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LFMP 87-05D; Palmer Way Industrial Park; Local Facilities Management Plan (LFMP)
CITY OF CARLSBAD LAND USE REVIEW APPLICATION 1) APPLICATIONS APPLIED FOR: (C Q Administrative Permit - 2nd Dwelling Unit Q| Administrative Variance Q] Coastal Development Permit | | Conditional Use Permit Q] Condominium Permit n Environmental Impact Assessment Q General Plan Amendment Q] Hillside Development Permit Q Local Coastal Plan Amendment Q Master Plan Q Non-Residential Planned Development Q Planned Development Permit HECK BOXES) (FOR DEPARTMENT USE ONLY) Q Planned Industrial Permit n Planning Commission Determination n Precise Development Plan I | Redevelopment Permit Q Site Development Plan Q| Special Use Permit |~l Specific Plan D Tnntntivr Pnrool Mnn Obtain from Engineering Department Q Tentative Tract Map I | Variance Q Zone Change ^^ List other applications not specified (FOR DEPARTMENT USE ONLY) LfM? ^^9-6jTCp) 2) 3) 4} ASSESSOR PARCEL NO(S).: PROJECT NAME: 0 0 ' * 0 T^ BRIEF DESCRIPTION OF PROJECT:<J 5) OWNER NAME (Print or Type) MAILING ADDRESS CITY AND STATE ZIP TELEPHONE 1 CERTIFY THAT 1 AM THE LEGAL OWNER AND THAT ALL THE ABOVE INFORMATION IS TRUE AND CORRECT TO THE BEST OF MY KNOWLEDGE. SIGNATURE DATE 6) APPLICANT NAME (Print or Type) MAILING ADDRESS CITY AND STATE 1 CERTIFY THAT 1 AM OWNER AND THAT ALL CORRECT TO TH&BEST SIGNATURED I 1 ZIP TELEPHONE THE LEGAL REPRESENTATIVE OF THE THE ABOVE INFORMATION IS TRUE AND OF MY KNOWLEDGE. DATE ' 7) BRIEF LEGAL DESCRIPTION NOTE: A PROPOSED PROJECT REQUIRING MULTIPLE APPLICATIONS BE FILED, MUST BE SUBMITTED PRIOR TO 3:30 P.M. A PROPOSED PROJECT REQUIRING ONLY ONE APPLICATION BE FILED, MUST BE SUBMITTED PRIOR TO 4:00 P.M. Form 16 PAGE 1 OF 2 8) LOCATION OF PROJECT: ON THE Q BETWEEN F STREET ADDRESS SIDE OF I (NORTH, SOUTH, EAST, WEST) AND (NAME OF STREET) 9) LOCAL FACILITIES MANAGEMENT ZONE 10) PROPOSED NUMBER OF LOTS 13) TYPE OF SUBDIVISION 16) PERCENTAGE OF PROPOSED PROJECT IN OPEN SPACE 19) GROSS SITE ACREAGE 22) EXISTING ZONING 11) NUMBER OF EXISTING RESIDENTIAL UNITS 14) PROPOSED IND OFFICE/ SQUARE FOOTAGE 17) PROPOSED INCREASE IN ADT 20) EXISTING GENERAL PLAN 23) PROPOSED ZONING (NAME OF STREET) (NAME OF STREET) 12) PROPOSED NUMBER OF RESIDENTIAL UNITS 15) PROPOSED COMM SQUARE FOOTAGE 18) PROPOSED SEWER USAGE IN EDU 21) PROPOSED GENERAL PLAN DESIGNATION 24) IN THE PROCESS OF REVIEWING THIS APPLICATION IT MAY BE NECESSARY FOR MEMBERS OF CITY STAFF, PLANNING COMMISSIONERS, DESIGN REVIEW BOARD MEMEBERS OR CITY COUNCIL MEMBERS TO INSPECT AND ENTER THE PROPERTY THAT IS THE SUBJECT OF THIS APPLICATION. I/WE CONSENT TO ENTRY FOR THIS PURPOSE SIGNATURE FOR CITY USE ONLY FEE COMPUTATION APPLICATION TYPE FEE REQUIRED TC D/s TAL FEE REQUIRED kTE FEE PAID DATE STAMP APPLICATION RECEIVED RECEIVED BY: RECEIPT NO. Form 16 PAGE 2 OF 2 EXHIBIT "H' PALMER WAY INDUSTRIAL PARK LFMP Boundaries ^e City of CARLSBAD Planning Departme^ A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: September 3,1997 Application complete date: Project Planner: Project Engineer: March 10, 1997 Elaine Blackburn Clyde Wickham SUBJECT: SDP 96-13/HTir % "'''HJjJajfflfJBJiy' FMP 15(A) ~ PALMER WAY INDUSTRIAL PARK - Request for a Site Development Plan, a Special Use Permit, and a Local Facilities Management Zone boundary adjustment to allow development of an industrial office park on a site located South of Cougar Way on the east and west sides of Palmer Way within Local Facilities Management Zone 15. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4169, 4170, and 4171 APPROVING SDP 96-13 and SUP 96-09, and RECOMMENDING APPROVAL OF LFMP 87-05(D)/LFMP 15(A) based upon the findings and subject to the conditions contained therein. II.INTRODUCTION This project application is for a Site Development Plan (SDP), Non-residential Planned Unit Development (PUD), Special Use Permit (SUP), and Local Facilities Management Plan Zones Amendment. The project includes development of two industrial office buildings immediately and creation of a third pad for a future industrial office building. The fourth parcel is to remain undeveloped (an open space parcel). Finally, the applicant proposes to detach the project site from Local Facilities Management Zone 15 and place it within Local Facilities Management Zone 5 by a boundary adjustment. All issues have been resolved and staff is recommending approval. III. PROJECT DESCRIPTION AND BACKGROUND This project application is for a Site Development Plan (SDP), Non-residential Planned Unit Development (PUD), and Special Use Permit (SUP) to allow development of an industrial office and open space parcel project and an amendment to the boundary of Local Facilities Management Zones 15 and 5 to remove the project site from Zone 15 and place it into Zone 5. (Because the project involves only four lots, the PUD will be decided by the Planning Director. Approval of the PUD would occur following all of the necessary Planning Commission and City Council actions. The Minor Subdivision of the property into four lots has already occurred.) The project site is an 11.59 acre undeveloped site. Of the total of four proposed parcels, two (Parcels 1 and 2) are to be developed immediately with industrial office uses. Parcel 3 will be developed at a future date with an industrial office use. Parcel 4 is designated as an open space parcel. No development is proposed for Parcel 4 which is severely constrained. (See detailed discussion below.) Parcel 1 is the northernmost parcel of the project and is located at the corner of Cougar Drive and Palmer Way. The proposed development for Parcel 1 is an industrial office building which will serve as corporate headquarters for Hot Dog On A Stick. The building will contain a total of 10,115 SDP 96-13/SUP 96-09/LFivx^ 87-05(D)/LFMP 15(A) PALMER WAY INDUSTRIAL PARK SEPTEMBERS, 1997 PAGE 2 square feet of gross floor area. The building will be a single story structure with a height of 21 feet. It will be made of tilt-up concrete painted a muted beige/tan color, with windows of green reflective glass. Parcel 2 is located adjacent to, and slightly South of, Parcel 1. The proposed building for Parcel 2 is an industrial office building for First Mechanical Company. This building will contain a total of 15,250 square feet of gross floor area. It will be 27 feet in height, and will also be made of tilt-up concrete. It will be painted a lighter cream color and will have windows of blue reflective glass. Parcel 3 is located at the corner of Cougar Drive and El Camino Real. No development is proposed for Parcel 3 at this time. However, the current project does involve creating a building pad for future development with a similar industrial office building. Parcel 4 is located on the East side of Palmer Way separated from the other three parcels. This parcel, totaling 6.3 acres, is proposed as an undeveloped parcel. Parcel 4 is contiguous to a larger open space area containing a canyon, and it is highly likely that portions of the canyon contain sensitive habitat. Parcel 4 consists primarily of steep slopes. It also contains some sensitive habitat which would make much of the parcel undevelopable under Section 21.53 of the City's Municipal Code which addresses restrictions on environmentally sensitive lands. Finally, Parcel 4 is included within Preserve Planning Area 2 of the City's Habitat Management Plan. Due to the slope and habitat conditions of the property, it is unlikely that Parcel 4 could meet the required standards to allow it to be a usable lot under its current zoning (M - Industrial). It may, however, be a candidate property for designation as a mitigation bank parcel. Such a designation would require an evaluation of the potential value of the parcel as habitat and the processing of a Conditional Use Permit (CUP) to establish the mitigation bank use. That process has not been initiated and is not a part of the current project application. IV. ANALYSIS The project is subject to the following regulations and requirements: A. General Plan PI (Planned Industrial) regulations; B. Non-residential PUD (Non-residential Planned Unit Development) regulations (Chapter 21.47 of the Carlsbad Municipal Code); C. M (Industrial) and Q (Qualified Overlay) Zone regulations (Chapters 21.32 and 21.06 of the Carlsbad Municipal Code), and Parking regulations (Chapter 21.44 of the Carlsbad Municipal Code); D. S-P (Scenic Preservation Overlay) regulations (Chapter 21.40 of the Carlsbad Municipal Code) and El Camino Real Corridor Development Standards; E. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP); and, F. Growth Management regulations (Local Facilities Management Zones 15 and 5) SDP 96-13/SUP 96-09/LFW 87-05(D)/LFMP 15(A) PALMER WAY INDUSTRIAL PARK SEPTEMBERS, 1997 PAGE 3 A. General Plan The project site is designated for PI (Planned Industrial) uses by the General Plan. The proposed project consists of two industrial office buildings on two parcels, a third industrial office lot (Parcel 3) to be developed at a later date, and an open space parcel to remain undeveloped. These uses are consistent with those allowed under the PI General Plan designation. In addition, the project is consistent with the General Plan goals and objectives as demonstrated in the table below. Table 1: GENERAL PLAN COMPLIANCE Land Use Industrial Land Uses. Objective B.5.: encourage planned industrial parks as the preferred method of accommodating industrial uses; Circulation Streets & Traffic Control. Objective B.I.: to provide an adequate circulation infrastructure concurrent with or prior to the actual demand for such facilities; Scenic Roadways. Policy C.7.: approve projects adjacent to El Camino Real only if the proposed project is consistent with the El Camino Real Corridor Development Standards; B. Non-residential Planned Unit Development regulations The City requires a Non-residential Planned Unit Development (PUD) whenever a shared access or parking arrangement is proposed. In the case of four or fewer units (i.e., the proposed project), the Non-residential PUD is approved or denied by the Planning Director. The proposed project of four units includes shared access from Palmer Way. The applicant will be required to provide the necessary shared access agreement. Therefore, the approval of the Non-residential PUD can be granted by the Planning Director if the other required permits (SDP and SUP) are approved by the Commission. C. M (Industrial) and Q (Qualified Overlay) Zones and Parking regulations The project site is zoned for M (Industrial) uses and also carries a Q Overlay. The Q Overlay zone contains no applicable development standards but requires approval of a Site Development Plan for development. The M Zone generally allows uses as permitted in the commercial and industrial zones. The M zone has no specific development standards which apply to the proposed project except for the building height regulation (35-foot maximum height) and employee eating area requirements. The building on Parcel 1 is 21 feet in height, and the building on Parcel 2 is 27 feet in height. Therefore, both buildings are well within the maximum allowed height. The project also satisfies all employee eating area requirements, providing 606.9 square feet of outdoor dining area for Parcel 1 and 941 square feet for Parcel 2. Therefore, the proposed project complies with all applicable requirements of the M Zone. The proposed project also complies with the City's Parking requirements. The development for Parcel 1 requires and provides 34 parking spaces. The development for Parcel 2 requires and provides 43 spaces. (The parking requirements for Parcel 3 will be evaluated when development is proposed for that lot.) SDP 96-13/SUP 96-09/LFjvu* 87-05(D)/LFMP 15(A) PALMER WAY INDUSTRIAL PARK SEPTEMBERS, 1997 PAGE 4 D. S-P (Scenic Preservation) Overlay Zone and El Camino Real Corridor Development Standards The project site is located between El Camino Real (a Scenic Corridor) and Palmer Way. Consequently, a portion of the site (Parcel 3) is subject to the development standards contained in the El Camino Real Corridor Development Standards and requires approval of a Special Use Permit (SUP). The El Camino Real Corridor Development Standards apply to lots which have actual frontage on El Camino Real. Therefore, Parcel 3 of the proposed project is required to comply with these standards. Parcel 3 is located within Area 4 of the El Camino Real Corridor, which extends from the College Avenue intersection to the Sunfresh Rose Company. Since no development is currently proposed for Parcel 3, some of the Corridor development standards (e.g., building height restrictions) cannot be applied until development is proposed. At that time an SUP Amendment will be required, and the proposed project will again be evaluated for compliance with the applicable development standards. However, because the future development pad for Parcel 3 is being created with this project, it is appropriate to require an SUP now and to design the future site in compliance with those corridor development standards which can be applied now. These would include grading standards and setback requirements. The El Camino Real Corridor Development Standards identify one common characteristic for this area: a "campus" look. The proposed project is designed to provide this campus look. The structures will include a clustered appearance and will share access off Palmer Way. The standards require that cut or fill for Parcel 3 not exceed 15 feet from original grade. The Minor Subdivision associated with the project demonstrates compliance with this requirement. The standards also require a 30-foot setback from the right-of-way line to any proposed structure. The grading for Parcel 3 is designed to easily accommodate this requirement, since the buildable area of Parcel 3 is at least 45 feet from the property line. Therefore, staff believes the proposed project is consistent with the El Camino Real Corridor Development Standards. E. McClellan-Palomar Airport Comprehensive Land Use Plan (CLUP) The project site is located within the Flight Activity Zone north of the Airport. The Airport CLUP suggests that these areas be held free of intensive (e.g., "high-rise") development) and uses which involve the assemblage of large groups of people (greater than 100). The proposed buildings (Parcels 1 and 2) are small in scale, containing only 10,115 and 15,250 square feet of floor area and having a maximum height of 21 feet and 27 feet. Neither of the proposed industrial office uses would involve large assemblages of people. Therefore, the proposed project is consistent with the Airport CLUP. F. Growth Management regulations (Local Facilities Management Zones 15 and 5) This application includes a proposed amendment (boundary adjustment) to Local Facilities Management Zones 15 and 5 to remove the proposed project site from Zone 15 and place it within Zone 5. Because there is no finance plan for Zone 15, it is currently not possible to obtain building permits for any project within the zone. Since no finance plan has been prepared or submitted for SDP 96-13/SUP 96-09/LFivii> 87-05(D)/LFMP 15(A) PALMER WAY INDUSTRIAL PARK SEPTEMBERS, 1997 PAGES review, staff cannot predict how long this situation may last. Consequently, the current proposed project would not be allowed to proceed beyond discretionary approvals unless the requested boundary adjustment is approved. The proposed project site currently forms the southern-most parcel in Zone 15. Staff believes it is reasonable to detach the subject property from Zone 15 and make it a part of Zone 5 due to the facilities requirements and relationships of this project. Some of these requirements and relationships are as follows: Land Use and Circulation: The proposed boundary adjustment would place the Palmer Way project site in a zone with more similar (i.e., industrial) uses. The majority of the properties in Zone 15 are designated/zoned for residential development. The Palmer Way project site is part of a small amount of industrial property located at the southern edge of Zone 15. The Sunny Creek Specific Plan area, which currently provides for some commercial development, is also in Zone 15 and is located north of the Palmer Way site. When the Zone 15 Plan was approved (in 1990), it was expected that the Palmer Way project site would be connected to the Sunny Creek commercial development area (by the extension of Palmer Way). However, the Sunny Creek property owner has proposed to revise the Sunny Creek Specific Plan to change the commercial designated property to a residential designation. Therefore, the connection between the two properties (one residential and one industrial) would no longer be desirable. The pending Sunny Creek Plan revision eliminates any through-connection between the two sites and thus, eliminates the reason for extending Palmer Way further north. Circulation/Drainage/Sewer/Water: The proposed boundary adjustment also makes sense from the perspective of shared facilities. The Palmer Way project site generally relates more closely to Zone 5 than to Zone 15. Topographically, it (and neighboring Zone 5 property) is a mesa-type area which results in its sharing drainage facilities with other Zone 5 properties. It will also utilize circulation, sewer and water facilities which are a part of Zone 5. One of the major facilities issues to be addressed is a drainage issue. There may be several financing methods required for Zone 15 properties in order to ensure provision of the necessary facilities. However, should the requested boundary adjustment be approved, the Palmer Way project will still be required to, bear their share of this responsibility. Properties within Zone 5 which impact or will utilize this drainage area are conditioned to participate in the provision of adequate drainage facilities even though they are not within Zone 15. Therefore, the requested boundary adjustment will not negatively impact the necessary provision of facilities. Parks: The subject project is an industrial development which, because of its industrial nature and its location, will impact the need for recreational/park facilities within Zone 5. Zone 5 properties currently pay a non-residential park impact fee of $.50 per square foot to offset this impact. By placing the project site within Zone 5, the subject project would then contribute to a benefit area the development will impact. SDP 96-13/SUP 96-09/LFW 87-05(D)/LFMP 15(A) PALMER WAY INDUSTRIAL PARK SEPTEMBERS, 1997 PAGE 6 To summarize, staff has reviewed the requested zone boundary adjustment and believes the request for a boundary adjustment can be supported. The impacts on public facilities created by this project and compliance with the adopted performance standards for Zone 5 are summarized as follows: Table 2: GROWTH MANAGEMENT COMPLIANCE STANDARD City Administration Library Waste Water Treatment Parks Drainage Circulation Fire Open Space Schools Sewer Collection System Water IMPACTS n/a n/a n/a n/a n/a 400 ADT Station No. 2 n/a CUSD 14EDU 3080 GPD COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes V.ENVIRONMENTAL REVIEW The project has been reviewed pursuant to the California Environmental Quality Act (CEQA) and it has been determined that the project will not result in any significant environmental impacts which were not previously identified in the City's Master Environmental Impact Report (MEIR 93-01). Therefore, the project has been determined to be in prior compliance with MEIR 93-01, and a Notice of Prior Environmental Compliance was issued on July 18, 1997. ATTACHMENTS; 1. Planning Commission Resolution No. 4169 2. Planning Commission Resolution No. 4170 3. Planning Commission Resolution No. 4171 4. Location Map 5. Background Data Sheet 6. Local Facilities Impact Assessment Form 7. Disclosure Statement 8. Reduced Exhibits 9. Full Size Exhibits "A" - "G" dated September 3, 1997 EB:kr PALMER WAY INDUSTRIAL PARK SDP 96-13/SUP 96-097 LFMP 87-05(A)/LFMP 15(A) BACKGROUND DATA SHEET CASE NO: SDP 96-13/SUP 96-09/LFMP 87-05rDVLFMP 15(A) CASE NAME: Palmer Way Industrial Park APPLICANT: Ron Lister/Lister Construction REQUEST AND LOCATION: a 4-lot subdivision to create and develop 3 industrial office lots and to create 1 open space lot LEGAL DESCRIPTION: A portion of Parcel 1 of P.M. 10060. and a portion of Lot "B" of Rancho Agua Hedionda. all in the City of Carlsbad APN: 209-040-39 Acres: 11.59 Proposed No. of Lots/Units: 3 industrial office & 1 open space parcels GENERAL PLAN AND ZONING Land Use Designation: PI (Planned Industrial) Density Allowed: n/a Density Proposed: n/a Existing Zone: M-Q Proposed Zone: M-Q Surrounding Zoning and Land Use: (See attached for information on Carlsbad's Zoning Requirements) Zoning Land Use Site M-Q Undeveloped North R-A-10, O-S, L-C Undeveloped, Nursing Home South M-Q Industrial/Office East M-Q, R-A Undeveloped(Canyon) West L-C,C-M Undeveloped PUBLIC FACILITIES School District: CUSP Water District: CMWD Sewer District CSD Equivalent Dwelling Units (Sewer Capacity): 14 Public Facilities Fee Agreement, dated: November 22.1996 ENVIRONMENTAL IMPACT ASSESSMENT Negative Declaration, issued | | Certified Environmental Impact Report, dated. Other, Prior Compliance CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Palmer Wav Industrial Park - SDP 96-13/SUP 96-09/LFMP 87- OSfDYLFMP 15fA) LOCAL FACILITY MANAGEMENT ZONE: 5 GENERAL PLAN:PI ZONING: M-O DEVELOPER'S NAME: Ron Lister/Lister Construction ADDRESS: 3365 Lakeview Terrace. Escondido. CA 92-95 PHONE NO.: 741-9800 ASSESSOR'S PARCEL NO.: QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): ESTIMATED COMPLETION DATE: n/a 209-040-39 1 1 .59 ac site A. City Administrative Facilities: Demand in Square Footage = n/a B. Library: Demand in Square Footage = n/a C. Wastewater Treatment Capacity (Calculate with J. Sewer) n/a D. Park: Demand in Acreage = n/a E. Drainage: Demand in CFS= n/a Identify Drainage Basin = _B (Identify master plan facilities on site plan) F. Circulation: Demand in ADTs = 400 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = _2 H. Open Space: Acreage Provided = n/a I. Schools: n/a (Demands to be determined by staff) J. Sewer: Demands in EDUs 14 Identify Sub Basin = 50 (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 3080 City of Carlsbad Planning Department DISCLOSURE STATEMENT APPLICANT'S STATEMENT OF DISCLOSURE OF CERTAIN OWNERSHIP INTERESTS ON ALL APPLICATIONS WHICH WILL REQUIRE DISCRETIONARY ACTION ON THE PART OF THE CITY COUNCIL OR ANY APPOINTED BOARD, COMMISSION OR COMMITTEE. (Please Print) The following information must be disclosed: 1. 2. 3. 4. Applicant List the names and addresses of all persons having a financial interest in the application. MR. RQH LISTER DBA T.TSTKtt r/n f A O*> Owner List the names and addresses of all persons having any ownership interest in the property involved. RONALD CRIAG LISTER AND COLLEEN MARIE LISTER, TRUSTEES OF THE RONALD OKTAG LISTER AMD COLLEH MARIE LISTER REVOCABLE LIVING TRUST. DATED JULY. 7. 1987. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and addresses of all individuals owning more than 1 0% of the shares in the corporation or owning any partnership interest in the partnership. N/A If any person identified pursuant to (1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. W/A 2O75 Las Palmas Drive • Carlsbad, California 92OO9-4859 • (619)438-1161 (Over) Disclosure Statement Page 2 5. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions.tCommittees and Council within the past twelve months? Yes No /C If yes, please indicate person(s) Person is defined as: 'Any individual, firm, copartnership, joint venture, association, social club, fraternal organization, corporation, estate, trust receiver, syndicate, this and any other county, city and county, city municipality, district or other political subdivision, or any other group or combination acting as a unit' (NOTE: Attach additional pages as necessary.) //- #- Signature of Owner/date Signature of applicant/date MR. RON LISTER Print or type name of owner MR. RON LISTER Print or type name of applicant Sigature of Owners/ date MRS. COLLEEN M. LISTER Name of Owner s/te plan gene/a/ notes I <£ SITE PL ami: jM IUMM: SUE PLAN A A SOUTH ELEVATION SOU: Ift • r-ff SS**1=1 WEST ELEVATION ^r»— j ana a a a 1 1 ,ii ii ii i =i 1=Him H 1= EAST ELEVATION sate i/r • i'-tr i ELEVA, '/5 5 * ; i i =1 =1 i1. i 1=1 i 1= 1 1 —*—-TJ1W — KfflSS* -^ N0^7H ELEVATION OMU: h* miNIM: SOU: U009: A A A A A SOU: I/T • I'-*1 A3.1 nU <M tJ .r--tr H — " — r-» L -"- r SOUTH ELEVATION f—^ !__, — — ESSSfisT f MM I --• -•- r^-f i! SOU: I/IT . r-f s K SSCJ TTf 1*" -J1 ' I .. L_ — i -Ml _ *JMS r ««U_ " .1 1 * [ stint_5i» 1 ••PJ- J rfc. t , »_ . .- •« ' •i E45F ELEVATION WEST ELEVATION scat r/C • c-tf"ELEVA1, .5 -J ? > 1— rr V * fe 1 'll-]tf ,tnr^ .Ljj f!r -a1* r i t5Sr JL LU r 'in -i NORTH ELEVATION WNMC: SOU: KVKM: A A A A A3.1 SC«£- 1/8" • I'-ff FLUTtlK IEOM: SMOl ?!%G-r7=4» ®Q SHHKi - M 9"§ f5©- ®mA vB 0 © VIPOi cnun i«* ^CJJ' •••X'. WTMICAL MANE IKCUTUI mUHZOFFIAMIEUCALYPTUS MI! FUnAHIS KEUFOLIA PTIIIS KMIWII TIISTMIA CONFEftTA UFAFMTHUS IFIICAmS CEMOTWS (IISEOS 'MIIZOHTIIIS' ESCALUHIA FIAKSII HIIISOIS MSA SIKHES 'DIMM HEAD' LMTUA KUTEVIDeHSIS LiaiSTIU JAPgHICW 'TEXIHir FITTOSPMM TUtlU PWMIW TEW 'KMEM' FHOEHIX IMELEH11 UPHULEPIS miU 'SpnUKinC'TECOMIII CWENSIS XnOSM COMESTtH 'OMPICTI' nUtlllVILLEI lUSILIEHSIS 'UH tlECO' FICUS KPEHS FIMAUI OUUEHSII IHIUIKI HTOFOUI FIIV1FOIIA ISLOFE AKAS) PEUKOHItfl PELTITU1 (AOEHT AKAS) NARITHM SOI caramwE QUEEI PIUI (7'I.T.H.> SIAHPCM LOHDM FLAK THEE EVEWKEIPEAI UISUHEKK LILT OF TK HILE WILD LILAC ESCAIUHIA OIMESE IIIISOB POME TUILINE UHTAH TEXAS PI1VETunauME •> 2EALU FLU Pl«m DATE FAM IMA HAHKMI CAPE mCTSKILE COPriCTXYlOSM BOUUIBTLLEA CKEPIIt Fit DILI STUncKT PIOSTUTE HTOPOKHmcEiMinsoununFAMs SIZE I.OUIH. 2I10X/100S 22 15UL/100X 32 15CAL/100X . 20Htmnaa » 15CAL/10DI 16 liAL/lOOX 325 56AU100S 15 SGAl/lOOt S5 5EAL/10U tt 1CAU10B 150 501/1001 «5 5CAUUXB 15 15SAU100I 30 15SAL/100I 12 5CAU10DI 10 1UI/100S 100 5SAU100I 25 5UL/100X 20 5SAL/100I 25 Fm FLATS 12* O.C. SFACIM FKH FLITS 12* O.C. SPACIH6Fm f POTS if o.c. spicns m-imcAia HTMOSEED PLAITTIKAtTEHESiA aiiFOMiuATIIPIEX SENIUCCITIlAOUIIS SAMTHMIDESEntail F. tcnuiEiraow FAscmuTutitaMEiis AOMEI LOTUS COmiCUUTUI SILVIA AFIAHA COAST SAtEMUSH MISTUUU SAiniKHnm uawuis UYLESS ENCELIACALIFOMIA nacM«rtuna poo IIHJSFOIIT TKFOIL UNITE SHE 1 LI. PEI ICK U IK. FEI AOE 1 LI. PEI UK 5 L1S. PEIACK>o IB. pel lot 1 LI. PEIACKtat. PEI HE 2 LH. PEIACK ywv TOTAL 33 US. PEI ACK •IE. m-imuTux, «rutti IAIITAU.. AFFIX SEO strwu OCT.I m FO.I. IF n Mil. WTEI SLOPE AK1I TO KP1H OF < IKHES. COHTIHOE TO HITa TO KEEP SEED » FKH PIYIIK OUT MTIL UIHS KSII. mlUTIOI HOTEi ILL PUHT1M AKAS IK TO K 1HI6ITEIIITH AUTOMIIC IMIUTIM IYSTEH Wl UTEHLIZIIK LOU FKCIPITnlOl KAM Ml EOHIPHEHT HIMFACTMEI IT UIIOIB. TOW. « EOUAL. THIS SVSTEHmu immmnTE FIUT PMCMIHULE AUTOHITIC comouEi >m WTEI sivm FEITWES in UIMUn AIITOMTIC SHOT-OFF DEVISE Win "111 OMUTELT SHIT OFF TK SYSTEM HIIH6 THE IAIH DAYS. HAIHTEIMCC KSPMSIIHITIESt LMKAPE MUTEHAKE KSPOHSIIILITES WIU K PWIDEI IT THE EACH Pllta OWE*. FUHTIN ZOKS KWIHEKITSl ZOHE » LUSH LAHDSCIFE IKIS 2«.SOI M. FT. TOTIL ZIXC IS TMBITIOHIL LIMSCAPE IKIS 33.00 S>. FT. TOTAL LMKCAPE SITE FEKEniCEI PAICEl II 51.150 SO. FT. TOTAL SITE U.ISO SO. FT. TOTIl LAHDSaPE AKAS 21.1 S LWRCIPE IKIS PAKEL 12 M.1JJ St. FT. TOTAL SITE D.J1! SO. FT. TOTAL LAOSCAFE IKIS 35.7 I LAWCAPE IKAS PAKEL n 63.6(5 SI. FT. TOTAL SITE 13.SO ». FT. TOTAL LMDSCIPE AKAS 100 X LANDSCAPE AKAS TSSSi NOH-MM«rn> HYOBOSEtD HYDBOMB)njunwa imfofua AMUII ) ZOW «1 rLANTMO Wit: JMWFTUmi FIIWAC: DAF8ONO KMI: *» SHOWN OVBOM: SCALE f-30'-0- A A A A LANDSCAPE CONCEPT PLAN LO-I