HomeMy WebLinkAboutMS 13-06; 1811 OAK AVENUE; Tentative Map Exhibit\
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PREPARED BY:
L NDMARK
CONSUL TIN G
PIQnnlng Engineering Surveying
9555 G-1188 Avenue, Suite 200
San Diego, CA 92121, i858) 587-8070
\HI GHWAY i'&
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STREET ELEVATION
STREET GRADE (DOVINHILL)
SUBDIVISION BOUNDARY
PROPOSED LOT LINE
PROPOSED EASEMENT
PAD ELEVATION
\
PROPOSED CUT SLOPE (ALL SLOPES 2: 1 MAXIMUM)
PROPOSED FILL SLOPE (ALL SLOPES 2: 1 MAXIMUM)
DAYLIGHT LINES
EXISTING WA TE:R LINE
EXISTING STORM DRAIN
EXISTING S£i.£R MAIN
EXISTING CON TOUR
PROPOSED CONTOUR
PROPOSED 1• WATE:R SERVICE: W/ 1• W.M. W/ FIRE
SPRINKLER SYS7EM PER CMIID DWG NO. W-JA
PROPOSED 4• SEWER LATE:RAL & CLE:ANOUT
PROPOSED SEWER MANHOLE PER S-1
PROPOSED SEWER MAIN
PROPOSED PERVIOUS CONCRETE: SIDEWALK
PROPOSED STANDARD CURB & GUTTE:R PER G-2
PROPOSED PERVIOUS CONG. DRI\IEWAY G-148
PROPOSED IMPERVIOUS (AC PAVING, CURB, AND GUTTE:R)
4,457 SF
PROPOSED TYPE 'A' CURB OUTLET PER D-25
PROPOSED A-4 CLEANOUT PER D-9
PROPOSED BROW DITCH PER D-75
PROPOSED RETAINING WALL
PROPOSED STORM DRAIN
PROPOSED AC SPILLWAY PER D-22
PROPOSED PR/VA TE: CATCH BASIN
CONCRETE: PROTE:CTION FOR
S£i.£R Pf PE, PER SP-OJ
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SCA LE
CITY OF VIS TA tr .. 7
CI TY OF
,_-"\U SAN MARCO S
ALGA
AVE
CITY OF ENC IN ITAS
VICINITY MAP
NO SCALE
EX. R/W
4.5' 5.5'
EXIST. CURB a GUTTER
EX. R/W
5.5' 4.5'
.·,
PROP.
PER\,IOUS
SIOEWALK PROP. CURB
30 '
28'
a GUTTER
PROP. STREET
S£C110N 11/N.
4• AC /4" AB
50'
20 ' 21 '
EXIST. AC.
PA\,ING
SI REE I SECTION
OAK AYENlE
18'
NO SC.4L£
(PUBLIC)
56'
18 '
EXIST. AC.
.DIKE TD BE
REII0',£0
EX GROUND
STREET SECTION
~
NO SCALE
(PUBLIC)
CARLSBAD TPM ·MS 13=·06
TENTATIVE PARCEL MAP FOR
1811 OAK AVENUE
30 '
28'
EX. R/W
5' 4 '
EXIST.
EXIST. PARKWAY
S10£WALK
EX. R/W
5.5' 4.5'
EXIST. AC.
PA\,ING EXIST.
EXIST. PARKWAY
S10£WALK
GENERAL DESIGN NOTES•
1. PROPOSED STREET DESIGN CONFORMS TO CITY OF CARLSBAD STREET STANDARDS.
2 . FINISH GRADES & PAD LIMITS SHO'l,N HEREON ARE APPROX/MA TE: ONLY AND ARE SUBJECT TO
CHANGE IN FINAL ENGINEERING.
J . EASEMENTS WILL BE PROVIDED AS REQUIRED BY THE CITY ENGINEER.
4. ALL PROPOSED UTILITIES ARE TO BE UNDERGROUND.
5. PR/VA TE: DRAINAGE SYS7EMS REQUIRED TO DRAIN REAR YARDS AND OTHER MINOR AREAS
ARE NOT SHOVrN HEREON BUT WILL BE INCORPORA TE:D INTO FINAL DESIGN AS REQUIRED.
6. £ST/MA TE:D GRADING QUANTITIES:
CUT (C. Y.)=
FILL ( C. Y. )=
E!(PBR'F/IMPORT (C. Y.)=
REMEDIAL ( C. Y. )=
750
4,350
J ,600
6,000*
*ESTIMATE: TO BE VERIFIED BY AGS, INC. ASSUMES REMO\/£ AND RECOMPACT 4 ' A\IERAGE
DEPTH NEAR SENS/Tl\/£ STRUCTURES AND FILL CONDITION SLOPES.
7. GRADED AREA:
8. CUBIC YARDS PER ACRE:
1.11 ACRES (1.0 AC ONSITE: + 0.11AC OFFS/TE:)
J,917 CY/ACRE
DENSITY CALCULATIONS
GROSS PROJECT AREA (INCLUDING FUTURE ROW DEDICATION & VACATION 44,671.50 SF.
SUBTRACT 50% OF AREAS WITH 25-40% SLOPE (4,704 SF.) 2,352 SF.
PROJECT AREA FOR DENSITY PURPOSES 42,319.50 SF.
DENSITY
SUBDIVIDER'S NOTE
4.12 DU/NET AC.
.~ --
DON_,,Clf
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kff'• • •-c•n C!,,; s Q-.... r c.ic.,. ,__
THIS PLAN IS PROVIDED TO ALLOW FOR FULL AND ADEQUATE: DISCRETIONARY REVIEW
OF A PROPOSED DE\IELOPMENT PROJECT. THE PROPERTY OVrNER ACKNOWLEDGES THAT
ACCEP TANCE OR APPROVAL OF THIS PLAN DOES NOT CONSTITUTE: AN APPROVAL TO
PERFORM ANY GRADING SHOVrN HEREON, AND AGREES TO OBTAIN VALID GRADING
PERMISSIONS BEFORE COMMENCING SUCH ACTIVITY.
BRAD TE:RMINI
GENERAL NOTES•
1. PROJECT NAME: 1811 OAK A VENUE
2. APN: 205-080-02
MS-13-06
HDP-13-02
J. PROJECT LOCATION: TE:RMINUS OF OAK AVENUE AND CANYON STREET
4. GROSS PROJECT AREA: 1.03 ACRES±
NET PROJECT AREA: 0.96 ACRES±
5. APPL/CATIONS: TE:NTA Tl\/£ PARCEL MAP, HILLSIDE DEVELOPMENT PERMIT (HOP).
6. PROPOSED LOTS: RESIDENTIAL:
7. PROJECT AREA BY USE: RESIDENTIAL:
ROW OED/CATION:
PROPOSED IMPERVIOUS AREA:
8. DISTURBED PROJECT AREA:
9. UNDISTURBED PROJECT AREA:
10. GENERAL PLAN:
11 . ZONING:
12. NET DENS/ TY:
1 J . PUBLIC UTILITIES AND
DISTRICTS:
EXISTING:
PROPOSED:
EXISTING:
PROPOSED:
4.12 DU PER ACRE
GAS AND
ELECTRICITY:
TE:LEPHONE:
FIRE PROTE:CTION:
SCHOOL:
WATE:R:
S£i.£R:
STORM DRAIN:
14. TOTAL AVERAGE DAILY TRIPS (ADT):
4
0.96 ACRES
0.07 ACRES (3,062 SF)
0.10 ACRES (4,457 SF)
1.00 ACRES± (97%)
0.03 ACRES± (3%)
RLM
RLM
R-1
R-1
SDG&E
AT&T
CITY OF CARLSBAD
CARLSBAD UNIFIED SCHOOL DISTRICT
CARLSBAD MUNICIPAL WA TE:R DISTRICT
CITY OF CARLSBAD
CITY OF CARLSBAD
4 x 10 ADT/UNIT= 40 ADT
15. TOPOGRAPHY SOURCE: AERIAL SURVEY, DATE:D: SEPTE:MBER B, 2011;
SOURCE: SAN-LO AERIAL SURVEYS.
LEGAL DESCRIPTION•
A PORTION OF LOTS 32 AND 34 OF PATTE:RSON 'S ADDITION TO CARLSBAD, A
PORTION OF CANYON STREET AS CLOSED TO PUBLIC USE AND THE
SOUTHEASTE:RL Y 10 FEET OF OAK A VENUE ADJOINING LOT 32 AS CLOSED TO
PUBLIC US£ IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STA TE: OF
CALIFORNIA, ACCORDING TO MAP THEREOF NO. 565, FILED IN THE OFFICE OF
THE COUNTY RECORDER OF SAN DIEGO COUNTY, ON SEPTE:MBER 22, 1888.
OWNER/SUBDIVIDER•
ZEPHYR PARTNERS -ZEPHYR CUSTOM HOMES II, LLC,
A DELAWARE LIMITE:D LIABILITY COMPANY
10505 SORRENTO VALLEY ROAD
SAN DIEGO, CA 92121
(858) 705-0242
ENGINEER OF WORK•
LANDMARK CONSULTING
9555 GENESEE A \IE. STE: 200
SAN DIEGO, CA. 92121
PHONE: (858) 587-8070
FAX: (858) 587-8750
DATE OF PREPARATION•
SEPTE:MBER 18, 2013
NO. DATE: REVISION
1 11 .15.2013 REVISIONS PER CITY COMMENT
2 12.02.2013 REVISION TO SEWER
3 12.10.2013 REVISION TO SETBACKS
4 12.23.2013 REVISIONS BASED ON ENGINEERING COMMENTS
5 12.31 .2013 REVISIONS BASED ON ENGINEERING COMMENTS
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OF CARLSBAD TPM=MS 13 06
TENTATIVE PARCEL MAP FOR
18 11 OAK AVENUE
PARCEL 1
PROP.
EX. R/W
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MS-13-06
HDP-13-02
28.0'
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EX. PROPERTY
LINE (TYP.)
EX. PROPERTY
•LINE (TYP.) PERVIOUS 18.0' PROP.
STRUCT.
SECTION TO
CITY
STANDARD
~• AC & 4"
AB MIN.
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PREPARED BY:
L NDMARK
CONSULTING;
Planning Engin-rlng Surveying
~ Oen-A.venue, Sulte200 Slln Diego, CA 921 21, (858) 587-8070
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EXIST STREET-
IMPROVEMENTS PER
PROJECT NO. MS 620
DWG. NO 244-8
EXIST 50' RIGHT OF WAY
EXIST PROPERTY
LJNE (TYP.)
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P J\JJ
PCL, j
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SUBDIVISION-~
BOUNDARY
PCL , ?
i EXIST. AC DIKE
1X-2X -
5.0'
(E) GRAD;? --.._ '-...._
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10,089 SF
PAD 189.9
DIRECTION OF
DRAINAGE, (TYP.)
MOD TYPE B BROW
DITCH PER SDRSD D-75
(SEE DETAIL HEREON)
PCL, 3
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[!: 1 PARCEL 1
5.0' 2.0'
2X
SECTION B-B
PROPOSED GRADE BEHIND SIDEWALK
NTS
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EXIST. CURB,
7 GUTTER
~---,,<~EXIST S/W
TAIN/NG
LL 6'
X
PJ\Ji jL}.QL}.L}.
PROP. RIGHT_'---'I;::::..__
OF WAYI _.,,->
DEDICA T/Of-i ~ ~-\) T ~
PARCEL 1
11, 17J SF
PAD 162.0
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PrOP. PVT__,,, _ ___._
1A-4 c.o. \
T 158.J IE O Ff.\-~~
/ 160.8 FG O Ff.
1
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EXIST S/W
EXIST \
J6" RCP
~--+--EXIST S/W
EXIST CURB
& Gt,JTTER
__,_-,-PROPOSED
PUBLIC 24" RCP
....--r1TEXIST HEADWALL
TO BE REMOVED
EXIST. A-4 C.O.
(FL=152.20)
-----'1---'REPLACE EXIST 18"
RO.
ACP STORM DRAIN
W/ 24" RCP (PUB.)
EWER MANHOLE
IE=157.20), (RIM=16D.56)
j
,..
EXIST Ff.
(TYP.)
,.
\
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ROP~ "SE, _---,--EXIST SWR M.H. RIM TO BE-:Z,
ADJUSTED TO PROPOSED 0
FINISH SURFACE ELEV.
{IE=156.69), (RIM=161.84)
\
FINISHED PAD I SIDEWALK
PROPOSED 4"
SEWER LATERAL
CONCRETE PROJECTION
FOR SEWER LA 1ERAL
PER SDRSD SP-OJ
TYPICAL
EXIST. AC
DIKE
PROP. 6"
SEWER MAIN
SEWER LATERAL DETAIL
WITH STANDARD PROPOSED STREET SECTION
NTS
PL
J ' ESMT
24" MIN 6"
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LA'[ERAL
PR01ECj)Ofi/ PER
§I)RSD SP-OY
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/4 OF PAVEMENT •l !j7" I , ..
~/ -<~ t"--o.-EXIST STREET IMPROVEMENTS ( -_'?di7
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J" 47D-C-2000
CONCRETE OR J "
2500 PSI AIR
PLACED
CONCRETE ~TH
6X6-W1.4 X W1.4
WWR 17 GAGE
GALVANIZED
SUCCO NETTING
MODIFIED
"TYPE B"
BROW DITCH DETAIL
NTS
-4
EXIST PROPERTY LINE (TYP.)~
J\JJAP
PROP.
MIN.4" AC
& 4• AB
PROP.
DRIVEWAY TRANSITION
PER SDRSD G-14A
1 EXIST. AC DIKE
1X-2X -8%
~--·•·
(E) GRAD;? --.._ '-...._
PARCEL J GRADED DRIVEWAY
TRANSITION TO PAD
AT 14% MAX.
PAD 185
SECTION A-A
PROPOSED DRIVEWAY TRANSITION
NTS
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PROPOSED SETBACKS
PARCEL 1:
PARCEL 2:
PARCEL J :
PARCEL 4:
FRONT: 20' SIDE: 10' REAR: 20'
LOT ~DTH O FRONT: 108'
FRONT: 20' SIDE: 10' REAR: 20'
LOT ~DTH O FRONT: 107'
FRONT: 20' SIDE: 6.2'* REAR: 12.4'
LOT ~DTH O FRONT: 62'
FRONT:20' SIDE:6.J' REAR: 12.6 '
LOT ~DTH O FRONT: 6J'
• SIDE YARD SWAP PURSUANT TO CMC SECTION 21 .10.070
PER PRO.£CT ND. 72-24 ,
DWG. NO. 166-B AND
PROJECT NO. MS 620 DWG.
NO 244-8
EXIST ST.
LIGHT
PROPOSED LOTS
\
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PARCEL 1:
PARCEL 2:
PARCEL J:
PARCEL 4:
GROSS/NET AREA 11,173 SF
GROSS/NET AREA 9,509 SF
GROSS/NET AREA 10,858 SF
GROSS/NET AREA 10,089 SF
\
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2.
J.
4.
EACH LOT IS DESIGNED TO HAVE THEIR 011\'J
STORMWA 1ER BMP FACILITIES. DESIGN DETAILS TO BE
DETERMINED W/ DEVELOPMENT OF EACH LOT.
THE ONS/1E DRAINAGE FOR THESE LOTS ~LL CONTAIN
EARTHEN-SWALES DRAINING INTO GRASS-LINED
CHANNELS TO REMOVE POLLUTANTS BEFORE EXITING
THE LOTS.
LOT SIZES DEPICTED ON THIS MAP ARE NET AREAS.
PROPOSED NET IMPERVIOUS AREAS ~THIN EXISTING &
PROPOSED PUBLIC R.O. W. = 4457 SF
DATE OF PREPARATION,
SEPTEMBER 17, 201J
NO. DATE REVISION
1 11 .15.2013 REVISIONS PER CllY COMMENT
2 12.02.2013 REVISION TO SEWER
3 12.10.2013 REVISION TO SETBACKS
4 12.23.2013 REVISIONS BASED ON ENGINEERING COMMENTS
5 12.31.2013 REVISIONS BASED ON ENGINEERING COMMENTS
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SLOPE ANALYSIS
PREPARED BY:
L NDMARK
CONSULTING
Planning Engineering Surveying
9555 Geneaee .--.venue, Suite 200
S-, Diego, CA 92121, (858) 587-8070
Number
1
2
3
4
Slope Analysis Table
Minimum Slope Maximum Slope Color Square footage
0.00% 15.00% 21600
15.00% 25.00% 16273
25.00% 40.00% ■ 4704
40.00% 10000.00% ■ 2125
CITY OF CARLSBAD TPM=MS 13=06
HILLSIDE DEVELOPMENT PEMIT/CONSTRAINTS MAP FOR
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ENGINEER OF WORK•
LANDMARK CONSULTING
9555 GENESEE A \IE. STE 200
SAN DIEGO, CA. 92121
PHONE: (B58)-5B7-B070
FAX: (B58)-5B7-B750
MELLOR LANDY P.E. B10B5
ESS1~
~ R. ~ ~
1;. -0~ ~~ ~ NO. 81085 :,:,
EXP. 9/30/15
C1v1'-
o,:, C-''-'~
MS-13-06
HDP-13-02
c__
DATE OF PREPARATION•
NO. DA TE REVISION
1 12.27.2013 UPDATE PLAN
2 01 .07.2014 ADDRESS MINOR COMMENTS
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CONSTRAINTS MAP
PREPARED BY:
L NDMARK
CONSULT IN G
Planning Engine11ring Surveying
9555 Genesee Avenue. Suite 200
San Diego, CA 92121 , (858) 587-8070
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CITY OF CARLSBAD TPM=MS 13=06
HILLSIDE DEVELOPMENT PEMIT/CONSTRAINTS MAP FOR
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CONSTRAINTS LEGEND
MAJOR RIDGE LINES NA
SIGNIFICANT BIOLOGICAL ENGINEER OF WORK•
Number Minimum Slope Maximum Slope Color Square footage
1 0.00" 15.00" 21599
2 15.00" 25.00" 16273
J 25.00" 40.00" 4704
HABITATS NA LANDMARK CONSULTING ~ESSt~ 9555 GENESEE A \IE. S1E 200 DRAINAGE COURSES NA SAN DIEGO, CA, 92121 .__,vo~ R . (, ~ MAJOR ROCK PHONE: (858)-587-8070 ,., ~ -
OUTCROPPINGS NA FAX: (858)-587-8750 ~ C<. 1;
NO. 81085 ,..,
;o
DATE OF PREPARATION•
NO. DA TE REv!SION
4 40.00" 10000.00" ■ 2125
SIGNIFICANT EASEMENTS NA ~~----P. 9/30/15
FLOODWAYS NA I V \ \.-
1 12.27.2013 UPDATE PLAN
2 01 .07.2014 ADDRESS MINOR COMMENTS
ARCHAEOLOGY NA MELLOR LANDY P.E. 81085 c~LI~
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PREPARED BY:
L NDMARK
CONSULTING
Planning Engin..ring Survaying
9586 Gen-Avenu•. Suite 200
San Diego, CA 92121, (858) !587-8070
CITY OF CARLSBAD TPM -MS 13-06
HILLSIDE DEVELOPMENT PEMIT /CONSTRAINTS MAP FOR
1811 OAK AVENUE
20
79 +
-----,---...,,_::::::"'-::: ____ ----~:-----..... PROPOSED GRADE
78
+-
DOSTIHG GRADE / -----~ -._..-~~=,---_,---_--_-______ ..,.._---.....
16Cr+--,---+-----+
75ri-+--;----+-----+-----+-----! +-J 74o-+----+f----------+-----,-------,-------------------------------~
9+50 9+75 10+00 10+25 10+50 10+75 11+00 11+25 11+50 11+ 75 12+00 12 25 12+50
SECTION 1
SCALE: HdtV: 1 •-20•
18ri-+--;....--+-----+---..._-+---,,____
-L -----~
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t
DOSTING GRADE/ --__ /
/Jr>-+--------------.---------------------------------------------------
9+50 9+75 10+00 10 25 10+50 10 +75 11 +00 11 +25 11 +50 11+ 75 12+00 12+25 12+50 12+75 13+00
SECTION 2
SCALE: H&V: 1 •-20•
I ::,1-+----~-----+---4---~ r--
::Cf-+------,--,-------1
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DOSTIHG GRADE ✓-
t
PROPOSED GRADE -------------------..._....,....._....:.... ___ ___: ____ --'-------'----------,_.
15o--3--'---'----'--'
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+--1--
9+50 9+75 10+00 10+25 10+50 10+75 11+00 11+25 11+50 11+ 75 12+00 12+25 12 50 12+75 13+00 13+25 13+50
SECTION 3
SCALE: H&V: 1 "=20'
MS-13-06
HDP-13-02
DATE OF PREPARATION•
NO. DA TE RE\,IS/ON
1 12.27.2013 UPDATE PLAN
2 01 .07.2014 ADDRESS MINOR COMMEN7S
SHEET 3 OF 4 SHEETS
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PREPARED BY:
L NDMARK
CONSULTING
Pl•nnlng Engin-rlng Surveying 9!5e& Gen-Avenue, Suite 200
San Diego, CA 92121, (858) 587-8070
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CITY OF CARLSBAD TPM=MS 13=06
HILLSIDE DEVELOPMENT PEMIT /CONSTRAINTS MAP FOR
1811 OAK AVENUE
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HDP-13-02
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DATE OF PREPARATION•
NO. DA 1E RE:\15/0N
1 12.27.2013 UPDA1E PLAN
2 01 .07.2014 ADDR£SS MINOR COMM£NTS
SHEET 4 OF 4 SHEETS
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FIRE PROTEC.TION NOTE:
THIS ffiQ..Ei:;T 15 NOT EIOUNDED OR C.ONTAIN HAZARDOUS OR NATIVE VE6'ETATION.
NO FIRE PRQTEC,TION ZONES ARE PROPOSED
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SHEET TITLE SHEET I
L\NDSCAPE CONCEPT PLAN 01
L\NDSCAPE IIAINTENANC! PLAN 02
JATER CONSERVATION PLAN 03
UTILITY CONFLICT PLAN °' u ~ -' ....
jOICA
~od
CA\.
PARCEL
.1 /0,858
sr
www.gmplandarch.com
4125 Sorrento Valley Blvd.
Suite D San Diego
California 92121
Tel 858 558 8977
Fax 858 558 9188
DRAWN
APPROVED
1ST SUBMITTAL
2ND SUBMITTAL
3RD SUBMITTAL
4th SUBMITI'AL
.JOB NO.
DATE
SCALE
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09-06-13
12-04-13
01-09-14
01-17-14
13-087
09-0.6,-13
AS SHOWN
I
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EASEMENT PER
CIVIL PLANS
PARCEL
2
9,509 sr
DRIVE~ Y 'CORNER
516HT Dl5TANGE '
ST~ l'AAIN Ee,5EMENT
PER CIVIJ:i'f'I.ANS ·--i...:i·
RETAININ6 i'W.L PER CIVIL
EN61NEERSPLAN5
S"TREET DEDICATION PER MAP
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t-LANTINdS, L~ ALI.. ml;:!;5 PL.ANTE:) ~ITHIN 10 ' F~M AN'!' HA~AP!; PAVl=ME:NT, Ol't
'~S C.!::IVE: ~T BARl'l.11::l't P!::l't ~T BAl'tl'tl!::l't D!::TAIL..
Gl'N' ~-
IS
14
16
15
6
60
46
10"!
54
so
11
16
0
0
@
FORl:ST PAN5l' REI?aO 24' BOX /<a.ENT SC.REENIN6
51..0PE TREE
ARflV11JS 1-!AAINA' (STANDARI7) MARINA STAA/'eEAAl' ~ 36' BOX EVER6REEN SHADE TREE
(Al..l. ARflV11JS 'MARINA' 1'4111-IIN THE C-ITY Rl6Hr OF l'lAY SHALL BE PRUNED. TH: LOl'EST BRANCHES AND FOLIA6E SHALL BE NO l.E95 11-IAN b' 1'BOVE
FINISHEI:1 6RADEJ
RHJS LANGEA (i'llA. Tl-TRUNK)
BOTANICAL NAM:
A6AVE Ani:NIJATA
ALOE BAABERAE
AN160ZANTHOS 13U5I, AAN61:R'
ARBUTU5 UNEOO (MJLTI)
LAYENVULA At-l6l/STIFOLIA
PENNISETUM S. 'aA='REUM'
l'WSA "IC.EBER.6'
ROSMARINIJS '1USGAN BU!:'
SALVIA CLEVELANDI I
c.EANOTHJS 6RI. HORIZONTALIS
!WSEMARINIJS Pl'WSTRATUS
SENEc.10 MANl?RALISC.AE
36' BOX EVER6REEN SHADE TREE
COMMON NAM!!
FOXTAIL A6AVE
TREE ALOE
(D;'IARF) l<AN6AAOO PAI'!
STRAl'lElERRl' TREE
EN6Ll5H LAVENDER
RED FOUNTAIN 6AASS
IC.EBER.6!WSE
T\JSc.AN BU!: ROSEMARY
C.l..fYELAND SA6E
C.AAMEL. C..i<l:fl ER
C.i<l:fPIN6 ROSEMARY
BU!: CHALKSTIC.KS
f!Z:
56AL.
156AL.
I 6AL.
5 6AL.
I 6AL.
5 6AL.
5 6AL.
5 6AL.
5 6AL.
rizr
I 6AL. • :lb" O.C.
I 6AL. • 24" 0£-.
FLATS• 12' OC,.
ALJ. I.N[)5CN'E m>6 ~ P.ANTcll lilTI! E)(.C,UJ51VB. Y l.01'4 NC i'IODERA1E M1ER l!f Pl.MT MA1ERll,L ANC, ,,ooo;c
~DERED (If Tl£ 5,1,1,f tlfDROZOIE. 1~16ATION CIRGIATS rtU. BE DE5161£D ~NSI.Y "6 ml. "6 BEi~ !'fl'AAA1ED Bl'
50LAA ~IENTATION. NO 11.lif m>6 ~ f'ROFOSED
++NOTI:,
0). 15 61,l.. TREE SHALL BE PROVIDED PER 5CX1 Sf. (If 51.Cft ~1ER Tiw. 5' VERTIGAL Ml (I) 15 61,l.. TREE PER 5CX1 5f. PLU5 (I)
ADDITIONl,L 5 6AL. TREE PER 1000 Sf. FOR 5I.Ol'5 6REA 1ER TlWi O' \IERTIC,AL
(2). AU. Te ~Tl!&' (If Ht( l'IALK, CIJRB, DRIVE, ElALDl~.1/TILITT' ~ HMDSc;N'E a.EMENT SHALL Rfall/E 10' (If -4&' DEEP ROOT
IW<RIER LtlE$ Ollf!iji!if INDIGAffi, ON 1lf Pc.AHS.
(3). AU. ~ NIY6 SHALL REGIEVE 3' LAYER (If BMK ~ EXGl.l!:II~ 5I.Ol'5 6d NfJ 51EEPB1.
~,'FE P1.)ffl MA11:8IAL IC[l:,
I. LANDSGAPING> CONSISTING> OF G>ROUNDCOVER, 5HRUBS,
AND TREES SHALL BE USED TO SCREEN ELEMENTS OF
UNSIG>HTLINESS AND SCREEN/SOFTEN NEV, IMPROVEMENTS,
KATER METERS AND UTILITY TRANSFORMERS. IJrlLITY
TRANSFORMERS AND OTHER ABOVE G>ROUND UTILITIES
MAY ONLY BE SCREENED TO THE EXTENT ALLOKABLE BY
EACH INDIVIDUAL FRANCHISE UTILITY COMPANY.
2. SPACING OF PLANTS SHALL ALLOr'i FOR THEIR SIZE AT
MATURITY.
:3. TREES r'i lTH SURFACE ROOT SYSTEMS AND/OR BROAD
BRANCH STRIXTURES SHALL BE PLANTED ONLY r'iHERE
SUFFIC.IENT SPACE IS AVAILABLE. ROOT BARRIERS ARE
TO BE USED r'iHERE TREES ARE LOCATED r'ilTHIN 10 ' OF
ANY HARDSCAPE IMPROVEMENT.
4. SEE CIVIL ENG>INEERS PLANS FOR LOCATION OF L.ID.
FEATURES
5. SUBSURFACE IRRIG>ATION SHALL BE INSTALLED IN ALL
PLANTING>/Tl!RF AREAS r'i lTHIN 24 " OF HARDSCAPE.
I AM FAMILIAR Y'llTH THE REGlUIREMENT5 FOR LANDSC,APE AND IRRl5ATION PLANS
WNTAINED IN THE C.ITY OF C.ARL.56AD'S Y',ATER EFFIC.IENT LANDSC,APE
RE5ULATIONS. I UNDERSTAND THAT WNSTRUC,TION DRAYIIN55 ARE TO 6E
PREPARED IN WMPLIANGE Y'IITH TH05E RE5ULATIONS AND THE LANDSC,APE MANUAL.
I C.ERTIFT' THAT THE PLANS Y'IILL 6E PREPARED IMPLEMENTIN5 THOSE RE5ULATION5
TO PROVIDE EFFIC.IENT U5E OF Y',ATER.
16 6 0 16 32 46
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~-------,.:-A_S_B_U_IL-,T'=-, --------,----,----,-~---------------,--,----.----,---;
LANDSC.APE CONCEPT PLAN FOR: L-1
DATE OAJ< AVEME RES/DENt:;ES
TITLE:
RECE IVED BY: t----+-----1e----------------t-----t---+---i--------1 1-AP_P_R_oVE_D __________ -=---
t----+-----1--------------t-----t---+---i--------1 PLANNING DATE
INSPECTOR DATE
DWN BY: PROJECT NO. DRAWING NO.
CHKD BY: C,T xx-xx XXX-XL RVWD BY:
DA TE INITIAL
ENGl NEER OF WORK REVISION DESCRIPTION
DA TE INITIAL DA TE INITIAL
OTHER APPROVAL OTY APPROVAL
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SHEET TITLE SHEET#
IANDSCAPE CONCEPT PLAN OJ
LANDSCAPE IWNTENANCE PLAN 02
WATER CONSERVATION PLAN
UTIIJTY CONFIJCT PLAN
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DRAWN .JR
www.gmplandarch.com APPROVED IIM
1ST SUBMITTAL 09-06-13
4125 Sorrento Valley Blvd. 2ND SUBMITTAL 12-04-13
3RD SUBKITTAL 01 -09-14 Suite D San Diego 4th SUBMITTAL 01 -17-14
California 92121
Tel 858 558 8977 .JOB NO. 13-087
STREET DEDlc-ATION PER MAP
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ALL LANDS<;APE PLANTIN6 AAJ;A5 ON PRIVATE LO:S SHALL BE MAINTAINEP Bl'
11-IE PRIVATE HOMEO~ Ftl6HT OF ~y LANDSC.APE ~ AND EA5EMl:NT5
SHALL BE MAINTAINED 6Y 11-IE PRIVATE HOMEOl"H:Ft
16 8 0 16 32
SCALE: 1/16"-1 '-0 "
CITY OF CARLSBAD
PLANN ING DEPARTMENT
48
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I S2ET I
~-------~---~--------~--~-~----------------~----~--~----1 "AS-BU ILT"
DATE
TITLE:
RECEIVED BY:
LANDSc.APE l-1AINTENANc.E PLAN FOR,
OAK AVEHE RESIDENa=S
L-2 ~
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'-----+--+-------------------+----1----11-----1-------1 1-AP_P_R_o_~_o _________________ ,
f-~----1----1--------------------l--------1------'------1--------.I PLANNING DA TE ~ • DATE INITI/\l DATE INITIAL DATE INITI AL OWN BY: PROJEC T NO. I DRAWING NO. ~
! _____ :::.::::....J!~~===~~~~~=====~~~;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;~;;;;;;~E;N;Gl;N;EE;R;OF~WO~RK~===R;;;E;;;V;;;l;;;S;;;IO;;;N;;;;;;D;;;E;;;S;;;C;;;R;;;IP=Tl;;;O;;;N;;;;;;;;;;;;;;;;;;;;;;;;~oTH;E;R~A~P~PR=O~VA=L~~a~TY~A~PP:R:o:vA:L~:~:~:KD=~=~=;======C,=T=X=X=-=X=X===X=X=X=-=X=L;:J ~ -INSPECTOR DA TE o
DATE 09-0,4.-13
Fax 858 558 9188 SCALE AS SHOWN
00 3: "' 0~ -~w I
00
O')
H"T"DROZONI= L.l=~l=ND
vvvvvv ~vvvvv~ vvvvvv
ZONe I, Hl6H ~~ ~ LIJSH 1.ANDSCA~
NO TURF PROPOSED IN THESE DOGUMENT5
NO POOL5, 5P/>6 Of( MTER FEA~ PROPOSED
NO Hl6H MTI:R U5E PLANT MATERIAL
Z0Ne :2, M0r:>l!"-AT!!! ~~ ~ 1.ANDSCA~
ALL 5LOPE LAND5CAPE ~ 5HALL ElE A C.OM51NATION OF
LOI"! ANV MODEAA Tl: M 'TE!<. U5E PLANT MA Tl:RIAL
Z0Ne :2, M0r:>l!"-AT!!! ~~ ~ eueB1.~
zote 3, 1.011"1 ~TI!!~ ~ NA~IZ!!;C) 1.ANDSCA~
LOI"! M'TE!<. U5E PLANT MATI:RIAL 15 PROP05ED l"IITHIN MODfRATl: 1"11\'TE!<. U5E
Pl.ANTIN(, AAJ:A5
Z0Ne 4, Yefilt"I" 1.011"1 )IIIA~ US!!/SflleCIAl. 1.ANDSCAP'e
NO VERY LOl"I, NATIVE l.AND5GAPE Of( ':,Pfc;IAL LAND5CAPE
A~ F'ROP05ED IN THESE 00c.lJMENT5
SGI. l"'T.
ZONE I, Hl6H l"IA T1:R U5E LU5H LAND5CAPE
ZONE :2, MODEAATI: l"IA'TE!<. U5E LAND5C-APE
0
0
lib
13,303
0
15.4,q
ZONE 2, MODEAATI: l"IA'TE!<. U5E !lUB!lLER5 (-461 PER a.ea.eRJ
ZONE 3, l.Ol'i M 'TE!<. U5E NA MALI ZED LAND¼APE
ZONE 4, VERY l.Ol'i 1"11\Tl:R USE/5PE(;IAL L.ANI15C,APf
TOTAL LAND5Gt,PE AAEA
CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU)
Hydrozone Number (1-5 with SLA Zone Below. U9e as many tables as necessary to complete all hydrozones)
Evapotranspiration Rate
Eto *
Conversion Factor
(Step 1 x Step 2)
Plant Factor (PF) .... (From
WU COLS) (VLW • HW) (0.1 -
0.8)
Nea of Hydrozone (sq. ft.)
(HA)
(Step 4 x Step 5)
Irrigation Efficiency (IE)***
(Step 6 + Step 7)
(Total All Step 8 + Total SLA
sq. fl. in Step 5)
(Step 3 x Step 9) Estimated
Total Water Use in gallons
per year (ETWU) -Total shall
not exceed MAWA
Process
Step No.
Below
1
2
3
4
5
6
7
B
9
10
1=VLW/DRIP 2=VLW/5PRAY J=LWIDRIP
0.1 0.1 0.3
0 0 0
0.00 0.00 0.00
0.80 0.55 0.80
0.00 0.00 0.00
7=MW/fREE 4=LW/SPRAY 5=LW/RDTOR B=MW/DRIP BUBBLER
44.0
0.62
27.3
0.3 0.3 0.5 0.5
13,303 0 0 176
3,990.90 0.00 0.00 88.00
0.55 0.7 0.8 0.75
7,256.18 0.00 0.00 117.33
7,373.52
201.149.49
15TIN6 51DEl"IALK
8=TURF/SPRAY 9(POOL/SPA) SLAF0
0.8 0.8 TOTAL
0 0 13,479
0.00 0
0.55 1
0.00 0
Ero•
West off -5 = 40.D
-•1E
Micro-spray= 0.80
Spray= 0.55
Rotor= 0.70
NOTE: A hydrozone is defined as EMi;AciW"A'-'-'C"'•fcccccul.;:;••cc·•r.nc,-c~---11=-~-~-'c~~-----,f------l
a zone where all similar plant i;E,,:T..:O_•~--+.".;;·.;:/J/J;.... ___ !.E;cto:..c.x.;:C.;:on;;,v.="":c•;;;n;.,:F..:•..:c'°'=)-----,----1
East of I -5 and West of EJ Camino Real = 44.0
East of El Camino Real= 47.0
Applicant may provide different ETo if Bubbler= 0.75
supported by documentation subject to approval Drip = 0. 80
material & irrigation methods are Co-nversion =-O.fi2 (Eto x 0.62) -=------+,~~-----.----~---+-------<-----< equal l'E"q-"u"'=•---'-'2-'7 . .;;.28;.... ___ ._ ____ __.. ____ _. __ --1
EX): Zone 1 = All valves with VLW i::-;====-+.O:,c.7.;,0~~--,µ;;;,,:A.;;d;,.iu:;.:""'=•::";;.'.::.'.;:La;:;n:..:d:;:sc;;;•:,:pe=A:..:'":;:14-__ -l by the City Planning Division
*"Plant Factor & Wafer Use
Applicant may provide different IE if supported by
documentation subject to approval by the City
Planning Division (Turf and Landscape Irrigation
Best Management Practices, April 2005)
Plants being irrigated with drip 13,479.00 0. 1 Jt LA)
Zone 2 = All valves with VLW 9,435.30
Plants being irrigated with
sprayers ... etc. d itional
Adjuttm•nt 0-.30
(Additional ET Adjustment X SLA)
(0.3 x SLA) 0.1 = VLW -Very Low Water Use Plants
0.3 = LW -Low Water Use Plants
0.5 = MW -Moderate Water Use Plants
0.8 :a HW -High Water Use Plants
Estimate'CI Total Watvr Use abbreviations
ETWU= Estimated Total Water Use in gallons per year
ETo=Evapotranspiration in inches per year
0. 62=ConversionFactor to gallons per square foot
PF=Plant Factor from Wucols #I
HA =Hydrozone Area in square feet
IE=lrrigation Efficiency of the irrigation method used in the hydrozone
SLA=Special Landscape Area in square feet (pooJ/spa)
Estimated Total Water Use Formula
ETWU= (Eto)(0.62){PFxHA/fE+SLAJ
•
~'.>¼~
f~'$)' -
PROJECT
SITE
'\ ,'
"P ..»' 0-~
;,,<'
.JI''\~, ~
4, ,.
SLA (,q.ll) 0.00
Equals 0.00
AWA•(EtoK0.62-(0. 7xLA)+(0.3xSLA)]
otal MAWA
Maximum Applied Water Allowance abbreviations
M'AWA=M'aximum Applied Water Allowance in gallons per year
ETo=Evapotranspiration in inches per year
0.62=ConversionFactor to gallons per square foot
0. 7=ET adjustment Factor (ETAF) for plant factors and irrigation efficiency
LA=Landscape Area includes special landscaped area in square feet
251,394.98 Gallons Per Year
0.3 The additional ET adjustment factor for a special landscaped area (1.0-0. 7=0.3)
SLA=SpeciaJ Landscape Area in square feet (pooVspa)
Maximum Applied Water Allowance Formula
MA WA=(Eto)(O. 62)((0. 7YLA)+(O. 3ltS LA)}
SHEET TITLE SIIEET I
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DRAWN LANDSCAPE CONCEPT PLAN 01
LANDSCAPE IIAINTENANCE PLAN 02 OSCAp
.,Ody
www.gmplandarch.com APPROVED
\
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WATER CONSERVATION PLAN 03
UTIIJTY CONl'llCT PLAN 04 ... ~ _____________ ... ' '
:; :I ------------ti
4125 Sorrento Valley Blvd.
Suite D San Diego
California 92121
Tel 858 558 8977
Fax 858 558 9188
1ST SUBMITTAL
2ND SUBMITTAL
3RD SUBMITTAL
4th SUBMITTAL
.JOB NO.
DATE
SCALE
JR
WM
09-06-13
12-04-13
01-09-H,
01-17-14
13-08?
09-04-13
AS SHOWN
I
/ BUIU,I
I
' ' PROPERTY LINE j
lfti!ATI:R CONSl=RVATION NOTI:S
I, MIER EFFICIENT LANDSGAPE SHALi. NOT EXCEED THE MAXIMUM YWE8 ALLQ!"jANa: FEB I1:fE STATE QF CALIFQBNIA
MTER CONSERVATION IN LANDSGAPIN6 ACT.
2. AN e/./IQMATIG SMAAT IAAl6ATION CQNJEQLLEB t"llJH t'JEAil:lf8 ADJJ5TIN6 GAPABILIIIE$ SHALL BE 1/TILIZED.
3. XERl5e,APE PRINIJIPU3 5HALL eE APPLIED.
4. PLANTIN6 SHALi. 6E 6BQJPEl2 INTO ffl't)RDZQNES fC)f( EFFlc;lt:NT Dl5"TRl!lUTION OF IRRl(!;ATION l"IATI:R
----
--------,~---i'~
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~---------~----~---------"T""--~--~~------------------"T""---r---.---..----t " AS-BUILT"
DATE
TITLE:
RECEIVED BY:
5-rmT DEDlc;ATION PER MAP
IN PIPE
/. ICATION
AP
16 B 0 32
SCALE: 1/16 .. -1. -D"
rnTI CITY OF CARLSBAD
PLANNING DEPARTt.lENT
• . I
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77:::
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LANDSc.APE ViATER C.ONSERYATION PLAN FOR: L-S
OAK .AVEfolE RESIOENCES
I APPROVED
~=====~====:================================~====~====~=====:====: '.:::P:::::L:::A:::N:::N:::IN:::G===;--;::::=======::::::;-;:::=D::::A::::TE:::::::=~ DWN BY: PROJECT NO. DRAVt1NG NO. DATE INITIAL
REVISION DESCRIPTION
DATE INITIAL DATE INITIAL
INSPECTOR DATE
CHKD BY: --C.T xx-xx XXX-XL RVWD BY: ENGINEER Of WORK OTHER APPROVAL CITY APPROVAL
• C " ID ',,
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ELECTRICAL SEIi.ViCE PER
CIVIL EN611-EERS PL,._N5
EXISTING SIDEl'W.K
·-,~---~ PROJECT
SITE F , •. ~~ ~--cc ·" Ji-
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BUILDING 5ETBAC,K PER CIVIL// f
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ENGINEERS PLANS
PROPERTY LINE
~--------[X/ST HOUS[ &
WALLS TO BE
REJY!;
PARCEL
4
10,089
SF
0
-l'o v,-
L{------
--
..
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SHEET TITLE SHEET I
LANDSCAPE CONCEPT PLAN 01
LANDSCAPE IIAINTl!NANCE PLAN 02
llATER CONSERVATION PLAN 03
UTILlTY CONl1JCT PLAN 04 .., ~
----------11 <> .. -.
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OSCA
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PCL
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BU ILDING SETB~K PER CIVIL
ENGII-EERS PLANS
PARCEL
.1
10,858
SF
V
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~TY NE
DRAWN
www.gmplandarch.com APPROVED
1ST SUBMITTAL
4125 Sorren to Valley Blvd . 2ND SUBMITTAL
3RD SUBMITTAL
Suite D San Diego 4th SUBMITTAL
California 92121
Tel 858 558 8977 .JOB NO.
DATE
Fax 858 558 9188 SCALE
\
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PCL.
= =
-~--W-
PARCEL
RETAINING l'!ALL PER CIVIL
ENGINEERS PLANS
STORM DRAIN EASEMENT PER
CIVIL PLANS
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EASEMENT PER
CIVIL PLANS
STORM DRAIN PIPE
STORM DRAIN Ei'ISEMENT
PER CIVIL PLANS
PARCEL
2
9,509 SF
RET ,._INING l'!ALL PER CIVIL +
ENGINEERS PLANS ~
BUILDING ~K CIVIL
ENG PLANS
=
c5'
-1 .-,,--, aRB t iSUTTER PER CIVIL
-;ENGII-EERS PLANS
UTILITIES LEGEND
SYMBOL DESCRIPTION
-/',--/',-r'lATER LINES AND APPURTENANCES/ EASEMENT
STORM DRAIN LINES AND APPURTENANCES
SEf'fR LINES AND APPURTENANCES
aECTR IC LINES AND APPURTENANCES
NOTE : SEE LANDSCAPE WNCEFT PLAN PLANT
LE6END FOR TREE SPECIES AND SIZE
5El'£R SEIi.ViCE PER CIVIL
ENGII-EERS PLANS
STREET DEDICATION PER MAP
X'---DRIYe'v'.Y4GURB APRON
PER CIVIL ENGII-EERS PLANS
STORM DRAIN PIPE
SERVICE PER
IL ENGINEERS PLANS
SIDEl'W.K PER CIVIL
EN61i-EERSPLAN5
SE/'£R SERVICE PER CIVIL
EN61i-EERS PLANS
ClRB I 5UTTER PER CIVIL
ENGl!t:ERS PLANS
STREET DEDI C,._ TION PER MAP
16 6 0 16 32 ----
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CITY OF CARLSBA.D
PLANN ING DEPARTMENT
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09-06-13
DATE OAK. AVEMJE RESIOENGES 12-04-13
01 -09-14 TITLE:
01-17-14 RECEIVED BY: l-----+--+-----------------+---+--l----+----1 1-AP_P_R_o_VE_D ________________ _
>-----+---+-----------------+---+--->-----+-----t E'LANNING DATE
13-067
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