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Home My WebLink AboutCT 2018-0008; GRAND JEFFERSON; Planning Commission.I GENERAL NOTES ---1J I I ..___.,i;...._,.t,-.. NOTE: ALL PROJECT SIGNAGE TO BE UNDER A SEPARATE PERMIT NOTE: ENTIRE BUILDING SHALL BE FIRE SPRINKLERED PER NFPA STANDARD 13 AND CITY OF CARLSBAD REGULATIONS. A WET STANDPIPE PER NFPA24 SHALL ALSO BE PROVIDED. PLANS SHALL BE PROVIDED TO THE FIRE DEPARTMENT FOR REVIEW AND APPROVAL. NOTE: CONTRACTOR TO PR0v1DE A DEFERRED SUBMITTAL TO THE FIRE DEPARTMENT FOR FIRE SPRINKLER AND FIRE ALARM PLANS. NOTE: FLAMMABLE AND COMBUSTIBLE LIQUIDS SHALL BE IN COMPLIANCE WITH CFC 5705.3.5.2. HAZARDOUS MATERIALS SHALL BE IN COMPLIANCE WITH CBC 307.1(1) AND 307.1(2). NOTE: SUBMITTAL DOCUMENTS FOR DEFERRED SUBMITTAL ITEMS SHALL BE SUBMITTED TO THE REGISTERED DESIGN PROFESSIONAL IN RESPONSIBLE CHARGE, WHO SHALL REVIEW THEM AND FORWARD THEM TO THE BUILDING OFFICIAL WITH A NOTATION INDICATING THAT THE DEFERRED SUBMITTAL DOCUMENTS HAv1E BEEN REVIEWED AND THAT THEY HAVE BEEN FOUND TO BE IN GENERAL CONFORMANCE WITH THE DESIGN OF THE BUILDI NG. THE DEFERRED SUBMITTAL ITEMS SHALL NOT BE INSTALLED UNTIL THEIR DESIGN AND SUBMITTAL DOCUMENTS HAVE BEEN APPROVED BY THE BUILDING OFFICIAL. CONDOMINIUM NOTE THIS IS A MAP OF A CONDCMINIUM PROJECT AS DEFINED IN SECTION 4125 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA AND IS FILED PURSUANT TO THE SUBDIVISION MAP ACT. lliE NUMBER OF CONDOMINIUM UNITS IS 7. 6 RESIDENTI/\L UNITS AND 1 COMMERCIAL UNIT. WATER METER NOTE ""E DIRECTOR OF PUBLIC WORKS SHALL CONSIDER THE INSTALLATION OF SUB METERS PER SEC. 9 FROM CMWD ORD.45. ALETTER SHALL BE SUBMITTED INDICATING THE REASONS FOR THE REQUEST ALONG Willi AN ANALYSIS OF ALL THE FIXTURE UNITS OF Al l RESIDENTI/\L AND COMMERCL'-l./OFFICE CONDOMINIUMS SERVED BY THE MASTER ?UBLIC METER TO DETERMINE lliE NUMBER AND SIZE OF MASTER PUBLIC METERS NEEDED. NOISE NOTE THIS PROJECT IS NOT WITHIN A NOISE CRITICAL AREA (CNEL CONTOUR OF 60 dB) AS SHOWN ON THE GENERAL PLAN. AVERAGE DAILY TRAFFIC RESIDENTIAL COMMERCIAL (RETAIL) 8 TRIPS PER D.U. X 6 UNITS= 48 ADT 40/1,000 S.F.=.04 X 1,823 GROSS S.F. = 73 ADT BUILDING TOTAL EXISTING ON-SITE COMMERCIAL BUILDING NET DIFFERENCE PLUMBING CALCULATIONS PROPOSED WATER USAGE RESIDENTIAL COMMERCIAL (RETAIL) BUILDING TOTAL PROPOSED SEWER USAGE RESIDENTIAL COMMERCIAL (R) BUILDING TOTAL PROPOSED DRAINAGE DISCHARGE I BASIN DRAINAGE BASIN/ HYDROLOGICAL AREA 121 ADT 40/1,000 S.F.=.04 X 2,124 S.F. = 85 ADT 121 -85 = 36 ADTNET ADDITIONAL 250 GPD X 6 UNITS= 1,500 GPO 23 GPD PER SF X 1,823 SF= 419 GPD 1.919 GPD (EDU)= 220 GAUDAY X 6 DUX (1 EDU PER/DU )= 1,320GALJOAY 1 EDU 1'1,800 SF = 1,823 SF 11.800 = ',.01 X 220 = 223 GAUDAY 1,543 GAUDAY CARLSBAD/ BUENA VISTA CREEK/ BASIN "B' PER MASTER PLAN PEAK DRAINAGE DISCHARGE POST DEVELOPMENT (0100)= 1.13 C.F.S. C:ODES 2016 CALIFORNIA BUILDING CODE 2016 CALIFORNIA FIRE CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA EXISTING BUILDING CODE 2016 CALIFORNIA GREEN BUILDING STANDARDS CODE NOTE: THE RESIDENTIAL CONDOMINIUM AND APARTM ENIT UNITS MUST BE ACCESSIBLE AND A!lAPTABLE ~EGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF CARLSBAD, IN THE COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AND IS DESC~IBED AS FOLLOWS: ALL OF LOTS 13, 14, 15AND 15 IN BLOCK 50 OF CARLSBADTOWNSITE, IN THE CrrYOF CAffi.SBAD. COUNn' a.~ SAN DIEGO, STATE OF CALIFORNIA. ACCORDING TO THE MAP THEREOF NO. 535. FILED IN THE (HICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 21 1868, EXCEPTING THEREFROM, THE SOUTHW:STERI.. Y 50 FEET THEREOF. l:JTILITY/ SERVICE PROVIDERS SCHOOL DISTRICT WATER SERVICE SEWER SERVICE DEFERRED SUBMITTALS SPECIAL INSPECTIONS CARLSBAD UNIFIED SCHOOL DISTRICT CARLSBAD MUNICIPLE WATER DISTRICT CARLSBAD WASTEWATER DIVISION THE GRAND JEFFERSON PROJECT INFORMATION ASSESSORS PARCEL NUMBER: ADDRESS TYPE OF CONSTRUCTION: OCCUPANCY/ SEPARATED OR NO"h'SEPARATED: USE: FIRE SPRINKLERS: FIRE ALARM: STANDPIPE SYSTEM: STORIES: HEIGHT (MAXIMUM): 203-302-04-00 786 GRAND AVENUE CARLSBAD, CALIFORNIA 1118 B, S-2, R-2 MIXED-USE: RETAIU RESIDENTIAL YES, NFPA 13 YES YES. WITHIN STAIRWELLS 4 ALLOWABLE ARCHITECTURAL PROJECTIONS (VBMP 2.6.2.C.4.Cj 45'•0" 55'-0" PROVIDED MAX. BLDG HEIGHT WI ARCH .PROJECTIONS PER v18MP 2.6.2.C.4.C 49'-6' GENERAL PLAN ZONING MASTER PLAN COASTAL ZONE BUILDING AREA ANALYSIS LOT AREA EXISTING COMMERCIAL LOT· EXISTING BUILDING: DAY CARE BUILDING TD BE REMOVED RESIDENTIAL UNITS: TOTAL CONDOMINIUM UNITS DWELLING UNIT DENSITY: VILLAGE (V) VILLAGE REVIEW (V-R) VILLAGE MASTER PLAN (VMP) NO 9,060 SF. I .208 AC 2,124 SF 6 UNITS .208 ACX 35 D.UJAC = 7.28 UNITS ALLOWED (MAX. PER v1LLAGE MASTER PLAN) DENSITY PROPOSED = 28.85 UNITS PER ACRE BUILDING I LOT COVERAGE: TOTAL GRADE USEABLE AREA AND COVERED PARKING AREA ... AREAS: 1STFLOOR TOTAL GROSS: -COMMERCIAL: -LOBBY AREA 2ND FLOOR (21/2 CONDO UNITS TOTAL GROSS): RESIDENTIAL CONDO UNIT 1 (3 BEDROOM) RESIDENTIAL CONDO UNIT 2 (3 BEDROOM) RESIDENTIAL CONDO UNIT 3 FIRST FLOOR (2 BEDROOM) TOT Al 2ND FLOOR 3RD FLOOR (2112 CONDO UNITS TOTAL GROSS): RESIDE,rTIAL CONDO UNIT 4 (3 BEDROOM) RESIDENTIAL CONDO UNIT 5 (3 BEDROOM) RESIDENTIAL CONDO UNIT 3 LOFT TOT AL 3RD FLOOR 4TH FLOOR (1 CONDO UNITS TOTAL GROSS): RESIDENTIAL CONDO UNIT 6 (4 BEDROOM) TOTAL GROSS FLOOR AREA TOTAL PARKING GARAGE AREA: CLIMATE ACTION PLAN (CAP) A. CONSISTENT WITH GENERAL PLAN LAND USE AND ZONING I. GHG STUDY REQUIRED B. ENERGY EFFICIENCY REQUIREMENT C. PHOTOVOLTAIC REQUIREMENT I. KW-DC ROOF MOUNTED II. KW-DC GROUND MOUNTED 111. ~N-DC TOTAL PROJECT D. ELECTRIC VEHICLE CHARGING REQUIREMENT I.# EV CHARGERS II. # EV READY Ill. # EV CAPABLE E. HOT WATER HEATING REQUIREMENT F. TRAFFIC DEMAND MANAGEMENT REQUIRED SCOPE OF WORK 6966 SF 187.9% 1,947 S.F. 1,823 S.F. 124 S.F. 2,147 S.F. 2,1 12S.F. 1,378 S.F. 5,637 S.F. 2,141 S.F. 2,112S.F. 1,017S.F. 5,270 S.F. 3,418 S.f. 16,272S.F. 4,334 S.F. YES NO NO YES 24 0 24 (48 PANELS TOTAL ) YES 1 0 YES, 40 SF SOLAR COLUECTORS PROVIDED (2 PANELS TOTAL) NO NEW PROPOSED MIXED USE RETAIL AND RESIDENTIAL PROJECT CONSISTING OF A FIRST FLOOR RETAIL I COMMERCIAL I PARKI NG GARAGE, SECOND, THIRD AND FOURTH FLOOR RESIDENTIAL UNITS. 6 TOTAL RESIDENTIAL UNITS PROPOSED. MIXED USE DEVELOPMENT 786 GRAND AVENUE PROJECT DIRECTORY OWNER/ DEVELOPER: RINCON HOMES CONTACT: KEVIN DUNN 3005 S El CAMINO REAL SAN CLEMENTE, CALIFORN IA 92672 T: 949-438-5494 CIVIL: PASCO LARET SUITER & ASSOCIATES (PLSA) CONTACT: TYLER LAWSON 535 N HIGHWAY 101 STEA SOLANA BEACH, CALIFORNIA 92075 T: 856-259-8212 ARCHITECT: KIRK MOELLER ARCHITECTS, INC. LANDSCAPE ARCHITECT: CONTACT: KIRK MOELLER 2888 LOKER AVENUE EAST, STE 220 CARLSBAD, CALIFORNIA 92010 T: 760-803-8006 DAEDALUS DESIGN GROUP CONTACT: JEFF SMITH 2725 JEFFERSON ST. STE 158 CARLSBAD, CA92010 T: 760-720-4337 PARKING ANALYSIS PARKING REQU IRED COMMERCIAL RETAIL (1,823 SF GROSS 1415) MUL Tl FAMILY CONDO (4-3 BDRM. UNITS X 1.5) (1-2 BDRM. UNITS X 1.5) (1-4 BDRM. UNITS X 1.5) TOTAL SPACES REQUIRED: PARKING PROVIDED STANDARD PARKING SPACES PROVIDED: HANDICAP PARKING SPACES PROVIDED: TOTAL SPACES PROVIDED: MULTI FAMILY ON SITE PARKING SPACES PROVIDED: 6 BICYCUE SPACES PROVI DED (2 RACKS OF 3-BICYClES EACH PROVIDED WITHIN PARKING GARAGE) IN Ll,U OF 1 CAR PARKING SPACE PER VBMP 2.6.6 TABUE 2-4 (SUBSTITUTION OF CAR PARKING WITH BICYCLE PARKING): TOTAL SPACES PROVIDED INCLUDING CREDITS El'SE PARKING REQUIREMENT: 4SP. 6 SP. 1.5 SP. 1.5 SP. 13 SPACES 11 SP. 1 SP. 12 SP. 9 SP. (ALL REQUIRED) 1 SP. CREDIT 13 SPACES 1 SPACE RESIDENTIAL (9 X .1=1) EVSE !I NSTALLED SPACE (50% EVSE): 1 SPACE RESIDENTIAL EVSE INSTALLED OPEN SPACE ANALYSIS TOTAL LOT AREA: LANDSCAPE AREA: 1STFL OOR: PLANTE R AREAS: SITE LANDSCAPE AREA: 2ND FLOOR (PLANTERS) 3RD FLOOR (PLANTERS): 4TH FLOOR (PLANERS): ROOF DECK (PLANTERS): TOTAL LANDSCAPE AREA TOTAL LANDSCAPE% OF LOT AREA PUBLIC PLAZA SPACE: FIRST FLOOR: PRIVATE RESIDENTIAL OPEN SPACE PER SECTION 2.7.1.2 OF VBMP: RESIDENCE 1 BALCONY: RESIDENCE 2 BALCONY: RESIDENCE 3 BALCONY: RESIDENCE 4 BALCONY: RESIDENCE 5 BALCONY RESIDENCE 6: 4TH FLOOR DECK: ROOF DECK: TOTAL RESIDENCE 6: TOTAL PRIVATE RESIDENTIAL OPEN SPACE: 9,060 S.F. / .208 AC 92 S.F. 443S.F. 72S.F. 72S.F. 72S.F. OS.F. 751 S.F. 8.3% 344 S.F. 174 S.F. 149 S.F. 238 S.F. 154 S.F. 149 S.F. 1,614 S.F. 1,934 S.F. 3,548 S.F. 4,422 S.F. SHEET INDEX ARCHITECTURAL / A0.1 COVER SHEET A 1.1 SITE PL.AN Al.2 SETBACK EXHIBITS A2.1 FIRST FLOOR PLAN A2.2 SECOND FLOOR PLAN A2.3 THIRD FLOOR PLAN A2.4 FOURTH FLOOR PLAN 112.5 ROOF PLAN A3.1 BUILD ING ELEVATIONS A3.2 BUILDING ELEVATIONS M .1 BUILDING SECTIONS A4.2 BUILDING SECTIONS CIVIL C-1 COVER SHEET C-2 PRELIMINARY GRADING PLAN C-3 SECTIONS AND DETAILS C-4 DRAINAGE MANAGEMENT AREA EXHIBIT-ROOF PLAN C-5 DRAINAGE MANAGEMENT AREA EXHIBIT-4TH & 3RD FLOOR BMP'S C-6 DRAINAGE MANAGEMENT AREA EXHIBIT-2ND & GROUND FLOOR BMP'S LANDSCAPE l -1 L-2 L-3 l -4 L-5 L-6 TREE SURVEY PL.AN CONCEPTUAL LANDSCAPE PLAN SITE/1 ST FLOOR CONCEPTUAL LANDSCAPE PLAN 2ND, 3RD, AND 4TH FLOORS WATER CONSERVATION PLAN LANDSCAPE WATER USE EXHIBIT LANDSCAPE MAINTENANCE RESPONSIBILITY APPROVALS APPROVED IBIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. ___ PER CONDITION NO. ___ OF PLANNING COMMISSION RESOLUTION NO __ _ PLANNING DIVISION DATE ENGINEERING DIVJSION DATE VICINITY MAP @ill s-A.-e ® cartsbad --T,.tik..,'Plau 41.: MlllgeePMk ~ ~ '% ,i- ' N C) ill ~ "' a "' ~ ~ -!' < " .. ~ c# ,A ~ "' <P' .,_.,,. Cailsbad Communit:,0 i.;hurch - , -r'-~ .,., .,,, C<· ,$¼\ ,-,. 0~ .,, ·' 1---i.oi!--'¾ • ~Avenve Par/I • cJmeF/eld -· CT 2018-0008 SOP 201B-0010 DEV 201 B-0055 KIRK MOELLER ARCHITECTS. ING. 2888 LOKER AVE. EAST, STE 22□ CARLSBAD, CA 32□1D K l R K@K MARCH ITECTS INC.COM 760-8 l 4·8 1 ZB ALL ICO\S, DESIGNS AND DIR::CTION INDICATED WITHIN TH ESE DRAWINGS ARE THE :::,ROPER1Y OF KIRK MOELLER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PRO~IECT ONLY AND SHA LL NOT OTHERWISE BE USED FOR ANY PURPOSE WHATSOEVE~ WITHOUT THE WRITTEN CONSENT OF THE KIRK MOE_LER ARCdlTECTS, INC . THERE SHALL BE NO CHANGES OR DEVIATIO NS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITI--j QLJT TI-I E 'iNRITTEN CONSENT OF THE AR CHITECT z 0 u, 0::: w w :::, u.. z u.. w <( w > <( 0 --, -C C Cz <( z~ al en <( (!) ..J 0::: (0 ~ <( C) ~ 0 Date: 5-13-19 Project GRAND JEFFERSON File: A0.1 Revisions: & Sheet H !e: TITLE SHEET Sheet Number: A0.1 XXX XXXX X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXE G G S T T T C C W DECK HOUSE HOUSE SIDEWALKSIDEWALK FF 55.76 RF 65.0 CONC DWY SIDEWALK RF 68.9 RF 66.8 RF 66.42 RF 64.0 FF 55.44 FF 54.6 FF 54.9 SHED ACC E S S LI MI T E D FF 56.30 FF 56.44 RF 70.8 RF 68.8 DECK ST E P S C O V E R E D P A T I O ASPHALT CONC SHED FF 56.4 STEP 5555 54545454 5454545453 5353 54. 8 54. 5 54. 2 53 . 7 53 . 7 54. 1 55 . 2 53. 5 53. 7 53. 3 53. 2 53. 2 53. 1 53 . 8 53. 9 54. 1 55. 3 55. 3 54 . 9 54. 7 54. 5 54. 1 54. 0 54. 3 54. 2 54. 2 53 . 2 53. 5 53 . 6 53 . 7 53. 7 54. 8 54. 3 GRAND AVENUE JEFFERSON STREET(N09°33'57" E 51.25' R O S 18380)(335.19' ROS 21269)(N09°35'32" E 51.25' R O S 21269) N10°01'31"E 51.25' (N55°32'11"E 89.96' ROS 18380)(N55°32'11"E 321.27' - ROS 18380) B E L I E V E D T O B E D I S T U R B E D B Y C O N S T R U C T I O N N55°55'01"E 89.90' N55°58'24"E 89.90'N34°02'34"W 99.68'N34°02'34"W 99.77'S S S S S S S S S S S S S S S S S S S S S S S S SSSSSSSSSSSSSSSSSSSSSSSSWWWWWWWWWWWW W W W W GGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G G G G G G G IR W S S W W W W W S S S S S S S S SSSSSSSSSSSSSSSSSSSSSSSSS S S S WWWWWWWWWWWWW W W W W W W W W W W S W W W W W W WWGRAND AVENUE JEFFERSON STREETTRASH LOBBY ELEV EQUIPMENT ELEC. COMMERCIAL 1,823 SF GR FDC TRANS. RECYCLE PLANTERCOVERED OUTDOOR PLAZA 344 SF UP UP STAIR 1 STAIR 2 ELEVATOR PLANTERPLANTERNOTE: ELECTRIC VEHICLE CHARGING STATION PROVISIONS SHALL BE PROVIDED PER CURRENT CODE AND VBMP GAS MTRS PLANTER PARKING GARAGE - 12 VEHICULAR SPACES AND (2) 3-BICYCLE (6 TOTAL) PARKING SPACES20'-0"24'-0"20'-0"8'-0"9'-0"8'-6" TYP.18'-0"2'8'-6" TYP. 1 2 3 4 5 6 7 9 10 11 12 EXISTING BUILDING 1'-5"34'-6"12'-0"17'-7"1'6'-3"1'98'-0"9"77'-5"11'-2"1'-4" SIDEWALK13'-0"SIDEWALK SIDEWALK DRIVEWAY LANDSCAPE LANDSCAPE LANDSCAPE 1'-1" 4'-0" 10'-0" 40'-0" 16'-0"23'-11" BICYCLE PARKING BICYCLE PARKING DECORATIVE SCORED COLORED CONCRETE19'-5"3'-4" ACCESSIBLE PATH OF TRAVEL 5'-2"6'-0"2'-3"6'-0"1'-9"2'-0"3'-0"18'-5" MAIL 6'-0"5'-0"LANDSCAPE SIDEWALK LANDSCAPELANDSCAPE LANDSCAPE4'20'-0"LOCATION OF FUTURE GREASE INTERCEPTOR LOCATION OF (1) ELECTRIC CAR CHARGING STATION INSTALLED 8 18" 8'-6" 5'-0" 8'-6" TYP. 18" LANDSCAPE F.F.E.= 54.3 PAD= 53.6 DECORATIVE SCORED COLORED CONCRETE 3-BIKE VERTICAL HANGING RACK- SARIS INFRASTRUCTURE MODEL #8043 3-BIKE VERTICAL HANGING RACK- SARIS INFRASTRUCTURE MODEL #8043 GREASE DUCT LOCATION ABOVE 1 RESIDENTIAL METER (TO BE SUB-METERED) AND 1 COMMERCIAL METER LOCATION OF (1) ELECTRIC CAR CHARGING STATION CAPABLE 17'-0" Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION PLANNING DIVISION DATE ENGINEERING DIVISION DATE NO. OF PLANNING COMMISSION RESOLUTION NO. A1.1 10'0 5'20' PROPERTY LINE ZERO CURB 8'-6" x 17'-6" W/ 2'-6" O.H. LANDSCAPED AREA "C" DRWGS. FOR THICKNESS CONCRETE PAVING - SEE 8'-6" x 20'-0" MIN. STANDARD PARKING STALL STANDARD PARKING STALL HANDICAP PARKING STALL, 9' x 18' MIN. SEWER LATERAL GAS LINE - SEE CIVIL S G SEE CIVIL FIRE HYDRANT EXISTING PUBLIC LIGHT STANDARD PRIVATE FIRE HYDRANT- CATCH BASIN WATER LINE - SEE CIVIL APPROX. LOCATION APPROXIMATE LOCATION C.B. W F.H. ACCESSIBLE PATH OF TRAVEL FIRE LANE - CURB TO BE PTD. NOTE: ALL PROPERTY LINES, EASEMENTS AND BUILDINGS, BOTH EXISTING AND PROPOSED, ARE SHOWN ON THIS SITE PLAN. 8'-0" x 15'-0" MIN.COMPACT PARKING STALLc NOTE: ALL SIGNAGE TO BE "UNDER SEPARATE PERMIT" AND "SEPARATE REVIEW". RED W/ WHITE LETTERS "NO PARKING FIRE LANE" SITE LEGEND D Ll C IC C 0--0 181 / C . ,_ .•. b.. : ·o :. . -. . . -. -. . -. . . . . \ \ •.· ::_-•.•. ·• b,·· . ' . ~ . . . ~ ' . . . . . ' . -' I I I I . 'l . • . . . I I ) ! I I I -\- ,-- . . . • • • I ' --,II·· b, · · • • • ... • -. ~ CONCEPTUAL SITE PLAN SCAI.E .,, = 10' . . . ·r-- ·1.··::-_:;;--e_ r-:i ' . .. NORTH .... ~~ I • - I -\- h ~~~~\--l \ t -J \ \ \ \ \ \ \ \ / \ \ // \ \ / \ \ / \ I / \ / \ / \ //~ \/ \ \ / ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE TH~R PROPER1Y OF KIRK MOE_L ARCHITECTS, ~~cA;;gc11~~D :l~~N~~fs TiPECIFIC PROJECT ONLY AND SHALL NOT p0u1t~~~~s~H~~s~~~~RF~~;H)}~ E WRITTEN CONSENT 0 ~~K MOELLER ARCHOITEi~INd~~-THERE SHALL BE N OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ SITE PLAN A1.1 REF.D/WPANTRY WINE11'-3"21'-2"21'-2"3'-9"20'-10" PER VBMP SECTION 2.7.1 #3 A & B TOTAL 4TH STORY LINEAL FEET FRONTAGE ALONG GRAND AVENUE: 78'-2" TOTAL BUILDING LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE:0 TOTAL BUILDING LINEAL FRONTAGE MORE THAN 10' SETBACK FROM PROPERTY LINE: 78'-2" PERCENTAGE OF LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE: 0 / 78'-2" = 0% (MAX. 30%) 78'-2"20'-4"PER VBMP SECTION 2.7.1 #3 A & B TOTAL 4TH STORY LINEAL FEET FRONTAGE ALONG JEFFERSON: 78'-8" TOTAL BUILDING LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE: 21'-0" (SEE RECTANGULAR BOXES) TOTAL BUILDING LINEAL FRONTAGE MORE THAN 10' SETBACK FROM PROPERTY LINE: 57'-8" PERCENTAGE OF LINEAL FRONTAGE 0-10' SETBACK FROM PROPERTY LINE: 21' / 78'-8" = 26.7% (MAX. 30%) 10'-4"12'-8"10'-8"45'-0"11'-2"1'-0"4'-0"10'-0"78'-8" REQUIRED: TOTAL SF OF ENCLOSED FOURTH FLOOR SPACE SHALL NOT EXCEED 80% OF THE THIRD FLOOR FOOTPRINT PER VBMP 2.7.1.G.3 b PROVIDED: ENCLOSED FOURTH STORY IS 54% OF THIRD FLOOR FOOTPRINT22'-9"ENCLOSED FOURTH FLOOR = 4,048 SF / 54% THIRD FLOOR FOOTPRINT INCLUDES AREA BELOW FOURTH FLOOR TOTAL = 7,478 SF KEY 3RD FLOOR ROOF AREA WALKWAY PLANTER STORAGE 22'-3"29'-8"3RD FLOOR ROOF AREA 3RD FLOOR ROOF AREA 3RD FLOOR ROOF AREA 4TH FLOOR AREA 4TH FLOOR AREA 3RD FLOOR FOOTPRINT 7,478 SF 3,730 SF 103 SF 215 SF Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A1.2 8'0 4'16'8'0 4'16' 8'0 4'16' I ' ' ' -I I I I " ' ' I! I ■ -\j ~ 0 II ~ 71 ~ I ' • u \___ ' I I ■ II I _) I ----- -----~ I --- • a II ( ' -, ' ' " --II ,. - - ' • ,, ..:, - -~ -,. ,. . ,, I , , I I ,, , , , , I, , 4TH FLOOR JEFFERSON ST. SETBACK EXHIBIT SCAlE 118" = f-0" ' "---1\ I C I I ! I I , ><, ,---""" • _ ... ~ \c; L/ l) I I I I !/ I I I ~~ ... I( I : : I Ir ' I I G) ' " I ,, ' • rr_. . I a a - • -~ ' ' ' - - - - - - -" . ' ,, , ,, ,, , , , , , , ,, , 4TH FLOOR GRAND AVE SETBACK EXHIBIT SCAlE 118" = f-0" \ ' I : ' ' I I I I rr ... I~ ' I ! I ' I r-.,_ I ,, , I, , ~► ~NORTH I I , , , , I I 4TH FLOOR AREA EXHIBIT SCAlE 118" = f-0" - --, ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT on-ERWISE BE USED FOR Ar-..Y PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ ETBACK XHIBITS A1.2 TRASH LOBBY ELEV EQUIPMENT ELEC. COMMERCIAL 1,823 SF GR FDC TRANS. RECYCLE PLANTERCOVERED OUTDOOR PLAZA 344 SF UP UP STAIR 1 STAIR 2 ELEVATOR PLANTERPLANTERNOTE: ELECTRIC VEHICLE CHARGING STATION PROVISIONS SHALL BE PROVIDED PER CURRENT CODE AND VBMP GAS MTRS PLANTER PARKING GARAGE - 12 VEHICULAR SPACES AND (2) 3-BICYCLE (6 TOTAL) PARKING SPACES 38'-0"15'-0"24'-0"21'-0"77'-5"10'-1" 36'-6"12'-0"20'-7"20'-7"12'-8"10'-8"24'-0"21'-0"5'-2"9'-1"87'-6"98'-0"20'-0"24'-0"20'-0"8'-0"9'-0"8'-6"18'-0"6'-0"8'-6"6'-3"1 2 3 4 5 6 7 8 9 10 11 12 1'-0"1'-5"1'-0" 1'-1"1'-4"9"1'-0"8"LOCATION OF SECURITY GATE 3'-0"6'-0" 1'-0" A4.2 3 A4.2 4 A4.1 2 A4.1 1 18'-5" 8'-6"2'-0"4'-0"WHEEL STOP LINE OF COMMERCIAL GREASE DUCT SHAFT OVERHEAD STRUCTURAL COLUMN STRUCTURAL COLUMN 17'-0" 10'-0" Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A2.1 8'0 4'16' t FIRST FLOOR PLAN SCAI.E 118' = f .(J" NORTH .... ~~ -7 I I I I I I I I I I I I I -+---t-\7 _ _j I ________ _J ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT on-ERWISE BE USED FOR Ar-..Y PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ IRST FLOOR LAN A2.1 UP DN STAIR 2 PLANTER 72 SFFACE OF BUILDING WALL BELOWSTORAGE 1 37 S.F. D W DINING LIVINGD/WMASTER BEDROOM PATIO 174 SF BEDROOM 3 BEDROOM 2 KITCHEN CL LAUNDRY CL REF.UNIT 1 2147 SF PANTRYWALKWAY UP DN STAIR 1 DININGWDLIVINGLINENMASTER BEDROOM BEDROOM 3 BEDROOM 2 KITCHEN POWD. CL CL CL CL LAUNDRY UNIT 2 2112 SF REF.PANTRY CL PATIO 149 SF LINEN DINING D/W REF. UP PATIO 238 SF BEDROOM 2 KITCHEN CL PANTRY UNIT 3 1378 SF MAIN 1017 SF LOFT 2395 SF TOTAL DESK D/WCL CL ELEVATOR FP STORAGE 2 37 S.F. LIVING3'-0"2'-8" 15'-11"12'-0"16'-7"19'-4"7'-2"11'-10"5'-2"21'-0"10'-4"87'-6"97'-0"9'-2"13'-3" 15'-11"27'-9"20'-1"11'-0"10'-1"11'-2"31'-2"13'-8"16'-4"10'-8"1'-0"1'-5"1'-0"1'-0"8"1'-1"1'-4"9"10'-1"11'-0"18'-11" 10'-4"29'-7"5'-6"11'-2"2'-6"8'-2"6"3'-0"6'-0"1'-0"8"6'-9"12'-4" 9'-8"4'-5"4'-5"2'-8"1'-0" 8" A4.2 3 A4.2 4 A4.1 2 A4.1 1 8"6'-0"4'-4"1'-0"4'-0"1'-0"1'-0"1'-0"7'-0"5"12'-9"AREA OF COMMERCIAL GREASE DUCT SHAFT Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A2.2 8'0 4'16' ~----- 11 I I I I I ---~ ---I I I I I I I I ~ [_.5Jl G) F----j I I I I I I I I I I G) I I I I I I I I I I I a_ _____ _ I I I I L _________________ ~ r,a--------"il I I I I I I I I I I I al I I • I (0 • I I I ~ I I I I oo I 0 I oo I I 7 I I I I ~ I I I SECOND FLOOR PLAN SCAI.E 118' = f .(J" NORTH .... ~~ I I I •-I L 8l ' I I L ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INCA;;gcl1~~D INTENDED TO BE WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT POuTt~~~~s~H~~s~~~~RF~~TH)}~ THE WRITTEN CONSENT OF KIRK MOELLER ARCHITEi~INd~~-THERE SHALL BE NO OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ ECOND LOOR PLAN A2.2 UP DN STAIR 2 72 SF PLANTERFACE OF BUILDING WALL BELOWCL MASTER BEDROOM OPEN TO BELOW UNIT 3 LOFT DN WDLAUNDRY PATIO 164 SF WALKWAY UP DN STAIR 1WDLINENBEDROOM 3 BEDROOM 2 POWD. CL CL CL CL LAUNDRY UNIT 5 2112 SF PATIO 149 SF ELEVATOR LIVING DINING LIVING MASTER BEDROOM KITCHEN REF.PANTRY D/WSTORAGE 4 37 S.F. STORAGE 5 37 S.F. D W DINING D/WMASTER BEDROOM BEDROOM 3 BEDROOM 2 KITCHEN CL LAUNDRY CL REF.UNIT 4 2147 SF PANTRYLINEN CL CL3'-0"2'-8" 15'-11"12'-0"16'-7"19'-4"7'-2"11'-10"5'-2"21'-0"10'-4"87'-6"97'-0"9'-2"13'-3" 15'-11"27'-9"20'-1"11'-0"10'-1"11'-2"31'-2"13'-8"16'-4"10'-8"1'-0"1'-5"1'-0"1'-0"8"1'-1"1'-4"9"10'-1"11'-0"18'-11" 10'-4"29'-7"5'-6"11'-2"2'-6"8'-2"6"3'-0"6'-0"1'-0"8"6'-9"12'-4" 9'-8"4'-5"4'-5"2'-8"1'-0" 8" A4.2 3 A4.2 4 A4.1 2 A4.1 1 8"6'-0"4'-4"1'-0"4'-0"1'-0"1'-0"1'-0"7'-0"5"12'-9"AREA OF COMMERCIAL GREASE DUCT SHAFT Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A2.3 8'0 4'16' I I '. ' ,. J I . . D . . I G) r I I I I I I V G) I I J ~ • ,. , • I • ' I V " + .. c_ I I I I I I I I I i -I I I I I I I I I I I I I I 11 I 11 11 JI V , Ff I I f-+ I ~ 'oO 0 oo ~ ~ I I r~ ,, I I I ... -- '"": I c-;;1 -, I l I I ~ I ~ I I I I I I I I I I I - - ------J_ I -------r---- - - . THIRD FLOOR PLAN SCAI.E 118' = f .(J" r- I I I I I I I ® ® , C ~ ·-El 4 I I r I I . -, I I -----11-__ l' : ( ! LJ ! i < ~----- ' I /~: I I ~ I __/ I = I I C -t:J C / L -1,----- _I ~ -----Ir-~- V . \_ ~ / ~ "1llm- ~ I ~ J£ . V I • I I --' • I • ~ - --' I • . --' I. • I. --------l1L__----t11-1·1~ ." • I -+t-----'-1'- \__ ' I -! V , © L __ (\ - - - ----'-== - - NORTH .... ~~ " V . I I I I I I I I I • ..... , ~ I ' r1 j - V ' I I L . V,c I • _, ' --' --'" . 6 \,,_./ '--.../ ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INCA;;gcl1~~D INTENDED TO BE WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT POuTt~~~~s~H~~s~~~~RF~~TH)}~ THE WRITTEN CONSENT OF KIRK MOELLER ARCHITEi~INd~~-THERE SHALL BE NO OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. 1::, 1::, THIRD FLOOR PLAN A2.3 PLANTER 72 SFCOVERED WALKWAY FACE OF BUILDING WALL BELOWUP DN UP DN STAIR 1 STAIR 2 STORAGE 6 78 S.F. DINING D W UP UNIT 6 3418 SF UP BEDROOM 3 BEDROOM 4 PATIO 191 SF CL CL CL LAUNDRY MASTER BEDROOM REF.D/WFOYER LIVING PANTRY DUAL SIDED FIREPLACE / TV COVERED PATIO 620 SF BEDROOM 2 LINENUP SKYLIGHT ABOVENICHELINEN RAISED PATIO 803 SF CL CLPOWDER ELEVATORWINE LOW WALL, TYP. GUARDRAIL HEIGHT PER ROOF PLAN UNOCCUPIED ROOF AREA LOW WALL, TYP. UNOCCUPIED MECHANICAL AREA3'-2"3'-7" 6'-4"2'-6"10'-5"5'-2"7'-2"18'-10"5'-2"21'-0"10'-4"87'-6"98'-0"3'-0"14'-2"19'-1"14'-7"20'-1"11'-0"10'-1"18'-0"12'-5"16'-3"1'-5"1'-0"1'-0"8"1'-1"1'-4"9"8'-9"9'-5" 10'-4"1'-4"5'-6"11'-2"2'-6"2'-4"3'-0"6'-0"1'-0"4'-0"2'-8" 6'-9"11'-10" 9'-8" A4.2 3 A4.2 4 A4.1 2 A4.1 13'-0"7'-9"6'-11"6"1'-11"5'-2"14'-2"1'-0"18'-8"10'-9"3'-9"20'-10"3'-0"5'-10"1'-0"4'-9"7'-4"8"1'-0"6'-5" 1'-5" 1'-10" 1'-6" 2'-7" AREA OF COMMERCIAL GREASE DUCT SHAFT Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A2.4 8'0 4'16' t --,V J onoo c ______ _ ----------OL.JOO I I I I c--1 I L-- IB □ I I I I I I I I I I I I I I I L - ---'il~~~~;;::;;~iJl --- FOURTH FLOOR PLAN SCAI.E 118' = f .(J" I I -----., I I I I I I I e CE) I I I I.!, ___ _ ® NORTH .... ~~ ( ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INCA;;gcl1~~D INTENDED TO BE WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT POuTt~~~~s~H~~s~~~~RF~~TH)}~ THE WRITTEN CONSENT OF KIRK MOELLER ARCHITEi~INd~~-THERE SHALL BE NO OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ OURTH LOOR PLAN A2.4 DN UNIT 6 PRIVATE ROOF DECK 1934 SF W G S 81 C.F. LOW STORAGE MECHANICAL YARD 4TH FLOOR BELOW4TH FLOOR PLANTER BELOWBALCONY PARAPET 2ND FLOOR BELOW 4TH FLOOR WALKWAY BELOW49'-6" ALL ROOF DECK AREAS TO DRAIN MINIMUM 1/4"/FT. TO INTERNAL DRAIN SYSTEM GREASE DUCT CHASE BELOW BALCONY PARAPET 3RD FLOOR BELOW SCUPPER ROOF DRAIN (TYP.) 4TH FLOOR DECK BELOW 4TH FLOOR DECK BELOW MECHANICAL YARD 48'-6" 49'-6" 48'-6" 49'-6" 48'-6" 48'-6" 46'-4" 47'-4" 46'-4" 49'-6" 47'-4" 49'-6" 48'-6"38'-4 1/2" 38'-4 1/2" 48'-6" 38'-4 1/2" 16'-7 1/2"18'-1 1/2" 43'-4" 39'-8 1/2" 38'-4 1/2" 38'-4 1/2" 43'-7" 40'-10 1/2" 41'-3"42'-11" 38'-10 1/2"41'-10 1/2" 40'-4 1/2" 45'-3" RIDGE 47'-5 1/2" RIDGE 46'-10 1/2" AREA OF SOLAR FIELD. 16 PV PANELS WITH A MIN. OF 500 WATTS EACH UNIT. 48 TOTAL PANELS. OPERABLE SLIDING SKYLIGHT- DASHED LINE INDICATES "OPEN" POSITION 48'-6" GUARDRAIL 48'-6" GUARDRAIL48'-6" GUARDRAIL 48'-6" 49'-6" 48'-6" 48'-6" 48'-6" 48'-6" 2:12 2:12 2:12 2% MIN. TYP. 2% MIN. TYP. 2% MIN. TYP. 2% MIN. TYP. 2% MIN. TYP. 2% MIN. TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP. TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP.2% MIN. TYP.2:12 2:12 2:122:122:122:1248'-6" GUARDRAIL 46'-4" SCUPPER SCUPPER 41'-10 1/2"41'-10 1/2" 40'-10 1/2" TYP. AREA OF SOLAR FIELD. 11 PV PANELS WITH A MIN. OF 500 WATTS EACH PANEL. 48 TOTAL PANELS. AREA OF SOLAR FIELD. 9 PV PANELS WITH A MIN. OF 500 WATTS EACH PANEL. 48 TOTAL PANELS. AREA OF SOLAR FIELD FOR HOT WATER HEATING. 2 PV PANELS WITH A MIN. OF 500 WATTS EACH PANEL. 2 TOTAL PANELS. AREA OF SOLAR FIELD. 13 PV PANELS WITH A MIN. OF 500 WATTS EACH UNIT. 48 TOTAL PANELS. 48'-6" GUARDRAIL Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A2.5 8'0 4'16' r-;= I I I I I I I I ROOF PLAN SCAI.E 118' = f .(J" --, I --~ -----oo l l I -=~===~::::::i I I l I I ~:::::::::::::=-=-=r,::::~7-f--+-~ Ii) I I j I f--+-11-----, 1 1 1 m 1 11 I ~f--+-~ I 1Tl 171 I L_ ~ _J I L J 11----tt----rr ~, I I I a1 I I I '-------~L___---=--==-~ NORTH .... ~~ ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT on-ERWISE BE USED FOR Ar-..Y PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ OOF PLAN A2.5 PROJECT COMMERCIAL LIGHTING- LIGHT FIXTURES SHALL BE DOWNCAST OR LOW CUT OFF FIXTURES TO PREVENT GLARE AND LIGHT POLLUTION OFF-WHITE SMOOTH STUCCO COVERED PLAZA 10'-1 1/2"10'-1 1/2"10'-1 1/2"14'-7 1/2"2ND FLOOR 3RD FLOOR MAX. HEIGHT 4'-6"4TH FLOOR ROOF DECK 45'-0"49'-6" ARCHITECTURAL PROJECTIONROLL-UP COMMERCIAL METAL GRATE GARAGE DOOR LIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS 54.2 (E) GRADE APPROX. LOCATION OF MECHANICAL UNITS BEHIND ARCH. FEATURE PER VBMP 2.8.2.F.6. LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH EYEBROW ACCENTS, TYP. HORIZONTAL SIDING- JAMES HARDIE DREAM COLLECTION PACIFIC BLUE (EQ. SW PAINT #6509) NATURAL LIMESTONE TILE- ROCAS AZUL 12X24 BY ARIZONA TILE DARK GREY METAL CANOPY AND PARAPET CAP ELDORADO STONE VINTAGE RANCH, COLOR: SADDLEWOOD PROVIDED BY THOMPSON BUILDING MATERIALS DECORATIVE STOREFRONT SYSTEM WITH MATTE BLACK MULLION COLOR CLEAR RESIDENTIAL GLASS WITH BLACK VINYL WINDOW TRIM, RECESSED 2"-3", TYPICAL 7 8 6 G R A N D TENANT OFF-WHITE SMOOTH STUCCO NATURAL LIMESTONE TILE- ROCAS AZUL 12X24 BY ARIZONA TILE GLASS RAILING DARK GREY METAL CANOPY AND PARAPET CAP RETAIL STREET FACADE FROM FINISHED FLOOR TO PLATE HEIGHT- WALL AREA: 911 SF (DASHED LINE) AREA OF GLAZING: 460 SF PERCENTAGE REQUIRED: 45% PER VBMP 2.6.3A 1 PERCENTAGE PROVIDED: 50%14'-7 1/2"10'-1 1/2"10'-1 1/2"8'-1 1/2"2'-0"4TH FLR DECK 4TH FLOOR 3RD FLOOR 2ND FLOOR ROOF DECK MAX. HEIGHT 4'-6"45'-0"49'-6" ARCHITECTURAL PROJECTIONAPPROX. LOCATION OF MECHANICAL UNITS BEHIND ARCH. FEATURE PER VBMP 2.8.2.F.6. LIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS 54.2 (E) GRADE 8" TRIM BOARD PAINTED TO MATCH TRIM COLOR HORIZONTAL SIDING- JAMES HARDIE DREAM COLLECTION PACIFIC BLUE (EQ. SW PAINT #6509) ELDORADO STONE VINTAGE RANCH, COLOR: SADDLEWOOD PROVIDED BY THOMPSON BUILDING MATERIALS LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH EYEBROW ACCENTS, TYP. DECORATIVE STOREFRONT SYSTEM WITH MATTE BLACK MULLION COLOR CLEAR RESIDENTIAL GLASS WITH BLACK VINYL WINDOW TRIM, RECESSED 2"-3", TYPICAL Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A3.1-2 8'0 4'16' 8'0 4'16' ' . ,. 1--------------11 . . SOUTH (GRAND AVE) ELEVATION SCALE 118' = f .()' -~-------------~ - - - - - - - - - - - - □ 1----------T---1---------l EAST 0EFFERSON) ELEVATION SCALE 118' = f .()' ,. ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT on-ERWISE BE USED FOR Ar-..Y PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT . ~ BUILDING ELEVATIONS A3.1 DECORATIVE BURNISHED BLOCK DECORATIVE METAL SCREENS 10'-1 1/2"10'-1 1/2"10'-1 1/2"14'-7 1/2"3RD FLOOR ROOF DECK 4TH FLR DECK 4TH FLOOR 2ND FLOOR MAX. HEIGHT 4'-6"45'-0"49'-6" ARCHITECTURAL PROJECTIONLIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS 54.2 (E) GRADE DECORATIVE ARTIFICIAL WALL PLANTERS OFF-WHITE SMOOTH STUCCO HORIZONTAL SIDING- JAMES HARDIE DREAM COLLECTION PACIFIC BLUE (EQ. SW PAINT #6509) LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH EYEBROW ACCENTS, TYP. 8" TRIM BOARD PAINTED TO MATCH TRIM COLOR NATURAL LIMESTONE TILE- ROCAS AZUL 12X24 BY ARIZONA TILE 1'-0" DARK GREY METAL CANOPY AND PARAPET CAP CLEAR RESIDENTIAL GLASS WITH BLACK VINYL WINDOW TRIM, RECESSED 2"-3", TYPICAL 10'-1 1/2"10'-1 1/2"10'-1 1/2"14'-7 1/2"4TH FLOOR 3RD FLOOR 2ND FLOOR ROOF DECK MAX. HEIGHT 4'-6"45'-0"49'-6" ARCHITECTURAL PROJECTIONDECORATIVE BURNISHED BLOCK DECORATIVE METAL SCREENS 54.2 (E) GRADE LIGHT GREY SMOOTH STUCCO TRIM AND PARAPET CAPS OFF-WHITE SMOOTH STUCCO HORIZONTAL SIDING- JAMES HARDIE DREAM COLLECTION PACIFIC BLUE (EQ. SW PAINT #6509) LIGHT GREY SMOOTH STUCCO DECORATIVE 3 INCH EYEBROW ACCENTS, TYP. ELDORADO STONE VINTAGE RANCH, COLOR: SADDLEWOOD PROVIDED BY THOMPSON BUILDING MATERIALS CLEAR RESIDENTIAL GLASS WITH BLACK VINYL WINDOW TRIM, RECESSED 2"-3", TYPICAL STORAGE ROOMS DIRECTLY ABOVE TRASH ENCLOSURE ACTING AS "ROOF" DECORATIVE BLACK VENT IN EACH DOOR TO BE SIZED PER REQ'D.7'-0"13'-0" 4 EQ.1'-0"2'-7" METAL TRIMMED DOORS WITH DECORATIVE AEP SPAN FLEX SERIES 1.5FX20-12 METAL PANEL, COLOR TO MATCH BUILDING TRIM Date:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A3.1-2 8'0 4'16' 8'0 4'16' 8'0 4'16' --------------- ---------------- ---- ' I ~ d ------ DD ~ -----~ -~ ~ ----------- -------DD I I -+ I ,___ I I I I I ' I _y I -j-I I --.L I § § ~ ' NORTH ELEVATION SCALE 118' = f .()' -------- ----r------------~- TRASH ELEVATION WEST ELEVATION SCALE 118' = f .()' SCALE 118' = f .()' -------- --------I I I I ~ ~ f-f----- ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ I I -- ■ ■ f--I I ~ f--~ f--~ f--~ f--~ f--~ ~ ~ - -- --- --- -■ ~ f-- f-- ~ f-- - - - - - --~----~ ' -- -- --' . -- -- --. ,. -- -- __ _, ' -- ---' ' '' ' ,. ' ,, ' ,. ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT on-ERWISE BE USED FOR Ar-..Y PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ BUILDING ELEVATIONS A3.2 PARKING GARAGE EXTERIOR HALLWAYFOYERCLKITCHENPANTRY EXTERIOR HALLWAYFOYERCLKITCHENPANTRY KITCHEN HALLWAY BEDROOM STORAGEROOF DECK ROOF DECK ROOF 9'-0"5'-0"7 1/2"3'-6"6'-7 1/2"3'-6"6'-7 1/2"3'-6"6'-7 1/2"4'-6"2'-0"3'-6"10'-1 1/2"1'-0"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"10'-1 1/2"10'-1 1/2"45'-0" TOP OF ROOF10'-1 1/2"8'-1 1/2"14'-7 1/2"3'-6"LIVING ROOM DINING KITCHENLIVING ROOM RETAIL COVERED PATIORETAIL LIVING ROOM DINING KITCHENLIVING ROOM EXTERIOR BALCONYBALCONY BALCONYBALCONY RAISED PATIO 14'-0"BOTTOM OF PLATE7 1/2"3'-6"14'-7 1/2"3'-6"6'-5 1/2"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"12'-1 1/2"8'-1 1/2"45'-0" TOP OF ROOF8'-11 1/2"1'-2"10'-11 1/2"1'-2"6'-10 1/2"1'-3"4'-6"8'-7 1/2"6'-7 1/2"3 4 2 1 GRAND JEFFERSONDate:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A4.1-2 8'0 4'16' 8'0 4'16' KEY PLAN SCALE 1l3r' = f.()' 7 NORTH .. ~~ SECTION 1 SCALE 118' = f .()' SECTION 2 SCALE 118' = f .()' L _J ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT on-ERWISE BE USED FOR Ar-..Y PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE KIRK MOELLER ARCHITECTS, INC. THERE SHALL BE NO CHANGES OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ UILDING ECTIONS A4.1 PARKING GARAGERETAIL LIVING ROOM RAISED PATIO KITCHEN DINING ROOM HALLWAY/ ENTRY LIVING ROOM KITCHEN DINING ROOM HALLWAY/ ENTRY MASTER BEDROOMHALLDINING ROOM/ KITCHENLIVING ROOMCOVERED PATIO STORAGE ROOF DECK LIVING ROOM5'-0"4'-6"1'-6"10'-1 1/2"2'-0"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"10'-1 1/2"10'-1 1/2"45'-0" TOP OF ROOF14'-0"BOTTOM OF PLATE7 1/2"3'-6"6'-7 1/2"8'-11 1/2"1'-2"3'-4"5'-7 1/2"1'-2"4'-6"3'-1 1/2"6'-7 1/2"3'-6"14'-7 1/2"3'-6"PARKING GARAGERETAIL BALCONY BALCONY MASTER BEDROOM MASTER CLOSET BEDROOM KITCHEN KITCHENPANTRYCOVERED PATIO MASTER BEDROOMRAISED PATIO CLOSET SHOWER MASTER BEDROOMMASTER BEDROOM MASTER CLOSET BALCONYBEDROOM BEDROOM BEDROOM ROOF DECK 33'-6"4'-2"3'-6"3'-6"49'-6" TOP OF ARCHITECTURAL PROJECTION14'-7 1/2"10'-1 1/2"10'-1 1/2"10'-1 1/2"45'-0" TOP OF ROOF14'-0"BOTTOM OF PLATE3'-6"5'-5 1/2"1'-2"8'-11 1/2"1'-2"3'-4"5'-7 1/2"1'-2"4'-6"7 1/2"3'-11 1/2"8'-7 1/2"6'-7 1/2"14'-7 1/2"3 4 2 1 GRAND JEFFERSONDate:5-13-19 Sheet Title: Sheet Number: Project: File: Revisions: 1 2 GRAND JEFFERSON786 GRAND AVENUECARLSBAD, CAGRAND JEFFERSONCT 2018-0008 SDP 2018-0010 DEV 2018-0055 KIRK MOELLER ARCHITECTS, INC. 2888 LOKER AVE. EAST, STE 220 CARLSBAD, CA 92010 KIRK@KMARCHITECTSINC.COM 760-814-8128 A4.1-2 8'0 4'16' 8'0 4'16' KEY PLAN SCALE 1l3r' = f.()' 7 NORTH .. ~~ SECTION 3 SCALE 118' = f .()' SECTION 4 SCALE 118' = f .()' ALL IDEAS, DESIGNS AND DIRECTION INJICATED WITHIN THESE DRAWINGS ARE THE PROPER1Y OF KIRK MOE_LER ARCHITECTS, INC. AND ARE INTENDED TO BE ASSOCIATED WITH THIS SPECIFIC PROJECT ONLY AND SHALL NOT on-ERWISE BE USED FOR Ar-..Y PURPOSE WHATSOEVER WITHOUT THE WRITTEN CONSENT OF THE KIRK MOELLER ARCHITECTS INC THERE SHALL BE NO CHANGES. OR DEVIATIONS FROM THESE DRAWINGS OR ACCOMPANYING SPECIFICATIONS WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. ~ UILDING ECTIONS A4.2 LEGEND PROPER7Y LINE SUBDIVISION BOUNDARY PROPER7Y LINE I RIGHT-OF-WAY CENTERLINE OF ROAD EXISTING EASEMENTS EXISTING LOT LINES GENERAL NOTES LAND USE NUMBER OF LOTS SEWER DISTRICT WATER DISTRICT SCHOOL DISTRICT ELECTRIC TELEPHONE CATV DRAINAGE BA.SIN I HYDROLOGICAREA FIRE AVERAGE DAILY TRAFFIC GENERATED PROPOSED DENSl7Y PROPOSED# OF UNITS SEWER GENERATION FIGURE TOTAL SEWER GENERATION POTABLE WATER FIGURE TOTAL POTABLE WATER FIRE FLOW DEMAND EXISTING ZONING PROPOSED ZONING EXISTING GENERAL PLAN DESIGNATION PROPOSED GENERAL PLAN DESIGNATION POST-DEVELOPMENT PEAK DISCHARGE (Q100) EXISTING EASEMENTS NO EXISTING EASEMENTS RECORDED. SHEET INDEX TENTATIVE MAP TITLE SHEET PRELIMINARY GRADING PLAN SECTIONS AND DETAILS DMA EXHIBITS 1 2 3 4-6 REFERENCED DRAWINGS MAP535 MAP/722 CARLSBAD DI-\G. NO. 222-9 VICINITY MAP SCALE:NTS --------CT 2018-0008 I SOP 2018-0010 GRAND JEFFERSON -786 GRAND AVENUE MIXED-USE HOT Cl7Y OF CARLSBAD WASTEWATER DIVISION CARLSBAD MUNICIPAL w-\TER DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT SAN DIEGO GAS & ELECTRIC AT&T THE w-\RNER CABLE CARLSBAD I BUENA VISTA CREEK I BASIN "B" PER MASTER PLAN Cl7Y OF CARLSBAD APN: 203-110-33-00 I::: gj 88 TRJPS /6 UNITS • 8ADT I DU RESIDENTIAL + 1 UNIT• 40 ADT I DU COMMERCIAL) 29.0 DU I AC (RESIDENTIAL) APN: 203-302-03-00 s: ~ ~I 7.0 UNITS (6. 0 RESIDENTIAL UNITS + 1.0 COMMERCIAL UNIT) 1 EDU I DU= 220 GPD I DU (RESIDENTIAL, 6X UNITS) 1 EDU I DU= 285 GPD I DU (COMMERCIAL, 1X UNIT) (220 GPDIDUXBDU+ 2,331 SF I 1,800 SF X 220 GPD) = 1,605 GPD 7 EDU= 1,605 GPD = 0.0016 MGD 250 GPD I DU (RESIDENTIAL) 2,300 GPDI 10,000 SF (COMMERCIAL) 2,036 GPD (250 GPD X 6 UNITS + 2,300 GPD 110,000 SF X 2,331 SF) 3,500GPM VILLAGE REVIEW (V-R) VILLAGE REVIEW (V-R) V. VILLAGE 28-35 DU/AC V. VILLAGE 28-35 DU/AC 1.13CFS :a: I POR. LOTS 13, 14, 15 & 16 BLOCK50 MAP535 DENSITY CALCULATIONS GROSS ACREAGE = LESS BEACHES = LESS PERMANENT BODIES OF WATER = LESS FLOODWAYS = LESS SIGNIFICANT WETLANDS = LESS SIGNIFICANT WOODLAND HABITATS = LESS LAND SUBJECT TO MAJOR POWER TRANSMISSION EASEMENTS = LESS RAILROAD TRACK BEDS = NET ACRES = SLOPES 0%-25% 25%-40% 40%+ AREA (SF I ACRES) 8,966 SF I0.208ACRES 0SF/0ACRES 0SFI0ACRES DENSl7Y (DU)' 28-35 28-35 28-35 'PER THE LAND USE ELEMENT -V:R: 29-35 DWELLING UNITS PER ACRE 8,966 SF I 0.21 ACRES 0SFI0ACRES 0SFI0ACRES 0SFI0ACRES 0SF/0ACRES 0SFI0ACRES 0SF/0ACRES 0SFI0ACRES 8,966 SF I 0.21 ACRES DWELLING UNITS 5.8-7.3 0 0 TOTAL= 5.8-7.3 b "' LOT48 MAP/722 N 55'58'24' E 89.90' - - SUBJECT PROPERTY APN: 203-302-04-00 GROSS = 8,966 SF (0.208ACRES) - -S 55'55'01' W 89.90' LOT13 MAP535 LOT14 MAP535 LOT15 MAP535 LOT16 MAP535 GRAND AVENUE ill gj UJ 1~ 1:l --· I~ 40' SITE LAYOUT GRAPHIC SCALE 1" = 20' SCALE 1" = 20' 20 0 CONDOMINIUM NOTE THIS IS A MAP OF A CONDOMINIUM SUBDIVISION PROJECT AS DEFINED IN SECTION 4125 OF THE CIVIL CODE OF THE STATE OF CALIFORNIA, AND IS PURSUANT TO THE SUBDIVISION MAP ACI THIS PROJECT IS COMPRISED OF A ONE LOT CONDOMINIUM SUBDIVISION AND CONTAINS A MAXIMUM OF 6 CONDOMINIUM RESIDENTIAL UNITS AND 7 UNITS TOTAL (IX COMMERCIAL UNIT AND BX RESIDENTIAL UNITS) LOT LINE NOTES EXISTING LOTS 13-16AS SHOWN ON MAP 535 IMLL BE CONSOLIDATED INTO ONE LOT TO CREATE 7 AIR-SPACE CONDOMINIUM UNITS APPROVED 20 THIS IS THE APPROVED TENTATIVE MAP I SITE PLAN FOR PROJECT NO _____ PER C.ONDITIONNO. _____ _ 40 PLANNING DIVISION DATE ENGINEERING DIVISION DATE 60 OWNER INFORMATION RREG INVESTMENTS SERIES, LLC SERIES 1033, A DELAWARE LIMITED LIABILl7Y COMPANY 3005 S. EL CAMINO REAL SAN CLEMENTE, CA 92672 PH: (949) 438-5494 SUBDIVIDER INFORMATION KEVIN DUNN FOR. RINCON REAL ESTATE GROUP 3005 S. EL CAMINO REAL SAN CLEMENTE, CA 92672 PH: (949) 438-5494 LEGAL DESCRIPTION ALL OF LOTS 13, 14, 15,AND 16 IN BLOCK 50 OF CARLSBAD TOWNS/TE, IN THE Cl7Y OF CARLSBAD, COUN7Y OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 535, FILED IN THE OFFICE OF THE COUN7Y RECORDER OF SAN DIEGO COUNTY, MAY 2, 1886, EXCEPTING THEREFROM, THE SOUTHWESTERLY 50 FEET THEREOF, (AS DESCRIBED IN GRANT DEED RECORDED JULY 15, 2003, AS DOCUMENT NO. 2003-0643431, O.R.) SITE ADDRESS 786 GRAND AVENUE CARLSBAD, CA 92008 APN: 20:J-302--04-00 TOPOGRAPHY TOPOGRAPHY OBTAINED BY FIELD SURVEY ON FEBRUARY 12, 2018 PREPARED BY: PASCO, LARET, SUITER & ASSOCIATES BENCHMARK 2-112 INCH BRASS DISK MARKED "CLSB-130" IN THE SOUTHEAST CORNER OF DRAINAGE BOX INLET AT THE END OF CURB RETURN IN THE NORTHEAST CORNER OF GRAND AVENUE AND WI\SHINGTON STREET, 52 FI v1EST OF RAILROAD TRACKS AND 40 FEET NORTH OF THE CENTER OF GRAND AVENUE PER ROS 17271 ELEVATION= 43.09 DATUM = NAVD 86 SITE ACREAGE GROSS: NET DEVELOPABLE: EXISTING IMPERVIOUS AREA: PROPOSED IMPERVIOUS AREA (ONSITE): PROPOSED IMPERVIOUS AREA (ROW): PROPOSED IMPERVIOUS AREA (TOTAL): DISTURBED AREA: 8,966 SF (0.206ACJ 8,966 SF (0.206AC) 3,497 SF (0.0B0ACJ 7,964 SF (0.183AC) 3,116 SF (0.072AC) 11,080 SF (0.254AC) 12,450 SF (0.286AC) EARTHWORK I PROJECT GRADING cur FILL: EXPORT REMEDIAL: 150CY 15CY 135CY 775CY MAX CUT HEIGHT 2.0 FT MAX FILL HEIGHT: 0.6 FT VOLUME OF CUT (PER PRELIM GRADING PLAN): 150 CY VOLUME OF OTHER EXCAVATIONS. NIA TOTAL GRADED AREA: 8,966 SF (0.21 AC) 150 CY I 0.21 AC= 720 CY I ACRE 'PROJECT DOES NOT PROPOSE TO GRADE, ERECT, OR CONSTRUCT INTO OR ON TOP OFA NATURAL OR MANUFACTURED SLOPE WHICH HAS A GRADIENT OF FIFTEEN PERCENT OR MORE, THEREFORE HILLSIDE DEVELOPMENT STANDARDS PURSLIANT TO C.M.C. 21.95.140/D)(2) DO NOT APPLY TO THIS PROJECT THESE QLIANTIT/ES ARE APPROXIMATE AND ARE SUBJECT TO CHANGE BASED ON FINAL ENGINEERING DESIGN AND DETAILING ACCESS GRAND AVENUE, A PUBLIC ROAD PREPARED BY PREPARED BY: PASCO, LARET, SUITER &ASSOCIATES 535 N. HIGHW<\Y 101, SU/TEA SOLANA BEACH, CA 92075 PH: (858) 259-8212 ENGINEER OF WORK 7YLER LAIMiON, PE #60356 ~ No. 80356 o< Exp. 12/31 /20 DATE CIV\\. CT 2018-0008 SOP 2018-0010 DA1E PREPARED: 07/18/2018 DA1E REVISED: 03/CT7 /2019 fstim 11 CITY OF CARLSBAD 11 SHEETS I L._!._J TENTATIVE TRACT MAP 6 PASCO LAREY SUITE~ & ASSOCIATES CIVIL ENBINEERINB + LAND PLANNINB + LAND IURVEYINB W Harth HlpwaJ 101. Ste A, Solen• Bre:h, CA l2075 pla 151.25!1.1212 I & 151.2511.4812 I~- TENTATIVE MAP TITLE SHEET FOR: GRAND JEFFERSON 786 GRAND AVENUE I ENGINEER OF WORK: 1YLER G LAWSOI DATE: RCE: 803S8 DWN BY: BAK CHKD BY: -----R\IWD BY: TGI,, PLSA2863-01 LOT LINE NOTES EXISTING LOTS 13-16AS SHOWN ON MAP 535 IMLL BE CONSOLIDATED INTO ONE LOT TO CREATE 7 AIR-SPACE CONDOMINIUM UNITS BMP I PLANTER NOTE ONLY FIRST FLOOR BMP I RAJSED PLANTERS SHOWN HEREON FOR CLARITY FOR DELINEATION AND BREAKDOWN OF ROOF AREAS AND PLANTERS LOCATED ON FLOORS ABO\iE, REFER TO OMA EXHIBITS SHOWN IN PROJECT STORM W<\TER QUALITY MANAGEMENT PLAN (Sv\QMP) PREPARED BY PASCO, LARET, SUITER &ASSOCIATES UNDER SEPARATE COi/ER AND INCLUDED AS SHEETS 4-6 HEREON \ \ \ \ LOT13 MAP535 \ / \ PRELIMINARY GRADING PLAN GRAND JEFFERSON -786 GRAND AVENUE EXISTING PCC DRIVEl'll'\YTOREMAJN~ EXJSTING STRUCTURE TO REMAIN~--_2 8.51 -'<b f------r=---.-H· !ii SI ED ' APN: 203-110-33-00 I _/; -I :::__J (55.0FS) II >< CONCD\NY (54.9 FEi)~ ~ '¢ \ ->< PROPOSED (55.3 FS) I ,,, TRANSFORMER ) ~~OFG) __ X •. - • . u " ' _. x ,_J '"' ' STAIRCASE • C 54.BFS -~-h ----LA ' -------- h ---- ' ----/L':' " ---- COVERED, "' BMP#6 - AREA=25SF (54.3 FS) (-6.1%) ,\-6:;r ·8 EXISTING FIRE HYDRANT AT INTERSECTION OF JEFFERSON AND HOME -225 LF NORTH OF PL PROPOSED 6" FIRE SERVICE LINE WITH DDCVA PER CMWD W22; CONNECT TO WM WITH 3X GATE VAL\iESAND TEE PROPOSED2"DOMESTIC SERVICE (COMMERCIAL) PER CMOO W4 IMTH BACKFLOWPER CMWD W20 ) I L_ (53.5FG)\ ' PARKING ' 0 '"'~i . " " / _J!3FS PROPOSED2"DOMESTIC SERVICE (RESIDENTIAL) PER CMOO W-4 IMTH BACKFLOWPER CMWD W20 lllll 121 lli!l m I LOT14 MAP535 APN· 203-302-03-00 ----- i ~ b o; "' -.... b o; LOT15 MAP535 LOT16 MAP535 ~ EXISTING AC "---oRIVEl'b\Y TOREMAJN ASPHALT ------ -G---t-G 1---G--G EXISTING PCC CURB, GUTTER & SIDEl'b\LK TO REMAIN -----.:.---..1......;.1~--s ----1:;..----S A-A 4 = I ~ , 54.25 FS !! )!53.9 FG) I (53.8 FS) I ) (53.2 FS) (52.9 TC) (52.4 FL) G G G G MATCH TO EXISTING 6" __BEMO\iE-ANDRl:.PLACE PCC CURB & GUTTER,_ __.EXJSTING DWY APRON IMTH (53.0 TC), (52.5 FL) 6" PCC CURB & GUTTER PER SDRSD G-2 SAWCUT EXISTING AC PA\iEMENT; SEE DETAIL SHEET 3 EXISTING SEVVER MAJN:O REMAIN~ s h 4' IMDE X 10' LONG X 4' DEEPSTREETTREEPER ..___ __ DF-TAILSHEET :J;, __ G __ G -,~ 10' DIAME'frR TREE (TYP.f MATCH TO EXISTING 6" PCC CURB & GUTTER; (53.1 TC); (52.6 FL) 52.6IE@ GRAND AVENUE EXISTING TELECOM PULLBOX TO REMAIN; ADJUST TO FINISHED GRADE AS NECESSARY MATCH TO EXISTING 6" PCC CURB & GUTTER; (53.3 TC); (52.8 FL) \ \ (!) \ EXISTING GAS VALii!' 00 TO REMAIN EXISTING 42" SEVVER ~ MAIN PER DV\G 365-2 00 \ TO REMAIN 1 /STING SEINER MH C!l (54.2-RIM)_.., I -~ (44.9 IE) s ---1-----s-~--s ----1,----s ----f½------<--~-s ----1 ..... -~ s ~ PLAN VIEW -PRELIMINARY GRADING PLAN SCALE: 1" = 10' HORIZONTAL \ \ :i: CONNECT TO EXISTING '3' SEINER MAIN 'V CONNECT TO EXISTING '3' SEINER MAIN; 'V CONNECT TO EXISTING@ SEVVER MAIN; PROPOSED 12" PVC CLASS 305 W<\TER MAIN; REPLACE EXISTING 12"ACP FROM JOINT TO JOINT PROPOSED 1" IRRIGATION SERVICE PER CMOO W3 WITH BACKFLOW PER CMOOW20 AC GRIND AND O\/ERLAY I EXISTING 12"AC ~~l'b\TER MAIN PER EXISTINGPC~ CROSS GUTTER TO REMAIN \ \ :i: \ DV\G 222-9 TO REMAIN EXISTING 8" VCP SEINER MAIN TO REMAIN EXISTING FIRE HYDRANT AT SE CORNER OF GRAND AVE AND JEFFERSON ST INTERSECT/ON TO REMAJN ~ w -§ :i: --$--s--s-- LEGEND PROPERTY BOUNDARY CENTERLINE OF ROAD ADJACENT PROPERTY LINE I RIGHT-OF-W4Y EXISTING CONTOUR LINE PROPOSED CONTOUR LINE PROPOSED FLOWLINE PROPOSED DIRECTION OF FLOW PROPOSED SAWCUT OF EXISTING PAVEMENT PROPOSED STEM l'b\LL PER ARCHITECTURAL PLAN PROPOSED PCC PAVEMENT PROPOSED 6" PCC CURB & GUTTER PER SDRSD G-2 PROPOSED 2"AC GRIND AND OVERLAY PROPOSED SCORED COLORED CONCRETE PER SEPARATE LANDSCAPE PLAN PROPOSED PLANTER I BIOFILTRATION BASIN PER DETAIL SHEET 3 PROPOSED SCREENING I PLANTER AREA PER SEPARATE LANDSCAPE PLAN PROPOSED CUT I FILL LINE EXISTING FENCE EXISTING l'b\TER MAIN (SIZE PER PLAN) EXISTING SEINER MAIN (SIZE PER PLAN) EXISTING GAS MAIN (SIZE PER PLAN) PROPOSED 6" PVC PRIVATE DRAIN PIPE PROPOSED 1" IRRIGATION SERIVCE WITH BACKFLOW PREIIENT/ON DEVICE PER CMWD W-4, W20 PROPOSED 2" DOMESTIC l'b\TER SERVICE IMTH BACKFLOW PREIIENTION DEVICE PER CMWD W20 PROPOSED 6" FIRE SERVICE IMTH DDCVA PER CMWD W22 PROPOSED 12" PVC CLASS 305 Vi!'\TER MAIN PROPOSED 6" PVC SEWER LATERAL PER CITY OF CARLSBAD S-7 SITE NOTES G) EXISTING SURVEY MONUMENT SHALL BE PROTECTED IN PLACE. MONUMENT SHALL BE REPLACED BY A LICENSED LAND SURIIEYOR W/10 SHALL FILE A CORNER RECORD WITH THE COUNTY IF DISTURBED OR DESTROYED (2) PROPOSED 12"X 12" BROOKS BOX @ PROPOSED 6" PVC SDR-35 PRIVATE SEl",ER LATERAL PER CITY OF CARLSBAD S-7 @ PROPOSED 6" SEl",ER CLEANOUT IMTH 12" CAST IRON LID PER CITY OF CARLSBAD S-6 @ PROPOSED TRENCH RESURFACING OF IMTHAC PAVEMENT PER CITY OF CARLSBAD GS-25, GS-26, AND GS-27 ADDITIONAL NOTES -------- e z z z z z z z z z z J C --II -=F-11 -- ---X--X--- --W--W-- --S --S --G--G-- w c:0 D w c:6 D w w----c=J w w s s © CT 2018-0008 SOP 2018-0010 @ PROPOSED (2x) 3" PVC SIDEl'b\LK UNDER DRAIN PER SDRSDD-27 (V PROPOSED 6" CLEANOUT IMTH TRAFFIC RATED LID @ REMOVE PORTION OF EXISTING 12"AC W4TER MAIN FROM NEAREST JOINT TO NEAREST JOINT AT EACH SERVICE CONNECTION; REPLACE REMOVED PORTIONS IMTH 12" PVC W4TER MAIN @ PROPOSED OIL/ WATER SEPARATOR 1. ALL UTILITIES SHOWN HEREON PER BEST AVAILABLE RECORD INFORMATION 2. ALL EXISTING ONSITE STRUCTURES TO BE DEMOLISHED 3. ALL EXISTING ONS/TE TREES TO BE REMO\iEO UNLESS OTHERWISE NOTED 4. SEE SHEETS 4-6 FOR ADDITIONAL BMP INFORMATION INCLUDINGALL BMPS LOCATED WITHIN THE BUILDING STRUCTURE AND ON THE UPPER FLOORS STREET TREE NOTE ALL PROPOSED STREET TREES IN PUBLIC RIGHT-OF-WAY LOCATED IMTHIN CALTRANS SIGHT DISTANCE TRIANGLES SHALL HAVE CLIPPINGS MAJNTAINED A MINIMUM OF 6' ABOVE FINISHED SURFACE SO AS TO NOT IMPEDE VIEW CORRIDORS; REFER TO SE PARA TE LANDSCAPE PLAN FOR STREET TREE LOCATIONS AND INFORMATION GRAPHIC SCALE 1" = 10' PASCO LAREY SUITE~ & ASSOCIATES CIVIL ENBINEERINB + LAND PLANNINB + LAND IURVEYINB W Harth HlpwaJ 101. Ste A, Solen• Bre:h, CA l2075 pla 151.25!1.1212 I & 151.2511.4112 I~- 10 0 10 20 30 DA1E PREPARED: 07/18/2018 DA1E REVISED: 03/07/2019 ~ 11 CITY OF CARLSBAD 11 SHEETS I ~ TENTATIVE TRACT MAP 6 PRELIMINARY GRADING PLAN FOR: GRAND JEFFERSON 786 GRAND AVENUE I ENGINEER OF WORK: 1YLER G LAWSOI DATE: RCE: 803S8 DWN BY: BAK CHKD BY: -----R\IWD BY: TGI,, PLSA2863-01 EXISTING BUILDING APN: 2@-302-03 6"PCCCURB &GUTTER 3' WIDE CURB OPENING FOR 85TI-/ PERCENTILE RAINFALL WITI-1 METAL PLATE CENTERED AT TREE GRATE LOCATIONS; y SEE SECTION X-X 6"PCCCURB &GUTTER 2.2' (FG= 55.9) FS=56.3 ' <1------ PROPOSED PARKING GARAGE WALL 1.0% -.-. PARKING GARAG CONTINUES --'===----~ EXISTING FENCE l PROPOSED COVERED PARKING GARAGE I'_ - TO REMAIN SECTION A-A SCALE:NTS PROPOSED PARKING GARAGE WALL FS=57.0 --2.l'f, :,, <J I I \ . _JJJ --~ DASHED LINE REPRESENT APPROXIMATE LOCATION OF EXISTING GRADE q- PARKING GARAGE CONTINUES\ ---- I I '<._J_.LJ,. ~ \_ PROPOSED COVERED PARKING GARAGE X X SECTION 8-8 SCALE NTS 10' DIAMETER STREET TREE ~ 160 CF STRUCTURAL SOIL; 5' X 8' TREE GRATE PER SDRSD L-04 SIDEWALK STREET FLOW 6" X 12" PCC TREE GRl<\TE FRAME PER SDRSD L-4 6"PCCC&G PER SDRSD G-2 COMPACTED SUBGRADE CURB CUT WITI-1 METAL SLOT FOR DRAJNAGE; SEE DETAIL THIS SHEET IMPERMEABLE LINER ROOT BARRIER PER SDRSD L-il; SEE NOTE 2 12" SAND FILTER LAYER; SEE NOTE 1 CT 2018-0008 SDP 2018-0010 SECTIONS AND DETAILS GRAND JEFFERSON 3" MULCH LAYER 1WELEv. PER PLAN CONCRETE PLANTER WALL PER ARCHITECT'S PLAN FS ELEV. PER PLAN SEAL JOINT WITI-1 APPROVED 1/'VlTERPROOF SEALANT OR PROVIDE WATERSTOPAT JOINT (IF APPLICABLE) FOUNDATION PER STRUCTURAL PLANS OUTFALL PIPE FROM UPSTREAM PLANTER TO CONNECT DIRECTLY TO BROOKS BOX 12"X 12" CATCH BASIN BY BROOKS PRODUCTS OR APPROVED EQUAL FOR EMERGENCY OVERFLOW l 10" 0 0 PLANTER WATERPROOFING 8" 'BIOFILTRATION "ENGINEERED SOIL" LAYER SHALL BE MINIMUM 18" DEEP "SANDY LOAM" SOIL MIX WITI-1 NO MORE THAN 5% CLAY CONTENT TI-IE MIX SHALL CONTAIN 50-,)0% SAND, 20-30% COMPOST OR HARDIMJOD MULCH, AND 20-30% TOPSOIL. REFER TO CITY OF CARLSBAD LID MANUAL FOR APPROVED PLANTING MATERIAL 3" PVC OUTLET PIPE (TYP.); OUTLET TO CONNECT DIRECTLY TO CATCH BASIN OF DOWNSTREAM PLANTER OR DISCHARGE TO RIGHT-OF-WAY 3" DIAMETER PERFORATED UNDERDRAIN PIPE ROOF DOWNSPOUT PIPE TO CONVEY STORMWATER TO PLANTER PLANTER WATERPROOFING 8" WIDE CONCRETE PLANTER 1/'VlLL PER ARCHITECT'S PLANS '18" TI-I/CK LAYER OF ENGINEERED SOIL; SEE NOTE BELOW 3" CLEAN WASHED ASTM 33 FINE AGGREGATE SAND OVER 3" OF ASTM NO 8 STONE (FILTER COURSE) 6" ASTM #57 OPEN GRADED STONE ~RAISED PLANTER NOTE" ROOF DRAINAGE COLLECTED TO DISCHARGE TO SURFACE OF BIOFILTRATION PLANTER, PVC OUTLET DRAIN PIPE TO CONNECT DIRECTLY TO DOWNSTREAM CATCH BASIN OR DISCHARGE OFFS/TE; THERE SHALL BE NO COMINGUNG OF STORM WATER BETWEEN BIOFILTRATION I RAISED PLANTER AREAS TYPICAL SECTION -BIOFILTRATION PLANTER SCALE: NTS ,4.5' 3"MINMULCH LAYER 6"MIN ♦♦♦♦ 6" X 12" PCC TREE GRATE FRl<\ME PER SDRSD L-4 PCC SIDEWALK COMPACTED SUBGRl<\DE IMPERMEABLE LINER ROOT BARRIER PER SDRSD L-il; SEE NOTE 2 48" STRUCTURAL SOIL STREET FLOW COMPACTED SUBGRl<\DE 3"MINMULCH LAYER 6"PCCC&G PER SDRSD G-2 CURB CUT WITI-1 METAL SLOT FOR DRAINAGE; SEE DETAIL TI-/IS SHEET IMPERMEABLE LINER ROOT BARRIER PER SDRSD L-il; SEE NOTE 2 4.5\ ROOT BALL ROW If ROW PROPOSED 5" PCC SIDEWALK PER SDRSDG-7 18' PKWY 13' SDWK 5' 2.0% TYP. "vrllll ~I ~~II I -= 100' 50' 32' TOTC I I I I I I I I I I j __ -- 50' I 32' TO TC 18' ' I EXISTING PUBLIC ROAD VARIES 1111 I 1111 I I I I I I I I I I I ,11 " j~ ~ --- PR LANDS p, ' II'~ ~ - OPOSED ' I I I 1'111 IIIJ.1 11 Ll ' 11111 ~ EXISTING 10" '------== I 111 I 1111 ' I .~ ]z • I I ~ EXISTIN G K CAPED l<\RKWAY EXISTING PCC CURBAND GUTTER 6"X12" DEEPENED EDGE PCC SIDEll'VlLK 6"MIN l.--L-,-__,C...--~ ++++ COMPACTED SUBGRADE IMPERMEABLE LINER ROOT BARRIER PER SDRSD L-il, SEE NOTE 2 48" STRUCTURAL SOIL DEEP ROOT TREE BUBBLER PER SDRSDDVVGl-4 VCPSEVVER EXJSTING 2" HP ROW 16' PKWY 2.0% TYP. GAS MAIN 5' SDWK 2.0% 40' ~1 111::>"" TYPICAL SECTION -GRAND AVENUE 80' 24' TOTC 2"GRINDAND OVERLAY OF AC PAVEMENT SCALE:NTS EXISTING 12" AC WATER MAIN 40' LIMIT OF GRIND AND OVERLAY VARIES SIDEWAL EXISTING CURB AND GUTTER ROW PROPOSED 5" PCC ~.--,,,,; ·_:_...'._c_..c SIDEWALK PER SDRSDG-7 \_ EXISTING PROPOSED 6" PCC CURB & GUTTER PER SDRSD G-2 EXISTING 2" HP GAS MAIN INSTALL 6" PCC CURB & GUTTER PER SDRSD G-2 EXISTING 42" SEVl,l:R MAIN PER Dl'JG 365-2 EXISTING 8" VCPSEVVER EXISTING 12"AC W>.TERMAIN TYPICAL SECTION -JEFFERSON STREET SCALE NTS 3.0'MIN 2.0' MIN !I,! ::; s COLD PLANE AND OVERLAY (2" MIN. DEPTH) TO PROVIDE SMOOTI-1 TRANSITION ~ EXISTING AC ti'i [ PAVEMENT ~ SIDEWALK EXISTING PCC CURB & GUTTER TO REMAIN 12" SAND FILTER LAYER; SEE NOTE 1 UNCOMPACTEDSUBGRl<\DE UNCOMPACTED SUBGRl<\DE 4.0' DEEP ROOT TREE BUBBLER PER SDRSDDVVG/-4 TYPICAL SECTION -TREE WELL (IN LANDSCAPE PARKWAY) SCALE: NTS EXTEND BASE 6" BEHIND CURB STRUCTURl<\LSECTION 4" AC OVER 6" CLASS II AB OVER NATIVE SUBGRl<\DE COMPACTED TO 95% REL. COMP. TYPICAL SECTION -TREE WELL WI GRATE TYPICAL SECTION -SAWCUT AC PAVEMENT SCALE NTS SCALE: NTS 6"C&G OPENING FOR 85TH PERCENTILE Rl<\INFAL.L 3.0' OPENING METAL PLATE TO BYPASS HIGH FLOW SECTION X-X -CURB CUT WITH METAL PLATE SCALENTS 6"C&G SECTION Y-Y SCALE: NTS 1. SAND SHALL BE PER THE GREEN STREET "ENGINEERED SOIL" SPECIFICATIONS SECTION B-3. 2. SEE SDRSD OVVG L-1 TI-IRU L-4 FOR TREE INSTALLATION REQUIREMENTS. 3. PROVIDE PLASTIC LINER WHERE CONCRETE WILL BE POURED ON TOP OF STRUCTURAL SOIL PER GREEN BOOK STANDARD SPECIFICATIONS SECTION 210-2. LIMITS OF AREA & DIM. (FT) OF ~- ROOTING SOIL REQUIRED PER BMP FACT SHEET SD-1 10' MATURE TREE DIAMETER LEGEND -TREE WELL SCALE NTS 3"MIN DEPRESSION G LA~ 0-i, No. 80356 xp. 12/31 /20 PASCO LAREY SUITE~ & ASSOCIATES CIVIL ENBINEERINB + LAND PLANNINB + LAND IURVEYINB W Harth HlpwaJ 101. Ste A, Solen• Bre:h, CA l2075 pla 151.25!1.1212 I & 151.2511.4112 I~- DA1E PREPARED: 07/18/2018 DA1E REVISED: 03/07/2019 fstim 11 CITY OF CARLSBAD 11 SHEETS I L.2_J TENTATIVE TRACT MAP 6 SECTIONS AND DETAILS FOR: GRAND JEFFERSON 786 GRAND AVENUE I ENGINEER OF WORK: 1YLER G LAWSOI DATE: RCE: 803S8 DWN BY: BAK CHKD BY: __ _ R\IWD BY: IliL PLSA2863-01 -<,:: ~ Ct) cli "' <,:: ~ Ct) cli .,,, <,:: ~ cli / HOUSE /'. r BMP I PLANTER OUTLET SCHEMA TIC CT2018-0008 SDP 2018-0010 ULTIMATE DMA DRAINS TO OUTLET PIPE POINT OF DRAINS TO DISCHARGE DRAINAGE MANAGEMENT AREA EXHIBIT LEGEND PROPERTY BOUNDARY CENTERLINE OF ROAD -------- 1 BMP1 BMP2 1 (SURFACE) (OUTLET S7RUCTURE) 2 BMP2 BMP3 (SURFACE) (OUTLET S7RUCTURE) 1 BMP3 BMP6 3 (SURFACE) (OUTLET S7RUCTURE) 1 6 BMP6 SIDEWALK UNDERDRAIN 1 (SURFACE) BMP7 7 SIDEWALK UNDERDRAIN 2 (SURFACE) 4 BMP4 SIDEWALK UNDERDRAIN 3 (SURFACE) BMP5 BMP4 5 (SURFACE) (OUTLET S7RUCTURE) 3 L \RE 65.0 >< _/ >< I I I I r I, . ~'. l_ ~ l ii ·, . , '•r .. ~ ~ . ~ -1/ ' l::RI. 1=1 ====~==~~-~-:;c--=~~='- -POINTOF DISCHARGE #3 GRAND AVENUE PLAN VIEW -DMA I BMP EXHIBIT SCALE: 1" = 10' GRAND JEFFERSON -ROOF PLAN ADJACENT PROPERTY LINE I RIGHT-OF-WAY EXISTING CONTOUR LINE +- I I (220SF)DE MINIMUSDMA CONCDW'( PER BMP DESIGN ·;, MANUAL 52.2. •(i \ I I - ' -;. ---¾.;, --' I POINT OF .,....,__ I DISCHARGE #1 ' ' I ,~ ;,, ' <!, •} -~ ' ' ' " >< ' Q I,. DH K ' "' tf ~ ' <'. - --l 0 I- >< ~ tlj ~ ,,oe;, .K ~ 0::: LL: i-:: r, LU Cl) "<l ~I s) "0 4 I tj'I ~ (/) ,,, 0 '1.ltc I , , I i I 77?: / I I ' I,. I ;;,; ~ 6.44 , -L _I I s "'s • • ' \ . <%>. l -~-~ DISCHARGE #2 ' I ~ .;,- SOIL TYPE INFORMATION SOIL: TYPE B SOILS PER WEB SOIL SURVEY APPLICATION AVAILABLE THROUGH UNITED STATES DEPARTMENT OF AGRICULTURE COARSE SEDIMENT YIELD NO CRITICAL COARSE SEDIMENT YIELD AREAS TO BE PROTECTED. REFER TO PRIORITY DEVELOPMENT PROJECT SWQMP PREPARED BY PASCO, LARET, SIJITER & ASSOC/A TES GROUNDWATER INFORMATION GROUNDWATER ENCOUNTERED AT DEPTHS BETWEEN 10' AND 20' PER PRELIMINARY GEOTECHNICAL INVESTIGATION PERFORMED BY HETHERINGTON ENGINEER/NG, INC. TREATMENTCONTROLBMPS BIOFIL TRA TION BASIN S7REET TREES PR-1 SD-1 PROPOSED CONTOUR LINE DMA DRAINAGE BASIN BOUNDARY PROPOSED IMPERVIOUS AREA PLANTER I BMP AREA SELF-MIT/GA TING AREA DE MIN/MIS AREA (ttSEE NOTE SHEET 3) 7REEWELL VZZZZZ//ZZZJ +++++++++++++++++++ +++++++++++++++++++ ['.,,>->->>>>>>>>>>>) D66666666l l>RI *'RAISED PLANTER NOTE: ROOF DRAINAGE COLLECTED TO DISCHARGE TO SURFACE OF BIOFILTRA TION PLANTER; PVC OUTLET DRAIN PIPE TO CONNECT DIRECTLY TO DOWNSTREAM CATCH BASIN OR DISCHARGE OFFS/TE; THERE SHALL BE NO COMINGL/NG OF STORM WATER BETWEEN BIOFIL TRA TION I RAISED PLANTER AREAS WATER QUALITY CALCULATIONS -ROOF PLAN DMA/BMP 1 2 3 4 5 6 7 8 AREA(SF) 1,390 2,249 1,635 631 631 837 388 393 3"MINMULCH LAYER IMPERVIOUS (SF) 1,318 2,177 1,563 610 610 812 363 363 MINIMUM BIOFILTRA TION REQUIRED (SF) 36 59 43 17 17 22 10 10 4.5\ PLANTER AREA PROVIDED (SF) 72 72 72 21 20 25 25 30 6" X 12" DEEPENED EDGE 3" MULCH LA YER TWELEV. PER PLAN CONCRETE PLANTER WALL PER ARCHITECrs PLAN FSELEV. PER PLAN SEAL JOINT WITH APPROVED WATERPROOF SEALANT OR PROVIDE WATERSTOP AT JOINT (IF APPLICABLE) OUTFALL PIPE FROM UPSTREAM PLANTER TO CONNECT DIRECTLY TO BROOKS BOX 12" X 12"CATCH BASIN BY BROOKS PRODUCTS OR APPROVED EQUAL FOR EMERGENCY OVERFLOW l 10" -8" PLANTER WATERPROOF/NG REFER TO CITY OF CARLSBAD LID MANUAL FOR APPROVED PLANTING MA TE RIAL ROOF DOWNSPOUT PIPE TO CONVEY STORMWATER TO PLANTER PLANTER WATERPROOFING 8' WIDE CONCRETE PLANTER WALL PER ARCHITECT'S PLANS '18' THICK LAYER OF ENGINEERED SOIL; SEE NOTE BELOW 3' CLEAN WASHED ASTM 33 FINE AGGREGATE SAND OVER 3' OF ASTM NO 8 STONE (FILTER COURSE) 6" ASTM #57 OPEN GRADED STONE S7REETFLOW 6"PCCC&G PER SDRSD G-2 PCC SIDEWALK FOUNDATION PER STRUCTURAL PLANS 3" PVC OUTLET PIPE {TYP.); OUTLET TO CONNECT DIRECTLY TO CATCH BASIN OF DOWNSTREAM PLANTER OR DISCHARGE TO RIGHT-OF-WAY 'BIOFILTRA TION "ENGINEERED SOIL" LA YER SHALL BE MINIMUM 18" DEEP "SANDY LOAM" SOIL MIX WITH NO MORE THAN 5% CLAY CONTENT. THE MIX SHALL CONTAIN 50-60% SAND, 20-30% COMPOST OR HARDWOOD MULCH, AND 20-30% TOPSOIL. 3" DIAMETER PER FORA TED UNDERDRAIN PIPE COMPACTED SUBGRADE TYPICAL DETAIL -BIOFIL TRA TION BASIN COMPACTED SUBGRADE CURB CUT WITH METAL SLOT FOR DRAINAGE; SEE DETAIL THIS SHEET IMPERMEABLE LINER ROOT BARRIER PER SDRSD L-6; SEE NOTE 2 12" SAND FILTER LA YER; SEE NOTE 1 ROOT BALL UNCOMPACTEDSUBGRADE TYPICAL SECTION -TREE WELL NOTTO SCALE STRUCTURAL SOIL PROPERTIES: IMPERMEABLE LINER ROOT BARRIER PER NOTES: SDRSD L-6; SEE NOTE 2 1. SAND SHALL BE PER THE GREEN STREET "ENGINEERED SOIL' SPECIFICATIONS SECTION 8-3. 48" STRUCTURAL SOIL DEEP ROOT TREE BUBBLER PER SDRSD DWG 1-4 2. SEESDRSDDWGL-1 THRUL-4 FOR7REEINSTALLATION REQUIREMENTS. 3. PROVIDE PLASTIC LINER WHERE CONCRETE WILL BE POURED ON TOP OF STRUCTURAL SOIL PER GREEN BOOK STANDARD SPECIFICATIONS SECTION 210-2. NOTTO SCALE LIMITS OF AREA & DIM. (FT) OF --,,...~ ROOTING SOIL REQUIRED PER BMP FACT SHEET SD-1 3.0' OPENING 10' MATURE TREE DIAMETER TYPICAL DETAIL-TREE WELL NOTTO SCALE 3"MIN DEPRESS/ON ORGANIC CONTENT (DC) > 5 PERCENT, PH BETWEEN 6-8, CATION EXCHANGE CAPACITY (CEC) > 5 MILLIEQIJ/VALENT (MEQY100 G SOIL, INFILTRATION RATES OF 0.5 INIHR OR GREATER. SOIL MEDIA MUST HAVE AN APPROPRIATE AMOUNT OF ORGANIC MATERIAL TO SUPPORT PLANT GROWTH (E.G., LOAMY SAND MIXED THOROUGHLY WITH AN ORGANIC MATERIAL). IF THE EXISTING SOILS MEET THE CRITERIA, IT CAN BE USED AS THE SOIL MEDIA. IF THE EXISTING SOILS DO NOT MEET THE CRITERIA, A SUBSTITUTE MEDIA MUST BE USED. SOIL MEDIA THAT IS BROUGHT TO THE SITE MUST MEET THE STANDARDS SET IN THE STORM WATER 6"C&G 6'C&G STANDARDS AS WELL AS THE FOLLOWING CRITERIA: 1. SOIL MEDIA CONSISTS OF 70-80 PERCENT SAND BY WEIGHT, 10% MAX SILT BY WEIGHT, 3% MAX CLAY BY WEIGHT, AND 9% MAX COMPOST BY WEIGHT. 9% COMPOST BY WEIGHT RE SUL TS IN APPROX/MA TEL Y 5% ORGANIC MATTER BY WEIGHT. 2. THE SAND PORTION SHOULD CONSIST OF CONCRETE SAND (PASSING A ONE.QUARTER-INCH SIEVE). MORTAR SAND (PASSING A ONE-EIGHTH-INCH SIEVE) IS ACCEPTABLE AS LONG AS IT IS THOROUGHLY WASHED TO REMOVE THE FINES. 3. FINES SHOULD PASS A # 270 (SCREEN SIZE) SIEVE. 4. ORGANIC MATTER IS CONSIDERED AN ADDITIVE TO ASSIST VEGETA T/ON IN INITIAL ESTABLISHMENT AND CONTRIBUTES TO SORPTION OF POLLUTANTS BUT GENERALLY SHOULD BE MINIMIZED (5 PERCENT). ORGANIC MATERIALS WILL OXIDIZE OVER TIME CAUSING AN INCREASE IN PONDING THAT COULD ADVERSELY AFFECT THE PERFORMANCE OF THE BIOF/L TRA T/ON AREA. ORGANIC MA TE RIAL SHOULD CONSIST OF AGED BARK FINES, OR SIMILAR ORGANIC MATERIAL. ORGANIC MATERIAL SHOULD NOT CONSIST OF MANURE OR ANIMAL COMPOST. STUDIES HA VE ALSO SHOWN NEWSPAPER MULCH TO BE AN ACCEPTABLE ADDITIVE (KIM ET AL. 2003; DAVIS 2007). 5. HIGH LEVELS OF PHOSPHORUS IN THE MEDIA HAVE BEEN IDENTIFIED AS THE MAIN CAUSE OF BIOFIL TRA TION AREAS EXPORTING NUTRIENTS (HUNT AND LORD 2006). ALL STRUCTURAL SOIL SHOULD BE ANAL YlED FOR BACKGROUND LEVELS OF NUTRIENTS. TOTAL PHOSPHORUS SHOULD NOT EXCEED 15 PPM. OPENING FOR 85TH PERCENTILE RAJNFALL METAL PLATE TO BYPASS HIGH FLOW GRAPHIC SCALE 1" = 10' TYPICAL DETAIL-CURB OPENING WITH METAL PLATE 10 0 10 20 30 NOTTO SCALE PASCO LARET SUITE~ & ASSOCIATES CIVIL ENGINEERINB + LAND PLANNINB + LAND BURYEYINB 515 Nartla lllpwaf 101, Ste A, IDlua B-=b, CA 121175 pl 851.259.BalZ I fa 858.ZDMIZ I l'h■erllnur1111- DAlE PREPARED: 07/18/2018 DAlE RE\IISED: 03/07/2019 fsHml CITY OF CARLSBAD I SHE6ETS I l..±__J TENTATIVE TRACT MAP DMA EXHIBIT I ROOF PLAN FOR: GRAND JEFFERSON 786 GRAND AVENUE I ENGINEER OF WORK: DAlE: 1YLER G LAWSON RCE: B03l58 DWN BY: BAK CHKD BY; __ _ RVWD BY: TGI,, PLSA 2863-01 / HOUSE CT 2018-0008 SOP 2018-0010 WATER QUALITY CAL GULA T/ONS -4TH FLOOR MINIMUM PLANTER AREA DMA/BMP AREA (SF) IMPERVIOUS (SF) BIOFIL TRA TION PROVIDED (SF) DRAINAGE MANAGEMENT AREA EXHIBIT LEGEND PROPERTY BOUNDARY CENTERLINE OF ROAD -------- REQUIRED (SF) 1 36 12 1,390 1,318 WATER QUALITY CAL GULA TIONS -3RD FLOOR MINIMUM GRAND JEFFERSON -4TH & 3RD FLOOR BMP'S DMAIBMP 2 \ ' ) I I' ' > I I r I r I l AREA(SF) 1,390 V ldRI. I IMPERVIOUS (SF) BIOFIL TRA TION REQUIRED (SF) 1,318 36 s PLANTER AREA PROVIDED (SF) 12 - -54 >< -1 >< --;---- I I CONCD\NY \ I ----'- ____,___ - >< DI( K • I I • _J__ I -n ts:., - l I I J -- I ' ' " -' ' ' ::::::::: I s.)e -\" s,, -<' POINT OF DISCHARGE #1 \I! <'. 0 1-- Cl) LU ffi LU LJ.: ~ t:ti Cl) """) \ . I 0 --;- -~POINT OF DISCHARGE #2 -' ·~,) . «,,,, I Y' 43-.? h .{ ~D~~,~~~~~· =•===•=~=~~,~~~~-~~~---=-~ '0 DISCHARGE #3 GRAND AVENUE PLAN VIEW -4TH FLOOR WATER QUALITY SCALE: 1" = 10' \fil 65.0 \ / ) HOUSE I r I 1/ \, ' / ' , I ' l X - 1 ' V - ' a<%> ,,>. I __.__ h ' s ' h ' ' ....... POINT OF DISCHARGE #3 GRAND AVENUE >< I ->< x- PLAN VIEW -3RD FLOOR WATER QUALITY SCALE 1" = 10' ADJACENT PROPERTY LINE I RIGHT-OF-WAY EXIS71NG CONTOUR LINE ,--------- I - I CONCD\NY ' S...:., \ I / >< -s . l " - . S...:a ' ' C PROPOSED CONTOUR LINE OMA DRAINAGE BASIN BOUNDARY PROPOSED IMPERVIOUS AREA PLANTER I BMP AREA SELF-MIT/GA TING AREA TREE WELL ' ' ) ' I ----:-----~ 4,, I, \ VZZZZZZZZ7ZJ +++++++++++++++++++ +++++++++++++++++++ 1::>R:I I Jl l ......_~POINTOF DISCHARGE #2 - l I I J l PASCO LARET SUITE~ & ASSOCIATES CIVIL EN81NEERIN8 + LAND PLANNING+ LAND 8URYEYIN8 515 Horth lllpwaJ 101, Bbl A. SoJene Inda, CA 112075 pJa 151,25!1,U12 I Is 851,2511.4112 I pl1eeqln...,■1 - 10 0 GRAPHIC SCALE 1" = 10' 10 20 30 DAlE PREPARED: 07/18/2018 DAlE REVISED: 03/07/2019 fstiml CITY OF CARLSBAD I SHE6E1S I ~ TENT.ATIVE TR.ACT M.AP OMA EXHIBIT I 4TH AND 3RD FLOOR BMP PLAN FOR: GRAND JEFFERSON 786 GRAND AVENUE I ENGINEER OF WORK: TYLER G LAWSON DAlE: RCE: II03S6 DWN BY: BAK CHKD BY: __ _ RVWD BY: JGL PLSA 2863-01 / HOUS[ DMAIBMP 3 DMA/BMP 4 5 8 7 9 \ > I r WATER QUALITY CALCULATIONS -2ND FLOOR MINIMUM PLANTER AREA AREA (SF) IMPERVIOUS (SF) BIOFIL TRA T/ON REQUIRED (SF) PROVIDED (SF) 1,635 1,563 43 72 WATER QUALITY CALCULATIONS -GROUND FLOOR AREA (SF) IMPERVIOUS (SF) 631 610 631 610 837 812 832 802 1,319 1,191 MINIMUM BIOFIL TRA TION REQUIRED (SF) 17 17 22 22 33 PLANTER AREA PROVIDED (SF) 21 20 25 30 40 POINT OF DISCHARGE #3 GRAND AVENUE DRAINAGE MANAGEMENT AREA EXHIBIT GRAND JEFFERSON -2ND & GROUND FLOOR BMP'S CONC D\NY / \ I / ----, s ------=---------1..._ - .-----• g:::1m}L.,..=:--:-~~= =.=1 --:-tl''-.L , I --l X ' I¾ l\DEWJ/_K .:, ' ~ is~, ~ I '©'I ~ I 'I ~ ~ / I I > I ~~~4----:-- ' -ti,' :::::::: -I j ~16 o;,"' POINT OF DISCHARGE #1 t :z: 0 1-- ~tt1 ~~ tti Cl) """3 \ , ~ I --,. -~PO/NTOF DISCHARGE #2 J l / \OUSE 1/ I I I I POINT OF DISCHARGE #3 SELF-MIT/GA ~ING AREA' A=286 SF ' X I 1 GRAND AVENUE --+-- I I CONCDW'( \ I X ~ 1~ CT 2018-0008 SOP 2018-0010 LEGEND PROPERTY BOUNDARY CENTERLINE OF ROAD ADJACENT PROPERTY LINE I RIGHT-OF-WAY EXISTING CONTOUR LINE PROPOSED CONTOUR LINE OMA DRAINAGE BASIN BOUNDARY PROPOSED IMPERVIOUS AREA PLANTER I BMP AREA SELF-MIT/GA TING AREA DE MIN/MIS AREA (~SEE NOTE BELOW) TREE WELL (220SF)DE MINIMUSDMA PER BMP DESIGN MANUAL 5.2.2. DE MIN/MIS AREA -------- VZZZZZZZZ7ZJ +++++++++++++++++++ +++++++++++++++++++ ['/ ✓), ;,<:,, ✓ ✓ ✓ ✓), ✓), ✓ ),J f'><56<'.5<5666 TOTAL PROPOSED I REPLACED IMPERVIOUS AREA DE MIN/MIS OMA IMPERVIOUS AREA = 11,080SF = 220SF -,-o;, ·<? ,t,> POINTDF DISCHARGE #1 ~16 ~ :z: 0 1--~ tt1 ~ !l:: LL i-;: LU Cl) """3 4' X 10' X 4' DEEP TREE WELL ~POINTOF DISCHARGE #2 % OVERALL PROPOSED HARDSCAPE -= 2.0% SECTION 5.2.2 OF CITY OF CARLSBAD BMP DESIGN MANUAL ALLOWS FOR DE MIN/MIS OMA AREAS OF UP TO 250 SQUARE FEET. TOTAL DE MIN/MIS OMA AREAS SHOULD REPRESENT LESS THAN 2.0 PERCENT OF THE TOTAL ADDED OR REPLACED IMPERVIOUS SURFACE OF THE PROJECT. GRAPHIC SCALE 1"= 10' 10 0 10 20 30 DA1E PREPARED: 07/18/2018 DA1E REVISED: 03/07/2019 fstiml CITY OF CARLSBAD I SHE6E1S I l...£_j TENT.ATIVE TR.ACT M.AP OMA EXHIBIT I SECOND AND GROUND FLOOR BMP PLAN FOR: PASCO LARET SUITE~ PLAN VIEW -2ND FLOOR WATER QUALITY PLAN VIEW -GROUND FLOOR WATER QUALITY & ASSOCIATES GRAND JEFFERSON 786 GRAND AVENUE SCALE: 1" = 10' SCALE: 1' = 10' CIVIL EN81NEERINB + LAND PLANNING + LAND SURVEYING 555 Horth lllp1nJ 101, Ste A. SoJene Beeda, CA 1121175 pla 158.2511.8212 16: U8.25!1M12 I ,, ...... ..., •• - I ENGINEER OF WORK: TYLER G LAWSON DWN BY: BAK DAJEi RCE: 803SII CHKD BY: __ _ RVWD BY: JGL PLSA 2863-01 AVOCADO TREE EXISTING TREE 9" CALIPER .-----..... TREE TO BE REMOVED SYAGRUS ROMANZOFFIANUM EXISTING 1REE 25' BTH TREE TO BE REMOVED MELIAAZEDARACH 'UMBRACULIFORMIS' EXISTING TREE 24" CALIPER TREE TO BE REMOVED PHOENIX CANARIENSIS EXISTING TREE 12' BTH TREE TO BE REMOVED -L__ PHOENIX CANARIENSIS EXISTING TREE 18' BTH TREE TO BE REMOVED AVOCADO TREE EXISTING TREE 12' CALIPER TREE TO BE REMOVED )' 5'-0" -G---G------G---G---G---G---G---G---G-~~G--- -- PROPERTY LINE GRAND AVENUE ,,....-- oG G SYAGRUS ROMANZOFFIANUM Cl I EXISTING TREE I -~---1 2~BTH TREE TO BE REM ED s: i LOPHOSTEMON ONFERTUS EXISTING 1REE ( ENTIFIED AS i..----i STREET TREE) TRIPLE TRUNK Cl~JANAGED "!f IJER I ---s I FAANUM s: I TREE TO BE REM VED I s: I I JH:--==-~~_IREE_TilJ!EHE!lflllEDJ---J s: I 0 ,;, " 1· / \ <l '0 (/) \ "' "-9-" Cl (/) Cl ro Cl SYAGRUS ROMANZOFFIANT (/) EXISTING TREE 25' BTH O@E REMOVED G Cl SYAGRUS ROMANZOFFIANJM (I) EXISTING TREE 25' BTH TREE TO BE REMOVED (/) \ \ \ \ PROPE~TY LINE \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ I s: I \ \ /s:ly SYAGRUS ROMANZOFFIANIJIQ -_,..-\ / - EXISTING TREE J+ \ / 30' BTH TREE TO BE REMOVED $ $ s-c----s-=t"nSl'J-t ~ --1 $ (/) (/) \ ., 10 0 5 ~-I SCALE: 1'=10'-0" 10 20 I_I 40 I FEET CT 2018-0008 SDP 2018-0010 DEV 2018-0055 """■ !!!!!J ~ = = = daedalus CESIC:iN C:i R CUP landscape arch lecture urban design planning ■ ■ ■ 2725 Jeffer~on sln.•el, suite" 1 Sb carlet>ad, ca e20oe phone: 760.720.9337 lax: 760.720.9505 STAMP Renewal Dale Date PROJECT DATE: 01-02-18 SCALE: PER PLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR DATE CITY SUB MITT AL PF'-ELIMINAF'-Y -1 et ,113/12, C.IT'f SUBMITTAL PflEL.IMINAfl'f -2nd 3/12/lb C.IT'f SUB MITT AL PRELIMINARY -3rd !5/26/1"1 REVISIONS DATE & ill ffi ffi SHEETlTTl.E TREE SURVEY PLAN I PROJECT NO. : 1 !!>·004 SHEET: L-1 OF ----SHEETS 1 ,1 a C 0 a ' "" ' ., " ' -~ BMP-1 ' " ~ --'- 0 ' ' 251-0~ 14 15 1 ' '-H-lf--w --- ~---+--/1/V ,----w ~,L-- (/) $ 7 -- s--- '-+-~ LI E~ PICAL I-I '-cc-'9:R_lL iY1CAL \ (/) \ \ \ '--t--~INE, ~PICAL \ \ \ Cl) :: 0:: w LL LL w """') 10 -G---G /---G~--G---G -r--G---G---G---G---G---G---G~--G---G---"-~ \ \ 1 --- 16 GRAND AVENUE 5 FIRST FLOOR/SITE PLAN KEYNOTES PROPERTY LINE, TYPICAL GAS METER LOCATION , PROPOSED STANDARD PRODUCTION CONCRETE PAVING, COLOR TO BE NATURAL GRAY, FINISH TO BE MEDIUM BROOM. MAILBOX BIKE RACK COVERED OUTDOOR PATIO AREA. PAVING TO BE COLORED WITH LIGHT ETCHED FINISH, TYPICAL. TRASH ENCLOSURE ~ LINE OF SIGHT TRIANGLE a TELECOM PULLBOX, TO REMAIN 8 EXISTING STREETLIGHT, PROTECT IN PLACE El El El EXISTING COX RISER, TO BE RELOCATED, TYPICAL EXISTING WATER METER, TO BE ABANDONED TRANSFORMER,PROPOSED FIRE SERVICE, PROPOSED s \ G (/) \ 10 G -__,., \ / 4 \/ s ~ '" '" BMP LEGEND BMPNO, BMP DESCRIPTION 1 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED 2 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED 3 RAISED FLOW THROUGH PLANTER. PLANTER TO BE WATERPROOFED 4 RAISED FLOW THROUGH PLANTER. PLANTER TO BE WATERPROOFED 5 RAISED FLOW THROUGH PLANTER. PLANTER TO BE WATERPROOFED 6 RAISED FLOW THROUGH PLANTER. PLANTER TO BE WATERPROOFED 7 RAISED FLOW THROUGH PLANTER. PLANTER TO BE WATERPROOFED 8 TREE WELLS. VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED 9 TREE WELLS VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED 10 TREE WELLS VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED 11 TREE WELLS VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED 4' x 1 O' METAL TREE GRATES, PROPOSED. GRATESS TO BE ADA COMPLIANT. RAISED PLANTER, TYPICAL PLANTING LEGEND SYMBOL BOTANICAL NAME ---------------1 ARCHONTOPHOENIX CUNNINGHAM/ANA 0 nJU7M + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + , , , . . . . . . . . . . . . . ' ' . ' ... MAGNOLIA GRAND/FLORA 'LITTLE GEM' SHRUBS • High Screening MYRTUS COMMUNIS 'VARIEGATA' SHRUBS • Low Level Accent JASMINUM ANGU!ARE NANDINA DOMESTICA 'HARBOR DWARP LANTANA X 'NEW GOLD' HAMEL/A PATENS 'SIERRA RED' PHILODENRON ZANADU SALVIA CHAMAEDRYOIDES ACACIA COGNNATA 'COUSIN ITT' WESTR/NG/A FRUT/COSA MUND/ WESTRINGIA 'WYNYABBIE HIGHLIGHT' EREMOPHl!AMACU!ATA PAVON/A PRAEMORSA GREVILLEA !ANIGERA 'COASTAL GEM SALVIA CHINDPHYLLA SHRUBS • Espalier Form MAGNOLIA GRAND/FLORA 'LITTLE GEM' OSMANTHUSFRAGRANS HAMEL/A PATENS LOBEL/A LAX/FLORA TRADESCANTIA PALL/DA HYMENOXYS ACAULIS ERIGERON KARVINSKIANUS KNIPHOF/A 'PINAPPLE POPSICLE' TEUCR/UM CHAMAEDRYS DIETES GRAND/FLORA 'VARIEGATA' CL/VIA MINIATA SUCCULENTS AND CACTI PEDl!A/vTHUS MACROCARPUS AEON/UM SPP. PORTU!ACARIA AFRA MINIMA SENEC/O VITALIS BULB/NE NATALENSIS CRASSULA ARBORENSCENS UNDU!ATIFOLIA 'RIPPLE JADE' CEPHALOPHYLLUM 'RED SPIKE' CRASSULA 'BLUE BIRD' SANSEVIERIA TRIFASCIATA 'MOONSHINE' GRASSES • Large & Small Scale CAREX DIVULSA LOMARDIA LONG/FOL/A BREEZE ACORNUS GRAMINEUS 'OGON' CHONDROPETALUM TECTORUM DIANEL!A REVOLUTA GROUND COVER -Organic PE!ARGONIUM PELTATUM 'BALCAN' DYMOND/A MARGARETAE MYOPORUM PARV/FOL/UM 'PUTAH CREEK' BMP PLANTINGS JUNCUS PATENS SC/RPUS CENUUS CAREX SUBFUSCA GROUND COVER • lnor anic 2" · 4" DIAMETER RIVER ROCK COBBLE (COLOR TO BE DETERMINED) COMMON NAME KING PALM LlmE GEM MAGNOLIA VARIEGATED TRUE MYRTLE SOUTH AFRICAN JASMINE DWARF HEAVENLY BAMBOO NEW GOLD LANTANA FIRE CRACKER BUSH DWARF PHILODENDRON SKY BLUE SAGE LlffiE RIVER WATTLE LOW COAST ROSEMARY VARIEGATED AUTRAILIAN ROSEMARY EMU BUSH YELLOW MALLOW GREVILLEA SNOWFLAKE SAGE LlffiE GEM MAGNOLIA SWEET OLIVE FIRECRACKER BUSH ORANGE TORO BELLS PURPLE HEART ANGELITA DAISY SANTA BARBARA DAISY YELLOW POKER PLANT GERMANDER STRIPPED FORTNIGHT LILY KAFIR LILY LADY SLIPPER PLANT NON COMMON NAME EMERALD ELEPHANT CARPET BUSH BLUE PICKLE ROOLWORTEL RIPPLE JADE RED SPIKE ICE PLANT BLUE BIRD CRASSULA SILVER SNAKEPLANT BERKELEY SEDGE DWARF MAT RUSH YELLOW LEAFED CALAMUS BAMBOO RUSH LlffiE REV IVY GERANIUM SILVER CARPET PUTAH CREEK MYOPORUM CALIFORNIA GRAY RUSH LOW BULLRUSH RUSTY SEDGE 10 0 5 10 20 ~-I I_I SCALE: 1"~10'-0" 3 4 SIZE 36" BOX, STD. 36" BOX, STD. SGAL. SGAL. SGAL. SGAL. SGAL. SGAL. SGAL. 1 GAL. SGAL. SGAL. SGAL. SGAL. SGAL. 1 GAL. 15 GAL ESP. 15 GAL ESP. 5 GAL. ESP SGAL. 1 GAL. 1 GAL. 1 GAL. SGAL. 1 GAL. SGAL. 1 GAL. SGAL. 1 GAL. SGAL. 1 GAL. 1 GAL. SGAL. 1 GAL. SGAL. 1 GAL. 1 GAL. 1 GAL. 1 GAL. SGAL. 1 GAL. FROM FLATS FROM FLATS FROM FLATS 1 GAL. 1 GAL. 2" PLUGS 40 I FEET CT 2018-0008 SDP 2018-0010 DEV 2018-0055 SPACING WUCOLS 5' o.c. 4'0.C. 3'0.C. 3'0.C. 4'0.C. 3' O.C. 3'0.C. 4'0.C. 4'0.C. 3'0.C. 3'0.C. 4'0.C. 4'0.C. 3'0.C. 6'0.C. 6'0.C. 6'0.C. 2'0.C. 2'0.C. 2'0.C. 3'0.C. 2'0.C. 2'O.C. 2'6" o.c. 2'0.C. 2'6"0.C. 1'6" o.c. 4'0.C. 2'6" o.c. 2'0.C. 3'0.C. 1'6" O.C. 2'6" o.c. 2'0.C. 18" O.C. 3'0.C. 1'6" o.c. 4'0.C. 2'0.C. 12" O.C. 12" O.C. 24" o.c. 2'0.C. 18" O.C. 12" o.c. M M L M L L L M L L L L L L L L M M L L M L L L L L L VL L VL L L L L L L L L H L L M L L L H M VL ""'■ !!!!!J ~ = = = daedalus CESIC:iN C:iRCUP landscape arch lecture urban design planning ■ ■ ■ 2725 Jeffer~on sln.•el, suite" 1 Sb carlet>ad, ca e20oe phone: 760.720.9337 lax: 760.720.9505 STAMP Renewal Dale Date PROJECT DATE: 01-02-18 SCALE: PER PLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR DATE CITY SUB MITT AL PF'-ELIMINAF'-Y -1 et ,113/12, C.IT'f SUBMITTAL PflELIMINAF'-'f -2nd 3/12/lb C.IT'f SUB MITT AL PRELIMINARY -3rd !5/26/1"1 REVISIONS DATE & ill ffi ffi SHEETlTTl.E GONC.EPTUAL LANDSCAPE PLAN SITE/ 1 ST FLOOR I PROJECT NO. : 1 !!>·004 SHEET: L-2 OF ----SHEETS ~--------I =u7J I I I - I I . I I - I I 11 - 1\JI\: --- I 11 ----- -=-===:±J ----- I ,--7 I I I ~ I I ~ ' ------------------~ L/ . - . ---. --. -. . - ~ C ,· .. , '> • • . -. -. -. -. - I ' . -. -. ---. -. -. -I I . -. - ~ . - ---. - 11C \ yt\ . - -. . - ~ II -< I < I r7 7 - = 7 F • ~ = \_ -~ \J D ' ' ' I I ' ' ' ' ' ' I ' ' ' ' ' L __ ~ I / I 11 I I I I I 11 11 I ro-tt I @]_ ~ I I ------- SECOND FLOOR ---- / - ----/ ---- / -' / ' / -------- / ~ -~ - ' / ~ -~ - I ' / ~ -~ - V ~ -~ ---- / ' ~ -~ ------ / ---- ~-~ ------ / ' I / ' / ' ,--7 / ' I / ----D ----7 / ---- I C / ---- I / ----= . -. ( . - i== ..... ~ . . ~ \__[ . . \_ I ~ ·) .. -. . L_ -I . . . - ~ -. --. . -. ~ . . ya\ ..... II ( \ . . .... . --. ~ II -<. I < I r7 ~ ~ D r== . ~ F== ~l \ - \_ ' ' ' ~ I ' ' ' I ' ' ' I ' ' ' ' ' L __ I f------------ /1 I------ ' I ::ji I I I I 11 11 I roil I @]_ I I ------- THIRD FLOOR -- I C . C ~- I -------- ----- I ~BMP-3 ~ (1 ,--7 I\ I r1( I ' ~- ~Fr I I \J I I I _) ' ' ' I i:::----lF I------I I----i:: ---------~ nJ \_ Ir 7. ----- w I ILr;::: I I , ' I I I - I I I I I I I ~-~ I I I IX I I I I I ,. -" - o I I - I I , I IL __ I ~ ! ill II I I '\__~ . FF ~ ~ ; ' " j ' ' ~ : < I ' ' I 7 I --- I LJ _J I ' ' ~ I I I I ' ' ' I I ' ' ' ' ' ' L __ I ' ' -,---~ I • • I • • I FOURTH FLOOR --BMP LEGEND BMPNO. BMP DESCRIPTION 1 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED 2 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED 3 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED I 4 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED 5 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED 6 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED I 7 RAISED FLOW THROUGH PLANTER PLANTER TO BE WATERPROOFED B TREE WELLS VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED 9 TREE WELLS VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED 10 TREE WELLS VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED 11 TREE WELLS VERTICAL SIDES HAVE AN IMPERMEABLE LINER/ROOT BARRIER INSTALLED /BMP-2 I I I I ' ! / ~ ' ' I ;i : ' ' I - I I -- .. /BMP-1 . · .. · . , ... ~ ... : ' . . . . . ... , .. . . --... . . . -. . . . --. . --. . --. . . -. . . -. . . -. . \_ ' ' ~ I I ;i : ' ' - • • • • PLANTING AND IRRIGATION NOTES: 1. 50% OF THE SHRUBS USED ON THIS PROJECT (EXCEPT ON SLOPES 3:1 OF STEEPER) SHALL BE A MINIMUM OF 5-GALLON IN SIZE. 2. ALL UTILllY ENCLOSURES SHALL BE HIDDEN WITH VEGETATION SO AS TO SCREEN FROM VIEWS ALONG THE STREET FRONTAGE. FINAL LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. 3. SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: a. STANDARD 1 -COVER CROP/REINFORCED STRAW MATTING: COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CllY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRlY (30) DAYS. lYPE OF REINFORCED STRAW MATTING SHALL BE APPROVED BY THE CllY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER . REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. b. STANDARD #1. -GROUND COVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH AGROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). c. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM 1-GALLON SIZE CONTAINER) SHALL COVER A MINIMUM OF SEVENlY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). d. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES -6:1 OR STEEPER AND: a. 3' OR LESS IN HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. b. 3' TO B' IN VERTICAL HEIGHT REQUIRE STANDARD #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP). #2AND #3. c. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP). #2, #3, AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: a. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. b. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CllY. c. IDENTIFIED BY THE CllY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. 4. THE FINAL IRRIGATION CONSTRUCTION PLAN SHALL USE ONLY SUBSURFACE IRRIGATION METHODS TO IRRIGATE ANY PROPOSED VEGETATION PLANTED WITHIN 24" OF AN IMPERMEABLE SURFACE UNLESS THE PERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. 5. THE CONTRACTOR SHALL PROVIDE POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 6. FINAL PLANTING DESIGN TO ADDRESS THE SCREENING OF ALL ABOVE GRADE UTILITIES WHILE STILL PROVIDING ACCESS FOR FUTURE MAINTENANCE. 20 0 10 20 40 80 ~~I I_I I SCALE: l" = 20'-0" FEET CT 2018-0008 SDP 2018-0010 DEV 2018-0055 ""'■ !!!!!J ~ = = = daedalus DES IGN G R □U P landscape arch lecture urban design planning ■ ■ ■ 2725 jeffer~on sln.•el, suite" 1 Sb carlet>ad, ca e20oe phone: 760.720.9337 lex: 760.720.9505 STAMP Signa,ura 4-30-19 Renewal Date PROJECT DATE: 01-02-18 SCALE: PER PLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR DATE CITY SUB MITT AL PF'-ELIMINAF'-Y -1 et ,113/12, C.IT'f SUBMITTAL Pf'-ELIMINAF'-'f -2nd 3/12/lb C.IT'f SUB MITT AL PRELIMINARY -3rd !5/26/1"1 REVISIONS DATE & ill ffi ffi SHEET lTTILE CONCEPTUAL LANDSCAPE PLAN .:2ND,SRDAND 4THFLOORS I PROJECT NO. : 1 !!>·004 SHEET: L-3 OF ----SHEETS --------_J V V V V I x N 55' §.8' 24" E x 89.9~ ' ----0 u -+-X---+ X --' \ \; ------------I 0 ---- -------- 0 ) --------0 7 x-~x--\--- 11>\+--~----------<'1 / I I ; X i, ;~~ /II [g---PARKING-GARAGE--@---- I ' ~I I::: m, C) --_JI Jr I I / , ' i ex X --f-- i --- X I ' I l! I l( < I I I I J I I I c::=~--------;T -L ~ ~ -I I\ _) 111111!11 - I I I COMM ~RCIAL . X " L -_ _J ~-~1 I /-------;=-l!~JllJ-~~~ -~--7 I I -t ~ I \ /..._J I I ' I "'\ __/ / "'-MWU )/ -!Dl./ "" V / /0 - "" " ---- ~l/ --- J umu & 5! • 55' 01" \A "'(D) --------- 89.90' / ----- "'-11 111 m /// :>7~ , n n ~ /7'-uu I I FIRST FLOOR ' ~--------I iJlJ I I I I I I I /" - I 11 - • I I\____~ I 11 -=-===:IJ I ~ I I I ------------------~ L/ ~ ~ I I ~ ' - llf \ I Y'-" I ~ ' II -I ( I < I I I J ~ C 7 I ' IF== \____ \ I ~ I ' I I / I ' I ;;+i I I I I 11 11 I rot1 I t§_]_ I I ----- SECOND FLOOR -- --- ---------- ,--7 -I D I \__ I - Fr ~ ~ ' ' ' I ' ' ' ' ' ' I : : i L __ - I ½ ~ ½ ~ ~ 1// - ' ' j ' ' ~: ' ' 00 .. ~ co c,; C) - \ - I \ ---+--Is f-= - \ a Is s \ I s , I - - - - - \ \ - - I I I I I I I I - I I I I I I I I ~ D - I I I I I I I I I t§_]_ -- w I I I I I o I I ~ 7 ' / -' / ' / -~ ' / '-. / ' / '-. '-. / '-. / ---V / '-. ----- / ' ----- / '-. / ' / '-. ,--7 / ' I / ' D ' =7 / ' I ~ / ' / '-. J ( F ~ ~ \____ C_ ~ - 11( \ Yi'\ ~ II -( 7 C = i • = \____ ~ ~ ~ ' ' ' I ' ' ' I I I I ' ' ' ' ' L __ ~ 1-------------- rl t------ I I i 11 11 roii f- I I ------ THIRD FLOOR I ~ C ~~- -------- ----- I\ ( ,--7 D I "✓~ "iJ I ' " _) \____ I I I ' ' ' ' lF ' -----1------I---i:: -------------;c-nJ \__ - - - -- ----- 1 11; , ' Jl...rr= I I -~ I I I I ~-~ I I IX I I I ,,_, I I I I " IL __ ~ " ,,1 II ' ' L\____ ~ LJ • I ---u _I II __) ' ' ' ~ I I I I ' ' ' I I ' ' ' ' ' L __ 11 ' ' ' ,--- I • • • • FOURTH FLOOR -- I I V/ ~ ½ ~ I I ½ ~ I I ' ' ~ ! I I ' ' I ~ I I - -- ~ ~ ~ ½ ~ C I ' ' -' ' ' ~ : ' ' ~ • • • • HYDROZONE DATA LEGEND SYMBOL HWU (D) HWU (5) LWU (D) LWU (5) LWU (NI) DESCRIPTION HIGH WATER USE-DRIP IRRIGATION • 95 S.F. o .80 PLANT FACTOR (PF) HIGH WATER USE-STREAM ROTOR IRRIGATION • 00 S.F. • .80 PLANT FACTOR (PF) MEDIUM WATER USE· DRIP IRRIGATION • 184 S.F. o .50 PLANT FACTOR (PF) MEDIUM WATER USE· SlREAII ROTOR IRRIGATION • 00 S.F. • .50 PLANT FACTOR (PF) LOW WATER USE· PRIP IRRIGATION • 1,015S.F. • .30 PLANT FACTOR (PF) LOW WATER USE· STREAM ROTOR IRRIGATION • 00 S.F. • .30 PLANT FACTOR (PF) LOW WATER USE· NO IRRIGATION • 28 S.F. • .00 PLANT FACTOR (PF) ACCOMMODATIONS FOR RECLAIMED WATER 1. ALL PLANTED AREAS REPRESENTED INA HATCH PAmRN ON THIS SHEET ARE TO BE IRRIGATED WITH POTABLE WATER AT TI·IIS TIME, HOWEVER TI,E NEW IRRIGATION SYSTEM WILL BE DESIGNED TO ACCOMMODATE THE USE OF RECLAIMED WATER IN TI,E FUTURE SHOULD IT BECOME AVAILABLE. CT 2018-0008 SDP 2018-0010 DEV 2018-0055 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 MICROBICACTIVITY PROMOTE GOOD PLANT HEALTH AND GROWTH THUS LIMITING THE USE OF CHEMICAL FERTILIZERS. 3. LIMIT TI,E USE OF ORNAMENTAL llJRF 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, I.E. CIRCUIT ZONES BASED UPON SUN/ 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 WEATI,ER BASED IRRIGATION CONTROLLER Will, 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 TI,E SYSTEM DOWN WHEN BREAK ARE DETECTED. 6. INCORPORATION OF SHREDDED WOOD MULCH APPLIED TO TI,E SURFACE OF ALL SHRUB AND GROUND COVER AREAS IN ORDER TO REDUCE SOIL MOISTURE EVAPORATION AND TO IMPROVE SOIL STRUCllJRE BYTI,E DECOMPOSITION OF TI,E 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 TI,E ABOVE MENTIONED PRINCIPALS ARE WORKING TO THEIR UTMOST EFFICIENCY OVER TI,E LIFE OF THIS LANDSCAPE. STATEMENT OF UNDERSTANDING AND COMPLIANCE 'I AM FAMILIAR WITH TI,E REQUIREMENTS FOR TI,E LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED Tl,IS PLAN IN COMPLIANCE WITH Tl,OSE REGULATIONS AND TI,E LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY TI,AT TI,E PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER." DAEDALUS D I N GROUP 2725 JEFFERSO STREET, SUITE 15B CARLSBAD, CALIFORNIA 92008 (760) 720-9337 10 0 5 10 ~~I I SCALE: 1"=10'-0" DATE: 3fl/19 20 40 I I FEET ""'■ !!!!!J ~ = = - daedalus DESIGN GR □UP landscape arch lecture urban design planning ■ ■ ■ 2725 jeffer~on sln.•el, suite" 1 Sb carlet>ad, ca e20oe phone: 760.720.9337 lax: 760.720.9505 STAMP Renewal Dale Date PROJECT DATE: 01-02-18 SCALE: PER PLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR DATE CITY SUB MITT AL PF'-ELIMINAF'-Y -1 et ,113/12, C.IT'f SUBMITTAL PflELIMINAF'-'f -2nd 3/12/lb C.IT'f SUB MITT AL PRELIMINARY -3rd !5/26/1"1 REVISIONS DATE & ill ffi ffi SHEETlTTl.E ~ATER CONSERVATION PLAN I PROJECT NO. : 1 !!>·004 SHEET: L-4 OF ----SHEETS X ~ .. .. 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THE PROPERTY OWNER WILL BE RESPONSIBLE FOR MAINTAINING ALL LANDSCAPED AREAS THAT LIE WITHIN THE LIMITS OF THE SITE'S PROPERTY LINES AND THE PLANTERS THAT FALL WITHIN THE PUBLIC RIGHT-OF-WAY. 10 0 5 10 20 40 ~~I I I I SCALE: 1•~10°-0" FEET ""'■ !!!!!J ~ = = - daedalus DESIGN G R □U P landscape arch lecture urban design planning ■ ■ ■ 2725 jeffer~on street, suite" 15b carlet>ad, ca e20oe phone: 760.720.9337 lax: 760.720.9505 STAMP Renewal Dale Date PROJECT DATE: 01-02-18 SCALE: PER PLAN DRAWN BY: JSS CHECKED BY: JSS ISSUED FOR DATE CITY SUB MITT AL PF'-ELIMINAF'-Y -1 et ,113/12, C.IT'f SUBMITTAL PflELIMINAF'-'f -2nd 3/12/lb C.IT'f SUB MITT AL PRELIMINARY -3rd !5/2b/1"1 REVISIONS DATE & ill ffi ffi SHEETlTTl.E LANDSCAPE MAINTENANCE RESPONSIBILITY I PROJECT NO. : 1 !!>·004 SHEET: L-6 OF ---SHEETS