HomeMy WebLinkAboutSUP 13-03; Viasat Expansion; Special Use Permit (SUP)
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: October 24, 2013
P.C. AGENDA OF: January 15, 2014 Project Planner: Greg Fisher
Project Engineer: David Rick
SUBJECT: SUP 13-03/SUP 98-03(C)/SDP 13-05/PUD 13-09/MCUP 13-13/MS 13-07 – VIASAT
EXPANSION – Request for a determination that the project is within the scope of the
previously certified Bressi Ranch Master Plan Program EIR and that the Program EIR
adequately describes the activity for the purposes of CEQA; and approval of a Scenic
Corridor Special Use Permit, Scenic Corridor Special Use Permit Amendment, Minor Site
Development Plan, Non-Residential Planned Development Permit, Minor Conditional
Use Permit, and Tentative Parcel Map for the reconfiguration of four industrial lots on
9.9 acres of land, the development of 143,100 square feet of planned industrial/office
and manufacturing space within two, three-story buildings, a 3,995 SF satellite antenna
enclosure, a 5,386 SF mechanical and trash enclosure, at-grade parking and a large
centralized plaza. The project also includes the installation of a pedestrian traffic signal
with cross walk, a bus stop with turnout, miscellaneous improvements within the El
Camino Real public right-of-way, and minor modifications to ViaSat’s existing campus on
property generally located south of Palomar Airport Road, on both the east and west
sides of El Camino Real, just north of Gateway Road in Local Facilities Management Zone
17.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7030 APPROVING Scenic
Corridor Special Use Permit (SUP 13-03), Scenic Corridor Special Use Permit Amendment (SUP 98-03(C),
Minor Site Development Plan (SDP 13-05), Non-Residential Planned Unit Permit (PUD 13-09), Minor
Conditional Use Permit (MCUP 13-13) and Tentative Parcel Map (MS 13-07), based on the findings and
subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Description:
A) ViaSat Expansion Buildings 10 & 11; Pedestrian Traffic Signal; Bus Stop; Miscellaneous
Improvements within the El Camino Real public right-of-way
This portion of the proposed project re-subdivides a four-lot, 9.9 acre site located within Planning Area 3
(PA3) of the Bressi Ranch Master Plan (BRMP) at the northeast corner of El Camino Real and Gateway
Road into four industrial parcels. Bressi Ranch Lots 10 - 13 of CT 00-06 will be reconfigured into parcels
1-4 to accommodate two proposed three story buildings with 527 parking spaces, site landscaping, large
central plaza area, a mechanical equipment/trash enclosure and a satellite antenna enclosure. Building
No. 10, the larger of the two proposed industrial/office buildings, will be located on Parcel 1. Parcel 2
consists mostly of a parking lot and a large central plaza area. Parcel 3 consists of additional parking and
2
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a satellite antenna enclosure, mechanical equipment enclosure, and trash enclosure. The second
building, Building No. 11, and additional parking will be located on Parcel 4.
The 9.9 acre project site has been previously mass graded into four existing development pads. The
project is now proposing to re-grade the site in order to accommodate a comprehensively designed
“campus type” project. Proposed grading quantities include approximately 17,500 cubic yards of cut,
14,040 cubic yards of fill, and 3,460 cubic yards of net export.
The two proposed industrial buildings are three-stories tall and are 77,400 square feet (Parcel 1) and
65,700 square feet (Parcel 4) in size. The buildings will contain a combined 111,042 square feet of
professional office space and 32,058 square feet of manufacturing space. There will be a total building
area of 143,100 square feet. There will be two additional buildings including a 5,386 SF mechanical
equipment and trash enclosure (5,386 SF) and satellite antenna enclosure (3,995 SF). The two
office/manufacturing buildings will be positioned within 45 feet of Gateway Road consistent with the
BRMP Design Criteria with a large centralized plaza area provided between the two buildings, becoming
a dominant visual element of the site. Building 10 is also located near the corner of El Camino Real and
Gateway Road providing a visual connection to ViaSat’s existing campus (Building 1) located on the west
side of El Camino Real. A deviation from the El Camino Real Corridor Development Standards is
proposed to allow for a 10 foot increase in building height for Building 10. The deviation will allow
Building 10 to be constructed to its proposed building height of 45 feet similar to Building 11. The
findings to support the deviation were able to be made and are discussed below within Section F of the
staff report.
The two buildings are similar in design and will consist primarily of painted (beige tones) concrete tilt-up
construction with smooth wall panels, stone tile accent features, and large green tinted window
openings. Each building will be accented with stone veneer tile and feature wide cantilevered metal
panel-clad canopies over the main entry ways. Parapet walls varying in height and up to 46.6’ tall and
vertical tower architectural elements (52.6’ tall) flanking the main entries have been integrated into the
building design to help reduce massing and create a visual interest by varying roof heights. The
proposed architectural and building design achieves a visual connection to ViaSat’s existing five building
campus located on the west side of El Camino Real directly across from the proposed site. The design
mimics the basic forms and massing of the original campus buildings, yet creates an updated look by
introducing larger metal panel-clad canopies with clad columns, introduction of curtain wall glazing at
stair enclosures, large formal limestone cladding and modernized paint colors.
Parking (527 spaces) for the project will be provided on-site in the form of surface parking. Most of the
parking has been oriented toward the rear of the project (relative to Gateway Road) thereby reducing
the visual impact created by the parking/drive aisles from Gateway Road. The small number of parking
spaces located adjacent to a public street will have a minimum three foot tall vegetation screen and
landscape berms at the front of each parking aisle/stall to help screen the front of the cars. The project
site can be accessed from either Gateway Road or Campbell Place. Enhanced paving is used at each
vehicular entrance. The project may be constructed in two phases with the western-most building
(Building 10) being built first. Both buildings will be leased by ViaSat Inc. Located near the rear portion
of the site (relative to Gateway Road) within the parking lot will be a 12.5’ tall, 5,386 SF mechanical
equipment room and trash enclosure, and a 17’ tall, 3,995 SF satellite antenna enclosure. These
structures will be designed and constructed to match the proposed office industrial buildings.
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In addition to the proposed on-site improvements discussed above, the following improvements are
proposed in the Gateway Road and El Camino Real right-of-way:
a signalized cross walk across El Camino Real at Gateway Road with an added opening in the
raised median and enhanced landscape, pavement and architectural features;
the addition of a raised median shaped to further clarify and force right-in and right-out vehicle
turns at the Gateway Road/El Camino Real intersection; and
a bus stop and turnout on southbound El Camino Real.
The pedestrian cross walk will link ViaSat’s main campus located at 6155 El Camino Real (west side of
ECR) to the newly proposed Bressi Ranch campus. The improvements include decorative concrete
flanking each side of the 20-foot wide cross walk, a median trellis structure and landscaping within the
median and at each end of the crosswalk. The pedestrian signal will interconnect with the traffic signal
at the intersection of Palomar Airport Road and El Camino Real to allow controlled phasing of the signals
to minimize conflicts between vehicles and pedestrians. The signalized crosswalk design is conceptual
and will require approval of detailed improvement plans subject to the approval of the City Engineer.
The transportation division has reviewed the plans and supports the conceptual design.
The proposed bus stop for southbound El Camino Real will replace the bus stop that, according to North
County Transit District staff, was removed when the Lowe’s shopping center was recently constructed at
the southwest corner of EL Camino Real and Palomar Airport Road. The bus stop will front the ViaSat
campus just north of the proposed crosswalk and also provide convenient access to the Lowe’s shopping
center. A turnout will be added as well as benches and shade trellis. The applicant has been in contact
with North County Transit District to develop an acceptable design at the proposed location.
Project Description:
B) Modifications to ViaSat’s existing campus (Parcel 1)
The second component of the project consists of minor modifications to ViaSat’s existing campus
located on the west side of El Camino Real (Parcel 1/Building 1) which is one of the five parcels/buildings
that make up ViaSat’s main campus. This modification requires an amendment to SUP 98-03. The
existing site plan for Parcel 1 will be modified to create a new accessible connection from Building 1’s
main entry to El Camino Real. The accessible connection path will include enhanced paving, a shade
trellis, and accent landscape materials. Several parking spaces will also be relocated to accommodate
the accessible connection path. The proposed accessible connection will provide a visual as well as
physical link between ViaSat’s main campus and proposed Bressi Ranch Buildings 10 & 11.
Background:
The applicant received approval from the Planning Commission on February 18, 2009 for a similar
project to what is being proposed with the exception of the pedestrian traffic signal, bus stop turn out
and minor modifications to the existing campus. That project was never constructed. Although that
project is still valid, a new application was submitted to reflect the current project description.
Table A below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
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TABLE A
Location General Plan Designation Zoning Current Land Use
Site PI P-M Vacant
North PI P-M Storage Facility
South PI P-M Vacant
East PI P-M Industrial/Office
West PI P-M Industrial/Office
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. General Plan – Planned Industrial (PI) Land Use designation;
B. Bressi Ranch Master Plan, Planning Area 3 (MP 178);
C. Planned Industrial Zone (P-M), (CMC Chapter 21.34);
D. Parking Ordinance, (CMC Chapter 21.44);
E. Non-Residential Planned Developments (CMC Chapter 21.47);
F. Special Use Permit - Scenic Preservation Overlay Zone regulations (CMC Chapter 21.40 and the
El Camino Real Corridor Development Standards);
G. Site Development Plan findings for the Qualified Development Overlay Zone (CMC Chapter
21.06);
H. Conditional Use Permit Regulations (CMC Chapter 21.42);
I. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP);
J. Subdivision Ordinance (CMC Title 20); and
K. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan
(Zone 17).
The recommendation for approval of this project was developed by analyzing the project’s consistency
with the applicable regulations and policies. The project’s compliance with each of the above
regulations is discussed in the sections below.
A. General Plan
The project site is located within PA 3 of the Bressi Ranch Master Plan and has a General Plan Land Use
designation of Planned Industrial (PI), which allows for manufacturing, warehousing, storage, research
and development, office, and utility uses.
The Bressi Ranch Master Plan was found to comply with the applicable General Plan Goals, Objectives
and Policies. The project is in conformance with the Master Plan and is therefore also in compliance
with the General Plan. The proposed office park project complies with the Elements of the General Plan
as outlined in Table B below.
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TABLE B – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS COMPLIANCE
Land Use Site is designated for
industrial uses including
office uses.
Office/industrial buildings. Yes
Noise Utilize noise standards
contained in the Noise
Guidelines Manual.
The project is located outside
of the 60 dBA CNEL noise
contour of the McClellan-
Palomar Airport Land Use
Compatibility Plan (ALUCP),
and the buildings will meet
the 55 dBA CNEL interior
noise level standards for non-
residential construction.
Yes
Circulation Require new development to
construct roadway
improvements needed to
serve proposed
development.
Promote, encourage, and
accommodate a variety of
transportation modes as
alternatives to the
automobile.
All roadways and
improvements necessary to
serve the development exist,
and no additional
improvements are required.
The project proposes a
pedestrian traffic signal with
cross walk at the intersection
of El Camino Real and
Gateway Road. The
proposed infrastructure will
provide a physical link
between ViaSat’s main
campus and proposed Bressi
Ranch Buildings 10 & 11
accommodating pedestrians,
bicycles, and other non-
automobile modes of
transportation.
Yes
Parks Payment of nonresidential
park fee.
The project is conditioned to
pay the non-residential park-
in-lieu fee.
Yes
Public Safety Provision of emergency
water systems and all-
weather access roads.
All necessary water mains,
fire hydrants and
appurtenances shall be
installed prior to occupancy
of any building and all-
weather access roads shall be
maintained throughout
construction.
Yes
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B. Bressi Ranch Master Plan (MP 178)
Planning Area 3 is the largest of the five industrial planning areas located within the Bressi Ranch Master
Plan with a gross area of 47 acres. PA3 is bordered by Palomar Airport Road to the north, Gateway Road
to the south, Innovation Way to the east, and El Camino Real to the west. According to the Master
Plan’s Vision and Goals, the purpose of this planning area, including its design standards and allowed
uses, is to provide for office or industrial/warehouse uses. The proposed project is consistent with this
goal by providing 143,100 square feet of industrial/office use and associated satellite antenna and
mechanical equipment/trash enclosures in a convenient and accessible location to El Camino Real and to
the Bressi Ranch community.
Furthermore, the project is consistent with Goal 2 of the Master Plan, in that it offers residents of the
Bressi Ranch community convenient pedestrian access using existing sidewalks along public streets, as
well as by way of the internal pedestrian circulation system.
Unless otherwise modified by the BRMP, all development within PA3 shall comply with the development
standards of the Planned Industrial (P-M) Zone (C.M.C. 21.34). No special Master Plan development
standards were adopted for PA3. Compliance with the P-M Zone is discussed below in Section C of this
report.
General design guidelines were established for the development of the Bressi Ranch industrial planning
areas. Guidelines include buffering from residential neighborhoods, orientation of entries and windows
to the street, enhanced vehicular and pedestrian site entries, onsite plazas, and breaks in building
massing.
The project complies with the general design guidelines of the Bressi Ranch Master Plan by: orienting
the buildings close to the street (Gateway Road) and allowing the buildings to become the dominant
visual element of the site while most of the parking areas are moved to the sides and rear of the
buildings where their visual impacts are mitigated; providing a strong pedestrian circulation system
throughout the project including a crosswalk connection to ViaSat’s existing campus (Parcel 1); providing
enhanced decorative paving at each site entry; creating a large plaza area with outdoor eating and
sitting areas for employees; and limiting building massing through the use of a paint color palette that
emphasizes the vertical “tower” elements which flank the primary entries, and extending the secondary
entries (ends of buildings) outward creating a shadow effect.
C. Planned Industrial Zone (P-M)
The following Table C illustrates the development standards applicable to the site and the project’s
compliance with those standards.
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TABLE C - PLANNED INDUSTRIAL ZONE DEVELOPMENT STANDARDS
Standard Required Provided Comply
Building
Height
35 feet maximum (building height
may be increased to 45 feet
through the approval of a Minor
Site Development Plan if building
is no more than three stories and
all required setbacks are increased
by one foot for each foot of height
increase above 35 feet).
Allowed height protrusions
including parapets and
architectural features may be
permitted up to 55 feet as long as
(1) they do not function to provide
usable floor space; (2) do not
accommodate and/or screen
building equipment; (3) do not
adversely impact adjacent
properties; and (4) are necessary
to ensure a building’s design
excellence.
45 feet to top of finished roof.
46.6 feet to top of parapet wall.
52.6 feet to top of architectural
feature.
Buildings are three stories tall.
All required setbacks were increased
by 10 feet to reflect increase in
building height up to 45 feet.
The architectural features and
parapet: (1) do not provide useable
floor space, (2) do not
accommodate or screen building
equipment (3) do not adversely
impact adjacent properties and (4)
are necessary to ensure the
building’s design excellence.
Yes
Yes
Yes
Building
setbacks
50 feet from El Camino Real.
35 foot average and 25 foot
minimum from Gateway Road and
Campbell Place.
10 foot side yard
10 foot rear yard
105 feet from El Camino Real.
45 foot average and 35 foot
minimum from Gateway Road and
Campbell Place.
>20 foot side yard
>20 foot rear yard
Yes
Yes
Yes
Yes
Lot coverage Maximum 50% of lot area Overall lot coverage is 11%. Yes
Employee
eating areas
Minimum 300 square feet per
5,000 square feet of building.
8,586 square feet is required.
5,340 square feet of outdoor and
3,282 square feet of indoor eating
area is provided (8,622 sq. ft. total).
Yes
Landscaping in
parking areas
10% minimum 30% provided Yes
D. Parking Ordinance (CMC Chapter 21.44)
Onsite parking is required at the various ratios for office and manufacturing. Pursuant to Section 21.44
of the CMC, professional office is required to provide one parking space per 250 square feet of gross
floor area and the requirement for manufacturing is one parking space per 400 square feet of gross floor
area. Based on the total area of professional office (111,042 SF) and manufacturing (32,058 SF)
proposed, 525 total parking spaces are required and a total of 527 spaces will be provided on-site. The
total number of compact parking spaces allowed onsite shall not exceed 25% of the total required
parking spaces. The percentage of compact parking spaces proposed is 24.8% (130 spaces) which
complies with this standard.
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E. Non-Residential Planned Development (CMC Chapter 21.47)
The intent and purpose of the Non-Residential Planned Development regulations are to:
1. Ensure that non-residential projects develop in accordance with the general plan and applicable
specific and master plans;
2. Provide for non-residential projects which are compatible with surrounding developments;
3. Provide a method to approve separate ownership of units within multiple-unit buildings or upon
a parcel of land containing more than one unit;
4. Provide a method to approve separate ownership of planned unit development lots; and
5. Provide for conversion of existing developments to condominiums.
The proposal to create separate ownership planned unit development lots necessitates that a Non-
Residential Planned Development Permit be processed to supplement the proposed Tentative Parcel
Map (MS 13-07). The four non-residential planned unit development lots will share common driveway
access, parking areas, landscaping, and outdoor eating areas, which will be commonly maintained by an
owners association.
The project complies with the General Plan, Zoning and Planning Area 3 of the Bressi Ranch Master Plan
as discussed above. The subdivision, by nature of the industrial/office/manufacturing uses, will not be
detrimental to the health, safety or welfare of the surrounding occupants of the area and the
industrial/office/manufacturing use is similar to adjacent uses. No modifications to the development
standards are required to protect public health, safety, and general welfare. There are no size or
configuration standards for non-residential planned development units beyond those imposed as a part
of the permit, except that they shall be reasonable as to the intended use and relation to the project.
F. S-P Scenic Preservation Overlay Zone Regulations (CMC Chapter 21.40) and El Camino Real
Corridor Development Standards
Special Use Permits are required whenever a site is located within a Scenic Preservation or Floodplain
Overlay Zone. The proposed project is located within the El Camino Real Scenic Corridor Overlay Zone.
The El Camino Real Corridor Development Standards were adopted in 1984. The intent of these
standards is to maintain and enhance the appearance of the roadway by setting standards for setbacks,
signs, building height, grading, and design. The document is also intended to further the goals of the
Land Use and Circulation Elements of the General Plan with the objective of preserving unique city
resources as they relate to highways and arterials.
The proposed project is in Area 4 (College Avenue intersection to Sunfresh Rose Company (Cassia Road))
of the El Camino Real Corridor, where research facilities, business parks and the airport dominate this
central portion of the city. The one common characteristic that melds the various components of this
corridor is a “campus” look. The proposed project with the exception of Building 10’s building height is
consistent with the development standards and intent of those standards with regard to aesthetic
considerations. Each of the requirements and responses to the requirements are addressed in Table D
below.
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TABLE D – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE
STANDARD REQUIRED/ALLOWED PROVIDED Comply
Design Theme Campus type The two, three-story buildings have a
professional office “campus type” design
theme. The two building are grouped in a
campus format providing headquartering
opportunities to large corporations such as
ViaSat Inc. The proposed architectural and
building design achieves a visual
connection to ViaSat’s existing five building
campus located on the west side of El
Camino Real directly across from the
proposed site. In addition, a strong
pedestrian corridor runs through the center
of the site connecting the proposed
buildings to Lot 15, another building site
occupied by ViaSat Inc. Outdoor eating
areas, patios and a large centralized plaza
have been provided between the two
proposed buildings promoting pedestrian
interaction and activity.
Yes
Sidewalks As determined by staff Existing Yes
Signs Free standing
monument, not to
exceed 5’ above street
grade.
Signs will be permitted per the Bressi Ranch
Sign Program, El Camino Real Corridor
Development Standards, and City’s Sign
Ordinance.
Yes
Max. Building
Height
35' from pad grade. *45 feet to top of finished roof (with
increased setbacks per CMC Section
21.34.070(A)(1) and El Camino Real
Corridor Standards deviation findings).
46.6 feet to top of parapet wall and 52.6
feet to top of architectural feature per CMC
Section 21.34.070(A)(2)(a)(ii).
Yes
Max. Grading
Change
No cut or fill exceeding
15' from original.
Proposed grading is within 15 feet of
original grade as approved by CT 00-06
(Bressi Ranch Master Plan).
Yes
Min. Setback
from El Camino
Real (ECR)
30' (assumes above-
grade structures).
105 foot setback from ECR. Yes
Roof Equipment No roof equipment can
be visible from adjacent
streets.
Most of the mechanical equipment is
located within a mechanical yard located
within the parking lot. Any proposed roof
equipment will be located within a
depressed roof well and will not be visible.
Yes
*When practical application of the El Camino Real Corridor Standards is not feasible and not in the best
interest of good planning practices, deviations to the standards may be approved by the Planning
Commission. The required findings to allow a deviation in building height for Building 10 can be made
and are contained within Planning Commission Resolution No. 7030.
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G. Qualified Development Overlay Zone (CMC Chapter 21.06)
Pursuant to Sections 21.34.050 and 21.34.070 (2)(a) of the CMC, a Minor Site Development Plan is
required to be processed for this office/industrial project pursuant to Chapter 21.06.030, the Qualified
Development Overlay Zone, of the Carlsbad Municipal Code. No building permit or other entitlement
shall be issued for any use in the Q zone unless there is a valid site development plan approved for the
property. The required findings and justifications for each are contained in Planning Commission
Resolution No. 7030. This section summarizes the necessary findings and support for each.
The requested development is consistent with the Planned Industrial (PI) Land Use designation and the
Bressi Ranch Master Plan as demonstrated in sections “A” & “B” of this staff report, and all applicable
provisions of Title 21 except for building height which is addressed in section “E” of this staff report. The
requested use is properly related to the site, surroundings and environmental setting and will not be
detrimental to existing development as the project design complies with requirements of the Bressi
Ranch Master Plan as demonstrated in section “B” of this report. All required building and landscape
setbacks have been incorporated into the project design. The site is also adequate in size and shape to
accommodate the use as all other applicable code requirements have been met, with the exception of
the height of Building 10, for which findings to support this deviation can be made (See PC Resolution
No. 7030) including the parking and building coverage standards. Approximately 14 percent of the
parking area will be landscaped while only 10 percent is required. A total of 30 percent of the site will
be landscaped. Building coverage is proposed at 11 percent of the site area.
All features necessary to adjust the use to existing and permitted future uses will be provided.
Landscaping and earth berm techniques are proposed to screen the parking areas. Adequate vehicle
circulation has been provided to accommodate safety and truck turning movements. Access to the site
will be provided by three separate driveways onto Gateway Road and Campbell Place. The existing
street system is adequate to handle all traffic generated by the proposed use. The proposed use is
consistent with the uses analyzed in the circulation analysis prepared for Program EIR 98-04 for the
Bressi Rancho Master Plan.
H. Conditional Use Permit Regulations (CMC Chapter 21.42)
A Minor Conditional Use Permit (MCUP) is required for the project whenever more than one satellite
antenna is proposed on a site within the P-M Zone. The project proposes multiple satellite antennas
therefore the approval of a MCUP is required.
As proposed, the project complies with CMC Section 21.53.140(e)(1) which regulates the location and
installation of satellite antennas within commercial and industrial zones. The ground mounted antennas
are consistent with the standards as they are located in a 17’ tall, 3,995 SF satellite enclosure located in
the rear fifty percent of the lot; will not exceed twenty feet in height; will not be used as a sign or
advertising; will be screened from adjacent properties; and will not be located in any required parking
area.
I. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
The project site is located southeast of the McClellan-Palomar Airport. It is entirely within the Airport
Influence Area (AIA) and partially within the Flight Activity Zone (FAZ). The area that is located within
the FAZ is a parking lot which is located at the northern most portion of the site. No buildings are
proposed within the FAZ. The AIA is generally the area in which current and future airport-related noise,
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overflight, safety and/or airspace protection factors may affect land uses or necessitate restrictions on
use. The FAZ identifies properties that, in addition to the considerations of the AIA, should be held free
of intensive development.
The project site is well outside of the plotted airport noise contours in the Airport Land Use
Compatibility Plan. Airspace protection has already been implemented for the site in that an avigation
easement in favor of the airport has been recorded over the property. The site is, however, subject to
limitations on intensity of use because it is partly in the FAZ and Runway Protection Zone (RPZ). As such,
all assembly areas defined as Group “A” by the 2001 California Building Code are limited to a maximum
occupancy of 100 persons. In addition, higher intensity uses such as hotels, motels, childcare centers,
athletic clubs, public and private schools are prohibited uses within the FAZ and RPZ. These restrictions
have been recorded over all of those portions of Bressi Ranch that are within the FAZ and RPZ.
The project is consistent with the Bressi Ranch Master Plan and Planned Industrial zoning. The project is
therefore also consistent with the Airport Land Use Compatibility Plan since all of the anticipated
tenants of the office park will not fall into any of the aforementioned prohibited “intense land use”
categories. The San Diego Regional Airport Authority Airport Land Use Commission reviewed the Bressi
Ranch Master Plan for consistency with the McClellan-Palomar Airport Land Use Compatibility Plan
(ALUCP). The Master Plan was found to be consistent with the ALUCP. Subsequent projects consistent
with the Master Plan are therefore not required to be reviewed by the Airport Land Use Commission for
ALUCP consistency.
Furthermore, the Federal Aviation Administration (FAA) completed an aeronautical study under the
provisions of the Code of Federal Regulations, Part 77 in December of 2013. The aeronautical study
found that the proposed project does not exceed obstruction standards, would not be a hazard to air
navigation, and no special lighting or markings on the buildings are necessary for aviation safety.
J. Subdivision Ordinance
The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has
concluded that the subdivision, as conditioned, complies with all the applicable requirements of the
Subdivision Map Act and the City’s Subdivision Ordinance. Gateway Road and Campbell Place are
publicly dedicated roadways and no additional improvements or dedication of streets is required. All
utility infrastructure is being installed concurrent with development. Public water and utility easements
will be dedicated on the parcel map.
K. Growth Management Ordinance and 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 the approved Zone 17 Local Facilities Management Plan
(LFMP). The proposed project public facility demand is in compliance with the public facility
assumptions of the Zone 17 LFMP. The impacts to public facilities created by the project, and its
compliance with the adopted performance standards are summarized in Table “E” below. The Zone 17
LFMP requires a $.40/square foot park impact fee to be paid prior to building permit issuance. The
project is conditioned to pay the appropriate public facilities fee, water and sewer connection fees,
traffic impact, park, and school fees to mitigate its impact on these respective facilities. As conditioned,
all facility improvements necessary to accommodate the development will be in place prior to, or
concurrent with, development. Therefore, the proposed development is consistent with the Zone 17
LFMP.
SUP 13-03/SUP 98-03(C)/SDP 13-05/PUD 13-09/MCUP 13-13/MS 13-07 – VIASAT EXPANSION
January 15, 2014
Page 12
TABLE E: GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A Yes
Library N/A Yes
Waste Water Treatment 17,600 GPD Yes
Parks $.40/sq. ft. Yes
Drainage 41 cfs Yes
Circulation 2,004 ADT Yes
Fire Station No. 5 Yes
Open Space N/A Yes
Schools – Carlsbad Unified School District N/A Yes
Sewer – Carlsbad Waste Water District 80 EDU Yes
Water – Carlsbad Municipal Water District 32,890 GPD Yes
IV. ENVIRONMENTAL REVIEW
The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA).
Staff 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 Bressi Ranch Master Plan MP 178 (EIR 98-04), dated July 9, 2002. EIR 98-04 evaluates the
potential environmental effects of the development and operation of the “Bressi Ranch Master Plan”
including, analysis of traffic circulation, water quality and compliance with SB 221 and SB 610 regarding
water availability, biological resources, and land use and associated actions inclusive of the proposed
planning area project reviewed here.
The City Council certified EIR 98-04 on July 9, 2002. 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
98-04 applicable to the proposed project have been completed, incorporated into the project design or
are required as conditions of approval for the project. The EIR 98-04 “Findings of Fact and Statement of
Overriding Considerations” applies to all subsequent projects covered by the Bressi Ranch Master Plan
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 98-04 and no
further CEQA compliance is required. EIR 98-04 is available at the Planning Department.
ATTACHMENTS:
1. Planning Commission Resolution No. 7030
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Sized Exhibits “A” – “GG” dated January 15, 2014
EL CAMINO REALG A T E W A Y R D
TOWN GARDEN RD
P A L O M A R A I R P O R T R D
CAMPBELL PLALICANTE RDSUP 13-03 / SUP 98-03(C) / SDP 13-05 /
PUD 13-09 / MCUP 13-13 / MS 13-07
ViaSat Expansion
SITE MAPEL CAM REALC A R LSB AD VILL AGE DR
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RAN CHO S AN TA FE RDCOLL
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Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
48"x60"48"x60"8"x60"
48"x180"
48"x60"
48"x60"48"x60"
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
8"x60"48"x60"
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
-
MM
AS NOTED
12085.S01
01/06/2014
(4th) 12/13/2013
-
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E(E)(E)(E)(E)(E)(E)E(E)(E)( )E)(E)(E( )(E)(E)(E)(E)( )(E)(E)(E)(EE)(E)(E)(E)(E(E)(E)E)(E)(E)(E)(E)(E)(E)(E)E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E))(E)(E)E)(E)(E)(E)(E(E)(E)(E)(E)(E)(E(E)(E)(E)C A M P B E L L P L A C EC A M P B E L L P L A C EBUILDING 10PHASE 13-STORY OFFICEBUILDINGBUILDING 11PHASE 23-STORY OFFICEBUILDINGG A
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E L C A M I N O R E A L PLANTING LEGENDSYMBOLBOTANICAL / COMMON NAMETREES:ARBUTUS X 'MARINA' /STRAWBERRY TREECERCIS CANADENSIS /EASTERN REDBUDLOPHOSTEMON CONFERTUS /BRISBANE BOXPINUS ELDARICA /AFGHAN PINEPLATANUS MEXICANA 'ALAMO' /MEXICAN SYCAMOREQUERCUS AGRIFOLIA /COAST LIVE OAKTIPUANA TIPU /TIPU TREEOLEA EUROPEA 'SWAN HILL' /FRUITLESS OLIVE- OR -PYRUS CALLERYANA 'ARISTOCRAT' /ARISTOCRAT ORNAMENTAL PEAR HDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUDNOTE: FOR COMPLETE PLANTINGLEGEND, SEE SHEET L3PROJECT ENTRY WITHENHANCED PAVING -COLORED CONCRETEWITH SAWCUTSCORES35' LANDSCAPEEASEMENT ALONGGATEWAY ROADSIGHT DISTANCETRIANGLE NO PLANTMATERIAL IN EXCESSOF 30" TALL,TYP.PROPERTY LINE /RIGHT-OF-WAYLINE, TYP.LARGE SHRUBS (3' MIN.) ANDLANDSCAPE BERMS TOSCREEN ALL PARKING AREASFROM ADJACENT PROPERTYOR STREET, TYPWOODY SHRUBS PLANTED OVERHERBACEOUS GROUNDCOVERTO COVER 60% OF GROUND ATMATURITY WITHIN PERIMETERSLOPE AREAS ONLYEXISTINGSIDEWALK, TURFPARKWAY ANDSTREET TREESTO REMAIN,TYPICALBIO-RETENTION AREAPER CIVIL ENGINEER'SPLANS, PLANTED WITHAPPROPRIATEVEGETATION, TYPICALNEW ACCESSIBLEPEDESTRIANCONNECTION TOCAMPBELL PL.EXISTINGSIDEWALK, TURFPARKWAY ANDSTREET TREES TOREMAIN, TYPICALLANDSCAPE SITE CALCULATIONSTOTAL DEVELOPED SITE AREA431,505 SFTOTAL LANDSCAPE AREA131,174 SFPERCENTAGE OF SITE LANDSCAPED30.4%TOTAL PARKING LOT AREA172,746 SFPARKING LOT LANDSCAPE REQUIRED (10%) 17,275 SFPARKING LOT LANDSCAPE PROVIDED (10.9%) 18,827 SFTOTAL PARKING STALLS PROPOSED527PARKING LOT TREES REQUIRED (1 PER 4 STALLS) 132PARKING LOT TREES PROVIDED149WOODY SHRUBS PLANTED OVERHERBACEOUS GROUNDCOVERTO COVER 60% OF GROUND ATMATURITY WITHIN PERIMETERSLOPE AREAS ONLY35' LANDSCAPEEASEMENT ALONGCAMPBELL PLACEPARKING LOT LIGHTFIXTURE, TYP.SECURITYBOLLARDS AT 0"CURB BUILDINGENTRY AREAS, TYP.SECURITY BOLLARDSAT 0" CURB BUILDINGENTRY AREAS, TYP.LARGE SHRUBS (3' MIN.) AND LANDSCAPEBERMS TO SCREEN ALL PARKING AREAS FROMADJACENT PROPERTY OR STREET, TYP.WOODY SHRUBSPLANTED OVERHERBACEOUSGROUNDCOVER TOCOVER 60% OFGROUND ATMATURITY WITHINPERIMETER SLOPEAREAS ONLYBIO-RETENTION AREA PERCIVIL ENGINEER'S PLANS,PLANTED WITHAPPROPRIATE VEGETATION,TYPICALOUTDOORAMENITYSPACE WITHTABLES ANDCHAIRSOUTDOOR AMENITY SPACEWITH SITE FURNISHINGS,TABLES, CHAIRS, BBQAREA, SHADE TRELLISESAND WATER ELEMENTNEW ACCESSIBLEPEDESTRIANCONNECTION TOEL CAMINO REALNEW ACCESSIBLEPEDESTRIANCONNECTION TOGATEWAY ROADSIGHT DISTANCETRIANGLE - NO PLANTMATERIAL IN EXCESSOF 30" TALL, TYP.EXISTING TREES,LANDSCAPE ANDIRRIGATION WESTOF THE EXISTINGD.G. PATH TOREMAIN, TYPICALEXISTING D.G.PATH TOREMAIN,RELOCATED BRESSI RANCHSIGNAGE WITH NEWOVERHEAD SHADEELEMENT AND ACCENTPLANTINGPROPERTY LINE /RIGHT-OF-WAYLINE, TYP.NEW BUS STOPAND SHADESTRUCTUREENHANCEDPAVING ATBUILDING ENTRY /DROP-OFF AREADECORATIVE TRAFFIC SIGNAL,ACCENT MEDIAN PLANTING,PAINTED PAVING PATTERN ANDSHADE STRUCTURES ATSTREET CROSSINGNEW ACCESSIBLE CONNECTION TO ELCAMINO REAL WITH ENHANCED PAVING,SHADE TRELLIS AND ACCENT PLANTINGNO TREES LOCATEDWITHIN WATEREASEMENT, TYP.BIO-RETENTION AREA PERCIVIL ENGINEER'S PLANS,PLANTED WITH APPROPRIATEVEGETATION, TYPICALNOTE:DEVELOPMENT WITHIN THE BOUNDARIES OF THE AIRPORT'S FLIGHT ACTIVITYZONE IS RESTRICTED IN ACCORDANCE WITH THE REQUIREMENTS OF THECOMPREHENSIVE LAND USE PLAN FOR MCCLELLAN-PALOMAR AIRPORT.SIGHT DISTANCETRIANGLE - NO PLANTMATERIAL IN EXCESSOF 30" TALL, TYP.NOTE:AN ENCROACHMENT AGREEMENT WILL BE REQUIRED FOR THE INSTALLATIONOF ENHANCED PAVING WHERE LOCATED EITHER WITHIN THE RIGHT-OF-WAYOR PUBLIC UTILITY EASEMENTS.NOTE:ALL TREES BORDERING DESIGNATEDFIRE LANES SHALL BE MAINTAINEDSO THAT THEIR LOWEST BRANCHESARE 13'-6" CLEAR OF THE FINISHEDPAVE SURFACE OF THE FIRE LANE.STATEMENT OF COMPLIANCEI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIATIONPLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL ANDWATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLANIN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUALAND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTSTHOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.___________ _____________ _________________________ _____________JAMES L. RIDGE, LANDSCAPE ARCHITECT - LIC. NO. 2809 DATE11/25/2013660' LINEOF SIGHT300' LINEOF SIGHT300' LINEOF SIGHT300' LINEOF SIGHTEXISTINGR.O.W.EXISTINGLANDSCAPEMAINTENANCEEASEMENTDEDICATED TOBRESSI RANCHCORPORATEOWNERASSOCIATION
(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)TEMPORARY IRRIGATION AND HYDROSEEDCOVER CROP OVER 100% OF UNIMPROVEDPAD UPON CITY DIRECTIONTEMPORARY IRRIGATION AND HYDROSEEDCOVER CROP OVER 0% OF UNIMPROVEDPAD UPON CITY DIRECTION(E)(E)(E)(E)(E)(E)(E)E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(ESOIL SAMPLELOCATION 1 OF 3SOIL SAMPLELOCAT ON 2 OF 3SO SAMPLELOCAT ON 3 OF 3(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E)(E(E)(E)(E(E)(E)(E(E)(E)(E)E)(E)( )(E)( )(E)E)C A M P B E L L P L A C EC A M P B E L L P L A C EBUILDING 10PHASE 13-STORY OFFICEBUILDINGG A
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E L C A M I N O R E A L PLANTING LEGENDSYMBOLBOTANICAL / COMMON NAMETREES:ARBUTUS X 'MARINA' /STRAWBERRY TREECERCIS CANADENSIS /EASTERN REDBUDLOPHOSTEMON CONFERTUS /BRISBANE BOXPINUS ELDARICA /AFGHAN PINEPLATANUS MEXICANA 'ALAMO' /MEXICAN SYCAMOREQUERCUS AGRIFOLIA /COAST LIVE OAKTIPUANA TIPU /TIPU TREEPYRUS CALLERYANA 'ARISTOCRAT' /ARISTOCRAT ORNAMENTAL PEAR COVER CROP SEED MIXSEED*Contains:xAgrostis pallens (Bent Grass) 8 LBS/ACRExEschscholzia maritima (California Poppy)2 LBS/ACRExFestuca microstachys (Small Fescue8 LBS/ACRExFestuca rubra 'Molate' (Molate Red Fescue)25 LBS/ACRE* SEED AVAILABLE AT S&S SEEDS (805) 684-0436HDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUDNOTE: FOR COMPLETE PLANTINGLEGEND, SEE SHEET L335' LANDSCAPEEASEMENTALONGGATEWAYROADSIGHT DISTANCETRIANGLE NO PLANTMATERIAL IN EXCESSOF 30" TALL, TYP.PROPERTY LINE /RIGHT-OF-WAYLINE, TYP.WOODY SHRUBS PLANTED OVERHERBACEOUS GROUNDCOVERTO COVER 60% OF GROUND ATMATURITY WITHIN PERIMETERSLOPE AREAS ONLYNEW ACCESSIBLEPEDESTRIANCONNECTION TOCAMPBELL PL.SECURITY BOLLARDSAT 0" CURB BUILDINGENTRY AREAS, TYP.WOODY SHRUBSPLANTED OVERHERBACEOUSGROUNDCOVER TOCOVER 60% OFGROUND ATMATURITY WITHINPERIMETER SLOPEAREAS ONLYBIO-RETENTION AREA PERCIVIL ENGINEER'S PLANS,PLANTED WITHAPPROPRIATE VEGETATION,TYPICALOUTDOOR AMENITY SPACEWITH SITE FURNISHINGS,TABLES, CHAIRS, BBQAREA, SHADE TRELLISESAND WATER ELEMENTSIGHT DISTANCETRIANGLE - NO PLANTMATERIAL IN EXCESSOF 30" TALL, TYP.RELOCATED BRESSI RANCHSIGNAGE WITH NEWOVERHEAD SHADE ELEMENTAND ACCENT PLANTINGNEW BUS STOPAND SHADESTRUCTUREENHANCEDPAVING ATBUILDING ENTRY /DROP-OFF AREADECORATIVE TRAFFIC SIGNAL,ACCENT MEDIAN PLANTING,PAINTED PAVING PATTERN ANDSHADE STRUCTURES ATSTREET CROSSINGNEW ACCESSIBLE CONNECTION TO ELCAMINO REAL WITH ENHANCED PAVING,SHADE TRELLIS AND ACCENT PLANTINGNO TREES LOCATEDWITHIN EASEMENT,TYP.PARKING LOT LIGHTFIXTURE, TYP.BIO-RETENTION AREA PERCIVIL ENGINEER'S PLANS,PLANTED WITH APPROPRIATEVEGETATION, TYPICALNOTE:DEVELOPMENT WITHIN THE BOUNDARIES OF THE AIRPORT'S FLIGHT ACTIVITYZONE IS RESTRICTED IN ACCORDANCE WITH THE REQUIREMENTS OF THECOMPREHENSIVE LAND USE PLAN FOR MCCLELLAN-PALOMAR AIRPORT.NOTE:AN ENCROACHMENT AGREEMENT WILL BE REQUIRED FOR THE INSTALLATIONOF ENHANCED PAVING WHERE LOCATED EITHER WITHIN THE RIGHT-OF-WAYOR PUBLIC UTILITY EASEMENTS.NOTE:ALL TREES BORDERING DESIGNATEDFIRE LANES SHALL BE MAINTAINEDSO THAT THEIR LOWEST BRANCHESARE 13'-6" CLEAR OF THE FINISHEDPAVE SURFACE OF THE FIRE LANE.LARGE SHRUBS (3' MIN.) AND LANDSCAPEBERMS TO SCREEN ALL PARKING AREAS FROMADJACENT PROPERTY OR STREET, TYP.NEW ACCESSIBLEPEDESTRIANCONNECTION TOEL CAMINO REALEXISTING TREES,LANDSCAPE ANDIRRIGATION WESTOF THE EXISTINGD.G. PATH TOREMAIN, TYPICALEXISTING D.G.PATH TOREMAIN,PROPERTY LINE /RIGHT-OF-WAYLINE, TYP.660' LINEOF SIGHT300' LINEOF SIGHT300' LINEOF SIGHTPROJECT ENTRY WITHENHANCED PAVING -COLORED CONCRETEWITH SAWCUTSCORESEXISTINGSIDEWALK, TURFPARKWAY ANDSTREET TREESTO REMAIN,TYPICAL300' LINEOF SIGHTEXISTINGLANDSCAPEMAINTENANCEEASEMENTDEDICATED TOBRESSI RANCHCORPORATEOWNERASSOCIATION
PLANTING LEGENDSYMBOLBOTANICAL / COMMON NAMEMINIMUM SIZECOMMENTSDESCRIPTIONQTY.WUCOLSTREES:ARBUTUS X 'MARINA' /24" BOX 5'H X 4'W X 1-1/2" CAL. FLOWERING 35 MOD.STRAWBERRY TREESTD.ACCENT(0.4-0.6)CERCIS CANADENSIS /24" BOX 8'H X 4'W X 1-1/4" CAL. FLOWERING7 MOD.EASTERN REDBUDSTD.ACCENT(0.4-0.6)LOPHOSTEMON CONFERTUS /15 GAL. 7'H X 2'W X 1-1/4" CAL. PERIMETER54 MOD.BRISBANE BOXSTD.SCREENING(0.4-0.6)PINUS ELDARICA /15 GAL. 6'H X 2'W X 1-1/4" CAL. PERIMETER25 LOWAFGHAN PINESTD.SCREENING(0.1-0.3)PLATANUS MEXICANA 'ALAMO' /24" BOX 9'H X 4'W X 1-1/2" CAL. PARKING LOT33 MOD.MEXICAN SYCAMORESTD.CANOPY TREE(0.4-0.6)QUERCUS AGRIFOLIA /24" BOX 12'H X 7'W X 2" CAL. PARKING LOT40 LOWCOAST LIVE OAKSTD.CANOPY TREE(0.1-0.3)TIPUANA TIPU /24" BOX 10'H X 5'W X 1-1/4" CAL. PARKING LOT45 MOD.TIPU TREESTD.CANOPY TREE(0.4-0.6)OLEA EUROPEA 'SWAN HILL' /36" BOX 10'H X 8'W X 2" CAL. SPECIMEN55 LOWFRUITLESS OLIVEMULTI-TRUNKACCENT(0.1-0.3)- OR -PYRUS CALLERYANA 'ARISTOCRAT' / 36" BOX 14'H X 6'W X 2" CAL.LOWARISTOCRAT ORNAMENTAL PEAR STD.(0.1-0.3)SHRUBS, VINES & GROUNDCOVERS:ZONE 2 - REFINED LANDSCAPE (100% OF TOTAL LANDSCAPE AREA)AGAVE ATTENUATA /5 GAL.PLANT 30" O.C.SUCCULENT43 LOWFOX TAIL AGAVEACCENT(0.1-0.3)PHORMIUM T. 'MARGARET JONES' / 5 GAL.PLANT42" O.C.STRAPPY 922 LOWMARGARET JONES NEW ZEALAND FLAXACCENT(0.1-0.3)ALOE STRIATA /1 GAL.PLANT 2' O.C.SUCCULENT630 LOWCORAL ALOELOW MASS(0.1-0.3)BOUGAINVILLEA 'OO-LA-LA' /5 GAL.PLANT 3' O.C.FLOWERING1,207 LOWDWARF BOUGAINVILLEASHRUB MASS(0.1-0.3)CALLISTEMON 'LITTLE JOHN' /5 GAL.PLANT 30" O.C.FLOWERING54 MOD.DWARF BOTTLEBRUSHSHRUB MASS(0.4-0.6)CAREX DIVULSA /1 GAL.PLANT 2' O.C.ORNAMENTAL 2,227 MOD.BERKELEY SEDGEGRASS(0.4-0.6)CEANOTHUS 'CONCHA' 5 GAL.PLANT 5' O.C.LARGE FLOWERING 454 LOWCALIFORNIA LILACSHRUB MASS(0.1-0.3)DIANELLA 'LITTLE REV' /1 GAL.PLANT 2' O.C.STRAPPY1,143 MOD.LITTLE REV FLAX LILYACCENT(0.4-0.6)DYMONDIA MARGARETAE /FLATSPLANT 8" O.C.FLOWERINGPER MOD.DYMONDIAGROUNDCOVER PLAN (0.4-0.6)FESTUCA MAIREI /1 GAL.PLANT 2' O.C.ORNAMENTAL 610 LOWATLAS FESCUEGRASS(0.1-0.3)LANTANA MONTEVIDENSIS /5 GAL.PLANT 3' O.C.FLOWERING940 LOWLANTANASHRUB MASS(0.1-0.3)FICUS PUMILA /5 GAL.PLANT PER PLAN SCREENING VINE 51 MOD.CREEPING FIGSTAKED(0.4-0.6)PENNISETUM M. 'RED BUNNY TAILS' / 5 GAL.PLANT 2' O.C.ORNAMENTAL 318 LOWDWARF RED FOUNTAIN GRASSGRASS(0.1-0.3)PHORMIUM TENAX 'PINK STRIPE' / 5 GAL.PLANT 4' O.C.STRAPPY451 LOWPINK STRIPE NEW ZEALAND FLAXACCENT(0.1-0.3)PODOCARPUS GRACILIOR15 GAL. PLANT 4' O.C.VERTICAL59 MOD.FERN PINESCREEN(0.4-0.6)RHAMNUS CALIFORNICA /5 GAL.PLANT 4' O.C.LARGE NATIVE 455 VERY LOWCOFFEEBERRYSHRUB MASS(<0.1)RHAPHIOLEPIS UMBELLATA 'MINOR' / 5 GAL.PLANT 3' O.C.FLOWERING197 MOD.DWARF YEDDO HAWTHORNSHRUB MASS(0.4-0.6)ROSMARINUS O. 'PROSTRATUS' / FLATSPLANT 18" O.C.FLOWERINGPER LOWPROSTRATE ROSEMARYGROUNDCOVER PLAN (0.1-0.3)WESTRINGIA FRUTICOSA /5 GAL.PLANT 4' O.C.FLOWERING153 LOWCOAST ROSEMARYSHRUB MASS(0.1-0.3)5 GALLON SHRUBS = 4,329 (49%)1 GALLON SHRUBS = 4,610 (51%)BIO-RETENTION AREAS:BUCHLOE DACTYLOIDES 'UC VERDE' / PLUGS PLANT 12" O.C.--PER MOD.UC VERDE BUFFALO GRASSPLAN (0.4-0.6)JUNCUS PATENS /4" POTS PLANT 2' O.C.--6,060 MOD.CALIFORNIA GRAY RUSH(0.4-0.6)MUHLENBERGIA RIGENS /1 GAL.PLANT 3' O.C.--1,003 LOWDEER GRASS(0.1-0.3)EXISTING TREE LEGENDSYMBOLBOTANICAL / COMMON NAMEBOTANICAL / COMMON NAMEARBUTUS X 'MARINA' /PODOCARPUS GRACILIOR /STRAWBERRY TREEFERN PINEEUCALYPTUS SPP. /PYRUS CALLERYANA /EUCALYPTUSORNAMENTAL PEARACACIA MELANOXYLON /TABEBUIA IMPETIGINOSA /BLACKWOOD ACACIAPINK TRUMPET TREELOPHOSTEMON CONFERTUS /TIPUANA TIPU /BRISBANE BOXTIPU TREEMELALEUCA QUINQUENERVIA /WASHINGTONIA ROBUSTA /PAPERBARK TREEMEXICAN FAN PALMPLATANUS ACERIFOLIA /LONDON PLANE TREEEXISTING PYGMY DATE PALMSEXISTING SHRUBS, VINES AND GROUNDCOVERSEXISTING TURFHDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUDLANDSCAPE PLANTING - GENERAL NOTES1. A COMBINATION OF TREES, SHRUBS, ORNAMENTAL GRASSES, VINES, GROUNDOVERS, AND TURF WILL BEINCORPORATED TO COMPLY WITH AND COMPLIMENT THE CHARACTER AND INTENT OF THE BRESSIRANCH MASTER PLAN, COMPLIMENT THE ARCHITECTURAL CHARACTER THROUGHOUT THE PROJECT SITE,ENHANCE PEDESTRIAN AND VEHICULAR CIRCULATION, FACILITATE THE APPROPRIATE PROJECTPROGRAM ELEMENTS, AND RESPECT THE EXISTING LANDSCAPE.2. THE PLANTINGS SHALL PROVIDE A YEAR-ROUND AESTHETICALLY PLEASING EXPERIENCE.3. THE USE OF DROUGHT-TOLERANT PLANTS WILL BE UTILIZED AS MUCH AS PRACTICAL IN AN EFFORT TOCONSERVE WATER AND PROVIDE A SUSTAINABLE, LOW MAINTENANCE LANDSCAPE.4. SAFETY FOR THE USERS, AND MAINTENANCE PERSONNEL, AND THE GENERAL PUBLIC WILL BE THEPRIMARY CONSIDERATION FOR ALL PLANTING DESIGN ELEMENTS, POTENTIAL PUBLIC EXPOSURE TOTHORNS AND PROXIMITY TO BEE ATTRACTING PLANTINGS WILL BE FACTORS IN THE SELECTIONPROCESS.5. PLANT MATERIALS SHOWN ON THE PLAN ARE APPROPRIATE SUGGESTIONS ONLY FOR THIS STAGE OFDESIGN. PLANT MATERIALS WERE SELECTED FOR THEIR LOW-WATER DEMAND FOR MOST AREAS, FINALSELECTIONS AND EXACT LOCATIONS FOR THE FINAL PLAN ARE TO BE DETERMINED BY THE LANDSCAPEARCHITECT AT FINAL DESIGN, IN ACCORDANCE WITH THE PERCENTAGES REPRESENTED ON THISCONCEPT PLAN.6. THE SITE SHALL BE IRRIGATED WITH A PERMANENT AUTOMATICALLY-CONTROLLED UNDERGROUNDIRRIGATION SYSTEM THAT WILL COVER ALL NEWLY INSTALLED VEGETATED AREAS TO SUSTAIN ANDPROMOTE HEALTHY GROWTH.7. THE IRRIGATION DESIGN AND EQUIPMENT SPECIFIED SHALL INCORPORATE PROVEN WATER AND SOILCONSERVATION METHODS AND PRINCIPLES THAT ARE A CURRENT STANDARD IN THE PROFESSION, SUCHAS (YET NOT ALL INCLUSIVE), AN AUTOMATIC IRRIGATION CONTROLLER WITH MULTIPLE DAILY RUN TIMESAVAILABLE FOR EACH STATION, CONTROLLER DURING RAINY PERIODS, A MASTER CONTROL VALVE ANDTHE FLOW SENSING DEVICE WITH BREAK PROTECTION FEATURES FOR THE MAINLINE PIPE AND LATERALLINE PIPE, 'HEAD-TO-HEAD' SPRINKLER LAYOUT TO INCREASE DISTRIBUTION UNIFORMITY (D.U.), MATCHEDPRECIPITATION RATE SPRINKLER NOZZLES TO DECREASE THE PROBABILITY OF SURFACE RUNOFF, ANDSEPARATE IRRIGATION HYDROZONES (STATIONS GROUPED TOGETHER ACCORDING TO SUN EXPOSURE,TOP AND BOTTOM OF SLOPES, SHRUB AREAS, TURF, AND GROUND COVER AREAS). THE AUTOMATICCONTROLLER SHALL BE CAPABLE OF IRRIGATING FREQUENTLY FOR RELATIVELY SHORT PERIODS OFTIME DURING EVENING HOURS TO ALLOW FOR DEEP SOIL PENETRATION, IN GENERAL, THE IRRIGATIONSYSTEM SHALL BE DESIGNED TO APPLY WATER SLOWLY AND UNIFORMLY, IN AN EFFORT TO MINIMIZESOIL EROSION AND EMPLOY BEST WATER MANAGEMENT PRACTICES FOR WATER CONSERVATION.8. IRRIGATION SYSTEM SHALL BE DESIGNED FOR THE USE OF RECLAIMED WATER.9. IRRIGATION SYSTEM DESIGN WILL CONFORM TO THE CITY OF CARLSBAD LANDSCAPE MANUAL ANDEQUIPMENT USED WILL CONFORM TO CITY OF CARLSBAD STANDARDS.10.$ 7+5((,1&+ ´ '(37+ /$<(5 2) 25*$1,& %$5. 08/&+ 6+$// %( 63(&,),(' )25 ,167$//$7,21 ,1ALL NON-TURF PLANTING AREAS, WHERE ADJACENT TO BACK OF CURBS, THE THICKNESS SHALL TAPER'2:1 72 21(,1&+ ´ '(37+ 5227 %$55,(56 6+$// %( ,167$//(' :+(5(9(5 75((6 $5( 3/$17('WITHIN 5' OF SIDEWALKS OR HARDSCAPE.11. ALL PROPOSED PLANTING AREAS SHALL INCORPORATE SOIL CONDITIONERS TO HELP INCREASE ANDRETAIN SOIL MOISTURE.12. SOIL TESTS BY AN APPROPRIATELY QUALIFIED LABORATORY SHALL FURTHER INFLUENCE AND DIRECTSOIL AMENDMENT PREPARATIONS AND INSTALLATION TECHNIQUES.13. STORMWATER AND EROSION CONTROL METHODS TO BE SPECIFIED ON SLOPE AREAS DURING THEPLANTING PROCESS SHALL ASSIST IN BEST MANAGEMENT PRACTICES, IN ORDER TO MINIMIZE SOILEROSION AND HELP PRESERVE PRECIOUS NATURAL RESOURCES. THIS INCLUDES SUCH ELEMENTS AS(YET NOT ALL INCLUSIVE) THE USE OF FIBER ROLLS, EROSION CONTROL BLANKETS, AND BONDED FIBERMATRIX (BPM) APPLICATIONS.14. ALL PROPOSED LANDCAPING DEPICTED ON THESE PLANS SHALL BE MAINTAINED BY THE OWNER AND THECOMMUNITY MASTER ASSOCIATION.15. LANDSCAPE AND IRRIGATION MAINTENANCE WILL BE THE OWNER'S RESPONSIBILITY.16. PROVIDE POSITIVE SURFACE DRAINAGE (2% GRADE MINIMUM IN PLANTING AREAS) AWAY FROMSTRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM.17. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS FOR THESE PROPOSEDIMPROVEMENTS SHALL SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING TO THESATISFACTION OF THE CITY.SLOPE RE-VEGETATION NOTESSLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALLBE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS: A. STANDARD #1 - COVER CROP/REINFORCED STRAW MATTING:xCOVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING ANDFAST COVERING GRASSES, CLOVER, AND/OR WILD FLOWERS. SUBMIT THE SPECIFICSEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THEN COVER CROP SHALL BEAPPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHINTHIRTY (30) DAYS.xTYPE OF REINFORCE STRAW MATTING SHALL BE AS APPROVED BY THE CITY ANDSTAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER.xREINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEENAUGUST 15 AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MAT SHALLBE USED THE REMAINDER OF THE YEAR. B. STANDARD #2 - GROUND COVERxONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUNDCOVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROMA MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGEWITHIN ONE YEAR). C. STANDARD #3 - LOW SHRUBSxLOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4 INCH LINERS)SHALL COVER A MINIMUM OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT MATURESIZE). D. STANDARD #4 - TREES AND/OR LARGE SHRUBSxTREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLONCONTAINERS) AT A MINIMUM RATE OF ONE (1) PER TWO HUNDRED (200) SQUARE FEET.SLOPES - 6:1 OR STEEPER AND:A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETSREQUIRE AT MINIMUM STANDARD #1 (COVER CROP OR EROSION CONTROL MATTING).B. 3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALLBE INSTALLED IN LIEU OF A COVER CROP), #2 AND #3.C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROLMATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, #3 AND #4.AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARYIRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS:A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OFCOMPLETION OF ROUGH GRADING.B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIALCONDITIONS THAT WARRANT IMMEDIATE TREATMENT.
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E L C A M I N O R E A L LEGEND:SYMBOLDESCRIPTIONCRITERIAZONE 2 - REFINED LANDSCAPEZone 2 should have an unmanicured appearance, notunkept, but rather a landscape designed to requireless intensive types of maintenance such as mowing,pruning, fertilizing, and watering. Plant materialwhose appearance is not dependent on heavywatering and maintenance care.It stresses continually low maintenance by designedplant combinations with matched growthrequirements. This zone's water requirement for amature landscape is estimated between 10" and 30"of supplemental irrigation water annually. WATER FEATURE Potable water use.HDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUDWATER CONSERVATION NOTESTHE FOLLOWING WATER CONSERVATIN TECHNIQUES SHALLBE EMPLOYED IN THIS PROJECT:A. WATER CONSERVING PLANTS AND PLANTS NATIVE TOHOT, DRY SUMMERS TO BE UTILIZED IN 75% OF THETOTAL PLANTED AREA.B. USE OF HYDROZONES WITH PLANTS GROUPED BASEDUPON AMOUNT OF WATER NEEDED TO SUSTAIN THEM.C. MULCH 3/4" - 1" SIZE UTILIZED IN THE LANDSCAPE; 3"DEPTH MINIMUM.D. SOIL AMENDMENTS UTILIZED TO IMPROVE WATERHOLDING CAPACITY OF SOIL.E. AUTOMATIC IRRIGATION SYSTEM ADJUSTEDSEASONALLY AND WITH WATERING HOURS BETWEEN10:00 P.M. AND 6:00 A.M.F. IRRIGATION SYSTEM DESIGNED TO WATER DIFFERENTAREAS OF THE LANDSCAPE BASED ON WATERING NEED.G. IRRIGATION DESIGN SENSITIVE TO SLOPE FACTORS.H. RAIN SENSORS USED IN CONJUNCTION WITH THEAUTOMATIC IRRIGATION SYSTEM.I. RECOMMENDATIONS GIVEN FOR ANNUAL IRRIGATIONSCHEDULE.J. LANDSCAPE WATER USE CERTIFICATION WITHSUPPORTING DATA IN COMPLIANCE WITH STATE OFCALIFORNIA WATER EFFICIENCY ORDINANCE FORAPPROVAL SHALL BE SUBMITTED WITH LANDSCAPECONSTRUCTION DOCUMENT SUBMITTAL TO THE CITY.K. AN AUTOMATIC IRRIGATION SYSTEM WILL BE PROVIDEDWITH ALL EQUIPMENT SUITABLE FOR THE USE OFRECLAIMED WATER AND HEALTH DEPARTMENTREQUIREMENTS RELATIVE TO RECLAIMED USE WILLAPPLY TO THE PROJECT.L. ONLY LOW VOLUME OR SUBSURFACE IRRIGATION SHALLBE USED TO IRRIGATE ANY VEGETATION WITHINTWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACEUNLESS THE ADJACENT IMPERMEABLE SURFACES AREDESIGNED AND CONSTRUCTED TO CAUSE WATER TODRAIN ENTIRELY INTO A LANDSCAPED AREA.
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NOTE:PROPOSED PONDWATER FEATURE AREATO USE DOMESTIC(POTABLE) WATERRECYCLED WATER USESYMBOLDESCRIPTIONRECYCLED WATER USE - ALL AREAS EXCEPTWATER FEATURE TO BE IRRIGATED WITH RECYCLEDWATER.POTABLE WATER USE - PROPOSED WATERFEATURE ONLY.HDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUDTOTAL DEVELOPED SITE AREA:431,505 S.F.TOTAL LANDSCAPED AREA:128,764 S.F.TOTAL AREA IRRIGATED WITH RECYCLED WATER:128,198 S.F.TOTAL WATER FEATURE AREA WITH POTABLE WATER: 566 S.F
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E L C A M I N O R E A L SHARED LANDSCAPE MAINTENANCERESPONSIBILITIES1. ALL LANDSCAPED AREAS DEPICTED ON THESE PLANS SHALL BEMAINTAINED BY EITHER THE PROPERTY OWNER OR MASTERASSOCIATION THROUGH A PRIVATE CONTRACT WITH AQUALIFIED MAINTENANCE CONTRACTOR.2. MAINTENANCE OF EXISTING LANDSCAPE AND NEW LANDSCAPEWITHIN THE LANDSCAPE EASEMENT SHALL BE THERESPONSIBILITY OF THE MASTER ASSOCIATION.3. MAINTENANCE OF THE NEW SITE LANDSCAPE AND PROJECTENTRIES SHALL BE THE RESPONSIBILITY OF THE PROPERTYOWNER.4. THERE IS A FIFTY FOOT (50') LANDSCAPE EASEMENT ALONGTHE WESTERN PROPERTY LINE ADJACENT TO EL CAMINO REALAND A THIRTY-FIVE FOOT (35') LANDSCAPE EASEMENT ALONGGATEWAY ROAD AND CAMPBELL PLACE.5. ALL EXISTING LANDSCAPE AREAS TO REMAIN THAT AREDAMAGED BY CONSTRUCTION SHALL BE REPAIRED/REPLACE INKIND.MAINTAINED BY PROPERTY OWNERMAINTAINED BY MASTER ASSOCIATIONMAINTAINED BY PARKS DIVISIONHDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUD
BLDG10BLDG11HDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUDLANDSCAPE CONCEPT STATEMENTTHE LANDSCAPE CONCEPT IS TO CREATE AN OUTDOOR SPACEFOR EMPLOYEES THAT IS DIFFERENT THAN 'THE HUB' AND THEACTIVE RECREATION AREAS VIASAT HAS PROVIDED TO DATEON THE CAMPUS. IN ADDITION TO PROVIDING A PEDESTRIANLINKAGE BETWEEN BUILDINGS 10 AND 11, A SERIES OF SPACESWILL BE CREATED FOR THE USERS THAT COULD INCLUDE:xCONFERENCE SPACExFIRE ELEMENTxWATER ELEMENTxCOMFORTABLE SEATING FOR OUTDOOR WORK SPACESxWIFIxSPEAKERSxSHADE ELEMENTSLARGE ARRIVAL PLAZAS ARE CREATED AT THE ENTRIES TOBUILDINGS 10 AND 11 WITH ACCENT PLANT MATERIALS ANDENHANCED PAVING.PEDESTRIAN LINKTHROUGH PARKINGAREASARRIVAL PLAZA -ENHANCED PAVINGCARRIED THROUGH THEACCESSIBLE STALLS TOCREATE A GRAND ENTRYSECURITY BOLLARDS ATALL 0" CURB AREAS,TYPICALPEDESTRIAN LINKAGEPATHWAYARRIVAL PLAZA -ENHANCED PAVING(COLORED CONCRETEW/ SAWCUT SCORING)CARRIED THROUGHTHE ACCESSIBLESTALLS TO CREATE AGRAND ENTRYSECURITY BOLLARDS ATALL 0" CURB AREAS,TYPICALOUTDOOR EATINGAREA WITH BBQCOUNTER, TABLESAND CHAIRSRIPARIANTREE GROVEWATER ELEMENT -PLASTIC LINED,WITH BOULDERGROUPINGSUPPER POOL OFWATER ELEMENTWATER ELEMENT -PLASTIC LINED,WITH BOULDERGROUPINGSOUTDOORCONFERENCEAREADROUGHT-TOLERANTEVERGREEN CANOPY TREEBIO-RETENTION AREAPER CIVIL ENGINEER'SPLANS, PLANTED WITHAPPROPRIATEVEGETATION,TYPICALOUTDOOR SEATING AREA WITHSEATING, POSSIBLE FIREELEMENT AND TRELLIS SHADESTRUCTURE - SEECONCEPTUAL DETAIL BELOWSHADE STRUCTURE -METAL POSTS ANDFRAMING WITH WOODSLATS - SEE CONCEPTUALDETAIL BELOWWOOD BRIDGE WITHMETAL RAILINGSHADE STRUCTURE- SEE CONCEPTUALDETAIL BELOWWOOD BRIDGE WITHMETAL RAILINGFIRE TABLE - CONCRETE TABLE WITHGLASS OR GRAVEL INFILL ANDNATURAL GAS FIRE SOURCEBIKE RACKLOCATIONSHADE TRELLIS STRUCTURE - CONCEPTUAL DETAIL6 X 12 STEEL TUBE TRELLISFRAMEINTERIOR 3 X 12TUBULAR STEELFRAMING WITH 1 X 6WOOD LATTICELOW CONCRETE BACKDROPWALL, 3' HIGH8 X 8 TUBULAR STEELTRELLIS POSTCONCRETE SCREEN WALL,6' HIGHELEVATIONPLAN VIEWINTERIOR 3 X 12 TUBULAR STEELFRAMING WITH 1 X 6 WOOD LATTICE6 X 12 STEEL TUBE TRELLIS FRAME
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HDC A PEG EL A NR ISDTCE SICRA Twww ridgela com8841 Research DriveIrvine, CA 92618Tel 949 387 1323Suite 200RSLADesign DevelopmentConstruction SetSheet NumberJob NumberScaleDrawing DateCheck ByDrawn ByPlan CheckPermit SetPlanningBid SetIssue DatesRevision DatesAS NOTED12085.S0112/17/201310/17/2013-13-0398-03C13-0513-1313-0713-09SUPSUP AMENDMENTSDPMCUPMSPUDLANDSCAPE CONCEPT STATEMENTTHE PEDESTRIAN CONNECTION CONCEPT GOALS ARETO LINK THE CAMPUS ACROSS EL CAMINO REAL WITHA SAFE, DISTINCTIVE PEDESTRIAN CROSSING.PEDESTRIAN'PLANKS' LINKTHROUGH THEPARKING LOTNEW ENTRY PAVING TOEXISTING BUILDINGNEW ARRIVAL COURTYARDENHANCED PAVINGOLIVE GROVE WITH ACCENT PLANTBANDS OF DROUGHT TOLERANTSHRUBS, SUCCULENTS ANDORNAMENTAL GRASSESPROPOSEDDECORATIVETRAFFICSIGNALPROPOSEDDECORATIVETRAFFICSIGNALSUCCULENT ACCENTPLANTING DEFINESPEDESTRIAN PLAZA AREADIFFERENTIATING THISZONE FROM THE EXISTINGMEDIAN TREATMENTSUCCULENT ACCENTPLANTING DEFINESPEDESTRIAN PLAZA AREADIFFERENTIATING THISZONE FROM THE EXISTINGMEDIAN TREATMENTPEDESTRIAN CROSSING, STANDARDTHERMOPLASTIC, WHITE COLORRELOCATED BRESSIRANCH SIGNPEDESTRIANCONNECTION TOBUILDING 10EXISTING MEDIAN -STAMPED CONCRETEAND STREET TREES,TO REMAINNEW VIASATMONUMENT SIGNAND RELOCATEDFLAG POLESPROPOSED TRELLIS STRUCTURESSUBJECT TO ENCROACHMENTAGREEMENT - REFER TOARCHITECTURAL DETAIL 3, SHEET A4.2PROPOSED TRELLISSTRUCTURE - REFERTO ARCHITECTURALDETAIL 1, SHT. A4.2PROPOSED TRELLISSTRUCTURE - REFERTO ARCHITECTURALDETAIL 1, SHT. A4.2.E I TINGR O WPROPOSEDR.O.W.EXISTINGR.O.W.300' LINEOF SIGHT660' LINEOF SIGHTPRIVATELY OWNED & MAINTAINED MEDIAN TRELLISAMENITIES IN THE EL CAMINO REAL R.O.W.MEDIAN LANDSCAPING AND IRRIGATIONPEDESTRIAN CROSS WALK PAVEMENT & STRIPING AT EL CAMINOREAL AND GATEWAY ROADNORTHBOUND DECORATIVE TRAFFIC SIGNAL AND ASSOCIATEDHARDWARESOUTHBOUND DECORATIVE TRAFFIC SIGNAL AND ASSOCIATEDHARDWAREPRIVATELY OWNED & MAINTAINED WEST SIDE PEDESTRIAN TRELLISAMENITIES OUTSIDE THE EL CAMINO REAL R.O.W.EAST SIDE TRELLISBUS STOP TRELLIS AND SLAB FOR BENCH (NOTE: BENCH BY N.C.T.D.)PROPOSED MEDIAN PLANTER LANDSCAPE, IRRIGATIONAND TRELLIS STRUCTURE ARE SUBJECT TO A MEDIANINSTALLATION/MAINTENANCE AGREEMENT WITH THECITY'S FINANCE DIVISION. SEPARATE WATER/ELECTRICMETERS ARE REQUIRED TO BE INSTALLED BY THEOWNER, WITH AN AUTOMATIC IRRIGATION SYSTEMSEPARATE FROM THE CITY'S SYSTEM (RETROFIT CITY'SEXISTING IRRIGATION SYSTEM AS REQUIRED).12345678PROPOSED 24' X 8'COMMUTER WAITINGAREA WITH BENCH88PROPOSED PUBLICPEDESTRIAN EASEMENT6PROPOSEDTRUNCATED DOMESPROPOSED STEELBOLLARDS33LIMITS OFCONCRETEPAVING325433PROPOSED RAISEDMEDIAN WITHPEDESTRIAN BREAKPROPOSEDDIRECTIONAL RAMPSW/ TRUNCATED DOMESPROPOSED TRELLISSTRUCTURE - REFERTO ARCHITECTURALDETAIL 2, SHEET A4.21PROPOSEDNON-STANDARDPAINT OVERCONCRETE3LIMIT LINES - STANDARDTHERMOPLASTIC PAINT,WHITE COLOR2PROPOSED STEELBOLLARD7HATCH INDICATESAREAS OF PERVIOUSPAVING MATERIAL,TYPICAL
LIGHTING FIXTURE SCHEDULE
TYPE VOLTAGE*
INPUT
WATTAGE MOUNTING FIXTURE DESCRIPTION FIXTURE ALTERNATE ALTERNATE LAMP BALLAST NOTES
MANUFACTURER CATALOG # MANUFACTURER CATALOG # MANUFACTURER CATALOG # # CODE # CODE
M01A 277 142 POLE AREA POLE TOP FIXTURE TYPE III-ASYMMETRIC
DISTRIBUTION. NOMINALLY 17.5IN X 17.5IN X 7IN DIE-CAST
ALUMINUM HOUSING, ANODIZED ALUMINUM REFLECTOR AND
IMPACT-RESISTANT GLASS LENS. 20FT MOUNTING HEIGHT ON
MARINE GRADE ALUMINUM, STRAIGHT SQUARE POLE, ON 3'-0"
CONCRETE BASE. UL WET LISTED. MANUFACTURERS
STANDARD FINISH AS SELECTED BY ARCHITECT. PROVIDE
WITH MOBILE LOW PROFILE BIRD DETERANTS MECHANICALLY
ATTACHED ON TOP OF EACH FIXTURE.
LITHONIA KAD-175M-R3-277
SPD 04
1 175W METAL
HALIDE
1 ELECTRONIC -
INTEGRAL
M01B 277 284 POLE SIMILAR TO TYPE 'L01A' EXCEPT WITH (2) FIXTURE HEADS LITHONIA KAD-175M-R3-277
-SPD-04
1 175W METAL
HALIDE
1 ELECTRONIC -
INTEGRAL
M02 277 56 POST SINGLE POST TOP FIXTURE WITH ALUMINUM COVER AND
HOOD, STAINLESS STEEL SUPPORT RODS AND TYPE IV
DISTRIBUTION REFRACTOR. 15FT MOUNTING HEIGHT ON
MARINE GRADE ALUMINUM ROUND POLE.
SELUX SAMG--MR-1-H15
0-277
1 150W METAL
HALIDE
1 ELECTRONIC -
INTEGRAL
M03 277 42 BOLLARD DIE-CAST ALUMINUM BOLLARD LIGHT. 8" DIAMETER x 3;-6"
TALL WITH WHITE TRANSLUCENT ACRYLIC SHIELDING INSIDE
DIE-CAST ALUMINUM RINGS.
SELUX COR-3-H070-277 1 70W METAL
HALIDE 1 ELECTRONIC -
INTEGRAL
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
JG
ND
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
AS NOTED
12085.S01
11/27/2013
(3rd) 11/27/2013
-
C A M P B E L L P E L C A M I N O R E A LBUILDING 10
PHASE 1
3-STORY OFFICE
BUILDING
BUILDING 11
PHASE 2
3-STORY OFFICE
BUILDING
G A
T
E
W
A
Y
R
O
A
D
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
JG
ND
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
AS NOTED
12085.S01
11/27/2013
(3rd) 11/27/2013
-
Calculation Summary
Label CalcType Units Avg Max Min
Phase 1 Site Illuminance Fc 1.86 10.2 0.0C A M P B E L L P E L C A M I N O R E A LBUILDING 10
PHASE 1
3-STORY OFFICE
BUILDING
BUILDING 11
PHASE 2
3-STORY OFFICE
BUILDING
G A
T
E
W
A
Y
R
O
A
D
0 2 0 7 0 4
9 0 1.2 1.1 0.5
0.7 9.7 1.3 3.3 1.0 1.1 0.9 1.5 1.1 1.3 1.3 1.6 2.0 1.3 1.1 0.6 0.7
0.9 2.3 2.2 4.4 2.0 6.2 1.6 3.4 2.9 4.1 10.1 2.7 10.2 2.9 2.0 0.8 0.9 1.2 0.8
2 5 2 6 0 9 0 8 0 7 1 0 2 5 2 2 1 6 6 3 2 1.5 2 2 1.7 0 8
1.8 1.3 0.6 0.4 0.4 0.7 1.5 1.9 1.3 1.2 9.0 2.4 2.7 1.6 0.9 0.8 0.8
1.8 1.2 0.5 0.3 0.3 0.6 1.5 1.9 1.6 1.3 1.7 2 2 2.0 1.8 2.0 1.9 1.4 0.1
2.0 1.7 0.5 0.3 0.3 0.7 2.4 2.1 1.4 1.4 1.6 3.0 2.1 1.5 1.9 2 1 1.9 1.6 0.9 0.6
1.1 1 3 0 5 0 3 0 4 0 9 1.7 1.4 1.5 1.5 1.5 2 4 2 0 1 3 1 0 1 2 1 9 2 7 1 2 0 8 0 7
3.6 3.2 1.4 2.0 2.0 1.8 1.4 1.2 1.7 2.6 1.9 1.5 1.3 1.0
1.8 1.7 1.7 1.9 1.8 2.7 2.7 1.5 1.5 2.3 2.8 3.3 2.1 1.7 1.2 0.8
1.6 2.0 1.8 2.0 2.6 3.0 3.4 1.6 2.1 2.2 2.2 2.2 2.1 2.5 1.6 1.1 0.9
1 6 1 9 1.5 1 6 2 7 3 6 3 3 6 4 0 2 9 2 2 1 8 1 8 3 2 2 9 1 8 1.7 1 2 0 8
1.5 1.2 0.9 1.0 1.4 1.9 3.0 4.0 3.1 3.2 3.1 2.1 1.8 2.2 3.1 3.6 2.4 1.8 1.3 0.7 0.5
1.0 0.8 0.7 0.9 1.2 1.4 2.4 3.4 2.5 2.9 4.2 2.9 1.6 2.0 2.2 2.1 1.9 2.6 2.1 1.1 0.7 0.7
1.4 1.0 0.8 1.1 1.2 1.4 1.7 2.5 3.0 3.7 4.2 3.5 3.3 3.3 2.5 2.0 1.7 2.1 2.4 1.7 1.4 1.2 1.2 0.9 0.2
1.4 1.4 0 9 0 8 1 6 2 0 1.5 1 8 2 3 3 0 3 0 3 6 4.1 3 5 3 4 2 9 2 0 1.7 2 4 2 4 2 5 2 8 1 8 1.5 0 9 0 5 0 3 0 3 0 3
1.5 1.3 0.8 0.7 1.3 2.7 1.9 1.6 1.7 1.7 1.6 3.4 3.6 2.4 3.3 4.3 2.9 2.6 2.6 2.2 2.1 1.8 1.6 2.5 1.5 0.6 0.6 0.6 4.9 0.9 0.1
1.3 0.9 0.6 0.6 1.0 1.8 2.2 2.6 2.4 1.9 1.9 2.4 3.1 3.2 3.8 4.1 4.0 4.2 4.0 2.8 1.9 1.1 1.1 1.7 1.7 1.2 1.8 1.6 1 4
0.9 0.6 0.5 0.6 0.8 0.4 2.4 2.9 2.7 2.5 2.4 2.0 2.1 2.8 3.6 3.6 4.1 4.1 4.6 4.2 2.5 1.6 1.2 1.0 1.3 1.3 2.0 1.8
1 2 0 8 0 5 0 4 0 4 0 7 2 3 2 0 1.4 2 2 3 2 2 3 1 8 1 9 2 0 2 6 4.1 4.4 3 9 4 0 3 5 3 2 2 0 1.4 1 3 1 0
1.5 1.1 0.5 0.3 0.2 0.7 1.1 0.8 1.1 1.7 3.2 2.6 2.3 2.1 2.0 2.4 2.8 3.7 4.1 3.6 3.5 2.8 2.0 2.1 2.3 0 7
1.5 1.5 1.1 0.5 0.2 0.3 0.4 0.6 0.7 1.0 1.8 2.8 3.0 3.5 3.1 2.7 2.6 2.0 2.0 2.2 2.1 3.1 2.5 1.3 2.1 2.7
1.2 1.1 0.6 0.3 0.2 0.2 0.3 0.4 0.5 1.0 2.0 1.7 2.5 2.3 2.1 2.2 3.0 2.7 1.7 1.2 1.3 1.6 1.9 1.5 1.3 0.7
0 6 0 5 0 4 0 3 0 2 0 3 0 3 0 4 0 4 0 8 1.4 2 0 2 1 1 6 1 6 2 0 2 8 3 5 2 0 1.7 1.4 1.1 1.4 1 8 8 8 0 7
0.5 0.5 0.4 0.3 0.3 0.3 0.5 0.5 0.2 0.6 0.8 1.2 1.3 1.2 1.6 2.3 2.5 2.7 2.2 2.7 1.9 1.4 1.3 0.5
1.0 0.9 0.6 0.4 0.4 0.4 0.6 0.7 0.2 0.9 0.7 0.7 0.8 1.0 1.6 2.3 2.2 1.3 1.8 1.2 1.1 0.9
1.7 1.5 1.1 0.8 0.6 0.7 0.9 1.3 1.4 1.2 1.0 0.6 0.6 0.8 1.1 1.8 1.9 1.3 1.6 0.9 0.6 0.6
1 4 1.5 1.5 1 2 1 2 1.5 2 1 9 1 9 2 2 1 3 0 8 0 9 0 8 0 9 1 3 1 2 1 3 1.7 0 8 0 5 0 4
1.9 1.4 1.5 1.5 1.5 1.6 1.9 1.4 1.7 2.7 1.9 1.4 1.4 1.1 1.5 1.7 1.6 1.5 1.1 0.6 0.4 0.3
1.0 2.0 2.0 1.2 1.7 2.3 2.0 2.1 1.3 1.0 1.2 1.5 1.5 1.6 1.7 1.5 1.2 1.0 0.8 1.2 1.6 2.0 1.8 1.7 1.6 2.1 2 5 2 0 2.3 1.2 0.6 0.5 0.3
0.2 1 9 2.2 1.7 2.1 3 0 3.0 2.8 1.7 1.2 1.4 1.9 1.9 2.2 2.1 2.2 2.3 1.6 1.4 1.8 2.1 2.2 2.2 1.8 1.3 1.6 1.5 1.6 2.5 1.9 1.0 0.7 0.4
1.1 2 4 3 7 2 6 2 8 3 5 2 8 3 1 2 9 2 2 2 7 2 8 2 0 3 0 2 7 2 7 3 9 3 0 2 8 3 8 3 0 3 0 3 2 2 1 1 8 1 9 1.7 1.5 1.5 1.4 1 2 0 8
0.9 1.7 3.4 3.1 2.1 1.7 1.4 1.6 2.1 2.2 2.1 1.5 1.3 1.9 2.3 2.9 3.9 3.4 3.5 3.2 2.4 2.9 4 1 3.2 3.1 3.8 3.2 2.5 1.6 1.2 1.2 0.9
1.0 1.6 3.5 2.7 1.4 0.9 0.7 0.8 1.0 1.0 1.0 0.8 0.8 1.2 1.6 2.4 3.3 2.7 3.1 3.8 2.9 3.3 4.3 3 6 4.2 3.4 3.7 4.1 2.5 1.9 1.6 1.2
1.1 2.2 3.3 2.2 1.3 0.7 0.5 0.4 0.5 0.6 0.7 0.8 0.8 1.0 1.0 1.3 1.4 1.1 1.9 2.5 2.6 2.9 2.8 2.1 4.1 3.7 3.3 4.2 3.5 3.5 2.5 1.7
1 0 2 0 2 6 1 9 1.1 0 6 0 3 0 3 0 3 0 4 0 7 0 9 1 0 1.1 1 0 1 0 1.1 1.1 1.5 1.5 1 3 1.5 1.4 1.7 2 6 3 3 4.1 3 4 3 4 3 3 2 1
2.0 3.8 2.5 0.8 0.4 0.2 0.2 0.2 0.4 0.8 1.2 1.8 2.1 1.6 1.8 2.1 1.6 1.4 1.0 0.8 0.7 0.6 1.0 1.2 1.5 1.8 1.4 2.3 2.9 1.8
1.8 4.0 2.6 0.8 0.3 0.2 0.1 0.2 0.4 0.8 1.2 2.1 3 4 3.0 3.1 2.9 1.6 1.1 0.7 0.5 0.4 0.4 0.5 0.5 0.7 0.9 0.8 1.3 1.6 1.6
1.7 2.5 1.9 0.9 0.5 0.2 0.2 0.3 0.4 0.9 1.1 2.1 3.5 3.2 3.3 2.6 1.5 1.0 0.7 0.4 0.3 0.2 0.2 0.3 0.3 0.4 0.7 1.1 1.2
1 8 2 5 1 8 0 9 0 5 0 3 0 3 0 4 0 6 1 0 1.4 2 0 2 8 2 2 2 3 2 7 1 8 1 2 0 0 0 0 0 2 0 2 0 2 0 2 0 2 0 4 0 7 1 2 1 6
1.3 3.0 2.1 1.0 0.7 0.5 0.6 0.8 1.1 1.3 1.4 1.2 1.5 1.6 1.7 1.6 1.3 1.0 0.8 0.0 0.3 0.3 0.3 0.2 0.2 0.4 0.8 1.1 1.8
1.1 2.3 2.5 1.7 1.3 0.7 1.2 1.7 1.7 2.0 1.7 1.0 1.6 1.9 2.1 2.0 1.4 0.9 0.9 0.9 0.9 0.7 0.5 0.3 0.3 0.6 1.0 1.2 2.0
1.1 2.3 2.9 3.0 3.0 2.0 2.6 3.2 3.1 3.3 2.8 1.6 3.1 3.0 3.0 3.4 2.4 1.2 1.6 1.7 1.6 1.3 0.9 0.6 0.6 0.9 1.5 1.9
0 7 1.4 2 7 2 6 2 8 3 9 3 4 3 9 3 3 2 6 3 3 4.1 3 6 4.4 3 1 2 7 3 7 3 5 3 1 3 6 2 8 2 4 2 4 1 8 1.1 1.1 1.5 1 9 1 8
0.9 2.0 3.5 2.4 2.7 3.7 3.2 4.0 3.8 3.0 3.8 4.2 3.5 4.5 3.7 3.5 4.4 3.6 3.5 3.0 2.5 2.2 3.1 3.3 2.3 2.5 2.7 2.5 2.5
1.1 2.0 2.7 2.3 2.3 2.4 1.9 2.7 3.6 3 6 3.5 2.9 1.8 3.4 3.4 3.4 3.3 1.8 3.0 3.5 2.8 2.7 3.1 3.9 3.3 4.0 2.9 2.1 2.7
1.1 2.2 2.9 2.1 1.9 1.7 1.1 2.2 3.0 2.9 3.0 2.3 1.6 2.7 2.9 2.9 2.7 1.5 2.2 2.8 3.0 3.3 3.6 3.0 3.0 3.7 2.4 1.4 1.7
2 6 2 6 2 6 1.5 3 4 3 5 3 5 3 6 3 2 2 0 3 9 3 8 3 9 3 9 1 9 3 0 3 1 2 8 2 4 2 0 1 8 2 1 2 6 2 1 1.5 1.5
1.3 1.4 1.7 1.4 1.3 1.3 1.4 9.9
0.9 0.8 0.9 0.8 1.2 3.0
0.6 0.5 0.5 0.7 3.5
0.6 0.4 0.3 0.2
0.2
2 0 1 3 S m i t h C o n s u l t i n g A r c h i t e c t s
JG
ND
Drive South - Ste 125
13280 Evening Creek
(858) 793 - 4777
(858) 793 - 4787 Fax
San Diego, CA 92128
ConsultingSmith Architects
Design Development
Construction Set
Sheet Number
Job Number
Scale
Drawing Date
Check By
Drawn By
Plan Check
Permit Set
Planning
Bid Set
Issue Dates
Revision Dates
AS NOTED
12085.S01
11/27/2013
(3rd) 11/27/2013
-