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Home My WebLink About2019-05-23; SDP 2018-0004 - Romeria Pointe Apartments; |Fountain, Debbie | Barberio, Gary|To the members of tlie: CITY COUNCIL Date~ CA _j_ CC V CM _{_ COO __l DCM (3) .J May 23, 2019 Council Memorandum To: Honorable Mayor Hall and Members of the City Council {_ City of Carlsbad Memo ID# 2019051 From: Via: Debbie Fountain, Community and Economic Development Director Gary Barberio, Deputy City Manager ;J _ ,, Elaine Lukey, Chief Operations Officer r Re: SDP 2018-0004 -Romeria Pointe Apartments The memorandum summarizes the appeal of the Planning Commission's approval of the Romeria Point Apartments Project (project) and provides advance copies of documents related to the project. The appeal is scheduled to be heard by the City Council on June 11, 2019. The property is located at the southwest corner of Romeria Street and Gibraltar Street, just north of La Costa Avenue. The property is not located in the coastal zone. On March 20, 2019, the Planning Commission conducted a public hearing regarding a request for a Site Development Plan and density bonus to allow the construction of 23 residential apartments on two vacant lots. Three of the apartments will be affordable, rent-restricted units to meet the city's inclusionary housing requirement and the requirements of the state density bonus law. The Planning Commission voted unanimously to approve the project (7-0). The Planning Commission's action on the project would have been the final action necessary on the project. An appeal of the Planning Commission's decision to the City Council was submitted on March 28, 2019, by Susan Ortman. The appellant is basing her appeal on a few points including potential geotechnical issues and suggests that the project should not proceed without an Environmental Impact Report, an engineering study, soil sampling, and a traffic study. Exhibits: 1. Location Map 2. Planning Commission Resolution No. 7324 3. Planning Commission Staff Report, dated March 20, 2019 4. Planning Commission Minutes, March 20, 2019 5. City Council Appeal, dated March 28, 2019 6. Geotechnical Review, dated September 12, 2018 7. Geotechnical Response Letter, dated December 6, 2018 Community Services Branch CED Department 1635 Faraday Avenue I Carlsbad, CA 92008 I 760-602-4600 t Honorable Mayor Hall and Members of the City Council May 23, 2019 Page 2 cc: Scott Chadwick, City Manager Celia Brewer, City Attorney Don Neu, City Planner GOLF COURSE SITE MAP NOT TO SCALE Romeria Pointe Apartments SOP 2018-0004 (DEV2017-0151) Exhibit : j_ Exhibit 2. PLANNING COMMISSION RESOLUTION NO. 7324 A RESOLUTION OF THE PLANNING COMMISSION OFTHE CITY OF CARLSBAD, CALIFORNIA, APPROVING SITE DEVELOPMENT PLAN SDP 2018-0004 TO CONSTRUCT A FOUR-STORY, 23-UNIT RESIDENTIAL APARTMENT PROJECT WHICH INCLUDES THREE INCLUSIONARY HOUSING UNITS, ON PROPERTY GENERALLY LOCATED AT THE SOUTHWEST CORNER OF ROMERIA STREET AND GIBRALTAR STREET WITHIN LOCAL FACILITIES MANAGEMENT ZONE 6. CASE.NAME: CASE NO.: ROMERIA POINTE APARTMENTS SOP 2018-0004 (DEV2017-0151) WHEREAS, BNR lnvestmet:1t & Development, LLC, "Developer/Owner," has filed a verified application with the City of Carlsbad regarding property described as Lots 393 and 394. of la Costa South Unit No. 5, in the City of Carlsbad, County of San Diego, State of California, according to Map thereof No. 6600, filed in the office ofthe County Recorder of San Diego County, March 10, 1970 ("the Property"); and WHEREAS, said verified application constitutes a request for a Site Development Plan and residential density bonus as shown on Exhibit(s) "A" -"00" dated March 20; 2019, on file in the Planning Division, SDP 2018-0004-ROMERIA POINTE APARTMENTS as provided by Chapters 21.06 and 21.86, and Section 21.53.120 ofthe Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on March 20, 2019, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing an.d considering all testimony and arguments, if any, of all persons desiring to be heard; said Commission considered all factors relating to the Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad asfollows:. A) That the foregoing recitations are true and correct. ' i I ' r I B) That based on the evidence presented at the public hearing, the Planning Commission APPROVES SOP 2018-0004 -ROMERIA POINTE APARTMENTS based on the following findings and subject to the following conditions: Findings: Site Development Plan, SOP 2018-0004 1. That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the various goals and objectives of the General Plan will be implemented as the proposed project is consistent with the General Plan, which allows for a mixture of residential uses, including multiple-family residential, within the R-23 Residential Land Use designation. Although the project's density of 31.9 dwelling units per acre is above the maximum R-23 Residential density of 23 du/ac as the project includes a request for a residential density bonus, the 23-unit residential apartment project can be found consistent with the General Plan Land Use Policies as discussed below and in Section A and Table 5 of the project Staff Report to the Planning Commission dated March 20, 2019. 2. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that multiple-family residential is a permitted use within the Residential Density-Multiple (RD-M) Zone and is compatible with the other multiple-family residential uses surrounding the project site. The residential apartment project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 138 Average Daily Trips (ADT) generated by the project. With exception to the allowance for increased building height through the density bonus process, the project complies with all minimum development standards of the Carlsbad Municipal Code, including but not limited to the RD-M Zone, and the project is adequately parked on-site and does not result in any environmental impacts. 3. That the site for the intended development or use is adequate in size and shape to accommodate the use, in that with exception to the allowance for increased building height as discussed in the project staff report, the residential apartment project complies with all remaining development standards of the Residential Density -Multiple (RD-M) Zone and all other applicable sections of the Zoning Ordinance. 4. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that with exception to the allowance for increased building height the project complies with all remaining development standards (i.e. front, side and rear setbacks, lot coverage, parking) of the Residential Density -Multiple (RD~ M) Zone and all other applicable sections of the Zoning Ordinance. Landscaping along the outer edges of the property, including the areas along Romeria Street and Gibraltar Street, will be provided consistent with the requirements of the city's Landscape Manual. PC RESO NO. 7324 -2- 5. That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the project will take access off Romeria Street with vehicles traveling to and from the project on Gibraltar Street as well. Romeria Street and Gibraltar Street are identified as local streets, designed to adequately handle the 138 Average Daily Trips generated by the 23-unit residential apartment project. Residential Density Bonus, CMC Chapter 21.86 6. The project is consistent with the provisions of CMC Chapter 21.86 in that the proposed residential apartment project meets all of the standards, including the requisite 35% of "very low-income", deed-restricted inclusionary housing. In addition, increased building height is an allowable concession. 7. The requested incentive(s) or concession(s) will result in identifiable, financially sufficient, and actual cost reductions in that the allocation of excess dwelling units allows for a financially feasible project by sharing construction costs among all units including the land, permitting and construction costs. The allowance for increased building height allows the project to provide three stories of economically viable units since the ground floor is mainly dedicated to parking. 8. The requested incentive(s) or concession(s), and/or waiver(s) or reduction(s) of development standards is not contrary to state or federal law in that increased number of units and a waiver · from a development standard (building height) is clearly laid out as an incentive and concession for density bonus projects in California and pursuant to CMC Chapter 21.86.050 and Government Code §65915(k) and (o). City Council Policy No. 43, Allocation for Excess Dwelling Units 9. That the city's Housing Policy Team recommended approval of the request for an allocation of nine (9) units from the Excess Dwelling Unit Bank on January 22, 2019. 10. That the project location and density are . compatible with the existing adjacent residential neighborhoods and/or nearby existing or planned uses in that the project includes a request for a 35% density bonus pursuant to CMC Chapter 21.86, Residential Density Bonus and Incentives or Concessions. The project meets the applicable findings associated with the proposed density bonus request. Adjacent land uses include two-and three-story multi-family residential. The proposed four-story multi-family residential apartment project is compatible with the surrounding land uses. 11. That the project location and density are in accordance with the applicable provisions of the General Plan and any other applicable planning document, in that a residential apartment project is consistent with the R-23 Residential General Plan Land Use designation and the proposed 35% density ·bonus is consistent with the provisions in CMC Chapter 21.86. 12. That the project complies with the findings stated in the General Plan Land Use Element for projects that exceed the growth management control point for the applicable density range in that the project qualifies for and will receive an allocation of excess dwelling units pursuant to City Council Policy No. 43, the Southeast Quadrant dwelling unit limit will not be exceeded as a result of the proposed project, and all necessary public facilities will be constructed or are PC RESO NO. 7324 -3- guaranteed to be constructed concurrently with the need for them created by this development. 13. That there are an adequate number of units in the Excess Dwelling Unit Bank in the Southeast Quadrant to remove nine (9) units. Per the city's Quadrant Dwelling Unit Report dated January 31, 2019, 327 units remain available for allocation in the Southeast Quadrant. California Environmental Quality Act: 14. The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for preparation of environmental documents pursuant to Section 15332 -In-Fill Development Projects of the State CEQA Guidelines as an infill development project. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the State CEQA Guidelines do not apply to this project. General 15. The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City's General Plan, based on the facts set forth in the staff report dated r March 20, 2019 including, but not limited to the following: a. Land U~e & Community Design -The 23-unit residential apartment project is consistent with the elements and objectives of the General Plan as discussed in Section "A" of the project staff report. The proposed 23-unit residential apartment project qualifies for an allocation of excess dwelling units pursuant to City Council Policy No. 43 since the project includes the required inclusionary housing units required by CMC Chapters 21.85 and 21.86 and the project is conditioned to execute affordable housing and density bonus housing agreements. There are currently excess dwelling units available in the Southeast Quadrant as a result of residential projects approved at densities below the GMCP. All necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with adopted city standards. b. Mobility -The proposed project has been designed to meet applicable circulation requirements, which include two driveway access points from Romeria Street. In addition, the applicant will be required to pay traffic impact fees prior to issuance of a building permit that will go towards future road improvements. The proposed project will maintain an existing sidewalk along Romeria Street and Gibraltar Street which will provide pedestrian access to and from the project. c. Noise -The project consists of 23 residential apartments located in two buildings. A noise study by Rincon Consultants, Inc, dated January 2017, was provided. The apartment project does not have any required exterior private recreation areas and therefore is not subject to the maximum 60 dB(a) CNEL noise level. Given the exterior noise levels and modern building construction that meets or exceeds the 2016 California Green Building Code requirements, PC RESO NO. 7324 -4- 16. the project will experience interior noise levels below the required 45 dB(a) CNEL interior noise level. d. Public Safety -The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. e. Housing -The proposed project includes 15%, or three, inclusionary units which will be required to be rented to very low-income households. The provision for inclusionary housing will contribute toward achieving the city's Regional Housing Needs. The project has been conditioned accordingly to require the approval of an Affordable Housing Agreement prior to building permit issuance. The project is consistent with the City-Wide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 6 and all City public policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding: sewer collection and treatment; water; drainage; circulation; fire; · schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a. The project has been conditioned to provide proof from the Encinitas Union School District that the project has satisfied its obligation for school facilities. b. The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. c. The Local Facilities Management fee for Zone 6 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 17. That the project is consistent with the City's Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 18. The Planning Commission has reviewed each of the exactions imposed ori the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. Conditions: NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of a grading or building permit, whichever occurs first. 1. If any of the foUowing conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; PC RESO NO. 7324 -5- record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city's approval of this Site Development Plan. 2. Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4. If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney's fees incurred by the city arising, directly or indirectly, from (a) city's approval and issuance of this Site Development Plan, (b) city's approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator's installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city's approval is not validated. 6. Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final decision making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. 7. Prior to the issuance of a building permit, the Developer shall provide proof to the Building Division from the Encinitas Union School District that this project has satisfied its obligation to provide school facilities. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 6 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9. This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. PC RESO NO. 7324 -6- 10. Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. 11. Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFO #1 special tax (if applicable), subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040; Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 6, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 12. Developer shall submit and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. Developer shall construct and install all landscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. 13. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plancheck process on file in the Planning Division and accompanied by the project's building, improvement, and grading plans. 14. Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 15. All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Director of the Community and Economic Department. 16. Prior to the issuance of the building permit, Developer shall submit to the. city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a(n) Site Development Plan by Resolution(s) No. 7324 on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 17. No outdoor storage of materials shall occur onsite unless required by the Fire Chief. When so required, the Developer shall submit and obtain approval of the Fire Chief and the City Planner of an Outdoor Storage Plan, and thereafter comply with the approved plan. PC RESO NO. 7324 -7- 1. ! . 18. Prior to the recordation of the parcel map for any phase of this project, or where a parcel map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement and Density Bonus Housing Agreement with the City to provide and deed restrict three (3) inclusionary dwelling units. Specifically, three (3) units shall be rented at a price affordable to very low-income households at 50% or less of the San Diego County Area Median Income for 55 years, in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad Municipal Code. The draft Affordable Housing Agreement and Density Bonus Housing Agreement shall be submitted to the City Planner no later than 60 days prior to building permit issuance. The recorded Agreements shall be binding on all future owners and successors in interest. Engineering: General 19. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer f9r the proposed haul route. 20. The project is approved upon the express condition that building permits will not be issued for the development of the subject property, unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue to be available until time of occupancy. 21. The developer shall complete processing of a lot line adjustment between lot 392 and lot 393 as shown on the site plan. ( 22. The developer shall install sight distance corridors at all street intersections and driveways in 23. accordance with City Engineering Standards. The property owner shall maintain this condition. Property owner shall maintain all landscaping (street trees, tree grates, shrubs, groundcover, etc.) and irrigation along the parkway frontage with Gibraltar Street and Romeria Street as shown on the Site Plan. Fees/ Agreements 24. Developer shall cause property owner to execute and submit to the city engineer for recordation, the city's st~ndard form Geologic Failure Hold Harmless Agreement. 25. Developer shall cause property owner to execute and submit to the city engineer for recordation the city's standard form Drainage Hold Harmless Agreement. 26. Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. PC RESO NO. 7324 -8- 27. Developer shall cause property owner to apply for, execute, and submit, to the city engineer for recordation, an Encroachment Agreement covering private enhanced pavement located over existing public right-of-way as shown on the site plan. Developer shall pay processing fees per the city's latest fee schedule. · Grading 28. Based upon a review of the proposed grading and the grading quantities shown on the site plan, a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city's latest fee schedule. 29. If needed, as determined by the city engineer, upon completion of grading, developer shall file an "as-graded" geologic plan with the city engineer. The plan shall clearly show all the geology as exposed by the grading operation, all geologic corrective measures as actually constructed and must be based on a contour map which represents both the pre and post site grading. The plan shall be signed by both the soils engineer and the engineering geologist, and shall be submitted on a 24" x 36" mylar or ,similar drafting film format suitable for a permanent record. 30. Prior to approval of the grading plans, the applicant shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, material deliveries, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. All material staging, construction trailers, bathroom facilities, etc. shall be located outside the public right-of-way unless otherwise approved by the city engineer or Construction Management & Inspection engineering manager. 31. Concurrent with the grading plans Developer shall include shoring plans as part of the grading plans to the satisfaction of the city engineer and building official. Structural calculations for all shoring shall be submitted for review and approval by the building division. Developer shall pay all deposits necessary to cover any 3rd party review. Storm Water Quality 32. Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. 33. Developer shall complete and submit to the city engineer a Determination of Project's SWPPP Tier Level and Construction Threat Level Form pursuant to City Engineering Standards. Developer shall also submit the appropriate Tier level Storm Water Compliance form and appropriate Tier level PC RESO NO. 7324 -9- Storm Water Pollution Prevention Plan (SWPPP) to the satisfaction of the city engineer. Developer shall pay all applicable SWPPP plan review and inspection fees per the city's latest fee schedule. 34. The project is subject to 'Priority Development Project' requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city's latest fee schedule. 35. Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc) incorporate all source control, site design, pollutant control BMP and applicable hydromodification measures. Dedications/Improvements 36. Developer shall design the private drainage systems, as shown on the site plan to the satisfaction of the city engineer. All private drainage systems (12" diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 37. Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a right-of-way permit to the satisfaction of the city engineer. 38. Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Development Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the site plan. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A. Driveways, sidewalk, and curb ramps, B. Sewer laterals, water services and water meters, C. Irrigation services and fire services, D. Curb outlets, E. Street trees, and F. Streetlight 39. Developer shall pay the standard improvement plan check and inspection fees in accordance with the fee schedule. Improvements listed above shall be constructed within 36 months of approval of the development improvement agreement or such other time as provided in said agreement. 40. Due to access by Waste Management trucks, developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. PC RESO NO. 7324 -10- 41. Developer shall be responsible to ensure utility transformers or raised water backflow preventers that serve this development are located outside the right-of-way to the satisfaction of the city engineer. These facilities shall be constructed within the property; Utilities 42. Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the district engineer. 43. The developer shall agree to design landscape and irrigation plans utilizing recycled water as a source and prepare an~ submit a colored recycled water use map to the Planning Division for processing and approval by the district engineer. 44. Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 45. The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 46. 47. 48. The developer shall design and agree to construct public water, sewer, and recycled water facilities substantially as shown on the site plan to the satisfaction of the district engineer and city engineer. The developer shall meet with and obtain approval from the Leucadia Wastewater District regarding sewer infrastructure available or required to serve this project. The developer shall submit a detailed potable water study, prepared by a registered engineer that identifies the peak demands of the project (including fire flow demands). The study shall identify velocity in the main lines, pressure zones, and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the district engineer. Code Reminders: 49. Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. 50. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the site plan are for planning purposes only. 51. Developer shall pay Bridge and Thoroughfare District #1 fees based on Section 20.08.140 of the City of Carlsbad Municipal Code to the satisfaction of the city engineer. PC RESO NO. 7324 -11- ' I f 1 52. Developer shall pay park-in-lieu fees in accordance with Section 20.44 of the City of Carlsbad Municipal Code to the satisfaction of the City Engineer. 53. Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. 54. Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 6 as required by Carlsbad Municipal Code Section 21.90.050. 55. Developer shall pay a landscape plancheck and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. 56. Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable city ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 57. This project shall comply with the latest nonresidential disabled access requirements pursuant to Title 24 of the California Building Code. 58. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 59. Any signs proposed for this development shall at a minimum be designed in conformance with the city's Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. NOTICE TO APPLICANT An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village Drive, Carlsbad, California, 92008, within ten {10) calendar days of the date of the Planning Commission's decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal prior to any judicial review. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020{a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. PC RESO NO. 7324 -12- You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. PASSED, APPROVED, AND ADOPTED at a regular meeting of the Planning Commission of the City of Carlsbad, California, held on March 20, 2019, by the following vote, to wit: AVES: Chair Luna, Commissioners Anderson, Geidner, Lafferty, Meenes, Merz, and Stine NOES: ABSENT: ABSTAIN: CAROLYN LUNA, air CARLSBAD PLANNING COMMISSION ATTEST: DON NEU City Planner PC RESO NO. 7324 -13- PLANNING COMMISSION Exhibit 3 ltemNo.Q P.C. AGENDA OF: March 20, 2019 Application complete date: October 12, 2018 Project Planner: Chris Garcia Project Engineer: Jennifer Horodyski SUBJECT: SDP 2018-0004 (DEV2017-0151) -ROMERIA POINTE APARTMENTS -Request for approval of a Site Development Plan to construct a four-story, 23-unit residential apartment project which includes three inclusionary housing units, on property generally located at the southwest corner of Romeria Street and Gibraltar Street within Local Facilities Management Zone 6. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 "In-Fill Development Projects" of the State CEQA Guidelines ·and will not have any adverse significant impact on the environment. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7324 APPROVING Site Development Plan SOP 2018-0004, based upon the findings and subject to the conditions contained therein. 11. PROJECT DESCRIPTION AND BACKGROUND The proposed project consists of re-grading two previously graded lots and the construction of two, four- story residential apartment buildings containing 23 total units. The 0.72-acre project site consists of two legal parcels that are conditioned to be merged prior to development. In December 1998, the Planning Commission approved an 11-unit residential condominium project on the site. In May 2004 and January 2007, the Planning Commission approved a nine-unit residential condominium project on the site. However, all previous approvals have expired and the project site remains vacant. The site has street frontage on Romeria Street to the east and Gibraltar Street to the north. Topographically, the site has two existing pad levels of approximately 77 feet and 91 feet above mean sea level (AMSL), with an intervening slope between the two lots. Both lots sit above existing lots to the north and west, below the lot to the south, and similar in elevation as the lots to the east. Grading for the proposed project includes 12,000 cubic yards (c.y.) of cut, 500 c.y. of fill, with 11,500 c.y. of export. The grading still results in two, split level pads that are slightly lower in height than existing. A grading permit is required for the project. The project consists of two, four-story buildings with a driveway for each building from Romeria Street. The ground floor of each building contains enclosed two-car garages and some unenclosed parking spaces as well as trash and utility areas. Building "A" contains five units on the second and third floors and two units on the fourth floor, for a total of 12 units. The second and third floors of Building "B" contain four l'\ . .., SDP 2018-0004 (DEV2017-0151)-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 2 units each, as well as a leasing office and community room. The fourth floor contains three units for a total of 11 units in Building "B". A breakdown of each type of unit is summarized in Table 1 below. TABLE 1-DETAILS FOR UNIT TYPE Unit# Quantity Size Bedroom/Bathrooms Parking Spaces Per Unit Al,A2,A7 3 641-678 SF 1/1 1 (Affordable) A6 1 667 SF 1/1 1 A3,A8 2 1,661-1,819 SF 3/2.5 2 A4,A9 2 1,872 -1,914 SF 3/3 2 AS, AlO 2 1,823 -1,844 SF 3/3.5 2 All, A12 2 2,008 -2,019 SF 3/3.5 2 Bl, BS 2 1,795 -1,809 SF 3/3 2 B2,B6 2 1,694 -1,723 SF 3/2.5 2 B3,B7 2 1,810 -1,827 SF 3/2.5 2 B4, B8 2 719 SF 1/1 1 B9 1 1,749 SF 3/3 2 Bl0 1 942 SF 1/1 1 Bll 1 1,933 SF 3/2.5 2 Building "A" is located on the southern half of the site and is approximately 45 feet in height as measured from the new, lower, finished grade. Architectural features and elevator tower elements extend to approximately 48 feet in height. Building "B" is located on the northern half of the site and is approximately 48 feet in height as measured from the new, lower, finished grade. Architectural features and elevator tower elements extend to approximately 51 feet in height. The fac_;:ade consists of a series of angular private balconies alternating between living spaces that are designed to maximize access to sun and views offered by the raised corner lot. A common landscaped courtyard with seating areas, a barbeque, and a fire pit is located between the two buildings. Parking areas and garages are ventilated by use of metal louvers which also reduce impacts from vehicle headlights on neighboring properties. Pursuant to Chapter 21.86 of the Carlsbad Municipal Code (CMC), the applicant is requesting a 35 percent density bonus which requires a minimum of 11 percent of the base units as inclusionary (i.e., rent- restricted) units affordable to "very low-income households". With this density bonus, the maximum number of units allowed for the 0.72-acre site is 23 units with two units required to be affordable to "very low-income" households. Since the project is also required to comply with the city's minimum inclusionary housing requirement of 15 percent affordable, the project is providing a third unit available to "very low- income" households. Including the density bonus and the inclusionary units, the 23-unit project has a proposed density of 31.9 dwelling units per acre. As part of the density bonus request, up to three incentives or concessions may be requested (CMC Section 21.86.050). Accordingly, the applicant is requesting the allowance for increased building height and requesting units from the city's Excess Dwelling Unit Bank. Section "A" provides a detailed discussion on the density bonus request. Table 2 below i'ncludes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. SOP 2018-0004 (DEV2017-0151) -ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 3 TABLE 2 -SURROUNDING LAND USE Location General Plan Designation Zoning Site R-23 Residential Residential Density- Multiple (RD-M) North R-23 Residential RD-M South R-23 Residential RD-M East R-23 Residential RD-M West R-23 Residential RD-M Current Land Use Vacant Multi-Family Residential · Multi-Family Residential Multi-Family Residential Multi-Family Residential Public comments have been received by surrounding residents, property owners, and interested parties. Concerns include but are not limited to parking, traffic, density, height, views, trash, and pedestrian safety. These comments have been attached to this staff report (Attachment 4). Ill. ANALYSIS The project is subject to the following regulations: A. R-23 Residential General Plan Land Use Designation and Density Bonus Ordinance (CMC Chapter 21.86); B. Residential Density-Multiple (RD-M) Zone (CMC Chapter 21.24); C. Qualified Development Overlay Zone (CMC Chapter 21.06); D. lnclusionary Housing Ordinance (CMC Chapters 21.85 and 21.86); and E. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone 6. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. R-23 Residential General Plan Land Use Designation and Density Bonus Ordinance (CMC Chapter 21.86} The General Plan Land Use designation for the property is R-23 Residential, which allows residential development at a density range of 15-23 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP} of 19 du/ac. Table 3 below identifies the permissible density range for properties designated R-23 Residential. TABLE 3-DENSITY Gross Acres Net Acres R-23 Residential Allowable Density Range: 15-23 du/ac 0.72 0.72 . Minimum: 15 x 0.72 = 11 dwelling units GMCP: 19 x 0.72 = 14 dwelling units Maximum: 23 x 0.72 = 16 dwelling units The proposed project entails a request to construct a 23-unit apartment project. As summarized above, the maximum number of units for a 0.72-acre parcel at 23 dwelling units per acre is 16 dwelling units. In order to construct 23 units, the applicant is requesting approval of a density bonus pursuant to CMC Chapter 21.86, the Residential Density Bonus and Incentives or Concessions Ordinance. CMC Chapter 21.86 was established as a means to implement state law and the goals, objectives and policies of the SDP 2018-0004 (DEV2017-0151)-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 4 Housing Element of the General Plan which includes the provision to provide housing affordable to lower- and moderate-income households. Specifically, the applicant is requesting a 35 percent density bonus pursuant to Table A of CMC Section 21.86.040. In exchange for the 35 percent density bonus, the applicant is required to designate 11 percent of the base number of units, or two units, as inclusionary units. The inclusionary apartments are required to be rent-restricted and affordable to "very low-income households". Pursuant to CMC Section 21.86.020, a "very low-income household" is defined as a household whose gross income equals fifty percent or less of the median income for San Diego County as determined annually by the U.S. Department of Housing and Urban Development. Although CMC Chapter 21.86 requires 11 percent or two inclusionary units for this proposed project, CMC Chapter 21.85 requires a IT)inimum of 15 percent inclusionary units for projects requesting an incentive (increased building height and excess dwelling units). Therefore, the project is satisfying both requirements by providing three inclusionary housing units. Summary of density bonus request: Base maximum density: 23 dwelling units per acre Base maximum units: 0.72 acres x 23 = 17 dwelling units (round up per CMC 21.86.040(G)) (15% or three units required to be inclusionary units) 35% density bonus: 17 + 35% = 22.95 = 23 units (round up per CMC 21.86.040(G)) 23 units Proposed number of units: Proposed density: 23/0.72 = 31.9 dwelling units per acre Table 4 below summarizes the standards required for a density bonus. TABLE 4-CMC SECTION 21.86.090 -DENSITY BONUS HOUSING STANDARDS Standard Analysis A. Required target dwelling units shall be constructed The three affordable units will be built concurrent with market-rate dwelling units unless concurrent with the market rate units. both the final decision-making authority of the city and the developer/applicant agree within the density bonus housing agreement to an alternative schedule for development. B. Whenever feasible, target dwelling units and The inclusionary units will be built on- density bonus dwelling units should be built on-site and located within a building that site (within the boundary of the proposed includes market rate units. In addition, development) and, whenever reasonably possible, the units will be distributed be distributed throughout the project site. throughout the building on floors two and three. C. Whenever feasible, target dwelling units should be The proposed project is located within located on sites that are in proximity to, or will 1.5 miles from two bus stops (El provide access to, employment opportunities, Camino Real/La Costa Avenue & urban services, or major roads or other Rancho Santa Fe Road /La Costa transportation and commuter rail facilities (i.e., Avenue) which currently connect to freeways, bus lines) and that are compatible with transit stations. In addition, the adjacent land uses. project site is located within 1.5 miles of urban services. The proposed Complies? Yes Yes Yes SDP 2018-0004 (DEV2017-0151)-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 5 Standard Analysis project is compatible with existing surrounding multi-family land uses. D. Whenever feasible, target dwelling units should The inclusionary housing includes vary in size and number of bedrooms, in response three one-bedroom units that range in to affordable housing demand priorities of the size from 641 to 678 square feet. city. E. Density bonus projects shall comply with all With exception to the allowance for applicable development standards, except those increased building height, which is a which may be modified as an incentive or permissible concession, the project is concession, or as otherwise provided for in this consistent with all applicable chapter. In addition, all units must conform to the development standards. Further, the requirements of the applicable building and design of the target inclusionary units housing codes. The design of the target dwelling will be the same as the market rate units shall be reasonably consistent or compatible units as they will be incorporated with the design of the total project development within a building also containing in terms of appearance, materials and finished market rate units. quality. F. No building permit shall be issued, nor any A density bonus agreement is required development approval granted, for a development to be recorded prior to building permit which does not meet the requirements of this issuance. The agreement will include chapter. No target dwelling unit shall be rented or details as specified pursuant to CMC sold except in accordance with this chapter. Section 21.86.130. G. Upon the request of the applicant, the parking Table E requires one parking space per ratio (inclusive of handicap and guest parking) for unit for units with zero-to one- a housing development that conforms to the bedroom, two parking spaces per unit requirements of Section 21.86.040(A) shall not for units with two-to three-bedrooms, exceed the ratios specified in Table E or as noted, and two and a half parking spaces per below. If the applicant does not request the unit for units with four or more parking ratios specified in this section or the bedrooms. project does not conform to the requirements of Seven, one-bedroom units Chapter 21.86.040(A), the parking standards 7 units x 1 space/unit specified in Chapter 21.44 of this code shall apply. = 7 spaces 16, three-bedroom units 16 units x 2 spaces = 32 spaces 7+32 = 39 spaces required. 41 spaces provided. 1. If a development includes the maximum 1. N/A percentage of low-or very low-income units provided for in Chapter 21.86.040(A) and is located within one-half mile of a major transit stop, as defined in the state Public Resources Code (subdivision (b) of Section 21155), and Complies? Yes Yes Yes Yes SDP 2018-0004 (DEV2017-0151) -ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 6 Standard there is unobstructed access to the major transit stop from the development, then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds 0.5 spaces per bedroom. For purposes of this subsection, a development shall have unobstructed access to a major transit stop if a resident is able to access the major transit stop without encountering natural or constructed impediments. 2. If a development consists solely of rental 2. N/A units, exclusive of a manager's unit or units, with an affordable housing cost to lower income families, as provided in state Health and Safety Code (section 50052.5), then, upon the request of the developer, the city shall not impose a vehicular parking ratio, inclusive of handicapped and guest parking, that exceeds the following ratios: a. If the development is located within one- half mile of a major transit stop, as defined in state Public Resources Code (subdivision (b) of section 21155), and there is unobstructed access to. the major transit stop from the development, the ratio shall not exceed 0.5 spaces per unit. b. If the development is a for-rent housing development for individuals who are 62 years of age or older that complies with state Civil Code (sections 51.2 and 51.3), the ratio shall not exceed 0.5 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. c. If the development is a special needs housing development, as defined in state Health and Safety Code (section 51312), the ratio shall not exceed 0.3 spaces per unit. The development shall have either paratransit service or unobstructed access, within one-half mile, to fixed bus route service that operates at least eight times per day. Analysis Complies? SDP 2018-0004 (DEV2017-0151) -ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 7 Standard 3. If the total number of parking spaces required 3. N/A for a development is other than a whole number, the number shall be rounded down to the next whole number. 4. For purposes of this section, a housing 4. N/A development may provide "on-site" parking through tandem parking or uncovered parking, but not through on-street parking. 5. The applicant may request parking incentives 5. N/A or concessions beyond those provided in this section, subject to the findings specified in Chapter 21.86.0S0(A) (2). 6. Notwithstanding subsections G.1 and G.2 of 6. N/A this section, if the city or an independent consultant has conducted an area-wide or jurisdiction-wide parking study in the last seven years, then the city may impose a higher vehicular parking ratio not to exceed the ratio described in Table E, based upon substantial evidence found in the parking study, that includes, but is not limited to, an analysis of parking availability, differing levels of transit access, walkability access to transit services, the potential for shared parking, the effect of parking requirements on the cost of market-rate and subsidized developments, and the lower rates of car ownership for low- and very low income individuals, including seniors and special needs individuals. The city shall pay the costs of any new study. The city shall make findings, based on a parking study ' completed in conformity with this paragraph, supporting the need for the higher parking ratio. Analysis Complies? Pursuant to CMC Section 21.86.050 (A)(3)(c) of the Density Bonus Ordinance, for a project which designates at least 15 percent of the total units for very low-income households, a total of three incentives or concessions shall be granted. An incentive or concession may include any of the following: a. A reduction in site development standards or a modification of zoning code or architectural design requirements (excluding State Building Standards), that results in identifiable, financially sufficient and actual cost reductions. A reduction/modification to standards or requirements may include, SDP 2018-0004 {DEV2017-0151) -ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 8 but is not limited to, a reduction in minimum lot size, setback requirements, and/or in the ratio of vehicular parking spaces that would otherwise be required. b. Approval of mixed-use zoning in conjunction with the housing development if: {i) commercial, office, industrial or other land uses will reduce the cost of the housing development; and {ii) the commercial, office, industrial, or other land uses are compatible with the housing development and the existing or planned future development in the area where the proposed project will be located. c. Other regulatory incentives or concessions that result in identifiable, financially sufficient and actual cost reductions. d. The city council may, but is not required to, provide direct financial incentives, including the provision of publicly owned land, or the waiver of fees or dedication requirements. The applicant is requesting the following concessions/incentives: 1. Allowance for increased building height: The RD-M Zone currently restricts building height to 35 feet. The applicant is requesting the allowance for increased building height as a concession pursuant to the above-noted options. As discussed in the findings in Planning Commission Resolution No. 7324, increased building height is an appropriate concession for the requested density bonus in that it results in cost reductions to enable the provision of housing affordable to the designated income group. 2. Request for excess dwelling units: Since the project proposes to construct more units than permitted at the city's Growth Management Control Point {GMCP), the additional residential units must be withdrawn from the city's Excess Dwelling Unit Bank {EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to building permit issuance pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to construct 23 units, including three in~lusionary units, is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project to be consistent with the General Plan and any other applicable planning document. As discussed in the attached Planning Commission Resolution No. 7324, the proposed project meets these findings. The following Table 5 describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. TABLE 5-GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & COMPLY? OBJECTIVE, OR PROGRAM IMPROVEMENTS Land Use Policy 2-P.8 The proposed 23-unit residential Yes Do not permit residential apartment project qualifies for an development to exceed the allocation of excess dwelling units SOP 2018-0004 (DEV2017-0151)-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 9 ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & OBJECTIVE, OR PROGRAM IMPROVEMENTS applicable Growth pursuant to City Council Policy No. Management Control Point 43 since the project includes the (GMCP) density unless the required inclusionary housing units following findings are made: required by CMC Chapters 21.85 a. The project qualifies for and 21.86 and the project is and will receive an allocation conditioned to execute affordable of "excess" dwelling units, housing and density bonus housing pursuant to City Council agreements. There are currently Policy No. 43. b. There have excess dwelling units available in been sufficient residential the Southeast Quadrant as a result projects approved at of residential projects approved at densities below the GMCP so densities below the GMCP. All the citywide and quadrant necessary public facilities required dwelling unit limits will not by the Citywide Facilities and be exceeded as a result of the Improvements Plan will be proposed project. c. All constructed, or are guaranteed to necessary public facilities be constructed, concurrently with required by the Citywide the need for them created by this Facilities and Improvements development and in compliance Plan will be constructed, or with adopted city standards. are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with adopted city standards. PolicV2-P.9 The proposed 23-unit residential lncentivize development of lower-apartment project includes three income affordable housing by inclusionary units which will be allowing residential development required to be rented to very low- above the GMCP and maximum income households. The multi- densities permitted by the General family residential land use is Plan, subject to the findings consistent with the adjacent multi- specified in 2-P.8, above, and an family residential development. evaluation of the following: (a) the The project site is conveniently proposal's compatibility with located a block from La Costa adjacent land uses, and (b) the Avenue which is a neighborhood project site's proximity to a connector street providing vehicle minimum of one of the following: and pedestrian access to freeway or major street; commercial commercial centers and bus stops center; employment opportunities; within 1.5 miles of the project site. city park or open space; or commuter rail or transit center. Mobility Policy 3-P.5 The proposed project has been Require developers to construct or designed to meet applicable pay their fair share toward circulation requirements, which COMPLY? Yes SDP 2018-0004 (DEV2017-0151) -ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 10 ELEM ENT USE, CLASSIFICATION, GOAL, PROPOSED USES & OBJECTIVE, OR PROGRAM IMPROVEMENTS improvements for all travel modes include two driveway access points consistent with the Mobility from Romeria Street. In addition, Element, the Growth Management the applicant will be required to Plan, and specific impacts associated pay traffic impact fees prior to with their development. issuance of a building permit that will go towards future road improvements. Goal 3-G.3 The proposed project will maintain Provide inviting streetscapes that an existing sidewalk along Romeria encourage walking and promote Street and Gibraltar Street which livable streets. will provide pedestrian access to and from the project. Noise Goal 5-G.2 The project consists of 23 Ensure that new development is residential apartments located in compatible with the noise two buildings. A noise study by environment, by continuing to use Rincon Consultants, Inc, dated potential noise exposure as a January 2017, was provided. The criterion in land use planning. apartment project does not have any required exterior private recreation areas and therefore is not subject to the maximum 60 dB(a) CNEL noise level. Given the exterior noise levels and modern building construction that meets or exceeds the 2016 California Green Building Code requirements, the project will experience interior noise levels below the required 45 dB(a) CNEL interior noise level. Public Safety Goal 6-G.1 The proposed structural Minimize injury, loss of life, and improvements are required to be damage to property resulting from designed in conformance with all fire, flood, hazardous material seismic design standards. In release, or seismic disasters. addition, the proposed project is consistent with all of the applicable Policy 6-P.6 fire safety requirements. Enforce the requirements of Titles 18, 20, and 21 pertaining to Further, the project has been drainage and flood control when conditioned to develop and reviewing applications for building implement a program of "best permits and subdivisions. management practices" for the elimination and reduction of Policy 6-P.34 pollutants which enter into and/or Enforce the Uniform Building and are transported within storm Fire codes, adopted by the city, to drainage facilities. COMPLY? Yes Yes SOP 2018-0004 (DEV2017-0151)-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 11 ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & OBJECTIVE, OR PROGRAM IMPROVEMENTS provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. Housing Goal 10-G.3 The proposed project includes 15%, Sufficient new, affordable housing or three, inclusionary units which opportunities in all quadrants ofthe will be required to be rented to city to meet the needs of current very low-income households. The lower and moderate income provision for inclusionary housing households and those with special will contribute toward achieving needs, and a fair share proportion of the city's Regional Housing Needs. future lower and moderate income The project has been conditioned households. accordingly to require the approval of an Affordable Housing Agreement prior to building permit issuance. Goal 10-P.15 Pursuant to the lnclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. For projects that are required to include 10 or more units In approving a request for an affordable to lower income allocation of excess dwelling units, households, at least 10 percent of the project shall meet the findings the lower income units should have identified in City Council Policy No. • three or .more bedrooms (lower 43. Specifically, the project location income senior housing projects and density shall be found to be exempt). compatible with adjacent land uses and the project is consistent with Policy 10-P.18 the General Plan and any other Adhere to City Council Policy applicable planning document. As Statement 43 when considering allo-discussed in the attached Planning cation of "excess dwelling units" for Commission Resolution No. 7324, the purpose of allowing the proposed project meets these development to exceed the Growth findings. Management Control Point (GMCP) density, as discussed in Section 10.3 (Resources Available). With limited exceptions, the allocation of excess dwelling units will require provision COMPLY? Yes SDP 2018-0004 {DEV2017-0151} -ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 12 ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & OBJECTIVE, OR PROGRAM IMPROVEMENTS of housing affordable to lower income households. B. Multiple-Family.Residential (RD-M) Zone (CMC Chapter 21.24) COMPLY? The proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code {CMC} including the Residential Density -Multiple (RD-M} Zone (CMC Chapter 21.24}. The 23-unit residential apartment project meets or exceeds the requirements of the RD-M Zone, except building height, as outlined in Table 6 below. TABLE 6-RD-M ZONE COMPLIANCE R-3 Standards Required Proposed Comply Setbacks Front (Gibraltar): Front (Gibraltar): Yes 20'; or 2:10' with landscaping: 15' provided carport or garage openings 13' to retaining wall. do not face onto the front yard; or 19' to planter. 10' provided carport or garage openings 25' to main building wall. do not face onto the front yard and the remaining front yard is landscaped. Interior Side: Interior Side: 5' 5' Street Side: Street Side: 10'; or >5' with landscaping 5' provided parking spaces do not open directly onto the street and the side yard is landscaped. Rear: Rear: 10' 2:10' 10' to parking garage. 16' to main building wall. Lot Coverage 60% 59.5% Yes Building Height 35' Building A Yes* 45' with projections to 48' . * Density Building B Bonus 48' with projections to Concession 51' As summarized in Table 7 below, the proposed residential apartment project is consistent with the parking requirements pursuant to the Density Bonus Ordinance. SDP 2018-0004 {DEV2017-0151}-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 13 TABLE 7-PARKING ANALYSIS USE Ratio REQUIRED PROPOSED COMPLY? Residential One bedroom: One bedroom: 7 17 two-car garages= 34 spaces. Yes Apartments 1 space/unit 7 units = 7 spaces developed 5 covered parking spaces. pursuant to the Three Three bedroom: 16 Density Bonus bedroom: 16 units= 32 spaces 2 van accessible spaces. Ordinance. 2 spaces/unit TOTAL REQUIRED: PROPOSED: Yes 39 41 C. Qualified Development Overlay Zone (CMC Chapter 21.06) Pursuant to Section 21.53.120 of the CM_S a Site Development Plan {SDP} is required to be processed for this 23-unit apartment project pursuant to CMC Chapter 21.06, the Qualified Development Overlay Zone. As demonstrated in Table 8 below, all of the required SDP findings can be made. TABLE 8 -SITE DEVELOPMENT PLAN FINDINGS FINDING That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code. That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation. PROJECT CONSISTENCY The project is consistent with the various elements and objectives of the General Plan as discussed in Section "A" of the project staff report. The various goals and objectives of the General Plan will be implemented as the proposed project is consistent with the General Plan, which allows for a mixture of residential uses, including multiple-family residential, within the R-23 Residential Land Use designation. As discµssed in Section "A" above, although the project's density of 31.9 dwelling units per acre is above the maximum R-23 Residential density of 23 du/ac, the 23-unit residential apartment project can be found consistent with the General Plan Land Use Policies as discussed in Section "A", Table 5 above. The proposed multiple-family residential use will not be detrimental to existing uses or to uses specifically permitted in the area in which .the use is located in that multiple-family residential is a permitted use within the Residential Density - Multiple (RD-M} Zone and is compatible with the other multiple- family residential uses surrounding the project site. The residential apartment project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 138 Average Daily Trips (ADT} generated by the project. With exception to the allowance for increased building height as discussed in Section "A" above, the project complies with all minimum development standards of the Carlsbad Municipal Code, including but not limited to the RD-M Zone, and the SDP 2018-0004 (DEV2017-0151}-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 14 project is adequately parked on-site and does not result in any environmental impacts. That the site for the intended The subject site is adequate in size and shape to accommodate development or use is adequate in the proposed 23-unit residential apartment building in that with size and shape to accommodate the exception to the allowance for increased building height as use discussed in Section "A" above, the residential apartment project That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use complies with all remaining development standards of the Residential Density -Multiple (RD-M} Zone and all other applicable sections of the Zoning Ordinance, as demonstrated in Table 6 above. With exception to the allowance for increased building height as discussed in Section "A" above, the project complies with all remaining development standards (i.e. front, side and rear setbacks, lot coverage, parking} of the Residential Density - Multiple (RD-M) Zone, as ~emonstrated in Table 6 above. Landscaping along the outer edges of the property, including the areas along Romeria Street and Gibraltar Street, will be provided consistent with the requirements of the city's Landscape Manual. The project will take access off Romeria Street with vehicles traveling to and from the project on Gibraltar Street as well. Romeria Street and Gibraltar Street are identified as local streets, designed to adequately handle the 138 Average Daily Trips generated by the 23-unit residential apartment project. D. lnclusionary Housing (CMC Chapters 21.85 and 21.86} The lnclusionary Housing regulations, specifically CMC Chapter 21.85, shall apply to any new construction of rental units where the developer receives offsets or any incentives of the type specified in the density bonus law pursuant to the provisions of CMC Chapter 21.86 and the developer agrees by contract to limit rents for below market-rate rental units. Pursuant to CMC Section 21.85.030, not less than 15 percent of the total units approved shall be constructed and restricted both as to occupancy and affordability to lower-income households. To satisfy this requirement, the applicant proposes to designate three units as inclusionary units. The city's Housing Policy Team recommended approval of the request on January 22, 2019. As required by CMC Chapters 21.85 and 21.86, the project has been conditioned to require the approval of an Affordable Housing Agreement and Density Bonus Housing agreement, respectively, prior to building permit issuance. E. Growth Management (CMC Chapter 21.90} The proposed project is located within Local Facilities Management Zone 6 in the Southeast Quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 9 below. SDP 2018-0004 (DEV2017-0151}-ROMERIA POINTE APARTMENTS March 20, 2019 Pa e 15 TABLE 9 -GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS City Administration 81.35 sq. ft. Library 43.39 sq. ft. Waste Water Treatment 23 EDU Parks 0.16 acres Drainage 3.3CFS Circulation 138 ADTs Fire Station 6 Open Space n/a Schools E: 2.51, M: 2.53, H: 2.53 Sewer Collection System 5,060 GPD Water 5,750 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes n/a Yes Yes Yes The project proposes 23 dwelling units and the unit yield at the GMCP of the property is 14 dwelling units. Therefore, a total of nine (9) dwelling units are proposed to be deducted from the City's Excess Dwelling Unit Bank. Pursuant to Planning Commission Resolution No. 7324, the allocation from the EDUB can be supported since 327 units are available for allocation in the Southeast Quadrant according to the city's Quadrant Dwelling Unit Report dated January 31, 2019. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the ·environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 {In-Fill Development Projects} Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance. The project site is within the city limits, is less than five acres in size, and is surrounded by urban uses. There is no evidence that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality, and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The 23-unit apartment project is not subject to Climate Action Plan measures because the project is below the 70-unit multi-family housing screening threshold listed in the city's Climate Action Plan (Section 5.3}. ATTACHMENTS: 1. Planning Commission Resolution No. 7324 2. Location Map 3. Disclosure Statement 4. Public Comments 5. Reduced Exhibits GOLF COURSE SITE MAP NOT TO SCALE Romeria Pointe Apartments SOP 2018-0004 (DEV2017-0151) Attachment 2 Attachment 3 ( City of Carlsbad DISCLOSURE STATEMENT P-1(A) Develovment Services Planning Division 1635 Faraday Avenue (760) 602-4610 C -- l= FEB 2 1 lGi8 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however1 the legal name and entity of the applicantand property owner must be provided below. · · 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a . financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Ram Setya Corp/Part BNR Investment and Development Title Managing Memeber Title _____ ~-------- Address 23800 Via Del Rio, Yorba Linda CA 92887 Address 23800 Via Del Rio, Yorba Linda CA 92887 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Ram Setya Title Managing Memeber Address 23800 Via Del Rio, Yorba Linda CA 92887 Corp/Part BNR Investment and Development Title _____________ _ Address 23800 Via Del Rio, Yorba Linda CA 92887 Page 1 of 2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to ( 1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profitrrrust________ Non Profit/Trust _________ _ Title _____________ _ Title ____________ _ Address __________ _ Address ___________ _ 4. Have you had more than $500 worth of businass transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~ No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. R~t-~ Signature of owner/date Signature of applicant/date Ram Setya Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P-1(A) Page 2 of2 Revised 07/10 Chris Garcia From: Sent: To: Subject: To Whom It May Concern: Heather Lindsey <hdlindsey@gmail.com> Thursday, July 19, 2018 8:34 AM Chris Garcia SOP 2018-0004 (DEV2017-0151) Attachment 4 I am against the increase in the size of this proposed project. The size of the units has decreased, the number of units has increased and the parking is insufficient. This neighborhood already suffers from a lack of a parking. The parking may be complaint with the Density Bonus Laws but that does not mean that it works with the current demands of the neighborhood. This will be overly burdensome on this neighborhood. I am against the increase in height as it adds to the bulk and mass and impacts the light received by the neighboring properties. Furthermore, the structure is not consistent with the look and feel of the neighborhood and also adds bulk and mass. As an owner of several units to the west of the project, I am against any variances on the set-backs to the west especially given the size of the project even prior to the modification. Although we met with the owners of this proposed project, we reviewed the old plans. At that point, bulk and mass were a concern as was parking. This additional increases proposed under this modification are unacceptable. There are several tranches for affordable housing. I am in favor of affordable housing, but do not feel that this project is appropriate for the maximum amounts. Furthermore, this neighborhood's mile radius has many affordable housing units, and therefore, the bulk and mass and pressure this modification will put on the neighborhood is not balanced with the neighborhood nor the rest of the City. This area has been very supportive of affordable housing, but should not be punished by unnecessary large and looming buildings for having done so . This project exemplifies maximizing size, scale, and density while using the affordable housing variances. If this project did not have affordable units attached, the City would not accept anything near the size, density nor the height being proposed here. This project needs some balance, especially given that only 3 out of the 23 looming units are affordable. Thank you, Heather Lindsey, Esq. 1 Chris Garcia From: Sent: To: Subject: dave burkle <burklepurdue@yahoo.com> Saturday, July 21, 2018 4:06 PM Chris Garcia Fw: Romeria Pointe Apartments RE: Project# SDP 2018-0004 (DEV2017-0151) Hello- As a condo owner in the Golfcrest Units, which is next door to the proposed referenced project, I would like to express my strong disapproval of the request to modify the project that was originally submitted. The new proposal requests a concession to increase the building height to 44.5' from 35', and the retaining wall height from 6' to 10'. I believe this increased project and building size will be detrimental to our own building. It will tower above us, blocking sunlight, ruining views, reducing airflow, and will increase the risk of improper drainage and erosion, potentially causing damage to our own building footprint and retaining walls. The benefit of building 3 affordable rate units does not compare to the damage and detriment created to many more neighbors. We support the need for more housing and the project as originally proposed and hope that the city will keep the developer to this proposal. Sincerely David & Penny Burkle Owners of: 7538 Gibraltar, Unit E Carlsbad, CA 92009 1 Chris Garcia From: Sent: To: Subject: Hello Chris, Aaron Rumley <aaronrumley@gmail.com> Monday, July 23, 2018 1 :34 PM Chris Garcia Romeria Pointe Apartments As an owner of a condo in the Golfcrest Community, I am concerned about t he height increase and the ret aining wall increase. Th is seems like a very tall building for the area. The number of units increasing will also impact parking and street traffic in the area. If there is someone else I need to send this too, please let me know. Sincerely, Aaron Rumley Cell 760-716-4330 1 Chris Garcia From: jdllal@aol.com Sent: Monday, August 27, 2018 2:00 PM Chris Garcia To: Subject: SDP 2018-0004 (DEV2017-0151) Dear Mr. Garcia: As a direct neighbor to SDP 2018-0004 (DEV2017-0151), I wish to express a few concerns with the ever-increasing scope and bulk and mass of the project. I live at Golfcrest (14 units directly to the west). • As the highest building in the area, the project will directly impact the light. Golfcrest's second story windows are around 55 feet. The parking structure of this proposed development is at 86 feet with the top of the building being at 127 feet. The project will directly impact the light on the half of the Golfcrest units' bedrooms and bathrooms. I am also concerned about the light on the Golfcrest pool. • I am concerned with parking. This area suffers from a lack of parking already. Although, because of the inclusion of low-cost housing, perhaps this plan meets the needs of the state, it does not meet the requirements of the city, and most definitely does not meet the requirements of the neighborhood. There, as I understand it, are 41 spaces, 2 are accessible which means that there are no guest parking spots. The city would have required 49 at a minimum. Furthermore, because I believe this area has other similar projects that have increased the pressure on the parking, this will unfairly congest an already congested area. • This development suffers from bulk and mass. It may be the law, but it is not in character with the neighborhood. This is not compatible with the neighborhood. • Given the density bonus, increased landscaping should be a requirement. As the project sits now, there is no landscaping at one point in between our buildings. • I believe that the development should be set to the current pads. This is an issue of height and width. The width should be re-examined. • Half of these units, including one of mine, will be looking at a high wall of parking. I have concerns with light and noise from the parking structure especially as the height of the parking lot wili be the closest to the GolfCrest units. Please ensure the parking building is closed so that headlights and noise do not wake us. I understand that this may mean they need alternative ventilation, but also it is the City's job to protect the neighbors who are already there. • Given the size and proximity of the development and that it abuts on bedrooms, I ask that the lighting restrictions be respectful of developments that are already there. • I ask that the decks that give out to the west and look over Golfcrest be reduced. The decks are very large and this square footage is not necessary and will allow the owners to look down into bathrooms. • I ask that special attention be paid to the drainage, compaction, and slippage potentials. This area has suffered from runoff, slips, and drainage issues in the past. • There is no area for play for kids, and I worry that they will end up playing in the unsafe areas on our slope. 1 o Please consider the number of units submitted in 2ndset of plans, which was to build 16 units. These units are very small; perhaps consider fewer, larger units are better. I would be in support of that project rather than this one. Thank you for your consideration. Respectfully, Lucille Lindsey · Owner at Golfcrest 2 Chris Garcia From: Sent: To: . Su bject: Hello Chris, Kay Colvin <kaycolvin@gmail.com> Tuesday, September 18, 2018 5:10 PM Chris Garcia Romeria Pointe Apartments project I was given your contact information by one of the other concerned residents on Romeria Street. Although not currently a homeowner here, I've been the property owner's property manager, resident and proxy while he's been living abroad for the past several years. Since 2011 I've become attached to the neighborhood and have been seriously considering purchasing a home here when the time comes. However, I have serious concerns about the potential negative impact on the neighborhood that will be caused by the proposed behemoth apartment project across the street from Meadowview Condominiums. The parking situation is already often challenging, a problem which would certainly increase exponentially if 23 new units were to be added to the street. Simply by adding two driveways, we will be losing at least 4 parking spaces that local residents currently depend on. The proposed height of the structures would unquestionably overwhelm the neighborhood. I invite you to visit our street to see firsthand how the proposed number of units and structure heights would have a seriously detrimental impact on the Romeria/Gibraltar neighborhood and implore you to have the City do the right thing here. Please let me know what can be done to change the course of the project. Sincerely, Kay Colvin 7552 Rorneria Street Carlsbad 760-492-2876 1 Chris Garcia From: Sent: To: Cc: Subject: BGRIESER <bgrieser1@yahoo.com> Sunday, October 28, 2018 2:12 PM Chris Garcia lgrieser201 0@gmaiLcom Romeria Point Apartments My comments concerning subject apartments do not support the present concept. At this time I won't discuss the projects height; although it certainly appears to be excessive given the surrounding area, especially on a corner of the street. What appears to me as incompatible is the parking spaces. Life styles may have changed since the minimum "The Density Bonus Law" requirements were established, When you applied it to the existing apartment buildings. It appears that there are more than 2 cars to an apartment in this area. Especially, in units larger than one bedroom. Frequently, one must wait for a departing parked car to have a parking space on Gibralter street. Even on North Romeria, where this plan will be developed; most of the parking spaces are taken each night. I'm not sure what the mix of the 1, 2, and 3 bedrooms units are but we are not talking about owners. These are renters in an expensive area who might sublet to spread the cost of renting and thus, 41 parking spaces will never satisfy their needs. It is the responsibility of all of us to accept a plan that can blend into the community for every one's sake. Sincerely, Brian and Joan Grieser 7564 Romeria street 1 From: Roberta Murphy <roberta@sandiegopreviews.com> Date: Thursday, December 13, 2018 Subject: Save Batiquitos Lagoon To: priyabhatpatelforcarlsbad@gmail.com Thank you Priya ! And please feel free to share the letter with whomever you wish. Additionally, Vladimir Shepsis will be here some time in January and might be willing to meet with you and others in the city. Also, there is a group of very concerned citizens in La Costa who are very worried about a planned 4-story apartment building that may go up on Romeria--which raises a number of concerns: 1. Loss of views for many. 2. Increased traffic in an already congested area and also severe lack of parking. 3. Additional school children who will have to cross La Costa Avenue to get to La Costa Heights Elementary. There is no school crosswalk on La Costa, which has long been a concern. (3-bedroom units are planned) There is a meeting at 4:30 on Monday at Greg Murphy's home on Romeria. Might you and possibly Patty Segovia-Krause be able to attend? Thank you! Roberta PS: This email does not work with gmail: priya .bhat-patel@carlsbadca.gov. Roberta Murphy CRS, GRI, ABR, e-PRO Broker Owner San Diego Previews Real Estate 877-818-8197 760-402-9101 CA DRE# 01101958 www.SanDiegoPreviews.com www LaCostaOnline com www.LuxuryHomeDigest.com www AIITopCarlsbadHomes .com From: Heather Lindsey [mailto:hdlindsey@gmail.com] Serit: Sunday, February 10, 2019 1:00 PM To: Don Neu <Don.Neu@carlsbadca.gov>; Planning <Pla nning@Ca rlsbadCA.gov> Cc: Council Internet Email <CityCouncil@carlsbadca.gov>; James Wood <James.Wood@carlsbadca.gov> Subject: SDP 2018-0004 (DEV2017-0151) March 20th hearing To Whom It May Concern: I'm writing you in regards to Romeria Pointe Apartments, the 4 story project that will be built on nearly a 20' pad, essentially making it a 6 story building on the corner of Romeria and Gibralter streets. I am writing in opposition to this project. As a resident in the area, we have the following concerns: 1. With 23 total apartments (20 of which are 3 bedroom), we are estimating an additional 30+ children that will move into the neighborhood. This project is designed to attract large families with children but lacks the open space that will put those children at risk due to hazards in the nearby creek. Because there are no parks or play area in the complex, the creek is the only greens pace left for children to go. This area is already a known risk for the City. The only greenspace left is the creek (and the La Costa Golf Course) that runs just north of Gibralter. There are already children that play, fish, and loiter near that creek. The water runs under a spillway via a VERTICAL pipe (before turning into a horizontal pipe) which has no cover on it. This is certainly a tremendous liability concern as a child could easily fall into this as the circumference of this pipe is plenty big to accommodate even an adult. The spill way also slopes aggressively into the water which is also a hazard. 2. This spillway area is also home to many rattlesnakes in the Summer. 3. There is currently zero parking left at night on the streets of Romeria and Gibralter. As a result, the additional units will require more cars and will actually eliminate at least 4 spots on Romeria to accommodate for entry points for this apartment complex. Additionally, the parking allotment for the project may be in line with state requirements, but is less than city requirements, this illustrating that this will congest and already congested parking situation. 4. There is currently no bus service for the elementary school. These 30+ new children will have to cross La Costa Avenue which has two lanes that merge into one at the corner of La Costa and Romeria. This is an extremely dangerous area as these lanes merge on a downhill slope very close to this traffic light. Traffic on La Costa Avenue is already challenging. There are no calming devices to slow traffic and we are concerned about the large number of children that would be walking and crossing the road to go to neighboring schools. We want to ensure there is a plan in place to protect pedestrians and children in the community. I do not know whether this might require use studies. 5. An additional 23 units built four stories high with balconies, walkways and staircases will negatively impact surrounding property owners with increased noise, light, traffic circulation, sightlines, and invasion of privacy. We want to ensure mitigation efforts are part of any planning process. Currently, the new apartments will look down on the bedrooms and bathrooms of the homes next door. Additionally, car light and noise from the parking could impact these homes as well. 6. The developer wants to use the buildings as retaining walls. Because of known water and erosion issues in this area, it's concerning that a 4 story complex will be built on a pad that is already elevated 15'-20'. This year, the Los Angeles Times featur~d stories about several apartment complexes in California that experienced similar collapses of hillsides after heavy rain. The La Costa area has had these same issue in the past and we want to be sure that extensive engineering and soil reports have been done to ensure buildings will not slip onto Gibraltar, the adjoining complexes or the La Costa Golf Course. 7. The design would seem to trigger bulk and mass concerns .. Ideally, this spot could be a park. If this is not feasible, then perhaps the developer should consider returning to his previous designs that were smaller in scope, less likely to attract families and still offered housing. Regardless, please have the developer and/or City resolve the aforementioned issues prior to approval. Thank you in advance, Heather Lindsey Next door owner From: Paul Reuter [mailto:preuter@gmail.com] Sent: Monday, February 18, 2019 12:45 PM To: Matthew Hall <Matt.Hal l@carlsbadca.gov>; Council Internet Email <CityCouncil@carlsbadca.gov>; Planning <Planning@CarlsbadCA.gov>; Don Neu <Don.Neu@carlsbadca.gov>; Scott Chadwick <5cott.Chadwick@carlsbadca.gov>; James Wood <James.Wood@carlsbadca.gov> Subject: Proposed Apartment Construction on Romeria St. To whom it may concern; This letter is about the proposed multi-family project being proposed on Romeria St. I am opposed to it, obviously. I own a town home on Romeria St. and have watched the neighborhood develop over the past 6 years. I have a vested interest in seeing my community continue to be a clean, quiet, safe, and enjoyable one in which I feel comfortable to take an evening stroll without having to worry about stepping in dog feces, or if I choose to host a dinner party, to have a place where my guests can find a parking space for the evening. Unfortunately, over those past 6 years, I've watched as both of those concerns have grown into material issues. When the La Costa Bluffs, so-called luxury apartments, welcomed their first tenants, I was reserved. It didn't take a week before the sidewalk along La Costa Ave became an unnavigable mess of dog droppings and doggie waste bags thrown carelessly alongside the road. Within a month, the whole loop around Gibraltar, Romeria, and La Costa Ave was a litter box for dogs. On a hot day, the walk is further burdened by the intolerable odor. These are bad neighbors. What is a luxury apartment complex? These units are nothing more than a hacienda house subdivided much too tightly for the 3-car families that moved in. Yes -the parking is already such that these families simply park their cars in front of their garages because there isn't enough space for them at times. Let me emphasize the point about having 3 cars. These are apartments, which presumably means that the occupants are either trying to save money to buy their own home, or can't afford one. In either case, every member of the household tends to have a car to drive to work or school. Adding further density to this area is simply adding more suffering for those who should not be spending so much money to barely make ends meet. Let me touch on the concept of the Broken Windows Theory. The neighborhood around Romeria St. consists of home owners who risked the largest portion of their wealth and labor to lay roots in a community of similarly established individuals. When renters move in, these community standards decay. Once renters start treating the neighborhood as a parking lot and doggie bathroom, it creates a catalyst for 2 things. 1) Some home owners sell their property, looking to find a suitable neighborhood that maintains the community standard that existed before the decay. 2) Those who were otherwise good renters see no reason to maintain the standards that came before. They don't have to worry about anything other than the monthly rent. In fact, it's in their best interest to misbehave just enough such that the community does not further gentrify, allowing rent to remain flat for as long as possible. These "broken windows" motivate home owners to sell before they lose all of their life's savings on an upside- down mortgage -which further degrades the character of the community. Please consider duplexes or single family homes instead. We can manage those. Also, please enforce litter laws and noise ordinances. Thank you, Paul Reuter 7544 Romeria St. Carlsbad, CA 92009 907-230-0072 February 12, 2019 Dear Carlsbad Officials · I am writing to you in opposition to the multi-family project being considered on Romeria Street and want this letter entered into the record. Our group of concerned residents in the La Costa area recently learned about the 4-story project that is proposed on the corner of Romeria and Gibraltar streets. With 23 total apartments (20 of which are 3 bedroom), we are estimating an additional 30+ children that will move into the neighborhood and add 50-60 additional vehicles onto already overcrowded parking situation. As a resident in the area, we have the following concerns: 1. This project will dramatically negatively impact property values. The project includes a 90+ year deed restriction that will prohibit changing from apartments to condos. 2. The fact that the proposed apartment buildings will be built on nearly a 20' pad essentially makes them 6-story buildings. This is inconsistent with the character of the neighborhood. 3. There is currently no parking left at night on the streets of Romeria and Gibraltar. The additional units will bring more cars and will actually eliminate at least 4 current parking spots on Romeria to accommodate entry points for this apartment complex. As a result, the parking problem will increase exponentially. Even if parking garages are included in the new complex they normally on allow for 2 cars. Many of the families in the area have 3 cars and rely on street parking. In addition, many of the current residents use their garages for storage and rely 100% on street parking. Even today it is often difficult to find street parking. I can't imagine what it will be like with 23 more apartments!! 4. There is currently no bus service for the elementary school. The estimated 30+ new children will have to cross La Costa Avenue, which has two lanes that merge into one at the corner of La Costa and Romeria. This is an extremely dangerous area as these lanes merge on a downhill slope very close to this traffic light. Traffic on La Costa Avenue is already challenging. There are no calming devices to slow traffic and we are concerned about the large number of children that would be walking and crossing the road to go to neighboring schools. We want to ensure there is a plan in place to protect pedestrians and children in the community. 5. An additional 23 units built four stories high with balconies, walkways and staircases will negatively impact surrounding property owners with increased noise, light, traffic circulation, sightlines, and invasion of privacy. We want to ensure mitigation efforts are part of any planning process 6. The developer wants to use the buildings as retaining walls. Because of known water and erosion issues in this area, it's concerning that a 4 story complex will be built on a pad that is already elevated 15'-20'. This year, the Los Angeles Times featured stories about several apartment complexes in California that experienced similar collapses of hillsides after heavy rain. The La Costa area has had these same issue in the past and we want to be sure that extensive engineering and soil reports have been done to ensure buildings will not slip onto Gibraltar Street, the adjoining complexes or the La Costa Golf Course. We would prefer that this project never be built; however, do understand the need for additional housing in our City. Before this project is approved, I'm asking that the City consider purchasing this property with the intent of officially making this a park. If this is not feasible, please have the developer and/or City resolve the aforementioned issues prior to approval. ~~~.· · t,~r l our consid~ration Q}hn&Ci~~r~ VICINITY MAP _ ... ,~ ...... ( ~ PROJECT/ LOCATION• . ROMERIA POINTE APARTMENTS ' --TOSFW'f l PROJECT DATA USE: MUL Tl FAMILY DWELLINGS LEGAL OESCRIPJION: ROMERIA AND GIBRALTAR, CARLSBAD 216-300-1200, 216-300-1300 BUILDING SQ FT SCHEDULE I PROJECT DIRECTORY ----AREA T~~ARKN:l 8EOROOMS IMf~LE OWNER: INT RAM SETYA NI \ BED 6.t~ 5F 3 I l Yt1 BNR DEVELOPMENT ~ RYAN BOHMER GEOSOILS APN(S): OCCUPANCY GROUP: M. 1 BED ~, SF 3 I 1 YH 23800 VIA DEL RIO 216-300.1200, 216-300-1300 Ml 3BED 1661 SF a 2 3 No YORBA LINDA, CA 92887 ~! OVER TYPE I : ; :~~ ::m~ 1 : ; ~ ~: :~s9:t~;GMAIL.COM 5741 PALMER WAY CARLSBAD, CA92010 (760)438-3155 GEOSOILS.COM TYPE OF CONSTRUCTION: ZONING; DENSITY: ~~~DENTIALDENSITY-MULT~PLE: ~=~~ 1:~::~ ~ ~ ~ ~: ARCHITECT: 15-23du/ac A/9 JBED 1,nsF ~ 2 3 No JUINTOWLIN CIVIL/ SURVEY· MICHAEL BENESH MLB ENGINEERING LAND USE: SITE DATA: R23 JJto 38ED 1a1U F 9 2 J No FOXLIN ARCHITECTS Am JBED 211JlSF 10 2 J No 392CAMINOOEESTRELLA LOT COUNT; LOTSIZE.: Nit HIED :zoa$SF 10 2 J No SAN CLEMENTE. CA 92672 1 LOT -COMBINED 12 17621 SF ee '20 21 (949) 325-3001 TEL ~·r~~Cf;F : ~:~ im:~ : ~ ~ :: ~~:O~Ci!:C~M 404 S. LIVE OAK PARK ROAD FALL BROOK. CA 92028 (760)731-6603 MLBENESH@PACBELL.NET LOT AREA: fOOTAOE DATA: PROPOSED LOT COVERAGE: STORIES: DWELLING UNITS: GROWTH MGMT. CNTL. POINT DWELLING UNITS I ACRE: BUILDING HEIGHTS: FROM FINISH GRADE: BUILDING A:. BUILDING B: FROM EXISTING GRADE: BUILDING A: BUILDING B: 59.8% ' BUILDING A-12 UNITS BUILDINGB-11 UNITS TOTAL-23 UNITS 19du/ac 31.9du/ac(23Units/.72acru) 47'-11" 50'-11" 43'-2" 41'-3" ZONING INFORMATION SETBACKS FRONT YARD 10 FT (WITH APPROVAL): INTERIOR SIDE YARD: 5 FT ADJACENT TO STREET 5 FT (NO PARKING TOWARDS STREET) REAR YARD: 10 FT ~ MAX LOT COVERAGE 61)% 35FT j?, HEIGHT LIMIT f SCOPE OF WORK I ~~~~1~6~:B~~\~~~~gu~~sF~~~i~REs> FOR -t THE PURPOSE OF CONSTRUCTING lWO NEW APARTMENT BUILDINGS CONTAINING 23 UNITS TOTAL. PROJECT CONSISTS OF (2) FOUR-STORY BUILDINGS CONTAINING A TOTAL OF 20 @ :,,~~~o't~eu:1~ti~~ t:~f2:~~~i~~~iaB~~He : ~:~ ,~::~ : ~ ! ~: LANDSCAPEARCHITECT: B1!i J SEC 1694 Sf a 2 J No PAT MURPHY en JSEC 181DSF g 2 3 No SMP ENVIRON. DESIGN 11111 16EC 711lSF 4 1 1 No SUITE200 BIii JSEC m~SF g 2 l No 34197PACIFICCDASTHWY 042SF __ 5 1 --\--~ OANAPOINT,CA92629 " ,UJJIT:2.J .. 34'15SF 17a " ~ ----J----1:!!....._ (949)443.1446 : INFO@SMPINC.NET , __ .. , ·----··----SIBUCTUBAL ENGINEER' KURT FISCHER OCCUP. lYPE KURT FISCHER ASSEJ/IBlY (Ute STRUCTURAL ENGINEERS ASSl:111111.Y(UtC 17547VENTURA BLVD SUITE 302 ENCINO, CA91316 (818)874-1445 INFD@KFSENG,COM MECHANICAL ELECJIUCAL ~ NO[SE STUDY: RINCON 180 NORTH ASHWOOD AVE. VENTURA CA, 93003 (805)644-4455 RINCONCONSLUTANTS.COM ~ STREAMLINE DEVELOPMENT 2266 GRAND AVENUE t26, SAN DIEGO, CA, 92109 (619)609-0669 JOHN@STREAMLINEDEVELO PMENTGROUP.COM PARKING DATA SERVICES DIRECTORY REQUIRED: lV'IO PER 3 BED@ 16 UNITS 32 ONE PER I BED@! 7 UNITS 7 TOTAL 39 COVERED ADA VAN ACCESSIBLE PROPOSED: BUILDING A 8UILDJNG8 TOTAL COMPACT COVERED NON-COVERED ADA VAN ACCESSIBLE " 1 PER SLOG, 2TOTAL 2\ 20 " 0 " 0 1 PER BLOG. 2TOTAL IBM.!:t WASTE MANAGEMENT WATER DISlRICT· CARLSBAD MUNICIPAL flRE DISTRICT: 6 LOT COVERAGE SEWER QISTRICT: LEUCADIA WASTEWATER DISTRICT SCHOOL OJSJRICT ENCINITAS UNIFIED SCHOOL DISTRICT LOT393-APN 2163001200 " 18,231 SF LOT392-APN 2]63001300 • 13199 §F TOTAL • 31,430 SF BUILDING A FOOTPRINT • 9,795 SF BUILDING B FOOTPRINT • 8 940 Sf TOTAL LOT COVERAGE • 18.735 SF i GROUND FLOOR ANO THREE STORIES OF LIVING AREA ABOVE. f VVITH lV'IO COMMUNITY ROOM SPACES ANO A LANDSCAPED i ;00~:;;~~~;;;~u;;,os TRAFFIC IMPACT WATER IMPACT 1 COVERAGE%: 18,735SF/31,430SF • 59.5% LANDSCAPING%: 12,6S5SF/31,430SF • 40.5% ;I. 2016 CALIFORNIA RESIDENTIAL CODE USE: RESIDENTIAL PROPOSED WATER DEMANDS (GPM OR GPO): $ 2016 CALIFORNIA MECHANICAL CODE CATEGORY: APARTMENTS AVERAGE DAILY DEMAND: 4 gpm j 2016 CALIFORNIA PLUMBING CODE IMPACT RATE: 6 PER DWELLING UNIT PEAK DEMAND: 9.2 gpm ! :~: ~~:~g;:~:: :~~~~~~D~ODE ~~c~c:~g~Y: ~;~~.~"-~:ui23:~T PROPOSED SEWER GENERATION (EDU): : 2016 CALIFORNIA GREEN BUILDING CODE AVG. DAILY FLOWS(ADF): 5060 gpd or 0.005 mgd ii 2016 CALIFORNIA FIRE CODE PEAK DAILY FLOWS: 0.013 mgd = 2.5 x 0.005 mgd I PRQJ.E<;T~op~,es.s CLIENT DRAWINGS_~_,;. ,,=-' ~-ROMERIA POINTE APARTMENTS ~~~Ct~:t~.~~eci6;LTAR, aNRDEVELOPMENT ~~~;~roNARY • / EXISTING CONDITIONS SCALE: 1• e 4D'~ NO EXISTING -FACILITIES ON SITE / . 100' FROM PROPERTY LINE ----------;-;,' v ~/· / ·?,,; , ,I Attachment 5 I ,\ \ •· I I• I I ; I I (j \ ., I I 0 : I I I I I I TITLE01 SDP 2018-004 l!!HI ~fil -~ ~~a: ~~ ·•· ffi"~ ~:; -~i . ~~~~Iii ,1 ~~t~~·~ i~~-.~-is~m! " I, ~ .,g ~,i gMh ~~~,~w a~•••~ !i~m. •;t~H ~..:o2"'@ I 11'1 -~~~!~ . ~ l:ii~~!:f z 2~;;;~~g ~~ g::101:!tt; w <'::. <(GI ~ ~ ~ 6 i i ~ m. c h! Hk mu sH: •~ i !i'.!t,~,, a::: ,,t·,fl! ~~~ m. i. r~ m, C iS C,CI B J09/1312019 A 107/02/2018 51\ttlN\lmW I ~EVISlON DATE G-001 REVISION DATES SDP 2018-004 ... ·-, . " ~i ~:~~E (EJ EXISTING ABV ABOVE .-.11 ANCHOfU.Ol.T ACFL ,._CCESSFLOOR ACOUS ACOUSTlc,o,i. ACT ACDUSTICALCEl.lNO rue AD AREAORAIN ADD ADDalDUM AOOl.ADDITIONAL ADJ o\DJUSTABl.E AOMNADMNISTRATIOH AfF ABOVEFINISHFLOOR AHU AIRHAl.oL.NOUtllf ALT AlTEJINATE AlUIA ALUMINUM AMEND A~r.~ENT A~N A~=TOR AP ACCESS PANEL APC ARCHITECTUFM,L PRECASTCONCAEU APROX APPROXIMATE ARCHARCHITECTUlt"JJ MICHITECT AUTO AUTO,,V,TIC AWT ACOUSTICAl WALL TREATMEHT "' "'""' Gfll GAI..LONS OAI.V QALV.ul!ZED 08 GIIAOEBEA!,j GC GENERAL CONTRACTOR GEN GENERATOR OEN GENERAL GL GL>.SS GWA GENERAL WORK '"" GR GRADE OYB OYP&UlolBO,,\JlO GYPSHlG GYPSUM SHEAlllNG H HEIGHTlttGH HII H05Elll8 HO HAHDORYER HOCPHAHDICAI' HOR HEAOeR HOW HAAOWARE HIA HOUOWt.lETAl HORIZ: HORIZONT"1. HPT HIGHPOINT HR HA~RML HT HEIGHT HTR HEATER HVACHEATING, :zo i~NING C NTERCOLI 6A 6UILOII.GACC£SSORY ID NSIDEDIAMETER BO BOARD IN INCH IIFE BOTTON FOOTMJ IMSUL INSUIATION ELEVATION INT INTER~R BO BUMPERGIJ-'RO ISO ISOLATION !f !~r ~: i~""o' ~~ iili~: FUTURE ;V ;~:;:~T ~~:::· ~ I::"' 1. ALL WORK SHALL BE IN COMPLIANCE WITH All APPLICABLE LOCAL BUILOJNG CODES g::n g:~~ER LOC ~~~ 0A AND REGUlATlONS. CONTRACTOR SHALL BE RESPONSIBLE FOR PERMITS CA.P CA.PA.CITY I.PT LOWPCW-lT APPLICABLE TO SPECIFIC TRADES OR SUBCONTRACTORS ~T ~i~~UARD no ~ko 2. CONTRACTOR I/I/ILL HAVE EXAMINED THE PREMISES AND SITE SOAS TO COMPARE ~r gg:~~J~ltH t:: t~~~RVl'OOD THEM \J\/ITH THE DRAWINGS AND WILL HAVE SATISFIED HIMSELF AS TO THE f-=-c-==------r-==--=---c---------, Cl CONSTRUCTION CEILING CONDITION OF THE EXISTING WORK AN ADJACENT PROPERTY PRIOR TO . . ISSUED SUBMISSION OF BID NO ALLOWANCES W1LL SUBSEQUENTLY BE MADE ON BEHALF Building Grldllnes ~ Re.vl9fon Cloud CLO CEIUNO g6J~sE g~;(rlii1~BFY;~~:~:rr0:E~Nij.~~~s~~0~';-~~/!L~~1~~~~L~~ivT~~E A !Cloud ,~d ,--Rm■ ... No, g~R =b:T)ON OR ARE NOTSHOW'N OR NOTED BUT WHICH ARE IMPLIED OR REQUIRED TO ATTAIN 0-_ _ _ RevtslonDl'Kon.i) & ggl ~:~PEWINO THE COMPLETED CONDITIONS PROPOSED IN THE DRAWINGS. f--,---,---,--------f--,--,-----------,gg~ ~:i~tow-£0 3. ALL SUBCONTRACTORS TO THE GENERAL CONTRACTOR SHALL INSPECT THE SITE Window Symbol Malchline gg::, g:~~~o.<k:»1 ~!HT~~~~~~~~~f~!~~';-~S~EBG~~~; ~~S~~ ~~~\~NgO~~~~f:G ~ R,_ ~ r =:.' gg:T comO:=TKlN WORK. (&h•dlld~""°"---GSJl<1 COMTR COOTRACT~ '--1nS101101No. =:::df ,,)01 L sim .. 01 g;1fR ~~'?' 4. CONTRACTOR SHALL COORDINATE THE WORK OF THE VARIOUS TRADES ANO TY?l~(TYP,) cT CER,<.MICT1LE SUBCONTRACTORS AND SHALL BE RESPONSIBLE FOR ANY ACTS, OMISSIONS, OR f-,,...---=----------f-,,...----,---,---,----------, CTR CENTER ERRORS OF THE SUBCONTRACTORS AND OF PERSONS DIRECTLY OR INDIRECTLY Door Tag Room label .,,,,.,.,--N"'ME CTSK COUNTERSUNK EMPLOYED BY THEM. ~ :::~. ~ NUMSER ~H ~i;A.~JtE,O,TER 5, CONTRACTOR TO ASSUME SOLE RESPONSIBILITY FOR JOB SITE CONDITIONS / ~(S---,._Ra. CYL CYLINDER INCLUDING SAFETY OF PERSONS AND PROPERTY FOR THE DURATION OF THE •·i D OEPTHOO OEEP PROJECT. f-----~-----f-------------<OEl<tO OEUOUTIDN Typlcal Wall Typts Wall Tag Detall Callout o.ioOlo. DPR DEPflESSIDN 6. CONTRACTORTONOTIFYARCHITECTIMMEDIATELYANDPRIORTOORDERINGOFALL Well J:-J--<ff__ ggr :;~:™ENT LONGLEADITEMSANDOFAPPROXIMA.TEDELIVERYDATES c:::::::J 12!J!1 Flrlsh I Of ORINKlNGFOllNTAIN 2x• M 11 TIP• _ A101 OM OMt.ETER 7. ALL CONSTRUCTION MATERIALS ANO SUPPLIES TO BE STORED, HANDLED AND WII WII ~ ~.:. ,._, ShH!Ho. Olf<G CAAOONAL ~ INSTALLED ACCORDING TO MANUFACTURER'S' RECOMMENDATIONS • :: ::~~N g Roof Tag Floor Tag Bulldlng Section D\SP DISPENSER i 8. IF ERRORS OR OMISSIONS ARE FOUND IN THE DRAWINGS, THEY SHALL BE BROUGHT 6'.tonNo DlST DISTRIBUTION C TOTHEATTENTIONTOTHEARCHITECTBEfOREPROCEEDINGWITHTHEWORK. •~••" ,_,,,, ~ . :~ =• I e. oRAWINos scHEMATICALLY 1No1cArE NEwcoNsTRucrroN. THE coNTRAcToR I T'fl)• 0.,.,,,--Mori< 1 SIM I ggu ~;L~PENINO ~ SHOULDANTICIPATE BASEDONEXPERIENCE A REASONABLE NUMBER OF ~Rllllliirtarn Shu1No. ~ DP DEMOUNT..,BLE i ~gt~~6~:~1~~';.~u~~~SNST~RZ,}~~LEuEciE6H1~ ~~~l~~g,~~T~~:No SHOULD E t J El u Bo~ No Floor L1!111!I g: s;:T -xerorevao~, . 11,11 DUMIIW>UER f 10. Vl;'HEN SPECIFIC FEATURE OF CONSTRUCTION ARE NOT FULL y SHOIIVN ON THE Global Ele11atlon I ProJl!cl Ele11aUon D'Mi DR,,,IW.IO l DRAVv1NGSORCALLEDFORINTHEGENERALNOTES,THEIRCONSTRUCTIONSHALL I A101 1 l..,el~_Nole ~~='!,'J!f-1 -"°"'"' ~ BETHESAMECHARACTERASSIMILARCONDITIONS I ShHtNo. ~ll=l~~-s a,,~ y ~ ~RICCA.BINET ..: 11. THESE NOTES TOAPPLYTO ALL DRAWINGS ANO GOVERN UNLESS MORE SPECIFIC >-~~~~------!--,~~--~-------< ~ g~~1~"~11lT i REQUIREMENTS ARE INDICATED APPLICABLE TO PARTICUlAR DMSION OF THE Interior Elevation North Arrow El ElEVA.T10N WORK. SEE SPECIFICATIONS ANO GENERAL NOTES IN THE SUBSECTIONS OF THESE Z----EloYNo. ~ TruoNOltl ElEc ELEClRICAt DRAWINGS ShH!No. Pl'ojactncrth ~t~GEL~~~~GENCY 1 ... 1,1 ENCL EHCtoSURE ~ 12. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS ~ ENTR EITTRANCE ! AND GUARDS, AND TEMPORARY SHORING ANO BRACING AS REQUIRED BY ALL CITY ~g ~~(RICALOUTLET AND STATE REGULATIONS. Celling Height 01men$fon String . ~~IP ~~l:~€fJm 13. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE / C.glitlllhl To 5tructure I To Fmlsh ewe ELECTRICW..,TER J BUILDlNGANDITSCONTENTSDURINGTHECOURSEOFWORK. CR) 114!,112.L 314• L IY&·I ll'T j M· I~ t~~~~c.•«m I ' ' ' ' M MIOOLE M,._N MMJUA.L MA.TL MATER~l MIU!: Mi\XIMUM MIIO M~ICl:RBOARO MC MEOICl<IECASJNEl' ~~~~ ~~~=L ~: =~RER ~~~ii~::: 11 iii:POSE W. OOT ... PPLICAllLE MIC NOTINCONTR ... CT 00 NUl,IBER 001,1 OOloliNA.L MAC NOISEREOOCTIOtJ COEFACIENT NT NOTE NTS NOTTOSO.l.E OC OtlCl:tlTER OD OUTSIDEDL'<METER OFF OFFICE OH OVERHE,0,0 OP OPER ... BLE PA.RTITION OPER OPERATOR OFNGOPENJNO OPP OPPOSITE ORD OVERFLOW ROOF °'"' P,._RT P,._RTlllON Pl PUSHBUTTON PC PRECAST CONCRETE Pl PROPERlYl,;E PlT PLATE Pl.MA PL.ASTIClAMINol.TE PUIG PtUMBING P\.S PL.ASTER PLW PLYWOOD P~ PMEt PR P,._IR ~~ii~:~"' R RISER R ... RElURN~R RAD RA.DIA.TION RB RESJLl:NTBASE RD ROOFDfM.IN RE RELOC...,TE ~i~R ~i~il~[\oR ::~~E~~~ f i1l1= S &INKISUPPLYFA.N SCHED SCHEDULE SO Sr!OWER DRAIN SOM Sr.40XED ... r.4PER .SOISP SO ... POIS~ENSER SECT SECTION SECY SECRET ... RY SF &OU,._REfOOT SFG .STOOEFROtlT ,~ .. '" """'' SHO SHOWEIIHEAD &HT SHEET SHTG SliEAtHNG &M 611111.Aft Sl SEAL.ER SlHT SE,\LAHT SlV SlEE\IE Sl<1 SURF ... CI: MOUNTED SOG SL>.B ON GRADE 6~ STMIOPIPE SPEC 8PECIF1C"'1IONB ~RYO ;ai;;OOF if SYM SYl,41,4ETRIC,._L T TO~ T>.N T.U.OENT no T...a<eOARo TCAII TO'NElCAIIINET ~ ii!=SER f-!E- ~o i!::D ~i1t~o VC V...,LVECA.BINET VENT VENTILATION VERT VERTICAL VEST VESTIBULE VTR VENTTHROUGH ,oo, ti • e • i~~ I~ ~~~ .. m 9i e~~ 1;; ~~~,iii HM~! o•o•~,~ .a~aoi, i. ~ !~ ~~ iM~~ ~~i~>t mm ~~m; . ~l,2!1l s ~~~~!f z ~~a•~~ i 8~~it~ I~ a:: '8 ii !? i, -~ i i ~-~'I~ q ,:~i .1· ," i !.~ h I GENERALNOTEsl SYMBOLS! AseREVIATIONsl IA 10710212016 :l PROJECTA~_s__ CLIENT _.,.., • DRAWINO_S.ET:.,,;., • ...,,,1t .. i:tu,e 392am\l,o""HlftblH9J15J001phone ,I: 1703 I!: 24" ll ar ., •:A ., AMl1'": ~M.oll~~ # ~EVISIDN DATE -de .. 111" ,_,clo,,,lll!a, 90920J3339!D ,,S i,11 ' ~ RQMERIA POINTE APARTMENTS ROMERIAANOGIBRALTAR, BNR DEVELOPMENT DISCRETIONARY c:.onwMig ~1101nu2&n =-::;'.,."!.,..,.,.. ;; 1114120,'91:13:00 ii DISCRETIONARY TITLE02 G-QQ2 REVISION DATES &! CARLSBADCA,92009 REVIEW l1'pt I ,~,;:REVIEW01 EXISTING PADS ' GRADED TO NEW ~i ~~e~!cR~~~J~ f'ER CMC ~1.95,140 _,o ,· / /I ~~:;:~~se~iR SRE&T AND SIDEWALK TYPICAL DETAILS. / , ..... / ✓- ,-· ~~;:t;:~s:NS iliff! if"fa~O BE -,_ ·-- ,'.' _:,.,, ',,°",. -._ /' '\ ~ ·-. ,<~ '~ ' ·-. __ '\, . ' ~~~~~~i:R'sREET •, . .:·,s ·;,(:...' BUILDING B 'E ~~~A~~~~ALK TYPl~AL ,f X.,,. . '\' i +·<$ ,,.,,.,, \~ '· ·'< ~""""" ~ '-, // ' ,./,~, ~~· 1" . / Q 'I '· '\, I < ~~ "'-, , , ~.,;;_ i . ·-' <,>-\ ' -\ ';, \.\ l -,){",. -11> • \, , \ I ,, .. ,. . 15' '-"\,\ ~ -'\ ~ \ . .,,'< I \_ ~~ , \ \..,. _' ~ ' /' '\ ~ I '\--< \ I ,,-s,_ \ -l ? , , i . \ .... t.,:{-,,:.~ \ i PRqJECT A_QQRESS ' ,.,., n:cu,-... aa,a11a1n .,i::T j ROMERIA POINTE APARTMENTS ROMER<AANDG<BRALTAR, ~ CARLSBAD CA, 92009 SNR DEVELOPMENT ~1~ ' :;:: •• 1 EEJPARJ(JNG .... ,_ STR , ••• - n(~:'."' .. -"'-'" ~ I ~ ~ II B~ILDI~'.'.:-! \' ! 111 %·•@§. M""";':;;~e,om;_:-:AA""' ,%\;'ft.%~-• I lfffi'J.i( i~:,r.~ihr~m:i iri~t~·11 fJ}P;;z ~¾//• ose•\);00,.,osoo~'"'"'"'"· ~.)'(;,':~·:,:~~-' a ;;;,.,,,:;:,._ • a BUILC I ~ lLr•J SEE GRADING PLANS FDR ADJACENT TOPOGRAPHY '- ............ ________ ___ \ \ \ --------------------- ? ' '· ,,_ '--- SOP 2018-004 I. ~~~~E:~~~~PERllT(NIPJARENOT 2. SOIL.SEXCAVATION,RECOMPACTION,ANO ~~~~lFR~~~f~~rp~isp!~11E~YIN :: i~~~:f::::~:::~:S~::::/FT:::ER BUILDING.A MINIMUM OF~%WITHINF!RST 1a ~ I!i~f~\~!lf.r~~~ : ~~i!i;i~£~°!~TNA ::~~;~~~:.!~~·~~~:-~BT~ ~~:~~~:·i~~i:e~~~ANOTHE CONSVLTINGGEOLOGISTANDIORSOILENGINEER a. ~L~;l§!~t:.~~~~fol~~~o14Al'° g_ 51i~~~~i~iffE~1!~fi: &Ull.O!NOANDOTHERSTRUCTUREI. OOt,/Ol 5~1~{S~fu=~Je1 °efeLN IO.AlLPl'INOSHAlLBE4-INCI-IDIAMETER,U.O.N. :j~!~~;~~~,o, ~ti~~7J:F~'££~~l~~·eo 13' ~~~~!1:ls~13N1Rrii~ ~~~~;~NE)l~~f1~~ TREES ::lii~~~~J{~· 1J.~~;~i£~~~i~i~H =;~=~PA~s~;::~~OR ~~~t::::~r~r~/~:~~~~~:iLE. SITE LEGEND ~ l8I: LOCATION OF UTILITY STUII-OUTSANOCl.EA». oou METALfENCE. ST'l"LElBO.S' ·--..... -==~~· .. ·==~~~r.""' I ;:1103 ,i 24"•35" ,. 'C collilcml192672 10lf!ln.CClll"ot> lnlo@loldln.tl>ffl """'I .!I , 1114120191:13:0◄ ,t,~ DISCRETIONARY , SITE PLAN c!I PM "', REVIEW 03 A-011 ruwi ~2 !~! Ii m ~~ ·•· ··~ iiizil~ ;i~~hi ~m•,! .B~Bh. . ~w w 8~ • .g •., ~--~@-i~lil~ ;!1~~i •···h l!Sh@ ~ ~~§aai ~ il~ili ~ 8~~~~~ i C 11/28/2018 A 07/02/2018 18 l~ u. -•~ It ~ ~·~~ § §~! "',t! •• H H H~ ni # REVISION CATE REVISION DATES ~;~ lit ' ~.: ~~11;s: I I :,1, I ! 4'if-~ 4~~L-~ Fl...SHORAOE LEVELA1 ISi 86-0- 71t"l11lll ,-., LEV~L&__ __ U-W-0" ~ fl"'5HGAMJE ~ LEVELA1 BUILDING A ELEVATOR SECTION I 114•0 1'.(l" 14 II,. _:;t ROMERIA POINTE APARTMENTS 11.:.......,.f!l:..:...f!l=j FOR REFERENCE ONLY. REFER TO GRADING DRAWINGS FOR HEIGHTS AND SLOPES. ROMERIA ANO GIBRALTAR, CARLSBAD CA, 92009 BUILDINGAso"u-THERNWALLSECTloNI 11◄·•1'-0" 13 LJ. ' ' J PARKl~SCHECUl.E TYPE jCOUNTjDESCRll'TION ~~~ NOTE: ' E srfe"pARKING LAYOUT SHOWS AREAS WITH DIFFERENT ELEVATIONS THROUGH SITE :1~ er<Nledlll• ·-'"""'"'' ~ SOP 2018-004 REQUIRED: TWO PER 3 BED@ 16 UNITS 32 ONE PER 1 BED @ 7 UNITS 7 TOTAL 39 COVERED ADA VAN ACCESSIBLE PROPOSED; BUILDING A BUILDINGS TOTAL COMPACT COVERED NON-cOVERED ADA VAN ACCESSIBLE " 1 PER BLOG, 2TOTAL 21 20 41 0 41 0 1 PER BLOG, 2TOTAL PARKING DATA REMOVE EXISTING TREE """""' ENTRY REFER TO ~=~ AIIEADESIGN \·', ·#✓-· l.OCJiIIOHOF \ WATER METER (C,O.f.l I REMOVE ElllSTING '"' """""' -~ ~~~R~N f-UJ UJ 0:: ti <( a: UJ 2 0 0:: 1~~ n ~·~ ~· m ~~ ~!g ~if ~ghUi u~~1~! ~m~H ~-. g· • .g ~. §M~~ ~~~~ffi ~•z,>~ ~m~i uuh ~h~U ~~;1~~11;! B,~M ~ ffi ~ I ~ ~ ~ 13 ~ ll ffi i i ~ i ~ ~ ~ m. Hh I)~; iai ~3ig ~~~1~ mi ",,:.:~ •• •• H nu .l "~ ~~ . !SC c.c N ©1c11112B1201a SITEPARKINGLAYOUTI Vl6"'•1'-V 11 ]! ::~;~~~: ShutNo.nllw f. REVl§ltQN _D_ATE :1i=~:~"·Et~;.r-one Ii 1703 ! 24"x3rlj ' C Wo@Jo..,,.tom omlfl JI 1/141/20191:!J:09 , l DISCRETIONARY ,! PM "', REVIEW03 PARKING DESIGN A-012 REVISION DATES ~ • I I ~ I i ] ~~ti~~~~:::, f ! I !'----------------------~••=o~Je=c=r•~o~o=••=•~•---.. ;-cu-e=N=r------,-o~RA~w-,N=o-•~~---~.....,=- ~ ROMERIA POINTE APARTMENTS & ord\ltoc1ure d•~~n ,-.. 7 ~1.,1 i ~ ~ SOP 2018-004 z@ ~w~ ffi~ !~; !i mu ~;~ ~§ i~~,~~ mdey ism~ >~8~ ~ s z O:,::, 0,,/ l~i;n ;~!~Ii ji!~~~ 5~!,~~ :i:!di~ ~~[i~I i i ~ i' ~ ! ~ <3 ~ ~ 5 I ~ ~ Ht a~,~~ §§!f ! ii iit,ti,~ r:~r;: ii~:~~ Hffi,J, mt~ ~~~-· MM MI 55 2i,Q u"' <l .,; i t i t I I ! ] UNITARe.-.SCHEOUI.EA _IB_E~[PARKlNGIAfFORCWILE lill45f' iiirsF 1D1SSF 157:!SF """ "''"' ~ ,5 ., "' "' ~ 'iii ., "" , .. ;-g--1>--~i.:B--1>---1 I I I I I I I afil I : 2~F 203SSF •-.·.•.l : ~'.ll : ~L, L _______________ -------~ A-LEVEL◄m A•LEVEL3[§] r I I I I I I I I I I I €B A -LEVEL 4 -PLANNING I 1· • 1a..o-I 3 L---------------------~~~ "'""" 8602SF A·LEVEt2[§] ,,, d i;: /L,_~---------- A·LEVEL1~ L.----------~ lEVEl3EXTERIORWA.llS.SEE .... ,14 SDP 2018-004 al I I .1 .I I I €B BUILDINGA•LEVEL2AN03I 1"•10'-0" 12 i~~ ~e ~-! ·i ze. ~. ~~~ ~· ~!~ ;;; i~~~lii zat~3Bo ~~g!il~. ~ii~s~d " ~-~ ~! " ~-@~~, •~oiii!. mm ~~~~ii ~~.~:e ~ ~~-!~~ g il~~i~ ~ s,~M ~ ~ I 6 :! ~ ~ ~ 8 o as 1\:: u. :: bi'!:·: 1~ ~ie mt ""'t·ii a,/ n H lh .u l A-LEVEL1-PLANNINO 1"•10'-0-1 ; I~~=~:: I PROJECTADDRE,SS CLIENT O~WtNGSET_ onffietll.l"o :l!li<omnl"-olllel•M932S3001p/lol» i 1703 .; 24 .. 1136,. ,. C 611"1!1~. snu•~• i ·"" ~EVISION DATE €B j RQMERIA POINTE APARTMENTS ROMERIAAND.GIBRALTAR, BNR DEVELOPMENT DISCRETIONARY :111ng :;::::n 5:~3Ztemml _., 111t~:•,9 ,:1J:{s :t i DISCRETIONARY BUILDING A A-111 ~ CARLSBADCA,92009 REVIEW £1.,, PM •"'(! 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DISCRETIONARY • BUILDING B-LEVEL04 -CARLSBADCA,92009 REVIEW 5 PM o::, REVIEW03 &! I I I A-125 REVISION DATES ~ i t ~ e I 1 MR~INO ~ARTITIONS EXISllNO~ _j TOPOGRAPKV • NEW GR-'DED ~ _1,_~;~ _I,_~~~ r-_l,_E~~~ _!,_~~~ _I,_~~~ FINISHGRADE Q_ P,_OHEIGHT 2-/ ' j(¥:l~~~t(i~;~fri%~ffi,,~mw~Q,r£lli ~';_L_~~ ~ ,..__LEVEL B6 V"1'TI;•:-o---- 0-*1~~-!2L_ -- :}_~D /Ed' ( _ _, BOUNDARY SECTION@BUILDINGA NORTH 021 118°• 1'-11" 13 SOP 2018-004 ' I I ___J,_Efj-;~ ____!,_Elf~~ ___J,_E~~~ I!· .1 .. 1~;p ID I ,==l ~~~~ ,j ' ___J,_E~~~ ----------.,.,, .. ~ "'"'' ,~"'"'"~ "°"'""' /'\ ' ' -, c~~.~~:;i 1~~~1~i~~[{~ii!m~m~t~:~11::~ Flt,,ISHORADE LEVELB1 s " BOUNDARY SECTION@ BUILDING A NORTH 01 AtfO♦JS'-r __ L,_E;':i),L_~s __ I.!:~~ ~, I ,, .. ,1 ,t ~, ·,y , ii O , • , 11 , , • ,, • '~~l:..~~~-~1 ~ · I' II ' ' ' ll ' fu!;J __ Y;~~L-~s 2 ~ ~ ~s -~i i; u~ ii ~~~ ~l:!~ ~~:: .~~ ~;i•fit; ;;~~::!!;;"' 8~~-iey! isU~il i I • ·s ~ i~ n~ -·~ It . HU a,• i .. ·; 5il H n. m u c'.- i SITE SECTION 01 1,_•. r.a 1 ~ ~;~:~:: ! PROJECT ADDRESS CLIENT DRAWING SET"'., . .-. _ ....... ....,-...... ~~ ........... ~~,..~,...,....__ '"' -~~• ,. , .. M _ .,,.. ,-... , Shetllllllc ..;i'-s:t,ellNum~• ' fl. REVISION DATE i ROMERIA POINTE APARTMENTS REVISION DATES ~ g ... ?F0+21'-0:- ::~~--~□ :::.: "'"'' .w-, H ,::,:,~~~-:L ;"" ' . ~l ll · --,1iT:m!:!11=111d.1·=rn::::m~,11!,,111,,11H1i'l1r.lu:l'mr··•· ,,,··rn=fr1,Lrn==11,,:::11,J,1,= 11~1~ill~!ill1~~~~~mm~~~r~mt~Tii~1~~~1filri~1-miillw~[~lltii.l #~mttw~~~~"{ BUILDING A -CROSS SECTION os I ,,r. ,·-o-I 3 114 ROOFTOP WALLF ... CE ' =NO . [::~·. ~·· f i I RAILING @ FACADE 02] 114"• l'-0-] 4 i l ~ e I 1 FINISH DECKING i ',, __ 1_E~L-~~~ __ !:_E~~L-~~ s __ .b_E1~~~-A~ ~ __ .!,.E~~L-~~ _J~ ~EVELA2 ~ ii111irt 111~1ii 11r«11,111111lf ~= n "':':: Q lr-:-:·1 !, !· l ...111 ! BUILDING A• CROSS SECTION 02 I mr • 1·-cr I 2 __ L~~~ __ L~~~L-~~ ~ □,~,, _l~~ ' J __ L~VO~~-~~ ~ SOP 2018-004 MI~ ~~~ ~1 m 11~ ;~1, Ii~~ ili~• -~~ i~~~~;i ~uu~! Ms~~! ~~ ~, ~g ! ~~~~1i ~~i~>i mm ,~~~u . •lii!lll~ ~ h~~!~ z !Hi;.t~!~ ~ 81~i~i '§ I 6 ~ ~ 8 5 '~ n .. -•a It . m-; ~ it~1ii .~ So .i H H 1h l RAIUNG@J:FACAOEOl 114"•t-O" 5 BUILOINGA-LONOSECTIONOI t/8"•1'.V 1 ~ ~~~~;~: ! PROJECTADORE.SS_ CLIENT DRAWINGSET ...,... .. ,. ., • ..-dilamn ,,..,r...,..,,,.__,, ... ,..q,x,m,..i.,,.,. "'.,.M P: "A"v H" r, SII_Hl!lle Shtettbnlor I R_EVlSIONOATE ~ ROMERIA POINTE APARTMENTS ROMERIAANDGIBRALTAR, ~ CARLSBAD CA, 92009 BNR DEVELOPMENT DISCRETIONARY REVIEW03 BUILDING A· SECTIONS A-311 REVISION OATES i * I ~ • I lq =•·---,, ,I □11 .... : ........ : I _L~~~L_A6~ ~ __ L~~l-~~ --~~~-~~ _L~~L-~~ /~ _____ [3~;ro~c'~::,i~=~ --------F~°'.~rn,e;EJ -! -~~o•,x~~J --, "~~~~;•~ .... !±J!llllll111■~~il!ili11111~i\l:~ ,1----l~~TL•~ ~ BUILDING A· LONG SECTION 041 till•• 1'-0" I 2 --~~~l.f.--6) --4~~l-~ --~~\l.~ --4~~-~ --~~~l-~ SDP 2018-004 ~ ... ~ !t~ I~! !i ~Is ~i e~~ 1:s t~il1~h tU-iij~ ~s~Uil . l111 I!! §~ iii "'~ ~,./ ~Ml~ ~~~~,.~ m~!i !~Ui! ,u~!il ~.mt ~~-~~-8il~i,i ~ i ~ ~ ~ @ I 6 ~ ~ 1i ~ !l I ~ u:: =l:i ~ It H,~i H~il a:: It,~.~ •. ,I e~ H ih iu J "" C 11n812018 l BUILOINGA·LONGSECTION0J W •l'.o· 1 t.107/02/2018 ! L-----------------------'-.====~--,:;;;00-;------0 ;;,.IINOrn'7"'°--7l!!I Sheornumb• J t REVISION DATE ! 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REVISION DATE REVISION DATES Q SDP 2018-004 ___J,E~~L_A6~ ~ ___j,~~L_A~ S ~-~ ;~ ~;~ ii ~h ~i ~~: :t ~::; ~;· l!!;ozf !i!:;Je~ mm ms~~ ,~ ~ i~ -~1~ ;~Iii~ mm Ji!~;i 0 ,m~ii ~ ~-~8•• 1!! ~i;;~H ~ g~~;~§ I ~ ~ ~ ~ ~ ~ l' I NORTHELEVATION-BUILDINGAI 111'•1'-0" 121 ~ ;R '" i • I • I I l I 0 []] □ 't'f¢t~ ~ DJ] _J,_E~~~ _J,_E1~~~ -----1.err;~ _J,_E1~~~ ____l,E't~ FINISHGIIADE LEVELA1 ~ .. ~ -------------------------------------~~~~.~~ ~ ii E i;~ Ht . ~~~·1 ~~ s•· uu ; """'.~ ••• ·ii Hi ~H m, J C 11128/2018 ] B 09113/2019 i '-------------------------====-.---==~-----;;.,.,,.;;;--;;.;~----,,;;:, SOUTHELEVATION-BUILDINGA 111·■1'.4" 4 A 07J02/20lS 1' PROJECTAODRESS CLIENT ,...,.. DRAW!NG_S_gf.:-,;_. __ ...__ ni-\ftodtotrfll•I-Ull25JD01pho,,• : 1703 I: 24"x3r ,. 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Wffi~~;:. i!;\•!· s,~;,i ~ ~ t:i ii! ~ i3a1 ~ 0<3 El ~o $ $;Ii I ~ iii 0 ' ffi ffi~ EASTELEVATION-BUILOINGB w·•r..o-4 NORTHELEVATION-BUILOINGB 11&·•1'-0" 2 ~ ~~ § PlllnlArifh-UOhl /fr ----r:::::_,.. 1 r~ey.M•U• _!!1 fG•~T-tr D D D D D .f:]Plln(Flnll,h-c.11< GrJV,M,N• METALLOWERSFORVENIIL,l,TION/ VISUAL BARRIER OVER RECTANGUL,l,ROPENl~S c:::. FINISHGRAOE LE~~l-~! ~ □ □ □ □ __ _!,_E11~~ LE1~~~-~~ ~ I i i□ITTLE~ J L ·•--I -WI / fl/□ ffl'"'' • I l l-~. LEVEL B2 ~ ,.l 81'-6' SITEW"1.1.PER L,1,NOSCAPING FINISH OR.ADE l~~l-~!~ m~ ~ii me . ~ ~ ~ i·~ ~n 0 u uu :~ ~~(t.~.~ mJI m lih . I~. c2icQ 0., <' .. , ! C 11128/2018 1 B 09/13/2019 1 VVESTELEVATION-BUILOINGB m•-r.q 3 SOUTHELEVATION -BUILOJNGB 1/t"•l'-C" 1 A 07102n018 j PROJE:CTAOORESS _.,;.C.4~T .;r.,;;;<ic:.,.,cr:_ ~RAW!~OSET =~• ==:~u1"e11:::~~:=-1i 1703 j 24~:icl&" • C ~IT~ Sllu\NianW 11 REVISIONOATE i ROMERIA POINTE APARTMENTS ROMERIAANDGIBRALTAR, BNRDEVELOPMENT DISCRETIONARY ~ uliloffllamn =...,111 .9 1114120191:is:se I DISCRETIONARY BUILDJNGB-ELEVATlONS A-804 REVISION DATES & CARLSBAD CA, 92009 REVIEW ,'.I: '. !_:'.M . REVIEW 03 I I I I I J: ,o~/ ·,_ oo·---j / ~ -=___;-:-_',,,,/~ s&~J,~~.b~ Section F SCALE:1•,5 " ROW I WW L ,, Jf~ =il~~--- L""" i -- ~: / Section 8 ~ Section C SCALE:1"•5· _,.~--F··f ·~t:=-· ,, I ~ ,- ✓---- Section D ~ Typical Section: Romeria Stre.et i.i5ff65CAUf Typical Section: Gibl'Qltar Stred NOi 1650.tE --------✓ hr~0J9P:NsDc~i~11~~: COSTA .SOl!TH UNIT NO. 5. IN Tl£ CITY OF CAllt.SBAD,COUNTY OF SAN IHl:60, ST A TE OF CALIFORNIA, ACCOlll)IN6 TO M» THEREOF N'.l. 6600, FllB) IN TI-E OFFICE Of THE COUNTY RECOIi.DO Of SAN l>lE60COIJNTY.MARCH 10, 1910. Project Address: n,27ROMEklAS'fiiffi CAltl.58AD.CA92009 Owner/Developer: ~'.!o!,N~!~E~~ 40€vi:l.OPMENT,UC YDIUAUNt>A,CA92887 (7l~)6n-9l20 ==~.J;~~fH1~El'I.ANSWA56ENERATEI> BYFIELD Sl.AVEY METHObS fROM lNFOllMATION 6A ll-lERED ON SEPTEMBER 21, 2017 av ML.I EN&lNEEIU"'6. TOl'06AAPHY SHOWN HEREON CONFOIU,\S TO NATIONAL IMP ACcu:tACYSTAI-OARDS. Projut Location: n-dsl"O!OJRI l5t0CA!EO Wl'fl.<lN ASSESSORS PARCa WMiERS 2J1',-JOO-J2&LJ. THE CAUFOA;N'.rA COOll.t>INATE INt>EX OF THIS PROJECT 151 N336l97 El69,i71 Easements! ~ATIOl<JAL TILECOMPANYPRELIMINARYTITI.E REPOAT OATEO AUGUST 23, 2018 FOA THIS PROJECT, ORO ER NO, 00206TT5-S97-0C!•TIIZ, TMEAE ARE NO EA.sEMENTS OF AECOAO ON Tl-IE PROJECT snE. TOTAL LOT AREA• 0.7121\atES TOTALOISTUl:8EOA,11EA=0.512ACII.ES {THIS A!IBII, INQJ,IDES I\JT lS NOT LIMnEo TOOFf-SJTE WOAIC It-.1:1..IA>If.lG PVllUC IMPW\IEMENT5 A"ll> TEM?ORAltY OlSMBANCE 51..JCJ,!AS VEHIO..EAl,ID EQ.UlPMENT ST AGIN& AREAS, CONSTRUCTION WORKER l'OOT TIIAFPIC, SOIUGIU\fa. PD.ES, VTllITY TIIENCHE$, BACltFllLCIJTSANb 51..0PEtE'YWAVS) TOTALREPLACEOIW'l:R\11:0USAIIEA• TOTALPROPOSEDIMPERVlOUSAAEA• 21,5765f' Benchmark: ~ Q.SBOlO ROO W/CIIP STAMl'EO LS 6215 SIIT 220' W. ROMBU,\ STTIEET ON$. SIDE OF LA COSTA AVENUE.5" IAC[Of'Cl.A!I LOCATION: LAT ]J"OS'Ol!l.348,a'N LON& 11r1,•,z.999,z W FIi.OM Tl-IE INTSl:SECTlON OF RON.BUA STREET Af.O LA COSTA AYENUEGO W.ONL.A COSTA 220" TO THEl'OINTON THE LEFT. l,\DNUMENTISON S.SIDEOf'L.A COSTA AI/EM.JE. 5' BACICOf'Cl.A!J. ltECORDECl:AOSl727J 8.-EVATION: 106.414 DATUM: N&Vll 29 !'cepaco.dBy: LEGEND, EASEMENTLINE CONC.PA\IEMENT(SECTIONTO IE DETERMINED BY SOilS EN&IN~) WAL[WAY Olt PATIO (MATEIUALS .I, FlNISHPEltLANt>SCAFEPLANS) STORM DRAIN (PVC 5CHEl> <10) NOTES: _9_lhlNTITY ~ [Jr==J g- QUANTITIES AltE SHOWN FOIi BOND M?OSES Olsl.Y, CONTIIACTOR lS AESl'ONSULE FOIi l!ID QUAmITIESPERPLAN. •• = ALL REFBl:ENCED STANDARD ORAWIN&S ARE AS PROVIDED IN SAN blE60 REGIONAL STANbAII.O DRAWIN65 1,N_ESS OTMBIWISE SPEClFlEb. Earthwork Quantities: IZ,OOOC\I Jl,500C\I "AS RECOMMENtlED IN 55111.E?OltT bATED NOVEMBEII 21, 2017, THE f'l:IOPOSEb BVILbINfiS, RETAININ& WALLS. AND /'A.EE-STANt>IN6 WALLS WIU BE S\A'POATEb BY CAST-IN-bJULLE!>,HOLE (ClbH)PlLES ANO/OR VlBAO PIERS II' CON.PLETE REMOVAL AN!) IIECOMPACTION OF THE EXl:STIN6 Fn.LSOlUwn.L NOT 8EPEllfORMEtl. INAllDlTION, TOTH:PAOPOSEb IUll.DIN&S,RETAINlN& WAUS.A>-o FJtE£-STANDING WAt.LS, AUl'ROl'05ED EXTERIOR STAIRCASES AND EXTOOOII. STAIRCASE LANDINI,$ Sl«'.IU..D 8E Sl.ffrOll:TEO IYCibHPILES AND/Oil Vl&kO PI£JtS.REMOVAL AND IIECO/,l/'ACTWN OF THE EXISTIN& FILL SOILS WILL NOT 8E UNbERT AKEN. Traffic: 23Ruld•rrtlo1Unih A""c•9• boll,Tcaffl< • 61r1prpoc >(2] uolh~ J38 tclprpEl'd<I')'. F•olcWul<day=l,07"13B•l◄B!rlp• Water Demands; A ... ...,g<Da;lyRuld.rr11oiD•mond [Abb)~ z50,.11on,p•r...,./""1I" U""'t•• 5750,pd.,,. ◄.Ogpa P"okHc,u,lfO-ord•Z.3w'.0tpm•9.Zgp• l.o,,dsc"f"'WO!ubeaa...r,1J2,Hll>Al/YR: Sewer Generation: Aver<1!1"b1ilyFlow1(Atlf)•2l0,ollanopcrdoy/omllw2Jllni!o•5060gploc0.005M£,b P .. k Dally flo,n • Z.5 ~ 0.005 M&l> • 0.0U Ml,D e~~~~e~::~TECHNICA~ mORTS WERE PREP ... REb FOR THIS SITE. 1.EOSOlLS,INC.AEf'OII.TbATEllNOVEMBER21,20!7, I.EOSOllS,INC.REJ'OQT bATet:, NOVEMBER !4,2007. 1.EOSOILS,INC.R£PORTDATEOFE811UARYlZ,21X17. 6EOSOILS, INC.IIEPOII.T bATEt> OCTOBER 13, 2006. 6EOSOILS,INC.IIEPOII.T DATEll JU..Y 26. 2006. 6EOSOILS,1NC.REPOII.TbATEl>.JU..Y21,2006. GEOSOD.S, INC.REPORT DATEtl MARCH B, ZOO~ 6EOSOilS, INC.IIEl'OIIT DATED Sff'TEMIER 27. 200(, IILII Engineering l'rofe.rstMtJI Ci11il I311g111ttr ,md L111d Smvqor .l(MSou1hJ;.rO,kP•1kJl.oo.tifollb,00k,CA9202!! Phon~760l31-661'.13 SHE~T No. I ~~~: E-M,~: ~lLlknuh@p •ct REVISION DESCRIPTION PREUMINARY GRAbING PLAN ROMERIA POINTE TITLE SHEET 7527ROMBUll5TllEET,CARL5lAO,CA Al'Nc216,J00.12.&216-J00.11 1 3 ~ "' ~ a ii! 0 Building A Driveway Detail SCALE: L"c!.' Bullding B Driveway Detail SCALE: l"c!.• PropercdBy: 11111 Engineering Jlroftwo11al Cid/ E11f!/11«r a!ld L111d S11n1tyor .. "°4South Lin01l.l'u.kRo1d fl.Ul>roolt,CA92028 Plmn,760i3l-'i603 E-Mail: MLBtimh@pod><;ll.iiet Mii>:hf.l!ete•5"1hr. IM><.Inf.l!Ola•IO'lhr SceA,.o,.!,.d5oll• c-po,11ionTobl&bdow f'VCO,erflowCMl•tPI BMP-1, 2 & 3: Blofiltratlon Planter w/Cistern NOttOstALt: broughtl!uis!onl Ve<Pt!Ollon(5D•7 Plontu-/Ret..W..,WGII fl,.t,@o..~ MOI.Int.Ra!e05"1hr. MW<.lnf.l!a!c•IO"llr SuAmtndodSollr CompofillonToblebelow 6'Perfora!odPVC(SDR-J5) Plpo3"ab=0ott,..ofBotln w/Flltu.Sotk.,.,,,.,(po. f'.:.:'~\"'!g .... 1 .... ,,. Coffipo•itlort Weight BMP-4: Biofiltrat!on Planter NOffo&.i.LE Amcnd<dSolltC"'"f"'"ltl-....,,_ '"' 19'1'.comp,i~bywelghtre .. lttlnoppro.laOldj15'1'.a-9""'emaHerby,...!ghl. REVISION DESCRIPTION c-po~ 91. • .,,.• PREUMINARY GRADING PLAN ROMERIA POINTE DETAILS 7527ROMEIUA .STTIEET,CARI.SaAD,CA APN.2!6-lOCl-12,&216-300-IJ 3 3 ~ _, ~ i!j a! 0 CONSULTANTS LANDSCAPE ARCHITECT SUMMERS MURPHY & PARTNERS, INC. 34197 COAST HIGHWAY, Sl.11TE200 DANA POINT, CA 92629 PHONE:949.443.1446 FAX:949.443.1631 CONTACT: PAT MURPHY ARCHITECT FOXLIN ARCHITECTS 392 CAMINO DE ESTELLA SAN CLEMENTE, CA. 92672 PHONE: 949.325.3001 CONTACT: JUINTOWUN CIVIL ENGINEER MLB ENGINEERING 404 SOUTH LIVE OAK PARK RD. FALLBROOK, CA. 92028 PHONE; 760.731.6603 CONTACT: MICHAEL BENESH STRUCTURAL ENGINEER KURT FISCHER STRUCTURAL ENGINEERING 17547 VENTURA BLVD., SUITE 302 ENCINO, CA. 91316 PHONE: 818.874.1445 CONTACT: KURT FISCHER CONSTRUCTION NOTES AND LEGEND NOTES I. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, NID SERVICES NECESSARY TO FURNISH AND INSTAJ..l. ALL CONSTRUCTION E1£MENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALJFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION ANO INSTALLATION OF ALL LANDSCAPE fTEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKJNG HIMSEI.F FAMILJAR WITH THE NATURE ANO LOCATION OF ALL UNDERGROUND UT/UT/ES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONS/BIUTY FOR AlL COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF SAID UTIU11ES, INCLUOIN(} DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS AND/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCH/1ECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRfTINO. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. LEGEND t " ~ ,.. " ,w " ~ " " " ,. " " "' " rn "" " ff/I OIAUETE!I ~~~~~~ ~~~~ TOPOFfOOTINGQ.EVATKm ~:~~WAU. IIOTTO\IOFSTEi' CATCttBAS11/ FHSHG!IAOE ==Ate FLOWUIE OIICEI/Tm CAT0414Stl lOl'OFOIIAlEEl..l:VATQI IINSITaEVA.TIOO IIOM]SEAMELEVATION "-'\00:~'~ZOITTAI.DIST>.NCEPE!lt'OF VER'IICAlHEIGHT Und•raround B•rvlc• Al•,t @ Cat~ TOLL FREE 1·800 422--4133 "'" ~ :g: " " " ·:: ' ,.., "" ~ "' ""' w n, " "' 0 0 :==~~~/ --BEGINNINGOi'CIJRBRAD!IJS rnoOFCIJRDRADIUS TOPOFCUAO BOTTOl.fOFCIJAB EXPAHSIONJOtrr """""" "'"'"' =D """"""'''""" I.IIHIIULI ... -~~~ ~,.-,,,,,PIIOPOSEDCOHTOlll -,i.-,,,,, DlSWGCONTCUl (.£_~~~~·~~ e -DETM.REfEJIEICI! -SttE£TlOCATIOO A.-SECTIONREFU:Eln ~-S~ETtOCATIOtl ROMERIA POINTE APARTMENTS ROMERIA STREET & GIBRALTAR STREET CARLSBAD CALIFORNIA VICINITY MAP LOCATION MAP CITY or OCCANS10£ -~____!iY~ .,~ {t, t >·· ---91,-:.:..,. I SITE , , ~..:.;.:..-,~;• " .... :-·.:, ) -, ---~ -----:, ";;",;. \~ ~~ a~ , ··-,:,,,7\~-... ; -\., ....... , .... i . i . ' ., ',, PROJECT~ .. -........;:=• .. I '•, ii \' \ <>:~·:;;;t::.,,., ••. ,, ' ,.--::·-- • 'f .. -~ .... , .:::t."t •• ·,._.._o ........ •-•~·• -::~ "~--~ , , /l/. \ 'CITY OF El 'AOJECT SITE CITY OF CARLSBAD STANDARD NOTES DECLARATION QF RESPONSIBLE CHAR,G~ ~~~~~~~~=:~~~~N~s:N~:.::=~~D~T~ SECTION67Dl OF THE BUSINESS N-a> PAOFESSIONSCOOEANDTHAT™EDES~ IS IUNOERSTANDTI1A.TTHE Ct1ECK OF PROJECT DRAWINGS ANO SPECIFICAllONSDYlttECITYOf CARLSBAO AND SAN DIEGO COVITT',' DEPARTMENT OF BIVlRONMEHTA.L HEALTH IS COtEINED TO A =~e~:~[r::~f fc°Re~:g1~~i:~~ AS THE UCENSi;!I DESIGN~ OF WORK, OF MY THESE PLAl-<S HAVE Be EN PREPARED IN SUBSTANTIAL CONFORMANCE WITH ™E APPROVED LAtlOSCAPECONCEPTPLAN,WATEHCONSERll'ATIONPlAN,FIREPROTECTIONPLAN,ANDAl.l co,mmoaso,.ae,o"'""""'o,,,msc,e•c. b ~ BY: PATRICK C.M. MURPHY EXPIRATIOND-'TE: JULY31,2020 PHONE NO: ..!Mi., ~ REGISTRATIOONO: _18_01 __ _ WATER EFFICIENT LANDSCAPE DECLARATION: 1AM FAMIIJAR WITH THI< IUOUIREMENTS FDR LANDSCAPE ANO IRRIGATION PI.ANSCONT.ulED INTHEaTYOf' CARLSBAD'S l.ANDSCA~E Ml<NUAl. & WATER EFFIGIENT LANDSCAPE REGUI.ATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH niOSE REGULATIONS ANO THE LANDSCAPE MANUAL. I CERTIFYTHAT™E P'l>N IMPLEMENTS rnDSE REGUL-'TlONS TO PROVIDE EFFICIENT USE OFWA BY: PATRICK C.M. MURPHY .fil.. ..ill:.lli§ REG!STRATIONNO: _18_01 __ _ EXPIRI\TIONDATE:JULYJ1,2020 (.J SUBSURFACE IRRGATION NOTE: T1ilS Pt.AN SHAlt PROVIOE TI-IAT ONLY SUBSURFACE IRRIGATION SHAU.BEVSEDTOlffilGATEANf VEGETATION WITHIN TWENTY~OUR INCHES (24") OF AJ«NPEAMEAfll.E SUAFACEUNLESS lHEAOJACENT ~:s~~ =ACESAREOES/GNEO AMO COOSTRUCTEO TO CAUSE WATER TO DIWtlENTIAB.YllfTOA BACKFLOW PREVENTER TESTING: :,,.• I All IRRIGATION BACKl'l.OW PAEVENTERS SHAlt. BE TESTED BY A CERTIFIED lESTER ANO RESULTS t.lJST BE ~l(~~~==L~":i==~:~'Z~~RCT, PIPE8E1WEEMTHEMETERANO APPROVED CONTRACT OA.Cl<FI.OW TESTERS CAN BE FOUND OH TIE CITY 'MaB SITE AT: ~.CARI.S&40ClGOV/SERYICES,t!EPAR1J.11:NTSIW,tTEl'!IOOCUI.IENl'~EC\'CI.EOWATERQ.4CICFt_OWTESTERUST.PDF FOR RECYCI..EDOR /ITTP-AWn'W.CARU'll,,UX:A.OOV,$'ERV1C.ESt'Ol:PJIR71,fEHfSM-'A 1ERAl'OctJMYiTSIWA T!RtMCKFLOWTESTERUST.l'OF FDR POTABLE OR CA.LL {7e0)4:IW722. INSPEQTION PROCEDURES: INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHAU. BE PERFORMED ev ™E LAtlOSCAPEARCHITECT OF WORK, OR HIS OESIGN.ATEO AGENT, REFERTOTME SPEClflCATlOt-.S FOR THE SCHEDULE OF REQUIRED 11-lSPECTlot-lS AND REOIJl<EO SUBMITTALS. FOU.OWN3 COMPlETION OF TME WORK. THE I.AtJOSCAPE ARCHITECT OF TtE WORK WU. CERTIFY THAT THE ~:~~c:.~~~N,.c;:::~~=~:~~~~~~~==EIY CAI.LNG THE INSPECTION REQUEST LINE. "CERTIF!CA.11°" OF COMP\.ETION• FORM Fl<X TO: [!IID} 1144-ffll43 LANDSCAPEINSPECTIQNREOUESTPHONEl.tE:{!!I0)60Z""'60Z, PRIOR TO BEGINNING LANDSCAPE WORK: THE CONTRACTOR SHA.LL CONT A.CT Tl£ DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK ,\NO THE DESIGNER OF :~:Es:~sR~~~:Ne~~~Ji~=~~~~~~s FROM VIEW AND PROTECT A.LL UTILITIES {A!lOVE & BELOW GR1'0E) FROM INVA.SIVE PLANT GRClWTl-1 /IND ROOTS. MAINTENANCE NQI_I;;_ HOME OWNERS ASSOCIATION (HOA) Wl.l 9ERESPONSIBLE FOR MAINTENANCEOFALLLAN0SCN'EMEAS. CLIENT BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA 92887 (714)692·9120 DRAWING INDEX SHEET 7 8 9 10 11 12 13 14 SHEET DESCRIPTION TITLE SHEET CONSTRUCTION LAYOUT PLAN CONSTRUCTION LAYOUT PLAN CONSTRUCTION DETAILS CONSTRUCTION SPECIFICATIONS MAINTENANCE RESPONSIBLY PLAN TREE PLANTING LAYOUT PLAN TREE PLANTING LAYOUT PLAN SHRUB PLANTING LAYOUT PLAN SHRUB PLANTING LAYOUT PLAN PLANTING DETAILS PLANTING NOTES IRRIGATION TITLE SHEET IRRIGATION HYDROZONE PLAN ;=;= ~ ~ co " ~ m ~ 5 ~ ~ ~ ~I V)~ ~ l'"mll CITY OF CARLSBAD 11'"""1 L.!..J. .....U~lf«IDMi\011 • 14 ~~~.::l):'~~.j:'~~~~~~~~~~~~~~~~~~~.::l):'~~j'~~.:!;:~~!~~,:11~"""" '""o""'"'"""''°'' ROMERIA POINTE APARTMENTS 8~;~~~~;~~~ ~::::::E::::t::::::::::::::::::::::::::::::::::::::::E::::5::::3E::::i::::3 ROMER/A AN~rrG~:~~~~R, CARLSSA.D I YORBA LINDA, CA. 92887 l--+--+----------+--<--1--.,__, l"PPR~ I !Ulll,IUII/UURl'HTl.~AIITIIERl,INC. -------- 714 • 692 • 9120 l--t--+----------1---l--+--+---l ::;:;o---5:!i,_ PAOJECTNO ORAWINGNO I .,.1t,PAC1f1CCOA!lTHWYSU1tElOO I o,TE 10-'TEPLAHPREPARED: ,mRUAAY11:io11 I DATE I 1NITl"l DATI! •,l11,ll °"Tl! ltCTW-ICIMJ.,.. ____n__ll · 1ri ~flO!NIC.0111211 {8'Ql1 .. 3-t4.. OISTRICTEN~ ______ BY: • s,J1,1'1EM•ut111,..UNl{J>IER!IINC. DIEMGl~IUll'WOAK REVISION DESCRIPTION O?H!R.u>MOIIAI. aTYAl'MCJVOl 11W;10il"f: WP SM-P Underground Service Alert @ Cal, TOU. FREE 1·800 422•4133 E8 NORTH o BUILDING 'A' -~:: SM-P •~u111a11,1u11,HY&PARTNERS,ltlC. :J.0111PAOIICCUIISTHW'l'.SUITE100 Dl,M,\l'OIHTC,\92SZ1(1MIJ4<1).14<11 Ill Ill Ill Ill Ill Ill Ill Ill CONSTRUCTION NOTES: ~ ~El~f~E£i:0l~t~i;;,;;:- ,. ~~-::n~~11:"!!.~g~~~~~=G~~~J,\tfll CROSSIHGSAREPflOVIOEOPRIORTOPI.ACflGOFPAVING,CONCRETE,ETC. •• VERIFY Willi TttE PROJECT SOILS ENGINEERlttl: NEEOfORREH'ORCfiQ.IIASE ~lo',TERIAlS,PRES-"T1JR-"TlOH,ETC,fORWld.KS,PATIOS,FOOT'J.IGS.E1C. S, DPM~SIONJOINTS OCC\JR ,_T BOTTO~ OF STEPS,CHAMGI': IN DIRECTIONOF . ~~;!f{lff~~ilr~~lil~j~~tl:':1 MINl~Zl: MIO CONTROL CR-"C!<ING OFCONCRElE P-"VINO, AllCONSTRUCTIONSHAll.CONFORMTOALLLOCAlCOOESA.NDORD!NANCES. :~~~~~~~~tl<i~~Se"~J~.l\.'EWAYSARE TO RECEIVE,_ MEDIUM I. FINISH SURFACE OFcotlCRETE 10 llE 112" ~IIAUl.lllElOWSTUCCO SCREEO; VERIFY IN FIHD AND AWUST GR,_OES F NECEss,,Rl' TO ACHIEVE THts. ::: ~~~~~Fs;:NC:~:::::::~CNL :t :~~!!1~~~c::~:1.:'r~~c:~~~t~~O~GINEEKSPLANS. SYMBOL LEGEND OciJ PLANTING AREA FACE CF BUI.DING ~~ ? THIS SHEET FINISH SCHEDULE PRODUCTIONCONCRETl!SIOEWAUC REFERTOCIVILENGJNEl!R'SPL.ANS OE~~~MASONll'I' PAVTNO & CONC.ACCENTBANDS STREETCUR8&GUTnlt NEFERTOCIVILENGIMEER'S~ w sn::u~INGS& TRASH RECEPTACLES DECORATIVEPOTS&PUNTIHGISELFWATERINGBLAOOER) P£RSTEVEWOlFHOl'ITIC1JLl\lRE, l'l'P. ~~~frl}f~~•'f"'PI.AIUMA.TER~l TOBESIJF'PUEOANO MAIITTII.INED BY STEVE WOLi' HORTICULTURE ou:gt?g:uioUJLT~N BBQ CENTEII VERTICAL FOUNTAIN WALL WTTll BASIN & LIGHTING ~NGRADE RAISED Pl.ANTEii WALL ~NGRADE OECORATIVEWALLART -BYINTERIOROESIGNER EN~~J>NCRETEPAVING sun..T-&,SEATWAl.LWTT14CURVEOBEtfCNSEAT -ONGRADE MASONRY FIRE.PIT -oNPOOIUM 8U~.{~Jifi~1BENCH&RAISEDCURVEDPLANTEI DECORATJVESIGNAGEWAU.OHllLOPE BIOFIL mA TlDN Pl.ANTER BASIN WI CISTERN PIPE (SMP.1,2 & 31 •REFER TO CIVL ENGINEER'S Pl.ANS• •elOFTLTRATlON BASIN PI.AITTER: SHALLBEAUNEO. BASIN Pl.A/.ITE.ROESIGNEOINGCNJUNCTIONWITHCISTERNPIPE. ·PLANT SELECTIOH FROM APPENDIX 'E'. BMP DESIGN MANUo\l.. FIREACCEllSSTAIIIWA'l'&QATa REFER TO CML ENGHEER'S PI..NIS AC~Mlt:r &CHEEKWAU oe5:ioN =tRY PEDESTAL PAVING& CONC.ACCEHT BANDING DECORATIVEARTSCULPT\/REINRAISEOPLANTER RAISEDPl.AN'TERWAl.L -ON PODIUM GA~:fllr'WJ~flM~~s PLANS APARTMEHTGAIIAGE/APARTMEHTBIJILDING REFER TO ARCHITECT\/RAl.PI.ANS DECCIRAT1VEBOLLARDUGHTING lilA~DJl~STERLOCAllON MASCINRYARE.PIT&SOF'TS£ATING =•-Bl[!~kl:t~~{:¼'~~\Llli'M~ '.~['.l~}WL~~NJ'J~l~H~1~iinh~~i~.LB'l.i,"~ ~tlAI. """'11 CITYOFCARLSBAD 11'""''1 f-----,--+-------------,--+-+--+-----ll.l_J_ l'l,Olffl~I\IDM&l<JN . 14 ROMERIA POINTE APARTMENTS BNR DEVELOPMENT ROMER/A AND GIBRALTAR, CARLSBAD ACCRE6S; 23800 VIA DEL RIO CONSTRUCTION LAYOUT PLAN I YORBA LINDA CA. 92687 I APPROVED: I I TELEPHONE; 714.692.912QPI..ANl~ING OATE I OATEPI.ANPREPARED: FOIRUARYl?,IG19 I 0.1111! I -DAT!! IHITW 0.1111! Hnot liir,,,~ ____J!!!:_11 PROJECTNO. I~ BV: SUMIJf.AIIUOOl'lfl'&""'RTHEllS,~IC. DUIGll(ltD,W01UC REV1S10NOESCRIPTION O_A...,.~OYM. CINU'NOY"-.::; ----nS--.L. ____ _J."-.L_____J __ __J £7 - l~- -------NOTE: --All PROJECT SIGNAGE AND MONUMENTS SHALL REQUIRE A SEPARATE PERMIT UNDER THE CITY OF CARLSBAD SIGNAGE REVIEW PROCESS. PLAN VIEW SCALE: 31&" • 1'-0" l --------- A I CORNER SIGN WALL ~ / t::::;;:::,===si:::--r----e::::1-~------,-01 SECTION VIEW -A SCALE: 3/4' a:: 1'-0" B I COMBO WALL/ VIEW FENCE ~ j" ~c:::::::: / 65 ,+------=+----.. a ......i~-----',--63 ELEVATION VIEW SCALE:3/4"a 1'-0" 62 61 SECTION VIEW-A SCALE:Jf4"a::1'-0" LEGEND 1, DECORATIVE WALL CAP-REFER TO FINISH SCHEDULE 2. 8K8K16 CMU BLOCK-GROUT SOLID AU VOIDS, REFER TO STRUCTURAL ENGINEER'S DETAILS, TYP. 3. WALL FINISH-REFER TO FINISH SCHEDULE 4. PIN-SET STEEL LETTERS WITH UP-LIGHTING 5. FINISHED GRADE TO HAVE NATURALIZED CONTOURED GRADING 6. COMPACTED SUBGRADE ·1. WATERPROOFING, TYP. 8. FRENCH DRAIN -CONNECT INTO DRAIN SYSTEM 9. RElt>IFORCED CONCRETE FOOTING-REFER TO STRUCTURAL ENGINEER'S DETAILS, TYP. 10. ADJACENT ARCHITECTURE-REFER TO ARCHITECTURAL PLANS NOTES: --REFER TO STRUCTURAL ENGINEER'S DETAILS & CALCULATIONS FOR ALL CONNECTIONS, FOOTING, AND REINFORCING INFORMATION. LEGEND 1. J"SQ. TUBE STEEL POST --EMBEDDED INTO CMU WALL -REFER TO STRUCTURAL PLANS FOR EMBED RECOMMEDATIONS 2. 1/2' SQ. STEEL PICKET, 4" O.C. SPACING MAX. 3. TSO. TUBE STEEL HORIZONTAL TOP ANO BOTTOM RAIL 4. e .. 6x16 CMU BLOCK -GROUT SOLID ALL VOIDS, REFER TO STRUCTURAL ENGINEER'S DETAILS, lYP. -REFER TO FINISH SCHEDULE FOR BLOCK INFORMATION 5. 2" CMU PRECISION CAP-REFER TO FINISH SCHEDULE 6. FINISH GRADE, TYP. 7. REINFORCED CONCRETE FOOTING-REFER TO STRUCTURAL ENGINEER'S DETAILS, 'TYP. 6. WATERPROOFING, 'TYP. 9. FRENCH DRAIN -CONNECT INTO DRAIN SYSTEM NOTES: :---iiiL TUBULAR STEEL PIECES TO BE METALLIZED METALIZATION TO BE ZINC HOT DIPPED OR APPROVED EQUAL TREAT FJELD WELDS TO PREVENT RUST REFER TO STRUCTURAL ENGINEER'S DETAILS & CALCULATIONS FOR ALL CONNECTIONS, FOOTING. AND REINFORCING INFORMATION. """' I I CITY OF CARLSBAD II'"'"' I ~ ~w~mo~1 14 ~===1~==+=====================1~==+===i===t==1 ilANDSCIIPE IMPROVEMENT Pl.ANS FOR: SMP ~:~~~~~~~ ~.!':"~~~ IMAAPOINIC,,.9:isz,i 194111◄'3·1◄'41 ~ I ~~~PWI PREPARED: Bf\!'R DEVELOPMENT YORBA 2 ~~~:r~~E~2:~~ ti ~~IE~I ~~~~~~~~~~1g~1~~1~~1 ~~1(::--,:-"'-· -------714.692.9120 t , . ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR. CARLSBAD CONSTRUCTION DETAILS lr£n~ +II ~~CTNO. l!ORA~NGNCLI 811MllOISll.ll.llP'I~ REVISION DESCRIPTION I. GENERAL A. ContfactualRelallo11Shlp In lhe performance ol lhls conlracl, Contractor 1Jhal hold Landscape Archllecl and Owner harmless from any and all llabllly, costs and charges arising out of, orln COMecllon with, contraclDrs, el'll)lovees, orlrs agent's negllgence, omissions, errws. B. EITOf'SorConfllct.s Ir any erron; or conlllcls ara dlsoovl!ll!d In the plans or nolea, they shaD be Jnlerpreled so as toaccompNshlherealpurposeoflhoseplansandnolea, C. Additions, DevlatJons and AlleraUons NodevlallonsoralleraUonsrromtheplansandspedflcallonswnlbeperml!1edunless authorlzedbylheOwnerorlheLandscapeArchltecLShoulddevlaUonfromplansandnotes become necessal)' due lo conflicting s11e condrnons. Owner and Landscape Architect aha~ approve in advance any such deviation. No addlllonal work wlll be authorlzed wUtu.,1Jt the expresswrlllenauthortzationfromtheO.-mer. D. Interpretation The Contractor shall compt-t with the obvious lnlenl aod meMlog ol these plans and speclHcationa which shall be construed lo lndude aD labor, material, loots and equipment necessary to complele lhe work specified herein In a WOlilml!flllke manner in slrlcl accordance with plans and notes, Should any quesllons arise as lo lhe lnlenl and lntell)retaUcm of these plens end notes, Coolfaclor shall raler lo o.vner and landscape Archl\l:!(:t wnose oeclslon lhe,eon shal be Una!. E. Observation end Rejec~on of Malerlals and Workmanship AU materials and workmanship furnished or performed by Contractor sh al be sub/eel to nnal observation and ecceplance by Owner and landscape Archltecl upon compleUon of al contract work whether previously pakl for or not. At any and all Umes during the performenca orlhlsconl,ac\,Conlrac\orshallmakeavallableforobservaUon,testandapproval,malerla!s andworkmaru;hlp.FaUureofsuchobserven;\omakeobservatlon,testsorapprovalsshallnot prejudice the right of Landscape Architect or Owner on Hr.al ob5ervallon. Contractor shall promptly replace any and all material, worll;manshlp and equipment wtvch does nol conform to lhe plans and notes. All materials used on !his contract shall be new and Iha best mllnled qualltyunlessspedlledolherwlse. F. Samples When so required by the Ov.ner or landscape Arc:hllect, Conlfactor shaD subrnlt lot approval semplesollhevarlousmaterlals,andspecllyflnlshlhereon. G. LocaJCodes Al conslrucllon shall conform to a~ local build Ing codes and ordinances. It Is Contraclor's responslbnltyloverlfyallcodesprlortocornmenclngwork. H. UUIIUes ConlractorshallberesponslbleforverlfyfngthelocallonofaHundergroundutlJIUes,electrlc cables,condulls, sprlnklerl!nesandalluU!ltyllnes prior to anyc;onslrucUon. I. Removal of Debris and Clean-Up ConltaclorE.hallthoroughfycleanandkeepfreeofdebrlsendwas1emater1alenUre conslru<:tlonerealolhe&aUsractfonoftheOwner. J. General The general conditions and any spedal condlllonr. that Owner may require shal apply wllh lhe same force and elf&cl as lhol.lgt, wrinen In ruR herein for all coostrucOon sections. II. SITE EXCAVATION AND ROUGH GRADING Scope or Work• Provide all labor. materials. tools, equipment, lrans;,ortaUon and necessary lncldenla!sforlhecompletlonofallclearlng,sll1ppl11g,excavallng,backmnng,gradlngand relaledworkasshownonU1edrawlngs,lnciudlngbulno1nmlledtolhefollowing: ·A. Protection or ell curbs, walks, wa\ls, slructures and olhet exlsUng work which Is to remain. B. Clearing and stripping site of brush, debris and o\her rorelgn malerlals as oulllned In lhe drawings. C. Excavation for an roondallons and looUngs lo lht'! dimension and depth shown on lhe drawings. Bollomsolexcavallonsshalbe!llTIOolhendlevel.AllloosematerlalshaRbe removedlherefrom. 0. Subgrades shall be watt'!red and compacled lo a relallve compacllon or gs%. E. Subgrades und8f al paving shall be true lo grade aod cmss secUon. hard, uniform and smooth prior lo placement or base malerlal. F. Backntllng of al excavaUom; and lfenches after placemen! or foundaUons, wals, walks, uUUUes,etc.,asoutUnadonthedrawlngs.CompacUonolbaclcllNshaflbelnaccep1ancawilh Englnear'sspadRcaUons. G. Gradlngofareaslndlcaledlnlhedrawlngslnciudlngbrtnglnge)(lsUnggrades!owllhln1/10 footplusormlnus.Flneldeslgngradesaslndlca!edonthedrawlngs. H. SlockplHng of e~cavaUon material or Import top soll @I and sand shall be as outlined on Iha drawlngsorasapprovedbylandscapeArchltect. I. Clean up and remove en debris and surplus matert.al and remove rrom site. Ill. DRAINAGE Scope of Work• Provide all labor, malellals, lools, equlpmenl. lrnnspona~on and necessa,y lncidenlals for the completion of all drailage systems as shown on lhe dral'.ings, Including bul notllmltedtolhafollowlng: A. Materlals 1. Acrylonlle Bula!ene • Styrene (ABS) Schedule 40 drain pipe, perforated or non-perforated In dlarnetersshownonthedrawlngs. 2, Basins and Orelns-Hlghlmpactplas!lcStyrenedrelnbaslns,calchbaslnswllhgrales.hlgh lmpactplasUcStyrene deck drains, and/orprecaslconcretedraln bo~ and catch basins and cast Iron grale In diameters and sizes as shown on Iha drawings. Stainless steel or brass deck drains In hardacape as shown on the drawings, B. TrenchlngandLaylngPlpe 1. Trenches lo pitch a minimum ol 1/8" per foot unleu olherwlse Indicated on Iha drawings. Conlraclortovertfyalllnvertelevalionsendlrenchdeplhprlorloexcavellon. 2. Bottom of trench shaH be smoolh end conUnuous to flow difecllon. A hollow shal be made to receive ban of pipe so Iha Joint wal not bear upon Iha subgrade. Ad)uslmenls lo llne and grade shall be made by scraping away Of fllUng In with backfll under the base of lhe pipe end not by wedging or blocking. 3. Trench material shaR be used for backflll. However, no rocks or lumps shall be used. Welded jolnlsshall beglvenetleast 15mloutessetupbeforehendllng.Abovelhelevelo!lnltla1 backflll,lhelre11chmaybebackfUledwllhtrenchmatarlal. 4. Compaction• Compacdon by tamping shal not be done In layers exceeding eight lnchBS In loosadepthwllhaachlayerthoroughlycompacledbetween. c. Clean-Up end TesUng 1. Prior to coveflng ol lfenches. drain l!ne and basins shaA be checked to Insure proper flow end waterUghlness. 2. Theplplngsystemsshalbeflushedandcieanedpriortoconnectlng1oelllstlngdralnl!oe, catchbaslnorstormdrelnsyslems. 3. Upon complelion of work, remove debris, loots and surplus material from site. IV. CONCRETE Scope or work. Prt1vlde all labor, rnalerlals, tools, equlpmenl, transportaUon and nect1ssery locldentals for the compleUon of all concrete nalwork as shown on lhe drawings Including bul notllmlledlolhelollO\Nlng: A Materials 1. Cement-Standard Portland cemenl, per deslgnallon C-150 of the ASTM Type 11, HI, Of V, low alkal1, single brand lhroughol.lL Reier to Son Engineer's Report for RecommendaUons. 2. Aggregate -ASTM Specillcallon C-33 3/4" maximum size. OecoraUve aggregates or pea rock as shown on drawings. Fine natural sand, well graded conforming to ASTM C-144. Waler-Walerutedsheflbeolpolablequallly. Steel -Reinforcing steel for decks and walks lo be fnlermedlale grade deformed bani con[ormlng to ASTM A-615 and/or Grade 40. Mesh ASTM A-496, site where shown on drawings. 5. Expansion Join ls. Asphalt Impregnated reK. Polyfell Elharoam as Indicated on the drawings. 6. Conlfo1Jolnts-Sawcu1Jolnt1/4ofslablhlckness. Hand looledscorejolnls114"deep mlnllll\Jm where shown on the drawings. 7. Cold Joint, -Bult type, bult type with dowels. Screed key joinl as Indicated on lhe drawings. 8. Jolnl Sealant-Two parll Polysulnde sealant as manufactured by Thlolcol. Class AS. selr leveltng or mulli-patl polyurelhane conslrucllon sHlant by l.M. Scofield, In matching oolor. 9. C...-ing Malellal • Hunls process MD7C. 'Uhochrome' color wax rorcolorcondilloned conaele by L.M. Scofield, In matching color of concrete as Indicated on lhe drawings. 10. Color Coodltloned Concrete -'Ctvombc' admixtures ror Integral colored concrete by L.M. Scoffeld Company. 11. Dust-On Color. 'Ulhochrome' color hardener by L.M. sconeld Company. 12. Surface Retardant• 'Uthotex' lop surface re larder as manu!acl\Jred by L.M. Scofleld Company, or 'Slka' surface retardant or 'Rugesol' es msnufeclured by Slka Corporation. B. Subgrade 1. Grade an subgrades to a uniform depth and compaction. Moisten ell sub grades prior to pouring of concrete. 2. Cutallloolfngslnundisturbedorcompacledsoll. 3. PlacesaodOfeggfegatebaseesshov.nonthedrawlngsandasspecilledbyaSolls Engineer. C. Forms 1. Use only Bnished lumber. Set all fonns true to grade and position. 2. Mots ten aa forms prior to pouring of concrete Of use approved rorm release agenls. D. E.xpanslonJolnls 1. PlaceexpanalonjolntslnconcreleatlntersecHonofconcreleandlb(edstruclures,l.e., garage,wa!ls,baseofsteps,poolbondbeamaslndlca!edonthedrawlngs. 2. Placecontrol/o!ntlnconcretenotto&llceedahorlzontalspaclngesspectnedbyasolls englfleer. 3. PlaceconslruclJonJolnls In concrelewherecasUngonconcrelels lobe slopped and subsequentcastlnglslobestarted. E. Concrete 1. Class A concrete shall contain no! less than 5 sacks of cement per aJblc yard and be proportioned to altaln a maximum cylinder strength ol 3,000 PSI In 28 days. Compressive strengths are lo be determined In aocordance wllh ASTM C-39. Tue slump shal not e)(ceed 4'. 2. Concrete m!~lng. All transl\ mixed concrete shall be mixed and delivered lo accordance wllh the requirement or Standard SpeclficaUons for ready mixed concrete ASTM C-94. F. ConcreteFln!sh!ng 1. Broom Finish• Tamp fresh concrele wllh heavy m1111al grid. Screed with slfalghl edge to remove ell 1.-regulaflUes. Float lo e smooth surfece. steel trowel. end edge lo 1111 even herd surface. Score as Indicated on drawings. Use a new man Ila hemp brlsUe broom. Brush mar1dngs on slab lfl unlrorm rashlon as shown on Iha drawings. 2. Rock Salt Flfllsh • Tarrp lresh concretewtlh heavy metal grid. Screed with srillghl edge lo 1em0Ye al ~regularlUes. Roat lo a smooth surface, steel lrowel end edge lo an even hard surface. Score as Indicated on drawings. Hand broadcast roclc sall In even dlslrlbullon and tamp In. Wash off concrete wllh enough pressure to dissolve rock sal aflerooncrete has set. 3. Pee Rock Re larded Finish• Terrp fresh conaela wtlh heavy melal grid. Screed wllh slrelght edge lo remove all lrregularlUes.Float lo a smooth surface, steel uowel and edge lo an even hard surface. Applysurfaceretardantloflnlshedsurface,pr1orloln1Ualselpermanufac1ure~s ,ecommendaUons, L.M. Scofle!d, using sprayer, providing even dlslrlbutlon. Reveal aggregate by uslng water Jet and coarse flber brush lo remove re lard an! paste from surface, washing thoroughlyunlilsurfecelscleen ende~posurelscompletaandunllorm. 4. Hand Seeded Aggregate Finish -Tamp fresh concrete with heavy metal grid. Screed wllh slralghledgetoremovealllrregularlUes. Floettoasmoothsurface.Handseedsl.Jlfaceln uniform fashion over entire eree keeping stone 112" minimum from edges and e•panslon Joints. Tamp aggregate lo a uniform depth below coocrete surface. 5. Stamped Concrete• Tamp lresh concrete wllh heavy metal glld. Screed v.ilh straight edge lo remove ell lrregularltles. Roal to a smoolh surface. Apply color hardener 'Ulhodwome' by L.M. Scofleld by lhe dry shake method using a minimum of 60 pounds per 100 square feel. Apply In 2 or more shakes and Aoat after each shake. Trowel only aft!!!" Roal lloaUng white coocrele Is sun plastlc using lmprlnlklg tools to make pattern as shown on lhe d1awlngs. Apply color curing compound 'Ulhochrome' color wax by LM. Scofield Con'l'any using roller or sprayer. If 'Bomacron' type surface Is shown on drawings, a release agent must be applied prior lo lextutlng Iha concrete. Color curing compound may be opUonal, as Indicated on lhe drawings. SMP 6. Sand Finish• Temp fresh concrete with heavy metal grid. Screed wllh straightedge to removealllrregularlUes.Floalloasmoolhsurface,slet'!ltrowelandedgetoanevenhard surface. Prtorlosel,H9hUyspongesurfeceloreveal1mallsurfaceflneswhllenolexposlng aggregate. Alternate method, aRl!f"lnlUal sel, surface lo be washed with a dftuted &otulion of mu,laUc acid and wate,-, and brushed to reveal wrface Ines. Surface must be conUnuously wettoavoldacldbum. F. Clean.tip Upon completion of work, remove all fonns, debris, material and loo ls from site. V. BLOCK MASONRY Scope o! Work• Provide aU labor, malertels, tools, equipment, ltansportallon and necessal)' Incidentals for the completlo11 of aft block masonry II shown on the drawings, Including but notnmltedtothefolowlng: A. Materials 1. Slump block units mNUng grade A. ASTM C-90. concrele block unMs Grade A, ASTM C-90. 2. Ceman I. S!endard Portland Cement ASTM deslgne11on C-150 Type I or II, low alkaR. 3. Sand· Clean, weU graded ASTM desfgnalion C-144. 4. Waler-WaterusedshallbeofpolablequaMfy. 5. Steel. Reinforced steel for wan lo be Grade 40 deformed bar& ASTM designation A-165. 6. Concre!e -Class A concrete minimum 2,000 PSI at 26 days. 7. Mortar. by volume, freshly prepared, unlformly mixed In raUo 1 pall cement, 112 part Rme putty, 4-114 parts aand, conrormlng lo ASTM C-270. Omltllme putty If plasllc cement Is ueed. 6. Grout -by volume freshly prepared, uniformly mixed 1 part cement, 3 parts sand, 2 palls pea gravel. B. laylngo!Mas011ry 1. Lay al mason,y slralghl and !rue lo lne wRh vertlcal lolnts plumb over each other. Hoflzonlal joints shal be level Headers and comer units lo show llnlshed faces where &llposed. Jolnls and bond pallem to be 8& shown on Iha drawings. C. Relnrmdng 1. All bars In masonry shall be lapped a minimum 0140 bar dlamelers. 0"""8ls fOfwalls and columns lo be same size as wall relnrOfclng. Ref!!!" to Structural Engineer's speclficatJons for ansteelslz.esendlocallons. 0. CulUngofMasonry 1. No cutUng of masonry units shall be allowed unless shown on the drawings. E. GrouUngofMason,y 1. Groutellcellswlth.vellk:alsteelsolldasshownonlhedrewlngs. 2. Groutallcelsbelowgradesold. 3. Provldemlnlmum3/4"betweensteelreklfordngendblocks. F. Weepholes 1. Open joint weep holes et 32" o.c: maximum on bottom couru of retaining wais wllh 1 ruble fool gravel If shown on drawings or approved drainage system per Structural Engineer's specifications. G. ExpanslonJo!nt.s 1. Provide ver11cal expansion Jofnls In wan per local code end Structural Engineer's specillca\Jona. H. Waterprooflng 1. Walell)roorallretalnlngwaUsbelowgradewithespheltemulslon.2coals. I. Cleaning 1. Clean aA mason,y WOik, remOV1t aa mortar slalns. 2. Upon CO"'l'lellon of wo1k, ,.move eA mortar droppings, debris, materials and tools lrom site. VI. BRICK MASONRY Scope or Worll: •Provided labOr, materials, tools, equipment, lransporlatlon and necessary Incidentals for the complatlon of an brick or stone masonry es shown on the drawings, lncludlngbutnotllrnlledtolhefoUowlng: A. Metert.als 1. Brick or stone confOfmlng lo ASTMA-62 grade MW as shown on the drawings. 2. Cement -Standard Portland CemenlASTM desfgnatlon C-150, Type II, Ill. or V lowelteD single brand throughout Refer lo Sob Engineer's re poll for recommendallons. 3. Sand. Clean, well graded ASTM designation C-144. 4. Water-Walerusedsheftbeofpolablequaily. 5. Steel-Reinforced steel lorwans to be Grade 40 deformed bars ASTM deslgnallon A-165. 6. Mortar. by volume, freshly prepared, uniformly mixed In raUo 1 par! cement, 112 part Ima putty, 3 palls sand, COf1formlng lo ASTM C-270. Omit Mme putty 1f plasUc cement Is used. 7. Grout -by volume, freshly prepered. uniformly ml)(ed In ratio 1 pall cement, J parts sand or 1pallcemenl,3partssandand2partspeagravel. B. laylngo!Brlck 1. Lay all masonry sir eight and In.le to ftne with brick verllcal folnls plumb over each olhar. Horizon IHI Joints shaO be level. Headers and comet unks lo show finished faces where exposed. Jolnls end bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars In mason/)' shaH be lapped a minimum of 40 bar dlamelers. Dowels forwels and oolumllS lo be same site as wal relnfordng. Refer to Slru<:lurel Engineer's speciflcallons for allsteelskesalldloce1kms. D. CvtUng of Masonry 1. Use masonry sew for brlclr cuts unless spedRed olherwlse. Bricks cut less lhan 112 lenglh shaD not be used. Slone to be cut with chlsel and hammer. E. GroullngofMasonl)' 1. G1out core wels solid as shown on the drawings. 2. Provide minimum of 2-112• grout space betwel!f"I double b11ck wals. Provide minimum 3/4" belwel!(\sleelrelnfordngandbrlck. H. Waterproofing 1, Waterproof ell retaining walls below grade wllh asphalt emulsion, Of other as spednad by SollsEnglneer, I. CleanlngandSeallng 1. Clean an masonry worlc. Remove all mortar stains. Remove alkali with soluUon or murlaUc add and wett'!r. App~ clear sealer lo exposed surlaces If shown on the drawings. 2. Upon oompledon o! work. remove all mortar droppings. debris. malerle1s and tools lrom &lie. VII.~ Scope of work• Provkle al labor, malerlals, toots, equipment, transportation and necessasy lncldenlals for compleUon of al carpenU)' as shown on the drawings. A. Ma1erlals 1. Wood • rough sawn, resawn, surfaced 4 sides where shown on lhe drawings. straight, sound,lreefrommarks,pln headkno1s,sappockels,sllvers,andchecks. Selec\gradeor beltarwhereshownonthedrawlngs. 2. Douglas Fir, Redwood, Wes\em Red Cedar or as shown on Iha drawings. J. Posis, Plates and other at-grsde connecUons to be Redwood, Wes lam Red Cedar or pressure lrealed Douglas Flr as shown on lhe drawings. 4. Hardware. column bases -'Simpson Strong lle' or equal. Post caps and strap Ues- 'Slmpson Strong lie' or equal. Joist hangers aod heavy angles. 'Simpson Strong lle' or equal. Screws, hklges, nah. bolts, end washers. Al herdware mateilal to be galvanized. 5. Stain and paint• as selacled and shown on drawln!iJs. 6. concrele -Class A minimum 2,000 P~I al 28 days. B. RoughCarpenlry 1. Set al posts, be11ms, rails end framing plumb and true to line es shown on Iha drawings. 2. ConnecUons. make all connecUons as shown on the drawlngs.Spke lumber a1 posls only. UUl!zeallnalland/orbollhoteslorallhardware. J. Ease all lop edges or opcsed lumber lor bench tops, low walls, etc., where surtace contact Is provided. 4. Post base -set post cok.lmn base as shown on drawings. providing minimum 1• clear all sides lromlinlshedpcslbasetolopofpavlng. 5. Countersink nals and bolts In al locaUons where surface contact Is provided. I.e .• bench lop etc VIL METAL WORK Scope olWorll:. Provide all labor, materials, tools, equlpmenl, transport.a lion and necessary Incidentals lot comp!allon of al metal work where ahown on the drawings, In duding but not llmltedtolhefoNowlng: A. Materials 1. Steal tubing In sizes shown on Iha drawings ASTM des!gnatron 500 and/or hand forged, cold rol!edwroughtlronlnslzesasshownonlhedrawlngs. 2. Hardware -hinges, latches, bolts, washers, screws, etc., to be heavy ck.Jty. 3. Concrete. Class A concrete minimum 3,250 PSI al 26 days and/or 'Por-Rock' as shown on thedrawlflgs. 4. Paint. &c Chromate plYl'ler, 'Rustoleum' 1lnlsh surlace coats Of equal. 'Metallzlng' or galvanizing or powder coalklg II shown on the drawings. B. Fabrfcatlonandlns1al!atlon 1. Contractor shan make al measurement for labr1caUon In fleld prior to sta111ng work. 2. Horizontal bars to la per with grade or step wllh grade as shown on the drawings. Vertical bars to be plumb. C. We!dlng 1. We!dlng lo compfy with the requirements of standard code for ARC and gas welding. 2. Weldtoonlyclean,rusl•freesurface. 3. Allwelds1obecon~nvousandrreeofcracks,crater9andporosHy. Tack welds not · acceptable. 4. GIYld smooth all e~posed welds, match adjoining surfaces. 5. Plugallopeneodsandlops,andweld. 0. PafnUng 1. Prime al metal work with one coat ZincChromele primer. 2. Paint aR metal work wi\h 2 coals 'Rustolaum' In semi.gloss or nat as shown on the drawings. Palnllobe4 mWsmlnlmumdrylhlcknesseach. J. Prlmeandpelnlperebove,enneldwelds. E. Prolecllonandcteanup 1. Proleclallexlstrngworkfrompalnloverspray. 2. Obtain Fire permll where required for on--slle welding, 3. Upon oompleUon of work, remove au scrap Iron, di:!brls, materials and toots from site. ~11 CITYOFCARLSBAD 11'""''1 L2_j PI.OlllffllOOMSION 14 ROMERIA POINTE APARTMENTS B~~:~~~:~~: ~=~=t==========t==±=±=±:= . ROC~~~~:~gT~:RSA;[~1~·1i;~~~O TELEPHONE; 714.692.g120 Pl.ANNING ---•I •-111ano1U1tPIO'I.P ... !IIJ«IIS. .. C. :M111PM:IFICCOASTHWY.SUITE20D o,.j,LO,POINTCA12S211 (IM9f44J.144I I YORBA LINDA CA. 92887 11\PPROVED: I ;:;.,:;---O"l£PI.ANPREPARED: fm11UARn:,_21111 I o.<.Tt I llll"Tw. O,.TE INm;.l o.<.TI! NTW. ljj,..i"" ___!!!!__II PROJECTHO. I~ 11'1': IUIJI.ICRBIMURf'IIYI.PAlttHEll;3.IIIC. nOIG"VIO,_ REVISJONOESCRIPTIQN OnEllll'PIIOll.i. Cm' __ ,._ .=:: ~.L. ____ _J_LL____J ____ _J ~ N.T. w MAINTENANCE RESPONSIBILITY LEGEND e ~ PU.~OAREA:PUBUCRJOlfT-OF.WAY -lOIIEMAllfTAINEDBYOWNER ~~':;':t~fJ'lt~~;,MO~~CE /s,mll CITY OFCARLSBAD 11"""1 i) u, .... ,.,,. """"• "••• EE I f:c;;.-"'-~ "'"""'"" " CoJloTOLLFREE SCALE: 1"= 16'-0' i''4-'\.."'..\ · """M'"""'""'"•=•=ICT -'""'"'"• "~""""""°''"m=,se<>R, 1 _ _ .rr~ \\>,,, 5"' A n '"" OEVELOPMENT ROMERIA POINTE APARTMENTS 1·800 _________ ,,..~ • ~• 1vn-'°'""" 23600VIADELRIO ROMERIAANOGIBRALTAR,CARLSSAD 422•4133 NORTH ~6 ~ I ~);) "'""""'" "'"" YORBA LINDA CA. 92887 MAINTENANCE RESPONSIBILITY PLAN 48 64 ·~'-~./..... IUMMUS/MURl'HU,A/llllERS.IHC.. --------TElEPHO~E: 714.692.9120 I APPROVED: I . _,. !1'111PACIFICCC,,.SHfM' SU1!E200 . --~= •••«»•• oorn,cmo••"' °'" om,wm~AAeo, ,,.~~'""" o,n _, """""° ev: sa.u1CN1111m,..,uP~Rrw~ ~ REVISION DESCRIPTION o,,re NIIAl non 1>«fllll. 1=6;, ~11 PROJ£CTNO. I~ Ontf.A~~R,,..,..,_ CITV""""!>V"'-IIWIDB'flc SUP ~==:t:==:t:=================~===1==~===1~==1 ~. ,.,_.,NNIIIQIIMSIQII . 14 H-H-i+++++-1---1-J!Jq n ---. --• ~ ~ '" " ~ ~ I! i ;:, ~ ~ :, l ~ I i • a I r ~ " ~ ~ ~ ~ ~i; I~ " " " ~ ~ ~ ffi i a ! ffi i ~ ~ >~ ii! ~ fi§ '. i1r ' :-, :!~-un :i"~ : .i~ ~ ·m f H i •-•· jl ~ Ii i"ti~i~~ ! (! • • o ()) i d Ki~"I r~ ~! .m " " I I . I f-'1 z i ; ...... ~ ;1 •• 31 ~ ! i Cl ~iz ~1 i;U~ih ill ~; ii ! I i· ii· ! <( f-~ s C'.J Cl'.~. 1-~ljiiM! !s~ h ~I i iJ; ! I g~ ()) ~!ta g ..J: .I lt r •• ~ri ;!; ·• h ~ a* all •!. [l'.i ct:~> i <(~ w;t:S • ~-i•• =-ii~ -• • ·-· • •·; U• f-~ 0 ()) 11 1nu11u d1 1[ 111 i Im lh m LL ~ z !!!~ f w -~~ f-01 ~~~ 0 z ! •!••~;11!~ .;~; ,! ~!; N~M ~lj •·! i': =:;;~:!: ~~!I ic d >.z :S ,. -~ " "':!i::r ... =i (!) II IHliHH m1m lh ;!l!UI Uihh c3 o:~ ~ z UJ ~ ~ .= [G :,~ ii z 0 ~ ~ ,at :5 "i ~•••i••·• ••+ti •1~ !~~-~! !i!ri~l Cl'. f ~ !U Q. I§ 15§U ;;;1!5 i !2 <> :!j"''<~iio !" ~ w ~~ h~ih~ih1hdh.M ,m;!; ;MIU Q. I!;~ ... ...... ::J""' .. iii -cQ !I 0 "* < ~""' .. u Ii..! '"'" _J ()) d ~;11~1 ~ i I' II: 8 ~: ~ d hdi iu ~! ' !! ~1~1-h it 1~ ~ ~-•ig. i jii!h !! 11 •. ~--' ·I i h~;!,,~ •~~ ~1 i!~~~;S~ ~;~ ~ ~ ~""i~h ;~1-•1 iUm~ I~ !!, ~ ~~1~--~1 11 m ! i~iS at ,~~IE ~ -- i : ~ ,i ii ii ~ ,. ~ ·1 I I n u 0 ~ I ~ ~ I I f i ~ !l ~ ~~ I~ ti " " ~ i ~ ffi ! a ~ i ~ I ~ >~ i IH : .ji n·a : .~~ I l/) Hh f ·m ~\ D i z i w " " ~ CJ w ii ...J '4 '-i • >-~~ ~~ ~ z ~ :5 • .. @ ... @ i a. t ii ~ w ~ I • i g ...J I • a. . i z IU1 0 5 § .= s .nffi ' ,.: ~ ; "' 0 ~~ ~~ '::; . I~ ~ ii: 0 ~ ii'i -·---- " ~ (/) ->-Z a UJ~ D ;;;~ ,.: h:~ CJ CJ) ,.: . ~! a.~ ,.:~ w~ u, ~ffl LLf o; 0 ~ ~ a.~ ~~ u ffi~ [G ;;;~ 0 "' 1-++++++++++-i-+lq ' . • ! Q Si '" ~~ " ul ~ '! ~;5 u 5 < .. ., !H ! N< I ~ ~ ii I I ~ ~ ~ ~ I i~ I~ li I ~ ! ~ I ¥ • ~ ffi i I ~di! 'p. ,:t . ,m . ur a--~ : .u I ·m j ' );:,;·, .i:,:, I' :1: : i!!;i :::,: •I I ii1i . I : : : : I;· -....,Ji//1:: -{'//:I/:_ /////,:!/ ///;'//i : • I\; ( /'I/ I,/_./,/' '" ( I I ' ,' •,',\ 1,,I,( ! I/ .i1.'} ,l l :': ! !;1 ,,!.: ':: ,r ,'/I:; I . !!i,/ii! Ui1!f/,:J: ::: ::i': i ,,1 Ii} I I 1 ,)J / ·:,:::/:::: ---·w·,:;::. -~F' Und•r11ro11nd B•rvle• Al•rt @ CaR, TOLL FAEE 1•800 422•4133 EE NORTH o /~::11!::1: 1 IU U MATCHLINE S~ESHEETlib!i ' !ill ' , \;!''' BIO-INFILTRATION PLANTER LEGEND ~ JUNCUSPATEHS ~ COMMON RUSH ~ ~Mrki~iOJARIOEHS 5GAL. 1!124"0.C. 50AL. CilJS"O.C. l'PIANTW.TER\AllJ5TED,\l!Ql'E~CTEDFIHllJAl'fO/OIX£:IU'0UIGNF.t.CUIUT'I :~,.: .. \~ ~tTT 1 1r · ------------------------·r ~1 'j 1'' 1,,1::;: i .. 1' ,1, :11,11 ', I I : i ! : I:: i: I: . \ ,, I ' ' ' I I I'' I' ' I \ ll/1':::J::::: BUILDINGA :pr ·1 r b'I ::: ,,::;/: •····· =·:J I 1 1 --~-:1,J ... ·--~1-=--;o·~1 ------i----0 Ill Ill Ill Ill Ill Ill Ill Ill Ill :u.1.i..1...1.i.il i f ____ _Jr _____ ~ 1 _J 11 ----~ , L~:·1-: I I -l ' ~~~~~~!!!-=i-d!-r-~ I +~:i1 ________ r ___ :_;_·:1 t---•-·-.•·--7 CJ I ; D I • \ I . 'I 'i~~1~~ 1-M.LP\.ANTJiG.UV.STOlto\VEWMl,IW,%GIW)[ro5IM&UllfMJ: ~AWAYrat:alSTAlJC1\flES0000l[lll,(N,11'HGNm ~llf!AWfJiESYSlE\I. J.M.1.UllJIESAN£lDPESCl!Ef)Ul.l,AHl)SC,lffCCHSIAI.C11C:tl DRll'MNG1WIJ.IIEREOUIIEDTOIHOWOOUr&EL/ilVllJIUN«J P!IOWlE/offAOPRI\TE~E!H,HG. THIS SHEET SHRUB LEGEND lllll!IIBI ~ lllllll!!!I l!!:m:l)] 6:l::l] ~ ~ [ill] ~ ~ ~ ~ ~ 111111!111 ASPIDISTRA Et..ATIOR CAST IRON Pl.AMT llOIJOAltMllEA 'TORCH GLOW' TOROI GLOW 90UGAltMLI.EA BOUTELOUA ORACIUS BWE GR.AMA GRASS CALUSTalON'IJTTl.EJOON' OW ... RFLITTlEJOHNCot,1.LlSTE!.IOtl Elk°~~~r-i:i~M ELEPH ... 1-ITINUM COROYUNE'fESTIV ... LBUROUNOY' BURGUNDYFESTIV ... LGRASS HESPER ... LOEPAR,'PEflPA' REOYUCC ... JUNCUSPATENS'ELKl!LUE' EL.l(BLUECAtlFORNIAGRAYRUSH IOAL. -= 50AL == SOAL -= 50AL -= 5~ -= !GAL -= 50AL -= 5GAL -= MUHLENBERGI ... EMERSLEYl'ELTORO' 90AL. BULL GRASS 036°0.C. NANDINADOMEST1CA0GULFSTREAM' &GAL. GULFSTREAM HEAVENLY BAMBOO @36"0.C, S ... NSEVIEfllATRIFASCIATA 5GAL SNAKEPlANT @24'0.C. SENHAARTEMISIOIOES 90AL FEATHERYCASSi... @'8"0.C, TECOMA STANS 'GOLO ST ... R' S GAL Y:EUOWl!B.LS @'8• O.C. TEUCRIUM•LUCIDRYB SGAI.. GERJMNOER 024" o.c. SLOPE PLANTING NOTES w su.£6i:IO!I.SfEEPERREOUl!JiGER0SIOfrlCON111a.llUSU'IE.SA$Sf'ECIFl1D!Eft&ISIW.l. IIETI!EATIDYIITHONE OAIM!RE OfntEl'lllOi/NGl'V,N!f,-OSINllNIM: I<. STA!IIW!Df1-CO\IERCROP!RENfORCEOBTRAWW.TT1HO COVERCROl'SHAI.LHEASUDIJ!Xl'l'l'ICAU.Yr.wll:LIPOFOIAQ(~IHGNO :;~~~~!c~~°ThR:=IO~==~~~A~ . ~!~t~~;E~~~~~~r Ql,/EIIUM0RED{IOOl)PEACENTOF'THEAAEASIU,LLMl'I.M'lEDWl'THA~ X-T0HAl'EOCElilNTSOlSNJ);Oc;uJIA.Clll!ISJ1C5f'VJIICO!AOMAMN,i,t,I C, ~i",i~~"r;'~~:SA)IOSPACEDfOPRO\IDEFI.UCMAAOEVl!l!NONEYWI~ lllW&PA£MllNOWOOD~5t'illl8S(f'IJMEDfR<J,l".......it.lOFiQ,l,UQl,/CONIAl'IEII) SHAIJ.CCM:RAIJNMUMOFSE\IEN!Y(7nJPUIClNIOl'TtlESl.DPEF4tE(,\llJ,ll\.ft b.~D ... •TRE'ESMOORv.RGESKllM& IAE£.SA'ID.(lfll.ARGESl!Jlll8SSHM.Llll(l'\Nll[0fllDl,l"IIHUU,IOFIGlrUON carJAflEIISIATA~IIAfEOF0~E(l)PUITWO!UaEDIDl!SOWJ\ErEEI. Sl.01'£.S-5:1 0Rffl£l'ERNG A '10Rl.ilStlYERIICAl111:kiHT,'MJAll(Al!JM:OlrT0Pl8.JCWAUl$Oll$IREElS REQURE ... TaaulllsrN«IMOIL I. 11ort1YEIIIIC.\ll!ElliHIREOUIJIESSIAHWI05,1(lllOSIIJNC0111ROl~Tit13 SIW.l.BEIIST-'llf0lllEIJOf"'COVEIICIIOf'l.'2,V,GIQ. C. tlEJCCESSOFrlNVERfl:AI.HEDffAEOWIESl#Cl,r,ADS'1((ROSIONCCINIIIOL MAll'tlGSHAU.DENSTAUmtllBI0FCO\IEJICRa,i'2,G,Nll.._ ~£:~fE~F===v ca.REIOWOFR!JJGttGR.\DIIO. APQTENTIAl.El!OSIONPA08lEIJASO£lUUi'tlEOEJYTHECITY, IOENTlf'EllB'l'lllECITYASKIGK.Y\I\Sllll.EAMASTOntEMUC~~VESPEQII. C0~$JMAJW/.RIWITJMlll\fEIRfA1UO1T. fsiimll CITY OFCARLSBAD l['"m'[ ,--t--+-----------t--+-+--t--iL.1!!.J. "-"~~1111ll>MDK1N . 14 s~ tlll,ll,IERINUAPHYI.PARTHEIIB,INC. :MID1P ... CIF1CCGASJ.mY,SUIIE:rixl ~POINTCll1213 {MD) ... :1-1 ... 9 ROMERIA POINTE APARTMENTS BNR DEVELOPMENT ~~~1~!~~~~~~~~~~3l~~f~~l~lE~I ROMER/A AND GIBRALTAR. CARLSBAD -----~'"'3Q,.OOs;YJ'"A>JDl5Eo.l R"""IQ : : : , • • • • SHRUB PLANTING LAYOUT PLAN YORBA LINDA CA. 92887 APPROVED! '==~------- I"'-'""'"" 714 6929120 ~ I I I I I ~""'"" --------~~rr~,.,<PAAB> •-"•""""'"" ~~•™ ~~-1:::::,";;.---f.;-jj "'"""'"°· I~ DISTRICTEOOINEEA ______ DY: BUMlaEllll<IJURl'HY&PARINCIIS,IIC. 0ESG>!ER0FWOIIII REVISIONDESCRIPTION 0mE~Al'l'ROIIAI. CIJY,...,.IIOVAl.nv,,oe'<\ s..l_J PLANTER SIDEWALK CURB 1. CONCRETE PAVING-REFER TO PLANS 2. ONE PIECE, MOLDED AND RIBBED ROOT BARRIER. RIBS TO BE A MINIMUM OF 1,a• WIDE x 112" DEEP, ANO FACING THE TREE. ROOT BARRIER TO BE MADE OF POL YETHYlENE PLASTIC WNL TRAVIOLET INHIBITORS, .oe5• 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. ROOT BALL 4. AMENDED BACKFILL MIX 5. NATIVESUBGRADE NOTES: ~ PLANTING. REFER TO TREE PLANTING DETAIL FOR STAKING, REFER TO TREE STAKING DETAIL. 2x ROOTBALL DIA. PREVAILING WlND 1 LEGEND ~ ~ PLAN 1. 'CINCH-TIE' BY V.I.T. CO. (619) 673-176D 2. LOOGEPOLE PINE STAKE COPPER NAPHTHENATE IMPREGNATED. 2-1/2" OJA. x 12' LONG FOR 24' BOX ANO SMALLER. 3. 12" DIA. MINIMUM, 2" THICK MULCH RING AROUND BASE AT TURF AREAS 4. TOP OF ROOT BALL TO BE 1' ABOVE Fl NISH 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 SUBGRAOE NOTE: MIN. TWO TIES (TOP & BOTTOM) REQUIRED. USE THIRD TIE WHEN NECESSARY TO HOLD TREE IN UPRIGHT POSITION. TIES TO BE SECUREO 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 2x ROOTBALL DIA. SECTION VIEW ~ A I SHRUB PLANTING 2Y LEGEND 1. 1,5,0R15GALLONSHRUB 2. 2" LAYER OF MUI.CH 3. 3" WATER BASIN 4. FINISH GRADE 5. AMENDED SOIL FOR PLANTING • SEE SOILS REPORT 6. PLANT PIT EXCAVATION 7. PLANTING TABLETS-SEE SCHEDULE FOR QTY. B. ROOTBALL 9. NATIVE SUBGRADE 2 F I ROOT CONTROL BARRIER DI DOUBLE STAKED TREE PLANTING ~ + + 3 • + + + ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ♦ ,,;,,,,;,,,;_,,;,,,,;,,,,;,,,,;,,,,;,,,,;,,,,;,,,,;,,,:..:..:..:..:... i 0 SECTION VIEW SCALE:1/2":1'-0" G I TREE GUYING PLANTING TABLET SCHEDULE GRO--f>OWER PLANTING TABLETS FOR CbNTAJNER•GROWN PLANTS 1 GAU.ON CONTAINER RECEIVES l GALLON CONTAINER RECEIVES 7GAU.ON CONTAINER RECEIVES .&-10 15 GAU.ON CONTAINER RECEIVES 42"BOX 48"BOX 60"B0X .1:z.15 TABLETS .1M8 TABLETS .11',-18 TABLETS .18-20 TABLETS .• 20-22 ,.22-24 .• 32-3'5 HI PLANT TABLET SCHEDULE & NOTES LEGEND 1. (3) 314" BLACK RUBBER HOSE 2. 1/2x6 LONG GALVANIZED STEEL TURNBUCKLE 3. 3132" BRAIDED CABLE W/ 1/2"x3' LONG pVCTUBING 4. (3) 'DUCKBILL' EARTH ANCHORS. MFG. BYVJ.T. PRODUCTS 619.673-1760 5. ROOTBALL !filill: FOR PLANTING, REFER TO TREE PLANTING DETAIL FOR STAKING, REFER TO TREE STAKING DETAIL FOR 36" BOX TREES AND LARGER SECTION VIEW NOTTO SCALE LEGEND 1. (1) 8" 'ARBOR GUARD' FOR EACH TREE IN TURF BY DEEP ROOT CORP. {714)B98-0563. 2. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE. 3. 3• HIGH WATER BASIN. SEE SPECIFICATIONS 4. FJN)SH GRADE 5. BACKFILL MIX -SEE SOILS REPORT. 6. PLANTING TABLET -SEE SCHEDULE FOR QTY. 7. ROOTBALL 8. NATIVE SUBGRADE 9, 4• DIA. FLEXIBLE PERFORATED DRA1N PIPE ENCIRCLING BASE OF PLANTING PIT. CONNECTTO VERTICAL PIPE. SURROUND P1PE WITH FJL TEA 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 M\JlCH LEGEND 1. SHRUB PLANTING FROM CONTAINER 2. 2" DEEP MULCH 3. FINISH GRADE 4, PREPARED BACKFILL (SEE SPECIFICATIONS FOR TYPE ANO DEPTH) ~t= EDGE OF PAVING, SIDEWALi<. WALL, OR CURB . . ~ . . • D/ \D • '--4 D • • NOTES: • • • • • • -LOCATE PLANTS SPACED EQUAL DISTANCE (0) FROM EACH OTHER AS SHOWN • 0 -AS NOTED ON PLAN, B I 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 E I TREE PLANTING THE CONTRACTOR SHALL FURNISH AND INSTALL TRUNJ< 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 POL YETHYLEN'E WITH A 0.061)" (1.52 MM) WALL THICKNESS. U.S. DESIGN PATENT# 329,296 SOD LAWN :;;uu LAWN SHALL BE /IG-1 HYBRID OERMUDA AVAIL.AllLE FROM A-0 SOO FARMS (&68) 80().6483. SOILS REPORT AT THE CONCLUSION OF ROUGH GRADING AN AGRONOMIC SOILS REPORT SHALL BE PREPARED BY THE OWNER AND FURt-lSHED TO THE CONTRACTOR, AND ALL RECOMMENDATIONS FROM SUCH REPORT SHALL BE INCORPORATED BY THE CONTRACTOR INTO INST AUATION OF ALL Pl.ANTING AREAS. SOIL MIXTURE :~~RM~~~ ~~ ::-p:~~~:~1t~ITJVES SHOULD SM-P 1-11.,..Ulll'IIT&l'ARTNEA&,,l<IC. >4 .. IPAClflCCOASTlfM',Sl.lllll:Xll """'POlll"TCADIZ9 (1101 .. ).1 .. I 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,.,,.,TOTALSOWBlESAl.TS ORGANIC TQP DRESSING ALL PLANTING BEDS TO RECEIVE A LAYER OF ORGANIC TOP DRESSING 'FOREST FLOOR', o·-2· CUT. • SHRUB AREAS TO RECEIVE: 3" LAYER MINIMUM • GROUNOCOVER AREAS TO RECEIVE: 1 1/T LAYER M1NJMUM A\IA1LABLE FROM: AGUINAGA FERTIUZER tll41l)7~ 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 ARBORGARo+ TOGETHER PUSH THE TABS THROUGH THE SECOND ARBORGARD+ FROM THE INSIDE SO THE TABS SHOW ON THE OUTSIDE AS ILLUSTRATED. C I ARBOR GUARD l'"mll CITY OF CARLSBAD 11'"''"'1 ~==j~==t====================~==:t===1===t==~L!.!J. PVJIIU,IOOMUIO~ . 14 >-~>---+----------->--+--+--+---< ill.ANDSCAPEIMPROVEMENTPLANSFOR: ROMERIA POINTE APARTMENTS 23eoo VIA DEL RIO PLANTING DETAILS BNR DEVELOPMENT ~~i~g~~~~~~~~~l~I3E3~3 ROMER/A AND GIBRALTAR. CARLSBAD YORBA LtNOA CA. 92887 I APPROVED: I I TELEPHONE: 714.692.9120PlANN~ ~IDATEPlANPREPARED: fEll!UIANYD,:11111 1 1),\ff l ltf!TW. OATE -l 11,0ff ·-1=':, :.-:: II PROJECTNO. l~I BY: SUMI.IElll1UWIP!l'(IPARIWCRS,lllC. DHIGNt/10,-REVISIONDESCRIPTION DIH!CR,u,PA(MII. elTVA~l'<tOV"'-1'·"'="•"'""==••==-I.L. _____ JL.L____J __ _j I. GENERAL SITE PLANNING The Owner shall have a r.oll anetysls mack! aRer complellon 01 Iha rough 9rad119. Th8 Conlraclor shal lncorporale aP soil amendments and ferb11i.ers prescribed herein. The soil preparaUon speclfted below shall b11 ad]usl&d according lo the analysls, after approval ffom landscape architect. A. Wead Cootrol for Lawn, Sm.Jb & Ground Cover Areas (Except Slopes) 1. Remove all existing weeds from surface. Remove all roots or Bermuda-Johnson Grass, etc. end dispose or on site. 2.lnstalllrrlgal!on. 3. Fertlfze all shrub/ground cover areas. Apply 10 lbs. ol 1&20-0 commercial fertllh:er per 1,000 sq.ft.orasdlrectedby&oilsreport. 4. Waler all &hl\lb/ground cover areas for three (3) week& lo g,ermlnale weed seeds. Apply water atlowra\etoavolderoslon. 5. Licensed applcalor sheU apply systemic weed killer to all planlk,g areas per manufacturer's speclftcaUons. B. Soll PrepareUon & Flnlsh Grading 1. Rough grade: Sile lo be n1celved by Landscape Contractor lo within 1/1 O foot plus or minus by owner based upon Clvll Englnee~s grading plan, 2. Flnlshgrade: Flnlshgradlngloconslstolgradlng,raklngandhandworknec:essaryto achieve desired contour and flow line patterns, based upon Clvll Engineer's plans, resuftlng In evenly flfllshecl surtaces lnle ofclebrls and aner. 3. Spread over all lawn, shrub and ground cover areas, amendmenls and ferllllzDI' prescrl)ed In sons report. Thoroughly mbc nto soll lo daplh lo of 6° at more and Ina grade. Shape moi.ids as shown on plans. ContractOf lo lmpo11 soll nacesS3tY to at1Elln design grades end berms, a11 lmpon soU shall be free ol weeds, debris, and have balanced Ph. Smoolh and even grading without depressions or high spots, to provide smooth and even surfaces IOf prope, drainage. Fina I grade shall be 1• below walk/lop ol curb. Remove from the site al stones over2'1nsll'.e. C. Plantlng Planttrees.shnJbsandgroundCOYerascaledforwhllfelndlcaledonPlanUngPlenendasdetelledon PlanLll'lQOelall&heel Substltullons ol plants wg1 nol be accepted unless apprwed by Land6cape Architect. 1, Ground Cover. Fla.ls 811d{or Cutllngs A!lplantmalerlalsspeclnedasroo1edculllngaorflalstockonP1anUngPIMishallremalnlnlhe natsunlllllmaollransplanllng. Thellatsollshal!contalnsurnclent·molsturesolhatao•doesnot fall a.pan when II fling plant from Ila!. Ground cover plants shaH not allowed to dry out before or while being planted. Roolsshallnotbeexposedtothealrexceptwhlleaclualtybelngplanled. Willed plants wlll not be accepted. At Iha Ume of plan Ung, lhe soil around each plant shall be nrmed aurnclenUy to force out air pockets. Plan ls to be plan led In lriangu!ar spacing as sped Red O.C. (On Center). AU cuttings shell be mlnlmooi of 6' long. Install plants In 6" X fr planUng pits. Water lmmedlstely after each plan ling unlll one Inch of water psnenUon ts obtained, care st,sl be exercised 111 all Umes to prolecl lhe plants alter plarilng. Any damage to plants by lr11mplng or other operaUons of this cootract shaD be repaired lmrnedlalely. 2. Stirub&Tra&S Plant all container-grown plants In planllng ptts, lwo {2) Umes wtder and two (2) Umes deeper lhan theconla!nar,esdlrecledonPlanUng Datellsheet. Thorough!ymlxl/3organ!cbackftll(NltroHiad AedwoodShavlngsoraqual)andtheemendment1speclnedlnlhesoUsanalyslswt1hlhesltesoll, prior to backRlllng of pl anting pits. Install Plsnt Tab!ets, par the manulacture~s Instructions end as detalledon PlanUngDetallShael Conlractorshe!lconstructbaslnsaroundalltreesnotln/awn srees; basins shallnotexceedtopolrootballcrown. 3. TopDresshg Top dress el ground COi/Bf and shrub areas with 2' thick layer of OGC (Organic Ground Cover). to bespeclffed onallplanllngplans. 4. Staking Staka1lltreesasdetalledonP1an1lngDslallSheet. D. SpeclalBacknllM!xes 1, Azaleas• Use 80% coarse Peat Moss, and 20% clean lop sell. 2. CemelRas & Ferns -Use 50% Peat Moss, 2!5% F01est Humus and 25% Site Soll 3. PotsB11dPIB11tern-UseKellogg'slndoorPlanterMbc. E. Sod· Saa PtanUng Del.alls Sheet for sod type. 1. Areas shaU have a smooth and conUnual grade between exlslfng or fixed coruols, aichas; walks,ourbs,catchbaslns. Roll,scarily,rakeandlevelasnecessa,ytooblalnlrue.evensoll strvcture. 2. Apply l11rtl1l.ters as speclned on Plan Ung Delall Shut and mix Into lhe &ell. 3. Sod shell be lnsts!lad the same day It Is da!lvered. Sod shell not be left on pallets ln lhe hot sun. Contractor shsll be responsible !or BnY and ell damage to sod not lnslaNed on dey of deUvery. 4. Unroll sod car1lully and place In staggered pattern ot strips. Sod shaD be tnstaHed against &d]acentstripsloellrrinalejolntsandedges. 5. Trim sod to conlorm to lawn shapes dsslgnaled In the Plandng Plan. 6. Alter sod Is laid. k shall be Irrigated lhOJoughly to provide moisture penelratlon to at least 6" Into prepared soll. 7. All sod In sodded arees shall be handled end la!dln a high sl1111dardworkm1111shlpmamer. All ends, Joints, and cuts shall lit lightly so lhet there are no voids and lhe final appeaiance Is one of a con\lnuous lawn. Ssclions o! sod less lhan 18" long or8"wlde shal not be used. e. No sodereawlllbe11ccepledunlllepprovedbythal8ndscapeArchllecl F. 1-tydrose&dTurf Hydmseed ell areas designated as 'Hydroseedad Turi'. Sea Plendng Detail Sheet for type and qualty of s~d nib:, lel\llll'.er and addltional amendments. 1. Applk:aUOfl a. Equlpmenl: Hydraulic equipment used lor the appllceUon cl the fertlDier, seed, and Abllf pulp, shall be of the 'Super Hydro-Seeder' type 11s approved by the Landscape Archllecl This equlpmentshallhaveabulll-lnagltatOJsystem11ndoperaUngC11.pecltysufficienttoagltale, suspend, end homogeneously mix a slurry conls!n!ng not less than 40 lbs. ol nber mulch plus a combination ol 7 lbs, lertlBzer solids lor each 100 gallons ol weter. The slurry dlslrtbuUon lines shall be lsrge enoughtoprevenlstoppageand shsll be aqulppedwllhasetolhydrB\Jlicspraynou:les which shall place the sk.m-y lank end spray noule wllhln sUfflclllf\l proidmltyto be seeded, b. Pl"eparelion: The slurry preparation shal lake piece at Iha site of work and shall begin by adding waler lo the llmk when the engine Is at hall lhlotlla. When lhe waler level has reached lhe heights ol 1he a!Jltator shaft, good clrculaUon shall be eslabllsl1ed eod at this Orne Iha seed &hall be added. Fertlllzer shall then be added, foftowed by Aber m\Ach. The fiber mtAch shall be added to lhemlxlureallerthaseedandwhenlhetenklsatleastonlHhlrdHedwlthwater. Alffbermvk:h shall be edded by the time tha IBnk Is two-thirds to lhree-lourths lull. Spraying shall commence lmmedletely whon tanklslull. c. AppHc:aUon: Apply hydro-mulch In lha form or a slurry conslsUng of wood cellulose nber, sll!ld, chemical additives, commercial fertlllier and waler. Wtien hydraulically sprayed on lhe soil surface, the hydromulchlng sha!l lorm a bloller-Uke ground coverlmpregnaled un1rormly wl!h seed and lerUlizDI' end shall allow lhe absorpUon or moisture Md rain lsU and percolaOon to Iha underiywlg sol. Remove coostrucllon. Leave site broom-deen. II. GENERAL SLOPE PLANTING The Owner shall have e soil analysis made altef completion of rough gr11d'lng. The Contractor shall Incorporate all sell emendmenls and lertllliers prescribed herein. The soH preparallon specllled below shallbaadjustedoccorcUnglytolheenalyslse!terepprovallromlhelandscepearchltect A. PlenlngPrep1reUon 1. SlopeTexlurlng a. Cul Slopes: These surtsces shall be roughened In a horizontal dlrecl.lon loloY.ing the contour ol lhe slope. The roughened texlure shaU be made by hand raking or sirrilar mech!llllcal meant. b. FIii Slopes: These surfaces shal be compacted encl finished and a!w roughened In a horizontal direction lollowtl'lQ the conlour of the slope. The roughened 1exture shall ba made by hand raking orslmllarmachlfllcalmeans. · 2. WeedEradlcallonProcedures a. Manuellyremovee!le~lsllngvegetallonenddlsposeofUolf•slte. b. Ferllllze all planting areeswlthlertlllzerbasedonSol1L8bsrecorrvnendallons. (SeePlanUng Detail Sheet). Add any end all soil amendmants as raqulrad, per the son snalysls. Begin walar1ng process toacllvete fertrllzerandedditlvechemlcals. c. Water sll planUng areas thoroughly and conUnuously lor a perlod or 1wo (2) consecuUve weeks. The Landscape Architect shell approve speclflc watllflog di.etlon and ~ncy program designed lo germinate ell residual weed seeds. d. Olsconllnua walarlng process for two (2) days, then apply racommend.allon by llcensed appllcator,llperennlalweedsappearonthaslopes. llemualweedsappearusaslreigt,1conlact herbicide as per lhe pest control advisor's recommendaUons. No watar shal b~ applied lor a minimum ol lour (4) days lollowlng appUcaUon of oonlacl weed kHlet. e. Allow sulnclent period of time to Insure that all weeds are dead. f. Weter s!I planting areas thoroughly and conUnuously for a period of lhree (3) weeks. A shorter walllfing par1od mey be Pllfmlsslble el the discretion of lhe Landscepe Archftecl Bild/Of lhe pest control advisor. Dlsconllnue the watering process lor one (1) day prior lo the second application of the herbicide spraying. Re-apply the spraying opet1llon wllh e stralghl contact wud klllar, es per lhe pest conlrol advisor's racommendaUons. Allow a minimum ol four (4) days without lntgellon, lorellecllvennafweadklll g. Clearelldeslccatedweedslfomlheslopeslolhl~nlshedgrade. h. Welera!lp1anUl'l(JareasontheregularlrTlgaUoncontrollerscheduleforthree(3)consecullve days prlor1o lhehydroseedlngoperaUon. I. Then allow planUng area soil surface to dry out lor one (1) day only, prior lo lhe hydroseeclll'lQ appllcatlon. Care mu&t be taken nol to alow lhe sell surlace lo be super-sah.filted wbh waler prior lo the hydroseedlng ln&1ana11on. Al the &ame Ume, Iha sol surface should not be dry. There &holAd besomeresldua!molsturewllhlnlheQISl1!2"olsollsurface. /. Beglnthehydroseedlngoperallonlnanareas,asspeclned. 3. Plan!lng Planl!reesendshrubsascalledoulwherelndlca1edonPlanUngPlanandasdelalledonPlanUng Oetell Sheet. SubsUtullons of plants will not be accepted unless approved Ir, wrlllrig by Landscape Architect. lnslallplanllngtabletsascslledlorlnlegend.PlantellcontalnergrownplMl,slnplantlng pits two (2) limes wider and two (2) Umes deeper then Iha cont8ner. Thoroughly mbc the speclned materials klund In lhe soil analysis end \hose specl!led In the Planting Delail Sheet, wtlh \he site soll,priorlobaciffllllngofplantlngplls. 4. PtaoUng Tablets (See Plan6ng Delall Sheet) 5. HyrjroseecllngSpaclllcallonsForSlopeAreas Hydroseed mix and mulch Vlaff be amended lo suit 1peclnc sl!e condlllons. Verily hydroseed mbl wlthlhelandscapaArchl!ec\11ndSollsReport, uponresultsoflhasollanatysls.Themlxsha!lbe applledto11\ls!opeareasdlrectlyafterlhelnsh1llallonof11Hplsntmaterlalsasnnaldresslng.See PlanUng Detail Shea\ !Of type and quanllly of seed mbc, lerUll.1;er, and add!Uonal smendmenls. 6, AppllcaUon Refer to Hydro seed Lawn Noles for hydro seed appllcsUon. Ill. GENERAL NOTES A. Clean-Up 1. Aller al lnslallaUon oparaUons have been compleled, ,ernoveal rubbish, excess soil.empty plant container Bnd ttash from the site dally, All sclll1', ruts Of other marks In the area caused bythlsworkahallbe repalredandtheground leftlnaneet,orderlycondltlon. Ulavesheln broom-clean condlllon at the end of each working day, Hose down all paved eress, Including walks end paUoa, upon completion ol ell work. B. Maintenance 1. The Contractor shell malntaln during lnstellaUon a sulffclent number of men end sdaquale &qulpment to perform the work herein specified. Pkrit m&rltenance worif shall oonslst of applying waler, weeding, caring of plents, lricludr!g ground covers. slnibs, vlries end trees, edging end mowing lewns, fertlllilng. conlrol cl pests and dlseasas, eod maintakllng walls lree of debris and dirt. Upon completlon of each e,ea of lnstaleUon, the Contractor, Landscape Alohl1act and Owner shall conduct an hspeotlon ol completed area. along wllh lhe Owne~e maintenance rnprnsentallve. Al this time, e htol corrections, If any, shall be made which are the responsibility of the Contractor. 2. Aflerallworkhasbellf\completed,lnspectedandaocepted,allareas wlllbemalntalnedlora perlodolnlnety(90)cslendardaysoraslong aslsnecesserytoestabllshlhrMngtrees, shrubs, turl,endgroundcovllf without bare spots. 3. ·Keep all areas weed-free, adequately watered, Bild neatly curnvated !or the ninety {90) day period. Remove all debris from slle and keep lhe entire slle broom-clean. Maw turf areas weekly. Hydroseeded tur1 areas shall be Irrigated eOer the slurry mulch has been eppfted and allowed to set lor one (1) day. The soll surface must be kept moist at al Umes during lhe germination penod to avoid deslccaUon ol seedings. 4. Re-seed ell bare spots In luff areas at two {2) weak lntll!Vals and melntaln 1.1111 an even stand ol turt. without bsre spots, Is obtained. Re-seed all slope areas lhat fall to germinate 8119nly, Repalra•eroded&UrfecesalnocosttolheOwnllf. 5. Damage to any plan1ad area shsll be re"palred lmmedlelely. Depressions caused by vehicles Of loot trarnc shaH be nned wllh topsoil, leveled end replented. Exlerm!nsle gophers, moles endrepalrdemage. 6, The pro)ecl shall be so cared for that e naal, clean condlllon wtll be presented at all dmas IC lhe saUslacllon ol lhe Owner end Landscape Archnecl, The Laodscape Conlraclor shan be expected to meke a rrinlmum of one weekly vlsll lor maintenance purposes. 7. Allheendolthemalnlel"lllnceperlod,ellareaslhelhavebeenplanled shelbelertilzed'Mth commerclal ler1111zer, enalysls and rate ol applcellon shall be pe1 the solls repol1. 8. TheContractor&hsllrequest alnel sUevlsll seven {7) dBV' prior to the end ollhe maintenance period. This rnquest shall be wrftten and dlreded to the Owner and the Landscape Arohllacl. Upon wrltlen acceptance of the pro)ect, the Contractor shall be rellevedofsnytunhermalntenance. C. Guarantee Alltur1,hsnd-planledendhydroseededgroundcover,endshrubsshsllbe guaranteedtollveand grow to e period ol nlnsty {90) dsys after lnstalletton end ecceplence by the Owner. Trees st,111 be guaranteed for one year. My materlal thel lals to grow through he speclned malntllf\ence and guarantee period shel be replaced by the Con tree tor al no oost to lhe Owner. D. Observation 1. ObserveUon visit$ speclfted herein shall be made by the Landscape Arctvlect or his represenlellve. The Contrac1or &hal request obSIINdon al leasl two (2) working days In advance of the Ume Iha\ the observalion ls requested. 2. Observation vtslls are suggested !or Iha followlng part& of h! work: e. UponcompleUonol gredlngendsollcondl!lonlngprlortoplantlng. b.Whentreeserespotledforplenllng,butbeloreplanUngholesera8)(cavated. c. Written ecceptance ol lhe project lo release the Contract.or lrom lurlher maintenance shaU occurallerFlnalObservallonwllhtheOwnerorhlsreprosentallveatlheendollhe malnlenanceperlod. E. VerillcaUon of Dimensions 1. Al scaled dimensions are approximate. Before proceeding wlh any work. Iha Conlraclor shsll carelully check and verily all dimensions and quantiUes, and &hell mmadlately noUly the Landscapa Architect of any discrepancy between the chwlngs and/or spacfflcaUoos and actual condlUons. No wOfk shall be done In any area where there ls such a discrepancy unlll approvalforsamehasbeenglvenbylhel.andscap11Archltecl F. UllllUes 1. TheConlrac\orsh11llberesponslbletOJverlfylnglhelocaUonofell undergroundu\lRtyanes prlorklenyconstructlon,solhatproper precautlonsmeybalekennottodamagesuchllnes endplentlocallons, prompllynoUlythelandscepeArchltectwhowlilarrangefOJrefocdon ol one or the other. Fsllure to lollow this procedure places upon the Contractor the responslblltty for, al his own expense, making fff/ and all repairs for damages resulUr,g from hlsWOOI. G. ExlslngTrees 1. Contractor Is to lnsu1e the preservation of any eidsdng treas on Iha she. Damage or loss cl lhesetreeswlUre1ulllnreplacementofequslslzebytheland&eapecon1ractor. H. SeePlan11ngOe!sllSheetloraddltlonelnotes. ~==:t===i===================t==:t==:t===~==1~1[_c_1:r': .. 2::::~7sBA□ l[m f--<--+-----------<--+-+--+---< ILA.NU:::i\,Al"l:IMl"HUv==• ,.._,,Nc,rvr,; ROMERIA POINTE APARTMENTS OE\IELOPERSNAME; BNR OEVELOPMENT ROMER/A ANO GIBRALTAR. CARLSBAD ----=,--'~'""'°"'-'-'"vlAo_De,E;sL.eJR1,,o PLANTING NOTES I I YORBA LINOA CA. 92867 I Af>f>Rovm I TELEPHONE; 714.692.9120 :cc·"""""'~===========:!· ~ DA'rePLANPREPAREO; f!l!llllMA1"11Jl119 ~ WlTE "™l °'"~ ·--liw&1111Y: ~11 PffO..ECTNO. I~ SMP ev, SU<ll,1£119J-f'HVll'AMINE!lll.lHC. IIUIQ,W,0,-REV1SIONOESCRIPT10N OTHEROI'_,...,_ Qr,'~~-.... _::: ~-~· ____ _J,,_L____J ____ _J ~u:::=~:::ii;:;..~:;~~ IM>Ut,l'OINICAUffl (M814'J.1+1t RECYCLED WATER SYSTEM (PRIVATE) ROMERIA POINTE APARTMENTS OF 1H£ CONS11WCOOH OF AU CUTS ANO FJU.5. 'TIE5, EROS/OH COHIRCl. FAClUIIE5, AHO -PRQ'AllAIICW OF AS--8tRlT CRAtrNG Pl.ANS. .ALL AS SHOMI Off l!ECl.llRED OH !HIS scr XfflCATfOHS. RCOIM£WE10~ RESa.lJJIOHS 1H£ Gfi'AOOG ll'Ofl'K SHAil. Bf PEl!ftllNED IN ACCOROAHCE lllfH TH£ fOCLOK!HG OOOJl,fEN~ CURRENT AT 1H£ TIIIE"OF C'ON"SlliUCTfON, ASDIRfCIED BY THE aTY E1'GIHffR. GENERAL NOTES REcYCLED WATER NOTES I. AU. WORK SHALL BE DONE IN ACCOROAHC£ llflH THE' CAffl..SEMD MUNICIPAL WATER OISTRICT'S RIJl.ES AN() Rrout.ATICWS. 2. DRINK/NC WA1El'r FOIRITAIHS AHO OESIGNA1£D OUJDOOR E:ATIHG AREAS SHA.11. BE PROrEC1m ACNHST COHfACT IWlH RECYC'l.£D WATER SPRAY, MIST OR M1S11NG. .J. BEST .VANACEM'ENT PRACTICES SHALL 9£ usw ro £t.M,IINA1£ GIi' OOHmot ro 1HE BEST otrEHT POSSIEJt.£ PON01NG. Rt.lN-OfT. OVER-SPRAY. ANO lrl/STJNC. .._ HOSE BIBS ARE srmcn.r PROHl81TED. 5. CROSS-CONN£C110HS 8ETI',£EN R£CYC1..ED WA1ER I.Jf,IES AND POTA81.£ WATER LJNES ARE S1fflCrL. Y PROHIBIJED. 6. NO S1JBS111tl110N OF P!PE MATE'R'IALS \t'IU. BE Al.l.Oll'Etl \IITHOUT PRIOR APPRCIVAL OF' 1HE CITY OF CARLSBAD /JUNJOPAL WATER DISTRICT: 7. All MNNUNE: PIPE:S SHALL HA\.£ WARNING TAPE Pl:R CAffLSBAD MUMC/PAL WATER 0!S111/Cr"S RVl..£S ANO REGULATIONS. ' B. HOURS FOR IRRIGA110N WITH RECYCt.ED WATER ARE FROM 10:00 P.M. 70 6:00 A.M. !'HE HOURS fUl'i' /Rli'IGATIOH IIHH Ol51NF£C1ED 1£R11ARY R£CYQ.ED WATER MAY BE; MOOIF1ED BY mE LOCAL AUlHORlrY. IRRICATICW DUR/f,/G PIJBUC USE P£R/OOS 111TH DISINF£C,W 1ERTIARY RECl'ClEO WAltR SHALL Bf" UHOfR ffi£ SVPfRVISION OF 1H£ OESICNAJro IISE1i' 5UPEJll'\'7SM'. IRRIGATION M1H WAJE'R OF A lE5SOf DUALITY 1HAN DIS/Nf£C1W 1ERTIART R!Cl'Q.£0 WA1'E11' SHALL 8f" BETMEH 1H£ HOURS OF 10:00 P.M. 1V 6':00 AM. RUL£S AND REOOLA TIONS. 10. NON-0£SIGNA1ED USE ARE'AS SHAlL BE' PR07ECTW FROM CONTACT Wl1H RE'CYCl.ro WATER, llf-lETl-lER BY IIIND BLO\\N SPRAY OR BY DIRECT APPLICATION 1HROUCH !RRIC.ATIDN OR 01HER USE; LACK OF PROTECTION, M-/E'1HER BY DESIGN, CONSTRUCTION PRACTICE: OR SYSTEM OPERATION 15 STRICTLY PROHIBITED. II. IRRIGATION /-£ADS SHAI.L BE: RaOCATED OR AD..tJSTE:D 1V MINIMIZE OR WMINA1E 0\/E"R- SPRA't!NG ON SID!WAt.KS. STRrrTS AND NON-Df51GHATE0 USE AREAS. 12. RfCYQ.ED WATE"R QUICK COUPUHG VAL\£5 SHAU. BE OF A 1"P£ DESIGNED RJR 1H£ USE ON RE:CYCL.ro WA"IER O!SJJilBUTI0'-1 SYSTEMS PER CARLSEIAD WHIC1PAL WA"IER 0/Smtcrs RULES AHO RECUUTIONS. I.J. OH R£Crct£D WAllR SYSJEMS. ALL APPVf(fmANC£"5 (SPRINKLER Hf"ADS. VAL~ BOX[S, ETC.) SHAI.L B£ COCOR-COOED PURPl£ PER AWWA ct11DEUH£S ANO SEC110N 116815 OF 1H£ CAI.JFtRNIA HEAL TH ANO SAFETY COOE. I♦• All lll'R/GATION PIPF: SHAI.L BE: STENCIL.!D .. 171-1 WARNING, '"NON-POTABLE OR RE:Cl'Cl..ftl WA1£R", COLOR-CODED (PURPl£) ANO LA!D 111TH WARNING TAPE ANO SJ'ENtT(JNC OR!E:HTEO 1VWARO THE 7UF' OF THE: TRENCH PER THE CARLSBAD MUN/C.,pAJ. WA 1£R OlSTR/CT'S RULES ANO RE'OULATIONS. , rs. ON Nell' ON-SITE" SYSTEMS (POST-METER), POTABLE WATER, CONSTANT PRESSURE' RE:CYCUO WATER ANO SEll£R UNE:S SHOULD BE: PLACED A MINIMUM OF FOUR FEET APART OR AS OIRE'C1ED BY THE PRO.ECT ENGINEER' ANO/OR REGULATORY AGENCY. • I.IEASUREME:HTS S'IAI.L BE' BEnlfVi FACING SURFACE'S, Nor PIPE' CENJERUNES. 16. CONSTANT PRESSURE: RECYCLED WATER /.JH£5 SHALL CROSS AT l.EASr ™EL\/£ INCHES saow POTA81..£ WATlR LINES ANO MAINTAIN Ar I.EAST ll'IEL~ INO/ES CROSSJNG SEPARAm:w 9E"nt£EH 01H£1l U1lU11ES. 17. IF A CCWSTAHT PRESSURE RE:Cn:tEO IVA1ER UNE MUSr B£ IHSTAUID Al10\1£ A POrABt£ WA IUI' LINE OR t£SS THAN 111£lJ,£ /H04£$ BELOW A POrABtE lt'A IUI' UNE:. mm TH£ RE'CYCLED WA1ER UHE: SHAI.L Bf" IHSrAu..ro llfrHIN AN APPRO\.-£D PR01ECn~ SLE£VE AS PER 1H£ CARLSBAD MUMCIPAL WATER OISTRICr'S RIJl.£5 ANO Rf"GULATIONS. 16, THE RE:OU/REO C1f0SS-CONHE:CJIOH SHUTDOIIN ITTT SHAU. BE: OONE BY THE CARtSBAO MUNIQPAL WA TEii' OISTRfCT AHO THE SAN 0/ECO COUNTY OEPARlM!NT OF EN>.lll'ONMENTAL HEALTH. 19. THE RE:OUlllED CROSS-CONNECTION INSPE:CnON SHAU. Bf OONE BY EJ1HER THf CARLS8AO MUNICIPAL WAIDi' DISTRICT ANO/OR THf SAN OIF:GO COUNTY llEPAR1ME:Hr Of'" ffl~ONMENTAL HEALTH. COPIES OF IHSPE'CTION.REPORTS 11!1.L Bf FORWAROEtl TD THI; NON-INSPE'C11NG PAllTY. 20. THE" 0£5lGN ANO LOCATIONS PROPOSED FOR RECYCLED WA1ER "DO NOT DRINK" S/CN SHALL BE CAI.LED OUT ON TNE PL.ANS. 21. IIHfN RE:Crct..ro WAJ'E11' BEC'OilES AVAN..AEN.E; AH ON-Sill; USER' SUPERMSOR' SHAU. BE DE:SICNA181 1H l'IRl11HG. 1HIS IHOMOUAL SHALL 8£ FAMILIAR 111TH PWMBING SISIDI lt!THW THC PROFfRrr, 111TH TI-I£ BAS:C CONCEPTS OF 8.AC#(ftOW/CROSS-CONHE:GllON PR01ECIIOH, THE RECl'Cl.ED PUREYOR's Rlll£S AHO R£GVL.ATIONS ANO TH£ SPE'OflC REOtHREMENTS OF A RE:Crct..ro WAJE"R Sl'STEk COPf!"S' OF THE DESIGHA110'-I, llt"TH ~0:J:gf. PHONE NUMBERS SHALL BE PR0\.10ED 1V THE CARLSBAO MUNICIPAL WATER IN CASE OF EMERGENCY COHTACr )00( OR AFTER HOURS CONTACr XXX 22. At.L PUBUC AHO PRIVATE POTAl1LE WA1ER MAINS INCI.UOING FIRE MAINS ANO ANY WAm:l' IIEl..L.S ANO WATER COURSES llfTHfN Tl-if RE'CYCl£tl WATcR PR~T S'IAI.L 8£ SHOIIN ON IH£ PLANS. 2J. CAI.L OUT ON TH( Pl.ANS IF THERE ARE OR ARE' NOT OR/HK/NO rouNrAIHS ANO/OR OESICNATEI> ouroOOR EAJWC AREAS ON TH£ SH£ 2.. A PHYSICAL SEP.ARAIIOH SHALL BE' PROVIDED BETMEH AOJACENr AREAS IRRIGATED 111TH R£Cra£0 WAIDl ANO POTABtE WAJE11'. SEPARATION SHAU. BE' PR0\'7D£tl BY OISrANCE; CONOttlE" .WOW STRIPS M OTHfR APPROW MElJ-1005. 2S. AU. /RR/GA TION BACKl'tOW PR£VEH1ERS SHAI.L BE 7ESTEI> BY A Cel'TIFIED lESIUI' ANO .RESUlTS MUST BE' Cl".1:'N TO THE' arr ANO 1HE" CARLSBAD MLINICl'PAL WATER DISTRICr. PIP£ 8flltE[N THE" I.IE"TER ANO BACKFLOW PR~lER SHALL BE •sCHrotJLE K HARD CDPPf"R·, APPRO\i£D COl'mucr BACKFLOW J"ES"Tf"RS CAN BE' Ftll.lND ON THE' arr M:B' Sl1E AT http://,r,.,r.egrlsbodco.9ov/nrvfcu/departm1Mt•/,r11tf>'/Documenh1/ .-.cyd•d,.olriockno,.lnl..-11,t.pdf frx .-.c.)el1d DI" http:/ /•••.corlsbodco.gov/s..-vi'c•s/ Underground 8•rvlc• Alert @ C•llo TOLL FREE 1•800 422•4133 l...,.t-\.I\LuDl-HJ, 1...,1-\. VICINITY MAP ! ~ CITT or DCEAKSIDE ~ JI" 1,-,-r, CA SIGNAGI CARLSBAD THE FDUOmNG GtJ!DEU/1/fS FOR THE USE OF" RfCYa.ED WAmf ARE TD Bf P£RI.IANENn.Y POSTED INSIDE: 1HE' OOOR OF EACH CONTl'i'Oll.£H iltfDIE' 1HEY ARE EASILY ','ISIBL.£ PLACE' OH 1:1-1/2" K 11• SIZ£0 SIGN. cot.CW: Pl.AWi.£ 8AO(GR0UN0 111TH BLAO< I..ETTER/HG.. I. GU/P6/Hf5 fPR RfCYQfD WA1ffl USf A ffi'RIGATE" BETllE£N TH£ HOURS OF 10:00 P.M. ANO f:00 A.M. CWLY. WATERING OUTS/Df TffiS TIME FRAME: MUSr BE: D'JH£ MANUAi.LY 1111H OUAUFIED SUPEIWISORY PERSONHB. ON-sm::. NO SYSTEM SHALL AT ANY TIME SE WT UNA TTENOED DURING USE" 01.11:5/DE THf NORMAL SCHEOlA.£. 2. aTYOFCAR!.SBAD ENGINfERING STAHIMli'OS J. TH/SStrOFPI.ANS 4, RESOt.UTIDHNO. __ OAIEV __ _ 5. Th'E"ST.4HtMRDSP£CIRCATIONSFORl'(JBLJCll'ORKSC'ON"S11WCTICW(GR£EN BOQ<). 5. StlllS RCPOffTAHOR£lXMIIOtOAIKIH58Y _____ _ ---"""----7. IH£ SAN OIECO REQOHAL STANDARD ORAMHGS AHO AS WY BE. 1/00lflEV sr ff arr CK CARt.SBAD STAt.OAROS. ~ g B. IRRIGATE" IN A I.IANNra THAT 1111.L MINIMIZE' RUN-Off; POOi.iNG, AND PONDING. THE APPLICATION RA1E SHAU. Nor EXCEED THE !NF1LTR.lil70N RA1£" OF 1HE SOIL TIMERS MUST BE AD..tJS'IS) SO AS TU BE' COAIPA TIBLE 11-!TH THE' LOWEST SOIL INFILTRATION RATE PRESENT. THJS PROCEVURE: MAY BE FACtUTATEO er THE EFFICIENT SCHEOOUNC OF THf AUroMATIC CONTl'i'OL Q.OCKS, ().E'., EMPLOl'IHG THE REPEAT FtJNCTION TD BREAK UP 1HE TorAt IRRIGATION TIME' INTO CYCtES 1HAT 1111.L PROMD1£ MAAIMUM SCIL A8SORPTIC:W). C. AIMJST SPRAY HEAOS TD EUMINATE O~SPRAY ONTO AREAS NOT 1/HDfR 7H£ CCINTIWt. OF" 1HE aJSltlMER'. FOR O:.AMPU; POOl DE:a<S. PRWATE P.Anos AHO LOTS. AHO STRff"TS AND SIOEWAl.KS. 0. MON/roR AHO MA!lffAIN TH£ Sl"SfEM ro MIMMIZE" EQ(APMENT AHO MA 1ERIAL FAIWRE. BROKEN SPRINKLER HEADS. ILAKS, UNREl/ABtE VAL~ E'lt:., SHOULD BE REPAJRW AS SOON AS THEY Bfl:QWE' APPARE:Nr, E. THE LANDSCAPE" CONTRACTOR IS RE:SPONSIBI.£ F"OR EDUCATING F:ACH EMPLOYEE AND AU. I.IAfNTENANCE PERSONNfl. ON .A CONJl/1/UOUS 8ASl5, REGARD/NC 1HE' PRe;Q,!Cf.: OF ll'E"Crct.Etl WATER. MAINTENANCE PERSONNEL MUST BE INFORMED THAT WATE!l' IS FOR IRRIGATION PURPOSES ONLY AHO IS NOT APPROVED FDR DRINK!NG OR FUil HANO AND TOOi. WASHING, ETC. F. OBTAIN PRIOR APPROVAL OF ALL PROPOSEtl CHANGES ANO MOO/FICA TIONS TD ANY PRIVATE ON-SITE" FACIUTIES. SUCH CHANGES MUSr BE Sl.l8M/TTED TD, ANO APPROVED BY, THE 0/STRICr EHGJNE:ERlNG OFFICE AND DESIGNED IN ACCOROANC£ mTH 01snncr STANDAfmS. I. ALL RECYQ.£0 WATlR SPRINKt£R CONIROl VALYE'S SHAI.L BE rAGGEI> IM'1H /QfnllncAJIOH TAGS. A. ~~ ~ALL..Jf6s~=:oc:~c. ~;u••_ w~r gf~ IMPRiNTED ON ONE" SIIJE; AND "A\'!SO -AGtJ.A tMPtJRA-NO TDMAR" IMPRINTED ON THE OTHEJ? SIDE. IMPRINTING SHAI.L BE" PE:RMANE:HT ANO 9LACK IN COLOR. USE" TAC.S AS MANUFACTURED BY r. OfR/STY ENTERPRISE:$ OR APPRO\IE"D EOLIAL e. ONE rAG SHAI.L BE ATTACHED TD EAOf VALVE AS f'OUOWS: I. ATTACH TO VALVE STEM DIRECTLY OR 111TH PLASTIC TIE:-~AP OR 2. ATTACH TO Sot.£N(]jO ll!RE" DIRECTLY OR WITH PLASTIC TIE'-117i'AP .m J. ATTAOI TD VALYE" CO\'ffl 1117H OC'ISllHG VAL~ CO'.ffl BOl.f. 2. ALL SPRIHKI.ER HEADS SHALL BE" IOENTIFI£!> AS R[CYCl.£D WA 1E'R SPRIHl<lER H£ADS. G. EACH AUTtlMAIIC C0Hlff0l..l.£R ANO ITS ASSOCl'ATEI> COUIPMEHT SHAU. BE ==· :TH EN"cu:GNA1l1r?'~Jm:{ ~s~~~3? J:m'ONBHJ PURP/..£ 11ACKROUND. 1HE: SJGN SHALL BE: Pt.ACED SO THAT IT CAN Bf RE'ADH.Y SEEN BY ANY OPERATl<WS Pf"RSONNEl. UJILIZ//1/G THE E'O(//PMEHf. DECLARATION OF RESPONSIBLE CHARGE: , HEREBY DE"CI..ARE 7HA r I AM UCENSfil DESIGNER OF WORK FOR 11-1/S PROJECT. THAT r HA',£ E:XE:RaSED RE'SPONSIBLC CHAll'Gc O',<ER' TNE DCS/GN Of'" THIS PflO..CCr AS OEFINED IN SECTION 67DJ OF 1HE BUSINESS ANO PROff5SIONS COO£ AND THAT 1HC D£SIGN rs CONS/SIDH ll'ITH CURRE:Hr STAHDAROS. I UNDlRSTAN.D mAT TH£ CHECK OF PRO.IE.CT ORAIIINGS ANO SPEClllCAJIONS BY THE arr OF CARLSBAD AM) SAN Olroo COUNTY DEPARTMENT Of" EHWi'OHMENTAL HEAUH IS CONFIN[[) TD A R£\'1£W CWLY ANO DOES Nor RaJE~ ME:. AS uc:e,sa, DESIGNER OF WORK. OF I.IY RESPONSl8lU11€S FOR PRQ.£Cr OES/GN. ARM NAME & AOOllESS, SUMMERS/ MURPHY & PARTNERS_,_ !NC. LANDSCAPE ARCHITECTS 34197 PACIFIC COAST HWY. STE. 200 DANA POINT_,_ CA 92629 ~OH£ NO: 949.40.1446 REGISTRATICWNO: 11181 DWIRA110NDA1E":~ 11111 Engineering l'mfrsnrmal Gt.ii Engm«r and l....mtrl S/fn.'[)'or .. 41M Sou1h TJ,·~ 01k Puk Rood. [',JU,,ook, CA 92028 Phonc1607.ll-66ll.l F .. \l~il: Ml J\.,,e,h@p>1:hdlntt SMP Legal Description: LOT 393 LOT393 OF LACOSTA SOUTH UNIT NO. 5 TRACT, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AS SHOWN ON A MAP NO. 8800 FILED IN THE OFFICE OF THE RECORDER OF SAID COUNTY, Project Address: ROME.RIA ANO GIBRALTER CARLSBAD, CA 92009 Owner/Developer: BNR INVESTMENT & DEVELOPMENT, LLC 23800VIEOELRIO YORBA LINDA, CA 92887 (714)892-9120 THCS£ PLANS HA',£ BEEN PREPARED IN SIJl1STAN.11AL CONFORMANCF: 111TH 1HE' APPRO',£t! LAHSCAP£ CONCEPT Pl.AH, WA1ER CONSEJIVATION PUJ,J, ARE PROTI"CTIOH PL.AN, AHO At.L COHD/TfONS OF APPROVAL Rn.AW ro l.AHDSCAP!NG. WATER EFFICIENT LANDSCAPE DECLARATION: I AM F.AMILJAR Ml'TH THE' R£QWREMCNTS RJR LANDSCAPE' AND !RRIC.AllDN PLAHS CONrA/NED IH 1HE: CfTY OF CARLS8AD'S LANDSCAPE MANUAL* WA1EI' EFFICIENT LANDSCAPE' REGULATIONS. I HA~ PRE'PARW THIS PUN.IN COMPLIANCE: 1117H THO$£ REQJLAnbNS ANO THE' L.ANOSCAPE' MANUAL I CERTIFY THAT THE Pl.AN IMPl.{MENTS THOSE: REGULATIONS ro PRD'i!OE: ffACIENT USE OF WAml'. PATRICK C.M. MURPHY E'XPIRATION DAIE: ~ INSPECTION PROCEDURES I. DISTRICT CCWSTIWC110H tNSPECTION SHAI.L tNa.JJO£: A. Rrot.NRED SEPARATION 8ETil£CN POrA8U" AHO RE:Cra.£D WA!Ul' UN£S (HORIZONrAU.Y ANO ',Ul'TfCAU.Y). B. P1PE ID!NrFICA110N. C. Sl.EDING AT CROSSINGS. D. APPROPRIA1E MAIDilALS ANO I.IARKINGS, INCWDING PROPER OU/CK COUPl.ERS. AN APPROVAL LETTER REGARDING THE' INSPECTION OF fHE' PRO.£cr S'iAlL BE: OBrAINEtl FROM THE' CITY AND THE DISTRICT, ANO BE FORWARDED TO THE' COUNTY HEALTH OEFARTMENT PRIOR ro FINAL INSPECTION APPROVAL :Z. D/SffilCT FINAL INSPECnON SHALL IHCI.UOE: A. SIGHAGE' INSTAlJ.£D PER PLAN. B. CONTROLLER SllCKERS. C. TAGQHC OF VAL~ D. ~AGE ITTT AFTER COUPt.£110N OF THE SPRIHKI.ER SYStal 10 ENSURE PR01ECROH OF AREA NOT APPROW roR RE:C'f'Q.£0 WAml' USE. £ ALL ASPECTS OF 11-iE IRR!CAJIDN CONDITIONS INrl..UO/NG IIINOBtOIIN SPRAY. RUNOFF. AND PONDING. F. RE:0/JIRE:D PROT£CTION OF AI.L RESOENTIAL AREAS. C. R£0UIRE:D PROTECTION OF ~. STREAMS, RESERVOIRS. ETc:. H. CROSS-CONNECTION ITTT IF RE:OUIRED. /, COLOR COO!:D, LAMINA TED CHARTS INSIDE E:ACH CCWTROll.ER. J. ANNUAL INSPECTION SHAI.L INC.UDE": " """'"'--"'"' <r<;:,PECTfON fl-/AT 1111.L COYER A-J OF THE DISlRJCT FINAL INSPECTION. R01SIOHS WST BE" APPIW\/£0 BY PVBUC H£AL11-i EJJGINEER, CITY EHCINEER ANO DISTRICT ENGINEER PRIOR 1D IMPI..EMEHTA 1ION IN AEI..D. Ii CAUFDRNIACOASTALCOMl/1SSIONDE:m.DPMENTPfRllff00'4Dl110HS """-------9. EN~ONIIEh"rAL APPROVAL DOCUMENTS OA1ED----- ttl. S!Offll ll'A1EFI POI.LUTION PRE:VENTION PLAH PREPARE.T1 :.;,,.,-cc.-----"""--- rr. STQIW WATER OIJALJTY MANAGD.IUff Pl.AN fflEPAl1ED "-------"""---12. CA!Jrn'iffA Sl'ORV ll'AIDi' OUAUTY ASSOOATION 81,11' COHSlfflJCTIOH HAHDBOOK ANO CAtlffAHS CCWS1lil/CTICW 517E8WP 1/ANIIAL SHEET TITI.E SHEET NUMBER RECl't't.ED WA 1ER TITt.E SHEET 13 IRRIGATION PLAN H'tDROZONf MAP 14 /RR/GA TION LEGEND ,I-CALCS. /RR/GA TION DfTAILS /RR/CATION SP£CIF1CA TIONS INSPECTION PROCEDURES: Cf) ~ _J INSPECnOH OF 1H£ PROECT SHALL B( PERFURMED BY TH£ LAHDSCA~ ARCl-l11ECT OF 1UE WORK. OR HIS D£$1CNATEI> A.GENT. RCF[R ro JI,£ Sf'EQACATIONS FOR 1H£ SCHaN.llE OF R£0UiRED INSPECTIONS AHO R£0UIRED SIJBMITTALS. F"OU.D'MNG C01.1Pf..£110H OF 71-iE" WORK, THE" L.ANOSCAP£ ~RCH!1ECT OF THE WORK llllL C€RTIFY fHA T THE" INSTAl.LJl110N HAS 8EEN C0MPLE"l£1) BY S\JBMtmNG THE: "Cel'TIFICAnON OF COMPLETION. FORM, A REOUEST F"OR A FINAL L.ANOSCAPC IHSPE'CTION BY »IE: CfTY Ml.lsr Al.SD BE' MAO£ BY CALLING TH£ INSPECTION ,rfOUfST LINF:. F"Alt THE "CERTIFICATION OF COMPl£TION. FORM TD (76D) 9♦♦-89♦J. LANOSCAPE: INSPECTION RE'OUEsr PHONE' UNE: (760) 5D2-.W02. 18" ll 18" Sz.E ~:z5~1~rvn.i~DSI~~ PL.AS11C TYPICAL SIGNS THE RECYCLEO W.AlER SHAU. ONLY Sf USED IN COMMON HOA MAINTAlHED AREAS APPROVEO FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA COUNTI' OF SAN OIEGO OEPARlMOITOf"EN...,RONWENTAlHEALTH LAND ANO WATER QUAUTY Dl"1SlilN GLENN LEEKS --,-,1"-- EIMIONMENTAL HEALlH SPEO~usr "AS BUILT" ~ REVIEWED BY; ~ APPLICANT# CTxx-xx, RPxx-xx I cARISBAD IIUNJCIPAL 11'ATER DISTRICT ~11 CITYOFCARLSBAD 11'"""1 L1D ,v,mlN<,DMHIN 14 ROMERIA POINTE APARTMENTS e~;~~~~=~~~ ROME:7~~~:;;~~~[:~H~LSR4D j YORBA UNDA CA. 92887 l"'PPROVED: I &UM\IUl/l,IUltn/Y&,,t,IITNER!l,llfe. l<lUPA.ClflCC:0-.SIHWT".SI.ITI,llJO ~~IC\l-pli)◄<).1◄<1 I TELEPHONE: 714.692.9120 PI..ANNIMG --- ~ 1 :;n: Pl.AN PREPN«D: ,...,uuos,ullfl~~~:':~ REViSIONDESCRIPTION 0::.1'1'::: ~;!_,= l='?~+II PROJECTMO. IIDRA'MMGNO.I Und•rground B•nfc• Al•rl ~ can, TOLL FREE ~ 1·800 422-4133 E8 NORTH o LEGEND ® ~ ... ~ r"'11Z~~, @ fftG"OSOIIIECYCUilll'A7E1rilCD a :4:'ST~~lltl -W-POTA8!£ WAlOI LJHE: o -liEC'l'ClBll/lfflCAf!ONIVAllJlf ,--POTABI.EIM!l(;Af!CW -Pll'l'.IOROW~FDAt ~ ~A:-i;;~1WI' US£ CJ REC\'a..ED WAT[!I' /~·7 6 ~~~SI~ CJ ~~~srCON- sr-, i_\ ~1 SMP ro1•ouH~l~· UUG~ IRNMEIIIIUIIRPlfflPIRfflEJU,lllC. :,..,111P.\Cfl'ICCOASTl!WY,SUITT;200 D ....... POINTCAUll21 (t!gl~•J.me ~ DATEP'.ANPREPARED: BY; BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA CA. 92887 714.692.9120 ~s,uU~ ~ V ,~I n Ii LI CITY OF CA.RlSSAD ESTIMATED TOTAL WATER USE {ETWU) h drOl-111\t ""'rnbt,1-•w/SI.AIOl\e 5T£Pj l l J • S 1....,t .,, hkt1,b .,.,J !>""'• ,~,1 ""'"~ ~_! ' " Convuslo11F1e1or l 0.61 lloplolltp' Wblcolsl9F 1!U lfy<l,O_•IOMlf.l 1r111A1 ~:~fi:·.:1~:d--7 'Slep6/11•p1 {totll.il1!fopl> to1.i~1A1ll11 ~ t11,pJ•11.1p9I tTWUln811/Yr• T01.>lsh1ll11m ua,,:dM,1,W,. "' ..- HYOROZONE LEGEND .!!!!!. 11~1 M !£Ill. '" ,.,, ,,., R"J:G"IJI PV-Nll~GWMVll,CUIS ORP 1111SF. 1J'II llfl'!lll0ml£1pl0.W.,t,,,t,naa) ~ ~ ~ """"'""'· IH'/CRDZ!»IEli...._.,PA.....,) ~ ~ ~ PV.NlNGWAll.lHIIEWS ORI' 5aOJSF. ""'· ~ I ~~A~~,:--1 ~::---!P1nu ~SF. !~ 1 =l=A~=:s--) =ATOIJ'P'J ~"• l..\i'iVSCAPE IRRIGATlON\V ATER rKo.ia-r, :i::~~1.""'"1• Apon•ru1 1Put,<i11iTe: 41.00 ~la\.'O~lt"M Al'PUUI ""'.Uut AU.Ol\'A."l:[I (G.\1.1.0lO~H.,I.~ ~IA"''A"'l.l•l.u.&.:Pl •U.•U1tL\I llll'll\U.IFll,ll'nJF,DWAnll UIID! 10\1.UJ:HF'lll,D-ll) EAWV~ ......... B'lal? II\UP1Jl0l/t llllD.11'. .i,,.~.,., 1 .f'I ~ O..I • t.:P • U! • ---,.--- 11\tlMJ.!O)/~ Jh•o,~M .. ,..\ n ~ u ·• »oJ ~ l)IJ.!. 11\UROLOS~Y.! 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'\ \\ \ l I I I I I I I I I 1LIDI CITY~~9!~,7SBAD lijrl ROMERIA POINTE APARTMENTS ADDRESS: B~:a:~~~~~~~ I ROMERIA~gR~~~T~~s~o YORBA LINDA CA. 92887 IAPPROVEO: I -------''-"""-'-•"'""·'"'''°" ~-,-~~;:;;;;:;::;;::;;::;;:;;;;;;;;::;;::;;;::;;::;::;;::;j. ~IDATEPI.ANPREFARED: ,tMUAl'IV1llDII ~~ 1)11,1"1 1 .. 111,1. p~~ 1Nff1<1. IDl'l<IIV: :: II PROJECTNO. IICIIAWINGNO.I BY: 1u_,..,_,,,a.,,_,.,.,vu...c. OUIC1Nt11.o,_ REVlSIONOESCRIPTION OTICllAPMOVAL MV,,_,,flO/M.. LC.==::,,_·. ;;;::a•aa•---J.l. _________ _J. Exhibit 4 PLANNING COMMISSION City Council Chamber Wednesday, March 20, 2019 1200 Carlsbad Village Drive Carlsbad, CA 92008 CALL TO ORDER: Chair Luna called the Regular Meeting to order at 6:00 ROLL CALL: Chair Luna, Commissioners Anderson, Geidner, Lafferty, Meenes, Merz, and Stine STAFF PRESENT: PLEDGE OF ALLEGIANCE: APPROVAL OF MINUTES: Assistant City Attorney . Kemp, City Planner Neu, Assistant Planner Sexton, Associate Planner Garcia, Principal Planner de Cordova, Senior Program Manager Grim, Economic Development Manager Marcella, Engineering Manager Geldert, Associate Engineer Horodyski, and Administrative Secretary Flores. Commissioner Lafferty led the Pledge of Allegiance Minutes of the Regular Meeting held January 16, 2019, were approved, 5-0-2 (Commissioners Lafferty and Stine Abstained). Chair Luna directed everyone's attention to the slide on the screen to review the procedures the Commission would be following for that evening's public hearing. PUBLIC COMMENTS ON ITEMS NOT LISTED ON THE AGENDA: Lonnie Smith, Carlsbad CA 92010 stated the village H trail should be kept out of the trails master plan and allowed to be kept as an off-leash area for dogs. CONSENT CALENDAR: City Planner Neu stated Agenda Item 1 would normally be heard in a public hearing context; however, the project appears to be minor and routine in nature with no outstanding issues and staff is recommending approval. He. recommended the public hearing be opened and closed, and that the Planning Commission proceed with a vote as a consent item. If the Planning Commission or any members of the public wish to pull the item, staff would be available to respond to any questions. Chair Luna asked if any members of the Planning Commission wished to pull the item listed. Commissioner Anderson asked if a discussion about the letter from the public regarding the roof deck would be appropriate. City Planner Neu stated the letter would be noted for the record however the letter did not include anything within our purview to change the project design in any way. Chair Luna opened and closed public testimony on item 1. Planning Commission Minutes March 20, 2019 Page 2 1. CDP 2018-0038 (DEV2018-0103) -ALLANSON-SELVIDGE CARLSBAD RESIDENCE -Request for approval of a Coastal Development Permit (CDP) to allow for the demolition of an existing single- family residence and the construction of a 3,381-square-foot, two-story single-family residence with an attached two-car garage along with 771-square-feet of second-floor decks and a 564-square-foot roof deck within the Mello II Segment of the city's Local Coastal Program located at 5170 Carlsbad Boulevard within Local Facilities Management Zone 3. The project site is not within the appealable_ area of the California Coastal Commission. The city planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15303 (a), construction of a single- family residence, of the State CEQA Guidelines. MOTION: ACTION: Motion by Commissioner Anderson and duly seconded by Commissioner Stine to Adopt Planning Commission Resolution No. 7323 APPROVING Coastal Development Permit CDP 2018-0038, based upon the findings and subject to the conditions contained therein. VOTE: AVES: NOES: 7-0 Chair Luna, Commissioners Anderson, Geidner, Lafferty, Meenes, Merz, and Stine None Chair Luna closed the public hearing on Agenda Item 1. Chair Luna opened the public hearing on Agenda Item 2. 2. SDP 2018-0004 (DEV2017-0151)-ROMERIA POINTE APARTMENTS-Request for approval of a Site Development Plan to construct a four-story, 23-unit residential apartment project which includes three inclusionary housing units, on property generally located at the southwest corner of Romeria Street and Gibraltar Street within Local Facilities Management Zone 6. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15332 "In-Fill Development Projects" of the State CEQA Guidelines and will not have any adverse significant impact on the environment. City Planner Neu introduced Agenda Item 2 and stated Associate Planner Garcia would make the staff presentation (on file in the Planning Division) . . DISCLOSURES: Commissioner Stine stated he visited the site. Commissioner Geidner stated she visited the site several times including in the evening. Commissioner Meenes stated he visited the site and drove around the neighborhood. Commissioner Anderson stated she drove by the site. Commissioner Merz stated he drove by the site both early in the morning and afterhours in the evening. Planning Commission Minutes March 20, 2019 Page 3 Commissioner Lafferty stated she drove by the site and walked the area including the creek and the watershed that is across La Costa. Chair Luna stated she walked the site and neighborhood including the area where the drainage comes out in the culvert at San Marcos Creek. STAFF PRESENTATION: Associate Planner Garcia gave the presentation. Chair Luna stated there were 11 emails received about the application. She asked if there were any questions for staff. Commissioner Meenes asked if Mr. Garcia could explain the current topography of the site when looking at bui.lding height. Associate Planner Garcia stated the pads would be graded down about 5 to 8 feet essentially lowering each pad level. Commissioner Geidner asked for clarification from the civil engineering report about removing soil and the note in the same report stating that re-compaction would not occur. Engineering Manager Geldert stated the developer added a sentence stating they are going to use piles instead of doing remedial grading. Commissioner Anderson asked for further information about the site in relation to the state density bonus and the number of units that are going to be on the site. Associate Planner Garcia stated the applicant requested 35% over the maximum density which would require 11% of the units to be at the very low-income level or 2 units. He stated the city has a 15% inclusionary req'uirement which pushed it up to 3 units. The total project is 23 units. _Commissioner Anderson asked if the 3 very low-income level units would still be required if they did not use the density bonus. Associate Planner Garcia stated he is not sure if rental units are required to meet the 15% affordable housing city ordinance, however because they are getting units out of the city's Excess Dwelling Unit Bank, they are required to meet the affordable housing requirement on rental projects. Commissioner Lafferty asked what the CEQA report would tell us that the findings don't include. Associate Planner Garcia stated that the project qualifies for the infill exemption and that there are no significant environmental impacts including traffic. The project is also consistent with our ordinances. Commissioner Lafferty asked if the tributary across La Costa going into the San Marcos creek would be a factor environmentally in relation to the development of the vacant lot. Engineering Manager Geldert stated the offsite conduit for storm water would not be evaluated under CEQA for this project. He stated the storm water flowing on the property is what is being evaluated. Planning Commission Minutes March 20, 2019 Page4 Commissioner Lafferty asked how grade was determined for the building maximum height. Associate Planner Garcia stated the building height is measured from existing--0rfinished grade whichever is lower. He stated the pads for this project will be lowered and that is the point where building height is being measured from. Commissioner Lafferty asked if the piles would make a difference of where the measurement would begin. Associate Planner Garcia stated the structures below the pad grade would not change where the measurement starts. Commissioner Anderson asked for further explanation on the State's Density Bonus Law. Assistant City Attorney Kemp stated that law states that cities shall grant the concessions unless written findings based on substantial evidence show a significant quantifiable direct and unavoidable impact based on standards that already exist at the time the application came in. Commissioner Anderson asked iffire trucks can reach the top of the building considering it is on a slope. Associate Planner Garcia stated the Fire Marshall did review the plans and there were no specific concerns with the design as far as access . Commissioner Meenes asked if the applicant applied for the density bonus or if it was imposed upon the applicant. Assistant City Attorney Kemp stated he is not sure if the applicant applied but assumed they did. The language in the state's law says once they apply, it shall be granted unless substantial evidence on the record can be found related to health and safety. He stated the State has taken the control away from municipalities to control density. Commissioner Geidner asked if this was the law that went into effect this year. Assistant City Attorney Kemp stated these are laws that were already in effect but are evolving and becoming more restrictive each year. Commissioner Anderson asked if there is a limit on the height the applicant can request. Assistant City Attorney Kemp stated the concessions need to show sufficient and actual cost reductions so in this case they're asking to add on another story to add additional units. He stated they can only get a 35% density bonus if they provide very low-income housing. The General Plan Land Use allows 17 units, with the bonus they are allowed 23. The allowed height for 23 units would then be determined by the design. Commissioner Merz asked for further description on how the profile of the top story was reduced to mitigate the appearance of the increased height of the building. Associate Planner Garcia stated the top floor is stepped back from the floors below. He pointed out on the exhibits where the elevations show the step back on different areas of the top floor. Planning Commission Minutes March 20, 2019 Page 5 Commissioner Merz asked for further explanation on if the grade was going to be determined by the drive access. Associate Planner Garcia stated that in order to lower the pads the drive access would need to extend further into the site creating more undevelopable area for parking on the ground floor. He stated the slope of the driveway and the amount of parking for the project had to be balanced to meet all requirements. · Commissioner Geidner asked for further information on how the drainage on the site was going to work and how much storm water collection was going to occur. Engineering Manager Geldert stated all the storm water will be collected on the site then treated and a good portion of it will be stored and let out slowly. He stated it is called hydro modification. Commissioner Lafferty asked what the height of the building is from the bottom of Gibraltar to the top of the building. Associate Planner Garcia stated it is about 63 to 65 feet to the tower on top of the building. He stated he did not think you will be able to see the top of the tower from the bottom of Gibraltar. Commissioner Lafferty stated it will cast a shadow on the other building and that is a concern. City Planner Neu stated the code is based on existing or finished grade to try and be more sensitive on the way grading is done. He stated the intent is to penalize a project if it was filling and raising the pad height. Chair Luna asked if the applicant would like to make a presentation. APPLICANT PRESENTATION: John Allen, Developer for Romeria Pointe Apartments, made the presentation and stated he would' be _available-to answer questions. J:le stated he wanted to-clarify one question from-Commissioner Meenes that they did apply for the density bonus on their own. He stated the owner has owned the property for 15 years and had many proposed deveiopments that were unfeasible. By applying for the density bonus, they were able to make the project feasible. Chair Luna asked if there were additional questions for the applicant. Commissioner Merz asked for further details on previous projects and what was not feasible in the design of those proje~ts. He asked what about this project was different. Mr. Allen stated the previous development proposals were not feasible due to the existing site conditions. He stated there will have to be extensive remedial grading or that CIDH piles will need to be utilized. He stated both of these options provide the builder a huge cost that can only be satisfied by providing the density required to pay for that cost . Commissioner Lafferty asked if the applicant has received the letters from the public. Mr. Allen stated they did receive all the letters from the public and he reached out to every person and had spoken to many. He stated they set up a couple of meetings with some neighbors. Planning Commission Minutes March 20, 2019 Page 6 Commissioner Lafferty asked Mr. Allen what stood out to him in the letters. Mr. Allen stated the most pressing concern from the surrounding neighbors was the building hei!5ht, the traffic and erosion control. He stated they made modifications in the building height, provided as many parking spaces as they could, going over the minimum requirement, and are using the piles to ensure the integrity of the building will withstand even if the earth falls outfrom underneath. Commissioner Merz asked for additional information on how the setback of the top floor will affect shading on other buildings. Mr. Allen stated it was about 10 feet that was set back on all sides. He stated they did not do a shading study but in the 3D rendering they were able to use the architecture software to virtually wa.lk around the building and that you couldn't see the top level from the ground level. Commissioner Stine asked Mr. Allen to describe any specific modifications made because of concerns from neighboring properties. Mr. Allen stated the 10-foot step back was one of the modifications made as a result of the neighbors' concerns. He stated they modified the parking by eliminating office space on the ground floor to maximize the amount of parking and stretched the buildings footprint. David Miller, Architect, stated they added louvers to the parking garages to mitigate a concern of headlights going into the neighbor's windows and changed the colors of the buildings to better blend into the surrounding neighborhood. Mr. Allen stated they looked into providing underground parking and it would have proven difficult both psychically and financially. Commissioner Meenes asked if the grade required for the driveways caused the building location to be moved back from the street. Mr. Allen stated yes, they had to move the building further away from the street. Commissioner Geldne.r asked what they have planned for lighting along Gibraltar. Mr. Allen stated one of the concerns from the neighbors was light pollution. He stated there will be a lot of down lights and one condition for a street light to be added at the corner. He stated there will be site lighting around the landscaping. Commissioner Lafferty asked if they have considered pushing the building to the setback. Mr. Allen stated they are using the setback area on Romeria as the storm water detention facilities and landscaping. Commissioner Lafferty stated she is concerned with a higher density project that there is a balance of safety and security. Juintow Lin, Architect, stated that if the building was moved closer to the road it would be hanging over the pad. Planning Commission Minutes March 20, 2019 Page 7 Commissioner Anderson asked if the garage would be gated and what the developers understanding of short term rentals are in the area. Mr. Allen stated the garage is gated and that short-term rentals are not allowed. Commissioner Geidner asked if they planned on condo conversions. Mr. Allen stated there are different rules for condos than there are for rentals. He stated at this time the owner would like to keep the property as rentals. City Planner Neu stated Mr. Allen is correct, there are different regulations for condos and wh.atthey have found is that is difficult to convert rentals to condos after the fact unless the project is built to condo standards to begin with. PUBLIC COMMENT: Susan Ortman, Carlsbad CA, stated she requested to have a meeting with the developer and it did not happen. She stated she lives in a property nearby and the new buildings will take away natural light to her property. She stated she is concerned the shifting of the soil from construction will damage her building . . She stated her HOA spent a lot of money getting a building lift and is worried the weight of the new neighboring building will cause the soil to shift. Lucille Lindsey, Del Mar CA, stated the proposed development is way too high. She stated initially the developer said the project would be 15-16 units and now it is nothing like what was initially presented to her. She stated she would like to see the development smaller and lower. She stated she objects to the fact that the inclusive units are one bedrooms. She would like to see the affordable units be at least 2 bedrooms. She is concerned about the drainage from the hill above the property. City Planner Neu stated that Heather Lindsey indicated on the speaker card she is opposed to the project but does not wish to speak. Chair Luna asked if there was anyone else who wished to speak on the project, seeing none she closed public testimony on item 2. Chair Luna asked if the applicant would like to respond. Mr. Allen stated there is 20 feet between the proposed building and the property to the south. He stated there will be temporary shoring constructed to ensure that no earth slippage will occur and after construction there will be retaining walls. Mr. Miller stated the building to the south will not be shaded from the sun by the proposed project. PLANNING COMMISSION DISCUSSION: Engineering Manager Geldert explained that piles are drilled piles with concrete that will go into several feet of underlying bedrock. He stated the piles will not make the site less stable. He stated some slopes will be reduced in height and during final engineering the project will require a soils report. He stated the report will be reviewed in house, as well as with consultant experts, to assure the neighboring sites are not affected. He stated a construction means arid methods document will be provided for the Land Development Engineering department to review. He stated the project is feasible from a geotechnical · standpoint. Planning Commission Minutes March 20, 2019 Page 8 Commissioner Anderson asked where the water is going now .. She stated there is a culvert coming down Romeria to catch groundwater and how is that water being mitigated. Engineering Manager Geldert stated there was no ground water found in the soils report. He stated if there is groundwater encountered during construction then that will have to be addressed. Commissioner Meenes asked what drainage improvements would occur on the property. Engineering Manager Geldert stated the property is currently undeveloped and that all drainage would be brand new. He stated they will be required to capture all drainage, clean it, detain it and let if off site at a certain rate that does not affect downstream. Commissioner Geidner asked how deep the piles would be. Engineering Manager Ge Ide rt stated the estimate is 16 to 37 feet below existing grade. He stated bedrock ranged from 12 to 24 feet below ground level eleyations. He stated the piles will go into bedrock several feet. Commissioner Geidner asked why soil would be moved off the site. Engineering Manager Geldert stated the soil is being moved off the site due to the pads being lowered quite a few feet. He stated a slope to the north is being reduced which tends to provide more stability to the slope when soil is removed. Commissioner Geidner stated she read somewhere that the quality of the soil is not good. Engineering Manager Geldert stated that typically topsoil quality is inadequate for taking a load or for holding a building without settling or other issues. He stated that is the reason for the piles in this case. Commissioner Lafferty asked if there is an erosion hazard. Engineering Manager Ge Ide rt stated they do not anticipate any erosion issues and that water will be captured on the site. Chair Luna asked for details of the construction process. Engineering Manager Geldert stated it starts with project design and deta_iled plans will be provided when it comes to the issuance of permits. He stated the construction management team will monitor the construction of the project throughout that phase. He stated there is a design engineer, soils engineer and geologist that are responsible for the construction. Chair Luna asked if there are performance bonds posted. Engineering Manager Ge Ide rt stated there are performance bonds to ensure the work is done and completed. Assistant City Attorney Kemp stated typically the bonds secure the construction of any required public improvements. Planning Commission Minutes March 20, 2019 Page 9 Commissioner Meenes asked if there were going to be additional geotechnical surveys, testing, or things of that nature reviewed during construction. Engineering Manager Geldert stated the geotechnical consultant will observe any cuts and ensure what they are exposing is what they predicted in their soils reports according to the exploratory boring that was conducted. Commissioner Meenes asked if the conditions change will the city have the ability to ask for further requirements. Engineering Manager Geldert stated yes. Chair Luna asked if the addition of the light pole was already in the conditions. Engineering Manager Geldert stated yes, the addition of the light pole is already in the conditions, Chair Luna asked if there were additional questions from the commission. Seeing none, she closed commission discussion. MOTION: ACTION: Motion by Commissioner Merz and duly seconded by Commissioner Geidner to Adopt Planning Commission Resolution No. 7324 APPROVING Site Development Plan SDP 2018- 0004, based upon the findin~s and subject to the conditions contained therein. VOTE: 7-0 AVES: Chair Luna, Commissioners Anderson, Geidner, Lafferty, Mee,nes, Merz, and Stine NOES: None Chair Luna closed the public hearing op Agenda Item 2. Chair Luna opened the public hearing on Agenda Item 3. 3. MCA 17-0002 (PUB17V-0013) -CLIMATE ACTION PLAN ORDINANCES -An informational presentation of Carlsbad Climate Action Plan (CAP) implementing ordinances recently-adopted by the City Council relating to energy efficiency, renewable energy, water heating, electric vehicle charging, and transportation demand management. City Planner Neu introduced Agenda Item 3 and stated Senior Program Manager Grim and Principal Planner de Cordova would make a staff presentation (on file in the Planning Division). PLANNING COMMISSION DISCUSSION: Commissioner Anderson asked if there was any enforcement for non-electric vehicles being parked in EV charging station spaces. Principal Planner de Cordova stated there are vehicle code provisions that allow for the enforcement of making sure the charging station space is being used as such and that the Police Department and City Attorney's office are working on such an ordinance. Planning Commission Minutes March 20, 2019 Page 10 Commissioner Anderson asked how fluid climate actions plans are. Senior Program Manager Grim stated he reports to the City Council annually on new technologies and issues. Commissioner Meenes asked if other jurisdictions are following the mandates. Senior Program Manager Grim stated a lot of jurisdictions are adopting a Climate Action Plan although there isn't any legislation that requires it. He stated many jurisdictions are going above and beycind what the state building code is requiring. Commissioner Meenes asked if there was state oversight on the cities' climate action ordinances. Senior Program Manager Grim stated there is no regulatory authority over the implementation of the ordinances. He stated the city has to report to the state each year. Commissioner Lafferty asked if the Climate Action Plan involves any food recycling. Senior Program Manager Grim stated it currently does not but our sustainability general plan element does. Economic Development Manager Marcella and Engineering Manager Geldert made a staff presentation on Transportation Demand Management (on file in the Planning Division). Commissioner Anderson asked for additional information on how HOAs fit into Transportation Demand Management. Economic Development Manager Marcella stated the City Council directed staff to have the consultant that is looking at the business community also look into how HOAs could assist is creating ride share programs within their community or providing shuttle services. Commissioner Meenes asked if the program was enforceable. Engineering Manager Geldert stated the program is voluntary however the part of the ordinance that is enforceable is the requirement of having a written plan. Chair Luna asked if there were additional questions from the commission. Seeing none, she closed the public hearing on Agenda Item 3. PLANNING COMMISSION REPORTS: Commissioner Anderson stated the City of Livermore presented at the Planning Commission Academy and wants to look into adopting city wide design standards. Commissioner Geidner suggested adding an agenda item to a planning commission meeting to discuss design guidelines for the city. · ' Commissioner Stine stated the presentation on land use from a fire expert at the planning commission academy was eye opening. Planning Commission Minutes March 20, 2019 Page 11 City Planner Neu stated a noticed agenda item can be added for the next planning commission meeting to discuss what they learned or heard at the conference. Chair Luna asked if Fire Prevention could attend a future meeting to explain what they look at when reviewing a project. City Planner Neu stated Fire Prevention could attend a future meeting. Commissioner Meenes stated the issue of housing was prominent at the planning commission conference. CITY PLANNER REPORTS: City Planner Neu stated the annual housing production report will be presented to the commission in the near future. CITY ATTORNEY REPORTS: Assistant City Attorney Kemp stated there is a real bonified concern about housing on behalf of the state. ADJOURNMENT: The Regular Meeting of the Planning Commission of March 20, 2019, was adjourned at 8:54 p.m. Don Neu -City Planner Melissa Flores -Minutes Clerk MAR,2:8 2'019 Subject of the Appeal: BE SPECIFIC Examples: if the action is a City Planner's Decision, please say so. If a project has multiple applications, (such as a Coastal Development Permit, Planned Unit Development, Minor Conditional Use Permit, etc) please list all of them. If you only want to appeal a part of the whole action, please state that here. Please see fee schedule for the current fee. Reason{sl for the Appeal: PLEASE NOTE: The appeal shall specifically state the reason{s} for the appeal. Failure to specify a reason may result in denial of the appeal, and you will be limited to the grounds stated here when presenting your appeal. BE SPECIFIC How did the decision-maker err? What about the decision is inconsistent with local laws, plans, or policy? Please see Carlsbad Municipal Code (CMC) Section 21.54.140(b) for additional information (attached). Please attach additional sheets or exhibits if necessary. NAME (Print): Susan Ortman -----------------------------MA I LING ADDRESS: 7551 Romeria Street CITY, STATE, ZIP: Carlsbad, CA 92009 TELEPHONE: 760-450-6405 EMAIL ADDRESS: etonlodge@aol.com SIGNATURE: DATE: 3/27/19 P-27 Page 1 of1 Rev. 05/12 Subject of the Appeal: BE SPECIFIC Examples: if the action is a City Planner's Decisio~ please say so. If a project has multiple applications, (such as a Coastal Development Permit, Planned Unit Development, Minor Conditional Use Permit, etc) please list all of them. If you only want to appeal a part of the whole action, please state that here. Please see fee schedule for the current fee. This appeal is regarding the Romeria Pointe Apartment Complex SDP 2018-0004 (DEV2017-0151) which came before the Planning Commission on March 2ou,, 2019. This appeal is being submitted by Susan Ortman on behalf of the residents in the adjacent areas to this project that live on Romeria and Gibralter Streets. The Planning Commission erroneously approved the city's first density bonus project by relying on self certification by city staff that the project poses no environmental impact, and awarded density bonus concessions based on Prop E. Reason(s) for the Anpeal: PLEASE NOTE: The anpeal shall £pecificallY-state the reason(s) for the anpeal. Failure to £pecifY.: a reason maY-result in denial of the aP-peal, and Y-OU will be limited to the grounds stated here when presenting Y-Our anpeal. BE SPECIFIC How did the decision-maker err? What about the decision is inconsistent with local laws, plans, or policy? Please see Carlsbad Municipal Code ( CMC) Section 21. 54 .140(b) for additional information ( attached). Please attach additional sheets or exhibits if necessary. The Planning Commission erroneously approved the city's first density bonus project by relying on self certification by city staff that the project poses no environmental impact, and awarded density bonus concessions based on Prop E. The City Planner and Engineer testified this project also qualified for "in-fill exemption" as "no extraordinary circumstances exist". Testimony provided in writing bv surrounding property owners and by speakers at the meeting contradict this finding. In addition, City Staff, knew or should have known significant environmental and engineering concerns exist as the City of Carlsbad was involved in lengthy and costly litigation regarding slippage of multi family dwelling units in the area, and expended considerable public dollars to resolve them. Specially, significant environmental issues exist on Romeria Street, as the City issued a contract in excessive of $400,000 to address storm water issues. In addition, the Condominium complex immediately adjacent to the project site suffered "slippage" and had to be lifted. Extensive engineering, soil sampling, and geotechnical work had to be completed with oversight by the city. This information was critically i.J.nportant in helping the commissioner making a decision as the proposed project calls for removing 5 feet of soil and denuding a portion of the hill to collect, treat, and store stormwater. CEQA review, an EIR, an engineering report, soil sampling and a traffic study are warranted. Two Commissioners questioned the lack of a CEQA or environmental review and were repeatedly told the city could self certify. At no time where the past and existing dangers of slippage and the actions taken by the city were shared with the a Commissioners to help them make an informed decision The developer obtained concessions from the city based on questionable policy. Without these concessions, the maximum amount of units allowed on the site would be 17 and the maximum height would be 35 feet. Because concessions were awarded, the maximum height will now be 71 feet and 23 units will be built on the site. Commissioners relied on staff testimony and PowerPoints that concessions were being granted as the project was "getting unit's out of city's bank." The underlying principles behind Proposition E, establishing policy for number and allocation of excess dwelling units has been the subject of recent court decisions. Continuing a policy that is contrary to court decisions and awarding concessions is contrary to public policy and exposes the city to legal and financial liability. CEQA, an BIR, an engineering study, traffic study and soil samoling are warranted and the oroiect should not oroceed without them. The proposed site is on a slope on two elevated plots approx 20 feet from street level. The plan calls removing 12,000 cubic yards of soil -appx 5 feet of top soil to hold two building with heights between 48 feet and 71 feet -The current max height in the city is 35 feet. (See attached slide from March 20, 2019 Planning Meeting) As shown, the buildings would be built close to property lines and would serve as retaining walls. These massive structures would be supported by drilled piles driven 16-3 7 feet into bedrock and from street level would appear to be approximately seven stories tall. The City Engineer testified " Quality of soil is not adequate to hold load of building" and said it was unusual to have these piles supporting the entire structure. Knowing the massive disturbance of soil, the known slippage in the area, stormwater issues, and its proximity to the L~ Costa/Romeria preserve, we respectfully request review and proper environmental, and engineering testing before proceeding forward. Densitj' Bonus -Concessions Project is utiliz ing two concessions for: • Buil ding height to exceed 35' height limit of the RD-M Zon e. • Units from the city's Excess Dwelling Unit Bank (EDU B). Proposed Height: -Bu ild ing A: 45' with projections to 48' -Bui ld ing B: 48' with projections to 51' Proposed uni ts from EDUB : 9 units. Geotechnical • Geologic • Coastal • Environmental 5741 Palmer Way • Carlsbad, California 92010 • (760) 438-3155 • FAX (760) 931-0915 • www.geosoilsinc.com September 12, 2018 BNR Investment and Development, LLC 28000 Via Del Rio Yorba Linda, California 92887 Attention: Mr. Ram Setya RECE! IED SEP 13 2011 CITY OF CARL~ PA 9 PUN:\JH 'G '.)! /.~, :__., l W.O. 7297-A1-SC Subject: Geotechnical Review of Title Sheet and Preliminary Grading Plans for: Romeria Pointe, 7527 Romeria Street, Carlsbad, San Diego County, California 92009, Assessor's Parcel Numbers (APNs) 216-300-12 & -13 Dear Mr. Setya: In accordance with your request and authorization, GeoSoils, Inc. (GSI) is providing this summary of our geotechnical review of the title sheet and preliminary grading plan for the subject residential development project (MLB Engineering [MLB], 2018). The purpose of this review was to evaluate the conformance between MLB (2018) and the recommendations previously provided by GSI in the referenced geotechnical reports (see the Appendix). In addition, our review addresses project feasibility from a geotechnical perspective, per the requirements of the City of Carlsbad (2018). Unless specifically superseded herein, the conclusions and recommendations contained in the referenced geotechnical reports by GSI are still considered valid and applicable, and should be appropriately implemented during the balance of project design and during construction. GEOTECHNICAL REVIEW OF MLB (2018) Proposed Development Based on our review of MLB (2018), GSI understands that proposed development is to consist of preparing the site for the construction of two (2) multi-family residential structures and associated underground utilities, retaining walls, and Portland Cement Concrete (PCC) pavements. MLB (2018) shows that design grade will be achieved primarily through mass excavation with maximum cuts on the order of 23 feet. Daylight cuts will occur along the existing, northerly and westerly facing, approximately 1½:1 (horizontal:vertical [h:v] fill slopes descending from the proposed building pad areas. Graded 3:1 (h:v) or flatter cut slopes and retaining walls are proposed to accommodate grade transitions. The maximum height of the proposed cut slopes is approximately 5 feet. Proposed retaining walls attain a maximum exposed height on the order of 1 O feet. Sanitary sewer disposal is to be tied into the municipal system. Storm water will be conveyed toward lined biofiltration planters that will outlet into 48-inch inside diameter, high density polyethylene (HOPE) storage pipes/tanks. Storm water will then . be directed toward curb outlets in the Gibraltar Street right-of-way (ROW). Based on our review of the architectural plans prepared by Foxlin Architectural Design & Consulting ([FAD&C], 2017), GSI understands that the residential buildings will be up to 3 stories in height We further understand that the residential structures will be supported by cast-in-drilled-hole (CIDH) piles with concrete slab-on-grade floors. The structures will consist of a combination of concrete masonry unit (CMU) walls and wood frames. As communicated by a representative of Kurt Fischer Structural Engineering (Project Structural Consultant) during a September 28, 2017 design team meeting, the proposed structures may have maximum column loads in excess of 200 kips (100 tons). Conclusions Based on our review, the proposed grading shown on MLB (2018) is considered feasible from a geotechnical perspective, provided the recommendations contained in the ·referenced GSI reports (see Appendix) and herein are properly incorporated into the balance of project design and construction. Our review also indicates that MLB (2018) is in general conformance with recommendations provided in the referenced GSI reports. The following geotechnical factors should be considered by the project design team as construction documents evolve: • Based on our review of MLB (2018), planned excavations to install proposed Building "A," and the 48-inch inside diameter storm water storage pipe/tank southerly of Building "A" will exceed the recommended temporary slope gradients in GSI (2017). Thus, MLB (2018) shows the use of temporary shoring in Sections "A" and "B" on sheet 1 (Title Sheet). Preliminary geotechnical recommendations for the design and construction of temporary shoring are provided in GSI (2017). The design of the temporary shoring will need to incorporate the surcharge imparted by existing improvements located on the adjacent southerly property and should consider the effects of seismic loading if the full length/height of the shoring is to be exposed for greater than 90 days. Researching the building plans and estimated foundation loads for the existing structure on the adjacent southerly property will be helpful in evaluating surcharge on the shoring. The shoring plans and associated structural calculations should be reviewed by this firm prior to construction. • The proposed 48-inch inside diameter storage pipe/tank intercepts a 1 :1 (h:v) plane projected down from the bottom, outboard edge of the foundation for the existing building on the adjacent southerly property. As such, this pipe/tank may be subject to surcharge from the aforementioned foundation. Thus, the pipe/tank should be evaluated for surcharge. Alternatively, the pipe/tank may be positioned such that it is entirely located above the aforementioned 1 :1 (h:v) plane. BNR Investment and Development, LLC. 2800 Via Del Rio File:e:\wp1 2\7200\7297a1 .gro GeoSoils, Inc. W.0. 7297-A1-SC September 12, 2018 Page 2 • The construction of the proposed biofiltration planter and curb along the northerly side of proposed Building "B" will not allow for the uppermost layer of geogrid reinforcement recommended in GSI (2017) to improve the surficial stability of the existing 1 ½: 1 (h:v) fill slopes along the perimeter of the site. This condition should be further evaluated during the preparation of construction documents. If the uppermost geogrid layer requires shortening to avoid conflict, there would be an heightened potential that the slope could require increased maintenance and possibly repair over the life of the proposed development. • The details for BMP-1, -2, -3, and -4 show curbs and flatwork adjacent to biofiltration planters with vertical sidewalls. It should be noted that the 18-inch thick section of amended soil near the top of the biofiltration planter is organic-rich; and therefore, not considered structural fill. As such, it may not provide adequate lateral support of the vertical sidewall of the planter. Thus, there would be a potential for the curbs, flatwork, and any other proposed settlement-sensitive improvement located above a 1 :1 (h:v) plane projected up from the top, outboard edge of the pea gravel filter course to experience distress related to settlement and/or creep of earth materials adjacent to the biofiltration planters. This may be mitigated by installing a retaining structure around the perimeter of the biofiltration planters. If the retaining structures are not installed, the builder and owner should allow for periodic replacement of the curbs and adjacent flatwork due to potential distress every 3 to 10 years. Uneven flatwork may create trip hazards within one year following its installation. • As recommended in GSI report dated November 21, 2017, the proposed buildings, retaining walls; and free-standing walls should be supported by cast-in-drilled-hole (CIDH) piles and/orvibro piers if complete removal and recompaction of the existing fill soils will not be performed. In addition, to the proposed buildings, retaining walls, and free-standing walls, all proposed exterior staircases and exterior staircase landings should be supported by CIDH piles and/or vi bro piers if complete removal and recompaction of the existing fill soils will not be undertaken. • Vehicular and pedestrian pavements supported by existing undocumented fill may be subject to settlement and associated distress. Thus, the owner/developer should acknowledge that increased maintenance, repair, and/or complete replacement of these improvements may be necessary over the life of the development. Periodic replacement could be realized every 3 to 1 0 years, and uneven vehicular and pedestrian pavements may create trip hazards within one year following their installation. This should be disclosed to all interested/affected parties. If this is unacceptable, GSI can provide recommendations to enhance the serviceable life of proposed vehicular and pedestrian pavements. • Where CIDH piles are located adjacent to biofiltration planters and storage pipes/tanks, the project structural engineer should neglect passive resistance in the design of the CIDH piles above the invert elevation of the storage pipes/tanks. BNR Investment and Development, LLC. 2800 Via Del Rio File:e:\wp12\7200\7297a1 .gro GeoSoils, Inc. W.O. 7297-A1-SC September 12, 2018 Page 3 • Based on our review of Coast Waste Management (2018), GSI understands stinger trucks would enter the parking garages remove trash and recycling bins from the garage, dump the refuse, and then return the bins back to their stored locations inside the garages. This methodology will likely require excessive braking and turning by a heavily loaded vehicle. Thus, the parking garage floor slabs, approaches, and driveways, which will receive the aforementioned traffic conditions may require design similar to industrial pavements. • Stockpiled construction materials and heavy equipment storage, and traffic could potentially surcharge the existing northerly and westerly slope and existing retaining walls on the adjacent westerly property. Thus, the grading plans prepared in conjunction with final engineering should delineate the temporary onsite locations appropriate for stockpiling and heavy equipment storage, and traffic. • The infill nature of the project and the proposed development shown on MLB (2018) will require careful planning and execution. Thus, the grading contractor selected by the owner/developer should submit a construction sequence plan for design team review prior to the commencement of earthwork. LIMITATIONS The materials encountered on the project site and utilized for our analysis are believed representative of the area; however, soil and bedrock materials vary in character between excavations and natural outcrops or conditions exposed during mass grading. Site conditions may vary due to seasonal changes or other factors. Inasmuch as our study is based upon our review and engineering analyses and laboratory data, the conclusions and recommendations are professional opinions. These opinions have been derived in accordance with current standards of practice, and no warranty, either express or implied, is given. Standards of practice are subject to change with time. · GSI assumes no responsibility or liability for work or testing performed by others, or their inaction; or work performed when GSI is not requested to be onsite, to evaluate if our recommendations have been properly implemented. Use of this report constitutes an agreement and consent by the user to all the limitations outlined above, notwithstanding any other agreements that may be in place. In addition, this report may be subject to review by the controlling authorities. Thus, this report brings to completion our scope of services for this portion of the project. BNR Investment and Development, LLC. 2800 Via Del Rio File:e:\wp12\7200\Z297a1 .gro GeoSoils, Inc. W.O. 7297-A1-SC September 12, 2018 Page 4 The opportunity to be of service is sincerely appreciated. If you should have any questions, please do not hesitate to contact our office. GeoSoils, Inc~ ,~m~ Project Geologist RBB/JPF /DWS/jh Attachment: Appendix -References Distribution: (1) Addressee (PDF via email and US Mail) (2) Streamline Development Group, Attn: Mr. John Allen (wet signed and email) (1) MLB Engineering, Attention: Mr. Michael Benesh (via email) (1) Foxlin Architectural Design & Consulting, Attn: Mr. Michael Fos (via email) (1) Kurt Fischer Structural Engineering, Attention: Mr. Kurt Fischer (via email) BNR Investment and Development, LLC. 2800 Via Del Rio File:e:\wp12\7200\7297a1 .gro GeoSoils, Inc. W.O. 7297-A1-SC September 12, 2018 Page 5 APPENDIX REFERENCES City of Carlsbad, 2018, Memorandum: SOP 2018-0004, Romeria Pointe Apartments, incomplete with issues, dated August 17. Coast Waste Management, 2018, Letter to Mr. John Allen, dated May 18. Foxlin Architecture and Fabrication, 2017, Romeria Pointe, Romeria and Gibraltar, Carlsbad, CA 92009, preliminary review submittal, 1 O sheets, various scales, Job No.: 1703, dated July 7. GeoSoils, Inc., 2017, Geotechnical update evaluation, Romeria Pointe, multi-family residential development, Assessor's Parcel Numbers (APNs) 216-300-12 & -13, Carlsbad, San Diego County, California, W.O. 7297-A-SC, dated November 21. __ , 2007a, Final geotechnical review offoundation (drilled pier and post-tensioned slab) plans, notes, and details, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A6-SC, dated November 14. __ , 2007b, Geotechnical review of structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A4-SC, dated February 22. __ , 2006a, Memorandum: General discussion of recent cone penetration tests, Building A, Romeria Point, Carlsbad, California, W.O. 4460-A3-SC, dated October 13. __ , 2006b, Revised geotechnical review of grading, post-tension foundation, and structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A3-SC, dated July 26. , 2006c, Geotechnical review of grading, post-tension foundation, and structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A3-SC, dated July 21. __ , 2005, Geotechnical review of post-tension foundation and structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A1-SC, dated March 8. __ , 2004, Preliminary geotechnical evaluation, Romeria Pointe, APNs 216-300-12 and -13, Carlsbad, San Diego County, California, W.O. 4460-A-SC, dated September 27. MLB Engineering, 2018, Title sheet and preliminary grading plan for: Romeria Pointe, 7527 Romeria Street, APN 216-300-12 &-13, 2 sheets, dated September 7. GeoSoils, Inc. Geotechnical O Geologic" Coastal• Environmental 5741 Palmer Way • Carlsbad, California 92010 • (760) 438-3155 • FAX (760) 931-0915 • www.geosoilsinc.com December 6, 2018 BNR Investment and Development, LLC 28000 Via Del Rio Yorba Linda, California 92887 Attention: Mr. Ram Setya W.O. 7297-A2-SC Subject: Geotechnical Response to City of Carlsbad Review Comments Dated October 19, 2018, Romeria Pointe Apartments, 7527 Romeria Street, Carlsbad, San Diego County, California 92009, Assessor's Parcel Numbers (APNs) 216-300-12 &-13, City of Carlsbad Project No.: SDP2018-0004 Dear Mr. Setya: In accordance with your request and authorization, GeoSoils, Inc. (GSI), is providing this geotechnical response to Comment No. 2 in the City of Carlsbad's review memorandum dated October 19, 2018 (City of Carlsbad, 2018 [see the Appendix]). The scope of our services has included a review of the referenced documents in the Appendix, and the preparation of this response letter. Unless specifically superceded herein, the conclusions and recommendations provided in the referenced geotechnical reports (seethe Appendix), are still considered valid and applicable, and should be appropriately implemented during the'balance of project design as well as construction. GEOTECHNICAL RESPONSE TO CITY OF CARLSBAD (2018) For clarity, the City of Carlsbad Review Comment No. 2 (City of Carlsbad, 2018} has been repeated below in italics, followed by GSl's response. Comment No. 2 Provide an update letter from soils engineer stating that locating the biofiltration planter against the extended building footing is acceptable. GSI Response As previously indicated in GSI (2018), it is our current understanding that the proposed residential buildings will be supported by cast-in-drilled-hole (CIDH) pile foundation systems. Preliminary geotechnical design criteria for CIDH piles were previously provided in GSI (2017). Further, as recommended in bl,lllet no. ?.under the "Conclusions" heading on page 3 of GSI (2018), where CIDH piles are located adjacentto biofiltration planters and the associated storage pipes/tanks, intended to collect and store stormwater that has infiltrated through the biofiltration planters, the project structural engineer should neglect passive resistance in the design of the CIDH piles above the invert elevation of the storage pipes/tanks. Provided this recommendation will be incorporated into the structural design of the CIDH piles, GSI concludes that locating the biofiltration planters against (adjacent to) the CIDH piles is acceptable from a geotechnical perspective. Revised and/or supplemental geotechnical recommendations may be provided prior to the submittal of final project architectural, structural, grading, and landscape plans. LIMITATIONS Inasmuch as our study is based upon our review and engineering analyses and laboratory data, the conclusions and recommendations are professional opinions. These opinions have been derived in accordance with current standards of practice, and no warranty, either express or implied, is given. Standards of practice are subject to change with time. GSI assumes no responsibility or liability for work or testing performed by others, or their · inaction; or work performed when GSI is not requested to be onsite, to evaluate if our recommendations have been properly implemented. Use of this report constitutes an agreement and consent by the user to all the limitations outlined above, notwithstanding any other agreements that may be in place. In addition, this report may be subject to review by the controlling authorities. Thus, this report brings to completion our scope of services for this project. BNR Investment and Development, LLC. Romeria Pointe Apartments, Carlsbad File:e:\wp12\7200\7297a2.grt GeoSoils, Inc. W.O. 7297-A2-SC December 6, 2018 Page 2 The opportunity to be of service is appreciated. If you should have any questions, please do not hesitate to contact our office. Respectfully submitte GeoSoils, Inc. i~~ Project Geologist RBB/JPF/ATG/jh Attachment: Appendix -References Distribution: (2) Addressee (wet signed) (1) Streamline Development, Attention: Mr. John Allen (via email) · (1) Foxlin Architectural Design & Consulting, Attn: Mr. Michael Fox (via email) (1) Kurt Fischer Structural Engineering, Attention: Mr. Kurt Fischer (via email) (1) MLB Engineering, Attention: Mr. Michael Benesh (via email) BNR Investment and Development, LLC. Romeria Pointe Apartments, Carlsbad File:e:\wp12\7200\7297a2.grt GeoSoils, Inc. W.O. 7297-A2-SC December 6, 2018 Page 3 APPENDIX REFERENCES City of Carlsbad, 2018, Memorandum: SOP 2018-0004, Romeria Pointe Apartments, complete, dated October 19. GeoSoils, Inc., 2018, Geotechnical r~view of title sheet and preliminary grading plans for: Romeria Pointe, 7527 Romeria Street, Carlsbad, San Diego County, California 92009, Assessor's Parcel Numbers (APNs) 216-300-12 & -13, W.O. 7297-A1-SC, dated September 12. __ , 2017, Geotechnical update evaluation, Romeria Pointe, multi-family residential development, Assessor's Parcel Numbers (APNs) 216-300-12 & -13, Carlsbad, San Diego County, California, W.O. 7297-A-SC, dated November 21. __ , 2007a, Final geotechnical review of foundation {drilled pier and post-tensioned slab) plans, notes, and details, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A6-SC, dated November 14. __ , 2007b, Geotechnical review of structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A4-SC, dated February 22. __ , 2006a, Memorandum: General discussion of recent cone penetration tests, Building A, Romeria Point, Carlsbad, California, W.O. 4460~A3-SC, dated October 13. __ , 2006b, Revised geotechnical review of grading, post-tension foundation, and structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A3-SC, dated July 26. __ , 2006c, Geotechnical review of grading, post-tension foundation, and structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A3-SC, dated July 21 . , 2005, Geotechnical review of post-tension foundation and structural plans, Romeria Pointe Townhomes, Carlsbad, San Diego County, California, W.O. 4460-A 1-SC, dated March 8. __ , 2004, Preliminary geotechnical evaluation, Romeria Pointe, APNs 216-300-12 and -13, Carlsbad, San Diego County, California, W.O. 4460-A-SC, dated September 27. MLB Engineering, 2018, Title sheet and preliminary grading plan for: Romeria Pointe, 7527 Romeria Street, APN 216-300-12 &-13, 2 sheets, dated September 7. GeoSoils, Inc.