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Home My WebLink About2019-04-17; Planning Commission; ; CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS Item No. Application complete date: July 5, 2018 P.C. AGENDA OF: April 17, 2019 Project Planner: Shannon Harker Project Engineer: Tim Carroll SUBJECT: CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS – Request for a recommendation of approval of a Tentative Tract Map and Site Development Plan to construct an eight-unit, residential air-space condominium project on a 0.25-acre site located at 2646 State Street in the Village Center (VC) District of the Village and Barrio Master Plan and within Local Facilities Management Zone 1. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the State CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7330 RECOMMENDING APPROVAL of Tentative Tract Map CT 2018-0004 and Site Development Plan SDP 2018-0021 to the City Council based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Setting: The 0.25-acre site is located on the east side of State Street, between Laguna Drive to the north and Beech Avenue to the south. The property is developed with a vacant single-family home constructed in 1928. The site is generally flat and slopes from a high point of 40 feet above mean sea level (MSL) along the eastern property line to 37 feet above MSL along the western property line. The project is located outside of the Coastal Zone and within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Vacant single-family home North Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Recreational vehicle community 2 CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 2 South Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Graphic design office East Village/Barrio (VB) Village/Barrio (V-B) – Village General (VG) District Property management office West Village/Barrio (VB) Village/Barrio (V-B) – Village Center (VC) District Hair salon and restaurant Project Background: On May 3, 2016, the City Council approved a project on the subject property entitled The Wave. The proposal consisted of a Tentative Tract Map and Major Review Permit for an 18,355-square-foot, four- story mixed-use building. The mixture of uses included eight (8) residential units, 13 time-share units, 781 square feet of ground-floor commercial space and a subterranean parking garage. A time extension was approved to provide an additional two years (i.e., until May 3, 2020) to record the final map. Since the original project approval, ownership has changed twice and the above-referenced project, while currently entitled, will not be constructed. Project Description: The project proposes a new Tentative Tract Map and Site Development Plan for the demolition of the existing vacant single-family home and the construction of eight (8) residential air-space condominiums. The units are townhouse style and will share common vertical walls. A detailed breakdown of each unit is summarized in Table B below. TABLE B – DETAILS FOR UNIT TYPE Unit Size (Gross SF) Bedroom/Bathrooms Garage Private Open Space/Balconies A 3,242 SF 3/3.5 Two-car 487 SF B 2,785 SF 3/3.5 Two-car 320 SF C 2,785 SF 3/3.5 Two-car 320 SF D 2,785 SF 3/3.5 Two-car 320 SF E 2,785 SF 3/3.5 Two-car 320 SF F 2,785 SF 3/3.5 Two-car 320 SF G 2,785 SF 3/3.5 Two-car 320 SF H 2,637 SF 1/2 One-car 337 SF The units are four stories tall with a maximum building height of 45 feet and include private, southwest- facing balconies off the second and third floors. With exception to Unit H, each unit is equipped with an elevator located within the entry area. Vehicular access is proposed to be provided by a private driveway off State Street. The driveway parallels the southern boundary of the site and will be enhanced with permeable pavers. Pedestrian access to each of the units will be provided by a sidewalk which borders the northern property line. The underlying lot will be held in common interest divided between the eight air-space condominiums. The common area includes, but is not limited to, the private driveway and landscaped areas. Grading for the proposed project includes 300 cubic yards of fill and 300 cubic yards of cut, which will be balanced onsite. A six-foot-tall wood fence, as well as pockets of landscaping, are proposed along the north, east and south property lines. CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 3 The architectural design is characterized as contemporary with a coastal influence. The primary building material is stucco (beige, warm grey and off-white) with stone veneer and metal accents. Large window expanses along the south elevation, as well as a terraced design create architectural interest as viewed from the street and maximize the coastal views to the south and west. III. ANALYSIS The proposed project is subject to the following ordinances, standards, and policies: A. Village-Barrio (VB) General Plan Land Use Designation; B. Village-Barrio (V-B) Zone (CMC Chapter 21.35), Village Center (VC) District of the Village and Barrio Master Plan; C. Subdivision Ordinance (CMC Title 20); D. Inclusionary Housing Ordinance (CMC Chapter 21.85); and E. Growth Management Ordinance (CMC Chapter 21.90), Local Facilities Management Plan Zone 1. 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 and policies is discussed in the sections below. A. Village-Barrio (VB) General Plan Land Use Designation The subject property has a General Plan Land Use designation of Village-Barrio (VB) and is within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). Properties within the VC District do not have an assigned residential density as it relates to Growth Management Plan compliance. Therefore, the minimum and maximum densities for residential development are established in the VBMP. Table C below identifies the permissible density range for properties within the VC District, as well as the allowable density range based on the size of the project site and the proposed density and units. TABLE C – PROPOSED DENSITY Gross Acres Net Acres Allowable Density Range; Min/Max Dwelling Units per Village and Barrio Master Plan Project Density; Proposed Dwelling Units 0.25 Same 28-35 dwelling units per acre (du/ac) Minimum: 7 dwelling units Maximum: 8 dwelling units 32 du/ac 8 dwelling units As identified above, the project’s density of 32 du/ac falls below the maximum density of 35 dwelling units per acre and, therefore, complies with the allowed density for the VC District. Pursuant to the Housing Element of the General Plan, because a Growth Management Control Point (GMCP) has not been established for residential development in the VC District, the residential units must be withdrawn from the city’s Excess Dwelling Unit Bank (EDUB). The EDUB is implemented through City Council Policy No. 43. Pursuant to City Council Policy No. 43, an applicant for an allocation of dwelling units shall agree to provide the number of inclusionary units as required pursuant to Carlsbad Municipal Code (CMC) Section 21.85.070 and shall execute an affordable housing agreement (AHA) prior to approval of the final map pursuant to CMC Section 21.85.140. As discussed in Section D below, the proposal to CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 4 purchase one (1) inclusionary housing credit is consistent with the inclusionary housing requirement as set forth in City Council Policy No. 43 and CMC Section 21.85.070. In addition, the project is conditioned to require the execution of the AHA prior to approval of the final map. To approve an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project shall be consistent with the General Plan and any other applicable planning document. As the proposed project requires action by the City Council, the City Council is the final decision-making authority for the allocation from the EDUB. Lastly, the project is subject to compliance with the Elements of the General Plan as outlined in Table D below: TABLE D – GENERAL PLAN COMPLIANCE Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Land Use Goal 2-G.30 Develop a distinct identity for the Village by encouraging a variety of uses and activities, such as a mix of residential, commercial office, restaurants and specialty retail shops, which traditionally locate in a pedestrian–oriented downtown area and attract visitors and residents from across the community by creating a lively, interesting social environment. Policy 2-P.70 Seek an increased presence of both residents and activity in the Village with new development, particularly residential, including residential as part of a mixed-use development, as well as commercial, entertainment and cultural uses that serve both residents and visitors. The proposal to construct eight (8) residential condominiums would enhance the vitality of the Village by providing new residential land uses near the downtown core area. The project reinforces the pedestrian orientation desired for the downtown area by providing residents an opportunity to walk to shopping, restaurants, recreation, and mass transit functions. The project’s proximity to existing bus routes and mass transit help further the goal of providing new economic development near transportation corridors. Overall, the residential project would contribute toward the revitalization of the Village area. Yes Mobility Policy 3-P.5 Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. The proposed project has been designed to meet circulation requirements, which include maintaining or enhancing frontage improvements consisting of sidewalks and landscaping. In addition, the applicant is required to pay traffic impact fees prior to the issuance of building permits that would go toward future road improvements. Yes CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 5 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. The proposed project is located approximately one-quarter mile from the Carlsbad Village train station, which provides rail and bus service throughout the day. The project’s proximity to the transit station would provide residents with the opportunity to commute to major job centers, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. Furthermore, the project supports walkability and mobility by locating the project near existing goods and services within the Village. Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” The proposed project is consistent with the Noise Element of the General Plan in that the building’s design, with the windows closed, mechanical ventilation and a minimum STC rating of 30 for the windows, complies with the requirements of the noise analysis report (Veneklasen Associates, dated April 15, 2018) and adequately attenuates the interior noise levels for the new condominiums to 45 dB(a) CNEL or less (i.e., interior average noise level). The project is conditioned to provide mechanical ventilation and windows with a minimum STC rating of 30. Yes Housing Policy 10-P.15 Pursuant to the Inclusionary Housing Ordinance, require affordability for lower income households of a minimum of 15 percent of all residential ownership and qualifying rental projects. As eight (8) units are proposed, not less than 15 percent of the total units or one (1) unit shall be constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant to CMC Section 21.85.070, when new construction is determined to be infeasible or present a hardship, alternatives to the construction of a unit onsite include a contribution to a special needs housing project or program. On February 13, 2018, the city’s Housing Policy Team recommended approval of the applicant’s request to purchase one (1) affordable housing credit from the Tavarua senior affordable apartments located in the Northwest Quadrant of the city. Yes CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 6 Element Use, Classification, Goal, Objective, or Program Proposed Uses & Improvements Comply? The project has been conditioned to purchase one (1) affordable housing credit prior to issuance of the building permit. Public Safety Goal 6-G.1 Minimize injury, loss of life, and damage to property resulting from fire, flood, hazardous material release, or seismic disasters. Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The proposed structural improvements would be required to meet all seismic design standards. The Fire Department has approved an Alternative Materials and Method Request (AM&M) which includes an upgraded fire sprinkler system in-lieu of providing a Fire Department turn-around onsite. Therefore, the proposed project is consistent with the applicable fire safety requirements. The project would be required to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter and/or are transported within storm drainage facilities. The project has been conditioned to pay all applicable public facilities fees for Zone 1. Yes B. Village-Barrio Zone (CMC Chapter 21.35) and Village Center District The subject property is located within the Village Center (VC) District of the Village and Barrio Master Plan (VBMP). Multiple-family dwellings such as the proposed townhouse-style condominium project, are permitted by right. No variances or standards modifications are being requested for the project. The project’s compliance with the development standards specific to the VC District, as well as the area-wide standards within the VBMP, are provided in Tables E and F below. Please see Attachment 4 for an analysis of the project’s compliance with the Design Guidelines of the VBMP. TABLE E – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN VILLAGE CENTER (VC) DISTRICT Standard Required/Allowed Proposed Comply? Front Yard Setback Minimum of 0 feet; maximum of 5 feet to building at the ground floor. Additional depth permitted where area includes a plaza, courtyard, or outdoor dining. 1st floor: 5’ to 8’–2” * *additional depth proposed to accommodate electrical Yes CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 7 Standard Required/Allowed Proposed Comply? Additional depth is also permitted to accommodate electrical transformers, utility connection, meter pedestals, and similar equipment only if other locations are infeasible as determined by the decision-maker. Awnings, canopies, upper floor balconies, plazas, courtyards, and outdoor dining are permitted to encroach within the setback up to the property line. Minimum ten-foot landscape setback where surface parking areas are located adjacent to a public street. transformer as other locations are infeasible. 2nd floor: 3’ to 8’–2” 3rd floor: Balcony: 3’ Building: 3’ to 8’–2” 4th floor: Balcony: 3’ Building: 10’ No surface parking is proposed. Yes Side Yard Setback No minimum setback North side: 0 to 5’-3” South side: 13’-6” to 28’-11” Yes Rear Yard Setback No minimum setback 0’-6” to 4’-2” Yes Building Height Maximum 45 feet, 4 stories If a 4-story building is proposed: a. A maximum of 30 percent of the 4th story, street-facing façade can have a 0 setback. The remaining 70 percent shall be set back a minimum of 10 feet. b. The total square footage of enclosed 4th story floor space shall not exceed 80 percent of the 3rd floor footprint of the building (exclusive of balcony/patio) 45’ maximum 4 stories a. 4th floor building setback 10’ for entire length of the façade. b. 3rd floor area: 5741 SF 4th floor area: 4339 SF 4339 = 0.76 or 76 percent 5741 Yes Building Coverage No maximum 65 percent Yes Building Massing Maximum wall plane and roofline variation: No building façade visible from any public street shall extend more than 40 feet in length without a 5-foot minimum variation in the wall plane, as well as a change in roofline. The 2nd floor is 43’-4” in length and is designed to step back 5’. While there is not a roof on the 2nd floor, the building is terraced which breaks up the mass as viewed from the street. Yes Open Space Minimum of 60 square feet of private open space per unit; minimum dimension of 6 feet in any direction. No common open space required for projects with 10 or fewer units. All open space is proposed as private balconies that meet minimum dimensions. Unit A balconies: 487 SF Units B-G balconies: Yes CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 8 Standard Required/Allowed Proposed Comply? Open space may be dedicated to landscape planters, open space pockets and/or connections, roof gardens/patios, balconies or other patios, and/or outdoor eating areas; no parking spaces or aisles are permitted in the open space. 320 SF each unit Unit H balconies: 337 SF Parking Multiple-family dwellings One bedroom units: One covered space/unit Two or three bedroom units: One and a half space/unit; one space required to be covered No guest parking required. Two-car garage proposed for each unit, except Unit H which proposes a one- car garage for the one- bedroom unit. Yes TABLE F – COMPLIANCE WITH THE VILLAGE AND BARRIO MASTER PLAN AREA-WIDE STANDARDS Standard Required/Allowed Proposed Comply? Ingress and Egress Development shall be permitted a maximum of one access point from the public street. A driveway curb cut shall not exceed 20 feet in width and shall maintain a free line of sight. One access point is proposed off State Street. The width of the proposed driveway curb cut, exclusive of the approach, is 20’ and provides a free line of site. Yes Property Line Walls/Fences Maximum height in front yard setback: 3.5’ Maximum height in side/rear yard setback: 6’ Wall/fence height shall be measured from the lowest side of finished grade. Front yard setback: 3.5 feet Side/rear yard setback: 6 feet Yes Building Orientation Buildings shall be oriented toward primary street frontage. Due to the narrow width of the lot, as well as access and parking requirements, the entries cannot be oriented toward State Street. However, the southwest-facing, terraced building design with large window expanses enhances streetscape. Yes Roof Protrusions Roof-mounted mechanical equipment and freestanding screening that is not architecturally integrated shall be set back from the building face at least equivalent to the height of the screening. The 3’-3”-tall air conditioning equipment is set back a minimum of five feet from the building Yes CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 9 Standard Required/Allowed Proposed Comply? face. If it is determined that the mechanical equipment is visible from State Street, a parapet screen will be required. The project is conditioned to confirm compliance prior to issuance of occupancy. C. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Tract Map and has found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the city’s Subdivision Ordinance (Title 20) for Major Subdivisions. The subdivision is considered major because it involves the division of land into five or more condominiums. The project has been conditioned to install all infrastructure-related improvements and the necessary easements for these improvements concurrent with the development. D. Inclusionary Housing As eight (8) units are proposed, not less than 15 percent of the total units or one (1) unit shall be constructed and restricted both as to occupancy and affordability to lower-income households. Pursuant to CMC Section 21.85.070, when new construction is determined to be infeasible or present a hardship, alternatives to the construction of a unit onsite include a contribution to a special needs housing project or program. On February 13, 2018, the city’s Housing Policy Team approved the applicant’s request to purchase one (1) affordable housing credit from the Tavarua senior affordable apartments located in the Northwest Quadrant of the city. The project is conditioned to purchase one (1) affordable housing credit prior to issuance of the building permit. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of the city. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table G below. TABLE G – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration 28.30 sq. ft. Yes Library 15.09 sq. ft. Yes Waste Water Treatment 8 EDU Yes Parks 0.06 acre Yes Drainage Basin A; 0.60 CFS Yes Circulation 64 ADT Yes Fire Station 1 Yes Open Space N/A N/A CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS April 17, 2019 Page 10 Standard Impacts Compliance Schools Carlsbad (E: 2.01, M: 0.65, H: 0.83) Yes Sewer Collection System 8 EDU Yes Water 2,000 GPD Yes Properties located within the VC District of the Village and Barrio Master Plan do not have a Growth Management Control Point or an allocation for dwelling units. Therefore, as one (1) vacant unit is proposed to be demolished and eight (8) residential units are proposed to be constructed, a total of seven (7) dwelling units will be deducted from the city’s Excess Dwelling Unit Bank (EDUB). Pursuant to Planning Commission Resolution No.7330, the allocation from the EDUB can be supported since 567 units are available for allocation in the Village according to the city’s Quadrant Dwelling Unit Report dated February 28, 2019, less allocations recently approved. V. ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan as well as with the Zoning Ordinance. The project site is within the city limits, is less than five acres in size, and is surrounded by urban uses. There is no evidence that the site has value as habitat for endangered, rare, or threatened species. Approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality. The site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project, including historical resources. Specifically, the existing 91-year-old home proposed to be demolished is not identified on a local register of historical resources and a qualified professional has determined that the structure does not meet the criteria for listing on the California Register of Historical Resources. A Notice of Exemption will be filed by the City Planner upon final project approval. The eight-unit residential condominium project will be required to comply with the recently adopted Climate Action Plan Ordinances, including energy efficiency measures and solar photovoltaic systems (Ordinance No. CS-347, estimated effective date June/July 2019) and electric vehicle charging infrastructure (Ordinance No. CS-349, effective April 11, 2019). If building permits are not issued by January 1, 2020, the project will also be subject to the new residential standards for water heating. ATTACHMENTS: 1. Planning Commission Resolution No. 7330 2. Location Map 3. Disclosure Statement 4. Village and Barrio Master Plan Design Guidelines Analysis 5. Reduced Exhibits 6. Full Size Exhibits “A” – “X” dated April 17, 2019 STA T E S T ROOS EV E L T S T S TA T E S T A L L E Y BEEC H A V MADI SON S T CT 2018-0004 / SDP 2018-0021 The Seaglass SITE MAP J SITE E L C AMINO RE ALLA COSTA AV A L G A R DCARLSBAD BL ƚƚĂĐŚŵĞŶƚϮ ƚƚĂĐŚŵĞŶƚϯ 1 ATTACHMENT 4 VILLAGE AND BARRIO MASTER PLAN DESIGN GUIDELINES ANALYSIS CT 2018-0004/SDP 2018-0021 (DEV2017-0236) – THE SEAGLASS INTENT The Design Guidelines (guidelines) intend to implement and enhance the existing character within the Village and Barrio as new development and property improvements occur. Together, the Village and Barrio are a unique, mixed-use environment. They serve as both a shopping and entertainment destination as well as a place to live and work. The guidelines aim to improve the character of the Village and Barrio while improving livability. Guidelines address many components of building style and orientation, including site layout, building massing, roof form, building façades, and appurtenances. Images are intended to provide a visual example of a targeted topic described in the caption and may not represent all aspects and direction provided within this document. Through these areas of focus, the guidelines strive to foster authentic designs with straightforward and functional construction. All development should align with the spirit and intent of the design guidelines presented in this chapter. Designers and developers should consider at a minimum that these guidelines are a starting point for quality development, and do not comprise every possible strategy for achieving high quality design. Therefore, it is prudent that designers use their own techniques for achieving authentic, high quality design. The following guidelines apply to all new and remodeled development within the entire Master Plan Area unless exempt as determined by Section 6.3.2. 2.8.2 SITE PLANNING GUIDELINES CONSISTENCY STATEMENT A. Site layout 1. Place buildings adjacent to, and oriented towards, the street. Locate prominent architectural features near corners and intersections. 2. Orient storefronts and major building entries towards major streets, courtyards, or plazas. 3. Minimize gaps between buildings in order to create a continuous, pedestrian- oriented environment. 4. Place parking lots so as not to interrupt commercial street frontages. 5. Incorporate functional and aesthetic vehicular and pedestrian connections to adjacent sites. 6. Create small pedestrian plazas along the street wall through the use of recesses in building form. 7. Provide easily identifiable pedestrian access from the street and/or sidewalk to key areas within the site. 8. Incorporate plazas, landscaped areas, fountains, public art, textured pavement, and vertical building features to create focal points that enhance a pedestrian’s experience. 9. Utilize atriums and outdoor courtyards to increase the variety and number of views and to bring additional sunlight into large developments. 10. Give careful design consideration to corner lots, as they are typically a focal point in the urban fabric. 11. Utilize courtyards or other methods to break up the building mass and provide natural ventilation, wherever possible. The proposed site layout for the eight-unit condominium project takes advantage of the configuration of the lot, which has a limited street frontage width of 62 feet and no alley access. Vehicular access to the garage for each unit is provided by a 24-foot-wide private drive-aisle (20- foot-wide curb cut) off State Street. A sidewalk with landscape planters paralleling the northern property line provides pedestrian access to the units. The applicant’s design intent is to create a bright and contemporary building with large windows and terraces oriented toward the street. Landscaping along the frontage is included to the maximum extent feasible, despite the array of utilities, driveway curb cut, and pedestrian circulation requirements on a narrow lot. The project design attempts to maximize views and light and provide large, usable outdoor terraces for each individual unit to create an informal environment. The angled building face, projecting volumes, and terraces clearly define each unit separately, and provide variety and an interesting pattern on the façade as viewed from the street. In addition, pedestrian and vehicular 2 access are animated by textured pavement and landscaped areas. B. Parking and access 1. Locate parking behind buildings and away from the street, wherever possible. 2. Use pervious paving materials, whenever possible. 3. Buffer residential uses from commercial parking lots by landscaping, fencing, and/or walls. 4. When walls or fences are utilized to screen parking, provide breaks to allow for pedestrian circulation and limit height for safety and security purposes. 5. Divide large parking lots into smaller areas with landscaping and clearly marked pedestrian paths. 6. Highlight primary pedestrian access paths within parking areas with decorative paving, trellises, canopies, lighting, and similar improvements. 7. Create pedestrian paseos to parking lots of buildings. 8. Locate parking below grade or in structures, where feasible. 9. Design parking structures so their height and bulk are consistent with adjacent buildings. 10. Provide bicycle parking at convenient locations such as entrances or other visible and accessible areas. 11. Provide electric vehicle charging stations and equipment where feasible and as otherwise required. Parking for each unit is provided by a one or two-car garage off the private drive-aisle. Due to the narrow street frontage of 62 feet and 175-foot depth of the lot, the garage elevations are oriented toward the south or side property line, which reduces the visibility and prominence of the garages as viewed from State Street. The garages ensure that the vehicles are screened from public view. In addition, the second floor living area projects over the garages which places the focus on the living space instead of the garages. Below-grade parking is not feasible as the proposed units are designed as townhomes, which highlight the individuality of each unit. A subterranean parking structure and the required ramping or lifts would require a parking structure from lot line to lot line, eliminating the individuality of each unit, and limiting the number of parking stalls that could be feasibly parked. Pervious pavers and green screens for vines in between the garages are included in the private drive-aisle, as well as along the southern perimeter, to assist with storm water compliance and to visually enhance the project design. The pattern of the pervious pavers changes in between the garage door areas to further enhance the parking/driveway environment. Visitor access to each of the units is provided by a walkway with pockets of landscaping adjacent to the north property line. A six-foot-tall wood privacy fence is proposed along the north, east and south property lines to screen the units from the surrounding land uses. 3 Bicycle parking can be accommodated within the individual private garages. Because there is no required guest parking, electric vehicle charging stations are not provided. However, the circuiting necessary to allow vehicle charging within the private garages will be provided so that an owner may install a charging station in the future. C. Plazas and open space 1. Provide private or common open space and pedestrian connections to such spaces to enhance the living environment and contribute to a walkable neighborhood character. 2. Semi-public outdoor spaces, such as small plazas and courtyards are encouraged between private and public spaces to support pedestrian activity and connectivity. 3. Design plazas and building entries to maximize circulation opportunities between adjacent uses. 4. Provide landscaping and high-quality paving materials, such as stone, concrete or tile, for plazas and open spaces. 5. Place outdoor furniture, such as seating, low walls, trash receptacles, bike racks and other elements, in outdoor pedestrian spaces. 6. Site buildings to define open space areas. Ensure that outdoor areas are visible from public streets and accessible from buildings, as well as, streets and pedestrian and bicycle networks. The proposed eight-unit condominium project complies with the private open space requirements of the Village Center (VC) District of the Village and Barrio Master Plan (VBMP), which requires a minimum of 60 square feet per unit. Private terrace/balcony areas are proposed for each unit (320 to 487 square feet) and are located at different levels above the ground level. The front/western unit has a large terrace that is visible from the public street. The terraces for each unit enhance the living environment and complement the contemporary design of the building. To the maximum extent feasible, landscaping is provided along the project frontage, around the transformer, backflow preventers, and gas meters. Two queen palm trees are also included along the project frontage to soften the views of the building from the street. F. Mechanical Equipment and Service Areas 1. Carefully design, locate, and integrate service, utility, and loading areas into the site plan. These critical functional elements should not detract from the public view shed area or create a nuisance for adjacent property owners, pedestrian circulation, or vehicle traffic. 2. Locate loading areas in the rear of a site where possible. 3. Locate mechanical equipment and service areas along and accessed from alleys or the rear of properties, wherever possible. 4. Place public utility equipment, meter pedestals, and transformers underground or away from sidewalks and pedestrian areas, where feasible. 5. Screen all mechanical equipment from public view. 6. Ensure roof mounted mechanical equipment and screening do not interfere with required solar zones or installed solar photovoltaic or solar water heating Due to a narrow lot configuration, density, parking requirements, lack of alley access, pedestrian circulation, driveway access and aisle widths, the transformer, backflow preventers and gas meters are located within the front yard. To the maximum extent feasible, the ground-mounted mechanical equipment is screened with landscaping. The utilities cannot be screened on all sides as access is needed for maintenance. 4 systems. 7. Design trash and recycling enclosures to be consistent with the project and building architecture, and site and screen them to minimize visual impact. The 3’-3”-tall air conditioning equipment is set back a minimum of five feet from the building face. If it is determined that the mechanical equipment is visible from State Street, a parapet screen will be required. The project is conditioned to confirm compliance prior to issuance of occupancy. Solar zone areas are provided on the roof plan and, if provided, will not interfere with the air-conditioning equipment. An area for trash and recycling bins is provided individually in the private garages. G. Landscaping Landscaping shall meet the policies and requirements set forth in the City of Carlsbad Landscape Manual. 1. Utilize landscaping to define building entrances, parking lots, and the edge of various land uses. 2. Utilize landscaping to buffer and screen properties. 3. Consider safety, environmental impacts, and accent elements when selecting and locating landscaping elements. 4. Landscaping, between the front property line and the building creates a visually interesting transitional space. Select and place plants to enhance and soften architectural elevations, screen undesirable building features and contribute to the overall quality of the streetscape. 5. Select species that are compatible with Carlsbad’s semi-arid Mediterranean climate, and that will grow to an appropriate size at maturity. 6. When there are minimal landscape areas between the building and the street, incorporate planters onto porches, recessed building entrances, and planters on decks and balconies. 7. Minimize paved vehicle areas such as driveways and parking areas. Design driveways to be no wider than necessary to provide access. Incorporate permeable surfaces, such as interlocking pavers, porous asphalt, power blocks, and lattice blocks/ grass-crete or ribbon driveways where feasible. 8. Utilize planting to screen less desirable areas from public view, i.e., trash, enclosures, parking areas, storage areas, loading areas, and public utilities. 9. Provide landscaping between any parking lot and adjacent sidewalks or other paved pedestrian areas, as well as, within surface parking lots. 10. Incorporate native and drought tolerant vegetation whenever possible. Avoid use of invasive or noxious plants. 11. Incorporate lattice work and landscaping onto existing blank walls to support flowering vines growing out of planters placed at their base. 12. Plant trees and fast growing and flowering vines along fences and walls to soften the appearance of the fencing and screen views to functional on-site The landscape design complies with the city’s Landscape Manual and the Village and Barrio Master Plan. Generally, all plant material selected is drought tolerant and is size- appropriate for an urban, compact development. Throughout the site, some native plants are planned, and all other materials are non-invasive, with low water requirements. Vines on lattice structures and vertical plantings are planned along three of the four property edges. Permeable pavers and water filtration through plant material shall be incorporated as required by the civil engineer- prepared water quality report. At the front yard, a recess in the building at the base has been provided to create a green area and vertical green wall within a portion of the building mass. Decorative, textured, plant material is proposed to complement the building massing. The plant material also assists in screening the mechanical equipment. Vines are proposed in key locations to enhance and soften architectural elevations. The pedestrian path along the north property line includes decorative hedges, as well as bamboo to help 5 work and storage areas. 13. Utilize vines, espaliers, and potted plants to provide wall, column, and post texture and color and to accentuate entryways, courtyards, and sidewalks. 14. Incorporate large planters into seating areas. Planters should be open to the soil below and should incorporate permanent irrigation systems. 15. Maintain landscaping and yard areas regularly to keep a desirable, healthy appearance, eliminate trash, and control vermin. 16. Incorporate Low Impact Development (LID) strategies, site design, and source control measures into projects. Examples include rain gardens, rain barrels, grassy swales, soil amendments, and native plants. 17. Utilize seasonal shading from trees and shrubs when developing planting schemes for courtyards and streetscapes on south and west facing facades. soften the architecture and provide privacy screening between the RV community to the north and the proposed development. The trees at the south and west sides will also provide adequate shade on the south and west-facing building façades as required. At the property driveway, view corridors are taken into consideration with plant material that will not obstruct visibility of oncoming vehicle traffic and pedestrians. The entry to the enclosed garages is enhanced with vertical- growing trees and vines on lattices to provide an urban-like spatial definition. The driveway area is reduced to the maximum extent feasible and enhanced pavers are planned throughout. Maintenance of the landscaping, as well as pest and litter control, will be controlled by a homeowner’s association. H. Fences and walls 1. Construct fences of quality and durable materials, such as, wood, vinyl or wrought iron. 2. Architecturally treat all site walls to complement the building design. 3. Chain link fences and other “see-through” fences are not appropriate for screening. 4. Fences and walls directly adjacent to sidewalks and pedestrian plazas in commercial and mixed-use areas should be avoided unless designed as a pedestrian amenity or a low wall landscape feature. Wood fences are proposed along the north, east, and south property lines. All terraces/balconies will include glass railing systems. All fencing within the front setback is 42” in height. All fencing outside the front setback is 6’ in height. 2.8.3 BUILDING FORM AND MASSING GUIDELINES CONSISTENCY STATEMENT A. Building Form and Articulation 1. Reduce the imposing appearance of tall buildings by stepping back from street level on elevations above the ground floor. 2. Utilize horizontal and vertical articulation to break up monolithic street walls and facades. 3. Utilize techniques to reduce massing, such as variation in wall plane and height and variation in roof form and levels. 4. Surface detailing may be used, but does not serve as a substitute for distinctive massing. 5. Consider adjacent low density uses when designing and orienting a building. For example, avoid balconies overlooking rear yards. 6. Minimize the vertical emphasis of architectural design elements by incorporating features such as horizontal bands, reveals, trims, awnings, eaves, and overhangs The building, while 4 stories tall and 45 feet in height, occupies 50 percent of the frontage, as the driveway and pedestrian circulation occupy the remaining area. The proposed building consists of eight (8) individual units. The architecture of each unit is individually expressed as the scale of the building is broken down into an individual “row home” typology. The building design incorporates multiple materials, changes in wall planes, projections, bay windows, recesses, 6 or other ornamentation, along different levels of the wall surface. 7. Minimize blank walls by: a. Adding window openings and/or entrances and other relief. b. Providing recessed glazing and storefronts. c. Adding vertical pilasters which may reflect internal building structure. d. Changing color and texture along the wall surface. e. Varying the planes of the exterior walls in depth and/or direction. f. Adding trims, projections, and reveals along different wall surfaces. 8. Articulate the building façade by varying building elements to create contrast. Integrate all architectural elements into the building design to avoid the look of “tacked on” architectural features. 9. Utilize facade projections and recesses such as bay windows, planter boxes, roof overhangs, and entry way recesses. 10. Arrange columns such that they appear to support the weight of the building or feature above and are balanced in height, weight, and depth. Spindly columns can appear out of proportion with the element it is supporting. 11. Size shutters appropriately, when used to cover the window opening. 12. Avoid exterior sliding or fixed security grilles over windows along street frontages. 13. Discourage and avoid “chain” corporate architecture and generic designs. Each project should strive to achieve the unique architectural style or character. 14. Design roofs to accommodate a solar photo-voltaic system and/or solar water heating system, as required by California Building Code. 15. Utilize details such as wall surfaces constructed with patterns, changes in materials, building pop-outs, columns, and recessed areas to create shadow patterns and depth on the wall surfaces. 16. Ensure that proportions are consistent with selected architectural styles. 17. Incorporate the characteristic proportions of traditional facades in new infill development. 18. Balance the ratio of height, width, and depth of arches and columns to emphasize strength and balance. 19. Ensure consistency between the height of a column and its mass or thickness with the weight of the overhead structure the column supports. 20. Infill buildings that are much wider than the existing facades should be broken down into a series of appropriately proportioned structural bays or components. 21. Consider transitions between the height of new development and the height of adjacent existing development. 22. Utilize vertical building focal elements. Towers, spires, or domes may foster community identity and serve as landmarks. 23. Utilize windows and open wrought iron balconies to provide opportunities for residents to passively observe and report suspicious activity. 24. Utilize accent materials to highlight building features and provide visual interest. Accent materials may include any of the following: a. Wood b. Glass vertical bands of glazing, stepped terraces, and a series of reveals. These features help reduce the massing of the building and create interesting and varied elevations. In addition, the articulation creates shadow patterns and depth on the wall surfaces. The scale of the building is further reduced by the stepping of the outdoor terraces and the 4th floor set back from the 3rd floor. The terraces are oriented toward the southwest and State Street, so as not to overlook rear yards of adjacent properties. Additionally, trees and bamboo are proposed around the perimeter which will further soften the mass of the building. Windows and doors varied in size and shape are carefully sized to complement the building scale. The building materials include a mixture of warm-colored stone, accent metal panels, and three warm, earth tone stucco colors. On the north side, the façade and building scale is broken down by angled wall projections on the 3rd and 4th floor levels, vertical bands of glazing, and a series of reveals. To differentiate from the roof line, the projections are at a different height from the main body. Additionally, each unit entry on the north elevation is enhanced with a decorative awning. On the east side, the façade and building scale is enhanced by the changes in stucco color and the addition of reveals, as well as by the stepped terraces. As the building is located six (6) inches from the property line, the number of allowable openings per the California Building Code is limited. Therefore, the glazing at the east side is also limited. 7 c. Glass block (transom) d. Tile e. Brick f. Concrete g. Stone h. Awnings i. Plaster (smooth or textured) 25. Use building materials and finishes that are true to the structure’s architectural style. 26. Windows, doors, and entries should be designed to capture the desired architectural style of the building. 27. Generally, use no more than three different materials on exterior wall surfaces. While certain styles may successfully incorporate multiple surface materials, caution must be used as too many materials can result in a less than aesthetically pleasing building. 28. Ensure material changes occur at intersecting planes, preferably at inside corners of changing wall planes or where architectural elements intersect, such as a chimney, pilaster, or projection. 29. Utilize light and neutral base colors. Generally muted color schemes will promote visual unity and allow awnings, window displays, signs and landscaping to be given proper emphasis. 30. Ensure lighting is architecturally compatible with the building. 31. Articulate storefronts with carefully arranged doors, windows, arches, trellises, or awnings, rather than blank walls. 32. Ensure that the main entrance to a building is clearly identifiable and unique, as it is the primary point of arrival and should be treated with significance. 33. Window type, material, shape, and proportion should complement the architectural style of the building. 34. Utilize recessed windows where appropriate to the architectural style, to provide depth. On the south side, the façade and building scale is broken down by the stepped terraces, maximized glazing system, balconies, and a series of reveals. On the west side, the façade and building scale is further broken down by the stepped terraces, addition of bay windows, changes in wall planes, a vertical band of glazing at corner, and a step back at 4th level. Due to the requirement for a transformer, the wall area behind it is not allowed to have openings such as windows, doors, etc. Thus, stone is incorporated on this elevation and vines and climbing plants have been added to soften the wall. A mixture of these design features on every side and proposed tree planting areas on all property edges will soften the transitions between the adjacent existing developments. Given the narrow lot width, pedestrian and vehicular access requirements, as well as the requirement for the various utilities, an entrance and porch facing the street was not proposed. The applicant preferred to maximize the greenery along the frontage, did not want to have two paved walkways, and felt the entrance would be uninviting with the utilities. The roof is designed to accommodate a future solar photovoltaic system. C. Balconies 1. Place balconies adjacent to operable doorways. Faux balconies or those that do not appear usable are discouraged. 2. Visually support all balconies, either from below by decorative beams and/or brackets, from above by cables, or by other parts of the building. 3. On corners, balconies may wrap around the side of the building. Usable terrace/balcony areas are provided for each unit at different levels above the ground level. The terraces step back so that areas are supported by the living area below. The terrace/balcony area at the front and rear units wraps around the side of the building. 8 D. Roof Forms 1. Ensure that roof materials and colors are consistent with the desired architecture or style of the building. 2. Utilize multi-roof forms, hips, gables, shed roof combinations, and sufficiently articulated flat roofs to create interesting and varying roof forms that will reduce building mass, add visual appeal, and enhance existing Village and Barrio character and massing. 3. Avoid long, unbroken, horizontal roof lines. 4. Avoid flat roofs unless sufficient articulation of detail is provided, such as precast treatments, continuous banding or projecting cornices, lentils, caps, corner details, or variety in pitch (sculpted), height, and roofline. 5. Avoid the “tacked on” appearance of parapets, and ensure their appearance conveys a sense of permanence. If the interior side of a parapet is visible from the pedestrian and/or motorist area of the project, utilize appropriate detail and properly apply materials. Angled building faces and multiple plane changes continue up to the roof to provide architectural interest and reduce the mass of the structure as viewed from several vantage points. The proposed flat roof is consistent with the proposed contemporary architectural style. E. Lighting 1. Provide exterior building lighting, particularly in commercial and high- pedestrian areas. 2. Design or select light fixtures that are architecturally compatible with the building. 3. Integrate light fixtures that are downcast or low cut-off fixtures to prevent glare and light pollution. 4. Design lighting in such a way as to prevent the direct view of the light source from adjacent properties or uses, particularly residential properties or uses. 5. Utilize lighting on architectural details, focal points, and parking areas to increase safety, help with orientation, and highlight site attributes and the identity of an area. 6. Use energy-efficient lamps such as LED lights for all exterior lighting along with adaptive lighting controls to contribute to energy conservation and potentially reduce long-term costs. Exterior sconce lighting fixtures will be located on each unit and consistent with other typical residential lighting. F. Residential Design 1. Design with architectural features such as porches, balconies, chimneys, door placement, window proportions, dormers, wood detailing, fencing, siding, and color scheme to complement the overall building design, site and neighborhood context. 2. Incorporate porches, trellises, landscaping, and other features to extend the living area toward the street, soften the transition between the street and the dwelling, and encourage community. 3. Design and site units as much as possible to front primary streets to provide “eyes on the street,” create pedestrian environments, and support the walkable, connected character of the Village and Barrio. 4. Articulate windows with accent trim, sills, kickers, shutters, window flower boxes, balconies, awnings, or trellises authentic to the architectural style of the building. 5. Incorporate safe, efficient, and convenient access to usable open space within multifamily developments. 6. Locate garages and parking areas to have the least amount of visual impact on the street. 7. Design garages so that they are subordinate to the main living area, when viewed from the street. Where possible, recess the garage behind the dwelling The proposed building is placed close to the primary street with landscaped areas that soften the setback area between the street and the dwellings. Further, a variety of proposed landscaped areas with tall trees around the property line soften the transition between the site and adjacent neighbors. Due to the narrow width of the property, density requirements, limited building setbacks and required building service equipment, porches facing the street cannot be provided. The upper levels are animated with the bay window, corner window and stepped terraces to provide “eyes on the street” and safe pedestrian environments. The pedestrian 9 unit and do not locate it between the main living area and the street. 8. Recess garage doors into the exterior wall, rather than keeping them flush. 9. Design detached garages and accessory structures to be an integral part of the architecture of the project. 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5(68%0,77$/&76'3'(9 &2'((;7(5,25(/(9$7,216$ &2'((/(9$7,211257+ &2'((/(9$7,21($67 &2'((/(9$7,216287+ &2'((/(9$7,21:(67$//2:$%/($5($2)23(1,1*)25813527(&7('635,1./(5('836; 1273(50,77('7<3(; 7<3(; 7<3(; 7<3(; 7<3(; 12/,0,77<3(; 12/,0,77<3(; 12/,0,77<3( SDWRPWRPFSRPTTTTTEEEEEEEESEX 8" VCP SEWER @ 0.5%PER DWG 118-9DRAIN @ 0.83%PER DWG NO. 462-6EX 36" RCP STORM DRAIN @ 0.5%8" WATERN 55°59'33" E 175.00'N 34°00'27" W 62.16'N 34°00'27" W 62.16'N 55°59'33" E 175.00'30' 30'8'60'APN 203-101-19-00POR. LOT 25APN 203-101-21STATE STREETN0SCALE: 48 161/8"=1'-0"STREET TREES AND OTHER TREES SHALL BE SPACED1. 8 FEET FROM TRANSFORMERS, CABLE AND PULL BOXES.2. 5 FEET FROM MAIL BOXES.3. 5 FEET FROM FIRE HYDRANTS.4. 10 FEET FROM CENTER LINE OF ALL UTILITY LINES (WITHOUT EASEMENT) (SEWER,WATER, STORM DRAINS, DOUBLE CHECK DETECTORS, AIR RELIEF VALVES ANDGAS).5. 10 FEET FROM EASEMENT BOUNDARIES (SEWER, WATER, STORM DRAINS, ACCESSOR OTHER UTILITIES)6. 10 FEET FROM DRIVEWAYS (UNLESS A LINE OF SIGHT IS DETERMINED BY THETRAFFIC DIVISION TO BE OTHERWISE).7. 10 FEET FROM TRAFFIC AND DIRECTIONAL SIGNS.8. 15 FEET (MINIMUM) FROM STREETLIGHTS, OTHER UTILITY POLES, (DETERMINED BYSPECIFICATIONS).9. STREET TREES SHALL BE PLANTED 3' OUTSIDE RIGHT OF WAY IF THE RIGHT OFWAY DOES NOT ALLOW SPACE, SUBJECT TO THE CITY ENGINEER'S APPROVAL.10. LINE OF SIGHT AT ARTERIALS, COLLECTOR AND LOCAL STREETS SHALL BEREVIEWED AND DETERMINED BY TRAFFIC ENGINEER. A MINIMUM OF 25' FROMSTREET INTERSECTION OR AS APPROVED BY THE TRAFFIC ENGINEER.11. MINIMUM 15' STREETLIGHT AND STOP SIGN OR CLEARANCE DETERMINED BYSPECIFICATIONS.12. SCREEN ALL UTILITIES ACCORDING TO SPECIFIC AGENCY REQUIREMENTS.NOTEI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OFCARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THISPLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITHALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTSTHOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.DAVID MCCULLOUGH, RLA703 16th Street, Suite 100tel (619)296-3150 fax (619) 501-7725www.mlasd.comMcCullough Landscape Architecture, inc.San Diego, California 92101WATER CONSERVATION STATEMENTTHE LANDSCAPE CONCEPT PLAN FOR THIS PROJECT WAS DESIGNED TO INCORPORATE THE CITY OFCARLSBAD'S WATER EFFICIENT LANDSCAPE GUIDELINES. THE MAJORITY OF THE PLANT MATERIAL ISLOW-WATER OR VERY LOW WATER WITH THE EXCEPTION OF THE PALM TREES PROVIDED AS VERTICALACCENTS. THE PLANT MATERIAL WAS CHOSEN BECAUSE OF ITS ABILITY TO PERFORM WELL IN THE PROJECTAREA'S CLIMATE. ALL IRRIGATION IS PROVIDED THROUGH A VERY WATER-EFFICIENT DRIP SYSTEM, WHICH ISFURTHER DIVIDED INTO HYDROZONES BASED ON SUN EXPOSURE. PER OUR SPECIFICATIONS, MULCH WILL BEUSED IN ALL PLANTING AREAS (EXCEPT FOR BIO-RETENTION BASINS), TO REDUCE EVAPORATION OF IRRIGATIONWATER.IN RECOGNITION OF WATER AS A LIMITED RESOURCE IN SOUTHERN CALIFORNIA, THE FOLLOWING MEASURESWILL BE UNDERTAKEN TO REDUCE THIS PROJECT'S DEMAND ON THE CITY OF CARLSBAD'S AVAILABLE WATERSUPPLY:1. THE IRRIGATION SYSTEM WILL BE AUTOMATIC AND WILL INCORPORATE LOW VOLUME SPRAY EMITTERSAND CONVENTIONAL LOW ANGLE SPRAY HEADS. DRIP IRRIGATION SYSTEMS MAY BE EMPLOYED WHERECONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BE SEGREGATED TO ALLOW FORTHE SYSTEM OPERATION IN RESPONSE TO ORIENTATION AND EXPOSURE.2. PLANT MATERIAL WILL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST, AND WEST EXPOSURES.3. SOIL WILL BE AMENDED AND PREPARED TO PROVIDE HEALTHY PLANT GROWTH AND COVERAGE AND TOPROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTER BEDS WILL BE MULCHED TORETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPIRATION FROM THE ROOT ZONES.4. AN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPER IRRIGATION, DEVELOPMENTAND MAINTENANCE OF THE VEGETATION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORTOF THE VEGETATION SELECTED.5. ONLY POTABLE WATER WILL BE USED FOR IRRIGATION, AND THE PROJECT WILL NOT BE DESIGNED FORRECYCLED WATER IRRIGATION PER THE DETERMINATION FROM CMWD.FIRE NOTELANDSCAPE IMPROVEMENT PLAN SET AND INSTALLATION ARE REQUIRED TO IMPLEMENT APPROVED FIREDEPARTMENT REGULATIONS, CODES, AND STANDARDS AT THE TIME OF PROJECT APPROVAL.MAINTENANCE RESPONSIBILITYALL REQUIRED LANDSCAPE AREAS SHALL BE MAINTAINED BY THE OWNER (INCLUDING PUBLIC RIGHT OF WAY).THE LANDSCAPE AREAS SHALL BE MAINTAINED IN A FREE OF DEBRIS AND LITTER AND ALL PLANT MATERIALSHALL BE MAINTAINED IN A HEALTHY GROWING CONDITION. DISEASED OR DEAD PLANT MATERIAL SHALL BESATISFACTORILY TREATED OR REPLACED PER THE CONDITIONS OF THIS PERMIT. THE LANDSCAPE AREASSHALL BE MAINTAINED PER CITY OF CARLSBAD'S REQUIREMENTS.A. ALL WATER, SEWER, AND GAS UTILITIES SHALL BE EFFECTIVELY SCREENED WITH PLANT MATERIAL ATTHE TIME OF PLANT INSTALLATION.B. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUNDCOVER.C. LANDSCAPE ARCHITECT SHALL BE AWARE OF UTILITY, SEWER, STORM DRAIN EASEMENT AND PLACEPLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF CARLSBAD REQUIREMENTS. GROUNDCOVERS.IRRIGATION NOTEA. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGE FOR ALL PLANTINGAREAS SHOWN ON THE PLAN.B. LOW VOLUME EQUIPMENT SHALL PROVIDE SUFFICIENT WATER FOR PLANT GROWTH WITH A MINIMUMWATER LOSS DUE TO WATER RUN-OFF. LOW-VOLUME IRRIGATION WILL BE INSTALLED IN ALL PLANTINGAREAS WITHIN 24" OF ANY IMPERMEABLE SURFACES.C. IRRIGATION SYSTEMS SHALL USE HIGH QUALITY, AUTOMATIC CONTROL VALVES, CONTROLLERS ANDOTHER NECESSARY IRRIGATION EQUIPMENT.D. ALL COMPONENTS SHALL BE OF NON-CORROSIVE MATERIAL.E. ALL DRIP SYSTEMS SHALL BE ADEQUATELY FILTERED AND REGULATED PER THE MANUFACTURER'SRECOMMENDED DESIGN PARAMETERS.F. ALL IRRIGATION IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES AND WATERCONSERVATION ORDINANCE.G. ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOURINCHES OF AN IMPERMEABLE SURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNEDAND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.PLANTING NOTEA. THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCECONSIDERATIONS.B. ALL PLANTING AREAS SHALL BE PREPARED WITH APPROPRIATE SOIL AMENDMENTS, FERTILIZERS, ANDAPPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL SUITABILITY SOILSAMPLE TAKEN FROM THE SITE.C. GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THESUN, EVAPOTRANSPIRATION AND RUN-OFF.D. ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER,LOWER THE SOIL TEMPERATURE AND REDUCE WEED GROWTH.E. THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS.F. ALL LANDSCAPE IMPROVEMENTS SHALL FOLLOW THE CITY OF CARLSBAD GUIDELINES.G. TO INSTALL TRAILING-TYPE PLANTS CLOSEST TO THE TOP OF THE RETAINING WALL TO EVENTUALLYCASCADE OVER THE WALL WHERE APPLICABLE.H. ALL PLANTING AREAS TO SLOPE 2% AWAY FROM BUILDING AND TERMINATING INTO APPROVED DRAINAGESYSTEM (RETENTION BASINS OR AREA DRAINS).SHRUB AREASQTYBOTANICAL NAME / COMMON NAME50% 5 GAL. MIN. 149 SF BOUTELOUA GRACILIS `BLONDE AMBITION` / BLUE GRAMAMISCANTHUS SINENSIS / JAPANESE SILVER GRASSPHORMIUM TENAX / NEW ZEALAND FLAXPANICUM VIRGATUM 'SHENANDOAH' / SHENANDOAH RED SWITCH GRASSCALAMAGROSTIS A. KARL FOERSTER / FEATHER REED GRASSPHORMIUM X 'YELLOW WAVE' / YELLOW WAVE NEW ZEALAND FLAX 36 SF BULBINE FRUTESCENS / STALKED BULBINECAREX GLAUCA / BLUE SEDGECAREX MORROWII / JAPANESE SEDGEHELICTOTRICHON SEMPERVIRENS / BLUE OAT GRASSLOMANDRA CONFERTIFOLIA ' SEASCAPE' / SEASCAPE MAT RUSH 104 SF CORDYLINE BURGUNDY 'DESIGN A LINE' / DESIGN-A-LINE CORDYLINEDESCHAMPSIA CESPITOSA / TUFTED HAIR GRASSMUHLENBERGIA CAPILLARIS / MUHLY GRASSPENNISETUM ALOPECUROIDES 'HAMELN' / HAMELN DWARF FOUNTAIN GRASSLOMANDRA LIME TUFF / DWARF MAT RUSH 199 SF SISYRINCHIUM BELLUM / BLUE-EYED GRASSERIGERON KARVINSKIANUS / SANTA BARBARA DAISYMAHONIA OIWAKENSIS / CHINESE HOLLY GRAPE01130307091215170118151920CONCEPTUAL PLANT LEGENDTREESQTYBOTANICAL NAME / COMMON NAME24" BOX 2 SYAGRUS ROMANZOFFIANUM / QUEEN PALM9 LYONOTHAMNUS FLORIBUNDUS SUBSP. ASPLENIFOLIUS / CATALINA IRONWOODVINESQTYBOTANICAL NAME / COMMON NAME50% 5 GAL. MIN. 10 CALLIANDRA BREVIPES / PINK POWDERPUFFBOUGAINVILLEA 'CALIFORNIA GOLD' / CALIFORNIA GOLD BOUGAINVILLEACLYTOSTOMA CALLISTEGIOIDES / VOILET TRUMPET VINEDISTICTIS BUCCINATORIA / BLOOD RED TRUMPET VINEFICUS PUMILA / CREEPING FIGGREWIA OCCIDENTALIS / LAVENDER STARFLOWER ESPALIERMACFADYENA UNGUIS-CAT / YELLOW TRUMPET VINEWISTERIA SINENSIS / CHINESE WISTERIASHRUBSQTYBOTANICAL NAME / COMMON NAME50% 5 GAL. MIN. 4 PEDILANTHUS MACROCARPUS / SLIPPER PLANTALOE BAINESII / TREE ALOEDRACAENA MARGINATA / DRAGON TREEPODOCARPUS X 'ICEE BLUE' / ICEE BLUE PODOCARPUS15 GAL. MIN. PITTOSPORUM TENUIFOLIUM 'SILVER SHEEN' / SILVER SHEEN KOHUHU 21 BAMBUSA OLDHAMII / OLDHAMII BAMBOO22 RIBES SPECIOSUM/ FUCHSIA-FLOWERING GOOSEBERRYCONCEPTUAL PLANT LEGEND021111LEGEND04NOTE: PLANTS AT THE PROJECT ENTRY DRIVE SHOULD NOTEXCEED 30" IN HEIGHT ABOVE THE CURB. TREES LOCATED INTHESE AREAS SHALL HAVE ALL LIMBS REMOVED TO A HEIGHTOF 6 FEET ABOVE THE ADJACENT TOP OF CURB.1615Issue DateScaleSRA Project Number©SAFDIE RABINESARCHITECTS43215CDBADAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-20S TTAEGIRERETSEDLANILFACFIROHCPSDNACERA ECTIT c1/11/2019DATESUBMITTAL / REVISIONSNo. Date01Description02/22/18MAJOR VILLAGE REVIEW AREAPERMITS / TENTATIVE TRACT MAPS02 06/06/1803 10/15/18SITE DEVELOPMENT PLAN PERMITRESUBMITTAL - CT2018-0004 /RP2018-0005 (DEV2017-0236)04 01/11/19RESUBMITTAL - CT2018-0004 /SDP2018-0021 (DEV2017-0236)925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153F (619) 299-6072www.safdierabines.comThe SeaGlassNEW CONSTRUCTION2646 STATE STREETCARLSBAD, CA 92008APN: 203-101-20-00OWNER2646 Sea Glass LLC7922 Dagget St.San Diego, CA 921111(949) 369-3966APPLICANTProphet Solutions, Inc5845 Avenida Encinas, Suite 138Carlsbad, CA 92008Cell: (858) 334-9490 / Office: (760) 999-2146LANDSCAPE ARCHITECTMcCULLOUGH LANDSCAPE ARCHITECTURE, INC.703 16TH STREET, SUITE 100,SAN DIEGO, CA(619) 296-3150SURVEYORK&S ENGINEERING, INC.7801 MISSION CENTER COURT, SUITE 100SAN DIEGO, CA 92108(619) 296-5565SOILS ENGINEERGEOSOILS, INC.5741 PALMER WAYCARLSBAD, CA 92010(760) 931-0915STRUCTURAL ENGINEERPATTERSON ENGINEERING, INC.928 FORT STOCKTON DRIVE #201SAN DIEGO, CA 92103(858) 605-0937CIVIL ENGINEERPASCO LARET SUITER & ASSOCIATES535 NORTH HIGHWAY 101, SUITE ASOLANA BEACH, CA 92075(858) 259-8212S A F D I E R A B I N E SA R C H I T E C T SCT 2018-0004/SDP 2018-0021 (DEV2017-0236) 1/8" = 1'-0"LANDSCAPECONCEPTPLANL001171301/11/182114050608011. PROPERTY LINE2. PROPOSED CONCRETE WALKWAY (TYP.)3. TRANSFORMER (SEE CIVIL PLAN)4. WATER METER FOR IRRIGATION5. WATER SERVICE FOR IRRIGATION (SEE CIVIL PLAN)6. FIRE SERVICE (SEE CIVIL PLAN)7. RESIDENTIAL WATER SERVICE (SEE CIVIL PLAN)8. STORM DRAIN (SEE CIVIL PLAN)9. STREET LIGHT (SEE CIVIL PLAN)10. PROPOSED 5' SQ. ADA ACCESSIBLE STEEL TREE GRATE11. BUILDING OVERHANG (SEE ARCHITECTURE PLAN)12. DRIVEWAY (SEE CIVIL PLAN)13. SEWER LINE & MANHOLE (SEE CIVIL PLAN)14. MAILBOX (SEE ARCHITECTURE PLAN)15. EXISTING WALL ON NEARBY SITE16. GAS METERS (SEE CIVIL PLAN)17. EXISTING BUILDING WALL ON NEARBY SITE18. PROPOSED VINE TYING ON THE WALL (SEE DETAIL 1 ONSHEET L003)19. PROPOSED PERVIOUS PAVERS 120. PROPOSED PERVIOUS PAVERS 221. 6" FLUSH CURB AROUND PLANTING AREA22. SITE DISTANCE LINE PER CIVIL ENGINEER, NO PLANTINGWITHIN THE SIGHT LINES SHALL EXCEED 30" IN HEIGHT23. PLANT SELECTION AROUND THE TRANSFORMERSHALL BE FOR SPECIES LARGE ENOUGH TO PROVIDESCREENING OF THE TRANSFORMER101501211810-9-182223 5(68%0,77$/&76'3'(9 SDWRPWRPFSRPTTTTTEEEEEEEESEX 8" VCP SEWER @ 0.5%PER DWG 118-9DRAIN @ 0.83%PER DWG NO. 462-6EX 36" RCP STORM DRAIN @ 0.5%8" WATERN 55°59'33" E 175.00'N 34°00'27" W 62.16'N 34°00'27" W 62.16'N 55°59'33" E 175.00'30' 30'8'60'APN 203-101-19-00POR. LOT 25APN 203-101-21STATE STREETN0SCALE: 48 161/8"=1'-0"NOTEI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OFCARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THISPLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITHALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTSTHOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER.DAVID MCCULLOUGH, RLA703 16th Street, Suite 100tel (619)296-3150 fax (619) 501-7725www.mlasd.comMcCullough Landscape Architecture, inc.San Diego, California 92101WATER CONSERVATION STATEMENTTHE LANDSCAPE CONCEPT PLAN FOR THIS PROJECT WAS DESIGNED TO INCORPORATE THE CITY OFCARLSBAD'S WATER EFFICIENT LANDSCAPE GUIDELINES. THE MAJORITY OF THE PLANT MATERIAL ISLOW-WATER OR VERY LOW WATER WITH THE EXCEPTION OF THE PALM TREES PROVIDED AS VERTICALACCENTS. THE PLANT MATERIAL WAS CHOSEN BECAUSE OF ITS ABILITY TO PERFORM WELL IN THE PROJECTAREA'S CLIMATE. ALL IRRIGATION IS PROVIDED THROUGH A VERY WATER-EFFICIENT DRIP SYSTEM, WHICH ISFURTHER DIVIDED INTO HYDROZONES BASED ON SUN EXPOSURE. PER OUR SPECIFICATIONS, MULCH WILL BEUSED IN ALL PLANTING AREAS (EXCEPT FOR BIO-RETENTION BASINS), TO REDUCE EVAPORATION OF IRRIGATIONWATER.IN RECOGNITION OF WATER AS A LIMITED RESOURCE IN SOUTHERN CALIFORNIA, THE FOLLOWING MEASURESWILL BE UNDERTAKEN TO REDUCE THIS PROJECT'S DEMAND ON THE CITY OF CARLSBAD'S AVAILABLE WATERSUPPLY:1. THE IRRIGATION SYSTEM WILL BE AUTOMATIC AND WILL INCORPORATE LOW VOLUME SPRAY EMITTERSAND CONVENTIONAL LOW ANGLE SPRAY HEADS. DRIP IRRIGATION SYSTEMS MAY BE EMPLOYED WHERECONSIDERED TO BE EFFECTIVE AND FEASIBLE. IRRIGATION VALVES SHALL BE SEGREGATED TO ALLOW FORTHE SYSTEM OPERATION IN RESPONSE TO ORIENTATION AND EXPOSURE.2. PLANT MATERIAL WILL BE SPECIFIED IN CONSIDERATION OF NORTH, SOUTH, EAST, AND WEST EXPOSURES.3. SOIL WILL BE AMENDED AND PREPARED TO PROVIDE HEALTHY PLANT GROWTH AND COVERAGE AND TOPROVIDE FOR MAXIMUM MOISTURE RETENTION AND PERCOLATION. PLANTER BEDS WILL BE MULCHED TORETAIN SOIL MOISTURE AND REDUCE EVAPOTRANSPIRATION FROM THE ROOT ZONES.4. AN IRRIGATION SYSTEM SHALL BE PROVIDED AS REQUIRED FOR THE PROPER IRRIGATION, DEVELOPMENTAND MAINTENANCE OF THE VEGETATION. THE DESIGN OF THE SYSTEM SHALL PROVIDE ADEQUATE SUPPORTOF THE VEGETATION SELECTED.SDSSDSWWRRRRPRPPPPPPPWWRPPFSSFRPPPRPPPTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEESSSN 344444°00'27" ""02007N4" W"W 62.16'22666W" W4°N340027W62168'HYDROZONE LEGENDHYDROZONE 1HYDROZONE 2HYDROZONE 3175 SQ FT92 SQ FT199 SQ FTIssue Date ScaleSRA Project Number©SAFDIE RABINESARCHITECTS43215CDBADAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-20S TTAEGIRERETSEDLANILFACFIROHCPSDNACERA ECTIT c1/11/2019DATESUBMITTAL / REVISIONSNo. Date01Description02/22/18MAJOR VILLAGE REVIEW AREAPERMITS / TENTATIVE TRACT MAPS02 06/06/1803 10/15/18SITE DEVELOPMENT PLAN PERMITRESUBMITTAL - CT2018-0004 /RP2018-0005 (DEV2017-0236)04 01/11/19RESUBMITTAL - CT2018-0004 /SDP2018-0021 (DEV2017-0236)925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153F (619) 299-6072www.safdierabines.comThe SeaGlassNEW CONSTRUCTION2646 STATE STREETCARLSBAD, CA 92008APN: 203-101-20-00OWNER2646 Sea Glass LLC7922 Dagget St.San Diego, CA 921111(949) 369-3966APPLICANTProphet Solutions, Inc5845 Avenida Encinas, Suite 138Carlsbad, CA 92008Cell: (858) 334-9490 / Office: (760) 999-2146LANDSCAPE ARCHITECTMcCULLOUGH LANDSCAPE ARCHITECTURE, INC.703 16TH STREET, SUITE 100,SAN DIEGO, CA(619) 296-3150SURVEYORK&S ENGINEERING, INC.7801 MISSION CENTER COURT, SUITE 100SAN DIEGO, CA 92108(619) 296-5565SOILS ENGINEERGEOSOILS, INC.5741 PALMER WAYCARLSBAD, CA 92010(760) 931-0915STRUCTURAL ENGINEERPATTERSON ENGINEERING, INC.928 FORT STOCKTON DRIVE #201SAN DIEGO, CA 92103(858) 605-0937CIVIL ENGINEERPASCO LARET SUITER & ASSOCIATES535 NORTH HIGHWAY 101, SUITE ASOLANA BEACH, CA 92075(858) 259-8212S A F D I E R A B I N E SA R C H I T E C T SCT 2018-0004/SDP 2018-0021 (DEV2017-0236) 1/8" = 1'-0"WATERCONSERVATIONPLANL00206/06/18171310-9-18HYDROZONE 3104 SQ FT 5(68%0,77$/&76'3'(9 SDWRPWRPFSRPTETTTTTTEEEEEEEES EX 8" VCP SEWER @ 0.5%PER DWG 118-9462-6STORM DRAIN @ 0.83%PER DWG NO. 462-6EX 36" RCP STORM DRAIN @ 0.5%8" WATERN 55°59'33" E 175.00'N 34°00'27" W 62.16'N 34°00'27" W 62.16'N 55°59'33" E 175.00'30' 30'8'60'APN 203-101-19-00APN 203-101-22-00POR. LOT 25APN 203-101-21STATE STREET 1/8" = 1'-0"1FLOOR PLAN - LEVEL 1NEXISTING TREE SCHEDULESYMBOLNUMBERSIZE (CALIPER) NAME STATUS01 12" QUEEN PALM TO BE REMOVED02 12" QUEEN PALM TO BE REMOVED03 24" CALIFORNIA FAN PALM TO BE REMOVED04 12" CITRUS TREE TO BE REMOVED05 24" BRAZILIAN PEPPERTREE TO BE REMOVEDCLA. WHEN PLANTING SEVERAL VINES ON ONE WALL, WIRE TRELLIS SHALL BE CONTINUOUSB. DRILL EYE HOOKS INTO BUILDING. CRIMP THE END 2" AND MAKE SURE THE WIRE IS TAUT.C. EYE HOOKS AND CABLES SHALL BE INSTALLED 3" AWAY FROM THE EDGE OF THEBUILDING, DOWNSPOUTS, WINDOWS AND WHEN APPLICABLE, SHALL BE INSTALLED TOALIGN WITH THE WINDOW MULLIONS.NOTE: 6'-0" MIN.24" TYPICAL 12"VINE TYING DETAIL1" = 1"1423ANCHOR INTOWALL: SCREWEYE FOR WOOD,EXPANDABLEANCHOR INMASONRY113 GAUGEGALVANIZEDWIRE. NUMBERAS REQUIREDTO COVER WALL2FLEXIBLE TIE.TAPE SECURINGVINE TO WIRE.3FINISH SURFACE410102030405Issue Date ScaleSRA Project Number©SAFDIE RABINESARCHITECTS43215CDBADAVID W.M CULLOUGHOLIC. #4048AEXP. 12-31-20S TTAEGIRERETSEDLANILFACFIROHCPSDNACERA ECTIT c1/11/2019DATESUBMITTAL / REVISIONSNo. Date01Description02/22/18MAJOR VILLAGE REVIEW AREAPERMITS / TENTATIVE TRACT MAPS02 06/06/1803 10/15/18SITE DEVELOPMENT PLAN PERMITRESUBMITTAL - CT2018-0004 /RP2018-0005 (DEV2017-0236)04 01/11/19RESUBMITTAL - CT2018-0004 /SDP2018-0021 (DEV2017-0236)925 FORT STOCKTON DRIVESAN DIEGO, CA 92103P (619) 297-6153F (619) 299-6072www.safdierabines.comThe SeaGlassNEW CONSTRUCTION2646 STATE STREETCARLSBAD, CA 92008APN: 203-101-20-00OWNER2646 Sea Glass LLC7922 Dagget St.San Diego, CA 921111(949) 369-3966APPLICANTProphet Solutions, Inc5845 Avenida Encinas, Suite 138Carlsbad, CA 92008Cell: (858) 334-9490 / Office: (760) 999-2146LANDSCAPE ARCHITECTMcCULLOUGH LANDSCAPE ARCHITECTURE, INC.703 16TH STREET, SUITE 100,SAN DIEGO, CA(619) 296-3150SURVEYORK&S ENGINEERING, INC.7801 MISSION CENTER COURT, SUITE 100SAN DIEGO, CA 92108(619) 296-5565SOILS ENGINEERGEOSOILS, INC.5741 PALMER WAYCARLSBAD, CA 92010(760) 931-0915STRUCTURAL ENGINEERPATTERSON ENGINEERING, INC.928 FORT STOCKTON DRIVE #201SAN DIEGO, CA 92103(858) 605-0937CIVIL ENGINEERPASCO LARET SUITER & ASSOCIATES535 NORTH HIGHWAY 101, SUITE ASOLANA BEACH, CA 92075(858) 259-8212S A F D I E R A B I N E SA R C H I T E C T SCT 2018-0004/SDP 2018-0021 (DEV2017-0236) 1/8" = 1'-0"EXISTINGTREE PLAN& DETAILSL00306/06/181713 5(68%0,77$/&76'3'(9 7$$/6$)',(/,&(16(&127)25&216758&7,21,668(')25,1)250$7,2121/<68%0,77$/5(9,6,216,VVXH'DWH6FDOH1R'DWH65$3URMHFW1XPEHU)257672&.721'5,9(6$1',(*2&$3)ZZZVDIGLHUDELQHVFRP7KH6HD*ODVV1(:&216758&7,2167$7(675((7&$5/6%$'&$$316$)',(5$%,1(6$5&+,7(&76'HVFULSWLRQ&'%$0$-259,//$*(5(9,(:$5($3(50,767(17$7,9(75$&70$362:1(56HD*ODVV//&'DJJHW6W6DQ'LHJR&$$33/,&$173URSKHW6ROXWLRQV,QF$YHQLGD(QFLQDV6XLWH&DUOVEDG&$&HOO2IILFH/$1'6&$3($5&+,7(&70F&8//28*+ /$1'6&$3($5&+,7(&785(,1&7+675((768,7(6$1',(*2&$6859(<25. 6(1*,1((5,1*,1&0,66,21&(17(5&285768,7(6$1',(*2&$62,/6(1*,1((5*(262,/6,1&3$/0(5:$<&$5/6%$'&$6758&785$/(1*,1((53$77(5621(1*,1((5,1*,1&)257672&.721'5,9(6$1',(*2&$&,9,/(1*,1((53$6&2/$5(768,7(5 $662&,$7(61257++,*+:$<68,7($62/$1$%($&+&$6$)',(5$%,1(6$5&+,7(&76&76'3'(9 6,7('(9(/230(173/$13(50,75(68%0,77$/&753'(9 5(68%0,77$/&76'3'(9 5(68%0,77$/&76'3'(9$0 0$33529$//(77(5 67$03('6(7$0 0$0 0$33529$//(77(5$0 067$03('6(7 7$$/6$)',(/,&(16(&127)25&216758&7,21,668(')25,1)250$7,2121/<68%0,77$/5(9,6,216,VVXH'DWH6FDOH1R 'DWH65$3URMHFW1XPEHU)257672&.721'5,9(6$1',(*2&$3)ZZZVDIGLHUDELQHVFRP7KH6HD*ODVV1(:&216758&7,2167$7(675((7&$5/6%$'&$$316$)',(5$%,1(6$5&+,7(&76'HVFULSWLRQ&'%$0$-259,//$*(5(9,(:$5($3(50,767(17$7,9(75$&70$362:1(56HD*ODVV//&'DJJHW6W6DQ'LHJR&$$33/,&$173URSKHW6ROXWLRQV,QF$YHQLGD(QFLQDV6XLWH&DUOVEDG&$&HOO2IILFH/$1'6&$3($5&+,7(&70F&8//28*+ /$1'6&$3($5&+,7(&785(,1&7+675((768,7(6$1',(*2&$6859(<25. 6(1*,1((5,1*,1&0,66,21&(17(5&285768,7(6$1',(*2&$62,/6(1*,1((5*(262,/6,1&3$/0(5:$<&$5/6%$'&$6758&785$/(1*,1((53$77(5621(1*,1((5,1*,1&)257672&.721'5,9(6$1',(*2&$&,9,/(1*,1((53$6&2/$5(768,7(5 $662&,$7(61257++,*+:$<68,7($62/$1$%($&+&$6$)',(5$%,1(6$5&+,7(&76&76'3'(9 6,7('(9(/230(173/$13(50,75(68%0,77$/&753'(9 5(68%0,77$/&76'3'(9 5(68%0,77$/&76'3'(9$0 067$03('6(7$0 0$0 067$03('6(7&217