HomeMy WebLinkAboutSDP 06-02x1; Palomar Korean Church; Site Development Plan (SDP)The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: July 21, 2010
Application complete date: June 9, 2010
Project Planner: Van Lynch
Project Engineer: Steve Bobbett
SUBJECT: SDP 06-02x1 - PALOMAR KOREAN CHURCH - A request for a two year
extension of a Site Development Plan approval for the development of a church
and child day care center located within Village T of the Rancho Carrillo Master
Plan on property located on the northeast corner of El Fuerte Street and Rancho
Pancho in Local Facilities Management Zone 18.
I. RECOMMENDATION
That the -Planning Commission ADOPT Planning. Commission Resolution No. 6714
APPROVING a two year extension of Site Development Plan 06-02 based upon the findings
and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The applicant, Palomar Korean Church, has requested a two year extension of Site Development
Plan 06-02 to allow for the construction of a 25,493 square foot church building on a 3.44 acre
site. The reason for the request is associated with the economy and related funding to develop
the property. Funding for the project is solely dependent on parishioner's contributions.
Improvement, grading, landscaping and building plans have been submitted to the City, and have
undergone several reviews. The proposed two-year extension would allow the existing property
entitlements while continuing to process final plans and secure funding/financing.
The proposed church building has two floors and is 35 feet tall and an architectural bell tower
with a height of 45 feet. The ground floor (16,377 sq ft) provides space for the sanctuary and
related rooms, an activity room, child care rooms, kitchen, restrooms and administrative offices.
The second floor (9,116 sq ft) provides gathering rooms for study sessions, special events,
library, choir room, and balcony for sanctuary, office space, church school, and restrooms. The
church also proposes to operate a child day care center. The maximum number of children cared
for would be 48. The church proposes to develop the site in two phases; The first phase would
be the construction of the eastern half of the building and pergola which includes everything
except the main sanctuary. The second building phase would be the main sanctuary when the
church has the funds to complete the project. No timing of construction of the second phase has
been provided.
SDP 06-02 was approved by the Planning Commission on March 7, 2007 subject to a condition
that the approvals would become null and void if building permits were not issued within 36
months from the date of project approval. The project approvals expire on March 7, 2010. The
applicant made a timely filing for an extension of the project on February 9, 2010 and may
therefore be considered for the extension request. Accordingly, staff is recommending that the
SDP 06-02x1 - PALOMAR KOREAN CHURCH
July 21, 2010
PAGE 2
Planning Commission approve the requested two year extension granted from March 8, 2010
resulting in a new expiration date of March 8, 2012.
III. ANALYSIS
The project remains in compliance with the General Plan, current codes, policies and Growth
Management Ordinance requirements as conditioned. Except as noted below, the original
conditions of approval contained within Planning Commission Resolution No. 6250 have been
incorporated by reference into replacement Planning Commission Resolutions No. 6714 for the
project.
In Planning Commission Resolution No. 6714, Condition No. 2 has been modified from the
original condition (Condition No. 7 of Planning Commission Resolution No. 6250) to reflect a
new expiration date (two years from project approval) for the project. Engineering Conditions
Nos. 2 through 29 are replacing the original Engineering conditions (Conditions No. 22, through
47 of Planning Commission Resolution No. 6250) to reflect current regulations.
IV. ENVIRONMENTAL REVIEW
The Palomar Korean Church project was originally found to be within the scope of the Rancho
Carrillo Master Plan EIR 91-04 and no further environmental review was required. Staff has
reviewed the extension request, and the Planning Director has determined that; the project is still
in compliance and within the scope of the prior environmental documents; the project has no
new significant environmental effects not analyzed as significant in the prior EIR; none of the
circumstances requiring a Subsequent EIR under CEQA Guidelines Section 15162 exist, and no
further CEQA compliance is required.
ATTACHMENTS:
1. Planning Commission Resolution No. 6714
2. Location Map
3. Disclosure Statement
4. Applicant letter dated February 9, 2010 requesting extension
5. Planning Commission Resolution No. 6250 (SDP 06-02)
6. Reduced Exhibits
NOT TO SCALE
SITEMAP
PALOMAR KOREAN CHURCH
SDP 06-02x1
DISCLOSURE Development Service
STATEMENT Planning Department
CITY OF D_-1/A\ 1635 Faraday Avenie
(760)602-4630
www.carlsbadca.gc vCARLSBAD
Applicant's statement or 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.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in 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."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person Corp/Part
Title Title
Address Address
2. OWNER (Not the owner's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
addresses of the corporate officers. (A separate page may be attached if necessary.)
Person , Corp/Part
Title Title
Address Address
P-1(A) Page 1 of 2 Revised 04/09
1
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust.
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit/Trust T
Title qe-cv- iu-h Title
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
Yes No If yes, please indicate person(s):_
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
ignature o/owner/date ^/ Signature of applicant/date
nehtype<fi|bme of owneh Print or type name of applicant
Signature of owner/applicant's agent if applicable/date
Michelle Alves, Associate Planner, Hofman Planning & Engineering
Print or type name of owner/applicant's agent
P-1 (A) Page 2 of 2 Revised 04/09
3
Project Name: Palomar Korean Church
Project Description:
Request to amend Condition No. 7 of SDP 06-02 to allow 36 additional
months from the original expiration date of March 7, 2010 to secure
building permit for Phase I development of a church and child day care
center. Language in Condition No. 7 linked to the development of Phase
II is to remain unchanged.
The request for 36 months is justified due to nature of the economy and
that development of the church is solely dependent on parishioner's
contributions.
No changes to zoning, General Plan designation or use are requested.
1 PLANNING COMMISSION RESOLUTION NO. 6250
2
A RESOLUTION OF THE PLANNING COMMISSION OF THE
3 CITY OF CARLSBAD, CALIFORNIA, APPROVING SITE
DEVELOPMENT PLAN SDP 06-02 FOR THE DEVELOPMENT
4 OF A CHURCH AND CHILD DAY CARE CENTER LOCATED
5 WITHIN VILLAGE T OF THE RANCHO CARRILLO MASTER
PLAN ON PROPERTY LOCATED ON THE NORTHEAST
6 CORNER OF EL FUERTE STREET AND RANCHO PANCHO
IN LOCAL FACILITIES MANAGEMENT ZONE 18
7 CASE NAME: PALOMAR KOREAN CHURCH
CASE NO.: SDP 06-02
o
9 WHEREAS, Palomar Korean Church LLC, "Developer/Owner," has filed a
10 verified application with the City of Carlsbad regarding property described as
11 Lot 103 of Carlsbad Tract No. 93-04, Rancho Carrillo Village
12 "Q", in the City of Carlsbad, County of San Diego, State of
California, according to map thereof No. 13551, filed in the
13 Office of the County Recorder of San Diego County, March 31,
1998
14
("the Property"); and
16 WHEREAS, said verified application constitutes a request for a Site Development
17 Plan as shown on Exhibits "A" - "K" dated March 7, 2007, on file in the Planning Department,
18 PALOMAR KOREAN CHURCH - SDP 06-02 as provided by Chapter 21.06/Section
19 21.53.120 of the Carlsbad Municipal Code and the Rancho Carrillo Master Plan; and
20
WHEREAS, the Planning Commission did, on the 7th day of March, 2007 , hold
21
-- a duly noticed public hearing as prescribed by law to consider said request; and
23 WHEREAS, at said public hearing, upon hearing and considering all testimony
24 and arguments, if any, of all persons desiring to be heard, said Commission considered all factors
25 relating to the Site Development Plan.
26 NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning
27
Commission of the City of Carlsbad as follows:
28
A) That the foregoing recitations are true and correct.
B) That based on the evidence presented at the public hearing, the Planning
2 Commission APPROVES PALOMAR KOREAN CHURCH - SDP 06-02
based on the following findings and subject to the following conditions:
3
Findings:
4
1. That the requested use is properly related to the site, surroundings and environmental
settings, is consistent with the various elements and objectives of the General Plan, will
not be detrimental to existing uses or to uses specifically permitted in the area in which
the proposed use is to be located, and will riot adversely impact the site, surroundings or
7 traffic circulation, in that the proposed development of a 25,493 square foot building
for a church and child day care center meets the minimum development standards
for the Community Facilities zone and that adequate separation of uses would
ensure compatibility with the adjacent residential and open space land uses. The
site is General Plan Land Use designated and Master Plan zoned for Community
10 Facility uses and the proposed uses provide worship and child care services to the
residents of the community.
11
2. That the site for the intended use is adequate in size and shape to accommodate the use, in
that the proposed building, required parking, and landscaping can fit within the
i o boundaries of the developable portion of the property with no need to encroach into
required setbacks.
14
3. That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust
15 the requested use to existing or permitted future uses in the neighborhood will be
provided and maintained, in that the project is completely surrounded by landscaping
and open space and all of the proposed development fits within the buildable
portion of the lot. No special conditions will be necessary to adjust the requested
uses for compatibility with existing or future uses.
18
4. That the street systems serving the proposed use is adequate to properly handle all traffic
19 generated by the proposed use, in that the proposed uses will generate 918 average
daily trips which can be supported by El Fuerte Street and Rancho Pancho. The
project is accessed via El Fuerte Street, a secondary arterial roadway and Rancho
Pancho, a local street.
22 5. The project is consistent with the Citywide Facilities and Improvements Plan, the Local
Facilities Management Plan for Zone 18 and all City public facility policies and
23 ordinances. The project includes elements or has been conditioned to construct or
provide funding to ensure that all facilities and improvements regarding sewer collection
and treatment; water; drainage; circulation; fire; schools; parks and other recreational
facilities; libraries; government administrative facilities; and open space, related to the
project will be installed to serve new development prior to or concurrent with need.
26
6. That the project is consistent with the City's Landscape Manual (Carlsbad Municipal
27 Code Section 14.28.020 and Landscape Manual Section I B).
7. The Planning Director has determined that:
PC RESO NO. 6250 -2-
a. the project is a subsequent activity of a project for which a program EIR was
2 prepared (Rancho Carrillo Master Plan - MP 139 and its amendments), and a
notice for the activity has been given, which includes statements that this activity
3 is within the scope of the program approved earlier, and that the program EIR
adequately describes the activity for the purposes of CEQA) [15168( c)(2) and (e)]
4 ' and
b. this project is consistent with the Rancho Carrillo Master Plan cited above;
6
c. EIR 91-04, Rancho Carrillo, was certified in connection with the prior project or
7 plan;
Q
d. the project has no new significant environmental effect not analyzed as significant
9 in the prior EIR;
10 e. none of the circumstances requiring a Subsequent EIR or a Supplemental EIR
under CEQA Guidelines Sections 15162 or 15163 exist.11 v
6. The Planning Commission has reviewed each of the exactions imposed on the Developer
contained in this resolution, and hereby finds, in this case, that the exactions are imposed
13 to mitigate impacts caused by or reasonably related to the project, and the extent and the
degree of the exaction is in rough proportionality to the impact caused by the project.
14
Conditions:
15
Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a
grading permit or building permit whichever occurs first.
17
1. If any of the following conditions fail to occur, or if they are, by their terms, to be
18 implemented and maintained over time, if any of such conditions fail to be so
implemented and maintained according to their terms, the City shall have the right to
revoke or modify all approvals herein granted; deny or further condition issuance of all
2Q future building permits; deny, revoke, or further condition all certificates of occupancy
issued under the authority of approvals herein granted; record a notice of violation on the
21 property title; institute and prosecute litigation to compel their compliance with said
conditions or seek damages for their violation. No vested rights are gained by Developer
22 or a successor in interest by the City's approval of this Site Development Plan.
23 2. Staff is authorized and directed to make, or require the Developer to make, all corrections
24 and modifications to the Site Development Plan documents, as necessary to make them
internally consistent and in conformity with the final action on the project. Development
25 shall occur substantially as shown on the approved Exhibits. Any proposed development,
different from this approval, shall require an amendment to this approval.26
27 3. Developer shall comply with all applicable provisions of federal, state, and local laws and
regulations in effect at the time of building permit issuance.
28
PC RESO NO. 6250 -3-
4. If any condition for construction of any public improvements or facilities, or the payment
2 of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are
challenged, this approval shall be suspended as provided in Government Code Section
3 66020. If any such condition is determined to be invalid, this approval shall be invalid
unless the City Council determines that the project without the condition complies with
4 all requirements of law.
5. Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold
6 harmless the City of Carlsbad, its Council members, officers, employees, agents, and
representatives, from and against any and all liabilities, losses, damages, demands, claims
7 and costs, including court costs and attorney's fees incurred by the City arising, directly
or indirectly, from (a) City's approval and issuance of this Site Development Plan,
(b) City's approval or issuance of any permit or action, whether discretionary or
9 nondiscretionary, in connection with the use contemplated herein, and
(c) Developer/Operator's installation and operation of the facility permitted hereby,
10 including without limitation, any and all liabilities arising from the emission by the
facility of electromagnetic fields or other energy waves or emissions. This obligation
survives until all legal proceedings have been concluded and continues even if the City's
12 approval is not validated.
13 6. Developer shall submit to the Planning Department a reproducible 24" x 36" mylar
copy of the Site Plan reflecting the conditions approved by the final decision-making
14 body.
7. This approval shall become null and void if building permits are not issued for this
16 project within 36 months from the date of project approval. Approval for Phase Two
improvements shall become null and void if building permits are not issued for
17 Phase Two within 10 years from the completion of Phase One. Subsequent
development of Phase Two, after permit expiration, shall require a Site
Development Plan Amendment.
19 8. Approval is granted for SDP 06-02 as shown on Exhibits "A" - "K" dated March 7,
20 2007, on file in the Planning Department and incorporated herein by reference.
Development shall occur substantially as shown unless otherwise noted in these
21 conditions.
22 9. Prior to the issuance of a building permit, the Developer shall provide proof to the
23 Director from the San Marcos Unified School District that this project has satisfied its
obligation to provide school facilities.
24
10. This project shall comply with all conditions and mitigation measures which are required
as part of the Zone 18 Local Facilities Management Plan and any amendments made to
26 that Plan prior to the issuance of building permits.
27 11. Building permits will not be issued for this project unless the local agency providing
water and sewer services to the project provides written certification to the City that
adequate water service and sewer facilities, respectively, are available to the project at the
PC RESO NO. 6250 -4-
time of the application for the building permit, and that water and sewer capacity and
2 facilities will continue to be available until the time of occupancy.
3 12. Developer shall submit and obtain Planning Director approval of a Final Landscape and
Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and
the City's Landscape Manual. Developer shall construct and install all landscaping as
<- shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving
condition, free from weeds, trash, and debris.
6
13. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the
7 landscape plancheck process on file in the Planning Department and accompanied by the
project's building, improvement, and grading plans.
o
9 14. Developer shall pay the citywide Public Facilities Fee imposed by City Council Policy
#17, the License Tax on new construction imposed by Carlsbad Municipal Code Section
10 5.09.030, and CFD #1 special tax (if applicable), subject to any credits authorized by
Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable
1 * Local Facilities Management Plan fee for Zone 18, pursuant to Chapter 21.90. All such
, j taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this
approval will not be consistent with the General Plan and shall become void.
13
15. All roof appurtenances, including air conditioners, shall be architecturally integrated and
14 concealed from view and the sound buffered from adjacent properties and streets, in
substance as provided in Building Department Policy No. 80-6, to the satisfaction of the
Directors of Community Development and Planning.
16
16. Developer shall submit to the City a Notice of Restriction executed by the owner of the
17 real property to be developed. Said notice is to be filed in the office of the County
Recorder, subject to the satisfaction of the Planning Director, notifying all interested
parties and successors in interest that the City of Carlsbad has issued a Site Development
jg Plan by Resolution No. 6250 on the property. Said Notice of Restriction shall note the
property description, location of the file containing complete project details and all
20 conditions of approval as well as any conditions or restrictions specified for inclusion in
the Notice of Restriction. The Planning Director has the authority to execute and record
21 an amendment to the notice which modifies or terminates said notice upon a showing of
good cause by the Developer or successor in interest.
23 17. Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high
masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal
24 Code Chapter 21.105. Location of said receptacles shall be approved by the Planning
Director. Enclosure shall be of similar colors and/or materials to the project to the
satisfaction of the Planning Director.
26 18. No outdoor storage of materials shall occur onsite unless required by the Fire Chief.
27 When so required, the Developer shall submit and obtain approval of the Fire Chief and
the Planning Director of an Outdoor Storage Plan, and thereafter comply with the
2° approved plan.
PC RESO NO. 6250 -5-
19. Developer shall submit and obtain Planning Director approval of an exterior lighting plan
2 including parking areas. All lighting shall be designed to reflect downward and avoid any
impacts on adjacent homes or property.
3
20. Developer shall construct, install, and stripe not less than 110 parking spaces, as shown
4 on Exhibits "A" - "K" dated March 7, 2007.
5 21. The child day care center shall limit the daily number of children onsite to 48
6 children.
Engineering
8 NOTE: Unless specifically stated in the condition, all of the following conditions, upon the
approval of this proposed Site Development Permit (SDP), must be met prior to approval of a
grading or building permit, which ever occurs first.
10
General
11
22. Prior to hauling dirt or construction materials to or from any proposed construction site
within this project, Developer shall apply for and obtain approval from, the City Engineer
j 3 for the proposed haul route.
14 23. Unless specifically allowed, no variance from City Standards is authorized by virtue
of approval of this Site Developmet Permit.
15
24. Developer shall install sight distance corridors witin Lot 103 and in accordance with City
Engineering Standards. Developer shall record the following statement on the
17 development site plan:
"No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to
18 encroach within the area identified as a sight distance corridors as defined by City of
Carlsbad Engineering Standards."
The limits of the sight distance corridors shall be reflected on any improvement,
2Q grading, or landscape plan prepared in association with this development and the
above note included.
21
Fees/Agreements
22
25. Developer shall cause property owner to execute and submit to the City Engineer for
recordation the City's standard form Drainage Hold Harmless Agreement regarding
24 drainage tributary to and discharging from the subject project.
25 26. Developer shall cause property owner to execute, record and submit a recorded copy to
the City Engineer, a deed restriction on the property which relates to the proposed sight
distance corridors as shown on the development site plan over/within Lot 103. The
27 deed restriction document shall be in a form acceptable to the City Engineer and shall:
a. Clearly delineate the limits of the sight distance corridors on a plat to be
28 attached to the deed restriction;
PC RESO NO. 6250 -6-
b. State that the sight distance corridor is to be maintained in perpetuity by the
2 underlying property owner; and
c. State that objects along the sight distance corridor will not restrict or impede the
3 ability of motorist at the intersection to identify approaching vehicles
pursuant to Caltrans sight distance and City sight distance corridor
standards.
c 27. The private storm drain and enhanced paving improvements proposed within a
dedicated city water easement will require encroachment agreement(s) to be
6 recorded prior to issuance of building permits.
7 28. Developer shall cause property owner to process for recordation a City Storm Water Best
Management Practice Maintenance Agreement for the perpetual maintenance of all storm
water treatment control and applicable site design and source control, post-construction
9 permanent BMP's prior to the issuance of a grading permit or building permit, whichever
occurs first for this Project.
10
Grading
^2 29. Prior to the issuance of a grading permit or building permit, whichever occurs first,
Developer shall submit to the City Engineer proof that a Notice of Intent (NOI) for the
13 start of work has been submitted to the State Water Resources Control Board.
14 30. Based upon a review of the proposed grading and the grading quantities shown on the
development site plan, a grading permit for this project is required. Developer shall apply
for and obtain a grading permit from the City Engineer prior to issuance of a building
16 permit.
17 31. Developer shall comply with the City's requirements of the National Pollutant Discharge
Elimination System (NPDES) permit. Developer shall provide improvements constructed
pursuant to best management practices as referenced in the "California Storm Water Best
jp Management Practices Handbook" to reduce surface pollutants to an acceptable level
prior to discharge to sensitive areas. Plans for such improvements shall be submitted to
20 and subject to the approval of the City Engineer. Said plans shall include but not be
limited to notifying prospective owners and tenants of the following:
21 a. All owners and tenants shall coordinate efforts to establish or work with
established disposal programs to remove and properly dispose of toxic and
hazardous waste products.
23 b. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil,
antifreeze, solvents, paints, paint thinners, wood preservatives, and other such
24 fluids shall not be discharged into any street, public or private, or into storm drain
or storm water conveyance systems. Use and disposal of pesticides, fungicides,
herbicides, insecticides, fertilizers and other such chemical treatments shall meet
2g Federal, State, County and City requirements as prescribed in their respective
containers.
27 c. Best Management Practices shall be used to eliminate or reduce surface pollutants
when planning any changes to the landscaping and surface improvements.
28
PC RESO NO. 6250 -7-
32. Prior to the issuance of grading permit or building permit, whichever occurs first,
2 Developer shall submit for City approval a "Storm Water Pollution Prevention Plan
(SWPPP)." The SWPPP shall be in compliance with current requirements and provisions
3 established by the San Diego Region of the California Regional Water Quality Control
Board and City of Carlsbad Requirements. The SWPPP shall address measures to reduce
to the maximum extent practicable storm water pollutant runoff during construction of
the project.
33. Prior to the issuance of grading permit or building permit, whichever occurs first,
Developer shall submit for City approval a "Storm Water Management Plan (SWMP)"
report, prepared by a civil engineer with current registration in the state of
„ California. The SWMP shall demonstrate compliance with the City of Carlsbad Standard
Urban Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego
9 Region of the California Regional Water Quality Control Board (RWQCB) and City of
Carlsbad Municipal Code, or any subsequent revisions as adopted by the City or
10 RWQCB. The SWMP shall include measures to avoid contact, filter, or otherwise treat
said pollutants from storm water, to the maximum extent practicable, for the post-
construction stage of the project in perpetuity. At a minimum, the SWMP shall:
a. identify existing and post-development on-site pollutants-of-concern;
b. identify the hydrologic unit this project contributes to and impaired water bodies
13 that could be impacted by this project;
c. recommend site design, source control and treatment control Best Management
Practices (BMP's) that will be implemented with this project to avoid contact,
i e filter, or otherwise treat said pollutants from storm water to the maximum extent
practicable before discharging offsite;
16 d. establish specific operation and maintenance procedures for for all applicable
site design, source control and treatment control BMP's in addition to
1' handling spills and routine clean up. Special considerations and effort shall be
1 „ applied to employee education on the proper procedures for handling clean up and
disposal of pollutants;
19 e. propose a city approved mechanism to ensure long-term maintenance of all post
construction BMP's that includes maintenance and operation records that are
20 required to be maintained for a minimum of five (5) consecutive years, in
perpetuity; and
f. identify how post-development runoff rates and velocities from the site will not
22 exceed the pre-development runoff rates and velocities to the maximum extent
practicable.
23
Dedications/Improvements
24
34. The Developer shall design and construct public water facilities substantially as shown
on the development site plan to the satisfaction of the District Engineer. Proposed public
26 facilities shall be reflected on public improvement plans.
27 35. Additional drainage easements may be required. Developer shall dedicate and provide or
install drainage structures, as may be required by the City Engineer, prior to or concurrent
with any grading or building permit.
PC RESO NO. 6250 -8-
36. Prior to issuance of a grading permit, or building permit, which ever occurs first,
2 Developer shall have designed, apply for and obtain approval of the City Engineer, for the
structural section for the access aisles with a traffic index of 5.0 in accordance with City
3 Standards due to truck access through the parking area and/or aisles with an ADT greater
than 500. The structural pavement design of the aisle ways shall be submitted together
with required R-value soil test information and approved by the City Engineer as part of
f the building or grading plan review whichever occurs first.
6 37. Based upon a review of the proposed improvements on the Site Development Plan, a
Right-of-Way (ROW) permit for this project is required for the replacement of the
existing driveway with an alley-type driveway per City of Carlsbad standard GS-20,
and public water improvements. Developer shall apply for and obtain a ROW
permit from the City Engineer prior to issuance of a building permit.
9
Utilities
10
38. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges
for connection to public facilities. Developer shall pay the San Diego County Water
, 2 Authority capacity charge(s) prior to issuance of Building Permits.
13 39. The Developer shall design and construct public water facilities within public right-of-
way or within minimum 20-feet wide easements granted to the District or the City of
14 Carlsbad. At the discretion of the District Engineer, wider easements may be required for
adequate maintenance, access and/or joint utility purposes.
16 40. The Developer shall provide separate potable water meters for each separately owned
unit. The locations of said services shall be reflected on public improvement plans.
17
41. Prior to approval of improvement plans, Developer shall meet with the Fire Marshal to
determine if fire protection measures (fire flows, fire hydrant locations, building
sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be
considered public improvements and shall be served by public water mains to the
20 satisfaction of the District Engineer.
42. The Developer shall install potable water services and meters at a location approved by
«- the District Engineer.
23 43. Prior to occupancy, Developer shall install 1 potable water meter for Commercial use
and 1 irrigation meter to irrigate the common areas (Property Owner's Association).
24
44. This project is approved upon the express condition that building permits will not be
issued for the development of the subject property, unless the District Engineer has
26 determined that adequate water and sewer facilities are available at the time of
occupancy. A note to this effect shall be placed on the site plan.
27
45. The Developer shall design and construct public water, sewer, and recycled water
facilities substantially as shown on the development site plan to the satisfaction of the
District Engineer.
PC RESO NO. 6250 -9-
Special Conditions
2
46. Prior to building permit issuance, the Developer shall remove the existing ± 1'
3 retaining wall and concrete pad within the easterly Right-of-Way of El Fuerte Street
just north of the intersection with Rancho Pancho Road and return the public right-
of-way to a standard condition.
47. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on
6 the development site plan are for planning purposes only. Developer shall pay traffic
impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of
7 Carlsbad Municipal Code, respectively.
o
Code Reminders
9
48. Developer shall comply with all applicable provisions of federal, state, and local laws and
10 regulations in effect at the time building permits are issued, including but not limited to
the following:
,2 49. Developer shall exercise special care during the construction phase of this project to
prevent offsite siltation. Planting and erosion control shall be provided in accordance with
13 Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of
the City Engineer.
14
50. Developer shall pay a landscape plancheck and inspection fee as required by Section
20.08.050 of the Carlsbad Municipal Code.
51. Approval of this request shall not excuse compliance with all applicable sections of the
17 Zoning Ordinance and all other applicable City ordinances in effect at time of building
permit issuance, except as otherwise specifically provided herein.18
52. The project shall comply with the latest nonresidential disabled access requirements
pursuant to Title 24 of the State Building Code.
20
53. Premise identification (addresses) shall be provided consistent with Carlsbad Municipal
21 Code Section 18.04.320.
22 54. Any signs proposed for this development shall at a minimum be designed in conformance
23 with the City's Sign Ordinance and shall require review and approval of the Planning
Director prior to installation of such signs.
24
25
26
27
28
PC RESO NO. 6250 -10-
1 NOTICE
2
Please take NOTICE that approval of your project includes the "imposition" of fees, dedications,
reservations, or other exactions hereafter collectively referred to for convenience as
"fees/exactions."
You have 90 days from date of final approval to protest imposition of these fees/exactions. If
you protest them, you must follow the protest procedure set forth in Government Code Section
66020(a), and file the protest and any other required information with the City Manager for
processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely
follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or
8 annul their imposition.
9 You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions
DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning,
zoning, grading, or other similar application processing or service fees in connection with this
project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a
NOTICE similar to this, or as to which the statute of limitations has previously otherwise
12 expired.
13 PASSED, APPROVED, AND ADOPTED at a regular meeting of the planning
Commission of the City of Carlsbad, California, held on the 7th day of March 2007, by the
15 following vote, to wit:
16
AYES:
17
18 NOES:
19 ABSENT:
20 ABSTAIN:
21
22
23
JULIE BAKER, Chairperson
24 CARLSBAD PLANNING COMMISSION
25 ATTEST:
26
27
DON NEU28Planning Director
PC RESO NO. 6250 -11-
PALO MAR KOREAN CHURCH
SITE DEVELOPMENT PLAN REVIEW
(SDP 06-02)
MARCH 7, 2006
CITY OF CARLSBAD
VICINITY MAP
PROJECT NAME:
PROJECT DESCRIPTION:
PROJECT APPLICATION TYPES:
WATER DISTRICT:
SCHOOL DISTRICT:
LEGAL DESCRIPTION:
PROPOSED ADDRESS:
APN:
EXISTING ZONE:
GENERAL PLAN:
PROJECT
PALOMAR KOREAN CHURCH
SANCTUARY BUILDING
SITE DEVELOPMENT PLAN
CARLSBAD MUNICIPAL WATER DISTRICT
CARLSBAD UNIFIED SCHOOL DISTRICT
LOT 103. OF CARLSBAD TRACT NO. 93-04
RANCHO CARILLO VILLAGE "Q". IN THE
CITY OF CARLSBAD.
COUNTY OF SAN DIEGO.
STATE OF CALIFORNIA,
ACCORDING TO MAP THEREOF NO.
13551, FILED IN THE OFFICE OF THE
COUNTY RECORDER
OF SAN DIEGO COUNTY.
MARCH 31, I99B
133-600-01
P-C
C-F
DATA
PROPOSED CHURCH
LOT AREA; 3.44 ACRES
TOTAL COVERAGE: 1 7,5 10 SF OR 1 1.69%
BUILDING AREA: FIRSTFLOOR 16,377 SF
SECOND FLOOR 9.M6SF
TOTAL 25,493 SF
PERCENT LANDSCAPE: 50 %
UBCOCCUPANCY: A-I.A-3,6
BUILDING CONST. TYPE; TYPE V
NUMBER OF PARKING SPACES (SANCTUARY SEATING = 440 @ ! B" O.C.)
REQUIRED: ' 1 SPACE / EVERY 5 SEATS
flS SPACES
PROVIDED (SEE CIVIL PLAN): 5 ACCESSIBLE
31 COMPACT
84 STANDARD
TOTAL 1 10 SAPCES
AVERAGE DAILY TRAFFIC:
MONDAY - SATURDAY: 37,2 12 X 9 / 1000 = 245
SUNDAYS: 345 X 4 = 980
PROJECT TEAM
LEGAL OWNER:
PROJECT ARCHITECTS:
CIVIL ENGINEER:
LANDSCAPE ARCHITECTS:
PALOMAR KOREAN CHURCH
245 N. RANCHO SANTA FE ROAD
SAN MARCOS, CA 92069
760.736.S437
ARCHITECTS BP ASSOCIATES INC
11848 BERNARDO PLAZA COURT,
SUITE 112
SAN DIEGO, CA. 92128
858.592.4710
RICK ENGINEERING
5620 FRIARS ROAD
SAN DIEGO, CA 92110
619.291.0707
TESHIMA DESIGN GROUP
9903 BUSINESSPARK AVE., SUITE C
SAN DIEGO, CA 92131
858.693.8824
HOFMAN PLANNING
5900 PASTEUR COURT. SUITE 150
CARLSBAD, CA 92008
760.438.1465
SHEET INDEX. )
TITLE SHEET
ARCHITECTURAL
A 1.1 FLOOR PLANS S ROOF PLAN
A 1.2 ELEVATIONS (SOUTHS WEST)
A 1.3 ELEVATIONS (NORTH 6 EAST)
architects BP
associates inc.
1 1 S48 BERNARDO PLAZA COURT, SUITE I
SANDIEGO,CA.93I3B
FINISH SCHEDULE
I'OODTRIMtHAFlERTAILS
ILE
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MATERIAL DESCRIPTION-^ £& ^_,•FINISH DESCRIPTION
. NORTH ELEVATION - PHASE I
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s^ EAST ELEVATION - PHASE I
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' Scale: 1/16'= l'-0"
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FINISH SCHEDULE
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^FINISHDE!C«IPIION
, SOUTH ELEVATION • PHASE I
Scale I/16' = I XT
^xWEST ELEVATION - PHASE I
V Scale: 1/16-= I'-O"
-I n
Iw:Ui
5 i13 1
X 3
(J
LLJ
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1 i
A 1.4
FINISH SCHEDULE
lUCCOiSHAPfPfASOA
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OLOR
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'EMU TAN
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lANUfACTUKER
^R AH
LRW GO
((ItlWItflMSHSCHHHIllCOLOR KHUJl
MATERIAL DESCKIPHON— ^ ^,|N|!H D£SCRIPTION
T\ NORTH ELEVATION
' Seals: 1/16'= I'-O"
. EAST ELEVATION
' Suit: 1/16"= I'-CT
o?
"IOS
I 5
(i Q
ca
Z |< 5
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FINISH SCHEDULE
CIAYROOFTUE
COOOtRLUtRVIERTAIlS
DROUGHT IRON
HE
*___
f
XJLOK
1LD HDONA BLIICI
iwToTi
>wa»4
!ORDOVA
lEDLWDsaAVTOt
H»WIN WillAMi
AGLE WINDOWS
HERWN WH1MIS
1ESIW.V.FUEGO
«ATt»AlDSSC»PT101<— ^ ^FINISHD6SCI1IPTIOK
, SOUTH ELEVATION
M.U Scale l/16-a r-0"
^N WEST ELEVATION
I Scale: 1/16'= I'-O"
IX ADOT10M*J. FLOOR AREA AND KHS NC
-Ira
rIrai
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LU
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il
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PHASE 1 PHASE
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Al.l
Vicinity Map
SITE DEVELOPMENT PLAN
PALOMAR KOREAN CHURCH
SDP 06-02
LEGEND
SYMBOL
EL FUERTE
NOT TO SCALE
! Key Mop
4'P.C.C.SDEHALI6-TYPE TJ'CURB & CUTTER
RANCHO PANCHO
NOT TO SCALE
19'» __ 19'- .
s/77/ ////////"?//'////'///,
• COMPfcCT STALL IS 15'DEEP
TYPICAL DRIVEWAY AISLE
NOT TO SCALE
REFERENCE DRAWINGS
GRADING PLANS RANCHO CARKLLO
DBC. 350-6
DWG. 331-1*
UQ FRIARS ROAD..woRGCLCAntioI *1t.W1.C7D7
GENERAL NOTES
TOTAL STTE ACREAGE! 3.44 AC
EXISTING ZONNGtP-C
EXISTING GENERAL PLAN DESIGNATION! CF
PROPOSED GENERAL PLAN DESIGNATE CF
LOCAL FAOUTIES MANAGEMENT PLANt ZONE W
NUMBER Of UMTS. N/A
Nwaeft of tarsi i
DENSITY « DUELLING UNTS PER ACRE, N/A
TOTAL BUILDWG COVERAGE (NET SITD. I2.0X
BUILDING SQUARE FOOTAGE. 25,493 SF
PERCENT OF SITE TO BE LANDSCAPED. 1«
NUMBER OF PARKHG SPACES REOUfiEO/PROVOED, U/110
EMPLOYEE EATING AREA ISO* N,A
AREA OF RECREATIONAL SPACE. N/A
AREA OF SITE HKICH IS UNDEVELOPABLE! M/A
CUBIC FOOUGE OF STORAGE SPACEi H/A
-------- SDS-1Q5
OS --------
-w-Z
SD1M35
'»-*
BiTERi CARLS6MJ HUKtCPU. flkTER C15TRIC1
nRE.aTY Of CARLSBAD
SCHOOL) SAN MARCOS UNFED SCHOOL DISTRICT
ESTIMATED CRAD«G QUANTITIES)
CUT. MOO C.Y. IMPORT) N/A
FILLi 3100 C.Y. REMEDIAL. 9600 C.Y.
POTABLE HATER DEMAND.
FIRE FLOB DEMAKDi 3000 CPM
AVERAGE SEWER CENERATffit* .0066 MCO • 2500 CPO/ACRE
EASEMENTS AS PEQUIREO 8t CITY AND/OR DBTWCT.
DESCIPTION
PROPERTY BOUNDARY
PROPOSED CONTOUR ELEVATION
EXIST. CONTOUR ELEVATION
PROPOSED FIMSH FLOOR aEVATION
EXIST. SEBER SYSTEM PUBLIC)
EXIST. BATERMAW
EXIST. RECLAMED WATER
EXIST. STORM DRAIN
• PROPOSE) SEBER LATERAL (PRIVATE)
• PROPOSED HATER SYSTEM (CHHD)
PROPOSED BACKFLOB PREVENTER (PRIVATE)
PROPOSED FIRE SERVICE CHECK VALVES (PRIVATE)
PROPOSED BATER SERVICE (PRIVATE)
PROPOSED HATER METER (PUBLIC)
PROPOSED RATER VALVE
PROPOSED STORM DRAIN SYSTEM (PRIVATE)
PROPOSED A-4 CLEANOUT (PRIVATE)
TYPE -B'WLET (PBVATE)
TYPE T-CATCH BASW (PRIVATE)
• PROPOSED CATCH 8ASW B./FLO CAUR0 PLUS 6W*S
• PROPOSED SURFACE GRADE
OWNERS
DEVELOPER
G-12- -------
EXIST. STREET LIGHTS
EXIST. FlflE HYDRANTS
EXIST. DRIVE* AT
PROPOSED CURB
PROPOSED SURFACE PAVING
BUILDWG SETBACK LINE
PROP. HATER EASMENT L«E
ADA ACCESSB1-1TY PATH
H^yc^ PAflKNO STALL
CONCRETE SURFACE
CONC, RBBON GUTTER
CURB STOPS
EHHANCED PAVING
PF>OPOSED FMSH SURFACE
PROPOSED FNSH GRADE
PROPOSED BK) SHALE
BLOCKER STMP/EA5MENT LINES
INFER OF WORK
LOT 103, OF CARLSBAD TRACT NO. 93-04 RANCHO CARBLLO VILLAGE "V,IN THE CTTY OF CARLSaAD. COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,ACCORDING TO MAP THEREOF NO. 13551, FLED « THE OFFICE OF THE COUNTYRECORDER OF SAN DIEGO COUNTY, MARCH 3L K
REVISION: 12-18-06
DATE; 03-13-08
SHEET: 1 OF 3
SITE DEVELOPMENT PLAN
PALOMAR KOREAN CHURCH
SDP 06-02
I SANCMEGClCA*2!tO
CL OF PROJECT ENTRANCE
f
s
a
SS ! , I1 31 s
««CMO PABCHO jEETAHK" — ,Sg£__^
I
SECTION P-P
NOT TO SCALE
PARKING LOT STRUCTURAL SECTION —•"
SHALL BE A MS. OF •I'AC OVER i: A3
REVISION: 12-18*06
DATE: 03-13-06
SHEET: 2 OF 3
PRELIMINARY NOT FOR CONSTRUCTION
GRAPtflC SCALE f» 40'
407E THUCK PULLING OUT OF PARKING LOT
PRELIMINARY NOT FOR CONSTRUCTION
CONCEPTUAL PLANT LEGEND
SYMBOL BOTANICAL NAME COMMON NAME 5 GALLON
5 GALLON6 GALLON
5 GALLON
S GALLON
STRELIUIA REGtNAE BIRD OF PARADISEPHORMIUM TENAX NEW ZEALAND FLAX
BOUGAINVILLEA SPECIES BOUGA1NVTUEARAPHtOLEPtS INDICA INDIA HAWTHORN
TRACHELOSPERMUM JASMiNOIDES STAR JASMINE
ZONE2SHRUBS flucHAa-
20NE 2: PARKING LOT TREES
BRISBANE BOX 24* BOX
CALIFORNIA SYCAMORE 24'BOX
COAST LIVE OAK
TRTSTANIA CONFERTA
PLATANUS RACEMOSA
QUERCUS SPECIES
ZONEiag: INTERIORACCENTTREES 5 GALLON
5 GALLON6 GALLON
5 GALLON
1 GALLON1 GALLON6 GALLON
DASYLIRION WHEELERI
PHORMIUM TENAX
ALYOGYNE HUEGEUl
AGAVE ATTENUATA
HEMEROCALLIS HYBRYO
NEW ZEALAND FLAX
BLUE HIBISCUS
CENTURY PLANT
DAYLILY
ALNUS RHOMBIFOLIA
PLATANUS RACEMOSA
JACARANDA ACUT1FOLIA
24" BOXCALIFORNIA SYCAMORE 24'BOX
JACARANOA
ZON£ 2: STREET ACCENT TREES: «icn A9:
PLATANUS 'ALAMO1 HYBRID SYCAMORE
PENNISETUM-EATON CANYON1 FOUNTAIN GRASSLIR10PE MUSCARI BIG BLUE LILY TURF
CISTUS SPECIESSALVIA LEUCANTHAQUERCUS SPECIES
ZONE3: PERIMETER TREES ARCTOSTAPHYLOS SPECIES
BOUGAINVILLEA S
FICUSREPENS
ZONE 3 SHRUBS SUCH
BOUGAINVILLEA
CREEPING FIGQUERCUS SPECIESRHUSLANCEA
PLATANUS RACEMOSA
COAST LfVE OAK 18 GALAFRICAN SUMAC 5 GAL,
CALIFORNIA SYCAMORE 19 GAL.EJOSTfW 8LOPE FLANTNQ / NATIVE MOPE
1GALLON
1 GALLON
1 GALLON
1 GALLON
HETEROMELES ARBUTIFOLIA TOYON
CISTUS SPECIES ROCKROSE
CEANOTHUS SPECIES CEANOTHUS
ARCTOSTAPHYLOS SPECIES MANZANfTA
QUEEN PALM IF B.T.H.
TREE FORM HIBISCUS 24* BOX
ARECASTRUM ROMANZZOFIANUM
HIBISCUS ROSA SINENSIS
QUERCUS SPECIESPLATANUS RACEMOSA
1 GALLON <& 18- O.C. ZONE2FESTUCA GLAUCA 'ELIJAH BLUE*
Plant mwa mWmum Z from cute.
Plan! trow minimum S torn pairing,Plant tree* minimum T tramTreat ghaR not ba planted In conmd w«h txibllaAD trw *nwn I of any henlMap* shall Nnw rori bwiton.
ARCTOSTAPHYLOS SPECIES
MYOPORUM PARVIFOLIUM
FLATS® 12" O.C. ZONE 2
FLATS irO.C.
OAZAN1A-BRONZE RED1
MYOPORUM PARVIFOLIUM
GAZANIA
TRAILING MYOPORUM
TURFMARATHON II TALL FESCUE TURF SOD 4X OF SITE
SHRUBS PROTECT IN PLACE RAPHIOLEPIS INDICA .STRELITZIA REGINAE
EXISTING ARCTOSTAPHYLOS SPECIES MANZANITA PROTECT IN PLACE
NOTE. LANDSCAPING SHALL COMPLY WITH LANDSCAPE MANUAL'SPOLICIES & REQUIREMENTS
•nd flabllltr (or •» orasi shown ehaH b« Iha raaponglblllly ol tf (HHflf approptlata an Illy •ccaptatila lo I He City ol Cirtsbnd.
Una immune ua <nii*ring. pt*nl miIsr on. n» nHnulid kilailton nmil
•uril tockti, ,r«, tueh » .top,..greimd* miy milintioui on IHI Imliid wilii in*Zcitt Thru I* twitr* tl mlclnlng Itttll «i *n
TOTAL SITE IS 141.617 S.F. (EXCLUDING BUILDING)
TOTAL LANDSCAPE AREA 13 71.058 S.F.£0> OF THE TOTAL SITE is LANDSCAPING
ZONE ONE LANDSCAPE AREA 5.32IJS.F. 6% OF SITE.
ZONE TWO LANDSCAPE AREA J3JS4. S.F. 9H OF SITE.
ZONE THREE LANDSCAPE AREA 9.310 S.F. _J_* Of Sim
ZONE THREE LANDSCAPE AREA .4534?. S.F._2L%OF SITE.
(EXISTING)
LANDSCAPE MAINTENANCE TO BE THE RESPONSIBILITY
, OF BUILDING OWNERSHIP.
ZONE ONE: Am located in front of tha buDdltij* and el Ihe entry tolh« project Ttwia am high maintenance areas and «*ffl require
significant (mounts of Irrigation. Consideration will b« flhwn to <#»
• what* appropriate.
ZONE TWO: Thaw area* occur at Wdet of buildings. In ptrktng Islands.
perimeter parking screening and on outer landscape areas.
ZONE THREE: These areas occur et the perimeter slopes adjacent to notve wgetaflon.flnfll It wH) hava • naturalized appesranM similar lotnMt of natfmvegetaUon andnngf ^ ^ ^^ ^^ wg^fion
ZONE THREE'TTieso areas occur et the perl motet slope* adjacent to nattvo vegetation.(NEW) 1 w"1 to** a nsturaliied appearance similar to mas of naSve vegetaSon and<NEVV> In fad contiln ratlva vagettbon Eattnated supplemental watoi mq T. beknv 10"
RECYCLED WATER IRRIGATION
ALL IRRIGATION FOR ZONES 1 & & 3 SHALL BE COORDINATED FOR THE USE OF RECYCLED WATER IRRIGATION.
IRRIGATION CALCULATIONS • ANNUAL AMOUNT OF SUPPLEMENTAL WATER REQUIRED ARE AS FOLLOWS:
ZONE ONE W SUPPLEMENTAL WATER ANNUALLY
2.5'PER MONTH
0.63- PER WEEK
ZONE TWO IS-SUPPLEMENTALWATERANNUALLY
US PET) MONTH
0.31* PER WEEK
NOTE: THE ABOVE SUPPLEMENTAL IRRIGATION WATER CALCULATIONS HAVE BEEN DEVELOPED FROM SELECTIONS PROVIDED
IN THE CITY OF CARLSBAD LANDSCAPE MANUAL. ALL PLANT MATERIALS SELECTED ARE IN ACCORDANCE WITH THE SPECIFIC
ZONES FOR WHICH THEY ARE USED.
IRRIGATION NOTE:
ALL PLANTING AREAS TO BE IRRIGATED ACCORDING TO PLANT TYPE AND ENVIRONMENTAL
EXPOSURE SHALL RECEIVE UNIFORM IRRIGATION COVERAGE BY MEANS OF AN AUTOMATICALLY
CONTROLLED, ELECTRICALLY ACTIVATED UNDERGROUND PIPED IRRIGATION SYSTEM FOR WATER
CONSERVATION AND TO MINIMIZE EROSION. STATE OF THE ART AUTOMATIC CONTROLLER WITH
MASTER VALVE CAPABILITIES AND LOW PRECIPITATION RATE EQUIPMENT SHALL BE USED. AU.
PRESSURIZED MAINLINE AND LATERAL LINES WILL BE PVC INSTALLED BELOW GRADE. ALL
IRRIGATION SYSTEMS SHALL BE UTILIZED IN COMMON USE AREAS TO THE EXTENT POSSIBLE WITHINCOUNTY OF SAN DISOO HEALTH DEPARTMENT STANDARDS. RECYCLED WATER SHALL BE USED,
THE LANDSCAPE AND IRRIGATION SYSTEMS SI (ALL BE DESIGNED UTILIZING ALL SEVEN OF THE
PRINCIPALS OF -XERISCAPE". GOOD DESIGN SHALL BE ACHIEVED BY SEPARATING IRRIGATION
SYSTEMS PER PLANTING ZONES. THE SOIL SHALL BE AMENDED UTILIZING AN AGRONOMIC SOILS
REPORT. CAREFULLY PLANNED USES OF SHRUB AND TURF AREAS THROUGHOUT THE PROJECT
SITE. UTILIZING DROUGHT TOLERANT AND LOW WATER DEMANDING PLANT MATERIAL AS MUCH AS
POSSIBLE. UTILIZING EFFICIENT IRRIGATION METHODS. UTILIZING MULCH IN ALL FLOWER AND
SHRUB BEDS. UTILIZING PROPER LANDSCAPE MAINTENANCE AND MANAGEMENT PRACTICES.
i r
SCALE: 1"=20'-0"
SCME
DATE
SHEET I