HomeMy WebLinkAbout2015-10-07; Planning Commission; ; CT 15-08|PUD 15-16|SDP 03-02A|CUP 03-01A|CDP 03-04A - CARLSBAD RANCH PLANNING AREA 5
The City of Carlsbad Planning Division
A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: August 13, 2015
P.C. AGENDA OF: October 7, 2015 Project Planner: Christer Westman
Project Engineer: David Rick
SUBJECT: CT 15-08/PUD 15-16/SDP 03-02(A)/CUP 03-01(A)/CDP 03-04(A) – CARLSBAD RANCH
PLANNING AREA 5 – Request for a determination that the project is within the scope of
a previously adopted Mitigated Negative Declaration and a request for approval of
revisions to a previously approved site plan and architectural elevations for up to 350
timeshare units and 350 hotel rooms within four-level buildings of 45 feet in height,
with reception lobbies, onsite restaurants, recreation areas, and onsite parking reduced
by 10.3% for common parking on 53 acres located north of Palomar Airport Road, south
of Cannon Road, east of Legoland Drive and West of The Crossings Golf Course within
the Mello II Segment of the Local Coastal Program and in Local Facilities Management
Zone 13. The project is not located within the appealable area of the California Coastal
Commission.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7124 RECOMMENDING
APPROVAL of a Tentative Tract Map CT 15-08, Planned Development Permit PUD 15-16, Site
Development Plan amendment SDP 03-02(A), Conditional Use Permit amendment CUP 03-01(A), and
Coastal Development Permit amendment CDP 03-04(A) based on the findings and subject to the
conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
The 424 acre Carlsbad Ranch Specific Plan (SP 207) was first approved in 1993. Carlsbad Ranch is
located east of Carlsbad Car Country, south of Agua Hedionda Lagoon, and west of The Crossings Golf
Course. In October 2004 the City Council approved an amendment to the Carlsbad Ranch Specific Plan
[SP 207(E)] to define the development of the approximately 53 acre Planning Area 5 with a
timeshare/hotel resort. That approval included 3 hotel buildings with 350 hotel rooms, multiple
timeshare buildings with 350 timeshare units, onsite recreation facilities and restaurants to be used by
both resorts as well as circulation and parking for both resorts.
Planning Area 5 has been developing in phases. The completed phases to date include the main central
circulation (Grand Pacific Drive), the main parking lot, several smaller parking areas, two three-level
Sheraton hotel room buildings with 250 rooms, a Sheraton resort reception and conference building
with outdoor pool recreation area, 14 MarBrisa timeshare villas with 172 units, a MarBrisa Resort
lobby/sales building, and two outdoor pool recreation areas.
The project includes revisions to the site plan and building architecture for the remaining phases yet to
be built. The site plan revisions include: minor changes to secondary circulation and parking areas north
of the existing Sheraton hotel room buildings, addition of a new lobby entrance with porte-cochere, re-
configuration and expansion of the second Sheraton pool area, relocating a free-standing restaurant
approved but not constructed at the intersection of Cannon Road and Grand Pacific Drive internal to the
2
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October 7, 2015
Page 2
new hotel lobby building in favor of timeshare villas and surface parking. Revisions to architecture
include the introduction of four-story hotel and timeshare buildings with an overall building height of 45
feet, the addition of a 17,000 sq. ft. resort center which will house a hotel lobby, conference area, and
4,200 sq. ft. restaurant.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site
and surrounding properties.
TABLE 1
Location General Plan Designation Zoning Current Land Use
Site
Travel/Recreation Commercial Commercial Tourist –
Qualified Development
Overlay Zone
Hotel/Timeshare resort
North Open Space Open Space Vacant
South
Travel/Recreation Commercial Commercial Tourist –
Qualified development
Overlay Zone
Legoland
East Open Space Open Space Golf Course
West Open Space Open Space Vacant
III. ANALYSIS
The project is subject to the following regulations:
A. Travel/Recreation Commercial (T-R) General Plan Land Use designation;
B. Qualified Development Overlay Zone (Q), Commercial Tourist Zone (C-T), Conditional Use
Permits (Chapters 21.06, 21.29, and 21.42 of the Carlsbad Municipal Code);
C. Carlsbad Ranch Specific Plan (SP 207);
D. Subdivision Ordinance and Non-Residential Planned Development Ordinance (Title 20 and
Chapter 21.47 of the Carlsbad Municipal Code);
E. Local Coastal Program (Mello II Segment); and
F. McClellan-Palomar Airport Land Use Compatibility Plan.
A. General Plan - Travel/Recreation Commercial (T-R)
The project site has a General Plan land use designation of Travel/Recreation Commercial (T-R). The T-R
land use designates areas for visitor attractions and commercial uses that serve the travel and
recreational needs of tourists and residents as well as employees of business and industrial centers.
The project is consistent with the applicable policies and programs of the General Plan. Table 2 below
indicates how the project complies with the elements of the General Plan.
CT 15-08/PUD 15-16/SDP 03-02(A)/CUP 03-01(A)/CDP 03-04(A) – CARLSBAD RANCH PLANNING AREA 5
October 7, 2015
Page 3
TABLE 2: GENERAL PLAN COMPLIANCE
ELEMENT USE CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND IMPROVEMENTS COMPLY
Land Use Encourage commercial recreation or
tourist destination facilities, as long
as they protect the residential
character of the community and the
opportunity of local residents to
enjoy the continued use of the
beach, local transportation, and
parking facilities
The proposed revisions maintain the
hotel and timeshare uses previously
approved and maintain the same
architectural character of the resorts.
Because of its location, the project does
not have direct access to the beach but
development of the site with tourist
serving uses contribute to beach access.
Yes
Circulation Minimize the number of access
points to major and prime arterials
to enhance the functioning of these
streets as through-ways.
No new points of access are being
proposed.
Yes
Provide safe, adequate and
attractively landscaped parking
facilities.
All required parking is provided onsite
and lots are landscaped consistent with
City policies.
Yes
Require new development to
construct all roadways needed to
serve the proposed development
prior to or concurrent with the
circulation needs created by the
development.
The proposal maintains the existing
street system.
Yes
B. Zoning – Qualified Development Overlay Zone (Q), Commercial Tourist (C-T), Conditional Use
Permit
The project land use and compatibility are subject to various sections of the Zoning Ordinance including
the Qualified Development Overlay Zone Chapter 21.06; Commercial Tourist Chapter 21.29; and
Conditional Uses Chapter 21.42. The permitted uses and physical development aspects of the project
are governed by the Carlsbad Ranch Specific Plan.
The Qualified Development Overlay Zone requires project review pursuant to a Site Development Plan
(SDP). The intent of the overlay is to insure that development will be compatible with surrounding
developments, both existing and proposed. The proposed project is a modification of an existing
approval which implements the same land uses and physical characteristics as the existing approval. No
special considerations or conditions are necessary to ensure that the revised future phases will be
compatible with the existing phases and or adjacent properties.
The Commercial Tourist zone establishes land use that are appropriate for serving the tourist
community and their needs while visiting Carlsbad. The project is a continuation of the hotel and
timeshare uses that are currently approved for the site. The project implements the intention of the
zone by creating the opportunity for three separately branded resorts that will serve different clients
while maintaining the same number of hotel and timeshare rooms.
The purpose of the Conditional Use Permit is to allow special consideration for certain uses to be located
in zones other than those in which they are classified as permitted because of their particular
characteristics. The timeshare component of the proposed project is subject to the review and approval
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October 7, 2015
Page 4
of a Conditional Use Permit. Given the previous approvals and the surrounding hotel and timeshare
campus within which the project is proposed, there are no special conditions required in the Conditional
Use Permit necessary to achieve land use compatibility.
C. Carlsbad Ranch Specific Plan (SP 207)
The physical development of the site requires compliance with the applicable development standards of
the Carlsbad Ranch Specific Plan: Planning Area 5. As seen in the following Table 3, the proposed
project meets or exceeds the development standards established in the Specific plan.
TABLE 3
Standard Required Proposed
Building Height 35 feet and up to 45 feet per
Site Development Plan
approval by City Council
35-45 feet maximum
45 feet
Habitable Levels 3 levels and up to 4 levels per
Site Development Plan
approval by City Council
3-4 levels maximum
4 Levels1
Building Setback
Front
Side
Rear
50 ft. from Cannon Road
20 ft. from Open Space
20 ft. from Open Space
All setbacks are increased by
1-foot for every vertical foot
of building height over 35
feet.
50 ft. from Cannon Road
20 ft. from Open Space
20 ft. from Open Space
All setbacks are increased
by 1-foot for every vertical
foot of building height
over 35 feet.
71+ feet
20-170 feet
20-170 feet
Parking
Timeshare
172 Existing units
68 Conventional
104 with Lock-off
172 Proposed units
44 Conventional
128 with Lock-off
Hotel
250 Existing rooms
88 Proposed rooms
Restaurant
3,500 sq. ft. Existing
4,200 sq. ft. Proposed
Meeting Space
2,000 seats Existing
180 seats Proposed
TOTAL
1.2 per unit
1.5 per unit2
1.2 per unit
1.5 per unit2
1.2 per room
1.2 per room
1 per 100 sq. ft.
40 + 1/50 over 4,000 sq. ft.
1/5 seats
1/5 seats
82 spaces
156 spaces
53 spaces
192 spaces
300 spaces
106 spaces
35 spaces
40 + 4 = 44 spaces
400 spaces
36 spaces
1,404 spaces
82 spaces
156 spaces
53 spaces
192 spaces
300 spaces
106 spaces
35 spaces
44 spaces
267 spaces
24 spaces
1,259 spaces3
Lot Coverage 50% maximum 50% maximum 16.2%
CT 15-08/PUD 15-16/SDP 03-02(A)/CUP 03-01(A)/CDP 03-04(A) – CARLSBAD RANCH PLANNING AREA 5
October 7, 2015
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1 The Carlsbad Ranch Specific Plan allows for the development of structures up to a habitable height of 45 feet and four levels.
The approval must be pursuant to a Site Development Plan approved by the City Council and providing that 1) All required
setbacks shall be increased at a ratio of one horizontal foot for every one foot of vertical construction beyond 35 feet; 2) The
additional setback area shall be maintained as a landscaped open space; and 3) The building conforms to the requirements of
Section 18.04.020 of the Carlsbad Municipal Code.
Each of the 45 foot tall buildings is located 45 or more feet from the nearest property line thereby exceeding the minimum
setback requirement for the proposed height. The extended setback areas are predominantly landscaped with the exception
of the hotel building which has a 95 foot setback of which 40 feet is landscaped and the remaining 45 feet is circulation and
parking. All of the buildings onsite regardless of building height must comply with Carlsbad Municipal Code Section
18.04.020 which is the requirement to obtain a building permit prior to construction according to plans reviewed and
approved by the City and after paying all appropriate fees prior to obtaining a building permit.
2 The Carlsbad Municipal Code Parking Ordinance (Chapter 21.44) and the Carlsbad Ranch Specific Plan designate a per-room
parking demand of 1.2 parking spaces for all timeshare units and all hotel units. However, the original approvals granted in
2004 for the Planning Area 5 resort site included 1.5 parking spaces as a demand for each timeshare unit that included a
“lock-off”. Therefore, for consistency, a parking standard of 1.5 parking spaces is assigned to the timeshare units proposed
with a “lock-off”.
3 The Parking Ordinance (Chapter 21.44) allows an offset of parking demand for integrated developments which have the
potential of “sharing” patrons and thereby diminishing the actual demand for parking. A limit of up to 15% of the required
parking may fall into the shared category of a Common Parking Facility. A parking analysis was conducted for the original
approval which shows parking occupancy for each use by hour which accounts for both shared parking and hours of
operation. The table shows that the peak parking demand is in the early evening at 6:00 p.m. and is for 1,142 spaces. The
greatest demand comes in the early evening when people are returning to the hotel from their daily offsite activities,
heading to the restaurants to eat dinner, and conferences are wrapping up for the day. Because of the overlap in users,
Planning Area 5 was granted an approximately 9% parking reduction for a Common Parking Facility. The proposed project
has 12 fewer hotel rooms, 6 fewer timeshare units, and 2,800 square feet less of proposed restaurant than what was
analyzed for the original approval, therefore, the proposed 1,259 spaces for the project should be more than adequate to
meet the peak parking demand of 1,142 spaces that was based on the more intense uses, considering shared parking and the
hours of operation for the proposed uses. Also in consideration for common facilities is the number of spaces allocated to
meeting rooms. Meeting room occupancy is in great part attributed to destination conference events which directly affects
and is affected by room occupancy. The proposed parking count is now proposed with 145 Common Parking spaces which is
equal to a 10.3% reduction.
D. Title 20 and Non-Residential Planned Development (Chapter 21.47)
The project includes 172 air-space timeshare condominium units and is therefore subject to the
regulations of Chapter 20.16 of the Subdivision Ordinance. These subdivision regulations require the
project to include street dedications and improvements (streets, sewer, water, and drainage) to serve
the proposed subdivision.
The Land Development Engineering Division has reviewed the proposed Tentative 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. Cannon Road and The Crossings Drive are
publicly dedicated roadways and no additional improvements or dedication of streets are required. All
infrastructure improvements, including street frontage, drainage, sewer, and water facilities exist.
No standards variances are needed to approve the project. Given the above, the proposed subdivision
would provide all necessary facilities and improvements without producing land conflicts; therefore, the
project is consistent with the Subdivision Ordinance.
The project is also subject to the provisions of the Non-Residential Planned Development Ordinance
since it includes the creation of timeshare condominium units. This chapter is the mechanism by which
non-residential condominium units may be established in conjunction with a tentative map. No special
CT 15-08/PUD 15-16/SDP 03-02(A)/CUP 03-01(A)/CDP 03-04(A) – CARLSBAD RANCH PLANNING AREA 5
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development criteria is established by this chapter. The project includes an application for a Non-
Residential Planned Development Permit.
E. Local Coastal Program and Coastal Resource Protection Overlay
The project site is located within the Mello II Segment of the Local Coastal Program, but is not within the
appealable jurisdiction of the California Coastal Commission. The site is also located within and subject
to the Coastal Resources Protection Overlay Zone. The project’s compliance with each of these
programs and ordinances is discussed below:
1. Mello II Segment of the Certified Local Coastal Program and all applicable policies.
The project is located in the Mello II Segment of the Local Coastal Program. The project site has a Local
Coastal Program Land Use designation of Travel/Recreation Commercial (T-R) and is zoned Commercial
Tourist (CT) consistent with the City’s General Plan Land Use designation and Zoning for the site.
One of the primary requirements of the applicable coastal regulations pertains to the conversion of
agricultural land to urban use. The property is not identified as an active “Map X - Designated Coastal
Agricultural Lands” site since a fee was paid with the original approvals and therefore, is not required to
be preserved nor is it subject to an agricultural conversion mitigation fee. The project is further
consistent with the policies of the Coastal Act in that, a) the site is geologically stable; b) the project has
been designed to reduce the amount of runoff off-site through the use of Low Impact Development
(LID) design features and has been conditioned to implement the National Pollution Discharge
Elimination System (NPDES) standards; c) the project does not preclude any recreational opportunities
or shoreline access as the property is not located adjacent to any waterways or bodies of water; and d)
the development does not obstruct views of the coastline as seen from public lands or public rights-of-
way.
2. Coastal Resource Protection Overlay Zone
The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (C.M.C.
Chapter 21.203) 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 is
located on the subject property. In addition, the site is not located in an area prone to landslides, or
susceptible to accelerated erosion, floods or liquefaction.
F. Airport Land Use Compatibility Plan (ALUCP)
The project site is located within Review Area 2 of the Airport Land Use Compatibility Plan for the
McClellan-Palomar Airport, it is within Safety Zone 6, and the southernmost part of the project site is
located within the 60-65 CNEL noise contour. As stated in the Airport Land Use Compatibility Plan for
McClellan-Palomar Airport (ALUCP), hotels are conditionally compatible uses in 60-65 CNEL noise
contours. The interior noise level must be attenuated to 45 decibels CNEL, however the outdoor noise
level is acceptable for associated outdoor activities, pursuant to the CLUP. The project is conditioned to
comply with this requirement. An Acoustical Analysis report was prepared for the proposed project by
Acoustech Consultants in December 2002. The report indicates that the principal noise source
impacting the southern portion of the site is McClellan-Palomar Airport, with additional noise
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contribution from Palomar Airport Road. The southern portion of the project site will be subject to
exterior noise levels of up to 66 dB CNEL. An avigation easement for noise was required to be recorded
with the County Recorder as a condition of approval of the project in 2004 and has been completed.
This requirement is listed in the ALUCP as well as the previously certified Program EIR for the Carlsbad
Ranch Specific Plan. The project was deemed compatible with the Airport Land Use Plan with imposition
of these two conditions.
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 document referenced for the analysis is the adopted Mitigated Negative Declaration
for Planning Area 5 (City Council Resolution No. 2004-331 for SP 207(E)/LCPA 90-08/CT 03-02/SDP 03-
02/CDP 03-04/PUD 03-01/HDP 03-01 - CARLSBAD RANCH PLANNING AREA 5 RESORT SITE) which is
located within the Carlsbad Ranch. The project is substantially consistent with the project description of
the Mitigated Negative Declaration and therefore has been determined to be within the scope identified
within that CEQA document. In addition, Specific Plan level mitigation measures have been
incorporated into the overall design of the Carlsbad Ranch Specific Plan area or have been placed as
conditions of approval such that all potentially significant impacts have been mitigated to below a level
of significance.
ATTACHMENTS:
1. Planning Commission Resolution No. 7124
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Full Size Exhibits “A0”-“A21”; “C1”-“C14”; “L1”-“L20” dated October 7, 2015
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DISCLOSURE STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1.
2.
P-1(A)
APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership,
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separat.:_.page may be rttached if necessary.)/~ /} /}
Person !uvv 5oz.t pcf 0Ano 6tZtJ!MV Corp/Part~ ~n, fUsc,,en ,//!£.
Title CD -fw~c~ Title ,
Address5:1;pO ~IIMq: Sutrl"':z<?l:>Address SVCO /17?1/t?-~ ~vr72:....Z.:W
U/1UhBM/ Ctf-t;-d(y{ ~t3AV Cffti7CV'{
OWNER (Not the owner's agent) 1
Provide the COMPLETE. LEGAL names and addresses of ALL persons having any
ownership interest in the property involved. Also, provide the nature of the legal
ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the
ownership includes a corporation or partnership, include the names, titles, addresses of
all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE
THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE
SPACE BELOW. If a publicly-owned corporation, include the names, titles, and
add res:::_ of the corporal officers. {A separate page ?"'Y be attached if n75essary.) /
Person """-') ~ 'MtJ. Corp/Pa~Md> &.te~:c feo,ep (c'c. .
I
Title Title. _____ -.,.-----,,..--.,.,..--Address9TCO~L.~,;4ff zeD Address <;:fl t>C? g,"!Jy'2_z:ttr, 5~/72"' pt3 ~?f;Af)/ C;Jgzd;rt ~8/li?/ ~ 1
Page 1 of2 Revised 07/1 o
( (
3. NON-PROFIT ORGANIZATION OR TRUST
If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust,
list the names and addresses of ANY person serving as an officer or director of the non-
profit organization or as trustee or beneficiary of the.
Non Profit!Trust Non Profit!Trust. _________ _
Title; __________ _ Title ____________ _
Address, _________ _ Address ___________ _
4. Have you had more than $500 worth of business transacted with any member of City
staff, Boards, Commissions, Committees and/or Council within the past twelve (12)
months?
D Yes t.:tl No If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
I certify that all the above information is true and correct to the best of my knowledge.
Print or type name of applicant 1
Print or type name of owner/applicant's agent
P-1(A) Page 2 of2 Revised 07110
SHEET OF 14C1
SHEET OF 14
August 26, 2015
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14SHEET OF 14 August 26, 2015
P1
P2
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
TYPICAL SYMBOL FOR TURF, SEE
PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR SHRUBS AND
GROUNDCOVER. SEE PLANT LEGEND,
SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR PARKING LOT TREE,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON SLOPE AREAS,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR TREES ON SLOPE
AREAS, SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR 3' SCREENING SHRUB AT
PARKING LOTS, SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON BIOFILTER AREAS,
SEE PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR SMALL ACCENT TREE,
SEE PLAN LEGEND, SHEET L-6.
TYPICAL SYMBOL FOR EVERGREEN/
DECIDUOUS TREE, SEE PLANT
LEGEND, SHEETS L-6 & L-7.
NOTE: FOR PLANT LEGENDS
AND NOTES, SEE
SHEETS L-6 & L-7.
LANDSCAPE CONCEPT PLAN
EXISTING PRIMARY HOTEL ENTRY
L A N D S C A P E
SHEET L-1
MATCH LINE: SEE SHEET L-2FOR CONTINUATIONTYPICAL SYMBOL FOR SYAGRUS
ROMANZOFFICIANUM, SEE PLANT LEGEND,
SHEET L-7.
MATCH LINE: SEE SHEET L-4 FOR CONTINUATION PARKING LOT CALCULATIONS:
NORTHWEST PARKING LOT
TOTAL AREA: 29,736 S.F.
TOTAL LANDSCAPE: 2,386 S.F. (8.0% OF TOTAL AREA)
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
TYPICAL SYMBOL FOR TURF, SEE
PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR SHRUBS AND
GROUNDCOVER. SEE PLANT LEGEND,
SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR PARKING LOT TREE,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON SLOPE AREAS,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR TREES ON SLOPE
AREAS, SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR 3' SCREENING SHRUB AT
PARKING LOTS, SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON BIOFILTER AREAS,
SEE PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR SMALL ACCENT TREE,
SEE PLAN LEGEND, SHEET L-6.
TYPICAL SYMBOL FOR EVERGREEN/
DECIDUOUS TREE, SEE PLANT
LEGEND, SHEETS L-6 & L-7.
NOTE: FOR PLANT LEGENDS
AND NOTES, SEE
SHEETS L-6 & L-7.
LANDSCAPE CONCEPT PLAN
L A N D S C A P E
SHEET L-2
MATCH LINE: SEE SHEET L-3 FOR CONTINUATIONMATCH LINE: SEE SHEET L-1 FOR CONTINUATIONTYPICAL SYMBOL FOR SYAGRUS
ROMANZOFFICIANUM, SEE PLANT LEGEND,
SHEET L-7.
PARKING LOT CALCULATIONS:
NORTHEAST PARKING LOT
TOTAL AREA: 40,917 S.F.
TOTAL LANDSCAPE: 6,535 S.F. (16.0% OF TOTAL AREA)
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
TYPICAL SYMBOL FOR ACCENT TREE,
SEE PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR TURF, SEE
PLANT LEGEND, SHEETS L-6 & L-7.TYPICAL SYMBOL FOR SHRUBS AND
GROUNDCOVER. SEE PLANT LEGEND,
SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR PARKING LOT TREE,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON SLOPE AREAS,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR TREES ON SLOPE
AREAS, SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR 3' SCREENING
SHRUB AT PARKING LOTS, SEE
PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON BIOFILTER AREAS,
SEE PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR LARGE SPECIMEN TREE,
SEE PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR EVERGREEN/
DECIDUOUS TREE, SEE PLANT
LEGEND, SHEETS L-6 & L-7.
NOTE: FOR PLANT LEGENDS
AND NOTES, SEE
SHEETS L-6 & L-7.
HOTEL COURTYARD WITH THE FOLLOWING ELEMENTS:
CENTRALIZED WATER FEATURE
ACCENT TREES AND PALMS WITH FLOWERING
SHRUBS AND GROUND COVER
LANDSCAPE CONCEPT PLAN
L A N D S C A P E
SHEET L-3
MATCH LINE: SEE SHEET L-2 FOR CONTINUATION
MATCH LINE: SEE SHEET L-1FOR CONTINUATIONTYPICAL SYMBOL FOR SYAGRUS
ROMANZOFFICIANUM, SEE PLANT
LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR ARCHONTOPHOENIX
CUNNINGHAMIANA, SEE PLANT LEGEND,
SHEET L-7.
PRIMARY HOTEL ENTRY WITH THE FOLLOWING ELEMENTS:
VEHICULAR ENTRY WITH ENHANCED PAVING
MIXED SHRUB PLANTINGS AND ANNUAL COLOR
FAMILY RECREATION AREA WITH THE
FOLLOWING ELEMENTS:
FREE FORM FAMILY POOL AND SPA
SUNNING DECKS FOR FAMILY ACTIVITIES
RESTROOM FACILITY
LARGE SPECIMEN TREES
ACCENT TREES AND PALMS WITH FLOWERING
SHRUBS AND GROUND COVER
MATCH LINE: SEE SHEET L-4 FOR CONTINUATIONPARKING LOT CALCULATIONS:
SOUTHEAST PARKING LOT
TOTAL AREA: 50,534 S.F.
TOTAL LANDSCAPE: 7,280 S.F.
(14.4% OF TOTAL AREA)
PARKING LOT CALCULATIONS:
SERVICE ROAD PARKING LOT
TOTAL AREA: 30,089 S.F.
TOTAL LANDSCAPE: 2,174 S.F.
(7.2% OF TOTAL AREA)
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
TYPICAL SYMBOL FOR TURF, SEE
PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR SHRUBS AND
GROUNDCOVER. SEE PLANT LEGEND,
SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR PARKING LOT TREE,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON SLOPE AREAS,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR TREES ON SLOPE
AREAS, SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR 3' SCREENING SHRUB AT
PARKING LOTS, SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON BIOFILTER AREAS,
SEE PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR EVERGREEN/
DECIDUOUS TREE, SEE PLANT
LEGEND, SHEETS L-6 & L-7.
NOTE: FOR PLANT LEGENDS
AND NOTES, SEE
SHEETS L-6 & L-7.
LANDSCAPE CONCEPT PLAN
L A N D S C A P E
SHEET L-4
MATCH LINE: SEE SHEET L-3FOR CONTINUATIONTYPICAL SYMBOL FOR SYAGRUS
ROMANZOFFICIANUM, SEE PLANT LEGEND,
SHEET L-7.
MATCH LINE: SEE SHEET L-5 FOR CONTINUATION
MATCH LINE: SEE SHEET L-1 FOR CONTINUATION
MARBRISA CIRCLE PARKING LOT (EXISTING)
PARKING LOT CALCULATIONS:
NORTHWEST PARKING LOT
TOTAL AREA: 29,736 S.F.
TOTAL LANDSCAPE: 2,386 S.F. (8.0% OF TOTAL AREA)
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
TYPICAL SYMBOL FOR TURF, SEE
PLANT LEGEND, SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR SHRUBS AND
GROUNDCOVER. SEE PLANT LEGEND,
SHEETS L-6 & L-7.
TYPICAL SYMBOL FOR PARKING LOT TREE,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR EVERGREEN/
DECIDUOUS TREE, SEE PLANT
LEGEND, SHEETS L-6 & L-7.
NOTE: FOR PLANT LEGENDS
AND NOTES, SEE
SHEETS L-6 & L-7.
LANDSCAPE CONCEPT PLAN
L A N D S C A P E
SHEET L-5
TYPICAL SYMBOL FOR SYAGRUS
ROMANZOFFICIANUM, SEE PLANT LEGEND,
SHEET L-7.
MATCH LINE: SEE SHEET L-4 FOR CONTINUATION
TYPICAL SYMBOL FOR LANDSCAPE
TREATMENT ON SLOPE AREAS,
SEE PLANT LEGEND, SHEET L-7.
TYPICAL SYMBOL FOR TREES ON SLOPE
AREAS, SEE PLANT LEGEND, SHEET L-7.
MARBRISA CIRCLE PARKING LOT (EXISTING)
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
DIETES IRIDIOIDES
HEMEROCALLIS HYBRIDS
ALSTROEMERIA 'INICA BLAZE'
BUXUS JAPONICA
CUPHEA HYSSOPIFOLIA
NEPHROLEPIS EXALTATA
NANDINA DOMESTICA
LAVANDULA ANGUSTIFOLIA
BOTANICAL NAME
BOUGAINVILLEA SPECIES
ROSMARINUS OFFICINALIS
RHODODENDRON SPECIES
VIBURNUM TINUS 'DWARF'
TRACHELOSPERMUM ASIATICUM
DISTICTIS 'RIVERS'
STRELITZIA REGINAE
PITTOSPORUM TOBIRA
PARTHENOCISSUS TRICUSPIDATA
PANDOREA JASMINOIDES
HIBBERTIA SCANDENS
TRACHELOSPERMUM JASMINOIDES
RHAPHIOLEPIS INDICA 'BALLERINA'
AGAPANTHUS AFRICANUS 'PETER PAN'
MAGNOLIA GRANDIFLORA
KOELREUTERIA PANICULATA
CINNAMOMUM CAMPHORA
PODOCARPUS GRACILIOR
ZONE ONE - LUSH LANDSCAPE 36,540 SQ. FT / 14.0% OF TOTAL LANDSCAPE AREA
SEE WATER CONSERVATION PLANS, SHEET L-10
FICUS RUBIGINOSA
QUERCUS AGRIFOLIA
BOTANICAL NAME
PYRUS CALLERYANA 'BRADFORD'
METROSIDEROS EXCELSUS
LAGERSTROEMIA INDICA
JACARANDA MIMOSIFOLIA
CHORISIA SPECIOSA
BAUHINIA PURPUREA
SCHEFFLERA ARBORICOLA
PHILODENDRON SELLOUM
ANISODONTEA HYPOMANDARUM
'TARA'S PINK'
HIBISCUS ROSA-SINENSIS
OSMANTHUS FRAGRANS
PHOTINIA X FRASERI
CAMELLIA SASANQUA
CAMELLIA JAPONICA
FATSIA JAPONICA
DICKSONIA ANTARCTICA
PHORMIUM TENAX
ACACIA DECORA
RHAPHIOLEPIS INDICA 'ENCHANTRESS'
PITTOSPORUM TOBIRA 'VARIEGATA'
VIBURNUM TINUS
LARGE SPECIMEN TREE:
(QUANTITY: 8 TREES)
ACCENT TREE:
(QUANTITY: 16 TREES)
SYMBOL
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLONLaurustinus
Japanese Aralia
Tasmanian Tree Fern
Hawaiian Elf Schefflera
Fraser Photinia
Split Leaf Philodendron
Indian Hawthorn
New Zealand Flax
Tobira
Camellia
Camellia
Sweet Olive
Hibiscus
Graceful Wattle
Cape Mallow
48" BOX
SIZE
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
Floss Silk Tree
Purple Orchid Tree
New Zealand Christmas Tree
Jacaranda
Bradford Pear
Crape Myrtle
Southern Magnolia
Goldenrain Tree
Coast Live Oak
Fern Pine
Camphor Tree
Rustyleaf Fig
COMMON NAME
VINES:
(NOT SHOWN ON PLAN)
PLANT LEGEND - ZONE 1 CONTINUED
SYMBOL
5 GALLONRoyal Trumpet Vine
Boston Ivy
Bower Vine
Guinea Gold Vine
5 GALLON
5 GALLON
5 GALLON
Peter Pan
Japanese Boxwood
False Heather
Alstroemeria
Daylily
Fortnight Lily
Harbour Dwarf
Sword Fern
English Lavender
Indian Hawthorn
Azalea Southern Indica
Rosemary
Japanese Pittosporum
Oriental Jasmine
Laurustinus
Asiatic Jasmine
Bird of Paradise
Bougainvillea
1 GALLON
1 GALLON
1 GALLON
1 GALLON
5 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
COMMON NAME SIZE
Long-Leafed YellowwoodPODOCARPUS HENKELII
NOTES:
- FOR ZONE 2 PLANT LEGENDS SEE SHEET L-7.
- REFER TO WATER CONSERVATION PLAN FOR
LOCATIONS OF ZONES 1 & 2.
PLANT LEGEND - ZONE 1
AGAPANTHUS AFRICANUS Lily-Of-The-Nile
GARDENIA JASMINOIDES 'RADICANS'
GARDENIA JASMINOIDES 'VEITCHII'
Dwarf Gardenia
Gardenia
METROSIDEROS EXCELSUS
RHUS LANCEA
PODOCARPUS GRACILIOR 15 GALLON
15 GALLON
15 GALLON
Fern Pine
African Sumac
New Zealand Christmas Tree
EVERGREEN/ DECIDUOUS TREE:
(QUANTITY: 2 TREE)
TUPIDANTHUS CALYPTRATUS
ARBUTUS UNEDO
COTONEASTER LACTEUS
PRUNUS CAROLINIANA
NERIUM OLEANDER
STRELITZIA NICOLAI
XYLOSMA CONGESTUM
LAURUS NOBILIS
SHRUBS:
(QUANTITY: 951 SHRUBS)
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
Strawberry Tree
Parney Cotoneaster
Carolina Laurel Cherry
Giant Bird of Paradise
Shiny Xylosma
Tupidanthus
Oleander
Sweet Bay
48" BOX
48" BOX
48" BOX
48" BOX
48" BOX
48" BOX
LANDSCAPE CONCEPT PLAN - NOTES AND LEGEND
GROUNDCOVER:
(QUANTITY: 23,757 SQ. FT., 12" O.C., MAX.)
TURF:
(QUANTITY: 10,707 SQ. FT.)
GAZANIA HYBRIDS
MARATHON II-E
FRAGARIA CHILOENSIS
SLOPE SHRUBS:
(QUANTITY: 9 SHRUBS, 200' O.C., MAX.)
Treasure Flower
Marathon II-E
Beach Strawberry
SEEDED
SLOPE GROUND COVER:
(QUANTITY: 1,692 SQ. FT., 12" O.C., MAX.)
PLANT LEGEND - ZONE 1 CONTINUED
SYMBOL BOTANICAL NAME COMMON NAME SIZE
SLOPES:
(QUANTITY: 1,692 SQ. FT.)
OSTEOSPERMUM FRUTICOSUM African Daisy
FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
NOTE: AFRICAN DAISY IS IN ADDITION TO THE MINIMUM GROUND COVER REQUIREMENT.
I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS
&217$,1(',17+(&,7<2)&$5/6%$'¶6/$1'6&$3(0$18$/$1':$7(5()),&,(17
LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE
REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL
REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE
PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.
BY:
L A N D S C A P E
SHEET L-6
CYCAS REVOLUTA
PHOENIX ROEBELENII
RHAPIS EXCELSA
SMALL PALM TREE:
(NOT SHOWN ON PLAN)
15 GALLONPygmy Date Palm
Lady Palm 15 GALLON
Sago Palm 15 GALLON
LARGE PALM TREE:
(QUANTITY: 63 PALMS)
ARCHONTOPHOENIX
CUNNINGHAMIANA
SYAGRUS
ROMANZOFFIANUM
Queen Palm
Triple King Palm 36" BOX
20' B.T.H.
10
53
PARKING LOT TREE:
(QUANTITY: 3 TREES)
CINNAMOMUM CAMPHORA
PODOCARPUS GRACILIOR
METROSIDEROS EXCELSUS
TRISTANIA CONFERTA
New Zealand Christmas Tree
Camphor Tree
Fern Pine
Brisbane Box
24" BOX
24" BOX
24" BOX
24" BOX
LIGUSTRUM JAPONICUM 'TEXANUM'
3' SCREENING SHRUBS AT PARKING LOTS
(QUANTITY: 25 SHRUBS, (4' O.C. SPACING, TYPICAL):
GREVILLEA 'NOELLII'
Texas Privet
Grevillea 1 GALLON
1 GALLON
1 GALLONIndian HawthornRHAPHIOLEPIS INDICA 'SPRINGTIME'
1 GALLONLaurustinusVIBURNUM TINUS
RHAPHIOLEPIS INDICA 'ENCHANTRESS'
MYOPORUM PARVIFOLIUM
APTENIA CORDIFOLIA
LONICERA JAPONICA
BOUGAINVILLEA SPECIES
HETEROMELES ARBUTIFOLIA
(NOT IN FIRE PROTECTION ZONES)
GREVILLEA 'NOELLII'
XYLOSMA CONGESTUM
PHOTINIA X FRASERI
LANTANA MONTEVIDENSIS
Japanese Honeysuckle
Red Apple Iceplant
Myoporum
Toyon
Grevillea
Bougainvillea
Fraser Photinia
Indian Hawthorn
Shiny Xylosma
Trailing Lantana
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
OSTEOSPERMUM FRUTICOSUM African Daisy FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
NOTE: AFRICAN DAISY IS IN ADDITION TO THE MINIMUM GROUND COVER REQUIREMENT.
BACCHARIS PILULARIS Dwarf Coyote Bush FLATS @ 12" O.C.
CEANOTHUS G. HORIZONTALIS Carmel Creeper 1 GALLON
ARCTOSTAPHYLOS GLANDULOSA Manzanita 1 GALLON
LOW SHRUBS (2' - 4' O.C. SPACING, TYPICAL):
MEDIUM EVERGREEN SHRUBS (4' - 6' O.C. SPACING, TYPICAL):
LARGE EVERGREEN SHRUBS (6' - 8' O.C. SPACING, TYPICAL):
BIOFILTER:
(QUANTITY: 384 SQ. FT.)
SEEDEDPerennial RyegrassLOLIUM PERENNE
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
NOTES:
- FOR ZONE 1 PLANT LEGENDS SEE SHEET L-6.
- REFER TO WATER CONSERVATION PLAN FOR LOCATIONS OF ZONES 1 & 2.
PARTHENOCISSUS TRICUSPIDATA
KOELREUTERIA PANICULATA
PYRUS CALLERYANA 'BRADFORD'
ZONE TWO - REFINED LANDSCAPE 221,662 SQ. FT / 84.8% OF TOTAL LANDSCAPE AREA
SEE WATER CONSERVATION PLANS, SHEETS L-8 TO L-12
PARKING LOT TREE:
(QUANTITY: 158 TREES)
ACCENT TREE:
(QUANTITY: 10 TREES)
CINNAMOMUM CAMPHORA
PODOCARPUS GRACILIOR
METROSIDEROS EXCELSUS
JACARANDA MIMOSIFOLIA
CHORISIA SPECIOSA
BAUHINIA PURPUREA
LAGERSTROEMIA INDICA
TRISTANIA CONFERTA
METROSIDEROS EXCELSUS
PLANT LEGEND - ZONE 2
SYMBOL BOTANICAL NAME
GROUNDCOVER:
(QUANTITY: 95,660 SQ. FT., 12" O.C., MAX.)
TURF:
(QUANTITY: 19,950 SQ. FT.)
TREE:
(QUANTITY: 78 TREES)
PINUS CANARIENSIS
LAGERSTROEMIA INDICA
GAZANIA HYBRIDS
MARATHON II-E
FRAGARIA CHILOENSIS
New Zealand Christmas Tree
New Zealand Christmas Tree
Camphor Tree
Fern Pine
Purple Orchid Tree
Floss Silk Tree
Jacaranda
Crape Myrtle
Bradford Pear
Brisbane Box
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
24" BOX
24" BOX
24" BOX
24" BOX
COMMON NAME SIZE
VINES:
(NOT SHOWN ON PLAN)
DISTICTIS 'RIVERS'
PANDOREA JASMINOIDES
HIBBERTIA SCANDENS
BOUGAINVILLEA SPECIES
PLANT LEGEND - ZONE 2 CONTINUED
LOW SHRUBS (2' - 4' O.C. SPACING, TYPICAL):
BOTANICAL NAME
RHAPHIOLEPIS INDICA 'ENCHANTRESS'
SLOPE SHRUBS:
(QUANTITY: 476 SHRUBS, 200' O.C., MAX.)
Goldenrain Tree
Crape Myrtle
Canary Island Pine
Treasure Flower
Marathon II-E
Beach Strawberry
5 GALLON
5 GALLON
5 GALLON
SEEDED
Royal Trumpet Vine
Boston Ivy
Bower Vine
Bougainvillea
Guinea Gold Vine
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
COMMON NAME SIZE
SLOPE GROUND COVER:
(QUANTITY: 95,147 SQ. FT., 12" O.C., MAX.)
MYOPORUM PARVIFOLIUM
APTENIA CORDIFOLIA
LONICERA JAPONICA
PLANT LEGEND - ZONE 2 CONTINUED
SYMBOL
BOUGAINVILLEA SPECIES
HETEROMELES ARBUTIFOLIA
(NOT IN FIRE PROTECTION ZONES)
GREVILLEA 'NOELLII'
XYLOSMA CONGESTUM
PHOTINIA X FRASERI
LANTANA MONTEVIDENSIS
BOTANICAL NAME
Japanese Honeysuckle
Red Apple Iceplant
Myoporum
Toyon
Grevillea
Bougainvillea
Fraser Photinia
Indian Hawthorn
Shiny Xylosma
Trailing Lantana
COMMON NAME
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
SIZE
ALL LANDSCAPE AREAS WITHIN THE PROJECT BOUNDARY'S AND SHOWN ON
THIS PLAN(S) WILL BE PRIVATELY MAINTAINED BY GRAND PACIFIC RESORTS.
LANDSCAPE MAINTENANCE RESPONSIBILITY:
PERCENTAGE OF SITE FOR LANDSCAPE:
TOTAL SITE:
TOTAL LANDSCAPE:
PERCENT OF TOTAL SITE USED FOR LANDSCAPING:
21.16 ACRES
28.4%
AREA QUANTITY
6.00 ACRES
SLOPES:
(QUANTITY: 95,147 SQ. FT.)
MEDIUM EVERGREEN SHRUBS (4' - 6' O.C. SPACING, TYPICAL):
15 GALLONStrawberry TreeARBUTUS UNEDO
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
15 GALLON
Purple Hopseed Bush
Tupidanthus
Sweet Bay
Oleander
Surinam Cherry
Parney Cotoneaster
Shiny Xylosma
Giant Bird of Paradise
Carolina Laurel CherryPRUNUS CAROLINIANA
STRELITZIA NICOLAI
COTONEASTER LACTEUS
LAURUS NOBILIS
NERIUM OLEANDER
EUGENIA UNIFLORA
XYLOSMA CONGESTUM
LARGE EVERGREEN SHRUBS (6' - 8' O.C. SPACING, TYPICAL):
SHRUBS
(QUANTITY: 3,827 SHRUBS)
TUPIDANTHUS CALYPTRATUS
DODONAEA VISCOSA 'PURPUREA'
METROSIDEROS EXCELSUS
RHUS LANCEA
PODOCARPUS GRACILIOR 15 GALLON
15 GALLON
15 GALLON
Fern Pine
African Sumac
New Zealand Christmas Tree
EVERGREEN/ DECIDUOUS TREE:
(QUANTITY: 65 TREES)
SYMBOL
LIGUSTRUM JAPONICUM 'TEXANUM'
3' SCREENING SHRUBS AT PARKING LOTS
(QUANTITY: 644 SHRUBS, 4' O.C. SPACING, TYPICAL):
GREVILLEA 'NOELLII'
Texas Privet
Grevillea 1 GALLON
1 GALLON
1 GALLONIndian HawthornRHAPHIOLEPIS INDICA 'SPRINGTIME'
1 GALLONLaurustinusVIBURNUM TINUS
DIETES IRIDIOIDES
HEMEROCALLIS HYBRIDS
ALSTROEMERIA 'INICA BLAZE'
BUXUS JAPONICA
CUPHEA HYSSOPIFOLIA
NEPHROLEPIS EXALTATA
NANDINA DOMESTICA
LAVANDULA ANGUSTIFOLIA
ROSMARINUS OFFICINALIS
RHODODENDRON SPECIES
VIBURNUM TINUS 'DWARF'
TRACHELOSPERMUM ASIATICUM
STRELITZIA REGINAE
PITTOSPORUM TOBIRA
TRACHELOSPERMUM JASMINOIDES
RHAPHIOLEPIS INDICA 'BALLERINA'
AGAPANTHUS AFRICANUS 'PETER PAN' Peter Pan
Japanese Boxwood
False Heather
Alstroemeria
Daylily
Fortnight Lily
Harbour Dwarf
Sword Fern
English Lavender
Indian Hawthorn
Azalea Southern Indica
Rosemary
Japanese Pittosporum
Oriental Jasmine
Laurustinus
Asiatic Jasmine
Bird of Paradise
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
1 GALLON
AGAPANTHUS AFRICANUS Lily-Of-The-Nile
GARDENIA JASMINOIDES 'RADICANS'
GARDENIA JASMINOIDES 'VEITCHII'
Dwarf Gardenia
Gardenia
SCHEFFLERA ARBORICOLA
PHILODENDRON SELLOUM
ANISODONTEA HYPOMANDARUM
'TARA'S PINK'
HIBISCUS ROSA-SINENSIS
OSMANTHUS FRAGRANS
PHOTINIA X FRASERI
CAMELLIA SASANQUA
CAMELLIA JAPONICA
FATSIA JAPONICA
DICKSONIA ANTARCTICA
PHORMIUM TENAX
ACACIA DECORA
RHAPHIOLEPIS INDICA 'ENCHANTRESS'
PITTOSPORUM TOBIRA 'VARIEGATA'
VIBURNUM TINUS
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLON
5 GALLONLaurustinus
Japanese Aralia
Tasmanian Tree Fern
Hawaiian Elf Schefflera
Fraser Photinia
Split Leaf Philodendron
Indian Hawthorn
New Zealand Flax
Tobira
Camellia
Camellia
Sweet Olive
Hibiscus
Graceful Wattle
Cape Mallow
BIOFILTER:
(QUANTITY: 10,905 SQ. FT.)
SEEDEDPerennial RyegrassLOLIUM PERENNE
OSTEOSPERMUM FRUTICOSUM African Daisy
OSTEOSPERMUM FRUTICOSUM African Daisy
FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
FLATS @ 12" O.C.
NOTE: AFRICAN DAISY IS IN ADDITION TO THE MINIMUM GROUND COVER REQUIREMENT.
NOTE: AFRICAN DAISY IS IN ADDITION TO THE MINIMUM GROUND COVER REQUIREMENT.
LANDSCAPE CONCEPT PLAN - NOTES AND LEGEND
L A N D S C A P E
SHEET L-7
1. ALL PINUS TORREYANA SHALL BE PLANTED A MINIMUM OF 10'-0" FROM BACK OF WALK AND CURBS.
INSTALL ROOT BARRIERS TO PROTECT WALK AND CURBS FROM DAMAGE.
2. 50% OF ALL SHRUBS PLANTED (EXCEPT ON SLOPES 3:1 OR GREATER) SHALL BE A MINIMUM OF 5 GALLON SIZE.
3. PLANTS IN A TRANSITIONAL AREA (ADJACENT TO NATIVE VEGETATION) SHALL CONSIST OF A COMBINATION
OF SITE ADAPTIVE AND COMPATIBLE NATIVE AND/OR NON-NATIVE SPECIES, AND SHALL CONFORM TO THE
REQUIREMENTS IN SECTION 5 - FIRE PROTECTION REQUIREMENTS.
4. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS SHALL SHOW AND LABEL ALL
UTILITIES AND PROVIDE APPROPRIATE SCREENING.
5. LOCATE ALL LIGHT POLES ON THE FINAL LANDSCAPE PLANS AND INSURE THAT THERE ARE NO CONFLICTS
WITH TREES.
6. SHRUBS HIGHER THAN 3'-0" SHALL NOT BE ALLOWED WITHIN FIRE SUPPRESSION ZONE A-1.
7. TREES SHALL NOT BE LOCATED WITHIN 10'-0" OF ANY FIRE HYDRANT.
8. A MINIMUM OF 3% OF THE PARKING AREA SHALL BE LANDSCAPED. REFER TO SHEETS L-1 TO L-5 FOR
PARKING LOT LANDSCAPE CALCULATIONS.
PLANTING NOTES:
SLOPE REVEGETATION/EROSION CONTROL
POLICIES AND REQUIREMENTS:
SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL
BE TREATED WITH ONE OR MORE OF THE FOLLOWING PLANTING STANDARDS
a. STANDARD 1 - COVER CROP/REINFORCED STRAW MATTING:
COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS,
AND/OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP
SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS.
TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS
RECOMMENDED BY THE MANUFACTURER.
REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE
COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR.
b. STANDARD #2 - GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL
BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL
COVERAGE WITHIN ONE YEAR).
c. STANDARD #3 - LOW SHRUBS
LOW 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 MATURE SIZE).
d. STANDARD #4 - TREES AND/OR LARGE SHRUBS
TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) 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 STREETS REQUIRE AT MINIMUM STANDARD #1.
b. 3' TO 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER
CROP), #2 AND #3
c. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING 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 TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR
MORE OF THE FOLLOWING CONDITIONS:
a. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION 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 SPECIAL CONDITIONS THAT WARRANT IMMEDIATE
75($70(17´
RHAPHIOLEPIS INDICA
'MAJESTIC BEAUTY'
ERIOBOTRYA DEFLEXA
SMALL ACCENT TREE:
(QUANTITY: 8 TREES)
15 GALLON
15 GALLON
Indian Hawthorn
Bronze Loquat
MAGNOLIA X SOULANGEANA 15 GALLONSaucer Magnolia
CINNAMOMUM CAMPHORA Camphor Tree 5 GALLON
PODOCARPUS GRACILIOR Fern Pine 5 GALLON
CYCAS REVOLUTA
PHOENIX ROEBELENII
RHAPIS EXCELSA
SMALL PALM TREE:
(NOT SHOWN ON PLAN)
15 GALLONPygmy Date Palm
Lady Palm 15 GALLON
Sago Palm 15 GALLON
LARGE PALM TREE:
(QUANTITY: 130 PALMS)
ARCHONTOPHOENIX
CUNNINGHAMIANA
SYAGRUS
ROMANZOFFIANUM
Queen Palm
Triple King Palm 36" BOX
20' B.T.H.
4
138
$//,55,*$7,21635$<$1'5272566+$//.((3$0,1,080´%$&.2)+$5'6&$3(:+(5(7+(<'2127
DRAIN BACK INTO A LANDSCAPED AREA.
2. NEW RECYCLED IRRIGATION SYSTEM SHALL CONNECT TO EXISTING RECYCLED IRRIGATION SYSTEM. REFER
TO LANDSCAPE DRAWING #428-9L AT CANNON ROAD.
3. SEPARATE WATER SERVICE FOR LANDSCAPE (INCLUDING, BUT NOT LIMITED TO CONNECTIONS, WATER
METERS, AND BACKFLOW PREVENTERS) SHALL BE PROVIDED FOR THE PROPOSED IRRIGATION SYSTEM.
IRRIGATION NOTES:
ZONE FOUR - NATIVE LANDSCAPE 3,189 SQ. FT / 1.2% OF TOTAL LANDSCAPE AREA
SEE WATER CONSERVATION PLANS, SHEETS L-8 TO L-12
PLANT LEGEND - ZONE 4
SYMBOL BOTANICAL NAME COMMON NAME SIZE
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
NOTE: FOR WATER
CONSERVATION LEGEND
AND NOTES, SEE SHEET L-13.
WATER CONSERVATION PLAN
L A N D S C A P E
SHEET L-8
MATCH LINE: SEE SHEET L-9FOR CONTINUATIONMATCH LINE: SEE SHEET L-11 FOR CONTINUATION
PLANT ZONE LEGEND
SYMBOL DESCRIPTION
ZONE ONE LUSH LANDSCAPE -
APPROXIMATELY 14.0% - 36,540 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE TWO REFINED LANDSCAPE-
APPROXIMATELY 84.8% - 221,662 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE FOUR NATIVE LANDSCAPE-
APPROXIMATELY 1.2% - 3,189 S.F. OF THE
TOTAL IRRIGATED AREA
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
NOTE: FOR WATER
CONSERVATION LEGEND
AND NOTES, SEE SHEET L-13.
WATER CONSERVATION PLAN
L A N D S C A P E
SHEET L-9
MATCH LINE: SEE SHEET L-10 FOR CONTINUATIONMATCH LINE: SEE SHEET L-8 FOR CONTINUATIONPLANT ZONE LEGEND
SYMBOL DESCRIPTION
ZONE ONE LUSH LANDSCAPE -
APPROXIMATELY 14.0% - 36,540 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE TWO REFINED LANDSCAPE-
APPROXIMATELY 84.8% - 221,662 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE FOUR NATIVE LANDSCAPE-
APPROXIMATELY 1.2% - 3,189 S.F. OF THE
TOTAL IRRIGATED AREA
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
NOTE: FOR WATER
CONSERVATION LEGEND
AND NOTES, SEE SHEET L-13.
WATER CONSERVATION PLAN
L A N D S C A P E
SHEET L-10
MATCH LINE: SEE SHEET L-9 FOR CONTINUATION
MATCH LINE: SEE SHEET L-8FOR CONTINUATIONMATCH LINE: SEE SHEET L-11 FOR CONTINUATIONPLANT ZONE LEGEND
SYMBOL DESCRIPTION
ZONE ONE LUSH LANDSCAPE -
APPROXIMATELY 14.0% - 36,540 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE TWO REFINED LANDSCAPE-
APPROXIMATELY 84.8% - 221,662 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE FOUR NATIVE LANDSCAPE-
APPROXIMATELY 1.2% - 3,189 S.F. OF THE
TOTAL IRRIGATED AREA
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
NOTE: FOR WATER
CONSERVATION LEGEND
AND NOTES, SEE SHEET L-13.
WATER CONSERVATION PLAN
L A N D S C A P E
SHEET L-11
MATCH LINE: SEE SHEET L-10FOR CONTINUATIONMATCH LINE: SEE SHEET L-12 FOR CONTINUATION
MATCH LINE: SEE SHEET L-8 FOR CONTINUATION
PLANT ZONE LEGEND
SYMBOL DESCRIPTION
ZONE ONE LUSH LANDSCAPE -
APPROXIMATELY 14.0% - 36,540 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE TWO REFINED LANDSCAPE-
APPROXIMATELY 84.8% - 221,662 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE FOUR NATIVE LANDSCAPE-
APPROXIMATELY 1.2% - 3,189 S.F. OF THE
TOTAL IRRIGATED AREA
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
NOTE: FOR WATER
CONSERVATION LEGEND
AND NOTES, SEE SHEET L-13.
WATER CONSERVATION PLAN
L A N D S C A P E
SHEET L-12
PLANT ZONE LEGEND
SYMBOL DESCRIPTION
MATCH LINE: SEE SHEET L-11 FOR CONTINUATION
ZONE ONE LUSH LANDSCAPE -
APPROXIMATELY 14.0% - 36,540 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE TWO REFINED LANDSCAPE-
APPROXIMATELY 84.8% - 221,662 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE FOUR NATIVE LANDSCAPE-
APPROXIMATELY 1.2% - 3,189 S.F. OF THE
TOTAL IRRIGATED AREA
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California CorporationWATER CONSERVATION PLAN - NOTES AND LEGEND
LUSH LANDSCAPE WILL ONLY BE USED IN THE AREAS OF HIGH VISIBILITY
LIMITED TO THE PROJECT ENTRY AT THE EXISTING RESORT AND THE CENTRAL
RECREATIONAL AREA BETWEEN THE HOTEL/VILLA AND CONNECTING
WALKWAYS. PLANT SELECTION WILL BE BASED ON SUN EXPOSURE AND THE
SOIL WILL BE AMENDED TO RETAIN GREATER MOISTURE.
ZONE ONE WATER REQUIREMENTS FOR A MATURE LANDSCAPE IS ESTIMATED AT
OVER THIRTY (30") INCHES OF SUPPLEMENTAL WATER ANNUALLY.
THE DESIGN OF THE LANDSCAPE IS INTENDED TO MATCH GROWTH
REQUIREMENTS OF THE PLANT COMMUNITIES, TO MODIFY PLANT GROUPINGS TO
ACCOUNT FOR SUN AND WIND EXPOSURE, AND TO MINIMIZE WHERE POSSIBLE,
WATER AND MAINTENANCE REQUIREMENTS. PLANTS WITH SIMILAR CULTURAL
REQUIREMENT OF EXPOSURE, SOILS, AND WATER NEEDS WILL BE GROUPED
TOGETHER AND LOCATED ON THE PROJECT SITE IN MICRO-CLIMATES WHERE
THEY WILL REQUIRE THE LEAST AMOUNT OF WATER FOR OPTIMUM GROWTH AND
MAINTENANCE.
THE SOILS WILL BE TESTED UPON COMPLETION OF ROUGH GRADING FOR THEIR
ABILITY TO SUSTAIN PLANT GROWTH AND WILL BE AMENDED AS NECESSARY TO
PROVIDE OPTIMAL CONDITIONS FOR CONTINUING GROWTH AND DEVELOPMENT
OF THE PLANT MATERIAL.
4. XERISCAPE PRINCIPLES APPLIED:
3. RECLAIMED WATER IS AVAILABLE TO THE SITE IN THE FORM OF A 12" PVC PIPE.
2. PROPOSED TURF AREAS:
THE PERCENTAGE OF TURF OF THE TOTAL DEVELOPABLE LANDSCAPED AREA IS :
11.7%. LIMITATION ON TURF AREAS WILL BE EXEMPT AS THE PROJECT WILL HAVE
RECLAIMED WATER AT THE TIME THE APPROVED LANDSCAPE IS INSTALLED AND
WILL UTILIZE THE RECLAIMED WATER ON THE PROPOSED TURF AREAS.
REFINED LANDSCAPE CONSTITUTES THE MAJORITY OF THE AREAS SURROUNDING
THE HOTEL AND TIME SHARE VILLAS. IT UTILIZES PLANT COMBINATIONS WITH
MATCHED GROWTH REQUIREMENTS AND STRESSES LOWER WATER USAGE AND
MAINTENANCE THAN IN ZONE ONE - LUSH. AS IN ZONE ONE - LUSH LANDSCAPE,
PLANT SELECTION WILL BE BASED ON SUN EXPOSURE AND THE SOIL WILL BE
AMENDED TO RETAIN GREATER MOISTURE.
ZONE TWO WATER REQUIREMENTS FOR A MATURE LANDSCAPE IS ESTIMATED
BETWEEN TEN (10") INCHES AND THIRTY (30") INCHES OF SUPPLEMENTAL
IRRIGATION WATER ANNUALLY.
B. ZONE TWO - REFINED LANDSCAPE:
B.
A.
A. ZONE ONE - LUSH LANDSCAPE:
1. LANDSCAPE AREAS OF THE PROJECT
WOODY SHRUB MATERIAL WILL COVER A MINIMUM OF 60% OF THE SHRUB BEDS,
AND HERBACEOUS GROUND COVER WILL BE UTILIZED TO COVER REMAINING
AREAS.
ALL LANDSCAPE AREAS OF THE PROJECT WILL BE WATERED WITH A FULLY
AUTOMATED IRRIGATION SYSTEM UTILIZING MOISTURE SENSORS IN THE TURF
AREAS, AND OTHER DEVICES SUCH AS MASTER CONTROL VALVES AND RAIN
SHUTOFF DEVICES. IRRIGATION CIRCUITS SHALL BE ORGANIZED INTO
HYDROZONES BASED ON PLANTS, SUN AND SHADE EXPOSURE, TOPOGRAPHY
AND SOILS. SPRINKLER HEAD SPACING SHALL BE 100% OVERLAP OF THE SPRAY
DIAMETER, AND SHALL BE DESIGNED FOR MINIMUM RUNOFF AND OVERSPRAY.
SPRINKLER HEADS SHALL HAVE MATCHED PRECIPITATION RATES WITHIN EACH
CIRCUIT AND HEAD TYPES WILL NOT BE MIXED. THE IRRIGATION SYSTEM SHALL
BE DESIGNED TO APPLY WATER AT A RATE NOT EXCEEDING THE INFILTRATION
RATE OF THE SOIL. ALL TREES IN LAWN AREAS WILL BE IRRIGATED WITH
BUBBLERS FOR DEEP WATERING.
ALL FLOWER AND SHRUB BEDS WILL BE MULCHED WITH A 3" LAYER TO
CONSERVE MOISTURE.
LANDSCAPE MAINTENANCE SPECIFICATIONS WILL BE PROVIDED TO THE
OWNER AND MANAGEMENT COMPANY FOR CONTINUING MANAGEMENT OF THE
PROJECT AFTER INSTALLATION.
F.
E.
D.
4. XERISCAPE PRINCIPLES APPLIED (CONTINUED):
C.
WATER CONSERVATION NOTES:WATER CONSERVATION NOTES (CONTINUED):
NOTE:
TURF LIMITATION EXEMPTION.
AT THE TIME THE APPROVED LANDSCAPE IS
INSTALLED, RECLAIMED WATER WILL BE
UTILIZED ON THE PROPOSED TURF AREAS.
L A N D S C A P E
SHEET L-13
5. THE PLAN SHALL PROVIDE THAT ONLY LOW VOLUME OR SUBSURFACE
IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN
TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT
IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER
TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.
PLANT ZONE LEGEND
SYMBOL DESCRIPTION
ZONE ONE LUSH LANDSCAPE -
APPROXIMATELY 14.0% - 36,540 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE TWO REFINED LANDSCAPE-
APPROXIMATELY 84.8% - 221,662 S.F. OF
THE TOTAL IRRIGATED AREA
ZONE FOUR NATIVE LANDSCAPE-
APPROXIMATELY 1.2% - 3,189 S.F. OF THE
TOTAL IRRIGATED AREA
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
FIRE PROTECTION PLAN
ZONE-3, 20'-0"
ZONE-2, 20'-0"
ZONE-1, 20'-0"
L A N D S C A P E
SHEET L-14
ADDITIONAL INFROMATION:
FIRE PROTECTION ZONE LEGEND
FIRE FUEL MODIFICATION ZONESSYMBOL
CONDITION A - MANUFACTURED SLOPE FIRE PROTECTION:
ZONE A-1
ZONE A-2
ZONE A-3
ZONE B-3
ZONE B-2
FIRE HYDRANT - SEE CIVIL ENGINEERING PLANS
CONDITION B - NATIVE SLOPES - WILDLAND FIRE PROTECTION:
ZONE B-1
NOTE: FOR FIRE
PROTECTION LEGEND AND
NOTES, SEE SHEET L-19.MATCH LINE: SEE SHEET L-15 FOR CONTINUATIONMATCH LINE: SEE SHEET L-17 FOR CONTINUATION
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
FIRE PROTECTION PLAN
ZONE-1, 20'-0"
ZONE-2, 20'-0"
ZONE-3, 20'-0"
L A N D S C A P E
SHEET L-15
ADDITIONAL INFROMATION:
FIRE PROTECTION ZONE LEGEND
FIRE FUEL MODIFICATION ZONESSYMBOL
CONDITION A - MANUFACTURED SLOPE FIRE PROTECTION:
ZONE A-1
ZONE A-2
ZONE A-3
ZONE B-3
ZONE B-2
FIRE HYDRANT - SEE CIVIL ENGINEERING PLANS
CONDITION B - NATIVE SLOPES - WILDLAND FIRE PROTECTION:
ZONE B-1
ZONE-1, 20'-0"
ZONE-2, 20'-0"
ZONE-3, 20'-0"
ZONE-2, 20'-0"
ZONE-3, 20'-0"
MATCH LINE: SEE SHEET L-16 FOR CONTINUATIONMATCH LINE: SEE SHEET L-14 FOR CONTINUATIONNOTE: FOR FIRE
PROTECTION LEGEND AND
NOTES, SEE SHEET L-19.
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
FIRE PROTECTION PLAN
L A N D S C A P E
SHEET L-16
ADDITIONAL INFROMATION:
FIRE PROTECTION ZONE LEGEND
FIRE FUEL MODIFICATION ZONESSYMBOL
CONDITION A - MANUFACTURED SLOPE FIRE PROTECTION:
ZONE A-1
ZONE A-2
ZONE A-3
ZONE B-3
ZONE B-2
FIRE HYDRANT - SEE CIVIL ENGINEERING PLANS
CONDITION B - NATIVE SLOPES - WILDLAND FIRE PROTECTION:
ZONE B-1
ZONE-1, 20'-0"
ZONE-2, 20'-0"
ZONE-3, 20'-0"
MATCH LINE: SEE SHEET L-15 FOR CONTINUATION
NOTE: FOR FIRE
PROTECTION LEGEND AND
NOTES, SEE SHEET L-19.MATCH LINE: SEE SHEET L-14FOR CONTINUATIONMATCH LINE: SEE SHEET L-17 FOR CONTINUATION
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
FIRE PROTECTION PLAN
L A N D S C A P E
SHEET L-17
ADDITIONAL INFROMATION:
FIRE PROTECTION ZONE LEGEND
FIRE FUEL MODIFICATION ZONESSYMBOL
CONDITION A - MANUFACTURED SLOPE FIRE PROTECTION:
ZONE A-1
ZONE A-2
ZONE A-3
ZONE B-3
ZONE B-2
FIRE HYDRANT - SEE CIVIL ENGINEERING PLANS
CONDITION B - NATIVE SLOPES - WILDLAND FIRE PROTECTION:
ZONE B-1
NOTE: FOR FIRE
PROTECTION LEGEND AND
NOTES, SEE SHEET L-19.
NOTE:
FIRE PROTECTION
DOES NOT APPLY
TO THIS SHEET
MATCH LINE: SEE SHEET L-18 FOR CONTINUATION
MATCH LINE: SEE SHEET L-14 FOR CONTINUATION
MATCH LINE: SEE SHEET L-16FOR CONTINUATION
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California Corporation
SCALE: 1" = 30'-0"
60'30'15'0'90' 120'
FIRE PROTECTION PLAN
L A N D S C A P E
SHEET L-18
ADDITIONAL INFROMATION:
FIRE PROTECTION ZONE LEGEND
FIRE FUEL MODIFICATION ZONESSYMBOL
CONDITION A - MANUFACTURED SLOPE FIRE PROTECTION:
ZONE A-1
ZONE A-2
ZONE A-3
ZONE B-3
ZONE B-2
FIRE HYDRANT - SEE CIVIL ENGINEERING PLANS
CONDITION B - NATIVE SLOPES - WILDLAND FIRE PROTECTION:
ZONE B-1
NOTE: FOR FIRE
PROTECTION LEGEND AND
NOTES, SEE SHEET L-19.
NOTE:
FIRE PROTECTION
DOES NOT APPLY
TO THIS SHEET
MATCH LINE: SEE SHEET L-17 FOR CONTINUATION
T o P I AL a n d s c a p e A r c h i t e c t u r e . P l a n n i n g
9444 Waples Street . Suite 470San Diego . California . 92121Tel: 858.458.0555Fax: 858.458.0554
A California CorporationFIRE PROTECTION PLAN - NOTES AND LEGEND
FIRE PROTECTION NOTES:
ZONE A-1:
1. ZONE A-1 SHALL BE MEASURED HORIZONTALLY 20 FEET
OUTWARD FROM THE OUTLYING EDGE OF ANY HABITABLE
STRUCTURE(S) OR INWARD FROM THE TOP OF SLOPE.
2. PLANTING WITHIN ZONE A-1 SHALL CONSIST OF GROUND COVER
OR LOW GROWING SHRUBS SPECIES (LESS THAN THREE (3) FEET
IN HEIGHT) KNOWN TO HAVE FIRE RESISTIVE QUALITIES.
3. NO TREES OR SHRUBS (OVER THREE (3) FEET IN HEIGHT AT
MATURITY) SHALL BE ALLOWED.
4. IRRIGATION SHALL BE REQUIRED AND MAINTAINED.
5. ALL ATTACHMENTS TO THE STRUCTURE SHALL BE
NONCOMBUSTIBLE.
6. NO SOLID FUEL FIRE PITS OR OUTDOOR FIRE PLACES SHALL BE
PERMITTED.
ZONE A-2:
1. ZONE A-2 SHALL BE MEASURED HORIZONTALLY 20 FEET
OUTWARD FROM THE OUTLYING EDGE OF ZONE A-1.
2. PLANTING WITHIN THIS ZONE SHALL CONSIST OF LOW WATER
USE PLANT SPECIES KNOWN TO HAVE SLOW
BURNING, LOW FUEL CHARACTERISTICS.
3. NO TREES SHALL BE ALLOWED.
4. IRRIGATION SHALL BE REQUIRED AND MAINTAINED.
5. IF ZONE A-2 CROSSES OVER A FENCE LINE, A SIX (6) FOOT WIDE
STRIP OF MODIFIED LANDSCAPING SHALL BE PROVIDED
PARALLEL TO THE FENCE LINE IN ORDER TO PROVIDE ACCESS
FOR FIREFIGHTERS. PLANTS LOCATED WITHIN THE SIX (6)
FOOT ACCESS AREA SHALL NOT EXCEED A HEIGHT OF 18
INCHES AT MATURITY.
ZONE A-3:
1. ZONE A-3 SHALL BE MEASURED OUTWARD FROM THE
OUTLYING EDGE OF ZONE A-2. IT SHALL INCLUDE THE
REMAINDER OF THE AREA BETWEEN ZONE A-2 AND HIGH RISK
FIRE AREAS.
2. THE HORIZONTAL DISTANCE FROM THE STRUCTURE(S) TO
HAZARDOUS NATIVE VEGETATION SHALL NOT BE LESS THAN
60 FEET.
3. PLANTING WITHIN THIS ZONE SHALL CONSIST OF LOW WATER
USE OR DROUGHT TOLERANT PLANT SPECIES KNOWN TO
HAVE SLOW BURNING, LOW FUEL CHARACTERISTICS.FIRE
AREAS.
4. TREES MAY BE ALLOWED AT THE DISCRETION OF THE FIRE
CODE OFFICIAL PROVIDED THAT, AT MATURITY, A 20-FOOT
SPACING CAN BE MAINTAINED BETWEEN THE TREE CANOPIES.
5. IRRIGATION SHALL BE REQUIRED AND MAINTAINED.
CONDITION A:
SLOPE - FIRE PROTECTION
CONDITION B:
NATURAL SLOPES WITH NATIVE VEGETATION - FIRE PROTECTION
ZONE B-2:
1. ZONE B-2 SHALL BE MEASURED HORIZONTALLY 20 FEET
OUTWARD FROM THE OUTLYING EDGE OF ZONE B-1.
³+,*+)8(/´63(&,(6$6/,67(',1$33(1',;&6+$//%(
REMOVED.
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SPECIES, AS LISTED IN APPENDIX C, SHALL BE REMOVED BY
SELECTIVE PRUNING.
4. PLANTING WITHIN THIS ZONE SHALL CONSIST OF LOW FUEL
SPECIES.
5. TREES AND LARGE TREE-FORM SHRUBS (E.G. OAKS, SUMAC,
TOYON) WHICH ARE BEING RETAINED SHALL BE PRUNED TO
PROVIDE CLEARANCE EQUAL TO THREE (3) TIMES THE HEIGHT
OF THE SURROUNDING UNDERSTORY PLANT MATERIAL OR SIX
(6) FEET, WHICHEVER IS HIGHER. DEAD AND EXCESSIVELY
TWIGGY GROWTH SHALL BE REMOVED.
6. IRRIGATION SHALL BE REQUIRED AND MAINTAINED.
7. IF ZONE B-2 CROSSES OVER A FENCE LINE, A SIX (6) FOOT WIDE
STRIP OF MODIFIED LANDSCAPING SHALL BE PROVIDED
PARALLEL TO THE FENCE LINE IN ORDER TO PROVIDE ACCESS
FOR FIREFIGHTERS. PLANTS LOCATED WITHIN THE SIX (6)
FOOT ACCESS AREA SHALL NOT EXCEED A HEIGHT OF 18
INCHES AT MATURITY.
ZONE B-3:
1. ZONE B-3 SHALL BE MEASURED HORIZONTALLY 20 FEET
OUTWARD FROM THE OUTLYING EDGE OF ZONE B-2. THE
OUTER EDGE OF ZONE B-3 SHALL EXTEND HORIZONTALLY TO
A POINT AT LEAST 60 FEET FROM STRUCTURES.
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REMOVED.
3. UP TO 50% OF THE VOLUME OF VEGETATION SHALL BE
THINNED. SHRUBS MAY BE RETAINED PROVIDED THAT THEY
ARE PRUNED TO A MAXIMUM HEIGHT OF FOUR (4) FEET.
4. TREES AND TREE-LIKE SHRUBS (E.G. OAKS, SUMAC, TOYON)
WHICH ARE BEING RETAINED SHALL BE PRUNED TO PROVIDE
CLEARANCE EQUAL TO THREE TIMES THE HEIGHT OF THE
SURROUNDING UNDERSTORY PLANT MATERIAL OR SIX (6)
FEET, WHICHEVER IS HIGHER. DEAD AND EXCESSIVELY
TWIGGY GROWTH SHALL ALSO BE REMOVED.
5. IRRIGATION IS NOT REQUIRED.
1. THE PLAN SHALL CONFORM TO CHAPTER 49 OF THE CALIFORNIA
FIRE CODE AND/OR CHAPTER 7A OF THE CALIFORNIA BUILDING
CODE, AS ADOPTED BY THE CITY OF CARLSBAD.
,7,67+($33/,&$17ெ5(63216,%,/,7<726(&85($*5((0(176
WITH OWNERS OF ADJACENT PROPERTY TO MODIFY/MITIGATE
OFFSITE WILDLAND FIRE HAZARDS TO THE SUBJECT PROPERTY, SO
THAT CONFORMANCE WITH THE FIRE PROTECTION PLAN AND
ADOPTED STANDARDS IS ACHIEVED AND MAINTAINED.
3. MAINTENANCE ACCESS SHALL BE PROVIDED TO ALL FIRE
PROTECTION AREAS. ALL MAINTENANCE ACCESS POINTS SHALL BE
IDENTIFIED ON THE RECORDED DRAWINGS AND A MAINTENANCE
ACCESS AGREEMENT SHALL BE RECORDED FOR THE SUBJECT
PROPERTY.
4. DEBRIS AND TRIMMINGS PRODUCED BY MAINTENANCE AND
THINNING SHALL BE REMOVED FROM THE SITE OR SHALL BE
CONVERTED TO MULCH BY A CHIPPING MACHINE AND EVENLY
DISPERSED OVER THE AREA TO A MAXIMUM DEPTH OF FOUR (4)
INCHES.RTY.
5. INSPECTIONS OF FUEL MODIFICATION ZONES MAY OCCUR
THROUGHOUT THE YEAR. THE FIRE CODE OFFICIAL OR HIS
REPRESENTATIVE SHALL PROVIDE DETAILED MAINTENANCE
REQUIREMENTS IN THE EVENT OF A DISPUTE. ALL REQUIRED
MAINTENANCE WILL BE IN ACCORDANCE WITH THE APPROVED
PLANS. ADDITIONAL MAINTENANCE MAY BE REQUIRED AT THE
DISCRETION OF THE FIRE CODE OFFICIAL.
6. FENCING RETURNS THAT ARE ATTACHED TO A STRUCTURE AND/OR
ANY FENCE LOCATED WITHIN THE DRIP LINE OF THE EAVES SHALL
BE CONSTRUCTED WITH NONCOMBUSTIBLE MATERIALS IF
LOCATED WITHIN 100 FEET OF UNDISTURBED NATIVE AREAS.
7. THE FIRE CODE OFFICIAL MAY REQUIRE DOCUMENTARY
PHOTOGRAPHS OF SLOPES AT THE TIME OF TREATMENT. THESE
PHOTOGRAPHS WILL REMAIN IN POSSESSION OF THE CITY AS A
REFERENCE FOR FUTURE COMPLIANCE INSPECTIONS BY THE CITY.
8. NO HIGH FUEL SPECIES SHALL BE PLANTED IN FIRE SUPPRESSION
ZONES. BOUGAINVILLEA, ROSMARINUS, AND LONICERA JAPONICA
SHALL NOT BE USED WITHIN FIRE SUPPRESSION ZONES.
FIRE PROTECTION NOTES CONTINUED:
GENERAL FIRE PROTECTION NOTES:
ZONE B-1:
1. ZONE B-1 SHALL BE MEASURED HORIZONTALLY 20 FEET FROM
THE OUTLYING EDGE OF ANY HABITABLE STRUCTURE(S)
TOWARD THE NATIVE VEGETATION OR INWARD FROM THE
TOP OF SLOPE OR EDGE OF NATIVE VEGETATION.
2. PLANTING WITHIN THIS AREA SHALL CONSIST OF GROUND
COVER OR LOW GROWING SHRUB SPECIES (LESS THAN THREE
(3) FEET IN HEIGHT) KNOWN TO HAVE FIRE RESISTIVE
QUALITIES OR AS OTHERWISE REQUIRED BY THE CITY.
3. NO TREES OR SHRUBS (OVER THREE (3) FEET IN HEIGHT AT
MATURITY) SHALL BE PERMITTED.
4. IRRIGATION SHALL BE REQUIRED AND MAINTAINED.
5. ALL ATTACHMENTS TO THE STRUCTURE SHALL BE
NONCOMBUSTIBLE.
6. NO SOLID FUEL FIRE PITS OR OUTDOOR FIRE PLACES SHALL BE
PERMITTED.
ADDITIONAL INFROMATION:
FIRE PROTECTION ZONE LEGEND
FIRE FUEL MODIFICATION ZONESSYMBOL
CONDITION A - MANUFACTURED SLOPE FIRE PROTECTION:
ZONE A-1
ZONE A-2
ZONE A-3
ZONE B-3
ZONE B-2
FIRE HYDRANT - SEE CIVIL ENGINEERING PLANS
CONDITION B - NATIVE SLOPES - WILDLAND FIRE PROTECTION:
ZONE B-1
L A N D S C A P E
SHEET L-19
CONDITION C:
FUEL MODIFICATION ZONES FOR MANUFACTURED OR NATURAL
SLOPES WHICH OCCUR OUTSIDE THE FENCE LINE OR PROPERTY
FIRE PROTECTION NOTES CONTINUED:
ZONE C-1:
1. ZONE C-1 SHALL BE MEASURED HORIZONTALLY 20 FEET
OUTWARD FROM THE OUTLYING EDGE OF THE FENCE LINE.
2. PLANTED WITH GROUND COVER OR LOW GROWING SHRUB
SPECIES (LESS THAN THREE (3) FEET IN HEIGHT) KNOWN TO
HAVE FIRE RESISTIVE QUALITIES.
3. TREES ARE ALLOWED.
4. IRRIGATION SHALL BE REQUIRED AND MAINTAINED.