Loading...
HomeMy WebLinkAboutCT 2017-0008; HARDING & PALM TOWNHOUSE; Planning CommissionHarding & Palm Townhouse Project Vl•CINI TY CITY OF OCEANSIDE HIGHWAY '15 PACFIC OCEAN MAP CIIY OF' ENaNITAS CITY OF VISTA LOCATION . "'"' MAP sudTo...mr-State..- hrm lMU11!nct A9Cf)I 0 OTBVllruD Senior Apartme-nts VICINITY MAP CONSUL TANT INFORMATION PLANNING & ARCHITECTURAL Karnak Planning & Design Architecture/Planning PO Box 810 Carlsbad, Ca 92018-0810 Contact: Robert Richardson 760-434-8400 cell 760-828-0653 karnakdesign@gmail.com Civil Engineering Spear& Associates , Inc. Civil Engineering 475 Production Street San Marcos, Ca 92078 Contact: Josh Zeigler 760-736-2040 fax 760-736-4866 Josh@spearinc.net Landscape Architecture Darcy Brandon Landscape Architect #3570 7980 Paseo Aliso Carlsbad , Ca 92009 760-803-1920 Darcy@bellaterrasandiego.com Soils Engineering Geosil s Inc 5741 PalmerWay Carlsbad, Ca 92010 Contact: Ryan Boehmer 760-438-3155 rboehmer@geosoilsinc.com GOVERNING DESIGN COPES 2016 California Building Code 2016 California Fire code 2016 California Plumbing Code 2016 California Mechanical Code 2016 California Residential Code 2016 California Electrical Code 2016 California Energy Code 2016 California Existing Building Code 2016 California Green Building Standards Code Acoustical Engineering LSA Associates Inc. 20 Executive Park Suite 2000 Irvine, Ca 92614 Contact: JT Stevens Senior Noise Specialist 949-400-6324 jt.stephens@lsa.net u 3535 Harding Steet, Carlsbad, Ca 92008 PROJECT INFQRMATIQN Owner/Applicant: Owner: Harding Palm LLC Veck Building Group P.O. Box 4492 -. Carlsbad, Ca 92018 Contact Elizabeth Temple 619-204-4903 elizabethktemple@gmail.com Applicant/Owners Agent: Karnak Planning & Design 385 Christiansen Way Carlsbad, Ca 92008 Contact: Robert Richardson (760 )828-0653 Karnakdesign@gmail .com Project Address :3535 Harding Street Carlsbad, Ca 92008 Project Description: 6 Attached Town Homes in 3 buildings Ranging 2100 to 2900 sq.ft. Roof decks & a few roof game rooms Sewer & Water City of Carlsbad School District: Carlsbad Unified School District Occupancy: R Fire Sprinklers: Yes NFPA 13D Type Construction : V Processing App lications: Preli minary Design Review Planned Development Perm it Tentative Tract Map APN: 204-210-03-00 Legal Description: Zoning: Village/Barrio (VB), Barrio Center (BC) Coasta l Zone: No Project Data: Total Lot size Density VB,BC Proposed Density per acre Proposed townhouse Units: Parking Required Parking Residential Units Condo per unit Guest 0.3 per unit Total Reg'd Water Demands Fire Flow (GPM) Sewer Generation Condominiums Total EDU Drainage Discharge Lot Coverage: 19124. sq.ft. 8 to 15 13.6 6 Units EDU 6 6 0 0.44Acres (approximate) units per acre Proposed Required 9.0 GPO GPM CFS Proposed ARCHITECTURAL C1 .0 Cover Sheet & Data C1 .1 Site Photos & APN map A 1.0 Overall Site Plan & Data A2.0 Overall 1st & 2nd Floor Plans A3.0 Overall Roof Plans A4.0 Enlarged Floor Plans 1 & 2 A5.0 Enlarged Floor Plans 3 & 4 A6 .0 Enlarged Floor Plans 5 & 6 A7 .0 Building Sections A8.0 Exterior Elevations Civi l Engineering C-1 Tentative Parcel Map C-2 Conceptual Grading Plan Landscape Architecture LC-1 Landscape Concept Plan LC-2 Water Conservation Plan Maximum percentage 70% Building-garages 52% 13,387 9,981 sq.ft. sq.ft. Proposed Main Floor Setbacks: Front Side Rear Building Height Maximum Proposed Units Data Grading: Plan 1 Plan 2 Plan 3 Plan4 Plan 5 Plan 6 Cut Fill Remedial North West East (St. side) South 35'allowed 0% Minimums 15' 5' 15' 10' Proposed 15' Harding Street 5' Neighbor Property 15' Palm Avenue 1 O'. Neighbor Property 25' to 35'Depending on lots & Enclosed Roof Game Rooms 1st Floor 2nd Floor Third Floor Total sq.ft. 868 11 57 592 2617 770 1192 415 2377 742 1173 539 2454 796 1207 538 2541 901 1278 581 2760 760 1117 612 2489 Total sq . ft. 15,238 400 400 1,300 cu.yd. cu.yd . cu.yd. CITY OF CARLSBAD PLA~?MM:~ Case Name: I/th / ~i- Exhibil No.: "A<-~p • Date: '1 · f · 11 CT 2017-0008 SOP 2019-0006 (DEV 2017-0064) Planning & Architecture .:,~c. .,ill·-,-.,,., .. -..... ---= -~-~ Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P.O. Box 4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Cover & Data Sheet SHEET NO.: C1.0 COPYRIGHT 2019 Print Date: 8/20/2019 Aerial View -I ooking 50 11 th A --. N I ~ I\J Aerial View -I ooking North B ,@ 3526 -" ~ : c,,,bbod, Collf~ 0 ~ SUttt 'I,,,.,, Api 1014 \ ---- Aerial View -1 ooking West C / / • I / Aerial View -I ooking East D I~ I \ I I I I I ·. ~ t I • - -~ ~ ~ 6v ~ .J ~ - 7 ... ;it ~ 2 _J : ~ , • • A/:Zll,•j9 /ti/. 18 S,.8+ 3/.41. ~ ll•ZO SC -• q -~ ~ • q raY-•S ~ ' • " '1 • 2 • :. ·' " • ~ 11 G) "? ,'1.7 9 ~ORS ~ . ~ .. 21 ~ r~ :, 11''1.65 • 3"' ~ < 10,.1, : • • "' "' "" 7 ;@ :J7.50 1• :.oNOM AVOCADO LANE OOC:82 -~960 2"' EACH SUS 10 @ INCLI.JDE'.S AN UNJ , 1NT IN COMMON ARU. · '7 APN Parcel Map - @ SHT I ., JEFTERSON "'ST. ·-- ♦ CT 2017-0008 SOP 2019-0006 (DEV 2017-0064) Planning & Architecture :.~t. ::.,ill--..:. -, .. .:, -= ---~-~ Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Bui lding Group P.O. Box 4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CH ECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Site Photos & Constraints SHEET NO.: C1.1 COPYRIGHT 2019 Print Date: 8/20/2019 PROJECT INFQRMAJ 1QN Owner/Appl jcant: Owner: Harding Palm LLC Veck Building Group P.O. Box 4492 Carlsbad, Ca 92018 Contact: Elizabeth Temple 619-204-4903 elizabethktemple@gmail.com Applicant/Owners Agent: Karnak Planning & Design 381 Christiansen Way Carlsbad, Ca 92008 Contact: Robert Richardson (760)828-0653 Karnakdesign@gmail.com Project Address:3535 Harding Street Carlsbad, Ca 92008 Project Description: 6 Attached Town Homes in 3 buildings Ranging 2100 to 2900 sq.fl. Roof decks & a few roof game rooms Sewer & Water City of Carlsbad School District: Carlsbad Unified School District Occupancy: R Fire Sprinklers: Yes Type Construction: V Processing Applications: Preliminary Design Review Planned Development Permit Tentative Tract Map APN: 204-210-03-00 Legal Description: Zoning: Village Barrio (VB), Barrio Center (BC) Coastal Zone: No ~ Upper Deck over setback line -------1 I I I I I I I I I I I I I I I I I I I I I I I I I I j Project Pata; Total Lot size 19124. sq.fl. Village Barrion (VB), Barrio Center (BC) Proposed Density/acre 13.6 Proposed townhouse Units: 6 0.44Acres (approximate) Proposed PAL AVENUE "'O CC !.... :::, :::, 0 ~~~"ti-4: /-r-t-- 9' • I -'-B N -I -l,.. ! -'-= 3'-6" Garage 16' I -------------- I -'- .i::,.. B I .i::,.. = Cl Bt ' 1--; I 1--15'-1'Gr ~--. r--: -- N Gc:1rage 2 17'-8" ->. =---------7 I 16' \ " I K +---~~10·~------~~----'-------·---. _--_---_----:-_-". +-----1~ 5' Side Yard Setback 5' ----·-·------------ 19' N .i::,.. - 35' . ' 1 0' - I I ->. t 00 -I N c.o = (}1 I -'-= Parking Required Parking Residential Units Units Condo per unit Guest 0.3 per unit Total Reg'd Water Demands Fire Flow (GPM) Sewer Generation EDU Condominiums 6 Total EDU 6 Drainage Discharge 0 Lot Coverage: Maximum percent 70% Building-garages 52% Proposed Main Floor Setbacks: Front North Required 9.0 GPD GPM CFS 13,387 9,981 0% Minimums 15' Proposed sq.fl. sq.fl. Proposed 15' Harding Street Side West 5' 5' Neighbor Property East (St. side) 15' 15' Palm Avenue Rear South 10' 1 O' Neighbor Property Building Height Maximum Proposed Units Data /Gr Plan 1 Plan 2 Plan 3 Plan 4 Plan 5 Plan 6 Cut Fill Remedial I ->. ' ~ 'cl / ->. N I "'1B Cl 35'allowed 25' to 35'Depending on lots & Enclosed Roof Game Rooms 1st Floor 2nd Floor Third Floor Total sq.fl. 868 1157 592 2617 770 1192 415 2377 742 1173 539 2454 796 1207 538 2541 901 1278 581 2760 760 1117 612 2489 Total sq.fl. 15,238 400 400 1,300 Bt I I ) t t Gr @ + ' '; ' cu.yd. cu.yd. cu.yd. I t Gr N w ® N w I I --.J w I = 14'-4" B Cl p I 14'~ K I ( a: )> ' ' ' ;o ' 0 • ' z I • I ' G) ->. ' --.J I I I N --.J (}1 - c-t--t---r--tt--t--Up er Deck over setback line ' = 15' I I -->. I --l 0 I V ' K Bt K p B .i::,.. 1-,1-E:..__---~1-' - 20'-11" 42' Garage ,---------------, I I : 16' I Garage _,,. 3' I -- 1 c.o 1 ______ 16' - I I -------.------- 35'-1" 20' : 1-E----------'~: :Bt 6'-11" I I N 42' HE------t O _:..;:;::--------"''e#-tr Garage ,---------- 16' I Ci) --~ I I I ,-----L-, ~------,J;c-, -'3""1 : ..J __ _ Garage r---------------~ I I : 16' : I I -----l, m --1 UIL!!Lll!"=±=d..__--J-. ___ L:-_--,-----J_ _ _ . _. _ ·1---Fa='-¾/ilf-A~P-----r- (}1 I --.J 35'-1" ------·-··· 16'-2" V • . ) V ? / II Overall Site Piao +~I I \ II 1 "= 1 o' CT 2017-0008 SDP 2019-0006 (DEV 2017-0064) Planning & Architecture .:;~t,. .,ill--..... --..J .--= -~-'" Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P.O. Box 4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGR Ill CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Overall Site Plan SHEET NO.: A-1.0 COPYRIGHT 2019 Print Date: 8/20/2019 I I I I I I I I I 1 O' --- I ~ 0 -- I ' ' ' II - Bedroom ""'"~ 40'CU . - ,t ('\ I II """" I ""'" I -·· Closet Bedroom V -U "" "" ;~ "l >-1157 s ,, , , '~ Bt c 10,II 0 ,, ~ .,,.:;-;/ ~ :/ .c --L} [;;J ! 0 n ro [I [JJ l: f-~ I\ Bt I a, B ~ CJ( rJ> -· "' - (2.:J -"""" i Bedroom 1 O' 'I 11 '''",., -" "'"" "-/A---_J ~ rl Bedroom i-~-~ ...... .,J::,,. =+=~ Bedroom -r-,--1 I r-..!.-7 .,J::,,. a-+--, ~---~ -f---DN--f -L ___ _J I /,~~ I "".,J::,,. C_, 1192sqJt -'" ~ • DBtiU irD 1 ' ( ' ' 1 ~ I---' M 1 [;;J 10 I ~il I 0 1· ->,, &I\Bt , .. I ,, \;& '" - Bedroom i Bedroom ~----cl1 ' I ' """' "'"" 1 O' 1-15'-11" ' □' - I< p ' - ~ c -, ' _, .,J::,,. B f-----r---r I r----r .,J::,,. !----1- 1----1"" -!----~ - ~ - I - I - 1 O' . --- N 01 -- I I ''"''" ''"" I I """' ,_ "'" /j' ,-- Bedroom Bedroom Bedroom Bedroom /1 ,-.ON-·- ~ '"' ~ J 1173 sq.ft f--ON-~ _, ' ,, .. , + -H.c ;' = I ?, -:e(l 7,-~ ~ 1207 sq.ft JP IQ 1~11·"-la I ~--:,............, LJ ~I [lo C7 11 Bt . ' ~ ~ 11 Do ~I Bt I I ' al V ~~1( --p t~ GJO I JhBt "°" I,. ;> "" ' +,, ' ' Bedroom ,, ,,' Bedroom Bedroom , l ""'" I -- Overall 2nd Floor Piao 1 /8=1 '-0" ~H ~ or. ,f .,,B\ "+, ft I -,,,,. Bedroom •~,;,., .,._,,, ' ~ 15'-1" 1 O' 14'-6" 1-E'------~'~ --I 9'-6" ---. -- -~ " V ' I ' ...... ~ 1----up- ' f, ~ ~'=1'1-- I co - (.,.) N f-UP---B I I Gr I N ~B I ~ -(: -. I Gr @ __J ~ JC 1\, --,__I+--~)=: / ' ' '~--___J - K >- I: ' Cl ( fntg Bt .;-" I I ( 1Fr11t_~_,,J011 I "" J II I /. I I ~~:=:::J 20'-11" \___ - ~--------! ' ' ' ' ' ' - ' _ 1 O' _ . ' N N -I --..J -- I 3'-6" GGfilpge 3' 8'-6" 7' 42' 20'-8" X 20'-6" ,--------------------, ,----- ' I I I I I l 16' :3•: r -----· ---1 JL ' --------------' 16' , I I -4 - i ' I I L----------------------------' ~ - Garage r--------------------1 I I I I Garage r---------------------~ : co 3' 8'-6" - 1 16' : I< >I : 16' --~ ------ I I I I L_ _ ____________ _j -'-----J_/ + Overall 1st Floor Plan 1/8=1'-0" -; --'"'" ·-· ·-·-- ,1 ---= ~ Bedroom I= I I Bedroom 1117sq.ft ~ I I Bedroom n -t--DN- ,· b.-.1278 sq.ft f-ON-+ f-f-e< r ? -~ # - "" I " ;, ' JP ll ~· - ~ I =-) L)~ ·~ -Bedroom -~--' ~t'--I, !\ . , d - t? .. Jr Bedroom II!> J ~ 'V~ K Bt re ' ~ !\ ~ --<r ~# ~j -· ,() - Bedroom a . / Bedroom Bedroom """" ... = -''"'-" -----I ' -----I 17'-9" 16'-3" , 1 O' . -- Gr ' ' ! ~ I I i=- ' c:::; ~ ' I + ~ i -I I i ' ' I j i 1 a < i--UP- Gr 6~ ~ B 6'-11" ~ 42' HE:--------i --- Bt Garage I 0) Garage i ------7 ' ' : 16' 1 ---- I I 1 fi I I+ ~ ~I N i ~1 01 -I (.,0 I -\ - 15' - t - I i I L ____________ J I L_-+-+----------t-'------ 16'-2" CT 2017-0008 SDP 2019-0006 (DEV 2017-0064) Planning & Architecture :,,~~ H'ill'~ --.r• --._i. ---= -"'=~ Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmaiLcom Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P_Q, Box 4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Qverall Floor Plan $et SHEET NO.: A-2 COPYRIGHT 201 g Print Date: 8/20/2019 ----------------I I f-Dlt--1c----a 1116; 12 I\ \\I ~ / /~,/ I ------~\ //:;;;/ __________ !r i ~----------///;'-'U,~".1 \/ / I I / / ' ~L_ 4: 12 / \ 11 =.J" 11 I l;cZ,;::=:E"~,==J II II '-, ~ I I I ' / I / / < / '."" cccccccccccY~ ' ' !'',-==~ 4: 12 '--------------- I I I I I I I : I I I I I I I I I I I I I I I I • I I " I I I 11 / / / / Carlsbad Police Q9partment Crime Prevention "" "" j . • - / / / / / / I I 13-718.12 I Plan Review Recommendations C!rlsbad Police Dep;;;rtrner:~s Crime Provt:ntio:-i Unit has provided the foHowine, optirnel s,ewrity recornmendatfons. Th* purpose dth:.S document is to safeguard prcpertv and pul::Ec welfure by regu!attn;i: :md r-eviewine the desigr, consuuc:ion, quality of m.itcrials, us,e and occup2n-C'j•, loC'<!-tion, and maintenance o-f all bwtdings and .structures.. The stand;ird~ used 1n this document rr:prcsent model international standards. Crime Prevention thtOugh Environmenta[ Design The ?roper Oes.igr. end effective use o7the built envrror.ment can !ead to a reduction in the fe~r ;rnd inctdence of crlme ,md an impn.'lvf'ment i11 the quality of life. ThE: proper de5ign Influences: this b·r positively affecting human behavio,. The de.sign inc!uc'es the phy.sieol envircnment, the plcnned behavior ct;:ieo;:i!e, the productive use of space and an .-ffectlv? cdrnt'!/!oss prevention progr<>m. Natural Surveillance • Plbcc Jr.Ci design physical fe.ature:s to rm:iximb.• visibilitv. This wili inc!ud£. buikling oric-nt~ti.on, >vindows, entrances, wa!kways, landsca;:ie ;:;ees and shrubs, fences and any other physical ubstn.ir.tion. Design the placei::'lent of persons, common ,:1.re;i~orac:ivities to maximize sur-/eillancc, possibilities. + Design !ifhting that provides for 0ppmpriate nighttime illuminati-on of walkways, entranceS-and driveways. • Fiace ccmmttn!ty rooms. mail bo~es. and other recreatl-on areas in locations 'Nith natural survcPlan-ce. Design are.is to enhance si.uveill,mce to indude butldin_g orient,itlcn, buEdlng design. fencing, landsc2pingznd Ughting. Natura! A~ess Control • Use waik-. ... .ay-s, pa11er'nent, lighting and landscaping to c!eariy guide t;:uests tc and from selected em:rances. • Use real CTf symbolir. Ll,:1triefs like fences er (c:inCscaping to prevent and or dis-courage acryss to or from dark and. o: unmonitored areas. Ponce Department Community Re:lcations 2560 Orion \.',.'ay i Ca:isb11d. CA '9?008 : 750-931-2105 t ww,N.car:sb;;<lc;;.gov/poltct:: ! WW!!'-.'.t~::e_bpp_k.com/carlsbadooik:edepartment; @c;:1rbb;it:µo:;~e / // / • C / / // // " / / I / / / 4:12 / / ~.,{ • / / BELQ 4: 12 / / .. / / " -I<> ·I / / / / I -i / ,, / / / ,, ,, / / ' I I I I -1 ' I i I _) / / ' '~ / / # # 4: 12 ~1 I /.I', ,, ' / ' ,,. / ' Kc~ / '-4:12 I~ L ' ' ~ "" • ' ~ ',I a,_ ' ~ ' ' ' Overall Roof Plan 1 /8=1 '-0" Provisions for terrrt-orial reinforcement 1.J.se ;::aver,1,:.n; trea1rni:-u1 s. lar1c's:::;;p.ing and fences to defr1e ;.rid outline nwnE;'rship or pr:.ipe:l!'· Shov,' crean transformation b-etween public and pr~,.a:e space. lighting • !11,1minate all ,,eflinriar drive s-1.di1ces and parking are:,is 'Nith;, m!n;;nu-m mainl.3ine-d 1 fco-:..-candiE" of light sir gr-cunC level durin:;; the t.ou~s of Cark:iess. ltlmnin;ite ,;l! exterior cocr1mon are<O pedes;:rian ~•.<e1lkw~vs with ,:, ~)i:1irr1um mein'.f.ine<l 0.25 foo1.- c:andle of !lg:ht at nro,md level durin§ the hours :.if darkness, Hlwnlnate dusr-er m.ailhoxes and :rash endos:.ires !oc.a!E'd 0:1 ths:e eic<1rior wCt.h a 1ninimu~, m.air:tained 1 foot-ca:1d!,e of light, me-a~ured withi:1 a t:~:e•fcot radi..is at gro:.mG ieve[, dutir..5 c!-:e hours of dar;.,;riess, • Illuminate recessed-:re;,s ofbu;ld!ng: or fences, which have :a mimmu:'!1 depthoftv:o feet, a minlmwm height cf fi~•c: foet, and do not exce:c:d 6 foar in width oind au: 'Ci'lpab:c of human concealment with;; n;inim:.m"i maintained C.25 for.,:-::andles .of light at ground lf've! during th~ hot;rs ofd,;rkne5S. This rf'-quir .. m,mt ,ip;:i:if:'5 to defo1eC recf'!ss;,,d Me-as thil! are within£ feet o:" Uie rcdg(' oi desl_e;n<!teci walki,11; e>-tJrr11c<:' with ,m unobslru::ter.i r.it:1w;;,y 1.0 il, no1. hinderi:d by ·.1-.-c:1:ls o: hedgerow l;ir.dso.pir.g ii .nin-irnum oftwo fet'I tn height. • Residences should hav,:,, lights at garag~, en~rances 1md at all doors. • Protect accessible luminaries \'.ith vandal re~htant [lt;ht fixtures when tney are net less than three feet In height fro:n the v,alking su:-face when used to Wuminatewalkway.s and .a minimum of7S inch'..s in height ;,bovc the: drivir,g o-urt'.tcc when iliumln.iting su:f.:ccs ;;ssociatcd witn vehicles. Ught fixtures shaU be d;:emed accessible if mounted wl:hin 15 fee: v~n:icaliv or 6 fet!t ho,lzcm:a!ly from any i:ICCessiblc s.wface or ariy adjoining rooi, bakony, Jandin;t,. st<1ir ,r~,d pl.i(form or -,irnif-~r structure, LandSGlping • Plan a landscaping des1an !hat e-r,hanced su:vei!lan::e and se-curity. Tree canopies sl10ulC be no :ower than six (5) feet and should not allow ac.ces:s to roofs er b;,k:cnies. • Ensure la:1dsc2pi'lg p!an doe~ not Ceter from \igh:ing and addressing. Plam: cnl~ low profile shrub:; rhat c;;,i be mainrained below two (2} fee;. • Use security plants w:iere r,ecessary to prevent cr.;.crir;g ;;nd ~;i;:-ip;;;rlng. • lr:stall wails and fences t11at 2re sc>e•through and enhance surveiliance. ir,stc1:1 gate-;, th;it al!ow snvefllcnte. • Keep cntranccways clc;ir of ,;:!utter. Addressing Locate rwmeta!s when, they are c:early visible :'rom th.: fro11t street. Contrast the-numeral'~ color co the backgrour:d o~ 1,v'.'lich it is afi1xed. • Numerals shall be no 11;:55 than four {4) inches in heiBht and iJ;uminatecl during the hours of darkness. Doors 2 \ r ~1 3 -- 4 41116: 12 lf ' 4 " Roof Piao Index • • • • Do not use of gk.:ss •;titrlin 42 i:'lches of a locking devk-e. l11~lllli wooden dao;s of solid core constructic;, w:th :z minimum th1ckn£Ss of one and tbree•iourths {1-3/4) inches. Tnis includes the ga,agtc'. pedt>Strian doo1 ro the oi;tside and the door from the garage into foe residence. Equtp.all doors with a single cyHnderdeeid-bo!t lock using a 5-pln tumble:. Connect the riearibolt to rhe frmer portion of the-lock bl-' connecting screws. Ensure the Jock has a one-Inch throw that can wimstand a cutting tool a cm ck. Choose a dc:adbolt that embeds at least three-fcufths Qf an inch imc the strike plate:. Protect common er.trance-with man~ged access . Strlke Plates • Rcinfo1ce all deadbolt :strike plate>-. ChM~e strik~ plate" rnnstrcJC:ed of a mir;im1.1m 16 U.S. gauge ste.:!i, brome. o~ b!<lss anci secure itto the ji!mb by a minimum oft1,10 screws, which shouk! penetrste at least two {2) iriche;. into the solid backing beyond :he surtace ro which the slrike is attached. Viewer • Arr.:ngc entrance doots sc th~r the occupant ha;: a v;ew of thf:' ;;ir<!a immediatelv outside-the door without op.e-n.ingth_c door. Exc£:pt doors: requfring a (ire prota:tior. rating that p;ohlbits. them, such a view me1y be provide(] by a door vi1~wer havine a field ofviei.•;of not !essthan 190 degrees, Mounting height shuuJd not exceed fifty-fc:;r (54) inches from the floor. Windoi..., ~nd sliding glass doors • A!I eX--..e_rior sliding gii:!SS doors and windo•.\/$ should be equipped with !oddng devices which wi!i k:ee-p the sliding panel of the Coor or wi11dowfrom being -clpfmP.d from 1he-outside huriz.ontaliy or vertfca!!y lifted. • Upon occup.:mcy by the owner, each sir:gle unlt ln a tratl con$lrv:::ted under the same eenera! plan, :shauid h;-ive locks usir:g comhl:iations lhat are interchanee free from locks used in all o::her separare dwellings, Mail Boxes • l.ocat,:; maHboxeas in highly vislb!c .irc2s adjacent to common ere~:;.. This information is a r1ecpresem:ation of info~r:iation gatheted on;; natto-na! level. The purpose is to provide effective and consistent information. lfvou wou!d like additional .1ssistance c:oncerning building security or employee secur[ty ~sues, please contact the-Crime Preventior: Unit at {760) 931-2105. ' --1 PEN I I ' • I ' ~ I I ' I ' I ' ' 1 (D Asphalt shingles to match roof 30 years ----· -·----------- Class A existing roof GAF Timberline HD minimum 30# underlayment installed per manufacturers reccomendations, MSDS #2093 ICC-ES No. ESR-1475 revised 5/12 Class A existing roof GAF Timberline HD minimum 30# underlayment instalied per manufacturers reccomendations, MSDS #2093 ICC-ES No. ESR-1475 revised 5/12 @ Aluminium seamless 4" k Style gutters, 3x4 Corrugated downspouts K Style Elbows, Kstyle Miter Corners and end caps, 24 gauge, galvanised spikes and ferrules, color as selected by owner. Provide the owner with an option to provide leaf screend to the buyer at the time of move in. Ridge.cap per code. Provide rain divert above doorways Connect the downspouts to a drainage system per ihe civil engneers plans. G) Roof Ridges G) Roof Valleys @ Deck with Dec-o-tex deck coating & 42" Wood Railing system CT 2017-0008 SOP 2019-0006 (DEV 2017-0064) Planning & Architecture :;_~~ .,ill .... -..... -• ..,I ---= -'1 r Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P.O. Box4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Overall Roof Plans SHEET NO.: A-3 COPYRIGHT 2019 Print Date: 8/20/2019 ' Bedroom -D • ' ,v 7'-X 1-u I DN- I ~ b, 1 1 '- _j I / I / JJ=i_ __ ______ _J / -Entertainment & ----·---------- ---71 ( - Recreation ' OPEN BELC 6'-11" X 6'-3" ' Room ' =:::'.J ~ 592 sq.ft. 415 sq.ft. Entertainment & Recreation - Room L)t ct ' r .1 llnit 1 & 2 Roof Deck & Recreation Floor Plan 3/16"=1 '-0" Closet ~ s 0 Ill LlJ ~u1--------JJ , ~ -v □ ?> 1157 sq.fl. .. .c ..... cu (0 ' ,_ ~,---, i_~ct (~. Bedroom Bedroom - Bedroom ' 1-------! I ! r------i ~--------i ~--------l I I r------1 f------1 f-----7 1---DN--1 ~----_J llnit 1 & 2 second Floor Plan 3/16"= 1 '-0" I Bedroom 7'-------' Bedroom . Gr ------ "'C CC :5 :J t-e <( 1 Cl B B UP i 1--------l I I 1-----------j f--------1 1------- 1 1------ 1 ,-----f----- 1----- 1 Gr 2 [j--------------------:---------~ Cl ---------------------------. ' : I i ' ' ' C ------------------! __ __J G G K W-D &lw;ige 20'-8" X 20'-6" r------------------------------I I I I I I I I I I I ,-----~-- ' I I I I I _________________________ ! ·--- Bt Gar~E 20'-3" X 20'-6" ,------------------------------, I I I I I I I I I I I I I I _IL------------------7 : I I I I I I I I I -------------------L-----------l--------' Unit 1 First Floor Plan 3/16"=1 '-0" ' ' ' ' ' ' ' ' K ' L... --- CT 2017-0008 SDP 2019-0006 (DEV 2017-0064) Planning & Architecture .:i.~t-• .,,J.-~-_r_--• -·;;,.~-~;, Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P.O. Box4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Enlarged Floor Plans SHEET NO.: A-4 COPYRIGHT 2019 Print Date: 8/20/2019 ' / I / V / / Entertainment & Entertainment & I OP -BELO Recreation Recreation ~ ! ' "X 6'-2" -Room Room ; ' 538 sq.ft. I 539 sq.ft. ~ OPEN B, I-' '' 8'-0" X 7 11" J~ I I I ' ,-,. L I l}[ d I I ,_ --,Ir» J J] /;> JI ' Jlnit 3 & 4 Roof Deck & Recreation Floor Plan 3/16"=1 '-0" - r Bedroom Bedroom -i'>---t--+-+--+--t---t JP r BALCONY 25'-0" X 5'-0" ,.__ - r I \\_a ~ ,.___ I ~ r-G- ' Bedroom 11 n R Bedroom Bedroom Bedroom ~:::::i;::;:;:;;~~==; t-1 I I Jlnit 3 & 4 Second Floor Plan 3/16"=1 '-0" ' I i I I • ' UP UP B Gr Gr B C-0 Cl 3 l---------__ J ' ' ,--0: ' ----' ' ' ' ' Bt ' ' ' ' ' ' . K Garage r--------7 I I I I I ; _ __,_ _____________________________ _ I ' I I I I I I I Garage ~------------------------------, I I I I I I I I I I ; I I ; I I -l----------------7 I I I I I ' I I I I , I _______________ l _____________ _ Unit 3 & 4 First Floor Plan 3/16"= 1 '-0" ,----' ' CT 2017-0008 SOP 2019-0006 (DEV 2017-0064) Planning & Architecture :,,~t,. ·,w·--..... --..,, .-l:f Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmaiLcom Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P.O. Box 4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Elarge Floor Plans SHEET NO.: A-5 COPYRIGHT 2019 Print Date: 8/20/2019 ' ' JPEN I ELOW 9'-2"X 6'-7" Entertainment & Entertainment & r PEN BELOW < N'. 10'-11" X 6'-4" Recreation Recreation Room Room 581 sq.ft. 612 sq.ft. ~ -L/; ' ' ~ ' ' ' ' ' ' --" nf [ - J + !J I 11 nit 5 & 6 Root Deck & Recreation Floor Plan I I I !-= I I I I I I ;';::I I Bedroom -DN- Bedroom Bedroom ' Bedroom I f-------i!'t13R tiJ B I i\N-_ if--+--,,-,4~" X: -2' . , \ - lf-::,...,='=c-·Nc--1.JFLOW 111'-9" I,~ ~ ~/ )t'-----1 , ,_________,, _ ~t O / -u , \nf 1, 0 I~ J OC? ~~~ t)! Br\ -J -r I/ "\ Bedroom Bedroom 1117 sq.ft. I Bedroom '- Bedroom 11 oit 5 & 6 Second Floor Plan 3/16"= 1 '-0" 3/16"= 1 '-0" I I I , - UP UP Gr B ® r------, ' ' ' ' ' ' ' ' ' ' Gr ® f----------~---1 ' ' ' ' ' r --------------------, ' ' ' ' ' ' ' " tlL~~ F [GJJ ! B ~ 1, ' Garage r------------------------------7 I I I I I I ,-------~-7 I I I I I I I I I I I I _______________________ L______ , Garage ,------------------------------7 I I I I I I I I I I I i Bt 11 nit 5 & 6 first Floor Plan t:±:=:::j 3/16"= 1 '-0" V CT 2017-0008 SOP 2019-0006 (DEV 2017-0064) Planning & Architecture 4~ .. '1-,1.-.J, ~~-~--~-~:, Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P.O. Box4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Enlarge Floor Plans SHEET NO.: A-6 COPYRIGHT 2019 Print Date: 8/20/2019 CD Section Index 1 Finish Grade 2 New Asphalt Shingle Roof (see the roof plan for specifications & color) 3 R-30 Attic insulation 4 R-19 Wall Insulation 5 Floor joists per Structural Plan 6 Roof Trusses at 24" on center 7 James Hardie Hardieplank Lap Siding Fibre cement Cedarmil 6" exposure Use either light grey, monterey taupe, light mist sail cloth kahaki brown pearl gey. 8 Concrete footing system Stegorap Vapor barrier 9 Seamless 4" Aluminum gutters on a 2x10 Fascia and a wood trim moulding installed along the bottom as selected by the owner. 10 Concrete Floor slab 11 Ridge Cap (See roof plan) 12 Garage Concrete slab/sloped to door at 1 /8" per foot. 13 Provide two layers of 5/8 drywall and fire tape under stairs in the coat closet areas I 2 -- - 0 CD 2 --N I - 9 41)68 ® 9 --------I--- 11 6 I 5 S831 L j Section East B11 ilding 11 1/4=1'-0" ® ---~-, "" " --.... ,. ,--~:=·-r;-_;:~~~~~=-~~~-:~:~~~~~=6~···_ section West Building 1 /4=1 '-0" 2 10 3 2 ---~-411---------r-7 ·------·------------1 ----·-'·----· ~~ 9 4 CT 2017-0008 SDP 2019-0006 (DEV 2017-0064) Planning & Architecture ,.@~ ''ill=,~------.... ,.--= -~-'" Karnak Planning & Design 614 Calle Vicente, San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE CLIENT: Harding Palm LLC Veck Building Group P.O. Box 4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGRIII CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Building Sections SHEET NO.: A-7 COPYRIGHT 2019 Print Date: 8/20/2019 East Elevation Harding Street ii I I □ ···□[]□ □ 11 11 :1 I I □□[]□··□[]□□ □□[]□ □a □□ Elevations Index CD Asphalt shingles to match roof 30 years Class A existing roof GAF Timberline HD minimum 30# underlayment installed per manufacturers reccomendations, MSDS #2093 ICC-ES No. ESR-1475 revised 5/12 Aluminium seamless 4" k Style gutters, 3x4 Corrugated downspouts K Style Elbows, K style Miter Corners and end caps, 24 gauge, galvanised spikes and ferrules, color as selected by owner. Provide the owner with an option to provide leaf screend to the buyer at the time of move in. Provide rain divert above doorways Roof Ridges 42" Wood Rai ling system Finish Grade James Hardie Hardieplank Lap Siding Fibre cement Cedarmil 6" exposure Use either li gh t grey, monterey taupe, light mist sail cloth kahaki brown pearl gey. with vertical 1 x corner boards 5 4/4x8 Horizontal Trim TruWood by CollinsWood 6 4/4 x 4 TrueWood trim around Window 3 4/4 x 4 Horizontal trim (also on rake gable end) I ® = i I I 11 50 11 th Elevation Drive Way View 7 ®--- North E!evation Palm Avenue 1/8 =1'-0" 0 \ er I West Elevation ® (j) ® ® @ Sierra Pacific Dual Glazed Vinyl Widows Sierra Pacific Dual Glazed Vinyl French Sliding Doors Corner Boards all corners to match the wood trim on doors and windows Low Stucco walls 30" high Stucco Pilasters 12" sq. x 72" tall with a lantern post lamp fixture switched to the each front door (Alternate to use a manufactured post and light fixture as approved by the City of Carlsbad project planner) l ,. ....:::.,.· ~-M:~· . , ------J@ 11 I I 11 □□[] []0 □ / 5 8 7 ® I CT 2017-0008 SDP 2019-0006 (DEV 2017-0064) Planning & Architecture :,~~ •1-1 ~.,.. -.1...;• -~~..;-l:J Karnak Planning & Design 614 Calle Vicente. San Clemente, Ca 92673 760-828-0653 Kamakdesign@gmail.com Robert Richardson 760-828-0653 DESCRIPTION DATE I ' I CLIENT: Harding Palm LLC Veck Building Group P.O. Box 4492 Carlsbad, Ca 92018 Elizabeth Temple 619-204-4903 elizabethtemple@gmail.com PROJECT ADDRESS: 3535 Harding Street Carlsbad, Ca 92008 APN: 204-210-03-00 PROJECT NO.: 994-17 DRAWING FILE: CT/PD DRAWN BY: RGR Ill CHECKED BY: PROJECT: Harding & Palm Townhouse Project SHEET TITLE: Exterior Elevations SHEET NO.: A-8 COPYRIGHT 2019 Print Date: 8/20/2019 --+-(470' LEGEND TC TOP OF CURB FL FLOW LINE FS FINISHED SURFACE G GROUND FF FINISHED FLOOR (i) 0 Q) © ® ® 0 ® ® @ (jJ) @ @ @ @ @ @ @) @ ® @ @ @ CONCRETE CURB & GUTTER CONCRETE CURB RAMP CONCRETE WALKWAY CONCRETE BLOCK WALL WATER METER WOOD FENCE CHAIN LINK FENCE AIR CONDITIONING UNIT HOSE BIB ELECTRIC METER STOP SIGN FURNACE GAS METER CHIMNEY SEWER MANHOLE STORM DRAIN MANHOLE CONCRETE RAMP CONCRETE STEPS FOUNTAIN DECORATIVE TILE POWER POLE GUY POLE PAVEMENT MARKINGS PROPER1Y LINE BUILDING WALL 5 0 SCALE: CONCRETE CURB & GUTTER CONCRETE BLOCK WALIL --------- BRICK PAVERS CONCRETE SURFACE EX. CHAIN LINK FENCE -,-x-x-x- TO BE REMOVED EX. WOOD FENCE --0----0--0---- TO REMAIN TREES PLANS PREPARED B~ 10 20 1 " 1 o' SPEAR & AS SOCIA TES, INC. CIVIL ENGINEERING & LAND SURVEYING 475 PRODUCTION STREET, SAN MARCOS, CA 92078 PHONE (760) 736-2040 FAX (760) 736-4866 WWW.SPEARING.NET 30 @&rn3ls@lfil&[Q) VILLAGE J \ DRIVE CARLSBAD ' I ~ CHESTNUT AVE. ~ ~ :i:: ~ ::i,. PALM AVE.~ ~ 5 V) SITE (;") PALM AVE. :-I "----V) AVOCADO LN 14G) . 33 ! '1,,-C?:, ~ 4 -, AVENUE i ~ VICINITY MAP NO SCALE SPEAR & ASSOCIATES, INC., 475 PRODUCTION STREET, SAN MARCOS, CA 92078, (760) 736-2040, JOB NO. 17-161TM.DWG CITY OF CARLSBAD TENTATIVE PARCEL MAP SEE SHEET 2 & 3 FOR CONCEPTUAL GRADING PLAN R/W PROPERTY BOUNDARY---, 10.5' 5.5' £X. P.C.C. CURB, GUTTER AND SIDEWALK 40' C/L I 80'' R.O.W. 24' 2% - EX. A. C. PAVEMENT PALM AVENUE LOOKING WEST NO-SCALE DWG. 145-8 R/W EX. P.C.C. CURB, GUTTER AND SIDEWALK R/W PROPERTY BOUNDARY--' EX. P.C.C. CURB, GUTTER AND SIDEWALK 5.5' 7.5' C/L I 60'1R.O.W. JO' 24.5' 5' 12' Bl~~ 2% - EX. A. C. PAVEMENT HARDING STREET LOOKING NORTH NO-SCALE DWG. 134-3 R/W EX. P.C.C. CURB, GUTTER AND SIDEWALK LEGAL DESCRIPTION CT 2017-0008 PUD 2017-0007 LOT 11 IN BLOCK A OF THE RESUBDIVISION OF A PORTION OF ALLES AVOCADO ACRES, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 2027, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 17, 1927. GENERAL INFORMATION ASSESSOR'S PARCEL NO.: 2D4-210-03 ADDRESS: 3535 HARDING STREET, CARLSBAD, CA 92008 TOTAL NUMBER OF PARCELS: 1 MINIMUM PARCEL AREA ALLOWED: 6,000 SQ. FT. PARCEL AREA EXISTING: 19,136 SQ. FT. (0.44 ACRES) NET PARCEL AREA (AREA-DEDICATED EASEMENT @ CORNER PROPERTY) PROPOSED: 19,100 SQ. FT. (0.44 ACRES) DWELLING UNITS PER ACRE: 13.6 (6 UNITS) SEWER SERVICE BY: CITY OF CARLSBAD WATER SERVICE BY: CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT: CARLSBAD UNIFIED SCHOOL DISTRICT ZONING: RD-M MULTI-FAMILY RESIDENTIAL GENERAL PLAN: R-15 (8-15 DU/AC.) OVERLAY ZONES: NONE BUILDING REQUIREMENTS: HEIGHT: 35 FEET BUILDING COVERAGE: MAXIMUM 60% BUILDING + GARAGE SQUARE FOOTAGE: 2,389 SF SETBACKS: [61 FRONT..... 20 FEET I SIDE YARD ..... INTERIOR 5 FEET STREET SIDE YARD ...... 10 FEET REAR YARD ..... 10 FEET (P) ADT = 6 CONDOMINIUM UNITS X 8 ADT /DAY = 48 ADT (E) ADT = 1 SINGLE FAMILY HOUSE ..................... = -10 ADT NET ADT = 38 ADT PROPOSED WATER DEMAND: 250 GPO/MULTIFAMILY UNIT X 6 UNITS= 1,500 GPD SEWER DEMAND: 220 GPD/EDU X 6 EDUS = 1,320 GPO RELATED APPLICATIONS NO CURRENT RELATED APPLICATIONS OWNER HARDING PALM LLC PO BOX 4492 CARLSBAD, CA 92018 PHONE: (619) 204-4903 CONTACT: ELIZABETH TEMPLE APPLICANT /SUBDIVIDER HARDING PALM LLC PO BOX 4492 CARLSBAD, CA 92018 PHONE: (619) 204-4903 CONTACT: ELIZABETH TEMPLE PREPARED BY: SPEAR & ASSOCIATES, INC. 475 PRODUCTION STREET SAN MARCOS CA 92078 PHONE: (760} 736-2040 RAMON J. SPEAR L.S. 6404 APPROVED DATE THIS IS THE APPROVED TENTATIVE MAP /SITE PLAN FOR PROJECT NO. PER CONDITIO>i >iO. PL~NN!NG DIVISION DATE ENGINEERING DIVISIO:\" DATE I SH1EET I CITY OF CARLSBAD I SHEETS I ENGINEERING DEPARTMENT 3 TENTATIVE MAP FOR: HARDING & PALM TOWNHOUSE PROJECT 3535 HARDING STREET, CARLSBAD, CA 92008 DRAWING NO. C-1 ti I • ALL ROOF DRAIN RUNOFF SHALL EVENTUALLY BE DRAINED THROUGH LANDSCAPING PRIOR TO LEA V/NG THE SITE --ROOF DRAIN DOWNSPOUT PER ROOF PLAN LANDSCAPING SWALE- ROOF OUTLET 5% (DRAIN ~-----ROCK OR SPLASH @ ROOF OUTLET SECTION A-A TfP/CAL ROOF DRAIN AND DRAINAGE OUTLET AT LANDSCAPED AREAS NO SCALE PROPOSED 6" P. V. C. STORM DRAIN PROPOSED TfPE L ADAPTER 0CURB OUTLET DETAIL NOT-TO-SCALE REMOVAL TREE NOTE: ANY PALM TREES WITHIN THE PUBLIC R. 0. W. CANNOT BE REMOVED WITHOUT OBTAINING A PERMIT FROM THE PARKS AND RECREATION DEPARTMENT. @!ND/CA TES PEPPER TR[[ TO BE REMOVED UNDER SEPARATE PERMIT. UTILITY NOTE: PROPOSED RECTANGULAR DRAIN PIPE I. CONTRACTOR TO VERIFY HORIZONTAL AND VERTICAL LOCA T/ONS OF EXISTING UTILITIES PRIOR TO THE START OF CONSTRUCT/ON. ENGINEER IS NOT RESPONSIBLE FOR PRECISE LOCA T/ON OF EXISTING UNDERGROUND UT/LIT/ES. 2 CONTRACTOR TO ADJUST EXISTING UTILITIES TO GRADE AS REQUIRED. FIRE NOTES: 1}. DRIVEWAY SHALL BE CONSIDERED FIRE-ACCESS ROAO AND WILL NOT PERMIT ANY PARKING ON DRIVEWAY. 2). DRIVEWAY SHALL BE MARKED AS A FIRE-LANE. FIR[ LANE MARKING PLANS SHALL BE SUBMITTED TO THE FIRE DEPARTMENT AS A DEFERRED SUBMITTAL. 3 }. NFPA I JD FIRE SPRINKLERS REQUIRED IN ALL DUPLEXES. TYPICAL SECTION 1.0% MIN. GRADIENT VEGETATED SWALE DETAIL PER TC-30 BMP NOT-TO-SCALE PROPOSED 4" SIDEWALK PROPOSED 8" CURB & GUTTER DRAINAGE NOTE: • IMPERVIOUS SURFACES WITHIN 10 FEET OF THE BUILDING FOUNDATION SHALL BE SLOPED A MINIMUM OF 2 PERCENT AWAY FROM THE BUILDING. • THE GROUND IMMEDIATELY ADJACENT TO THE FOUNDATION SHALL BE SLOPED AWAY FROM TH[ BUILDING AT A SLOPE OF NOT LESS THAN 5 PERCENT FOR A MINIMUM DISTANCE OF IO FEET MEASURED PERPENDICULAR TO THE FACE OF THE WALL • ONSITE SHEET FLOW TO DRAIN @ A MINIMUM OF I. 0%. SHill SYMBOL ON PLAN: FLOW ) NOTE: ALL ROOF AND IMPERVIOUS AREA RUNOFF SHALL DRAIN TO ONS!T[ LANDSCAPING PRIOR TO LEAVING THE SITE. NOTE: ENCROACHMENT AGREEMENT IS REQUIRED FOR PERV/OUS PAVEMENT IN R.O.W. PROPERTY BOUNDARY R/W 10.5' 5.5' EX. P.C.C. 40' 24' 2% - • fKEYMAP 100' OFFSET FROM PROPERTY LINES SCALE 1 "=40' EX. A.C. PAVEMENT CURB, GUTTER AND SIDEWALK PALM AVENUE OPTIONAL GEOTEXTILE CUT FLUSH WITH TOP OF PAvfRS. CAST IN PLACE CONCRETE CURB 6" WIDE x g• HIGH TYPICAL (2) /4 REBAR -------'-''---"-Jh 6" MIIN. SUB-BASE EXTENDS BEYOND CURB TO PROVIDE WORKING PLATFORM FOR--,::Cl,.:,lii INSTALLATION. 2' MINIMUM (INSTALLED VERTICALLY ALONG THE OUTBOARD WALL) 30-MIL P.V. C IMPERMEABLE LINER. S[[ SOIL REPORT RECOMMENDATIONS. BASE LAYER 4" ASTM NO. 57 STONE. PERMEABLE PAVERS J f THICK MIN. BEDDING LAYER, 2• ASTM NO. 8 STONE. ], ,;B'MN. ~OPTIONAL GEOTEXTILE SEPARATION FABRIC ON BOTTOM AND SIDES OF OPEN GRADED BASE BASE LAYER MIN. 6" ASTM NO. 2 STONE. PERMEABLE SUBGRADE PREPARE ACCORDING TO RECOMMENDA T/ONS ON GEOTECHNICAL REPORT. LOOKING WEST NO-SCALE DWG. 145-8 DESIGN NOTES: 1. 2. 3. 4. 5. DEPTH OF SUBBASE SUBJECT TO SITE SPECIFIC HYDRAULIC AND STRUCTURAL REQUIREMENTS. CONTACT OLDCASTLE ARCHITECTURAL FOR DESIGN ASSISTANCE. PAVER THICKNESS SUBJECT TO ASPECT RATIO REQUIREMENTS BASED ON TRAFFIC LOADING. GEOTECHNICAL ENGINEER NEEDS TO BALANCE STRUCTURAL STABILITY AND SOIL INFILTRATION WHEN RECOMMENDING SUBGRADE CONDITIONS. WHERE THE OPTIONAL SEPARATION GEOTEXTILE IS USED, VERIFY WITH THE MANUFACTURER THAT THE MATERIAL IS NOT SUBJECT TO CLOGGING. ASTM No. 2 STONE MAY BE SUBSTITUTED WITH No. 3 OR No. 4 STONE. BELGARD PERMEABLE PAVING DETAIL NOTE: THE BELGARD PERMEABLE PAVERS, BEDDING LA YER, AND BASE LA YER IS ADEQUATE TO HOLD 75,000 POUNDS. SECTION SHALL CONFORM WITH BELGARD MANUFACTURER'S SPECIFICATIONS AND SOILS ENGINEER'S RECOMMENDATIONS NOT-TO-SCALE PLANS PREPARED B~ " SPEAR & ASSOCIATES, INC. ~ /::;' ~~ R. Z£4;, 0e ~ ~ "' I~ No. 85413 ,;;; · C/V\1- PERMANENT BMPs: I SC-1 I SC-2 I SC-6 I SD-1 I SD-3 ISD-4 I SD-5 I SD-7 PREVENTION OF ILLICIT DISCHARGES INTO THE MS4 STORM DRAIN STENCILING OR SIGNAGE PESTICIDES, FIRE SPRINKLERS TEST WATER, SWEEP SIDEWALKS, ETC. MAINTAIN NATURAL DRAINAGE PATHWAYS AND HYDROLOGIC FEATURES MINIMIZE IMPERVIOUS AREA MINIMIZE SOIL COMPACTION IMPERVIOUS AREA DISPERSION LANDSCAPING WITH NATIVE OR DROUGHT TOLERANT SPECIES EXISTING EXISTING 1 \ I \ ' I I ' ;\ I ; . ' I ! I , PALM AVENUE '. ' ' ' ;0'5TING I RESIDENCE I ~........ ~ L RESIDENCE I ij ! EXISTING RESIDENCE I', i H ' I •, FIRE HYDRANT I R/W EX. P.C.C. CURB, GUTTER AND SIDEWALK PROPERTY BOUNDARY R/W EX. P.C.C. 5.5' 1.5% - C/L I 60'1 R.O.W. JO' 24.5' 7.5' 5' 12' EX. A.C. PAVEMENT CURB, GUTTER AND SIDEWALK HARDING STREET LOOKING NORTH NO-SCALE DWG. 134-3 SURFACE TYPE BREAKDOWN DRAINAGE AREA SURFACE SYMBOL DRAINAGE AREA II' HYDROLOGIC SOIL TfPE TYPE B BUILDING ROOFTOP I I 7,817 SQ FT PERVIOUS PAVERS KVV''X1 7,387 SQ FT DRIVE AISLE & HARDSCAPE LANDSCAPING . . 3,896 SQ FT TOTAL SITE: TOTAL: 19,100 SQ FT IMPERVIOUS AREAS {PRE-CONSTRUCTION) EXISTING IMPERVIOUS AREA (TO BE REMOVED} 6,658 SQ FT TOTAL IMPERVIOUS AREA (POST CONSTRUCTION} = 7,817 SQ FT BENCH MARK R/W EX. P. C. C. CURB, GUTTER AND SIDEWALK STORM DRAIN STENCIL SC-2 DESCRIPTION: CITY OF CARLSBAD CONTROL STA TlON 121. 2.5" BRASS DISC IN CURB OPPOSITE 3334 EUREKA STREET ELEVATION: 80.303 FEET DA TUM: NGVD 29 CT 2017-0008 PUD 2017-0007 VICINITY MAP CITY OF OCEANSIDE HIGHWAY 78 CITY OF VISTA PACIFIC OCEAN CITY OF ENCINITAS VICINITY MAP NOT TO SCALE T.B.M. PG. 1106, G-7 GENERAL NOTES SOURCE OF TOPOGRAPHY TOPOGRAPHY SHOWN ON THESE PLANS WAS GENERA TED BY FIELD SURVEY METHODS FROM INFORMA T/ON GATHERED ON 06/05 20_J2_ BY SPEAR & ASSOCIATES INC. TOPOGRAPHY SHOWN HEREON CONFORMS TO NATIONAL MAP ACCURACY STANDARDS. PROJECT LOCATION THIS PROJECT IS LOCATED WITHIN ASSESSORS PARCEL NUMBER(S) 204-210-03 THE CALIFORNIA COORDINATE INDEX OF THIS PROJECT IS: N 364 E-1.:16s,;6,,,5c__ _______ _ LOT AREA: 19,136 SQUARE FEET / 0.44 ACRE (GROSS) 19,136 SQUARE FEET / 0.44 ACRE (NET) LEGAL DESCRIPTION LOT 11 IN BLOCK A OF THE RESUBDIVISION OF A PORTION OF ALLES AVOCADO ACRES, MAP NO. 2027 IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 2027, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 17, 1927. PROJECT ADDRESS: 3535 HARDING STREET, CARLSBAD, CA 92008 OWNER OWNER'S AGENT NAME: HARDING PALM, LLC ADDRESS: P. 0. BOX 4492 CARLSBAD, CA 92018 CONTAC~ EUZABETH TEMPLE PHONE NO: (619) 204-4903 elizabe\hk\emple@gmail.com NAME: KARNAK PLANNING & DESIGN ADDRESS: 385 CHRISTIANSEN WAY CARLSBAD, CA 92008 CONTACT: ROBERT RICHARDSON PHONE NO: (760) 828-0653 REFERENCE DRAWINGS DWG. NO. 360-5, 145-8, 134-3 & 128-3. *EARTHWORK QUANTITIES CUT: 400 CY FILL: 400 CY IMPORT: 0 CY EXPORT: 0 CY REMEDIAL: 1,300 CY * TH[ QUANTITIES OF CUT AND FILL SHOWN HEREON WERE CALCULATED USING REASONABLE ENGINEERING METHODS. THE QUANTITIES ARE FOR USE IN CALCULATING THE FEES AND BONDS REQUIRED BY THE PUBLIC AGENCY.· THEY ARE NOT TO BE USED FOR JOB BIDDING PURPOSES. ACTUAL QUANTITIES MAY VARY DUE TO FACTORS SUCH AS SHRINKAGE OR SWELL, RETAINING WALL BACKCUT REQUIREMENTS AND THE RECOMMENDATIONS OF THE SITE SOILS REPORT. ~ CITY OF CARLSBAD I SHEETS I l..£j ENGINEERING DEPARTMENT 3 CONCEPTUAL GRADING PLAN FOR: HARDING & PALM TOWNHOUSE PROJECT 3535 HARDING STREET, CARLSBAD, CA 92008 DRAWING NO. C-2 ~, REMOVAL TREE NOTE: ANY PALM TREES WITHIN THE PUBLIC R.0.W. CANNOT BE REMOVED WIT/-/OUT OBTAINING A PERMIT FROM THE PARKS AND RECREATION DEPARTMENT. NOTE: ENCROACHMENT AGREEMENT IS REQUIRED FOR PERVIOUS PAVEMENT IN R.O. W. NOTE: FOR EXISTING ARE HYDRANT LOCATION, SEE SHEET C-2 KEY MAP @!ND/CATES PEPPER TREE TO BE ---- REMOVED UNDER SEPARA "fE PERMIT. -----~ - ---------;,,-;;:;,:;S-150 RT:, ~ __ ----tt--"", WAT[R-'JA'N PER \ "'. ________ _ ------~--DWG # 7 28-3 \ ____ --,--------~-- ------"' ----~ _,_ t,..,:i ---.... ,,..._ ------# ----•,;-7"' . '· -------------" 2 EX. BUILDING mill&~ lm@ □ ~@[Rl □ 'fl [ID [1,~ □ & -(5.7.91 TC _ __j6J.52 Fl) (63.66)\ FG -----~/--~ -~62--.,__ -,~-~-------- -(-42 TC' ', 0 , I ( 0 ,57 TC (62. i 6 Fl) (Ji,2.25 TC) (61.74 Fl) -------_ _______ ( 6 7 . 9 2 FL) 64.50, FF 6/f..33 FS PAD ELEVA TION; SUBTRACT 4.5" FROM FF ELEVA TIONS ~-. -----____ ,, __ _ '64.33 PAD ELEVA TIONcc f:[' ·. SUBTRACT 4.5"FROM' ' • FF ELEVA TIONS ~I, ~ I ·------._ ----,' -7 1 •,, GARAGE 1 1·-I - 63.91 . 63.91 . , _ FS ___ FS_ PERMANENT BMPs: SC-1 SC-2 SC-6 SD-1 SD-3 I SD-4 \ SD-5 I SD-7 PREVENTION OF ILLICIT DISCHARGES INTO THE MS4 STORM DRAIN STENCILING OR SIGNAGE PESTICIDES, FIRE SPRINKLERS TEST WATER, SWEEP SIDEWALKS, ETC. MAINTAIN NATURAL DRAINAGE PATHWAYS AND HYDROLOGIC FEATURES MINIMIZE IMPERVIOUS AREA MINIMIZE SOIL COMPACTION IMPERVIOUS AREA DISPERSION LANDSCAPING WITH NATIVE OR DROUGHT TOLERANT SPECIES FIRE NOTES: ~ ll,1'[ ~ -:;,i1 1, p AN p 6 ~11,, L S REP ARED BY: I). DRIVEWAY SHALL BE CONSIDERED FIRE-ACCESS ROAO AND WILL NOT PERMIT ANY PARKING ON DR/1-fWAY. ----- EX CURB & GUTTEH /l!F PALM AVENUE {63.07 TC' (62 /50 Fl) S61"52'15; 212.00 [1,@'j]' □ ~ lm@□ ~~@® EX. BUILDING /• 25 T~) \ . ,'\.., (62.78 Fl) (s1,45 re' (63.00 Fl) (63.83 TC (63 37 Fl) POWER POLE ' " I , 64_ 1 r / (63,63 • I : , l 30.00 , • [1,@'j]' □ il WOOD FENCE----i 30 i--!==P-~===l---111 5 0 70 20 SCALE: 1 " 10' X 1 l ' ' ' -.:L J 1,,',SMH II: ,i ' ' I :' I , I ._ I W I '~ lo::: I- 'ii JI I I I I I , I 1 I ! j_J, 1,_ I ; 1·s1JH I , WV , Wv ,::, <'. '< " c::, "" I ~ .l.~ !~ c::, E5 Q. ~ ::,i I BS ,-:<:'."C ' "' IC) iR '..,__ ' :;;, co i cs ' 1 ' ' I 'I I CT 2017-0008 PUD 2017-0007 CONSTRUCTION NOTES G) SAWCUT ANO REMOVE EXISTING DRIVEWAY. @ CONSTRUCT NEW 21' WIDE P.C.C. DRIVEWAY PER SDRSD G-I 4A. @ CONSTRUCT NEW CURB, GUT"!ER & SIDEWALK PER SDRSO G-2 &: G-7. @ INSTALL PERVIOUS PA VERS, SEE DETAIL HEREON. {SECTION PER GEOTECHNICAL RECOMMENDATIONS}. @ CONSTRUCT C WIDE CONCRE"!E HEADER, FLUSH WITH PAVERS. @ CONSTRUCT VEGETATED SWALE PER DETAIL HEREON . 0 CONSTRUCT TYPE "A" CURB OUTLET PER SDRSO D-25. @ INSTALL 1 • DOMESTIC WA"!ER SERVICE CONNECTION W/ 3/4" METER & /" BACKFLOW WITH RRE SPRINKLER SYSTEM DEVICE PER CARLSBAD MUNICIPAL WATER DISTRICT STANDARD DRAWING W3-A. ® EXISTING WA "!ER SERVICE LINE AND ME"!ER TO BE AE/,ANDONED. @) EXISTING SEWER LATERAL TO BE PLUGGED AND ABANDONED . @ CONSTRUCT NEW PRIVATE 6' PVC SEWER LA"!ERAL @2.0% MIN. PER CITY OF CARLSBAD STANDARD DWG. S-7. @ INSTALL 4" SEWER CLEAN OUT PER C.0.C. S-7 {PRIVATE). @ EXISTING TREE TO BE REMOVED UNDER SEPARA"!E PERMIT. @ INSTALL 2" IRRIGATION SERVICE WITH METER ANO 2• BACKFLOW DEVICE PER C.M.W.D. STANDARD DWG. W-4. @ TRENCH RESURFACING ASPHALT CONCRETE PAVEMENT PER C.O.C. GS-26. @ CONSTRUCT CONCRETE SIDEWALK PER G-7 (SDRSD) 5' WIDE UNLESS OTHER WISE NOTED. @ PROPOsm STREET & UTILITY EASEMENT PER MAP NO ___ . @ EXISTING PALM TREE, PROTECT IN PLACE @) EXISTING PALM TREE ON PRIVATE PROPERTY TO BE REMOVED. @) EXISTING PALM TREE IN PUBLIC RIGHT-OF-WAY. PRO"fECT IN PLACE ' @ PROPOSED PUBLIC PWESTRIAN AND UTILITY EASEMENT. STRIPING PALM AVENUE CITY OF CARLSBAD ENGINEERING DEPARTMENT :;; ~' ~, SPEAR & ASSOCIATES, INC. "'-"'~ R. 'E-1;, 2). DRIVEWAY SHALL BE MARKED AS A FIRE-LAN£ FIRE LANE MARKING PLANS UTILITY NOTE: g ~~~I CIVIL ENGINEERING & LAND SURVEYING !;j' ~ SHALL BE SUBMITTED TO THE FIRE DEPARTMENT AS A DEFERRED SUBMITTAL ul·nf10NTRA~1~RR TO VERIFY HORIZONTAL AND VERTICAL LOCATIONS OF EXISTING BENCH MARK -~~~ 475 PRODUCTION STREET, SAN MARCOS, CA 92078 No. 85413 c TIES P~,u, TO Tl-IE START OF CONSTRUCTION. ENGINEER IS NOT , CONCEPTUAL GRADING PLAN FOR: ;:: ~ PHONE (760) 736-2040 FAX (760) 736-4866 J). NFPA 13D FIRE SPRINKLERS REQUIRED IN ALL DUPLEXES. RESPONSIBLE FOR PRECISE LOCATION OF EXISTING UNDERGROUND UTILITIES. ] DESCRIPTION: CITY OF CARLSBAD CONTROL STATION 121 HARDING & PALM DRAWING NO. ~ --,Ji,. , , WWW.SPEARINC.NET C1y\\. STORM DRAIN STENCIL 2.5" BRASS DISC IN CURB OPPOSITE 3334 TOWNHOUSE PROJECT ::; "ii-~ 2. CONTRACTOR TO ADJUST EXISTING UTILITIES TO GRADE AS REQUIRED. S 1 ,~) 1 .c::~,~ '--~-SC-2 EUREKA STREET 3535 HARDING STREET, 0:L __ " _______ "'-__ ~_~...:::._ __ __:_:.._ __ ___:::::o__ ___________________________________________________________________________________________ ~E=L~E~VA~T;~/O~N~:=8~0=.3=0~3~F£~E~T=======-~D~A~TU~M~::::}_N~G~½~D~2~9~====---~====:C:A:R:L;S:B:A:D:, :C:A~9:2:0:0:8===~~====~u C-3 NOTES: ALL SURFACES 51-+ALL 1-+AVE POSITIVE DRAINAGE <:2% GRADE IN PLANTING AREAS) AWAY FROM 5TRUCTURE5 AND Sl-+ALL TERMINATE IN AN APPROVED DRAINAGE SYSTE:M. ALL PLANTS WITl-+IN T!-lE DA5!-lED 51Gl4T TRIANGLE ARE:AS 51-lOWN ON T!-lE PLAN 51-lALL NOT EXCEED 24" TALL, ALLOWING FOR SUFFICIENT VISIBILITY FROM ALL DRIVEWAYS. LANDSCAPE AREAS OUTSIDE OF PATIO WALLS Sl-+ALL BE CONSIDERED COMMON AREAS AND MAINTENANCE S!-lALL BE T!-lE RESPONSIBILITY OF T!-lE !-lOMEOWNER'S ASSOCIATION. ALL UTILITIES S!-lALL BE SCREENED. -m,J_,97 :C) --------- (5452 r:_) \ ------' -----------, ~'s /'"'Z 10' ~ FG ~TURF l1 ~ ,, _,, n• £,'4 -!J Vi > · , @ 0.50% _,,.~., ,>' 63.50 '~ >" ' ~@~'zl !8" C'!JC!-1 BAS 62.64 re 61,95 iN1/ • 64.50 FF 64,50 FF PLANT PALEI IE IArlS BOTANICAL NAME AReUTUS 'MARINA' JACARANDA MIMOSIFOLIA COMMON NAME STRAWBERRY TREE JACARANDA I ' i MAGNOLIA G. 'LITTLE GEM' LITTLE GEM MAGNOLIA F!-lOENIX CANARIENSIS CANARY ISLAND DATE PALM SHRUBS 0 CYCA5 REVOLUTA SAGO PALM ~ FRUNUS ILICIFOLIA L YONII CATALINA CHERRY $ PSIDIUM LITTORALE STRAWBERRY GUAVA ~ R!-IAF!-llOLEPIS I. 'BALLERINA' DWARF INDIAN HAWT!-IORN 0 R!-IAP!-IIOLEPIS UM. 'MINOR' DWARF YEDDO !-IAWT!-IORN 0 DIANELLA TA5. 'VARIEGATA' VARIEGATED DIANELLA ESPAIFRS c I PODOCARPLlS GRACILIOR FERN PINE c, DRAWING FlLES TITLE SHEETS CLSB-IP.DWG RE\'ISEO, 5 15 2012 PALM AVE SIZE 24' BOX 24" BOX 24' BOX EXISTING 15 GALLON 15 GALLON 15 GALLON 5 GALLON 5 GALLON I GALLON 15 GALLON EX. TRl5TANIA WI Go' 4 7' DIA TRUNK&, TO BE REMOVED (63.07 QTY WUCOLS 1 LW STANDARD 4 MW ST AND ARD, STREET TREE FER COMMUNITY FOREST MGMNT. FLAN, C!-lAP. 6 s MW STANDARD 3 LW TO REMAIN 3 MW 11 LW 10 MW 59 LW 59 LW 3S LW MW ESPALIER (3) EXISTING P RIEN5I5 TO S STREET TREES BOTANICAL NAME V V ' "1'7'7v''7 '7'!7Y7? V 'v W 7 V ATA' B,, TEUCRIUM C!-lAMAEDRYS ~ Y'IOOD C!-llF MULC!-1, 3" DEEP . STREET TREES 5!-IALL BE LOCATED, A. A MINIMUM OF 1 FEET FROM ANY SEWER LINE. COMMON NAME 6ERKELEY SEDGE VARIEGATED DIANELLA GERMANDER i! Ir, i'. jA ,: I, -.,~~ l> ,c"-~~:i*_;y z SIZE PLLIC:,S I GALLON I GALLON AS: l..lA "' T PVlH I i I ' ! I I I 10 5 i 1...--r-TRlFFIC SITE LINES ii Ii ' ' i ' ii !i ! i i ' I i : ' ' 0 ! 1--w w a:: t-en I/CUT ' ,,... >iC. <( ::c 10 a 7 /7 r ~ / L ;-, ' :i I' ', ii DARCY BRANDON LANDSCAPE ARCHITECT CA LICENSE #3570 7980 Paseo Aliso Carlsbad, CA 92009 Phone:760-803-1920 darcy@bellaterrasandiego.com IRRIGATION PERFORMANCE $FECIFICATION I. CONTRACTOR 5!-lALL DESIGN, INST ALL AND TURN OVER TO Tl-IE CLIENT A COMPLETELY FUNCTIONAL AUTOMATIC IRRIGATION SYSTEM CONSISTENT WIT!-l ALL LOCAL CODE REQUIREMENTS, SPECIFIC SITE CONDITIONS (I.E. REACTIVE SOILS -SEE SOILS REPORT), T!-lE SPECIFICATIONS AND CURRENT IRRIGATION TEC!-lNOLOGY. 2. ALL PLANTING AREAS 5!-lALL BE IRRIGATED WIT!-l A FULLY AUTOMATIC SYSTEM PROVIDING 100% COVERAGE W!-llLE TAKING CARE NOT TO OVER-SPRAY ONTO WALKS, WALLS, FENCES OR ADJACENT PROPERTIES. 3. LAWN AND GROUND COVER AREAS S!-lALL BE ON SEPARATE SYSTEMS SUPPLIED 61 MEANS OF POP-UP, OVERHEAD 5PRA 15. 4. PLANTING AREAS WIT!-! 50UT!-l/WE5T EXPOSURES 5!-IALL BE IRRIGATED ON SEPARATE SYSTEMS FROM NORT!-1/EAST EXPOSURES. S. ALL IRRIGATION EQUIPMENT S!-IALL BE REVIEWED AND APPROVED BY LANDSCAPE ARC!-IITECT PRIOR TO INSTALLATION. b. ALL IRRIGATION EQUIPMENT LOCATIONS 5!-IALL BE APPROVED 61 LANDSCAPE ARC!-IITECT PRIOR TO INSTALLATION. 1. IRRIGATION SYSTEM OPERATION AND COVERAGE S!-IALL 6E APPROVED 61 LANDSCAPE ARC!-IITECT PRIOR TO FINAL PAYMENT. 8. IRRIGATION SYSTEM EQUIPMENT AND INSTALLATION 5!-IALL COMPLY WIT!-! ALL LOCAL COPES AND REQUIREMENTS. 9. A RAIN 5!-IUT -OFF DEVICE S!-IALL BE INSTALLED. 10. CONTRACTOR S!-IALL PROVIDE PVC, SC!-!. 40 SLEEVES UNDER ANY PAVEMENT 2X Tl-IE DIAMETER OF Tl-IE FIFE OR WIRE 6UNDLE, 2' MIN. 11. ONLY SUBSURFACE IRRIGATION 5!-IALL BE USED TO IRRIGATE ANY VEGETATION WIT!-llN 24' OV AN IMPERMEA6LE SURFACE UNLESS Tl-IE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. I AM FAMILIAR UJITl4 T14E REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN Tl4E CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATION5. I 14AVE PREPARED Tl4I5 PLAN IN COMPLIANCE UJ!Ti-1 TI-I05E REGULATIONS AND Tl4E LANDSCAPE MANUAL AND AGREE TO COMPLY UJITl4 ALL REQUIREMENTS UJl4EN 5Ul3MITTiNG CONSTRUCTION DOCUMENTS. I CERTIFY Tl4AT T14E PLAN IMPLEMENTS TI-I05E REGULATIONS TO PROVIDE EFFICIENT U5E OF WATER 9/24//2018 DATE SCALE: 1" -10' QTY WUCOLS 12" o.c. LW 24' o.c. MW 24' O.C. LW REMARKS APPROVED FOR /RR/GA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE REVIEWED BY: B. IN AREAS T!-!AT DO NOT CONFLICT WIT!-l FUBLIC LANDSCAPE CONCEPT PLAN UTILITIES. C. OUTSIDE OF SIG!-IT DISTANCE AREAS. D. INSIDE Tl-IE PU6LIC RIG!-IT-OF-WAY, UNLESS APPROVED OT!-IERWISE BY Tl-IE CITY. INSPECTOR DATE ~1 CITY OF CARIBBAD 119iEETSI l---+--+----------------t---+---l!----t----1 LLJ _ PLANNING DIVISION . 3 1---+---+----------------+-----i---t----t-----i LANDSCAPE IMPROVEMENT PLANS FOR: HARDING & PALM TOWNHOUSE 3535 HARDING STREET CARLSBAD, CA 92008 I APPROVED: t=====r====:================================~====~====~~====~====~ _.,.,PLAN-,-,-,N""l:-:-NG:------------------- DA 1E INITIAL DESIGNER Of WORK lratlon Date: 11 /30/HI REVISION DESCRIPTION DA 1E INITIAL OTHER IPPROVAL DAlE INlllAL DWN BY: __ _ CHKD BY: __ _ CITY APPROVAL RVWD BY: PROJECT NO. CT-2017-0008 PUD 2017-0007 DRAWING NO. xxxx IG r'® I I ~I I "'i V c, \ORAV.,NG Fll.ES\71TL£ SHEETS\CLSB IP.DWG REVISED: 5/1 5/2012 6' CLASS l50 RT T \.i ATER-MAlN PER \ D,/1J # l28-3 \ I " <o ~ ~ 8.50' 63.91 FS '-. ' _, - ◄ ' -- I ''® ~ I ~~J~ ' 53.29 ; © ® ~ ' FS ~-F,:- . ~ ... --'< er __..\ ... () ) S6r52'15"W 212. (J' ' V SLOPE REQUIREM ENTS : SLOPES G, I OR STEEPER REQU IRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOIMNG PLANTING STANDARDS, a. STANDARD # I -COVER CROP/REINFORCED STRAW MATTING, COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILD FLOWERS. THE SPECIFIC SEED MIX SHALL BE SUBMITTED TO THE CITY FOR APPROVAL PRIOR TO APPLICATION . THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN 30 DAYS. TYPE OF REI NFORCED STRAW MATTING SHALL BE AS APPROVED BY T;1E CITY AND STAKED TO THE SLOPE A5 RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. b. STANDARD #2 -GROUND COVER I 00% Of THE "-REA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERJSTICS (PLANTED FROM A M INIMUM SIZE OF FLATTED lvlATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN I YEAR). c. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2¾" LINERS) SHALL COVER A MINIMUM OF 70% OF THE SLOPE FACE (AT lvlATURE SIZE). d. STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF I GALLON CONTAINERS) AT A MINIMUM RATE OF I PER 200 SQUARE FEET. SLOPE G, I OR STEEPER AND, a. 3' OR LESS VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARJD # I . b. 3 ' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARDS# I (EROSION CONTROL MATTI NG SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3. c. IN EXCESS Of 8' IN VERTICAL HEIGHT REQUIRE STANDARDS# I (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3, AND #4. AREAS GRADED FLATTER THAN G, I REQUIRE STANDARD# I (COVER CROP) WITH TEMPORARY IRRIGATIO N WHEN THEY HAVE ONE OR lvlORE OF THE FOLLOWING CONDITIONS, a. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEM ENTS WITHIN G MONTHS OF COMPLETION OF ROUGH GRADING. b. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. c. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO TH E PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARR"-NT IMMEDIATE TREATMENT. r:::: 5. 75' , .,; 8.50' ri '©, '-.. \®\(j ] = ~1 "' Vv'ATER CONSERVATION FEATURES: PLANN ING$ DESIGN -The plant palette ha s been developed to complement the Craftsman style architecture of these homes using drought-t olerant plants. SOIL ANALYSIS -Analysis of soil shall be d o ne after sit e grading and shall includ e informatio n on soil texture, soil infiltration, pH, total soluble salts, so dium , and percent organic matter with recommendations on soil amendments and mulch provided. PLANT SELECTIONS -The plant material proposed has been selected based water needs and the architectural style . Cons1derat1on was given to the full-grown s12e of the plants and al lowing space for them to reach there natural size without c onstant pruning and maint enance. TURFGRASS AREAS -There 1s no proposed turfgrass areas. EFFIC IENT IRRI GATI ON -The 1rrigat1on systems shall use the latest t echnolo gy fo r wate r conservation . Automatic controllers shall be used with rain and flow sensors to m1nim12e wasting water. Sub-terranium drip and MP rotators sha ll be proposed for deli vering the water to the plants. MULCH -A 3 " layer of mulch shall be spec1f1ed to conserve soil moisture and p revent unwanted weed growth in the planting beds and under fruit trees. MAINTE NANCE -The homeowners shall be responsible for the continual maintenance of their property. This includes replenishment of mu lch as ,t deco mposes; inspecting and adJustin0 the 1rr1gat1on system; pruning and trimming trees and shrubs; and fertilizing on a regular schedule. All proposed irrigation water for the project will be potable water . 8' ICP SE', ER MAJN ------, lY HP GAS MA!fl'<,,.. STCR JRA:~ HANH LE I I AS HA.T PVI T f.r ; I ' ® ~ _J D I z <[ z z <C °' p z °' C r t " . II ; II '!, II '!, II ; II °t II '!, " . I h .J . V 10 I I I I I 8' I ATER MAl -.... ~-1-TR, FF IC S ITE L iN1t s ■ ~®\ -• ~ ~ ~ ' -l!:iwcur rit("''[ ~ II >-[ "' O" c::, e "' c:, ~ -"' @ 0.: 5 0 SCALE: DARCY BRANDON LANDSCAPE ARCHITECT CA LICENSE #3570 7980 Paseo Aliso Carlsbad, CA 92009 Phone:760-803-1920 darcy @bellaten asandiego.com ~YD RO ZON E DI AGRAM "' 10 1" - WATER SUPPL 'r': 1-1,DROZONE LEGEND MODERATE -SUB-DRIP IRRIGATION WILL BE DESIGNED FOR FUTURE REC'r'CLED WATER USE SINCE THE PROPERTT' WILL BE MAINTAINED Eff A HCMEOILNER'S ASSOCIAT ION . .. l ~~--~J 1,106 SQ. FT. LOH -SUB-DRIP 20 .JO I 10' 3,'336 SQ. FT. I AH FAM ILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CIT'f' OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPL IANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AG.REE TO CCMPL 'f' WITH ALL REQUIREMENTS W!-IEN SUBMITTING CONSTRJCTION DOCUMENTS . I CERTIFY T!-IAT THE PLAN IMPLEMENTS T!-IOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER '3/24/2016 DARCY BRA! DON, RLA 3!>10 DATE APPRO VED FOR /RR/GA TION AND PLANTIN G ONL Y, IN CL UDIN G PRECISE LOCA TI ON OF PLA NTIN G AREA. "AS BUIL T" RCE __ _ EXP.----DATE REVIEWED BY: WATER CONSE RVATION PLAN INSPECTOR DATE n,.. 1----l--+-----------+--1----+---1-~ I SH2EET I CITY OF CARLSBAD I SH3EETS I PLANNING DIVISION 1----11----+----------------l---+--+----II----I ;;LAND:::;:::;::::::S::::::C=.AP!;:E;:;:::::;IMP:::;::RO;;::;;VEMENT;;:;:;;::::;;;;:::;;P:;:LANS:::;;::::;FO::::::::::R:==::::~:::::::::::::! HARD ING & P ALM TOWNHO USE 3535 HARDING STREET CARLSB AD , CA 92008 1---1---+----------------1----1---1---+----I I-AP_P_R_o_~_D_= _________________ I _Pl.ANNING . DWN BY: __ _ DRAWING NO. DAlE INITIAL DA 1E INl11AL DAlE INl11AL CHKD BY; __ _ xxxx DESIGNER OF WORK Expiration Date.-11 CiP/JQ REVISION DESCR IPTION OlHER APPROVAL QTY APPROVAL RVWD BY: PROJECT NO. CT-2017-0008 PUD 2017-0007 IG "---"RC .~ /v,r~. 44 '·-·-8" PVC @ 0.50% 63.50 FL~HP 61,95 !NV 70.00 62.80 (~f;/!_1)/ re, 6450 ff ' 64.5D I ,....r rr r C, RAWING Fil.ES TITLE SHEETS CLSB-IP.DWG REVISED, 5 5 2012 6, . V 6~ CLASS 15~ R.T,! \JATLR-MAIN Pt.R \ DWG # 128-3 ' \ (O?A? TD 64.50 -------;::y:-, r, .33 "Li.,,..,,., C,.JU ff " rs PAD ELEVA TIO/·,/= SUB tMACT 4.5" FROM FF ELEVA TIO/VS ~ ""' ~: V G4F?AGE (61.92 FU\ ' I ft ! SD-3 I SD-5 54.25 \ t::"' PAD £LEVA T!ON= · SUBTRACT 4.5" FROM FF EL[VA T!ONS GARAGE 63.91 63.91 FS FS I 5425 ! \ rs / ' . ' TC: FU\ • PALM (62,60 f 65 DO ,. PAD ELEVA TiCN= S6r52'15"W 2:2.00' ,r, : Li ~ u \ AV E 64 i_/ r-c: ' - r,1 ,z C"t". v- tr PAD £!.EVA TJON= SUSTR/:CT 4,5" Ff?OM FF ELEVA 7JONS 5ARAGE 54.41 LINE I ;::;::2 \§2)_(_ rr re TT / 220}_/' rr IA T';D/,f:::::.: SUBTRACT 4.5" FR];✓ ff. ELEVA /IC/IS GARAGE (6,i.21) ~ Cc \ TRAFFIC 51TE LINE _ _,,, csb.12 ·-! FE.NCE z ;_,_J SE\. ER-MAIN CJ 1: i > li < 1: r-, t T,11 ~ CDNC,, & GUT! R ,. " ., ' ., " ' " " ' ,, 10 / i . I I \ ! DARCY BRANDON LANDSCAPE ARCHITECT CA LICENSE #3570 7980 Paseo Aliso Carlsbad, CA 92009 Phone:760-803-1920 darcy@bellaterrasandiego.com ~-+-TRAFFIC 5 51TB: LINE:5 I I FUTURE RECYCLED WATER DIAGRAM RECYCLED NATER LEGEND RECYCLED NATER - POT ABLE NATER WATER SUPPLY: • IRRIGATION WILL 6E DESIGNED FOR FUTURE RECYCLED WATER USE SINCE Tl-IE PROPERTY WILL 6E MAINTAINED BY A I--IOMEOll.NER'5 ASSOCIATION. • NO GRAYWATER 15 PLANNED FOR TI-IIS SITE ~;1( ur LL,·- • NO POTABLE WATER WILL 6E USED FOR IRRIGATION AFTER RECYCLED WATER BECCME5 AVAILABLE. ' 0 10 20 30 SCALE: 1" -10' I AM FA"'IILIAR WIT!-1 Tl-IE REQIJIREMENT5 FOR LANDSCAPE AND IRRIGATION FLANS CONTAINED IN Tl-IE CITY OF CARLSBAD'S LANDSCAPE i"'.ANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. 1 I-IAVE PREPARED Tl--!IS PLAN IN COMPLIANCE WIT!-! TI--I05E REGULATIONS AND Tl--!E LANDSCAPE MANUAL AND AGREE TO COMFL Y WIT!-1 ALL REQIJIREMENTS WI--IEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY Tl--!AT Tl--!E FLAN IMPLEMENTS TI--IOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER ':1/24/2018 DATE APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP-----DATE REVIEWED BY: RECYCLED WATER PLAN INSPECTOR DATE I CITY OF CARLSBAD ,1~EE1S1 l----t--i---------------1----1----li---l----l PLANNING DIVISION 3 1---1---+----------------1-----1---1-----1-----1 1---+--+---------------l-----+-----ll----+----i LANDSCAPE DiPROVEMENT PLANS FOR: HARDING & PALM TOWNHOUSE 3535 HARDING STREET CARLSBAD, CA 92008 1-----1t---+--------------------.1-----1---1----1---1 I AP_P_R_o_vm_: ________________ _ 1---l--+-----------------1~---+--'-----1-----1.PLANNING t-;;'.DA.:;lE.=--,~l;::Nl::;;llAL...--t----------------+-,-D..,.,AlE=-+,INl,,,TI=-•-1,------+-------I ;:;;D~WN~B~Y~:===:::;-;:====P==Ro=JE===c==r=N=o=.=:::::;-;::D=R=A=Wl=N=G=N::::O. ~ DAlE INITIAL CHKD BY:___ CT-2017-0008 xxxx DESIGN REVISION DESCRIPTION lration Date: uiJPt19 ER Of WORK OTHER APPROVAL CITY APPROVAL RVWD BY: PUD 2017-0007