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HomeMy WebLinkAbout2017-08-02; Planning Commission; ; CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: September 20, 2016 P.C. AGENDA OF: August 2, 2017 Project Planner: Chris Garcia Project Engineer: Jeremy Riddle SUBJECT: CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE – Request for a recommendation of approval of a Tentative Tract Map, Major Review Permit, and Coastal Development Permit for the construction of a hotel, spa, retail, and residential condominium project on the south side of Christiansen Way in Land Use District 1 of the Village Review zone and within Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7248 RECOMMENDING APPROVAL of Tentative Tract Map CT 16-03, Major Review Permit RP 16-09, and Coastal Development Permit CDP 16-16 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND At the June 7, 2017, Planning Commission hearing, the applicant requested and was granted a continuance of the Beach Village Life 1 Mixed Use project to a date uncertain. The stated intent of the request was to allow time for the applicant to modify the building design to meet the setback requirements and to reduce the roof projections in order to gain staff support for the project. Because the project was not continued to a date certain, a new public hearing notice was provided in advance of this meeting. The subject 0.28 acre site is located on the south side of Christiansen Way between Carlsbad Boulevard and Washington Street. The project site is located within Land Use District 1 of the Village Review zone. The site is currently undeveloped. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village Village Review (V-R) – District 1 Vacant North Village Village Review (V-R) – District 1 Multiple-family residential South Village Village Review (V-R) – District 1 Retail/Restaurant/Parking Lot East Village Village Review (V-R) – District 1 Single-family residential West Village Village Review (V-R) – District 1 Carlsbad Alkaline Water & Mineral Spa 4 0 CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 2 The proposed project involves a request for approval of a Tentative Tract Map, Major Review Permit and Coastal Development Permit to construct a hotel, spa, retail and residential condominium project. The project proposes 17 hotel rooms, nine residential condominiums, and a spa above two levels of partially subgrade parking. The main floor contains the spa, incidental retail and seven hotel rooms. The second floor contains one residential condominium and ten hotel rooms. The third floor contains six residential condominiums while the fourth floor contains two residential condominiums. The condominiums range from 1,152 square feet to 2,020 square feet in size and contain private decks and/or a private roof deck. Sub-level 1 is located below the main level and contains 24 parking spaces and a trash area. Sub-level 2 contains 29 parking spaces and a laundry area. Access to the site is proposed to be provided by two driveways located off of Christiansen Way. The project’s frontage is currently undeveloped and the project proposes frontage improvements consisting of 11 public parking spaces and a pedestrian walkway. Grading for the proposed project includes 2,965 cubic yards of cut and 2,965 cubic yards of export. Although no private recreation areas are required for residential projects in the village, each condominium unit contains a patio, balcony, and/or private roof deck. The majority of the building is at or below the 45’ height allowance for District 1. However, four enclosed stairway/elevator access points exceed the 45’ height limit and extend up to 52’ in height at their peak, which is allowed per CMC Section 21.46.020. III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use Designation; B. Village Review (V-R) Zone (CMC Chapter 21.35), Land Use District 1 (Carlsbad Village Center, Village Master Plan and Design Manual); C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); E. Subdivision Ordinance (CMC Title 20); and F. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations and policies is discussed in the sections below. A. Village (V) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village (V). As discussed in the Village Master Plan, properties within the Village Area do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the Village Master Plan. Table “B” below identifies the permissible density range for properties within Land Use District 1, as well as the allowable density range based on the size of the project site and the proposed density and units. CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 3 TABLE B – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village Master Plan Project Density; Proposed Dwelling Units 0.28 0.28 28-35 du/ac. The minimum density for mixed-use projects shall be calculated on fifty percent of the developable area. Minimum: 4 dwelling units (mixed-use) Maximum: 9 dwelling units 32.1 du/ac 9 units As identified above, the project’s density of 32.1 dwelling units per acre falls below the maximum density of 35 dwelling units per acre and, therefore, complies with the allowed density for District 1. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City’s Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation of the final map pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to pay two (2) inclusionary housing credits is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In order to approve an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project is consistent with the General Plan and any other applicable planning document. As the proposed project requires action by the City Council, the City Council is the final decision-making authority for the allocation from the EDUB. Lastly, the project is subject to compliance with the Elements of the General Plan as outlined in Table “C” below: TABLE C – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Land Use Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial office, restaurants and specialty retail shops, which traditionally locate in a pedestrian–oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. The proposed project, which includes the construction of 17 hotel rooms, a spa, retail, and 9 new residential condominiums, would enhance the vitality of the Village by providing new residential, lodging, and commercial land uses near the downtown core area as well as near the train station. Although staff initially had concerns with compatibility between the hotel units and the residential units, the project has been adequately redesigned to separate the uses. The project reinforces the Yes CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 4 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. pedestrian-orientation desired for the downtown area by providing the residents an opportunity to walk to shopping, recreation, and mass transit functions. The project’s proximity to existing bus routes and mass transit would help to further the goal of providing new economic development near transportation corridors. Overall, the mixed-use project would contribute to the revitalization of the Village area through its proposed mix of uses. Mobility Policy 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project has been designed to meet all of the circulation requirements, which includes constructing two driveway access points from Christiansen Way and constructing street frontage improvements consisting of 11 public parking spaces and a pedestrian walkway. In addition, the applicant would be required to pay traffic impact fees prior to the issuance of building permits that would go towards future road improvements. The proposed project is located approximately 300 feet from the Carlsbad Village Drive train station which provides rail and bus service throughout the day. The project’s close proximity to the transit station would provide residents with the opportunity to commute to major job centers and would also provide employees the opportunity to utilize transit to commute to and from the project, thereby reducing vehicle miles traveled (VMTs) and their carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village Yes CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 5 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” The proposed project is consistent with the Noise Element of the General Plan in that the project has been conditioned to comply with the recommendations of the noise analysis report (LSA, dated May 2017) to ensure that the proposed building design adequately attenuates the noise levels for the new condominiums. The windows of each unit will need to be closed to meet a 45 dB(a) CNEL interior noise level. Therefore, mechanical ventilation is required. In addition, the project is conditioned to comply with the construction requirements of the aforementioned noise study. Yes Housing Policy 10-P.15 Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. The applicant would purchase two (2) inclusionary housing credits in the Tavarua Affordable Housing Project to fulfill the project’s affordable housing requirement. If approved, the project would be conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. Yes Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. The proposed structural improvements would be required to meet all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. The project would be required to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. Yes CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 6 B. Village Review Zone (CMC Chapter 21.35), Land Use District 1, Carlsbad Village Center (Village Master Plan and Design Manual) The subject property is located within Land Use District 1 (Carlsbad Village Center) of the Village Master Plan. Mixed-use developments are permitted in Land Use District 1. No variances or standards modifications are being requested for the project. The specific development standards for new development within Land Use District 1 and the project’s compliance with these standards is shown in Table “D” below: TABLE D – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 1 Standard Required/Allowed Proposed Comply? Front Yard Setback (Christiansen Way) For mixed-use projects, no setback from the first at-grade floor and 10 foot average for all floors above the first at-grade floor. 1st floor: 0 – 5’ 2nd floor: 10.01’ average 3rd floor: 10.64’ average 4th floor: 10.09’ average Yes Side Yard Setback No minimum or maximum requirement 0 feet Yes Rear Yard Setback No minimum or maximum requirement 0 feet Yes Building Height 45 feet 45 feet for the majority of the building. 52 feet to roof peak areas that accommodate stairway/elevator access towers which is allowed per CMC Section 21.46.020. Yes Building Coverage 100% 100% Yes Roof Pitch 5:12 roof pitch for 50% of the total roof structure (required in the Coastal Zone). Multiple 5:12 roof pitches are provided for the project that total 50% of the total roof structure. Yes Open Space 20% = 2,412 sq. ft. Open space may be public or private and may be dedicated to landscaped planters, open space pockets and/or connections, roof gardens/patios, balconies, other patios and outdoor eating areas. 34% Roof Decks: 2,687 sq. ft. Balconies: 1,364 sq. ft. Yes Parking Spa: 1 space per 200 sq. ft. of net floor area. 998 SF ÷ 200 sq. ft. = 5 spaces. 53 parking spaces provided in an enclosed, partially sub-grade, parking garage for all uses located on-site. Yes Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1 and meet with the fire marshal to determine if public fire hydrants are required. CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 7 Standard Required/Allowed Proposed Comply? Commercial Retail: 1 space per 300 sq. ft. of net floor area. 300 SF ÷ 300 sq. ft. = 1 space. Hotel: 1.2 spaces per room. 17 rooms x 1.2 = 20.4 = 21 spaces. Multi-family Dwellings (Coastal Zone): -2 spaces per one-bedroom or more -1 space per studio unit -For condominiums, at least one space must be covered. Guest: .5 spaces per unit up to 10 units and .3 spaces per unit in excess of 10 units. Proposed project: 9 condos with 2+ bedrooms each. 2 spaces x 9 units = 18 spaces .5 spaces x 9 units = 4.5 = 5 spaces. Total Spaces Required: Rei 5 + 1 + 21 + 18 + 5 = 50 spaces Compact Parking A maximum 40% of the total number of required parking spaces provided on-site may be constructed to meet the requirements of a small or compact vehicle. 40% compact x 50 spaces = 20 60% standard x 50 spaces = 30 31 standard spaces = 62% 19 compact spaces = 38% 3 additional compact spaces (not required). 53 total parking spaces provided. Yes Pursuant to the Village Master Plan, village scale and character should be emphasized for all future development and property improvements to reinforce the area’s uniqueness, enhance its impact as a shopping and entertainment destination, and improve its livability as a mixed-use residential environment. Ten basic design principles are utilized in the design review process for property improvements and new construction in the Village. The Planning Commission shall be satisfied that the applicant has made an honest effort to conform to each of these principles. The project’s compliance with these standards is shown in Table “E” below: CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 8 TABLE E – VILLAGE MASTER PLAN – BASIC DESIGN PRINCIPLES Design Principle Analysis 1. Development shall have an overall informal character While the Village Master Plan does not define “informal character,” the standards in Land Use District 1 include the allowance for a 45- foot-tall building, a density up to 35 dwelling units per acre, and limited setbacks, including a zero setback along the side and rear property lines. The Village Master Plan, as well as the Zoning Code, allow for a mixed-use project at this location. The surrounding development includes a two-story multiple-family residential project to the north, a single-story retail space and surface parking lot to the south, two single-story single-family homes to the east, and Carlsbad Alkaline Water and Mineral Spa to the west which is two stories with a tall, steep, pitched roof. Given the existing setting and development standards, an environment is established which encourages larger, intense development. To address issues with respect to mass and scale, the applicant has stepped floors 2-4 back from Christiansen Way and added architectural relief and balconies on all elevations to help break up the massing. Further, a large front entryway is utilized to provide additional architectural interest. 2. Architectural design shall emphasize variety and diversity The proposed project has a uniform architectural design that blends the mix of uses on the site. The majority of the building is covered with smooth stucco with cast stone sills, decorative balcony railings, awnings, and an enhanced front entry from Christiansen Way. The exposed area of the parking garage incorporates a manufactured stone veneer contrasted by planter landscaping to help soften the pedestrian experience along the streetscapes. Given the down sloping grade of the site from west to east, the building steps down in the middle, providing some variety to the building. 3. Development shall be small in scale Land Use District 1 allows for a building up to 45 feet in height (exclusive of acceptable architectural projections), 100 percent building coverage, limited setbacks with 10 foot average front setback for floors above the first at-grade floor, and a density up to 35 dwelling units per acre. These standards do not encourage the design of a project which is small in scale. The project proposes a density of 32.1 dwelling units per acre, 100 percent building coverage, zero setbacks on all levels, and a building height of 45 feet with projections to 52 feet as allowed by CMC Section 21.46.020. However, the project’s design and articulation helps improve its compatibility with its surroundings. 4. Intensity of development shall be encouraged The project is consistent with this principle in that it is developed pursuant to the existing standards of Land Use District 1 which includes setbacks, building coverage, height, and open space. CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 9 Design Principle Analysis 5. All development shall have a strong relationship to the street The project is strongly-related to the street through the use of windows and balconies, as well as the enhanced entrance from Christiansen Way. In addition, the project will construct frontage improvements in an undeveloped area that will include public parking spaces and a pedestrian walkway. The project design includes the use of visually-interesting materials and accents such as stone veneer, decorative railings, awnings, glass lamps, and smooth finish stucco walls. While there are exposed portions of the parking garage above grade, the exposed exterior walls are finished with a stone veneer. 6. A strong emphasis shall be placed on the design of ground floor facades See discussion for #5 above. 7. Buildings shall be enriched with architectural features and details See discussion for #2 above. 8. Landscaping shall be an important component in the architectural design Given the zero foot setbacks along the ground level, landscaping is proposed along the frontage within the public right-of-way for Christiansen Way. The addition of landscaping along a new pedestrian walkway will add to an area that is undeveloped. Landscaping is also proposed along the driveway entrances to the project as well as in planters adjacent to the proposed public parking spaces. 9. Parking shall be visually subordinated The proposed parking is visually subordinate in that all of the parking spaces are located within a covered parking garage and are not readily visible from Christiansen Way. 10. Signage No signage is proposed with the project. A separate sign permit will be required to allow any proposed signage. In summary, given the surrounding land uses, the existing standards in the Village Master Plan, as well as the enhanced architectural design, the project generally meets the intent of the Village Master Plan. High intensity development is encouraged through the implementation of the existing standards in Land Use District 1. C. Coastal Development Regulation for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual) The proposed project site is located within the Village Segment of the Local Coastal Program and therefore consistency with the Village Local Coastal Program is required for this project. The Village Master Plan and Design Manual function as the Local Coastal Program for the Village area. Staff finds the proposed project to be consistent with the Village Segment of the Local Coastal Program in that views of the coastline, as seen from public lands or the public right-of-way, will not be obstructed by the proposed project, nor will the project otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the property. The project site is not located in an area of known geologic instability or flood hazard. The project site is not located adjacent to the coast and therefore no public opportunities for coastal shoreline access are available from the public site. Furthermore, the site is also not suited for water-oriented recreation activities. CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 10 D. Inclusionary Housing The applicant is requesting to purchase two (2) affordable housing credits in lieu of providing affordable units on-site. The developer has shown that constructing two affordable housing units on-site would not be financially feasible since it would require the addition of an elevator and would reduce the sizes of the market rate units. The two affordable housing credits are available for purchase from the Tavarua Affordable Housing Project. As required by CMC Chapter 21.85, if approved, the project would be conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. E. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums (nine residential condominiums proposed and a hotel/spa). The project would be required to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table “F” below. TABLE F – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 31.8 sq. ft. Yes Library 17 sq. ft. Yes Waste Water Treatment 16 EDU Yes Parks 0.06 acres Yes Drainage Basin A 1.8 CFS Yes Circulation 306 ADT Yes Fire Station 1 Yes Open Space N/A N/A Schools Carlsbad (E: 8.1, M: 0.4, H: 0.4 Yes Sewer Collection System 16 EDU Yes Water 6,285 GPD Yes Properties located within the boundaries of the Village Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as nine residential units are proposed, a total of nine dwelling units will be deducted from the city’s Excess Dwelling Unit Bank. V. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. CT 16-03/RP 16-09/CDP 16-16 (DEV16019) – BEACH VILLAGE LIFE 1 MIXED USE August 2, 2017 Page 11 The project is consistent with the General Plan as well as with the Zoning Ordinance. The project site is within the city limits, is less than five acres in size, and is surrounded by urban uses. There is no evidence that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. The mixed-use project consisting of nine residential condominiums, 17 hotel rooms, and approximately 2,000 (gross) square feet of commercial/retail is not subject to Climate Action Plan measures because it can be determined that the project is below the 900 MTCO2e screening threshold based on the table listed in the city’s Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7248 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A – U” dated August 2, 2017 GRAN D A VCAR L SBAD B L WASH ING TON S T CHRIS TI A N S E N W Y STA T E S T A L L E Y BEEC H A V CT 16-03 / RP 16-09 / CDP 16-16 (DEV16019) Beach Village Life 1 Mixed Use SITE MAP SITE E L C AMINO RE ALLA COSTA AV A L G A R DCARLSBAD BL ATTACHMENT 2 • N NOT TO SCALE ATTACHMENT 3 ( Cicyof Carlsbad DISCLOSURE STATEMENT P-1(A) Deve lopment Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit.'' Agents may sign this document; however, the legal name and entity of the applicaht and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Robert Richardson corp/Part __________ _ Title Owners Agent Title -------------Address 614 Callo Viconlo, San Clomonlo, Ca 92673 Address ------------ 2. OWNER (Not the owner's agent) P·1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants ih common, non-proftt, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly~owned corporation, include the names, titles, and addresses of the corporate officers. {A separate page may be attached if necessary.) PersonChris Boyle corp/PartBeach Village Life 1, LLC Title officer/board member Title Address2 Strauss Terrace Rancho Mirage, Ca 92270 -------------- Address ___________ _ Page 1 of 2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non ProfitrrrustNIA Non Profitrrrust. _________ _ Title ___________ _ Title. ____________ _ Addressc___ ________ _ Address ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes lvl No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. Chris Boyle Robert Richardson Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P·1(A) Page 2 of 2 Revised 07/10 Scale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com7/5/2017 8:22:07 AMCOVER20150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSRENDERING300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16No.DescriptionDateBEACH VILLAGE LIFE PRESENT A SPA RESORT FEATURING CARLSBAD MINERAL & ALKALINE WATER'---------===~=r -_ -_ -_ -_ -_ --'7 ~=t==-======~=~ r----+-==-=------+-~~=:j ~~f:===-======t===3 ~~==========i===3 F=r==========t==~ F=r=========t==~ F=t=========t==~ PROJECT INFORMATIONLANDSCAPEARCHITECTSTRUCTURALENGENEERSOIL ENGENEERACOUSTIC ENGINEERDavid MiretschinLandscape ArchitectDMLA34032 Alcazar DriveDana Point, CA 92629Contact: Robert Richardsondavid@dmfaonline.comphone/fax: 949-388-3369GeoSoils Inc.5741 Palmer wayCarlsbad, CA 92009Contact: Ryan Boehmerphone: 760-438-3155fax: 760-931-0915Sun Structural Engineering Inc.2091 Las Palmas Drive, Suite DCarlsbad, CA 92011p (760) 438-1188f (760) 438-1188contact: Changhua Sunsunengineering@sbcglobal.netDESIGN CODEThe 2016 edition of California Code of Regulations Title 24includes:Part 1, 2016 California Building Standards Administrative Code;Part 2, Volume 1 and 2, 2013 California Building CodePart 3, 2016 California Electrical CodePart 4, 2016 California Mechanical CodePart 5, 2016 California Plumbing CodePart 6, 2016 California Energy Code;Part 8, 2016 California Historical Building CodePart 9, 2016 California Fire CodePart 10, 2016 California Existing Building CodePart 11, 2016 California Green Building Standards CodePart 12, 2016 California Reference Standards CodeLocal Municipal CodesVICINITY MAPPROJECTSITECarlsbad Village DriveC a rls b a dB o u le va rd GrandAve.ChristiansenAveW a shing to n S t.I-5 SITEKarnak Planning & Design614 Calle VicenteSan Clemente, CA 92673Contact: Robert Richardsonkarnakdesign@gmail.comcell: 760-828-0653PLANNING &ARCHITECTURALSpear & AssociatesCivil Engingeering & LandSurveying475 Production StreetSan Marcos, CA 92078Contact: Josh Zeiglerjosh@spearinc.netphone: 760-736-2040CIVIL ENGENEERCONSULTANTS DIRECTORYPROJECT DESCRIPTIONProject: Beach Village Life 1 Hotel/Spa & CondominiumsOwner:Applicant/Owners Agent:Beach Village Life 1, LLCKarnak Planning & Design2 Strauss Terrace614 Calle VicenteRancho Mirage, Ca 92270San Clemente, Ca 92673Contact: Chris Boyle, PresidentContact: Robert Richardson858-242-9240760-828-0653christopherkevinboyle@gmail.comkarnakdesign@gmail.comAddress: 300 Christiansen Way, Carlsbad, Ca 92008Project Description:Develop a mixed use project to include a Boutique Hotel, Day Spa and 9 Condominiums on theproposed land. This would include a two level below grade parking garage, Roof top private for 4condominiums, and a joint roof deck for the hotel and spa.Processing Applications:Major Coastal Permit (CDP)Major Village Review Permit (VRP)Tentative Map ( TM )APN: 203-173-02-00Legal Description:Northwesterly 60 feet of block 10, of the City of Carlsbad, County of San Diego, State of CaliforniaAccording to Map 365, file in the office of the County Recorder of San Diego, February 2, 1887Except for Northeasterly 110 feet and Northwesterly 129 feet thereof.Zoning: Village Area #1 (VR-1)Coastal Zone: YesLand Use District 1, Carlsbad Village CenterSewer & Water:Carlsbad Water District5950 El Camino RealCarlsbad , Ca 92008760-438-2722 or 760-602-2720School District:Carlsbad Unified School District6225 El Camino RealCarlsbad, Ca 92008760-333-5000Occupancy: B, R-1, R-2, S-2Fire Sprinklers: YesType Construction:Construction Type:I-A and V-ATotal Lot size:60' x 201' x 60' x 201' = 12060 sq.ft.0.28 AcresDensityVillage Area # 128-35 units per acres = 9.7 UnitsMaximum Allowable Units:9.7Proposed DensityProposed33.3 du/caProposed Units:9 (+2 off site units (9/.85=10.588, total of 11 proposed)Proposed Mix%RequiredProposedAffordable11x15%= 1.65 2off siteStandard100%= 9on siteTotal Proposed11Parking:Residential UnitsUnitsRequired Condo 2 per unit918 Guest 1/2 per unit9 4.5Total Reg'd23 (22.5)The BVL Spa Resort and Residences “WellSpa” ExperienceThe Beach Village Life (BVL) wellness concept extends beyond the classic “Wellness Spa” model by joiningnatural/holistic wellness treatments with an extended stay component in a peaceful and serene beach villageenvironment. Only by removing oneself from the hectic pace of modern life and triggering the “relaxationresponse” can one truly begin to benefit from wellness therapies. Where most spas offer treatments “by thehour”, the BVL Spa System offers treatment protocols that span “days”.True relaxation is essential in order to properly experience the benefits of wellness. The body’s deep relaxationresponse can only be triggered by an extended stay (min 3 days) in a quiet, serene, and comfortableenvironment. Humans were not designed to relax “on demand”. Just as flying to Hawaii, staying for a couple ofhours, then flying back is not a relaxing vacation experience, neither can a one or two hour treatment in themiddle of one’s busy day be considered “restorative”.The spa’s 17 luxurious suites are an integral component the BVL spa concept and part of all of our treatmentprotocols. Our clients will immerse their minds and bodies into a complete on-site experience spanning multipledays. The pursuit of true “Health and Wellness” is most effective when one’s Mind, Body, and Spirit are alltreated at the same time over the course of multiple days and weeks. Many fine spa resorts around the worldincorporate peaceful locations with multi-day treatment programs, but our clients can also stroll through thevillage and walk on the beach enjoying the Beach Village Life lifestyle.The BVL experience incorporates pure mineral waters, fresh sea air, beach sunshine, organic essential oilproducts, and healthy nutrition, along with meditative and physical exercises in a luxurious, serene facility withtreatment protocols derived from the best of practices, both old world and new. At the beautiful and peacefulseaside BVL Spa Resort in Carlsbad – our guests can expect to have a truly transformative experience.The 9 wellness lifestyle condominiums gives the occupants the ability to enjoy the BVL spa system treatmentsprotocols without leaving the building they call home.Welcome to Wellness!Suites (+/-300 sq.ft. through +/-500 sq.ft.) • Suites to be a combination of Bedroom/Living and or Lounge Room with decrative or private balconyfeaturing Ocean, street or Village Views • California King or Double Queen Sleep Number Tempur-pedic • Organic Bedding and Pillow Bar • Guest controlled “Nest” A/C and Heating • Dimmable Room Lighting • Black-out Draperies • White Noise Machine • Sound proofed Rooms • Desk, Closet, WiFi • Flat Panel TV’s • Surround sound music system with integrated Bluetooth/iPod/iPad connectivity • In-suite Refrigerator and Ice machine • In-suite Coffee and Tea Service • Bathroom with Rainfall Shower and Jetted Soaking Bathtub • Mineral Water: Shower, Steam Shower, and Bath available. • Organic Soaps, Shampoos, and Body Wash • Turndown Service • Premium Rooftop Terrace Lounge AreaNet sq.ft. RequiredRetail & Art Gallery1 per 300 sq.ft. 300 sq.ft.1.0Spa1 per 200 sq.ft. 998 sq.ft.5.0Boutique Hotel SuitesSuites(Main, Level 2)1.2 per room (17)21 (20.4)Total Reg'd50Proposed ParkingSpace 170 sf, min 8'6" width, Aisle 24'Compact, max. 40% of required parking countStandardCompactTotalBasementSL 2 Lower171229SL 1 Upper141024Total312253Percentage of Required parking count62%38%Off Street Parking (90 degree)11(Not used in these calculations for Coastal area)Sub level 1 electric smart car 2(Not used in these calculations)Average Daily TrafficADTHotel178/Unit136Spa15353:1000 5Condominiums98/Unit 72Total ADT213Water DemandsFire Flow (GPM)4750 GPM (50% reduction for fire sprinklers)56366 sq.ft. Fire area2375 GPM at 4 hour durationSewer GenerationEDUHotel1:1800 sq.ft. 5.5Spa/retail/Gallery1:1800 sq.ft. 0.8Condominiums91/Unit 9.0Total EDU16.3Drainage DischargeCFSLot Coverage:RequiredOpen Space1206020%2412 sq.ft.Proposed4 floor Roof Deck 129211%Upper Roof Deck 112009%Total Open Space20%Setbacks:MinimumsProposedFront0'0'SideWest0'0'East0'0'Rear0'0'Building Height:(Roof Pitch 50% Minimum 5:12 or greater)Maximum45'AllowedProposed45'Towers & Stairs52'CondominiumsRoof DeckUnit Number Level Floor LevelTotalBalconyPrivate Roof Decks1Level 220202020sq.ft.545sq.ft.2Level 314101410sq.ft.172sq.ft.3Level 312161216sq.ft.200sq.ft.4Level 311981198sq.ft. 54sq.ft.5Level 311881188sq.ft. 58sq.ft.6Level 31132 201152sq.ft. 86sq.ft.163sq.ft.7Level 31497 201517sq.ft.104sq.ft.282sq.ft.8Level 41366 201386sq.ft. 80sq.ft.585sq.ft.9Level 41754 201774sq.ft. 65sq.ft.537sq.ft.Total 12,781 8012861sq.ft.1364sq.ft. 1567sq.ft.Total sub levels, floors and roof60027sq.ft.Total excluding balconys & roof decks54793 sq.ft.Total of balconys & roof decks 5234 sq.ft.Grading:Cut2965cu.yd.Fill0cu.yd.Total Export2300cu.yd.Scale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 12" = 1'-0"7/5/2017 9:04:07 AMG-00120150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSProjectInformation300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16SHEET INDEXSHT. NO.SHEET NAMECOVER RENDERINGG-001 Project InformationG-002 City CommentsA-001 AVERAGE FRONT SET BACK fromPROPERTY LINEA-002 AVERAGE FRONT SET BACK fromPROPERTY LINEA-003 AVERAGE FRONT SET BACK fromPROPERTY LINEA-101 Site & Main Level PlanA-102 Sub Level 1 & 2 PlansA-103 Level 2 & 3 PlanA-104 Level 4 & Upper Roof Deck PlanA-105 Roof PlanA-201 Exterior ElevationsA-202 Exterior ElevationsA-301 Building SectionsA-302 Building Sections1 of 2 Tentative Subdivision Map2 of 2 Precise Grading PlanL-1 Planting PlanL-2 Irrigation PlanL-3 Irrigation Hydrozone PlanL-4 Maintenance and Water ExhibitsNo.DescriptionDate---:'~ ,. ,, I ' I ,, : v1ciN PAaFlC OCEAN ' ' ' ' I ,, --~~ :.'?6.J.1' -;;, J 'f;. -------\_§7 ~=t=-=-====p==========:j LP207945.354T-PALM (2D)207647 .816 T-PALM (2D)2075 47.820T-PA LM (2D)207747 .771T-PAL M (2D)207847.746PROWPLROWEX.M.H.12+0013+0011+0010+00N55°56'34"E 201.00'N55°56'34"E 201.00'SS.C.O.A40.0'13.5'16.5'13.57'13.56'12.3'5.47'18.00'8.50'24.00'24.00'40.00'10.00'18.00'12.00'8.00'2.00'8.50'18.00'12.00'20.00'8.00'2.00'20.00'REF.DWPROPOSED BUILDINGFIRE LANE ACCESS EASEMENTCHRISTIANSEN WAYGRAND AVE.CARLSBAD BLVD.WASHINGTON ST.CARLSBAD ALKALINEWATERKOKO BEACHSPINRECORDSBOAR CROSS'NEXIST.RES.EXIST.RES.NOTE:GRANT DEEDS 2005-1093793 AND 2005-0967396 GRANTS THE CITY EASEMENT AND RIGHT OF WAY INGRESSAND EGRESS INCLUDING FIRE LANE ACCESS FOR DRIVEWAY OVER PROPERTY FOR APN 203-173-05 AND 08OF THESE EXISTING PARKING LOTS. THIS PROVIDES ACCESS TO EXISTING PARKING LOT FOR CITY USEACCORDING TO MAP #365 CITY RECORD, COUNTY OF SAN DIEGO, FEBRUARY 2, 1887Scale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 1" = 30'-0"7/3/2017 8:07:17 PMG-00220150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSCity Comments300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16CARLSBAD POLICE DEPARMENT CRIME PREVENTION UNIT RECOMMENDATIONS 1" = 30'-0"1Fire Lane AccessNTRUENNo.DescriptionDate060'30'Graphic Scale: 1 inch = 30 feet CT 16-03, RP 16-09, CDP 16-16 :::::::::_-~_--_-_-_._--_-_-_-_-_-_-_-_~_-_-_-_-__ --_~+~--+-+----'ROW, ___ -_-_-_-_-_-_-_-_:::: _________ -__ -___ -~] b • 0 ' 0 .,. b ' ~ EXISTING ROW PARKING existing driveway ~ ) CHRISTIANSEN WAY EXISTING ROW PARKING --------------~ -' 0 "' Phone, data, cable lines location-b ' 0 ~ underground from local connection point ~ Pavers around parking area I 1 2 3 4 5 I PLANTER a::: a::: ' 0 w w b ' f-f-' iD z z 0 ~ <( <( .,. _J _J a.. (L ROW PARKING Ill Storm drain out through face of curb ---.__ Existing tree to be II demolished I L===!===!=:'.'.:~~===t=======~========~=:..I I I I I I I I I I Storm v.rater d·rain swale (typ:) 20' -O" PLANTER 7 Existing tree to be demolished -----t Sanitation line ~ Pavers around parking ar;a 8 I • I 9 / Power lines location -underground from local connection point 10 11 PLANTER ROW PARKIN,G ....------n11 Storm drain out II through face of curb ----.__ I 20' -on --Modular Wetlands advanced stormwater biofiltration -model MWS Downspout -----+-~---rt-t-t-1------L_----+---,-----+--N'k-------=l'--------------7"'="',,-----------,---------~ I I I I ,,.,,,;i--~---t-----~----1,----~' 6 Concrete walkway / I I ro \ / a Concrete walkway )I 314·• s'-2" , 21'-4" 2·-0" 14'-6" 15'-9" I 112·-1112" ~ s'-3" 21·-3112 '.'s:~f-=t'=;/~j;;;±;;ti>§·;;;~;z'~"~".;,5::=rR~oSiiiwv.:;*s"~'15f-~·1cs1'.~P~L~A~N~T~E~R~.,,;~·~"'~~5:,=:±;;~;;:---u-P-::J---;;;;~~::::z~§'~z!~¥:;;r::=:::::::,--L..--FP'ILA7iJN~Tf~EE_RIR__l_-;__l'"~----_-_-_~~----_-_~rr~v~e~N-a_'C_-_-_-_-~tt-_-_-~-.'...'.:~Si5i,5;0;;;5;:;5,;:;3~~~.'w~'~:,~2:;;o-:;-1--;._o;;:o;:=====ti==:::z,~~~~~~~-~I1N:T:E:±R========:::i~'~1~·'~.,,~~~~,="~~~~_;:_~~--=~~-=~=__::i-="~J ... -;_-_-_~_~-+~----_d~r~iv~etw~a~y~3=----~.i N i:=:::::::::~ 1..1...: D" D --""l~---"""'-D' r 7 Sliding glass wall with ADA I ,_, ..,.. J egress door panel -~ ol -. . -. . -' . L ~ Utility lift "' -'k----t~=.1:--;; 63' T' -~ 5' -2" _.......,_ Glass wall stack location • 4'-71/4" ART GALLERY I I b Exit path ' "' • • 63' -T'. " • ' ~ • SP #1 V ' I "' ~ 4' -8 3/4" . -.. 6 ' DRESSING ROOM#1 BACK OFFICE FOUNTAIN-~ I _..__ I I ' -HOSPITALITY Folding wall ..,,.._-.-~ -. . Exitpath ~ • • •• --E EVATOR HOSPITALITY P EP _,__ ROQ_M _J Bar counter )VEND. MENS I 00 ~ I 0 0 DECK ::J LINEN - - -TEAM ROOM ci ' ' ' 10' · 5 112" ' . {" ' I DECK DECK 80 SUITE H2 l[bd =i 80 SUITE • ...-!!!~ ... ----!~ 0 Archway (typ.) I HORIZONTAL EXITWAY --~----+----Extt path 1 -J ' I I _J ' [C -... I l I STAIRS =i -SUITE H7 0 [D --DECK ~ ' SUITE D ' I H4 • • Statue ·> art ---1.i--' I H5 • [J] [D I [ [D J ---'-=--· ---------------High windows f'f-¥ ~ ===F==i--l..j._;=;;;;~~-----;=;;=:;;~__.-._;=:;;i;;;;=.,_.;;;;;;;;;=;=:_..._._..__,., __ .-.+.~i::~--------;:rnc;;;;;}---,...:::::::=-~l===---d!~~~-l,,--~h -~~,~-~---------DECK ___ 111---:==:;---.-----Nt-.--"t==::::;--;t--;t;<-J1----sToRAG ---oupper I I I I I j' Exit path this wall floors I I I I 1 I I I I I ii ii I I 1 ! DECK DECK ' ' ' ' ' ' 2' -0" 15' -3" 2' -0" 15'-31/4" 2' -0" 11'-1114" 4'-2" 67' -9 1/2" N55°56'34"E 201.00' 1 hr stairs tower and horizontal exitway __ __; 17'-41/2" 12'-1•1' 9' ~ 8" Fire Riser' o ' "' b_l 0 0 <O 1 N ?-,;,Ll A-201 ~_S_it_e_&_M_a_in_L_e_v_el_A_&_B ________ ____,e:'.Ssi..........,. ~ ~ ,i, Graphic Scale: 1 inch = 8 feet \..V 1 /8" = 1 '-0" C[7 v::;1 8' PLANNING/ ARCHITECTURAL: ~~r. -.,~. "Y . 'lj'--... -~ ~ ..-. -\_§_/ Karnak Planning & Design 614 Calle Vicente, San Clemen1e, CA 92673 Phone: 760-434-8400, Cell: 760-828-0653 E-mail: karnakdesign@gmail.com No. Description Date CLIENT: Beach Village Life 1 2 Straus Terrace Rancho Mirage, CA 92270 PROJECT: MIXED USE HOTEL, SPA & CONDOMINIUMS 300 Christiansen Way Carlsbad, CA 92008 SHEET TITLE: Site & Main Level Plan NOT FOR CONSTRUCTION Project number 20150806 aa Date: 07/05/2017 ~ 1------------------<v A-101 ~ j, ;.: ,._ 1------------------<:S: 1/8" = 1'-0't ~ 16' Scale: UPUPUPSBSB1A-3022A-3011A-3013A-302ADA9'x19' parkingspaces8'x15' compactparking spacesraised ledge fordriveway belowstripingTrash area2A-30217' - 9"27' - 7"14' - 6"ELEVATOR-SUB LEVEL 1 (upper)24 Total parking spaces10 compact14 standards (2 ADA)(not part of count 2 electric smart car spaces)TurnaroundADAVANdrivewayTurnaround2 hotel electric smartcar parking spaces (notcounted in parkingtabulation) with wheelstops plus chargingstationsOwner storagetrashdropcccccccccDryer vent ductLow wall5' - 0"Building ElectricalTransformerSwitchgearstorageTTTTTESLA ELECTRIC CARCHARGING STATIONSCeiling elevationchange15' - 0"24' - 0"19' - 0"11"PHONE/DATA/CABLE1' - 6"8' - 0"12' - 2"19' - 0"8' - 0"9' - 6"5' - 0"9' - 0"20' - 0"9' - 0"9' - 0"12' - 0"8' - 0"1' - 6"15' - 0"10' - 0"19' - 0"Backflow preventiondevicesGas metersWater metersBallardscccUtility liftBallard59' - 10"200' - 8"1A-302200' - 8"1"15' - 1 3/4"4' - 9 1/4"24' - 0"15' - 11"1"2A-3011A-3013A-3029'x19' parking spaces8'x15' compact parkingspaces2A-302SUB LEVEL 2 (lower)29 Total parking spaces12 compact17 standards (2 ADA)TurnaroundstoragecccccccccccLaundry areaWashersDryersSorting tableFolding tableSoak sinkUnderground direct burial waterstorage tanks for Alkaline water &Mineral water - 40'Lx 10'D or 40'Lx10'W - total of 4 on west side (withoptional 4 on east side)3' - 10"5' - 0"13' - 1"storagestorageTTESLA ELECTRIC CARCHARGING STATIONSLLOCKED ELECTRIC CARCHARGING STATIONSLLLLLLLLTLTstorageELEVATOR-ADAstripingADAVANSTORAGET1' - 6"8' - 0"15' - 0"10' - 0"8' - 0"9' - 6"19' - 0"9' - 0"12' - 0"8' - 0"1' - 6"15' - 0"9' - 0"59' - 10"c9' - 0"10' - 0"Galvanized Steel Manhole cover for accessof existing well casing with 24" square 3'deep concrete box (inside dimensions) and2 - 4" PVC sleeves for future use to extend5' beyond West property line as part of anagreement with the West property owner.Sump pump5' - 0"200' - 8"Scale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 1/8" = 1'-0"7/3/2017 7:54:20 PMA-10220150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSSub Level 1 & 2Plans300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16 1/8" = 1'-0"1Sub Level 1 1/8" = 1'-0"2Sub Level 2NNNOTE:ALL PARKING SPACES WILL HAVE AN ELECTRIC CAR CHARGINGSTATION OR WIRED AND CONDUIT FOR FUTURE HOOK UP AND USES.No.DescriptionDate016'8'Graphic Scale: 1 inch = 8 feet- -, I £_J I Fl ,, ,, "' 11'1 "' '" 1111 • "" ., 0 r--, r--, I I I I I I I I I L-, .I LG r-------------------~ I I I I L--------------------I I • • I -------r----~ I 0 I I 0 0 -.I r-------------------~ I I I I L --------J r-------~~-----~ • I I I I I I L c~ ------------------J I " I I, -' r• ( I I I L L - -_J ,, oc-----------,,............@ ----------------I " I -____ .. ---.. I I I -----------------J r-------------I 0 L----------------a·----------------I I I I I __ .. --.. ~ • I I I L----------------~--J REF.REF.WDWDREF.WDWDUPREF.WDUPWDREF.REF.UPWDA-2011A-2021A-20221A-3022A-3011A-3013A-302CONDO2STAIRS-2A-302CONDO5CONDO6ELEVATOR-CONDO3CONDO7STAIRS-BALCONYBALCONYBALCONYHALLENTRYMASTER BDRMCL.GREATROOMBEDROOMHALLMASTER BDRMMASTERBATHCL.GREATROOMKITCHENBEDROOMENTRYGREATROOMDEN/OFFICECL.ENTRYKITCHENDEN/OFFICEGREATROOMM CL.BEDROOMMASTER BDRMM BATHHALLENTRYDEN/OFFICEKITCHENBALCONYBATHROOMCL.Fire Riser5' - 8 1/2"5' - 2"7' - 0"5' - 2"5' - 2"ENTRYMASTER BDRMFire glassM BATHGREATROOMBED RMMASTER BDRMCL.CL.BALCONYCL.Glass wall stack locationGlass wallstack locationCL.CL.MASTER BATHCL.5' - 2 3/4" +/-7' - 5 1/4"17' - 8 3/4"49' - 4 1/4"20' - 9"12' - 8 3/4"21' - 9 1/2"48' - 1"12' - 8"5' - 3 1/4" +/-190' - 6"7' - 0"8' - 0"15' - 1 1/2"12' - 8 1/2"9' - 0"7' - 11"3"5' - 4"3' - 11"7' - 11"30' - 8"11' - 6 3/4"45' - 6"4' - 11"9' - 7 3/4"17' - 1 1/2"17' - 4 1/2"25' - 10 1/2"16' - 0"5' - 2"190' - 6"5 1/4"8' - 0"21' - 5 1/4"30' - 1 1/2"CLCL.Fire RiserCONDO4BALCONYM BATHCL.ENTRYDEN/OFFICEKITCHENGREATROOMPant.10' - 0"MASTER BDRMCL.CL.Fire glassFire glassTRASHCHUTECL.CL.BATHLower counterMASTER BATHCL.52' - 9"5' - 0"DecorativebalconyBEDROOMBALCONY1' - 9 1/2"BALCONY7' - 0"10' - 6"4' - 7 1/2"CLCLSloped roofKITCHENAREABALCONYGlass wallstack locationKITCHENA-2011A-2021A-20221A-3022A-3011A-3013A-302CONDO1ELEVATOR-2A-302STAIRS-OPEN TO BELOWSUITEH15SUITEH16ROOFDECKROOF DECKROOF DECKBALCONYGREATROOMBEDROOMENTRYMASTER BATHMASTER BDRMDecorativebalconyFire RiserSink, microwaveundercounterfrig. (typ)SUITEH13SUITEH12SUITEH11(ADA)SUITEH175' - 2"5' - 2"7' - 0"13' - 8"5' - 2"CL.MASTER CL.5' - 2 3/4" +/-7' - 5 1/4"8' - 6 3/4"16' - 6"5' - 4"15' - 9"5' - 2 1/2"54' - 0 3/4"68' - 8"9' - 0"5' - 3 1/4" +/-7' - 0"8' - 0"12' - 1 1/2"15' - 9 1/4"11' - 11 1/4"4' - 11"3"5' - 4"3' - 11"25' - 2"57' - 0 3/4"11' - 5 1/4"16' - 6 1/2"17' - 1 1/2"17' - 4 1/2"12' - 11"11' - 5"17' - 6 1/2"5' - 2"190' - 6"5 1/4"4' - 8 3/4"24' - 8 1/2"22' - 1 1/2"8' - 0"KITCHENGYM-Fire RiserFire glassFire glass2A-203TRASHCHUTESTAIRS-Roll-inshowerSUITEH8SUITEH9SUITEH10LINEN-5' - 2 1/2"TV onswivel standTV onswivel standFire glassFree standing tubTV onswivel standCL.DEN1 1/2"59' - 7 1/2"Sloped roofOutline of floor aboveOutline of floor aboveSloped roof belowSloped roofBALCONYBALCONYBALCONY5' - 11"BALCONYCL.Sloped roofSloped roofELEC.-BALCONYBALCONYBALCONYSUITEH14Scale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 1/8" = 1'-0"7/3/2017 7:54:30 PMA-10320150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSLevel 2 & 3 Plan300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16 1/8" = 1'-0"2Level 3 1/8" = 1'-0"1Level 2NNNo.DescriptionDate016'8'Graphic Scale: 1 inch = 8 feetD> [] 8 +--¼!·==t=7=--t----------,IL-' ' " ' ~ I' r\ '. , ,. ~-,. , JI [g] ' ' . ' . . -. , , . , lll w I== =3 r 11-;=: =_ir7 , ~ --. [g] ,>) r"' I • '. Ill • , II = ' -= 1l ] I -'L .. IF" I ..J ~-~ /'\ '-J ...-. -0 -,. , ___,, ' 0 -' 11 i 7 I I r-==---1-__J = D D -1111K I ff] 0. I ;f Q I I \ 1--f I~ IQ] I i --...:: ~~ I liiiiiil...iij...... \ j-!:i:iJ ml I ._______ .--• ' ' . . . , , , -I • I ~ . -I 'v<CJ . ' ~ I . . , . , DWUPWDREF.REF.A-2011A-2021A-20221A-3022A-3011A-3013A-302CONDO8HOTEL / SPAROOF DECK-2A-302CONDO9STAIRS-BALCONYHALLENTRYBEDROOMMASTER BDRMBEDROOMMASTER BDRMMASTERBATHENTRYCONDO6CONDO7Fire RiserFire RiserPRIVATE ROOFDECK-PRIVATE ROOFDECK-5' - 9"3' - 8 1/4"CL.CL.GREATROOMTV/DENCL.GREATROOMMASTER BATHMASTER CL.5' - 2 3/4" +/-7' - 5 1/4"16' - 4 1/2"50' - 8 1/4"5' - 11 1/2"76' - 10 3/4"2' - 3 3/4"5' - 1"31' - 0 1/2"5' - 4"11' - 10"30' - 8"11' - 6 3/4"32' - 1"5' - 10 3/4"5' - 9 3/4"16' - 3 1/4"17' - 1 1/2"64' - 5"15' - 0"15' - 1 1/2"20' - 8 1/2"8' - 11"3"60' - 0"ELEVATOR-Fire glassFire glass5' - 2"STAIRS-52' - 9"BEDROOMRESTROOM1' - 11"BALCONY26' - 3 1/4"1' - 5 1/4"4' - 2 3/4"1' - 5 1/4"26' - 7 1/2"KITCHENCL.KITCHENPRIVATE ROOFDECK-CONDO9CONDO8PRIVATE ROOFDECK-UTILITY AREA-Screen railingScreen railingRoof access fromstair tower60' - 0"24' - 1 1/4"1' - 5 1/4"4' - 2 3/4"1' - 5 1/4"28' - 9 1/2"29' - 9" +/-5' - 1"2' - 3 3/4"Scale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 1/8" = 1'-0"7/3/2017 7:54:35 PMA-10420150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSLevel 4 & UpperRoof Deck Plan300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16 1/8" = 1'-0"1Level 4 1/8" = 1'-0"2Upper Roof DeckNNNo.DescriptionDate016'8'Graphic Scale: 1 inch = 8 feet\._J A. ,L '\.. \._J - - - - -. . " " ,_ , I I I I I I I I I I ' • .... I " I -~ I I ,. I I II II II II II . . " " ·-, . " . ' " ' • --------------------------- - -,_ ., ·-• • , -~ ~ V / ' / ' ,P 'I / / I~ -~ ~ XJ r I\ ~ D D ~ ~ D D D I, ' '' ' ~ ~/~/ ~ D D_ D I, D / I/ ~D ~ ,/ / D ' 6 / / / --- ----o>----------"1"""'T"'"@ ., ,_ , . ,_ • • • • - - -- - -- - -/ r---_____ J / I + + + + ~ ,, . -----------------------------------T ----, .--,---------------------------~ L-------J I I I I I I I I I I ~----, \ I I I I I I I I I I r-------~ ,r_---~~l ________ J--_-_---_,_L_ -- --- ---~ -- --- --j_ .. ,_ ,_ ,_ • • ' .,'I • -~ -- - -- - --~ -- - -- - -- - -- - -- - -- --,----- -~-----------------------------~-----------,. ----II I I -i ) I t1)) I I ._ I I , "\ I~ -I ' ----7 I I I I I~ I I I ' I I I .... --iU-----1-1,------------1 I +--~-----l-k-~..._____..~ ~ . • " " ' ~v ~ (Q)Jcj t t!iJ 11: 1 I 11 I 1/ ~ II • • II -" • c_ I I --/ "' II II ~f)\~ __)= . - -" i -· Lj ,U.1.........-......-------~...-~---t-----l=:.L -- -'" -I I I I I ! : : : ; ~-- - - -~!/====~~--- - - - -I .... ------,. ,_ ,_ I, I, ,_ ,. ,_ -,_ I, • . . • . . . --of------------------f"""T"""'I@ A-2011A-2021A-20221A-3022A-3011A-3013A-3022A-302Private PatioUnit 6Private PatioUnit 7Private PatioUnit 9Private PatioUnit 8Utility areaHotel / SpaPatio17' - 0"3' - 8"Out line of exteriorwalls below roofStair towerOut line of exteriorwalls below roofSLOPE ROOFS SQUARE FOOTAGEOF 5:12 OR GREATERRoof structure 11989 sq.ft.Level 1 roofing 70Level 2 roofing 623Level 3 roofing 40Level 4 roofing4090Upper Deck1223TOTAL604611989 sq.ft. / 6046 sq.ft. = 50%6' - 6 1/2"12' - 0"2'-7 1/2" +/-..5:12 5:12DECKINGDECKINGDECKINGDECKINGDECKINGDECKING..5:12 5:12.5:12..5:12 5:12 . .5:12 5:12Out line of exteriorwalls below roof..5:12 5:12..5:12 5:12 .5:12..5:12 5:125' - 9 3/4"3' - 8"5' - 4 1/2"skylightskylight..5:125:12..5:125:12.5:12.5:12..5:12 5:1214' - 7 1/2"22' - 2 1/4"8' - 0". .5:12 5:12..5:12 5:12..5:12 5:12..5:12 5:12Elevator towerPrivate stair towerPrivate stair tower..5:12 5:12.5:123' - 9 1/4"14' - 9 1/2"6' - 3 1/4"8' - 5 1/4"12' - 4 1/4"7' - 4 1/4"4' - 4 1/4"..5:125:12.9:12.9:12..5:12 5:12..5:12 5:12..5:12 5:12..5:12 5:12..5:12 5:12..5:12 5:12..5:12 5:12..5:12 5:12..5:12 5:1227' - 6"Scale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 1/8" = 1'-0"7/3/2017 7:54:39 PMA-10520150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSRoof Plan300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16 1/8" = 1'-0"1Roof PlanNNo.DescriptionDate016'8'Graphic Scale: 1 inch = 8 feet,, O, I, ,. - - -_ __:;_"'->1.· !.. -~ - ---, --------------------- - - - - -C------~. - - -. ' ,_ -' ~ ·" . .... II . ' ,. ',' " ~' ' "-- - - - - - -~· ~-----------------. - - - - - - ---,--->k---,, ,, ' ' ' ' ... ~ ·, / I/ ·" -// / ~---+!-/------V ~ I/ ' I, ' " I -I I ' I V I I I ,. ' ' I <O ----i-+ "-. ' ,, ' ~ 15 , ,, t ' " " DD JDDl " T t ' . -"C I!: 0, " > g --" ' 0 ~ m 00 l , -.Y ·-31 32 D CD South Elevation 1 /8" = 1 '-0" ~ Property line ---------------North Elevation 1 /8'' = 1 '-0" 10' above _ _ _ 45' grade line \ ,_---------~ '--~-----------------~ ,_, --~ -----~~ --------------,,,,..~-CT 16-03, RP 16-09, CDP 16-16 Top Plate of Elevator 45' above --· ------- ---- - -,_ - - - -- ----._, --= -Tower 100'-4" 23 12 ' ' 'x ~ lQ I , . -03 \, ' , ..( ' I ' j .D ' ' Keynote Legend -NO. Discription 01 Stucco -smooth finish 02 Foam stucco -EIFS trim 03 Metal Railing (powder coat finish) 04 Plant on 05 Columns 06 Masonry wall wl Stone (CoastalReef -pearl White) or stucco with finish, pattern and color to match (CoastalReef -pearl white). 08 Private patio roof deck 11 Glass doors w/ metal detailing 12 Tile entry stairs 13 Glass lamps 15 Cast stone sills w/ stone brace NO. 16 21 22 23 28 31 32 35 36 "' Roof Plan A, --94'-10" \JI ___ -"'~· .,____ To~ Plate of Tower A) 90' -9" \JI -,., ' "' ,., "' ----"' i,:, Level4 85' -6" Level 3 A'\ 76' -2" \J' Level2 ~ 66' -10" Main Level B ~ 57' -6" Main Level A i;:: 55' -7'' Sub Level 1 ~ 48' -10" Keynote Legend Discription 5:12 tile roof Entry to underground parking Finish grade Solid 42" high stucco guardrail Metal framed & glass panels entry canopy Accent band Accent ledge Wall tile 6"x6" or stucco with applied pattern to match Wall tile 18"x18" at 45 degree angle or stucco with applied pattern to match Top Plate of Elevator Tower ----100' -4" -~R~o~otplan o 94'-10" c»' __ To Plate of Tow~ 90' -g•'J' ., ~ 0) " E ---" b ' ~ Level4 --~85'-6" -~Level 3 A"\ 76' -2" \.J' Level 2 ,.--..., --c=66'-:-1 O" a, Sub Level_j___lfj-, 48' -1 cr-u Graphic Scale: 1 inch = 8 feet ~-·· • • • Ill 0 8' PLANNING/ ARCHITECTURAL: ~e. •:,~· ---',,.. -J .-~ =-~ - -\_§_/ Karnak Planning & Design 614 Calle Vicente, San Clemente. CA 92673 Phone: 760434-8400, Cell: 760-828-0653 E-mail: l<arnakdesign@gmail.com No. Descri tion Date CLIENT: Beach Village Life 1 2 Straus Terrace Rancho Mirage, CA 92270 PROJECT: MIXED USE HOTEL, SPA& CONDOMINIUMS 300 Christiansen Way Carlsbad, CA 92008 SHEET TITLE: Exterior Elevations NOT FOR CONSTRUCTION Prolect number 20150806 aa Oate: 07105/2017 ~ 1----------------la, <;'! A-201 ~ ~ 15· Scale: 1/8" = 1'-0" ~ Property line - -6 ' "' " 35 :i L -L-..l -l , ' < • / 36 East Elevati I/ CHRISTIANSEN WAY center line "' ' ... • a, ... a, 1/8" = 1'-0" 45' above grade line at V Property line ----<I -28 West Elevation 1 /8" = 1 '-0" ' V Property line I -1 Top Plate of Elevator Tower ~'\ I-100'-4" • CHRISTIANSEN WAY center line ---a.-a I~ 45' above grade line at ~!'.::l _ 1 _ east property line __ _ ---28 I ... "1 __ _:_, I I i .J3oof Plan ~ 94'-10" __ 1 Top Plate of Tower 1 90· -9" --1---1 I I __ L __ I I Parking and grade sloping up in background ' Level4 85' -6" Level3 ~ -76' -2" '-Level2 ~ -66' -10" '-I Main Level B ---....! __ _,/ 57' -6" __ I __ Main Level A o r 55'-7" '-' __ Sub Level 1 O 48' -10" a, -I_ __ I I Top Plate of Elevator Tower~ 100' -4" 13 6 . in " __ Roof Plan I'\ 94' -1 O" CJ//1 ___ Top Plate of Tower o 90' -9" \J ___ Level4 JI'\ 85' -6" \J Level3 ~ 76'-2" Level2 ~ 66'-10" Main Level B --~/ 57'-6" Main Level A -~ 55'-7" Graphic Scale: 1 inch .:c 8 feet 8' 16' I j 0 0 0 0 0 0 0 0 0 C O ,0 CT 16-03, RP 16-09, CDP 16-16 Keynote Legend NO . Discription 01 Stucco - smooth finish 02 Foam stucco -EIFS trim 03 Metal Railing (powder coat finish) -04 Plant on 05 Columns -06 Masonry wall wl Stone (Coastal Reef -pearl White) or stucco with finish, pattern and color to match (Coastal Reef -pearl white). 11 Glass doors w/ metal detailing 12 Tile entry stairs 13 Glass lamps 15 Cast stone sills w/ stone brace 16 5; 12 tile roof 22 Finish grade 23 Solid 42" high stucco guardrail 24 Covered patio 28 Metal framed & glass panels entry canopy 29 Plant-on railing 30 Entry Accent 31 Accent band 32 Accent ledge 35 Wall tile 6"x6" or stucco with applied pattern to match 36 Wall tile 18"x18" at 45 degree angle or stucco with applied pattern to match 0 000.~101)0 i§l~cu, ' L6 IS ll ~ . ' ~ , C 11 ._i O 'O Q 0 -ii-1-1 JL--r---rr,,--=n,,cr-,:::q .2-111_-11 _111-11,_1-1, _l-,11_1 I" _lll11,_lll~_lll11 _11111 _111; 0 Enlarged Entry Study \:::.) 1/4" = 1 '-0" Graphic Scale: 1 inch= 4 fee1 4· a· J,evel 3 ~ 76' -2" Level 2 A, 66' -10" CJ//1 PLANNING/ ARCHITECTURAL: ~~e. ::.-.Ml· -...I -·.<.:. ~ =-.-. - -\_§_/ Karnak Planning & Design 614 Calle Vicente, San Clemente, CA 92673 Phone: 760-434-8400, Cell: 760-828-0653 E-mail: karnakdes!gn@gmail.com No. Descri tion Date CLIENT: Beach Village Life 1 2 Straus Terrace Rancho Mirage, CA 92270 PROJECT; MIXED USE HOTEL1 SPA& CONDOMINIUMS 300 Christiansen Way Carlsbad, CA 92008 SHEET TITLE: Exterior Elevations NOT FOR CONSTRUCTION Project number 20150806 aa Date: 07105/2017 a'; ,_ ___________ ___,,,, ~ A-202 ! ~ 1----------------l~ Scale: As indicated >" Top Plate of Tower90' - 9"Sub Level 148' - 10"Sub Level 239' - 0"1A-3023A-302Main Level A55' - 7"Main Level B57' - 6"45' line above gradedrive opening1%1%drive openinggradegradeRoof Plan94' - 10"Level 485' - 6"Level 266' - 10"Level 376' - 2"Property lineProperty line4' - 1"5' - 3"9' - 4"9' - 4"9' - 4"1' - 11"6' - 9"9' - 10"3' - 10 3/4"8' - 0 1/4"8' - 0 1/4"8' - 0 1/4"8' - 0 1/4"9' - 11 1/4"Existing grade line10' above 45'grade lineUPPER PARKING GARAGELOWER PARKING GARAGE3%3%Sub Level 148' - 10"Sub Level 239' - 0"1A-3023A-302Main Level A55' - 7"Main Level B57' - 6"Roof Plan94' - 10"Level 485' - 6"Level 266' - 10"Level 376' - 2"Top Plate of ElevatorTower100' - 4"1% slope9' - 10"6' - 9"1' - 11"9' - 4"9' - 4"9' - 4"9' - 4"9' - 10"10' - 7 3/4"Property lineProperty line45' abovegrade lineExisting grade line1% slope9' - 11 1/4"8' - 0 1/4"8' - 0 1/4"8' - 0 1/4"10' above45' grade linePrivate stair roofElevator roofstair tower roofUPPER PARKING GARAGELOWER PARKING GARAGE3% slope3% slopePrivate stair roofScale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 1/8" = 1'-0"7/3/2017 8:06:44 PMA-30120150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSBuilding Sections300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16 1/8" = 1'-0"1East West North A 1/8" = 1'-0"2East West South ANo.DescriptionDate016'8'Graphic Scale: 1 inch = 8 feetSEE SHEETS A-101, A-102, A103, A-104 & A-105 FOR SECTION CUT LOCATIONSSEE SHEETS A-101, A-102, A103, A-104 & A-105 FOR SECTION CUT LOCATIONSI~ ~..,__-wrw™™™™™-™™™™™™™™™™™™™™™™™™™™™™™™™™ --------------------------~w-~w---------~-~ -----+-----WWW lrw I / / / \ \ \ \ \ \ / / / / / / \ \ \ \ \ \ / / / • r, • - • : ' -·--~ ---·--·····.··-' .. :-, · ....... -.• --I 111111 _,-,, \ \ \ / / / : •._ .. \ / \ \ I / \ \ / / / / / / \ \ \ .. . 1· :--·~.---·---1111'-i•••· . 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Top Plate of Tower90' - 9"Sub Level 148' - 10"Sub Level 239' - 0"10%20%10%2A-3011A-301Main Level A55' - 7"Main Level B57' - 6"drive wayRoof Plan94' - 10"Level 485' - 6"Level 266' - 10"Level 376' - 2"2%Public walkway2A-3029' - 4"9' - 4"9' - 4"1' - 11"6' - 9"9' - 10"8' - 0 1/4"8' - 0 1/4"8' - 0 1/4"45' line above gradeExisting grade lineProperty lineProperty lineCrown point of drive10' - 0"Owner storage45' - 0"UPPER PARKING GARAGELOWER PARKING GARAGETop Plate of Tower90' - 9"Sub Level 148' - 10"Sub Level 239' - 0"1A-3023A-302Main Level A55' - 7"Main Level B57' - 6"Roof Plan94' - 10"Level 485' - 6"Level 266' - 10"Level 376' - 2"Top Plate of ElevatorTower100' - 4"5' - 6"4' - 1"5' - 3"9' - 4"9' - 4"9' - 4"1' - 11"6' - 9"9' - 10"45' lineabove gradeExistinggrade lineProperty lineProperty line8' - 8"10' above45' grade lineUPPER PARKING GARAGELOWER PARKING GARAGE3' - 10 3/4"Top Plate of Tower90' - 9"Sub Level 148' - 10"Sub Level 239' - 0"2A-3011A-301Main Level A55' - 7"Main Level B57' - 6"Roof Plan94' - 10"Level 485' - 6"Level 266' - 10"Level 376' - 2"Top Plate of ElevatorTower100' - 4"2A-30214%2%Public walkwayCrown point of drive10' - 0"Existinggrade line45' line above grade45'-0"10' above45' grade lineUPPER PARKING GARAGELOWER PARKING GARAGEProperty lineProperty lineScale:Project numberDate:CLIENT:PROJECT:SHEET TITLE:NOT FOR CONSTRUCTIONPLANNING / ARCHITECTURAL:Karnak Planning & Design614 Calle Vicente, San Clemente, CA 92673Phone: 760-434-8400, Cell: 760-828-0653E-mail: karnakdesign@gmail.com 1/8" = 1'-0"7/3/20178:06:54PMA-30220150806_aaBeach VillageLife 107/05/2017MIXED USEHOTEL, SPA &CONDOMINIUMSBuilding Sections300 Christiansen WayCarlsbad, CA 920082 Straus TerraceRancho Mirage, CA 92270CT 16-03, RP 16-09, CDP 16-16 1/8" = 1'-0"1North South at East Drive 1/8" = 1'-0"2East West North B 1/8" = 1'-0"3North South at West DriveNo.DescriptionDate016'8'Graphic Scale: 1 inch = 8 feetSEE SHEETS A-101, A-102, A103, A-104 & A-105 FOR SECTION CUT LOCATIONSSEE SHEETS A-101, A-102, A103, A-104 & A-105 FOR SECTION CUT LOCATIONSSEE SHEETS A-101, A-102, A103, A-104 & A-105 FOR SECTION CUT LOCATIONS-------------------------------------------' .. ., WWW~-.--.==-= ------------+--+ .,.-';',~'';_ ,.-·>-: ,' D D D D D D D D D D ,!,'~ • • r, , -m ··---····:,, · .. 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' _ f · I· • -• = J . + ~-----+---, '---.,.-, 01-------------------/ D D / / ' D D ' ~ ' D D -I I ( ' ' ~ ' -___ ! -------j"~----'-: ' , I -------------D D D I I I ' ' ' [I] ' ',-~ / ' / ' / ' / ' / ' / ' ' / ' I '' , ' ' / ' / ' C ' / ' I -· ....... ~ •• -. ·-. - -. " . ·-.. ,,--, , ' ------' ' ' ' -~-----~----~----------. ' . -1--01-----------( ----~ ~ -~ -~ -~ -~ -~ SYMBOL LEGEND PROPERTY LINE ' CITY OF CARLSBAD TENTATIVE SUBDIVISION MAP FOR CONDOMINIUM PURPOSES i1r,_:.,>,, > /i[J~ivtwii-)1": ;>::,, _.:·:·: CONCRETE SURFACE ASPHALT CONCRETE ... -. -· p-1·. 1 . '-· -,• ... '· I 1 ---o-l.;!.l--:;8,~"-----,;----<r----G----G----G----v----G---o--~<>.i~-~<o~--.-·....::·~¼D:,,.11"""""' ~· ~· # , J ___ ' --'----'~ __ , ___ , __ ,_c_~,~~-s,-~~T-__ f\_N~_E,_N_. --=='"Sj'\!ER __ 4-WA y (PUBLIC STREET). CONCRETE/MASONRY WALL • w w w w • TREE 0 CHAIN LINK FENCE -x- -x- -x-WOODEN FENCE ----0----------WATER MAIN SEWER MAIN GAS UTILITY ------<---s----------c----{, EX. FIRE HYDRANT -v----I EX. WATER VALVE AC ASPHALT LP LIP OF SWALE TC TOP OF CURB TN TOP OF WALL FL FLOWLINE BW BOT. OF WALL FS FINISH SURFACE G GROUND G) CONCRETE CURB & GUTTER ® AC B!i'RM @ CONCRETE SWALE © ACCESS TO PUBLIC RIGHT-OF-WAY @ NOT SHOWN ® CHAIN LINK FENCE (J) CABLE FENCE ® WOODEN FENCE ® SCREEN WALL @ CONCRETE/MASONRY BLOCK WALL (LJ) LIGHT STANDARD @ SEWER MANHOLE @ FIRE HYDRAN1 @ WATER METER @ ABANDONED WELL CASING I 10 5 0 10 20 SCALE: 1 "= 1 O' PLANS PREPARED B~ 30 SPEAR & AS SOCIA TES, IJN·C.,. CIVIL ENGINEERING & LAND SURVEYING 475 PRODUCTION STREET, SAN MARCOS, CA 92078 PHONE (760) 736-2040 FAX (760) 736-4866 WWW.SPEARINC.NET ~VJ ~s ~s r. i 10 '\ ?3 Oj ,<o V)~ ~· v:,CJ·, "'o_,· 8" WATER ., • ~· ' O---,,-~=~s= -=s= -===r= ---,---48"0 LOT 1 VACAN LANO -L" ® N55"56'34"E 201.00' / ,Kw M ~( ti™™-~~-~ -----'9w y ~--~=-1:"ia.==,-=-,---10 PARKING LOT 0 ----7 -------7 ---SHEET 1 OF 2 SHEETS LEGAL DESCRIPTION THE NORTHWESTERLY 60 FEET OF BLOCK 10, OF THE TOWN OF CARLS!9AD, CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 365, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, FEBRUARY 2, 1887. EXCEPTING THEREFROM THE NORTHEASTERLY 110 FEET THEREOF. ALSO EXCEPTING THEREFROM THE SOUTHWESTERLY 129.00 FEET THEREOF. SITE ADDRESS CHRISTIANSEN WAY, CARLSBAD, CA 92008 (STREET NUMBER(S) NOT YET ASSIGNED) FLOOD ZONE ZONE X: AREAS DETERMINED TO BE OUTSIDE THE 0.2% ANNUAL CHANCE FLOODPLAIN. FEMA FLOOD INSURANCE RATE MAP: NO. 06073C0761G, MAP REVISED MAY 16, 2012 ZONING ZONING CLASSIFICATION ZONE: V-R VILLAGE REVIEW (WITHIN THE COASTAL ZONE) FOR ZONE PARTICULARS, SEE CARLSBAD VILLAGE AREA REDEVELOPMENT PLAN AND THE CARLSBAD VILLAGE REDEVELOPMENT MASTER PLAN AND DESIGN MANUAL. BUILDING SETBACK SUMMARY: FRONT: NON-RESIDENTIAL AND MIXED USE -NO MINIMUM FOR FIRST AT GRADE FLOOR, 10 FEET FOR ALL FLOORS ABOVE FIRST AT GRADE FLOOR FRONT: RESIDENTIAL -10 FOOT AVERAGE FOR ALL FLOORS SIDE. ............................................ NO MINIMUM OR MAXIMUM REQUIREMENT REAR ............................................ NO MINIMUM OR MAXIMUM REQUIREMENT BUILDING COVERAGE: 100% BUILDING HEIGHT: 45 FEET MAXIMUM GENERAL INFORMATION ASSESSOR'S PARCEL NO.: 203-173-02-00 TOTAL NUMBER OF LOTS: 1 TOTAL NUMBER OF AIRSPACE CONDOMINIUM UNITS: 9 COMMERICIAL ..................... 2 SEWER SERVICE BY: CITY OF CARLSBAD WATER SERVICE BY: CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT: CARLSBAD UNIFIED SCHOOL DISTRICT GROSS ACREAGE: 0.278 ACRES -12,060 SQ. FT. PROPOSED LAND USE: COMMERCIAL, OFFICE, RESIDENTIAL BJJILD.ING AREA: 12,060 S.F. TOTAL BUILDING COVERAGE: 100% LANDSCAPE COVERAGE: 0% SHEET INDEX SHEET 1: SITE PLAN, STREET CROSS SECTION, NOTES, VICINITY MAP SHEET 2: CONCEPTUAL IMPROVEMENT & GRADING PLAN OWNER/APPLICANT BEACH VILLAGE LIFE 1, LLC 2 STRAUSS TERRACE RANCHO MIRAGE, CA 92270 CONTACT: BILL DAVIDSON PHONE NO: (760) 773-5232 PREPARED BY: SPEAR & ASSOCIATES, INC. 475 PRODUCTION STREET SAN MARCOS CA 92078 .P.HONE: (760\ 736-2040 -~ rz_. ( -'a RAMON J. SPEAR LS. 6404 No. 6404 APRIL 21, 2017 DATE 4/21/2017 3:10 PMS:\Spear_Projects\2015\15-233 BEACH VILLAGE LIFE - CHRISTIANSEN WAY, CARLSBAD\CAD\15-233CGP.dwgPLOT DATE:22BEACH VILLAGE LIFECHRISTIANSEN WAY.C-2APPROVEDTHIS IS THE APPROVED TENTATIVE MAP/SITEPLAN FOR PROJECT NO. __________ PERCONDITION NO. __________ OF PLANNINGCOMMISSION RESOLUTION NO. __________ PLANNING DIVISION DATEENGINEERING DIVISION DATECT 16-03, RP 16-09, CDP 16-16------60 · 1S' 50 40 SHEET 2 OF 2 SHEETS \ '--'--'-'---.__ I '\ / I ) / ' --EX. P.C.C. CURB ~-><. ~ EX. P.C.C. CU EX. P.C.C. GITTER\ ~ ~ i ~!~ ~ EX. .. c.c. GUTTER\ I ~ I / '-s ( <-( ~ ~CO--< < c.:::: ' ' l l l 1 1 < C I _\ \ \ \ \ \ \. '\ -"' ' --------,_,_,7 1 _, __ ,_,_, EXIST. 6' HIGH~ MASONRY WALL I --I ~ -J -" -J ~ iX/ST. RESIDENCE -.,-11 .. . ·, ' -\ \ ) UPI I I I ~ X \__ u.u_,_._,~I ffl I 1:=.;:==::lyl:::::=ij yl:::::::::::::::;1 y = ,I {4J.J2 fS} L,_,_,_, ,l l ('tfff ..,,_,, ;; \ (!.a:55~.31§6)~FS~-~i.;i;liiii\:--·~:":·: .. ;.:::~~=====:::;;::=::::::::tl~--=-"'"~ .. ,,.-_{:;50·~=.9~4""'1;~=-~;_ ... _-~/t,>·i--;(-1', -;~~---:::::::~=-=-=-:=-:.:=:.~----~-;_; __ ;~:=~--;":'~~==~==~;_;:_~~=-:,:::~;;j~!!.(4-i:~.:i~:j~jjt~~;~i~~L~~v~,.oo;;,.;:.!l~\-3,.~---=-1S,,." ..... .Jliiiiiiiiiii ... iiiiiil,L;;_""i"'_..liiiiiiiiiiiiiii~!!i--iiiil.ll.-... -/ :,-~~; • '; ~~I~ ~i,il-~-=--=-_a_a::a_C11_1J_iiiliiii_~, _iiiLiii_uB'niL'r--,.iii[]ii:i_iiiliiii_Li!IJ_!j!:_1!!_0!_!1J_!!!![]!!_!:1_!!!::_!!!![]!!_IJRr!!!::]!!~t~ {:~5/~--JB~~~~ / ::Po/ ' ~ / v --" " .. -'-~=------.. --..,..::--' \ ) " " " ' I I 1ifJR., :oo Pt" 1M · -ue .--: ~l"A :I<~ . a. 1 , . ···{ti,: ~ \ IN 1;()()/r-l.;~ · '50 . .l 1) TC 49.8 I/ rs I/ -"' Ta 'ff..(,, IIXI "~ '/fl', /NJ $f'B:::t: =••=• 1/Y.( . ,; -~ ~::: -EG=llGN]! ~ SCALE HORZ. 1" 20' VERT. 1" 4' __ , r50_ 4) TW / x,sr. RETAIN! 1G WALL-r 1_ (4Z61J II 1 / "' ~ IP. ~1i.. <:!,J J • 40· c/L 40· ; (48. J) BW 11-~ E {4Z 15) W I 12· 28' I JO' 10· I E) ST. P.C.C C' = /-a I ' '1ST. P.C.C ( URB-18.0' , 10.0' 1J.5' , 16.5' i ~ (44.98) 1' I (44.51) t S] G ·re ,1: .. -, AA 2/JJ-,,_ • , I "'11"'1 ,,,;;,, :I t2L, II '-~ l"'I f--,, '--1~5==1°----1:'0===:::J2~0-----i3° CONSTRUCTION NOTES onO[[SS/o,,, 1 o·="'"" I I 1 I I ;;i ,,_;,.~"--::-,,.;:''1, 1.....,.~ ,cnnnnu I '1 '1 I ::,i/r,0i'#' I SCALE: 1,, = 10, G)®1 REMOVE EXISTING AC. BERM. I! 'e~'l)t-R. le'%;'%. I I ASSESSOR'S PARCEL NUMBER 2 REMOVE EXISTING 1R££S ON SfTE. * 3 .., No. 85413 "' l:: ' r ---' --0 --,c-I 60 50 40 ® REMOVE EXISTING FENCE * ~ 20J 17J 02 @ " 4 PROPOSED 6" P.C.C CURB PER G I. ~ a;_;,? CI VI 1,. ~ 'c PROPOSED -® PROPOSED 5' WIDE P. c.c SIDEWALK PER G 7. < Or c, '-1, (j P. C. C. SIDEWALK PROPOSED P. C. C EXIST. P. c.c --EXIST. CURB. PROJECT ADDRESS: CHRISTENSEN WAY CARLSBAD, CA 92008 DEVELOPER BEACH VILLAGE UF'E 1, LLC 2 STRAUSS TERRACE RANCHO MIRAGE, CA 92270 CONTACT: BILL DAVIDSON PHONE N0:(760) 77J-52J2 EARTHWORK QUANTITIES CUT: 2 965 CY FILL: 0 CY IMPORT: 0 CY EXPORT: 2,965 CY REMEDIAL: 0 CY N PER G 7 GUTTER GUTTER GIITTER ANO @ PROPOSED J' WIDE P.C.C. RIBBON GtJTTER. Jll'i~ PLANS PREPARED BY: PROPOSED~ ~PROPOSED A.C. ~EXIST. A.C. SIDEWALK 0 STA 12+76.41 C/L 20· DRIVEWAY TO SUB L£VEL 2 PARKING. ~ ' SPEAR & ASSOCIATES. INC. 6" P.CJERC~R~ PAVING PAVEMENT @ STA 1J+69.40 C/L 20' ORMWAY TO SUB L£VEL 1 PARKING. ~ CIVIL ENGINEERING & LAND SURVEYING ® PROPOSED ROOF DRAIN 0/JTI.ET TO DRAIN THROUGH MODULAR WETWIOS 475 PRODUCTION STREET, SAN MARCOS, CA 92078 OOWNSPOl/T BIOALTRATION DEVICE BEFORE DISCHARGING OFFSfTE. UNITS PHONE (760) 736 2040 FAX (760) 736 4866 TO BE INCORPORATED INTO BUILDING, 0/JTSIDE PUBLIC RIGHT OF WAY. Tl ~ WWW.SPEARINC.NET @) PROPOSED 4• UNDER GROUND STORM DRAIN PIPE TO DAYLIGHT ~~~-y..,.__~ -OUT CURB FACE I ~ ~ , ' v'' -~ ~ @ STATION 12+6J.J5 PROPOSED WATER SERVICE W/METER PER W 4 & ~CKFLOW PREVENTER PER W 20. @ STATION 12+65.J5 PROPOSED DET[CTOR CHECK VALVE ASSEMBLY W/ ARE DEPARTMENT CONNECTION PER W 22. @ STATION 1J+l6.98 PROPOSED 6" 1'11: SEWER LATERAL O 2.0% MIN., PER S-Z @ NO OBSTRUCTIONS INCLUDING LANDSCAPING OR WALLS IN THE VIS/8/LfTY AREA SHALL EXCEED J' IN HEIGHT. @ PROPOSED BUILDING ELECTRICAL TRANSFORMER ANO SWITCH GEAR AREA. INCORPORATED INTO BUILDING, 0/JTSIDE PUBLIC RIGHT OF WAY ANO SCREENED ~CK FROM PUBLIC VIEw. @) MODULAR WETLANDS DOWNSPOUT 8/0RLTRATION DEVICE LOCATION. UNITS TO BE INCORPORATED INTO BU/WING. OUTSIDE PUBLIC RIGHT OF WAY. CHRISTIANSEN WAY TYPICAL SECTION LOOKING WEST NO SCALE I SHEET I CITY OF CARLSBAD I SHEETS I ENGINEERING DEPARTMENT PRELIMINARY GRADING PLAN FOR, APPROVED: JASON S. GELDERT CllY ENGINEER RCE 63912 EXPIRES 9/30/16 DATE DWN BY: CHKD BY: RVWD BY: .. , PROJECT NO. II DRAWING NO.I /DQGVFDSH$UFKLWHFWXUHGDYLG#GPODRQOLQHFRP'0/$SI  UPUPXXXXL-10'4'8'16'32'Beach Village Life300 Christiansen Way, Carlsbad, CA 9200814MIXED USE HOTEL, SPA & CONDOS 1/8" = 1'-0"PLANTING PLANSCARLSBADCHRISTIANSEN WAY 13.33' " ""-$YA ROM 16' 611-1 A L HIGH WALL 53.00 TC 52.50 FL 53.50 TC 53.00 FL . ~ .., .. .., . . . .. A 55.58 FS P L A N T PALMS 55.58 FS N G .... \ .. .... '>·. (51.04) FS EXl5Tllt; Bl:AI.Yl'llli TO If -Al'Pl<OX GIIJl'ER lO' EX~TIIS Bl:AI.Yl'llli TO If !EM?lil). Al'f'l<OX CIU'ER 24' • •· •s1:2s:rc:··· -5o_c1s.rs· F'Of6 --LEGEND ·.., . ..,. "· _.,.., ' • (50.94) FS :.:: . . ·, -. :;,:: _. S'l'MBOL -BOTAHIGAL/ GOMMON NAJ,E -SIZE GT'!'. DETAIL I tt."F l:loTI<) ti%NTAIN TO, I l.!:!f/!&1 '-----,::--,,--------'------------------------' S'l'AROM ARGHoNTOl'IIOENIX GUNNINGHAMIAHA KING PALM 5'1' A6RIJ5 ROMANZOFFIANJM GUEEN PALM SHRU6S S'l'MBOL m' BOTAHIGAL/ GOMMON NAI-E AGA ATT AGAVE ATTENIJATA BLUE FOXTAIL AGAVE PHO ROE PHOENIX ROEBELINI Pl'GM'I' DATE PALM 0 !<HA 11MB RHAPHIOLEFIS IIMBELLATA MINOR YEDDO IW'lTHORN VINES S'l'MBOL m' BOTAHIGAL/ GOMMON NAI-E " BOU FUR BO\J6AINVILLA 'PURPLE QUEEN' F\.ffl.E BOUGAINYILLA MA TGHED MULTI TFILJNK 12' BTH 1 MA TGHED HEIGHT lb' BTH II SIZE GT'!'. DETAIL I .24" box 20 3 TRUNK M\JL Tl 24' BOX 1e, 5 gal 215 -SIZE GT'!'. DETAIL I TRAIN TO PALM TR!JNK 15 gal 22 GONTRAGTOR SHALL PROVIDE A 3" DEEF LAYER OF MUGH, APPLIED ON ALL EXPOSED SOIL 9.IRFAGE5 C: RA\\lNG FlLES 111lE SHEETS CLSB-IP.DWG REVISED: J 1 2016 :30' X 10' SAME 3-M 40' X 15' SAME 3-M I MA~ I IF'fi-41 5'x4' 3-L t,'x4' 3-M 5'x4' 3-L I MAP,jE 11&¾41 10'+ 3-L 49.40 TC 48.90 FS 49.25 TC 48.15 FS 9 I I W 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 LLL.LJ Lf ,4-.i I I I I .. . • ....:......Jt.. • .q .. .•. ._ .. .., ".. . • • .2'0, 0 • • " ... ., "1 •. • •• . ,q . ., 48.85. ~ • 7 PROPOSED BUILDING MAIN FLOOR FF= 51.50 SUB LEVEL 1 PARKING FF= 48.80 SUB LEVEL 2 PARKING FF= 39.10 203-173-02 ----P L A N T N G GROUND COVERS 13+00 41.25 TC 46.15 FS 41.10 TC 46.60 FS ___,_. ., . : 13 • '. ' . t~ ·: " .. JN -··4f1cJic ·: . 46.90 FS-'' • .. .... ""· . ~ ' C:, C:, . ·~ <:::, -c:e. .-!:EN-~ I I I I I I I Ip -~ I I I I I I I I I I I I I I I I I I 1 I I I I I I I I I L ____ Lll1JJ _J N55'5634 'f 201.00 46.59 FS N DI ,___sl'MlO __ L __ m-___ sor_AN_1GAL1 __ G01+1_0N_NA_ME ______ REMAR1G _________ s1ZE ____ =_-_DEr_A_.1L I I FIA.t'f • GAR6RE GARl55A MAGROGARPA 'GREEN GARPET" GREEN GARPET NATAL PUJM POTTERY Sl'MlOL -BOTANIGAL/ GOl+ION NAME 0 POT A SAHSEVERIA TRIFl5GIATA 2-4" DIA. 'l'ELLOH STRIPE SANSEVERIA OIL JAR IPOMOEA BATATAS 'l'ELLOH I PURPLE POTATO VINE 0 POTS Ll~TRUM J. 'TEXAIIJM' :3011 DIA. .w<LEAF PRIVET I gal O It," o/G. 1~2' FLATTED o 12' o.G. l~lt," SIZE GT'!'. DETAIL I I FIA.t'f 5 gal (4) PER POT· b' pol:o ALTERNATE GOLORS TOPIARY GONE .2411 box t,'x4' .;;. ·......._g ·. ', . .,.._ • -. IIAA:1 3-L 3-L I IAAel 3-L 3-L 3-M GAR""" I OAL !!Ell MAN '""-,. . ....!!i.:.... : ._. • . ., . .,,. . "' ·. 44:J. . . . ·. . . · ·Fl '· 44.50" : :rs.·: _'' . 1>6AATT·. ·:,. :, . . : . ·. ,: ... . . is'l"kROM_ ' .. , • .• ·: , • • '-··. • 16!.B'TIJ .. · · . - · ' '45.15.TC .. _ .'44:.65.FS' -@) 2-Jl-]2 45.05 TC 44.55 FS 44.90 TC 44.40 FS EX. SMH · .• <Q . •. • . ..,. .. 44.10 •• • .. 43.65~. ·FL~ -. ""' . • -· .fl • . · 1/-4.40 TC. · . 44.25 Ti . .· ~44.:Zf rs .. 4_'3.75 r~ ~t · •4 .95~~ ... . :,, . V' ,q. "'· • 44.0(j . • ·.~ . . <::s · .42.60~ 8 C L 1.11' 44.60 FS (43.10 FG) 18.8 43.32 FS CT 16-03, RP 16-09, CDP 16-16 CITY NOTES ALL MAINTENANCE vllLL SE THE RESPONSIBILITY OF THE OvlNER ALL TREES SHALL BE A MINl~M OF FIFTEEN (15) GALLON SIZE 50% OF THE 5HRU65 SHALL BE A MINl~M OF FIVE (5) GALLON SIZE APPL 'I' 3' DEEF MULGH TO ALL BARE AREAS BEM:EN 5HRIJB5 AND TREES PROVIDE ROOT BARRIERS FOR ALL TREES lilTHIN 5' OF HARD5GAPE ALL SLOPES SHALL HAVE COVER PLANTINGS AND EROSION CONTROL FABRIG MATTING PROVIDE POSITIVE 9.IRFAGE DRAINAGE (:2% GRADE IN PLANTING AREAS) Al'IA'I' Fl<OM 5TR!JG11JRE5 TERMINATING IN AN APPROVED DRAINAGE SYSTEM, FOR GRADING PLANS, REFER TO GIVIL ENGINEERS PLANS OvlNER/ APPLIGANT lilLL BE REGlUIRED TO !>..llMIT AH APPLIGATION FOR REMOVAL OF THE EXISTING BX;AL YFTUS TO THE GITT' PARKS DIVISION AND OBTAIN REYIE>'l AND APPROVAL PRIOR TO REMOVAL INCORPORATE GOMPOST AT A RATE OF AT LEAST Fro< Gl.lllG '!'ARDS PER 1,000 S.F. TO A DEPTH OF SIX INGHES INTO THE LANDSGAPE AREA (UNLESS GONTRADIGTED B'I' A SOIL TEST) AT THE TIME OF FINAL INSPEGTION, THE PERMIT APPLIGANT MU5T PROVIDE THE OvlNER OF THE PROPERTY vllTH A GERTIFIGATE OF GOMPLETION, GERTIFIGATE OF INSTALLATION, IRRIGATION SGHEDULE AND A SGHEDULE OF LANDSGAPE AND IRRIGATION MAIHTENANGE. Fl/11.RE REGLAIMED vlATER 15 PROPOSED FOR THE STREETSGAPE PLANTINGS vllTH POTABLE vlATER USE FOR THE DEGK5 MAtlJAL 5HJH>FF VALVES (:OCH A5 GATE VALVE, BALL VALVE, OR 6UTTERfL'I' VALVE) SHALL BE INSTALLED AS GLOSE AS POSSIBLE TO THE POINT OF GONNEGTION OF THE vlATER SUPPL'!' . ALL IRRIGATION EMISSION DEYIGES ~ST MEET THE REGlUIREMENTS SET IN THE ANSI STANDARD A5ABE/IGG t,02-2014. 'LAND5GAPE IRRIGATION 5FRINKLER AND 6'11TTER STANDARD" ALL SPRINKLER HEADS INSTALLED IN THE LAND5GAPE MU5T DOGUMENT A DISTRIBUTION UNIFORMITY LOii GIJARTER OF h5 OR HIGHER USING THE PROTOGOL DEFINED IN ASABE/IGG ll02-2014. STREET TREES (I) STREET REQUIRED TREE PER 40 FT. OF STREET FRONTAGE 200 L.F. FRONTAGE• 5 STREET TREES REGlUIRED (b) PALMS PROVIDED THIS PLAN GOMFLIE5 vllTH THE STREET TREE REQUIREMENT CLIMATE ADAPTED PLANTS 15% OF ALL PLANTED ARl:A SHALL REQUIRE LITTLE OR NO 5UMMER vlATER (AVERAGE lot.lGOLS vlATER FAGTOR OF 03 OR LESS) %OSI'/ 1,2-•.151(100) • 15.1 PLAN PROVIDES 15% OF Pl.ANTED AREAS AT v,UGOLS LOW vlATER FAGTOROF 03 THIS PLAN GOMFLIE5 vllTH THE CLIMATE ADAPTED PLANT REQUIREMENTS VICINITY MAP N. T.S. APPROVED FOR /RR/GA TION ANO PLANTING "I AM FAMILIAR ~ITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED ONLY, INCLUDING PRECISE IN THE CITY Of CARLSBAD'S LANDSCAPE MANUAL AND ~ATER EFFICIENT LANDSCAPE LOCATION OF PLANTING REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY ~ITH ALL REQUIREMENTS ~HEN SUBMITTING AREA. CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO "AS BUil T" PROVIDE EFFICIENT USE OF v'IATER" v\ };' RCE EXP. DATE \~ ,~11' 1J , , RLA LIC # 3308 REVIEWED BY: INSPECTOR DATE It\ I SHEET I CITY OF CARLSBAD I SHEETS I PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: I APPROVED: PLANNING I DWN BY: I PROJECT NO. II DRAWING NO.I DAlE INITIAL DAlE INITIAL DAlE INITIAL CHKD BY: DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL CllY APPROVAL RVWD BY: /DQGVFDSH$UFKLWHFWXUHGDYLG#GPODRQOLQHFRP'0/$SI  UPUPXXXXL-20'4'8'16'32'Beach Village Life300 Christiansen Way, Carlsbad, CA 9200824MIXED USE HOTEL, SPA & CONDOS 1/8" = 1'-0"IRRIGATION PLANSCT 16-03, RP 16-09, CDP 16-16 ~ -· ,, 13.33' ---0 _TE 54. A L r'\ I ,,, -~ 53.00 TC 52.50 FL 53.50 TC 53.30 /53.00 FL In --, f}{/ .,,,..,,..,,.,,,,_,,,._,.,.,, .,,,_,,,..,,,..,.,,..,, .,,,. _,, (51.04) FS / EXISTill6 lll;ALYFll!i TO If --x G,IIJl'ER lO' EX~Till6 lll;ALYFll!i TO If _ -. Aff!Ox CIU'ER 24' CHRISTIANSEN I 49.40 TC /48.90 FS r.\ INSTAU. MOISTURE 49.25 TC 48. /1..V SENSORS PER MFG.-.. 48. 15 FS \48. EXISTill6 lll;ALYFll!i TO If . _ -lfflOX GliffR:16' I 1'11:Ml'ORAR'r'POTABLE~lER \ '-.._L/ ME1ER FOi' IMleATIOII OILY-r ~PY 1:XACT 1-0GATIOII i'llllf , 1 -ft1ER DISfflc;T ©-->lf--....::::::::--(12' 0...-c;ITY ~lffl..llE 0 ·_\· ~ / /,-. ~ ' WAY 13+00 I 41.25 TC /46.15 FS 41.10 TC 146.60 FS EX. JM< 45.05 're \._} /44.55 FS 44.90 TC 44.15 TC 44.15 TC r:j'l 44.40 FS 144.25 FS 43.65 FS f-Y ®' /////// .,,.,,,.., / .,,..,,.,,, .,,. .,..,. .• // -.,. .,. .,,. _,..., .,-,.,, .,, .,,. .,,, .,,, ., ,.,, _,,,.,,..,,. _,,,.,,,..,, _,,,.,,, .,,,-;r7 ... 7 ~-,,.,,,,,,,,,.,,.,,,,, -.., ,,,,. .,,, .., ,,,,. .,,, ,,.,, ,,,,,. ,,,,, ,,,, ,,,,,. ,,,,, ,,,, .,, ,,., ,,,, _,,,,..,,,..,,, _,,,,. /////// .... r/1 r , • . ., "' ••. v V• •• ............. "" ·\. r . I ·y · L:ATION .q. :.,, · · -... ~. '\ " ., --~ ·1 /, --.· ..---' . ; . . • ~__.,.---tllll fGUfT~N-111'. OF 2 .... lfr-A l '-C . ; Cl· Cl c;: . . • :.:: . ·. -~ _) I I i i I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I LLL.LJ Lf ,4-.i ---\ RRIGAT 0 N -I 'I..._ 'L i --(50.94) FS / LEGEND EGUIPMENT SYMBOL APPROVED .iATER METER AND 9ERVIGE LINE TO SUILDING i\lERIFY SIZES AND IUIGTION IN 11-E FlaD) Fl33GO "625YA RP BAGKFLOH PREVENTER (\'OR TEMPORARY DOMESTIC SERVICE ONLY, ABANDON AFTER REGLAIMED TRANSITION) -INSTALL Hllli STRAINER AND F1'ES5IJRE REelJLATION DEVICE. NIEJCO !%0A BAU. V;.J.VE /LINE SIZE) (Willi PIJRPl.E REGLAIMED .iATER IDENTIFICATION TA5 AT EAc;H V;.J.VE) RAIN BIRD XCZF-FRF SERIES CONlT<OL ZONE ASSEM61.Y l'illli REMOTE WNlT<OL LOH FLOl'l DVF VN.VES AND PRF -REGULATING FILTER. INSTALL IN SHRLe BEDS lffREVER POSSIBLE IN RECTANGLLAR VN.VE BOX. (Willi PIJRPl.E RECLAIMED .iATER IDENTIFICATION TA5 AT EAc;H VN.VE) RAIN61RD ESP--H;Mro c.oNT1<llLI.ER 06 STATION) IN .iALI. MOUNT BOX PROVIDE AND INSTALL RAIN Si'IITCH AND ANE"""1ETER PER MAl,IFACTIJRER 9fN50RS TO HAVE CLEAR VIEH' OF SKY RAIN BIRD 53 DLl<C GlJICK GOI.PLER VN.VE -INSTALL APPROXIMATELY 150' O.C,. OR t+IERE SHOl'lN IN CIRal.AA VALVE BOX. PROVIDE (I) HOSE KEY AND SHIVEL FOR EVERY 10 VN.VES INSTAUID ( l'illli PIJRl'LE COVER FOR RECLAIMED SYSTEM! PVC .iATER PIPE CL. 515 (MAINLINE 2' AND LARGER) PVC .iATER PIPE SCH. 40 (MAINLINE 1-1/2' AND g.iAU.ERI (FIJRPLE FOR REGLAIMED SYSTEM) PVC .iATER PIPE CL. 200 5/4"-1-1/2" (LATERALS) (FIJRPLE FOR REGLAIMED SYSTEM) PVC PIPE/SLEEVE SCH. 40 -2" MIN. OR 2X DIA. OF PIPE OR l'ilRE EllJNDLE, INSTALL rlJERE SHOl'fl AND ALL STl<EET OR DRIVE CROSSIH6S (FIJRPLE FOR REGLAIMED SYSTEM) I ALL IRFl.hSATION PIPIN6 SHALL BE :5/4" SIZE UNLESS NOTED OTHERl-'ll5E I '. ++++++-½ H,i DETAIL C B D A,5 PROPOSED BUILDING MAIN FLOOR FF= 51.50 SUB LEVEL 1 PARKING FF= 48.80 SUB LEVEL 2 PARKING FF= 39.10 203-173-02 ......... rn1v11 ----, I 11 '' 11 ,, 11 ,i j ,I L .J : :\I_. I ! ;; I ~ I r,.,,-~ 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 LLL1JJ •_J \ N55'56'34"E 201.00' t (46.59) FS ,~. SPRINKLER HEADS SYMBOL GITHTTTGIF DESGRIPTIOII GI D15a!ARGE· el'M THTTTGIF PSI RADll.6 FREC;IP RATE -0 NETAFIM TECHLINE-IV .42 5PH DRIPFER5 AT 12' INTERVN. l'illli l<Ol'I SPACIHIS OF 12-1~" O.C. ElURY 4-f>' DEEP TYPICAL. T1iE SYMBOL REf'RESENTS AREA .iATERED NOT THE EXACT LAYOI/T -INSTALL lsllli FLUSH AND AIR RELEIF VN.VES PER MFe. CR!<PLE FOR REGLAIMED SYSTEM) ANTI-DRAIN CHECK VN.VES (NN) 5HAlL 6E INSTN.LED AT ANY .iATER OUT1.J'T 5UFFERIH5 LOH HEAD DRAINA5E -FOR SPRINKLERS~ RAIN61RD SAMS, Ii.MER HGV 50M-50F OR VAi.CON V5000 SERIES. ALL LATERAL LINES SHAU. BE l' SIZE \/ERIPI" 51ZES AND RJU.. RJNGTIONAL OPERATION OF EXISTING IRRIGATION 5YSTEM COMPONENTS AT THE SITE, REPLAGE NON-RJNGTIONING OR MISSIN5 EGUIPMB-IT TO MIITCH THE EXISTING OR PER THE LE5END !WvE. ALL RECYCLED .iATER LINES AND SLEEVES TO 6E RJRPLE ALERT LINE OR TAPED C.M.WD. AND SAN DIEOO D.E.H. REGIS. ALL POTABLE .iATER LINES AND SLEEVES TO 6E liHITE PVC, POTABLE SYSTEM VN.VE BOXES TO 6E ISl<EEN PER C.MJ,W. AND SAN DIEGO D.E.H. REGS. @) DETAIL E, F 2-Jl-]2 "<, / ~ \44.10 •• . ..... 43.65~/ Qf~ / v, ,, ·FL~ · ""' . • · • . · •fl.. . It\ DAlE INITIAL DESIGNER OF WORK / · 1/-4.40 TC. • 44.25 T 1,.,. .;, ~ \1k44.,2f FS .. ,,· 4_'3.75 F~ ~f ~ '~ "<;/ • ~ • . . 1~ . c--.44.40 .· .. • · . · •43. 95 c--. · _,_ I .f_'-,-.. -v .., ---~-~~--·~2_0 .... ·._;o_;~. -__ ._. ,...'-·__, ., "" . . .. "' . · . . . • • 44.4~ "' p-· IT • ~ · ... ~r ----. --. c--.42.95 · · I K/W (BJ I C V' ,q . .,_ • .· 44.0(j CT:'.-~ . :.-.. --~-. <::s · .42.60~ ·-,.., . L .iATER CONSERVATION FEATIJRES, ,.J 1.1 /' 44.60 FS (43.10 FG) 18.8 (43.32 FS) /~ A ~ Tlfl5 SITE IS CONSERVING ~TER IN ACCORDANCE ,IITH THE INTENT OF T1iE ~11:R EFFl(;IENT LANDScAPE ORDINANCE. T1iE PROJEcT HILL 6E IRRIGATED l'llllf AAOMATIC. DRIP IRRl6ATION SYSTEMS. THESE SYSTEMS ,!ILL 6E AUTOMATlc;AU. Y CONTROLLED 6Y STATE OF THE ART HEATHER BASED CONTROLLEl<5 AND lslLL CONSERVE ~11:R 6Y ZONINe PLANT Af>.EAS ACCORDINe TO ~TER NEED. RAIN 5EN50R5 lslLL 6E UTILIZED AVOIDIN5 5UPPI.EMENTAL .iATERING DIIRIN6 ,ET ,EATHER. TlflS PROJEcT l'ilLL USE ~TER EFFl(;IEIITL Y 6Y SEPARATING SYSTEMS AGCORDIN5 TO EXPOSURE AND PLAl>IT TYPE, AND APPL YING THE CORRECT AMOUNT OF .iATER FOi' SOIL TYPE AND PLAl>IT REG!JIREMENTS. PLANT MATERIAL HAS 6EEN SELEC,TED TlfAT IS DROIJ6HT TOLERANT, NATIVE OR BOTH. NO USE OF TURF GRASS IS PROPOSED. ~TER HASTE THROI.ISH l<IJN-OFF -.ILL 6E CONTROLLED ,IITH C-HEGK VALVES, AND CAf>.EFIJL AD.JJS"TMENTS TO ELIMINATE ALL RUNOFF ONTO HARDSC,APE ARE1'6. DAlE INITIAL DAlE INITIAL REVISION DESCRIPTION OTHER APPROVAL CllY APPROVAL c, RA\\lNG FlLES 111lE SHEETS CLSB-IP.DWG REVISED• J/1/2016 APPROVED FOR IRRIGATION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE I SHEET I CITY OF CARLSBAD I SHEETS I PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: I APPROVED: PLANNING I DWN BY: I PROJECT NO. II DRAWING NO.I CHKD BY: RVWD BY: UPUP/DQGVFDSH$UFKLWHFWXUHGDYLG#GPODRQOLQHFRP'0/$SI  XXXXL-30'4'8'16'32'Beach Village Life300 Christiansen Way, Carlsbad, CA 9200834MIXED USE HOTEL, SPA & CONDOS 1/8" = 1'-0"IRRIGATION HYDROZONE PLANS~-· ., A L " I In --, 'JI J '-~-53.oo rr, ~3 52.50 Fi =-53. 50 , , 1,004 5.1'. DRIP 11.llE r-j\ 53. 30 I 53. 00 iLW LON l'IA"!Bt USE~ .,.. ,.,,,,, /1/ // / //////// ///./// .,.. /////// /// / /// • I,~ __ 1--Hlll FGUfT~N-TYP. OF l ~ . A I ------c, RA\\lNG FlLES 111lE SHEETS CLSB-IP.DWG REVISED, J/1/2016 -~ c::i -/ / // -CHRISTIANSEN (51.04) FS / EXl5TING lltAl.l'Fll5 TO If /!EltMIJ-AFPROXGIIJl'ERlO' EX600 lltAl.l'Fll5 TO If _ !EltMIJ-AFPROXCll.ff'ERl4' ' # PAI.MS, 17\ 62 SJ'. DRIP 11.llE Rlll6S (\.V 11-t'O -LM l'IA"!Bt USE --,!;: ., c:, . c:, c;: . . ' ~, ·. ~ ~ 49.40 TC /)IQ.90 FS EXl5Till5 lltAl.l'Fll5 TO If . _ !EltMIJ-lfflOX GAlffR :Ii' I \, "-.._L/ • .25 TC 48.80 TC .Q\ 4 . 75 FS \48.30 FS @ ' I///// A -1 rrT""177 I .-------I I I I I I I I I I I I I I I I I I .• / PROPOSED BUILDING MAIN FLOOR FF= 51.50 SUB LEVEL 1 PARKING FF= 48.80 SUB LEVEL 2 PARKING FF= 39.10 203-173-02 I I I I I I I I I I LLL.LJ hf~ : ++-+-+-lr+-1> M,L n-L -/i::nn,11 rr / I r , ---"u -----' WAY 13+00 41.25 TC ' /46.15 FS 41.10 TC -/46.60 FS ·~ 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 \ N55"56'34"E 201.00' t (46.59) FS , __ n ----~ 1,()04 SJ'. DRIP 11.llE iU1I LON l'IA TcR USE (o) 2-Jl-]2 CT 16-03, RP 16-09, CDP 16-16 EX. JM< 45.05 're \._) 44.55 FS 44.90 TC 44.15 TC ' 44.40 FS 144.25 FS -It\ DAlE INITIAL C 44.15 TC r:j'l 43. 65 FS /'-Y o/ 1.1 /' 44.60 FS (43.10 FG) 18.8 ~c • , L u I"-/ ,.J (43.32 FS) I yc:::;11 / / ~ A ~ ~ fl / I/. 7 ~ :.;---Jl'-h /. ~,.::.;,:, /, ~ DAlE INITIAL DAlE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL CllY APPROVAL HYDRO ZONES G#I PALMS, 62 S.F. DRIP l1JElE RING5 ~ MEDII.M l'IATI'R USE + + + + + + + + + + + + + + + + + + #2 ASST'D. l'OTTeR"I', (ALL0,-0 250 SJ'. DRIP l1JElE RIN5S ~ MEDII.M l'i'TcR USE #3 --COVER, l,oo4 S.F. DRIP l1JElE /iJ,11 LOt-1 l'IA TER USE APPROVED FOR /RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE I SHEET I CITY OF CARLSBAD I SHEETS I PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: I APPROVED: PLANNING I DWN BY: I PROJECT NO. 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"AS BUil T" RCE __ _ EXP.----DATE REVIEWED BY: INSPECTOR DATE CITY OF CARLSBAD I SHEETS I PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: -1----1----+----------------+-----l---+--+----I 1-AP_P_R_o_v_E_D_: -----------------_PLANNING ~ REVISION DESCRIPTION DA TE INITIAL DATE INITIAL OTHER APPROVAL CllY APPROVAL DWN BY: __ _ CHKD BY: __ _ RVWD BY: PROJECT NO. II DRAWING NO.I