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HomeMy WebLinkAboutSDP 2018-0004; ROMERIA POINTE; Planning Commission"' -~ VICINITY MAP 2 f-------------------------- 0 w ::, (/) (/) -0 w ..J f-,= "' -g ' \ / / / / ,/ PROJECT LOCATION N 6 / ROMERIA POINTE APARTMENTS :. <( N .,. io N 0 -0, -0 ~ N a, 0 -0 0, ~--TO5FWY PROJECT DATA USE: LEGAL DESCRIPTION: APN(S): OCCUPANCY GROUP: TYPE OF CONSTRUCTION: ZONING: DENSITY: LAND USE: SITE DATA: LOT COUNT: LOT SIZE: LOT AREA: FOOTAGE DATA: PROPOSED LOT COVERAGE: STORIES: DV\IELLING UNITS: GRO\NTH MGMT. CNTL POINT DWELLING UNITS/ ACRE: BUILDING HEIGHTS: FROM FINISH GRADE: BUILDING A: BUILDING B: FROM EXISTING GRADE: BUILDING A: BUILDING B: ROMERIA AND GIBRALTAR, CARLSBAD 216-300-1200, 216-300-1300 BUILDING SQ FT SCHEDULE PROJECT DIRECTORY MUL Tl FAMILY DWELLINGS # UNIT A/1 :A/2 NAME AREA 'OCCUP. PARKING LOAD 1 BED 645 SF1 BEDROOMS AFFORDABLE (LOW) 1' Yes 1 BED 641 SF• 3 1, Yes OWNER: RAM SETYA 216-300-1200, 216-300-1300 A/3 3BED 1661 SF S: 2\ 3' No BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA 92887 (949) 981-2104 R2 A/4 3BED 1914SFi 10 21 31 No VA OVER TYPE I A/5 : 3 B_E_D-+-_18_3_7_SF---e'--9 2 3! No A/6 1 BED 667 SF I 3 1 I No RAMSETY A@GMAIL COM RD-M i'--'-''------+-_c___::_:=--+-::__::_:__::_c_ ___ -+--~1------~-~--A/7 1 BED 678 SF 3 1 1 I Yes RESIDENTIAL DENSITY-MULTIPLE e-A/_:_.:a_-+1-3'--'B=--=E=-=D'-'--18_:_.:1..::.9..::.s'---F-, -----'9+---~2~, ---~3~, -~N-o-~ 15-23 du/ac A/9 3 BED 1872 SF, 9 2j 31 No ARCHITECT: R23 c-A/-1-0--+-3BED 1815SFj 91 --c27j ___ -------31 No __ _ JUINTOW LIN FOXLIN ARCHITECTS 1 LOT -COMBINED 0.72 acre 31,430 SF 59.8% 4 BUILDING A -12 UNITS BUILDING B -11 UNITS TOTAL-23 UNITS 19 du/ac 31.9 du/ac (23 units/ .72 acres) 47'-11" 50'-11" 43'-2" 41 1-311 A/11 3 BED I 2036 SF 10 21 3 No A/12 3 BED : 2035 SFi 101 2 1 31 No 12 -~1=76~2-1~Scc-F-----:88 20 ---2-8 =~~~~~~~1 -9~,---2·~------'--'--c, --N~-B/1 3 BED 1809 SF, 3 , o B/2 3 BED 1723 SFI 9 2 3 No B/3 3 BED 1827 SFj 9, 2 3 No B/4 1 BED 719_S_F-'-! --4--,-1 --1 1 No B/5 _3_B_E_D-~17~9-5-sF=',--~9,_I _ ·----2-, ---· ···-3,--No __ _ B/6 3BED 1694SF! 81 2 31 No B/7 3BED 1810SF __ __:_J49; ____ 2 ________ 3c-,_---cNN-:-'oo_---l B/8 _1 BED_, 719 SF 1 ; 1 B/9 3 BED 1749 SF, -9, 2, 3 No B/10 1 BED 942 SF: 51 11 1 No B/11 3 BED 2008 SF, 101 ~L 31 No 84~--19 ---~27~-----1 11 UNIT 23 16794 SF 34415 SF 172 39 55 392 CAMINO DE ESTRELLA SAN CLEMENTE, CA 92672 (949) 325-3001 TEL (949) 203-3339 FAX INFO@FOXLIN.COM LANDSCAPE ARCHITECT: PAT MURPHY SMP ENVIRON. DESIGN SUITE 200 34197 PACIFIC COAST HWY DANA POINT, CA 92629 (949)4431446 INFO@SMPINC.NET STRUCTURAL ENGINEER: 1--~-,.==~~--,~~=r=~~-~....,.occcc=cccu=-p_"pccAc=R:;-;Kc:'IN;-:::1G KURT FISCHER BUILDING NAME AREA , OCCUP. TYPE LOAD REQ. KURT FISCHER B/ LOUNGE/ EN-T=R~Y-t-' ~5=5=-5 ~sF='i-A~s=s=EM~B~L~Y~(U~c~C-) +---38 0 STRUCTURAL ENGi NEE RS f----+-------~~=t-~ Bi GYM 602 SFI ASSEMBLY (UcC) 12 O 17547 VENTURA BLVD SUITE 1c-A~M_EN_I_TI_ES~:_2_~~~--c1=1cc66ccS=Fc,.c-=cc~c-=c~==-r--5~0cr-__ O_ 1 302 ~-~~1 --f--~~~15~-I ~~~-~-ss~1:::~:~~-~t~~~------._-_1ccf-~,---____ ~8~¥!~~45~4~1316 GARAGE: 2 16879 SF 84 o INFO@KFSENG.COM SOILS: RYAN BOHMER GEOSOILS 5741 PALMER WAY CARLSBAD, CA 92010 (760) 438-3155 GEOSOILS.COM CIVIL/ SURVEY: MICHAEL BENESH MLB ENGINEERING 404 S. LIVE OAK PARK ROAD FALLBROOK, CA 92028 (760) 731-6603 MLBENESH@PACBELLNET MECHANICAL, ELECTRICAL, AND PLUMBING: NOISE STUDY: RINCON 180 NORTH ASHWOOD AVE. VENTURA CA, 93003 (805) 644-4455 RINCONCONSLUTANTS.COM DEVELOPMENT: STREAMLINE DEVELOPMENT 2266 GRAND AVENUE #26, SAN DIEGO, CA, 92109 (619) 609-0669 JOHN@STREAMLINEDEVELO PMENTGROUP.COM ZONING INFORMATION PARKING DATA SERVICES DIRECTORY SETBACKS FRONT YARD (WITH APPROVAL): INTERIOR SIDE YARD: ADJACENT TO STREET (NO PARK!NG TOWARDS STREET) REAR YARD: MAX LOT COVERAGE HEIGHT LIMiT 10 FT 5 FT 5 FT 10 FT 60% 35 FT REQUIRED: TWO PER 3 BED@ 16 UNITS 32 ONE PER 1 BED@ 7 UNITS 7 TOTAL 39 COVERED 14 ADA VAN ACCESSIBLE 1 PER BLDG, 2 TOTAL TRASH: WASTE MANAGEMENT WATER DISTRICT: CARLSBAD MUNICIPAL FIRE DISTRICT: 6 SEWER DISTRICT: LEUCADIA WASTEWATER DISTRICT SCHOOL DISTRICT: ENCINITAS UNIFIED SCHOOL DISTRICT ';' 1-----------LOT COVERAGE '" -.,. SCOPE OF WORK ro ·c ~f----------------------------- 0 c; g; ,-.. --'E' ~ " ~ 0 LU I 0 :"= ~ w 0 "' -~ g; 0 ~ °' w :. 0 O'.'. 1 > t 0 :fl "' u C ro ro ·c "' MERGE TWO PARCELS OF LAND, APNS 216-300-12-00 AND -13-00, TOTALING 31,430 SQUARE FEET (0.72 ACRES) FOR THE PURPOSE OF CONSTRUCTING TWO NEW APARTMENT BUILDINGS CONTAINING 23 UNITS TOTAL PROJECT CONSISTS OF (2) FOUR-STORY BUILDINGS CONTAINING A TOTAL OF 20 MARKET RATE UNITS AND 3 AFFORDABLE UNITS. BOTH BUILDINGS ARE A PODIUM DESIGN WITH PARKING ON THE GROUND FLOOR AND THREE STORIES OF LIVING AREA ABOVE, WITH TWO COMMUNITY ROOM SPACES AND A LANDSCAPED COURTYARD AREA IN BETWEEN BUILDINGS. ------------------------- GOVERNING CODES 2016 CALIFORNIA RESIDENTIAL CODE 2016 CALIFORNIA MECHANICAL CODE 2016 CALIFORNIA PLUMBING CODE 2016 CALIFORNIA ELECTRICAL CODE 2016 CALIFORNIA ENERGY CODE 2016 CALIFORNIA GREEN BUILDING CODE 2016 CALIFORNIA FIRE CODE PROPOSED: BUILDING A BUILDING B TOTAL COMPACT COVERED NON-COVERED 21 20 41 0 41 0 ADA VAN ACCESSIBLE 1 PER BLDG, 2 TOTAL TRAFFIC IMPACT USE: CATEGORY: IMPACT RATE: IMPACT CALC.: PEAK WEEKDAY: ---------------- RESIDENTIAL APARTMENTS 6 PER DWELLING UNIT 138 ADT = 6 * 23du 138(1.07) = 148 ADT LOT 393-APN 2163001200 = LOT 392-APN 2163001300 = TOTAL = BUILDING A FOOTPRINT = BUILDING B FOOTPRINT = TOTAL LOT COVERAGE = 18,231 SF 13,199 SF 31,430 SF 9,795 SF 8 940 SF 18,735 SF COVERAGE%: 18,735 SF/ 31,430 SF = LANDSCAPING%: 12,685 SF/ 31,430 SF = WATER IMPACT 59.5% 40.5% PROPOSED WATER DEMANDS (GPM OR GPO): AVERAGE DAILY DEMAND: 4 gpm PEAK DEMAND: 9.2 gpm PROPOSED SEWER GENERATION (EDU) AVG. DAILY FLOWS(ADF): 5060 gpd or 0.005 mgd PEAK DAILY FLOWS: 0.013 mgd = 2.5 x 0.005 mgd § L----------------------------------------:~;::;;;:::-;:::,:,;;::;:~:::-;:::;:--:--:--:--:-::;:tc::;::::;:;::---:--:--:--:--:-~-:--:-7"'~:.;:;;:::;::::--:;::;:::;::,-:-:--:--:--:-~ O'.'. PR-Oliect ADDRESS ' ' ., C_ t,-_¥1:N.t.· ··, foRjWING':SE:Ti ' 0 ; • . '•·· ,hf .. "··•• .. . .. . '0";•;<;;''"'" • . '••p• ·•• -"" 0, 0 ,-.. ::: Cl'. ROMERIA POINTE APARTMENTS ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT DISCRETIONARY REVIEW \ EXISTING CONDITIONS SCALE: 1" = 40'-0" NO EXISTING FACILITIES ON SITE / 100' FROM PROPERTY LINE -- 'I I I I I v I X•;., L ___ x•~· --- architecture design consulting ~ \ LOT 393 ~APN: 2163001200 11 LOT 392 /111 APN: 2163001300 i .,. m 392 camino de estrella 949 325 3001 phone san clemente, 949 203 3339 fax california 92672 foxlin.com web info@foxlin.com email N ~ SOP 2018-004 SHEET LIST # SHEET.NAME REVISION GENERAL G-001 · TITLE 01 G-002 TITLE 02 ARCHITECTURAL A-011 · SITE PLAN A-012 PARKING DESIGN A;01~ SITE ROOF PLAN A-111 BUILDING A A-1J2 BUILDING A-LEVEL 01 A-.113 BUILDING A-LEVEL 02 A-.114 BUILDING A -LEVEL 03 A'115 BUILDING A-LEVEL 04 AC121 BUILDING B A-122 BUILDING B -LEVEL 01 A-123 / BUILDING B -LEVEL 02 A0124:. , BUILDING B -LEVEL 03 A-125 BUILDING B -LEVEL 04 A-301 , SITE SECTIONS A-311 • BUILDING A -SECTIONS A-312 BUILDING A -SECTIONS A-32_1 ' BUILDING B -SECTIONS A-322 BUILDING B -SECTIONS A-601 SITE ELEVATIONS A'802 BUILDING A-ELEVATIONS A'803 BUILDING A-ELEVATIONS A-804 BUILDING B -ELEVATIONS CIVIL .. C01 TITLE SHEET CO2 GRADING PLAN C03 DETAILS : LANDSCAPING L01 TITLE SHEET L02 CONSTRUCTION LAYOUT PLAN L03 CONSTRUCTION LAYOUT PLAN L04 CONSTRUCTION DETAILS C A C C C C C C C C C C C C C C C C C C C C C C C C C C L05 LOS L07 C CONSTRUCTION SPECIFICATIONS -----------f ·• MAINTENANCE RESPONSIBILITY PLAN C TREE PLANTING LAYOUT PLAN C ---1 L08 TREE PLANTING LAYOUT PLAN C SHRUB PLANTING LAYOUT PLAN C , LM L10 SHRUB PLANTING LAYOUT PLA-ccN;---ccC-- L11 PLANTING DETAILS L12 PLANTING NOTES L13 IRRIGATION TITLE SHEET ~----L 14 IRRIGATION HYDROZONE PLAN CITY OF CARLSBAD PLANNING COMMISSION CaseName: 8.1J.mc,i,,_ /3;,rti-l" 61, n-u-1 m '" -I ~ Case No.: s;: [le_ :Z6tf-ooo ~ C C C C ''4,, ''00 ,. Exhibit No.: _ -Date:3'/2.o/,?,i/'f TITLE 01 ' . ,:,..:.:_ N' 'riJ:V (/) 1-z w 2 l-o::: if <( ~ z 0 Q_ <( 0::: w 2 0 0::: ..J ..J u. u. C I 11/28/2018 B , 09/13/2019 A I 07/02/2018 , •:;,. '· •ira'. 'i•J·c1'0"'Ki• h,)hiE'·' )i 1/r/\ ;;:;:,;:~§~t~ ... ·:Jf1l~';\\;!;q,m; RE\/ISlQN _DATES SOP 2018-004 roc-r--------------------------------------------------,-----'------------------------------------t-------------------'---------------------"------+---------'---------------------".:....;-.,;_,;_;,_;;..;.:_--, -c5 '2 "' 0 ci w :0 (J) (J) "" N 0 'i' CJ ROMERIA POINTE APARTMENTS 1. ALL WORK SHALL BE IN COMPLIANCE WITH ALL APPLICABLE LOCAL BUILDING CODES ' AND REGULATIONS. CONTRACTOR SHALL BE RESPONSIBLE FOR PERMITS APPLICABLE TO SPECIFIC TRADES OR SUBCONTRACTORS 2. CONTRACTOR WILL HAVE EXAMINED THE PREMISES AND SITE SO AS TO COMPARE THEM WITH THE DRAWINGS AND WILL HAVE SATISFIED HIMSELF AS TO THE CONDITION OF THE EXISTING WORK AN ADJACENT PROPERTY PRIOR TO SUBMISSION OF BID. NO ALLOWANCES WILL SUBSEQUENTLY BE MADE ON BEHALF OF THE CONTRACTOR BY REASON OF ANY OMISSION ON HIS PART TO INCLUDE THE I COSTS OF ALL ITEMS OF WORK, EITHER LABOR OR MATERIALS, WHETHER THEY ARE i OR ARE NOT SHOWN OR NOTED BUT WHICH ARE IMPLIED OR REQUIRED TO ATTAIN ' THE COMPLETED CONDITIONS PROPOSED IN THE DRAWINGS. 3. ALL SUBCONTRACTORS TO THE GENERAL CONTRACTOR SHALL INSPECT THE SITE AND SHALL CONVEY ANY QUESTIONS REGARDING DESIGN INTENT ANDS COPE OF I WORK TO THE ARCHITECT PRIOR TO SUBMITTING BID AND PRIOR TO COMMENCING i WORK. 14 CONTRACTOR SHALL COORDINATE THE WORK OF THE VARIOUS TRADES AND SUBCONTRACTORS AND SHALL BE RESPONSIBLE FOR ANY ACTS, OMISSIONS, OR I ERRORS OF THE SUBCONTRACTORS AND OF PERSONS DIRECTLY OR INDIRECTLY EMPLOYED BY THEM. 5. CONTRACTOR TO ASSUME SOLE RESPONSIBILITY FOR JOB SITE CONDITIONS INCLUDING SAFETY OF PERSONS AND PROPERTY FOR THE DURATION OF THE PROJECT. 6. CONTRACTOR TO NOTIFY ARCHITECT IMMEDIATELY AND PRIOR TO ORDERING OF ALL LONG LEAD ITEMS AND OF APPROXIMATE DELIVERY DATES 7. ALL CONSTRUCTION MATERIALS AND SUPPLIES TO BE STORED, HANDLED AND INSTALLED ACCORDING TO MANUFACTURER'S' RECOMMENDATIONS 8. IF ERRORS OR OMISSIONS ARE FOUND IN THE DRAWINGS, THEY SHALL BE BROUGHT TO THE ATTENTION TO THE ARCHITECT BEFORE PROCEEDING WITH THE WORK. 9. DRAWINGS SCHEMATICALLY INDICATE NEW CONSTRUCTION. THE CONTRACTOR SHOULD ANTICIPATE, BASED ON EXPERIENCE, A REASONABLE NUMBER OF ADJUSTMENTS TO BE NECESSARY TO MEET THE DESIGN OBJECTIVES AND SHOULD CONSIDER SUCH ADJUSTMENTS AS INCLUDED IN THE SCOPE OF WORK. • 10. WHEN SPECIFIC FEATURE OF CONSTRUCTION ARE NOT FULLY SHOWN ON THE DRAWINGS OR CALLED FOR IN THE GENERAL NOTES, THEIR CONSTRUCTION SHALL BE THE SAME CHARACTER AS SIMILAR CONDITIONS 11. THESE NOTES TO APPLY TO ALL DRAWINGS AND GOVERN UNLESS MORE SPECIFIC REQUIREMENTS ARE INDICATED APPLICABLE TO PARTICULAR DIVISION OF THE WORK. SEE SPECIFICATIONS AND GENERAL NOTES IN THE SUBSECTIONS OF THESE DRAWINGS 12. CONTRACTOR SHALL PROVIDE, ERECT AND MAINTAIN ALL TEMPORARY BARRIERS AND GUARDS, AND TEMPORARY SHORING AND BRACING AS REQUIRED BY ALL CITY AND STATE REGULATIONS. 13. CONTRACTOR SHALL PROVIDE ADEQUATE WEATHER PROTECTION FOR THE BUILDING AND ITS CONTENTS DURING THE COURSE OF WORK. GENERAL NOTES ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT .:~ij~Vl,'IN~:~§I. ,., .. ;.;,; ;;;;; DISCRETIONARY REVIEW architecture design consulting Building Gridlines Revision Cloud 0 i ~ Revision No. ' ' (Cloud around 0--1---Revision optional) & I I Window Symbol Match line /--·-Room No. r Detail No. & I Sheet No. ' I (Shaded portion~ SIM I faces side 1 \__ -Instance No. considered) A 101 ~-Similar or i Typical (TYP.) I DoorTag Room Label ~ NAME ~ Room No. NAME ,-NUMBER / Instance No. I # I ! AREA (:>Fj AREA ' I I Typical Wall Types 1 Wall Tag I Dot,U ~al'""l---Q: ornrno i ~ ~Wall . :. -__ Finish i 1 2x4 2x6 Type ~ _ A101 Wall Wall A= ~-~ Referenced Roof Tag i Floor Tag I Building Section I Section No. Roof Finish Floor Type ~Type ~ Roof Instance Sheet No. & And < ANGLE @ AT ~ CENTERLINE # NUMBER " DEGREE (E) EXISTING ABV ABOVE AB ANCHOR BOLT ACFL ACCESS FLOOR ACOUS ACOUSTICAL ACT ACOUSTICAL CEILING TILE AD AREA DRAIN ADD ADDENDUM ADDL ADDITIONAL ADJ ADJUSTABLE ADMIN ADMINISTRATION AFF ABOVE FINISH FLOOR AHU AIR HANDLING UNIT ALT ALTERNATE ALUM ALUMINUM AMEND AMENDMENT 1 ANUN ANUNCIATOR i AP ACCESS PANEL APC ARCHITECTURAL PRECAST CONCRETE APROX APPROXIMATE ARCH ARCHITECTURAL/ ARCHITECT AUTO AUTOMATIC AWT ACOUSTICAL WALL TREATMENT BA BO BFE BG BIT BKT BLDG BLKG BLW BM BO BOF BOT BR BRG BSMT BTWN BULL BUR BUILDING ACCESSORY BOARD BOTTOM FOOTING ELEVATION BUMPER GUARD BITUMINOUS BRACKET BUILDING BLOCKING BELOW BEAM BY OWNER BY OWNER FUTURE BOTTOM BEDROOM BEARING BASEMENT BETWEEN BULLETIN BUil T-UP ROOFING C CHANNEL C DISP CUP DISPENSER CAB CABINET CANTL CANTILEVER CAP CAPACITY CAT CATEGORY CG CORNER GUARD CH COAT HOOK CJT CONTROL JOINT Cl CONSTRUCTION ISSUED CLG CEILING CLR CLEAR CM CONSTRUCTION MANAGER CO CASED OPENING COL COLUMN COMB COMBINATION/-ED CONG CONCRETE CONF CONFERENCE CONN CONNECT/-ED/-ION CONST CONSTRUCTION CONT CONTINUE/DUS CONTR CONTRACT/OR CORR CORRIDOR CPT CARPET CT CERAMIC TILE CTR CENTER CTSK COUNTERSUNK CUH CABINET UNIT HEATER CW CURTAIN WALL CW COLD WATER CYL CYLINDER D DEMO DPR DEPT DET OF DIA DIAG DIFF DIM DISP DIST DIV ON D.0. DEPTH OR DEEP DEMOLITION DEPRESSION DEPARTMENT DETAIL DRINKING FOUNTAIN DIAMETER DIAGONAL DIFFUSER DIMENSION DISPENSER DISTRIBUTION DIVISION DOWN DOU , DP r----------~---------+----------------------1 DR DOOR OPENING DOUBLE DEMOUNTABLE PARTITION DOOR DOWNSPOUT DUMBWAITER DRAWING DOWELS Exterior Elevation ,,,.~-Elev No. 1 1 A101 1 's:--:1-7''--Sheet No. Interior Elevation 2---Elev No. 1 ~ SheetNo. Floor Level os -------------------7ow Global Elevation Project Elevation DWG Levels_Note OWLS --~~Name ~ Elevation 'JI North Arrow EA EACH EC ELECTRIC CABINET Name Y Elevation EF EXHAUST FAN ---7 EJT EXPANSION JOINT X TrueNorth U} Project north EL ELEVATION ELEC ELECTRICAL ELEV ELEVATOR EMERG EMERGENCY ENCL ENCLOSURE ENTR ENTRANCE c----------------------------------------, EO ELECTRICAL OUTLET • EQ EQUAL Ceiling Height Dimension String I EQUIP EQUIPMENT ------.-. -h--------, ES END SECTION To Structure To F1ms EWC ELECTRIC WATER COOLER 1/4,:., 1/2" I 3/4" I ' ~ I ' 1 EXA EXHAUST AIR I Ceiling Height ~~ ( 8'-0' ) • _ ~ ~ i_l18" _112':_ 518" _ . EXC EXCAVATE/-ED/-ION /JI] 7J ~ I , I 392 camino de estrella 949 325 3001 phone san clemente, 949 203 3339 fax california 92672 foxlin.com web info@foxlin.com email SYMBOLS GA GAUGE R RISER GAL GALLONS RA RETURN AIR GALV GALVANIZED RAD RADIATION GB GRADE BEAM RB RESILIENT BASE GC GENERAL RD ROOF DRAIN CONTRACTOR RE RELOCATE GEN GENERATOR EXISTING GEN GENERAL REC RECESSED GL GLASS REF REFERENCE GWA GENERAL WORK REFR REFRIGERATOR AREA REG REGISTER GR GRADE REINF REINFORCE/-EDI GYB GYPSUM BOARD -ING GYPSHTG GYPSUM REM REMOVE SHEATHING REQD REQUIRED RET RETAINING H HEIGHT/HIGH REV REVERSE HB HOSE BIB REV REVISE HD HAND DRYER RF RESILIENT FLOOR HDCP HANDICAP RH ROOF HATCH HOR HEADER RM ROOM HDW HARDWARE RO ROUGH OPENING HM HOLLOW METAL RS ROUGH SLAB HORIZ HORIZONTAL HPT HIGH POINT s SINK/SUPPLY FAN HR HANDRAIL SCHED SCHEDULE HT HEIGHT SD SHOWER DRAIN HTR HEATER SOM SMOKE DAMPER HVAC HEATING, SDISP SOAP DISPENSER VENTILATING, SECT SECTION AIR CONDITIONING SECY SECRETARY HW HOT WATER SF SQUARE FOOT HWD HARDWOOD SFG STORE FRONT GLASS IC INTERCOM SH SHOWER ID INSIDE DIAMETER SHD SHOWER HEAD IN INCH SHT SHEET INSUL INSULATION SHTG SHEATHING INT INTERIOR SIM SIMILAR ISO ISOLATION SL SEALER SLNT SEALANT JAN JANITOR SLV SLEEVE JB JUNCTION BOX SM SURFACE JST JOIST MOUNTED JT JOINT SOG SLAB ON GRADE SP STANDPIPE KO KNOCKOUT SPEC SPECIFICATIONS SPR SINGLE PLY ROOF LAV LAVATORY SQ SQUARE LB POUND SQ YD SQUARE YARD !..BS POUNDS (WIEGHT) ss SERVICE SINK LCD LINEAR CEILING SST STAINLESS STEEL DIFFUSER ST STREET LF LINE FIGURED STI STONE TILE LIN LINEAR STC SOUND LKR LOCKER TRANSMISSION LMC LINEAR METAL STD STANDARD CEILING STL STEEL LOG LOCATION OR STN STONE LOCATE STNL STONE LEDGE LPT LOW POINT STOR STORAGE LT LIGHT STR STRUCTURAL LTG LIGHTING STS STEEL STRUCTURE LVR LOUVER SUPV SUPERVISOR LWC LINEAR WOOD SUSP SUSPENDED CEILING SW STEEL WINDOWS SW SWITCH M MIDDLE SWD SOFTWOOD MAN MANUAL SYM SYMMETRICAL MATL MATERIAL MAX MAXIMUM T TOP MBD MARKER BOARD TAN TANGENT MC MEDICINE CABINET TBD TACKBOARD MECH MECHANICAL TCAB TOWEL CABINET MEMB MEMBRANE TDISP TISSUE DISPENSER MEZZ MEZZANINE TOR TRENCH DRAIN MFR MANUFACTURER TEL TELEPHONE MIN MINIMUM TEMP TEMPERATURE MIR MIRROR TER TERRAZZO MISC MISCELLANEOUS TG TONGUE & MO MASONRY OPENING GROOVE MONO MONOLITHIC THRES THRESHOLD MTL METAL TPH TOILET PAPER MPG METAL PAN CEILING HOLDER MPU MULTI-PURPOSE TR TREAD UNIT TRANSF TRANSFORMER MTD MOUNTED TS TUBE SECTION MTR MOTOR TV TELEVISION MULL MULLION TYP TYPICAL NA NOT APPLICABLE u URINAL NIC NOT IN CONTRACT UC UNDERCUT NO NUMBER UFO UNDER FLOOR NOM NOMINAL DUCT NRC NOISE REDUCTION UG UNDERGROUND COEFFICIENT UH UNIT HEATER NT NOTE UNFIN UNFINISHED NTS NOTTO SCALE UNO UNLESS NOTED OTHERWISE OC ON CENTER us UTILITY SHELF OD OUTSIDE DIAMETER UTIL UTILITY OFF OFFICE OH OVERHEAD vc VALVE CABINET OP OPERABLE VENT VENTILATION PARTITION VERT VERTICAL OPER OPERATOR VEST VESTIBULE OPNG OPENING VTR VENT THROUGH OPP OPPOSITE ROOF ORD OVERFLOW ROOF DRAIN w WIDE FLANGE WI WITH PART PARTITION W/0 WITHOUT PB PUSH BUTTON WC WATER CLOSET PC PRECAST CONCRETE WC WALL COVERING PL PROPERTY LINE WO WOOD PLT PLATE wow WINDOW PLAM PLASTIC LAMINATE WG WALL GUARD PLBG PLUMBING WH WALL HYDRANT PLS PLASTER WHCH WHEELCHAIR PLW PLYWOOD WHTR WATER HEATER PNL PANEL WPR WATERPROOF PR PAIR WR WASTE PRELIM PRELIMINARY RECEPTACLE PRESS PRESSURE ws WEATHERSTRIP PRIM PRIMARY WSCT WAINSCOT PROJ PROJECTION WT WINDOW PT PAINT TREATMENT PVC POLYVINYL WT WEIGHT CHLORIDE W'N WOOD WINDOW WWF WELDED WIRE QT QUARRY TILE FABRIC ABBREVIATIONS TITL.E02 G~oo2 z I 1-;0:: w t::. ww:;: zO· C/'J I. , W LL W. 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Cf) I-z w 2 ,a:: r' j:: 0::: <( _J a..: <( 0, I-<( 0::: 8 z w •ca . _N w I-CD en 2 Z, o <C a..: 0 zo 0 a..: ; . <a _J w. . st:· . <(<( "Gj ... 0:: -ca 0::: (/) w w-.:.J 0 2 2_ 0::: 0:: 0 0<( z 0::: 0::: 0 ca LL 0 f '(.) ...J LL REVISION DATES 0 w ::0 <I) &? z :s Q_ w f--U) "' -~ E 0 o:'. d, D c--. t 0 00 w o:'. "O C "' "' ·c w E 0 o:'. 6 -"" "' 0 c--. o:'. EXISTING PADS GRADED TO NEIJI/ LEVELS PRIOR TO COMMENCEMENT PER CMC 21.95.140 -)<···- SEE CIVIL ENG. DRAWINGS FOR SREET AND SIDEWALK TYPICAL DETAILS. ". ------------------ DRIVEWAY ENTRY N ro MONUMENT SEE --,1 LANDSCAPE , ARCHITECT'S PLANS \ \ FOR DETAILS. TO BE \ APPROVED BY A \ i~~~~TE SIGN \\ ·/ \ ,,.,. ~ \ . vi"-'<, ,,,,.•' ' <'-" / I,-'<· . !I'-' / q'<--o\,,,., / /\ I/ ,,,· I I/ /' /\ .1// I / ( SEE CIVIL ENG. DRAWINGS FOR SREET AND SIDEWALK TYPICAL I DETAILS. ' " ~ ~ ' '\ " ' 0 ro ' <!: '\ ' }:-------',--------------- ROMERIA POINTE APARTMENTS NI I ~ ~ BUILDING B 21 PARKING SPACES WITHIN PODIUM PARKING, THREE STORIES OF TYPE-V CONSTRUCTION OVER TYPE-I PARKING LEVEL. ($)THREE BEDROOM UNITS AND (3) ONE BEDROOM UNITS, FOR A TOTAL OF 11 UNITS, 19,141 SF HABITABLE SPACE, OVER 9,375 SF OF PARKING GARAGE. . //7,/. / PARKING GARAGE /. /.,:_./_ABOVEGROUND ON ' .. / .·/ NORTH SIDE / -· .· / .. >/ / \ \ \ \ MAILBOX LOCATION 0 KIN RAGE' OW GRADE OURTYARD \ \ I I I \ I I I I \ I I I ~ . ( , I I I \ --; ---'?1 I I I \ I \ I I \ \ \ I \ \ I I ; I \ I / • I I ' \ I I \ I I I I I I ' ' .. • . -- ~ METAL FENCE TYPICAL. 6' HIGH DRIVEWAY I I ENTRY·. : 67' TO NEXT STREET PARKING \ 1 CURB CUT ~ I ) \ "' ,/ 0 ro I ' <!: I J " : I \ N! I 0 I BUILDING A 20 PARKING SPACES WITHIN PODIUM PARKING, 3 STORIES OF TYPE-V CONSTRUCTION OVER TYPE-I PARKING LEVEL. (8)THREE BEDROOM UNITS AND (4) ONE BEDROOM UNITS, FOR A TOTAL OF 12 UNITS, (3) ONE BEDROOM UNITS ARE AFFORDABLE, 18,125 SF HABITABLE SPACE, OVER 9,360 SF OF PARKING GARAGE. I ---- / / I I \ I \ \ \ __________________ \ I. INTERIOR LOT SIDE SETBACK SEE GRADING PLANS FOR ADJACENT TOPOGRAPHY □ I i I ,,---,,-BUILDING OVERHANG I ! I PARKING LEVEL BELOW GRADE I ! I ! ! -,----- 1 ! I I "' I~ I,- I~ I o:'. I <( ,w I o:: <( l w o:'. ,<( z 0 F z w t.; 0 o:'. w i z <( o:'. I lw .z i~ ·-~ pr: w Ii N 1:i: h ~\ "' ~ Ji-\ \.__y I .I I ,,.,---PARKING / LEVEL EXPOSED ·-STRUCTURE BEGINS ~ 238'-8" f ·._ ~ ! ----------------------------------------------------------------------------------,1~ ROMERIAAND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT DISCRETIONARY REVIEW architecture design consulting 392 camino de estrella 949 325 3001 phone san clernente, 949 203 3339 fax ca!ifornia 92672 foxlin.com web info@foxlin.com email II z <( --' a. w 1- /J) SOP 2018-004 1. ALL NOTES LABELED NOT/N PERM/T(NIP) ARE NOT PART OF THIS APPLICATION. 2. SOILS EXCAVATION, RECOMPACTION, AND GRADING TO FOLLOW PARAMETERS STATED IN GEOLOGICAL REPORT/UPDATE PREPARED BY GEOSOILS, INC, DATED APRIL 16, 2010. 3. ALL NEW GRADED SLOPES SHALL BE NO STEEPER THAN 2H:1V 4, ALL SURFACE WATER MUST DRAIN AWAY FROM BUILDING, A MINIMUM OF 5% WITHIN FIRST 10' HORIZONTAL (2% FOR IMPERVIOUS SURFACES). 5, ALL LOOSE FOUNDATION EXCAVATION MATERIAL SHALL BE REMOVED PRIOR TO COMMENCEMENT OF FRAMING. SLOPES DISTURBED BY CONSTRUCTION ACTIVITIES SHALL BE RESTORED. 6. ALL RETAINING WALLS SHALL BE PROVIDED WITH A SUBDRAIN SYSTEM TO PREVENT POSSIBLE HYDROSTATIC PRESSURE BEHIND THE WALL. 7, ALL ROOF AND PAD DRAINAGE SHALL BE CONDUCTED TO THE STREET IN AN ACCEPTABLE MANNER IF WATER SHALL BE DISPERSED ON TO DESCENDING SLOPES, ACQUIRE SPECIFIC APPROVAL FROM THE GRADING SECTION AND THE CONSUL TING GEOLOGIST AND/OR SOIL ENGINEER. 8. ALL DECK DRAINAGE SHALL BE COLLECTED AND CONDUCTED TO AN APPROVED LOCATION IN A NON-EROSIVE DEVICE. 9. CONTRACTOR TO REVIEW BOTH PROPOSED SITE DRAINAGE CONDITIONS AND NOTIFY ARCHITECT OF ANY DISCREPANCIES OR CONDITIONS THAT DO NOT ALLOW FOR POSITIVE DRAINAGE AWAY FROM BUILDING AND OTHER STRUCTURES. DO NOT COMMENCE SITE DRAINAGE WORK UNTIL ALL DISCREPANCIES AND CONDITIONS HAVE BEEN REVIEWED BY ARCHITECT 10, ALL PIPING SHALL BE 4-INCH DIAMETER, U.0.N. NOTIFY ARCHITECT OF DISCREPANCIES OR UNDERSIZED PIPING SYSTEMS. 11. ALL SOLID DRAINAGE PIPING SHALL HAVE A MINIMUM SLOPE OF 2% UNLESS OTHERWISE NOTED. 12. 5% DRAINAGE AROUND/AWAY FROM BUILDING FOR A MINIMUM DISTANCE OF 10'. ALTERNATIVELY, SWALES WITH SLOPE OF 2% SHALL BE LOCATED WITHIN 10' OF BUILDING FOUNDATION. 13. ALL EXISTING TREES TO REMAIN, UNLESS OTHERWISE NOTED. PROTECT EXISTING TREES DURING ALL CONSTRUCTION OPERATIONS, AS NEEDED. 14, ARCHITECT TO VERIFY ALL DRAIN LOCATIONS PRIOR TO THEIR INSTALLATION. 15, A COPY OF THE CONSTRUCTION DOCUMENTS OR A COMPARABLE DOCUMENT INDICATING THE INFORMATION FROM E 16. THE PANEL OR SUBPANEL SHALL PROVIDE CAPACITY TO INSTALL A 40-AMPERE MINIMUM DEDICATED BRANCH CIRCUIT AND SPACE(S) RESERVED TO PERMIT INSTALLATION OF A BRANCH CIRCUIT OVERCURRENT PROTECTIVE DEVICE 17. THE SERVICE PANEL OR SUBPANEL CIRCUIT DIRECTORY SHALL IDENTIFY THE OVERCURRENT PROTECTIVE DEVICE SPACE(S) RESERVED FOR FUTURE EV CHARGING AS EV CAPABLE. THE RACEWAY TERMINATION LOCATION SHALL BE PERMANENT AND VISIBLY MARKED EV CAPABLE SITE LEGEND 3 s e s e s---c--e-- SITE PLAN PROPERTY LINE SETBACK BUILDING FOOTPRINT FENCE EXISTING TREE HOSE BIB LOCATION OF UTILITY STUB-OUTS AND CLEAN- OUTS EXISTING UTILITIES PROPOSED UTILITIES METAL FENCE STYLE TBD. 6' FIRE ACCESS EGRESS ACCESS A-011 IJ) ·!z' w. 2 l-et'. <( a. <( LJ..I' 1-z 0 a. <( ct'. w 2 0 ct'. C 11/28/2018 1-z LJ..I 2 & --' w > w 0 ct'. Z· Ill REVISION DATES SOP 2018-004 ro,----,------------------------;---------~---------------+-'--------------------.,;,____.;_---------'-----------------------------i ,:: ~ 0 i:i w ::, w ~ z 0 1n w Cl 0 z 52 0:: c!: 2 a. a, D "" ~ a, ~ 0 ~ ~ -~ ;; oi D ~ D a, ~ ;, ~ ' -~ ID E 0 0:: d, D r-- ~ $ C 1! ~ _s, Cl w I ~ w Cl "" -~ 0:: i5 ~ °' w 2 0 0:: • ELEVATOR PIT r1io _LEVEL A2_ _ V 97'-0" FINISH GRADE LEVELA1 86' -O" ~ N • l 7 -------· _j,_ .• LEVEL A6 _Ir\ . 1 130' -6" .(JI I LEVELA5 ~I.,, 127' -2" _L_EVE:L A2 C\ ' 97' -0"~()11' FINISH GRADE LEVELA1 ,n 86'-0"~ I BUILDING A ELEVATOR SECTION 114" = 1'-0" 4 0: ' ' 0 GARAGE 129'-8" DEEP ------- FOR REFERENCE , ONLY. I REFER TO GRADING I DRAWINGS FOR I HEIGHTS AND , SLOPES. r EXISTING I GRADE 97'-0", ' FINISH GRADE LEVELA1 ~ 86' -O" -- l I ' l BUILDING A SOUTHERN WALL SECTION, I GARAGE 1/4" = 1'-0" 3 ADA-VAN GARAGE STANDARD PARKING TOTAL NOTE: 2 34 I 5 41 SITE PARKING LAYOUT 1 SHOWS AREAS WITH DIFFERENT ELEVATIONS ' THROUGH SITE 3 A-301 < \ I ' I 2 -A-301 / / 65' -5". ~ -:-::_·.·."/ .. ,,·~---~ \ V 4 REAR YARD SETBACK PROPERTY LINE \ I \ I I REQUIRED: TWO PER 3 BED@ 16 UNITS 32 ONE PER 1 BED @ 7 UNITS 7 TOTAL 39 COVERED ADA VAN ACCESSIBLE PROPOSED: BUILDING A BUILDING B TOTAL COMPACT COVERED NON-COVERED ADA VAN ACCESSIBLE REMOVE EXISTING TREE DRIVEWAY ENTRY REFER TO LANDSCAPING DRAWINGS FOR ENTRY AREA DESIGN 14 1 PER BLDG, 2TOTAL 21 20 41 0 41 0 1 PER BLDG, 2 TOTAL PARKING DATA / APPROX LOCATION OF i WATER METER I, (C.O.F.) REMOVE EXISTING TREE : ~ PEDESTRIAN ACCESS I 1-w w 0::: I- C/) <( -0::: w ~ 0 0::: _ _J en 1-Z, UJ ,' 2 -·-l-o:: <( Cl. <( UJ 1-z 0 Cl. <( 0:: UJ· 2 0 0:: 1-z UJ 2 Cl. 0 _J UJ > UJ 0 0:: z Ill «i O> -CO ~ ~ OD ~~ 'N ~ --~ "' ..,-:,a i ~CR,-~L~E=-VELA_~0 __ w U 75' -6" i ~ C 11/28/2018 i---1--------------------------------------------------------------,-----=:---:+--------------------------------------------------------===--=-==~~=-=-r--=-----::-=-Gll B 09/13/2019 -~ BUILDING A PARKING SECTION 114" = 1'-0" i 2 -SITE PARKING LAYOUT 1115" = 1'-0" 1 A 07/02/2018 N ~ · · · · ., "·' '"'''''"'"""" · i~' '"!RE1~$1©M1DA'fE '' i ROME RIA POINTE APARTMENTS ::::~::::RALTAR:::~LOPMEITT:::::.ey s3::· ::~~~~-" ~~~:::J~,i~ti.~;10 •iirnii•~m~:··:::::,~:s,oN A-012 •· :~s:o•o:T:S ~ CARLSBAD CA, 92009 REVIEW !}~{~;rAA•i','a}~~,,~(/ii , 'if:i}~J~E\,llEW~3 ig!i . I I "' -a3 S2 "' 0 ci w ::0 (/) (/) z <{ --' Q_ LL 0 0 [l' w f--ui 2 CL 0 io -- 1" er, 0 -0 er, -' m -d, ·~ <I) E 0 0:: ' er, 0 r---£-" ~ " 2. 0 w :r: 0 ;": w 0 "' 5 "' 0:: 0 ~ O'. w 2 0 0:: 1 5 t gj a: "O C ro ro w E 0 Cl'. 0 -"' er, 0 "---0:: NOTE: ALL ROOF MOUNTED EQUIPMENT SHALL BE INSTALLED IN ACCORDANCE WITH BUILDING DEPARTMENT POLICY 80-6 TRELLIS OVER DECK BELOW SOLID RAILING/ WALL FACADE ROMERIA POINTE APARTMENTS DECK TRELLIS OVER DECK BELOW , , , ,' / MECHANICAL • .·AREA ... \ \ DECK SOLID RAILING/ WALL FACADE TRELLIS OVER DECK BELOW / DECK SOLID RAILING/ WALL FACADE ROMERIAAND GIBRALTAR, CARLSBAD CA, 92009 ELEVATOR DECK BNR DEVELOPMENT --------------------------------------------------------------- PUBLIC EGRESS DECK ROOF DISCRETIONARY REVIEW DECK-----~ SOLID RAILING/ WALL FACADE TRELLIS ----~- SOLID RAILING/ WALL FACADE TRELLIS SOLID RAILING/ -·-, WALL FACADE \ -- DECK DECK ELEVATOR DECK / -, ' / OPEN TO .,..BELOW"'- / " PUBLIC EGRESS DECK "' ~:com, ~:~ .,-: -0 ,! .,- L'=============;i==r-~ I ( b Co " ) ' i I ~===="ii,===~~======='l ...... _ \11----",_·-~· ""•• 1~•· ====DE=C=K ====j~===='i~!,,======RO=O=F~===,•\ __ ~-'-~,-''--, N ' ~ ROOF ROOF ""',,,,7',_ ______ 2s_•-s_f-9·_· ------,!L'\,.-----,lf-t-------32_·_-_o·_· ---'-c;---./- f-- \ rJ architecture design consulting DECK RAILING 1 ~' -9" I ROOF PARAPET 392 camino de estrella 949 325 3001 phone san clemente, 949 203 3339 fax california 92672 foxlin.com web info@foxlin.com email I II z :5 a. LL- 0 0 0:: UJ I- (/) SOP 2018-004 SITE ROOF PLAN A-013 Cl) 1-z · UJ -,2 0:: I-<( ci::: I-<( ..J a. <(O,· <( 0:: 0 UJ [l'.l ~ I-C) 0) z O <(- 0 zu a. <e b <( -•·<( <( 0:: 0:: ~ UJ UJ __J 2 2 o:: 0 0 <C 0:: 0:: u 1-z UJ 2 a. 0 __J UJ . •> -UJ .o· 0:: z [l'.l --' --' --' I.I.. LL LL C I 11/28/2018 B 09/13/2019 REVISION DA TES ro -'° 0 in 0 0 w ::, CJ) CJ) <( ('.) z 0 -' ::, II) :,; "--"' "' O'. \ SOLID RAILING ! DECK DINING BEDROOM ROOFTOP 11 f' I . UNFT AREA SCHEDULE A . AREA AFFORDABLE LEVELA1 A ]GARAGE-! 8602 SF L _l_ LEVELA2 A1 1 BED 645 SF 1 Yes ._A2_--+1_B_E_D __ ~6_4_1_S_F_---,f--1 __ ,--i 1 ___ -+-__ Ye_s_ ----i A3 3 BED 1661 SF 3 12 No I A4 3 sED 11914-sf' 3 fz No7 A5 3 BED 1837 SF 3 f2 No LEVELA3 AS 1 BED 667 SF 11 No --------+----+---+------i----A7 1 BED 678 SF 1 11 Yes A8 3 BED 1819 SF 3 :2 No A11 3 BED 12036 SF A12 13 BED 2035 SF TOTAL: 13 26222 SF 3 3 i2 2 20 No LIVING KITCHEN 1· SOLID RAILING DECK LAUNDRY ◊ BEDROOM I '""-,>.J ,-v,,,, .,,r i'I l--===~c .□ \-SOLID RAILING \ DECK A ~ BEDROOM ==-=TRELLIS 5 FOR DECK 5 BELO= LIVING KITCHEN BATH i-SOLID RAILING \ DECK DINING BEDROOM BATH MASTER BEDROOM .-· N A -LEVEL 4 -PLANNING I 1" = 10'-o" 1 3 r I I I I I I I I I ---r-----~ ---r-------------__-I >__->__---) ;:---=-l--~,~-. L---- ----------1i J 'I----------, i I A #11 I i 2036 SF ½ I~. --_J I '-1 A#12 2035 SF l i ! '---------------------------....... ------. I A -LEVEL 4 IJJ 1819 SF A#7 -- A-LEVEL 3 6 ~ ~ -~ ---c>v->~ ' r :~:1 ~~7 . b~~ 1 )!L-~ ] 1~ A#4 · -. A#5 '_J 1914SF LI I 1837SF \ 1 '/>;#3 fr661 SF ~~-'--'=-'--____j I A#1 645 SF A -LEVEL 2 ~ 5 I A-LEVEL 1 ! I 1" = 30'-0" 14 I I ! i 1 ! I I ·, - EGRESS DECK BATH, CLO LAUNDR --~ . BEDROOM MASTER BEDROOM I BATH .... LIVING Mt~~ERl!az-'iif"~--,,="i'i!llllllllffll\!I ________ _ .MASTER ~ATH POWDER _-;' -KITCHEN ' . ---- MASTER CLO DINING MASTER BATH ·- LIVING I I I I I l~1-=---=ao¥ L c· ' ' -BATH ./ BEDROOM --l ~ BEDROOM BATi:r- ,---- I I I I I I Ii :oPEN ;OVERHEAD I L _______ J 'i13EDROOM--1 -· I KITCHEN DINING KITCHEN LIViNG DECK LIVING O;: KITCHEN RAILING 1 LEVEL ABOVE II BEDROOM : .. ' BATH Li BEDROOM LIVING SOP 2018-004 r . \ \ \ .i • I ! c I , I I I'_ I ' I I . ' • I ' I I I is I I a f ~ -----------------\______ L:V-E~ ~ -E~~:~l~:,-~:L~:-:E_E _: ~1~ ----- _______ .J i-.----N 21 20 19 L -----! ------ 12 11 10 TO CENTRAL COURTYARD 18 !illlftHI ~~JI I , . 17 ADA-VAN _____ , _ _J 09 08 07 BUILDING A -LEVEL 2 AND 3 1":,: 10'-0" 2 16 15 ---7 .I -_J ------1---------·· ii 06 05 04 03 02 01 N 1-z w :;;; 0.. 0 -'-" UJ > UJ D ti: z aJ 1------------------------------------------~------------------------+---------------------------------------------------------------,---,~ C 11/28/2018 ROMERIA POINTE APARTMENTS -.PRO.JECTADORSss···· ROMERIAAND GIBRALTAR. CARLSBAD CA, 92009 'bl:.IENT BNR DEVELOPMENT DISCRETIONARY REVIEW architecture design consulting 392 camino de estrella 949 325 3001 phone san clemente, 949 203 3339 fax california 92672 foxlin.com web info@foxlin.com email BUILDING A A 107/02/2018 ;Jjj. / i-J~ltVtsi~til .. te~tltt '" '"""' > ""'" '""'••· > ••-" ,. 0;'' """"" "" >" ,n, 0 H REVISION DATES ro ~ '° Sc' co 0 D w ::, U) Cl) ' <( CJ z 0 _, ::::, a, Ct'. UTILITIES ROOM --- 75' -6" ELECTRICAL ROOM' 118"" 1'-0" GARAGE NATURAL VENTILATION TABLE: BUILDING A PERIMETER WALL AREA 450_6' REQUIRED WALL OPENINGS: REQUIRED (20%): 90' PROVIDED (27%): 92.75' DISTRIBUTION OF WALL OPENINGS: REQUIRED (40%): 180' PROVIDED (48%): 217' NOTE: 3 ALL PRIVATE GARAGE DOORS ARE MINIMUM 30% VENTILATED ALL INTERIOR WALLS ARE MINIMUM 20% VENTILATED I I ii / 1- I 86.8 ft I ,, I CJ b <( 0 ' I ~ N ' I _ ,,cc;iiJRTYARD LEVEL j : "' " u' ',L: I ~c"'-='-'=ec-=' GARDEN ,(---- --! 15' -6'' 81' -6", a ' . I "' 14' -2" --}'--------f i I 0 !6' -5'' ,r'------------/' ' I • ii <'. ;f. ii " ~ r1 20 0 0:: N >-t-- 19 18 17 ADA-VAN 0' ' I o' N ELEVATOR ~ ~ f TRASH 16 '° ti 15 14 13 0 I N >-f- 11 I' 8' -6" 2%*- ~ .. :-:: '. ... ---------, ________ _J ' I 10 ·.· # r 09 ,N i 8' -O" 9' -O" 2% *. '---------________ ...J 08 07 20' -O" '"' II I r ------TYPICAL---------; I 1n,...,,-i=======,,.,...,,,-M11 1 I w 1 ._. --2%*.--· __ -~ ___ :___<_ .- --1-----~ "' 0 N 06 05 i ii b 0 N -.. :_'·.\ : .. -: . Jl_B~ 7ft ·1 •-·_t . '·: .... -: '. ,---_' _-:·--' 04 -in N 03 ,-------- . --5% *. ,' -·-:--~_,;..._·_-.-. ---; ·c··--: ;··_' •.. , ' , _-_ :S5 ft• -: i ' -·_··1 • • ' ' - I ':- 87 ft• . 5%*·: ::;::t;I ~~~~1- '------;, __ I ~ 02 01 2% * ---- ! : 1il ,, tz:z::z:::::;,:::::z::::z:::2::;z::z::=z:;z;::~~z:;2:::z::;z;;;;:::z;:::::.:;;;;;;::;::::;_::_;;;_:=_:;:z;_z:!~:z::::::z;::;:::z:::2:::z:::z::;::z:z:::;:: __ :z_~:::z::;z:;;;::::z;:::z;::z:_:z_::;:::z;::_ ::::;;;.:::;z:;z:;;!!;;;;;:z;' :::;;:;:~:z::i_=-::_z::_:z:;:;;;z;;:z::.!z:z::z:::;_::~;z::;:;-g;;:z;:_z:: ___ :z_;;_;;_z::;z:~ NOTE(S): I 'ALL FLOOR SLOPE AND FINISH LEVELS ARE SHOWN FOR - REFERENCE ONL y_ CONSULT GRADING ENGINEER'S PLANS FOR MORE DETAILED INFORMATION, FOLLOW GRADING 1· ENGINEER'S PLANS IN CASE IF DISCREPENCY ----~: . ., : ------------------------' --' -~ -----------.. - ; A-802 I I' I _, I I I I .I l A-LEVEL 1 -BUILDING N 118" = 1·-0" I 1 SOP 2018-004 Dimension String To Structure To Finish 1/4" 1/2" l 3/4" I ~/' -1 ,/' CB ES PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS_ STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING_ WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 114" PER FOOT, U.O_N_ EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" o_c,, MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 518" THICK, TYPE "X", U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS. LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER. ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION. Fj TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER WOOD FRAMING F2 14 16 BUILDING A 0 -LEVELlJ1 A-.112 ~ co -,(/) 1-z UJ 2 I-ll'. is: <( UJ ~- 0 O,_, <( ll'. UJ 2 0 ll'. ll'. <('' 1- <i! CD ll'. 0 coo _N CJ m 0 <(; zo <Co <(<( -ca ll'. (/) UJ.,;J 2 ll'. 0-<C ll'. () 1-z -UJ 2 O,_, 0 :.:.:.J w > UJ 0 ll'. z ca REVISlON DATES 00 ~ al ~ D i:i w ::, v? (/) ::, !ll Cl'. RAILC 3' -6" MANUAL GATE WITH FIRE ACCESS LOCK P.L I' ,. I' ,. :r: ~ Q_ (/) (/) w 0 :i w a'. 'I~ I I' l co CLO I LAUNDRY '1 BEDROOM MASTER BEDROOM BEDROOM .. BATH ' Co LIVING 1UNIT A~ DECK KITCHEN RAILA 3'-6112" " ~ GARAGE LEVEL ' KITCHEN !UNIT A41 LIVING MASTER'• CLO " DINING MASTER .. BATH FIRE ACCESS PATH KITCHEN DINING DECK RAILA 3'-61/2" I Uf\JITA5l LIVING l i-- -'I . j BEDROOM L/ BEDROOM . " , ;,/; ,,,,,_ ,,,,,, ,, ,,.,,,,, / 97'-00 l 0 T RAILA 3' -6 1/2" FIRE RATED DOORI A-LEVEL 2 -BUILDING N eB 1/8"=1'-0" 1 SOP 2018-004 Dimension String To Structure To Finish I I i 318' I 112· 1 518" I 1/4" 1/2" I 3/4" -+ k: ,r~ '1 7 ---------------------+ I I I # CB ES PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COM PL YING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 114" PER FOOT, U.O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS. ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 518" THICK, TYPE")<:', U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS. FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER. ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION. TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER Ft WOOD FRAMING F2 14 16 BUILDING A -LEVEL 02 A-113 REVISION DATES ro,----,------------------------------------------t----------------'------------- ~ al J5 0 i:i w =, (J) !Q "' 0 ---' w > w ---' ' <( (9 z 0 ---' 5 m st 2c oi 0 ~ 0 a, -' °' -.... ro ·~ " E 0 !l'. d, 12 CL 0 BATH CLO LAUNDRY, ] BEDROOM l MASTER BEDROOM LIVING AREA ~ BEDROOM BATH MASTER ~ CLO I UNIT A8j ' ill . ""' ;:' BEDROOM LAUNDRY I ROOF BELOW DECK j,UNI.T A9 j DINING · KITCHEN l ' LIVING l MASTER CLO , r---:: ! ('; MASTER,··; BATH ; BEDROOM " ' I, I / / f.,,-..... - BEDROOM DECK I •---~-•J __ ~h -~ I ' DINING I UNIT At0 I .. , ... ,., ...... ___ --·-·-· i ' . . " \ I \ I \ I \ I OPEN TO BELOW I \ I \ I \ I \ ' I/ I I I ! UNIT A? 1 I AFFORDABLE BEDROOM~ LIVING ; LIVING I ; MAST~ CL- MASTER C I BATH ' . I LIVING 0 l) BEDROOM , I ' ' BEDROOM : lt:· . __ ~~ :!:! , --~~ !I " " -------..:._~~,-:.I; II . =-~"="""=.Jj A-LEVEL 3 -BUILDING• N 1/8" = 1'-0" 1 CB ES SOP 2018-004 Dimension String To Structure To Finish 13/8" I 112· l 518" I --------~----------1 i I PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, U.O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS. AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS. ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 118" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION. INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/1 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION. F1 . TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER jWOOD FRAMING F2 14 16 BUILDING A-LEVEL03 1-z w 2 °' 0 . ...J w > w 0 Cl'.'. z ro REVISION DATES SOP 2018-004 ~.~-----------------------------------------,-----------------------------------'-----------'-,;_;. _________________________ ;__;__._ _ _;_ __________________________________ l_-;:D~i:m::e::n::s::;i:o::n:--S~tr:;-in=g-----------7 2; ~ To Structure 0 To Finish D LU ::, [/) [/) ;g ---' LI.J > LU ---' ' -< (!) z D ---' ::, ro 2' m 0 -0 m -' °' -' ro ·cc " E & ' m 0 c--~ E ~ ~ .s, D w I 0 ~ 0 "'° -~ 0:: iS ;;! ii' LU ::;; i£ i 5 " 0 © " 0:: l3> .-- ROOF : ---.:"- r1 ,.. ' ii ,, t ! !I ! ' 0-! ' ROOF TYPE B 3' -6" . -t----i, ROOF ROOF e----- ; ' l ! i " ' ' , : ·-SOLID RAILING 12.5% ◄-- DECK 20. _ r,,,..--487 SF ' ( 0 DINING UNIT A11 I LIVING - BEDROOM 4' -0" KITCHEN FAU 0/ , M I BATH\_ . I ---o I CLO d 11 9 I " I ,. / ,, ", , .. ,,,, ,, . 1 \ • MASTER I \:-._ CLO I ◊'\ MASTER L __ _ BEDROOM MASTER.., BEDROOM ~ ' . BATH '-- . JI! SOLID RAILING / I/ V '/ / / DECK OPEN TO SKY r--SOLID RAILING ' ,;; a, TRELLIS~ r ' FORDECK5 ·t 0 ~: -BELOW l:i: " ''I 1!'1 ,, I I . ' . SOLID RAILING 12.5% 13' -10" --~-,r u, =r--7 U) N ROOF UNIT A12 0 ' DINING LIVING J KITCHEN 1--; I EGRESS DECK Ill BEDROO~ I MASTER BEDROOM 25.0% I I II LEVEL / BELOW/ I I r • . I I 111-c-' -'-i I I / ,,,., ,,;;; 'f•/ / !-' I A -LEVEL 4 -BUILDING N eB 118"=1'-0" 1- I 1/4" 1/2" 3/4" 5/8" _ _I I ~--,f / CB ES PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG V✓ALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM FO. FINISH OF ADJACENT WALLAS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COM PL YING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 114" PER FOOT, U O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" 0 C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N SOUND PROOF ALL AREAS OF NEW CONSTRUCTION. INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION. n TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER . WOOD rRAMING F2 14 16 (f) . 1-z. LU 2 I-ll'. <( 0.. <( LU 1-z 0 0.. <( ll'. ; LU 2 .0 ll'. c:i <( I-·-' <( (J) ll'. 0 coo C) ~ 0 <( zo <Co <( <( -co ll'. (fJ LU -' 2 ll'. 0 <( ll'. () ] l--_____________________________ _1_ ____________________________________________________________________________ 1 --------------7c 1112812018 1-z LU 2 0.. 0 -' LU > LU Cl ll'. z co " A 07/02/2018 iiiE ·.•.m·.·,1:"bc·rt!l•s .. ~' ··.··N"c,.,,.·.;",;·.E·,' :1::::::w::11;,:,: ---,,, ~ :r\.1:: t:.u-.,.· 1· A-115 REVISION DATES co -a5 !2 "' 0 0 w ::::, (fJ ~ OJ Cl z 0 ...J ::::, OJ 2 Q_ N "' ,;; - t 2 w O'. "O C ro ro -~ E 0 O'. 0 BEDROOM ••·••100·•nw• ~-' ~ l~ ~ CLO. ~ lli=, ==~""·-all'm~, , ===='°"'" ;) N <l 5 BUILDING A •' UNITAREA.SCHED.ULE .B # TYPE LEVEL B1 B GARAGE -=~8277SF ·-1 L LEVEL B2 B ,LOUNGE/ENTRY,565SF O lo B1 __ ,13 BED '1809 SF 3 2 132__ j3 BED 1723SF_ 3 __ 12 B3 3BED 1827SF 3 2 B4 ,1BED 1719SF '1 11 LEVEL B3 ,No No No i'No \No 8 GY_M ______ 50_2_S_F __ •_D ___ ,20 -__ ---_j NNoo ---- 85-, 3-BED ii95 sF-I3 I B6 38ED 1694SF :3 2 No B7 3 BED 1181DSF 3 No B8 1 BED _-__ [7 __ 19 Sf __ No LEVEL B4 B9 '3 BED l1749SF 3 2 No B10 11 BED '942 SF B11 j3 BE_D boos SF 3 1No -\No TOTAL 14 26238 SF 19 . PARKINGSCHEDULE ! TYPE COUNT, DESCRIPTION , ------------ ADA-VAN 2 -I GARAGE 34 I STANDARD' 5 PARKING 41 TOTAL DECK DINING LIVING ~ l~ ' . ' !. . '-. -. . . , 'I ' I,_, -J L . " . . iB#9 L_'_ ROMERIA POINTE APARTMENTS DECK BEDROOM LIVING 'DINING ~:i I J EGRESS DECK B #11 2008 SF ~:, " " X ' i :1 __j i ' I ' I -----~ / L_ --~--.'..'._ --_: __ . ___ ---_J i ' l__j B#8 I 719 SF/ ' I I ~ =====----= DECK l =_ F LIVING KITCHEN DINING (' KITCHEN . BATH BATH DECK CLO. 'Q v -~/,r ' <, • r LAUNDRY BEDROOM M vv ¢ BEDROOM . """"' ' BEDROOM ~TH ROOF B -LEVEL 4 -PLANNING B #1 '------------ I 1" = 10'-0" I I 8 -LEVEL 3 [_§_] B -LEVEL 1 I 1" = 30'-0" 41 ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT DISCRETIONARY REVIEW 3 I I I 'i ' II ,1 / I I ) / 'A / ' I I ' I I ' I I I ! ' A I I ! MASTER BEDROOM DINING KITCHEN MASTER BATH CLO. !,=,=-~-~- BEDROOM 1 BUILDING A 41 PNTRY 1----~ BEDROOM 2 40 \_ ------ LIVING AREA -LNDRY -· BATH 1 39 ' ______ _J V ' 29 28 ' ' ' ' ' ' ' ' ' ' ' BUILDING A PAD LEVEL ABOVE ' ' ' ' ' ' ' ' ' ' ' 38 MASTER BEDROOM BEDROOM ti • ''. BATH 37 ' ------ 27 26 36 KITCHEN DINING LIVING AREA LIVING AREA [;~~J DINING KITCHEN BATH 1'. BEDROOM. OW°'ER "· I! J ENTRY ./ i ENTRY r p-lj;=~"""""""'""""t, ' '·MASTER 0 1_0· __ ·_-! E EVAT • I -~-! i COMMUNITY MEETING AREA B ~ MASTER CLO . , DINING BATH I SOP 2018-004 BEDROOM 1 BEDROOM 2 ·MASTER BEDROOM KITCHEN LIVING AREA BEDROOM BUILDING B -LEVEL 2 AND 3 1",:,: 10'-0" 2 35 I Ji Ii II 34 I 'jVATO: --t~ CONTROL ROOM AND STORAGE 33 25 ADA-VAN 32 24 31 L _ 23 BUILDING 8 30 f •. -· EiUl[DING ;ETBACK ~-+--,-'-o, PROP-Eil"Y Ll~E -·~ .• '----+-~~ r .. ·----···-_J 22 ELECTRICAL ROOM ---l . I I I I I I I I I A-121 I REVISION DATES COMMON ABBREVIATIONS ADD ADDENDUM ADJ ADJUSTABLE AFF ABOVE FINISH FLOOR ALT AL TERNA TE APROX APPROXIMATE BLW BO BOF BELOW BY OWNER BY OWNER FURNITURE BTWN BETWEEN BUR BUILT-UP ROOFING CTR CENTER CTSK COUNTERSUNK DIA DIAG DIFF DIAMETER DIAGONAL DIFFUSER DIM DIMENSION ON DOWN DWG DRAWING (E) EXISTING EA EACH ELEC ELECTRIC I -AL EJT EXPANSION JOINT ELEV ELEVATOR EQ EQUAL HT HEIGHT LT ES END SECTION HW HOT WATER LTG EXA EXHAUST AIR HWD HARDWOOD MFR FD FLOOR DRAIN INT INTERIOR MID FIXT FIXTURE MIN FO FACE OF JB JUNCTION BOX NIC GWB GYPSUM WALL BOARD LIN LINEAR NIP LIGHT NTS NOTTO SCALE R RISER SM SURFACE MOUTED VTR VENT THROUGH ROOF LIGHTING N.O./# NUMBER\ RA RETURN AIR SPEC SPECIFICATIONS RE RELOCATE EXISTING SSTL STAINLESS STEEL WC WATER CLOSET MANUFACTURER cc ON CENTER REF REFERENCE STL STEEL WHTR WATER HEATER MIDDLE REQD REQUIRED STN STONE MINIMUM PLYD PLYWOOD REV REVISE SYM SYMETRICAL PRELIM PRELIMINARY NOT IN CONTRACT PT PRESSURE TREATED SIM SIMILAR TBD TO BE DETERMINED NOT IN PERMIT PNT PAINT SOG SLAB ON GRADE TYP TYPICAL SOP 2018-004 "'~-----------------------------------,----'------------------------------------'---------------------------------------'--'-----"------------'------------------------------------'-,-------------'--'--------'----'--'--------..,;,;;, -o3 Js 0 ci w :::, Cl) Cl) 'cc -0 -' w [LJ -' (!l CJ z 0 --' :::, (!l N N -si: 2 [)._ <O co co a, -0 ~ -- 2' a, 0 -0 a, -' '" - "' ·~ E 0 0:: d, 0 r----::: C ~ 3 0 w I 0 ~ 0 "' s ru g; 0 ~ °' w 2 0 0:: 1 > 'E 00 "' 0:: "O C rn rn ·c ru E 0 0:: 0 -., a, 0 r-----0:: ROMERIA POINTE APARTMENTS ED> 11 O· N I I I I I VIC 0 v ~ V _.-/ / tv'.;N 7 t-~ -· ,"0 41 40 ----------------, ' . " 39 38 37 36 ,-------- ' ' ,: ,'.'#-.:;-· ' Nf ·-2%* -~-~---.·•_., 2%·,._. 2% * . ···.·: :! --,a,_:! f· ,, ~I itl " " II! Ill . w C BUILDING A GARAGE NATURAL VENTILATION TABLE PERIMETER WALL AREA: 415' REQUIRED WALL OPENINGS: REQUIRED: 83' PROVIDED: 132' DISTRIBUTION OF WALL OPENINGS: REQUIRED: 166' PROVIDED: 217' NOTE: ALL PRIVATE GARAGE DOORS ARE MINIMUM 30% VENTILATED ALL INTERIOR WALLS ARE MINIUM 20% VENTILATED ·CLIENT · 20' -10 5132" I ------------------{ .. , _______ ._ ---______ J ' 29 28 NOTE(Sl: ·.-..... ~--► ·. . ". " . 20' -6 112" ! ___________ -----------I ~----------------~ 27 20· -Ct II TYP!CAL i\!1:N "ALL FLOOR SLOPE ANO FINISH LEVELS ARE SHOWN FOR REFERENCE ONLY. CONSULT GRADING ENGINEER'S PLANS FOR MORE DETAILED INFORMATION. FOLLOW GRADING ENGINEER'S PLANS IN CASE IF 0/SCREPENCY PRQJ'l:CTADDRE'SS ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT DISCRETIONARY. REVIEW BUILDING OVERHEAD 78" 35 34 : 2% * ELEVATOR ~---7 I c:) (j L..b __ _ _/i I I I I I I I I CONTROL ROOM AND STORAGE 33 r-------- .·. . 2%* ' .. :,~-----'-. 9' -0" 25 ADA-VAN 32 --------, 1 O' -O" 24 ,=== .~--==== ,==="c I I I I I I I I L ____ ~ L...---------------------------------------- / OVERHANG ~ ~ ~ ~ ~ SLOPED OVERHEAD 31 30 --------, . ... . . 1\·~ . : . : ' L... ________ _ 23 22 ELECTRICAL ROOM 0 0 N ~ ~ I I ; I ,- I ' I ! I . j I I f I I I I I I B -LEVEL 1 -BUILDING 118" = 1'-0" 1 · Dimension String To Structure I • ' To Finish 1318" I 1/2" 1/4" 1/2" I • ,, I' 71 7 7, 3/4" 518" -·----·-···"'·--1 CB ES PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COM PL YING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED . ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 114" PER FOOT. U.O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 118" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 518" THICK, TYPE "X", U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/1 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY. AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER. ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION. F1 ,TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER iWOOD FRAMING F2 --~~-~--------------. 14 16 A~122· (J) . I-z w 2 ci I-j:5 0:: <( ....J CL <( (J) <( o::o mo UJ -N I-('.) (J) z 0<{ 0 Z-.0 CL <Co <( <(.<( 0:: -(O• 0:: (JJ .UJ UJ -'-1 2 2 0:: 0 Q<( .. 0:: 0:: (.) I-z UJ 2 CL 0 -'-1 ' . UJ > UJ 0 0:: z m "" -' lL .lL REVISION DATES "' al ~ 0 i:i lJ.J ::0 rn rn N 0 --' w [u --' a, (9 z 0 --' ::0 OJ a, -0 N "' ,:: - ~ oi 0 -0 rn 0:: ADD ADDENDUM BTWN BETWEEN DIM DIMENSION COMMON ADJ ADJUSTABLE BUR BUILT-UP ROOFING DN DOWN ABBREVIATIONS AFF ABOVE FINISH FLOOR ALT ALTERNATE CTR CENTER DWG DRAWING APR OX APPROXIMATE CTSK COUNTERSUNK (E} EXISTING EA EACH BLW BELOW DIA DIAMETER ELEC ELECTRIC / -AL BO BY OWNER DIAG DIAGONAL EJT EXPANSION JOINT BOF BY OWNER FURNITURE DIFF DIFFUSER ELEV ELEVATOR EQ ES EXA FD FIXT FO GWB EQUAL END SECTION EXHAUST AIR FLOOR DRAIN FIXTURE FACE OF GYPSUM WALL BOARD DECK 78 SF MASTER BEDROOM L_ , -".t:.-~ :S'' -I Q MASTER' BATH CLO. lL BEDROOM 1 Bl>iTH2 BUILDING A HT HEIGHT LT HW HOT WATER LTG HWD HARDWOOD MFR INT INTERIOR MID MIN JB JUNCTION BOX LIN LINEAR DINING KITCHEN BEDROOM 2 NIC NIP RAILA 3'-61/2" DECK 120 SF LIVING AREA BATH 1 LIGHT NTS NOTTO SCALE R RISER LIGHTING N.0.1# NUMBER\ RA RETURN AIR RE RELOCATE EXISTING MANUFACTURER oc ON CENTER REF REFERENCE MIDDLE REQD REQUIRED MINIMUM PLYD PLYWOOD REV REVISE PRELIM PRELIMINARY NOT IN CONTRACT PT PRESSURE TREATED SIM SIMILAR NOT IN PERMIT PNT PAINT MASTER BEDROOM ;'., I I ◊ I L __ J , MAST BATH ?- I ¢ I L_ -··· BEDROOM 10' -5" CLO. ,◊-1 : ◊ _j I I _/ I ~--_J BATH' 1 • SOG BEDROOM a, ~ O' -3" SLAB ON GRADE A-804 2 DINING LIVING AREA UNIT B2 PO ER I L -· ,--- 1 L _ _J ELEVATOR' WAITING AREA SM SPEC SSTL STL STN SYM TBD TYP RAILA 3' -6 1/2"- ,--7 1ffil~ I I ◊ L _ _j 1 LOBBY ;: SURFACE MOUTED SPECIFICATIONS STAINLESS STEEL STEEL STONE SYMETRICAL TO BE DETERMINED TYPICAL DECK 124 SF VTR VENT THROUGH ROOF WC WATER CLOSET WHTR WATER HEATER DINING ... ~ SLOPED AREA. \ ABOVE PARKING . I GARAGE . \ ", ... ,,,,, ,.-----------\----- DECK 47 SF , RAILA 3'-61/2" I UNIT B31 LIVING AREA PNTRY -=i I owb~R ! I __J 2 LEASING OFFICE/ I FRONT DESK) KITCHEN BATH 1 MAS ER BAH 5' -0" DINING \ BATH N CLO. l BEDROOM 1 BEDROOM 2 MASTER BEDROOM I UNIT B4f BEDROOM ....... ~:··1·,·. LIVING AREA I I ,) I I I I f \ l RAILA 3' -6 1/2" I -------------· ------" --·, I . .·. '~--•'• .I O 1 : A-804 I I I I B -LEVEL 2 -BUILDING 1/8" • 1'-0" 1 SOP 2018-004 Dimension String To Structure To Finish I 1/4" 1/2" 3/4" CB ES PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COMPLYING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 1/4" PER FOOT, U.O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5'' LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLA TES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS} SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 1/8" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION. INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/1 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER. ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION. ASSEMBLY DESCRIPTION ---~---1 F1 TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER WOOD FRAMING F2. 14 16 -"iY ; <( 0, 0:: 0 IDo -"' CJ 0, 0 <{ z (.) <Co <( <( -m 0:: (I) LU.:..J 20:: 0<( 0:: (.) 1-,z LU ,2 Q_ 0 ,.:..J .LU > .LU :o 0:: z co 1------------------------------~-----------------------------------------------------------------------------------------+------------------ic 1112812018 ROMERIA POINTE APARTMENTS PROi!Ei:::¥ ADDRl:SS ,, ,,, ' ' ' ,, ' ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT i DfR~ll\il~~ S~( DISCRETIONARY REVIEW architecture design consulting A-123 REVISION DATES COMMON ABBREVIATIONS ADD ADDENDUM ADJ ADJUSTABLE AFF ABOVE FINISH FLOOR ALT ALTERNATE AP ROX APPROXIMA,E BLW BO BOF BELOW BY OWNER BY OWNER FURNITURE BTWN BUR CTR CTSK DIA DIAG DIFF BETWEEN DIM BUILT-UP ROOFING DN DWG CENTER COUNTER:\UNK (E) EA DIAMETER ELEC DIAGONAL EJT DIFFUSER ELEV DIMENSION EQ EQUAL HT HEIGHT DOWN ES END SECTION HW HOT WATER DRAWING EXA EXHAUST AIR HWD HARDWOOD EXISTING FD FLOOR DRAIN INT INTERIOR EACH FIXT FIXTURE ELECTRIC I -AL FO FACE OF JB JUNCTION BOX EXPANSION JOINT ELEVATOR GWB GYPSUM WALL BOARD LIN LINEAR LT LIGHT NTS NOTTO SCALE R RISER SM SURFACE MOUTED VTR VENT THROUGH ROOF LTG LIGHTING N.O./# NUMBER\ RA RETURN AIR SPEC SPECIFICATIONS RE RELOCATE EXISTING SSTL STAINLESS STEEL WC WATER CLOSET MFR MANUFACTURER oc ON CENTER REF REFERENCE STL STEEL WHTR WATER HEATER MID MIDDLE REQD REQUIRED STN STONE MIN MINIMUM PLYD PLYWOOD REV REVISE SYM SYMETRICAL PRELIM PRELIMINARY NIC NOT IN CONTRACT PT PRESSURE TREATED SIM SIMILAR TBD TO BE DETERMINED NIP NOT IN PERMIT PNT PAINT SOG SLAB ON GRADE TYP TYPICAL a:,,-,------------------------------------------------------------"-----------------------------------------------------~ ii5 0 ci w ::, U) U) "' 0 ~ w > w ~ (0 (9 z 0 ~ ::, (D N I - MASTER BEDROOM ..... M .STE~ - BATH Ct:O .. BEDROOM L _ ! 1 ' I BATH 2 __ J ROOF BELOW DINING KITCHEN PNTRY ' F AU ~~=-11.'1 I ' I L __ BEDROOM 2 ·t::tVING AREA LNDRY ROOF BELOW MASTER BEDROOM ' ! I i -- 0 I FAu-· ,,., ¼- -···· BEDROOM i I i:. f----i r-. -+-Ill --· fl-+---!B----: !: ' ,, ' . I ····BATH OPEN TO COMMUNAL SPACE BELOW OECK 46 SF KITCHEN ';; ROOF BELOW DINING LIVING AREA .. LIVING - AREA. r ROOF BELOW DINING juNIT B?j BEDROOM b ··r- 29' -5" I ,BEDROOM Eo ' !4' -4'' i c> L_ KITCHEN . FAU BATH 1 ' oWDE lli::m=~~==~~ _:___,.._, MAS ER BA! H 12' -2"' BEDROOM 2 "' I _, ' N , T"'- MASTER BEDROOM i ◊--·I L _ _J fr I ••• • .•. ,,,,,,,, ,,,,, ''" ,, ,,,,,, ,,,,. ' I ! __ J N' BLEVATOR I L _ _J COMMUNITY MEETING AREA 603SF .DINING MASTER CLO KITCHEN ; 24' -3" ··:LI\/JIIIG AREA ',·l-~-~~~~--------, -_J ,; ~--·"--------------+--<I-I BATH BEDROOM - I B -LEVEL 3 -BUILDING 1/8" a 1'-0" 1 SOP 2018-004 Dimension String To Structure To Finish 1/4" 1/2" 3/4" CB ES PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEA THING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COM PL YING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 114" PER FOOT, U.O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5" LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED.PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 118" OR GREATER TO PREVENT AIR INFILTRATION. WHERE REQUIRED PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 518" THICK, TYPE "X', U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS. FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/I 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY. AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER. ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION. F1 TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER WOOD FRAMING F2 14 16 0:: ; <( 0, 0:: 0 (J:10 t9 &l CJ.<( zo <Co. <( <( ll:'. a:i lJj :'.3 :l!: 0:: 0 <( 0:: 0 1--z lJj ·'.2 CL 0 __J lJj > •LJj ·,Cl 0:: z a:i t-----------------------------_J__----------------------------------------------------------------------------------------+-------------------lC 11/28/2018 ROMERIA POINTE APARTMENTS (I'. PROJECT ADORE$$ ROME RIA AND GIBRALTAR, CARLSBAD CA, 92009 Cl.:IENI BNR DEVELOPMENT • DR~IIVING $~;r;;r•:•'liJ•!ilW11 : :· DISCRETIONARY REVIEW architecture design consulting 392 camino de estrella 949 325 3001 phone san clemente. 949 203 3339 fax california 92672 foxlin.com web info@foxlin.com email BUILDING B -LEVEL 03 A 07/02/2018 11m1 i!i!~™.s1erw0~m~1••• lh:,!::l l:l~. ,·:.:. '. :;,,;.:;:,{-:;'''.:'I; I J,:,;'.:i ! ; A-124 REVISION DATES ro -ro ,2 ~ 0 ci w :::J U) U) g ..J w > w ..J [!) CJ z 0 ..J :::J ID t 5l Q) Q'. ,;:, C ro rn ·c Q) E 0 Q'. 0 -"' "' 12 ;:: a' ROMERIA POINTE APARTMENTS ROOF i BATH l N BEDROOM 13% . -•-----►- DECK 189 SF BEDROOM ----i::::=:b:=:,lb BEDROOM BATH ======ti i I l•---......J ·PRO~:EC:TADbRE'SS ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 . · CLl,ENT· BNR DEVELOPMENT ~ ROOF 13% .. 13% --~-=►··-·· DECK 189 SF DINING, · "-LIVING ':~ 0 ! '-,----'C""" , KITCHEN FAU LAUNDRY I .J DISCRETIONARY REVIEW ROOF 13% ·--- i. ~4' -5" BEDROOM BATH LAUNDRY 13% [;] DECK 189 SF LIVING DINING ,---, o EGRESS DECK " l ROOF 13% KITCHEN k KITCHEN' , ___ _j LAUNDRY ; . ' " ¢ BEDROOM 13% :. ',-·"""',..__ DECK 189SF 38' -4'" DINING r~· -7 v I L_ CLO. ,0 7 I ¢ I I L_ ~--,~--~- I ROOF 13% LIVING -~ 1•, BATH ~' ~ DECK 210 SF l ~ BEDROOM ROOF B -LEVEL 4 -BUILDING 1/8" ~ 1'-0" 1 SOP 2018-004 Dimension String To Structure To Finish I , I ~/8:L 1 /2"'"'-518' _1 1/4" 1/2" ' , I' 3/4" )'j 7 ! I I CB ES PROVIDE WOOD BLOCKING AS REQUIRED AT ALL WALL BASE INSTALLATIONS. REFER TO DETAIL SHEETS FOR WALL BASE DETAILS. PROVIDE ADDITIONAL PLYWOOD SHEATHING ON ALL WALLS TO RECEIVE PLYWOOD SHEAR-WALL SHEATHING TO COMPLETELY FLUSH OUT SUBSTRATE SURFACE(S). ADDITIONAL SHEATHING SHALL EXACTLY MATCH THE THICKNESS OF THE SHEAR- WALL SHEATHING REQUIRED. ADDITIONAL SHEATHING SHALL CONTINUE ALONG WALL UNTIL JUNCTION WITH A PERPENDICULAR WALL OR END OF WALL, OR AS DIRECTED BY DESIGNER. SLOPE FRAMING OR PROVIDE DECKING/SUBSTRATE AS REQUIRED TO PROVIDE SLOPES AS INDICATED AND POSITIVE DRAINAGE TOWARDS DRAINS. STUCCO OVER WOOD SHEATHING SHALL INCLUDE TWO LAYERS OF GRADE "D" BUILDING PAPER. ALL DOORS AND WINDOWS DIMENSIONED TO CENTERLINE OF CLEAR OPENING. ALL NON- DIMENSIONED WINDOWS TO BE CENTERED IN THE CLEAR OPENING. WHERE LOCATION OF WINDOWS AND DOORS ARE NOT DIMENSIONED, THEY SHALL BE PLACED 3" FROM F.O. FINISH OF ADJACENT WALL AS INDICATED ON DRAWINGS. ALL CASEWORK DIMENSIONS TO FACE OF FINISH. ALL INSULATION MATERIALS SHALL BE CERTIFIED BY THE MANUFACTURER AS COM PL YING WITH THE CALIFORNIA QUALITY STANDARDS FOR INSULATION MATERIAL. DOORS AND WINDOWS BETWEEN CONDITIONED AND UNCONDITIONED SPACE SHALL BE FULL WEATHER-STRIPPED. ALL DECK SURFACES SHALL BE SLOPED A MINIMUM OF 114" PER FOOT, U.O.N. EXTERIOR DOORS ONLY TO OPEN OUTWARDS IF EXTERIOR DOOR LANDING IS NOT MORE THAN 0.5'' LOWER THAN THE DOOR THRESHOLD. MANUFACTURED DOORS AND WINDOWS SHALL BE CERTIFIED AND LABELED INDICATED COMPLIANCE WITH THE APPROPRIATE INFILTRATION STANDARDS. CAULK PLUMBING AND ELECTRICAL PENETRATIONS, ALL WINDOW AND DOOR FRAMES, BETWEEN WALL SOLEPLATES AND FLOORS, AND ALL OTHER OPENINGS IN THE ENVELOPE. ALL EXTERIOR OPENINGS (AND OPENINGS BETWEEN HEATED AND UNHEATED AREAS) SHALL BE PROPERLY WEATHER-STRIPPED, CERTIFIED AND LABELED PROVIDE VINYL BEAD TYPE WEATHER STRIPPING AT THESE DOORS AND WINDOWS, ALL SIDES OF THE DOOR MUST BE WEATHERSTRIPPED, INCLUDING THE THRESHOLD. CAULK AND SEAL OPENING IN BUILDING EXTERIOR 118" OR GREATER TO PREVENT AIR INFILTRATION WHERE REQUIRED, PROVIDE MINIMUM INSULATION OF R-13 AT EXTERIOR WALLS, AND R-30 IN ROOF AND CEILING AREAS. ALL WALL FRAMING SHALL BE 2X4@ 16" O.C., MINIMUM, U.O.N. ALL GYPSUM BOARD SHALL BE 5/8" THICK, TYPE "X", U.O.N. ALL GYPSUM AND/OR PLASTER SURFACES SHALL BE SMOOTH, CONTINUOUS, FREE OF IMPERFECTIONS, AND WITH NO VISIBLE JOINTS, U.O.N. SOUND PROOF ALL AREAS OF NEW CONSTRUCTION, INCLUDING ALL WALLS AND FLOORS AFFECTED BY RENOVATION. PROVIDE COMBUSTION AIR FOR WATER HEATER W/1 12" FOR BOTTOM OF THE COMPARTMENT ABS LINES TO BE PROVIDED FROM SINKS, SHOWERS, LAUNDRY, AND TUBS TO GREYWATWER TANK, NO KITCHENS AND BARS TO DRAIN TO GREYWATER ALL PERIMETER WALLS SHALL BE 1-HR FIRE- RESISTANCE-RATED CONSTRUCTION, F1 TWO LAYERS OF GYPSUM BOARD TYPE "X" OVER : WOOD FRAMING F2 14 16 rn 1-z UJ' 2' l-o:: cf <( UJ 1-z.· 0 o_ <( 0:: UJ 2 0 0:: £i ,• ~ _, '' <( ,0, a:: 0 coo -N C) 0, 0<( Z(;) <( <(~ = co, ~ rn. UJ _, 2.0:: 0<( 0:: (;) 1-z, UJ 2 o_ 0, _, UJ > UJ 0 0:: z co U: LL 00 /: /: oq ..J ..J LL LL r-- ~ ;;; :;c; 0 i:i w :., (J) (J) (J) z 0 ;:: 0 w (J) w f-iij iC oi 0 ~ 0 m ~ ' '" ~ .,.. -~ ~ ti. ' m 0 r-- ~ ';c-c [g i:l 0 UJ I ~ w 0 ~ > w "' iS ~ o' UJ :a' 0 t > ~ LEVEL B6 --- 115' -O" nt,. LEVEL B5 u ---111'-8" B1 FG + 39' -3" (? V ~ LEVEL 84 102' -6" r-. LEVEL =B2~_ •u""l-"'8'7'-1 • -6" --··•-•.s-- --- . ....J 0.. I TRELLIS BUILDING. SEE A-123, A-124 RAIL D 3' -6" ----c-'--- PARKING -----.... PARTITIONS --------- --· ··--------- ----------- BUILDING B ---- LEVEL_E3_6 __ ~ 115'-0" LEVEL B5 111' -8" LEVEL B4 ··--- 102' -6" LEVEL B3 ----92' -O" LEVEL B2 -···---81' -6" FINISH GRADE LEVEL B1 67' -6" ~ ~ ~ ~ -:~ --~ "! ' "l -'=! ' "' ... "! ' ---'=! ' "' ' BOUNDARY SECTION @ BUILDING A NORTH 02 1/8" = 1 '-0" 3 81 FG + 50' -11" ! B1 FG + 47'-6" 81 FG+38'-0" II b A1 FG+36'-6" ! •,,---~---·---·-•,,,. ,,-.:';--·~,., ..... : .. _ .•... . ....J • 0.. EXISTING -----~ GRADE NEW GRADED PAD HEIGHT r:'.·::r:::_ ~-I~-:-:_ -r~ -=~--- ___ -.I -___ :_·:~~------~-'"'' ·:--T I ! I ' ! --------------------- BUILDING A SOP 2018-004 "'""' ,. LEVEL B6 ~ 115' -0" LEVEL B5 ~ 111' -8" LEVEL B4 ~ 102' -6" LEVEL B3 1/C". -~ 92~·-~o·~•~(JI-... -~LEVEc-L=Bcc2c7""0._ 81 1 -611 \,__JI FINISH GRADE LEVEL B1 67' -6" ,~ : "? . ' "l ~ -'=! ' "' ' r ... "! ' ---'=! ' "' ' ' ' ' -'i,.- BOUNDARY SECTION @ BUILDING A NORTH 01 j ---------- 1/8" = 1'-0" A1 FG + 44' -6" V A 1 FG + 35' -7" __ LEVELA6 130' -6" ___ LEVELA5 127'-2" LEVELA4 '°' ---118' -0" 'CJ/ LEVELA3 ---107'-6" . 97' -011 FINISH GRADE LEVELA1 86' -O" 2 (f) r z w.·· 2 r Cl:'. <( a:. <( w I-' z 0 a:. <{. et: w 2 0 Cl:'. ci <{ r .:.., <{O> Cl:'.8 !:f! N (:) CJ) Cl.<C zo <ci << -co .Cl:'.,·_,n . w V, =-'-' .""' Cl:'. O< 0:::0 r z w 2 a:. 0 .:.., w GJ Cl Cl:'. z .Cll REVISION DATES "' -m ~ -0 ci w :, (J) rn Sc (J) z 0 i= &l (J) ' <( (9 z 0 _J :, OJ 2 Q_ ROOF FOR UNIT BELOW A1 FG + 44' -6" \ I I r7·-~--~ .. :i:J:i=::; '.:·_ ·-L_'.-['_-.. ---. -r-T __ ,_~I T ROOF TOP -. :r::-'---------L I ___ ! _ --,--- ---··--·--··-··- ~Sim tY FINISH DECKING ! RAILING@ FACADE 02 1/4" = 1'-0" I 4 ;"1-------------------------------------'-----~--: 0 '" -' m -.,. ro ·cc ~ 0 [l'. d, 0 ,_ -::: C ~ 3 D w I ~ 0 "' ·a; [l'. iS ~ ii' w 2 0 [l'. 1 5 t 0 00 w [l'. RAILING ' FINISH DECKING A2 FG + 33' -6" A1 FG+44'-6" A1 FG + 36' -6" 1 ....... : A2FG+21'-0" .. 8 V ,,:~-:.-:·::::·.-::-··c~,-, ...... "i r _.....,,~----.e:------------- " '-i EXISTING GRADE BUILDING A -CROSS SECTION 05 ! 118" = 1'-D" 3 A1 FG+44'-6" ---GAP FROM IOP OF GARAGE WALL TO CEILING EXISTING GRADE .. A1 FG+35'-5" V _j Q_ LEVELA6 130' -6" LEVELA5 127' -2" LEVELA4 ~ 118' -0" LEVELA3 107'-6" LEVELA2 ~ 97' -0" FINISH GRADE LEVEL A 1 _.1/I'\ · 86' -0" \J ___ · LEVELA0 II'\ 75' -6"--C. BUILDING A -CROSS SECTION 02 118" = 1'-0" ' 2. ·----·-··-----~-----~-----------------------------------------------------------------------------------, V VEN Tl LA TION OPENING A 1 FG + 32' -O" 1 A 1 FG + 44' -6" G-- v iA 12 AS A3 A1 FG+47'-11" 0------ w -----··------------~----- ---------·--·•·""••--·•"' . A13 E -----•-------.1 ---• -•-• A1 FG+44'-6" ! __ LEVELA_6 "· 130' -5•.--C,, -__ LEVELA5 0 127' -2" \:::J' __ LEVEL A"!. II'\ 118' -0" '\..9' LEVELA3 ---107'-6" ___ LEVELA2 97' -0" ' """T" -:---: --------·----'-_, ·--::---·---:-. ____ ,_,,_, "'"·----~--~ ... :-:'--"..,;..;.· .. · ' ------·--.·:--....____ FINISH GRADE .. LEVELA1 86' -O" LEVEL AO -~-75'-6" SOP 2018-004 (f) 1-z w 2 l-o::: ~ !l.. ·~ w 1-z 0 !l.. ~. 0::: w .... ::;e: 0 0::: 1-z w 2 !l.. 0 ...J w > w 0 0::: z [I) '.CO CO ..,...... ''<""" 0 0 ~~ <Xl N ~-e -t---_.,,.... 0 u C ro ro ·c w E L---------------------------,-----,----l--------------------------------------------------------------------------,---~--;----------------7c 1112s12018 114" = 1'-0" I 5 BUILDING A -LONG SECTION 01 118" = 1'-0" ' 1 ! A 07/02/2018 RAILING@ FACADE 01, I (}_ 6 -:'il 0 ,_ [l'. ROMERIA POINTE APARTMENTS PROJECT AEiEiRESS ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT DISCRETIONARY REVIEW architecture design consulting A-311. '#.. ·:.'"' .. 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I •~1/ II II II / I' -,/ 0 i OJ m I : -< f . ~ \ --""""'""""'""""' ::; ;' 0 "TI • : I Q : \ i + / : t / i llll!!il!B!ffll!l!ffll!llililii!i (P~ r <D~ ---i 1m ,-r q\~ " r 01~ ---ii m ,-r t r ~,m ~< <»Im i r Ir -l,irn --l,. m "'< w< ---i·m 01m ii ,, Gl + "' --; --- C DISCRETIONARY REVIEW 03 FL Cl.TY OF CARLSBAD A DISCRETIONARY REVIEW 01 FL 81TY OF CARLSBAD W:n1s(;;/fiP:tldfci'i' .::: ,:m i' •' ,,;;; ·El'Y",:11rs'slliizf:l to••• -• · ; , "· ·-· ,r.ii ~: ~Eivrs;~Nfati=iE'&uLE ····· 1/14/20191·13:53 PM A-312 // BUILDING A-SECTIONS// ISSUED: 12105117, ~ + >------'-------' 11/28I201/J · I I I I I I: I , I , 3 Dr"''i'i". I, : I i i ,\ \ I I I I I .. F r, i I 0 7J m z I, b OJ I.~ I ~ I o I I '·· . I R~~l, i l\·'·\\\-.'~•-\1\\,:._ i / \'~r, :,}~,Yi/i\_; I I I '" I I 0 7J m, '-Z·' b I // •\\'\'-\·>~t" ,,/ ,.;· -,, \\·\.\\\\,•,:::_., '., "/, ' \\\\\'.,'·•.,, ..•. ' ''.·. ,;,,, '.•\\2'\\Y~\ ·,/ .. _/:'", ,),\\\-\\\.<;;:,\ -/. :;,//,),1,1,.£:, "',\ ". ·,,11/,•, '\·{~'.\\??: X:t#f of/ /: l/;ifflf;,/ ,, -·"'·:r -:-r /: 'i! /!i,:i: t J:,:::i:; I I ,,. __ _ :] 'I I '1 : :i ii I, ,, < QI, ,1' ( l [; ,I l! '1 , ,, Gl + I;; .h.· -N - ½ ::; ,, G) + w "' f\q ' \I , ► ·1•~ I I~ ( I /: " ! i ~ ·1 ' --+--I I mm!ili I OJ, I g, ,, ;o 0 s:: i ' '' 1ml Iii OJ C r 0 z G) )> r 0 z G) (/) m ~ 0 z 'is: -ii; " -9 l'\J I I· ' r I ! c» OJ -r ' )> ' O;o q R0MERIA POINTE APARTMENTS R0MERIA ANOGIBRAL TA.R, CARLSBAD CA., 92009 BNR DEVELOPMENT I ,, r~ m u, <I mGl r;o ►Ei ~m I 1: I I I I ~\ ,: 0\\ z 0 \ i! r r I I \ 0 ' ·_ -u ii I 'm .; z/ I b' l .~ /: "-< : 0 i • z / I f O : / !,' ' ,. ' ii !I lj r ·r r, 1m ~1m ~I~ w< o< ---i,m ---im i -1r -r -r : ' )> ' )> D l\.l 9 v) q .jS. " 1. DO NOT SCALE DRAWINGS. DIMENSIONS GOV~RN. 6. 2 ALL DIM!'cNSIONS ARE TO FAC.E OF STRUCTURE' (F.O.S.), UNLESS OTHERWISE NOTED. . . 3. AS-BUILT CONDITIONS TO BE VERIFIED. 4, ALL DIMENSIONS SHOULD BE VE.RIFIED ON SITE 6: BEFORE PROCEEDING. WITti rHE WORK. ~ ~ z Gl Gl 5i! 0 m ·r r ii -r -r l ►J ► ~u, qm /\NY. INCONSISTENC.IES OR UNFORESEEN CONDITIONS TO BE REVIEWED BYTME ARCHITE.CT PRIOR TO Pl:iOCEEDING\/VJTH CONSTRUCTION, . . ·: • DRAWINGS REPRES!cNT DESIGN INTENT ONL '( -CONTRACTOR RESPONSIBLE FOR MEANS AND METHODS. (J) 0 "'U l'\J 0 .;....l,. OJ I 0 0 .,I:::,. "' -a, "" -0 b w ::, (J) (J) (J) z 0 e= 0 w (J) m Cl z 0 _J ::, co 2 !l. t--"' ci ' °' -d, -~ E 0 Ct'. d, 0 t---""' 1= ~ J E, 0 w I 0 ~ w 2 -~ Ct'. 0 ~ ii w 2 0 Ct'. ] > "15 "' " Ct'. "C C Cl " ·c " E 0 O'. 0 -"" "' 0 t----Ct'. 81 FG+47'-6" G----- v 81 FG + 39' -3" r 'V 67.4 ft ---··-. ------------------------ V FG + 39' -5" 81 ! • FG + 37'-0" B1 i---- r --_,,,,-------- ROMERIA POINTE APARTMENTS FG+50'-11"B1 'V P.RO\.IECTADDRES:S ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 81 FG+47'-6" ! I SECTION B1 1/8" = 1'-0" / BUILDING A SEE A-007.5 FOR BUILDING SEPARATION DETAILS 4 . _.· .-:-.· / ·.· . . . . ' . . / / . . __ .· ___ .· _/ ___ . __ .--. -.-- SECTION B6 CLIENT 1/8" = 1'-0" BNR DEVELOPMENT 35'FROM ~ EXISTING GRADE . B1 FG+39'-3" DISCRETIONARY REVIEW 81 FG+47'-6" B1 FG + 47' -6" ------ architecture design consulting 81 FG + 50' -11" G,--------- B1 FG + 50' -11" ~- ,t -···-·----------- ! ___ L __ I ~ :.......1 CJ 392 camino de estrella 949 325 3001 phone f'. )ii: ;, ;:g: san clemente, 949 203 3339 fax 1 .,, california 92672 foxlin.com web l; :--;; . info@foxlin.com email l·\it} H·m ~}0-; B2 FG + 33' -6" LEVEL B6 ---115' -O" LEVEL B5 ---111' -8" 82 FG + 24' -6" LEVEL B4 IC\ -~ 102'-6" \J LEVELB3 £i ---92' -011 \J LEVEL B2 81' -6" FINISH GRADE LEVEL B1 67' -6" SECTION B3 I 1/8" = 1'-0" LEVEL B6 --115'-0" LEVEL B5 ---111' -8" B2FG+24'-6" LEVEL B3 ---92'-0" LEVEL B2 """'"""'"""'""-81' -6" FINISH GRADE LEVEL B1 67' -611 SOP 2018-004 2 BUILDING B -SECTIONS A-321 (J) 1-z w 2 r:i ti: ~ <( _J a... <( er,. <( er: 0 mo W _N t-ci m_ z. O<C 0 zu n•<( ~ 0 <( <( <( Ct: -CD W er: (/) W-' 2 2 er: 0 0 <( er: er: u 1-z w .2 a... 0 _J w GJ 0 er: z [O. _J _J lL lL "' -0 0 ss WW ~~ O'. 0:: >-->-0:: 0:: <( <( zz 00 j::j:::: WW a:::-. 0:: 00 if) (J) 00 0 <( REVISION DATES "' -0 '2 gi ci w ::, (/) (/) (/) z 0 t; w (/) II] Cl z 0 --' ::, II] ': " ~ ~ ~ 0 w :r: 0 i"' w 0 ,, s CD "' 6 ~ iY w 2 0 "' 1 5 B2 FG + 33' -6" r---- C / lO/ _, ' B2 FG + 33' -6" r----l _______ / -·'""' -------------- B1 FG + 47'-6" -~LEVELB6 115' -0" LEVEL B5 -~ 111'-8" B1 FG + 38' -6" / PERFORATED --'GARAGE DOORS EXISTING GRADE i'o "' N ' - N m ------------I --------------------£-EXISTINGGRADE ! _-------------------------------------------N--L PERFORATED GARAGE DOORS --~~~=.::i ' ---·----:~ --! L() : ' ........_ ....... ! -~LEVELB4 III'\ 102~' --==6,;,--" -1""(J• -~LEVE_=L~B~3"-----"0-..., 92'-0" Cl' -~LEVE_=L~B=2=--,0-..., 81' -6" 'JI ' -.... FINISH GRADE LEVEL B1 67' -6" LEVEL B6 115' -0" LEVEL B5 111'-8" "! "l LEVEL B4 102' -6" ~ "! ; ' !~ " LEVEL B3 '< 92' -0" -"! "l LEVEL B2 81' -6" ~ ~ ~ ~ ~ FINISH GRADE LEVEL_ B1 III'\ 67'-6'~ SOP 2018-004 SECTION B7· 1/8" = 1 '-0" BUILDING B -SECTIONS A-322 (J) +-' z llJ 2 r ---a:: ;f <( llJ f-'_ z 0 [l; <( 0:: llJ 2 0 0:: w t:: '(/) r z llJ 2 [l; 0 ~ llJ > llJ ,0 0:: z al - Ci'' p co;~ ' --REVISION DATES a, ~ co ~ 0 ti w :::, (/) (j) "' (j) z 0 ~ w --' w w f--ci'i :. o_ "' 0 <ri t 0 m w 0:: "O C ai,. LEVEL A~6~_ U 130' -6" rb LEVELA5_ U 127' -2" Cfl\ LEVEL A_4 __ 'i!ILJ 118' -O" LEVEL A3 107' -6" .rill,, L_EVEL A2 -.:::7 9T-O" FINISH GRADE ~ LEVELA1 86' -O" cl.~ •. " .. ,. l L BUILDING A FG+47'-11" ~------------iS) V _J-------~ Paint Finish -Dark Gray, Matte ~--l __ §] Paint Finish -Light Grey, Matte ---: ~ Stucco Smooth -While --------------····----··------------------------------------------------------------ ROMERIA POINTE APARTMENTS PRO..JECTA:DD:RESS ROMERIAAND GIBRALTAR, CARLSBAD CA, 92009 CLIENT BNR DEVELOPMENT iDRA.WlNG $E'.1" DISCRETIONARY REVIEW B1 FG+S0'-11" WALL FINISH PER LANDSCAPING 1,1 '---{2g Stucco Smooth -White BUILDING B SOP 2018-004 _ __, C Paint Finish -Dark Gray, Matte _,-----1 C · Paint Finish -Dark Gray, Matte ~----i!Al Stucco Smooth -White ---,G Glass · ~ s7 Paint Finish -Light -Grey, Matte LEYELB6 I) ---115' -0" U ~_LE'\/E1_B_~ ~- 111' -8" '\J -~LEVELJ;_A_~ 102' -6" \J -~LEVE_l,J'll___ ~ 92' -O" -\J LEVEL_B2 I) ---81 1 -6'1 \J ,,,---B7stucco Smooth -Light -Grey FINISH GRADE LEVEL B1 LEVELA6 lfl'I --130•--_~5=,,_,u-... -~LEVEL B6 IJl'I 115'-0" U -~LEVELB5 O 111' -8" \J LEVEL B4 lfl'I -~ 102· -6" c• LEVEL B3 ~ ---92' -O" C• LEVEL B2 --~ 81'-6" FINISH GRADE LEVEL B1 _;, 67' -6" SITE ELEVATION -NORTH A-801 ci ; <( 0) er: 0 mo _N (!JCTl 0 <( zo <( 0 <( <( -m er: co -w--' 2 er: 0 <( er: 0 .:-z w 2 Q_ 0 --' w > w 0 ·~ en a, a, ~ ~ 00 -~-~ s::::!!2 ~ " ~ 0 REVISION DATES --------------------------------------- SOP 2018-004 ro-~---------------------------'-----~---------'-----'-----'----------------------'-------------------------------7 ~ a3 0 u'i 0 i:i w => U) U) (/) z 0 ~ w --' w <( ('.) z 0 --' 5 "' 2 a. m "' "' A1 FG+32'-1 V AO FG + 43' -6" ! • AO FG + 25' -0" V AO FG + 2' - ~ Stucco Smooth -White A1 FG + 44' -6" I w r A: Stucco Smooth -White ~---:A·· Stucco Smooth -White AO FG + 55' -O" ~ Paint Finish -Dark / Gray, Matte _ _l. ~'4"' ~ --,8□ 1' Stucco Smooth -Light Grey '----~ Stucco Smooth -White C Paint Finish -Dark Gray, Matte ' A1 FG+47'-11" ! B2 FG + 52' -5" + ~Stucco Smooth -Light Grey r-@ Paint Finis11 -Light / Grey, Matte 82 FG + O" V A2 FG + 36' -11" ·-1 ~ Paint Finish -Light Grey, Matte Bi Paint Finish -Light --· Grey, Matte 6" POPOUTS 1-SOLID RAILING I A 1 FG + 44' -6" LEVELA6 s 130' -6" LEVELA5 s 127'-2" A1 FG + 32' -0" LEVELA4 s 118' -0" LEVELA3 Ill", -~ 1 0 7?-' _'---'c6".-" ~\J-- NORTH ELEVATION -BUILDING A 1/8" = 1'-0" 2 A2FG+33'-6" ·--··---·LEVE:c-L A'---'c6~,0._ 130' -6" \J LEVEL A5 Ill", --127·~,_~2,~.~c,,-- 82 FG + 38' -4" I V -~LEVEL,_64 _A\ 118' -0" \J LEVEL A3 Ill", -~ 107cc.' -~6cc,,-,-c,,• FINISH GRADE LEVELA1 86' -0" LEVEL AO ---751 -6'1 A-802 Cl) 1-z LU 2 l-o:: ~ <{ LU 1-z 0 a. <{ 0:: ~ 0 0:: O'.O <( <( "' a, U) U) --' --' 0: 0: <( <( .u u REVISION DATES SOP 2018-004 a,,-----,-----------------------------'-------------'-----'--------___;____;_.c____;____;____;_ __ ;,.____;_ _ _;_;__ _____________ 7 -a5 S2 "' 0 i::i w :, U") U") U") z 0 ~ ~ w ' 4'. (;) z i5 ~ :, OJ "' 0 <D < 2 Cl. "' 0 0 w I ~ 0 "" ·~ 0:: 0 ~ O'. w 2 0 n'. 1 > @ ID n'. u C ro "' 'C ~ L---------------------------------------:=:::--:-=:::=-:c:::::::=::-::--:---:---:---:::;-;;::;::=---:---::---:--,--,:7::;:;;sT.:;;;~:,;;-;;:;::----:---::----::7-:7 ii! PRO'JEC::T ADDRESS CLIENT rb~W:ll'-IG S~T C 6 -.,, '" 0 ,-_ n'. ROMERIA POINTE APARTMENTS ROMERIAAND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT DISCRETIONARY REVIEW LEVELA6 __ 130' -6" ~, " ~ LEVEL_l-.5 __ -~ ~ 127' -2" X-r1i___1E:VEL _i',4 __ I' U 118' -0" LEVELA6 ---130' -6" LEVELA5 127'-2" -- LEVELA4 118'-0" --- LEVELA3 __ 107'-6" LEVELA2 97' -0" FINISH GRADE LEVELA1 86'' 0" A 1 FG + 36' -7" V ------·-·7 :;~~ ' ' LEVELA3 107'-6" ,1~ --7 , .;, BUILDING B, I l,' SEE A-804~OR ' ELEVATIONS I I I i,j(llllll---=LE"-"-VEL A2 __ U 97' -0" I FINISH GRADE ,,1 LEVEL A1 "-"_..,_,8~6c-'-, _-=cO'c--" '-'-'------- LEVEL AO. __ 75' -6" IIIAO FG + 25' -O" C Paint Finish -Dark Gray, Matte -,-~ .. -_,.... GARAGE ENTRANCE A1 FG+47'-11" SHRUBS PER LANGSCAPING PLAN ' V '0-J Stucco Smooth -White A1 FG+36'-7" ~J;l Paint Finish -Dark Gray, Matte ~ Stucco Smooth -Light Grey AO FG + 58' -5" AO FG + 55' -0" @ L-----('i\] Stucco Smooth -White '----[}l] Stucco Smooth -Light Grey EAST ELEVATION -BUILDING A 1/8" = 1'-0" ,,.-------------1 C Paint Finish -Dark A2 FG + 33' -6" Gray, Matte -----~'.----I B Paint Finish -Light Grey, Matte ~-~~ Stucco Smooth -White A2 FG + 24' -6" 0:ii!~----FIRE HOSE CABINET AND STANDPIPE CONNECTION '------6" FACADE POPOUTS 2 WEST ELEVATION -BUILDING A 1/8"=1'-0" 1 A-803 r:i <( I-. _J <( m a:: 0 C!J 0 _N (!)O> 0 <( z () <( 0 <( <( -rn a:: CJ) w_, 20:: 0<( a::() C 11/28/2018 1--z w 2 CL 0 _J w > w 0 b:: z ·C!J REVISION DATES "' -co '-2 LO 0 ci w ::J U) ~ U) z 0 ~ _, w CTl CJ z i5 _, s CTl 2 CL <D "' io 2 m 0 -0 a, ' 0, -d, ·c " E 0 0:: d, 0 r--""-c ~ " .s 0 w I 0 ~ w 0 ~ " 0:: -0 ~ ii:: w 2 0 0:: 3 ru > t 0 "' " 0:: "O C ro ro -~ E 0 a'. ' 0 -"" a, 0 r---a'. B1 FG + 38' -6" B1 FG+50'-11" /' @ ~ B1 FG+47'-6". ----0 w B1 FG + 38' -0" ---Q A Stucco Smooth -White C Paint Finish -Dark Gray, Matte ---· ·---.. ·"·-.... ·· : >->--'-----.:,,,,----'------'-'----. _,,' '""''' ~--~ Stucco Smooth -Light -Grey 4 EAST ELEVATION -BUILDING 8 I 118" = 1'-0" !---------------------------------------------------·--·----- ,; \~ A B1 FG + 47' -6" 81 FG + 39' -5" ~---~ Stucco Smooth -White ;----:BJ Paint Finish -Light / Grey, Matte /''/ --]]Paint Finish -Dark Gray, Matte i / I ~ ~ ~ !!ll!.lill B2 FG + 36' -11" w ---@] Paint Finish -Dark Gray, Matte ~--METAL LOUVERS FOR VENTILATION I VISUAL BARRIER OVER RECTANGULAR OPENINGS ,--@]Glass I / B2 FG + 33' -6" B2 FG + 24' -5" LEVEL 82 --81'-6" FINISH GRADE LEVEL 81 67' -6" · CLIENT ROMERIA POINTE APARTMENTS PROJECT .ti.OD RESS ROMERIA AND GIBRALTAR, CARLSBAD CA, 92009 BNR DEVELOPMENT B1 FG + 47' -6" B1 FG + 38' -6" \ ! u I I i / ~ Paint Finish -Dark Gray, Matte DISCRETIONARY REVIEW G Glass Grey, Matt sl Paint Finish -Light Grey, Matte I B1 FG + 39' -3" ----@ B1 FG+50'-11" T • V ,--J2 stucco Smooth -White I -B2 FG + 33' -6" (2,-----, + C Paint Finish -Dark Gray, Matte B2 FG + 36' -11" V ::u ETAL LOUVERS FOR VENTILATION I VISUAL BARRIER OVER RECTANGULAR OPENINGS SOP 2018-004 LEVELB6 ~ 115' -0" LEVEL El_;i Ill', 111'-8'~ iLEVELB4 ~ 1 Tb2' -6" NORTH ELEVATION -BUILDING B 118" = 1'-0" 2 DECORATIVE WALL ELEMENT PER LANDSCAPING SITE WALL PER LANDSCAPING _/ ------------------··· __ L=EVEL~B=cc6cc-lO.._ 115' -O" CJII LEVELB5 IE\ 111' -8" \.JI ' ' ' ' ; : ~~--11 '' EVELB3 ~ 92' -O" FINISH GRADE LEVEL 81 67' -6" g? z UJ 2 f-: Cl'. <(. Q_ <( llJ f-: z 0 Q_ <( Cl'. ill 2 0 Cl'. Cl'. ; w f-"' <(m Cl'. 0 coo _N (!)°' Cl <C zo <(o <( <( -co Cl'. (/) llJ --' 2 Cl'. 0<( Cl'. (.) C I 11/28/2018 f-: z UJ 2 is --' UJ > llJ Cl Cl'. z co 1I CL ROW ROW -PROJECT SITE -+--------60' --------~- >-----30' -----,..~--30' _J Varies --t---i---Varies 20' ------r-10' -=--!, 10'-12' 18'-20' 5.5' ----= EX. AC PAVEMENT Typical Section: Romeria Street NOTTO SCALE Al BMP-3:BIOFIL TER PLANTER SEE DETAIL SHEET 3 PROP. B G. B ·--5' ~ -t------_,,,,,-----1 PROP. RETAINING WA L X. 1.5:1 GRA BMP-2:BIOFIL TER PLAN R SEE DETAIL SHEET 3 PROP. PLAN R WAL FINISH PROP STORAG PIP ROW Section E SCALE: 1"=5' 4.5' Section F SCALE: 1"=5' CL PROP. BLDG. A ROW -PROJECT SITE-+--------~ r -------30' ___ ___, ~10' 20'---r-10' 60' 30' I I : 20' 6' =n.. ----= R EX. AC PAVEMENT Typical Section: Gibraltar Street NOTTO SCALE .X BLDG. PROP. WALL 2' DRAINS TO PLANTER BMP-1:BIOFI TER PLANT R SEE DETAIL SHEET 3 f-------t-1---10' -----/------1 .?--. ,;,t--7".i:7""':,-:,7::I: •• .. , EX GRADE T MP. SHORING " I PROP. STORAGE PIPE " I PROP. BLDG. A •"~1 I '-....:::,,,-.::. I I Section A SCALE: 1"=5' e---f---2' I ~ I EX GRADE I I T MP. SHORING I PROP V-GUT R Section B SCALE: 1"=5' VARIES ----1 8.9' MIN. ~ --------- ... "' .. --. -~ ·.-:."' , .. : ' i . ----.. PROP. BLDG. A 1.5:1 S OP PROP. RET. WAL X. GRAD LO "' .. Section C SCALE: 1"=5' X "' ::;; Section D SCALE: 1"=5' PROP. WALKWAY PROP. BLDG. B VICINITY MAP CITY OF OCEANSIDE HIGHWAY ?a ~ITY OF VISTA CITY OF MARCOS PACIFIC OCEAN CITY OF ENCINITAS Legal Description: LOTS 392 AND 393 OF LA COSTA SOUTH UNIT NO. 5, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 6600, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MARCH 10, 1970. Project Address: 7527 ROMERIA STREET CARLSBAD, CA 92009 Owner /Developer: BNR INVESTMENT & DEVELOPMENT, LLC 23800 VIA DEL RIO YORBA LINDA, CA 92887 (714) 692-9120 Source of Topography Site TOPOGRAPHY SHOWN ON THESE PLANS WAS GENERATED BY FIELD SURVEY METHODS FROM INFORMATION GATHERED ON SEPTEMBER 21, 2017 BY MLB ENGINEERING. TOPOGRAPHY SHOWN HEREON CONFORMS TO NATIONAL MAP ACCURACY STANDARDS. Project Location: THIS PROJECT rs LOCATED WITHIN ASSESSORS PARCEL NUMBERS 216-300-12 & 13. THE CALIFORNIA COORDINATE INDEX OF THIS PROJECT IS: N 336197 E 1695177 Easements: PER FIDELITY NATIONAL TILE COMPANY PRELIMINARY TITLE REPORT DATED AUGUST 23, 2018 FOR THIS PROJECT, ORDER NO. 00206775-997-0C1-TR2, THERE ARE NO EASEMENTS OF RECORD ON THE PROJECT SITE. TOTAL LOT AREA = 0.712 ACRES TOTAL DISTURBED AREA = 0.582 ACRES (THIS AREA INCLUDES BUT IS NOT LIMITED TO OFF-SITE WORK INCLUDING PUBLIC IMPROVEMENTS AND TEMPORARY DISTURBANCE SUCH AS VEHICLE AND EQUIPMENT STAGING AREAS, CONSTRUCTION WORKER FOOT TRAFFIC, SOIL/GRAVEL PILES, UTILITY TRENCHES, BACKFILL CUTS AND SLOPE KEYWAYS) TOTAL REPLACED IMPERVIOUS AREA= 0 SF TOTAL PROPOSED IMPERVIOUS AREA= 21,576 SF Benchmark: DESCRIPTION: CLSB020 ROD W/CAP STAMPED LS 6215 SET 220' W. ROMERIA STREET ON S. SIDE OF LA COSTA AVENUE. 5' BACK OF CURB. LOCATION: LAT 33°05'08.34848"N LONG 117°14'42.99942 W FROM THE INTERSECTION OF ROMERIA STREET AND LA COSTA AVENUE GOW. ON LA COSTA 220' TO THE POINTON THE LEFT. MONUMENT rs ON S. SIDE OF LA COSTA AVENUE. 5' BACK OF CURB. RECORDED:ROS17271 ELEVATION: 106.414 DATUM: NGVD 29 Prepared By: LEGEND: IMPROVEMENTS DWG. NO.** SYMBOL QUANTITY PROJECT BOUNDARY CENTER LINE EASEMENT LINE CONC. PAVEMENT (SECTION TO BE DETERMINED BY SOILS ENGINEER) WALKWAY OR PATIO (MATERIALS & FINISH PER LANDSCAPE PLANS) Al-6 CURB CURB OUTLET -TYPE A STORM DRAIN (PVC SCHED 40) BIOFIL TRA TION PLANTER EXISTING TREE NOTES: APWA 120-2 D-25 ~r __ J ----sD---- [D] 0 QUANTITIES ARE SHOWN FOR BOND PURPOSES ONLY, CONTRACTOR IS RESPONSIBLE FOR BID QUANTITIES PER PLAN. 480 SF 2183 SF 40 L.F. 2 EACH 66 LF 5 EACH ** = ALL REFERENCED STANDARD DRAWINGS ARE AS PROVIDED IN SAN DIEGO REGIONAL STANDARD DRAWINGS UNLESS OTHERWISE SPECIFIED. Earthwork Quantities: CUT: 12,000 CY FILL: 500 CY EXPORT: 11,500 CY REMEDIAL: 0 CY* *AS RECOMMENDED IN GSI REPORT DATED NOVEMBER 21, 2017, THE PROPOSED BUILDINGS, RETAINING WALLS, AND FREE-STANDING WALLS WILL BE SUPPORTED BY CAST-IN-DRILLED-HOLE (CIDH) PILES AND/OR VIBRO PIERS IF COMPLETE REMOVAL AND RECOMPACTION OF THE EXISTING FILL SOILS WILL NOT BE PERFORMED. IN ADDITION, TO THE PROPOSED BUILDINGS, RETAINING WALLS, AND FREE-STANDING WALLS, ALL PROPOSED EXTERIOR STAIRCASES AND EXTERIOR STAIRCASE LANDINGS SHOULD BE SUPPORTED BY CIDH PILES AND/OR VIBRO PIERS. REMOVAL AND RECOMPACTION OF THE EXISTING FILL SOILS WILL NOT BE UNDERTAKEN. Traffic: 23 Residential Units Average Daily Traffic= 6 trips per x 23 units= 138 trips per day. Peak Weekday= 1.07 • 138 = 148 trips Water Demands: Average Daily Residential Demand (ADD)= 250 gallons per day/unit x 23 units= 5750 gpd or 4.0 gpm Peak Hourly Demand= 2.3 x 4.0 gpm = 9.2 gpm Landscape Water Demand= 132,671 GAL/YR Sewer Generation: Average Daily Flows (ADF) = 220 gallons per day/ unit x 23 units= 5060 gpd or 0.005 MGD Peak Daily Flows= 2.5 x 0.005 MGD = 0.013 MGD Soils Reports: THE FOLLOWING GEOTECHNICAL REPORTS WERE PREPARED FOR THIS SITE. GEOSOILS, INC. REPORT DATED NOVEMBER 21, 2017. GEOSOILS, INC. REPORT DATED NOVEMBER 14, 2007. GEOSOILS, INC. REPORT DATED FEBRUARY 22, 2007. GEOSOILS, INC. REPORT DATED OCTOBER 13, 2006. GEOSOILS, INC. REPORT DATED JULY 26, 2006. GEOSOILS, INC. REPORT DATED JULY 21, 2006. GEOSOILS, INC. REPORT DATED MARCH 8, 2005. GEOSOILS, INC. REPORT DATED SEPTEMBER 27, 2004. Sheet Index Engineering Professional Civil Engineei-and Land Surveyor 404 South Live Oak Park Road, Fallbrook, C.c\ 92028 SHEET No. 1 DESCRIPTION TITLE SHEET Phone 760 731-6603 2 GRADING PLAN E-Mail: i\1LBenesh@pacbe et 3 DETAILS 1/9/2019 7893 Date PLAN DA TE: 11/9/18 PRELIMINARY GRADING PLAN SHEET ROMERIA POINTE 1 TITLE SHEET OF DA lE INITIAL ENGINEER OF WORK REVISION DESCRIPTION 7527 ROMERIA STREET, CARLSBAD, CA 3 APNs 216-300-12 & 216-300-13 PROJECT No. SDP 2018-0004 SHEETS ,, i' N /fl w (.) z . PORTION OF EXIST BROW •. • 00 DUP 0 DITCH TO REMAIN ... ~..'.R'fREMAIN '-'--t:2'....l.t9~--cc PROP6SED V-GUTTER TYP PROPOSED SEWER TYP _,.,.~---,~•--"'"' :S-_•;----- p ANOUT .... : : ..... '9 :i]]'-!V. . 0 20 10 Feet ' 7 I I . . ' K. • ,,, , . "· ,, I ' I Engineering Professional Civil Engineer and Land Survryor 404 South Live Oak Park Road, Fallbrook, CA 92028 Phone 760 731-6603 E-1\fail: MLBenesh@pacbe et 1/9/2019 7893 Date Seate: 111 =10' ~•--•'\ . ' I BMP-1 325 SF BIOFIL TRA TION PLANTER 95.5 FG BASIN 65 LF 48" STORAGE PIPE 86.0 INV (SEE DETAIL SHEET 3) r I ----- Building ~ 0 ROOF DRAIN OUTLET (TYP) FLOOR DRAIN TYP ~ I ' PROPOSED FIR~ SPRINKLER SERVICE ,. . IQ 150' STOPPING SIGHT DISTANCE LINE PER CAL TRANS HIGHWAY DESIGN MANUAL (25MPH) .s .,. ·.. ,. e e .,. HT ·. "··---. . ---. ... . .. '• ·----.. __ -.. '•· . ~--.. A 20, ~ BMP-2 251 SF BIOFIL TRA TION PLANTER 85.0 FG BASIN 62 LF 48" STORAGE PIPE 76.5 INV . -~~ _,.,._.....--"'"'.s a6.a Bo_;- 8 ;-.,, 36.5 6'6 fS 6'6 ·6'?, -~ -<-s 8 a.,, 1 'j• ·cr-·o-: .· ~ '2,: _,. z' / ,, -;0 . ,~'-I AREA DR ~2 Fs . I . AREA DRAIN TYP 63.4 INV. OIL SAND· J:il-"' FILTER 0\ t'; 6;-2 .ft-~o· fr "" / / ~o ;!'-- fr FLOOR DRAIN TYP ·-\~\\ 6 . F5 67 F~O - ROOF DRAIN OUTLET (TYP) (SEE DETAIL SHEET 3) , •B u i I d i n g (Pad = 65.9) B ,,:· \,.'-~ ~ '1,9() ~ 1% .. 0 '1,«. . --~···· .<l'._o'"'.;; D ,I; -· .. -.· 0 -->" '80.2 SD SD Cl9 ;~ 1 ..... ~3 ::'i"' "'~ -------~:·_-: "'"~-~~i~~ -~ = :i;_;$_~ ----: -~-~ ---\-- Q "' ". ~ "--~'.. "' .. ···--l\ •.• ____ EX 8" WATFR PER DWG 169-4 ---- PROPOSED 2" SERVICE W/2" WM ___ (DOMESTIC ) SD '\'1,~(,!J -_,._ ---- ,....., p p . . 6" CURB .. " . I ~ROPOS R SPRINKLER SERVICE ··"•--·-----{) ----------~ ---~ -------\ PROP. 6" CURB ... 6 .. 01 . '2. ".l, o. . . ----~ ,~-~-:--_:->~ ·_:_;-/ :~---:. N\ ... · ,, -·--~,: :-: . . o~-_<-·_-__ -~--· . , . O BE REMOVED -. . . -~ ------------,f,' --~------- DATE INlllAL ENGINEER OF WORK ' ' I \ ' . APPLICABLE STANDARD PROJECT REQUIREMENTS BMPs SC-1 PREVENT ILLICIT DISCHARGE SC-2 STORM DRAIN STENCILING OR SIGNAGE I <· SC-5 PROTECT TRASH STORAGE AREAS FROM RAINFALL, RUN-ON, RUNOFF, AND WIND DISPERSAL SC-6 ADDITIONAL BMPS BASED ON POTENTIAL SOURCES OF RUNOFF POLLUTANTS: . ' ' I ' I :, \ (i\ ' --· I \6 "'\ ' I 9 \ • ON-SITE STORM DRAIN INLETS • INTERIOR FLOOR DRAINS AND ELEVATOR SHAFT SUMP PUMPS • INTERIOR PARKING GARAGES • NEED FOR FUTURE INDOOR & STRUCTURAL PEST CONTROL • LANDSCAPE/OUTDOOR PESTICIDE USE \ • REFUSE AREAS • FIRE SPRINKLER TEST WATER • PLAZAS, SIDEWALKS, AND PARKING LOTS SD-3 MINIMIZE IMPERVIOUS AREA SD-4 MINIMIZE SOIL COMPACTION ±,\ .,,,,. SD-5 IMPERVIOUS AREA DISPERSION SD-6 RUNOFF COLLECTION -, \ \1 '..1 516 SF BIOFILTRATION PLANTER 65.0 FG BASIN 103 LF 48" STORAGE PIPE 56.5 INV (SEE DETAIL SHEET 3) ' , ' 39 SF BIOFIL TRA TION PLANTER 64.1 FG BASIN (SEE DETAIL SHEET 3) .Jt SD-7 LANDSCAPING WITH NATIVE OR DROUGHT TOLERANT SPECIES 9-'\,•\ \\ -::,, ' I ·"· " ' \ ' I I ' ' I I \fl \ .If ~ \'-' \'-' \ .,It \ ~ \ \ <;0 ,, I ' \ \ ' ·. ' \ ' \ \ .,· 275' C-1:JRNER SIGH,TJlIS'l'./\NCE LINE PER CAL TRANS DESIG.l>/YM.ANUi\L (25 MPH) \;' ,> / \\\\ \.,_ // \ >S \\\ \ \ \ SIGHf C~RRIDOR \\ \\ \·.' ' \ . . • \\\ \ \\ \, \\ \ . 6013. 1 60.6'3 TC 'l,'i'J . t; , 60.13 FL R UCT \ . i/£_.:=:::.:.:;..-\-~-"-;C~U~R:';;B~R~A'.;;MtP~&k.l. -~-f~ 1 O" CF;"l SPANDREL 160.43 l'l · I d·cF 60.~1 FL PROP ·. ·/ I ' ~ ST.LIGH~v/ ·.. · .. ~-- 150' STOPPING SIG,h;J:)ISTANCE LINE PER .. •. • -------\ o-, CAL TRANS HIGHWAY DESIGN.MANUAL (25MPH) , --------· ,G" ',, ~;·_.. ~-'~ ~- \ \ ~;;_. . \ \ ', } 0------------- PL~ DATE: 11/9/18 REVISION DESCRIPTION PRELIMINARY GRADING PLAN ROMERIA POINTE GRADING PLAN 7527 ROMERIA STREET CARLSBAD, CA APNs 216-300-12 & 216-300-13 PROJECT No. SDP 2018-0004 SHEET 2 OF 3 SHEETS i "' "1 \• 1/) w u !e R.O.W I I ---------------- 67.30 FS 67.9 BW -.. FLOOR DRAIN INLET 86.50 86.0 85.50 BW BW BW 12% Building A Driveway Detail SCALE: 1"=5' 67.15 FS ]5 67.00 S 66.85 FS 2.5% ~j '', 0 67.02FL 672 BW ~5j ' Building B Driveway Detail SCALE: 1"=5' i;; j ffll 85.00 FS BUILDING WAI I STORM DRAIN IN T BUI ING WA L 66 70 FS 65.05 FL BMP-4 Prepared By: Engineering /(' Prefessional Civil Engineer and Land Survryor 404 South Live Oak Park Road, Fallbrook, CA 92028 Phone 760 731-6603 E-Mail: MLBenesh@pacbe et 1/9/2019 7893 Date Buildin Wall ... 18" Amended Soils Min. Inf. Rate= 5"/hr. . . . . . JJ" • • •• , . 2'x2'x6" Dee Cobbles@ Downs out Drou ht Resistant Ve etation SD-7 Roof Downs out tt-i,-------+---+-------Ditnensions per Plan -----1 ~\1/ \7~ (I~ 'I , 2411 dia. riser w/ rate FG er Plan ..c u " :;; v 0 0 " v '-0 I ..c ~ "-" 0 cn " " v ~ " 0 <l. "' -, Planter Retainin Wall . Max. Inf. Rate= 10"/hr See Amended Soils Composition Table below · Orifice · Drilled throu h xtend Buildin ootin to Bottom of Basin 1211 Dee Class 2 Permeable Materials---,-'-'..L-,,-~1?4i¥-?f P3:frl?5'ff _ _:!_f'{lM i ···- CAL TRANS Specification 68-1.025 I -111 I 11 111 111 111 111 111 j j j1'.,:- (Storage Layer)= =1 _j j j=j I 1=1 I 1=1 j 1=1 I 1=1 I 1=1 I 1=1 I l==l\. 6" Perforated PVC (SDR-35 = --------1 ' ' · Pipe 311 above Bottom of Basin w/Fi lter Sock over Pipe 30 mil. Pol eth lene Sheeting Lining Sides and Bottom of Basin Solid inst a I led by Fabricator 48" PVC or HDPE Storage Pipe Length per Plan Drilled throu h Pipe End Cap "' ' "' BMP-1, 2 & 3: Biofiltration Planter w/Cistern NOTTO SCALE " " "-0 ;.,r;-,-,-_ Pipe End ap 11= I I 1 1- ..... Backfill with 2-to 3-Sack Sand Cement Slurry. Solid nd Ca installed by Fabricator PVC Overflow Outlet Pi e Drou ht Resistant Ve etation SD-7 Planter/Retainin Wall Flush @ Driveway ·• . 18" Amended Soils Min. Inf. Rate= 5"/hr. Max. Inf. Rate= 10"/hr See Amended Soils Composition Table below . .. 12" Dee Class 2 Permeable Materials CAL TRANS Specification 68-1.025 (Storage Layer) 6" Perforated PVC (SDR-35) Pipe 311 above Bottom of Basin w/Fi lter Sock over Pipe 30 mil. Pol eth lene Sheeting Lining Sides and Bottom of Basin BSM Sand Composition Volume 60% Weight Dimensions per Plan ..c ~ "-..c " u 0 " en :;; " " v v " ~ 0 0 0 <l. " "' v "' '-\ 0 -I %/4 %/4 % " ~ ::0 To of Grate Elev. per Plan Planter/Retainin Wal! . I :_t 1·1-11 11 . -. - . I I: : :! _, ' PVC Outlet Pi e Pi e Invert Elev. per Plan Drilled throu h BMP-4: Biofiltration Planter NOTTO SCALE Amended Soi Is Composition Sandy Loam Compost Sand i Silt I Clay 25% 15% 75-80% I 10% max. I 3%max 9% max 1 l 1 9% compost by weight results in approximately 5% organic matter by weight. PLAN DA TE: 11/9/18 DATE INlllAL ENGINEER OF WORK REVISION DESCRIPTION PRELIMINARY GRADING PLAN ROMERIA POINTE DETAILS 7527 ROMERIA STREET, CARLSBAD, CA APNs 216-300-12 & 216-300-13 PROJECT No. SDP 2018-0004 SHEET 3 OF 3 SHEETS ,j l ID 0 z 0 w ..I <( u Cl) ..I <( z C) 0:: 0 CONSULTANTS LANDSCAPE ARCHITECT SUMMERS MURPHY & PARTNERS, INC. 34197 COAST HIGHWAY, SUITE 200 DANA POINT, CA 92629 PHONE: 949.443.1446 FAX: 949.443.1631 CONTACT: PAT MURPHY ARCHITECT FOXLIN ARCHITECTS 392 CAMINO DE ESTELLA SAN CLEMENTE, CA. 92672 PHONE: 949.325.3001 CONTACT: JUINTOW LIN CIVIL ENGINEER MLB ENGINEERING 404 SOUTH LIVE OAK PARK RD. FALLBROOK, CA. 92028 PHONE: 760.731.6603 CONTACT: MICHAEL BENESH STRUCTURAL ENGINEER KURT FISCHER STRUCTURAL ENGINEERING 17547 VENTURA BLVD., SUITE 302 ENCINO, CA. 91316 PHONE: 818.874.1445 CONTACT: KURT FISCHER CONSTRUCTION NOTES AND LEGEND NOTES 1. THE CONTRACTOR SHALL PROVIDE ALL LABOR, TRANSPORTATION, MATERIALS, AND SERViCES NECESSARY TO FURNISH AND INSTALL ALL CONSTRUCTION ELEMENTS AS SHOWN ON THE DRAWINGS AND SPECIFIED HEREIN. 2. ALL WORK SHALL BE PERFORMED BY A CALIFORNIA LICENSED CONTRACTOR. 3. CONSTRUCTION AND INSTALLATION OF ALL LANDSCAPE ITEMS SHALL BE ACCORDING TO STATE, COUNTY AND LOCAL CODES, ORDINANCES AND UP TO CAL-OSHA SAFETY ORDERS REGARDING PERFORMANCE OF WORK. 4. THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAKING HIMSELF FAMILIAR WITH THE NATURE AND LOCATION OF ALL UNDERGROUND UTILITIES, PIPES AND STRUCTURES. THE CONTRACTOR SHALL TAKE SOLE RESPONSIBILITY FOR ALL COSTS INCURRED DUE TO DAMAGE AND/OR REPLACEMENT OF SAID UTILITIES, INCLUDING DELAYS. 5. ANY DISCREPANCIES BETWEEN THE FIELD CONDITIONS AND THE CONTRACT DOCUMENTS ANO/OR THE DESIGN INTENT AFFECTING THE SUCCESSFUL COMPLETION AND COST OF THE PROJECT SHALL BE REPORTED TO THE OWNER (JOB SUPERINTENDENT) AND LANDSCAPE ARCHITECT IMMEDIATELY. ALL WORK RELATED TO THE PROBLEM AREA SHALL CEASE UNTIL THE DISCREPANCIES HAVE BEEN RESOLVED BY THE OWNER (JOB SUPERINTENDENT) OR LANDSCAPE ARCHITECT IN WRITING. ANY CONTINUATION OF WORK PRIOR TO THE RESOLUTION OF DISCREPANCIES IS AT THE CONTRACTOR'S RISK AND EXPENSE. LEGEND ¢ DIAMETER (33.60) EXISTING SPOT ELEVATION FF FINISH FLOOR ELEVATION 33.60 PROPOSED SPOT ELEVATION GF GARAGE FLOOR ELEVATION HT HEIGHT PE PAD ELEVATION BCR BEGINNING OF CURB RADIUS TW TOP OF WALL ECR END OF CURB RADIUS TF TOP OF FOOTING ELEVATION TC TOP OF CURB BW BOTTOM OF WALL BC BOTTOM OF CURB TS TOP OF STEP EJ EXPANSION JOINT BS BOTTOM OF STEP SJ SCORE JOINT CB CATCH BASIN SC SAW CUT FG FINISH GRADE R RADIUS FS FINISH SURFACE RDWD REDWOOD HP HIGH POINT HOR HEADER LP LOW POINT LA LANDSCAPE ARCHITECT FL FLOW LINE MIN MINIMUM oc ON CENTER MAX MAXIMUM CB CATCH BASIN MJ MASTIC JOINT TG TOP OF GRATE ELEVATION TYP TYPICAL INV INVERT ELEVATION PA PLANTING AREA BB BOND BEAM ELEVATION FOB FACE OF BUILDING ,.;:--.,, ALIGN 0 DECK DRAIN 1.0% GRADIENT IN PERCENTAGE 0 TURF DRAIN 4:1 RATIO: 4' HORIZONTAL DISTANCE PER 1' OF .,...-31 ___./ PROPOSED CONTOUR VERTICAL HEIGHT R RIDGE .,,,.--31 ___./ EXISTING CONTOUR ~---GB GRADE BREAK ( c=::)) BERM -BUILT-UP --LANDSCAPE GRADE DIRECTION OF FLOW e-DETAIL REFERENCE DRAINAGE PIPE -SHEET LOCATION ATRIUM DRAIN e-SECTION REFERENCE -SHEET LOCATION Underground Service A!ert TWO \,{ORKING DAYS BEFORE YOU DIG ROMERIA POINTE APARTMENTS ROMERIA STREET & GIBRALTAR STREET CARLSBAD CALIFORNIA VICINITY MAP LOCATION MAP CITY OF OCEANSIDE HIGHWAY ?a PACIFIC OCEAN . \.~ Cosr. AVE CITY OF ENCINITAS CITY OF VISTA PROJECT SITE CITY OF CARLSBAD STANDARD NOTES DECLARATION OF RESPONSIBLE CHARGE: CONSISTENT WITH CURRENT STANDARDS. I HEREBY DECLARE THAT I AM THE LICENSED DESIGNER OF WORK FOR THIS PROJECT. THAT I HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS PROJECT AS DEFINED IN SECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE AND THAT THE DESIGN IS I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIFICATIONS BY THE CITY OF CARLSBAD AND SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEAL TH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME. AS THE LICENSED DESIGNER OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. THESE PLANS HAVE BEEN PREPARED !N SUBSTANTIAL CONFORMANCE WITH THE APPROVED LANDSCAPE CONCEPT PLAN. WATER CONSERVATION PLAN, FIRE PROTECTION PLAN, AND ALL CONDITIONS OF APPROVAL RELATED TO LANDSCAPING. BY PATRICK C.M. MURPHY PHONE NO: 949 443-1446 REGISTRATION NO: _1_88_1 ___ _ EXPIRATION DATE: JULY 31, 2020 WATER EFFICIENT LANDSCAPE DECLARATION: I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATE . BY: PATRICK C.M. MURPHY PHONE NO: 949 443-1446 REGISTRATION NO: _1_88_1 ___ _ EXPIRATION DATE: JULY 31, 2020 SUBSURFACE IRRGATION NOTE: THIS PLAN SHALL PROVIDE THAT ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES (24") OF ANY IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT '\_' 't.,J;, BACKFLOW PREVENTER TESTING: 8 AK G rh'1 ';:,;o·t:;J£POSA ALL IRRIGATION BACKFLOW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER AND RESULTS MUST BE GIVEN TO THE CITY AND THE CARLSBAD MUNICIPAL WATER DISTRICT. PIPE BETWEEN THE METER AND BACKFLOW PREVENTER SHALL BE "SCHEDULE K HARD COPPER". APPROVED CONTRACT BACKFLOW TESTERS CAN BE FOUND ON THE CITY WEB SITE AT: HTTP:IIWWW. CARLSBADCA. GO VISERVICESIDEPARTMENTSIWA TERIDOCUMENTS/RECYCLEDWA TERBACKFLOWTESTERLIST.PDF FOR RECYCLED OR HTTP:IIWWW CARLSBAD CA. GOVISERVICESIDEPARTMENTSIWA TERIDOCUMENTS/WA TERBACKFLOWTESTERLJST.PDF FOR POTABLE OR CALL (760) 438-2722. INSPECTION PROCEDURES: INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF WORK, OR HIS DESIGNATED AGENT. REFER TO THE SPECIFICATIONS FOR THE SCHEDULE OF REQUIRED INSPECTIONS AND REQUIRED SUBMITTALS. FOLLOWING COMPLETION OF THE WORK. THE LANDSCAPE ARCHITECT OF THE WORK WILL CERTIFY THAT THE INSTALLATION HAS BEEN COMPLETED BY SUBMITTING THE "CERTIFICATION OF COMPLETION" FORM. A REQUEST FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO BE MADE BY CALLING THE INSPECTION REQUEST LINE. "CERTIFICATION OF COMPLETION" FORM FAX TO: (760) 944-8943. LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602. PRIOR TO BEGINNING LANDSCAPE WORK: THE CONTRACTOR SHALL CONTACT THE DESIGNER OF WORK PRIOR TO BEGINNING LANDSCAPE WORK AND THE DESIGNER OF WORK SHALL REVIEW THE PROJECT UTILITY LOCATIONS AND REVISE PLANS ACCORDINGLY TO FULLY SCREEN ALL UTILITIES FROM VIEW AND PROTECT ALL UTILITIES (ABOVE & BELOW GRADE) FROM INVASIVE PLANT GROWTH AND ROOTS . MAINTENANCE NOTE: HOME OWNERS ASSOCIATION (HOA) WILL BE RESPONSIBLE FOR MAINTENANCE OF ALL LANDSCAPE AREAS. DEVELOPERS NAME: BNR DEVELOPMENT CLIENT BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA 92887 (714) 692-9120 DRAWING INDEX SHEET SHEET DESCRIPTION 1 TITLE SHEET 2 CONSTRUCTION LAYOUT PLAN 3 CONSTRUCTION LAYOUT PLAN 4 CONSTRUCTION DETAILS 5 CONSTRUCTION SPECIFICATIONS 6 MAINTENANCE RESPONSIBLY PLAN 7 TREE PLANTING LAYOUT PLAN 8 TREE PLANTING LAYOUT PLAN 9 SHRUB PLANTING LAYOUT PLAN 10 SHRUB PLANTING LAYOUT PLAN 1 1 PLANTING DETAILS 12 PLANTING NOTES 13 IRRIGATION TITLE SHEET 14 IRRIGATION HYDROZONE PLAN I 0) ~ I-0 N CD -C') ~ -N I-LI.J Cl) 0 z LI.J <( !::i: ..J a. 0 I SH1EET I CITY OF CARLSBAD I S1E4S I PLANNING DlVISION LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD TITLE SHEET ENVJRONMENTAL DESIGN ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 l----+-----+----------------+-----1'----+---+----l I APPROVED: . ""PL,-AccNc-NcclNccG,----------------~=======-;======~=-=-=--=-~~ SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 DATE DISTRICT ENGINEER _________ _ DATE PLAN PREPARED: BY: FEBRUARY 13, 2019 DATE INITIAL SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK OWN BY, CR PROJECT NO. 11 DRAWING NO. I CHKD BY: DB RVWD BY: WP REVISION DESCRIPTION DATE INITIAL DATE INITIAL OTHER APPROVAL CITY APPROVAL ' ' , ' ' . f ,; ' /,' . ' . \ I / \ ,{ \ ' ·. ' ', . . " \ \ . . '\·-::.;·;•~-_·_, \' '?'.-:·,,, \ ... ;;: >-'. ·, ' '" \,,' ,\, : ,\.~--. ·. ·, \~•-\ " ' ' ' ;\ ,_ <11$--,, \ ~~~ .. \~~ '-' " -~•If·\,, . ''1;" . \ ~ i·PA. \ i. \ . \ . ..-~'-\ .. ' ' ;--~ ' -C: I \, ; ' \i ' i•, I I 'I .I ' ; I I I I I• 111 . ' . Underground Service Alert P.A: I ml ' I ,. : ' ~ Call, TOLL FREE E8 SCALE: /~i '-=\ l•Uf 1~1, '\ ~' , I 1-800 \ ~• I 422-4133 ;~ NORTH 0 . ',J.. TWO WORKING DAYS BEFORE YOU DIG "·" CORNER SIGHT DISTANCE LINE, TYP. I . . ; . ' ' ' -.. , --., -1---1· I l I\ ' ' • 1"=10'-0" 10' 201 30' 40' / / / ' / / ' 27' ' -.- BMP-3 BIOFILTRATION BASIN PLANTER LINED BASIN W/ CISTERN SYSTEM -REFER TO CIVIL ENGINEER'S PLANS, TYP. VNI. Af1A 12'-2" I\ •'\•" .',\ ___ \ . BMP-4I BIOFILTRATION BASIN PLANTER -REFER TO CIVIL ENGINEER'S PLANS, TYP. \ \, \ ;\ \ \ . --,.-- \\ ~-·'" ~ '\ t ~-·\ . ' .>\' 1..c---. ;~,·~,,-\\ ,.-'0 I I I ,, / \ (',,· · __ · ' ' ;, \ \ -: ..\,--7 \ \ \ . l- s--...,,/ 'I f---__,-. ; I \ BMP-2 BIOFILTRATION BASIN PLANTER I ~ :, ,....,,..-----< I LINED BASIN W/ CISTERN SYSTEM . __ _'.,') -REFER TO CIVIL ENGINEER'S PLANS, TYP. "" I I P.A. \ \ \ "" .,, )" \;";: ~~ I I ·1 I I ;.,; ---·--- BUILDING 'A' -' --.. .. I -➔ . / .· \-\I. -I \ ; . ;I --------------------------· .. ', \ :--~ SEE SHEET3 \ . . . . r, , . . . MATCHLINE: \ ' -\ n l , \ I ll ■ --:-6/.0 : - v,1'1D SCAp< PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT DEVELOPERS NAME: BNR DEVELOPMENT ~~~ "1'-· Murpf,,_y -1;;:,. 1-...4.; C,· 1l ~ -M :15'·~,, 23800 VIA DEL RIO " * 0 " ~,-", ADDRESS: ---~ ",>_;:;:,, &i 0~ YORBA LINDA, CA. 92887 ~ ~ Signature 714.692.9120 7-31-20 TELEPHONE: 5:NVlRONl\f.ENTAL DES!GN ~~"'"'' o,~ 2-13-19 * SUMMERS/MURPHY & PARTNERS, INC. ,.r~ Dote ~tr-34197 PACIFIC COAST HWY, SUITE 200 DATE DATE PLAN PREPARED: FEBRUARY 13, 2019 ;-< OF CALl'ol" DANA POI NT CA 92629 (949) 443-1446 DISTRICT ENGINEER BY: SUMMERS/ MURPHY & PARTNERS, !NG_ \ \ CONSTRUCTION NOTES: 1. 2. 3. 4. 5. 6. 7. 8. 9 . 10. 11. 12. 13. CONTRACTOR SHALL VERIFY ALL DIMENSIONS iN THE FIELD AND ADJUST AS NECESSARY WHILE MAINTAINING THE DESIGN CONCEPT. CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO BEGINNING ANY WORK AND CONTACT LANDSCAPE ARCHITECT FOR AUTHORIZATION IF MODIFICATIONS ARE NECESSARY. PAVING CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. VERIFY WITH THE PROJECT SOILS ENGINEER THE NEED FOR REINFORCING, BASE MATERIALS, PRESATURATION, ETC., FOR WALKS, PATIOS, FOOTINGS, ETC. EXPANSION JOINTS OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND/OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16'-0" O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER. SCORE JOINTS OCCUR WHERE SHOWN ON PLAN AND AS NECESSARY TO MINIMIZE AND CONTROL CRACKING OF CONCRETE PAVING. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. ALL PRODUCTION WALKS, STOOPS AND DRIVEWAYS ARE TO RECEIVE A MEDIUM BROOM FINISH UNLESS OTHERWISE NOTED. FINISH SURFACE OF CONCRETE TO BE 1/2" MINIMUM BELOW STUCCO SCREED; VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. STEP TREADS TO BE 12" WIDE (TYPICAL). STEPS GROUPED TWO OR MORE TOGETHER ARE TO RECEIVE HANDRAILS. ALL HORIZONTAL CONTROL FOR WALLS OR FENCES BY OTHERS. REFER TO CIVIL ENGINEER'S PLANS. SLEEVE ALL UNDERGROUND WIRE FOR LOW VOLTAGE LIGHTING. FOR GRADING AND DRAINAGE INFORMATION REFER TO CIVIL ENGINEER'S PLANS. SYMBOL LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION PA PLANTING AREA '-I G '?-... --...,,,i-ALIGN F.0.8. FACE OF BUILDING CALLOUT EJ EXPANSION JOINT ~ CENTER LINE Do □ UTILITY LOCATION IE. PROPERTY LINE TYP TYPICAL CONDITION 9 STREET LIGHT ------PROPOSED STEP 0 DATE INITIAL DATE JNIT!AL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL KEY MAP j I ' I =--!/ N.T.S.-, THIS SHEET EE NORTH FINISH SCHEDULE NO. SITE S-1 S-2 S-3 S-4 DESCRIPTION DETAIL/SHEET PRODUCTION CONCRETE SIDEWALK REFER TO CIVIL ENGINEER'S PLANS DECORATIVE MASONRY PAVING & CONC. ACCENT BANDS -ON GRADE STREET CURB & GUTTER REFER TO CIVIL ENGINEER'S PLANS PROPERTY WALL/ FENCING B CD-1 S-5 SITE FURNISHINGS & TRASH RECEPTACLES BY OWNER S-6 DECORATIVE POTS & PLANTING (SELF WATERING BLADDER) PER STEVE WOLF HORTICULTURE, TYP., www.wolfhorticulture.com *DECORATIVE POT & PLANT MATERIAL TO BE SUPPLIED AND MAINTAINED BY STEVE WOLF HORTICULTURE S-7 OUTDOOR BUil T-IN BBQ CENTER -ON GRADE S-8 VERTICAL FOUNTAIN WALL WITH BASIN & LIGHTING -ON GRADE S-9 RAISED PLANTER WALL -ON GRADE S-10 DECORATIVE WALL ART -BY INTERIOR DESIGNER S-11 ENHANCED CONCRETE PAVING -ON GRADE S-12 BUILT-IN SEAT WALL WITH CURVED BENCH SEAT -ON GRADE S-13 MASONRY FIRE-PIT -ON PODIUM S-14 BUILT-IN SEAT BENCH & RAISED CURVED PLANTER S-15 S-16 S-17 S-18 S-19 S-20 S-21 S-22 S-23 S-24 S-25 S-26 S-27 S-28 -ON PODIUM DECORATIVE SIGNAGE WALL ON SLOPE A CD-1 BIOFIL TR.A TION PLANTER BASIN W/ CISTERN PIPE (BMP-1,2 & 3) "REFER TO CIVIL ENGINEER'S PLANS• •BIOFILTRATION BASIN PLANTER: SHALL BE A LINED, BASIN PLANTER DESIGNED IN CONJUNCTION WITH CISTERN PIPE. "PLANT SELECTION FROM APPENDIX 'E', BMP DESIGN MANUAL FIRE ACCESS STAIRWAY & GATE REFER TO CIVIL ENGINEER'S PLANS ACCESS STAIR & CHEEK WALL -ON GRADE DECO. MASONRY PEDESTAL PAVING & CONC. ACCENT BANDING -ON PODIUM DECORATIVE ART SCULPTURE IN RAISED PLANTER RAISED PLANTER WALL -ON PODIUM GARAGE DRIVEWAY & APRON REFER TO CIVIL ENGINEER'S PLANS APARTMENT GARAGE/ APARTMENT BUILDING REFER TO ARCHITECTURAL PLANS DECORATIVE BOLLARD LIGHTING MAILBOX CLUSTER LOCATION -ON GRADE DECORATIVE SHADE SAIL OVERHEAD W/ STRING LIGHTING MASONRY FIRE-PIT & SOFT SEATING -ON GRADE BIOFIL TR.A TION PLANTER BASIN (BMP-4) •REFER TO CIVIL ENGINEER'S PLANS• "BIO FILTRATION BASIN PLANTER: SHALL BE A LINED, BASIN *PLANT SELECTION FROM APPENDIX 'E', BMP DESIGN MANUAL I S2ET I I s;Ers 1 CITY OF CARLSBAD PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GJBRAL TAR, CARLSBAD CONSTRUCTION LAYOUT PLAN I APPROVED: PLANNING I I 11 DRAWING NO I OWN BY: SMP PROJECT NO. DATE INITIAL CHKD BY: SMP CITY APPROVAL RVWDBY: SMP ; ' i ; ' ! Undergro:.md Service Alert ~·~~ Call, TOLL FREE '@ /~0, @\ (l( !lfl . "1 '1·800 \~ 422·4133 \ ' TWO WORKING DAYS BEFORE YOU DIG ' I , E8 NORTH Li MATCHLINE: SEE SHEET 2· , • • • 111111 • 111111 • • • iiillll • • • • • • • • • • • • • • • • • • • • • • •'.111111 ' : LI ' I \ !-t-----rl-~---.f-----1 ,1 I ';/··· .-~-'-c--~--11------u ,, I\ . I BUILDING 'A' :r Snrlrr_e=_=_~_~_ ==~ sa'_~_=_~_ =_ -~nir=_=_=_ = __ ==n=_=_=_= __ =_=#c]rr', f'irb_=_ = __ =_=n=_~_ c.=,_=_=_d'm1=.?== __ =_=_=_=rn;= __ =_=_=_=_ lii'IFir=_=_=_=_=_,_ rn=_=_=_=_ d-'iillmL=b_=_=_=_ =_ n=_=_=_=_ = __ =_~F='r---'rl~--tl: ,. I . ----'----'-- -;-., ., , ' .. :·· .. v,NDSC4p<' PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT «;.~<;;; \J'.· MurpJiy --1~ -~ SCALE: 1" = 1 O'-O" ;.._0 :+ C,· '16 ~ !j i.~ •✓:.:;,. Ill ~ cf ~ ~ .~ ' Signature 7-31-20 ENVIRON:V.ENTAL DESIGN ~eMwolDo~ 0 1 O' 20' 30' 40' 2-13-19 )I, SUMMERS/MURPHY & PARTNERS, INC. ,::---..._ Date ~~ 34197 PACIFIC COAST HWY, SUITE 2D0 DATE Op CALl'ol" DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER I I PA, I I I I ; J 1--i! ,I l1·--· 11 ',./ •. --·-- t----1< i 'I DEVELOPERS NAME: ADDRESS: .,,:::fj") .::::,:;, 1••'•!:~r ::,·;,' --::u• m -m .. -[ ----1. BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE PLAN PREPARED: FEBRUARY 13, 2019 CONSTRUCTION NOTES: 1. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD AND ADJUST AS NECESSARY WHILE MAINTAINING THE DESIGN CONCEPT. 2. CONTRACTOR SHALL VERIFY ALL UTILITY LOCATIONS PRIOR TO BEGINNING ANY WORK AND CONTACT LANDSCAPE ARCHITECT FOR AUTHORIZATION IF MODIFICATIONS ARE NECESSARY. 3. PAVING CONTRACTOR SHALL COORDINATE WITH DRAINAGE CONTRACTOR, IRRIGATION CONTRACTOR AND ELECTRICIAN TO ENSURE THAT ALL SLEEVES AND CROSSINGS ARE PROVIDED PRIOR TO PLACING OF PAVING, CONCRETE, ETC. 4. VERIFY WITH THE PROJECT SOILS ENGINEER THE NEED FOR REINFORCING, BASE MATERIALS, PRESATURATION, ETC., FOR WALKS, PATIOS, FOOTINGS, ETC. 5. EXPANSION JOINTS OCCUR AT BOTTOM OF STEPS, CHANGE IN DIRECTION OF CONCRETE WALKS, ADJACENT TO BUILDINGS AND WHERE NEW CONCRETE PAVING ABUTS EXISTING SIDEWALKS AND/OR CURBS. THE RECOMMENDED SPACING FOR EXPANSION JOINTS IN WALKS IS 16'-0" O.C. FOR CONTINUOUS WALKS UNLESS OTHERWISE RECOMMENDED BY SOILS ENGINEER. 6. SCORE JOINTS OCCUR WHERE SHOWN ON PLAN AND AS NECESSARY TO MINIMIZE AND CONTROL CRACKING OF CONCRETE PAVING. 7. ALL CONSTRUCTION SHALL CONFORM TO ALL LOCAL CODES AND ORDINANCES. 8. ALL PRODUCTION WALKS, STOOPS AND DRIVEWAYS ARE TO RECEIVE A MEDIUM BROOM FINISH UNLESS OTHERWISE NOTED 9. FINISH SURFACE OF CONCRETE TO BE 1/2" MINIMUM BELOW STUCCO SCREED: VERIFY IN FIELD AND ADJUST GRADES IF NECESSARY TO ACHIEVE THIS. 10. STEP TREADS TO BE 12" WIDE (TYPICAL). STEPS GROUPED TWO OR MORE TOGETHER ARE TO RECEIVE HANDRAILS. 11. ALL HORIZONTAL CONTROL FOR WALLS OR FENCES BY OTHERS. REFER TO CIVIL ENGINEER'S PLANS. 12. SLEEVE ALL UNDERGROUND WIRE FOR LOW VOLTAGE LIGHTING. 13. FOR GRADING AND DRAINAGE INFORMATION REFER TO CIVIL ENGINEER'S PLANS. SYMBOL LEGEND SYMBOL DESCRIPTION SYMBOL DESCRIPTION PA PLANTING AREA \. I G '1" ,C--,,1' ALIGN F.0.B. FACE OF BUILDING CALLOUT EJ EXPANSION JOINT <r. CENTER LINE D□D UTILITY LOCATION IE PROPERTY LINE TYP TYPICAL CONDITION 1 STREET LIGHT -----PROPOSED STEP DATE INITIAL DATE INITIAL BY: SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL KEY MAP THIS SHEET \ ' " ~-,--· ' 1; : ]' Ea NORTH FINISH SCHEDULE NO. SITE S-1 S-2 S-3 S-4 S-5 S-6 S-7 S-8 S-9 S-10 S-11 S-12 S-13 S-14 S-15 S-16 S-17 S-18 S-19 S-20 S-21 S-22 S-23 S-24 S-25 S-26 S-27 S-28 DATE INITIAL CITY APPROVAL DESCRIPTION DETAIL/SHEET PRODUCTION CONCRETE SIDEWALK REFER TO CIVIL ENGINEER'S PLANS DECORATIVE MASONRY PAVING & CONC. ACCENT BANDS -ON GRADE STREET CURB & GUTTER REFER TO CIVIL ENGINEER'S PLANS PROPERTY WALL/ FENCING SITE FURNISHINGS & TRASH RECEPTACLES BY OWNER B CD-1 DECORATIVE POTS & PLANTING (SELF WATERING BLADDER) PER STEVE WOLF HORTICULTURE, TYP., www .wolfhorticu lture. com "DECORATIVE POT & PLANT MATERIAL TO BE SUPPLIED AND MAINTAINED BY STEVE WOLF HORTICULTURE OUTDOOR BUILT-IN BBQ CENTER -ON GRADE VERTICAL FOUNTAIN WALL WITH BASIN & LIGHTING -ON GRADE RAISED PLANTER WALL -ON GRADE DECORATIVE WALL ART -BY INTERIOR DESIGNER ENHANCED CONCRETE PAVING -ON GRADE BUILT-IN SEAT WALL WITH CURVED BENCH SEAT -ON GRADE MASONRY FIRE-PIT -ON PODIUM BUILT-IN SEAT BENCH & RAISED CURVED PLANTER -ON PODIUM DECORATIVE SIGNAGE WALL ON SLOPE A CD-1 BIOFIL TRATION PLANTER BASIN W/ CISTERN PIPE (BMP-1,2 & 3) 'REFER TO CIVIL ENGINEER'S PLANS• *BIOFIL TRATION BASIN PLANTER: SHALL BE A LINED, BASIN PLANTER DESIGNED IN CONJUNCTION WITH CISTERN PIPE. *PLANT SELECTION FROM APPENDIX 'E', BMP DESIGN MANUAL FIRE ACCESS STAIRWAY & GATE REFER TO CIVIL ENGINEER'S PLANS ACCESS STAIR & CHEEK WALL -ON GRADE DECO. MASONRY PEDESTAL PAVING& CONC. ACCENT BANDING -ON PODIUM DECORATIVE ART SCULPTURE IN RAISED PLANTER RAISED PLANTER WALL -ON PODIUM GARAGE DRIVEWAY & APRON REFER TO CIVIL ENGINEER'S PLANS APARTMENT GARAGE/ APARTMENT BUILDING REFER TO ARCHITECTURAL PLANS DECORATIVE BOLLARD LIGHTING MAILBOX CLUSTER LOCATION -ON GRADE DECORATIVE SHADE SAIL OVERHEAD W/ STRING LIGHTING MASONRY FIRE-PIT & SOFT SEATING -ON GRADE BIOFIL TRATION PLANTER BASIN (BMP-4) 'REFER TO CIVIL ENGINEER'S PLANS• 'BIO FILTRATION BASIN PLANTER: SHALL BE A LINED, BASIN 'PLANT SELECTION FROM APPENDIX 'E', BMP DESIGN MANUAL I S3ET I CITY OF CARLSBAD ~ PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD CONSTRUCTION LAYOUT PLAN I APPROVED: PLANNING I DWN BY: SMP I PROJECT NO. 11 DRAWING NO I CHKD BY: SMP RVWDBY: SMP A -I l NOTE: ALL PROJECT SIGNAGE AND MONUMENTS SHALL REQUIRE A SEPARATE PERMIT UNDER THE CITY OF CARLSBAD SIGNAGE REVIEW PROCESS. PLAN VIEW SCALE: 3/8" = 1 '-0" ELEVATION VIEW SCALE: 3/8" = 1 '-0" CORNER SIGN WALL ±24'-8" v,NDSC,ip<' ~<-_,'\j w,.. Murp1,J, -1--P. ~ C,· ~ ~ " ,,_ 0 -·~ ',>;.;:... <::;.Ji ~("\"\ wcf' ~o ~ ~ Signature 7-31-20 ~~enewol Do~ 2-13-19 >I- u')': Date *"?- "'Jt Op CALl'o'I' -··--··--------------- I 67 ~~::::;:;;~=------/--66 --1-------"~::------f---65 CL k 1 64 63 62 61 ,I 'I : z <( 0 ...J f-a. 0:: (!) w z l Ll. 15 j/ w 0:: ~ ,, , / (!) _, -11=---I I =1 '1 1=TT• '!~~ ,-1.-, l-1: -I! I ' I! I --=111 Ii l Ii =111 7T ' 1 i =::1)1===,jjlJ '-1 ' 9 ,__ ___ --_-+-I, f--'-_,..._ <J Li SECTION VIEW -A SCALE: 3/4" = 1 '-0" 6' O.C. TYP. : " CL k 1 VARIES PER GRADING PLANS~ 2" \_c * -", C""',CT'a ---j---,-""""71,, ,,,-,,,-, -,--,, :---H--, ---,----'-'-''\'----,-----,----,,------',;--,--,,,-,,,-+--,-----,-----'-;"'-"""'T-""'"',,;--+' I Ii/ =1 ! ] ' i' ! i ! '1~' I_ I! 11 [=:_' -~• ! :=_•:I ~-:11-·:,;. I I 1-·-r>-72s, '.; r;;\.l:::;::::tk"'"\('1l¥. / ==¥ii '..:J ~i i~L, •\ --, I =: ; ! vv ,.,-~ <! , _i i ' :==I Ll 1-,,-, : ! 1,1--,=,,, .. I i -1-1-:· SECTION VIEW -A SCALE: 3/4" = 1 '-0" <i O'.l z :a: rJ) z <( ...J 0 a. f-...J 0:: ~ w Ll. ::, w f- 0:: 0 ::, 0:: f-rJ) B COMBO WALL/ VIEW FENCE PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT "M~~P ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DATE DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER ; .\ · l i 11; . · , 'I, ' . // , !' II : //,,, ELEVATION VIEW SCALE: 3/4" = 1'-0" DEVELOPERS NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692,9120 DATE PLAN PREPARED: FEBRUARY 13, 2019 BY: SUMMERS/ MURPHY & PARTNERS, INC. DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION (0 DATE INITIAL OTHER APPROVAL LEGEND 1. DECORATIVE WALL CAP -REFER TO FINISH SCHEDULE 2. 8x8x16 CMU BLOCK-GROUT SOLID ALL VOIDS, REFER TO STRUCTURAL ENGINEER'S DETAILS, TYP. 3. WALL FINISH -REFER TO FINISH SCHEDULE 4. PIN-SET STEEL LETTERS WITH UP-LIGHTING 5. FINISHED GRADE TO HAVE NATURALIZED CONTOURED GRADING 6. COMPACTED SUBGRADE 7. WATERPROOFING, TYP. 8. FRENCH DRAIN -CONNECT INTO DRAIN SYSTEM 9. REINFORCED CONCRETE FOOTING -REFER TO STRUCTURAL ENGINEER'S DETAILS, TYP. 10. ADJACENT ARCHITECTURE -REFER TO ARCHITECTURAL PLANS NOTES: REFER TO STRUCTURAL ENGINEER'S DETAILS & CALCULATIONS FOR ALL CONNECTIONS, FOOTING, AND REINFORCING INFORMATION. LEGEND 1. 3"SQ. TUBE STEEL POST -EMBEDDED INTO CMU WALL -REFER TO STRUCTURAL PLANS FOR EMBED RECOMMEDA TIONS 2. 1/2" SQ. STEEL PICKET, 4" O.C. SPACING MAX. 3. 2"SQ. TUBE STEEL HORIZONTAL TOP AND BOTTOM RAIL 4. 8x6x16 CMU BLOCK -GROUT SOLID ALL VOIDS, REFER TO STRUCTURAL ENGINEER'S DETAILS, TYP. -REFER TO FINISH SCHEDULE FOR BLOCK INFORMATION 5. 2" CMU PRECISION CAP -REFER TO FINISH SCHEDULE 6. FINISH GRADE, TYP. 7. REINFORCED CONCRETE FOOTING -REFER TO STRUCTURAL ENGINEER'S DETAILS, TYP. 8. WATERPROOFING, TYP. 9. FRENCH DRAIN -CONNECT INTO DRAIN SYSTEM NOTES: ALL TUBULAR STEEL PIECES TO BE METALLIZED METALIZATION TO BE ZINC HOT DIPPED OR APPROVED EQUAL TREAT FIELD WELDS TO PREVENT RUST REFER TO STRUCTURAL ENGINEER'S DETAILS & CALCULATIONS FOR ALL CONNECTIONS, FOOTING, AND REINFORCING INFORMATION. I S4ET I CITY OF CARLSBAD I SH1E4S I PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD CONSTRUCTION DETAILS I APPROVED: PLANNING I SMP I II DRAWING NO I DWN BY: PROJECT NO. DATE INITIAL CHKDBY: SMP CllY APPROVAL RVWD BY: SMP I. GENERAL A. Contractual Relationship In the performance of this contract, Contractor shall hold Landscape Architect and Owner harmless from any and all liability, costs and charges arising out of, or in connection with, contractors, employees, or it's agent's negligence, omissions, errors. 8. Errors or Conflicts If any errors or conflicts are discovered in the plans or notes, they shall be interpreted so as to accomplish the real purpose of those plans and notes. C. Additions, Deviations and Alterations No deviations or alterations from the plans and specifications will be permitted unless authorized by the Owner or the Landscape Architect. Should deviation from plans and notes become necessary due to conflicting site conditions, Owner and Landscape Architect shall approve in advance any such deviation. No additional work will be authorized without the express written authorization from the Owner. D. Interpretation The Contractor shall comply with the obvious intent and meaning of these plans and spacificaiions which shall be construed to include all labor, material, tools and equipment necessary io complete the work specified herein in a workmanlike manner in strict accordance with plans and notes. Should any questions arise as to the intent and interpretation of these plans and notes, Contractor shall refer to Owner and Landscape Architect whose decision thereon shall be final. E. Observation and Rejection of Materials and Workmanship All materials and workmanship furnished or perfor:ned by Contractor shall be subject to final observation and acceptance by Owner and Landscape Architect upon completion of all contract work whether previously paid for or not. At any and all times during the performance of this contract, Contractor shall make available for observation, test and approval, materials and workmanship. Failure of such observers to make observation, tests or approvals shall not prejudice the right of Landscape Architect or Owner on final observation. Contractor shall promptly replace any and all material, workmanship and equipment which does not conform to the plans and notes. All materials used on this contract shall be new and the best marked quality unless specified otherwise. F. Samples \/Vhen so required by the Owner or Landscape Architect, Contractor shall submit for approval samples of the various materials, and specify finish thereon. G. Local Codes All construction shall conform to all local building codes and ordinances. It is Contractor's responsibility to verify all codes prior to commencing work. H. Utilities Contractor shall be responsible for verifying the location of all underground utilities, electric cables, conduits, sprinkler lines and all utility lines prior to any construction. I. Removal of Debris and Clean-Up Contractor shall thoroughly clean and keep free of debris and waste material entire construction area to the satisfaction of the Owner. J. General The general conditions and any special conditions that Owner may require shall apply with the same force and effect as though written in full herein for all construction sections. 11. SITE EXCAVATION AND ROUGH GRADING Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all clearing, stripping, excavating, backfilling, grading and related work as shown on the drawings, including but not limited to the following: A. Protection of al! curbs, walks, walls, structures and other existing work which is to remain. 8. Clearing and stripping site of brush, debris and other foreign materials as outlined in the drawings. C. Excavation for all foundations and footings to the dimension and depth shown on the drawings. Bottoms of excavations shall be smooth and level. All loose material shall be removed therefrom. D. Subgrades shall be watered and compacted to a relative compaction of 95%. E. Subgrades under all paving shall be true to grade and cross section, hard, uniform and smooth prior to placement of base material. F. Backfilling of all excavations and trenches after placement of foundations, walls, walks, utilities, etc., as outlined on the drawings. Compaction of backfill shall be in acceptance with Engineer's specifications. G. Grading of areas indicated in the drawings including bringing existing grades to within 1/10 foot plus or minus. Final design grades as indicated on the drawings. H. Stockpiling of excavation material or import top soil fill and sand shall be as outlined on the drawings or as approved by Landscape Architect. !. Clean up and remove all debris and surplus material and remove from site. Ill. DRAINAGE Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all drainage systems as shown on the drawings, including but not limited to the following: A. Materials 1. Acrylonite Butalene -Styrene (ABS) Schedule 40 drain pipe, perforated or non-perforated in diameters shown on the drawings. 2. Basins and Drains -High impact plastic Styrene drain basins, catch basins with grates, high impact plastic Styrene deck drains, and/or precast concrete drain box and catch basins and cast iron grate in diameters and sizes as shown on the drawings. Stainless steel or brass deck drains in hardscape as shown on the drawings. B. Trenching and Laying Pipe 1. Trenches to pitch a minimum of 1/8" per foot unless otherwise indicated on the drawings. Contractor to verify all invert elevations and trench depth prior to excavation. 2. Bottom of trench shall be smooth and continuous to flow direction. A hollow shall be made to receive bell of pipe so the joint will not bear upon the subgrade. Adjustments to line and grade shall be made by scraping away or filling in with backfill under the base of the pipe and not by wedging or blocking. 3. Trench material shall be used for backfill. However, no rocks or lumps shall be used. Welded joints shall be given at laast 15 minutes setup before handling. Above the level of initial backfill, the trench may be backfilled with trench material. 4. Compaction -Compaction by tamping shall not be done in layers exceeding eight inches in loose depth with each layer thoroughly compacted between. C. Clean-Up and Testing 1. Prior to covering of trenches, drain line and basins shall be checked to insure proper flow and water tightness. 2. The piping systems shall be flushed and cleaned prior to connecting to existing drain line, catch basin or storm drain systems. 3. Upon completion of work, remove debris, tools and surplus material from site. IV. CONCRETE Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all concrete flatwork as shown on the drawings including but not limited to the following: A. Materials 1. Cement-Standard Portland Cement, per designation C-150 of the ASTM Type II, 111, orV, low alkali, single brand throughout. Refer to Soil Engineer's Report for Recommendations. 2. Aggregate -ASTM Specification C-33 3/4" maximum size. Decorative aggregates or pea rock as shown on drawings. Fine natural sand, well graded conforming to ASTM C-144. 3. Water -Water used shall be of potable quality. 4. Steel -Reinforcing steel for decks and walks to be intermediate grade deformed bars conforming to ASTM A-615 and/or Grade 40. Mesh ASTM A-496, size where shown on drawings. 5. Expansion Joints -Asphalt impregnated felt. Polyfelt Ethafoam as indicated on the drawings. 6. Control Joints -Saw cut joint 1/4 of slab thickness. Hand tooled score joints 1/4" deep minimum where shown on the drawings. 7. Cold Joints -Butt type, butt type with dowels. Screed key joint as indicated on the drawings. 8. Joint Sealant -Two parts Polysulfide sealant as manufactured by Thiokol, Class AS, self leveling or multi-part polyurethane construction sealant by L.M. Scofield, in matching color. 9. Curing Material -Hunts process MD7C. 'Lithochrome' color wax for color conditioned concrete by L.M. Scofield, in matching color of concrete as indicated on the drawings. 10. Color Conditioned Concrete -'Chromix' admixtures for integral colored concrete by L.M. Scofield Company. 11. Dust-On Color -'Lithochrome' color hardener by L.M. Scofield Company. 12. Surface Retardant -'Lithotex' top surface retarder as manufactured by L.M. Scofield Company, or 'Sika' surface retardant or 'Rugesol' as manufactured by Sika Corporation. 8. Subgrade 1. Grade all subgrades to a uniform depth and compaction. Moisten all subgrades prior to pouring of concrete. 2. Cut all footings in undisturbed or compacted soil. 3. Place sand or aggregate base as shown on the drawings and as specified by a Soils Engineer. C. Forms 1. Use only finished lumber. Set all forms true to grade and position. 2. Moisten all forms prior to pouring of concrete or use approved form release agents. D. Expansion Joints 1. Place expansion joints in concrete at intersection of concrete and fixed structures, i.e., garage, walls, base of steps, pool bond beam as indicated on the drawings. 2. Place control joint in concrete not to exceed a horizontal spacing as specified by a soils engineer. 3. Place construction joints in concrete where casting on concrete is to be stopped and subsequent casting is to be started. E. Concrete 1. Class A concrete shall contain not less than 5 sacks of cement per cubic yard and be proportioned to attain a maximum cylinder strength of 3,000 PSI in 28 days. Compressive strengths are to be determined in accordance with ASTM C-39. The slump shall not exceed 4". 2. Concrete mixing -All transit mixed concrete shall be mixed and delivered in accordance with the requirement of Standard Specifications for ready mixed concrete ASTM C-94. F. Concrete Finishing 1. Broom Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel, and edge to an even hard surface. Score as indicated on drawings. Use a new manila hemp bristle broom. Brush markings on slab in uniform fashion as shown on the drawings. 2. Rock Salt Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Score as indicated on drawings. Hand broadcast rock salt in even distribution and tamp in. Wash off concrete with enough pressure to dissolve rock salt after concrete has set. 3. Pea Rock Retarded Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities.Float to a smooth surface, steel trowel and edge to an even hard surface. Apply surface retardant to finished surface, prior to initial set per manufacturer's recommendations, L.M. Scofield, using sprayer, providing even distribution. Reveal aggregate by using water jet and coarse fiber brush to remove retardant paste from surface, washing thoroughly until surface is clean and exposure is complete and uniform. 4. Hand Seeded Aggregate Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Hand seed surface in uniform fashion over entire area keeping stone 1/2" minimum from edges and expansion joints. Tamp aggregate to a uniform depth below concrete surface. 5. Stamped Concrete -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface. Apply color hardener 'Lithochrome' by L.M. Scofield by the dry shake method using a minimum of 60 pounds per 100 square feet. Apply in 2 or more shakes and float after each shake. Trowel only after final floating while concrete is still plastic using imprinting tools to make pattern as shown on the drawings. Apply color curing compound 'Lithochrome' color wax by L.M. Scofield Company using roller or sprayer. If 'Bomacron' type surface is shown on drawings, a release agent must be applied prior to texturing the concrete. Color curing compound may be optional, as indicated on the drawings. v-ND S C-4 p <' PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT <t-<,_,'v -,;. Mucp0;, </1'. ,__<; G· 1; '-5c -4::; c., ,.. 0 " ..._ -~ ·,;,~ ~ i 0 ~ Signature 7-31-20 ENV/R.ON!'!~ENTAL DESiGN ~e,ewolDo~ 2-13-19 * SUMMERS/MURPHY & PARTNERS, INC. Date ~"r-34197 PACIFIC COAST HWY, SUITE 200 DATE OF CAur0~ DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER 6. Sand Finish -Tamp fresh concrete with heavy metal grid. Screed with straight edge to remove all irregularities. Float to a smooth surface, steel trowel and edge to an even hard surface. Prior to set, lightly sponge surface to reveal small surface fines while not exposing aggregate. Alternate method, after initial set, surface to be washed with a diluted solution of muriatic acid and water, and brushed to reveal surface lines. Surface must be continuously wet to avoid acid burn. F. Clean-Up Upon completion of work, remove all forms, debris, material and tools from site. V. BLOCK MASONRY Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all block masonry as shown on the drawings, including but not limited to the following; A. Materials 1. Slump block units meeting grade A, ASTM C-90, concrete block units Grade A, ASTM C-90. 2. Cement -Standard Portland Cement ASTM designation C-150 Type I or II, low alkali. 3. Sand -Clean, well graded ASTM designation C-144. 4. Water -Water used shall be of potable quality. 5. Steel -Reinforced steel for wall to be Grade 40 deformed bars ASTM designation A-165. 6. Concrete -Class A concrete minimum 2,000 PSI at 28 days. 7. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 4-1/4 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 8. Grout -by volume freshly prepared, uniformly mixed 1 part cement, 3 parts sand, 2 parts pea gravel. B. Laying of Masonry 1. Lay all masonry straight and true to line with vertical joints plumb over each other. Horizontal joints shall be level. Headers and corner units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. D. Cutting of Masonry 1. No cutting of masonry units shall be allowed unless shown on the drawings. E. Grouting of Masonry 1. Grout all cells with vertical steel solid as shown on the drawings. 2. Grout all cells below grade solid. 3. Provide minimum 3/4" between steel reinforcing and blocks. F. Weepholes 1. Open joint weep holes at 32" O.C. maximum on bottom course of retaining walls with 1 cubic foot gravel if shown on drawings or approved drainage system per Structural Engineer's specifications. G. Expansion Joints 1. Provide vertical expansion joints in wall per local code and Structural Engineer's specifications. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, 2 coats. I. Cleaning 1. Clean all masonry work, remove all mortar stains. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VI. BRICK MASONRY Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for the completion of all brick or stone masonry as shown on the drawings, including but not limited to the following: A. Materials 1. Brick or stone conforming to ASTM A-62 grade MW as shown on the drawings. 2. Cement -Standard Portland Cement ASTM designation C-150, Type II, Ill, or V low alkali single brand throughout. Refer to Soils Engineer's report for recommendations. 3. Sand -Clean, well graded ASTM designation C-144. 4. Water -Water used shall be of potable quality. 5. Steel -Reinforced steel for walls to be Grade 40 deformed bars ASTM designation A-165. 6. Mortar -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 1/2 part lime putty, 3 parts sand, conforming to ASTM C-270. Omit lime putty if plastic cement is used. 7. Grout -by volume, freshly prepared, uniformly mixed in ratio 1 part cement, 3 parts sand or 1 part cement, 3 parts sand and 2 parts pea gravel. 8. Laying of Brick 1. Lay all masonry straight and true to line with brick vertical joints plumb over each other. Horizontal joints shall be level. Headers and corner units to show finished faces where exposed. Joints and bond pattern to be as shown on the drawings. C. Reinforcing 1. All bars in masonry shall be lapped a minimum of 40 bar diameters. Dowels for walls and columns to be same size as wall reinforcing. Refer to Structural Engineer's specifications for all steel sizes and locations. DEVELOPERS NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE PLAN PREPARED: FEBRUARY 13, 2019 DATE INITIAL BY: SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK REVISION DESCRIPTION ------ D. Cutting of Masonry 1. Use masonry saw for brick cuts unless specified otherwise. Bricks cut less than 1/2 length shall not be used. Stone to be cut with chisel and hammer. E. Grouting of Masonry 1. Grout core walls solid as shown on the drawings. 2. Provide minimum of 2-1/2" grout space between double brick walls. Provide minimum 3/4" between steel reinforcing and brick. H. Waterproofing 1. Waterproof all retaining walls below grade with asphalt emulsion, or other as specified by Soils Engineer. I. Cleaning and Sealing 1. Clean all masonry work. Remove all mortar stains. Remove alkali with solution of muriatic acid and water. Apply clear sealer to exposed surfaces if shown on the drawings. 2. Upon completion of work, remove all mortar droppings, debris, materials and tools from site. VII. CARPENTRY Scope of work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all carpentry as shown on the drawings. A. Materials 1. Wood -rough sawn, resawn, surfaced 4 sides where shown on the drawings, straight, sound, free from marks, pin head knots, sap pockets, slivers, and checks. Select grade or better where shown on the drawings. 2. Douglas Fir, Redwood, Western Red Cedar or as shown on the drawings. 3. Posts, Plates and other at-grade connections to be Redwood, Western Red Cedar or pressure treated Douglas Fir as shown on the drawings. 4. Hardware -column bases -'Simpson Strong Tie' or equal. Post caps and strap ties - 'Simpson Strong Tie' or equal. Joist hangers and heavy angles -'Simpson Strong Tie' or equal. Screws, hinges, nails, bolts, and washers. All hardware material to be galvanized. 5. Stain and paint -as selected and shown on drawings. 6. Concrete -Class A minimum 2,000 PSI at 28 days. 8. Rough Carpentry 1. Set all posts, beams, rails and framing plumb and true to line as shown on the drawings. 2. Connections -make all connections as shown on the drawings.Splice lumber at posts only. Utilize all nail and/or bolt holes for all hardware. 3. Ease all top edges of exposed lumber for bench tops, low walls, etc., where surface contact is provided. 4. Post base -set post column base as shown on drawings, providing minimum 1" clear all sides from finished post base to top of paving. 5. Countersink nails and bolts in all locations where surface contact is provided, i.e., bench top etc. VII. METAL WORK Scope of Work -Provide all labor, materials, tools, equipment, transportation and necessary incidentals for completion of all metal work where shown on the drawings, including but not limited to the following: A. Materials 1. Steel tubing in sizes shown on the drawings ASTM designation 500 and/or hand forged, cold rolled wrought iron in sizes as shown on the drawings. 2. Hardware -hinges, latches, bolts, washers, screws, etc., to be heavy duty. 3. Concrete -Class A concrete minimum 3,250 PSI at 28 days and/or 'Par-Rock' as shown on the drawings. 4. Paint -Zinc Chromate primer, 'Rustoleum' finish surface coats or equal. 'Metalizing' or galvanizing or powder coating if shown on the drawings. 8. Fabrication and Installation 1. Contractor shall make all measurement for fabrication in field prior to starting work. 2. Horizontal bars to taper with grade or step with grade as shown on the drawings. Vertical bars to be plumb. C. Welding 1. Welding to comply with the requirements of standard code for ARC and gas welding. 2. Weld to only clean, rust-free surface. 3. All welds to be continuous and free of cracks, craters and porosity. Tack welds not acceptable. 4. Grind smooth all exposed welds, match adjoining surfaces. 5. Plug all open ends and tops, and weld. D. Painting 1. Prime all metal work with one coat Zinc Chromate primer. 2. Paint all metal work with 2 coats 'Rustoleum' in semi-gloss or flat as shown on the drawings. Paint to be 4 mils minimum dry thickness each. 3. Prime and paint per above, all field welds. E. Protection and Cleanup 1. Protect all existing work from paint overspray. 2. Obtain Fire permit where required for on-site welding. 3. Upon completion of work, remove all scrap iron, debris, materials and tools from site. I SsET I I s1E4s I CITY OF CARLSBAD PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD CONSTRUCTION SPECIFICATIONS I APPROVED: PLANNING I I II DRAWING NO I OWN BY: SMP PROJECT NO. DATE INITIAL DATE INITIAL CHKD BY: SMP OTHER APPROVAL CITY APPROVAL RVWD BY· SMP /' CORNER SIGHT DISTANCE LINE, TYP. . RIGHT-OF WAY LINE .-/ f V , / / / I / / ! . / 'I '/ / / , , ' , , ( i : ' t. -_.' ' \ ,, ',\\ ' ', ' . ' , , ', ', ', , , / d/ Underground Service Alert rn ,-:Dfil;/l,' -~~ Call, ¼ti: ~ ©@ TOLL FREE /~/ ~ t\ Jt'1 fffl ~ 'Pl 1·800 11 ~ ,, \~ 422-4133 NORTH TWO WORKING DAYS BEFORE YOU DIG , , , ·. ' ·,. B~; , ,\ 'J, \ _ I t:!\\.-·¾1 ~ . : . 'Ill 1 ,\,','; , .• ,\/, '-'-'--', ¾\.'\'t ¼' ·'«..:·-,..; , IJ¾\\_\·i\lt ::;: . ·.· ·:1''.','l I L ~-t~_,,_.,, ,.,i't'1'\t'i Ill .\<\,,~,,"! \'t~;:t'J. 1i.·,, -~1·: ,\ ',,,, Iii ''\' \ ,'' \ ''1-1====~ .,t;·d\¾\ Iii•\•'\\\ ~+\'-~-~ lj '.\'.\'\ \_\\\'.*·, ' .. ,, ., .. ,,,. !IL ,; ' ¾ '1: ¾_.:\, \ ii ,,,,,' ■:\ \'\ ~\ \\ II '\'\ '. ·\'.( Ill 1 1 1\ % -, R'~· t'4J:\ %_A II: , \, \·''\ 11 \{,\\ J,: illl '4·'.t"'.\;t\ ~-"{,,\'/\\\' Ill 'i\ ~-_\¥' "' Ill ;.'t1i•''\\l : ;\,',~\,,,:\' ~ I II ' . i_' , ' , , SCALE: 1 " -16' -O" - 0 16 32 48 64 BUILDING 'A' ///// / / 1_L __ z_.,L".j~--LLL ~ ~ 0 ~~ .··' ~ // -v \ \ \ \.,.-,, \ \ \ \ \ , \ \ \ ~ \ \ 0)/\ ~ /(> /' (> /\ \ \ \ \ \ \ V RIGHT-OF WAY LINE RIGHT-OF WAY LINE . v-l-lDSC,s,o< PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT ~<.,_,.\) ~-Murphy -1,?. SMPt ;..._~ C,· 1-'. ~ °' * 0 -i..~ •/=:::,. &£ 0~ "' -; Signature 7 31 20 !:NI/IRON.MENTAL DESIGN ~enewolD,~ 2-13-19 >I-SUMMERS/MURPHY & PARTNERS, INC, [)(lte R-~'1(--34197 PACIFIC COAST HWY. SUITE 200 DATE Op CALl'O DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER ~---------~---" ---- DEVELOPERS NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692,9120 DATE PLAN PREPARED: FEBRUARY 13, 2019 DATE INITIAL DATE INITIAL BY: SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL KEY MAP '' SITE \ EB NORTH MAINTENANCE RESPONSIBILITY LEGEND SYM DATE INITIAL CITY APPROVAL DESCRIPTION PLANTING AREA: PUBLIC RIGHT-OF-WAY -TO BE MAINTAINED BY OWNER PLANTING AREA: COMMON SPACE -TO BE MAIN TAI NED BY OWNER I SH6ET I CITY OF CARLSBAD ~ PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD MAINTENANCE RESPONSIBILITY PLAN I APPROVED: PLANNING I OWN BY: SMP I PROJECT NO. 11 DRAWING NO I CHKD BY: SMP RVWD BY: SMP . . • / I ., / ;' I . • Underground Service Alert TWO WORKING DAYS BEFORE YOU DIG ,CC$ .· . ~- / / (/ ;-,' / / r,' . r:J ' ~r/ _,, f c,;;j , / CORNER SIGHT DISTANCE LINE, TYP. / / RIGHT-OF WAY LINE / '"--~~__.,..,_...-A..._ / , / BMP BIOFILTRATION PLANTER I BMP-4 EXISTING STREET TREE ~ / -TO REMAIN & MAINTAINED / (EXISTING ASH TREE)/ , REFER TO CIVIL ENGINEER'S PLANS, TYP. / / / PROPOSED STORM DRAIN LINE • • . / . / / ✓ / / /·' / . / / •' . / ,.,.--. ///, .. ,,_ /. / / . ,,/ ./ ,,· \/ •-.- ~-/ ✓-/ ✓- / / .--,/✓ / ;/~. : ~/'__,,~-; ~ // ,./ I/ / / £~ , .-.. ,/ .· .. ·~-/-,.·,.., / --' ' ~,,,--'' ' / ~ _, ✓-'/ ,,• .--/ /? '/$:.J / / ' /#✓~,/ / / //~ r . . / 0 :..,.,-.-' ,,/ / ,,-:;'~_) ,· / ,,;_' i' 1~7--/ .. 9'~ •' ~. ✓~j"/ ~~ / / / /' "-''-'.> / /, / / , , / / / l'>¾lii~ ,• / / / / / / / / / / / / . / • • • / / / f / / f / / / / ,,,-;. ////,.;-./ //,'// '-;il'ft/G· / ,' / // / l"i / 0 ///// /, ,,,--; /" / .,, ,, ,,. ,/, ds_,,,,1/ --.. / /~~ / / / / ' // / ' jpJ / ' // /¼I,~,,;;; ,, ,,. ✓o..,,, ,,11t· / / '/ ' '/ tr;; / • ... / / / / /' :1"' .• / /;{$'J ,,-/ / , ,,/; ~j ,, ,,. I /r'.'A!iif"'),_ ") / / ,?_$,,..:,, ' ;.,--1 BMP BIOFILTRATION PLANTER BMP-3 / ,r3,µ.,✓~p '/-i"-----. / , ~/_) ,, · ,d / c_..,'/ / €!--""' / ,/' I/ .. / . / REFER TO CIVIL ENGINEER'S PLANS, TYP. VAN ADA , -' / --~.::::-j=_ --··--·.L ..._ ; ' . -~ '. ·' ', ', \ -~-,-~--~,,' ',_ ~ ,0~ ' ', ' "; <:-,. ' '' . ' ' " . ' . ' ' "~ -"\ ' ' ' \ ' \ "\. \ ' ' ' \ ' '\ ' \ .. ' . ___ , BMP BIOFIL TRA TION PLANTER I BMP-2 REFER TO CIVIL ENGINEER'S PLANS, TYP. ,----- \ / \·· \ \ \ \ EXISTING STREET TREE -TO BE REMOVED (EXISTING SILK OAK TREE) \ \ / --' \ ·~:' ;'\ \ ~\ \,' / \· / \ \ \ \ \ 8 U I LD ING 'A'L'=-'::::'..l:!!l===~~!a-=====~~~~~ ----------------:--:;-· -- i ,; .. • . . ·1 MATCHLINE: SEE SHEET 8 \ \ \ \ \ \ PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT DEVELOPERS NAME: BNR DEVELOPMENT EB SCALE: 1" = 1 O'-O" ADDRESS: 23800 VIA DEL RIO NORTH 0 10' 20' 30' 40' ENVIRONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE DATE PLAN PREPARED: FEBRUARY 13, 2019 DISTRICT ENGINEER BY: SUMMERS/ MURPHY & PARTNERS, INC. NOTES: 1. 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 THATTHE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER 2. ALL PLANTING AREAS TO HAVE MINIMUM 2% GRADE POSITIVE SURFACE DRAINAGE AWAY FROM STRUCTURES AND AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. KEY MAP ,. '" THIS SHEET ' ' N.T.s-" vf1'1F+=i:::r::ni'.\..... : ;; \__ _;__!TI -~~···:····--;·rr\~ EE j -NORTH TREE LEGEND SYM BOTANICAL/COMMON NAME SIZE FORM WUCOL QTY. 0 00 ARBUTUS 'MARINA' 60" BOX MARINA STRAWBERRY TREE BAMBUSA TEXTILIS 'GRACILIS' 24" BOX SLENDER WEAVER'S BAMBOO BAMBUSA TEXTILIS 24" BOX WEAVER'S BAMBOO BRACHYCHITON POPULNEUS BOTTLE TREE BRAHEA EDULIS GUADALUPE PALM 72" BOX 36" BOX 25' BTH MULTI- TRUNK LOW BRNCH MULTI- CANES MULTI- CANES LOW BRNCH NAT. LOW BRNCH NAT. EXISTING STREET TREE, TYP. (APPROXIMATE LOCATION) -SEE NOTE ON PLAN L M M L L L SLOPE PLANTING NOTES SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A STANDARD #1 --COVER CROP I REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BE1WEEN AUGUST 15AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR B. STANDARD #2 --GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GAU_ON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 --TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER 1WO HUNDRED (200) SQUARE FEET. SLOPES --6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP),#2AND#3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP),#2, #3, AND#4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OFTHE FOLLOWING CONDITIONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. 8. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. 5 10 11 1 1 10 1-----+----+---------------t----+----t---t----; I SH;ET I ~c_1T_Y_o_PlA_~_N_l~_f_1v_,':_o~_s_B_A_D~ ~ DATE INITIAL DESIGNER OF WORK DATE INITIAL DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD TREE PLANTING LAYOUT PLAN I APPROVED: PLANNING OWN BY: CR CHKDBY: SMP RVWD BY: SMP PROJECT NO. 11 DRAWING NO I -------------------------- /; J Underground Service Alert rn SCALE: 1"=10'-0" ¼~ Call, TOLL FREE ~~ ~\ :c'll~1"' ,. ~ ,, 1-800 -~ 422-4133 NORTH 0 1 O' 20' 30' TWO WORKING DAYS BEFORE YOU DIG . LI-· . LI LI LI MATCHLINE: S~E SHEET 7 ------------------------111111 '111111 ' I I PROPOSED STORM DRAIN LINE -REFER TO CIVIL ENGINEER'SPLANS.TYP. BUILDING 'A' ' ' -----,1· L _____ ------- 40' BMP BIOFILTRATION PLANTER I BMP-1 REFER TO CIVIL ENGINEER'S PLANS, TYP. LJ "----------" v-NDSC4p<' PREPARED BY: <;;-<,_,\j ~-Murp!J_y 1',?, J.....{; C,• -1: q_ ~MtJ c., ,._ 0 -~~ fJ;p ~~ a:: _,. ~ Signature 7-31-20 ENVIRONMEN7Al D!::SIGN ~ec,wolDo~ 2-13-19 ,;. SUMMERS/MURPHY & PARTNERS, INC. D<lte ~'-(-34197 PACIFIC COAST HWY, SUITE 2DO OF CALl'o<?' DANA POINT CA 92629 (949) 443-1446 CARLSBAD MUNICIPAL WATER DISTRICT DEVELOPERS NAME: ADDRESS: TELEPHONE: DATE DATE PLAN PREPARED: DISTRICT ENGINEER BY: EXISTING STREET TREE -TO BE REMOVED {EXISTING SILK OAK TREE) RIGHT-OF WAY LINE: I :/1 f-----l ,1 '1' ' ,. V ' ii BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692.9120 FEBRUARY 13, 2019 SUMMERS/ MURPHY & PARTNERS, INC. m ~m-: ' . " :_J ~ DATE INITIAL DESIGNER OF WORK NOTES: 1. I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAFE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAFE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAFE 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. 2. ALL PLANTING AREAS TO HAVE MINIMUM 2% GRADE POSrTIVE SURFACE DRAINAGE AWAY FROM STRUCTURES AND AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. LANDSCAFE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. DATE INITIAL REVISION DESCRIPTION OTHER APPROVAL -------··-~ -- KEY MAP I / a---J N.T.S. TREE LEGEND ii --, ' -, •',> ~ ~ : : 1 ,.., THIS SHEET EE NORTH SYM BOTANICAL/COMMON NAME SIZE FORM WUCOL QTY. 0 00 ARBUTUS 'MARINA' MARINA STRAWBERRY TREE BAMBUSA TEXTILIS 'GRACILIS' SLENDER WEAVER'S BAMBOO BAMBUSA TEXTILIS WEAVER'S BAMBOO BRACHYCHITON POPULNEUS BOTTLE TREE BRAHEA EDULIS GUADALUPE PALM 60" BOX 24" BOX 24" BOX 72" BOX 36" BOX 25'BTH MULTI- TRUNK LOW BRNCH MULTI- CANES MULTI- CANES LOW BRNCH NAT. LOW BRNCH NAT. L M M L L L ---------------- EXISTING STREET TREE, TYP. (APPROXIMATE LOCATION) SLOPE PLANTING NOTES • SEE NOTE ON PLAN SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. ST AND ARD #1 -COVER CROP / REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BEAFPLIEDAT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE ASAFPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15AND AFRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. B. STANDARD #2 -GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 --LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 --TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200)SQUARE FEET. SLOPES --6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD#1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVERCROP),#2AND#3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP), #2, #3, AND #4 AREAS GRADED FLATTER THAN 6,1 REQUIRE STANDARD#1 (COVERCROP)WITHTEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. 8 2 I SsET I CITY OF CARLSBAD ur] PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD TREE PLANTING LAYOUT PLAN I APPROVED: PLANNING I OWN BY: CR I PROJECT NO. II DRAWING NO. I DATE INITIAL CHKD BY; SMP CITY APPROVAL RVWD BY; SMP l . . . / TOP OF SLOPE / SLOPE STANDARD #4 REQUIREMENT: , ~ REQUIREMENT SATISFIED. SLOPE TO BE PLANTED , . ./,; •.. · WITH FIVE GALLON SIZE SHRUB MATERIAL AT AN" /_, V ON-CENTER SPACING THAT EXCEEDS THE MINIMUM V REQUIREMENT OF (1) ONE GALLON CONTAINER /' <"'l.._ FOR EVERY (200 SF) TWO HUNDRED SQUARE FEET./· ~ .....,_, -,, (REFER TO SHRUB COUNTS WITHIN LEGEND) • ',. /' ··,c..,. / / / . . /" I ' ' \ \ ,. ' . .\ ·, \, \ .. > -. ., (.:_) ' \ \ \ \ ' ·-.;:--. \..._ " ' ' ' ' ' ' -----. ·. ' . ' . \ -~ < \ --\ \ ' ~ . ' ' 'I :I :I " ,1 1/ . . . . . . . . . . . . . ... ........ -... ~ . . . . . . • • 0 • • • • • 0 • • • • • 0 ••••~A:~-:• 0 • > • 0 • 0 0 • • 0 • • • • . . . . . . . . . . . . . . . . . . ·~· . . . . . . . . ..... <:. _::-:::;:::: ::-: -~-~ ~ ~ :·:·::0;:. :: . • ·• •, •• •• •. · • o ◊0,:?o0o0o0o0/:,o0,:/'o◊o o · • • • • • • • •. • • oooo,:,°§'ooo◊oO§'o()<}',:?00¢0,/>ff'◊ oo •,". • 0 o◊oOo¢o0o0o0o~o0o0o'tfr◊o◊o~o0o◊o~◊'},,,?o • ◊OOOOO()OOOOOOOO,C,O ◊~O OOO◊O ◊O,§'o ◊ 0•◊ o,:,<_,o/>oo<:,0◊0◊0◊0◊%,◊ooooo°.-r,Ol:>0600000000000 <>~o~o~o~o~o~<>~?1◊~o~o?¢0o0o0o0o0o0,;,~o~o~o~o~ ~000Q<iooo◊~090, ' ' ' ' \ _\ ·' _¢000 00 ,,,,.,_, ~~''''' MP BIOFI BMP--3 \ ', \ \ .• \ ' ' '" ' ,' \ ::. \ \ .-\ ' \ ' EFER TO GINEER'S PLANS, TYP. (PLANT MA ELECTED FROM APPEND/ ESIGN FACT SHEEJ) ' ;\ ' PLANT HEIGHT NOT TO EXCEED 30" ABOVE CURB WITHIN SITE VISIBILITY TRIANGLE ""'-.· ... ----~ BMP BIOFIL TRA TION PLANTER I BMP-4 • REFER TO CIVIL ENGINEER'S PLANS, TYP. . \ \ \. \ '. ' ' ' \·. ' ' ' ' ' ' ~, \ ,,' I ' ' " \ \ \ \ . \ \ .,/ \/ ~-. . . . . ' ·:•--. I _.; ·----F:~~1=-=--T-_ ~~-i --- VAN ADA / l - BMP BIOFILTRATION PLANTER I BMP-2 REFER TO CIVIL ENGINEER'S PLANS, TYP. (PLANT MATERIAL SELECTED FROM APPENDIX E: BMP DESIGN FACT SHEEJ) \ \ BIOFIL TRATION PLANTER: PLANT LEGEND SYM BOTANICAL/COMMON NAME SIZE WUCOL QTY. 115 ~ JUNCUS PATENS 5GAL. L COMMON RUSH @24"O.C. 14 4 44"] MUHLENBERGIA RIGENS SGAL. L 49 :4~4044~: DEER GRASS @36"O.C. I • PLANT MATERIAL LISTED ABOVE SELECTED FROM APPENDIXE: BMP DESIGN FACT SHEET • I DECORATIVE POTS & PLANTING (WITH SELF WATERING BLADDER) -PER STEVE WOLF HORTICULTURE, TYP., www.wolfhorticullure.com -DECORATIVE POT & PLANT MATERIAL TO BE SUPPLIED AND MAINTAINED BY STEVE WOLF HORTICULTURE NOTES: 1. 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 THATTHE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER 2. ALL PLANTING AREAS TO HAVE MINIMUM 2% GRADE POSITIVE SURFACE DRAINAGE AWAY FROM STRUCTURES ANO AND TERMINATING INAN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. I ,1 i 111 ' 111111\1 ■,11 • • • 1111 1.-• • • • • • --------.--- Underground Service Alert Call, TOLL FREE 1-800 422-4133 E8 SCALE: 1" NORTH 0 10' 10'-0" 20' 30' 40' Renewal Dote * ~.,. FCAU MATCHLINE: SEE SHEET 10 PREPARED BY: ENVlRONMENTAL DES:-GN SUMMERS/MURPHY & PARTNERS, INC, 34197 PACIFIC COAST HWY, SUITE 200 DANA POINT CA 92629 (949) 443-1446 CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE DEVELOPERS NAME: BNR DEVELOPMENT ADDRESS: _________ 2_38_0_0_V_I_A_D_E_L_R_IO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE PLAN PREPARED: __________ F_E_B_R_U_AR_Y_13_._20_1_9 1--□-A_T_E_~I_NI_T_IA_L7 BY: SUMMERS I MURPHY & PARTNERS. INC. DESIGNER OF WORK REVISION DESCRIPTION DATE INITIAL OTHER APPROVAL KEY MAP THIS SHEET EB NORTH SHRUB LEGEND SYM !! I 1111111 11 wA ~&00 ~ k-1 j'J ~~ gg~ 1--··--1 . . . . . . : . . . . . . . . . ... . . . . . . P>QA~ ~ BOTANICAUCOMMON NAME SIZE ASPIDISTRA ELATIOR SGAL. CAST IRON PLANT @24"O.C. BOUGAINVILLEA 'TORCH GLOW' 5GAL. TORCH GLOW BOUGAINVILLEA @36"O.C. BOUTELOUA GRACILIS SGAL. BLUE GRAMA GRASS @24"O.C. CALLISTEMON 'LITTLE JOHN' 5 GAL DWARF LITTLE JOHN CALLISTEMON @36"O.C. CHONDROPETALUM ELEPHANTINUM 5GAL. LARGE CAPE RUSH @42"O.C. CORDYLINE 'FESTIVAL BURGUNDY' 5GAL. BURGUNDY FESTIVAL GRASS @24"O.C. HESPERALOE PAR. 'PERPA' 5GAL. RED YUCCA @24" o.c. JUNCUS PA TENS 'ELK BLUE' 5GAL. ELK BLUE CALIFORNIA GRAY RUSH @24"O.C. MUHLENBERGIA EMERSLEYI 'EL TORO' 5 GAL. BULL GRASS @36" O.C. NANDINA DOMESTICA 'GULF STREAM' GULF STREAM HEAVENLY BAMBOO SANSEVIERIA TRIFASCIATA SNAKE PLANT SENNA ARTEMISIOIDES FEATHERY CASSIA TECOMA STANS 'GOLD STAR' YELLOW BELLS TEUCRIUM x LUCIDRYS GERMANDER 5GAL. @36"O.C. 5GAL. @24"O.C. 5GAL. @4B"O.C. 5GAL. @48"O.C. SGAL. @24"O.C. SLOPE PLANTING NOTES WUCOL QTY. M 64 L 95 L 305 L 15 L 32 M 86 VL 153 L 105 L 36 L 125 L 52 L 12 L 81 L 290 SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 •• COVER CROP I REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMrf THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TD PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY ANO STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR B. STANDARD #2--GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3-LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4-TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES-6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVERCROP),#2AND #3. DATE C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP), #2, #3, ANO #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD#1 (COVER CROP)WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. INITIAL I SgET I ~c_1T_Y_o_P_I_NN_l~-~-1v_,IJ_o~_s_B_A_D~ urJ LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD SHRUB PLANTING LAYOUT PLAN I APPROVED: PLANNING OWN BY: CR PROJECT NO. CHKDBY: SMP CITY APPROVAL RVWD BY· SMP i I DRAWING NO. I ~----------- u I . . ' -·1-----;- I ·~=Y,X):X Underground Service Alert EB SCALE: 1 " = 1 O' -O" v~ Cali, TOLL FREE l'v, ' , !~~ ,.i'\ 1-800 I ~ 'I \~ '1 422-4133 ~/ NORTH 0 10' 20' 30' 40' TWO WORKING DAYS BEFORE YOU DIG u u u BUILDING 'A' -----c..J BMP BIOFILTRATION PLANTER I BMP-1 REFER TO CIVIL ENGINEER'S PLANS, TYP. (PLANT MATERIAL SELECTED FROM APPENDIX E: BMP DESIGN FACT SHEET) LJ~ v-NDSCAp PREPARED BY: Q;-{;_,,'v ~. Murphy c' -1-'F>, ,.__¼ G· 1,: ';, SM-P " ,.. 0 --~~ &i ~~ "' -l Signoture 7-31-20 ENV!RONMENTAL DESIGN ~R,oewol Om~ 2-13-19 >I-SUMMERS/MURPHY & PARTNERS, INC. , :---.._ om, ,(;-'?-34197 PACIFIC COAST HWY, SUITE 200 fl' Op CALl'O DANA POINT CA 92629 (949) 443-1446 CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER . . =---\...-·--<C----i', ' .·, .·· ; \•. ·~1~· ·•','-· .c,' .. "'. •~[_;:='·_;---ll-'-· -~---i.,,; ,J:. •,·-··· 1-:::-;: __ : __ B_'s ______ , ',", . ·, .. ·J -~--'I·-[ --' - L _____ ------- ·• I __, I [,1 DEVELOPERS NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE DATE PLAN PREPARED: FEBRUARY 13, 2019 BY: SUMMERS/ MURPHY & PARTNERS, INC. DATE 810-INFIL TRATION PLANTER LEGEND SYM BOTANICAL/COMMON NAME SIZE WUCOL QTY. ~ JUNCUS PATENS SGAL. L 69 COMMON RUSH @24"0.C. 14 .;-:-4.i:1 MUHLENBERGIA RIGENS SGAL. L 20 -4 4 ,4 .::Ip DEER GRASS @36"0.C. ' PLANT MATERIAL LISTED ABOVE SELECTED FROM APPENDIX E: BMP DESIGN FACT SHEET ' INITIAL NOTES: 1. 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. 2. ALL PLANTING AREAS TO HAVE MINIMUM 2% GRADE POSITIVE SURFACE DRAINAGE AWAY FROM STRUCTURES AND AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. 3. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS WILL BE REQUIRED TO SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. DATE INITIAL DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL KEY MAP THIS SHEET :::0 ~-0 : s:: ,m i! ! ! ;;o ; ' : : ! ► I. ' CfJ i -I ' /~ I --1 ~ j[ •1: E8 N.T.S7 NORTH SHRUB LEGEND SYM 111 I I 1111111 Wm §z&'.)f) ~ k? :ii ~,-•. -,·@ ~:l\vJ t :: :: :: I 1 · . . . . . l . . .... . . . . . . . . ' ... . . . . . . BOTANICAUCOMMON NAME ASPIDISTRA ELATIOR CAST IRON PLANT BOUGAINVILLEA TORCH GLOW' TORCH GLOW BOUGAINVILLEA BOUTELOUA GRACILIS BLUE GRAMA GRASS CALLISTEMON 'LITTLE JOHN' DWARF LITTLE JOHN CALLISTEMON CHONDROPETALUM ELEPHANTINUM LARGE CAPE RUSH CORDYLINE 'FESTIVAL BURGUNDY' BURGUNDY FESTIVAL GRASS HESPERALOE PAR. 'PERPA' RED YUCCA JUNCUS PATENS 'ELK BLUE' ELK BLUE CALIFORNIA GRAY RUSH SIZE SGAL. @24"0.C . SGAL. @36"0.C. 5 GAL. @24"0.C. SGAL. @36"0.C. 5 GAL. @42"0.C. SGAL. @24"0.C. SGAL. @24"0.C. SGAL. @24"0.C . MUHLENBERGIA EMERSLEYI 'EL TORO' 5 GAL. BULL GRASS @36" O.C. NANDINA DOMESTICA 'GULF STREAM' 5 GAL. GULF STREAM HEAVENLY BAMBOO @36" 0.C. °'•""°""° SANSEVIERIA TRIFASCIATA SGAL. @24"0.C. ,i:Gga,mSla,Gl;l SNAKE PLANT WUCOL M L L L L M VL L L L QTY. 10 57 [:,QF,~ Mru SENNA ARTEMISIOIDES FEATHERY CASSIA SGAL. @48"0.C. L L 61 TECOMA STANS 'GOLD STAR' YELLOW BELLS SGAL. @48"0.C. L 8 TEUCRIUM x LUCIDRYS GERMANDER 5 GAL @24"0.C. L 27 SLOPE PLANTING NOTES SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 -COVER CROP/ REINFORCED STRAW MATTING COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. B. STANDARD #2--GROUNDCOVER ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). C. STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINER) SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE). D. STANDARD #4 --TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS)AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES-6:1 OR STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1. B. 3' TO 8' IN VERTICAL HEIGHT REQUIRES STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP),#2AND#3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS#1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP), #2,#3, AND #4. AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS. A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECU\L CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. ~ CITY OF CARLSBAD I S1E4S I 0 PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD SHRUB PLANTING LAYOUT PLAN I APPROVED: PLANNING I OWN BY: CR I PROJECT NO. 11 DRAWING NO I DATE INITIAL CHKD BY: SMP CITY APPROVAL RVWD BY: SMP \ er: ~11 11 SECTION VIE'vV 11 I ---E------~,l<-SCALE: 1/2" = 1'-0" 2x ROOTBALL DIA. 5' <r_ 5' TREE---.'.'! TRUNK -'1.------1---_::::::c,-.• ~-PLANTER -~~l~=::=::~~::::::::=ROOT CONTROL PLAN VIEW NOTTO SCALE LEGEND BARRIER SIDEWALK CURB 1. CONCRETE PAVING -REFER TO PLANS 2. ONE PIECE, MOLDED AND RIBBED ROOT BARRIER. RIBS TO BE A MINIMUM OF 1/8" WIDE x 1/2" DEEP, AND FACING THE TREE. ROOT BARRIER TO BE MADE OF POLYETHYLENE PLASTIC W/UL TRAVIOLET INHIBITORS, .085" THICK MIN. 24" DEEP x 1 O' LONG (5' EACH SIDE OF TRUNK) INSTALL WITH TREES 6' FROM ANY HARDSCAPE.REFER TO PLAN ABOVE. 3. ROOT BALL 4. AMENDED BACKFILL MIX 5. NATIVE SUBGRADE NOTES: -FOR PLANTING, REFER TO TREE PLANTING DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. _, <I'. ::J a w ;.t ::J a w I -Ill : I I 111 I ~111 11 i' -'1.---1 I I i I 111 111--++'--1 --i------1 -11· SECTION VIEW SCALE: 1/2" = 1 '-0" 2x ROOTBALL DIA. PREVAILING WIND / ,I 'J 71 12" 12" PLAN LEGEND 1. 'CINCH-TIE' BYV.I.T. CO. (619) 673-1760 2. LODGEPOLE PINE STAKE COPPER NAPHTHENATE IMPREGNATED. 2-1/2" DIA. x 12' LONG FOR 24" BOX AND SMALLER. 3. 12" DIA. MINIMUM, 2" THICK MULCH RING AROUND BASE AT TURF AREAS 4. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE 5. 3" HIGH WATER BASIN -SEE SPECS 6. FINISH GRADE 7. PLANTING TABLET -SEE SCHEDULE FOR QTY. 8. BACKFILL MIX -SEE SOILS REPORT 9. ROOTBALL 10. NATIVE SUBGRADE NOTE: MIN. TWO TIES (TOP & BOTTOM) REQUIRED. USE THIRD TIE WHEN NECESSARY TO HOLD TREE IN UPRIGHT POSITION. TIES TO BE SECURED TO AVOID SLIPPAGE (WRAP STAKE TO FORM FIGURE EIGHT. NAIL W/ (1) GALV. NAIL THROUGH EACH TIE INTO POLE. FOR 24" BOX TREES OR SMALLER F ROOT CONTROL BARRIER D DOUBLE STAKED TREE PLANTING G z ~ N NOTE: ATTACH.GUYS TO MAJOR TRUNKS ONLY. -' -"" ---- --I -- SECTION VIEW SCALE: 1/2" = 1'-0" TREE GUYING ,//. //;% // , PLANTING TABLET SCHEDULE GRO-POWER PLANTING TABLETS FOR CONTAINER-GROWN PLANTS 1 GALLON CONTAINER RECEIVES , 2-3 3GALLON CONTAINER RECEIVES , 3-6 5 GALLON CONTAINER RECEIVES ,6-9 ?GALLON CONTAINER RECEIVES , 8-10 10 GALLON CONTAINER RECEIVES . 10-12 15 GALLON CONTAINER RECEIVES . 12-15 20"-24" BOX RECEIVES .14-16 30" BOX RECEIVES , 16-18 36" BOX RECEIVES . 18-20 42" BOX RECEIVES . 20-22 48" BOX RECEIVES . 22-24 60" BOX RECEIVES , 32-36 LARGER SIZES: FOR EACH 1/2" CALIPER USE 3-4 TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS TABLETS H PLANT TABLET SCHEDULE & NOTES -PLAN VIEW SCALE: N.T.S. LEGEND 1. (3) 3/4" BLACK RUBBER HOSE 2. 1/2x6 LONG GALVANIZED STEEL TURNBUCKLE 3. 3/32" BRAIDED CABLE W/ 1/2"x3' LONG PVC TUBING 4. (3) 'DUCKBILL' EARTH ANCHORS. MFG. BY V.I.T. PRODUCTS 619.673-1760 5. ROOT BALL NOTES: FOR PLANTING, REFER TO TREE PLANTING DETAIL. FOR STAKING, REFER TO TREE STAKING DETAIL. FOR 36" BOX TREES AND LARGER SECTION VIEW NOTTO SCALE 2X ROOTBALL DIA. LEGEND 1. (1) 8" 'ARBOR GUARD' FOR EACH TREE IN TURF BY DEEP ROOT CORP. (714) 898-0563. 2. TOP OF ROOT BALL TO BE 1" ABOVE FINISH GRADE. 3. 3" HIGH WATER BASIN -SEE SPECIFICATIONS 4. FINISH GRADE 5. BACKFILL MIX -SEE SOILS REPORT. 6. PLANTING TABLET -SEE SCHEDULE FOR QTY 7. ROOTBALL 8. NATIVE SUBGRADE 9. 4" DIA. FLEXIBLE PERFORATED DRAIN PIPE ENCIRCLING BASE OF PLANTING PIT. CONNECT TO VERTICAL PIPE. SURROUND PIPE WITH FILTER FABRIC. 10. 4" DIA. VERTICAL PERFORATED DRAIN PIPE. CONNECT TO PIPE AT BASE OF PIT AND CAP AT SURFACE. SURROUND PIPE WITH FILTER FABRIC. 11. 2" LAYER OF MULCH E TREE PLANTING SOD LAWN SOD LAWN SHALL BE AG-1 HYBRID BERMUDA AVAILABLE FROM A-G SOD FARMS (888) 800-8483. SOILS REPORT AT THE CONCLUSION OF ROUGH GRADING AN AGRONOMIC SOILS REPORT SHALL BE PREPARED BY THE OWNER AND FURNISHED TO THE CONTRACTOR, AND ALL RECOMMENDATIONS FROM SUCH REPORT SHALL BE INCORPORATED BY THE CONTRACTOR INTO INSTALLATION OF ALL PLANTING AREAS . SOIL MIXTURE so B IL MIXTURE AND ANY AMENDMENT ADDITIVES SHOULD E PROVIDED FOR BID PURPOSES ONLY. v-NDSC,4,0 PREPARED BY: 'le'<,<:, ,;. Mu,Po;, <' -"1,P, f::J C,· "k ~ SMµ '"' ,. 0 --~~ &i ~~ ~ ~ Signature 7-31-2D ENV!RONMENTAL DESiGN ~,,,.,,,,~ 2-13-19 * SUMMERS/MURPHY & PARTNERS, INC. Date ~"'?-34197 PACIFIC COAST HWY, SUITE 200 f<' OF CALl'O DANA POINT CA 92629 (949) 443-1446 SOILS ANALYSIS SOIL ANALYSIS SUBMITTED TO THE CITY SHOULD INCLUDE THE FOLLOWING: SOIL TEXTURE PERCENTAGE OF ORGANIC MATTER SOIL INFILTRATION RATE (MEASURED OR DERIVED FROM SOIL TEXTURE/ INFILTRATION RATE TABLES) PH AND TOTAL SOLUBLE SALTS CARLSBAD MUNICIPAL WATER DISTRICT DEVELOPERS NAME: ADDRESS: TELEPHONE: DATE DATE PLAN PREPARED: DISTRICT ENGINEER BY: ORGANIC TOP DRESSING ALL PLANTING BEDS TO RECEIVE A LAYER OF ORGANIC TOP DRESSING 'FOREST FLOOR', 0"-2" CUT. -SHRUB AREAS TO RECEIVE: 3" LA YER MINIMUM -GROUNDCOVER AREAS TO RECEIVE: 11/2" LAYER MINIMUM AVAILABLE FROM: AGUINAGA FERTILIZER (949) 786-9558 BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692.9120 FEBRUARY 13, 2019 SUMMERS/ MURPHY & PARTNERS. INC. DATE INlTIAL DESIGNER OF WORK LEGEND 1. 1, 5, OR 15 GALLON SHRUB 2. 2" LAYER OF MULCH 3. 3" WATER BASIN 4. FINISH GRADE 5. AMENDED SOIL FOR PLANTING ' -I 1· f -, ·---=· _f-,-1 ----1 = ==I 11 11 ~~ ..-H-'---11 -----l · . _ .. ,w1 I lwl , ,_1. . · 2x ROOTBALL DIA. SECTION VIEW NOTTO SCALE -SEE SOILS REPORT 6. PLANT PIT EXCAVATION 7. PLANTING TABLETS-SEE SCHEDULE FOR QTY. 8. ROOTBALL 9. NATIVE SUBGRADE A SHRUB PLANTING B + + + + + + + + + + + + + + + + + 1-+++-:-+++++++++++++ + + + + + + + + + + + + + + + + + TI! 1;;e3fTl'il;"-'i3;\'rc1_3tTT1 l;'-'l""r+Tl'l l-3,i\TEt;';-;3, ,TTTEl;ca3+TEI 1;;e"i'i'rre11;ca"'i/ii"Et;';';3TT11"1;"-',3NrE1, 3'i\M,,1;,-,,fni"E1,=1ii\1"i;,-,'11111"1 _eii/i-,,,1 ,:i!;/:;'------'0 LEGEND 1. SHRUB PLANTING FROM CONTAINER 2. 2" DEEP MULCH 3. FINISH GRADE 4. PREPARED BACKFILL (SEE SPECIFICATIONS FOR TYPE AND DEPTH) ~ □t-= EDGE OF PAVING, SIDEWALK, WALL, OR CURB . . ~ . . . D/ \D • '---~ D • • NOTES: • • • • • • -LOCATE PLANTS SPACED EQUAL DISTANCE (D) FROM EACH OTHER AS SHOWN -D -AS NOTED ON PLAN. GROUNDCOVER PLANTING AG 9-4 ARBORGARD+ TREE TRUNK PROTECTOR SPECIFIED ARBORGARD IS A TREE TRUNK PROTECTOR TO PREVENT DAMAGE BY STRING TRIMMERS, LAWN MOWERS AND RODENTS. SINGLE PROTECTOR FITS TRUNKS UP TO 4" IN DIAMETER, JOIN TWO TOGETHER FOR LARGER TREES. A. MATERIALS THE CONTRACTOR SHALL FURNISH AND INSTALL TRUNK PROTECTORS AS SPECIFIED. THE TRUNK PROTECTOR SHALL BE EITHER PRODUCT# AG 9-4 AS MANUFACTURED BY DEEP ROOT PARTNERS, L.P., 81 LANGTON STREET, SUITE 4, SAN FRANCISCO, CA 94103 (800-458-7668), OR APPROVED EQUAL. THE PROTECTOR SHALL BE RECYCLABLE POLYETHYLENE WITH A 0.060" (1.52 MM) WALL THICKNESS. U.S. DESIGN PATENT# 329,296 B. INSTALLATION 1. SAPLING TREES: UNCOIL A SINGLE ARBORGARD+ AND PLACE AROUND BASE OF TREE. FOR COMPLETE PROTECTION BE SURE FLARED END IS TOUCHING THE GROUND. 2 MATURE TREES: TO COUPLE TWO OR MORE ARBORGARD+ TOGETHER PUSH THE TABS THROUGH THE SECOND ARBORGARD+ FROM THE INSIDE SO THE TABS SHOW ON THE OUTSIDE AS ILLUSTRATED. C ARBOR GUARD 1rn111 rn1111 1rn111 L1iJ CITY OF CARLSBAD Lffi 1 PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD PLANTING DETAILS I APPROVED: PLANNING I OWN BY: SMP I PROJECT NO. II DRAWING NO I DATE INITIAL DATE INITIAL CHKDBY: SMP REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY: SMP I. GENERAL SITE PLANNING The Owner shall have a soil analysis made after completion of the rough grading. The Contractor shall incorporate ail soil amendments and fertilizers prescribed herein. The soil preparation specified below shall be adjusted according to the analysis, after approval from landscape architect. A. Weed Control for Lawn, Shrub & Ground Cover Areas (Except Slopes) 1. Remove all existing weeds from surface. Remove all roots of Bermuda-Johnson Grass, etc. and dispose of off site. 2. Install irrigation. 3. Fertilize all shrub/ground cover areas. Apply 10 lbs. of 16-20-0 commercial fertilizer per 1,000 sq. ft. or as directed by soils report. 4. 1.vater all shrub/ground cover areas for three (3) weeks to germinate weed seeds. Apply water at low rate to avoid erosion. 5. Licensed applicator shall apply systemic weed killer to all planting areas per manufacturer's specifications. 8. Soil Preparation & Finish Grading 1. Rough grade: Site to be received by Landscape Contractor to within 1 /1 o foot plus or minus by owner based upon Civil Engineer's grading plan. 2. Finish grade: Finish grading to consist of grading, raking and hand work necessary to achieve desired contour and flow line patterns, based upon Civil Engineer's plans, resulting in evenly finished surfaces free of debris and litter. 3. Spread over all lawn, shrub and ground cover areas, amendments and fertilizer prescribed in soils report. Thoroughly mix into soil to depth to of 6" or more and fine grade. Shape mounds as shown on plans. Contractor to import soil necessary to attain design grades and berms, all import soil shall be free of weeds, debris, and have balanced Ph. Smooth and even grading without depressions or high spots, to provide smooth and even surfaces for proper drainage. Final grade shall be 1" below walk/top of curb. Remove from the site all stones over 211 in size. C. Planting Plant trees, shrubs and ground cover as called for where indicated on Planting Plan and as detailed on Planting Detail sheet. Substitutions of plants will not be accepted unless approved by Landscape Architect. 1. Ground Cover -Flats and/or Cuttings All plant materials specified as rooted cuttings or flat stock on Planting Plan shall remain in the fiats until time of transpianting. The flat soil shall contain sufficient moisture so that soil does not fall apart when lifting plant from flat. Ground cover plants shall not allowed to dry out before or while being planted. Roots shall not be exposed to the air except while actually beirg planted. Wilted plants will not be accepted. At the time of planting, the soil around each plant shall be firmed sufficiently to force out air pockets. Plants to be planted in triangular spacing as specified O.C. (On Center). All cuttings shall be minimum of 6" long. Install plants in 6" X 6" planting pits. Water immediately after each planting until one inch of water penetration is obtained. Care shall be exercised at all limes to protect the plants after planting. Any damage to plants by trampling or other operations of this contract shall be repaired immediately. 2. Shrub & Trees Plant all container-grown plants in planting pits, two (2) times wider and two (2) times deeper than the container, as directed on Planting Detail sheet. Thoroughly mix 1/3 organic backfill (Nitrolized Redwood Shavings or equal) and the amendments specified in the soils analysis with the site soil, prior to backfilling of planting pits. Install Plant Tablets, per the manufacturer's instructions and as detailed on Planting Detail Sheet. Contractor shall construct basins around all trees not in lawn areas; basins shall not exceed top of root ball crown. 3. Top Dressing Top dress all ground cover and shrub areas with 2" thick layer of OGG (Org~nic Ground Cover), to be specified on all planting plans. 4. Staking Stake all trees as detailed on Planting Detail Sheet. D. Special Backfill Mixes 1. Azaleas -Use 80% coarse Peat Moss, and 20% clean top soil. 2. Camellias & Ferns -Use 50% Peat Moss, 25% Forest Humus and 25% Site Soil 3. Pots and Planters -Use Kellogg's Indoor Planter Mix. E. Sod -See Planting Details Sheet for sod type. 1. Areas shall have a smooth and continual grade between existing or fixed controls, such as: walks, curbs, catch basins. Roll, scarify, rake and level as necessary to obtain true, even soil structure. 2. Apply fertilizers as specified on Planting Detail Sheet and mix into the soil. 3. Sod shall be installed the same day it is delivered. Sod shall not be left on pallets in the hot sun. Contractor shall be responsible for any and all damage to sod not installed on day of delivery. 5. Trim sod to conform to lawn shapes designated in the Planting Plan. 6. After sod is laid, it shall be irrigated thoroughly to provide moisture penetration to at least 6" into prepared soil. 7. All sod in sodded areas shall be handled and laid in a high standard workmanship manner. All ends, joints, and cuts shall fit tightly so that there are no voids and the final appearance is one of a continuous lawn. Sections of sod less than 18" long or 9" wide shall not be used. 8. No sod area will be accepted until approved by the Landscape Architect. F. Hydroseed Turf Hydroseed all areas designated as 'Hydroseeded Turf'. See Planting Detail Sheet for type and quality of seed mix, fertilizer and additional amendments. 1. Application a. Equipment: Hydraulic equipment used for the application of the fertilizer, seed, and fiber pulp, shall be of the 'Super Hydro-Seeder' type as approved by the Landscape Architect. This equipment shall have a built-in agitator system and operating capacity sufficient to agitate, suspend, and homogeneously mix a slurry containing not less than 40 lbs. of fiber mulch plus a combination of 7 lbs. fertilizer solids for each 100 gallons of water. The slurry distribution lines shall be large enough to prevent stoppage and shall be equipped with a set of hydraulic spray nozzles which shall place the slurry tank and spray nozzle within sufficient proximity to be seeded. b. Preparation: The slurry preparation shall take place at the site of work and shall begin by adding water to the tank when the engine is at half throttle. When the water level has reached the heights of the agitator shaft, good circulation shall be established and at this time the seed shall be added. Fertilizer shall then be added, followed by fiber mulch. The fiber mulch shall be added to the mixture after the seed and when the tank is at least one-third filled with water. All fiber mulch shall be added by the time the tank is two-thirds to three-fourths full. Spraying shall commence immediately when tank is full. c. Application: Apply hydro-mulch in the form of a slurry consisting of wood cellulose fiber, seed, chemical additives, commercial fertilizer and water. When hydraulically sprayed on the soil surface, the hydromulching shall form a blotter-like ground cover impregnated uniformly with seed and fertilizer and shall allow the absorption of moisture and rain fall and percolation to the underlying soil. Remove construction. Leave site broom-clean. II. GENERAL SLOPE PLANTING The Owner shall have a soil analysis made after completion of rough grading. The Contractor shall incorporate all soil amendments and fertilizers prescribed herein. The soil preparation specified below shall be adjusted accordingly to the analysis after approval from the landscape architect. A. Planting Preparation 1. Slope Texturing a. Cut Slopes: These surfaces shall be roughened in a horizontal direction following the contour of the slope. The roughened texture shall be made by hand raking or similar mechanical means. b. Fill Slopes: These surfaces shall be compacted and finished and also roughened in a horizontal direction following the contour of the slope. The roughened texture shall be made by hand raking or similar mechanical means. 2. Weed Eradication Procedures a. Manually remove all existing vegetation and dispose of it off-site. b. Fertilize all planting areas with fertilizer based on Soil Labs recommendations. (See Planting Detail Sheet). Add any and all soil amendments as required, per the soil analysis. Begin watering process to activate fertilizer and additive chemicals. c. Water all planting areas thoroughly and continuously for a period of two (2) consecutive weeks. The Landscape Architect shall approve specific watering duration and frequency program designed to germinate all residual weed seeds. d. Discontinue watering process for two (2) days, then apply recommendation by licensed applicator, if perennial weeds appear on the slopes. If annual weeds appear use straight contact herbicide as per the pest control advisor's recommendations. No water shall be applied for a minimum of four (4) days following application of contact weed killer. e. Allow sufficient period of time to insure that all weeds are dead. f. Water all planting areas thoroughly and continuously for a period of three (3) weeks. A shorter watering period may be permissible at the discretion of the Landscape Architect and/or the pest control advisor. Discontinue the watering process for one (1) day prior to the second application of the herbicide spraying. Re-apply the spraying operation with a straight contact weed killer, as per the pest control advisor's recommendations. Allow a minimum of four (4) days without irrigation, for effective final weed kill. g Clear all desiccated weeds from the slopes to the finished grade h. Water all planting areas on the regular irrigation controller schedule for three (3) consecutive days prior to the hydroseeding operation. v-NDSC4p,t PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT ~<.;,.\J ~-Murphy "1"P. - 4. Unroll sod carefully and place in staggered pattern of strips. Sod shall be installed against adjacent strips to eliminate joints and edges. ~ :+-G· 4-0 ci,►. .E?-~ '.-".:.;:,. ti i 0 ~ ~ +j Signature 7-31-20 ENl/!RONMEl'.TAL DESiGN ~~ea,wol Dm~ 2-13-19 * SUMMERS/MURPHY & PARTNERS, INC, v'~ Date ~~ 34197 PACIFIC COAST HWY, SUITE 200 DATE '1?c 1<' ,t OF CAUfD DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER i. Then allow planting area soil surface to dry out for one (1) day only, prior to the hydroseeding application. Care must be taken not to allow the soil surface to be super-saturated with water prior to the hydroseeding installation. At the same time, the soil surface should not be dry. There should be some residual moisture within the first 1 /2" of soil surface. j. Begin the hydroseeding operation in all areas, as specified. 3. Planting Plant trees and shrubs as called out where indicated on Planting Plan and as detailed on Planting Detail Sheet. Substitutions of plants will not be accepted unless approved in writing by Landscape Architect. Install planting tablets as called for in legend. Plant all container grown plants in planting pits two (2) times wider and two (2) times deeper than the container. Thoroughly mix the specified materials found in the soil analysis and those specified in the Planting Detail Sheet, with the site soil, prior to backfilling of planting pits. 4. Planting Tablets (See Planting Detail Sheet) 5. Hydroseeding Specifications For Slope Areas Hydroseed mix and mulch shall be amended to suit specific site conditions. Verify hydroseed mix with the Landscape Architect and Soils Report, upon results of the soil analysis.The mix shall be applied to all slope areas directly after the installation of all plant materials as final dressing. See Planting Detail Sheet for type and quantity of seed mix, fertilizer, and additional amendments. 6. Application Refer to Hydroseed Lawn Notes for hydroseed application. Ill. GENERAL NOTES A. Clean-Up 1. After all installation operations have been completed, remove all rubbish, excess soil, empty plant container and trash from the site daily. All scars, ruts or other marks in the area caused by this work shall be repaired and the ground left in a neat, orderly condition. Leave site in broom-clean condition at the end of each working day. Hose down all paved areas, including walks and patios, upon completion of all work. B. Maintenance 1. The Contractor shall maintain during installation a sufficient number of men and adequate equipment to perform the work herein specified. Plant maintenance work shall consist of applying water, weeding, caring of plants, including ground covers, shrubs, vines and trees, edging and mowing lawns, fertilizing, control of pests and diseases, and maintaining walks free of debris and dirt. Upon completion of each area of installation, the Contractor, Landscape Architect and Owner shall conduct an inspection of completed area, along with the Owner's maintenance representative. At this time, a list of corrections, if any, shall be made which are the responsibility of the Contractor. 2. After all work has been completed, inspected and accepted, all areas will be maintained for a period of ninety (90) calendar days or as long as is necessary to establish thriving trees, shrubs, turf, and ground cover without bare spots. 3. Keep all areas weed-free, adequately watered, and neatly cultivated for the ninety (90) day period. Remove all debris from site and keep the entire site broom-clean. Mow turf areas weekly. Hydroseeded turf areas shall be irrigated after the slurry mulch has been applied and allowed to set for one (1) day. The soil surface must be kept moist at all times during the germination period to avoid desiccation of seedlings. 4. Re-seed all bare spots in turf areas at two (2) week intervals and maintain until an even stand of turf, without bare spots, is obtained. Re-seed all slope areas that fail to germinate evenly. Repair all eroded surfaces at no cost to the Owner. 5. Damage to any planted area shall be repaired immediately. Depressions caused by vehicies or foot traffic shall be filled with topsoil, leveled and replanted. Exterminate gophers, moles and repair damage. 6. The project shall be so cared for that a neat, clean condition will be presented at all times to the satisfaction of the Owner and Landscape Architect. The Landscape Contractor shall be expected to make a minimum of one weekly visit for maintenance purposes. 7. At the end of the maintenance period, all areas that have been planted shall be fertilized with commercial fertilizer, analysis and rate of application shall be per the soils report. 8. The Contractor shall request a final site visit seven (7) days prior to the end of the maintenance period. This request shall be written and directed to the Owner and the Landscape Architect. Upon written acceptance of the project, the Contractor shall be relieved of any further maintenance. C. Guarantee All turf, hand-planted and hydroseeded ground cover, and shrubs shall be guaranteed to live and grow to a period of ninety (90) days after installation and acceptance by the Owner. Trees shall be guaranteed for one year. Any material that fails to grow through the specified maintenance and guarantee period shall be replaced by the Contractor at no cost to the Owner. DEVELOPERS NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 DATE PLAN PREPARED: FEBRUARY 13, 2019 DATE INITIAL REVISION DESCRIPTION BY: SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK D. Observation 1. Observation visits specified herein shall be made by the Landscape Architect or his representative. The Contractor shall request observation at least two (2) working days in advance of the time that the observation is requested. 2. Observation visits are suggested for the following parts of the work: a. Upon completion of grading and soil conditioning prior to planting. b. When trees are spotted for planting, but before planting holes are excavated. c. Written acceptance of the project to release the Contractor from further maintenance shall occur after Final Observation with the Owner or his representative at the end of the maintenance period. E. Verification of Dimensions 1. All scaled dimensions are approximate. Before proceeding with any work, the Contractor shall carefully check and verify all dimensions and quantities, and shall immediately notify the Landscape Architect of any discrepancy between the drawings and/or specifications and actual conditions. No work shall be done in any area where there is such a discrepancy until approval for same has been given by the Landscape Architect. F. Utilities 1. The Contractor shall be responsible for verifying the location of all underground utility lines prior to any construction, so that proper precautions may be taken not to damage such lines and plant locations, promptly notify the Landscape Architect who will arrange for relocation of one or the other. Failure to follow this procedure places upon the Contractor the responsibility for, at his own expense, making any and all repairs for damages resulting from his work. G. Existing Trees 1. Contractor is to insure the preservation of any existing trees on the site. Damage or loss of these trees will result in replacement of equal size by the Landscape Contractor. H. See Planting Detail Sheet for additional notes. lliJ CITY OF CARLSBAD ~ 2 PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD PLANTING NOTES I APPROVED: PLANNING -I OWN BY· SMP I PROJECT NO. 11 DRAWING NO. I DATE INITIAL DATE INITIAL CHKD BY: SMP OTHER APPROVAL CITY APPROVAL RVWD BY: SMP GENERAL NOTES RECYCLED WATER NOTES 1. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CARLSBAD MUNICIPAL WATER DISTRICT'S RULES ANO REGULATIONS. 2. DRINKING WATER FOUNTAINS AND OES/GNA TED OUTDOOR EA TING AREAS SHALL BE PROTECTED AGAINST CONTACT WITH RECYCLED WATER SPRAY, MIST OR MISTING. 3. BEST MANAGEMENT PRACTICES SHALL BE USED TO ELIMINATE OR CONTROL TO THE BEST EXTENT POSSIBLE PONDING, RUN-OFF, OVER-SPRAY, AND MISTING. 4. HOSE BIBS ARE STR!CTL Y PROHIBITED. 5. CROSS-CONNECTIONS BETWEEN RECYCLED WATER LINES AND POTABLE WATER LINES ARE STR!CTL Y PROHIBITED. 6. NO SUBSTITUTION OF PIPE MA TER!ALS WILL BE ALLOWED WITHOUT PRIOR APPROVAL OF THE CITY OF CARLSBAD MUNICIPAL WATER DISTRICT. 7. ALL MAINLINE PIPES SHALL HAVE WARNING TAPE PER CARLSBAD MUNICIPAL WATER DISTRICT'S RULES ANO REGULATIONS. 8. HOURS FOR /RR/GA T!ON WITH RECYCLED WATER ARE FPOM 10: 00 P.M. TO 6: 00 A.M. THE HOURS FOR /RR/GA TION WITH DISINFECTED TERTIARY RECYCLED WATER MAY BE MODIFIED BY THE LOCAL AUTHORITY. !RR/GA TION DURING PUBLIC USE PERIODS WITH DISINFECTED TERTIARY RECYCLED WATER SHALL BE UNDER THE SUPERVISION OF THE DES/GNA TEO USER SUPERVISOR. !RR/GA T/ON WITH WATER OF A LESSER QUALITY THAN DISINFECTED TERTIARY RECYCLED WATER SHALL BE BETWEEN THE HOURS OF 10: 00 P.M. TO 6: 00 A.M. RULES AND REGULATIONS. 10. NON-DESIGNATED USE AREAS SHALL BE PROTECTED FROM CONTACT WITH RECYCLED WATER, WHETHER BY WIND BLOWN SPRAY OR BY DIRECT APPL/CATION THROUGH /RR/GA TION OR OTHER USE. LACK OF PROTECTION, WHETHER BY DESIGN, CONSTRUCTION PRACTICE OR SYSTEM OPERATION IS STRICTLY PROHIBITED. 7 i. /RR/GA TION HEADS SHALL BE RELOCA TEO OR ADJUSTED TO MINIMIZE OR EL/MINA TE OVER- SPRA YING ON SIDEWALKS, STREETS ANO NON-OESIGNA TED USE AREAS. 12. RECYCLED WATER OU/CK COUPLING VALVES SHALL BE OF A TYPE DESIGNED FOR THE USE ON RECYCLED WATER DISTRIBUTION SYSTEMS PER CARLSBAD MUNICIPAL WATER DISTRICT'S RULES ANO REGULATIONS. 13. ON RECYCLED WATER SYSTEMS, ALL APPURTENANCES (SPRINKLER HEADS, VALVE BOXES, ETC.) SHALL BE COLOR-CODED PURPLE PER AWWA GUIDELINES ANO SECTION 116815 OF THE CALIFORNIA HEAL TH AND SAFETY CODE. 14. ALL /RR/GA T!ON PIPE SHALL BE STENCILED WITH WARNING, "NON-POTABLE OR RECYCLED WATER", COLOR-COOED (PURPLE) ANO LAID WITH WARNING TAPE ANO STENCILING OR/[NTEO TOWARD TH[ TOP OF THE TRENCH PER THE CARLSBAD MUNICIPAL WATER DISTRICT'S RULES AND REGULATIONS. 15. ON NEW ON-SITE SYSTEMS (POST-METER), POTABLE WATER, CONSTANT PRESSURE RECYCLED WATER AND SEWER LINES SHOULD BE PLACED A MINIMUM OF FOUR FEET APART OR AS DIRECTED BY THE PROJECT [NG/NEER AND/OR REGULATORY AGENCY. MEASUREMENTS SHALL BE BETWEEN FACING SURFACES, NOT PIPE CENTERLINES. 16. CONSTANT PRESSURE RECYCLED WATER LINES SHALL CROSS AT LEAST TWELVE INCHES BELOW POTABLE WATER LINES AND MAINTAIN AT LEAST TWELVE INCHES CROSSING SEPARATION BETWEEN OTHER UTILITIES. 17. IF A CONSTANT PRESSURE RECYCLED WATER LINE MUST BE INSTALLED ABOVE A POTABLE WATER LINE OR LESS THAN TWELVE INCHES BELOW A POTABLE WATER LINE, THEN THE RECYCLED WATER LINE SHALL BE INSTALLED WITHIN AN APPROVED PROTECTIVE SLEEVE AS PER THE CARLSBAD MUNICIPAL WATER DISTRICT'S RULES AND REGULATIONS. 18. THE REQUIRED CROSS-CONNECTION SHUTDOWN TEST SHALL BE DONE BY THE CARLSBAD MUNICIPAL WATER DISTRICT AND THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEAL TH. 19. THE REQUIRED CROSS-CONNECTION INSPECTION SHALL BE DONE BY EITHER THE CARLSBAD MUNICIPAL WATER DISTRICT AND/OR THE SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEALTH. COPIES OF INSPECTION REPORTS WILL BE FORWARDED TO THE NON-INSPECTING PARTY. 20. THE DESIGN AND LOCA T/ONS PROPOSED FOR RECYCLED WATER "oo NOT DRINK" SIGN SHALL BE CALLED OUT ON THE PLANS. 21. WHEN RECYCLED WATER BECOMES AVAILABLE, AN ON-SITE USER SUPERVISOR SHALL BE DESIGNATED IN WRITING. THIS INDIVIDUAL SHALL BE FAMILIAR WITH PLUMBING SYSTEM WITHIN THE PROPERTY, WITH THE BASIC CONCEPTS OF BACKFLOW/CROSS-CONNECTION PROTECTION, THE RECYCLED PUREYOR'S RULES ANO REGULATIONS ANO THE SPECIFIC REQUIREMENTS OF A RECYCLED WATER SYSTEM. COPIES OF THE DESIGNATION, WITH CONTACT PHONE NUMBERS SHALL BE PROVIDED TO THE CARLSBAD MUNICIPAL WATER DISTRICT. IN CASE OF EMERGENCY CONTACT XXX OR AFTER HOURS CONTACT XXX 22. ALL PUBLIC AND PRIVATE POTABLE WATER MAINS INCLUDING FIRE MAINS AND ANY WATER WELLS ANO WATER COURSES WITHIN THE RECYCLED WATER PROJECT SHALL BE SHOWN ON THE PLANS. 23 CALL OUT ON THE PLANS IF THERE ARE OR ARE NOT DRINKING FOUNTAINS ANO/OR OES!GNA TED OUTDOOR EA TING AREAS ON THE SITE. 24. A PHYSICAL SEPARATION SHALL BE PROVIDED BETWEEN ADJACENT AREAS IRRIGATED WITH RECYCLED WATER AND POTABLE WATER. SEPARATION SHALL BE PROVIDED BY DISTANCE, CONCRETE MOW STRIPS OR OTHER APPROVED METHODS. 25. ALL /RR/GA TION BACKFLOW PREVENTERS SHALL BE TESTED BY A CERTIFIED TESTER ANO RESULTS MUST BE GIVEN TO THE CITY ANO THE CARLSBAD MUNICIPAL WATER DISTRICT. PIPE BETWEEN THE METER AND BACKFLOW PRF:VENTER SHALL BE "SCHEDULE K HARO COPPER". APPROVED CONTRACT BACKFLOW TESTERS CAN BE FOUND ON THE CITY WEB SITE AT http: //www.corlsbodco.gov/services/departments/woter /Documents/ recyc/edwaterbackflowtesterlist.pdf for recycled or http: //www.carlsbadca.gov/services/ Underground Service Alert. Call, TOLL FREE 1-800 422-4133 TWO WORKING DAYS BEFORE YOU DIG RECYCLEID WATER SYSTEM (PRIVATE) WORK TO BE DONE THE GRADING WORK SHALL CONSIST OF THE CONSTRUCTION OF ALL CUTS AND FILLS, REMEDIAL GRADING, DRAINAGE FACILITIES, EROSION CONTROL FACILITIES, ANO PLANTING OF PERMANENT LANDSCAPING AND PREPARATION OF AS-BUILT GRADING PLANS, AS-BUILT GEOLOGIC MAPS ANO REPORTS, ALL AS SHOWN OR REQUIRED ON THIS SET OF PLANS ANO THE CITY STANDARDS, SPECIF/CATIONS, REQUIREMENTS, RESOLUTIONS AND ORDINANCES CITED ON THESE PLANS. CARLSBAD, CA VICINITY MAP THE GRADING WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE FOLLOWING DOCUMENTS, CURRENT AT THE TIME OF CONSTRUCTION, AS DIRECTED BY THE CITY ENGINEER. 1. CARLSBAD MUNICIPAL CODE >< >< SIGNAGE NOTES THE FOLLOWING GUIDELINES FOR THE USE OF RECYCLED WATER ARE TO BE PERMANENTLY POSTED INSIDE THE DOOR OF EACH CONTROLLER WHERE THEY ARE EAS/L Y VISIBLE. PLACE ON 8-1/2" X 11" SIZED SIGN. COLOR: PURPLE BACKGROUND WITH BLACK LETTERING. 1. GUIDELINES FOR RECYCLED WATER USE A. IRRIGATE BETWEEN THE HOURS OF 70: 00 P.M. AND 6: 00 A.M. ONLY. WATERING OUTSIDE THIS TIME FRAME MUST BE DONE MANUALLY WITH QUALIFIED SUPERVISORY PERSONNEL ON-SITE. NO SYSTEM SHALL AT ANY TIME BE LEFT UNA TTENOEO DURING USE OUTSIDE THE NORMAL SCHEDULE. B. !RR/GA TE IN A MANNER THAT WILL MINIMIZE RUN-OFF, POOLING, ANO PONDING. THE APPL/CATION RA TE SHALL NOT EXCEED THE INFILTRATION RA TE OF THE SOIL. TIMERS MUST BE ADJUSTED SO AS TO BE COMPATIBLE WITH THE LOWEST SOIL JNFIL TRA T/ON RA TE PRESENT. THIS PROCEDURE MAY BE FACILITATED BY THE EFFICIENT SCHEDULING OF THE AU TOMA TIC CONTROL CLOCKS, (I.E., EMPLOYING THE REPEAT FUNCTION TO BREAK UP THE TOTAL /RR/GA TION TIME INTO CYCLES THAT WILL PROMOTE MAXIMUM SOIL ABSORPTION). C. ADJUST SPRAY HEADS TO ELIM/NA TE OVERSPRA Y ONTO AREAS NOT UNDER THE CONTROL OF THE CUSTOMER. FOR EXAMPLE, POOL DECKS, PR/VA TE PATIOS AND LOTS, AND STREETS AND SIDEWALKS. D. MONITOR AND MAINTAIN THE SYSTEM TO MINIMIZE EQUIPMENT AND MATERIAL FAILURE. BROKEN SP,RINKLER HEADS, LEAKS, UNRELIABLE VALVES, ETC., SHOULD BE REPAIRED AS SOON AS THEY BECOME APPARENT. E. THE LANDSCAPE CONTRACTOR IS RESPONSIBLE FOR EDUCATING EACH EMPLOYEE AND ALL MAINTENANCE PERSONNEL ON A CONTINUOUS BASIS, REGARDING THE PRESENCE OF RECYCLED WATER. MAINTENANCE PERSONNEL MUST BE INFORMED THAT WATER IS FOR /RR/GA TION PURPOSES ONLY AND IS NOT APPROVED FOR DRINKING OR FOR HAND AND TOOL WASHING, ETC. F. OBTAIN PRIOR APPROVAL OF ALL PROPOSED CHANGES ANO MOO/FICA TIONS TO ANY PRIVATE ON-SITE FACILITIES. SUCH CHANGES MUST BE SUBMITTED TO, AND APPROVED BY, THE DISTRICT ENGINEERING OFFICE ANO DESIGNED IN ACCORDANCE WITH DISTRICT STANDARDS. 1. ALL RECYCLED WATER SPRINKLER CONTROL VALVES SHALL BE TAGGED WITH /DENT/FICA TION TAGS. A. TAGS SHALL BE WEATHERPROOF PLASTIC, J"x 4", PURPLE IN COLOR, WITH THE WORDS ''wARNING RECYCLED WATER -DO NOT DRINK" IMPRINTED ON ONE SIDE, ANO "AV/SO -AGUA IMPURA-NO TOMAR" IMPRINTED ON THE OTHER SIDE. IMPRINTING SHALL BE PERMANENT AND BLACK IN COLOR. USE TAGS AS MANUFACTURED BY T. CHRISTY ENTERPRISES OR APPROVED EQUAL. B. ONE TAG SHALL BE A TTACHEO TO EACH VAL VE AS FOLLOWS: 1. ATTACH TO VALVE STEM DIRECTLY OR WITH PLASTIC TIE-WRAP OR 2. ATTACH TO SOLENOID WIRE DIRECTLY OR WITH PLASTIC TIE-WRAP OR 3. ATTACH TO VALVE COVER WITH EXISTING VALVE COVER BOLT. 2. ALL SPRINKLER HEADS SHALL BE IDENTIFIED AS RECYCLED WATER SPRINKLER HEADS. G. EACH AU TOMA TIC CONTROLLER AND ITS ASSOCIATED EQUIPMENT SHALL BE IDENTIFIED WITH A SIGN BEARING THE WORDS "RECYCLED WATER USED FOR /RR/GA TION" IN ENGLISH ANO SPANISH, WITH BLACK LETTERS 1" HIGH ON A PURPLE BACKROUNO. THE SIGN SHALL BE PLACED SO THAT IT CAN BE REAOIL Y SEEN BY ANY OPERATIONS PERSONNEL UTILIZING THE EQUIPMENT. DECLARATION OF RESPONSIBLE CHARGE: HEREBY DECLARE THAT I AM LICENSED DESIGNER OF WORK FOR THIS PROJECT, THAT I A VE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS PROJECT AS DEFINED IN I H s C ECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE AND THAT THE DESIGN IS I C ONS!STENT WITH CURRENT STANDARDS. UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS AND SPECIF/CA T/ONS BY THE /TY OF CARLSBAD ANO SAN DIEGO COUNTY DEPARTMENT OF ENVIRONMENTAL HEAL TH IS CONFINED TO A REVIEW ONLY AND DOES NOT RELIEVE ME, AS LICENSED DESIGNER OF WORK, OF M Y RESPONSIBILITIES FOR PROJECT DESIGN. F /RM NAME & ADDRESS: p R SUMMERS/ MURPHY & PARTNERS, INC. LANDSCAPE ARCHITECTS 34197 PACIFIC COAST HWY. STE. 200 DANA POINT, CA 92629 HONE NO: 949.443.1446 EGISTRA TION NO: 1881 EXP/RATION DA TE: 07-31-2020 Engineering I Professional Civil Engineer and Land Survryor 404 South Live Oak Park Road, Fallbrook, CA 92028 J Phone 760 731-6603 E-Mail: MLBenesh@pacbell.net \)'NDSCAp, PREPARED BY: CARLSBAD MUNICIPAL WATER DISTRICT '<-,;,<o ~-Mu,ph_,, -1~ -H=> ~ G· 1' '\ '"' ,.. 0 "' -~ ',>~ &i 0~ ~ ~ Signature -7-31-20 ENVIRONMENTAL DEStGN 2-13-19 >I- Legal Description: LOT 393 LOT 393 OF LA COSTA SOUTH UNIT NO. 5 TRACT, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AS SHOWN ON A MAP NO. 6600 FILED IN THE OFFICE OF THE RECORDER OF SAID COUNTY. Project Address: ROMERIAAND GIBRALTER CARLSBAD, CA 92009 Owner/Developer: CITY OF OCEANSIDE PACIFIC OCEAN I\CT -o SCA:..C: CITY OF VISTA " ~• V CITY OF SAN MARCOS PROJECT SITE 2. CITY OF CARLSBAD ENGINEERING STANDARDS 3 THIS SET OF PLANS 4. RESOLUTION NO. ____ DA TED ____ _ 5. THE STANDARD SPECIF/CATIONS FOR PUBLIC WORKS CONSTRUCTION (GREEN BOOK). 6. SOILS REPORT ANO RECOMMENDATIONS BY _________ _ _____ GATED ______ _ 7. THE SAN DIEGO REGIONAL STANDARD DRAWINGS AND AS MAY BE MODIFIED BY THE CITY OF CARLSBAD STANDARDS. 8. CALIFORNIA COASTAL COMMISSION DEVELOPMENT PERMIT CONDITIONS DATED __________ _ 9. ENVIRONMENTAL APPROVAL DOCUMENTS DA TED _______ _ 10. STORM WATER POLLUTION PREVENTION PLAN PREPARED BY-----------DATED ____ _ WD/0 NO. __________ _ 11. STORM WATER QUALITY MANAGEMENT PLAN PREPARED BY ___________ DA TEO ____ _ 12. CALIFORNIA STORM WATER QUALITY ASSOC/A TION BMP CONSTRUCTION HANDBOOK AND CAL TRANS CONSTRUCTION SITE BMP MANUAL. SHEET TITLE SHEET NUMBER RECYCLED WATER TITLE SHEET 13 I >< >< >< >< en s 0::: _.J BNR INVESTMENT & DEVELOPMENT, LLC 23800 VIE DEL RIO CITY OF ENCINITAS /RR/GA TION PLAN YORBA LINDA, CA 92887 (714) 692-9120 THESE PLANS HA VE BEEN PREPARED IN SUBSTANTIAL CONFORMANCE WITH THE APPROVED LANSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN, FIRE PROTECTION PLAN, AND ALL CONDITIONS OF APPROVAL RELA TEO TO LANDSCAPING. WATER EFFICIENT LANDSCAPE DECLARATION: - HYDROZONE MAP 14 /RR/GA TION LEGEND & CALCS_ - /RR/GA TION DETAILS - /RR/GA TION SPECIF/CATIONS - INSPECTION PROCEDURES: INSPECTION OF THE PROJECT SHALL BE PERFORMED BY THE LANDSCAPE ARCHITECT OF THE WORK, OR HIS DESIGNATED AGENT. REFER TO THE SPECIF/CATIONS FOR THE SCHEDULE OF REQUIRED INSPECTIONS ANO I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE ANO /RR/GA TION PLANS CONTAINED IN THE CITY REQUIRED SUBMITTALS. FOLLOWING COMPLETION OF THE WORK, THE LANDSCAPE ARCHITECT OF THE WORK WILL CERTIFY THAT THE OF CARLSBAD'S LANDSCAPE MANUAL & WATER EFFICIENT LANDSCAPE REGULATIONS. I HA VE PREPARED INSTALLATION HAS BEEN COMPLETED BY SUBMITTING THE "CERT/FICA TION OF COMPLETION" FORM. A REQUEST THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE FOR A FINAL LANDSCAPE INSPECTION BY THE CITY MUST ALSO BE MADE BY CALLING THE INSPECTION REQUEST LINE. FAX THE "CERT/FICA TION OF COMPLETION" FORM TO (760) 944-8943. LANDSCAPE INSPECTION REQUEST PHONE LINE: (760) 602-4602. PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. BY: PATRICK C.M. MURPHY PHONE NO: 949.443.1446 REGISTRATION NO: _1c=8.cc8-'-1---=-EXP/RAT/ON DA TE: 07-31-2020 INSPECTION PROCEDURES 1. DISTRICT CONSTRUCTION INSPECTION SHALL INCLUDE: 2. 3. A. REQUIRED SEPARATION BETWEEN POTABLE ANO RECYCLED WATER LINES (HOR/ZONTALL Y ANO VERT/CALLY). B PIPE !DENT/FICA TION C. SLEEVING AT CROSSINGS. 0. APPROPRIATE MATERIALS AND MARKINGS, INCLUDING PROPER QUICK COUPLERS. AN APPROVAL LETTER REGARDING THE INSPECTION OF THE PROJECT SHALL BE OBTAINED FROM THE CITY ANO THE DISTRICT, AND BE FORWARDED TO THE COUNTY HEAL TH DEPARTMENT PRIOR TO FINAL INSPECTION APPROVAL. DISTRICT FINAL INSPECTION SHALL INCLUDE: A. S/GNAGE INSTALLED PER PLAN. B CONTROLLER STICKERS. C. TAGGING OF VALVES. 0. COVERAGE TEST AFTER COMPLETION OF THE SPRINKLER SYSTEM TO ENSURE PROTECTION OF AREA NOT APPROVED FOR RECYCLED WATER USE. E. ALL ASPECTS OF THE /RR/GA TION CONDITIONS INCLUDING WINDBLOWN SPRAY, RUNOFF, AND PONDING. F. REQUIRED PFWTfCTION OF ALL RESIDENTIAL AREAS. G. REQUIRED PROTECTION OF WELLS, STREAMS, RESERVOIRS, ETC. H. CROSS-CONNECTION TEST IF REQUIRED. I. COLOR CODED, LAMINA TED CHARTS INSIDE EACH CONTROLLER. ANNUAL INSPECTION SHALL INCLUDE: A COMPLETE INSPECTION THAT WILL COVER A-/ OF THE DISTRICT FINAL INSPECTION. REVISIONS MUST BE APPROVED BY PUBLIC HEAL TH ENGINEER, CITY ENGINEER AND DISTRICT ENGINEER PRIOR TO IMPLEMENTATION IN FIELD. DEVELOPERS NAME: BNR DEVELOPMENT ADDRESS: 23800 VIA DEL RIO YORBA LINDA, CA. 92887 TELEPHONE: 714.692.9120 -~ In Order to Conserve Water ... RECYCLED WATER IN USE DO NOT~ NO TOME DRINK \JJ>IEL AGUA WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR 18" X 18" SIZE .032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS rBLACK LOGO ;-:PURPLE BACKRDUND /1" BLACK LETTERS 36" I I (N. T.S.) / If I WARNING REtcLED WATER ,-- f 3"" , DO NOT DRINK ,.., ~ R::CYCLED WATER 1-..~ .-3 '~ HANDS AFTER CONTACTING LAVESE US MAN~S DESPUES DE USAR ,-- 12" X 36" SIZE ~ 1" BLACK LETTERS 2" BLACK LETTERS .032 ALUMINUM, .060 ABS PLASTIC DR STICK-ON VINYL SIGNS TYPICAL SIGNS APPLICANT # CTxx-xx, RPxx-xx THE RECYCLED WATER SHALL ONLY BE USED IN COMMON HOA MAINTAINED AREAS APPROVED FOR IRRIGATION AND PLANTING ONLY, INCLUDING PRECISE LOCATION OF PLANTING AREA COUNTY OF SAN DIEGO DEPARTMENT OF ENVIRONMENTAL HEALTH LAND ANO WATER QUALITY DIVISION GLENN LEEKS DATE ENVIRONMENTAL HEALTH SPECIALIST "AS BUil T" TITLE DATE REVIEWED BY: INSPECTOR DATE CARLSBAD MUNICIPAL WATER DISTRICT ~ CITY OF CARLSBAD ~ 3 PLANNING DIVISION 4 LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD IRRIGATION TITLE SHEET I APPROVED: PLANNING I OWN BY: MM PROJECT NO. ~ReaewolD~ I II DRAWING NO I SUMMERS/MURPHY & PARTNERS, INC. DATE INITIAL DATE INITIAL DATE INITIAL MM Date ~*'t-34197 PACIFIC COAST HWY, SUITE 200 DATE DATE PLAN PREPARED: FEBRUARY 13, 2019 CHKD BY: Op CALi'O DANA POINT CA 92629 (949) 443-1446 DISTRICT ENGINEER BY: SUMMERS/ MURPHY & PARTNERS, INC. DESIGNER OF WORK REVISION DESCRIPTION OTHER APPROVAL CITY APPROVAL RVWD BY· MM Underground Service Alert EB SCALE: 1 " 20' -O" I ~ill~!£" ¥@ --½~~ Call, TOLL FREE 1.~~I 1-800 ·-~/ 422-4133 NORTH 0 20 40 60 TWO WORKING DAYS BEFORE YOU DIG LEGEND • POTABLE WATER METER FOR HOA /RR/GA TON ONLY • PROPOSED RECYCLED WATER METER BACKFLOW PREVENTION DEVICE INSTALL PER CMWO -W-POTABLE WATER LINE RECYCLED /RR/GA T/ON WATER c:i c:i c:i \ • \ 80 v,NDSC4p< ~S,".J v,_. Murphy -1,?. ,y C,· ,J,; q, '? .... 0 -~ .,,.;._::,. ~l 0~ Signature 7-31-20 ~~enewol Da~ 2-13-19 * V~ Date ~~ J-< OF CALI to'<' PREPARED BY: SMP ENV!RONMENTAL DESIGN SUMMERS/MURPHY & PARTNERS, INC. 34197 PACIFIC COAST HWY, SUITE200 DANA POINT CA 92629 (949) 443-1446 I I' / 0 '-,,-TTIT"--'-,rnr'-~ n HYDROZONE3 HYDROZONE1 BUILDING 'A' HYDROZONE1 HYDROZONE2 CARLSBAD MUNICIPAL WATER DISTRICT DEVELOPERS NAME: ADDRESS: TELEPHONE: DATE DATE PLAN PREPARED: DISTRICT ENGINEER BY: I ' ' I ' ' :t ) I ' ' \ \\ ' \ BNR DEVELOPMENT 23800 VIA DEL RIO YORBA LINDA, CA. 92887 714.692.9120 FEBRUARY 13. 2019 SUMMERS/ MURPHY & PARTNERS, INC. \ ~· --~s_-,~_.... \ ~ _/ \--- \ ' \ \ I \ -- DATE .,,.---,---,-----.~ -- INITIAL DESIGNER OF WORK CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) hydrozone number 1-4w/ SLA zone STEPS 1 2 3 4 Eto (shrub drip) (shrub drip) (shrub drip) (shrub drip) 47 Conversion Factor {ii/ 0.62 29.1 Wulcols (PF) ·:;;::4 I: 0.3 0.3 0.3 0.5 Hydro-zone area !'! :;;• : sf (HA) • :s['> 1287 5803 1051 2400 (step 4 x step 5) :,; f 386 1741 315 1200 Irr Efficiency (IE) .:: 'TL· 0.8 0.8 0.8 0.8 483 2176 394 1500 (total all step 8+ ·;. ' total SLA sf in • '. 4553 step 5) :,;;:9';•, (step 3 x step 9) li'liii ETWU in gal/yr-lii\il: :; Total shail not exceed MAWA 'L." ~ri . HYDROZONE LEGEND HYDROZONE 1 (R.0.W. shrub areas) t&?18:l PLANTING WATER NEEDS LOW HYDROZONE 2 (shrub PA areas) ™ PLANTING WATER NEEDS LOW. HYDROZONE 3 ( shrub PA areas) ~--···-·j PLANTING WATER NEEDS ==-==---: LOW. HYDROZONE 4 (shrub PA areas) ~ PLANTING WATER NEEDS MODERATE. IRRIGATION TYPE DRIP IRRIGATION TYPE DRIP IRRIGATION TYPE DRIP IRRIGATION TYPE DRIP LA!.~SCAPEIRRIGATION\VATER PROJECT: Romeria Pointe Apartments Meter'A' Project ETo: 47.00 MA.XIl\'.!Dl\1 APPLIED WA1ER AILOWAl'CE: (GALLONS PER YEAR) MAWA"'(EioX0.62)[.55 x LA + 0.3 x SLA] 47 x 0.55 x 10,541 x 0.62 168,941 GalJYr ES ill'.IATED APPLIED WA 1ER u-S ED: (GALLONS PER YEAR) EAWU9ETo)[Q.62)f({Pf) x (HA~ Irrigation Efficiency ffi:DROZONE 1 (RO.W. shrub areas) 47 X 03 X 1,287 X 0.62 0.8 HYDROZONE 2 (shrub PA areas) 47 X 03 X 5,803 X 0.62 0.8 HYDROZONE 3 ( shrnbPA areas) 47.0 X 0.3 X 1,051 X 0.62 0.8 HYDROZONE 4 (shrub PA areas) 47.0 X 0.5 X 2,400 X 0.62 0.8 ff\:DROZONE # 5 47.0 X 0.4 X O X 0.62 0.8 Water use Summary : 14,064 Ga.lJYr 11,485 Ga!JYr 43,710 GalJYr 0 Gal./Yr AREA 1287 SF. AREA 5803 SF. AREA 1051 SF. AREA 2400 SF. ;\;IA.XIMll\1 APPLIED WATIR 168,941 Gal./Yr TOTAL ESTIMATED WAJER u-SE: Percentage of MAWA used 132,671 Gal./Yr 79% 5 6 0 0 : . 0 0 0 0 0 0 0 0 0 132,671 % OF TOTAL 12 % % OF TOTAL 55% %OF TOTAL 10 % % OF TOTAL 23% WATER USE REDUCTION MEASURES: 1. SMART CONTROLLER FOR PRECISE IRRIGATION NEEDS. 2 SOLARI RAIN SENSOR TO TURN IRRIGATION OFF IN INSTANCE OF RAN. 3. DRIP IRRIGATION FOR DIRECT IRRIGATION TO SOIL. 4. FLOW SENSOR AND MASTER VALVE TO TURN OFF IRRIGATION IN CASE OF IRRIGATION LINE BUST. 5. 3" DEPTH FOR MULCH FOR SOIL TEMPERATURE REGULATION. WATER USE NOTES: 1. ALL IRRIGATION FOR SITE WILL BE SUPPLIED WITH POTABLE WATER AND DESIGNED WITH RECYCLED WATER EQUIPMENT PER CITY REQUEST (SEE LEGEND). 2. THE USE OF TURF GRASS ON THIS PROJECT HAS BEEN MINIMIZED AND IS USED SOLELY IN AN AREA OF HIGH USE RECREATION. 3. TURF AREAS TO BE IRRIGATED WITH PRECISION NOZZLES AND SUB-SURFACE DRIP 24" ADJACENT TO NON-PERMEABLE SURFACES. 4. ALL SHRUB AREAS TO BE DRIP IRRIGATION. 5. AN ET-BASED SMART CONTROLLER IS UTILIZED FOR COMMON AREAS TO REDUCE WATER CONSUMPTION. I f,J/i FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S WATER EFFICIENT LANDSCAPE REGULATIONS. I UNDERSTAND THAT CONSTRUCTION DRAWINGS ARE TO BE PREPARED IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL. I CERTIFY THAT THE PLANS WILL BE PREPARED IMPLEMENTING THOSE REGULATIONS TO PROVIDE EFFICIENT USE ~ SIGNATURE "Irrigation is designed for future connections to recycled water for portions of the project. Potable water will be used for irrigation pending availability of recycled water'' CTr] CITY OF CARLSBAD 11 SHEETS I ·. 14 4 PLANNING DIVISION LANDSCAPE IMPROVEMENT PLANS FOR: ROMERIA POINTE APARTMENTS ROMER/A AND GIBRALTAR, CARLSBAD HYDROZONE PLAN I APPROVED: PLANNING I OWN BY: MM I PROJECT NO. II DRAWING NO I DATE INITIAL DATE INITIAL CHKD BY: MM REVISION DESCRIPTION OTHER APPROVAL CllY APPROVAL RVWD BY: MM