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2677 STATE STREET
CARLSBAD. CA 92008
E
APPLICATION FOR A MAJOR REV EW
PERMIT (RP) &
A TENTATIVE CARLSBAD TRACT MAP (CT)
FOR A MIXED-USE PROJECT AT
2677 ST ATE STREET
CARLSBAD. CA 92008
APN· 203-054-25
BUILDING AREAS
LEVEL 1 LEASEABLE
PROFESSIONAL OFFICE 1,622 SF (1,328 SF NET FOR PAf{KING CALCULATIONS)
LEVEL 2 RESIDENTIAL LIVEABLE PATIO
UNIT 1 2,244 353
UNIT 2 (LOWER LEVEL) 1,586
UNIT3 2,294 431
SUB-TOTAL 6,124 784
LEVEL 3 RESIDENTIAL LIVEABLE PATIO
UNIT4 2,244 293
UNIT 2 (UPPER LEVEL) 1,348
UNITS 2,294 431
SUB-TOTAL 5,886 724
LEVEL 4 RESIDENTIAL LIVEABLE PATIO
PENTHOUSE 1 1,993 707
PENTHOUSE2 2,755 940
SUB-TOTAL 4,748 1,647
TOTAL RESIDENTIAL 16,758 3,155
SETBACK CALCULATIONS
REQUIRED SETBACK AREA PER LEVEL:
PROPERTY WIDTH
AVERAGE SETBACK DEPTH
SETBACK AREA REQUIRED
LEVEL 1
76.25'
10'
762.5 SF
FOR MIXED-USE DEVELOPMENT, NO SETBACK AT GRADE FLOOR
LEVEL 2
SETBACK AREA REQUIRED
SETBACK AREA PROVIDED
SUB-TOTAL OF EXCESS SETBACK
LEVEL 3
SETBACK AREA REQUIRED
SETBACK AREA PROVIDED
SUB-TOTAL OF EXCESS SETBACK
LEVEL 4
SETBACK AREA REQUIRED
SETBACK AREA PROVIDED
SUB-TOTAL OF EXCESS SETBACK
TOTAL SETBACK EXCESS
VICINITY MAP
Or
762.5 SF
1195 SF
432.5 SF
762.5 SF
1195 SF
432.5 SF
762.5 SF
1195 SF
432.5 SF
1297.5 SF
· TOWNHOUSE
2677 STATE STREET
CARLSBAD
VlllAGE
q¾, 6:,n.,,o-~d ViilHc,e-.El
'\:.
TOTAL
2,597
1,586
2,725
6,908
TOTAL
2,537
1,348
2,725
6,610
TOTAL
2,700
3,695
6,395
19,913
SCALE: N.T.S.
SHEET INDEX
SHEET#
T0.00
C-1
L-1
IL-1
A2.01
A2.02
A2.03
A2.04
A2.05
A6.00
A6.01
A7.00
RP 2016-0001 / CT 2016-0002
SHEET NAME
COVERSHEET
TENTATIVE MAP & PRELIMINARY GRADING PLAN
PRELIMINARY LANDSCAPE PLAN
IRRIGATED LANDSCAPE AREAS
LEVEL 1 FLOOR PLAN
LEVEL 2 FLOOR PLAN
LEVEL 3 FLOOR PLAN
LEVEL 4 FLOOR PLAN
ROOF PLAN
EXTERIOR ELEVATIONS
EXTERIOR ELEVATIONS
BUILDING SECTIONS
CITY OF CARLSBAD
PLANNING COMMISSION
Case Name:-jD"" w!:1.2~
--··--·-
CaseNo.:!S£ i,011.-@1.fcr 1:;!!l\o-O<>O.L
• " Date: 5/;7/n Exhibit No.: i4 ,. -L ,.
GENERAL INFORMATION
PROPERTY OWNER
DEVELOPER
ARCHITECT
CIVIL ENGINEER
LANDSCAPE ARCHITECT
ADDRESS
SITE ACREAGE
APN
LEGAL DESCRIPTION
COASTAL ZONE
EXISTING ZONE
EXISTING LAND USE
PROPOSED LAND USE
NUMBER OF UNITS
# OF LOTS PROPOSED
PROPOSED DENSITY
ALLOWABLE DENSITY
PROPOSED OFFICE
TOTAL BUILDING COVEP-AGE
GROSS FLOOR PLATE SF.
LEVEL 1
LEVEL 2
LEVEL 3
LEVEL 4
% OF SITE LANDSCAPED
PARKING REQUIRED
PARKING PROVIDED
OPEN SPACE REQUIRED
OPEN SPACE PROVIDED
SETBACK REQUIRED
SEBACK PROVIDED
SECTION 21.53.230
STORAGE (CU. FT.)
A.D.T. GENERATION
SEWER DISTRICT
WATER DISTRICT
SCHOOL DISTRICT
CONSTRUCTION TYPE
OCCUPANCY TYPES
BUILDING CODE DATA
MARK BENJAMIN
P.O. BOX7050 RANCHO SANTA FE, CA92067
ARCHIPELAGO DEVELOPMENT
P.O. 7050 RANCHO SANTA FE, CA92067
(858) 699-6272
AVRP STUDIOS
CONTACT: ED LEONARD, PROJECT MANAGER
703 16TH STREET, SUITE 200
SAN DIEGO, CA92101
(619) 795-6082
SAMPO ENGINEERING
CONTACT: ZAREL LOMELI
171 SAXONY ROAD, SUITE 213
ENCINITAS, CA 92024
(760) 436-0660
GEORGE MERCER ASSOCIATES, INC.
CONTACT: GEORGE MERCER
4730 PALM ABE #210
LA MESA, CA91941
(619) 463-7876
2677 STA TE STREET
9,800 S.F. (0.22 ACRES)
203-054-25
PARCEL 1: ALL OF LOT 6 OF SEASIDE LANDS, ACCORDING TO MAP THEREOF N0.1722, FILED IN THE
OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921. EXCEPT THE SOUTHERLY
51 FEET. THE NORTHERLY LINE OF SAID SOUTHERLY 51 FEET BEING PARALLEL WITH THE DIVIDING
LINE BETWEEN LOTS 5 AND 6 IN SAID SEASIDE LANDS.
PARCEL 2: THE SOUTHEASTERLY HALF OF LOT 7 IN SEASIDE LANDS, ACCORDING TO MAP THEREOF
NO. 1722, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, JULY 28, 1921.
NOT APPLICABLE (PER FIGURE 5)
V-R VILLAGE REVIEW ZONE
GENERAL PLAN LAND USE DESIGNATION LAND USE DISTRICT 4-RESIDENTIAL SUPPORT AREA
VACANT (FORMER AUTOMOTIVE REPAIR)
MIXED-USE WITH MULTI-FAMILY RESIDENTIAL AND PROFESSIONAL OFFICE
(7) 2-BEDROOM RESIDENTIAL CONDOMINIUM UNITS
(1) OFFICE CONDOMINIUM UNIT
(8) UNITS TOTAL
(8) LOTS PROPOSED
35 UNITS/ACRE= 7 UNITS
35 UNITS/ACRE= 7 UNITS
1,622 S.F GROSS
9,186 S.F. (94%)
33,399 S.F.
8,770 S.F.
9,145 S.F.
7,909 S.F.
7,575 S.F.
4.5% (INCLUDES PODIUM PLANTER)
14 SPACES RESIDENTIAL ( 2 SPACES PER 2 BEDROOM)
4 SPACES FOR PROFESSIONAL OFFICE (1,328 S.F. NET 1350 = 4spaces}
(SEE 'BUILDING AREAS' TABLE FOR OFFICE NET LEASEABLE SF)
14 SPACES RESIDENTIAL, 2 SPACES PROFESSIONAL OFFICE
2 OFFICE SPACES, -REQUEST IN-LIEU PARKING (Zone 2, non-coastal)
20% LOT AREA= 1,960 S.F.
COURTYARD= 1,530 S.F.
GROUND LEVEL PLANTERS= 430 S.F.
BALCONIES & PATIOS= 3,155 S.F.
TOTAL OPEN SPACE PROVIDED= 5,115 S.F. (52%)
NONE AT GRADE LEVEL
10'-0" AVG. SETBACK AT ALL FLOORS ABOVE FIRST FLOOR
16.03' (SEE SETBACK CALCULATIONS)
NOT APPLICABLE
14,500 CU. FT 46,'6
71 ADT (Per SAND AG Worksheet), Circulation Impact Analyis Not Required
CARLSBAD SEWER DISTRICT
CARLSBAD MUNICIPAL WATER DISTRICT
CARLSBAD UNIFIED SCHOOL DISTRICT
V-A
R-2, S-2, B
NOTE: TYPE V-A BUILDING Will BE CONSIDERED AS NONSEPRARATED OCCUPANCIES IN
ACCORDANCE WITH SECTION 5-8.3
~ ~ g ec_ ______________________________________________________________________________ _,__ _______________________________________ i__ ______________________________________ _,
--~ ----------------
~lrg~u~~~~~o
mlenors
703 16th Street, Suite 200 graphics
San Diego
California 92101
P 619.704.2700
F619.7D4.2699
www.avrpstudios.com
STAMP:
CONSULTANT:
PROJECT NAME:
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ISSUE DATES:
DESCRIPTION:
PROGRESS SET
D.R. RESLIBMITTAL
D.R. RESUBMITTAL
AVRP PROJECT NO.
AGENCY#:
DRAWN BY:
CHECKED BY:
SHEET TITLE:
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DATE:
10.28.2016
02.02.2017
03.1D.2017
16042.00
RP 2016-0001
CT 2016-0002
EL
PD
COVERSHEET
SHEET NUMBER.:
TO.OD
S'fMBOL LEGEND
SUBDMSION BOUNDARY
RIGHT-OF-WAY
EASEMENT LINE
EX/SllNG CONTOUR
[X/SllNG REVA llON
--150---
KEY NOTES: Q
DEMOLISH/PROTECT IN-PLACE
1. DEMOUSH ASPHALT PA W:MBIT
l DEMOUSH EX/Sl/NG BUILDING
J. DEMOLISH CONCRETE
4. DEMOUSH CHAIN LINK FENCE
5. PROTECT ARE HYDRANT IN PLACE
6. REMOVE 3• BOLLARDS
7. RELOCATE GAS METER
8. DEMOI.ISH AND ABANDON STORM DRAIN MANHOI.E
X 150.5, (150.5)
9. CAP AND ABANDON STORM DRAIN PIPE IN-PLACE
10. REMOVE WATER METER
11. REMOVE BACKFLOW PREVENTER
NEW IMPROVEMENTS: 0
1. PROPOSED BUILDING PER ARCHITECTS PLAN
l PROPOSED COI.UMNS
J. PROPOSED PARKING STRIPING
4. PROPOSED CONCRETE
5. PROPOSED HANDICAP PARKING STALL
6. PROPOSED TRBICH RESURFACING
7. PROPOSED STREET TREE l!fLL
8. PROPOSED TRASH AREA, TO BE ACCESED FROM THE ALLEY
NEW STORM DRAINAGE: Q
1. PROPOSED SAND-OIL SEPARATOR BY JENSEN PRECAST OR CITY APPROVED
2. PROPOSED JENSEN CONCRETE DETENl/ON STRUCTURE
J. PROPOSED 2X2 BROOKS BOX OR EQ/JIVAl£NT (PR/VA TE)
4. PROPOSED TRENCH DRAIN (PR/VA TE)
5. PROPOSED POINT OF CONNECllON POINT TO EX/Sl/NG 66" RCP STORM SEllfR
PIPE
6. PVC C0/.1£CTOR PIPE mR ROOF DOl'IIISPOUTS TO BE INSTALLED 111TH KR/STAR
ALTERS OR CITY APPROVED EQ/JIVALBIT
7. PROPOSED DOWNSPO/JT TO BE INSTALLED 111TH KR/STAR ALTERS
U7/Ll7/ES: D
1. PROPOSED POINT OF CONNECTION TO EXISTING a• ACP WATER MAIN
2. PROPOSED /NSTALLA TION OF WATER METERS
3. PROPOSED INSTALLATION OF BACKFLOW PREVENTER
4. PROPOSED POINT OF CONNECTION OF SEl!fR LATERAL TO 10" VCP SEllfR MAIN
5. PROPOSED 2• WA 71'7? LINE
6. PROPOSED INSTALLATION MASTER WATER ME71'7?
7. PROPOSED INSTALLATION OF 6" ARE SERVICE
8. PROPOSED INSTALLA 7/0N OF ARE POC
9. PROPOSED INSTALLA 7/0N OF 2" WATER M£71'7?
EASEMENTS: 0
1. PROPOSED PUBLIC UTILITY & PEDESTRIAN ACCESS EASEMENT
l EXISTING 5' 111DE DRAINAGE EASEMENT GRANTED TO THE CO/JNTY OF SAIi DIEGO
RECORDED ON 10/13/1932 BOOK 160 PAGE 228 OF ITTICIAL RfCORDS. TO BE
ABANDONED PER ANAL MAP
NOTES:
1. PROPERTY LINE BEARINGS AND DISTANCES SHOWN HEREON
CALCULATED PER MAP 21084.
l A PRELIMINARY ml£ REPORT PREPARED BY RRST AMERICAN 7/Tl.E COMPANY DATED OCTOBER 13, 1932 AS DOC NO. 00267907-995-CC1
WAS REVIEWED FOR [X/SllNG ON-SITE EASEMENTS. ONE EASEMENT
WAS FO/JND AND SAID EASEMENT HAS BEEN PLOTTED HEREON.
ABBREV/A HONS:
CO CLEANO/JT
EX EX/57/NG
FL FLOW LINE
FS RN/SHED SURF ACE
Pl PLANTER
SD STORM DRAIN
SDMH STORM DRAIN MANHOLE
TC TOP OF CURB
BIIJG PER
ARCH PLAN
o/w
il1 cl i--------+--------~ 4.5' 7.7'
~ STATE ST
"A" CROSS SECTION ========="==''='"==""'===========N"'7S=0
TENTATIVE MAP AND PRELIMINARY GRADING PLAN
FOR EIGHT CONDOMINIUM UNITS
2677 STATE STREET
10 5 0 10 20 ~I -~I----~! -~I
SCALE: 1" = 10'
OWNER'S CER7/FICA TE:
I HEREBY CERllFY THAT I AM THE RECORD OWNER OF THE PROPERTY SHOWN ON THE
ATTACHED TENTA llVE MAP AND THAT SAID MAP SHOWS THE ENllRE CONllGUO/JS
OWNERSHIP. I UNDERSTAND THAT PROPERTY IS CONllGUOUS EVEN IF IT IS SEPARATED
BY ROADS, STREETS, UTILITY EASEMENTS, OR RAILROAD RIGHTS OF WAY.
I HEREBY CONSENT TO THE RUNG OF THIS TENTATIVE MAP.
MARK BENJAMIN
OWNER
SUBDIVIDER
MARK BENJAMIN
PO BOX 7050
RANCHO SANTA FE, CA 92067
SITE ADDRESS
2677 STA TE STREET
CARLSBAD, CA 92008
LEGAL DESCRIP7/0N:
DATE
PARCEL 1: ALL OF LOT 6 OF SEASIDE LANDS, ACCORDING TO MAP THEREOF NO. 1122,
Rl£D IN THE omCE OF THE COUNTY RECORDER Of SAN DIEGO CO/JNTY, JULY 28,
1921. EXCEPT THE SO/JTHERL Y 51 FEET BEING PARALLEL 111TH THE DIVIDING LINE
BETWEEN LOTS 5 AND 6 IN SAID SEASIDE LANDS.
PARCEL 2: THE SOU/HERL Y HALF OF LOT 1 IN SEASIDE LANDS, ACCORDING TO MAP
THEREOF NO. 1722, FILED IN THE ITT/CE OF THE COUNTY RECORDER OF SAN DIEGO
CO/JNTY JULY 28, 1921.
ASSESSOR'S PARCEL NO.:
203-054-25
CALIFORNIA COORDINATES:
366-1665
TOTAL ACREAGE:
EX/SllNG: 0.225 GROSS & NET
PROPOSED: 0.225 GROSS & NET
TOTAL LOTS:
1 LOT
GENERAL PLAN DES/GNA 7/0N: MIXED-USE
PRESENT ZONING REGULA HONS: (V-R !
FRONT YARD SETBACK: FOR MIXED-USE D(VELOPMENT, THERE SHALL BE NO MINIMUM
OR MAXIMUM SETBACK FOR RRST AT GRADE FLOOR.
INTERIOR SIDE YARD SETBACK: NO MINIMUM OR MAXIMUM.
STREET SIDE YARD SETBACK: NO MINIMUM OR MAXIMUM.
REAR YARD SETBACK: NO MINIMUM OR MAXIMUM.
MAX. LOT COVERAGE: 100%
MAX HEIGHT: 45'
PRESENT USE: 1 COMMERCIAL GARAGE
PROPOSED USE: 1 LOT, EIGHT-UNIT AIRSPACE CONDOMINIUM SUBD/11/SION AS
DEANED IN SECl/ON 1350 Of THE CIVIL COO£ Of THE STATE OF CALIFORNIA.
ACCESS: VEHICLE ACCESS PROVIDED FROM REAR ALLEY. PEDESTRIAN ACCESS IN THE
FRONT FROM STA TE STREET.
~f~fE~RLSBAD MUNICIPAL WATER DISTRICT
ARE: CARLSBAD ARE DEPARTMENT
SEl!fR: CITY Of CARLSBAD WASTEWATER DIVISION
ELEMENTARY SCHOOL: CARLSBAD UN/RED SCHOOL DISTRICT
HIGH SCHOOL: CARLSBAD UN/RED SCHOOL DISTRICT
TOPOGRAPHY: THE EX/SllNG TOPOGRAPHY SHOWN HEREON IS FROM A RELD SURVEY PERFORMED BY
SAMPO BIG/NEERING, INC. ON SEPTEMBER 23, 2016.
VERHCAL BENCHMARK:
CITY OF CARLSBAD VERl/CAL CONTROL POINT 139 LOCATED IN THE SOUTH SIDEWALK
NEAR THE EAST END Of LAS FLORES DRIVE BRIDGE OVER INTERSTATE 5, 50 FT EAST
OF CBITER OVERPASS AND 25 FT OF CURB
DATUM: NAVIJBB [/£VA llON:88.415
IMPERMEABLE AREAS CALCULAHONS:
EX/57/NG IMPERWOUS AREAS = 9,110 SF
PROPOSED IMPERl//0/JS AREAS = 9,427 Sf
INCREASE IMPER'IIOUS AREAS= 314 Sf
EARTH WORK QUAN7/TY:
CUT: 231 CY
FILL: 2 CY
EXPORT.-229 CY
REMEDIAL: 1,088 CY {3' REMOVAL AND RECOMPACl/ON UNDER BUILDING AREAS)
STORM WATER QUALITY STATEMENT:
THIS PROJECT IS CONSIDERED "STANDARD" FOR STORM WA71'7? QUAUTY PURPOSES PER THE
CITY Of CARLSBAD STORM WA TER PROJECT CLASS/FICA 7/0N. THE PROJECT PROPOSES AN
INCREASE TO THE TOTAL IMPERVIOUS SURFACES OF 314 Sf AND AN INCREASE IN STORM
WATER RUNOFF. THE ANl/CIPA TED INCREASE IN STORM WATER RUNOFF VOLUME HAS BEEN
CALCULATED AS 43 CF. A DETENllON BASIN IS PROPOSED IN THE PARKING GARAGE IN AN
EFFORT TO MlllGA TE PEAK STORM FLOWS FOR THE TOTAL SITE IN THE DEVELOPED COND/llON.
MAP PREPARED BY:
SAMPO BIG/NEERING, INC.
171 SAXONY RD, STE 213
BICINITAS, CA 92024
(760)436-0660
1Li ,/--y
VINCENT L SAMPO, LS 7655
SUBDIVIDER'S CER7/FICA TE
' .-------1 "' ,.___ ;;-
THE SUBDIVIDER AGREES TO DEFEND, INDEMNIFY, AND HOLD HARMl£SS TH[
CITY OF CARLSBAD AND ITS AGENTS, OFRCERS, AND EMPLO'ff.ES FROM
ANY CLAIM, ACllON, OR PROCEEDING AGAINST THE CITY OF CARLSBAD OR
ITS AGENTS, omCERS, OR EMPLO'(EES, TO ATTACK, SET ASIDE, VOID, OR
ANNUL AN APPROVAL FROM TH[ CITY Of CARLSBAD CONCERNING THE
SUBDIVISION WHEN SUCH ACllON IS BRO/JGHT WITHIN THE 7/ME PERIOD
SPEC/RED IN GOVERNMBIT COOE SECllON 66499.37. THIS CER71RCA TE IS
COND/llONED UPON THE CITY Of CARLSBAD PROVIDING PROMPT NOllC[ TO
THE SUBD/11/DER AS PROV/OED FOR BY THE ACT. (GOVERNMENT CODE
66474.9) .::::::; z :!'I-Di $.a<i
$_ -!:!~ ..
MARK BENJAMIN
SUBDIVIDER
DATE "'n.~ ~~ ~ ~I~ Ii~ ~Az "'-z
~"""~ ~I l' Z I Q .,, "~ "i IS ~ ,,,,,,.-~·-'./, :,.._~ 0
:1'.,< iS ~ ..-
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L--------------------------------------------------------------------------------------------------------------------\-~_+_'_!S_~
MULTI-TRUNKED PHOENIX RECLINATA -~
SENEGAL DATE PALM
UNDERPLANTED WITH AEONIUM
SUNBURST
MAINTENANCE:
LANDSCAPE AREA: (45 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL 2nd FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
PLAN VIEW -2nd FLOOR COURTYARD
MAINTENANCE:
LANDSCAPE AREA: (50 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
I
NORTHWEST CORNER
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL 4th FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
SOUTHWEST CORNER SOUTHEAST CORNER
4th FLOOR PLANTERS (FREESTANDING)
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PROPERTY LINE
• •
• •
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PROPERTY LINE
EXISTING BUILDING 21685 STATE STREET
0 4 8 12 16 24 32
GRAPHIC SCALE -FEET
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
I
ALOE BAINSII
TREE ALOE
I
I
EUPHORBIA MILLll!'APACHE RED'
CROWN OF THORNS
I
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WOODWARDIA FIMBRIATA h._ GIANT CHAIN FEfN
~ : ~ :
V) I
I
4' X 4' CAST I !-li'------IRON TREE GRATE I..:::: ADA COMPLIANT
~ :
½
-..____ SIDEWALK
CAREX PANSA
MAINTENANCE:
CALIFORNIA MEADOW SEDGE
PLANTED IN E!llOSWALE
'
CHONDROPEtrALUM TECTORUM
CAPE RUSH!
I
DIANELLA TASMANICA 'VARIEGATA'
VARIEGATED TASMANIAN FLAX LILY
i
I
~~iTT~~L{-~~7G~~?3S'6~~1souRCED
3" DEPTH I
I
I
ACER PALMATUM -UAPANESE MAPLE I
I
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'
LANDSCAPE AREA: (313 SQ. FT.)
TREE WELLS: (32 SQ. FT.)
TO BE MAINTAINED BY DEVELOPER UNTIL
PLAN VIEW -GROUND FLOOR_STREET LEVEL NORTH
HOME OWNER'S ASSOCIATION HAS BEEN ESTABLISHED.
AT THAT TIME, ALL 1st FLOOR LANDSCAPE SHALL
THEN BE MAINTAINED BY HOME OWNERS ASSOCIATION
PLANTING LEGEND
SYMBOL
•
SPECIES/COMMON NAME
ACER PALMATUM
JAPANESE MAPLE
AEONIUM 'SUNBURST'
SUNBURST AEONIUM
AGAVE 'BLUE GLOW'
BLUE GLOW AGAVE
ALOE BAINSII
TREE ALOE
CAREX PANSA
CALIFORNIA MEADOW SEDGE
CHONDROPETALUM TECTORUM
CAPE RUSH
DIANELLA TASMANICA 'VARIEGATA'
VARIEGATED FLAX LILY
EUPHORBIA MILLII 'APACHE RED'
CROWN OF THORNS
PHOENIX RECLINATA
SENEGAL DATE PAL
WOODWARDIA FIMBRIATA
CHAIN FERN
STREET TREE:
ARCHONTOPHOENIX CUNNINGHAMIANA
KING PALM
SIZE QUANTITY
15 GAL 1
1 GAL 63
5GAL 20
15 GAL 1
1 GAL 35
5 GAL 4
5 GAL 10
1 GAL 16
36" BOX 1
MULTI-TRUNK
5 GAL 1
24" BOX MIN. 2
WATER CONSERVATION STATEMENT:
1. WATER USE IS VERY LIMITED DUE TO LIMITED AREA AVAILABLE FOR LANDSCAPING.
2. NO LAWN IS PROPOSED,
3. IRRIGATION SYSTEMS SHALL BE HIGH EFFICIENCY DRIP TYPE.
4. WATER CONSERVING MULCHES ARE PROPOSED.
5. AUTOMATIC CONTROLLER SHALL BE EQUIPPED WITH A RAIN SHUT-OFF DEVICE
6. MOST PLANTINGS ARE ON NORTH/EAST SIDE OF BUILDING, WITH LIMITED SUN
EXPOSURE, AND THEREFORE LIMITED WATER NEEDS.
7. MAJORITY OF PLANTING IS LOW OR VERY LOW WATER USE.
MWELO NOTE: Landscape area is 440 square feet, falling
below the 500 sq. ft. minimum required for MWELO compliance.
PRELIMINARY LANDSCAPE PLAN
LANDSCAPE MAINTENANCE RESPONSIBILITY
WATER CONSERVATION STATEMENT
AT ALL PLANTED AREAS: MULCH OF LARGE CHUNKS OF LOCALLY SOURCED NOT FOR CONSTRUCTION
GRANITE -TAN/GRAY, 3" DIAM. -3" DEPTH
------~----------------------------------------
IF PLAN IS LESS THAN 24" X 36"
IT IS A REDUCED PRINT.
;;,;::r,11r_;:: c.r_.c..1 i::::: A.r.r.rir:?n1J,,.J.-::.1 v
'
GEORGE MERCER
RLA 4055
LANDSCAPE ARCHITECTURE
4730 PALM AVENUE, STE 213
LA MESA, CA 91941
(619) 463-7876
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CHANGES
9/2'4/16
11/9/16
1/24/11'
2/1/11
3/9/11
PROGRESS
PROGRESS
PROGRESS
PROGRESS
PROGRESS
3/ 1 0/ 11 PROGRESS
PROGRESS PRINT DATE
DESIGN GM -----
DRAWN GM -----
CHECKED
-----
SCALE 118"· 1'
PROJECT 16-ooq
'SHEET
l-1
, OF 1 SHEETS
I
D
PLAN VIEW -2nd FLOOR COURTYARD
• NORTHWEST CORNER
SOUTHWEST CORNER SOUTHEAST CORNER
4th FLOOR PLANTERS (FREESTANDING)
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PROPERTY LINE
• •
• •
PROPERTY LINE
EXISTING BUILDING 2685 STATE STREET
8 12 16 24
PLAN VIEW -GROUND FLOOR.STREET LEVEL GRAPHIC SCALE -FEET
--------------
INDICATES AREA TO BE IRRIGATED WITH POTABLE WATER
NO RECYCLED WATER OR GRAY WATER IS TO BE USED
AT THIS PROJECT
TOTAL IRRIGATED AREA: 440 SQUARE FEET.
32
NORTH
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RLA 4055
LANDSCAPE ARCHITECTURE
4730 PALM AVENUE, STE 213
LA MESA, CA 91941
(619) 463-7876
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PROGRESS PRINT DATE
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IT IS A REDUCED PR.INT.
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GENERAL NOTES
1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE
TO THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RA TING OF 32, AS
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CONSULTING, INC. (JANUARY 21, 2017)
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703 16th Street, Suite 200 graphics
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RP 2016-0001
CT 2016-0002
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SHEET NUMBER.:
A2.01
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GENERAL NOTES
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1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE
TO THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32. AS
RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LON
CONSUL TING, INC. (JANUARY 21, 2017)
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RP 2016-0001
CT 2016-0002
EL
PD
LEVEL 2 FLOOR PLAN
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A2.02
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GENERAL NOTES
1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE
TO THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
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RP 2016-0001
CT 2016-0002
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PD
LEVEL 3 FLOOR PLAN
SHEET NUMBER.:
A2.03
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RP 2016-0001 / CT 2016-0002
GENERAL NOTES
1. ALL GLASS ASSEMBLIES FACING OR HAVING A DIRECT LINE OF SITE
TO THE RAILROAD TRACKS SHALL BE DUAL-PANED AND ACOUSTICAL
SEALANT APPLIED AROUND THE EXTERIOR EDGES WITH A MINIMUM
SOUND TRANSMISSION CLASSIFICATION (STC) RATING OF 32, AS
RECOMMENDED BY THE NOISE ANALYSIS PREPARED BY LON
CONSULTING, INC. (JANUARY 21, 2017)
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10.28.2016
02.02.2017
03.10.2017
16042.00
RP 2016-0001
CT 2016-0002
EL
PD
LEVEL 4 FLOOR PLAN
SHEET NUMBER.:
A2.04
,
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PLANTER
BELOW
T. 0. PARAPET
+36'-4"
PLANTER
BELOW
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STRUCTURE 7
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(LEVEL 2)
0 4' 8' 16' r-,
RP 2016-0001 / CT 2016-0002 Pxrg~u~~~.~o
interiors
703 16th Street, Suite 200 graphics
San Diego
California 92101
P 619.704.2700
F 679.704.2699
www.ovrpstudios.com
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DATE:
10.28.2016
02.02.2017
03.10.2017
16042.00
RP 2016-0001 CT 2016-0002
EL
PD
ROOF PLAN
SHEET NUMBER.:
A2.05
1 EAST ELEVATION (STATE ST.)
118"-1'-0"
2 WEST ELEVATION
118"-1'-0"
•• A~JACENT-.•·· ' BUILDING ..
0
0
ADJACENT
BUILDING
4' 8' 16'
4' 8' 16'
+83.0'
45' HT LIMIT PER
CBMC 21.04.065
,._
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FF: +70.50'
LEVEL 4 PENTHOUSE
0 ..,.
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LEVEL 3
0 ..,.
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FF: +50.0'
LEVEL 2
0 0 I
N
FF: +38.0'
+83.0'
45' HT LIMIT PER
CBMC 21.04.065
,._
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FF: +70.50'
LEVEL 4 PENTHOUSE
,._
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0
FF: +60.25'
LEVEL 3
,._
I
0
FF: +50.0'
LEVEL 2
'b I
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FF: +38.0'
RP 2016-0001 / CT 2016-0002
KEYNOTES:
@2] WOOD SIDING
~ METAL FACIA
§] SMOOTH FINISH STUCCO
§] FIBER CEMENT FACADE
~ METAL PLANTER
~ RAISED PLANTER BOX
§] ACRYLIC PANEL
~ LOUVERED SCREEN/DOOR
~ CONTROL JOINT
~ GARAGE DOOR
[DJ METAL COPING
'b @] SAND FINISH STUCCO
I "' @] S.S. CABLE LATTICE FOR ..,.
VINES
GJ METAL GUARDRAIL
@] DOWNSPOUT
'b
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1menor..
703 16th Street, Suite 200 grcphics
San Diego
California 92101
P 619.704.2700
F 619.704.2699
www.avrpstudios.com
STAMP:
CONSULTANT:
PROJECT NAME:
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ISSUE DATES:
DESCRIPTION: DATE:
PROGRESS SET 10.28.2016
D.R. RESUBMITTAL 02.02.2017
D.R. RESUBMITTAL 03.10.2017
AVRP PROJECT NO.
AGENCY#:
DRAWN BY:
CHECKED BY:
SHEET TITLE:
16042.00
RP 2016-0001
CT 2016-0002
EL
PD
EXTERIOR ELEVATIONS
SHEET NUMBER.:
A6.00
3 NORTH ELEVATION
1/8"-1'-0"
4 SOUTH ELEVATION
118"=1 '-0"
I @]
0
0
4'
4'
----·-
•O''(; , .• ,,.,
; ,',c;c
ALLEY! .
8' 16'
i ~
8' 16'
RP 2016-0001 / CT 2016-0002
KEYNOTES:
~ WOOD SIDING
~ METAL FACIA
§] SMOOTH FINISH STUCCO
+83.0' ~ FIBER CEMENT FACADE
----',. ~ 45' HT UMIT PER METAL PLANTER
CBMC 21.04.065 ~ RAISED PLANTER BOX ,.,_
I ~ ACRYLIC PANEL " las! LOUVERED SCREEN / DOOR
FF: + 70.50' I ~ ' ' ~ CONTROL JOINT
' LEVEL 4 PENTHOUSE I ' ~ GARAGE DOOR ,.,_
I [DJ 0 METAL COPING
FF: +60.25' ~ 'o @] SAND FINISH STUCCO
' I ' ;.,., LEVEL 3 "' @] NOT USED
,.,. ~ METAL GUARDRAIL I
a
FF: +50.0' ~ @] DOWNSPOUT
,!
' LEVEL 2
0 I
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FF: +38.0'
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D.R. RESUBMITTAL 03.10.2017
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AGENCY#:
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CHECKED BY:
SHEET TITLE:
16042.00
RP 2016-0001
CT 2016-0002
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SHEET NUMBER.:
A7.00