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Home My WebLink AboutSDP 2018-0022; RESORT VIEW APARTMENTS; Planning CommissionLU E !- "" ~ 0 9 ('.) ~ "' 0 0 0 id \ VIEJO CASTILLA WAY LACOSTA AVE LT05 FWY \ LEVANTE ST N EB PROJECT DATA LEGAL DESCRIPTION: THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: LOTS 35 AND 36 OF LA COSTA SOUTH UNIT NO. 1, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 6117, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JUNE 3, 1968. APN(S): OCCUPANCY GROUP: TYPE OF CONSTRUCTION: ZONING: GENERAL ZONING: SITE DATA: LOT SIZE: LOT AREA: DEVELOPABLE AREA SF: ADDITIONAL INFORMATION: PROPOSED LOT COVERAGE: STORIES: DWELLING UNITS: DWELLING UNITS PER ACRE: ACCESSIBLE UNITS: AFFORDABLE UNITS: LOT COVERAGE DATA: TOTAL BUILDING COVERAGE 19,269 SF/ 33,375 SF GRADING INFORMATION: CUT: FILL: EXPORT: REMEDIAL: REPLACED IMPERVIOUS AREA: PROPOSED IMPERVIOUS AREA: 2161701500,-1400 R2, TYPE VA OVER TYPE I RD-M R-23 0.858ACRES 37,375 SF 37,375 SF 19,269 SF // 57.2% 4 (1 PARKING+ 3 LIVING) 26 TOTAL; 6 MULTI-STORY TOWNHOUSE APARTMENTS, 20 APARTMENTS 32.66 DU/AC 22 3 -E1 ,E2,E6 19,269 SF 57.7% 4,000 CY 500 CY 3,500 CY 3,500 CY 0 SF 31,810 SF BUILDING HEIGHT INFORMATION: FROM FINISH GRADE BUILDING A: BUILDING B: BUILDING C: BUILDING D: BUILDING E: 33'-11" with projections to 38'-7 1/2" 33'-2" with projections to 38'-3" 48'-2" with projections to 50'-11" 47'-11' with projections to 50'-8 1/2" 31-11" with projections to 36' -11" GOVERNING CODES 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING CODE 2016 CALIFORNIA FIRE CODE RESORT VIEWAPARTIVIENTS RESORT VIEW APARTMENTS VIEJO CASTILLA WAY, CARLSBAD CA 92009 APN #s: 216-170-1400, 216-170-1500 SCOPE OF WORK PROJECT DIRECTORY THE PROJECT SCOPE INCLUDES 26 UNITS; 6 TOWNHOUSE STYLE WITH SEPARATE PARKING, 18 SINGLE STORY APARTMENTS, WITH SHARED AND PRIVATE GARAGES. MERGE TWO LOTS. PARKING DATA REQUIRED: TWO PER 3 BEDROOM @ 18 UNITS 36 TWO PER 2 BEDROOM @ 4 UNIT 8 ONE PER 1 BEDROOM@ 4 UNITS 4 TOTAL 48 MIN. AND MAX. LIMITS: COMPACT -45% MAX COVERED/GARAGE NON-COVERED ADA VAN ACCESSIBLE PROVIDED: GARAGED (2PER@ 14 UNITS): COVERED: ADA VAN PARKING: TOTAL: TRAFFIC IMPACT USE: CATAGORY: IMPACT RATE: IMPACT CALC.: PEAK WEEKDAY: RESIDENTIAL OVER 20 UNITS 6 PER DWELLING UNIT 156=6*26du 170.0 = 156(1.09) ZONING INFORMATION SETBACKS FRONT YARD (WITH APPROVAL): INTERIOR SIDE YARD: REAR YARD: MAX LOT COVERAGE HEIGHT LIMIT NONE 24 23 1 TOTAL 36 12 1 49 10 FT 5 FT 10 FT 60% 35 FT APPLICATIONS SUBMITTED SITE DEVELOPMENT PLAN OWNER: RAM SETYA BNR DEVELOPMENT 23800 VIA DEL RIO, YORBA LINDA, CA 92887 ARCHITECT: MICHAEL FOX FOXLIN ARCHITECTS 392 CAMINO DE ESTRELLA SAN CLEMENTE CA 92672 (949) 325-3001 TEL (949) 203-3339 FAX INFO@FOXLIN.COM LANDSCAPE ARCHITECT: PAT MURPHY SMP ENVIRON. DESIGN SUITE 200 34197 PACIFIC COAST HWY. DANA POINT, CA 92629 (949)443.1446 INFO@SMPINC.NET STRUCTURAL ENGINEER: KURT FISCHER KURT FISCHER STRUCTRUAL ENGINEERS 17547 VENTURA BLVD. SUITE 302 ENCINO, CA, 91316 TELEPHONE: (818) 874-1445 EMAIL: INFO@KFSENG.COM SOILS: RYAN BOHMER GEOSOILS 5741 PALMER WAY CARLSBAD, CALIFORNIA 92010 (760) 438-3155 CIVIL/ SURVEY: MICHAEL BENESH MLB ENGINEERING 404 S. LIVE OAK PARK ROAD FALLBROOK, CA 92028 760 731-6603 MECHANICAL. ELECTRICAL. AND PLUMBING: ENVIRONMENTAL REPORTS: RINCON 180 NORTH ASHWOOD AVE. VENTURA CA, 93003 (805) 644-4455 DEVELOPMENT: JOHN ALLEN STREAMLINE DEVELOPMENT GROUP PO BOX99417 SAN DIEGO, CA 92169 (805) 889-0447 JOHN@STREAMLINEDEVEL- OPMENTGROUP.COM SERVICES DIRECTORY TRASH: WASTE MANAGEMENT WATER DISTRICT: CARLSBAD MUNICIPAL FIRE DISTRICT: 6 SEWER DISTRICT: LEUCADIA WASTEWATER DISTRICT SCHOOL DISTRICT: ENCINITAS UNIFIED SCHOOL DISTRICT VIEJO CASTILLA WAY CARLSBAD, .CA 92009 BNR DEVELOPMENT architecture design consulting 392 camino de estrella 949 325 3001 phone san clemente, 949 203 3339 fax california 92672 foxlin.com web info@foxlin.com email SDP 2018-0022/HDP 2018-0006 (DEV2017-0225} RESORT VIEW APARTMENTS SHEET LIST # SHEET NAME GENERAL G,001 TITLE G-002 ADDITIONAL INFORMATION G-003 BUILDING AREAS G-004 SLOPE ANALYSIS _ARCHITECTURAL A 0101 .SITE PLAN A0 102 PARKING DESIGN A-110 FLOOR PLAN TYPE A Ac130 ·. FLOOR PLAN TYPE B A-150 FLOOR PLAN TYPE C, D & E A,)60 SITE ROOF PLAN A-201' SITE ELEVATIONS A:202 · SITE ELEVATIONS · A-211. ELEVATIONS -BUILDING A )\'212 . ELEVATIONS -BUILDING B A-213 ·. ELEVATIONS -BUILDING C & D A-214 ELEVATIONS -BUILDING E A0301 SECTIONS A-302 SECTIONS A-303 SECTIONS -. A-304 SECTIONS A305 CONTEXT SECTIONS A,900 3D RENDERINGS ·A,901 3D RENDERINGS A,902 .. MATERIALS BOARD CIVIL . C-01 PRELIMINARY GRADING C-02 DETAILS AND SECTIONS C-03 DETAILS AND SECTIONS LANDSCAPING L'01 TITLE SHEET . L-02 • CONSTRCUTION LAYOUT PLAN . L-03-CONSTRCUTION LAYOUT PLAN L'04 CONSTRCUTION DETAILS L-05 CONSTRCUTION SPECIFICATIONS . L,-0_6'' MAINTENANCE RESPONSIBILITY PLAN L'0T' TREE PLANTING LAYOUT l-08 TREE PLANTING LAYOUT L-09 · SHRUB PLANTING LAYOUT .L-10 SHRUB PLANTING LAYOUT L,11 ·• PLANTING DETAILS L-.12 PLANTING NOTES . b1<l-IRRIGATION TITLE SHEET L-14 IRRIGATION HYDROZONE PLAN CITY OF CARLSBAD PLANNING COMMISSlOI~ REVISION 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 Case Name: fs50K\ Vi l:i,,J At'l\R1('lf1J1S I Case No.: SDI' ~It--~/ ffi\' ';?i:);g-ooCJG ( 'v<cV :?,DH -o:izj Exhibit No.:" A" -,, 00" Date: ~/Si '<>-0 TITLE 4 101/13/2020 ffi:J~J~~feI~~~lftti: . REVISION DATES ci w ::, (f) (f) "' z 0 !;: 2 a:: 0 "-;; _, <{ z 0 F 0 □ <{ 8 0 c!, RESORT VIEW APARTMENTS VIEJO CASTILLA WAY CARLSBAD, CA 92009 BNR DEVELOPMENT PRE-DESIGN architecture design consulting Building Gridlines GA \J 0---:--- Window Symbol Door Tag Wall Tag i Room No j ~ Instance No ~ Room No. / r-Instance No. I_ Revision Cloud (Cloud around Revision optional) Match line r--Revision No. ill r Detail No.& Sheet No. (Shaded portion @SIM faces side -1 L considered) --------l'---A-1-'-0-1-1 Similar or Typical (TYP.) Room Label RoofTag Floor Tag 1••.cc••I ~ 2x4 2x6 / Wall Finish Type ,,r--Roof Finish / Type Wall Wall Detail Callout Area9 Referenced ~DetailNo. ~ Sheet No. Exterior Elevation /"_"'-..---Elev No. Interior Elevation I 1 I~ ) A10\ I/ '~v-~-Sheet No. 2----Elev No. 1 gSheetNo. Ceiling Height / Ceiling Height (~7'8'-"""0"~) \____ Roof Instance Section /4~8- 1 M---Section Nol Sheet No. •e Floor Level i Absolute Relative Namey North Arrow Dimension String To Structure i1 l4"L 112" !, 3/4" i ( >i Elevation X True North U Project north To Finish ! O' \1 1" :.1 1,.. l,1 1" ! SYMBOLS 392 camino de estrella 949 325 3001 phone san clemente, 949 203 3339 fax calrfornia 92672 foxlin.com web lnfo@foxlin.com email I I ! i SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS & < @ (f_ # 0 (E) And ANGLE AT CENTERLINE NUMBER DEGREE EXISTING ABV ABOVE AB ANCHOR BOLT ACFL ACCESS FLOOR ACOUS ACOUSTICAL ACT ACOUSTICAL CEILING TILE AD AREA DRAIN ADD ADDENDUM ADDL ADDITIONAL ADJ ADJUSTABLE ADMIN ADMINISTRATION AFF ABOVE FINISH FLOOR AHU AIR HANDLING UNIT ALT AL TERNA TE ALUM ALUMINUM AMEND AMENDMENT ANUN ANUNCIATOR AP ACCESS PANEL APC ARCHITECTURAL PRECAST CONCRETE APROX APPROXIMATE ARCH ARCHITECTURAU ARCHITECT AUTO AUTOMATIC AWT ACOUSTICAL WALL TREATMENT BA BUILDING ACCESSORY BO BOARD BFE BOTTOM FOOTING ELEVATION BG BUMPER GUARD BIT BITUMINOUS BKT BRACKET BLDG BUILDING BLKG BLOCKING BLW BELOW BM BEAM BO BY OWNER BOF BY OWNER FUTURE BOT BOTTOM BR BEDROOM BRG BEARING BSMT BASEMENT BTWN BETWEEN BULL BULLETIN BUR BUil T-UP ROOFING C CHANNEL C □ISP CUP DISPENSER CAB CABINET CANTL CANTILEVER CAP CAPACITY CAT CATEGORY CG CORNER GUARD CH COAT HOOK CJT CONTROL JOINT Cl CONSTRUCTION ISSUED -CLG CEILING CLR CLEAR CM CONSTRUCTION MANAGER CO CASED OPENING COL COLUMN COMB COMBINATIONI-ED CONG CONCRETE CONF CONFERENCE CONN CONNECTI-EDI-ION CONST CONSTRUCTION CONT CONTINUE/DUS CONTR CONTRACT/OR CORR CORRIDOR CPT CARPET CT CERAMIC TILE CTR CENTER CTSK COUNTERSUNK CUH CABINET UNIT HEATER CW CURTAIN WALL CW COLDWATER CYL CYLINDER D DEPTH OR DEEP DEMO DEMOLITION DPR DEPRESSION DEPT DEPARTMENT DET DETAIL DF DRINKING FOUNTAIN DIA DIAMETER DIAG DIAGONAL 0/FF DIFFUSER DIM DIMENSION DISP DISPENSER DIST DISTRIBUTION DIV DIVISION DN DOWN D.O. DOOR OPENING DOU DOUBLE DP DEMOUNTABLE PARTITION DR DOOR DS DOWNSPOUT DW DUMBWAITER DWG DRAWING OWLS DOWELS EA EACH EC ELECTRIC CABINET EF EXHAUST FAN EIFS EXTERIOR INSULATION ANO FINISH SYSTEM EJT EXPANSION JOINT EL ELEVATION ELEC ELECTRICAL ELEV ELEVATOR EMERG EMERGENCY ENCL ENCLOSURE ENTR ENTRANCE ED ELECTRICAL OUTLET EQ EQUAL EQUIP EQUIPMENT ES END SECTION EWC ELECTRIC WATER COOLER EXC EXCAVATEI-EDI-ION GA GAUGE GAL GALLONS GALV GALVANIZED GB GRADE BEAM GC GENERAL CONTRACTOR GEN GENERATOR GEN GENERAL GL GLASS GWA GENERAL WORK AREA GR GRADE GYB GYPSUM BOARD GYPSHTG GYPSUM SHEATHING H HEIGHT/HIGH HB HOSE BIB HD HAND DRYER HDCP HANDICAP HOR HEADER HOW HARDWARE HM HOLLOW METAL HORIZ HORIZONTAL HPT HIGH POINT HR HANDRAIL HT HEIGHT HTR HEATER HVAC HEATING, VEN Tl LA TING, AIR CONDITIONING HW HOT WATER HWD HARDWOOD IC INTERCOM ID INSIDE DIAMETER IN INCH INSUL INSULATION INT INTERIOR ISO ISOLATION JAN JANITOR JB JUNCTION BOX JST JOIST JT JOINT KO KNOCKOUT LAV LAVATORY LB POUND LBS POUNDS (WIEGHT) LCD LINEAR CEILING DIFFUSER LF LINE FIGURED LIN LINEAR LKR LOCKER LMC LINEAR METAL CEILING LOC LOCATION OR LOCATE LPT LOW POINT LT LIGHT LTG LIGHTING LVR LOUVER LWC LINEAR WOOD CEILING M MIDDLE MAN MANUAL MATL MATERIAL MAX MAXIMUM MBD MARKER BOARD MC MEDICINE CABINET MECH MECHANICAL MEMS MEMBRANE MEZZ MEZZANINE MFR MANUFACTURER MIN MINIMUM MIR MIRROR MISC MISCELLANEOUS MO MASONRY OPENING MONO MONOLITHIC MTL METAL MPC METAL PAN CEILING MPU MUL Tl-PURPOSE UNIT MTD MOUNTED MTR MOTOR MULL MULLION NA NOT APPLICABLE NIC NOT IN CONTRACT NO NUMBER NOM NOMINAL NRG NOISE REDUCTION COEFFICIENT NT NOTE NTS NOTTO SCALE oc ON CENTER OD OUTSIDE DIAMETER OFF OFFICE OH OVERHEAD OP OPERABLE PARTITION OPER OPERATOR OPNG OPENING OPP OPPOSITE ORD OVERFLOW ROOF DRAIN PART PARTITION PB PUSH BUTTON PC PRECAST CONCRETE PL PROPERTY LINE PLT PLATE PLAM PLASTIC LAMINATE PLBG PLUMBING PLS PLASTER PLW PLYWOOD PNL PANEL PR PAIR PRELIM PRELIMINARY PRESS PRESSURE PRIM PRIMARY PROJ PROJECTION PT PAINT PVC POLYVINYL CHLORIDE QT QUARRY TILE ADDITIONAL INFORMATION R RISER RA RETURN AIR RAD RADIATION RB RESILIENT BASE RD ROOF DRAIN RE RELOCATE EXISTING REC RECESSED REF REFERENCE REFR REFRIGERATOR REG REGISTER REINF REINFORCE/-ED/- ING REM REMOVE REQD REQUIRED RET RETAINING REV REVERSE REV REVISE RF RESILIENT FLOOR RH ROOF HATCH RM ROOM RO ROUGH OPENING RS ROUGH SLAB s SINK/SUPPLY FAN SCHED SCHEDULE so SHOWER DRAIN SOM SMOKE DAMPER SOISP SOAP DISPENSER SECT SECTION SECY SECRETARY SF SQUARE FOOT SFG STORE FRONT GLASS SH SHOWER SHD SHOWER HEAD SHT SHEET SHTG SHEATHING SIM SIMILAR SL SEALER SLNT SEALANT SLV SLEEVE SM SURFACE MOUNTED SOG SLAB ON GRADE SP STANDPIPE SPEC SPECIFICATIONS SPR SINGLE PLY ROOF SQ SQUARE SQ YO SQUARE YARD ss SERVICE SINK SST STAINLESS STEEL ST STREET STI STONE TILE STC SOUND TRANSMISSION STD STANDARD STL STEEL STN STONE STNL STONE LEDGE STOR STORAGE STR STRUCTURAL STS STEEL STRUCTURE SUPV SUPERVISOR SUSP SUSPENDED SW STEEL WINDOWS SW SWITCH swo SOFTWOOD SYM SYMMETRICAL T TOP TAN TANGENT TBD TACKBOARD TCAB TOWEL CABINET TDISP TISSUE DISPENSER TOR TRENCH DRAIN TEL TELEPHONE TEMP TEMPERATURE TER TERRAZZO TG TONGUE& GROOVE THRES THRESHOLD TPH TOILET PAPER HOLDER TR TREAD TRANSF TRANSFORMER TS TUBE SECTION TV TELEVISION TYP TYPICAL u URINAL UC UNDERCUT UFO UNDER FLOOR DUCT UG UNDERGROUND UH UNIT HEATER UNF/N UNFINISHED UNO UNLESS NOTED OTHERWISE us UTILITY SHELF UTIL UTILITY vc VALVE CABINET VENT VENTILATION VERT VERTICAL VEST VESTIBULE VTR VENT THROUGH ROOF w WIDE FLANGE WI WITH WIO WITHOUT WC WATER CLOSET WC WALL COVERING WO WOOD wow WINDOW WG WALL GUARD WH WALL HYDRANT WHCH WHEELCHAIR WHTR WATER HEATER WPR WATERPROOF WR WASTE RECEPTACLE ws WEATHERSTRIP WSCT WAINSCOT WT WINDOW TREATMENT WT WEIGHT WW WOOD WINDOW WWF WELDED WIRE FABRIC ABBREVIATIONS G-002 ~ z w ;;§: f-a::: <( CL <( s w > ti'. 0 (/) w a::: >-Q") <(O $~ <( Q") ..J <( ..J (_) f----w-o <( <( (_) C!l 0 :'.3 -, a::: W<( >O . f---z w ;;§: CL 0 ..J w > w 0 a::: z .en . REVISION DATES i:i w ::, <I) s'l <I) u'i a:: <( (!) z iS J ::, (D "' 0 9 (!) .,, w © <I) <ii C ii: "' .E E .c Ji i':' "' C 0 ~ w ~I N N -,,, -5,' -i 5 t 0 w "' a:: 6 -,.._ -"' I 5c C. 0 "' w "' 0 5c C. .8 D 4575 SF ~~ B 3086 SF E 4329 SF TR j 23 s~ -SITE 1827 SF ' ,, SITE -64 SF C 4511 SF - A 3084 SF AREA O -25% SLOPE AREA 25% -40% SLOPE 50% USABLE AREA OVER 40% DEVELOPABLE AREA IN FT .754 ac .084 ac .042 ac .015 ac .773 acres 33.671 ft' LOT COVERAGE 1·· ~ 30·-o·· rr= -- 1 =i7 ----::;-7 I E3 E2 gj_ I ----~ E5 E5D SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS rr= =i7 I E1D I 592 SF 590SF 992 SF eEF 991 SF 86 SF I I I I I I -iJ Site -LEVEL 02 ~ AREA SCHEDULE (GROSS) m. 1504 SF Q1. 1520SF j\ ---- AREA I BUILDING I AREA TYPE I AREAi % of Devleopable Area Exterior Area NA NIA 0 SF 0.0% ROADA CIRCULATION 0 SF 0.0% ROADS CIRCULATION 0 SF 0.0% SITE OPEN SPACE 2491 SF 7.4% Exterior Area 2491 SF 7.4% Gross Building Area A BUILDING 3084 SF I 9.2% B BUILDING 3086 SFj92% C BUILDING 4511 SF l13.4% D BUILDING 4575 SF I 13.6% E BUILDING 4329 SF '12.9% TR BUILDING 223 SFj0.7% Gross Building Area 19809 SF 58.8% .Q 1522SF C1 1519SF A2 ~ ~SF. I D4 1515 SF I D3 1533 SF & ~ ssiiF 6$1' ~ = = ru. 48S R C4 1531 SF ~ 1516 SF A'l. ~ 62.1 $F t I --iJ I Q§_ 1515 SF • 00. 1533SF B3D B2D B1D A3D I 243 SF 239 SF 218 SF224 SF I ~ C6 1531 SF ~ 1509 SF A2D A1D 246 SF247 SF Site -LEVEL 03 IT] Site -LEVEL 04 @] Site -LEVEL 05 ffiJ A B C D E UNIT I UNIT I TYPE A1 A A2 A A3 A B1 A B2 A B3 A C1 B C2 B C3 B C4 B cs B cs B 01 B D2 B D3 B D4 B D5 B D6 B E1 C E2 D E3 D E4 E ES C E6 D E7 D ES E AREA 2207 SF 301 2 SF 1215 SF 6435 SF 1954 SF 2230 SF 2192 SF 6376 SF 1519 SF 1522 SF 1516 SF 1531 SF 1509 SF 1531 SF 91 28 SF 1520 SF 1504 SF 1533 SF 1515 SF 1533 SF 1515 SF 9120 SF 992 SF 590 SF 592 SF 1054 SF 991 SF 591 SF 592 SF 1054 SF 6457 SF GRAND TOTAL: 37515 SF 38 UNIT SCHEDULE (DETAIL) I BEDS I BATHS I OPEN I PARKING AFFORDABLE I ADA • 1 '1 SPACE REQ. (LOW) I ADAPT,O.BLE· I I I I I I I I I I I I I I I I I 3 3 3 9 3 3 3 9 3 3 3 3 3 3 18 3 3 3 3 3 3 18 2 1 1 2 2 1 1 2 12 66 3 60 SF 3 60 SF 3 60 SF 9 180 SF 3 60 SF 3 60 SF 3 60 SF 9 180 SF 3 60 SF 3 60 SF 3 60SF 3 60 SF 3 60 SF 3 60SF 18 360SF 3 60 SF 3 60 SF 3 60 SF 3 60 SF 3 60SF 3 60 SF 18 360SF 2 OSF 1 0 SF 1 OSF 2 0 SF 2 OSF 1 0 SF 1 0SF 2 OSF 12 0 SF 66 1080SF 2 2 2 6 2 2 2 6 2 2 2 2 2 2 12 2 2 2 2 2 2 12 2 1 1 1 2 1 1 1 10 46 I I ' I I I I I I I I I I I ' I I I I I No Yes No No No No No Yes No No No Yes No Yes No Yes No Yes No Yes No Yes No Yes No Yes No Yes No Yes No Yes No Yes No Yes Yes Yes Yes Yes Yes Yes No Yes No Yes Yes Yes No Yes No Yes A B C D E UNIT I UNIT I TYPE A1 I A A1D I A A2 I A A2D I A A3 I A A3D I A B1 A B10 A B2 A B2D A B3 ' A B3D A C1 B C2 B C3 B C4 B cs I B cs B D1 I B D2 I B D3 I B D4 I B D5 B D6 I B E1 C E1D I C E2 I D E3 D E4 I E ES ' C E5D C E6 D E7 D ES I E AREA 2207 SF 247 SF 3012 SF 246 SF 1215 SF 224 SF 7152 SF 1954 SF 218 SF 2230 SF 239 SF 2192 SF 243 SF 7077 SF 1519 SF 1522 SF 1516SF 1531 SF 1509 SF 1531 SF 9128 SF 1520 SF 1504 SF 1533 SF 1515SF 1533 SF 1515 SF 9120 SF 992 SF 88 SF 590 SF 592 SF 1054 SF 991 SF 86 SF 591 SF 592 SF 1054 SF 6630 SF GRAND TOTAL 39107 SF EGRESS LOAD CALCULATION I BEDS I BATHS I OCCUPANCY : OCCUPANT !OCCUPANCY TYPE LOAD FACTOR I LOAD 3 0 3 0 3 0 9 3 0 3 0 3 0 9 3 3 3 3 3 3 18 3 3 3 3 3 3 18 2 0 1 1 2 2 0 1 1 2 12 66 3 0 3 0 3 0 9 3 0 3 0 3 0 9 3 3 3 3 3 3 18 3 3 3 3 3 3 18 2 0 1 1 2 2 0 1 1 2 12 66 R3 NIA R3 NIA R3 NIA R3 NIA R3 NIA R3 NIA R3 R3 R3 R3 R3 R3 R3 R3 R3 R3 R3 R3 R3 NIA R3 R3 R3 R3 NIA R3 R3 R3 200 0 200 0 200 0 200 0 200 0 200 0 200 200 200 200 200 200 200 200 200 200 200 200 200 0 200 200 200 200 0 200 200 200 11 0 15 0 6 0 32 10 0 11 0 11 0 32 8 8 8 8 8 8 46 8 8 8 8 8 8 46 5 0 3 3 5 5 0 3 3 5 32 188 'NOTE: THE 'D" ON THE END OF UNIT NUMBER REPRESENTS A DECK THAT ISNT PART OF UNIT AREA CALCULATION, BUT IS PART OF EGRESS CA LCULATION Cf) f-z UJ ~ f->-a, c:: <(O f-<( s:~ z 0.. UJ <( <( a, ~ s: -' <( 0.. -' (.) 0 UJ f---' > Cf) 0 UJ f-<( <( > c:: (.) en UJ 0 o'.'.3 0 Cf) -, c:: c:: UJ UJ <( z c:: >U en 0 ~ r--- ~ a ~ Ow <( J "' a ::, ~ wifa ll'. ::JI I <( C/l () Ul, () -<I) z :, >-0 □ aJ u:i' ~ a en "' :, :, Oz 00 (!) -z f--0.: z a:: z () ::if!! CL 0 ~ a::, -ti 4 I 01,1312020 ~> L ------------------------------------c--P_R_O_J_E_C_T_A_D_D_R_E_S_S ____ _j_C_L_IE_N_T----------,i:-D-RA_W_I_N_G_S_E_T _____ ---:=---==--,----------------------------------;;:--.,-:r--:,-.,,..-------:.---------:;:-:-sn_ee_t-::T:-:itl_e _______ ----;;;-;s::;:n::ee:;-t;:;N-::um::;be::::-, -~@ REVISION DATE cc architecture 392 camino de estrella 949 325 3001 phone ~ 171 O ;~ 24" x 36" :::1:, 4 i::::i design san Clemente, 949 203 3339 fax w c ~ RESORT VIEW APARTMENTS VIEJO CASTILLA WAY consulting california92672 foxlin.comweb l:=-,;:=::=i.!:::::::l=::==::::::::I :~ PLANNING ::') CARLSBAD, CA 92009 BNR DEVELOPMENT PRE-DESIGN into@foxlin.com email 0 ~ 1/14/2020 i COMMI SSION 0 10:59:43 AM REV BUILDING AREAS G-003 REVISION DATES I I Cl) en ~ z <( w "-g Cl) ij (!) ::. <( "' 0 0 " ici 0 N 0 N "' --- RESORT VIEW APARTMENTS PROJECT ADDRESS VIEJO CASTILLA WAY CARLSBAD , CA 92009 ( . .. 0 ro "' 0 N • • _,._ -_t --~-~-------------;e~*=:!~:.---,::15.-t--:a I a a I ... ,. I 177.77' -----I ---s, ._ I I / I ' \ I I TVfEW LA COSTA GOLF COURSE 72 ?6 I )'7 7a • •m •JJJ; I •• .,., "' >-<[ :3 >----< r (/) <[ u A Mic h Cl..el L Benes R.C.E. 37 893 Nu"1b er MiniriuM Slope l 0.001/. 2 15.DD1/. ~ 25.00% C, 4 40,00% RESORT VIE\JSL□PE ANALYSIS N E s 0 30 ea sec.le: 1''"=30~ ES.Si~ . ,£L 8£,ii @: r:,'<-~ ~~ 37893 E,/14/18 Dnte Slopes Tnble Mo.xiriun Co lor Arec; (a.e r e) Slope l5.001/. ■ 0,708 25,00% 0,D46 40.00% r1 0.084 176620,001/. ■ 0,015 THE AREA OF THE SITE WITH A GRADE OVER 40% SLOPE IS LESS THAN 10,000 SF. PER 21 95 140 B.1(C)THE AMOUNT OF CUT/FILL PER ACRE IS 5,653.25 WHICH IS UNDER THE 7999 CUBIC YD/ACRE ACCEPTABLE LIMIT.THE HIGHEST POINT ON THE SITE IS ALONG A SIDE YARD BETWEEN THE ADJACENT PROPERTIES. WE'RE GRADING EVERYTHING DOWN TO MATCH STREET LEVEL. FHt SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS SITE SLOPE ANALYSIS 1" = 30'-0" 1 1.n <D ....:N M"-t Cf) I-z L1J ::?: I->-en Ct'. <(O <( s~ 0. <( <( en s _, <( -'U L1J I--> Cf) 0 I-<( <( Ct'. u [IJ 0 0~ Cf) ---, Ct'. L1J L1J <( Ct'. >U I-z L1J ::?: 0. 0 _, L1J > L1J 0 Ct'. z [IJ ti) w l-o z 0 ~ r--- ~ DOw <( r--' CO O ::ii (/) WI 0 -' ::, w ~I ~ :r: u ~~ z ::. >-0 0 CO u51 > > ~ ~ 5 ~ ::;; ::;; Oz () 0 (!) C:: z~ z fl: z 0:: <( u c:] .., CLIENT DRAWING SET architecture design consulting 4 I 0111312020 =---==--r----------------------------------,-----;.-------------"i,-:S:-hee-:-t T::it::-1.--------.,:;;Sh:::;e::et;-;N:;;-u;;;m:;::b;:;e,:-----# REVISION DATE 392 camino de estrella 949 325 3001 phone .. 1710 " 24" X 36" 4 BNR DEVELOPMENT PRE-DESIGN .0 ·" ,. san Clemente, 949 203 3339 fax 0 (/) ~ ~ _Q california 92672 foxlin.com web ~ PLANNING info@foxlin.com email 1/13/2020 8:40:09 ·;;: COMMISSION $ " ., AM 0:: REV 0 SLOPE ANALYSIS G-004 REVISION DATES SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS x~'----'-----'---------'------'--'-----'-~'-----'-'-'--'----'----------'------------f---'--------------------------------------------:;;:---------------'-----------------,~--1:-.,-:-W:-A-:-T:-E:-R::----------------,------------------------, .. ~1"WATER VIEJO CASTILLA WAY '-------IE)S"SEWERMAINPERDWG168-10. SITE NOTES ~ SERVICE & METER ~~~:v76;~L~t_RA "" s-1 NOT oN DRAWING. 30• FROM P.L. SEE SERVICE & METER 1:J NOTES: THRU E CJ PRELIMINARY GRADING PLAN FOR 1. ALL NOTES LABELED NOT IN PERMIT(NIP) ARE NOT 1. ALL ROOF MOUNTED 4 • ~ ------,,..L._------+------"URTHER INFORMTAIO:;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;::~;::;::~t;::~:;::;:;;=::=:=:-------PART OF THIS APPLICATION. z :s a. UJ f- in EQUIPMENT SHALL BE ===l========'l========·A-2144'===~=================1,;=================~=~======~ ;\! ===~7~:=======,=====::7 ====================r===;-b==~:;:;:;;:;:;:;:;;;:; 2. SOILS EXCAVATION. RECOMPACTION. AND ,, 1' GRADING TO FOLLOW PARAMETERS STATED IN INSTALLED IN r ;' :z GEOLOGICAL REPORT/UPDATE PREPARED BY ACCORDANCE WITH . ~--~ -fi I GEOSOILS, INC. DATED APRIL 16, 2010. -+·2 -~g~~L~i~:v~::::::A: ~ ---------------~-~~~--:"-_ ... -::-... ~ -r-L -,-':c7:;::;~=E:=t:=::=::.!=ri=:t ~o;gg·8~?"_W_ 1' A~1.L'k--P.L. ---□-+-,-c--l,L.X-::..,'-N 2":!9? 5 "E : !tt~~i~~~;T;~o;;;;,~;:~:~;;7~::ER 21 •576 s F p L ~~6~~~~6u~iT~!~H~N it.!:..: f ):;,c_:;::.,:~~";:."2¢~t~ ·:; ','~ ;2t2x-~-:I ''='S-~;C~tc·~f }-:~-: ~ ~~s. res-12) 0 11' -3". 5. ~~t~~~~~A~Jrr~6f ;6~pi:i!e~~1i~::fEE:i~L 3. FIRE PROTECTION PER LANDSCAPING. . • lf.n.J, .... "':.•]·]·7·:·,·C·.:".· .. • .. '.'JLci ~'/L ', 1;/;=:::.tc=t:':2" 1~1L~L L .~.\:}•.··=.-.==.L•C··=.·8'.-.-.fC* .. ',·. ::C= .. ::t=·L· .. ', }=-.:"tCj= O SHALL BE REMOVED PRIOR TO COMMENCEMENT SPRINKLER LEVEL NFPA 13 NOT TO EXCEED 42" IN . c<Jt' , ; , " , ; . __ .I)_u __ c..u=u __ ._ ).--"---··· ·' '·' cijth-:i : , ,·7,Y c,=->'=1--c.7.. OF FRAMING. SLOPES DISTURBED BY 4. !~~;~ii::~; :~L HEIGHT ... ,.L . .t.LJJ.. ' .~, l:•ir;~-~~~~ ··-,;77,'¥,77"'7r.,c,',',a,',7777'r.,c,',',a,',77777Jk:m'77n'rL'rr>--r. ~m-'7-~:==, ' 6. ~~i~~~:~J:ifi{i~~~]11~!ffi:~~~A RECESSED A MINIMUM OF 5' -O" ,--++--+--++--SIDE 7. ALL ROOF AND PAD DRAINAGE SHALL BE 3" FROM EXTERIOR IDE SETBACK . YARD CONDUCTED TO THE STREET IN AN ACCEPTABLE SURFACE. ENTRY MANNER. IF WATER SHALL BE DISPERSED ON TO DESCENDING SLOPES, ACQUIRE SPECIFIC 2 A-214 , ' ' ____ B_u_1_LD-1N_G_T_o __ No--R-TH------~I BUILDING TO WEST ,k l i !!' 'I' f ' I ~ . 11 I I >RESOR"f VIEW.APARTMENTS 8 UNITS ONE LEVEL APARTMENT DWELLINGS. (4) ONE BEDROOMS, (4) TWO BEDROOM. TWO LEVELS OF TYPE-V CONSTRUCTION OVER TYPE-I CONCRETE PODIUM. ----0 3 A-214 VIEJO CASTILLA WAY CARLSBAD, CA 92009 BUILDING C (6) THREE BEDROOM WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. LOBBY SPACE ON ENTRY LEVEL. THREE LEVELS OF TYPE-V CONSTRUCTION OVER TYPE-I CONCRETE PODIUM -----0 I I f' 1 · 1 -, . -.1 1·-/ l I_ -1.1 ,!· I .-I 1-i-) .I 1 r1·1-1; ·1·· · -t I I. I~ I -I. !-.-, . -_. f ,' r 1 _.1 .1 ·1 _; . '. ·l-. I' .I I 1 · I '. -. · -f · • ~~------·· .. L;--~~:..___j ~_;;;-:;\ BITUMOUS ~ ROOFING WHITE BUILDING D (6) THREE BEDROOM UNITS WITH THREE LEVELS OF LIVING OVER ONE LEVEL OF PARKING. COMMUNITY GYM SPACE ON GROUND FLOOR. THREE LEVELS OF TYPE-V CONSTRUCTION OVER TYPE-I CONCRETE PODIUM BNR DEVELOPMENT • L 1' S-12) 2 A-201 PRE-DESIGN SAFTEY GA TE --... I I I I N O' 00' 00" E 209.80' architecture design consulting BUILDING A (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT . -----0 -----0 BUILDING B (3) THREE BEDROOM TOWNHOUSES. EACH HAS PARKING AND BEDROOM WITH TWO LEVELS OF LIVING ABOVE. SEPARATE ROOFTOP DECK FOR EACH UNIT. TYPE-V CONSTRUCTION. [..,-SAFTEY GATE I~ 392 camino de estrella 949 325 3001 phone san clemente, 949 203 3339 fax california 92672 foxlin.com web info@foxlin.com email 5' -O" I SETBACK APPROVAL FROM THE GRADING SECTION AND THE I 'I S-2 LACOSTA GOLF COURSE ~-ADA ACCESS PATH +---1 I r BROW DITCH ON TOP OF LANDSCAPING RETAINING WALL I L ·1 METAL FENCING. MAX 6' TALL. EXISTING SITE PLAN 1":;:;; 10'-0" CONSULTING GEOLOGIST AND/OR SOIL ENGINEER. 8. ALL DECK DRAINAGE SHALL BE COLLECTED AND CONDUCTED TO AN APPROVED LOCATION IN A NON-EROSIVE DEVICE. 9. CONTRACTOR TO REVIEW BOTH PROPOSED SITE DRAINAGE CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES OR CONDITIONS THAT DO NOT ALLOW FOR POSITIVE DRAINAGE AWAY FROM BUILDING AND OTHER STRUCTURES. DO NOT COMMENCE SITE DRAINAGE WORK UNTIL ALL DISCREPANCIES AND CONDITIONS HAVE BEEN REVIEWED BY ARCHITECT. 10. ALL PIPING SHALL BE 4-INCH DIAMETER, U.O.N. NOTIFY ARCHITECT OF DISCREPANCIES OR UNDERSIZED PIPING SYSTEMS. 11. ALL SOLID DRAINAGE PIPING SHALL HAVE A MINIMUM SLOPE OF 2% UNLESS OTHERWISE NOTED. 12. 5% DRAINAGE AROUND/AWAY FROM BUILDING FOR A MINIMUM DISTANCE OF 10'. ALTERNATIVELY, SWALES WITH SLOPE OF 2% SHALL BE LOCATED WITHIN 10' OF BUILDING FOUNDATION. 13. ALL EXISTING TREES TO REMAIN, UNLESS OTHERWISE NOTED. PROTECT EXISTING TREES DURING ALL CONSTRUCTION OPERATIONS, AS NEEDED. 14. ARCHITECT TO VERIFY ALL DRAIN LOCATIONS PRIOR TO THEIR INSTALLATION. 15. A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THE INFORMATION FROM E 16. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE 17. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENT PROTECTIVE DEVICE SPACE(S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE. SITE LEGEND HB v ~ Of" O" ' ~ ~ TYPE -...._ HEIGHT PROPERTY LINE SETBACK BUILDING FOOTPRINT EXISTING TREE HOSE BIB LOCATION OF UTILITY STUB-OUTS AND CLEAN- OUTS PROPOSED UTILITIES METAL FENCE ~HEIGHT WOOD FENCE THEIGHT LANDSCAPING WALL WALL TAG ' j • 'I ·, ~ -., " > ' • ' j ' ., 0 ''"' ; :Sl'I:IE ~NDS0AP)'NG Rll'il'ISH liEGftNID'. . , '· . ! ¼ h ' ', , ~ " ~ • ' ~ , -, • e PRODUCTION CONCRETE @ DECORATIVE MASONRY PAVING 1' <t2J> ARCHITECTURAL TURF NATURAL GREY CONCRETE PAVING GARAGE DRIVEWAY AND APRON. DECORATIVE PAVERS SITE PLAN A~101 (/) 1-z lJJ 2 Ii: <{ [J_ <{ 5 lJJ > Ii: 0 (/) lJJ 0::: 1-z lJJ 2 [J_ 0 __J lJJ > lJJ 0 0::: z CJ REVISION DATES b w ::J (J) (J) z (;) iii w 0 (;) z ;;z O'. 1£ :;; 4'. "' " ci " ,;; 0 N 0 ~ --- ----I 1-10 ,""'I L: [ ! ' u RESORTVlEW APARTMENTS n-:::i L.LJ-~- ' I I VIEJO CASTILLAWAY CARLSBAD, _CA 92009 ,-- ' -------I ~ I i LJ I i ! . ~- I , ~ -__ __1_ ___ I DRIVEWAY SECTION-NORTH 42' -T' -----'-'-- 1116" = 1'-0" ; 3 I DRIVEWAY SECTION -SOUTH 1116" = 1'-0" • 4 BNR DEVELOPMENT PREcDESIGN GARAGE COVERED -ADA COVERED PARKING TOTAL ■ architecture design consulting 36 ' i 1 ' ' 12 49 MECHANICAL ROOM 132 SF I i L ' 1 13 25 I + -\_--_·_'' 37 • m 2 3 49 4 5 SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS ~ ADJACENT PROPERTY BUILDING% £Ja ~__.,.~·--,-----.· • • ------- I 7 ,I --~===1 RAS I 6 7 1:: 8 9 ADA-VA i 10 11 12 ' ' ::,:_-:./:-'-8' -□"· !· 8' -6" , _·J·-m . ·= -4_ ----=J_ L __________ .J 14 15 AMENITIES l 26 27 38 39 - 16 17 18 I 28 29 30 ' L _____________ .• .J 40 41 ---- 19 20 TYPICAL ' N ---;-< -0~ 21 22 ,-fi 23 q> 24 r I d I ENTRYtoBBY '7stREET- l --.: EilJ'TRY ~ -----~--;,---.--"'1""'-\--11--1'-..,.. .. ::i ... ·-... \ '.,'' -' -- COURTYARD -----. 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" '. -·------- ~ " ~ )0 ; l ' -KITCHEN >·_., KITCHEN 112 SF t-152 SF '.>WDER' ~ ( .,, .. C7 ,:8~ I .-.. ·· :=.:·,.·:·:· ., I --. -. . -_, ~ .. -. . . . ·-· >: . ---:-:, /,:'. ·:·_,:.; . ·,. ··:,. 0-- ,---.,, ,-----.- r----J ,... ___ .,JI. L---{ L---{ -----11 -.. ----ti-. / 'i , ✓-/ -. LIVING LIVING 597 SF 687 SF . _,,F ( --( DECK r ~ DECK 35SF 39 SF -1 11· -.-I II· • I -- : : : : L _________________________ J L _________________________ J GARAGE 430 SF -----,, ;..... ____ u -" ----11~ CLOSET LAUNDRY I / ' " f=;2~ C:}\ 33r L/: l\r----11 ' . r::: = 11 I = 11 ~TT BED 03 152 SF 1-111-11,_ =111=111=1,: \ CIRCULAT · "-.._ 85 SF ;---11 GARAGE 463 SF CLOSET 30(\ LAUNDRY ) 32r e--- BED 03 156 SF \ CIRCULATIO "-.._ 106 SF f-+-,II UF~ L,JBATH ~ 64 S 71 11·1 ~ J KITCHEN 131 SF I = LIVING 695 SF DECK 42SF I -· ....____ .... JQwDEI\ ;= 7; 42r, ~ '-,,./ ,;;, ,----,, r----- ~---~ r;----tl r r -, • ::c,·. 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' ' ' ' • I ' I I KITCHEN 106 SF DINING I 92 SF LIVING 377 SF :□ ( " " \__ LIVING 374 SF I DINING 85 SF KITCHEN 108 SF IJ II ~ ) ~~t BED02 I I -150 SF I BED03 I (fl 113 SF CIRCULATION I 102 SF ~SET llTH~ w: CLOSET 25 SF 25f\ I -36 SF l) 58 SF . I - If C!J;;; C!J T . ~ MASTER BEDROOM □ MASTER~r 184 SF i 101 SF I 00 8 ~ I ·I l ' 11 ' I I I ! 'rt I , 1 ·r . r 1 1-I • .. D 11 I ' 11 ! I' 1\, -. I •' L ~ .L I. . I , r ~--. 1c=:i 00 8~ I ·I □ MASTER BATH 80 SF MASTER BEDROOM I 180 SF If •N [CiJ_CiJ] \ CJ = -. - ~H -~ /I F 0( j 11 7 _) \__r ~ BED02 123 SF BED 03 I !:..:_ 3A I 125SF I ~~tA - J BUILDING C LEVEL 02 (BU ILDING D IS MIRRORED) I 1/8' = 1'-0" 11 I 0'---------------------------------------------------------------------:,-------------'6 > ro I w ;;! i..i RESORT VIEW APARTMENTS PROJECT ADDRESS VIEJO CASTILLA WAY CARLSBAD, CA 92009 CLIENT DRAWING SET BNR DEVELOPMENT PRE-DESIGN \ ' I ! ' . . i " . . · -, i I · · _,,¥'11 ' . ;, '·I . 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"' C 0 ~ " 00 i5 I "' N N "' -~ r © 5 t 0 00 © 0:: 6 -,___ ~ ·;; © 0:: > 0:: -C. ~ 00 © 0 > 0:: 0. ~ 00 © 0 ~ "' ~ © 00 ~ u E1+36'-1 1" E1+ 34' -5" E1+ 31 '-11" •++--(A2 ,,---::.--- E1 FF 69' -9 3/4" BUILDING E -WEST A1+ 38' -8" A1 FF 75' -71/2" BUILDING A -EAST RESORT VIEW APARTMENTS DO+ 50' -8" DO+ 47'-11" / ttttM¥1%Ai T '-V A1 []J --------------- DOFF 69' -10" BUILDING D -WEST CO+ 50' -11" C1+42'-7" A1+ 34' -5" C1+ 34' -4" A1+ 31' -7" -- / ·.;r ~·--~ -' -I S1 C1 FF \-,-l----------............. 75' -11 3/4' BUILDING C -EAST PROJECT ADDRESS CLIENT DRAWING SET VIEJO CASTILLA WAY BNR DEVELOPMENT PRE-DESIGN CARLSBAD, CA 92009 D1+41'-9" '-V B1+ 33 ' -1 " -------- D1 FF 76' -O" A2 CO+ 48' -2" CO+ 39' -5" ,,---\ A1 ---- S1 ► A2 --- BUILDING B -WEST 77;1 BUILDING D BUILOING B v SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS BUILDING C BUILDING A / EXTERIOR FINISH LEGEND @ STUCCO -SMOOTH FINISH, WHITE 0 STUCCO -SMOOTH FINISH , GRAY e STUCCO -SMOOTH FINISH , ACCENT COLOR 8 ALUMINUM -PAINTED @ DOOR FINISH -TBD 0 GLASS / GLASS RAILING B2+ 29' -3" B2+ 28' -4" @ METAL 01 -ANODIZED / PAINTED 0 STONE, WHITE RECTANGULAR B WOOD FINISH 01 EXISTING GRADE B2 86' -O" B1 FF 77'-0 1/4" s EXTERIOR FINISH 01 SITE ELEVATION WEST (REAR) 1/8" = 1'-0" 2 BUILDING □ BUILDINGC ◄ // BUILDING 8 BUILDING A E1+36'-1 1" A1 ~-EXISTING GRADE BUILDING E -EAST SITE ELEVATION EAST (VIEJO CASTILLA FRONTAGE) 1/8" = 1'-0" 1 (/) I-z w ~ I->-(J) a:: <r:o I-<( 5~ z 0.. w <( <r: (J) ~ 5 ...J <r: 0.. ...J (.) 0 w I-. ...J > (/) 0 w I-<r: <r: > a:: (.) 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(Il 0 N 0 N II) w l-o z ...I ~ w z w (!) 0 ~ I'- ~ MW -f--<( ocQ j _ _l 01/13/2020 ~-------------------------------.---------.:--;;r--------'--------l.---'--:::---:-:::-:------------;.,;sh:;;;e;;;et"j;N;;;u;;;m;;;be;;:-,--# REVISION DATE .. -~ 24" X 36" 4 Sheet Title architecture 392 camino de estrella 949 325 3001 phone 1710 .c .. design san clemente, 949 203 3339 fax 0 (/) C SITE ~ .Q consulting california 92672 foxlin.com web ·" PLANNING info@foxlin.com email 1/13/2020 8:42:52 > COMMISSION ELEVATIONS 2 © "' AM 0:: 0 REV A-201 REVISION DATES SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS x·~----------------------------------------------'--------------------------------------------'---------------------~.iir----7 ----;;E:;;X::;:T~ER~lico;RUF;-jlNNISIS:;:HllL~E~G;EEiNii:D;------7 i::i ~ [::::::: ~~,;,~~~::::::] Cl) z 0 ~ LLl _, LLl LLl f-in N 0 N .d: 0 82 U 86'-0" A4 E1+ 34' -5" G A4 ,--------------, ' ' ' ' , BU ILDING C ' ,---------------------------------------------------------------....J BEYOND '-------------7 ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' [J / / / / ' ' ' ' A2 / , ' ' / / / / ' ' ' ' E1+31 '-11 " ' ' rn ' ' / / / / ' -' ' ' / / / / --~- EXISTING GRADE ,---------------------7 ' ' : BUILDING D : r---------------------------------------------------------------....J BEYOND L----7 ' ' BG2++_2_9_'_-_3'_' __ _,.L' -----, ~------: 81+ 33' -2" 82+ 24' -2" E1+36'-11" 81+ 38' -3" 81+ 33' -2" A1+ 33' -10" r--------------1 ' ' ' ' ,---------------------, ' ' BUILDING D BUILDING C ' ' , BUILDING D , ~----....J BEYOND ~---------------------------------------------------------------7 ' ' ' BUILDING B BUILDING A rn A1 - A1 -=---------E1 FF ___ \ ____ _ ~ L@ r --------------7 ' ' A1 : BUILD!NG C : r------------J BEYOND L.,. _________________ _ G A1 -- A1 ---------------------------------------7 A2 ' ' ' ' 69' -9 314" SITE ELEVATION NORTH 118"; 1'-0" 2 BUILDING D BUILDING C / BUILDING B BUILDING A A1+38'-8" A1+ 33' -10" IICl'----. .......... --:=i------J BUILDING E l ___ _ BEYOND ~=;;n-,-,'.'."'l--,-""l'~,,-,"11 D1 - ---- • _,.----RAILING & LANDSCAPING WALL --EXISTING GRADE --- A1 FF 75C-:7 112" 0 STUCCO -SMOOTH FINISH, WHITE 0 STUCCO -SMOOTH FINISH, GRAY @ STUCCO -SMOOTH FINISH, ACCENT COLOR 8 ALUMINUM -PAINTED @ DOOR FINISH -TBD 0 GLASS I GLASS RAILING e METAL 01 -ANODIZED I PAINTED 0 STONE, WHITE RECTANGULAR e WOOD FINISH 01 s EXTERIOR FINISH 01 1.0 c.ci (/) I-z LU ~ I->-m a:: <(o I-<( s ~ z [)._ LU <( <(°' ~ s ...I <( [)._ ...I <.) 0 LU I--...I > (/) 0 LU I-<( <( > a:: <)CJ LU 0 0 :3 0 U) -, a:: a:: LU I:!:!<( z a:: >U CJ 0 N 0 N 1/) w l-o z ...I ~ w z w C) 0 ~ ,.__ g~ o .Q SITE ELEVATION SOUTH (GOLF COURSE FRONTAGE) 118"; 1'-0" 1 ~101/13/2020 ~-------------------------------,-_:_----.,,---------;;---.L_ ___ _.t_~-/r-;::-~;:::;:------------::;-ss;ih:;;;e:;;;et°i;N~um;;;;;;be:;:-,-~ # REVI SION DATE RESORT VIEW APARTMENTS PROJECT ADDRESS VI EJO CASTILLA WAY CARLSBAD, CA 92009 CLIENT BNR DEVELOPM ENT DRAWING SET PRE-DESIGN architecture design consulting .. 392 camino de estre lla 949 325 3001 phone "' san clemente, 949 203 3339 fax 0 ~ california 92672 foxlin.com web info@foxlin.com email * 0 I I " 4 Sheet Title 1710 .!:! 24" X 36" "' (/) C SITE .Q w PLANNING 1/13/2020 8:43:31 > COMMISSION ELEVATIONS " AM O'. REV A-202 REVI SION DATES SOP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS ;-.-~--------------------------------------------'-------------,---------------------------------'----------------------------,----=E:::-X=T=ER::-:10-R:--F:::-I-N:::-IS=-:H-LE:::-G-=-=EN:-::::-D--------, w ::, en en <l'. " z iS _, 5 "' en z 0 ;:: ~ _, w A1+ 38' -8" A2 >-----+--, A1 A1+ 34' -5" G \--~--------~ I --------- RESORT VIEW APARTMENTS ;; BUILDING □a 1 BUILDING 8 A1 BUILDING C BUILDING A ◄ CLLLLL..LLLL A1+31 '-7" S1 A1+ 38 ' -8" ------ PROJECT ADDRESS VI EJO CASTILLA WAY CARLSBAD, CA 92009 A4 ~ 106' -0" A3 0 96'-0" \J A2 85' -0" A1FF ~ 75'-7 1/2" EXISTING GRADE BUILDING A EAST 1/8"" 1'-0" 4 BUILDING B A4 ~ 706' -O" A3 6) 96'-0" \J A2 85' -O" EXISTING GRADE A1FF ~ --75'-71/2" 777n;; BUILDING C BUILDING A BUILDING A WEST 1/8" a 1'-0" CLIENT BNR DEVELOPMENT 3 DRAWING SET PRE-DESIGN A1 r-r.t--------------- 7 BUILDING □, BUILDING B A1+33'-10" ~ 106'-0"'--' &~ 96' -0"\J A1~ 75'-71/2" U EXISTING GRADE BUILDING C BUILDING A BUILDING A NORTH 1/8"" 1'-0" 2 A1+38'-8" "77777; BUILDING D BUILDINGS ~ A4 0 106' -0" \J A3 96' -O" A2 0 85'-0" ~ A1 FF 75' -7 1/2" BUILDING C BUILDING A 0 STUCCO -SMOOTH FINISH, WHITE @ STUCCO -SMOOTH FINISH, GRAY @ STUCCO -SMOOTH FINISH, ACC ENT COLOR 8 ALUMINUM -PAINTED @ DOOR FINISH -TBD 0 GLASS/ GLASS RAILING e METAL 01 -ANODIZED/ PAINTED 0 STON E, WHITE RECTANGULAR e WOOD FINISH 01 § EXTERIOR FINISH 01 ELEVATION NOTES 1. ALL ROO F MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 l[) <D Cl) I-z w ~ I->-a, 0:: <( 0 I-<( s ~ z !l. w <( <( a, ~ s ..J <( O,_ _J u 0 w I--_J > (/) 0 w I-<( <( > 0:: Ulll w 0 0 ~ 0 Cl) --, 0:: 0:: w w <C z 0:: >U Ill 0 N 0 N Ill w l-o z ..J ~ w z w Cl 0 ~ ,,,,_ "5w ;; ~ oO > w "' z 0 en en 2 2 O z UO CJ r:: z -D,_ z -z "' :5~ O,_ J;l .,, JI; 4 I 0111312020 --------------------------------------,,--,-----;i:----------'-----_,J_--j;--::S:-:hee-t::Ti:-:tle----------:r;:s:;:h::-ee;:;t-;:N;::u::m:;::be::::,:-:----;; # REVI SION DATE architecture design consulting BUILDING A SOUTH 1/8""' 1'-0" 392 camino de estrella 949 325 3001 phone .. 1710 Q) 24" X 36" 4 1 ,0 N san clemente, 949 203 3339 fax 0 en ~ california 92672 foxlin.com web info@foxlin.com email 1/13/2020 8:44:08 * AM 0 .. " .Q ·"' PLANNING > COMMISSION Q) "' REV ELEVATIONS - BUILDING A A-211 REVISION DATES -- SOP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS m-~-------------------------------------------'------------,-----------------------------------'--------------------------l~E~XT;E~R;;l-;::O;;;R:-;F;IN~l~S-;:;H~L-;;E;G;;;E:;::N;;::D;------:----7 -"' -?; 0 ci UJ ::, (/) e2 CD <:) z iS --' ::, CD (/) z 0 ~ UJ --' UJ i'. '5 UJ 1i3 [/) <ii C U: <ii "' E .0 ~ (/) 1c ro C 0 ~ Q "' 0 I <O N N '" -' '" -r ID 5 t 0 "' ID a:: 6 -,-.. -i ID a:: > a:: "-~ "' ID 0 > a:: "-~ "' ID 0 '6 -,; "' :s, "' ~ ID "' ::, <. 0 81+33'-8" 82+ 24' -9" "' □ en N ---- RESORT VIEW APARTMENTS r BUILDING D f BUILDING C ~ BUILDINGS ◄~ BUILDING A 82+ 24' -9" 81+ 33' -8""' B1+30'-10" 84 ~ 106' -8" □ A3 83 ~ "" 96' -8" "' N -• ,_ ----- -81 FF ~ --77'-01/4" EXISTING GRADE B EAST 118" = 1'-0" 4 ~ BUILDING D i BUILDING C ► BUILDING B e'LLLLLLLLLJ BUILDING A A1 84 1 06' -8" A2 b S-N 83 A2 96' -8" 82 86' -O" ~---------EXISTING GRADE PROJECT ADDRESS VIEJO CASTILLA WAY CARLSBAD, CA 92009 81 FF~ --77' -0 1/4" B WEST 1/8" = 1'-0" I 3 CLIENT BNR DEVELOPMENT 81+ 33' -8" 82+ 29' -3" ;,,- S-N DRAWING SET PRE-DESIGN ' ' -------' --> ---, ' ,' / / / / / / / / / / / / / / l-•1,-1 ! -• ,_ G A1 A2 82+ 24' -2" I ! / / "' / / -' -/ ' / -/ ' / -/ -/ / ~- / / BUILDING D BUILDING C ~ BUILDING B BUILDING A B2+ 29' -3" A1 84 ~ 106'-8" 83 ~ 96' -8" 82 ~ -86' -O" 81 FF~ 77'-01/4" EXISTING GRADE B NORTH 1/8" = 1'-0" 2 BUILDING C BUILDINGS BUILDING A 84 ~ 106' -8" 83 ~ 96' -8" 82 ~ 86' -O" 81 FF 77' -0 1/4" EXISTIN G GRADE 0 STUCCO -SMOOTH FINISH, WHITE @ STUCCO -SMOOTH FINISH , GRAY @ STUCCO -SMOOTH FINISH , ACCENT COLOR 8 ALUMINUM -PAINTED e DOOR FINISH -TBD 0 GLASS / GLASS RAILING e METAL 01 -ANODIZED/ PAINTED 0 STONE, WHITE RECTANGULAR e WOOD FINISH 01 s EXTERIOR FINISH 01 ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 Cl) I-z UJ ::;;; I-0:: <( o._ <( s UJ > r-0:: 0 Cl) UJ 0:: >-Ci) <(O I-s~ z UJ <( Ci) ::;;; _J <( o._ _Ju 0 r--_J (/) 0 UJ <( <( > U Ill UJ 0~ 0 --, 0:: 0:: W<( z >U Ill 0 N 0 N 1/) w l-o z 0 ~ r--- ~ ?; UJ ->-;:cc <( O J;\ B SOUTH ~--o" 1 I I "0 = ' i__ 0111312020 .....------------------------------------;:----,;--;;-----..---4---'-----'--...i~-::S::-hee--:-t =Ti:'."tle--------.,~S:;::he::::e:;-t;::;N:'.:um:;:;b;:::e:;-,---# REVISION DATE architecture 392 camino de estrella 949 325 3001 phone ~ 1710 ~ 2411 x 36" :i::i: design san Clemente, 949 203 3339 fax --;, 5 ELEVATIONS consulting california 92672 foxlin.com web ·;;; PLANNING • info@foxlin.com email fg 1/13/2020 8:44:44 ~ COMMISSION BUILDING 8 o AM REV A-212 REVISION DATES ' SDP 2018-0022/HDP 2018-0006 (DEV2017 -0225) RESORT VIEW APARTMENTS x-~-------------------------------------------'----------------T--------------------------'---------------------------,~E~XT:;:;E~R:;-;l;:O~R--;:F:;;IN:;;l-;::S;:;H-;-L-;::E;:G-;::E-;:;N;:::D-----7 b UJ ::, (/) ~ 0 oil 0 (!J z 0 _, 5 "' (/) z 0 i _, UJ 2' -~ -0 UJ 1il (/) <i C U: ~ -E -" ~ (/) C' ro C 0 :g ~ u 00 i5 '°' N N -"' -a, -;i, .91 > t 0 00 " a:: 6 -,-._ -~ " a:: > a:: -& ~ 00 " 0 > [ ~ 00 " 0 " 5 ro ~ " 00 ;! ij CD C5 116.00 C4 106' -O" -1,-,~:•o• J " -I . ~ C3 96' -O" C2 86' -0" C1 FF 75' -1 3/4" C1+ 45' -5" -------- RESORT VIEW APARTMENTS ~------,-_,,,, ------ --- --- PROJECT ADDRESS VI EJO CASTILLA WAY CARLSBAD , CA 92009 BUILDING C ◄ BUILDING B BUILDING A C1+ 45' -5" T CO+ 48' -2" ~+-----EXISTING GRADE A1 A3 A1 A2 - BUILDING C EAST 1/8" a 1'-0" 3 C5 116.00 C4 106'-0" C3 96' -0" BUILOING D ► BUILDING B CD ~ C2 0 86'-0" \J EXISTI NG GRADE C1 FF 75' -1 3/4" GOFF~ 69,: 7 1/4" BUILOINGC BUILDING A BU ILD ING C WEST 1/8"; 1'-0" 4 CLIENT DRAWING SET BNR DE VELOPME NT PRE-DESIGN A3 A1 C1+ 45' -5" A2 A1 -· •- V BUILDING D BUILDING C / / BUILDING B BUILDING A C1+ 45' -5" CO+ 39' -11 " EXISTING GRADE BU ILDING C NORTH 118"; r-o· 2 r ~ BUILDING 0 BUILDING B cs 116.00 CD C4 106' -O" C3 ~ 96' -0" C2 86' -O" C1 FF 75' --1 3/4" EXISTING GRADE BUILDING C • ~ BUILDING A 0 STUCCO -SMOOTH FINISH, WHITE 0 STUCCO -SMOOTH FINISH, GRAY @ STUCCO -SMOOTH FI NISH, ACCENT COLOR 8 ALUMINUM -PAINTED @ DOOR FINISH -TBD 0 GLASS/ GLASS RAILING 8 METAL 01 -ANODIZED / PAINTED 0 STONE, WHITE RECTANGULAR e WOOD FINISH 01 @> EXTERIOR FINISH 01 ELEVATION NOTES 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDIN G DEPARTMENT POLICY 80-6 1.1') co (/) I-z w 2 I->-0) 0::: <( 0 I-<( s ~ z Q_ w <( <( 0) ;;; s -' <( Q_ -' u 0 w I---' > (/) 0 w I-<( <( > 0::: u aJ w 0 0~ 0 (/) --, 0::: 0::: w W<( z 0::: >U aJ 0 N 0 N Cl) w l5 z ~ w z w Cl 0 ~ I"- ~ i,'; UJ _,_ ;:c <( oO architecture des ign consulting BU ILDIN G C SOUTH 1/8"; 1'-0" 392 camino de estrella 949 325 300 1 phone ,. 1710 " 24" X 36" 4 1 4 I 0111312020 ...-------------------------------------,----7 ,7 r-------'-------'----;tr;S::;:h:::e:::et-:;T:;:itl;::e--------,c":ssih:;;;e:;;ettiN~u;;;m;;;b;;;e;:-r ---# REVISION DATE -" N san clemente, 949 203 3339 fax 0 cij 7 california 92672 foxlin.com web info@foxlin.com email 1/13/2020 8:45:29 * AM 0 ,. C 0 :~ PLANNING > COMMISSION " a:: REV ELEVATIONS BUILDING C & D A-213 REVISION DATES ' i:i LU :::J (/) (/) LU 0 z i5 _, :::J "' (/) z 0 ~ _, LU :a <( "-D ei ,, "' D N D N "' -- 2: "C LU w (/) ro C u:: ~ E .0 ~ (/) ~ rn C 0 ~ " '" i5 I "' N N -0, -' °' -7"" " "' 5 i= 0 '" "' 1l'. ' 0 -"" -"' ·s; "' 1l'. > 1l'. a. § '" "' 0 > 1l'. a. § '" "' 0 -"C ·s; rn ii ~ '" :::J C: 0 A1 >--+-------J• A3 >-- A1 S1 ------ E1+36'-11" _,,,,..- ----_-:..-:.-:.-i _ _.,....... RESORT VIEW APARTMENTS ~ BUILDING D BUILDING C ~ BUILDING 8 BUil.DiNG A E1+36'-11" E1+ 34' -5" •-+------< A1 _, E4 100' -0" A4 A4 E3 ~ 91' -0" "· A2 E2 ~ 81 ' -0" M1 A2 E1 FF 69' -9 314" ~ EXISTING GRADE - BUILDING E EAST 118" = 1'-0" 4 BUILDING D / BUILDING B E1+31 '-11" E4 00' -0" E3 0 91'-0" \..JP - EXISTING GRADE E1 FF~ 69'-'.9 314" BUILDING E WEST BUILDING C BUILDING A 1/8" = 1'-0" 1/ EXISTING GRADE ~--J 3 PROJECT ADDRESS VIEJO CASTILLA WAY CARLSBAD, CA 92009 J A2 EJ I / ' / ' , / ' ' ' / • ' ' / ' / , , , ' , / ' , , -' , , ' ' , ' ' , ' ' , ' ' / CLIENT DRAWING SET BNR DEVELOPMENT PRE-DESIGN rn [I] [I] ' / ' , ' / ' / ' , ' / ' / ' / " A / ' , ' / ' / ' / ' , ' / ' / ' / ' G E1+36'-11" A3 rn - ------------\ ~ ~ A2 A1 E1+ 36' -11" / ' , ' / ' / ' ' / ' / -/ ' , / ' , -, ' , ' ' / ' , ' / ' , I I ------------ E1+31'-11" / ' / ' / ' / ' ' , ' , ' / ' / / ' ' rn , / ' ' / ' , ' , ' , ' / SDP 2018-0022/HDP 2018-0006 (DEV2017-0225) RESORT VIEW APARTMENTS A4 BUILDING O BUILDING C EJB A4 E4 ~ 100' -0" E3 ~ -91' -0" E2 0 81'-0" ~ BUILDING E NORTH 118" = 1'-0" 2 BUILDING D BUILDING B A3 E1+ 34' -5" BUILDING E SOUTH BUILDING C BUILDING A E4 ~ 100'-0" E3 ~ 91' -O" E2 ~ 81' -O" E1 FF~ 69' -9 314" 118"=1'-0" 1 (/) I-z w :le I->-(J) 0:: <(O <( s~ ll. <( <( (J) s ...J <( :::! u w I--> (/) 0 I-<( <( 0:: uco 0 0~ (/) -, 0:: w w <( 0:: >U I-z w :le ll. 0 ...J w > w 0 0:: z co II) w l-o z .J ~ w z w (!) 0 ~ r--- ~ i _l 01/13/2020 ------------------------------------.----·,----------------,:-S-h-e-et_T_it-le--------,,;:-Sh;::e::e;-t N;:;u::m~b::e::-,---# REVISION DATE architecture design consulting 392 camino de estrella 949 325 3001 phone ,. 1710 "' 24" X 36" 4 .0 N san clemente, 949 203 3339 fax 0 en -, california 92672 foxlin.com web info@foxlin.com email 1/13/2020 8:46:07 "' <i AM 0 ,. 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VERIFIED ON SITE 6, BEFORE PROCEEDING WITH THEWORI(. ANY INCONSISTENCIES OR UNFORESEEN CONDITIONS TO BEREVIEWED BY THE AR.CHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION, . DRAWINGS.REPRESENTDESIGN INTENT . ONLY: CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. · Al m CJ) 0 Al -I < - CJ) C "'C I\) 0 ~ 00 I 0 0 ~-~ )>C:t: "'C m C )> iS "'C Al o I\> -I~ 0 s ..... ~ m I 00 m Z o• I\) 0 -I I\) 0 CJ) CJ'I 0 -a, C:\Users\david\Desktop\RV Desktop\RV Revit\ 1710-Resort View-[19]-191226_Discrelionary Submittal Final Set Editrvt :X,. m en 0 ~-< -m ~ )> ,, )> :x, -I s m z -I en £'. < ;u [I ro C/) 0 OJ ► ►en _o .-"I o-►F cb ► r'-l :§: 8 ► <O-< OJ z ;u 0 m ~ 5 1J s: m z -"I j ' 0 m C/) G) z !~ '",it' '(:)'' r~r f(!f :,01 'In t'~'.'.' ~ . 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[)() NOT SCALE DRAWINGS DIMENSIONS GOVERN .. 5. 2. ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.}, UNLESS OTHERWISE NOTED. 3, AS-BUil T CONDITIONSTO BE VERIFIED. 4. ALL DIMENSIONS.SHOULD BE VERIFIED ON SITE 6. BEFORE PROCEEDING WITH THE WORK. ' ' ANY INCONSISTENCIES OR UNFORESEEN . CONDITIONS TO BE REVIEWED BY THE ARCHITECT PRIOR TO PROCEEDING WITH CONSTRUCTION. .. . . . DRAWINGS REPRESEN.T DESIGN INTENT ONLY -CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. ;a en m o en ""CJ 0 I\.) ;a 0 -I ...:. 00 < I -0 m o =E-~ )>Ci: ""CJ mo )> < ""CJ ;a ~ I\.) -I ...:. 0 s ...... ...:. m I 00 0 I Z 1\.)0 -I I\.) 0 en o, o -O') C:\Usersldavid\Desktop\RV Desktop\RV Revit\1710-Resort View-[19]-191226_Discretionary Submittal Final Set Edil.rvt ;a, m en 0 ·•XI --1 s m :e > "tJ ! 3C m z -I en ~< ;:o~ ro (/) 0 ~)> ooo --I Or )> r m ► N~ 8 )> <D-< Ill z ;:o 0 m < m 5 "U s: m z -I "U ;:o m ' 0 m (/) G) z !(}"'' ';tt' t;~( iil1 r.m ,,f'!, ~~t:r '.:lll:., ~-ltt ,0, i;;Q '/Tr ;Ci)_.: f:f!J·,:i j:'f:/ '.!/)? :O' !m~ hii!1: K~:'.-1 ~ ,~~fi /;.'.><·· '.',-,;•_, ttt· /~/;\ ·!1~~1 f .. ':11111';}1 ~, ,;· u 1, t.i~;~}; \lfl,.I !Qli ~Ii tt~~; /}°~;;. __ , ;;ffe\1 " "-"' gm o C/J -· :T C: <a ;:.: E:f ::J g (5 i " w w "' "' "' ~ ::l N o n n 3 row Di' 3 ~. 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DO NOT SCALE DRAWINGS, DIMENSIONS GOVERN.· 5. 2, ALL DIMENSIONS ARE TO FACE OF STRUCTURE (F.O.S.), UNLESS OTHERWISE NOTED,. 3, AS,BUIL T CONDITIONS TO BE VERIFIED: 4, ALL DIMENSIONS SHOULD BE VERIFIED ON SITE 6, BEFORE PROCEEDING WITH THE WORK. A-901 // 3D RENDERINGS// ISSUED: 06/05/19, ANY INCONSISTENCIES OR.UNFORESEEN CONDITIONS TO .BE.REVIEWED .BY THE ARCHITEC.T PR.IOR TO PROCEEDING WITH. CONSTRUCTION, . .. .. ·, , DRAWINGS REPRESENT DESIGN INTENT ONLY' CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. :::0 m en 0 :::0 --t < - en 0 "tJ I\,) 0 ~ 00 I 0 0 . I\,) =E-I\,) )> 0 :c "tJ m o )> < "tJ m :::0 ~ I\,) --t ~o 3C ...... ~ m I 00 Q I Z I\.> 0 --t I\,) 0 cnOI 0 -O') "' -i ci w ::, "' "' 0 0: <( 0 Cil :'.l <( a' w !;;= ~ ~ <( r--N iri <t iri 0 N 0 ~ -- rn = E .0 ~ "' "' rn C 0 ~ '-' 00 ~I N N -"' -;, -i: " 5 t 0 00 " 0: 6 -r---<CO ·,; " 0: > ~ 0 j > 0: I 00 @ TAN STONE TILE LIGHT TONE ® DARK TAN DARK BROWNISH GREY @) GLASS RAILING @) WARM GREY @ WHITE @ STONETILE LIGHT TONE (i) DECORTATIVE CONCRETE DRIVEWAY " 0 '--------------------------------------------,------------------------------,·r--------------~ PROJECT ADDRESS CLIENT DRAWING SET "' ~ " 00 ::, <C 0 RESORT VIEW APARTMENTS VIEJO CASTILLA WAY CARLSBAD, CA 92009 BNR DEVELOPMENT PRE-DESIGN SOP 2018-0022/HDP 2018-0006 (D EV2017 -0225) RESORT VI EW APARTMENTS 1. ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 2. ALL WINDOWS TO BE RECESSED A MINIMUM OF 3" FROM EXTERIOR SURFACE. (J) I-z UJ :;; I-0:: <( CL <( s: UJ > I-0:: 0 (J) UJ 0:: >-m <(O I-s:~ z UJ <( CJ> :;; _J <( CL _J 0 0 I--_J (J)0 UJ <( <( > 0 Ill UJ 0~ 0 -, 0:: 0:: ':!:! <( z >O Ill 1/) w l-o z ..J ~ w z w (!) 0 ~ ,.._ ~ ~ _ _1 01/13/2020 ~.------------------------------,------------------:r-::-:=--------::-"c"sh;::eet::;-;:N;::um:;b;::;e:;-, --# REVISION DATE architecture design consulting 392 camino de estrella 949 325 3001 phone .. " 24" X 36" 4 Sheet Title 1710 Js .0 .. san clemente, 949 203 3339 fax 0 C .., .Q MATERIALS california 92672 fo.xlin_com web 00 PLANNING info@foxlin.com email " 1/13/2020 8:48:27 ·;; COMMISSION " BOARD " AM 0: 0 REV A-902 REVISION DATES I X. ST. IGHT PROTECT IN PLACE PROP. 2" WATER SERVICE & METER W /BACKFLOW /BLDGS C, D & E) POC I PR QIOO (MIT.)= 0.33 CFS <!) z '"' CJ ;:::/ ::, "' ::. ::, '"' z '"' ::. 0~ CJ "" z· 0 !;:; " ~ _j " <( "-~ u_ w CJ '"' l/) w a: ~ ~ l/) '"' X w RO EX. WALKWAY ! ,,~-"-' " " '-! ,. "I '1 " -~ ' j r- ' ": 0----~ 'I '1 7 I'• i\v / 'I ,, - I, I 11 1•i \ I i'' '--\ I I\ --- ii 1----II' MIN. ,\----1 PROP. SUMP PUMP I I 11 2% ' i,>I!' lt+'---tt--5' :,I !. i ' I " I \ ' i'--- PROP. 24' DRIV APPROACH PER SDRSD G-14A , R 2.6 % ....., PROP. S W R LAT. FOR BLDG. A, B & D ' • PROP.CURB OUT • SDRSD D-25 A ROCK DISSIPAT R '. AT OUTLET • ----.,,-sD,------SD OVERFLOW INLET GARAGE 4" - FF= 75.14 PAD= 74.3 I I R 0 "" 0. N I I : GARAGE 4" ,_ I OUTF OW H TO BE ABANDONED -' LEGEND: SDP 2018-0022 -----w ---HDP 2018-0006 t~--~~~~~~~===d: IMPROVEMENTS DWG. NO.** SYMBOL QUANTITY 0 B DGS A U ====================_=_=_=_=_=_=_=_=_=-~=-~=-=_======== PR P !" R T W/BACKFLOW FOR IRRIGATION --i-------:'__ 5-------PROJECT BOUNDARY 8 , PROP. 2" WATER SERVICE & METER CENTERLINE EASEMENT LINE FLOW LINE SWALE .. A_'l,r,' ~-. ., ... ··1 . • < -<i' "'~--, --· s~ ~-.,._ ...,_..., _ _,.....,. l's':::::::" : ,::3.:5% :: :b W/BACKFLOW (BLDGS A & BJ EX. ST. LIGHT I PROTECT IN PLACE 74.9 FG INSIDE BASIN 71.4 BOT. GRAVEL ' ... -'1 ., . ., ·. IQ ~ ..... .x.--· I . UTI ITY BOX S ROTECT IN PLACE DAYLIGHT LINE AC OR CONC. PAVEMENT (SECTION TO BE DETERMINED BY SOILS ENGINEER) CONC. PAVEMENT/ WALKWAYS/ PATIO (MATERIALS & FINISH PER LANDSCAPE PLANS) BIO-FILTER PLANTER UNDERGROUND DETENTION TANK (R-TANK) Al-6 CURB CURB OUTLET -TYPE A RETAINING WALL BUILDING RETAINING WALL PILE & LAGGING WALL SEWER (EXISTING) SEWER (PROPOSED) STORM DRAIN (PVC SCHED 40) DROP INLET PRECAST CONC. INLET WATER MAIN (EXISTING) WATER MAIN (PROPOSED) FIRE SPRINKLER SERVICE (PROPOSED) 2" POTABLE WATER SERVICE & BACKFLOW I" IRRIGATION WATER SERVICE & BACKFLOW APWA 120-2 D-25 PER STRUCT ENGINEER PER STRUCT ENGINEER PER STRUCT ENGINEER MM M CUT -~-II --FILL MMMNMMM 1222//// cJ /J? t?//// ttZI -----s ----- -----s ----- -----SD----- -----w----- -----w----- -----F ----- ---c::J-S ---c::J-S 480 Sf 2183 SF 942 SF 5,426 CF 40 L.F. 2 EACH 66 LF 48 EACH 2 EACH I EACH ** = ALL REFERENCED STANDARD DRAWINGS ARE AS PROVIDED IN SAN DIEGO REGIONAL STANDARD DRAWINGS UNLESS OTHERWISE SPECIFIED. Earthwork Quantities: CUT: 4,000 CY FILL: 500 CY EXPORT: 3,500 CY / REMEDIAL: 3,500 CY TOTAL LOT AREA= 0.858 ACRES (37375 SF) / TOTAL DISTURBED AREA= 0.858 ACRES (100%) (THIS AREA INCLUDES BUT IS NOT LIMITED TO TEMPORARY DISTURBANCES SUCH AS VEHICLE AND EQUIPMENT STAGING AREAS, CONSTRUCTION WORKER FOOT TRAFFIC, SOIL/GRAVEL PILES, UTILITY TRENCHES, BACKFILL CUTS, SLOPE KEYWAYS, AND OFF-SITE WORK INCLUDING PUBLIC IMPROVEMENTS.) TOTAL REPLACED IMPERVIOUS AREA = 0 SF TOTAL PROPOSED IMPERVIOUS AREA= 31,810 Sf See Sheet 2 for additional notes. CITY OF OCEANSIDE HIGHWAY 7& Sheet Index No. DESCRIPTION I PRELIMINARY GRADING PLAN 2 DETAILS & SECTIONS 11\!o 3 DETAILS & SECTIONS ~ CITY OF VISTA it:( ~ ROA o~~ ,___-----=4---.,, ,~? " ITY OF AN MARCOS NOT TO SCALE VIEJO CASTILLA WAY \ Prepared By: rJ) 0 20 10 Feet Scale: 111=10' PIRINEOS WAY CITY OF ENCINITAS VICINITY MAP I s-~[T I Engineering Prefessional Civil Engineer and J:!'1!!} -!_u'!._~ 404 South Live Oak Park Road, Fallbrook, CA 92028 Phone 760 731-6603 E-:'.v!ail: ~ILBenesh@pacbe et 1/7/2020 Date ,"i ~ ll7 \T ("\ f-1 r A. RL(~'H 0 '"1 I SH3E s I l, 1 •-l ' , V L, 0~ccL ~ . ENGINEERING DEPARTMENT PRELIMINARY GRADING PLAN FOR: RESORT VIEW VIEJO CASTILLA WAY APNs 216-170-14 & 216-170-15 PLAN DATE: 8/14/19 N 0 w ...J <C 0 en ...J <C z -(!) er: 0 FLOW CONTROL NOTCH (10" VERT X 2" HOR) 48" DIA. MONITORING MANHOLE (JENSEN PRECAST OR EQUIV.) 1 " co 0 .,: GEOGRI 12" A BOVE R-TAN P R G OTECHNICA ENGINEER'S RECOMMENDATIONS \ FINISHED GRADE \ t LO N .,: R-TANK lJ) w H . CL Z <( H > ::; CL -w"->N 0 " 720 TOP W/IMPERMEABLE LINER FLOW CONTROL ORIFICE // (0.4" DIA.) PVC PIPE OUTLET SECTION 1-1 NOTTO SCALE 67.7 BOTTOM OVFRFI OW DRAIN RISER W/ORIFICE / I NOTE: 48" DIA. MONITORING MANHOLE (JENSEN PRECAST OR EQUIV.) R-TAN W/IMPERMEABLE LINER ...------------,'-140' --t-1 ----------, _j_ SEE GRADING PLAN PLAN VIEW NOTTO SCALE ; I SD DETENTION TANK DETAIL NOTTO SCALE VOLUME= 5,426 CF TO TOP OF OVERFLOW RISER AREA = 1,400 S.F. THE GEOTECHNICAL ENGINEER HAS RECOMMENDED THE USE OF VIBRO PIERS IN THE FOUNDATION OF THE BUILDINGS TO REDUCE REDUCE ANY POTENTIAL LOAD STRESSING OF THE DETENTION TANK SYSTEM AND TO PROTECT AGAINST THE REDUCTION IN BEARING CAPACITY OF THE SOILS IN THE EVENT THE LINER IS TORN, PUNCTURED OR DEGRADED PER LETTER DATED 10/21/19. i---------------24' -----------i---3' 9" S UARE ATRIUM GRATE IN LANDSCAPING 9" SQUARE FLAT GRATE IN PAVEMENT. 520-C-2500 CONCRETE MATCH CURB & GUTTER DIMENSIONS 9" ND S CB INSERT MODEL 900 FF 9-3/8" WIDTH -+------+---1 NDS 12" S UARE TAPERED POLYPROPYLENE CATCH BASIN W/ U.V. INHIBITORS. I i =/fl_ -11-i' •-1 SLOPE -------== 1~11111;111111 ,1-, - Drop Inlet DETAIL NOTTO SCALE 4" PVC SCHED 40 INLET/OUTLET PIPE COMPACTED SOIL 4" PVC INLET PIPE FLEX STORM 62HD12PC-S FILTER BAG & FRAME. ~ 8:, C, 0 "' z <( -' "- ffi "- i------10' ----~ i-------11.5' ----, 1' SWALE TOP OF WALL BELOWF.G. PROP. PILE & LAGGING WALL TEMP 1:1 SLOPE 4' u X !5' MIN Section E SCALE: 1"=5' TWP RP AN EX GRADE 1' BROW DITCH TYPE B SDRSD D-75 (MODIFIED) PROP. BLDG. D PROP PI & LAGGING WALL 76.13 FF REME IA GRADING T MP 1:1 SLOP i-----10'-------i N 4' MIN. SWA E \ PROP. WALKWAY STORM DRAIN I 5' MIN. ""~I Section C SCALE: 1"=5' EX GRADE I PROP. B DG. B 77.02 FF •. ,. ... ~ ,_. __ I= I 1= -I,-·•-1 12" SQUARE H-20 TRAFFIC RATED GRATE. z H :;: PAVEMENT SURFACE 520-C-2500 CONCRETE MATCH CURB & GUTTER DIMENSIONS JENSEN 24" SQUARE PRECAST CONC. CATCH BASIN -BACKFILL EXCAVATION W/3-SACK SAND CEMENT SLURRY NOTTO SCALE T p PROP. PI & LAGGING WALL ~ WALL "" PROP SD PROP. TEMP 1 :1 SLOPE -"' i---6' ----; Section A SCALE: 1"=5' LO TW PER PLAN EX GRADE PROP. PAV MENT TF P R PLAN Legal Description: LOTS 35 AND 36 OF LA COSTA SOUTH UNIT NO. 1, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 6117, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. Project Address: Water Demands: ccMWDJ SDP 2018-0022 HDP 2018-0006 VIEJO CASTILLA WAY CARLSBAD, CA 92009 Average Daily Residential Demand (ADD)= 250 gallons per day/unit x 26 units = 6500 gpd or 4.5 gpm Owner /Developer: BNR INVESTMENT & DEVELOPMENT, LLC 23800 VIA DEL RIO YORBA LINDA, CA 92887 (714) 692-9120 Traffic: 26 Residential Units Average Daily Traffic= 6 Trips per x 26 units= 156 trips per day. Project Location: Peak Hourly Demand= 4.5 gpm x 2.3 = 10.4 gpm Landscape Water Demand (per Landscape Plans)= 81,468 gallons/year= 223 gpd Sewer Generation: (LUECADIA WASTEWATER DISTRICT) Average Daily Flows (ADF) = 220 gallons per day/ unit x 26 units= 5720 gpd or 0.006 MGD Peak Daily Flows= 2.5 x 0.006 MGD = 0.015 MGD THIS PROJECT IS LOCATED WITHIN ASSESSORS PARCEL NUMBERS 216-170-14 & 15. THE CALIFORNIA COORDINATE INDEX OF THIS PROJECT 334-1689 Benchmark: DESCRIPTION: CLSB020 ROD W/CAP STAMPED LS 6215 SET 220' W. ROMERIA ST. ON S. SIDE OF LA COSTA AVENUE. 5' BACK OF CURB. LOCATION: LAT 33°05'08.34848"N LONG 117°14'42.99942 W FROM THE INTERSECTION OF ROMERIA STREET AND LA COSTA AVENUE GOW. ON LA COSTA 220' TO THE POINT ON THE LEFT. MONUMENT IS ON 5. SIDE OF LA COSTA AVENUE. 5' BACK OF CURB. RECORDED: ROS 17271 ELEVATION: 104.25 DATUM: NGVD 29 Source of Topography TOPOGRAPHY SHOWN ON THESE PLANS WAS GENERATED BY FIELD SURVEY METHODS FROM INFORMATION GATHERED ON FEBRUARY 20, 2018 BY MLB ENGINEERING. TOPOGRAPHY SHOWN HEREON CONFORMS TO NATIONAL MAP ACCURACY STANDARDS. CL ROW ROW -PROJECT SITE--,--------60' +--------- i------30' ----t----30' ---- 10' -i---20' 20' ---r 10' 5.5' Typical Section: Viejo Castilla Way NOTTO SCALE EX SID WA K Drou ht Resistant Ve etation SD-7 e-----11.5'------j BLDG. CARPORT . . . . ·• · .. ·.:,. ; .. . ·.•. FS P R PLAN PROP DRAINAG VARIES -1% MIN. Section H SCALE: 1"=5' CONC. V-GUTT R CURB & GUTTER i-------------25' ------------j PROP. ,___ 7.5'------; VARIES -2% MIN. 2.5'--J<---! i--------'s-10' -t---i FL P RP AN CONC. V-GU R/ 1---------::,1--, CURB & GUTTER 1 R-TANK co lJ) • w "' HO CL f- <( - "'-----------'>~ Section I SCALE: 1"=5' 11 / ,___ __________ 25'------------+--5' BLDG. A GARAG SP RP AN .. . . A.C. RIVEWAY PROP SWA E VARIES -2% MIN. Section J SCALE: 1"=5' CONC. V-GUTTER/ CURB & GUTTER B DG C & D GA RAG VARIES-2% TO 8% FS P RP AN .-. ·• FS P RP AN ' .. . ' B G. CGARAG VARI 5-1% TO 5% FS PER PLAN -~-------------------- EX GRADE \ TOP OF WALL BELOWF.G. SHORING PROP. PIL & LAGGING WALL TE P 1:1 SLOP X. B DG (67.3) FF SWA PROP WALKWAY Section D SCALE: 1"=5' PROP. BLDG. B FS VARI S SEE PLAN 77.02 FF REMEDIAL GRADING i-------11.1' ----t----5' R TAINING WALL 68.6± TW 1' 68 . PROP. 1' BROW DITCH TYPE B SDRSD D-75 (MODIFIED) PROP. PIL & LAGGING WALL T MP 1:1 SLOPE PROP. BLDG. EX GRA E 6.9± BW r 6'+ ... ·. :.;,,.· '~--- 3'± EX. WALKWAY / BF-2 z H Section G :;: SCALE: 1"=5' N 4' CLEAR X <( :;: . . .. PROP. WA KWAY STOR RAIN j5' MIN _J Section B \ SCALE: 1"=5' FS VARI 5 SEE PLAN TF P R PLAN EX GRADE PROP B G A & B 76.05 FF BLDG A 77.02 FF BLDG B REMEDIAL GRADING Prepared By: 6" Perforated PVC SDR-35 Pipe 611 above Bottom of Basin w/Filter Sock over Pipe i------Dimensions per Plan -+---j Biofiltration Planter Detail NOTTO SCALE Amended Soils Composition BSM Washed Sand Compost Composition Volume 70-85% 15-30% I I i ! ' To of Grate Elev. per Plan Cone. Planter Wall t PVC Outlet Pi e Pi e Invert Elev. per Plan PLAN DATE: 8/14/19 Engineering Proftssional Civil Engineer and Land 5 urvryor 404 South Live Oak Park Road, Fallbrook, CA 92028 I s~~c: I (~ I1T\j ·~~F " A, " l C' E ·' _C I S7~ETS I ,.._.., --J 't) l .... .., L\" J'-._~ • 2,, ' ENGINEERING DEPARTMENT Phone 760 731-6603 E-l\fail: MLBenesh@pacbe et Michael L Ben 7893 1/7/2020 Date DETAILS & SECTIONS FOR: RESORT VIEW VIEJO CASTILLA WAY APNs 216-170-14 & 216-170-15 N 0 .. w ..J <C u (/) ..J <C z -(!) -0:: 0 E ~ ''-] EXISTING RESIDENTIAL CONDOMINIUM BUILDING •,: FF= (78.0) , ,] z:; Cf) 0 ~ 20 10 Feet Scale: 1"=10' ~ ~\~ ~ ":f" ~co ·-~ 00 ~---------------. -- EXISTING RESIDENTIAL CONDOMINIUM BUILDING FF= (81.0) OFF-SITE TOPO SCALE: 1"=10' 75.5 G 77.2 TW DRIVEWAY -----1 5v I--1--- 00 ~ o,-.. 00 79.4TW \ ' \ 81.6TW /1..[c • • • ": ... W(o' ·. 1. -_ x·--· 82.3 FS PROP.WAL~ PROP. BLDG. C EX GRADE 90 85 80 >----VIEJO CASTILLA WAY--- >------8'-------' 1.2'± N ~\-:=.=-+---L_-======:n___~ Section M SCALE: 1"=5' 1--------17.5'-----------" --, z' ~ - ' . .. PROP. BLDG. A ,._ ___ BUILDING E -----tl 75.15 FL N N X. BLDG. R TAININGWA 5' (67.3) FF 68.6 F X. WALKWAY ~ (81.0) FF / EX.GRADE BF-2 PROP. WA K AY _J _J <( 5 .,. ' IO 1'-----DRIVEWAY -----" TRASH ENC. 68.2 FL 69.12 FL 69.59 FS EX GRADE 1-------\-----BUILDING D -----------------! 76.0 FS 76.0 FS Section L SCALE: 1"=10' _J _J _J <( _J 5 <( 5 CX) ' CX) N ' R-TANK N PROP. WALKWAY 1-------------BUILDING C -----------------' _J _J <( 5 CX) ' N m t -VIEJO CASTILLA WAY- 75 70 65 90 85 80 RAI INGS WH N SLOPE> 5% 1' BROW DITCH TYPE B SDRSD D-75 (MODIFIED) PROP PILE & LAGGING WALL 75.0 FS [,,.&!;;:· 2 . .".=:~,·==================~======::2,•::.•.J:'-•;:.,~t-------======;;:,. _____ tr=7=5E.O=F=S=====:ds=====~~~Jb======ZE;~~""""==~~~--c==~~::=73J TC 75 Section K SCALE: 1"=10' RCE 37893 Prepared By: _J _J <( 5 N 70 65 Engineering Professional Civil Engineer and Land Survryor 404 South Live Oak Park Road, Fallbrook, CA 92028 Phone 760 731-6603 E-!vhil: MLBenesb@pacbe 7893 1/7/2020 Date X <( ::;; N Section N SCALE: 1"=5' ---11.5'------ 1' PROP. WALKWAY TWVARI S MIN. 6" ABOVE FG - IO N 0 STORM DRAIN PROP. BLDG. A B 76.05 FF BLDG A 77.02 FF BLDG B Section 0 SCALE: 1"=5' \ REMEDIAi GRADING 3" CONCR T 1 SH~E-1 FORM CONCR TE AROUND PILING WHERE OCCURS. Modified D-75 Drain SCALE: 1"=2' QlOO = OJ cfs Dn = 0.13' Slope= 2% Min. PLAN DA TE: 8/14/19 CITY" ~r :' 11 RT c.:8 ;,. D I SH~E-5 I ! 1, --i V ,.,__,, LJ.._1_ -~ LJU r_,._ ENGINEERING DEPARTMENT DETAILS & SECTIONS FOR: RESORT VIEW VIEJO CASTILLA WAY APNs 216-170-14 & 216-170-15 V, w 0 w ...J c3 U) ...J <( z -(!) ~ 0 CONSULTANTS CLIENT LANDSCAPE ARCH ITECT CIVIL ENGINEER RESORT VI EW APARTM ENTS BNR INVESTMENT & DEVELOPMENT, LLC SUMMERS MURPHY & PARTNERS, INC. MLB ENGINEERING 23800 VIA DEL RIO 34197 COAST HIGHWAY, SUITE 200 404 SOUTH LIVE OAK PARK RD. YORBA LINDA, CA 92887 DANA POINT, CA 92629 FALLBROOK, CA. 92028 (714) 692-9120 PHONE: 949.443.1446 PHONE: 760.731.6603 7529 VIEJO CASTILLA WAY FAX: 949.443.1631 CONTACT: MICHAEL BENESH CONTACT: PAT MURPHY CARLSBAD CALIFORNIA DRAWING INDEX ARCHITECT FOXLIN ARCHITECTS SHEET SHEET DESCRIPTION 392 CAMINO DE ESTELLA SAN CLEMENTE, CA. 92672 VICINITY MAP LOCAT ION MAP 1 T ITLE SHEET PHONE: 949.325.3001 CONTACT: DAVID MILLER 2 CONSTRUCTION LAYOUT PLAN 3 CONSTRUCTION LAYOUT PLAN PROJECT-4 CONSTRUCTION DETAILS CITY OF OCEANSIDE SITE HlGHWAY , 7B 5 CONSTRUCTION SPECIFICATIONS ' -I \ ~'\ J;,'\; f ............ ....,. ........ .,, ~ r I, ' ! ./'\\~ ~ , ' ( ? .. i / iJ '-. -, ' . ., • .,!;"' ... ~ 0 CONSTRUCTION NOTES AND LEGEND ~ 0 ........ 9 ,-~~.; ...t::':!:9 Llmlr,=Q 9 LOe«uoPalonlo • $ 0 I.Ar:or~~Q l I/ 7 ~ _..,...,, l ~ • !_ ' ~-.......... . ·_· ~ 0 ._:. .. ! > \ i _) ·1 6 MAINTENANCE RESPONSIBILITY PLAN 'c: '.>. NOT TO _ .. ~, I ' ..,,,. , . ~ 'c\ ,<_ SCALE --.......... -· ,. H,n«•-~-ljl . ,..,..,,,~ \ ...... ~~ -·. '--• -,,_, \ "' '<D' \, ... i '-.... / ! .... ' J \ -· .. , '/ -· <" I. 'f I , ' "'"'~;::;~~ I . --~· , _,.,,.l . -...... , 7 TREE PLANTING LAYOUT PLAN \ , -~ .... ~' ' t, ./ _.,._ \\ •-4/~ '\ Q'""s-...,,_ '\., I \ I /~-:--... ..__. \ -Cf. G' ~. ~ .__,_ • ! . ' ,.., ... -0 .. ~...,... i ,.,...,,., LA COSTA 8 TREE PLANTIN G LAYOUT PLAN \ . \ 'i OAKS ~ORTH NOTES l ' / \ • I • • J '\ ) "' . ~ ~·✓--; J -• /..,. I J .,. ,.___ • 9 SHRUB PLANTING LAYOUT PLAN ~1'-· 0 . \ 1tf ,,\ I _,,, i .__ --. , -•G<>"°"" --~ • ...... / ' CITY OF VISTA ti°'\~ , / ~ .. ,. --· ', 10 SHRUB PLANTING LAYOUT PLAN 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND ~ANNON (]:::t 5/ ~ \ ' .,I . °',;:!~~Q .. ,,,,,.~ .... t -.. . \ ., ' 0 ' SERVICES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS Ro4~ -...... _'\ j ' 11 PLANTING DETAILS /"""i ii5' < \ • ,ws,,,,,,. ) .. \ l ii-' --,_ ., l L,Coot, SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 'PALOMAR -~ • Sh-.-- _,_ \ .. ,, .. f 12 PLANTING NOTES \ lA CllSlA ~ , ' \Ip • , ~7521v-.,CNt,lloW.,, Caa""'P"" l . / -· \ ~ ),~ "¾. _,._en,tl ""'., ......... j I l ! <!-0 .. _, ... co ........ \ ·/ ., ',. ' , I·- ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. -/ 9:-, .. ,_.""" u cc,,.'"'""" I) , 2. [ t 'n l CITY OF ! F>tkllMo ._,,..··· ' ~~:9 ... c/ j/ """ -· .. f~ " \ ' ' ...... ,, , . RO~o \ SAN MARCOS ' a,_,~.-.. ...... ~> ... .. \ ' ..... 13 IRRIGATION TITLE SHEET • . '-, • \ ,_n ~~ ..... .,,. .. I '·' ; ..-., ' ................. ' " " ' ; • ·-· / -, ,, '0-• \ '• \ -· I 14 IRRIGATION HYDROZONE PLAN 3. CONSTRUCT/ON AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO hi GA • I .~· I \ . \ , .. , ... 8, .......... ~ ! '"l 'lrw ' ' ~--I . , . i , ~-\ z,;-•~-9 ~ l <;,!-,.... \ ' \ ~ ~-, STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ' ,_,_) _, ·-· ,, • ' j ; \,_ u ' l ' \ • • -··-ORDERS REGARDING PERFORMANCE OF WORK. -l • ., I -· '· \· ,. l.&. COSTA '-,__v: ' ,_,.. \. -· .,,I ,"'.-......_ -•. s.,,Z!=Q / 0/\KS SOUTH A ····· .. , ... ·. ~ __.,,. \ • Ji .. -. 0" -Suf0NtflQ '\.._ , _,. ---,_.., PACIFIC cosrA1 J AVE . ) \\. i Q~=t~ ~--~ L~ i, ....... ~ c,,,, ... _!)ello,>,Q ' SU.,.,,..c,, ,,l ---:. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE • ~.I • Sotoo<> F1m,t<o """'" 9 0 \ l -~ ' -· I.. \ Co~/ OCEAN ...,. . I \ -· NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. Cc .. '""'"' 9 --· \ i --i',,.. ... , ' --'<=t,-'.;,~9 < ' •, \ C, \ ! ' J -" i ,.• / ' ' THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE ....,...__ o! . ' c. .. 0.,-.. 9 9 '-P<'•~>ad J -RANtHD , n✓-:... I \ \ I, TO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. L\. -I ,1 ,T CITY OF ENCIN ITAS -).., NOT TO ,c SCALE 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT PROJECT '<D' DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION SITE I AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY CITY OF CARLSBAD STANDARD NOTES THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. DECLARATION OF RESPONSIBLE CHARGE: BACKFLOW PREVENTER TESTING: CONSISTENT WITH CURRENT STANDARDS. ALL IRRIGATION BACKFLOW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AND RESULTS MUST BE LEGEND I HEREBY DECLARE THAT I AM THE LICENSED DESIGNER OF WORK FOR THIS PROJECT, THAT I GIVEN TO THE CITY AND THE CARLSBAD MUNICIPAL WATER DISTRICT. PIPE BETWEEN THE METER AND HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIG N OF THIS PROJECT AS DEFINED IN BACKFLOW PREVENTER SHALL BE "SCHEDULE K HARD COPPER". SECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE AND THAT THE DESIGN IS ii> I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS ANO SPECIFICATIONS BY THE CITY OF APPROVED CONTRACT BACKFLOW TESTERS CAN BE FOUND ON THE CITY WEB SITE AT: DIAMETER (33.60) EXISTING SPOT ELEVATION HTTP:IIWWW.CARLSBADCA. GOV/SERVICES/DEPARTMENTS/WA TERIDOCUMENTS/RECYCLEDWA TERBACKFLOWTESTERLIST.PDF FF FINISH FLOOR ELEVATION 33.60 PROPOSED SPOT ELEVATION CARLSBAD AND SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH IS CONFINED TO A FOR RECYCLED OR GF GARAGE FLOOR ELEVATION HT HEIGHT REVIEW ONLY AND DOES NOT RELIEVE ME, AS THE LICENSED DESiGNER OF WORK, OF MY HTTP:IIWWW. CARLSBADCA. GOV/SERVICES/DEPARTMENTS/WA TERIDOCUMENTS/WA TERBA CKFLOWTESTERLIST.PDF PE PAD ELEVATION BCR BEGINNING OF CURB RADIUS RESPONSIBILITIES FOR PROJECT DESIGN . FOR POTABLE OR CALL (760) 438-2722. TW TOP OF WALL ECR END OF CURB RADIUS THESE PLANS HAVE BEEN PREPARED IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED TF TOP OF FOOTING ELEVATION TC TOP OF CURB BW BOTTOM OF WALL BC BOTTOM OF CURB LANDSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN, FIRE PROTECTION PLAN, ANO ALL TS TOP OF STEP EJ EXPANSION JOINT CONDITIONS OF APPROVAL RELATED TO LANDSCAPING. \ ~ INSPECTION PROCEDURES: BS BOTTOM OF STEP SJ SCORE JOINT BY: PATRICK C.M . MURPHY 1\-,_ J CB CATCH BASIN SC SAW CUT INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE FG FINISH GRADE R RADIUS ( LANDSCAPE ARCHITECT OF WORK, OR HIS DES IGNATED AGENT. REFER TO THE SPECIFICATIONS FS FINISH SURFACE RDWD REDWOOD PHONE NO: 949 443-1446 FOR THE SCHEDULE OF REQUIRED INSPECTIONS AND REQUIRED SUBMITTALS. FOLLOWING HP HIGH POINT HOR HEADER REGISTRATION NO: 1881 EXPIRATION DATE: JULY 31, 2020 COMPLETION OF THE WORK, THE LANDSCAPE ARCHITECT OF THE WORK WILL CERTIFY THAT THE I 0 INSTALLATION HAS BEEN COMPLETED BY SUBMITTING THE "CERTIFICATION OF COMPLETION" N LP LOW POINT LA LANDSCAPE ARCHITECT 0 FORM. A REQUEST FOR A FINAL LANDSCAPE IN SPECTION BY THE CITY MUST ALSO BE MADE BY ~ N FL FLOW LINE MIN MINIMUM -L!) co oc ON CENTER MAX MAXIMUM CALLING THE INSPECTION REQUEST LINE. 0 -CB CATCH BASIN MJ MASTIC JOINT WATER EFFICIENT LANDSCAPE DECLARATION: ~ 0 TG TOP OF GRATE ELEVATION TYP TYPICAL "CERTIFICATION OF COMPLETION" FORM FAX TO: (760) 944-8943. r- INV INVERT ELEVATION PA PLANTING AREA I AM FAMILIAR WITH THE REQUIRE MENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602. w 88 BOND BEAM ELEVATION FOB FACE OF BUILDING CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS Cl) Cl PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN z w IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFF ICIENT USE OF WATE\ PRIOR TO BEGINNING LANDSCAPE WORK: <I'. r- 0 fut _J <I'. ~ ALIGN DECK DRAIN CL Cl it-.. J THE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK 0 BY PATRICK C.M. MURPHY , ' PRIOR TO BEGINNING LANDSCAPE WORK AND THE DESIGNER OF 1.0% GRADIENT IN PERCENTAGE TURF DRAIN _J PHONE NO: 949 443-1446 ( WORK SHALL REVIEW THE PROJECT UTILITY LOCATIONS ANO 0 4:1 RATIO: 4' HORIZONTAL DISTANCE PER 1' OF ,--31 __...,-PROPOSED CONTOUR --REVISE PLANS ACCORDINGLY TO FULLY SCREEN ALL UTILITIES ~I VERTICAL HEIGHT REG ISTRATION NO: 1881 EXPIRATION DATE: JULY 31, 2020 FROM VIEW AND PROTECT ALL UTILITIES (ABOVE & BELOW R RIDGE ,.---3/ __...,. EXISTING CONTOUR GRADE) FROM INVASIVE PLANT GROWTH AND ROOTS. GB GRADE BREAK (C-::::3'\ BERM -BU ILT-UP --LANDSCAPE GRADE SUBSURFACE IRRIGATION NOTE: MAINTENANCE NOTE: (/)~ DIRECTION OF FLOW e-DETAIL REFERENCE TH IS PLAN SHALL PROVIDE THAT ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY HOME OWNER'S ASSOCIATION (HOA) WILL BE RESPONSIBLE FOR :;:; DRAINAGE PIPE -SHEET LOCATION VEGETATION WITHIN TWENTY-FOUR INCHES (24") OF ANY IMPERMEABLE SURFACE UNLESS THE ADJACENT MAINTENANCE OF ALL LANDSCAPE AREAS. Cl) IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. - ® ATRIUM DRAIN e -SECTION REFERENCE I SH1ET I CITY OF CARLSBAD I SH1E4S I -SHEET LOCATION PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS Underground Service Alert IJ>-NDSCAp(" PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT CLIENT NAME: 7529 VIEJO CASTILLA WAY, CARLSBAD ~<.,_,'v \1· Murphy "1,;;>, BNR DEV ELOPMENT TITLE SHEET A-..<,,;c.,. --k<;_ SM ~i' ~ " "" 0 I 23800 VIA DEL R IO Call, TOLL FREE ,(.~~ ADDRESS: I APPROVED: I [;J cf ~ ~ YORBA LINDA, CA. 92887 " -< ~~ 1-800 Signature 714.692.9120 7 31 20 ENVIRONM ENTAL DESIGN TELEPHONE: PLANNING ,,, 422-4133 ~ec,wolDow 1-8-20 >4-SUMMERS/MURPHY & PARTNERS, INC. OWN BY: CRIZC I PROJECT NO. II DRAWING NO I Dote ~"t-34197 PACIFIC COAST HWY, SUITE 200 DATE DATE PLAN PREPARED: JANUARY 8, 2020 DATE INITIAL DATE INITIAL DATE INITIAL CHKD BY: DB ii' REVISION DESCRIPTION TWO WORKING DAYS BEFORE YOU DIG OF CALl'O DANA POINT CA 92629 (949)443-1446 DISTRICT ENGINEER BY: SUMMERS / MURPHY & PARTNERS, INC. DESIGNER OF WORK RVWDBY: WP OTHER APPROVAL CITY APPROVAL \ P.A. I ,, I , "1 I I I I PA ~ I ( "-°' I I . . ... / vi' , I I-\ :-1 i I PAX _ : I ~l ~ I X ' ~---'---f, 'I 'I 'I I I X ' x, .. ' . ' •. l . ' Underground Service Alert -~~•~ Call, TOLL FREE 1,S ~ \!If~"' I 1-800 ~ 422-4133 TWO WORKING DAYS BEFORE YOU DIG P.A. . ' . EB NORTH . .. C, 0 000,0Q 0<>00000 :~:::~:::o o;:;:g;:;: oouo 000000000 0 0 O 000000000 BUILDING D •, .. , SCALE: 1" = 1 O' -O" 0 10' 20' 30' ··.• ... ·f.A: ~ •• • ··, > •. . ' 40' L ___ J PREPARED BY: I "' 0 "' o . SM I E NVI RON M ENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949)443-1446 P.A. . ' P.A. ------------ BUILDIN G E ., . j BUILDING C r ----=-=-= =-:::--=----~ I ' PROPOSED SUMP PUMP I.· p CARLSBAD MUNICIPAL WATER DISTRICT CLIENT NAME: ADDRESS: TELEPHONE: / ____.-/ 0 P.A ' 19 ~ ' 0.. :;; en . C/l ·. .0 "' 0 . . ·(11' " "' 0 "' 0 ,- . ' DATE DATE PLAN PREPARED: DISTRICT ENGINEER BY: '/_J 'J Q PA Cl Q PA Q ' ' ' Q I I Q PA Q / Q ' 11 ~ PROPOSED WATER METER LOCATION RIGHT-OF WAY LINE -"'~ / CONSTRUCTION NOTES: 1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADJUST AS NECESSARY WHILE MAINTAINING THE DESIGN CONCEPT. 2. CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO BEGINNING ANY WORK AND CONTACT LANDSCAPE ARCHITECT FOR AUTHORIZATION IF MODIFICATIONS ARE NECESSARY. 3. PAVING CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. 4. VERIFY WITH THE PROJECT SOILS ENGINEER THE NEED FOR REINFORCING, BASE MATERIALS, PRESATURATION, ETC., FOR WALKS, PATIOS, FOOTINGS, ETC. 5. EXPANSION JOINTS OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILD INGS AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND/OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16'-0" 0 .C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENG INEER. 6. SCORE JOINTS OCCUR WHERE SHOWN ON PLAN AND AS NECESSARY TO MINIMIZE AND CONTROL CRACKING OF CONCRETE PAVING. 7. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. 8. ALL PRODUCTION WALKS, STOOPS AND DRIVEWAYS ARE TO RECEIVE A MEDIUM BROOM FINISH UNLESS OTHERWISE NOTED . 9. FINISH SURFACE OF CONCRETE TO BE 1/2" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. 10. STEP TREADS TO BE 12" WIDE (TYPICAL). STEPS GROUPED TWO OR MORE TOGETHER ARE TO RECEIVE HANDRAILS. 11. ALL HORIZONTAL CONTROL FOR WALLS OR FENCES BY OTHERS. REFER TO CIVIL ENGINEER'S PLANS. 12. SLEEVE ALL UNDERGROUND WIRE FOR LOW VOLTAGE LIGHTING. 13. FOR GRADING AND DRAINAGE INFORMATION REFER TO CIVIL ENGINEER'S PLANS . SYMBOL LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION PA PLANTING AREA \. I G .,. ~,i, ALIGN F.O .B. FACE OF BUILDING ® CALL OUT EJ EXPANSION JOINT <r. CENTER LINE O □D UTILITY LOCATION Ii: PROPERTY LINE TYP TYPICAL CONDITION r STREET LIGHT --+-PROPOSED STEP KEY MAP 83 N.T.S. NORTH FINISH SCHEDULE NO. SITE S-1 S-2 S-3 S-4 S-5 S-6 S-7 DESCRIPTION PRODUCTION CONCRETE SIDEWALK REFER TO CIVIL ENGINEER'S PLANS DECORATIVE MASONRY PAVING TRUNCATED DOMES AT INTERSECTIONS REFER TO CIVIL ENGINEER'S PLANS STREET CURB & GUTTER REFER TO CIVIL ENGINEER'S PLANS DETAIUSHEET RETAINING WALL/ CHEEK WALL/ PILE & LAGGING WALL REFER TO CIVIL ENGINEER'S PLANS SITE FURNISHINGS BY OWNER TRASH RECEPTACLES BY OWNER OUTDOOR BUILT-IN BBQ CENTER S-9 CURVILINEAR FOUNTAIN WITH BASIN & LIGHTING AT PLANTER WALL S-10 RAISED PLANTER WALL S-11 S-12 S-13 S-14 S-15 S-16 S-17 S-18 S-19 S-20 S-21 S-22 S-23 S-24 S-25 S-26 S-27 S-28 S-29 ARTIFICIAL TURF NATURAL GRAY CONCRETE PAVING CURVED BUil T-IN SEATING AT BBQ AREA W/ PLANTER WALL ROUND MASONRY FIRE.PIT ROUND BUILT-IN SEAT BENCH SURROUNDING FIREPIT UNDERGROUND DETENTION TANK LOCATION REFER TO CIVIL ENGINEER'S PLANS BUILT-IN LOUNGE BAR SEATING AREA FIRE ACCESS STAIRWAY REFER TO CIVIL ENGINEER'S PLANS ACCESS STAIR & CHEEK WALL DECORATIVE POTS & PLANTING (SELF WATERING BLADDER) PER STEVE WOLF HORTICULTURE, TYP., www.wolfhorticulture.com DECORATIVE ART SCULPTURE IN PLANTER *NOTTO EXCEED 42" IN HEIGHT* GARAGE DRIVEWAY & APRON REFER TO CIVIL ENGINEER'S PLANS EXISTING STREET LIGHT TO REMAIN DECORATIVE WALL ART BY INTERIOR DESIGNER DECORATIVE PEBBLE WITH ALUMINUM EDGING DECORATIVE HANDRAIL AT STEPS DECORATIVE SIGNAGE ON LOW WALL BIOINFILTRATION PLANTER LOCATION REFER TO CIVIL ENGINEER'S PLANS PROPOSED BROW DITCH REFER TO CIVIL ENGINEER'S PLANS A/4 1----l------1----------------11-----1----1---+----11 S2ET I CITY 9!N,~!,~~SBAD I S1E4S I =='--===========-~~ BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692 .9120 JANUARY 8, 2020 DATE INITIAL SUMMERS t MURPHY & PARTNERS, INC. DESIGNER OF WORK REV ISION DESCRIPTION DATE INITIAL OTHER APPROVAL DATE INITIAL CITY APPROVAL LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD CONSTRUCTION LAYOUT PLAN I APPROVED: PLANNING I DWN BY: SMP I PROJECT NO. II DRAWING NO I CHKDBY-SMP RVWD BY SMP I :I I . : .... · 1 .·· , MATCHLINE: SE .SHEET 2 --u--r--·--r .-.... -----~·.-7 I I I 'If, ( I I I 1'l , v I I . ·'' ,, X •-.' ... ' . PA Underground Service Alert TWO WORKING DAYS BEFORE YOU DIG PA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . PA ' . -- ------ BU ILDING B ED SCALE: 1" = 1 O' -O" NORTH 0 10' 20' P.A. ARTIFICIAL TURF -- 30' 40' D ·: ·1--_'. -; --1 · ,. • ~ • • 0 > • r •, • ' ~ . . . . ., . PREPARED BY: S M I E NVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949)443-1446 BUILDING A P.A. CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE PROPOSED WATER METER LOCATION(S) \ CLIENT NAME: ADDRESS: TELEPHONE: DATE PLAN PREPARED: BY: ' = = I = I = ' I ' PA = I f I ' IJ ' I JJ-------J I VJ,,,-' I RIGHT-OF WAY LINE CONSTRUCTION NOTES: 1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADJUST AS NECESSARY WHILE MAINTAINING THE DESIGN CONCEPT. 2. CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO BEGINNING ANY WORK AND CONTACT LANDSCAPE ARCHITECT FOR AUTHORIZATION IF MODIFICATIONS ARE NECESSARY. 3. PAVING CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. 4. VERIFY WITH THE PROJECT SOILS ENGINEER THE NEED FOR REINFORCING, BASE MATERIALS, PRESATURATION, ETC., FOR WALKS, PATIOS, FOOTINGS, ETC. 5. EXPANSION JOINTS OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND/OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16'-0" O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER 6. SCORE JOINTS OCCUR WHERE SHOWN ON PLAN AND AS NECESSARY TO MINIMIZE AND CONTROL CRACKING OF CONCRETE PAVING. 7. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. 8. ALL PRODUCTION WALKS, STOOPS AND DRIVEWAYS ARE TO RECEIVE A MEDIUM BROOM FINISH UNLESS OTHERWISE NOTED. 9. FINISH SURFACE OF CONCRETE TO BE 1/2" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. 10. STEP TREADS TO BE 12" WIDE (TYPICAL). STEPS GROUPED TWO OR MORE TOGETHER ARE TO RECEIVE HANDRAILS. 11. ALL HORIZONTAL CONTROL FOR WALLS OR FENCES BY OTHERS. REFER TO CIVI L ENGINEER'S PLANS. 12. SLEEVE ALL UNDERGROUND WIRE FOR LOW VOLTAGE LIGH TING. 13. FOR GRADING AND DRAINAGE INFORMATION REFER TO CIVIL ENGINEER'S PLANS. SYMBOL LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION PA PLANTING AREA \-I G -,.~,z, ALIGN F.O.B. FACE OF BUILDING §) CALL OUT EJ EXPANSION JOINT Cr. CENTER LINE D o □ UTILITY LOCATION IE PROPERTY LINE TYP TYPICAL CONDITION t STREET LIGHT ----PROPOSED STEP KEY MAP EE N.T.S. NORTH FINISH SCHEDULE NO. DESCRIPTION DETAIL/SHEET SITE 5-1 PRODUCTION CONCRETE SIDEWALK REFER TO CIVIL ENGINEER'S PLANS 5-2 DECORATIVE MASONRY PAVING 5-3 TRUNCATED DOMES AT INTERSECTIONS REFER TO CIVIL ENGINEER'S PLANS 5-4 STREET CURB & GUTTER REFER TO CIVIL ENGINEER'S PLANS 5-5 RETAINING WALL/ CHEEK WALL/ PILE & LAGGING WALL REFER TO CIVIL ENGINEER'S PLANS 5-6 SITE FURNISHINGS BY OWNER 5-7 TRASH RECEPTACLES BY OWNER 5-8 OUTDOOR BUILT ~N BBQ CENTER 5-9 CURVILINEAR FOUNTAIN WITH BASIN & LIGHTING AT PLANTER WALL 5-10 RAISED PLANTER WALL 5-11 ARTIFICIAL TURF 5-12 NATURAL GRAY CONCRETE PAVING 5-13 CURVED BUILT-IN SEATING AT BBQ AREA W/ PLANTER WALL 5-14 5-15 5 -16 5-17 5-18 5-19 5-20 5-21 5-22 5-23 5-24 5-25 5-26 5-27 5-28 5-29 ROUND MASONRY FIRE-PIT ROUND BUILT-IN SEAT BENCH SURROUNDING FIREPIT UNDERGROUND DETENTION TANK LOCATION REFER TO CIVIL ENGINEER'S PLANS BUILT-IN LOUNGE BAR SEATING AREA FIRE ACCESS STAIRWAY REFER TO CIVIL ENGINEER'S PLANS ACCESS STAIR & CHEEK WALL DECORATIVE POTS & PLANTING (SELF WATERING BLADDER) PER STEVE WOLF HORTICULTURE, TYP., www.wolfhorticulture.com DECORATIVE ART SCULPTURE IN PLANTER ' NOT TO EXCEED 42" IN HEIGHT• GARAGE DRIVEWAY &APRON REFER TO CIVIL ENGINEER'S PLANS EXISTING STREET LIGHT TO REMAIN DECORATIVE WALL ART BY INTERIOR DESIGNER DECORATIVE PEBBLE WITH ALUMINUM EDGI NG DECORATIVE HANDRAIL AT STEPS DECORATIVE SIGNAGE ON LOW WALL BIOINFILTRATION PLANTER LOCATION REFER TO CIVIL ENGINEER'S PLANS PROPOSED BROW DITCH REFER TO CIVIL ENGINEER'S PLANS A/4 >---+---+--------------+------+--------,---+----1 1 sjET I C ITY '?lN1~tv1~~SBAD Lill ~==-===========~=::::::: BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LIN DA, CA. 92887 714.692 .9120 JANUARY 8, 2020 SUMMERS / MURPHY & PARTNERS, INC. DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD CONSTRUCTION LAYOUT PLAN I APPROVED: PLANNING I OWN BY: SMP I PROJECT NO. I I DRAWING NO I CHKD BY: SMP RVWD BY: SMP v-ND SC4p<' <Q--<.:,."J ,JI. Murpry;, -1,?_ /.....~ G· 4.; c:;:_ " "" 0 --.;(.~~ &;p ~~ "' ...; Signature 7-31-20 ~•cewol D~ 1-8-20 * Date ~"?- fl' OF CALl'O ELEVATION VI EW SCALE: 1/4" = 1'-0" A ENTRY STAIRWAY AND ART SCU LPTURE -ELE VATIO N PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT CLIENT NAME: BNR DEVELOPMENT s 23800 V IA DEL RIO I ADDRESS: YORBA LINDA, CA. 92887 714.692.9120 E NVIR O NM E NTAL DESIGN TELEPHONE: SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DATE DATE PLAN PREPARED: JANUARY 8, 2020 DANA POINT CA 92629 (949)443-1446 DISTRICT ENGINEER BY: SUMMERS / MURPHY & PARTNERS, INC DATE INITIAL DESIGNER OF WORK , t ' . ' f f ..... ,: . ~ "' "--I I I j DATE INITIAL REVIS ION DESCRIPTION OTHER APPROVAL LEGEND 1. RETAINING/ SIGN WALL TO MATCH ARCHITECTURE 2 PIN-SET STEEL LETTERS WITH UP-LIGHTING 3. LOW ACCENT PLANTING IN FOREGROUND 4. FIN ISHED GRADE TO HAVE NATURALIZED COUNTOURED GRADING 5. ART SCULPTURE IN LANDSCAPE -NOT TO EXCEED 42" HT. NOTE: ALL PROJECT SIGNAGE AND MONUMENTS SHALL REQUIRE A SEPARATE PERMIT UNDER THE CITY OF CARLSBAD SIGNAGE REVIEW PROCESS. I S4ET I C ITY OF CARLSBAD ~ PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VI EW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD CONSTRUCTION DETAILS I APPROVED: PLANNING I I II DRAWING NO I OWN BY: SMP PROJECT NO. DATE INITIAL CHKD BY: SMP RWJD BY: SMP CITY APPROVAL I. GENERAL A. Contractual Relationship In the performance of this contract, Contractor shall hold Landscape Architect and Owner harmless from any and all liability, costs and charges arising out of, or in connection with, contractors, employees, or it's agent's negligence, omissions, errors. B. Errors or Conflicts If any errors or conflicts are discovered in the plans or notes, they shall be interpreted so as to accomplish the real purpose of those plans and notes. C. Additions, Deviations and Alterations No deviations or alterations from the plans and specifications will be permitted unless authorized by the Owner or the Landscape Architect. Should deviation from plans and notes become necessary due to conflicting site conditions, Owner and Landscape Architect shall approve in advance any such deviation. No additional work will be authorized without the express written authorization from the Owner. D. Interpretation The Contractor shall comply with the obvious intent and meaning of these plans and specifications which shall be construed to include all labor, material, tools and equipment necessary to complete the work specified herein in a workmanlike manner in strict accordance with plans and notes. Should any questions arise as to the intent and interpretation of these plans and notes, Contractor shall refer to Owner and Landscape Architect whose decision thereon shall be final. E. Observation and Rejection of Materials and Workmanship All materials and workmanship furnished or performed by Contractor shall be subject to final observation and acceptance by Owner and Landscape Architect upon completion of all contract work whether previously paid for or not. At any and all times during the performance of this contract, Contractor shall make available for observation, test and approval, materials and workmanship. Failure of such observers to make observation, tests or approvals shall not prejudice the right of Landscape Architect or Owner on final observation. Contractor shall promptly replace any and all material, workmanship and equipment which does not conform to the plans and notes. All materials used on this contract shall be new and the best marked quality unless specified otherwise. F. Samples When so required by the Owner or Landscape Architect, Contractor shall submit for approval samples of the various materials, and specify finish thereon. G. Local Codes All construction shall conform to all local building codes and ordinances. It is Contractor's responsibility to verify all codes prior to commencing work. H. Utilities Contractor shall be responsible for verifying the location of all underground utilities, electric cables, conduits, sprinkler lines and all utility lines prior to any construction. I. Removal of Debris and Clean-Up Contractor shall thoroughly clean and keep free of debris and waste material entire construction area to the satisfaction of the Owner. J. General The general conditions and any special conditions that Owner may require shall apply with the same force and effect as though written in full herein for all construction sections. 11. SITE EXCAVATION AND ROUGH GRADING Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all clearing, stripping, excavating, backfilling, grading and related work as shown on the drawings, including but not limited to the following: A. Protection of all curbs, walks, walls, structures and other existing work which is to remain. B. Clearing and stripping site of brush, debris and other foreign materials as outlined in the drawings. C. Excavation for all foundations and footings to the dimension and depth shown on the drawings. Bottoms of excavations shall be smooth and level. All loose material shall be removed therefrom. D. Subgrades shall be watered and compacted to a relative compaction of 95%. E. Subgrades under all paving shall be true to grade and cross section, hard, uniform and smooth prior to placement of base material. F. Backfilling of all excavations and trenches after placement of foundations, walls, walks, utilities, etc., as outlined on the drawings. Compaction of backfill shall be in acceptance with Engineer's specifications. · G. Grading of areas indicated in the drawings including bringing existing grades to within 1/10 foot plus or minus. Final design grades as indicated on the drawings. H. Stockpiling of excavation material or import top soil fill and sand shall be as outlined on the drawings or as approved by Landscape Architect. L Clean up and remove all debris and surplus material and remove from site. Ill. DRAINAGE Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all drainage systems as shown on the drawings, including but not limited to the following: A. Materials 1. Acrylonite Butalene -Styrene (ABS) Schedule 40 drain pipe, perforated or non-perforated in diameters shown on the drawings. 2. Basins and Drains -High impact plastic Styrene drain basins, catch basins with grates, high impact plastic Styrene deck drains, and/or precast concrete drain box and catch basins and cast iron grate in diameters and sizes as shown on the drawings. Stainless steel or brass deck drains in hardscape as shown on the drawings. B. Trenching and Laying Pipe 1. Trenches to pitch a minimum of 1/8" per foot unless otherwise indicated on the drawings. Contractor to verify all invert elevations and trench depth prior to excavation. 2. Bollom of trench shall be smooth and continuous to flow direction. A hollow shall be made to receive bell of pipe so the joint will not bear upon the subgrade. Adjustments to line and grade shall be made by scraping away or filling in with backfill under the base of the pipe and not by wedging or blocking. 3. Trench material shall be used for backfill. However, no rocks or lumps shall be used. Welded joints shall be given at least 15 minutes setup before handling. Above the level of initial backfill, the trench may be backfilled with trench material. 4. Compaction -Compaction by tamping shall not be done in layers exceeding eight inches in loose depth with each layer thoroughly compacted between. C. Clean-Up and Testing 1. Prior to covering of trenches, drain line and basins shall be checked to insure proper flow and water tightness. 2. The piping systems shall be flushed and cleaned prior to connecting to existing drain line, catch basin or storm drain systems. 3. Upon completion of work, remove debris, tools and surplus material from site. IV. CONCRETE Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all concrete flatwork as shown on the drawings including but not limited to the following: A. Materials 1. Cement -Standard Portland Cement, per designation C-150 of the ASTM Type II, Ill, or V, low alkali, single brand throughout. Refer to Soil Engineer's Report for Recommendations. 2. Aggregate -ASTM Specification C-33 3/4" maximum size. Decorative aggregates or pea rock as shown on drawings. Fine natural sand, well graded conforming to ASTM C-144. 3. Water -Water used shall be of potable quality. 4. Steel -Reinforcing steel for decks and walks to be intermediate grade deformed bars conforming to ASTM A-615 and/or Grade 40. Mesh ASTM A-496, size where shown on drawings. 5. Expansion Joints -Asphalt impregnated felt. Polyfelt Ethafoam as indicated on the drawings. 6. Control Joints -Saw cut joint 1/4 of slab thickness. Hand tooled score joints 1/4" deep minimum where shown on the drawings. 7. Cold Joints -Butt type, bull type with dowels. Screed key joint as indicated on the drawings. 8. Joint Sealant -Two parts Polysulfide sealant as manufactured by Thiokol, Class AS, self leveling or multi-part polyurethane construction sealant by L.M. Scofield, in matching color. 9. Curing Material -Hunts process MD7C. 'Lithochrome' color wax for color conditioned concrete by L.M. Scofield, in matching color of concrete as indicated on the drawings. 10. Color Conditioned Concrete -'Chromix' admixtures for integral colored concrete by L.M. Scofield Company. 11. Dust-On Color -'Lithochrome' color hardener by L.M. Scofield Company. 12. Surface Retardant -'Lithotex' top surface retarder as manufactured by L.M. Scofield Company, or 'Sika' surface retardant or 'Rugesol' as manufactured by Sika Corporation. B. Subgrade 1. Grade all subgrades to a uniform depth and compaction. Moisten all subgrades prior to pouring of concrete. 2. Cut all footings in undisturbed or compacted soil. 3. Place sand or aggregate base as shown on the drawings and as specified by a Soils Engineer. C. Forms 1. Use only finished lumber. Set all forms true to grade and position. 2. Moisten all forms prior to pouring of concrete or use approved form release agents. D. Expansion Joints 1. Place expansion joints in concrete at intersection of concrete and fixed structures, i.e., garage, walls, base of steps, pool bond beam as indicated on the drawings. 2. Place control joint in concrete not to exceed a horizontal spacing as specified by a soils engineer. 3. Place construction joints in concrete where casting on concrete is to be stopped and subsequent casting is to be started. E. Concrete 1. Class A concrete shall contain not less than 5 sacks of cement per cubic yard and be proportioned to attain a maximum cylinder strength of 3,000 PSI in 28 days. Compressive strengths are to be determined in accordance with ASTM C-39. The slump shall not exceed 4". 2. Concrete mixing -All transit mixed concrete shall be mixed and delivered in accordance with the requirement of Standard Specifications for ready mixed concrete ASTM C-94. F. Concrete Finishing 1. Broom Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel, and edge to an even hard surface. Score as indicated on drawings. Use a new manila hemp bristle broom. Brush markings on slab in uniform fashion as shown on the drawings. 2. Rock Salt Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Score as indicated on drawings. Hand broadcast rock salt in even distribution and tamp in. Wash off concrete with enough pressure to dissolve rock salt after concrete has set. 3. Pea Rock Retarded Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities.Float to a smooth surface, steel trowel and edge to an even hard surface. Apply surface retardant to finished surface, prior to initial set per manufacturer's recommendations, L.M. Scofield, using sprayer, providing even distribution. Reveal aggregate by using water jet and coarse fiber brush to remove retardant paste from surface, washing thoroughly until surface is clean and exposure is complete and uniform. 4. Hand Seeded Aggregate Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Hand seed surface in uniform fashion over entire area keeping stone 1/2" minimum from edges and expansion joints. Tamp aggregate to a uniform depth below concrete surface. 5. Stamped Concrete -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Apply color hardener 'Lithochrome' by L.M. Scofield by the dry shake method using a minimum of 60 pounds per 100 square feet. Apply in 2 or more shakes and float after each shake. Trowel only after final floating while concrete is still plastic using imprinting tools to make pattern as shown on the drawings. Apply color curing compound 'Lithochrome' color wax by L.M. Scofield Company using roller or sprayer. If 'Bomacron' type surface is shown on drawings, a release agent must be applied prior to texturing the concrete. Color curing compound may be optional, as indicated on the drawings. v,.NDSCAp<' PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT 1:-<_,,'v w,,. Murpf.iy -"/',?, !-....~ C,· -'k ~ SMP * 0 ~-~~ &i ~~ "' -; Signature 7-31-20 ENVIRONMENTAL DESIGN ~~enewal Date 1-8-20 '4-SUMMERS/MURPHY & PARTNERS, INC. u'~ Date _,,,,<~,'?-34197 PACIFIC COAST HWY, SUITE 200 DATE 1"<' OF CALl'ol" DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER 6. Sand Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Prior to set, lightly sponge surface to reveal small surface fines while not exposing aggregate. Alternate method, after initial set, surface to be washed with a diluted solution of muriatic acid and water, and brushed to reveal surface lines. Surface must be continuously wet to avoid acid bum. F. Clean-Up Upon completion of work, remove all forms, debris, material and tools from site. V. BLOCK MASONRY Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all block masonry as shown on the drawings, including but not limited to the following: A. Materials 1. Slump block units meeting grade A, ASTM C-90, concrete block units Grade A, ASTM C-90. 2. Cement -Standard Portland Cement ASTM designation C-150 Type I or 11, low alkali. 3. Sand -Clean, well graded ASTM designation C-144. 4. Water -Water used shall be of potable quality. 5. Steel -Reinforced steel for wall to be Grade 40 deformed bars ASTM designation A-165. 6. Concrete -Class A concrete minimum 2,000 PSI at 28 days. 7. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 4-1/4 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 8. Grout -by volume freshly prepared, uniformly mixed 1 part cement, 3 parts sand, 2 parts pea gravel. B. Laying of Masonry 1. Lay all masonry straight and true to line with vertical joints plumb over each other. Horizontal joints shall be level. Headers and comer units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. D. Cutting of Masonry 1. No cutting of masonry units shall be allowed unless shown on the drawings. E. Grouting of Masonry 1. Grout all cells with vertical steel solid as shown on the drawings. 2. Grout all cells below grade solid. 3. Provide minimum 3/4" between steel reinforcing and blocks. F. Weepholes 1. Open joint weep holes at 32" O.C. maximum on bottom course of retaining walls with 1 cubic foot gravel if shown on drawings or approved drainage system per Structural Engineer's specifications. G. Expansion Joints 1. Provide vertical expansion joints in wall per local code and Structural Engineer's specifications. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, 2 coats. I. Cleaning 1. Clean all masonry work, remove all mortar stains. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VI. BRICK MASONRY Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all brick or stone masonry as shown on the drawings, including but not limited to the following: A. Materials 1. Brick or stone conforming to ASTM A-62 grade MW as shown on the drawings. 2. Cement-Standard Portland Cement ASTM designation C-150, Type II, Ill, or V low alkali single brand throughout. Refer to Soils Engineer's report for recommendations. 3. Sand -Clean, well graded ASTM designation C-144. 4. Water -Water used shall be of potable quality. 5. Steel -Reinforced steel for walls to be Grade 40 deformed bars ASTM designation A-165. 6. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 3 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 7. Grout -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 3 parts sand or 1 part cement, 3 parts sand and 2 parts pea gravel. B. Laying of Brick 1. Lay all masonry straight and true to line with brick vertical joints plumb over each other. Horizontal joints shall be level. Headers and corner units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. CLIENT NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE PLAN PREPARED: JANUARY 8, 2020 DATE INITIAL BY: SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK REVISION DESCRIPTION D. Cutting of Masonry 1. Use masonry saw for brick cuts unless specified otherwise. Bricks cut less than 1/2 length shall not be used. Stone to be cut with chisel and hammer. E. Grouting of Masonry 1. Grout core walls solid as shown on the drawings. 2. Provide minimum of 2-1/2" grout space between double brick walls. Provide minimum 3/4" between steel reinforcing and brick. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, or other as specified by Soils Engineer. I. Cleaning and Sealing 1. Clean all masonry work. Remove all mortar stains. Remove alkali with solution of muriatic acid and water. Apply clear sealer to exposed surfaces if shown on the drawings. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VII. CARPENTRY Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all carpentry as shown on the drawings. A. Materials 1. Wood -rough sawn, resawn, surfaced 4 sides where shown on the drawings, straight, sound, free from marks, pin head knots, sap pockets, slivers, and checks. Select grade or better where shown on the drawings. 2. Douglas Fir, Redwood, Western Red Cedar or as shown on the drawings. 3. Posts, Plates and other at-grade connections to be Redwood, Western Red Cedar or pressure treated Douglas Fir as shown on the drawings. 4. Hardware -column bases -'Simpson Strong Tie' or equal. Post caps and strap ties - 'Simpson Strong Tie' or equal. Joist hangers and heavy angles -'Simpson Strong Tie' or equal. Screws, hinges, nails, bolts, and washers. All hardware material to be galvanized. 5. Stain and paint -as selected and shown on drawings. 6. Concrete -Class A minimum 2,000 PSI at 28 days. B. Rough Carpentry 1. Set all posts, beams, rails and framing plumb and true to line as shown on the drawings. 2. Connections -make all connections as shown on the drawings.Splice lumber at posts only. Utilize all nail and/or bolt holes for all hardware. 3. Ease all top edges of exposed lumber for bench tops, low walls, etc., where surface contact is provided. 4. Post base -set post column base as shown on drawings, providing minimum 1" clear all sides from finished post base to top of paving. 5. Countersink nails and bolts in all locations where surface contact is provided, i.e., bench top etc. VII. METAL WORK Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all metal work where shown on the drawings, including but not limited to the following: A. Materials 1. Steel tubing in sizes shown on the drawings ASTM designation 500 and/or hand forged, cold rolled wrought iron in sizes as shown on the drawings. 2. Hardware -hinges, latches, bolts, washers, screws, etc., to be heavy duty. 3. Concrete -Class A concrete minimum 3,250 PSI at 28 days and/or 'Por-Rock' as shown on the drawings. 4. Paint -Zinc Chromate primer, 'Rustoleum' finish surface coats or equal. 'Metalizing' or galvanizing or powder coating if shown on the drawings. B. Fabrication and Installation 1. Contractor shall make all measurement for fabrication in field prior to starting work. 2. Horizontal bars to taper with grade or step with grade as shown on the drawings. Vertical bars to be plumb. C. Welding 1. Welding to comply with the requirements of standard code for ARC and gas welding. 2. Weld to only clean, rust-free surface. 3. All welds to be continuous and free of cracks, craters and porosity. Tack welds not acceptable. 4. Grind smooth all exposed welds, match adjoining surfaces. 5. Plug all open ends and tops, and weld. D. Painting 1. Prime all metal work with one coat Zinc Chromate primer. 2. Paint all metal work with 2 coats 'Rustoleum' in semi-gloss or flat as shown on the drawings. Paint to be 4 mils minimum dry thickness each. 3. Prime and paint per above, all field welds. E. Protection and Cleanup 1. Protect all existing work from paint overspray. 2. Obtain Fire permit where required for on-site welding. 3. Upon completion of work, remove all scrap iron, debris, materials and tools from site. I SsET I CITY OF CARLSBAD LJ±J PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD CONSTRUCTION SPECIFICATIONS I APPROVED: PLANNING I I II DRAWING NO I DWN BY: SMP PROJECT NO. DATE !NIT/AL DATE INITIAL CHKDBY: SMP OTHER APPROVAL CITY APPROVAL RVWD BY: SMP Underground Service Alert Call, TOLL FREE 1-800 422-4133 TWO WORKING DAYS BEFORE YOU DIG EB NORTH BUILDING B SCALE: 111 = 20' -O" 0 20' 40' 60' 80' Renewal Dote ~ 1-8-20 >l- ul"-1' 1'. Date 'R---~,"?- c OF CALl'O KEY MAP THIS SHEET EE NORTH MAINTENANCE RESPONSIBILITY LEGEND SYM DESCRIPTION PLANTING AREA: PUBLIC RIGHT-OF-WAY -TO BE MAINTAINED BY HOME OWNER'S ASSOCIATION (HOA) RIGHT-OF WAY LINE PLANTING AREA: COMMON SPACE -TO BE MAINTAINED BY HOME OWNER'S ASSOCIATION (HOA) = I I I . I ·g·· "---'--'----' .· I ~. \. F .-~~---'-F7.\~~~~-'c--F . \' > ~ · F ·-. ~,..,.._.~· t1;=i, \a'\~~=;===;:::i;---"~---;:,f •· I\\ •I PREPARED BY: ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 BUILDING A CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE 1: ' .. <. ::, f----/1 I . . _ vf,---~ CLIENT NAME: LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS BNR DEVELOPMENT 7529 VIEJO CASTILLA WAY, CARLSBAD MAINTENANCE RESPONSIBILITY PLAN ADDRESS: 23800 VIA DEL RIO -----~Y'--'O=-'R--'BCCCAC-'-=L"'IN'-"DCC.A'-'L.., ..=cCccAc_. _,9c.=2ccc8.=.87.,_ f---~--1--------------------l---.l----1-----L-----1 I A_P_P_R_o_v_ED_: ____________ ----- TELEPHONE: 714.692.9120 . PLANNING :::=====::::-::============ DATE PLAN PREPARED: BY: _D_AT_E-"_I_NI_TIA_L--1--_D_A_TE_,._IN_IT_IA__,L .~ H~s~N~~Bic:~·c_· ==~~=~=:J . __ P_R_O_J_E_CT-NO_. __ _jl I DRAWING NO. I OTHER APPROVAL CllY APPROVAL L-_ . . . JANUARY 8, 2020 SUMMERS/ MURPHY & PARTNERS, INC. DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION '11 \ -v, -, ·,·,·~><l'.l \ I · EXISTING MUL Tl-TRUNK GEL TIS TREE . -TO BE REMOVED EXISTING MULTI-TRUNK CELTIS TREE -TO BE REMOVED :: I \i)l--'.'--~==:=:::::!:~'f'---'-t:='===='='==='==!:=='=='==::1:::;-',~~~~~ I y:.,•/: BUILDING D . . . . . . . . . . . . . . . . .... I · .. ·_ ·.· ... ·.·•·••···• .. ·· < · ·· ... · .. ·.·.· -. •·-< -·.·••·.·.•····· ... ·.·.r···~-i--c-c~ . . . . . j . . •"•I• ·········"···· .. •···.•·•· .. 22 .. ·•.•••·i )).•.t· .. / .:.:0··.•>···••;rc<>;'.'>:c ;.,.,<;•••··••·•·•·.·.···•.· ·•·····•· 1Jndergro1md Service Alert Call, TOLL FREE 1·800 422-4133 EB NORTH -----·-·· ---·---- SCALE: 1" = 1 O' -O" 0 10' 20' 30' 40' PREPARED BY: SMP ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 I i + BUILDING E + PROPOSED SUMP PUMP LOCATION -REFER TO CIVIL ENGINEER'S PLANS,TYP. BUILDING C CARLSBAD MUNICIPAL WATER DISTRICT CLIENT NAME: ADDRESS: C7 BNR DEVELOPMENT 23800 VIA DEL RIO PROPOSED 2" WATER SERVICE & METER W / BACKFLOW EXISTING SEWER LINE PROPOSED SEWER LATERAL FOR BLDG. A, B & D RIGHT-OF WAY LINE EXISTING SEWER LINE TREE NOTES: ANY TREE LOCATED WITHIN A VEHICULAR SIGHT LINE MUST HAVE ALL LIMBS REMOVED TO A HEIGHT OF SIX (6) FEET ABOVE ADJACENT TOP OF CURB. STREET TREES SHALL BE LOCATED: A. A MINIMUM OF SEVEN (7) FEET FROM !WY SEWER LINE. B. IN AREAS THAT DD NOT CONFLICT WITH PUBLIC UTILITIES. C. OUTSIDE OF SIGHT DISTANCE AREAS. D. WITHIN THE STREET RIGHT-OF-WAY. NOTES: 1. I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFYTHATTHEPLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. 2. ALL PLANTING AREAS TO HAVE MINIMUM 2% GRADE POSITIVE SURFACE DRAINAGE AWAY FROM STRUCTURES AND AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILfrlES AND PROVIDE APPROPRIATE SCREENING. KEY MAP THIS SHEET ~ --,:ji I .I I/ EB N.T.S. NORTH TREE LEGEND (PLANT QUANTITIES FOR THIS SHEET ONLY) SYM BOTANICAL/COMMON NAME SIZE FORM WUCOL QTY. ~ 0 0 0 0 -( \ '---./ ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM BAMBUSA TEXTILIS WEAVER'S BAMBOO BAMBUSA TEXTILIS WEAVER'S BAMBOO BRAHEA EDULIS GUADALUPE PALM LAURUS NOBILIS SWEET BAY PODOCARPUS GRACILIOR FERN PODOCARPUS (SYMMETRICAL FORM) EXISTING TREE, TYP. (APPROXIMATE LOCATION) VINE LEGEND 16' BTH 15" BOX 24" BOX 25' BTH 24" BOX 60" BOX 3TRUNK MULTI UPRIGHT MULTI- CANES MULTI- CANES LOW BRNCH NAT. LOW BRNCH MULTI TRUNK M -SEE NOTE ON PLAN M M M L L (PLANT QUANTITIES FOR THIS SHEET ONLY) 8 43 2 10 1 SYM BOTANICAL/COMMON NAME SIZE WUCOL QTY. DISTICTIS BUCCINATORIA RED TRUMPET VINE 5GAL. M 25 'VINES TO BE PLANTED AND TRAINED TO CASCADE OVER & DOWN FACE OF FRONT RETAINING WALL PLANTING NOTES: SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 •• COVER CROP I REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. B. STANDARD #2 •• GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTIED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OFTHE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES-6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP),#2AND#3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP), #2, #3, AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDfrlONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD TREE PLANTING LAYOUT YORBA LINDA, CA. 92887 1----+---+--------------------+---+-----+------+----l I APPROVED: I TELEPHONE: _________ 7~1~4~.6~9=2=.9~1=20 J-----+---t-----------------J----t----+----t-------l PLANNING DISTRICT ENGINEER DATE DATE PLAN PREPARED: ---cc==~==~J~A~NU"'A~R=Y~8~, 2~02=0 I--D_AT_E _ _,_1N_IT_IA_L-j BY: ---------~S~UM~M~E~R~S~/~M~UR~P~HY~&~P~A~RTN=E~RS~•~IN=C. DESl'GNER OF WORK REVISION DESCRIPTION I II DRAWING NO. I DWN BY: SMP PROJECT NO. DATE INITIAL DATE INITIAL CHKD BY: SMP OTHER APPROVAL CllY APPROVAL RVWDBY: SMP ,---------------------, ' ' ' ' ' ' ;--------------" ' ' ' ,---------------------------------------------------------------~ ~----7 ,--------------7 _____________ .J ----------------------------------------------------------------, ELEVATION VIEW -A SCALE: 1" = 10'-0" I I I I I I I I I I I I ' -----~----~---------______ _J L _________________ _ ' ' ' ' ' ··/ - '3~~~~y~~~11~~·~/~···,~~~~-~ I I Unde r ground Service Alert ~~ ~ Call, TOLL FREE i~ @ ('!/~DI ~ 1-800 422-4133 TWO WORKING DAYS BEFORE YOU DIG -- EB SCALE: NORTH 0 BUILDING B 1" = 1 O' -O" 10' 20' , . -- 30' 40' c,_.- + + 0 + + : . . : , . ' ,. ' . '• ' . . . . . . ---- \)'N0SC4p PREPARED BY: ~<,_,~ w,. Murp;,_y (" "1-?. ;.,._<,,; C,· 4: ~ s ,.. 0 I /JIQ / ~ lw ,f' ~ 0 ~ ~ Signature 7-31 -20 ENVI RONMENTAL DESIGN ~eo,wolDo~ 1-8-20 * SUMMERS/MURPHY & PARTNERS, INC. Dote ~"'-'.(-34197 PAC IFIC COAST HWY, SUITE 200 OF CAUl'O" DANA POINT CA 92629 (949) 443-1446 RIGHT-OF WAY LINE PROPOSED STORM DRAIN LINE -REFER TO CIVIL ENGINEER'SPLANS,TYP. ANY TREE LOCATED WITHIN A VEHICULAR SIGHT LINE MUST HAVE ALL LIMBS REMOVED TO A HEIGHT OF SIX (6) FEET AB0VEADJACENTTDP OF CURB. BUILDING A CARLSBAD MUNICIPAL WATER DISTRICT CLIENT NAME: ADDRESS: TELEPHONE: ' ' ' ' . . 1: ·. ·-·~--~a-J- ~ O · I I BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692.9120 DATE DATE PLAN PREPARED: JANUARY 8, 2020 DISTRICT ENGINEER BY: SUMMERS/ MURPHY & PARTNERS, INC. DATE PROPOSED FIRE SPRINKLER SERVICE FOR BLDGS. A THRU E PROPOSED 2" WATER SERVICE & METER W / BACKFLOW PROPOSED 1" WATER SERVICE & METER W / BACK FLOW FOR IRRIGATION INITIAL TREE NOTES: ANY TREE LOCATED WITHIN A VEHICULAR SIGHT LINE MUST HAVE ALL LIM BS REMOVED TO A HEIGHT OF SIX (6) FEET ABOVE ADJACENT TOP OF CURB. STREET TREES SHALL BE LOCATED: A. A MINIMUM OF SEVEN (7) FEET FROM ANY SEWER LINE. B. IN AREAS THAT DO NOT CONFLICT WITH PUBLIC UTILITIES. C. OUTSIDE OF SIGHT DISTANCE AREAS. D. WITHIN THE STREET RIGHT-OF-WAY. NOTES: 1. I AM FAMILIAR WITH THE REQU IREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TD PROVIDE EFFICIENT USE OF WATER. 2. ALL PLANTING AREAS TD HAVE MINIMUM 2% GRADE POSIT~E SURFACE DRAINAGE AWAY FROM STRUCTURES AND AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL KEY MAP I I I -------~---rr N.T.S. ~THIS SHEET EB NORTH TREE LEGEND (PLANT QUANTITIES FOR THIS SHEET ONLY) SYM BOTANICAL/COMMON NAME SIZE FORM WUCOL QTY. ~ 0 0 0 0 ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM BAMBUSA TEXTILIS WEAVER'S BAMBOO BAMBUSA TEXTILIS WEAVER'S BAMBOO BRAHEA EDULIS GUADALUPE PALM LAURUS NOBILIS SWEET BAY PODOCARPUS GRACILIOR FERN PODOCARPUS (SYMMETRICAL FORM) EXISTING TREE, TYP, (APPROXIMATE LOCATION) VINE LEGEND 16' BTH 3TRUNK M 4 15" BOX 24" BOX 25' BTH 24" BOX 60" BOX MULTI UPRIGHT MULTI- CANES MULTI- CANES M M L LOW L BRNCH NAT. LOW M BRNCH MULTI TRUNK • SEE NOTE ON PLAN (PLANT QUANTITIES FOR THIS SHEET ONLY) 10 18 1 4 SYM BOTANICAL/COMMON NAME SIZE WUCOL QTY, DISTICTIS BUCCINATORIA RED TRUMPET VINE SGAL. M 7 • VINES TO BE PLANTED AND TRAINED TO CASCADE OVER & DOWN FACE OF FRONT RETAINING WALL PLANTING NOTES: SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 -COVER CROP /REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RA TE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO TH E SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. B. STANDARD #2 -GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATER IAL AND SPACED TD PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 -TREES AND/OR LARG E SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES --6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1 . B. 3' TD 8' IN VERTICAL HEIGHT REQUIRES STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP),#2 AND#3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP),#2,#3,AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TD THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDlA.TE TREATMENT. I SaET I CITY OF CARLSBAD Lffi PLANN ING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD TREE PLANTING LAYOUT I APPROVED: PLANNING I OWN BY: SMP I PROJECT NO. II DRAWING NO I DATE INITIAL CHKD BY: SMP CITY APPROVAL RVWDBY: SMP ,; J ,. ' ' Undergro1.md Service Alert EB SCALE: k~~ Call, TOLL FREE ½~ i½("-.._ !. V6'\ :~]?' ~ ' ~', I"" L I '· \ ! ' 1-800 \ \/"~')!} 422-4133 \ "I I NORTH ~- 0 TWO WORKING DAYS BEFORE YOU DIG BUILDING D 1 " = 1 O' -O" 10' 20' 30' 40' IJ<NDSCAp <J:..S\J ~. Murpry.Y '(' -1-1>, ,__<,; C· 1: '1c " ~ 0 '-~~~ &J! i~ 0: -a Signature 7-.31-20 ~~cewol~~ 1-8-20 * Date ~,'?' 11' Op CAUfO PREPARED BY: SM J ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 BUILDING E PROPOSED SUMP PUMP LOCATION -REFER TO CIVIL ENGINEER'S PLANS,TYP. BUILDING C CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE CLIENT NAME: ADDRESS: TELEPHONE: DATE PLAN PREPARED: BY: --------------~· ~----------------- BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692.9120 JANUARY 8, 2020 SUMMERS/ MURPHY & PARTNERS, INC. DATE PROPOSED 2" WATER SERVICE & METER W / BACKFLOW EXISTING SEWER LINE PROPOSED SEWER LATERAL FOR BLDG. A, B & D RIGHT-OF WAY LINE EXISTING SEWER LINE JNJTJAL NOTES: 1. I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAFE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFYTHATTHEPLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. 2. ALL PLANTING AREAS TO HAVE MINIMUM 2% GRADE POSITIVE SURFACE DRAINAGE AWAY FROM STRUCTURES AND AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. LANDSCAFE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL KEY MAP ,,-THIS SHEET ji I i 1 Lt--- ,J ~ i I E8 N.T.S. NORTH SHRUB LEGEND (PLANT QUANTITIES FOR THIS SHEET ONLY) SYM BOTANICAL/COMMON NAME AGAVE ATTENUATA FOX TAIL AGAVE AGAPANTHUS ORIENTALIS BLUE LILY OF THE NILE ALOE BARBADENSIS ALOE VERA ASPARAGUS D. 'SPRENGER!' ASPARAGUS FERN CALAMAGROSTIS 'KARL FOERSTER' FEATHER REED GRASS DODONAEA VISCOSA GREEN HOP-BUSH HESPERALOE P. 'BRAKELIGHTS' BRAKELIGHTS RED YUCCA LOMANDRA LONGIFOLIA 'ROMA13' PLATINUM BEAUTY LOMANDRA PHILODENDRON SELLOUM TREE PHILODENDRON PHILODENDRON XANADU XANADU PHILODENDRON PODOCARPUS MACROPHYLLUS YEW PODOCARPUS STRELITZIA JUNCEA NARROW-LEAFED BIRD OF PARADISE TECOMA STANS 'GOLD STAR' YELLOW BELLS PLANTING NOTES: GAL. 5GAL. 5 GAL 5GAL. 5GAL. 5GAL. 15 GAL. 5GAL. 5GAL. 5GAL. 5GAL. 15 GAL. 5GAL. 5 GAL. WUCOL L M L M M L L L M M M L L QTY. 65 49 99 21 14 29 98 46 44 204 15 22 12 SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. ST AND ARD #1 --COVER CROP / REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT TI-lE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. TI-lE COVER CROP SHALL BE AFPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15AND AFRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED TI-lE REMAINDER OF TI-lE YEAR. B. ST AND ARD #2 ·-GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITI-l A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGEWITI-llN ONE YEAR). C. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200)SQUARE FEET. SLOPES-· 6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENTTO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP),#2AND#3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP), #2, #3, AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITI-l TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITI-llN 6 MONTI-IS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETIERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO TI-lE PUBLIC DR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. I SgET I CITY OF CARLSBAD Lill PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD SHRUB PLANTING LAYOUT I APPROVED: PLANNING I I II DRAWING NO. I 1. OWN BY: SMP PROJECT NO. DATE INITIAL I CHKD BY: SMP RVWD BY: SMP CITY APPROVAL 1Gi!. x >.·.•. r:.:f'/;} . I ••••• • I A i~~ d ,r:y>•I :---~:t:;t\ ~' ,' _-:, ;_i Jif·t: ',,_ Underground Service Alert TWO WORKfNG DAYS BEFORE YOU DIG EB NORTH BUILDING B , '· ·_. ' ·," ' .. !'._' ,·· 1"·' : ··_-: •. - .-•1t.r- "'\,;c~-:t'.>~~:~ SCALE: 1" = 1 O' -O" 0 10' 20' \ .... . I I . •. I •• •• I 30' 40' PREPARED BY: SM 1 ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 RIGHT-OF WAY LINE PROPOSED STORM DRAIN LINE -REFER TO CIVIL ENGINEER'SPLANS,TYP. ,+ BUILDING A 1-; -~ CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER CLIENT NAME: ADDRESS: TELEPHONE: DATE DATE PLAN PREPARED: BY: I Q I I Q I, ' Q Q BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692.9120 JANUARY 8, 2020 SUMMERS/ MURPHY & PARTNERS, JNC. DATE PROPOSED FIRE SPRINKLER SERVICE FOR BLDGS. A THRU E PROPOSED 2" WATER SERVICE & METER W / BACKFLOW PROPOSED 1" WATER SERVICE & METER W / BACKFLOW FOR IRRIGATION INITIAL NOTES: 1. I AM FAMILIAR WITH THE REQUIREMENTS FOR lANDSCAPE AND IRRIGATION PlANS CONTAINED IN THE CITY OF CARLSBAD'S lANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PlAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE lANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFYTHATTHEPlAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. 2. ALL PLANTING AREAS TO HAVE MINIMUM 2% GRADE POSITIVE SURFACE DRAINAGE AWAY FROM STRUCTURES AND AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. lANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL KEY MAP ~THIS SHEET EB N.T.S. NORTH SHRUB LEGEND (PLANT QUANTITIES FOR THIS SHEET ONLY) SYM 0 0 ~ 8 © 0 BOTANICAUCOMMON NAME AGAVE ATTENUATA FOXTAIL AGAVE AGAPANTHUS ORIENTALIS BLUE LILY OF THE NILE ALOE BARBADENSIS ALOE VERA ASPARAGUS D. 'SPRENGER!' ASPARAGUS FERN CALAMAGROSTIS 'KARL FOERSTER' FEATHER REED GRASS DODONAEA VISCOSA GREEN HOP-BUSH HESPERALOE P. 'BRAKELIGHTS' BRAKELIGHTS RED YUCCA LOMANDRA LONGIFOLIA 'ROMA13' PLATINUM BEAUTY LOMANDRA PHILODENDRON SELLOUM TREE PHILODENDRON PHILODENDRON XANADU XANADU PHILODENDRON PODOCARPUS MACROPHYLLUS YEW PODOCARPUS STRELITZIA JUNCEA NARROW-LEAFED BIRD OF PARADISE TECOMA STANS 'GOLD STAR' YELLOW BELLS PLANTING NOTES: GAL. 5 GAL. 5GAL. 5GAL. 5GAL. 5GAL. 15 GAL. 5GAL. 5GAL. 5GAL. 5GAL. 15GAL. 5GAL. 5GAL. WUCOL L M L M M L L L M M M L L QTY. 17 115 41 9 32 43 50 12 33 4 SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 -COVER CROP / REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS TYPE OF REINFORCED STRAW MATTING SHALL BEAS APPROVED BY THE CrTY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PlANTING OCCURS BETWEEN AUGUST 15AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. B. STANDARD #2-GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PlANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PlANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD#3-LOWSHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200)SQUARE FEET. SLOPES --6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBUCWALKSORSTREETS REQUIRE AT MINIMUM STANDARD#1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2AND#3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP),#2, #3, AND#4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD#1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD SHRUB PLANTING LAYOUT !APPROVED: PLANNING I OWNBY: SMP I PROJECT NO. II DRAWING NO. I DATE INITIAL CHKD BY: SMP C!TY APPROVAL RVWDBY: SMP SECTION VIEW :_ Tl,;"•_'_J . I I I I I I I I 1' I ~I. ---1 SCALE: 1/2" = 1'-0" 2x ROOTBALL DIA. 5' t 5' TREE--..:I TRUNK -'1.---l----=~ ~-PLANTER -__:~l~==::::=~~::::::=ROOT CONTROL PLAN VIEW NOTTO SCALE LEGEND BARRIER SIDEWALK CURB 1. CONCRETE PAVING -REFER TO PLANS 2. ONE PIECE, MOLDED AND RIBBED ROOT BARRIER. RIBS TO BE A MINIMUM OF 1/8" WIDE x 1/2" DEEP, AND FACING THE TREE. ROOT BARRIER TO BE MADE OF POLYETHYLENE PLASTIC W/UL TRAVIOLET INHIBITORS, .085" THICK MIN. 24" DEEP x 1 O' LONG (5' EACH SIDE OF TRUNK) INSTALL WITH TREES 6' FROM ANY HARDSCAPE.REFER TO PLAN ABOVE. 3. ROOTBALL 4. AMENDED BACKFILL MIX 5. NATIVE SUBGRADE NOTES: -FOR PLANTING, REFER TO TREE PLANTING DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. ....J :§ a UJ ....J <( =:i a UJ . I, Ii 111 'I-Ill -111-'II I 111 -'«----' I= -1 1 1 1 m---+-4. ---'---1 ---------1-------l -1• SECTION VIEW SCALE: 1/2" = 1 '-0" 2x ROOTBALL DIA. PREVAILING WIND ;-t ,I 71 71 71 12" 12" PLAN LEGEND 1. 'CINCH-TIE' BY V.I.T. CO. (619) 673-1760 2. LODGEPOLE PINE STAKE COPPER NAPHTHENATE IMPREGNATED. 2-1/2" DIA. x 12' LONG FOR24" BOX AND SMALLER. 3. 12" DIA. MINIMUM, 2" THICK MULCH RING AROUND BASE AT TURF AREAS 4. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE 5. 3" HIGH WATER BASIN -SEE SPECS 6. FINISH GRADE 7. PLANTING TABLET -SEE SCHEDULE FOR QTY. 8. BACKFILL MIX -SEE SOILS REPORT 9. ROOTBALL 10. NATIVE SUBGRADE NOTE: MIN. TWO TIES (TOP & BOTTOM) REQUIRED. USE THIRD TIE WHEN NECESSARY TO HOLD TREE IN UPRIGHT POSITION. TIES TO BE SECURED TO AVOID SLIPPAGE (WRAP STAKE TO FORM FIGURE EIGHT. NAIL W/ (1) GALV. NAIL THROUGH EACH TIE INTO POLE. FOR 24" BOX TREES OR SMALLER F ROOT CONTROL BARRIER D DOUBLE STAKED TREE PLANTING G NOTE: ATTACH GUYS TO MAJOR TRUNKS ONLY. SECTION VIEW SCALE: 1/2" = 1'-0" TREE GUYING PLANTING TABLET SCHEDULE GRO-POWER PLANTING TABLETS FOR CONTAINER-GROWN PLANTS 1 GALLON CONTAINER RECEIVES .2-3 3 GALLON CONTAINER RECEIVES 3-6 5 GALLON CONTAINER RECEIVES ,6-9 ?GALLON CONTAINER RECEIVES . 8-10 10 GALLON CONTAINER RECEIVES .10-12 15 GALLON CONTAINER RECEIVES . 12-15 TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS PLAN VIEW SCALE: N.T.S. LEGEND 1. (3) 3/4" BLACK RUBBER HOSE 2. 1/2x6 LONG GALVANIZED STEEL TURNBUCKLE 3. 3/32" BRAIDED CABLE W/ 1/2"x3' LONG PVC TUBING 4. (3) 'DUCKBILL' EARTH ANCHORS. MFG. BYV.I.T. PRODUCTS 619.673-1760 5. ROOT BALL NOTES: FOR PLANTING, REFER TO TREE PLANTING DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. FOR 36" BOX TREES AND LARGER ~ ;J 'I . 111 ~ ~ -1 I I I Big -I 11_~:g o.,._o:: __ 1[ 11 '-7",6:~~~~ -'I I 'tl±Ht-~ -1 I I SECTION VIEW NOTTO SCALE 2X ROOTBALL DIA. E TREE PLANTING SOD LAWN SOD LAWN SHALL BE AG-1 HYBRID BERMUDA AVAILABLE FROM A-G SOD FARMS (888) 800-8483. SOILS REPORT AT THE CONCLUSION OF ROUGH GRADING AN AGRONOMIC SOILS REPORT SHALL BE PREPARED BY THE OWNER AND FURNISHED TO THE CONTRACTOR, AND ALL RECOMMENDATIONS FROM SUCH REPORT SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF ALL PLANTING AREAS. SOIL MIXTURE SOILS ANALYSIS SOIL ANALYSIS SUBMITTED TO THE CITY SHOULD INCLUDE THE FOLLOWING: SOIL TEXTURE PERCENTAGE OF ORGANIC MATTER SOIL INFILTRATION RATE (MEASURED OR DERIVED FROM SOIL TEXTURE/ INFILTRATION RATE TABLES) PH AND TOTAL SOLUBLE SAL TS LEGEND 1. (1) 8" 'ARBOR GUARD' FOR EACH TREE IN TURF BY DEEP ROOT CORP. (714) 898-0563. 2. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE. 3. 3" HIGH WATER BASIN-SEE SPECIFICATIONS 4. FINISH GRADE 5. BACKFILL MIX -SEE SOILS REPORT. 6. PLANTING TABLET -SEE SCHEDULE FOR QTY. 7. ROOTBALL 8. _ NATIVE SUBGRADE 9. 4" DIA. FLEXIBLE PERFORATED DRAIN PIPE ENCIRCLING BASE OF PLANTING PIT. CONNECT TO VERTICAL PIPE. SURROUND PIPE WITH FILTER FABRIC. 10. 4" DIA. VERTICAL PERFORATED DRAIN PIPE. CONNECT TO PIPE AT BASE OF PIT AND CAP AT SURFACE. SURROUND PIPE WITH FILTER FABRIC. 11. 2" LAYER OF MULCH ORGANIC TOP DRESSING ALL PLANTING BEDS TO RECEIVE A LAYER OF ORGANIC TOP DRESSING 'FOREST FLOOR', O"-2" CUT. -SHRUB AREAS TO RECEIVE: 3" LAYER MINIMUM -GROUNDCOVER AREAS TO RECEIVE: 1 1/2" LAYER MINIMUM AVAILABLE FROM: AGUINAGA FERTILIZER (949) 786-9558 LEGEND 1. 1, 5, OR 15 GALLON SHRUB 2. 2" LAYER OF MULCH 3. 3" WATER BASIN 4. FINISH GRADE 5. AMENDED SOIL FOR PLANTING 2x ROOTBALL DIA. SECTION VIEW NOTTO SCALE 6. 7. 8. 9. -SEE SOILS REPORT PLANT PIT EXCAVATION PLANTING TABLETS -SEE SCHEDULE FOR QTY. ROOTBALL NATIVE SUBGRADE A SHRUB PLANTING B + + + + + + + + + + + + + + + + + ~ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + TT\i~3 .. ~TTlf3nTTl,31TTl13nTT:131TT:lf3iTT:ll,3nrr:1.3nrr:13Jrr:11_3Jrr:13J~1e~n~1.~0~1~~n~,.~n~1_.~n~1~R~-~0 LEGEND 1. SHRUB PLANTING FROM CONTAINER 2. 2" DEEP MULCH 3. FINISH GRADE 4. PREPARED BACKFILL (SEE SPECIFICATIONS FOR TYPE AND DEPTH) EDGE OF PAVING, SIDEWALK, WALL, OR CURB • • • • • • • NOTES: • • • • • • -LOCATE PLANTS SPACED EQUAL DISTANCE (D) FROM EACH OTHER AS SHOWN -D -AS NOTED ON PLAN. GROUNDCOVER PLANTING AG 9-4 ARBORGARD+ TREE TRUNK PROTECTOR SPECIFIED ARBORGARD IS A TREE TRUNK PROTECTOR TO PREVENT DAMAGE BY STRING TRIMMERS, LAWN MOWERS AND RODENTS. SINGLE PROTECTOR FITS TRUNKS UP TO 4" IN DIAMETER, JOIN TWO TOGETHER FOR LARGER TREES. A. MATERIALS THE CONTRACTOR SHALL FURNISH AND INSTALL TRUNK PROTECTORS AS SPECIFIED. THE TRUNK PROTECTOR SHALL BE EITHER PRODUCT# AG 9-4 AS MANUFACTURED BY DEEP ROOT PARTNERS, L.P., 81 LANGTON STREET, SUITE 4, SAN FRANCISCO, CA 94103 (800-458-7668), OR APPROVED EQUAL. THE PROTECTOR SHALL BE RECYCLABLE POLYETHYLENE WITH A 0.060" (1.52 MM) WALL THICKNESS. U.S. DESIGN PATENT# 329,296 B. INSTALLATION 1. SAPLING TREES: UNCOIL A SINGLE ARBORGARD+ AND PLACE AROUND BASE OF TREE. FOR COMPLETE PROTECTION BE SURE FLARED END IS TOUCHING THE GROUND. 2 MATURE TREES: TO COUPLE TWO OR MORE ARBORGARD+ TOGETHER PUSH THE TABS THROUGH THE SECOND ARBORGARD+ FROM THE INSIDE SO THE TABS SHOW ON THE OUTSIDE AS ILLUSTRATED. C ARBOR GUARD 111111 rn1111 1000 II 20"-24" BOX RECEIVES . 14-16 30" BOX RECEIVES . 16-18 TABLETS TABLETS SOIL MIXTURE AND ANY AMENDMENT ADDITIVES SHOULD BE PROVIDED FOR BID PURPOSES ONLY. l------+-----+-----------1------+--+--------+----1L1i:J____Jc_1r_v_o_Pf_NN_g_!_~_~_ss_A_o____J~ 36"BOX RECEIVES . 18-20 TABLETS 42" BOX RECEIVES .20-22 TABLETS 48" BOX RECEIVES .22-24 TABLETS 60" BOX RECEIVES . 32-36 TABLETS LARGER SIZES: FOR EACH 1/2" CALIPER USE: 3-4 TABLETS H PLANT TABLET SCHEDULE & NOTES PREPARED BY: SMP ENVIRONMENTAL DES!GN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 CARLSBAD MUNICIPAL WATER DISTRICT DATE DISTRICT ENGINEER ________ _ CLIENT NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE PLAN PREPARED: JANUARY 8, 2020 BY: SUMMERS/ MURPHY & PARTNERS, INC. DATE INITIAL DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD PLANTING DETAILS I APPROVED: PLANNING I OWNBY: SMP I PROJECT NO. II DRAWING NO. I CHKDBY: SMP RVWDBY: SMP I. GENERAL SITE PLANNING The Owner shall have a soil analysis made after completion of the rough grading. The Contractor shall incorporate all soil amendments and fertilizers prescribed herein. The soil preparation specified below shall be adjusted according to the analysis, after approval from landscape architect. A. Weed Control for Lawn, Shrub & Ground Cover Areas (Except Slopes) 1. Remove all existing weeds from surface. Remove all roots of Bermuda-Johnson Grass, etc. and dispose of off site. 2. Install irrigation. 3. Fertilize all shrub/ground cover areas. Apply 1 0 lbs. of 16-20-0 commercial fertilizer per 1,000 sq. ft. or as directed by soils report. 4. Water all shrub/ground cover areas for three (3) weeks to germinate weed seeds. Apply water at low rate to avoid erosion. 5. Licensed applicator shall apply systemic weed killer to all planting areas per manufacturer's specifications. B. Soil Preparation & Finish Grading 1. Rough grade: Site to be received by Landscape Contractor to within 1 /1 0 foot plus or minus by owner based upon Civil Engineer's grading plan. 2. Finish grade: Finish grading to consist of grading, raking and hand work necessary to achieve desired contour and flow line patterns, based upon Civil Engineer's plans, resulting in evenly finished surfaces free of debris and litter. 3. Spread over all lawn, shrub and ground cover areas, amendments and fertilizer prescribed in soils report. Thoroughly mix into soil to depth to of 6" or more and fine grade. Shape mounds as shown on plans. Contractor to import soil necessary to attain design grades and berms, all import soil shall be free of weeds, debris, and have balanced Ph. Smooth and even grading without depressions or high spots, to provide smooth and even surfaces for proper drainage. Final grade shall be 1" below walk/top of curb. Remove from the site all stones over 2" in size. C. Planting Plant trees, shrubs and ground cover as called for where indicated on Planting Plan and as detailed on Planting Detail sheet. Substitutions of plants will not be accepted unless approved by Landscape Architect. 1. Ground Cover -Flats and/or Cuttings All plant materials specified as rooted cuttings or flat stock on Planting Plan shall remain in the flats until time of transplanting. The flat soil shall contain sufficient moisture so that soil does not fall apart when lifting plant from flat. Ground cover plants shall not allowed to dry out before or while being planted. Roots shall not be exposed to the air except while actually being planted. Wilted plants will not be accepted. At the time of planting, the soil around each plant shall be firmed sufficiently to force out air pockets. Plants to be planted in triangular spacing as specified O.C. (On Center). All cuttings shall be minimum of 6" long. Install plants in 6" X 6" planting pits. Water immediately after each planting until one inch of water penetration is obtained. Care shall be exercised at all times to protect the plants after planting. Any damage to plants by trampling or other operations of this contract shall be repaired immediately. 2. Shrub & Trees Plant all container-grown plants in planting pits, two (2) times wider and two (2) times deeper than the container, as directed on Planting Detail sheet. Thoroughly mix 1/3 organic backfill (Nitrolized Redwood Shavings or equal) and the amendments specified in the soils analysis with the site soil, prior to backfilling of planting pits. Install Plant Tablets, per the manufacturer's instructions and as detailed on Planting Detail Sheet. Contractor shall construct basins around all trees not in lawn areas; basins shall not exceed top of root ball crown. 3. Top Dressing Top dress all ground cover and shrub areas with 2" thick layer of OGG (Organic Ground Cover), to be specified on all planting plans. 4. Staking Stake all trees as detailed on Planting Detail Sheet. D. Special Backfill Mixes 1. Azaleas -Use 80% coarse Peat Moss, and 20% clean top soil. 2. Camellias & Ferns -Use 50% Peat Moss, 25% Forest Humus and 25% Site Soil 3. Pots and Planters -Use Kellogg's Indoor Planter Mix. E. Sod -See Planting Details Sheet for sod type. 1. Areas shall have a smooth and continual grade between existing or fixed controls, such as: walks, curbs, catch basins. Roll, scarify, rake and level as necessary to obtain true, even soil structure. 2. Apply fertilizers as specified on Planting Detail Sheet and mix into the soil. 3. Sod shall be installed the same day it is delivered. Sod shall not be left on pallets in the hot sun. Contractor shall be responsible for any and all damage to sod not installed on day of delivery. 4. Unroll sod carefully and place in staggered pattern of strips. Sod shall be installed against adjacent strips to eliminate joints and edges. 5. Trim sod to conform to lawn shapes designated in the Planting Plan. 6. After sod is laid, it shall be irrigated thoroughly to provide moisture penetration to at least 6" into prepared soil. 7. All sod in sodded areas shall be handled and laid in a high standard workmanship manner. All ends, joints, and cuts shall fit tightly so that there are no voids and the final appearance is one of a continuous lawn. Sections of sod less than 18" long or 9" wide shall not be used. 8. No sod area will be accepted until approved by the Landscape Architect. F. Hydroseed Turf Hydroseed all areas designated as 'Hydroseeded Turf'. See Planting Detail Sheet for type and quality of seed mix, fertilizer and additional amendments. 1 . Application a. Equipment: Hydraulic equipment used for the application of the fertilizer, seed, and fiber pulp, shall be of the 'Super Hydro-Seeder' type as approved by the Landscape Architect. This equipment shall have a built-in agitator system and operating capacity sufficient to agitate, suspend, and homogeneously mix a slurry containing not less than 40 lbs. of fiber mulch plus a combination of 7 lbs. fertilizer solids for each 100 gallons of water. The slurry distribution lines shall be large enough to prevent stoppage and shall be equipped with a set of hydraulic spray nozzles which shall place the slurry tank and spray nozzle within sufficient proximity to be seeded. b. Preparation: The slurry preparation shall take place at the site of work and shall begin by adding water to the tank when the engine is at half throttle. When the water level has reached the heights of the agitator shaft, good circulation shall be established and at this time the seed shall be added. Fertilizer shall then be added, followed by fiber mulch. The fiber mulch shall be added to the mixture after the seed and when the tank is at least one-third filled with water. All fiber mulch shall be added by the time the tank is two-thirds to three-fourths full. Spraying shall commence immediately when tank is full. c. Application: Apply hydro-mulch in the form of a slurry consisting of wood cellulose fiber, seed, chemical additives, commercial fertilizer and water. When hydraulically sprayed on the soil surface, the hydromulching shall form a blotter-like ground cover impregnated uniformly with seed and fertilizer and shall allow the absorption of moisture and rain fall and percolation to the underlying soil. Remove construction. Leave site broom-clean. II. GENERAL SLOPE PLANTING The Owner shall have a soil analysis made after completion of rough grading. The Contractor shall incorporate all soil amendments and fertilizers prescribed herein. The soil preparation specified below shall be adjusted accordingly to the analysis after approval from the landscape architect. A. Planting Preparation 1. Slope Texturing a. Cut Slopes: These surfaces shall be roughened in a horizontal direction following the contour of the slope. The roughened texture shall be made by hand raking or similar mechanical means. b. Fill Slopes: These surfaces shall be compacted and finished and also roughened in a horizontal direction following the contour of the slope. The roughened texture shall be made by hand raking or similar mechanical means. 2. Weed Eradication Procedures a. Manually remove all existing vegetation and dispose of it off-site. b. Fertilize all planting areas with fertilizer based on Soil Labs recommendations. (See Planting Detail Sheet). Add any and all soil amendments as required, per the soil analysis. Begin watering process to activate fertilizer and additive chemicals. c. Water all planting areas thoroughly and continuously for a period of two (2) consecutive weeks. The Landscape Architect shall approve specific watering duration and frequency program designed to germinate all residual weed seeds. d. Discontinue watering process for two (2) days, then apply recommendation by licensed applicator, if perennial weeds appear on the slopes. If annual weeds appear use straight contact herbicide as per the pest control advisor's recommendations. No water shall be applied for a minimum of four (4) days following application of contact weed killer. e. Allow sufficient period of time to insure that all weeds are dead. f. Water all planting areas thoroughly and continuously for a period of three (3) weeks. A shorter watering period may be permissible at the discretion of the Landscape Architect and/or the pest control advisor. Discontinue the watering process for one (1) day prior to the second application of the herbicide spraying. Re-apply the spraying operation with a straight contact weed killer, as per the pest control advisor's recommendations. Allow a minimum of four (4) days without irrigation, for effective final weed kill. g. Clear all desiccated weeds from the slopes to the finished grade. h. Water all planting areas on the regular irrigation controller schedule for three (3) consecutive days prior to the hydroseeding operation. PREPARED BY: SM ........ ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 CARLSBAD MUNICIPAL WATER DISTRICT DATE DISTRICT ENGINEER i. Then allow planting area soil surface to dry out for one (1) day only, prior to the hydroseeding application. Care must be taken not to allow the soil surface to be super-saturated with water prior to the hydroseeding installation. At the same time, the soil surface should not be dry. There should be some residual moisture within the first 1 /2" of soil surface. j. Begin the hydroseeding operation in all areas, as specified. 3. Planting Plant trees and shrubs as called out where indicated on Planting Plan and as detailed on Planting Detail Sheet. Substitutions of plants will not be accepted unless approved in writing by Landscape Architect. Install planting tablets as called for in legend. Plant all container grown plants in planting pits two (2) times wider and two (2) times deeper than the container. Thoroughly mix the specified materials found in the soil analysis and those specified in the Planting Detail Sheet, with the site soil, prior to backfilling of planting pits. 4. Planting Tablets (See Planting Detail Sheet) 5. Hydroseeding Specifications For Slope Areas Hydroseed mix and mulch shall be amended to suit specific site conditions. Verify hydroseed mix with the Landscape Architect and Soils Report, upon results of the soil analysis.The mix shall be applied to all slope areas directly after the installation of all plant materials as final dressing. See Planting Detail Sheet for type and quantity of seed mix, fertilizer, and additional amendments. 6. Application Refer to Hydroseed Lawn Notes for hydroseed application. Ill. GENERAL NOTES A. Clean-Up 1. After all installation operations have been completed, remove all rubbish, excess soil, empty plant container and trash from the site daily. All scars, ruts or other marks in the area caused by this work shall be repaired and the ground left in a neat, orderly condition. Leave site in broom-clean condition at the end of each working day. Hose down all paved areas, including walks and patios, upon completion of all work. B. Maintenance 1. The Contractor shall maintain during installation a sufficient number of men and adequate equipment to perform the work herein specified. Plant maintenance work shall consist of applying water, weeding, caring of plants, including ground covers, shrubs, vines and trees, edging and mowing lawns, fertilizing, control of pests and diseases, and maintaining walks free of debris and dirt. Upon completion of each area of installation, the Contractor, Landscape Architect and Owner shall conduct an inspection of completed area, along with the Owner's maintenance representative. At this time, a list of corrections, if any, shall be made which are the responsibility of the Contractor. 2. After all work has been completed, inspected and accepted, all areas will be maintained for a period of ninety (90) calendar days or as long as is necessary to establish thriving trees, shrubs, turf, and ground cover without bare spots. 3. Keep all areas weed-free, adequately watered, and neatly cultivated for the ninety (90) day period. Remove all debris from site and keep the entire site broom-clean. Mow turf areas weekly. Hydroseeded turf areas shall be irrigated after the slurry mulch has been applied and allowed to set for one (1) day. The soil surface must be kept moist at all times during the germination period to avoid desiccation of seedlings. 4. Re-seed all bare spots in turf areas at two (2) week intervals and maintain until an even stand of turf, without bare spots, is obtained. Re-seed all slope areas that fail to germinate evenly. Repair all eroded surfaces at no cost to the Owner. 5. Damage to any planted area shall be repaired immediately. Depressions caused by vehicles or foot traffic shall be filled with topsoil, leveled and replanted. Exterminate gophers, moles and repair damage. 6. The project shall be so cared for that a neat, clean condition will be presented at all times to the satisfaction of the Owner and Landscape Architect. The Landscape Contractor shall be expected to make a minimum of one weekly visit for maintenance purposes. 7. At the end of the maintenance period, all areas that have been planted shall be fertilized with commercial fertilizer, analysis and rate of application shall be per the soils report. 8. The Contractor shall request a final site visit seven (7) days prior to the end of the maintenance period. This request shall be written and directed to the Owner and the Landscape Architect. Upon written acceptance of the project, the Contractor shall be relieved of any further maintenance. C. Guarantee All turf, hand-planted and hydroseeded ground cover, and shrubs shall be guaranteed to live and grow to a period of ninety (90) days after installation and acceptance by the Owner. Trees shall be guaranteed for one year. Any material that fails to grow through the specified maintenance and guarantee period shall be replaced by the Contractor at no cost to the Owner. D. Observation 1. Observation visits specified herein shall be made by the Landscape Architect or his representative. The Contractor shall request observation at least two (2) working days in advance of the time that the observation is requested. 2. Observation visits are suggested for the following parts of the work: a. Upon completion of grading and soil conditioning prior to planting. b. When trees are spotted for planting, but before planting holes are excavated. c. Written acceptance of the project to release the Contractor from further maintenance shall occur after Final Observation with the Owner or his representative at the end of the maintenance period. E. Verification of Dimensions 1. All scaled dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and quantities, and shall immediately notify the Landscape Architect of any discrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any area where there is such a discrepancy until approval for same has been given by the Landscape Architect. F. Utilities 1. The Contractor shall be responsible for verifying the location of all underground utility lines prior to any construction, so that proper precautions may be taken not to damage such lines and plant locations, promptly notify the Landscape Architect who will arrange for relocation of one or the other. Failure to follow this procedure places upon the Contractor the responsibility for, at his own expense, making any and all repairs for damages resulting from his work. G. Existing Trees 1 . Contractor is to insure the preservation of any existing trees on the site. Damage or loss of these trees will result in replacement of equal size by the Landscape Contractor. H. See Planting Detail Sheet for additional notes. 1----+---+-------------+---+----l---+-----l ~I s:::::::1::::::2:=T::::l--'==C=l=T=Y=9==LA=~=N1~::::::G=t,=v1~='0=~=S=B=A=D=J__'l=:::::::=4~1 CLIENT NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE PLAN PREPARED: JANUARY 8, 2020 BY: SUMMERS/ MURPHY & PARTNERS, INC. LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD PLANTING NOTES 1---+-----+-----------------+---+-----l-----l-----l I A_P_P_R_o_v_E_D_: _______________ _ . PLANNING DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL OWN BY: CHKD BY: RVWDBY: SMP SMP SMP PROJECT NO. D (i'.) nj[' _._L_ -~j;Y _;_, IRRIGATION NOTES METER AND BACKFLOW PREVENTION DEVICES WILL BE INSTALLED BY WATER D!STRICT. SEE PLANS FOR SIZE, LOCATION AND WATER DEMAND. PRESSURE TESTING OF MAINLINE IS MANDATORY SEE IRRIGATION SPECIFICAT:ONS IN THIS PACKAGE. PRESSURE REDUCING DEVICES, FILTERS, AND END FLUSH VALVES ARE REQUIRED. IT IS THE INTENT OF THESE DRAWINGS TD INDICATE A COMPLETE AND OPERATIONAL IRRIGATION SYSTEM GIVING FULL COVERAGE AND READY FOR USE BY THE OWNER. THE DRAWINGS ARE BASED ON LANDSCAPE AND GRADING DRAWINGS IF EFFECT AT THE TIME THESE DRAWINGS WERE MADE. ANY DISCREPANCIES, OMISSIONS, ERRORS, ETC. ON THESE DRAWINGS OR ON THE SITE CHANGES, DO NOT AND SHALL NOT RELIEVE THE CONTRACTOR OF HIS RESPONSIBILITY TO PROVIDE A COMPLETE SYSTEM AS SHOWN. SHOULD THE CONTRACTOR REQUIRE TO MODIFY IN FIELD FROM PLAN DUE TO SITE CONDITIONS OR FOR OTHER FORESEEN DISCREPANCIES, HE MUST FIRST RESUBMIT TO CITY FOR CITY APPROVAL PRIOR TO COMMENCING CHANGE OF WORK. IRRIGATION CONTRACTOR SHALL VERIFY ALL PRESSURES ON SITE PRIOR TO CONSTRUCTION. LOCATE ALL VALVES IN PLANTING AREAS. IRRIGATION SYSTEM IS STRICTLY DIAGRAMMATIC, THEREFORE,CONTRACTOR MUST MAKE ADJUSTMENTS IN THE FILED TO INSURE ADEOUA TE COVERAGE. MAINLINE AND RELATED EQUIPMENT SHOWN WITHIN PAVING FOR CLARITY ONLY, ACTUAL MAINLINE AND RELATED EQUIPMENT LOCATION TO BE WITHIN PLANTERS AND A MINIMUM OF '18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES TYP. CONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANY VERTICAL OBSTRUCTIONS THAT MAY OCCUR, INCLUDING BUT NOT LIMITED TO LIGHT POLES, FIRE HYDRANTS, ETC. VERIFY ALL HEAD LAYOUT WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. IRRIGATION SYSTEM SHALL CONFORM TO STATE AND LOCAL CODES. THE SYSTEM SHALL BE FULLY GUARANTEED FOR A PERIOD OF ONE YEAR AFTER FINAL ACCEPTANCE. ANY DEFECTIVE MATERIAL OR POOR WORKMANSHIP SHALL BE REPLACED OR CORRECTED BY THE IRRIGATION CDNTRACTCR AT NO COST TO THE OWNER. 120 VOLT ELECTRICAL POWER OUTLET FOR CONTROLLERS SHALL BE PROVIDED AS NOTED. IRRIGATION CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HOOK-UP FROM OUTLET TO CONTROLLER. ALL WIRE FROM CONTROLLER TO ELECTRIC CONTROL VALVES SHALL BE COPPER UF #14 600v DIRECT BURIAL. USE BLACK FOR PILOT, WHITE FOR COMMON. BLUE FOR EXTRA WIRE. INSTALL IN COMMON TRENCH WITH MAIN LINE PIPING WHERE POSSIBLE. LABEL EACH CONTROL WIRE AT THE CONTROLLER WITH THE STATION NUMBER. PROVIDE MINIMUM 18" COVER OVER ALL PRESSURE MAIN LINE PIPING , AND 12" OVER ALL NON-PRESSURE LATERAL LINE PIPING, OUTSIDE OF ROOTBALL. IRRIGATION CONTRACTOR SHALL INSTALL EMITTERS ON THE UP HILL SIDE ON BERMS AT EACH PLANT AND OUTSIDE OF ROOTBALL. DO NOT WILLFULLY INSTALL THE SYSTEM AS DESIGNED WHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN OBSTRUCTIONS OR GRADE DIFFERENCES EXIST THAT WERE NOT KNOWN DURING DESIGNING. SUCH CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE OWNER'S AUTHORIZED REPRESENTATIVE; OTHERWISE THE IRRIG.ATION CONTRACTOR MUST ASSUME FULL RESPONSIBILITY FOR ANY AND ALL NECESSARY REVISIONS. CONTRACTOR SHALL PLACE FINAL LOCATION OF AUTOMATIC CONTROLLER AS SHOWN ON PLANS. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATING TO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OF THESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THE CONTRACTOR. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURES AND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURES AND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIES BETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THE OWNER'S REPRESENTATIVE. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANS BEFORE BEGINNING WORK. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THE WORK INDICATED HEREIN BEFORE BEGINNING WORK. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETA!LS AND SPECIFICATIONS. CONTRACTOR SHALL BE RESc'ONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY ANC STATE REQU!REMENTS FOR BOTH EQUIPMENT AND INSTALLATION. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE DIAMETER OF THE PIPE CARRIED. SEE LEGEND FOR TYPE. ALL WIRE UNDER PAVED AREAS TO BE INSTALLED IN A SDR 35 PVC SLEEVE THE SIZE REQUIRED TO EASILY PULL WIRE THROUGH. ALL SLEEVES TO BE INSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS SLEEVES TO EXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING. FIRM NAME & ADDRESS: SUMMERS/ MURPHY & PARTNERS, INC. LANDSCAPE ARCHITECTS 34197 PACIFIC COAST HWY. STE. 200 DANA POINT, CA 92629 PHONE NO: 949.443.1446 REGISTRATION NO: ~18~8~1~---EXP/RAT/ON DA TE: -----"0_,_7_.,-3,_,1..,-2"'0"'2-:-.0 ___ _ (,~! l,v D j ,1/':i .I '~j Legal Description: LOTS 35 AND 36 OF LA COSTA SOUTH UNIT NO. 1, INTHE CITY OF CARLSBAD, COUNTY OF SAN DIEGO,STATE OF CALIFORNIA, ACCORDING TO MAP THERE OF NO. 6117, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. Project Address: 7529 VIEJO CASTILLA WAY CARLSBAD, CA 92009 Owner/Developer: BNR INVESTMENT & DEVELOPMENT, LLC 23800 VIE DEL RIO YORBA LINDA, CA 92887 (714) 692-9120 THESE PLANS HA VE BEEN PREPARED IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED LANSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN, F'/RE PROTECTION PLAN, ANO ALL CONDITIONS OF APPROVAL RELATED TO LANDSCAPING. WATER EFFICIENT LANDSCAPE DECLARATION: I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE ANO !RR/GA TION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATER lc!'F/CIENT LANDSCAPE REGULATIONS. I HA VE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS ANO THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS. TO PROVIDE EFFICIENT USE OF WATER. BY: PHONE NO: 949.443.1446 REGISTRATION NO: _1~8~8_1 ____ EXP/RATION DA TE: _ _..,Oc..c.7--'-3'-'1--'-2"'0'-=2'-=0 ___ _ INSPECTION PROCEDURES 1. DISTRICT CONSTRUCT/ON INSPECTION SHALL INCLUDE: A. PIPE /OEN TIFICA TION. B SLEEVING AT CROSSINGS C. APPROPRIATE MATERIALS ANO MARKINGS, INCLUDING PROPER QUICK COUPLERS AN APPROVAL LETTER REGARDING THE INSPECTION OF THE PROJECT SHALL BE OBTAINED FROM THE CITY ANO THE DISTRICT. ANO BE FORWARDED TO THE COUNTY HEAL TH DEPARTMENT PRIOR TO FINAL INSPECTION APPROVAL. 2. DISTRICT FINAL INSPECTION SHALL INCLUDE: A. CONTROLLER STICKERS. B. TAGGING OF \/ALVES. C. COVERAGE TEST AFTER COMPLETION OF THE SPRINKLER SYSTEM TO ENSURE PROTECTION OF AREA NOT APPROVED FOR RECYCLED WATER USE. 0. ALL ASPECTS OF THE /RR/GA T/ON CONDITIONS INCLUDING WINDBLOWN SPRAY, RUNOFF, ANO PONDING. E. REQUIRED PROTECTION OF ALL RESIDENTIAL AREAS. F. REQUIRED PROTECTION OF WELLS, STREAMS, RESERVOIRS, ETC. G. CROSS-CONNECTION TEST IF REQUIRED. H COLOR COOED, LAMINA TED CHARTS INSIDE EACH CONTROLLER. 3. ANNUAL INSPECTION SHALL INCLUDE: A COMPLETE INSPECTION THAT WILL COVER A-I OF THE 0/STF/ICT FINAL INSPECTION. REVISIONS MUST BE APPROVED BY PUBLIC HEAL TH ENGINEER, CITY ENGINEER ANO DISTRICT ENGINEER PRIOR TO IMPLEMENTATION IN FIELD. VICINITY CITY OF OCEANSIDE hl'.;HWAY ;,8 PACIFIC OCEAN MAP CITY OF ENCINITAS NOT TO ~~-SCA.l_t CITY OF VISTA PROJECT SITE WORK TO BE DONE THE GRADING WORK SHALL CONSIST OF THE CONSTRUCT/ON OF ALL CUTS ANO FILLS REMEDIAL GRADING, DRAINAGE FACILITIES, EROSION CONTROL FACILITIES, ANO, PLANTING OF PERMANENT LANDSCAPING AND PREPARATION OF AS-BUILT GRADING PLANS AS-BUILT GEOLOGIC MAPS ANO REPORTS, ALL AS SHOWN OR REQUIRED ON THIS SET OF PLANS ANO THE CITY STANDARDS, SPECIF/CATIONS, REQUIREMENTS, RESOLUTIONS AND ORDINANCES CITED ON THESE PLANS THE GRADING WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE FOLLOWING DOCUMENTS, CUF/RENT AT THE TIME OF CONSTRUCT/ON AS DIRECTED BY THE CITY ENGINEER. , 1. CARLSBAD MUNICIPAL CODE 2. CITY OF CARLSBAD ENGINEERING STANDARDS 3. THIS SET OF PLANS 4. RESOLUTION NO. ____ DA TED ____ _ 5. THE STANDARD SPECIF/CATIONS FOR PUBLIC WORKS CONSTRUCTION (GREEN BOOK). 6. SOILS REPORT ANO RECOMMENOA TIONS BY _________ _ _____ DATED _____ _ 7. THE SAN DIEGO REGIONAL STANDARD DRAWINGS AND AS MAY BE MODIFIED BY THE CITY OF CARLSBAD STANDARDS. 8. CALIFORNIA COASTAL COMMISSION DEVELOPMENT PERMIT CONDITIONS DATED----------- 9. ENVIRONMENTAL APPROVAL DOCUMENTS DA TED _______ _ 10. STORM WATER POLLUTION PREVENTION PLAN PF/EPAREO BY ___________ DATED ____ _ WDID NO. __________ _ 11. STORM WATER QUALITY MANAGEMENT PLAN PREPAF/EO BY ___________ DA TEO ____ _ 12. CALIFORNIA STORM WA TEF/ QUALITY ASSOC/A TION BMP CONSTRUCTION HANDBOOK ANO CAL TRANS CONSTRUCTION SITE BMP MANUAL. SHEET TITLE I SHEET NUMBER ' 13 POTABLE WATER TITLE SHEET ----·------·· /RR/GA TION PLAN i -------··-~------· HYDROZONE MAP 14 ---------._ ______ /RR/GA TJON LEGEND & CALCS. ------------·------,, _____ /RR/GA TJON DETAILS ------~------.~-------~ ·~----·---- /RR/GA TJON SPECIF/CA TJONS - INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF THE WORK, OR HIS DESIGNATED AGENT. REFER TO THE SPECIF/CATIONS FOR THE SCHEDULE OF REQUIRED INSPECTIONS ANO REQUIRED SUBMITTALS. FOLLOWING COMPLETION OF THE WORK, THE LANDSCAPE ARCHITECT OF THE WORK WILL CERTIFY THAT THE INSTALLA T/ON HAS BEEN COMPLETED BY SUBMITTING THE "CERT/FICA TION OF COMPLETION" FORM. A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO BE MADE BY CALLING THE INSPECTION REQUEST LINE. FAX THE "CERT/FICA TION OF COMPLETION" FORM TO (760) 944-8943. LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602. DECLARATION OF RESPONSIBLE CHARGE: I HEREBY DECLARE THAT I AM LICENSED DESIGNER OF WORK FOR THIS PROJECT, THAT I HA VE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS PROJECT AS DEFINED IN SECTION 6 703 OF THE BUSINESS ANO PROFESSIONS CODE AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS ANO SPECIF/CATIONS BY THE CITY OF CARLSBAD ANO SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEAL TH IS CONFINED TO A REVIEW ONLY ANO DOES NOT RELIEVE ME, AS LICENSED DESIGNER OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA COUNTY OF SAN DIEGO DEPARTMENT OF ENVIRONMENTAL HEALTH LAND AND WATER QUALITY DIVISION GLENN LEEKS ENVIRONMENTAL HEALTH SPECIALIST "AS BU I LT" TITLE REVIEWED BY: INSPECTOR DATE DATE DATE APPLICANT# CTxx-xx, RPxx-xx CARLSBAD MUNICIPAL WATER DISTRICT Engineering Professional Civil Engineer and Land Suroryor 404 South Live Oak Park Road, Fallbrook, CA 92028 I SHEET '! CITY OF CARLSBAD l----+----+-----------------+----+----+---+---1 13 PLANNING DIVISION 11 SHEETS I .. 14 Underground Service Alert Call• TOLL FREE 1·800 422-4133 TWO WORKING DA VS BEFORE YOU DIG Phone 760 731-6603 E-Mail: MLBenesh@pacbell.net PREPARED BY: ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 CARLSBAD MUNICIPAL WATER DISTRICT CLIENT NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 --··-·-----~--"------+------------------------ ----------+---'-----' •, LANDSCAPE IMPROVEMENT PLANS FOR: ---+--_., ____ -~------···-··~---------+---+---+----+-~ I----+----+-----------------+--. ·-··-····· I---+---+------------------+--· -. ·-···-··~· -----·----------l---+----+----l RESORT VIEW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD IRRIGATION TITLE SHEET APPROVED: ---------------+----+----1 [_PLANNING _ ---~ ------------------1-----------------------1----·----~·· -------------+--. ·---··----'+----'----' I DWN BY:···-.. -MM--11 PROJECT NO. '· '•, DRAWING NO. I DISTRICT ENGINEER DATE DATE PLAN PREPARED: _______ __.J"'"A""NUe:Ae,R_,_Y 8ec,_,,20'="20 1--D_A_TE_L..1N_rr_1A_L -I BY: --------~SU=M=M=E~RS=/~M=UR~P~H~Y"-&~PA.ccRcccTN=E=RS"',-"'IN=C. DESIGNER OF WORK _D_AT_E---1_l_NI_TIA_L_..,_DA_TE_.c.....lN_IT_IAL---1 : CHKD BY: MM ; , REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL ~_[>E!Y_:_ -~r.1_J ~· --------------- - J ·------------------------------------------- Underground Service Alert ~ . _'' ~ Call, TOLL FREE " .. \-\ffiw '-,_ I) 1•800 ~~ 422-4133 E8 NORTH SCALE: 1" = 20' -O" 0 20' 40' TWO WORKING DAYS BEFORE YOU DIG 60' LA COSTA GOLF COURSE 80' PREPARED BY: s ENV I RONMENTAL DES I GN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949)443-1446 CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER CLIENT NAME: ADDRESS: TELEPHONE: DATE DATE PLAN PREPARED: BY: SITE SETBACK I I I I -·- I f I ' ' f I ' ' I ' ' :i: ~ I ' ' I ' ' I ' ' I ' f ' ' I -' 7 ' ' I ' I =t I I I BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692.9120 CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) hydrozone number 1-4 w/ SLA zone STEPS 1 2 3 4 (shrub drip] {sh rub drip) [Fountain) (syn. turf) Eto 1 47 Conversion Factor 2 0.62 (step l x step 2) 3 29.1 Wulcols {PF) 4 0.3 0.5 0.8 0 Hydro-zon e area sf(HA) 5 1405 3605 51 151 (step 4x step 5) 6 422 1803 41 0 Irr Efficiency (IE) 7 0.8 0.8 0.8 0.8 (step 6/ step 7) 8 527 2253 51 0 (total al l step 8+ total SLA sf in 2920 st ep 5 ) 9 (step 3 x step 9) ETWU in gal/yr- Total sha ll not exceed MAWA 10 HYDROZONE LEGEND 1111111111111111111 HYDRO ZONE 1 (R.O.W. shrub areas ) PLANTING WATER NEEDS LOW. HYDROZONE 2 (shrub PA areas ) PLANTING WATER NEEDS MODERATE. HYDROZONE 3 (Water Feature ) WATER NEEDS HIGH HYDRO ZONE 4 (Synthetic Turt) ND WATER REQUIRED HYDRO ZONE 5 (Palm Tree 16 sf ea.) WATER NEEDS MODERATE IRRIGATION TYPE DRIP IRRIGATION TYPE DRIP IRRIGATION TYPE NIA IRRIGATION TYPE NIA IRRIGATION TYPE Bubbler LANDSCAPE IRRIGATION WATER PROJ ECT: Resort View Townhomes Meter 'A Project ETo: 47.00 MAXIMUM APPLIED WATER ALLOWANCE, (G'\cLLONS PER \'EAR) MAW A=(ETo)(0.62)[.55 x L" + 0.3 x SL'\c] 47 X 0.55 X 5,355 X 0.62 ESTIMATED APPLIED WATER l.SED, (GALLONS PER \'EA R) EA WU-CFioXQ 62)[((P F) x CHA)l Irrigation Efficiency HYDROZONE 1 (R.0.W. s hrub areas) 47 X 0.3 X 1,405 X 0.62 0.8 HYDROZONE 2 (shrub PA areas) 47 X 0.5 X 3.605 X Q.62 0.8 HYDROZONE 3 ( Proposed Fountain) 47.0 X Q.8 X 5] X 0.62 0.8 HYDROZONE 4 (SvntheticTurf) 47.0 ;,. 0 x l 5 l X 0.62 0.8 HYDROZONE #; ( Palm trees) 47.0 X 0.5 X J4J X 0.62 0.8 Wate r use Summa ry : 85,825 Gal./Yr 15,353 Gal J Yr 65,656 G:dJ Yr 1,486 Gal./Yc 0 GalJYr 2,604 GalJYr AREA 1,405 SF. AREA 3,605 SF. AREA 51 SF. AREA 151 SF. AREA 143 SF. MAXIMUM APPLIED WATER 85,825 Gal./Yr TOTAL ESTLl\1ATED WATER 1..5£, 85,100 Gal./Yr Percentage ofMAWA used 99% WATER FEATURE SHOWN IN CALCULATION FOR CITY PURPOSE ONLY 5 (palm) 0.5 143 72 0.8 89 %OF TOTAL 26% % OF TOTAL 67 % %OF TOTAL 1% %OF TOTAL 3% %OF TOTAL 3% 6 SLA 0 0 0 0 0 0 85,100 WATER USE REDUCTION MEASURES: 1. SMART CONTROLLER FOR PRECISE IRRIGATION NEEDS. 2. SOLAR / RAIN SENSOR TO TURN IRRIGATION OFF IN INSTANCE OF RAIN. 3. DRIP IRRIGATION FOR DIRECT IRRIGATION TO SOIL. 4. FLOW SENSOR AND MASTER VALVE TO TURN OFF IRRIGATION IN CASE OF IRRIGATION LINE BUST 5. 3" DEPTH FOR MULCH FOR SOIL TEMPERATURE REGULATION. WATER USE NOTES: 1. ALL IRRIGATION FOR SITE WILL BE SUPPLIED WITH POTABLE WATER 2. THE USE OF TUR F GRASS ON THIS PROJECT HAS BEEN MINIMIZED AND IS USED SOLELY IN AN AREA OF HIGH USE RECREATION. 3. TURF AREAS TO BE IRRIGATED WITH PRECISION NOZZLES AND SUB.SURFACE DRIP 24" ADJACENT TO NON-PERMEABLE SURFACES. 4. ALL SHRUB AREAS TO BE DRIP IRRIGATION. 5. AN ET-BASED SMART CONTROLLER IS UTILIZED FOR COMMON AREAS TO REDUCE WATER CONSUMPTION. I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S WATER EFFICI ENT LANDSCAPE REGULATIONS. I UNDERSTAND THAT CONSTRUCTION DRAWINGS ARE TO BE PREPARED IN COMPLu\NCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL I CERTIFY THAT THE PLANS WILL BE PREPARED IMPLEMENTING THOSE REGULATIONS TD PROVIDE EFFICIENT USE OF WATER. SIGNATURE l-----l----+---------------+----l---.i-.i---1-----1 ~4 CITY OF CARLSBAD i I SHEETS i L_1_!__j PLANNING DIVISION 1 14 :=='....::::===========::'.-====== LANDSCAPE IMPROVEMENT PLANS FOR: RESORT VI EW APARTMENTS 7529 VIEJO CASTILLA WAY, CARLSBAD IRRIGATION HYDROZONE PLAN I 1---+---+------------------+---+---+---+----1 I A_P_P_R_o_v_E_D_: __________________ i . PLANNING . JANUARY 8, 2020 DATE INITIAL SUMMERS / MURPHY & PARTNERS, INC. DESIGNER OF WORK ;:=========~-=-=-=-=-=-=-=-=-=-=-=-=:;;::::::== ---------1----+---+------------------__J~=====~=====~======~====:::: L':D~W~N":'B.."Y:c:: '-===M=M=::.I L ___ P_R_O_J-EC_T_N_O_. --~I I DRAWING NO. I ,... DATE INITIAL DATE INITIAL CHKD BY: MM REVISION DESCRIPTION RWID BY: MM OTHER APPROVAL CITY APPROVAL