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Home My WebLink About2023-11-30; Historic Preservation Commission; ; Three on Garfield Environmental Impact ReportMeeting Date: Nov. 30, 2023 To: Historic Preservation Commission From: Mike Strong, Assistant Director of Community Development Staff Contact: Mike Strong, Assistant Director of Community Development Mike.Strong@carlsbadca.gov, 442-339-2721 Subject: Three on Garfield Environmental Impact Report Recommended Action Review the Three on Garfield Environmental Impact Report and provide feedback to staff. Executive Summary Cities and counties weigh a variety of factors when deciding whether to approve a proposed development project or discretionary project. One such factor is what kind of effect a project would have on the environment. The term "environment" includes natural and man-made elements of our surroundings. This includes land, air, water, minerals, plants, animals and noise. It also includes things like historic buildings or structures. As part of the environmental review of development projects affecting historic buildings or structures, the Historic Preservation Commission may review and comment upon the adequacy of the environmental document during the public review period under California Environmental Quality Act (CEQA). The City of Carlsbad is currently processing an Environmental Impact Report for the Three on Garfield project. Staff will provide a brief overview of CEQA, the environmental review process, and ask the Commission to review and comment on the Three on Garfield’s EIR. EIRs do not advocate either approval or denial of a project. The feedback received from the Commission and other information received from the environmental review process helps decision-makers decide whether to approve, conditionally approve, or deny a project. Explanation & Analysis The California Environmental Quality Act (CEQA) was adopted in 1970 and is a procedural statute designed to inform decision makers and public about potential environmental effects of projects. CEQA is listed under sections 21000 et seq. of the Public Resources Code (PRC) with Guidelines for implementation codified in the California Code of Regulations (CCR), Title 14, Chapter 3, Sections 15000 et seq. Although one of the most important goals of CEQA is to provide decision makers with information about the environmental impacts of projects prior to HISTORIC PRESERVATION COMMISSION Nov. 30, 2023 Item #1 Page 1 of 4 Staff Report granting approval, another equally important goal is to allow the public to comment on the impacts of projects in their community. If a project is not exempt from environmental review, the next step is to prepare an initial study. If the initial study shows that the project may have a significant effect on the environment, the next step is to prepare the more extensive environmental impact report. For the Three on Garfield project, the report prepared can be referred to by the initials "EIR." An EIR is a detailed analysis of a proposed project's potentially significant effect on the environment. An EIR is an extensive environmental document, which contains a number of different items, such as: • The report describes the proposed project. The EIR must include a description of the physical environmental conditions in the vicinity of the project as they exist at the time the notice of preparation is published. • The report identifies and analyzes each significant environmental impact expected to result from the proposed project. • The report also recommends steps to avoid or minimize those impacts. These actions are called "mitigation measures." Mitigation measures must be fully enforceable through permit conditions, agreements, or other legally binding instruments. • The report must also identify all significant environmental effects which cannot be avoided with the proposed project. • Alternative project options are considered in an EIR, including the option of "no project." The City of Carlsbad prepared a Draft EIR for the Three on Garfield project. The project applicant, John Beery, Beery Group, Inc, is proposing the demolition of an existing three-story structure, containing three attached residential air-space condominiums, each with a first-floor, two-car garage, accessed from Beech Avenue, and the construction of three attached, three- story residential air-space condominiums with first-floor garages. The proposed Three on Garfield project is located on a 0.16-acre infill site at 2685, 2687, and 2689 Garfield Street in the northwestern portion of the city. The applicant has applied for a number of entitlement applications, including a Planned Development Permit (PUD) to facilitate individual ownership of units; a Site Development Plan (SDP) as required for development within the Beach Area Overlay Zone; a Coastal Development Permit (CDP) for development on a site located in the Coastal Zone; a Minor Subdivision (MS) to create air-space condominiums; and a Nonconforming Construction Permit (NCP) to allow the continuation of the legally established use of three dwelling units on a property where two dwelling units are permitted. No General Plan Land Use or Zoning changes are proposed. No Local Coastal Program Land Use of Zoning changes are proposed. Nov. 30, 2023 Item #1 Page 2 of 4 A Notice of Availability of the Draft EIR was published in the San Diego Union Tribune on Oct. 30, 2023. The Draft EIR is on file with the City of Carlsbad Planning Division, located at 1635 Faraday Avenue, Carlsbad CA 92008 and copies of the Draft EIR are available at the City of Carlsbad website at https://www.carlsbadca.gov/departments/community- development/planning/agendas-minutes-notices. The Draft EIR is also available at the City Clerk’s Office, 1200 Carlsbad Village Drive, and the city libraries. The Draft EIR will be available for public review and comment from October 30, 2023, through December 15, 2023. Pursuant to section 2.42.040 of the Carlsbad Municipal Code (CMC), as part of the environmental review of development projects affecting historic buildings or structures, as identified in the environmental study, the Historic Preservation Commission may review and comment upon the adequacy of the environmental document during the public review period under CEQA. Staff is asking the Commission to review and comment on the Three on Garfield’s EIR. Oral comments made during the Nov. 13 and Nov. 30, 2023 Historic Preservation Commission meetings will be summarized for inclusion in the Final EIR. Members of the public wishing their verbatim comments to be incorporated are directed to submit their comments in writing. Pursuant to section 15204 of the CEQA Guidelines, in reviewing Draft EIRs, persons and public agencies should focus on the sufficiency of the document in identifying and analyzing the possible impacts on the environment and ways in which the significant effects of the project might be avoided or mitigated. The decision-makers will consider the information in the Final EIR along with other information presented during the approval process when determining whether to adopt or modify the proposed project. Pursuant to State CEQA Guidelines Section 15002(h), the information in the Final EIR does not control the city’s ultimate decision on approval of any component of the proposal. Fiscal Analysis There is no direct fiscal impact associated with receiving this information report. Environmental Evaluation (CEQA) The action before the Planning Commission is statutorily exempt from the requirements of the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15262, Feasibility and Planning Studies. This organizational and administrative activity relates to the ongoing study of the Three of Garfield project. This discussion does not have a legally binding effect on any possible future discretionary action. The EIR is an informational document that is intended to inform the city’s decision-makers and the public of the significant environmental effects of adopting the Three on Garfield project, and associated implementation measures, and the alternatives analyzed. Public input is an important component to the decision-making process. Interested parties may provide written comments on the Draft EIR before the end of the 45-day public review and comment period. Written comments on the Draft EIR must be submitted to: Eric Lardy, City Planner City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 Nov. 30, 2023 Item #1 Page 3 of 4 Comments may also be e-mailed to Eric.Lardy@carlsbadca.gov. Following the 45-day public review and comment period for the Draft EIR, the city will prepare a written response for each written comment received on the Draft EIR. Public input received and technical information prepared during the environmental review process will be utilized in preparing a Final EIR to support the analysis of the proposed project. The written comments and city responses to those comments, as well as any required EIR changes, will be incorporated into a Final EIR. The Final EIR will be reviewed by the city at the time the proposed project is considered for approval. Exhibits None. Nov. 30, 2023 Item #1 Page 4 of 4 Eric Lardy, City Planner Community Development Department November 13, 2023 Three on Garfield { City of Carlsbad PROJECT SITE •0.16 Acres •Three Condominiums •Zoned for Multi- Family (R-15: 8 to 15 units per acre) THREE ON GARFIELD PUD 2021-0003 / SOP 2021-0008 / CDP 2021-0010 NCP 2021-0001 (DEV2020-0205) 8 0 30 60 {city of Carlsbad Project Description •Planned Unit Development, Site Development Plan, Coastal Development Permit, and Nonconforming Construction Permit to: –Demolish existing 3-unit attached condominiums –Construct three attached, three-story, air-space condominiums ranging in size from 1,701 square feet to 1,713 square feet {city of Carlsbad VICTOR CONDO {city of Carlsbad EIR Analysis - Historical Resources •Significant Impact -The project would result in demolition of the Victor Condo building, which is considered an historical resource under CEQA. –First example of postmodern architecture in Carlsbad –Primary façade remains a distinct feature, despite other non-original features –Victor Condo is eligible as a Carlsbad Historic Resource {city of Carlsbad ENVIRONMENTAL ANALYSIS 6 Significant and Unavoidable •Historical Resources Focused Topic Areas •Aesthetics •Land Use and Planning •Historical, Cultural and Tribal Cultural Resources •Environmental Impact Report required •Procedures of Carlsbad Municipal Code Title 19 Followed •Environmental Impact Report-Draft EIR Review Period –October 30 through December 15 {city of Carlsbad EIR Analysis - Historical Resources •Mitigation Measures: –Documentation -Historic American Buildings Survey (HABS) Level 2 standards –Interpretation -Communicate the significance of the Victor Condo building (Plaque/Graphic) –Removal & Salvage –Preserve character- defining features offsite {city of Carlsbad NEXT STEPS 8 What’s next •Conclusion of Public Review •Summary of Oral comments from Historic Preservation Commission •Response to comments •Planning Commission Hearing - 2024 {city of Carlsbad PROJECT SITE •0.16 Acres •Three Condominiums •Zoned for Multi- Family (R-15, 8 to 15 units per acre) THREE ON GARFIELD PUD 2021-0003 / SOP 2021-0008 / CDP 2021-0010 NCP 2021-0001 (DEV2020-0205) 8 0 30 60 {city of Carlsbad 1.ALL WORK SHALL COMPLY WITH THE LATEST CODES AND STANDARDS, AS ADOPTED BY THE GOVERNING AUTHORITIES, AND THE LOCAL JURISDICTION, INCLUDING BUT NOT LIMITED TO: -2019 CALIFORNIA ADMINISTRATIVE CODE (CCR, PART 1 CHAPTER 4)-2019 CALIFORNIA BUILDING CODE (CCR, PART 2 VOLUME 1 AND 2 AND APPENDICES G, H, I, AND J)-2019 CALIFORNIA ELECTRICAL CODE (CCR, PART 3)-2019 CALIFORNIA MECHANICAL CODE (CCR, PART 4 CHAPTER 1 AND APPENDICES A, B, AND D)-2019 CALIFORNIA PLUMBING CODE (CCR, PART 5 CHAPTER 1 SECTIONS 101 AND 108, CHAPTER 2 THROUGH 16, APPENDIX CHAPTER 1 SECTIONS 101, 102, AND 103, APPENDICES A, D, G, I, AND K)-2019 CALIFORNIA ENERGY CODE, 2008 ENERGY STANDARDS (CCR, PART 6 CHAPTERS 1 THROUGH 9 AND APPENDIX CHAPTER 1-A)-2019 CALIFORNIA HISTORICAL CODE (CCR, PART 8)-2019 CALIFORNIA FIRE CODE (CCR, PART 9 CHAPTER 1 SECTION 109, CHAPTERS 2 THROUGH 47 AND APPENDIX CHAPTER 1 SECTION 102)-2019 CALIFORNIA REFERENCED STANDARDS CODE (CCR, PART 12) 2. THE DRAWINGS REFLECT GENERAL ARRANGEMENT, DESIGN AND EXTENT OF WORK, AND ARE NOT TO BE SCALED FOR MEASUREMENTS. THE DRAWINGS ARE PARTLY DIAGRAMATIC AND ARE NOT INTENDED TO BE AN EXACT REPRESENTATION OF FIELD CONDITIONS OR TO SERVE AS THE CONTRACTOR'S SHOP DRAWINGS. 3. AT ANY TIME SHOULD CONDITIONS ARISE WHEREIN THE INTENT OF THE DRAWINGS ARE IN DOUBT, OR WHERE THE DRAWINGS ARE IN CONFLICT WITH EACH OTHER, OR WHERE THERE IS A DISCREPANCY BETWEEN THE DRAWINGS AND FIELD CONDITIONS, THE ARCHITECT SHALL BE NOTIFIED AT ONCE FOR CLARIFICATION. 4. "EXISTING", "+/-", "SIZE TO FIT" AND SIMILAR PHRASES REQUIRE THE CONTRACTOR TO VERIFY AND COORDINATE DIMENSIONS AND CONDITIONS INDICATED IN THE DRAWINGS WITH THE ACTUAL FIELD CONDITIONS. DISCREPANCIES SHALL BE REPORTED TO THE ARCHITECT FOR DIRECTION ON HOW TO PROCEED. 5. DIMENSIONS SHOWN ARE TO FACE OF STUD UNLESS NOTED OTHERWISE. 6. REFER TO STRUCTURAL, MECHANICAL, PLUMBING, AND ELECTRICAL DRAWINGS FOR EQUIPMENT ANCHORAGE, HVAC, PLUMBING, LIGHTING, COMMUNICATION, AND DATA AND POWER REQUIREMENTS. 7. THE ARCHITECT AND OWNERS' CONSULTANTS SHALL HAVE NO RESPONSIBILITY FOR THE DISCOVERY, PRESENCE, HANDLING, REMOVAL OR DISPOSAL OF OR EXPOSURE OF PERSONS TO HAZARDOUS MATERIALS IN ANY FORM AT THE PROJECT SITE, INCLUDING BUT NOT LIMITED TO ASBESTOS, ASBESTOS PRODUCTS, POLYCHLORINATED BIPHENYL (PCB) OR OTHER TOXIC SUBSTANCES. 8. CONTRACTOR SHALL CONTACT OWNER 48 HOURS IN ADVANCE OF ANY RESTRICTION OF OWNER ACCESS OR UTILITY OUTAGES. AUTHORIZATION FROM OWNER TO BE RECEIVED IN WRITING. 9. THE CONTRACTOR SHALL VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO BEGINNING WORK. AT ANY TIME SHOULD ANY CONDITIONS ARISE WHEREIN THE INTENT OF THE DRAWINGS IS IN DOUBT OR WHERE THERE IS A DISCREPANCY BETWEEN THE DRAWINGS AND FIELD CONDITIONS THE ARCHITECT SHALL BE NOTIFIED IMMEDIATELY IN WRITING FOR CLARIFICATION. 10. THE CONTRACTOR SHALL HAVE FULL RESPONSIBILITY AND CHARGE OF AND SHALL BE RESPONSIBLE FOR CONSTRUCTION MEANS, METHODS, TECHNIQUES, SEQUENCES OR PROCEDURES, FOR SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH THE WORK, FOR THE ACTS OR OMISSIONS OF THE CONTRACTOR, SUBCONTRACTOR OR ANY OTHER PERSONS PERFORMING ANY OF THE WORK OR THE FAILURE OF ANY OF THEM TO CARRY OUT THE WORK IN ACCORDANCE WITH THE CONTRACT DOCUMENTS. 11. THESE DRAWINGS DO NOT INCLUDE NECESSARY COMPONENTS FOR CONSTRUCTION SAFETY. SAFETY OF ALL PARTIES PRESENT ON THE JOB SITE IS SOLELY THE CONTRACTOR'S RESPONSIBILITY. 12. THESE DRAWINGS ARE FOR PERMIT ONLY. GENERAL CONTRACTOR IS RESPONSIBLE FOR ALL ADDITIONAL DETAILS AND REQUIRED COORDINATION DURING CONSTRUCTION. 1. FIRE DEPARTMENT FINAL INSPECTION REQUIRED. SCHEDULE ALL INSPECTIONS 2 DAYS IN ADVANCE. 2. NOT USED 3. STORAGE, DISPENSING OR USE OF ANY FLAMMABLE AND COMBUSTIBLE LIQUIDS, FLAMMABLE AND COMPRESSED GASES, AND OTHER HAZARDOUS MATERIALS SHALL COMPLY WITH UNIFORM FIRE CODE REGULATIONS. THE STORAGE AND USE OF HAZARDOUS MATERIALS SHALL BE APPROVED BY THE FIRE AUTHORITY PRIOR TO ANY MATERIALS BEING STORED OR USED ON SITE. A SEPARATE PLAN SUBMITTAL IS REQUIRED PRIOR TO THE STORAGE AND USE OF HAZARDOUS MATERIALS. 4. PLANS OF NEW OR MODIFICATIONS TO EXISTING FIRE PROTECTION, DETECTION, ALARM OR MONITORING SYSTME(S) SHALL BE APPROVED BY THE FIRE DEPARTMENT PRIOR TO INSTALLATION. A SEPARATE PLAN SUBMITTAL AND APPROVAL BY THE FIRE DEPARTMENT IS REQUIRED PRIOR TO COMMENCEMENT OF WORK. 5. NOT USED 6. DRAPES AND OTHER DECORATIVE MATERIALS SHALL BE FLAME RETARDANT. CERTIFICATION THEREOF SHALL BE PROVIDED. EXITS, EXIT SIGNS, FIRE ALARM STATIONS HOSE CABINETS AND EXTINGUISHER LOCATIONS SHALL NOT BE CONCEALED BY DECORATIVE MATERIALS. 7. ALL INTERIOR FINISHES SHALL CONFORM WITH THE TITLE 24, CCR, CHAPTER 42. GENERAL NOTES FIRE NOTES OWNER MS. RENEE WAILES2729 OCEAN STREETCARLSBAD, CA 92008 GENERAL CONTRACTOR STRUCTURAL ENGINEER ARCHITECT BGI ARCHITECTURE2292 FARADAY AVENUE, #100Carlsbad, CA 92008P: 760.438.2963bgiarchitecture.com GOVERNING AGENCY MEP ENGINEER CIVIL ENGINEER SOILS ENGINEER LANDSCAPE ARCHITECT T-24 CALCULATIONS (TO BE DETERMINED)CITY OF CARLSBAD1635 FARADAY AVENUECARLSBAD, CA 92008O: 760-602-4610 SUN STRUCTURAL ENGINEERING2292 FARADAY AVENUE, #100CARLSBAD, CA 92008O: 858-442-7203 N.A. SAMPO ENGINEERING171 SAXONY ROAD #213ENCINITAS, CA 92024O: 760-436-0660F: 760-436-0659 GEOSOILS ENGINEERING5741 PALMER WAY, SUITE DCARLSBAD, CA 92010O: 760-438-3155www.geosoilsinc.com (TO BE DETERMINED)SALEHI ENGINEERING10755 SCRIPPS POWAY PARKWAY#357SAN DEIGO, CA 92131www.salehiengineering.com PROJECT DESCRIPTION THE PROJECT IS TO REMOVE THE EXISTING 3 UNIT CONDOMINIUM BUILDING WHICH CURRENTLY HAS STRUCTURAL, FOUNDATION AND MOISTURE/MOLD ISSUES. A NEWLY CONSTRUCTED 3 UNIT CONDOMINIUM PROJECT IS PROPOSED IN A CONTEMPORARY STYLE. THE PROJECT REQUIRES A 'CDP' PERMIT ALONG WITH A NON-CONFORMING CONSTRUCTION PERMIT (NCP) AS A VOLUNTARY REMOVAL OF AN EXISTING RESIDENTIAL STRUCTURE AND REPLACEMENT PER CHAPTER 21.48.E. (THIS INFORMATION CONFIRMED WITH MR. EDWARD VALENZUELA CONSULTATION WITH HEAD PLANNER). A MINOR PUD AND SITE DEVELOPMENT PLAN ARE ALSO REQUIRED. (ALL THE DISCRETIONARY APPROVALS ARE PROCESSED CONCURRENTLY) NOTE: THE EXISTING IMPROVEMENTS WERE APPROVED MAY, 8 1981 #80-944. PROJECT ADDRESS 2689, 2687, 2685 GARFIELD STREET, CARSLBAD, CA 92008 APN NO.20.-147-27-01, 02, 03 LEGAL DESCRIPTION AN UNDIVIDED 1/3 FRACTIONAL INTEREST IN AND TO PARCEL 1 IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA AS SHOWN ON PAGE 12124 IN BOOK OF PARCEL MAPS FIELD IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, MAY 20, 1982. SETBACKS •FRONT: 20'-0" TO P.L.•SIDE (EXTERIOR): 10'-0" TO P.L.•SIDE (INTERIOR): 10% WIDTH @ FRONT SETBACK = 7'-0"•REAR: 2X INTERIOR SIDE SETBACK = 14'-0" ZONE R-3 MULTIPLE-FAMILY RESIDENTIAL ZONE PER CITY OF CARLSBAD PLANNING DEPT. OVERLAY ZONE COASTAL ZONE FLOOR AREA 2685 GARFIELD STREET CONDITIONED:•GARAGE FLOOR = 260 S.F.•MAIN FLOOR = 835 S.F.•SECOND FLOOR = 606 S.F. TOTAL = 1,701 S.F. OTHER: •GARAGE = 476 S.F.•ENTRY TERRACE = 101 S.F.•SECOND FLOOR TERRACE & STORAGE = 178 S.F. 2687 GARFIELD STREET CONDITIONED:•GARAGE FLOOR = 262 S.F.•MAIN FLOOR = 841 S.F.•SECOND FLOOR = 610 S.F. TOTAL = 1,713 S.F. OTHER: •GARAGE = 478 S.F.•SECOND FLOOR TERRACE & STORAGE = 179 S.F. NUMBER OF STORIES THREE INCLUDING LOWER PARKING GARAGES TYPE OF CONSTRUCTION V5 -SPRINKLED GOVERNING CODES THESE PLANS AND ALL WORK SHALL COMPLY WITH CARLSBAD MUNICIPAL CODE, THE 2019 EDITION OF THE CALIFORNIA BUILDING CODE FOUND IN STATE OF CALIFORNIA TITLE 24 CCR AS AMENDED AND ADOPTED BY THE CITY OF CARLSBAD. THE 2019 EDITIONS OF THE CALIFORNIA BUILDING CODES SHALL APPLY:•2019 CALIFORNIA BUILDING CODE•2019 CALIFORNIA GREEN BUILDING CODE•2019 CALIFORNIA HISTORICAL BUILDING CODE•2019 CALIFORNIA ELECTRICAL CODE•2019 CALIFORNIA MECHANICAL CODE•2019 CALIFORNIA PLUMBING CODE•2019 CALIFORNIA TITLE 24•2019 CALIFORNIA FIRE CODE LOT SIZE 6,998 S.F. = .16 ACRE LOT COVEREAGE LOT = 6,998 S.F. X 60% = 4,199 S.F. ALLOWEDPROPOSED = 2,773 S.F. (39.6%) < 4,199 S.F. (60%) OCCUPANCY R-2 HEIGHT •24'-0" FROM GRADE FOR FLAT ROOF AREAS (NO FLAT ROOF PROPOSED)•30'-0" FROM GRADE FOR SLOPED ROOF AREAS (3/12 MINIMUM) PARKING 2 ENCLOSED SPACES REQUIRED -2 SPACES PROVIDED (COVERED). F.A.R.N.A. YEAR BUILT 1981 USE RESIDENTIAL DWELLING (3 CONDOMINIUMS) # UNITS 3 UNITS PROPOSED TO MATCH EXISTING -PER NON-CONFORMING CONSTRUCTION PERMIT (NCP). -PER CMC -21-48-050 E -LOT SUPPORTS 2 UNITS BUT INITIAL PERMIT IMPROVEMENTS ALLOWED 3 UNITS. 2689 GARFIELD STREET CONDITIONED:•GARAGE FLOOR = 262 S.F.•MAIN FLOOR = 838 S.F.•SECOND FLOOR = 604 S.F. TOTAL = 1,704 S.F. OTHER: •GARAGE = 476 S.F.•ENTRY TERRACE = 96 S.F.•SECOND FLOOR TERRACE & STORAGE = 176 S.F. BUILDING TOTAL: TOTAL CONDITIONED LIVING S.F. = 5,118 S.F. GUEST PARKING 0.3 SPACES / UNIT = 0.9 = 1 GUEST SPACES REQUIRED PER TABLE C. 1 GUEST PARKING SPACE PROVIDED ON NORTH SIDE OF LOT. RECREATION SPACE IS NOT REQUIRED FOR PROJECTS < 11 UNITS PER CMC 21.45.060 DEV. STANDARDS. STORAGE SPACE SINVE THE PROJECT PROVIDES A TWO CAR GARAGE 20'x20' THE STORAGE REQUIREMENT IS SATISFIED PER C-13 OF CMC 21-45-060 DEV. STANDARDS. PARKING SCREENING CMC C.8 OF DEVELOPMENT STANDARDS REQUIRES VEHICULAR PARKING AREAS TO BE SCREENED FROM PUBLIC VIEW. THE ONE NON-ENCLOSED GUEST PARKING SPACE IS SCREENED FROM VIEW BY THE BUILDING ITSELF TO THE SOUTH, AND A RETAINING WALL/LANDSCAPING TO THE EAST. Signature Date This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documents REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D P R E L I M I N A R Y N O T F O R C O N S T R U C T I O N NOTES PROJECT LOCATION SHEETSPROJECT DATA PROJECT DIRECTORY N O R T H NO SCALE BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 3 O N G A R F I E L D C O N D O M I N I U M S BPB T-1 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 PROJECT TITLESHEET T-1 PROJECT TITLE SHEET AC-1 SITE PLAN C-0 CIVIL SURVEY C-1 CIVIL - PRELIMINARY GRADING PLAN C-2 CIVIL - ENLARGED AREAS AND DETAILS A-1 GARAGE FLOOR PLAN A-2 MAIN FLOOR PLAN A-3 SECOND FLOOR PLAN A-4 ROOF PLAN A-5 ELEVATIONS A-5.1 ELEVATIONS AP-1 PERSPECTIVES L-1 LANDSCAPE - EXISTING VEGETATION PLAN L-2 LANDSCAPE - LANDSCAPE PLAN L-3 LANDSCAPE - HYDROZONE DIAGRAM PROJECT DATA -CONTINUED '---Ki,,;,wl..sAn-- aatfo,dL.n,==~ -eole"Tlbrary rarilr clol>ed Chase Fi '\,~ ... ~ ::V,,,. Ir I I..':: :,i I :'..I DN D W D W D W DW DW GARFIELD STREET BEE C H AVEN UE SIGN SIGN SIGN AC PAVEMENT AC PAVEMENT AC PAVEMENT AC PAVEMENT CONC CONC WALL MAIL BOX SIGN CURB & GUTTER CURB & GUTTER CURB & GUTTER CURB & GUTTER CURB & GUTTER SDG&E CAP PLANTER GRASS CONC CONC 53 45 50 46 47 48 49 51 52 53 45 50 46 47 48 49 50 48 49 51 52 R/W SMH RIM:53.92 SMH RIM:53.54 AC BERM AC BER AC BERM WV WVWV WV WV S S PP PP W W WICV CL CL CLCL DW 1 4 PL PL PL PL PL PL PL PL PL PLPLPL EXT. S.Y.S.B. 10 ' - 0 " F.Y.S.B. 20' - 0" IN T . S . Y . S . B . 7' - 0 " 14'-0" R.Y.S.B. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. HATCHING = SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (3), STAIRWAYS (LESS THAN 2'-0") AND PER (1) "BUTRESSES"/"ARCHITECTURAL FEATURES". THIS SETBACK INTRUSION DOES NOT ENCLOSE ANY USABLE INTERIOR S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. LANDSCAPE WALL AND PLANTER LESS THAN 42" IN HEIGHT AT GRADE, TYP. PER 21.46.120 (5) PROPOSE TO WIDEN APRON FROM 12'-0" TO 16'-0" PROPOSED TRANSFORMER LOCATION (IF REQUIRED) PER SDGE REQUIREMENTS AND CLEANRACES, TYP. REPLACE (E) ADA RAMP AND CURB WITH NEW ADA RAMP AND CURB. SEE CIVIL PLANS, TYP. (SEE CIVIL PLANS) REMOVE EXISTING CURB CUT AND REPLACE WITH NEW CURB CUT AND APRON. 20 ' - 4 " 1 This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D Signature Date I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R Y N O T F O R C O N S T R U C T I O N KEYNOTES ARCHITECTURAL LEGEND 1 Interior Elevation New Wall Existing Wall Demolition A 1 1 A-1 Building Elevation Keynote Doors Windows Wall Type 1 Revision Centerline Property Line Overhead Insulation A A-11 Storefront Elevation NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 1/8" = 1'-0" 3 O N G A R F I E L D C O N D O M I N I U M S BPB AC-1 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 SITE PLAN TRUEN O R T H REFERENCE NORTH 1/8" = 1'-0" SITE PLAN GENERAL NOTES 01. SEE FLOOR PLAN SHEETS FOR FURTHER SETBACK INTRUSION NOTES, TYP. 02. PER CMC 21.45.060 (C.5) THE DRIVEWAY SHALL BE DECORATIVE PAVEMENT OR PERMEABLE PAVERS, TYP. 1 "PARKING AREA" LANDSCAPE PLANTER PERCMC 21.44.050 TABLE "B'. PROPOSED(EXPOSED) PARKING AREA (DRIVE AISLES ANDVISITOR PARKING SPACE = 2,668 S.F. x 3% =80.04 S.F. REQUIRED. PLANTER = 81.96 S.F.PROVIDED > 80.04 REQUIRED. PLANTER MUSTCONTAIN TREES AS APPROVED BY THE CITY OFCARLSBAD, SEE LANDSCAPE DRAWINGS, TYP. __J J II \ I '' " II Ir I I..:: I L_ - I :'..I 0 0 □ 0--- < (> ◄ VICINITY MAP OWNER: RENEE SCHA Tl WAILES SITEADDRESS: 2685-2689 GARRELD STREET CARLSBAD, CA 92008 ASSESSOR'SPARCELNO, : 20J-147-27-0l,-02,-0J DATE OF SURVEY: 6/24/20 LEGAL DESCRIPTION: PARCEL I, IN THE CITY Of CARLSBAD, COUNTY OF SAN DIEGO, STA TE Of CALIFOf/NIA, AS SHOWN ON PAGE 12124 IN BOOK Of PARCEL MAPS, RRO IN THE OFRCE Of THE COUNTY RECORDER Of SAN DIEGO COUNTY. MAY 20, 1982. VERTICAL BENCHMARK: CITY OF CARLSBAD CONTROL POINT 139 "5-507'. CAOT DISK IN SOUTH SIDEWALK NEAR THE EAST ENO OF LAS FLORES DRIVE BRIDGE OVER INTERS TA TE 5. DA TUM: NGVIJ29 ELEVA llON: 82.22' CONSTRUCTION NOTES : I. THE EXISllNG TOPOGRAPHY SHOWN HEREON BY SAMPO ENGINEERING INC. DATED 6/24/20 2. PROPERTY LINE BEARINGS ANO DISTANCES SHOWN HEREON PER PM 12124. A BOUNDARY SURVEY IS C/JRRENTL Y IN PROCESS AND A CORNER RECOf/0 MAP Jl1LL BE RLED 111TH THE COIJNTY Of SAN DIEGO. UPON RESOI.UllON OF THE NEW BOUNDARIES THE PROPERTY LINE BEARINGS AND DISTANCES ON THE TOPOGRAPHIC PLA r IIILL BE UPOA TED ro REFLECT THE ANAL MAPPED BOIJNDARY. J. llTLE INSURANCE POI.JC/ES PREPARED BY RRST AMERICAN llTLE INSURANCE COMPANY DA TED NOV. 21, 2017 AS RLE NO. DIV-5558317 (APN: 203-141-27-01), DATED JANUARY JO, 2018 AS FILE NO. DIV-5622249 (APN: 20J-141-27-02} ANO DA TED JANUARY 24, 2020 AS RLE NO. DIV-6116944 (APN: 20J-141--27-0J/ Yrff/E RE"1Ellf0 FOR EX/SllNG ONE-SITE EASEMENTS SAID llTLE INSURANCE POLICIES REVEALm THE FdLLOIIING EX/SllNG ON-SITE EASEMENT DESCR/Bm BELOW. AL~~ REFER ro OTHER CCR OOC/JMENTS REFERENCED IN THE POLICIES Of llTLE INSURANCE DATED 1927 FUff FUU PARllC/JLARS. A A NONEXCLUSIVE EASEMENT FOR INGRESS, EGRESS AND SUPPORT THROUGHOUT THE COMMON AREA PER CONDOMINIUM PLAN RECOf/Dm JJLY 14 1982, PER DOC. NO. 82-216020 Of O.R. 4. EX/SllNG AND PROPOSED OVERHEAD UllLITY SERVICE LINES TO THE PROPERTY SHAU BE INSTALLED UNDERGl/0/JND. COOf/DINA TE Jl1TH SDGM PRIOR ro CONSTRUCllON. 5. IF ANY MONUMENT IS DISTURBm OR DESTROYED IT SHALL BE REPlACm BY A LICENSED LAND SIJRVEYOf/ AND A CORNER RECORD SHALL BE FII..ED 111TH THE COIJNTY PRIOR ro RELEASE Of OCCUPANCY. 6. ALL STREET SIGNS, LIGHTS, LAMPS, UllLlllES, ETC. LOCATED Ill/HIN THE PUBLIC RIGHT-Of-WAY SHALL BE PROTECTED IN-PLACE 0/JRING CONSTRUCll0/1 OR REPLACED TO SA llSFACllON Of THE CITY ENGINEER. Z AU EX/SllNG UllLlllES SHOWN HEREON ARE APPROXIMATE, CONTRACTOR TO VERIFY HORIZONTAL LOCAll0/1 ANO E1£VAllOI/S PRIOR ro CONSTRUCllNG NEW IMPROVEMENTS. 8. STORM DRAIN PIPES SHALL NOT BE CONNECTED ro SUB DRAIN PIPES. 9. BOTTOM Of WALL ELEVAllONS SHOWN HEREON MAY VARY BASED ON SOIL ENGINEER RECOMMENDAllONS DURING CONSTRUCll0/1. 10. A MINIMUM CONCRETE SI.AB-ON-GI/ADE THICKNESS OF 5 INCHES IS RECOl,/MENDED. CONCRETE SLABS SHOi/LD BE REINFORCED 111TH A MINIMUM Of NO. J REINFORCEMENT BARS PLACED AT 18-/NCH ON CENTERS, IN Tll!J H0/1/ZONTAUY PERPENDICULAR DIRECllONS (lE.0 LONG AXIS AND SHORT AX/SJ. CONCRETE SI.AB UNOERLA 'tMENT S//Oi/LD CONSIST OF A 15-MIL VAPOR IIETAROER, OR EQ/JIVALENT, r.lTH ALL LAPS SEALm PER THE 2019 CBC AND THE MANUFACTURER'S RECOMMENDAllON. THE VAPOR RETARDER SHOIJLD COMPLY WITH THE ASTM E 1745 -Cl.ASS A CRITERIA, AND BE INSTALLm IN ACCORDANCE WITH AC/ 302. IR-04 AND ASTM E 1643. THE VAPOR RETARDER SHALL BE UNDERLAIN BY 2 INCHES Of SAND (SE> JO) PLACED DIRECTLY ON THE PREPARm, MOISTURE CONDlllONm, SUBGRADE AND SHOULD BE SEALED ro PR0"1DE A CONllNUOi/S RETARDER UNDER THE ENllRE SI.AB, AS DISCJJSSED ABOVE AS DISC/JSSED PRE'v10i/S/.Y, GS/ INDICATED THIS LAYER Of IMPORT SANO MAY BE ELIMINATED BELOW THE VAPOR RETARDER, IF LABORATORY TESllNG IND/CA TES THAT THE SI.AB SUBGRADE SOIL HA VE A SAND EQ/JIVALENT {SE} Of 30 Of/ GREATER. SEE SOIL REPORT FOR ADO/llONAL RECOMMENDA ll0/1S. II. POS/llVE DRAINAGE MUST BE PROVIDED BEHIND ALL RETAINING WAUS IN THE FORM OF GRA ITT M/APPED IN GEOFABRIC AND OUTLETS A BACKDRAIN SYSTEM IS CONSIDERm NECESSARY FOR RETAINING WALLS THAT ARE 2 FEET OR GREATER IN HEIGHT. BACKORA/NS SHOULD CO/IS/ST OF A 4-INCH DIAMETER PERFORATED Pi,t: OR ABS PIPE ENCASED IN EITHER Cl.ASS 2 PERMEABLE ALTER MATERIAL OR 3/4-INCH TO l)f-lNCH GRAITT M/APPEO IN APPROITTJ FILTER FABRIC (M/RAR 140 OR EQ/JIVALENrl. FOR LOW EXPANS/',f BACKR(/, THE FILTER MATERIAL SHOULD EXTEND A Mill/MUM Of 1 HOf/lZONTAL FOOT BEHIND THE BASE OF THE wAUS AND UPWARD AT LEAST I FOOT. FOf/ NAll',f BACKRU THAT HAS UP TO MEDIUM EXPANSION POTENllAI.. CONllNUOi/S aASS 2 PERMEABLE DRAIN MATERIALS S/10/JLD BE USED BEHIND THE WALL. THIS MATERIAL SHOi/LD BE CONllNUOUS (I.E., FULL HEIGHT} BEHIND THE WALL, AND IT SHOULD BE CONSTRUCTED IN ACCORDANCE ',11/H THE ENCLOSED DETAIL I (TYPICAL RETAINING WAU BACKFILL AND DRAINAGE DETAIL}. FOR LIMITED ACCESS AND CONRNED AREAS, {PANEL} DRAINAGE BEHIND THE WALL MAY BE CONSTRUCTED IN ACCORDANCE WITH DETAIL 2 (RETAINING WAll. BACKRLL AND SUBDRAIN DETAIL GEOTEXllLE DRAIN/. MATERIALS 111TH AN El POTtl/llAL Of GREATER THAN 50 SHOULD NOT BE USED AS BACKRLL FOIi RETAINING WALLS. FOR MORE ONEROi/S EXPANSIVE SITUA llONS, BACKRLL AND ORA/NA GE BEHIND THE RETAINING WALL SHOi/LD CONFORM WITH DETAIL 3 (RETAINING WALL AND SUBDRAIN DETAIL Cl£AN SAND BACKFILL}.SEE SOIL REPORT FOR ADD/llONAL RECOMM[NDA llONS. 12. EXTERIOR SI.ABS (SIDEWALKS, PAllOS, ETC.I SHOULD BE A MINIMUM OF 4 INCHES THICK CONCRETE SI.ABS S//Oi/LD BE C).ST OVER A NON-YIELDING SURFACE, CONS/SllNG Of A 4-/NCH LA YER Of GRUS/Im R/W -tr~ <1 4 4 <1 • 4 ~,~ . ·.. . . . . . \ -··· • . • .. 52.98 TC . 8 •. • 52.51 FL · · •. •. , ~ ·.· .. ·-.•.• •. '. .-.. ·:-..... '·, .• 4 CO/IC. ILIDll "' CONG FF 48.28 PAO 4Zl ~~ =' V:~=---==-:;;' ;;;),.~'4=[ I sc-6 I I SC-5 I MAIN R.OOR FF 5ZOO GARAGE PAO 4Z5 .... R/W 14.6' • ' \~'1 •• :.,. • ••• • \\\r •1\•\I •. f-.1cs:'. • .. ~· . • .. • ~ . Roqlf, GRA VEL0 OR CLEAN SAND, THAT SHOULD BE COMPACTED AND LEVEL PRIOR TO POURING CONCRETE. IF rt.RY LOW tXPANSIVE SOILS ARE PRESENT, THE ROCK OR GRA ITT OR SAND MAY BE DELETED. THE LA YER ---~ · · ·i--..:::it!~~~=li:f1 1ao' ···•····. • 1-· · -.:§1 ': -~; OR SUBGRADE S/10/JLD BE HU-DOWN COMPLETEL y PRIOR ro POURING CONCRETE, ro MIN/11/ZE LOSS Of CONCRETE MOISTURE ro THE SURROIJNDING EARTH MATERIALS. SEE SOIL REPOf/T FOf/ ADO/llONAL RECOMMENDA llONS. 13. POS/llVE SITE DRAINAGE SHOULD BE MAINTAINm AT ALL llMES. RN/SH GRADE ON THE LOT SHOIJLD PROVIDE A MINIMUM OF I TO 2 PERCENT FALL TO THE STREET, AS INDICATED HEREIN. SEE SOIL REPORT FOR ADD/llONAL REQ/JIREMENTS IMPERMEABLE AREAS CALC/JLA llONS EXIST IMPERVIOi/S AREAS= 4,422 SQ FT PROPOSED IMPER"10US AREAS= 3,032 SQ FT DECREASE IMPERVIOIJS AREAS= 1,390 SQ FT THIS PRMCT IS CLASS/RED AS A "STANDARD ~~~OPj,fllf t:M&IfER CITY Of CARLSBAD EARTHWORK QUANTIY CALCULATIONS CUT.· 23.J CY MAX WT: 6.0 FT ~T: ,BJ ~~ MAX RLL: 4.0 FT ABBRE'IIA TIO/IS: AC: AIR COND/llONER OS.· DOWNSPOUT FF: RN/SH FLOOR FL: now LINE FG: FINISH GRADE FS: FINISH SURFACE HP: HIGH POINT IE: INVERT llEVATION TC: TOP Of C/JRB 7lr. TOP OF WALL REMEDIAL=4J4 CY (J.O' REMOVAL AND RECO/IPACllON UNDER, AND 5' 0/JTSIOE Of BIJILO/NG AREAS) CONSTRUCTION BMP LEGEND PREVENllON Of ILLICIT DISCHARGES INTO THE MS4 PROTECT OUTDOOR MATERIALS STORAGE AREAS FROM RAINFALL, RUN-ON, RUNOFF, AND IIIND DISPERSAL PROTECT MATERIALS STOf/ED IN OUTDOOR WORK AREAS FROI.I RAINFALi.. RUN-ON, RUNOFF, AND WNO DISPERSAL PROTECT TRASH STOf/AGE AREAS FROM RAINFALL, RUN-ON, RUNOFF, AND IIIND DISPERSAL NEED FOR FUTURE INDOOR & STRUCTURAL PEST CONTROL LANDSCAPE/Oi/TDOOR PESllCIDE USE RRE SPRINKLER TEST WATER MAINTAIN NATURAL DRAINAGE PA /HWA YS AND HYOROLOGIC FEATURES CONSERVE NA TUR AL AREAS SO/Ls, AND VEGETA llON MINIMIZE IMPER'l/0/JS AREAS MINIMIZE SOIL COMPACll0/1 IMPER"10US AREA DISPERSION RUNOFF COLLECllON LANDSCAPING 111TH NA llVE OR ORO/JG/IT TOLERANT SPECIES SYMBOL I SC-1 I I SC-3 I SC-4 I I SC-5 I I SC-6 I ~ SD-1 SD-3 SD-3 SD-4 ~ I SD-71 ILIDll SI :.:CLJ • SC-4 "'-i'V /\ _J. _j ::..c ,Ill' •• • •• • : .. . ·. ..· . .... ~.....;f-_JJ_-1 -,&. . . • QS.I -• __J ·I _, _J _J -• ~J I • • . I I -l:J _J • _j -RYSB=C--=· t;:J:;q~ -he~~~~· --,;h::..a. _c,_, _;_ ~--cc j'f -. •• • lif-:F;-C"' ,iii~";I 3c --__stj !~ '-~-V-~ . -17-t-~-~-~~ '1::J1·•·· SD-5 +. ·-:-•.· • '. WIDE:~AY 1:-.-. •. • '-¢?. 1 . ---1 _.-!---1---1 _,_J OFFLOOf/ .... -, SD 6 _. ifNr ., .-. :· .. ·:·""·•.•46:J7 •4 ---: -_j -..J ..jc PAITT!al ;J -Tl/£VER OVERH. •. • • •• • --.· _· .: : • • .. •. : • . _I ~_. 'Y r,_ .. 4"",":!l'f'"-1 ~4 . ·•. • .• ~c-' '1-:c:t ~ : '_j~.2~ 8 .-. . .. -. . . ~~95fI-·. ·1 zo' •· .I -_j.J__J • • • -• 1~ • • 1% 1S~ • • ••• ·•. _j_j~ IX • :r"-.-:~ 46.09:_,_'_:,_-J !-:--"'.~ .4 r;ONC (re 11.JJ ' 1Bl31 ·-~ ~-· . · 11'.7, • • : •. _.,,... 1 ·;"i . . . . • ., . ~~ • . : ,.· .,::~.:-.. + . ...-.-.... ~ .. · ...• 4 is~. ' . • ·1 .. ,, . . lo! • • ·.--.15 . • ~ ~ff _ ··1--_ ·. · • • • . • · I j 51 re • +1 1! . r •. ~32; ', ,0~~44:;, ",. •• I w• ILIDll BUILDING ±10.0' ±1.5' t;,. ~ . ""~ I • = 'k"'° t;, ~· CONG • . ~+~ ~ . .~·~-·~•-·--'--'---~-'-"---~-"'-~---- ILIDll 1Bli5i #.6/ CITY OF CARLSBAD 10 5 U lU ZU NOT TO SCAI.£ '~~f-----1-~1 SCALE: 1" = 10' VMT ANALYSIS: ESl/MATED AVERAGE DA/Lr TRIPS {ADI) IIILL BE 24. TIIE INCREASED ADT ASSOCIATED 111TH TIIE PROPOSED PRO.ECT CAN BE ACCOII/IOIJA TED BY TIIE EXISTIN(; STREET SYSTEM. IN ACCO/?OANCE 111TH TIIE SCREEN/fl(; CRITERIA PROVIDm IN SECTION 3.2 Of TIIE CITY Of CARLSBAD VEIHCI.E MILES TRA VE1£D ANAL YS/S {VMI) G/JIO£IJNES, A PROJECT THAT GENERATES LESS THAN 110 ADT WO/JI.O Bf PRESUllfD TO HAVE A LESS THAN SIGI/IRCANT TRANSPORTAll0/1 IMPACTS BASED ON TIIE AOT CALCi/LAT/0/IS PRO'I/OED ABO!£ THIS PRO.ECT DEMONSTRATES A TOTAL Of 24 ADT ANO A NET INCREASE Of TRAFFIC OF O ADT FOR THIS PARTICULAR I/SE. --SINCE TIIE TOTAL AOT IS LESS THAN 110 Tl/ERE ARE NO SI/JNIFICANT IMPACTS ANO A ~T ANAL YS/S IS NOT REQUIRED. ADO/llONALL Y, SINCE TIIE PRO.ECT GENERA TES LESS THAN 110 AOT NO ADDITIONAL TRIP REDUCT/OIi STRA TEG/ES ARE NECESSARY. R/W ' LEGEND S'tMBOL SIJBDl'l/5/0N BOi/NDARY ------- RIGHT-OF-WAY EXJSnNG CONTOi/R --150-- EXJSnNG ELEVA llON X 150.5, (150.5} SAIIWT LINE -11-11-11- STORM DRAIN PIPE -SD---SD- SUB-DRAIN PIPE -SUB--·SUB- CAICH BASIN la!CB DOWI/SPOIJT " TRENCH RESURFACING WP~ KEYNOTES: DEMOLISH/PROTECT IN-PLACE Q I. DEMOLISH EXISllNG AC PA VEMENT DRIVEWAY NOT /JSfD 2. J. 4_ 5. 6. z 8. OEMOL/S/1 EXISTING COI/OOI.IINIUMS DEMOLISH CONCRETE STEPS OEMOL/S/1 EXISTING AC PAVEMENT OEMOL/SH EXISTIN(; BRICK SURFACE DEMOI./S/1 EXISllNG COLUMN SI.IPPORT OEMOL/S/1 EXISTING WALL 9. 10. REMO',f EX/SllN(; GAS METER AND REUSE FOR TIIE NEW CONDOMINIUMS IF FEASIBLE OE/,/Ol/S/1 EXISTING FENCE II. 12. 13. 14. 15. 16. IZ 18. 19. 20. 21. 0£/,/0LISJ/ EXISTING CONCRETE DRIVEWAY OE/,/Ol/S/1 EXISTING AC BERM PROTECT I" WATER SERVICE IN-PLACE PROTECT CMU WALL Ill-PLACE PROTECT POYrff/ POLE IN-PLACE PROTECT SIGN IN-Pl.ACE PROTECT SIDEWALK IN-PLACE PROTECT CURB ANO GUTTER PROTECT AC PAVEMENT IN-PLACE PIIOTECT RESIDENCE IN-PLACE REIIOVE EXISTING 4" SEYrff/ LATERAL 22. 2J. REMOVE AND RELOCATE J WATER METERS BEHIND S/OEWALK PROTECT AC BERM IN-PLACE 24. REMOVE EXISTING SE'rlfR CI.EANOUT 25. PROTECT MAILBOX IN-PLACE 26. REMOVE AND RELOCATE SIGN 2Z PROTECT FENCE IN-PLACE 28. PROTECT llt'XJD DECK IN-PLACE 29. REMOVE AND RECONSTRUCT PCC S/OEWALK. SEE KEY NOTE NO~ 30. OEMOI.IS/1 EX/SllN(; CURB ANO GIITTER JI. /JPGIIADE WATER METER FOR FIRE SPR/11/(LfRS. SEE NOTE(DUNDER UTILITIES J2. REMf!VE ANO REPLACE ±8 LF AC BEIIM AFTER CONSTRUCTION Of C/JRB ANO GUTTER TO NORTH NEW hltPROITMElVT.S □ I. PROPOSED COND!M/N/IJMS PER ARCHITECTS PLAN 2. PROPOSED GARAGE PER ARCHITECT'S PLAN .I PROPOSED PERMEABLE PAVER DR/',fWAY PER DETAIL '~" ON SHEET 2 4. PROPOSED STAIRS/STEPS 5. PROPOSED CJIU RETAINING WALL PER SDRSD C-1 6. PROPOSED CONCRETE SURFACE PER COI/STRUCllON NOTE NO. 12 Z PROPOSED CONCRETE ORIVEWAY PER SIJRSD G-14A, /,/OD/RED. llfST DRIVEWAY FLARE 6' 111/JE, 9' WIDE PER STANDARD 8. PROPOSED PCC DEEPENED CURB 9. PROPOSED RAISED PLANTER PER ARC/1/TECr's PLAN 10. PROPOSED TRASH RECYC/£ AREA II. PROPOSED AC UNIT PER ARCHITECr's PLAN 12. PROPOSED TRANSF0/1MEJ1 LOCA TIO/I IF REQU/Rm BY SDGE 13. PROPOSED G/JEST PARKING SPACE 14. PROPOSED AC PAVEMENT SURFACE AND BASE 15. CONSTRUCT WATER PROOFING ANO SUB-DRAIN PIPE B[fl/ND TIIE EXISTING WALL PRIOR TO CONSTRUCTION Of THE PERMEABLE PA VER DRIVEWAY 16. PROPOSED Ll(;HT Jilli PER ARC/1/TECr'S PLAN FF 51.44 PAO 50.8 I Z PROPOSED TRENCH RESURFACING 18. PROPOSED PERMEABLE GRASSCRETE PA ',IN(; 19. PROPOSED PCC SIDEWALK PER SDRSD G-1 20. PROPOSED PLANTER PER LANIJSCAPE ARCHITECT'S PLAN 21. PROPOSED Cl,//J RETAINING WAU PER SDRSD C-5 22. NOT USED 23. PROPOSED CURB AND WTTER PER SDRSD (;-2 STORM DRAIN !WATER QUALITY Q I. PROPOSED STORM DRAIN PIPE O MIN IX SLOPE 2. PROPOSED CA IC// BASIN J. PROPOSED SUBDRAIN Pi,t: PIPE 4. PROPOSED SIDEWALK UNDERDIIA/N PIPE PER SDRSD 0-27 lJTILITIES Q I. PROPOSED /RR/GA TIO/I WATER MEIER AND SERVICE PER LANDSCAPE ARCHITECT PLANS 2. DISTRICT TO INSTALL I" DOUESTIC WA /ER SERVICE CONNECT/OIi 'MTH RRE SPR/11/(LfR SYSTEM PER CITY Of CARLSBAD STANDARD ORA'MNG W-JA J. PROPOSED 6" DIA. PR/VA TE SE'rlfll LATERAL 4. PROPOSED 6" DIA. SEYrff/ Cl£ANOUT PROJECT'S DEMANDS: A ITT?AGE DAILY TRAmC= 3 DUX 8 AOT/IJU= 24 ADT SEflfR DISTRICT= CITY Of CARLSBAD WASTEWATER DIVIS/OIi WATER DISTRICT= CARLSBAD 11/JN/CIPAL WATER DISTRICT SCHOOL DISTRICT= CARLSBAD UN/RED DISTRICT A ITT?AGE WATER DEMAND (Gf'I,()= 250 r;po X 3 DU X 0.0006944 (CONVERSION FACTOR}=a52 GPM A ITT?AGE PEAK DfA(AND (Gf'I,()= 0.52 GPM X 2.9 X 1.0 (ADD}=l.50 GPM RRE FLOW DEMAND ((;f'U)= 3000 GPM/MULTI-FAJIILY RESIDENTIAL UNITS AITT?AGE SEflfR GENERATION (MG0)=220 r;p[J/fDIJ X 3 ED/J's= 660 r;po X 2.5= 1,650 r;pf)= 0.00165 MGD DRAINAGE DISCHARGE=0.31 CFS MASTER PLAN=BASIN A-BUENA "1STA CREEi( WATERSHED JN: ~/35 8-13-21 ~AMP □ !NEERING, INC. fSHEfi7 CITY OF CARLSBAD I SHE2ETS I L__,I_j ENGINEERING DEPARTMENT PRELIMINARY GRADING PLAN FOR: 3 ON GARFIELD CONDOMINIUMS APN: 203-147-27-01,-02,-0J {2685-2689 GARAELD STREEQ Ill stm'IY RtM1! S/Jlf 21~ EI/CmAS, CA /J21JU TEL, (76D) 4J6-fJ660 FAX: {lfiD) C8-/J/J5II UP D W D W D W A-5.1 A-5 A-5.1 A-5 2 3 A B 1 A-6 2 A-6 22' - 0" 20' - 10 1/2"21' - 4" 20 ' - 5 " 8' - 8" 13' - 8" 16' - 0"13' - 10 1/2" 20' - 10 1/2" 1 4 21' - 10 1/2"21' - 10 1/2" 32 ' - 8 " PLANTER PLANTER PLANTER PL PL PL PLPLPL PL PL PL PL PL PL PL GARAGE 24 VESTIBULE 21 LAUNDRY / STORAGE 22 CLO. 23 GARAGE STAIRWELL 20 RECESSED PLANTER GARAGE STAIRWELL 43 VESTIBULE 44 CLO. 46 GARAGE 47 GARAGE STAIRWELL 67 VESTIBULE 68 CLO. 70 GARAGE 71 HARDSCAPE ENTRY PORCH ABOVE HARDSCAPE ENTRY PORCH ABOVE 12' - 4"1' - 4" 4' - 8" F.Y.S.B. 20' - 0" EXT. S.Y.S.B. 10' - 0" EXT. S.Y.S.B. 10' - 0" PLANTER SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (4), UNCOVERED ENTRY PORCH @ MAIN LEVEL. INTRUSION IS LESS THAN 6'-0" INTO SIDE YARD. 5' - 9" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (4), UNCOVERED ENTRY PORCH @ MAIN LEVEL. INTRUSION IS LESS THAN 6'-0" INTO SIDE YARD. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (4), UNCOVERED ENTRY PORCH @ MAIN LEVEL. INTRUSION IS LESS THAN 6'-0" INTO SIDE YARD. LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP.LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. (24'- 0" CLR. FOR DRIVEWAY ~ 25' - 1" +/- TYP.1 TYP.1 TYP.1 TYP.1 TYP.1 2689 GARFIELD 2687 GARFIELD 2685 GARFIELD 20' - 5" 65' - 9" 12' - 0" 3' - 0" 6' - 0" 4' - 0" GUEST PARKING SPACE REC.TRASHREC.TRASH REC.TRASH 5'-0" BACK UP SPACE UNIT 2689 CONDENSER UNIT 2687 CONDENSER UNIT 2685 CONDENSER TRASH / RECYCLE STAGING (PICKUP) 5' - 8 1/2" 5' - 9" PROPOSED TRANSFORMER LOCATION (IF REQUIRED) PER SDGE REQUIREMENTS AND CLEANRACES, TYP. CL SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. 6' - 9" 7' - 10" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. 11 1/2"9" LAUNDRY / STORAGE 72 LAUNDRY / STORAGE 73 INT. S.Y.S.B. 7' - 0" 14'-0" R.Y.S.B.LINE OF FLOOR CANTILEVER OVERHEAD, TYP. CONCEALED DOWNSPOUT FROM ABOVE AND SCUPPER TERMINATION, SEE CIVIL PLANS, TYP. CONCEALED DOWNSPOUT FROM ABOVE AND SCUPPER TERMINATION, SEE CIVIL PLANS, TYP. CONCEALED DOWNSPOUT FROM ABOVE AND SCUPPER TERMINATION, SEE CIVIL PLANS, TYP.CONCEALED DOWNSPOUT FROM ABOVE AND SCUPPER TERMINATION, SEE CIVIL PLANS, TYP. CONCEALED DOWNSPOUT FROM ABOVE AND SCUPPER TERMINATION, SEE CIVIL PLANS, TYP. 5' - 9 1/2"5' - 10 1/2"5' - 9 1/2" 4' - 8" 8' - 0" 8' - 0" 8' - 0" 16' - 0" 13' - 4" 9' - 4" PLANTER PL A N T E R PER CMC 21.46.120 (3) 8'- 0" S.Y.S.B. FOR STAIR BUTRESSES 20' - 5"DRIVE AISLE 24' - 0" 2 PLANTER WIDTH 4' - 2" PLANTER LENGTH 19' - 8" 6" CURB 2' - 3" 2' - 3" This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D Signature Date I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R Y N O T F O R C O N S T R U C T I O N KEYNOTES ARCHITECTURAL LEGEND 1 Interior Elevation New Wall Existing Wall Demolition A 1 1 A-1 Building Elevation Keynote Doors Windows Wall Type 1 Revision Centerline Property Line Overhead Insulation A A-11 Storefront Elevation NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 1/4" = 1'-0" 3 O N G A R F I E L D C O N D O M I N I U M S BPB A-1 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 GARAGE FLOORPLAN 1/4" = 1'-0" GARAGE FLOOR PLAN REFERENCE NORTH 1 CMU FOUNDATION WALLS GROUTED SOLIDWITH EXT. WATER RESISTANT BARRIER ANDFOUNDATION DRAIN BELOW GRADE, TYP. 2 "PARKING AREA" LANDSCAPE PLANTER PERCMC 21.44.050 TABLE "B'. PROPOSED(EXPOSED) PARKING AREA (DRIVE AISLES ANDVISITOR PARKING SPACE = 2,668 S.F. x 3% =80.04 S.F. REQUIRED. PLANTER = 81.96 S.F.PROVIDED > 80.04 REQUIRED. PLANTER MUSTCONTAIN TREES AS APPROVED BY THE CITY OFCARLSBAD, SEE LANDSCAPE DRAWINGS, TYP. L, -' lJY -J----------------- !' I I 11 I I 11 I I I ___ L ____ -----____ _l __ ~~------__ l __ -- __ l _____________________ l _______ -------------1 I I I 1-----+----------+---l-------~---------------~------+------------ ~ - - - - - - - - - - - - - - - - - - - - - - - - - - - - --1-- - - - - - - - - - - - - - - - - - - - - - - - - - - - - -~: II I I I I +-,----~-~---~~ 1 = -::11-__ 7f 71 ~ _--11-= 7 \ I I I I I •• -II I L = :jL .:-JL _ JL _ j_-=_ ~c-.:::-J D [i]: ► E] D 0 D □ □ D D -----------------I D [J □ D D D D D [J □ D [3 I I \ I I \ I I \ I I I I I I I \ I I I I I I I / I I I I I I / I I I I I I I L_ ___ l_ __ _J ~ v ◄ I I I ~ ,- ~ , , ~~~~~~t~ , , ~~~~~=-I , I I I I Ir -- - - - - - - - - - - - -'il I I 0 0 □ 0- < (> ◄ 2'/21/ /LL /4'1/;; ·~ --- - -------- @ ~--------------~------------ /~-.._'-. ,...._ ____ __, DN UP A-5.1 A-5 A-5.1 A-5 2 3 A B 21' - 10 1/2"22' - 0"21' - 10 1/2" 1 A-6 2 A-6 1 4 32 ' - 8 " ENTRY TERRACE PLANTER @ 32" HIGH PLANTER PL PL PL PLPLPLPL PL PL PL PL PL PL 12' - 0" 8' - 9" 5' - 9 " 10 ' - 3 1 / 2 " 2' - 0 " 13 ' - 6 " 11' - 10 1/2" 8' - 4 1/2" 8' - 4 1/2" 2' - 8" 5' - 0 " 6' - 6 " 12 ' - 9 " 10' - 6 1/2" 13 ' - 6 " 10' - 6 1/2"12' - 0" 15 ' - 0 " BU I L T -IN C L O . CLO. BU I L T -IN C L O . 8' - 4 1 / 2 " 8' - 11 1/2" 8' - 9 1/2" 11' - 6" 10 ' - 3 " 8' - 2" 13 ' - 2 " MURPHY BED BU I L T -IN D E S K BU I L T -IN D E S K BUILT-IN DESK LINEN MAIN FLOOR STAIRWELL 10 ENTRY 01 ENTRY OFFICE 02 MASTER BEDROOM 03 MASTER BATHROOM 04 MASTER CLOSET 05 BEDROOM #2 06 BED #2 BATH 08 BED #2 CLO. 07 ENTRY 25 ENTRY OFFICE 26 HALLWAY 27 MASTER BEDROOM 28 MASTER CLO. 29 MASTER BATHROOM 30 BEDROOM #2 31 BED #2 CLO. 32 BED #2 BATH 33 MAIN FLOOR STAIRWELL 34 ENTRY 48 HALLWAY 49 MASTER BEDROOM 50 MASTER BATH 51 MASTER CLO. 52 BEDROOM #2 53 HALL BATH 54 FLEX OFFICE / BEDROOM 56 MAIN FLOOR STAIRWELL 57 RECESSED PLANTER INT. S.Y.S.B. 7' - 0" 14'-0" R.Y.S.B. F.Y.S.B. 20' - 0" EXT. S.Y.S.B. 10' - 0" EXT. S.Y.S.B. 10' - 0" 5' - 9" 5' - 9" 5' - 8 1/2" LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. PER 21.46.120 (5) LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. PER 21.46.120 (5) HATCHING = SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (3), STAIRWAYS (LESS THAN 2'-0") AND PER (1) "BUTRESSES"/"ARCHITECTURAL FEATURES". THIS SETBACK INTRUSION DOES NOT ENCLOSE ANY USABLE INTERIOR S.F. LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. PER 21.46.120 (5) LANDSCAPE WALL LESS THAN 42" IN HEIGHT AT GRADE, TYP. PER 21.46.120 (5) 15' - 0" VISUAL CLEARANCE 15'- 0" VISUAL CLEARANCE HATCH AREA = VISUAL CLEARANCE AREA PER 21.46.100, TYP. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. 7' - 10" 1' - 0" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), BUTTRESS / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0". DOES NOT ENCLOSE ANY ADDITIONAL USABLE SQUARE FOOTAGE.1' - 10" 1' - 11 1/2" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), BUTTRESS / ARCHITECTURAL FEATURE. INTRUSION IS 2'-0". DOES NOT ENCLOSE ANY ADDITIONAL USABLE SQUARE FOOTAGE. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. 6' - 9" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (4), UNCOVERED ENTRY PORCH @ MAIN LEVEL. INTRUSION IS LESS THAN 6'-0" INTO SIDE YARD. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (4), UNCOVERED ENTRY PORCH @ MAIN LEVEL. INTRUSION IS LESS THAN 6'-0" INTO SIDE YARD. TYP.1 TYP.1TYP.1 TYP.1 18" HIGH SEAT, TYP. ENTRY ENTRY 4 RISERS @ 6" = 24" 3 RISERS @ 6" = 18"3 RISERS @ 6" = 18"3 RISERS @ 6" = 18" 4 RISERS @ 6" = 24" PLANTER @ 32" HIGH PLANTER @ 32" HIGH (42" HIGH) (42" HIGH) (42" HIGH) 5' - 0" EXISTING TURN TO REMAIN EXISTING TURN TO REMAIN EXISTING TURN TO REMAIN EXISTING SIDEWALK EXISTING SIDEWALK 1' - 11" 1' - 11" 1' - 11" 21' - 4"21' - 1" 21' - 1" 3' - 11 1/2" 21' - 1" 1' - 0"10' - 4" 65' - 9" 5' - 4" 4' - 8" 12' - 0" PROPOSED TRANSFORMER LOCATION (IF REQUIRED) PER SDGE REQUIREMENTS AND CLEANRACES, TYP. UNIT 2689 CONDENSER UNIT 2687 CONDENSER UNIT 2685 CONDENSER 1' - 10 1/2" 2' - 0" ENTRY TERRACE 6' - 0" MECH. 9' - 0" 6' - 0" PLANTER PLANTER PER CMC 21.46120 (3) 8'- 0" S.Y.S.B. FOR STAIR BUTRESSES 2' - 3" 2' - 3" This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D Signature Date I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R Y N O T F O R C O N S T R U C T I O N KEYNOTES ARCHITECTURAL LEGEND 1 Interior Elevation New Wall Existing Wall Demolition A 1 1 A-1 Building Elevation Keynote Doors Windows Wall Type 1 Revision Centerline Property Line Overhead Insulation A A-11 Storefront Elevation NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 1/4" = 1'-0" 3 O N G A R F I E L D C O N D O M I N I U M S BPB A-2 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 MAIN FLOOR PLAN 1/4" = 1'-0" MAIN FLOOR PLAN REFERENCE NORTH 1 INTRUSIONS INTO REQUIRED YARDS MAYEXTEND PLANTER BOXES NOT EXCEEDING 42"IN HEIGHT FROM GRADE. I I ' I I j □ I ► [] D D D 0 \ \ I C) □ D ---♦----- □ __ L _________________ _l ____________________ l __________ _ I I __ 1 _____________________ 1 _____________________ 1 D '-/ '-o_,, / '-'- ---~ I D - - -'J I 11 ~ / '-/ D D :e: / '-'- D I LJ 11 Fr LJ LI: - - - D D 0 \ D \ I LJ D LJ I \ / '-/ :e: / '- D '- 0 D D D ] F9 --·----- - □ □ T 11 I I I li-----------------i T I I I I I I ◄ I I I I I • I I ---+-- .Lr V i-1-r 'I' 1 ' J-f D ll <I " ., ' rt 1· I ir----------'--'=--=--=-=--=::_::,i I I 0 0 □ 0-- < (> ◄ ~--------------~-----------...._ ____ __, DN DN DW DW DW A-5.1 A-5 A-5.1 A-5 2 3 A B 1 A-6 2 A-6 1 4 21' - 10 1/2"22' - 0"21' - 10 1/2" 32 ' - 8 " PL PL PL PL PL PL PL PL PL PL F.P. F.P. SECOND FLOOR STAIRWELL 11 DINING ROOM 12 KITCHEN 13 LIVING / GREAT ROOM 14 POWDER 15 ENTERTAINING TERRACE 16 STORAGE 17 14' - 9 1/2"15' - 0 1/2"14' - 9 1/2" SECOND FLOOR STAIRWELL 33 DINING ROOM 35 KITCHEN 36 LIVING / GREAT ROOM 37 POWDER 38 ENTERTAINING TERRACE 39 STORAGE 40 SECOND FLOOR STAIRWELL 58 DINING ROOM 59 KITCHEN 60 LIVING / GREAT ROOM 61 POWDER 62 ENTERTAINING TERRACE 63 STORAGE 64 5' - 0 " HATCHING = SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (3), STAIRWAYS (LESS THAN 2'-0") AND PER (1) "BUTRESSES"/"ARCHITECTURAL FEATURES". THIS SETBACK INTRUSION DOES NOT ENCLOSE ANY USABLE INTERIOR S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), BUTTRESS / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0". DOES NOT ENCLOSE ANY ADDITIONAL USABLE SQUARE FOOTAGE. 7' - 1 0 " 1' - 0" 1' - 10 1/2" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), BUTTRESS / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0". DOES NOT ENCLOSE ANY ADDITIONAL USABLE SQUARE FOOTAGE. 1' - 1 1 " 1' - 1 1 " 1' - 1 1 " 2' - 0 " 1' - 9 1/2" 6' - 9 " 1' - 0 1/2" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. INT. S.Y.S.B. 7' - 0" F.Y.S.B. 20' - 0" 14'-0" R.Y.S.B. 10'- 0" EXT. S.Y.S.B. 10'- 0" EXT. S.Y.S.B. PLPLPLPL TYP.1 21' - 1" 21' - 4"21' - 1" 6' - 0" 6' - 0" 2' - 0" 6' - 0" F.P. 6' - 0" 6' - 0" PER CMC 21.46.120 (3) 8'- 0" S.Y.S.B. FOR STAIR BUTRESSES This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D Signature Date I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R Y N O T F O R C O N S T R U C T I O N KEYNOTES ARCHITECTURAL LEGEND 1 Interior Elevation New Wall Existing Wall Demolition A 1 1 A-1 Building Elevation Keynote Doors Windows Wall Type 1 Revision Centerline Property Line Overhead Insulation A A-11 Storefront Elevation NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 1/4" = 1'-0" 3 O N G A R F I E L D C O N D O M I N I U M S BPB A-3 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 SECOND FLOORPLAN REFERENCE NORTH 1/4" = 1'-0" SECOND FLOOR PLAN 1 PLANTER AND LANDSCAPING BELOW, TYP.0 11-----cc::J~~~~~~~~~~~~~1~~~~~~~~1~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~~1 ~ ~ ~-~N'-J ------+--___ J ~--------------------l------'---------------------------------------1 i' I II '1 I I I ► 0-1-t - ~i II I I II I I "===Ill D D ' '' d D g □ I Fl Fl LJ LJ D -----------I """"'~=~~~"'==-~~_,____---~---_,__---.iiiiil-.--'-iiiiiiiii.""'-----------iii.ii.iiii__--------.----------.-----...~- D D g □ Fl Fl LJ LJ I I I ,t,--..L---~ □ D D F=1 f---------a-____,...----------------------~---------------l- L--------------'--=-,=a-~-------------------~---l------___ _____j_ Laa-a-------------~--------------------~------___ oaa-aJ_ b,-e ___ ----------~--------------------~---------~- I i' I I • II I i' I D -- -- D □g Fl Fl LJ LJ D ----------------------~ j ' ' • 1 I I I I I ◄ I ---+-- 1 I □ Ir -- - - - - - - - - - - - -'il I I 0 0 □ 0-- < (> ◄ ~--------------~------------ / '- / " / c:J \ I I I \ I \ I .h ' ·,-. / ~ - ,...._ ____ __, DN A-5.1 A-5 A-5.1 A-5 2 3 A B 1 A-6 2 A-6 1 4 RIDGEHIPHIPHIPHIP3" / 1 2 " 3" / 12" 3" / 1 2 " 3" / 1 2 " 3" / 12" 3" / 1 2 " 32 ' - 4 1 / 2 " 3 1 / 2 " 21' - 10 1/2"22' - 0"21' - 10 1/2" FIREPLACE FLUE SOLAR AREA 88 S.F.SOLAR AREA 88 S.F. SOLAR AREA 160 S.F. TYP.1 TYP.2 TYP.3 TYP.3 TYP.3 TYP.4 TYP.4 TYP.4 TYP.4 TYP.5TYP.5 TYP.5 INT. S.Y.S.B. 7' - 0" F.Y.S.B. 20' - 0" 14'-0" R.Y.S.B. EXT. S.Y.S.B. 10' - 0" TYP.1 TYP.1 TYP.1 HATCHING = SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (3), STAIRWAYS (LESS THAN 2'-0") AND PER (1) "BUTRESSES"/"ARCHITECTURAL FEATURES". THIS SETBACK INTRUSION DOES NOT ENCLOSE ANY USABLE INTERIOR S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (2), FIREPLACE. INTRUSION IS LESS THAN 2'-0" AND LESS THAN 8'-0" WIDE. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. 1' - 9" 1' - 11" 1' - 11" 6' - 9" 7' - 10" 1' - 0" SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (1), EAVE / ARCHITECTURAL FEATURE. INTRUSION IS LESS THAN 2'-0", AND DOES NOT ENCLOSE ANY USABLE S.F. 1'-0" HIGH FASCIA @ ROOF EDGE, TYP. SOLAR AREA 80 S.F. TYP.5 SOLAR AREA 56 S.F. TYP.5 3" / 1'- 0" 3' - 0" 3' - 1" 3' - 0"3' - 0" 3' - 1" 3' - 1" 3' - 0" 3' - 0" 3' - 7 1/2"3' - 7 1/2" 3' - 6"3' - 6" 3' - 0" 4' - 1" 3' - 2 1/2" CRICKET CRICKET CRICKET CRICKET UNIT BALCONIES @ SECOND FLOOR BELOW, TYP. 3' - 1" CONCEALED DOWNSPOUT INSIDE FRAMING, TYP. CONCEALED DOWNSPOUT INSIDE FRAMING, TYP. CONCEALED DOWNSPOUT INSIDE FRAMING, TYP. CONCEALED DOWNSPOUT INSIDE FRAMING, TYP. CONCEALED DOWNSPOUT INSIDE FRAMING, TYP. PER CMC 21.46.120 (3) 8'- 0" S.Y.S.B. FOR STAIR BUTRESSES This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D Signature Date I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R Y N O T F O R C O N S T R U C T I O N KEYNOTES ARCHITECTURAL LEGEND 1 Interior Elevation New Wall Existing Wall Demolition A 1 1 A-1 Building Elevation Keynote Doors Windows Wall Type 1 Revision Centerline Property Line Overhead Insulation A A-11 Storefront Elevation NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 1/4" = 1'-0" 3 O N G A R F I E L D C O N D O M I N I U M S BPB A-4 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 ROOF PLAN 1/4" = 1'-0" ROOF PLAN REFERENCE NORTH 1 PLANTER AND LANDSCAPING BELOW, TYP. 2 FIREPLACE FLUE, TYP. 3 CONCEALED GUTTER AND DOWNSPOUT, TYP.U.O.N. 4 GRIDLINE OF FLOOR BELOW, TYP 5 FUTURE ROOF AREA(S) FOR SOLAR P.V.SYSTEM, TYP. U.O.N. [;2.~~~T~-~~__i_.,=z;::. -=-f-1 1 ~==-----___ L ___ _ ------=--=--_J_ ------·------ ' ' i I 11 I' I, I '-' -I.. I 11 I I I I I I □ 11 I I I I I I I I I _l I I I I ltt I I - --I I I n /\ I I I I I I I I I I I I ► I r--+ --I I □ □ □ -11_1_ I I 11 I . I 11 I ✓-r -- h f -------.t- Ir I L:: ---------, I ' ' . I I I -----,T------.----1 I ◄ ' ' I ---+-- ! I - - - - - - - -'il I ::'J 0 0 □ 0- < (> ◄ GARAGE FLOOR0' -0" MAIN FLOOR9' -0" 23 SECOND FLOOR18' -6" 1 A-6 ROOF PLATE28' -0" SIDEWALK4' -11" 14 TYP.2 4 TYP.5 TYP.9 10 TYP.1 PL PL PL PL PL PL TYP.9 TYP.9 F.G. / E.G. TYP. TYP.1 TYP.2 TYP.2 1213 MI N . T Y P . 3' - 6 " 4 TYP.5 TYP.5 TYP.6 TYP.6TYP.6 TYP.6 10 30 ' - 0 " LINE OF 30'-0" MAX. @ 78.00' ALLOWED HEIGHT LIMIT FOR 3:12 SLOPED ROOFS, TYP. 12 13 13 ROOF BEYOND TYP. SEE SOUTH AND NORTH ELEVATIONS, TYP. 9' - 6 " 9' - 6 " 9' - 0 " 21' - 10 1/2"22' - 0"21' - 10 1/2" TYP.3 TYP.3 TYP.11 TYP.11 4 CHIMNEY DOES NOT PROTRUDE HEIGHT LIMIT, SEE SIDE SOUTH/NORTH ELEVATIONS, TYP. CHIMNEY DOES NOT PROTRUDE HEIGHT LIMIT, SEE SIDE SOUTH/NORTH ELEVATIONS, TYP. FOR SETBACK INTRUSIONS FOR ARCHITECTURAL FEATURES, BUTRESSES, EAVES, AND CHIMNEYS, SEE FLOOR PLAN SHEETS TYP. FOR SETBACK INTRUSIONS FOR ARCHITECTURAL FEATURES, BUTRESSES, EAVES, AND CHIMNEYS, SEE FLOOR PLAN SHEETS TYP. 2' - 0"2' - 0" 1'-0" HIGH FASCIA & CONCEALED GUTTER ARCHITECTURAL FEATURE AT ROOF PERIMETER PER CMC 21.46.020. ARCHITECTURAL FEATURE IS WELL LOWER THAN ROOF RIDGE, AND DOES NOT FULLY OBSCURE THE PITCHED ROOF FROM VIEW. LINE OF EXISTING BUILDING ELEVATION, WITH FLAT ROOF @ 35'-0", WELL OVER THE CURRENT 24'-0" MAXIMUM. EXISTING CHIMNEYS EXTEND A FURTHER 8'-0" IN HEIGHT TO 43'-0". EXISTING NON-CONFORMING STRUCTURE TO BE REMOVED.65' - 9" 76.00' 66.50' 57.00' 52.08' 48.00'@ ENTRY 7' - 9 " MA X . 3' - 6 " MA X . 3' - 6 " MAIN FLOOR9' -0" 2 3 SECOND FLOOR18' -6" 1 A-6 ROOF PLATE28' -0" SIDEWALK4' -11" 1 4 TYP.1 TYP.2 TYP.3 4 TYP.6 TYP.7 8 10 TYP.11 TYP.1 32 " P L A N T E R 10 " -2 4 " - TYP.5TYP.5 TYP.1 TYP.2 TYP.2 TYP.3 TYP.3 44 TYP.6 TYP.7TYP.7 8 10 TYP.11 PL PL PL PL PL PL 30 ' - 0 " LINE OF 30'-0" MAX. @ 82.08' ALLOWED HEIGHT LIMIT FOR 3:12 SLOPED ROOFS, TYP. F.G. / E.G. TYP. 24 ' - 0 " T O R O O F E D G E 9' - 6 " 9' - 6 " 21' - 10 1/2"22' - 0"21' - 10 1/2" 1'-0" HIGH FASCIA & CONCEALED GUTTER ARCHITECTURAL FEATURE AT ROOF PERIMETER PER CMC 21.46.020. ARCHITECTURAL FEATURE IS WELL LOWER THAN ROOF RIDGE, AND DOES NOT FULLY OBSCURE THE PITCHED ROOF FROM VIEW. TYP.11 PROPOSED TRANSFORMER LOCATION (IF REQUIRED) PER SDGE REQUIREMENTS AND CLEANRACES, TYP. LINE OF ROOF EDGE BEHIND PARAPET, TYP TYP.6 TYP.14 1'-0" HIGH FASCIA & CONCEALED GUTTER ARCHITECTURAL FEATURE AT ROOF PERIMETER PER CMC 21.46.020. ARCHITECTURAL FEATURE IS WELL LOWER THAN ROOF RIDGE, AND DOES NOT FULLY OBSCURE THE PITCHED ROOF FROM VIEW. FOR SETBACK INTRUSIONS FOR ARCHITECTURAL FEATURES, BUTRESSES, EAVES, AND CHIMNEYS, SEE FLOOR PLAN SHEETS TYP. FOR SETBACK INTRUSIONS FOR ARCHITECTURAL FEATURES, BUTRESSES, EAVES, AND CHIMNEYS, SEE FLOOR PLAN SHEETS TYP. 2' - 0" 2' - 0" LINE OF EXISTING BUILDING ELEVATION, WITH FLAT ROOF @ 35'-0", WELL OVER THE CURRENT 24'-0" MAXIMUM. EXISTING CHIMNEYS EXTEND A FURTHER 8'-0" IN HEIGHT TO 43'-0". EXISTING NON-CONFORMING STRUCTURE TO BE REMOVED. 76.00' 66.50' 57.00' 52.08' This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D Signature Date I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documents KEYNOTES ARCHITECTURAL LEGEND 1 Interior Elevation New Wall Existing Wall Demolition A 1 1 A-1 Building Elevation Keynote Doors Windows Wall Type 1 Revision Centerline Property Line Overhead Insulation A A-11 Storefront Elevation NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 1/4" = 1'-0" 3 O N G A R F I E L D C O N D O M I N I U M S BPB A-5 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 ELEVATIONS 1/4" = 1'-0" WEST ELEVATION - REAR 1/4" = 1'-0" EAST ELEVATION - FRONT 1 'COOL' ROOF ASPHALT SHINGLE ROOF TYP.U.O.N. 2 EXTERIOR 'FIBER-CONCRETE' PANELSSECURED TO Z CHANNELS RAINSCREENSYSTEM OVER W.R.B. 3 "GEO-LAM" SYNTHETIC WOOD GRAIN SIDINGOVER Z CHANNEL RAINSCREEN CLADDINGSYSTEM O/ W.R.B. 4 "GETTY STONE" PRECAST MASONRY VENEERTYP. U.O.N. O/ CMU WALL W/ SMOOTH CAPSTONE TYP. 5 ALUMINUM / INSULATED GLASS DOORS WITHKYNAR PAINTED FINISH. THEMAL BREAK UNITS,TYP. U.O.N. 6 ALUMINUM / INSULATED GLASS WINDOWS WITHKYNAR PAINTED FINISH THERMAL BREAK. 7 STUCCO FINISH W/ STONE TOP O/ CMU BROWNCOAT W/ LIGHT SAND FINISH, TYP. U.O.N. 8 'CONCRETE' FLATWORK WITH ETCHED FINISH,TYP. U.O.N. 9 ALUMINUM DOOR FRAME W/ TRANSLUCENTGLASS PANEL, TYP. 10 "LIGHT SAND FINISH" STUCCO. 3 COAT(SCRATCH/BROWN/COLOR) O/ WIRE/EXPANDEDMETAL LATHE O/ W.R.B. TYP. U.O.N. ATEXTERIOR WALLS & SOFFITS. 11 "GETTY STONE" PRECAST MASONRY VENEEROVER STUCCO SCRATCH/BROWN COAT O/W.R.B., TYP. U.O.N.. 12 TEMP / LAMINATED GLASS IN METALCOMPRESSION CHANNEL, TYP. U.O.N. 13 'DEXO-TEX' SINGLE-PLY MEMBRANE TYP. U.O.N. 14 BREAK METAL FASCIA TO MATCH ADJACENTWINDOW(S), TYP. NOTE: FOR ALLOWABLE SETBACK INTRUSIONS, SEE FLOOR PLAN SHEETS, TYP. .... --, .... --, .... --, I I I I I I I I I I I I L I I I I -I I I ;-- - - - - - - - - - - - - - - - --1-- - - - - - - --JT ~ -=--.J ___ --_---.l+--_____ -_-_--+--------...1--L.. -_-_-_-_-_-.l+--_______ -_-_-...I_ -L. --- - - - - - --~-- - - - - - - - -~ i -I-,~--~-~~~-~--------------ccci ----------------- ----------------------- I -If-□ I --+-- □ ---~--- .... --, .... --, .... --, ____________ .., I I I I I ~--------------~ I I I I I I + ,,_" ~ ~·' ~ . '-r~; .:I; _,....,_ 1~, ---+--L_ - I --+---- f -L..------1-------...I ----------1 ~ -----------~~----~---_---------_--_----------_-_-□~~-+--~~~~~-□~-----,I~~~------~--------------_-_--_------------_---~~ - -~~ - - - - - - - -~ ---- I _l __ I I □ I I □ □ I [Q] □ 0 0 □ 0- < (> ◄ GARAGE FLOOR0' -0" MAIN FLOOR9' -0" AB SECOND FLOOR18' -6" 2 A-6 ROOF PLATE28' -0" SIDEWALK4' -11" TYP.2 TYP.3 7 9 TYP.1 TYP.1011 TYP.2 32' - 8" 30 ' - 0 " PL PL PL PL PL PL 1'-0" HIGH FASCIA & CONCEALED GUTTER ARCHITECTURAL FEATURE AT ROOF PERIMETER PER CMC 21.46.020. ARCHITECTURAL FEATURE IS WELL LOWER THAN ROOF RIDGE, AND DOES NOT FULLY OBSCURE THE PITCHED ROOF FROM VIEW. TYP.4 566 6 6 9 9 E.G. / F.G. TYP. F.G. TYP. TYP.12 6 6 6 UNIT 2685 CONDENSER PROPOSED TRANSFORMER LOCATION (IF REQUIRED) PER SDGE REQUIREMENTS AND CLEANRACES, TYP. 7 1' - 11" LINE OF EXISTING BUILDING ELEVATION, WITH FLAT ROOF @ 35'-0", WELL OVER THE CURRENT 24'-0" MAXIMUM. EXISTING CHIMNEYS EXTEND A FURTHER 8'-0" IN HEIGHT TO 43'-0". EXISTING NON-CONFORMING STRUCTURE TO BE REMOVED. SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (3), STAIRWAYS (LESS THAN 2'-0") AND PER (1) "BUTRESSES"/"ARCHITECTURAL FEATURES". THIS SETBACK INTRUSION DOES NOT ENCLOSE ANY USABLE INTERIOR S.F. SEE FLOOR PLAN SHEETS FOR FURTHER EXPLANATION. GUEST PARKING SPACE BEYOND EXT. S.Y.S.B. 10' - 0" INT. S.Y.S.B. 7' - 0" 82.08' 78.00' @ TOP OF FASCIA 76.00' 66.50' 57.00' 52.08' 48.00' 7' - 9 " 48.00' @ GARAGE DOOR MA X . 3' - 6 " PER CMC 21.46.120 (3) 8'-0" S.Y.S.B.FOR STAIR BUTRESSES VARIES GARAGE FLOOR0' -0" MAIN FLOOR9' -0" A B SECOND FLOOR18' -6" 2 A-6 ROOF PLATE28' -0" SIDEWALK4' -11" 9' - 6 " 9' - 6 " 4' - 1 " TYP.2 TYP.3 4 6 9 TYP.1 TYP.10 11 30 ' - 0 " 9' - 6 " 9' - 6 " 9' - 0 " PL PL PL PL PL PL 32' - 8" F.G. / E.G. TYP. LINE OF 30'-0" MAX. ALLOWED HEIGHT LIMIT FOR 3:12 SLOPED ROOFS, TYP. TYP.2 6 6 6 9 MI N . T Y P . 3' - 6 " LINE OF EXISTING RETAINING WALL 3' - 6 " TYP.3 6 6 6 TYP.12 TYP.12 9 LINE OF EXISTING BUILDING ELEVATION, WITH FLAT ROOF @ 35'-0", WELL OVER THE CURRENT 24'-0" MAXIMUM. EXISTING CHIMNEYS EXTEND A FURTHER 8'-0" IN HEIGHT TO 43'-0". EXISTING NON-CONFORMING STRUCTURE TO BE REMOVED. EXT. S.Y.S.B. 10' - 0" INT. S.Y.S.B. 7' - 0" HATCHING = SETBACK INTRUSION PER CARLSBAD MUNICIPAL CODE 21.46.120 (3), STAIRWAYS (LESS THAN 2'-0") AND PER (1) "BUTRESSES"/"ARCHITECTURAL FEATURES". THIS SETBACK INTRUSION DOES NOT ENCLOSE ANY USABLE INTERIOR S.F.1' - 11" 1'-0" HIGH FASCIA & CONCEALED GUTTER ARCHITECTURAL FEATURE AT ROOF PERIMETER PER CMC 21.46.020. ARCHITECTURAL FEATURE IS WELL LOWER THAN ROOF RIDGE, AND DOES NOT FULLY OBSCURE THE PITCHED ROOF FROM VIEW. 76.00' 66.50' 57.00' 52.08' 48.00' 82.08' 78.00' @ FASCIA TOP 7' - 9 " VARIES MA X . 3' - 6 " 3' - 5 " 2' - 8 " LINE OF ROOF SLOPE BEYOND FASCIA, TYP. LINE OF F.G. @ GRIDLINE #1, TYP. LINE OF E.G. @ GRIDLINE #1, TYP. LINE OF E.G. / F.G. @ PROPERTY LINE, TYP. PER CMC 21.46.120 (3) 8'-0" S.Y.S.B.FOR STAIR BUTRESSES This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D Signature Date I have reviewed these construction documents and have approved their contents as including all of the design aspects I had previously authorized. I understand my project will be constructed as specified by these construction documentsP R E L I M I N A R Y N O T F O R C O N S T R U C T I O N KEYNOTES ARCHITECTURAL LEGEND 1 Interior Elevation New Wall Existing Wall Demolition A 1 1 A-1 Building Elevation Keynote Doors Windows Wall Type 1 Revision Centerline Property Line Overhead Insulation A A-11 Storefront Elevation NOTE: NOT ALL SYMBOLS SHOWN ABOVE ARE USED IN THIS SET OF DRAWINGS. BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com 1/4" = 1'-0" 3 O N G A R F I E L D C O N D O M I N I U M S BPB A-5.1 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 ELEVATIONS 1/4" = 1'-0" NORTH ELEVATION - SIDE 1/4" = 1'-0" SOUTH ELEVATION - SIDE 1 'COOL' ROOF ASPHALT SHINGLE ROOF TYP.U.O.N. 2 EXTERIOR 'FIBER-CONCRETE' PANELSSECURED TO Z CHANNELS RAINSCREENSYSTEM OVER W.R.B. 3 "GEO-LAM" SYNTHETIC WOOD GRAIN SIDINGOVER Z CHANNEL RAINSCREEN CLADDINGSYSTEM O/ W.R.B. 4 "GETTY STONE" PRECAST MASONRY VENEERTYP. U.O.N. O/ CMU WALL W/ SMOOTH CAPSTONE TYP. 5 ALUMINUM / INSULATED GLASS DOORS WITHKYNAR PAINTED FINISH. THEMAL BREAK UNITS,TYP. U.O.N. 6 ALUMINUM / INSULATED GLASS WINDOWS WITHKYNAR PAINTED FINISH THERMAL BREAK. 7 STUCCO FINISH W/ STONE TOP O/ CMU BROWNCOAT W/ LIGHT SAND FINISH, TYP. U.O.N. 9 "GETTY STONE" PRECAST MASONRY VENEEROVER STUCCO SCRATCH/BROWN COAT O/W.R.B., TYP. U.O.N.. 10 TEMP / LAMINATED GLASS IN METALCOMPRESSION CHANNEL, TYP. U.O.N. 11 'DEXO-TEX' SINGLE-PLY MEMBRANE TYP. U.O.N. 12 BREAK METAL FASCIA TO MATCH ADJACENTWINDOW(S), TYP. NOTE: FOR ALLOWABLE SETBACK INTRUSIONS, SEE FLOOR PLAN SHEETS, TYP. I . , Ii .... '· ,;; -~ ~' '' -" , ;.-:, i: ·,t ,, ., I . I I tu] I -..I LJ I I I I I I L_ ,------, I I I I I ,____ I I I 4-------J I I I I I ______________ .J L - -----I □ --------------------- 7 • ' I I t:::=============1iF• .... ==. ,-,=, ==. 7 I -dL--,-------,----L --f-n~~~--==--=====-=--=-=----==---==----=----=----=---==----=---::.;;. ~j~ ,: ···· ~~ .. · .. · · ·. · ---K------------j 11 -~ ~------, ~----------------~ I I ---~-_ ,_ - I ~t I I -+.-I,----t-·l;:---=---=--;::::~--;;--;;~~1=;;;~;;;~~T■~~~~1=---T=-=-=r-~r=_=-lij~i-~=r=f:-- ---I ----~=--------7 ------- 1 11 11 !-------------,-~I 11 ~ --- 1. -+----t--------- I I I· I -1 Ir I I ---=-==--=-=-=-:=-==-=----==::::==:::::::::::'..I I..:: - - - 0 0 □ 0- < (> ◄ This document is the property of John S. Beery, Architect, A.I.A. Any unauthorized use or reproduction of this document, in whole or part, is prohibited. REVISIONS By D E S NEC IL ST ATEOF CA L I F ORNICETIHCRA JO HN S. BEE RY No . C - 1 5 4 2 6 RE N . 10 / 1 5 T A Drawn By Job No. Scale Date Sheet Name Sheet No. 1 2 3 4 A B C D BGI ARCHITECTURE Beery Group Inc.2091 Las Palmas Drive, St. DCarlsbad, CA 92011 ARCHITECTURE | DESIGN (760) 438-2963 bgiarchitect.com N.T.S. 3 O N G A R F I E L D C O N D O M I N I U M S BPB AP-1 2021.06.08 2003 26 8 9 , 2 6 8 7 , 2 6 8 5 G A R F I E L D S T R E E T CA R L S B A D , C A 9 2 0 0 8 PERSPECTIVES PERSPECTIVE - NORTHEAST CORNER 12" = 1'-0" PERSPECTIVE - SOUTH STREET LEVEL 12" = 1'-0" PERSPECTIVE - SOUTHWEST STREET LEVEL 12" = 1'-0" PERSPECTIVE - SOUTHEAST CORNER ~ ,,. ... ~ / --" / " c:J \ I I I I \ I \ .h / ' .,._ .. -II/ ~ - EXISTING VEGETATION PLAN 7.31.22 4.22.21 L-1 THREE0 1 5 10 15 4. 2 1 . 2 1 As p e r C i t y c o m m e n t s 177433 V) / ' ~ -z -I i5 a ~ .µ fl V) (lo C) ' I ' ' ' ' I 1 " z ~~ a T< c.) <:S CJ IJ" ' :J ~-g ~.S) U) N~ I ,:S -&;') c) ~ ~ N ~ \J" z a M I /I □ I EXISTING PLANT LEGEND Symbol Botanical Name Common Name Quantity Size TREES -To be Removed ~'\ f A l Yucca gloriosa Soft-Tip Yucca 1 36" dia x 15' ht. X 1 O' spd. \ / 0 Yucca gloriosa Soft-Tip Yucca 1 6" dia x 7' ht. X 2' spd. SHRUBS -To be Removed ---... I C ) Crassula arborescens Jade Plant 2 4' ht. X 3' spd. ',,,,.,/ ( D \ \ J Pittosporum tobira Mock Orange 11 3' ht. X 4' spd. -( E \ Pittosporum tobira \._j 1Wheelers Dwarf' Wheelers Dwarf Mock Orange 3 2' ht. X 3' spd. ~ ( F) Ligustrum japonicum '-'Texanum' Texas Privet 42 2' ht. X 2' sod. Sheet NOR.nt Of 4.22.21 4.22.21 7.31.22 0 1 5 10 15 LANDSCAPE PLAN L-2 THREE 4. 2 1 . 2 1 As p e r C i t y c o m m e n t s ,,.,.., .·• . q t9 > • o'O.·-_,, ;;j} 9 PLANT LEGEND KEY BOTANICAL NAME COMMON NAME QTY TREES ~ Arbutus 'Marina' ~ 1\ Marina Strawberry Tree 5 "-4~\ Cordyline australis ¾;/ 'Burgundy Spire' Burgundy Spire Cabbage Palm multi trunk SHRUBS (0 0 Agave attenuata 'Ray of Light' Ray of light Soft Tail Agave Aloe cryptopoda wickensii Wicken's Aloe Callistemon 'little John' Dwarf Bottlebrush Camellia japonica Japanese Camellia Carissa macrocarpa 'Green Carpet' Green Carpet Natal Plum Dianella tasmanica 'Destiny' Dwarf Variegated Flax Lily Hesperaloe parviflora 'Breaklights' or Limonium perezii Lavendula angustifolia 1Munstead1 Breaklights Red Yucca or Sea lavender Munstead English Lavender Nandina domestica 'Pink Blush' Pink Blush Heavenly Bamboo or 3 32 22 11 12 10 Clivia miniata Kaffer lily • orange and yellow 7 Pittosporum tenuifolium 'Silver Sheen' Rhaphiolepis indica 1Springtime' Rosa 'Icecap' Rosmarinus 'Irene' Silver Sheen Mock Orange 2 Springtime Indian Hawthorn 7 Icecap Rose 11 Prostrate Irene Rosemary 10 SIZE 24" Box 36" Box 15 Gal 1 Gal 5 Gal 15 Gal 5 Gal 5 Gal 1 Gal 1 Gal 5 Gal 15 Gal 5 Gal 5 Gal 1 Gal I WUCOLS Low Low Low Low Low Moderate Low Moderate Very Low Low Low Low Moderate Low Moderate Low \ • "'l."'."" ·--·~---··~ -,1-,------~---.. -... -· l"./Cc" ,2is:., ~~l I<~~ 111 ...... . t;ix.,,e; .. We 1f-lt, ~· . 2:iLk!JEp 12,Clc:,lc'.-. ,:; ~ ~·~ilR£?~.~. -+-Jp VINES/ESPALIER i -- Jf c.oJ..k- f,,po \ \ \ • ~~::;.i ~ ,< .,, """.ff I •• ' :.. ) u ~--"J:·--b~::.1-~~=~-r~·:;=~~~~~ \' ;,.L ...J '3. ,t -~-. _,4,,iJ,.:·.-·j () .I\(. 38. 39. 40. 41. 42. 43. . fl = J\ () \j ·;;_ I ~~~· " Q THE IRRIGATION SYSTEM FOR THE HOMEOWNERS ASSOCIATION LANDSCAPE AREAS ON THE PROPERTY SHALL BE CONNECTED TO A NEW AND SEPARATE WATER METER FOR THIS PURPOSE ONLY. ALL PLANTING AREAS SHALL BE GRADED TO PROVIDE POSITIVE SURFACE DRAINAGE (2% SLOPE) AWAY FROM STRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. LANDSCAPE MAINTENANCE OF THE PROPERTY IS THE RESPONSIBILITY OF THE HOMEOWNERS ASSOCIATION. THE DEVELOPMENT AS DESIGNED CONSISTS OF 3,086 SQ. FT. OF LANDSCAPE AREA, ABOVE THE WELO THRESHOLD FOR REHABILITATED LANDSCAPES, WITH 89. 8% LOW WATER USE PLANTING AREA (SEE WATER CONSERVATION PLAN). NOTICE TO OWNER/CLIENT: ANY CHANGE TO THE EXISTING SITE INCLUDING BUT NOT LIMITED TO DEMOLITION, GRADING, CONSTRUCTION OR PLANTING MAY DISRUPT CURRENT SURFACE DRAINAGE PATTERNS. IT MAY BE NECESSARY TO ADJUST OR INSTALL SURFACE AND/OR SUBSURFACE DRAINAGE SYSTEMS NOT ILLUSTRATED ON PLAN. 44. NOTICE TO GENERAL CONTRACTOR: GENERAL CONTRACTOR SHALL COORDINATE PRIOR TO CONSTRUCTION ALL 110 ELECTRICAL SERVICE SHOWN OR NOT SHOWN ON PLAN INCLUDING BUT NOT LIMITED TO SWITCHED AND UNSWITCHED OUTLETS IN THE LANDSCAPE, POWER TO LOW-VOLTAGE LIGHTING TRANSFORMERS, IRRIGATION CONTROLLERS, ETC. 22. TREE ROOT BARRIERS SHALL BE INSTALLED WHERE TREES ARE PLACED WITHIN 5 FEET OF PUBLIC IMPROVEMENTS INCLUDING WALKS, CURBS OR STREET PAVEMENTS OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TREES . THE ROOT BARRIER WILL NOT WRAP AROUND THE ROOT BALL INSTALL A 24 INCH DEEP 'DEEP ROOT' ROOT BARRIER #UB 24·2 PER MANUFACTURERS SPECIFICATIONS. THE ROOT BARRIER WILL BE INSTALLED LINEARLY ALONG THE EDGE OF HARDSCAPE FOR A MINIMUM DISTANCE OF TEN (10) FEET IN BOTH DIRECTIONS FROM THE CENTER LINE OF TREE TRUNK FOR A MINIMUM TOTAL LENGTH OF TWENTY (20) FEET. 23. MAINTENANCE PERIOD BEGINS ON THE FIRST DAY AFTER ALL LANDSCAPE AND IRRIGATION WORK ON THE PROJECT IS COMPLETE, CHECKED AND WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT IS GIVEN TO BEGIN THE MAINTENANCE PERIOD. 24. Al l PLANTING AREAS CONSISTING OF NATIVE SITE SOIL SHALL BE LEACHED TO REDUCE SALT LEVELS PRIOR TO PLANTING. LEACHING SHALL BE REPEATED UNTIL SATURATION EXTRACT CONDUCTIVITY (ECe x 1,000) LEVEL IS 2.0 OR LESS AT A DEPTH OF 12", CONTRACTOR TO CONDUCT SALINITY ANALYSIS FOR VERIFICATION BY LANDSCAPE ARCHITECT. 25. POST FERTILIZATION FOR ALL PLANTING AREAS (16·6·8) SHALL OCCUR 45 DAYS AFTER PLANTING AT A RA TE OF 15 LBS. PER 1,000 SQ. FT. 26. MAINTENANCE: ALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE HOMEOWNERS ASSOCIATION. LANDSCAPE AND IRRIGATION AREAS IN THE PUBLIC RIGHT·OF·WAY SHALL BE MAINTAINED BY THE HOMEOWNERS ASSOCIATION. THE LANDSCAPE AREAS SHALL BE MAINTAINED FREE OF DEBRIS AND LITTER, AND All PLANT MATERIAL SHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED OR DEAD PLANT MATERIAL SHALL BE SATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THE PERMIT. 27. CONTRACTOR AND OR OWNER SHALL OBTAIN ALL NECESSARY APPROVALS AND OR PERMITS FOR ANY AND All WORK WITHIN THE RIGHT OF WAY (OUTSIDE THE PROPERTY LINES). 28. CONTRACTOR AND OR OWNER SHALL OBTAIN ALL NECESSARY APPROVALS AND OR PERMITS FOR ALL CONSTRUCTION WITHIN THE BOUNDS OF THE PROPERTY . 29 . THE RIGHT OF WAY, EXISTING GRADES, ELEVATIONS AND BUILDING LOCATION AS. SHOWN ON THESE DRAWINGS WAS FURNISHED TO THE LANDSCAPE ARCHITECT AS A PORTION OF THE SUPPORT DOCUMENTATION AS PROVIDED IN THE CONTRACT DOCUMENTS. WICHMANN LANDSCAPE ARCHITECTURE IS NOT RESPONSIBLE FOR VERIFYING THE INFORMATION AS SUPPLIED, AND THE INCLUSION ON THESE DRAWINGS DOES NOT IMPLY ANY WARRANTY OF THE ACCURACY OR CORRECTNESS OF THE SUPPORT DOCUMENTATION. THE SUPPORT INFORMATION IS SHOWN FOR INFORMATION ONLY AND SHALL BE VERIFIED BY THE CONTRACTOR PRIOR TO THE ST ART OF WORK. 30. CONTRACTOR SHALL TAG AND PHOTOGRAPHY ALL SELECTED TREES AND SPECIMEN PLANTS AT THE NURSERY. PHOTOGRAPHS OF TAGGED TREES AND SPECIMEN PLANTS SHALL BE SUPPLIED TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO PLANT MATERIAL BEING SHIPPED AND OR PICKED-UP FROM NURSERY. 31. INSTALL AN AUTOMATIC HUNTER PRO·C PCC·6·00 SMART IRRIGATION CONTROLLER WITH BATTERY BACKUP, WSS·SEN SOLARSYNC (WEATHER BASED RAIN SENSOR) ft FCT-100 FLOW·CLIKAS LOCATED ON PLAN. CONTRACTOR TO VERIFY LOCATION OF POWER. 32. CONTRACTOR SHALL INSTALL A REDUCED PRESSURE BACKFLOW DEVICE AFTER THE WATER METER FOR THE IRRIGATION SYSTEM ALONG WITH MANUAL SHUT-OFF GATE VAL YES BEFORE AND AFTER BACKFLOW DEVICE.. THE PRESSURE REDUCER SHALL BE A WATTS LF25AUB·Z3, SIZED PER MAIN LINE SIZE. 33. THE IRRIGATION SYSTEM SHALL BE COMPRISED OF RAINBIRD XFD-09·12 ON-SURFACE DRIP LINE WITH AGPM OF 1.53 PER 100' OF TUBING AND A DISTRIBUTION RATE OF 0.80. 34. THE IRRIGATION SYSTEM SHALL BE VALVED BASED UPON THE HYDROZONE DIAGRAM AND THE WATER NEEDS OF THE PLANTS . 35. ALL PLANTING AREAS LESS THAN TEN (10) FEET IN WIDTH IN ANY DIRECTION SHALL BE IRRIGATED WITH SUBSURFACE IRRIGATION OR OTHER MEANS THAT PRODUCES NO RUNOFF OR OVERSPRAY. ALL PLANTING AREAS SHALL BE IRRIGATED WITH ON· SURFACE DRIP LINE. 36. AT THE TIME OF FINAL INSPECTION, THE PERMIT APPLICANT MUST PROVIDE THE OWNER OF THE PROPERTY WITH A CERTIFICATE OF COMPLETION, CERTIFICATE OF INSTALLATION, IRRIGATION SCHEDULE AND A SCHEDULE OF LANDSCAPE AND IRRIGATION MAINTENANCE. LANDSCAPE NOTES 1. ALL LANDSCAPE AND IRRIGATION SHALL CONFORM TO THE STANDARDS OF THE CITY-WIDE LANDSCAPE REGULATIONS AND THE CITY OF CARLSBAD LANDSCAPE MANUAL AND ALL OTHER LANDSCAPE RELATED CITY AND REGIONAL STANDARDS. 2. PREPARE ALL PLANTING AREAS AS FOLLOWS, All QUANTITIES ARE BASED ON 1000 SQFT .: SCARIFY EXISTING SOIL TO A DEPTH OF 8"; REMOVE ALL DEBRIS, WEEDS AND ROCKS LARGER THAN 2" DIA.; APPLY TO A DEPTH OF 6" AT LEAST 4 CU. YDS. COMPOST (UNLESS CONTRAINDICATED BY SOILS TEST), 2 CU. YDS. NITRIFIEDWOOD SHAVINGS, 150 LBS. AGRICULTURAL GYPSUM, 10 LBS. IRON SULPHATE, 50 LBS. TRI· C HUMATE AND 15 LBS. 6·20·20 FERTILIZER. ROTOTIL IN TWO DIRECTIONS ALL AMENDMENTS INTO THE TOP 8" OF EXISTING SOIL, RAKE TO GRADE AND IRRIGATE THOROUGHLY. 3. FERTILIZER/SOIL AMENDMENTTREA TMENT ABOVE IS FOR BIDDING PURPOSES ONLY. SOILS TEST MAY REDUCE OR INCREASE TOTAL SOIL AMENDMENT YARDAGE. ADJUSTMENTS (PLUS OR MINUS) MAY BE NECESSARY. CONTRACTOR SHALL OBTAIN A SOILS ANALYSIS TEST WITH AT LEAST TWO SOIL SAMPLES OF FINAL ROUGH GRADE AT SITE AND SUBMIT RESULTS TO LANDSCAPE ARCHITECT FOR INTERPRETATION AND RECOMMENDATION . COST OF LAB TEST SHALL BE PAID BY OWNER. SOIL TESTING KITS ARE AVAILABLE BY CALLING 1·800·927-3311 . CONTRACTOR TO SUBMIT MODIFIED SOIL PREPARATION BID TO LANDSCAPE ARCHITECT AND OWNER FOR APPROVAL PRIOR TO STARTING SOIL PREPARATION WORK. 4. GROUND COVERS INCLUDING BERMUDA GRASS AND OTHER NOXIOUS WEEDS SHALL BE SPRAYED WI 'ROUND-UP'. WAIT TWO WEEKS MIN. AND SPRAY A SECOND TIME IF NECESSARY AND THEN REMOVE. WEED ERADICATION SHALL TAKE PLACE DURING ACTIVE GROWING PERIOD (JUNE· OCTOBER) AND SHALL BE COMPLETED AT LEAST 10 DAYS PRIOR TO COMMENCEMENT OF ANY PLANTING AND/OR IRRIGATION WORK. 5. ALL TREES AND SHRUBS NOT NOTED TO REMAIN ARE TO BE REMOVED. 6. MULCH: ALL REQUIRED PLANTING AREAS AND ALL EXPOSED SOIL AREAS WITHOUT VEGETATION SHl\ll BE COVERED WITH MULCH TO A MINIMUM DEPTH OF 3 INCHES. MULCH SHALL BE 1 1 /2" MINUS FOREST FINES FROM AGRISERVICE, 760·295·6255. 7. FINISH GRADE SHALL BE A MAXIMUM OF 2" BELOW ADJACENT HARDSCAPE. 8. TRAIN AND FAN OUT ALL VINES (BOUGAINVILLEA) WITH EYE HOOKS AND 4 FOOT LENGTH HORIZONTAL STAINLESS STEEL WIRE ATTACHED TO WOOD FENCE 3' AND 5' FROM FINISH GRADE. 9. EVERY PLANT DELIVERED TO THE JOB SITE SHALL BE IN GOOD CONDITION, WITH A LEGIBLE PLANT.TAG IDENTIFYING THE BOTANICAL GENIUS, SPECIES AND VARIETY OF PLANT FOR VERIFICATION BY LANDSCAPE ARCHITECT WITH APPROVED PLANS AND OR PLANT LEGEND. PLANT MATERIAL WITHOUT TAGS WILL BE REJECTED AND RETURNED TO THE NURSERY AT THE CONTRACTORS COST. 10. ANY SUBSTITUTIONS MUST BE APPROVED IN WRITING BY LANDSCAPE ARCHITECT. 11. ALL PLANT MATERIAL SHOWING SIGNS OF DEFOLIATION, LEANING, CHLOROSIS (YELLOWING), OR SETTLING PRIOR TO, OR AT THE END OF MAINTENANCE SHALL BE REPLACED BY THE ,CONTRACTOR, INCLUDING GROUND COVER. 12. LANDSCAPE CONTRACTOR TO PROVIDE GUARANTEES NORMAL TO THE TRADE FOR LONGEVITY OF ALL PLANT MATERIALS; THREE MONTHS FOR SHRUBS AND GROUND COVERS, AND ONE YEAR FOR TREES. 13. LANDSCAPE CONTRACTOR SHALL PROVIDE A MINIMUM ONCE A WEEK MAINTENANCE SERVICE FOR A PERIOD OF 90 DAYS (MINIMUM 12 SERVICE DAYS OVERALL) BEGINNING THE FIRST DAY AFTER FINAL APPROVAL OF INSTALLATION AS DETERMINED BY CLIENT AND LANDSCAPE ARCHITECT. THE CONTRACTOR SHALL RECEIVE NOTICE OF SIGNIFICANT CONFORMANCE FROM LANDSCAPE ARCHITECT ONCE SITE IS DEEMED ACCEPTABLE. 14. CONTRACTOR TO INFORM LANDSCAPE ARCHITECT OF ANY DISCREPANCIES BETWEEN P"' PLANS AND ACTUAL SITE CONDITIONS. 15. IF ANY REQUIRED LANDSCAPE INDICATED ON THE APPROVED CONSTRUCTION DOCUMENT PLANS IS DAMAGED OR REMOVED DURING DEMOLITION OR CONSTRUCTION, IT SHALL BE REPAIRED AND/OR REPLACED IN KIND AND EQUIVALENT SIZE PER THE APPROVED DOCUMENTS TO THE SATISFACTION OF THE DEVELOPMENT SERVICES DEPARTMENT WITHIN 30 DAYS OF DAMAGE. 16. MINIMUM STREET TREES SEPARATION DISTANCE PLANTED WITHIN THE ROW: TRAFFIC SIGNALS/STOP SIGNS • 20 FEET UNDERGROUND UTILITIES LINES • 5 FEET (7 FEET FOR SEWER) ABOVE GROUND UTILITY STRUCTURES • 10 FEET DRIVEWAY (ENTRIES)· OUTSIDE OF VIEW TRIANGLE INTERSECTION (INTERSECTING CURB LINES OF TWO STREETS)· 25 FEET 17. ANY TREES LOCATED WITHIN THE VEHICULAR SIGHT LINE MUST HAVE ALL LIMBS REMOVED TO A HEIGHT OF 6 FEET ABOVE THE ADJACENT TOP OF CURB. 18. OWNER TO VERIFY AND STAKE PROPERTY LINES . NO DEMOLITION, CONSTRUCTION OR PLANTING SHALL OCCUR OUTSIDE PROPERTY LINES WITHOUT THE PRIOR CONSENT OF THE ADJACENT PROPERTY OWNER. 19. OWNER TO INSURE NEWLY INSTALLED PLANT MATERIAL RECEIVES ENOUGH WATER TO MAINTAIN GOOD HEALTH AND VIGOROUS GROWTH WITHOUT OVER WATERING . PLANT MATERIAL SHALL BE WATERED PERIODICALLY AT SUCH TIME JUST PRIOR TO LEAF WILTING . ADJUST WATERING TO ACCOMMODATE FOR VARIATIONS IN RAIN FALL, TEMPERATURE, SOLAR EXPOSURE AND SEASONAL CHANGES FOR EACH PLANT. 20. OWNER TO MAINTAIN AND KEEP CLEAR ALL DRAINAGE SWALES AND INSURE POSITIVE SURFACE DRAINAGE AWAY FROM BUILDINGS TOWARDS SUBSURFACE DRAINAGE OR OFF SITE STORM DRAIN SYSTEMS AT A MINIMUM OF 2% SLOPE. 21. TREES SHALL BE MAINTAINED SO THAT ALL BRANCHES OVER PEDESTRIAN WALKWAYS ARE 6 FEET ABOVE THE WALKWAY GRADE AND BRANCHES OVER VEHICULAR TRAVEL WAYS ARE 16 FEET ABOVE THE GRADE OF THE TRAVEL WAY. '~ . .ru,.,tV- B Bougainvillea 'Double Delight' Bougainvillea (white·pink) 3 15 Gal Low GROUND COVERS ~Yi Dymondia margaretae ~~~-~-"'1 I I ~ I 1r i . ! Echeveria 'Ru~fled' or ..,. _....,._ll _,_ __ M"-'"'!_.L Kalanchoe luc,ae W2 Lygeum spartum ~~:{ Senecio serpens Silver Carpet Ruffled Echeveria or Paddle Plant False Esparto Grass Dwarf Blue Senecio 3" OC 6" oc 12" oc 36"0C 12"0C flats Low Low 1 Gal. Low 1 Gal. Low Cuttings Low 37. ALL UTILITIES SHALL BE SCREENED. '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. I certify that the plan implements those regulations to provide efficient use of water.' s~w~ Signature Date ScQle: 1.1rs· = 1. ·-o· u#/~ NOR.nt i -z -I ti a ~ .µ A V) 00 () z ~~ a ~~ <.) c; 5 IJ' :l ~i \l} .S) ~ ~ U) I IS -&;)<.) ~ ~ '( \j" z a M 1 z t ~ Zf ~ <t: ~ ~ -:ijc~ ~ Jt 'l') .s ft;) :t ~~ . 't c.) ~ ~m -~ f ~j I .J . \0 A ,. •• 0 ..J • -0 I Sheet Of $ ~. + , . ' WATER CONSERVATION PLAN 0 1 5 10 15 7.31.22 4.22.214.22.21 L-3 THREE SW 4. 2 1 . 2 1 1 y•C-•-, a,~,->,c.< « •• •••~•:::-""" ~----··- j.f1., 1. _-l"" J$ f ~ l~r i;J-:;; :~ pr~ f' • ; " ' ' ' ' ' ' ', " I "-' ' I ' ' ' I . n ' ' '-~ ~ --~---""-----~'--------- I . HYDROZONE DIAGRAM ' ' ' I I c:;ar{teLol st. ' I ' ' Ut.1 I'2:0f LPiJ:-•. --- pfc.JF l I 0 .. ~LZ. ---&1:;:,p [;,8j •. J ··-·- Pf'-if' fet4<:-~t M , ~ ... ' I -:..71:z\-l~r wiJ ::-I t;1?1p I '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. I certify that the plan implements those regulations to provide efficient use of water.' s~w~ Signature Date WATER CONSERVATION PROGRAM The irrigation systems on this property will be plumbed for potable water. This project's landscape has been designed with water conservation as one of its primary goals. Plants have been selected for, and grouped by their water use requirements as well as their climatic suitability in this location, solar exposure, ease of maintenance, and disease and pest resistance among other considerations. Trees have been selected for their mature size, appropriateness to the project, utility line interference as well as their ability to reduce evaporation through provided shade. Turf has been eliminated from the landscape design to reduce water use, as well as the cost of maintenance and grooming. The irrigation will be designed so that each hydrozone will be irrigated separately, delivering the appropriate amount of water to the plants root zone in that specific hydrozone. All planting areas shall be irrigated using the latest low-flow drip irrigation methods and products. The irrigation system shall ' operate to achieve deep root zone water application appropriate for the plant, soil type and environmental factors. Time of watering will be in the evening/ early morning to reduce evaporation. A smart weather based controller shall be installed to best manage varying weather conditions . Soil tests shall be preformed to determine possible existing nutrient deficiencies and recommend appropriate amendments to produce a healthier root-zone environment. Planting areas shatl be top dressed with a minimum of 3" depth of organic mulch material to help reduce water evaporation from the root zone, cool roots and add nutrients to the soil as it decomposes. WATER EFFICIENT LANDSCAPE WORKSHEET This worksheet is filled out by the project applicant and ii is a required element of the Landscape Documentation Package. HYDROZONE INFORMATION TABLE Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone. Controller Hydrozone• Zone Irrigation Plant Hydrozone %of Total # or Method-Type/Factor"'* Area (Sq. Ft.) Landscaped Valve IPFl Area 1 1 A DRIP LOW 1,604 52.0% 2 B DRIP LOW 766 24.8% 3 C DRIP MEDIUM 317 10.2% 4 D DRIP LOW 399 13.0% Total 100% MAXIMUM APPLIED WATER ALLOWANCE A landscape project subject to the Water Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAW A. A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equation: Show Calculation: MAWA: 40 X 0.62 X 0.55 X 3,086 = 42,093 Gal/Yr MAXIMUM APPLIED WATER ALLOWANCE= ---~4=2=0=93~ __ GALLONS PER YEAR Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE ETWU Evapotranspiration Rate .40 ETo • Conversion Factor 0.62 (Step 1 x Step 2) 24.8 Plant Factor (PF)'* (From WUCOLS) (VLW 0.3 0.3 0.5 0.3 -HW 0.1 -0.8 Area of Hydrozone (sq. 1,604 766 317 399 ft. HA (Step 4 x Step 5) 481.2 229.8 158.5 119.7 Irrigation Efficiency 0.8 0.8 0.8 0.8 IE*** (Step 6 + Step 7) 601.50 287.25 198.12 149.63 (Total All Step 8 + Total 1,236.5 SLA sq. ft. in Step 5 (Step 3 x Step 9) Estimated Total Water Use in gallons per year 30,665 (ETWU) -Total shall not exceed MAWA NOR.nt ~ -z -! is () .b A V) (lo <:) z ~~ 2 tf-< IS CJ \J' s ~ ,s IS ~ ..Q ' N~ U) I IS -~ <) ~ ~ N 4( \J"' z ,a· M ' I Sheet Of