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HomeMy WebLinkAbout1999-11-17; Planning Commission; ; CUP 99-03| CDP 99-06 - INNS OF AMERICATl City of Carlsbad Planning Departmlt A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: November 17, 1999 ItemNo.@ Application complete date: October 12, 1999 Project Planner: Eric Munoz Project Engineer: Bob Wojcik SUBJECT: CUP 99-03/CDP 99-06 -INNS OF AMERICA -Request for a Conditional Use Permit and Coastal Development Permit to develop a business hotel consisting of 98 rooms at the southeast comer of Cannon Road and A venida Encinas, west of Interstate 5 on property designated as Planned Industrial (Pl) on the General Plan, within the City's Coastal Zone, Local Facilities Management Zone 3 and the recently established Commercial/Visitor-Serving Overlay Zone. I. RECOMMENDATION That the Planning Commission ADOPT Planing Commission Resolutions No. 4677, 4678 and 4679, RECOMMENDING APPROVAL of the Negative Declaration, the Conditional Use Permit (CUP 99-03) and the Coastal Development Permit (CDP 99-06), respectively, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed business hotel is located on property zoned P-M (Planned Industrial). The P-M zone allows certain commercial uses which cater to, and are ancillary to, the allowed uses of the zone. Therefore, the business hotel is proposed as a use that is designed to cater to the adjacent industrial office areas. The P-M zoning extends south from the site along both sides of Avenida Encinas towards Palomar Airport Road. The design and amenities of the hotel are intended to accommodate business travelers to the city. Aside from compliance with the P-M zone, the project is subject to the Commercial/Visitor-Serving Overlay Zone. III. PROJECT DESCRIPTION AND BACKGROUND A pre-graded pad of 2. 7 acres at the southeast comer of A venida Encinas and Cannon Road is the proposed location for the business hotel consisting of: 98 units with a combination of suites and studios ranging in size from 356 to 750 square feet; a swimming pool and spa; an exercise room, a 24 hour business center with a fax machine, copy machine, two computer terminals, a printer, work space and overnight mail service; a 500 square foot meeting room for business conferences with audio-visual capabilities; shuttle van service; on-line capabilities for business applications within every room; 123 parking spaces, and project landscaping. Project exhibits "A"-"K" dated November 17, 1999 depict the project with site, floor, elevation, landscaping and grading plans. As a business hotel located within the Commercial/Visitor-Serving Overlay Zone, the project is subject to most of the requirements of Chapter 21.208 of the municipal code. The proposed architectural style is contemporary southwest with mission style barrel roofing, ''Navajo white" it'\ ,. . ., CUP 99-03/CDP 99-06 -IN'S OF AMERICA November 17, 1999 Page2 walls and "sand pebble" trim and accent band finishes. A 35 foot high building is proposed with a tower element that peaks at 45 feet. All applicable development standards and processes of the underlying P-M zone, and the Commercial/Visitor-Serving Overlay Zone, are complied with. IV. ANALYSIS The project is subject to: 1. Conditional Uses of the P-M Zone and Conditional Use Permit Findings 2. Commercial/Visitor-Serving Overlay Zone 3. Mello II Local Coastal Program Conditional Uses of the P-M Zone Pursuant to Section 21.34.030(2), motels and hotels are allowed in the P-M zone through the approval of a conditional use permit. The business traveler amenities contained in the hotel and individual rooms qualify this project as a conditionally allowed commercial use designed to cater to the adjacent and nearby industrial office zoning districts. In addition, all applicable P-M zone development standards are complied with including a 50 foot building setback from Cannon Road and A venida Encinas. The four standard conditional use permit findings required for all conditional use permits are in attached Planning Commission Resolution No. 4678 and briefly summarized below. The proposed business hotel is desirable for the development of the community by providing lodging for the business visitors and clients of the city's industrial/office zoning districts. The site is adequate in size and shape to accommodate the proposed use and related site design in compliance with all applicable standards. All setback areas, screen walls, landscaping and other features that are necessary to adjust the requested use to existing or future permitted uses are designed into the project and will be conditioned to be maintained over time in keeping with the Commercial/Visitor-Serving Overlay Zone. The project trip generation of 980 average daily trips can be serviced by the existing street systems of Cannon Road and A venida Encinas. Commercial/Visitor-Serving Overlay Zone The proposed business hotel use is allowed and regulated by the underlying zoning designation of P-M (Planned Industrial) via the approval of a conditional use permit. In addition, the business hotel use is a commercial use, located within the Commercial/Visitor-Serving Overlay Zone (Chapter 21.208), therefore, compliance with the Overlay Zone is necessary. The project has complied with procedural aspects of the Overlay Zone such as the pre-filing process and project site notification. The findings required by the Overlay Zone are contained in the attached Planning Commission Resolution No. 4678. Compliance with the Overlay Zone's development standards are summarized in the table below. CUP 99-03/CDP 99-06 -rls OF AMERICA November 17, 1999 Page3 • COMMERCIALMSITOR-SERVING OVERLAY ZONE COMPLIANCE SUMMARY TABLE STANDARD OVERLAY ZONE STANDARD PROJECT COMPLIANCE PARKING • 1.2 spaces per unit • 98 units at 1.2 = 117.6 spaces • Park other uses individually • 500 SF Meeting room at 1/100 • Shuttle bus provisions = 5 spaces • Total required/provided= 123 spaces • Shuttle bus circulation and passenger pick-up & drop off designed into project/entrance SIGNS • Corner lot allowance based on • Signage allowed= 322 SF .90 SF of sign per combined • Signage proposed = 178 SF street frontages • Maximum freestanding sign • Freestanding sign maximum height is 6 feet height is 6 feet BUILDING HEIGHT PM zone allows 35 foot high 35 foot high building proposed with buildings with 10 feet of a 10 foot high architectural tower architectural projection allowed element BUILDING SETBACKS • 50 feet off Cannon Road and • 50 foot setback provided for A venida Encinas per underlying Cannon Road & Ave. Encinas P-Mzone • 30 foot freeway setback • 30 foot freeway setback provided with allowed • 10 foot interior setback improvements proposed • Certain allowances for back • 10 foot interior setback portions of building setbacks provided entirely landscaped BLDG. MATERIALS/COLORS • High quality materials • Mission tile barrel roofing • Primary colors cannot dominate • "Sand Pebble" trim/accent building bands • ''Navajo White" wall color ARCHITECTURAL STYLE Village Architecture, Contemporary Proposed architecture is a version of Southwest or Alternative Style (if the Contemporary Southwest suooorted via pre-filing process) architectural style LANDSCAPING • Freestanding sign landscaping • Freestanding sign landscaping • Parking lot trees at 1 tree per six complies with Overlay Zone spaces w/minimum of 50% at • Parking Lot Trees: 21 required; 24 inch box sizes 21 provided at 100% 24 inch • Setback trees at 1 tree per 1000 box sizes SF of calculated setback area • Setback Trees: 27 required; 38 w/minimum of 50% at 24 inch provided at 7 6% 24 inch box box sizes sizes • Screening of parking spaces, • Screen walls provided to screen trash enclosures, etc. parked cars along the Cannon Road frontage; trash enclosure not prominently visible from adjacent public streets SEPARATION STANDARDS Only applies to gas stations; and to Does not apply to this project since hotels/motels proposed for the underlying zoning is P-M and a commercially designated properties business hotel is proposed Mello II Local Coastal Program The site is located within the Mello II segment of the City's Local Coastal Program. Coastal policies regarding coastal access, shoreline development and/or steep slope criteria are not CUP 99-03/CDP 99-06 -ils OF AMERICA November 17, 1999 Page4 • applicable. In addition, the regulations of the various coastal overlay zones as contained in the Mello II LCP segment do not apply to this project. There will be no adverse impacts to coastal resources or policies from the development of the proposed business hotel. One policy of the Mello II LCP (Policy 6-5) cites the need to provide visitor serving uses including 200 additional hotel/motel rooms. Business hotel clients can be considered visitors to the city; and the Mello II LCP defines visitor serving uses to include hotels and motels. Therefore, the proposed project is consistent with, and supported by, existing coastal zone/LCP policies. V. ENVIRONMENTAL REVIEW The business hotel proposed for the pre-graded 2.7 acre project site will not create any significant, adverse impacts to the environment. With regards to the citywide traffic impact resulting from the intersection of Palomar Airport Road and El Camino Real, the project is conditioned to contribute to mitigation efforts consistent with the current conditioning of development projects citywide. The applicant has agreed to this condition (Condition #20). Accordingly, the Planning Director has issued a Negative Declaration for this project as published on October 14, 1999. No written comments were received during the public comment period. ATTACHMENTS: 1. Planning Commission Resolution No. 4677 (Neg. Dec.) 2. Planning Commission Resolution No. 4678 (CUP) 3. Planning Commission Resolution No. 4679 (CDP) 4. Location Map 5. Disclosure Form 6. Background Data Sheet 7. Local Facilities Impact Form 8. Reduced Exhibits "A"-"K", dated November 17, 1999 EM:eh ~: • INNS OF AMERICA CUP 99-03/CDP 99-06 .. • • City of Carlsbad M R&J,i ,i III• I •24-Ei ,i, ,i§ ,i I 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: 1 . APPLICANT List the names and addresses of all persons having a financial interest in the application. Herrick Development. Inc. 755 Raintree drive, Ste. 200 Carlsbad, CA 92009 2. OWNER List the names and addresses of all persons having any ownership interest in the property involved. Cannon Road, LLC Ray w. Winter-Co-Manager 1745 Rocky Road Barbara Winter -Co-Manager Fullerton, CA 92831-1233 3. If any person identified pursuant to (1) or (2) above is a corporation or partnership, list the names and a.ddresses of all individuals owning more than 10% of the shares in the·corporation or owning any partnership interest in the partnership. 4. If any person identified pursuant to ( 1) or (2) above is a non-profit organization or a trust, list the names and addresses of any person serving as officer or director of the non-profit organization or as trustee or beneficiary of the trust. 2075 Las Palmas Dr. • Carlsbad. CA 92009-1576 ·• (619) 438-1161 • FAX (619) 438-0894 5. Have you had m. than $250 worth of business tran.ted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve ( 1 2) months? D Yes Ii£] No If yes, please indicate person(s): __________ _ ·Person is defined as ·Any ·individual.,. firm, .;CO::-partner.ship, joint· venture, association, social club, fratemal organization, corporation, estate,·tr.u~t"r"'ceiver;'..syndicate, this and any other county, city and county, city ·munlqipality, district ;,01<:otner ·political subdivision .or any other group or combination acting: as.a unit." .· · · . -.~: ·.- Attach addition.al sheets if necessary. Signature of owner/date g 1/-Y t4l tJ I J) Tc=7<. 8MBlt-f<A WI /Jn:7< Print or type name of owner U.-/J1A-AIA~7<_s Disclosure Statement 1 0/96 . (fc.ll(t ~-Printortyper( me of applicant Page 2 of 2 . , .BACKGROUNDDATASHEET. CASE NO: CUP 99-03/CDP 99-06 CASE NAME: INNS OF AMERICA APPLICANT: HERRICK DEVELOPMENT, INC. REQUEST AND LOCATION: 98 UNIT BUSINESS HOTEL. SE CORNER OF CANNON ROAD AND A VENIDA ENCINAS LEGAL DESCRIPTION: Portion of Lot Hof Rancho Agua Hedionda, Map No. 823 APN: 210-090-52 Acres: 3.0 Proposed No. of Lots/Units: -9=8 =ho~t~el~r-o~om~s ______ _ GENERAL PLAN AND ZONING Land Use Designation: =-P=lann=e=d=-=I=n=du=s=tn=· a=l_...(P"""'I,....) ________________ _ Density Allowed: NI A Density Proposed: .,_N:.:....:/ A'-=------------ Existing Zone: P-M Proposed Zone: =-P--=-M=------------ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site P-M PI VACANT North Major Arterial Major Arterial Cannon Road South P-M PI Office Building East Transportation Corridor Transportation Corridor I-5 Freeway on-ramp West Secondary Arterial Secondary Arterial A venida Encinas PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad -==--=---==------- Equivalent Dwelling Units (Sewer Capacity): =58=·=8-=E=D~U::...'=S ____________ _ Public Facilities Fee Agreement, dated: =-N::...:/ A--=------------------- ENVIRONMENTAL IMPACT ASSESSMENT ~ Negative Declaration, issued =O-=-ct=o-=-be=r'--'1:a....:4'"'-""19""""9'""'9 _____________ _ D Certified Environmental Impact Report, dated-------------- D Other, __________________________ _ CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: INNS OF AMERICA CUP 99-03/CDP 99-06 LOCAL FACILITY MANAGEMENT ZONE: J GENERAL PLAN: -PI~------ ZONING: ~P-~M-=--~~~~~~~~~~~~~~~~~~~~~~~­ DEVELOPER'S NAME: Herrick Development, Inc. ADDRESS: 755 Raintree Drive, Suite 200, Carlsbad, CA 92009 PHONE NO.: 760-438-6661 ASSESSOR'S PARCEL NO.: =21~0__,-0'"""""9-"-0--=52=--------- QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 65,763 SQ. FT ESTIMATED COMPLETION DATE: 2001 ~~----------------~ 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) D. Park: Demand in Acreage= N~/A-=-------- E. F. G. H. I. J. K. Drainage: Demand in CFS = Identify Drainage Basin = (Identify master plan facilities on site plan) Circulation: Demand in ADT = (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = Open Space: Acreage Provided = Schools: (Demands to be determined by staff) Sewer: Demands in EDU 7.3 CFS Agua Hedionda 980 1 or4 NIA CUSD 58.8 EDU's Identify Sub Basin= -=B=-------- (Identify trunk line(s) impacted on site plan) Water: Demand in GPD = 12 936 L. The project is N/A units the Growth Management Dwelling unit allowance. D rm rm~ @ff fJ'J m@ rrff ©t@1 ~ {JjJ ff rt@~ <Cfd1!f'0~/bJ&l@9 ©&lDfftl@!f'f!7JU@l ,. ~ i SERVICES TO TH£ PROJECT ~-l'.AilUN illOll N.f //Ota =-~---CX-.tMDSDCll.-r lllll'fl£MMI' =,,.~- SUMMARY TABLE SlRfIT llJDRESS NIJ ASSCSSOR IWiCEJ.. MIIB£1IS STRCU NXJR£SS: HO S'IR£ET IIJORESS HAS 8£EN J$/CN£JJ PNlCll MIIEER: NII 210-D!I0-51 LfASESITENIY, 2.1 NJi£S EX6l1IG ZmE NCJ lNI) USE • SJTf RUaATW B'f ~Tal-sDMNG ,r;,c: P-M u,m,r""" GOE1W. PUii OEJiT.iliATlON: P-1 CWP1ER 11.D OF 11£ tARtSB4D ~ ct«. arr Of Oll<SlllD Ql4ffll lrJN£ {1iElM I LCP SCGIENI) 4. PR(R(JSID UKJ usr 111111M ROOM SIZE J56 .sq.n. 8IJSIIESS ffOTD. USC-9IJ lHTS JITH51JO ~ /tll£T1ICMfA IJAXIII.JIROOIISllf'lSIJ,q.n. IIAXJIM ROOM Sil£ 150 ~n. ~ ---21,i21 SQ.FT. (la.a U' WT.AL STE) • /JUUJING~ffJOTAGE: 65,761 SOJ1. 7. PfJ<:EK/lN,llS!lllW; ONSITEWIIJSQl>lt), 4',045 SO.FT. (J71r0/'sm;) C4l. TR/NS N1J arr &o.w. 1JKJSCAP11C AJF,C.£-,,71!JO SfJ.FT. TO"flL URJSCNlfD MfAS: 45.&25 SO. FT. 4 IMHRCF-SlllaSR£I»/1£IJ/Pf/()jf)(J) 1.2 PNMNG .SA4CES PfR tlfT: f.2, 91 • lllf PNfKH; SPACES I PN/KIICSPICEFER IDOs,Jt. 0FllfEJ1NCJf{X)II • 500,q.ll. • l:fetl • 5 ~ TOTlt RfruRUJ 722.f JJISNHJJ.51'"'3 • -JI (25Z CF llf1IQll£D SPACES) SlNIJN1IJ .. 11)'4[F1lfNIJBJ 123 ~ 11)'4[ COIIICli,,,.,. FOR Pl10£CT .... , saFT. {li211 CF ll)TI< NIO} 10. .NEA CF 11£ STE lffCH ts IHXRD£',fJ.OPfD PER ZDNIIC OIOWIC£ SECIION zt,WJ/J ('C.!llf 11£ N:lt'K;£ II fAt1I CAIEaJRY). £ IIJT N'PWBI£. STATE ON PINtS. SlNIJN1IJ 11, AlfR4CE' 04,l'.Y 11WFX: GDf1M1lD BY 11£ PROB:f: I I :l""'t=i1 PIIP{)I( /lJ/11 wo usr INT IIF/i<IE Olli 11""'"1"''"'1"~'1 ~INES NJT TRl'S " our HOW. l"''"'IM/MI., 16%1 "I"' I"/" APPLICATION FOR CatSTAL D£V£L0PIKHT PERI/IT: JJ-OB CONDITIONAL US£ PERMfT: H-0:S . .,.,.,-.r. -~ PROJECT CONTACTS & CONSULTANTS --...... ~ ......... Jl1Mll!r='-. mn-,m l'IOE:(71t) ..... lll'DlllmJll/¥fJOIII: _, VICINITY MAP ~!2. D 22098 D,e4WN: SRN CH,:cK. JYS FILE NAME, 22098A-1 ,0-21-99 ~ ... ygfr'f#: ... ~·------.nu:. __ ,_ _, ,. ~---~.,.~-, .. "',.,_,.....,_ -·- Ill 1<cn, C: olli IL.ii: l-ow-c:1~; - AV£NIOA ENCINAS CARLSBAD, CA. lKSC/f/PTION COVER SHEET &: PROJECT DATA 1-A 1 I ii . B 11 !i l ~ I d I;~ I ; z Pis •11 c3 z O ? U I w I{) ;§ @@@@@ @@ ).. z I ~ w i3 ~ • :i: II I I:! ~b I, k ~ h l;I I •p 1 ~ ~ u ~-8 i l u '11 I• ~ Q•i 111 I S H1tlinUB1 @@@ @@@@@@@ ~ i ~ :t ' :; : i! 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I I 11 I INTERSTATE HIGHWAY ti 1~ R.O.W. ,P!ZMAH I I J2nillJ.JIIIWl.l.llllLlll~bb' I ·Ill§) ~ I I - l.AJ'.OSCAPE CONCEPT ST A TEl'vlENT 'J\.e l.At-0:SCAPe a::t,c::eFr ~Ate$ A teYI ~ B..I...Clf\G NTOll.e CONT1!!XT Cl"' ~TNGc:evaOA,.491T w..&..e~"O-E ~AL ~AC'TeQ N 1l-E LAN:>SCAPE. Tl-lS tS AO-E'IIB> l).QOL)GM TM: EST~ CF A I-GARO-ft 0-L.AN)5CAJ'e ZCH:S t:C"'f",eO BT TM!! F'LANfNS P~ P"Oll eA0-1 NleA n.e PJl.IlJO,.G AREASl"'eA.7\.Re ~CANOPY~ LN:6<'P\..ANTEO ~ R.C)WB.'t.G 9-2..BS u,o ~ n.E ernrt C0IE 15 Aca:N'reD ~PALM~ A~ SWA'TM Cl'-lU2I"' NO fCDS OI" f"\.~ 9-QLOSNDl.l<O..N:>CO\ISI$. PJI.LMS NOSMAl.Lr'L~ TI.'fE:S ~USED.ARO.NJ n.e POO. u:zeA NO TO ACCal1' n-e El..,I..ON; FAC;J.CE. A LAQGS 5CAt.E Sf<\.B PRO'vU:S ~ AT TI-e PBi!t£lER O" 1M! P~ WATER CONSERVA110N NOTES TI-erou.OM-GWATfR'~ATQIITI:0-Nel.CS&IALLE!eo.t"L.OYmN'THS~TI WATER~Pl..ANTS.NDR..ANTSNATIVET05-0T.CRYS,M,6Suru:za:>N~1. CP TH= TOTAL Pt.ANTED /,REA use Cl'" J..lTCQOZoe3 WITM PLANTS Q.!OI.PB) BA5B) I.PON AMCl.M" Cl' WA115l ~ TOl:UST/1.N'll-eM M..L0,131,t· • r sze UT1JZEO N n-e UN>SCAPE 3" OfPJJ-1 J.f',j. SOL .AM':KIMellS t.rn.JZe:) TO M'RO'n; WATI:R ~ CAPIJ:Zrf OI" SOL .al.lTOMATC A21GA'fO'ISTS'R!M ,6D.,1.6119) 6e,ll,SCNAl..l,Y NOWll-lWATl5iN,; l-0.QS EETVe3'i D00 PM NO 6'CX) AM. l&'IGATIOf\lSl'S'f1',t~ TOWA.1!!12 ~ ~ 0-'n-eL.MOSCAPe&t.fEt> ONWA~,-a;D. Rla;An:::N oesGN SCNSnTv'e TO s..tPe ,-Act~ l.'Al'il~t..6EDN~'l.m-lnl:AIJ'TCMA.llCs:;.QGAllONS'l'Sta.l ~ATP5QW:Nf<G?.Atff.JALl<'QGATION~ ~WA'RS'lf;e:Q!R'Tl"ICATIOf\lWl'JH~OA.TANCCM'I..IANC:e'ffJM STATeCl"~WATER~~f'Ol2APPQ(;/t/~S,-W.l.9E$.Et,ITl?D WTMUU>SCAF'E CCNSTiaCTD\I DOa,M;NT s.EIMTT.AL TO 'tl-E arr. ~ AUTOMA,TC 13!1.A.~ srsreM Ml. ee PROW:EO IMTM o6U. ea..AelT 9.JTAB.!! l"'OI.' n-EUSE Of' ReQ.AM:D WATSl NCJ ~~ CleP~ ~SRB.ATNe TO QEQ..AU:O use VIU. N'A..Y TO TM! f'QO.ECT. PLANTNG ZOl'c PERCENT AGES """ I U.$l ,__, 3 "'"""""""'-4 NATNE ~0-:srrt!L...AN:ISCAF>e (7,2.,40SI'. 371 ~SF. 631 OSF. 01 OSI'. 01 MANTENANCE RESPONSBLITES ,,..,.._""""""",., WAlBlUSE. 30"• 'IJ-:,Q LESS """D' 0 ~ OP 1l.e PROP62'TY'S I.AN'.>SCAPE 1/lU. EE PROI/D:D f« n.e Olff!R. "'.......,"°"'"""' ---T------- ~~TO LANDSCAPE T A8L.LA TIONS ~Ol'P~6T.tJ.l.S•EZ3 ~TC!f!:SATl~F'S66TAU.S•:ll~ P~LOTTR'l:!:5~•'21~ PAraCN:: LOT ffll!!! SU! 1' IOOl 2<4' BOX 1m:es P~LOT ~ • ,7.322&1"'. P~lDTJM,.M..M~J.2A3t•U205J'I. P.ARKtGLOT~ASl!!.APRO'JDO'.)•l9eSJ'<,(!iS) TOTAL. L,6l,DSCA,Pe l>R.f!A • 45.e~ SI", TOT,t,L TU2'"~ • 16.990 SI", on Of" TOTAL LAI\OSCN'e NZ.AJ l.AHl5CAF'e seTSAO:: AJ.'EA• &Y woe X 700' ~Tl-I• 36.000 SO. JST. lc!EO.J<fD lJ.!:5 AT lna:EP'm 000 SO. JST. • 3:5 ne5 LIIH)SCAPC! S:TBACX TI.!:!:S PRO'tllEO • 36 TRC!S ~seTBACXA&lfA.TRl!C~S. 29AT2.,-90X•7l>S 9 AT IO c.AL.•24S I MOt-UMENT SIGN ELEVATION MON.Jv'ENT SIGN PLANTNG EN..ARGEMENT VB"•r<r ue··r<r PREl.l'v1NARY PLANT PALETTE S'IMBOl. 80TNC,.eL./CCM.4CHNN,e 6IZI! AFf'OOX. arr. ca.MNIS ""'"" • ~~, ic·eox !ii a.e,,,p.,.. ACC<NT PAI.MS !--· ca,,i.,,.., ~~I """""'""" o~~TAI 0 ~-, rru,- s».ea. BOT Jr.J«::AL I co.t.ecN NA.Me SI-A.IIS#04iROlff)C::CWSS ~ ~ .ALTAf"l$0.E/ll.sa= ~ ILl.!>NQMDP~LOTPU,N'\'N;, ~....,.,_co..c,, = AQ.Ar'Nffl.US Al'QICAN.JS I LL y-a=,. n.e-N.E ~9-'P.tSI-Q\.ST'l'F'!:ll ""-'OAfflU.eA CARISSAG. 'T\1tl1E I NA.T.ALF\.l.M I-E:61A~1,W,NSI'/ ...,.,..,, ,,,.,...,,,=, """""""'°""" 24"BOX/ IO "'°""""' st.·eox 6 "'"""""' ...... 24"80X ~ ........ = I:) c;AL.. .. ~ ~ """ 2,·eox e PA0:NGLOT CN«:PT TRee """""" ""' arr. ca.MNIS SEED 16.990!:F nRI"' "''"'"""'"' A"POTS Z'JC>SF COU:,,Acce,r F\ANJt,G too "°"""""" ACCelT "'"-,0 =-= F\ANJt,G IGAL ,0 """"°""' """"™' RATS """"""""""""' """""" OG"-,0 ~ """"" OGAL IOO BAO::GQOlN)/ PrTTOSPOa.M T, VNZ£GATA' / V~TED MOO: CQ'AI-Q: so,fONPI.AN!>,G a:x:o ~ <:I, • • ~L'.J,l,.CX:~Al-6/ "'"'"""""""" $~~/ BQ[) C1"'PllllADISE TJ:.'A.0-e.09'!5ltA.M ~ I STAfl. .JA9,N; PAlme-o:::issus 'TROJSPOATA I BOSTONM' l"CUSF<M.AI """"""'"" ..........,,.~, -~ ~ l MA..ESTCeeAUrr I ....... """""" a.c::AeS.aH>~PUNne ~~TAIIUS/ Ut,,NTNl,6,~J TRAL.N; UNTAHA L.0«:ZQA. .J. 'MAU.JANA' I MAI.L'S~ PITTOS'OQ..M SPP. / "'°'"""""' ~l "JACXt!NJ.tB I l'<XAMAwn-<:ON ...,,.........,,.. R.AlS '""- '"''" l'l,AlS OG"- OGAL. """'""""" """""" " '""""""' ACCB<T """ "" l'O><GOa.NJ """"™' 6 SC!a!'B<WAU. ""' -=<WAU. ""' ~ """"' roC>SJ".~ IOO """"""" ~ 3.0009'"""""""' .....,.,... 00 = FUNTNO ,0 ""°""°'"' A.AMNG ~ M!!lll.N PUHINiJ TO ae OCN"Q.eOBY arr er CMa..ee,t.O ~ Ol!!PT. t.MCf',,I..M~J ~~ IOf. MEQ.AN&RB STATO! ............... "'-"'INO """""'"°"""'""'' PYGMT DAU: PALM .,,.,,,,,...._..,, BRO or PARAOtSE -= M!5X5ZAH.~I """"'"' -·-= .......... SMa..B "'"POTS 6051". COi.OR~ Pl.ATS ~ SI". LON ACCeNl' ............ ~ 0 15 SO 60 90 I ,_ll.; T •• ~----~· >l:11 ~ ....00-aoun'1I: 200 ·-TTI..IC.----··· (2ot)2.ff.-•KIOY"""1>:U-- 1~--Y9UITl:l'OO W,.C:-...IICWTO, CAJ.W •-:1:1 <•Hl••-ft• r-,••o-•,.•• I I z :5 a.. w • Cl z :5 p >-a: ' < z ~ ::i w a: a.. INNS of AMERICA CIJU.SOAOC>. SHEET: L-1 Of'; 1 SHEETS 11 EAST ELEVATION AS SffN FRO/,/ INTERSTATE 5 ~/f'!l~ lg lg .. ll'::'0 :1#}1~"' JSf ltOOlf-,i'f;!§~ NORTH ELEVATION AS SffN FROM CANNON RD. ~a1m·1 D FRONT EL£VAT/ON SID£ €U:VA110N L£17ERJNC ON 90TH SlJES .3) IN_DIVl~UY_lf!:UII/NATfD lETTERS 11-! ~~·fr:_{f~ 10•-2• ~ ~ ~IruTIQ,e :::ir.==-:::::=@[F=--=----,1.\ ;t, -~~!§~U©/A. ~t !l'r.--:=$ (LlJ au~~ z[ J, ,._,,. 0 ll!_Dl'!JD~~U~ ~lfUIIINATED LfTTERS 77.5 SO.FT. row ctM1PED /.JIIOl FOOlM::E OF UEWl~----...JS!l'-o· ~ N.LO'IED -J51' ~ .JD ... ______ -.-..J22 .m. FT. TDTN.. PROPOSED COIJIIH£/J son. OF SIQW;c-------1~ JYS FILE NAJJE: 22098A-6 PLOT DATC 10-21-99 !IROOF v.mw: -·-·-----_nz.E, ___ ,,;,, ~----.. ,., __ ~o,l,Ujl'··-·· ~,.,_ ____ ._ Ill l<rn C: ow u.a:i,. Ow-e: l~il - AVENIDA ENCINAS CARLSBAD, CA. WALL & MONUMENT SIGNAGE ISN 11