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Home My WebLink AboutCD 2020-0022; THE BEACON; Consistency Determinationoor1DDT!E5! IS81'&ves:pr11-1.~r.r:::U!!llllJ:.i' rJ~ ~: wy11Wlllµimp d•Ng last saved: Apr/1912021 7:39 PM by: williamp ~-----,~ -----'-·:.;,, sheet plotted: Jun/16/2021 @ 5:49 PM drawing file name: p:\2020-1 SS asana-beacon phase 3\dd\2020-169-s,.dw © 20 17 Architects Orange, LL p dba A O /~ pl~IIS are i;opyright prorec.'8d. /Jfider si.·ch pro!ec/hn !.!iliJii:bcrize(! i·:,e is .wt permi!/ed. These plans str:J/4' mJJ be rcprodi..·=1 or used w1:1ro:i1 Writ/en permissi0/1 !:Jy AO. 0 0 o ____. en :t> ~ en ::0 a, ► > .~ r~m en _ ~ cn~z ~ m ~ o ► I 0 ►~< Z ~ : :;;Jil-1 c '--CJ ...._. CJ ► ··"'"" I ,.._. m \ -~~~l . ~ I I h _ I, N ,-,.. . ----_. . c::, ' , m -I "U ',, , l,' N ► I ► ~ ;i,' 9 r: --1 ., 1 0 ==-z ' ~ 11 r N ::tJ ==a Z . =&-~ ~~~-N z z ► ::::0 ,, -r; en 'l ' \ -~-,;.,1· ~~)·,.'-. ;,·!~,£!:, ,,, '? ~~· -...;~ . ',, I i' .. (0 ,v z ·1 I . ., ~, •.-.~i;i:,:;:,·,.\:t"~ • . 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SCHINUS MOLLE SCH/NUS MOLLE PLATANUS RACEMOSA PLATANUS RACEMOSA PLATANUS RACEMOSA SCHINUS MOLLE SCHINUS MOLLE SCHINUS MOLLE GUM TREE GUMTREE GUM TREE CALIFORNIA SYCAMORE GUM TREE CALIFORNIA PEPPER TREE CALIFORNIA PEPPER TREE CALIFORNIA SYCAMORE CALIFORNIA SYCAMORE CALIFORNIA SYCAMORE CALIFORNIA PEPPER TREE CALIFORNIA PEPPER TREE CALIFORNIA PEPPER TREE TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN TO REMAIN -,<'i;\ --SCHINUS MOLLE -->< I CALIF.ORNIA ~EPPER_ . TREE -'-_;,.I - ,,-' ; '', I 20' 30' SC~JNUS MOLLE EUCAL vPTUs_ SP.- C~LIFORNIA ·pEPPER TREE . - GUM TREE ' -TO B_E·REMOVED . PLAT AN~s RAC-EMOSA . --CAuFo'r~~M svCAMORE --·. ' -. I L0.04 APPRovig ;f:NTING !RR/GA TION Jo/NG PRECISE ONLY, INCL OF PLANTING LOCATION ·- AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: 40' INSPECTOR DATE [sHfEll CITY ?NNING DIVISION [sffiTISl F CARLSBAD l___iu L__j PL FOR I DATE INITIAL CITY APPROVAL I AA;P;P;RO~V~EiD~:=:;;;::=:::~ii~~~=,1 DRAWING PLANNING GD [ PROJECT NO. OWN BY: DA CHKD BY: DA RVWD BY: NO. ~ ' ' ' P-05 ' C.I.P. VEHICULAR CONCRETE PAVING ~ ' ' ltJ1,t1r o,., "-<f-c-----PROPERTY LINE ------~s:::-EXISTING PARKING LOT LIGHT TO REMAIN ,------E ISrlNG WATER METER LOCATION ~.., 'Iii( -' ,----PROPOSED ~LAND -PER CIVIL ENGINEER'S DRAWINGS P-01 ~LL-PROTECT IN PLACE ' ~~ STALLS STRIPING-P~AWINGS ' ~---< POT-01 X "'121"2"'s""'D"'1A.'"'x;-1.3~>1-"-.. -' .....__,-------8<;1S:i:1.NG SEWER LINE ,------==-EXISTING WATER LINE C.I.P. PEDESTRIAN CONCRETE PAVING // / '.:_._-·<I/ EXISTING ELECTRIC TRANSFORMER AND I WALL-PS.OTECT IN PLACE_,,>-;., ·---' • • ~ EXISTING~LOTLIGHTTO REMAIN -........... ' -' --~11,11.r o, ~ <::-.-:::::::==--_-_-_-_-:_-:::---- ------- POT-01 X I. T -P-01 C.I.P. PEDESTRIAN CONCRETE PAVINI l ) : ( \.:): ' , I I • ' . . . --PATIO RAILING ON LOW WALL -WALL PER -j/Hr. ~."J. j;~~. ,.a •• -ff-~'Jt/ CIVIL ENGINEER'S DRAWINGS_-PATIP · •. · .• 11. • •. •. , · _ '. RAIL TO MATCH RAILING AT"f'rlr'iSE 2----: :-1·:< -:-. _._.,._" --P-02 \c)ll "N" ? ',1 %1 -~ -. --. -. -. -. , . . PORCELAIN TILE PROPOSED FIREPLACE -PER FUTURd TENANT IMPROVEMENri ·--....... :-£:;:,:,:,:,:,:,: EXISTING RETAINING WALL AND1 coLUMNS-P~OTECT 1111 P~sl __ • •o•••••••• ' .. ... ·----.-· -:,:-:-:-:-:-:-:-:.:-:--:-: ' ,. ... -~ ... - -~~,t --........... --POT-01 X (4) "'DIA. X 36"H ' , CAMINO REAL EXl$TING dABLETV- PROTECT IN PLACE EXISTING FIRE HYDRANT BIO-RETENTION AREA -PER CIVIL ENGINEER'S DRAWINGS _______ _,.._...,__---.-..:::..,_..,_ _.,, -/\ ~7✓~ i¥; SA-01 GREEN SCREEN PANEL-PER P-04 t_-"'--1iMTf-&W°'oifK""' U -~ 1i' . / ef "" FIRETABLE ARCHITECTS DRAWINGS DETECTABLE WARNING -.--. " MAT-TYP. AT ALL CURB RAMPS ,·x1S-TING·s-TREET LIGHT ---~----10'-SETBACK-blNE-P-01 ~---EXISTING UTILITY pEQ~S:rAL EXISTING DRAIN INLET- GENERAL CONSTRUCTION PLAN NOTES 1. REFER TO GENERAL NOTES AND LEGENDS, SHEET L0.02 FOR GENERAL CONSTRUCTION NOTES AND ABBREVIATIONS. 2. REFER TO FINISH SCHEDULE, SHEET L 1.00 FOR FINISH INFORMATION. 3. REFER TO POTTERY & SITE AMENITIES PLANS FOR POTTERY & SITE AMENITlES IDENTIFICATION. 4. CONTRACTOR TO VERIFY ALL QUANTITIES PRIOR TO PURCHASE AND INSTALLATION. 5, · • • -• HATCH DENOTES PLANTING AREA. ~-------EXISTING CABLE TV. PROTECT IN PLACE C.LP. PEDESTRIAN CONCRETE PAVING -1~~j ~-EXISTING SIDE WALK TO REMAIN PROTECT IN PLACE ~----EXISTING COMMERCIAL SA-02 e-------~ TRASH RECEPTACLE EL CAMINO REAL ~--EXISTING CURB & GUTTER- ---1=1ROIECT IN PLACE DRIVEWAY ENTRANCE - PROTECT IN PLACE ~----~-------EXISTING WATER VALVE -~ ·--REFER TO CIVIL PLANS 6, j::::::;:::::::;:::::::::::::::I HATCH DENOTES DECOMPOSED GRANITE. 7. ALL FURNITURE TO BE HANDLED BY FFE CONSULTANT, UNLESS SPECIFIED ON LANDSCAPE PLANS. 8, ALL CIVIL INFORMATION AND SITE UT/LIT/ES SHOWN ON THESE PLANS ARE FOR REFERENCE ONLY. REFER TO APPROPRIATE CONSULTANT DRAWINGS. 9. CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND ALL INFORMATION AGAINST EXISTING CONDITIONS PRIOR TO THE START OF CONSTRUCTION. CONTRACTOR SHALL NOTIFY THE OWNER'S REP. OR ARCHITECT OF ANY DISCREPANCIES, N~ 20· ~ ~ 0 2' 5' Hi. CONTRACTOR SHALL VERIFY ALL UTILITIES PRIOR TO CONSTRUCTION AND SHALL BE HELO LIABLE FOR ALL DAMAGES INCURRED DURING CONSTRUCTION. 11. CONTRACTOR SHALL COORDINATE THE INSTALLATION OF ALL SLEEVES AS NECESSARY FOR IRRIGATION DESIGN PRIOR TO INSTALLATION OF CONCRETE PAVING. 12. CONTRACTOR SHALL NOT WILLFULLY PROCEED WITH CONSTRUCTION WHEN IT IS OBVIOUS THAT UNKNOWN OBSTRUCTIONS ANO/OR GRADE DIFFERENCES EXIST THAT MAY NOT HAVE BEEN KNOWN DURING DESIGN, SUCH CONDITIONS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER. THE CONTRACTOR SHALL ASSUME FULL RESPONSIBILITY FOR ALL NECESSARY REVISIONS DUE TO FAILURE TO GIVE SUCH NOTIFICATIONS. 13. ALL CONSTRUCTION AND INSTALLATION OF LANDSCAPE ITEMS SHALL BE PER LOCAL CODES AND ORDINANCES. 14. THE CONTRACTOR SHALL VERIFY ALL MEASUREMENTS AND SHALL BE RESPONSIBLE FOR THE PROPER EXECUTION OF ALL DETAILS OF INSTALLATION INCLUDING COORDINATION OF DESIGN INTENT WITH LANDSCAPE ARCHITECT. ANY CONSTRUCTION NOT MEETING THE APPROVAL OF THE OWNER OR THE LANDSCAPE ARCHITECT SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE WITH ACCEPTABLE CONSTRUCTION. 15, SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES Of AN IMPERMEABLE SURFACE UNLESS THE IMPERMEABLE SURFACES WAS DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPES AREA. DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA ' Architecture. Design. Relationships. DATE INITIAL DESIGNER OF WORK DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL ~ I POT-021 • I I 10' 20' DATE ARTIFICIAL TURF C.I.P. PEDESTRIAN CONCRETE PAVING 'PEBBLE 641' COLOR WITH ACID ETCH #3 PORCELAIN TILE DETECTABLE WARNING MAT C.I.P. VEHICULAR CONCRETE PAVING NATURAL GRAY MEDIUM BROOM FINISH PAINT ON METAL ALUMINUM HEADER FIRETABLE TRASH RECEPTACLE 28" DIA. X 36" H CUSTOM PRECAST CONCRETE PLANTER - SRC TBD 4 / L3.02 4 / L3.01 6 I L3.01 1 / L3.02 5 / L3.01 N/A 3 / L3.02 N/A N/A L 1.01 I 30' INITIAL I 40' I SH~ET I APP RO V[O FOR /RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE CITY OF CARLSBAD w PLANNING DIVISION 9 LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CA.MINO REAL CARLSBAD CA 92009 CONSTRUCTION PLAN I APPROVED: PLANNING DWN BY: D PROJECT NO. DRAWING NO. CHKD BY: DA. CITY APPROVAL RVWD BY: DA 0 20MM PORCELAJN PAVERS 0 CONCRETE PAVING SLAB BELOW TILE 0 TYPE II AGGREGATE BASE -6" MIN. PER GEOTECHNICAL SOILS REPORT 0 GEOTEXTILE FABRIC -PER GEOTECHNICAL SOILS REPORT 0 COMPACTED SUBGRADE -PER GEOTECHNICAL SOILS REPORT 0 CRACK ISOLATION SHEET 0 GROUT PER MANUFACTURER'S RECOMMENDATIONS © f" MIN,;" MAX MORTAR SETTING BED 0-- PORCELAIN TILE C>\pRA-fUS\111\.E -7/0IJ/mll GENERAL NOTES: A. CONTRACTOR SHALL ARRANGE FOR A REPRESENTATIVE OF THE PAVER MANUFACTURER TO CONDUCT PERIODIC VISITS DURING CONSTRUCTION TO OBSERVE A TYPICAL INSTALLATION AND ENSURE THE PAVERS ARE BEING INSTALLED IN ACCORDANCE WITH THE MANUFACTURER'S REQUIREMENTS B. ALL ENO PAVERS TO BE MORTAR SET C. CONCRETE EDGE RESTRAINTS SHOULD BE CONSTRUCTED AND CURED PRIOR TO PLACEMENT OF AGGREGATE BASE AND PAVERS D. PAVERS ARE INTENDED FOR VEHICULAR AND PEDESTRIAN TRAFFIC AREAS. THICKNESS OF PAVER, BASE COURSE AND 'SUbGRADE "NfL'L VARY'DE.F-'END'iNG ON TRAFFIC TYPE, REFER TO GEOTECHNICAL SOILS REPORT FOR PAVING SECTIONS E. REFER TO PLAN AND SCHEDULE FOR PAVER TYPE INFORMATION F. ALL BUTT JOINTS TO HAVE POLYMERIC JOINT SAND AND TO BE SAND SWEPT ~--------< 8 ~----< 6 dt_pav _porcelain_tile _8 1-1/2" = 1'-0" 6 0 0 0 0 0 0 0 ¾" RADIUS EDGE AT PEDESTRIAN PAVING AND¾" RADIUS EDGE AT VEHICULAR PAVING FINISH SURFACE -REFER TO CONSTRUCTION PLANS j" JOINT FILLER BACKER ROD TWO-COMPONENT POLYURETHANE SEALANT -REFER TO NOTES THIS DETAIL ½" DIA X 12•· LONG STEEL SUP DOWEL@ 24" O.C. SPEED DOWEL NO. PSD 12/N0.4 (800) 531-3355 VERTICAL SURFACE 3/8" SCORE JOINT EXPANSION JOINT I -· ·I 1--, J--· I -"I I·-I I· I 1- _1_ i -, DEPTH OF SAW CUT SHALL BE 1/4 OF THE DEPTH OF 1 . -1 I THE CONCRETE PAVING OR MINIMUM 1" DEEP, WHICH I I I -EVER IS GREATER - SAWCUT JOINT EXPANSION JOINTS: • INSTALL EXPANSION JOINTS AT LOCATIONS AND INTERVALS AS SHOWN ON CONSTRUCTION PLANS AND WHERE CONCRETE PAVING ABUTS BUILDINGS, CURBS, OR OTHER STRUCTURES • ON SURFACES LESS THAN 15' WIDE INSTALL EXPANSION JOINTS 15' O.C. MAX OR AS REQUIRED. MONOLITHIC SLABS ARE NOTTO EXCEED 200 S.F. • AFTER THE CURING PERIOD, EXPANSION JOINTS SHALL BE CAREFULLY CLEANED AND FILLED WITH JOINT COMPOUND TO½" BELOW ADJACENT PAVED SURFACE TO AVOID SPILLING ON PAVED SURFACES OR OVERFLOWING FROM JOINT • PRE-MOLDED JOINT FILLER: NON EXTRUDING AND RESILIENT FILLER (BITUMINOUS TYPE) CONFORMING TO ASTM D1751 • SEALANT: SIKAFLEX"2C TWO COMPONENT POLYURETHANE SEALANT. INSTALL l' DEEP. USE CHEMICAL CURE FOR INSTALLATIONS DEEPER THAN ~", COLOR TO MATCH ADJACENT PAVING. BOND BREAKER TYPE TO BE AS RECOMMENDED BY SEALANT MANUFACTURER. • CONTRACTOR TO PROVIDE 6" LONG CURED SAMPLE Of SEALANT, BACKER ROD AND JOINT FILLER TO LANDSCAPE ARCHITECT FOR VERIFICATION OF GENERAL DESIGN CONFORMANCE PRIOR TO INSTALLATION GENERAL NOTES: A. LOCATE JOINTS AS SHOWN ON CONSTRUCTION PLANS CAULKING COLOR SHALL MATCH COLOR OF ADJACENT PAVING B. JOINTS AND OTHER EDGES SHALL BE FORMED IN THE FRESH CONCRETE USING AN EDGING OR GROOVER TOOL TO PROVIDE SMOOTH UNIFORM IMPRESSIONS dLpav_joinl_12 TYPICAL JOINTS 1" = 1'-0" 1 0 CONCRETE PAVING, REFER TO PLANS FOR COLOR, SCORING, FINISH, AND TEXTURE GENERAL NOTES: 0 A APPLY MATTE SEALER TO ALL CONCRETE FLATWORK FINISH GRADE. -1" AT LAWN AREAS. "2" AT GROUND COVER AREAS B. SUBGRADE PREPARATION, COMPOSITJON AND 0 COMPACTION SHALL ADHERE TO GEOTECHNJCAL SOILS THICKENED SLAB. CONTINUOUS, TYP. REPORT RECOMMENDATIONS c. CONCRETE TYPE, THICKNESS, PSI AND REINFORCEMENT 0 REINFORCING PER CIVIL PLANS FOR ON-GRADE PAVEMENT SHALL ADHERE TO GEOTECHNICAL SOILS REPORT RECOMMENDATIONS 0 AND/OR CIVIL CNGINEER COMPACTED SUBGRADE PER SOILS REPORT RECOMMENDATIONS D. ALL NEW CONCRETE PAVING SHALL COMPLY WITH 0 H,;l{{:.\CAPPED ACCESSIBiliTY REQUlREMENTS SUB-BASE PER SOILS REPORT RECOMMENDATIONS E. CONTRACTOR TO PROVIDE 4' X4' SAMPLE FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO 0 CONSTRUCTION ¾" RADIUS EDGE 0 8" OR PER SOILS REPORT RECOMMENDATIONS 0 I 1---rT I 111=-_:_ 4 ________ _;_ -111-,s-11 < •C ,{o /2 C C 0 -' ' -~--I ,, ~ l ,, I--l1 I I -;,-!__ 1'-( ;,_..r-( 'J--,CA-, "-Lu(-1--, !>--, _, I ( iu1 ~1J_)u(l,J( 1,_,c1,':.,(J1.J( -( nuc,t._2c, ;:$Jo_, ~ -, -'-~-?J ~ <J f i_ X Y ft. )'¢/ }f Jp-'7]'-_( ·i, Jf,)rE;;.'i[ :t '~-)'cJ --I ( )~()\-:'._,I )u )<.-?)c:~( ' ' I I--' ,--, I -I\ --I I I I I I t 111=11 =111=11 =-=111-111 -111 -111--111-111-111- 1'-0 0 0 dl_pav _concrete_ veh __ 12 CONG. VEHICULAR PAVING ON GRADE 1"=1'·0" 5 DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS REFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA Architecture. Design. Relationships. 0 CONCRETE PAVJNG. REFER TO PLANS FOR COLOR, SCORING, FINISH, AND TEXTURE GENERAL NOTES: 0 A APPLY MATTE SEALER TO ALL CONCRETE FLATWORK FIN/SH GRADE. -1" AT LAWN AREAS. -2" AT GROUND COVER AREAS B. SUBGRADE PREPARATION, COMPOSITION AND 0 COMPACTION SHALL ADHERE TO GEOTECHNICAL SOILS THICKENED SLAB. CONTINUOUS, TYP. REPORT RECOMMENDATIONS c. CONCRETE TYPE, THICKNESS, PSl AND REINFORCEMENT 0 REINFORCING PER CIVIL PLANS FOR ON-GRADE PAVEMENT SHALL ADHERE TO GEOTECHNICAL SOILS REPORT RECOMMENDATIONS 0 AND/OR CIVIL ENGINEER COMPACTED SUBGRADE PER SOILS REPORT RECOMMENDATlONS D. ALL NEW CONCRETE PAVING SHALL COMPLY WITH 0 HANDICAPPED ACCESSIBILITY REQUIREMENTS SUB-BASE PER SOILS REPORT RECOMMENDATIONS E. CONTRACTOR TO PROVIDE 4' X 4' SAMPLE FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO 0 i" RADIUS EDGE CONSTRUCTION 0 4" OR PER SOILS REPORT RECOMMENDATIONS 2 4 J--0 ~I 11I1:I IT TJ I ilI -;I I " ., ':;-----~---©-~----8 ,1 ro ' ~ ~ --I --I I I 1 ~, ,!, . !'-£)" .. -w· l:Jl:i 1" '"i,[L $' , J>;A-1..Ar/-, . . ';/),LI , )5, -I 1-111--111-111-II . . ,, )'?,0>1, --"-'{J.-J-'-;:;:-~7!--J,qJ: /-;>;i)-'-~1'C:,:, - ! : -1---= --111--1 I --111---111--111-cl 11--11 --111---:-11 i 111,_I I : 111:.::_:111111: 11 1= 111-:: 111:-111-=1 11 111-----=I I 10--:::111---::-111=1 I 1----=:1 I l=----=I I 1,1=-::111:; ----:.:1 I 1--::---: dt_pav_concrete_ped_ 12 CONG. PEDESTRIAN PAVING ON GRADE 1"=1'·0" (4 -,=-- 6S~iUSCAP~ If;;,~ )~cESS~/~- ., '/ll(l1: ~ ~ -'= -~-- ro~m, * 1 """""" □a., -* . 'I, ,~, ;! ,f'~, "'" /~ ---I-----· 1f or c~1.11ll~ DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL L3.01 APPROVED FOR !RR/GA T!ON ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY, INSPECTOR DATE I SH:ET I CITY OF CARLSBAD w PLANNING DIVISION 9 LANDSCAPE IMPROVEMENT PLANS FOR THE BEACON 3 -CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 CONSTRUCTION DETAILS I APPROVED, PLANNING I OWN BY, G I PROJECT NO. I DRAWING NO. DATE INlllAL CHKD BY, DA CITY APPROVAL RVWD BY, DA 0 0 0 0 0 tit X 5-1/2" ALUMINUM EDGING, MILL FINISH, SECURED IN GROUND WITH STAKES ALUMINUM STAKE-INSTALL QUANTITY & SPACING PER MANUFACTURER'S RECOMMENDATIONS FINISH GRADE IN PLANTING AREA GRASS COMPACTED SUBGRADE PER SOILS REPORT RECOMMENDATIONS ALUMINUM HEADER 0 PRIMARY PLANT -INSTALL ROOTCROWN 1" ABOVE RIM OF POT 0 PLANTING BACKFILL MIX-EQUAL PARTS WOOD SHAVINGS & WASHED CONCRETE SAND CD INSTALL ATRIUM GRATE OR P,V.C. SLIP CAP ON TOP OF INSPECTION PIPE INSTALL 3" DIA. PERFORATED INSPEC I ION 0 DRAINPIPE (ASTM 02729) L TO EXTEND FROM TOP OF POT INTO PEA GRAVEL AS SHOWN. WRAP WITH FILTER FABRIC 0 POTTERY 0 WATERPROOFING ON INS\DE OF POTTERY -AS REQUIRED 0 3'' DEEP LAYER OF CLEAN PEA GRAVEL (j") ON BOTTOM OF POT 0 INSTALi. FILTER FABRIC ON BOTTOM OF POT 2" DIA. HOLE IN BOTTOM OF POT -INSTALLED 0 BY LANDSCAPE CONTRACTOR CONTRACTOR TO CAULK BASE OF POT TO PREVENT DRAIN WATER FROM SPILLING ONTO DECK SURFACE ® SECONDARY PLANTING OR COBBLE -REFER TO PLANTING PLANS 0 IRRIGATION CONDUIT TO POT -REFcR TO IRRIGATION PLANS & DETAILS. SEAL OPENING AROUND PIPE @ ADJACENT FINISH SURFACE -REFER TO CONSTRUCTION PLANS POTTERY PLANTING C,'\l)RA-IID\1111.1! IIIEE1ll'\IOCII 7/m/"111 M-01 dt_header_turf_ 4 3" :.1'-0" 3 ~------112 pdt_pottery N.T.S. 6 0 TRUNCATED DOME SURFACE APPLIED MAT SYSTEM. ADHERED TO CONCRETE -ROLL THIN COAT OF ADHESIVE ON TOP OF MAT AND BROADCAST NSGS TO REFUSAL. 0 TOP COAT FINISH PER FINISH SCHEDULE. SEALER SELECTION PER MANUFACTURER'S RECOMMENDATION 0 4" CONCRETE SLAB AT CURB RAMP 0 #3 REINFORCING AT 18" O.C., B.W. 0 ADHESIVE PER MANUFACTURER'S RECOMMENDATION 0 ADJACENT PAVING 0 COMPACTED SUBGRADE PER SOILS REPORT RECOMMENDATIONS 0 ISOLATION JOINT 0 CONCRETE CURB AND GUTTER PER CIVIL ENGINEER'S PLANS 8 ® SUB-BASE PER SOILS REPORT 9 DETECTABLE WARNING SURFACE MAT BACKING UNIQUE PROPRIETARY, MULTI-LAYERED, PREMIUM BACKING SYSTEM WITH MICROMECHANICAL SEAMING TECHNOLOGY NOTES: NATURAL GRASS TREATED LUMBER NAILER BOARD TYPICALLY 2X4 SET 3/4" TO I" BELOW PATIO OR LEVEL SURFACE 12"-18" REBAR THROUGH CENTER DRILLED HOLES 1. INSTALLATION TOBE COMPLETED IN ACCORDANCE WITH MANUFACTURER'S SPECIFICATIONS. 2. DO NOT SCALE DRAWING. 3"-3/4" AND SMALLER ANGULAR STONE 3. THIS DRAWING IS INTENDED FOR USE BY ARCHITECTS, ENGINEERS, CONTRACTORS, CONSULTANTS AND DESIGN PROFESSIONALS FOR PLANNING PURPOSES ONLY. THIS DRAWING MAY NOT BE USED FOR CONSTRUCTION. 4. ALL INFORMATION CONTAINED HEREIN WAS CURRENT AT THE TIME OF DEVELOPMENT BUT MUST BE REVIEWED AND APPROVED BY THE PRODUCT MANUFACTURER TO BE CONSIDERED ACCURATE. 5. CONTRACTOR'S NOTE: FOR PRODUCT AND COMPANY INFORMATION VISIT www.CADdetails.comnnfo AND ENTER REFERENCE NUMBER 1148-065 1148-065 PROTECTED BY COPYRIGHT ©2021 CADDETAILS.COM LTD, ARTIFICIAL TURF DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA Architecture. Design. Relationships. 3'-0" ® 1" STAPLES ON'E fiH'l)r'i, '1•i.!t 'CROWN GALVANIZED STAPLES SPACED EVERY 3" EDGE DETAIL-FOREVER LAWN LANDSCAPE OVER AGGREGATE FOREVERLAWN SYNTHETIC TURF CONCRETE ANCHOR --ADJACENT SURF ACE SUCH AS SIDEWALK, PATIO, DECK, OR OTHER ~---+-----{6 dt_truncated_ domes_ mat_8 1-1/2":. f-0" REVISION DATE 17/05/2021 CADdetails.com 1 dt_artificiaUurUoreverlawn N.T.S. 4 I SH:ET I L3.02 APPROVED FOR !RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" RCE EXP. DATE REVIEWED BY INSPECTOR DATE CITY OF CARLSBAD w PLANNING DIVISION 9 LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 CONSTRUCTION DETAILS i-------+---+-----------------------;---+---1---+----' IA __ P_P_R_o_v_Eo_, _________________ _ _PLANNING DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE !Nill AL OTHER APPROVAL CITY APPROVAL OWN BY: GD CHKD BY: DA RVWD BY: DA PROJECT NO. DRAWING NO. Q\pRA-fUS\111Ul -7/»1""1 ) ·-----1-~, ~--=:;~, ; --------.-.::::~ __ // ""'~' ......_,,1-................_ -~ -------"" \, ~--,l',. ~"""''" '•,,, SYMBOL I HYDROZONE MEDIUM LOW SYNTHETIC TURF ··--w. / O('WoRK l03ji ~ ---~ WATER USE MEDIUM LOW NONE ·--. ____ ---- IRRIGATION METHOD AREA SUB-SURFACE DRIP 3,660 SUB-SURFACE DRIP 7,509 NONE 264 TOT AL 11,433 % OF LANDSCAPE AREA 32% 65,7% 2.3% 100% DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA ------ '? I ('~y1/' ,j} 1 I MAXIMUM APPLIED WATER ALLOWANCE (M,A.W.A.): M.AW,A. = (47.0)(0.62) [( 0.45 x11,433 )] = 149,920 GAL/YEAR ESTIMATED TOTAL WATER USE (E,TW.U.): E.T.W.U, = (47.0)(0,62) [ ( 0.5 X 3,660) ] 80% E.T.W.U. = (47.0)(0.62) [ ( 0.3 X 7,509) ] 80% = 66,657 GAL/YEAR = 82,054 GAL/YEAR ETWU TOTAL = 148,711 GAL/YEAR I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS, I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS, I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER, April 21, 202/ SIGNATURE DATE • LOW VOLUME SUB-SURFACE DRIP IRRIGATION SHALL BE USED TO IRRIGATE THE PLANT MATERIAL, • THE IRRIGATION SYSTEM SHALL BE DESIGNED FOR THE USE OF RECYCLED WATER FOR FUTURE CONNECTION TO RECYCLED WATER SYSTEM. A SOIL ANALYSIS WILL BE PREFORMED APPROPRIATE PLANT SELECTION NO TURF GRASS IS PROPOSED LOW VOLUME SUB-SURFACE DRIP IRRIGATION WILL BE USED LANDSCAPE MULCH L4.01 APPROVED F-OR /RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" N® RCE EXP, 20' i,--' I I I I REVIEWED BY: ~ 0 2' 5' 10' 20' 30' 40' DATE INSPECTOR DATE 1-------+--+----------+----+--l------l-----l fsHrril CITY OF CARLS BAD ~ PLANNING DIVISION ~ Liu ,-------------t---+--+-----------------1----i--_Jl-. _ _j __ J LANDSCAPE lMPROVEMENT PLANS FOR: Architecture. Design. Relationships. THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 WATER CONSERVATION PLAN l-----+----+-------------------,.._---l-----l-----l------1 1-A_P_P_R_o_v_Eo_: ------------------ PLANNING DA TE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL OWN BY: GD CHKD BY: _sD;cA'--- RVWD BY: DA PROJECT NO, DRAWING NO. 4 18' 8TH - 3 OLE EU~ 36" BOX 'SWAN HILL' 2 ALO BAI 24" BOX . CAMINO REAL NOTES --'--- 1 EL CAMINO REAL 1. R.ff.E~ TO GENERAL NOTES AND LEGENDS, SHEET LO.ll2 !=OR GENERAL CONSTRUCTION NOTES Jl.ND ABBREVl/!,TIONS. 2. REFER TO MASTER TREE LEGEND, THIS SHEET FOR PLANTING INFORMATION. 3. QUANTITIES LISTED ARE FOR CONVENIENCE ONLY, LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL PLANT QUANTtTIES PRIOR TO FINAL BID. 4. LANDSCAPE CONTRACTOR TO PROVIDE PHOTOGRAPHS WITH MEASUREMENTS OF ALL PLANT MATERIAL FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. 5, ALL PLANTER AREAS SHALL BE WATERED WITH AN AUTOMATIC IRRIGATION SYSTEM. 6. ALL PLANT MATERIAL SHALL BE APPROVED ON SITE BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. IF THE PLANT MATERIAL DOES NOT MATCH THE QUALITY AND CHARACTER OF THE APPROVED DIGITAL PHOTOGRAPHS, OR IF THE PLANT MATERIAL HAS BEEN INSTALLED WITHOUT PRIOR APPROVAL, THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT SUCH PLANT MATERIAL(S) AT THE CONTRACTOR'S EXPENSE. 7, FINAL LOCATION OF ALL PLANT MATERIAL SHALL BE SUBJECT TO APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 8. ON-SITE SOIL SHALL NOT BE USED FOR RAISED PLANTERS, PLANTER MIX PER SPECIFICATIONS. 9. SPECIMEN TREES TO BE TAGGED BY LANDSCAPE ARCHITECT. 10. ALL PLANTING AREAS TO RECEIVE TOP DRESSING WITH A MINIMUM 3" THICK LAYER PER SPECIFICATIONS. CONTRACTOR TO PROVIDE SAMPLES TO LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 11. ALL UTILITIES ARE TO BE SCREENED. 12. TREES PLANTED WITHIN 5' OF PUBLIC SIDEWALKS SHALL BE INST ALL ED WITH ROOT BARRIERS APPROVED BY THE CITY. C\ORA-FUS\'1111£ -7/f!J/'11>11 I,~/ ,----c ---IK_ ·--------~'---r··--. -- -----s ____ -.. / 1 OLE EUR-----r,,____ -----c_ ___ ·-C -36"1 ox :,s~1~~HILL' _ "·· 1-.c: __ c Le I -1~,J r-=./'7 ------.,. --,,_---. c: ••. ,c .. ; --- 3 ALO BAI -----24" BOX---- ·-·-1r-.._ ·-s_ ·------------ ----- ------- ----. '-'·---.._ RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA ------ Architecture. Design. Relationships. ALO BAI ALOE BAINESII LAU NOB LAURUS NOBILIS LOP CON LOPHOSTEMON CONFERTUS OLE EUR OLEA EUROPEA 'SWAN HILL' PHO DAG PHOENIX DACTYLIFERA 'DEGLET NOOR' PLA RAC PLATANUS RACEMOSA NOTE: A SEE LANDSCAPE SHEETS FOR PLANTING NOTES DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION TREE ALOE BAY LAUREL BRISBANE BOX SWAN HILL OLIVE DEGLET NOOR DATE PALM WESTERN SYCAMORE PARKING LOT AREA LANDSCAPE AREA LANDSCAPE PERCENTAGE N~ 20' ~ I I I I"'\ 0 2' 5' 10' 20' 30' DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL I 40' I SHEET I 24" BOX 5 L 36" BOX 11 L 24" BOX 2 M 36" BOX 4 L 18' 8.T.H 4 L MATCHING 48" BOX 2 M 18,508 S.F. 687 S.F. 3.70% L7.01 APPROVED FOR !RR/GA T!ON AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE CITY OF CARLSBAD w PLANNING DIVISION 9 LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3 -CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 TREE PLAN I APPROVED: PLANNING DWN BY: GD PROJECT NO. I DRAWING NO. CHKD BY: DA RVWD BY: DA ~ 0 EB ffi 0 @ 2::"i © ® e CD * Iii ® ~ @ CT) @ AGAVE 'BLUE GLOW BLUE GLOW AGAVE ALOE CAMERONII RED ALOE BACCHARIS PILULARIS 'TWIN PEAKS' DWARF COYOTE BUSH BOUGAINVILLEA 'VERA PURPLE' VERA PURPLE BOUGAINVILLEA CHONDROPETALUM TECTORUM GAPE REED DIANELLA REVOLUTA BLUE FLAX-LILY DIANELLA TASMANICA 'VARIEGATA' WHITE STRIPED FLAX LILY DISTICTIS BUCCINATORIA Bl.OOD-RED TRUMPET VINE FURCRAEA FOETIDA 'MEDIOPICTA' MAURITIUS HEMP LANTANA 'NEW GOLD' NEW GOLD LANTANA LAVANDULA ANGUSTIFOLIA 'HIDCOTE' ENGLISH LAVENDER LIGUSTRUM JAPONICUM 'TEXANUM' WAXLEAF PRIVET MUHLENBERGIA RIGENS DEER GRASS PHILODENDRON XANADU WINTERBOURN PITTOSPORUM TOBIRA MOCK ORANGE RHAPIS EXCELSA LADY PALM ROSA 'CAREFREE BEAUTY' CAREFREE BEAUTY ROSE TECOMA STANS YELLOW BELLS WESTRINGIA FRUTICOSA COAST ROSEMARY JUNCUS PATENS CALIFORNIA GRAY RUSH CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM MYOPORUM PARVIFOLIUM 'WHITE' WHITE CREEPING MYOPORUM SENECIO SERPENS BLUE CHALKSTJCKS 15 GAL L 15 GAL L 5 GAL L 5 GAL L 15 GAL L 5GAL L 5 GAL M 15 GAL M 15 GAL L 5 GAL VL 5 GAL L 5 GAL M 5 GAL L 5GAL M 5 GAL M 15 GAL M 5 GAL M 15 GAL L 5 GAL L 1 GAL L 265 1 GAL L 1 GAL L 1 GAL L 669 69 112 77 213 31 129 278 156 53 17 84 77 75 572 DI 25 5 9 10 6 4 8 RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TVi'O DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA N/A N/A 36" 36" 48" 24" 24" N/A 24" 24" 24" 3011 30" 24" 24n N/A 24" 24" 18" 36" 18" Architecture. Design. Relationships. STAKED 590 S.F. TOTAL 169 S.F. TOTAL 1,717 S.F. TOTAL 1502 S.F. TOTAL DATE INITIAL DESIGNER OF WORK ---------- REVISION DESCRIPTION ------------·- L8.00 APPROVED FOR /RR/GA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE ~ CITY OF CARLSBAD w PLANNING DIVISION 2 9 LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 SHRUB LEGEND ~--~----1----'---l ~D:'_W"N""-B-'Yc':.'.__::G=.,,:=-=.J L __ P_R_O_J_E_C_T_N_O_. __ I DRAWING ' DATE INITIAL DATE INITIAL CHKD BY: __,D"cA~ OTHER APPROVAL CITY APPROVAL RVWD BY: DA NO. --.······. NOTES 11 I ~1 --: __ l: • -~1,.4~;;()'~ f, .. ~-' --·• l!.it-~6'Rl I !i I l ___ ·-._1 . ' ' ·•[Jo.•.· . . . . . . · .. . •. ' •, : ... . . · .. I . . :. . / ;· ·---. __ j 1. REFER TO GENERAL NOTES AND LEGENDS, SHEET L0.02 FOR GENERAL CONSTRUCTION NOTES AND ABBREVIATIONS. 2, REFER TO MASTER TREE LEGEND, THIS SHEET FOR PLANTING INFORMATION. 3. QUANTITIES LISTED ARE FOR CONVENIENCE ONLY. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING All PLANT QUANTITIES PRIOR TO FINAL BID. 4. LANDSCAPE CONTRACTOR TO PROVIDE PHOTOGRAPHS WITH MEASUREMENTS OF All PLANT MATERIAL FOR REVIEW ANO APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. 5. All PLANTER AREAS SHALL BE WATERED WITH AN AUTOMATIC IRRIGATION SYSTEM, 6. ALL PLANT MATERIAL SHALL BE APPROVED ON SITE BY LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. IF THE PLANT lv1ATERIAL DOES NOT MATCH THE QUALITY AND CHARACTER OF THE APPROVED DIGIT AL PHOTOGRAPHS, OR IF THE PLANT MATERIAL HAS BEEN INSTALLED WITHOUT PRIOR APPROVAL, THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT SUCH PLANT MATERIAL(S) AT THE CONTRACTOR'S EXPENSE. ?. FINAL LOCATION OF ALL PLANT MATERIAL SHALL BE SUBJECT TO APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION 8. ON-SITE SOIL SHALL NOT BE USED FOR RAISED PLANTERS. PLANTER MIX PER SPECIFICATIONS. 9. SPECIMEN TREES TO BF TAGGED BY LANDSCAPE ARCHITECT. 10. ALL PLANTING AREAS TO RECEIVE TOP DRESSING WITH A MINIMUM 3" THICK LAYER PER SPECIFICATIONS. CONTRACTOR TO PROVIDE SAMPLES TO LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 11, ALL UTILITIES ARE TO BE SCREENED. 12. TREES PLANTED WITHIN 5' OF PUBLIC SIDEWALKS SHALL BE INSTALLED WITH ROOT BARRIERS APPROVED BY THE CITY. """"'-FUS\111U: -'""""'' DI EL CAMINO REAL RT DIAL TOLL FREE 1-800-422 -4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA Architecture. Design. Relationships. @ I - ~ 0 EB ffi 0 @ ~ © ® 8 CD * @!ll ® B:s @ CT) @ N® 10 l"i-rr-1 I I 0 1' 3' 5' 10' 15' AGAVE 'BLUE GLOW' BLUE GLOW AGAVE ALOE CAMERONII RED ALOE BACCHARIS PILULARIS 'TWIN PEAKS' DWARF COYOTE BUSH BOUGAINVILLEA 'VERA PURPLE' VERA PURPLE BOUGAINVILLEA CHONDROPETALUM TECTORUM CAPE REED DIANELLA REVOLUTA BLUE FLAKLIL Y DIANELLA TASMANICA 'VARIEGATA' WHITE STRIPED FLAX LILY DISTICTIS BUCCINA TORIA BLOOD-RED TRUMPET VINE FURCRAEA FOETIDA 'MEDIOPICTA' MAURITIUS HEMP LANTANA 'NEW GOLD' NEW GOLD LANTANA LAVANDULA ANGUSTIFOLIA 'HIDCOTE' ENGLISH LAVENDER LIGUSTRUM JAPONICUM 'TEXANUM' WAXLEAF PRIVET MUHLENBERGIA RIGENS DEER GRASS PHILODENDRON XANADU W/NTERBOURN PITTOSPORUM TOBIRA MOCK ORANGE RHAPIS EXCELSA LADY PALM ROSA 'CAREFREE BEAUTY' CAREFREE BEAUTY ROSE TECOMA STANS YELLOW BELLS WESTRINGIA FRUTICOSA COAST ROSEMARY JUNCUS PATENS CALIFORNIA GRAY RUSH CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NAT AL PLUM MYOPORUM PARVIFOLIUM 'WHITE' WHITE CREEPING MYOPORUM SENECIO SERPENS BLUE CHALKSTICKS 15 GAL L 15 GAL L 5GAL L 5GAL L 15 GAL L 5GAL L 5GAL M 15 GAL M 15 GAL L 5GAL VL 5GAL L 5GAL M 5GAL L 5GAL M 5 GAL M 15 GAL M 5 GAL M 15 GAL L 5GAL L 1 GAL L 1 GAL L 1 GAL L 1 GAL L L8.01 I 20' APPROVED FOR !RR/GA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE EXP. DATE REVIEWED BY INSPECTOR DATE ~ CITY OF CARLSBAD w PLANNING DIVISION 3 9 LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 SHRUB PLAN i-------+----+-------------------+-----+---+----1-----1 1-A_P_P_R_o_v_E_D_: ------------------ _ PLANNING DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL OWN BY: GD CHKD BY: DA RVWD BY: DA PROJECT NO. DRAWING NO. ~ ~ ' "-•• > -~ ',, r",, I "L,.,__ ... ; c·, ·; --.'.i ----. ,-I ,. \ ·,\ ~9J ]/i;J '.e;,~ -'-ffj i5 'Qt ,,/,,.. \, ___ F"•----.-.. ~; >/ ·)~Q,% '·> ' \ , (... . "' '···\ -----, -1!,f I ' (, ;'··, .II I 0~ /(·• ••, .. , I <,,.{_/ <::5;, "· ,. ~ -, I • I, . . I I c: ..... I p-" ·-·-,v__ ---t .. ,,.: __ ' ~, " '." ./'.· \..,~ -'1,::--..... ' •• {. ~ I ,.) I .. ./'••..._ \ .. \' ~ .r-i ~ -------....... .}¾.+ ·----. s NOTES 1. REFER TO GENERAL NOTES AND LEGENDS, SHEET L0.02 FOR GENERAL CONSTRUCTION NOTES ANO ABBREVIATIONS. 2, REFER TO MASTER TREE LEGEND, THIS SHEET FOR PLANTING INFORMATION. 3. QUANTITIES LISTED ARE FOR CONVENIENCE ONLY. LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING ALL PLANT QUANTITIES PRIOR TO FINAL BID, 4, LANDSCAPE CONTRACTOR TO PROVIDE PHOTOGRAPHS WITH MEASUREMENTS OF ALL PLANT MATERIA.L FOR REVIEW AND APPROVAL BY LANDSCAPE ARCHITECT PRIOR TO PURCHASE. 5. ALL PLANTER AREAS SHALL BE WATERED WITH AN AUTOMATIC IRRIGATION SYSTEM. 6. ALL PLANT MATERIAL SHALL BE APPROVED ON SITE BY LANDSCAPE ARCHJTECT PRIOR TO INSTALLATION. IF THE PLANT MATERIAL DOES NOT MATCH THE QUALITY AND CHARACTER OF THE APPROVED DIGITAL PHOTOGRAPHS, OR IF THE PLANT MATERIAL HAS BEEN INSTALLED WITHOUT PRIOR APPROVAL, THE LANDSCAPE ARCHITECT RESERVES THE RIGHT TO REJECT SUCH PLANT MATERIAL(S) AT THE CONTRACTOR'S EXPENSE. 7. FINAL LOCATION OF ALL PLANT MATERIAL SHALL BE SUBJECT TO APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION. 8. ON-SITE SOIL SHALL NOT BE USED FOR RAISED PLANTERS, PLANTER MIX PER SPECIFICATIONS. 9. SPECIMEN TREES TO BE TAGGED BY LANDSCAPE ARCHITECT. 10. ALL PLANTING AREAS TO RECEIVE TOP DRESSING WITH A MINIMUM 3" THICK LAYER PER SPECIFICATIONS. CONTRACTOR TO PROVIDE SAMPLES TO LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO INSTALLATION. 11. ALL UTILITIES ARE TO BE SCREENED. 12. TREES PLANTED WITHIN 5' OF PUBLIC SIDEWALKS SHALL BE INSTALLED WITH ROOT BARRIERS APPROVED BY THE CITY, ')j,_ I -. .. J """•• ' "· ,,I II--I I II II ~/~ ( ··, •• ~ i' , ./,/, /. / / 1 '~.!1,~··,~~~io~~ I ------- ·------ @s AGAVE 'BLUE GLOW' 15 GAL L BLUE GLOW AGAVE ~ ALOE CAMERON II 15 GAL L RED ALOE 0 BACCHARIS PILULARIS 'TWIN PEAKS' 5GAL L DWARF COYOTE BUSH EB BOUGAINVILLEA 'VERA PURPLE' 5GAL L VERA PURPLE BOUGAINVILLEA ffi CHONDROPETALUM TECTORUM 15 GAL L CAPE REED 0 DIAN ELLA REVOLUTA 5 GAL L BLUE FLAX-LILY @ DIANELLA TASMANICA 'VARIEGATA' 5GAL M WHITE STRIPED FLAX LILY ~ DISTICTIS BUCCINATORIA 15 GAL M BLOOD-RED TRUMPET VINE © FURCRAEA FOETIDA 'MEDIOPICTA' 15 GAL L MAURITIUS HEMP ® LANTANA 'NEW GOLD' 5GAL VL NEW GOLD LANTANA e LAVANDULA ANGUSTIFOLIA 'HIOCOTE' 5 GAL L ENGLISH LAVENDER CD LIGUSTRUM JAPONICUM 'TEXANUM' 5GAL M WAXLEAF PRIVET * MUHLENBERGIA RIGENS 5GAL L DEER GRASS ~ PHILODENDRON XANADU 5 GAL M WINTERBOURN ® PITTOSPORUM TOBI RA 5GAL M MOCK ORANGE ~ RHAPIS EXCELSA 15 GAL M LADY PALM @ ROSA 'CAREFREE BEAUTY' 5GAL M CAREFREE BEAUTY ROSE TECOMA STANS 15 GAL L YELLOW BELLS I I ....... /1 , ~'" I r '·. , .. i, ~ · • I hc~\;;tt:::JII I r•. ' 1----------+-------.+----+----II '"'.. I @··f -1:11: , ( .. ) •, .... ,,__ I 1 lJ .. (d I . ". CT) @ WESTRINGIA FRUTICOSA 5 GAL L COAST ROSEMARY .. ·a~.. .. ~ ... ~ ~ (ll ll;I ~ !!!I 1'll ~·-~ •. , -=-. ~~c~.--~61~ ~ . . . . . LIM I T O ·-•• -" " -" " __,, •• ·;;;;;;;;;,,;;, . . · f WORK -m ~ ~ 111 ia ~ 8 ru ~·~· ~--... ------=... - EL CAMINO REAL DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA ----.. --. -.. _,_. Architecture. Design. Relationships, I O' 1•,r-, 0 1' 3' 5' --) \ ,,~I ,ir--------j------------+----+-----1 .. .. ,, <'\\lltf-J:> ·--.... / I ( .... ·,. 10' 15' -~V' ~ I ) . I I '· ... _ s ··,..._ ··-.. - •, II I@[ -41, -~-\ 7 . I I ~, I I I I I I ~~. ;c . / I ' J I I --~1--_ -~------- E ~~[~I I JUNCUS PATENS CALIFORNIA GRAY RUSH CARISSA MACROCARPA 'GREEN CARPET' GREEN CARPET NATAL PLUM MYOPORUM PARVIFOLIUM 'WHITE' WHITE CREEPING MYOPORUM SENECIO SERPENS BLUE CHALKSTICKS 1 GAL L 1 GAL L 1 GAL L 1 GAL L L8.02 APPROVED FOR !RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP. ___ _ DATE REVIEWED BY: INSPECTOR DATE 20' fsHml CITY OF CARLSBAD ~ l---+----,f-------------------+---+--+---+----1 l_iu PLANNING DIVISION ~ :=L=AN===n=s=cA:'.,P::::E;:::::I=M:::P:::R=o=VE=M=E=N=T=P=L=A=N=s=F=o=R=: ===-'===:::: DATE INITIAL DATE INITIAL DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 SHRUB PLAN I APPROVED: PLANNING OWN BY: GD I PROJECT NO. I DRAWING NO. CHKD BY: DA RVWD BY: DA I ~ ~::"~ "·, •.·.• /! ;/ /if/ ' . . = ... :· >~~Ji_J --~ --=--------=------_----- --------- ==----=-....,---c-- , CAMINO REAL """"'-FUS\1111.E -'""""'' ""=-=-=--""~.,, .. -... "" -..,_ .. """""""" =·"" EL CAMINO REAL =--..-...... _.,..,,_ LIMIT OF WORK "' ""' DI RT DIAL TOLL FREE 1 ·800·422·4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA ...... _i,,_ Architecture. Design. Relationships. .=---... .,,--= ·-""-··--"' A LIMIT OFWORk . ~ . ' :E '\, =~~~ " 20' • I~ ' 0 2' 5' 10' I 20' 30' 40' L9.01 APPROVED FOR /RR/GA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUil T" RCE __ _ EXP, ___ _ DATE REVIEWED BY: INSPECTOR DATE ~ CITY OF CARLSBAD l----+--1----------------t--+---+--.J.---I LJU PLANNING DIVISION ---·----+----+-----1----+---' i-----------1---i---J---------------+---l----1~--+----l LANDSCAPE IMPROVEMENT PLANS FOR: [SHmsl L,_g_J THE BEACON 3 ·CONSISTENCY DETERMINATION EXHIBIT 7760•7770 EL CAMINO REAL CARLSBAD CA 92009 LANDSCAPE MAINTENANCE RESPONSIBILITY PLAN >---+--+-----------------1--+---+---1----1 1-AP_P_R_o_vE_□_: -------------- f---t--+----------------+------+---+----1 ~P:;':LA=;N:=N';IN:=G:==:;;;;;:=:;-;:::::==========~ OWN BY: GD PROJECT NO. I DRAWING NO. CHKD BY: DA RVWD BY: DA DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL 0 0 0) INSTALL SHRUBS FOR HEDGE IN A STRAIGHT LINE -REFER TO SHRUB LEGEND ON PLANTING PLANS FOR SPACING SHRUB PLANTING PIT FINISH GRADE IN PLANTING AREA ili "' I WIDTH HEDGE PLANTING 0 0 0) 0 0 0 ADJACENT FINISH GRADE MASONRY WALL VINE -REFER TO PLANTING PLANS 1" DIA. EYE HOOK (PLATED, 'REDHEAD' OR EQUAL) REMOVE NURSERY STOCK FROM FRAME AND ATTACH TO HOOK OR WIRE WITH 1" PLASTIC NURSERY TIE. COLOR TO BE GREEN 8 GUAGE GALVAN\ZED·11\,.(RC:. TlE FROM EYE HOOK TO EYE HOOK VINE PLANTING C>-FUl\1111.t! -7/0JJl'JIJIO NOTES: A. LANDSCAPE CONTRACTOR SHALL CLIP SHRUBS INTO A CONTINUOUS FORMAL HEDGE: STRAIGHT LINES, CRISP CORNERS, FLAT TOP & SIDES. PREPARE A SAMPLE HEDGE 4' LONG FOR REVIEW & APPROVAL BY LANDSCAPE ARCHITECT. ALL HEDGES SHALL BE TRIMMED PRIOR TO COMPLETION OF LANDSCAPE CONSTRUCTION B, VERIFY FINAL DIMENSIONS WITH LANDSCAPE ARCHITECT PRIOR TO PREPARING SAMPLE -DIMENSIONS NOTED ARE APPROXIMATE DIMENSION SCHEDULE: 1 GAL. -6"W X 9"H 5 GAL.-12"W X 16"H 15 GAL. -18"W X 30"H 0 pdt_hedge_planUng N.T.S. 3 pdt_vine_planting N.T.S. 6 0 ~ OF EQUAL SPACING 0 ADJACENT PAV!NG OR CURB NOTES: A ALL SHRUBS & GROUNDCOVER TO BE PLANTED AT EQUAL SPACING (TRIANGULAR PER O.C. SPACING ON PLANS AND LEGENDS) EQUAL I --)1--- / \ I \ I ® I \ pdt_shrub _groundcover_spacing SHRUB & GROUNDCOVER SPACING N.T.S. 0 0 0) 0 0 0 0 0 0 ® GROUNDCOVER 3" LAYER OF MULCH EXCEPT AT ROOT CROWN FINISH GRADE OF PLANTER SOIL BACKFILL MIX PER SPECIFICATIONS WATERPROOFING PER WATERPROOFING CONSULTANT DRAIN BOARD PER WATERPROOFING CONSULTANT LIGHT WEIGHT CONCRETE TOPPING SLAB. SLOPE TO DRAIN STRUCTURAL SLAB IRRIGATION LATERAL LINE PENETRATION. SEE MEP DRAWINGS PLANTER DRAIN SEE MEP DRAWINGS --<9 ~-<, NOTES: DRAINAGE ROCK FILTER FABRIC 3" SCHEDULE 40 PERFORATED PVC INSPECTION/ AERATION PIPE AND DRAIN LINE WRAPPED IN FILTER SOCK" KNOT/TIE END OF FILTER SOCK AND INSERT IN TOP OF PIPE PRIOR TO INSTALLING GRATE GEO-TEXTILE FILTER FABRIC OVER DRAIN BODY -WRAP OVER DRAINAGE MAT MIN. 12" AND AFFIX WITH EPOXY ADHESIVE NDS#75 3" DIA. DRAtN GRATE -1\FF!X TO DRAIN PlPE WlTH (2) S.S, #10 X 15mm SCREWS A. REFER TO SPECS FOR PREPARED PLANT SOIL DEPTH & PREPARATION B. PLANT WITH NITROLIZED WOOD SHAVINGS C, SEE SPECIFICATIONS FOR MULCH --------115 ---------114 ~-<a 2 pdts __groundcovecplanting GROUNDCOVER PLANTING (ON STRUCTURE) DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA N.T.S, Architecture. Design. Relationships. 5 0 0 0) 0 NOTES: GROUNDCOVER 3" LAYER OF MULCH EXCEPT AT ROOT CROWN FINISH GRADE OF PLANTER SOIL BACKFILL MIX PER SPECIFICATIONS OR PER SOILS REPORT RECOMMENDATIONS A. REFER TO SPECS FOR PREPARED PLANT SOIL DEPTH & PREPARATION B. PLANT WITH NITROLIZED WOOD SHAVINGS C. SEE SPECIFICATIONS FOR MULCH GROUNDCOVER PLANTING 0 0 0) 0 0) 0 0 0 0 ® ® ® ® ® PRIMARY PLANT -INSTALL ROOTCROWN 1" ABOVE RIM OF POT PLANTING BACKFILL MIX-EQUAL PARTS WOOD SHAVINGS & WASHED CONCRETE SAND INSTALL ATRIUM GRATE OR P.V.C, SLIP CAP ON TOP OF INSPECTION PIPE INSTALL 3" DIA. PERFORATED INSPECTION DRAINPIPE (ASTM D2729) LTO EXTEND FROM TOP OF POT INTO PEA GRAVEL AS SHOWN, WRAP WITH FILTER FABRIC POTTERY WATERPROOFING ON INSIDE OF POTTERY -AS REQUIRED 3" DEEP LAYER OF CLEAN PEA GRAVEL()") ON BOTTOM OF POT INSTALL FILTER FABRIC ON BOTTOM OF POT 2" DIA. HOLE IN BOTTOM OF POT -INSTALLED BY LANDSCAPE CONTRACTOR. CONTRACTOR TO CAULK BASE OF POT TO PREVENT DRAIN WATER FROM SPILLING ONTO DEC!( SURFACE SECONDARY PLANTING OR COBBLE -REFER TO PLANTING PLANS IRRIGATION CONDUIT TO POT -REFER TO IRRIGATION PLANS & DETAILS. SEAL OPENING AROUND PIPE ADJACENT FINISH SURFACE -REFER TO CONSTRUCTION PLANS INSTALL WAX TOILET BOWL RING UNDER POT INSTALL DRAIN BELOW POT. CONNECT DRAIN TO STORM DRAIN. POTTERY PLANTING pdt_groundcover. planting N.T.S. 1 7 ~---112 pdl_pottery N.T.S. 4 L 11.01 APPROVED FOR !RR/GA T!ON ANO PLANTING ONLY, INCLUDING PRECISE LOCA T!ON OF PLANTING AREA. "AS BUil T" RCE __ _ EXP, ___ _ DATE REVIEWED BY: INSPECTOR DATE ~ CITY OF CARLSBAD ~ 1---+------,-----------------+--+--+---+----f ~ PLANNING DIVISION LJ.u ::;L=AN::D;:S;:C;:A_.;:P::E=::IM::P::R::O::VE;::::M::EN::T;::::;P::LA==N=s=F;:O::R=: ===-====: THE BEACON 3 -CONSISTENCY DETERMINATION EXHIBIT 776D-7770 EL CAMINO REAL CARLSBAD CA 92009 PLANTING DETAILS 1----+-----1f-------------------+-----+----+---+------, IA __ P_PR_o_v_E_o_, _______________ _ 1------1----+----------------+-----1---+----+------f ::;P=:LA=:N=N;:l::NG:==;;;;=:::;-;========:::;;:::=====: OWN BY: G CHKD BY: DA RVWD BY: DA DA lE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DA TE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL PROJECT NO. DRAWING NO. TREE GUYING 0 1 '-011 1'-0" MIN. MIN. ------10 12!-------12 PALM PLANTING & DRAINAGE .. __ IUl\111U! -,,,,,,.,,,. 0 TREE 0 PVC TUBING TREE COLLAR 0 GALVANIZED AIRCRAFT CABLE 0 TURNBUCKLE -FOR TREES TRUNKS LARGER THAN 3" DIA SEE SPECIFICATIONS 0 ANCHORS, REFER TO SPECIFICATIONS FOR DEPTH 0 3" MULCH LAYER, MIN. EXCEPT AT ROOT CROWN 0 TEMPORARY WATER BASIN BERM, REMOVE PRIOR TO HYDROSEEDING OR SODDING BACKFILL MIX PER SPECIFICATIONS OR PER SOILS 0 REPORT RECOMMENDATION -100% NON-COMPACTED NATIVE SOIL BELOW (UNLESS OTHERWISE SPECIFIED) 0 PLANT TABLETS PER SPECIFICATIONS @ PLANT PIT EXCAVATION, SCARIFY BOTTOM & SIDES OF PITS, VERTICAL WALLS ® UNAMENDED FRIABLE SOJL MANTLE @ NATIVE SOIL NOTES: A. TREES CLOSER THAN 5' FROM PAVING TO RECEIVE 24" DEEP ROOT BARRIER. B. JET BACKFILL PLANTING MIX WITH WATER TO ELIMINATE VOIDS INSTALL DRAIN PIPI:: SYSTEM. REFER TO TREE DRAINAGE DETAIL FOR ADDITIONAL INFORMATION TREE GUYING FOR ALL TREES 36" BOX SIZE AND LARGER SEE SPECIFICATIONS FOR MULCH pdt_tree_guying 0 0 0 0 0 0 0 0 0 @ ® @ @) @ @ NOTES N.T.S. PALM TREE TO BE PLUMB (VERTICAL) 3" BERMEO WATERING BASIN 3" LAYER OF MULCH EXCEPT AT ROOT CROWN FLAT SLOTTED DRAIN CAP. TOP OF GRATE TO BE 2" ABOVE FINISH GRADE. NOT TO Bl:: USED AS SURFACE DRAINAGE 4" PERFORATED SCHEDULE 40 P.V,C, OBSERVATION TUBE. PERFORATED PIPE TO BE WRAPPED WITH DRA\NGUARD F ABR\C PLANT PIT EXCAVATION, SCARIFY BOTTOM & SIDES OF PITS, VERTICAL WALLS PALM ROOT BALL. NO MORE THAN 6" BELOW TOP OF CROWN 100% WASHED PLASTER OR CONCRETE SAND. JET SANO WITH WATER TO PREVENT AIR POCKETS COMPACTED SAND BASE UNDER ROOTBALL 1" PEA GRAVEL OR 1" DIA CRUSHED ROCK LAYER DRAINGUARD FABRIC LAYER. 2" MIN. SLOPE FINISH GRADE 100% NON-COMPACTED NATIVE SOIL BELOW (UNLESS OTHERWISE SPECIFIED) AUGERED HOLE 4" PERFORATED SCHEDULE 40 P.\/.C. TUBE. PERFORATED PIPE TO BE WRAPPED WITH DRAINGUARD FABRIC 3 A. FRONDS TO BE TIED PRIOR TO DELIVERY, REMOVE TIES ON SCHEDULE AS APPROVED BY SUPPLIER B. ALL PALMS SHALL BE APPROVED BY LANDSCAPE ARCHITECT PRIOR TO PLANTING CERTIFICATE INDICATING PALMS WERE SHIPPED FREE FROM DISEASE MUST BE PROVIDED FROM SUPPLIER AND SUBMITTED TO LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE D. PLANT HOLE SHALL BE LARGER IF NECESSARY TO PERMIT HANDLING AND PLANTING WITHOUT INJURY OR BREAKAGE OF THE ROOT BALL OR ROOT SYSTEM pdt, __ palm _planting N.T.S. 6 TREE PLANTING IN PLANTER z "' N I l "' I 0 \ \ -1==:::t:liE---------( 2 -----------j0 k -------I 5 11(--H---{ 6 0 TREE 0 0 0 0 LIGHT WEIGHT PLANTING BACKFILL MIX-EQUAL PARTS WOOD SHAVINGS & WASHED CONCRETE SAND PLANT TABLETS PER SPECIFICATIONS 3" MULCH LAYER, MIN. EXCEPT AT ROOT CROWN TEMPORARY WATER BASIN BERM. REMOVE PRIOR TO HYDROSEEDING OR SODDING NOTES: A. JET BACKFILL PLANTING MIX WITH WATER TO ELIMINATE VOIDS B. INSTALL DRAIN PIPE SYSTEM. REFER TO TREE DRAINAGE DETAIL FOR ADDITIONAL INFORMATION C. TO HAVE ROOTBALL ANCHORING SYSTEM D. SEE SPECIFICATIONS FOR MULCH 0 0 0 0 0 0 0 pdt_tree_planling_in_planter N.T.S. 2 TREE RUBBERNINYL CINCH TIE OR APPROVED EQUAL NAILED TO STAKE. LOCATE AT DEFLECTION POINT (4 PER TREE) 2-112" DIA.LODGE POLE PINE TREE STAKES TREATED WI COPPER NAPTHANATE. INSTALL NO CLOSER THAN 2" FROM ROOTBALL. (2 PER TREE) 3" MULCH LAYER, MIN. EXCEPT AT ROOT CROWN. TEMPORARY WATER BASIN BERM, REMOVE PRIOR TO HYDROSEEDING OR SODDING ARBOR GUARD FOR ALL TREE INST AL LED IN TURF - 24" DIA CIRCLE CUT-OUT WITH 2" MULCH COVER BACKFILL MIX PER SPECIFICATIONS OR PER SOILS REPORT RECOMMENDATIONS -100% NON-COMPACTED NATIVE SOIL BELOW (UNLESS OTHERWISE SPECIFIED) PLANT TABLETS PER SPECIFICATIONS PLANT PIT EXCAVATION, SCARIFY BOTTOM & SIDES OF PITS, VERTICAL SIDES UNAMENDED FRIABLE SOIL MANTLE COMPACTED SUBGRADE NOTES: A. ALIGN STAKES PARALLEL TO PREVAILING WIND B. TREES CLOSER THAN 5' FROM PAVING TO RECEIVE 24" DEEP ROOT BARRIER. C. SEE SPECIFICATIONS FOR MULCH, PLANT PIT AND AMENDMENT REQUIREMENTS D. TOP OF STAKES SHALL NOT COME IN CONTACT W/ BRANCHES E. JET BACKFILL PLANTING MIX WITH WATER TO ELIMINATE VOIDS F. TREE STAKING FOR 5 GAL., 15 GAL., & 24" BOX TREES (STANDARD, SINGLE TRUNK TREE FORMS) G. INSTALL DRAIN PIPE SYSTEM. REFER TO TREE DRAINAGE DETAIL FOR ADDITIONAL INFORMATION _,, ~-Lo ___ ---------@) 2XDIA.OF ROOTBALL TREE STAKING -DOUBLE DI RT DIAL TOLL FREE 1-800-422-4133 AT LEAST TWO DAYS BEFORE YOU DIG UNDERGROUND SERVICE ALERT OF SOUTHERN CALIFORNIA pdt_tree_staking __ double N.T.S. Architecture. Design. Relationships. 5 0 TREE ROOTBALL 0 0 0 © 0 0 COMPACTED¾" DIA. WASHED GRAVEL WRAPPED IN MIRAFI 40 NC FILTER FABRIC-OVERLAP A MINIMUM OF6" PLANT BACKFILL MIX PER PLANTING SPECIFICATIONS 4" DIA. SOLID SDR-35 INSPECTION PIPE. EXTEND VERTICALLY ABOVE FINISH GRADE 4" DIA BLACK SNAP END CAP 2" ABOVE FINISH GRADE 4" DIA PERFORATED SDR-35 DRAIN PIPE. PERFORATED HOLES TO BE FACING DOWN 4" DIA SOLID SDR-35 DRAIN PIPE TO STORM DRAIN NOTES: A TREES CLOSER THAN 5' FROM PAVING TO RECEIVE 24" DEEP ROOT BARRIER. 8. REFER TO CIVIL ENGINEER'S PLANS FOR STORM DRAIN CONNECTION AND INVERT. VERIFY INVERT AND ROOTBALL DEPTH PRIOR TO INSTALLATION C. NO STYRENE PRODUCTS WJLL BE ACCEPTED FOR DRAIN PIPES PLAN VIEW SECTION 2XDIA OF ROOTBALL 0 ----10 pdt_tree_drainage TREE DRAINAGE AND INSPECTION TUBE N.T.S. 1 TREE GUYING -MULTI-TRUNK DA TE INITIAL DESIGNER OF WORK 0 0 0 0 0 0 0 © 0 @ ® @ TREE PVC TUBING TREE COLLAR GALVANIZED AIRCRAFT CABLE TURNBUCKLE -FOR TREES TRUNKS LARGER THAN 3" DIA SEE SPECIFICATIONS ANCHORS. REFER TO SPECIFICATIONS FOR DEPTH 3" MULCH LAYER, MIN. EXCEPT AT ROOT CROWN TEMPORARY WATER BASIN BERM, REMOVE PRIOR TO HYDROSEEDING OR SODDING BACKFILL MIX PER SPECIFICATIONS OR PER SOILS REPORT RECOMMENDATION -100% NON-COMPACTED NATIVE SOIL BELOW (UNLESS OTHERWISE SPECIFIED) PLANT TABLETS PER SPECIFICATIONS PLANT PIT EXCAVATION, SCARIFY BOTTOM & SIDES OF PITS, VERTICAL WALLS UNAMENDED FRIABLE SOIL MANTLE NATIVE SOIL NOTES: A. TREES CLOSER THAN 5' FROM PAVING TO RECEIVE 24" DEEP ROOT BARRIER B. JET BACKFILL PLANTING MIX WITH WATER TO ELIMINMI: VOIDS C, INST ALL DRAIN PIPE SYSTEM. REFER TO TREE DRAINAGE DETAIL FOR ADDITIONAL INFORMATION D. TREE GUYING FOR ALL TREES 36" BOX SIZE AND LARGER E. SEE SPECIFICATIONS FOR MULCH pdt_tree_guying_mulli N.T.S. (4 DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL DATE INITIAL CITY APPROVAL L 11.02 APPROVED FOR !RR/GA T!ON AND PLANTING ONLY, INCLUDING PRECISE LOCA T!ON OF PLANTING AREA. "AS BUILT" RCE EXP. DATE REVIEWED BY: INSPECTOR DATE w CITY OF CARLSBAD w PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760-7770 EL CAMINO REAL CARLSBAD CA 92009 PLANTING DETAILS I APPROVED: PLANNING OWN BY: GD I PROJECT NO. I DRAWING NO. CHKD BY: DA RVWD BY: DA I ' LANDSCAPE PLANTING SPECll=ICATIONS l, 3, SCOPE, PROVIDE LABOR, MATeRIALS, TOOLS, PERMlrS, TAXJ;S AND ALL OTHER COSTS CONSIDERED AS NECESSARY TO COMPLETE PLANTING WORK AS INDICATED AND SPECIFIED WITHIN T~ESE ·pLANS □v INTEGRATION DE51GN stlJD10. lHE: INSTALLATION SHALL BE COMPLETE IN EVERY RESPECT TO THE SATISFACTION OF THE OWNER, GEKERAL CONDITIONS, A. THE CONTAACTOR. SHALL BE LICENSED OA CERTIFIED BY TH~ STATE-01= CALIFORNIA, FOR THE TYPE OF WORI( SHOWN ON TH( PLANS, B, THE CONTRACTOR SHALL CARRY ALL NECISSSARY COMPENSATION AND LIABILITY INSURANCE TO COVER HIS WORKERS AND INSTALLATION SO AS TO OFFeR FULL PROTECTION TO THE OWNi,R FROM ANY POSSIBLE DAMAGE SUIT OR LIEN ON THE dWN~R'S'PROPE:RTY. C, LOCAL, MUNICIPAL AND STATE CODES, LAWS, RULES AND REGULATIONS GOVERNING OP: QHATING.TO ANY PORTION 01=" TJ..1/s WO~K ARE: H~RfBV MADE A PART 01= TH~Si,,-PLANS ANO SPfCll=ICATlONS. D, THE PLANTING Dli:SIGN AS INDICATED ON THe PLANS IS DIAGRAMMATIC, SCALED DIMeN510NS ARIS APPROXIMATE. VERIFY ALL SITE DIMENSIONS PRIOR TO PROCEeDING WITH THE WORK. E, DO NOT PROCEED WITH ANY WORK SHOULD THeRE BE ANY UNKNOWN OBSTRUCTIONS, GRADe DIFFeRENCES OR DISCREPANCl[S FOUND ON THE SITE OR ANY ()JSCQ[PANCtJ;:S WITl-l!N Tl-IE PLANS. Jiv!Mi;'.DlATH Y BRING DJSCREP.ANCIES TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE, If NOTIFICATION IS NOT PF.RFORME:D THE CONTRACTOR SWALL ASSUMli FULL RESPONSIBILITY FOR NECESSARY REVISIONS, F. THF. CONTRACTOR SHALL NOTE ALL EXISTING FINISH GRADES PRIOR TO COMMENCING WORK, RESTORE FINISH GRADES CHANGED DURING THE COURSE OF THE WORK TO ORIGINAL CONTOURS OR INTENDED CONTOURS WHERE PRACTICAL G, THE INSrnUCTIONS TO BIDDERS, FROM INTEGRATION DESIGN STUDIO, SHALL BE COMPLETED AND RETURNED TO THE OWNER'S REPRESENTATIVE WITH THE BID BY THE CONTRACTOR AND SHALL BE A PART OF THESE PLANS. CONTRACTOR SHALL NOTIJ"'.Y' LANDSCAP~ AIICI--IIT~croi:-ABSt;:NCG: OJ: INSTAUCTION TO BlDD!;:RS. H, UPON AWARD OF THE CONTRACT, THE CONTRACTOR SHALL IMMEDIATELY LOCATE, 01:/bh~ AND PURCHASI::, OR J-IAVI: HELD, ALL SPECJ!=lt:D PLANT ,MA°T!;R!AL EXCLUDING rRE SELECTED PLANT MATERIAL I, THE SITE SHALL BE KEPT CLEAN AND FREE OF oXCESS EQUIPMENT, MATERIALS, AND RUBBISH INCIDENTAL TO THE WORK DURING THE CONSTRUCTION AND MAINTENANCE PfRIOP, J, THE OWNER'S REPRESENTATIVE SHALL HAVE THE RIGHT TO MAKE MINOR.CHANGES INTHt PLANTING DESIGN AND INS.TALLATfON AT NO ADDITIONAL CHARG~. K, PRIOR TO EXCAVATION FOR PLANTING, OR PLACING OFS'IAKES, LOCATE UTILITIES, l:;:LfCTRIC CABLJ;:S, CONDUITS, SPRlt>fKLi;;:R L1Nt;.S, 1-l~ADS, VALvi;;-s, AND VALVE CO_NTROL WIR~S. $0 THAT PROPER PRECAUTIONS MAY BE TAK~N NOTTO DAMAGE SUCH IMVilOVEMENTS, IN THE EVENT OF A CONFLICT BETWEEN SUCH LINES AND PLANT LOCATIONS, PROMPTLY NOTlfY THE LANDSCAPE. ARCHITeCT TO ARRANGE FOR RELOCATION OF ONE OR THE OTHER, FAILURE TO FOLLOW THIS PROCEDURE PLACES THE RESPONSIBILITY ON THE CONTRACTOR FOR MAKING REPAIRS AT HIS EXPENSE FOR DAMAGES RESULTING FROM WORK HEREUNDER, L NOTll'Y LANDSCAPE ARCHITECT IN WRITING OF SOIL OR DRAINAGE CONDITIONS £NCOUNTtJ<!;D DURING PLANTING OPh.RArloNS WHICH ARI: DHR!!vlENTAl TO GROWTH OF PLANT MATERIAL SUBMITTALS, A. SOILS ANAL VSIS, 1, AGRICULTURAL SUITABILITY TEST REPORT FOR ON SITE SOIL AND ON SITE TOPsOIL, . .. . . b, c, d, THE CONTRACTOR SH.ALL SUBMIT A REPORT TO THE OWNER'S REPRESENTATIVE PRIOR TO ORDoRING SOIL AMENDMENTS OR PLANT MATrnJAI.~. At:;"TER ROUGH GRADING SOIL SAHPLES SHALL B~ TA~.;: {'.:ROM A s.'rnu:.5 OF LOCATIONS REPRESENTING AND ADEQUATE CROSS SECTION OF CONDITIONS AT A DEPTH OF 6" TO 1"', WITHIN PROPOSED PLANTING AREAS, SUBMIT SAMPLES TO "SUNLAND ANALYTICAL LAB"' (INDEPENDISNT LABORATORY FOR TRI-C ENTERPRISES) 11353 PYRITES WAY 'A, RANCHO CORDOVA, CA 95670-9701 FOR SOIL EVALUATION, R_EQUEST 'JG._STiNG FO_R AGHICULTURAL FERT!LliY AND SUITABILITY (TEST NO, LTP,a , 1A) WITH WRITTEN RECOHMeNDATIONS FOR SOILS AMENDMENT, PLANTING AND POST-MAINTENANCE FERTILIZATION PROGRAMS. THIS TEST SHALL lelDICATE BUT NOT BE LIMITED TO THE FOLLOWING, 1, ORGANIC MATTER CONTENT ✓•• NITROGEN, PHO$PHOAUS,POTASS\UM 3, pH 4. E'..C 5, SOIL TEXTURE 6. RECOMMENDATIONS FOR AM£NDtv!£Nr5, LEACHING, AND MAINTENANCE FERTII.IZATIONS e, THI;_ RESLlLTS AND ~~COMMENDATl'ONS Of: THI:._ SOIL "TEST!NG LABOi'!ATOl1Y SHAlL BE SUllHITTED TO AND APPRoVED BY TH• CITY. THE APPROVED RECOMMENDATIONS FOR AMENDMENTS .AND BACKFILL SHALL BE INCORPORATED INTO THE LANDSCAPE PLANS DRIOR·TO 1'HE START OF CONSTRUCTION. AND SHAU. BECQME PART OF T~E APPROVED PLANS. f. SOILS REPORT l=!l=.COMMl;.NOATIONS S).lALL JAKE PRECEDENCE OVER THE AMENDMENT AND FERTILIZER RATES SPECIFIED IN THESE PLANS. B. PLANT MAT~RIALS, 1. SUBMIT DIGITAL COLOR PHOTOGRAPHS 30 DAYS PRIOR TO INSTALLATION TO THE LANDSCAPE ARCHITFCT AND OWNER'S REPRESENTATIVE OF EACH SPECIFIED TREE AND SHRUB. TAK•N AT THEIR SOURCES FOR APPROVAL THE PHOTOS SHALL aE oi:·n-JE PLAN\ HATEnlAL ro BE SENT TO r1-11; LANDSCAPE ARCl-llTECT FOR APPROVAL. ALL PLANT MATERIAL DELIVERED SHALL 8£ OF EQUAL OR BETTER QUALITY AS THE PHOTO GIVEN AS A REPRESENTATIVE SAMPLE. 2, ALL PALMS SHALL BE FIELD TAGGsD BY THE LANDSCAPE ARCHITECT, THE CONTRACTOR SHALL SOURCE THE PALMS AND COORDINATS THE REVIEW AND TAGGING OF THE PALMS WITH THE LANDSCAPE ARCHITECT, 3, IF ANY PLAN/ MATE:RIAL SPECIFIED JS NOT OBTAINABLE, SUBMIT A WR!TTf:N SUBSTITUTION l<EQUEST TO THE LANDSCAPE ARCHITECT DURING THE BIDDING PERIOD, .. .,.,,.._ FUS\111\! IIIIE!1S\1IIIIO 7/0IJ/"'18 ,4. C. WRITT!i:N GUARANTSG, D. 1, ,, 3, 4- ALL TREES SHALL BE <SUA>¼NTEED, .IN WRITING, TO LIVE IN A HEALTHY CONDll ION FOR 1 YEAR FO_LOWING THE DATE OF COMPLSTION OF THE SPECIFIED MAINTENANCE Pl><IOD. THIS DATE SHALL BE DEToRMINED BY THE OWNCR'S REPRESENTATIVE AT THE TIME OF THE FINAL MAINTEOIANCE WALKTHROUGH, ALL PALM TREES SHALL BE GJARANTEED, IN WRITING, TO LIVE IN A HEALTHY CONDITION FOR 2 YEARS FOLLOWING THE DATE OF COMPLETION OF THE SPECle!ED MAINTSNANCE Pl'llOD. THIS DATli SHALL BE DETERMINED BY THE OWNr.;A'S REPR_l:;:S_f:NTATlVE AT THE: T_IME _OF THE. FINAL MAINTENANCE WALKTH ROUGH. RE;PLACE DEAD, DAMAGF.D, OR UNHEALTHY TREeS, PER THE ORIGINAL DETAILS IMMEDIATELY UPON NOTIFICATION BY THE OWNJ;R'S REPRESE:Ni"'ATIVE:. {T:HIS \l\1LL :Bl:: AT NO COST To TH£ OWNEf.?.) PEPLACtMENt TRE!;s SHAU.. Mf:l~T Thif 'sAME SPE:Cll=ICA Tlo'Ns AS THE ORIGINAL TRt;ES. RE;:PLAC.E)Vt;::NT TR(;fS S!-IALL BE; G-UARANT£EDfOR 1 VEAR, 2 YEARS FOR PALM TREES, FO.LOWING THEIR INSTALLATION AS DETERMINED BY THE OWNER'S REPRISSENT~TIVE, ALL SH~UBS, VINES AND GRiJUNDCOVEl:i St--lALL Bl: GUARANTl:£D f:"OR Tl-I~ LSNGTH OF THE MAINTENAN:E PSRIOD, STATE:lvlENTS OF CONFIRMA Tl:::>N, THI, CONTRACTOR SHA.LL SUBMT TO THE OWNER'S REPRESENTATIVE, THE FOLLOWING ITEMS, 1. SUBMIT, AT THE TIME OF D'LIVERV, INVOICE STATEHENTS FOR ORGANIC AMENDMENTS AND FERTILl;ERS CERTIFYING DELIVERY TO THE SITE AND QUANTITIES BY BVLK AND/OR WEIGHT, 2, SUBMIT 5UPPLIER'S. 5TAlE.MENT5 OF CONF!RMATION RECORDING COMPLIANCE OF ORGANIC AMENDMENTS AND FERTILIZERS WITH THESE SPECIFICATIONS. . . . 3, SUBMIT CISRTIFICATES FOR lHS FOLLOWING ITEMS UPON DELIVERY TO THE JOB SIT!;: a, QUANTITY OF COMMffiCIAL FERTILIZER AND ORGANIC FERTILIZER. b, QUANTITY OF SOIL AlvfNDMENTS. c. QUANTITY OF OTHER SOIL ADDITIV~S PtR AGRONOMIC SOILS rt::ST REPORT. 4, SUBMIT WRITTEN CF.RTIFICHE OF DELIVERY OF CONTAINER OR BULK MATSRIALS, s. SUBMIT WRITTEN CERTIFIC>TE OF QUANTITY AND QUALITY OF PLANT MATERIALS, MA TE RIALS, A. GENERAL, 1, PROVIDI, MATERIALS OF BEIT QUALITY OBTAINABLE WHICH COMPLY WITH THE PLANS, 2, NO SUBSTITUTION OF SPECIFIED MATERIALS SHALL BS MADS WITHOUT WRITTEN APPROVAL OF THEjWNER'S REPRESENTATIVE, Jl. PLANT&:R MIX FOR POTS, UNClE MALCOM'$ POH1NG SOIL -Wf-llTNGY FARMS 'CUSTOt-1 TOPSOIL LIJ:;f.-lTW!;fGI--H M_IX' AVAILABLE. TH~OUGH G:ARTWWORKS-SOIL AM!:NDM&NTS (951) 782"0.26o, •· 85% SANDY LOAM TO!liOIL h 15% PGAT MOSS_ c. 0;5 LBS/CY URkA FORMALDEHYDE (38-o,o) d. 0,1'5 LBS/CY'TRIPLE Su:>ER PHOSPHATE (0-45,0) e, 0,25 LBS/CY POT ASSIU~ SULFATE (0,0,50) f. 1.00 LBS/(:Y AGR!CUL TJRAL GVPSU!vl g, 0.20 LBS/CV PAH MULC14, MULCH SHALL BE 1/2" TOH/2" "FLOREST P.OOR", AS MANUFACTURSD BY AGUINAGA FERTILIZER COMPANY, IRV1NE, CA WWW.EWSA.COM 9-49.786,9558, CONTRACTOR TO SUBMIT LABELEC SAMPLE=.S FOR APPROVAL, Pl=llOR TO ot<Drn1NG MULCH, C. WliED CONTROi., 1, PRE-PLANTING HERBICIDE, RJUNDUP OR eQUAL, ,. PRE-EMERGENT WEED CONTsOL, RONSTAR·G, TREFLAN, EPTAH, VEGIT.X, OR !::QUAL. D. ORGANIC AM~NDMENTS, DERIVED FROM WOOD OR 3ARK, GRANULAR IN NATURE, STABILIZED WITH NITROGEN, FORTIFIED WIT-I MINERALS AND HAVING THE FOLLOWING PROPeRTIES, I, PARTICLE SIZE, a. MINIMUM 95% PASSING A 4 NhS!-1 SCREEN. b. MINIMUM 8Q% PASSING AN B MESH SCREEN. ,. NITAOGeN CONTeNT, (ALL VALUES BASED ON DRY WEIGHT) 0.5% l'OR A~DWOOD SAWDUST, 0,7% =OR FIR s·AWDUST, 1.0% f.OR C!;.DAR SAWDU.ST. 1.6% FOR FIR OR PfNE'. BAAK. PING:SAWDUST·I$ NOT ACCl::PTABLE. & SALINITY, CONDUCTIVITY 3.5 MILLIMCIOS/CM AT ,s•C OR LESS AS DETERMINED IN SATURATIOf. EXTRACT CONDUCTIVITY. <1, ORGANIC CONTf.NTt MINJMUl'-'I 90% BY WEIGHT. G. ~&RTI LIZERS AND MINERALS, 1, PROVIDE COHMERCIAL FERTILIZER, UNIFORM IN COMPOSITION, FREE, ROWING, SUITA9LE;: FOR APPLlt-Ar10~ WITl-l APPRbVED EQUIPMENT, DELIVERED TO THE SITS. IN UN-OPENJ;D CONTAINERS; EACH FULLY LABELLED ACCORDING TO APPLICABLE FERTILIZER LAWS, AND BEARING THE NAM£ OR MARK.OF THE NA_NUr:ACTURE:R. - COMMERCIAL FERTILIZER, ,, b, c, SOIL PREPAl)A TION WEED CONTROL MAINTENANCt, ' ' ~ FEJtnLJzrn TVP~ SHALL Bi;. BASE::□ ON RE::COMMENDAT!ON GIVEN IN H-IS SOILS ANALYSIS BY 'SOIL AND PLANT LABORATORY'. . 2. SOIL SULFUR, FIRST QUALITY COMMbRCIAL GRADE, 95% MINIMUM ~Ll;:Ml..NTAL SUL!=UR. 3, °TRl•C ~UMATG.PLUSi COHMt::RC!AL G~AD[ ORGANIC S'O!L coNomoNER WITl--125% f.l,UMIC ACID AND 7% CALCIUH AND ts% SULFUR, FOQ ALL IRl,C P.RODIJCTS, 1:ila!'.:EJl TO WWW.NATURALSOILUT!ONS.COM OR (800)927,3311 ' 4-TRl,C Hl)MATE, COMMeRcJAL GRADE ORGANIC SOIL CONDITIONER WITH AO% HWM1C ·ACJD. 5. TRI-C 6·2·4: COMMERCIAL GAADE ORGANIC S-OIL CONDITION~R/1='.f::RTIUZt;R WITH 20% HUMtC AClD,6% NITROGEN, 2% PHOSPHOR:US1 4% fJOTASl-l, AND 5o/o SULFUR 6. TRI-C IRON WITH MICRONUTRIENTS, NON-STAINING IRON (10% IRON SUCRATE), WITH 13% CALCIUM, 6% Sl)LFUR, 5% MAGNE$1UM, 2% MANGANESE AND 1% NllROG~N. . . - 7, TRI-C ENDO NET AMh ENDO NET ARBUSCULAR MYCORRHIZAL INOCULUM 8, IR.QN SULFATE ((P[:;_2 (S04)]: i:_msT QUALITY COMMERCIAL GRADE:: 20% MINIMUM FE, AS METALLIC. 9, AGRICULTURAL GYPSUM {CALCIUM SUL.FATE, CA S04 ?.H0)1-J:IRST QUALITY CO/v!MEPt;::JAL GRADE, 13% CA. 10, CALCIUM CARBONATE LIME, folRST QUALITY COMMERCIAL LIME. 11, TRl,C MVCORRHIZAL PACKGTS, 7 GRAM MYCO PAKS, WITH 10% HUMIC ACID, AND MYCORRHIZAL FUNGI AT A MINIMUM RATE oF 100 PROPAGULES/CC PLANT MATGRIAL, 1. QUALITY, HEALTHY, VIGOROUS, NORMAL HABIT: FREE Of WEEDS, INSECT INJ:'.!;.STATION, PLANT DlSfAS~, SUN SCALDS, 13ROKt.N 1'.'.dLIAGE, ABRASIONS OF Tl-lt::: BARK, AND OTHER-_ DIS_J::IGUREMENTS. QUALITY IN ACCORDANC~ WITH THESE PLANS AND SPECIFICATIONS SHALL BF. DETERMINl,D BY THE OW.Nt:.rrs RE::PRES~NTATIVE. '.?, SIZ~, THAT NORMALLY l:XPE2CTl::D FOR COMMERCIAL!.. Y AVAILABLE'-NURSERY STOCK FOR SPECIES/VARIETIES SP£CIFIED IN THESE PLANS. THE ROOT ·sv_STEM SHALL FILL THE; CONTAINER BUT NOT BE ROOT BOUND. SlZ!::. lt-.1 ACCORDANCE WITH THESE SPECIFICATIONS SHALL BE DETERMINED BY THE OWNER'S REPRESENTATIVE, -3, Rt:;.JE.CT!ON OR sussrrrurtON, R!;_MOV~ j'.}[aJE;:CTED PLANT MAT!i:R!AL FROtvl THE SITE IMMEDIATELY AND REPLACE AT NO ADDITIONAL C05T TO THE OWNER. SuBst1TUTlONS. SHALL NaT si;· P1;;R1Y11nED-UNLi;ss EXPRh.SS!::D CONSGNT IS RECEIVED J:;ROM·THE OWNEJtS RE;.PRESENTATIVE, A, PROTECTION,_ HANDLE AND STORE PLANT MATERIALS TO PROTECT FROM SVN, WIND, AND OTl-!fR lNJL)RIES .OR DAMAC3E. .INJURY OR DAMAGE SHALL BE CAUSE FOR R~JECTION EVEN AFTER INITIAL REVIEW, . 5, QUANTITIES, cmcu,s, DOTS, OR OTHtR PLANT SYMaOLS USED WITHIN THE PLANS ARE THE AUTHORITY TO PLANT C.OUNTS. AND SHALL DETERMINE QUANTITiES PROVIDED, QUANTITIES SHOWN ON THESE DRAWINGS ARE APPROXINATE AND AR.E ONLY F.O~ TH!c. CONVENIENCE OF THE CONTRACTOR, PLANT SYMBOLS AND/OR "ON CENTER" SPACING TAKE PRECEDENCE OVER PLANT QUANTITIES SPECIFIED, CONTRACTOR SHALL INJ::ciRM OW_Nl':.R 1Mt-1F-DIATH Y OF ANY btSCA~PANCIES BHWE!;_N QUANTITIES AND SYMBOLS SHOWN, MULCH, 1, MULCH, MULCH SHALL BE 1/2" TO 3" "FOREST MULCH", AS MANUFACTURED BY AGRl SERVICE INC, (800) 2.M.,1167, ACCliSSORleS, 1. TREE TIES, COMMSRCIALLY MANUFACTURED TIES FROM BLACK TIRE CASINGS, CUT TO A MINIMUH 10" LENGTH AND HELD IN PLACE BY 12 GAUGE GALVAN1l£D WIRE. .OA SPLIT PLASTIC l-lOSE:: W!Tl-l A MINIM.UM L!::NGTI-! OF 75", SPLIT PLASTIC HOSE SHALL BE "CINCH TIE" OR APPROVED EQUAL. 2. TREE STAKES, 12' LONG, STRAIGHT GRAINED LODGE POLE PINS, FREE OF KNOTS, CHECKS, SPLITS AND DIS\:IGURENE:NTS, TR!';.ATED .WITH CH.R.OMATED COPPER ARSENATE, CUPRESSUS SEMP£RVIRENS (ITALIAN CYPRESS) SHALL BE STAKtD WITH 16' LONG X 2" DIAMETER GALVINIZED STEEL POL£, PAINTED DARKGREtN ;, TREE TRUNK PROTECTORS, HANUFACTURED BY V,i,T, COMPANY, INC., ,063 WINt::YARD PLACI::, ESCONDIDO, CA 92029, (800) 729.1314, 4, -GUY WIRl:':;S: 12 GAUGt. GALVANIZ!;D WIRE; NOT TO B~ SPLIC!;:Q, 5. GUY WIRE HOSE, 3/8' OR 5/16" X ,062" WT POLYETHYLENE TUBING BY WARD ~FG., (714) 631-5055. 6, E:SPAUER WIRE: 16 GAU.GE. GALVANIZED WIRE 7, ROOT BARRIER, COPOLYMER POLYPROPYLENE, INJECTION MOLDED, .ooo IHICKNESS ROOT BARRIER AS MANUFACTURED BY DEEP ROOT CORPORATION, (800)458-7668, US, MODEL NO. UB 24"2 ADJACENT TO CUllBS AND PAVED SURFACES, USE MODeL NO, UB 3,,2 OR UB 48·2 ADJACENT TO RETAINING WALLS OR BU!LDJNG FOO/'INGS. SEE Pl.ANS AND DtlAILS FOR LOCATIONS, s. INSTALLATION, A. B. P~RCOLATION T~STING, 1. UPON COMPLE.T!ON OF THE ROUGI--I Gl'.<ADING OF Tl-I!; SITG'., Tl-lE OWNER'S RloPRESENTATIVE SHALL IDENTIFY A TYPICAL. LOCATION FOR 1 OF THE. LARG.EST SPECIHEN BOX TREES, THE CONTRACTOR SHALL eXCAVATE THE PIT FOR THE TREE PER THE PROJECT SPECIFICATIONS AND DETAILS, :?. WITH THE OWNER PRES~NT1 THt'. coNrnACTOR SHALL FILL THE PIT WITH WATER TO A DEPTH OF 12", IF POSSIBLE, THE LENGTH OF TIME REQUIRED FOR THE WATER TO PERCOLATE INTO THE SOIL, LEAVING THE PIT EMPTY, VVILL BE ·tvtt;:~SUR~D. BY ti-It CONTRACTOR AND VERIFlleP BY THi:e: OWNb.R'S REPRESENTATIVE. 3, WITHIN 6 HOURS OF THE TIME THE WATER HAS DRAINED FROM.THE PIT THE CONTRACTOR, WITH THE OWNER PRESENT, SHALL AGAIN FILL THE PIT WITH WATEr=« TO A,Df.pn-1 OF 12", If'. WAT!;R DOE;S NOT COMPLnELY PERCOLATE INTO THE: SOJL WITHfN 9 ~OURS A D~TERivllNATl6N WILL' BE HADE ev THE OWNER AS TO WHETHER OR NOT A DRAINAGE SVSTeM T.O EACH TRIS_E WILL BE REQUIRED, WE.ED CONTROL, 1. MANUALLY REMOVE ALL EXISTING WEEDS AND GRASSES AND REMOVE FROM SITE. 2, APPLY 200 LBS/ACRE COMMERCIAL FERTILIZhR TO ALL PLANTING AREAS. IRRIGATE A TIMES PER DAY DURING THE SUMMER SEASON AND 2 TIMES PER DAY DURING OTHER SEASONS FOR 3 WEEl<S TO GERMINATE SEEDS. J, DISCONTINUE IRRIGATION FOR 2 DAYS AND APPLY .A NON·SELECTIVE CONTACT HERBICIDE, PER MANUFACTURER'S. DIRECTION, TO ERADICATE GrnMINATED WEEDS AND GRASSES. ALLOW HEQBICIDE TO l(ILL WEF.DS AND GRASSES, MANUALLY REMOVE WEEDS ANO GRASSES FROM SITE. MINIMIZE SOIL DISTURBANCE ON SLOPED AREAS OF T~IE SITE. . 4. 1F WE~DS AND GRASSES. STILL 6XIST, IRRIGATE 4 OR 2 TIMES PEI'.? DAY, AS ABOVE, FOR 2 VVEEKS OR UNTIL NEW GROWTH APPEARS. REAPPLY HERBICIDE PER MANUFACTURER'S DIRECTION, ALLOW HERBICIDE TO KILL w,1:Ds AND GRASSF.S, MANUALLY REMOVE WEEDS AND GRASSES FROM THE SITE, 5, NO PRE-EMERGENT HERBICIDE SHALL BE USED. IN LANDSCAPE AREAS. TO BE SG~DED. ·o. CONTRACTOR SHALL OBTAiN APPROVAL BY THE OWNER TO APPLY ANY HJ;RBICIDE, INSECTICIDE, FUNGICIDE, OR OTHER CHEMICALS TO BE USED ON SITE, CONTRACTOR SHALL ABIDE BY ALL APPUC.ABLE GOVERNMENTAL ST AND ARDS REGULATING THE AP PUCA TION OF ANY CHEHICALS, AND SHALL FOLLOW ALL MANl)FACIU.RER'S AEC.ONMENDAT!ONS. ALL WORKtRS APPLYING SUCH CHEMICALS SHALL BE LICENSED IF REQUIRED BY LAW. DELIVE:llV AND STOllAGli, t CONTRACTOR SHALL DELIVER SOIL AMENDMl"NTS TO THE SITE IN THE ORJGINAL UN-OPENED-CONTAINERS, BEARING THE MANUFACTURER'S GUP.RANi!;E,0. CJ:IG.MICAL ANALYSIS, NA_M!;, TRAD~ f\lAMI,-; OR TRAD~MARK, AND STATiiMENT INDICATING CONFORMANCE TO STATE AND F>DERAL LAW, IN LIEU OF CONTAINERS, SOIL ~MEND_MEl,-.JTS MAY BE FURNISHED IN ~lJLK. A CERTIFICATE INDICATING THE ABOVe INFORMATION SHALL ACCOMPANY EACH DELIVERY, 2, CONTRACTOR SHALL ARRANGE FOR OWNER'S REPRESENTATIVE TO CERTIFY ALL UN,OPSNED FERTILllER PACKAGISS ON SITE, FERTILIZER PACKAGES SHALL NOT BE REMOVGD ,ROM SITE UNTIL AFToR INCORPORATION INTO SOIL AS PSR SPECIFl<;;ATIONS, AND ONLY WHEN DIRECTED BY OWNER'S REPRESeNTATIVE, 3, CONTRACTOR SHALL STORE AND PROTECT PLANTS• NOT INSTALLED ON THE: DAY Of ARRIVALATTHE SITE. ' .. ~ L 13.01 APPROVED FOR !RR/GA TION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA, "AS BUil T" RCE ____ EXP. DATE REVIEWED BY: INSPECTOR DATE CITY OF CARLSBAD w PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3 ,CONSISTENCY DETERMINATION EXHIBIT 7760,7770 EL CAMINO REAL CARLSBAD CA 92009 LANDSCAPE SPECIFICATIONS Architecture. Design. Relationships. 1---+---+-----------------+--+---1-----1----11-A-PP_R_o_v_E_o_, _________________ I PLANNING _ DA TE INITIAL DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL DA TE INITIAL OTHER APPROVAL CITY APPROVAL DWN BY: GD CHKD BY: DA RVWD BY: DA PROJECT NO, I DRAWING NO. c. D. 6. DELIVERY AND STORAGE, ,. CONTRACTOR SHALL Di;LJVER SOIL AMENDMENTS TO THE SITE IN THE ORIGINAL UN-OPENED CONTAINERS, BEARING Tl-lE MANUFACTURGR'S GUARANi£fO CHE.Ml CAL ANAL VSIS, NAMG.. TRADE NAME:: OA TRADt:MARI<, AND SilATEMENT INDICATING-CONFORMANCE TO STATE AND FEDERAL LAW. IN LIEU OF CONTAINERS, SOIL AMENDMESTS MAY BE FURNISHED IN BULK. A CE.RT!FICATt !NDlCATINC THE ABOVE !Nf!'OAMATIO°N SHALL ACCOMPANY EACH DELIVERY. ,. CONTRACTOR SHALL ARRANGE l'OR OWN.R'S REPRoSENiATIVE TO CERTIFY ALL UN•OPGNGD FERTILIZER PACt<AGES ON SITE. FERTILIZoR PACKAGliS $HALL NOT Bi; R€MOVt.D FR6M SITI: UNTIL AFTER INCORPORATION )NTO SOIL AS PER SPECIFICATIONS, AND ONLY WHoN DIRsCTED BY OWN.R'S REPRoSENTATIVE. :3, CONTRACTOR SHALL SIORE AND P~OTt;:Clfll.ANTS NOT INSfALU::D ON THE DAY OF ARRIVAL AT THE SITE. $OIL PRoPARATION, THe CONTRACTOR SHALL HAVE OBTAINED stiSULT& FRON SOIL TcSTING TO DETERMINE le 501L 15 TO BG IMPORTED OR IF ON SITE SOIL WILL BE AMENDED. FINISH GRADING, MOUNDING, SOILS TESTING AND WliED CONTROL SHALL BE COMPLETED PRIOR TO SOIL PREPARATION. I, AMENDING ON SITE SOIL, 2, a, CROSS·RIP ON Gf(AD~ PLANTING .6.'nii.AS TO A DEPTH OF 10"01:t· IN 2 O!Rl:CHONS. b, APPLY PER 1,000 SQ. FT. OF PLANTING ARoA (EXCLUDING SLOPES GREATER THAN ,,1). THESE RATliS MAY BE ADJUSTED BY THE SOILS REPORT AND AR£ FOR BIDDING PlJRPOSESONLVi ORGANIC AMENDMENT _L CU. YDS. COMMERCIAL FERTILIZER -'1L LBS. SOIL SULFUR ....z.:;_ LBS. TAl•C HUMATt. ____.5Q__ lBS. AGlllCULTURAL GYPSUM -1.Q.\L LBS. Bi:.?OADCAST THE ORGANIC SOIL AMG.NDMENTS UNlFORMLY OVl:.R SURFACE: OF Tl--lE AA£A TO BE TRbAT£0. INCORPORATE INTO THf SITE SOIL BY CULTIVATION, SPADING, OR ROTO,TILUNG, TO A DEPTH OF 6" AND FINE: GRADE: TO SPECJi;l(;D OSPTH B!iLOW ADJACENT PAVING AND CURBS. f.'EMOVE FROM ALL PLANTING A.Rf:'..AS. :ROCKS ANO D!;:Bh!IS LARGER THAN 1· AND REMOVE. FROM THE SITE. CLEAN MINERAL AND AM-6NDM~NT STAINS J:"ROM PAVJNG. MOISTURE CONTt;:NT, THI, SOIL SHALL NOT BS WORKED Wl>EN THE MOISTURE CONTENT IS SO GR,AT THAT oXC£5SIVE COMPACTION WILL OCCUR, AND NOT WHEN IT IS SO DRY THAT DUSl WILL FORM IN THE AIR. WATE.R SHALL BE APPLIF.D, IF NECESSARY, TO PROVID• IDEAL MOJ5TllRE coNDITIONs. BACKFILL MIX, a. STANDAIW BACKFILL tvllX: Usi;. ON SITE SOIL BAS~D ON TH~ SOILS REPORT. THIS MIX IS FOR BIDDING ONLY. BLEND PER CUBIC YARD, TOPSOIL/IMPORT SOIL OAGANIC AMENDMENT TRI-C HUMATE TRI-C IRON W/ MICRONUTRIENTS AGRICULTURAL GYPSUM 3 PARTS BY VOLUME , PART BY VOLUME 6 LBS PER CUBIC YARD OF MIX 2 LBS Pm cuaic YARD Of MIX s LBS PER CUBIC YARD OF MIX i:;~l:.>TILIZER (6~20,20) l-5 LBS P~!;{ CUBIC_ YARD OF-MIX b. SUCCULENT/CACTUS MIX, USE SITe SOIL. 8AS•D ON THE SOILS REPORT. THIS MIX IS FOR BIDDING ONLY. S.E PLAN FOR INDICATION Of SUCCULENT/ CACTUS PLANT MATERIAL. BLcND PCR CUBIC YARD, TOPSOIL OQGANIC AMENDMENT DOUBLE WASHoD SAND TRJ-C HUMATE 6DARTS· 3 PARTS 2PARTS 2 L8S PER CUBIC YA~D OF MIX l'INISl-l GRADING, 1, PAIOR TO THE COMMENCEMG:Ni OF HANTING OPERATIONS. COMPLETE FINISH GRADING AS SPECIFIED. 2. Wl-l~N PRR!MtNAQ.Y G~AO!NG, INCLUOING Wf.t.DING AND Ff:RTILIZ!NG HAS BEEN COMPLETeD, AND THE SOIL HAS DRIEO SUFFICIENTLY TO BE READILY WORKE:D, PLANTING AREAS SHALi. Bk GPA!)!;:D TO. UNIFORM L!;.V~LS OR SLOP~S AT A MiN!MUM OF 2%. MINOA AD.JllSTMENTS TO FINI_S.14 GRADES SHALL Bf. MAD~ IN THf; Dmt:CTlON OF TH!:. FLOW. LOW SPO.ISAND POCKHS SHA.l(. BE GRADED TO DRAIN PR0Pffl'..1f~Y, GAADfNG SHALL BE DONE Wf!liN SOIL IS AT OPTIMUM MOISTURE CONTENT FOR WORKING. ROCK AND D.SRIS MORE THAN 1" IN DIAMETER SHALL BE REMOVED eROM THE SITE. PLANTING !, TRG:l:S, SHRUBS AND. VINESi o. THE OWNER'S REPRESENTATIVE SHALL APP110VE T>ie PLACSNENT Oe ALL PLANT MATERIAL BEFORE PLANTING PITS ARo EXCAVATED, THE CONTRACTOR SHALL LAYOUT PLANT LOCATIONS FOR SHRUBS AND VINES, QR PLACE SPoCIFIED QUANTITIGS OF PLANTS IN CONTAINERS AT LOCATIONS SHOWN ON PLANS. CONTRACTOR SHALL I.OCATE ALL TREES WITH MARKER STAKES, CONTRACTOR SHALL HAVE ALL PLANT MATeRIAL LOCAToD PRIOR TO THE SITE VISIT BY THE OWNER'S REPRESENTATIVE. b, PLANT MATERIALS AS SOON AS SITE IS AVAILABLli AND WEATHER CONDITIONS ARE SUITABLE fOR Pt:;Rl=ORMANCE AND THG. SGQUENCG OF THE SPECIFICATIONS. DO NOT PLANT IF THE SOIL IS EXCESSIVELY WET. ,. EXCAVATE PLANT PITS 2 TIMeS WIDER THAN THE PLANT CONTAINSR. EDGrn,SI-IALLBG 6" op_ Mok!G AWAV r-1:!0M CURBS AND PAVING. d. SET PLANTS IN CENTER OF PITS, IN VERTICAL POSITION SO THAT CROWN OF PLANT IS 1' ABOVE ADJACtNT FINISH GRADE. BACKFILL PLANT PIT WITH BACKFILL MIX TO 1/2 THE HEIGHT OF THE ROOT BALL AND WATER. ,. MYCORRHIZIAL PACKETS, PLACE PER THE FOLLOWING SCHEDULE. I. h. i, J, • l GAL • 5 GAL •15 GAL 1 ' 8 7 GRAM PACKET 7 Gf.!AM PACKHS 7 GRAM PACKETS CONTINUo BACKFIWNG AND FORM SHALLOW BASIN AROUND EACH £OGE OF ROOT SAU, BY DEPDE:SS!NG SOil SLlGITTLY 8!;LOW l=tN!SH GRADE. FO~M BASIN RIHS, KEEPING RIM WJTHfN OUJ/c:R fDGES OF ROOT BALL WATER TO SATURATe ROOTS AND l'INISH BACKFILL AROUND ROOT BALL.. FINE GRADE ARISA$ AROUND PLANTS TO SPECIFIED FINISH GRADE AND DISPOSf. 01= £XCF-SS SOIL ALL NON-SELF-SUPPORTING TREE, SHALL BE STAKED OR GUY,D PER THE DelAILS. PRUNE AND SHAPE ALL. SHRUl:39 Af) lJJR~CT.EO ~y OWNER·& Ai;;.PRES~NTATIVt. REMOVE STAKoS AND ESPAl!.R RACKS AND SECURE VINES TO ADJACENT MASONRY SURFACES WITH SCREW EYES OR MliTAL FASTENeRS, AND HEAVY DUTY CLEAR PLASTIC Tie& ON WOOD SURFACES. ALUMINUM NAILS WITH HEAVY DUTY CLEAR PLASTIC llES MAY BE USED IN LIEU OF METAL FASTENERS. 2. D[CORATIVE POTS, b. ,. •• SEAL THE INTfJ'.(IOR OF ;..x::!-l CONTAINER WITH AN APPROVED SF.ALER. INSTALL FILTER J:ABRIGArm GRAVEL IN CONTAINER PEA. on AIL INSTALL Pl.ANTER MIX FOR DECORATIVE POTS WITH ITBA 'QUENCH' SUP.ERABSORBkNT GRAt-UL;;.s PtR MANU!'.'.ACIUREf.rS DIJ'.?GCT!ONS. REFER TO 1Hf Zl'BA Wffi SIT, FOR AYAILABIUTY AND DIRECTIONS WWW.Zf. BA,COM/PDFS/L NKt.0/20141_ZE;BAJN_CONT AlNGRS,PD~ SET PLANTS IN CENTliR OF POTS, IN VERTICAL POSlltON SO n"IAT CROWN 6'~ ?LANT IS 1" ABOVE ADJACENT FINISH GRADE::. BACKl=rLL CONTAINER WITH BACKflLL NIX TO 1/, THE HEIGHT OF THE ROOT BALL AND WATER MYCORRHIZIAL PACKETS, PLACG PGR HIE FOLLOWING SCHC:DULE, • 1 GAi_, • 5GAL ,GRAM PACKn 3 1 GRAM PACK.Tl • 75 C5AL1 ~4• BOX 8 7 GRAM PACKns I. CONTINUE BACKFILLING AROUND ROOT BALL BY DEPRESSING SOIL SLIGHTLY Bt;LOW FINISH GRADL WATe:R TO SATURATE ROOTS AND FINISH BACKFILi-AROUNC ROOT BALL. g. ALL PLANTED DfCORATt,E POTS TO RECEIVE A 11/," DEPTH .Of 'GRO- MULcH· AS A TOP DRE::>S, UNLESS SPECIFIED OTHERWISf. IN Tl-lie. PLANTliR SCHEDULE. h. PRLJN!;. AND SJ-IAP£ .4.ll ~Rf:£$, SJ-/RUBS A.ND VIN£S, AS DmEct~D BY OWNGll'S REPRESENTATI¼. ;. RcMOYE STAKES AND cSPALIER RACKS AND SECURE VINES TO ADJACENT MASONRY ~RCACES WITH SCREW EYES OR MoTAL l'ASTENERS, AND HEAV' DUTY CL,AR PLASTIC TIES ON WOOD SURFACES OR AS DIRJ;:ClfD SY n--JE OWNl:c.R. ALUMINUM NAILS WITH HEAVY DUTY CLEAR PLASTIC TIES MAY Bf USED IN LIEU OF METAL FASTEN GR$. PALM TREES: .a, PALMS S~All 81:. PAOCUU;l) fROM A STAT( UCl.:NS!;O NURSERY AND SHALL Be TRANSPLANl'ED USlNG THE BEST HORTICULTURAL PIMCT!CES. b. Hl;ALTH AND YIGOA: P\LMS SHALL HAVE. StRAIGHT TRUNKS AND POSSESS DARK GREeN FOLIAGE. SHOWING SIGNS OF CONTINUED GROWTH AND 0[;:Vf.LOfMf.NT OF THf;, APICAL ME.RlSTEM, PALMS SHALL Bt tAE:G OJ:'. lNSECfS OQ: DISUSE AND SHALL B~ SPAAYfiD AND MONITORED rOR PENICLLIUM VERNO,SCNI PRIOR TO DELIVERY TO THESITt. c, SPECIES SELECTION CRIT:RIA SHALL 81;;: AS f:OLLOWS: 1. PH OJ.NIX DACTYLl/f;RA 'TAHITI', TH/;$[; PAl.Jvts Do NOT REQUIRE PRIOR INSPb.C.T\ON FOR DISEASES BY A P~LM SPECIALIST. Tl·IESE PALM$ SHALL BE SELECTED TO MC'T THE LANDSCAPE ARCHITECTS CRITERIA FOR HEIGHT, GIATI, AND OYoRALL FORM(TO MEET T~IE DESIGN INTENT). THE CONTRACTOR IS SOLELY RESPONSIBLE SOR THE PALM'S HEALTH, ~GOR, AND FREEDOM FROM DISEASES AND INSECTS, d, PALM SIZE DETERMINArtON, PALM TRiaES SHALL BE ORDERED ACCORDING TO THE BRCWN TRUNK HotGHTS mrHJ SHOWN ON PLANS. BROWN TRUNK HSIGHTSFOR ALL P,>LMS SHALL BE '1oASURe.D FROM THE SOIL LeVEl TO TI-JE 3AS, OF THE£MEllGING LliAVES. NO OTHGR CRITERIA WILL BE ACCEPT•D AS A BASIS FOR DETERMINATION OF BTH. 17' IS THE CONTRACTOR'S RESPONSIBILITY TO CONVEY THE INTENT OF THIS SPECIFICATION TO NURSERloS WHEN ORDERING PALMS TO INSURC: THAT THEY NE<TTHIS cRnt.RIA. e. ROOT BALL MINIMUM !IMENSIONS, FOR BALLED AND BURLAPPC:D PALM TREES $HALL Bo ASFOL(_OWS, 1. P'10,NIX DACTVLl'tRA, 8'T015' OF M;,OwNTRUNK • 3 ~ 1/2.'CUBtD 17'10 ,s' OF3ROWN TRUNK· s• CUB\,D f, DIGGING Rlii~Ul~EMJ.NTS 1. PALMS SHALL B, DUG BY EQUIPMENT LIMITED TO THC: FOLLOWING, BACK HOE SJCH A;:i. A (;AS.E 580C, FORD 555. TR~NCHER ~CH AS A DITCH WITCI---I RF40, ETC. SY HAND WITH HAND TOOLS. ,. NO TREES SHALi BE REMOVC:D FAOM ANY GIVEN j:;IELD COl1DITION WITIOUT EXCAVATING THE TREES AT THE PROPl'RI Y SPFCIFC:D ROOT BALL SIZE, Oil BY ANY MEANS OF ANY on1rn TYVi OF eXCAVATION NOT OUTLIN,D IN THIS SECTION. 3, WHILE EXCAVATl,G, ROOT BALLS SHAI.L BE INTACT AND IN A RELATIVELY MOtsr CONDITION. 6URLAPPING 01: THE ROOT MASS IS REQUIRED DURING TRANSPORT ON HAUI.S GREATER THAN ~oo MIi.ES OR ON ANY PALM PROCURcD FROM A SA.NDY SOIL CONDITION. SHADe CLOTH OR SARAN CLOTH, 10% GRADE OR BETTt.R $HAL BE WRAPPED AROUND THE CROWN AND /:RON!JS.OJ: ALL P.\Ltvl TR£ES, FO~ LOADS rnAVl;t.,ING GREATER THAN 300 MIi.ES. PRUNING PROCEDURE, WITH THE USE OF HAND LOPPoRS AND HAND PRUNING SAWS, 35% OR 40% OF PALM FRONDS.SsALL BE REMOVED FROM ALL PALHS DURING THE BXCAVATlON PEAlO), FRONDS 5~ALL 6~ R~/viQV!;I) A~Ti;_R PALMS ARE APPROVED 6Y THE LANDSCAPE ARCHITECT. PALM FRONDS SHALL BE TIED IN AN UPRIGHT IDSITION WITH >·PLY TWINE. TWINE SHALL BE TIED PSRPliNDICULAR TCH-IE PALM FRONDS. TWIN.• IS TO Bt:: APPLlcD TIGI--IT GNOUGM TO Qf;M./\.IN TlhD DUR1NG ALL Tr..111.N&POl:!TING AND PL.ANTING PHAS.lc.S OR w:::>AK. PHOENIX GENUS PALM t-4E.ADS ~&:QUIRE 'PINfAPPLl,D' CROWNS. THIS SHALL BE: ACHlcVeD WITH THE ASSISTANCE OF A CARP;:T KNlFE, FINE.LY S!-IARPENED ROUND PQ!NT SHOVEL, OR A CHAINSAW. A SAMPLE T~EE -Sl--!All BE G.X.CAVATED, PAUNt.D, 'TIED. "PIN~PJ:Lf;_D', AND APPROV~O BY TH(; LANDSCAPE AACHIT&CT OR HIS i';!i;PRfS£NT ATIVES, PAIOR TO COMM£NCEM!;NT OF ANY OTHER WORK I~ lHIS SECTION. IT Sl-lALL BE NOTED THAT A SAMPLE TREE WILL BE R,QUJQED ON ALL OTHER PALM GeNUS, HOWEVER, 'PIN.APPLl,C>'::ROWNS ARE NOT REQUIRED. ALL WASHINGTONIA SP~3lh.$ Sl-l.ALL BE SKINNED PRlOR TO LOADJNG, USE CAUTION <N CLEANNG THE PALMS TO PREVENT THE SPREAD OF VASCULAR DIS[ASf MD HINJMJZi;: WOUNDJNG. D!P TOOLS JN STERILIZING AGENT (50s CLOROX, 50% WATEO), SGFORE CLEANING PALMS AND BETWEEN l-10YING FROM ONE PALM TO ANOTHC:R. h. PALM TAGGING ATTACH A LABC:L SECUR,D WITH WIRE AROUND THE TRUNK SHOWING H!ilGI-IT, NAME OF GROlVC:R. AND ORIGIN. BEFORE l'I-IE PALMS AR• L.OADE.D TH~ CONTRACrOR WILL TIE. A SMALL PlaCE; or-FLAGGING TAPE TO THE NEWEST [MSRGING LEAS, (SPEAR LEA~). IN OROER TO TRACK GROWTH (OR CLP 2"03" OCF THE TIP OF THI, LEAF), f. Dt5EA$e CONTROL, PALM FRONDS SHALL B; SPRAYED WITH A BENLATE(R) AND WATC:R DRENCH (OR AN EQUALAPPROVsD BY TH, PALM SPECIALIST), PRIOR TO LOADING OF TREES F:>R <RANSPORT. j. k. I. o. o. LOADING OF PALMS, PALMS SHALL -BE lOAOfD W!Tl---1 1----iYDRAUL!C OR CONVENTIONAL CRANES. FRONT LOAO!el'.tS, J:ORI( UFTS, OR TRACTORS SHAll NOT LOAD OR UNLOAD ANY PALM OVER 8' OF BROWN TRIJNK. CONSIDERATtON SI-IALL 8~ CiVEN !N i!-iE S[U;:cnoN or -AN ADEQUATELY LARGE CRANe TO FACILITATE: LOADING, UNLOADING /~NO StTTING. THIS CONSl()!;RATlON £.HALL VARY 8A$i;.D ON ANY GJV~N SJTE. SITUATION, AND IS-$0LEL V TH£ UABIUTY AND RoSPONSIBILITY OF THE CONTRACTOR AND HIS SUBCONTRACTORS. MINlr.-llZE Tl-.6 LIFTING OR HANDLING OF PALMS BY THE TRVNK, NEVJ;R BIND OR HANDLE THE PALMS WITH WIRJ;&, CHAINS, OR ROPE, USE ONLY A WIDE-BANDED NYLON SLING WHEN MOVING OR LICTING THI, PALrviS, CRANE OPEAATOR AND SUNG,S~rrrn l'v1UST OBSERV~ THAT THE HEADS ARE NOT CAUGHT, PULLED ON, BANGED INTO. OR SHAKEN, WHICH CAN DAMAGE THs BUD. MINIMIZE ANY MOVENeNf OF THF. i:>ALM~ PURING iRANSPORT il-lAT MIGHT JAR:oR DA/v1AGI:. TH!:: APICAL MERISTEM (GROWING POINT), PAD ANY CONTACT OF THE TRUNK TO BRACES WHSN TRANSPORTING Tl~e PALMS. llJGGING SHALL Be SITUATf.D TO AVOID ANY P.0$$.IBLB. SCARS OR UMS_IGHTL-Y ABRASIONS THAT MAY Be CAUSED BY THF. laOADING AND UNLOADING PHASE OF WORK. WATER PALMS THOROUGHLY BEFORE LOADING. DO NOT APPLY ANTI• TRANSP!RANTS TO TH!e. Lf:'.AVt;S. AHG:R LOADING n-lt;_ PALt.1S, cavrn TH£ LfAVES AND TRUNK WITH DeNSE SHADE CLOTH, OR OTHER WOVEN MATERIAL, TO MINIMIZo WIND DAMAGE, IC TRANSPORT RSqUIRFS OVfR 6 HOURS, THE TRUCK DRIVeR WILi. SYRINGF. THE LEAVES AND BOXES Al 4 HOUR INToRVALS. PROTECTION OF PAl,MS DURING T~ANSPD~T AND STDRAGI::. SHALL si; CONTRACTOR'S RESPONSIBILITY. UNLOADING OJ: PALMS1 PALMS SHOULD BE CARfFULL Y LIFTED OFF TRUCK USING A WIDE· BANDED NYLON SLING. CRANC: OPERATOR AND SLING-SETTER MUST 08S"RVF THAT Tl,.l(; M!;ADS ARE NOi CAUG~T, PUI_U;D ON, BANGl::0 INTO, OR SHAKEN, WHICH CAN DAMAGE THE BUD. PALMS SHALL BE PLANTED WITHIN 1 DAV OF DELIVERY. COS TRACTOR SHALL OBTAIN APPROVAL l!ROM THt OWNE;R OR THE U..NDSCAPE ARCHITECT !I'.= PALMS. ,ARI; NOT ro SE. PLANTf.D WlTHIN 1 DAY OF DE:LlV!=RY (SEE STORAGE:, COLLECTION AND ~HEALING IN' OF PALMS), lJPON DEUVE:RY, wn THE Roor BALLS-AND SYRINGE THE l,l;AVE;S. PALM PLAN.TJNG A£QUm£MENT$: FOR BALLED AND BU/;lL,Af,PtiD PALMS, .BACK!=ILL MIX 5HALL 6E COMPRISED OF 100% WASHl;D PLASToR OR CONCR£TE SAND .. WASHED PLAST-R OR CONCRETE SAND .SHALL HAYE VARIABLE SIZeD GRAINS, WITH A MINIMUM OF 96% PASSING THE 2.0 MILLIMETER 51EVE, a'ur NO MOR£ THAN 5-8% !".'ASSING Tf'1E #200 ·s1~v1::. TJ-1£ SODIUM ABSORPTION RATIO (SAR) SHALL NOT EXCtED 6 AND THC: ELECTRICAL COND.UCTtVtTY (EC•) oe THE SATURATION EXTRACT OF THIS SOIL SHALL NOT EXCEED s.o MILLIMHOS PER CENTIMETC:R AT ,5•C. THli BORON CONTENT OF TH!;. BACKFILL SHALL B~ NO GA~ATER THAN 1 PPM, AS M,ASURED ON THE SATURATION EXTRACT. IN ORDER TO INSURE CONFORMANCE, SAMPLES OF THE IMPORT SAND SHALL 81'. SUBMITTED TO 'SOIL AND PLANT LABORATORY', 1594 NORTH MAIN STREeT, ORANGe, CA, 92667, FOR ANALYSIS. PRIC>R TO BACKFILLING. RcSULTS OFTH,SE TESTS SHOULD BE PROVIDED BY THE CONTRACTOR TO THE LANDSCAPE ARCHITECT PRIOR TO PLANTING THE PALMS. SC:VC:RAL DAYS BEFORE THE ARRIVAL OF THt PALMS, PREPARE THE PLANTING SITE. ADEQUATE MEASURES MUST BE TAK,t, IN ORDER TO PROVID.E PERFECT DRAINAGE OF THE PALM PLANrtNG HOLES (SEE PALM PLANT!NG Db.TAIL}, PLANTING PITS./'.'OA PALM TRGGS. S~AL.L St;. A MINIMUM OF 2' GREATeR THAN ANY SIDE OF THE ROOT SALL. TPli.ES SHALL. BE PLANTEP PERPE::NDJCVL.AR AND -PLUMBrD WITl-l THli APPROVAL OF THE cANDSCAPE ARCHITECT AFTER PLANTING, THE BACK SILL SHALL BE APPLIED IN LAYERS, WHILE WORKING OUT ANY At/1 POCKETS, AND JETTED wm; WATt:R, A.(:/ $E.Ci10N OF PVC PIPE ATTACHED TO A HIGH Piif$SURE t-lOSI:: SHALL BE UStD TO OBTAIN AT LEAST BO% 'COMPACTION IN Tl--1t PLANTING PITS OF ALL PALM TREES. 80%. COMPACTION MAY BE ACH1EVfO WITH. THE;: ASSlSTANCG Of.' WAT~ ANJ PNfUMAT(C TAHPf_RS. WI--U~.N 11-1~ HOL( IS !=!lU~D ALMOST TO GRAOE, WATER 1N THE BACKFILL WIT!---1 AT LtAST iO·l!! G.ALLONS or: SUBDUE AND C.t.~AAY'S 3336 (MIXED AT IHE FHc:CoMMEND[;.0 RAT£) AND TH~N IRRIGAIJCN WATrn u= MOQE IS NECESSARY. PHOENIX PALMS REQUIRE lS GALLONS OF THIS "1ATERIAL, ALL OTHER PALM$ Rt.QIJIAE 10 GALLONS. ANY ADJUS.Tt-•1f;Nrs NECESSARY TO STRAIGHTEN PALMS DUE TO POOR COMPACTINCl SHALL BE MAD£. BY THE GONTRACTOn WrtHIN 12 lv10NTHS AFTER FINAL ACCEPTANCo OF THo PROJtCT AT NO CHARGE TO THE OWNE11, ALL PALM FRONDS SHALL si; UNTlsl) BY THe CONTRACTOR WHEN IT IS DETf.~HINtD THAT $UC!--! ACTION W!LL NOT BE'. OEIR!Mt=.:NTAL TO 71 It: HEALTH OFTHo PALMS. ALL EXCoS5 SOIL AND DEBRIS FRON TflE PALM PLANTINGS SHALL BE DISPOSED OF OFF Tl-IE SIT,. BY CONTRACTOR. THE SITE SHALL BS I.EH NEAT AND CLEAN TO Tf-lE SATISi:ACTION OF THE: SITE COOR_DINATOR OR LANDSCAPE ARCHIT,CT .• FERTILIZATION OF PALMS, DON'T APPLY ANY CERTILIZeR FOR 6,0 WEEKS Anrn INSTALLATION, .REAPPLY THE $UBOUl:t AND CL.GARY'S 3336, 6 WEf.!(S Af':frn INSTALLATION. THE FIRST FERTILIZATION SI IOULD BE AT I THE RAT&: -. 1, 2 f.lEO PALMS-(ABDUi 3 LBS. RECOMMENDED FOR 1.STABLJS GRANULAR "PALl'-1 SPECIAL" !=tR PALMS, AND 1 LB. FOR ALL OT FERTILIZER IS AVAILABLE FROM G WARRANTY OF PALMS, OF A ilLIZG~ f'.'.OR PHOENIX CANARIEN51S 1-i•R PALMS). "PALM SPECIAL" 14·5·'4 RACE/SIERRA. BY TH£ CONTRACTOR TO Rr;.tvlAIN IN PALMS SHALL BE WARRANTEED GOOD H<ALTH AND ATTRACTIVE FINAL ACCEPT ANCJi OF THE CONTAACT0~·5 llABltJTY SHA EQUIPMENT AND MATERIALS TQ ATTRACTIVE APPEARANCE DURIN {6) MONTHS PRIOR TO Tl-IE l:ND 0 WILL BE INSPECTED BY A PALM (CONT ACI ·\!!ARK T, f.l081NSON (7 Architecture. Design. Relationships. APPEARANCo FOR '4 MONTHS AFTER LANDSCAPE IMPROVeMENTS. Tl-Iii LL INCLUDh, ·Tl=-IE COST OF LABOR, R~PLACt: TREES QI= SIMILAR SIZt.. AND G THli WARRANTY PERIOD. t= THE. WARRANTY P~RlOD, All PALMS SPECIALIST FOR CINAL ACCGPTANCE 60} Bo4--07i9). ~~ \.~\\DSCAP[ 1 ~,ESSA~~ ''t '.,:?c'l..771/1/\ ~ S = ,,,1,,. I -/.fjj;t . -/< \,-om.,J/""---· J. * if' ru1, ~ ~~---Y~ I[ OF c,1.1,~'li -'---' G. ,. J. DATE INITIAL - DESIGNER OF WORK MULCl·h A MINIMUt-1 OF 3" OF OilGANIC MULCH SHALL BE ADDeO IN ALL NON·TU.lll' PLANTNG A~b.AS WITH SLOPES LESS STEEP THAN 3rl TO COVER THb. SOJL COMPLH~l V, AS SP£.Clfl£D UNDER MATERIALS. ;;CC!;SSOlllbS, 1 TREE TIE::Si WHEN USED AT CONTRACTOR'S O!SCRE!!ON, INSTALL P!':.R DIT AIL l. TREE STAKE$, WHEN USJ;D AT CONTRACTOR'S DISCRETION, INSTALL PER DETAIL l· TREE 1RUNI< PllOTtiCTORS, INSTALL TO PROTECT THG LOWC:ST 4" OF oXPOSED TRUNK. ,. GUY WIRES, WHEN USED AT CONTRACTOR'S DISCRETION, INSTALL PER DETAIL, ,. GUY WIRE 1-tOSE, WHEN USeD AT CONTRACTOR'S DtSCRGTION, INSTALL P•R DETAIL. !" ESPALl>A WIRES, INSTALL PER DETAIL J. ROOT BARRIER, INSTALL PER MANUFACTURER'S R•COMMENDATIONS, MAINTENANC~, MAINTAIN PROJ!;CT FOR A P!.:RIOD OF 90 CAL!.:NDAR DAYS, l=OLLOWING-·r~~ CORReCTION AND/OR COMPLHION OF PRe-MAINTENANC£ WALKTflROUGH PUNCH LIST ITEMS IDENTIFIED BY THE OWNER'S REPRESENTATIVE. MAINTENANCE PERIOD SHALL NOT COMMENCE UNTIL EV/Dt;NCS OF OWNER'S REPRESENTATIVE'SSATISFACTION IS RECEIVeD IN WRITING. ;. MAINTrNANCE SHALL INCLUD, BUT NOT BE LIMITED TO PRUNING, WAT.OING, FERTILIZATION, WeED CONTROL, CUL'11VATION, PliST CONTROL, CLEAN,UP, OPERATION/ADJUSTM,NT AND RePAIR OF THE IRRIGATION SYSTEM. ,. APPLY COMMC:RCIAL FERTILIZER AT THE RATE RliCOMl'<ENDJ;D BY 'SOIL AND PLANTl~AB', A'S R~QLIIQED TO !;;:ST ABUSl-l THRIVlNG PLANTS. ~ PROTECT NEWLY PLANTED AREAS FROM FOOT TRAFFIC, VANDALISM, THeFT • BURROWING OR GRAZING ANIMALS. ANO &ROSION, REPAIR AND REPLANT DAMAGED AREA, Rt;;PLACf. Dl,;.AD,DAMAGt::D, OR MIS.SING PLANTS. COMPLETION oi: MAINTENANCE PERIOD AND PLANT ESTA!3L1Sl-lM~NT SHALL Bk DG:TT:RMIN~D BY THI;. OWN(R'S P.1,;_PRt.S£NTAT!VI!, IN WRITING, FOLLOWING A FINAL MAINT~NANC!i WALKTI--IROUGH, CLEAN-UP, 1 UPON COMPLliTION OF WORK IN THIS SECTION, CONTRACTOR SHALL Q~M()V5 ALL RUBBISJ.---1, TRASH, AND DG:BRIS 'QESJL TING r;ROM THI:: OPERATIONS, REMOVE UNUSED EQUIPMENT AND IMPLEMENTS OF StiRVICE, LEAVE ENTIRE AREA INVOLVED IN A NEAT AND ACCEPTABLE CONDITION SUCH AS TO Men THc APPROVAL OF THE OWNER'S RF.PsESENTATIVE. DATE INITIAL DATE -·-· INlllAL REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL L 13.02 APPROVED FOR /RR/GA TION ANO PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA. "AS BUILT" .. RCE EXP. DATE REVIEWED BY: ., __ INSPECTOR DATE ~ CITY OF CARLSBAD w PLANNING DIVISION g g LANDSCAPE IMPROVEMENT PLANS FOR: THE BEACON 3-CONSISTENCY DETERMINATION EXHIBIT 7760 .. 7710 EL CAMINO REAL CARLSBAD CA 92009 LANDSCAPE SPECIFICATIONS I APPROVED: PLANNING I DWN BY: l:iD I PROJECT NO. I DRAWING NO. CHt<D BY: DA -· RVWD BY: DA 0 ' " -~ I • !l • :, ~ I • ~ t " ~ " 0 i i • • C ti • l ~ ·'!?. • • ~ -~ 1 0 ~ [ ~ " ~ § ~ " • [ t ~ 8 " ~ " ~ ~ ~ C) "" "' {l Q.. -.J -.J ,,. g, g tl J!l ~ "' " -~ © • u C " ~ °" ci • c.:\- ci • = m 6 N 0 ~ " ~ ~ = E E • t J1 • • == "§: = C ts a "' 0 • t '1 ~ • = • ~ = " " C "' • ~ -• -rn a; a; = ~ 0 m 0 " 6 N N ~ " m N ? 0 ij '2 a " a ~ ~ § • • ;,; E ii rn • I C > ii • & • " Ii " ~ ·~ = 1ii ~ > = e u • u a a ---··· 0 1 Cc, = = ::, I ,_-_ =---- CONSISTENCY DETERMINATION (PARKING-ALL PHASES) PARKING REQ. PER SDP 79-03 PARKING REQUIRED BY PHASE Ill TOTAL PARKING REQUIRED PROPOSED PARKING -PHASE I -BLDG. 7710 & 7730 PROPOSED PARKING -PHASE II -BLDG. 7720, 7740 & 7750 PROPOSED PARKING -PHASE Ill -BLDG. 7760 & 7770 TOTAL PARKING PROVIDED TOTAL COMPACT STALLS ALLOWED 473 X 25% TOTAL COMPACT STALLS PROPOSED 471 STALLS 1 STALL 472 STALLS 224 STALLS 199 STALLS 50 STALLS 473 STALLS 118STALLS 88 STALLS TOTAL ACCESSIBLE STALLS REQ. (PER CBC TABLE 11B-208-2) 9 STALLS TOTAL ACCESSIBLE STALLS PROVIDED 15 STALLS TOTAL ACCESSIBLE VAN STALLS REQ. (PER CBC 118-208-2-4) 2 STALLS TOTAL ACCESSIBLE VAN STALLS PROVIDED 2 STALLS SEE SHEET 0.3 FOR PARKING STUDY RELATED TO PRIVATE DINING AREA AND PEDESTRIAN PLAZA PURSUANT TO CMC SECTION 21.26.013 REFER TO SHEET A 1.0 FOR PARKING COUNT / / 7710 I I I I I I I I I CONSISTENCY DETERMINATION (AGGREGATE PROJECT BASIS-PHASE 11-111) l=-- 1 I I I I LANDSCAPING EXISTING PROPOSED ~--·--·--~ -- -AREA A 200 SF 200 SF -AREA B 877 SF 877 SF -AREA C 344 SF 344 SF -AREA D 1,702 SF 1,702 SF -AREA E 706 SF 706 SF -AREA F 240 SF 570 SF +330 SF -AREA G 2,440 SF 2,215 SF -225 SF -EXIST!NG PHASE 2 PARKING 11,106SF 11,106 SF -LOT NET 17,615 SF 17,720 SF +105 SF -SPECIFIC AREAS WHERE SIGNIFICANT REVISIONS ARE BEING MADE HAVE BEEN SEPARATELY CALCULATED FOR CONVENIENCE OF CITY STAFF. PLEASE NOTE CONFORMANCE WITH 10% CRITERIA IS BASED ON AGGREGATE BASIS. 7730 ' ' 7740 --- LEGEND MODIFIED LANDSCAPE AREA MODIFIED AREA AREA NOT INCLUDED IN PHASE Ill SCOPE OF WORK C O C C, C"'f' 74-¥++-l ft?f-bt---vt--Yll-¥tt'--I C C C C G C 7750 EL CAMINO REAL_ L CONSISTENCY DETERMINATION (PER STRUCTURE BLDG. 7760) YARDS SETBACKS COVERAGE HEIGHT (SEE DETAILS 2 & 4 ON SHEET A4.1.60 FOR FURTHER INFORMATION) AREAG .......... 177601 . NO CHANGE NO CHANGE EXISTING COVERAGE= 4,837 SF PROPOSED COVERAGE = 5,058 SF (+221 sf) 3.8 % INCREASE< 10% EXISTING HEIGHT= 24'-0" PROPOSED HEIGHT O 24'-6" 2% INCREASE (TOWER)= 10% .......... .......... 17770 1 .......... ' ' AREAF .......... .......... ___ 0_ CONSISTENCY DETERMINATION (PER STRUCTURE BLDG. 7770) YARDS NO CHANGE SETBACKS NO CHANGE COVERAGE NO CHANGE HEIGHT EXISTING HEIGHT= NO CHANGE PROPOSED HEIGHT= NO CHANGE ' ' ...________ ~ ~ -------~ ~ --- SITE PLAN ANALYSIS 1"0 50'-0" 1 Architecture. Design. Relationships. r-... :.,;s,;._:g;12,T;-~1""""""~~,;;,,..,"""'~'-'""""'"''-'>¥"':1.,;;:,.,;,,,:,, seal ""''°'~~"":t'.'0!-'."Z""~;;l''§J!'VNYJfyi"~;,;~;:--==:<c:.'C,\8.e",% Con,"ltanl Cf) Cf) >-_J <( z <( z ::i 0... w I-- Cf) Pmjecl Nrimlier: 2020-169 Plan Check Number: CD 2020-0022 (DEV2017-0105) ---~------ 12.06,2020 1sl Cily Submi!lal 02.18,2021 2nd Ci/y Submilfal 04.21.2021 3rd Cily S11bmillal 05.17.2021 4/h City Subm,'ltal -------- ----------·- J A0.2 l 7710 == c..c........c.. I I I I I I ,,_~..,l!J lil ' ' 7730 ' ' 545 sf 7740 NEW OUTDOOR DINING PARKING ANALYSIS-PHASE II & Ill TOTAL NUMBER OF RESTAURANTS TOTAL AMOUNT OF PRIVATE DINING SQ. FOOTAGE ALLOWED PER CMC21.26.013 16 RESTAURANTS X 400 SQ. FT. PRIVATE DINING USED PRIVATE DINING SPACE REMAINING 16 400 SQ. FT. PER RESTAURANT 6,400 SQ. FT. 6,220 SQ. FT. 180 SQ.FT. NOTE: ALL PRIVATE DINING AREAS ARE ENCLOSED BY A FENCE TO SEPARATE PRIVATE DINING SPACES FROM PUBLIC PEDESTRIAN SPACES / / C C C C C ' C C ' 7750 C C C C C 970 sf 570 sf 570 sf 450 sf EL CAMINO REAL_ L 840 sf 400 sf LEGEND RESTAURANT SUITE PRIVATE DINING PUBLIC PEDESTRIAN PLAZA PRIVATE DINING FENCE LINE AREA NOT INCLUDED IN SCOPE OF WORK - - Architecture. Design. Relationships. \' ,--.ex< ,~V\!i."f; >!Cs:-G-'ie";¢,'•~,I;J!;1;£4.%:'.i:'-'i>;.'Cffi~il':'1"0'."~SQ5i-Ji'.' A Seal ,S{'." >~ •'~'!-,. ,•C' .~;o,,,-~~cfl',';:"'.•f.•0;\$",G':!'.:'c;'.t;:;;.;;,n"?~J'it's?/4?,<;i', Cons•ltan/ I z 0 u <( w m w :c I- Cf) -Cf) ~ <( z <( C) z -~ 0::.:: <( o_ C) z z -0 0:::: 0 0 0 I- ::) 0 Project Number: 2020·169 Plan Check Numbor: CD 2020-0022 (DEV2017-0105) 12.06.2020 02.18.2021 04,21,2021 05.17.2021 Isl C//y Subm/1/a/ 2nd City Submit/a/ ---,---------------3rd City Submittal 4th Ci/ySubmi//el A0.3 I .I I I I / / t EL CAMINO REAL -----= ~------~--------------------------------~-------------- I \ I I I .I I I Z 1 /IX llkWY~f-llX ' I L EL CAMINO REAL __ • u C -" ~ • N o, I -:J; ~ 0 N ~ ~ ~ &5 E E • ,!-el:! " " ~ a:i "§ ~ ~ C " 8 ro [~ ~ • = n " N "' a ~ C § = ro 0 @) " C, -ro ~ " °' o, = ~ = ~ ;;; " N ~ '° N 'i' 'i' = " <)I ~ , , ~ ~ G o5 " ill u E i! ro ill u C > ~ ro g -" " % ~ t; m -" C = .. . , ~ • w • ~ u " u 0 u 2 A1.1 u =--- EXISTING OVERALL SITE PLAN 1"=80-0" 2 A11 u PROPOSED OVERALL SITE PLAN 1"=80'·0" 1 GENERAL NOTES 1. IF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. 5. 6. 7. 8. 9. 10. 11. PROTECT IN PLACE ALL EXISTING UTILITIES. RE-ROUTE EXISTING UTILITIES REQUIRED TO BE MAINTAINED PRIOR TO DEMOLlTION WITHOUT DISRUPTION OF SERVICE TO OTHER BUILDINGS. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. REPAIR, AT NO COST TO OWNER, DAMAGE TO l::X!STING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. NOTIFY THE OWNER IMMEDIATELY IN WRITING IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. VERIFY DEPTHS AND LOCATIONS OF (E) UTILITIES TO REMAIN PRIOR TO START OF DEMOLITION WORK. PATCH & REPLACE AREAS OF EXISTING OR NEWLY INSTALLED PAVING AS REQUIRED FOR INSTALLATION OF ELEMENTS OF THE WORK IN A MANNER THAT WILL MATCH ADJACENT PAVING, 12. DRAINAGE & CONSTRUCTION OPERATIONS SHALL COMPLY WITH ALL ENVIRONMENTAL HEAL TH ORDINANCES. 13. INSTALL CONSTRUCTION FENCING AT THE EDGE OF CONSTRUCTION WORK PERIMETER. 14. ENSURE THAT EQUIPMENT SHALL BE MAINTAINED IN PROPER TUNE TO PREVENT VISIBLE SOOT FROM REDUCING LIGHT TRANSMISSION THROUGH THE EXHAUST STACK BY MORE THAN 20 PERCENT FOR MORE THAN 3 MINUTES PER HOUR AND USE LOW-SULFUR FUEL AS REQUIRED BY SCAQMD REGULATIONS. 15. MAINTAIN JQBSITE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 16. ALL RETAINING WALLS TO REMAIN, SANDBLAST (E) RETAINING WALL AND PREP FOR NEW FINISH AND PAINT COLOR. 17. PROVIDE WALKS AND SIDEWALKS WITH A CONTINUOUS SLIP RESISTANT SURFACE. PROVIDE WALKS WITH SLOPES LESS THAN OR EQUAL TO 6% WITH THE EQUIVALENT OF A MEDIUM BROOM SLIP RESISTANT FINISH. PROVIDE WALKS WITH SLOPE GREATER THAN 6% WITH THE EQUIVALENT OF HEAVY BROOM FINISH. OVERALL PARKING SUMMARY PARKING REQUIRED PER SDP-78-03 PARKING REQUIRED BY PHASE Ill TOTAL PARKING REQUIRED PROPOSED PARKING -PHASE! -BLDG. 7710 & 7730 PROPOSED PARKING -PHASE II -BLOG. 7720, 7740 & 7750 PROPOSED PARKING -PHASE Ill -BLDG. 7760 & 7770 TOTAL PARKING PROVIDED TOTAL COMPACT STALLS ALLOWED 474 X 25% TOTAL COMPACT STALLS PROPOSED 471 STALLS 1 STALL 472 STALLS 224 STALLS 199 STALLS 50 STALLS 473 STALLS 118 STALLS 88 STALLS TOTAL ACCESSIBLE STALLS REQ. (PER CBC TABLE 118-208.2) 9 STALLS TOTAL ACCESSIBLE STALLS PROVIDED 15 STALLS TOTAL ACCESSIBLE VAN STALLS REQ. (PER CBC 118-208.2.4) 2 STALLS TOTAL ACCESSIBLE VAN STALLS PROVIDED 2 STALLS LEGEND AREA NOT INCLUDED IN SCOPE OF WORK ------EXISTING PROPERTY LINE (#) PARKING COUNT C (N) COMPACT STALL PER CITY STANDARD Architecture . Design. Relationships. f;t:;~---;;,::R;,O_>j,f.-"'..:£..'§-_z:;,}'9.~'?:ef"iS'.s~,,Wc~:o;~~ Se•! (;'.6!,'2%~SW~>;~a1s;.'l.'-;;;c-,W(~cc'Ci•J"K,',i¼2-'i:lsfS:.'.L-0"-1 Co"sultanf Cf) z :5 (L LU 1--Cf) _J _J ~ LU > 0 Project Numoor. 2020-169 Plan Check Number: CD 2020-0022 (DEV?017-0105} 12.06.2020 ···--··· 02.18.2021 04.21,2021 0517.2021 1s1 City Submittal 2nd Cily Submillai 3rd Ci/y Submiltel 4/h City Submit/a/ ---··------ ~ ~ E E ES,.l.'Sl ;1 ~~ t~ • ~ " "' • = ~ Si 0 ~~ " " r,;-r,;-._:, • ~ u > ; • > Ii • • ,;; ~ "' = i ' u 8 ci--______________________________ .._ _______________________________________________________________ ..;_ ______________________________ ..1.. ______________________________ +------------------------------, ' " I [ I " ~ 1 • ~ -~ ~ ~ ' I ' 1l. • ~ 3 0 C "' -~ ~ ~ ;;; d, = 6 N ~ " "' • • • ~ C :, 0 0 ~ • = ~ C (§) • • • Si = 0 "' a: 2, ~N -o r,;-"' :, .. ill E • = C J'l .. = % C " ! • ~ • EL CAMINO REAL -EL CAMINO REAL . 1 • ', I I ~ [TI'~ IT]/// ~/~,~ I I ~~~~1 :{] I I I I I I J 0 • 0 0 13 '1 1/1 I I [I] 16 I 77611 ....... 0 D EL CAMINO REAL 113 \-~~- \ \\_s - 10 . ·c,,cJ,c,c./c 12, 1 101 0 EL CAMINO REAL 6 20 21 ---c_ C ·,.c ~ I ', •,., ·,,, ~ '--....__ , _____ s_ ·- . .,, . .,, /'• I \ ====--@] ENLARGED DEMOLITION SITE PLAN 1"=20-0" 2 I -113 ··,c b ·-c .. ··,C 1 . ·C ( 115 116 @] ENLARGED PROPOSED SITE PLAN 1"=20'-0" GENERAL NOTES 1. IF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER. 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES. 5. RE-ROUTE EXISTING UTILITIES REQUIRED TO BE MAINTAINED PRIOR TO DEMOLITION WITHOUT DISRUPTION OF SERVICE TO OTHER BUILDINGS. 6. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 7. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 8. NOTIFY THE OWNER IMMEDIATELY IN WRITING IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. 9. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 10. VERIFY DEPTHS AND LOCATIONS OF (E) UTILITIES TO REMAIN PRIOR TO START OF DEMOLITION WORK. 11. PATCH & REPLACE AREAS OF EXISTING OR NEWLY INSTALLED PAVING AS REQUIRED FOR INSTALLATION OF ELEMENTS OF THE WORK !NA MANNER THAT WILL MATCH ADJACENT PAVING. 12. DRAINAGE & CONSTRUCTION OPERATIONS SHALL COMPLY WITH ALL ENVIRONMENTAL HEALTH ORDINANCES. 13. INSTALL CONSTRUCTION FENCING AT THE EDGE OF CONSTRUCTION WORK PERIMETER. 14. ENSURE THAT EQUIPMENT SHALL BE MAINTAINED IN PROPER TUNE TO PREVENT VISIBLE SOOT FROM REDUCING LIGHT TRANSMISSION THROUGH THE EXHAUST STACK BY MORE THAN 20 PERCENT FOR MORE THAN 3 MINUTES PER HOUR AND USE LOW-SULFUR FUEL AS REQUIRED BY SCAQMD REGULATIONS. 15. MAINTAIN JOBSITE !NA CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 16. ALL RETAINING WALLS TO REMAIN, SANDBLAST {E} RETAINING WALL AND PREP FOR NEW FINISH AND PAINT COLOR. 17. PROVIDE WALKS AND SIDEWALKS WITH A CONTINUOUS SUP RESISTANT SURFACE. PROVIDE WALKS WITH SLOPES LESS THAN OR EQUAL TO 6% W!TH THE EQUIVALENT OF A MEDIUM BROOM SLIP RESISTANT FINISH. PROVIDE WALKS WITH SLOPE GREATER THAN 6% WITH THE EQUIVALENT OF HEAVY BROOM FINISH. DEMOLITION PLAN KEYNOTES [I] EXISTING CURB TO BE DEMOLISHED [}J EXISTING TILE TO BE REMOVED [JJ EXISTING PORTION OF THE SIDEWALK TO BE DEMOLISHED [I] EXISTING ASPHALT TO BE REMOVED [TI EXISTING TREE TO BE REMOVED [I] EXISTING LANDSCAPE PLANTER TO BE REMOVED, CAP ALL IRRIGATION LINES [JJ EXISTING TRASH ENCLOSURE TO BE REMOVED CO EXISTING PARKING STRIPPING TO BE REMOVED [I] EXISTING EXISTING RETAINING WALL TO REMAIN ~ EXISTING DRIVE THRU LANE TO BE REMOVED DI] EXISTING E.XISTING TRELLIS STRUCTURE TO BE REMOVED [gJ EXISTING GAS METER BANK TO REMAIN [JI] EXISTING LIGHT POLE TO REMAIN []] EXISTING GAS METER BANK TO BE RELOCATED [JI] EXISTING UTILITY EASEMENT [JI] EXISTING CUR,B AND BOLLARDS TO BE REMOVED [If] EXISTING U\ILITY EQUIPMENT TO REMAIN PROTECT IN PLACE []] EXISTING SIDEWALK TO REMAIN PROPOSED SITE PLAN KEYNOTES ~ NEW DECORATIVE CONCRETE WALKWAY, SLOPE 2% MAX. AWAY FROM BUILDING ~ NEW PARKING LOT STRIPING O][] NEW LANDSCAPE, SEE LANDSCAPE DRAWINGS [J:2±] NEW TRASH ENCLOSURE ~ EXISTING TRANSFORMER TO REMAIN, PROTECT IN PLACE ~ EXISTING SIDEWALK TO REMAIN 00 NEW ACCESSIBLE RAMPS ~ NEW STRING LIGHTS ~ EXISTING PARKING LOT LIGHT POLE TO REMAIN @] EXISTING RETAINING WALL TO REMAIN, PATCH AND REPAIR AS NEEDED. PAINT TO MATCH BUILDING OJI] EXISTING FIRE HYDRANT Dill NEW CONCRETE WHEEL STOP o:ITJ NEW LANDSCAPE PLANTER ~ NEW FENCE WITH GATE ENCLOSING PRIVATE PATIOS LEGEND NEW LANDSCAPE AREA NOT INCLUDED IN SCOPE OF WORK EXISTING PROPERTY LINE EXISTING PROPERTY SETBACK EXISTING 10'-0" SETBACK Architecture . Design. Relationships. -.-.,0:;,""'.c2_"-~~-,;..:_-a;:y,,'~"-"h"¥&,:;'=.~$,>j;.-a;;;; ",'-0.;;~}':;',~] Seal ;;,;;. ~F-''"ts ;;t,s;?f78f': '::'.-S<0''.~:J;.'i,-C"'.s;£'1f.cf"/.k":~2,=:,=..._c;~ Gon,u//an/ 1--m Cf) z ::s 0... w I- C/) 0 w CJ 0::::: <( _J z w Project Numbsr: 2020-169 Pi'an Check Number: CD 2020-0022 (DEV2011-0105) 12.06.2020 02.18.2021 04.21.2021 05.17.2021 Isl Clly Submilfa/ 2nd City Submit1;;il 3rd City S11bmitla/ ----4th Cily SLJbmilfal A1.1 <j ' " ! l C !! • I s • ' e s i ~ ' ' C > i\ , ¾ • • ~ s I -'!! ~ jj ~ " 0 ~ ! ~ ~ t ~ ' ~ " li M ! t ~ ' • • il. • ~ C) '< "' -I {l Cl. _, _, o,' ~ 1' C) .f<l ---------" ,l!l ·--<cc l: '< "--~ "' 11 14 6 16 :c------.._____ 12 EAL • = C ill . .JJ::l m cC ~ 'ro d, = cS N 0 " = ~ ~ ~ E E m t~ m m -~ n il'~ :, C 8 r~ ~ m m = n " • ~ C E = @) m f = m m ~ N N = 0 0 = " "" ~ ;:;; 3 -" cc N ,.o ;;-;;-m~ ., " " m • ~ u E ii m ID = C > Ii m J'l ~ m " % ffi " C \;' ;; • ~ m e n = m = 0 0 --- ------ ·-/ ........ .... I r-.... -...._ I I ................ ._._ / / .... _; .... 7 r--L1f/ 1 1 1 1 I I I I I I I I f I I I ' ' ' ' ' ' ' ' ' ' I I I I I I I I I I L 1 I / I -J ' t-' 11 -~--::, I •~'g/.,1/ I I c:: .. ./1 rr I t I , I I I / I I I I I I I I I I I / I I I I I I I / I I I / I I I I I I I / I I.... I I I .._ .._ I I I ........ ._✓ I ' ' C ' -,, .... __ I ' -' \ r-.... .._ I \,/1 .,.,,,.~,, ~ 'I ' ' ' ' 15 10 --- 0 0 X --- [TI [TI --- 0 ------ ,'<;: -- ·-.',,JI II II IL. Ir-.::::::-:-.. I I ~ .Jr-I-.. I II ------------ D -[TI --- I ~[TI 13 , ------------- 18] 14 8 TYP . EL CAMINO REAL , --------- > I ------ -------------- OD I 1 [TI ------ ------------- --------9 --------L __ _ ------------ 18] [TI PEDESTRIAN PLAN/ DINING PATIO PLAN 3/32"=1 '-0" GENERAL NOTES 1. IF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER . 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE All EXISTING UTILITIES. 5. RE-ROUTE EXISTING UTILITIES REQUIRED TO BE MAINTAINED PRIOR TO DEMOLITION WITHOUT DISRUPTION OF SERVICE TO OTHER BUILDINGS . 6. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 7. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 8. NOTIFY THE OWNER IMMEDIATELY IN WR!TING IF ANY AREAS ARE DISCOVERED TO CONTA!N HAZARDOUS MATERIAL WI THIN THE SCOPE OF WORK 9. PROTECT All EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 10. VERIFY DEPTHS AND LOCATIONS OF (E) UTILITIES TO REMAIN PRIOR TO START OF DEMOLITION WORK. 11 . PATCH & REPLACE AREAS OF EXISTIN G OR NEWLY IN STALLED PAVING AS REQUIRED FOR INSTALLATION OF ELEMENTS OF THE WORK IN A MANNER THAT Will MATCH ADJACENT PAVING. 12. DRAINAGE & CONSTRUCTION OPERATIONS SHALL COMPLY WITH All ENVIRONMENTAL HEAL TH ORDINANCES. 13. INSTALL CONSTRUCTION FENCING AT THE EDGE OF CONSTRUCTION WORK PERIMETER. 14. ENSURE THAT EQUIPMENT SHALL BE MAINTAINED IN PROPER TUNE TO PREVENT VISIBLE SOOT FROM REDUCING LIGHT TRANSMISSION THROUGH THE EXHAUST STACK BY MORE THAN 20 PERCENT FOR MORE THAN 3 MINUTES PER HOUR AND USE LOW-SULFUR FUEL AS REQUIRED BY SCAQMD REGULATIONS. 15. MAINTAIN JOBSITE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 16. ALL RETAINING WALLS TO REMAIN , SANDBLAST (E) RETAINING WALL AND PREP FOR NEW FINISH AND PAINT COLOR. 17. PROVIDE WALKS AND SIDEWALKS WITH A CONTINUOUS SLIP RESISTANT SURFACE. PROVIDE WALKS WITH SLOPES LESS THAN OR EQUAL TO 6% WITH THE EQUIVALENT OF A MEDIUM BROOM SLIP RESISTANT FINISH. PROVIDE WALKS WITH SLOPE GREATER THAN 6% WITH TH E EQUIVALENT OF HEAVY BROOM FINISH. ENLARGED SITE PLAN KEYNOTES [I] NEW DECORATIVE CONCRETE WALKWAY [TI NEW LOW PROFILE FIREPLACE AT PATIO [TI EXISTING RETAINING WALL TO REMAIN OJ NEW RETAINING WALL [TI NEW ACCESSIBLE RAMPS [TI NEW ARTIFICIAL TURF AREA WITH SEATING co NEW OVERHEAD FESTOON LIGHT ING [TI NEW GREENSCREEN VIN EAGE TRELLIS [TI NEW LANDSCAPE PLANTER 0 NEW TRASH ENCLOSURE WITH CONCRETE PAD [iI] EXISTING RETAINING WALL AT TRANSFORMER TO REMAIN OD NEW DINING PATIO FURNITURE 00 NEWLOUNGESEATING (JI] NEW DECORATIVE POTTERY [JI] NEW FENCE WITH GATE ENCLOSING PRIVATE PATIOS [JI] NEW COURTYARD SPACE FOR BUILDING 7770 EMPLOYEE LOUNGE AREA ONLY LEGEND NEW LANDSCAPE AREA NOT INCLUDED IN SCOPE OF WORK EXISTING PROPERTY LINE EXISTING PROPERTY SETBACK EXISTING 10'-0" SETBACK Seal Architecture. Design. 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Project Numher: 2020-169 Plan Check Number: CD 2020-0022 (DEV2017-0105) 12.06.2020 /j,_ 1sfCilySubmi!/al 02.18.2021 {), -~,,~,~Cii-,s~,~,m~it!~,,--- 04.21.2021 7' -~,,,~C~ily~s~,,~m~ilta~,--- ~~-' ' ~===~---05.172021 41h City Submif/af ---' ' --------___ ' ' -------- ___ ' ' -------- ---',•--------"'----------' ' -------- ___ L S H E E T A1.2 D2 fj ~ u [QD---~ 1,1 ~ □ ~ pl r. ~ u ~ fl( w ~ 1,1 u 1,1 ~ Pi ~ 8 8 ~ u h u< VI [ED-------~~»-~ ' fj ' ~ "7..llTfJ , / '-11 1,1 -------rr-----------[§] ____, 0 [[ED [§] [§] [[ED ~ vt 1,1 ,-l_ I ________ ::.J L.-----------------------------J I I I _____ ...J □ n II II II II II II II II w n II II II II II II II II II II II II II II II II II II LJ 10 2 I 5,020 SF n II II II II II --[ill ( II II II II II II II II " "Ji ~ II II II -IT] " -7 11 I 111 I 111 I 11 I I 111 I 111 If---------o:J 111 I _J -1~--= l=::= : :: : llk-~-;-;-11r-CIJ 1111 ~, 1111 ' -~ I 1111 ~-I <I 111--[D I 1111 :-7'-: t / \ I ' ' I 1111 --~ ---·1 I I I I 11 I 11 I II 1<~----ITJ 11 I I I I I _J RCP5 ~ i _ _ _TYP.2 I I I I I I I I I I I I I I I I I I ______________________ ...J ________ -::J REFLECTIVE CEILING PLAN LEGEND p ~=:::i EXISTING WOOD T & G TO REMAIN, REPAIR AS REQUIRED AND STAIN TO MATCH NEW CONSTRUCTION 0 REPLACE EXISTING LIGHTING WITH NEW RECESSED LIGHTING 01 NEW DECORATIVE WALL SCONCE -$-NEW PENDANT LIGHT D NEW ACCENT DOWN LIGHTING □ □ I II II II II u FLOOR PLAN / DEMO PLAN LEGEND ~ NEW WALL CONSTRUCTION 1/,7//1///////1// EXISTING WALL (SJ TO BE REMOVED EXISTING WALL TO REMAIN BUILDING 7760 PROPOSED PLAN II II II II II II II II " ~ e--------1-1-N----'> ~ 118"=1'-0" 2 GENERAL NOTES 1. JF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TOA SPECIFIC LOCATION AS DIRECTED BY OWNER_ 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FlND!NGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES 5. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 6. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 7. NOTIFY THE OWNER IMMEDIATELY IN WRITING IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. 8. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 9. MAINTAIN JOBSITE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 10. RETURN FINISHES TO INSIDE CORNERS, TERMINATE PERPENDICULAR TO ADJACENT DISSIMILAR FINISHES, UNLESS NOTED OTHERWISE_ 11. PAINT EXPOSED METAL FLASHING TO MATCH COLOR OF ADJACENT SURFACES. 12. PROVIDE FLASHING FOR ALL ITEMS PENETRATING EXTERIOR WALL CONSTRUCTION. 13, EXTEND SUBSTRATE SHEATHING TO NEAREST INSIDE OR OUTS!DE WALL CORNER TO OBTAIN A CONTINUOUS FLUSH WALL 14. REMOVE AND REINSTALL CURRENT TENANT SIGNAGE. OWNER TO CONFIRM DIRECTION ON REINSTALLATION OF VACANT TENANT SIGNAGE, ADJUST CIRCUITS AS NECESSARY. 15. WHERE EXISTING SURFACES ARE TO BE FRAMED OR FURRED TO RECEIVE NEW FINISHES, 'ENSURE THAT THE EXISTING SURFACES HAVE BEEN COMPLETELY CLEANED PF EXISTING MOLD, MILDEW, AND/OR SURFACE DIRT AND THAT ALL EXISTING FINISHES HAVE BEEN REMOVED DOWN TO BARE SUBSTRATE PRIOR TO ENCLOSING OR RECEIVING NEW FINISHES. 16. PATCH, REPAIR, INFILL AND SMOOTH OUT SURFACES WHERE ITEMS THAT HAVE BEEN MECHANICALLY ATTACHED LEAVE HOLES. 17. PATCH AND REPAIR ALL ASSEMBLIES OR SURFACES WHERE DEMOLITION IS REQUIRED TO INSTALL NEW WORK. ALL DISTURBED ASSEMBLIES & SURFACES ARE TO BE PATCHED AND REPAIRED AS TO BE VISUALLY UNDETECTABLE IN PROFILE, LIFT, TEXTURE, COLOR AND TO MATCH ALL ADJACENT SURFACES, PROVIDE ALL MATERIALS BOTH STRUCTURALLY AND COSMETICALLY TO COMPLETE THIS WORK 18. PLANS ARE FOR DESIGN INTENT ONLY, CONTRACTOR TO VERIFY EXISTING CONDITIONS AND BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK. PROPOSED PLAN KEYNOTES CD NEW ALUMINUM STOREFRONT SYSTEM-DARK BRONZE FINISH [I] NEW ALUMINUM FOLDING DOOR SYSTEM OJ NEW SEALED CONCRETE FLOOR SLAB TO MATCH EXISTING [TI NEW ELECTRICAL/ FIRE RISER ROOM IT] NEW HOLLOW METAL DOOR(S) [I] NEW TRELLIS STRUCTURE ABOVE [TI NEW PLASTER SOFFIT ABOVE [I] EXISTING STRUCTURAL COLUMN TO REMAIN, PROVIDE NEW PARTIAL HEIGHT PILASTER/LOW WALL WITH PRECAST CONCRETE CAP AROUND COLUMN [}J LINE OF NEW FABRIC AWNING ABOVE [}Q] LINE OF TOWER ABOVE [TI] LINE OF BALCONY ABOVE ~ WALL HUNG VINEAGE PANELS ''GREENSCREEN" OD NEW DECORATIVE PAINTED GUARDRAIL OD NEW CERAMIC TILE TO BE INSTALLED AT THE FACE OF STAIR RISERS ~ NEW INTERIOR DEMISING WALL OD LINE OF ROOF ABOVE [IT] LIGHTWEIGHT CONCRETE DECK OD EXISTING COLUMN TO REMAIN DEMOLITION PLAN KEYNOTES [QI] PORTION OF EXISTING ROOF STRUCTURE TO B E REMOVED ~ EXISTING WALLS TO BE REMOVED Q[J EXISTING STRUCTURAL COLUMNS TO REMAIN ~ EXISTING TRELLIS STRUCTURE TO BE REMOVED CED EXISTING WOOD STOREFRONT TO BE REMOVED ~ EXISTING DOOR TO BE REMOVED [QI] EXISTING BALCONY TO BE REMOVED ~ EXISTING GUARDRAIL TO BE REMOVED ~ EXISTING ELECTRICAL ROOM TO REMAIN [QIQJ EXISTING TILE TO BE REMOVED REFLECTED CEILING PLAN KEYNOTES I RCP1 I NEW CEMENT PLASTER SKIM COAT OVER EXISTING I RCP21 EXPOSED ROOF RAFTERS TO REMAIN I RCP3 I NEW WOOD ROOF RAFTERS I RCP41 NEW DECORATIVE STAINED WOOD I RCP51 NEW EXTERIOR PLASTER SOFFIT I RCPBI NEW TRELLIS BEAMS I RCP71 NEW FABRIC AWNING OVER PAINTED STEEL FRAME I RCP8 I NEW STAINED WOOD T + G PANELING I RCP91 NEW RECESSED DOWNLIGHTING EL CAMINO REAL .. ~ j~ o~l-----------------------------------------------------------------------------,-------;,--sc;:-j-----------------------------------~------------------------------------------,------,~°",----------------------------------J o_ C <i> "§' ~ ~ BUILDING 7760 DEMO/ EXISTING PLAN 1/8"=1'-0" 3 BUILDING 7760 REFLECTED CEILING PLAN 1/8"=1'-0" 1 KEYPLAN -~'----------------------------------r----------------------------------r--------...J-----....;'"--""-'-----------------,----------------------------------,-------------------------J.-----_;;;-"-1,--------------------------------....I Architecture. Design. Relationships. ,·r;;:-;hJ;ziE,7:'C.-.;s;c""-"'~);!•1=-is""---=,,--~:TT"~~'WY'k-=v'l"M Seal Ci}&""-" 7""' ,4:7~, e --"7<"'1£¾,",V·' i" ,c;;;; _,,..,=· ,n->-;C' J.'\-icJ Gonsoltanf 0 z <C _J -z w (.') <C > z _J w _J f--(L f--~ (.') Cf) Xz 0:::: w _J LL ---0W C> ~o CD t--wo t--ow (.') ~0 z -ow 0 w _J _J Cf) LL -0W ::) co (L 0:::: 0 0:::: (L Project Number: 2020-169 Pien Check Number: CD 2020·0022 (DEV2017-0105) 12.06,2020 02.18.2021 04.21.2021 05.17.2021 1st City Submit/fl/ 2//d Ci/y Submittal 3rd Ci/y S11iJmil/el 4th Cily Submilt11/ 'F:'-='=E.~::c':;yc':cf..:_,,;5,;.-~~~---;:..,:;=,.--=,, SHEET ~ r:1 ; 1, I ~ ! ~¼, __ ,.,.,;</:<>~=;"V..rntd.,'ai',&,",'6iF1'"""':i'C%Ri'°'r'V'•~=J G,----------------------------------'----------------------------------'---------------------------------....i---------------------------------'---------------------------------+----------------------------------, ~ " .. 'I s ~ I " i I s " J e ~ ~ ~ I • ~ I ~ ! .. 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PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES 5. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 6. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 7. NOTIFY THE OWNER IMMEDIATELY IN WR!TING IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK . 8. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 9. MAINTAIN JOBSITE JN A CLEAN, ORDERLY CONDITION, FREE OF OEBR!S AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 10. RETURN FINISHES TO INSIDE CORNERS. TERMINATE PERPENDICULAR TO ADJACENT DISSIMILAR FINISHES, UNLESS NOTED OTHERWISE. 11. PAINT EXPOSED METAL FLASHING TO MATCH COLOR OF ADJACENT SURFACES. 12. PROVIDE FLASHING FOR ALL ITEMS PENETRATING EXTERIOR WALL CONSTRUCTION. 13. EXTEND SUBSTRATE SHEATHING TO NEAREST !NSJDE OR OUTSIDE WALL CORNER TO OBTAIN A CONTINUOUS FLUSH WALL. 14. REMOVE AND REINSTALL CURRENT TENANT S!GNAGE. OWNER TO CONFIRM DIRECTION ON REINSTALLATION OF VACANT TENANT SIGNAGE, ADJUST CIRCUITS AS NECESSARY. 15. WHERE EXISTING SURFACES ARE TO BE FRAMED OR FURRED TO RECEIVE NEW FINISHES, ENSURE THAT THE EXISTING SURFACES HAVE BEEN COMPLETELY CLEANED bF EXISTING MOLD, MILDEW, AND/OR SURFACE DIRT AND THAT ALL EXISTING flNISHES HAVE BEEN REMOVED DOWN TO BARE SUBSTRATE PRIOR TO ENCLOSING OR RECEIVING NEW FINISHES. 16. PATCH, REPAIR, !NF!LL AND SMOOTH OUT SURFACES WHERE ITEMS THAT HAVE BEEN MECHANICALLY ATTACHED LEAVE HOLES. 17. PATCH AND REPAIR ALL ASSEMBLIES OR SURFACES WHERE DEMOLITION IS REQUIRED TO INSTALL NEW WORK. ALL DISTURBED ASSEMBLIES & SURFACES ARE TO BE PATCHED AND REPAIRED AS TO BE VISUALLY UNDETECTABLE IN PROFILE, LIFT, TEXTURE, COLOR AND TO MATCH ALL ADJACENT SURFACES, PROVJDE ALL MATERIALS BOTH STRUCTURALLY AND COSMETICALLY TO COMPLETE THIS WORK 18. PLANS ARE FOR DESIGN INTENT ONLY, CONTRACTOR TO VERIFY EXISTING CONDITIONS AND 8RING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK, PROPOSED KEYNOTES [I] NEW CEMENT PLASTER SKIM COAT OVER EXISTING [I] NEW STOREFRONT SYSTEM -DARK BRONZE FNISH (WITH MUNTINS@ BLDG. 7770) OJ NEW PARTIAL HEIGHT PILASTER WITH PRECAST CONCRETE CAP AROUND COLUMN OJ OJ NEW PAINTED DECORATIVE GUARDRAIL NEW PRECAST CONCRETE CAP ON PARTIAL HEIGHT WALL [I] NEW HOLLOW MET AL DOOR [I] NEW FOLDING DOOR SYSTEM [D NEW BUILDING CORNICE TO MATCH ADJACENT FINISH IT] NEW FABRIC AWNING OVER PAINTED STEEL FRAME [}Q] NEW DECORATIVE WALL SCONCE OD NEW STONE VENEER ~ NEW CERAMIC TILE TO BE INSTALLED ON STAIR RISERS [fil NEW WALL HUNG VINEAGE PANELS ''GREENSCREEN" [JI] NEW TENANT SIGNAGE, LOCATION PER THE SIGNAGE PACKAGE OD NEW EXTERIOR PLASTER FINISH TO MATCH ADJACENT [Ju NEW DECORATIVE STAINED WOOD RAFTER [ITJ STAINED WOOD TRELLIS STRUCTURE ~ EIFS TRIM WITH EXTERIOR PLASTER FINISH ~ CLAY TILE ROOF TO MATCH EXISTING [JQ] EXISTING TILE ROOF TO REMAIN. PATCH AND REPAIR AS NEEDED [JI] EXISTING WOOD STRUCTURE TO BE PRINTED C33J NEW STAINED WOOD COLUMNS OD NEW FAUX BALCONTY WITH DECORATIVE GUARDRAIL ~ NEW ADDRESS NUMBERS ~ NEW PENDANT LIGHTING DEMOLITION KEYNOTES [}IJ SURROUND AND TRIM AROUND (E) STOREFRONT TO BE REMOVED. PATCH AND REPAIR AFFECTED AREA TO MATCH ADJACENT FINISH. CE:[] EXISTING CORNICES TO REMAIN, REPAIR AND REFINISH IF NEEDED, ~ EXISTING ACCENT TRIM TO BE REMOVED [i5D EXISTING GUARDRAIL TO BE REMOVED [fil EXISTING WOOD STOREFRONT TO BE REMOVED @] EXISTING GAS METERS TO BE RELOCATED ~ EXISTING STAIR ENCLOSURE WALL TO BE REMOVED @] EXISTING TRIM TO BE REMOVED @] EXISTING LIGHT FIXTURES TO BE REMOVED @TI EXISTING BALCONIES TO REMAIN [QiiJ EXISTING DOORS TO BE REMOVED @II EXISTING PORTION OF EXISTING ROOF TO BE REMOVED [E_iTI EXISTING TRELLIS TO BE REMOVED [Ei4] EXISTING BALCONIES AND GUARDRAILS TO BE REMOVED @I] EXISTING CERAMIC TILE TO BE REMOVED @I] PORTION OF EXISTING WALL TO BE REMOVED -EL CAMINO REAL {"'j1-_________________________________________________ D_E_M_O_/ E-X-IS-T-IN_G_W_E_S_T_E-LE_V_A-TI_O_N-,-11'-"=1·-0-.. --,-(1-s+-K-E-Y-PL_A_N-----------1 L------------------------,,,------------------------...... ----------------------..,....-----------------------,------------------.1-.---..:a...4------------------------1 Architecture. 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A~ --------------~ --------C----------------------·--------------$~¢:t::::;:'.;::::::::::::J '[[fil -@J "-@J ~@] {fil -@] -@] CK)-. ~ 02 I~ BUILDING 7770 FIRST LEVEL DEMO / EXISTING PLAN 1/8"=1'-0" 1 4 c 12 I I I ' ' ' 5 I I FLOOR PLAN / DEMO PLAN LEGEND l!!/Ale~ NEW WALL CONSTRUCTION u/fl/////1//% EXISTING WALL (S) TO BE REMOVED t:XISTING WALL TO REMAIN ~ -------OD I RCP5I\ \ RCP9 __ \r~~\;;;C.-::: ~ 0 0 r~ TYP. REFLECTIVE CEILING PLAN LEGEND [ . --@ EXISTING WOOD T &G TO REMAIN, REPAIR AS REQUIRED AND STAIN TO MATCH NEW CONSTRUCTION Q REPLACE EXISTING LIGHTING WITH NEW RECES8EO LIGHTING Q-1 NEW DECORATIVE WALL SCONCE -$-NEW PENDANT LIGHT D NEW ACCENT DOWN LIGHTING 0 I RCP3I TYP. 0 BUILDING 7770 FIRST LEVEL PROPOSED PLAN 0 0 -- 0 0 0 0 0 D 0 0 0 BUILDING 7770 FIRST LEVEL REFLECTED CEILING PLAN 118"=1'-0" 0 1/8"=1'·0" 2 1 \:i I: NI:: !'(.AL I~ V I i;:: .;i 1. IF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER. 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES 5. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 6. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 7. NOTIFY THE OWNER IMMEDIATELY !N WRITING IF ANY AREAS ARE D\SCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. 8. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 9. MAINTAIN JOBSlTE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 10. RETURN FINISHES TO INSIDE CORNERS, TERMINATE PERPENDICULAR TO ADJACENT DISSIMILAR FINISHES, UNLESS NOTED OTHERWISE. 11. PAINT EXPOSED METAL FLASHING TO MATCH COLOR OF ADJACENT SURFACES. 12. PROVIDE FLASHING FOR ALL ITEMS PENETRATING EXTERIOR WALL CONSTRUCTION. 13. EXTEND SUBSTRATE SHEATHING TO NEAREST INSIDE OR OUTSIDE WALL CORNER TO OBTAIN A CONTINUOUS FLUSH WALL 14. REMOVE AND REINSTALL CURRENT TENANT SIGNAGE. OWNER TO CONFIRM DIRECTION ON REINSTALLATION OF VACANT TENANT SIGNAGE, ADJUST CIRCUITS AS NECESSARY. 15. WHERE EXIPTING SURFACES ARE TO BE FRAMED OR FURRED TO RECEIVE NEW FINISHES, ENSURE THAT THE EXISTING SURFACES HAVE BEEN COMPLETELY CLEANED OF EXISTING MOLD, MILDEW, AND/OR SURFACE DIRT AND THAT ALL EXISTING tlNISHES HAVE BEEN REMOVED DOWN TO BARE SUBSTRATE PRIOR TO ENCLOSIN~ OR RECEIVING NEW FINISHES. 16. PATCH, REPAIR, INFILL AND SMOOTH OUT SURFACES WHERE ITEMS THAT HAVE BEEN MECHANICALLY ATTACHED LEAVE HOLES. 17. PATCH AND REPAIR ALLASSEMBUES OR SURFACES WHERE DEMOLITION IS REQUIRED TO INSTALL NEW WORK. ALL DISTURBED ASSEMBLIES & SURFACES ARE TO BE PATCHED AND REPAIRED AS TO BE VISUALLY UNDETECTABLE IN PROFILE, LIFT, TEXTURE, COLOR AND TO MATCH ALL ADJACENT SURFACES, PROVIDE ALL MATERIALS BOTH STRUCTURALLY AND COSMETICALLY TO COMPLETE THIS WORK 18. PLANS ARE FOR DESIGN INTENT ONLY, CONTRACTOR TO VERIFY EXISTING CONDITIONS AND BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK. PROPOSED PLAN KEYNOTES [_}] NEW ALUMINUM STOREFRONT SYSTEM-DARK BRONZE FINISH IT] NEW ALUMINUM FOLDING DOOR SYSTEM [ -~ _J NEW SEALED CONCRETE FLOOR SLAB TO MATCH EXISTING [TI NEW ELECTRICAL/ FIRE RISER ROOM OJ NEW HOLLOW METAL DOOR(S) [O NEW TRELLIS STRUCTURE ABOVE [I] NEW PLASTER SOFFIT ABOVE CJ:] EXISTING STRUCTURAL COLUMN TO REMAIN. PROVIDE NEW PARTIAL HEIGHT PILASTER/LOW WALL WITH PRECAST CONCRETE CAP AROUND COLUMN IT] LINE OF NEW FABRIC AWNING ABOVE ~ LINE OF TOWER ABOVE [TI] LINE OF BALCONY ABOVE (JI] WALL HUNG VINEAGE PANELS "GREENSCREEN" OD NEW DECORATIVE PAINTED GUARDRAIL DI] NEW CERAMIC TILE TO BE INSTALLED AT THE FACE OF STAIR RISERS [JI] NEW INTERIOR DEMISING WALL [}[J LINE OF ROOf ABOVE [JI] LIGHTWEIGHT CONCRETE DECK OU EXISTING COLUMN TO REMAIN DEMOLITION PLAN KEYNOTES [QI] PORTION OF EXISTING ROOF STRUCTURE TOBE REMOVED ~ EXISTING WALLS TO BE REMOVED [_ 03] EXISTING STRUCTURAL COLUMNS TO REMAIN ~ EXISTING TRELLIS STRUCTURE TO BE REMOVED [Qu EXISTING WOOD STOREFRONT TO BE REMOVED ~ EXISTING DOOR TO BE REMOVED [§"f] EXISTING BALCONY TO BE REMOVED ~ EXISTING GUARDRAIL TO BE REMOVED ~ EXISTING ELECTRICAL ROOM TO REMAIN ~ EXISTING TILE TO BE REMOVED REFLECTED CEILING PLAN KEYNOTES I RCP1 I NEW CEMENT PLASTER SKIM COAT OVER EXISTING I RCP21 EXPOSED ROOF RAFTERS TO REMAIN I RCP3I NEW WOOD ROOF RAFTERS I RCP41 NEW DECORATIVE STAINED WOOD IRCP5 I NEW EXTERIOR PLASTER SOFFIT IRCP6 I NEW TRELLIS BEAMS IRCP7 I NEW FABRIC AWNING OVER PAINTED STEEL FRAME [ RCPB l NEW STAINED WOOD T + G PANELlNG I RCPBI NEW RECESSED DOWNLIGHTING EL CAMINO REAL KEYPLAN Architecture. 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RCPS -..:-o ----- RCPS RCP9 7 RCP2 5 .. -~-{TI ! Jir-----,-------1 ----L11i..J7 0 REFLECTIVE CEILING PLAN LEGEND 0 D-1 -$- CJ EXISTING WOOD T & G TO REMAIN, REPAIR AS REQUIRED AND STA!N TO MATCH NEW CONSTRUCTION REPLACE EXISTING LIGHTING WITH NEW RECESSED LIGHTING NEW DECORATIVE WALL SCONCE NEW PENDANT LIGHT NEW ACCENT DOWN LIGHTING FLOOR PLAN / DEMO PLAN LEGEND ~ NEW WALL CONSTRUCTION 1//.,////////2'.% EXISTING WALL (S) TO BE REMOVED EXISTING WALL TO REMAIN BUILDING 7770 SECOND LEVEL PROPOSED PLAN 0 0 0 0 D ~E-----1~ RCP5 RCP9 1/8"=1'-0" ·-· -·- BUILDING 7770 SECOND LEVEL REFLECTED CEILING PLAN 1/8"=1'-0" 2 RCP7 jRCP71 ~--@fil ~jRCP51 1 GENERAL NOTES 1. !F THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER. 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES !NDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT !N WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES 5. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 6. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 7. NOTIFY THE OWNER IMMEDIATELY IN WRITING IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. 8. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 9. MAINTAIN JOBSJTE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 10. RETURN FINISHES TO INSIDE CORNERS, TERMINATE PERPENDICULAR TO ADJACENT DISSIMILAR FINISHES, UNLESS NOTED OTHERWISE. 11. PAINT EXPOSED METAL FLASHING TO MATCH COLOR OF ADJACENT SURFACES. 12. PROVIDE FLASHING FOR ALL ITEMS PENETRATING EXTERIOR WALL CONSTRUCTION. 13. EXTEND SUBSTRATE SHEATHING TO NEAREST INSIDE OR OUTSIDE WALL CORNER TO OBTAIN A CONTINUOUS FLUSH WALL. 14. REMOVE AND REINSTALL CURRENT TENANT SIGNAGE. OWNER TO CONFIRM DIRECTION ON REINSTALLATION OF VACANT TENANT SIGNAGE, ADJUST CIRCUITS AS NECESSARY. 15. WHERE EXISTING SURFACES ARE TO BE FRAMED OR FURRED TO RECEIVE NEW FINISHES, ENSURE THAT THE EXISTING SURFACES HAVE BEEN COMPLETELY CLEANED OF EXISTING MOLD, MILDEW, AND/OR SURFACE DIRT AND THAT ALL EXISTING FINISHES HAVE BEEN REMOVED DOWN TO BARE SUBSTRATE PRIOR TO ENCLOSING OR RECE!VJNG NEW FINISHES. 16. PATCH, REPAIR, INFILL AND SMOOTH OUT SURFACES WHERE !TEMS THAT HAVE BEEN MECHANICALLY ATTACHED LEAVE HOLES. 17. PATCH AND REPAIR All ASSEMBLIES OR SURFACES WHERE DEMOLITION IS REQUIRED TO INSTALL NEW WORK. ALL DISTURBED ASSEMBLIES & SURFACES ARE TO BE PATCHED AND REPAIRED AS TO BE VISUALLY UNDETECTABLE IN PROFILE, LIFT, TEXTURE, COLOR AND TO MATCH ALL ADJACENT SURFACES, PROVIDE ALL MATERIALS BOTH STRUCTURALLY AND COSMETICALLY TO COMPLETE THIS WORK 18, PLANS ARE FOR DESIGN INTENT ONLY, CONTRACTOR TO VERIFY EXISTING CONDITIONS AND BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK. PROPOSED PLAN KEYNOTES [I] NEW ALUMINUM STOREFRONT SYSTEM-DARK BRONZE FINISH [TI NEW ALUMINUM FOLDING DOOR SYSTEM [I] NEW SEALED CONCRETE FLOOR SLAB TO MATCH EXISTING CD NEW ELECTRICAL/ FIRE RISER ROOM [D NEW HOLLOW METAL DOOR(S} [i[J NEW TRELLIS STRUCTURE ABOVE CO NEW PLASTER SOFFIT ABOVE [I] EXISTING STRUCTURAL COLUMN TO REMAIN. PROVIDE NEW PARTIAL HEIGHT PILASTER/LOW WALL WITH PRECAST CONCRETE CAP AROUND COLUMN OJ LINE OF NEW FABRIC AWNING ABOVE [}QJ LINE OF TOWER ABOVE OD LINE OF BALCONY ABOVE [I[] WALL HUNG VINEAGE PANELS "GREENSCREEN" [TI] NEW DECORATIVE PAINTED GUARDRAIL DI] NEW CERAMIC TILE TO BE INSTALLED AT THE FACE OF STAIR RISERS ~ NEW INTERIO~ DEMISING WALL LINE OF ROOF ABOVE I LIGHTWEIGHT CONCRETE DECK OD EXISTING COLUMN TO REMAIN DEMOLITION PLAN KEYNOTES [Qi] PORTION OF EXISTING ROOF STRUCTURE TO 8 E REMOVED [6,J EXISTING WALLS TO BE REMOVED [§}] EXISTING STRUCTURAL COLUMNS TO REMAIN [D4] EXISTING TRELLIS STRUCTURE TO BE REMOVED [fil EXISTING WOOD STOREFRONT TO BE REMOVED [fil EXISTING DOOR TO BE REMOVED [6,J EXISTING BALCONY TO BE REMOVED [ED EXISTING GUARDRAIL TO BE REMOVED [ED EXISTING ELECTRICAL ROOM TO REMAIN @I] EXISTING TILE TO BE REMOVED REFLECTED CEILING PLAN KEYNOTES I RCP1 I NEW CEMENT PLASTER SKIM COAT OVER EXISTING I RCP21 EXPOSED ROOF RAFTERS TO REMAIN I RCP3I NEW WOOD ROOF RAFTERS I RCP41 NEW DECORATIVE STAINED WOOD I RCP51 NEW EXTERIOR PLASTER SOFFIT I RCP6I NEW TRELLIS BEAMS I RCP71 NEW FABRIC AWNING OVER PAINTED STEEL FRAME I RCPBI NEW STAINED WOOD T + G PANELING I RCP9I NEW RECESSED DOWNLIGHTING EL CAMINO REAL KEYPLAN Architecture. 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Project Number: 2020· 169 Plan Check Numbor: CD 2020·0022 (DEV2017·0105} 12.06.2020 02.18.2021 04.21.2021 05.17,2021 151 Cily Submittal 2nd City Submilfal 3rd City Subml!ta/ 4th Ci/y Submiital - 1l ~ I ~n =. r:..: ~ @) ~ -m N= 1§ ~ mN 'S ~ .:c ci t W-I 9 t-DJ-I 8 t-OD-[Ii]--[JI]-I 1s L '/ I ----[0IJ "' o:J- '¥ --···-· , [ili] - ' I 13 t-I 10 00-- ,---'>¥-----7 I I L _________ J ,/,/'-./ ' / /'-./"-/"-/ " , - / \ ' ' -T\ T/ DJ-rn- I --- ~f-0" . -. ------,1,------------------, ----[§] --@] I 1 ~ DD- \-------··-------·· -1-------1 ', ! / ' \ I I I I' • I I T' T/ : I I DJ-[IT]--0:::J- @]--@]-- Ill [TI- ~------ 00 ID2l-- ----@] [TI-8 ~ _,,. ·~ ,_,,_~~71 I' / \ < > / DJ-[JI]- @]-- 24•-o· ( 00 .----;..-------------··. -~ ------------~-----------J----------7 'r"",---7,----,,------,,---7r---7r -------:7 lL---...ll..;[\:-...ll..---...ll..---...ll..---...ll..---..JJ ,,---~, ' ' ' I I I I I I I I ' I I ,., ~i I I I I I I I I I I ' I ' \ 1 f' 2 D5 I D8 I D13 I D16 I ----(§] DEMO/ EXISTING EAST ELEVATION 1/8"=1'-0" (3 PROPOSED SOUTH ELEVATION 1 /8"=<1 '-0" (2, GENERAL NOTES 1. IF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER. 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES 5. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 6. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 7. NOTIFY THE OWNER IMMEDIATELY IN WRITING IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. 8. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 9. MAINTAIN JOBSITE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND LITTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 10. RETURN FINISHES TO INSIDE CORNERS, TERMINATE PERPENDICULAR TO ADJACENT DISSIMILAR FINISHES, UNLESS NOTED OTHERWISE. 11. PAINT EXPOSED METAL FLASHING TO MATCH COLOR OF ADJACENT SURFACES. 12. PROVIDE FLASHING FOR ALL ITEMS PENETRATING EXTERIOR WALL CONSTRUCTION. 13. EXTEND SUBSTRATE SHEATHING TO NEAREST INSIDE OR OUTSIDE WALL CORNER TO OBTAIN A CONTINUOUS FLUSH WALL. 14. REMOVE AND REINSTALL CURRENT TENANT SIGNAGE. OWNER TO CONFIRM DIRECTION ON REINSTALLATION OF VACANT TENANT SIGNAGE, ADJUST CIRCUITS AS NECESSARY. 15. WHERE EXISTING SURFACES ARE TO BE FRAMED OR FURRED TO RECEIVE NEW FINISHES, ENSURE THAT THE EXISTING SURFACES HAVE BEEN COMPLETELY CLEANED OF EXIST!NG MOLD, MILDEW, AND/OR SURFACE DIRT AND THAT ALL EXISTING FINISHES HAVE BEEN REMOVED DOWN TO BARE SUBSTRATE PRIOR TO ENCLOSINq OR RECEIVING NEW FINISHES. 16. PATCH, REPAIR, INFILL AND SMOOTH OUT SURFACES WHERE ITEMS THAT HAVE BEEN MECHAN\CALL Y ATTACHED LEAVE HOLES. 17. PATCH AND REPAIR ALL ASSEMBLIES OR SURFACES WHERE DEMOLITION IS REQUIRED TO INSTALL NEW WORK. ALL D!STURBED ASSEMBLIES & SURFACES ARE TO BE PATCHED AND REPAIRED AS TO BE VISUALLY UNDETECTABLE IN PROFILE, LJFT, TEXTURE, COLOR AND TO MATCH ALL ADJACENT SURFACES, PROVIDE ALL MATERIALS BOTH STRUCTURALLY AND COSMETICALLY TO COMPLETE THIS WORK 18. PLANS ARE FOR DESIGN INTENT ONLY, CONTRACTOR TO VERIFY EXISTING CONDITIONS AND BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK. PROPOSED KEYNOTES ITJ NEW CEMENT PLASTER SKIM COAT OVER EXISTING CO NEW STOREFRONT SYSTEM -DARK BRONZE FNISH (WITH MUNTINS@ BLDG. 7770) [O NEW PARTIAL HEIGHT PILASTER WITH PRECAST CONCRETE CAP AROUND COLUMN [I] NEW PAINTED DECORATIVE GUARDRAIL [TI NEW PRECAST CONCRETE CAP ON PARTIAL HEIGHT WALL [I] NEW HOLLOW METAL DOOR OJ NEW FOLDING DOOR SYSTEM [I] NEW BUILDING CORNICE TO MATCH ADJACENT FINISH [TI NEW FABRIC AWNING OVER PA\NTED STEEL FRAME rn NEW DECORATIVE WALL SCONCE [iI] NEW STONE VENEER [JI] NEW CERAMIC TILE TO BE INSTALLED ON STAIR RISERS [iIJ NEW WALL HlJNG VINEAGE PANELS "GREENSCREEN" DI] NEW TENANT1_~IGNAGE, LOCATION PER THE SIGNAGE PACKAGE OD NEW EXTERIOR PLASTER FINISH TO MATCH ADJACENT OD NEW DECORATIVE STAINED WOOD RAFTER DO STAINED WOOD TRELLIS STRUCTURE ! [IT] EIFS TRIM WITH EXTERIOR PLASTER FINISH [IT] CLAY TILE R0¢)F TO MATCH EXISTING ~ EXISTING TILE ROOF TO REMAIN. PATCH AND REPAIR AS NEEDED [KJ EXISTING WOOD STRUCTURE TO BE PRINTED []J NEW STAINED WOOD COLUMNS [JD NEW FAUX BALCONTY WITH DECORATIVE GUARDRAIL CE] NEW ADDRESS NUMBERS ~ NEW PENDANT LIGHTING DEMOLITION KEYNOTES [filJ SURROUND AND TRIM AROUND (E) STOREFRONT TO BE REMOVED. PATCH AND REPAIR AFFECTED AREA TO MATCH ADJACENT FINISH. @J EXISTING CORNICES TO REMAIN, REPAIR AND REFINISH IF NEEDED. [Qi] EXISTING ACCENT TRIM TO BE REMOVED [EI] EXISTING GUARDRAIL TO BE REMOVED []sJ EXISTING WOOD STOREFRONT TO BE REMOVED []sJ EXISTING GAS METERS TO BE RELOCATED @] EXISTING STAIR ENCLOSURE WALL TO BE REMOVED 00 EXISTING TRIM TO BE REMOVED 00 EXISTING LIGHT FIXTURES TO BE REMOVED @TI EXISTING BALCONIES TO REMAIN ~ EXISTING DOORS TO BE REMOVED [QiIJ EXISTING PORTION OF EXISTING ROOF TO BE REMOVED @I] EXISTING TRELLIS TO BE REMOVED ~ EXISTING BALCONIES AND GUARDRAILS TO BE REMOVED [0I] EXISTING CERAMIC TILE TO BE REMOVED ~ PORTION OF EXISTING WALL TO BE REMOVED - -·-------·---cc--------------------1 -EL CAMINO REAL -g .~,t---------------------------------------------------------------------------------------------------------------------------------------------------------------.,------,....--s+---------------------------------1 ~ti= iJ DEMO/ EXISTING SOUTH ELEVATION 118"•1'0" ( 1 KEYPLAN L--------------------,---------------------,,-------------------.,.--------------------,---------------.l..---~-"'-f----------------------1 Architecture. Design. Relationships. l'!s:!::ERl:'ie?Ei:l.''%K¾¥2':".-!;:e'B~~-:&.\'1'i\i>E-Jc-f.,:,,-,z,w,;;;:iF,°"i.i Soo! !<~,;;;.,;_,:•,:,iq7.-'s:'"\"±7.¼S~SS'.2ct_§":"f'''~-'2~?3ECii?i,~~-'"1"~'• Consul/an/ Cf) z 0 ~ w _J w a:: 0 a:: w ~ w 0 <.O l"--- 1"--- (.9 z 0 _J ::) CD Project Numbor: 2020-169 Plan Check Numb~r: CO 2020-0022 (DEV20/7-0105) 12.06.2020 02.18.2021 04.21.2021 05.17.2021 1sf Cily Submit/al 2nd City S11bmittal 3rd Cify Submillal 4/h C,'/y Submi(tal ~-=-~="'-~=-~~~~ ~:-s'"-=~-f.l M SHEET ~ I I I I , A4.2.60 I E .. ,w,c.,c,,,,,,~•c>~r,,ws·es'¥'",c-c,-.r,,J ' ----o:::J \ 24 , 1 I = ' 2 I = IT, -,rr-7,11 ---;,r, 71,.'l-,--1---1----(JI] OD TYP. - 13 c-147 --fTol --CT] g I 2 I ·-·· --------. -.. -----------______ ,, _________ ,, _____ -·---------------------··----·--·----------------···-··--·-·--·.· ·.·.·:-.------, ___ ., ____ --------------" .... ---------[-------... -. -·_ .-__ j -··-···· -·--l-----·--····-····· -------·--··--· --------------·-· ----------. --------------·-----·. w --·_ -_ :·· .. 7T -~ -, ___ -1;r_ · lllll111llll ll11nn111 1111111 1111111 I I 11111 II II IIIIIJlll 1111111111111 1 lllll ,iilllltllllllllmf l]]1111111111111111111111] 11111 1111111111[]]]] ll ~'~"""-,cu, ti I 1:1 I \J lJ 11 ti ! tl I !1 .! U [j □ _I!__ .1 I.I iJ ':I 1_1 tJ ti i] U I l:I 17 , ti 'IT] 1 1 1 mrnrn mrnc□ [IJ[JJITJ rnrnrn rnrnm ~m rn m m M m m i,f-f--f-f-l ---I -----··--···-----~~--::~~-----------------, - 16 [I] 18 TYP. TYP. L/ 2 I TYP. ·,::.c_ ,1:-:::-,, = .... += .. ,.--r:·=F ~24 1 i/' / = ~1---1-,[IJ _ _ :_ --~f,=:_:-=j:-=-)=:fi__1i_J111 ai7 u ii ti 1 16 I ~---t--·0 TYP. , 1 18 I ----,----OD Clt------------------------------------------,--------,,---sc:t---------------------------------------------------------------------------,----------;,~ :i PROPOSED WEST ELEVATION ,,a .. •1·-0.. ( 8 PROPOSED SOUTHWEST ELEVATION 118"•1·-0.. ( 7 / "-lf---------------------------------------------'----_,.-"+---------~------------------------------------------------------------------L_------"'---"'-1 __, __, <1>" ~ I!, a ~ ,l!J t " "' '----~ 07 D9 ' r I D9 1 TYP.2 D14 f----+-_,/ - DEMO / EXISTING WEST ELEVATION -[ill TYP 1/8"=1'·0" (6 • " '-~ ., -•:-Ja--~-· _;,_-;:.'.:,· ~-. -· -ff----------, ;c_:_~ -------- ! ' ! , 11 I I OI 100110011001 ~0110011001 ;;::]01100110 10011001 ol IOO I I 11 11 11 lrn1 100110011001 100 110011001 1Do110011 001 100110011 001 ,100 11 11 I I I I I II II I '" II II II I II II II I I I I ~@J TYP, 07 mm 1c· ·· . • . • •. c _ •c. .. . --..•.. • • J ~ rm1m1m1m1m1m18 E1m1m1m1m1m1m1ili m1m1m1m1m1m1m1B rm1m1m1m1m1m1m1m E1m1m1m1mrm1m1filE1m1m1m1m1m1m1ll I 111111111111111111111111111 11111111111111111111111 II I II II I I I I II I II I II I 1111111111111111111 I I! 1111!1 I II 1111111111111111 II I I I II Ill II I I I II 1111111111111111 I II I 111111111111111 II II 11111111 1.1.!JIWIUJIWLIJJ.L!JJI IWIWIWIWIWIWI JJ.11.WlJ.l.llWIWIWIWI ~IJ.LL IWIWlllllilllJJ, IJJJIWL!JJIJ.UIWIWI 1WIWIWIWIW1,WI '1 --b---::~---;~--~·-·~~~······~~~~ .. -~·===-=-~~-~-.. •·~~~~~~~'½~-_r to11 □□1 □□w· ·om□□"□ ID"□□'□□"□ . □' □1 □tiiro1 ·· 1El11 □□1 bd 11b1 ·--~ ... 1011 00 1 00 11□ lo11 □□1 bo 11 □ lo11 oo 1 oo 11 □ 011 '~0 1 00 11□ 1 □11 00 1 00 11 □1 '□11 □o 1 oo 11□1 ··-!~!~B]B§::g1: '~!§B!BB!~ g:§5:§5:S~ ~!~:BlB~!r l~JB.~!~~l~ ~!~BJ~Bj~ D4 TYP. D5 I TYP. 1 014 I DEMO/ EXISTING SOUTHWEST ELEVATION 1/8"=1'-0" ~ 8 I ~ 15 HHl----l=cl==l-·➔ -.--.-. •--l -m 15 --CT] ---[TI ~ 8 I ----QJ -------------------. . -------------~'" ------_,_,"' __ _ II 11 ·-" --··· ic~•-·r·:"'--:J;"·:·:: "J/· • --'I::.:: ':'ci • ... ·: ,c.· -•• Ti' .... :D. ---,r .'· ;:f . --. ir . ··,r . 'i r---lT' ••• ·o :·:::•.-·-~- f""'='f""nimrmnmrmnmrm~""'mrr ...... ......... ~ ,,...,,,,,,,,,,,.~ -, ti 16 I TYP. Ii I 1, 11 fj tJ I t1 n 11 11 I 1- = . ---------------= r===-"-'-"-""-"--"-"'~-~cJ II L/ 2 I TYP. l"I LJ ,J l.1 I u lJ LI 1:1 [JJ ----QJ -m -OD '---l 18 I ------------------~---------····----------------------------------------------------------,-----,~,ct----------------------------------------------------------------- ( 4 - C ~ § -~ -,; I -..; . ~ I ID ~ 'E C ~I ~I -m ~~ i, DEMO/ EXISTING EAST ELEVATION ·~ ---@] TYP. TYP. I rn1&o□JJrn1~□□ = o□:t bb□ 1 ·~□,~b□ 1 ~',□□ . l. rn ' 0 011001100 0011001100 0011001100 001100 1100 0011□oi100 I OOIIOOIIOO OOIIOOIIOO OOIIOOIIOO OOIIOOIIOO OOIIOOIIOO i 0011001100 0011001100 0011001100 0011□01100 00110011001 II II II II I II II II II II II : 118"=1'-0" 1 I TYP. PROPOSED EAST ELEVATION 1/8"=1'-0" -DD TYP. -~ -----,_ ·- ' IH--111 J lf-+--JI / 111-1-,1 11--HI /. _111---1--11 ---127 -o:::J ~[I] TYP. TYP. TYP. (5 --• 18 (3 GENERAL NOTES 1. IF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER. 2. PROTECT IN PLACE ALL (E) MATERIALS, ASSEMBLIES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOLITION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES 5. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENT!RETY. 6. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 7. NOTIFY THE OWNER IMMEDIATELY IN WRITING IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. 8. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 9. MAINTAIN JOBSITE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND UTTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERIAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 10. RETURN FINISHES TO INSIDE CORNERS, TERMINATE PERPENDICULAR TO ADJACENT DISSIMILAR FINISHES, UNLESS NOTED OTHERWISE. 11, PAINT EXPOSED METAL FLASHING TO MATCH COLOR OF ADJACENT SURFACES. 12. PROV!DE FLASHING FOR ALL ITEMS PENETRATING EXTERIOR WALL CONSTRUCTION. 13. EXTEND SUBSTRATE SHEATHING TO NEAREST INSIDE OR OUTSIDE WALL CORNER TO OBTAIN A CONTINUOUS FLUSH WALL 14. REMOVE AND REINSTALL CURRENT TENANT S!GNAGE. OWNER TO CONFIRM DIRECTION ON REINSTALLATION OF VACANT TENANT SIGNAGE, ADJUST CIRCUITS AS NECESSARY. 15. WHERE EXIE\T!NG SURFACES ARE TO BE FRAMED OR FURRED TO RECEIVE NEW FINISHES, 6NSURE THAT THE EXISTING SURFACES HAVE BEEN COMPLETELY CLEANED OF EXISTING MOLD, MILDEW, AND/OR SURFACE DIRT AND THAT ALL EXISTING F1INISHES HAVE BEEN REMOVED DOWN TO BARE SUBSTRATE PRIOR TO ENCLOSING OR RECEIVING NEW FINISHES. 16, PATCH, REPAIR, INFILL AND SMOOTH OUT SURFACES WHERE ITEMS THAT HAVE BEEN MECHANICALLY ATTACHED LEAVE HOLES. 17. PATCH AND REPAIR ALL ASSEMBLIES OR SURFACES WHERE DEMOLITION IS REQUIRED TO INSTALL NEW WORK ALL DISTURBED ASSEMBLIES & SURFACES ARE TO BE PATCHED AND REPAIRED AS TO BE VISUALLY UNDETECTABLE IN PROFILE, LIFT, TEXTURE, COLOR AND TO MATCH ALL ADJACENT SURFACES, PROVIDE ALL MATERIALS BOTH STRUCTURALLY AND COSMETICALLY TO COMPLETE THIS WORK 18. PLANS ARE FOR DESIGN INTENT ONLY, CONTRACTOR TO VERIFY EXISTING CONDITIONS AND BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK. PROPOSED KEYNOTES DJ NEW CEMENT PLASTER SKIM COAT OVER EXISTING OJ NEW STOREFRONT SYSTEM-DARK BRONZE FNISH (WITH MUNTINS@ BLOG. 7770) [}J NEW PARTIAL HEIGHT PILASTER WITH PRE CAST CONCRETE CAP AROUND COLUMN [I] NEW PAINTED DECORATIVE GUARDRAIL [TI NEW PRECAST CONCRETE CAP ON PARTIAL HEIGHT WALL ~ NEW HOLLOW METAL DOOR CO NEW FOLDING DOOR SYSTEM [TI NEW BUILDING CORNICE TO MATCH ADJACENT FINISH [I] NEW FABRIC AWNING OVER PAINTED STEEL FRAME OD NEW DECORATIVE WALL SCONCE [IT] NEW STONE VENEER [gJ NEW CERAMIC TILE TO BE INSTALLED ON STAIR RISERS OD NEW WALL HUNG VINEAGE PANELS "GREENSCREEN" [JI] NEW TENANT SIGNAGE, LOCATION PER THE SIGNAGE PACKAGE IT] NEW EXTERIOR PLASTER FINISH TO MATCH ADJACENT OD NEW DECORATIVE STAINED WOOD RAFTER CE] STAINED WO~D TRELLIS STRUCTURE ' OD E1Fs TRIM wdH EXTERIOR PLASTER FINISH [Ju CLAY TILE R09F TO MATCH EXISTING [J_QJ EXISTING TIL~ ROOF TO REMAIN. PATCH AND REPAIR AS NEEDED [JI] EXISTING WOOD STRUCTURE TO BE PRINTED [Ju NEW STAINED WOOD COLUMNS [}fJ NEW FAUX BALCONTY WITH DECORATIVE GUARDRAIL ~ NEW ADDRESS NUMBERS ~ NEW PENDANT LIGHTING DEMOLITION KEYNOTES ~ SURROUND AND TRIM AROUND (E) STOREFRONT TO BE REMOVED. PATCH AND REPAIR AFFECTED AREA TO MATCH ADJACENT FINISH. ~ EXISTING CORNICES TO REMAIN, REPAIR AND REFINISH IF NEEDED. [Q'[J EXISTING ACCENT TRIM TO BE REMOVED (ill EXISTING GUARDRAIL TO BE REMOVED CED EXISTJNG WOOD STOREFRONT TO BE REMOVED ~ EXISTING GAS METERS TO BE RELOCATED CED EXISTING STAIR ENCLOSURE WALL TO BE REMOVED ~ EXISTING TRIM TO BE REMOVED [Pi] EXISTING LIGHT FIXTURES TO BE REMOVED []}Q] EXISTING BALCONIES TO REMAIN [}DJ EXISTING DOORS TO BE REMOVED ~ EXISTING PORTION OF EXISTING ROOF TO BE REMOVED ~ EXISTING TRELLIS TO BE REMOVED [QTIJ EXISTING BALCONIES AND GUARDRAILS TO BE REMOVED ~ EXISTING CERAMIC TILE TO BE REMOVED ~ PORTION OF EXISTING WALL TO BE REMOVED ~ E -.. ; .. ,c> -EL CAMINO REAL I j ~a!i•lf-------------------------------------------------------------------,--------,~sct-----------------------------------------------------------------,---------,.----sc+--------------------------------1 j} DEMO/ EXISTING EAST PORTICO ELEVATION 1""=1·-0· ( 2/ PROPOSED EAST PORTICO ELEVATION 11s"•1·-0.. ( 1' KEYPLAN L..--------------------,---------------------,-------'----.,._....__ _________ -r--__________________ -,-______________ J...... __ ~-'-1-------------------__J Architecture. Design. Relationships. <~-iES",Thi~it.l~J.x>&;~~';fG,,!,"l's"'"'""-Z'"""-'"-:,,,lffi:J!;k?.i0! Seal ~\.1',=·Y.E"&=1fil~'.IeE,ft,li'f""-""'&;;:;-;f:?;-;:-t,y,J;'!;!,"!Sµ,r,,,,'; Consul/aat 1--m Cf) z 0 ~ w --' w 0::::: 0 -0::::: w ~ w C) t---t--- t--- (9 z 0 --' ::> co Project Numb~r: 202/J..169 Plan Check Number: CD 2020·0022 (DEV2017•0105) 12.06.2020 02.18.2021 04.21.2021 05.17.2021 1st Cily Submilfal 2nd Ci!y Submittal 3rd Cily SubmJ/ta! 4th City Submittal "' I ~ ,g ~ ~ ~ -l -j ; ~ = ~1 ~~ ig ~ ~ §-...... a. w \ I [JD--,1------1?~ / I 15 I -) ~; 1s I l , OD--- I 15 r-1 24 I ,-----1 I. __ ... ., .. J --- 13 I ~ 9 I 2 -I 1111 II ','1\IUU\U\i 111111 LLLllLIILL ~""1-] _1 _ 4 t\ " I ' 11 I -lm~ --, 18 I c::::::Jc:::Jc:::Jc:::::::J ◄----H--------ITJ 18 2 I PROPOSED NORTH ELEVATION OD----------1--Hl--'F,, -;,-11u-,,r,,uruu-"11t, 4 I 10 I t_-._11 I_JI I I 2 PROPOSED WEST ELEVATION -@] I ' LI Li II ' II II I.! ' LI II I ' II II II I l! LI II ' u I! ~-~ ---~--~ in1fr ~ F-7llnn* 7lfnl ~"i1Tnrt ,1[~ r@:mfm~1 -1 □::00 :~□1 !nlTni'iTi -,lf-71 \1°11°0 1°0 11°1 0 11°0 1°0 ::0 1 !011°0 1°0 11°1 !011°0 1°0 11 □, l1°11°0 1°0 11°1 ODD □□□ 0 11°0 1°0 11°1 1°11°0 1°0 11°1 1B11El8188118I ,□ □□□□ 0, ,lo 11 □□1 □□11 □1 ,0 □□ □DD, 1°119e1°0 11°1, 11□11001 □□ii□i1 ;10110010011 □11 110110010011 □:1 :0 11° ~0011°1 1011001001101 1011001001101 I 'II I 11 ii' ·11 'I 'II 'ii Ii 'II 'I II I' ' II I " II , 11 • II ' I ' II • f -@] TYP. 1/8"=1'-0" (6 118"=1'-0" (4 - - -----t I -----t I 05 7 D8 ---------------.. ·--------·-·-----------,, ___ -------------------------.. --------j-. --------------------------------------------- I! ~-I -··~- / ' -----t -----t ------t ' / --- -OJ TYP. I D14 1 D9 TYP .. LI □ ------ D5 I D5 DEMO/ EXISTING NORTH ELEVATION -------------------------------------------------------------------·--------------·--·---- I I u Iii u II LI l!I IJ lJ I DEMO / EXISTING WEST ELEVATION 25 TYP, I.I ll Iii II ,. 2 I TYP. II -IT] Li ~ ' , ---/ - --- -' II II ' - ' -----t -----t -----t / ~ 1/8"=1'-0" I 5' 118"=1'-0" 3 GENERAL NOTES 1. IF THE OWNER DESIGNATES ITEMS TO BE SALVAGED, MOVE THE ITEMS TO A SPECIFIC LOCATION AS DIRECTED BY OWNER. 2. PROTECT IN PLACE ALL (E) MATER!ALS, ASSEMBLJES, AND UTILITIES INDICATED TO REMAIN. 3. BRING TO THE IMMEDIATE ATTENTION OF THE ARCHITECT IN WRITING, AND FINDINGS WHICH WERE NOT VISUALLY DETECTABLE PRIOR TO DEMOUTION SO THAT THE ARCHITECT CAN CLARIFY ACTIONS TO BE TAKEN BY THE CONTRACTOR. 4. PROTECT IN PLACE ALL EXISTING UTILITIES 5. REMOVE/DEMOLISH ITEMS SHOWN WITH DASHED LINES IN THEIR ENTIRETY. 6. REPAIR, AT NO COST TO OWNER, DAMAGE TO EXISTING CONDITIONS OUTSIDE LIMITS OF WORK AS A RESULT OF THE WORK PERFORMED UNDER THIS CONTRACT. 7. NOTIFY THE OWNER IMMELJIArELY IN WRl11NG IF ANY AREAS ARE DISCOVERED TO CONTAIN HAZARDOUS MATERIAL WITHIN THE SCOPE OF WORK. 8. PROTECT ALL EXISTING ELEMENTS AND UTILITIES INDICATED TO REMAIN. 9. MAINTAIN JOBSITE IN A CLEAN, ORDERLY CONDITION, FREE OF DEBRIS AND UTTER AND DO NOT UNREASONABLY ENCUMBER WITH ANY MATERJAL OR EQUIPMENT. IMMEDIATELY UPON COMPLETION OF EACH PHASE OF WORK, REMOVE ALL TRASH AND DEBRIS. 10. RETURN FINISHES TO INSIDE CORNERS, TERMINATE PERPENDICULAR TO ADJACENT DISSIMJLAR FINISHES, UNLESS NOTED OTHERWISE. 11. PAINT EXPOSED METAL FLASHING TO MATCH COLOR OF ADJACENT SURFACES. 12. PROVIDE FLASHING FOR ALL ITEMS PENETRATING EXTERIOR WALL CONSTRUCTION, 13. EXTEND SUBSTRATE SHEATHING TO NEAREST INSIDE OR OUTSIDE WALL CORNER TO OBTAIN A CONTINUOUS FLUSH WALL. 14. REMOVE AND REINSTALL CURRENT TENANT S!GNAGE. OWNER TO CONFIRM DIRECTION ON REINSTALLATION OF VACANT TENANT SIGNAGE, ADJUST CIRCUITS AS NECESSARY. 15. WHERE EXISTING SURFACES ARE TO BE FRAMED OR FURRED TO RECEIVE NEW FINISHES, ENSURE THAT THE EXISTING SURFACES HAVE BEEN COMPLETELY CLEANED cjF EXISTING MOLD, MILDEW, AND/OR SURFACE DIRT AND THAT ALL EXISTING FINISHES HAVE BEEN REMOVED DOWN TO BARE SUBSTRATE PRIOR TO ENCLOSING OR RECEIVING NEW FINISHES. 16. PATCH, REPAIR, INFILL AND SMOOTH OUT SURFACES WHERE ITEMS THAT HAVE BEEN MECHANICALLY ATTACHED LEAVE HOLES. 17. PATCH AND REPAIR ALL ASSEMBLIES OR SURFACES WHERE DEMOLITION IS REQUIRED TO INSTALL NEW WORK. ALL DISTURBED ASSEMBLIES & SURFACES ARE TO BE PATCHED AND REPAIRED AS TO BE VISUALLY UNDETECTABLE IN PROFILE, LIFT, TEXTURE, COLOR AND TO MATCH ALL ADJACENT SURFACES, PROVIDE ALL MATERIALS BOTH STRUCTURALLY AND COSMETICALLY TO COMPLETE THIS WORK 18. PLANS ARE FOR DESIGN INTENT ONLY, CONTRACTOR TO VERIFY EXISTING COND!TIONS AND BRING TO THE ATTENTION OF THE ARCHITECT ANY DISCREPANCIES PRIOR TO COMMENCING WORK. PROPOSED KEYNOTES CI] NEW CEMENT PLASTER SKIM COAT OVER EXISTING [TI NEW STOREFRONT SYSTEM -DARK BRONZE FNISH (WITH MUNTINS@ BLDG. 7770) [TI NEW PARTIAL HEIGHT PILASTER WITH PRECAST CONCRETE CAP AROUND COLUMN [TI NEW PAINTED DECORATIVE GUARDRAIL [J:J NEW PRE CAST CONCRETE CAP ON PARTIAL HEIGHT WALL OJ NEW HOLLO\IV METAL DOOR [I_J NEW FOLDING DOOR SYSTEM [I] NEW BUILDING CORNICE TO MATCH ADJACENT FINISH [I] NEW FABRIC AWNING OVER PAINTED STEEL FRAME [IQ] NEW DECORATIVE WALL SCONCE DD NEW STONE VENEER []J NEW CERAMIC TILE TO BE INSTALLED ON STAIR RISERS [IT] NEW WALL HUNG VINEAGE PANELS "GREENSCREEN" OD NEW TENANT_SIGNAGE, LOCATION PER THE SIGNAGE PACKAGE [i6] [i6] DI] [IT] NEW EXTERIO,R PLASTER FINISH TO MATCH ADJACENT NEW DECORATIVE STAINED WOOD RAFTER ' STAINED woof TRELLIS STRUCTURE EIFS TRIM WITH EXTERIOR PLASTER FINISH [J[J CLAY TILE ROrFTO MATCH EXISTING ~ EXISTING TILE ROOF TO REMAIN, PATCH ANO REPAIR AS NEEDED DCl EXISTING WOOD STRUCTURE TO BE PRINTED ~ NEW STAINED. WOOD COLUMNS 0 NEW FAUX BALCONTY WITH DECORATIVE GUARDRAIL ' ~ NEW ADDRESS NUMBERS ~ NEW PENDANT LIGHTING DEMOLITION KEYNOTES [gJJ SURROUND ANO TRIM AROUND (E) STOREFRONT TO BE REMOVED. PATCH AND REPAIR AFFECTED AREA TO MATCH ADJACENT FINISH. [g[J EXISTING CORNICES TO REMAIN, REPAIR AND REFINISH IF NEEDED. [i[J EXISTING ACCFNT TRIM TO BE REMOVED [Q4] EXISTING GUARDRAIL TO BE REMOVED 00 EXISTING WOOD STOREFRONT TO BE REMOVED @] EXISTING GAS METERS TO BE RELOCATED [ij[] EXISTING STAIR ENCLOSURE WALL TO BE REMOVED @] EXISTING TRIM TO BE REMOVED @] EXISTING LIGHT FIXTURES TO BE REMOVED @TI EXISTING BALCONIES TO REMAIN @TI EXISTING DOORS TO BE REMOVED [QiIJ EXISTING PORTION OF EXISTING ROOF TO BE REMOVED []jI] EXISTING TRELLIS TO BE REMOVED @TI EXISTING BALCONIES AND GUARDRAILS TO BE REMOVED @TI EXISTING CERAMIC TILE TO BE REMOVED ~ PORTION OF EXISTING WALL TO BE REMOVED Pfo,c,,-,\' lr,, 'N,,- EL CAMINO REAL - 1lL---------------------------------------------------------------------i-----"7-J---------------------------------------------------------------------,-------,~j-==============================~ 1IL...-_______ D_EM_O_/_E_X_IS_T_IN_G_2-,-ND_FL_O_O_R_S_O_UT_H_W_E_S_T_IN_N_ER_BA_L_C_O_NY_EL-,-E_V_AT_IO_N---'-_118""_1·-0--_(~2.u,_ _____ .......,.. ___ P_RO_P_O_S_ED_2N_D_F_L_O_OR_SO_U_T_H_W_ES..,...T_I_NN_E_R_B_A_L_CO_N_Y_E_L_EV_A_T_IO_N___._1'_8"01_'-0"----'-1/'-+--KE_Y_P_LA_N _________ --1 Architecture. Design. Relationships. ~&:i.<aE"1'iT§~,e/C;L'<'":I/i§J\,';'']ff:iii:-'Wc"C£;;0~•,t'-~,t-,qp;:s-,,±5;.a>;1",;\i.ij Seal ~:l,i:;,"S"V,e:---..:;,<:,gp,s,,>,;c;~~"'@"i,5.\l":§F~c;,';;\'<7' -· •-·cec;-c-'f· ,-,,,, ")'' Con;"ltant Cf) z 0 -~ w _J w a:::: 0 -a:::: w ~ w C) t--. t--. t--. (9 z 0 _J ::) co Projecf Number: 2020· 169 Plan Check Number: CD 2020-0022 (DEV2017-0105) ' ' 12.06.2029 02.18.2021 04.21.2021 05.17.2021 Isl City Submi/181 2nd City Submi!/<1! 3rd City Submiif<1/ 4th City Submiftal A4.2.70 I \ I cr------------------------'-----------------------..1...------------------------'-------------------------"-------------------------'------------------------, ' " 0 "I ' I • I i ' ~ ~ ii ~ g ¾ " • ~ J t g • s ' ~ " 1 i '[ ~ , j a ~ li e ' .i t e - C " 8 ~] .,.._ cl:, ~c \§) ~ -m ~m =~ ~~ -~ ,-= m C, " .. ru E .. m U C 1.8% 66.37 FS 66.57 FS PARTIAL SITE SECTION 1.8% 66.13 FS 66 .57 FS EXISTING RETAINING ~.] l__llij WALL TO RElvlAIN ~~ 66.57 FS EXISTING RETAIN ING ~-J 2 TW WALL TO RElvlAIN ~~ 3116"=1'-0" 4 PARTIAL SITE SECTION 3/16"=1'-0'' 1.8% EXISTING RETAINING -~1_2 TW WALL TO RElvlAIN ~ I 2 4 3 BUILDINQ,-7760 , , 2 1 ill®~----------------------------------------------------------,---------:~z-t------------------------------------,--------;;----sc-t------------------------------,-------,.,--...,-1 'g i;:'cl a_ C m ·;:: ~ ~ PARTIAL SITE SECTION 3/16"•1'-0" 3 PARTIAL SITE SECTION 3116"=1'-0" 1 KEYPLAN NTS >UL-----------------------------------------------r----------...1.---.....;-...... _-------,-------------------------,-----..l...---___;....;;.1-___________ ___,, _________________ J.... ___ ___;.:,,1 Seal Architecture. Design. Relationships. . (.ll AR ~(\ER ll(Jo '-" ~ {'~ ._} f,j -: = -~c-2 Consul/ant 1---m Cf) z 0 1-u w Cf) w I--Cf) Project Number: 2020-169 Plan C/Jeck Number: CD 2020-0022 (OEV2017-0105} ---------\ 12.06.2020 Isl Ci/y Submilta/ 02.18.2021 2nd Cily SubmWal 04.21.2021 3rd Cily Submillal 05.17.2021 41h City Submif/a/ S H E E T AS.0 \ \