HomeMy WebLinkAboutCT 15-04; The Grand Madison; Planning CommissionWJJ GOllER SHEET
Al.l SllE PLAN
Al.2 ~ SllE PLAN
A2.1 FIRST FLOOR PLAN
A:2.2 S£GOND FLOOR PLAN
laS "THIRD FLOOR PLAN
A2.4 FOlRTH FLOOR PLAN
A2.S ROOF DECK PLAN
AS.I llUILJ:>I~ B..EVATIONS
A5.2 ltm:RIOR B..EVATIONS
CML
c;-1 CIVIL GOllER SHEET I STREET !XGTIONS
c;-2 1M GONDOHINAH LAYOIJT
C-3 GONGI3"'I1JAL ISAADI~ PLAN
c;-4 ROOF DRAINME
c.-5 DEMOLITION PLAN
L-1 I.ANI?Sc.AFE GOioiCEP1" PLAN-SllE /1ST FLR
L-2 I.ANI?Sc.AFE GONGEPT PLAN 2ND * SRD FLRS
L-a I.ANI?Sc.AFE GONGEPT PLAN 4TH FLOOR
L-4 WATER GONSERVATION PLAN
.-.. '
THE GRAND MADISON
MIXED USE DEVELOPEMENT
725 GRAND AVENUE
CARlSBAD, CALIFORNIA
ADDRESS
EXISTI~ PAAGEL AI::IA<ESS
ASSESSOR'S PARCEL NUMBER
BUILDING CODE DATA:
T.25 6RAND AVENJE
CARI..SBAD, CALIFORNIA
2Ce-605-21-oo
2016 CALIFORNIA llUILJ:>I~ CODE
(BASED ON 2012 lee;)
2016 CALIFORNIA Flj;if CODE
(8ASED ON 2012 IFC)
2016 CALIFORNIA PUJMBI~ CODE
(BASED ON 2012 WC.)
2016 CALIFORNIA i'ECHAHICAL CODE
(BASED ON 2012 UMc.)
2016 CALIFORNIA aEC.lRICAL CODE
(8ASED ON 2011 IE)
2010 CALIFORNIA ENER6Y CODE
(8ASED ON 200& ENER6Y STANDARDS c;ec; 101.2.1.
206 CALIFORNIA EXI5TI~ llUILJ:>I~ CODE
2013 CALIFORNIA 6RI3:N llUILJ:>I~ STANDARDS CODE
NOlE• THE: j;ifSIDENTIAL. GONDOHINIIH AND APAATMENT UNITS MJST BE ACCESSIBLE
AND ADAPTABLE THE: Til'£ SHARE UNITS $SI; MJST BE RILLY ACCESS~Ili.E) ~
I<EGVIRED TO WMPL Y AS '1RAN5IfiiT" USE (SEE !XGTION II-A OF THE 2016 c;ec;)
BUILDING CODE ANALYSIS:
TTPE OF CONSTRIJc.TION,
llUILDI~ OCCUPANCY,
OCCUPANT LOAD,
DE5CRIPTION OF USE,
RILLy !if'RINKI.ERED,
STORIES,
HEIISHT•
-ALLOWABLE ARGHilECllJRAL PRO.ECTIONS•
6EIERAI.. PLAN
ZONI~
MASTER PLAN
coASTAL ZONE
SCHOOL DISTRICT
WATER SERVICE
5&ER SERVICE
SCOPE OF WORK
1116
6,5-2,R-2
"" MIXED USE -mAIL I j;ifSIDENTIAL
Yf5
4
56-'4.
V1LLA6E M
VILI.A6E REVI&t N-flJ
VILLME MASTER PLAN NMPJ
NO
CARLSBAD UNIFIED SCHOOL DISTRICT
CARLSBAD M.tiiCIPLE WATER DISTRICT
CARLSBAD WAST&IATER DIVISION
te'II'ROPOSED MIXED USE mAIL, OFFICE AND ~DENTIAL PRO-f'CT CONSISTI~ OF
A FIRST FLOOR mAIL I CO!+ERGIAL I PAAKI~ 6ARHIE, !XGOND FLOOR OFFICES,
THIRD FLOOR OFFICES AND FCVRTH FLOOR j;ifSIDENTIAL UNITS.
PROjECIED WATER USAGE
~DENTIAL
COMMERc.IAL (i<ETAIL AND OFFICE)
eiJILJ:>I~ TOTAL
PROjECIED SEWER USAGE
250 6PD X 4 UNITS = lpOO 6PD
.26 6PD PER SF X 14,160 SF = 6,6'15 6PD
4,6'15 6PD /1440 • 6.o5 6PM
j;ifSIDENTIAL I'EDUJ = 220 6AI./DAY X 4 DU X 0 EDU PERIDU) = 600 61-UDAY
COMMERc.IAL (FI.tO) I EDU /1,600 SF = 14,160 SF /1,600 = e.2 X 220 = 1,604 61-UDAY
!iUILJ:>I~ TOTAL
AVERAGE DAILY llAFRC
j;ifSIDENTIAL 6 TRIPS PER D.U. X 4 UNITS = 62 Ar7T
c.o1+!31<GIAL (I<ETAIL AND OFFICE) 40/lpOO &.F.=D4 X 11,60e LlfEABLE S.F. = 412 Ar7T
llUILJ:>I~ TOTAL
PROPOSED DRAINAGE DISQIARCE I BASIN
DRAINA6E eASIN A -6RAND AVENJE DISCHAR6E = 1.22 C.F .5.
DRAINA6E eASIN 6 -MADISON AVENJE DISCHAR6E = S1 C.F .5.
504Ar7T
liGAL DESCRIPTION
LOTS 13, 14, 15 AND 16 IN a.oc.t:: +if rK GAP' se+D TGWSIE, IN 11£ CITY OF GAA' ce.&.O,
GOI.HIY OF s.t.H I>IE60, STATE OF GAUFO!INJA, ~INS TO 1lE HN' 'JIEIIE'QF NO. !5EI5,
FD..a> IN 1lE OFFIGE OF 1lE GOI.HIY ~OF s.t.H DIE60 GOI.HIY, MAY 2, lee&.
AREA CALQJlATIONS
LOr NIE/>u
EXISTI~ COMME!ICIAL LOT,
I'ROPOSED SllE I.ANI?Sc.AFE
FROPOSED 1.AN1?Sc.AFE TOTAL (ALL FI..OOR5)
14PI4 S.F./ S21 AC
542 S.F. I 2.~
2,2'1e S.F./14PI4 S.F. = 16.4!1;
EXI5"IINS llULDINSo
PACKAAI> DENTAL llUILJ:>I~ TO BE 1<EMOVEO 6!100 SF
COMME!ICIAL Ar7T 40/IPGO S.F.=D4 X 6!100 S.F. = 2"12 Ar7T
lle5lllEIIML IN1'S.
TOTAL GONDOHINIIH UNITS
~ UtT llENilllY'·
S21 AC X 0.50 = 0.16 AC (MI;L PER VILLME MASTER PLAN)
4 UNITS/ 0.16 AC = 25 rAJ/!'<;.
ew.DIN& I LOr CI:NfSIJ SE
TOTAL~ LlfEABLE N<EA AND~ PAAKI~ ~
1ST FLOOR TOTAL 15R055,
-COMME!ICIAL,
-LOee'(~,
2ND FLOOR (4 OFFICE CONDO UNITS TOTAL 15R055),
-(4) c;oMMERC.IAL OFFICE CONDOS
6RD FLOOR (4 OFFICE CONDO UNITS TOTAL 15R055),
-(4) c;oMMERC.IAL OFFICE CONDOS
4TH FLOOR (4 CONDO UNITS TOTAL),
-(4) j;ifSIDfNTIAL CONDO UNITS• (4) 2 ~ = 5,5'16 S.F.
-STORA6E (211 SF)
TOTAL I5R055 FLOOR~'
TOTAL PARK!~ 6ARHIE Af'Vo
1ST FLOOR TOTAL N:f,
2ND FLOOR (4 OFFICE CONDO UNITS TOTAL N:f),
6RD FLOOR (4 OFFICE CONDO UNITS TOTAL N:f),
4TH FLOOR (4 CONDO UNITS TOTAL),
TOTAL N:T LlfEABLE FLOOR AAE/'o
4UNITS
12,211 SF I 61 .Ill;
5p5"TS.F.
4!100 S.F.
451 S.F.
5P60 S.F.
5P60 S.F.
21,158 S.F.
6!308 S.F.
6,6a0 S.F.
4Pfi4S.F.
4Pfi4S.F.
5,5'1!l S.F.
111'1'16 S.F.
NOlE, Ol'ta SHALL PAY IN LIB! FI:E5 TO CO!fl.Y IIIlTH AFFORDABLE HOUSI~ REGIS.
PARKING CALCULATIONS
PARJS!N6 !OfflliRED
COI+IERGIAL mAIL (:lpao SF N:T /600)
COMME!ICIAL OFFICE (6)60 SF N:T I $0)
HA.TI FIIMIL Y CONDO (4-2 E!DRM. UNITS X 2)
TOTAL SPACES REGIJIRED,
PAAKI~ PRIM@
STANDARD PAAKI~ SPACES PROVIDED,
c:;ot.FACT PARK!~ SPACES PROVIDED (61.9),
HANDICAP PARK!~ SPACES PROVIDED,
TOTAL SPACES PROVIDED,
HJL Tl FIIMIL Y ON SllE PARK!~ SPACES PROVIDED,
c.o1+!31<GIAL OFFICE I mAIL ON SllE PAAKI~ SPACES PROVIDED•
TOTAL PAAKIN6 STALL c.REDITS ~TED,
12SF.
25SF.
6SF.
14SP.
qSP.
ISP.
C..24$f') -.
6 SP. •
16SP.
NOlE, OffiER TO MAKE ~ IIIlTH THE: CITY TO COMPl. Y IIIlTH COI+IERCIAL
PARK!~ REGUI~ VIA VILLME PARK!~ IN-L.EIU FEE PR06RiiM l'teRE
APPLICABLE.
NOlE, (4) PAAKI~ LIFTS SHALL BE USED 6'r' ~AL UNITS ONLY.
--~~~~-·· -·--·-··
VIONITY MAP:
NOTE. EXEMPT iiMOUNT5 OF I-IAZAROOJS MATERIALS MAY BE STORED I'IITHIN THE:
llUILJ:>I~ IN GIJANTITIE5 LISTED IN THE: c;ec; TAaES 601.10! AND 601.1(2).
NOlE, ALL PRO.ECT SI6NA6E TO BE UNDER A SEPARAlE PERMIT
NOlE• ENflj;if llUILJ:>IN6 SHALL BE Flj;if SPRINKL.ERED PER !FPA STANDARD 16 AND
CITY OF CARLSBAD RE6!!-ATIONS. A veT STANDPIPE PER lfl'A 24 SHALL
ALSO BE PROVIDED. PLANS SHALL BE PROVIDED TO THE: Flj;if DEPAATMENT
FOR j;ifVI&I AND APPROVAL.
OPEN SPACE
LOr NIE/>u
TOTAL LOr AAE/>.
TOTAL REGUIRED OFEN SPACE (20<Jr,)
ISTFL.OOR.
-I.ANI?Sc.AFE
TOTAL
2ND f'LOOR,
-PL.AIIreR5
-PRIVAlE 6ALCONIE5
-COMMON~
TOTAL
4TH FL.OOR.
-PL.AHTER5
-PRIVAlE eALc.oNIE5
TOTAL
ROOf',
-ROOF TOP DECK
TOTAL
TOTAL PRO..EGT OFEN SPACE
CONDOMINIUM NOTE
14PI4 S.F. I S21 AC
2~S.F.
542 S.F.
642 S.F.
eoe s.F.
lpa:j S.F.
1,505 S.F.
6,546 S.F.
550 S.F.
511 5.F.
IP61 S.F.
sq6 s.F.
511S.F.
1)15 S.F.
4,624 S.F.
4,624 S.F.
THIS IS A MAP OF A CONI?OMINAH PRO.ECT AS DEFINED IN !XGTION 4125 OF THE: CIVIL
CODE OF THE: STAlE OF CALIFORNIA AND IS FILED f'UI<SUANT TO THE: !U:!DIVISION MAP
ACT. THE: MJMBER OF CONDOMINIUM UNITS IS 16. 4 ~AL UNITS, e OFFICE
CONI?OMINIIH UNITS AND I c;oMMEI<CIAL UNIT.
WATER METER NOTE
THE: DIRECTOR OF FV61.1C ~ SHALL CONSIDER THE: INSTALLATION OP 9116 ME1ER5
PER :E. q FROM CMi'ID ORD. 45. A LETTER SHALL 6E :ll.eMITTED INDICATI~ THE:
~FOR THE: ~T ~ IIIlTH AN ANALYSIS OF ALL THE FIXT\JRE UNITS OF
ALL j;ifSIDENTIAL AND COMMERc.IAL/OFFICI: CONDOMINIUMS SERVED 6'r' THE: MASTER
FV61.1C )£113<. TO DET!:RMINE THE: ll.MlER AND &IZE OF MASTER FV61.1C ME1ER5
NEI:DED.
PROJECT TEAM
CML• eHA, INC.
CONTACT, 6l<liGE RICE
5115 AvaiiDA ENCINAS, SUilE L
CARI..SeAD, CALIFORNIA q2000
160-<e1-e1oo
ARCHfTI:GT, MAA ARGHilECTS, INC.
CONTACT, KIRK MOEI..LER
2rnl SALK AVENJE, SUilE 250
CARI..SBAD, CALIFORNIA q2000
160-431-Tt15
I.ANDS(.Af'E, DAEDALUS DE516N 6ROIJP
CONTACT, .EFF SMITH
21:25 .E I LIGON ST. SUilE 15
CARI..SeAD, CALIFORNIA ~
160-"120-'I!lQ1
CITY OF CARLSBAD
PlANNING COMMISSION
CaseName::.f~ ~rorJ f:Do~
Case No.: CTtS-D47RP lS-D(,:
I
ExhibH No.: , ~-(2.._ Date: fi:Jb !J. 5.
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
NO. OF PLANNING COMMISSION
RESOLUTION NO.~--
PLANNING DMSION DATE ENGINEERING DMSION DATE
r __ --·-------------
cr 15·04 I RP 15·06
MAA Architects
2173 Salk AYenue,Suite25D
Carlsbad, California 92008
~180·431·1115 ~180·431-1585
ALL IDEAS. DESIGNS AND
ARRANGEMENTS INDICATED ON
Tl1ESE DRAWINGS ARE THE
PROPERlY OF MM ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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~IMINARY -NOT FOR CON5T.
4/S0/15
Pro jeot, THf' 6RAND MADISON
File, AO.I
Revisions:
Li:', PLANNIN6 j;ifVIEV'I I 6-I0-15
~ PLANNING j;ifVIEV'I 2 1-14-15
&:, PLANNIN6 FINAL q-14-15
&
5h""t Title,
TITLE
SHEET
Sheet i'ilmber,
A0.1
DOWNSPOUT
STRUCTURAL WALLS
WITH WATERPROOF
MEMBRANE
18" SOIL/GROWING
MEDIUM MIN.
FILTER FABRIC---
GRAVEL (3/8" TO
-----~------------
-----CS)
! --'-'-~
---------~--
[
PLANTINGS
3" ROUND GRATE OVERFLOW SET
2" ABOVE SOIL
~ RESERVOIR-2" MIN.
~~~~TH"""rr'
SMOOTH CONCRETE SEAT
__ W;_ALL CAP.
5/8") OR OTHER --;----LJJi
APPROVED MATERI"I~A~L---====f~~~~~~~~~~~~~~l-,---
PERFORATED PIPE-· -• · OUllF ALL PIPE
TO RUN LENGHT OF PLANTER 'L-'1-,~~;:-~
' SUB-GRADE
OR EXISTING
SOIL
DETAIL FLOW THROUGH PLANTER AT GRADE
NOT SCALE
DOWNSPOUT
BUILDING
WHERE OCCURS --.....
STRUCTURAL WALLS
WITH WATERPROOF
MEMBRANE
18" SOIL/GROWING-~
MEDIUM MIN.
FILTER FABRIC---...
4'
CLEANOUT WITH WATERTIGHT CAP
ABOVE PONDING DEPTH
I r PLANTINGS
3" ROUND GRATE OVERFLOW SET
2" ABOVE SOIL
~ ~ RESERVOIR-2" MIN.
SMOOTH CONCRETE WALL
[:=:::,~~~~~~ ~""'CAP.
GRAVEL/SPLASH
BLOCK
DETAIL FLOW THROUGH PLANTER AT FLOOR LEVELS
NOT TO SCALE
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a 15·04 I RP 15-06
MAA Architects
2173. Salk Aunue,Suite250
Carlabad-, California 92008
n760-431-7775 f.760-431-75B5
;~~~::~~~~~~~~~~~;~~~~~f~~~]~~~~J~,}~~~~~~~;~~~~~~~st~ii~~~~'.:~~-C::~~~~~~~i~~~S~i . 'E '-'' """-
4
-. ALL IDEAS. DESIGNs AND
;::,~ ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE [~~~~~~J~rm~~~~-:~ ···--~-~J:~~;~~---~-~~::::~?\~~=-~:.f'~;;·;~ -~;~-~-~--PROPERlY OF MAA ARCHITECTS AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY ANO
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
98'-0"
LOBBY
45'l:Zf'~-' -
p
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SITE PLAN
5~ 1"=10'
·----~---~-1-.. ···---~---~--..... -~~ -~----------~~
:~
EXI5TIN6
PARKIN6 LOT
'8'-b .. "
('.
._/ / " .::'-..... ''-./
\ \
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0 5'
NORTH
1 0' 20' ii
/ "~
I
I
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
NO. OF PLANNING COMMISSION
RESOLUTION NO. __ _
PlANNING DMSION DATE ENGINEERING DIVISION DATE
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIF1CATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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PRELIMINARY -NOT FOR WNST.
Dale• 4/50/15
Pro jeot, THE ISRAND MADISON
Fll"' AU
,&. PLANNING< REVIEV-1 I 6-10-15
~ PLANNING REVIEV-1 2 1-14-15
Lfu. PLANNING< FINAL '!-14-15
&
5h""t Tltl"'
SITE
PLAN
5he"t Number,
A1.1
-----~------
104'-6'
r---------------~ r-----------~ r--'1----------1
".----'---_ _ ___ _ _ ___ _ _ I ___-I I ~ ! ---:1'+ ~ ,~ _ ___ ,I ~~~~·~~~s-=====-~~=n-~~~~==-~=-=~~7 ---~---~--7t~~~·~~~j-~£~~-:-~==;~:~~~~~~~~~~~~ li2o"tall ' .• ~:~, ••• --:·~"'·····•-·-·
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: , !'IE' rr /'""•""
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LINE OF _ _r
BUILDING
Y'\ALL
ABOVE
----~-
----------__ ,. ..
COHMERCI)~.,L RET AIL
~ _ --~-·-~-----3/:;80 S.F. NET
-----4,600 S.F. GROSS
B I M OC.C..
T'r'PE IIIB CONSTRUCTION
11-0" CEILING HEIGHT
'
~,~~~~~~~--~-~-~---
1 1-2 Ill
1 PARKING STALL LIFT Ill
I DEDICA'TED TO RfsiDEHTIAL UNIT Ill I · Ill
I Ill
L__ ·-.jJ ' r~-.
I 11
I 3-4 Ill
I Ill
I PARKING STALL LIFT Ill
I DEDICA'TED TO RES!Dei:nAL UNIT Ill L ________ -;,::__ -Ill
: I I:.
I . ~~:
I ;i-6 Ill
I Ill
I PARKING STALL LIFT Ill
I DED!CA'TED TO RESIDEHTIAL 1'1NIT Ill
L__ .jjl
I ;c--~ ~
r T--Jil
I · Ill
I 1-8-Ill
I -_ Ill
I PARKING STALL LIFT Ill
I DEDICA'TED TO RESIDENTIAL UNIT Ill
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: I v 11 c.---16 c.---15 --c--T4-C: ·~ ----13 c.--12--C --Tl-c.---_10 c,---r-if --c; --\;: --------------r
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' .'<: ---~ ~~-~~~-~ -~ ~~
~~~~:~··========I===~======~L~~~·
LOBBY
451 SF
El.EV. I.
~
--~
ELfC..
RAISED PLANTER
-T--t ''·-=--·1L· ~illiE· · · ~. cr;· fc' ~~~~ .~··~······~.~-;-.·~=~ =-~·=---:~=··· --:::::--:--:==------:~~ ~ ,~
:le'-1 1/4'
FIRST FLOOR PLAN
------.
-.~----------
1<1 20
GOVERED PARKING
24 SPACES
6,308 SF
5-2 oc.c..
TYPE II IB CONSTRUCTION
21 22 23 24
II
II
II
II
II
II
II
II
II
II
I..OCATION CIF YiA'IER ME'TEF<5>.--\ II II YiATER 5I..S ME'TEF<5 AND
6/>6 ME'TEF<5. II
II
----.
STAIR 2
o 4' e•
REC. '.1 J
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16'
I
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SCALE: 1/8" = 1'-0" ii
. <? -;!;
. 9
N
-~ -----
CT 15·04 I RP 15·06
MAA Architects
2173 Salk Avenue,Suita250
Carlsbad, California 92008
!760-431·7775 ~760-431-7585
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MM ARCHITECTS
AND ARE INTENDED TO BE USED
IN-CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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1-
PRELIMINARY -NOT FOR CON5T.
4/90/15
Project, THE 6AAND MADISON
File, 10-111-A:!J
it PLANNIN6 REVIEi'! I IH0-15
~ PLANNIN6 REVIEI'I 2 1-14-15
_&, PLANNIN6 FINAL q-14-15
&
Sheet Title•
FIRST FLOOR
PLAN
A2.1
l'-o'kl
'!
•
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: :
DECK 105 5.F. · ..
10'-6 1/4'
so·.;; 1/4'
1\
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. :
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II
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II
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----'~_j --r,-=----
1\
I\
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\_LINE OF
ioW.L DECK BELOY\ TYP.
1Cf8 5.F.
I .
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1\
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II
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POTENTIAL ~11 FUTU~ 11
DEMI51N6 \1
ViALL II
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104'-6'
•
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\\ ~POTENTIAL
1v' FUTURE OFFICE
4,064 S.F. NET
5,080 S.F. GROSS
1\ DEMI51N6
\\ ViALL
\\
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II
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\\
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15'-;:i'
DECK · lBO 5.F.
\\
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: : . : : ' ~
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ii ..
5C.ALE: 118" = 1'-0"
cr 15-04 I RP 15·06
MAA Architects
2173 Sal.k Avenue,Sulte250
Carlebad, California 92008
1780·131·7775 ~780-181-7585
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITIEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITIEN CONSENT OF THE
ARCHITECTS.
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PRELIMINARY -NOT FOR WNST.
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Pro je~t, THE GRAND MADISON
File, A22
Revisions,
Lf:,. PLANNING REVIEI"i I ~-10-15
~ PLANNING REVIEI"i 2 i-14-15
~ PLANNING FINAL ~-14-15
&
SECOND
FLOOR
PLAN
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--------------
Cf 15-04 I RP 15·06
MAA Architects
2173 Salk Avanue,Suite250
Carlsbad, California 92008
~780·431·7775 ~780·431-7585
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFlC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
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SPECIFICATIONS WITHOUT THE
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ARCHITECTS.
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4/90/15
Froj<>Gt. THE 6RAND MADISON
File, A:J.'S
Revisions.
L0, FLANNIN6 REVIEY'II 6-10-15
~ FLANNIN6 REVIEY'I 2 1-14-15
&, FLANNIN6 FINAL q-14-15
&
THIRD
FLOOR
PLAN
A2.3
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SC.ALE: 1/8" = 1'-0" ii
CT 15·04 I RP 15-06
MAA Architects
2173 Salk Avenue,Suite250
Carlabad, California 92008
~760·!a1-777S R760·431·7S8S
ALL IDEAS. DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITIEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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PRELIMINARY -NOT FOR GONST.
4/90/15
Pro jeGt: THE iSR.AND MADISON
fil<>: A2.4
Revisions:
& PLANNING> REVIEI""i I 6-10-15
~ PLANNIN5 REVIEI""i 2 1-14-15
~ PLANNIN5 FINAL ~-14-15
&
Sh<>et ntl<>·
FOURTH
FLOOR
PLAN
A2.4
~---~-----~---------
"" "" R~!CKA
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ROOF PLAN
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""' ""' 42' Hl6fi ACCESS .SATE TYP. ALL""'
OPEN ROOF t:lECK AREA
'\,ELEVATION 43'-6'
'rOTAL AREA = 4,324 S.F
~AMENITIES f.\
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'112 SF ""
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Y'{ALKV'{AY
PLANTER BfLOV'i 9rd FLOOR
OPEN TO BELOV'{
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PARAPET 6/JARDRAIL
TYPICAL
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STAIR
ROOF
BfLOV'i
0 4' e·
\
\
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16'
SCALE: 1/8" = 1'-0"
NORTH
ii
CT 15·04 I RP 15-06
MAA Architects
2178 Salk Avenue,Sulte250
Carlsbad, California 92008
~780·411-7775 ~780·411·7585
ALL IDEAS. DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MM ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS~
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4/90/15
Project, 1HE <>RAND MADISON
FIIEh A2.5.dloog
Revisions:
L1::,. PLANNIN6 REVIE~ I 6-10-15
~ PLANNIN6 REV!~ 2 i-14-15
.&, PLANNIN6 FINAL q-14-15
&
Sheet Title,
ROOF
PlAN
A2.5
-----~ --"---
LINE OF ROOF -+--"'"
NOll:, ARCHI1EG11JRI\L FEA'llJRES EXCEEDIN6 45'-o'
5HAl.L NOT 61: IJ5fA6I..f IN .1\N'r' M'f NOR 5HAl.L ll£'r"
Elf A$0C-IA ifD Yii"!H THE UNITS eELOII'l
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-.--___;_._·______:--.:......__ ~-
OPEN TO 6AAAGE OPEN
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OPEN TO 6AAAGE n'PIC.AL
SOUTH ELEVATION
~nVEP~C.AP------"-----------------------~
Ac.c.ENT SM001H 5TI)C(;O n'PIC.AL -----------------------------,
EARTH TONE SM001H 5TI)C(;O n'PIC.AL ----------------------------,
~TIVE METAL PARAPET C.H' I'II"!H -------------------------------..,.
'HALO' LIISHTIN6
5HAl.L NOT Elf IJ5fA6I..f IN .1\N'r' M'f NOR 5HAl.L ll£'r"
BE A$0C-IAifD I'II"!H THE UNITS eELOII'l
LINE OF ROOF ---+-------
EARTH TONE SM001H 5TI)C(;O --+---
~nVE i'lJLTI WL.OR TIN'Tl:D 6LAZIN6 ---+----L
~TIVE 6REY' METAL TRIM ---+---+-~
~TIVENA11JRAL5TONE--------------------------------------------__J
WEST ELEVATION
----------"---------"""-----
0 4' e· 16'
~·
SC.ALE: 1/8" = 1'-0"
"---+---LINE OF ROOF
0 4' e• 16'
SC.ALE: 1/8" = 1'-0"
-" -------------------------
CT 15·04 I RP 15·06
MAA Architects
2173 Salk A.vanue,Sulte250
Carla.bad, California 92008
~780-431-7775 f.780-431-7585
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPER1Y OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS" THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WITHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS"
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PRELIMINARY-NOT FOR CON5T"
4/30/15
Fro ject. THf 6RAND MADISON
File. A:lJ-2
Revisions.
~ PLANNIN5 REVIEI'I I EHo-15
~ PLANNIN5 REVIEI'I 2 i-14-15
&:, PLANNIN5 FINAL q-14-15
&
Sheet Title.
BUilDING
ElEVATIONS
Sheet Number•
A3.1
-------------
EARiH TONE 5MOOn! S'I1JCGO TYPICAl. -------------------------~
HORIZONTAl. c.oMPOSITE 11000 PANEI..INS ---------------_
LINE OF ROOF --+--"
DECORATIVE METAl. PAI'<APET C/>1' ---1--..---
DECORATIVE HJI..TI WLOR TINTED 15iLAZINS
DECORATIVE HORIZONTAl. WMPOSITE l't:)O[)
DECORATIVE 6RE'f METAl. "!RIM ---t---t-----,_
~ TENANT Sl15iN/16E
UNDER SEPARATE PERMIT
STOREFRONT l!iLAZINS SYSTEM ______________________ ___)
DECORATIVE LIM FIX'TU<E ________________________ _;
. .' ...
DECORATIVENAlURALSTONE--------------------------------------------__J
NORTH ELEVATION
. "'i H -<n
2nd FLR
5ECl.IRllY 15iA TE
DECORATIVE METAl. 5ECl.IRilY ____________________ __J
ISRA TE TYP. ALL
NOTE, ARCHITEClURAL FEAlURES EXCEEDINS 45'-o'
SHALL NOT BE U5EA6LE IN I>Jorf !'lAY NOR SHALL THEY
BE Aseoc;IATED I'IITH THE l.NITS 6ELOYl.
0 4'
5C.ALE: 1/8" = 1'-0"
NOTE: ARCHITEClURAL FEA 'I1JRf5 EXCEED INS 45'-o'
SHALL NOT BE U5EA6LE IN I>Jorf riA'!' NOR SHALL THEY
BE A$0CIA TED l"tiTH THE UNITS 6ELOYl.
16'
=-EA-==5-=--T =EL::.....:E~:....:.....f\:..:...:TI:...::=:;O..!....!N ________________ 0~~ _.4 • 1111111e_· .....-~6•
5C.ALE: 1/8" = 1'-0"
CT 15.()4 I RP 15·06
MAA Architects
2173 Salk A.venue,Sulte250
Carlsbad, California 9'2008
r-780·431-7775 f-780-431·7585
ALL IDEAS, DESIGNS AND
ARRANGEMENTS INDICATED ON
THESE DRAWINGS ARE THE
PROPERTY OF MAA ARCHITECTS
AND ARE INTENDED TO BE USED
IN CONNECTION WITH THIS
SPECIFIC PROJECT ONLY AND
SHALL NOT OTHERWISE BE USED
FOR ANY PURPOSE WHATSOEVER
WITHOUT THE WRITTEN CONSENT
OF THE ARCHITECTS. THERE
SHALL BE NO CHANGES OR
DEVIATIONS FROM THESE
DRAWINGS OR ACCOMPANYING
SPECIFICATIONS WrrHOUT THE
WRITTEN CONSENT OF THE
ARCHITECTS.
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PRELIMINARY -NOT FOR WNST.
4/B0/15
Pro j<>ct: THE ISRAND MADISON
Fil<>• 06116-AS.I-2
Revisions•
Li:, PLANNIN6 REVIEI'< I 6·10·15
~ F'LANNIN5 REVIEI'< 2 1-14-15
~ PLANNIN<S FINAL H4-15
&
BUILDING
ELEVATIONS
A3.2
LEGEND
PROPERTY BOUNDARY
EXISTING WOOD FENCE
FINISHED FLOOR ELEVATION
EXISTING SPOT ELEVATION
EXISTING CONTOUR
EXISTING WATER METER
PROPOSED SIDEWALK
PROPOSED RETAINING WALL
PROPOSED FLOW PATH
PROPOSED ASPHALT CONCRETE
PROPOSED STORM DRAIN PIPE
PROPOSED STORM DRAIN BOX
PROPOSED SPOT ELEVATION
TOP OF WALL
FINISH GRADE
EXISTING OVER-HEAD UTILITY
EXISTING WATER UN£
EXISTING SEWER LINE
EXISTING STORM DRAIN
PROPOSED STORM DRAIN
EXISTING SEWER MANHOLE
EXISTING FIRE HYDRANT
EXISTING WATER METER
PROPOSED WATER SERVICE & METER
PROPOSED SEWER LATERAL
PROPOSED IRRIGATION
PROPOSED GAS LINE
PROPOSED FIRE SERVICE
PROPOSED FIRE HYDRANT
CARLSBAD MUNICIPAL WATER
0/SmiCT STANDARD DRAWING
CITY OF CARLSBAD
STANDARD DRAWING
R/W
VARIES
VARIES
i1lRIES
20'
C~L
4·
1/ ~ ( ( -:-.. _-, ':·:--' ? '
EXIST. AC PVMT~ ,
( #l
EXIST. CONC. SWALE
' l
/
ALLEY
N.T.S.
J /
FF 45.6
.-------~----·-4 s~--------
r-, L.J
• • • •
---sD---
0
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---OH
---('v/) ---
---(S) ---
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SD
SM 0
FH ....
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--o--@)
--j®
--j(D
-o-@
--®
FH ....
C.M. W.D.S.D.
C. C. S.D.
R/W
VARIES
VARIES
VARIES -' / • ' / ~EXIST. AC PVMT
R/W
10'
VARiES
~~j-I
' \ I \ j,
I;
J
EXIST. 6» CONC
CURB & GUTTER
/'' ......
/
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
0
/
60'
C/L
\ \ \
40' 40'
30' 30'
VARIES VARIES --
EXIST. AC PVMT
MADISON STREET
N.T.S.
' \ X . •,
f
' '
{_ 49.5
10'
' ·0! ·;
R/W
VARIES
~
=T' .
EXIST. CONC.
SIDEWALK
····-------
'
THEG V 1/SON
\ \~'s
/
/
R/W
15'±
VARIES ~~----··;· ---··
/'v/
/
_p·:,.;;
EXIST. 6" CONC
CURB & GUTTER
(
/
/
(
/
VARIES -
/
100'
C/L
70'±
VARIES -"'I EXIST. AC PVMT
GRAND AVENUE
N. T.S.
15'±
VARIES
~
'J ... -.; -.... : --
X 5]_5
R/W
EXIST. CONC.
SIDEWALK
20 10 0 ----SCALE: 1'' = 20'
KEY MAP
\ .
\x~£,4
\'
\ \
( ·,
\ \
... -----\ \ \
/ /
SHEET INDEX
SHEET 1:
SHEET 2:
SHEET 3:
SHEET 4:
SHEET 5:
KEY MAP & NOTES
TENTATIVE MAP
SITE PLAN
ROOF DRAINAGE & DMA EXHIBIT
DEMOLITION PLAN
NOTE: THIS IS A TENTATIVE MAP OF A CONDOMINIUM PROJECT
AS DEFINED IN SECTION 4125 OF THE CIVIL CODE OF THE
STATE OF CALIFORNIA. THE PROJECT CONTAINS A MAXIMUM
OF 13 AIRSPACE UNITS.
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
NO. OF PLANNING COMMISSION RESOLUTION
NO. __ _
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
-----------------
CT15-04
RP 15-06
LEGAL DESCRIPTION
LOTS 13, 14, 15 AND 16 IN BLOCK 49 OF CARLSBAD TOWNSITE, IN THE CITY
OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO
THE MAP THEREOF NO. 535, FILED IN THE OFFfCE OF THE COUNTY RECORDER
OF SAN DIEGO COUNTY, MAY 2, 1888.
OWNER'S CERTIFICATE
1M: HEREBY CERTIFY THAT WE ARE THE RECORD OWNERS OF THE PROPERTY
SHOWN ON THE TENTATIVE SUBDIVISION MAP AND THAT SAID MAP SHOWS
ALL OUR CONTIGUOUS OWNERSHIP IN WHICH 1M: HAVE ANY DEED OR TRUST
INTEREST. WE UNDERSTAND THAT OUR PROPERTY IS CONSIDERED CONTIGUOUS
EVEN IF IT IS SEPARATED BY ROADS, STREETS, UTILITY EASEMENTS, OR
RAILROAD RIGHTS-OF-WAY.
OWNER: PA 7RICK SMITH LLC
2609 OCEAN SlREET
CARLSBAD, CA 92008
qjao/\'5
PATRICK MCGUIRE
ENGINEER OF WORK
bl-tA,Inc.
land planning. cMI engineering. surveying
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700
DATE
-ze-!5
RONALD L DATE
PROJECT INFORMATION
SmEET ADDRESS: 725 GRAND A VENUE, CARLSBAD, CA
ASSESSOR'S PARCEL NUMBERS: APN: 203-303-21
SITE ACREAGE: GROSS ACREAGE: 0.32 ACRES (14,014 SF)
EXISTING ZONE: VILLAGE REVIEW (VR)
GENERAL PLAN: VILLAGE (V)
NUMBER OF LOTS: 1 LOT
MINIMUM LOT SIZE: 7,500 SF
SETBACKS: LAND USE DISmiCT 1 -CARLSBAD VILLAGE CENTER
BUILDING AREA: 12,211 S.F. 87.1% LOT COVERAGE
CONTOUR INTERVAL: 1'
TOPOGRAPHIC SOURCE: INLAND AERIAL
EARTHWORK QUANTITIES: 700 C. Y. CUT / 0 C. Y. FILL / 700 C. Y. EXPORT
REMEDIAL QUANTITIES: 520 C. Y.
AVERAGE DAILY TRAFFIC:
RESIDENTIAL: 8 ADT/UNIT X 4 UNITS = 32 ADT
COMMERCIAL (RETAIL AND OFFICE): 40 ADT/1000 SF = 0.04
= 0.04 X 11,808 = 472 ADT
TOTAL ADT = 504 ADT
SEWER: CITY OF CARLSBAD (13 EDU'S @ 220 GAL PER UNIT}
SEWER USAGE:
RESIDENTIAL: 220 GPD X 4 = 880 GPO
COMMERCIAL (RETAIL AND OmCE): 14,760 SF/1800 = 8.2
= 8.2 X 220 GPO = 1804 GPD
TOTAL GPD = 2,684 GPD
WATER: CARLSBAD MUNICIPAL WATER D/SlRICT
WATER USAGE:
RESIDENTIAL: 250 GPD X 4 = 1,000 GPO
COMMERCIAL: 0.23 GPD/SF X 14,760 SF= 3,395 GPO
TOTAL GPD = 4,395 GPD
= 4,395 GPO / 1,440 = 3.05 GPM
SCHOOL: CARLSBAD UNIFIED SCHOOL DISmiCT
GAS & ELECmtC: SAN DIEGO GAS & ELECTRIC COMPANY
TELEPHONE: PACIFIC BELL TELEPHONE COMPANY
CABLE: TIME WARNER CABLE
FIRE: CARLSBAD FIRE PROTECTION DISTRICT
CONSmAINT.S INFORMATION: NO CONS7RAINTS EXIST ON THIS PROPERTY
DRAINAGE DISTRICT: A (N. W. QUADRANT)
COSTAL ZONE: NO
BEACH OVERLAY: NO
BUILDING HEIGHT: 45' MAX
PARKING: ON-SITE: 23 SPACES 1 HANDICAPPED SPACE
OFF-SITE: 3 SPACES/GRAND AVENUE 1 SPACE/MADISON STREET
SHEET10F5
···------
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
Co 0 d 0 ~
ir
I
"
IL_ __ ~I ___ l_I __ ~~------L-~--~r ______ l_l __ ~r
_!!b:J"b/lb '=-140.03'
' '
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UNEOFY
'"'""" W'All. ABOVE
' 1-2
PARKING ~ UFT
\
P.aR<ING STALL tri I
s-!
PAA<ItfG STALL ~. I
11 ,--,,-.--,, -,n;-Jrc-lfr n c me-...,.--•-----
\
LOBBY 3 rc ~ 1 ~l... ~-,
'*I -
19 ,.
COVERED PARKING
23 SPACES
" "
\_ll\!::.-c:r,;lll!;;;;l' :=' "~': :!;;;;' 9l = s
Nbb"b/4l:l t 140.01'
FIRST FLOOR -COMMERCIAL
N55'57'26"E 140.03'
DECK...--t-"'-'1 .r -~~~ ~ F'\\ .r II \...'-....-'\ DECK
v--PL
u...--II II F II II
~ ~ ~
v--PL
1g
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DECK
omCE CONDO
UNIT NO. 2
l++++l ~.1!'1 ....
_ 1\ \;, omCE CONDO II\' OFFlCE CONDO __ ~ OmCE CONDO " UNIT NO. 4 ,, UNIT NO. 5 1\ ~ UNIT NO. 3 I\ II
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SECOND FLOOR -OFFICE
SCALE: 1" = 20'
I~
~
THE G V MADISON
1g
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~
N55'57'26"E 140.03'
' II DECK .r ".
,-~t--.s::..-=1 , DEtK r \1 _ \
_ _.-~ DECK .f u...--11 11
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OFFICE CONDO
UNIT NO. 6
vu.w
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OmCE CONDO
UNIT NO. 9
. ' ; !
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THIRD FLOOR -OFFICE
1g
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RESID. CONDO
UNIT NO. 10
1,407 S.F.
t" ' '
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N55'57'26"E 140.03'
RESID. CONDO
UNIT NO. 11 1,464 S.F.
__t i i
' '
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RESID. CONDO
UNIT NO. 12 1,258 S.F.
.r\
, ' ' I
OPEN TO BELOW
N55'57'48"E 140.01'
FOURTH FLOOR -RESIDENTIAL
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
NO. OF PLANNING COMMISSION RESOLUTION
NO. __ _
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
RESID. CONDO
UNIT NO. 13
1,464 S.F.
DECK
'
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I : r i I :
I . ~'
WALK STAIR 2
: i
b ~ d 0
~
/PL
_ .. ___ -··-----------
CT 15-04
RP 15-06
bliA,Inc.
land planning, clvl ero :eerli'lg, tUrveyhg
5115 A VENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(76o) 931-87oo SHEET 2 OF 5
------···---··· -----
.
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10
0
SD
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FUTURE 36" RCP SD
PER DWG 457 -4H
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'-' ~ -~
' ' '
5 0~~~10~-~20~~~30.
SCALE: 1'' = 1 0'
' I' !i
li ;i i!
TENTATIVE MAP FOR CONDOMINIUM PURPOSES CT 15-04
RP 15-06
i~ 1 ,
} ""-..._ EXIST. 8" vc SEWER I
(! PER DWG 118-9 ~
'
' '
'--·--\.L_: __ \) ~--~
EXIST. CURB
GU~ TO RE!A!\IN
~
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REMOVE EXIST. ::::;;;;;r"=--+-j_..,-':-~
DRIVEWAY AND
CONSTRUCT CURB,
GUTTER &
c
---('v./)--
EXISTING WATER
SERVICE
LOBBY
49.34 FF
J l)
THE G V MADISON
LINE OF ---"
BUILDING
WALL ABOVE
SITE PLAN
SEE ARCHITECT'S PLUMBING
PLAN FOR ROOF DRAINS
ROUTING TO UPPER FLOORS
TO FLQW -11-JROUGH PLANTERS _ ----\ ---\ --'--
• •
... ·" -.. :
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APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
NO. OF PLANNING COMMISSION RESOLUTION
NO. __ _
PLANNING DIVISION DATE ENGINEERING DIVISION
---CJ) ---(\J) r---(Vi)---(\/) ---(\!) ---(\J) ---(\/)-
CURB
FUTURE 36" RCP SD
PER DWG 457-4H
DATE
CONC
IE 43.6 ~ 36" RCP
IE IN 44.4 N 18" RCP --+--SD
REPLACE
ASPHALT
CONCRETE
IN-KIND
' ..: <>
~
0 0§
ALLEY CL R/W
f':: ;;,:
16.7' 2.8 t..J4• 10' 10'
~
12.1% TO 15% .......___.._ ~ VARIES ~<:§" VARIES 2.0% l2% ID 4.!/UAX
0% TO 1.5%
-:/ TRENCH DRAINS PCC RIBBON GUmR
CROSS SECTION A-A
NO SCALE
i---=:!L----1-...;:::::: 4' WIDE PCC RIBBON
DRAIN PER DETAIL
THIS SHEET
' '
4'
I 0.083' (1") I
' 0.66
1
.,.
4 4 .
'4
DETAIL: 4' WIDE PCC RIBBON GU1 TER
NO SCALE
1 0" GRATE PER EAST JORDAN
IRON WORKS (OR EQUIV.) CATALOG
NO. V-7382 (ADA TRAFFIC)
CONCRETE
810 CLEAN TRENCH
GRATE FILTER_O.:.:R.:._ _ __,
EQUIV.
6" PVC PIPE
6" MIN.-SLOPE BOTTOM @ 0.5%
AC PAVEMENT
6" CONCRETE
FL TRENCH
IE -PIPE
TRENCH DRAIN DETAIL
NO SCLE
bliA,Inc.
land plamlng, civil er.gll:aer1ng, surveying
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387SHEET 3 OF 5
OM A'S
SCALE: 1'' = 1 0'
~--··· .. ____ -------
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
;;: s w
[D
0:: w '
!z: I' ~ 1: ,.
'
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'·
--·-- -~···-·--.. ···-------------- -"'
LEGEND:
THE G V MADISON
ROOF DRAINAGE & DMA EXHIBIT
----
-•
PLANTER BELOW 3rd FLOOR
I i
! !
STAIR
ROOF
BELOW
--------
\r
\
\
\
\
\
\
\
\
\
\
ROOF DECK A
' '
---~-
WALKWAY LOBBY
' ELEV. i
I ! ! I : i I i !
: • SH.IR: ~I
I I I ! i i i ! i
!d1 •
STORAGE
ROOF
BELOW
;;:
0 --' w co
>-~
""' --' ~
ROOF DECK B
,,
li " !I il II ii li
FLOW THROUGH PLANTERS
LEGEND:
I
!I
II
II I'
I
I
•
ROOF DECK C
OPEN TO BELOW
• • • • •
WALK
CT 15-04
RP 15-06
ROOF DECK D
STAIR
ROOF
BELOW
ON
STAIR 2
. ;:
'
'
' '
DMA 7 -ROOF AREAS DRAINING TO 4TH FLOOR PLANTER -----k'Z'Z'Z"7fl'J
DMA 2 -4TH FLOOR AREAS DRAINING TO 3RD FLOOR PLANTER---~~ \SJ
DMA 3-2ND FLOOR AREAS DRAINING TO 1ST FLOOR PLANTER---B<%&X:~y9SJ
DMA 1-ROOF AREAS DRAINING TO 4TH FLOOR PLANTER-----V/o//////2)
DMA 2 -4TH FLOOR AREAS DRAINING TO 3RD FLOOR PLANTER---~~""' "0SJ
TOP OF 24"X24"
CATCH BASIN
FG
rlJF1'P ROOTED, DENSE, DROUGHT
TOLERANT PLANTING SUITABLE
FOR WE'LL DRAINED SOIL
LOT 1
f---.5" FREE BOARD
;;J.---~4· PONDING
1""---?" MULCH
'91----1.8 .. ENGINEERED SOIL MIX*
S---J" OF PEA GRAVEL
-1--------:J~rl:3!5ii----IU DEPTH OF 3/4" CRUSHED ROCK FOR STORAGE
IMPERMEABLE LINER THROUG:HOLJr
2~4· PERFORATED PVC PIP£:....1
*ENGINEERED SOIL MIX SHALL PRO VIDE A MINIMUM
SUSTAINED INFILTRATION RATE OF 5"/HR. MIX SHALL
BE SANDY LOAM TOP SOIL CONSISTING OF 50% SAND,
30% PLANTING SOIL, 20% SHREDDED HARDWOOD MULCH.
DMA 3-2ND FLOOR AREAS DRAINING TO 1ST FLOOR PLANTER---~
b~A,Inc.
lcl'lC::I plannng, clvl engll:aamg. ~
APPROVED
THIS IS THE APPROVED TENTA77V£ MAP/SITE
PLAN FOR PROJECT NO. PER CONDITION
NO. OF PLANNING COMMISSION RESOLU770N 5115 AVENIDA ENCINAS NO. __ SUITE "L"
CARLSBAD, CA. 92008-4387
PLANNING DIVISION DATE ENGINEERING DIV/SION DATE (760) 931-8700 SHEET40F5
--.. -----------
=~==~====:-~"T-~~ ~L -"" '" -·-·--' ' ' J '-/ <,../
~
~
/-----------/---
/
/
/
/
/
/
SCALE: 1" =
/
/
10'
TENTATIVE MAP FOR CONDOMINIUM PURPOSES
I
THE G V MADISON
I
I
DEMOLITION PLAN
LIMITS OF WORK
.' i \ i
\ \
' \~/ I ,(:£
I ':·Vj
I /l'-" v: i .
li /'
/
/
/
------·------/ ·:.--~ ---------·----------··· -------
-----~----j
EXIST. ASPHALT
'TO BE REMOVED
i ----· ------·-
'
APPROVED
THIS IS THE APPROVED TENTA71VE MAP/SITE
PLAN FOR PROJECT NO. PER COND/710N
NO. OF PLANNING COMMISSION RESOLU710N NO. __ _
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
----------····----
PL
RECONS!J UCT EXIST.
ALL!iY AND 'RIBBON
GUT'TE~ I
I i
i
' i
'I pi
:II
il il II
i
; ; ' ! J
l / \ •; ' ,_. \f
I
I : ' LJ
I I
'
CT 15-04
RP 15-06
LIMITS OF WORK
I . I
:" ----I
b~A,Inc.
la'lcl planning. clvl englueerlng. surveyng
5115 AVENIDA ENCINAS
SUITE "L"
CARLSBAD, CA. 92008-4387
(760) 931-8700 SHEET50F5
LINE OF SITE LIMIT LINE PER CITY OF .----.._
CARLSBAD'S LANDSCAPE MANUAL
SEATING BUILT INTO ADJACENT RAISED PLANTER, SEE
ARCHITECTS PLANS
ENHANCED PAVING TYPICAL, SEE ARCHITECTS
PLANS
(j)
:::';l---1
::?: =
:;..> <
(")
THROUGH RAISED PLANTER TO FILTER
FLOOR AND ON GRADE SITE RUNOFF
SITE/FIRST FLOOR PLAN
PLANTING LEGEND
I SYMBOL BOTANICAL NAME
TREES -Small Scale Accent
'-----------+METRO&D£90S~CELSM
~----------+RHUS~NCa
PALM OR PALM LIKE PLANTS
~---+PHOBV«ROEBBENU
~·-------'--''-----+ .01.1<1/A FURPURACEA
0
BAMBUSA MULTIPL~'GOLDEN GODDESS'
SHRUBS • Low Level Accent
JASM!NUMANGULARE
NANOINA OOMESTICA 'HARBOR DWARF'
LAN771NAX'NEWGOLO'
MAGNOLIA GRANO/FLORA limE GEM'
THREE PROPOSED PLANTERS
LOCATED WITHIN THE PUBLIC R.O.W. WILL
BE IMPROVED AND MAINTAINED BY THE .---"''\:'""...__
PROPERTY OWNER.
25'-0"
l'"hl~---· ------------------------~----_:, ________________ --· -·-"·--------
COMMON NAME
NEW ZEALAND CHRISTMAS TREE
AFRICAN SUMAC
PIGMY DATE PALM
CARDBOARD PALM
GOLDEN GODDESS BAMBOO
SOUTH AFRICAN JASMINE
DWARF HEAVENLY BAMBOO
NEW GOLD LANTANA
LITTLE GEM MAGNOLIA
QUANTITY
3
2
5
16
SIZE
24"BOXSTD.
15 GAL.
15 GAL.
10 GAL.
15 GAL.
5 GAL.
5GAL.
5GAL.
15 GAL ESP.
SPACING
4'0.C.
4'0.C
3'0.C.
3'0.C.
6'0.C
WUCOLS
M
L
M
M
M
M
L
L
M
··-
< _, I 4.
. ~:
C•
A ·.~. '4_
FLOWERING PERENNIALS
AGAPANTHUS 'GOLD STRIKE'
TRADESCANTIA PALL/DA
BEGONIA RICHMONDENSIS
HEMEROCALL/S BITSY
SUCCULENTS AND CACTI
PEDILATHUS MACROCARPUS
GRASSES • Large & Small Scale
CAR~ DIVULSA
LOMARDIA LONGIFOLM BREEZE
PENNISETUM SPATHEO~TUM
ACORNUS GRAMINEUS 'OGON'
VINES
B!GNONIA CAPREO~li4 7/INGER/NE BEAUTY
THUNBERGM GREGGOR/1
GROUND COVER • Inorganic
2" · 4" DIAMETER RIVER ROCK COBBLE
(COLOR TO BE DETERMINED)
GOLD STRIKE AGAPANTHUS
PURPLE HEART
RICHMONDENSIS BEGONIA
DAYLILY
DESERT PENCIL BUSH
BERKELEY SEDGE
DWARF MAT RUSH
RYE PUFFS
YELLOW LEAVED CALAMUS
CROSS VINE
ORANGE CLOCK VINE
-< -~,-;
-~ -----:----
·?: w ~. ' _:.:;.
1 GAL.
1 GAL.
1 GAL.
1 GAL.
5 GAL.
2" LINERS
1 GAL.
1 GAL.
1 GAL.
5GAL.
5GAL.
NOTE: THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECT
AND NOT ON A FLOOR BY FLOOR BASIS.
' ,c p~ " :;.:.;:: _., ,
. , ..
I
? ""]
I
I I
2'0.C.
2'0.C.
2'0.C.
18" O.C.
3'0.C.
18" O.C.
3'0.C.
3'0.C.
18" O.C.
6'0.C.
6'0.C.
'H
M
M
M
M
L
M
M
M
H
M
M
VL
'I
--[' • ,_,t::
·, IE '\; ~: 5
1r"' ~, ,,_ '-"'-. ~
:--
LANDSCAPE MAINTENANCE RESPONSIBILITIES
1. THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE
WITHIN THE LIMITS OF THE SITE'S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE R.O.W.
ALONG GRAND AVENUE. THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OF
THE THE TWO EXISTING PLANTERS AND SMALL EXFANSION AREA WITHIN ONE OF THESE PLANTERS THAT
ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE.
STATEMENT OF UNDERSTANDING AND COMPLIANCE
DATE: 7/2415
10 0 5 10 20 40
~~~~~~~~~----! SCALE: 1"=10'-0" FEET
STAMP
7£0.720.9337
fax: 760.720.9505
DATE: 04-25-15
SCALE: PER PLAN
DRAWN BY: J5S
CHECKED BY: JSS
ISSUED FOR • i·ii ll!l!iml
GliY SUBMITTAL
PRELIMINARY-1st 5/1/15
CITY SUBMITTAL
PRELIMINARY-2nd 6/11/13
GITY SUBHITT AL
PRELIMINARY-Bnd l/24/13
GITY SUBMITTAL "1/14/15 PRELIMINARY-4th
C.ONC.EPTUAL
LANDSCAPE PLAN
SITE/FIRST FLOOR
I PROJECT NO. : 15-004
SHEET: L-1
OF __ __:4 ___ SHEETS
SECOND FLOOR
1 ' ' "'''.
THIRD FLOOR
• •
t:
\'
'' _,
',\
'
,, ,, -: \'\t'i'• t'. ~.:J \L••,./cd
FLOW THROUGH RAISED PLANTERS
TO FILTER STORMWATER RUNOFF
FROM ROOF LEVEL
,/
/
·------------------------------------~---~~-----·-----------------------------
,···· •-"
' ;.\' :'-. /.
'j
' i
' '
1 :
------------------"""
---------------~--------
'' -----------------
PLANTING LEGEND
I SYMBOL BOTANICAL NAME
TREES -Small Scale Accent
'--------+METROS!DEROS EXCELS/A
~-----+RHUSLANCEA
PALM OR PALM LIKE PLANTS
:"\--+PHOENIX ROEBELEN!!
~~--~~--1f~MMFURPURACEA
0-
~-
BAMBUSA MULTIPLEX 'GOLDEN GODDESS'
SHRUBS -Low Level Accent
JASM/NUMANGULARE
NAND!NA DOMEST!CA 'HARBOR DWARF
LAN lANA X WEW GOLD'
MAGNOLIA GRAND/FLORA VmE GEM'
FLOWERING PERENNIALS
AGAPANTHUS 'GOLD STRIKE'
TRADESCANT!A PALUDA
BEGONIA R!CHMONDENS!S
HEMEROCALL!S 'BITS Y'
SUCCULENTS AND CACTI
CAREX D!VULSA
LOMARD!A LONG/FOLM BREEZE
PENNISETUM SPA THEOLA TUM
IACi7RNi'JS GRAMINEUS 'OGON'
COMMON NAME
NEW ZEALAND CHRISTMAS TREE
AFRICAN SUMAC
PIGMY DATE PALM
CARDBOARD PALM
GOLDEN GODDESS BAMBOO
SOUTH AFRICAN JASMINE
DWARF HEAVENLY BAMBOO
NEW GOLD LANTANA
UTILE GEM MAGNOLIA
GOLD STRIKE AGAPANTHUS
PURPLE HEART
RICHMONDENSIS BEGONIA
DAYLILY
DESERT PENCIL BUSH
BERKELEY SEDGE
DWARF MAT RUSH
RYE PUFFS
YELLOW LEAVED CALAMUS
VINES :
B!GNONIA CAPREOLAlil 'liiNGERINE BEAUTY
THUNBERGM GREGGOR/1
GROUND COVER -Inorganic
Z" -4" DIAMETER RIVER ROCK COBBLE
(COLOR TO BE DETERMINED)
CROSS VINE
ORANGE CLOCK VINE
QUANTITY
3
z
5
16
SIZE
24" BOX STD.
15GAL
15 GAL.
10 GAL.
15 GAL.
5 GAL.
5GAL.
5GAL
15 GAL ESP.
1 GAL.
1 GAL
1 GAL.
1 GAL.
5GAL.
2" LINERS
1 GAL
1 GAL
1 GAL
5GAL
5GAL
NOTE: THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECT
AND NOT ON A FLOOR BY FLOOR BASIS.
SPACING
4'0.C.
4'0.C
3'0.C.
3'0.C.
6'0.C.
2'0.C.
2'0.C.
2'0.C.
18" O.C.
3'0.C.
18" O.C.
3'0.C.
3'0.C.
18" O.C.
6' O.C.
6'0.C.
10 0 5 10 20 40
~-~-~~~~----~~ SCALE: 1"=10'-0" FEET
WUCOLS
M
L
M
M
M
M
L
L
M
M
M
M
M
L
M
M
M
H
M
M
VL
------
.. ·.: .. -
Z725'jeffeTSo_ri·.street, ·Suile. 15b
carlsbad, ca 92008
phone: 760.720.9337
fax: 760.720.9505
STAMR
z. ·()
dl I ' -
9/29/15
DATE: 04-25-15
SCALE: FERFLAN
DRAWN BY:
CHECKED BY:
GITY SUBMITTAL
PRELIMINARY-1st
CITY SUBMITTAL
PRELIMINARY -2nd
GITY SUBMITTAL
PRELIMINARY-9nd
GITY SUBMITTAL
FKE.LIJvllNAKY-4th
..J55
..J55
5/1/15
6/11/15
1/24/15
'1/14/15
C-ONC-EPTUAL
LANDSC-APE PLAN
SEC-OND + THIRD
FLOORS
I PROJECT NO.: 15-004
X 3 > ci a ' a '" 0 G
~
" m
I
1:
" 0 m ~ <!)
" " I-I ..-
" ' mr-t ;:=======:::; ~ () ,, "\l) c-.~ SHEET: L-2
OF _ ___:4 __ SHEETS
,o
"" Iii 1-.( a
1-
()
--l L-----------------~ ~
I I t l•
L'ViNG
FOURTH FLOOR
'
'
FLOW THROUGH RAISED PLANTERS
TO FILTER STORMWATER RUNOFF
FROM ROOF LEVEL
: ~~==-=::o~~====c:ii9~~t --~--_,. ·-·· _,_, ·-··------·-· -· ··-· _,., ,_, .. ··-··-... -· ,_ --·----· ~ ~~~~-~~~~-~~~~~~~~-~~ ~~-~-
.,,..~~~~~-,-~ ....... -~·-~----·--~ ---.·~ ·--~~--~·~~~
' !
PLANTING LEGEND
l SYMBOL BOTANICAL NAME
TREES -Small Scale Accent
~~~-~~-j-METROS!DEROS EXCELS/A
~~~~~~--tRHUS LANCEA
PALM OR PALM LIKE PLANTS ~ ~ PHOENIXROEBELEN/1
w-~~-~~-tZ4Mt4FURPURACEA
0-
SHRUBS • High Screening
BAMBUSA MULTIPLEX'GOLDEN GODDESS'
SHRUBS· Low Level Accent
JASMINUMANGULARE
NAND!NA DOMEST!CA HARBOR DWARF'
LANTANA X 'NEW GOLD'
SHRUBS· Espalier Form
MAGNOLIA GRAND/FLORA limE GEM'
COMMON NAME
NEW ZEALAND CHRISTMAS TREE
AFRICAN SUMAC
PIGMY DATE PALM
CARDBOARD PALM
GOLDEN GODDESS BAMBOO
SOUTH AFRICAN JASMINE
DWARF HEAVENLY BAMBOO
NEW GOLD LANTANA
LlffiE GEM MAGNOLIA
FLOWERING PERENNIALS .
AGAPANTHUS 'GOLD STRIKE'
TRADESCANTIA PALLIDA
BEGONIA R!CHMONDENSIS
HEMEROCALLIS 'BITS Y
SUCCULENTS AND CACTI
PEDILATHUS MACROCARPUS
GRASSES • Large & Small Scale
CAREXDIVULSA
LOMARDIA LONG/FOLIA BREEZE
PENNISETUM SPA THEOLA TUM
ACORNUS GRAMINEUS 'OGON'
GOLD STRIKEAGAPANTHUS
PURPLE HEART
RICHMONDENSIS BEGONIA
DAYLILY
DESERT PENCIL BUSH
BERKELEY SEDGE
DWARF MAT RUSH
RYE PUFFS
YELLOW LEAVED CALAMUS
VINES .
8/GNON/A CAPREOLATA 'TANGERINE BEAUTY
THUNBERG/A GREGGOR/1
CROSS VINE
ORANGE CLOCK VINE
GROUND COVER· Inorganic '
2" -4" DIAMETER RIVER ROCK COBBLE
(COLOR TO BE DETERMINED)
QUANTITY
3
2
5
16
SIZE
24" BOX STD.
15 GAL.
15 GAL.
10 GAL.
15GAL
5GAL.
5GAL.
5GAL.
15 GAL ESP.
1 GAL.
1 GAL
1 GAL.
1 GAL.
5 GAL.
2" LINERS
1 GAL.
1 GAL.
1 GAL.
5GAL.
5 GAL.
NOTE: THIS LEGEND DEFINES PLANT SELECTIONS AND QUANTITIES FOR THE ENTIRE PROJECT
AND NOT ON A FLOOR BY FLOOR BASIS.
SPACING
4' D.C.
4'0.C
3'0.C.
3'0.C.
6'0.C.
2'0.C.
2'0.C.
2'0.C.
18" D.C.
3'0.C.
18" D.C.
3'0.C.
3'0.C.
18" D.C.
6'0.C.
6'0.C.
WUCOLS
M
L
M
M
M
M
L
L
M
M
M
M
M
L
M
M
M
H
M
M
VL
10 0 5 10 20 40
~--~-~~~~----1 SCALE: 1"=10'-0" FEET
--~-----
. . . . :
27-?S'.jefferso;,:_S:treet, suite. 1sb
<: :carTsbad, ·ca '92008 ·
phone: 760.720.9337"
fax: 760.720.9505
9129/15
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DATE: 04-25-15
SCALE: FER PLAN
DRAWN BY:
CHECKED BY:
GITY SUBMITTAL
PRELIMINARY-1st
GITY SIJBfvi'ITT AL
PRELIMINARY-2nd
GI-TY SIJBMITT AL
PRELIMINARY -3nd
C..ITY SUBMITTAL
PRELIMINARY -4th
J55
J55
5/1/15
f:../1"7/15
"7/24/15
"1/14/15
REVISIONS · ; .. ·''ill~
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C-ONC-EPTUAL
LANDSC-APE PLAN
FOURTH FLOOR
I PROJECT NO. : 15-004
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SITE I FIRST FLOOR PLAN
WATER USE HYDROZONE DATA
SYMBOL DESCRIPTION
HIGH WATER USE
• 46 S.F.
• .80 PLANT FACTOR (PF)
MEDIUM WATER USE
• 1,761 S.F.
• .50 PLANT FACTOR (PF)
LOW WATER USE
• 415 S.F.
• 30 PLANTFACTOR (PF)
VERY LOW WATER USE
• 0 S.F.
• .10 PLANTFACTOR (PF)
NOTE: ALL ON GRADE AND RAISED PLANTER BEDS WILL BE IRRIGATED WITH A SUBSURFACE DRIP
IRRIGATION SYSTEM
MAXIMUM APPLIED WATER ALLOWANCE (MAWA)
CALCULATION:
MAWA = MAXIMUM APPLIED WATER ALLOWANCE (GALLONS PER YEAR)
ETO = REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR)
0.7 = ET ADJUSTMENT FACTOR (ETAF)
LA = LANDSCAPED AREA INCLUDES SPECIAL LANDSCAPE AREA (SQ. FT.)
0.62 = CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT)
SLA = PORTION OF THE LANDSCAPE AREA IDENTIFIED AS SPECIAL LANDSCAPE AREA (SQ. FT.)
0.3 = THE ADDITIONAL ET ADJUSTMENT FACTOR FOR SPECIAL LANDSCAPE AREA (1.0-OJ= 0.3)
MAWA = (ETO) (0.62) [(0.7 x LA)+ (0.3 x SLA)]
= (42.9) (0,62) X [(0.7 X 2,222)]
= (26.6)x(1 ,555)
MAXIMUM APPLIED WATER ALLOWANCE = 41,363 GALLONS PER YEAR
ESTIMATED TOTAL WATER USE (ETWU) CALCULATION:
ETWU =ESTIMATED TOTAL WATER USE PER YEAR (GALLONS PER YEAR)
ETO = REFERENCE EVAPOTRANSPIRATION (INCHES PER YEAR)
PF = PLANT FACTOR FROM WUCOLS
HA= HYDROZONE AREA [HIGH, MEDIUM, AND LOW WATER USE AREAS] (SQ. FT)
SLA = SPECIAL LANDSCAPE AREA (SQ. FT.)
0.62 = CONVERSION FACTOR (TO GALLONS PER SQUARE FOOT)
IE= IRRIGATION EFFICIENCY (MINIMUM 0.71)
ETWU = (ETO) (0.62) [{PF x HA) /IE)+ SLA]
ETWU FOR HWU ZONE= (42.9) i0.62) [(.80 X 46) I .90] = 26.6 X [371 .90]
=26.6X41
= 1,090 GPY
ETWU FOR MWU ZONE= (42.9) (0.62) [(.50 X 1,761) 1.90)
= 26.6 X [880 1.90]
= 26.6 X 978 = 26,015 GPY
ETWU FOR LWU ZONE= (42.9) (0.62) [(.30 X 280) I .90]
= 26.6 X [1241 .90)
=26.6X 138
= 3,680 GPY
ESTIMATED TOTAL WATER USE= 30,785 GALLONS PER YEAR
WATER USE SUMMARY:
THE TOTAL ETWU FOR ALL HYDROZONES IS 10,578 GALLONS LESS THAN THE
MAWA, SO THE PROPOSED LANDSCAPE AND IRRIGATION DESIGN FOR THIS
PROJECT SATISFIES THE STATE MODEL WATER EFFICIENT LANDSCAPE ORDINANCE.
WATER CONSERVATION PRINCIPALS TO BE IMPLEMENTED WITHIN THIS PROJECT
1. GOOD PLANTING DESIGN BASED ON THE SELECTION OF A BALANCED PALLET OF LOW AND MEDIUM WATER
CONSUMING PLANTS AND MINIMAL USE OF HIGH WATER CONSUMING PLANT SPECIES. ARRANGMENT OF THESE
PLANTS INTO LIKE WATER USE ZONES.
2. THOROUGH SOIL PREPARATION BY INCORPORATING PROCESSED ORGANICS NTO THE EXISTING SITE SOIL
THIS WILL INCREASE THE SOIL'S WATER HOLDING CAPACITIES AND ALSO ENCOURAGE HIGHER LEVELS OF
MICROBIC ACTIVITY IN THE SOIL. HIGHER LEVELS OF MICROBIC ACTIVITY PROMOTE GOOD PLANT HEALTH AND
GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS.
3. LIMIT THE USE OF ORNAMENTAL TURF AREAS. NO ORNAMENTAL TURF WILL BE A PART OF THIS PROJECT.
4. SELECTION OF LOW WATER DEMAND PLANTS (PLEASE REVIEW PLANT LEGEND).
5. INCORPORATION OF EFFECTIVE AND EFFICIENT IRRIGATION DESIGN CONCEPTS, IE CIRCUIT ZONES BASED
UPON SUN I SHADE EXPOSURE AND SLOPE VS LEVEL PLANTING AREAS, GROUP TREES, SHRUBS, AND
GROUND COVERS SEPARATELY FROM LAWNS, USE OF SUBSURFACE DRIP AND MICROSPRAY IRRIGATION
WATER DELIVERY HARDWARE, SPECIFICATION OF WEATHER BASED IRRIGATION CONTROLLER WITH THE
ABILITY TO MANAGE MULTIPLE PROGRAMS, INCORPORATE ANTI DRAIN CHECK VALVES TO ELIMINATE LOW
HEAD DRAINAGE AND USE OF A FLOW SENSOR/MASTER VALVE CONFIGURATION PROGRAMMED TO DETECT
LINE AND SPRINKLER BREAKS AND TO SHUT THE SYSTEM DOWN WHEN BREAK ARE DETECTED.
6. INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO THE SURFACE OF ALL SHRUB AND GROUND
COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCTURE
BY THE DECOMPOSITION OF THE ORGANIC MULCH OVER TIME.
7. PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT. THIS WILL BE ACCOMPLISHED BY HIRING A PROVEN
LANDSCAPE MAINTENANCE CONTRACTOR KNOWLEGABLE IN THE PRACTICE OF GOOD XERISCAPE PRINCIPALS.
THIS CONTRACTOR WILL PROVIDE AN ONGOING EVALUATION AND ADJUSTMENT PROGRAM TO INSURE THE
ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER THE LIFE OF THIS
LANDSCAPE.
ACCOMMODATIONS FOR RECLAIMED WATER
1. ALL PLANTED AREAS REPRESENTED IN A HATCH PATTERN ON THIS SHEET ARE TO BE IRRIGATED WITH
POTABLE WATER AT THIS TIME, HOWEVER THE NEW IRRIGATION SYSTEM WILL BE DESIGNED TO
ACCOMMODATE THE USE OF RECLAIMED WATER IN THE FUTURE SHOULD IT BECOME AVAILABLE.
LANDSCAPE MAINTENANCE RESPONSIBILITIES
1. THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE
WITHIN THE LIMITS OF THE SITE'S PROPERTY LINES AND THE 3 TREE WELLS LOCATED WITHIN THE R.O.W.
ALONG GRAND AVENUE. THE CITY OF CARLSBAD WILL BE RESPONSIBLE FOR THE MAINTENANCE OF
THE THE TWO EXISTING PLANTERS AND SMALL EXPANSION AREA WITHIN ONE OF THESE PLANTERS THAT
ARE LOCATED ALONG MADISON STREET AND GRAND AVENUE.
20 0 10 20 40 80
SCALE: 1" = 20'-0" FEET
phone: 780.720.9337
fax: 760.720.9505
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DATE: 04-25-15
SCALE: PER PLAN
DRAWN BY: .J55
CHECKED BY: .J55
ISSUED FOR.:,.' ''' ·''''!/1 '·'Iii~' ; ,_ .
GITY SUBMITTAL 5/1/15 PRELIMINARY-1 ~t
C.ITY SUBMITTAL
PRELIMINARY-2nd b/1""1/15
C.ITY SUBMITTAL ""1/::24/15 PRELIMINARY-3nd
GITY SlJEMITT AL 0:::/14/15 PRELIMINARY -4th
REVISIONS ·: ' .. ': l:. ~ztr~~ "' "' _,
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C.ONC.EPTUAL
Y'IATER
C.ONSERY A TION
PLAN
I PROJECT NO. : 15-004
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