HomeMy WebLinkAboutSDP 08-02; La Costa Oaks North 3.2 Daycare; Site Development Plan (SDP)The City of Carlsbad Planning Department
A REPORT TO THE PLANNING COMMISSION
Item No.
P.C. AGENDA OF: November 19, 2008
Application complete date: September 18, 2008
Project Planner: Barbara Kennedy
Project Engineer: Tecla Levy
SUBJECT: SDP 08-02 - LA COSTA OAKS NORTH 3.2 DAYCARE - Request for a
determination that the project is within the scope of the previously certified Villages
of La Costa Program EIR (EIR 98-07) and that the Program EIR adequately
describes the activity for the purposes of CEQA, and approval of a Site Development
Plan for the development of a 4.9 acre parcel with a 15,412 square foot child daycare
center located on the east side of Rancho Santa Fe Road and north of San Elijo Road
in La Costa Oaks Neighborhood 3.2 of the Villages of La Costa Master Plan and
Local Facilities Management Zone (LFMZ) 11.
I.RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 6513
APPROVING Site Development Plan (SDP 08-02), based on the findings and subject to the
conditions contained therein.
II.INTRODUCTION
The 4.9 acre project site is located on the east side of Rancho Santa Fe Road and north of San
Elijo Road in the Villages of La Costa Master Plan and LFMZ 11. The site is identified as
Neighborhood 3.2 in the La Costa Oaks Village and is designated for Community Facilities use.
The proposed project consists of a Site Development Plan to develop a 15,412 square foot (sf)
child daycare center. The project complies with City standards and all necessary finding can be
made for the approvals being requested.
III. PROJECT DESCRIPTION AND BACKGROUND
The applicant is requesting approval of a Site Development Plan (SDP) to develop a 15,412 sf
child daycare center on a 4.9 acre site. The project site is identified as Neighborhood 3.2 in the
La Costa Oaks Village of the Villages of La Costa Master Plan and is located near the northeast
intersection of Rancho Santa Fe Road and San Elijo Road. It is bordered by parkland within the
City of San Marcos on the north and east, by single-family residential development on the west,
and by an RV storage area on the south.
The site was previously graded with the mass grading of the Master Tentative Tract Map (CT 99-
04-03) for La Costa Oaks North. The project site is a panhandle type configuration which
includes a private drive that connects the access point on San Elijo Road to the access point on
Rancho Santa Fe (R.S.F.) Road. The land to the north and east of the private drive is maintained
by the lot owner. The private drive is shared with the RV storage area. The remainder of the site
consists of a flat graded pad that slopes up toward the RV storage area on the south and to R.S.F.
c
SDP 08-02 - LC OAKS NORTH 3.2 DAYCARE
November 19, 2008
Page 2
Road on the west. The slope on the south end of the site has a grade difference of about 30 feet
from the building pad to both the RV storage area and R.S.F. Road. The slope diminishes as
R.S.F. Road transitions downward to the north and meets the existing grade at the northerly
entrance to the site.
The development proposal consists of a child daycare center with associated parking areas,
fenced play yard, and frontage improvements along the existing private drive. The daycare
would allow for up to 316 children of infant, toddler and pre-school ages with hours of operation
from 6:30 AM to 6:30 PM on week days. An after-school program would also be available for
approximately 15 to 20 elementary school children. The building design is influenced by
elements of Spanish architecture, which is the dominant architectural theme throughout the
Villages of La Costa neighborhoods. The one-story stucco structure incorporates arched
elements for interest along all of the building fa9ades, tile and stone building accents, and
windows with divided lights. The majority of the roof is flat with a clay tile mansard roof
surrounding the perimeter of the structure. In order to screen the proposed roof-mounted
mechanical equipment, a stucco finished decorative screen wall will be inset from the edge of the
mansard roof. Gabled-roof accent elements are located on the north side at the building entrance
and on the west side of the building which is visible from Rancho Santa Fe Road. Additionally,
two small trellis structures are located on each side of the building entrance and one overhead
trellis is located on the west side of the building.
The project includes a 26,000 sf fenced children's play area located on the south, east and west
sides of the site and which consists of turf and two play structures. A maximum 4' high retaining
wall (with fencing above) is set into the surrounding slope in order to provide additional
recreation area for the children. A shade structure will be provided within the play area for each
of the play structures. The project has been conditioned (Condition 24) to have the proposed
shade structures reviewed and approved by the Planning Director. The shade structure will most
likely be a metal tubular frame structure with a material covering. In addition to the play yard
landscaping, a combination of trees, shrubs and groundcovers will be provided within the new
parking lot, and street trees will be located along both sides of the private driveway.
Landscaping within the open space areas along Rancho Santa Fe Road and within the Fire
Suppression Zone located east and north of the proposed daycare was previously approved and
installed as part of the La Costa Oaks North Master Tentative Tract Map (CT 99-04-03).
The site was reserved as a Community Facilities site as part of CT 99-04-03, as required by the
Villages of La Costa Master Plan. A stand-alone child daycare facility is a permitted use in the
C-F Zone, subject to approval of a Site Development Plan by the Planning Commission. The
Villages of La Costa Master Plan requires administrative approval of a Child Daycare Center
Permit for a child daycare center proposed on this site. The related Child Daycare Center Permit
(DC 08-01) is subject to administrative approval by the Planning Director and will be acted upon
subsequent to the Planning Commission's decision on this requested action.
SDP 08-02 - LC OAKS NORTH 3.2 DAYCARE
November 19, 2008
Page 3
IV. ANALYSIS
The project is subject to the following plans, ordinances and standards:
A. Community Facilities (CF) General Plan Land Use designation;
B. Villages of La Costa Master Plan (MP 98-01);
C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance) including:
1. Chapter 21.25 (Community Facilities Zone)
2. Chapter 21.83 (Child Care)
D. Growth Management Regulations (Zone 11 Local Facilities Management Plan).
The recommendation for approval of this project was developed by analyzing the project's
consistency with the applicable policies and regulations listed above. The following analysis
section discusses compliance with each of these regulations/policies utilizing both text and
tables.
A. Community Facilities (CF) General Plan Land Use Designation
The General Plan Land Use designation for the site is Community Facilities (CF). The CF Land
Use designation allows facilities for child care providers, places of worship, senior citizens,
charities, and a range of other community-servicing activities that are not traditional residential,
industrial, or commercial land uses. The purpose of the CF Land Use designation is to ensure
that some land within communities, especially new master plan and specific plan areas, are
identified and set aside solely for these types of uses. The Villages of La Costa Master Plan set
aside this parcel of land for these specific activities.
The Villages of La Costa Master Plan was found to comply with all applicable General Plan
Goals, Objectives and Policies including Land Use. This project is in conformance with the
Master Plan and therefore is also in compliance with the General Plan. The project complies
with Elements of the General Plan as outlined in Table 1 below:
TABLE 1 - GENERAL PLAN COMPLIANCE
ELEMENT
Land Use
Open Space &
Conservation
USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
Site is designated as CF
which allows facilities for
child daycare centers, places
of worship, senior citizens,
and charities.
Minimize environmental
impacts to sensitive
resources within the City.
PROPOSED USES &
IMPROVEMENTS
Child daycare center
Open space preserve areas are
identified in the HCP, certified
EIR and Master Plan. These
areas are not proposed for
development.
COMPLY
Yes
Yes
SDP 08-02 - LC OAKS NORTH 3.2 DAYCARE
November 19,2008
Page 4
TABLE 1 - GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION,
GOAL, OBJECTIVE OR
PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLY
Circulation Adequate circulation
infrastructure to serve the
projected population.
Rancho Santa Fe Road and San
Elijo Road are adequate in
capacity to handle the traffic
generated by the proposed use.
All frontage improvements were
constructed as required by the La
Costa Oaks North Master
Tentative Tract Map (CT 99-04-
03). Project-related
improvements are required and
proposed for the common private
access drive into the site.
Yes
Noise Control harmful or
undesirable sound through
the planning and regulatory
process.
The Acoustical Site Assessment
for La Costa 3.2 Childcare
Facility, Investigative Science
and Engineering, Inc., dated
April 2, 2008, indicated that the
project would not be exposed to
noise levels exceeding the City's
60 dBA CNEL exterior noise
standard or exceeding the City's
45 dBA CNEL interior noise
standard.
Yes
Public Safety Review new development
proposals to consider
emergency access, fire
hydrant locations, and fire
flow requirements.
Provision of emergency
water systems and all-
weather access roads.
Reduce fire hazards to an
acceptable level.
Each child daycare classroom
exits directly onto the playground
area as well as to the interior of
the building. Pedestrian access
gates are provided on the
northeast and northwest sides of
the building.
All necessary water mains, fire
hydrants, and appurtenances must
be installed prior to occupancy of
any building.
The building is fully sprinklered
and the project includes
appropriate measures including
fuel modification zones.
Yes
Yes
Yes
SDP 08-02 - LC OAKS NORTH 3.2 DAYCARE
November 19, 2008
Page 5
B. Villages of La Costa Master Plan (MP 98-01)
The project site is located in Neighborhood 3.2 of the La Costa Oaks Village of the Villages of
La Costa Master Plan. The Zone designation for the site is Planned Community (P-C) with a
Community Facilities (C-F) underlying zone designation. The site was selected to serve the RV
storage and community facility needs for the La Costa Oaks and La Costa Ridge Villages. RV
storage is located on the 0.76 acre site immediately south of the subject property. The uses
anticipated for the remaining 4.9 acres within Neighborhood 3.2 include a commercial child
daycare center, places of worship, youth and/or senior citizen activity centers, and other
community facility uses.
The project is required to comply with the standards of the C-F zone as established by Carlsbad
Municipal Code (C.M.C.) Chapter 21.25, unless otherwise modified by the Master Plan. The
project complies with the design standard in C.M.C. Section 21.25.100(3) regarding architectural
compatibility with the surrounding development. The C-F zone does not include any other
specific development standards for daycare facilities, but does require approval of a Site
Development Plan (SDP) as analyzed in Section C.I of this report. All development standards
for the site are included in the Master Plan and the project complies with these standards as
outlined in Table 2 below.
TABLE 2 - VILLAGES OF LA COSTA MASTER PLAN REQUIREMENTS
STANDARD
Land Use
Lot Coverage
Front Setback
Side Setback
Street Side Setback
Rear Setback
Landscaped Setbacks
Building Height
Parking
REQUIRED
Child Daycare Center
Maximum 50% of gross lot
area
50 ft. from R.O.W. of
Rancho Santa Fe Road
1 0 ft. minimum
20 ft. from curb of internal
private road
20 ft. minimum
All required setback areas
shall be permanently
landscaped and maintained.
35 ft. or 3 stories
1 space per employee, plus 1
space for each 1 0 children
minimum:
30 employees = 30 spaces
316 students = 32 spaces
62 total parking spaces
required
PROPOSED
Child Daycare Center
7.2% of gross lot area
22. 8% of net pad area
R.O.W. to building: greater than 50 ft
R.O.W. to parking area: 50 ft setback
75.2 foot side yard setback
28 ft. setback (or greater) from building
to curb of internal private road
N/A
All setbacks areas are landscaped and
will be maintained by the property
owner.
1 9 ft. to top of mansard roof
24 ft. to top of equipment screen
25.5 to 27 ft to top of tower structure
62 parking spaces provided
SDP 08-02 - LC OAKS NORTH 3.2 DAYCARE
November 19, 2008
Page 6
C.I Community Facilities (C-F) Zone (C.M.C. Chapter 21.25)
The La Costa Oaks Neighborhood 3.2 has an underlying zone designation of Community
Facilities (C-F) and is subject to C.M.C. Chapter 21.25 unless otherwise modified within the
Villages of La Costa Master Plan. A stand-alone child daycare center is permitted in the C-F
zone subject to the approval of a Site Development Plan pursuant to C.M.C. Chapter 21.06
(Qualified Development Overlay Zone). The required findings and justification for approving a
Site Development Plan are summarized below:
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 not adversely impact the site, surroundings
or traffic circulation.
The General Plan encourages the establishment of child daycare centers in safe and
convenient locations throughout the community to accommodate the growing demand for
child care in the community caused by demographic, economic, and social forces. The
subject site was reserved as a community facility site as part of the Villages of La Costa
Master Plan. The Villages of La Costa Master Plan was found to comply with all applicable
General Plan Goals, Objectives and Policies including Land Use. This project is in
conformance with the Master Plan and is therefore also in compliance with the General Plan.
The use will not be detrimental to the existing RV storage area in that a steep slope and
fencing will separate the two uses, the private drive is adequately designed to meet the traffic
demands of both uses, and the required fuel modification zone on the north end of the site
will be maintained.
2. That the site for the intended use is adequate in size and shape to accommodate the use.
The project site is adequate in size to accommodate the proposed 15,412 sf child daycare
center. The single-story structure and playground area are located outside of the 60-foot fuel
modification zone, and all necessary setbacks, play areas, landscaping, circulation, and
parking areas will be provided. The project can accommodate up to 316 children and 30
employees, and will provide 62 parking spaces as required.
3. That all yards, setback, walls, fences, landscaping, and other features necessary to
adjust the requested use to existing or permitted future uses in the neighborhood will be
provided and maintained.
The project has been designed in accordance with all development standards of the C-F Zone
and special standards required for La Costa Oaks Neighborhood 3.2. All amenities required
by the Child Care Ordinance, Chapter 21.83 of the Carlsbad Municipal Code will be
provided and are discussed in Section C.3 below. All yards, setback, walls, fences,
landscaping, and other features necessary to adjust the requested use to existing or permitted
future uses in the neighborhood will be provided and maintained.
4. That the street system serving the proposed use is adequate to properly handle all
traffic generated by the proposed use.
SDP 08-02 - LC OAKS NORTH 3.2 DAYCARE
November 19, 2008
Page 7
Program EIR 98-07 prepared for the Villages of La Costa Master Plan analyzed the traffic
generated by the community facilities site based on a 300 ADT/acre traffic generation rate.
This results in an estimated 1,470 ADT for a 4.9 acre community facility site. The proposed
15,412 sf child daycare center would generate 1,233 ADT. Therefore, the street system
serving the proposed daycare use is adequate to properly handle all traffic generated by this
project.
C.2 Child Care (C.M.C. Chapter 21.83)
The project is required to comply with the development standards of the Child Care Ordinance as
well as with all Zoning and Master Plan development standards as discussed in the previous
sections. In accordance with the Child Care development standards, the project has been
designed with an outdoor play area surrounded by a minimum 5'-6" tubular steel fence or
combination fence/retaining wall. The outdoor play space is visible and accessible from inside
the facility. The building is designed with multiple windows to allow maximum opportunities
for natural lighting and visibility. Parking is provided at a ratio of one space per employee and
one space per ten children for a total of 62 parking stalls (30 employees and 316 children).
Parking spaces for loading and unloading children are located near the entrance of the building
and are easily accessible. The project is conditioned to obtain all licenses and permits required by
state law for operation of the facility and provide proof of licensure prior to occupancy.
D. Growth Management Regulations (Zone 11 Local Facilities Management Plan)
The proposed project is subject to the provisions of the Growth Management Program, as
contained in Chapter 21.90 of the Zoning Ordinance and in the approved Zone 11 Local
Facilities Management Plan. The impacts on public facilities created by the project, and
compliance with the adopted performance standards, are summarized in Table 3 below:
TABLE 3 - 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
9EDU
N/A
Basin D
1,233 ADT
Fire Station No. 6
N/A
N/A
9EDU
3,545 GPD
COMPLIANCE
N/A
N/A
Yes
N/A
Yes
Yes
Yes
N/A
N/A
Yes
Yes
SDP 08-02 - LC OAKS NORTH 3.2 DAYCARE
November 19,2008
Page8
V. ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act
(CEQA). Staff has concluded that no potentially significant impacts would result with the
implementation of the project that were not previously examined and evaluated in the Final
Program Environmental Impact Report for the Villages of La Costa Master Plan (2000) MP 98-
01 (EIR 98-07), dated July 16, 2001, T & B Planning Consultants, Inc. EIR 98-07 evaluates the
potential environmental effects of the development and operation of the "Villages of La Costa
Master Plan (2000)" and associated actions inclusive of the proposed daycare center project
reviewed here.
The City Council certified EIR 98-07 on October 23, 2001. At that time CEQA Findings of Fact,
a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program
were approved. All mitigation measures contained in the adopted Mitigation Monitoring and
Reporting Program from EIR 98-07 applicable to the proposed Neighborhood have been
completed, incorporated into the project design, or are required as conditions of approval for the
project. In accordance with the Special Design Criteria for La Costa Oaks Neighborhood 3.2, a
project specific acoustical assessment was prepared for the project to analyze potential noise
impacts from traffic on Rancho Santa Fe Road. The report indicated that the project would not
be exposed to noise levels exceeding the City's 60 dBA CNEL exterior noise standard or
exceeding the City's 45 dBA CNEL interior noise standard. Therefore, no additional mitigation
measures are required. The EIR 98-07 "Findings of Fact and Statement of Overriding
Considerations" apply to all subsequent projects covered by the Villages of La Costa Final
Program EIR.
The proposed activities would have no effects beyond those analyzed in the program EIR, as
they are a part of the program analyzed earlier. This project is within the scope of Final Program
EIR 98-07 and no further CEQA compliance is required. EIR 98-07 is available for review at the
Planning Department.
ATTACHMENTS;
1. Planning Commission Resolution No. 6513 (SDP 08-02)
2. Location Map
3. Background Data Sheet
4. Local Facilities Impact Assessment Form
5. Disclosure Statement
6. Reduced Exhibits
7. Full Size Exhibits "A" - "N" dated November 19, 2008
NOT TO SCALE
SITEMAP
La Costa Oaks North 3.2 Daycare
SDP 08-02
BACKGROUND DATA SHEET
CASE NO:SDP 08-02
CASE NAME: LA COSTA OAKS NORTH 3.2 DAYCARE
APPLICANT: Carlsbad Preschool
REQUEST AND LOCATION: Request for approval of a Site Development Plan for the
development of a 4.9 acre parcel with a 15,412 square foot child daycare center located on the
east side of Rancho Santa Fe Road and north of San Elijo Road in La Costa Oaks Neighborhood
3.2 of the Villages of La Costa Master Plan and Local Facilities Management Zone 11.
LEGAL DESCRIPTION: Parcel 2 of Parcel Map No. 20359, In the City of Carlsbad,
County of San Diego, State of California according to Map thereof, filed in the Office of the
County Recorder of San Diego County. September 20. 2007.
APN: 223-812-02 Acres: 4.9 acres Proposed No. of Lots/Units: N/A
GENERAL PLAN AND ZONING
Existing Land Use Designation: CF
Proposed Land Use Designation: N/A
Density Allowed: N/A Density Proposed: N/A
Existing Zone: P-C (C-F underlying zone) Proposed Zone: N/A
Surrounding Zoning, General Plan and Land Use:
Zoning
(underlying zone)
General Plan Current Land Use
Site
North
South
East
West
P-C (C-F)
N/A
P-C (C-F)
N/A
P-C (R-l)
CF
N/A
CF
N/A
RLM
Vacant
City of San
Park
RV storage
City of San
Park
Single-Family
Residential
Marcos
Marcos
LOCAL COASTAL PROGRAM
Coastal Zone: D Yes No Local Coastal Program Segment: N/A
Within Appeal Jurisdiction: | | Yes £3 No Coastal Development Permit: I I Yes
Local Coastal Program Amendment: Q Yes £3 No
No
Revised 01706
Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A
Existing LCP Zone: N/A Proposed LCP Zone: N/A
PUBLIC FACILITIES
School District: San Marcos Water District: Vallecitos Sewer District: San Marcos
Equivalent Dwelling Units (Sewer Capacity): 9 EDU
ENVIRONMENTAL IMPACT ASSESSMENT
I I Categorical Exemption,
I I Negative Declaration, issued
1X1 Certified Environmental Impact Report, EIR 98-07 certified on October 23, 2001
D Other,
Revised 01/06
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: La Costa Oaks North 3.2 Davcare - SDP 08-02
LOCAL FACILITY MANAGEMENT ZONE: U. GENERAL PLAN: CF
ZONING: P-C (underlying zone C-F)
DEVELOPER'S NAME: Carlsbad Preschool (contact: Joseph Wilson)
ADDRESS: 100 W. Broadway. Suite 1100 Glendale. CA 91210
PHONE NO.: 818-409-0115 ASSESSOR'S PARCEL NO.: 223-812-02
QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 4.9 ac
ESTIMATED COMPLETION DATE:
N/A
15CFS
1.233 APT
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) 9 EDU
D. Park: Demand in Acreage =
E. Drainage: Demand in CFS =
Identify Drainage Basin = Basin D
(Identify master plan facilities on site plan)
F. Circulation: Demand in ADT =
(Identify Trip Distribution on site plan)
G. Fire: Served by Fire Station No.
H. Open Space: Acreage Provided =
I. Schools:
(Demands to be determined by staff): N/A
J. Sewer: Demands in EDU
Identify Sub Basin =
(Identify trunk line(s) impacted on site plan)
K. Water (Vallecitos): Demand in GPD = 3.545 GPP
No. 6
N/A
San Marcos
9 EDU
Vallecitos
City of Carlsbad
Planning Department
DISCLOSURE STATEMENT
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: •" ': *!> .'•'• ••" •• : '• • •••• -.- ' •'.:-•' ,-, . .-. ; •'... ". ,'. "' '. ' "• ,'-'7
Person is defined as "Any individual, firm, co-partnership, joint venture,, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and an. other county, city and county, tity
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.
2.
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, title, 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 A//ft Corp/Part 'Glenwood Development Company
Title Title
Address Address 100 W. Broadway. Ste 1100
Glendale. CA91210
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 A///1 Corp/Part CarlSbad PreSChOOl T.imitgH
Title Title
Address Address 100 W. Broadway. Suite 1100
Glendale. CA 91210
1635 Faraday Dr. • Carlsbad, CA 92009-1576 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carisbad.ca.us
0
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 a trustee or beneficiary of the.
Non Profit/Trust Non Profit/Trust
Title Title
Address Address
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?
| j Yes [XI 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.
,,
IU . vv I
Signature of owner/date Sig4i|ture^qf applicant/date
CARLSBAD PRESCHOOL LIMITED PARTNERSHIP
a California limited partnership
Print or type name of applicant
BY: GFG EQUITIES LIMITED PARTNERSHIP
a California limited partnership
ITS: GENERAL PARTNER
BY: GFG PROPERTIES. INC.
a California* corporation
ITS: GENERAL PARTNER
BY:
~S. DAVID SCOTT
ITS: OFFICER
H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2
«•
CERTIFIED COPY OF A RESOLUTION OF
THE BOARD OF DIRECTORS OF
GFG PROPERTIES, INC., a California Corporation
WHEREAS GFG Properties, Inc., a California corporation, is the general partner of GFG
Equities Limited Partnership, a California limited partnership;
WHEREAS GFG Equities Limited Partnership is the general partner of Carlsbad
Preschool Limited Partnership, a California limited partnership;
WHEREAS Carlsbad Preschool Limited Partnership is seeking to entitle and develop the
parcel located on the East side of Rancho Santa Fe Road between San Eli jo Road and
Melrose Drive known as Parcels 2 and 4 of Parcel Map No. 20359, in the City of Carlsbad,
County of San Diego, State of California according to Map thereof filed September 20,
2007:
IT IS HEREBY RESOLVED THAT:
The Board of Directors of GFG Properties, Inc. hereby authorizes S. David Scott, Vice
President of the Corporation, to execute any and all documents pertaining to the
entitlement and development of the property described above.
AND I DO FURTHER CERTIFY that said resolution has not been amended, modified or
rescinded and that it is still in full force and effect.
The Officers of the Corporation are:
John B. Hansen President
Fred L. Carpenter Senior Vice President
Robert W. Klepinger Vice President
S. David Scott Vice President
Mark J. Eisenberg Vice President
Patricia G. Ranous Secretary
William E. Miller Chief Financial Officer
Witness my hand and seal of the Corporation at Glendale, California, this 20th day of
February, 2008.
Patricia G. Ranous, Corporate Secretary
SDP 08-02
SITE DEVELOPMENT PLAN
(TUTOR TIME DAYCARE SITE)
LA COSTA OAKS
NEIGHBORHOOD 3.2 - PARCEL 2
VICINITY MAP
NEIGHBORHOOD
32
R*N040 SWW (T ROAD
LA COSTA VICINITY MAP
REFERENCE DRAWINGS
Y OF SAH UAXCOS
OXC. NO. 368-2
DWG. NO. 368-26DWC. NO. 419-68
DWC. NO. 429-K
DWC. W. 429-THD*C. NO. 392-9COIIC. NO. 443-1
0*C. NO. 442-1*
FINAL UAP 15318
S PHASE. I INTLK1V/TI.UPORARY OFFSITE SEWER PLAN
TRICT 76-3 WATER TRAUSUISSICN UAIN PLAN
UNIVERSITY QMKNS ISU 421 UASS CHAD!IK t STORU CHAIN PLAN
BANCHO SANTA FE ROAD llfGOVEUENT HAN
RANCH} SANTA FE ROAD NORTH PHASE t IMPROVEMENT k GRADING PLAN
RANCHO SANTA FE ROAD NORTH PHASE 2 IUPROVEl£NT * GRADING PLAN
RANCH) SANTA FE ROAD PHASE 2 /WROVOCNr AND LANDSCAPE PLAN
LA COSTA OAKS NORTH '" '
LA COSTA OAKS ICRTH
LA COSTA OIKS NORTH
LA COSTA OAKS NORTH
LA COSTA OAKS NORTH
LA COSTA OAKS NORTHWIVEHSITY COCCUS <
LA COSIA OAKS NORTH
LA COSTA OAKS NORTH
LA COSTA OAKS NSRTH
LA COSTA OAKS NORTH
1, 3.3-1.5 DEVELOPS?
. I. J. 3-3.5 UASS CRAOINC PLAN
.2 UASS GRADING PLAN
. 6 AND 3. 7 UASS SHADING PLAN
.6 AND 1.7 BEVELCftX lUPPOVEIfHTS.
TE LANDSCAPE H.AN.
llfffOVE>£NT PLAN
,2-RY LOT ItfKOVEIfNT PLAN
'.2-RV LOT APPROVED COCITIO
OFFSITE REFERENCE DRAWINGS
FINAL UAP I4SOB SAN UAKOS TSU NO. 421 ifllVERSITY CGHXHS
FINAL UAP 77X RANCHO SANIA FE IWUStRIAL PARKPARCEL UAP 12104 PORTION OF SEC no* 29 IN r*c CITY or SAN UARCOS
PROJECT SUMMARY
•ARKINQLOTPAVeOAttEAm
RECLAIHED WATlSEWER.
STOW CHAIN
CABLE TIUE *AOfR CABLE
EARTHWORK QUANTITIES
CITY OF CARLSBAD, CALIFORNIA
PUBUC UTILITIES AND DISTRICTS
GENERAL NOTES
A COSTA
1. TOTAL PROJECT CROSS 'AREA: 4.9 ACRES
2. TOTAL NO. EXISTING PARCELS.' I
TOTAL NO. PARCELS PROPOSED.' 1 (NO CHAHSE)
3. EXISTING LAND USE: VACANT/UASS CRADED
PROPOSED LAfO USE; DAYCARE SI TE4. TOTAL M*fiD? Of DKLLIHG WITS: 05. ASSESSOR'S PARCEL HACER: 223-BI2-O2
6. GENERAL PLAN LAND USE DESIGNATION PER UP
EXISTING/PROPOSED: CF (COHWtTY fAC7. EXISTIHS/PKCPOSEO ZONING: PC
B MASTER FLAWING WXJ3.YING ZCfC: C-F
(COUMITr FACILITIES PER UASTER PLAN 9B-OI (C))
9. DENSITY: N/A
ALLOHED DENSITY: N/A
PROPOSED E£N5I TY: N/A
10. LF& ZONE: II
11. AVERAGE DAILY TRAFFIC TOTAL: J2JJ ADT
U. TOTAL BUILDING SQUARE FOOTACZ 15.412 SF
14. TOTAL BUILDING COVERAGE: 7.2X15. TOTAL PERCENT LAfCSCAPINC: 2B.4X
15. SEVER - HMBCR OF EOJ'S ESTIMATED: 9 EDU'S
17. WATEK DEHAND: 3S45 tfO
GENERAL DESIGN NOTES
I. THIS PROJECT IS CESIGIfD IN COtfORUANCE WITH TtE VILLAGES OF L
UASTER PLAN (FOR OC OAKS) AtCMXCNT If 9B-C1 (G).
2. ALL STREET DESIGNS. STREET LIGHTS, AND FIRE HTDPANTS SHALL QWTKW TO CITY
OF CARLSBAD CtSICW STANDARDS ANJ AS APPROVED BY THE Cl JY ENGINEER.
3. EASEHENTS SHALL BE PKOVIEED AS REOUIfXO BY Tt€ CITY. ENGINEER. PLBLIC UTILITIES
AU> THEIR APPROPRIATE DISTRICTS.
4. ALL PROPOSED UTILITIES SMALL BE WXXQKKtO,
5. TOVGRAPHY PREPARED BY: HMSAXER AND ASSOC. SAN DIEGO, INC. PER UASS GKADIfKPLAN ORAHINC NOS. 4M-7B. 442-1A AfO EXISTING TOPO BY SAN LO AERIAL SURVEYS '
FLOWN CH 1-30-97 AS WELL AS BY K.J. UWC FLOW 5-11-04
7. FINISHED GRACES ARE APtmXIUATE ONLY AH} SUBJECT TO CHANGE AT FINALCfSIGN CONSISTENT *ITH Ttf CITY'S SUBSTANTIAL CONTORUANCE POLICY.
a. LANDSCAPING AW TRET: PLANTING SHALL BE HZOUIREO PEB Ttf CARLSBAD LANDSCAPE
MANUAL AND LA COSTA UASTER FLAN. (SEE Tl£ UASTER LANDSCAPE PLAN FOR THE OAKS)
8. APPROXIMATE GRADING OUANTITIES: CUT: 4500 C. Y. FILL: 500 C.Y. SITE IS
UASS QWDCD PER ROUGH GRADING PLAN 442-IA.
9. ALL EXISTING UASS TEUVRAffY GRADING DESILTATION 3ASINS AND BROW DITCHES HAVE
CeSIGN REVISIONS.
JO. CUT Atf> FILL SLOPES NOT TO EXCEED 2: I UAX.II. PQELIUINAXY SOILS REPORT PfifPAfifV BY: CEOCON. INC DATED: AUGUST J, 2001
IfOATED LETTERS DATED: JttC 14 2005 Alt) JULY 20, 2005
SITE SPECIFIC SOILS REPORT PREPARED BY: EGA CONSU.TANTS DATED: OCT. 12. 2007
IS. Jtf SUBJECT PROPERTY IS LOCATED WITHIN Jtt BATIUUITOS/SAH UAHCOS CREEX
DRAINAGE AREA DISTRICT.
14. AVERAGE SEWER CfffRATION IS 276O GPD OR .OOJ UCOAVERAGE POTABLE WATER DEUAHJ IS AfTOOX. 2760 OF CR 1.92 CPU. BASED ON ZO£ II LKf
FIRE FLOW DEUAND IS 1500 CPU PER VWD STAfCARDS ( 2500 CPU UAX)
WATER PHESSlfC ZOfS 750PEAK IRRIGATION WATER DEUAM3 (RECLAllfD WATER): APPOOX 100 GPD
15. 9JILDINC SHALL HAVE AUTOUATIC FIRE SPRINKLERS.
LEGAL DESCRIPTION
PARCEL 2 CF PARCEL Off 20359 CF T>£ VILLAGES IT LA COSTA - L> COSTA OAKS WITH IN TIECITY OF CiffLSSAD. COUNTY OF SAN OIECO. STArE V CALIF&Nlt. tflOBOtlXO 3.3 FILED IN
OOOMUT MS, t007-C6l72S4.
OWNER APPLICANT
CARLSBAD PRESCHOOL L
100 KST EROAMAY
SUITE '100
CLEPDALE CA. 31210
(818) 403-0115
II TED PARTNERSHIP
CLtNDALE. CA 91210
.&i—
SITE DEVELOPMENT PLAN
(TUTOR TIME DAYCARE SITE/PERMIT)
LA COSTA OAKS - NEIGHBORHOOD 3£ - PARCEL 2
VILLAGES OF LA COSTA
City Of Carlsbad, California
SHEET
1
OF
6
PORTION OF DRIVEWAY "A"
EJOSTtftaSTA 11+4UH TOSTA ft+OtJO
SMMD4A04 MX I, OMFT. 4 SECT. «
«H OIK / W2-J
«• nre c core *« curro? (r
PORTION OF DRIVEWAY 'A'
n TOSTA ii
TJ. OF45MMMWPESO
STANDARDS. VOL. 1. OUfT. 4, SECT. dB
PORTION OF DRIVEWAY "A"extsmia -ADJACENT TO PARCEL 1
STAO49tfaTOSTAK
PHVATC LOCAL DRIVEWAY- DESIGN SPEED S3 tt
TJ. OF*S MMMUM PER OVUBAD BOttt
STAHOtOOa, VOL f, CHAPT. 4, SECT. 4fl
PER OIK / «?-(
PORTION OF DRIVEWAY "A'
STRUCTURAL SECTION BASED OH A MMMUf <• AC AMOBASEDeTBlHD&BYH&TUSUg-BAStR-YALUES ANDTJ.Of4£USNJMUUPBtCAOl£aAOBtQIN^KHOSTANDARDS, VOL I.OWT. 4, SECT, t*
SANEUJOROADyxnw
eo+m.70Toee+s3A> UTS
PROPOSED Iff WIXCONCBEm TRAM.
PEDESTRIAN ftAHPATNORTHEASTEO.?
COmER OFRAHCHO SANTA FEAND BAN
MAJOR ARTERIAL STREET
SAN EUJO ROAD
TYPICAL STREET SECTIONS
SDP 08-02
jqp
RETAINING WALL DETAIL
REFUSE BIN ENCLOSURE
COMPACT STANDARD HANDICAPED
PARKING DETAIL
POME ARTERIAL STREET
RANCHO SANTA FE ROAD gaging
PfXOm I H2-I MS
SITE DEVELOPMENT PLAN
(DAYCARE PERMIT)
LA COSTA OAKS - NEIGHBORHOOD 3.2 - PARCEL 2
VILLAGES OF LA COSTA
City Of Carlsbad, California
SHEET
2
OF
6
SOP 08-02
SXl/V ELUO HILLS RANCH
—4OO PHASE I
LOT 6 !MAP 14508'
APN: 2Z3-551-OI
PREPARED BY:
IHUNSAKERI&ASSOCIATES
SITE DEVELOPMENT PLAN
(DAYCARE PERMIT)
LA COSTA OAKS - NEIGHBORHOOD 32 - PARCEL 2
VILLAGES OF LA COSTA
City Of Carlsbad, California
SHEET
3
SDP 08-02
-?-"*-
K efOlWO—'
SECTION A-A
SECTION B-B
SECTION C-C
SITE CROSS SECTIONS
, HUNSAKER& ASSOCIATES
SITE DEVELOPMENT PLAN
(DAYCARE PERMIT)
LA COSTA OAKS - NEIGHBORHOOD 3.2 - PARCEL 2
VILLAGES OF LA COSTA
City Of Carlsbad, California
SHEET
4
SOP 08-02
MAP 14508 CITY OF SAN MARCOS
C1
C2
C3
C4
C5
CS
C7
C8
C9
CIO
01 "04 '26'
5'4t'!8~
rx'41"
7-12'tO"
5'2J'57"
&55'26'
iff' 30 '00 '
03-58 '23'
31-55' !7'
9Q'IO'*I"
1866.00
66.00
66.00
66.00
66.00
90.00
217.00
212.00
112.00
20.00
34.98
18.07
20.17
19.82
17.70
29.73
35.98
33.21
62.40
31.48
EASEMENT NOTES
A
A -JS,
fc\ MUA i«
/E\ * vnurr *w ,«
u i/nun- .IMJ *cc£ss USOKNT ns me on- of cwisaw a
f HUNSAKER
I ^ASSOCIATES
SITE DEVELOPMENT PLAN
(DAYCARE PERMIT]
LA COSTA OAKS - NEIGHBORHOOD 3.2 - PARCEL 2
VILLAGES OF LA COSTA
City Of Carlsbad, California
SHEET
5
OF
SOP 08-02
FIRE TRUCK TURN RADIUS PLAN TRASH TRUCK TURN RADIUS PLAN
FIRE TRUCK DETAIL
-FIRE TRUCK VEHICLEOVERHANG LINE
TRASH TRUCK DETAIL
TRASH TRUCK TURN RADIUS PLAN
RRE TRUCK TURN RADIUS PLAN
PREPARED BY:
HUNSAKER
& ASSOCIATES
SITE DEVELOPMENT PLAN
(DAYCARE PERMIT)
LA COSTA OAKS - NEIGHBORHOOD 3.2 - PARCEL 2
VILLAGES OF LA COSTA
City Of Carlsbad, California
SHEET
6
OF
CttY OFN.SAN MARCOS
PRELIMINARY SITE PLAN
Summary
Land ±1.75 ACBuilding
Land-to-Bldg Ratio
Coverage
Parking Required
Parking Provided
Parking Ratio
Play Area Required
Play Area Provided
+76,202 SF
15,412 SF
3.94/1
20.22%
62 stalls
62 stalls
4.02/1,000
23,175 sf
26,000 sf
Parking Required
Day Care @ 1/Staff + 1/10 Students
Students (316 Max.) 32 stalls
Staff |30 Max.) 30 stalls
'otal 62 stallT
NEC Rancho Santa Fe & San Elijo Rd.
PROPOSED CHILD CARE FACILITY, CARLSBAD, CA
QLENWOOO DEVELOPMENT CO.
100 WCBT BROADWAY, 8U1TE fiBO
P.O. BOX 1500
OLEN0ALE, CALIFORNIA(616) 40B-011S
Vicinity Map
10 VfHflcMTON IIIKIU. SU
Hf OWNfM DtscMTloM WITHOUT NOHCC.
n FulMSHmTO N*T)[I (HAl ilcKTKTS LU
SHEET
(ADEL RETAIL ARCMJTECTS, U.
3080 BRISTOL ST. Sum Sffl
COSTA MKA.CA 9243,
145-10.5000 F.714.75S.301 RETHIL
EiPLAN^ SCALE: 1/16'= 1
FRONT ELEVATION SIDE ELEVATION
TRASH ENCLOSURE
SCALE: 3/321 = V-0"
WEST ELEVATION
(FROM RANCHO SANTA FE ROAD) SCALE vi«- - i'.o-
NORTH ELEVATION
SCALE: 1/16' = V-0*
EAST ELEVATION
SCALE: 1/161 = I'-O"
SOUTH ELEVATION
SCALE: 1/16' = V-0'
EXTERIOR ELEVATIONS - TUTOR TIME
NEC Rancho Santa Fe & San Elijo Rd.
CARLSBAD, CALIFORNIA
GLENWOQO DEVELOPMENT CO.
100 WEST BROADWAY, SUITE 990
P.O. SOX 1B9O
GLENDALE, CALFORNIA(818) 40»-aiia
SHEET
ATE: AUGUST 11,2008
NADEL RETAIL ARCHITECTS, UP
3080 BRISTOL ST. SUITE 500
COSTA MESA, CA 92626 RETHIL
ROOF PLAN - TUTOR TIME
NEC Rancho Santa Fe & San Elijo Rd.
CARLSBAD, CALIFORNIA
0X11: AUGUST11.200B
QLENWOOD DEVELOPMENT CO.
100 WEST BftOADWAY, SUITE 9*0P.O. BOX IfiOO
OLENDALE, CALFORNIA
(818) 40B-O11B
SHEET
RETHIL
RANCHO SANTE FE Rl
PROPOSED BUILDING
SECTION AA
SITE SECTION LOOKING NORTH
SCALE: 1" = 20"-0'
RANCHO SANTE FE RD.
P«f
0»
f
PLAY AREA j
^\—
PROPOSED BUILDING
_J\,
f **
1
i
PLAYAR
1
<?
SECTION BB
SECTION - TUTOR TIME
NEC Rcmcho Santa Fe & San Elijo Rd.
CARLSBAD, CALIFORNIA
QLEtSIWOOn DEVELOPMENT CO.
10O WEST BROADWAY, SUITE ttflO
P.O. BOX 1B9O
OLENDAUE, CALffOHWA(8181 40P-O1U
IEL RETAIL ARCHITECTS, Llf
COSTA MESA, CA 92624
WWW. NADELARCCOM
SHEET
NHDEL
RETfllL
RETAINING WALL PLAN
SCALE: T = 60'-0'
RETAINING WALL LOOKING EAST
SCALE: 3/32'= T-01
SEE WALL ELEVATION A
, RETAINING WALL LOOKING SOUTHSCALE: 3/32'= T-01
RETAINING WALL LOOKING WEST
SCALE: 3/32'= I'-D"
RETAINING WALL PLAN & ELEVATIONS - TUTOR TIME
SEE WALL ELEVATION C
NEC Rancho Santa Fe & San Elijo Rd.
CARLSBAD, CALIFORNIA
GLENwaao DEVELOPMENT ca.
10O WEST BROADWAY, SUITE 990
P.O. BOX tB»O
QL£NDALE, CALIFORNIA<«!«) 400-01U
NADEL RETAIL ARCHtTEas, LU>
3080 BRISTOL ST. SUFTE 500
COSTA MESA, CA 92626
T.7H.540.5000 F.7U.755.3013
WWW.KUDEIARC.COM
SHEET
u NflDEL
V RETHIL
PLANT LEGEND
CITY ONSAN MARCOS
"*"y CITY-'OF CA
BOUNDARYFIRE PROTECTION SECTION A-
FIRE PROTECTION SECTION A-8
FIRE PROTECTION SECTION A-l
CHILD CARE
FACILITYutsomty rmou. HAY
PtASTBt flfTCT TO CDUflUENT AEFERUKMKCTS PtAHS TO HKHTECTSPtANS
LANDSCAPE DESIGN CONCEPT
DSCAFE DESIGN 15 INTENDED TO COMPLEMENT AND ENHANCE THE
U5C OF FLAWT MATERIAL THAT IS SELECT
EASEMENT NOTES
A
AA
VICINITY MAP
RIGATIOM FDR ALL AREAS SMALL BE MAINTAINED BY
BE INSTALLED TO CONFORM TO THE CITY OF
IAN UAL AND ALL OTHER APPLICABLE CITY AND
ilOMAL STANDARDS FOR LANDSCAPE INSTALLATION AND MAINTENANCE.
PARKING AREA ZONE
PAVED PARKING LOT AREA: 23.530S.F.
LANDSCAPED AREA: 7,864 S.F.
LANDSCAPE COVEPJ^GE; 32%
PARKING LOT TREES
TOTAL PARKING STALLS - 62
PARKING LOT TREES REQUIRED = I 6
PARKING LOT TREES PROPOSED = 18
PRELIMINARY LANDSCAPE PLAN
KL North
SCALE: 1"=40'
TUTOR TIME - LA COSTA OAKS - NEIGHBORHOOD 3.2 - PARCEL 2
CARLSBAD, CALIFORNIA
NAOEL RETAL ARCHITECTS. UP
3080 BRISTOL ST. SUITE 500COSTA MESA, CA 02626T. 714.540.5000 F.714.75S.3013
WWW.NAOG.ARC.COM
chitects Inc
PROPOSED LANDSCAPE - POTABLE WATER
EXISTING LANDSCAPE - RECLAIMED WATER
PROPOSED TURF PLAY YARD - POTABLE WATER
RECLAIMED WATER PLAN
^k North
SCALE: 1"=40'
TUTOR TIME - LA COSTA OAKS
CARLSBAD, CALIFORNIA
- NEIGHBORHOOD 3.2 - PARCEL 2 NADEL RETAIL ARCHITECTS. UP
3080 BRISTOL ST. SUITE 500COSTA MESA. CA 92626
T. 714.540.5000 F.714,755.3013
WWW.NADELAftC.CQM chitects In
WATER CONSERVATION STATEMENT
THE INTENT Of THE LANDSCAPE DESIGN 15 TO REFLECT AND BLEND WITH
THE EXISTING LANDSCAPE'lN THE AREA. THE PLANT MATERIAL SELECTED
fOR THIS PROJECT IS INTENDED TO COMPLIMENT AND ENHANCE THEARCHITECTURE AS WELL AS THE SITE.
SOIL SAMPLES WILL BE COLLECTED AFTER THE ROUGH GRADING 15
COMPLETE. AN AGRICULTURAL SUITABILITY SOILS ANALYSIS WILL BEREQUIRED. TME REPORT WILL CONTAIN RECOMMENDATIONS FROM THE
SOILS LABORATORY INDICATING THE APPROPRIATE AMMENDMENTS
NECESSARY TO SUSTAIN HEALTHY AND VIGOROUS PLANT LIFE.
THIS LANDSCAPE DESIGN GROUPS PLANTS WITH SIMILAR WATER NEEDS
TOGETHER INTO DISTINCT HYDRQZONES OF LOW AND MODERATE
REQUIREMENTS. MO5T OF THE PLANTS USED ARE DROUGHT TOLERANT.
THE IRRIGATION SYSTEM HAS BEEN DESIGNED TO USE THE LEAST
AMOUNT OF WATER. YET STILL PROVIDE THE IDEAL WATERING FOR THEOPTIMUM GROWTH OF THE PLANT THROUGH THE USE OF BUBBLER AND
LOW PRECIPITATION TYPE SPRAY SYSTEMS. THE IRRIGATION SYSTEMS
ARE GROUPED ACCORDING TO DIFFERENT HYDROZONE5 BASED ON
EXPOSURE . ORIENTATION AND PLANT VARIETIES WITH SIMILAR WATER
REQUIREMENTS. THE IRRIGATION SYSTEM USES BUBBLERS AND LOW
FLOW SPRINKLER HEADS THROUGHOUT THE LANDSCAPE AREA. EACH
HYOROZONE IS ON A SEPERATE IRRIGATION VALVE. AN AUTOMATEDCONTROLLER WITH RAIN SHUT OFF CAPABILITIES 15 USED TO EFFICIENTLY
IRRIGATE THE LANDSCAPE AND FREVEMT THE WASTE OF WATER.
ALL NON-TURF PLANTING AREAS WILL RECEIVE A 3' LAYER. OF DARK, MULCH.
ALL AREAS ARE TO BE MONITORED BY THE MAINTENANCE CONTRACTOR
ON A WEEKLY BASIS. LONG TERM MAINTENANCE OF THE NEWLANDSCAPE SHALL BE THE RESPONSIBILITY OF THE PROPtRlY OWNER.
WATER CONSERVATION ZONES
7nPJJ? 1 • 23.576 S.F. 'WATER SAVER' - TALL FESCUE S^l/JVij J. , fjjgf = 2SX Qt TOTAL LANDSCAPE AREA
ZONE 3
IRRIGATE WITH POTABLE WATER
IRRIGATE WITH POTABLE WATER
03.281 S.f EXISTING PUNT IUTBROI
SLOPES = 67% OP TOTAL LANDSCAPE AREA
RIUGATE WITH RECLAIMED WATER
TOTAL LANDSCAPE AREA = 94,520 S.F.
TOTAL LANDSCAPE AREA = 44% OF SITE AREA
WATER CONSERVATION PLAN
SCALE: r-401
TUTOR TIME - LA COSTA OAKS
CARLSBAD, CALIFORNIA
- NEIGHBORHOOD 3.2 - PARCEL 2 NADU. RETAIL ARCHITECTS. LLP
3080 BRISTOL ST. SUITE 500
COSTA MESA, CA 92826
T.7U.M0.5000 F.7H.7SS.3Q13WWW.NAD£lJkRC.Oa«chitects In