HomeMy WebLinkAbout2017-12-20; Planning Commission; ; CT 2017-0004/RP 2017-0009 (DEV2017-0069) – SIX ON MADISON
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: August 30, 2017
P.C. AGENDA OF: December 20, 2017 Project Planner: Chris Garcia
Project Engineer: Kyrenne Chua
SUBJECT: CT 2017-0004/RP 2017-0009 (DEV2017-0069) – SIX ON MADISON – Request for a
recommendation of approval of a Tentative Tract Map and Major Review Permit for the
construction of a mixed-use building consisting of 943 square feet of commercial space
and six residential condominium units located at the northwest corner of Madison Street
and Oak Avenue in Land Use District 1 of the Village Review zone and within Local
Facilities Management Zone 1. The City Planner has determined that this 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 is therefore categorically exempt from the
requirement for the preparation of environmental documents pursuant to section 15332
(In-fill Development Projects) of the State CEQA guidelines.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7282 RECOMMENDING
APPROVAL of Tentative Tract Map CT 2017-0004 and Major Review Permit RP 2017-0009 to the City
Council based on the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The subject 0.19-acre site is located on the northwest corner of Madison Street and Oak Avenue and 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 Commercial/Residential
South R-30 Residential Residential Density – Multiple (RD-M) Residential
East Village Village Review (V-R) – District 1 Commercial/Residential
West Village Village Review (V-R) – District 1 Residential
The proposed project involves a request for approval of a Tentative Tract Map and Major Review Permit
to construct a commercial and residential condominium project. Vehicular access to the site will be taken
from the rear alley where residents will pull into a secured parking garage that occupies a majority of the
ground floor. The remaining front portion of the ground floor is dedicated towards a 943 square foot
commercial space. The second, third and fourth floors consist of two condominiums per floor. The units
range from 1,905 square feet to 2,287 square feet in size and all contain private balconies. Grading for
the proposed project includes 780 cubic yards of cut, 10 cubic yards of fill and 770 cubic yards of export.
2
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The majority of the building is at or below the 45 foot height allowance for District 1. However, an
enclosed stairway/elevator access tower on the eastern end of the building exceeds the 45 foot height
limit and extends up to 46’-4” in height, which is allowed per Carlsbad Municipal Code (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. Subdivision Ordinance (CMC Title 20);
D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and
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
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.
TABLE B – PROPOSED DENSITY
Gross Acres Net Acres
Allowable Density Range;
Min/Max Dwelling Units per Village
Master Plan
Project Density;
Proposed Dwelling Units
0.19 0.16 28-35 dwelling units per acre (du/ac). The
minimum density for mixed-use projects
shall be calculated on fifty percent of the
developable area.
Minimum: Two dwelling units (mixed-use)
Maximum: Six dwelling units
31.6 du/ac
Six dwelling units
As identified above, the project’s density of 31.6 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
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21.85.110. As discussed in Section C below, the proposal to pay the in-lieu inclusionary housing fees for
six (6) residential units 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.
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.
The proposed project, which includes
the construction of six new residential
condominiums and a 943 square foot
commercial space, would enhance the
vitality of the Village by providing new
residential and commercial land uses
near the downtown core area. The
project reinforces the pedestrian
orientation desired for the downtown
area by providing 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 with its proposed residential
and commercial uses.
Yes
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.
The proposed project has been designed
to meet all of the circulation
requirements, which include
maintaining or enhancing frontage
improvements consisting of sidewalks
on both frontages and landscaping. 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.
Yes
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Element Use, Classification, Goal, Objective,
or Program Proposed Uses & Improvements Comply?
Goal 3-G.3
Provide inviting streetscapes that
encourage walking and promote
livable streets.
The proposed project is located
approximately one-half mile from the
Carlsbad Village Drive train station
which provides rail and bus service
throughout the day. The project’s
proximity to the transit station would
provide residents with the opportunity
to commute to major job centers,
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.
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 construction
requirements of the noise analysis
report (ABC Acoustics, Inc., dated March
22, 2017) to ensure that the proposed
building design adequately attenuates
the noise levels for the new
condominiums.
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 inclusionary housing requirement
may be satisfied through the payment of
an in-lieu fee for projects that have less
than seven units. The project has been
conditioned to require the payment of
the housing in-lieu fee for six (6) units
prior to issuance of a building permit.
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.
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
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Element Use, Classification, Goal, Objective,
or Program Proposed Uses & Improvements Comply?
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.
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.
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
(Madison
Street)
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 – 10’-9½“
2nd floor: Minimum 10’
3rd floor: Minimum 10’
4th floor: Minimum 10’
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’ 45’ for the majority of the building.
46’-4” to the top of an enclosed
stairway/elevator access tower on the
eastern end of the building which is
allowed per CMC Section 21.46.020.
Yes
Building
Coverage
100% 100% Yes
Roof Pitch No requirement (5:12 roof pitch for
50% of the total roof structure
required in the Coastal Zone only).
Flat roof with parapet walls. Yes
Open Space 20% = 1,400 square feet
Open space may be public or
private and may be dedicated to
landscaped planters, open space
pockets and/or connections, roof
77%
Balconies: 2,744 square feet
Ground floor: 525 square feet
Breezeways: 2,154 square feet
Yes
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Standard Required/Allowed Proposed Comply?
gardens/patios, balconies, other
patios and outdoor eating areas.
Parking Commercial:
1 space per 300 square feet of net
floor area.
943 square feet ÷ 300 sq. ft. = 4
spaces.
Multi-family Dwellings
(Outside Coastal Zone):
-2 spaces per two-bedroom or
more
-1 space per studio and one-
bedroom
-For condominiums, at least one
space must be covered.
Guest:
No requirement outside Coastal
Zone.
Proposed project:
6 condos with 2+ bedrooms each.
6 units x 2 spaces = 12 spaces
Total Spaces Required:
12 + 4 = 16 spaces
Residential: 12 parking spaces are
proposed by utilizing six parking lifts
within an enclosed parking garage on
the ground floor. 1 additional
accessible parking space is also
provided as required per the building
code.
Commercial: Applicant is requesting
to participate in the Parking In-Lieu
fee program for the four (4) required
commercial parking spaces.
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:
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 allows for a mixed-use project
at this location. The surrounding development includes a two-story
residential and a one-story commercial project to the north, one-
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Design Principle Analysis
story residential to the south, one-story commercial and residential
to the east, and one-story residential to the west. 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 Madison Street and added architectural relief and
balconies on all elevations to help break up the massing.
2. Architectural design shall
emphasize variety and
diversity
The proposed project has a uniform architectural design that blends
the uses on the site. The majority of the building is covered with
smooth white stucco with tan colored stucco accents. Textured
concrete tile enhances the street side elevations including a vertical
tower element fronting the Madison Street elevation. Multiple
balconies wrap around the corners of the building. Wood-stained
siding will be located on the ceilings above the balconies which
provides visual interest from the public right-of-way below. The
balconies have clear glass guardrails with bronze aluminum top and
bottom rails. The window frames for the residential and commercial
uses will also have a bronze finish creating a uniform project design.
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
31.6 dwelling units per acre, 100 percent building coverage, zero
setbacks on three of the four elevations, and a building height of 45
feet with projections to 46 feet, 4 inches 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
include setbacks, building coverage, height, and open space.
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, and large windows for the ground floor
commercial space. In addition, the project will construct frontage
improvements in an undeveloped area that will include trees and
landscaped planters along a pedestrian walkway. The project design
includes the use of visually-interesting materials and accents such as
concrete tile, decorative railings, smooth finish stucco walls and
exterior lighting.
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.
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Design Principle Analysis
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
Madison Street and Oak Avenue. This includes landscaped planters
adjacent to the building and ground cover and trees adjacent to the
existing sidewalks.
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 Madison Street or Oak Avenue.
10. Signage No signage is proposed with the project. A separate sign permit will
be required to allow any proposed signage.
The project site is located in Parking Zone 1 of the Village, which allows the developer to make an in-lieu
fee payment for up to 100 percent of the on-site parking requirement if the property is located within 600
feet of an existing parking facility. The site is located approximately 500 feet from the public parking lot
at the northeast corner of Carlsbad Village Drive and Roosevelt Street. As a condition of project approval,
the applicant shall be required to enter into an agreement to pay the parking in-lieu fee prior to the
issuance of building permits for the project. In order to participate in the Parking In-lieu Fee program, the
appropriate decision-maker (City Council) must find that:
1. The proposed project is consistent with the goals and objectives of the Village Master Plan and
Design Manual;
2. The proposed use is consistent with the land use district in which the property is located;
3. Adequate parking is available within the Village to accommodate the project’s parking demands;
and
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Justification for the above referenced findings is as follows:
1. The project is consistent with Village Master Plan and Design Manual in that the project assists in
satisfying the goals and objectives through the following actions 1) the mixed-use project
stimulates property improvements and new development in the Village by constructing a new
permitted mixed-use building in an area with a mix of dated buildings while increasing the
intensity of development within the Village; 2) it establishes Carlsbad Village as a quality shopping,
working and living environment by providing new employment opportunities; increasing the
number, quality, and diversity of housing units within the Village; and reinforcing pedestrian retail
continuity within the Village commercial areas; and 3) improves the physical appearance of the
Village Area by developing a vacant site on the northwest corner of Madison Street and Oak
Avenue with a new attractive building that adheres to the land use regulations and design
guidelines set forth for the area.
2. The proposed use is consistent with the goals and objectives set forth for Land Use District 1 of
the Village Master Plan and Design Manual in that the mixed-use development not only provides
mutually supportive uses in the form of residential and commercial/retail uses on Madison Street,
but reinforces the pedestrian orientation desired for the downtown area by providing new
residents and employees an opportunity to walk to local shopping, dining, recreation, and mass
transit functions. Furthermore, its close proximity to existing bus routes and mass transit help to
further the goal of providing new economic and residential development near transportation
corridors. Lastly, it will contribute to the revitalization of the Village area in the form of a new
building in the core of the Village, new commercial lease space, new employment opportunities
and new patrons.
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3. Adequate parking is available within the Village to accommodate the project's parking demands.
A parking study (Kimley-Horn, September 14, 2017) was recently completed for the Village and
Barrio areas, and parking occupancies were observed in the morning (9 A.M.), afternoon (1:00
P.M.), and evening (7:00 P.M.). The highest occupancy for all public parking lots combined in the
Village was 70 percent at 1:00 P.M. on a weekday in May 2016 and 67 percent on a weekend in
July 2016. The overall average occupancy per the study was 51 percent. This utilization ratio
allows for continued implementation of the parking in-lieu fee program because it is less than the
85 percent threshold for maximum utilization set by the City Council.
4. The In-Lieu Fee Program has not been suspended or terminated by the City Council.
Based on these findings, it is staff’s recommendation that the proposed project warrants granting
participation in the Parking In-Lieu Fee Program for four (4) parking spaces. If the City Council grants
participation in the Parking In-Lieu Fee Program, the project will satisfy its parking requirement as set
forth in the Village Master Plan.
In summary, given the surrounding land uses, the existing standards in the Village Master Plan, as well as
the enhanced architectural design, the project 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. 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 (six residential condominiums and one
non-residential (commercial space) proposed). The project has been conditioned to install all
infrastructure-related improvements and the necessary easements for these improvements concurrent
with the development.
D. Inclusionary Housing
For all residential development less than seven units, the inclusionary housing requirement may be
satisfied through the payment of an inclusionary housing in-lieu fee. The proposal to construct six
residential condominium units has been conditioned to pay the applicable housing in-lieu fee for six (6)
units prior to final map approval.
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.
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TABLE F – GROWTH MANAGEMENT COMPLIANCE
Standard Impacts Compliance
City Administration 21.2 sq. ft. Yes
Library 11.3 sq. ft. Yes
Waste Water Treatment 7 EDU Yes
Parks 0.04 acre Yes
Drainage Basin B; 1.1 CFS Yes
Circulation 88 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 7 EDU Yes
Water 1,730 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 six residential units are proposed, a total
of six 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.
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 six residential condominiums, and approximately 943 (gross) square
feet of commercial is not subject to Climate Action Plan measures because it has been 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. 7282
2.Location Map
3.Disclosure Statement
4.Public Comments
5.Reduced Exhibits
6.Full Size Exhibits “A” – “N” dated December 20, 2017
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ATTACHMENT 2
ATTACHMENT 3
OWNEROak & Madison LLC7851 Mission Center Court, Ste. 200San Diego, CA 92108O. 619-291-3600GENERAL CONTRACTORSTRUCTURAL ENGINEERARCHITECTBGI ARCHITECTURE2091 Las Palmas Drive, Suite DCarlsbad, CA 92011P: 760.438.2963F: 760.438.2965bgiarchitecture.comGOVERNING AGENCYELECTRICAL ENGINEERCIVIL ENGINEERSOILS ENGINEERLANDSCAPE ARCHITECTMayfair Communities7851 Mission Center Court, Ste. 200San Diego, CA 92108O. 619-200-7775F. 619-291-3602mehran@mayfaircommunities.comCity of Carlsbad1635 Faraday AvenueCarlsbad, CA 92010 P: 760-602-4610carlsbadca.govHTK Structural Engineers14288 Danielson Street, Suite 200Poway, CA 92064-8819 P: 858-679-8989F: 858-679-8959htkse.comT-SquaredSteve Barrow1340 Specialty Rd Ste. EVista, CA 92081O. 760-560-0100F. 260-560-0101Sampo171 Saxony Rd Ste. 213Encinitas, CA 92024O. 760-436-0660vince@sampoengineering.comALLIED EARTH TECHNOLOGY7915 SILVERTON AVE. STE. 317SAN DIEGO, CA 92126O. 858-586-1665Hutter Designs Inc.Steve Hutter3645 Puffin Rd. Ste. 235 San Diego, CA 92123O. 619-337-4044F. 619-342-8528UTILITIES CONSULTANTEPI CONSULTING ENGINEERS9565 WAPLES STREET, SUITE 100SAN DIEGO, CA 92121O. 858-824-1761PROJECT DESCRIPTIONNEW FOUR (4) STORY CONDOMINIUM BUILDING COMPRISING 6 LIVING UNITS OVER GROUND FLOOR COVERED PARKING ON A VACANT CORNER PROPERTY. GROUND FLOOR PARKING IS PROPOSING BELOW GRADE MECHANICAL CAR LIFTS TO PROVIDE THE REQUIRED 2 PARKING SPACES PER LIVING UNIT. ONE ADDITIONAL ADA PARKING SPACE IS PROVIDED. THE GROUND FLOOR ALSO CONTAINS COMMERCIAL RETAIL SPACE.PROJECT ADDRESS3095 MADISON STREETCARLSBAD, CA APN NO.203-305-10-00LEGAL DESCRIPTIONLOT 31 & 32 BLOCK 39 MAP 775SETBACKSFRONT YARD: 10'-0" FOR FLOORS ABOVE GROUND FLOOR. 0'-0" FOR GROUND FLOOR COMMERCIAL SPACE.SIDE YARDS: 0'-0" (10'-0" VACATION ALONG OAK AVENUE)REAR YARD: 0'-0"ZONEVILLAGE REVIEW (V-R), DISTRICT 1: CUPD CU2-3OVERLAY ZONEN.A.FLOOR AREAGROUND FLOOR•MAIN FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 543 S.F.•MAIN FLOOR PARKING GARAGE (INCLUDING ANCILARY SPACES): 5,024 S.F.•COMMERCIAL SPACE: 943.28 S.F.TOTAL GROUND FLOOR AREA = 6,510.28 S.F.SECOND FLOOR•2ND FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 1,140 S.F.•WEST UNIT: 2,137 S.F. INTERIOR CONDITIONED.•EAST UNIT: 2,288 S.F. INTERIOR CONDITIONED.•2ND FLOOR DECKS: WEST = 476 S.F. / EAST = 421 S.F.THIRD FLOOR•3RD FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 1,027 S.F.•WEST UNIT: 2,137 S.F. INTERIOR CONDITIONED.•EAST UNIT: 2,142 S.F. INTERIOR CONDITIONED.•3RD FLOOR DECKS: WEST = 499 S.F. / EAST = 293 S.F.FOURTH FLOOR•4TH FLOOR CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 1,027 S.F.•WEST UNIT: 2,117 S.F. INTERIOR CONDITIONED.•EAST UNIT: 1,904 S.F. INTERIOR CONDITIONED.•4TH FLOOR DECKS: WEST = 501 S.F. / EAST = 554 S.F.BUILDING TOTALS(ALL FLOORS)•CIRCULATION (STAIRWELLS, BREEZEWAY & ELEVATOR): 3,737 S.F.•ENCLOSED INTERIOR CONDITIONED UNITS: 12,683 S.F.•TOTAL COMMERCIAL SPACE: 943.28 S.F.•TOTAL EXT. DECKS: 2,744 S.F.NUMBER OF STORIES4 TYPE OFCONSTRUCTIONTYPE V-A, SPRINKLEREDGOVERNING CODESTHESE PLANS AND ALL WORK SHALL COMPLY WITH CARLSBAD MUNICIPAL CODE, THE 2016 EDITION OF THE CALIFORNIA BUILDING CODE FOUND IN STATE OF CALIFORNIA TITLE 24 CCR AS AMENDED AND ADOPTED BY THE CITY OF CARLSBAD.THE 2016 EDITIONS OF THE CALIFORNIA BUILDING CODES SHALL APPLY:• 2016 CALIFORNIA BUILDING CODE• 2016 CALIFORNIA GREEN BUILDING CODE• 2016 CALIFORNIA HISTORICAL BUILDING CODE• 2016 CALIFORNIA ELECTRICAL CODE• 2016 CALIFORNIA MECHANICAL CODE• 2016 CALIFORNIA PLUMBING CODE• 2016 CALIFORNIA TITLE 24• 2016 CALIFORNIA FIRE CODELOT SIZE60'-0" X 140'-0" = 8,400 S.F. (INCLUDES 10'-0" OAK DEDICATION)•GROSS SITE ACREAGE = .19 ACRES•NET SITE ACREAGE = .16 ACRESLOT COVEREAGE100%OCCUPANCYRESIDENTIAL / RETAILHEIGHT45'-0" ALLOWED > 44'-9" PROPOSED @ PARAPETS. 42'-6" MAX. ENCLOSED STRUCTURE HEIGHT.F.A.R.N.A.USERESIDENTIAL & RETAIL (MIXED USE)# UNITS6 UNITS RESIDENTIAL, 1 UNIT COMMERCIAL/RETAIL LEASE SPACES.35 DU/ACRE ALLOWED. 8,400 S.F. / 43,560 SF = .192 ACRE X 35 DU = 6.72 DU ALLOWED, 6 DU PROPOSED.ROOF EQUIP.POLICY 80-6 REQUIRED.TRAFFIC STUDYRESIDENTIAL:6 UNITS X 8 TRIPS = 48 ADTCOMMERCIAL: 40 ADT PER 1,000 S.F. = 4% = 1,001 S.F. GROUND FLOOR COMMERCIAL SPACE X .04 = 40.04 ADT = 40 ADTTOTAL ADT (RESIDENTIAL & COMMERCIAL) =88 ADTROOF PITCH100% FLAT ROOD ALLOWED (NOTIN COASTAL OVERLAY OF VILLAGE REVIEW ZONE)PROPOSED: 5,265.53 S.F. TOTAL ROOF AREAPROPOSED FLAT = 2,531.19 S.F. / 5,265.53 = 48.07% FLAT ROOFPROPOSED SLOPED (1:12) = 2,734.34 S.F. / 5,265.53 = 51.93% SLOPED ROOFOAK AVE DEDICATIONIRREVOCABLE CONVEYANCE TO THE CITY OF CARLSBAD FOR ITS USE FOR PUBLIC UTILITIES, PEDESTRIAN USE & LANDSCAPE IMPROVEMENTS.FRONTAGE70% MIN. REQ.MADISON -45' / 60' = 75% >70%OAK -125' / 140' = 89% > 70%PARKINGMULTIFAMILY DWELLINGS 2+ BEDROOMS2 SPACES REQUIRED2 SPACES PROVIDED (STANDARD 8'6" X 20') (EXTENDED HEIGHT CAR LIFT) (40% COMPACT ALLOWED)1 ADDITIONAL ADA SPACE PROVIDEDSCHOOL DISTRICTCARLSBAD UNIFIED SCHOOL DISTRICTLAND USE DESIGNATIONV -VILLAGEMASTER PLANVILLAGE MASTER PLANPARKING IN-LIEUFEE PROGRAMOWNER AGREES TO BUY PARKING CREDITS UNDER PARKING IN-LIEU PROGRAM. 943.28 S.F. / 300 S.F. PER SPACE = 3.14 (ROUND UP) = 4 PARKING STALLS REQUIRED FOR 943.28 S.F. COMMERCIAL SPACE. OWNER SHALL PAY PARKING IN-LIEU FEES FOR (4) PARKING STALLS BASED ON THE ABOVE CALCULATION. WATER USAGECOMMERCIAL: 0.23 GAL./S.F. X 1,001 S.F. = 230 GPD.RESIDENTIAL: 250 GAL. PER DAY X 6 UNITS = 1,500 GPD.SEWER GENERATIONCOMMERCIAL: ONE (1) EDU PER 1,800 S.F. = 1,001 S.F. /1,800 S.F. = .556 EDURESIDENTIAL: ONE (1) EDU PER UNIT X 6 UNITS = 6 EDUPROJECT TOTAL = 6.556 EDUWATER DISTRICTCARLSBAD MUNICIPAL WATER DISTRICTSEWER SERVICECARLSBAD WASTE WATER DIVISIONDENSITYPROPOSED DENSITY = 31.1 DU/ACSignature DateThis document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsREVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDP R E L I M I N A R YN O T F O R C O N S T R U C T I O NNOTESPROJECT LOCATIONSHEETSPROJECT DATAPROJECT DIRECTORYN O R T HNO SCALESIX ON MADISON CONDOMINIUMSBPBT-12017.12.1116153095 MADISON STREETCARLSBAD, CAPROJECT TITLESHEETT-1PROJECT TITLE SHEETAC-1ARCHITECTURAL SITE PLANC-1CIVIL SURVEYC-2TENTATIVE MAP AND PRELIMINARY GRADING PLANA-1MAIN & SECOND FLOOR PLANSA-2THIRD & FOURTH FLOOR PLANSA-3ROOF PLANA-4ELEVATIONSA-4.1ELEVATIONSA-5SECTIONSAP-1PERSPECTIVESAP-2PERSPECTIVESL-1LANDSCAPE CONCEPT PLANL-2CONCEPTUAL WATER CONSERVATION PLANPROJECT LOCATIONCITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009FIRE NOTE:NFPA 13 FIRE SPRINKLERS AND FULL FIRE ALARM SYSTEM ARE REQUIRED THROUGHOUT THE BUILDING, TYP.PROJECT DATA (CONTINUED)OPEN SPACECALCULATIONSGROUND FLOOR OPEN SPACE: •GROUND FLOOR OPEN SPACE (LANDSCAPING) = 276.09 S.F.•GROUND FLOOR OPEN SPACE (HARDSCAPE) = 257.47 S.F.•GROUND FLOOR OPEN SPACE TOTAL = 533.56 S.F.•GROUND FLOOR OPEN SPACE IN 10'-0" DEDICATION (NOT INCLUDED IN CALC ABOVE) = 1,400 S.F.•GROUND FLOOR OPEN SPACE TOTAL (INCLUDING DEDICATION) = 1,933.56 S.F.SECOND FLOOR OPEN SPACE: •SECOND FLOOR OPEN SPACE (EAST UNIT DECK) = 421 S.F.•SECOND FLOOR OPEN SPACE (WEST UNIT DECK) = 476 S.F.•SECOND FLOOR OPEN SPACE (CIRCULATION BREEZEWAY) = 779.38 S.F.•SECOND FLOOR OPEN SPACE TOTAL = 1,676.38 S.F.THIRD FLOOR OPEN SPACE: •THIRD FLOOR OPEN SPACE (EAST UNIT DECK) = 293 S.F.•THIRD FLOOR OPEN SPACE (WEST UNIT DECK) = 499 S.F.•THIRD FLOOR OPEN SPACE (CIRCULATION BREEZEWAY) = 687.43 S.F.•THIRD FLOOR OPEN SPACE TOTAL = 1,479.43 S.F.FOURTH FLOOR OPEN SPACE: •FOURTH FLOOR OPEN SPACE (EAST UNIT DECK) = 554 S.F.•FOURTH FLOOR OPEN SPACE (WEST UNIT DECK) = 501 S.F.•FOURTH FLOOR OPEN SPACE (CIRCULATION BREEZEWAY) = 687.43 S.F.•FOURTH FLOOR OPEN SPACE TOTAL = 1,742.43 S.F.ROOF OPEN SPACE: •ROOF NOT ACCESSIBLE TO RESIDENTS (MAINTENANCE ONLY) = 0 S.F. OPEN SPACE.
PLPLPLPLPLPLPLPLPLPLPLPLF.Y.S.B.10' - 0"OAK AVENUEMADISON STREETALLEYNEIGHBORING PROPERTY140' - 0" PROPERTY LENGTH60' - 0" PROPERTY WIDTH60' - 0"0'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM DEDICATION0'-0" REAR YARD SETBACKLANDSCAPE PLANTER WALL FOR STORMWATER RETENTION PER CIVIL AND LANDSCAPE DRAWINGS. PLANTER WALL SHALL BE CONSIDERED LANDSCAPING.PLPLPLSETBACK DEDICATION10' - 0"UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)123456ADASTORAGETRASHELEC.MECH.COMMERCIAL SPACEELEVATOR EQUIP.ELEVATORENTRY LOBBYADA BATHROOMSTAIRWELLFIRE PANELEXISTING NEIGHBORING STRUCTUREEXISTING NEIGHBORING STRUCTURECOVERED PARKING GARAGECOVERED PARKING GARAGEOUTSIDE FACE OF STRUCTURE 1.5" INSIDE OF PROPERTY LINE TO ALLOW FOR EXT. FINISH STUCCO MATERIAL THICKNESS, TYP @ NORTH PROPERTY LINE.OUTSIDE FACE OF STRUCTURE 4" INSIDE OF PROPERTY LINE TO ALLOW FOR EXT. FINISH STUCCO & STONE MATERIAL THICKNESS, TYP @ SOUTH P.L.LANDSCAPINGLANDSCAPINGLANDSCAPINGRAISED PLANTER PER CIVIL DWG'SRAISED PLANTER PER CIVIL DWG'S48.0449.6248.46(E) LANDSCAPING AND ROW TO REMAIN, TYP.EXISTING SIDEWALK TO REMAIN, TYP.EXISTING SIDEWALK TO REMAIN, TYP.EXISTING SIDEWALK TO REMAIN, TYP.EXISTING SIDEWALK TO REMAIN, TYP.NEW HARDSCAPENEW HARDSCAPEEXISTING CURB AND GUTTER TO REMAIN, TYP.EXISTING CURB AND GUTTER TO REMAIN, TYP.3' - 0"3' - 0"3' - 0"BACKFLOW PREVENTER AND DOUBLE DETECTOR CHECK VALVE ASSEMBLY, 3'-0" MIN. FROM BUILDING, TYP.3' - 0"MIN. CLEAR FLOOR SPACE IN FRONT OF GAS METERS, TYP. GAS METERS TO BE CENTERED ON WALL, TYP.1' - 8" C.L. TO C.L. BETWEEN GAS METERS, TYP.MIN. CLEAR FLOOR SPACE IN FRONT OF TRANSFORMER, TYP. SDG&E TRANSFORMER LOCATION PER CIVIL DRAWINGS, TYP.GAS METERS PER SDG&E, TYP.LANDSCAPING8' - 0"ADA CHAIR LIFT49.2948.46DN.NICHEMIN.3' - 6"MIN.3' - 6"This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NKEYNOTESARCHITECTURAL LEGEND1Interior ElevationNew WallExisting WallDemolitionA11A-1Building ElevationKeynoteDoorsWindowsWall Type1RevisionCenterlineProperty LineOverheadInsulationAA-11Storefront ElevationNOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS.BGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.com 1/8" = 1'-0"SIX ON MADISON CONDOMINIUMSBPBAC-12017.12.1116153095 MADISON STREETCARLSBAD, CAARCHITECTURALSITE PLANTRUEN O R T HREFERENCE NORTH 1/8" = 1'-0"SITE PLANCOMMERCIAL SPACE:INTERIOR CONDITIONED: 943.28 S.F.WEST UNIT: (2ND FLOOR)INTERIOR CONDITIONED: 2,135 S.F.EXTERIOR DEKS: 419 S.F.EAST UNIT: (2ND FLOOR)INTERIOR CONDITIONED: 2,287 S.F.EXTERIOR DECKS: 452 S.F.WEST UNIT: (3RD FLOOR)INTERIOR CONDITIONED: 2,135 S.F.EXTERIOR DECKS: 501.75 S.F.EAST UNIT: (3RD FLOOR)INTERIOR CONDITIONED: 2,137.6 S.F.EXTERIOR DECKS: 326.22 S.F.WEST UNIT: (4TH FLOOR)INTERIOR CONDITIONED: 2,117 S.F.EXTERIOR DECKS: 501 S.F.EAST UNIT: (4TH FLOOR)INTERIOR CONDITIONED: 1,905 S.F.EXTERIOR DECKS: 548 S.F.SQUARE FEET CALULATIONSUNIT 2W: (LOCATED @ UNIT 2W DECK)6.375' x 7' x 9.25 CLG HEIGHT = 412.78 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 3W: (MAIN FLOOR GARAGE)9.125' x 4.208' x 10.25' CLG HEIGHT = 393.58 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 4W: (MAIN FLOOR GARAGE)9.125' x 4.208' x 10.25' CLG HEIGHT = 393.58 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 2E: (MAIN FLOOR GARAGE)9.000' x 4.208' x 10.66' CLG HEIGHT = 403.96 CU.FT. -8.7 CU.FT. (COLUMN) = 395.26 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 3E: (MAIN FLOOR GARAGE)9.125' x 4.208' x 11' CLG HEIGHT = 409.57 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 4E: (MAIN FLOOR GARAGE)9.125' x 4.208' x 11' CLG HEIGHT = 409.57 CU.FT. -11 CU.FT. (COLUMN) = 399.57 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.STORAGE SPACE CALULATIONSNOTE:FOR ADDITIONAL INFORMATION REGARDING THE SITE (GRADING, DRAINAGE, STREETS & UTILITIES, WATER, SEWER, GENERAL INFO, ETC.) SEE SHEETS T-1 AND CIVIL SHEET C-2 "TENTATIVE MAP ANDPRELIMINARY GRADING PLAN."CITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
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DWDWUPDWDWA-4.1A-4A-4.1A-4PLPLPLPLPLPLPLPLPLPLNEIGHBORING PROPERTYNEIGHBORING PROPERTY0'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION0'-0" REAR YARD SETBACKAA-5CA-5I(UPPER STORIES)10' - 0" F.Y.S.B.JABCDEFGH010304050607085' - 1 1/2"11' - 5"12' - 1 1/2"12' - 1 1/2"12' - 1 1/2"12' - 1 1/2"12' - 1"8' - 0"9' - 0"3' - 11 1/2"0'-0" FRONT YARD SETBACK (GROUND FLOOR COMMERCIAL ONLY).SETBACK DEDICATION10' - 0"UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)TRANSFORMER ARTIFICIAL PLANTED SCREEN WITH NORTH HINGED DOOR FOR MAINTENANCE ACCESS, AND EAST SIDE REMOVABLE PANEL FOR MAINTENANCE ACCESS. SCREENING DESIGN AND MATERIALS TO BE APPROVED BY THE SATISFACTION OF THE CITY PLANNER PRIOR TO BUILDING PERMIT ISSUANCE.137' - 9 1/2"PLPLPLADA VAN ACCESSIBLE PARKING SPACE02FIRE ACCESS PANEL00-05ELEVATOR00-00ENTRY BREEZEWAY00-02EAST STAIRWELL00-01COMMERCIAL SPACE00-15UNIT 3W STORAGE00-13PARKING GARAGE00-03PARKING GARAGE00-03TRASH00-06WEST EMERGENCYSTAIRWELL00-096' - 0"ELEVATOR EQUIP.ROOM00-04ADA BATHROOM00-16RAISED PLANTER BEDRAISED PLANTER BEDLANDSCAPINGLANDSCAPINGLANDSCAPINGOPEN DECORATIVE METAL SCREENSOPEN DECORATIVE METAL SCREENSPLPLPLPLMECH.00-08ROLL UP GARAGE GATERAMP UP19' - 0"1' - 0 1/2"UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)UNDERGROUND CAR LIFT (2 SPACES ENCLOSED)ELEC.00-07UNIT 4E STORAGE00-12UNIT 3E STORAGE00-11UNIT 2E STORAGE00-10UNIT 4W STORAGE00-149' - 0"19' - 0"STANDARD 19' x 9' PARKING SPACE, TYP.BA-53' - 0"3' - 0"5' - 0"9' - 0"9' - 1 1/2"9' - 1 1/2"9' - 1 1/2"9' - 1 1/2"4' - 2 1/2"12' - 8 1/2"24' - 9 1/2"15' - 5 1/2"6' - 11 1/2"28' - 5 1/2"14' - 0 1/2"5' - 11 1/2"18' - 7 1/2"10' - 9 1/2"49' - 6 1/2"7' - 8"15' - 3"5' - 7"14' - 2"6' - 10 1/2"1' - 11 1/2"2' - 1 1/2"14' - 9"ADA STAIR LIFT, TYPEXIT PATH = 30'-4"EXIT PATH = 8'-0"ADA LIFTSEE OCCUPANCY AND EXITING CALCULATIONS RIGHT SIDE OF THIS SHEET, TYP.SOLID3' - 4"GLASS5' - 3"SOLID1' - 7 1/2"SOLID2' - 7"GLASS17' - 8 1/2"SOLID11' - 3"GLASS8' - 6"SOLID2' - 7"NICHESDG&ETRANSFORMERSOLID2' - 1"SOLID5' - 8 1/2"GLASS12' - 11"GLASS1' - 7 1/2"GLASS8' - 0"SOLID3' - 0 1/2"SOLID1' - 7 1/2"8' - 0"MIN. CLEAR FLOOR SPACE IN FRONT OF TRANSFORMER, TYP. 3' - 6"3' - 6"1' - 6"1' - 3 1/2"A-4.1A-4.1A-4TYP.1PLPLPLPLPLPLPLPLPLPLPLPLTYP.2LINE OF 10'-0" F.Y.S.B. TYP.0'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION0'-0" REAR YARD SETBACKAA-5CA-55' - 6"(UPPER STORIES ONLY)10' - 0" F.Y.S.B.I15' - 0"4' - 9"24' - 4"2' - 0"6' - 0"12' - 3 1/2"13' - 3"5' - 6"2' - 0"9' - 0"PANTRY SHELVES13' - 3"13' - 3"13' - 3"JA12' - 8 1/2"14' - 9 1/2"6' - 8"12' - 8 1/2"BCDEFGH01030405060708SETBACK DEDICATION10' - 0"15' - 11 1/2"5' - 6"5' - 7"5' - 11 1/2"7' - 3 1/2"16' - 9 1/2"18' - 2"21' - 5 1/2"PLPLPL137' - 9 1/2"12' - 8 1/2"24' - 9 1/2"15' - 5 1/2"6' - 11 1/2"28' - 5 1/2"14' - 0 1/2"5' - 11 1/2"18' - 7 1/2"10' - 9 1/2"0'-0" FRONT YARD SETBACK (GROUND FLOOR COMMERCIAL ONLY).12' - 8 1/2"7' - 8"37' - 6"22' - 5 1/2"15' - 3"20' - 0"15' - 3"8' - 0"9' - 0"5' - 7"6' - 0"11' - 3 1/2"10' - 5 1/2"15' - 2 1/2"12' - 3"4' - 10"5' - 8 1/2"5' - 4 1/2"9' - 3"ENTRY2W-01KITCHEN2W-02DINING2W-03LAUNDRY2W-04GREAT ROOM2W-05ENTERTAININGTERRACE2W-06HALLWAY2W-07BEDROOM #22W-13BEDROOM #2BATHROOM2W-14MECH.2W-08MASTER CLOSET2W-12MASTER BATHROOM2W-11MASTER BEDROOM2W-10POWDER BATHROOM2W-09ENTRY2E-01KITCHEN2E-02GREAT ROOM2E-04DINING2E-03HALLWAY2E-08MASTER BEDROOM2E-10MASTER CLOSET2E-12MECH.2E-09BEDROOM #32E-16BED #2 & #3BATHROOM2E-15OFFICE/BEDROOMOPTION2E-14POWDER BATHROOM2E-07LAUNDRY2E-05MASTER TERRACE2E-13ENTERTAININGTERRACE2E-06ELEVATOR02-00MASTER BATHROOM2E-110224' - 9 1/2"7' - 2"10' - 4"UNIT 2W STORAGE2W-15BA-56' - 4 1/2"7' - 0"2ND FLOORBREEZEWAY02-02WEST EMERGENCYSTAIRWELL02-03EAST STAIRWELL02-0149' - 6 1/2"7' - 8"15' - 3"5' - 7"21' - 0 1/2"2' - 1 1/2"1' - 11 1/2"This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONSByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NKEYNOTESARCHITECTURAL LEGEND1Interior ElevationNew WallExisting WallDemolitionA11A-1Building ElevationKeynoteDoorsWindowsWall Type1RevisionCenterlineProperty LineOverheadInsulationAA-11Storefront ElevationNOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS.BGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.com 3/16" = 1'-0"SIX ON MADISON CONDOMINIUMSBPBA-12017.12.1116153095 MADISON STREETCARLSBAD, CAMAIN & SECONDFLOOR PLANS 3/16" = 1'-0"MAIN FLOOR PLANTRUEN O R T HREFERENCE NORTHCOMMERCIAL SPACE:INTERIOR CONDITIONED: 943.28 S.F.WEST UNIT: (2ND FLOOR)INTERIOR CONDITIONED: 2,135 S.F.EXTERIOR DEKS: 419 S.F.EAST UNIT: (2ND FLOOR)INTERIOR CONDITIONED: 2,287 S.F.EXTERIOR DECKS: 452 S.F.SQUARE FEET CALULATIONS 3/16" = 1'-0"SECOND FLOOR PLANUNIT 2W: (LOCATED @ UNIT 2W DECK)6.375' x 7' x 9.25 CLG HEIGHT = 412.78 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 3W: (MAIN FLOOR GARAGE)9.125' x 4.208' x 10.25' CLG HEIGHT = 393.58 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 4W: (MAIN FLOOR GARAGE)9.125' x 4.208' x 10.25' CLG HEIGHT = 393.58 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 2E: (MAIN FLOOR GARAGE)9.000' x 4.208' x 10.66' CLG HEIGHT = 403.96 CU.FT. -8.7 CU.FT. (COLUMN) = 395.26 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 3E: (MAIN FLOOR GARAGE)9.125' x 4.208' x 11' CLG HEIGHT = 409.57 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.UNIT 4E: (MAIN FLOOR GARAGE)9.125' x 4.208' x 11' CLG HEIGHT = 409.57 CU.FT. -11 CU.FT. (COLUMN) = 399.57 CU.FT. PROVIDED > 392 CU.FT. REQUIRED.STORAGE SPACE CALULATIONSCITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009COMMERCIAL OCCUPANCY AND EXITING CALCULATIONSCOMMERCIAL SPACE OCCUPANCY:•B (BUSINESS) = 943.28 S.F.•PER CBC TABLE 1004.1.2, BUSINESS OCCUPANCY (B) = ONE (1) OCCUPANT PER 100 S.F.943.28 / 100 = 9.43 = 10 OCCUPANTS•PER CBC TABLE 1006.2.1, BUSINESS OCCUPANCY (B) MAXIMUM OCCUPANT LOAD = 49 OCCUPANTS > 10 OCCUPANTS PER ABOVE CALCULATION. MAXIMUM EXIT DISTANCE WITH SPRINKLER SYSTEM (SPRINKLER SYSTEM PROPOSED) = 100'=0". SEE EXIT DISTANCES ON MAIN FLOOR PLAN THIS SHEET. 30'-4" + 8'-0" = 38'-4" PROPOSED < 100'-0" MAX•PER THE ABOVE CALCULATIONS, ONLY (1) EXIT REQUIRED FROM THE COMMERCIAL SPACE, TYP.COMMERCIAL GLAZING CALCULATIONCOMMERCIAL EXT. WALL LINEAR FT. (SOLID WALL)3'-4" + 1'-7 1/2" + 2'-7" + 2'-7" +11'-3" + 3'-1/2" + 1'-7 1/2" + 5'-8 1/2 + 2'-1" = 38'-8" SOLIDCOMMERCIAL EXT. WALL LINEAR FT. (GLASS)5'-3" + 17'-8 1/2" + 8'-0" + 1'-7 1/2" + 12'-11" + 8'-6" = 54'-0" GLASSCOMMERCIAL EXT. WALL LINEAR FT. (TOTAL LENGTH)54'-0" (GLASS) + 33'-8" (SOLID) = 87'-8" TOTAL LENGTHCOMMERCIAL EXT. WALL LINEAR FT. (GLAZING %)54'-0" (GLASS) / 87'-8" TOTAL LENGTH = 61.59% > 60% MIN. REQUIRED.
DWDNDWDWDWDWDWDWDWA-4.1A-4A-4.1A-4PLPLPLPLPLPLPLPLPLPLPLPLPLPLAA-5CA-5IJABCDEFGH0103040506070815' - 0"12' - 8 1/2"24' - 4"17' - 4"14' - 9 1/2"15' - 11 1/2"6' - 8"12' - 8 1/2"13' - 3"13' - 3"13' - 3"12' - 3 1/2"6' - 0"5' - 11 1/2"7' - 3 1/2"137' - 9 1/2"LINE OF 10'-0" F.Y.S.B. TYP.0'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION0'-0" REAR YARD SETBACK0'-0" FRONT YARD SETBACK (GROUND FLOOR COMMERCIAL ONLY).PLPLPLSETBACK DEDICATION10' - 0"5' - 7"20' - 0"13' - 7"7' - 8"ENTRY3W-01KITCHEN3W-02DINING3W-03LAUNDRY3W-04GREAT ROOM3W-05ENTERTAININGTERRACE3W-06HALLWAY3W-07BEDROOM #23W-13MASTER BEDROOM3W-10POWDER BATHROOM3W-08MASTER BATHROOM3W-11MASTER CLOSET3W-12MECH.3W-09BEDROOM #2BATHROOM3W-14WEST EMEGENCYSTAIRWELL03-03MASTER CLOSET3E-12MASTER BATHROOM3E-11MASTER BEDROOM3E-09MECH.3E-08HALLWAY3E-07BEDROOM #33E-15BED #2 & #3BATHROOM3E-14OFFICE/BEDROOMOPTION3E-13LAUNDRY3E-04ENTRY3E-01DINING3E-03KITCHEN3E-02GREAT ROOM3E-05MASTER TERRACE3E-10ENTERTAININGTERRACE3E-06ELEVATOR03-00STAIRWELL03-0115' - 2 1/2"5' - 7"6' - 0"11' - 3 1/2"15' - 3"10' - 3"22' - 7"20' - 4 1/2"5' - 6"0212' - 8 1/2"24' - 9 1/2"15' - 5 1/2"6' - 11 1/2"28' - 5 1/2"14' - 0 1/2"5' - 11 1/2"18' - 7 1/2"10' - 9 1/2"49' - 6 1/2"7' - 8"15' - 3"5' - 7"14' - 2"6' - 10 1/2"1' - 11 1/2"2' - 1 1/2"3RD FLOORBREEZEWAY03-0210' - 0" F.Y.S.B.A-4.1A-4A-4.1A-4---PLPLPLPLPLPLPLPLPLPLPL0'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATIONAA-5CA-5IJABCDEFGH01030405060708LINE OF 10'-0" F.Y.S.B. TYP.0'-0" REAR YARD SETBACK0'-0" FRONT YARD SETBACK (GROUND FLOOR COMMERCIAL ONLY).SETBACK DEDICATION10' - 0"PLPLPL15' - 0"12' - 8 1/2"24' - 4"14' - 9 1/2"22' - 5 1/2"6' - 8"12' - 8 1/2"6' - 0"6' - 0"13' - 1 1/2"13' - 3"20' - 0"14' - 9 1/2"12' - 9 1/2"20' - 0"6' - 0"20' - 4 1/2"ENTRY4W-01KITCHEN4W-02DINING4W-03LAUNDRY4W-04GREAT ROOM4W-05ENTERTAININGTERRACE4W-06MASTER BEDROOM4W-10POWDER BATHROOM4W-08HALLWAY4W-07BEDROOM #24W-13BEDROOM #2BATHROOM4W-14MECH.4W-09MASTER CLOSET4W-12MASTER BATHROOM4W-11WEST EMERGENCYSTAIRWELL04-03MECH.4E-09MASTER BEDROOM4E-10HALLWAY4E-08BEDROOM #24E-14BEDROOM #2BATHROOM4E-15LAUNDRY4E-13POWDER BATHROOM4E-04CLO.4E-05ENTRY4E-01DINING4E-03GREAT ROOM4E-06KITCHEN4E-02ENTERTAININGTERRACE4E-07ELEVATOR04-00EAST STAIRWELL04-01MASTER CLOSET4E-12MASTER BATHROOM4E-1118' - 1"4' - 6"4' - 0"5' - 7"15' - 2 1/2"15' - 11 1/2"10' - 5 1/2"13' - 3"15' - 3"14' - 4"5' - 7"9' - 8 1/2"6' - 8"7' - 4"9' - 4"12' - 8 1/2"6' - 8"0285.2183.7183.7183.7183.7183.7183.71137' - 9 1/2"12' - 8 1/2"24' - 9 1/2"15' - 5 1/2"6' - 11 1/2"28' - 5 1/2"14' - 0 1/2"5' - 11 1/2"18' - 7 1/2"10' - 9 1/2"49' - 6 1/2"7' - 8"15' - 3"5' - 7"14' - 2"6' - 10 1/2"1' - 11 1/2"2' - 1 1/2"4TH FLOORBREEZEWAY04-0210' - 0" F.Y.S.B.This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NKEYNOTESARCHITECTURAL LEGEND1Interior ElevationNew WallExisting WallDemolitionA11A-1Building ElevationKeynoteDoorsWindowsWall Type1RevisionCenterlineProperty LineOverheadInsulationAA-11Storefront ElevationNOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS.BGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.com 3/16" = 1'-0"SIX ON MADISON CONDOMINIUMSBPBA-22017.12.1116153095 MADISON STREETCARLSBAD, CATHIRD & FOURTHFLOOR PLANS1 GLASS GAURDRAIL BELOW, TYP.2 EMERGENCY EXIT CORRIDOR BELOW.SQUARE FEET CALULATIONSTRUEN O R T HREFERENCE NORTH 3/16" = 1'-0"THIRD FLOOR PLANWEST UNIT: (3RD FLOOR)INTERIOR CONDITIONED: 2,135 S.F.EXTERIOR DECKS: 501.75 S.F.EAST UNIT: (3RD FLOOR)INTERIOR CONDITIONED: 2,137.6 S.F.EXTERIOR DECKS: 326.22 S.F.WEST UNIT: (4TH FLOOR)INTERIOR CONDITIONED: 2,117 S.F.EXTERIOR DECKS: 501 S.F.EAST UNIT: (4TH FLOOR)INTERIOR CONDITIONED: 1,905 S.F.EXTERIOR DECKS: 548 S.F. 3/16" = 1'-0"FOURTH FLOOR PLANCITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
A-4.1A-4A-4.1A-4---------PLPLPLPLPLPLPLPLPLPL90.21PLPLPL0'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATION0'-0" REAR YARD SETBACKTYP.12AA-5CA-5IJ1" / 1'-0"1" / 1'-0"1" / 1'-0"[No Slope][No Slope][No Slope][No Slope]ABCDEFGH01030405060708137' - 9 1/2"49' - 6 1/2"F.Y.S.B.10' - 0"LINE OF 10'-0" F.Y.S.B. TYP.0'-0" FRONT YARD SETBACK (GROUND FLOOR COMMERCIAL ONLY).SETBACK DEDICATION10' - 0"21" / 1'-0"1" / 1'-0"1" / 1'-0"0291.9692.2192.4691.8295.9691.7385.2195.9690.2192.4691.8292.4691.8290.2190.2190.2190.21= "FLAT" ROOF12' - 8 1/2"24' - 9 1/2"15' - 5 1/2"6' - 11 1/2"28' - 5 1/2"14' - 0 1/2"5' - 11 1/2"18' - 7 1/2"10' - 9 1/2"7' - 8"15' - 3"5' - 7"14' - 2"6' - 10 1/2"1' - 11 1/2"2' - 1 1/2"ROOF ACCESS HATCH (WITHIN STAIRWELL BELOW)ROOFTOP EQUIPMENT SIGHTLINES PER SHEETS A-4 & A-4.1 ELEVATIONS.100% FLAT ROOD ALLOWED (NOTIN COASTAL OVERLAY OF VILLAGE REVIEW ZONE)PROPOSED: 5,265.53 S.F. TOTAL ROOF AREAPROPOSED FLAT = 2,531.19 S.F. / 5,265.53 = 48.07% FLAT ROOFPROPOSED SLOPED (1:12) = 2,734.34 S.F. / 5,265.53 = 51.93% SLOPED ROOFTYP.3TYP.3TYP.3TYP.3TYP.3TYP.3TYP.3TYP.3TYP.3TYP.394.46SLOPE 1/4"PER 1'-0" MIN. TO SCUPPER, TYP.SCUPPER FROM TOWER ROOF TO ROFF BELOW, TYP.VALLEY95.9695.961'-6" HIGH PARAPET, TYP. @ TOWER PARAPET.RESIDENTIAL CONDENSORRESIDENTIAL CONDENSORRESIDENTIAL CONDENSORRESIDENTIAL CONDENSORRESIDENTIAL CONDENSORRESIDENTIAL CONDENSORCOMMERCIAL CONDENSORPER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45'-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7" +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP. TOWER DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP.This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NKEYNOTESARCHITECTURAL LEGEND1Interior ElevationNew WallExisting WallDemolitionA11A-1Building ElevationKeynoteDoorsWindowsWall Type1RevisionCenterlineProperty LineOverheadInsulationAA-11Storefront ElevationNOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS.BGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.com 3/16" = 1'-0"SIX ON MADISON CONDOMINIUMSBPBA-32017.12.1116153095 MADISON STREETCARLSBAD, CAROOF PLAN1 ROOFTOP CONDENSOR MECHANICAL UNITMOUNTED ON TOP OF 6" CURB AND PLATFORM,TYP.2 UNIT(S) MECHANICAL ROOM BELOW FORROUTING OF MECHANICAL LINES/DUCTS FROMROOFTOP MECH. EQUIPMENT, TYP3 ROOF MATERIAL: BUILT-UP ASPHALT ROOFWITH CAP SHEET, TYP. 3/16" = 1'-0"ROOF PLANTRUEN O R T HREFERENCE NORTHCITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
MAIN FLOOR47.71SECOND FLOOR59.71THIRD FLOOR69.96FOURTH FLOOR80.21ROOF90.21PLPLPLPLPLPL12' - 0"10' - 3"10' - 3"10' - 0"TYP.3TYP.7TYP.8TYP.3TYP.3TYP.3F.Y.S.B.10' - 0"0'-0" REAR YARD SETBACKLINE OF 10'-0" F.Y.S.B. TYP.TYP.9AA-5MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF CARLSBAD "POLICIES AND PROCEDURES" NUMBER 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE SIDE OF STREET. PROPOSED ROOFTOP MECHANICAL EQUIPMENT IS NOT VISIBLE PER THIS SIGHT LINE. TYP.511ENTRY LEVEL49.62MAX. BUILDING HEIGHT FROM LOWEST GRADE44' - 9"LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE) @ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP.92.4695.9692.4691.9610' - 1"PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGHT LIMIT, TYP.MAX. "TOWER" HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)46' - 4"TYP.6TYP.6TYP.5TYP.2TYP.4TYP.4TYP.4TYP.4WALL RECESSWALL RECESSWALL RECESSTYP.11COMMERCIALFLOOR LEVEL48.46MAX. BUILDING HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)42' - 10"LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE) @ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP.PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45'-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7" +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP. TOWER DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP.95.96TYP.14TYP.13TRANSFORMER, TYP.MAIN FLOOR47.71SECOND FLOOR59.71THIRD FLOOR69.96FOURTH FLOOR80.21ROOF90.2110' - 0"10' - 3"10' - 3"PLPLPLPLPLPL1F.Y.S.B.10' - 0"0'-0" REAR YARD SETBACKLINE OF 10'-0" F.Y.S.B. TYP.TYP.3TYP.3TYP.3TYP.4TYP.5TYP.7TYP.8TYP.9TYP.9AA-5MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF CARLSBAD "POLICIES AND PROCEDURES" NUMBER 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE SIDE OF STREET. PROPOSED ROOFTOP MECHANICAL EQUIPMENT IS NOT VISIBLE PER THIS SIGHT LINE. 1TYP.2TYP.5TYP.5TYP.5TYP.6TYP.3ENTRY LEVEL49.6292.4692.4695.9691.82MAX. BUILDING HEIGHT FROM LOWEST GRADE44' - 9"12' - 0"10' - 1"PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGHT LIMIT, TYP.MAX. "TOWER" HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)46' - 4"LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE) @ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP.TYP.2TYP.5TYP.4TYP.4TYP.10TYP.10TYP.11COMMERCIALFLOOR LEVEL48.46PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45'-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7" +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP. TOWER DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP.TYP.14TYP.13This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NKEYNOTESARCHITECTURAL LEGEND1Interior ElevationNew WallExisting WallDemolitionA11A-1Building ElevationKeynoteDoorsWindowsWall Type1RevisionCenterlineProperty LineOverheadInsulationAA-11Storefront ElevationNOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS.BGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.com 3/16" = 1'-0"SIX ON MADISON CONDOMINIUMSBPBA-42017.12.1116153095 MADISON STREETCARLSBAD, CAELEVATIONS 3/16" = 1'-0"NORTH ELEVATION1 PERFERATED STEEL SCREEN FOR AIRCIRCULATION AND LIGHT INFILTRATION. METALSCREEN TO BE POWDER COATED, TYP."PARASOLEIL" BRAND OR EQUIVALENT, TYP.2 EXT. FINISH CONCRETE TILE: CREATIVE MINESBRAND "SANDOLLAR CRAFT URBANRECTANGLE" OR EQUIVALENT TEXTURED TILEAS SELECTED BY OWNER, TYP.3 EXT. FINISH STUCCO SMOOTH SAND FINISH,TYP. LA HABRA STUCCO BASE 100. COLOR: X-50CRYSTAL WHITE, TYP.4 EXT. FINISH ACCENT COLOR STUCCO SMOOTHSAND FINISH, TYP. LA HABRA STUCCO BASE200. COLOR: X-434 FALLBROOK.5 GRAY PAINTED STUCCO FASCIA, TYP.6 DECORATIVE METAL SCREEN GAURDRAIL TOMATCH BELOW, TYP. PATTERN AND FINISH TOBE SELECTED BY OWNER.7 WINDOW, TYP.8 ROOFTOP MECHANICAL EQIUPMENT, TYP.9 GLASS GAURDRAIL, 3'-6" MIN. A.F.F. W/ 6" CURBTYP.10 LANDSCAPE TREES PER LANDSCAPEDRAWINGS TO SOFTEN SOUTHERN BUILDINGFACADE AND CREATE PEDESTRIANEXPERIENCE, TYP.11 STUCCO REGLET, TYP.12 NOT USED13 EXTERIOR LIGHT FIXTURE: EXTERIOR DOORWALL SCONCE, TYP.14 EXTERIOR LIGHT FIXTURE: UP/DOWN ACCENTWALL SCONCE, TYP. 3/16" = 1'-0"SOUTH ELEVATIONCITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
MAIN FLOOR47.71SECOND FLOOR59.71THIRD FLOOR69.96FOURTH FLOOR80.21ROOF90.21PLPLPLPLPLPL10' - 0"10' - 3"10' - 3"12' - 0"1TYP.2TYP.6TYP.7TYP.2TYP.4TYP.80'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATIONCA-5MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF CARLSBAD "POLICIES AND PROCEDURES" NUMBER 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE SIDE OF STREET. PROPOSED ROOFTOP MECHANICAL EQUIPMENT IS NOT VISIBLE PER THIS SIGHT LINE. SETBACK DEDICATION10' - 0"TYP.5ENTRY LEVEL49.62MAX. BUILDING HEIGHT FROM WEST PROPERTY LINE GRADE (E.G.)44' - 9"MAX. BUILDING HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)42' - 10"91.8292.4695.9690.2191.7391.96PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGHT LIMIT, TYP.LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE) @ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP.TYP.2TYP.2TYP.3TYP.9TYP.10TYP.111" / 12"1" / 12"COMMERCIALFLOOR LEVEL48.46MAX. "TOWER" HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)46' - 4"PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45'-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7" +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP. DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP.1' - 7"TYP.14TYP.13TRANSFORMER, TYP.MAIN FLOOR47.71SECOND FLOOR59.71THIRD FLOOR69.96FOURTH FLOOR80.21ROOF90.2110' - 0"10' - 3"10' - 3"12' - 0"PLPLPLPLPLPLHEIGHT LIMIT45' - 0"0'-0" SIDE YARD SETBACK0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATIONGARAGE ROLL-UP GATETYP.3TYP.7TYP.8TYP.4TYP.2CA-5MECHANICAL EQUIPMENT SIGHT LINE PER CITY OF CARLSBAD "POLICIES AND PROCEDURES" NUMBER 80-6. SIGHT LINE IS TAKEN FROM OPPOSITE SIDE OF STREET. PROPOSED ROOFTOP MECHANICAL EQUIPMENT IS NOT VISIBLE PER THIS SIGHT LINE. SETBACK DEDICATION10' - 0"ENTRY LEVEL49.62PER 21.46.020 ROOFTOP MECHANICAL EQUIPMENT (CONDENSERS) ARE ALLOWED TO PROTRUDE ABOVE THE 45'-0" HEIGHT LIMIT, TYP.LINE OF 45'-0" MAX HEIGHT ABOVE EXISTING GRADE (NO CHANGE IN GRADE) @ BUILDING EXTERIOR PERMITER, PER SECTION 21.04.065, TYP.OPENINGTYP.3TYP.111" / 12"TYP.12COMMERCIALFLOOR LEVEL48.46MAX. BUILDING HEIGHT FROM WEST PROPERTY LINE GRADE (E.G.)44' - 9"MAX. BUILDING HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)42' - 10"MAX. "TOWER" HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)46' - 4"PER 21.46.020, ELEVATOR AND STAIRWELL "TOWER" ALLOWED TO PROTRUDE ABOVE 45'-0" HEIGHT LIMIT FOR INTENDED CIRCULATION PURPOSE (ALLOWS FOR 13'-3" CLEAR INSIDE FROM FOURTH FLOOR TO CEILING PER ELEVATOR OPERATING REQUIRMENTS.) 1'-7" +/-PROTRUSION ABOVE EAST PROPERTY LINE HEIGHT LIMIT, TYP. DOES NOT ENCLOSE ANY ADDITIONAL SQUARE FOOTAGE, TYP.95.9692.4691.9692.4692.4691.82TYP.14TYP.13TYP.13This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NKEYNOTESARCHITECTURAL LEGEND1Interior ElevationNew WallExisting WallDemolitionA11A-1Building ElevationKeynoteDoorsWindowsWall Type1RevisionCenterlineProperty LineOverheadInsulationAA-11Storefront ElevationNOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS.BGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.com 3/16" = 1'-0"SIX ON MADISON CONDOMINIUMSBPBA-4.12017.12.1116153095 MADISON STREETCARLSBAD, CAELEVATIONS 3/16" = 1'-0"EAST ELEVATION 3/16" = 1'-0"WEST ELEVATION1 STREET ADDRESS SIGNAGE ON MADISONAVENUE. SIGN TO BE ILLUMINATED AT NIGHT,TYP.2 EXT. FINISH STUCCO SMOOTH SAND FINISH,TYP. LA HABRA STUCCO BASE 100. COLOR: X-50CRYSTAL WHITE, TYP.3 EXT. FINISH ACCENT COLOR STUCCO SMOOTHSAND FINISH, TYP. LA HABRA STUCCO BASE200. COLOR: X-434 FALLBROOK.4 STUCCO FASCIA, TYP.5 EXT. FINISH CONCRETE TILE: CREATIVE MINESBRAND "SANDOLLAR CRAFT URBANRECTANGLE" OR EQUIVALENT TEXTURED TILEAS SELECTED BY OWNER, TYP.6 WINDOW, TYP.7 ROOFTOP MECHANICAL EQIUPMENT, TYP.8 GLASS GAURDRAIL, 3'-6" MIN. A.F.F. W/ 6" CURBTYP.9 DECORATIVE METAL SCREEN GAURDRAIL, TYP.PATTERN AND FINISH TO BE SELECTED BYOWNER.10 STOREFRONT GLASS, TYP.11 LANDSCAPE TREES PER LANDSCAPEDRAWINGS TO SOFTEN SOUTHERN BUILDINGFACADE AND CREAT PEDESTRIANEXPERIENCE, TYP.12 STUCCO REGLET, TYP.13 EXTERIOR LIGHT FIXTURE: EXTERIOR DOORWALL SCONCE, TYP.14 EXTERIOR LIGHT FIXTURE: UP/DOWN ACCENTWALL SCONCE, TYP.CITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
MAIN FLOOR47.71SECOND FLOOR59.71THIRD FLOOR69.96FOURTH FLOOR80.21ROOF90.21CA-50'-0" REAR YARD SETBACKPLPLPL10' - 0"10' - 3"10' - 3"12' - 0"PLPLPL0103040506070802ENTRY LEVEL49.6249' - 6 1/2"6' - 10 1/2"14' - 2"5' - 7"15' - 3"7' - 8"1' - 11 1/2"2' - 1 1/2"MAX. "TOWER" HEIGHT FROM EAST PROPERTY LINE GRADE (E.G.)46' - 4"PLPLPLSETBACK DEDICATION10' - 0"0'-0" SIDE YARD SETBACK FROM 10'-0" STREET DEDICATIONOFFICE/BEDROOMOPTION3E-13DINING3E-03GREAT ROOM3E-05ENTERTAININGTERRACE4E-07GREAT ROOM4E-06DINING4E-03POWDER BATHROOM4E-04OFFICE/BEDROOMOPTION2E-14DINING2E-03GREAT ROOM2E-042ND FLOORBREEZEWAY02-02CEILING HEIGHT9' - 3"CEILING HEIGHT9' - 3"CEILING HEIGHT9' - 0"COMMERCIALFLOOR LEVEL48.46MAIN FLOOR47.71SECOND FLOOR59.71THIRD FLOOR69.96FOURTH FLOOR80.21ROOF90.21AA-512' - 0"10' - 3"10' - 3"10' - 0"PLPLPL0'-0" REAR YARD SETBACKLINE OF 10'-0" F.Y.S.B. FOR RESIDENTIAL ABOVE, TYP.TYP.311TYP.3IJABCDEFGHENTRY LEVEL49.62GARAGE LIFTS PITLEVEL38.04BA-5GREAT ROOM4W-05ENTERTAININGTERRACE4W-06ENTERTAININGTERRACE3W-06ENTERTAININGTERRACE2W-06GREAT ROOM2W-05GREAT ROOM3W-05POWDER BATHROOM3W-08POWDER BATHROOM4W-08POWDER BATHROOM2W-09MASTER BEDROOM3W-10MASTER BEDROOM4W-10MASTER BEDROOM2W-10MASTER CLOSET2W-12MASTER CLOSET3W-12MASTER CLOSET4W-12MASTER CLOSET4E-12MASTER CLOSET3E-12MASTER CLOSET2E-12MASTER BEDROOM2E-10MASTER BEDROOM3E-09MASTER BEDROOM4E-10GREAT ROOM4E-06ENTRY3E-01DINING3E-03DINING2E-03ENTRY2E-01KITCHEN2E-02KITCHEN3E-02KITCHEN4E-02ENTERTAININGTERRACE4E-07ENTERTAININGTERRACE3E-06ENTERTAININGTERRACE2E-06PLPLPL137' - 9 1/2"12' - 8 1/2"24' - 9 1/2"15' - 5 1/2"6' - 11 1/2"28' - 5 1/2"14' - 0 1/2"5' - 11 1/2"18' - 7 1/2"10' - 9 1/2"LINE OF 45'-0" MAX HEIGHT ABOVE GRADE, TYP.CEILING HEIGHT9' - 3"CEILING HEIGHT9' - 3"CEILING HEIGHT9' - 0"10' - 8"STORAGE CLG. HT.10' - 3"TYP.2LINE OF CAR LIFT AT EXTENDED "UP" POSITION, TYP.+/-3' - 0"6" CURB, TYP.COMMERCIALFLOOR LEVEL48.46COMMERCIAL CLG. HT.10' - 3"SECOND FLOOR59.71060708GARAGE LIFTS PITLEVEL38.0420' - 0"10' - 0" PIT DEPTHCLEARANCE FOR CAR7' - 6" HEAD HEIGHT+/-2' - 0"10' - 8"SLAB (PIT) OPENING FOR LIFT19' - 0"48.048' - 0"LINE OF CAR LIFT AT EXTENDED "UP" POSITION, TYP.8' - 0"2' - 8""AMERICAN CUSTOM LIFTS -PHANTOM PARK" SUBTERRANEAN 4 POST CAR LIFT OR EQUIVALENT, TYP.This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NKEYNOTESARCHITECTURAL LEGEND1Interior ElevationNew WallExisting WallDemolitionA11A-1Building ElevationKeynoteDoorsWindowsWall Type1RevisionCenterlineProperty LineOverheadInsulationAA-11Storefront ElevationNOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS.BGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.comAs indicatedSIX ON MADISON CONDOMINIUMSBPBA-52017.12.1116153095 MADISON STREETCARLSBAD, CASECTIONS1 PERFERATED STEEL SCREEN FOR AIRCIRCULATION AND LIGHT INFILTRATION. METALSCREEN TO BE POWDER COATED, TYP.2 ROOFTOP MECHANICAL EQIUPMENT, TYP.3 GLASS GAURDRAIL, 3'-6" MIN. A.F.F. W/ 6" CURBTYP. 3/16" = 1'-0"SECTION A 3/16" = 1'-0"SECTION C 1/4" = 1'-0"SECTION B - CAR LIFT EXHIBITCITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NBGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.comN.T.S.SIX ON MADISON CONDOMINIUMSBPBAP-12017.12.1116153095 MADISON STREETCARLSBAD, CAPERSPECTIVESSOUTHEAST PERSPECTIVESOUTHWEST PERSPECTIVECITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited.REVISIONS ByDESNECILSTATEOFCALIFORNICETIHCRAJOHNS.BEERYNo. C-15426REN.10/15TADrawn ByJob No.ScaleDateSheet NameSheet No.1234ABCDSignature DateI have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R YN O T F O R C O N S T R U C T I O NBGI ARCHITECTUREBeery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN(760) 438-2963bgiarchitect.comN.T.S.SIX ON MADISON CONDOMINIUMSBPBAP-22017.12.1116153095 MADISON STREETCARLSBAD, CAPERSPECTIVESNORTHEAST PERSPECTIVENORTHWEST PERSPECTIVECITY OF CARLSBAD PROJECT NUMBER:CT 2017-0004 / RP 2017-0009
PLANT LEGEND SIZESYMBOLQUANTITYSTREET TREES BOTANICAL NAMECOMMON NAMETHEME TREES SIZESYMBOLQUANTITY SHRUBSBOTANICAL NAMECOMMON NAMELANTANA "GOLD MOUND"YELLOW LANTANACALLISTEMON CIT. 'LITTLE JOHN'DWARF BOTTLEBRUSHMYRTUS COMMUNIS COMPACTACOMPACT MYRTLESMALL ACCENT SHRUBSNANDINA DOMESTICA 'HARBOUR DWARF'HEAVENLY BAMBOO HYBRIDTULBAGHIA VIOLACEASOCIETY GARLICGROUND COVERMYOPORUM PARVIFOLIUMSYMBOLFLATSSYMBOLVINES5 GAL.5 GAL.5 GAL.5 GAL.1 GAL.3222LAGERSTROEMIA INDICA SPPCRAPE MYRTLE SPECIES (MILDEW RESISTANT)8'x4'24" BOXPROSTRATE MYOPORUM 18" O.C. SPACING5 GAL.RHAPIOLEPIS INDICAINDIA HAWTHORN5 GAL.22ANZIGOZANTHOS FLAVIDUSKANGAROO PAW5 GAL.107845NOTE: MIN. OF 3" LAYER OF BARK MULCHFOR ALL LANDSCAPE AREAS (TYPICAL)ACCENT TREES NO LAWN IS BEING PROPOSEDFOR THIS PROJECT.FESTUCA OVINABLUE FESCUE1 GAL.26CUPRESSUS SEMPERVIRENSITALIAN CYPRESS15 GAL2BOUGAINVILLEA "BARBARA KARST"BOUGAINVILLEA VINEPLPLPLPLPLPLPLPLPLPLPLPL10'-0"F.Y.S.B.OAK AVENUEMADISON STREET
ALLEY
140'-0" PROPERTYLENGTH60'-0" PROPERTYWIDTH
60'-0"0'-0" SIDE YARD SETBACK0'-0" REARPL10'-0"SETBACKDEDICATION UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (212 3 4 5 6ADASTORAGETRASHELEC.MECH.ELEVATOREQUIP.ELEVATORADABATHROOMSTAIRWELLFIRE PANELCOVEREDPARKINGGARAGECOVEREDPARKINGGARAGEPLANTER48.0449.6248.46EXISTING SIDEWALK TO REMAINEXISTING SIDEWALK TO REMAINNEWWALKWAYEXISTING CURB AND GUTTER TO REMAIN, TYP.EXISTING CURB ANDGUTTER TO REMAIN (TYP).BACKFLOW PREVENTER ANDCHECK ASSEMBLY, 3'-0" MIN.FROM BUILDING, TYP.3'-0"MIN. CLEAR SPACE INGASMETERSMIN. CLEAR FLOOR SPACE IN FRONTSDG&E TRANSFORMER LOCATION PERCIVIL DRAWINGS, TYP.GAS METERS PERSDG&E, TYP.8'-0"ADA CHAIR LIFT49.2948.46DN.3'-6"
MIN.3'-6"MIN.NEWWALKWAYFRONT OF GAS METERSYARD SETBACKOF TRANSFORMER, TYP.BMP (Flow-Thru)PLANTERBMP (Flow-Thru)EXISTING TREES :DESCRIPTION CALIPER COMMENTS NO.T1T2T1T2PHORMIUM TENAX 'ATROPURPUREUM'PURPLE NEW ZEALAND FLAX15 GAL.9JACARANDA MIMOSIFOLIAJACARANDA TREE124" BOX WUCOLSMEDIUMLOWLOW WUCOLS LOW LOW LOW LOW LOW LOW RATING RATING SIZEQUANTITY WUCOLS RATING LOW LOW LOW LOW LOW SIZESYMBOLQUANTITYBMP - FLOW-THRU PLANTERSBOTANICAL NAMECOMMON NAME WUCOLS RATINGLEYMUS CONDENSATUSCANYON PRINCE WILD RYE1 GAL.33 LOW"CANYON PRINCE"NNMMMMMMMNNNNNNN37PRESCRIPTIVE COMPLIANCEPLANTING PLANREVISIONS ByDrawn ByJob No.ScaleDateSheet NameSheet No.123ABCD 3/16" = 1'-0"SIX ON MADISON CONDOMINIUMS
HDIL-12017.07.28170023095 MADISON STREET
CARLSBAD, CAPLANTINGPLAN This document is the property of Hutter Designs,Inc., Landscape Achitects. Any unauthorizeduse or reproduction of this document, inwhole or part, is prohibited.Hutter Designs, Inc.
F: (619) 342-8528
T: (619) 337-4044
San Diego, Ca 92123
3645 Ruffin Road, Ste. 235
Landscape Architects
WATER CONSERVATION PLANSTATEMENT:SIGNATUREDATE11/10/2017PLPLPLPLPLPLPLPLPLPLPLPL10'-0"F.Y.S.B.OAK AVENUEMADISON STREET
ALLEY
140'-0" PROPERTYLENGTH60'-0" PROPERTYWIDTH
60'-0"0'-0" SIDE YARD SETBACK0'-0" REARPL10'-0"SETBACKDEDICATION UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (2UNDERGROUNDCAR LIFT (212 3 4 5 6ADASTORAGETRASHELEC.MECH.ELEVATOREQUIP.ELEVATORADABATHROOMSTAIRWELLFIRE PANELCOVEREDPARKINGGARAGECOVEREDPARKINGGARAGEPLANTER48.0449.6248.46EXISTING SIDEWALK TO REMAINEXISTING SIDEWALK TO REMAINNEWWALKWAYEXISTING CURB AND GUTTER TO REMAIN, TYP.EXISTING CURB ANDGUTTER TO REMAIN (TYP).BACKFLOW PREVENTER ANDCHECK ASSEMBLY, 3'-0" MIN.FROM BUILDING, TYP.3'-0"MIN. CLEAR SPACE INGASMETERSMIN. CLEAR FLOOR SPACE IN FRONTSDG&E TRANSFORMER LOCATION PERCIVIL DRAWINGS, TYP.GAS METERS PERSDG&E, TYP.8'-0"ADA CHAIR LIFT49.2948.46DN.3'-6"
MIN.3'-6"MIN.NEWWALKWAYFRONT OF GAS METERSYARD SETBACKOF TRANSFORMER, TYP.BMP (Flow-Thru)PLANTERBMP (Flow-Thru)REVISIONS ByDrawn ByJob No.ScaleDateSheet NameSheet No.123ABCD 3/16" = 1'-0"SIX ON MADISON CONDOMINIUMS
HDIL-22017.07.28170023095 MADISON STREET
CARLSBAD, CAWATERCONSERVATIONPLAN This document is the property of Hutter Designs,Inc., Landscape Achitects. Any unauthorizeduse or reproduction of this document, inwhole or part, is prohibited.Hutter Designs, Inc.
F: (619) 342-8528
T: (619) 337-4044
San Diego, Ca 92123
3645 Ruffin Road, Ste. 235
Landscape ArchitectsWATER CONSERVATION PLAN