HomeMy WebLinkAboutCT 14-01; State Mixed Use 30 PC Exhibts; Tentative Map (CT)E
S099Sat t e et r e t1
vf
S Di c eoa x
na 6 1 96 1 9
gi e o,2232.2. 3
CA 7.. 7
9 2
NL A
E I
R
D CS
AL
PA E
N V
3
CA R
0 1 0
H I T
R O
0 700 0 8
01 1
UC T ER
N S
Renewal Date
A
Date
TS
OETA
F C
A
FO R N
L I IS
H
SignatureERNITRERGISTAM
DE
AL
F.CS
ND
CRT3
0
01
CTETIHA
P
DMI
CA E
PR NT DATE / REVISIONSDRAWN
PROJECT
DATE
PRINT DATE / REVISIONS
SCALE: 1" = 10'-0"
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANSCONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENTLANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITHTHOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITHALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFYTHAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OFWATER.
MARTIN SCHMIDT - RLA
13.058
04.08.2014
AS/MS
1. A MINIMUM OF SEVEN (7) FEET FROM ANY SEWER LINE2. IN AREAS THAT DO NOT CONFILCT WITH PUBLIC UTILITIES3. OUTSIDE OF SIGHT DISTANCE AREAS4. A MINIMUM OF THREE (3) FEET OUTSIDE THE PUBLIC RIGHT OF WAY, UNLESSAPPROVED OTHERWISE BY THE CITY
STREET TREE NOTES:
1. ALL NEW LANDSCAPE AND IRRIGATION SHALL BE IN CONFORMANCE WITH THE CITY OF CARLSBAD
LANDSCAPE MANUAL, ORDINANCE AND REQUIREMENTS.
2. ALL LANDSCAPE AREAS ARE TO BE IRRIGATED BY A COMPLETELY AUTOMATED IRRIGATION SYSTEM -
UTILIZING AN AUTOMATIC CONTROLLER, REMOTE CONTROL VALVES, LOW PRECIPITATION HEADS
AND UNDERGROUND PIPING.THE DOMESTIC SYSTEM WILL BE PROTECTED BY A REDUCED
PRESSUREBACKFLOW PREVENTER. WATER SOURCE IS EXISTING.
3. THE SYSTEM WILL BE PROGRAMMED AND OPERATED TO MAXIMIZE THEEFFICIENCY OF THE SYSTEM
AND LIMIT WATER CONSUMPTION. THE SYSTEM WILL BE DESIGNED TO ACHIEVE 100% COVERAGE.
4. PLANTING AREAS TO RECEIVE A 2" MULCH LAYER OF 'FOREST FINES' AGRI-SERVICE PRODUCTS OR
EQUAL.
5. THE PROPERTY OWNERS WILL BE RESPONSIBLE FOR THE MAINTENANCE OFTHE PROJECT
LANDSCAPE AND IRRIGATION SYSTEM(S)
6. WOODY SHRUBS SHALL BE PLANTED OVER HERBACEOUS GROUNDCOVER AREAS TO COVER 60% OF
THE GROUND COVER AREA (AT MATURE SIZE)
7. EVERGREEN PLANTS SHALL BE USED TO SCREEN UNSIGHTLY ELEMENTS AND SHALL BE SPACED TO
PROVIDE 100% SCREENING WITHIN TWO (2) YEARS OF INSTALLATION
8. TREES SHALL NOT BE PLANTED WITHIN A PUBLIC UTILITY EASEMENT UNLESS OTHERWISE APPROVED
BY THE CITY. AVOID PLANTING TREES AND LARGE SHRUBS ABOVE OR NEAR SEWER LATERALS,
WATER MAINS, METER BOXES AND OTHER UTILITES.
CONCEPT NOTES:
BUILDING FRONTAGE
•NEW PLANTING FOR THE PROPOSED
BUILDING STREET FRONTAGE.
D
OWNER IS RESPONSIBLE FOR THE ENTIRE DEVELOPMENT, INCLUDING ALL PRIVATE AND COMMON AREAS.
MAINTENANCE RESPONSIBILITY:
THE SPECIFIC LOCATION(S), SIZES AND QUANTITIES OF ALL THE PLANT MATERIAL WILL BE DETERMINED AND
INDICATED DURING THE CONSTRUCTION DOCUMENT PHASE OF THE PROJECT.
NOTE:
50% OF THE SHRUBS SHALL BE AMINIMUM 5 GALLON SIZE - FOR
THE ENTIRE SITE.
PROPERTY LINE, TYP.
TREES
BOTANICAL NAME
COMMON NAME
CONT
QTY
EXISTING MATURE EUCALYPTUS GLOBULUS 1 (6' CALIPER)
JACARANDA MIMOSIFOLIA JACARANDA 24"BOX 7
SHRUBS
BOTANICAL NAME
COMMON NAME
SIZE
QTY
DIANELLA TASMANICA `SILVER STREAK` VARIEGATED FLAX LILY 5 GAL 85
DIETES X `NOLA ALBA` KATRINA AFRICAN IRIS 5 GAL 12
STRELITZIA REGINAE BIRD OF PARADISE 15 GAL 5
SYMBOL DESCRIPTION
1-3" BLACK BEACH PEBBLE
INERT / HARDSCAPE LEGEND
EXISTING MATURE (6' CALIPER)
EUCALYPTUS TREE IN R.O.W.
'LOW' LANDSCAPE IN RAISED PLANTERS
NEW LANDSCAPE TO BE SHORT INSTATURE TO MAINTAIN BUILDINGWINDOW VISABILITY.
B
NORTH SIDE LANDSCAPING
•NEW LANDSCAPE TO BE TALLER IN STATURE TO SCREENTO NORTH SIDE OF BUILDING.
A PLANT SCHEDULE
GROUND COVERS BOTANICAL NAME COMMON NAME CONT SPACING QTY
CAREX PANSA CALIFORNIA MEADOW SEDGE 1 GAL 24" o.c. 144
TRACHELOSPERMUM JASMINOIDES STAR JASMINE FLAT 48" o.c. 14
EXISTING TREES
PROPERTY LINE, TYP.
NOTE:
PROPOSED STREET TREES
•NEW JACARANDA TREES IN PROPOSEDPLANTING WELLS ALONG STATE & OAK
STREETS.
C
SYMBOL DESCRIPTION
2" REDWOOD MULCH LAYER
08.20.2014
VEHICULAR SIGHT
LINES, TYP.
FLOW-THROUGH PLANTER
FLOW-THROUGHPLANTERS
FLOW-THROUGH
PLANTER
FLOW-THROUGHPLANTER
WODYETIA BIFURCATA FOXTAIL PALM 24" BOX 6
EXISTING UTILITIES (WATER,SEWER, ETC) IN CONFLICT WITHPROPOSED TREES SHALL BE
RELOCATED AS REQUIRED.
NOTE:
TRANS
FDDCV
BLDG WALL ABOVE
BLDG WALL ABOVE
CARLSBAD CT 14-01 / RP 14-01
09.26.2014
E
S099Sat t e et r e t1
vf
S Di c eoa x
na 6 1 96 1 9
gi e o,2232.2. 3
CA 7.. 7
9 2
NL A
E I
R
D CS
AL
PA E
N V
3
CA R
0 1 0
H I T
R O
0 700 0 8
01 1
UC T ER
N S
Renewal Date
A
Date
TS
OETA
F C
A
FO R N
LI IS
H
SignatureERNITRERGISTAM
DE
AL
F.CS
ND
CRT 3
0
01
CTETIHA
P
DMI
CA E
PR NT DATE / REVISIONSDRAWN
PROJECT
DATE
PR NT DATE / REVISIONS
SCALE: 1" = 10'-0"
13.058
04.08.2014
AS/MS
SHRUBS BOTANICAL NAME COMMON NAME SIZE QTY
CLIVIA MINIATA `FLAME` TM FLAME KAFFIR LILY 5 GAL 14
LIRIOPE MUSCARI `VARIEGATA` VARIEGATED LILY TURF
PHILODENDRON X `XANADU` PHILODENDRON 5 GAL 36
STRELITZIA REGINAE BIRD OF PARADISE 10 GAL 14
CYCADS/PALMS BOTANICAL NAME COMMON NAME SIZE QTY
CHAMAEDOREA ELEGANS PARLOR PALM 10 GAL 12
PLANT SCHEDULE - SECOND AND THIRD FLOORS
DIANELLA CAERULEA `LITTLE BECCA` TM LITTLE BECCA FLAX LILY 1 GAL 52
NANDINA DOMESTICA `COMPACTA` DWARF HEAVENLY BAMBOO
PELARGONIUM PELTATUM `LAVENDER` LAVENDER IVY GERANIUM
PHOENIX ROEBELENII PYGMY DATE PALM
OPHIOPOGON JAPONICUS MONDO GRASS
IMPATIENS WALLERIANA BUSY LIZZIE
DIETES VEGETA AFRICAN IRIS
SECOND FLOOR THIRD FLOOR
CYCAS REVOLUTA JAPANESE SAGO PALM
GROUND COVERS BOTANICAL NAME / COMMON NAME CONT SPACING QTY
ROSMARINUS OFFICINALIS `HUNTINGTON CARPET` / HUNTINGTON CARPET ROSEMARY 1 GAL 36" o.c. 23
VINE BOTANICAL NAME / COMMON NAME CONT SPACING QTY
BOUGAINVILLEA X `BARBARA KARST` BARBARA KARST BOUGAINVILLEA 10 GAL 10' o.c. 9
PLANT SCHEDULE - SECOND AND THIRD FLOORS (CONT.)
AGAVE X `BLUE FLAME` BLUE FLAME AGAVE 10 GAL 9
CARLSBAD CT 14-01 / RP 14-01
08.20.2014
E
S099Sat t e et r e t1
vf
S Di c eoa x
na 6 1 96 1 9
gi e o,2232.2. 3
CA 7.. 7
9 2
NL A
E I
R
D CS
AL
PA E
N V
3
CA R
0 1 0
H I T
R O
0 700 0 8
01 1
UC T ER
N S
Renewal Date
A
Date
TS
OETA
F C
A
FO R N
LI IS
H
SignatureERNITRERGISTAM
DE
AL
F.CS
ND
CRT 3
0
01
CTETIHA
P
DMI
CA E
PRINT DATE / REVISIONSDRAWN
PROJECT
DATE
PR NT DATE / REVISIONS
SCALE: 1" = 10'-0"
13.058
04.08.2014
AS/MS
SHRUBS BOTANICAL NAME COMMON NAME SIZE QTY
DIETES VEGETA AFRICAN IRIS 5 GAL 19
LIRIOPE MUSCARI `VARIEGATA` VARIEGATED LILY TURF
10 GAL 13
ACCENT PALMS BOTANICAL NAME COMMON NAME SIZE QTY
CHAMAEDOREA ELEGANS PARLOR PALM 10 GAL 6
PLANT SCHEDULE - FOURTH FLOOR
DIANELLA CAERULEA `LITTLE BECCA` TM LITTLE BECCA FLA LILY 1 GAL 25
NANDINA DOMESTICA `COMPACTA` DWARF HEAVENLY BAMBOO
PELARGONIUM PELTATUM `LAVENDER` LAVENDER IVY GERANIUM
PHOENIX ROEBELENII PYGMY DATE PALM
HOWEA FORSTERIANA KENTIA PALM 24" BOX 2
CYCAS REVOLUTA JAPANESE SAGO PALM
CYCADS/PALMS BOTANICAL NAME COMMON NAME SIZE QTY
TRACHELOSPERMUM JASMINOIDES STAR JASMINE FLAT 48" o.c.
GROUND COVERS BOTANICAL NAME COMMON NAME CONT SPACING
MANDEVILLA SANDERI `SCARLET PIMPERNEL` TM MANDEVILLA
FOURTH FLOOR
STRELITZIA REGINAE BIRD OF PARADISE
WODYETIA BIFURCATA FOXTAIL PALM
CARLSBAD CT 14-01 / RP 14-01
08.20.2014
TREES BOTANICAL NAME COMMON NAME CONT QTY
OLEA EUROPAEA `SWAN HILL` TM SWAN HILL OLIVE 24"BOX 6
'MULTI'
TRACHYCARPUS FORTUNEI WINDMILL PALM 10 GAL 4
SHRUBS BOTANICAL NAME COMMON NAME SIZE QTY
AGAVE X `BLUE FLAME`BLUE FLAME AGAVE 10 GAL 14
SYMBOL DESCRIPTION
1-3" BLACK BEACH PEBBLE
INERT / HARDSCAPE LEGEND
ROOF
PLANT SCHEDULE - ROOF
E
S099Sat t e et r e t1
vf
S Di c eoa x
na 6 1 96 1 9
gi e o,2232.2. 3
CA 7.. 7
9 2
NL A
E I
R
D CS
AL
PA E
N V
3
CA R
0 1 0
H I T
R O
0 700 0 8
01 1
UC T ER
N S
Renewal Date
A
Date
TS
OETA
F C
A
FO R N
LI IS
H
SignatureERNITRERGISTAM
DE
AL
F.CS
ND
CRT 3
0
01
CTETIHA
P
DMI
CA E
PRINT DATE / REVISIONSDRAWN
PROJECT
DATE
PR NT DATE / REVISIONS
SCALE: 1" = 10'-0"
AS/MS
04.08.2014
13.058
CARLSBAD CT 14-01 / RP 14-01
08.20.2014
E
S099Sat t e et r e t1
vf
SDi c eoax
na 619619
gi e o ,223 2.2. 3
CA 7..7
92
NL A
E I
R
D CS
AL
PA E
NV
3
CA R
010
HIT
R O
0 70008
01 1
UC T E R
NS
Renewal Date
A
Date
TS
OETAF C AFO R NL I IS
H
SignatureERNITRERGISTAM
DE AL
F.CS
ND
C
RT3
0
01
CTETIHA
P
DMI
CA E
PR NT DATE / REVISIONSDRAWN
PROJECT
DATE
PRINT DATE / REVISIONS
SCALE: 1" = 30'-0"
13.058
04.08.2014
AS/MS
STREET FRONTAGE - OAK AVEAND STREET TREES
•ENHANCED PLANTING PALETTE
•DRIP IRRIGATION FOR SHRUBS
•BUBBLER IRRIGATION FOR TREES
A
STATE STREET
AND NORTH SIDE OF BUILDING
•DROUGHT TOLERANT
PLANT PALETTE
•DRIP IRRIGATION
B
•EXISTING WATER SOURCE - POTABLE
WATER SUPPLY:
HYDROZONE LEGEND:
'STREET FRONTAGE' - OAK AVE AND STREET TREES•782 S.F.•MODERATE WATER USE PLANT PALETTE•DRIP IRRIGATION
'INTERIOR TROPICAL'
•1598 S.F.
•MODERATE WATER USE PLANT PALETTE
•DRIP IRRIGATION
•NEW PLANTING DESIGN UTILIZING REGIONALLY APPROPRIATE, LOW TO MODERATE USE PLANTMATERIAL
•COMPLETE ON-SITE SOIL ANALYSIS / TESTING
•INSTALL 'DEEP ROOT' TREE BUBBLERS
•INSTALL RAIN-SENSOR
•APPLY COMPLETE COVERAGE OF MULCH WITHIN ALL PLANTING AREAS
•MAINTAIN APPROPRIATE MAINTENANCE
•LOW VOLUME OR SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATIONWITHIN 24" OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES AREDESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPE AREA.
WATER CONSERVATION FEATURES:
SITE PLAN SECOND FLOOR THIRD FLOOR
FOURTH FLOOR
'INTERIOR DROUGHT TOLERANT'
•829 S.F.
•LOW WATER USE PLANT PALETTE
•DRIP IRRIGATION
'STREET FRONTAGE' - STATE ST AND NORTH SIDE OF BUILDING
•294 S.F.
•LOW WATER USE PLANT PALETTE
•DRIP IRRIGATION
INTERIOR TROPICAL
•TROPICAL PLANTING
•MODERATE WATER PLANT PALETTE•DRIP IRRIGATION
C
INTERIOR DROUGHT TOLERANT
•TROPICAL 'LOW WATER USE'PLANTING PALETTE
•DRIP IRRIGATION
D INTERIOR TROPICAL
•TROPICAL PLANTING
•MODERATE WATER PLANT PALETTE•DRIP IRRIGATION
C INTERIOR DROUGHT TOLERANT
•TROPICAL 'LOW WATER USE' PLANTING PALETTE
•DRIP IRRIGATION
D
INTERIOR TROPICAL
•TROPICAL PLANTING
•MODERATE WATER PLANT PALETTE
•DRIP IRRIGATION
C
INTERIOR DROUGHT TOLERANT
•TROPICAL 'LOW WATER USE' PLANTING
PALETTE
•DRIP IRRIGATION
D
ROOF
INTERIOR DROUGHT TOLERANT
•TROPICAL 'LOW WATER USE' PLANTINGPALETTE•DRIP IRRIGATION FOR SHRUBS
•BUBBLER IRRIGATION FOR TREES
D
E
S099Sat t e et r e t1
vf
SDi c eoax
SDnaSD619619
gi e o ,gi e o ,gi e o 223 2.2. 3
CA 7..7
92
NL A
E I
R
D CS
AL
PA E
NV
3
CA R
010
HIT
R O
0 70008
01 1
UC T E R
NS
Renewal Date
A
Date
TS
OETATATTATFOFO C AFO R NL I IS
H
SignatureERNITRTRTERGISTAM
DE AL
F.F.F CS
ND
C
RT3
0
01
CTETIHA
P
DMI
CA E
PR NT DATE / REVISIONSDRAWN
PROJECT
DATE
PRINT DATE / REVISIONS
SCALE: 1" = 30'-0"
13.058
04.08.2014
AS/MS
•LOW VOLUME OR SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATIONWITHIN 24" OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES AREDESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPE AREA.
POOL / SPA
•SPECIAL LANDSCAPE AREA
•HIGH WATER USE HYDROZONE
E
'POOL / SPA'
•338 S.F.
•HIGH WATER USE HYDROZONE
•SPECIAL LANDSCAPE AREA
08.20.2014
09.26.2014
CARLSBAD CT 14-01 / RP 14-01