, ~ ~ -LC) 0 C m <( g :E z 0 >< -u, REVISIONS By New F!oor plan -11/1/20181 Hot Plan Revisions -3/18/201£( HDI Date 2018.1.11 Scale 3/16" = 1'-0" Drawn By HDI Job No. 17002 ShEiet Name PLANTING PLAN Sheet No. L-3 3" NIPPLE Iii 1---CONTROLLER #1 SHUT-OFF ~---REDUCED PRESSURE PRINCIPLE VALVE BACKFLOW DEVICE #2 SHUT-OFF VALVE ~---3" NIPPLE ------9~ TYP. UNION (TYP) NOTE: -TAPE CONTROL WIRES TO MAINLINE 1 O' O.C. -USE TEFLON TAPE ON ALL THREADED JOINTS PLASTIC VALVE BOX WITH LOCKING COVER, ......---2" MIN., 12 MAX. FROM CURB, WALK, ETC .. VALVE BOX W/LOCKING LID 1" ABOVE FINrsH GRADE IN LAWN AND 2" IN SHRUB AREAS FINISH GRADE BRASS NIPPLES lltt--CONTROL WIRE Hit--COMMON WIRE . "' <( ·ix 1 Max. 2" BELOW BOX COVER .. ~1~" . ..--FINISH GRADE, . i ' ' 1" BELOW BOX COVER IN LAWN c 11 '' 111"4 'fi 11 ~ ~ WALK, WALL, CURB OR ASPHALT PVC UNION CONCRETE BASE --~ 120 VOLT WIRE I ,,,----SEAL WITH EXPANDING FOAM ,-----3" SWEEP ELL ; / FINISH GRADE • T----L--f £"', ~+---, ~ UF DIRECT BURIAL WIRES -J---""' TO REMOTE CONTROL VALVES CONTROL WIRE SEE PLAN FOR SIZE 3' EXPANSION COIL LINE TO RAIN SENSOR DEVICE VALVE BOX NOTE: 1. SEE MANUFACTURES' MANUAL FOR MOUNTING INSTRUCTIONS AND LAYOUT. 2. ALL WIRING TO BE INSTALLED AS PER LOCAL CODE. 3. ALL CONTROL WIRES SHALL BE LABELED TO MATCH VALVE AND CONTROLLER SEQUENCE NUMBER. 4. SIZE CONTROL WIRE SWEEPS TO ACCOMMODATE ALL CONTROL AND SPARE WIRES. 5. ALL DIRECT BURIAL WIRE SHALL BE 600V.,UF.,UL.,APPROVED. 14 GAUGE MIN. PILOT WIRE. 12 GAUGE MIN. FOR COMMON GROUND RETURN WIRE "' "' SEE NOTE 3 \ I I ~ ,:_, l"to .~ ~ OPTIONAL VALVE AS REQUIRED BY AGENCY FIN. GRADE f I FLOW - :.,., .. ,.. ··•·•·•· " I .I I ;J.11 I:.·. -~---~_. · ~ ·-r." .. .,_,.1,.:.i_ ~_. "',i ~ · .,,i_ ~:·-&"!-" ·_t,,._. •· _,1'..d_ . .,·_ t."'.-.. -_,::.:i_." __ • .-_t,.tJ 2 _::i_:, ~-, ; ·'-I': ; "I: __2, . 2 2--2· _2; . ·.:.;;:: ; 1 FLOW .11r· 111· 111 111· 111··11r· 111··11r· 111··1 l-111-111-I I I-I I I-I I l--·I II-I I I I I I-I I I ,u). l!lflW ,,ill,,,ill,,,ill ,,. -=1u1111111111 ~ , "-;-; -=I 11 I i• , 1111ill1 · .,:; /.">a, • .,., .. -m_=-1 · ~ --....... _ ... _ ... _ rr m · ·· · -2.· .2. 1 1 -=rllllli 11i 11111UI" . ,_ I 1=-1 I ' THRUST BLOCK 4BO-C-2000 1 CU.FT. MIN. FOR 2" ASSEMBLIES ONLY NOTE: FOR ADDITIONAL INFORMATION REFER TO SAN DIEGO REGIONAL STANDARD DWG. W-27 FLOW "'-'-'TT PAVING PENTITE CONNECTORS EXPANSION COILS AT WIRE CONNECTIONS, 10 WRAPS AROUND A 1 /2" PIPE PVC ELL, LA tERAL LINE SIZE (TYP.) PVC NIPPLE ...____ PVC UNION, LATERAL LINE SIZE INSTALL BUSHING IF REQ'D, TO MEET LATERAL SIZE, FEMALE T. X F. T. INSTALL BOX LEVEL ON FOUR STANDARD BRICK SUPPORTS 6" MIN. CLEAR PVC NIPPLE, VALVE SIZE BRASS VALVE, MAY BE SMALLER THAN LINE SIZE LINE TO SPRINKLERS 5" PEA GRAVEL SCH 80 RISER OR NIPPLE, VALVE PVC MS X FT, BUSHING IF REQ'D CONTROL WIRES PVC TEE OR ELL FROM VALVE MANIFOLD (PRESSURE LINE MIN. 18" BtLOW GRADE) .c~jj llljjjllljjjll,TT F'=~-1 11 ,11~11 i111TI ~ _J , -111== w ,--·11 oo:: - lt-"k---11=, z Cl:'. -::; <( ©ci ~, ~~ FLOW SCHEDULE 40 PVC NIPPLES SCH 40 PVC FEMALE ADAPTER (TYPICAL) PVC LATERAL LINE ....____ BALL VALVE (SIZE PER PLAN) -----PEA GRAVEL -5" DEPTH SET BOX LEVEL ON 4 STANDARD BRICK SUPPORTS 0 WALL MOUNT CONTROLLER B REDUCED PRESS. BACKFLOW PREVENTER (PER S.D.R.S.D. W-27) ® ~~L~S-~sATIC CONTROL VALVE ® ~c~;LN.T~_AL VE G ~------11 2 3 ----"!<- LEGEND CD TREE DR SHRUB CONTAINER ® 2" MULCH LAYER (OMIT IN LAwN AREAS & DD NOT COVER ROOT BALL ENTIRELY) @ FORM TEMP, 4" wATERING BERM w/SDIL EXCAVATED FROM PLANTING HOLE, (□MIT IN LAwN AREAS) 0 BREATHER TUBESCS) FDR 15 GAL, SIZE AND LARGER, SEE BREATHER @ TUBE DETAIL, PLANT SD ROOT BALL IS 1/2" TD RD□TBALL ~y X[-I ( 'J 111:= 5 ®1 ® 3/ 4" ABOVE FINISHED GRADE (AFTER BACKFILL MIX HAS SETTLED) J >1C' -11 1 C' cl,_ (j) PIT BACKFILL M1X PER NOTES, ~ FERTILIZER TABLETS PER NOTES, @ INSTALL SD THAJ THEY TOUCH RDDTBALL DEPTH OF RD □T~ALL ~-"I C-I -Cl TT-.Cl-'ls--c-l _~...,::::ccc-1-c1 ...,I"'/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ~/ ,,..,-~-c, -c, :/"" I RRI GA Tl ON LATERALS -~ -z ////////////////// -1==== !Je--"'-~1--::; 1====1;;;;;;;;;;;;;;;: i: y IRRIGATION CONTROL WIRES IN SCH 40 SLEEVE ~ . --///////////// // -11 w I /////////// ///.7 / //////////4 /// /// -:,i;=.j..-1-J.cl+-'-+-+- ---~ • --__ //// //// /////.1/ I 11..--//// V/// /////2/~ --.-~ --/////////.7//// //~ --"" --/////// ///// //// =I IT~ I --:/:: ::::;/::::«--+' I 11=1 I I~ 1 11== == ' ' TRENCHING BACKFILL IRRIGATION MAINLINE TRENCHING BACKFILL (SAND) 111 1 1111:r_l I I 9.. 6 .. 9.. 1111. --= I == =-: -MAINLINE SHALL BE PVC CLASS 315 · _ - 1 11 _ -111 _ -111 _ -111 _ -IF.:;::~ OR LARGER, SCH. 40 IF --------1\ OR SMALLER ------ ' 1--1 I 1--I ' , LATERALS SHALL BE PVC CLASS 200 (SCH 40 FOR 1/2"~) ,_,: 0 0 •·:0 od' WALK, CURB, ETC. 12" MAX Q5t o"Q 0 O."-'o009 _ Q o,,I OQ O) ~ ~ 0 Oo ,§) -- 000 Q O 0 o oO<J/oo o 00 i I ,, ,'1 I .·' ' IRRIGATION MAINLINE ,,.----QUICK COUPLER ,,.-,---3" ABOVE GRADE IN GROUNDCOVER PROVIDE VALVE BOX IN LAWN AREAS ,---F.G. ~ RED BRASS NIPPLE (2) GALV. STRAPS -CLAMP TOOL FAST-LOCK" OR EQUAL 1 /2" X 30" GALV. PIPE STAKE ~-PVC PRESSURE LINE ....__ ____ PVC ELL OR TEE ~----(2) RED BRASS STREET ELLS ~-----RED BRASS CLOSE NIPPLE ~-----RED BRASS ELL 1. PVC LATERAL LINE FROM DRIP VALVE ASSEMBLY 2. PVC SUPPLY MANIFOLD 3. MANIFOLD-TO-ELBOW CONNECTION (TYP,) 4, DRIPLINE LATERAL 5. AIR/VACUUM RELIEF VALVE PLUMBED TO PVC AIR/VACUUM RELIEF MANIFOLD AT EACH . HIGH POINT 6. TRIANGULAR EMITTER SPACING 7, PVC AIR RELIEF MANIFOLD 8. PERIMETER LATERALS 4" FROM EDGE 9, AREA PERIMETER 10. OPERATION INDICATOR 11. AUTOMATIC FLUSH VALVE PLUMBED TO FLUSH MANIFOLD AT LOW POINT NOTE: 11 A. TI-IE TOTAL LENGTI-1 OF ALL INTERCONNECTED DRIP LINE SHALL NOT EXCEED TI-IE MAXIMUM RUN LENGTI-1. FV "' -:I I 1: I r, : Ii : j: I I I I I I I 11: ~ • __ • 5 ___./ 2 3 _,,-4 5 ,,---6 ~--7 --------10 E TREE AND SHRUB PLANTING SCALE: N. T. S. ® TRENCHING IRRIGATION PIPING ''.@ QUICK COUPLER .i ,i ® DRIP IN-LINE LAYOUT -1 1i'11 11i' ~---_-2 Ill I R--~~~-3 I I 111 r----lf!:1:1.;:~ __ 4 =111 I 5 I Ill l~+---6 :_I I I i-----l-f=l..1--k----===7 ·11··'·:, 8 = '.•::::-:,-.•;. ._.•. -_·_.'.' ·;'. -9 lffi,. lli''ll1-~~~[ff-----10 =111=111= 11 =Ill:- -,, '" ,-,, '" ,-, II I I ID 1=- 1. 1" ABOVE FINISH GRADE 7. 1 /2" SCH 80 PVC NIPPLE (LENGTI-1 AS 2, NATIVE SOIL PER SPECIFICATIONS 3. FINISH GRADE 4, AIR/VACUUM RELIEF VALVE 5. 1(1." PVC COUPLING (TxT) 6. 6' ROUND PLASTIC VALVE BOX - HEAT BRAND "AR" ON LID IN 1" HIGH CHARACTERS NOTE: REQUIRED) 8. BRICK SUPPORTS (2 COMMON BRICKS REQUIRED) 9. PEA GRAVEL SUMP (6" DEEP) 10. PVC ELL (SxT) 1111H 1/2" TI-IREADED OUTLEi 11. PVC PIPING 1. USE ONE AIR/VACUUM RELIEF VALVE FOR EVERY 7 GPM PER ZONE. 2. AIR/VAC TO BE INSTALLED AT HIGHEST LOCAL ELEVATION. 8 DRIP AIR/ VACUUM RELIEF VALVE = ~1 _111m 11m I I~ I II I T1 II I I I ;_Ill-,,, 1, 1" ABOVE FINISH GRADE 2, NATIVE SOIL PER SPECIFICATIONS 3, FINISH GRADE 4. FLUSH VALVE 5. 6" ROUND PLASTIC VALVE BOX - HEAT BRAND "FV" ON LID IN 1" HIGH CHARACTERS NOTES: 1. USE ONE FLUSH VALVE FOR EVERY 7 GPM PER ZONE. 2. LOCATE AT LOW POINTS, 3. FLUSH PRESSURE IS 2 PSI. 4. FLUSH RATE IS 0.8 GPM. I ill= 3 4 111= 5 6 7 8 9 10 6, 3/4" SCH 80 PVC NIPPLE (LENGTI-1 AS REQUIRED) 7, BRICK SUPPORTS (2 COMMON BRICKS REQUIRED) 8, PEA GRAVEL SUMP (6" x 18") 9. PVC ELL (SxT) 111TH 3/4" TI-IREAOED OUTLET 10. PVC PIPING 0 FLUSH VALVE ON PVC ELL · · · 111 . 1 -- 111 -111-111· Ill_ 1 111 _IIIIIII 1 11 ill -I 11 111 111 V(II 1, FINISH GRADE 2, NATIVE SOIL BACKFILL PER SPECIFICATIONS 3. DRIPLINE 4. OPERATION INDICATOR -USE ONE PER ZONE ANO LOCATE AT FLUSH END OF ZONE 5. 2" -3" ABOVE FINISH GRADE 6. 4" I 11 I II I -IIIITT 1~m I I ! 111 1111 ,IIIITT I I 11 IW_, -111== j ' ,, f 5 --1 2 ~3 ,,.----4 ® DRIP -OPERATION INDICATOR 9 1. FINISH GRADE 2. DRIPLINE LATERAL 3. TORO LOC-EZE ELL (FEE16) 4. TORO BLUE STRIPE p'oL Y ruBING (EH01645-XXX) 5. TORO LOC-EZE X 1 /2" MPT ADAPTER (FAM16) 1 '--2 "=I 11 111= 3 '== -111-1 4 ~ 1111 111 111 111: 5 :I 11-111 111 _ 6 =111=11 7 I 6, PVC TEE (SxSxT) 1111H 1/2" FPT OURET 7, NATIVE SOIL BACKFILL PER SPECIFICATIONS 8. 4" 9. DEPTI-1 OF PVC MANIFOLD PER SPECIFICATIONS © DRIP -MANIFOLD ELL CONNECTION 12 3 4 1 6 2 F.G 5 = = = 7 2" MINIMUM CLEAR 1 V/7~771 ' b0 o9:i0 o0o0 o9:i0 o°c:P oC P oOcP , '11 I lll'.lll@f1t1°l~ll~llt=ll~'111 II :Ill Ii I 111 i' I I\ I II I I i' l I I 11~11 I I I~ 11! I I I I " II I I i' I I I I Ill I I I i' II I I [11 i111 I I I: 11 8 9 10 12 13 1, REMOTE CONTROL VALVE 2. FILTER 3. 1" SCH 80 UNION 4. SCH 80 NIPPLE LAR (TYP.) 5, 3/4" PRV OR 1" PRV 6, 12" x 18" VALVE BOX (SEE NOTE BELOW) NOTES: 7, FLUSH IN TURF: 1" IN GROUND COVER 8. BRICK SUPPORT (1-EA, CORNER) 9. SUBGRAOE 10. PEA GRAVEL SUMP 3" DEEP 11. PVC PRESSURE PIPE 12, SCH 80 FEMALE ADAPTER 13, PVC NON-PRESSURE PIPE A. FOR FLOWS TO 4 G.P.M. USE 3/4" LFV075. 8. FOR FLOWS OF 4-8 G.P.M. USE'. 1" LFV100. C. VALVE BOX LIO SHALL BE BRANDED TO IDENTIFY VALVE. INCLUDE CHRISTYS IRRIGATION I.O. TAG ATTACHED TO VALVE BONNET BOLT. 0, TAG SHALL INDICATE CONTROLLER AND STATION NUMBER. E, R. W, WARNING IF REQ. REMOTE CONTROL VALVE WITH PRESSURE REGULATOR & ® FILTER u (/l .., "' C u 0 ~ QJ ,-< .., ai "' ' (/l .C ~N C U U).-,vco 01 I.. ... N-.:;tN <( ~ O'I O U"l (/l o roVCO QJ OJ e:::: u ~ N 0 0. C --.M V (ti ·-0Mf'11 L. u ti:: O'I QJ :::s (l) ,.....,,....., l/) 0::: ·-O'I O"I .., 1J QT"""!.-! .., "' "' "' :, C N C .......,.._, llJ I.O ro .•.. I ....J Ml/)1-LL ~-~- ----; .. >:,$& Tills document is the property of Hutter Deaigns. Inc., Landscape Aciiitecls. Any unauthorized uso or reproducLion of lhis document, in whole or part. Is prohibited. u, :E :::, -z -:E 0 I- C w w z 0::: <( 0 I-0 CJ) -0 zO o<( z CJ) co -CJ) 0 0 _J u, ~ ~ -LOO Cm <( g :E z 0 >< -u, REVISIONS By New Floor plan -11/1/2018 I HDI Plan Revisions -3/18/20191 HDI Date 2018,1.11 Scale 3/16" = 1 '-0" Drawn By HDI Job No. 17002 Sheet Name IRRIGATION/ PLANTING DETAILS Sheet No. L-4