HomeMy WebLinkAboutSDP 13-04; Beachwalk at Juniper; Site Development Plan (SDP) (3)APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO.
APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO.
APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. PER CONDITIONPLANNING DIVISION DATE ENGINEERING DIVISION DATENO. OF PLANNING COMMISSIONRESOLUTION NO.
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Revision 14:Revision 8:Revision 10:Revision 9:Revision 12:Revision 13:Revision 11:Revision 5:Revision 7:Revision 6:Revision 3:Revision 4:Revision 2:Revision 1:Original Date:Sheetof1 INCH = 10 FT.GRAPHIC SCALE703 16th Street, Suite 100tel (619)296-3150 fax (619) 501-7725www.mlasd.comMcCullough Landscape Architecture, inc.San Diego, California 92101DAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-14STTAEGI
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HCPSDNACERAECTITc10/2/2013DATEWATER CONSERVATION STATEMENTMAINTENANCE RESPONSIBILITY NOTE:A. ALL WATER, SEWER, AND GAS UTILITIES SHALL BE EFFECTIVELY SCREENED WITH PLANTMATERIAL AT THE TIME OF PLANT INSTALLATION.B. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, ANDGROUNDCOVERS.C. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS.IN RECOGNITION OF WATER AS A LIMITED RESOURCE IN SOUTHERN CALIFORNIA, THE FOLLOWINGMEASURES WILL BE UNDERTAKEN TO REDUCE THIS PROJECT'S DEMAND ON THE CITY OF CARLSBAD'SAVAILABLE WATER SUPPLY:1. THE IRRIGATION SYSTEM WILL BE AUTOMATIC AND WILL INCORPORATE LOW VOLUME SPRAYEMITTERS AND CONVENTIONAL LOW ANGLE SPRAY HEADS. DRIP IRRIGATION SYSTEMS MAY BEEMPLOYED WHERE CONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BESEGREGATED TO ALLOW FOR THE SYSTEM OPERATION IN RESPONSE TO ORIENTATION ANDEXPOSURE.3. PLANT MATERIAL WILL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST, AND WESTEXPOSURES.4. SOIL WILL BE AMENDED AND PREPARED TO PROVIDE HEALTHY PLANT GROWTH AND COVERAGEAND TO PROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTER BEDS WILLBE MULCHED TO RETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPIRATION FROM THE ROOTZONES.5. AN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPER IRRIGATION,DEVELOPMENT AND MAINTENANCE OF THE VEGETATION. THE DESIGN OF THE SYSTEM SHALLPROVIDE ADEQUATE SUPPORT OF THE VEGETATION SELECTED.BERGENIA CRASSIFOLIA10" HT., 8" O.C.1 GAL.EVERGREEN FLOWERING GROUND COVERCOVERS:& GROUND 3'-4' HT., 30" O.C.RHAPHIOLEPIS UMBELLATA 'MINOR'EVERGREEN BORDER SHRUBEVERGREEN ACCENT SHRUBEVERGREEN ACCENT SHRUBSSHADE CANOPY PROJECT THEME TREEVERTICAL EVERGREEN ACCENT PALM/SHRUB(25'-40' SPREAD)36" BOX4'-5' HT., 4' O.C.2'-4' HT., 3'-4' O.C. STRELITZIA REGINAEAGAVE ATTENUATA2'-5' HT., 4' O.C.BREYNIA NIVOSA100%-5 GAL.50%-MIN. 5 GAL.50%-1 GAL.TREES:SHRUBS/VINESSYMBOL BOTANICAL NAME DESCRIPTION SIZE QTY.CANDIDATE PLANT MATERIAL1'-2' HT., 18" O.C.2'-3' HT., 2' O.C.DIANELLA 'LITTLE BLUE'DIANELLA TASMANICA 'VARIEGATA'MISCANTHUS SINENSIS48" HT., 48" O.C.1 GAL.4" POTSGAURA LINDHEIMERI12" HT., 12" O.C.PERENNIAL FLOWER BEDS1 GAL.24" HT., 30" O.C.LANTANA SPP.RUSSELIA EQUISETIFORMIS24" HT., 24" O.C.1 GAL.FLATS8" HT., 8" O.C.THYMUS PRAECOX ARCTICUS 'REITER'S'1 GAL.18" HT., 18" O.C.TRACHELOSPERMUM ASIATICUMSYMBOL BOTANICAL NAME DESCRIPTION SIZECOVERS:& GROUND SHRUBS/VINESEVERGREEN FLOWERING VINEDISTICTIS SPP.TRACHELOSPERMUM ASIATICUMPLANTING NOTEA.THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCECONSIDERATIONS.B.ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS,FERTILIZERS, AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM ANAGRICULTURAL SUITABILITY SOIL SAMPLE TAKEN FROM THE SITE.C.GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOILFROM THE SUN, EVAPOTRANSPIRATION AND RUNͲOFF.D.ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVEWATER, LOWER THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.E.THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS.F. ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES.G.TO INSTALL TRAILING-TYPE PLANTS CLOSEST TO THE TOP OF THE RETAINING WALL TOEVENTUALLY CASCADE OVER THE WALL WHERE APPLICABLE.H.ALL PLANTING AREAS TO SLOPE 2% AWAY FROM BUILDING AND TERMINATING INTO APPROVEDDRAINAGE SYSTEM (RETENTION BASINS OR AREA DRAINS).IRRIGATION NOTEA.AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGE FOR ALLPLANTING AREAS SHOWN ON THE PLAN.B.LOW VOLUME EQUIPMENT SHALL PROVIDE SUFFICIENT WATER FOR PLANT GROWTH WITH AMINIMUM WATER LOSS DUE TO WATER RUNͲOFF. LOW-VOLUME IRRIGATION WILL BE INSTALLEDIN ALL PLANTING AREAS WITHIN 24" OF ANY IMPERMEABLE SURFACES.C.IRRIGATION SYSTEMS SHALL USE HIGH QUALITY, AUTOMATIC CONTROL VALVES,CONTROLLERS AND OTHER NECESSARY IRRIGATION EQUIPMENT.D.ALL COMPONENTS SHALL BE OF NONͲCORROSIVE MATERIAL.E.ALL DRIP SYSTEMS SHALL BE ADEQUATELY FILTERED AND REGULATED PER THEMANUFACTURER'S RECOMMENDED DESIGN PARAMETERS.F.ALL IRRIGATION IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES ANDWATER CONSERVATION ORDINANCE.LEGENDA. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, ANDGROUND COVERS.B. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT ANDPLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS.C. ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY OWNER (INCLUDING PUBLIC RIGHTOF WAY). THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OF CARLSBAD REQUIREMENTS.5-GALLON SIZE CONTAINERS.ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE OWNER (INCLUDING PUBLICRIGHT OF WAY). THE LANDSCAPE AREAS SHALL BE MAINTAINED IN A FREE OF DEBRIS AND LITTERAND ALL PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASEDOR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PER THECONDITIONS OF THIS PERMIT. THE LANDSCAPE AREAS SHALL BE MAINTAINED PER CITY OFCARLSBAD'S REQUIREMENTS.STREET TREES AND OTHER TREES SHALL BE SPACED1.8 FEET FROM TRANSFORMERS, CABLE AND PULL BOXES.2.5 FEET FROM MAIL BOXES.3.5 FEET FROM FIRE HYDRANTS.4.10 FEET FROM CENTER LINE OF ALL UTILITY LINES (WITHOUT EASEMENT) (SEWER, WATER, STORMDRAINS, DOUBLE CHECK DETECTORS, AIR RELIEF VALVES AND GAS).5.10 FEET FROM EASEMENT BOUNDARIES (SEWER, WATER, STORM DRAINS, ACCESS OR OTHERUTILITIES)6.10 FEET FROM DRIVEWAYS (UNLESS A LINE OF SIGHT IS DETERMINED BY THE TRAFFIC DIVISION TO BEOTHERWISE).7.10 FEET FROM TRAFFIC AND DIRECTIONAL SIGNS.8.15 FEET (MINIMUM) FROM STREETLIGHTS, OTHER UTILITY POLES, (DETERMINED BY SPECIFICATIONS).9.STREET TREES SHALL BE PLANTED 3' OUTSIDE RIGHT OF WAY IF THE RIGHT OF WAY DOES NOT ALLOWSPACE, SUBJECT TO THE CITY ENGINEER'S APPROVAL.10.LINE OF SIGHT AT ARTERIALS, COLLECTOR AND LOCAL STREETS SHALL BE REVIEWED ANDDETERMINED BY TRAFFIC ENGINEER. A MINIMUM OF 25' FROM STREET INTERSECTION OR ASAPPROVED BY THE TRAFFIC ENGINEER.11.MINIMUM 15' STREETLIGHT AND STOP SIGN OR CLEARANCE DETERMINED BY SPECIFICATIONS.12.SCREEN ALL UTILITIES ACCORDING TO SPECIFIC AGENCY REQUIREMENTS.GENERAL NOTETHE CONCEPTUAL NATURE AND SCALE OF THIS PLAN SET IS DIFFICULT TO REPRESENT PROPOSEDPLACEMENTS OF PLANT MATERIAL ACCURATELY AS NEEDED FOR COMPLETE CITY REVIEW.THE CITYRESERVES THE RIGHT TO REQUEST DIFFERENT PLANT MATERIAL ON THE FUTURE LANDSCAPEIMPROVEMENT PLANS (WORKING DRAWINGS) ASSOCIATED WITH THIS CLP DUE TO MISSED ORUNFORESEEABLE ITEMS SUCH AS NOT LIMITED TO: DISTANCE TO HARDSCAPE, LOCATION OF EASEMENTS,DISTANCE TO UTILITIES, INCOMPATIBLE TREE CHARACTERISTICS FOR A PROPOSED LOCATION, ETC.LANDSCAPE IMPROVEMENT PLAN SET AND INSTALLATION ARE REQUIRED TO IMPLEMENTAPPROVED FIRE DEPARTMENT REGULATIONS, CODES, AND STANDARDS AT THE TIME OF PROJECTAPPROVAL.FIRE NOTE1.NEW SITE CONCRETE WALK, NATURAL GRAYBROOM FINISH2.FUTURE CURB3.FUTURE SIDEWALK4.FUTURE R.O.W.5.PROPERTY LINE6.PERVIOUS PERMEABLE PAVERS7.CONCRETE STEPS, INTEGRAL COLOR, ACID ETCH FINISH8.GRASSCRETE. SEE CIVIL PLANS.9.NEW RETAINING WALL WITH WOOD FENCE (TOTAL HEIGHT 5' FROM PARKING GRADE). SEEDETAIL A.10.EXISTING WALL WITH FENCE TO BE PROTECTED IN PLACE11.PERVIOUS PAVING.12.PRIVATE PATIO13.PROPOSED LINE OF SIGHT. NO PLANT MATERIAL IN THIS AREA TO EXCEED 36' IN HEIGHT.14.INFILTRATION SITE15.OUTLINE OF AREA TO BE PRIVATELY IRRIGATED AND MAINTAINED BY HOMEOWNERREMAINDER OF SITE TO BE HOA IRRIGATED AND MAINTAINED16.VINES ATTACHED TO WOOD LATTICE ON NEW WALL.17.EXISTING TREE. TO BE REMOVED. CALIPER=55"18.EXISTING TREE. TO BE REMOVED. CALIPER=57"19.EXISTING TREE. TO BE REMOVED. CALIPER=19"20.NEW STREET LIGHT. TO BE CHOSEN BY OWNER/LANDSCAPE ARCHITECT.21.SCREEN WALL (SEE ARCHITECTURE PLAN). 30" FROM PARKING GRADE.22.CONCRETE PAVING, NATURAL GRAY, HEAVY RETARDANT FINISH4NOTE: ALL ENTRANCES, MONUMENT WALLS AND FOUNDATION PLANTS AROUND THE BUILDING SHALL BE OF CYATHEA COOPERI4' BTH(6'-8' SPREAD)EXISTING TREETO BE REMOVED35512566788999101111111214151 GAL.JUNCUS SPP.1'-2' HT., 18" O.C.INFILTRATION AREA PLANTS161918171383WATER CALCULATION NOTETOTAL LANDSCAPE SQUARE FOOTAGE: 1758. WATER USE CALCULATIONS ARE NOT REQUIRED.STREET TREE(25'-30' SPREAD)24" BOXARBUTUS UNEDO 'MARINA'28. BLOCK RET. WALL BY OTHERS5. 1 X 6 BOARDS (SPACED W/ 16d NAIL)4. 1 X 4 RAIL - TOP & BOTTOMBACKYARD6. 4 X 4 POST @ 6'-0" O.C. MAX. SPACING7. 2 X 4 RAIL - TOP & BOTTOM2. FINISHED GRADE/SURFACE, SEE CIVIL ENGINEER'S PLAN1. HOT DIP GALV. POST/COLUMN BASE75'-0"3. 2 x 6 CAP- HOT DIP GALV. POST BASE PER STRUCTURAL ENG. TYP.NOTE:- ALL WOOD MEMBERS SHALL BE RE-SAWN CEDAR.- CONC. FOOTING DIMENSIONS & SUBGRADE PREPARATION/COMPACTIONARE SHOWN FOR BID PURPOSES ONLY,REFER TO STRUCTURAL ENGINEERS PLANS.- WALL TO BE RCP SHOTBLAST COLOR: LA PAZ- ALL WOOD MEMBERS SHALL RECEIVE (2) COATS STAIN,TO BE SELECTED BY OWNER/LANDSCAPE ARCHITECT.18SECTION 2"2"ELEVATION165438FRONT YARD6543LEGEND:2N.T.S.AWOOD FENCE ATOP RETAINING WALL100%-MIN. 5 GAL.ALL SHRUBS:ALL SHRUBS:9WATER use mapPOTABLE WATERN.T.S.EVERGREEN VERTICAL SHRUB (36" OR LESS IN HEIGHT)SCREENING CLUMPING BAMBOOBAMBUSA MULTIPLEX 'ALPHONSE KARR'5 GAL.50%-MIN. 5 GAL.50%-1 GAL.ALL SHRUBS:20LOW VOLTAGE LANDSCAPE PATH/BOLLARD LIGHTLOW VOLTAGE LANDSCAPE UP-LIGHTLIGHTING LEGENDSYM. DESCRIPTION SCREENING PROJECT THEME TREE(25'-40' SPREAD)24" BOXLYONOTHAMNUS FLORIBUNDUS2TABEBUIA IPE4'-5' HT., 4' O.C.LIGUSTRUM JAPONICUM 'TEXANUM'SPP. ASPLENIFOLIUS10'-15' HT., 3'-4' O.C. DRACAENA MARGINATA4'-7' HT., 3'-4' O.C. ALPINIA ZERUMBET 'VARIEGATA'4'-7' HT., 3'-4' O.C. ALPINIA ZERUMBET 'VARIEGATA'1111111'-2' HT., 18" O.C.2'-3' HT., 2' O.C.CLIVIA MINIATAAGAPANTHUS AFRICANUS9HYBRID BERMUDA GRASSGRASSCRETE PLANT MATERIAL666ROSMARINUS SPP.18" HT., 18" O.C.1 GAL.921222222