HomeMy WebLinkAbout2013-12-04; Planning Commission; ; CUP 12-10|CDP 12-19| MS 12-03 - Carlsbad Floral Trade Center
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: May 20, 2013
P.C. AGENDA OF: December 4, 2013 Project Planner: Christer Westman
Project Engineer: David Rick
SUBJECT: CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER – Request for the
adoption of a Negative Declaration and the approval of a Conditional Use Permit,
Coastal Development Permit, and Tentative Parcel Map to allow for the subdivision of
the property into four parcels, and the development of a new 44,180 s.f. floral trade
distribution center and marketplace, a 33 foot tall, 9,900 s.f. micro-brewery and winery
building, 1984 s.f. culinary center, and 896 s.f. farm shed with the remaining land
dedicated to farm plots, orchard, hops farm, vineyard and parking on 17.22 acres of land
within a 45.60 acre site located within the Carlsbad Ranch Specific Plan south of Cannon
Road and east of Car Country Drive in Local Facilities Management Plan Zone 13 and the
Mello II segment of the Local Coastal Program. The site is not located within the
appealable area of the California Coastal Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7023 ADOPTING a Negative
Declaration and ADOPT Planning Commission Resolution No. 7024 APPROVING Conditional Use Permit
(CUP 12-10), Coastal Development Permit (CDP 12-19), and Tentative Parcel Map (MS 12-13) based
upon the findings and subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 17.22 acre project area is within the boundaries of a 45.60 acre property that is located south of
Cannon Road and east of Car Country Drive. It is designated as Planning Area 8a (Golf Course) within the
boundaries of the Carlsbad Ranch Specific Plan which was approved by the City Council in 1993.
The project is the first phase of a four phase development on 17.22 acres within a 45.60 acre property.
The phase four buildout totals approximately 113,780 s.f. of agricultural related manufacturing (beer
brewing and wine making), warehouse, distribution, retail, and specialty school. The initial phase one
includes a new 44,180 s.f. floral trade distribution center and marketplace, 9,900 s.f. micro-brewery and
winery building, 1,984 s.f. culinary center, and 896 s.f. farm shed. The remaining Phase 1 land is
dedicated to farm plots, orchard, hops farm, vineyard, vehicular circulation and parking. Future Phases
2, 3, and 4 include 11,700 s.f. of retail and surface parking, 32,000 s.f. of retail and surface parking, and
16,000 s.f. of retail and surface parking respectively. The consideration of phases 2 through 4 is not part
of this application and they must be reviewed separately as each future phase is proposed. The exhibits
illustrate a possible configuration for the addition of drive aisles, parking and building locations in future
phases for conceptual planning purposes only.
Site ingress and egress is proposed to be taken off of a new 34 ft. wide private access drive on Cannon
Road. Either a second point of ingress/egress will be provided via a 34 ft. wide private access drive on
Car Country Drive or a left turn pocket on Cannon Road at Legoland Drive will provide more efficient
access between the project and Interstate 5.
5
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
Page 2
Phase one parking includes 186 parking spaces with the potential of expanding the parking through
phase four to 359 parking spaces. The main parking lot for the floral trade building is proposed to be
paved with decomposed granite (DG), landscaped with macadamia nut trees, and designed in such a
way to be reminiscent of a parking lot located in a macadamia nut tree orchard. Onsite private drives
are asphalt without curb and gutter and include a DG pedestrian path running parallel. Circulation
around the onsite buildings are also paved with DG.
The 25 ft. tall Floral Trade Center and Marketplace building is the centerpiece of the project. The
building design is similar to a barn with a steel frame and enclosed with a composite siding painted tan
and a standing seam metal roof. Translucent panels along the center roof axis provide natural light to
the interior of the building. A similarly designed storage building exists to the south and is used in
conjunction with the Flower Fields operation. The interior of the building will include some enclosed
rooms, but will predominantly be a single large volume space that will be configured with vendor stalls
in warehouse fashion according to the number of spaces and sizes required by the individual flower
businesses. Morning hours between 5:00 a.m. and 9:00 a.m., the Floral Trade Center building will
operate wholesale flower distribution. Generally, from 9:00 a.m. to 6:00 p.m. the Floral Trade Center
building will operate as a marketplace for the retail sales of agricultural related products to the trade
and general public.
The smaller single story, 18 ft. tall, 1,984 s.f. culinary education center’s building’s focus will be a
demonstration kitchen and viewing area for students and visitors to watch the demonstration as well as
participate in food preparation. Demonstrations are intended to occur periodically on any weekday
between the hours 11:00 a.m. and 6:00 p.m. The maximum number of spectators is anticipated to be
20. The building is designed as a steel frame with composite siding painted tan and standing seam metal
roof.
The micro-brewery and winery occupy the same 33 ft. tall, 9,900 s.f. building, also designed as a steel
frame with composite siding painted tan and standing seam metal roof. 3,500 s.f. of the building
footprint is two-story for the purpose of accommodating tall micro-brewing tanks. This portion of the
building exceeds the standard 25 ft. building height limit by eight feet but pursuant to SP 207 may be
permitted through the approval of a Conditional Use Permit. Therefore CUP 12-10 is exclusively for the
request to approve the 33 ft. height of the Micro-brewery/Winery building. The final layout of the
building will depend upon the division of uses between wine and beer production. However the mix of
uses will reflect the ordinary and customary allocation between production, storage, office/support and
tasting. Functionally, storage and production will use more than 30% of the space and the remaining
functions will use the remaining area. The process for both brewing beer and fermenting wine requires
storing raw materials, including products from the farm, processing tanks and benches, and storage of
beer and/or wine in the process of fermentation as well as the finished products for delivery. A small
undefined tasting area accommodating a serving area, some seating, and products for sale is also
anticipated. Neither food service in general or beer or wine produced elsewhere is permitted to be sold
without a general restaurant license and the facility is not being designed to accommodate a general
restaurant use. No general restaurant use is proposed or permitted.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
Page 3
TABLE 1
Location General Plan
Designation Zoning Current Land Use
Site Open Space (OS) Carlsbad Ranch Specific Plan (SP 207)
Open Space (OS)
Flower Production
North Open Space (OS) Open Space (OS) Strawberry Production
South Open Space (OS) Carlsbad Ranch Specific Plan (SP 207)
Open Space (OS)
Flower Production
East
Office (O)
Planned Industrial (PI)
Carlsbad Ranch Specific Plan (SP 207)
Office (O)
Planned Industrial (PM)
Qualified Development Overlay (Q)
Gemological Institute
of America (GIA)
West Regional Commercial (R) General Commercial (C-2)
Qualified Development Overlay (Q)
Car Dealerships
Table 2 below includes the project site’s gross and net acreage, the number of dwelling units allowed by
the General Plan’s Growth Management Control Point (GMCP) density and the proposed projects
number of dwelling units and density.
TABLE 2
Gross Acres Net Acres DUs Allowed at GMCP
Density
DUs Proposed and
Project Density
45.60 17.22 N/A N/A
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. Open Space (OS), General Plan Land Use Designation;
B. Carlsbad Ranch Specific Plan (SP 207);
C. Carlsbad Municipal Code, Title 20 Chapter 20.28 – Tentative Parcel Maps;
D. Carlsbad Municipal Code, Title 21 Chapter 21.42 – Conditional Uses;
E. Coastal Development Regulation for the Mello II Segment of the Local Coastal Program;
and Carlsbad Municipal Code, Title 21 Chapter 21.201 – Coastal Development Permit
Procedures; and Carlsbad Municipal Code , Title 21, Chapter 21.203 – Coastal Resource
Protection Overlay Zone; and
F. Carlsbad Municipal Code, Title 21, Chapter 21.90 Growth Management Ordinance and
the Zone 13 Local Facilities Management Plan.
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. Open Space (OS), General Plan Land Use Designation
The broad definition of Open Space is divided into five categories in the Open Space and Conservation
Element of the General Plan. Two of those categories apply to the project area. They are, Open Space
for the Managed Production of Resources and Open Space for Aesthetic, Cultural and Education
Purposes. Including the wholesale trade aspect of the Floral Trade Center which provides farmers
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
Page 4
revenue from their produce to enable agriculture to remain an economically viable use, the majority of
the property is devoted to the managed production of resources in the form of field crops, vineyards,
and orchards. The micro-brewery/winery and culinary demonstration kitchen serve the purpose of
education as well as being a tourist attraction.
The project complies with the elements of the General Plan as shown in Table 3 below:
Table 3: General Plan Compliance
ELEMENT USE,CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Land Use Overall Land Use Pattern: Goal A.1
A city which preserves and
enhances the environment,
character and image of itself as a
desirable residential, beach, and
open space oriented community.
The project is the retention of
the Carlsbad Floral Trade
Center which is historically
significant to the Carlsbad’s
past as a flower growing
community.
Yes
Land Use Agriculture: Goal A.2
A City which supports agriculture
while planning for possible
transition to urban uses.
The project accommodates the
continued use of the majority
of the site as agriculture and
also provides for the
coexistence of compatible and
related urban uses.
Yes
Land Use Commercial: Goal A.4
A city that promotes recreational
and tourist-oriented land uses
which serve visitors, employees of
the industrial and business centers,
as well as residents of the city.
The project offers a unique
opportunity for residents and
visitors to experience a micro-
agricultural operation from
initial product growth to its use
in product production and
distribution.
Yes
Open Space
and
Conservation
Promoting Agriculture: Goal A
A City which recognizes the
important value of agricultural and
horticultural lands.
The Carlsbad Ranch/Legoland
Specific Plan (SP 207) identifies
agricultural uses as permitted
within Planning Area 8.
Yes
Open Space
and
Conservation
Promoting Agriculture: Objective
B.1
To develop an inventory of
agricultural uses in the City.
The project includes an
investment in similar
agricultural uses and structures
required for the conduct of the
principal agricultural use which
in turn helps to preserve the
site as existing agricultural
inventory.
Yes
Open Space
and
Conservation
Promoting Agriculture:
Implementing Policy and Action
Program C.5
Encourage and support the
economic viability of agricultural
land.
The accessory uses and
structures proposed with the
project support the economic
viability of the project site to
remain largely in agricultural
production.
Yes
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
Page 5
Table 3: General Plan Compliance
ELEMENT USE,CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Open Space
and
conservation
Water Quality Protection:
Implementing Policy and Action
program C.4
Require developments to
incorporate structural and non-
structural best management
practices (BMP’s) to mitigate the
projected increases in pollutant
loads.
The project is conditioned to
conform to all NPDES
requirements.
Circulation Streets and Traffic Control:
Objective B.1
To provide an adequate circulation
infrastructure concurrent with or
prior to the actual demand for such
facilities.
The traffic impact analysis
report prepared by RBF, dated
June 2013 indicates that the
project will generate 2,076
ADT. The distribution of those
trips will not adversely impact
the surrounding circulation
infrastructure and no
mitigation is required.
Yes
Circulation Streets and Traffic Control:
Objective B.2
To design streets for the safe and
efficient movement of people,
goods and services in the most
environmentally sound manner
possible.
To enhance the efficiency of
the surrounding circulation
system leading to and from
Interstate 5, the project is
conditioned to provide either a
left turn pocket on Cannon
Road at Legoland Drive or a
driveway access on Car Country
Drive.
Yes
B. Carlsbad Ranch Specific Plan (SP 207)
The project site is located in Planning Area 8 of the Carlsbad Ranch Specific Plan and designated as an
Open Space (OS) zone. Planning Area 8 is identified as being developed with a 9-hole golf course and is
split into two physically separated subareas, 8a and 8b. However, an extended “permitted use” list was
adopted for Planning Area 8 which allows open space uses other than a golf course to occur.
Agricultural uses are allowed including field and seed crops, truck crops, horticultural crops, orchards
and vineyards, pasture and rangeland, tree farms, fallow lands, and produce sheds. Non-agricultural
uses listed include public parks, City picnic areas, City playgrounds, public trails, and public restrooms.
The list of accessory uses and structures includes public restrooms and changing rooms, playground
equipment, parking, staging, processing and storage areas for agricultural crops and shade houses.
Supplemental to these lists are “other similar accessory uses and structures, determined by the Planning
Director to be required for the conduct of the principal use.” It is under this use provision that the Floral
Trade Distribution Center and Market Place, micro-brewery/winery building, culinary center building,
and farm shed are permitted without the need for the approval of a Conditional Use Permit. The
proposed Conditional Use Permit is required to allow the micro-brewery/winery building to exceed the
25 ft. height limit established by SP 207.
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
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The primary purpose of the proposed project is to relocate the Floral Trade Center from its existing
location on Avenida Encinas to this property. The existing floral trade center property has been sold and
is in the process of being re-developed. Relocating the floral trade center to this location will keep this
aspect of Carlsbad’s flower industry in Carlsbad. The floral trade center is a historical extension of
floriculture in Carlsbad as an agricultural use. The wholesale distribution of flowers is one of the last
steps in the process of growing flowers for consumers.
Field and seed crops, orchards and vineyards, and tree farm are distributed over 9.6 acres of the 17.22
acre project site. Associated with the 1.8 acres of hops field and grape vineyards is a brewery/winery
building which features production facilities that use the products grown in the vineyards and hops
fields. Similarly, the culinary center will focus on demonstrations of how the fresh produce grown onsite
can be transformed into prepared dishes.
Table 4: Carlsbad Ranch Specific Plan Development Standards
Planning Area 8 Development Standards
Standard Required Proposed Compliance
Building Height 25 ft. max unless
approved by a
CUP
25 ft. max unless
approved by a
CUP
The micro-
brewery/winery
building is proposed
with a maximum
height of 33 ft. A
CUP is proposed to
allow the additional
building height. The
additional 8 feet in
height is required to
allow for the
installation and use
of 24 foot tall
brewing tanks inside
the building.
Yes. The
proposed 8 ft.
is
accommodated
in the grading
for the finished
floor of the
structure which
is 3-8 ft. below
the existing
graded slope
elevation.
Lot Coverage 50% Max 50% Max 2.8% Max Yes
Parking:
Culinary Center
(Vocational School)
2 employees
20 students
Floral Trade Center:
(Retail)
23,220 s.f.
(Warehouse)
20,960 s.f.
Brewery/Winery
(Manufacturing)
6,600 S.F.
(Tasting/Retail)
3,300 s.f.
1 per employee
1 per 3 students
1 per 200 s.f.
1 per 1000 s.f.
+ 1 per vehicle*
1 per 400 s.f.
+ 1 per vehicle*
1 per 200 s.f.
2 (employees)
7 (students)
117
21
3
17
2
17
2 (employees)
7 (students)
117
21
3
17
2
17
Yes
Yes
Yes
Yes
Yes
Yes
Yes
Yes
TOTAL 186 186
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
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* The parking standard includes the requirement for one parking space for each vehicle used in
conjunction with the use.
C. Tentative Parcel Map
The application includes a request to subdivide the 45.60 acre property into four parcels. Typically
Tentative Parcel Maps are approved administratively by the City Planner, however, with the recent
amendment to the Zoning Ordinance regarding Land Use Decision Making, the Tentative Parcel Map is
accompanied by discretionary actions that are the purview of the Planning Commission and is therefore
subject to review and approval by the Planning Commission as well.
Parcel One is 6.18 acres, Parcel Two is 6.56 acres, Parcel Three is 4.87 acres, and Parcel Four is 28 acres.
Each of the parcels is provided access through the proposed 34 FT wide private access drive. The private
access drive has one point of ingress/egress which is on Cannon Road. Right-of-way dedication is
provided on Cannon Road for a deceleration lane leading to the main entry point off of Cannon Road.
General utility and access easements are included on the map for the purpose of providing onsite
private circulation throughout the four parcels. The Land Development Engineering Division has
reviewed the Tentative Parcel Map and concluded that the subdivision, as conditioned, complies with all
of the applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (C.M.C.
Title 20).
D. Conditional Uses
The Carlsbad Ranch Specific Plan (SP 207) limits building heights within Planning Area 8 to 25 ft. in
height. The exception is that additional height may be allowed through the approval of a Conditional
Use Permit approved by the Planning Commission.
The brewery/winery building is proposed with a 3,500 s.f. portion of its 9,900 s.f. footprint reaching a
height of 33 ft. The necessity of the additional height is to accommodate brewing equipment. The
equipment itself reaches 24 feet in height and the additional 8 FT is needed to enclose the equipment.
The building has a split-level floorplan. The finished floor elevation of the area of the building that
includes the additional height is below the finished floor elevation of the remainder of the building
therefore the additional building height will not be detrimental to the visual character of the
surrounding area. The remainder of the building has a height of 24 ft.
The floral trade center is a historical component of floriculture in Carlsbad and its relocation to this site
is desirable by retaining the historical connection in the City. The Land Use element of the General Plan
also encourages the continued support for local agriculture and unique tourist elements. The continued
use of the site primarily for agricultural production is consistent with the current use of the property,
the adjacent auto related retail development to the west and the institutional use to the east will not be
impacted by the proposed project since there are physical barriers separating them and access to and
from the proposed project are not shared. With the approval of a Conditional Use Permit, all of the
proposed project buildings located on the site are consistent with the development standards required
by the Carlsbad Ranch Specific Plan. The 2,076 Average Daily Trip (ADT) traffic generated by the
proposed use and their contribution to the surrounding street system will not require the construction
of new roadways nor will significant improvements to the existing circulation system be necessary to
accommodate project generated traffic. Regardless, to enhance the efficiency of the surrounding
circulation system leading to and from Interstate 5, the project is conditioned to provide either a left
turn pocket on Cannon Road at Legoland Drive or a second private drive access on Car Country Drive.
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
Page 8
E. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program; and
Carlsbad Municipal Code, Title 21, Chapter 21.201 - Coastal Development Permit Procedures;
and Carlsbad Municipal Code, Title 21, Chapter 21.203 - Coastal Resource Protection Overlay
Zone.
Mello II Segment of the Local Coastal Program
The subject site is located in the Mello II Segment of the Carlsbad Local Coastal Program and is subject
to the approval of a Coastal Development Permit, however, it is not located within the Coastal
Commission’s appeal area.
The project site has an LCP Land Use designation of Open Space (OS) and Zoning of Open Space (OS)
which are consistent with the City’s General Plan and Zoning. The project’s consistency with the (OS)
General Plan Land Use designation is analyzed in Section “A” Table 1 above.
The proposed project, which includes a new 44,180 s.f. floral trade distribution center and marketplace,
9,900 s.f. micro-brewery and winery building, and 1,984 s.f. culinary center, 896 s.f. farm shed, farm
plots, orchard, hops farm, vineyard, vehicular circulation and parking is consistent with the relevant
policies of the Mello II Segment of the Local Coastal Program, the Coastal Program implementing
ordinance (Carlsbad Ranch Specific Plan), and the Coastal Resource Protection Overlay Zone. The
project site is currently being used for agricultural production. The project is compatible with the
surrounding development, which includes the Gemological Institute of America, offices and Planned
Industrial uses to the east, retail car sales to the west, and open space agricultural uses to the north and
south.
The proposed project will not obstruct views of the coastline as seen from public lands or the public
right-of-way nor otherwise damage the visual beauty of the coastal zone. Some of the agricultural land
currently existing on the site will be developed with the buildings associated with the floral trade center.
The agricultural land is not locally or regionally significant and is not identified on the Local Coastal
Program Map X. There are not any sensitive resources located in the project area. In addition, the
proposed project is not located in an area of known geologic instability or flood hazards. Since the site
does not have frontage along the coastline, no public opportunities for coastal shoreline access are
available from the subject site. Furthermore, the sloping site is not suited for water-oriented recreation
activities.
Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City's Master Drainage
Plan, Grading Ordinance, Storm Water Ordinance, Standard Urban Storm Water Mitigation Plan
(SUSMP) and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-
off, pollutants and soil erosion. No development is proposed in areas of natural steep slopes ≥ 25%
gradient, and no native vegetation will be removed. In addition, the site is not located in an area prone
to landslides, or susceptible to accelerated erosion, floods or liquefaction.
CUP 12-10/CDP 12-19/MS 12-03 – CARLSBAD FLORAL TRADE CENTER
December 4, 2013
Page 9
F. Carlsbad Municipal Code, Title 21, Chapter 21.90 Growth Management Ordinance, and Zone
13 Local Facilities Management Plan
The proposed project is located within Local Facilities Management Zone 13 in the northwest quadrant
of the City. The impacts on public facilities created by the project (44,180 s.f. floral trade distribution
center and marketplace, 9,900 s.f. micro-brewery and winery building, and 1,984 s.f. culinary center,
and 896 s.f. farm shed), and its compliance with the adopted performance standards, are summarized in
Table 3 below:
Table 5: Growth Management
STANDARD IMPACTS COMPLIANCE?
City Administration Not Applicable N/A
Library Not Applicable N/A
Waste Water Treatment 31 EDU Yes
Parks Not Applicable N/A
Drainage 26.2 CFS Yes
Circulation 2,076 ADT Yes
Fire Station No. 4 Yes
Open Space Not Applicable N/A
Schools Not Applicable N/A
Sewer Collection System 31 EDU Yes
Water 12,960 GPD Yes
IV. ENVIRONMENTAL REVIEW
Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection
Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact
assessment to determine if the project could have any potentially significant impact on the
environment. The environmental impact assessment did not identify any potentially significant impacts.
Based on the above, the City Planner issued a Notice of Intent to adopt a Negative Declaration (ND) for
the project on October 28, 2013. No comment letters were received during the 20-day public review
(November 1, 2013 – November 20, 2013).
ATTACHMENTS:
1. Planning Commission Resolution No. 7023 (Negative Declaration)
2. Planning Commission Resolution No. 7024 (CUP 12-10/CDP 12-19/MS 12-03)
3. Location Map
4. Disclosure Statement
5. Reduced Exhibits “A – Y”
6. Full Size Exhibits “A – Y” dated December 4, 2013
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CUP 12-10 / CDP 12-19 / MS 12-03 Carlsbad Floral Trade Center
SITE MAP
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GE BLEL CAMINO REALSITE
CARLSBAD FLORAL TRADE CENTER AND MARKETPLACE
PROJECT LOCATION
LAND USE REVIEW APPLICATION
AUGUST 16, 2013
CARLSBAD RANCH COMPANY, L.P.
CARLSBAD RANCH LOT 3
PROPOSED
PROJECT
GENERAL INFORMATION:
SHEET INDEX
PROJECT LOCATION:
APN:
LEGAL DESCRIPTION:
PROPERTY OWNER:
APPLICANT:
APPLICATIONS APPLIED FOR:
ARCHITECT:
CIVIL ENGINEER:
SITE ACREAGE:
GENERAL PLAN DESIGNATION:
PROPOSED ZONING:
NUMBER OF LOTS PROPOSED:
PROPOSED BU LD NG COVERAGE:
SOUTHEAST CORNER OF CANNON ROAD AND CAR COUNTRY DRIVE.
211-023-11-00
CARLSBAD RANCH COMPANY, L P.
5 60 AC. (EX ST NG LOT 3). PROPOSED PROJECT PORT ON = 17.22 AC. (TENTATIVE PARCELS 1, 2 & 3)
OPEN SPACE (OS)
SAME (NO CHANGE).
(SUBDIVISION OF 1 EXIST NG LOT).
PHASE 1 = 56,960 S F.; PHASES 1- (BUILDOUT) = 113,780 S.F.
52% @ PARCELS #1, 2 & 3. PARCEL # IS 100% AGRICULTURAL FARM USE.
LOT 3 OF CARLSBAD TRACT NO. 9 -09, CARLSBAD RANCH UNIT 1, PER MAP NO. 13357, CITY OFCARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA.
CARLSBAD RANCH COMPANY, L P.
5600 AVENIDA ENCINAS, SUITE 100.
CARLSBAD, CA 92008(760) 31-5600
LAND PLANNER & LANDSCAPE
ARCHITECT:
R. W. APEL LANDSCAPE ARCHITECTS, INC.
571-B HYGEIA AVE.
LEUCADIA, CA 9202(760) 9 3-0760
ADAMS DESIGN ASSOCIATES INC.1 3 S. CEDROS AVE., SUITE V-105SOLANA BEACH, CA 92075
(858) 350-8166
AQUATERRA ENGINEER NG, INC.18 3 CAMPESINO PLACE
OCEANS DE, CA 9205(760) 39-2802
PROJECT DEVELOPMENT SUMMARY:
EX STING ZONING:OPEN SPACE (OS) & CANNON ROAD AGRICULTURE (CR-A).THE PROPERTY S N THE COASTAL ZONE (AGUA HEDIONDA SEGMENT OF THE LOCAL COASTAL
PROGRAM). THE COASTAL LAND USE DES GNATION AND ZONE ARE THE SAME AS THE GENERAL
PLAN AND ZONING ABOVE.
PROPOSED BU LDING FLOORAREA:
PHASE 1 = 2.6%; TOTAL AT FUTURE BU LD-OUT = 5. %
PERCENT OF SITE TO BE
LANDSCAPED:
NUMBER OF PARKING SPACESPROV DED:
EMPLOYEE EATING AREAS:
OPEN OR RECREATIONAL SPACE:
STORAGE SPACE:
ESTIMATED AVERAGE DA LY TRAFF C:
WATER & SEWER DISTRICT:
SCHOOL DISTRICT:
ESTIMATED DOMEST C WATER FLOW:
ESTIMATED F RE FLOW:
ESTIMATED SEWER FLOW:
1
2
3
5
A-1
A-2
A-3
A-
A-5
A-6
A-7
A-8
C-1
C-2
C-3
L-1
REFER TO SITE PLAN.
N/A
N/A
0
CARLSBAD MUN C PAL WATER DISTRICT
CARLSBAD UNIFIED SCHOOL D STR CT
CUT = 18,0 8 C.Y.; FILL = 30 225 C.Y.; NET = 12,177 C.Y. IMPORT
9.0 GPM AVERAGE FLOW, 22.5 GPM PEAK FLOW
,000 GPM FOR HOURS
6,852 GAL DAY (31 EDU)
60 GPM POTABLE WATER, 60 GPM RECYCLED WATER.
PHASE 1 = 186. PHASES 1- (BUILDOUT) = 359.
UNDEVELOPABLE AREA PER ZONINGORD. 21.53.230:
PROPOSED GRADING EARTHWORK:
ESTIMATED LANDSCAPE RRIGATIONDEMAND:
L-2
L-3
L-
L-5 1
SHEET
COASTAL DEVELOPMENT PERMIT, CONDITIONAL USE PERMIT, MINOR SUBDIVISION.
COVER SHEET
SITE DEVELOPMENT PLAN - PHASE 1
PHASE 1 SITE PLAN ENLARGEMENT
SITE DEVELOPMENT PLAN - FUTURE PHASES
AGRICULTURAL PLAN
CARLSBAD FLORAL TRADE CENTER & MARKETPLACE - FLOOR PLAN
CARLSBAD FLORAL TRADE CENTER & MARKETPLACE - ROOF PLAN
CARLSBAD FLORAL TRADE CENTER & MARKETPLACE - ELEVAT ONS
CARLSBAD FLORAL TRADE CENTER & MARKETPLACE - ELEVAT ONS
CARLSBAD FLORAL TRADE CENTER & MARKETPLACE - SECTION
M CROBREWERY & WINERY - FLOOR PLAN, ROOF PLAN
M CROBREWERY & WINERY - ELEVATIONS
CULINARY CENTER & EQUIPMENT V EWING SHED - FLOOR PLANS, ROOF PLANS & ELEVATIONS
ARCHITECTURAL CHARACTER MAGES
TENTATIVE PARCEL MAP
PHASE 1 PRELIMINARY DEVELOPMENT PLAN
PHASE 1 PRELIMINARY DEVELOPMENT PLAN
PHASE 1 PRELIMINARY DEVELOPMENT PLAN
TURN NG RAD US & SITE DISTANCE EXHIBIT
CONCEPTUAL LANDSCAPE PLAN
CONCEPTUAL LANDSCAPE PLAN ENLARGEMENT
LANDSCAPE PLANT PALETTE, DETAILS & NOTES
CONCEPTUAL WATER CONSERVAT ON PLAN - WATER SUPPLY
CONCEPTUAL WATER CONSERVAT ON PLAN - W E.L.O. HYDROZONE PLAN
CONCEPTUAL MA NTENANCE RESPONSIB LITY EXHIBITL-6
GEMOLOGICAL
INSTITUTE OFAMERICA
CAR DEALERSHIPS
RETAIL SHOPPING CENTER
AGRICULTURAL FIELDS
OFFICE / COMMERCIAL HOTEL
CANNON R
OAD
CAR COUNTRY DRIVE PALOMAR AIRPORT ROADLEGO
L
A
N
D
D
R
.
PASEO DEL NORTE
ARMADA DRIVE
AGRICULTURAL F ELDS
HOTEL
LEGOLAND
C-
C-5
A-9
PHASE 1= 1,752 ADT. PHASES 1- (BUILDOUT) = 3,916 ADT
REQUIRED.FIRE SPRINKLERS:
24'24'34'143'122 239'24'THEMED ENTRY MONUMENT(FUTURE PHASE)PARKINGFUTURE EXPANSION AREA(CULINARY CENTER IS ANINTERIM USE DURING PHASE 1).REFER TO SHEET 4.FARM EQUIPMENT SHED,REFER TO SHEET A-8NEW DECELERATIONLANETRASH ENCLOSURETHEMED ENTRY MONUMENT4' WIDE DECOMPOSEDGRANITE PEDESTRIANPATHWAYTHEMED ENTRY MONUMENT(G.I.A.)NEW STREETLIGHTEXISTING STORM WATERBASINTRUCK LOADINGDOCKTRASH ENCLOSUREDECOMPOSED GRANITE, GRAVEL,OR OTHER PERMEABLE SURFACEPARKING LOTS (TYP)FRUIT TREE "ORCHARD"AS PARKING LOT LANDSCAPE.ITALIAN CYPRESS (OR OTHER) TODELINIATE FARM ROADSFLORAL TRADE CENTER &MARKETPLACEREFER TO SHEET A-1FUTURE EXPANSION AREA(FARM DURING PHASE 1).REFER TO SHEET 4.MICRO BREWERY & WINERY,REFER TO SHEET A-7.PHASE 1 CULINARY CENTER,REFER TO SHEET A-8.ENTRY SIGNAGENEW STO WATER BASINPARKINGPARKINGPARKINGFUTURE ROAD (UNPAVED FARMACCESS DURING PHASE 1)PAVED SERVICE & FIREACCESS DRIVEWAY (ASPHALT)TRASH ENCLOSURECULINARY GARDENSVINEYARDHOPS FARMVINEYARDFARM PLOTSFARM PLOTSFLOWERFIELDSFLOWERFIELDSFUTURE EXPANSION AREA(FARM DURING PHASE 1) REFER TO SHEET 4128'119'FUTURE PHASE PARKINGSHOWN DASHED. MAY BE USEDOPTIONALLY DURING PHASE 1FOR OVERFLOW PARKING.FARM ROAD (UNPAVED)FARM ROAD (UNPAVED)FARM ROAD (UNPAVED)FARM ROAD (UNPAVED)PRIVATE ACCESS DRIVE 'A'PRIVATE ACCESS DRIVE 'A'
PRIVATE ACCESS DRIVE 'B'THIS PORTION OF PRIVATEACCESS DRIVES 'A' & B' TOBE GRADED IN PHASE 1AND IMPROVED IN EITHERPHASE 1, 2 OR 3.NEW PRIVATE PAVEDACCESS DRIVE(PHASE 1)GRADING OF ROADCONNECTION TO CARCOUNTRY DRIVE TO OCCURAT TIME OF IMPROVEMENTS.LOT 3 PARCEL BNDRYLOT 3 PARCEL BNDRYPROP. LOT LINE
PROP. LOT LINE
PROP. LOT LINE
PROP. LOT LINEORCHARDORCHARD CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET SITE DEVELOPMENT PLAN - PHASE 1 SCALE 1" 60'060' 120
'August 16, 20132BUILD NGFLOOR AREAPHASE 1 BUILDING FLOOR AREAFLORAL TRADE CENTER & MARKETPLACE:CUL NARY & EDUCATION CENTER:MICRO-BREWERY / WINERY:FARM EQUIPMENT SHED:,180 S.F. *1,98 S.F.9,900 S.F.896 S.F.TOTAL: 56,960 S F.PARKING:186 SPACES(PLUS 76 FUTURE PHASESPACES USED OPTIONALLYFOR OVERFLOW IF NEEDED)* BU LD NG MA VAR ROM 34 580 STO 44 180 S AT NAL DES GN
241919919
9 CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET PHASE 1 SITE PLAN ENLARGEMENTAugust 16, 20133SCALE 1" 30'030'60'TRASHENCLOSUREDECOMPOSED GRANITEPEDESTRIAN PATHWAYS(TYP.) PARKINGCULINARY CENTER1,984 S.F.TRASHENCLOSURETRUCK LOADINGDOCK PARKING PARKINGVEGETATED SWALE4' WIDE PEDESTRIANPATHWAY (D.G.)MICROBREWERY &WINERY9,900 S.F.CULINARY GARDENS PROPERTY LINE (LOT 3)CAR COUNTRY DRIVEFARM PARKINGSTREETLIGHTENTRYSIGNAGEFLORAL TRADE CENTER& MARKETPLACE34,580 S.F. to 44,180 S.F.FARM ROAD(UNPAVED)FRUIT OR NUT TREE ORCHARDAS PARKING LOT LANDSCAPE.ORCHARD"CALIFORNIA GROVE" EDUCATIONALDISPLAY OF FRUIT AND NUT TREESCOMMONLY GROWN IN CALIFORNIAFARM ROAD (UNPAVEDDURING PHASE 1)FARM EQUIPMENT SHED896 S.F.REFER TO SHT. A-7REFER TO SHT. A-8REFER TO SHT. A-8REFER TO SHT. A-1FUTURE PHASE PARKING SHOWNDASHED. MAY BE OPTIONALLYUSED DURING PHASE 1 FOROVERFLOW PARKING.NEW A.C. PAVED SERVICE& FIRE ACCESSDRIVEWAY (PRIVATE)NEW A.C. PAVED ACCESSROAD (PRIVATE)PROPOSED LOT LINE
PROPOSED LOT LINE PROPOSED LOT LINEENTRYTRASHENCLOSURE
24' PHASE 211,700 S.F. BLDG. PHASE 3 SOUTH SITE16,000 S.F. BLDG.OPTIONAL OVERFLOWPARKING SPACES (SHOWNDASHED)PHASE 416,000 SF PHASE 3NORTH SITE 16,000 S.F.GARDENPARKINGPARKINGOPTIONAL OVERFLOWPARKING SPACES (SHOWNDASHED) CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.landscape architectsincCA license #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET SITE DEVELOPMENT PLAN - FUTURE PHASES SCALE 1" 60'060' 120'August 16, 20134BUILDINGFLOOR AREA11,700 S.F.NORTH SITE:SOUTH SITE:TOTAL:BUILDING FLOOR AREA(ALL PHASES)16,000 S.F.16,000 S.F.16,000 S.F.113,780 S.F.PHASE 1:PHASE 2:PHASE 3:PHASE : PHASE 1FLORAL TRADE CENTER & MARKETPLACE 44,180 S.F.PHASE 3 NORTHACCESS DRIVE TO BEPAVED IN PHASE 3PHASE 4PHASE 2PHASE 3 SOUTH* BU LD NG MA VAR ROM 34 580 STO 44 180 S AT NAL DES GNSPACES PARKINGPARKING OVERFLOW2053753359FLORAL TRADE CENTER & MARKETPLACE:CUL NARY & EDUCATION CENTER:MICRO-BREWERY / WINERY:FARM EQUIPMENT SHED:,180 S.F. *1,98 S.F.9,900 S.F.896 S.F.021603818620OPTIONALPRIVATE ACCESS DRIVE 'A'PRIVATE ACCESS DRIVE 'A'THIS PORTION OF PRIVATEACCESS DRIVES 'A' & 'B' TO BEGRADED IN PHASE 1 ANDIMPROVED IN EITHER PHASE 1, 2,OR 3.PRIVATE ACCESS DRIVE B'ACCESS DRIVE TO BEPAVED IN PHASES 2 & 3.NOTE DEVELOPMENT SHOWN FOR FUTURE PHASES2, 3 & 4 IS CONCEPTUAL ONLY TO ILLUSTRATEPOTENTIAL LAND USE, BUILDING AREA AND PARKINGARRANGEMENTS. ALL FUTURE PHASES WILLREQUIRE SUBSEQUENT CITY REVIEW AND APPROVALUPON SUBMITTAL FOR DEVELOPMENT PERMITS.
SPECIALTY CROPS (0.65 ac)SPECIALTY CROPS (0.65 ac)BLUEBERRIES (1.5 ac.)FLOWER FIELDSFLOWER FIELDSVINEYARD(0.8 ac.) HOPS0 ac )CULINAR GARDENSSPECIALTY CROPS (2.3 ac.)FRUIT & NUT ORCHARD (2.7 ac.)FRUIT OR NUT TREESUSED IN PARKING LOTSITALIAN CYPRESS TODELINIATE FARMROADS"CALIFORNIA GROVE" EDUCATIONAL DISPLAYOF FRUIT AND NUTTREES COMMONLYGROWN IN CALIFORNIA.LOT 3 PARCEL BNDRYLOT 3 PARCEL BNDRYPROP. LOT LINE
PROP. LOT LINE
PROP. LOT LINE
PROP. LOT LINEORCHARDORCHARD CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET AGRICULTURAL PLAN SCALE 1" 60'060' 120
'August 16, 20135
20' 0
6-0 60-02 '-02 '-02 '-02
'-02
'-02
'-02
'-028'-02 -02 -02 -02 -02 -02 -02 -0
95'-0 20'-020'-0 12'-020'-02'-02'-0 0'-00'-0 15'-0
12'-0 12'-0
16' 02-02'-0
0'-016' 0ELECTRICALJANITOROFFICE
STORAGEMENWOME12'-012'-01
'-0
'-01
'-01 -0
'-020-076'-0192 012'-0ENTRANCEENTRANCEENTRANCET E N A N T L E A S E S P A C E2 '-0TYPICAL TENANTLEASE SPACE23456789101112131413130292827322625242322216'-06-6-0EXIT
EXITE COS OT E N A N T L E A S E S P A C ET E N A N T L E A S E S P A C ETYPICAL20' X 2
'WALK-INCOOLER DRAINS(60 TOTAL)2 '-02 '-015161718201933342 -02 -0 FLOORTYPICAL A-1FLOOR PLANSCALE 1" 16'016' 32'8'32 - Tenant Lease Spaces @ 960 s.f. each2 - Tenant Lease Spaces @ 1250 s.f. eachTotal Building Floor Area 44,180 Sq. Ft. August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S
. CEDROS AVE. SUITE
V-105 SOLANA BEACH
CALIFORNIA 92075DAMSA DSSOCIATESAINC.858.350
.8166
fax.
858
.350.8169FLORAL TRADE CENTER BUILDING FLOOR PLANNote Fire sprinklers are required for this project.
SOLID ROOFSO ID ROOSOLID ROOSO D ROOFTR NSLUCE T ROOFMASONRY COLUMNS (BELOW)LINE OF BUILDING (BELOW)LINE OF WALL (BELOW)LINE OF BUILDING (BELOW)MASONRY COUMNR DGER DGE
RIDG
VALLEYVA
L
L
E
Y
VALLEYALLEYHIPHI
P
HIPTYPICAL OVERHANG (3'-0
)(BELOW)SOLID ROOFSOLID ROOFSOLID ROOFSOLID ROOFR S UCENT ROOFSOLID ROOFSOLID ROOFSOLID ROOFHIPA-2ROOF PLANSCALE 1" 16'016' 32
'8'FLORAL TRADE CENTER BUILDING ROOF PLAN August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S
. CEDROS AVE. SUITE
V-105 SOLANA BEACH
CALIFORNIA 92075DAMSA DSSOCIATESAINC.858.350
.8166
fax.
858
.350.8169
STEEL TRUSSES (PAINTED)(GALVANIZED STEEL)SOLID ROOF TRANSLUCENT ROOF( "KAL-ROOF ORCORRUGATED FIBERGLASS)COMPOSITE SIDING (PAINTED)( HORIZONTAL SHIPLAP PATTERN)ROLLING DOOR( GALVANIZED STEEL)MASONRY COLUMNS( SANDBLASTED)SOLID ROOF (GALVANIZED STEEL)OPEN TO INSIDE23'-0"
14'-0"12'-0"25'-0"STEEL TRUSSES (PAINTED)TRANSLUCENT ROOF( "KAL-ROOF" ORCORRUGATED FIBERGLASS)SOLID ROOF (GALVANIZED STEEL)COMPOSITE SIDING (PAINTED)( HORIZONTAL SHIPLAP PATTERN)ROLLING DOOR( GALVANIZED STEEL)MASONRY COLUMNS( SANDBLASTED)OPEN TO INSIDE23'-0"
14'-0"SOLID ROOF (GALVANIZED STEEL)25'-0"SOUTH ELEVATIONNORTH ELEVATIONA-3SCALE 1/4" 1'-0"04'8'ELEVATIONS August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S
. CEDROS AVE. SUITE
V-105 SOLANA BEACH
CALIFORNIA 92075DAMSA DSSOCIATESAINC.858.350
.8166
fax.
858
.350.8169
INSIDEOPEN TO(GALVANIZED STEEL)SOLID ROOFVENTILATION WINDOWS(GALVANIZED STEEL)SOLID ROOF(GALVANIZED STEEL)ROLLING DOOR(SANDBLASTED)MASONRY COLUMNSTRANSLUCENT ROOFVENTILATION WINDOWS23'-0"460'25'-0"STEEL TRUSSES(GALVANIZED STEEL)SOLID ROOF COMPOSITE SIDING (PAINTED)( HORIZONTAL SHIPLAP PATTERN)ROLLING DOORS( GALVANIZED STEEL)MASONRY COLUMNS( SANDBLASTED)OPEN TO INSIDE (PAINTED)TRANSLUCENT ROOF( "KAL-ROOF" ORCORRUGATED FIBERGLASS)VENTILATIONWINDOWSCOMPOSITE SIDING (PAINTED)( HORIZONTAL SHIPLAP PATTERN)25'-0"
14'-0"
12'-0"
10'-0"16'-0"122TYPICAL(GALVANIZED STEEL)SOLID ROOF 23'-0"(GALVANIZED STEEL)SOLID ROOFVENTILATION WINDOWSTRANSLUCENT ROOF(GALVANIZED STEEL)SOLID ROOF23'-0"460'-0"25'-0"EAST ELEVATIONENTRY ELEVATIONSCALE 1/4" 1'-0"04'8'SCALE 1/16" 1
'-0"016'32'A-4WEST ELEVATIONFLORAL TRADE CENTER BUILDING ELEVATIONS August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S
. CEDROS AVE. SUITE
V-105 SOLANA BEACH
CALIFORNIA 92075DAMSA DSSOCIATESAINC.858.350
.8166
fax.
858
.350.8169SCALE 1/16" 1'-0"016'32'
212COMPOSITE SIDING (PAINTED)STEEL TRUSSES (PAINTED)STEEL TRUSSES (PAINTED)TRANSLUCENT ROOFSOLID ROOF (GALVANIZED STEEL)OPENMASONRY COLUMNS( SANDBLASTED)DOORS10'-0"
16'-6"
23'-0"
10'-0"14'-0"VENTILATION PANELSINTERIOR POSTS(AS SHOWN ON FLOOR PLANS)SIGNAGESIGNAGEFANS20'-0"20'-0"15'-0"20'-0"20'-0"12'-0"12'-0"40'-0"2'-0"PUBLIC CIRCULATION TYPICAL TENANT LEASE SPACEDOORS(AS SHOWN ON PLANS)STEEL PURLINS (@ 4' 0.C.)FLORESCENTLIGHT FIXTURES( @ 24' O.C.)STEEL PURLINS (@ 4' 0.C.)SOLID ROOF(GALVANIZED STEEL)LOUVERED VENTILATION PANELS25'-0"16'-0"8'-0"CONCRETE FLOORSOLID ROOF(GALVANIZED STEEL)LOUVEREDACCESS DOOR+ 9'-0" REFRIGERATIONUNITWALK-IN + 19'-0"(INSIDE)-(INS DE)DOOR TO WALK-INSTEEL PURLINS (@ 4' 0.C.)COMPRESSORUNIT
COMPRESSOR UNITFOR WALK-IN COOLERSFLORESCENTLIGHT FIXTURES( @ 24' O.C.)COMPOSITE SIDING(PAINTED)STEEL TRUSSES(PAINTED)T E N A N T L E A S E S P A C ET E N A N T L E A S E S P A C E40'-0"TYPICAL TENANT LEASE SPACE18'-8"A-5SECTION VIEWSCALE 1/4" 1'-0"04'8'FLORAL TRADE CENTER BUILDING SECTION August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S
. CEDROS AVE. SUITE
V-105 SOLANA BEACH
CALIFORNIA 92075DAMSA DSSOCIATESAINC.858.350
.8166
fax.
858
.350.8169
90'-0
110'-0 0'-050'-0
0'-0 70'-0SLIDING
DOOR (METAL)SLID NG DOOR
(METAL)
SLIDING DOOR (METAL)SLIDING DOOR (METAL)
SL D NG DOORS (METAL)MICRO-BREWERYPRODUCTION SPACE(2-STORY SPACE)WINERYPRODUCTION SPACE(1-STORY)MICRO-BREWERY PRODUCTION SPACE(1-STORY)UPWINDOW W NDOWLINE OF ROOF ABOVE
WINDOW
L NE OF ROOF ABOVEWINDOW
'-0
'-0
3 2 SLOPE3 2 SLOPE3:12 SLOPE
3 2 SLOPELINE OF WALL BELOWMETAL ROOFLINE OF WALL BELOWMETAL ROOFRIDGEGABLE GABLEHIP
H
PH PH PFLOOR PLANSCALE 1/8" 1
'-0"A-6(9900 S.F.)ROOF PLANSCALE 1/8" 1'-0"SCALE 1/8" 1
'-0"08'16' August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S. CEDROS AVE.
SUITE V-105
SOLANA BEACH
CALIFORNIA
92075DAMSA DSSOCIATESAINC.858 350 8166 fax
. 858.350
.8169MICRO-BREWERY AND WINERYNote Fire sprinklers are required for this project.
SERVICEDRIVEWAYMETAL ROOFLAP SIDINGW NDOWWIN OWW NDOWSERVICE AREA PARKINGL DD RM AL D GD ODRIVEWAY2 '-0 MAX.
33'-0 MAX.
22'-0 123SERVICEDRIVEWAY METAL ROOFLAP SIDING LAP S
ID
ING
2 '-0 MAX.L D GOS I GDO RM T L(METAL ROOFLAP SIDINGWINDOW2 '-0 MAX.S D NGD RM A )S D NOO( A )123METAL ROOFLAP S D NGLAP SID NGSERVICEDRIVEWAY
WINDOW2 '-0 MAX.33'-0 MAX.22'-0
A-7NORTHEAST ELEVATIONNORTHWEST ELEVATIONSOUTHEAST ELEVATIONSOUTHWEST ELEVATIONSCALE 1/8" 1
'-0"08'16' August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S. CEDROS AVE.
SUITE V-105
SOLANA BEACH
CALIFORNIA
92075DAMSA DSSOCIATESAINC.858 350 8166 fax
. 858.350
.8169MICRO-BREWERY AND WINERY ELEVATIONS
3'-0
3'-0
3:12 SLOPE3 12 SLOPE
3:12 SLOPE
3:12 SLOPE
3:12 SLOPE
3:12 SLOPELINE OF WALL BELOWMETAL ROOFCONCRETE COLUMNS BELOWRIDGERIDGEHIPHIPHIPH
P
HI
PHIPVALLEYVALLEY METAL ROOF123LAP SIDING
CONCRETECOLUMNS18'-0 MAX. HEIGHT CONCRETESLIDING DOORS (METAL)METAL ROOF123LAP SIDING18'-0 MAX. HEIGHT
WINDOWROLL-UP METAL ROOF123LAP SIDINGCONCRETECOLUMNS18'-0 MAX. HEIGHTMETAL ROOFLAP SIDING12318'-0 MAX. HEIGHT
EDUCATION CENTERCULINARY ANDSTORAGEKITCHENDEMONSTRATIONKITCHENPREPREFRIGWALK-INSTORAGESLIDING DOORSEMPLOYEESRES RM.MENSRESTROOMWOMEN'SRESTROOM
32'-0
62'-0(METAL)6X6 METAL POSTSCONCRETE SLAB6 '-01 '-0 3'-03-03'-0 3'-0EDGE OF ROOF ABOVE1 '-0 MAX HEIGHT9'-0OPENOPENOPENCONCRETE SLAB6X6 METAL POSTS123METAL ROOF1 '-0 MAX. HE GHT METAL ROOFOPEN POSTS6X6 METAL 123FLOOR PLANSCALE 1/8" 1'-0"A-8SOUTHEAST ELEVATIONSCALE 1/8" 1'-0"NORTHEAST ELEVATIONSCALE 1/8" 1'-0"NORTHWEST ELEVATIONSCALE 1/8" 1'-0"SOUTHWEST ELEVATIONSCALE 1/8" 1'-0"ROOF PLANSCALE 1/8" 1'-0"CULINARY CENTER AND EQUIPMENT SHED(1984 S F.)SCALE 1/8" 1'-0"08'16'PLAN VIEWSCALE 1/8" 1'-0"SIDE VIEWSCALE 1/8" 1'-0"END VIEWSCALE 1/8" 1'-0"EQUIPMENT VIEWING SHEDCULINARY CENTER August 16, 2013CARLSBAD RANCH COMPANY, L.P. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACESHEETESIGNA D A1 3 S
. CEDROS AVE. SUITE
V-105 SOLANA BEACH
CALIFORNIA 92075DAMSA DSSOCIATESAINC.858.350
.8166
fax.
858
.350.8169Note F
ire sprinklers are required for th
is project.
ARCHITECTURAL CHARACTER IMAGESCARLSBAD FLORAL TRADE CENTER AND MARKETPLACEA-9SHEETTHE IMAGES HERE ARE EXAMPLES OF STRUCTURES WITHSIMILAR ARCHITECTURAL CHARACTER AND USE OF EXTERIORMATERIALS AND FINISHES ENVISIONED FOR THE FLORAL TRADECENTER AND MARKETPLACE BUILDINGS. FINAL DESIGN ANDDETAILING MAY VARY.
24 24199EXISTING LANDSCAPE AT SLOPES TO REMAIN.PRIMARY PLANT SPECIES FICUS RUBIGINOSA,ACACIA REDOLENS, MELALEUCA QUINQUENERVIA,ECHIUM FASTUOSUM, LIMONIUM PEREZII, ACACIA SP.TORREY PINE STREET TREES ATGROUPED SPACING. PROVIDEMINIMUM QUANTITY OF 1 PER 40' OFSTREET FRONTAGE.THEMED MONUMENTENTRY SIGNAGE4' WIDE DECOMPOSED GRANITEPEDESTRIAN PATHWAY ONWEST SIDE OF ROAD.NEW PAVED ACCESSROAD (ASPHALT)EXISTING STORM WATERBASINTRUCK LOADINGDOCKTRASH ENCLOSUREDECOMPOSED GRANITE, GRAVEL,OR OTHER PERMEABLE SURFACEPARKING LOTS (TYP)FRUIT TREE ORCHARDEXTENDS INTO PARKINGAREAS.MICROBREWERY & WINERYPHASE 1 CULINARY CENTERFARM EQUIPMENT SHEDENTRY SIGNAGENEW STORM WATER BASINVEGETATED BIO-SWALEFARM ROAD (UNPAVEDUNTIL FUTURE PHASE DEV'T)VINEYARDPARKINGPARKINGFLORAL TRADE CENTER &MARKETPLACE BLDG.ITALIAN CYPRESS (OROTHER) TO DELINIATEFARM ROADSAGRICULTURAL FARMAREAS. REFER TOAGRICULTURAL PLAN,SHEET #5.ORCHARDORCHARDVEGETATEDBIO-SWALEFUTURE EXPANSION AREA(FARM DURING PHASE 1).VINEYARDVEGETATEDBIO-SWALESAGRICULTURAL FARM AREAS. REFERTO AGRICULTURAL PLAN, SHEET #5.25' CORNER SIGHTDISTANCE TRIANGLESPARKINGTRASH ENCLOSUREPROPOSED NEW PARCEL LINEREMOVE EXISTING TREEIN PROPOSED NEWEASEMENTREMOVE THREE EXISTINGMELALEUCA TREES AT CORNER.REPLACE WITH TORREY PINES.NEW MONUMENT SIGNAGE25' CORNER SIGHTDISTANCE TRIANGLEREMOVE &REPLACE TWOTREES.25' CORNER SIGHTDISTANCETRIANGLES (TYP.)25'25'FARM PLOTFARM PLOTFARM PLOTFUTURE EXPANSION AREA (FARM PLOT DURING PHASE 1) EXISTINGFLOWER FIELDS EXISTINGFLOWER FIELDSNEW TREEKITCHEN GARDENVEGETATEDBIO-SWALEENTRY SIGNAGENEW TREESLOT 3 PARCEL BNDRYLOT 3 PARCEL LINE CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET CONCEPTUAL LANDSCAPE PLANSCALE 1" 60'060' 120
'August 16, 2013L-1I AM FAMILIAR WITH THE REQUIREMENTS FORLANDSCAPE AND IRRIGATION PLANS CONTAINED INTHE CITY OF CARLSBADS LANDSCAPE MANUALAND WATER EFF C ENT LANDSCAPE REGULATIONS.I HAVE PREPARED THIS PLAN IN COMPLIANCE WITHTHOSE REGULATIONS AND THE LANDSCAPEMANUAL AND AGREE TO COMPLY WITH ALLREQUIREMENTS WHEN SUBMITTINGCONSTRUCT ON DOCUMENTS. I CERTIFY THAT THEPLAN IMPLEMENTS THOSE REGULAT ONS TOPROVIDE EFFICIENT USE OF WATER.R CHARD W. APELREGISTERED CALIFORNIA LANDSCAPE ARCHITECTNo. 2825REFER TO SHEET L-3 FOR PLANT PALETTE, DETAILS AN NOTES.1. FOR PURPOSES OF LOW IMPACT DES
GN
OBJECTIVES, THEPARKING LOTS ARE PROPOSED TO BE SURFACED WITH APERMEABLE MATERIAL SUCH AS
DECOMPOSED GRANITE,GRAVEL, OR STABILIZED SOIL WITH BINDER. ALTERNATIVES
TOCONCRETE CURB NG
MAY BE USED SUCH AS
ROT RES
STANTWOOD, STEEL OR PLASTIC BENDER BOARD.2. ALL GRADED SLOPES SHALL BE PLANTED PER THE SLOPEREVEGETATION / EROSION CONTROL REQUIREMENTS OF THECITY OF
CARLSBAD LANDSCAPE MANUAL,
WITH THE EXCEPT
ONOF SLOPES WITH
IN
THE AGRICULTURAL FARMED
AREAS.REFER TO SHEET L-2 FORENLARGEMENT2EXISTING EASEMENT NOTES5EXIST NG
EASEMENT SLOPE MA
INTENANCE AND REPA
IR
PER F/N88-677018 REC 12/30/88 O R.EXIST NG
EASEMENT TO CITY OF CARLSBAD FOR
DRAINAGE ANDCONSTRUCTION PURPOSES PER F
/N
1993-0137581 REC 3/0
93 O
.R
.EXISTING EASEMENT TO S.D.G.&E. PER F/N1995-0386936, REC 8
31/956EXIST NG
EASEMENT SLOPE MA
INTENANCE AND REPA
IR
PER F/N88-678653 REC 12/30/88 O R.NOTES:13
CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET CONCEPTUAL LANDSCAPE PLAN ENLARGEMENTAugust 16, 2013L-2SCALE 1" 30'030'60'EXISTING LANDSCAPE AT SLOPES TOREMAIN. PRIMARY PLANT SPECIESFICUS RUBIGINOSA, ACACIAREDOLENS, MELALEUCAQUINQUENERVIA, ECHIUMFASTUOSUM, LIMONIUM PEREZII,ACACIA SP.TRASH ENCLOSURE4' WIDE DECOMPOSED GRANITEPEDESTRIAN PATHWAY ONWEST SIDE OF ROAD.NEW PAVED ACCESSROAD (ASPHALT)TRUCK LOADINGDOCKDECOMPOSED GRANITE, GRAVEL,OR OTHER PERMEABLE SURFACEPARKING LOTS (TYP)FRUIT TREE ORCHARDEXTENDS INTO PARKINGAREAS.MICROBREWERY & WINERYPHASE 1CULINARYCENTERVEGETATED BIO-SWALEFARM ROAD (UNPAVEDUNTIL FUTURE PHASE DEVT)PARKINGFLORAL TRADE CENTER &MARKETPLACE BLDGPROP. LOT LINE
LOT 3 PARCEL BNDRYITALIAN CYPRESS (OROTHER) TO DELINIATEFARM ROADSVEGETATEDBIO-SWALEFARM ROAD(UNPAVED UNTILFUTURE PHASEDEV'T)
PROP. LOT LINE VEGETATED BIO-SWALEFARMGATEFARMGATEPARKINGPARKINGPARKINGPARKINGPARKINGPARKING
ASPHALT DRIVEWAYASPHALT DRIVEWAYACCESSIBLEPARKINGACCESSIBLEPARKINGENTRYREFER TO SHEET L-3 FOR PLANT PALETTE, DETAILS AN NOTES.CAR COUNTRY DRIVEFARM EQUIPMENT SHEDKITCHEN GARDENSEE SHEET L-3FOR PARKING LOTDESIGN DETAILENTRYSIGNAGEMACADEMIA NUTTREESDECORATIVECONCRETEPAVEMENTDECOMPOSEDGRANITE PATHWAYS(TYP.)PATIOPROPOSEDUTILITYEASEMENTCONCRETE PAVEMENTPARKINGFARMGATEFRUIT TREE ORCHARD. REFER TOAGRICULTURAL PLAN, SHEET L-5MIN. 6' TALL HEDGE FORSCREENING OF TRASH &LOADING FUNCTIONS.TRASHENCLOSUREFUTURE EXPANSION AREA(FARM DURING PHASE 1)EXISTING SLOPE PLANTINGAT CAR COUNTRY DRIVEFRONTAGE TO REMAIN.EXISTING STREETTREES TO REMAIN(TYP.)MIN. 6' TALL HEDGE FORSCREENING OF LOADINGFUNCTIONS.TRASH ENCLOSURE25' CORNER SIGHTDISTANCE TRIANGLES25' CORNER SIGHTDISTANCE TRIANGLES25' CORNER SIGHTDISTANCE TRIANGLES
CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET LANDSCAPE PLANT PALETTE, DETAILS & NOTESAugust 16, 2013L-3LANDSCAPE CONCEPTTHE LANDSCAPE IS SEEN AS AN EXTENSION OF THE SURROUNDING AGRICULTURALFARM. IT IS INTENTIONALLY RURAL, NOT OVERLY REFINED, AND LOW IMPACT. THEFOCUS IS ON PLANTS THAT ARE CULTIVATED FOR THEIR USEFULNESS, WHETHERFOR FOOD PRODUCTION, OR THE FLORAL AND FRAGRANCE INDUSTRIES. THEPLANT PALETTE IS DOMINATED BY SPECIES THAT PRODUCE EDIBLE FOLIAGE,FRUITS, NUTS, SEEDS, FIBRE, CUT FLOWERS AND ESSENTIAL OILS. THE FRUIT TREEORCHARD EXTENDS INTO THE PARKING LOTS AND AROUND THE BUILDINGS.MACADAMIA, CITRUS, AVOCADO AND OTHER SUBTROPICAL FRUIT TREES WILL BEFEATURED. UNDERSTORY PLANTING INCLUDES GUAVA, ROSEMARY, BAY LAUREL,AND LAVENDER. FLOWERING PLANTS WILL ADD COLOR AND INCLUDEREPRESENTATIVE VARIETIES GROWN BY THE CUT FLOWER FARMERS OF THEREGION. A "KITCHEN GARDEN" WILL PRODUCE VEGETABLES, HERBS, AND OTHERPRODUCTS TO BE USED IN THE CULINARY CENTER.THE HARDSCAPE DESIGN FOCUSES ON MINIMIZING RUNOFF FROM PAVEMENTSURFACES BY USING DECOMPOSED GRANITE, GRAVEL, STABILIZED SOIL AND/OROTHER PERMEABLE SURFACING MATERIAL IN THE PARKING LOTS AND FORPEDESTRIAN PATHWAYS AND GATHERING SPACES. STORM WATER RUNOFF FROMIMPERMEABLE PAVED ROADWAYS AND ROOFS WILL BE DIRECTED TO LANDSCAPEAREAS, VEGETATED BIO-SWALES AND STORM WATER BIO-DETENTION BASINS FORFILTERING AND PERCOLATION. THE SWALES AND BASINS WILL BE PLANTED WITHLOW WATER USING SPECIES SELECTED FOR THEIR FILTERING AND EROSIONCONTROL CAPABILITIES.IRRIGATION SYSTEMS WILL USE RECYCLED WATER FOR THE NON-AGRICULTURALPORTIONS OF THE SITE. POTABLE WATER IS USED AT THE AGRICULTURAL AREASAND THE EDIBLE PLANTINGS AND GARDENS.PARKING LOT DESIGN DETAILPLAN VIEW 1" 10
'PERMEABLE SURFACE(DECOMPOSED GRANITE,GRAVEL, OR STABILIZEDSOIL BINDER ASAPPROVED)PRESSURE TREATED WOOD HEADER FLUSH WITHPAVEMENT SURFACE. RUNOFF FROM PARKING LOTSHEET FLOWS INTO VEGETATED SWALE.6' LONG X 6" HIGH WOOD ORCONCRETE WHEEL STOP2'-6" VEHICLE OVERHANGVEGETATEDBIO-SWALETREEFIRE HYDRANT ANDWATER EASEMENT(PER CIVIL PLANS)6'-0"2'-6"9'-0"19'-0"GROUNDCOVERPLANTING1(2) 8" DIAMETER x 30" HIGH PRESSURE TREATED WOODPOSTS, PAINTED WHITE, TO PROTECT PLANTING FROMVEHICLES AT FINGER ISLANDS.9'-0"
LOT 3 PARCEL BNDRYPROP LOT LINE
PROP. LOT LINE LOT 3 PARCEL BNDRYFROM LOT 3PROP. LOT LINE
PROP. LOT L
INE PROP. LOT LINEAREA OF POTABLE WATER USEIRRIGATION WATER LEGENDAREA OF RECYCLED WATER USE CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET WATER CONSERVATION PLAN - WATER SUPPLYSCALE 1" 60'060' 120
'August 16, 2013L-4FARM AREA(POTABLE)FARM AREA (POTABLE)FARM AREA (POTABLE)EXISTING POTABLE WATERIRRIGATION AREA TO REMAINWATER CONSERVATION NOTESFARM AREAS (POTABLE)EXISTING POTABLE WATERIRRIGATION AREA TO REMAINPROPOSED POTABLE AND RECYCLEDIRRIGATION WATER DISTRIBUTIONLINE EXTENDED FROM EXISTINGIRRIGATION METERS SERVINGFLOWER FIELDS LOTS 1 & 3.EXISTING FLOWERFIELDS TO REMAIN (NOT A PART) POTABLEIRRIGATION WATER USEDLIMIT OF NEW LANDSCAPE AREALIMIT OF NEW LANDSCAPE AREA
LOT 3 PARCEL BNDRYROP LOT L NE
PROP. LOT LINE LOT 3 PARCEL BNDRYFROM LOT 3ROP. OT INE
P P O
L
INE PR P LOT NES S SS 2424S S S MSDMSDMSDS S S S S S 24S 24S DDDDDDDDDDR R R R S S S 24S S S S S R R SS S S S S S S DZONE MW MODERATE WATER USE PLANTS.ZONE LW LOW WATER USE PLANTS.HYDROZONE LEGENDNOTE: AREAS CLASSIFIED AS ZONE HW (HIGH WATER USE), AND ZONE VLW(VERY LOW WATER USE) ARE NOT PROPOSED FOR THIS PROJECT.IRRIGATION METHOD DESIGNATIONSMSS R BDOMICRO-SPRAYSPRAYROTORBUBBLERDRIPOTHERZONE SLA-E SPECIAL LANDSCAPE AREA FOR EDIBLE PLANTS.ZONE SLA-R-LW SPECIAL LANDSCAPE AREA FOR RECYCLEDWATER WITH LOW WATER USE PLANTS.24 ZONE SLA-R-MW SPECIAL LANDSCAPE AREA FOR RECYCLEDWATER WITH MODERATE WATER USE PLANTS.IN ORDER TO MINIMIZE OVERSPRAY AND RUNOFF
, LOCATESPRAY HEADS 2
FROM BACK
OF CURB, PAVEMENT
OR OTHERIMPERMEABLE SURFACES UNLESS THE IMPERMEABLESURFACES ARE DESIGNED AND CONSTRUCTED TO
CAUSEWATER TO DRA N ENT RELY INTO A LANDSCAPE AREA,VEGETATED SWALE AND/OR PLANTED B ORETENT
ION AREA.ALTERNATIVELY, USE LOW VOLUME OR SUBSURFACEIRRIGATION WITHIN THE 2 ZONE
.ZONE MW-S: MODERATE WATER USE PLANTS, SPRAYIRR GAT ON.ZONE LW-S: LOW WATER USE PLANTS, SPRAYIRR GAT ON.ZONE LW-R: LOW WATER USE PLANTS, ROTORIRR GAT ON.ZONE SLA-E-MW-MS: SPECIAL LANDSCAPE AREA FORED BLE PLANTS, MODERATE WATER USE, MICROSPRAYIRR GAT ON.ZONE SLA-E-MW-S: SPECIAL LANDSCAPE AREA FORED BLE PLANTS, MODERATE WATER USE, SPRAYIRR GAT ON.ZONE SLA-E-MW-D: SPECIAL LANDSCAPE AREA FORED BLE PLANTS, MODERATE WATER USE, DRIPIRR GAT ON.ZONE SLA-E-MW-DR: SPECIAL LANDSCAPE AREA FORED BLE PLANTS, MODERATE WATER USE, DRIP ANDROTOR IRRIGAT ON.(IRR GATION METHOD MAY VARY DEPENDING ON CROPAND SEASON).ZONE SLA-R-LW-S: SPECIAL LANDSCAPE AREA FORRECYCLED WATER, LOW WATER USE PLANTS, SPRAYIRR GAT ON.ZONE SLA-R-MW-S: SPECIAL LANDSCAPE AREA FORRECYCLED WATER, MODERATE WATER USE PLANTS,SPRAY RRIGATION.TOTAL ALL AREAS:HYDROZONE AREAS (s.f.)33,317 S.F.33,0 2 S.F.70,315 S.F.20,328 S F.3,191 S F.199,851 S.F.225,2 0 S.F.82,271 S F.18,203 S.F.500,518 S.F. CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET SCALE 1" 60'060'
120'August 16, 2013L-5FARM AREAFARM AREAFARM AREASFARM AREAEXISTING FLOWERFIELDS TO REMAIN (NOT A PART)W.E.L.O. HYDROZONE PLAN
LOT 3 PARCEL BNDRYPROP LOT L NE
PROP. LOT LINE LOT 3 PARCEL BNDRYPROP. LOT LINE
PROP. LOT L
INE PROP. LOT LINEPRIVATEMA NTENANCE RESPONS B LITYCAR COUNTRY EXPANSIONOWNERS ASSOCIATION CARLSBAD FLORAL TRADE CENTER AND MARKETPLACEAw.r pel.l ndscape architectsincCA icense #2825(760) 9 3-0760 Leucadia, CA 9202571-B Hygeia AvenueCARLSBAD RANCH COMPANY, L.P.SHEET CONCEPTUAL MAINTENANCE RESPONSIBILITY EXHIBITSCALE 1" 60'060' 120
'August 16, 2013L-6EXISTING LANDSCAPED SLOPEMAINTAINED BY CAR COUNTRYEXPANSION OWNERSASSOCIATION.