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HomeMy WebLinkAbout2017-03-15; Planning Commission; ; CT 16-09/RP 16-16 – 800 GRAND AVENUE The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: December 6, 2016 P.C. AGENDA OF: March 15, 2017 Project Planner: Chris Garcia Project Engineer: Steve Bobbett SUBJECT: CT 16-09/RP 16-16 – 800 GRAND AVENUE – Request for a recommendation of approval of a Tentative Tract Map and a Major Review Permit to allow for the demolition of three, two-story office/commercial buildings and the construction of 33 airspace condominiums in Land Use District 2 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. 7232 RECOMMENDING APPROVAL of Tentative Tract Map 16-09 and Major Review Permit RP 16-16 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The subject .96 acre site is located on the north side of Grand Avenue between Jefferson Street and Hope Avenue. The project site is located within Land Use District 2 of the Village Review zone. The site is currently developed with three, two-story office/commercial buildings and surface parking. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A – SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village V-R – District 2 Office/Commercial North R-15 Residential R-3 – Multiple-Family Residential Parking lot for the subject site South Village V-R – District 2 Office/Commercial; Multi- Family Residential East Village V-R – District 2 Medical Office West Village V-R – District 2 Medical Office/Senior Apartment Building The proposed project involves a request for approval of a Tentative Tract Map and Major Review Permit to demolish three existing two-story office/commercial buildings and to construct a total of 33 airspace condominiums. The residential condominium building is proposed to be constructed with three stories of residential units above a partially sub-grade parking garage. 4 CT 16-09/RP 16-16 – 800 GRAND AVENUE March 15, 2017 Page 2 A detailed breakdown of each type of unit is summarized in Table “B” below. TABLE “B” – DETAILS FOR UNIT TYPE Unit Type Quantity Size Bedroom/Bathrooms Parking Spaces Private Open Space 1 6 1,605 SF 2/2 2 375 SF 2 6 1,655 SF 2/2.5 2 310 SF 3 6 1,800 SF 2/2 plus office 2 300 SF 4A 2 2,290 SF 3/2.5 2 315 SF 4B 4 2,305 SF 3/2.5 2 315 SF 5A 2 2,535 SF 3/3.5 2 235 SF 5B 4 2,585 SF 3/3.5 2 235 SF 6 3 2,785 SF 3/3.5 2 300 SF The majority of the building is 42.5’ to the top of the roof pitch, which is below the 45’ height allowance for District 2. However, a few roof architectural roof gables extend to 47’ above finished grade at their peak. Architectural features are permitted above the height limit per Carlsbad Municipal Code Section 21.46.020. Access to the site is proposed to be provided by one, 24-foot-wide driveway located off of Grand Avenue. Currently, the site is accessed by two driveways. Therefore, the proposed single driveway access will provide three additional public parking spaces on Grand Avenue. Pedestrian access to the project from Grand Avenue is provided by two separate walkways that connect the existing sidewalk to one of two lobby areas that contain stairs and an elevator. Grading for the proposed project includes 1,195 cubic yards of cut/export and 4,100 cubic yards of remedial grading. Parking is proposed to be provided in a common parking garage that is located partially below grade. Each unit requires two parking spaces. The parking garage contains 66 standard parking spaces (33 units x two per unit) and two handicap accessible parking spaces for a total of 68 spaces. The parking garage also contains individual enclosed storage space for each unit. Although no private recreation areas are required for residential projects in the village, each unit contains a patio or balcony at least 235 square feet in size. 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 (VR) Zone (CMC Chapter 21.35), Land Use District 2 (Office Support Area, Village Master Plan and Design Manual); C. Inclusionary Housing Ordinance (CMC Chapter 21.85); D. Subdivision Ordinance (CMC Title 20); 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. CT 16-09/RP 16-16 – 800 GRAND AVENUE March 15, 2017 Page 3 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 “C” below identifies the permissible density range for properties located outside of the coastal zone and within Land Use District 2. In addition, the allowable range for the number of dwelling units based on the size of the project site and a comparison to what is currently proposed is included in the table. TABLE C – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village Master Plan Project Density; Proposed Dwelling Units 0.96 0.96 28-35 du/ac Minimum: 27 dwelling units Maximum: 33 dwelling units 34.4 du/ac 33 units As identified above, the project’s density of 34.4 dwelling units per acre falls slightly below the maximum allowable density of 35 dwelling units per acre and therefore complies with the allowed density for District 2. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point has not been established for residential development in the Village, all residential units approved in the Village must be withdrawn from the City’s Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to CMC Section 21.85.050 and shall execute an affordable housing agreement (AHA) prior to recordation of the final map pursuant to CMC Section 21.85.140. As discussed in Section C below, the proposal to pay six (6) inclusionary housing credits is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43. In addition, the project is accordingly-conditioned to require the execution of the AHA prior to recordation of the Final Map. In approving a request for 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 discussed in the attached Planning Commission Resolution No. 7232, the proposed project meets these findings. In addition, the City’s Housing Policy Team recommended approval of the request to withdraw 33 units from the EDUB in August 2016. As the proposed project requires approval from City Council, the City Council is the final decision-making authority for the allocation from the EDUB. CT 16-09/RP 16-16 – 800 GRAND AVENUE March 15, 2017 Page 4 Lastly, the project complies with the Elements of the General Plan as outlined in Table “D” below: TABLE D – 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 demolition of existing commercial/office buildings located at 800 Grand Avenue and the construction of 33 new residential condominiums, will enhance the vitality of the Village by providing new residential land uses in close proximity to the downtown core area as well as the train station. The project reinforces the pedestrian-orientation desired for the downtown area by providing the residents an opportunity to walk to shopping, recreation, and mass transit functions. The project’s proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Overall, the residential project will contribute to the revitalization of the Village area. 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. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project has been designed to meet all of the circulation requirements, which includes a single driveway access point from Grand Avenue and restriping on-street parking where the two existing driveways are located. In addition, the applicant will be required to pay traffic impact fees prior to the issuance of building permits that will go towards future road improvements. The proposed project is located approximately a half mile from the train/Coaster station which provides service throughout the day. The project’s close proximity to the transit stop will provide residents with the opportunity to commute to major job Yes CT 16-09/RP 16-16 – 800 GRAND AVENUE March 15, 2017 Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? 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. Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The proposed structural improvements are required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all of the applicable fire safety requirements. 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. Yes 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 33 attached multiple-family dwelling units. A noise study by Veneklasen Associates, dated November 11, 2016 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. In addition, the project is conditioned to comply with the construction requirements of the before mentioned noise study. Yes CT 16-09/RP 16-16 – 800 GRAND AVENUE March 15, 2017 Page 6 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? 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 City’s Housing Policy Team reviewed the proposed project and recommended the applicant purchase six inclusionary housing credits in the Tavarua Affordable Housing Project to fulfill the project’s affordable housing requirement. The project has been conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. Yes B. Village Review Zone (CMC Chapter 21.35), Land Use District 2, Office Support Area (Village Master Plan and Design Manual) The subject property is located within Land Use District 2 (Office Support Area) of the Village Master Plan. Multiple-family developments are permitted in Land Use District 2. No variances or standards modifications are being requested for the project. The specific development standards for new development within Land Use District 2 and the project’s compliance with these standards is shown in Table “E” below: TABLE E – COMPLIANCE WITH VILLAGE MASTER PLAN, LAND USE DISTRICT 2 STANDARD REQUIRED/ALLOWED PROPOSED COMPLY Front Yard Setback For residential projects, 10 feet average for all floors including the ground floor. 10 feet minimum for all floors with varying building setbacks as much as 30 feet. Yes Side Yard Setback No minimum or maximum requirement 10 feet Yes Rear Yard Setback No minimum or maximum requirement 10.6 feet Yes Building Height 45 feet 42.5 feet for the majority of the building. 47’ to architectural roof gables and roof area to accommodate elevators which is allowed per CMC Section 21.46.020. Yes Building Coverage 100% 76% Yes Roof Pitch No pitch requirements (5:12 roof pitch for 50% of the total roof structure not required outside the Coastal Zone). 4:12 & 8:12 roof pitches along each building elevation. A flat roof that is not visible from the ground is located in the middle of the building. Yes Open Space 20% (8,400 sq. ft.) 35% Landscape Areas – 5,050 sq. ft. Decks – 9,710 sq. ft. Total – 14,760 sq. ft. Yes CT 16-09/RP 16-16 – 800 GRAND AVENUE March 15, 2017 Page 7 STANDARD REQUIRED/ALLOWED PROPOSED COMPLY Parking Two parking spaces per unit, one of which is required to be covered (33 units x 2 = 66 spaces). No guest parking spaces required for properties located outside of coastal zone. 68 total parking spaces located inside common parking garage. Parking also includes two accessible parking spaces. Three additional on-street, public parking spaces will be added by consolidating the two existing site access points to one. Yes C. Inclusionary Housing The city’s Housing Policy Team has reviewed the project and recommended that the developer purchase six (6) affordable housing credits in lieu of providing affordable units on-site. The six affordable housing credits are available for purchase from the Tavarua Affordable Housing Project. As required by CMC Chapter 21.85, the project has been accordingly-conditioned to require the approval of an Affordable Housing Agreement prior to recordation of the final map. D. 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 (33 condos proposed). The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. 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 COMPLIANCE City Administration 116.7 sq. ft. Yes Library 62.2 sq. ft. Yes Waste Water Treatment 33 EDU Yes Parks 0.23 acres Yes Drainage Basin A 4.13 CFS Yes Circulation 264 ADT Yes Fire Station 1 Yes Open Space N/A N/A Schools Carlsbad (E: 5.6, M: 2.6, H: 2.3 Yes Sewer Collection System 33 EDU/7,260 GPD Yes Water 8,250 GPD Yes CT 16-09/RP 16-16 – 800 GRAND AVENUE March 15, 2017 Page 8 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 33 units are proposed, a total of 33 dwelling units are proposed to be deducted from the City’s Excess Dwelling Unit Bank. Pursuant to the findings contained in Planning Commission Resolution No. 7232, the allocation from the EDUB can be supported. V. ENVIRONMENTAL REVIEW The project qualifies as a CEQA Guidelines Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption. The project is consistent with the Village Master Plan as well as the General Plan, the project site is within the City limits, is less than 5 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; and the site can be adequately served by all required utilities and public services. The project is exempt from further environmental documentation pursuant to Section 15332 of the State CEQA guidelines. A Notice of Exemption will be filed by the City Planner upon final project approval. The 33 unit condominium project is not subject to Climate Action Plan measures because the project is below the 70 unit multi-family housing screening threshold listed in the city’s Climate Action Plan (Section 5.3). ATTACHMENTS: 1. Planning Commission Resolution No. 7232 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A – BB” dated March 15, 2017 I- 5 GRAND AVLAGUNA DR J E F F E R S O N S T M A D I S O N S T HOME AVH A R D I N G S T H O P E A V A L L E Y CARLSBAD VILLAGE DRH O P E A V I-5 CVD SB OFF RAMPOAK AVJE F F E R S O N S T A L L E Y R O O S E V E L T S TARBUCKLE PLM A D I S O N S T A L L E Y I- 5 CT 16-09 / RP 16-16800 Grand Avenue SITE MAP SITE EL CAMINO R E A LLA COSTA AV A L G A R D C A R L S B A D B L '-' .. Cicyof Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www .carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note! Per:son·is defi.ned as ~<Any.· indlvidllal, firm,. co.:partnership, jqin\ventyre, ass9ciation, social olub;. fraternal org~nization, ·.corporalion, E;tState,. trust r~ceiver,. syndiQiate; in t!J !s. and any ()tllE;tf. county~ city and county, city.·mun~cipaUty,.district or other_pqliticalsubdivision or any otoer group ot comt?inationactinQ· as a. unit.11 Agent$·· may si9n :this document; however,.thEt legal name and entity of. th~ ·applicantand property owner must l;>e provided below. · ·· 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of All persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.} Person Corp/Part 800 Grand MMKLG, LLC Title Title See attached for further information. Address. __________ _ Address ___________________ ___ 2. OWNER (Not the owner's agent} P-t(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership {i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of an individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Edmund T. Shehab Title Trustee of the Edmund T. Shehab Trust of 1989 Address 800 Grand Avenue, Ste. C-16 Carlsbad, CA 92008 Corp/Part. __________ _ Title ______________ ~ ___ _ Address ____________ _ Page 1 of2 Revised 07/10 PROJECT NUMBER: 16015 02/01/17 MCKELLAR MCGOWAN CITY SUBMITTAL 800 GRAND AVENUE CARLSBAD VILLAGE CARLSBAD, CA DEV 16-54/CT 16-09/RP 16-16 PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 PROJECT INFO VICINITY MAP PROJECT INFORMATION DESCRIPTION DEMOLITION OF THREE EXITING STRUCTURES (CURRENTLY USED AS COMMERCIAL OFFICE BUILDINGS), AND CONSTRUCTION OF ONE NEW MULTI-FAMILY RESIDENTIAL BUILDING, 33 TO- TAL DWELLING UNITS CURRENT USE: COMMERCIAL OFFICE BUILDINGS PROPOSED USE: MULTI-FAMILY RESIDENTIAL EXISTING STRUCTURE TO REMAIN: NONE EXISTING STRUCTURES TO BE DEMOLISHED: THREE EXITING STRUCTURES, PREVIOUSLY USED AS COMMERCIAL OFFICE BUILDINGS. PROJECT ADDRESS 800 GRAND AVENUE CARLSBAD, CA 92008 EXISTING ZONING VRZ-2 LAND USE V CLASSIFICATION OF LOT RESIDENTIAL FIRE SPRINKLERS NFPA13 SYSTEM THROUGHOUT BUILDING FIRE ALARMS NFPA72 SYSTEM THROUGHOUT BUILDING PROPOSED ARCHITECTURE/ ARCHITECTURAL INFLUENCES DESCRIPTION THE ARCHITECTURE CAN BE DESCRIBED AS “CALIFORNIA COASTAL ARCHITECTURE.” THIS STYLE ORIGINATED IN THE EARLY 20TH CENTURY AS AMERICA EXPANDED WEST. EAST COAST ARCHITECTURAL TRADITIONS WERE MODIFIED TO INCORPORATE THE LOCAL MATERIALS AND TECHNIQUES, AND TO RESPOND TO THE MILD CLIMATE AND SUNSHINE OF SOUTHERN CALIFORNIA. A UNIQUE STYLE WAS CREATED AND BECAME CHARACTERISTIC OF COASTAL SETTINGS THROUGHOUT CALIFORNIA. THIS STYLE IS DEFINED BY WOOD SIDING AND DE- TAILING, MODERATELY SLOPED ROOFS WITH EAVE OVERHANGS, GENEROUS WINDOWS, AND A STRONG CONNECTION TO THE OUTDOORS. HISTORIC EXAMPLES OF THIS STYLE CAN BE FOUND IN CARLSBAD, AND IT IS A WELL-LOVED STYLE THAT HAS STOOD THE TEST OF TIME. PROJECT TEAM OWNER/ APPLICANT MCKELLAR MCGOWAN 888 PROSPECT ST, SUITE 330 SAN DIEGO, CA 92037 PH: 858-342-9725 ADMIN@MCKELLARMCGOWAN.COM CONTACT: CHRIS MCKELLAR ARCHITECT ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170 IRVINE, CA 92612 PH: 949-655-1550 CONTACT: CHRIS BARLOW CIVIL ENGINEER BHA, INC. 5115 AVENIDA ENCINAS, SUITE “L“ CARLSBAD, CA 92008-4387 PH: 760-931-8700 RBRADLEY@BHAINCSD.COM CONTACT: ROB BRADLEY LANDSCAPE ARCHITECT C.M. BROWN LANDSCAPE ARCHITECT PH: 858-633-3550 CHRIS@CMBROWNLA.COM CONTACT: CHRISTOPHER BROWN SITE TABULATIONS GROSS SITE AREA: 0.96 ACRES = 41,916 SQ. FT. DWELLING UNITS: 33 SITE DENSITY: 33 D.U. / 0.96 ACRES = 34.4 DU/ACRE TOTAL BUILDING COVERAGE: 31,810 SQ. FT. = 76% TOTAL BUILDING AREAS: GARAGE AREA 31,810 SQ. FT. LIVEABLE AREA 81,260 SQ. FT. DECK AREA 11,100 SQ. FT. TOTAL GROSS AREA 124,080 SQ FT. BUILDING TABULATIONS UNIT TYPES GROSS FLOOR AREA UNIT 1 2 BEDROOM, 2 BATH 1,605 SQ. FT. UNIT 2 2 BEDROOM, 2.5 BATH 1,655 SQ. FT. UNIT 3 2 BEDROOM, 2 BATH + OFFICE 1,800 SQ. FT. UNIT 4A 3 BEDROOM, 2.5 BATH 2,290 SQ. FT. UNIT 4B 3 BEDROOM, 2.5 BATH 2,305 SQ. FT. UNIT 5A 3 BEDROOM, 3.5 BATH 2,535 SQ. FT. UNIT 5B 3 BEDROOM, 3.5 BATH 2,585 SQ. FT. UNIT 6 3 BEDROOM, 3.5 BATH 2,785 SQ. FT. PARKING TABULATIONS AUTOMOBILE PARKING: PROVIDED: 66 STORAGE SPACE (CUBIC FEET) MINIMUM PER UNIT PROVIDED: 208 CU. FT. MINIMUM PER UNIT (LOCATED IN GARAGE) PRIVATE OUTDOOR SPACE TYPES UNIT QTY.SQ. FT. (PER UNIT) UNIT 1 6 375 SQ. FT. UNIT 2 6 310 SQ. FT. UNIT 3 6 300 SQ. FT UNIT 4A 2 315 SQ. FT. UNIT 4B 4 315 SQ. FT. UNIT 5A 2 235 SQ. FT. UNIT 5B 4 235 SQ. FT. UNIT 6 3 300 SQ. FT. TOTAL (SQ. FT.) 11,100 SQ. FT. UNIT TABULATIONS UNIT QUANTITY BLDG. QTY.UNIT 1 UNIT 2 UNIT 3 UNIT 4A UNIT 4B UNIT 5A UNIT 5B UNIT 6 BUILDING 1 1 (PER BLDG.) TOTAL 6 6 6 2 4 2 4 3 PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 SITE PLAN PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FIRST FLOOR PLAN PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 UNIT 4A 2,300 SQ FT UNIT 6 2,755 SQ FT UNIT 4A 2,300 SQ FT UNIT 5A 2,535 SQ FT UNIT 5A 2,535 SQ FT SECOND FLOOR PLAN UNIT 2 1,655 SQ FT UNIT 2 1,655 SQ FT UNIT 1 1,605 SQ FT UNIT 1 1,605 SQ FT UNIT 3 1,785 SQ FT UNIT 3 1,785 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 THIRD FLOOR PLAN UNIT 4B 2,315 SQ FT UNIT 4B 2,315 SQ FT UNIT 5B 2,585 SQ FT UNIT 5B 2,585 SQ FT UNIT 6 2,755 SQ FT UNIT 2 1,655 SQ FT UNIT 2 1,655 SQ FT UNIT 1 1,605 SQ FT UNIT 1 1,605 SQ FT UNIT 3 1,785 SQ FT UNIT 3 1,785 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FOURTH FLOOR PLAN UNIT 2 1,655 SQ FT UNIT 2 1,655 SQ FT UNIT 1 1,605 SQ FT UNIT 1 1,605 SQ FT UNIT 3 1,785 SQ FT UNIT 3 1,785 SQ FT UNIT 4B 2,315 SQ FT UNIT 4B 2,315 SQ FT UNIT 5B 2,585 SQ FT UNIT 5B 2,585 SQ FT UNIT 6 2,755 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 ROOF PLAN PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 EXTERIOR ELEVATIONS FRONT ELEVATION 2 4 3 6 5 7 8 9 1 5 6 7 8 2 3 1 1 COMPOSITE FLAT TILE 2 CORRUGATED METAL AWNING 3 WOOD BOARD AND BATTEN SIDING 4 WOOD BALCONY, POSTS AND RAILING 5 WOOD HORIZONTAL SIDING 6 WOOD PANELING 7 ALUMINUM FRENCH DOORS 8 SMOOTH FINISH STUCCO 1 9 FIBERGLASS GARAGE DOOR 1 STUCCO 1 - SW 7011 (NATURAL CHOICE) 2 STUCCO 2 - SW 7641 (COLONNADE GRAY) 3 WOOD TRIM 1 - SW 7551 (GREEK VILLA) 4 WOOD TRIM 2 - SW7020 (BLACK FOX) 5 BOARD AND BATTEN 1 - SW 7068 (GRIZZLE GRAY) 6 BOARD AND BATTEN 2 - SW 9163 (THIN LIZZIE) 7 METAL ROOF - CUSTOM-BILT (SILVER ULTRAMET) 8 ASPHALT ROOF - GAF GRENWOOD (DUSKY GRAY) MATERIALSCOLORS 4 8 PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 EXTERIOR ELEVATIONS REAR ELEVATION PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 EXTERIOR ELEVATIONS LEFT ELEVATION RIGHT ELEVATION PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 BUILDING SECTIONS SECTION C SECTION B SECTION A PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FLOOR PLAN UNIT 1 2 BEDROOM, 2 BATH 1,605 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FLOOR PLAN UNIT 2 2 BEDROOM, 2.5 BATH 1,655 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FLOOR PLAN UNIT 3 2 BEDROOM, 2 BATH + OFFICE 1,800 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FLOOR PLAN UNIT 4 3 BEDROOM, 2.5 BATH 2,290-2,305 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FLOOR PLAN UNIT 5 3 BEDROOM, 3.5 BATH 2,535-2,585 SQ FT PROJECT : 1601502/01/17 CARLSBAD, CA 800 GRAND AVENUEMCKELLAR MCGOWAN ROBERT HIDEY ARCHITECTS 3337 MICHELSON DRIVE, SUITE 170, IRVINE, CA 92612 TELEPHONE 949.655.1550 4301 HACIENDA DRIVE, SUITE 560, PLEASANTON, CA 94588 TELEPHONE 925.824.0440 © 2016 ROBERT HIDEY ARCHITECTS-ALL RIGHTS RESERVED DEV 16-54/CT 16-09/RP 16-16 FLOOR PLAN UNIT 6 3 BEDROOM, 3.5 BATH 2,785 SQ FT ENTIRE SITE TO BE CLEARED OF ALL EXI STING PLANT MATERIAL. STREET TREES TO REMAIN: 5 OLIVES (#1, #2, #3, #4, & #5) STREET TREES TO BE REMOVED: 2 PALMS *ALL OLIVE TREES TO BE PROTECTED DURING CONSTRUCTION PER THE WRITTEN INSTRUCTION OF A CERTIFIED ARBORIST XXX 2/6/17 800 GRAND AVENUE 9/30/17 2/6/17 CT 16-09, RP 16-16 GRAND AVE PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) RAISED STORMWATER PLANTER (SEE CIVIL PLANS)TREE WELL (TYP.) BOARD FORM CONCRETE PLANTER WALL (60.70 TW) VEHICULAR SIGHT LINES (TYP.) LINED BIORETENTION OR FLOW-THROUGH PLANTER WITH TYPE B SOILTREE WELL (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) DRAINLINE (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) PARKING SPACE (TYP.) PARKING SPACE (TYP.) DRAINLINE (TYP.)DRAINLINE (TYP.) DRAINLINE (TYP.) BOARD FORM CONCRETE PLANTER WALL (64.50 TW) BOARD FORM CONCRETE PLANTER WALL (60.25 TW) IRRIGATION WATER METER GAS METERS GAS METERS ELECTRICAL TRANSFORMER DRAINAGE PER CIVIL (TYP.) DRAINAGE PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) XXX 800 GRAND AVENUE 2/6/17 NOTES: TREES PLANTED IN CITY PLANTERS ALONG GRAND AVENUE TO BE MAINTAINED UNDER CITY MAINTENANCE AGREEMENT TREES PLANTED IN VEHICULAR SIGHT LINES WILL HAVE TREE CANOPIES PRUNED TO A HEIGHT OF 6' ABOVE PAVING SURFACE ALL LANDSCAPED AREAS WILL HAVE POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURES AND SHALL TERMINATE IN AN APPROVED DRAINAGE SYSTEM ALL TREES TO BE A MINIMUM OF 15 GALLON SIZE TREE PLANTING LEGENDTREE SYMBOLS EXISTING TREE PROPOSED TREE 9/30/17 2/6/17 CT 16-09, RP 16-16 GRAND AVE PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) RAISED STORMWATER PLANTER (SEE CIVIL PLANS)TREE WELL (TYP.) BOARD FORM CONCRETE PLANTER WALL (60.70 TW) VEHICULAR SIGHT LINES (TYP.) LINED BIORETENTION OR FLOW-THROUGH PLANTER WITH TYPE B SOILTREE WELL (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) DRAINLINE (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) PARKING SPACE (TYP.) PARKING SPACE (TYP.) DRAINLINE (TYP.)DRAINLINE (TYP.) DRAINLINE (TYP.) LAU NOB VIB TIN PHO PB LAU NOB PHO PB LAU NOB LAU NOB LAU NOBLAU NOB LAU NOB LAU NOBPHO PB PHO PB PHO PB VIB TIN LAU NOBVIB TIN LAU NOB LAU NOB VIB TIN LAU NOB LAU NOB LAU NOB VIB TIN PHO PB LAU NOB LAU NOB LAU NOB AGA AME CAR BB DIA REV MUH RIG LEY CON DIA REV MUH RIG AGA AME CAR BB CAR BB CAR BB LAN MON LAN MON LAN MON AGA AME RHA UMB CAR BB KNI UVA AGA BLU CAR BB DIA REV PHO PB PHO PB VIB TIN LAU NOB VIB TIN LAU NOB PHO PB LAU NOB LAU NOB LEY CON JUN PAT RHA UMB CAR BB KNI UVA AGA BLU CAR BB AGA AME DIA REV LAN MON CAR BB DIA REV AGA AME LEY CON MUH RIG CAR BB JUN PAT LEY CON LAN MON CAR BB MUH RIG DIA REV LAN MON CAR BB LAU NOB LAU NOB AGA AME BOARD FORM CONCRETE PLANTER WALL (64.50 TW) BOARD FORM CONCRETE PLANTER WALL (60.25 TW) IRRIGATION WATER METER GAS METERS GAS METERS ELECTRICAL TRANSFORMER DRAINAGE PER CIVIL (TYP.) DRAINAGE PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) XXX 2/6/17 SHRUB PLANTING LEGENDS 800 GRAND AVENUE TREE SYMBOLS EXISTING TREE PROPOSED TREE RELOCATED TREE LAN MON LANTANA MONTEVIDENSIS TRAILING LANTANA 5 GALLON 36" O.C.18"60"LOW VIB TIN VIBURNUM TINUS 'SPRING BOUQUET'SPRING BOUQUET LAURUSTINUS 48" O.C. RHA UMB RHAPHIOLEPIS UMBELLATA 'MINOR'DWARF YEDDA HAWTHORN 24" O.C. LAU NOB 30" O.C. 18" O.C. AGA BLU AGAVE SHAWII X ATTENUATA 'BLUE FLAME'15 GALLON 24" O.C. CAR BB GREEN CARPET NATAL PLUM 18" O.C. AGA AME 48" O.C. DIA REV DIANELLA REVOLUTA 'LITTLE REV'36" O.C. CONTAINER/ ROOTBALL SIZE* ON-CENTER SPACINGCOMMON NAME HEIGHT WIDTH 60"60" 30"30" 15"24" 48"48" 24"24" natural height 36" 36"36" 60"60" WUCOLS LOW LOW LOW LOW LOW PHO PB PHORMIUM 'PLATT'S BLACK'PLATT'S BLACK NEW ZEALAND FLAX 4'-0" O.C.48"48" MODERATE 9/30/17 2/6/17 CT 16-09, RP 16-16 GRAND AVE NOTES: ALL LANDSCAPED AREAS WILL HAVE POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURES AND SHALL TERMINATE IN AN APPROVED DRAINAGE SYSTEM. *PLANTING PLAN MEETS REQUIREMENT OF A MINIMUM OF 50% OF PLANTS, EXCEPT IN BIORETENTION BASINS, TO BE 5 GALLON OR LARGER LOW LOW LEY CON CALIFORNIA GRAY RUSH 1 GALLON 12" O.C. 48" O.C. 18"18" 30"36" 48"48" LOW LOW LOW PLANTING AREA LEGEND GROUNDCOVER LEGEND STORMWATER PLANTING LEGEND MODERATE PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) RAISED STORMWATER PLANTER (SEE CIVIL PLANS)TREE WELL (TYP.) BOARD FORM CONCRETE PLANTER WALL (60.70 TW) VEHICULAR SIGHT LINES (TYP.) LINED BIORETENTION OR FLOW-THROUGH PLANTER WITH TYPE B SOILTREE WELL (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) DRAINLINE (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) PARKING SPACE (TYP.) PARKING SPACE (TYP.) DRAINLINE (TYP.)DRAINLINE (TYP.) DRAINLINE (TYP.) BOARD FORM CONCRETE PLANTER WALL (64.50 TW) BOARD FORM CONCRETE PLANTER WALL (60.25 TW) IRRIGATION WATER METER GAS METERS GAS METERS ELECTRICAL TRANSFORMER DRAINAGE PER CIVIL (TYP.) DRAINAGE PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) XXX 2/6/17 * ALL SITE IRRIGATION WILL UTILIZE POTABLE WATER BUT THE SYSTEM WILL BE DESIGNED FOR FUTURE RECYCLED WATER MAWA AND ETWU CALCULATIONS MAWA: 101,468 Gallons ETWU: 77,991 Gallons SEE WELO WORKSHEET FOR CALCULATIONS XERISCAPE PRINCIPLES 1. PLANT PALLETTE CONSISTS OF ALL LOW AND MODERATE WATER USE PLANTS AS DETERMINED BY WUCOLS IV 2. ON-GRADE AND SUBSURFACE DRIP IRRIGATION SYSTEMS WILL BE UTILIZED AT PLANTERS WHERE APPROPRIATE 3. SOIL AMENDMENTS WILL BE ADDED AS PLANTING BEDS ARE PREPARED TO IMPROVE WATER ABSORPTION 4. STREET TREES ARE PLANTED THROUGHOUT THE PROPERTY TO PROVIDE SHADE AND REDUCE EVAPORATION 5. IRRIGATION TIMES WILL BE IN THE EVENING AND EARLY MORNING, SMART CONTROLLERS WILL BE USED TO ADJUST WATERING TIMES TO SEASONAL NEEDS 6. RAIN SENSOR DEVICES WILL BE INSTALLED TO AUTOMATICALLY SHUT OFF IRRIGATION DURING RAIN EVENTS 7. ORGANIC MULCH WILL BE UTILIZED IN PARKWAYS ALONG STREET TO MINIMIZE EROSION, PROVIDE WEED CONTROL, AND ADD NUTRIENTS TO SOIL 8. HOA MAINTENANCE TO KEEP SITE CLEAN AND FREE OF DEAD PLANT MATERIAL, REPLACE MULCH WHEN NECESSARY, ADJUST IRRIGATION SYSTEMS, FERTILIZE WITH ORGANIC FERTILIZERS, AND PRUNE PLANT MATERIAL AS NEEDED 9. STORMWATER PLANTERS WILL BE UTILIZED TO PASSIVELY REMOVE POLLUTANTS FROM SITE RUN-OFF 10. IRRIGATION SYSTEMS WILL BE DESIGNED FOR THE FUTURE USE OF RECYCLED WATER 11. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-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 800 GRAND AVENUE LEGEND STORMWATER PLANTERS - 1,079 SF LOW WATER PLANTING AREA - 4,939 SF MODERATE WATER PLANTING AREA - 1,421 SF 9/30/17 2/6/17 CT 16-09, RP 16-16 GRAND AVE PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) RAISED STORMWATER PLANTER (SEE CIVIL PLANS)TREE WELL (TYP.) BOARD FORM CONCRETE PLANTER WALL (60.70 TW) VEHICULAR SIGHT LINES (TYP.) LINED BIORETENTION OR FLOW-THROUGH PLANTER WITH TYPE B SOILTREE WELL (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) DRAINLINE (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) PARKING SPACE (TYP.) PARKING SPACE (TYP.) DRAINLINE (TYP.)DRAINLINE (TYP.) DRAINLINE (TYP.) BOARD FORM CONCRETE PLANTER WALL (64.50 TW) BOARD FORM CONCRETE PLANTER WALL (60.25 TW) IRRIGATION WATER METER GAS METERS GAS METERS ELECTRICAL TRANSFORMER DRAINAGE PER CIVIL (TYP.) DRAINAGE PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) XXX 2/6/17 LEGEND RIGHT-OF-WAY HOMEOWNER'S ASSOCIATION MAINTENANCE - 2,611 SF HOMEOWNER'S ASSOCIATION MAINTENANCE - 4,783 SF 800 GRAND AVENUE 9/30/17 CT 16-09, RP 16-16 GRAND AVE 2/6/17 PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) PROPERTY LINE (TYP.) INTEGRAL COLOR CONCRETE (TYP.) 6' HIGH CMU BLOCK WALL WITH BURNISHED FINISH AND COORDINATING WALL CAP (TYP.) TUBULAR STEEL GATE WITH KEYED ACCESS BUILDING SETBACK (TYP.) RAISED STORMWATER PLANTER (SEE CIVIL PLANS)TREE WELL (TYP.) BOARD FORM CONCRETE PLANTER WALL (60.70 TW) VEHICULAR SIGHT LINES (TYP.) LINED BIORETENTION OR FLOW-THROUGH PLANTER WITH TYPE B SOILTREE WELL (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) DRAINLINE (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) STREETSCAPE CONCRETE PATH AND CURB PER CIVIL ENGINEER'S PLANS (TYP.) GAS LINE (TYP.) SEWER LINE (TYP.) WATER LINE (TYP.) EXISTING STREETLIGHT (TYP.) PARKING SPACE (TYP.) PARKING SPACE (TYP.) DRAINLINE (TYP.)DRAINLINE (TYP.) DRAINLINE (TYP.) BOARD FORM CONCRETE PLANTER WALL (64.50 TW) BOARD FORM CONCRETE PLANTER WALL (60.25 TW) IRRIGATION WATER METER GAS METERS GAS METERS ELECTRICAL TRANSFORMER DRAINAGE PER CIVIL (TYP.) DRAINAGE PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) STORM DRAIN PER CIVIL (TYP.) XXX 2/6/17 800 GRAND AVENUE 9/30/17 2/6/17 CT 16-09, RP 16-16 GRAND AVE LEGEND RIGHT-OF-WAY NON-POTABLE WATER IRRIGATION SYSTEM - 2,611 SF HOMEOWNER'S ASSOCIATION NON-POTABLE WATER IRRIGATION SYSTEM - 4,763 SF NOTES: ALL COMMON AREA (HOA MAINTAINED) LANDSCAPE WILL BE DESIGNED FOR FUTURE NON-POTABLE IRRIGATION SUPPLY. VICINITY MAP CONTIGUOUS OWNERSHIP