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HomeMy WebLinkAboutGPA 2017-0003; OAKMONT OF CARLSBAD; Planning CommissionI ' ' ' ' 0 fl ' D " ,, ' ' 0 .- 0 n ., / ' ~ '' D ] -~ ;:,-1 ' ' ' ~ b e ~ci-1 n ,~ 00 0 n " " ' " .s ' Ll _, ----------,_____ ---·--·---------------------------------------·· _"/-,, -·-_ ',._J' ' ,' if ;,. f 'lf ' ; !i1 . -i,' -i: . ft, OAKMONT OF CARLSBAD PROJECT DATA A.F.N.• 20':1-120-01-00 SPRINKLERS• FULLY SPRINKLERED BUILDING ADDRESS • LOT I CARLSBAD ,OAKS NORTH DEVELOPMENT CARLSBAD, CA. SPRINKLER SYSTEM • NFFA 13 GENERAL FLAN DESIGNATION • PLANNED INDUSTRIAL Fl OCCUPANCY GROUPS • R2.I, A-2, A-3, 13, 5-2 AND U ZONING DESIGNATION • PLANNED INDUSTRIAL FM, CARLSBAD OAKS NORTl-1 SPECIFIC FLAN PROPERTY SIZE • 0.36 ACRES A. THE 2010 EDITION OF THE CALIFORNIA BUILDING CODE !C6C) 13. THE 2010 EDITION OF THE CALIFORNIA ELECTRICAL CODE (CEC) C. Tl-1E 2010 EDITION OF THE CAL,IFORNIA MECHANICAL CODE (CMC! D. Tl-1E 2010 EDITION OF Tl-1E CALIFORNIA PLUMBING CODE !CFC! E. Tl-1E 2010 EDITION OF THE CALIFORNIA FIRE CODE !CFC! F. Tl-1E 2010 EDITION OF Tl-1E CALIFORNIA ENERGY CODE G, THE 2010 CALIFORNIA GREEN BUILDING STANDARDS CODE NOTE, OR CURRENT CODE AT BUILDING DEPARTMENT SUBMITTAL DATE. LEGAL DESCRIPTION OF PROPERTY, LOT I OF CARLSBAD TRACT NO. ':17-13-1, CARLSBAD OAKS NORTl-1 Fl-1ASE I, IN Tl-1E CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 14':120, FILED IN Tl-1E OFFICE OF Tl-1E COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER IB, 2004. LOT 1 CARLSBAD OAKS NORT~ DEVELOPMENT CARLSBAD, CALIFORNIA FIRE DEPARTMENT, MAIN BUILDING, I. NFFA 13 FIRE SPRINKLER SYSTEM CONSTRUCTION TYPE • VA -BUILDING AND IA -PARKING GARAGE REQUIRED THROUGHOUT. OCCUPANCY GROUPS • R2.I, A-2, A-3, 13 AND S-2 2. FULL NFFA 72 FIRE ALARM SYSTEM, NUMBER OF STORIES • 3 STORIES OVER UNDERGROUND PARKING GARAGE INCLUDING PROVISIONS FOR SPECIAL BUILDING GROSS LIVING AREA • 126,745 SQ. FT. EGRESS IN THE MEMORY CARE UNIT, PARKING GARAGE • 32,076 SQ. FT. SHALL BE REQUIRED. 3. A COURTYARD STANDPIPE SHALL BE MEMORY CARE 6UILDING, INSTALLED IN Tl-1E COURTYARD TO ADDRESS ACCESS ISSUES IN Tl-1E CONSTRUCTION TYPE • VA -BUILDING AND IA -PARKING GARAGE COURTYARD AREA. 4. CONT ACT FIRE FOR SPECIFIC OCCUPANCY GROUPS • R2.I, A-2, A-3, 13 AND 5-2 REQUIREMENTS FOR SIZE AND DESIGN NUM6ER OF STORIES • 2 STORIES OVER UNDERGROUND PARKING GARAGE OF ST ANDFIFE. 6UILDING GROSS LIVING AREA • 42,74':I SQ. FT. 5. FIRE ACCESS OK. PARKING GARAGE • 15,':121 SQ. FT. 0. APPLICANT 51-lALL SUBMIT A FIRE LANE MARKING AND SIGNAGE FLAN DIRECTLY MARKETING COMPLEX TO FIRE AS A DEFERRED SU13MITT AL. 7. NFFA 24 UNDERGROUND FLANS FOR FIRE CONSTRUCTION TYPE • VA HYDRANTS/ST ANDFIFES/SFRINKLERS OCCUPANCY GROUPS • R2.I AND 13 OR U SHALL BE SUBMITTED DIRECTLY TO FIRE NUM6ER OF STORIES • I STORY FOR REVIEW AND INSTALLATION BUILDING GROSS LIVING AREA • 4,206 SQ. FT. APPROVAL. 6. THIS PROJECT IS IN A SPECIAL FIRE OFFICES/GARAGES • 1,130 SQ. FT. SUPPRESSION ZONE AND SHALL BE SUBJECT TO SPECIAL CONSTRUCTION FEATURES/FUEL MODIFICATION REQUIREMENTS. -- ~ ·. ,;:-·--,~- -· -:,,- >i> .. Aeel5TEP LIYIN6 6\.111.DINGi F!WNT ELl:YATION 5HOIJ.N NOTE: T!-115 ffiOJECT 15 FRIVATEL 'Y' FUNDED. VICINITY MAP FARADAY SITE LOCATION ?_ [>,_\..Cl\!, 1>-?- I'\ 11-? Cl?-, "i ?-Cl . VICINITY MAP NTS ,(~ '1'0 ~ N I ~ 2 (.'p ~ ----. ---·. ---' -· . ' -----~-----------------------·------~----- 13, FE6RUARY 2011 6UILDINC:. DEPARTMENT RE, 5ENIOR LIVINC:. FACILITY DEAR BUILDINC:. DEPARTMENT OFFICIAL, -------- LICENSING -FE&IPENTIALC.AIEFOl'TME~Y THE FACILITY WE WILL 6E 6UILDINC:. ON PARADY DRIVE 6ETWEEN EL CAMINO REAL AND MELROSE DRIVE, 15 A RESIDENTIAL CARE FACILITY FOR THE ELDERLY /RCFE) AND 15 LICENSED 6Y THE DEPARTMENT OF SOCIAL 5ERVICE5, COMMUNITY CARE LICEN51NC:.. 5PECIFICALL Y WE ARE LICENSED UNDER TITLE 22, DIVl5ION ,i,, CHAPTER 6. THl5 LICEN51NC:. CATEC:.ORY ALLOW& U5 TO HOU5E 5ENIOR5 OVER THE Ac:.E OF 11,2 AND TO AID THEM IN THEIR ACTIVITIES OF DAILY LIVINC:., INCLUDINC:. MEDICATION REMINDER&, 6ATHINC:, AND C:.ROOMINC:. A5515T, AM6ULATION A5Sl5T AND DRESSING AS51ST. IN ADDITION, OUR FACILITIES PROVIDE THREE MEAL5 PER DAY IN A COMMON DININC:. ROOM, TRANSPORTATION, HOUSEKEEPINC:. AND ACTIVITIES PROC:.RAM OUR RCFE LICENSE PROHl61T5 U5 FROM HOU51NC:. RE51DENTS WHO ARE IN NEED OF 24 HOUR MEDICAL CARE, ARE COHPLETEL Y 6ED60UND, OR HAVE THE FOLLOWING MEDICAL CONDITIONS, GASTROSTOMY CARE, NASO-C:.ASTRIC TU6ES, TRACHEOTOMIES, STAPH OR OTHER CONTAC:.IOUS INFECTIONS. RCFE• ARE 6A5ED ON A SOCIAL HODEL AND UNLIKE SKILLED NURSINC:. FACILITIE5, DO NOT PROVIDE 24 HOUR MEDICAL CARE. RESTRAINT WILL NOT 6E PRACTICED IN THIS FACILITY. SINCERELY, C:.REC:,C:, T. WANKE 6UILDINC:. DE51C:.N AFFLICANT Oakmont Senior Living 9240 Old Redwood f..lw~ Wlndeor, CA 9!:>492 (707) !:>3!:>-3200 FAX (707) !:>3!:>-3299 DESIGNER Ali Iqbal 9240 Old Redwood f..lw~ Windsor, CA 9!:>492 /707) !:>3&-3200 FAX (707) !:>3&-3299 CONSULT ANTS CIVIL ENGINEER Alliance Land Planning and En9ineerin9 2246 Faracla~ Ave Carlebacl, ca ':120064 /700) 431-':16':10 FAX /700! 431-6602 LAND5CAFE ARCI--IITECT Landesign Group 3344 Gravenstein 1-llghwa~ North Sebastopol, CA 9!:>472 (701) 829-2!:>80 FAX (707) 892-3417 ENVIRONMENT AL FirstCarbon Solutions 111!:>E> Wil&hlre Blvd., Suite lb00 Loe Angeles, CA 9002!:> (714) &08-4100 FROFERTY OWNER Techbilt Construction Corp. 3!:>l!:> Ken~on Street San Diego, CA 92110 (bl9) 223-1663 Ted Tchang 11 11 ,----- A0 I 2 3 4 s LI L2 L3 L4 L4J LS L,i, ' L1 RWI A2D A2,0A A2,06 AA2.I TITLE SHEET SITE PLAN DRAWING INDEX CONCEPTUAL MASTER PLAN ENLARG!EMENT PLAN LANDSCAPE PET AIL& LIGHTING PHOTOMETRIC PLAN CONCEPTUAL LANDSCAPE PLAN CONCEPTUAL LANDSCAPE PLAN ENLARG!EMENT CONCEPTUAL LANDSCAPE PLAN ENLARGEMENT CONCEPTUAL WATER CONSERVATION PLAN CONCEPTUAL WELO CALCULATION& CONCEPTUAL FIRE PROTECTION PLAN CONCEPTUAL MAINTENANCE RE5PON5161LITY EXHl61T PARKING LOT LANDSCAPE AREA CALCULATION& WATER AREA U5E MAP A5515TED LIVING 6UILDING COLORED FRONT ELEVATION A5515TED LIVING 6UILDING EXTERIOR ELEVATION& A5515TED LIVING 6UILDING EXTERIOR ELEVATON5 A5515TED LIVING 6UILDING FIRST FLOOR PLAN A2,2 A5515TED LIVING 6UILDING SECOND FLOOR PLAN A5515TED LIVING 6UILDING THIRD FLOOR PLAN A5515TED LIVING 6UILDING GARAGE FLOOR PLAN A5515TED LIVING 6UILDING ROOF PLAN . -~ -_',_,; 1-i'-'4c'A'! A2,3 A2.4 A2,S A2h A3.0 A3.0A A3.I A3.2 A3.3 A3.4 A3.S A4.0 A4.0A A4.I A4.2 A4.3 A4.4 I 2 3 I of I A5515TED LIVING 6UILDING SECTION MEMORY CARE CENTER COLORED FRONT ELEVATION MEMORY CARE CENTER EXTERIOR EL.EVATION5 MEMORY CARE CENTER FIRST FLOOR PLAN MEMORY CARE CENTER 5ECOND FLOOR PLAN MEMORY CARE CENTER EMPLOYEE PARKING GARAGE MEMORY CARE CENTER ROOF PLAN MEMORY CARE CENTER 6UILDING SECTION MARKETING 6UILDING COLORED FRONT ELEVATION MARKETING 6UILDING EXTERIOR ELEVATIONS MARKETING 6UILDING FLOOR PLAN -PHASE I MARKETING 6UILDING FLOOR PLAN -PHASE 2 MARKETING 6UILDING ROOF PLAN MARKETING 6UILDING SECTION C:.RADINC:. AND DRAINAGE C:.RADINC:. AND DRAINAC:.E C:.RADING AND DRAINAC:.E PRELIMINARY STRIPING PLAN SITE DATA FARKING ANALYSIS 4 CALCULATION, SURFACE A5SISTED LIVING GARAGE MEMORY CARE GARAGE /EMPLOYEE PARKING) MARKETING BLDG TOTAL • 50 SPACES /3 ACCESSIBLE> • 07 SPACES /2 ACCESSIBLE) • 32 SPACES /I ACCESSIBLE> • 4 SPACES, • 153 SPACES /0 ACCESSIBLE> /1) SHUTTLE BUS SPACE PROVIDED (0) ACCE55l13LE 5FACES PROVIDED /153) TOT AL PARKING SPACES PROVIDED PARKING REQUIREMENT CALCULATION, ONE PARKING SPACE FER /3! BEDS /17!:, BEDS TOTAL> 2 ADDITIONAL SPACES • B':I SPACES SITE INFORMATION, TOT AL LOT AREA, PROPOSED BUILDING COVERAGE, PROPOSED LANDSCAPE AREA, PROPOSED FAYED SURFACE AREA, • 2 SFACES TOT AL REQUIRED • 01 SPACES 277,':153 ST /0.36 ACRES> 2 4.!:,% < 06,0B3 SF! 42.7% /116,7':17 SF! 32.6% /':11,121 SF! GRAPING, CUT, FILL, 20,022 CU YD I 100,':160 SF IB,l':17 CU YD I 131,732 SF --· . UNIT SUMMARY ASSISTED LIVING, FER UNIT A -STUDIO • IB UNITS 4':l':I SQ FT A -OPEN I BEDROOM / STUDIO • 14 UNITS 4':l':I SQ FT 13 -ONE BEDROOM • I UNIT 650 SQ FT C -ONE BEDROOM • 4B UNITS 744 SQ FT D -TWO BEDROOM • II UNITS 126':I SQ FT E -TWO BEDROOM • ':I UNITS 106!:> SQ FT SUB-TOT AL UNITS • ':IB UNITS SUB-TOT AL BEDS • IIB BEDS MEMORY CARE CENTER BUILDING, AAZ -STUDIO • 36 UNITS 370-42!:, SQ FT AZ -OPEN I BEDROOM/ COMPANION • 6 UNITS 4':10-B60 SQ FT AAZ -OPEN ONE E3EDROOM / STUDIO • 4 UNITS !:> 17 -B':10 SQ FT CZ -COMPANION SUITE • 2 UNITS 1,076 SQ FT SUB-TOT AL UNITS • !:>2 UNITS SUB-TOT AL 6EDS = B4 BEDS ---.....,._,,_,,,._:,---),.:'·-. ·: . .,_,,, ,,_,.' ". -" . MARKETING COMPLEX, A -STUDIO • I UNIT B06 SQ FT C -I BEDROOM • I UNIT 782 SQ FT D -2 BEDROOM • I UNIT l,2':13 SQ FT E -2 BEDROOM • I UNIT 1,043 SQ FT SUB-TOT AL UNITS • 4 UNITS SUB-TOT AL BEDS • 0 6EDS CITY OF CARLSBAD GRAND TOTALS PLANNING COMMISSION Case Name: ------ UNITS • 151 UNITS /Jl{,k'-.-7 Pr' CA,eU/51/-!J BEDS • 115 BEDS Case No.: '""""'"' 'tw~/z.c zP/1"-=I 1/'"tN, 'JP!'f"IP// /..UW> ?£1?-"""7& ExhibH No.: ";f, -'JP q Data: /~ • > ·,ii: ' . --- I ~ _J ..,_Iii~ -<C~i1i~ ro;~m C ~, -Q -r--'~2 .. -<Ca3iE cl I ~ z 0 ~ < ,-....._ t- ill w :r d) w _J t--t- J06 NO, 5CALE, AS 6~0U,N ~-6Y, N. MURRIN DATE, OCT IB, 2017 COPYRIC:.HT 0 ::!: <[ ! CO- d) </ .. _Ju' {¥. - <[ j uii LL <C ou !z l 0 <( ~t di LL REVISIONS, ill 11-01-2011 & 2-20-18 ill 'o-13-18 SHEET NO, A0 . :, ')1 ( ' " ' PROJECT INFORMATION TOTAL LOT AREA: PROPOSED BUILDING COVERAGE: PROPOSED LANDSCAPED AREA: PROPOSED PAVED SURF ACE AREA: TOTAL COMMON OPEN SPACE: 277,953 SF (6.38ACRES) 24.5% (68,035 SF) 42.7% (118,797 SF) 32.8% (91,121 SF) 44,174 SF SEE ARCHITECTURAL TITLE SHEET (AO) FOR ALL OTHER BUILDING DETAILS PARKING ANALYSIS SURFACE ASSISTED BUILDING GARAGE MEMORY CARE BUILDING GARAGE MODELS BUILDING GARAGE TOTAL SHUTTLE ~ 50 (3 ACCESSIBLE) ~ 67 (2 ACCESSIBLE) ~ 32 (I ACCESSIBLE) ~4 ~ 153 ~ I PARKING REQUIREMENT: 2 SPACES, PLUS 1 SPACE/THREE BEDS 175 BED FACILITY/3 ~ 59+2 ~ 61 TOTAL REQUIRED SPACES 20' EXISTING EASEMENT I I I }''~:, /··-, ' ' , I . / ',' -I >-.. i/11// . ., ,:· /. // ' / ,' , / / i Ji/ 11 ,, 1,1~ I . ( ' I ' , /1/ I•;////, ' ' / • j I f • I ;' •• ' I I . : ' I /ril//i;;1 , " / I • • ' ' , 1 ;1 11 i/1, I ./" SPA -·-~ RETAINING JAi.ALL -(r· .. 1c:· -'\--•.c:";: (1. --·--•'! j \ _;__ - TYF. RAISED GARDEN BED TOOL SHED METAL GATE W ARBOR ABOVE .'.-:·-0:2, :\: ) ·, _, ·, ·,!) '' ' I '1/_i/_///1/,'i/ ,'J,, /, ''/1 1·1·: i' I / . i / . _ I I / •1, _ I ,,, --___ ..,.,., ·-... ' I ') --'f·, . ~I. • • ' • I , J , I _,, i/ '/·', 1;,, .'/:/ / // '.; -<'.J'..ii,./.·. /.,'.->.,;.· I/ • I ! / . ' . / ' / I 'l I' I ; , / .. I. /. // ·,////' ,,,/,·;,, ' / /,' .'/,i 1,/ '11,- TYP. fv!ETAL ' __ ,·.1 1., '://i,j' A GATE 4 FENCE ///.-/i,,'!/./ '/_·· .·// /. i/,'i/'i,' ·,,.--. , -, I / .,-"/ ,'//,· '/1 SPORTS '/ ., ', i// • I , , GOURT '1 '. ,/// ' I , ' , I '; . ' 1 I i.'f/ I;· //·,,, REFUSE/REGYGLING '.• /, / , , , /1,!; , . •,11_!, I ENGLOSURE , 1'./ 10,1 i. "° _ / '//,· ./ I '; ,/• .'/ :> ·,;' 10' LANDSGAFE SETBAGK 50' PLANNING SETBAGK 50' MIN, FIRE SUPPRESSION ZONE FER THE GARLSBAD OAKS NORTH SFEGIFIG FLAN ' /' ,(,);(/ __ . //•w.-•, '/.Z.> / ,/ "½ ' ' " / ' / / / /4/ ' ' ' ', ' ,;::-;:_>/'..· >>'' ,•·' "/; ,f I /' ',_// / / . / ,' ' , , '·/"' .-1 a ,; I I /;/'/ " ,# -I ,.-: ' _., ,, ;:_ l ''//// ,' I/ // // . ' , . , .-' / / / / ,' ,· /; ,,','<. f 1/, /./>/-:~:/ \; ·:, iii// 'i// . ·/ I ·,/7. I . ,: ·,/ .. /, I , , I / , ! , ... ,-",' ",, /i1):,,_' I ;,,. 1/1/ I '-k.,__i<>I)(' I 1 ·. /~/i/;~1 / I SV'IITGH GEAR MEMORY CARE GARDEN V'IALL FOUNTAIN W SHADE ARBOR ABOVE FORTE GOGHERE PERMEABLE SYNTHETIG TURF PROPOSED --~- MEMORY CARE (2 STORY) FIRE RISER7 ROOM i; -1=.L= e¢we:a,u;..fu, ~ · . ·:, ... ' ·\_. •, ' ' ·:.:. '· ,_. . ·,• .; __ , ·,:_(.:;·~ .. -i: :::t~·~<' -"\ --~-' JLT.Jl',0,,0 \ I ' '' " . ' ' . .. " ' .. ,. .. : -...:......-.. . •, -~·<·., ¥--2e•-----.J' ) -""✓I " I \, FIRE -1--!f--TURNAROUND FIRE TURNING ~ RADIUS DINING PATIO 18" STUGGO SEAT V'IALL W GAF ""'lt---FRIVATE DINING PATIO I ,lf--.iLe,' I m, ~ l -lf:1";56'-4" GAS FIRE--11-lls FIT ... z < ,.;i ) t,'-6" " -" \n ... 18'-,t'j : fill .. 0 [! I I I 1. L: L (l> TYF, PRIVATE PATIO FIRE TURNING RADIUS ,_ COURTYARD PROPOSED LUXURY ASSISTED LIVING (5 STORY) FORTE GOGHERE FOUNTAIN V'IITH STUGGO JAi.ALL ;a-- RETAINING V'IALL :,---. ' ' ,-C, I ~.5'-,1,-,. ' • 'I<---)',( -II ::i ----" -"' -~ , . '-.___ --,,::: ••·---·-1, llf,,JG,_\J~/ I I =\ ,,,,__, • ' , ~L/ ·1 ,l;, -_ l__ c' ---. , ~ -..,_ ,,, ~-1 • \ ,, '-..) 1 v.,o•X ' ' ,", ' ' '-J , . , . i ~;, .. Ji' 1" -· < . ' \ -~ N E TYF ! , '; · , A ,,,,, S< ' L S EXISTIN<S""\ i :t' ;_, ! ! 0 ! /) 'L3 " \ · ;<, •r ~ -'\_ .·-··. i \' 'I<----itj r --- LIGHT \ ! 1,1', i "c-c;-';:"-/\-~..:_ _ ' \ 1 <\'·,,,·' ', ' "' l ---' ' ! ' ' ' ' ' i ' ' / ,· ' --,:,· -'f' -', . . ' ..,_ 12' ~ I ------I ~ ' , """' , t -_,, --•c•,-I' .. J,L I >--~------:-::=~~ ... --r-• ,_, ' ,----·------<---,' _,_ ' --I [' >· ---.o.; ---1,, ,, .... I - -i'-I ~ ---~ "' Q_ TYF. METAL FENGE RESIDENTS GARDEN SHADE PAVILION PERMEABLE SYNTHETIG TURF . . : --·' . SITE 5 e,{ GARLSBAD, GA ~~ PALOMAR ~r ~ 50' MIN. FIRE SUPPRESSION ZONE FER THE GARLSBAD OAKS NORTH SFEGIFIG FLAN ~ VICINITY MAP PROPOSED MODELS (I STORY) --~---,::: ---- - 10' LANDSGAFE -----SETBAGK FIRE TURNAROUND FIRE TURNING RADIUS 50' PLANNING SETBAGK \ \ \ ,,. 'I\ ")\. ~ \ \ ~./'),~ < ~~ 7~0\ I \ I I ! I r~:-. I "" \ I , / '., I -, , ' a- NO SCALE ' . )f ' I I I EXISTING PASSIVE ,,' · .. l ( ' ' "" '·o·· ... rf ... . ~ 0 / Jj l o' .. 11-. l./ \Pi,. \ ' ' ' .'f, ) ,, . I , 0 ./ ' 9 JI 4 \ OPEN SFAGE USE~\ . -· . AREA , ; -- ' i - . \ FIRE TURNING \ RADIUS } _ NEV'! A1 ,_j ';_\':' SIDEJAIALK EXISTING SIDEV'IALK !, ' ' ',' ! : 0' i ,' ,, ' . I'' -' ' ) ' ' I 1· 'i \ 'l:)t-0 .__ '-' ~ TYF EXISTING ..L-. ... . . . \_ . HYDRANT .,• 1-:,1 ,; FIRE I . • , , '• r;·:·. !-,,,_ :::.--'!/; I j· '.'. _\ 1\: :1 (,'. ; '.-.'. : __ : ' •, / / --- ' ' /-, • 0 -.;./-----' -, -,,, ' ' __ , :/ ,. . -. . . • -0 • ~/. ~\__ r ,\ ',\ ---~ -____,_... .. ~ ~o~·~ I -'-\.0' ·!. L ;,,o· i, ,,\(, 0 ,0 ' ,/0 ,) ··._;\,\?:"~"---~--~ --,<;:;:;-.~ --,,,:-• \ V ,,.. . . . ,/< --,•c--r-~ 72::~C.::--=-~~;~~-~~,--·l~t~Vc·c.:;__ . , -"'"· , ., . u . '. , . ---. ~ / , ~ , ! 0 -·,_'< ~----;,:;,~~..::~t:::t:=~.,,.l--\ 1 ' • ,. • ,· ·, . --,, ; .,;__ ' ;__ ;__ / __, ~ ' -' ~~ ' '' ' -' ' ' ,· ' . . ·;--_.,,.,,,,. -\, ,,.,,, ·-. ;. .----cs"" . _-··.,· ~ ~ ----. , ( 'r-,.i '_-·1·.,';_:,,y,. -~' \ J ' ) ·,'\8 ·-.,,. ', ' -------------' ·,;, ,)' ' \ ------------------------ (.: , I /, ·_,_·. ,r<>_ - ' ·-;,/,' ,/ J ---~--I I I I APPLICANT: OAI<i\10NT SENIOR LIVING 9240 OLD REDWOOD HWY. WINDSOR, CA (707) 535-3200 PLAN PREPARED BY: LANDESIGN GROUP I 3344 GRAVENSTEIN HWY. N. SEBASTOPOL, CA (707) 829-2580 ' . : ' ·, / i ,'. --____ ,,. '') '( ;~, )',. ii EMPLOYEE PARKING GARAGE ( ;,i , r :_ i, ;-,,, j I;(, / 'r, . _,-~ ,_, _ L. -;:_ 1! _~-, ,~0, ,_ '. MANUAL GATE FOR FIRE AND SANITATION DISTRIGT AGGESS FER DETAIL SHEET 4 i ' '°"----'--,;-· :(';" ~.:----~~ -----------~ TYF, EXISTING J FIRE HYDRANT -.,,; -----------, ,~ - ff\-R . ''" .. ,, i , I 'j" : ) i -, ) \ ' , --~ ------------------------ '. ,_, . ~----------- --------------------- !\-y !\-'V AD E 0AI<MONT OF CARLSBAD OCTOBER, 2017 CARLSBAD, CALIFORNIA - -'l 1-l, ~ .. --· ,• ---------------: --· ------------------------------ SITE PLAN OAI<MONT SENIOR LIVING '' .· ',' i' 'i'' ' ' ' \ '. \J , ' r -, -. , , ,, I ! '\ ,' \' ' ' MONUMENT SIGN ~ t"' \ ~ \ c ~ ~ ~ ~ rJ) ~ -- \ • NORTH 30' 15' 0' 30' 60' • ~ SCALE: 1 "=30' ~/>,_Y pl s!! ~ . ---', \ ' ! ~~ '~~ 01:' ----------------- -- SHEET: 1 I \ I J-__ ----·-, ::r~ D =10 ~-•=·~~:_. APPLICANT: TYP. EXIST:itl!, . TREES TO. REMAIN. BO' MIN. FIRE 5UJ9~• ZONE PER THE CA] OAKS NORTH SPEC,i~ •• OAK.MONT SENIOR LIVING 9240 OlD REDWOOD HWY. WINDSOR, CA (707) 535-3200 PLAN PREPARED BY: LANDESIGN GROUP 3344 GRAVENSTEIN HWY. N. SEBASTOPOL, CA (707) 829-2580 I MEMORY.CARE (2 STORY) MEMORY CARE GARDEN TYP. EXISTING TREES TO REMAIN 50'-'FIRE SUPPRESSION ZONE .. :~':s~=:;::~--*· ;•z·?,•2 ✓- i -~~_..:.:( . C-;,,-·":=c"····~~:c;.:c~-=''.1'~ ... ~2-c---'· OC'fOBJ-<~R, 2017 ., __ _ ----.... __ _ ------- 0 ,, ... ,.../-·7,::1 c;:. ' -"~ \i"Jo ;;;"'·''). ,c--·J: c' :::" · , . ---r·_. 0 . / .. / \]l_\ ,~ ._ f· . .. .. ... L~~~tfft["(~df)JJL~ AV E 7·····•·. • . . -"~, ---------- ""'-,}~ -___ _.---- ,a,..Y 'F A,·R AD (N52"\ o' 45"\: -------~----~----- 2 L\-:)_92/; ----------------- \] ,-.,_ C) \j,U.O ~------------ --~----------~---------· .- 0AI<MONT OF CARLSBAD CONCEPTUAL MASTER PLAN CARLSBAD, CALIFORNIA OAI<MON"f SENIOR LIVING FIRE SUPPRESSION R THE C.ARLSElAD 0RTH Sl"EC.IFIC. PLAN 0 /, '~~ ·cb,. AC-/ ,\ .\ ~-----------,----,--:-, t'iONUMENT .. O'l8'04''W). / SIGN \' - TYP. EXISTING TREES TO REMAIN 20' 10' 0' SCALE: 1 "=20' RAD • NORTH 20' 40' ~ • ... ·. t0=18°44' iR1250.C L 408.9C \ \ SHEET: 2 METAL FENCE 4 GATE APPLICANT: OAI<MON"f SENIOR LIVING 9240 OID REDWOOD HWY. WINDSOR, CA (707) 535-3200 PLAN PREPARED DY: LANI)ESIGN GRC)UP 3344 GRAVENSTEIN HWY. N. SEBASTOPOL, CA (707) 829-2580 ELEVATION ELEVATION PET PARK TILE F<OOF 1/2" PICKETS AT 4" O.C. 5' METAL FENCE FER DETAIL 1/4"=1' DINING PATIO WATER WALL 1/2"=1' S11JCCO COLUMN OC'l'OBER, 2017 POLE LA~R <.•· / .. >,}• 0AI<MONT OF CARLSBAD CARLSBAD, CALIFORNIA PATIO WITH SHADE ARBOR ABOVE ENLARGEMENT PLAN OAI<.MON'l' SENIOR LIVING TYF. RAISED (;ARDEN BED RESIDENTS GARDEN · · c:: :::z:11 ··.·••··· .. ·· . . RETAINING V'IALL .• p~,-. PARK . -,. _,_ ···:'/.): PERMEABLE SYNTHETIC 11!1".F ~1 '/· .~;: . ;i··;~~-~i~~t '~:<t_·;~~z,:f•···~<;. -.:,.:</;J,i BRIDGE CROSSING 1/4"=1' ,,..:, ;.~,- ~ ~- 1111111 t l'\"1 l~ll-1 l}'l-1 ll~1 I l\l \UII\H' BOCCE COURT ARBOR 1/4"=1' • NORTH 10' 5' 0' 10' 20' SHEET: 3 SCALE: 1 "=10' C ' WALL FOUNTAIN W ARBOR ABOVE ,~,,iif~, APPLICAN'l': OAI<MON'f SENIOR LIVING .· liJr, 9240 Oill REDWOOD HWY. WINDSOR, CA (707) 535-3200 PLAN PREPARED BY: LANDESIGN (;-ROUP 3344 GRAVENSTEIN HWY. N. SEBASTOPOL, CA (707) 829-2580 DETAIL -PATHLIGHT 1/211 PICKETS AT 6 11 o.c. BLAC,K METAL POSTS AT e,' O.C,, Y'IITH C,APS ELEVATION -TYPICAL METAL FENCE . PREC,AST e,AP STl/C,C,O Y'IALL TYP. 6' STUCCO WALL W/PRECAST CAP BLAe,K POV'IDER C,OATED METAL PICKETS AND RAILS 1/2"=1' 1 9 ,I) ij 1/4"=1' T ~ ffi ;11 - rn* ~ SECTION /ELEVATION SECTION RESIDENTS GARDEN SILVESTRI MONTE C,ARLO FOUNTAIN COURTYARD 1/4"=1' RESIDENTS GARDEN 1/4"=1' 18" STUe,e,o Y'IALL Y'IITH PREC,AST C,AP PATIO C,HAIRS AND TABLE TYP. ,, __________ B0'-511 ~ 1½'------------Bc:r1-S'1 51'-2" ----------,r ~ SCALE:NTS .8Ll:::I UI ~ • ,l<------------------50'-4"------------------,r PLAN 1/8"=1' ELEVATION FIRE GATE 0AI<MONT OF CARLSBAD 1/4" = 1' MANUAL ROLLING GATE EQUIPPED Y'IITH APPROVED KNOX SOX. USE SHALL SE LIMITED TO FIRE AND BUENA SANITATION DISTRIC,T AC,C,ESS. LANDSCAPE DETAILS OCTOBER, 2017 CARLSBAD, CALIFORNIA OAKMONT SENIOR LIVING GARDEN SHED SHEET: 4 ' LIGHTING LEGEND: SYMBOL TYPE MANUFAC, TURER MODEL# MOUNT!N5 HEIGHT NOTES ---- B'. PUBL!C LIGHT STANDARD, APPROX. IN CALC. PER CITY STANDARD PROTECT IN PLACE /'/ - // -LIGHT SHIELDING OPTION FER MFR. + 4v PRIVATE LIGHT ST ANDA RD PRIVATE LIGHT STANDARD SURFACE TREE UFLIGHT PACIFIC Ll5HTIN5 PACIFIC.. LIGHTING KIM LIGHTING MM-10-LED4000-MT-5-TD-IA-C-D- 6Z-D6E-4F-14'-6Z /TYPE 5) MH-10-LED4000-MT-5-TD-IA-CD- 6Z-D6E-4F-14'-6Z /TYPE SJ SCARAB-EL 100FS/"IL4KUY-BL-J6R2 14' 14' 5" LED 10W MAX LED iOW HAX LED o/ / / / / I O / 01/ ·O I/ o I Do -- ---=---POLE/BASE STYLE FER LEGEND @ .. SMALL SPOT LIGHT KIM LIGHTIN0 SCARAB-EL 100F5/12L4KUV-BL-JBR2 INSTALL WITH q55q5 BALLAST BOX AIM AT TREE 5" LED AIM AT SIGN 0 ·01 ·DI' I ' 0 I o, ·O 0 ·O /__ ·O I ........_ / Do I, ,P. ------r-= : . -· .... 1 I l&flcTI~o-. <~rf o~,; ~ I -·. ilflj. ' Do""- Do"- 0 j '<t ~ Do LEVEL 24" DIA. CONCRETE /BASE PER MANUFACTURER 0 + ♦ (> © QJ PRIVATE PATH LIGHT TRELLIS LIGHT VIIALL NICHE LliSHT eFI WA TERFF<OOF OUTLET IN HALL ELCTRICAL J-BOX FOR WATER FEATURE AS NOTED Klt-1 LIGHTING T6D FOGUS T6D T6D EL DORADO #FER ARCHITEC1VF<AL /51:>W LED) 51..-08>-FLCJ-BL T T6D T6D 14" NA DOWN LIGHT IN ARBOR 12" TYP. I IN WALL (8" HIN.) ADJ TO PATH Do f /I II o ' o I · · 0/ /✓ Gt~ Do I . /~ I V I ~·\N V 0 ;· /,,/ -o~-I / I 0 1 0 I -B< ·<' I o II -7-I o I '/0 ·S ~· '·S '· 1 ~."l;-,r-----· -19 ·6 0 '·& c, > 00 Cls I c,J1 I " ~ ~ / < / / / 1" / I ,-.....-. 0 ......... ' . •-<I ' . .,· uin □ -· · C , ·• . • . • rt+---._ ~I ~-;::::-c ·,,, '• -~ ~ ~---~...:..··<' r.-· g, Do 51DEY'iALK 24" HIGH BASE TYPICAL O.o 7~,- Clo 14' LIGHT STANDARD ·1 NT5 LIGHT STANDARD FOOTING TYPE, ·10 Io /o 0 . 1 ·O -- 0 l':10 I I 09 O,> 0 0 CJ .3. 1 o.}i *\Clo Clo 24" HT, 24" DIA. CONC. FOOTING PER STRIJClUFtAL. 12'-0" LIGHT POLE: HT. PER LEG-END JN5TALLED 50 THAT CENTER OF POLE 15 5'-0" FROM CURB FACE OR AS SHOWN ON FLAN. r-L", N , I • ; : 1>! BELOY'i GRADE JUNCTION BOX, WI 112" NFT THREADS I COMFL Y v'IITH C.E.C. 201b I FG 1 1 "-CONCRETE BASE ..,.. ·"1. I. " I , i -ELECTRICAL ~ ·1·. i " CONDUIT ' k----80~=-J I I I, o I ·1 ·011 {, v-i o I ·1 o · 7 I ·O I b I ·1 I / 1o I ·J> I P;:, I I I I I I I I I I I I I I I I I I I I I I I // I I .3. 6 O,> O,> 01 09 0 J> 00 01 01 Os Oc1 01 '·J> Oc1 11. ,> '·<' .3. 17 .s: 0 <;:, *r'7. ·<' Os Oc1 Os Cl9 .3."'11 IL...,i ,---'· 9 . ,> ,- 1-=o11 09 •. '5( ,:- Cls 06 Os II I <!ls ol <1 '-o ·15 I 9 I 06 COURTYARD PRIVATE COURTYARD NOT INCLUDED IN CALCULATIONS I I I (00 ' 1. 0. Oc1 '·S 1.;:, . ,> .3. 0 V '•o -19 \ '·<' \ '<0 \ O.s 0~ \ 01 :> ·O Os o,, 0 \ 01 ·S \ c,6 c,~ \ 0.6 \ \ CJ> Oo ----------------------- GENERAL O.o PHOTOMETRIC SCHEDULE O.o AVERAGE 1.13 Clo FOOTCANDLES --------------- MAXIMUM 8.7 FOOTCANDLES ------------------· ----_,. --. --. Do MINIMUM FOOTCANDLES 0.0 - MINIMUM TO MAXIMUM 0.00 <lt (. V Do FC RATIO MAXIMUM TO MINIMUM 46075.24 FC RATIO i-------------. -. ' • -. ----------- o, \ ·O AVERAGE TO MINIMUM 6022. 74 FC RATIO FLOOD LIGHT MOUNTING BOX I -11 '-o I mJ> L _ TYF. FATH LIGHT CJJ> 0. < 01 \ 00 0\ 06 CJ_, \ Os, Do 0 0 _,...,.-- NT5 1. MEMORY CARE (2 STORY) '· ,> ___,i: e, , '· "' <s '·.? '·CJ ·9 Cl9 06 Dsl ·6 Os Cls .3. II 1· 1 @I '✓ 0 ¾ .;:, <;:, c,& <6 -to -11 ,. , CJ o,, .S:o L <.9 .,: .. -: i· ,.;.._,.....------,\< · .. '',. I \ -. -I \ ",__ \ -}-•· --·· ,., \ ' .. . \ ""°~ I . . . I 11-------11. \ ., _. _----I \. . .·.. __ -._._ ·--/ \ ~~v~ I ~ " mi 1~1 TYF. BUILDING MOUNTED LIGHT O.;:, Os 09 CJ 1 '-o '•o .3.o '·J> 0,> 01 ,----, \01 \ Do 01 \i ·O \ Do 0 ' 1.s \ Do 0 I 6 J.c1 l Os Cls 0 Os 01 o' ·9\ ~ 0 'O 0 1 ·O I la o I Do a I I I I '>( ,,.--v-y \ I II I I COURTYARD PRIVATE COURTYARD NOT INCLUDED IN CALCULATIONS . '5 <.9 09 09 <,> o,, <& 1.;:, Os 00 00 0 06 Oc1 O;:, O;:, 00 06' '·J> '· 1 01 O,> () ·. 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D A J.. , 0~ 7 o Do o o, 0 '-.,_~ & o ., -v:, 0 O;:,o O > o o ·<' ., 7 ~-, 0 QI\G . 0 __ .::-----., ·O Do Do Do R ,I,. 0 0 1 /A:-0\ .J>\ .1 o o o v ·.? 0 1 o ~---=-0 0 o 0 o O ,1,. ~ o . ' ,,, o ·O (.), Os / '\Os o, o, . , . , 0, 0 O:;, . , . . , ----n. -~---. '-/~--!±If.::--=----~ '-"-tr---' Oo . o ·O ·O F ~ 0 Os 0 0 ~ / o · 0 O l-."!U---0 -=-::;,---o . · 0 / ·1 , 0;:, \ ·7 ·1 ~---=-=---------_ ~--·O --·O Do 0 , I t,, .6 0 '·J> ,i6 □ ·O 0 ~ sl\PPLIC.ANT: 0 ·S ·9 ,=-~j ·0 OAI<MONT SENIOR LIVING Do 9240 OLD REDWOOD HWY. WINDSOR, CA (707) 535-3200 PLAN PREPARED BY: LANDESIGN (,ROUP 3344 GRAVENSTEIN HWY. N. SEBASTOPOL, CA (707) 829-2580 ·•0 O;:, \1 o, 0 o o ·O _0 CJ____O:o -00 . ~~=-~~ Do 0 0 o0 ° LIGHTING NOTES 0 , I ., 0--'C-:1'--'~t u---t~ ., o_0 ;· o ~~ 0 (.)o Do 1. ALL LIGHTING SHALL HEET THE APPLICABLE 201e, CALIFORNIA GREEN "'~~~t'.~~~;,;~~~,~:1 ·O Do ·O .\--------J'S~ -· ·O ·O Do BUILDING STANDARDS CODE. -o -9._Q__ ___ o ·O -O-e----------0 . ==----~e Do ·O 0 o 2. LIGHTING 5HALL BE EQUIPPED WITH VANDAL RESISTANT COVERS IN AREAS ·O ·O O .-.c----~~ . ·O O O,,, 0 -ADJACENT TO THE PUBLIC RIGHT OF WAY, AS REQUIRED. -11 f2::gc o,,, 0~ Do Do ·O . --·O ~~---~-On-~ 0 :3. ALL EXTERIOR DOORS SHALL BE PROVIDED WITH THIER OWN LIGHT SOURCE o _ °_ ·O □ ·O O O ~=-•-<ro-------Do O o ·0 AND SHALL BE ADEQUATELY ILLUMINATED AT ALL HOURS Of DARKNESS TO 0 /). n -•Q n -•·() --On On n ·O MAKE CLEARLY VISIBLE THE PRESENCE OF ANY PERSON ON OR ABOUT THE LIGHTING AND PHOTOMETRIC PLAN SCALE: 1 "=20' 0AI<MONT OF CARLSBAD AUGUST, 2018 CARLSBAD, CALIFORNIA PREMISES AND PROVIDE ADEQUATE ILLUMINATION FOR PERSONS EXITING THE BUILDING. 4. SITE LIGHTING SHALL BE DIRECTED AND INSTALLED TO PREVENT Off-SITE GLARE. 5. GLARE FROM ANY ON-SITE LUMINOUS SOURCE, INCLUDING ON-SITE LIGHTING SHALL NOT EXCEED (0.0) FOOT-CANDLE AT PROPERTY LINE. THIS DOES NOT INCLUDE ANY 5TREETLIGHTING Of PUBLIC 51DEY'iALK5. LIGHTING PHOTOMETRIC PLAN OAI<MONT SENIOR LIVING PHOTOMETRIC PARAMETERS: LIGHT READINGS ARE ESTIMATED LEVELS IN FRIHE CONDITIONS AND SHOULD NOT BE TAKEN AS EXACT READINGS. FOOT CANDLE LIGHT READINGS ARE SPACED 10 FT. APART ,J.. PACIFIC LIGHTING STANDARD FER LEGEND y MOUNTING HEIGHT= 14 Pt FER DETAIL ARCHITECTURAL AND LANDSCAPE LIGHTING SHOWN 15 SIMULATED BASED ON DATA PROVIDED FROM MFRS. * INDICATES FIXTURE v'IITH 'HOUSE 5HILELD' CUT-OFF LIGHTING SHEET: 5 NOTES I. FINAL LANDSCAPE PLAN TO COMPLY Y'llTH CITY OF CARLSBAD AND STATE OF CALIFORNIA Y'lATER EFFICIENT LANDSCAPE ORDINANCE. 2. FINAL LOCATION OF INDIVIDUAL SHRUBS AND GROUNDCOVER TO SE SUBMITTED Y'llTH CONSTRUCTION PLANS FOR BUILDING PERMITS. B. FINAL IRRIGATION SYSTEM DESIGN TO SE SUBMITTED Y'llTH PLANS FOR BUILDING PERMITS. 4. INVASIVE PLANT SPECIES SHALL NOT SE ALLOY'lED IN ANY LANDSCAPE AREA. 5. TREES SHALL NOT SE PLACED IN ANY PUBLIC UTILITY EASEMENT, UNLESS OTHERY'llSE APPROVED SY THE CITY. I (,Vii> 2o, &,0 -s~ •• ;,) , ,r.-. . ·---1::rea __ A B REPLACEMENT TREES THE FOLLOY'llNG TREES, SHOY'lN TO SE REMOVED SELOY'l, Y'lll..L SE REPLACED IN KIND Y'llTH 24" SOX SIZE OR GREATER, tr) OUERCUS AGRIFOLIA (B) TRISTANIA CONFERTA (LOPHOSTEMON) LOCATIONS OF REPLACEMENT TREES Y'llTHIN THE CARLSBAD OAKS NORTH BUSINESS DIST. MAINTENANCE AREA ARE SHOY'lN SELOY'l. 6. NO LANDSCAPE OVER BO" HEIGHT SHALL SE ALLOY'lED IN ANY SIGHT VISIBILITY TRIANGLES. NO LANDSCAPE OR GRADING FEATURES SHALL INTERFERE Y'llTH SIGHT DISTANCE LINES. ~-------')'=/-----------------------------------, TREES SPECIES TO SE VERIFIED PRIOR TO COMPLETION OF CONSTRUCTION DRAY'llNGS. 1. PER THE PROJECT CIVIL ENGINEERING ALL STORMY'lATER TREATMENT AND INFILTRATION SHALL SE SY ENGINEERED SOLUTION. e,. LOY'l IMPACT DESIGN FEATURES INCLUDE DISCONNECTED ROOF LEADERS, VEGETATED SUFFER STRIPS, AND DISCONNECTED PAVEMENT. I I • -~o r) ' ,,,. -t ~ ,,_,_,,<)a u 1·1 ·+,--.,."'-S'e~ ·0 , 1, ' 411/s•-·- 1,91 .94') B ---\Y/ (N72'?3'.JB''f 't POSITIVE SURFACE DRAINAGE (2% MIN. GRADE IN PLANTING AREAS) SHALL SE PROVIDED AY'lAY FROM STRUCTURES AND TERMINATE IN AN APPROVED DRAINAGE SYSTEM. 10. ANY EXISTING SLOPE LANDSCAPING ON SITE DAMAGED DURING CONSTRUCTION SHALL SE REFURBISHED, REPLACING ANY DEAD/ MISSING PLANTS AS APPROPRIATE TO MEET LANDSCAPE MANUAL REQUIREMENTS. ~/ I I I I I I I CD @ ® © DESIGN INTENT FRONTAGE LANDSCAPE -TO PROVIDE SHRUBS FOR SCREENING OF PARKED VEHICLES AND UTILITIES Y'lHICH ACT AS A BACKGROUND FOR EXISTING STREETSCAPE LANDSCAPING. THE EXISTING STREETSCAPE CORRIDOR SHALL SE PRESERVED TO CONFORM TO THEMES OF THE CARLSBAD OAKS NORTH SPECIFIC PLAN AND THE SURROUNDING NEIGHBORHOOD. MAINTAIN VEHICULAR VISIBILITY TRIANGLES FOR TRAFFIC AND PEDESTRIAN SAFETY, INCLUDING REMOVING EXISTING TREES IF NEEDED. FRONT ENTRY -MAINTAIN VEHICULAR VISIBILITY FOR PEDESTRIAN SAFETY Y'lHILE CREATING A SENSE OF ENTRY. SELECTIVE USE OF ORNAMENTAL TREES AND 5HRUSS Y'lHILE RESPECTING CRITERIA OF THE FIRE MANAGEMENT PLANT AND LANDSCAPE HYDROZONES. REAR$ SIDE LANDSCAPES -ADHERE TO THE REQUIREMENTS OF THE FIRE MANAGEMENT PLAN Y'lHILE SCREENING AND PROVIDING PRIVACY TO RESIDENTS. ENSURE VIEY'l PRESERVATIONS Y'lHILE PROVIDING A SEN5E OF SECURITY AND SAFETY. A MIX OF CALIFORNIA NATIVE, AND DROUGHT TOLERANT TREES, SHRUBS, AND GROUNDCOVERS TO SE USED. AMENID'. AREAS -THE RESIDENT5 GARDEN AREA Y'llLL PROVIDE FRUIT, VEGETABLES, AND INTERACTIVE OPPORTUNITIES TO THE FACILITY'S RESIDENTS. THE DG PATHS BLEND Y'llTH THE NATIVE, AND DROUGHT TOLERANT LANDSCAPE AREAS. THE PET PARK Y'llLL PROVIDE PROVIDE RECREATIONAL SPOTS FOR RESIDENT'S AND SMALL PETS. THIS AREA TO SE HIGHLIGHTED SY SMALL POCKETS OF COLORFUL PLANTINGS. () !\j ~;,,· c;,• a, ® MEMORY GARDEN -PATIENTS Y'llTH SPECIAL NEEDS ARE PROVIDED Y'llTH A DEDICATED PRIVATE AND SAFE GARDEN. PLANTINGS HERE FOCUS ON TEXTURE, SAFETY, AND SERENITY. THE INTIMATE OPEN SPACES OF TURF AND GROUNDCOVER ARE DEDICATED TO THERAPEUTIC ACTIVITY. .::f.:'" s)' .c.i ® COURTYARD GARDEN -COURTYARD RECREATION AND RELAXATION ARE ENHANCED SY ORNAMENTAL TREES, PROPOSED ACCESS RD, REALIGNMENT TO BUENA SANITATION DIST. Y'llTH, PROPOSED EASE_M.ENT /~~ ':i~ ,>'if.'oJ ''\ 0 \ ,,. I :®\ ··,, \.. . ----B. . \',);\\-AtlDs/!J ·, .. ,<t£\ \ 11,\ ·~G' • ~ G 1 11{'' I I 0 '1.,41"EX(5TING TREE ~LOCATION (TYP.) 'c;c APPROX. EXISTING TREE CANOPY (TYP.) 0 EXISTING LANDSCAPE TO REMAIN (5) /0" OUERCUS AC. 0 0 I" ' ABEL/A 0 ROSMARINUSO JO" HT. 0 0 0 0 02" u 0 2"\£ (.36" HT. PLANTA vs R. o0o O o 06" 't[ 0 0 0 ----_!' 842[}[~/) ) 0 . 0 J~ ~~~ - BACCHAR/S 12,'.,.HJ. ... ·21" -;/ -·-·-· --·---7--- /-- 9240 OLD REDWOOD HIGHWAY, SUITE 200 WINDSOR, CA 95492 707-525-3296 0 I I I • ~~-I I I "1-.. I /, I I " I I b ; I, 60' FIRE SETBACK ,, LANDSCAPE SETBACK . BO' BUILDING I I I I I I MEMORY CARE GARDEN@ I I I TYPICAL LIGHT STANDARD I I I I 2f,0.77. Ff ---------... -· '" ----,.---· ?G0.7ll rs SEE ENLARGEMENT PLAN 5HEET LB I I PROPOSED • MEMORY CARE I I RMEASJ..E ~ :~NTHETIC TURF I J; .,. ...,&/ '-s I# (fJ -;t: "'/ ·,~ "''-' '<·~, ') J.... " )·,·r:b ~ ~ '"'o~c• ;f S ·>o -;~, !!J <l./ (2 STORY) l'Ro,o !):),,-. ,,.,, -it: <: s,:; . ,..._" , ~i?0c:z~ rr;J\~ . /_/fW_ <f• i~ Si?/ ,, ,if !J •. o~ ~CJ/ )a..:.§1•1,, "':;, ,, . '"t' --,v,) ., c:, -. Ro,o P,, s)j) I 0,b ,St 111/JY.i~ 6'·' 1.,1 f;JJCf{1;1r 0-i;t, l::/'4. .. ( - ""'' .•.•• CO CJ I,?!~ Os,,N _ lj'/ f ~'~·~ ;~t,~ -,\ /j x ll__ /, , 7 FLoR~~e~FOLlt ., \ ~Jk ' -6 ~" -, ,:fy◊, \ ~ CARl5$'~~r 'l.~.~}1/ 011A;c/·,vi'.t) __ . _ '-::-,,_f ~-\ // '/ J, ""·----------: ,?' /°Rop QJ?J Fo 01--,,_ , !Ji>,:--• I" J o--J'-,_,(: -l,fyG' i' l\'i'.)_ (f;lt;' }'' ~I, ~-,<'6)J, • X /-2;,."",) ?Jr ~ v· 'ls~l:~--. JI, X ;I ---..._<.ss -· .,,.,,, ·);,:,.:...:101; sc,,_ >'1e"' 'c ~hi _Q_:_.Q~,, --,,,eccl, -~ I /NEY'l~ -',,_ IJ /j I 1~ l"·L.L _, I I I r ~ .?6' l'-1"'-1<_rz \,/e I 'TT'PICAL LIGHT 1_'\,.)0 r, , r "''·1/ r---. ----s-[fi' ------,,l< --;E;;Nc;G;;;N;,;H;;; L;,-;;O;i --......_COURTYARD® • --~---·--·-·11· LI'(~) CONCEPTUAL PLANTING DESIGN I I I <':6()/J Fr•-c\i SEE ENLARGEMENT PLAN SHEET L2 ?sa ,, ?~Kt1/I '-· d 1',·-.• ,.:s111 "",,, l/1)11.,,,_ - •rl · r11fi"lv ... /~,-,, I I I I I I I ,'?r"':. :l;1 \r I ''%1,y/it;c)c/{., ~ I ~,7,i <' lf;,1 •1 ~ v ,:.;.,l5'Q , ;> C' . //,. <'i1?f--..._ w I I I I I I ' ' : --,;J~•>: · .. :_ \\_ .. 7", ,,,. //@\r2' '\ ',> ··' @ '·:· .. · .. ··•1··x ___ , . 1 ~ /, .... . . + \ /' .· ·,_ \ ·\ . ; . ·•· i .. _;: : > . "·. . ' : > I I I I " IOI I ,-,-,,-o ., I ,&6' 1;.-,J){! I I I I I I I I I I I L _______________ _J TYPICAL LIGHT STANDARD LUXURY ASSISTED LIVING 'f-lt;,o ,Sr:,,i';, · 6'' 81'/?1✓,~k(.tR !;Ir,,> l_,4 l,t-lC1: ' ''1,-J{_ SEE SHEETS LI-L2 FOR LEGEND, LANDSCAPE ENLARGEMENT DETAILS, AND REPRESENTATIVE PLANT PALETTE. (3 STORY) ., ' _'.)6 . (1i'i/f.._ __ , ,;:_~s -"-Soo"'---Jlr · lilf:'---. 0.0 [)r:<:l\!11; 'l~tfy ~.~ ,s?s;J "t·1=-I J:::-<:_ 0 :_~ ·s '...,._,_ -::-__ ? .. ;;-"''?Os ,00~0 ·~!'Jr . &/if :;' {) •·II, loof/'ift;v, j ''G 1.l,,\ ... ,J'o I rool)i~1r:1vo.. . '-..,,_ \ '--r:;: ,, /'l~A· i( I)'• Oo/t;o,, ·)\,G •VJ)_I \, 1' ;· f..' D/·-. Do;;t:,'}" t1fa -1\iD-., _ _, J ~ ii I '\ -------,~:sr '\~ ·oo ·<9& -~ -S~N:::-RG:;:E;:, ~E~,;; 7 \, ''1• '• I O;.) Sz:;,?f?c~l~·f'' Do ' l;1 ict Jv1 It» "'( ,---. (.1) L ,, ,r CONCEPTUAL PLANTING DESIGN I ~l--- r / ' :/<....___'\ __ .. ,.. ----t' -... ----I EXISTING TREES TO SE REMOVED (TYP.) _ .. -------(5) /". OUERCUS AC. :::C~0 ,__. \--:.,... ------__ ,., -- ---·-•·' _ .NO[ SHOWN _ --: .. ~ .. ____ .... ----- (~') + I I '\.01", .-•· ---~ -;;., ,,-- " ~,, 1? <.)" < ~-~·-'0), -~s '.>, '"-:~ ·oo, (\\, ") ?,. ~6 ?ss ?/!, Ff' 't..l ~ ·V('j />v ~/ s /l;;, Sz%i?('. 7,, ');-, /·;~~J.ao ' <.{;£•'·,".. /."I'-,). l ,,.,_ r IV/e< r -'I: I -1 ,.!Ott . PROPOSED O'~.lr11i, (i'f '(J ff} MODELS 1·\c.. >,'H?\ (?~ l.:"'.':51 (1 STORY) ,,. -~<\'.) <s~';:. ·6'o ' ())"'.:... /."' • I] ,,J ]'<kl "'"" t:'...~-,...--...___ y~ /r-lt,. \Y ' ·~ ''"' ") ...... <" '),:---..:_., U/, ,2s'::-~o F-. o.sp >-.. /: "is ..... ,· "\V-1~ ()\' ) . oo.n ·----.. -rs BO' BUILDING SETBACK 10' LANDSCAPE SETBACK CARISSA GRANDIFLORA HEDGE TO SCREEN PARKING AREA (TYP.) ~ FINAL DESIGN SHALL CONFIRM PLACEMENT OF TREE AND LOCATION OF UNDERGROUND STORMY'lATER STORAGE. (''i?··) ,, --~ • rs --. F, 1(/7...~1 D/ Dc .. •- /'Ji\, S!(. <;/~/Q I -( 1, 1/;'(lc)j I lr_1,9J\t 'l .. -..:'.".'11-~-J:·~i-;f~z ': s ;;i~~':',,r .t .. ----L-_t;. -CZ'' .. ,, . /,'., \---~·-q;r: ';:_;,:..f}~::·::.:..~-,..,,~ I (1.\ 4eN'~ •i~ , _i:,:::;:' J~::3:;:\{ !JR/STANIA ,, ~ //'-·=-~· a,,-··. ~ \ n ,.__..--·:_:,.,,~-----.-··---==-..--" ~F'fJ: TlflS/fff ~_;:.::~;:.-':_~::~,_y.;,,/,/ ~">Y"\1 /; //,a( . t-:''~::::::\~:=::::.:: _:) ---r / -: -_. -c--,::;::'.'EXl5TING\<:, ,-, \ V . ---,. \ x:-·;,. --,., TREES -y" _._.. nlTHIN SIGHT ' .. , o, ••1c~-sle.HT Zv1s1s1uT"I" ,"rJR}ANeL~ \,/(;1;, 0 ~TRIANGLE SHAL \::c..-SEPRE' L~ ';\:' -: -A SERVED. l -%.1 ~ ' ~ ,--: G!UALIFIED Cb ~\":ARSORIST SHALL 11\~ ,\\"" ~ · " ( \LIMB UP TRE ~ 1 \V\l' <:S(9,. .. ,,f/f<J '_,.. -.;{ ~!. ,,,. 6" ., (~ :'.11-'-.,, PINUS C. '4,vct. - " 0 iX0~-1JO" PINUS C. "r,ti, 1' \ . ·• .. ,,,.. -:i..A~..c--:c-c~---_ /I (J) 2 QUERCUS AC. A HEIGHT b'~,;O :\ \\ "0 ';\'/ ABOVE= - . '"' -~ .-· 5 " 1 o TRISTAN/A ~~~ C I 1 _ _.. -,.-,c\·'\"'O!=_. \v / 6" BACCHAR/S -o i~~~><r:::::c-> II'!\~~:;?,-: . 1 ? ,., --.>t , _,"" \ ,.✓ ~, . ~""' . -. --. 7, _p,/,½ 0 "];' ,,,;,'f:/::11,) -\ O' "ANUS JO ABEL/A O 12 HT. LAND5rAGP "-"'l---~--~', I . -:;.~, • ' .oil' l 19B 20') / -'s""'s 0 RN,ce~J ' ' '-~ 8" ~ C .,, 4" ..,.._.-I =--1:::o~s10H\ \ ~- ., • 0 ' • ;o -· • · -'O ,, .J.-"' OLEA _., _,. , T 'p " .TD '.;."/~/,/, :Q/)';{., 7/ , / '.%/ REMA N . '/ --~ ,-..,;_....-, _ -.,:::_;:,,:'.--rA:r / u=-'• R,, 0 ~ \ __ ,>' '•' --oor --_'<s<Nf:R. sol;i!;'T-«-??½f«ffe/,; .wm·, , , • ,. , ., .• -• --__ ,,, , , ,.-,~!S:T~/l!,i;.~:1/1/;,·:#fJ~~;,;/f1/, ~½ ~"':.~~ .... ·10·1.,1·t L .lr--~:6."0LEASP. •. \ _. ___ _; ~-:::).,L·J:---------1'~---,,:---· 1 - 1~-:--·· , ___ ,-~\\;'--PRESERVE7ETit.---·,··~~ 12 f',H: ___ : --1/ ~ wFR&; Z" "' _ . -• -R--_ _ , " ~--· -_. vr!><----'L -~' ••--\U ,, -~~" , ITT BAGOW-R,, k ~, .. -1//./.,t,. 7:: I 1 -2_,, i \ ""!II ieHTD5TA>lCE R -~ .. -\ f] . , ~R-~-e, 0 • 0 -.,-~ ~-~A ~ °C, . .. • • • ~' -\ ,-><>-°""~-_•--r -,,, --V ,,.' •l• o •• -M ""• , • _,, , W- ~. --.. -OAJ:(M -. ~ oi;/% """',,:,;.,;p-,Jl\1/r~>"'i< .. Y.,_,.;;.. C,J'':"" -' --· --\ \ A ,)' ·' A \J E '"o,1.p \ TRIANGLE (TY;]' :1v 11,, '~'t.J\ \ , 0 "· ' 1 ''" -;..;---·•l -c · o "· .1'1 °•a·•/ -''ha, ------R A O > ~ ~-' 0 NT O "· _' ,..--_,. l1c', 1 Y4; .,,VD1,· '141,';; t,• f A ~ _. __ . . . -------· 0 oo • --,os,,><; OTI<Sco -( // F C •l':i· It,., O;,. o t"< ~" \ __ -----\ ~---ES SHALL RE --... ,--\Y • 0 •• ' -----" • • • - ARLSBA --------\-I ---"•--•-------o I ' -----., -0 ----------~-~b D -,,;;,,, -. :,,;°'% I \\ '11 1 0 (2) B" FINUS C. PRESERVE (E) 12" HT SACCHARIS GC AND IRRIGATION, REMOVE ANY SHRUBS GREATER THAN BO" IN HEIGHT IN VISIBILITY TRIANGLE (TYP.) EXISTING TREE, Y'llTHIN SIGHT TRIANGLE, SHALL SE PRESERVED. A QUALIFIED ARSORIST 5HALL LIMB UP TREE TO A HEIGHT f>'-0" ABOVE GRADE. '1/,::1// MAY 2018 FARADAY AVENUE CARLSBAD, CALII10RNIA CONCEPTUAJ, J,ANDSCAPE PLAN 0 10' NORTH 20' 40' I\' 1, la,, ,,..._ i"/f~i'-4!A,-;,-. 7:J,, ?.} c.f!Vt: , "-r <:/1) '(:D ,, ""'~·-·-. 111,,-\ \ -. .. ,, ~· ~ I',, ~ .. ---·· . .._ '", \ >fi'f,s0 .,,. -----'-' I " . • L1 SCALE: 1"=20' 05/31/2018 ---------~ ----------~----~ ----~~~~=:::=~===~ '"' 0 TYPICAL LIGHT STANDARD / --x_ -------- POOL 50' MIN. FIRE 5UPPRE55ION ZONE PER THE CARLSBAD OAKS NORTH SPECIFIC PLAN /~ -v~ I ,/ -~ (5) ARCHONTOPHOENIX CUNNINGHAM I ANA /j ' /j r . -------1---1-~~I ~~---i---11 ~11 L1 I Mi I c~; Ajt 10 C I'.)c~ /j /, REFUSE/ RECYCLE ENCLOSURE I I I f (5) LYONlTl!tAMNU5 FLORIBU~DUS I NOTES / I. SEE SHEET LI FOR PLANTING NOTES , Ir I 2. SEE SHEET L4 FOR HYDROZONE AREAS ,./ ./' 5. PLANT QUANTITIES LISTED ARE FOR AREAS SHOY'IN ON ALL 5HEET5. .. ----- I"' TREES TREE LEGEND BOTANCIAL NAME _,__ __ CASSIA LEPTOPHYLLA --I:_ ___ JACARANDA MIMOSIFOLIA CERCIDIUM FLORIDUM --+-KOELREUTERIA PANICULATA MAGNOLIA GRAND. 'LITTLE GEM' ~& f PRUNUS CERSIFERA 'NEWPORT' ~__., -,.,\ LAGERSTROEMIA INDICA --,>-TRISTAN IA (LOPHOSTEMON) CONFERTA ~\.; 7.( QUERCUS AGRIFOLIA (N) ~ LYONOTHAMNUS FLORIBUNDUS (N) PINUS CANARIENSIS -+----ARBUTUS UNEDO SAMBUCUS MEXICANA (N) c-<.sc------PHOENIX DACTYLIFERA 'MEDJOOL' ARCHONTOPHOENIX CUNNINGHAMIANA .... ~ " COMMON NAME CALIPER, HT GOLD MEDALLION TREE 2" / 9' JACARANDA 1.5" / 9' BLUE PALO VERDE ,. 1.5" / 9' GOLDENRAIN TREE 1.5" / 9' DWARF MAGNOLIA 1.25", 9' PURPLE NEWPORT PLUM •• 8' CRAPE MYRTLE *", '""' 10' Hx4'W 14' Hx?'W BRISBANE BOX•• 1.25" / 9' COAST LIVE OAK ,. 2", 10' CATALINA IRONWOOD **, *** CANARY ISLAND PINE STRAWBERRY TREE ••, ••• MEXICAN ELDERBERRY ••, ••• MEDJOOL DATE PALM KING PALM ** SIZE QTY WUCOLS #25 (24" BOX) 7 M #45 (36" BOX) 4 M #25 #25 #45 #25 #25 #45 #25 #25 #25 #25 #25 7 10 8 11 28 12 16 24 8 2 13 #15(15GAL.) 13 16' BTH 10' BTH 5 8 VL L M M M M L L L L L L L 0-EDIBLE FRUIT TREE CITRUS SPECIES (TBD) ORCHARD ••• 1" (1) TRUNK #25 2 M •• PLANT LISTED ON SAN DIEGO COUNTY'S PLANT LIST FOR DEFENSIBLE SPACE IN FIRE PRONE AREAS ••• PLANT LISTED ON ORANGE COUNTY'S FUEL MODIFICATION ZONE PLANT LIST CONCEPTUAL PLANTING NOTES KEY PLAN I. TOTAL AREA OF LANDSCAPE, '14,152 SGUARE FEET NOTES STD, LOW BRANCHING (3) TRUNKS (1) TRUNK STD STD STD STD STD STD STD STD/ ESP 2. MA55 oSRADINe 15 PLANNED, THE SOIL ANAL Y5l5 REPORT SHALL BE 5UeMIT'TcD AS PART OF THE CERTIFICATE OF COMPLETION, ANALYSIS SHALL BE OBTAINED FROM A LICENSED TE5TIN6 LA60RATORY. 0 / r-::._ ;.____;_H:_A~MENT, THIS SHEET I ,t;f~~ "Ic,,_--=.-: .... ---, / I · 0 l=Jlr ,--..;c;:;~ I 5. ADD 6" OF SANDY LOAM TOPSOIL TO ALL PLANTINe AREAS. 4. A MINIMUM OF e," OF NON-MECHANIC.ALLY COMPACTED SOIL SHALL BE AVAILABLE FOR l"IATER ABSORPTION AND ROOT eROl"ITH IN PLANTED AREAS. RIP AND ROTOTILL A5 NEEDED. 5. APPLY 6 YARDS OF COMPOST OR NATURAL FERTILIZER TO EACH IPOO SGUARE FEET OF LANDSCAPE AREA AND ROTOTILL TO A DEPTH OF e," MINIMUM, OR PER SPECIFIED AMENDMENT RECOMMENDATIONS FROM THE SOILS ANAL Y515 REPORT. 6. ALL LANDSCAPE AREAS, EXCEPT I.AWNS, SHALL BE TOP-DRESSED Y'IITH A ::I" LAYER OF MULCH, PER 5PEC.IFIC.ATION5. NONPOROUS MATERIAL SHALL NOT BE PLACED UNDER THE MULCH .• 1. FOR ALL TREES, INSTALL LINEAR ROOT BARRIER Y'IHERE CENTER OF TREE 15 Y'IITHIN 5 FEET OF ANY CONCRETE, AC. PAVIN5, OR Y'IALL5, TYPICAL UNLESS OTHERY'll5E INDICATED ON THE PLANS. e,. 50% OF ALL 5HRlJEl5 (EXCEPT ON SLOPES Sd OR 5IEEFEI<) SHALL BE A MINIMUM 5 5ALLON SIZE. q_ ALL UTILITIES SHALL BE SC.REENED. C.ON5~TION PLANS SHALL 5HOY'I AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENINe. I L / It~ ~ ·~Ll7k~~ I I '_:---~ I r ~;'.;f' ~ I a ~. -d ft I ';,} ~ \ I ) I /~\ ' 11 __ [ I 1..? s:I I C ,) ---'-' I ~--~ ~~-~)Jc ... ~ '-11n-r1v17 c':::') ~i-rrn~-1n111~~cs~'""'' _)_ [~1Ju_ur~-----~~_::--~-) I >~ 1::.-, 1 11 ; _, ' ' -1 I e,/ , ,J/o -·--c-'-t""'-'- BQCCE -- s;::-:f>-.::._ ----~ APN 209-120-01-00 0AI<MONT OF CARLSBAD OAI<MONT SENIOR LIVING 9240 OLD REDWOOD HIGHWAY, SUITE 200 WINDSOR, CA 95492 707.525.3296 MAY 2018 FARADAY AVENUE CARLSBAD, CALIFORNIA ------------------ (5) ARCHONTOPHOENIX -- _ C.UNNINGHAMIANA i- i I ~1-, CONCEPTUAL L,~NDSCAPE PLAN ENLARGEMENT II;·---_ -·-1-J:t-t+ ---i1-'-'-'' :::: {J~I -1=1-~ ·. •',: ... ,• -1"111-tl±BJ -..,.__ ,.r;;EGOMF05ED <SRANiTE_ "-----· ----------- LRAISED GARDEN BED (TYP) --_ (I) CERCIDIUM FLORIDUM- ·,~/II\\· I I I I 'l-/-Y ~/~ tt-1 I \ I .--'- ,(JI -------·----' -------------- : ' -'---:--:--;71 '\. I ,1 · -I I - I I TURF PLANT LEGEND -LOW FUEL CALIPER/ SIZE (HxW) """ PT5 'PT6 BOTANCIAL NAME SHURBS & PERENNIALS ARBUTUS UNEDO 'COMPACTA' CEANOTHUS TOMENTOSUS (N) CARPENTERIA CALIF. 'ELIZABETH' (N) OSMANTHUS FRAGRANS 'VARIEGATUS' PRUNUS CAROLINIANA 'COMPACTA' PHORMIUM COOKIANUM 'CREAM DELIGHT' PHORMIUM TENAX 'GUARDSMAN' PHORMIUM TENAX 'AMAZING RED' RHAMNUS CALIFORNICA 'EVE CASE' (N) .71 ~ TEUCRIUM FRUITICANS 'AZUREUM' ~ VIBURNUM TINUS 'SPRING BOUQUET' " •-ABELIA X GRANDIFLORA 'FRANCIS MASON' STRELITZIA REGINAE 0- o·o o0 o0 oj ATfitl 00000 0 o~o~ 17:J T1'AG ESCALLONIA 'APPLE BLOSSOM' OR 'FRADESII' PITTOSPORUM TOBIRA 'SHIMA' BERBERIS THUNBERGII 'CRIMSON PYGMY' BERBERIS THUNBERGII 'ROSE GLOW' SALVIA GREGGII 'FURMAN'S RED' SALVIA GREGGII 'WILD THING' YUCCA FILAMENTOSA 'COLOR GAURD' RHAPHIOLEPIS INDICA 'BALLERINA' LEUCOPHYLLUM LANGMANIAE 'BRAVE RIVER' VIBURNUM DAVIDII ANIGOZANTHOS x 'BIG RED' ANIGOZANTHUS x 'HARMONY' AEONIUM D. 50% 'SUNBURST' 50% 'KIWI' PENSTEMON 'BEV JENSON' PENSTEMON 'MARGARITA BOP' (N) ARCTOSTAPHYLLOS 'DR. HURD' (N) ELAEAGNUS PUNGENS CARISSA GRANDIFLORA MIMULUS 'BIG TUJUNGA' OR 'LA TUNA' (N) GALVEZIA SPECIOSA (N) GROUNDCOVER ATRIPLEX BARCLAYANA (N) TRACHELOSPERMUM JASMINOIDES BACCHARIS PILULARIS 'PIGEON POINT' COMMON NAME STRAWBERRY SHRUB **, *** RAMONA LILAC •• BUSH ANEMONE • 3'x2' SWEET OLIVE *** CAROLINA CHRY LAUREL**, *** NEW ZEALAND FLAX • 3' H NEW ZEALAND FLAX • NEW ZEALAND FLAX • COFFEEBERRY ••• BUSH GERMANDER •• 4'x6' LAURUSTINUS • MASON ABELIA • 1'x1,5' BIRD OF PARIDISE ••• ESCALLONIA *, ** 1.5'x1 .5' DWF CREAM DE MINT •• 1'x1 .5' DWF. BARBERRY ** 1 'x1 I ROSE GLOW BARBERRY•• 1.5'x1' FURMAN'S SAGE ••• AUTUMN SAGE ••• SPOONLEAF YUCCA ••• 2'x2' DWF. INDIA HAWTHORN •, •• BRAVE RIVER RANGER • 3'x1.5' DAVID'S VIBURNUM • 1'x2' BIG RED KANGAROO PAW ••• HARMONY KANGAROO PAW ••• SUNBURST & KIWI AEONIUM ••• BEARDED TONGUE **, *"* FOOTHILL PENSTEMON ••. ••• DR. HURD MANZANITA •• SILVERBERRY •• NATAL PLUM •• MONKEY FLOWER •, •• ISLAND BUSH SNAPDRAGON •• BEACH CARPET SALT BUSH ** STAR JASMINE • DWF COYOTE BUSH •, •• m// ~~1-~·17] = LANTANA MONT. 'PURPLE' & 'NEW GOLD' LANTANA •• 1'x4' vvvvtj~ V'v'vV C.l&T """:',j~ fir--OOTO SENECIO SERPENS KLEINIA ••• CEANOTHUS GRISEUS H. 'YANKEE POINT'(N) YANKEE POINT CREEPER •, ••• CISTUS SALVIIFOLIUS 'PROSTRATUS' COTONEASTER DAMMERI 'LOWFAST' SAGELEAF ROCKROSE "*, *"* LOWFAST COTONEASTER ** 8"x3' NON·FLAMABLE RAISED BEDS FOR RESIDENT GARDENS, SUBMIT SOIL SOURCE/ SPEC. TO LANDSCAPE ARCH. FOR APPROVAL. VINES \\ TYPICAL LIGHT STANDARD \\ \\ l(jJ, -I I I v,< \c \ SIZE QTY WUCOLS #15 (15 GAL) 12 L #15 6 L #15/ #5 22 L #15/#5 18 M #15 12 M #5 (5 GAL). 83 M #5 21 L #5 29 L #5 30 L #5 11 L #5 18 M #5 100 M #5 43 M #5 104 M #5 94 M #5 77 L #5 9 L #1 (1 GAL) 11 L #1 38 L #5 22 L #5 183 L #5 20 L #5 26 M #1 67 M #5 87 M #1 130 L #1 94 M #1 16 L #5 TBD L #5 TBD L #5 TBD L #5 TBD VL #5 TBD VL #1s@ 72" O.C. VL #1s@ 48" O.C. t~A' #1s@ 72" O.C. L #1s@ 36" O.C. L PLUGS@ 12" O.C. L #1s@ 48" O.C. L #1s@ 60" O.C. L #1s@ 60" o.c. M •--= BOUGAINVILLEA SPECTABILIS BOUGAINVILLEA ••• #15 29 L • PLANT LISTED ON CARLSBAD OAKS NORTH SPECIFIC PLAN FIRE SUPPRESSION PLANT LIST •• PLANT LISTED ON SAN DIEGO COUNTY'S PLANT LIST FOR DEFENSIBLE SPACE IN FIRE PRONE AREAS ••• PLANT LISTED ON ORANGE COUNTYS FUEL MODIFICATION ZONE PLANT LIST PLANT LEGEND (LIMITED TO AREAS NOT FACING PERIMETER OPEN SPACE) CALIPER/ ~ X ( ~ "'-R IGJ- ~ ~~- BOTANCIAL NAME SHURBS & PERENNIALS LOROPETALUM CHINENSE 'SIZZLING PINK' BUXUS MICROPHYLLA JAPONICA DAPHNE ODORA 'AUREOMARGINATA' ROSA 'FLOWER CARPET WHITE tm' ROSA 'ICEBURG' -STD COLEONEMA PULCHRUM 'SUNSET GOLD' GARDENIA JASMINOIDES 'WHITE GEM' PITTOSPORUM TENUIFOLIUM 'GOLF BALL' CUPHEA HYSSOPIFOLIA CLIVIA MINIATA 'FLAME' LOMANDRA LONGIFOLIA 'BREEZE' MUHLENBERGIA RIGENS (N) CHONDROPETALUM ELEPHANTINUM TULBAGHIA VIOLACEA LIRIOPE MUSCARI 'SILVERY SUNPROOF' GROUNDCOVER ROSA x 'FLOWER CARPET' tm CORAL ACACIA REDOLENS 'DESERT CARPET' VINES ... <cl.)'. CL YTOSTOMA CALLISTEGIODES ♦ RMN ROSA x 'MEIVIOLIN' (EDEN CLIMBER tm) F F,o FICUS REPENS or PUMILA COMMON NAME SIZE (HxW) FRINGE FLOWER 1.5'x2' JAPANESE BOXWOOD 2'x1.5' WINTER DAPHNE 1.5'x1 .5' WHITE ROSE 18"x2' TREE ROSE STANDARD 3.5' Hx2' GOLD BREATH OF HEAVEN WHITE GEM GARDENIA 1.5'x1 .5' GOLF BALL MOCK ORANGE FALSE HEATHER FLAME BUSH LILLY DWARF MAT RUSH MUHL Y DEER GRASS LARGE CAPE RUSH SOCIETY GARLIC LILY TURF CORAL ROSE CARPET 2'x3' TRAILING ACACIA VIOLET TRUMPET VINE 5'x3' PEACH CLIMBING ROSE 5'x3' CREEPING FICUS 2.5'x1' @ NORTH 0 5' 10' 20' SCALE: 1 "=1 O' SIZE QTY WUCOLS #15 9 M #5 23 M #5 8 M #5 25 M #15 5 M #5 13 M #1 50 M #5 19 M #1 57 M #1 30 L #1 61 L #1 213 L #15 7 L #1 TBD L SP4 TBD M #1s@ 42" o.c. l/1 #1 s @ 72" o.c. L #15 5 M #15 7 M #5 9 M SHEET: L2 05/31/2018 I I ! LIMIT OF GRADIN5 ~"-=- -,_ PERMEABLE ---_ SYNTHETIC. TURF /2) C.ERC.IDIUM FLORIDUM 1•·" C 6' STIJC.C.O Y'IALL Y'I/ C.AP _ / 11111 DINING ' / PATIO • • 'SJ,., ·-...--..__ ') "-,, __ < 0() '> --------------< / ') :)6, --,__ \_ !;' :-~--0 ----,:-----......,, '-., •/o ;~, ,J ,\<I '1 ,D ► 1;6)i~~~;EN ~:)-) l/ APN 209-120-01-00 ENLARGEMENT PLAN 'A' NOTES I. SEE SHEET LI FOR PLANTING NOTES 2, 5EE SHEET L2 FOR TREE AND PLANT LEGEND 5, SEE SHEET L4 FOR HYDROZONE AREAS OAI<MONT SENIOR LIVING 9240 OLD REDWOOD HIGHWAY, SUITE 200 WINDSOR, CA 95492 707-525-3296 !/ I - I <l u '-..., ____ ----, _____ _ ~CJ ' I' -, -··+'i<•""" )~~vx -, \j 0 2 ~-) ~) () l/) 0 0 TYPIC.AL LIGHT STANDARD (~") -0 -_L~~ --~ -..., 'i ---'-✓---c-----/ / ,_ /' ;,' --2/1· "' -._ ---, ' . f ------) ---- --"1) ✓ ---------'-----_/ ---' ------' ·)·"·-"-.-_ ;_/ __ , .. 7-· ._1, ,-_ "'-__ /..2{'1r"' "•{!; y > r ---~}"I; I r;•I 7 --Z.:1·1-l:12----~-(/' ·1-· l:i,~f1(1;··?;--~/ll?fi._i~Y:1 ' I -----1"'· ---!c' -----· -. ---Qr--~~I ·-✓ -----------, ;.. , --I -.LLY _L•::t··· -• _-.. bL • -_·. -~L . , -"~ -. ' (jl 1/7"() ---- l, ;/. ,: , 'v '"" ,/·/\·'~ ~ / ', (' ~) -C'"1 \ .. )lu D ,,/Y 4' O" "' -ESC.ALLONIA HEDGE TO SC.REEN -----~ PARKING (TYP) ~ _______ ,,_ ------Ti __ 'V'-~ --re -----i./ - EL -------~" ---~¾ ~-c--/ 0ti0 - u I I I I I I I I _____ ,, _______ ,_ -+--, I 0% _.,,,:_: --------" -- I I I ;5, cxcxc, 50' SETBAC.K PER SHEET LI TYPIC.AL LIGHT STANDARD tzt"'--l S----\ -~rylffll----~=~;::=:fcec--C::_;;;----~ ~--~s----- --1,\I_ ---L-.--~-----111 -, --____ ,---- ------·- -0· ___,_.,.-. -- -~ ~ __ +_~~-::____ ,. 0 ------- \ -~--- . :,': ;:_-.. -.. _ . . . . I , , i EXISTING LANDSC.APE TO REMAIN SEE SHEET LI --;_· A 0 ---- \ ··x~ \.) "'/ "-)( . -.\,---. '1'-"o 0 0 ---,;;~-( 0 ,') A ., <.))"' A \ ,\' '(); ,/ -- --\ -- ' , -1 .___,, ~~/ii'®~ '•!:'.J I -- /,, --'§JJ. \\ KJA.,,; so'i"~ -€8:l ,.,J'.\:W~ '/T)"\~ ~ ~-- ----------EXISTING TIJ~RF ' TO REMAIN / - -.:..Y----r __ , ------- --/ - BIO-FILTRATION --------·- ---:;-- \I I _BASIN #I (SMP SF-I) --I\ PER SEC.TION D, LINED - ,----· " 3:..-)._--=-=--,,--t;;,..-c::.::----,-/) -~~:""'_ '°" n-r' · ...__ 1 -. ,, o 1 ') ;<~~t;> ~ b;o~~i,~~,(~-~ ______ _\s~ ~-~::: ------ / \' '\ ' ()) -------- 0 ---~-J~ -------------, ftsTREET ~ES ;O REMAIN (TYP, OF ALL) -s-'\"(J -----~----/------------\:;J-__ ·-,:c-,'-. MAY 2018 ---~---- ----· ENLARGEMENT PLAN 'B' 0AI<MONT OF CARLSBAD FARADAY AVENUE CARLSBAD, CALIFORNIA I KEY PLAN ~ --I~- ~ ,-" ,/, ~I 4,~ 11 1lfJ ~~ /\\ }jg; ~ ~~Ji~ !~ t.rt:.,,' l!l-flrit_-----~~1J~~>1J: I e._~~i,J~!;:~~~1 ~~n1_c~-~~ ~ ___/ I ---_J --------c I __ __ ------------_ -J ENLARGEMENT 6, -_ -t------THISSHEET CONCEPTUAL I,ANDSCAPE PLAN ENLARGEMENT ,-::) \ O'¼, ,--· -----\'.,,,..,-- ----- ----- II i ' c\s) •1>1', ---.J . ,"c ... <!', -- \!_)''/- '"', /'----!.. '---.,_ '---._ -1-1-;- /'·y j___ ---...,,_ -">--------- r,'}111/1~! <v ~ ] I I c--.•, -( ' ✓- 4'-0" HEIGHT C.ARISSA GRANDIFLORA HEDGE TO SC.REEN PARKING, TYP. --(OUTSIDE SIORETENTION BASIN) ----------------MUHLENSERGIA RIGENS --IN SIORETENTION BASIN .-·--0(:j9( -- I /'?'G =·•· ~ .-··· ® ®-® ~~~ k@@ ,_ ~ )' 7 ~ ~~ --~ ~®, __ _/ __ __ ~-[!Cl'~;, [ 'l ._ ------~) ----~(,?' j_ 1--;," __ · " ":_,:-: : :·-'.,.__" ('-(j~ )' -·. · / \' . k'-_.. , I ·--·-----~-- ---', ------ ------- -~--------- __ ,---•✓_ -J:~--___ ---7 --\ -- -_ ;~o;EREVEGE~A;I~~,· (TYPIC.AL OF ENTIRE FROJEC.T) EROSION CONTROL NOTES 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 L COVER CROP SHALL BE A SEED MIX TYPICALLY COMPOSED OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE NINETY (90%) PERCENT COVERAGE WITHIN THIRTY (30) DAYS. IL TYPE OF EROSION CONTROL MATTING SHALL BE AS APPROVED BY THE CITY AND AFFIXED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER Ill. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP ANDI OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR b. STANDARD #2 -GROUND COVER I ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE (1) YEAR). c. STANDARD 3 ~ LOW SHRUBS L LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1-GALLON CONTAINERS) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE), d. STANDARD #4 -TREES ANDI OR LARGE SHRUBS I. TREES AND/OR LARGE SHRUBS (PLANTED FROM A MINIMUM OF 1-GALLON CONTAINERS) SHALL BE INSTALLED AT A MINIMUM RATE OF ONE (1) PLANT PER TWO HUNDRED (200) SQUARE FEET. SLOPES -6:1 OR STEEPER AND: a, 3' OR LESS IN VERTICAL HEIGHT WHERE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. b. 3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #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 THANK 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 CITY. c. IDENTIFIED BE THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. @ SHEET: NORTH 0 5' 10' 20' L3 • SCALE: 1"=10' 05/31/2018 SUMMARY HYDROZONE TABLE HYDROZONE IRR. METHOD Area (sq. ft.) SPECIAL LANDSCAPE 1 HIGH SPRAY-TURF 2,621 2 MODERATE DRIP 26,473 3 LOW DRIP 53,999 4 ELIBLES DRIP -RAISED BEDS 375 5 MOD. TREES BUBBLER -TREES 2,941 6 LOW TREES BUBBLER -TREES 5,999 7 ORCHARD BUBBLER -TREES 89 OTHER LANDSCAPE 8 HIGH NIA-POOL 1,537 9 HIGH N/A -WATER FEATURES 118 IRRIGATED AREA TOTAL: 94,152 (HIGH) HIGH WATER USE, (MODERATE) MODERATE WATER USE, (LOW) LOW WATER USE % of Landscape Area 2.8% 28.1% 57.4% 0.4% 3.1% 6.4% 0.1% 1.6% 0.1% 100% I I I I /~\ '- POOL AND SPA USES POTABLE WATER L / / / / / //// / / / / / / / / _/ /. 7//// OOA ·~- 1,1 i~i ////; / /// ~I / / / /, / /// /// TYP. RAISED GARDEN BED IRRIGATED WITH POTABLE WATER :,......,: ~ (SLA) SPECIAL LANDSCAPE AREA SEE APPENDIX A FOR MAXIMUM APPLIED WATER ALLOWANCE CALCULATION. ~ /rr ·1· •·•.·111 niii / ·1···.)·•·1··•.•1•W· • '• •• • ; ,' ' • ' • • • < • ',• \ NOTE: SEE SHEET L4.1 FOR CALCULATION WORKSHEETS AND A WRITTEN DESCRIPTION OF WATER CONSERVATION PRINCIPLES RECYCLED WATER NOTES I. ALL RECYCLED V'IATER SYSTEM CONSTRUCTION SHALL GOMPL Y V'IITH (A) CALIFORNIA GODE OF REGULATIONS, TITLE 24, APPENDIX J AND THE CITY OF CARLSBAD'S RECYCLED V'IATER SYSTEM DESIGN STANDARDS, RECYCLED V'IATER SYSTEM CONSTRUCTION STANDARDS, AND THE RECYCLED V'IATER USER'S GUIDE. 2. ALL RECYCLED V'IATER SERVICE PIPE H/2 INCH DIAMETER AND SMALLER SHALL BE PVC, SCH 40, AND SHALL BE PURPLE COLOR 5PEGIFIGALL Y MANUFACTURED FOR RECYCLED V'IATER 5Y5TEM5 AND SHALL HAVE PRINTED ON IT, V'IITH LETTER 51ZE5 AND SPACING SPECIFIED IN REFERENCE (A) THE V'IORD5 "RECYCLED V'IATER -DO NOT DRINK". 5. CONTRACTOR SHALL INSURE THAT ALL VALVES AND APPURTENANCES ARE PROPER RECYCLED IRRIGATION PRODUCTS, V'IITH UNIVERSAL 'PURPLE' COLOR AND OTHER V'IARNING LABELING ARE USED AND GOMPL Y V'IITH STATE GODE. V'IHERE PURPLE PIPE CANNOT BE USED, THE PIPES SHALL BE INSTALLED V'IITH V'IARNING TAPE. 4. UNDER NO GIRGUM5TANGE5 V'IILL GR055-GONNEGTION BETV'IEEN THE POTABLE V'IATER SYSTEM AND THE RECYCLED V'IATER SYSTEM BE ALLOV'IED. 5. ALL SERVICE METERS, BAGKFLOV'i DEVICES, AND/ OR PRESSURE REDUCING VALVES SHALL BE TAGGED V'IITH A RECYCLED V'IATER IDENTIFICATION TAG V'IITH THE V'IORD5 "V'IARNING -RECYCLED V'IATER -NOT FOR DRINKING" ON ONE SIDE AND "AVl50-NO ES PARA BEBER" ON THE OTHER. IDENTIFICATION TAGS SHALL BE PERMANENT PLASTIC TAGS AFFIXED TO THE VALVE DESIGNED TO V'IITH5TAND EXPOSURE TO V'IEATHER, SUNLIGHT, AND IMMERSION. b. METER BOXES SHALL BE FIJRFLE AND HAVE A V'IARNING LABEL FERMANENTL Y MOLDED INTO OR AFFIXED ONTO THE GOVER V'IITH RIVETS, BOLTS, ETC. V'IARNING LABELS SHALL BE CONSTRUCTED OF A V'IEATHERPROOF MATERIAL V'IITH THE V'IARNING PERMANENTLY STAMPED OR MOLDED INTO THE LABEL AND HAVING THE V'IORD5, "RECYCLED V'IATER -DO NOT DRINK". 1. HORIZONTAL SEPARATION, A MINIMUM HORIZONTAL SEPARATION OF TEN FEET BETV'IEEN PARALLEL, BURIED RECYCLED AND POTABLE V'IATER PIPELINES SHOULD BE MAINTAINED. IF A TEN-FOOT HORIZONTAL SEPARATION 15 NOT FEASIBLE, A SEPARATION OF AT LEAST FOUR FEET MAY BE ALLOV'IED SUBJECT TO SPECIAL CONSTRUCTION CONDITIONS, -50VENT-V'IELDED PVC, PIPE ON RECYCLED V'IATER SYSTEM -RESTRAINED JOINT PVC PIPE ON RECYCLED OR POTABLE IN NO GASE 15 HORIZONTAL SEPARATION OF LE55 THAN FOUR FEET OR CONSTRUCTION IN THE SAME TRENCH AS POTABLE FACILITIES ALLOV'IED. 8. VERTICAL SEPARATION, V'IHERE A BURIED CONSTANT PRESSURE RECYCLED V'IATER PIPELINE GR055E5 A BURIED POTABLE V'IATER PIPELINE, IT MUST BE LOCATED A MINIMUM OF 12 INCHES BELOV'i THE POTABLE V'IATER PIPELINE. DIRJ=GTOR OF UTILITIES APPROVAL 15 REQUIRJ=D r!HEF;E CONSTANT PRESSURE RECYCLED V'IATER PIPELINES ARE ALLOV'IED OVER POTABLE V'IATER PIPELINES V'IITH A MINIMUM OF 12 INCHES VERTICAL SEPARATION IF A FULL STANDARD PIPE LENGTH 15 CENTERED OVER THE GROSSING, OR THE RECYCLED V'IATER PIPELINE 15 INSTALLED IN A FIFE SLEEVE V'IHIGH EXTENDS A MINIMUM OF 10 FEET ON EITHER SIDE OF THE POTABLE V'IATER FIFING. EXCEPTION, INTERMITTENTLY PRESSURIZED IRRIGATION LATERALS MAY BE LOCATED A MINIMUM OF 12 INCHES ABOVE POTABLE V'IATER PIPELINES V'IITHOUT SLEEVING. "I. ALL RECYCLED V'IATER FIFING OTHER THAN PVC PIPING V'IITH SOLVENT V'IELDED JOINTS MUST BE PROTECTED AGAINST MOVEMENT V'IITH THRUST BLOCKS OR RESTRAINED JOINTS OR OTHER APPROVED METHODS CONFORMING TO THE UPC SECTION 60"1.l.4. 10. PROTECTION OF DRINKING FOUNTAINS AND OUTDOOR EATING AREAS, DRINKING FOUNTAINS, OUTDOOR EATING AREAS AND OTHER SIMILAR FACILITIES LOCATED V'IITHIN THE APPROVED USE AREA HAVE BEEN LOCATED AV'IAY FROM OVER5PRAY OR CONTACT V'IITH RECYCLED V'IATER. PROTECTION 15 ACCOMPLISHED BY LOGATIN<S THE IRRl<SATION SYSTEM MIN. 4' FROM TABLES AND UTILIZING SPECIAL ROTOR HEADS. THE DRINKINe FOUNTAIN 15 LOCATED IN A DRIP IRRIGATED PLANTER V'IELL AV'IAY FROM SPRAY. II. HOSE BIBS ARE NOT ALLOV'IED ON ANY RECYCLED V'IATER SYSTEM. 12. ADVISORY 51<SN5 MUST BE PLACED V'IHERE THEY GAN BE EA51L Y SEEN, TO THE EXTENT NECESSARY TO ADVISE FA55ERBY5. 51<SN5 MUST BE AT POSTED AT THE PROPERTY LINE, NEAR GR055V'IALK5, DRIVEV'IAY ENTRANCES, AND AT OUTDOOR EATIN<S AREAS OR AS OTHERV'l15E DETERMINED BY THE CITY OF SANTA ROSA. SIGNS SHALL CONFORM TO THE CITY OF SANTA ROSA DETAILS. SEE FLAN FOR LOCATIONS. 15. V'IHEN IRRl<SATION V'IILL BE USED FOR VE<SETATION V'IITHIN 24" OF AN IMPERMEABLE SURFACE, OVERHEAD IRRIGATION SHALL NOT BE PERMITTED AND ONLY SUBSURFACE IRRIGATION SHALL BE USED, UNLE55 THE ADJACENT IMPERMEABLE SURFACES ARE DE51<SNED AND CONSTRUCTED TO GAUSE V'IATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. OAI<MONT SENIOR LIVING 9240 OLD REDWOOD HIGHWAY, SUITE 200 WINDSOR. CA 95492 707-525-3296 I I ·~ ''.// J / / 7:Tr 1~1 /, / WATERFEATURE_J~~~:__---~'}! COUNTED AS HIGH - PROPOSED IRRIGATION CONTROLLER FOR PRIVATE LANDSCAPE. r :.-: \" '·_: .-·.·// .. i· .. ::_·-, :":. .. '·, .. ' ~ / I /II 11/1 ,. I / / / I/~ • !II---Jl,::IL.f I EXISTING LANDSCAPE TO REMAIN (IRRIGATED BY SEPARATE POC) PROPOSED MEMORY CARE GARDEN WALL FOUNTAIN COUNTED AS HIGH PERMEABLE SYNTHETIC TURF PROPOSED IRRIGATION CONTROLLER FOR PRIVATE LANDSCAPE. @J / / /// / /, l //( / s I~~;_,, I / '~'\SS. ~-.,.-· . .-· ~~ .-. COURTYARD PROPOSED LUXURY ASSISTED LIVING (3 STORY) WATER FEATURE COUNTED AS HIGH MEMORY CARE 0 1// / ~s:/ / // / / (2 STORY) 0 ~ ALL SPECIAL LOW & MOD. WATER USE HYDROZONES ~ ~ "> ,, -'-BIORETENTION BASINS SHALL BE SEPARATE HYDROZONE USE DRIP IRR. / //// /. / y / / // / /$/ / I I f1'7/'."";7'."'7~1// / I , I / I / I I / I / / / I I I / I / I I / / I I // I/;;_, __ I .. --/ / ' /" j . lb,~"'""""'' /// . ,.•-½/ //// / / /,/ / /7;~'/ ./ ,II ~,S C".\// / // / / / // /05// 1..-// / /:½/ / '~"" "" '--'0/ / / / / / / / / ' y" / / / / //,/ / / ~-,./.. s / / / / / / /// _L // // // /// /'./ - EXISTING I // / / // //·. / / -""- LANDSCAPE r,~/ / . , / TO REMAIN / ----:~--- --":-;-,_-------.. -- PROPOSED MODELS (1 STORY) .-.~ _,,.,...,...,._~ 7 /0;-~/)/71/// // ///// 0/ 0/ //' / //.1~;1/7/71 I I I/~ • ' . / / / //1 ' / / / / / '/ ,' -L ul ' ' " ' -1, ~. / / , / /~½~ ~ ,,,,;;J§/!@1/@ _\ -~-cc / // /'" / / ,Jsj--1 I __ --:.~~,,.,:;;oo· , .. ,,,e,o) ~-//_:: __ :er:~ -~s --~---0,1<}-V / !'l,f'-' ,,,, . ., n ---___ , ---=------" _ l T 1· / .. l~,1-:_-,s-:: ';;;~::'~ -w-0-··· I I _: _.---------'1i'K;-----,%, .,,,c ,. ·\ -I I ----------/J ;01,'op lt1,/-"'"D).01~-,".tc14 -? --------VJ -]%; :'",'>i-·/' ~· .,-J;;,i,:-. CJ?</,;: ,t'''q ''Ti: I I __ fc,c <Sq,, '2' f 1;;%'¼, 1 ---''<i"" 1/-4 . --'(" t..1 '1,1',c, ~Ii'~, ·-!/;,,, U,)i ' ' ----_, lt:,,><,ljr(\ .,,_ "I _ ---01 I I (IRRIGATED BY , ,._, __ ----,~ __ j s~,~~= 0 yc-PP_, _ -- ----~'51\~-~~=='='= ~ \N:"O"" ~""_}~ ---I"' . ~,;-;;; 0 . ,-· -/ . '" ,. // / ) / •/, / /, /, ///~///~d~=------c-~-"'----- ~~~ -----------~{'N'- EXISTING IRRIGATION CONTROLLER-FOR FRONTAGE LAND$CAPE=·(CIIRLSBAD OAKS ---"_NORTH BUSINESS PARK ASSOCIATION/ I j, I I I I ··· ------__ ------~==z£t ___ Lu 1 , "' '• u,--------_ --=-------___ <·)-------__ / j_' ________ -___ ,--=-~-c_=_q,-=-==------~ (H'·2s•o•,,c,;eoffv0me/·) _ _. -c,.-cc--· --------- ;;:,, ----.. -----010:--__ _-:. ·_:::_ _ : --~,-, ---=------= --==--==~---==-----=----· .= . -----=-=~-::==~==--- . c1;ir-?,.;-~f/2, I ·--------------w --- ----MAINTENANCE DISTRICT) --· ·---.,,. __ ----f(W- I I ------.-::::_· -------------- IRRIGATION INTENT FINAL IRRIGATION SYSTEM DE51SN TO BE SUBMITTED V'IITH PLANS FOR BUILDIN<S PERMITS. IRRl<SATION DESI.SN SHALL GOMPL Y V'IITH THE CITY OF CARLSBAD LANDSCAPE MANUAL AND THE STATE OF CALIFORNIA MODEL Y'IATER EFFICIENT LANDSCAPE ORDINANCE (MV'IELO). LOV'I V'iA TER USE AND DROU<SHT RESISTANT SHRUBS TO BE DRIP IRRl<SATED. MODERATE V'IATER USE SHRUBS AND <SROUNDGOVER TO BE DRIP IRRIGATED. HIGH V'IATER USE LAV'IN5 V'IILL BE IRRIGATED V'IITH SPRAY VALVES. LOV'i AND MODERATE USE TREES TO BE DRIP IRRl<SATED ON SEPARATE VALVES. MAY 2018 ---¾:-{<1"'"--I ''1< ··~ -,., -------- 1 I ' ----~· I I EXISTING IRRIGATION CONTROLLER F0R - .FRON+AGE-lcANDSCA~i,,: (CARLSBAD OAKS NORTH BUSINESS PARK ASSOCIATION/ MAINTENANCE DISTRICT) f ----------- p..Rp..oA'< A \J - E ------------------------ . =-===I, __ ==--·ccc=cc ---· =·=== -====--=~ = ,--==,~==== ---==-=---==----,---=- -----~:_-::: ··-- -<--=== -,,=cc· -,,c== ~:==--=--==---==ce·~--==-==ce------------- ---------------------__ ., __ _ ---------------------------~---------------- WATER SUPPLY POINT OF CONNECTION STATIC PRESSURE= 65 PSI TYPE, RECYCLED SUPPLIER, CITY OF CARLSBAD ELEVATION, 254' PEAK DEMAND, 25 <SFM FUTURE DEMAND, 25 <SFM c·,:)-1 ---_-;:;::---•·' --~ -- 0AI<MONT OF CARLSBAD FARADAY AVENUE CARLSBAD, CALIFORNIA HYDROZONE DIAGRAM 1"=30' "I AM FAMILIAR V'IITH THE REQUIREMENTS FOR LANDSCAPE AND IRRl<SATION PLANS CONTAINED IN THE Gl1Y OF CARLSBAD'S LANDSCAPE MANUAL AND Y-IATER EFFICIENT LANDSCAPE REOOLATION5. I HAVE PREPARED THIS PLAN IN COMPLIANCE V'IITH THOSE RE<SULATIONS AND THE LANDSCAPE MANUAL AND AeREE TO COMPLY V'IITH ALL REQUIREMENTS V'IHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REOOLATIONS TO PROVIDE EFFICIENT USE OF V'IATER." _.,---\: J) ,:..· _/_', . ~-~ -, , (__~c;/J-__cd Sl<SNA 1\J, - 05/51/2018 DATE CONCEPTUAL WATER CONSERVATION PLAN - -------------~-----· \ \_ PROPOSED RECYCL~D WATER POINT OFI. CONNECTION FOR P~IVATE SYSTEM. ' \_ __ _-_-,_--_-_-,-~----=J;;El,_111/~~~R SUPPLY iOTE BELOW. I ----·' I ··, "',, ~ '\ ~ \ I I HYDROZONE DIAGRAM LEGENP \\ \ \ \ \ '.5-. _,,.....,,-.,.-, .-, ,-., ,...-.-, .-, _......, r•-.-, -~ ,-., ,-, .-, .-,.-,,-.,,-., _, ,-., ,-., ,-., rd,_,,.-',-, ,, '., .. , ,....., ,-., ----:, ,-., --;...., ,-., _, ,-., ,-., ,,. ,-., ,-., -< ,-.,,,-,·I ,-., .-, ,-., ,-., ,...,, ,.:._., -,-., ,-., ,-, ,-., ,-., ~ ,/// / -/>////j / / / / / // HI.SH V'iA TER USE HYDRO ZONE \ FOOLS AND V'iA TER FEATURES \ POTABLE V'iA TER \I ~ ~ \ \ \ I SPECIAL, V'IATER USE HYDROZONE ~ \ HIGH V'IATER USE PLANT 5FEGIE5 '\NG~~DING> PERENNIALS, ANNUALS AND LAV'IN5 \ \ RECYCLED V'IATER ' SPECIAL V'IATER USE HYDROZONE I I \ \ MODERATE V'IATER USE PLANT 5FEGIE5 INCLUDING 5HURB5, PERENNIALS, 4 <SROUNDGOVER5. TREES ON SEPARATE VALVES. REG Y GLED V'IA TER SPECIAL V'IATER USE HYDROZONE LOV'i V'IATER USE PLANT SPECIES INCLUDING 5HURB5, PERENNIALS, 4 <SROUNDGOVER5. TREES ON SEPARATE VALVES. RECYCLED V'IATER SPECIAL V'IATER USE HYDROZONE EDIBLE PLANTS FOR RESIDENT CONSUMPTION CHEF'S <SARDEN, 4 RESIDENT <SARDEN BOXES. POT ABLE V'iA TER @ NORTH 0 15' 30' 60' SCALE: 1"=30' SHEET: L4 05/31/2018 WELO Worksheets Water Efficient Landscape Worksheet This worksheet is filled out by the project applicant and it is a required element of the Landscape Docurnentation Package. HYDROZONE INFORMATION TABLE Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone. Controller Hydrozone Zone Irrigation Plant Hydrozonc % of Total # • or Method** Type/Factor Area Landscaped Valve A HW 1 '"" A MW 2 tbd A LW 3 tbrl A nil\/\/ /C'I J\,\ ,1 tbd A MW 5 tbd A I '"' a •• A nnw ISLA) 7 tbd n '" """ _8,J.b.cL n '" 1-l Q .. Total * llydrozone VLW-Very Low Water Use Plants l., W -low Water u.~e Pla11ts MW-Modemte W'ater Use Plants HW ~ ~High Water Use Plants SLA ~ Special Ian scape Area *** !PF) s 0.8 D 0.S D 0.3 D 0.5 8 0.5 B 0.3 B 0.5 {'\ , " n A {'\ '" n A **Irrigation Metlwd MS= Micro--spray S=Spray R =Rotor B=Bubbler D=Drip O=Otl1er (Sq. Ft,) Area 2 621 2.8 2R 473 ?8.1 53 99q 57.4 375 0.4 2 941 0 1 5 999 A,4 80 n. 1 1 5 ;i I 1 s 11 8 n 1 . -~---"-~~··---- 100% ***Plimt Factor fron1 WUCOLS /Vor list as water feature as appropri:1te Notes: -All Hydrozones, Except 8-9, are Recycled Water (Special Water Use) -Zones 4 and 6 are edible plants (Special Water Use). Appendix F City of Carlsbad Landscape Manual PRELIMINARY ESTIMATED TOTAL WATER USE (ETWU) APPENDIX F= WELO WORKSHEETS Estimated Total Water Use A landscape project subject to the \Vater Efficient Landscape Ordinance shall include the E1\Xi'U for the plans, including the calculations used to determine the ETWU. The E1\XTU for a proposed project shall not exceed the l\1A WA. The following equation shall be used to calculate tl1e ET\"VU for each landscaped area and the entire project: ETWU = (ETo)(0.62{ PF ;HA +SLA) The abbreviations used in the eq11atio11 have the J0/!01J1ing meanings: ETWU ETo 0.62 PF HA IE SLA Estimated total water use in gallons per year. Evapotranspiration in inches per year. Conversion factor to gallons per square foot. Plant factor from WCCOJ ,S Hydrozone Area in square feet. Each I IA shall be classified based upon tl1c data included in the landscape and irrigation plan as high, moderate, low, or very !u\v water use. Irrigation Efficiency of the irrigation method used in the hydrozone. Special landscaped area in square feet. Notes: -All Hydrozones, Except 8-9, are Recycled Water (Special Water Use) -Zones 4 and 6 are edible plants (Special Water Use). -In order to balance the potable water used in the pool and fountains, ETWU calculations account for all hydrozones, other than edibles (4&6), as Low, Moderate, or High. In addition to turf areas, pools and water features are classified as high. -As directed, a plant factor of 0.8 and an irrigation efficiency of 1.0 was appllied to high water use pools and water features. OAI<MONT SENIOR LIVING 9240 OLD REDWOOD 1-IIGJ-IWAY, SUITE 200 WINDSOR, CA 95492 707-525-3296 City of Carlsbad Landscape Manual MAXIMUM APPLIED WATER ALLOWANCE (MAWA) l'vlAY 2018 APPENDIX F1 WELO WORKSHEETS Maximum Applied Water Allowance A landscape project subject to the \"X!ater Efficient Landscape Orclinance shall include the 11.AWA for the plans, including the calculations used to determine the MAWA. A landscape project shall not exceed the NlA\'{!.A. 'l'he 1\-IA\'{!A for a landscape project shall be determined by the following equation: Residential: MAWA = (ETo)(0.62)1(0.55 X LA)+ (0.45 x SLA)] Non-Residential: MAWA = (ETo)(0.62)[(0.45 x LA) + (0.55 x SLA)) The abbreviations used in the eq1Jatio11 have the Jo!!mving meat1ings: MAWA ETo 0.62 Maximum Applied \'{Taler Allowance in gallons per year, Evapotranspiration in inches per year. Conversion factor to gallons per square foot. ET adjuslmcnt factor (ETAF) for planl factors and irrigation efficiency. Landscaped area includes special landscaped area in square feet. 0.55 or 0.45 LA 0.45 or 0.55 The additional ET adjustment factor for a special landscaped area (1.0 -0.55 = 0.45 °' 1.0 -0.45 = 0.55) SLA Special landscaped area in square feet. Show Calculation: Non-Residential, MAWA = (ETo)(0.62)[(0.45 x LA)+ (0.55 X SLA)] ET a = 4 7 in/yr SLA = 92,497 sf (Recycled Water and Edible Plants) Non-SLA = 1,655 sf (Potable Water for Pool and Fountains) LA= 94,152 sf (Total Landscape Area including Special) MAWA = (47)(0.62)[(0.45 X 94,152) + (0.55 X 92,497)] MAWA = 2,717,065 gal/ yr Maximum Applied Water Allowance= 2,717,065 g,ctllons per year City of Carlsbad Landscape Manual APPENDIX Fi WELO WORKSHEETS Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OP CARLSBAD ESTIMATED TOTAL WATER USE (ETWU J-Iydrozone Number (I -5 with SLA Zone Below -use :is nrnay tables 11s necessuy to complete !!ll hydrozonesl Ev11potrnnspirntion R11te r::,To\* Conversion 1-lactor (Step 1 x Step 2) Pinnt Factor (PF)** (Ftom W1JCOLS) (VLW-HW) ·0.1 -0.8" Area of Hydrozone (sq. ft.) (HA) (Step 4 x Step 5) Irrigation Efficiency (IE)"'** (Step 6 ~ Step 7) Process Step No. (Below) 1 2 3 4 5 .·.·.6 1' . °fJ· 1 I 2 0.8 0.5 2,621 26,473 2,096.8 13,236.5 0.72 0.80 2,912.2 1,6545.6 I 3, I 4 I . 5 47 in/yr -- 0.62 29.14 0.3 0.5 0.6 53,998 SLA--2,941 16,199.5 -1,764.6 0.80 -0. 75 20249.6 -2,352.8 (Tot!!! All Step 8 + Total SLA sq. ft. iu Step 5) •'•.(). 42,060.3 + 375 = 42,435.3 10 (Step 3 x Step 9) Estimated Total Water Use in g11llons per year (ETWU) -Totill slrnll not exceed MA WA 29.14 X 42,435.3 = 1,236,563.8 (subtotal) ETo* West of 1~5 = 40.0 East of IMS and West of b1 Camino lleal = 44.0 East of El Camino Real= 47.0 Applicant may provide a different ETo if supported by documentation s11bject to approval by the Ci"ty Pla11ning Division ** Plant Factor & Water Use 0.1 = VL W -Very-Low Water Use Plants 0.3 = LW M Low Water Use Plants 0,5 = MW -Moderate Water Use Plants 0,8 = I:IW ~ I:Iigh Water Use Plants ***TE MicroMspray = .80 Spru.y= .72 Rotor= .72 MP Rotator=. 7.5 Bubbler =. 75 Drip =.80 Note: Cont. See Page 2 This is a Preliminary Calculation based on Conceptual Design. Final calculations with individual valved hydrozones to be submitted and approved with Construction Documents. 1 of 2 City of Carlsbad Landscape Manual APPENDIX F: WELO WORKSHEETS Hydrozone Table for Calculating ETWU Please complete tl1e hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Evapotrnnspit!ltion Rate (ETo)* Conversion Pactor (Step 1 x Step 2) Planl Factm (PF)~-* (From WUCOLS) (VLW--, H\'<I) '0.1 -0.8" Area of Hydrozone (sq. ft.) l-IA (Step 4 x Step 5) Tn-igat.ion Efficiency (IE)*** (Step 6 -:--Step 7) (Tot;il All Step 8 + Total SLA sq. ft. in Step 5) (Step 3 x Step 9) Estim\\ted Total \'{rater Use in g,illons per year (ETWU) -Total slrnll not exceed J\,.fA WA ETo* West of I-5 = 40.0 Process Step Nu. (Below) . 1 .2 3 4 5 6 '7 .' 8 9 · 10· I-Iydrozone Number (1 -5 with SLA Zone Below -use as 1m111y tables as necessatT to complete all hydrozones· 6 7> 8 9 47 in/yr 0.62 29.14 0.3 o.5 I o.8 0.8 5,999 SLA--11,537 118 1,799.7 1,229.6 94.4 0. 75 1.0 1. 0 2,399.6 1,229.6 94.4 3,723.6 + 89 = 3,812.6 29.14 X 3,812.6 = from page 1 = Project Total = 111,099.2 (subtotal) 1,236,563.8 (subtotal) 1,336,236.2 Cont. See Page 2 East of l-5 and West of El Camino Real= 44.0 East of El Camino Real= 47.0 ***IE Micro-spray= .80 Spray= .72 Rotor= .72 Applicant may provide a different E'I'o if supported by docm11entatim1 subject to approval by tlie City Pla11ni11g Division ** Plant Factor & Water Use 0.1 = VL W ~ Ve,y Low W.1ter Use Plants 0.3 = LW-Low Water Use Plants 0.5 = MW -Moderate Water Use Plants 0.8 = HW • Hi"gl1 W11ter Use Plants MP Rotator= .75 Bubbler =. 75 Drip= .80 Note: This is a Preliminary Calculation based on Conceptual Design. Final calculations with individual valved hydrozones to be submitted and approved with Construction Documents. 2 of 2 City of Carlsbad Landscape Manual 0AI<MONT OF CARLSBAD FARADAY AVENUE CARLSBAD, CALIFORNIA CONCEPTUAL WELO CALCULATIONS STATEMENT OF WATER CONSERVATION FEATURES THE PROPOSED OAKMONT SENIOR LIVING OF CARLSBAD PROJECT WILL UTILIZE THE FOLLOWING WATER EFFICIENT LANDSCAPE PRINCIPLES: 1. Planning and Design Design for aesthetics, practicality and above all, water efficiency. Use plants for natural heating and cooling opportunities next to buildings. Take advantage of interesting and colorful drought tolerant plants. Consider sun orientation, soil type, slopes, location of utility lines and planned usage. 2. Soil Analysis Test soils to determine the need for specific soil amendments. -Incorporate soil amendments prior to installation of irrigation and planting. -Add compost and aerate soils for better water absorption and to improve water-holding capacity. 3. Appropriate Plant Selection Select plants that are native to your region. Select plants based on their ultimate size in order to reduce pruning maintenance. Group plants together according to their water and sun needs (hydrozones}. Use plants with minimal water requirements on hot, dry areas with south and west exposures. Limit the use of plants that require more moisture, and if used, select planting areas that are in the cooler areas on north and east facing slopes and walls. Reduce evaporation by using trees to shade the soi! and block the wind. 4. Practical Turfgrass Areas -Limit the use of turfgrass to reduce maintenance and watering costs. -Design turfgrass areas for practical purposes such as play areas. 5. Efficient Irrigation Water deeply and infrequently to develop deep root systems. -Water in the evening or early morning to reduce water loss due to evaporation. -Adjust your controller monthly to accommodate changing weather conditions. -Install rain-sensor devices that automatically shut off irrigation during rain events. -Adjust irrigation systems to eliminate runoff, low head drainage and overspray. 6. Use of Mulches Use mulch to keep plant roots cool, minimize erosion and reduce weed growth. Add organic mulches to decompose and add nutrients to the soi!. Limit the use of rocks around plants because it will make the area hotter. Appropriate Maintenance Use organic fertilizers and composting to improve soil texture. Replace mulch as it decomposes. Occasional pruning of trees and shrubs to remove dead stems promotes blooming and controls heighUspread. Aerate turfgrass areas in the spring and fall. Regularly inspect, maintain and adjust irrigation systems. THE PROPOSED PROJECT WILL UTILIZE THE FOLLOWING WATER EFFICIENT LANDSCAPE PRINCIPLES: IRRIGATION BASIS OF DESIGN The irrigation system for Oakmont of Carlsbad's landscape will be designed using the City of Carlsbad's Landscape Manual and the California State Model Water Efficient Landscape Ordinance (WELD) for highest efficiency. The preliminary water budget was determined by calculating the Maximum Allowed Water Use (MAWA} and keeping the Estimated Total Water Use (ETWU) below it. See Appendix B Water Use Calculation Worksheet. The irrigation system will service private landscaped area and will use a dedicated recycied water meter supplied by the Carlsbad Municipal Water District. A pressure regulating backflow preventer and master valve will ensure correct and efficient operation, and a flow sensor will detect and report any high flow conditions due to breaks in the pipes or leaks at the emission devices, activating the master valve to shut off the system. 97% of the landscape is irrigated with subsurface drip or deep-well bubblers, which produce no over spray or runoff. 3% of the landscape is irrigated with spray heads, which are designed to eliminate overspray on buildings and hardscape. Hardscape is sloped toward the turf area to encourage any incidental runoff to drain back to the landscape. AU emission devices were chosen for performance, efficiency, reliability, cost and ease of maintenance. Individual valves will break up the irrigation system into separate zones by plants' low, moderate, high and special water use, as prescribed by WUCOLS (Water Use Classlfication of Landscape Species), as well as by sun exposure, southwest or northeast. See the Summary Hydrozone Table for the low, moderate, high and special water use area square footage and percentage of the landscape. This table summaries the detailed Hydrozone Information, by valve/ zone, shown on the project plans. The irrigation controller will be selected for its smart features, including flow-sensing management. automatic shutoff when raining, determines watering schedule based on weather conditions, requires no seasonal monitoring, uses up to 20% less water, and is EPA WaterSense labeled. The irrigation pressure will be checked by calculating the worst condition pressure loss at the furthest valve from the water meter, that also has the highest gallon-per-minute use. @ NORTH 0 15' 30' 60' SCALE: 1"=30' SHEET: L4.1 05/31/2018 ~ ~ w ij z 0 -1-(.) -0::: I-f/) z 0 (.) (!) z -C ...J -::, Ill >->-1-(.) -z :::! w Ill ::, en a zw 0 0::: CL U.. fl) u.. WO 0::: w w ...J (.) ::, zc <C w z :c w (.) I-fl) ~c <C z :ii: <C I I w ~ " 0: " ::, co al u I I I , 3' 0 "--- ~ Q ' '- i ~ 0 <le;"' \ ~~ "---?a(c.;,; / ..J FIRE LANE / TURNAROUND ' / )/ I 0 ~. r~ r,\'-. • • • • ,-,F '.'. \./ . / ,, ,-"rn"' .,____-/ I fY(,,__; '--' 1 l..'..> ,J--f),%-'""Yl ,, :~h:06 'U,,--' 't.rY r,.._,,;, '-'1';, i ;.. ;J,¼()\ / ~0\ µ~,,d(A',_ ""\.J::~Y~(/4 .. J ~'::f,Y / (!) z ~ ...J C w fil I->'" 0., fl) 0: -0 C. Cl) t; ~ Cl) M a. <C - ~ ::, >< ::, ...J 0 0 ___ I C ; I C I C I C ~ 0 z 0 j:: (.) w fl) w z 0 N z 0 -en en w 0::: CL CL ::, en w c::: -u.. ...J 5 -CL ~ 0 28,00' \ \ \ i \~ \ )l " ~ ' \ ~ ' \ ,;g ' I I ! i\ \ 0 \ 0 \ / 1'--0 1 I \ I I I I I I ~ \', •,' -, \ \ \ '' ,. ,' ' ' ,, ' ' 0 \ \ " : ; \ \ •\ \ \ 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 /! " i' i i! lj ,! I i i ,, f' ;! " ;'' ' ;'i ,, !' ii '' I \.. ii / I I I f ,------ / /I !I I ' :1 \i '' \" ' '' " ,, \! ' I \! \/ ,, \ \ i' ' ': \ ,, \\ '' \; C1 \ \ \' \ I \ \ ,, ,. 1' ,, I s I I \\ ,, \ \ \\ \ \ ., '' \i ! '. !· Ul () -• I ,i ii ii 11 /! / ' i; ' " ! i !i '' ' ' ' \\ h I I ,\, I , , \ \ 0 ., ., w (.) ~ >->-0: u .. z C W z "' 0 0: (.) w w :. Cl) w I .....__ / / I ' \ ', ' \ i .....__ R' \ ' \ " \', i '. :I 1: ' I, I' ' ,, \' i' :! \'. i I· ' '' '· ' i· i' 'i , I ii ' ii ! ' I ( :! I :i I• ·! ! · i: '' i j I '' ' i' ' Ii I I ! ; 1: '' '' !, " ........__ \ I I i I ' ' \ 00 ~ 0 an N -~ !:? I-..J It) w 0 w ::c U) ~~ 0 z Q < ~ if) ~ < u ~ 0 ~ z 0 ~ < 0 0 "' 0 "' "' JI ~ ~ iii ..J .. " 0 ., -< f-, ~~ ~o Zi:r,,; ~~ >-, u -< ~ Q~ ~~ ~~ OCJ -0 N :>-, ~ u PRELIMINARY LANDSCAPE SPECIF/CA T!ONS PART I. GENERAL I. 01 EXAM/NATION OF SIT£- A. The contractor shall examine the site and shall fam17/arize himself with all conditions that may affect his work. Neglecting to do so shall not lessen the Contractor's responsibility or entitle him to additional compensation for work not included in his estimate. I. 02 INSPECTION: A. All work and materials covered by this specificatlon shall be subject to inspection at any and all times by representatives of the Owner. Should any material not conform to the specification, the Contractor, after being notified by the Owner's representative, shall remove the material from the premises immediately. If the material in question has been installed, the enti're expense of removing and replacing it shall be borne by the Contractor. Work shall not be backfilled before inspection and approval by the Owner's representative. I. O.J SUBMITTALS: A. All materials other than as specified must be approved by the Landscape Architect prior to use. Submit in writing. I. 04 MISCELLANEOUS- A. Rules and Regulations: All work and materials shall be in full accordance with applicable state and local ordinances. Nothing in these plans or specifications is to be construed to permit work not conforming to these requirements. B Permits and Fees: The procurement of all licenses and permits necessary to the prosecution and completion of the work, and the payment of all inspection and other applicable fees shall be included by the contractor in his (her) base bid. C. Manufacturer's Directions: Manufacturer's directions and detailed drawings shall be followed in all coses where the manufacturers of articles used in the contract furnish directions covering points not shown in the drawings and specifications. /. 05 FINISH GRAD/NC.· A. Landscape Contractor to coordinate with General contractor and/or Owner to determine responsibility for any mounding or other major grading that may be construed as landscape grading. B Finish grade shall be smooth, uniform and free of abrupt change and depression to insure proper surface drainage. In shrub area, before installing bark or pi groundcover, finish grade shall be 2" below adjacent paving. In lawn areas ft'nish grade shall be 1" below adjacent paVJ'ng before installing sod C. Grad1'ng plan shows ft'nished grades. Review any proposed grad1'ng changes with Landscape Architect and obtain written approval. 0. Tolerances ore plus or m1'nus one tenth (1/10) foot, free from non-uniform levels or slopes. Roll or round cut and fill surfaces at abrupt changes in grade. Smooth any irregularities in grade. £ Perform work 1'n accordance with recognized, lines, slopes, and grades designated. standard and efficient methods to F. Compact with approved compoct1'ng devices to obto1'n minimum percentages of maximum dry density as determined by ASTM D/5557-589T, Method C (Modified Proctor Method) as follows: Under planting -80%. G. Provkle additional approved material where noticeable settlement occurs. LANDSCAPE !RR/GA T!ON PART II. PRODUCTS 2. 01 MATERIALS: A. General.' Use only new materials of brands and types noted on drow1'ngs specified herein or equals approved by Landscape Architect. 8. Boll Valves: All boll valves shall be two piece bronze, reinforced valve seats or equal. standard port with gloss C. Remote Control Valves: See plan. D. Automatic Controllers: See plan for specification .. £ Pipe: All plastic pipe and fitt1'ngs shall be conft'nuously and permanently marked with the fol!ow1'ng 1'nformation: Manufacturer's name, type of plastic, materials, /PS size class, NSF approval and code number. C. PVC Fillings: (Solvent weld) PVC Schedule 40 permanently marked with the manufacturers name, material, size !PS, NSF Approved, Sloon or equal. H. Control /fires: Single Strand Type UF Direct Bunal Control Wire - Splices to be dry splice 400 (see J.02 Installation item H below). 5.04 SODDED LAWN: RTF -RIZOMATOUS TALL FESCUE /4 Gouge. Apply "Gro-Power Beaded Plus" al the rate of 150 pounds per 1000 PART Ill. EXECUTION J. 01 TEST/NC.· A. Ail lines shall be tested prior to backfilling trenches. B The Contractor shall request the presence of the Landscape Architect 1'n least forty-eight (48) hours in advance of testing. writing at C. Testing to be accomplished at the expense of the Contractor and in the Landscape Architect. the presence of D. When welded plastic joints hove cured at least twenty-four (24) hours, mainline shall be tested for two hours, at static pressure. Leaks resultl'ng from tests shall be repaired and tests repeated £ Test to determ1'ne that all Quick Couplt'ng Valves function accord1'ng to manufacturers data. Replace any Quick Couplt'ng Valves not functiom'ng as specified with ones that do, or otherwise correct system to provide satisfactory performance. J. 02 INST ALLA T!ON: A. Install material and equipment according to manufacturer's specifications, state codes, as shown on draw1'ngs and specified herein. local and B. System layout is diagrammatic. Change and adjust as required to meet exist1'ng conditions and to follow intent of draw1'ngs and specifications 1'n obtoim'ng complete water coverage. Obtain Landscape Architect's approval before such changes. C. Coord1'nation: Sleeves shall be laid under all paVJ'ng at the proper time. See plan for size. D. Excavation: Trenches shall be of necessary width for the proper laying of the pipe and conduits and the bank shall be as nearly vertical as practicable. The bottom of the trenches shall be accurately graded to provide uniform bean'ng and support for each section of pipe at every po1'nt along its entire length. Pressure plp1'ng to have 24" cover. £ Ma1'nlt'ne to have 18" cover. Lateral piping to have 12" cover. r: Backfilling: The trenches shall not be backfilled until oil required tests ore performed. The trenches shall be carefully backfilled with loom, sandy cloy, sand and grovel, soft shale, or other approved materials, free from large clods of earth or stones. Settling the backfill with water Will be permitted to 1'nsure no settlement after the lawn is planted G. Automatic Controller.· Install as per manufacturers 1'nstructions. Remote control valves shall be connected to controller 1'n numerical sequence as shown on the draw1'ngs. All electrical work to comply with the National Electric Code. H. Remote Control Valves: Install where shown on drow1'ngs. See detail for type of cover. For one valve use valve box as shown 1'n the electric control valve detail. H?Jen two or more ore grouped, manifold valves in box where possible. I. Control Wire: Control wires shall be installed 1'n common trenches with the plp1'ng whenever possible. Install at least 18" deep. Bundle wires together and tie at the (10) foot 1'ntervals. Provide looped slack at remote control valves and snake wires in trench to allow for contraction. Splice wire us1'ng Spears DS-400 wire connectors. All wire splices shall be made in the remote control valve boxes only. J. Flushing: Before 1'nstall!'ng head, operate system at full pressure until all dirt, rust, scales, and sand is removed. Direct water to prevent pond1'ng, and damage to ft'nished work. K. Handling of PVC Pipe and Fitfl'ngs: The Contractor is cautioned to exercise care 1'n handling, loading, unloading, and storing of PVC pipe and filbngs. All PVC pipe and fitt1'ngs shall be stored under cover before us1'ng and transported 1'n a vehicle with a bed long enough to allow the length of pipe to lie flat so as not to subject the molen"o! to undue bending or concentrated external load at any pO!'nt. Any section of pipe that hos been dented or damaged will be discarded and, if 1'nstal!ed, shall be replaced with new piping. L. Loy'ng of PVC Pipe: All rubbish and large rocks shall be removed form the trenches. Pipe shall have a firm, uniform beon'ng for the entire length of each pipe /tile to prevent uneven settlement. Wedg1'ng or b/ock1'ng of pipe will not be permitted The trenches shall be podded with dirt or sand 1f the soil is extremely rocky PVC pip shall not be laid when there is wafer 1'n the trench. Pipe shall be snaked from side to side of trench bottom to allow for expansion and contraction. All foreign matter or dirt shall be removed from 1'nside the pipe before we/d1'ng and pip1'ng shall be kept clean. M. Thread Connection: On PVC to metal connections, the Contractor shall work the metal connections first. A non-hardem'ng pipe dope such as Permotex No. 2, or equal, shall be used on all threaded PVC to metal joints and light wrench pressure is all that is required. H?Jere threaded PVC connections ore required, use threaded PVC adapters 1'nto which the pipe may be welded. Use Teflon tape on all connections. N. PVC Pipe and Filling Assembly The pipe fiibngs shall be thoroughly cleaned of d1rl dust and moisture before opp!_y,'ng solvent. Make solvent welds with a non-synthetic, bristle brush 1'n the following sequence: !. Cut pipe square with ft'ne-tooth hacksaw. 2. Deburr the cut pipe end 3. Clean dirt and moisture from pipe and ft'tb'ng socket (use cleaner if necessary). 4. Apply primer (/PS P-70) to outside of pipe and inside of filling. 5. Apply glue (!PS Weld-on 705) to outside of pipe and inside of filling. 6. Stab pipe lo slop in fitting socket with a rotation movement of approx. 1/4 turn. 7. Hold joint for thirty (.JO) seconds lo set. 8. Do not use an excessive amount of solvent. All excess solvent shall be wiped oft 9. Do not apply water pressure for twenty-four (24) hours. 0. Handling and assembly shall be accomplished by skilled tradesmen. Interior of pipe, ft'ft1'ngs and accessories shall be kept clean at all times. Opent'ngs 1'n pipe runs shall be closed at end of each day's work or as necessary to prevent entry of foreign materials. Bending of pipe will not be permitted J. O.J MISCELLANEOUS A. '~s-Bui!t'' Drawings: Four (4) copies of reproducible "As-Built" drawings of any changes in the system shall be furni'shed to the Owner upon completion of the work. B Guarantee-Warranty. The Contractor shall furnish a written warranty, countersigned and guaranteed by the General Contractor, stating that all work executed under this section shall be free from defects of materials and workmanship for a period of one year from the date of ft'nal acceptance of this work. The above parties further agree that they will, at their own expense, repair and replace all such defective wok and all other work damaged thereby, which becomes defective dun'ng the term of the Guarantee-Warranty. C. Opero!J'ng Manual.· A complete manual shall be furnished to the Owner at time of Completion. It shall 1'nc/ude sprinkler catalogs, parts lists and operational 1'nformation on all spn'nkler equipment used D. Contractor or representative shall verbally and physically 1'nstruct Owner In operation of all materials and systems. PLANTS AND PLANTING PART IV. PRODUCTS 4. 01 MATERIALS: A. Fertilizer pocks: 21 gram Agnform 20-10-5 Planting Tablets, /90026 8. Fertilizer for backfill mix: "Gro-Power Beaded Plus~· Organic Fertilizer And Soil Conditioner. C. Organic soil amendment or mulch: Sholl be derived from bark of white fir, red fir, or pine, and shall be nitrogen stabilized. /. PHYSICAL PROPERTIES: PERCENT PASSING SIEVE SIZE 95-100 80-/00 0-.JO 6.35mm (1/4") 238mm (/8, 8 mesh) 500 micron (/35) CHEMISTRY: All measurements on dry weight basis where applicable. I. Total Nitrogen . 0.8 -1.2% Z Total Iron . . . 0. 08% J. Ash . . . . . . 8,0% 0. Pion/er Mix: 2/.J sandy loom, 1/.J organic soil amendment. £ Groundcover or Surface Dress1'ng: !. Bork Mulch: Derived from white fti; red fir or p1'ne bark, granular 1'n structure, with 100 % of the particles foiling between 1/2" and I 1/2" 1n diameter. F. Tree Stakes and Tree Ties: See Deto1Z G. Con fainer Stock: 1. All plants shall hove a normal habit of growth and shall be sound, healthy, vigorous, and free from 1'nsect 1'nfestafions, plant diseases, sun scalds, fresh abrasions of the bark, excessive abrasions, or other objectionable disfigurements. Any tree with a weak, th1'n trunk not capable of supporting itself when planted in the open will not be accepted. All plants shall have normally well developed branch systems, and vigorous and fibrous root systems which are not root or pot bound. Roundabout Trees: All trees within the roundabout shall be min. /25 (24" Box) size. See Landscape Legend Sheet LIi for additional information and caliper/ ht. required. Other Trees: All trees shall conform to height and diameter specified. Height shall be measured from the roof crown lo the lost division of the terminal leader and the caliper shall be measured 6' above the crown roots. Where a minimum and maximum size, 1'. e. size range is specift'ed, the average of the lot should approximate the midpoint of the specified size range. Shrubs: Shrubs shall be of the specified type and size elected from high quality well shaped nursery stock. Z Plants shall be inspected and approved by the California Stole Deportment of Agriculture. J. The contractor shall fumish and plant all plant materials required by the plans: If the size is not available, the next largest size of the same plant will be accepted without notification. All other substitutions shall be mode only with written approval of the Landscape Architect. 4. Shipment and delivery: When shipment is mode by truck all plant molenal shall be packed to provide adequate protection against climatic and breakage 1'njuries dun'ng transit. The tops shall be securely covered with torpaul!'n or canvas to m1'nimize w1'nd, chapp1'ng and drying. When shipping is mode by roil, box cars shall be carefully pocked and adequately ventilated to prevent sweaf1'ng of the plants during transit. Shipments made by rail to local or nearby freight yards shall be given special attention to 1'nsure prompt delivery and careful handling to /he point of final delivery al the plonbng job site. A suitable method of handlt'ng shall be employed to prevent cracked or mushroomed plant bolls of the po1'nt of delivery H. Pre-emergent Herbicide: Simaz1'ne BOW or Treflan 1'n quantities specified here1'n. square feet. H. After the sod is laid, it shall be irrigated thoroughly. Water shall penetrate at least 6-8" into the sub-soil. If sod is laid during a hot, dry day, it shall be moistened of A. B. so1Y amendment at the rate of four (4) cubic yards per 1000 square times both before and immediately following laying. It shall not be allowed to wilt. ro ~~ ~~ c. D. [. F. Apply organic feel. Rototill the lop 8-IO" thoroughly. Remove all rocks larger than 1" diameter. I. Sod area to be rolled with two hundred (200) pound roller so as to eliminate all air pockets, provide true and even surface and assure knitting without di'sp/acement of the sod or deformation of the surfaces of the sodded areas. Allowance for thickness of sod is to be mode. Final grade after installation to be 1/2" below paving and \;? C) G. Roll area with one hundred (I 00) pound roller lo bring lo finished grade. Carefully maintain an even finished grade to insure proper surface drainage, with ridges and depressions removed Water thoroughly to insure a damp sub-surface for sod lo a depth of 6-8''. The following shall comply with /he recommendations of the Soil Fertility Test and be adjusted accordingly.· Apply (16-16-16) fert,/izer at /he rate of 20 lb. per I 000 Sq. Fl. lay sod with closely filled joints, and stagger the ends of the strips. On very line heoderboards. Following compaction, screened soil of good quality shall be used to fit/ all cracks between sods. Excess soil shall be worked in to the grass with rakes or other suitable equipment. SOURCE.· AME.RI-TURF 1-800-828-8882 h tip: //www. ameri-turf. com/ca!ifornia.h Im! I I PART V. EXECUTION 5.01 INSPECTION.· A. Contractor shall notify the Landscape ArchNect at least to lime of delivery of plant material to the job site. forty-eight (48) hours prior 8. All plant moieriol shall be subjecl al any lime and any place lo the inspection and approval or rejection by the Landscape Architect. Rep/ace, within fourteen (14) days, all dead plants and plants not 1'n a vigorous, thriving condition. Replacements shall be the some kind and size as or1g1'nally planted and shall be planted and mulched as specified 5. 02 PLANT/NC.· A. Types and sizes of Plant Material.· As indicated on the drawings, unless otherwise !'nstructed by he Landscape Architect all plant materials shall be 1'nspected prior to planting. The Contractor shall be responsible for the condition of all plants, planted or otherwise unftl ft'nal acceptance by the Landscape Architect. B Storage and Protection: I. The Contractor shall keep all plant materials delivered lo /he site in a healthy condition for plont1'ng. 2. Plants shall not be allowed to dry out. J. Bore rootstock shall be separated and "heeled 1i1" 1'n moi'st earth or other suitable material. 4. Boiled and burlapped plants shall hove the root boil covered with moist sawdust, wood chips, or other approved material. C. Layout and Plant Location: 1. Plant locations 1'ndicated on the drawings are approximate. Plants may be relocated prior to planting as directed by the Landscape Architect without additional compensation to the Contractor. The Contractor shall mark locations of plants and shall obt01i1 approval of the Landscape Architect prior to planting operations. 2. The ft'rst row of plants 1'n areas designated for on center spac1'ng of plants shall be located at one-half the designated spacing from the edge of the area. J. Specimen plant1'ng: Plants 1'n 24" boxes or larger shall be planted before 1'nsta/lation of lateral 1'rrigotion !tiles. lmgation lines 1'n conflict with specimen plant locations shall be relocated to clear root ball. D. Groundcover Area: I. Amend soil with six (6) cubic yards per 1000 square. Z Rololi!I the lop 8-10" thoroughly ft. of nitrolized fir or redwood shav,'ngs. £ Tree and Shrub Planting: 1. Planting holes shall be approximately square with vertical sides, shall be of the size as shown on plans and shall be larger if necessary to permit honcl/1'ng and planting without injury or breakage of the root boll or root system. z J. 4. Plants with a broken or cracked root ball before or dun'ng plonl!'ng shall not be planted. Open and remove plant conta1'ners 1'n such a manner that the plant root is not 1'njured Boiled plant wrappings shall be loosened or cut bock ofter plant is positioned in the planting hole. 5. Set the plant approximately in the center of the planting hole and adjust so that ii is t" above finished grade. 6. Backfill planting holes with: Prepared soil mix: 2/.J existing site soil, 1/.J mulch conditioner. Fertilizers: Use Agnform P/anl!'ng Tablets at the rate of,' 1/1 gallon plant, .J/5 gallon plant, 7/15 gallon plant, 15/24" box plant, 24/36" box plant , .J0/48" box plant. Set evenly around boil at extremities of pit & al 1/2 depth of the pit. Use "Gro-Power beaded Plus" added evenly to backfill mix 1'n the following quantities: I Cup for 5 gallon plants 2 Cups for 15 gallon plants 4 Cups for 24" box plants 6 Cups for 36" box plants 8 Cups for 48" box plants 7. Form a waten'ng bas1'n as shown in plans. Basins shall not be formed 1'n small plantl'ng areas bounded on all sides by concrete. 8. Restore the area around the plants to ft'nish grade and dispose of excess soils. r: 9. Water immediately offer p/onf1'ng. Tree Stoking: /. Install (1-2) stokes as indicated on the planting details at planters stokes shall be parallel to the curb. PosNion twelve (12) inches from the trunk al ground level and a manner to avoid 1'njury to the roots or break1'ng the 2 Secure plant trunks to the stake with ties as shown on the J. Attach !J'e to stake with rooft'ng n01ls. 5.0.J ANTI-DESICCANT SPRAY/NC.· each tree. For narrow the sioke(s) al least thirty (.JO) inches into root boll draw1'ngs. the soil in .A. All brood/eat evergreen plants and any deciduous trees moved while 1'n leaf shall be thoroughly sprayed with approved material. Such spraying shall be done before plants ore dug where possible, or immediately upon un/oad1'ng when shipped 1'n. Evidence of such work shall be provided upon demand. I I PART i1. MAINTENANCE 6. 01 MAINTENANCE ANO PLANT ESTABL/SHMENf- A. The Contractor shall ma1'nta1'n all areas on a continuous basis as they are completed during the progress of the work and dun'ng the establishment period The Contractor shall contl'nue to ma1'nt01i1 them until final acceptance by the Landscape Architect. B All planted areas shall be kept free of debris and shall be weeded and cultivated at 1'ntervals not to exceed ten (10) days. C. Pruning: Any reqwred pruning of plants will be designated by /he Landscape Architect at the start of the plant esiob/ishmeni period and the Contractor shall perform the pruning as port of /he plant establishment work. 1. In prum'ng operation, reta1'n natural growth form of trees as per specific species. All tree limbs and scars shall be trimmed to a smooth face and be treated with approved tree seal. 2. Tree repair: Tree limbs over J/4" 1'nch diameter shall be treated with tree seal ofter approved prum'ng. All scars shall be tree sealed. By using a sharp tree saw, trim all scars so that they have a clean smooth edge prior to sealing. D. Replacements: 1. Plants that show signs of failure to grow at any time dun'ng the contract or those plants so 1'njured or damaged so as to render the unsuitable for the purpose 1'ntended shall be replaced as soon as possible at no additional cost to the Owner. Z Replacement plant shall be of /he some type and sized to match adjacent plants. They shall be furnished, planted and fertilized as specified and subject to a thirty (.JO) day es/oblishmenl period. 3. If the plant establishment period is sotisfactonly completed ahead of other work 1'nc/uded 1'n the contract by the Contractor, the maintenance of planted areas and drainage shall be the responsibility of the Contractor unl!J all other work hos been completed and accepted by the Landscape Architect. E. Fert1liz1ng: Thirty (.JO) days ofter plon/1ng groundcover areas, the Contractor shall apply on oil purpose (8-8-4) commercial fertilizer at the role of 20 pounds per 1000 square feel of planted area. After applying fertilizer, the contractor shall thoroughly water the area. 6. 02 MAINTENANCE PERIOD: A. The mo1'ntenance period shall immediately follow the completion of all p/ant1'ng operations and cont1'nue for a m1'nimum of thirty (JO) calendar days ofter all planting is complete, or longer, where necessary, to establish acceptable stands of thrivl'ng plants or turf areas. 8. The inslo!lolion shall be fully planted and inspected by the Landscape Architect prior lo starling m01i1 tenance. C. All staking and tree t1'es shall be inspected regularly to prevent excessive damage to cambium layer of plant. 6. O.J FINAL CLEAN-UP A. Upon completion of all landscop1'ng work and before final acceptance, the Contractor shall remove all tools, surplus materials, apparatus, debris & weeds. The site shall be left 1'n a neat, clean condition, acceptable to the Landscape Architect and the Owner. All paved areas shall be washed clean and left without sta1'ns. 6.04 FINAL INSPECTION: A. After forty-fl"ve (45) days of the moinlenonce period, notify /he Landscape Architect for inspection and approval. The Contractor shall give such notice a reasonable period of time so a mutually agreed-upon time for the final 1'nspection can be arranged that B At the time of final inspection, Contractor shall have all areas under this contract neatly raked, free of weeds, and all plant bas1'ns 1'n good order. 6.05 GUARANTEE ANO REPLACEMENT A. Guarantee shall be one year from the notice of completion for all trees, shrubs, groundcover areas. This subcontractor shall inspect the site monthly for the one-year guarantee period to generally determ1'ne conditions of all planting. If any changes in the overall maintenance program are required by the Owner to improve the conditions to an acceptable standard, the subcontractor must notify the Owner in writing: otherwise the subcontractor accepts full responsibility for the conditions of the planfl'ng and must honor h1's guarantee for the one-year period. Contractor shall not be held liable for loss of plant materials after fi'na/ acceptance due to lock of care by Owner, vandalism, occident, or other factors beyond the Contractors control. 8. Ail trees shall be guaranteed as to growth and health for on additional period of ninety (90) days ofter ft'nol acceptance by the city. C. Trees that foil to grow or are 1'njured or damaged dun'ng planting operations shall be replaced with1'n fifteen (15) days ofter notification, Replacement material shall be guaranteed as specified as original material. I - ~Co.~ --~~~~ --..----------------------~ --~--~ ,----- OJ I J ----....____ 1--~ . ·. ·---"- -f:1~---:-, ~-·: ..... •· '~--- (. . t~:0 ,~<') .... · < ,, .·.·. ~ -· •'"". ,; ·· ct< , .·. ; 0 _c0 1ae:::y . . . \ . 'C?--0 . . . .,_ . l ~~fl J /4 ~ ~~ \ g / SETBACK, TO BE MAINTAINED BY \ ~ PROJECT OWNER. (PRIVATE) L 0-" ~~,\_ \ NEW LANDSCAPE, BEYOND THE so· f )( ~·-----_FJ°"L-1..... --~ _j[~ V/~ ~ 1.1:---nt=3~1~=---_ - ~"Y~I I I ___) '-' \\ ----. ------~-=~~ ----_::-~-K.-:) -~n1;-'tJ ~n n~ ~ 0 "' o-~ -_ u_u~-... -~oy .--,-.., ._~,---;:;~·~·. ~-' .. <-=~--~-'. --. ;u . t-· -- -~ · · . -'.(~,; C' -.::-:-p;,-, A-~~:" .. ·· .. ·• · ;t°.') ··.·.. . . _i .~:1 . EXISTING LANDSCAPE TO BE MAINTAINED ,\ ( ) /., v: , \ .· .. · '°~· · · . · \,~ . ··· BY CARLSBAD OAKS NORTH BUSINESS PARK 1. , • , ... '(: --__ • _"-.;.,_,,........._. :._. : -tft -o ~ ASSOCIATION/ MAINTENANCE DISTRICT =-'-i~~-~--"/1, i;, ~ (COMMON) ~Oz 'Jl ~ 0 " " r "' -0 (/) (") i;"' l,, z~m --. (/) 'oott\ 0 -e-\ ~ tP 03 a!: f, 0 7'o 3 ---------~"'::::-:;R;E~PA;RIED/ REPLACED LANDSCAPE, IN DISTURBED AREAS, TO BE MAINTAINED BY CARLSBAD OAKS NORTH BUSINESS PARK ASSOCIATION/ MAINTENANCE DISTRICT (COMMON) odd-shaped areas, sod shall be laid in both directions from the longest straight that can be drawn through the area. 0AI<MONT OF CARLSBAD @ SHEET: L6 OAI<.MONT SENIOR J"IVING 9240 OLD REDWOOD IIIGIIWAY0 SUITE 200 WINDSOR, CA 95492 707-525-3296 MAY 2018 FARADAY AVENUE CARLSBAD, CALIFORNIA CONCEPTUAL MAINTENANCE RESPONSIBILITY EXHIBIT 0 30" - NORTH 60' SCALE: 1'°=60" 120" • 05/31/2018 PARKING AREA LANDSCAPE CALCULATION PARKING AREA (INCLUDING LANDSCAPE)= 48,895 SF LANDSCAPE AREA REQUIRED = 4,890 SF (10%)* ' PER CARLSBAD OAKS NORTH SPECIFIC PLAN 48,895 SF Parking Area x 10% = 4,890 SF LANDSCAPE AREA PROVIDED= 4,979 SF (10%) CONCLUSION: 10% OF THE PARKING AREA IS LANDSCAPED AND PROPOSED PARKING LOT COMPLIES THE CARLSBAD OAKS NORTH SPECIFIC PLAN AND CITY OF CARLSBAD MUNICIPAL CODE 21.44.050. NOTES: 1. PARKING AREA INCLUDES ALL PARKING SPACES AND CONNECTING DRIVE AISLES. 2. PLANTINGS SHALL BE CONTAINED IN PARKING LOT LANDSCAPE AREAS WITH A MINIMUM DIMENSION OF 4' AND BOUNDED BY A CONCRETE OR MASONRY CURB OF A MINIMUM 6" IN HEIGHT. 3. LANDSCAPE AREAS ARE LOCATED THROUGHOUT THE OFF-STREET PARKING AREAS IN ORDER TO MAINTAIN THE MAXIMUM AMOUNT OF DISPERSION. I I I I ~-- I I I I I I I I I I PROPOSED I I /~ '-- '-- ---~ ~---------c---===---=----=::----------------------c --·-·-~·-~-=----------------------.--------:=::=. ----_.,.______...,==--·-·--- [~1 [-i '-. " r[____ ·--~-r~□--:□--□r--□~□-:~~□-; ~-==--~ . ----. ---. I I I -1 -· · 1· I PARKING LDT LANDSCAPE AREA (TYP.) LIMIT OF PARKING LOT CALCULATION AREA FIRE LANE/ TURNAROUND ' \\ ' ' ' . .· -~~_:_..:._,, - I I ii --------, ,-. ,~~:rz··:a· ·• .·.· ... ·/··.·.•·· •·. •·••· • _LL~-__ . . . -. T~ ·. Cl ·C) ·cZ. ~ W.Z·>,, . --'----"--,;,, ' Cl) --1-I\J\ J\1~ , ~ ~ -.-· ~ ... 0 < 0" _,.' ' 0:: a.-..J .·.·. )i ----~-' --.·. ··-· ,,"0.~ .· .... ·· . --.,.-r1:-.__--o::---.... -• ,., ,.::., • ' ........,.:::,. -0.:.... ' .. "I . Y/ . ., . ..::c..:.... --.,.....;__ -· •. ·,. ' 1/ .-:--~ ...... ~-' .r--_ --._ ...... ~ '-... ___ ----~ /_ --.,, 0 □ -\ -~( ~ ,,.------------- [J s PARKING LOT LANDSCAPE AREA (TYP.) __ J ~ 0 -----=D --7 0 C 0 ' \ \ , __ .,.,,, (QQJ \ I _;-,....----1.._ PROPOSED ~--~j l 'L I D D D I ::JI 0------U, ~ ~ 1~-----tJ~;r I I rr---r----r /,,.--' □ □ ACCESS TO GARAGE BELOW LUXURY ASSISTED LIVING LIMIT OF PARKING LOT CALCULATION AREA c,' ~·- ----o· ---~ ,.... (Y ·.,,...,--,,,.--__ 0 ----~ ,.... 0. ;;. . ,.... -c _. 0·· ·r· .·· . \C ' ' ,• .·' . . . . . '' ' ' ' ' '' ,, .' ,0 ' ' ,· .·· . 'll. <.,<)QA~ · .. -. o,.-11>...,Q.. . / .. . ·,~ ""<> / ... / "-% G> . . / y 1·· . /. '' .·_· .. · _·::./· '.·' ·/"_,·· ' / . ,· ·~ -, -~ F PROPOSED MODELS --------------- \ - LIMIT OF PARKING LOT CALCULATION AREA \ / / ·v ~ \ /. PARKING LOT LANDSCAPE AREA (TYP.) \ MEMORY CARE -c...., . :_-__ L ___ _::: ~ . i ~--0---------- --'1H.H.._ • ·1 . . . I . ------------------:y ~c \ • \ . 11·· .. I ... · \ , • I ----. """-"c.--,_..,_..,_s,_~ ~---- ,.....----------.._, ·-._ ACCESS TO ~ELOWJ -'r-:-j "'~s ~1.1~., (4,v!,: ''4~0 , ll,vD MANUAL ROLLING GATE EQUIPPED WITH APPROVED KNOX BOX. USE SHALL BE LIMITED TO FIRE AND BUENA SANITATION DISTRICT ACCESS LIMIT OF PARKING LOT CALCULATION AREA ---~ ,-,..__ /4 0' -------:--~ _ __/ / . . . \ --:-'--,· '' '.' \' \ . . . . . . I 1 •. ·· ' ' --'--' $~.::.\/' ll-< \2 11 I ce,., . ·a··· ·\. ·\ .·\ .· .. \· ·' ' ' ~ ' ' · \ \ / . • I . . . .. , . '1cl\-Ji:-M 111 11· ··1 · · I . I' \J' " ' 1· · . ·. .· . • 1. · 1· . · \· \ . ~ I I . .· I · , . . · I , , . . II ). /I ! . I J ~ ["\/,(t; -~-· \~. . \ ·. I , \ ·., , =-=::--~ ~ ·.. ' I , poSE,0 '' ~. ·.· pRO RK\NG A .· ·~ PA ,,~l'-l • ,=-; ,' /. LO•, ' . . ·. i _ • ,CC.--· .. · .· ·1··· .· 1 • • . . . I . I . . 1 • • -1: ,--. . · I I I I l ••. I I. I I .. 1 .. ·\. I I.\, 5.5' I . . . . ~ [. -. ' . . ' ' ... ,: -- n .. L_:.c~~"-;;~,, , u ~ ~ -i : __ ..1 _____ ""' __ :--:-~-,:_-.-'_ ~-------==-=·-·· cc=-----"---~:: ____ ""='"~;-:=:,:~;;~--;,,·~,'.""-==·=-=•cc=•=cc--,_ -- ,--___ _ ---· -------------::::.~-__ .,-- --_---------"------:.----.. - -----....::.. \ -------_, ::.... ------ .-----_::.-::: ____ , _:...-:::::: .. ------~ '1 ,. '''C , ' = ~ -~ •1 ··~ .. --------------X - -------="·· -•--•--•l••••--••-"· -'" -.• ~,=, .. •"-•---''''"-• ="--•=-•-•=-------==·-----~.l_. -·-••····~~~-::.::..=·=-__ ::::_ ----~ .:-.:: .... ~-=--:: -----____ .. __ _ ------· -------· _____ . -- A. \J E -------:::===:::::::::::: -----.:-... --· OAIZMONT SENIOR LIVING 9240 OLD REDWOOD HIGHWAY, SUITE 200 WINDSOR, CA 95492 707-525-3296 I I ---·"' --=-------= -,-_:::-.:.....--=---------::.:....___ ·:.~ --------=---:...-:.-:::::::·----::.:::::. ., ____ ..... ::::::.---·----.. --···------------------------· --------- f A. R A. 0 A. '( - ---:::.::.:::--· _ _:-:::..::::-•"-:::::::.----;;__,-~::. --;::.;.-~--- ___ ... ------ ----. ---------- -· :::> -;::_-...------------------------- ---------::-.:::: __ . _,, -~---"--:-.:.-::-....::-·:·::::...--:: __ ,_ ___ -----·-·----------___ ... -=-~--. - -------------------·----- \Cii 0AI<MONT OF CARLSBAD MAY 2018 FARADAY AVENUE CARLSBAD, CALIFORNIA PARI<.ING LOT I~,'\NDSCAPE AREA CAI,CULATION -----.'\ \,{ \ ~ \ ~ \ ~ \ ~ \ ~ \ ~ '· '\ @ NORTH 0 15' 30' 60' SHEET: L7 SCALE: 1"=30' 05/31/2018 RECYCLED WATER USE SYMBOL DESCRIPTION NEW RECYCLED WATER LINE -ALL AREAS TO BE IRRIGATED WITH RECYCLED WATER EXISTING RECYCLED WATER LINE -ALL AREAS TO REMAIN IRRIGATED WITH RECYCLED WATER. SEPARATE EXISTING STREETSCAPE POINT OF CONNECTION MAINTAINED BY CARLSBAD OAKS NORTH BUSINESS PARK ASSOCIATION/ MAINTENANCE DISTRICT NEW POTABLE WATER LINE -ALL AREAS TO BE IRRIGATED WITH POTABLE WATER TOTAL DEVELOPED AREA: TOTAL NEW LANDSCAPE AREA: IRRIGATED WITH RECYCLED WATER: IRRIGATED WITH POTABLE WATER: POOL/ FOUNTAINS USING POTABLE WATER: TOTAL AREA IRRIGATED WITH RECYCLED WATER: OAI<MONT SENIOR LIVING 9240 OLD RE D\X'OOD HIGH\X'AY, SUITE 200 \X'INDSOR, CA 9.1492 707-.12.1-.1296 I I -- 277,953 SF 94,192 SF 92,073 SF 464 SF 1,655 SF 113,2289 SF I I ~-9 ___ _ -_QA' - -SW--- I I I I I I PROPOSED MEMORY CARE I I I~ RESIDENT'S GARDEN '-.. '-.. <:::.:::~~, ·~-...... 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J II ii] □□<[□□ 13-1 13-2 13-3 TR-I TYF NORT!-1 ELEVATION SCALE:, 1/B" = l'-0" IE]111-" ..., Fi□~ IEl · t1r1i1EJ· 1 [! ··••··•• ·. · I ... I • -. l .. ·I LJ El :, 13-3 13-2 TR-I 13-3 13-2 1,j}.!l,J}fl.-ij,jl ' 40 ' . iii Franceasl Collection Franceasl 14.5'' Outdoor Wall LED In Olde Bronze 492260ZCEP (Olde Bmaza) Dlm,,nslons ,,,l9ht \\\dlh ' f'Ji.if '1t·~1~(~!~1 , 1, I:',•••• .,•-.1f1,1,. I . •1 1 . , I , . • ·. I , I ) ·_: · (;!' ilJ11 t·~,-:1 ...... U ,~ ''-'J:'.'--etei ·--,_. "'"" s,o· C.AR..LS.f:)AD -E'XTEl'<.JOR... <;:.£.oN C:.E Altama_te Lamps_ 01se<l No""' '"'"""' '<• "" ""'"'""'" ' 13-2 Orde~ng Information 4.12f]I r"'°OrnD l"22GoiLED ""'" A,.,r,01, SjolsOo, Colacffon Dimensions Olfo B"'-"IZO oz,o, ""'"''"c,11,~;on .,.,,.;;,, 7 ,,. "'""' °""' ""'"'"w.,, ; so· 01~•-~"- Bm Bac>pl,;la 4,$0 X 1!.15 w~i,,L -4.QO,aS Photo metrics Ke"-'_T'"""''""' 3000K Coo, lt,,,_r,rloolt,;e< 00 ~peplfic~ti~_s M~""'' Gass UeserlP'loa Eled~ca! ~'!~, •.. Qualmcations SalaL, Rated n,a ,; r .. 1tAl,,~1,;,., ua~r LJMn,~ Sl'COY GLASS 1'0V •• ,. "'""~" ,,,, s,~; ---w, ... , ... aoDOOHoocs """~'"'~'-"'""'""""" Prim_arx_L,,mplng ~lg'1 So"'" _ LOO Lamp Im~«<! '"'°""" N,Tibe,O:Ughts,UDs _____ 1 __ Oo,.,.,edlw»eo, 2/S Do1,md ""'""" 3< · ·-·-,oo,;. Maxc,Ncm""IW.lt Socket W,a 100 ''"'" rnetud,d IlolSCC.lfMS ClghlSourc, Ma, Wo1t,ao1"oao, a,1op,oa,rno Pfl>1mr,ig ''° Hyb,-;l crL 1a-,sw "'" ;:-::.-::-W£:i:!ii'.·1'.'.'..~, ""''· ::';;:~::::;-;;:~:::;~::·:.~.:.:-.•,:;;:;~;;:':., .,_,.,,~'""' KICHLER. ~-;:::,~:::'!~:;';;:;:·:::-~:;·:~.':.~;-;:,:;, I 7. ·1· .· •. . ' ··rra ~Pl 1.a EJ . · '•JI----Jl·l1.....-- 1 • arr - ·1>-□'·. ·□-•·□· . '•:-,:;.:-'.-'i_; ___ ·- . . ' ' .,.-.-.... :---=' '.= -._, .._ ,. : ·,· ' '· . ~~1 " " " " . . .. . . .. · '. ' . ·1 • . • .... . lFT'"rlllrT ' :-12'•. 'fl"□' .. ' ' ·. :', . ; 13-1 13-3 13-3 13-2 13-3 13-3 □•·.·o· . : \ ' ···1q···• ·-,, . . .. c'. -·.: ·:-:::· .: ' . ' ', .' 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SAND FINISl-l lll<M5741 CRICKETS CR055 1 e-3 I BODY EXTERIOR STUCCO FINISH KELLY MOORE 2(!)/30 SAND FINl51-l "KMS>b% TOWERING CLIFF5 !TR-H MATERIAL VARll=S &l=E KELLY MOORE TRIM ELEVATION5 FOR lll<MA25I VERMl:ER'& l=IELD5 FINISH TAG& !TR-21 MATERIAL VARIE5 5EE KELLY MOORE TRIM ELEVATION5 FOR "'23 5LUl56 COFFEE FINISH TAG5 !PR-Ii GARAGE METAL KELLY MOORE DOORS lll<M48l1-2 TRELLIS.ED IVY IAW-1' All.NING5 CARDINAL FAINT F(l)(l)4-BR23 MET AL All.NING BRONZE lsr-1' 5TON!e VleN!eief< leLDOf<ADO 5TON!e DURANGO MOUNTAIN Ll=DGE lsr-21 CA5T 5TONE ELDORADO STONE CAST STONE TO MATCl-l TRIM KELLY MOORE "'23 SWISS COFFEE I sf-1-1' 51-!UTTERS ATLANTIC FRE:MIUM Sl-!UTTER5 eoARD • 6ATTEN RED liti:Z)S,(l) !MTL-H WROUGl-lT MANUFACTURER VARIES ALL WROUGl-!T IRON TO eE POWDER COATED IRON COLOR: FLAT BLACK []I] WINDOW5 VINYL FRAMES 13RONZE ~ I!! _. ~ lrl ~ <C~i'i~ ~~~~ =Q~~ -lf 2:i: <Co3"- ~ I ~ z 0 ~ < ~ ~ tj) z Q <{ z O <[~ 0 _J {il!b I--tj) :;;i <[ :::) -d 0 > [Q OCo w ~ <em _J z l}-=-' W > LL~ Ci -0° _J - Q QI-~ oc w z~ w1-0<1: x ~ ~~ w~<ej <[ 0~ J06 NO• &CALE, A& &HOUN DRAl!N ElY• N. MURRIN DATE, OCT IB, 2017 COPYRIGHT REV1510N5• /2\ 11-01-20n SHEET NO. A2.0A l ,g ()'I ] . ~ i1 1 " ' ,, ~ ' ~ "' " -m1 .c .j a rl , , 3 :JO m C' ~ ~ rl , " " l ~ C " • G -" C ~ :<\ g !i ~ !)[ ~ ~ "> I " }' ,;, ~ ~ -<t: FINl51--l 5LA6 ' ,, .' ' ' : ·. ': ':··' ... I . E='3 n'· I: 13-1 13-3 . 13-2 13-2 13-3 13-2 . IL............-!I•\ · .I· ·._ I _'~ _, □··. -, I•",_-·1.· 11------111r------.:~11 -:12 ' :-· . -,'' ... lf1t:iRil El ,,-·I :, ' ...... - · , _ .. f .. , · -·I · . 13-1 TR-I 13-3 13-2 Top qF_ RIDG:E TOP PLATE I-IEADER ~ ~ -ti HEIGHT " " IL " ~ ' I= :, ~ "" r FINl6H FLOOR TOP PLATE >-"' HEADER •8 ,;: ti . ti HEIGi-iT '" ' '" ~ " ' "' " ~ Q ~ ~ ~ " ' "' ~ _, r "' ' " '" FINJSH FLOOR T~= HEADER ~ ~ ~ HEIGHT . " -"' ' {l ' i,; l, >--~ '" ~ L / 1111/ (1111 / FINISH SLAB C FINl6H G:RADE 13-3 13-1 13-2 ... ,,. -L...;...C :3,_]2·. _-, · ·rn·····u1 ··• ' . ' ' ' ' ' · ... · -I i 13-3 TR-I 13-1 13-2 13-3 13-2 13-3 13-1 TYP . I,~, , ·:,. l~. ,Si , . r ' I j ffi _I(._ ,. --. l,h jffij·L• 1 u >·.jl==I. -:==1=:==1-\ ,~i~i~i~i~, · .. ' EI .... I t •, ' '. '• ·~a•□······.••· . . ,. . ·---~ :;•·. \",.. '•.· ' ''. ·-· . . :1o□nn t!i:lHbBtl~tlHf '1 4-d_i i -··. .. , :4;jf BCElfLo ·, ,, ' .. , .. '' ' El •· ··EJu __ _ . , ··r 11E} l· . El[J• El . I ~ - LI_ .·,· ··•ao·•·.······· . ' -... . ' ,_ ·-' .. ·.-.. ·- B• · El . · ... ····a······.· . □·. -•·_.-·/:·,_'.·_ '•:.: :·:. ,; ' 13-3 13-2 13-3 13-3 13-1 13-2 13-1 13-2 TR-I 13-3 ~~ r// / / 13-1 WEST ELEVATION SCALE, 1/B" • l'-0" 13-2 -□ □=□ ~ . ,~i~i~i~i~, .. ·· ... .•••· .. -BtJEl□· ·. ·~-~-·i > ·-_.-.-:"·· '' ' .::-.:. '· '., ------ l=l □ El ',_-- : . ' . '"":fillfill 4, Ii . . ' ··., el1 ~.•.·•• ·,,,, ., ' _ .. · . 13-3 13-3 TR-I TYP 13-1 ll=ll□·-··-IEJ □LJ □ .. ·' . 13-2 13-2 13-3 :~□Hii·.i .. ·.•·• fJll~r'-1 1 TR-I TYP NORTH COURTYARD ELEVATION SCALE, IIB" • \'-0" 13-2 13-3 13-1 13-2 13-1 13-2 13-3 r ' 7 •· ' ··-·., \ I I f\< ... , .. '. . ' .' . TYP 13-1 . ··•·\··•••··.o·.□.□·•.··•·•, ,: -:: -·-.-' .,.. '· "":' _..,. rFl<Elr□ ' ' ·. .. - 13-3 13-2 13-3 13-2 13-3 13-1 13-3 13-2 ~ 1r .·• eJIE1Ell 1--, 1IP,ll,EJ', ,l 1 < r . ' -, ·.' ' '.. ·, ·.• ;, ' ·ar· .. -. . PlJII □·· ... ·· ... ·.···.· ,;,._, L_I ....... , ..... . . , _ _,Jo{;{-.'., 11 .. ' . .. ' " . . : LJ ·~· ' . ' '' -·1 .. - ..,... ' ..... ~,12 f •'l'i'iFc'M ...... ~W .... :""';i_ Fc"'W ..... /, __ rni·e1 .. r XltJ!JDLlrJ□rJiJDrJ□r-11], -•·· 110111 ill ... (.:"":' -~ , . , , -~.:!?.-: •,' " I;/ l;✓l1'✓11"✓1 " ,,Ii. · El , / / / / ,/ / / 13-2 13-2 13-2 SOUTH COURTYARD ELEVATION SCALE, \IB" • \'-0" i_ ..... ·.··•<> . '·,, ' :· ' _-__ " :, .. · __ · . . :--' . . . ,·, .. 13-3 13-3 TOP OF RIDGE -i; s ~ '" '" ' ' " "' "' !,i 13-2 13-1 13-3 TOF OF RIDGE TOF OF RfDC:;E ' ~J~i, , •. ~~rnIT¾t~~-~ i. ------------------·----·---- TR-I 13-2 13-2 ----------- C--/ ll,\f'i =t ,.>-} -_[L,~ __ !L:-1 ::-t COLOR AND MATERIAL 5CI-IEDULE Franceasl Collecllon Pm,acLNa,,a, '" '"~' Franceasl 14.5'' Outdoor Wall LED In Olde Bronze "' '" Oorno,• "'' 492260ZLED (Olda Bronze) Dl,nanslons ~~<:•~--l'M1t, 14.50' s.,o· Orderln(! !~fo!•n~ll9n ____ _ r,;;a,~ij[)-4s,26<>ZLED ff;f;h ---O~e -ze ~ .. ,,bro Fll,ls!,o, c,rrec,mn Olmansklns fa~n,lon =o, '""''"'' C~'oollon ,,,. f<e~hlfmm""ot"'o'W"l <.00" "E~~~--a»_~_Doc>,._110 wo;,,,, PMotometrlcs 4.60X11.7' 4.00UlS KeMa T.;_,p;,,,.;_. JOOOK ~;:~, Reride,ln~ lnd0< 80 Speclflcallnns Ma,Mal G\m o"""''"" Cast/'Juo,laom LIGHT L,,1BER sEEDY. GLASS Electrical i,ov Vo<•~~-- Qualfficalions Sa<,i, Ro,ed _ CAKL~6AD -EX~IDR- <;;c..ot--.lC.E TiUc « ~,~,,~_c_ir, _Sp,,_o WMOntJ' W,< ,. 40000 flour,; WWW~'"''"-°"'."'"'":~ Prlmarjl_L_~m~ing_ Llg_n_,_;;_~u-"': . LEO Lac"'-~~•" rn1,,ra1,< _ ~•,a"."~r ':_~ht:IL_EOs _ 1 Dol""',oO L""""' 275 Doli,oma EIOcacy 3' M"c,N~n·101wa• 100W So.,ket Wi,a '" Alle_mate Lamps L•m~ '"'''"'" e .. ,b U,!lno Uoht "'"'" M" w,:1,g,/R,noo eu1• ""'""" m o,mm,ne Nu H,bad ~,,,., ,,,,,.,.,,,~-,,·,~,"'' ;:;·~;-·,.';;;;::;; '.,':,• .. , ,_ Cfl 16-,SW -~'" " ""' ,~a• em•• ,, ~,«, • SS"<• .,..,,, ~•so """"' "' ,,,.."''"'·"·~ .. ,, ... , .. , -,,-~, "~"""'~',"" "='"'"""·' "'"' , .. _~"""""'"··'"'"""' "'""' " •• ~-'""'" • ,, •. ,_, '"' " ., ,.,,.,~ """ KICHLER. FINISH TA<. [KO []J] I B-2 ! I B-3 I I TR-I! !TR-2! !DR-ii IAW-11 !&T-ii !&T-21 !&f-l-11 !MTL-J! []EI] SU6JECT MFR/ MATERIAL COLOR "EAGLE ROOFING" ROOF "5" TYFE Ml55ION &TYLE 113814 5AN FA6LO 6LEND CLAY ROOF TILE& BODY EXTERIOR &TUCCO FINl&I-I KELLY MOORE 2(1)/3(1) &AND FINl&J-.l "KMW& &TONE PILLAR BODY EXTERIOR &TUCCO FINl&I-I KELLY MOOR!: 2(1)/3(1) &AND FINl&J-.l "KMS741 CRICKET& CROSS BODY EXTERIOR &TUCCO FJNl&I-I KELLY MOORE 2(1)/3(1) &AND FINISJ-.l "'KMSr&~S TOWl:RING CLl!=I=& MATERIAL VAFi:IE& 6EE KELLY MOORE TRIM ELEVATION& FOR "KMA251 VERMEER'& FIELD& FINISJ-.l TAG6 MATEFi:IAL VARIES 6EE KELLY MOORE TRIM ELEVATION& FOR FINl61-1 TAGS 11'23 &WISS COFFEE GARAGE METAL KELLY MOORE DOOFi:5 "'1<114817-2 TRELLl&ED IVY AUNINGS CARDINAL FAINT P0lZl4-BR23 MET AL AUN ING 6RONZE &TONE VENEER ELDO~DO STONE DU~NGO MOUNTAIN LEDGE CA&T STONE ELDO~DO STONE CA&T &TONE TO MATCI-I TRIM KELLY MOORE 11'23 SWISS COFFEE SJ-.lUTTERS ATLANTIC PREMIUM SJ-.lUTTER5 BOARD 4 BATTEN RED lt(l)SJZI llJROUG~T MANUFACTURER VARIE& ALL WROUGJ-.lT IRON TO BE POWDER COATED IRON COLOR, FLAT BLACK WINDOWS VINYL FRAME& BRONZE Ill "' !'j -' 8 -I~ ::i \i "' ~ _, '" " ' "' "' ~ " ~ "' m <i~~I (fl lfl "' G~jm =a~~ ___J lit r <[ 2£ §3 ~ j/1 ~ z 0 ~ < ,-._ ~ tj) z o<[ zo-<ti o -1 m2 i= -tj) <i -<t ::J _ju > a) oc - w~-<t~ _Jzod) W > lL~ (\/ -0 u 1L _J - Q O t-~ oc w z~ wt-O<e t-tj) I:~ X tl5 '),/__ a w tj) -<t ~ -<t O ti! 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' - ,/ '•' ' ' ' ' ' ' ' ' ' ' ' ' ' ' bJ· BF PITNl!S5 c&rre!\l = ~-® -\JIILJ FITNEf6e DIRECTOR = UTILIJT = l[.-_;t:~ \~,I' -r-K ___ 1l~: 'ld, ,'l\c-r}iJ F'!.~ A·lM = ~ □ " ~ ' ' :: ---u ~-- " '~ tl/11 ~ / r 0 QJ1j FLAN D•34D = ~ -.= ~ ~ a ' \ ~·~ ~ bbi L/ If'\ Pu!N P-ll'40 = ;g; \__ ' < < <' ,< ' ' "E " " " C ' ' " "E " " " 1 i"T i' ' ;, Ll ,- I' ' < < Lu_ --~-------, CJ ~ 11to7,Q Nr ) ~ !O cil = t;:: CJ! ,- /\ 0 ~----~ ~ ll,,, q Fl.AN c-,4D = " " " " [!iFI ~ ~ r 0 " O 1 !! ··-------lCI 0 I _____ ... ., "'1 I ,.. u-----:-: : ______ : _: :::: :: :a ~================-~ I~~ ~I bbi IF 11!!.b L/ I\ 0 "~ ~ -= Fl.AH C-34P = Pl.AH C·ll4D = FLAH A-!4 = ,/ /·, I~' ,J t /'I" II II M " " " II " ' " ' "[ " " ' II I " ' " ' "[ " " ' " ' II-'- " " " C II ~ k ~ ~ :u-1 " " he ~ i,, C "' ,01 0 ,0 '.91 0 ~ a 0!1" ~ ,-r=:UJ· ' --' ' I (7 L 'J ~"},i •I~/ // =ii " " " ' "--- 11 ,, ',~ FL.l>t! ~-34P = --= ' ' ' LJ ------.. ~ ~EALT~ SEFMQ; DIRECTOR 5 ILELI.NEOO ¢ = ~. ____ f111f'\ ' ' ' ' ' ' ' ' ~ 51TTI~ AffA = +·+ ~ _, ~0-= ' ' ' ' Pu!N A-!41!W-L = r--7r---1--7:---7 ---=-==---=-m ' ' ' ' ' ' ' ' ' ~ RE~ ® ;,-- ' I : ' ' ' ' ' ' ' ' ' ' ' ' ' ' ,_ ' ------~ C ~ c=ry ,-- ~ ~ ~ _______ ., __ _ ' ' ' ' ' ' II ACTIVIITfii:X'l1 = I: m i I ' ' ',_ ·---, 8 - ( FUl<'l'!ED--• t\ UFI ~ ~ J.l>HITOR = I l;i l !I =~ = / l~F ' :Jr1IIU / le. at,o,1R-s µlli = I ' / \.__ -= .,~\JIIU_ --' ' ' ' ' ' ' ' ' ' -00 DlfilECTG>I< I 1111-- ·---ir·-· 1 r··-·r-1 r··-·1 ' ' ' ' ' \.__ ACIMTY 011'1:CTOFI: ASelen;p LMN<; B'·"'' ~TOR = = II O O Iii I " " ~" 'IU ' ' ! ,-- --= = 0 i, L ~-~ to7 ,Q!: ) -~ ~&TAIR Lcc.l V @ TYPICAL =t!:ilrll,--l!il-------------------------@--c p I ===:1 I ~L ~Tij~ ~ l~==-~=-!'~~'------1 rV ~ I -- FLAH c-:i.u:, = " I- fl-"" A-34 ""'"-1. = i= -= ' ' ' ' ' ' ' ' ' ' ' ' ' - Fl<CtlT LC!>l!lY = ~ " " " " " " " " " tfAIL!OOCM = MAl<KETN!o = ® ~ ® EXECIITIVj; PIF£CTOR = ow Li = lg] lA__ =( ~ ® \.__ - ~ 110 10 V ~ ~ ~' 9 '" --= IQ~ u~rrr-0 r __ 0 __ 1[> I , 1 --lt:l .... i , tV R.AH C-$40 = R.M A-34 UIAJ_L = □ []O / F""' '/ f1Q _ r--- " " \J:~ "" --= 1'-@" ,=== Fl.AN E-:!-40 = ' ' El " " " " f"~\ ; ~< r d.ns l·lo '::I- IP 7" \ ' ' \ I / LJ ' ~I < lf -;( ""--·. u ~ R) P / 1or ----<'l /?~ ,, ' Im I-,. 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' Q " " " '- Fl.AH P-ll4D = ' I (I 11111 l"P i 8TAIR'-4 = ' ~ ( "'i.;;n ,.!ii ----7 ' ' ' ' ' ' ' ' ' ' ' ' ____ _, ~ ', ,, ,, FLAN !1·34P = FL41C·34D = FLl»I c.;.lp) = Fl.AN C-:1-Wl = Fl.AN C·l<IP I CJ = ',/ /, '=vi ( !l) l9i)] i.!!ll /-----~ ( TOGA~ Fl"Ct1 a,AA,,\a,E) 17 ~ (~ Li.!!i] i.!!ll ( ~· < ' • ·-'~"'"' ' 'i J_ -' -' ~ : -------=--------------l!!s .!!I i=;=i1 __________ __..sa,_ _____________ -"=""=----------------~ lJC -----------------T-E] -e-a: ~ ~------- ~------------ \ '' ''' II -' l , --p· \.__ r ,---= -=-= ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' li=,l-----a:-------------n-bd ~------' -----~ ------------- LEGEND, 8 = OCCUPANCY CLASS NOTE, ALL ROOMS NOT INDICATED ARE R2.I OCCUPANCY. i.!!! • FLAN TRUE FIRST FLOOR PLAN 5CALE, 3/32" •l'-0" FIRST FLOOR AREA SECOND FLOOR AREA THIRD FLOOR AREA GARAGE FLOOR AREA TOTAL FLOOR AREA GARAGE PARKING AREA <61 5PACE5! , 41,546 5Q_ ST_ , 38,5':>8 5Q, FT, , 40,3':>I 5Q_ FT_ , 8 2c;i1 5Q. FT, , 128,145 5Q. FT , 32,018 5Q. FT_ NOTE, ENTIRE BUILDING 15 ACCE551BLE, ALL DWELLING UN!T5 ARE ADAPTABLE_ ~ I!!,. _J ..,,_~ ~ '<I:~ Ill~ ~~j! -0~~ -l llt 2 .. '<l:03if cl ~ ~ z 0 ~ < ,-...._ ~ ~ 0 "'{ z O <[~ <e _J roll. _J s (f) ..J {La) _J~ oc ~ oc~ oz <em 0 -Uot _J ~ LL "'I: LL_JQU 0 t-lg w z~ t-0 "'{ t- ~ LL tl) I: >--"),L "'{ ~ <Ci <[ 0~ JOB NO, SCALE, A6 6HOllN DRAWN BY, N, MURRIN DATE, OCT 18, 2011 COPYRIGHT REVISIONS, ffi 11-01-2017 SHEET NO, A2.1 ooe£-S£S-L'1/L 'Hd z..ts.. "':, ~aNJm ooe ·:1J.9 '.JJ!lH aooma~ a10 '1/tt.. l'v" g~ I I l'v" -~a--lFr---11f -""'"'----L~Ji" '--... " I : : ~\ • 0 { 11! -@!!J7cJ ·~ ?UYJU{)Ji!J lNOW~VO ~□ . , •• ' 0 =;,,,.r __ i=:iJ :: .. te" :=F,,'-=-''li:.~~ ,'-'11----------, ' t -0 -j -re ' M ' " " ~ --, I II I ,---, ! 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MURRIN DATE, OCT 18, 2011 COPYRIGf-lT REVISIONS, & F,-01-2017 Sf-lEET NO, A2.b ---------------:::;ac,,, Cc, 31, lDll l,.Bla~ F.lecar,e; Q,',,C6c·soUViAss steci '---"""S B.J lci·'2'/,C,eo1;:y.<,,"~.V -) 5toc·s Elevatlon.c~g ~pciateo as, -,·oole m :::I ]> m (j) ~ --if 70 ---{_ im nr tm ;< C ]> r G --if z G\ IC) z (J> [;>~ 0 D O (fl c MEMORY CARE BUILD ING OAKMONT r m OOP~!Ol>-~ @ ALI IQBAL l> m < tl()--t }>CP m _(fl --(--t!"!l~Eepfn Z ~-40 OLP REDWOOD I-IUJY, STE. 200 _, ':-() ;u-;uzr .. () z 0 z G> SJ> <!! {)J ~ EAST ELEVATION lJJ 9 ,-T r: 0 z --< WINDSOR, CA $4':12 t-) -I (i}/~ ~, §?L9L@ Fl-I, 101-!:>3!:>-3200 • 0 :::I OAKMONT OF CARLSBAD ~ :::I FARADAY AVENUE, CARL56AD, CALIFOl-iNIA ,j 3, a ] I f 3 f -~ l a s . . 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Quali!C,iallons '""t"".<' -. -c~;,,..,_"'"'"' UctfTll\1DCRSCEDY "'-'" "" -CAR.LSe,Ao -EXTB'ZJOt<-"''" CL,oNC.E-;;;,:_)t'0 ''~ ' ,MCOH,,;... - -~~"'""''""'"'! All,mata Lamp, Primary_ l.a,,.piou '-"'"'""" Leo '-"~•r."""'"''' ~-,,---"""•~o1u,~a,LEDs oa.~~,.:..~.;,,, ---m 0,1"'..a cmm, :,, ,;;;,0,-N->m,;iw,-,-100W '"'""''" ,., '""P fa<f.aocl B•1bU,ifa, Lroh"°'"'' Mo. WoL~,clRaaa, Oolb P,o,,d ID Dlmmloo '" ""'"" -"' 1'->SW KICHLER . 6-1 . · ... ~ lu . ......... ·.··□Ell.m.••B··••··•·••··••ia•··• R~. .. '·.: .-_•·,:.,_· .-_-, . ' .· -·. -" LJ . I L ---- " _, a; El .. - . . 6-2 " ' r N . -'' ... . ' ·~ ' -: ~UJfJCHG:E-AR''---··□·-. ·· ·· · . 11 jydl----1 •.·· ....... ·.·. D11r:oRt11 :1.1 r J1 -.II 1111! iiii; IL. .: ·' _. :,, / / / / / · ~~ulfllu ')[ ,~--- •··.· 1ullEll 1 .... TYP TYP 6-1 6-2 6-3 6-2 AW-I W-1 WEST ELEVATION SCALE, 1/B" = l'-0" __,._ TYP TYP TYP TYP TYP 5T-2 ~ :«;f•,1-ti ' 1~, :~]J!--J.E:.1 :.-13 r.:;-i;-J.~~,. 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' . . .· ·--· . 6-2 " ' r N ' Q COLOR AND MATERIAL 5CI-IEDULE 5U6JECT MFR/ MATERIAL COLOR "EAGLE ROOFING" ROOF "5" TYPE MISSION STYLE "'3814 SAN PABLO 6LEND CLAY ROOF TILES BODY EXTERIOR STUCCO FINl514 KELLY MOORE 20/30 &AND FINl514 111<.MWS &TONE PILLAR BODY EXTERIOR &TUCCO FINl514 KELLY MOORE 2(2)/3(!) &AND FINISH lll<.MS-141 CRICKETS CROS& BODY EXTERIOR 5TUCCO FINISH KELLY MOORE 2~/3(2) SAND FINISl4 ~:;>e,9::, TOWERING CLIFl=S MATERIAL VARIES &EE KELLY MOORE TF=:IM ELEVATIONS FOR lll<.MA2S-I VERMEER'S FIELD& FINISH TAGS MATERIAL VARIE5 SEE KELLY MOORE fRIH ELEVATIONS FOR 1123 SWISS COFFEE FINISl4 T AC:iS GARAGE METAL KELLY MOORE DOOR.5 lll<.M48l1-2 TRELLISED lvr AU..NING5 CARDINAL FAINT p(!)~4-6R23 METAL All.NING BRONZE STONE YENl:ER ELDORADO !,TONE DURANGO MOUNTAIN LEDGE CAST STONE ELDORADO STONE CAST 5TONE TO MATCH TRIM KELLY MOORE "'23 SWISS COFFEE SHUTTER& ATLANTIC PREMIUM Sl4UTTER5 BOARD 4 BATTEN RED "'e!!S,(2) WR000:14T MANUFACTURER VARIES ALL WROUGHT IRON TO 6E POWDER COATED IRON COLOR, FLAT SLACK WINDOWS VINYL FRAMES 6RONZI:: " ' ;- N -N ' :11 I I!! _J ~ lrl ~ <[~~~ lll~<tm ~ u~ -ltQ -O~r--lf2:f <Co3D- cl ~ f- Z~ o~ ~ < ,-..... d) 0 <{ z <[~ o ro 1L i= w d) :.t <( 0C _JU ><COC' w O <ej _J >-0 =-' w (\/ JJ__ oc oclLo~ 0 ' Q:r=t-~ 0C ill Zz w r o~ t-'r >-x ~<{ w <ej 0 it J06 NO, SCALE• Ae e~ollN DRAWN BY, N. MURRIN DATE• OCT IB, 2017 COPYRIGI--IT REV15l0N5, fil 11·01·2017 SHEET NO, A3.0A .~ C 1 1 ' m cl ' ic 8 it ,. " a ' " 6 "' i .:!' -~ " " m ., l~ " " ~ ,- '" ' ' ' J .:!' d ' ' j '" . '" ,, ,-~ " (4 ~ (} ~ f ~ ' FLAN AAZ-4~ c=i ,OI A_ ' ' ' ' ' ' ' ' ' ' PLAN AAZ-33 c=i ~-~_!jo " ,,..-,rr;xu- f1o ---~r1, " " " " i ' " " " " FLAN AAZ-35 u c=i I qo1 ~·IP C> ' ' -' ,• : !l]o ;' ' II~ FLAN AAZ-35 c=i 0 --- :~1 \ " " ( " ~I " ~ " C " " " FLAN AAZ-33 -~ c=i 0 CORRIDOR c=i l " C " " " FLAN AAZ-31 ___ fi c=i 0 ~ I II l ~ I FLAN AZ-33 f i' I I I I I I I I ~I N _, ' 1' "I ~i ~i &; ~ \ / lr=======Jil ' ' ' ' ' ' ' ' ~ STAIR "2 Cc] UP ,~ '-so j / IDN' ALZi-11:IMl:R MED"""'1 = --=•-=--~ FLAN AAZ-35 FLAN AAZ-33 c=i c=i \ c=i ] NICI-JE I ' lrlOI _______________ 0 , I --------------- / : :--------------------7 ' ' I ALZHEIME:R I ' LCW<S!S : C::::J ! ' ~ ~ I I I I I I FLAN AAZ-3~ c=i I I I I I I I 'l, ~ ~ PLAN AAZ-33 c=i ELEC/CTY c=i ALZl-!EIMER PRIVATE DINING, c=i ® ACTIVITY Dl~CTOR c=i ® SITTINC'o A~A c=i ~ "'°"' I~ CORRIDOR c=i Al.Z+.JEIMER'S CONFl:~NCE: ROOM c=i u---n-------------------u---ID ' ' ' ' ' ' ' ' IFi1 lg] ' ' ' ' ' 1□1 i ' ' ' ' ' ' ALZI-Jl:IMER DINING c=i @ ------- ' ' ' ' ' ' ' ' ' ' ' tFi1 lg] ' ' ' ' ' IFil ' : iQi: ' ' ' ' ' ' r··-------~~:.:---~~---c-_-_-_-_-_-_-cc-_-_·c~----------"-c, ~ I I " " I I MUSIC AREA c=i ' ii--------I 15<li5<li5<l I :: ' ' II I: 1 I L ____ Ll -------------------U ____ .J L_______ ------ LA Cc] ';.~;f' ~ lll~:~:B1J,DD ,1i, ,,~d~·==-- ~,~;,~ I \ i I I I 11 "'I L i rcsi] !·-/ ,Q --;=i;_ @TYPICAL ----,1[11 ~YPRO-TUEI I \ [=i I "' ·--/ UP r----- ~ ~-"""°" <;EAR ------1 I/ I \ '- ,,,, --N""" UP ,,,..-- D I €,TAIR., I c=i UP <1,---.,.,.AIQ <I p I \ / 01\ \ / ' n IQ 0 ~ S?Jl'a~ ,, .. --' . ' '11"" . FLAN AZ-33W c=i D V " " " ~' [_9 I ]o [2: O[!lt CORRIDOR 0 ' i c=i ' ' FLAN AAZ-35 c=i " " " " u mo 0 . c=i " i~bJ . ;f: I ' I ' ' ' ' ;:1rs,------' lg roi1 llct7 ,Q . MWL~ ® I I ~ ~Hk-4r l PLAN AZ•33W c=i ' --, ~ II K · I H- 11;;; FLAN AAZ-31 c=i ';1 " " " " u~o I i ' ' ~ 0 '- orr ~ rs ) 1/ I ' ' I ~I • I f i! &' ,, ,' u'-.11 ' [ _____________ ][~ ,. "I ' ' a 11 I ; II ALZ+.11:IMl:R O :i: LAUNDRY 'I [=i II. ,--7 ' ' ' ' ' ' lr.==:!c= ' ' ' ' I I I I LINl:N c=i I Ir ' ' L __ J -~ I n----,--,--·1: : I I IL _ 1 : : :o· :dd= 0 D C (_ FLAN CZ-4"'F c=i C~IDOF,; ~r-. c=i /Y'•·1 1,Q ro11 L II> .lh----~V'>)j 6 I l,Q I O 11 ~8,),? I~ ! ·:JJ ------- ~ ~ -= = = -di,_ = = -J~I ~ lj o I g~ FLAN AAZ-35 FLAN AAZ-35 t , " a~ a. ___ .m c=i c=i FLAN AAZ-4'21F c=i 11- ---=ct!!.-----1 I I I I FLAN AAZ-31 c=i Fl-133 """ CONTIWL ROOM c=i I I I I -1 I I I I I A ~ lhr'.-: --.. I lJJ---,i'" __ I/ '1 ' ' ' d , t I[!] ,& ''---;·-,~~ I I I J -~-=-J CASE c=i " " " " " " " I i□ 0 Di 7 r--------,r---------77--------7 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ,-------7 r----------··1 ,-----1 I ---------I I -----------I I -------I I I I I I I I I I FRONT LOBBY I I I I II c::::::J II I I I I I I I I I I I I I I _______ I I _________ I I _______ I L ____________ J L _ __I I_ I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I jl , I' , Ii let I ~-''y: ~ u __ ~:~ ---M ------~ ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' FORTI: COCl-11:RE c=i ALZl-11: IMER'S MAfsi<ETINGi c=i ~® 7® ALZHEIMl:R'S DIRECTOR c=i ' I'' ~ :-;<,, D ';-1, ~-ld ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' ' l;,:rla IYl_ _____ ' ' _____ JY] □ ---~ Al.ZHE:IMER AJ.C0"1S c=i ~ FLAN AAZ-3&UJ c=i :a_:..::..::..::..:::J FLAN AAZ-33W c=i llO ···.---v=. ··, l)a FLAN TRUE LEGEND: 8 = OCCUPANCY CLA55 NOTE: ALL ROOMS NOT INDICATED ARE R2.I OCCUPANCY. FLAN AAZ-35 c=i 'tr' ' ' ' ' ' l~=======b --- FIRST FLOOR FLAN SCALE, l/8" , l'-0" FIRST FLOOR AREA SECOND FLOOR AREA GARAGE FLOOR ARl;A TOT AL FLOOR AREA , 1'3,762 SQ_ ST. , 20,220 SQ. FT. , 2,8'36 SQ. FI , 42,878 SQ. FT GARAGE PARKING AREA , IE>,'321 SQ. FT. (32 SPACES! NOTE, ENTIRE BUILDING IS ACCESSIBLE, ALL DWELLING UNITS ARE ADAPT ABLE. -1111/' I I!!,. __J ~~ ~ -<( ~ :ll ~ ~8~~ -£!1tti -O~r- __J~2 .. -<£03if 5 ~ ~ z 0 ~ < - ~ 0 s:[ ~ -<(! z Q {j)H: -<( _J (J) .t _j-_JO {L :::J OCn ill -<( s:[ oc w olR 0 (\/ fit 0 IL. 1L s:[ -<( oo _J l) ui 1L t-2 t->--z~ (J) OC O s:c oc o r >- lL r:: ~ 6 w -<( ~ r:: 0 ;2 JOB NO, SCALE, A6 SHOWN DRAWN BY, N. MURRIN DATE, OCT IB, 2017 COPYRIC.I--IT REVISIONS, fil '11-01-2017 SI--IEET NO, A3.1 " ~ ,, a i l ~ ~ ' ' " i 'I " -". " "' a a ii ,, ·1 g ,. ,\? 0 • ' J ," " ' cg • -J :J..' ti ' ' ' iL ' • '" '~ 2 • & ~ ~ PLAN AAZ-3eF c=J PLAN AAZ-33 c=J PLAN AAZ-35 c=J FLAN AAZ-:lE> c=J IIP ,. 'I 11 ffl 0 1 A . ' . ' ' ' ' ' ' ' II II II II " H II II II II 11111,,, ~ nto V -----~ 1:I~ I[> !IP -; rf~ •-·1[~ . o . ··--v II C II II II ~ II II II \ . .. , / \, CORRIDOR c=J /_ r ,, ~I "1 i .. I !: t1 ~I ---------, OFFICE c=J \ ELEC/CTV c=J ~ ' ' ' ' ' ' ' · ·.cc,a ~--·= , ,,~ PLAN AAZ-':-3 c=J PLAN AAZ-35 c=J ~ 'f I . J I I I FLAN AAZ-3!;1 c=J I I I PLAN AAZ-33 c=J ,DN I / ;-AIR"l"', I . \ c=J I l~=:ii iC:;=~l==;:::r ... ===,qp,===-= 1 --·+·~·:+= o o ~· . -~ ! II I~' = ALZI-IEIMEF<. PRIVATE: DINING, c=J ® ACTIVITY Dl~CTOR c=J C ,-------------------------------------7 ' ' ' ' ' I I I I 1?,ZOZOF~~~~~tzF====='<:zl====='la:Z~ I i r . CZL 1111 <i,~ i ~ _Q__ <((/zw, ' ' ' ' ' ' ' ' I ' I I ' I :1□1: I I I ' I I I I I I ' I ' ' ' I SITTING A~A c=J ' I I I I I ' ' ' ' IQ! ALZl<EIMER PININC:r c=J 8 I I I I I I I I I ' I i IQ! I I ' I ' ' I I I I I I I ' ' ' ' 1□1 i ' n 7 · ' =~~~i == ] ·=n.:-·· MUSIC AREA c=J '-, ,, le-, STAIR tJ c=J UP /I "I /I ' / DN \ V UP TO \ \ ROOF '--. / "-/ ~-------------------------, UTILITY c=J A ~EL•v / p J ~ JANITOR c=J ( ' ' ' -.. ----- PLAN AZ-33W c=J ~H~~ ft II [~~ii 1, ® ALZI-IEIMER I Ml:D ROOM I c=J 1~m ~~1~m ~~1 I --. --------t . ~ I~ PLAN AAZ-33 c=J FLAN AAZ-31 c=J II II II II ,. -~ Lbrn:r ,u_ i ! :I PLAN AZ-33 c=J ~ D ) c' ) ,,, l i--lbHR) w o[ $:RVINC:r ASEA c=J NICl-<E rxJI Nice, 1r¥¥1 __ ~_g -7 DD r---e- I I CORl'<IDOR c=J I ,- ! i -=o=co~ ................. ~7 -~~~o ~t .J I I I I~ ~l I I I I ,/',f'•-- Ull I I : ALZHEIMER i II I LOUN6E 1 I I I ~ I :: . ----. . ---- I : I r"'. / •' -._._, ,_,u ~ - .. ::: -~ : D I'- .. . .4""1 i,,·. ol In, o ~ r I II , , II lt'nl U II !! ¢ l i ·11· ·11· -' ! t'l!:--L" . = ~~11,;;;;;,,,,!JzbtJza • .•... tllzb: t1c,-<<{(!1 JfS.p::• i' zzszz<. .• s, T , ~-- ~/ ~I -, :i1 ~i -------------- ~/ ~I IJ,:,:=:lJ...------t if ~. IL"J' & ,1 'GI ALZl<EIMER i I LAUNDRY if' ~ ~ ,--7 .•. ,.,.., Clll••••=til==== I~ I ~ .... @TYPICAL D II I II II II ll ti r I II I I I ' I I I I I I I I FLAN AAZ-33 I PLi-~133 PLAN AZ-39 FLAN AZ-39 PLAN AAZ-31 c=J c=J PLAN AAZ-31 c=J c=J ,----T--·11 ' I PLAN AAZ-31W L __ _J c=J c=J LJlQ V 7 ,,, I I l .. l .. J □ □□= • LINEN ~ [::::] I ~19 n~ ,_ FLAN CZ-4s'!)P (., W,Q 0 I ,---- ' ' :=-:...: _:_ = - ' I I I I ' I c=J ' I I I '"'"" Aeo~ J ,QI I O ~ I~ f 11 1-~--· . -.. -,-JJ ~; lliJC) " I 11 0 ·1_ r l -~I ~--D CO~IDOR /n,f'-, ~· c=J ,A,t,, - I I l ~ ~ .............. -----•ii'•'----- PLAN AAZ-3!,, PLAN AAZ-30' c=J c=J ==It--- ..... 1·······7 IF I • i [>< ~ o I ~ill I------ FLAN AAZ-4eip c=J .. -_,, ___ - I I ' ' I I _______ _J I I I I ...,. .. I I I I I A ~ --=n= ---=n:· ........... L . l"I" "'" '' ,, JI,, "I' I'"'' I I,' J ................ , I I I I I ' ' I ' I ' I I I ' I ' I ' L _______ 7 r-------~ ' ' L ____________________ ~ ~ ALZe-lEIMER ACG0"1S c=J hCY0 ~·· (., ',Q ro11 l~L .. = = • PI..AN AAZ-33W ~ L~ ..... a~ ..... -----Lj~----- 0 ... Ft.AN AAZ-33W2 PLAN AA'Z-33 c=J c=J _----u;-___ _ I I I mv11 0[!111 I PLAN AAZ-35 c=J I /\ loll :1 I I ,,I II ".' CORRIDOR II "I c=J II II ~I " f1 ti cl ~I I I II II I ~ II II I / I \Jlt=:1 II I J .. m -.. a --- PLAN A:Z-3.-.W c=J = ------------ c=J ------------------------~ 110 ~ 1)1 FLAN LEGEND: 8 = OCCUPANCY CLASS NOTE: ALL ROOMS NOT INDICATED ARE R2,I OCCUPANCY, TRUE SECOND FLOOR PLAN SCALE, 1/B" = l'-0" FIRST FLOOR AREA SECOND FLOOR AREA GARAGE FLOOR AREA = l':1,162 SQ. ST. = 20,220 SQ. FT. = 2 ,B':lb SQ, FT. TOT AL FLOOR AREA = 42,B1B SQ. FT GARAGE PARKING ARl=A = l!:>,':121 SQ. FT. (32 SPACES! NOTE:, i=NTIRI= BUILDING IS ACCl=SSIBLE, ALL DWELLING UNITS ARI= ADAPTABLE:. I I!! _J <D_~ ~ <[~:fl~ COo<t~ (3 Q u 11'1 -~!(~ -Q~,- _Jlli 2 ::t <Co30.. d ~ Ir! ~ z 0 ~ < - ~ o<[ Z z i -<[ n <[ 0 {0~ _J _J tl) <i Q_ -_JU oc fil oc ~ 0 w <[ffi 0 OC l)~ _J<[lL~ lL l) 0 . 0 ~ >-t--z z oc z~ 0 O O<e hl r= 2~ tl)W<[~ I= 0~ JOB NO, SCALE, AS S~OWN DRAWN BY, N. MURRIN DATE, OCT IB, 2011 COPYRIGHT REVISIONS, & '11-!2Y1-20'i...,1 SHEET NO, A3.2 ' -~ if ] ; ' "' a : ~· " " ' " " i l ,- ~ " 6 ,, ! 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TYPICAL □-- I I I I ELECTRIC VEHICLE [] ELECTRIC VEHICLE ELECTRIC VEHICLE [] ELECTRIC VEHICLE UP ' ' ' ' --------, --' ' ' ' ' ' --ELEY / · 1 1 I 11-""' """" / UF'' cc::J ELEV EQUIP .. 11'11":);f' \: : /Mf[0"f' \ C:::::J e1AIR"I ur~:i_r-r C::::::J \ 1 ---~-_1 ~L4:--_JL ---1 i cc::J cc::J i -t-: / II , \-"c __ J ' , =lJ=f""""""'C==r L_ -_J / -< J CORRIDOR cc::J " ' ll [ + 9'-0" CLG. MODEL FUi;:NITURE cc::J EMPLOYEE PA1KING GARAGE " ' ;,,, MEDIA CLOSET MEDIA ROOM cc::J cc::J '" ~~ ~ J 0 \_ / ' ( PRE%1r-t:; \ \ cc::J I ,_/ ..... 1J D 22 23 24 ~ 8 J □-· z D D [£] ' " N ' {) 25 20 27 ~ ~-28 2':l 30 31 32 NO -C: PARKING JJ~-( ~) '"~~ ---L :o ' ' ' ' ' ----------------J MAINTENANCE cc::J LINE OF FLOOR ASOVE, TYP ~ .---, .---, :/-.,-1!-) \ , \ , , __ , , __ , .......0 ' ' ' ' ' ' ' : •e'i ' ' ' ' I '. -- I ; I f "'1- 1 ! II ALZ..IEIMER'!!I STAFF LOJNGE cc::J / ' ( DRESSiN:::1\ \ cc::J I ' / ~ / /ii..-- -~J-, -------------------1 -------,--____ _ _____ / J I J 21 ~1~ -{L §) >-~ r7 - 20 19'-0" TYF, UON 19 V ~~ING// / / / / C ' ' ' ' T I I I I I A ~ ' ' ' ' L___ _ _______________ ] L _________________ I I); PLAN LEGEND: 8 = OCCUPANCY CLA55 NOTE: ALL ROOM5 NOT INDICATED ARE R2.I OCCUPANCY. ~ TRUE GARAGE FLOOR PLAN SCALE, l!B" = l'-0" FIRST FLOOR AREA SECOND FLOOR AREA GARAGE FLOOR AREA TOT AL FLOOR AREA = l':1,162 SQ. ST. = 20,220 SQ. FT_ = 2 B':16 SQ. FT. = 42,BlB SQ. FT GARAGE PARKING AREA = l!':>,'2121 SQ. FT. /32 SPACES! NOTE, ENTIRE BUILDING IS ACCESSIBLE, ALL DWELLING UNITS ARE ADAPTABLE. -" I I!! ~~ii [Q 8 <I'. J. G~O:ll =a~~ ;d lit a ':: 'I.Q~if .J 0 ~ ~ z 0 • ~~ < ~ ~ <( z z Qi --<t C) -<t o ro !!: _j _j u) <l Q_ _ _JU Ol fil ~ ~ 0 wu!R 0 (\/ rJ.. _j 1L lL -<e lL-<{ 0u 0 -w>-t-~ ~ Ol CS~ Ol O I:>--<tr~~ ~W-q~ r 0;1: JOB NO, SCALE, A$ 5HOlLN DRAWN BY, N. 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FT. , 42,B7B SQ. FT GARAGE PARKING AREA , IB,':121 SQ. FT. (32 SPACES! NOTE, ENTIRE BUILDING IS ACCESSIBLE, ALL DWELLING UNITS ARE ADAPTABLE. FLAT ROOF AREAS ➔ 12 FITCH j e, TYF. LI.ON. ➔ I I I ~ I I i SLOPED ROOF AREAS WITl--l SLOPE DIRECTION ~ N I!! ... _J <D_ ~ ~ -<[~:fl~ l1l ~ -<t :fl G ~~ -!If r- -O~ ~ -ll!t~:f -<Co30.. (5 i ~ z 0 • ~~ < ,-...,, ~ Q-<[ z <r! o ro~ _J tj) -<[ -_JU z::loco <[ ({) <[ ;a _J w u <I) o_oc ·~ lL <( lLU () u ()~ () >-f-z oc {\/ z ~ lL ()-<[ () I::~ I::~~ w <[ oc I:: ()~ JOB NO, SCALE, A5 SHOWN DRAIIN BY, N. MURRIN DATE, OCT 18. 2017 COPYRIGf-lT REVl5ION5, ffi 11,01-2017 5f-lEET NO, A3.4 ooi,;;-g,.s-LGL 'Hd ~tss v:::> ~<JN1m ooi ·;us 'JJTIH aooma:ll!I a10 Gt~ 7\7'9~1 17\i" ··-·· -------------------------------------. ~'¼~Ji!J lNOW>IVO "' "' " Q ii' ~ IL 0 ,_ "' z a I~ <J -,_ IL -)-IL>- ~1 w ,_ <I ii: IL a ,_ ,I 11 X ,_ I '1 w I G'. "' Q <( "' I 'V'l~0:117'V':::> 'C'V'997c!:l'V':::> '3nN31\'V' ..l. 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AUJNIN06 CARDINAL FAINT F004-BR23 METAL All..NING BRONZE l&T-II &TONE VENEER ELDORADO STONE DURANGO MOUNTAIN LEDGE !&T -2! CA&T &TONE ELDORADO STONE CAST &TONE TO MATC!-1 TRIM KELLY MOORE 1123 5Wl55 COFFEE I s1-1-if 51-!UTTER& ATLANTIC PREMIUM 5!-IUTTERS BOARD 4 BATTEN RED ~SIZI IMTL-I[ UJROUGl-!T MANUFACTURER VARIE& ALL IJJROUC,1-!T IRON TO BE POWDER COATED IRON COLOR, FLAT BLACK []EI] WINDOWS VINYL FRAME& 6RONZE ~ I!:! ___Jen_~~ '<1:~$~ Ul~<tm a u~ -~~ -O~r- ___Jf2jf '<1: a 3 cl i ~ z 0 ~ < ,-....,. ~ \.'J oi 0 Z <[2 --!0-; t-0 d) :.t <(_j_JU > -OCo w :::J <[ <( _Jroom ill \.') lL ii oc z oJ t-' Q wt-~ oc ~ z~ wOCO<e x <r ~~ w r <ej J06 NO, SCALE, AS 8~0llN DRAWN 6Y, N. MURRIN DATE, OCT 18, 2017 COFYRIC.HT 0 ;1 REV1510NS, ffi 1111-,011-·l•e,11.,, SHEET NO, A4.0A " ' .e ., 0 l ' ~ ' ' ~ ' ' " • ' rn ' ' ; " .w ~ ,° -~' ' ! .• ,, ' ,, 6 ,, ' 1 ' ! 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I ' M/UJ TOI ET _\_.J I / , I I i"'--1--'~I ~ ® OFFICE 2 COPY ROOM/ UTILITY □ OFFICE 3 CONFERENCE ROOM LEGEND, 1:::::;i--- 8 = OCCUPANCY CLASS NOTE, ALL ROOMS NOT INDICATED ARE R2J OCCUPANCY. 1)1 PLAN J' •I ; WJ/WJ ~ ~~7J7//~ /v~p ~,,} / ~/'✓ ~I /1//3, r:=1; 1/: / ; / // ~ ; / / / / / ' /; ( / / / / /:.I ;, / / /11 11/ ·"-//IJ/ .I; /, /// / i · / _/ // /i~r;1 ; ' ''// /,/ [/ -, : /.I-----• :;:t=--~- -, -I I I I I I I I I I I I I I I I I I I ~~-=====~ FLOOR PLAN °efP Ff.JASE I TRUE SCALE, 1/4" = 1'-0" TOTAL FLOOR AREA • 4,20B SQ. ST. NOTE, ENTIRE BUILDING IS ACCESSIBLE, ALL DUJELLING UNITS ARE ADAPT ABLE. ~ "' ui lo lil Q _J --.i-Q <[ ~ ~:.;; lfiijfil G ~, -Q -r--'~2t <Ca3 cl ~ lil ~ z 0 ~ < ,-....,_ w o.<:[ tj) - -<[ '-" -<[ i I Z l11 2 (L 0. tj) <i I _J _JU_ -OCo z ::) -<[ ia -<[ l1l u <I) _J '-" 1L ~ {L Z Ou_ OCi=t-~ ow z~ Oto<:[ _J 1L -r )- lL -<[ ~ <:[ t--r -<C j tj) 0 <:[ oc 11- lL JOB NO, SCALE, AS SHOllN DRAWN BY, N. MURRIN DATE, OCT IB, 2011 COPYRIGHT REVISIONS, ffi 11-01-2011 SHEET NO, A4.1 " ,g t l ~ ~ m , ~ " a ,, " 't J_' r ~ ~I j i' I' " '' ;i C \.I C d " s_ ' ' ! ,, ~ ~ 0 V-// JV UNIT FLAN C-34D I ---I ur l/ri/ ~ --·· -;::::;=,;, {0/ / 1/ / / ~ z !/J l~I ,8 '/, >; V / UNIT FLAN E-34D I ---I / ✓-V / w· ;~/ ~/ L___ ur ~ knm n / / ;; / / / / / / / / :: / / / / / / / ·-- :) 71] /I l;J I "I 'I ) ""'"'.;;I I I 'I . -. - /j ' ' I / / / / / ;; , / '/ / ;; ;; / / / /, [;;1 ~ ~V/ § TYPICAL r.-"c!f/1/// V w ~ , 7 / , ~//jV ½/4 . ........ / / 1/ 91/A.//I/ / / ½1/v / /1//2 .. // 1/ / // / / / , ., . , / . , I~~½, ~ / / / / 1/1// A /1-- . //, // , /,, ~.~~,~/ /l1//'I/Q:r1/ ~lk ' ' t <; ' ,, ' <; ii / //// / ,/ 1/1 ,/IY'./ 7 ~%//1///////~. 1/1/ff ::I /l/~~IJ l~tl/ [/_ ,1 L j 1:i / ~~- l\.1 FUTU I CAR GARAGE 1/ __ I~///// .. 1//, ,' yf}:5 // / / '' ' ,.,,,, --·~ ,; 0 FUTURE I CAR GARAGE 0 I I I I I I I I ~ ~ ------------c1£l --------------------------- I;! /i /, ii I/ 0 r 71] L ::,;I ... UNIT FLAN D-34D I ---I " II / :j 1 :1 ;1 / ~ UNIT J FLAN A-34 I ---I [] ;; ~~~~7 ?;-"-" ,;::·,-1/1/ 1/1/ ;'.! /I /I ;; " 1/ ~. ~;~z~I ... ,/ 1/ .... ...,/ 1/ ((~ "'") / ~ / I;; ;; / /, } ,, ,, • . j '..,I .... /:-\ /'' • . , / . ..., ,',' ,, ~!. 0, ~ : / / /4 ~ "' .,., , '· S ~ 1/V:: / F , / / ~~-~, . '/V·~ // / / // -~'½· / / ,:, /. / / // / 131"' 1/c / / rn/// ' . /_ ~ll~r:a~ // I ;: /[,//a /, I I I I I I I I I I I I I I I I FUTURE 2 CAR GARAGE mi -------JJi § . --·-· ·-·· , ___ -----~ LEGEND, 8 = OCCUPANCY CLA66 NOTE, ALL ROOM6 NOT INDICATED ARE R2.I OCCUPANCY, fl); PLAN .:VD FLOOR PLAN ?° PHASE 2 TRUE SCALE, l/4" = 1'-0" TOTAL FLOOR AREA = 4,208 SQ. ST. NOTE, ENTIRE BUILDING IS ACCESSIBLE, ALL DWELLING UNITS ARE ADAPTABLE. ~ "' I!:! _j <D_~ ~ <[~:fl~ (Q O ..( :R (JQO'\' -~!tQ -O~r--lllt 2 ::i: <Co31L cl ~ li1 ~ z 0 ~ < ,-...,_ N ill © <[ ~ :t z Q_ 0 • a<:( <[ ii co~ (j) ;;j_ _ju I _j z :::J (l{.o <[ co <ri _j ~ u; Q__ z lL <:t (\/ -0 u lL. I--0 w I-~ 0 ~ Z 2 _j Ck'. 0~ lL <[ L >- 1-L ~ <t ~ <ej 0 ;1 lL JOB NO, SCALE, AS SHOWN DRAWN BY, N. MURRIN DATE, OCT IB, 2011 COPYRIGHT REVISIONS, ,, LG, 11-01-2011 SHEET NO, A4.2 ! " " ·" ir .~ a g '" -~ [_ :~ ' C ·.\? ' ~ m . j ;~ ,- " • a , " C d ,, j iE '-' ci ~ 8 !! 0 _J I I L7 I ~ _J i 7 I j I I I ~--- 1 I (-- I L_ - i (----- " I L_ (----- --L ~ _ _ _J f t (----- ,------___J I I L 7 t f i _l__ --- 1 ---- 1 I I I I _______ _J ~ -__J I I I I ,J L 7 I I I I I I I I I " . " ' ~ ,- (----- --7 ~ ~ I _ __J'll L --,--+-, ~-7----I I I I ~ I L_ f . ·1 . . I . . . .. < I ''' ''' ' '[I] . ' . [I] . · 1 . . . . . . . . [I] . . . [I]'.''''. ''. '' ''' .......•. , ,,,., .•.. , .....•....•.... .. . . . .. , ' ..... , ~ """''"'" .. , . . ...... . " .. .. . . . . '. """' "' ' " . . . . . . . . . . . ' ' ' . " ' . ' ' " ' " . . . . . . . . .. ·.·' .·.·. · .. ·· .. ·· •· 1 ,·,,,.,, ''' · .. ·,, · .. ·.,, ... ,,. ··,, '' ·.·. ,·,· ·,· .. ,·,'·,[I]' '' '·.'' ·. '[l](I) . ·.·. .·.· ~ .·.·. [l](I) .·' '''·[I]•·.·.·'''·.·,··.,·, ',·,' . . . .. . .... ,' """" '" ·" ,. .. . . . . ....... . .. , ....... ' ,·.·.,·,, '.. ..... l:::El ..... · .. ·,··. . .. · ... ··.·• . .... '·.· . ........ ,., .... , "' "" ........ . t (-----~ .. I >1· FLAT ROOF AREAS t t ,------7 I (-----~ I I_ -----'\. --i- f I __ j Ll J i I I I I I I I t SLOPED ROOF AREAS WITf-j SLOPE DIRECTION ~ f -7_ ____ 7 i j i Ll I I ~ I I I I 12 I FITCf-1 s I TYF. U.O.N. ;-I - I I Ll I I J i Ll _I I I I I L __ J--,--1 1)1 PLAN TRUE I I (-----~ I I I L -------__j ROOF PLAN SCALE, l/4" • l'-0" TOTAL FLOOR AREA • 4,206 SQ. ST. NOTE, ENTIRE BUILDING IS ACCESSIBLE, ALL DWELLING UNITS ARE ADAPTABLE. ~ N I!:! __j <D_~ ~ -<[~:fl ~ ~8~~ -~ltQ -n~,... --1 llt 2 .. -<Co3iE ~ ~ ~ z 0 • ' " ~ < ,-...._ \.') Qi z -<[ () -(Q !!, ,, Q d) :.t z _,l _,l u -<e :::l oc~ _,l {il -<( Ill (L O <I) 1L \.') 1L ~ 0 ~ 0° t--0 wt-~ oc Y.. z~ Ct'. 0 <{ -<C I::>-I:: Y.. <{ <Ci 0~ JOB NO, SCALE, A5 51-lOWN DRAI/J'.I BY, N. MURRIN DATE, OCT IB, 2011 COPYRIGI--IT REVISIONS, & 'il-0·,-2011 SI--IEET NO, A4.3 I • l I I I I ! J ! -a • 8 ~ ti . ti ~ .I TOP OF RIDGE TOP PLATE HEADER HEIGHT, TYP '!: m " <>I "' -. "' TOP OF SLAB I CA51TA I 1/2",l'-0" TYPICAL ROOF TOP MECHANICAL UNIT LOCATION 1/2",1'-rZl" I ·······•11 .. I CA51TA I I CA51TA I 12 PITCH I TYF, UON B I OFFICE I IHAlll ITOllET I I 1a ·.,u Iii '" n ·,. ·.-_.... I' " " ·•111 .,. ·u· . ,,,, 11----------- ·•· • ,r ' , , mov " •-, \ \ • !' )" , H cm= ;, ,,, ""' ,1 IL'>, ·•'="~ 11;;-l\V '~~--:;_~:~ :1Jl:.'.,'.;? SECTION A-A SCALE, 1/4" = 1'-0" ~ N t!l -ld)-~~ -<(~:fl~ lll~-<t:R G ~'\\ -~Q -Q~,- _j~~:f -<Ca30.. cl ~ :ii ~ z 0 ;i < ,-...._ '-" ~ i z z ro2 Oo(j)<f t--_J _Ju 0 -OCn w:::J<C-<t (j) ru o!R \') \') lL fit z z oj -t---Owt--~ _J v._ z~ :::J al O -<t (1)<[2~ r <ei 0 ;1 JOB NO, SCALE, A5 5HOWN DRAUl'-1 BY, N. MURRIN DATE, OCT IB, 2017 COPYRIGHT REV15ION5, A\ 11'1 •. ,e,•1-2·6,11!1 5HEET NO, A4.4 PRELIMINARY TITLE REPORT FIRST AMERICAN TITLE INSURANCE COMPANY 4380 LA JOLLA VILLAGE ORIVE, SUITE 200 SAN DIEGO, CA 92122 (858) 410-1303 ATTN.: DIANNE LIVINGSTON CUSTOMER REFERENCE: MV-4046827 (06) LEGAL DISCRIPTION REAL PROPERTY IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CA; IFORNIA, DESCRIBED AS FOLLOWS: LOT I OF CARLSBAD TRACT NO. 97-13-1 CARLSBAD NORTH PHASE I, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF N0.14926, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 15, 2004. APN: 209-120-01 GROSS LAND AREA 6.38 ACRES CITY OF CARLSBAD GENERAL PLAN AMENDMENT, ZONE CHANGE, SPECIFIC PLAN AMENDMENT, CONDITIONAL U.SE PERMIT SCHEDULE "B" EASEMENTS & AN EASEMENT SHOWN OR DEDICATED ON THE MAP AS REFERRED TO IN THE LEGAL DESCRIPTION. FOR: PUBLIC ACCESS, SIGHT DISTANCE CORRIDOR AND INCIDENTAL PURPOSES. A ABUTTER'S RIGHT OF INGRESS AND EGRESS TO OR FROM LOT I IN ANO TO FARADAY ADJACENT THERETO, EXCEPT ACCESS OPENING HAVE BEEN DEDICATED OR RELINQUISHED ON THE FILED MAP. M THE FOLLOWING MATTERS SHOWN OR DISCLOSED BY THE FILED OR RECORDED MAP REFERRED TO IN THE LEGAL DESCRIPTION: GEOTECHNICAL CAUTION AND VARIOUS NOTES AND RECITALS. A AS EASEMENT FOR PUBLIC UTILITIES AND INCIDENTAL PURPOSE, RECORDED NOVEMBER 9, 2006 AS INSTRUMENT NO. 2006-0800401 OF OFFICIAL RECORDS. IN FAVOR OF: SAN DIEGO GAS AND ELECTRIC COMPANY, A CORPORATION. AFFECTS: THE LAND -NOT PLOTT ABLE ~ A PERPETUAL EASEMENT FOR SEWER L;INES. PIPELINES AND INCIDENTAL PURPOSE, RECORDED FEBRUARY 26, 2009 AS INSTRUMENT NO. 2009-0095509 OF OFFICIAL RECORDS. IN FAVOR OF: THE BUENA SANITATION DISTRICT AFFECTS: THE LAND PROJECT DATA MAIN BUILDING CONTRACTOR TYPE =VA-BUILDING IA -PARKING GARAGE OCCUPANCY GROUP = R2.I, A-2, A-3, B AND S-2 SPECIFIC PLAN THE SUBJECT PROPERTY IS LOCATED WITHIN THE "CARLSBAD OAKS NORTH" BUSINESS PARK SPECIFIC PLAN -SP 211 FLOOD ZONE DESIGNATION FLOOD ZONE: X MAP NUMBER: 06073C079G EFFECTIVE DATE: MAY 16, 2012 NOTE: THE PROPERTY IS DEFINED AS "AREAS OF 0.2% ANNUAL CHANCES OF FLOOD; AREAS OF 1% ANNUAL CHANCE FLOOD WITH AVERAGE DEPTHS OF LESS THAN I FOOT OR DRAINAGE AREAS LESS THAN I SQUARE MILE; AND AREAS PROTECTED BY LEVEES FROM 1% ANNUAL CHANCE FLOOD". BASIS OF BEARINGS THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARING N52'10'48"E FOR THE CENTERLINE OF FARADAY AVENUE, AS SHOWN ON CARLSBAD TRACT NO. 97-13-1, CARLSBAD NORTH P[HASE I, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO THE MAP THEREOF NO. 14926, FILED IN THE OFFICE OF THE PUBLIC RECORDER OF SAN DIEGO COUNTY, DECEMBER 15, 2004. BENCHMARK DESCRIPTION: 2" ALUMINIUM DISC STAMPED GPS CONTROL PT. 2002. LOCATION: IN SIOEWALK NORTH SIDE OF PALOMAR AIRPORT ROAD, 300-FEET WEST OF MELROSE DRIVE. RECORD FROM: R.O.S. NO. 17271 (PT. NO. 71 ELEVATION: 444.00 M.S.L. EARTHWORK CUT: FILL: EXPORT: ZONING 106,986 SQ 131,732 SQ FT 5,425 CY EXISTING: P-M PLANNED INDUSTRIAL PROPOSED: (0) OFFICE LAND USE EXISTING USE: VACANT PROPOSED USE: COMMERCIAL SENIOR LIVING NUMBER OF STORIES = 3 STORIES OVER UNDERGROUND PARKING GARAGE BUILDING GROSS LIVING AREA = 128,745 SQ FT PARKING GARAGE = 32,078 SQ FT MEMORY CARE BUILDING CONTRACTOR TYPE =VA-BUILDING IA -PARKING GARAGE OCCUPANCY GROUP = R2.I, A-2, A-3, B AND S-2 NUMBER OF STORIES = 2 STORIES OVER UNDERGROUND PARKING GARAGE BUILDING GROSS LIVING AREA = 432,749 SQ FT PARKING GARAGE = 15,921 SQ FT MARKETING COMPLEX CONTRACTOR TYPE =VA PROVIDERS • cf ' I ' ' ' ' cl' , ,- OAKMONT OF CARLSBAD PRELIMINARY GRADING AND DRAINAGE PLAN LOT 1 OF TRACT No. 14926 ' ~, ~ ~v;,- ,~ 1.,1 I I I I I I I I I I l i ~-- ' '""'~ ' -- : 1v·lll• .,,,-BUILDING 3-M ' v, •~' --, ' -' -· -' S ,r,;;, 1' -" . ..> PAD•254.93 ' ' ~ y ' ' -C::'.;. _v--' \ \ , - ' ' -='-' ,~~ - , • • I • • I 1 'BUILDING : 13 STORY)NDENT LIVING , \ ' -' . 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' /-/ '-"_,,,..,,, .... -/ \ -/ --~.,,,.. .,,,. l,.11'~-t,~1!,;-~ .,,,,-/ -· / ----_,, / ~ ,>' ,' -----' .r' ✓-, ,,o / ---------'✓" ,, . __...,.-/ __...,.-_.P' ,,..,,. , ,.,. ,.-,v ,.,.,,. / _./ --_...,, ,• ,.;,;;:.'/ .,,,.--,,;;,, / .,,,. .,,,. -,,. / .,....,-~ / ,,-;; .,,. APPLICANT UNIT SUMMARY EARTHWORK SUMMARY KEY MAP SCALE; I "e40' 3 OCCUPANCY GROUP = R2.I, AND B OR U NUMBER OF STORIES = I STORY BUILDING GROSS LIVING AREA = 4,208 SQ FT PARKING GARAGE = 1,130 SQ FT WATER: SEWER: CARLSBAD MUNICIPAL WATER DISTRICT CITY OF CARLSBAD OAKMONT SENIOR LIVING 9240 OLD REDWOOD HWY WINDSOR, CA 95492 MAIN BUILDING A -STUDIO = 15 UNITS CUT: 20,622 C.Y. FILL: 15,197 CY SHRINKAGE ON FILL (10%): 1,520 C.Y. EXPORT: 3,905 C.Y. PROJECT FAR: TOTAL LOT AREA: PROPOSED BUILDING COVERAGE: PROPOSED LANDSCAPE AREA: EMPLOYEE EA TING AREAS: (INTERIOR/EXTERIOR TOTAL COMMON AREA: PRIVATE OPEN SPACE: TOTAL AREA OF RESIDENT STORAGE: TOTAL UNDEVELOPABLE AREA: ANTICIPATED DAILY TRAFFIC TOT AL DAILY TRIPS: PEAK AM HOURS: PEAK PM HOURS: DAILY AVERAGE: NOT APPLICABLE 277,953 SQ FT 24.5% (68,035 SQ FT) 41.9% (113,289 SQ FT) BLDG. I = 428 SQ FT BLDG. 2 = 335 SQ FT 44,174 SQ FT 5,280 SQ FT (66 DECK/PATIOS) 11,500 SQ FT (LOCATED IN GARAGE) NOT APPLICABLE 455 (175 BED X 2.60 ADT/BED)' 33 (0.19/BED PER ITE TRIP GENERATION, 10TH EDITION)' 46 (0.26/BED PER ITE TRIP GENERATION, 10TH EDITION)' '(SEE TRAFFIC STUDY FOR PROJECT) SCHOOL: CARLSBAD UNIFIED SCHOOL DISTRICT PHONE: AT&T CABLE: AT&T/SPECTRUM GAS: SEMPRA ELECTRIC: SEMPRA PARKING ANALYSIS PARKING ANALYSIS CALCULATIONS SURFACE MAIN BUILDING = 64 SPACES = 67 SPACES CARE CENTER MARKETING COMPLEX TOTAL = 32 SPACES (EMPLOYEE PARKING) = 4 SPACES = 167 SPACES (6) ACCESSIBLE SPACES PROVIDED (167) TOTAL PARKING SPACES PROVIDED PARKING REQUIREMENT CALCULATIONS ONE PARKING SPACE PER 3 BEDS (175 BEDS TOTAL) 2 ADDITIONAL SPACES = 39 SPACES = 2 SPACES TOTAL REQUIRED = 61 SPACES ATTN: HANNAH DAUGHERTY (707) 535-3211 OWNER TECHBILT CONSTRUCTION CORP. 3575 KENYON STREET, SUITE 200 SAN DIEGO, CA 92110 ATTN: TED TCHANG (619) 223-1663 SITE DATA I. THERE ARE NO EXISTING STRUCTURES ON SITE. 2. THERE ARE NO EXISTING RAILROADS ADJACENT TO SITE. PROPOSED SEWER DEMAND INDEPENDENT LIVING MEMORY CARE MODELS/MARKETING TOTAL SEWER IN EDU 860 DFU 172 DFU 230 DFU A -STUDIO B -STUDIO C -STUDIO D -STUDIO E -STUDIO SUB-TOTAL UNITS SUB-TOTAL BEDS CARE CENTER BUILDING AAZ -STUDIO AZ -STUDIO AAZ -STUDIO CZ -STUDIO SUB-TOTAL UNITS SUB-TOTAL BEDS MARKETING COMPLEX = 14 UNITS = I UNIT = 45 UNITS = II UNITS = 9 UNITS = 98 UNITS = 98 BEDS = 38 UNITS = 8 UNITS = 4 UNITS = 2 UNITS = 52 UNITS = 54 UNITS A -STUDIO = I UNIT C -I BEDROOM = I UNIT D -2 BEDROOM = I UNIT E -2 BEDROOM = I UNIT SUB-TOTAL UNITS = 4 UNITS APPLICANT CIVIL ENGINEER ENVIRONMENTAL; 151 UNITS X 1.00 EDU/UNIT= 151 EDU SUB-TOTAL BEDS = 6 UNITS OAKMONT SENIOR LIVING ALLIANCE LAND PLANNING AND ENGINEERING OAKMONT SENIOR LIVING FARADAY '< '< p ~ ~ ~ '?- ,,o~,J,IL ' I ~II'~ l;,; ?~1.011,W ~ ----· Vicinity Map NO SCALE LEGEND -• • -• • -PROJECT BOUNDARY PROPOSED LOTLINE ---o---PROPOSED DRAIN LINE LANDSCAPE ATRIUM DRAIN INLET GRATED DRAIN INLET ---W---PROPOSED WATER LINE ----W--~ -EXISTING WATER LINE PROPOSED SEWER LINE --------PROPOSED RETAINING WALL PROPOSED PERIMETER WALL ----S----EXISTING SEWER LINE EXISTING CURB & GUTTER • -, · " ·· •. ,. SIDEWALK I\, s: s: s: I CROSSWALK ----------------AIRSPACE LINE -77-,--m.,--DAYLIGHT LINE --------TOP/TOE OF SLOPE 0 (322.22) JI;;;\ CUT/FILL LINE EXISTING TREE (TO REMAIN UNLESS OTHERWISE NOTED) EXISTING ELEVATION CURB RAMP EXISTING STREET LIGHT D.F. DEEPEND FOOTING F.S. FINISHED SURFACE G.B. GRADE BREAK ROOF DRAIN EXISTING EASEMENT □ W#IIIII~ ///// ///// ~~~--x:,---,---x~ IX ---j'Z >< >< Ji. '' ··-~<>>-<> l' :,(_.; >y'<,.( TRASH ENCLOSURE 50 MPH LINE OF SIGHT RESTRICTED AREA. NOTE: NO SLOPE, SHRUBS, PLANTS, OR OTHER OBJECTS THAT BLOCK THE DRIVERS VISION SHALL BE OVER 30" ABOVE THE HEIGHT OF THE STREET IN THE SIGHT DISTANCE AREA SHOWN, ACCEPT IN THE THE SIGHT LINE FROM THE WESTERLY DRIVEWAY AS NOTED UNDER'. EXISTING ABUTTERS RIGHTS OF ACCESS RELINQUISHED PROPOSED ABUTTERS RIGHTS OF ACCESS RELINQUISHED STORM WATER STORAGE WATER DEMAND PROPOSED FIRE DEMAND 151 UNITS X 250 GPO/UNIT =37,750 GPO TOTAL SEWER DEMAND = 9240 OLD REDWOOD HWY 2248 FARADAY AVE 9240 OLD REDWOOD HWY 153,297 GPO 220 GPO X 151 EDU = 33 220 GPO GRAND TOTALS WINDSOR, CA 95492 CARLSBAD, CA 920064 WINDSOR, CA 95492 :, ' (707) 535-3200 FAX (707) 535-3299 (760) 431-9896 (707) 535-3200 FAX (707) 535-3299 i INDEPENDENT LIVING MEMORY CARE MODELS/MARKETING MASTER DRAINAGE BASIN; 3,625 GPM UNITS = 151 UNITS t; 2,125 GPM 23.7 UNITS/AC ARCHITECT LANDSCAPE ARCHITECT Ill~ 1,500 GPM BEDS = 175 BEDS ALI IQBAL LANDESIGN GROUP 9240 OLD REDWOOD HWY 3344 GAVENSTEIN HWY NORTH CARLSBAD OAKS NORTH BUSINESS PARK WINDSOR, CA 95492 SEBASTOPO, CA 95472 ~ I POST 0100 =22.5 CFS (707) 535-3200 FAX (707) 535-3299 (707) 829-2380 FAX (707) 892-3417 ~ I 2248 FARADAY AVE SHEET OF CARLSBAD SHEET I!! --CARLSBAD, CA 92008 PLANS PREPARED BY: ,soFrss1 PLANS PREPARED FOR: BENCHMARK PROPERTY OWNER: 1 CITY 3 I;; TEL: ((760)) 431-9896 ALLIANCE LAND PLANNING & ENGINEERING INC ,.,~")-/2,,,. F. v~~< SAN DIEGO COUNTY PUBLIC WORKS BENCHMARK NO.: I FAX: 760 431 -8802 · I;, 1/..00 ~0-, " OAKMONT OF CARLSBAD ADAY AVE CARLSBAD CA 92008 -• 0 "' ,, §0/i-'i! 1~'iiURNEY ROAD l~:i) Ft3~-9896 ., ' :§ ' NO. 61297" ~ APPLICANT NAME: OAKMONT SENIOR LIVING DESCRIPTION; 2 ALUMINUM DISC STAMPED GPS CONTROL PT. 2002 OWNER NAME: TECHBILT CONSTRUCTION CORP. PRELIMINARY GRADING AND DRAINAGE PLAN VAL_ENCIA, CA 91355 . • "EXP :~:0-1S/, .!{} STREET 9240 OLD REDWOOD HWY, SUITE 200 LOCATION: IN SIDEWALK NORTH SIDE OF PALOMAR AIRPORT ROAD, STREET 3575 KENYON STREET, SUITE 200 SAN DIEGO COUNTY, CALIFORNIA II! TEL. (661) 799-2760 PLANS PR71EeARED UND/R DIRECTION OF. ~,"" 4 ADDRESS WINDSOR CA 95492 300-FEET WEST oF MELROSE DRIVE. ADDRESS SAN DIEGO CA 92110 1 FAX: (661) 254-1929 .,,. <#'' ' ' 2740 FARADY AVENUE . ,z.. / oc CALI' ATTN: HANNAH DAUGHERTY (707) 535-3211 RECORD FROM: R.O.S. NO.l 7271 (PT. NO. 71 ) ATTN: TED TCHANG (619) 223-1663 I CIVIL ENGINEERING • LANO PLANNING • HILLSIDE DESIGN • SURVEYING I / V 7 /3o 18 ELEVATION· 444 00 MSL CARLSBAD, CA 92008 0 JASO~ F. )(!ROOM NO. 61297 DATE . . ALLIANCE LAND PLANNING & ENGINEERING INC. I: \CAD\1672\GRADING\PRELIMINARY GRADING\1672_GRADING_DRAINAGE_PLAN-SHT 01 .dwg PLAN PREPARATION DA TE: 7 /30 /18 '. i, OAKMONT OF CARLSBAD PRELIMINARY GRADING AND DRAINAGE PLAN LOT 1 OF TRACT No. 14926 LEGEND PROJECT BOUNDARY PROPOSED LOTLINE PROPOSED DRAIN LINE LANDSCAPE ATRIUM DRAIN INLET GRATED DRAIN INLET e (322,22) -LJ~'§. ~ EXISTING TREE (TO REMAIN UNLESS OTHERWISE NOTED) EXISTING ELEVATION CURB RAMP ... •·-:::.•· ,~/·····.;:;-~ . ··.:----~~-. ··.-~-.. .. . .. --~ .. -·----------.. --- ---w--- -w- PROPOSED WATER LINE EXISTING WATER LINE PROPOSED SEWER LINE PROPOSED RETAINING WALL PROPOSED PERIMETER WALL D.F. F.S. G.B . EXISTING STREET LIGHT DEEPEND FOOTING FINISHED SURFACE GRADE BREAK / .-.---. / .. • ..... --. .-...-.. ···· ··~···· --~:=.~~. -:.:i .. --------~:'..~: -_ ·::_-_·. /--· ~ ·./<, .... ·~: /,"/.··.-/.-,.--~----'l."" / ........ ./ : .. ··' . :----,,~.. -::.:"- _ /::,.-/ / ~i:i'~ ;,if sf£--; .. ,/· ---· --,·. 1// . _/-,/// :0'b~t '/ . . . · · io" · • • • .• ·~· . . . . . ·~... . / -, ,/ / /' / --/ ,,-·". ·,--·/ .. · • · . ·· io"' : ...... .... · /.-_,.,. _ _,-_,,,. /.- -_/---._:> · _ _,,. - ·~ff-:.< ' -"> ~-/>-' . -·' .. -· / I ... /" . ,. I / / /" / I / i ,' I ,/ i/1 -' I I I .' / • , . I I ! I I I I / • _/ __ / _,,,. /J / / / / / / / / ,· / / /, ✓ • ,.. .-· r' I I / // / / / / ,/ /0 ///. • • _, ___ --· __ ...... --_,, -c..c..: I 1 / , , ! / I / • / --· .--· ()'j...l · / I/ _/ I '/ / // .• _/' ,,,---,.--___ _, "_ ... ·· / 1,, / / / I / /I.-/ / __ / // / _/ __ // ,,--· ,,--. I _,,,11 .,;J;.-.·/ //··,.--{-.. -· I .' 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I ! , ___ _ -Af!;1 \ 2Rn "~ -~~ I, 11 i I I i 'I I t;; I ' ! 11 _ I I ~!jgj..-1-.. ~ I ol I I ,:--,._; · I II v1 "'I. · '--! i i Ni j -._i-0! i / _,1 I ! 11 1N: LO' I l..() I . 111 . 1N ; lO / I I ! I I I , I I I I I I Ii ''< Ii \ R/W 84' 10' 32' ___ ,- .·· . ---.. ----:--. "----.- ·.~~·· ------ ~---· \,\ / . )\ 32' 10' R/W --, . -I VARIES VARIES O' TO 4.5' 7-VARIES O' TO 4.5' '-"==---.J 2.00% _L ½·!d L':r;c::: -----=-=:... _ _ _ _ _ _ 2. 00% --------------=====--======h7'.ti~ O' TO 4.5' EXIST· SIDEWALK FARADAY AVENUE NOT TO SCALE (PER DWG 415-9C) XIST SIDEWALK R~ 8f R~ 10' 32' 32' 10' O' TO 4.5' O' TO 4.5' -~ VARIES O' TO 4.5' VARIES 1 VARIES ~ !.QQ.% = h sii-J<'.I: ::>f'S;',$-.,,L __ ==--------------------== . .., . EXIST· SIDEWALK ALLIANCE LAND PLANNING & ENGINEERING INC. EL FUERTE STREET XIST SIDEWALK CURB I ~ I-14' 2% NOT TO SCALE (PER DWG 415-9E) 28' .. 14' r 2% CURB I 1 2% ~{_ )_c~L.)y if \COMPACTED SUBGRADE A,C, PAVEMENT BASE COURSE PRIVATE DRIVE 2248 FARADAY AVE. CARLSBAD, CA 92008 TEL, (760) 431-9896 FAX,(760) 431-8802 27451 TOURNEY ROAO SUITE 140 VALENCIA, CA 91355 TEL: (661) 799-2760 FAX, (661) 254-1929 ··----. NUI IU SCALE PLANS PREPARED BY: ALLIANCE LAND PLANNING & ENGINEERING INC. 2248 FARADAY AVE., CARLSBAD, CA 92008 (760) 431-9896 PLANS PREgARED UNDER DIRECTION OF: - CIVIL ENGINEERING • LAND PLANNING • HILLSIDE OESIGN • SURVE~NG >-z. 7 /30/18 JASO~ F. )QROOM NO. 61297 DATE I: \CAD\ 1672\GRADING\PRELIMINARY GRADING\ 1672_GRADING_DRAINAGE_PLAN-SHT 02.dwq ~~:> <~," · It I / ' \ \ _/· ;'?;.\ \r:,'t-<? ··:." ts '· 00~~~ SEE ,//' PROJECT~ BOUNDARY ! . POOL 260.00 FS 260.5 TW 256,0 BW I a ~60.00 FS : 2% PROP. f ,,...,.,.. (7:'."-~,z:::,,~ EXIST. SIDE:~~~-:-;t-~)jt:,:~r~.-.,:,-,-, ,•-''.//.,//,.'0-',YI;,; ·' 0,. GRADE\. ,,;/,:,.-,·.'-<.ts·<·'·,,:1,, _ _,, PROP. •· ·•' ;; _.. ·••.,;<• .. "•.,, ,,., ... RETAINING .-r·_;._'.((Sff;~?'.'.:'l',',~'.<"" I WALL SECTION A-A SCALE, 1"-20' PROJECT~ BOUNDARY :1 EXIST. .4·::df'.-}i;. -. -, , PET PARK 253.0 FS 256.50 TW 253.00 FS . ' !(-- ' __ .. . ' . ' / . -.. O .C _.-c ·o• {. ·. " . ---. ,L"t:) ___ ... --~--4,,G:i---·· --'.<L.:., .. ..--:~~. ···~· ··~----:,'?' ~ ' · <> · · .. • .. fr:'08•• )' 9:>· ___ ,. ... --.,• ,_---··-.1T.:::::,..,, u/t>, i;,,..-·· •.• _ ...• -~ ·-,/: V, ·-' ~~ .. . ......... (,,,7{00, 8 SHEET -• .. Cf . f,]fJ) . ~7.50~ · · 2SS~ . .. ·•• .. _______ .j-,254,tj Jc;. _,, ---2~G '-V/" ,~e••· .. ------ _///,- / ~/"' s 'l-s• "~'"\ '1,10'o· \ \, \ / // 256.0 TW 251.0 BW 260.5 TW 250.0 BW PROPOSED~.---..: TRENCH DRAIN CONNECT To----- BUILOING SUMP ., / '- 2' DEEPENED FOOTING 3' DEEPENED FOOllNG '· BUILDING 1-IN'OEPENDENT LIVING ASPHALT ELEV PER PLAN MANHOLE ·---- 2' DEEPENED FOOllNG ""' ..... 3 BASE LAYER EARTH BACKFILL ACCESS RISER~ 24" OR 48" CMP ------:---\.. 5•:1I PERFORATED (CONTECH) PER PLAN VIEW GRAVEL FILl:c------- (3/ 4" ROCK) INLET SD •i" C ' • , -, -~-- l';'i"'~~;~:v~;FLOW PIPE • il@II • 12" MIIN -OUTLET PIPE INVERT ELEV PER PLAN 8" MIN 6" PERFORATED IMPERVIOUS BASE SUBDRAIN LINVERT PER PLAN ORIFICE SEE DETAIL HEREON CONTECH DETENTION CHAMBER NOT TO SCALE =~==· 210: ,., .. ······. ·····• . 215. :-cc:~-~=.::c.::·•, ... -,, -- ?rs~ ~-...._, "::- -----. ~· "·. ", ·, ' -~-. •,, --._ __ . ·,.__ "-. \ "'-~.,,.. <:> : 7 ' : ~ "PVC THREADED FEMALE COUPLING 6" py,._, SUBDRAIN O 0 3"MINIQ == CLASS II PERM STORAGE LAYER 0 ~. " "1 ORIFICE DETAIL NOT TO SCALE ·-, _ ·. •• -------", • . ' ··'--, "PVC THREADED MALE END CAP (FPT) • '· . --. ·, "·-~ ·. ----, . • °"'---., ' ' '· ·--,, ---,---__ ·----.... ·----.. _<· .. ·--..., .. --, ',.._ "•-. ... "'-. •, ·,, ---"··,,""-'--., ---.... ·----~ -. __ ___ PATENTED PERIMETER VOID AREA WETlANDMEDIA BED -. -----.. " ... , DRAIN DOWN UN£ • --S--EXISTING SEWER LINE ---.= EXISTING CURB & GUTTER · · ·· · · •· · ,. • . "'-b SIDEWALK l'\S:SSJ ® --· LJ W#l&#A ROOF DRAIN EXISTING EASEMENT TRASH ENCLOSURE 50 MPH LINE OF SIGHT RESTRICTED AREA. -~-~-. · ....... · ···... -22/l........e_ -· --"',"-•. ~-- .. CROSSWALK AIRSPACE LINE DAYLIGHT LINE TOP /TOE OF SLOPE NOTE: NO SLOPE, SHRUBS, PLANTS, OR OTHER OBJECTS THAT BLOCK THE DRIVERS VISION SHALL BE OVER 30" ABOVE THE HEIGHT OF THE STREET "·---., ---. --' . -------' C/L • · CUT/FILL LINE -.. _' --- IN THE SIGHT DISTANCE AREA SHOWN, ACCEPT IN THE THE SIGHT LINE FROM THE WESTERLY DRIVEWAY AS NOTED UNDER'. -----225_...,.., ///// ///// EXISTING ABUTTERS RIGHTS OF ACCESS RELINQUISHED --, ___ -. __ . -- '•, ""··-. .._' -----------> . .. ~ .. rE~~N; so'~Tk~ '• ·-.TO 1;3_~ R.~~ovrn.··:---->-~~---.. ' . .............._ ·,, . ·---, Oun£T PIPE SEE NOTES ·--.' lJ!H---PRE-l7Lm1 CARTRIDGE -. ·,. ' . -------· -·. ----. . IBBm / / PROPOSED ABUTTERS RIGHTS OF ACCESS RELINQUISHED STORM WATER STORAGE (CONTECH DETENTION CHAMBERS OR APPROVED EQUIVALENT) / / / ' ' I ! I I ! I I . -. ... ! •• ' ·-,._ I -.. txiSnNG MH, TO RE:fiAIN / .. "-9ALLOWA8lf =~~--1 CFS- ... ' /. ~OST Q100~ ~23~ ·-~ .. ·•·· ........ · / EXIS11NG· PciL[UTldN _ CONIROL BASIN No.3· TO BE ABANDONl;D .- BUT TO REMAIN (TYP.) :---.. ~ .._..._ /"'EXISTING HEADWALL .• :· A.ND RIP~RAP . -. . . . < "::.'\ I • EXISTING LOW FLOW TO BE PLUGGED AT MH & ABANDONED yc,;.,..-~EXI.S]NG ~HI i I i 11 i Y-.:i:rx·y _ .. PER DWG. No.415-9C (SHEET 20) <:., /;; !P=~t.~N/ ') IJd~NER SIGHT DISTANCE ·• ', • .· _, ' . ' ·· ..) .550l ~PH DESIGN SPEED '--,_ '-. ~LUG __ E)(l::>TlNG ____ , j ! / / / ,-: ✓--~---,./ ,VJ \ '\ii"" / \0 ~/"' , . · .~' ·• · .1/ ft fD /'1-"' i's""\,>1<t .,., ... .. .. \ \ r" "'"I', .., // • >;,/ :>:a,w,,;,;; •\'i'" / s<i: / /. '>: 1/ ,,...-;; 1c '(<-o>i<•\. \.. / ~-i. / • ~,, -;:;;::' t,,~:1'o \,~0 91 ~,s!)~\ \x, 6 7,1 s \t. ~ ~~\'J l'?-,c 1r:(, , .. (25J.~ , 'l',o it'"o >.:1/"tJ:';;.\~),c\ /' '-../4!~ i~0 . ., ,?"// (2sJ.27)FL '-sl\J 1/ o"'" / 'I-• -i.•ti<•"c / <'\.-::> V ~ \ ✓ "'"" "'""" ,s s ./ ,c:'.;.~ef X' /J , ' '..; ,, / ¼"~l'-i. ~s·•"~~•~ ~?s • ,, .,(\ "-----,,,....._,__\ / \ '::, ,,1(', bi (Wfl ,'\\J,. 6' RILL ORIFICE HOLE AT FLOWLINE OF END CAP PLAN VIEW VEGETATION~ Pl.ANT ESTABLISHMENT MEDM 1r • :1S" '\€' _, C.(L INLET PIPE LEFT END VIEW 8/0FJLTRATION C/L rHATCH • '\€' FLOW CONTROL RISER j ·t" £53,0 FS GRADE>,,-;.:':-:.>,;::,·\ -</1; -::-,?f rf:'f{><,:r•···,.· PROP. RETAINING WALL ~L , j J_ I I 6!. I L6· ~I .·--,·-0··--.-.~----·1 'j-"~· 11 i --··4-t SECTIONB-B SCALE, 1"-20' TYPICAL STORM WATER STORAGE ·-~~ ~,-, .. l'IUI ru SCALE PLANS PREPARED FOR: APPLICANT NAME: OAKMONT SENIOR LIVING STREET 9240 OLD REDWOOD HWY, SUITE 200 ADDRESS WINDSOR, CA 95492 ATTN: HANNAH DAUGHERTY (707) 535-3211 APPLICANT OAKMONT SENIOR LIVING 9240 OLD REDWOOD HWY WINDSOR, CA 95492 (707) 535-3200 FAX (707) 535-3299 ARCHITECT ALI IQBAL 9240 OLD REDWOOD HWY WINDSOR, CA 95492 (707) 535-3200 FAX (707) 535-3299 BENCHMARK CI\IIL ENGINEER ALLIANCE LAND PLANNING AND ENGINEERING 2248 FARADAY AVE CARLSBAD, CA 920064 (760) 431-9B96 LANDSCAPE ARCHITECT LANOESIGN GROUP 3344 GAVENSTEIN HWY NORTH SEBASTOPO, CA 954 72 (707) 829-2380 FAX (707) 892-3417 SAN DIEGO COUNTY PUBLIC WORKS BENCHMARK NO.: DESCRIPTION: 2" ALUMINUM DISC STAMPED GPS CONTROL PT. 2002 LOCATION: IN SIDEWALK NORTH SIDE OF PALOMAR AIRPORT ROAD, 300-FEET WEST OF MELROSE DRIVE. RECORD FROM: R.O.S. N0.17271 (PT. NO. 71) ELEVATION: 444.00 MSL RIGHT END VIEW ELEVATION VIEW PRETREA TMENT/DISCH/lRGE ' ~ EN\IIRONMENTAL; OAKMONT SENIOR LIVING 9240 OLD REDWOOD HWY WINDSOR, CA 95492 BIOFITRATION UNIT (MWS L-4-6, OR EQUAL) ~ "' (707) 535-3200 FAX (707) 535-3299 PROPERTY OWNER: OWNER NAME: TECHBILT CONSTRUCTION CORP. STREET ADDRESS ATTN: 3575 KENYON STREET, SUITE 200 SAN DIEGO, CA 92110 TED TCHANG (619) 223-1663 NOT TO SCALE GRAPHIC SCALE 2D 0 2D 20 40 ( IN FEET ) 1 Inch = 20 ft, SHEET 2 CITY OF CARLSBAD SHEET 3 OAKMONT OF CARLSBAD PRELIMINARY GRADING AND DRAINAGE PLAN SAN DIEGO COUNTY, CALIFORNIA 2740 FARADY AVENUE CARLSBAD, CA 92008 PLAN PREPARATION DATE: 7 /30/18 ', ) 1_;.' )11\\\\, N '-" en I I ! / '/ ~ ~u_ , I/ -Fh-.> ' / '" 0s ;'I& ~~ 'i " i < '~\\ )\ l \, 0 si- N en -tj- N ~I I ll I ', . . I 11 I N. ~ ~ . \\ I g.a..J!i ~9.-1 \G JY 2s5.6\ IE ~rn-, ,c ~ 11/ I 1. 1 ! 1 i /1 .)//1!//11/1/1 1-/ 1 1 1 1 1 r11 ,, , ~ I 11 1\ . 1;;1 /,11/ /11 11,1! ~ ; I 11 I I I I i I /'/ I I 1 /11 I! 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I I I I '1 \__ . 258.8 IE 260· ~ ,7<:.q-~;.;;K1 '\¥'). <t Ll \ 5 .57 1; 1; / / / I .5 1G \ 'I 11i?v%<i,1:l, ->' ) ,, 1-----w H,~~ ds>' I . / . I y 256 5 IE ,-, ', I z§Q.]) FG,HP I 1,l"<~~J;0:~) . 1;1 @ -. FG,HP I I _5 .. l .· ~ I PROP-50• FRE s 7 ' / , . II I I I/ \ ®"==~ \. 258.B IE / SPRl~ftER --'-'<I / ~ ... ---·· I I I I I ;;4 l~G ~ . I I I~ 0 1G I l~tRAL .. ':~1i IE / ' I -I I I I J 1/ . \ , \ 2~6-1 IE 1 ~rR~:,s:RILN:-rt:,L ,11 . /, \ 6 . / SERVICE -~ F ,HP BUILDING tMEMORY 6ARE \l/'' I\/ FG,HP ,G (2 STORY) / ~ I \ ' \ I I/ • .-----· i GAiGEFF=249.72 / \ I I ./ I ~ Pr, . II I 2'. DEEPENED . I ( . -I FOOSNG \ I l / I' 11 '--L/--+-t\ 6 ' I .... \ \ ~ I ·\ I FG,HP II 3' DEEPENED T j I !I \' ~ '. --<=-·---,.7 ( I ~--·· 60.7 FF ' ONNECT TO FOOTi_N_~- \ !_ '" -'-"-""" 26.70 FS I BUILDING SUMP I ,~' I 1'""" 5 . T \ , M , IC" 58 T -249: -F ·6 DEEPENED \ 257.0 \£. ! 247.5 \£. FOOTlNG ·1 NDER GROUND . ___...-6 ; I PR P·ose-.,------t-i------/--St:JM~ rnscHA E I \ I ml \ \ \es \.·. \ FG.HP / 3' D[EPENED TRENCH DRAIN 260,5 1W ~ ~ ' -' th -_-: I / )FOOTING _ _ 251.5 BW G IF' 1 .1 \ 58.:1.i /, 2' DEEPENE?J_,. -260.5 TW _ _ ''!rin 60.0 255.10 T.£: _ 1 F'i,i / FOOTING (_ 257.0 BW --~ FG,HP "z54,60 FS __ ! I , \ : ~ '-....__ 59.4 T -.. -2 • 257.6 \£ ii-' ~ 1-----\----c\'--t\ __ -· · - I \ \1\\ ) '" _1/ ______ ._Co 4;JJ ) 1 \ \ \ I ; __:c cc_ . I \ \ \ \ G . / / --· ---· ---" / / .. . \ \ 156i~ 1,: · _./ -· _/ ~--.IRELANE -,P\fT( I/ Ii I (' / // . ?_/ 2 6.DO TC I t<_D_PARKING --/ / / '/../A ,·' \\ , ____ ,, / . ---/ 255.50 FS / N 3.6%; 1 II\ '1 LY/// 1/-1-T 1z~ -'-ii-!J""{ ;/ I i \ \\ \ r-=-/:'C' __ ;: ;;<_~,/--,--_-_-_______ --'(" -",9_•l_________ //:____ i Fl~~~INi: • --;'--'-'- / ;'• 'Ifft\ __ , / / ·-~:.J I ~\ \ 'A, . · ,-i / ,.-< -T -L -v : I \ ./ " 0 / _ . • ------/ --1 ; ~ I I JLJ, -~ /.,,,, I / \,o,,-,, / -._ \ / -::C ~ ROPOSED SEWE PROP 10 .. '-\ • _r, I(-' .,....-~ ,.,---, .,.. I 11rrr:<::.c: i:;,n11ri / cl ··" '-: • --I " Y. " - I I \:ii u, 6' \1'1-'- ?'I-O?i'i-'-'-'I- c,?l'.\11C'-sl,\\,,I',~\, i:s \J>' ,~ l •• / ,Jiff!-· //J ' I (_) \ -> ~ I , -----------------✓' /~---! // .... , \ l SHEET /-, ', " "''---3' DEEPENED '---. FOOTING .. ~ ·, ___ /· 2' DEEPENED FOOTING 2 -;o'ITS,, \\ '"'' '/->~ c\\\1/-._...;----~ • ,/ ·......_ (241 oa)' •• -..;:: I J;,-:--' .,______ ·--' >EXISTING"-....-,,, '\ I I PLUGGED ~OTW ~L~W TO BE $~WTING. ~HI I I I & ABANDONED 1ER SIG .. ;;<Je-1[~tiN~~,:1f1I) ISi"EET 20) uuu MPH DriGg1sitrEiE11/ 1/ / . -·· ,///1)· 1/1/ ';";~~< ··-. _, . DRAIN LINE ,., I / --✓::· 1/, / / / / <~ • ·.'J--. ·---• BRICK AND ~ITH /_./ 1/ &,, ,, _ · ':--~// ,.-DRcAR / " 2'~~(//;_s~=;-;s,~"'~i'"\)•·-------------1 "t~t~~"~ ~-~ .. \ / '. / 9 44'5' =z:::DiSTANCE.---. • 1/· / / / . 20-.'-I -J" ---~ --,,-. :.,_ • ,· . c-• / _y 1~ '{-cs, I . . W _.-/, • -\C-/. __ .--7..---:'. s"l,5-,r,_,\-~ '"V~ '.2£10•)· _;/. 1'-" ~-.-'v ::.----:: "e's· "~" / .. \ -' / " ------"''""' " 1/ ""'"'"" / / ~ / ~~:z::~:,;Qs' ,;> · • / 1/" .. / 'II'~ ssa\--/ :::: _.-.. ~, / ,s ,i, 1/ / . ,.• .flf / ,s,'"G ,, i,:iaa / Ch '/1) ~',~ ,o 0'<" ,✓ _..AV ~1--\~" ' ,>'' / / 1/ / 1/ , Y:C;,.-/ --"'~ /\'-...'' ~ ,y ";;/•, i>' #' \ \/ / ,#'/[}s • .-. X/ ,., • \c c1''" / s si.~"-1/ / Jii) :•(253 .,_,-,",_,,'--"" s\ ,..-\ •"" _/ / ' I , <¾,~k'.? // tl!,>:~/i-f s ':, /, ,. ·K· _/ " ... ... ;1•"· ·"'~•""·:.. ,~'. d W \,, K ~-/ ,,,•e• 2: / ("\ /J . / . x:< \ >(/ ,: g; '" .0 01' /~~I, T:t[['c ABANDD~ ~s::ti;: / ' , x(/\\ ;,,~lf ol,: c,s ":,,,:;s," _ • EXISTING \ • ,'.,?-> / x..._' \S' ,,s' ,.,_., ?S . 1/ ' EXIST. TRAFFIC WA1ER LINE \ 1,f. / ~ 0'\\~\S'· c,,@>\·'J.' • 1/ """"°' / \' / "'" ~ ,1/ . BUILDING 1-IN1~EPENDENT LIVING \ (3 STORY) • • . 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" ""/ 0i-'¥i is-: ~\)~ ki,.'::,lo.· ~ '::, '"s'0/ \'::i~~~\v\ / ,-lV / / , ==• ,, ,.. \ / \>' /, -/ / / mm""' \ "'" \ ~ ', / /:,/ / ' "' -1, '-. ' // /~,;-// ' ~ ' I;' , / 4,¢ // / ,_,,_ ':C' ,, '~ / ,< p.,,,,,. / --/ ✓ =< =• ' ' I I' -...., .._, sf' / -/ , """ ' ' I ' '%-/ // / .,;,,,,' / / / / L EXISTING 24" '>1.--1 'f\tt':>; / / EXISTING \~,. 12" RW BLOWOFF _,.-./\....EXISTING l/1/ 12" ow ,,,. /" ,./ BLOWOFF / // EXIST. AT&T • • / ;/ MANHOLE / -;:#"'._'.c;j~'~-~/// EXIST. TV BOX / '.,..( p-& PEDESTA1/ ;J<;.:c'---c;-,/!!i'-----7'"-EXISTING \t~~ / / / / v;; fuT1flG ;;-c.::'.~';/ 1ANDSCAPE CURB ELECTRICAL / TRANSFORMER EXISTING / / / / .:," / / EGEND -"'~ , ~' \ \ / /,-/ / ---' '\'\ '\ -...., // // 1/ / -------PROJECT BOUNDARY ' ·, '\ ,~/ / ~ 1/ / --Di---PROPOSED LOTLINE '\. '\;:-. . '\ / ..-// /;/ / / ----:::eo~o ""''" ""' '-";, \ \,; / /. /1/ / ____ ___i:r; DSCAPE ATRIUM \. • '\ -//. / // / / --W'---GRATED DRAIN I DRAIN INLET \. '\;: / / /1/' 1/ / .. --w---ee~osrn ,m:'~" '-\C' , / / // / --~&---~ EXISTING WATER \. ,,, / / / / •-~~-~= PROP LINE \. '. / ~ / ~/' ·1/ / =====~= ,,,,::: :~" ' '"' ' / / r-'?-/ -/ / / '"""'~" "''"'"""'" ' ~ i,.v / -/ / ~"" "" "'" ~ '?-~ / ~;, / / ' ELECTRICAL / TRANSFORMER EXIST. ST. LT / _ & TEST H~HOLE EXIST. 3 IRRIG. VALVES W/ 2 HAND HOLES / -EXIST. SDGE PEDESTAL / .s -s-- ._ ... -;,:.L r\SSSJ EXISTING SEWER LINE EXISTING CURB & GUTTER SIDEWALK CROSSWALK AIRSPACE LINE --n<._\-""7'I\ -DAYLIGHT LINE TOP/TOE OF SLOPE / /1/' // /.1/ / /. ·1/' / 8 (322.22) CUT /FILL LINE EXISTING TREE (TO REMAIN UNLESS OTHERWISE NOTED) EXISTING ELEVATION -~-oJ /r•/ f'.s__):;-/ / ~ " /// / / / •. , / ~,ST. IRRIG." VALVE. / ,,P / c" ~"' J:,s / / / / /¼~~s'~ / // ½'--s\~'~ / / MAX. STORAGE DEPTH &I\ CURB RAMP o-----4 EXISTING STREET LIGHT 2 !°iAND HOLES / / d~<" ,., '/ / / / / / ,< .• ·:::J."P ~-«' .,, /~~~'--°~// / / / LOW FLOW INLET DRAIN OVERFLOW OUTLET, TYPE "F" CATCH BASIN, PER SDRSD STD. DWG 0-7 11s~~ MAX STORAGE DEPTH, 0~12" _Sl_ FREEBOARD* LTOP OF BANK j_ PER PLAN .....-,:;:::n...-1 I I, -0'-;;: ,, D.F. F.S. G.B. DEEPEN □ FOOTING FINISHED SURFACE GRADE BREAK ROOF DRAIN V;7· cY ~~W6· HRJLcisAIMED,. wATER / / / ~1/'1/ // / 1/' / . ' -. " -' 21" MEDIA '? \.,~_----~I ? '"=··-· - BOTTOM OF BASIN PER PLAN ® EXISTING EASEMENT o ,-:7 /, / / / / 1/ / / -1/ / (CONTAINS 3" / i-=<<<",",-,c:C,c,' i -cc_-_cccc-_ccc j OF MULCH) -,,_-__ :_,_=_-_:=-_c_-_-_-~::-_c_:=-_,~-~,,_, ____ _:-,~_:;c_:;c_" ____ ,___ . -- j~ ::a I'll I' ,,_ ---·------------------------ vvr TO SD TRASH ENCLOSURE --------- (:,5'-0) ,s' I / -✓·-~ '",~-EASEMENT -iJ:/::,/ ./.1/~ /" ·TO BE VACATED / /1/ / ,,-/ -/ / " \ / / /. ·/' / /' / -;1/ / \ /~/' // EXIST. RECLA_IMED WATER PEDESTAJ,- BIKELANE SIGN / / \ SLIDING GATES W/KNOX BOX FIRE A~SS ONLY / / / / / IMPERMEABLE MEMBRANE 12" GRAVEL LA YER 6" PVC, SCHED 40 PERFORATED UNDERDRAIN • MINIMUM FREEBOARD DEPTH OF 1.0' REQUIRED Wl/#11/41 50 MPH LINE OF SIGHT RESTRICTED AREA. NOTE: NO SLOPE, SHRUBS, PLANTS, OR OTHER OBJECTS THAT BLOCK THE DRIVERS VISION SHALL BE OVER 30" ABOVE THE HEIGHT OF THE STREET G // / 1---------<f / /~ EXISTlNG ,--,::,, J(//MA'i'NTENANCE · 'GATE -• ~OIN EXIST. ,I ACCESS ROAD ALLIANCE LAND PLANNING & ENGINEERING INC. / 2248 FARADAY AVE. CARLSBAD, CA 92008 TEL: (760) 431-9896 FAX:(760) 431-8802 27451 TOURNEY ROAD SUITE 140 VALENCIA, CA 91355 TEL: (661) 799-2760 FAX: (661) 254-1929 Cl~L ENGINEERING • LAND PLANNING • HILLSIDE DESIGN • SURVrnNG A / 1/ / ~ .. ::'-f c, \16 \!10\-'- '(,._i,\S~~-~\':,S\O'I;\ / \',-~S"' _..,. . \'?--'6'6al ,,,...... ,, y,,o"\. \_?1-/ r{? \'1-C'°" ~ ?'?-\.J''c,.'?- / \I'-?? '\\ .... ,i. s\'v· / / / / /, ,./ C, ,o v.,_'f:{:,\\~ 0,\'<'r.- s'-*'1-c """ ~o'?--G .. ✓ ,_, / \ / -'. ,;, / / / ~ROPOSED \/ _/ ·1/ / >< -CCESS RIG~\~NQUISHED / ·:,, / / \, DRIVEWAY OVER / .,,-· , / ---'\ -..,___ -/ / __ I/ 1/ \ 1/ / ,,,, / / \ -----/ // / / /\. ,!," "' \ -/ / / .J:12--..-c;,,s'''l--~"'I-' / . 1/ 1/ ,'1-'- \ ... .,,✓ -------- . ·;),-.,, / / _;:-'1/ / 1/ ,.·/ / / / " / C, 7-t,;, '.t.. _.,,.,--···•-. __ ,,J,.~s\'~ ~o'?--c s'-~'1- / C, ,i '(...~s"''~~v,'(...\:l <?,.'t.-e,V' \)\'<v.,. ~1>,\'c,.'?--... ;::::-1/ -------- , / / / 1/ / _;:-1/ / / ,,;• / \t-~¥- / / / -_;:-/ -1/ ./ . 1/ 1/ / / , / 1/ ;::::- 1/ PLANS PREPARED BY: ----✓ ✓---­ ALLIANCE LAND PLANNING & ENGINEERING INC. 2248 FAR ADAY AVE., CARLSBAD, CA 92008 (760) 431-9896 PLANS PRE~ARED UNDER DIRECTION OF: .,,_ ROOM NO. 61297 7/30/18 DATE PLANS PREPARED FOR: z APPLICANT NAME: OAKMONT SENIOR LIVING • § STREET 9240 OLD REDWOOD HWY, SUITE 200 ADDRESS WINDSOR, CA 95492 ATTN; HANNAH DAUGHERTY (707) 535-3211 I: \CAD\ 1672\GRAOING\PRELIMINARY GRADING\ 1672_GRADING_DRAINAGE_PLAN-SHT 03.dwo BENCHMARK TYPICAL BIOFIL TRA TION BASIN DETAIL NU SCALE • PER FIELD INVESTIGATION AND THESE PLANS, VISIBILITY IS OBSTRUCTED VERT/CALLY AND HORIZONTALLY LOOKING EAST DUE TO GRADE OF THE STREET, ONSITE SLOPES AND LANDSCAPING . WESTERLY ACCESS SHALL THEREFORE BE GATED AND RESTRICTED TO EMERGENCY AND UTILITY SERVICES. APPLICANT OAKMONT SENIOR LIVING 9240 OLD REDWOOD HWY WINDSOR, CA 95492 (707) 535-3200 FAX (707) 535-3299 ARCHITECT ALI IQBAL 9240 OLD REDWOOD HWY WINDSOR, CA 95492 (707) 535-3200 FAX (707) 535-3299 CIVIL ENGINEER ALLIANCE LAND PLANNING AND ENGINEERING 2248 FARADAY AVE CARLSBAD, CA 920064 (760) 431-9896 LANDSCAPE ARCHITECT LANDESIGN GROUP 3344 GA VEN STEIN HWY NORTH SEBASTOPO. CA 954 72 (707) 829-2380 FAX (707) 892-3417 PROPERTY OWNER: SAN DIEGO COUNTY PUBLIC WORKS BENCHMARK NO.; DESCRIPTION: LOCATION: RECORD FROM: ELEVATION; 2" ALUMINUM DISC STAMPED GPS CONTROL PT. 2002 IN SIDEWALK NORTH SIDE OF PALOMAR AIRPORT ROAD. 300-FEET WEST OF MELROSE DRIVE. R.O.S. N0.17271 (PT. NO. 71) 444.00 MSL OWNER NAME; TECHBILT CONSTRUCTION CORP. STREET ADDRESS ATTN: 3575 KENYON STREET, SUITE 200 SAN DIEGO, CA 92110 TED TCHANG (619) 223-1663 ENVIRONMENTAL; OAKMONT SENIOR LIVING 9240 OLD REDWOOD HWY WINDSOR. CA 95492 (707) 535-3200 FAX (707) 535-3299 ///// ///// r1'xxxx.,7x1- >x:-(>~,>y ----, /'./'-. )() ' ___ , __ ----· "--"-- SHEET 3 IN THE SIGHT DISTANCE AREA SHOWN, ACCEPT IN THE THE SIGHT LINE FROM THE WESTERLY DRIVEWAY AS NOTED UNDER•. EXISTING ABUTTERS RIGHTS OF ACCESS RELINQUISHED PROPOSED ABUTTERS RIGHTS OF ACCESS RELINQUISHED STORM WATER STORAGE ' ~ ~ "' GRAPHIC SCALE 20 0 10 20 ( IN FEET ) 1 inch ::c 20 ft. CITY OF CARLSBAD 40 SHEET 3 OAKMONT OF CARLSBAD PRELIMINARY GRADING AND DRAINAGE PLAN SAN DIEGO COUNTY, CALIFORNIA 2740 FARADY AVENUE CARLSBAD, CA 92008 PLAN PREPARATION DATE: 7 /30/18 ., I \ ,, ' \'. i I; ··1 I I I I I ...... , ... ... '--- OAKMONT OF CARLSBAD PRELIMINARY STRIPING PLAN 2/01/18 -------- ... --= CONSTRUCTION NOTES: @ INSTALL 6" WHITE LINE. (DETAIL 11) @ INSTALL 6" WHITE LINE (SOLID) ® INSTALL PAVEMENT MARKING WHERE SHOWN @ INSTALL 12" LIMIT LINE 0 PROPOSED SIGN PER MUTCD. SIGNING AND STRIPING GENERAL NOTES: 1. SIGNING AND STRIPING INSTALLATIONS SHALL CONFORM TO THE CALIFORNIA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (CA MUTCD), THE STATE OF CALIFORNIA DEPARTMENT OF TRANSPORTATION (CALTRANS) STANDARD PLANS AND SPECIFICATIONS DATED MAY 2006, ANO ALL ADDENDUMS THERETO, AND THE CITY OF RIVERSIDE PUBLIC WORKS DEPARTMENT STANDARD DRAWINGS, CURRENT EDITION. 2. ALL STRIPING, MARKINGS, AND LEGENDS SHALL BE REFLECTORIZED THERMO PLASTIC UNLESS OTHERWISE NOTED. THE CONTRACTOR SHALL PROVIDE AND INSTALL RAISED PAVEMENT MARKERS FOR ALL STRIPING. STRIPING, MARKINGS AND LEGENDS SHALL CONFORM TO THE LATEST CAL TRANS STANDARD PLANS A20A THRU A20D AND A24A THRU A24E. I -----........... 3. PRIOR TO FINAL ACCEPTANCE OF STREET IMPROVEMENTS, ALL PAVEMENT STRIPING AND STENCILING WITHIN THE PERIMETER OF THE CONSTRUCTION AREA SHALL BE RESTORED TO LIKE NEW CONDITION, IN A MATTER MEETING THE APPROVAL OF THE COUNTY OF SAN DIEGO. I I I I I I I I I I I I ee=ms" Y' I I I I I I I I I EXISTING CURB EXISTING CURB I I I I I I I I I I I I EXISTING CURB . --==Tir----r-c-. MEANDERING BIKE _ [. '. ' r . __ _ , . _ .. _ __ _ ---6~~~~EJ EXISTING PROPERTY LINE SIDEWALK LANE . _ .• 7 -----=.......-~-..:...~:--~ ---~ ....... -·.-· .. _ RIGHT OF WAY • .•~- --------------~~~1 2 1F-,r-';_-c--::_~~ .-:,i_=~1'--=~--=--~"'c_-~--=.-=c __ "-_ _ •:s· • . , • . . " . ,',, "' . . -=:=-:cc~~~c=--"-~-c_="-~=-'"S~-E:1:1:~,_:_ -~= -EXISTING --~-------c-_----=="' ---~_,,, ______ ----GUTTER°° U -----==--=:."-::..:_:---~ --~--· ~---~.:::::.·:::.-------G TTER -_ ---~---·---c= --------cc-=----______ -...::__=--=...-:.:::..----------OJ -----"' -------------- -----, ...... ~ EXISTING RIGHT OF WAY \ \ ' ' \ \ PROPERTY LINE \ \ PROPOSED CURB EXISTING CURB ----.,_--~ '. ·•.. .·• -...:...:- \ ~,;._,.....-"• ~--~=~-c:c-:-=-=--~--~-=-~_\j-1_.=.c-E~~~\_:-:- C: iP4 ' . ,, '_:...-'""' -,. 1~Q' ~ ~ ~ ~ ~ ~ - _ --EXISTING~ --=. '-(P3 ----------- ---------------- :;;,, ---GUTTER--\ ~. 1 --~ --; __ , , ------=--~ r---------Ci------ EXISTING ----~--...:;:.;_ -~--~~~ ~----=-~=------------------=-==-.;;,.::-. ----7 BIKE..., RIGHT OF WAY -----~ --------------------:__ ---------~ ---LANE --------__;-·---::;:;.;_ ~---~ -------EXISTING CURB CURB ---___ --------- C-03 -----7 EXISTING RIGHT OF WAY EXISTING CURB \ \ \ \ \ 11· I 11' I ~ \ \ \ 19' P4 ) I I ' ' 4. THE CONTRACTOR SHALL RE-STRIP EXISTING STRIPING AND CURB MARKINGS OBLITERATED BY NEW CONSTRUCTION, WHETHER OR NOT SHOWN ON THE PLANS FOR REPLACEMENT, AT NOT COST TO THE CITY. 5. AT LOCATIONS WHERE EXISTING PAINTED CURB IS TO BE RECONSTRUCTED, THE CONTRACTOR SHALL PAINT THE NEW CURB AS SHOWN ON THE PLANS WITHIN 10 WORKING DAYS OF CURB CONSTRUCTION OR AS DIRECTED BY ENGINEER. THE PAINT SHALL BE WATER-BASED WITH 2-YEAR GUARANTEE AGAINST COLOR FADING. PRIOR TO THE START OF CONSTRUCTION, THE CONTRACTOR SHALL SUBMIT TO THE CITY WRITTEN PROOF OF THE MANUFACTURERS 2-YEAR GUARANTEE. 6. ALL NEW STRIPING SHALL BE "CAT-TRACKED" AND APPROVED BY THE ENGINEER PRIOR TO FINAL INSTALLATION. THE CONTRACTOR SHALL NOTIFY THE ENGINEER AFTER COMPLETING LAYOUT ANO AT LEAST 2 WORKING DAYS BEFORE COMMENCING INSTALLATION OF STRIPING, MARKINGS AND MARKERS. 7. TRAFFIC SIGN FACE REFLECTIVE SHEETING SHALL BE 3M DG3 (ASTM XI) OR APPROVED EQUAL WITH PROTECTIVE GRAFFITI OVERLAY FILM OR AS OTHERWISE NOTED. ALL WARNING SIGNS SHALL HAVE A FLUORESCENT YELLOW BACKGROUND AND SCHOOL SIGNS NOTED SHALL HAVE A FLUORESCENT YELLOW-GREEN BACKGROUND. 8. SIGNS SHALL BE STANDARD SIZE UNLESS NOTED OTHERWISE. PRIOR TO INSTALLATION, NEW SIGNS SHALL BE APPROVED BY THE COUNTY OF SAN DIEGO. EXACT LOCATIONS OF SIGNS SHALL BE DETERMINED BY THE CITY ENGINEER. 9. SALVAGED SIGNS AND SIGN POSTS SHALL BE DELIVERED TO THE COUNTY OF SAN DIEGO SIGN DEPARTMENT. 10. STRIPING SHALL BE APPLIED WITHIN 48 HOURS OF SURFACE COURSE REPLACEMENT ON STREETS OPEN TO THE PUBLIC. IN NO CASE SHALL A NEWLY PAVED STREET OPEN TO THE PUBLIC BE LEFT UNSTRIPED OVER A WEEKEND OR HOLIDAY. 11. CONTRACTOR SHALL INSTALL NEW SIGN(S) AND/OR POST(S) PER COUNTY OF SAN DIEGO STANDARD DRAWING NO. 664, SEE SPECIFICATIONS. 12. ALL CONFLICTING STRIPING, PAVEMENT MARKINGS, LEGENDS, AND RAISED PAVEMENT MARKERS SHALL BE REMOVED EVEN IF NOT SHOWN ON PLANS. REMOVALS OF PAINTED STRIPING, PAVEMENT MARKINGS AND LEGENDS SHALL BE DONE BY WET SANDBLASTING. REMOVALS OF THERMOPLASTIC STRIPING, PAVEMENT MARKINGS AND LEGENDS SHALL BE REMOVED BY WET SANDBLASTING, GRINDING OR OTHER APPROVED METHOD AND SHALL NOT DAMAGE THE PAVEMENT. BLACK OUT OF EXISTING DELINEATION IS NOT PERMITTED. ALL DAMAGED PAVEMENT DUE TO REMOVALS SHALL BE REPAIRED AS NECESSARY TO MAINTAIN A SMOOTH AND UNIFORM SURFACE OR AS DIRECTED BY THE ENGINEER. ALL STRIPING REMOVALS AND LEGENDS SHALL BE "FOG SEALED". 13. WHERE APPLICABLE, OUTBOUND LAND LINE DETAILS SHALL COMMENCE AT THE CROSSWALK, MEANING THE PAINTED PORTION OF THE DETAIL SHALL JOIN THE CROSSWALK. . "~ ,,// ' 1· "~ GRAPHIC SCALE PROPOSED CURB 30 0 30 EXISTING CURB ( IN FEET ) 60 P4 1 inch "" 30 ft. ./,-·,': _·_~~~~=·;;~. =~·~~·~ ---------~I --=-~::---~ P3 - ----'r-''.i·--= 1'0~' --:::--- P2 N -..,. OJ, P3 "' - N ----~I - t.c--~ .. , ~ ----- CURB -----~ -----~ ~-~ ~ ------------~ ,\ I \ \\ 12' \ 12'. \o· I 12' ' 1r-\\ \ (f) ,: \ 42' 42' , \;\£. L-___\-1----41 \ 2248 FARADAY AVE. CARLSBAD, CA 92008 lEL: {760) 431-9896 FAX: (750) 431-8802 RIGHT EXISTING~ OF WAY \ l I 32' \ \ \\ \ \~ \ -,ijp\~ \ ALLIANCE LAND PLANNING & ENGINEERING INC. 27413 TOURNEY ROAD SUITE 120 VALENCIA, CA 91355 TEL: {661) 799-2760 CIVIL ENGINEERING• LAND PLANNING • HILLSIDE DESIGN • SURVrnNG ·'~·-'"-~-,~-.... -.~-,,-~---~·"· ---·-··'- \ \ ', ~\:: ,,I \ "\'"'-II ·1 \\~ \ -