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Home My WebLink About2017-11-01; Planning Commission; ; CDP 2016-0006 (DEV2016-0061) – MFD-01The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Single Family Coastal Development Permit Item No. Application complete date: August 30, 2017 P.C. AGENDA OF:November 1, 2017 Project Planner: Chris Garcia Project Engineer: David Rick SUBJECT: CDP 2016-0006 (DEV2016-0061) – MFD-01 – Request for approval of a Coastal Development Permit to demolish an existing single-family home and construct a four-unit apartment building on a 0.25-acre infill site located at 2637 Jefferson Street, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 1. The project site is not within the appealable area of the California Coastal Commission. The City Planner has determined that this project is exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to Section 15303, “New Construction or Conversion of Small Structures,” of the State CEQA Guidelines and will not have any adverse significant impact on the environment. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7273 APPROVING Coastal Development Permit CDP 2016-0006 based upon the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND The applicant proposes to demolish one existing single-family home and construct a four-unit, multi- family apartment building on a 0.25-acre infill site within the Mello II Segment of the Local Coastal Program. Topographically, the site is generally flat with an elevation approximately 57 feet above mean sea level (MSL). The site is developed with one existing single-family home and does not contain any sensitive vegetation. The proposed project contains one, three-story building. The first floor contains four covered parking spaces and living area for two of the four units. Access to the covered parking is from a single drive-aisle off of Jefferson Street. The remaining required parking, including guest parking, is provided as five parallel parking spaces adjacent to the drive-aisle and one parking space to the rear of the building. Units A and B are located at each end of the building and have entries on the ground floor. These two- story, 1,144 square foot units contain two bedrooms, one and a half bathrooms, and a small balcony. Units C and D are located in the middle of the building and have entries on the second floor that are accessed from an exterior stairway. These two-story, 1,300 square foot units contain two bedrooms, one and a half bathrooms, and a 466 square foot balcony located above units A and C. A pedestrian walkway from the street to the front entries is provided along the north side of the property. The project is designed with modern, contemporary architecture. Building materials include white smooth finish stucco, lap siding, stone veneer, and decorative metal screens and railings. 2 CDP 2016-0006 (DEV2016-0061) – MFD-01 November 1, 2017 Page 2 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 R-23 Residential 15-23 du/ac with a Growth Management Control Point (GMCP) of 19 du/ac Multiple-Family Residential (R-3) Zone One single-family home North R-23 Residential 15-23 du/ac R-3 Multi-family residential South R-23 Residential 15-23 du/ac R-3 One single-family home East R-15 Residential 8-15 du/ac with a GMCP of 11.5 du/ac R-3 Jefferson Street/Multi- family residential West R-23 Residential 15-23 du/ac R-3 Multi-family residential Table “B” below includes the project site’s gross and net acreage, the number of dwelling units allowed by the General Plan’s Growth Management Control Point (GMCP) density and the proposed project’s number of dwelling units and density. TABLE B – PROPOSED DENSITY Gross Acres Net Acres DUs Allowed at GMCP Density (19 du/ac) DUs Proposed and Project Density 0.25 acres 0.25 acres 5 units 4 units at 16 du/ac III. ANALYSIS The project is subject to the following regulations: A. R-23 Residential General Plan Land Use designation; B. Multiple-Family Residential (R-3) Zone, (CMC Chapters 21.16,); C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); E. 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 is discussed in detail in the sections below. A. R-23 Residential General Plan Land Use Designation The General Plan Land Use designation for the property is R-23 Residential which allows residential development at a density range of 15-23 dwelling units per acre (du/ac) with a Growth Management Control Point (GMCP) of 19 du/ac. The project site has a net developable acreage of 0.25 acres. The project’s proposed density of 16 du/ac is within the R-23 density range of 15-23 du/ac but is below the R- 23 GMCP of 19 du/ac. At the GMCP, five dwelling units would be permitted on this 0.25 net developable acre property. However, consistent with Program 3.2 of the city’s certified Housing Element, all of the dwelling units which were anticipated towards achieving the city’s share of the regional housing needs that are not utilized by developers in approved projects, will be deposited in the city’s Excess Dwelling CDP 2016-0006 (DEV2016-0061) – MFD-01 November 1, 2017 Page 3 Unit Bank. Therefore, this four-unit project will deposit one dwelling unit into the Excess Dwelling Unit Bank. These excess dwelling units are available for allocation to other projects. Accordingly, there is no net loss of residential unit capacity and there are adequate properties identified in the Housing Element allowing residential development with a unit capacity adequate to satisfy the city’s share of the regional housing need. Lastly, the project complies 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.2 Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public support systems such as transit, parks, schools, and utilities. Policy 2-P.1 Maintain consistency between the General Plan and Title 21 of the Carlsbad Municipal Code (Zoning Ordinance and map). Policy 2-P.8 Do not permit residential development to exceed the applicable Growth Management Control Point (GMCP) density unless certain findings are made. The four-unit multi-family residential project density of 16 dwelling units per acre is within the R-23 Residential density range of 15-23 du/ac and below the GMCP (19 du/ac). The project will deposit one dwelling unit into the city’s Excess Dwelling Unit Bank. Therefore, the project is consistent with the project site’s Multiple-Family Residential (R-3) zoning and the General Plan Land Use designation of R-23 Residential. Yes Mobility Goal 3-G.7 Provide for safe and efficient movement of goods throughout the city. 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. The proposed project has been designed to meet all of the circulation requirements, including a single driveway access point from Jefferson Street. In addition, the applicant will be required to pay traffic impact fees prior to issuance of building permits that will go toward future road improvements. 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. The proposed structural improvements will be required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent Yes CDP 2016-0006 (DEV2016-0061) – MFD-01 November 1, 2017 Page 4 Element Use, Classification, Goal, Objective or Program Proposed Uses & Improvements Comply 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.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. with all of the applicable fire safety requirements including fire sprinklers. Further, the project has been conditioned 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. 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 project consists of a four-unit multi-family building. A noise study by Ldn Consulting, Inc., dated September 14, 2017, was provided. 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 and the project is conditioned to comply with the construction requirements of the aforementioned noise study. The apartment project does not require private outdoor recreation areas and therefore no outdoor attenuation is required. Yes Housing Goal 10-G.2 New housing developed with diversity of types, prices, tenures, densities, and location, and in sufficient quantity to meet the demand of anticipated city and regional growth. Policy 10-P.14 Encourage the use of innovative techniques and designs to promote energy conservation in residential development. The project proposes to demolish one single-family home and replace it with four apartments. The four rental units will provide additional housing that is desired to meet demand. In addition, the project is an infill development that will comply with all applicable energy and green codes. Yes B. Multiple-Family Residential (R-3) Zone The proposed project is required to comply with all applicable land use and development standards of the Carlsbad Municipal Code (CMC) including the Multiple-Family Residential (R-3) Zone (CMC Chapter 21.16). CDP 2016-0006 (DEV2016-0061) – MFD-01 November 1, 2017 Page 5 The four-unit multi-family apartment project meets or exceeds the requirements of the R-3 Zone as outlined in Table “D” below. TABLE D – R-3 COMPLIANCE R-3 Standards Required Proposed Comply Building Height 35 feet Roof Peak = 34’-9” Yes Setbacks Interior Side: 10% Lot Width – 7’5” Rear: 20% Lot Width – 10’4” Sides: 7’-6” Rear: 17’-2” Yes Lot Coverage 60% 24% Yes C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203) 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The proposed site is located in the Mello II Segment of the Local Coastal Program (LCP) and is not within the appealable area of the California Coastal Commission. The project site has an LCP Land Use designation of R-23 Residential and Zoning of R-3, which are consistent with the city’s General Plan and Zoning. The project’s consistency with the R-23 General Plan Land Use designation is analyzed in Section “A,” Table “C” above. The project consists of a new three-story, four-unit apartment building. The proposed project is compatible with the surrounding development of multi-family residential structures. The three-story structure will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the previously graded site, nor are there any sensitive resources located on the developable portion of the site. The proposed project is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the residentially designated site is not suited for water- oriented recreation activities. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25 percent gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. D. Inclusionary Housing Ordinance Pursuant to Carlsbad Municipal Code Section 21.85.030D.7, the inclusionary housing requirements do not apply to rental projects where the developer does not obtain direct financial assistance, offset, or any other incentive or concession of the type specified in density bonus law. The proposed four-unit apartment project does not meet any of the previously mentioned qualifications and, therefore, is not subject to affordable housing requirements. CDP 2016-0006 (DEV2016-0061) – MFD-01 November 1, 2017 Page 6 E.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 Comply City Administration 14.1 sq. ft. Yes Library 7.5 sq. ft. Yes Waste Water Treatment 4 EDU Yes Parks 0.03 acre Yes Drainage 0.3 CFS Yes Circulation 32 ADT Yes Fire Station No. 1 Yes Open Space N/A N/A Schools Carlsbad (E=0.36/M=0.16/HS = 0.2) Yes Sewer Collection System 4 EDU / 880 GPSD Yes Water 1,000 GPD Yes The project proposes four dwelling units, whereas the unit yield at the GMCP of the property is five dwelling units. The proposed four-unit project is one unit below the Growth Management Control Point density for this R-23 Residential designated property. Consistent with the General Plan and Policy No. 43, one dwelling unit will be deposited in the city’s Excess Dwelling Unit Bank. IV.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 15303, (New Construction or Conversion of Small Structures) Class 3 Categorical Exemption of the State CEQA Guidelines which exempts a multi-family residential structure totaling not more than six units in urbanized areas. 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. ATTACHMENTS: 1.Planning Commission Resolution No. 7273 2.Location Map 3.Disclosure Statement 4.Reduced Exhibits 5.Full Size Exhibits “A” – “P” dated November 1, 2017 LAGUNA DR JEFFERSON STKNOWLES AV KREMEYER CRPRIVATE STCABRILLO PLBUENAVISTACRMADIS O N S T CDP 2016-0006 (DEV2016-0061) MFD-01 SITE MAP SITE E L C AMINO RE A LLA COSTA AV A L G A R DCARLSBAD B L ATTACHMENT 2 c·cityof Carlsbad DISCLOSURE STATEMENT P- 1{A) Development Services Planning Division 1635 Faraday Avenue (760)602-4610 www .ca rlsbadca .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 applicant 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 theshares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASEINDICATE 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.) P Miguel Reyes c /P rt erson___________ orp a ___________ _ Title Agent Title -------------- Address 4152 Iowa St. #7 Address ------------San Diego, CA 92104 2.OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having anyownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses ofall individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORETHAN 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.) P Jose Luis Arellano erson___________ Corp/Part. ___________ _ Title Owner Title -------------- Address 835 Ladybug Lane Address ------------- San Marcos, CA 92069 Page 1 of 2 Revised 07/10 ATTACHMENT 3 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 Profit/Trust NIA Non ProfitfTrust __ N_I_A ______ _ Title ------------Title -------------- Address 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 00 No If yes, please indicate person(s): __________ _ NOTE: Attach additional sheets if necessary. Jose Luis Arellano Jose Luis Arellano Print or type name of owner Print or type name of applicant k Signature of owner/applicant's agent if applicable/date Miguel Reyes Print or type name of owner/applicant's agent P-1(A) Page 2 of 2 Revised 07/10 vicinity map:Knowles Laguna Dr.Kremeyer SITEJefferson Davis 1011i1i1A1011A101A1011111SectionSection Sheet Detail:Detail Sheet Elevation:Elevation Sheet Door Wall Type Window Spot Elevationdrawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006T1Title SheetArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 920081.This project shall comply with the 2013 California Building Code that adopts the 2012 IBC, 2012 UMC, 2012 UPCand 2011 NEC.2.All dimensions are to face of stud, concrete or masonry, unless otherwise noted on drawings.3.Contractor shall bring to the attention of the design office any conflict, discrepancy or ambiguity in the contractdocuments and shall not proceed with any of the work effected thereby until clarification is given by the designer.4.Contractor shall comply with all OSHA requirements. An OSHA permit is required for the proposed basement.5.If historic grid pattern of sidewalks is damaged during construction, the sidewalk shall be replaced in kind.6.Tempered glass shall be permanently identified and visible when the unit is glazed.7.All windows are to have labels attached by N.F.R.C. showing compliance with energy standards.8.All showerheads for all shower fixtures shall be certified as having a maximum flow rate of no more than 2.0 gpmper CGC 4.303.1.9.All lavatory and kitchen faucets shall be fitted with aflow-restricting aerator with a certified, maximum flow rate ofno more than 1.5 gpm for lavatory faucets and 1.8 gpm for kitchen faucets per CGC 4.303.1.10.All water closets and associated flushometer valves, if any, shall be certified as using no more than 1.28 gallonsper flush and shall meet the performance standards established by the American National Standards InstituteStandard A112.19.2.11.Penetrations of fire-resistive walls, floor-ceilings and roof-ceilings shall be protected as required in IBC Section714.12.A miminum of 50% of construction waste and demolition debris is to be recycled and/or salvaged per CGC4.408.1.13.City will void all designed structural lumber if ripped.14.Only low volume drip or bubbler emitters shall be used to irrigate existing or proposed non-turf, outsidelandscaping.15.The contractor responsible for the construction of the seismic-force-resisting system shall submit a writtenStatement of Responsibility to the building official prior to the commencement of work on the system.16.Contractor is to provide an operation and maintenance manual for the owner at the time of final inspection perCGC 4.410.1.17.VOC's must comply with the limitations listed in CGC Section 4.504.3 and Tables 4.504.1, 4.504.2, 4.504.3 and4.504.5 for: Adhesives, Paints and Coatings, Carpet and Composition Wood Products. CGC Section 4.504.2.18.Prior to final approval, Contractor will complete and sign the Green Building Standards Certification form to befiled with the building department official.19.The moisture content of wood shall not exceed 19% before it is enclosed in construction. Buildings materials withvisible signs of water damage should not be used in construction. The moisture content shall be verified by thecontractor by one of 3 methods specified under CGC 4.505.3.20.An automatic residential fire sprinkler system shall be installed per CBC R313.2.21.Plans shall be provided and approved by the City Engineer that show site grading and provide for storm waterretention and drainage during construction. BMP's that are currently enforced by the city engineer must beimplemented prior to initial inspection by the building department per CGC 4.506.1.22.Underground all existing, proposed and future utilities to the site.23.Contractor shall submit a Construction Waste Management Plan to the jurisdictional agency that regulates wastemanagement, per CGC 4.408.2.24.Concrete slabs will be provided with a capillary break. CGC 4.505.2.1.25.Compliance with the documentation requirements of the 2013 Energy Efficiency Standards is necessary for thisproject. Registered, signed, and dated copies of the appropriate CF1R, CF2R, and CF3R forms shall be madeavailable at necessary intervals for Building Inspector review. Final completed forms will be available for thebuilding owner.26.During construction, ends of duct openings are to be sealed, and mechanical equipment is to be covered. CGC4.504.1general notes:Project Directory:Owner:Jose Luis & Maria Elena Arellano, Trustees835 Ladybug Lane San Marcos, CA 92118p 619.980.6006Project Architect:ohms CollaborativeHector AramburoCA Lic. # C-36303536 Sears AvenueSan Diego, CA 92114p 619.517.8881h@ohmsarchitects.comCivil Engineer:Victor Rodriguez-Fernandez1283 E Main St., Suite 109El Cajon, CA 92021Landscape Architect:Greg Hebert Landscape Architect3153 Third AvenueSan Diego, CA 92103p 619.283.5083Contractor: TBDProject Information:Project Description:The scope of work includes the construction of a new three-story 4 unit apartment building over private carports at 2637 Jefferson St.Assessor's Parcel Number: 155-170-25-00Construction Type: V B - Wood Frame Occupancy Classification: R2 (Apartments)/ U/ S1 (Private Car port /Storage); Non-separatedAutomatic Fire Sprinklers: YesStories: ThreeHeight: 35'-0" (max)Carlsbad Parcel Zoning: R-3General Plan: R-23Planned Developement: 16 DU/ACRELot Area: 11,100 sq.ft.Lot Acreage: .25 acreLot Coverage: Structural Coverage 2,671 sq.ft. (24.1%)Parking:Required/Provided Spaces: 10 (4 enclosed/5 uncovered/1 uncovered ADA parking space)Traffic Generation:4 Apts x 6 ADT/Unit = 24 ADTWater District:CMWDSewer District:CarlsbadSchool District:CarlsbadWater Demand:250 GPDx4 Units = 1,000 GPDSewer Demand:4 EDU'sADJ.AdjacentA.F.F.Above Finish FloorALUM.AluminumALT.AlternateARCH.ArchitecturalAVG.AverageBD.BoardBDLG.BuildingBLKG.BlockingBM.BeamBTWN.BetweenCA.TV.Cable TelevisionCBCCalifornia Building CodeC.I.P.Cast-In-Place ConcreteC.J.Control JointCLG.CeilingCLR.ClearC.M.U.Concrete Masonry UnitCOL.ColumnCONC.ConcreteCONT.ContinuousCPTCarpetC.T.Ceramic TileCTR.CenterC.W.Cold WaterD.F.Douglas FirDIA.DiameterDIM.DimensionD.L.Dead LoadDNDownDWG.DrawingEA.EachE.I.F.SExterior Insulation Finish SystemE.J.Expansion JointELEC.ElectricalELEV.ElevationE.O.S.Edge of SlabEQ.EqualEQUIP.EquipmentEXT.ExteriorF.C.U.Fan Coil UnitF.D.Floor DrainFDN.Foundationarchitectural abbreviations:INCL.Included/IncludingINFO.InformationINSUL.InsulationINT.InteriorLAV.LavatoryLB.PoundL.F.Linear FootL.L.Live LoadMAX.MaximumMECH.MechanicalMFR.ManufacturerMICROMicrowaveMIN.MinimumMISC.MiscellaneousMTL.MetalN/ANot ApplicableNO.NumberN.T.S.Not To ScaleO.C.On CenterP.C.F.Pounds Per Cubic FootPERF.PerforatedP.L.F.Pounds Per Linear FootPLY.PlywoodP.S.F.Pounds Per Square FootP.S.I.Pounds Per Square InchP.T.Pressure TreatedRAGReturn Air GrilleREF.ReferenceREFR.RefrigeratorREQ'D.RequiredREV.RevisionRM.RoomR.O.Rough OpeningSECT.SectionS.F.Square FootSHWR.ShowerSIM.SimilarSPECSSpecificationsSQ.SquareS.S.Stainless SteelSTD.StandardSTL.SteelSUSP.SuspendedSYS.SystemTEL.TelephoneT.O.C.Top Of ConcreteTHK.ThicknessT.O.B.Top Of BeamT.O.S.Top Of SlabT.O.W.Top Of WallTYP.TypicalUBCUniform Building CodeU.O.N.Unless Otherwise NotedV.I.F.Verify In FieldVNR.VeneerV.A.Vinyl TileW/WithW.C.Water ClosetWD.WoodW/DWasher/DryerW/OWithoutWP.WaterproofWT.Weightsymbols:F.E.Fire ExtinguisherF.F.Finish FloorFLR.FloorF.O.Face ofF.O.CFace of ConcreteF.O.MFace of MasonryF.O.SFace of StudFP.FireplaceFRMG.FramingFTG.FootingG.GasGA.GaugeGALV.GalvanizedG.C.General ContractorG.F.I.Ground Fault InterrupterGL.GlassHDR.HeaderHGR.HangerHORIZ.HorizontalHT.HeightHTG.HeatingHVAC.Heating/Ventilating/Air ConditioningH.W.Hot Waterdeferred submittals:NOTE*: Submittal documents for deferred submittal items shall be submitted to the registered design professional in responsible charge, who shall review them and forward them to the building official with a notation indicating that the deferred submittal documents have been reviewed and that they have been found to be in general conformance with the design of the building. The deferred submittal items shall NOT be installed until their design and submittal documents have been approved by the building official.1) Automatic Fire Sprinklersagency approval stamps:Building Department Information:Unit C:1st Level 672 sq.ft.2nd Level 627 sq.ft.Unit C TOTAL: 1,299 sq.ft.Terrace 466 sq.ft.Unit D:1st Level 672 sq.ft.2nd Level 627 sq.ft.Unit D TOTAL: 1,299 sq.ft.Balconies: 466 sq.ft.Sheet Index Project TotalsConditioned Area:1st Level 1,094 sq.ft.2nd Level2,538 sq.ft.3rd Level1,254 sq.ft.Conditioned Area Total: 4,886 sq.ft.Car Port 1,054 sq.ft. Utility/Storage 181 sq. ft.Porch: 250 sq.ft.Balconies 90 sq.ft.Terrace 932 sq.ft.Unit AreaUnit A:1st Level 547 sq.ft.2nd Level 597 sq.ft.Conditioned Area: 1,144 sq.ft.Covered Front Porch: 45 sq.ft.Balconies: 45 sq.ft.Unit B:1st Level 547 sq.ft.2nd Level 597 sq.ft.Conditioned Area: 1,144 sq.ft.Covered Front Porch: 205 sq.ft.Balconies: 45 sq.ft.T1 Title SheetTR Turning RadiusC-1 SurveyC-2 Drainage PlanL-1 Conceptual Landscape PlanL-2 Conceptual Landscape Details/WeloL-3 Water Concervation PlanL-4 Water Use PlanA1 3D RendersA2 Plot Plan / Site PlanA3 First Floor PlanA4 Second Floor PlanA5 Third Floor / Roof PlanA6 Building ElevationsA7 Building ElevationsA8 Building Sectionsrevision date notes1 04/11/2017 2nd Submittal2 08/03/2017 3rd SubmittalATTACHMENT 4 30°60°90°120°150°180°24ftMin Radius (Outer Wheel)15.293ftMin Radius(Inner Wheel)25.902ftMin Radius(Outer Body)14.379ftMax Kickout 0.254ftVehicle Tracking V17.00.1705(20160301) (c) Autodesk, Inc. www.Autodesk.comTitle:P - Passenger CarNotes:Turn(s) based upon a design speed of 5.00mph.PLPLPLPLP - Passenger CarPorchPROPOSED4-Unit ApartmentComplexPROPOSED4-Unit ApartmentComplexStorage/UtilityareaFIRST FLOOR FF ELEV: 58.2'FIRST FLOOR FF ELEV: 58.2'10x20parkingarea10x20parkingarea10x20parkingarea10x20parkingareaGM GM GM GMElectricalPanelsWM WM WM WMWH#1WHWHWHHeat Pump #1Heat Pump #2#2#3#4CommunicationPanelwalkwaysidewalk (e)10x24parkingareaJEFFERSON STREET10x24parking10x24areaarea10x24parkingparkingarea10x24areaparkingsidewalk (e)PorchTrashenclosure150.0'150.0'74.0'74.0'UPPLPLPLPLparkingareaparkingGMElectricalPorchPROPOSED4-Unit ApartmentComplexPROPOSED4-Unit ApartmentComplexStorage/UtilityareaFIRST FLOOR FF ELEV: 58.2'FIRST FLOOR FF ELEV: 58.2'10x20parkingarea10x20parkingarea10x2010x20areaGM GM GMPanelsWM WM WM WMWH#1WHWHWHHeat Pump #1Heat Pump #2#2#3#4CommunicationPanelwalkwayTrashenclosuresidewalk (e)10x24parkingareaJEFFERSON STREET10x24parking10x24areaarea10x24parkingparkingareasidewalk (e)Porch9x20areaparkingP - Passenger Car150.0'150.0'74.0'74.0'UPPLPLPLPLparkingareaparkingGMElectricalPorchPROPOSED4-Unit ApartmentComplexPROPOSED4-Unit ApartmentComplexStorage/UtilityareaFIRST FLOOR FF ELEV: 58.2'FIRST FLOOR FF ELEV: 58.2'10x20parkingarea10x20parkingarea10x2010x20areaGM GM GMPanelsWM WM WM WMWH#1WHWHWHHeat Pump #1Heat Pump #2#2#3#4CommunicationPanelwalkwaysidewalk (e)10x24parkingareaJEFFERSON STREET10x24parkingarea10x24parkingarea10x24areaparkingsidewalk (e)Porch9x20areaparkingTrashenclosureP - Passenger Car150.0'150.0'74.0'74.0'UPdrawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006TRTurning RadiusArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 3/32" = 1'-0"1ADA Parking Turning Radius 3/32" = 1'-0"2End Parking Turning Radius 3/32" = 1'-0"3Typical Parking Turning Radiusrevision date notes 03-02 03-01 03-01 25' SITE VISIBILITY TRIANGLE, NO LANDSCAPE ELEMENTS OVER 30" HT. IN THIS ZONE 03-01 03-01 EX PALM EX PALM 25' 25' 45° 25' 25' EX. RETAINING WALL EXISTING PALMS (2) TO BE REMOVED, 18" CALIPER REM. CS EXISTING TREE TO BE REMOVED, 12" CALIPER PL 150.0'PL74.0'PL74.0'PROPOSED 4-Unit Apartment Complex PROPOSED 4-Unit Apartment Complex JEFFERSON STREETPL 150.0' walkway (n) Curb cut andsidewalk per City of CarlsbadStandarsds(SDRSD G-14) Trashenclosure 10x24parkingarea CL CL CL 9'-0"8'-0" 10x24parking 10x24 areaarea 10x24parking parkingarea 10x24 areaparking (n) Curb cut andsidewalk per Cityof CarlsbadStandarsds(SDRSD G-14) (e) Curb sidewalk (e)6'-0"24'-0" 20'-0" FYS Porch Unit D PrivateParking LivingRoom Kitchen Pdr. Dining W/D 1/2"1/4" W/DDining LivingRoom Kitchen ADA Pdr. Ref.Ref. Pantry WH#1 Heat Pump #2 Heat Pump #1 WH#2 WH#3 WH#4 Laundry Unit BStorage Unit DStorage Unit CStorage Unit AStorage Laundry JanetorialStorage GM GM GM GM ElectricalPanels WM WM WM WM CommunicationPanel UP 7'-5"SYS7'-5"SYS14'-10" RYS Unit B PrivateParking Unit C PrivateParking Unit A PrivateParking 20'-0" (e) Water Meter Porch 30' ROW 4' INSTALL ROOT BARRIER, TYP. ADJACENT TO SIDEWALK 4' 4' 4'4' 03-03 03-03 03-02 03-02 PROPOSED 6' HIGH WOODEN FENCE PROPOSED 6' HIGH WOODEN FENCE PROPOSED 6' HIGH WOODEN FENCE ALONG PROPERTY LINE, SEE FENCE DETAIL "A", SHEET L-2. INSTALL ROOT BARRIER, TYP. ADJACENT TO SIDEWALK 6' 7'-11" 4' EX PALM EXISTING PALM TO BE REMOVED, 12" CALIPER REM. PA PROPOSED BIORETENTION SECTION "B" UNLINED, FOR TREATMENT ONLY IN HYDROLOGIC SOIL GROUP "D". EXISTING TREE TO BE REMOVED, 12" CALIPER EX. RETAINING WALL PROPOSED 6' HIGH WOODEN FENCE PROPOSED 6' HIGH WOODEN FENCE ALONG PROPERTY LINE, SEE FENCE DETAIL "A", SHEET L-2. 3'3'-6" WOOD FENCE ALONG PROPERTY LINE WITHIN FRONT YARD SETBACK, SEE FENCE DETAIL "B", SHEET L-2. 3'-6" WOOD FENCE ALONG PROPERTY LINE WITHIN FRONT YARD SETBACK, SEE FENCE DETAIL "B", SHEET L-2. LANDSCAPE AREA PROVIDED IN THE PARKING AREA: A MINIMUM OF 3% OF THE LANDSCAPE SHALL BE LANDSCAPED. PARKING AREA AND DRIVE AISLES: 5,049 SQ.FT. LANDSCAPE AREA: 664 SQ.FT. REQUIRED 3% = 152 SQ.FT. 664 / 5,049 x 100 = 13% PROVIDED 7' 8'-5" 25' SITE VISIBILITY TRIANGLE, NO LANDSCAPE ELEMENTS OVER 30" HT. IN THIS ZONE RVWD BY:OTHER APPROVAL INITIALDATE SHEET SHEETS APPROVED: DWN BY: CHKD BY:PROJECT NO. DRAWING NO.DATE INITIAL DESIGNER OF WORK DATE INITIAL CITY APPROVALREVISION DESCRIPTION PLANNING 15-764NS* SEECLI C FOTEAT Date C A L Renewal Date *NIAROIFHI T TCELDSNA ADC A REP Signature 3/31/2019GREGORY J .HEBERT - 3 932GHLA GHGHLA 4 PLOT DATE: 6/1/17NORTH 0 feet16 1" = 8'-0" 8 24 32 03 PAVING SYMBOL DESCRIPTION QTY PROPOSED CONCRETE PAVING, 2,319 SF DAVIS COLOR: TBD FINISH: TOP CAST #3 PROPOSED PERMEABLE PAVERS, 3,738 SFMANUF: TBD CONTACT: TBD PROPOSED PATIO TILE,221 SF MANUF: TBD CONTACT: TBD 03-01 03-02 03-03 REFERENCE NOTES SCHEDULE MAINTENANCE PLAN THE PROPERTY OWNER OR LEASEE IS RESPONSIBLE FOR MAINTAINING THE LANDSCAPE, IN A HEALTHY, DISEASE FREE CONDITIION. A. PLANTING AREA MAINTENANCE 1. PRUNE TREES AND SHRUBS DURING DORMANCY OR BEFORE NEW GROWTH IN SPRING. 2. MAINTENANCE SHALL INCLUDE WATERING, WEEDING, TIGHTENING AND REPAIRING OF GUY WIRES, RESETTING PLANTS TO PROPER GRADES OR UPRIGHT POSITION AND REMOVAL OF ALL DEAD MATERIALS. 3. REPLACE DEAD TREES AND SHRUBS. 4. FERTILIZE ACCORDING TO ATTACHED SOIL REPORT. 5. MONITOR PLANTS FOR DISEASE AND PESTS ROUTINELY. HAVE PLANT SAMPLE ANALYZED BY REPUTABLE NURSERY FOR RECOMMENDATION ON COURSE OF TREATMENT. 6. USE HAND SOIL PROBE TO ANALYZE SOIL MOISTURE LEVELS IN PLANTING BEDS TO MONITOR WET AND DRY PLANTING AREAS AND TO OBSERVE PLANT ROOT DEPTH AND DEVELOPMENT TO EVALUATE PROPER FUNCTIONING OF IRRIGATION CONTROLLER. 7. CULTIVATE PLANTING AREAS AND REMOVE WEEDS BY HAND PRIOR TO WEEDS SETTING SEED TO AVOID SPREADING. 8. MULCH PLANTING BEDS ROUTINELY TO MAINTAIN A MINIMUM UNIFORM 3" LAYER. B. IRRIGATION SYSTEM MAINTENANCE 1. PERFORM ROUTINE MAINTENANCE ON IRRIGATION SYSTEM TO ENSURE MAXIMUM WATER EFFICIENCY AND UNIFORM COVERAGE. 2. INSPECT DRIP SYSTEM ON A REGULAR BASIS TO REPAIR ANY DAMAGED EQUIPMENT. 3. MONITOR AMOUNTS OF WATER APPLIED TO PLANTING AREAS TO CONFIRM THAT CONTROLLER AND WEATHER SENSOR EQUIPMENT IS PROPERLY WORKING. NOTIFY HOMEOWNER IF CONTROLLER AND/OR WEATHER STATION EQUIPMENT NEEDS SERVICING OR REPLACEMENT. 4. OBSERVE ROUTINELY AND IDENTIFY ANY SOIL AND PLANT CONDITIONS FOR HEALTH ISSUES SUCH AS STRESS. USE THE "FINE-TUNE" WATERING ADJUSTMENT FEATURE ON THE CONTROLLER TO ADJUST THE RUN TIMES BY ZONE. “I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD’S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER." NOTES: 1. ALL EXISTING WOODY PLANT MATERIAL TO BE REMOVED. 2. NON-BIODEGRADABLE ROOT BARRIERS SHALL BE INSTALLED BETWEEN ALL NEW STREET TREES PLACED WITHIN 5 FEET OF PUBLIC IMPROVEMENT INCLUDING WALKS, CURBS, OR STREET PAVEMENT OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TOEXISTING TREE. DO NOT WRAP BARRIER AROUND THE ROOT BALL. 3. POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURESAND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 4. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHINTWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. 5. 50% OF THE SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 5 GALLON SIZE. 6. SEE PROPOSED PERIMETER FENCE DETAIL "A", SHEET L-2. 7. ALL PLANTING BEDS TO HAVE MINIMUM UNIFORM 3" BARK MULCH LAYER. STREET TREE LOCATION REQUIREMENTS: STREET TREES SHALL BE LOCATED:1. A MIN. OF SEVEN (7) FEET FROM ANY UNDERGROUND UTILITY 2. IN AREAS THAT DO NOT CONFLICT WITH PUBLIC UTILITIES 3. OUTSIDE OF SIGHT DISTANCE AREAS 4. INSIDE THE PUBLIC RIGHT OF WAY, UNLESS APPROVED OTHERWISE BY THE CITY. 5. TREES PLANTED WITHIN FIVE (5) FEET OF THE PUBLIC SIDEWALKS OR OTHER HARDSCAPE SHALL BE INSTALLED WITH ROOT BARRIERS APPROVED BY THE CITY. EXISTING TREES QTY BOTANICAL NAME / COMMON NAME CONT 1 CITRUS SPECIES / CITRUS EXISTING TO BE REMOVED. 12" CALIPER 1 PERSEA AMERICANA / AVOCADO EXISTING TO BE REMOVED. 12" CALIPER 3 SYAGRUS ROMANZOFFIANUM / QUEEN PALM EXISTING TO BE REMOVED. 12" CALIPER REM. CS REM. PA EX PALM EXISTING TREE SCHEDULE STREET TREES: (100% 24" BOX)2 INSTALL WITH ROOT BARRIER ADJACENT TO SIDEWALKS WUCOLS-PLANT FACTOR: MODERATE (0.5) LOPHOSTEMON CONFERTUS / BRISBANE BOX QUERCUS ILEX / HOLLY OAK PARKING LOT & SCREENING TREES: (100% 15 GALLON)4 WUCOLS-PLANT FACTOR: LOW (0.3) ACACIA PENDULA / WEEPING MYALL ACACIA STENOPHYLLA / SHOESTRING ACACIA ARBUTUS X `MARINA` / ARBUTUS STANDARD CALLISTEMON CITRINUS / LEMON BOTTLEBRUSH LAURUS NOBILIS / SWEET BAY RHUS LANCEA / AFRICAN SUMAC SMALL FEATURE TREE (100% 15 GALLON)5 WUCOLS-PLANT FACTOR: LOW (0.3) ALOE BARBERAE / TREE ALOE CORDYLINE AUSTRALIS / GRASS PALM EUPHORBIA INGENS / CANDELABRA TREE MELALEUCA ELLIPTICA / HONEY MYRTLE SHRUBS-SCREENING (50% 15 GAL & 50% 5 GAL)79 WUCOLS-PLANT FACTOR: LOW (0.3) NOTE: APPROXIMATELY 50% OF THE SPECIES TO BE PLANTED ALONG THE NORTH AND SOUTH PROPERTY LINES WILL BE PLANTINGS THAT WILL REACH A MINIMUM 20` HEIGHT. ACACIA LONGIFOLIA / GOLDEN WATTLE ACCA SELLOWIANA / PINEAPPLE GUAVA, FEIJOA CALLISTEMON CITRINUS / LEMON BOTTLEBRUSH CUPRESSUS SEMPERVIRENS `TINY TOWER` TM / TINY TOWER ITALIAN CYPRESS HAKEA SUAVEOLENS / SWEET HAKEA JUNIPERUS CHINENSIS `COLUMNARIS` / JUNIPER THEVETIA PERUVIANA / YELLOW OLEANDER SHRUBS-MEDIUM: (50% 5 GAL, 50% 1 GAL)20 WUCOLS-PLANT FACTOR: LOW (0.3) EUPHORBIA CHARACIAS `HUMPTY DUMPTY` / EVERGREEN SPURGE GREVILLEA X `ROBYN GORDON` / ROBYN GORDON GREVILLEA LEUCADENDRON X `SAFARI SUNSET` / CONEBUSH MAHONIA X `SOFT CARESS` / MAHONIA `SOFT CARESS` ROSMARINUS OFFICINALIS `COLLINGWOOD INGRAM` / ROSEMARY SHRUBS-LOW: (50% 5 GAL & 50% 1 GAL)47 WUCOLS-PLANT FACTOR: LOW (0.3) CARISSA MACROCARPA `GREEN CARPET` / GREEN CARPET NATAL PLUM GREVILLEA LANIGERA `COASTAL GEM` / COASTAL GEM GREVILLEA LANTANA X `NEW GOLD` / NEW GOLD LANTANA SUCCULENTS-MEDIUM: (15% 10 GAL & 85% 1 GAL)19 WUCOLS-PLANT FACTOR: LOW TO VERY LOW (.03) AGAVE ATTENUATA / AGAVE CRASSULA ARBORESCENS / SILVER DOLLAR PLANT CRASSULA ARGENTEA / JADE PLANT DASYLIRION LONGISSIMUM / TOOTHLESS DESERT SPOON DASYLIRION WHEELERI / GREY DESERT SPOON EUPHORBIA MAURITANICA SUCCULENTS-SMALL ACCENTS: (50% 5 GAL & 50% 1 GAL)24 WUCOLS-PLANT FACTOR: LOW TO VERY LOW (0.3) AEONIUM ARBOREUM / TREE AEONIUM AEONIUM ARBOREUM `ZWARTKOP` / BLACK ROSE AEONIUM AEONIUM X `CABERNET` / CABERNET AEONIUM AGAVE X `BLUE GLOW` / BLUE GLOW AGAVE CALANDRINIA SPECTABILIS / PINK CALANDRINIA EUPHORBIA CHARACIAS `HUMPTY DUMPTY` / EVERGREEN SPURGE EUPHORBIA MAURITANICA EUPHORBIA RESINIFERA / RESIN SPURGE YUCCA WHIPPLEI / CHAPARRAL YUCCA ORNAMENTAL GRASSES (70% 4" POT & 30% 1 GALLON)83 WUCOLS-PLANT FACTOR: LOW (0.3) (NOTE: PLANTINGS IN SITE VISIBILITY TRIANGLE ZONE TO BE NO MORE THAN 30" HT.) FESTUCA MAIREI / ATLAS FESCUE FESTUCA OVINA GLAUCA `ELIJAH BLUE` / BLUE FESCUE MUHLENBERGIA RIGENS / DEER GRASS VINES (100% 5 GAL)3 WUCOLS-PLANT FACTOR: LOW (0.3) BOUGAINVILLEA SPECIES / BOUGAINVILLEA HARDENBERGIA VIOLACEA / LILAC VINE MACFADYENA UNGUIS-CATI / YELLOW TRUMPET VINE BMP (BIORETENTION) PLANTING 52 SF WUCOLS-PLANT FACTOR: MODERATE (0.5) CAREX PRAEGRACILIS / SLENDER SEDGE JUNCUS PATENS / CALIFORNIA GRAY RUSH LEYMUS CONDENSATUS `CANYON PRINCE` / NATIVE BLUE RYE MUHLENBERGIA RIGENS / DEER GRASS CONCEPT PLANT SCHEDULE L-1 1 RVWD BY: INITIALDATE SHEET SHEETS APPROVED: DWN BY: CHKD BY:PROJECT NO. DRAWING NO.DATE INITIAL DESIGNER OF WORK DATE INITIAL CITY APPROVALREVISION DESCRIPTION 15-764 * Date Renewal Date * Signature 3/31/2019 4 “I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD’S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER."L-2 2 CONC. FOOTING f'c = 2,500 PSI 12" Ø x 24" DEEP 2' 3" 3'-6" MAX. 1x6 SPACED PT OR REDWOOD BOARDS HSS 2x2x14 POSTS PROVIDE 3" OF LOOSE GRAVEL AT BASE OF FOOTING PROPOSED 3'-6" HIGH PERIMETER WOODEN FENCE 1/2" = 1'-0" FINISH GRADE 6' CONC. FOOTING f'c = 2,500 PSI 12" Ø x 24" DEEP HSS 2x2x14 POSTS 3'-6" MAX. 1x6 SPACED PT OR REDWOOD BOARDS SIDE VIEW ELEVATION VIEW NOTE: 3'-6" WOOD FENCE ALONG PROPERTY LINE WITHIN FRONT YARD SETBACK. P-AR-02BPROPOSED 6' HIGH PERIMETER WOODEN FENCE 1/2" = 1'-0" CONC. FOOTING f'c = 2,500 PSI 12" Ø x 24" DEEP 2' 3" 6' 1x6 SPACED PT OR REDWOOD BOARDS HSS 2x2x14 POSTS PROVIDE 3" OF LOOSE GRAVEL AT BASE OF FOOTING FINISH GRADE 6' CONC. FOOTING f'c = 2,500 PSI 12" Ø x 24" DEEP HSS 2x2x14 POSTS 6' 1x6 SPACED PT OR REDWOOD BOARDS SIDE VIEW ELEVATION VIEW P-AR-03A PL 150.0'74.0'74.0'PROPOSED 4-Unit Apartment Complex PROPOSED 4-Unit Apartment Complex JEFFERSON STREETPL 150.0' walkway (n) Curb cut and sidewalk per Cityof CarlsbadStandarsds (SDRSD G-14) Trashenclosure 10x24parkingarea CL CL CL 9'-0"8'-0" 10x24parking 10x24 areaarea 10x24parking parkingarea 10x24 areaparking (n) Curb cut andsidewalk per City of CarlsbadStandarsds(SDRSD G-14) (e) Curb sidewalk (e)6'-0"24'-0"20'-0"FYS Porch Unit D Private Parking LivingRoom Kitchen Pdr. Dining W/D 1/2"1/4" W/DDining LivingRoom Kitchen ADA Pdr. Ref.Ref. Pantry WH#1 Heat Pump #2 Heat Pump #1 WH#2 WH#3 WH#4 Laundry Unit BStorage Unit DStorage Unit CStorage Unit AStorage Laundry JanetorialStorage GM GM GM GM ElectricalPanels WM WM WM WM CommunicationPanel UP 7'-5"SYS7'-5"SYS14'-10"RYS Unit B Private Parking Unit C Private Parking Unit A Private Parking 20'-0" (e) Water Meter Porch PROPOSED DEDICATED METER "FOR IRRIGATION ONLY". EXISTING POTABLE WATER. RVWD BY: INITIALDATE SHEET SHEETS APPROVED: DWN BY: CHKD BY:PROJECT NO. DRAWING NO.DATE INITIAL DESIGNER OF WORK DATE INITIAL CITY APPROVALREVISION DESCRIPTION 15-764 * Date Renewal Date * Signature 3/31/2019 4 NOTE: 1. "IRRIGATION: AN AUTOMATIC, ELECTRONICALLY CONTROLLED IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR PROPER IRRIGATION, DEVELOPMENT, AND MAINTENANCE OF THE VEGETATION IN A HEALTHY, DISEASE-RESISTANT CONDITION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT FOR THE VEGETATION SELECTED." PROPOSED IRRIGATION TO BE MICRO-SPRAY HEADS FOR TURF, AND DRIP TUBING FOR PLANTING AREAS. 2. SEE SHEET L-2 FOR WATER EFFICIENT LANDSCAPE WORKSHEETS. •RESIDENTS OF SINGLE-FAMILY HOMES WITH ADDRESSES ENDING IN AN EVEN NUMBER MAY WATER ON MONDAY, WEDNESDAY AND SATURDAY; •RESIDENTS OF SINGLE-FAMILY HOMES WITH ADDRESSES ENDING IN AN ODD NUMBER MAY WATER ON TUESDAY, THURSDAY AND SUNDAY; •APARTMENT COMPLEXES, CONDOMINIUMS AND BUSINESSES MAY WATER ON MONDAY, WEDNESDAY AND FRIDAY; •IRRIGATION IS PERMITTED BETWEEN 10 P.M. AND 6 A.M.; AND WATERING IS LIMITED TO A MAXIMUM OF 10 MINUTES PER IRRIGATION STATION. 1.PLANTING FOR WATER EFFICIENT LANDSCAPES •ALL PLANTS SHALL BE GROUPED IN HYDROZONES AND THE IRRIGATION SHALL BE DESIGNED TO DELIVER WATER TO HYDROZONES BASED ON THE MOISTURE REQUIREMENTS OF THE PLANT GROUPING. •A HYDROZONE MAY MIX PLANTS OF MODERATE AND LOW WATER USE OR MIX PLANTS OF HIGH WATER USE WITH PLANTS OF MODERATE WATER USE. •NO HIGH WATER USE PLANTS SHALL BE ALLOWED IN A LOW WATER USE HYDROZONE. 2. SOIL PREPARATION AND MULCHING •PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED MEET THE REQUIREMENT OF THIS SECTION. •SOIL AMENDMENTS SHALL BE INCORPORATED ACCORDING TO THE RECOMMENDATIONS OF THE SOIL ANALYSIS REPORT AND WHAT IS APPROPRIATE FOR THE PLANTS SELECTED. •LANDSCAPE INSTALLATIONS SHALL INCORPORATE COMPOST AT A RATE OF A MINIMUM FOUR CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA TO A DEPTH OF SIX INCHES INTO THE SOIL. SOIL WITH GREATER THAN 6% ORGANIC MATTER IN THE TOP 6 INCHES OF SOIL IS EXEMPT FROM THE REQUIREMENT OF THIS SECTION. •THE APPLICATION OF ORGANIC MULCH MATERIALS MADE FROM RECYCLED OR POST-CONSUMER MATERIALS SHALL TAKE PRECEDENCE OVER INORGANIC MATERIALS UNLESS RECYCLED OR POST-CONSUMER ORGANIC PRODUCTS ARE NOT LOCALLY AVAILABLE. •A MINIMUM THREE (3) INCH LAYER OF MULCH SHALL BE APPLIED ON ALL EXPOSED SOIL SURFACES IN EACH LANDSCAPED AREA EXCEPT IN TURFGRASS AREAS, DIRECT SEEDING APPLICATIONS, OR EROSION CONTROL PLANTINGS WHERE MULCH IS NOT RECOMMENDED. TO PROVIDE HABITAT FOR BENEFICIAL INSECTS AND OTHER WILDLIFE, UP TO 5% OF THE LANDSCAPE AREA MAY BE LEFT WITHOUT MULCH. DESIGNATED INSECT OR WILDLIFE HABITAT MUST BE INCLUDED IN THE LANDSCAPE DESIGN PLAN. •THE MULCH THICKNESS MAY TAPER DOWN TO ONE (1) INCH THICK IN AREAS ADJACENT TO HARD SURFACES SUCH AS SIDEWALKS CURBS, OR DRIVES WHERE THE DIFFERENCE BETWEEN THE FINISH GRADE AND TOP OF THE HARD SURFACE IS LESS THAN THREE (3) INCHES. MULCH MAY ALSO TAPER DOWN TO ONE (1) INCH ADJACENT TO TREES, SHRUBS AND GROUND COVER PLANTINGS. •IMPERVIOUS MATERIALS SHALL NOT BE PLACED UNDER THE MULCH. •HIGHLY FLAMMABLE MULCH MATERIAL SHALL NOT BE USED. •THE MULCHING PORTION OF SEED/MULCH SLURRY IN HYDRO-SEEDED APPLICATIONS THAT MEET CURRENT ENGINEERING STANDARDS, SATISFIES THE MULCHING REQUIREMENT OF THIS SECTION. 3. FOUNTAINS AND/OR WATER FEATURES •FOUNTAINS AND/OR WATER FEATURES SHALL HAVE RECIRCULATING SYSTEMS AND SHALL BE DESIGNED TO MINIMIZE EVAPORATIVE LOSS. •FOUNTAINS, DECORATIVE POOLS AND PONDS SHALL UTILIZE RECYCLED WATER IF AVAILABLE OR SHALL BE DESIGNED TO UTILIZE RECYCLED WATER SO THAT IT CAN BE UTILIZED WHEN IT BECOMES AVAILABLE. THE DESIGN AND EQUIPMENT SHALL CONFORM TO STATE OR LOCAL WATER AND HEALTH AGENCY REQUIREMENTS RELATED TO RECYCLED WATER. •USE OF RECYCLED WATER IN FOUNTAINS OR WATER FEATURES IS SUBJECT TO APPROVAL BY THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH OR CALIFORNIA DEPARTMENT OF PUBLIC HEALTH. 4. PRACTICAL TURFGRASS AREAS •LIMIT THE USE OF TURFGRASS TO REDUCE MAINTENANCE AND WATERING COSTS •DESIGN TURFGRASS AREAS FOR PRACTICAL PURPOSES SUCH AS PLAY AREAS. 5. EFFICIENT IRRIGATION •WATER DEEPLY AND INFREQUENTLY TO DEVELOP DEEP ROOT SYSTEMS. •WATER IN THE EVENING OR EARLY MORNING TO REDUCE WATER LOSS DUE TO EVAPORATION. •ADJUST YOUR CONTROLLER MONTHLY TO ACCOMMODATE CHANGING WEATHER CONDITIONS. •INSTALL RAIN-SENSOR DEVICES THAT AUTOMATICALLY SHUT OFF IRRIGATION DURING RAIN EVENTS. •ADJUST IRRIGATION SYSTEMS TO ELIMINATE RUNOFF, LOW HEAD DRAINAGE AND OVERSPRAY. 6. APPROPRIATE MAINTENANCE •USE ORGANIC FERTILIZERS AND COMPOSTING TO IMPROVE SOIL TEXTURE. •REPLACE MULCH AS IT DECOMPOSES. •OCCASIONAL PRUNING OF TREES AND SHRUBS TO REMOVE DEAD STEMS PROMOTES BLOOMING AND CONTROLS HEIGHT/SPREAD. •AERATE TURFGRASS AREAS IN THE SPRING AND FALL.. •REGULARLY INSPECT, MAINTAIN AND ADJUST IRRIGATION SYSTEMS. WATER CONSERVATION REQUIREMENTS WATER USE RESTRICTION NORTH 0 feet16 1" = 8'-0" 8 24 32 “I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD’S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER."L-3 3 SYMBOL NOTES QTY IRRIGATED LANDSCAPED AREA 2,336 SF HYDROZONE 1 2,188 SF LOW WATER USE, PLANT FACTOR 0.3, DRIP IRRIGATION HYDROZONE 2 148 SF MODERATE WATER USE, PLANT FACTOR 0.5, DRIP IRRIGATION HYDROZONE SCHEDULE PL150.0'74.0'74.0'PROPOSED 4-Unit Apartment Complex PROPOSED 4-Unit Apartment Complex JEFFERSON STREETPL 150.0' walkway (n) Curb cut andsidewalk per Cityof CarlsbadStandarsds(SDRSD G-14) Trashenclosure 10x24parkingarea CL CL CL 9'-0"8'-0" 10x24parking 10x24 areaarea 10x24 parking parkingarea 10x24 areaparking (n) Curb cut andsidewalk per Cityof CarlsbadStandarsds(SDRSD G-14) (e) Curb sidewalk (e)6'-0"24'-0" 20'-0"FYS Porch Unit D Private Parking LivingRoom Kitchen Pdr. Dining W/D 1/2"1/4" W/DDining LivingRoom Kitchen ADA Pdr. Ref.Ref. Pantry WH#1 Heat Pump #2 Heat Pump #1 WH#2 WH#3 WH#4 Laundry Unit BStorage Unit DStorage Unit CStorage Unit AStorage Laundry JanetorialStorage GM GM GM GM ElectricalPanels WM WM WM WM CommunicationPanel UP 7'-5"SYS7'-5"SYS14'-10"RYS Unit B Private Parking Unit C Private Parking Unit A Private Parking 20'-0" (e) Water Meter Porch PROPOSED DEDICATED METER "FOR IRRIGATION ONLY". EXISTING POTABLE WATER. RVWD BY: INITIALDATE SHEET SHEETS APPROVED: DWN BY: CHKD BY:PROJECT NO. DRAWING NO.DATE INITIAL DESIGNER OF WORK DATE INITIAL CITY APPROVALREVISION DESCRIPTION 15-764 * Date Renewal Date * Signature 3/31/2019 4 NOTE: 1. "IRRIGATION: AN AUTOMATIC, ELECTRONICALLY CONTROLLED IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR PROPER IRRIGATION, DEVELOPMENT, AND MAINTENANCE OF THE VEGETATION IN A HEALTHY, DISEASE-RESISTANT CONDITION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORT FOR THE VEGETATION SELECTED." PROPOSED IRRIGATION TO BE MICRO-SPRAY HEADS FOR TURF, AND DRIP TUBING FOR PLANTING AREAS. •RESIDENTS OF SINGLE-FAMILY HOMES WITH ADDRESSES ENDING IN AN EVEN NUMBER MAY WATER ON MONDAY, WEDNESDAY AND SATURDAY; •RESIDENTS OF SINGLE-FAMILY HOMES WITH ADDRESSES ENDING IN AN ODD NUMBER MAY WATER ON TUESDAY, THURSDAY AND SUNDAY; •APARTMENT COMPLEXES, CONDOMINIUMS AND BUSINESSES MAY WATER ON MONDAY, WEDNESDAY AND FRIDAY; •IRRIGATION IS PERMITTED BETWEEN 10 P.M. AND 6 A.M.; AND WATERING IS LIMITED TO A MAXIMUM OF 10 MINUTES PER IRRIGATION STATION. WATER USE RESTRICTION NORTH 0 feet16 1" = 8'-0" 8 24 32 “I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD’S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER."L-4 4 SYMBOL NOTES QTY POTABLE WATER USE 2,336 SF PROPOSED AREAS ARE TO REMAIN POTABLE WATER USE, PRIVATELY MAINTAINED BACK YARD/PATIO. SITE_DEVELOPMENT drawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A13D RendersArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008View 2View 1View 3revision date notes UPUPwalkwa(e) Curb Drive FYSB20'-0"SYSB7'-5"SYSB7'-5"RYSB14'-10"PorchPorch(e) Water Meter; To be replace per plumbing drawings spec's PL150.0'PL150.0'PL74.0'Trash EnclosurePROPOSED 4-Unit ApartmentComplexOutline of second story aboveJEFFERSON STREETsidewalk (e)F.O.S11'-2 3/4"F.O.S17'-2"F.O.S13'-0 3/4"F.O.S20'-1 1/2"10x24parking area10x24parking area10x24parking area10x24parking area10x24parking areaADA parkingOutline of balcony aboveFIRST FLOOR FF ELEV: 58.2'F.O.S7'-6"(n) Curb cut and sidewalk per City of Carlsbad Standarsds (SDRSD G-14)Proposed pedestrian access easement4'-9 1/4"30" CMU wall30" CMU wallCLCLCL9x20parking area8'Aisle20'-0"PROPOSED 4-Unit ApartmentComplexFIRST FLOOR FF ELEV: 58.2'10x20parking area10x20parking area10x20parking area10x20parking area6' Wood fence at PL perimeter5'-7 1/2"6' Max.trash enclosurePL74.0'GM GM GM GMVertically aligned, surface mounted, electrical panels; Per electrical specs.Location of gas metersElectrical PanelsWM WM WM WMHorizontally aligned, flush mounted, cold water meter; Per Plumbing specs.WHWHWHWHHeat Pump #1Heat Pump #2Communication Panel24'-1 1/4"42" Max. height Wood fence at PL within front yard set backRetaining wall below; See C-2 for more infoLegendConcretePermeable Conc.LandscapingTile/ Natural StonePavers (permeable)walkwa(e) Curb Drive SYSB7'-5"PorchPorch(e) Water Meter; To be replace per plumbing drawings spec's PL150.0'PL150.0'PL74.0'Trash EnclosurePROPOSED 4-Unit ApartmentComplexOutline of second story aboveJEFFERSON STREETsidewalk (e)10x24parking area10x24parking area10x24parking area10x24parking area10x24parking areaFIRST FLOOR FF ELEV: 58.2'(n) Curb cut and sidewalk per City of Carlsbad Standarsds (SDRSD G-14)Proposed pedestrian access easementCLCLCL9x20parking area8'AislePROPOSED 4-Unit ApartmentComplexFIRST FLOOR FF ELEV: 58.2'10x20parking area10x20parking area10x20parking area10x20parking area6' Wood fence at PL perimeterPL74.0'GM GM GM GMElectrical PanelsWM WM WM WMWHWHWHWHHeat Pump #1Heat Pump #2Communication Panel4'-0" 2'-0"drawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A2Plot Plan / Site PlanArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 1/8" = 1'-0"1Plot Plan 1/8" = 1'-0"2Site Planrevision date notes01624328GRAPHIC SCALE UPA61A7A7A62123'-9 3/4"6'-1 1/2"2'-8 1/2"3'-9"11'-2"1'-0 3/4"10'-0"2'-4"10'-0"10'-9 1/2"10'-0"2'-4"10'-0"1'-0 3/4"11'-5 1/2"3'-5 1/2"2'-8 1/2"6'-5"3'-6 1/4"9'-11 1/4"92'-9 3/4"9'-11 1/4"112'-8 1/2"92.42°92.42°3'-1 1/4"3'-1 1/4"Unit APrivateParkingUnit CPrivateParkingUnit DPrivateParkingUnit BPrivateParkingLivingRoomKitchenPdr.Dining3'-2 3/4"5'-0 1/2"8'-4 3/4"4'-3 3/4"5'-0"8'-3 1/4"12'-8 1/2"25'-11 3/4"3'-2 3/4"5'-0 1/2"8'-4 3/4"4'-3 3/4"8'-3 1/4"12'-8 1/2"5'-0"25'-11 3/4"3'-6 1/4"4'-11 1/4"19'-1 1/4"3'-0 3/4"8'-0"2'-4"9'-0"2'-2"8'-2 1/4"2'-5 1/2"9'-0"2'-4"8'-0"3'-0 3/4"19'-1 1/4"4'-7 3/4"3'-9 3/4"27'-6 3/4"57'-7"27'-6 3/4"112'-8 1/2"CoveredPorch1A8Egress2A83A8Outline of floor aboveEgressRecess for TV aboveStair treads and risers; See detail .36" H handrail; See detail .R @7 1/2"181/2"1/4"1'-8"4'-10"----24'-6 3/4"20'-4"24'-6 3/4"20'-5 3/4"4'-4 1/4"4'-1 3/4"4'-2"3'-7"4'-0 3/4"DiningLivingRoomKitchenADA Pdr.Ref.Ref.10 3/4"PantryWH#11'-6"1'-2"4'-6 3/4"Heat Pump #2Heat Pump #1WH#2WH#3WH#42'-6"LaubdryUnit BStorageUnit DStorageUnit CStorageUnit AStorageLaundryDJanetorial StorageElectric Fireplace; see spec 10-1 for add. infoHigh WindowCeiling: 9'-0"Ceiling: 9'-0"Ceiling: 9'-0"Ceiling: 9'-0"Ceiling: 9'-10"Ceiling: 9'-10"Unit AUnit BCoveredParkingCoveredParkingdrawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A3First Floor PlanArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 1/4" = 1'-0"1First Floor PlanSee detail 9/A10for 1 hr rated ceiling at garageBuilding Area:Unit A:1st Level 547 sq.ft.Covered Front Porch: 45 sq.ft.Unit B:1st Level 547 sq.ft.Front Porch: 205 sq.ft.Storage:Unit A 29 sq.ft.Unit B 33 sq.ft.Unit C 27 sq.ft.Unit D 37 sq.ft.Utility/Storage 56 sq. ft.Car Port1,054 sq.ft.0812164GRAPHIC SCALEBuilding Key:revision date notes UPDNDNA61A711A82A83A85'-5 3/4"13'-7 1/2"4'-9"5'-2 1/4"8"11'-7 1/4"6'-7 1/2"5'-2 1/4"5'-0 1/2"8"12'-11 1/2"5'-5 3/4"8'-5 1/2"8'-5 1/2"19'-1 1/4"57'-7"19'-1 1/4"112'-8 1/2"5'-0"12'-8 1/2"8'-3 1/4"25'-11 3/4"92.42°16'-11 1/2"8"12'-6 3/4"3'-1 1/4"12'-9 1/2"8"12'-6"3'-1 1/4"12'-10 1/4"8"16'-11 1/2"2'-8 1/4"7'-3"8'-3 1/4"17'-8 1/2"25'-11 3/4"112'-8 1/2"2'-8 1/4"7'-3"HallwayBedroom 1Bedroom 2Bedroom1BathBedroom2HallwayHallwayLaundryLaundryBathBedroom 2Bedroom 1Bedroom 2Bedroom 1BathHallway1'-10"--A72A62EQEQSlope 1/4"/ft.Slope 1/4"/ft.Slope 1/8"/ft.BathOpen to belowDN6'-7 1/2"11'-10 3/4"BBA2'-6"3'-6"3'-7"R @7 1/2"18R @7 1/2"18Open to belowClosetClosetClosetCeiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Ceiling: 9'-10"Unit BUnit AUnit CUnit Ddrawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A4Second Floor PlanArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 1/4" = 1'-0"1Second Floor PlanBuilding Key:Building Area:Unit A:2nd Level 597 sq.ft.Balcony 45 sq.ft.Unit B:2nd Level 597 sq.ft.Balcony 45 sq.ft.Unit C:1st Level 672 sq.ft.Unit D:1st Level 672 sq.ft.0812164GRAPHIC SCALErevision date notes DN1A82A83A86'-8 3/4"22'-4 3/4"8"22'-4 3/4"6'-8 3/4"58'-11"29'-1 1/2"8"29'-1 1/2"58'-11"17'-2 3/4"3'-8 1/4"20'-11"EQEQRef.Ref.PantryPantryStorageStorageA72A62A71A61Slope 1/4"/ft.Slope 1/4"/ft.17'-2 3/4"3'-8 1/4"20'-11"2'-6"2'-6"1'-0"Slope 1/8"/ft.Slope 1/8"/ft.Slope 1/8"/ft.Slope 1/8"/ft.Heat Pump #3Heat Pump #4DiningPdr.DiningPdr.LivingKitchenKitchenLivingTerraceTerrace1'-0"92.42°92.42°1'-7"2nd floor walls belowSlope to drain2'-5 1/4"11 1/2"Ceiling: 10'-0"Ceiling: 10'-0"Roof material: GAF Everguard TPO 60 mil single ply roofing membrane. Color T.B.D.; Install per manufacturer's specifications; TYP at roofs other than roof deck;Class A rated per ICC# ESR-1597; See specsSlope 1/4"/ft.3" Overflow drainSlope 1/4"/ft.3" Overflow drainSlope 1/4"/ft.Outline of floor belowOutline of floor below3" Overflow drainSlope 1/4"/ft.6" Parapet Unit CUnit Ddrawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A5Third Floor / RoofPlanArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 1/4" = 1'-0"1Third Floor Plan 1/4" = 1'-0"2Roof PlanBuilding Area:Unit C:2nd Level 627 sq.ft.Terrace 466 sq.ft.Unit D:2nd Level 627 sq.ft.Terrace 466 sq.ft.0812164GRAPHIC SCALEBuilding Key:revision date notes First Floor F.F.E58' - 2 1/2"Second Floor F.F.E69' - 4 1/2"Existing Grade57' - 6 1/2"Third Floor F.F.E80' - 6 1/2"3rd Floor T.P90' - 7 1/2"Top of Parapet92' - 3"3'-6"3'-6"1st Floor T.P68' - 1 1/2"1'-3"9'-11"2nd Floor T.P79' - 3 1/2"9'-11"1'-3"10'-1"1'-7 3/4"34'-8 3/4"Smooth Stucco clad wall; Painted white; Typ.Lap Siding by HardiePlank;Boothbay Blue1/4" metal fin4" Boral trim; Painted white:Typ.Metal flashing; AluminumAluminum accordion door42" Aluminum guard railing; PaintedAluminum frame window; Black; Typ.High grade lumber; Walnut stained at all door and windows U.O.N8'-0" TYP.at all door and windows U.O.N8'-0" TYP.Boral panel; Sand smooth; Paint TBDConcrete block low wall; NaturalFirst Floor F.F.E58' - 2 1/2"Second Floor F.F.E69' - 4 1/2"Existing Grade57' - 6 1/2"Third Floor F.F.E80' - 6 1/2"3rd Floor T.P90' - 7 1/2"Top of Parapet92' - 3"1st Floor T.P68' - 1 1/2"2nd Floor T.P79' - 3 1/2"3'-0"5'-0"3'-6"2'-6"2'-6"3'-6"3'-6"Natural stone Clad; GreyDecorative architectural screen; Metal framePre-fabricated steel stair case; Powder coated flat black9'-11"1'-3"9'-11"1'-3"10'-1"34'-8 3/4"1'-7 3/4"general elevation 1. See drawing SC1 for window and door schedules.2. See details xx/xx for typical exterior window head, sill, and jamb details and xx/xx for typical window installation details.3. At front covered patios, provide MIN 2% positive drainage away from all portions of the structure.4. See plot plan for information pertaining to wood gates and fences.5. Fiber cement panel sizes and layouts to be coordinated with Architect prior to ordering.drawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A6Building ElevationsArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 1/4" = 1'-0"1East Elevation (Front) 1/4" = 1'-0"2North Elevation (Side)0812164GRAPHIC SCALErevision date notes First Floor F.F.E58' - 2 1/2"Second Floor F.F.E69' - 4 1/2"Existing Grade57' - 6 1/2"Third Floor F.F.E80' - 6 1/2"3rd Floor T.P90' - 7 1/2"Top of Parapet92' - 3"1st Floor T.P68' - 1 1/2"2nd Floor T.P79' - 3 1/2"3'-6"5'-0"Smooth boral panel; Painted 1'-7 3/4"10'-1"1'-3"9'-11"1'-3"9'-11"34'-8 3/4"First Floor F.F.E58' - 2 1/2"Second Floor F.F.E69' - 4 1/2"Existing Grade57' - 6 1/2"Third Floor F.F.E80' - 6 1/2"3rd Floor T.P90' - 7 1/2"Top of Parapet92' - 3"1st Floor T.P68' - 1 1/2"2nd Floor T.P79' - 3 1/2"1/4" Metal fin1'-7 3/4"10'-1"1'-3"9'-11"1'-3"9'-11"34'-8 3/4"general elevation 1. See drawing SC1 for window and door schedules.2. See details xx/xx for typical exterior window head, sill, and jamb details and xx/xx for typical window installation details.3. At front covered patios, provide MIN 2% positive drainage away from all portions of the structure.4. See plot plan for information pertaining to wood gates and fences.5. Fiber cement panel sizes and layouts to be coordinated with Architect prior to ordering.drawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A7Building ElevationsArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 1/4" = 1'-0"2South Elevation (Side) 1/4" = 1'-0"1West Elevation (Rear)1/4" Metal finCarport gate;horizontal siding on steel framerevision date notes First Floor F.F.E58' - 2 1/2"Second Floor F.F.E69' - 4 1/2"Existing Grade57' - 6 1/2"Third Floor F.F.E80' - 6 1/2"3rd Floor T.P90' - 7 1/2"Top of Parapet92' - 3"1st Floor T.P68' - 1 1/2"2nd Floor T.P79' - 3 1/2"KitchenLivingRoomBedroom1Bedroom2Bedroom 1Bedroom 2HallwayHallway6'-8"Bedroom 2Bedroom 2KitchenDining1'-7 3/4"10'-1"1'-3"9'-11"1'-3"9'-11"34'-8 3/4"3'-6"3'-6"3'-6"LivingKitchenDiningUnit AStorageTerraceTerraceKitchenDiningLiving6'-8"6'-8"6'-8"First Floor F.F.E58' - 2 1/2"Second Floor F.F.E69' - 4 1/2"Existing Grade57' - 6 1/2"Third Floor F.F.E80' - 6 1/2"1st Floor T.P68' - 1 1/2"2nd Floor T.P79' - 3 1/2"Bedroom 1Bedroom 2KitchenLivingRoomTerraceFirst Floor F.F.E58' - 2 1/2"Second Floor F.F.E69' - 4 1/2"Existing Grade57' - 6 1/2"Third Floor F.F.E80' - 6 1/2"3rd Floor T.P90' - 7 1/2"Top of Parapet92' - 3"1st Floor T.P68' - 1 1/2"2nd Floor T.P79' - 3 1/2"Bedroom2ParkingDiningdrawing date:drawn by:ohms Collaborative536 Sears Avenue, San Diego, CA 92114 P: 619.517.8881Designer:sheet title:drawing number:project:revisions:CDP 2016-0006A8Building SectionsArellano 4 Unit ApartmentsDecember 28, 2016HA2637 Jefferson St., Carlsbad, CA 92008 1/4" = 1'-0"1Building Section 1/4" = 1'-0"2Building Section 1/4" = 1'-0"3Building Sectionrevision date notes