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2023-03-01; Planning Commission; ; SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22
Item No. Application complete date: Dec. 2, 2022 P.C. AGENDA OF: March 1, 2023 Project Planner: Shannon Harker Project Engineer: Nichole Fine SUBJECT: SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 - Request for approval of a Site Development Plan for the development of a 164,833-square-foot, 48-foot-tall research and development building, a 21-foot-tall, three-level parking structure and a pedestrian bridge across Whiptail Loop. The vacant 8.37-acre site comprises Lots 21 and 22 of the Carlsbad Oaks North Specific Plan SP 211(C), on the north side of Whiptail Loop, Assessor Parcel Numbers 209-120-23-00 and 209-120-24-00, and within Local Facilities Management Zone 16. The potential environmental effects of the project were adequately analyzed as part of the Program Environmental Impact Report EIR 98-08 prepared for the Carlsbad Oaks North Specific Plan SP 211 and approved by the City Council (City Council Resolution No. 2002-298). Pursuant to CEQA Guidelines section 15168, the project is within the scope of the of the previously-certified PEIR. Pursuant to CEQA Section 15162, no additional environmental review is required. I.RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution (Exhibit 1) APPROVING a Site Development Plan SDP 2021-0029, of which the potential environmental effects were adequately analyzed by the previously certified Program Environmental Impact Report for the Carlsbad Oaks North Specific Plan SP 211 (City Council Resolution No. 2002-298), based on the findings and subject to the conditions contained therein. II.PROJECT DESCRIPTION AND BACKGROUND Project Site/Existing Setting: The 8.37-acre vacant project site, on the north side of Whiptail Loop, comprises Lots 21 and 22 (Assessor Parcel Numbers 209-120-23-00 and 209-120-24-00) of the Carlsbad Oaks North Specific Plan, SP 211(C). SP 211(C) is developed with the Carlsbad Oaks North Business Park, a 414-acre planned industrial development in the northeast quadrant of the city consisting of office and light industrial uses, as well as an assisted living community. A large open space parcel which includes sensitive upland and riparian habitat wraps around the business park from the north to the southeast. A Program Environmental Impact Report (PEIR) for the Carlsbad Oaks North Specific Plan, SP 211, State Clearinghouse No. 2000051057 (EIR 98-08), was certified as complete by the City Council on October 8, 2002 (City Council Resolution No. 2002- 298). As SP 211 has been amended three (3) times, the project number referred to in the staff report is SP 211(C). The project applicant, IONIS Pharmaceuticals, currently occupies two buildings within the Oaks North Business Park. Planned Industrial Permit PIP 09-02, approved on March 17, 2010, permitted a 173,000- square-foot (SF) research and development (R&D) building. The building serves as the headquarters for IONIS and is located on a 14-acre parcel at 2855 Gazelle Court (Lot 14 and a portion of Lot 26 of SP 211C). 1 March 1, 2023 Item #1 Page 1 of 153 0 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 2 Site Development Plan SDP 16-09, approved on June 29, 2016, permitted a 7,780-square-foot addition to the R&D building and a 5,600-square-foot detached employee fitness center. Site Development Plan SDP 2018-0012, approved on June 29, 2016, permitted a 74,000-square-foot employee conference center on a 4.5-acre site at 2850 Gazelle Court (Lot 25 of SP 211C). The IONIS conference center site is located in between the existing R&D building and the proposed project, on the south side of Whiptail Loop. The project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. The highest point of the lot, approximately 470 feet above mean sea level (AMSL), is located along the northeast property line. The low point, approximately 405 AMSL, is located along the southwest property line, and perpendicular to Whiptail Loop. The property is bordered by light industrial uses to the east, west and south and a permanent open space parcel with scenic views across the valley to the north. 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 Planned Industrial (PI) Planned Industrial (P-M) Vacant North Open Space (OS) Open Space (OS) Natural open space South Planned Industrial (PI) Planned Industrial (P-M) Light industrial buildings East Planned Industrial (PI) Planned Industrial (P-M) Light industrial buildings West Planned Industrial (PI) and Open Space (OS) Planned Industrial (P-M) and Open Space (OS) Light industrial buildings and natural open space Project Description: The project applicant is requesting a Site Development Plan for the construction of a 164,833-square-foot, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop, Assessor Parcel Numbers 209-120-23-00 and 209-120-24-00. To provide a cohesive campus for the employees of IONIS, a 16’-11”-tall pedestrian bridge is proposed across Whiptail Loop which will connect with the IONIS conference center on the south side of Whiptail Loop. Access to the project site is proposed via two private driveways off Whiptail Loop. Surface parking is provided around the perimeter of the site. The R&D building is terraced across the site to follow the existing step in topography. The upper level/eastern half of the building has a finished floor elevation of 434 AMSL, is two stories in height and 35-feet-tall with allowable architectural projections, such as the proposed equipment screen, up to 44 feet in height. The lower level/western half of the building has a finished floor elevation of 418 feet. The building is three stories and 48-feet-tall with allowable architectural projections up to 60 feet. A portion of the lower level of the building which will be utilized as a mechanical room is underground and qualifies as a basement. The three-level parking structure has a finished floor elevation of 413 feet and is located to the rear of the portion of the R&D building on the lower building pad. To soften visual impacts of the project as viewed from the open space parcel to the north, a portion of the parking structure cuts into the manufactured slope which bisects the site, resulting in a natural berm in the foreground to screen the structure. In addition, a vertical green screen with vines is proposed to span a large portion of the taller section of the March 1, 2023 Item #1 Page 2 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 3 rear elevation of the parking structure. An at-grade equipment yard is proposed to the rear of the building which will be screened with a nine-foot-tall wall. A pedestrian bridge between the parking structure and the building is proposed at the second floor of the building on the lower level. In addition to the pedestrian bridge, an elevator and two stairwells are proposed in the parking structure to facilitate pedestrian access. A total of 549 parking spaces are required for the biomedical research and development building and a total of 426 parking space are proposed to be provided onsite (100 in parking structure and 326 uncovered/surface parking). The City Planner has approved a reduction in parking pursuant to Carlsbad Municipal Code (CMC) Section 21.44.040. Please see Section D of the staff report for a detailed analysis. The architectural style of the R&D building is contemporary and complements the design of the existing IONIS buildings to the south. Building features include an enhanced entry with a stone accent wall, curvilinear architectural elements on the front façade, a glass curtain wall system, vertical accents, horizontal reveals, as well as three different plaster colors and three types of glass. The supports or base the pedestrian bridge will be enhanced with multi-color CMU precision block to match the materials used for the screen walls on the existing campus and proposed for the at-grade equipment yard and elevator tower for the parking structure. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The development project requires the following application: Site Development Plan (SDP 2021-0029). Pursuant to CMC Section 21.34.070 of the Zoning Code, if the building height exceeds 45 feet, a Site Development Plan (SDP) shall be processed in accordance with the provisions of CMC Chapter 21.06. As a portion of the building is proposed at a height of 48 feet, an SDP subject to approval by the Planning Commission is required. Public Outreach The proposed project is subject to City Council Policy No. 84, Development Project Public Involvement Policy. An Enhanced Stakeholder Outreach meeting was held by the applicant at the site on July 6, 2022. No members of the public attended the meeting and no comment letters were received. Please see attached Exhibit 4 for details. III. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. Planned Industrial (PI) General Plan Land Use Designation B. Planned Industrial Zone (P-M, CMC Chapter 21.34) C. Carlsbad Oaks North Specific Plan SP 211(C) D. Parking Ordinance (CMC Chapter 21.44) E. McClellan Palomar Airport Land Use Compatibility Plan (ALUCP) F. Subdivision Ordinance (Title 20) March 1, 2023 Item #1 Page 3 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 4 G. Growth Management Ordinance (CMC Chapter 21.90) – Local Facilities Management Plan Zone 16 The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in the following sections. A. Planned Industrial (PI) General Plan Land Use Designation The General Plan Land Use designation for the project site is Planned Industrial (PI). The following Table B describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. TABLE B – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use & Community Design Goal 2-G.2 Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public support systems such as transit, parks, schools, and utilities. Goal 2-G.8 Provide opportunities for continued economic growth and vitality that enhance Carlsbad’s position as a premier regional employment center. Policy 2-P.30 Require new industrial development to be located in modern, attractive, well- designed and landscaped industrial parks in which each site adequately provides for internal traffic, parking, loading, storage, and other operational needs The project site is identified as Lots 21 and 22 of the Oaks North Specific Plan, SP 211(C). The proposed project includes a request to develop an 8.73-acre property designated PI in the General Plan with a 164,833- square-foot, 48-foot-tall, three-story R&D building, a 21-foot-tall, three- level parking structure and a pedestrian bridge across Whiptail Loop. A majority of the light industrial park is developed with light industrial building such as the proposed R&D building. Environmental Impact Report EIR 98-08, approved by the City Council on October 8, 2002 (City Council Resolution No. 2002-298), analyzed the potential environmental impacts associated with the development of the Oaks North Specific Plan. As discussed in Section IV below, the project falls within the scope of EIR 98-08 and no additional environmental review is required. The site can be adequately served by existing utilities and is convenient to public transit located along El Camino Real, Faraday Avenue and Melrose Drive. The proposed office Yes March 1, 2023 Item #1 Page 4 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 5 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? building will provide employment opportunities for residents who live within proximity to the site and will enhance the city’s position as a premier regional employment center. The building use and design is compatible with the existing light industrial buildings to the south, east and west. The site is suitable for the proposed light industrial development as the building setbacks have been increased to comply with CMC Section 21.34.070. Specifically, the maximum allowable building height in the P-M zone is 35 feet. As the applicant is proposing a 48-foot-tall building, the setbacks shall be increased one foot for every foot of height above 35 feet. Therefore, the required front, side and rear yard setbacks have been increased by 13 feet. Further, views of the parking structure from the north are softened through the use of berms and a green screen to allow vines to grow up the screen. In addition, the building design steps with the topography to limit the grading and retaining wall heights and reduce the visual impacts. A total of 549 parking spaces are required and 426 parking spaces are proposed. Based on the results of a Parking Study (Urban Systems, February 2023), which recommends a minimum of 217 spaces, the City Planner has approved the reduction in parking pursuant to CMC Section 21.44.040. 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 The proposed project has been designed to meet all circulation requirements, including vehicular and Fire access. In addition, the applicant would be required to pay Yes March 1, 2023 Item #1 Page 5 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 6 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Element, the Growth Management Plan, and specific impacts associated with their development. any applicable traffic impact fees, prior to building permit issuance, which would go toward future road improvements. Pursuant to the Local Mobility Analysis prepared by Urban Systems Associates, Inc. (December 2022), the average daily trips (ADTs) generated by the project, 1,319 ADTs, falls withing the scope of what was analyzed pursuant to EIR 98-08 and no new significant impacts have been identified. A Transportation Demand Management Plan (Urban Systems, October 2022) has also been prepared for the proposed project. Yes 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.18 Ensure that development in the McClellan-Palomar Airport Influence Area is consistent with the land use compatibility policies contained in the McClellan- Palomar Airport Land Use Compatibility Plan. 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. The proposed structural improvements would be required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all the applicable fire safety requirements, including fire sprinklers and a minimum 60-foot- wide fire buffer around the perimeter of the buildings. Two bioretention basins and a storm water vault are proposed in between the building and parking lots and Whiptail Loop to treat the stormwater before entering the storm drain system. Furthermore, the project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. The project site is located approximately 1.1 miles northeast of McClellan Palomar Airport and is within Review Area 1 of the Airport Yes March 1, 2023 Item #1 Page 6 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 7 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. Influence Area. Review Area 1 consists of locations where noise and/or safety concerns may necessitate limitations on the types of allowable land uses. In addition, Review Area 1 encompasses locations exposed to aircraft noise levels of 60 dB CNEL or greater. Pursuant to Exhibit III-2 of the ALUCP (Safety Compatibility Policy Map), the site is located within Safety Zone 6, the Traffic Pattern Zone. Light industrial R&D buildings are considered to be compatible land uses within Safety Zone 6. In addition, pursuant to SP 211(C), neither the structure nor any protrusion will exceed a total elevation of 548 feet above mean sea level within the airport influence area, and thus will not create any obstructions of navigable air space. Yes Noise Policy 5-P.12 Use the noise policies in the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) to determine acceptability of a land use within the airport’s influence area (AIA) as depicted in the ALUCP. The project is consistent with the noise policies in the ALUCP in that 1) the proposed light industrial R&D building is located outside of the 60 dB CNEL noise contour and thus is not impacted by airport noise; and 2) the site is within the Overflight Notification area pursuant to Exhibit III-6. As a result, the project is conditioned to require the recordation of an Overflight Notification Notice. Yes B. Planned Industrial Zone (P-M, CMC Chapter 21.34) The project site is located in the P-M zone. The subject properties are also identified as Lots 21 and 22 of the Carlsbad Oaks North Specific Plan, SP 211(C). Pursuant to Section I(G) of SP 211(C), the Specific Plan serves as the zoning ordinance for properties proposed to be developed within the 414-acre business park. Please refer to Section C below for a detailed analysis of the project’s compliance with SP 211(C). March 1, 2023 Item #1 Page 7 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 8 C. Carlsbad Oaks North Specific Plan, SP 211(C) Pursuant to SP 211(C), a Minor Site Development Plan is required for light industrial buildings up to 35 feet in height. If the building exceeds 45 feet, a Site Development Plan is required pursuant to CMC Chapter 21.06. Please see summary analysis below as well as Exhibit 1 for a detailed analysis. As highlighted below, the project is consistent with the development standards of SP 211(C). TABLE C – SP 211(C) DEVELOPMENT STANDARDS COMPLIANCE STANDARD REQUIRED/ALLOWED PROPOSED COMPLY? Height Limit** 35 feet maximum** 48 feet** Yes** Front Yard Setback 48 feet (average) (35 feet + 13 feet for additional building height = 48 feet) Minimum: 38 feet, landscaped Minimum: 38 feet, landscaped Average: 49 feet Yes Side Yard Setback 23 feet, landscaped (10 feet plus 13 feet for additional building height) Minimum (east): 49 feet Minimum (west): 23 feet Yes Rear Yard Setback 33 feet Minimum: 23 feet, landscaped (10 feet + 13 feet for additional building height) -At least 23 feet shall be entirely landscaped 33 feet Minimum: 23 feet, landscaped Yes Lot Coverage 50% 364,597 SF x 0.50 = 182,298 SF 79,602 SF or 21.8% Yes Employee Eating Area 300 square feet per each 5,000 square feet of building area 149,104 SF/5,000 SF = 29.8 29.8 x 300 SF = 8,940 SF required (minimum of 60% shall be outdoor) 9,100 SF • 5,400 outdoor (60%) • 3,700 indoor Yes **Pursuant to CMC Section 21.34.070.A.2(b), additional findings are required to exceed a building height of 35 feet. Specifically, the building will not adversely affect the surrounding properties, the building will not be unduly disproportional to other buildings in the area and the landscaped setbacks have been increased by 13 feet. Please see Exhibit 1 for details. In addition to the above-noted standards for development, the project is also required to comply with a number of architectural design guidelines pursuant to SP 211(C). Please see a detailed compliance analysis in Table D below. TABLE D – SP 211(C) ARCHITECTURAL GUIDELINES COMPLIANCE ARCHITECTURAL GUIDELINE COMPLIANCE ANALYSIS COMPLY? Square, box-like buildings without facade fenestration and large, unbroken expanses of wall are prohibited. No more than 35 linear feet The proposed building is well- articulated on all four sides, has been designed to step with the existing topography, and includes enhanced Yes March 1, 2023 Item #1 Page 8 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 9 of unarticulated exterior walls shall be allowed in areas visible from parking lots, public streets, adjacent residential homes, or open spaces. Articulation includes additive elements (columns, projections, towers, etc.) and subtractive elements (windows, doors, carved openings, niches, etc.). architectural features, including fenestration facing Whiptail Loop. Details include a glass curtain wall system, three earth tone plaster stucco colors, a stone accent wall at the entry, recessed windows, plaster reveals to break up the facades, three different types of glass, plaster wingwalls, building recesses and curved building elements. In addition, no more than 35 feet of unarticulated walls are proposed in areas visible from the north (views of building from open space), south and west (visible from Whiptail Loop). All building elevations are required to have facade variations in a minimum of three (3) separate materials, textures, and colors. Each building elevation has a minimum of three separate materials, textures and colors. Yes The rear and sides of buildings are required to have architectural detail similar to the front elevation. The rear and side elevations complement the front elevation with respect to the materials and colors. Yes Light, neutral colors shall be used on buildings to help reduce their perceived size. Contrasting trim and horizontal color bands are permitted to break up the vertical monotony of tall flat walls. Light neutral colors are proposed as well as contrasting vertical bands and horizontal stucco reveals. Yes All mechanical equipment, on the roof or on- grade, is required to be screened from view from all pedestrians, vehicular, and open space vantage points. All mechanical equipment will be screened on the roof with a roof screen painted a color which complements the color palette of the building. In addition, an at-grade mechanical yard is proposed to be screened with a screen wall with multi-color cement block that complements the architecture. Yes Roof lines are required to be articulated with shorter elements to reduce building mass. Occasional sloped roof forms shall be introduced over special areas and special functions to create visual interest. The roof line as viewed from Whiptail Loop incorporates three large curvilinear architectural accents which enhance and break up the roofline and create visual interest. Yes Front door and entrances to building shall be clearly defied and easily recognizable from the structure’s parking lot area. An enhanced building entry as well as a round-about with decorative pavement is proposed at the entry. Yes Buildings shall be well articulated by changes in height and vertical planes to reduce the appearance of bulk and create interesting building silhouettes. Special emphasis shall be placed on building form to ensure that structures have changes in height and vertical planes to avoid monotonous and boxy The building is designed to step with the existing topography which minimizes the visual impacts of the building. The building planes are well-articulated with changes in height and include multiple Yes March 1, 2023 Item #1 Page 9 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 10 architecture. Sloping roof, varying roof heights and forms are encouraged to provide interesting building silhouettes. For large buildings, flat roofs with appropriate parapet treatment to provide relief will be acceptable. enhanced materials and three different colors. A combination of building materials, including accent materials that are consistent with the surrounding natural environment such as tile or natural stone shall be required. Exterior walls shall be low intensity colors and shall be accented with low intensity color compatible natural materials in order to blend with the surrounding natural open space. Cube-like highly reflective building designs are not considered appropriate architectural styles. However, the minimal use of glass curtain walls are acceptable when incorporated into other natural building materials and architectural features. The proposed building and materials complement the surrounding natural environment. The exterior walls will be painted low intensity colors which blend in with the open space areas to the north. A cube-like, highly reflective building is not proposed. In addition, the proposed glass curtain walls are well-integrated with the natural building materials and architectural features. Yes Special emphasis shall be placed on building entries. Entries shall be defined with special enhanced architectural treatment, enhanced paving on walkways, and enhanced landscaping. An enhanced building entry as well as a round-about with decorative pavement is proposed at the entry. In addition, the increased setback area required for the increase in building height is required to be landscaped in addition to what is typically required. Yes Windows shall be designed and placed to enhance the exterior appearance of the structure and shall be consistent in design, size and scale with the building. The window design enhances the exterior appearance and is consistent with the design and scale of the building. Yes Light colored roof materials shall be used to reflect heat. Light colored roof materials will be utilized to reflect heat. Yes As discussed in the attached Planning Commission Resolution (Exhibit 1), the proposed project is consistent with the findings for approval of a Site Development Plan, including the requested increase in building height. In summary, the proposal to construct a 164,833-square-foot, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on a 8.37-acre site on the north side of Whiptail Loop is consistent with the General Plan, Specific Plan 211(C) and Title 21 in that the project satisfies the minimum requirements with respect to public facilities, access, setbacks, parking, height, landscaping, employee eating areas, wall heights, and parking. In addition, the proposed project is compatible with the surrounding land uses. The proposed colors, materials and architectural features are well-coordinated and complementary to the site and its surroundings and would enhance the appearance of the surrounding light industrial park. The project will not adversely impact the site, surroundings, or traffic circulation in that pursuant to the Local Mobility Analysis prepared by Urban Systems (December 2022), Whiptail Loop can adequately handle the 1,319 Average Daily Trips (ADT) generated by the project. March 1, 2023 Item #1 Page 10 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 11 D. Parking Ordinance (CMC Chapter 21.44) Pursuant to CMC Section 21.44.020, the required parking ratio for biomedical research and development use is one parking space per 300 square feet of building area. As summarized in Table D below, a total of 549 parking spaces are required for a 164,833-square-foot R&D building. The applicant proposes to provide 426 parking spaces onsite. Pursuant to CMC Section 21.44.040, the city planner may modify the required parking standards where it can be demonstrated that adequate parking will be provided and the modification will not adversely affect the neighborhood or the site design and circulation. The modification shall be based on the results of a parking study prepared by a registered traffic engineer or other qualified parking consultant, or other evidence satisfactory to the city planner. Pursuant to a Parking Study prepared by Urban Systems (February 2023), the recommended parking ratio for the proposed R&D use is 1.316 spaces per 1,000 square feet of gross floor area. Therefore, a minimum of 216 parking spaces are recommended. The subject Parking Study utilized three (3) prior studies prepared for the two existing IONIS buildings as a baseline to support the reduction in parking for the proposed project. Pursuant to the prior studies, which included onsite parking surveys throughout a typical business day at the IONIS campus, the recommended minimum number of parking stalls and the parking ratio were determined to be adequate. Please see attached Table E below for a detailed analysis. The city planner has reviewed and agrees with this modification as part of the Site Development Plan. TABLE E – PARKING ANALYSIS USE RATIO PER CMC CHAPER 21.44 REQUIRED PROPOSED COMPLY? Biomedical Research and Development 1 space/300 SF of gross floor area 164,833 SF = 549 300 426 spaces • 335 standard • 91 compact (21%) *52 of 426 spaces are required to be zero emission. *43 of the 52 zero emission spaces are proposed to be electric vehicle spaces. Yes** Per parking study prepared by Urban Systems (February 2023) 217 spaces are recommended based on a ratio of 1.316 spaces per 1,000 SF of gross floor area. In addition, the project complies with the minimum electric vehicle charging requirements. E. McClellan Palomar Airport Land Use Compatibility Plan (ALUCP) The project site is approximately 1.1 miles northeast of McClellan Palomar Airport and is subject to the policies and standards outlined in the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). Specifically, the project site is located within Review Area 1 of the Airport Influence Area which consists of locations where noise and/or safety concerns may necessitate limitations on the types of allowable land uses. Pursuant to Exhibit III-2 of the ALUCP (Safety Compatibility Policy Map), the site is located within Safety Zone 6, the Traffic Pattern Zone. Light industrial buildings such as the proposed biomedical R&D building March 1, 2023 Item #1 Page 11 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 12 are considered to be compatible land uses within Safety Zone 6. At the tallest point, the proposed 48- foot-tall building, including the architectural projections up to 60 feet, is at 478 AMSL, which is below the Federal Aviation Regulation (FAR) Part 77 obstruction surface of 548 feet AMSL established at the project site and pursuant to SP 211(C). In addition, pursuant to Exhibit III-1 of the ALUCP, the project is located outside of the 60 dB CNEL noise contour, but within the Overflight Notification area pursuant to Exhibit III-6. As such, the project will be conditioned to require the recordation of an Overflight Notification Notice. Therefore, the project is consistent with SP 211(C) and the McClellan-Palomar ALUCP. The required findings are discussed in the Planning Commission Resolution, Exhibit No. 1, attached to the staff report. F. Subdivision Ordinance (CMC Title 20) The proposed 164,833-square-foot R&D building is proposed to be constructed across Lots 21 and 22 of SP 211(C). In order to comply with Title 20, Subdivision Ordinance, a lot line adjustment to merge Lots 21 and 22 of Map No. 16145 into one legal lot is required. Pursuant to the attached Planning Commission Resolution (Exhibit 1), the project is conditioned to require a lot line adjustment and certificate of compliance prior to issuance of the building permit. An updated title report reflecting the approval will be required to demonstrate compliance. G. Growth Management Ordinance (CMC Chapter 21.90) – Local Facilities Management Plan Zone 16 The proposed project is located within Local Facilities Management Zone 16 in the northeast 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 F below. TABLE F – GROWTH MANAGEMENT PLAN COMPLIANCE STANDARD IMPACTS COMPLY City Administration No Impact; does not generate population Yes Library No Impact; does not generate population Yes Wastewater Treatment 105 Equivalent Dwelling Units (EDU) Yes Parks No Impact; does not generate population Yes Drainage The proposed project includes the construction of two bioretention basins and a storm water vault. The project will adhere to the city’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants, and soil erosion. Yes Circulation 1,319 ADTs Yes Fire Fire Station 5 Yes Open Space No impact Yes Schools No Impact; does not generate population Yes Sewer Collection System 105 EDU Yes Water 12,555 gallons per day. Project complies with all landscaping requirements and is Yes March 1, 2023 Item #1 Page 12 of 153 SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22 March 1, 2023 Page 13 consistent with Carlsbad Municipal Water District’s Urban Water Management Plan IV. ENVIRONMENTAL REVIEW In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, a Program Environmental Impact Report EIR 98-08 for the Carlsbad Oaks North Specific Plan (Planning Case Nos. EIR 98-08/GPA 97-05/ZC 97-05/SP 211/LFMP 89-16(A)/CT 97-13/HDP 97-10/PIP 02-02/SUP 97-07), State Clearinghouse No. 2000051057, was certified as complete by the City Council on October 8, 2002 (City Council Resolution No. 2002-298). Please see links below for reference. EIR 98-08: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4534452&dbid=0&repo=CityofCarlsbad&sea rchid=d325d52e-f366-4a39-99e0-846c9446ed97 City Council Resolution No. 2002-298: https://records.carlsbadca.gov/WebLink/DocView.aspx?id=4818259&dbid=0&repo=CityofCarlsbad&sea rchid=93af1f08-61ed-43c8-8743-39cbf4a7b9d4 When taking subsequent discretionary actions for which a PEIR has been certified, the Lead Agency is required to determine if subsequent activities are within the scope of the prior environmental analysis and/or review any changed circumstances or new information to determine whether any of the circumstances pursuant to CEQA Guidelines sections 15162 and 15168 require additional environmental review. The PEIR for SP 211 evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines sections 15162 and 15168 the request to construct a 164,833-square-foot, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the of the previously-certified PEIR. The project would not result in new or more severe impacts beyond those addressed in the Final PEIR and would not meet any other standards requiring further environmental review pursuant to state CEQA Guidelines sections 15162 and 15168. No further analysis, public review or environmental documentation is required. Please see Exhibit 5 for additional information. EXHIBITS: 1. Planning Commission Resolution 2. Location Map 3. Disclosure Statement 4. Public Outreach Report 5. CEQA Guidelines §15168 Environmental Review Checklist 6. Reduced Exhibits 7. Full Size Exhibits “A” – “III” dated March 1, 2023 March 1, 2023 Item #1 Page 13 of 153 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A SITE DEVELOPMENT PLAN FOR THE DEVELOPMENT OF A 164,833-SQUARE-FOOT, 48-FOOT-TALL RESEARCH AND DEVELOPMENT BUILDING, A 21-FOOT-TALL, THREE- LEVEL PARKING STRUCTURE AND A PEDESTRIAN BRIDGE ACROSS WHIPTAIL LOOP. THE VACANT 8.37-ACRE SITE COMPRISES LOTS 21 AND 22 OF THE CARLSBAD OAKS NORTH SPECIFIC PLAN SP 211(C), ON THE NORTH SIDE OF WHIPTAIL LOOP, ASSESSOR PARCEL NUMBERS 209-120- 23-00 AND 209-120-24-00 AND WITHIN LOCAL FACILITIES MANAGEMENT ZONE 16. CASE NAME: IONIS LOTS 21 & 22 CASE NO: SDP 2021-0029 (DEV2021-0141) WHEREAS, IONIS Pharmaceuticals, Inc., “Applicant/Owner,” has filed a verified application with the City of Carlsbad described as LOTS 21 AND 22 OF CARLSBAD TRACT NO. 97-13-03, CARLSBAD OAKS NORTH PHASE 3, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, AS SHOWN ON MAP THEREOF NO. 16145, RECORDED AS DOCUMENT NO. 2016-7000438, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, OCTOBER 13, 2016. (“the Property”); and WHEREAS, said verified application constitutes a request for a Site Development Plan as shown on Exhibit(s) “A” – “III” dated March 1, 2023, on file in the Planning Division, SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22, as provided by Chapters 21.06, 21.34, 21.44 and Title 20 of the Carlsbad Municipal Code and the Carlsbad Oaks North Specific Plan SP 211(C); and WHEREAS, the Planning Commission did, on March 1, 2023, hold a duly noticed public hearing as prescribed by law to consider said request; and WHEREAS, at said public hearing, upon hearing and considering all testimony and arguments, if any, of persons desiring to be heard, said Commission considered all factors relating to the Site Development Plan; WHEREAS, a Program Environmental Impact Report EIR 98-08, State Clearinghouse No. 2000051057 (Planning Case Nos. EIR 98-08/GPA 97-05/ZC 97-05/SP 211/LFMP 89-16(A)/CT 97-13/HDP PLANNING COMMISSION RESOLUTION NO. 7472 Exhibit 1 March 1, 2023 Item #1 Page 14 of 153 - 2 - 97-10/PIP 02-02/SUP 97-07), was prepared and the City Council certified it on Oct. 8, 2002, for the Carlsbad Oaks North Specific Plan SP 211; and WHEREAS, Pursuant to the California Environmental Quality Act, (CEQA, Public Resources Code section 21000 et. seq.), and its implementing regulations (the State CEQA Guidelines), Sections 15162 through 15164 set forth the criteria for determining the appropriate additional environmental documentation, if any, to be completed when there is a previously-certified environmental impact report (EIR) covering the project for which a subsequent discretionary action is required; and WHEREAS, there is no "new information of substantial importance" pursuant to CEQA Guidelines Section 15162(a)(3), and the potential environmental effects of the project were adequately analyzed by the previously-certified PROGRAM ENVIRONMENTAL IMPACT REPORT EIR 98-08 for the CARLSBAD OAKS NORTH SPECIFIC PLAN SP 211 (City Council Resolution No. 2002-298), Therefore, the previously-certified EIR is adequate without modification and no additional environmental review is required; and NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: A)That the foregoing recitations are true and correct. B)That based on the evidence presented at the public hearing, the Commission APPROVES of SDP 2021-0029 (DEV2021-0141) – IONIS LOTS 21 & 22, based on the following findings and subject to the following conditions: Findings: Site Development Plan, SDP 2021-0029 1.That the proposed development or use is consistent with the General Plan and any applicable master plan or specific plan, complies with all applicable provisions of Chapter 21.06 of the Carlsbad Municipal Code, and all other applicable provisions of this code, in that the proposal to construct a 48-foot-tall, three-story, 164,833-square-foot biomedical research and development building (R&D) and a 21-foot-tall, three-level parking structure on a vacant 8.37-acre site on the north side of Whiptail Loop (APNs 209-120-23 and 209-120-24), is consistent with the General Plan, Oaks North Specific Plan 211(C), as well as Titles 20 and 21 of the Carlsbad Municipal Code (CMC). Specifically, the biomedical R&D building is a permitted use pursuant to SP 211(C) and the project complies with public facilities, access, setbacks, height, employee eating areas, wall heights, parking requirements and the March 1, 2023 Item #1 Page 15 of 153 - 3 - architectural guidelines. As the proposed R&D building is proposed to be developed on two lots, the project is conditioned to consolidate Lots 21 and 22 of Map No. 16145 into one lot, consistent with CMC Title 20. Pursuant to CMC Section 21.34.070.A.2(b),the increase in building height from 35 to 48 feet can be supported as the setbacks have been increased at a ratio of one horizontal foot for every one foot of vertical construction beyond 35 feet (i.e., an increased setback of 13 feet). Consistent with CMC Section 21.34.070.A.2(b), the increased setback area is landscaped. In addition, the 48-foot-tall building will not adversely affect the surrounding properties and will not be unduly disproportional to other buildings in the area. Pursuant to CMC Section 21.44.020, a total of 549 spaces are required based on a parking ratio of one parking space per 300 square feet of building area. Pursuant to a Parking Study prepared by Urban Systems for the project (February 2023), a minimum of 217 parking spaces are recommended based on a parking ratio of 1.316 parking space per 1,000 square feet of building area. The details of the request include the added provision of 426 total parking spaces, which exceeds the recommendations of the February 2023 Parking Study. The City Planner, through the authority granted by CMC Section 21.44.040 (B) has reviewed the study from the qualified traffic engineer and has determined that a reduction is justified based on hourly parking demand. Due to the special conditions referred to in the February 2023 Parking Study, and considering the availability, if any, of public transportation within convenient walking distance, the reduced amount of parking will be adequate for the activities served, and that the reduction will not contribute to traffic congestion, circulation problems, traffic safety, or impair the efficiency of on-street parking. Peak parking demand does not occur frequently enough to justify building more parking. In addition, all roadways necessary to serve the development exist and only minor modifications are needed to the existing frontage improvements along the Whiptail Loop to provide access to the development. Furthermore, the proposed pedestrian bridge across Whiptail Loop complies with the minimum Engineering and Fire Department standards and will provide safe and efficient access between the IONIS campus properties. 2.That the requested development or use is properly related to the site, surroundings and environmental settings, will not be detrimental to existing development or uses or to development or uses specifically permitted in the area in which the proposed development or use is to be located, and will not adversely impact the site, surroundings or traffic circulation, in that the Carlsbad Oaks North Specific Plan SP 211(C) was approved to be developed with a 414-acre light industrial park. SP 211(C) identified 23 industrial lots, three open space lots, and one lot for an employee picnic area that would serve the industrial business park. The project consists of the construction of a 48-foot-tall, three-story, 164,833-square-foot biomedical R&D building and a 21-foot-tall, three-level parking structure on Lots 21 and 22 of SP 211(C). The project site is 8.37 acres and located on the north side of Whiptail Loop. The site is bordered by light industrial buildings south, east and west and open space to the north. The proposed 164,833-square-foot R&D building and three-level parking structure is compatible with the surrounding similar land uses. Specifically, the R&D building is terraced to follow the existing step in topography between Lots 21 and 22 of SP 211(C) and the proposed colors, materials and architectural features are well-coordinated with the exiting IONIS March 1, 2023 Item #1 Page 16 of 153 - 4 - buildings to the south, complementary to the site and its surroundings and would enhance the appearance of the surrounding light industrial park. The parking structure will be partially screened with a berm as viewed from the open space parcel to the north and a green screen will further soften the views. No evidence has been submitted or discovered that would suggest that the proposed project would cause any material depreciation in appearance or detriment in value to the surrounding neighborhood. In addition, the proposed project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 1,319 Average Daily Trips (ADT) generated by the project. The project complies with all minimum development standards pursuant to SP 211(C), in that the setbacks have been increased 13 feet to accommodate the additional building height and the Parking Analysis prepared by Urban Systems (February 2023) provides the evidence to support the applicant’s request to reduce the required number of parking stalls onsite from 549 to 426 spaces. 3.That the site for the intended development or use is adequate in size and shape to accommodate the use, in that the lots were approved as part of a 23-lot light industrial subdivision pursuant to SP 211(C) and the project is consistent with the Carlsbad Oaks North Specific Plan’s Development Standards and Design Guidelines and the Planned Industrial (P-M) Zone. Adequate onsite circulation is provided with the proposed two (2) driveway off Whiptail Loop. The biomedical R&D building complies with the development standards pursuant to SP 211(C) and CMC Chapter 21.34 in that the setbacks have been increased to accommodate the additional building height and a Parking Analysis (Urban Systems, February 2023) has been submitted to support the request to reduce the minimum required number of parking stalls from 549 to 426 spaces. 4.That all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested development or use to existing or permitted future development or use in the neighborhood will be provided and maintained, in that pursuant to CMC Section 21.34.070.A.2(b), the required setbacks have been increased by 13 feet to accommodate the additional increase in building height from 35 to 48 feet, the additional setback area is landscaped and the Parking Analysis prepared by Urban Systems (February 2023) provides the justification to support the request to reduce the required number of parking stalls onsite from 549 to 426 spaces in that a minimum of 217 parking spaces are recommended. In addition, the retaining walls onsite do not exceed 42 inches in height in the front yard setback or six feet in height outside of the front yard setback. Adequate vehicle circulation has been provided to accommodate truck turning movements and emergency vehicle access. The proposed 60-foot- wide fire buffer has been approved by the Fire Department and the landscaping proposed around the perimeter of the property and within the 60-foot-wide fire buffer is consistent with the requirements of the city’s Landscape Design Manual. 5.That the street systems serving the proposed development or use is adequate to properly handle all traffic generated by the proposed use, in that the site has frontage along Whiptail Loop to the south. Primary access to the site would be provided by two private driveways off Whiptail Loop. Pursuant to the Local Mobility Analysis prepared by Urban Systems (December 2022), Whiptail Loop, which is fully improved, can adequately handle the 1,319 Average Daily Trips (ADT) generated by the project and the ADTs fall within the scope of the circulation analysis prepared for the Program Environmental Impact Report for the Carlsbad Oaks North Specific Plan, EIR 98- 08.In addition, the internal traffic circulation and the 16’-11”-tall pedestrian bridge across March 1, 2023 Item #1 Page 17 of 153 - 5 - Whiptail Loop comply with the minimum Land Development Engineering and Fire Department standards. Pursuant to CMC Section 21.34.070.A.2(b), building height above 45 feet may be permitted through the approval of a Site Development Plan provided the following additional findings are made: 6.The project complies with CMC Section 21.34.070.A.2(c) in that the required front, side and rear yard setbacks have been increased at a ratio of one horizontal foot for every one foot of vertical construction beyond 35 feet. As 35 feet is the permitted height and a 48-foot-tall building is proposed on the lower building pad, the setbacks have been increased by 13 feet and the increased setback area is landscaped. 7.The allowed height protrusions as described in 21.46.020 do not exceed the height authorized by the decision making authority in that a 48-foot-tall building with allowable architectural projections up to 60 feet is proposed on the lower building pad and roof equipment is necessary. The proposed 60-foot-tall roof screen is an allowable architectural projection since it does not provide useable floor area, does not adversely impact the adjacent properties and is necessary to ensure the building’s design excellence. In addition, the roof equipment is centrally-located on the roof and setback from the edge of the building to minimize the visual impacts associated with the additional height for the roof screen. 8.The height of the building will not adversely affect the surrounding properties in that the proposed 48-foot-tall, three-story, 164,833-square-foot biomedical R&D building has been designed to follow the existing step in topography thus minimizing the grading and visual impacts as viewed from the open space to the north and light industrial buildings to the south, east and west. The portion of the building which exceeds the building height is setback 135 feetfrom the front property line, 164 feet from the nearest side property line and 190 feet from the rear property line. The building incorporates enhanced architectural features and will be softened with landscaping proposed around the perimeter of the site and in the parking lot. The pad elevation of the adjacent building to the east is approximately 20 feet higher than the upper building pad and 36 feet higher than the lower building pad of the proposed R&D building. The light industrial buildings located on the adjacent parcel to the west are located a minimum of 20 feet below the subject site. The building on the south side of Whiptail Loop is developed with the IONIS employee conference center. As the setbacks have been increased 13 feet as required, the building is setback a significant distance from the adjacent property lines and the adjacent properties are located a minimum of 20 feet above or below the project site, the surrounding properties will not be adversely impacted. 9.The building will not be unduly disproportional to other buildings in the area in that the three (3) light industrial buildings on the adjacent lot to the west (Pacific Vista Commerce Center, Lot 23 of SP 211C) total 411,000 square feet and are 38-feet-tall with allowable architectural projections up to 43 feet. As the building to the west also exceeded the 35-foot maximum building height by three feet, the required setbacks were also increased by three feet. The building to the east, is 37,578 square feet, two stories in height and located on a building pad approximately 20 feet higher in elevation than the upper building pad of the subject site and 36 feet higher than the lower building pad, where the 48-foot-tall section of the building is proposed. The existing IONIS R&D building located off Whiptail Loop at 2855 Gazelle Court is approximately 173,000 square feet in size. In addition, the project site comprises two of the 23 March 1, 2023 Item #1 Page 18 of 153 - 6 - light industrial lots created as part of the SP 211(C). As such, the proposed 164,833-square-foot, 48-foot-tall building is not unduly disproportional to other buildings in the area. McClellan Palomar Airport Land Use Compatibility Plan 10.The project is consistent with the adopted Airport Land Use Compatibility Plan for the McClellan- Palomar Airport (ALUCP), dated December 1, 2011, in that pursuant to Exhibit III-2 of the ALUCP (Safety Compatibility Policy Map), the site is located within Safety Zone 6, the Traffic Pattern Zone. Light industrial buildings such as the proposed biomedical R&D building are considered to be compatible land uses within Safety Zone 6. At the tallest point, the proposed 48-foot-tall building, including the architectural projections up to 60 feet, is at 478 AMSL, which is below the Federal Aviation Regulation (FAR) Part 77 obstruction surface of 548 feet AMSL established at the project site and pursuant to SP 211(C). In addition, pursuant to Exhibit III-1 of the ALUCP, the project is located outside of the 60 dB CNEL noise contour, but within the Overflight Notification area pursuant to Exhibit III-6. As such, the project will be conditioned to require the recordation of an Overflight Notification Notice. Therefore, the project is consistent with SP 211(C) and the McClellan-Palomar ALUCP. California Environmental Quality Act 11.Record and Basis for Action. The Planning Commission has considered the full record before it, which includes the Record of Proceedings. Furthermore, the recitals set forth above are found to be true and correct and material to this resolution; and are incorporated herein by reference. 12.Compliance with CEQA. Pursuant to CEQA Guidelines sections 15162, this project is covered by a previously-certified Program Environmental Impact Report EIR 98-08, State Clearinghouse No. 2000051057 (Planning Case Nos. EIR 98-08/GPA 97-05/ZC 97-05/SP 211/LFMP 89-16(A)/CT 97- 13/HDP 97-10/PIP 02-02/SUP 97-07), that was prepared and the City Council certified it on Oct. 8, 2002, for the Carlsbad Oaks North Specific Plan SP 211. The effects of the project were examined in the previously-certified EIR and all feasible mitigation measures developed in the EIR are incorporated into the appropriate entitlements to ensure that the mitigations measures will be implemented. a.There are no substantial changes proposed in the project which will require major revisions of the certified EIR. b.There are no substantial changes with respect to the circumstances under which the project is undertaken which will require major revisions of the certified EIR. c.There is no new information of substantial importance, which was not known at the time the EIR was certified by the City Council on October 8, 2022 pursuant to City Council Resolution No. 2002-298. d.The Planning Commission considered the EIR and all significant impacts and mitigation measures in the certified EIR, and considered all written and oral communications from the public regarding the environmental analysis, and found that (1) The project falls under the scope of the certified EIR; (2) All significant impacts were adequately addressed in the certified EIR; (3) The project would not make a considerable contribution to a new significant cumulative impact; and (4) None of the triggers for subsequent/supplemental EIRs in CEQA apply. The project is, therefore, determined to within the scope of the certified EIR and the certified EIR satisfies all requirements of CEQA for this later activity. March 1, 2023 Item #1 Page 19 of 153 - 7 - e.The custodian of the documents and other materials which constitute the record of proceedings upon which this decision is based is the Office of the City Clerk of the City of Carlsbad, 1200 Village Drive, Carlsbad, CA 92008. f.The Planning Commission directs the City Planner to file the notice of determination required by Public Resources Code section 21152(a) within five days after project approval. General 13.The Planning Commission finds that the project, as conditioned herein, is in conformance with the Elements of the City’s General Plan, based on the facts set forth in the staff report dated March 1, 2023, including, but not limited to the following: a.Land Use & Community Design – The project site is identified as Lots 21 and 22 of the Oaks North Specific Plan, SP 211(C). The proposed project includes a request to develop an 8.73-acre property designated PI in the General Plan with a 164,833-square-foot, 48- foot-tall, three-story R&D building, a 21-foot-tall, three-level parking structure and a pedestrian bridge across Whiptail Loop. A majority of the light industrial park is developed with light industrial building such as the proposed R&D building. The site can be adequately served by existing utilities and is convenient to public transit located along El Camino Real, Faraday Avenue and Melrose Drive. The proposed office building will provide employment opportunities for residents who live within proximity to the site and will enhance the city’s position as a premier regional employment center. The building use and design is compatible with the existing light industrial buildings tothe south, east and west. The site is suitable for the proposed light industrial development as the building setbacks have been increased to comply with CMC Section 21.34.070. Specifically, the maximum allowable building height in the P-M zone is 35 feet. As the applicant is proposing a 48-foot-tall building, the setbacks are required to be increased one foot for every foot of height above 35 feet. Therefore, the required front, side and rear yard setbacks have been increased by 13 feet. Further, views of the parking structure from the north are softened through the use of berms and a green screen to allow vines to grow up the screen. In addition, the building design steps with the topography to limit the grading and retaining wall heights and reduce the visual impacts. A total of 549 parking spaces are required and 426 parking spaces are proposed. Pursuant to a Parking Study prepared for the proposed project (Urban Systems, February 2023), a minimum of 217 parking spaces are recommended for Lots 21 and 22 of SP 211(C). As 426 spaces are provided onsite, adequate parking is provided. b Mobility – The proposed project has been designed to meet all circulation requirements, including vehicular and Fire access. In addition, the applicant would be required to pay any applicable traffic impact fees, prior to building permit issuance, which would go toward future road improvements. Pursuant to the Local Mobility Analysis prepared by Urban Systems Associates, Inc. (December 2022), the average daily trips (ADTs) generated by the project, 1,319 ADTs, falls within the scope of what was analyzed pursuant to EIR 98-08 and no new significant impacts have been identified. A March 1, 2023 Item #1 Page 20 of 153 - 8 - Transportation Demand Management Plan (Urban Systems, October 2022) has also been prepared for the proposed project. c.Public Safety – The proposed structural improvements would be required to be designed in conformance with all seismic design standards. In addition, the proposed project is consistent with all the applicable fire safety requirements, including fire sprinklers and a minimum 60-foot-wide fire buffer around the perimeter of the buildings. Two bioretention basins and a storm water vault are proposed in between the building and parking lots and Whiptail Loop to treat the stormwater before entering the storm drain system. Furthermore, the project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. d.Noise – The project site is located approximately 1.1 miles northeast of McClellanPalomar Airport and is subject to the McClellan Palomar Airport Land Use Compatibility Plan (ALUCP). The project is consistent with the noise policies in the ALUCP in that 1) the proposed light industrial R&D building is located outside of the 60 dB CNEL noise contour and thus is not impacted by airport noise; and 2) the site is within the Overflight Notification area pursuant to Exhibit III-6. As a result, the project is conditioned to require the recordation of an Overflight Notification Notice. 14.The project is consistent with the Citywide Facilities and Improvements Plan, the Local Facilities Management Plan for Zone 16 and all city public facility policies and ordinances. The project includes elements or has been conditioned to construct or provide funding to ensure that all facilities and improvements regarding sewer collection and treatment; water; drainage; circulation; fire; schools; parks and other recreational facilities; libraries; government administrative facilities; and open space, related to the project will be installed to serve new development prior to or concurrent with need. Specifically, a.The project has been conditioned to provide proof from the Carlsbad Unified School District that the project has satisfied its obligation for school facilities. b.The Public Facility fee is required to be paid by Council Policy No. 17 and will be collected prior to the issuance of building permit. c.The Local Facilities Management fee for Zone 16 is required by Carlsbad Municipal Code Section 21.90.050 and will be collected prior to issuance of building permit. 15.This project has been conditioned to comply with any requirement approved as part of the Local Facilities Management Plan for Zone 16. 16.That the project is consistent with the City’s Landscape Manual and Water Efficient Landscape Ordinance (Carlsbad Municipal Code Chapter 18.50). 17.The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably related to the project, and the extent and the degree of the exaction is in rough proportionality to the impact caused by the project. March 1, 2023 Item #1 Page 21 of 153 - 9 - Conditions: NOTE: Unless otherwise specified herein, all conditions shall be satisfied prior to the issuance of grading permit, or building permit, whichever comes first. 1.If any of the following conditions fail to occur, or if they are, by their terms, to be implemented and maintained over time, if any of such conditions fail to be so implemented and maintained according to their terms, the city shall have the right to revoke or modify all approvals herein granted; deny or further condition issuance of all future building permits; deny, revoke, or further condition all certificates of occupancy issued under the authority of approvals herein granted; record a notice of violation on the property title; institute and prosecute litigation to compel their compliance with said conditions or seek damages for their violation. No vested rights are gained by Developer or a successor in interest by the city’s approval of this Site Development Plan. 2.Staff is authorized and directed to make, or require the Developer to make, all corrections and modifications to the Site Development Plan documents, as necessary to make them internally consistent and in conformity with the final action on the project. Development shall occur substantially as shown on the approved Exhibits. Any proposed development, different from this approval, shall require an amendment to this approval. 3.Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. 4.If any condition for construction of any public improvements or facilities, or the payment of any fees in-lieu thereof, imposed by this approval or imposed by law on this Project are challenged, this approval shall be suspended as provided in Government Code Section 66020. If any such condition is determined to be invalid, this approval shall be invalid unless the City Council determines that the project without the condition complies with all requirements of law. 5.Developer/Operator shall and does hereby agree to indemnify, protect, defend, and hold harmless the City of Carlsbad, its Council members, officers, employees, agents, and representatives, from and against any and all liabilities, losses, damages, demands, claims and costs, including court costs and attorney’s fees incurred by the city arising, directly or indirectly, from (a) city’s approval and issuance of this Site Development Plan, (b) city’s approval or issuance of any permit or action, whether discretionary or nondiscretionary, in connection with the use contemplated herein, and (c) Developer/Operator’s installation and operation of the facility permitted hereby, including without limitation, any and all liabilities arising from the emission by the facility of electromagnetic fields or other energy waves or emissions. This obligation survives until all legal proceedings have been concluded and continues even if the city’s approval is not validated. 6.Developer shall submit and obtain City Planner approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on adjacent homes or property. 7.Prior to submittal of the building plans, improvement plans, grading plans, or final map, whichever occurs first, developer shall submit to the City Planner, a 24" x 36" copy of the Site Plan, conceptual grading plan and preliminary utility plan reflecting the conditions approved by the final March 1, 2023 Item #1 Page 22 of 153 - 10 - decision-making body. The copy shall be submitted to the City Planner, reviewed and, if found acceptable, signed by the city's project planner and project engineer. If no changes were required, the approved exhibits shall fulfill this condition. 8.This project shall comply with all conditions and mitigation measures which are required as part of the Zone 16 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9.This approval shall become null and void if building permits are not issued for this project within 24 months from the date of project approval. 10.Building permits will not be issued for this project unless the local agency providing water and sewer services to the project provides written certification to the city that adequate water service and sewer facilities, respectively, are available to the project at the time of the application for the building permit, and that water and sewer capacity and facilities will continue to be available until the time of occupancy. A note to this effect shall be placed on the Grading Permit. 11.Developer shall report, in writing, to the City Planner within 30 days, any address change from that which is shown on the permit application, any change in the telecommunications provider, or any transfer in ownership of the site. 12.Developer shall pay the Citywide Public Facilities Fee imposed by City Council Policy #17, the License Tax on new construction imposed by Carlsbad Municipal Code Section 5.09.030, and CFD #1 special tax, subject to any credits authorized by Carlsbad Municipal Code Section 5.09.040. Developer shall also pay any applicable Local Facilities Management Plan fee for Zone 16, pursuant to Chapter 21.90. All such taxes/fees shall be paid at issuance of building permit. If the taxes/fees are not paid, this approval will not be consistent with the General Plan and shall become void. 13.Prior to the issuance of the grading permit, Developer shall submit to the city a Notice of Restriction executed by the owner of the real property to be developed. Said notice is to be filed in the office of the County Recorder, subject to the satisfaction of the City Planner, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Site Development Plan on the property. Said Notice of Restriction shall note the property description, location of the file containing complete project details and all conditions of approval as well as any conditions or restrictions specified for inclusion in the Notice of Restriction. The City Planner has the authority to execute and record an amendment to the notice which modifies or terminates said notice upon a showing of good cause by the Developer or successor in interest. 14.Developer shall make a separate formal landscape construction drawing plan check submittal to the Planning Division and obtain City Planner approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the city’s Landscape Manual. Developer shall construct and install all landscaping and irrigation as shown on the approved Final Plans. All landscaping shall be maintained in a healthy and thriving condition, free from weeds, trash, and debris. All irrigation systems shall be maintained to provide the optimum amount of water to the landscape for plant growth without causing soil erosion and runoff. March 1, 2023 Item #1 Page 23 of 153 - 11 - 15.The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Division and accompanied by the project’s building, improvement, and grading plans. 16.All roof appurtenances, including air conditioners, shall be architecturally integrated and concealed from view and the sound buffered from adjacent properties and streets, in substance as provided in Building Department Policy No. 80-6, to the satisfaction of the Directors of Community Development and Planning. 17.Developer shall construct trash receptacle and recycling areas enclosed by a six-foot-high masonry wall with gates pursuant to City Engineering Standards and Carlsbad Municipal Code Chapter 21.105. Location of said receptacles shall be approved by the City Planner. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the City Planner. 18.Compact parking spaces shall be located in large groups, and in locations clearly marked to the satisfaction of the City Planner. 19.Prior to the issuance of grading permit, the Developer shall prepare and record a Notice that this property is subject to overflight, sight and sound of aircraft operating from McClellan- Palomar Airport, in a form meeting the approval of the City Planner and the City Attorney (see Noise Form #2 on file in the Planning Division). 20.A construction change to the landscape plan approved in association with DWG # 514-7L (SDP 2018-0012) to address the changes to the landscaping in association with the construction of the pedestrian bridge on APN 209-120-27-00 shall be approved prior to issuance of the grading permit, to the satisfaction of the City Planner. 21.The approval of SDP 2021-0029 is granted subject to the Program EIR for the Oaks North Specific Plan SP 211. (EIR 98-08, SCH No. 2000051057), and all project features and mitigation measures contained therein. The applicant shall implement or cause the implementation of the Final EIR MMRP, pursuant to Planning Commission Resolution No. 5244 and pursuant to Section V.H of SP 211(C), which is incorporated herein by reference as though fully set forth herein. Engineering: NOTE: Unless specifically stated in the condition, all of the following conditions, upon the approval of this proposed development, must be met prior to approval of a building or grading permit, whichever occurs first. General 22.Prior to hauling dirt or construction materials to or from any proposed construction site within this project, developer shall apply for and obtain approval from, the city engineer for the proposed haul route. 23.This project is approved upon the express condition that building permits will not be issued for the development of the subject property unless the district engineer has determined that adequate water and sewer facilities are available at the time of permit issuance and will continue March 1, 2023 Item #1 Page 24 of 153 - 12 - to be available until time of occupancy. 24.The developer shall complete processing of an adjustment plat for the lot line adjustment between lot 21 and lot 22 as shown on the site development plan. Developer shall pay processing fees per the city’s latest fee schedule. 25.Developer shall include rain gutters on the building plans subject to the city engineer’s review and approval. Developer shall install rain gutters in accordance with said plans. 26.Developer shall install sight distance corridors at all street intersections and driveways in accordance with City Engineering Standards. The property owner shall maintain this condition. 27.Prior to building permit issuance, developer shall show all transportation demand management infrastructure measures on the building plans. 28.Prior to building permit issuance, the developer shall show an updated title report reflecting the adjustment plat and certificate of compliance. Fees/Agreements 29.Developer shall cause property owner to execute and submit to the city engineer for recordation, the city’s standard form Geologic Failure Hold Harmless Agreement. 30.Developer shall cause property owner to execute and submit to the city engineer for recordation the city’s standard form Drainage Hold Harmless Agreement. 31.Developer shall cause property owner to submit an executed copy to the city engineer for recordation a city standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement. 32.Developer shall cause property owner to apply for, execute, and submit, to the city engineer for recordation, an Encroachment Agreement covering private pedestrian bridge located over existing public right-of-way or easements as shown on the site plan. Developer shall pay processing fees per the city’s latest fee schedule. 33.Developer shall implement Transportation Demand Management strategies per Carlsbad Municipal Code section 18.51. Prior to building permit issuance, the Developer shall have a consultation with city staff regarding submittal of the final TDM Plan. Prior to occupancy, the Developer shall submit a final Tier 3 Transportation Demand Management Plan to the satisfaction of the Engineering Manager. 34.Prior to building permit issuance, the developer shall include all transportation demand management infrastructure measures, in accordance with the project’s Transportation Demand Management Plan, in the building plan set to the satisfaction of the Engineering Manager. Items include, but not limited to: a)Secure bike parking b)Outdoor bike racks with shared bikes. March 1, 2023 Item #1 Page 25 of 153 - 13 - c)Designated parking space for car/vanpools, in addition of Cal Green requirements, along signage and striping. d)Showers and lockers e)Basketball/badminton court, half basketball court and a fitness center f)Bicycle and pedestrian connections and wayfinding g)Passenger loading zone 35.Prior to occupancy, all infrastructure measures shall be installed and approved by the Engineering Manager. Grading 36.Based upon a review of the proposed grading and the grading quantities shown on the site plan a grading permit for this project is required. Developer shall prepare and submit plans and technical studies/reports as required by city engineer, post security and pay all applicable grading plan review and permit fees per the city’s latest fee schedule. 37.Prior to issuance of the grading permit, the contractor shall submit a Construction Plan to the city engineer for review and approval. Said Plan may be required to include, but not be limited to, identifying the location of the construction trailer, material staging, bathroom facilities, parking of construction vehicles, employee parking, construction fencing and gates, obtaining any necessary permission for off-site encroachment, addressing pedestrian safety, and identifying time restrictions for various construction activities. 38.Developer shall prepare and submit a separate grading plan and an addendum to the Storm Water Management Plan for Ionis Pharmaceuticals Conference Center (Parcel 1, Map 21705) toincorporate the improvements depicted on the site plan, including but not limited to: proposed sidewalk, pedestrian ramp, retaining wall, storm drain, biofiltration basin revision and implementation of trash capture. Developer shall pay all applicable fees per the city’s latest fee schedule. 39.Improvements of the private pedestrian bridge depicted on the site plan shall be conveyed on the grading plans for the site improvements or by separate document. The developer shall prepare and submit plans and technical studies/reports as required by the engineering manager of land development engineering, post security and pay all applicable plan review and permit fees per the city’s latest fee schedule. Storm Water Quality 40.Developer shall comply with the city's Stormwater Regulations, latest version, and shall implement best management practices at all times. Best management practices include but are not limited to pollution control practices or devices, erosion control to prevent silt runoff during construction, general housekeeping practices, pollution prevention and educational practices, maintenance procedures, and other management practices or devices to prevent or reduce the discharge of pollutants to stormwater, receiving water or stormwater conveyance system to the maximum extent practicable. Developer shall notify prospective owners and tenants of the above requirements. March 1, 2023 Item #1 Page 26 of 153 - 14 - 41.Developer shall submit for city approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall comply with current requirements and provisions established by the San Diego Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall identify and incorporate measures to reduce storm water pollutant runoff during construction of the project to the maximum extent practicable. Developer shall pay all applicable SWPPP plan review and inspection fees per the city’s latest fee schedule. 42.This project is subject to ‘Priority Development Project’ requirements and Trash Capture requirements. Developer shall prepare and process a Storm Water Quality Management Plan (SWQMP), subject to city engineer approval, to comply with the Carlsbad BMP Design Manual latest version. The final SWQMP required by this condition shall be reviewed and approved by the city engineer with final grading plans. Developer shall pay all applicable SWQMP plan review and inspection fees per the city’s latest fee schedule. 43.Developer is responsible to ensure that all final design plans (grading plans, improvement plans, landscape plans, building plans, etc.) incorporate all source control, site design, pollutant control BMP and applicable hydromodification measures. Dedications/Improvements 44.Developer shall design the private drainage systems, as shown on the site plan to the satisfaction of the city engineer. All private drainage systems (12” diameter storm drain and larger) shall be inspected by the city. Developer shall pay the standard improvement plan check and inspection fees for private drainage systems. 45.Prior to any work in city right-of-way or public easements, Developer shall apply for and obtain a right-of-way permit to the satisfaction of the city engineer. 46.Developer shall prepare and process public improvement plans and, prior to city engineer approval of said plans, shall execute a city standard Development Improvement Agreement to install and shall post security in accordance with C.M.C. Section 20.16.070 for public improvements shown on the site plan. Said improvements shall be installed to city standards to the satisfaction of the city engineer. These improvements include, but are not limited to: A.Demolition of Existing Sewer and Water Laterals B.Sewer Laterals C.Water Laterals D.Driveway E.Pedestrian Ramps F.AC Grind & Overlay Developer shall pay the standard improvement plan check and inspection fees in accordance with the fee schedule. Improvements listed above shall be constructed within 36 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 47.Developer shall design, and obtain approval from the city engineer, the structural section for the access aisles with a traffic index of 5.0 in accordance with city standards due to truck access March 1, 2023 Item #1 Page 27 of 153 - 15 - through the parking area and/or aisles with an ADT greater than 500. Prior to completion of grading, the final structural pavement design of the aisle ways shall be submitted together with required R-value soil test information subject to the review and approval of the city engineer. 48.Developer shall provide all-weather maintenance access roads to the public drainage facilities (e.g.: headwalls, rip-rap field, etc.) for this project to the satisfaction of the city engineer. Where maintenance access roads are not practical and/or permitted, developer shall incorporate low- maintenance design features to the satisfaction of the city engineer. Utilities 49.Developer shall meet with the fire marshal to determine if fire protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. 50.Developer shall design and agree to construct public facilities within public right-of-way or within minimum 20-foot wide easements granted to the district or the City of Carlsbad. At the discretion of the district or city engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. 51.The developer shall agree to design landscape and irrigation plans utilizing recycled water as a source and prepare and submit a colored recycled water use map to the Planning Department for processing and approval by the district engineer. 52.Developer shall install potable water and/or recycled water services and meters at locations approved by the district engineer. The locations of said services shall be reflected on public improvement plans. 53.The developer shall agree to install sewer laterals and clean-outs at locations approved by the city engineer. The locations of sewer laterals shall be reflected on public improvement plans. 54.The developer shall apply for a provisional source control permit with Encinas Wastewater District for any conveyance of flows from this development other than wastewater. Prior to the issuance of a grading permit, the developer shall comply with all conditions and pay all fees required by the Encinas Wastewater District to obtain the provisional source control permit. 55.This project is approved for 105 equivalent dwelling unit (EDUs) for sewer generation. Any future tenant improvement permit applications subsequent to this approval shall include a sewer study and/or plumbing calculations to demonstrate that the 105 EDU is not exceeded. If the tenant improvements exceed the 105 EDU sewer generation, the project may be subject to public infrastructure improvements, including but not limited to upsizing the impacted downstream sewer mains and modifying the sewer pump facilities. In addition, an amendment to SDP 2021-0029 may be required. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: March 1, 2023 Item #1 Page 28 of 153 - 16 - 56.Prior to the issuance of a building permit, Developer shall pay a Public Facility fee as required by Council Policy No. 17. 57.Prior to the issuance of a building permit, Developer shall pay the Local Facilities Management fee for Zone 16 as required by Carlsbad Municipal Code Section 21.90.050. 58.Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. 59.Approval of this request shall not excuse compliance with all applicable sections of the Zoning Ordinance and all other applicable city ordinances in effect at time of building permit issuance, except as otherwise specifically provided herein. 60.The project shall comply with the latest nonresidential disabled access requirements pursuant to Title 24 of the California Building Code. 61.Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 17.04.060. Prior to submittal for a building permit, Developer shall submit a request for addressing to the Building Division. 62.Any signs proposed for this development shall at a minimum be designed in conformance with the city’s Sign Ordinance and shall require review and approval of the City Planner prior to installation of such signs. 63.Developer acknowledges that the project is required to comply with the city’s greenhouse gas (GHG) reduction ordinances and requirements. GHG reduction requirements are in accordance with, but are not limited to, Carlsbad Municipal Code Chapters 18.21, 18.30, and 18.51 in addition to the California Green Building Standards Code (CCR, Title 24, Part 11 – CALGreen), as amended from time to time. GHG reduction requirements may be different than what is proposed on the project plans or in the Climate Action Plan Checklist originally submitted with this project. Developer acknowledges that new GHG reduction requirements related to energy efficiency, photovoltaic, electric vehicle charging, water heating and traffic demand management requirements as set forth in the ordinances and codes may impact, but are not limited to, site design and local building code requirements. If incorporating GHG reduction requirements results in substantial modifications to the project, then prior to issuance of development (grading, building, etc.) permits, Developer may be required to submit and receive approval of a Consistency Determination or Amendment for this project through the Planning Division. Compliance with the applicable GHG reduction requirements must be demonstrated on or with the construction plans prior to issuance of the applicable development permits. 64.Developer shall pay planned local area drainage fees in accordance with Section 15.08.020 of the City of Carlsbad Municipal Code to the satisfaction of the City Engineer. 65.Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the City of Carlsbad Municipal Code, respectively. The Average Daily Trips (ADT) and floor area contained in the staff report and shown on the tentative map are for planning purposes only. March 1, 2023 Item #1 Page 29 of 153 66.Subdivider shall comply with Section 20.16.040(d) of the Carlsbad Municipal Code regarding the undergrounding of existing overhead utilities. NOTICE TO APPLICANT An appeal of this decision to the City Council must be filed with the City Clerk at 1200 Carlsbad Village Drive, Carlsbad, California, 92008, within ten (10) calendar days of the date of the Planning Commission's decision. Pursuant to Carlsbad Municipal Code Chapter 21.54, section 21.54.150, the appeal must be in writing and state the reason(s) for the appeal. The City Council must make a determination on the appeal prior to any judicial review. NOTICE Please take NOTICE that approval of your project includes the "imposition" of fees, dedications, reservations, or other exactions hereafter collectively referred to for convenience as "fees/exactions." You have 90 days from date of final approval to protest imposition of these fees/exactions. If you protest them, you must follow the protest procedure set forth in Government Code Section 66020(a), and file the protest and any other required information with the City Manager for processing in accordance with Carlsbad Municipal Code Section 3.32.030. Failure to timely follow that procedure will bar any subsequent legal action to attack, review, set aside, void, or annul their imposition. You are hereby FURTHER NOTIFIED that your right to protest the specified fees/exactions DOES NOT APPLY to water and sewer connection fees and capacity charges, nor planning, zoning, grading, or other similar application processing or service fees in connection with this project; NOR DOES IT APPLY to any fees/exactions of which you have previously been given a NOTICE similar to this, or as to which the statute of limitations has previously otherwise expired. AYES: Commissioners Kamenjarin, Meenes, Merz, and Sabellico NAYS: ABSENT: Commissioners Lafferty and Stine ABSTAIN: v�� PETER MERZ, Chairperson CARLSBAD PLANNING COMMISSION ATTEST: ERIC LARDY CITY PLANNER - 17 -March 1, 2023 Item #1 Page 30 of 153 WHIPTAIL LOOP G AZELLECT E L C AMINO R E A LLA COSTA AV A L G A R DCARLSBAD BL SDP 2021-0029 (DEV 2021-0141) IONIS LOTS 21 & 22 SITE MAP J SITE!"^ Map generated on: 1/30/2023 Exhibit 2 March 1, 2023 Item #1 Page 31 of 153 Exhibit 3 March 1, 2023 Item #1 Page 32 of 153 ( City of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www .ca rlsbadca .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 th is 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. APPLICANT (Not the applicant's agent) 2. 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 separate R e may be attached if necessary.) Person -~ £ ;ta°..tei './2 Corp/Part lonis Pharmaceuticals, Inc. Title ___________ _ Title --------------Address -----------Address2855 Gazelle Ct, Carlsbad 92010 OWNER (Not the owner's agent) 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 addresses pt .the corporate officers. (A separate page may be attached if necessary.) Person f/~,_/,u,t,~~~-Corp/Partlonis Pharmaceuticals, Inc. T'tl if a--I e____________ Title ______________ _ Address -----------Address 2855 Gazelle Ct, Carlsbad 92010 PagP. 1 of 2 Revisecl 07/10 March 1, 2023 Item #1 Page 33 of 153 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 D 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. £ft,,&2vtY~2,:✓-0-- gn re of owner/date (J Signatur Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent P--1(A) Page 2 of 2 Revised 07/10 Exhibit 4March 1, 2023Item #1 Page 34 of 153DGA planning I architecture I interiors IONIS LOTS 21 & 22, ENHANCED STAKEHOLDER OUTREACH REPORT SOP 2021-0029 July 14, 2022 City of Carlsbad Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 ATTN: Shannon Harker SUBJECT: Project Outreach Report for lonis Lots 21 & 22 New R&D Building -Whiptail Loop Project No. SOP 2021-0029 (DEV2021-0141) DGA Architects and Ion is Pharmaceuticals conducted an Enhanced Stakeholder Outreach Program for their new proposed Research and Development Building on Lots 21 & 22, located on Whiptail Loop at the intersection of Whlptail Loop and Gazelle Court (SDP2021-0029) in conformance with Carlsbad Council Policy No. 84, Development Project Public Involvement Policy. The outreach program included the following: A Community Outreach Meeting was held on Wednesday, July 6, 2022 at 5:00 p.m. at 2850 Gazelle Court in the parking lot at the lonis Conference Center building, in the approximate location where the proposed bridge connects Lots 21 & 22 to the Conference Center site (see Exhibit 1). Project renderings and the site development plans were provided as reference materials. Notices (see Exhibit 2) of the meeting were mailed 20 days in advance to 30 property owners within 2,200 feet of the project site (see Stakeholder's database -Exhibit 3). The "only" attendees at the meeting were Jon Ohlson, the project architect and Wayne Sanders representing the Client lonis Pharmaceuticals. The meeting sign-in sheet (see Exhibit 3) has the contact information for both. The meeting was adjourned at approximately 5:35 p.m. due to the lack of attendance. Comment cards were available on the information table, but due to the lack of attendance, they were not needed. As of July 14, 2022, we have not received any comments or questions from either the Part A or Part B mailed noticing packages. This concludes the Enhanced Stakeholder Outreach Program for our project. If you have any questions or heed additional information, please to not hesitate to contact me at the contact information below. Sincerely, OJ£~· Principal DGA Architects 2550 Fifth Avenue, Suite 115 San Diego, CA 92103 Exhibits: 1. Photos of meeting location, 2. Public Notices, 3. Stakeholders Data Base, 4. Meeting Sign-in Sheet 2550 Fifth Avenue, Suite 115, S•n Di~go. ~llfomr~ 92103 619-685-3990 www,DG1>,oor,ne.com MOUNTAIN Vll:W I S/>.N FRANCISCO I SAN DIEC.O I SACflAMENTO March 1, 2023Item #1 Page 35 of 153,--I--a) I >< w March 1, 2023Item #1 Page 36 of 1531--co -I >< w March 1, 2023Item #1 Page 37 of 153EXHIBIT 2 DGA planning I architecture I interiors June 22, 2022 SUBJECT: Informational Meeting on a Proposed Development Project. SOP 2021-0029 (DEV2021-0141)-lonis Lots 21 & 22, New Research and Development Building, Whiptall Loop Carlsbad Dear Neighbors and Interested Stakeholders: This letter is to invite you to an informational meeting on a proposed development project in your area. The project is a "Site Development Plan" for Development on the currently vacant lots 21 & 22 located in Carlsbad Oakes North Business Park Specific Plan. Ion is Pharmaceuticals is outgrowing their current lab/office space at 2855 Gazelle Court and will develop this site with a similar program. The proposed 164,833 S.F., lab/office biotech building is anticipated to provide jobs for 250-300 people. The building will consist of a partial 3-story, 48-foot height to roof Research and Development building on an 8.37-acre site along with a 3-level parking structure. The project would include a total of 426 surface and structured parking spaces as well as drive aisles and landscaped areas. A pedestrian bridge over Whiptail Loop is also proposed to connect the new building with the existing lonis campus buildings. The project will require Planning Commission approval due to the requested 3-foot increase in maximum building height. See attached Site Plan and Bullding Elevations. The project is currently under review by the City of Carlsbad and will be subject to a future Planning Commission hearing where the Commission will vote to approve, deny or modify the project. As an affected neighbor or interested stakeholder, you will be notified of the future Planning Commission hearing on the project. See attached Site Plan and Building Elevations. The informational meeting will be held at: 5:00 p.m. Wednesday, July 6, 2022 2850 Gazelle Court Parking Lot (Across from Project Site) Carlsbad, CA At the meeting, representatives of lonis Pharmaceuticals and DGA Architects will be available to describe the proposed project and discuss questions or concerns you may have. Maps and plans of the proposed project will also be available for review at the meeting. If you have any questions, please do not hesitate to contact me at (619) 820-4021 or johlson@dga-sd.com. Sincerely, cf#'--, Jon B. Ohlson, AIA Principal DGA Architects 1550 Fird1 Av.nu•, Suite I IS, Son Ol•BO, Collfornf3 91103 619•685-3990 v,wv.,,OGAonli~.com MOUNl'AIN VIEW I SAN FRANCISCO I S/\N DIEGO I SI\CAAME'NTO March 1, 2023Item #1 Page 38 of 153SITE DEVELOPMENT AND MINOR SUBDIVISION PERMIT PACKAGE SOP 2021-0029 CONCEPT DESIGN I SE View IONIS PHARMACEUTICALS LOT 21 AND LOT 22 WH IPTAIL LOOP WEST, CARLSBAD , CA 920 10 ARCHITECTURAL AND ELECTRICAL ~--...1,111 SOP 2021-0029 DGA plarring I m:ntern.n-.1 nlencn ~I.lo.to,--....... :.,.~ •.,.._.s--.w"""""-r...~.l'..&.1't«n 411--G":'-':7D l!IJ,;>Hlt __ ,__11!,S.a..,..CA~IIO .. MIi$,...""° 11»•_...s..-...___:.-.11111 ...... u...- CO.SU.TmlS --..c:tv,Q.. aMO. wrvuiAnotl.ll. tJ"'A~~ ~DECOCAG1.t4 ffl.!e:s.t.li-U..500 CCWUCT:l!AIM'OI.MJt ~-$f'U .. 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I l+l+I I I I I I I I I I I I I Ii - March 1, 2023Item #1 Page 43 of 153EXHIBIT -2 OGA planning I architecture I interiors May 23, 2022 SUBJECT: Notice of Application: SOP 2021-0029 (DEV2021-0141)-lonis Lots 21 & 22, New Research and Development Bulldlngi Whlptall Loop Carlsbad Dear Neighbors and Interested Stakeholders: Per City Council Policy No. 84, this is to inform you that lonis Pharmaceuticals, Inc., has submitted the following development application to the City of Carlsbad: PROJECT NUMBER: PROJECT NAME: SOP 2021-0029 (DEV2021-0141) lonis Lots 21 & 22 PROJECT ADDRESS: Whlptall Loop (Intersection of Whiptail Loop and Gazelle Court) ASSESSOR PARCEL NO(s): 209-120-24-00, 209-120-23-00 DATE OF APPLICATION: December 13,2021 PROJECT DESCRIPTION: The project is a "Site Development Plan" for the Development on the currently vacant lots 21 & 22 located in Carlsbad Oakes North Business Park Specific Plan. lonis Pharmaceuticals is outgrowing their current lab/office space at 2855 Gazelle Court and will develop this site with a similar program. The proposed 164,833 S.F., lab/office biotech building is anticipated to provide jobs for 250-300 people. The building will consist of a partial 3-story, 48-foot height to roof Research and Development building on an 8.37-acre site along With a 3-level parking structure. The project would include a total of 426 surface and structured parking spaces as well as drive aisles and landscaped areas. A pedestrian bridge over Whiptail Loop is also proposed to connect the new building with the existing lonis campus buildings. See attached Site Plan and Building Elevations. APPLICANT NAME: Jon Ohlson, AIA (for lonis Pharmaceuticals) DGA Architects -Interiors -Planning 2550 Fifth Ave., Suite 115, San Diego, CA 92101 (619) 820-4021 johlson@dga-sd.com CITY PROJECT PLANNER: Shannon Harker, Senior Planner (442) 339-2621 shannon.harker@carlsbadca.gov If you would llke more information or would like to provide input on the project, please do not hesitate to contact me at the phone number or email address above. The project is currently under review by the city and your input is welcome. A decision to approve or deny this application will be made by the city at a future public hearing and you will be notified of the hearing in advance. Sincerely, Jon B. Ohlson, AIA DGA Architects Attachments: Site Plan and Building Elevations 2550 Flkh Aw nu 1, Sulto 115, $30 Diego, Col!fornl• ~2103 61~-685•3~90 www.OGAonhne.co1't1 MOUNTAIN VIEW I SAN FRANCISCO IS/IN DIECO I SACRAMENTO March 1, 2023Item #1 Page 44 of 153SITE DEVELOPMENT AND MINOR SUBDIVISION PERMIT PACKAGE SOP 2021-0026 / MS 2021-0007 IONIS PHARMACEUTICALS LOT 21 AND LOT 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 CONCEPT DESIGN I SE View ~-.. .11111 SOP 2021-0026 D GA plamng I 311:hlcctur,, I inteno,, ~ ... ,.___.,._a,~ ,~ ........ S.-, .... A:..W'--..._c.&_U ,1r,....cn.27110 ns-,__.___1.-11.i.t..°"'fa.CA•JICJ ,1.......,,., t,P~.._..'--CAflHI 11~1- """'1JLTANIS _...,,_ IIICHAU &AXEJt 9rf1UUfATICINAL. IJ'»ClMQJriQfT .WU,.. SlrflOEC;OCAt2U4 ffl..:tiUW.SOO CCMACT:!RMNOi.MJt ~lltd.NOa .. __._ srUI.LOCIC♦ ~Ardllled $T- SNJRl.00( UNDSCAn:: MCN'T'(CT\,11 :a-1nlWCICIOln Ulll~GAW-LtO TtL:•1~ COWTACT:NOtCW5P\A.OCIC OM&.: ............... ~ ....... I fRB.l"IHtriRY'8/E!Ns.JH'TT..tL. 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SNICE.GOCA.~12• 'ID.:ISUIUC!e CXJN1#1Cf:fllllk"10(,A'Q CMA&.·M I - s,uat.oc.: • ~Clll"Arc::M-.d SPURLOQC L.A.IG)SCAN; .utCH"ll:CTUJ 2UJIKAMCXIC:XP SMl~itAtltN UL:u.•u.a,.-?W=r.~ ST- __!_ ~f/elell 5lB1TTAL (17DUJ2I --1,_ !i[pree,(OQ.E~I ~ _L SD'ffi!,E!NOQ.£,0 GUl.%122 HO. -""" 10N1s Cl.ENT 10..s~E.vnr;.AL.:S PROJECT IOHl:1 J>KAAM.IC[tmCM.S LDT 21.IMD:U -· ~ .... UX)pWESl', CAIII.S8M>CADl:tl0 PRO.£:CJ HO. 2100& se,u AS!HOWN mu PERSPECTIVE VIEWS A-901 "" 0G4 pllrrio,al~I~ 'ioiio March 1, 2023Item #1 Page 48 of 153IIIH 111111 l 1111111 ~ i ri 111 I H+I I I I I I I I I I I I I I Ii - March 1, 2023Item #1 Page 49 of 153~ ~JIIII DGA planning I architecture I inceiiors ATTACHMENT A-4 CERTIFICATIONS EQUALIZED ASSESSMENT INFORMATION EXHIBIT -2 NOTICE OF PROJECT APPLICATION MAILING AND SIGN POSTING I certify ALL of the following: The radius map and property owners list utilized for the Notice of Project Application represent the latest information from the County Assessor's Equalized Assessment Roll. The "Notice of Project Application" was mailed on May 25, 2022 to property owners within a 600-foot radius of the subject property, affected property/homeowners association(s) (if any), those notified for Part 8 Stakeholder Outreach if the Notices were combined, and, if in the Coastal Zone, occupants within a 100-foot radius of the subject property. A complete copy of the mailed notice (and included exhibits, if any), radius map and mailing lists are attached to this certification. The "Notice of Project Application" sign has been posted at a conspicuous location on the site on May 27, 2022. A photograph of the posted sign is attached. SIGNATURE: PRINT NAME: ct~ Jon B.Ohlson PROJECT NAME: PROJECT NUMBER: LOCATION: RETURNED TO: s Lots 21 & 22 SOP 2021-0029 (DEV2021-0141 Whiptail Loop (Intersection of Whiptail Loop and Gazelle Court) 209-120-24-00, 209-120-23-00 Shannon Harker (Senior Project Planner) CITY OF CARLSBAD PLANNING DIVISION 1635 Faraday Avenue Carlsbad, CA 92008~7314 March 1, 2023Item #1 Page 50 of 153Cl'r.'UiSBAD ~4UNlG;r Pl\L WATSR DISTR±GT PUBLIC l\CE~lCY GARLSB}'.D G.". 920¼ GGYMTY Of SAN DISCO PIJBbIC AG8~1G¥ CARLSBAD CA 92010 CARLSBAD OAKS NORTH VENTURES LI? 3575 KENYON ST I SAN DIEGO CA 92110 SD H 3 WHIPTAIL LLC 2875 WH!PTAIL LOOP 1 CARLSBAD CA 92010 A I? G CARLSBAD I LLC 111 C ST STE 200 1 ENCINITAS CA 92024 CARLSBAD OAKS PARTNERS LLC 2848 WHIPTAIL LOOP CARLSBAD CA 92010 GATEWAY PACirIC VIEW LLC 4275 EXECUTIVE SQ STE 370 LA JOLLA CA 92037 GARDNER KRISTOPHER M 2341 BROOKHAVEN PASS VISTA CA 92081 BACKO ELIZABETH J 2335 BROOKHAVEN PASS VISTA CA 92081 COUNTY OF SMI DIEGO/PALO~ffi:R AIRPORT PUBLIC .",GENC-¥-CARLSBAD CA 92010 EXHIBIT -3 DOUBLE ARROW TRUST 09-29-90 1681 DAWSON DR VISTA CA 92081 MANDANA CAL CO PO BOX 10249 NEWPORT BEACH CA 92658 VICTORY CARLSBAD OAKS INNOVATION CENTER LP 1550 EL PASO REAL LA JOLLA CA 92037 4433 SOUTH ALAMEDA LLC 87 FREMONT PL LOS ANGELES CA 90005 HAMANN OAK PROPERTIES LP 1000 PIONEER WAY EL CAJON CA 92020 REYNOLDS FAMILY TRUST 05-18-18 2842 WHIPTAIL LOOP CARLSBAD CA 92010 HSU SIMONS AND TSAIRCHI ELLA 41 REED ST LEXINGTON MA 2421 MCNARY TIMOTHY AND EILEEN B 2339 BROOKHAVEN PASS VIS'rA CA 92081 CAMPBELL MICHAEL AND MELODY 2333 BROOKHAVEN PASS VISTA CA 92081 REPUBLIC SERVICES INC PO BOX 29246 PHOENIX AZ 8503B REGENTS OF THE UNIVERSITY OF CALIFORNIA 1111 FRANKLIN ST 12TH FLOOR OAKLAND CA 94607 OAKMONT OF CARLSBAD LLC 9240 OLD REDWOOD HWY UNIT 200 WINDSOR CA 95492 PS SOUTHERN CALIFORNIA ONE INC PO BOX: 25025 GLENDALE CA 91221 CENTER FOR NATURAL LANDS MGMT 27258 VIA INDUSTRIA STE B TEMECULA CA 92590 IONlS PHARMACEUTICALS INC 2855 GAZELLE CT CARLSBAD CA 92010 B L T 2200 EAS'l' GRAND LLC 1714 16TH ST SANTA MONICA CA 90404 GRAVES FLOYD A III AND YOLANDA A 2345 BROOKHAVEN PASS VISTA CA 92081 FANTACONE DIANg M 2337 BROOKHAVEN PASS VISTA CA 92081 MIKKONEN RYAN AND JESSICA 2331 BROOKHAVEN PASS VISTA CA 92081 -29 PRINTED -* DUPLICATE OWNERS COMBINED INTO A SINGLE LABEL March 1, 2023Item #1 Page 51 of 153OCCUPANT 1/AGffilT Cl',RLSBAD Cl\ 92o-±-0 OCCUPANT VACANT CARLSBAD Cl\ 9201G OCCUPANT 2820 WHIPTAIL LOOP CARLSBAD CA 92010 OCCUPANT 2842 WHIPTAIL LOOP STE 100 CARLSBAD CA 92010 OCCUPANT 2827 WHIPTAIL LOOP CARLSBAD CA 92010 - 7 PRINTE:D -GCCOPANT VACANT CARLSBAD GA 920~ OCCUPANT 2850 GAZELLE CT CARLSBAD CA 92010 March 1, 2023Item #1 Page 52 of 153~ 11111 EXHIBIT - 4 DGA planning I architecture I interiors SIGN-IN SHEET IONIS LOTS 21 & 22 NEW R&D BUILDING PROPOSED DEVELOPMENT PROJECT ON WHIPTAIL LOOP (SDP 2021-0029) PROJECT OUTREACH MEETING JULY 6, 2022 (NOTE: This information will be Included in the city's project file and become part of the public record.) Name (please print) Address Phone Number Email Address ✓t9l\/ CJ/il5o-;./ 7Zlc,? '25'St!J -6J7t At/E. s-·, 0 u ?f7~,gz(.) .. 4:,2] Jo1/t.&J/J C-: ~-5 D, c-a c.l". IA /k(l,rL. 5kl(j)µ,f' ),.%'5 Cs-c1-ul( ~ of,G,i} k> 7 (;) Cl ·-ftP) -7, <S4:,z. ~Cl~ 1'¼)10-1. ;: -jf ~ •c111,_ .., b l5SO FlflhAvenue, Suite 11 S, S,n Diego, C,llroml, 91101 619-68$-3990 www.OCiAonline.com MOUNTAIN VIEW I SAN FAANOSCO I SAt,I DIEGO I SACRAMENTO Yes, please include meln project mailing list(✓) Exhibit 5 Statement of Reasons for Streamlined Review and Exemption from Additional Environmental Review Checklist Pursuant to CEQA Guidelines §15168 Date: February 17, 2023 Project Title: IONIS LOTS 21 & 22 Planning Case No.: SDP 2021-0029 (DEV2021-0141) GP Designation: Planned Industrial (PI) Zoning: Planned Industrial (P-M) Staff Contact: Shannon Harker - (442) 339-2621 shannon.harker@carlsbadca.gov 1. Introduction This California Environmental Quality Act (CEQA) Analysis evaluates environmental impacts from the proposed 164,833-square-foot, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop, and ancillary improvements (hereinafter referred to as the “Project”). Documentation herein has been prepared by the City of Carlsbad as Lead Agency in full accordance with the procedural and substantive requirements of CEQA, CEQA Guidelines. This CEQA Analysis uses streamlining and tiering in accordance with CEQA Guidelines 15168 for consistency with the Carlsbad Oaks North Specific Plan and its certified EIR. 2. Project Location and Description 2A. Project Location The Carlsbad Oaks North Specific Plan, SP 211(C), is developed with the Carlsbad Oaks North Business Park, a 414-acre planned industrial development in the northeast quadrant of the city consisting of office and light industrial uses, as well as an assisted living community. The Carlsbad Oaks North Business Park Specific Plan is located in the northeast quadrant of the City of Carlsbad, entirely within the boundary of Local Facilities Management Zone 16. Specifically, it is located on a 414-acre parcel north of Palomar Airport Road, one-quarter mile east of El Camino Real. The 8.37-acre vacant Project site, on the north side of Whiptail Loop, comprises Lots 21 and 22 (Assessor Parcel Numbers 209-120-23-00 and 209-120-24-00) of the Carlsbad Oaks North Specific Plan. 2B. Project Description The Project applicant, IONIS Pharmaceuticals, currently occupies two buildings within the Oaks North Business Park. Planned Industrial Permit PIP 09-02, approved on March 17, 2010, permitted a 173,000-square-foot (SF) research and development (R&D) building. The building serves as the headquarters for IONIS and is located on a 14-acre parcel at 2855 Gazelle Court (Lot 14 and a portion of Lot 26 of SP 211C). Site Development Plan SDP 16-09, approved on June 29, 2016, permitted a 7,780-square-foot addition to the R&D building and a 5,600-square-foot detached employee fitness center. Site Development Plan SDP 2018-0012, approved on June 29, 2016, permitted a 74,000-SF employee conference center on a 4.5-acre site at 2850 Gazelle Court (Lot 25 of SP 211C). The IONIS conference center site is located in between the existing R&D building and the proposed Project, on the south side of Whiptail Loop. March 1, 2023 Item #1 Page 53 of 153 {city of Carlsbad Statement of Reasons IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 2 - 2.17.2023 The Project applicant is requesting a Site Development Plan for the construction of a 164,833-SF, 48- foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop, Assessor Parcel Numbers 209-120-23-00 and 209-120-24-00. The site is surrounded by existing urban uses with industrial development, and open pace to the north. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Access to the Project site is proposed via two private driveways off Whiptail Loop. A total of 426 parking space are proposed to be provided onsite (100 in parking structure and 326 uncovered/surface parking). The three-level parking structure has a finished floor elevation of 413 feet and is located to the rear of the portion of the R&D building on the lower building pad. To soften visual impacts of the Project as viewed from the open space parcel to the north, a portion of the parking structure cuts into the manufactured slope which bisects the site, resulting in a natural berm in the foreground to screen the structure. In addition, a vertical green screen with vines is proposed to span a large portion of the taller section of the rear elevation of the parking structure. An at-grade equipment yard is proposed to the rear of the building which will be screened with a nine-foot-tall wall. A pedestrian bridge between the parking structure and the building is proposed at the second floor of the building on the lower level. In addition to the pedestrian bridge, an elevator and two stairwells are proposed in the parking structure to facilitate pedestrian access. The architectural style of the R&D building is contemporary and complements the design of the existing IONIS buildings to the south. Building features include an enhanced entry with a stone accent wall, curvilinear architectural elements on the front facade, a glass curtain wall system, vertical accents, horizontal reveals, as well as three different plaster colors and three types of glass. The Project is consistent with density and lot size requirements of the General Plan and Zoning Ordinance. 2C. Carlsbad Oaks Program Specific Plan The purpose of this Specific Plan is to provide for the design, development and operation of a light industrial complex within the City of Carlsbad. Carlsbad Oaks North Business Park consists of several different uses such as industrial, research and development, and office uses. Commercial land uses that directly support the industrial park may be permitted on certain lots along Faraday Avenue and El Fuerte Street (approximately 44.3 acres). The Tentative Map consists of 23 industrial lots ranging in size from 2.6 acres to 20.8 acres, 1 Open Space lot (Lot 9) for a passive recreational area or a future pump station, and 3 Open Space lots. Industrial pad acreages range in size from 1.8 to 20.6 acres. Two circulation arterial roadways were extended to provide access to the are: Faraday Avenue and El Fuerte Street. The land-use plan and development regulations within the Specific Plan ensure an industrial development that conforms to community goals and values and the protection of adjacent land uses from unfavorable impacts. Issues addressed by this plan include land use compatibility with the existing industrial development to the south (Carlsbad Airport Business Center), the existing open space and industrial development to the west (Faraday Industrial Park, the Dawson Los Monos Canyon Reserve to the north, the existing residential development to the east, and the airport. Issues also include preservation of open space (including the protection and maintenance of sensitive biological resources), visual aesthetics of the development, consistency with the General Plan, provision of adequate public facilities and improvements, and the Zone 16 Local Facility Management Plan. The Specific Plan goals and policies, as specified, serve to generally guide and direct development within Carlsbad Oaks North Business Park. Detailed regulations control the type, location, intensity, and appearance of development in Carlsbad Oaks North Business Park (including but not limited to land use activity allowances, development March 1, 2023 Item #1 Page 54 of 153 Statement of Reasons IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 3 - 2.17.2023 standards, design guidelines, public facilities, infrastructure implementation measures, environmental considerations, administration, and enforcement). 2D. Project Phasing and Construction The Specific Plan, roadways, and sewer were mass graded simultaneously in order to achieve efficiency in the overall construction of the Specific Plan project. According to the Program EIR, the grading phase of the Specific Plan project occurred over a five-to-six-month period. The sewer and roadways were completed prior to any occupancy of the Specific Plan. With respect to building development, the Specific Plan identifies a Phasing Plan for development of the property. A total of three phases are proposed. The first phase of lot development will occur along Faraday Avenue. Phase 1 will consist of Lots nos. 1-8. This area contains approximately 63.1 acres of lot area. Phase 2 of lot development will consist of Lots nos. 13-19. Approximately 51.0 acres of lot area is included in this phase. Phase 3 consists of Lots nos. 20-27, containing approximately 53.2 acres. For purposes of this analysis, it is assumed that construction activities will occur on the Project site over an approximately 18-month construction period. Site preparation takes advantage of the former pre-graded activities to accommodate the proposed Project (refer to Project Description). Following completion of precise grading activities, infrastructure improvements, and new building foundations would be constructed. The Project would implement either a deep foundation system or a shallow foundation (such as heavy concrete mat or post-tensioned slabs). Utility extension and tie ins, storm drains connections, and bioretention areas would be installed. After the foundation is complete, vertical structural connections would be made. All finishes will be completed once the modules are connected. This includes construction of the roof, stairs, elevators, and interior and exterior finishes, as well as mechanical, plumbing, and electrical connections. The final stage involves landscape, hardscape, and utility connections. During construction the Project will comply with the state water board construction general permit requirements. All stockpiles and landscape materials will be berm with straw wattles or sandbags. A silt fence will be installed at the site margin along with a straw wattle check dam. Fiber roll protection will be installed around all drain inlets. A concrete washout area will be located onsite. Construction equipment expected to be utilized includes tractors, backhoes, haul trucks, graders, pavers, and water trucks. All construction material and equipment would be staged on-site or, through issuance of an encroachment (right-of-way) permit, on abutting rights-of-way. 3. Overview of Applicable CEQA Provisions and Findings The following discussion presents the relevant provisions of CEQA to which the proposed Project complies. It provides an overview of the determination of consistency with the City’s program level EIR. A description of how the Project complies with each provision is presented below. Finally, this section concludes with the CEQA finding and determination that the Project is exempt from further environmental review. 3A. Carlsbad Oaks Program Specific Plan In accordance with the California Environmental Quality Act (CEQA) and CEQA Guidelines, a Program Environmental Impact Report (EIR; EIR 98-08) for the Carlsbad Oaks North Specific Plan (State Clearinghouse No. 2000051057), was certified as complete by the City Council on October 8, 2002 (City Council Resolution No. 2002-298). The certified Program EIR (2010 FEIR) assesses potentially significant environmental impacts associated with implementation and build out of the planning area in order to provide the public, responsible agencies, and decision makers with information about the probable environmental effects of adoption and implementation of the Specific Plan. The Program EIR serves as a programmatic document that is intended to be used to evaluate subsequent projects and activities within the planning area. Resolution No. 2002-298 approved that the Candidate Findings of Fact, Statement of Overriding Considerations, and the Mitigation Monitoring and Reporting Program were March 1, 2023 Item #1 Page 55 of 153 Statement of Reasons IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 4 - 2.17.2023 approved and that the findings and conditions of the Planning Commission contained in Planning Commission Resolution No.5244 were adopted by reference. The Program EIR includes an analysis of the development potential of the subject Project. The Program EIR provides for streamlining and/or tiering opportunities under CEQA Guidelines Section 15168. CEQA Guidelines Section 15168(c) provide that “later activities in the program must be examined in the light of the program EIR to determine whether an additional environmental document must be prepared.” 3B. Applicability of the Project to 15168 The proposed Project is a “later activity” of the Program EIR. Section 4 of this CEQA Analysis provides an assessment of the Project’s environmental impacts relative to what was analyzed in the Program EIR. As described in Section 4, the Project, does not result in environmental effects that were not previously examined. As such, pursuant to CEQA Guidelines Sections 15162 and 15163, no subsequent or supplemental EIR is required. In accordance with CEQA Guidelines Section 15168(c)(2), the city can “approve the activity as being within the scope of the project covered by the program EIR, and no new environmental document would be required.” CEQA Guidelines, Section 15162(a), states that a subsequent document shall be prepared if substantial changes are proposed in the project or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. A subsequent document may also be required when new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted, shows that (a) the project will have one or more significant effects not discussed in the prior document, (b) significant effects previously examined will be substantially more severe than shown in the prior document, (c) mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the project but the project proponents decline to adopt the mitigation measure or alternative, or (d) mitigation measures or alternatives that are considerably different from those analyzed in the prior document would substantially reduce one or more significant effects on the environment but the project proponents decline to adopt the mitigation measure or alternative. Thus, CEQA Guidelines Section 15162 clarifies that a subsequent EIR or supplemental EIR is only required when "substantial changes" occur to a project or the circumstances surrounding a project, or "new information" about a project implicates "new significant environmental effects" or a "substantial increase in the severity of previously significant effects." In evaluating whether these thresholds are met, the key is to determine if any circumstances have changed enough to justify repeating a substantial portion of the environmental documentation process. CEQA Guidelines Section 15168(c)(3) provide that “an agency shall incorporate all feasible mitigation measures and alternatives developed in the program EIR into later activities in the program.” Section 5 of this CEQA analysis identifies the relevant environmental conditions of approval that will be required of the proposed Project to demonstrate compliance with mitigation measures set forth in the Program EIR, and policies, programs and goals of the Specific Plan. As described below in Section 4, for each environmental resource topic in the Environmental Checklist, with implementation of mitigation measures, the proposed Project would not result in significant impacts beyond those analyzed in the program level EIR. In addition, the Project is subject to the payment of Development Impact Fees, an any community facility district fees (CFD No.1), which are collected to offset incremental increase in demands for public services and infrastructure from implementation of the Specific Plan. March 1, 2023 Item #1 Page 56 of 153 Statement of Reasons IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 5 - 2.17.2023 3C. Applicable Mitigation Measures No applicable mitigation measures beyond those identified in Section 4, below. 3D. Summary of Findings The Project is consistent with the analysis performed for the Program EIR. That is, this Project is within the scope of the Program EIR approved earlier. Further, the Program EIR adequately anticipated and described the impacts of the proposed project and identified applicable mitigation measures necessary to reduce project specific impacts. A comprehensive environmental evaluation has been completed for the Project (Section 4). This CEQA Analysis demonstrates that the Project would not result in substantial changes or involve new information that would warrant preparation of a subsequent EIR because the level of development proposed is within the development assumptions analyzed in the Program EIR. With uniformly applied development standards, mitigation measures imposed as environmental conditions of approval, and standard regulatory requirements, the Project would not result in any new or more severe impacts relative to what was identified the Program EIR. The Program EIR adequately describes the activity for the purposes of CEQA. No further environmental review is required. Shannon Harker 2/17/23 Signature Date Shannon Harker Project Manager Printed Name Title March 1, 2023 Item #1 Page 57 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 6 - 2.17.2023 4. Overview of Applicable CEQA Provisions and Findings Under CEQA Guidelines Section 15168, Program EIR, a lead agency does not need to reevaluate or recirculate an environmental document for a significant and unavoidable effect of a later activity if that activity is within the scope of the plan or program and the impact was covered in the Program EIR. However, when using tiering, as described in CEQA Guidelines §15152, the lead agency needs to consider again the significant and unavoidable effects that were evaluated in a previous EIR to assess if they could now be mitigated and, if not, to inform adoption of CEQA findings and a statement of overriding considerations pursuant to CEQA Guidelines Sections 15091 and 15093. CEQA Guidelines Section 15168(c)(4) recommends using a written checklist or similar device to confirm whether the environmental effects of a subsequent activity were adequately covered in a Program EIR. Accordingly, this section examines the Project’s potential environmental effects within the parameters outlined in CEQA Guidelines Section 15168. The “Prior EIRs” (as defined in CEQA Guidelines) is the City of Carlsbad, Carlsbad Oaks North Program EIR, inclusive of all impact determinations, significance thresholds and mitigation measures identified therein. The evaluation builds from the Appendix G Environmental Checklist and has been modified to reflect the parameters outlined in CEQA Guidelines Section 15168. The checkboxes in the evaluation below indicate whether the proposed Project would result in environmental impacts, as follows: • New Significant Impact – The proposed Project would result in a new significant impact that was not previously identified in the Program EIR. • Substantial Increase in Severity of Previously Identified Significant Impact in Program EIR – The proposed Project’s specific impact would be substantially greater than the specific impact described in the Program EIR. • Substantial Change Relative to Program EIR – The proposed Project would involve a substantial change from analysis conducted in the Prior EIR. • Equal or Less Severity of Impact than Previously Identified in Program EIR – The severity of the specific impact of the proposed Project would be the same as or less than the severity of the specific impact described in the Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 1. Aesthetics – Would the Project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? March 1, 2023 Item #1 Page 58 of 153 □ □ □ □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 7 - 2.17.2023 Discussion The Project applicant is requesting a Site Development Plan for the construction of a 164,833- SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to aesthetics and determined the following: • A significant impact related to the views from surrounding roadways and residences onto the site will occur. Mitigation Measure AE-1 was developed to apply to all lots visible from Faraday Avenue and El Fuerte Street, as well as Lots #8, #13, and #17. Implementation of Mitigation Measure AE-1 reduced the significant aesthetics impact to a level less than significant. The Program EIR determined that there was no impact on aesthetics related to the Project site. No mitigation measures were required for the determination of less than significant impacts. Mitigation Measure AE-1 does not apply to the Project. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to aesthetics; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. March 1, 2023 Item #1 Page 59 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 8 - 2.17.2023 Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 2. Agriculture/Forestry Resources – Would the Project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide or Local Importance as shown on the maps prepared pursuant to the Farmland Mapping and b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code §12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code §51104(g))? d) Result in the loss of forest land or conversion of forest land to non-forest use? e) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Important Farmland or other agricultural resources, to non-agricultural use? Discussion The Program EIR evaluated potential impacts to agriculture and forestry and determined that there were no impacts. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. March 1, 2023 Item #1 Page 60 of 153 □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 9 - 2.17.2023 Conclusion As discussed above, the Project would not result in any significant impacts to agriculture and forestry; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 3. Air Quality – Would the Project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Discussion The Project applicant is requesting a Site Development Plan for the construction of a 164,833-SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to air quality and determined the following: • The site preparation and grading activities associated with the Specific Plan project will exceed the SDAPCD Rule 20.2 construction emission thresholds, which is considered a significant impact. Mitigation Measure AQ-1 was developed to reduce the impact. During the clearing, grading, earth moving or excavation on the Specific Plan project site, the following measures shall be implemented: 1) Control fugitive dust by regular watering, March 1, 2023 Item #1 Page 61 of 153 □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 10 - 2.17.2023 paving construction roads, or other dust preventive measures; 2) Maintain equipment engines in proper tune; 3) Seed and water until vegetation cover is grown; 4) spread soil binders; 5) Wet the area down, sufficient enough to form a cut on the surface with repeated soakings, as necessary, to maintain the crust and prevent dust pickup by the Wind; 6) Street sweeping, should silt be carried over to adjacent public thoroughfares; 7) Use water trucks or sprinkler systems to keep all areas where vehicles move dirt enough to prevent dust raised when leaving the site; 8) Wet down areas in the late morning and after work is completed for the day; 9) Use of low sulk fuel (0.5% by weight) for construction equipment; 10) Soil erosion measures; 11) Water exposed surfaces two times per day; 12) Reduce speeds on unpaved roads to 15 mph or less; and 12) Water haul roads two times per day. Implementation of Mitigation Measure AQ-1 would reduce the significant short-term general construction impacts to the extent feasible; however, the short-term impact associated with NOx and PM10 will remain significant and unavoidable • The potential for dust emissions fi-om rock crushing activities is considered a significant impact. During rock crushing activities, Best Available Control Technology (BACT) techniques, such as: misting along the conveyor feeds for the crusher; wetting of stockpiles; and limited crusher activities when wind speeds are in excess of 25 mph shall be used to control dust emissions. Implementation of Mitigation Measure AQ-2 would reduce the dust emissions associated with rock crushing activities to a level less than significant. • The long-term air pollutant emissions associated with operation of the Specific Plan project in year 2005 and 2020 (anticipated build-out at the time of writing) would exceed threshold criteria for all four of the pollutant categories, CO, ROG, NOx, and PM10, which is considered a significant impact. Mitigation Measure AQ-3 requires the following measures be implemented as feasible for all subsequent development projects within the planning area: 1) Provide within the proposed development, a commercial site designated to serve the commercial needs of the occupants of the business park; 2) Development within Carlsbad Oaks North shall provide traffic control devices along all roadway segments and at intersections and interconnect and synchronize the operation of traffic signals along arterial streets, whenever feasible; 3) Development and businesses within Carlsbad Oaks North shall encourage commuter usage of busses, carpools and vanpools; 4) Provide, whenever possible, incentives for carpooling, flex-time, shortened work weeks, and telecommunications and other means of reducing vehicular miles traveled; 5) Develop and implement employer incentive programs to encourage the placement of strategic bicycle storage lockers, and the construction of safe and convenient bicycle facilities; 6) Development within Carlsbad Oaks North shall provide shade trees to reduce building heating (cooling) needs; 7) Development within Carlsbad Oaks North shall use energy efficient low-sodium parking lot lights; and 8) Development within Carlsbad Oaks North shall use light colored roof materials to reflect heat. The short-term air quality impact associated with building construction will remain significant and unavoidable. The Project proposes development that was anticipated and considered by SANDAG growth projections used in development of the RAQS and SIP. And much of the site preparatory work was completed as part of the rough grading for the master planning area. As such, the Project would not conflict with either the RAQS or the SIP. In addition, the operational emissions from the Project are below screening levels and will not violate any ambient air quality standards. There are no feasible mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project. Grading operations associated with the construction of the Project would be subject to the Grading Ordinance, which requires the implementation of dust control measures. Emissions from the construction phase would be minimal, temporary and localized, resulting in pollutant emissions below the screening level criteria established by County air quality guidelines for determining March 1, 2023 Item #1 Page 62 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 11 - 2.17.2023 significance. In addition, the Project is required to comply with the city Climate Action Plan Consistency Checklist for new development projects, which would require reach code amendments beyond the Green Building Standards Code for energy efficiency and carbon sequestration (tree canopy), resulting in a less severe impact that what was previously contemplated. Also, the EPA adopted new tiers of emission standards for nonroad equipment. To meet new Tier 4 emission standards, engine manufacturers produce new engines with advanced emission control technologies and maintenance intervals to reduce diesel exhaust. Although new city and EPA-emission standards require higher performance standards relative to the Project’s implementation and impact on air quality, the Mitigation Measures from the Program would reduce the effect of impacts, however not all impacts may be reduced to less than significant levels. A statement of overriding consideration was adopted with certification of the Program EIR. Mitigation Measures AQ-1 and AQ-3 apply to the Project. Mitigation Measure AQ-2 does not apply to the Project as no rock crushing activities are anticipated during this construction phase. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR, and there would be no additional impacts to air quality beyond those analyzed in the Program EIR. The following environmental conditions of approval would apply to the Project to implement requirements of the Program EIR Mitigation Measures: AQ-1 AQ-3. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 4. Biological Resources – Would the Project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in March 1, 2023 Item #1 Page 63 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 12 - 2.17.2023 local or regional plans, policies, regulations or by the California Department of Fish and Wildlife or US Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Discussion The Project applicant is requesting a Site Development Plan for the construction of a 164,833-SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to biological resources and determined the following: • Sensitive Vegetation. Implementation of the proposed Specific Plan project would impact sensitive habitats including: 0.9 acres of live oak woodland, 0.05 acres live oak riparian forest, 10.83 acres southern maritime chaparral/Nuttall’s scrub oak, 0.6 acres valley needlegrass, 81.74 acres coastal sage scrub, 3.78 acres coyote brush scrub, 2.2 acres coastal sage scrub-chaparral scrub, 100.32 acres southern mixed chaparral, 21.7 acres non-native grassland, and 2.7 acres of wetlands. With implementation of Mitigation Measure BR-1, the project proponent shall mitigate all significant impacts to upland habitat in accordance with the mitigation ratios identified. Pursuant to Mitigation Measure BR-2, prior to removal of vegetation (issuance of grading permit) the developer shall encumber Open Space lots and mitigation lands with a conservation easement in favor of CDFG, and prior to final map the Developer shall grant to the City an Irrevocable Offer to dedicate fee title of Open Space Lots 10, 11, and 12 to be accepted by the City upon completion of grading and improvements. The City shall transfer the fee title to a natural lands management entity for perpetual maintenance. Implementation of the Mitigation Measures March 1, 2023 Item #1 Page 64 of 153 □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 13 - 2.17.2023 BR-1 and BR-2 reduced the significant impacts to sensitive vegetation to a level less than significant. • Sensitive Plants. Although populations of clay bindweed, San Diego thornmint, and thread-leaf brodiaea are outside of the proposed impact area, indirect impacts could occur due to habitat intrusion associated with increased human foot and bicycle traffic. According to Mitigation Measure BR-3, a low split rail fence should be installed on the borders of the trails in areas adjacent to these sensitive plant populations. Management efforts for the San Diego Goldenstar shall be undertaken to search clay soils in the area of the known occurrence of this species during site clearing and grubbing. Implementation of Mitigation Measures BR-1 and BR-3 reduced the significant impact to sensitive plants to a level less than significant. • Wetlands. Approximately 2.7 acres of wetlands will be impacted by the proposed Specific Plan project. The project proponents shall mitigate wetland impacts on-site per the mitigation ratios specified or the final mitigation ratios determined during state and federal permit negotiations, whichever are greater. The mitigation shall result in no-net-loss of wetlands as required by the Carlsbad HMP, pursuant to Mitigation Measure BR-4. Implementation of Mitigation Measure BR-4 reduced the significant wetlands impact to a level less than significant. • Raptor Nesting Habitat. The proposed Specific Plan project would result in a potentially significant impact to sensitive raptor species nesting in the planning area, including the northern harrier. Loss of nesting Northern Harriers within the greater planning area is expected and is considered an unmitigable impact at the project level. White-tailed Kites may also discontinue nesting within the riparian canopy of the primary creeks. Mitigation in the form of Mitigation Measure BR-5 was recommended to enhance and provide additional protection for other kite nesting or roosting locations in the Carlsbad Area (e.g., riparian habitat along Agua Hedionda Creek west of El Camino Real). This would include initial identification of historical kite nesting or roosting sites on publicly owned lands, and funding of signage, and policing actions if necessary, to keep humans from trespassing into the near vicinity of these nest/roost sites while they are actively in use. Clearing of vegetation, including all native habitat as well as non-native grassland, shall be performed in the non-breeding season (outside of the period from February 15 through August 30) in order to avoid impacts to nesting raptors. The specific impact to the northern barrier will remain significant and unavoidable. • Riparian Crossing Design. The two culverts proposed at riparian locations under Faraday Avenue may impede animal movement and are considered significant impacts. Under Mitigation Measure BR-6, for the road crossings, the crossings shall include fencing that funnels animals towards the entrances to the undercrossing and reduce over the road crossings. Vegetation should be kept back from driving surfaces to discourage animals from approaching the roadways. Fences shall not be located immediately adjacent to roadway surfaces and shall include cover vegetation on the road-side of any fencing so that animals that do get onto the road have protected cover that they can retreat into. Fencing can be discontinuous but should be used to train movements of animals in the pattern of flow desired. Implementation of Mitigation Measure BR-6 would reduce the significant impact associated with the culvert crossings to a level less than significant. • Wildlife Movement Corridor. Construction of the sewer interceptor will result in a significant impact to localized wildlife. During construction of the sewer and any other underground utilities in proximity to natural open space, Mitigation Measure BR-7 requires trenches to be inspected daily and any trapped wildlife shall be removed and released unharmed into native vegetation a hundred feet or more from the construction area. Construction fencing shall also be installed to minimize impacts to wildlife during the construction phase. Implementation of this mitigation shall be subject to monitoring by the City of Carlsbad March 1, 2023 Item #1 Page 65 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 14 - 2.17.2023 Planning Department. Implementation of Mitigation Measure BR-7 reduced the impact to localized wildlife from construction of the sewer to a level less than significant. • Indirect Impacts. Significant indirect impacts from lighting, human intrusion, pets, and invasive plants to resident fauna and local wildlife condors have been identified. Mitigation of indirect impacts from Mitigation Measure BR-8 requires the following measures to be taken: Unnecessary created trails other than those approved for focused recreational open space use and/or for utility access should be prohibited; and low-pressure sodium lamps are to be used. Implementation of Mitigation Measure BR-8 will reduce the significant indirect impacts to a level less than significant. The Project is consistent with the MHCP and HMP because off-site mitigation was required to compensate for the loss of significant habitat. Mitigation Measures BR-1, BR-2, BR-3, BR-4, BR-6, and BR-7 do not apply to the Project, as those obligations were performed during the rough grading and final mapping approval process and do not apply to this phase (i.e., Project’s subsequent implementation). The Project site has already been pre-graded. Mitigation Measure BR-5 controls for the timing of site preparation (to occur during the non-breeding season) Mitigation Measure BR-8 controls the adverse effects of artificial lighting where lighting is located adjacent to open space areas. And given the proximity of the site to the open space to the north, it has been determined that Mitigation Measure BR-5 and BR-8 apply to the Project’s implementation. With regard to raptor nesting habitat and unavoidable impacts, there are no feasible mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR, and there would be no additional impacts to biological resources beyond those analyzed in the Program EIR. The following environmental conditions of approval would apply to the Project to implement requirements of the Program EIR Mitigation Measures: BR-5 and BR-8. March 1, 2023 Item #1 Page 66 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 15 - 2.17.2023 Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 5. Cultural Resources – Would the Project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? c) Disturb any human remains, including those interred outside of dedicated cemeteries? Discussion The Project applicant is requesting a Site Development Plan for the construction of a 164,833-SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to cultural resources and determined the following: • The Specific Plan project would impact the following significant cultural sites: Temp 1, Temp 2, Temp 8, SDI-523 1, and SDI-2776. Mitigation Measure C-1 required that a data recovery program shall be completed for any significant archaeological site impacted by the Specific Plan project in compliance with the City of Carlsbad’s Cultural Resource Guidelines Criteria and Methodology for completing a Data Recovery Program Phase I11 (December 1990). Implementation of Mitigation Measure C-1 reduced the significant impact to archaeological resources to a level less than significant. • Paleontological Resources. Implementation of the proposed Specific Plan project has the potential to result in a significant impact to paleontological resources if present in geologic formations of the site. The Specific Plan project area contains geologic formations with moderate and high potential for producing significant paleontological resources. Under Mitigation Measure PR-1, prior to site grading, a qualified paleontologist shall be retained to cany out an appropriate mitigation program. Implementation of Mitigation Measure PR-1 reduced the potentially significant impact to paleontological resources to a level less than significant. March 1, 2023 Item #1 Page 67 of 153 □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 16 - 2.17.2023 Mitigation Measures C-1 and PR-1 do not apply to the Project, as those obligations were performed during the rough grading and final mapping approval process and do not apply to this phase (i.e., Project’s subsequent implementation). The Project site has already been pre-graded. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR, and there would be no additional impacts to cultural resources beyond those analyzed in the Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 6. Energy Resources – Would the Project: a) Result in potentially significant environmental impact due to wasteful, inefficient, or unnecessary consumption of energy resources, during project construction or operation? b) Conflict with or obstruct a state or local plan for renewable energy or energy efficiency? Discussion The Specific Plan will result in the generation of stationary source emissions in the region through on-site consumption of energy (Le, lighting, water, and space heating and cooling. Stationary sources include two types: point and area. Point sources are those which are at a specific site that has one or two emission sources or at a facility with an identified location (e.g., power plant). Area sources comprise many small emission sources (e.g., homes offices and shops) which do not have specifically identified locations, but for which emissions can be calculated using per unit standards. Please refer to the Air Quality analysis for more context and information about the Program EIR’s analysis. The Project would be required to comply with the 2015 Climate Action Plan (amended in 2020) through the review of a Climate Action Plan checklist. This checklist contains measures that are March 1, 2023 Item #1 Page 68 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 17 - 2.17.2023 required to be implemented on a project-by-project basis to ensure that the specified emissions targets identified in the Climate Action Plan (CAP) are achieved. Implementation of these measures will ensure that new development is consistent with the CAP’s assumption for relevant CAP strategies toward achieving the identified greenhouse gas reduction targets, which have been developed since the approval and certification of the Program EIR. The Program EIR evaluated potential impacts to energy and determined that there were no impacts. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to energy; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 7. Geology and Soils Resources – Would the Project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and March 1, 2023 Item #1 Page 69 of 153 □ □ □ □ □ □ □ □ □ 1:8] 1:8] 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 18 - 2.17.2023 potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? f) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Discussion The Program EIR evaluated potential impacts to geology and determined that there were no impacts. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to geology and soils; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. March 1, 2023 Item #1 Page 70 of 153 □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 19 - 2.17.2023 Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 8. Greenhouse Gas Emissions Resources – Would the Project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or regulation adopted for the purpose of reducing the emissions of greenhouse gas? The Specific Plan will result in the generation of stationary source emissions in the region through on-site consumption of energy (Le, lighting, water, and space heating and cooling. Stationary sources include two types: point and area. Point sources are those which are at a specific site that has one or two emission sources or at a facility with an identified location (e.g., power plant). Area sources comprise many small emission sources (e.g., homes offices and shops) which do not have specifically identified locations, but for which emissions can be calculated using per unit standards. Please refer to the Air Quality analysis for more context and information about the EIR’s analysis. The Project would be required to comply with the 2015 Climate Action Plan (amended in 2020) through the review of a Climate Action Plan checklist. This checklist contains measures that are required to be implemented on a project-by-project basis to ensure that the specified emissions targets identified in the Climate Action Plan (CAP) are achieved. Implementation of these measures will ensure that new development is consistent with the CAP’s assumption for relevant CAP strategies toward achieving the identified greenhouse gas reduction targets, which have been developed since the approval and certification of the Program EIR. As described above, the Project would not result in a cumulatively considerable contribution to global climate change. As such, the Project would be consistent with city goals and policies included in the General Plan that address greenhouse gas reductions. Therefore, the Project would be consistent with emissions reduction targets of Assembly Bill 32, the Global Warming Solutions Act, and Senate Bill 32. Thus, the Project would not conflict with any applicable plan, policy or regulation adopted for the purpose of reducing emissions of greenhouse gas emissions. The Program EIR evaluated potential impacts to greenhouse gas emissions and determined that there were no impacts. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because no substantial changes are proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. March 1, 2023 Item #1 Page 71 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 20 - 2.17.2023 Conclusion As discussed above, the Project would not result in any significant impacts to greenhouse gas; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 9. Hazardous and Hazardous Materials Resources – Would the Project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? g) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? March 1, 2023 Item #1 Page 72 of 153 □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 21 - 2.17.2023 Discussion The Project applicant is requesting a Site Development Plan for the construction of a 164,833- SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to hazardous and hazardous materials and determined the following: • Implementation of the proposed Specific Plan project could result in a significant impact associated with the use and storage of hazardous materials. According to Mitigation Measure HM-1, the following conditions shall be incorporated into the proposed Specific Plan and shall be required of future development: 1) No project facilities located within 1,000 feet of any residential unit shall store, handle, or use toxic or highly toxic gases as defined in the most currently adopted fire code at quantities that exceed exempt amount as defined in the most currently adopted fire code; 2) Facilities that store, handle, or use regulated substances as defined in the California Health and Safety Code 25532(g) in excess of threshold quantities shall prepare risk management plans for determination of risks to the community; 3) Facilities that store, handle, or use any quantity of a toxic or highly toxic gas as defined in the most currently adopted fire code, which are also regulated substances as defined in the California Health and Safety Code 25532(g) shall prepare an offsite consequence analysis (OCA). Mitigation Measure HM-1 applies to the Project. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. March 1, 2023 Item #1 Page 73 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 22 - 2.17.2023 Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously- certified Program EIR, and there would be no additional impacts hazardous and hazardous materials resources beyond those analyzed in the Program EIR. The following environmental conditions of approval would apply to the Project to implement requirements of the Program EIR Mitigation Measures: HM-1. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 10. Hydrology and Water Quality Resources – Would the Project: a) Violate any water quality standards or waste discharge requirements? b) Substantially decrease groundwater supplies or interfere substantially with groundwater recharge such that the project may impede sustainable groundwater management of the basin? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river or through the addition of impervious surfaces, in a manner which would: i) result in a substantial erosion or siltation on- or off-site; ii) substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite; iii) create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff; or iv) impede or redirect flood flows? d) In flood hazard, tsunami, or seiche zones, risk release of pollutants due to project inundation? e) Conflict with or obstruct implementation of a water quality control plan or sustainable groundwater management plan? f) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? March 1, 2023 Item #1 Page 74 of 153 □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 23 - 2.17.2023 Discussion The Project applicant is requesting a Site Development Plan for the construction of a 164,833- SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to hydrology and water quality and determined the following: • Hydrology/Drainage. The proposed Specific Plan project would drain significantly more stormwater runoff into Aqua Hedionda Creek, La Mirada Creek and eventually into Aqua Hedionda Lagoon that under existing conditions. This is considered a significant impact. Subsequent to project approval, but prior to approval of final design plans within the Specific Plan area and final engineering plans for the roadways, Mitigation Measure WQH-1 requires that a detailed hydrology study shall be prepared to address the specific drainage characteristics of the proposed development and supporting infrastructure. Implementation of Mitigation Measure WQH-1 reduced the significant hydrology drainage impact to a level less than significant. • Water Quality. The impact to water quality associated with industrial land uses is still considered a significant impact. Under Mitigation Measure WQH-2, all requirements contained in the Concept Water Quality Plan were to be implemented in accordance with the Plan and verified by the City Engineer. Implementation of Mitigation Measure WQH-2 reduced the significant impact to water quality to a level less than significant. Mitigation Measures WQH-1 and WQH-2 do not apply to the Project. The State Water Resources Control Board is responsible for implementing the Clean Water Act and has issued a statewide General Permit for construction, which acts to minimize pollutant runoff to surface waters and groundwater. The Regional Water Quality Control Board is the regional entity facilitating regional implementation and has issued a Municipal Stormwater National Pollutant Discharge Elimination System (NPDES) permit to San Diego County and its 18 cities. The NPDES permit applies to development projects and establishes runoff requirements. The city’s coverage under the NPDES requires compliance with the Clean Water Program to protect water quality, which includes implementing best management practices (BMP) to control runoff pollutants and guidance on Low Impact Development (LID) to management stormwater on site. Further, these requirements for stormwater control under the NPDES permit are integrated into the Municipal Code. The Project applicant has provided a Stormwater Management Plan (SWMP) which demonstrates that the Project would comply with all requirements, required to implement site design measures, source control BMPs, and/or treatment control BMPs to reduce potential pollutants to the maximum extent practicable. These measures will enable the Project to meet waste discharge requirements as required. March 1, 2023 Item #1 Page 75 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 24 - 2.17.2023 The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR, and there would be no additional impacts to hydrology and water quality beyond those analyzed in the Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 11. Land Use and Planning – Would the Project: a) Physically divide an established community? b) Cause a significant environmental impact due to a conflict with any land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect? The Project applicant is requesting a Site Development Plan for the construction of a 164,833-SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre-graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to land use and determined the following: • A significant impact has been identified between the proposed industrial land uses and the existing residential development east of the project site. Mitigation Measure LU-1 was March 1, 2023 Item #1 Page 76 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 25 - 2.17.2023 developed and required a minimum 75 to 150-foot building setback (including ancillary structures, loading zones, trash enclosures, refuse collection areas) shall be required between Lots #8, #13, and #17 of the Specific Plan and the eastern boundary. This setback shall include the proposed 60-foot minimum landscape buffer and construction of a block wall at the top of the slope or berm as identified in the Specific Plan. Mitigation Measure LU-2 required that each Planned Industrial Permit or a Conditional Use Permit for any future facility proposed on Lots #8, #13, and #17 were to be reviewed for strict compliance with the performance standards established in the Carlsbad Oaks North Specific Plan. Mitigation Measures LU-1 and LU-2 do not apply to the Project. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR, and there would be no additional impacts to land use and housing beyond those analyzed in the Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 12. Mineral Resources – Would the Project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Discussion The Program EIR evaluated potential impacts to mineral resources and determined that there were no impacts. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. March 1, 2023 Item #1 Page 77 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 26 - 2.17.2023 Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to mineral resources; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 13. Noise – Would the Project: a) Generation of a substantial temporary or permanent increase in ambient noise levels in the vicinity of the project in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Generation of excessive ground borne vibration or ground borne noise levels? c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Discussion The Project applicant is requesting a Site Development Plan for the construction of a 164,833-SF, 48-foot-tall, three-story R&D building and a 21-foot-tall, three-level parking structure on an 8.37-acre site on the north side of Whiptail Loop. The Project site is terraced and has been pre- graded to create building pads for the development of Lots 21 and 22 of SP 211(C). A mixture of uphill and downhill perimeter manufactured slopes up to 35 feet in height are located around the perimeter of the site, as well as down the middle of the site for the stepped building pad. Grading to develop the site consists of 66,800 cubic yards of cut and 23,800 cubic yards of fill, resulting in 43,000 cubic yards of exported material. Retaining walls up to six feet in height are proposed around the perimeter of the site and outside the front yard setback. Retaining walls up to 42 inches are proposed within the front yard setback. Two bioretention basins and a storm water detention March 1, 2023 Item #1 Page 78 of 153 □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 27 - 2.17.2023 vault to treat the urban runoff are proposed in between the parking lot and Whiptail Loop. A minimum 60-foot-wide fire buffer is proposed around the north, east and west perimeters of the building. The Program EIR evaluated potential impacts to noise and determined the following: • Blasting and Rock Crushing. Significant noise impacts to off-site land uses associated with blasting and rock crushing could occur if the blasting locations and rock crushing activities were relocated from their currently proposed locations. Mitigation Measures N- 1 through N-7 were developed and required a blasting schedule, notices, performance obligations and other reporting requirements. Implementation of Mitigation Measures N-1 through N-7 reduced the potentially significant noise impact associated with and rock crushing to a level less than significant. • Year 2020 + Project Traffic Related Noise. The 3.0 dBA increase in noise levels along Faraday Avenue west of Melrose Drive will result in a significant impact to the single-family residences located within approximately 135 feet of the roadway centerline. For mitigation, under Mitigation Measure N-8, prior to issuance of a grading permit, the developer prepared an acoustical study prepared by a certified acoustician (subject to City approval) to determine the proper location, height, and configuration of any additional noise barrier (e.g., wall or berm) to protect the residences located within 135 feet of Faraday Avenue west of Melrose Drive and east of El Fuerte Street from noise levels in excess of 65 dBA. Noise attenuating devises were installed, accordingly. Mitigation Measures N-1 through N-8 do not apply to the Project, as those obligations were performed during the rough grading and final mapping approval process and do not apply to this phase (i.e., Project’s subsequent implementation). The Project site has already been pre-graded and the blasting and roadway engineering design has been completed. The Project would not generate construction noise in excess of Noise Ordinance standards. Construction operations will occur only during permitted hours of operation. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR, and there would be no additional impacts to noise beyond those analyzed in the Program EIR. March 1, 2023 Item #1 Page 79 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 28 - 2.17.2023 Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 14. Population and Housing – Would the Project: a) Induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? Discussion The Program EIR determined that the Specific Plan is a refinement of the established urban form and allows for more intensive, concentrated development; it does not divide or separate a portion of the community. The Program EIR evaluated potential impacts to population and housing and determined that there were no impacts. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to population and housing; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. March 1, 2023 Item #1 Page 80 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 29 - 2.17.2023 Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 15. Public Services – Would the Project: a) Result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? The Program EIR determined that General Plan buildout would increase demand for police, fire and emergency response services and that public service providers would receive a portion of funding from property taxes and development impact fees to expand services as warranted to meet the incremental increase in demands. Impacts to police, fire and emergency services and response were determined to be less than significant and be less than cumulatively considerable. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. The Fire Department has reviewed the Project and has determined that there is adequate emergency fire access. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. The Program EIR evaluated potential impacts to public facilities and determined the following: • The Specific Plan project would result in a significant impact to Drainage Facilities, Water and Reclaimed Water Facilities, and Sewer Facilities. Measures identified Air Qualify (short-term construction), Noise (short-term construction), Biological Resources, Cultural Resources, and Hydrology/Water Quality (short-term construction and long-term operational) will reduce the impact to a less than significant level. Implementation of these measures reduced the impact to a less than significant level. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to public services; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light March 1, 2023 Item #1 Page 81 of 153 □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 30 - 2.17.2023 industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 16. Recreation – Would the Project: a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? Discussion The increase in demand for parks and recreational facilities associated with population growth and development was considered in the Program. While new residents introduced by the Specific Plan Project would increase use of surrounding parks and recreational facilities, the anticipated increase would be consistent with the expected use generated by the Specific Plan. The Project is consistent with the projected build out analyzed in the Program EIR, which determined impacts to existing parks and recreational resources would be less than significant and cumulative impacts would be less than cumulatively considerable. The Specific Plan project studied in the Program EIR was for a non-residential business park. Any new residents introduced by the Specific Plan project would make use of existing parks and recreational facilities in the City of Carlsbad. Furthermore, the new developments are subject to development impact fees to fund acquisition and development of public park facilities. No mitigation measures were required for the determination of less than significant impacts. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to recreation; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light March 1, 2023 Item #1 Page 82 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 31 - 2.17.2023 industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 17. Transportation – Would the Project: a) Conflict with a program, plan, ordinance or policy addressing the circulation system, including transit, roadway, bicycle and pedestrian facilities? b) Conflict or be inconsistent with CEQA Guidelines § 15064.3, subdivision (b)? c) Substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? d) Result in inadequate emergency access? Discussion Level of service (LOS) has historically been used as a standard measure of traffic service. Pursuant to SB 743, as of July 1, 2020, lead agencies are required to evaluate transportation impacts of a project using a Vehicle Miles Traveled (VMT) metric as a part of the CEQA analysis, which focuses on balancing the needs of congestion management with statewide goals related to infill development, promotion of public health through increased active transportation facilitated by closer proximity to alternative travel modes and reduces greenhouse gas emissions. In December 2018, the California Governor’s Office of Planning and Research (OPR) published the Technical Advisory on Evaluating Transportation Impacts in CEQA, which provides recommendations for evaluating a project’s transportation impact using a VMT metric, thresholds of significance, and mitigation measures. Pursuant to Government Code § 15064.3(b), lead agencies have discretion to select the most appropriate methodology for evaluating a project’s VMT impacts. The City of Carlsbad adopted VMT thresholds and has published guidelines, which were last amended on October 3, 2022. The VMT thresholds are applied to new land use development projects that are subject to further environmental analysis. The Project is proposed consistent with the land use designation established through the Specific Plan and impacts to plans, policies and ordinances were analyzed in the Program EIR. Trips associated with the Specific Plan project increased the volume of trips on roadways and highways at a level anticipated by the Program EIR. As such, the Project will not introduce new or more severe impacts due to a conflict with policies related to level of service beyond those identified in the Program EIR. The Program EIR evaluated potential impacts to transportation and determined that implementation of the proposed Specific Plan project would result in a significant impact to several intersections. Implementation of Mitigation Measure Nos. T-1, T-2, and T-3 reduced the significant March 1, 2023 Item #1 Page 83 of 153 □ □ □ □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 32 - 2.17.2023 impacts to some of the intersections to a level less than significant. The impact to the following intersections will remain significant and unavoidable: Melrose Drive/Sunset Avenue; Melrose Drive/Sycamore; Melrose Drive/Park Center; SR 78 WE3 Ramps/El Camino Real; San Marcos/Grand Avenue; and SR 78 EB Ramps/Sycamore. Mitigation Measures T-1, T-2, T-3, T-4, and T-5 do not directly apply to the Project, as those obligations were performed during the rough grading and final mapping approval process and do not apply to this phase (i.e., Project’s subsequent implementation). However, each of those measures require proof of payment if this fair share contribution before issuance of any building permit. New developments are subject to development impact fees to fund development and maintenance of transportation facilities, including those identified in the Program EIR. With respect to the intersections and/or roadways that had unavoidable impacts that were documented in the Program EIR, there are no feasible mitigation measures or alternatives previously found not to be feasible would in fact be feasible and would substantially reduce one or more significant effects of the Project. Following certification of the Program EIR and adoption of the Specific Plan, SB 743 went into effect, changing how transportation impacts must be evaluated under CEQA. Nonetheless, in an effort to minimize VMT for all new development projects, in accordance with the City’s Climate Action Plan, a project-level Transportation Demand Management (TDM) Plan shall be prepared and submitted to the Engineering Department for review and approval prior to issuance of a building permit, as set forth as a condition of approval. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR, and there would be no additional impacts to transportation beyond those analyzed in the Program EIR. March 1, 2023 Item #1 Page 84 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 33 - 2.17.2023 Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 18. Tribal Resources – Would the Project cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code § 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is: a) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code § 5020.1(k), or b) A resource determined by the lead agency, in its discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision (c) of Public Resources Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native American tribe? Discussion The Program EIR evaluated potential impacts to tribal resources and determined that there were impacts to cultural resources and paleontological resources. Please refer to the Cultural Resources analysis for more context and information about the EIR’s analysis. Mitigation Measures C-1 and PR-1 do not apply to the Project, as those obligations were performed during the rough grading and final mapping approval process and do not apply to this phase (i.e., Project’s subsequent implementation). The Project site has already been pre-graded. The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to greenhouse gas; therefore, the Project would not result in an impact which was not adequately evaluated by the March 1, 2023 Item #1 Page 85 of 153 □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 34 - 2.17.2023 Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 19. Utilities and Service Systems – Would the Project: a) Require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? b) Have sufficient water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years? c) Result in a determination by the waste water treatment provider, which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? Discussion Overall, the Program EIR found that the impact of buildout of the Specific Plan on utilities and service systems, including water supply, wastewater treatment, stormwater drainage, and solid waste disposal will be less than significant after Specific Plan policies are enacted. The Specific Plan policy to upgrade and expand the water distribution system to serve new development adequately addresses the impact that buildout of the Specific Plan would exceed the water flow capacity planned for in the City’s Water Master Plan. Increases in water supply demand will be adequately offset by supplies available from the Water District and implementation of policies to construct recycled water infrastructure for irrigation. Please refer to the Public Services analysis for more context and information about the EIR’s analysis. Implementation of mitigation measures reduced the impact to drainage facilities to a less than significant level. Mitigation Measures WQH-1 and WQH-2 do not apply to the Project, as those obligations were performed during the rough grading and final mapping approval process and do not apply to this phase (i.e., Project’s subsequent implementation). The Project site has already been pre-graded. Public service providers would receive a portion of funding from property taxes and development impact fees to expand facilities as warranted to meet the incremental increase in demands, in an amount that is proportionate to a fair share. The Project involves new storm water drainage facilities. However, these extensions will not result in additional adverse physical effects beyond those already identified in other sections of the Program EIR analysis. March 1, 2023 Item #1 Page 86 of 153 □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 35 - 2.17.2023 The Project is consistent with the overall planned density and building intensity, geographic area analyzed for environmental impacts, and covered infrastructure, as described in the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to utility services; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. Significant Project Impact Substantial Increase in Severity Substantial Change Relative to Program Equal or Less Severity of Impact 20. Wildfire If located in or near state responsibility areas or lands classified as very high fire hazard severity zone – Would the Project: a) Substantially impair an adopted emergency response plan or emergency evacuation plan? b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? March 1, 2023 Item #1 Page 87 of 153 □ □ □ □ □ □ □ □ □ □ □ □ 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 36 - 2.17.2023 Discussion The Program EIR evaluated potential impacts to emergency access and associated infrastructure and response. The Program EIR concluded that impacts related to emergency access would be less than significant as individual development projects are required to be reviewed for compliance with emergency access standards set forth by the city’s public safety officials. The proposed Project will not result in insufficient emergency access during construction or at operation. Road closure is not anticipated by the proposed Project, although temporary encroachment may occur during construction activities. At least one lane of travel in each direction will be maintained during temporary construction activities and will not substantially impair emergency access. Any proposed road closure associated with construction activities will be coordinated with the Fire and Public Works Departments. The Project’s circulation plan has been reviewed by and meets all requirements of the Fire and Public Works Departments. Site circulation was determined to be adequate, including sufficient street widths and drive aisles to allow for fire truck access to the proposed project. Therefore, emergency vehicle access would be adequate under the proposed Project and there would be no new or more severe impacts related to emergency access as a result of project implementation relative to the Program EIR. Therefore, the Project will not result in a new significant impact or substantially increase the severity of a previously identified significant impact relative to the Program EIR. Further environmental review is not required because there are no substantial changes proposed in the Project (as envisioned by the Program EIR) or circumstances that will require major revisions of the prior CEQA document due to the involvement of new significant effects or a substantial increase in the severity of previously identified significant effects. There is no new information, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior environmental document was certified/adopted. Conclusion As discussed above, the Project would not result in any significant impacts to wildfire services; therefore, the Project would not result in an impact which was not adequately evaluated by the Program EIR. The Program EIR evaluated all land development anticipated through the application of policies, regulations, and as logical parts of a long-term plan. Pursuant to CEQA Guidelines Sections 15162 and 15168, the request to construct a 164,833-SF, 48-foot-tall light industrial building, three-story parking structure and bridge across Whiptail Loop is within the scope of the previously-certified Program EIR. 5. CEQA Project Environmental Conditions of Approval The Project would not result in any new or more severe impacts relative to what was identified the Program EIR. The Project is subject to environmental conditions of approval pursuant to mitigation identified in the Program EIR as follows in this section. The environmental conditions of approval shall not relieve a person from the responsibility of complying with all other applicable regulations of any other local, state, or federal agencies. No part of what follows should be deemed or construed to repeal, amend, modify, alter, or change any other applicable ordinance or any part thereof; and that in all particulars wherein these conditions are not more restrictive, each such other ordinance shall continue and shall be in full force and effect. March 1, 2023 Item #1 Page 88 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 37 - 2.17.2023 Any existing reference to an ordinance, title, chapter, article, or section heading which is renumbered or relabeled since Program EIR certification must be construed to apply to the corresponding provisions contained within these conditions. AQ-1. During the clearing, grading, earth moving or excavation on the project site, the following measures shall be implemented: • Control fugitive dust by regular watering, paving construction roads, or other dust preventive measures; • Maintain equipment engines in proper tune; • Seed and water until vegetation cover is grown; • Spread soil binders; • Wet the area down, sufficient enough to form a cut on the surface with repeated soakings, as necessary, to maintain the crust and prevent dust pickup by the Wind; • Street sweeping, should silt be carried over to adjacent public thorough fares; • Use water trucks or sprinkler systems to keep all areas where vehicles move dirt enough to prevent dust raised when leaving the site; • Wet down areas in the late morning and after work is completed for the day; • Use of low sulk fuel (0.5% by weight) for construction equipment; • Soil erosion measures; • Water exposed surfaces two times per day; • Reduce speeds on unpaved roads to 15 mph or less; and • Water haul roads two times per day. AQ-3. The following measures shall be implemented as feasible for all subsequent development projects within the project area as identified in the City of Carlsbad General Plan Final Master Environmental Impact Report: Provide within the proposed development, a commercial site designated to serve the commercial needs of the occupants of the business park. Development within Carlsbad Oaks North shall provide traffic control devices along all roadway segments and at intersections and interconnect and synchronize the operation of traffic signals along arterial streets, whenever feasible. Development and businesses within Carlsbad Oaks North shall encourage commuter usage of busses, carpools and vanpools. Provide, whenever possible, incentives for carpooling, flex-time, shortened work weeks, and telecommunications and other means of reducing vehicular miles traveled. Develop and implement employer incentive programs to encourage the placement of strategic bicycle storage lockers, and the construction of safe and convenient bicycle facilities. Development within Carlsbad Oaks North shall provide shade trees to reduce building heating (cooling) needs. Development within Carlsbad Oaks North shall use energy efficient low-sodium parking lot lights. Development within Carlsbad Oaks North shall use light colored roof materials to reflect heat. BR-5. Loss of nesting Northern Harriers within the greater project area is expected, and is considered an unmitigable impact at the project level. White-tailed Kites may also discontinue nesting within the riparian canopy of the primary creeks. Mitigation is recommended to enhance and provide additional protection for other kite nesting or roosting locations in the Carlsbad Area (e.g., riparian habitat along Agua Hedionda Creek west of El Camino Real). This would include initial identification of historical kite nesting/roosting sites on publicly owned lands, and funding of signage, and policing actions if necessary, to keep humans from trespassing into the near vicinity of these nest/roost sites while they are actively in use. Clearing of vegetation, including all native habitat as well as non-native grassland, shall be performed in the non-breeding season (outside of the period from February 15 through August 30) in order to avoid impacts to nesting raptors. March 1, 2023 Item #1 Page 89 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 38 - 2.17.2023 BR-8. Mitigation of indirect impacts to resident fauna and local wildlife corridors within the proposed site development plan require the following measures to be taken: 1) Extemporaneously created trails other than those approved for focused recreational open space use and/or for utility access should be prohibited. Sign of illicit trail-breaking should be followed by placement of substantial impediments to discourage subsequent use. The actively utilized mountain bike and hiking trails within the project site boundaries should be regularly bounded by signage that prohibits/discourages human intrusion into surrounding native habitats. These signs shall not identify specific rare plant locations, but when warranted shall indicate the presence of particularly environmentally sensitive areas. 2) Low-pressure sodium lamps are less likely than other lights to shift circadian rhythms and shall be used to reduce the adverse effects of artificial lighting where lighting is located adjacent to open-space areas. Low-sodium lights shall be used in conjunction with cut-off shields (fully shielded full cutoff lighting) around the perimeter edge of development. Such shields shall direct the light downward and towards development to eliminate excess illumination of open space habitats. Lighting shall not be installed in the vicinity of the local wildlife corridors to promote use of these areas by local wildlife. 3) Fencing (non-barbed) shall be constructed where active-use urban infrastructure is proposed to discourage intrusion into the preserve areas. Fencing of the entire open space easement is not recommended, as areas of habitat contiguous with off-site undisturbed habitat should not be further fragmented. 4) Signage shall be used in conjunction with any open space easement fencing and as previously mentioned along any trails which border rare plant populations. Signage should be posted along the perimeter of the open space easements which adjoin the project site and more frequently in the vicinity of any sensitive habitat. Roadway signage that warns of wildlife crossing shall be installed on the roadway above at the two proposed wildlife corridors along Faraday Avenue to assist in minimizing roadkill and wildlife avoidance accidents. 5) Native plants shall be used to the greatest extent feasible in the landscaped areas adjacent to and/or near mitigation open space areas and/or wetland/riparian areas. Invasive exotic plant species shall not be planted, seeded, or otherwise introduce to the landscaped areas adjacent and/or near the mitigation/open space areas and/or wetland riparian areas. Exotic species not to be used include those species listed on Lists A and B of the California Exotic Pest Council’s list of “Exotic Pest Plants of Greatest Ecological Concern in California as of October 1999.” This list includes such species as: pepper trees, pampas grass, fountain grass, ice plant, myoporum, black locust, capeweed, tree of heaven, periwinkle, sweet alyssum, English ivy, French broom, Scotch broom, and Spanish broom. 6) Existing pampas grass shall be removed from areas proposed for open space conservation. 7) Leash law restrictions shall be posted along any trail access points and shall be enforced. March 1, 2023 Item #1 Page 90 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 39 - 2.17.2023 8) Clearing of scrub and riparian vegetation, shall be performed in the non-breeding season (September 1 through February 14) in order to avoid impacts to nesting birds including sensitive riparian species and the California gnatcatcher. 9) Construction trenches should be inspected daily and any trapped wildlife shall be removed and released unharmed into native vegetation a hundred feet or more from the construction area. Construction fencing shall also be employed where appropriate to minimize impacts to wildlife during the construction phase of the project. 10) The concentration of ongoing recreational human activities in a reduced area (i.e., not including areas proposed for development) is not necessarily considered significant, if similar future activities are restricted to the pre-existing routes of travel. However, there should be future monitoring of the local wildlife habitat and vegetation conditions in areas that are currently pristine native habitat, to better evaluate any ongoing impacts, and to respond with management actions if required in the future. If the proposed open space easement is to function properly as mitigation it will need not only to be preserved but also managed in perpetuity. To assume that vegetation communities such as occur on-site are static systems would be incorrect. Temporal vegetation community shifts may alter the suitability of areas for some species over time. The level of disturbance within an area may change (including fire frequency) and micro-habitat use by some resident species may cease if a local or regional corridor has limited capacity to support these resident populations. Taking such temporal issues, as well as edge effects into consideration, the proposed open space easements should be managed to contribute the goals of the MHCP and maximize diversity and abundance where appropriate. A management plan for the proposed open space easement shall be developed and implemented by an appropriate management entity. 11) At the time of implementation of the project, a public notification process will be undertaken through on-site posting with maps indicating the location of authorized trails. HM-1. The following conditions shall be incorporated into the proposed Specific Plan and shall be required of future development: a) No project facilities located within 1,000 feet of any residential unit shall store, handle, or use toxic or highly toxic gases as defined in the most currently adopted fire code at quantities that exceed exempt amount as defined in the most currently adopted fire code. b) Facilities that store, handle, or use regulated substances as defined in the California Health and Safety Code § 25532(g) in excess of threshold quantities shall prepare risk management plans for determination of risks to the community. c) Facilities that store, handle, or use any quantity of a toxic or highly toxic gas as defined in the most currently adopted fire code, which are also regulated substances as defined in the California Health and Safety Code § 25532(g) shall prepare an offsite consequence analysis (OCA). The analysis shall be performed in accordance with Title 19 of the California Code of Regulation 2750.2 through 2750.3. If the OCA shows the release could impact the residential community, the facility will not store, handle, or use the material in those quantities. If a decrease in the quantity of material reduces the distance to toxic endpoint to where the community is not impacted, the facility shall be able to utilize the material in that quantity. Computer models may be utilized as a tool to determine the distance a hazardous material can travel if released to the atmosphere. Parameters such as temperature, wind speed, atmospheric stability, and quantity released, material March 1, 2023 Item #1 Page 91 of 153 15168 Exemption Checklist IONIS LOTS 21 & 22 SDP 2021-0029 (DEV2021-0141) - 40 - 2.17.2023 properties, and type of release (e.g., pressurized gases) is considered by these models. Models can be overlayed onto maps, which will show the distance to toxic endpoint in the event of a release. These models can be performed under “worst case” meteorological conditions and chemical release. Under this situation, the maximum harm potential is determined from the most sophisticated method available to ensure community safety. March 1, 2023 Item #1 Page 92 of 153 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 G-000 COVER SHEET IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 IONIS PHARMACEUTICALS LOT 21 AND LOT 22 SITE DEVELOPMENT PERMIT PACKAGE SDP 2021-0029 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 Exhibit 6 March 1, 2023 Item #1 Page 93 of 153 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 415-477-2700 2550 Fifth Avenue, Suite I I 5, San Diego, CA 92103 6 I 9-685-3990 1720 8th Street, Sacramento, CA 958 I I 9 I 6-441-6800 * * 10N1s CONCEPT DES IIGN I S1E Vi'ew A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 G-001 PROJECT INFORMATION IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 DEVELOPMENT SUMMARY PROJECT DESCRIPTION THIS PROPOSED PROJECT IS FOR THE EXPANSION OF THE EXISTING IONIS CAMPUS LOCATED AT 2850 AND 2855 GAZELLE COURT. IONIS PHARMACEUTICALS HAS PURCHASED THE ADJACENT LOTS 21 & 22 LOCATED ON WHIPTAIL LOOP WITH THE PLANS TO CONSTRUCT A NEW LAB OFFICE BUILDING TOTALING APPROXIMATELY 164,000 S.F. WHICH INCLUDES APPROXIMATELY 15,000 S.F. OF BASEMENT AREA AND A 3 LEVEL PARKING STRUCTURE. A PEDESTRIAN BRIDGE WILL BE CONSTRUCTED AS PART OF THIS DEVELOPMENT ACROSS WHIPTAIL LOOP TO CONNECT THE NEW BUILDING TO THE EXISTING CAMPUS. AS PART OF THIS REVIEW, IONIS PHARMACEUTICALS WILL BE CONSOLIDATING THE TWO PROPERTIES. THE PROPOSED PROJECT IS REQUESTING A DEVIATION IN THE 45' MAXIMUM BUILDING HEIGHT DUE TO EXISTING SITE TOPOGRAPHY AND A REDUCTION OF THE REQUIRED MINIMUM PARKING STANDARDS AS LISTED IN THE CITY OF CARLSBAD MUNICIPAL CODE. A PARKING STUDY FOR THE PARKING REDUCTION IS PROVIDED IN THIS SUBMITTAL. PERMITS TO BE PROCESSED SITE DEVELOPMENT PERMIT - CURRENT PROCESS BUILDING PERMIT - FUTURE A GRADING PERMIT WILL BE REQUIRED FOR THIS PROJECT - FUTURE IF BLASTING WILL BE UTILIZED ON SITE TO OVEREXCAVATE GRANITE ROCK UNDER THE PROPOSED BUILDING, A BLASTING PERMIT WILL BE REQUIRED LEGAL DESCRIPTION LOTS 21 & 22 OF CARLSBAD TRACT NO. 97-13-03, CARLSBAD OAK NORTH PHASE 3, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 16145, RECORDED AS DOCUMENT 2016-7000438. SPECIFIC PLAN, SP211. FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY OCTOBER 13, 2016. 2850: PARCEL A LOT 25 OF CARLSBAD TRACT NO. 97-13-03, CARLSBAD OAK NORTH PHASE 3, ACCORDING TO MAP THEREOF NO. 16145, RECORDED AS DOCUMENT 2016-7000438. SPECIFIC PLAN, SP211 ASSESSOR'S PARCEL NO. (A.P.N.) LOT 21: 209-120-23-00, LOT 22: 209-120-24-00 2850 GAZELLE COURT, LOT 25: 209-120-27-00 SITE ADDRESS XXXX WHIPTAIL LOOP (TO BE DETERMINED) EXISTING CONDITIONS PREVIOUSLY MASS GRADED BUILDING PADS WITH MANUFACTURED SLOPES EXISTING PERMITS CARLSBAD OAKS NORTH SPECIFIC PLAN SP211 PROPOSED PRIMARY BUILDING USE RESEARCH AND DEVELOPMENT WITH SUPPORTING OFFICE LAND USE INFORMATION ZONE:P-M (PLANNED INDUSTRIAL) SPECIFIC PLAN:CARLSBAD OAKS NORTH SP211 TOTAL SITE AREA:8.37 ACRES (364,597 S.F.) GENERAL PLAN:P.I. (PLANNED INDUSTRIAL) MAXIMUM LOT COVERAGE ALLOWED:50% (182,298 S.F.) POTENTIAL MAXIMUM BUILDING AREA:364,597 S.F. (Assumes 2-story building) PROPOSED MAXIMUM BUILDING AREA:208,833 S.F. PROPOSED LOT COVERAGE:21.8% (79,602 S.F.) PERCENT OF SITE TO BE LANDSCAPED:38.1% FLOOR AREA RATIO:N/A ALCUP:McCLELLAN AIRPORT SET BACKS FROM BASE P-M (PLANNED INDUSTRIAL) ZONE (SETBACKS ARE BASED ON A 48' HIGH BUILDING AND ARE AS NOTED IN THE PRLIMINARY REVIEW) FRONT YARD:48' AVERAGE, NOT LESS THAN 38' MINIMUM SIDEYARD SETBACK:23' MINIMUM REAR YARD SETBACK:33' WITH A MINIMUM 23' LANDSCAPED PROPOSED MIN. "BUILDING SETBACK" AT REAR:84' PROPOSED MIN. "BUILDING SIDEYARD" SETBACK: 123' PROPOSED MIN. "BUILDING SETBACK" OFF WHIPTAIL LOOP: 130' EMPLOYEE EATING AREA USABLE BUILDING AREA:149,104 S.F. REQUIRED EATING AREA = 300 S.F. PER 5,000 S.F. OF BUILDING AREA 9,000 S.F. EATING AREA PROVIDED OUTDOORS:5,400 S.F. EATING AREA PROVIDED INDOORS:3,700 S.F. TOTAL EATING AREA TO BE PROVIDED:9,100 S.F. TOTAL R&D BUILDING AREA: USABLE R&D AREA: BASEMENT AREA: EXTERIOR MECHANICAL YARD: TOTAL PARKING STRUCTURE AREA: 1ST LEVEL AREA: 2ND LEVEL AREA: 3RD LEVEL AREA: PROPOSED DEVELOPMENT PROPOSED R & D BUILDING INFORMATION PARKING STRUCTURE INFORMATION PARKING CITY OF CARLSBAD PARKING INFORMATION MINIMAL PARKING STALL REQUIREMENTS STANDARD STALLS:8'-6" W x 20'-0" L DISABLED STALLS: 9'-0" W X 18'-0" L WITH 5'-0" ACCESS AISLE OR 8'-0" ACCESS AISLE AT VAN SPACE. COMPACT STALLS:8'-0" W x 15" L COMPACT PARKING: MAX. 25% OF TOTAL REQUIRED PARKING. STANDARD PARKING: MIN. AREA 170 S.F. NO VEHICLE OVERHANG PERMITTED MAX. VEHICLE OVERHANG 2'-6". CAN NOT ENCROACH INTO ANY REQUIRED LANDSCAPE SETBACK. DRIVE AISLES: 24'-0" @ 90 DEGREE PARKING 164,833 S.F. 149,000 S.F., (OCCUPIED, RESEARH & DEVELOPMENT USE) 15,833 S.F. (NON OCCUPIED MECHANICAL, STORAGE AND RESTROOM) 3,200 S.F. (NON OCCUPIED WITH NO ROOF) 44,000 S.F. 14,300 S.F. 14,300 S.F. 15,400 S.F. TYPE OF CONSTRUCTION PER CBC OCCUPANCY PER CBC NUMBER OF STORIES MAX HEIGHT OF ROOF RIDGE (UPPER BUILDING PAD) MAX HEIGHT OF ROOF RIDGE (LOWER BUILDING PAD) MAX HEIGHT OF MECHANICAL SCREEN (UPPER PAD) MAX HEIGHT OF MECHANICAL SCREEN (LOWER PAD) TYPE II-B WITH FIRE SPRINKLERS B (LAB/OFFICE) THREE 35' 48' 44' 60' TYPE OF CONSTRUCTION PER CBC OCCUPANCY PER CBC NUMBER OF STORIES MAX. HEIGHT (TOP OF ELEVATOR) TYPE II-B WITH FIRE SPRINKLERS S-2 3 33'-0" MINIMUM REQUIRED PARKING BY USE: PROPOSED MINIMUM PARKING FOR USE: TOTAL SURFACE PARKING TO BE PROVIDED: STANDARD STALLS: COMPACT STALLS: TOTAL STRUCTURED PARKING TO BE PROVIDED: STANDARD STALLS: COMPACT STALLS: TOTAL STANDARD PARKING PROVIDED: TOTAL COMPACT SPACES PROVIDED (25% MAX): RECOMMENDED MINIMUM PARKING PER PARKING STUDY SUBMITTED BY "URBAN SYSTEMS ASSOCIATES, INC." 549 PARKING SPACES (1/300 PARKING RATIO) (164,833 / 300) 426 PARKING SPACES (1/387 PARKING RATIO) (BASED ON 164,833 S.F. OF FLOOR AREA) 284 PARKING SPACES 269 PARKING SPACES 15 PARKING SPACES 142 PARKING SPACES 66 PARKING SPACES 76 PARKING SPACES 335 PARKING SPACES 91 PARKING SPACES (21.4%) 217 PARKING SPACES (1.316 /1,000 S.F.) (BASED ON 164,833 S.F. OF FLOOR AREA) PROJECT TEAM IONIS PHARMACEUTICALS 2855 GAZELLE COURT CARLSBAD, CA 92010 TEL: 760.603.2562 CONTACT: WAYNE SANDERS EMAIL: WSANDERS@IONISPH.COM BUILDING OWNER IONIS PHARMACEUTICALS 2855 GAZELLE COURT CARLSBAD, CA 92010 TEL: 760.603.2562 CONTACT: WAYNE SANDERS EMAIL: WSANDERS@IONISPH.COM BUILDING TENANT DGA planning I architecture I interiors 2550 FIFTH AVE. SAN DIEGO, CA 92103 TEL: 619.685.3990 EMAIL: JOHLSON@DGA-SD.COM CONTACT: JON OHLSON ARCHITECT CIVIL ENGINEER MICHAEL BAKER INTERNATIONAL (MBI) 9755 CLAIREMONT MESA BLVD., SUITE 100 SAN DIEGO, CA 92124 TEL: 858.614.5029 CONTACT: BRIAN OLIVER EMAIL: BKOLIVER@MBAKERINTL.COM LANDSCAPE ARCHITECT SPURLOCK LANDSCAPE ARCHITECTURE 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 CONTACT: ERIN LEUGERS EMAIL: ELEUGERS@SPURLOCK-LAND.COM SHEET INDEX N N PUBLIC SERVICE AGENCIES SEWER: WATER: GAS & ELECTRIC: SCHOOLS: TELEPHONE: FIRE PROTECTION: AVERAGE WATER DEMAND: PEAK WATER DEMAND SEWER DEMAND: CITY OF CARLSBAD - WASTE WATER DIVISION CARLSBAD MUNICIPAL WATER DISTRICT SAN DIEGO GAS & ELECTRIC CITY OF CARLSBAD UNIFIED SCHOOL DISTRICT AT&T COMMUNICATIONS CARLSBAD FIRE DEPARTMENT 8.37 ACRES x 1,500/AC x 1.0 = 12,555 GPD 8.37 ACRES x 1,500/AC x 2.9 = 36,410 GPD 105 EDU TOTAL VICINITY MAP LOCATION MAP NOTES CODE ANALYSIS APPLICABLE CODES DESIGN AND CONSTRUCTION SHALL CONFORM TO ALL FEDERAL, STATE AND LOCAL BUILDING CODES AND ORDINANCES TO INCLUDE BUT NOT LIMITED TO THE MOST CURRENT VERSION OF THE FOLLOWING DOCUMENTS: · 2019 CALIFORNIA BUILDING CODE (PART 2 OF TITLE 24) · 2019 CALIFORNIA ELECTRIC CODE (PART 3 OF TITLE 24) · 2019 CALIFORNIA MECHANICAL CODE (PART 4 OF TITLE 24) · 2019 CALIFORNIA PLUMBING CODE (PART 5 OF TITLE 24) · 2019 CALIFORNIA ENERGY CODE (PART 6 OF TITLE 24) · 2019 CALIFORNIA ELEVATOR CODE (PART 7 OF TITLE 24) · 2019 CALIFORNIA FIRE CODE (PART 9 OF TITLE 24) · ACCESSIBILITY REGULATIONS AS PRESCRIBED BY THE 2016 CALIFORNIA BUILDING CODE, CHAPTER 11 · AMERICANS WITH DISABILITIES ACT GUIDELINES, AS AMENDED, 28 CFR PART 36 AND 36 CFR 1911. · ALL LOCAL CODES AND ORDINANCES ADOPTED BY THE CITY OF CARLSBAD CITY OF CARLSBAD MUNICIPAL CODE ORDINANCES CURRENT EDITION AT TIME OF PERMIT Seismic Zone: D Wind Speed: 85 mph Exposure: C Rain Fall: 3.3" per hour Climate Zone: 7 GENERAL NOTES THERE ARE NO BUILDING USES THAT WILL RESULT IN THE PRESENCE OF ACUTE HAZARDOUS MATERIALS, COMPRESSED FLAMMABLE GASES IN EXCESS OF 1,500 POUNDS, FLAMMABLE LIQUIDS IN EXCESS OF 10,000 GALLONS, HAZARDOUS MATERIALS IN EXCESS OF 500 POUNDS OR 55 GALLONS, OR COMPRESSED GAS IN EXCESS OF 200 CUBIC FEET. FIRE NOTES 1. A SEPARATE FIRE SPRINKLER RISER ROOM THAT IS ACCESSIBLE FROM THE EXTERIOR SHALL BE PROVIDED. THIS ROOM MAY ALSO CONTAIN OTHER UTILITIES SUCH AS TELEPHONE / COMMUNICATION EQUIPMENT 2. BUILDINGS IN EXCESS OF 52,000 S.F. SHALL REQUIRE TWO AUTOMATIC FIRE SPRINKLER RISERS. 3. FIRE SPRINKLERS TO BE INSTALLED IN ACCORDANCE WITH NFPA 13 TRAFFIC ENGINEER URBAN SYSTEMS ASSOCIATES, INC. 8451 MIRALANI DRIVE, SUITE A SAN DIEGO, CA 92126 TEL: 858.560.4911 CONTACT: JUSTIN SCHLAEFLI EMAIL: JUSTIN@URBANSYSTEMS.NET Sheet Number Sheet Name Preliminar y Review SDP 1st Submittal SDP 2nd Submittal SDP 3rd Submittal SDP - Final Submittal GENERAL G-000 COVER SHEET ▀ ▀ ▀ ▀ ▀ G-001 PROJECT INFORMATION ▀ ▀ ▀ ▀ ▀ CIVIL C100 KEY MAP ▀ ▀ ▀ ▀ C101 GRADING PLAN ▀ ▀ ▀ ▀ ▀ C102 GRADING PLAN ▀ ▀ ▀ ▀ C103 GRADING PLAN ▀ ▀ ▀ ▀ C104 GRADING PLAN ▀ ▀ ▀ ▀ C105 CROSS SECTIONS ▀ ▀ C200 UTILITY PLAN ▀ ▀ ▀ ▀ ▀ C300 FIRE ACCESS PLAN ▀ ▀ ▀ ▀ ▀ C400 FIRE HOUSE PULL PLAN ▀ ▀ ▀ ▀ ▀ LANDSCAPE L1.0A OVERALL HARDSCAPE PLAN ▀ ▀ ▀ ▀ ▀ L1.0B MAINTENANCE RESPONSIBILITY EXHIBIT ▀ ▀ ▀ ▀ L1.1A HARDSCAPE PLAN ▀ ▀ ▀ ▀ ▀ L1.1B HARDSCAPE PLAN ▀ ▀ ▀ ▀ ▀ L1.1C HARDSCAPE PLAN ▀ ▀ ▀ ▀ ▀ L1.1D HARDSCAPE PLAN ▀ ▀ ▀ ▀ ▀ L1.2 HARDSCAPE LEGEND ▀ ▀ ▀ ▀ ▀ L1.3 HARDSCAPE DETAILS ▀ ▀ ▀ ▀ L1.4 HARDSCAPE DETAILS ▀ ▀ ▀ ▀ L2.1A IRRIGATION PLAN ▀ ▀ ▀ ▀ L2.1B IRRIGATION PLAN ▀ ▀ ▀ ▀ L2.1C IRRIGATION PLAN ▀ ▀ ▀ ▀ L2.1D IRRIGATION PLAN ▀ ▀ ▀ ▀ L2.2 IRRIGATION LEGEND AND NOTES ▀ ▀ ▀ ▀ L2.3 IRRIGATION CALCULATIONS ▀ ▀ ▀ ▀ L2.4 IRRIGATION DETAILS ▀ ▀ ▀ ▀ L2.5 IRRIGATION DETAILS ▀ ▀ ▀ ▀ L2.6 IRRIGATION DETAILS ▀ ▀ ▀ ▀ L2.7 IRRIGATION DETAILS ▀ ▀ ▀ ▀ L3.0A EXISTING TREE PLAN ▀ ▀ ▀ ▀ L3.0B WATER CONSERVATION PLAN ▀ ▀ ▀ ▀ L3.0C FIRE PROTECTION PLAN ▀ ▀ ▀ L3.1A PLANTING PLAN ▀ ▀ ▀ ▀ ▀ L3.1B PLANTING PLAN ▀ ▀ ▀ ▀ ▀ L3.1C PLANTING PLAN ▀ ▀ ▀ ▀ ▀ L3.1D PLANTING PLAN ▀ ▀ ▀ ▀ ▀ L3.2 PLANTING LEGEND ▀ ▀ ▀ ▀ ▀ L3.3 PLANTING NOTES ▀ ▀ ▀ ▀ L3.4 PLANTING DETAILS ▀ ▀ ▀ ▀ L3.5 PLANTING DETAILS ▀ ▀ ▀ ▀ ARCHITECTURAL A-100 OVERALL SITE PLAN ▀ ▀ ▀ ▀ ▀ A-101 SITE PLAN ▀ ▀ ▀ ▀ ▀ A-102 SITE SECTIONS ▀ ▀ ▀ ▀ ▀ A-110 LEVEL 1 - OVERALL FLOOR PLAN ▀ ▀ ▀ ▀ ▀ A-111 PROPOSED FLOOR PLAN - LEVEL 1 (BASEMENT) ▀ ▀ ▀ ▀ ▀ A-120 LEVEL 2 - OVERALL FLOOR PLAN ▀ ▀ ▀ ▀ ▀ A-121 PROPOSED FLOOR PLAN - LEVEL 2 ▀ ▀ ▀ ▀ ▀ A-130 LEVEL 3 - OVERALL FLOOR PLAN ▀ ▀ ▀ ▀ ▀ A-131 PROPOSED FLOOR PLAN - LEVEL 3 ▀ ▀ ▀ ▀ ▀ A-140 ROOF - OVERALL FLOOR PLAN ▀ ▀ ▀ ▀ ▀ A-150 PARKING STRUCTURE FLOOR PLANS ▀ ▀ ▀ ▀ ▀ A-200 ELEVATIONS ▀ ▀ ▀ ▀ ▀ A-201 ELEVATIONS ▀ ▀ ▀ ▀ ▀ A-202 PARKING STRUCTURE ELEVATIONS ▀ ▀ ▀ ▀ A-500 EXISTING MATERIAL PALETTE ▀ ▀ ▀ ▀ ▀ A-901 PERSPECTIVE VIEWS ▀ ▀ ▀ ▀ ▀ A-902 PERSPECTIVE VIEWS ▀ ▀ ▀ ▀ ▀ ELECTRICAL E-100 SITE LIGHTING PLAN AND PHOTOMETRIC ▀ ▀ TDM TDM-1 TRANSPORTATION DEMAND MANAGEMENT PLAN - OVERALL ▀ ▀ ▀ TDM-2 TRANSPORTATION DEMAND MANAGEMENT PLAN - SITE ▀ ▀ ▀ (SEE SHEET A-100 FOR ADDITIONAL INFORMATION) SITE CITY OF CARLSBAD CAP MEASURES A CAP CHECKLIST FOR THE CITY OF CARLSBAD PROJECT HAS BE SUBMITTED WITH THIS SITE DEVELOPMENT PERMIT PACKAGE. SOME OF THE CAP MEASURES THAT WILL BE IMPLEMENTED FOR THIS PROJECT ARE: 1. 10% OF THE PARKING WILL BE EV CAPABLE WITH 50% OF THESE HAVING CHARGERS. 2. PHOTOVOLTAIC PANELS WILL BE LOCATED ON THE ROOF 3. .90 OUTDOOR LIGHTING POWER 4. A TDM PLAN WILL BE PREPARED AND SUBMITTED BY URBAN SYSTEMS SEE THE SUBMITTED CAP FOR THE DETAILED REQUIREMENTS AVERAGE DAILY TRIPS (ADT'S)1,319 ELECTRICAL ENGINEER MICHAEL WALL ENGINEERING 2550 FIFTH AVENUE, SUITE 180 SAN DIEGO, CA 92103 TEL: 949.864.0600 CONTACT: BRIAN HAHNLEN EMAIL: BHAHNLEN@MWALLENG.COM SITE DRAINAGE UNMITIGATED DRAINAGE DISCHARGE:A= 8.3 AC, Q= 42.0 CFS MITIGATED DRAINAGE DISCHARGE:A= 8.3 AC, Q= 16.6 CFS 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 94 of 153 ~ ~11111 Michael Baker INTERNATIONAL SPURLOCK LANDSCAPE ARCHITECTS -ll'IS'IE•ASIIIMMTEII, INC:. •i..ua.lllA'IUllllll:INal- ~ 11111 D GA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-44 1 -6800 10N1s T T VAN UP ELEV SHAFT CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C100 GRADING PLAN KEY MAP .......... _ ···········•·~ ....... . ................ -. . ~: --~-......... ·.;..: i:: .... . ···:····· .~~-······ ' ACCESS RIGHTS ::- RELINQUISHED ---- l-==1_;.~-;ri~~J;)~.;e \-PER MAe_ 16145 1 I • It -I ~HEETC103_ l I -r 50 25 0 50 100 150 1--~f----1 __ 1--1 SCALE: 1 "=50' KEY MAP -.......___'-..... NEW BUIC , EX. CANYON SlBDRAIN TO BE REMOVED 0 __,.., SHEETC102l I I I I I I < BASIS OF COORDINATES & BEARINGS THE COORDINATES AND BEARINGS SHOWN !£REON ARE BASED I.PON THE CALIFORNIA COORDINATE SYSTEM OF 1983, CCS83, ZONE 6, (EPOCH 1991.35) NAD83. SAID COORDINATES AND BEARINGS ARE BASED LOCALLY UPON FIELD-OBSERVED TIES TO THE FOLLOWING CONTROL STATIONS PER RECORD OF SURVEY 17271 CITY OF CARLSBAD SI.RVEY CONTROL. STATION NORTHING (ft.) GRID EASTING (ft.) GRID 97 1992628.340 6250181.587 98 1995001 .477 6250160.560 THE BASIS OF BEARINGS IS THE CALCULATED BEARING BETWEEN SAID CONTROL STATIONS 97 k 98. I.E. N 0'30'28" W DISTANCES SHOWN HEREON ARE GROUND AND IN TERMS OF THE U.S. SURVEY FOOT. CONTROL STATION #155: GRID DISTANCE= GROUND DISTANCE X COMBINED SCALE FACTOR (0.9999463) STATION NORTHING (ft.) GRID EASTING (ft.) GRID 155 1997787.323 6253921 . 946 BENCHMARK THE BASIS OF ELEVATIONS FOR THIS SURVEY IS THE NATIONAL GEODETIC VERTICAL DATUM OF 1929 (NGVD29) PER ROS 17271, CITY OF CARLSBAD SURVEY CONTROL. BENCHMARK DESIGNATION: #98 -2.5" BRASS DISC STAMPED "CLSB-098 LS 6215" IN CURB AT THE SOUTHEAST CORNER OF ORION ST k ORION WAY. ELEVATION: 338.892 DATE OF SURVEY MARCH 19 -22, 2021 Michael Baker INTERNATIONAL ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 1720 8th Street, Sacramento, CA 9581 I 916-441-6800 10N1s UP ELEV SHAFT H-HC105CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C101 GRADING PLAN 6' MAX TYPICAL RETAINING WALL DETAIL BOTTOM OF WALL TOP OF WALL TOP OF FOOTING FINISH GRADE FINISH GRADE TYPICAL BIOFILTRATION BASIN SECTION SUBDRAIN ORIFICE CAP DETAIL SUBDRAIN PER GEOTECHNICAL REPORT PROPOSED BROW DITCH PER SDRSD D-75, TYPE B ~~~--,,c------ et-12~ 14~28/) @ FOu-JD 2" IRON PIPE STAMPED "RCE 27214" RM 4 ~ AMPED "RCE 27 /4 PER½ 1 "" , 'l"G,405.5 TC 422.30 F~ 421,80 l TG 420.38 IE 4\6.59 TC 420. 10 ~ 10 FS 419.60 \ \ \ \ ~ Fout,() 2" IRON PIPE ~ STAMPED "RCE 27214" PER MAP 16145 TG 43 .3 l IE 42 .30 4 _81 11 11\\\\,1 \11\ TC 434.00 FL 433.50 HP 4 1.29 S 42 .79 TC 430. FS 430. -'" - \ . -... .-_..~- 8 \1 ' ~ 9 ~l\, ;~ 416.2 .· .. ·. ~~ '~i' .. '------~'I ~ ,1 ..•.•. l~o ~ f ' -,., :_ --~\ FS 415.23 C 414.82 FL 414.3 RIM 414.96 5 IE 410.75 T .12 FS 417.62 RIM 416. 5 IE .00 5.00' TC 417.8 FS 4 . TC 417.6 FS 417.1 ~ ,. FS 35. 1 TC 414.00 FS 413.50 ~ TG 416.50 10 IE 412.50 FS 418.00 ."':"T-..\..J 13 FS 418.00 Nj "-,.: TC ~'-5 C 424 · 5 FS 423. 5'- FS 423. 5 '- NEW 3-LEVEL PARKING STRUCTURE S 43 • 16 1ST F.F.= 413.50 / 2ND F .F .: 423. 75 ,, 3RD F.F.-434.00 ~"- F 434.00 IE 415.50 DEEPEl'ED FOOTING BIOFILTRATION BASIN 3 FG 415.50 1,671 SF LOT22 MAP18145 N~BUILDING 1ST LEV~~-= 418 2ND LEVEL F.f:..= 434 3RD LEVEL F.F.d'.i-50 ~ < 0 MATCHLINE -SEE SHEET C103 GRADING LEGEND TG ELEV PER PLAN 6" VERTICAL CLEANOUT PER P rn ,_ _____ _.__~ ___ VA_R_IES __________ _, TB ELEV PER PLAN VARIES ___ V_AR_I_ES ___ +--i--V~A~R=IE=S __ _, TB ELEV PER PLAN •2• BENCH REQUIRED WHEN SLOPING---,~ BACK DOWN/ 3" WELL-AGED SHREDDE~ -"" HARDWOOD MULCH 18" SOIL MEDIA WITH MIN. 5 IN/HR FlLTRATION RATE 3" LAYER OF CLEAN & WASHED AST ~=----EXISTING UNCOMPACTED , 33 FINE AGGREGATE SAND OVERLYING A 3" LAYER OF ASTM NO. 8 STONE DRAIN ROCK CONSISTING OF CALTRAN STANDARD SPECIFlCATION 68-2.O2F{3) CLASS 2 PERMEABLE MATERIAL 6" PERF PVC SUBDRAIN OPE HARDLINE PIPE OUTLET. SIZE AND FL PER PLAN PRE-CAST CATCH BASIN 6" PERF PVC SUBDRAIN ~ SUBDRAIN ORIFlCE CAP FOR HMP FLOW CONTROL. 0.75" CIRCULAR ORIFICE FOR ALL BASINS ' ,,, SUBDRAIN ORIFICE CAP, DETAIL BELOW N.T.S. NOTES: 1. COVER PLANTER SURFACE WITH 3" THICK LAYER OF MULCH. 2. PROVIDE 2"x2" CLUSTERED FIELD SEDGE AND COBBES. PLANT AT 6" ON CENTER IN AREAS INDICATED ON PLANS. 3. PLANTER SOIL MIX TO CONSIST OF 20% COMPOST, 60% SAND, 20% TOP SOIL (NO CLAY). 4. PROVIDE 6" DIA. SUBDRAIN PER SDR-35 WITH 3/8" DIA. PERFORATIONS WITH 4 HOLES PER ROW. PERFORAlION ROWS SPACED 6" ON CENTER, ALONG LENGTH OF PIPE. 5. CAP SUBDRAIN OUTLET AT THE UPSTREAM END. ffi ___ _ V N.T.S. RIGHT OF WAY LINE PROPERTY LINE SETBACK LINE GRADING LIMITS/SAWCUT EXISTING CONTOUR PROPOSED CONTOUR PROPOSED ASPHALT PROPOSED CONCRETE SIDEWALK PROPOSED VEHICULAR CONC. STORM DRAIN LINE CATCH BASIN SEWER/STORM DRAIN TYPE CLEANOUT MODULAR WETLAND PROPOSED STORM WATER DETENTION VAULT CURB INLET RETAINING WALL 6" PERF PIPE FOUND SURVEY MONUMENT IRON PIPE STAMPED AS NOTED --R/W----- ---IE---- --II-----11-- ----1.3721----- ---.380---- el 0 1° oil ------ • PRELIMINARY EARTHWORK SUMMARY CUT (C.Y.) FILL (C.Y.) NET (C.Y.) 66,800 23,800 43,000 EXPORT NOTE: PRELIMINARY EARTHWORK ASSUMES A 9-INCH ASPHALT PAVING SECTION WITHIN THE PARKING LOT/DRIVE AISLE AREA, 6-INCH BUILDING PAD, 6-INCH SITE CONCRETE THICKNESS, 12" REMOVAL OF ALL AREAS FOR SUBGRADE PREP, 5' OVEREX OF GRANITE AT BLDG, AND BIOFILTRATION BASIN SECTION SPOILS. EARTHWORK ANALYSIS DOES NOT INCLUDE SPOILS, COMPACTION/SWELL, OR ANY OTHER FACTORS NOT EXPLICITLY STATED HEREIN. EARTHWORK IS SUBJECT TO CHANGE AS DESIGN IS FINALIZED. 20 10 0 20 40 60 1--~--1 __ 1----11 SCALE: 1 "=20' CONSTRUCTION NOTES G) PROPOSED CATCH BASIN WITH LITTATRAP FULL TRASH CAPTURE DEVICE @PROPOSED BIOFILTRATION BASIN, PER DETAIL 1, SHEET C1O1 @PROPOSED STORM DRAIN CLEANOUT (z) PROPOSED TRENCH DRAIN @ PROPOSED RETAINING WALL, PER DETAIL 2, SHEET C1O1 @ PROPOSED BROW DITCH @) PROPOSED OVERFLOW RISER @ PROPOSED AC PAVEMENT @) PROPOSED OONCRETE SIDEWALK @) PROPOSED CURB/CURB le GUTTER @ PROPOSED ADA RAMP @ PROPOSED HEADWALL @) ROOF DRAIN POC @) PROPOSED RIP RAP @ PROPOSED RIBBON GUTTER @PROPOSED PERFORATED PIPE @ EXISTING SURVEY MONUMENT, PROTECT IN PLACE @ ELEVATED WALKWAY AT 2ND LEVEL PER ARCH PLANS Michael Baker INTERNATIONAL ~ 11111 DGA planning I architecture I interiors 550 Ellis Street. Mounta in View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco. CA 94133 415-477-2700 2550 Fifth Avenue. Suite I 15. San Diego. CA 92 103 619-685-3990 1720 8th Street. Sacramento, CA 9581 I 916-441-6800 10N1s VAN A-AC102B-B C102 D-DC104CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C102 GRADING PLAN FS. ' , X X . ~ ~i{:io: Ii . . W:.429.c.SO:L:.. ·'""·.:.,.'¥''-'-"I' .... : . : :.-: :_._. .... :.-::/·/·:/-- ... : . /: PLof TJ LE /ASEt ENTI, ANd REJTR1dT1o~s-/ALJ OF OFFICIAL RECORDS: / /c / I f I I I I I I COR = COVENANjl"S, COOl'Ol/il"IONS, RESTR/ !Cli/lONS, EASEt.£NTS, ASSESSMENTS I /1 I II I {I) 1' o¢scRfPT1qf..J / / / I I I , Bl ILTRATION FG 429.50 2,160 SF 00 YR WSE -TG / RECORDED 10/1/2018 ~ DOC NO. 2018-407532 DRIVE AISLE 24' PARKING SPACE 18' 2: 1 EXISTING 2: 1 PROPOSED "' / 3 ~-,. Ii~~ EXISTING LAl'OSCAPING ···-~~<' 1-,,:=§:;~ ;;;;POSED CONCRETE BROW DITCH PER SDRSD D-75, x 1 ' PROPOSED RETAINING WALL ~ i PER SPECIAL DESIGN <O 10 > ~;:=;~-STORM DRAIN PER PLAN ~ nr~AJ-'--Vr,5;;:;,~~JJ~ UU\. K\\ \, '\' cj.. ~ ,'j'" \:;BDRAIN PER PROPOSED AC PAVING &: BASE \\_.,........--GEOTECHNICAL REPORT PROPOSED 6" CURB AND GUTTER -\ y 9 Ns.T~~10N A-A PROPOSED BIOFILTRATION BASIN\ PER DETAIL 1 SHEET C101 \ O~ENS~ACE tOT 12'- """-v)\14926 WALKWAY 5.0' 8" PROPOSED CONCRETE SIDEWALK LOADING DOCK VARIES 24' TO 30' 5.3' 8" CRE PROPOSED HAND RAILING I WAL FINIS PROPOSED RETAINING WALL GRA PROPOSED AC PAVING BASE ~/;l GRADING LEGEND RIGHT OF WAY LINE PROPERTY LINE SETBACK LINE GRADING LIMITS/SAWCUT EXISTING CONTOUR PROPOSED CONTOUR PROPOSED ASPHALT PROPOSED CONCRETE SIDEWALK PROPOSED VEHICULAR CONG . STORM DRAIN LINE 6" PERF PIPE PROPOSED CONCRETE PAVEMENT TYPE B --R/W--·-- --li'.---- --11---11--- -----1372i----- ---3801--- -='c--l!c=-'"=~· . . FS 434.00 .70' • :. ·. ·· .. ·~-. TG ~ ·• ·. ·. · .•· . 'ttF'E --ft.nn\.!..At!) " .. -STEM WALL el 0 S%IM ~ -:-;. IE 4 ;~~~~:::: C 437. CATCH BASIN SEWER/STORM DRAIN ~ FS 43 . . TW 440. · •.. 8W 434. . · .. STEM WALL ~Nl:Vt_ BUILDING 2ND l.EVEL'-i::.,:F.= 434 ~=,~ ~~ FF=434.00 PROP. ADA PATH ........._ FS 433':-46 --.... FS 433>1.!I ---.~;;..-~EX. CANYON SUBORAIN TG 432.50 l IE 430-,.50 TO BE REt.40VED ~ MAP 161:l!S 19 PAD= 433.25 ~ l TG 433.20 IE 432.20 TC 436. G 435.86 IE 432. 13 l TG 433.20 IE 432~ FG 4 . 5 RIM 436.00 IE 433.00 FG=4 TC 435. FS 435. TG 431.§0 1 IE 429.50 ■~--■■ii• MATCHLINE -SEE SHEET C104 ii()> TYPE Cl.EANOUT MODULAR WETLAND PROPOSED STORM WATER DETENTION VAULT CURB INLET RETAINING WALL SCREEN WALL oi ------ Michael Baker __ ,~~--,~0 ___ ,~0 ---TINTERNATIONAL SCALE: 1 "=20' ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mounta in View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fift h Avenue, Suite I 15, San Diego, C A 92 103 619-685-3990 1720 8th Street, Sacramento, CA 9581 I 916-441-6800 10N1s C-C C105 F-FC103G-GC105CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C103 GRADING PLAN · · · ·ARCEL2 PM 21-"1'42--" .J__---" ---,,---1 6 -I M-410:-50 ..=- I ls 393.00- -CDNlilEC TO-EX I-ST-. MJ;JUST-JO~OOADE 2 &I 0 0 @ FOLN:l LEAD le STAMPED "LS 6 PE -r=EX. WATER -(390 ~~QUl ,MT =- (J) 8 12A-CCR DESCRIPTION RESTRICTIONS NOTES: PROPERTIES RESTRICTED BY SPECIFIC PLAN, TM,HILLSIDE DEVELOPMENT PERMIT PLANNED INDUST. PERMIT le FLOOD PLAIN SPECIAL PERMIT NOTES: SHOWN ARE EASEt.ENT LIMITS WITHIN COMMON AREAS FOR UTILITIES, LANDSCAPING, IRRIGATION, DRAINAGE/OTHER FACILITIES, INGRESS, EGRESS FOR PEDESTRIANS le MAINTENANCE ETC FROM BACK OF CURB TO TOPS OF SLOPE. ADDITIONAL NON PLOTTABLE EASEMENTS EXIST WITHIN THE PROPERTIES FOR STORMWATER BASINS IN COMMON AREAS; NON EXCLUSIVE UTILITIES, DRAINAGE, EMERCENCY VEHICLE ACCESS;SIGNAGE AND INOOESS EOOESS FOR MAINTENANCE. 12C-CCR ANNEXATION OF PROPERTY-BLANKET 15 RELINQUISHED ACCESS RIGHTS EXCEPT ACCESS OPENINGS SHOWN 16-1 SITE DISTANCE CORRIDORS, LIMITS ALL TO 30" TALL 16-2 REQUIREMENT FOR WATER/SEWER SERVICE PRIOR TO BUILDING PERMITS 16-3 GEOTEQ-l CAUTION OVER ALL PROPERTY RECORDED DOC NO. 11/09/2004 2004-1066056 2/5/2007 2007-0081082 10/25/2016 2016-576403 MAP 16145 MAP 16145 PROPOSED PAVERS PE LANDSCAPE PLAN PROPOSED RETAINING WALL 8" /ROPOSED BRIDGE ABUTMENT R/W 10.0' 52.0' EXISTIN EXISTIN 6" CURB AC PAVING le BASE ~OPOSED PEDESTRIAN BRIDGE ~ PROPOSED BRIDGE ABUTMENT"'-._ ::E R/W 10.0' EXISTING 6" CUR PROPOSED CONTOUR PROPOSED ASPHALT CATQ-l BASIN SEWER/STORM DRAIN TYPE CLEANOUT --I I---I I-- ---(372)---- -380--- el 0 Michael Baker INTERNATIONAL ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 1720 8th Street, Sacramento, CA 9581 I 916-441-6800 10N1s T T VAN E-E C1 0 4 J-JC105CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C104 GRADING PLAN · · · I I I I~ 1--..J----_J I----:_ PARC · I MAP I 705 -- 20 10 0 20 40 60 1--~--1~~~~1-----,1 SCALE: 1 "=20' \ \ \ LOT20 MAP 16145 1/ CONSTRt1'CTION NOTES G) PROPOSED CATCH BASIN WITH LITTATRAP Fll.L TRASH CAPTURE DEVICE ® PROPOSED BIOFILTRATION BASIN, PER DETAIL 1, SHEET C101 @ PROPOSED MODULAR WETLAND SYSTEM © ® ® ® PROPOSED DETENTION VAll.T PROPOSED STORM DRAIN CLEANOUT PROPOSED A-4 CLEANOUT PROPOSED RETAINING WALL, PER DETAIL 2, SHEET C101 @ PROPOSED BROW DITCH @) @ @ @ @ @) ® @ ® @) @) @ @ ® @ ® @ ®) PROPOSED OVERFLOW RISER PROPOSED AC PAVEMENT PROPOSED SCREEN WALL PROPOSED CONCRETE SIDEWALK PROPOSED CONCRETE PAVEMENT PROPOSED CURB/CURB & GUTTER PROPOSED ADA RAMP PROPOSED SIDEWALK UNDERDRAIN PROPOSED HEADWALL ROOF DRAIN POC PROPOSED RIP RAP PROPOSED PERFORATED PIPE AC GRIND & OVERLAY PROPOSED CONCRETE DRIVEWAY SITE VISIBILITY TRIANGLE PROPOSED DG PATH PROPOSED PAYERS PER LANDSCAPE PLANS FUTURE EV STALLS ADJACENT TO RETAINING WALLS SHALL PROVIDE ADEQUATE CLEARANCE TO THE FACE OF THE WALL FOR CHARGING STATIONS AND FOOTING CLEARANCE @ EXISTING SURVEY MONLMENT, PROTECT IN PLACE GRADING LEGEND RIGHT OF WAY LINE PROPERTY LINE SETBACK LINE GRADING LIMITS/SAWCUT EXISTING CONTOUR PROPOSED CONTOUR PROPOSED ASPHALT PROPOSED CONCRETE SIDEWALK PROPOSED VEHICULAR CONC. PROPOSED PAYERS STORM DRAIN LINE 6" PERF PIPE CATCH BASIN SEWER/STORt.l DRAIN TYPE CLEANOUT MODll.AR WETLAND PROPOSED STORM WATER DETENTION VAULT CURB INLET RETAINING WALL --R/W----- ---IP.---- --II---II-- ------\3721--- ---.380--- 0 0 11 rB ------ EX. BLDG LINE @ REPLACE EXISTING BIOFILTRATION BASIN AS NEEDED EXISTING 2: \ \ I ROPOSED BIOFILTRATION BASIN PER DETAIL 1 SHEET C101 • 2 2' DRIVE AISLE 24' TO 30' VARIES 5.0' 8" . X :i ,;--.:_ I ' /"/ 1 7 EXISTING GRADE 2% MAX.-;,., OPOSED CONCRETE BROW DITCH PER SDRSD D-75, TYPE B PROPOSED DETE;NTIO F: C!LITY 3.2% "-;--...___ I -, ~ '---J ~~ "-~ I . \ \~ /4 ~ 1/ .......... J\ ~ , __ _( ~ROPOSED 6" CURB ~OPOSED 6" CURB AND GUTTER ROPOSED AC PAVING & BASE 412.00 BTM ROPOSED STORM DRAIN VARIES I 6.4' MIN,I PROPOSE CONCRETE SIDEWALK PARKING SPACE 18' POSED RETAINING WALL ~BDRAIN PER GEOTECHNICAL REPORT PROPOSED DETENTION VAll.T 1 Ht.AP ORIFICE SIZE: 0.99" CIRCULAR ORIFICE O OUTLET INVERT ELEV 0100 DETENTION ORIFICE: (1)-3" TALL BY 7.5" WIDE WEIR SLOT 0 6.05' ABOVE CHAMBER INVERT ELEV. OVERFLOW WIER: 8' LONG OVERFLOW WEIR O 7.65' ABOVE CHAMBER INVERT ELEV. Ht.I"= HYDROMODIFICATION I 2' VEHICLE OVERHANG 3' I I I I I '' = COVENANTS, CONDIJ IO ~STRICT! S., I / "' ./ PH0P08ED BUI.Dl'IG OT-£Sl SHOWN A'RE EASEMENT LIMITS WI,Tt'i!N C~t>f RE s FOR UTILITIES, ~ANDSQAP I NG /IRR I GA 7i.l-ON'\,DRA I N~GEf OTHER F ACJ:~J:i I ,ef/. I ·tl!_GRESS , EGRESS 'KOR PEl:lESTRIANS & ,MAINTENANCE ETC FROM BACK OR CURE! TOi -S OF SLOPE. t)OO IT I ONAL/ NON PLO'TT ABLE EKSEMENTS EX !,S'r,-WI TH IN ~E P~ -TI ES FOR .f>TORMJ!b,lER' ~ASIN!i IN COMM0N ARE~S; _}ION EXCLUSIVs,l:JTI!,ljT'-l_ES DRAINAGE, 'Et.ERCENCY VEHJCLE ACCESS(SIGNAGE'l,-1ND INGRESS EGRESS'ROR MAINTENANCE. r _,; t ;r,, / ,·, '15 'RELINQUISHED ACCESS RIGHTS EXCEPT .4:CCESS OPENINGS SHOWJ(J 16-1 SITE DISTANCE CORRIDORS, LIMITS ALL TO 30" TALL 17 EASEMENT PRIVATE ACCESS & MAINTENANCE -J I I I I I I~ I ::i; I -I~ RECORDED 2/5/2007 • ... . It) N OPOSED AC PAVING & BASE ROPOSED RIBBON GUTTER ROPOSED AC PAVING & BASE UBDRAIN PER GEOTECHNICAL REPORT DOC NO. 2007-81082 MAP 16145 Michael Baker MAP 16145 INTERNATIONAL 10/1/2018 2018-407532 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mounta in View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco. CA 94133 415-477-2700 2550 Fift h Avenue, Suite I 15, San Diego, C A 92 103 619-685-3990 1720 8th Street. Sacramento, CA 9581 I 916-441-6800 10N1s CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C105 CROSS SECTIONS 2· PROPOSED DETENTION FACILITY VARIES PROPOSED AC PAVING Iii: BASE R/W VARIES 4.8' MIN. VARIES 18' MIN. PROPOSED HANDRAIL 8" VARIES 19' MIN. 8' WALKWAY 5, 8" ,, \l. '~ PROPOSED PAVERS PER LANDSCAPE PLANS PROPOSED VEHICULAR CONCRETE PROPOSED 6" C~B EXISTING 2: 1 PROPOSED CONCRETE SIDEWALK ----UBDRAIN PER GEOTECHNICAL REPORT ~ ',. :I: -v··· Ul I PROPOSED RETAINING WALL / "-._ PER SPECIAL DESIGN I ------\ > ~""" "'-... INFLUENCE LINE (TYP.) '--..C::UBDRAIN PER GEOTECHNICAL REPORT PROPOSED RETAINING WALL PER SPECIAL DESIGN INFLUENCE LINE (TYP.) __ \ =.c--'-\" "\~I\ PROPOSED CONCRETE BROW DITCH PER SDRSD D-75, TYPE B UBDRAIN PER GEOTECHNICAL REPORT PROPOSED RETAINING WALL PER SPECIAL DESIGN SECTION C-C N.T.S SIDEWALK 5' LANDSCAPE 5' 26' 72' C/L 26' PROPOSED BIOFILTRATION BAS! PER DETAIL 1 SHEET C101 2.5' MIN. (:)------ PR0POSED BUI.DING FG 418.0 ·, / '·, ' ' ',. , I /,, ~ ~-~:;;::::::::::::;:::::::;::::;::::;:::: ,\1//\1//~\l,i,,· _.1,,\<<(' I. ;>!;f:~;~r:::_:/.>:¼:C:\,;>> BOTTOM BASIN 41 ~/7, .t.lJN. 1 ' \EE~NE~ BLDG FOOTING -------INFLUENCE LINE SECTION H-H N.T.S • 7' WALKWAY 8" ROPOSED HANDRAIL EPLACE EX. BIOFILTRATION BASIN AS NEEDED PROPOSED Al -PAVEMENT EXISTING AC~ PAVEMENT ~H===~==:;i~ ~,J,/, Vi\1/ !c//""'"' BI..-,u"'""' ""'" '·';~ PROPOSED DG PA PROPOSED RETAINING WALL ti') ,..._ ~RAIN PER ~-I GEOTECHNICAL -~ REPORT ""-oVEREXCAVATION LIMITS SECTION J-J N.T.S. LANDSCAPE 5' SIDEWALK 5' R/W WHIPTAIL LOOP I SECTION G-G WHIPTAIL LOOP Michael Baker N.T.S. INTERNATIONAL ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I I 5. San Diego, CA 92103 619-685-3990 1720 8th Street, Sacramento, CA 9581 I 916-441-6800 10N1s VAN UP ELEV SHAFT SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD SDSDCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 UTILITY PLAN W S SD C200SW FIRE SW FIRE 40 I P'ARCEL MAP-21 -------- 20 0 ~ 40 I . " 40 SCALE: 1 80 I POSED PRIVA FIRE LI \ t-- 120 I • ~ -~ -Y.Y,,,,,,.C<. FIRE. L ~ <"=4 ·--• 'ST · _ 42 . 7 2ND F.F.: 434.00 3RD FF. ------....... ...... , _ -R/W _Jv • t ' 0 EXIST· CONNECT T REMOVE ATER LATERAL. VE AND EX. W UXILIARY VAL BLIND LATERAL ' A NCES . INST ALL TEE APPURTENA FLANGE t T LEGEND SED SEWER LINE PROPO I I ATER LINE PROPOSED W TE FIRE LINE PROPOSED PRIVA SEWER SERVICE PROPOSED PROPOSED WATER SERVICE SERVICE PROPOSED FIRE SEWER CLEANOUT PROPOSED TER I.ETER I I PROPOSED WA W PREVENTER PROPOSED BACKFLO FLOW PREVENTER PROPOSED FIRE BACK PROPOSED THRUST BLOCK PROPOSED GATE VALVE FIRE HYDRANT PROPOSED ' 0 II ... • \ ) 1 I ; f Lill(; ila-J~if,t ~" ,~~ i ~ ~ 1\:FI 1~1 ·--,)'t'· 'Ill 'liil ~ \ '"" ' M ' \ --------------LOT2f'· MAP16145 PRIVATE 8'_' PROPOSED FIRE LINE HYDRANT PRIVA"FE~FIRE PROPOSED ROPOSED FIRE SERVICE fl, :6 /; ATERAL. TER L AUXILIARY TERAL, APPURTENANCES.TEE ,,EXIST.AND SERVICE If l§~~~~~, ''"'>< / ~~-~~)( ''METER ., i, RIGHT OF WAY PROPERTY LINE EXISTING WATER LINE ER LINE EXISTING SEW I TORM DRAIN EXISTING S WATER LINE EXISTING RECLAIMED - -R/W- ft RW ~ -~ r.::>:,.._~ ~ NOTE CE AND APPARATUSES ARE r0N""'S~ TI TITEC: FF I RE SERVI - ND MAINTAINED PRIVATELY OWNED A Michael Baker INTERNATIONAL DGA . I architecture I interiors planning 650-943-1660 . CA 94043 4 I 5-477-2YOO ~~~~~o~un~ta~in~V,~ew~,~~~·~cAfr~94~13=3=~1 3990 550 Ellis Street, San Francisco, 619-685-t 3rd Floor, CA 92 103 4 41 6800 20 I Filbert Stree • . I 15 San Diego, 916--Suite ' I 2550 Fifth Avenue, to CA 9581 Sacramen , I 720 8th Street, ====== VAN UP ELEV SHAFT CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C300 FIRE ACCESS PLAN LEGEND FIRE FIRE - 3 0 • PROPo§ED PR ~t \ \ \ \'-- --r~ 1-------· _____.+---\1- ~---\----i PROPOSED PRIVATE 8" . FIR L IN~~E:.---+--- ........ -1....J......J...LJ'....o, N 1ST F.F.= 413.50 2ND F.F.= 423.75 3RD FF.= 434.00 "' I PROPO~ PRIVATE FIRE HYDRANT -- \ \ii---.1 LOT22 • NEW BUILDING 1ST LEVEL \ .. \ \ \ \ \ \ \ 40 20 0 40 80 120 l~~~--1 __ 1-_____,1 SCALE: 1 "=40 ' - --EXISTING-FIRE HYDRANT -- -R/W CONNECT TO EXIST. l I I MAP 16145 VI • • ~ ~ - !1 I I r 1 0 F.F.= 418 2ND LEVEL F.F.= 434 3RD LEVEL F.F.= 450 ---- 4-,S.?• ~ <.? • a,,.. ' ' ~ Dill;> . . "° 0. . D~ S'fl:-,.,,"-:-·, . lvo '"'-,,_ ;;.;,_ . "'s~l'fj ' ', ~ ------- <:P,.,,,..----- ------------ LOT21 PROPOSED PRIVATE FIRE SERVICE PROPOSED PRIVATE 8" FIRE LINE 1! I I I I m I ' ', ..... , I I I I I:= ~: I I 6 °' I I I I o °" I I I 1$ I 11 : I ! 1-i I I I PROPOSED PRIVATE FIRE HYDRANT · · · · · · PROPOSED PRIVATE FIRE LINE .......... -- PROPOSED PRIVATE FIRE SERVICE ....... ------© FIRE ACCESS ROUTE · · · · · · · · · · · · · · · · · · ■ -■ BACKFLOW PREVENTOR · · · · · · · · · · · · · · · · I 00 I PER CITY OF CARLSBAD PROPOSED STANDPIPE · · · · · · · · · · · · · · · · 'Cf ' ' /;_ "¾,._ ' ' ' ' '~ ',,~ ' ' ~- FIRE FLOW DEMAND TABLE ,SEMI TRUCK TURNING D!AGRA~ BUILDING AREA(SF) CONSTRUCTION TYPE FIRE FLOW (GPM) 165,000 !IA 2,875 * REFERENCE 2019 CALIFORNIA FIRE CODE APPENDIX B NOTE: ALL BUILDINGS TO BE FITTED WITH FIRE SPRINKLER FIRE SUPPRESSION SYSTEMS ** PROJECT REQUIRES 2,875 GPM MINIMUM FIRE FLOW *** PER CARLSBAD MUNICIPAL CODE SECTION 17.04.510, FIRE FLOW REDUCTION OF 501 IS ALLOWED FOR BUILDINGS WITH AUTOMATIC SPRINKLER SYSTEMS NOT TO BE LESS THAN 1,500 GALLONS PER MINUTE - ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650.943.1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 1720 8th Street, Sacramento, CA 9581 I 916-441-6800 10N1s Michael Baker INTERNATIONAL T T VAN UP ELEV SHAFT CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 IONIS PHARMACEUTICALS IONIS LOTS 21 & 22 WHIPTAIL LOOP WEST, CARLSBAD, CA 92010 21004 DATEDESCRIPTIONNO. AS SHOWN 9755 Clairemont Mesa Blvd., San Diego, CA 92124 Phone: (858) 614-5000 · MBAKERINTL.COM CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500CONTACT: BRIAN OLIVEREMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCKEMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + PRELIMINARY REVIEW SUBMITTAL1 7/8/21 SDP 1ST SUBMITTAL2 3 SDP-2021-0029 4 5 SDP 2ND SUBMITTAL SDP 3RD SUBMITTAL SDP 4TH SUBMITTAL 11/4/21 3/18/22 6/1/22 8/10/22 C400 FIRE HOSE PULL PLAN LEGEND FIRE FIRE ---- ~ PR~D PRIVATE ~--.,.Y---FIRE:---t--:=",<- \ \ \ .. ,.,,--FIRE HYDRANT\ Ir \ , f \ \ PROPOSED PRIVATE 8" "" \ u---- \ FIRE LINE::~+- \ \ \ \ n--- - ' .,.,_ J\ ""\ ... i'\\ ' ' ' ' II) 1ST F.F.= 413.50 2ND F.F.= 423.75 3RD FF.= 434.00 LOT22 w • ' u, F'l~----- ~ -R/W • • • I • MAP 16145 !' ~ CONNECT TO EXIST. ~ ~ I -""" =-- ~) I I ll\ #-CORNER SIGHT DISTANCE-l CORNER SIGHT DISTANCE . +-TARGET POINT, SET IN TARGET POINT, SET IN CENTER ~ CENTER OF TRAVEL LANE OF TRAVEL LANE / CORNER SIGHT DISTANCE PER TAELE A, CITY OF CARLSBAD, STREET DESIGN TABLE WHIPTAIL LOOP DESIGN CLASSIFICATION DESIGN SPEED STOPPING SIGHT DISTANCE CORNER SIGHT DISTANCE NOTE: INDUSTRIAL STREET 30 MPH 200' 330'* CORNER SIGHT DISTANCE> STOPPING SIGHT DISTANCE, THEREFORE CORNER SIGHT DISTANCE GOVERNS * TARGET POINTS SET AT CRITICAL LOCATIONS RELATIVE TO THE PROPOSED DRIVEWAYS. DUE TO SITE CONDITIONS, THREE OF THE FOUR POINTS ARE LESS THAN THE REQUIRED 330-FOOT CORNER SIGHT DISTANCE FOR AN INDUSTRIAL ROAD WITH A 30 MPH DESIGN SPEED. CORNER SIGHT DISTANCE TRIANGLE: NC, 0&81RUCI 10h INCi UDING Wl>BCAPING OR WAUB ■ IAI I EXCEEN ■ 31r IN tEIGHTWITHIN nE TRIANGLE V I I \\ i, I I I ~ oil I I/ '~N I I 1/~ C I ,,-' ,_J I ~ -11: I /- 1 0 I C t 1 1 ,i---- 1 ::0 I 1---11-i I / I ~ I:= V I I I \ I ~ I \ I I ~ ~ \ \ i I I' I 1--- , ~\ 1! ~ ~\ I 1! \ (Ci) ~ - NEWBUILDI 2ND LEV F.F.= 4 3RD L EL F.F. 450 ---- 0 -------------- ~OPOSED STANDPIPE PROP<l~ PRIVATE FIRE HYDRANT s'O------------ ------------ LOT21 PROPOOROP8$BEI PRIVA$ERilBE SERVICE -............. I I CORNER HT DISTANCE MGET POINT, SET IN OFTRAVEL _ FIRE FLOW DEMAND TABLE BUILDING AREA(SF) CONSTRUCTION TYPE FIRE FLOW (GPM) 165,000 !IA 2,875 * REFERENCE 2019 CALIFORNIA FIRE CODE APPENDIX B NOTE: ALL BUILDINGS TO BE FITTED WITH FIRE SPRilll<LER FIRE SUPPRESSION SYSTEMS ** PROJECT REQUIRES 2,875 GPM MINIMUM FIRE FLOW *** PER CARLSBAD MUNICIPAL CODE SECTION 17.04.510, FIRE FLOW REDUCTION OF 50% IS ALLOWED FOR BUILDINGS WITH AUTOt.1ATIC SPRINKLER SYSTEMS NOT TO BE LESS THAN 1,500 GALLONS PER MINUTE PROPOSED FIRE HYDRANT · · · · · · · · PROPOSED FIRE LINE · · · · · · · · · · · · · PROPOSED FIRE SERVICE · · . · . · . · . · ---® 150' HOSE PULL LENGTH · · · · · · · · · · --- BACKFLOW PREVENTOR · · · · · · · · · · · · · · I 00 I PER CITY OF CARLSBAD PROPOSED STANDPIPE PROPOSED PRIVATE a• FIRE LINE VISIBILITY TRIANGLE p B~ \ \ \ '\ '\ ~ \ '\ \ "' ', '\ '\ '\ '\ -~, I I STOPPING SIGHT DISTANCE TRIANGLE CORNER SIGHT DISTANCE · · · · · · · · · · · · · - - - - - ~ED PRIVATE HYE> NT 40 CORNER SIGHT DISTANCE 20 TARGET POINT, SET INCENTEROF TRAVEL LANE 0 40 BO 120 SCALE: 1 "=40' Michael Baker INTERNATIONAL ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 1720 8th Street, Sacramento, CA 9581 I 916-441-6800 10N1s IRR IRR IRR IRR IRR MWMWPB MW WPED MW PB MW PBPBPB PB WPED PB T T VAN 13 3 1 12 2 2 2 2 3 2 21 1 1 1 1 1132 2 2 2 1 3 32 21 3 3 3 32 3 32 2 2 2 2 3 1 2 3 3 3 3 22 2 2 2 1 1 1 1 1 1 1 11 1 2 2 22 2 2 2 2 2 2 2 3 3 1 1 312 3 1 2 1 3 32 3 1 1123 3 2 2 1 1 3 21 21 32 1 3 322 2 11 1 1 1 1 1 1 2 1 3 3 3 3 3 2 2 2 2 2 2 1 1 1 1 1 1 1 1 1 2 1 2 SEE SHEET L1.1D AND L3.1D CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 N PROPOSED BUILDING PARKING STRUCTURE WHIPTAIL LOOP GAZELLE COURTSEE SHEET L1.1B AND L3.1BSEE SHEET L1.1A AND L3.1A SEE SHEET L1.1C AND L3.1C EXISTING CONFERENCE CENTER OVERALL LANDSCAPE PLANL1.0A March 1, 2023 Item #1 Page 104 of 153 / / / ( / / \ \ \ \ \ -\ \ -,- \ \ \ \ \ \ \ \ - \ \ \ \ \ \ ----------- '-- \ : \ I I I -·- \ \ \ -------. I ...... ...... ...... ...... " ------------ ...... ...... I I I I I I ...... ...... ............... I -f I I 40' I I 20' I I ) I ---- o· 40' SHEET INDEX SHEET# 1 L1.0A 2 L1.0B 3 L1.1A 4 L1.1B 5 L1.1C 6 L1.1D 7 L1.2 8 L1.3 9 L1.4 10 L2.1A 11 L2.1B 12 L2.1C 13 L2.1D 14 L2.2 15 L2.3 16 L2.4 17 L2.5 18 L2.6 19 L2.7 20 L3.0A 21 L3.0B 22 L3.0C 23 L3.1A 24 L3.1B 25 L3.1C 26 L3.1D 27 L3.2 28 L3.3 29 L3.4 30 L3.5 SHEET NAME OVERALL LANDSCAPE PLAN MAINTENANCE RESPONSIBILITY EXHIBIT HARDSCAPE PLAN HARDSCAPE PLAN HARDSCAPE PLAN HARDSCAPE PLAN HARDSCAPE LEGEND HARDSCAPE DETAILS HARDSCAPE DETAILS IRRIGATION PLAN IRRIGATION PLAN IRRIGATION PLAN IRRIGATION PLAN IRRIGATION LEGEND AND NOTES IRRIGATION CALCULATIONS IRRIGATION DETAILS IRRIGATION DETAILS IRRIGATION DETAILS IRRIGATION DETAILS EXISTING TREE PLAN WATER CONSERVATION PLAN FIRE PROTECTION PLAN PLANTING PLAN PLANTING PLAN PLANTING PLAN PLANTING PLAN PLANTING LEGEND PLANTING NOTES PLANTING DETAILS PLANTING DETAILS ~ 11111 DGA planning I architecture I interiors ' ' ' ' ' :550 Ellis Street. Mountain View, CA 94043 :20 I filbert Street. 3rd Floor, San Francisco, CA 94133 650-943-1660 415-477-2700 :2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 : I 720 8th Street. Sacramento. CA 9581 I 916-441-6800 '------------------------------------------------------------- DATE PREPARED: 11/1/2021 I SxxTI CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: IRR IRR IRR IRR IRR MWMWPB MW WPED MW PB MW PBPBPB PB WPED PB T T VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 MAINTENANCE RESPONSIBILITY EXHIBITL1.0B STREET R.O.W. (BETWEEN SIDEWALK AND CURB) AND STREET FACING SLOPEPLANTING MAINTAINED BY CARLSBAD OAKS NORTH BUSINESS ASSOCIATION (CONBA) MAINTENANCE RESPONSIBILITY LEGEND PLANTING MAINTAINED BY PRIVATE OWNER LIMIT BETWEEN MAINTENANCE AREAS N March 1, 2023 Item #1 Page 105 of 153 \ \ \ DGA planning architecture 550 Ellis Street, S n Francisco, 3rd Floor, a 92103 20 I filbert Street. . I 15 San Diego, CA Suite , 2550 Fifth Avenue, t CA 9581 I S cramen o, I 720 8th Street. a . CA 94043 Mountain View, . CA 94133 interiors 650-943-1660 4 I 5-477-2?00 619-685-3990 916-441-6800 PREPARED: 11/1/2021 DATE CARLSBAD ~ CITYDE~LOPMENT PLAN L_J SITE ~LS lsxxsl /ONIS PHARMACEi I ENGINEER OF WORK: LOTS 21 AID 22 DATE: I DWN BY: CHKD BY: . RVWD BY: 13 3 1 12 2 2 2 2 3 2 21 1 1 1 1 1 132 2 2 2 1 3 3 2 21 3 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L1.1BL1.1A L1.1D L1.1C L1.1A HARDSCAPE PLAN PROPOSED BUILDING PARKING STRUCTURE MATCHLINE SEE SHEET L1.1C MATCHLINE SEE SHEET L1.1BN HARDSCAPE PAVING DETAILSYMBOL P A R T I A L H A R D S C A P E L E G E N D NOTES: ROCK MULCH / BOULDERS DETAIL EDGING/ CURBS/ WALLS DETAIL 312 SYMBOL SYMBOL SITE FURNISHINGSSYMBOL OTHERSYMBOL PLAN GRAPHICSSYMBOL March 1, 2023 Item #1 Page 106 of 153 1. POSITIVE SURF ACE DRAINAGE (2% GRADE IN PLANTING AREAS) SHALL BE PROVIDED AWAY FROM STRUCTURES AND ARE TO BE TERM I NA TED IN AN APPROVED DRAINAGE SYSTEM. 2. UTILITIES, STREET IMPROVEMENTS, GRADING, PARKING, SIGNAGE, AND BUILDINGS ARE BY OTHERS AND ARE SHOWN FOR REFERENCE ONLY. 3. NO PUBLIC UTILITIES EASEMENTS IDENTIFIED ONSITE. 4. REFER TO Ll.2 FOR FULL HARDSCAPE LEGEND. PA PLANTING AREA -----LIMIT OF WORK PROPERTY LINE SEE SHEET L1.2 FOR FULL LEGEND VIEH PED CTI"""' .... " .. '','"'' ' [gill]] , '7 7 "7 V 'v '7 V V V V V CONCRETE PAVING, TYPE CONCRETE PAVING, TYPE 2 CONCRETE PAVING, TYPE 3 UNIT PAVING TRUNCATED DOME PAVERS STABILIZED DECOMPOSED GRANITE ASPHALT PER CIVIL ' \ ' \ \ \ @~ w~ ~ ®~ ~ \ \ \ \ \. \, \\ \\ ' \ \ \ ' \ \ \ \ \ 0 0 ROCK MULCH TYPE 1 ROCK MULCH TYPE 2 BOULDERS STEEL EDGING CONCRETE STEPPED WALLS 0 0 0 © LL0 © 0 SHADE STRUCTURE LOUNGE FURNISHINGS LOOSE TABLE AND CHAIRS UMBREU.A PING-PONG TABLE SHUFFLE BOARD PLANTER POT 0 0 0 0 0 0 0 G ~ 0 ADA CURB RAMP PER CIVIL ROLLED CURB PER CIVIL BIORETENTION BASIN PER CIVIL SCREEN WALL PER ARCHITECT RETAINING WAU. PER CIVIL PEDESTRIAN BRIDGE PER ARCHITECT EXISTING CONCRETE BROW DITCH LIGHT POLE PER ELECTRICAL GREENSCREEN PER ARCHITECT 20' v V , .I ,✓ '. \ / \ V , \. , J • ,,v.,,, ,v vv\,,,,v, '<7VVVV'777TTVV,VVV V V"'V~vx vvvv?-sv - \.',/,',, ,'vvv\"//v\\,\"t 'v'' 7VVVV'7 7-77777 V vv-~vn vvvv~vv v \ v ,v vvvvv,V•/•JV 1.,\,'"'\/v\;, v"'"v',c/<JY.;l ' V ~ <7 V <:> <7 ~ \ vvv_=-- 10' o' 20' 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego,CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: 2 1 3 3 3 3 3 2 2 2 2 2 2 1 1 1 1 1 1 1 1 1 2 1 2 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L1.1BL1.1A L1.1D L1.1C L1.1B HARDSCAPE PLAN NMATCHLINE SEE SHEET L1.1APROPOSED BUILDING MATCHLINE SEE SHEET L1.1D HARDSCAPE PAVING DETAIL ROCK MULCH / BOULDERS DETAIL SYMBOL 312 P A R T I A L H A R D S C A P E L E G E N D SYMBOL EDGING/ CURBS/ WALLS DETAIL SITE FURNISHINGS DETAIL OTHER SYMBOL SYMBOL SYMBOL NOTES: PLAN GRAPHICSSYMBOL March 1, 2023 Item #1 Page 107 of 153 ' \ \ \ I \I I\ -~•~\ ~~l-- 1 I I I I I I \ \ \ ' - \ \ \ \ \ \ \ \ I 1' I 'l'i" 1 1 I 11 I I 5 TYP \ \ 4 TYP \ 6 TYP -- 8 - 7 OUTDOOR EA TING/ GATI-IERING AREA (3,414 SF) --------------------- SEE SHEET L1 .2 FOR FULL LEGEND VEH PED CONCRETE PAVING, TYPE CONCRETE PAVING, TYPE 2 CONCRETE PAVING, TYPE 3 UNIT PAVING fililld TRUNCATED DOME PAVERS ~ ~ STABILIZED DECOMPOSED GRANITE ------- V•,V\/V'/ V 'Cl C: "l 'v "1 V 7 V V '1 -- ASPHALT PER CIVIL ROCK MULCH TYPE 1 ROCK MULCH TYPE 2 BOULDERS 1. POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) SHALL BE PROVIDED AWAY FROM STRUCTURES AND ARE TO BE TERMINATED IN AN APPROVED DRAINAGE SYSTEM. 2. UTILITIES, STREET IMPROVEMENTS, GRADING, PARKING, SIGNAGE, AND BUILDINGS ARE BY OTHERS AND ARE SHOWN FOR REFERENCE ONLY. 3. NO PUBLIC UTILITIES EASEMENTS IDENTIFIED ONSITE. 4. REFER TO L1 .2 FOR FULL HARDSCAPE LEGEND. PA ----- @(1\ w~ ~ @(1\ '237 PLANTING AREA LIMIT OF WORK PROPERTY LINE 0 0 0 0 0 © CJ0 0 0 0 0 0 0 0 G 0 STEEL EDGING CONCRETE STEPPED WALLS SHADE STRUCTURE LOUNGE FURNISHINGS LOOSE TABLE AND CHAIRS UMBRELLA PING-PONG TABLE SHUFFLE BOARD PLANTER POT ADA CURB RAMP PER CIVIL ROLLED CURB PER CIVIL BIORETENTION BASIN PER CIVIL SCREEN WALL PER ARCHITECT RETAINING WALL PER CIVIL PEDESTRIAN BRIDGE PER ARCHITECT EXISTING CONCRETE BROW DITCH LIGHT POLE PER ELECTRICAL GREENSCREEN PER ARCHITECT i / 20' I I i 10' o· --- 20' 11111 DGA planning I architecture I interiors 550 Ellis Street. Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street. Sacramento. CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: IRR IRR MWMWPBWPED MW M W PBPBPB PB WPED PB 32 3 123 3 2 2 1 1 3 2 1 21 3 2 1 3 322 2 11 1 1 1 1 1 1 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 LOOP L1.1BL1.1A L1.1D L1.1C L1.1C HARDSCAPE PLAN PROPOSED BUILDING MATCHLINE SEE SHEET L1.1A MATCHLINE SEE SHEET L1.1DN WHIPTAIL LIMIT OF WORKHARDSCAPE PAVING DETAILSYMBOL P A R T I A L H A R D S C A P E L E G E N D NOTES: ROCK MULCH / BOULDERS DETAIL EDGING/ CURBS/ WALLS DETAIL 312 SYMBOL SYMBOL SITE FURNISHINGSSYMBOL OTHERSYMBOL PLAN GRAPHICSSYMBOL March 1, 2023 Item #1 Page 108 of 153 1. POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) SHALL BE PROVIDED AWAY FROM STRUCTURES AND ARE TO BE TERM I NA TED IN DRAINAGE SYSTEM. AN APPROVED 2. UTILITIES, STREET IMPROVEMENTS, GRADING, PARKING, SIGNAGE, AND BUILDINGS ARE BY OTHERS AND ARE SHOWN FOR REFERENCE ONLY. 3. NO PUBLIC UTILITIES EASEMENTS IDENTIFIED ONSITE. 4. REFER TO L1 .2 FOR FULL HARDSCAPE LEGEND. SEE SHEET L1.2 FOR FULL LEGEND VEH PED CONCRETE PAVING, TYPE CONCRETE PAVING, TYPE CTI CONCRETE PAVING, TYPE UNIT PAVING TRUNCATED DOME PAVERS 2 3 STABILIZED DECOMPOSED GRANITE VvV\.'VV -' ·J ,, 'I V ' 'C' 'C' <;;' V 'C' V ASPHALT PER CIVIL @(1'\ (1'\~ ~ @(1'\ ~ 0 0 ROCK MULCH TYPE 1 ROCK MULCH TYPE 2 BOULDERS STEEL EDGING CONCRETE STEPPED WALLS 0 0 ADA CURB RAMP PER CIVIL SHADE STRUCTURE 0 0 ROLLED CURB PER CIVIL LOUNGE FURNISHINGS 0 0 BIORETENTION BASIN PER CIVIL LOOSE TABLE AND CHAIRS © 0 SCREEN WALL PER ARCHITECT UMBRELLA LL0 0 RETAINING WALL PER CIVIL PING-PONG TABLE © 0 PEDESTRIAN BRIDGE PER ARCHITECT SHUFFLE BOARD 0 0 EXISTING CONCRETE BROW DITCH PLANTER POT G LIGHT POLE PER ELECTRICAL ~ GREENSCREEN PER ARCHITECT 9 TYP 20' PA PLANTING AREA -----LIMIT OF WORK PROPERTY LINE o· , I I - 20' 11111 DGA planning I architecture I interiors 550 Ellis Street. Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor. San Francisco. CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115.San Diego.CA 92103 619-685-3990 I 720 8th Street. Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: IRR IRR IRR M W PB T T VAN 3 3 32 3 32 2 2 2 2 3 1 2 3 3 3 3 22 2 2 2 1 1 1 1 1 1 1 11 1 2 2 2 2 2 2 2 2 2 2 2 3 3 1 1 31 2 3 1 2 1 3 1 1 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L1.1BL1.1A L1.1D L1.1C L1.1D HARDSCAPE PLAN PROPOSED BUILDING MATCHLINE SEE SHEET L1.1B MATCHLINE SEE SHEET L1.1CN WHIPTAIL LOOP LIMI T O F W O R K LIMIT OF W O R K HARDSCAPE PAVING DETAIL ROCK MULCH / BOULDERS DETAIL EDGING/ CURBS/ WALLS DETAIL SITE FURNISHINGS DETAIL OTHER PLAN GRAPHICS SYMBOL 312 P A R T I A L H A R D S C A P E L E G E N D SYMBOL SYMBOL SYMBOL SYMBOL SYMBOL NOTES: March 1, 2023 Item #1 Page 109 of 153 I I I I I .L I / -----/ SEE SHEET L 1.2 FOR FULL LEGEND VEH PED CONCRETE PAVING, TYPE 1 CONCRETE PAVING, TYPE 2 CONCRETE PAVING, TYPE 3 UNIT PAVING TRUNCATED DOME PAYERS STABILIZED DECOMPOSED GRANITE ASPHALT PER CIVIL ROCK MULCH TYPE 1 qjJ BOULDERS (i) 0 0 0 0 © [IJ0 © 0 0 0 0 0 0 0 0 G ~ PA ----- STEEL EDGING CONCRETE STEPPED WALLS SHADE STRUCTURE LOUNGE FURNISHINGS LOOSE TABLE AND CH Al RS UMBRELLA PING-PONG TABLE SHUFFLE BOARD PLANTER POT ADA CURB RAMP PER CIVIL ROLLED CURB PER CIVIL BIORETENTION BASIN PER CIVIL SCREEN WALL PER ARCHITECT RETAINING WALL PER CIVIL PEDESTRIAN BRIDGE PER ARCHITECT EXISTING CONCRETE BROW DITCH LIGHT POLE PER ELECTRICAL GREENSCREEN PER ARCHITECT PLANTING AREA LIMIT OF WORK PROPERTY LINE 1. POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) SHALL BE PROVIDED AWAY FROM STRUCTURES AND ARE TO BE TERM I NA TED IN AN APPROVED DRAINAGE SYSTEM. 2. UTILITIES, STREET IMPROVEMENTS, GRADING, PARKING, SIGNAGE, AND BUILDINGS ARE BY OTHERS AND ARE SHOWN FOR REFERENCE ONLY. 3. NO PUBLIC UTILITIES EASEMENTS IDENTIFIED ONSITE. 4. REFER TO L1 .2 FOR FULL HARDSCAPE LEGEND. @/1'\ w~ ~ @/1'\ ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento. CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I OWN BY: DATE: CHKD BY: RVWD BY: CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 HARDSCAPE PAVING DETAIL DESCRIPTION SOURCE MODEL/SIZE/COLOR/FINISH ROCK MULCH / BOULDERS DETAIL DESCRIPTION SOURCE MODEL/SIZE/COLOR/FINISH EDGING/ CURBS/ WALLS DETAIL DESCRIPTION SOURCE MODEL/SIZE/COLOR/FINISH SITE FURNISHINGS DETAIL DESCRIPTION SOURCE MODEL/SIZE/COLOR/FINISH OTHER SYMBOL 312 F U L L H A R D S C A P E L E G E N D L1.2 HARDSCAPE LEGEND March 1, 2023 Item #1 Page 110 of 153 VEH PED EJJ ...... > X • • X • • .. " .... iii . . V V V V V V "1 "1 V V V V V V V V V ~ l'.'9 w 0 0 0 0 0 © ITJ0 © 0 CONCRETE PAVING, TYPE CONCRETE PAVING, TYPE 2 CONCRETE PAVING, TYPE 3 UNIT PAVING TRUNCATED DOME PAVERS STABILIZED DECOMPOSED GRANITE ASPHALT PER CIVIL ROCK MULCH TYPE 1 ROCK MULCH TYPE 2 BOULDERS STEEL EDGING CONCRETE STEPPED WALLS SHADE STRUCTURE LOUNGE FURNISHINGS LOOSE TABLE AND CHAIRS UMBRELLA PING-PONG TABLE SHUFFLE BOARD PLANTER POT 0 ADA CURB RAMP PER CIVIL 0 ROLLED CURB PER CIVIL 0 BIORETENTION BASIN PER CIVIL 0 SCREEN WALL PER ARCHITECT 0 RETAINING WALL PER CIVIL 0 PEDESTRIAN BRIDGE PER ARCHITECT 0 EXISTING CONCRETE BROW DITCH G LIGHT POLE PER ELECTRICAL ~ GREENSCREEN PER ARCHITECT @o (1\~ ~ @o ~ C.I.P.; NATURAL GRAY; ETCHED FINISH C.I.P.; INTEGRAL COLOR CONCRETE; ETCHED FINISH C.I.P.; INTEGRAL COLOR CONCRETE; ETCHED FINISH PERMEABLE PRECAST CONCRETE UNIT PAVING 12·x12"x2· NOMINAL PRECAST CONCRETE TRUNCATED DOME PAVER 4" THICK STABILIZED DECOMPOZED GRANITE PAVING W/ STEEL EDGING 50% 1-3" COBBLE AND 50% 3-8" COBBLE 2" -8" RIVER ROCK TYPE 1 -4' X 4', TYPE 2 -5' X 5', TYPE 3 -6' X 6' 1/4" THICK STEEL EDGING W/ GALVANIZED STEEL STAKES C.I.P.; NATURAL GRAY; ETCHED FINISH PRE-FABRICATED SHADE STRUCTURE SHOWN FOR REFERENCE ONLY, SUPPLIED BY OWNER SHOWN FOR REFERENCE ONLY, SUPPLIED BY OWNER SHOWN FOR REFERENCE ONLY, SUPPLIED BY OWNER PRE-CAST CONCRETE PING PONG TABLE PRE -CAST CONCRETE SHUFFLE BOARD PLANTER POT GRACE TOPCAST 877-423-6491 SOLOMON COLOR 800-624-0261 GRADE TOPCAST 877-423-6491 SOLOMON COLOR 800-624-0261 GRADE TOPCAST 877-423-6491 ACKER-STONE 951-674-0047 WAUSAU TILE 800-388-8728 DECORATIVE STONE SOLUTIONS 909-202-9279 SOUTHWEST BOULDER 760-466-3277 SOUTHWEST BOULDER 760-466-3277 DECORATIVE STONE SOLUTION 909-202-9279 JD RUSSEL 800-742-2255 GRACE TOPCAST 877-423-6491 JAMES DE WULF 310-315-7100 JAMES DE WULF 310-315-7100 FINISH: TOPCAST #3 COLOR: "GINGER;" FINISH: TOPCAST #3 COLOR: "BARK;" FINISH: TOPCAST #3 SUCH AS: "AQUA-VIA TRIO" 8CM; PATTERN: ASHLAR; COLOR: T.B.D. TYPE: 12"X12"X2" NOMINAL 'STRAIGHT' LAYOUT; COLOR: CHARCOAL BLACK COLOR: "CALIFORNIA GOLD" COLOR: ARIZONA RIVER ROCK COLOR: "MISSION" COLOR: DESERT SELECT BOULDERS MODEL: 'DURA-EDGE'; FINISH: UNPAINTED COLOR: T.B.D.; FINISH: T.B.D. T.B.D. COLOR: NATURAL GRAY COLOR: NATURAL GRAY T.B.D. ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I Signature 06/Yl{?J Renewal Dote 650-943-1660 415-477-2700 619-685-3990 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD Lru SITE DEVELOPMENT PLAN X /ON/8 PHARMACEuncALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: STANDARD CONDITION THICKENED EDGE CONDITION EXPANSION JOINT 1ST POUR 2ND POUR SAWCUT JOINT CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L1.3 HARDSCAPE DETAILS 1 CONCRETE PAVING 2 CONCRETE PAVING JOINTS 3 TRUNCATED DOME PAVERS 4 CONCRETE STEPPED WALLS March 1, 2023 Item #1 Page 111 of 153 2 " NOTES: 1. SEE CIVIL GRADING PLANS FOR FINISH SURFACE ELEVATIONS OF CONCRETE PAVING. 2. PAVING SECTION MAY BE MODIFIED WITH WRITTEN, STAMPED APPROVAL BY CERTIFIED GEOTECHNICAL ENGINEER. 3. THICKENED EDGE REQUIRED WHEREVER CONCRETE PAVING IS ADJACENT TO AREAS OF AT-GRADE PLANTING, LAWN, DECOMPOSED GRANITE, PAYERS, OR AS OTHERWISE INDICATED ON PLANS. ' ,, ----- NOTES: 1. REFER TO HARDSCAPE PLAN AND LEGEND FOR LAYOUT AND PATTERN OF PAYERS. 2. DOME LAYOUT AND SPACING SHALL MEET CURRENT CODE REQUIREMENTS. 3. CONTRACTOR TO SUBMIT PAVER SAMPLE TO LANDSCAPE ARCHITECT FOR REVIEW AND APPROVAL PRIOR TO ORDERING AND INSTALLATION. 4. FINISH SURFACE OF DETECTABLE WARNING PAYERS SHALL BE LEVEL WITH ADJACENT PAVING. 2 3 4 5 ALIGN t• 0 CAST IN PLACE CONCRETE PAVING; TYPE, FINISH, AND LOCATION PER HARDSCAPE PLAN AND LEGEND ® REINFORCING PER GEOTECHNICAL REPORT 0 THICKENED EDGE OF CONCRETE PAVING 01/4" RADIUS TOOLED EDGE 0 FINISH GRADE AT ADJACENT PLANTING AREA ® MULCH PER PLANS AND SPECIFICATIONS, TAPERED AT EDGE OF PAVING AS SHOWN 0 BASE AND SUBGRADE PREPARATION PER GEOTECHNICAL REPORT ® AMENDED PLANTING SOIL PER SPECIFICATIONS 3 4 5 6 8" SCALE: 3" = 1'-0" 0 PRECAST CONCRETE DETECTABLE WARNING PAYERS PER HARDSCAPE LEGEND ® MORTAR SETTING BED PER MANUFACTURER'S RECOMMENDATION 0 HAND TIGHT JOINT BETWEEN PAYERS 0 C.I.P. CONCRETE SUBBASE, DEPTH AND REINFORCING PER GEOTECHNICAL REPORT(Z\ 0 EXPANSION JOINT PER DETAIL ~ ® ADJACENT CONCRETE PAVING 1 PER DETAIL L1.3 0 BASE AND SUBGRADE PREPARATION PER GEOTECHNICAL REPORT 6 ____ _;a.-"''-----.-·- fl I• 0 .r:::i· I L, ,:, <? L', </ d 1-,-....,..,.~--;.' ~,..,..,...~-•'~~·~, ~"-~"..,....,..,·'. / a £l ,, " ,/, " I 1--11 I I , 1_11_11_11_111_1 _11_11_111_ 1_11_11_ 1_11_11_11_111_11_11_1 I 1_1 I I 1_11 I I _I I I 1_1 I I I 1_11 I _I I I i' I~' _I I 111-1 I 1_11 I I _I I I 1_1 I 1_11 I I _I I 1_1 II I I _I I 111-1 I I 1_1 I I I _II. I I 1-1I11-1111-1 II 1-11111-11 I _I II 1~_11111_1I1-1111_1 II 1_11 ,_II, 1. 111,,_II ,,_I II 1_111111 '•-11 -11=11=11=11::-111-11-i ,-· SCALE: 3" = 1'-0" NOTES: 1. PROVIDE EXPANSION JOINTS WHERE INDICATED ON THE DRAWINGS, AND WHERE PAVING ABUTS WALLS, CURBS, STEPS, RAMPS AND OTHER VERTICAL APPURTENANCES. OMIT DOWELS WHERE ABUTTING WALLS, BUILDINGS, AND CURBS. 2. ALL TOOLED EDGES OF EXPANSION JOINTS SHALL BE 1/4" RADIUS MAX. 1_11 _ 11_ 11_11 _ 11_11 _1 _ 11_11 _ 11_ 11_11 _ 11_ =111=11 = 11=11 = = 11=11 0)11=111=11 = II= I =I = I Ill I Ill 11 _11 11 Ill I 11 _11 I 1_11 I I _1 11_111 I 1_11 I I _11 11~1 I 11 I 11 . ' 11 I 11 11 11 2'-0" TYP. 1% SLOPE, TYP. • 5 0 3/8" EXPANSION JOINT WI SEALANT DUSTED WITH DOUBLE-WASHED CONCRETE SAND WHILE WET PER SPECIFICATIONS; SAND COLOR TO MATCH COLOR OF ADJACENT CONCRETE COLOR ® 1 /8" RADIUS TOOLED EDGE 0 #4 18" STEEL DOWEL @ 18" O.C., CENTERED IN SLAB, SLEEVE ONE SIDE 01/8" WIDE SAWCUT JOINT @c.l.P. CONCRETE PAVING PER DETAIL@ ® REINFORCING PER C.I.P. CONCRETE PAVING DETAIL 0 BASE AND SUBGRADE PREPARATION PER GEOTECHNICAL REPORT j!: CD 1----+-+--,,....-~--------'k-~< w _J 0 (/) ,•~, --~--+~'k-.... u.. ,:'. ,o 1-------1 -II =;LJ -11 -II I I 1= I 1= l\.?J I 1= I 1=1 ,I= l=ll=l l=l 1=11-' ,-1 1-I I ' . . '' I ~ SCALE: 311 = f-0" 0 CONCRETE STEPPED WALLS, COLOR AND ,;;-, FINISH PER HARDSCAPE LEGEND; FOOTING \V DEPTH AND REINFORCING PER STRUCTURAL ,:;-, ADJACENT CONCRETE PAVING @ \::.,I PER DETAIL ~ ITT 0 EXPANSION JOINT PER DETAIL L1~3 . 0 BASE AND SUBGRADE PREPARA PER GEOTECHNICAL REPORT ® ADJACENT PLANTING AREA SCALE: 1" = 1'-0" ~ 11111 DGA planning I architecture I interiors 550 Ellis Street. Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street. Sacramento. CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: AT METAL HEADER AT CONCRETE PAVING CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L1.4 HARDSCAPE DETAILS 1 STABILIZED DECOMPOSED GRANITE 2 STEEL EDGING March 1, 2023 Item #1 Page 112 of 153 2 3 4 5 ALIGN 0 STABILIZED DECDMPDSED GRANITE; TYPE PER HARDSCAPE LEGEND, DEPTH AS SHDWN, INSTALL IN 2" LIFTS ® GEDTEXTILE FABRIC PER SPECIFICATIDNS r;'\ 0 STEEL EDGING PER DETAIL ~ 0 FINISH GRADE DF ADJACENT PLANTING AREA ® MULCH PER PLAN AND SPECIFICATIDNS 0 ADJACENT CDNCRETE PAVING (1\, PER DETAIL ® 0 BASE AND SUBGRADE PREPARATIDN PER GEDTECHNICAL REPDRT ® AMENDED PLANTING SDIL PER SPECIFICATIDNS 2 6 ALIGN SCALE: 3" = 1'-0" 3 ALIGN 0 STEEL EDGING PER HARDSCAPE LEGEND ® STEEL STAKE PRDVIDED BY MANUFACTURER 0 STABILIZED DECDMPDSED GRANITE PAVING PER DETAIL 0 FINISH GRADE AT ADJACENT PLANTING AREA ® MULCH PER PLANS AND SPECIFICA TIDNS 0 BASE AND SUBGRADE PREPARATIDN PER GEDTECHNICAL REPDRT 0 AMENDED PLANTING SDIL PER SPECIFICA TIDNS NDTES: 1. USE MANUFACTURED 90-DEGREE ANGLE STEEL EDGING AT CDRNERS. 2. STAKES TD BE INSTALLED SD TDP DF STAKE IS FLUSH WITH DR SLIGHTLY BELDW TDP DF EDGING. SCALE: 311 = f-0" ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: RC RC RC RC RC RCRCRCRC RC RC RCRC RC RCW DRIP TUBING RCW OVERHEAD RCW BIO RETENTION OVERHEAD VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.1A IRRIGATION PLAN PROPOSED BUILDING PARKING STRUCTURE MATCHLINE SEE SHEET L2.1C MATCHLINE SEE SHEET L2.1BN I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN DATE: COUNTY OF SAN DIEGO Environmental Health and Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE WARNING RECYCLED WATERDO NOT DRINK WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR RECYCLED WATER In Order to Conserve Water... WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR18"(TYP.)36" (N.T.S.)12"(N.T.S.)1" BLACK LETTERS PURPLE BACKROUND BLACK LOGO 1" BLACK LETTERS2" BLACK LETTERS12" X 36" SIZE .032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS.032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS 18" X 18" SIZE TYPICAL SIGNS DO NOT DRINK NO TOME EL AGUA RECYCLEDWATERIN USE NOTE A: THESE PLANS ARE DIAGRAMMATIC, THE MAINLINE AND RELATED IRRIGATION EQUIPMENT IS SHOWN WITHIN THE PAVING FOR CLARITY ONLY. THE ACTUAL LOCATIONOF MAINLINE AND RELATED IRRIGATION EQUIPMENT SHALL BE WITHIN PLANTER AND AMINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES, TYPICAL. NOTE B: CONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANY VERTICAL OBSTRUCTIONS THAT MAY OCCUR IN THE LANDSCAPE, INCLUDING BUT NOT LIMITED TO LIGHT POLES, FIRE HYDRANTS, TREES, ETC. WHEN A SLIGHT RELOCATION OF THE HEAD IS NOT SUFFICIENT TO CLEAR THE OBSTACLE, OR IF IT NEGATIVELY AFFECTS THE COVERAGE, AN ADDITIONAL HEAD SHALL BE INSTALLED TO PLACE ONEHEAD ON EITHER SIDE OF THE OBSTACLE. THE NOZZLES OF THESE TWO HEADS SHALLHAVE ARC PATTERNS THAT ADD UP TO THE ORIGINAL ARC PATTERN OF THE HEADINDICATED ON THE PLANS. THE CONTRACTOR SHALL VERIFY ALL HEAD LAYOUT WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE C: THESE PLANS ARE DIAGRAMMATIC, TREE BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN THE PAVING FOR CLARITY ONLY, THE ACTUAL LOCATIONS SHALL BE WITHIN THE PLANTER. THE TREE BUBBLERS SHALL BE ALIGNED WITH TREES AS SHOWN ON THEPLANTING PLANS, AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. THECONTRACTOR SHALL CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE D: PRIOR TO START OF CONSTRUCTION THE CONTRACTOR SHALL SUBMIT TO THE OWNER AND LANDSCAPE ARCHITECT A SCALED SHOP DRAWING INDICATING THE PROPOSED LOCATIONS FOR THE IRRIGATION EQUIPMENT LISTED BELOW. THE SHOP DRAWINGSHALL BE PREPARED TO THE SATISFACTION OF THE OWNER AND LANDSCAPEARCHITECT. SHOP DRAWINGS MUST INCLUDE THE PROPOSED LOCATIONS FOR THEFOLLOWING ITEMS: 1. POINT OF CONNECTION (INCLUDING WATER POC, BACK FLOW DEVICES, MASTER CONTROL VALVES, FLOW SENSORS, ETC.) 2. ISOLATION VALVES 3. AUTOMATIC CONTROL VALVES (INDICATE STATION NUMBER) 4. QUICK COUPLING VALVES 5. IRRIGATION CONTROLLER(S) 7. RELATED EQUIPMENT (AS MAY BE DIRECTED). EACH PIECE OF AFOREMENTIONED EQUIPMENT SHALL HAVE IT'S PROPOSED INSTALLEDLOCATION SHOWN ON THE SHOP DRAWINGS. THE SYMBOL FOR EACH PRODUCT SHALL BE A SCALED REPRESENTATION OF THE FOOTPRINT OF THE EQUIPMENT OR THE VALVE BOX IN WHICH THE EQUIPMENT IS INSTALLED. CONTRACTOR SHALL INSTALL ALL VALVE BOXES AND RELATED EQUIPMENT PER THE OWNER APPROVED SHOP DRAWINGS. ONCE THE SHOP DRAWING LOCATIONS ARE APPROVED, THE LANDSCAPE ARCHITECT OROWNER'S AUTHORIZED REPRESENTATIVE WILL ALLOW NO ADJUSTMENTS TO THEAPPROVED VALVE BOX PLACEMENT WITHOUT PRIOR WRITTEN ACCEPTANCE. ANYIRRIGATION EQUIPMENT INSTALLED WITHOUT PRIOR APPROVAL WITH SHOP DRAWINGS WILL BE SUBJECT TO RELOCATION BASED ON DIRECTION BY THE LANDSCAPE ARCHITECT AT THE CONTRACTOR'S EXPENSE. NOTE E: WHEN IRRIGATION WILL BE USED FOR VEGETATION WITHIN 24" OF AN IMPERMEABLE SURFACE, OVERHEAD IRRIGATION SHALL NOT BE PERMITTED AND ONLY SUBSURFACEIRRIGATION SHALL BE USED, UNLESS ADJACENT TO IMPERMEABLE SURFACES AREDESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO ALANDSCAPED AREA. L2.1BL2.1A L2.1D L2.1C March 1, 2023 Item #1 Page 113 of 153 20' I rr r ~\\\ \ \~~\ H 10' o· I I ·-·. ·-·. 20' I 811 • ~ ..... -~ ·-·-·-·-·-·~ -·-·-·-·-·-· ·-·-·-·-·-·-· -·-·-·-·-·-· . . . . . . . sweeney + associates IRRIGATION DESIGN AND CONSULTING 38730 Hv Canyon Drive, ~ulle C: Murrl<'.!t~, c~ !12S63 e-; l11fo@swecri e~assoc com t : (9Sll .161·6830 w : www .sweene~ass<H.~om r, l9Sq 46l-685Cl ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 ..... ~ DA1E PREPARm: 11/1/2021 I SHEET I CITY OF CARLSBAD 1 sxxTS 1 SITE DEVELOPMENT PLAN /ON/S PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER OF WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: RC RCRC RC RC RC RC RC RCRC RC RC RCW DRIP TUBING RCW OVERHEAD RCW BIO RETENTION OVERHEAD VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.1B IRRIGATION PLAN NMATCHLINE SEE SHEET L2.1APROPOSED BUILDING MATCHLINE SEE SHEET L2.1D I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN DATE: COUNTY OF SAN DIEGO Environmental Health and Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE WARNING RECYCLED WATERDO NOT DRINK WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR RECYCLED WATER In Order to Conserve Water... WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR18"(TYP.)36" (N.T.S.)12"(N.T.S.)1" BLACK LETTERS PURPLE BACKROUND BLACK LOGO 1" BLACK LETTERS2" BLACK LETTERS12" X 36" SIZE.032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS.032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS 18" X 18" SIZE TYPICAL SIGNS DO NOT DRINK NO TOME EL AGUA RECYCLEDWATERIN USE NOTE A:THESE PLANS ARE DIAGRAMMATIC, THE MAINLINE AND RELATED IRRIGATIONEQUIPMENT IS SHOWN WITHIN THE PAVING FOR CLARITY ONLY. THE ACTUAL LOCATION OF MAINLINE AND RELATED IRRIGATION EQUIPMENT SHALL BE WITHIN PLANTER AND A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES, TYPICAL. NOTE B: CONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANY VERTICAL OBSTRUCTIONS THAT MAY OCCUR IN THE LANDSCAPE, INCLUDING BUT NOT LIMITED TO LIGHT POLES, FIRE HYDRANTS, TREES, ETC. WHEN A SLIGHT RELOCATIONOF THE HEAD IS NOT SUFFICIENT TO CLEAR THE OBSTACLE, OR IF IT NEGATIVELYAFFECTS THE COVERAGE, AN ADDITIONAL HEAD SHALL BE INSTALLED TO PLACE ONE HEAD ON EITHER SIDE OF THE OBSTACLE. THE NOZZLES OF THESE TWO HEADS SHALL HAVE ARC PATTERNS THAT ADD UP TO THE ORIGINAL ARC PATTERN OF THE HEAD INDICATED ON THE PLANS. THE CONTRACTOR SHALL VERIFY ALL HEAD LAYOUT WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE C:THESE PLANS ARE DIAGRAMMATIC, TREE BUBBLERS AND LATERAL LINES ARE SHOWNWITHIN THE PAVING FOR CLARITY ONLY, THE ACTUAL LOCATIONS SHALL BE WITHIN THEPLANTER. THE TREE BUBBLERS SHALL BE ALIGNED WITH TREES AS SHOWN ON THE PLANTING PLANS, AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. THE CONTRACTOR SHALL CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE D: PRIOR TO START OF CONSTRUCTION THE CONTRACTOR SHALL SUBMIT TO THE OWNERAND LANDSCAPE ARCHITECT A SCALED SHOP DRAWING INDICATING THE PROPOSEDLOCATIONS FOR THE IRRIGATION EQUIPMENT LISTED BELOW. THE SHOP DRAWING SHALL BE PREPARED TO THE SATISFACTION OF THE OWNER AND LANDSCAPE ARCHITECT. SHOP DRAWINGS MUST INCLUDE THE PROPOSED LOCATIONS FOR THE FOLLOWING ITEMS: 1. POINT OF CONNECTION (INCLUDING WATER POC, BACK FLOW DEVICES, MASTER CONTROL VALVES, FLOW SENSORS, ETC.) 2. ISOLATION VALVES 3. AUTOMATIC CONTROL VALVES (INDICATE STATION NUMBER) 4. QUICK COUPLING VALVES5. IRRIGATION CONTROLLER(S) 7. RELATED EQUIPMENT (AS MAY BE DIRECTED). EACH PIECE OF AFOREMENTIONED EQUIPMENT SHALL HAVE IT'S PROPOSED INSTALLED LOCATION SHOWN ON THE SHOP DRAWINGS. THE SYMBOL FOR EACH PRODUCT SHALL BE A SCALED REPRESENTATION OF THE FOOTPRINT OF THE EQUIPMENT OR THE VALVE BOX IN WHICH THE EQUIPMENT IS INSTALLED. CONTRACTOR SHALL INSTALL ALL VALVEBOXES AND RELATED EQUIPMENT PER THE OWNER APPROVED SHOP DRAWINGS. ONCETHE SHOP DRAWING LOCATIONS ARE APPROVED, THE LANDSCAPE ARCHITECT OROWNER'S AUTHORIZED REPRESENTATIVE WILL ALLOW NO ADJUSTMENTS TO THE APPROVED VALVE BOX PLACEMENT WITHOUT PRIOR WRITTEN ACCEPTANCE. ANY IRRIGATION EQUIPMENT INSTALLED WITHOUT PRIOR APPROVAL WITH SHOP DRAWINGS WILL BE SUBJECT TO RELOCATION BASED ON DIRECTION BY THE LANDSCAPE ARCHITECT AT THE CONTRACTOR'S EXPENSE. NOTE E:WHEN IRRIGATION WILL BE USED FOR VEGETATION WITHIN 24" OF AN IMPERMEABLESURFACE, OVERHEAD IRRIGATION SHALL NOT BE PERMITTED AND ONLY SUBSURFACE IRRIGATION SHALL BE USED, UNLESS ADJACENT TO IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. L2.1BL2.1A L2.1D L2.1C March 1, 2023 Item #1 Page 114 of 153 ------ '--... '--... '--... '--... '--... '--... '--... '--... '--... ••• -H H H • • '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... 811 • '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... '--... I I I I 0 20' I sweeney + associates IRR I GATION DES I GN AND CONSULTING 31.i:i:o S~y Ci1,nyon Orlve, Suite C Murrleu. c~ 92S63 e· fnfo@~weeney,1.uot.nim t: (951) 461·6830 w·, www.sweene 1ass0t.com ,, (9Sl} 461·6SSO 10' I '--... I O' I '--... '--... '--... I"- --- 20' I ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 S F · CA94133 20 I Filbert Street. 3rd Floor, an ranc1sco, -15 s o· CA 92103 2550 Fifth Avenue, Suite I , an iego, I 720 8th Street, Sacramento, CA 9581 I ..... ~ 650-943-1660 415-477-2700 619-685-3990 916-441-6800 DA1E PREPARm: 11/1/2021 BAD I SHEETS I CITY OF CARLS )()( SITE DEVELOPMENT PLAN /ON/S PHARMACEUTICALS LOTS 21 AND 22 I OWN BY: I ENGINEER Of' WORK: DA1E: CHKD BY: ------------==::::'.=== _ RVWD BY: IRR IRR MWMWPBWPED MW M W PBPBPB PB WPED PB RCRC RC RC RCRC RCRC RC RCRCRCRCW DRIP TUBING RCW OVERHEAD RCW BIO RETENTION OVERHEAD VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.1C IRRIGATION PLAN PROPOSED BUILDING MATCHLINE SEE SHEET L2.1A MATCHLINE SEE SHEET L2.1DN WHIPTAIL LOOP LIMIT OF W O R K LIMIT OF WORKL2.1BL2.1A L2.1D L2.1C I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN DATE: COUNTY OF SAN DIEGO Environmental Health and Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE WARNING RECYCLED WATER DO NOT DRINK WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR RECYCLED WATER In Order to Conserve Water... WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR18"(TYP.)36" (N.T.S.)12"(N.T.S.)1" BLACK LETTERS PURPLE BACKROUND BLACK LOGO 1" BLACK LETTERS2" BLACK LETTERS12" X 36" SIZE .032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS.032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS 18" X 18" SIZE TYPICAL SIGNS DO NOT DRINK NO TOME EL AGUA RECYCLEDWATERIN USE NOTE A: THESE PLANS ARE DIAGRAMMATIC, THE MAINLINE AND RELATED IRRIGATION EQUIPMENT IS SHOWN WITHIN THE PAVING FOR CLARITY ONLY. THE ACTUAL LOCATIONOF MAINLINE AND RELATED IRRIGATION EQUIPMENT SHALL BE WITHIN PLANTER AND AMINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES, TYPICAL. NOTE B: CONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANY VERTICAL OBSTRUCTIONS THAT MAY OCCUR IN THE LANDSCAPE, INCLUDING BUT NOT LIMITED TO LIGHT POLES, FIRE HYDRANTS, TREES, ETC. WHEN A SLIGHT RELOCATION OF THE HEAD IS NOT SUFFICIENT TO CLEAR THE OBSTACLE, OR IF IT NEGATIVELYAFFECTS THE COVERAGE, AN ADDITIONAL HEAD SHALL BE INSTALLED TO PLACE ONEHEAD ON EITHER SIDE OF THE OBSTACLE. THE NOZZLES OF THESE TWO HEADS SHALLHAVE ARC PATTERNS THAT ADD UP TO THE ORIGINAL ARC PATTERN OF THE HEAD INDICATED ON THE PLANS. THE CONTRACTOR SHALL VERIFY ALL HEAD LAYOUT WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE C: THESE PLANS ARE DIAGRAMMATIC, TREE BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN THE PAVING FOR CLARITY ONLY, THE ACTUAL LOCATIONS SHALL BE WITHIN THE PLANTER. THE TREE BUBBLERS SHALL BE ALIGNED WITH TREES AS SHOWN ON THEPLANTING PLANS, AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. THECONTRACTOR SHALL CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE D: PRIOR TO START OF CONSTRUCTION THE CONTRACTOR SHALL SUBMIT TO THE OWNER AND LANDSCAPE ARCHITECT A SCALED SHOP DRAWING INDICATING THE PROPOSED LOCATIONS FOR THE IRRIGATION EQUIPMENT LISTED BELOW. THE SHOP DRAWINGSHALL BE PREPARED TO THE SATISFACTION OF THE OWNER AND LANDSCAPEARCHITECT. SHOP DRAWINGS MUST INCLUDE THE PROPOSED LOCATIONS FOR THEFOLLOWING ITEMS: 1. POINT OF CONNECTION (INCLUDING WATER POC, BACK FLOW DEVICES, MASTER CONTROL VALVES, FLOW SENSORS, ETC.) 2. ISOLATION VALVES 3. AUTOMATIC CONTROL VALVES (INDICATE STATION NUMBER) 4. QUICK COUPLING VALVES 5. IRRIGATION CONTROLLER(S) 7. RELATED EQUIPMENT (AS MAY BE DIRECTED). EACH PIECE OF AFOREMENTIONED EQUIPMENT SHALL HAVE IT'S PROPOSED INSTALLED LOCATION SHOWN ON THE SHOP DRAWINGS. THE SYMBOL FOR EACH PRODUCT SHALL BE A SCALED REPRESENTATION OF THE FOOTPRINT OF THE EQUIPMENT OR THE VALVE BOX IN WHICH THE EQUIPMENT IS INSTALLED. CONTRACTOR SHALL INSTALL ALL VALVE BOXES AND RELATED EQUIPMENT PER THE OWNER APPROVED SHOP DRAWINGS. ONCE THE SHOP DRAWING LOCATIONS ARE APPROVED, THE LANDSCAPE ARCHITECT OROWNER'S AUTHORIZED REPRESENTATIVE WILL ALLOW NO ADJUSTMENTS TO THEAPPROVED VALVE BOX PLACEMENT WITHOUT PRIOR WRITTEN ACCEPTANCE. ANYIRRIGATION EQUIPMENT INSTALLED WITHOUT PRIOR APPROVAL WITH SHOP DRAWINGS WILL BE SUBJECT TO RELOCATION BASED ON DIRECTION BY THE LANDSCAPE ARCHITECT AT THE CONTRACTOR'S EXPENSE. NOTE E: WHEN IRRIGATION WILL BE USED FOR VEGETATION WITHIN 24" OF AN IMPERMEABLE SURFACE, OVERHEAD IRRIGATION SHALL NOT BE PERMITTED AND ONLY SUBSURFACEIRRIGATION SHALL BE USED, UNLESS ADJACENT TO IMPERMEABLE SURFACES AREDESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO ALANDSCAPED AREA. March 1, 2023 Item #1 Page 115 of 153 r-·-·-·-·-·~ •. -·-·-·-·-· ~ -·-·-·-·-·-· ·-·-·-·-·-·-· -·-·-·-·-·-· -·-·-·-·-·-· ~ e <!> <!> <!> <!> <fl ----.-----V---FIRE --+--FIRE -+---FIR ~ \) it} ---- ·-·-" --1-----+-FIR "' "' \ I --\ I ll\ \ \ fJ 811 • \ \ @ •• <!> ® e e 20' 10' I I - <!> - o· 20' I I sweeney + associates IRRIGAT I ON DESIGN AND CONSULTING 3<1730 Sky C~nyon Orive, Sul1e C Mutrlen, ca 92563 e: lnfo@swccncy.aHoc.com 1: [951) 461 •68~0 w, www,sween,vosoc.com f: [951) 461·6850 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 ..... ~ DA1E PREPARm: 11/1/2021 I SHEET I CITY OF CARLSBAD 1 sxxTS 1 SITE DEVELOPMENT PLAN /ON/S PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER OF WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: IRR IRR IRR M W PB T T VAN RCRCRCRC RC RC RC RC RC RCRCRCW DRIP TUBING RCW OVERHEAD RCW BIO RETENTION OVERHEAD VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.1D IRRIGATION PLAN PROPOSED BUILDING MATCHLINE SEE SHEET L2.1B MATCHLINE SEE SHEET L2.1CN WHIPTAIL LOOP LIMIT OF W O R K LIMI T O F W O R K LIMIT OF W O R K NOTE A: POINT OF CONNECTION (POC) #1 SHALL BE A X" RECYCLED WATER METER WITH A X" SERVICE LINE. THE CONTRACTOR SHALL VERIFY THE ACTUAL LOCATION, WATER TYPE, METER SIZE AND WATER PRESSURE IN THE FIELD PRIOR TO STARTING WORK. MEASUREMENT OF THE STATIC (NO WATER MOVING) WATER PRESSURE IS ACCEPTABLEFOR POTABLE WATER SYSTEMS WHERE NO PUMP HAS BEEN INDICATED ON THESEPLANS. WHEN USING RECYCLED WATER, OR ON POTABLE WATER SYSTEMS REQUIRING A PUMP, ONLY THE MEASUREMENT OF DYNAMIC (WATER MOVING THROUGH THE METER) WATER PRESSURE, SHALL BE ACCEPTABLE. THE DYNAMIC WATER PRESSURE SHALL BE MEASURED AT THE MAXIMUM SYSTEM DEMAND AS INDICATED BELOW. IF ANY OF THE POC INFORMATION SHOWN ON THESE DRAWING IS FOUND TO BE DIFFERENT THAN THE ACTUAL POC INFORMATION GATHERED IN THE FIELD, IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT AND IRRIGATION CONSULTANT. SHOULD THECONTRACTOR FAIL TO VERIFY THE POC INFORMATION AS SHOWN HEREIN, ANYCHANGES REQUIRED BY LOW PRESSURE OR VOLUME SHALL BE THE SOLERESPONSIBILITY OF THE CONTRACTOR. WATER PRESSURE AT POC: N/A PSI (STATIC / DYNAMIC) DESIGN WATER PRESSURE: N/A PSI MAXIMUM SYSTEM DEMAND: N/A GPM PRESSURE BOOST REQUIRED: N/A PSIRESIDUAL WATER PRESSURE: N/A PSI NOTE B:CONTROLLER "A" SHALL BE OF THE BRAND, MODEL AND STATION SIZE AS INDICATED ON THE IRRIGATION MATERIALS LEGEND. THE CONTROLLER SHALL BE INSTALLED IN THE APPROXIMATE LOCATION SHOWN. THE CONTRACTOR SHALL COORDINATE THE REQUIRED ELECTRICAL POWER SUPPLY AT THIS LOCATION WITH THE OWNER'S AUTHORIZED REPRESENTATIVE. FINAL LOCATION OF CONTROLLER AND ELECTRICAL POINT OF CONNECTION SHALL BE CONFIRMED WITH OWNER'S AUTHORIZEDREPRESENTATIVE PRIOR TO STARTING WORK. NOTE C:THESE PLANS ARE DIAGRAMMATIC, THE MAINLINE AND RELATED IRRIGATION EQUIPMENT IS SHOWN WITHIN THE PAVING FOR CLARITY ONLY. THE ACTUAL LOCATION OF MAINLINE AND RELATED IRRIGATION EQUIPMENT SHALL BE WITHIN PLANTER AND A MINIMUM OF 18" OFF ADJACENT HARDSCAPE AND OTHER OBSTACLES, TYPICAL. NOTE D: CONTRACTOR SHALL ADJUST ALL HEADS AS REQUIRED TO ACCOMMODATE ANYVERTICAL OBSTRUCTIONS THAT MAY OCCUR IN THE LANDSCAPE, INCLUDING BUT NOTLIMITED TO LIGHT POLES, FIRE HYDRANTS, TREES, ETC. WHEN A SLIGHT RELOCATIONOF THE HEAD IS NOT SUFFICIENT TO CLEAR THE OBSTACLE, OR IF IT NEGATIVELY AFFECTS THE COVERAGE, AN ADDITIONAL HEAD SHALL BE INSTALLED TO PLACE ONE HEAD ON EITHER SIDE OF THE OBSTACLE. THE NOZZLES OF THESE TWO HEADS SHALL HAVE ARC PATTERNS THAT ADD UP TO THE ORIGINAL ARC PATTERN OF THE HEAD INDICATED ON THE PLANS. THE CONTRACTOR SHALL VERIFY ALL HEAD LAYOUT WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE E:THESE PLANS ARE DIAGRAMMATIC, TREE BUBBLERS AND LATERAL LINES ARE SHOWN WITHIN THE PAVING FOR CLARITY ONLY, THE ACTUAL LOCATIONS SHALL BE WITHIN THE PLANTER. THE TREE BUBBLERS SHALL BE ALIGNED WITH TREES AS SHOWN ON THE PLANTING PLANS, AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE. THE CONTRACTOR SHALL CONFIRM ALL LAYOUT IN FIELD WITH OWNER'S AUTHORIZED REPRESENTATIVE PRIOR TO STARTING WORK. NOTE F:PRIOR TO START OF CONSTRUCTION THE CONTRACTOR SHALL SUBMIT TO THE OWNERAND LANDSCAPE ARCHITECT A SCALED SHOP DRAWING INDICATING THE PROPOSED LOCATIONS FOR THE IRRIGATION EQUIPMENT LISTED BELOW. THE SHOP DRAWING SHALL BE PREPARED TO THE SATISFACTION OF THE OWNER AND LANDSCAPE ARCHITECT. SHOP DRAWINGS MUST INCLUDE THE PROPOSED LOCATIONS FOR THE FOLLOWING ITEMS: 1. POINT OF CONNECTION (INCLUDING WATER POC, BACK FLOW DEVICES, MASTER CONTROL VALVES, FLOW SENSORS, ETC.)2. ISOLATION VALVES 3. AUTOMATIC CONTROL VALVES (INDICATE STATION NUMBER) 4. QUICK COUPLING VALVES 5. IRRIGATION CONTROLLER(S) 7. RELATED EQUIPMENT (AS MAY BE DIRECTED). EACH PIECE OF AFOREMENTIONED EQUIPMENT SHALL HAVE IT'S PROPOSED INSTALLED LOCATION SHOWN ON THE SHOP DRAWINGS. THE SYMBOL FOR EACH PRODUCT SHALLBE A SCALED REPRESENTATION OF THE FOOTPRINT OF THE EQUIPMENT OR THE VALVEBOX IN WHICH THE EQUIPMENT IS INSTALLED. CONTRACTOR SHALL INSTALL ALL VALVEBOXES AND RELATED EQUIPMENT PER THE OWNER APPROVED SHOP DRAWINGS. ONCE THE SHOP DRAWING LOCATIONS ARE APPROVED, THE LANDSCAPE ARCHITECT OR OWNER'S AUTHORIZED REPRESENTATIVE WILL ALLOW NO ADJUSTMENTS TO THE APPROVED VALVE BOX PLACEMENT WITHOUT PRIOR WRITTEN ACCEPTANCE. ANY IRRIGATION EQUIPMENT INSTALLED WITHOUT PRIOR APPROVAL WITH SHOP DRAWINGS WILL BE SUBJECT TO RELOCATION BASED ON DIRECTION BY THE LANDSCAPEARCHITECT AT THE CONTRACTOR'S EXPENSE. NOTE G:WHEN IRRIGATION WILL BE USED FOR VEGETATION WITHIN 24" OF AN IMPERMEABLE SURFACE, OVERHEAD IRRIGATION SHALL NOT BE PERMITTED AND ONLY SUBSURFACE IRRIGATION SHALL BE USED, UNLESS ADJACENT TO IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA. IRRIGATION POINT OF CONNECTION #1; REFER TO NOTE "A" I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN IRRIGATION CONTROLLER "A"; REFER TO NOTE "B" DATE: COUNTY OF SAN DIEGO Environmental Health and Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE WARNING RECYCLED WATER DO NOT DRINK WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR RECYCLED WATER In Order to Conserve Water... WASH HANDS AFTER CONTACTING LAVESE SUS MANOS DESPUES DE USAR18"(TYP.)36" (N.T.S.)12"(N.T.S.)1" BLACK LETTERS PURPLE BACKROUND BLACK LOGO 1" BLACK LETTERS2" BLACK LETTERS12" X 36" SIZE .032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS.032 ALUMINUM, .060 ABS PLASTIC OR STICK-ON VINYL SIGNS 18" X 18" SIZE TYPICAL SIGNS DO NOT DRINK NO TOME EL AGUA RECYCLEDWATERIN USE L2.1BL2.1A L2.1D L2.1C March 1, 2023 Item #1 Page 116 of 153 ~ ..... ·~ ·-·-·-·-·-· .• -·-·-·-·-·-· ·-·-·-·-·-·-· -·-·-·-·-·-. . . . . . . \ I liSJ liSJ ----- ------ I ------.::::::: -- I I I I I I I I I I I I I I '--....._ sweeney + associates IRRIGATION DESIGN AND CONSULTING M~rrleu, C;, 92563 e : lnfo@;wecr,ey.a.uoc.,om t: (9$11 4'61 •6830 w: www.~w~entyassoc.rom f: (951/ 4.fi l -6850 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 ..... ~ DA1E PREPARm: 11/1/2021 I SHEET I CITY OF CARLSBAD 1 sxxTS 1 SITE DEVELOPMENT PLAN /ON/S PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER OF WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: AS APPROVED Y,ZIRRIGATION CROSS CONNECTION TEST STATION, INSTALL PER COUNTY OF SAN DIEGO REQUIREMENTS, VERIFY LOCATIONS WITH COUNTY OF SAN DEIGO MODEL NO. / DESCRIPTION IRRIGATION MATERIAL LEGENDFQ T H SYMBOL MANUFACTURER DETAILRADIUSPSIFLOW RATE (GPM) AS APPROVED AS APPROVED N/A GPH IRRIGATION PAIGE ELECTRIC LASCO P.O.C. NDS (K.B.I.) LASCO AS APPROVED BUCKNER VXX101N-SC XX" SLO-CLOSE SCH. 80 PVC, TRUE-UNION BALL VALVE WITH SOLVENT WELD SOCKET CONNECTIONS, LINE SIZE PER MAINLINE. AS APPROVED P.R. (TRI.) AS APPROVED GPH IRRIGATION/ PVC SUPPLY AND DISCHARGE HEADERS SHALL BE PVC LATERAL LINE PIPE (AS SHOWN BELOW), 1 1/4" MINIMUM SIZE WITH SCH. 40 PVC FITTINGS.AS APPROVED NO SYMBOL NO SYMBOL INSTALL INSIDE A 10" ROUND VALVE BOX. XXX-PESBR-PRS-D PRESSURE REGULATING, PLASTIC REMOTE CONTROL VALVE (RCV), SIZE AS SHOWN (1", 1 1/2" AND 2" SIZES), SET PRS-D PRESSURE REGULATOR TO PROVIDE THE OPERATING PRESSURE OF THE SPRINKLER / BUBBLER HEAD AT THE HIGHEST OR FARTHEST HEAD ON THE CONTROL VALVE ZONE (MEASURE PSI AT HEAD). INSTALL THE RCV INSIDE A STANDARD RECTANGULAR VALVE BOX. SIGNATURE SITEONE NO SYMBOL NO SYMBOL AS APPROVEDNO SYMBOL NO SYMBOL NO SYMBOL NO SYMBOL NO SYMBOL NO SYMBOL DESCRIPTION 10" ROUND BOXES STANDARD RECTANGULAR BOXES JUMBO RECTANGULAR BOXES 7" ROUND BOXES RAIN BIRDNO SYMBOL PAIGE ELECTRICNO SYMBOL D,E,F,G D,E,F,G D,E,F,G D,E,F,G E,F,H E,F,I N/A K L M N O P Q R Q N/A S S,U T N/A N/A U N/A N/A V N/A N/A W 30RAIN BIRD 5012-PL-(PC)-SAM-R-NP 12" POP-UP SHRUB ROTOR WITH MPR-25 NOZZLES (RED)40 40 40 1.00, 1.38, 1.98, 3.82 1.40, 1.85, 2.96, 5.78 1.92, 2.46, 3.81, 7.58 35 FT 30 FT 25 FT 0.70 IN./HR. 0.70 IN./HR. 0.70 IN./HR. 5012-PL-(PC)-SAM-R-NP 12" POP-UP SHRUB ROTOR WITH MPR-30 NOZZLES (GREEN) 5012-PL-(PC)-SAM-R-NP 12" POP-UP SHRUB ROTOR WITH MPR-35 NOZZLES (BEIGE) NO SYMBOL RAIN BIRD RAIN BIRD RAIN BIRD RAIN BIRD NDS (K.B.I.) RAIN BIRD .50 (1.0 TOTAL)1 FT TL SERIES 17mm BARBED FITTINGS FOR CONNECTIONS BETWEEN DRIP TUBING (TUBING-TO-TUBING ONLY). NO HEATING OF TUBING SHALL BE ALLOWED. NETAFIM NETAFIM NETAFIM NETAFIM SITEONE / WEATHERTRAK HYDROPOINT / WEATHERTRAK 1.00 IN./HR. .50, .62, 1.17, 1.85 .84, 1.16, 1.68, 3.48 40 40 24 FT 18 FT A RD-12-S-P45-F-NP 12" POP-UP SHRUB HEAD WITH R-VAN14 (Q/T/H) / R-VAN14-360 NOZZLES .32, .42, .63, 1.27 40 14 FT A0.70 IN./HR. ARAIN BIRD RAIN BIRD RAIN BIRD A,B RD-12-S-P45-F-NP 12" POP-UP SHRUB HEAD WITH R-VAN18 (Q/T/H) / R-VAN18-360 NOZZLES RD-12-S-P45-F-NP 12" POP-UP SHRUB HEAD WITH R-VAN24 (Q/T/H) / R-VAN24-360 NOZZLES 0.70 IN./HR. 0.70 IN./HR. RAIN BIRD RAIN BIRD SITE ONE CONTROLLER ASSEMBLY MODEL # SA7-WT3-72 / RSE / ETEC-3Y / GR-K, WEATHERTRAK 72 STATION CONTROLLER ASSEMBLY COMPLETE WITHSLOPE TOP ENTRY ENCLOSURE. INSTALL CONTROLLER ENCLOSURE ONTO A V.I.T. QP-16 "QUICK PAD" ENCLOSURE MOUNTING PAD. CONTROLLER ISCOMPLETE WITH ONE (3) YEARS OF INTERNET BASED CENTRAL CONTROL AND DAILY WEATHER DATA DOWNLOAD SERVICES. THE CONTRACTOR TOREGISTER THE CONTROLLER SOFTWARE AND FULLY PROGRAM THE CONTROLLER FOR AUTOMATIC PROGRAM ADJUSTMENT. THE CONTRACTOR SHALL PROVIDE PROOF OF REGISTRATION AND PROGRAMMING TO THE OWNER. CONTACT ERIK ANDERSON @ SITEONE (949) 285-4048 FOR FURTHER INFORMATION. RD-06-S-NP 6" POP-UP BUBBLER HEAD WITH A HUNTER MSBN-50Q STREAM BUBBLER NOZZLE EACHSYMBOL REPRESENTS TWO (2) BUBBLER TO PROVIDE A TOTAL OF TWO (2) BUBBLERS PER TREE ORPALM. PLACE THE BUBBLER HEADS SIX (6) INCHES FROM THE ROOT BALL OF THE TREE OR PALMAND ON OPPOSITE SIDES OF TREE OR PALM. ADJUST BUBBLER STREAMS TO WET THE ROOT BALL AND ADJACENT AMENDED SOIL WITHOUT HITTING THE TRUNK OF THE TREE OR PALM. MPR-25/30/35 NOZZLES ARE NOT SUPPLIED AS STANDARD NOZZLES WITH THE RAIN BIRD 5000 SERIES ROTOR HEADS. THE CONTRACTOR MUST ORDER THESE NOZZLES SEPARATELY AS AN ADDITIONAL COMPONENT FOR THE ROTOR HEADS. ONLY THE COLOR CODED MPR SERIESNOZZLES SHALL BE ACCEPTABLE IN THE ROTOR HEADS. TLHCVXR-RWP5-12 SUBSURFACE DRIP TUBING (PURPLE EXTERIOR COLOR) WITH 0.53 GPH, PRESSURE COMPENSATING EMITTERS INTERNALLY INSTALLED IN THE DRIP TUBING AT 12" O.C. SPACING. DRIP TUBING SHALL BE EQUIPPED WITH COPPER OXIDE INFUSED EMITTERS AND A PHYSICAL BARRIER TOPREVENT ROOT INTRUSION INTO THE DRIP EMITTER. DRIP EMITTERS SHALL BE CONTINUOUS FLUSHING TYPE AND EQUIPPED WITH A CHECK VALVE AND ANTI-SIPHON FEATURE. DRIP TUBING SHALL BE INSTALLED 4" BELOW FINISHED SOIL GRADE (NOT COUNTING MULCH) AND IN PARALLEL ROWS A MAXIMUM OF 16" ON CENTER. THE PERIMETER ROW OF DRIP TUBING SHALL BE INSTALLED A MAXIMUM OF 4" FROM THE EDGE OF ANY HARDSCAPE OR TURF EDGE. ALL SUBSEQUENT INTERIOR ROWS SHALL BE ADJUSTED TO PROVIDE AN EVEN SPACING ACROSS THE PLANTER WITHOUT EXCEEDING 16" MAXIMUMSPACING. INSTALL 9" PVC COATED GALVANIZED TUBING STAKES A MAXIMUM OF FIVE (5) FEET ON CENTER ALONG THE LENGTH OF THE TUBING. TUBING STAKES SHALL BE MODEL #GDTS140900 AS MANUFACTURED BY GPH IRRIGATION PRODUCTS (866) 582-9684. THE HATCH PATTERN SYMBOLS ON THE PLANS REPRESENT THE APPROXIMATE DIRECTION AND SPACING OF THE DRIP TUBING ROWS, SEE SPACING REQUIREMENTS ABOVE AND IN DETAILS. CONNECTION BETWEEN HCVXR DRIP TUBING AND PVC SUPPLY AND DISCHARGE HEADERS SHALL BE MADE USING SCH. 40 PVC SXT FITTINGS, TL BARBEDDRIP TUBING FITTINGS AND BLANK DRIP TUBING. WHEN THE CONNECTION IS AT THE END RUN OF THE TUBING USE A SCH. 40 PVC LATERAL X LATERAL X1/2" SxSxT TEE (OR A LATERAL X 1/2" SxT 90° ELBOW) FITTING ON THE PVC LATERAL LINE HEADER, A TL050MA BARB X 1/2" MALE ADAPTER, A SHORT LENGTH OF BLANK DRIP TUBING, AND A TLELL BARBED 90° ELBOW FITTING. WHEN THE CONNECTION IS IN THE MIDDLE OF THE TUBING RUN USE A SCH. 40 PVC LATERAL X LATERAL X 1/2" SxSxT TEE (OR A LATERAL X 1/2" SxT 90° ELBOW) FITTING ON THE PVC LATERAL LINE HEADER, A TL050MA BARB X 1/2" MALE ADAPTER, A SHORT LENGTH OF BLANK DRIP TUBING, AND A TLTEE BARBED TEE FITTING. ALL END RUNS OF TUBING SHALL BE CONNECTED WITH A PVC DISCHARGE HEADER. NO HEATING OF TUBING SHALL BE ALLOWED FOR ASSEMBLY. WHERE VINES ARE PLANTED ON WALLS, FENCES OR COLUMNS WITHIN THE DRIP TUBING ZONES, ADDITIONAL DRIP EMITTERS SHALL BE REQUIRED FOR THESE VINE PLANTINGS. THE CONTRACTOR SHALL INSTALL TWO (2) SPCV10 1 GPH DRIP EMITTERS PER VINE PLANTING. THESE ADDITIONAL EMITTERS SHALL BE PUNCHED DIRECTLY INTO THE DRIP TUBING. EMITTERS SHALL BE INSTALLED USING A SPDT EMITTER INSTALLATION TOOL. EACH DRIPEMITTER SHALL BE INSTALLED WITH AN 18" LENGTH OF EDTUBE-01 1/4" DISTRIBUTION TUBING, AN EDTUBESTK TUBING STAKE, AND A VINYL 1/4" TUBINGBUG CAP. LOCATE EMITTERS DIRECTLY OVER THE ROOT BALL OF THE VINE PLANTINGS. GDFN-R DRIP FLUSH / INDICATOR NOZZLE, PURPLE IN COLOR, INSTALLED ONTO A RAIN BIRD 1812 12" POP-UP SPRINKLER BODY WITH 1800-NPCAP(NO PRS OR CHECK VALVE). THE FLUSH NOZZLE SHALL BE CLOSED FOR NORMAL OPERATION OF THE DRIP SYSTEM. 2" RECYCLED (RECLAIMED) DEDICATED IRRIGATION WATER METER WITH X" SERVICE LINE. VERIFY SIZE, LOCATION AND PRESSURE IN FIELD. 3200-200-RW 2" NORMALLY CLOSED, BRASS MASTER CONTROL VALVE. WIRE MCV TO THE CONTROLLER USING A SEPARATE PILOT AND GROUND WIRE, ROUTE INSIDE A 1" SCH. 40 PVC (GRAY) ELECTRICAL CONDUIT. INSTALL INSIDE A STANDARD RECTANGULAR VALVE BOX. WT-FS-200-CST 2" PVC TEE, CST TYPE FLOW SENSOR, WIRE TO CONTROLLER USING TWO (2) #14UF AWG WIRES INSIDE A 1" SCH. 40 PVC (GRAY)ELECTRICAL CONDUIT. INSTALL PER MANUFACTURER'S RECOMMENDATIONS AND INSIDE A STANDARD RECTANGULAR VALVE BOX. MULTIPLE FLOW SENSORS SHALL REQUIRE SEPARATE CONDUIT RUNS. CONTACT CREATIVE SENSOR TECHNOLOGY'S REPRESENTATIVE, GENTILE & ASSOCIATES (STEVEN KIM) AT (760) 214-5734 FOR FURTHER INFORMATION. ALL VALVE BOXES SHALL BE VB SERIES, PLASTIC TYPE WITH OVERLAPPING LIDS. VALVE BOX BODIES SHALL BE BLACK IN COLOR. LIDS FOR BOXES SHALL BE PURPLE. ALL BOXES SHALL BE SECURED WITH A RAIN BIRD VB-LOCK-P PENTA HEAD BOLT, WASHER AND CLIP. BOXES SHALL BE AS SHOWN BELOW: KC-XXX-S SPRING CHECK VALVE, LATERAL LINE SIZE, INSTALL ONE (1) ON THE DOWNSTREAM SIDE OF EACH RCV WHEN THE RCV IS HIGHER THAN THE SPRINKLERS, BUBBLERS OR DRIP EMITTERS. INSTALL WITHIN SPRINKLER / BUBBLER / DRIP ZONES AS REQUIRED TO PREVENT LOW HEAD DRAINAGE. KSC-XXX-S SWING CHECK VALVE, LATERAL LINE SIZE, INSTALL ONE (1) ON THE DOWNSTREAM SIDE OF EACH RCV WHEN THE RCV IS LOWER THAN THE SPRINKLERS, BUBBLERS OR DRIP EMITTERS. INSTALL WITHIN SPRINKLER / BUBBLER / DRIP ZONES AS REQUIRED TO PREVENT LOW HEAD DRAINAGE. GDBRY6 DIRECT BURIAL, 100% SILICONE GEL, WATER-PROOF WIRE CONNECTORS FOR USE ON ALL WIRE SPLICES AND CONNECTIONS P7079D POLYETHYLENE INSULATED, SOLID COPPER CONDUCTOR IRRIGATION CONTROL WIRE #14UF AWG DIRECT BURIAL (U.L. APPROVED). PILOT WIRES SHALL BE RED IN COLOR, COMMON GROUND WIRE SHALL BE WHITE IN COLOR, SPARE WIRES SHALL BE YELLOW IN COLOR. WHERE MULTIPLE CONTROLLERS ARE USED ON THE PROJECT, EACH CONTROLLER SHALL HAVE A DIFFERENT COLOR FOR PILOT WIRES. THE CONTRACTOR SHALL ROUTE TWO (2) SPARE CONTROL WIRES (YELLOW) FROM THE CONTROLLER ALONG THE MAINLINE IN ALL DIRECTIONS AWAY FROM THE CONTROLLER. LOOPSPARE WIRES UP AND INTO EACH VALVE BOX ALONG THE MAINLINE, PROVIDING A 3 FOOT MINIMUM LOOP. 1" SCH. 40 PVC, GRAY ELECTRICAL CONDUIT FOR FLOW SENSOR / MASTER VALVE WIRES OR CENTRAL CONTROL COMMUNICATION CABLE, PROVIDE PULL BOX AT A MAXIMUM OF 200 FEET ON CENTER FOR A 3 FOOT WIRE LOOP OR ANY SPLICES. INSTALL INSIDE A STANDARD RECTANGULAR VALVE BOX. ALL SOLVENT WELD MAINLINES ABOVE 2" IN SIZE SHALL HAVE CONCRETE THRUST BLOCKING INSTALLED AT ALL DIRECTIONAL CHANGES INCLUDINGELBOWS (45° AND 90°) AND TEES. MAINLINE PIPES UNDER 2" SIZE AND ALL LATERAL LINES DO NOT REQUIRE THRUST BLOCKING. ALL SOLVENT WELD CONNECTIONS FOR BOTH MAINLINE AND LATERAL LINE SHALL BE MADE USING THE TWO-STEP PROCESS OF PRIMER AND SOLVENTCEMENT. PRIMER SHALL BE LOW VOC "PURPLE PRIMER". MAINLINE SOLVENT CEMENT SHALL BE LOW VOC, "GRAY-HEAVY BODY" CEMENT. LATERAL LINESOLVENT CEMENT SHALL BE LOW VOC, GRAY OR BLUE COLORED MEDIUM BODIED CEMENT. USE DAUBERS SIZED AT LEAST ONE-HALF THE SIZE OF THE LARGEST PIPE BEING JOINED. ALL SOLVENT CEMENTED JOINTS SHALL BE MADE PER THE PIPE AND FITTING MANUFACTURER'S RECOMMENDATIONS. ALL FITTINGS USED WITH SOLVENT WELD MAINLINE PIPE SHALL BE SCH. 80 PVC FITTINGS, GRAY IN COLOR, AND SIZED TO MATCH THE MAINLINEPIPE. ALL FITTINGS USED WITH SOLVENT WELD LATERAL LINE PIPE SHALL BE SCH. 40 PVC, WHITE IN COLOR, AND SIZED TO MATCH THE LATERALLINE PIPE. ALL THREADED PVC NIPPLES SHALL BE SCH. 80 PVC PIPE, DARK GRAY IN COLOR, WITH MOLDED THREADS. PVC PIPE SCH. 40 AS SLEEVING, 2 TIMES THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED (2" MINIMUM SIZE) INSTALL ALL PIPE AND WIRE UNDERPAVING, HARDSCAPE, ETC. (OR AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE) INSIDE SLEEVES. SLEEVES UNDER PEDESTRIAN PAVINGSHALL BE INSTALLED 24" BELOW FINISHED GRADE. SLEEVES UNDER VEHICULAR PAVING SHALL BE INSTALLED 36" BELOW FINISHED GRADE. PURPLE "RCW" PVC PIPE 3/4" - 3" SCH. 40, SOLVENT WELD WITH SCH. 40 PVC FITTINGS, AS LATERAL LINES INSTALLED 12" BELOW FINISHED GRADE PURPLE "RCW" PVC PIPE 2" - 2 1/2" CL. 315, SOLVENT WELD WITH SCH. 80 PVC FITTINGS, AS MAINLINES INSTALLED 18" BELOW FINISHED GRADE 120 VOLT ELECTRICAL POWER FOR CONTROLLER, PROVIDED BY ELECTRICIAN, VERIFY ACTUAL LOCATION IN FIELD RSE WIRED RAIN SENSOR, INSTALLED AS PART OF THE SITEONE SA7 CONTROLLER ASSEMBLY (SEE ABOVE). THE CONTROLLER SHALL BE GROUNDED USING A #182000 5/8" X 8 FOOT COPPER CLAD GROUND ROD, A #182005 CAST BRONZE ROD CLAMP AND THE REQUIRED LENGTH OF #6AWG BARE, SINGLE STRAND COPPER GROUND WIRE. INSTALL INSIDE A 10" ROUND VALVE BOX. C C C N/A SB-2, 2" FLANGED STEEL BASKET STRAINER WITH 80 MESH STAINLESS STEEL FILTER ELEMENT, PRESSURE GAGE AND A BRASS BALL TYPE DRAIN VALVE.YARDNEY INSTALL ON DOWNSTREAM SIDE OF RECYCLED WATER POINT OF CONNECTION. INSTALL INSIDE A JUMBO RECTANGULAR VALVE BOX. J VB-10RVD-B BODY AND VB-10RNDPL LID VB-7RNDPL VB-STD-B BODY AND VB-STDPL LID VB-JMB-B BODY AND VB-JMBPL LID RECYCLED VALVES (PURPLE) CHRISTY'SNO SYMBOL N/APURPLE RECLAIMED WATER WARNING TAGS, INSTALL WITH ALL RECYCLED WATER VALVE BOXES. AS APPROVED XRECYCLED WATER SIGNS, INSTALL QUANTITY AND LOCATIONS PER CITY AND COUNTY HEALTH DEPTARTMENT REQUIREMENTS 7645 1" ACME THREADED QUICK COUPLER VALVE WITH LOCKING VINYL COVER (PURPLE COVER FOR QCV'S ON RECYCLED LINE) AND A LASCOG13S-218 SWING JOINT. INSTALL INSIDE A 10" ROUND VALVE BOX. RC XXX-PESBR PLASTIC DRIP REMOTE CONTROL VALVE, SIZE AS SHOWN (1" AND 1 1/2" SIZES). INSTALL A DISC FILTER AND AN INLINE PRESSURE REGULATOR ON THE DOWNSTREAM SIDE OF EACH DRIP REMOTE CONTROL VALVE (DRCV). FOR 1" DRCV'S INSTALL A RAIN BIRD LCRBY-100D DISC FILTER AND A SENNINGER 1" PMR-30-MF PRESSURE REGULATOR. FOR 1 1/2" DRCV'S INSTALL A RAIN BIRD LCRBY-150D DISC FILTER AND A SENNINGER 11/4" PMR-30-HF PRESSURE REGULATOR. USE A 1 1/2" SCH. 40 PVC THREADED COUPLING, A 1 1/2" X 1 1/4" PVC THREADED REDUCER BUSHING, AND A 11/4" X 2" SCH. 80 PVC NIPPLE AS REQUIRED TO CONNECT THE 1 1/4" REGULATOR TO THE DOWNSTREAM SIDE OF THE 1 1/2" FILTER. INSTALL THE DRCVASSEMBLY INSIDE A JUMBO RECTANGULAR VALVE BOX. VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.2 IRRIGATION LEGEND AND NOTES IRRIGATION NOTES FIRM NAME & ADDRESS: PHONE NO: ( ) REGISTRATION NO: EXPIRATION DATE: DECLARATION OF RESPONSIBLE CHARGE: SPURLOCK LANDSCAPE ARCHITECTS2122 HANCOCK STREETSAN DIEGO, CA 92110 619 681-0090 6137 06-30-22 NOTE: A SEPARATE CITY REVIEW AND APPROVAL IS REQUIRED FOR ANY PORTIONS OF THESE PLANS REQUIRING A BUILDING PERMIT. CITY APPROVAL OF THESE PLANS IS FOR LANDSCAPE PLANTING AND IRRIGATION ONLY. FINAL AS-BUILT PLANS SHALL BE REVIEWED AND APPROVED BY THE CITYPRIOR TO RELEASE OF SECURITIES. WATER EFFICIENT LANDSCAPE DECLARATION: PHONE NO: ( ) REGISTRATION NO: EXPIRATION DATE: BY: SIGNATURE DATE XX-XX-XX 619 681-0090 6137 06-30-22 SIGNATURE WAYNE SANDERS I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL & WATEREFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN INCOMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL ANDAGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. RECYCLED WATER NOTES 1.TWO WORKING DAYS PRIOR TO COMMENCEMENT OF ANY EXCAVATION ON SITE IMPROVEMENTS,CONTRACTOR SHALL NOTIFY CITY OF CARLSBAD MUNICIPAL WATER DISTRICT, PUBLIC UTILITIESDEPARTMENT, RECYCLED WATER SECTION AT XXXXXX. 2. ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE CITY OF CARLSBAD MUNICIPAL WATERDISTRICT RULES AND REGULATIONS FOR RECYCLED WATER USE AND DISTRIBUTION WITHIN THECITY OF CARLSBAD MUNICIPAL WATER DISTRICT AND THE COUNTY OF SAN DIEGO DEPARTMENT OFENVIRONMENTAL HEALTH REQUIREMENTS. 3. ALL BACKFLOW PREVENTER INSTALLATIONS AND LOCATIONS SHALL BE SUBJECTED TO APPROVALBY THE CITY OF CARLSBAD MUNICIPAL WATER DISTRICT PUBLIC UTILITIES DEPARTMENT. 4. ALL PUBLIC FACILITIES SUCH AS COMFORT STATIONS, DRINKING FOUNTAINS, ETC. SHALL BEPROTECTED FROM SPRAY AND/OR MISTING BY RECYCLED WATER. 5. NO PONDING, RUN-OFF OR OVER-SPRAY IS PERMITTED. ADJUST ALL SPRINKLER HEADS TOPREVENT OVER SPRAYING ONTO SIDEWALKS, STREETS AND PRIVATE LOTS. 6. HOSE BIBS ON RECYCLED WATER SYSTEMS ARE PROHIBITED IN PUBLIC AREAS. ALL POTABLE HOSEBIBS ONSITE MUST BE PROTECTED BY A HOSE BIB VACUUM BREAKER. 7. CROSS CONNECTION BETWEEN RECYCLED WATER LINES AND POTABLE IS STRICTLY PROHIBITED. 8. QUICK COUPLING VALVES USED IN RECYCLED WATER SYSTEMS SHALL CONFORM TO THEFOLLOWING: A. A TYPE APPROVED FOR RECYCLED WATER USE WITH A NORMAL WORKING PRESSURE OF 150P.S.I. B. RECYCLED WATER QUICK COUPLER MUST BE DIFFERENT FROM POTABLE WATER QUICKCOUPLER VALVES. C. IN ORDER TO PREVENT UNAUTHORIZED USE, THE VALVE SHALL BE OPERATED ONLY WITH ASPECIAL COUPLER KEY THAT DIFFERS FROM THE POTABLE KEY FOR OPENING AND CLOSINGTHE VALVE. D. THE COVER SHALL BE PERMANENTLY ATTACHED TO THE QUICK COUPLING VALVES. IT SHALLBE PURPLE RUBBER OR VINYL. E. LOCKING COVERS ARE REQUIRED. 9. NO SUBSTITUTION OF PIPE MATERIALS WILL BE ALLOWED WITHOUT PRIOR APPROVAL BY THE CITYOF CARLSBAD MUNICIPAL WATER DISTRICT. 10. INSTALL APPROVED, METALLIC BACKED AND STENCILED WARNING TAPE OVER ALL PRESSURERECYCLED WATER LINES. STENCIL AND COLOR CODE (PURPLE PANTONE 522) ALL IRRIGATION PIPE.ORIENT THE STENCILING TO THE TOP OF THE TRENCH. 11. PROVIDE A MINIMUM OF AT LEAST 18 INCHES OF COVERING OVER ALL WIRING AND PIPING. 12. OPERATE THE IRRIGATION SYSTEM ONLY BETWEEN 9:00 PM AND 6:00 AM, UNLESS THE CERTIFIEDSITE SUPERVISOR IS PRESENT AT THE SITE DURING THE IRRIGATION PERIOD. 13. WHEN POTABLE WATER LINES AND RECYCLED WATER LINES CROSS, THE RECYCLED LINE SHALL BEINSTALLED WITHIN A PROTECTIVE SLEEVE. THE SLEEVE SHALL EXTEND 10 FEET FROM EACH SIDE,FROM THE CENTER LINE OF POTABLE LINE, FOR A TOTAL OF 20 FEET. 14. MAINTAIN A 10 FOOT HORIZONTAL SEPARATION BETWEEN POTABLE WATER AND RECYCLED WATEROR SEWER LINES. INSTALL SEWER LINE BELOW RECYCLED WATER LINE AND RECYCLED WATERLINE BELOW THE POTABLE WATER LINE. 15. PROVIDE A MINIMUM OF 12 INCHES OF VERTICAL SEPARATION BETWEEN POTABLE/ RECYCLEDWATER/SEWER. 16. RECYCLED WATER FROM CARLSBAD MUNICIPAL WATER DISTRICT IS EXISTING AND WILL BEAVAILABLE FOR IRRIGATION USE ON THIS SITE. 17. INSTALL PURPLE COLORED PANTONE #522 MATERIAL FOR ALL ABOVE GROUND IRRIGATIONFACILITIES: - VALVE AND OTHER ON GRADE BOXES - INTEGRAL COLOR - BACKFLOW DEVICES - PAINTED 2 COATS OF ENAMEL - SPRINKLER HEADS - INTEGRAL COLOR PLASTIC 18. TAG ALL VALVES AND OTHER BELOW GRADE APPURTENANCES WITHIN BOXES WITH PERMANENTRECYCLED WATER LABELS IN BOTH ENGLISH AND SPANISH THAT IDENTIFY RECYCLED WATER INUSE (“RECYCLED WATER - DO NOT DRINK”). ATTACH THE LABEL WITH EITHER STAINLESS STEELWIRE OR SELF LOCKING PLASTIC TIES. 19. THE REQUIRED INITIAL CROSS CONNECTION TEST SHALL BE DONE BY THE CITY OF CARLSBADMUNICIPAL WATER DISTRICT PUBLIC UTILITIES DEPARTMENT AND MONITORED BY THE COUNTY OFSAN DIEGO DEPARTMENT OF ENVIRONMENTAL HEALTH. COPIES OF INSPECTION REPORTS WILL BEFORWARDED TO THE NON-INSPECTING PARTY. 20. THE DESIGN LOCATIONS PROPOSED FOR RECYCLED WATER “DO NOT DRINK” SIGNS SHALL BECALLED OUT ON THE PLANS. 21. AN ANNUAL CROSS CONNECTION INSPECTION WILL BE DONE BY THE CITY OF CARLSBAD MUNICIPALWATER DISTRICT. COPIES OF THE INSPECTION REPORTS WILL BE FORWARDED TO THENON-INSPECTION PARTY. A CROSS CONNECTION TEST WILL BE PERFORMED EVERY FOUR YEARS. 22. PRIOR TO CONVERSION TO RECYCLED WATER, AN ON-SITE SUPERVISOR SHALL BE DESIGNATED INWRITING. THIS INDIVIDUAL SHALL BE FAMILIAR WITH PLUMBING SYSTEMS WITHIN PROPERTY, WITHTHE BASIC SPECIFIC REQUIREMENTS OF RECYCLED WATER SYSTEMS. THE DESIGNATED SITESUPERVISOR SHALL ATTEND AN APPROVED CLASS FOR RECYCLED WATER SITE SUPERVISORS.COPIES OF THE SITE SUPERVISORS CERTIFICATE, WITH A 24-HOUR CONTACT NUMBERS SHALL BEPROVIDED TO THE CITY OF CARLSBAD MUNICIPAL WATER DISTRICT AND THE COUNTY DEPARTMENTOF ENVIRONMENTAL HEALTH. IN CASE OF EMERGENCY CONTACT: _____________________________ AT ______________________________ AFTER HOURS CONTACT: ______________________________________ AT ______________________________ 23. A PHYSICAL SEPARATION SHALL BE PROVIDED BETWEEN ADJACENT AREAS IRRIGATED WITHRECYCLED WATER AND POTABLE WATER. SEPARATION SHALL BE PROVIDED BY DISTANCE,CONCRETE MOW STRIPS OR OTHER APPROVED METHODS. 24. CALL OUT ON THE PLANS IF THERE ARE OR ARE NOT ANY DRINKING FOUNTAINS AND/ORDESIGNATED OUTDOOR EATING AREAS ON THE SITE. 25 ALL PUBLIC AND PRIVATE POTABLE WATER MAINS INCLUDING FIRE MAINS AND ANY WATER WELLSAND WATER COURSES WITHIN THE RECYCLED WATER PROJECT SHALL BE SHOWN ON THE PLANS. 26. EDUCATE ALL MAINTENANCE PERSONNEL ON A CONTINUOUS BASIS OF THE PRESENCE OFRECYCLED WATER. PERSONNEL MUST BE INFORMED THAT RECYCLED WATER IS MEANT FORIRRIGATION PURPOSES ONLY, AND IS NOT APPROVED FOR DRINKING PURPOSES, HAND WASHING,CLEANING OF TOOLS, ETC. GIVEN THE HIGH TURNOVER RATE OF EMPLOYEES IN THE LANDSCAPEINDUSTRY, IT IS IMPORTANT THIS INFORMATION BE DISSEMINATED ON AN ALMOST DAILY BASIS. 27. PRIOR TO INSTALLATION OF ANY RECYCLED WATER WORK, IT MUST BE INSPECTED BY RECYCLEDWATER PROGRAM PERSONNEL. THE INITIAL CROSS CONNECTION TEST SHOULD BE PERFORMEDUSING POTABLE WATER WITH AN APPROVED BACKLOW DEVICE. 28. ALL INITIAL IRRIGATION SHALL USE POTABLE WATER. NO RECYCLED WATER SHALL BE USED UNTILTHE SITE HAS PASSED THE CROSS- CONNECTION TEST AND HAS BEEN APROVED BY THE CITY OFXXXXXXXXX AND COUNTY OF SAN DIEGO. DATE: COUNTY OF SAN DIEGO Environmental Health and Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE WAYNE SANDERS (760) 603.2562 (760) 603.2562 THESE PLANS HAVE BEEN PREPARED IN SUBSTANTIAL CONFORMANCE WITHTHE APPROVED LANSCAPE CONCEPT PLAN, WATER CONSERVATION PLAN,FIRE PROTECTION PLAN, AND ALL CONDITIONS OF APPROVAL RELATED TOLANDSCAPING. I HEREBY DECLARE THAT I AM LANDSCAPE ARCHITECT OF WORK FOR THISPROJECT, THAT I HAVE EXERCISED RESPONSIBLE CHARGE OVER THE DESIGN OF THIS PROJECT AS DEFINED IN SECTION 6703 OF THE BUSINESS AND PROFESSIONS CODE AND THAT THE DESIGN IS CONSISTENT WITH CURRENT STANDARDS. I UNDERSTAND THAT THE CHECK OF PROJECT DRAWINGS ANDSPECIFICATIONS BY THE CITY OF CARLSBAD AND SAN DIEGO COUNTYDEPARTMENT OF ENVIRONMENTAL HEALTH IS CONFINED TO A REVIEWONLY AND DOES NOT RELIEVE ME, AS THE IRRIGATION CONSULTANT OF WORK, OF MY RESPONSIBILITIES FOR PROJECT DESIGN. 1. ALL LOCAL MUNICIPAL AND STATE LAWS, RULES AND REGULATIONS GOVERNING OR RELATINGTO ANY PORTION OF THIS WORK ARE HEREBY INCORPORATED INTO AND MADE A PART OFTHESE SPECIFICATIONS AND THEIR PROVISIONS SHALL BE CARRIED OUT BY THECONTRACTOR. 2. THE CONTRACTOR SHALL VERIFY THE LOCATIONS OF ALL EXISTING UTILITIES, STRUCTURESAND SERVICES BEFORE COMMENCING WORK. THE LOCATIONS OF UTILITIES, STRUCTURESAND SERVICES SHOWN IN THESE PLANS ARE APPROXIMATE ONLY. ANY DISCREPANCIESBETWEEN THESE PLANS AND ACTUAL FIELD CONDITIONS SHALL BE REPORTED TO THEOWNER'S REPRESENTATIVE. 3. THE CONTRACTOR SHALL OBTAIN THE PERTINENT ENGINEERING OR ARCHITECTURAL PLANSBEFORE BEGINNING WORK. 4. THE CONTRACTOR SHALL OBTAIN ALL NECESSARY PERMITS REQUIRED TO PERFORM THEWORK INDICATED HEREIN BEFORE BEGINNING WORK. 5. THIS DESIGN IS DIAGRAMMATIC. ALL EQUIPMENT SHOWN IN PAVED AREAS IS FOR DESIGNCLARITY ONLY AND IS TO BE INSTALLED WITHIN PLANTING AREAS. 6. THE CONTRACTOR SHALL NOT WILLFULLY INSTALL ANY EQUIPMENT AS SHOWN ON THE PLANSWHEN IT IS OBVIOUS IN THE FIELD THAT UNKNOWN CONDITIONS EXIST THAT WERE NOTEVIDENT AT THE TIME THESE PLANS WERE PREPARED. ANY SUCH CONDITIONS SHALL BEBROUGHT TO THE ATTENTION OF THE OWNER'S REPRESENTATIVE PRIOR TO ANY WORK ORTHE IRRIGATION CONTRACTOR SHALL ASSUME ALL RESPONSIBILITY FOR ANY FIELD CHANGESDEEMED NECESSARY BY THE OWNER. 7. INSTALL ALL EQUIPMENT AS SHOWN IN THE DETAILS AND SPECIFICATIONS. CONTRACTORSHALL BE RESPONSIBLE TO COMPLY WITH LOCAL CITY, COUNTY AND STATE REQUIREMENTSFOR BOTH EQUIPMENT AND INSTALLATION. 8. ACTUAL LOCATION FOR THE INSTALLATION OF THE BACKFLOW PREVENTER AND THEAUTOMATIC CONTROLLER IS TO BE DETERMINED IN THE FIELD BY THE OWNER'S AUTHORIZEDREPRESENTATIVE. 9. CONTRACTOR IS TO PROVIDE AN ADDITIONAL PILOT WIRE FROM CONTROLLER ALONGENTIRETY OF MAIN LINE TO THE LAST RCV ON EACH AND EVERY LEG OF MAIN LINE. LABELSPARE WIRES AT BOTH ENDS. 10. ALL PIPE UNDER PAVED AREAS TO BE INSTALLED IN SLEEVING TWICE THE DIAMETER OF THEPIPE CARRIED. SEE LEGEND FOR TYPE. ALL WIRE UNDER PAVED AREAS TO BE INSTALLED IN ASCH. 40 SLEEVE THE SIZE REQUIRED TO EASILY PULL WIRE THROUGH. ALL SLEEVES TO BEINSTALLED WITH A MINIMUM DEPTH AS SHOWN ON THE SLEEVING DETAILS. SLEEVES TOEXTEND AT LEAST 12" PAST THE EDGE OF THE PAVING. 11. ALL QUICK COUPLER AND REMOTE CONTROL VALVES TO BE INSTALLED IN SHRUB OR GROUNDCOVER AREAS WHERE POSSIBLE. ALL QUICK COUPLER AND REMOTE CONTROL VALVES TO BEINSTALLED AS SHOWN ON THE INSTALLATION DETAILS. INSTALL ALL QUICK COUPLER ANDREMOTE CONTROL VALVES WITHIN 18" OF HARDSCAPE. 12. ALL HEADS ARE TO BE INSTALLED WITH THE NOZZLE, SCREEN AND ARCS SHOWN ON THEPLANS. ALL HEADS ARE TO BE ADJUSTED TO PREVENT OVERSPRAY ONTO BUILDINGS, WALLS,FENCES AND HARDSCAPE. THIS INCLUDES, BUT NOT LIMITED TO, ADJUSTMENT OF DIFFUSERPIN OR ADJUSTMENT SCREW, REPLACEMENT OF PRESSURE COMPENSATING SCREENS,REPLACEMENT OF NOZZLES WITH MORE APPROPRIATE RADIUS UNITS AND THE REPLACEMENTOF NOZZLES WITH ADJUSTABLE ARC UNITS. 13. CONTRACTOR SHALL INSTALL ADDITIONAL CHECK VALVES TO HEADS AND LATERALS ASREQUIRED TO PREVENT LOW HEAD DRAINAGE. 14. THE CONTRACTOR SHALL USE PROPER GROUNDING TECHNIQUES FOR GROUNDING THECONTROLLER AND RELATED EQUIPMENT PER MANUFACTURERS SPECIFICATIONS. SWEENEYAND ASSOCIATES RECOMMENDS MEASURING FOR PROPER GROUND AT LEAST ONCEANNUALLY, AND NECESSARY ADJUSTMENTS MADE TO COMPLY WITH MANUFACTURERSPECIFICATIONS. 15. THE CONTRACTOR IS REQUIRED TO CONTACT DIGALERT OR 811 A MINIMUM OF TWO (2) DAYSPRIOR TO THE START OF ANY EXCAVATIONS ON THE PROJECT AND SPECIFICALLY PRIOR TOTHE INSTALLATION OF ANY GROUNDING RODS. DIAL 811 OR LOG ONTO WWW.DIGALERT.ORGTO START A PROJECT TICKET. DIGALERT AND 811 IS A FREE SERVICE PROVIDED TO THEPROJECT. FAILURE TO CONTACT AND HAVE THE EXISTING UTILITIES IDENTIFIED, LOCATED ANDMARKED SHALL MAKE THE CONTRACTOR SOLELY RESPONSIBLE FOR ANY AND ALL DAMAGES. March 1, 2023 Item #1 Page 117 of 153 • IE] @ • * ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 ..... ~ DA1E PREPARm: 11/1/2021 I SHEET I CITY OF CARLSBAD 1 sxxTS 1 SITE DEVELOPMENT PLAN /ON/S PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER OF WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.3 IRRIGATION CALCULATIONS DATE: COUNTY OF SAN DIEGOEnvironmental Healthand Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN March 1, 2023 Item #1 Page 118 of 153 C atyaf Carlsbad -------, WELO WORKSHEETS LANDSCAPE MANUAL APPENDIX E P-25(C) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsb adca.gov WATER EFFICIENT LANDSCAPE WORKSHEET This worksheet is filled out by the project applicant and ii is a required element of the Landscape Documentation Package. HYDROZONE INFORMATION TABLE Please complete the hydrozone table(s) for each hydrozone. Use as many tables as necessary to provide the square footage of landscape area per hydrozone. Controller Hydrozone* Zone Irrigation Plant Hydrozone % of Total # or Method** Type/Factor*** Area (Sq. Ft.) Landscaped Valve (PF) Area Total 100% "Hydrozone VLW -Very Low Water Use Plants LW -Low Water Use Plants ""Irrigation Method MS = Micro-spray S = Spray """Plant Factor from WUCOLS Ill or Hst as water feature as appropriate MW -Moderate Water Use Plants HW -High Water Use Plants P-25{C) R= Rotor B= Bubbler D= Drip 0 = Other Page 1 of4 Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Revised 04/12 Hydrozone Number (1 -5 with SLA Zone Below-use as many tables as necessary to complete all hydrozones) Process Step No. 2 3 4 5 SLA (Below) Evapotranspiration Rate 1 47 ETo * Conversion Factor 2 0.62 (Step 1 x Step 2) 3 29.14 Plant Factor (PF)"" (From WUCOLS) (VLW 4 0.3 0.3 0.3 0.5 0.5 -HW 0.1 -0.8 Area of Hydrozone (sq 5 34,294 90,456 9,329 16,327 544 ft HA (Step 4 x Step 5) 6 10,288 27,137 2,799 8,164 272 Irrigation Efficiency 7 0.80 0.70 0.55 0.80 0.80 (IE)'"' (Step 6 + Step 7) 8 12,860 38,767 5,089 10,204 340 (Total All Step 8 + Total 9 67,260 SLA s _ ft in Ste 5 (Step 3 x Step 9) Estimated Total Water Use in gallons per year 10 See below for final calculation (ETWU) -Total shall not exceed MAWA ETo* West of 1-5 = 40.0 East of 1-5 and West of El Camino Real= 44.0 East of El Gamma Real= 47.0 Applicant may provide a different ETo If supported by documentation subject to approval by the City Planning Division ** Plant Factor & Water Use 0.1 = VLW -Very Low Water Use Plants 0.3 = LW -Low Water Use Plants 0. 5 = MW -Moderate Water Use Plants 0. 8 = HW -High Water Use Plants ***IE Micro-spray= . 80 Spray= .55 Rotor= .70 Bubbler= .75 Drip= .80 Applicant may provide a different IE if supported by documentation subject to approval by the City Planning Division (Turf and Landscape Irrigation Best Management Practices, April 2005) MAXIMUM APPLIED WATER ALLOWANCE A landscape project subject to the Water Efficient Landscape Ordinance shall include the MAWA for the plans, including the calculations used to determine the MAWA. A landscape project shall not exceed the MAWA. The MAWA for a landscape project shall be determined by the following equation: MAWA = (ETo)(0.62)[(0.45xLA) + (0.55xSLA)] The abbreviations used in the equation have the following meanings: Maximum Applied Water Allowance in gallons per year. Evapotranspiration in inches per year. Conversion factor to gallons per square foot. ET adjustment factor (ETAF) for plant factors and irrigation efficiency. Landscaped area includes special landscaped area in square feet. MAWA ETo 0.62 0.45 LA 0.55 The additional ET adjustment factor for a special landscaped area (1.0 -0.45 = 0.55) SLA Special landscaped area in square feet. Show Calculation: (47)*(0.62)[(0.45 X 153,702) + (0.55 X 0)]=2,015,494 MAXIMUM APPLIED WATER ALLOWANCE= __ 2_,_0_1_5_,4_9_4 ___ GALLONS PER YEAR Hydrozone Table for Calculating ETWU Please complete the hydrozone table(s). Use as many tables as necessary. CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Hydrozone Number (1 - 5 with SLA Zone Below -use as many tables as necessar to com lete all h rezones Evapotranspiration Rate (ETo)* Conversion Factor (Step 1 x Step 2) Plant Factor (PF)*" (From WUCOLS) (VLW -HW) (0.1 -0.8) Area of Hydrozone (sq. ft.) (HA) (Step 4 x Step 5) Irrigation Efficiency (IE)*** (Step 6 ~ Step 7) Process Step No. (Below) 2 3 4 5 6 7 8 6 0.3 848 254 0.75 339 7 8 9 10 SLA 47 062 29.14 0.5 0.8 1,776 128 888 102 0.75 0.75 1,184 136 (Total All Step 8 + Total SLA sq. ft. in Step 5) 9 1,659+67,260 = 68,919 (Step 3 x Step 9) Estimated Total Water Use in gallons per year (ETWU) -Total shall not exceed MAWA 10 68,919 X 29.14 = 2,008,300 ETo* West of 1-5 = 40.0 East of 1-5 and West of El Camino Real= 44.0 East of El Camino Real= 47.0 Applicant may provide a different ETo if supported by documentation subject to approval by the City Planning Division "* Plant Factor & Water Use 0.1 = VLW -Very Low Water Use Plants 0.3 = LW -Low Water Use Plants 0.5 = MW -Moderate Water Use Plants 0.8 = HW -High Water Use Plants ***IE Micro-spray= .80 Spray= .55 Rotor= .70 Bubbler= . 75 Drip= .80 Applicant may provide a different IE if supported by documentation subject to approval by the City Planning Division (Turf and Landscape Irrigation Best Management Practices, April 2005) ESTIMATED TOTAL WATER USE A landscape project subject to the Water Efficient Landscape Ordinance shall include the ETWU for the plans, including the calculations used to determine the ETWU. The ETWU for a proposed project shall not exceed the MAWA The following equation shall be used to calculate the ETWU for each landscaped area and the entire project: ETWU = (ETo)(0.62{ PFJ:.HA + SLA) The abbreviations used in the equation have the following meanings: ETWU ETo 0.62 PF HA IE SLA Estimated total water use in gallons per year. Evapotranspiration in inches per year. Conversion factor to gallons per square foot. Plant factor from WUCOLS 111 Hydrozone Area in square feel. Each HA shall be classified based upon the data included in the landscape and irrigation plan as high, moderate, low, or very low water use. Irrigation Efficiency of the irrigation method used in the hydrozone. Special landscaped area in square feet. sweeney + associates IRR I GAT I ON DES I GN AND CONSULTING 36730 Sky C.anvon Ori11e, Sui t e c: Murrieta , Ca 92563 e: l11fo@5weencyaHoc.com t : \9S1) 41,1-(,830 w: www.sweeneyHIOL<Om f: \951) 461-6850 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DAlE PREPARED: 11/1/2021 I SHEET I 1sxxTS 1 CITY OF CARLSBAD SITE DEVELOPMENT PLAN JONIS PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER 0F WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.4 IRRIGATION DETAILS DATE: COUNTY OF SAN DIEGOEnvironmental Healthand Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN POP-UP SPRINKLER HEADA TREE BUBBLER LAYOUTB SECTION VIEW - N.T.S. 12" POP-UP HEAD SWING JOINT CONFIGURATION TWELVE (12) INCH POP-UP SPRINKLER HEAD SIX (6) INCH POP-UP SPRINKLER HEAD 12" LEGEND AND PIPE INSTALLATION DETAILFINISHED GRADE AT DEPTH SHOWN ON PVC LATERAL LINE PIPE, TYPE AND SIZE ASSHOWN ON DRAWINGS, INSTALL BELOW 1/2" SIZE WITH FIPT THREADSSCH 40 PVC SxSxT TEE FITTING, LATERAL X LATERAL X INSTALL SPRAY HEADS 4" FROM PAVING EDGE IN TURF AREAS. AREA WITHOUT OVERSPRAY ONTO PAVING, FENCES, WALLS OR BUILDINGS.INSTALL SPRAY HEADS PLUMB. ADJUST NOZZLE STREAM TO COVER THE LANDSCAPE INSTALL SPRAY HEADS 6" FROM PAVING EDGE IN SHRUB AND GROUND COVER AREAS.INSTALL SPRAY HEADS 12" FROM THE FACE OF BUILDING WALLS OR WINDOWS. NOTE: INLET HAS 1/2" NPT THREADS. FINISHED GRADE IN TURF AREASINSTALL POP-UP SPRAY HEAD FLUSH WITH GRADE IN SHRUB AND GROUND COVER AREASINSTALL POP-UP SPRAY HEAD 1/2" ABOVE FINISHED UNDISTURBED SOIL MODEL, FEATURES, AND NOZZLES REQUIRED. SPRINKLERPOP-UP SPRAY HEAD, 6" - 12" HEIGHT, SEE LEGEND FOR BRAND, 1/2" PRE-ASSEMBLED POLY, TRIPLE SWING JOINT, 1/2"MIPT INLET AND OUTLET WITH A 12" LAY LENGTH,SAME MANUFACTURER AS SPRINKLER HEAD.WITH PVC STREET ELL. 6" POP-UP HEADCONFIGURATION SHOWN. FLUSH VALVE/INDICATOR HEADH SECTION VIEW - N.T.S. 12" POP-UP HEAD SWING JOINT CONFIGURATION TWELVE (12) INCH POP-UP ROTOR SPRINKLER HEAD SIX (6) INCH POP-UP ROTOR SPRINKLER HEAD 12" LEGEND AND PIPE INSTALLATION DETAILFINISHED GRADE AT DEPTH SHOWN ON PVC LATERAL LINE PIPE, TYPE AND SIZE ASSHOWN ON DRAWINGS, INSTALL BELOW 3/4" SIZE WITH FIPT THREADSSCH 40 PVC SxSxT TEE FITTING, LATERAL X LATERAL X INSTALL ROTOR HEADS 4" FROM PAVING EDGE IN TURF AREAS. AREA WITHOUT OVERSPRAY ONTO PAVING, FENCES, WALLS OR BUILDINGS.INSTALL ROTOR HEADS PLUMB. ADJUST NOZZLE STREAM TO COVER THE LANDSCAPE INSTALL ROTOR HEADS 6" FROM PAVING EDGE IN SHRUB AND GROUND COVER AREAS.INSTALL ROTOR HEADS 12" FROM THE FACE OF BUILDING WALLS OR WINDOWS. INLET HAS 3/4" NPT THREADS. FINISHED GRADE IN TURF AREASINSTALL POP-UP ROTOR HEAD FLUSH WITH GRADE IN SHRUB AND GROUND COVER AREASINSTALL POP-UP ROTOR HEAD 1/2" ABOVE FINISHED UNDISTURBED SOIL MODEL, FEATURES, AND NOZZLES REQUIRED. SPRINKLERPOP-UP ROTOR HEAD, 6" - 12" HEIGHT, SEE LEGEND FOR BRAND, 1/2" NOTE: PRE-ASSEMBLED POLY, TRIPLE SWING JOINT, 3/4"MIPT INLET AND OUTLET WITH A 12" LAY LENGTH,SAME MANUFACTURER AS SPRINKLER HEAD.WITH PVC STREET ELL. 6" POP-UP HEADCONFIGURATION SHOWN. POP-UP ROTOR HEADC PRE-ASSEMBLED POLY, TRIPLESWING JOINT, 1/2" MIPT INLET ANDOUTLET WITH A 12" LAY LENGTH, GPHIRRIGATION MODEL #GSJ0512. WITHPVC STREET ELL. NOTE:INSTALL INDICATOR HEAD 10" FROM THE EDGE OF PAVING OR THE PLANTER EDGE. INSTALL ORANGE COLORED INDICATOR NOZZLE ON POP-UP HEAD AND ADJUST TO FULLY CLOSED. INSTALL POP-UP INDICATOR HEAD 1/2" ABOVE FINISHED GRADE IN INSTALL POP-UP INDICATOR HEAD 10"OFF OF PAVEMENT OR THE EDGE OF SCH 40 PVC SxSxT TEE FITTING, LATERAL X LATERAL X 1/2" SIZE SIZE AS SHOWN ON LEGEND, OR DRIP SYSTEM DISCHARGE HEADER, 1 1/4" MINIMUM SIZE PER THE DRIPINSTALLATION DETAILS PVC LATERAL LINE PIPE, TYPE AND 4" PLANTED AREA SERVED BY DRIP TUBING 6" POP-UP INDICATOR HEAD, WITH A GPH IRRIGATION DRIP FLUSH NOZZLE,MODEL #GDFN-R, PURPLE COLORED NOZZLE TO REMAIN IN THE CLOSED 1/2" SHRUB AND GROUND COVER AREAS UNDISTURBED SOIL WITH FIPT THREADS 12" DISCHARGE HEADER SHALL BE INSTALLED 12" BELOW FINISHEDSOIL GRADE, TYPICAL SUBSURFACE DRIP TUBING, DEPTHAS SHOWN ON LEGEND AND DETAIL 12" POP-UP HEAD, SEE LEGEND POSITION DURING SYSTEM OPERATIONAND OPENED FOR SYSTEM FLUSHING.DIRECT FLUSH STREAM INTO PLANTER. DRIP CONNECTION ASSEMBLY, SEEDRIP TUBING CONNECTION DETAIL SECTION VIEW - N.T.S. DRIP TUBING LAYOUTE UNDISTURBED SOIL ROOT BALL OF TREE OR PALM AMENDED BACKFILL MIX, SEE PLANTING PLANS DRIP LINE OF CANOPY TREE OR PALM 6" POP-UP STREAM BUBBLER HEAD WITHA 90° ARC PATTERN THREE (3) STREAM BUBBLER NOZZLE, SEE THE LEGEND FOR ALL 3/4" PVC LATERAL LINE PIPE FROM RCV REQUIRED COMPONENTS. ADJUST THENOZZLE STREAMS TO WET THE ROOT BALL S 3/4" PVC LATERAL LINE PIPE 3/4" PVC TEE FITTING AND AMENDED SOIL AREA WITHOUT HITTING. S NOTE:POSITION MSBN-50Q STREAM BUBBLER HEADS 6" FROM THE ROOT BALL. PLAN VIEW - N.T.S. 6" THE TRUNK OF THE TREE OR PALM. SEE POP-UP SPRINKLER DETAIL FOR INSTALLATION. POSITION MSBN-25Q STREAM BUBBLER HEADS 1" FROM THE ROOT BALL. THE SOIL LEVEL IN THE PLANTER AREAS BE BROUGHT TO 4.5" BELOW FINISHEDGRADE AND PROPERLY COMPACTED AS PER THE LANDSCAPED DRAWINGS PRIOR WIRE HOOP STAKES AT 5 FEET ON CENTER SPACING.INSTALL TUBING AS INDICATED ON THESE DRAWINGS AND SECURE TO GRADE USING TO THE INSTALLATION OF THE TUBING. TO INSURE EVEN PARALLEL AND LEVEL TUBING ROWS IT IS RECOMMENDED THAT RECOMMENDED INSTALLATION: AMENDED SOIL* AMENDED SOIL/*INSTALLED AFTER TUBING INSTALLATION FINISHED GRADE TUBING INSTALLATION BRING SOIL LEVEL * AS PER LANDSCAPE DRAWINGS WIRE STAKE TO 4.5" BELOW PRIOR TO DRIP 4" DRIP TUBING BACKFILL FINAL 4.5" OF SOIL OVER THE TUBING AFTER INSTALLATION OF THE TUBINGAND OBSERVATION BY THE OWNER'S AUTHORIZED REPRESENTATIVE. DRIP TUBING LAYOUT (SECTION)F SECTION VIEW - N.T.S. DRIP CONNECTIOND SECTION VIEW - N.T.S. TURF, SEE PLANTING PLANS INSTALLED FIVE (5) FEET ON CENTER HEADER, PVC LATERAL LINE PIPE,1" MINIMUM SIZE, OTHERWISE 6" IN TURF AREAS SHRUBS OR GROUND COVERS, INLINE DRIP TUBING WITHINTERNAL DRIP EMITTERS, SEE LEGEND FOR BRAND,MODEL AND PERFORMANCE OR BARBED TEE FITTING17mm BARBED 90° ELBOW MULCH LAYER, SEE PLANTING PLANS FINISHED GRADE SEE PLANTING PLANS SIZE PER THE DRAWINGS 1/2" MIPT X 17mm BARBEDMALE ADAPTER FITTING AMENDED SITE SOIL 12" MINIMUM TEE FITTING, HEADER SIZE BY 1/2" FINISHED GRADE SCH. 40 PVC SLIP X SLIP X 1/2" FIPT DRIP TUBING SUPPLY OR DISCHARGE 4" IN SHRUB BEDS GPH IRRIGATION PRODUCTS 9" PVC COATED WIRE STAKE, #GDTS140900, LENGTH AS REQUIREDBLANK 17mm DRIP TUBING, FITTING FOR THE CONNECTION.FOR CONNECTIONS IN THE MIDDLE OF RUNS OF TUBING, USE A TEE FITTING AND ONE ADAPTER NOTE:DRIP TUBING CONNECTION REQUIRED FOR ALL CONNECTIONS BETWEEN DRIP TUBING AND PVC HEADERS.FOR CONNECTIONS AT END RUNS OF TUBING, USE A 90° ELL FITTING AND ONE ADAPTER FITTING FOR CONNECTION. PLAN VIEW - N.T.S. VALVES AND PIPE SHOWN IN PAVING FOR CLARITY ONLY, ALL TO BE INSTALLED IN PLANTER. DRIPLINE AND PVC HEADERCONNECTION BETWEEN PAVING SURROUNDING AND ADJACENT TO PLANTER AREA TO THE PLANTER EDGE (PAVING) SHALL BE SPACED 4" FROM NOT TO EXCEED SPACING ON THE LEGEND. ROWS ADJACENT AS INDICATED ON THE LEGEND, ADJUST TO EVEN SPACING DRIPLINE TUBING ROWS, SPACING APPROXIMATELY SHOWN ON PLANSEXTENDS TO LIMITSDRIPLINE TUBING PLANS FOR SIZE, 1" MINIMUM,GRID OF DRIPLINE TUBING, SEEPVC LATERAL LINE TO ADJACENT END OF THE DRIP ZONEHARDSCAPE EDGE OR THE PVC HEADERS LOCATED 16" OFF INSTALL ON DISCHARGE HEADERFLUSH VALVE / INDICATOR HEAD, SHOWN ON PLANSEXTENDS TO LIMITSDRIPLINE TUBING MINIMUM SIZE, 12" BELOW GRADEPVC SUPPLY HEADER, SEE PLANS, 1" PLANS, 1" MINIMUM SIZE,PVC DISCHARGE HEADER, SEE FOR INSTALLATIONSEE PLANS AND DETAILSDRIP CONTROL VALVE F 1" MIN. SIZE, 12" BELOW GRADEPVC SUPPLY HEADER, SEE PLANS, 12" BELOW GRADE INSTALLED 12" BELOW GRADE DRIPLINE AND PVC HEADERCONNECTION BETWEEN THE PAVING EDGE. ALL ROWS SHALL BE PARALLEL AND AT THE SAME DEPTH. PLANS FOR SIZE, 1" MINIMUM,GRID OF DRIPLINE TUBING, SEEPVC LATERAL LINE TO ADJACENT INSTALLED 12" BELOW GRADE DISCHARGE HEADER,END FEED SUPPLY HEADER,CENTER FEED SUPPLY HEADER, USE TEES USE 90° ELBOWS USE 90° ELBOW FITTINGS FOR TUBING GRIDACROSS PLANTED AREAS DRIPLINE TUBING EXTEND TUBING GRID (TYPICAL)PLANTED AREAS FOR DRIPLINEPVC HEADERS EXTEND ACROSS March 1, 2023 Item #1 Page 119 of 153 -=111=1 -.. -=I I i= ~m'f'i'Nl - -111 = = l=t-H=-- 1 F . -.... -. l . ~ ·-· _ .. , .. -~:-• .. : :-I , ". ·• ,·' 4° " 4 _ . . -, ._·: ~ -~--~-.•, ~---.. - · .. ~' 4: _:-. ~~; .. \?\.:;_.'.'::.;i/: ':_-·/-> I • .. . : ~:.1 I .. . . •,.•,•< • : 1-t!..!..!CTi'J I I =I llll lll ~;';;IQ;;:;;;I ,.L/"1'N'11 -11· -, 11=1 =w -=--- -.. -TTT--1-111-• ~ 2014 Sllltl'le) & ldsociates. h:. ©"'P'l"llt 21114 s.riey I /aocllles, Inc. ~ 2014 S.-, & .'mvcclls, he, ri)cop,riilt 2D11 3eft)' ,I; /aocims, Inc. 0 0 0 0 I +---·-·-·-·. --• I I +----·-·-·. I I +---·-·-·-·. 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I ~·-·-·-·-+ ·-' I <1 . .. . ·-·-·-·-+ ., ., .. ... - I 111 11 .,..,. -'--'---'I,',; -II Ill= ------1-111-111-111-111-111-111-111-111- • *11 I~ 11 111~ 11=1 @"'P'l"Jlt :11119 r-,.y I /aocbbm, Inc. ~t !014 S-., .t; lmamlle, he @c:opr,ijt 2D14 9nnrJ ! l,m:lalE, Inc. 0 0 0 sweeney + associates IRR I GAT I ON DES I GN AND CONSULTING 36730 Sky C.anvon Ori11e, Suite c: Mu rrieta , Ca 92563 e: l11fo@5wee11cyaHoc.com t : \9S1) 41,1-(,830 w: www.sweeneyHIOL<Om f: \951) 461-6850 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DAlE PREPARED: 11/1/2021 I SHEET I 1sxxTS 1 CITY OF CARLSBAD SITE DEVELOPMENT PLAN JONIS PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER 0F WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.5 IRRIGATION DETAILS DATE: COUNTY OF SAN DIEGOEnvironmental Healthand Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN QUICK COUPLER VALVEN J REMOTE CONTROL VALVEO MASTER CONTROL VALVEK DRIP REMOTE CONTROL VALVEP FLOW SENSORL BALL VALVEM I 4" MIN. NOTE:USE STANDARD OPENINGS PROVIDED IN VALVE BOX FOR PIPE, DO NOT CUT BOX. FLOW FINISHED GRADE IN SHRUB AREAS2" "BS" ONTO LID. INSTALL A CHRISTY'S MODEL 3800 RECYCLED WATER T-COVER AND CAPTIVE STAINLESS STEEL BOLT AND LOC-KIT. INSTALL PLASTIC RECTANGULAR 'JUMBO' VALVE BOX WITH BLACK COLORED BOX AT RIGHT ANGLE TO ADJACENT HARDSCAPE EDGE. HEAT BRAND 3/4" CRUSHED GRAVEL,4" MINIMUM DEPTH BRICK SUPPORTS,FOUR (4) REQUIRED FINISHED GRADE IN TURF AREAS PVC MAINLINE PIPE FROMWATER METER, USE SCH. 80 VALVE MARKER ONTO BOX LID. RECYCLED WATER WARNING TAG, CHRISTY'S MODEL ID-MAX-P2-RC009 RCWLANDSCAPE FABRIC, WRAPUP AND OVER ALL OPENINGS PVC MAINLINE PIPE TO THEIRRIGATION SYSTEM SCH. 80 PVC, LOOSE RING,FLANGE WITH SLIP END BASKET STRAINER WITHFLANGED ENDS, PRESSUREGAGE, AND 80 MESH STAINLESS PVC 45° ELBOW FITTINGS TOADJUST PIPE DEPTH INTO THEVALVE BOX. SCH. 80 PVC, LOOSE RING,FLANGE WITH SLIP END SECTION VIEW - N.T.S. STEEL FILTER ELEMENT RCW BASKET STRAINER SECTION VIEW - N.T.S. 2" MIN. FINISHED GRADEIN SHRUB AREAS 2" FINISH GRADE IN TURF AREAS 24" WIRE LOOPS ANDGPH GDBRY6 WATERPROOFWIRE CONNECTORS LANDSCAPE FABRIC TO 3/4" CRUSHED GRAVEL,4" MINIMUM DEPTH COVER BOTTOM AND ALLSIDES OF VALVE BOX BRICK SUPPORTS, 4 REQUIRED FLOW SENSOR, SEE LEGENDFOR BRAND, MODEL AND SIZE TWO WIRE PATH TO CONTROLLER,IN CONDUIT IF INDICATED ON THE LEGEND NOTE: FLOW 4" MIN. 10 PIPE DIA.5 PIPE DIA. PVC MAINLINE FROM MASTER CONTROL VALVE, NO FITTINGSWITHIN UPSTREAM OR DOWNSTREAM OF THE SENSOR AS SHOWN USE STANDARD OPENINGS PROVIDED IN VALVE BOX FOR PIPE, DO NOT CUT BOX. PVC MAINLINE TO THEIRRIGATION SYSTEM. USE SCH 80 PVC 45° ELBOWS TO ACHIEVETHE MAINLINE DEPTH AS REQUIREDRCWRECYCLED WATER WARNING TAG, CHRISTY'S MODEL ID-MAX-P2-RC009 PLASTIC RECTANGULAR VALVE BOX WITH T-COVER AND CAPTIVESTAINLESS STEEL BOLT AND LOC-KIT. INSTALL BOX AT RIGHT ANGLE TO ADJACENT HARDSCAPE EDGE. HEAT BRAND "FS" ONTOLID. INSTALL A CHRISTY'S MODEL 3800 RECYCLED WATER VALVE MARKER ONTO BOX LID. SECTION VIEW - N.T.S. 2" 2" MIN. FINISHED GRADEIN SHRUB AREAS 2" FINISH GRADE IN TURF AREAS 24" WIRE LOOPS AND PVC MAINLINE TO FLOW GPH GDBRY6 WATERPROOF SENSOR, PIPE PER PLANS WIRE CONNECTORS LANDSCAPE FABRIC TO 3/4" CRUSHED GRAVEL,4" MINIMUM DEPTH COVER BOTTOM AND ALLSIDES OF VALVE BOX BRICK SUPPORTS,4 REQUIRED ELECTRIC MASTER CONTROLVALVE, SEE LEGEND FOR TYPE MIN.P C AND SPECIFICATIONS TWO WIRE PATH TO CONTROLLER, IN CONDUITIF INDICATED IN LEGEND NOTE: FLOW USE STANDARD OPENINGS PROVIDED IN VALVE BOX FOR PIPE, DO NOT CUT BOX. LASCO #896 PVC UNIONSLIP X MIPT, SIZE PER RCV,2 REQUIRED FOR ASSEMBLY PVC MAINLINE FROMBACKFLOW DEVICE ORBASKET STRAINER, USESCH 80 PVC 45° ELBOWSTO ACHIEVE MAINLINEDEPTH AS REQUIRED RCW CHRISTY'S MODEL ID-MAX-P2-RC009RECYCLED WATER WARNING TAG, PLASTIC RECTANGULAR VALVE BOX WITH T-COVER AND CAPTIVE STAINLESS STEEL BOLT AND LOC-KIT. INSTALL BOX AT RIGHT ANGLE TO ADJACENT HARDSCAPE EDGE. HEAT BRAND "MCV" ONTO LID. CL BRICK SUPPORTS, FINISHED GRADE IN SHRUB AREAS PVC IRRIGATION MAINLINE, 6" DIAMETER PVC CL. 160 PIPE, ONE CUBIC FOOT OF3/4" CRUSHED GRAVEL 6" LASCO "SLO-CLOSE" SCH. 80 PVC,TRU-UNION BALL VALVE, WITH HDPEBUTT FUSED CONNECTIONS. 2" SIZEPER MANIFOLD MAINLINE FINISHED GRADE IN TURF AREAS T-COVER AND CAPTIVE STAINLESS STEEL BOLT AND LOCK-KIT.PLASTIC 10" ROUND VALVE BOX WITH BLACK COLORED HEAT BRAND "BV" ONTO LID. INSTALL A CHRISTY'S MODEL 3800RECYCLED WATER VALVE MARKER ONTO BOX LID.RCWRECYCLED WATER WARNING TAG, CHRISTY'S MODEL ID-MAX-P2-RC009 THREE (3) REQUIRED LENGTH AS REQUIRED, 12" MINIMUM SEE LEGEND FOR SPECIFICATION SOLVENT WELD PVC CONNECTIONS 2" SECTION VIEW - N.T.S. INSTALLED ON THE PROJECT. NOTE:PROVIDE ONE (1) 30" LONG STEEL "VALVE KEY" FOR EACH TEN (10) BALL VALVES TWO (2) PER ASSEMBLYSLIP X MIPT, SIZE PER RCV,LASCO #896 PVC UNION LENGTH AS REQUIREDPVC MAINLINE PIPE RISER*, PVC MAINLINE PIPE* SCH. 80 PVC 90° ELL FITTING* * ABOVE INDICATES SIZE PER RCV 2" X RCV (ELL)SIZE AS 2" X RCV X RCV (TEE) OR FITTING ON MANIFOLD MAINLINE,SCH. 80 PVC TEE OR 90° ELL CHRISTY'S MODEL ID-STD-P1VALVE NUMBER ID TAG, CHRISTY'S MODEL ID-MAX-P2-RC009RECYCLED WATER WARNING TAG, IDRCWWIRE CONNECTORSGPH GDBRY6 WATERPROOF24" WIRE LOOPS AND BLACK ELECTRICAL TAPETAPE WIRES TO RISER USING PVC PIPE, BOTTOM AND SIDES OF VALVE BOXLANDSCAPE FABRIC TO COVER THE VALVE, SEE LEGEND FOR TYPEELECTRIC REMOTE CONTROL 2" MIN. FINISHED GRADE IN TURF AREAS INLINE, PRE-SET PRESSURE REGULATOR, SIZE PER RCV DRIP SYSTEM WYE FILTER, SIZE PER RCV FLOW PER LEGEND AS LATERAL C PMIN. PLANS, TYPE LINE, SIZE PER FOUR (4) REQUIREDBRICK SUPPORTS, 4" MINIMUM DEPTH3/4" CRUSHED GRAVEL, 2"FINISHED GRADE IN SHRUB AREAS2" SECTION VIEW - N.T.S. USE AN APPROVED, NON-HARDENING, TEFLON ASSEMBLY PASTE ON ALL THREADED FITTINGS.USE STANDARD BOX OPENINGS FOR ALL PIPING INTO THE BOX, DO NOT CUT THE BOX. NOTE: PLASTIC RECTANGULAR 'JUMBO' VALVE BOX WITH T-COVERAND CAPTIVE STAINLESS STEEL BOLT AND LOC-KIT. INSTALLBOX AT RIGHT ANGLE TO ADJACENT HARDSCAPE EDGE.HEAT BRAND "RCV" AND CONTROL STATION # ONTO LID.INSTALL A CHRISTY'S MODEL 3800 RECYCLED WATER VALVEMARKER ONTO BOX LID. USE AN APPROVED, NON-HARDENING, TEFLON ASSEMBLY PASTE ON ALL THREADED FITTINGS.USE STANDARD BOX OPENINGS FOR ALL PIPING INTO THE BOX, DO NOT CUT THE BOX. 2" SIZE AS 2" X RCV X RCV (TEE) OR 2" X RCV (ELL) * ABOVE INDICATES SIZE PER RCV SECTION VIEW - N.T.S. PLASTIC RECTANGULAR VALVE BOX WITH T-COVER ANDCAPTIVE STAINLESS STEEL BOLT AND LOC-KIT. INSTALL BOX ATRIGHT ANGLE TO ADJACENT HARDSCAPE EDGE. HEAT BRAND"RCV" AND CONTROL STATION # ONTO LID. INSTALL ACHRISTYS MODEL 3800 RECYCLED WATER VALVE MARKERONTO BOX LID. 2" MIN. FINISHED GRADE IN SHRUB AREAS2" BRICK SUPPORTS,FOUR (4) REQUIRED LASCO #896 PVC UNIONSLIP X MIPT, SIZE PER RCV, MIN.PC PVC MAINLINE PIPE RISER*, LENGTH AS REQUIRED 3/4" CRUSHED GRAVEL,4" MINIMUM DEPTH SCH. 80 PVC 90° ELL FITTING* LANDSCAPE FABRIC TOCOVER BOTTOM AND ALLSIDES OF VALVE BOX ELECTRIC REMOTE CONTROLVALVE, SEE LEGEND FOR TYPE TAPE WIRES TO RISER USINGBLACK ELECTRICAL TAPE FINISHED GRADE IN TURF AREAS LATERAL LINE, SIZE PER PLANS, TYPE PVC PIPE, AS 24" WIRE LOOPS ANDGPH GDBRY6 WATERPROOFWIRE CONNECTORS PVC MAINLINE PIPE* SCH. 80 PVC TEE OR 90° ELLFITTING ON MANIFOLD MAINLINE,IDRCW RECYCLED WATER WARNING TAG, CHRISTY'S MODEL ID-MAX-P2-RC009 VALVE NUMBER ID TAG, CHRISTY'S MODEL ID-STD-P1 NOTE: PER LEGEND TWO (2) PER ASSEMBLY 2" BRASS NIPPLES, LENGTH AS REQUIRED COPPER FEMALE ADAPTER TYPE K COPPER PIPE FROM WATER METER "SMOOTH TOUCH" STAINLESS STEEL SCH 80 PVC NIPPLE, 6" MINIMUM LENGTH FINISH GRADE BRASS THREADED 90° ELL, TYPICAL R/P PRINCIPLE BACKFLOW DEVICE WITH B B B BC P B B B A BRONZE WYE STRAINER AND TWO (2)BRASS BALL VALVES, SEE LEGEND FOR BACKFLOW ASSEMBLY ENCLOSURE BRASS UNION, ONE (1) REQUIRED IF A CONCRETESLAB SCH 80 PVC FEMALE ADAPTER PVC MAINLINE TO MASTER VALVE 12" MIN. FLOW BRAND, MODEL AND SIZE IF SPECIFIED B PRESSURE REGULATOR, IF SPECIFIED SECTION VIEW - N.T.S.WLKI I SN 500PRV IS SPECIFIED, TWO (2) REQUIREDIF PRV NOT SPECIFIED, ONE (1) PER LEG CONCRETE SLAB SHALL BE A MINIMUM OF 4" THICK, 18" WIDE AND EXTEND AT LEAST 8" PAST THE BACKFLOWASSEMBLY PIPING, OR BE THE SIZE REQUIRED BY THE ENCLOSURE MANUFACTURER. USE AN APPROVED, NON-HARDENING, TEFLON ASSEMBLY PASTE ON ALL THREADED FITTINGS. ASSEMBLY PIPING AND FITTINGS SHALL BE SIZED EQUAL TO THE SIZE OF THE BACKFLOW PREVENTION DEVICE BACKFLOW DEVICE OUTLET SHALL BE INSTALLED A MINIMUM OF 12" ABOVE FINISHED GRADE. NOTE:INSTALL THE PRESSURE REGULATOR ONLY IF IT IS SPECIFIED IN THE LEGEND.RCWRECYCLED WATER WARNING TAG, CHRISTY'S MODEL ID-MAX-P2-RC009 BACKFLOW DEVICE SECTION VIEW - N.T.S. USE A NON-HARDENING, TEFLON ASSEMBLY PASTE ON ALL THREADED FITTINGS. CL QUICK COUPLING VALVE WITH 1" FIPT INLET FINISHED GRADE IN SHRUB AREAS 3"THREADS, ACME QUILL THREADS, AND A 2" LANDSCAPE FABRIC TO 3/4" CRUSHED GRAVEL, 4" MINIMUM DEPTH COVER BOTTOM AND ALLSIDES OF VALVE BOX LASCO SNAP-LOK PVC SWING JOINT WITHO-RINGS, A MALE 1" MIPT THREADED LAY LENGTH AND SNAP-LOK COLLAR. PVC INLET, PVC STABILIZER ELBOW, 12" FINISHED GRADE IN TURF AREAS BRICK SUPPORTS, THREE (3) REQUIRED USE #G13S-212 WITH A 1" MIPT THREAD REBAR STAKES, #3 X 24" LONG, SCH. 80 PVC SST MAINLINE TEE FITTING,MAINLINE SIZE X 1" FIPT FOR CONNECTIONTO THE SWING JOINT TWO (2) REQUIRED BRASS OUTLET. COLORED T-COVER AND CAPTIVE STAINLESS PLASTIC 10" ROUND VALVE BOX WITH BLACK STEEL BOLT ANDLOCK-KIT. HEAT BRAND "QCV" ONTO LID. INSTALL A CHRISTY'S MODEL 3800 RECYCLED WATER VALVE MARKER ONTO BOX LID. LOCKING, PURPLE COLOR CODED CAP NOTE:WHEN QCV IS LOCATED ON A MANIFOLD, USE A SCH. 80 SxT 90° ELBOW IN PLACE OF THE TEE FITTING. SIZE THE ELBOW AS MANIFOLD MAINLINE SIZE X 1" FIPT.RCWCHRISTY'S MODEL ID-MAX-P2-RC009RECYCLED WATER WARNING TAG, ***QUICK COUPLERS SHALL BE OF A TYPE APPROVED FOR RECYCLED WATER.*** March 1, 2023 Item #1 Page 120 of 153 " ~ 2014 Sllltl'le) & ldsociates. h:. @cop,r\Jlt 21114 s.riey i /aocllles, Inc. ~ 2014 S.-, & .'mvcclls, he, ri)cop,riilt 2014 3eft)' I /aocims, Inc. 0 0 0 0 0 0 0 0 sweeney + associates IRR I GAT I ON DES I GN AND CONSULTING 36730 Sky C.anvon Ori11e, Suite c: Murrieta , Ca 92563 e: l11fo@5wee11cyaHoc.com t : \9S1) 41,1-(,830 w: www.sweeneyHIOL<Om f: \951) 461-6850 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DAlE PREPARED: 11/1/2021 I SHEET I 1sxxTS 1 CITY OF CARLSBAD SITE DEVELOPMENT PLAN JONIS PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER 0F WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L2.6 IRRIGATION DETAILS DATE: COUNTY OF SAN DIEGOEnvironmental Healthand Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN CONTROLLER ASSEMBLYQ THRUST BLOCKSU STAINLESS STEEL16" WIDE TOP-ENTRYCONTROLLER ENCLOSURENEMA 3R RAINPROOF RATED STAINLESS STEEL IN OPEN POSITIONFLIP TOP LID, SHOWN CONTROLLER DUAL HYDRAULIC PISTONS CONTROLLER ENCLOSURE DIMENSIONS WHEN CLOSED:38"H x 16"W x 15.5"D REMOTE CONTROL VALVE STAINLESS STEEL, U.L. LISTED, PREDRILLED, REMOVABLEBACKBOARD. REMOVABLE FRONT TERMINAL STRIP FOR WIRE CONNECTION PANEL NOT SHOWN TO SUPPORT LID IN OPEN TOP OF BASE UNIT SITE SOILCOMPACTED PEA GRAVEL TOQUICKPAD WITHFILL BASE OF STAINLESS STEEL HARDWAREPAD, PLASTIC BASE AND ALL ENCLOSURE MOUNTING PAD STRONGBOX QUICKPAD WITH PREFORMED ALUMINIUM GRADEFINISHED AND RECEPTACLEPOWER SWITCH CONTROL WIRES TO VALVES3" PVC CONDUIT/SWEEP FOR FOR COMMUNICATION CABLE1 1/4" PVC CONDUIT/SWEEP TO OTHER CONTROLLERS * FLOW SENSOR/MCV WIRES *1" PVC CONDUIT/SWEEP FOR SWEEP FOR ELECT. SERVICE1 1/4" PVC CONDUIT/ 1" PVC CONDUIT/SWEEP FOR ET GAGE WIRES * FOR TELEPHONE LINE *1" PVC CONDUIT/SWEEP SWEEP FOR GROUND WIRE1 1/4" PVC CONDUIT / SHALL ONLY BE INSTALLED IFCONDUITS LISTED WITH AN * EQUIPMENT IS SPECIFIED POSITION FOR ACCESS RAIN SENSOR INSIDE ASTRONGBOX RGVRSSENCLOSURE, WIRE TOCONTROLLER SECTION VIEW - N.T.S. VALVE BOX LAYOUTW 45 DEGREE ELL USING BLACK PIPE TAPEWRAP PLASTIC FITTINGS 1 CUBIC FT OF CONCRETETHRUST BLOCKS TO BE PORTLAND CEMENT 420-C-2000ALL CONCRETE TO BE TEE UNDISTURBED SOIL CONCRETE THRUST UNDISTURBED SOIL MAINLINE PIPE BLOCK, TYPICAL 90 DEGREE ELL MAINLINE PIPE BLOCK, TYPICALCONCRETE THRUST PLAN VIEW - N.T.S.18"12" BE INSTALLED IN TURF AREAS WITHOUT PRIOR APPROVAL BY THE LANDSCAPE ARCHITECT. NOTE:VALVE BOXES SHALL BE INSTALLED IN SHRUB AND GROUND COVER AREAS. NO VALVES SHALL ALIGN BOX EDGES VALVE BOX, TYPICALBALL VALVE BOX, TYPICAL EDGE OF TURF, WALKWAY, DRIVEWAY OR PAVING18" COLLAPSE AND / OR DEFORMATION OF VALVE BOXES.4. AVOID HEAVILY COMPACTING SOIL AROUND VALVE BOXES TO PREVENT THE EVER POSSIBLE, VALVES IN TURF AREAS TO BE APPROVED BY LANDSCAPE ARCHITECT.2. SET RCV AND VALVE BOX ASSEMBLY IN GROUND COVER OR SHRUB AREAS WHERE FACILITATE SERVICING OF THE VALVE OR EQUIPMENT.1. CENTER VALVE BOX OVER REMOTE CONTROL VALVE OR DRIP ASSEMBLY TO 3. SET BOXES PARALLEL TO EACH OTHER AND PERPENDICULAR TO ADJACENT PAVING EDGE. NOTE: PLAN VIEW - N.T.S. QCV RCV A13 RCV A15 RCV A14 BV 12"12"12" REVIEW AND APPROVAL BY THE LANDSCAPE ARCHITECT.5. BOX LOCATIONS SHALL BE STAKED IN THE FIELD PRIOR TO MAINLINE INSTALLATION FOR QCV BOX, TYPICAL GROUNDING RODR WIRE CONNECTIONV SECTION VIEW - N.T.S. KIT SHALL INCLUDE A SCOTCHLOK SPRING CONNECTOR, A POLYPROPYLENE TUBE AND A 100% SILICONE WATERPROOF SEALING GEL. TUBE SHALL BE SUPPLIED PRE-FILLED WITH GEL. WIRE CONNECTOR SHALL BE A GPH IRRIGATION GDBRY6 DIRECT BURY SPLICE KIT.NOTE: INSERTED INTO TUBE UNTIL THESCOTCHLOK CONNECTOR AND WIRES CONNECTOR PASSES LOCK TABS SILICONE WATERPROOF GELPOLY TUBE PRE-FILLED WITH 100% ONCE CONNECTOR IS INSERTEDLOCK TABS PREVENT WIRE REMOVAL SCOTCHLOK ELECTRICAL SPRINGCONNECTOR. WIRES SHALL BEPRE-STRIPPED OF 1/2" OF THE INSULATION PRIOR TO INSERTION CONNECTOR ONTO WIRES TO INTO THE CONNECTIOR. TWIST SEAT FIRMLY. IS INSERTED INTO TUBE WIRES PASS THROUGH GROOVES INTUBE LID TO ALLOW LID TO CLOSE CLOSE TUBE LID AFTER WIRE LOW VOLTAGE WIRES, 3 MAXIMUM 48" CAUTION RECYCLED WATER USEDFOR IRRIGATION DO NOT DRINK CUIDADO AGUA RECLAMADA UNICAMENTE PARA REGARPROHIBO TOMAR NOTE: 1. TWO MINIMUM PER SITE 1'-2" 9" 6'-0" 8" 20" 4" 1 2 3 1. 2" SQ. ALUMINUM TUBE PAINTED TO MATCH FRAZEE "ORANGE PEAL" 4. 9"x14"x1/8" ALUMINUM PAINTED TO MATCH PURPLE PMS #2665. HP WHITE VINYL GRAPHICS DESIGN NOTES: 3" 1/2" 2. FINISH GRADE3. CONCRETE FOOTER 5 4 5 RECYCLED WATER SIGNX SECTION VIEW - N.T.S. SLEEVE INSTALLATIONTPIPE INSTALLATIONS SECTION VIEW - N.T.S. SIZES 3" AND 4" SIZES 3/4" TO 2 1/2" PIPE SIZES A FINISH SOIL GRADE A B C D D D DD IRRIGATION NON-PRESSURE LATERAL LINE IRRIGATION PRESSURE MAINLINE LOW VOLTAGE CONTROL WIRES,IN CONDUIT IF SPECIFIED ON LEGEND UNDISTURBED SITE SOIL CLEAN, COMPACTED BACKFILL SOIL, CLEAN SOIL PIPE BEDDING, SEE CHART SEPARATION BETWEEN PIPES AND TRENCH WALLS, SEE CHART 12" 18" B 18" 24" C 18" 24" D 4" 4" SIZES 6" AND LARGER 30" 24" 6" SEE SPECIFICATIONS 12" RECYCLED WARNING TAPE, RUNCONTINUOUSLY ON TOP OF THE MAINLINE AND 12" ABOVE THE MAINLINE SECTION VIEW - N.T.S. ALL SIZES UNDER PEDESTRIAN PAVING PIPE SIZES A PAVING, SEE SITE PLANS A B C D D D DD IRRIGATION LATERAL LINE IN SLEEVE IRRIGATION MAINLINE IN SLEEVE LOW VOLTAGE CONTROL WIRES,OR CONDUIT, IN SLEEVE UNDISTURBED SITE SOIL SAND BACKFILL COMPACTED TO CLEAN SOIL PIPE BEDDING, SEE CHART SEPARATION BETWEEN PIPES AND TRENCH WALLS, SEE CHART 12" B 24" C 24" D 4" ALL SIZES UNDER VEHICULAR PAVING 36" 36" 6" EQUAL DENSITY OF EXISTING SOILOR PAVING BASE MATERIAL 24" RECYCLED WARNING TAPE, RUNCONTINUOUSLY ON TOP OF THE MAINLINE AND 12" ABOVE THE MAINLINE12" SECTION VIEW - N.T.S. IRRIGATION CONTROLLER OR ANY CONTROL WIRE PATH. FINISHED GRADE IN TURF AREAS 5/8" X 96" COPPER CLAD GROUND BRICK SUPPORTS, 3 REQUIRED FINISHED GRADE IN SHRUB AREAS ROD INSTALLED INTO COMPACTED 2" AND CAPTIVE STAINLESS STEEL BOLT AND LOC-KIT.PLASTIC 10" ROUND VALVE BOX WITH T-COVER HEAT BRAND "GRD" ONTO LID. FILL 1/2 OF VALVE BOX WITH COMPACTED SITE SOIL SITE SOIL PRIOR TO SETTING BOX NATIVE OR UNDISTURBED SITE SOIL BARE #6 COPPER GROUND WIRE FROM CONTROLLER BARE COPPER GROUND WIRE (#6),CONNECTED TO THE ROD W/ BRASS CLAMP OR "CAD WELD" IN PLACE GROUND ROD MUST BE LOCATED A MINIMUM OFTEN (10) FEET FROM THE IRRIGATION CONTROLLER CONTRACTOR IS REQUIRED TO CONTACT 811 OR DIGALERT A MINIMUM OF TWO (2) DAYS PRIOR TO ANY EXCAVATION ON THE PROJECT AND SPECIFICALLY PRIOR TO THE INSTALLATION OF ANY GROUNDING RODS. DIAL 811 OR LOG ONTO WWW.DIGALERT.ORG. NOTE: EACH CONTROLLER SHALL HAVE A MINIMUM OF ONE (1) GROUND ROD INSTALLED. GROUND ROD SHALL BE INSTALLED A MINIMUM OF TEN (10) FEET AWAY FROM THE CONTRACTOR IS REQUIRED TO CONTACT 811 OR DIGALERT A MINIMUM OF TWO (2) DAYS PRIOR TO ANY EXCAVATION ON THE PROJECT. DIAL 811 OR LOG ONTO WWW.DIGALERT.ORG. NOTE: SLEEVES SHALL BE TWICE THE DIAMETER OF THE PIPE OR WIRE BUNDLE CARRIED WITHIN, EXCEPT WHEN SLEEVES SHALL EXTEND 12" PAST THE EDGE OF PAVING INTO THE PLANTER. USING BELL AND GASKET PIPING WHERE MAINLINE SLEEVES SHALL BE 2.5 TIMES THE SIZE OF THE PIPE. CONTRACTOR IS REQUIRED TO CONTACT 811 OR DIGALERT A MINIMUM OF TWO (2) DAYS PRIORTO ANY EXCAVATION ON THE PROJECT. DIAL 811 OR LOG ONTO WWW.DIGALERT.ORG. NOTE: March 1, 2023 Item #1 Page 121 of 153 • ti, !It!) 11111i'111u 11=1 I I=\____ •• .. • . . . . . . . .. . . . .. t I I I I I l==I ··•.···· 11111 · ...••• .111. ¼.. ~~~~ml 1. ..1 I I I I I ~ X ~ 2014 Sllltl'le) A: ldsociates. h:. ©"'P'l"llt 21117 s.riey I /aocllles, Inc. ~ 2014 S.-, & .'mvcclls, he, ri)cop,riilt 2D14 3eft)' A: /aocims, Inc. 0 0 0 0 ---I~ TT' '·1n~. -----=I. 11=c_ _, ---I~ I-------' - "Tl f' .I I 117 ' •II', ,:u __ ~11 ~ 201i !il""M'J A:,.,....,..., h:. @"'P'l"Jlt :11117 r-,.y I /aocbbm, Inc. ~t !014 S-., .t; lmamlle, he @c:opr,ijt 2D14 9nnrJ ! l,m:lalE, Inc. 0 0 0 0 sweeney + associates IRR I GAT I ON DES I GN AND CONSULTING 36730 Sky C.anvon Ori11e, Suite c: Murrieta , Ca 92563 e: l11fo@5wee11cyaHoc.com t : \9S1) 41,1-(,830 w: www.sweeneyHIOL<Om f: \951) 461-6850 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DAlE PREPARED: 11/1/2021 I SHEET I 1sxxTS 1 CITY OF CARLSBAD SITE DEVELOPMENT PLAN JONIS PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER 0F WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 IRRIGATION DETAILS L2.7 DATE: COUNTY OF SAN DIEGOEnvironmental Healthand Water Quality Division Environmental Health Specialist CARLSBAD MUNICIPAL WATER DISTRICT DISTRICT ENGINEER DATE I HAVE COMPLIED WITH THE CRITERIA OF THE IRRIGATIONGUIDELINES AND APPLIED THEM ACCORDINGLY FOR THEEFFICIENT USE OF WATER IN THE IRRIGATION DESIGN PLAN FLOW MAINLINE PVC SCH. 40 SOLVENTWELD FITTINGS 3/8" DIA. PEA GRAVELSUMP (MIN. 1/2 CU. FT.) PVC SCH. 40 SOLVENTWELD FITTINGS BALL VALVE WITH 3/4"FEMALE THREAD MAINLINE, SEE PLANS FOR SIZE PURPLE COLOR VALVE BOXAND LID. (SEE SPECS) BRICK SUPPORTS ON COMPACTED UNDISTURBEDSUBGRADE (MIN. OF FOUR PER BOX) 3/4" x 1/4" BRASS THREADEDBUSHING WITH 1/4" CAPPEDOUTLET PLAN VIEW - N.T.S. NOTE: VERTICAL CLEARANCE OF 12" MINIMUM IS MANDATORY WHEN CROSSING PATH OF A POTABLE WATER LINE. INSTALLATION OF RECLAIMED WATER IRRIGATIONMAINLINE 24" FROM FACE OF SIDEWALK WILL PROVIDE THE NECESSARY 10' HORIZONTAL CLEARANCE FROM THE POTABLE MAINLINE IN THE STREET. 10' MINIMUM WATER IRRIGATION MAINLINE WITH SLEEVE RECLAIMED WATER IRRIGATION MAINLINE WITH SLEEVE POTABLE SERVICE LINE CURB SIDEWALK METER BOX WITH METER 24" APPROX. 8" 12" MINIMUMPRRMMVT S BV PRESSURE REGULATOR RECYCLED WATER METER Y-STRAINER FLOW DIRECTION CROSS CONNECTIONTEST STATION MASTER VALVE BALL VALVE TEST STATION HAS TO BE DOWNSTREAM OF THE METER AFTER A MASTER VALVENOTE:RECYCLED WATER MAINIF SPECIFIED ON LEGEND FLOW SENSOR FS CROSS CONNECTION TEST STATIONY Z POTABLE MAINLINE CROSSINGA1 POTABLE SERVICE LINE CROSSINGA2 12"12" MINIMUM CLEARANCE (TYPICAL) POTABLE WATER LINE 3" WIDE METALLIC MARKER TAPE FINISH GRADE RECYCLED PRESSURE MAINLINE AND SLEEVE "ALERTLINE" PURPLE LATERAL NON-PRESSURE RECYCLED WATER PIPE FROM IRRIGATION HEAD TO IRRIGATIONHEAD. WHENEVER THE LINES CROSS THE POTABLE PIPE NO SLEEVE IS REQUIRED. "ALERTLINE" PURPLE COLORED PRESSURE MAINLINE PIPE NOTE:WHERE POTABLE LINES AND CONSTANT PRESSURE RECYCLED WATER LINES CROSS, THE RECYCLED LINES SHALL BE INSTALLED BELOW THE POTABLE LINEIN A CLASS 200 PURPLE COLORED PVC SLEEVE, THE SLEEVE SHALL EXTEND 5-FEET ON EITHER SIDE OF THE POTABLE LINE FOR A TOTAL OF 10 FEET. SECTION VIEW - N.T.S. POTABLE SERVICE LINE CROSSINGA3 CROSS CONNECTIONTEST STATION LAYOUT STREET SURFACE 12" 3.5" MINIMUM REQUIRED VERTICAL SEPARATION RECYCLED WATER IRRIGATIONMAINLINE IN SLEEVE NOTE: ALL RECYCLED WATER IRRIGATION PIPE AND SLEEVES SHALL BEPURPLE AND LABELED AS SPECIFIED IN THE "STANDARD SPECIFICATIONS FOR PRIVATE IRRIGATION SYSTEMS WATER DISTRICT"RULES AND REGULATIONS FOR CONSTRUCTION OF RECYCLED WATER MAINS OCTOBER 1993. POTABLE WATER MAINLINE SECTION VIEW - N.T.S. March 1, 2023 Item #1 Page 122 of 153 / / I I r r --~ L - ~5 iil?r I -~ - 11 c:> 0 iil~ ~ ~· ---J J ~ -I '----' ~ -I -n i - I I / 0 0 ~ . I' 11m111m111m111m111m111m111mk 1111 I Ii' 11 I I l~I I,,, 111,, ,111,, ,111,,, 111,, ,I =1 11 111 I !11i'11 11i'11T U !1Ii'11 111~11TTTW l11i'11 11110. ., le t - , - 0 ~ 2m s.--i A: ,.,....,..., n::. 0 \ I I t I ~ ..... '"\. '\. '\. "\. ""-' ', ,,, I ~~~ :r-LJ f-7" J V 0 0 !'//////////////////// ,0 /,I l __/~ @~ro1,Soeerll!'l:'-1clm.nc. sweeney + associates IRR I GAT I ON DES I GN AND CONSULTING 36730 Sky C.anvon Ori11e, Suite c: Murrieta , Ca 92563 e: l11fo@5wee11cyaHoc.com t : \9S1) 41,1-(,830 w: www.sweeneyHIOL<Om f: \951) 461-6850 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DAlE PREPARED: 11/1/2021 I SHEET I 1sxxTS 1 CITY OF CARLSBAD SITE DEVELOPMENT PLAN JONIS PHARMACEUTICALS LOTS 21 AND 22 I ENGINEER 0F WORK: I OWN BY: DAlE: CHKD BY: RVWD BY: PBPBPBPB CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L3.0B WATER CONSERVATION PLAN SYMBOL WATER USE IRRIGATION TYPE AREA LOW OVERHEAD 99,785 SF LOW DRIP 34,294 SF MEDIUM DRIP 16,327 SF MEDIUM - VINE DRIP 544 SF LOW- TREE BUBBLERS 848 SF MEDIUM - TREE BUBBLERS 1,776 SF HIGH - TREE BUBBLERS 128 SF WATER USE LEGEND N WHIPTAIL LOOP March 1, 2023 Item #1 Page 123 of 153 40' NOTES· 1. ALL PLANTING AREAS SHALL BE IRRIGATED WITH RECYCLED WATER. 2. IRRIGATION ZONES WILL BE ORGANIZED TO MAINTAIN GROUPINGS OF NO MORE THAN ONE-DEGREE OF SEPARATION OF WATER USE CATEGORIES. 3. EACH TREE AND VINE ACCOUNTS FOR 16 SF OF SURFACE AREA. 4. SEE IRRIGATION SHEET L2.3 FOR WATER USE CALCULATIONS. 20' o' I / J 40' ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: IRR IRR IRR IRR IRRWPED MWMWPB MW WPED MW PB MW PBPB WPED PB IRR IRR IRR IRR IRRWPED MWMWPB MW WPED MW PB MW PBPB WPED PB x xxx x x x xxxxxxx xxxxxxxxxxxx x x x x x x x x xxxx xxxx xxxx xxxx xx x x x xxxxxxxxx x x x x x x xxxxxxxxx xxx xxxxxxxxx x xxxxxx x xxxxxxxxxxxxxxxxx xTAG#TREESPECIES CALIPER(INCHES)HEIGHT(FEET)SPREAD(FEET)FATE SYMBOL DESCRIPTION EXISTING TREE LEGEND xxx CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 ” I. “” N WHIPTAIL LOOP L3.0A EXISTING TREE PLAN March 1, 2023 Item #1 Page 124 of 153 NOTES: 1. 2. 3. 4. 5. ALL TREE LOCATIONS AND TREE COUNT ARE APPROXIMATED BASED ON AERIAL SURVEY ONLY. THE CONTRACTOR SHALL VERIFY THE TREE LOCATIONS ON SITE. EXISTING IRRIGATION IS TO BE RETROFITTED AND AUGMENTED FOR NEW LANDSCAPE PLANTING. IRRIGATION CONSULTANT SHALL MAKE NECESSARY ADJUSTMENTS TO EXISTING IRRIGATION SYSTEM TO ENSURE FULL COVERAGE OF NEW PLANTING AREAS WITHIN LIMIT OF WORK. THE INSTALLATION OF FENCING SHALL BE IN ACCORDANCE WITH THE TREE PROTECTION PLAN, AND INSPECTION OF INSTALLED FENCING BY CLIENTS AUTHORIZED REPRESENTATIVE WILL BE REQUIRED PRIOR TO ISSUANCE OF A BUILDING PERMIT. CONTRACTOR SHALL EXERCISE EXTREME CAUTION WHEN WORKING WITHIN THE DRIPLINE OF EXISTING TREES. NO MECHANICAL TRENCHING WITHIN THE DRIPLINE OF THE EXISTING TREE WILL BE ALLOWED. AIR SPADE SHALL BE USED FOR ALL TRENCHING WITHIN THE DRIPLINE OF TREES. CONTRACTOR SHALL REFER TO ARBORIST REPORT FOR ADDITIONAL PRECAUTIONS REQUIRED FOR THE EXISTING TREES. VERIFY ALL LAYOUT IN FIELD WITH CLIENT'S AUTHORIZED REPRESENTATIVE. EXISTING TREES TO REMAIN ON SITE WITHIN 10 FEET OF THE AREA OF WORK WILL BE PROTECTED IN PLACE. THE FOLLOWING PROTECTION MEASURES WILL BE PROVIDED: 6. B. STOCKPILING, TOPSOIL DISTURBANCE, VEHICLE USE, AND MATERIAL STORAGE OF ANY KIND IS PROHIBITED WITHIN THE DRIP LINE. C. A TREE WATERING SCHEDULE WILL BE MAINTAINED AND DOCUMENTED DURING CONSTRUCTION. D. ALL DAMAGED TREES V.,LL BE REPLACED WITH ONE OF EQUAL OR GREATER SIZE. PROTECTIVE FENCING: A. FOR EXISTING TREES TO REMAIN INSIDE THE CONSTRUCTION SITE, PROTECTIVE FENCING SHOULD BE INSTALLED AT THE ROOT PROTECTION ZONE AND APPROVED IN PLACE BY CLIENT'S AUTHORIZED REPRESENTATIVE PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION, OR DEMOLITION. 8. FOR EXISTING TREES WITHIN THE PUBLIC RIGHT OF WAY, PROTECTIVE CHAIN-LINK FENCING VtiTH AN ACCESS GATE OF MINIMAL WIDTH SHOULD BE INSTALLED AT THE ROOT PROTECTION ZONE AND APPROVED IN PLACE BY CLIENT'S AUTHORIZED REPRESENTATIVE PRIOR TO THE COMMENCEMENT OF ANY CONSTRUCTION, OR DEMOLITION. EXCEPTIONS TO THIS REQUIREMENT MUST BE APPROVED BY THE CITY. D. THE ROOT PROTECTION ZONE SHOULD NOT BE SUBJECTED TO FLOODING INCIDENTAL TO THE CONSTRUCTION WORK E. ALL WORK CONDUCTED IN THE GROUND VtiTHIN THE ROOT PROTECTION ZONE OF ANY PROTECTED TREE SHOULD BE ACCOMPLISHED WITH HAND TOOLS, UNLESS AN AIR SPADE IS UTILIZED. TRENCHES IN THE ROOT PROTECTION ZONE SHOULD BE TUNNELED, OR COMPLETED WITH AN AIR SPADE TO AVOID DAMAGE TO SMALL FEEDER ROOTS V.,THIN THE ROOT PROTECTION ZONE. F. WHERE STRUCTURAL FOOTINGS ARE REQUIRED AND MAJOR ROOTS (OVER 2 IN DIAMETER) VtiLL BE IMPACTED, THE ENGINEER OF RECORD SHOULD SUBMIT ACCEPTABLE FOOTING DESIGN ALTERNATIVES AND OR LOCATION ALTERNATIVES TO LANDSCAPE ARCHITECT V.,TH FURTHER PLAN REVIEW. G. WHERE MORE THAN 50% OF THE ROOT ZONE IS IMPACTED OR ROOTS GREATER THAN 2 INCHES IN DIAMETER ARE TO BE REMOVED WITHIN DRIPLINE OF THE TREE, THE ENGINEER OF RECORD SHOULD SUBMIT ACCEPTABLE DESIGN ALTERNATIVES TO LANDSCAPE ARCHITECT FOR REVIEW. NATURAL OR PRE-CONSTRUCTION GRADE SHOULD BE MAINTAINED IN THE ROOT PROTECTION ZONE. AT NO TIME DURING OR AFTER CONSTRUCTION SHOULD SOIL BE IN CONTACT WITH THE TRUNK OF THE TREE ABOVE THE BASAL FLAIR. J. IN AREAS WHERE THE GRADE AROUND THE PROTECTED TREE WILL BE LOWERED, SOME ROOT CUTTING MAY BE UNAVOIDABLE. CUTS SHOULD BE CLEAN AND MADE AT RIGHT ANGLES TO THE ROOTS. WHEN PRACTICAL, CUT ROOTS BACK TO A BRANCHING LATERAL ROOT. K. WHEN REMOVING EXISTING PAVEMENT IN THE ROOT PROTECTION ZONE, AVOID THE USE OF HEAVY EQUIPMENT, WHICH VtiLL COMPACT AND DAMAGE THE ROOT SYSTEM. L. PROTECTIVE FENCING NOT SHOWN AT TREES OUTSIDE LIMIT OF WORK. SHOULD CONSTRUCTION OR STAGING EXTEND BEYOND LIMIT OF WORK SHOWN ON PLANS. CONTRACTOR TO PROVIDE PROTECTION TO THESE TREES PER NOTES ABOVE. I I ' 2 , 4 • • 7 • • " " " " ,. " " " " " 20 " 22 "' 24 25 .. ., .. 29 JO .. "' .. ,. ,. ,. "' "' ,. .. ., .. ... 44 ... ... 47 ... .. .. " " "" .. .. .. ., .. .. .. " " ., M .. .. ., .. .. 70 71 72 ,, 74 ,. ,. .,, ,. ,. .. " " ., .. "' 40' 20' o· 40' .. ., .. .. .. " n .. .. .. .. (x· ·--.. ·1 ' ' \ / ___ _,, 0 EXISTING TREE TO BE REMOVED EXISTING TREE TO REMAIN, PROTECT IN PLACE ., .. .. "" 'ffl r PROTECTIVE FENONG - UPHOSTEMON CONFERTUS • .. , . UJ'HOSlEMON CONFERTUS • .. ,. LCIPHOSlEMON CONFERTUS " " 25 PLATA.NUS RACEMOSA " .. 20 PI.ATANUS RACEMOSA 20 .. JO PLATMUS RMEIOSA 20 .. JO PI.ATANUS RMDIDSA " .. "' PLATANUS RACEMOSA 20 .. ... PI.ATMUS RACEMOSA • ,. • PltUS HALEPENSIS 20 ., .. LOPHOS'IEMON CONFERTUS • JO 25 L0PHOS1EMON CONFERTUS • ,. 20 QUERCUS AGRIFOUA " .. .. KCELREUTERIA BIPINNATA • ,. "' ICIE..REUTEIIA EIPINNATA " JO "' KCELREUTEII" BIPINNATA • ,. ,. ICCELREUTERIA BIPINNATA " ., "' ICCELREUTEIIA BPINNATA • .. 20 EUCALYPlUS FICIFCUA " ,. 20 EIJCALYPlUS FICIFOUA " .. 20 PltUS HAl..£PENSIS " JO .. LCPHOS'IEMON CONFERTUS • ,. • Pl.ATM.JS RACEMOSA " .. JO PU.TANI.JS RACEMOSA " JO 25 LOPHOSlEMON CONFERTUS " ,. 20 PltUS HALEPENSIS " " 20 PltUS HALEPDISIS • " " QUERQJS AGRIFOUA • " • QUERO.JS AGRIFOUA " 20 " QUERW5 AGRIFOUA • ,. • PLATANUS RACDIOSA • JO " LOPHOS'IEMON CONFERTUS • ,. " PLATAl«JS RACEMOSA 4 ,. 4 EUCALYPlUS FICIFOUA " JO .. PltUS HALEPENSIS 24 .. JO PINUS HALEPENSIS 24 ,. 20 LOPHOS'IEMON CONFERTIIS 4 " • PltUS HALEPENSIS 20 .. JO L0PHOS1EMON CONFERTIJS • 20 ,. PINUS HALEPENSIS 24 ,. 20 PltlJS HALEPENSIS 24 ,. 20 PINUS HALEPENSIS 20 ,. 20 LOPHOSlEMON CONFERTUS • " " QUERCUS AGRlrct.lA " 20 ,. PLATANUS RACDIOSA " 20 ,. PLATANUS RACDIOSA • ,. 20 KIEI.REUTERIA BIPINNATA • ,. 20 KIEI.REUTERIA BIPINNATA • 20 20 KIE.REUTERIA BIPINNATA • "' ,. KIEI.REUTERIA BIPINNATA • 20 ,. KIEI.REUTERIA BIPINNATA • " " QI.OCUS AGRF<ll.lA • " • Clt.00.IS AGRf'OIJA • " • 1.0PHOS1EM0N C0NFERTUS • " • LOPHOS1EM0N CCNFERTUS 4 ,. • LOPHOS1EM0N CCNFERTUS • 20 " QI.OCUS AORF<ll.lA • " • PINUS HALEPENSIS " ,. 20 LOPHOS1EM0N CCNFERTUS • 20 " LOPHOS1EM0N CCNFERTUS • ,. ,. L0PHOS'IEMON CONFER'IUS " ,. 20 L0PHOS'IEMON C0NFER1US • "' " """""'"""""" " 20 ,. PI.ATANUS RACDIOSA " .. ,. l«E.REUTERIA BIPINNATA • 20 • L0PHOSlDl0N CONFEJIM • 20 • L0PHOS1EM0N C0NFERM • "' ,. 1.0PHOS1EM0N CONFERTUS " JO .. Clt.00.IS AGRf'OIJA • 20 " PLATANUS RACEMOSA 24 .. JO PI.ATANUS RACEMOSA 24 .. JO QIERWS AGRRIJA " ,. ,. I.OPHOS1El,ION <DIFERTIJS • " • PI.ATANUS RACEMOSA " ,. 20 PI.ATANUS RACEMOSA • "' " LOPHOSTEMON <DIFERTUS " JO " LOPHOSlEMON <DIFER'IUS " ,. JO L0PHOSlEMON C0NFER1US • ,. "' LOPHOSlEMON CONFER'IUS • ,. ,. l.DPH0ST!MON CONP'!ll'IUS • .. • """""' ....... " ,. ,. PIPIJS HALEPENSIS " .. JO PIPIJS HALEPENSIS " .. " PINI.IS HALEPENSIS " ,. ,. """""'-• "' " """""'"""""" • " " LOPHOSTEII°' CIIIHR1US • " " l.DPH0ST!MOH C0N"!ll'IUS • ,. • PI.ATANUS RACEMOSA " .. JO LOPHOSTEII°' CIIIHR1US " " ,. I.DPHOSlEMOH CCIN'ER'IUS " ,. ,. LOPHOSlEII°' CIIIHR1US " .. JO 1.0PHOS1EYON aitFERrus " ,. JO LOPHOSlEII°' CONFEJmJS • " ,. LOPHOSTEl,ION COIFERTUS • JO 20 PINUS HALEPENSIS • ,. • PLAT~US RACEMOSA " JO ,. LDPHOSTEIION COIFERTUS • ,. 20 LDPHOSlEMOH CONFERTUS • 25 20 PINUS HALEPENSIS " ,. .. PINUS HAI.EPENSIS " .. ,. 106E"""""" 10 " """""' 10 ..... , 10 """'" 10 " """""' 10 " """""' 10 " - "' """'" 10 """'" "' """'" "' """'" 10 """'" "' """'" 10 """'" 10 """'" lO REMAIN lO REMAIN lO REMAIN lO IE REMOVED 10 BE REMOVED TO BE REMOVED TO BE REU0VED lO BE REUDVED TO BE REUDVED lO BE REMOVED lOBEREUDVED lO IE REMOVED lO BE REMOVED TO BE REMOVED TO BE REU0VED lO BE IEID\EI lO BE RDIO'\O 10 BE REMO\€D TO BE REIIO\O 10 BE REMO'\O lO BE REMO'\O 10 BE REIIO\€D TO BE REMO\ED 10 BE RDIO\EI 10 BE REMO\€D TO BE REMO\UI TO BE REMO\UI 10 BE REMO\ED TO BE REMO\ED 10 BE REM<MD 10 BE REMO\ED "' """'" "' """'" 10"""'" "' """'" "' """'" TO BE REMO\ED TO BE REM<MD TO BE REMO\ED 10 BE REIIO\ED "' """'" TO BE REMO\ED TO BE REMO\ED TO BE REMO\UI TO BE REMO\ED "' """'" TO BE REMO\UI 10 BE REIIO\ED "' """'" "' """'" 1'I REMAIN 10 REMAIN 10 BE REMO\UI 1'I REMAIN 10"""'" 10 BE REMO\€D 10"""'" 10"""'" "' """'" 10"""'" 10 BE REMO\UI 10 BE REMO'\O 10"""'" "' """'" "' -TO BE REMO\ED TO BE REMO\UI "' """'" "' """'" "' """'" "' """'" TO BE REMO\ED "' """'" TO BE REMO\ED "' """'" TO BE REM<MD TO BE REMO\ED 10 IE REIIO\ED "' """'" TO BE REMOVED lOl!ltMM0\9 TO BE REMO\UI TO EE REMOVED TO BE REM<MD TO BE REMO\ED TO BE REll01'ED ~ 11111 DGA planning I architecture I interiors 550 Ellis Street. Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco. CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115.San Diego,CA 92103 619-685-3990 I 720 8th Street. Sacramento. CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD I SHXXEETS I SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: DATE: DWN BY: CHKD BY: __ _ RVWD BY: IRR IRR IRR IRR IRR MW MWPB MW WPED MW PB MW PBPBPB PB WPED PB T T VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L3.0C FIRE PROTECTION PLAN N · · · · · · · · · · · · FIRE PROTECTION ZONE REQUIREMENTS WHIPTAIL LOOP PROPOSED BUILDING PARKING STRUCTURE March 1, 2023 Item #1 Page 125 of 153 MATURE CANOPY OF PROPOSED TREES, TYP. IN ZONE A-3 MATURE CANOPY OF EXISTING TREES IN ZONE A-3, TYP. t5MJ VZ2 40' CONDITION A-MANUFACTURED SLOPES FUEL MODIFICATION ZONES FOR MANUFACTURED SLOPES ABUTTING HAZARDOUS NATIVE VEGETATION. ZONE A-1: 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. IRRIGATION SHALL BE REQUIRED AND MAINTAINED. ALL ATTACHMENTS TO THE STRUCTURE SHALL BE NONCOMBUSTIBLE. NO SOLID FUEL FIRE PITS OR OUTDOOR FIRE PLACES SHALL BE PERMITTED. ZONE A-2· PLANTING WITHIN THIS ZONE SHALL CONSIST OF LOW WATER USE PLANT SPECIES KNOWN TO HAVE SLOW BURNING, LOW FUEL CHARACTERISTICS. IRRIGATION SHALL BE REQUIRED AND MAINTAINED. 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: 20' ZONE A-3 SHALL BE MEASURED OUTWARD FROM THE OUTL~NG EDGE OF ZONE A-2. IT SHALL INCLUDE THE REMAINDER OF THE AREA BETWEEN ZONE A-2 AND HIGH RISK FIRE AREAS. THE HORIZONTAL DISTANCE FROM THE STRUCTURE(S) TO HAZARDOUS NATIVE VEGETATION SHALL NOT BE LESS THAN 60 FEET. PLANTING WITHIN THIS ZONE SHALL CONSIST OF LOW WATER USE OR DROUGHT TOLERANT PLANT SPECIES KNOWN TO HAVE SLOW BURNING, LOW FUEL CHARACTERISTICS. 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. IRRIGATION SHALL BE REQUIRED AND MAINTAINED. o· / CITY OF CARLSBAD LANDSCAPE MANUAL CONDITION A-MANUFACTURED SLOPES GRAPHIC SECTION DRAWING S ECT I O N !, ~IRE PR QT ECTI O N REQUlltEIOENTS Fuel Modification Zones Zone A-1 20 feet Fire resistive plants No trees or shrubs Irrigated No solid fuel f ire pits or fireplm:::es Only t10ncombust ible patio covers Existing v¥tOtion shall be trimmed to 18 inches high within 6 feet of fence (if fence is present) Zone A-2 • 20 feet • Slow bu-ning/lcw fuel plar1ts • No trees • Irrigated Zone A-3 20 feet Slow burning/low fuel plants Tree canopies spaced 20 feet apart I rrigated 20 feet bdween canopies Fuel modification zones for manmade slopes abutting native vegetation CONDITION A -MANUFACTURED SLOPES " 40' V Native: tation Undisturbed native vegetation No irrigution Figure 5-A Cily of Carlsbad Landscape Manual ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115.San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I OWN BY: DATE: CHKD BY: RVWD BY: 13 3 1 12 2 2 2 2 3 2 21 1 1 1 1 1 132 2 2 2 1 3 3 2 21 3 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L3.1A PLANTING PLAN PROPOSED BUILDING PARKING STRUCTURE MATCHLINE SEE SHEET L3.1C MATCHLINE SEE SHEET L3.1BN SHRUB PLANTING P A R T I A L P L A N T L E G E N D TREE PLANTING L3.1BL3.1A L3.1D L3.1C March 1, 2023 Item #1 Page 126 of 153 \ \ \ ' ' ' ' \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \ \\ ' \ \ \ • ■ ------- SEE SHEET L3.2 FOR FULL LEGEND DECIDUOUS ACCENT TREE LARGE ACCENT TREE PARKING LOT TREE 0 SLOPE TREE LARGE SHADE TREE EXISTING TREE • PROTECT IN PLACE ' ' ' ' ' \ ' ' -~------_,_ __ ' ' ,------- 1" " \ II \ I \L _____ .,..,,,,,,,,..,°'"""""""""'-,,'°"·"·"·"""·'·'·'·''"·"·.,f---'i,i ,... .. \' H 0 ,\ \\ \\ 11 I• I I I 'I I \ \\ \~~====o.--=--==.l= \ ------------------- 0 20· 10' o' 20' BIORETENTION BASIN PLANTING + + + + ' . SLOPE PLANTING ACCENT PLANTING PARKING PLANTING FIRE PROTECTION ZONE PLANTING VINE PLANTING ~ 11111 DGA planning interiors I architecture I . . 550 Ellis Street M 20 1 · ountai y-filbert Street 3 d n ,ew, CA 94043 2550 Fifth Av · r Floor, San FFrr~a~n~c·~jJ9'iDJ _ _l6~5~0~~~~ I ?20 8 enue, Suite I 15 S r~· ~,sjc~o~, CjA~9~4~IJ :3_:J!.__~~-9~4~3-~I ~ 6~60 th Street, Sacrament , ~n ;;-Dl'1ife~gol,_:C::-_A"_'_9':_21ll0'.'31_ _ _:::~4gl5 ~-~4~77t•i2~700~ o, A 9581 I 6 I 9-685-3990 916 -441-6800 DATE PREPARED· OF CARL . 11/1/2021 LJ CITY SITE DEVELOPMENTS BAD I SHEETS I 10N/S PLAN )()( PHARMACEUTICALS I ENGINEER OF WORK: LOTS 21 AID 22 DATE: I DWN BY· CHKD BY· . RVWD BY: 2 1 3 3 3 3 3 2 2 2 2 2 2 1 1 1 1 1 1 1 1 1 2 1 2 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L3.1B PLANTING PLAN NMATCHLINE SEE SHEET L3.1APROPOSED BUILDING MATCHLINE SEE SHEET L3.1D SHRUB PLANTING P A R T I A L P L A N T L E G E N D TREE PLANTING L3.1BL3.1A L3.1D L3.1C March 1, 2023 Item #1 Page 127 of 153 I I I I , I / ,,,/ I I TOP OF BASIN (EDGE OF LINER) 9 I I I I I -+-+H@ ____ _J I \I I\ -~•~\ ~~l-- 1 I I I I I I \ H \ \ \ ' - \ \ \ \ \ \ \ \ I I I I 1l't 1 1 I 11 I I \ ----- \ \ Hi " - I ' I --- • --- ■ --------------------- SEE SHEET L3. 2 FOR FULIL LEGEND DECIDUOUS ACCENT TREE LARGE ACCENT TREE PARKING LOT TREE 0 SLOPE TREE LARGE SHADE TREE .,...-----.... / ' / ' ; ' I I I I I (J I \ I I I \ / ", ,,/' .... ___ ...... EXISTING TREE, PROTECT IN PLACE FIRE PROTECTION ZONE A-2 + FIRE PROTECTION ZONE A-1 BIORETENTION BASIN PLANTING SLOPE PLANTING ACCENT PLANTING PARKING PLANTING FIRE PROTECTION ZONE PLANTING VINE PLANTING / 20' i i --- 10' o· 20' 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: IRR IRR MWMWPBWPED MW M W PBPBPB PB WPED PB 32 3 123 3 2 2 1 1 3 2 1 21 3 2 1 3 322 2 11 1 1 1 1 1 1 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L3.1C PLANTING PLAN PROPOSED BUILDING MATCHLINE SEE SHEET L3.1A MATCHLINE SEE SHEET L3.1DN WHIPTAIL LOOP LIMIT OF WORKSHRUB PLANTING P A R T I A L P L A N T L E G E N D TREE PLANTING L3.1BL3.1A L3.1D L3.1C March 1, 2023 Item #1 Page 128 of 153 ------ \ \ ~;; \ '\ '. (~ '" :i\);.. s.v ff! ~ '9 ',, SEE SHEET L3. 2 FOR FULL LEGENO • DECIDUOUS ACCENT TREE LARGE ACCENT lREE ■ PARKING LOT TREE 0 SLOPE TREE LARGE SHADE lREE EXISTING lREE ' PROTECT IN PLACE \ " \ ' + \ \ ~ ' \ "· \ ' I I \ + + + + - + - + + - I I I ' ' ' ---_\_ \ -- \ \ ' BIORETENTION B ASIN PLANTING SLOPE PLANTING ACCENT PLANTING PARKING PLANTING FIRE PROTECTION ZONE PLANTING VINE PLANTING ---------- 20' 10' o· , I I - 20' ~ 11111 DGA planning interiors I architecture I . . 550 Ellis Street M - 20 I filbert Str~et ~u~tam View, CA 94043 650-943-1660 415-477-2700 619 -685-3990 916-441-6800 DATE PREPARED: OF CARLS 11/1/2021 DEVELOPMENT BAD I SHEETS I 10N/S PLAN )()( I SHEET I CITY SITE PHARMACEUTICALS I ENGINEER OF WORK: LOTS 21 AID 22 DATE: I DWN BY· CHKD BY· -RVWD BY; IRR IRR IRR M W PB T T VAN 3 3 32 3 32 2 2 2 2 3 1 2 3 3 3 3 22 2 2 2 1 1 1 1 1 1 1 11 1 2 2 2 2 2 2 2 2 2 2 2 3 3 1 1 31 2 3 1 2 1 3 1 1 VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N KEY MAP 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 L3.1D PLANTING PLAN PROPOSED BUILDING MATCHLINE SEE SHEET L3.1B MATCHLINE SEE SHEET L3.1CN WHIPTAIL LOOP LIMI T O F W O R K LIMIT OF W O R K TREE PLANTING SHRUB PLANTING L3.02L3.01 L3.04 L3.03 EXAMPLE PLANTING ON SLOPES March 1, 2023 Item #1 Page 129 of 153 I r -- _I __ _ I I I -I--+- ---------------------- I ! I PARTIAL PLANT LEGEND SEE SHEET L3.2 FOR FULL LEGEND • DECIDUOUS ACCENT TREE ■ PARKING LOT TREE LARGE SHADE TREE LARGE ACCENT TREE 0 SLOPE TREE EXISTING TREE, PROTECT IN PLACE BIORETENTION BASIN PLANTING ' ' ' + -+ + SLOPE PLANTING + -+ + ACCENT PLANTING PARKING PLANTING FIRE PROTECTION ZONE PLANTING VINE PLANTING 5 GAL. MEDIUM SHRUB ,' -~,~ I I I I I 15 GAL. / LARGE SHRUB 1 GAL. SPREADING GROUNDCOVER ~ 11111 DGA planning I architecture I interiors 550 Ellis Street. Mountain View, CA 94043 650-943-1660 20 I filbert Street. 3rd Floor, San Francisco. CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: IRR IRR IRR IRR IRR MW MW PB MW WPED MW PB MW PB PBPB PB WPED PB VAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 SLOPE PLANTING BIORETENTION BASIN PLANTING ACCENT PLANTING PARKING PLANTING BOTANICAL NAME COMMON NAME SIZE TYPE MATURE SIZE WATER NEEDS EXPOSURE TREE PLANTING SUCH AS: SYMBOL BOTANICAL NAME COMMON NAME SIZE MATURE SIZE WATER NEEDS EXPOSURE QUANTITY SHRUB PLANTING SUCH AS: SYMBOL FIRE PROTECTION ZONE PLANTING VINE PLANTING L3.2 PLANTING LEGEND SLOPE PLANTING REQUIREMENT GUIDELINES: VERTICAL SLOPE AREA LEGEND N FULL P L A N T L E G E N D GENERAL NOTES LANDSCAPE CALCULATIONS March 1, 2023 Item #1 Page 130 of 153 • 0 -----DECIDUOUS ACCENT TREE, SUCH AS: ■ BETULA NIGRA 'HERITAGE' CHILOPSIS LINEARIS 'BUBBA' PARKING LOT TREE, SUCH AS: RHUS LANCEA LOPHOSTEMON CONFERTUS PLATANUS RACEMOSA RED RIVER BIRCH BUBBA DESERT WILLOW AFRICAN SUMAC BRISBANE BOX SYCAMORE 40-50' X 40' 20' X 10'-15' 30' X 20'-35' 30-50' X 10-30' 40-50 X 20-30' J----------LARGE SHADE TREE, SUCH AS: PLATANUS RACEMOSA SYCAMORE 40-50 X 20-30' LARGE ACCENT TREE, SUCH AS: QUERCUS AGRIFOLIA COAST LIVE OAK 20-70' X 20-70' -------SLOPE TREE, SUCH AS: ~~\ ii \~i~~ W,~ s:-:-:-:-:-:-;:-:-s s + + + + + + - -+ -+ + + + + -- + - + + - -+ -+ + ' ' ' ' + + - -+ -+ + ' ' ' ' PLATANUS RACEMOSA QUERCUS AGRIFOLIA EXISTING TREE, PROTECT IN PLACE ACHILLEA MILLIEFOLIUM CAREX SPISSA CHONDROPETALUM TECTORUM IVA HAYESIANA SYCAMORE COAST LIVE OAK YARROW SAN DIEGO SEDGE SMALL CAPE RUSH HAYES IVA LEYMUS CONDENSATUS 'CANYON PRINCE' CANYON PRINCE WILD RYE MUHLENBERGIA RIGENS BACCHARIS PILULARIS 'PIGEON POINT' CEANOTHUS G.H. 'YANKEE POINT' LEYMUS CONDENSATUS 'CANYON PRINCE' MUHLENBERGIA RIGENS MYOPORUM PACIFICUM RHAMNUS EVE CASE ROSMARINUS OFFICINALIS 'PROSTRA TUS' ACHILLEA MILLIEFOLIUM AGAVE SHAWII BULBINE FRUTESCENS DIANELLA CAERULEA CASSA BLUE DUDLEYA BRITTONII ROSMARINUS OFFICINALIS 'PROSTRA TUS' SALVIA LEUCANTHA 'SANTA BARBARA' TRACHELOSPERMUM JASMINOIDES WESTRINGIA FRUTICOSA 'BLUE GEM' YUCCA 'BRIGHT STAR' DEER GRASS DWARF COYOTE BRUSH YANKEE POINT CEANOTHUS CANYON PRINCE WILD RYE DEER GRASS PACIFICUM SPREADING MYOPORUM EVE CASE COFFEE BERRY TRAILING ROSEMARY YARROW SHAW'S AGAVE STALKED BULBINE BLUE FLAX LILY GIANT CHALK DUDLEYA TRAILING ROSEMARY SANTA BARBARA SAGE STAR JASMINE BLUE GEM WESTRINGIA BRIGHT STAR YUCCA 40-50 X 20-30' 20-70' X 20-70' PERENNIAL GRASS-LIKE GRASS-LIKE GROUNDCOVER GRASS GRASS SHRUB SHRUB GRASS GRASS GROUNCOVER SHRUB SPREADING SHRUB PERENNIAL SUCCULENT SUCCULENT GRASS-LIKE SUCCULENT SPREADING SHRUB SHRUB SHRUB SHRUB SUCCULENT MUHLENBERGIA RIGENS DEER GRASS GRASS PITTOSPORUM TOBIRA 'WHEELER'S DWARF' ROSMARINUS OFFICINALIS 'PROSTRA TUS' TRACHELOSPERMUM JASMINOIDES WESTRINGIA FRUTICOSA 'BLUE GEM' DWARF JAPANESE MOCK ORANGE SHRUB TRAILING ROSEMARY STAR JASMINE BLUE GEM WESTRINGIA DWARF COYOTE BRUSH YANKEE POINT CEANOTl--lUS SPREADING SHRUB SHRUB SHRUB SHRUB SHRUB BACCHARIS PILULARIS 'PIGEON POINT' CEANOTl--lUS G.H. 'YANKEE POINT' MYOPORUM PACIFICUM PACIFICUM SPREADING MYOPORUM GROUNCOVER RHAMNUS EVE CASE EVE CASE COFFEE BERRY SHRUB FICUS PUMILA CREEPING FIG VINE TRACHELOSPERMUM JASMINOIDES (STAKED) STAR JASMINE VINE HIGH LOW LOW MODERATE MODERATE MODERATE VERY LOW MODERATE VERY LOW 1.5-2'H X 1-2'W 1'H X SPDG 2-3' X 3-4' 1-2' X 2' 2-4'H X 2-4'W 4-5'H X 4-5'W 2'H X 6'-8'W 2'-3'H X 8'-10'W 2-4'H X 2-4'W 4-5'H X 4-5'W 2-3'H X 9'W 8'-10'HX8'-10'W 2-3'H X 8'W 1.5-2'H X 1-2'W 2-3'H X 3-4'W 1-2'H X 1-2'W 1-2' X SPDG 1H X 1-2'W 2-3'H X 8'W 2-3'H X 2-4'W 2-3'HX8-1 o·w 4'H X 4-5'W 1-2'H X 4-5'W 4-5'H X 4-5'W 2-3'H X 4-5'W 2-3'H X 8'W 2-3'HX8-10'W 4'H X 4-5'W FULL SUN PARTIAL SHADE PARTIAL SHADE FULL SUN FULL SUN FULL SUN FULL SUN FULL SUN FULL SUN MED MED LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW LOW MED LOW LOW LOW MED LOW LOW LOW MED LOW MED LOW 2'H X 6'-8'W LOW 2'-3'H X 8'-10'W LOW 2-3'H X 9'W LOW 8'-10'HX8'-10'W LOW 30' MED 2-3'HX8-10'W MED 8 80 5 8 32 40 FULL SUN SUN/SHADE SUN OR SHADE FULL SUN FULL SUN SUN/SHADE FULL SUN FULL SUN FULL SUN SUN/SHADE FULL SUN SUN/SHADE FULL SUN FULL SUN FULL SUN FULL SUN SUN OR SHADE FULL SUN FULL SUN FULL SUN SUN/SHADE SUN/SHADE FULL SUN SUN/SHADE SUN/SHADE FULL SUN SUN/SHADE SUN/SHADE FULL SUN FULL SUN FULL SUN SUN/SHADE SUN/SHADE SUN/SHADE SLOPES 6: 1 OR STEEPER MUST COMPLY WITl--1 Tl--lESE EROSION CONTROL MEASURES, DEPENDENT ON THE OVERALL VERTICAL HEIGHT DIFFERENCE OF Tl-IE AREA. LJ □ • SLOPES 6: 1 OR STEEPER WITl--1 THREE FEET OR LESS OF VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM: STANDARD #1 SLOPES 6: 1 OR STEEPER WITl--1 THREE TO EIGHT FEET IN VERTICAL HEIGHT REQUIRE: STANDARD #1, STANDARD #2, STANDARD #3 SLOPES 6: 1 OR STEEPER THAT EXCEED EIGHT FEET IN VERTICAL HEIGHT REQUIRE: STANDARD #1, STANDARD #2, STANDARD #3, STANDARD #4 40' 20' o· 40' SLOPES 6: 1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE Tl-IE FOLLOWING PLANTING STANDARDS: A. STANDARD #l -COVER CROP /REINFORCED STRAW MATTING: 8. C. D. 1. 2. 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. Tl-IE COVER CROP SHALL BE APPLIED AT A RA TE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITl--llN Tl--llRTY (30) DAYS. TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO Tl-IE SLOPE AS RECOMMEND BY Tl-IE MANUFACTURER. REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. Tl-IE COVER CROP AND/OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR. STANDARD #Z -GROUND COVER ONE HUNDRED PERCENT OF THE AREA SHALL BE PLANTED WITl--1 A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITl--llN ONE YEAR). STANDARD #3 -LOW SHRUBS LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF ONE GALLON CONTAINERS) SHALL COVER A MINIMUM OF 70% OF Tl-IE SLOPE FACE (AT MATURE SIZE), STANDARD #4 -TREES AND/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF ONE GALLON CONTAINERS) AT A MINIMUM RATE OF ONE PER TWO HUNDRED SQUARE FEET. ALL TREES (EXCEPT ON SLOPES 3: 1 OR STEEPER) SHALL BE A MINIMUM 15-GALLON SIZE. 50% OF SHRUBS (EXCEPT ON SLOPES 3: 1 OR STEEPER) SHALL BE A MINIMUM 5-GALLON SIZE. 3. WOODY SHRUBS SHALL BE PLANTED OVER HERBACEOUS GROUNDCOVER AREAS TO COVER 60% OF THE GROUNDCOVER AREA (AT MATURE SIZE). 4. EXISTING SLOPE LANDSCAPING SHALL BE REFURBISHED, REPLACING ANY DEAD/MISSING PLANTS AS APPROPRIATE TO MEET LANDSCAPE MANUAL REQUIREMENTS. 5. 6. 7. VINES ¼ill BE PROVIDED FOR SOFTENING OF RETAINING WALLS AND SCREENING WALLS WHERE FEASIBLE. EXISTING SLOPE LANDSCAPING SHALL BE REFURBISHED, REPLACING ANY DEAD/MISSING PLANTS AS APPROPRIATE TO MEET LANDSCAPE MANUAL REQUIREMENTS. ALL EXISTING SLOPE AREAS WILL MEET MINIMUM CITY STANDARDS. SOME OF Tl-IE EXISTING SLOPE AREAS ARE IN NEED OF ENHANCEMENT, PARTICULARLY AT Tl-IE BACK OF Tl-IE SITE WHERE LOTS 21 AND 22 MEET. VEHICULAR SITE LINES: ANY TREES LOCATED WITl--llN A VEHICULAR SITE LINE MUST HAVE ALL LIMBS REMOVED TO A HEIGHT OF 6 FEET ABOVE THE ADJACENT TOP OF CURB. SHRUBS LOCATED IN A VEHICULAR SIGHT LINE MUST BE LESS THAN 30" TALL AT MATURITY. 8. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING. 9. IN ORDER TO SCREEN PARKING AREAS FROM ADJACENT PROPERTIES AND STREETS, SHRUBS AT LEAST Tl--lREE FEET IN HEIGHT WILL BE PLANTED AROUND Tl-IE PERIMETER OF Tl-IE PARKING LOT. PER THE CARLSBAD OAKS NORTH SPECIFIC PLAN, A MINIMUM OF 10% OF Tl-IE PARKING AREA SHALL BE LANDSCAPED. PARKING AREA = 88,685 SF PLANTING AREA REQUIRED = 8,868 SF PLANTING AREA PROVIDED = 8,909 SF ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street. Sacramento. CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD lsxxsl SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: I DWN BY: DATE: CHKD BY: RVWD BY: CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 PLANTING NOTESL3.3 ’ – – – March 1, 2023 Item #1 Page 131 of 153 PLANTING NOTES GENERAL REQUIREMENTS IF THE MOISTURE CONTENT OF THE SOIL SHOULD REACH SUCH A LEVEL THAT WORKING IT WOULD DESTROY SOIL STRUCTURE, SPREADING AND GRADING OPERATIONS SHALL BE SUSPENDED UNTIL, IN THE OPINION OF THE OWNERS REPRESENTATIVE, THE MOISTURE CONTENT IS INCREASED OR REDUCED TO ACCEPTABLE LEVELS AND THE DESIRED RESULTS ARE LIKELY TO BE OBTAINED. 2 ACTUAL PLANTING SHALL BE PERFORMED DURING THOSE PERIODS WHEN WEATHER AND SOIL CONDITIONS ARE SUITABLE IN ACCORDANCE WITH LOCALLY ACCEPTED HORTICULTURAL PRACTICE AS APPROVED BY THE OWNERS REPRESENTATIVE. CONTRACTOR SHALL ONLY INSTALL AS MANY PLANTS PER DAY AS CAN BE PLANTED AND WATERED ON THAT SAME DAY. 3 ALL SCALED DIMENSIONS ARE APPROXIMATE. BEFORE PROCEEDING WITH ANY WORK, THE CONTRACTOR SHALL CAREFULLY CHECK AND VERIFY ALL DIMENSIONS AND SHALL IMMEDIATELY INFORM THE OW1NERS REPRESENTATIVE OF ANY DISCREPANCY BETWEEN THE DRAWINGS AND/OR SPECIFICATIONS AND ACTUAL CONDITIONS. 4 PLANT MATERIAL QUANTITIES SHOWN ARE FOR CONVENIENCE ONLY. VERIFY COUNT AND PROVIDE NUMBER TO FULFILL INTENT OF DRAWINGS PRIOR TO ORDERING FROM NURSERIES. 5 PROTECTION OF EXISTING TREES, SHRUBS, AND GROUNDCOVER: A THE OWNERS REPRESENTATIVE SHALL IDENTIFY EXISTING TREES AND SHRUBS OF WHICH ARE TO BE PRESERVED WITHIN THE PROJECT LIMITS. PRIOR TO THE START WORK, THE CONTRACTOR SHALL FAMILIARIZE THEMSELVES WITH PLANT MATERIAL TO BE PRESERVED, RELOCATED, AND REMOVED. B ALL PLANTING TO REMAIN SHALL BE PROTECTED AT ALL TIMES FROM DAMAGE BY STAFF AND EQUIPMENT. WHERE IT IS NECESSARY TO EXCAVATE ADJACENT TO EXISTING TREES, THE CONTRACTOR SHALL USE ALL POSSIBLE CARE TO AVOID INJURY TO TREES AND ROOTS. EXCAVATION IN AREAS WHERE TWO (2) INCH AND LARGER ROOTS OCCUR SHALL BE DONE BY HAND. TUNNELING UNDER ROOTS 2 INCHES AND LARGER SHALL BE DONE AND ONLY DONE AFTER RECEIPT OF WRITTEN APPROVAL OF THE OW1NER'S REPRESENTATIVE. CONTRACTOR SHALL PAINT CUT ROOTS WITHIN 24 HOURS; WHERE THIS IS NOT POSSIBLE, KEEP THE SIDE OF EXCAVATION ADJACENT TO TREE SHADED WITH MOIST BURLAP OR CANVAS. ALL MINOR DAMAGE BY CONTRACTOR TO EXISTING TREES AND SHRUBS SHALL BE REPAIRED AT HIS EXPENSE BY A LICENSED TREE SURGEON OR OTHER APPROVED PERSONNEL. C DAMAGE TO A TREE OR SHRUB, WHICH RESULTS IN DEATH OR PERMANENT DISFIGURATION, SHALL RESULT IN THE CONTRACTORS COMPLETE REMOVAL OF SAID TREE OR SHRUB, INCLUDING ROOTS, FROM THE SITE. THE CONTRACTOR SHALL REPLACE THE TREE OR SHRUB AS ESTABLISHED BY THE OW1NERS REPRESENTATIVE WITH ONE OF EQUAL VALUE AT HIS OWN EXPENSE, OR SHALL REIMBURSE TO THE OWNER THE COST OF SAID REPLACEMENT. THE OWNERS REPRESENTATIVE SHALL BE THE SOLE JUDGE OF THE CONDITION OF ANY TREE OR SHRUB. D ALL PLANTS TO REMAIN ON-SITE WILL BE IRRIGATED AS NECESSARY DURING THE ENTIRE CONSTRUCTION CONTRACT. DEEP WATER LEACHING FILL IN ALL DEPRESSIONS, VOIDS, EROSION SCARS, OR SETTLED TRENCHES FINISH GENERATED BY THE DEEP LEACHING WITH CONDITIONED SOIL, LEAVING A FINAL GRADE SMOOTH AND EVEN. FINAL GRADES MINOR MODIFICATIONS TO GRADE MAY BE REQUIRED TO ESTABLISH THE FINAL GRADES. 2 CLEAN ALL PLANTING AREAS TO A DEPTH OF TWELVE (12) INCHES, REMOVING ALL WEEDS, DEBRIS, ROCKS, OR OTHER DELETERIOUS MATTER 1 INCH DIAMETER OR LARGER FROM THE SITE. 3 ALL UNDULATIONS AND IRREGULARITIES IN THE PLANTING SURFACES RESULTING FROM TILLAGE, ROTOTILLING, AND ALL OTHER OPERATIONS SHALL BE LEVELED AND FLOATED OUT BEFORE PLANTING. 4 THE CONTRACTOR SHALL TAKE EVERY PRECAUTION TO PROTECT AND AVOID DAMAGE TO SPRINKLER HEADS, IRRIGATION LINES, AND OTHER UNDERGROUND UTILITIES DURING GRADING AND PLANTING OPERATIONS. 5 CONTRACTOR SHALL COORDINATE ALL DRAINAGE WORK WITH ALL OTHER TRADES. ESTABLISHED SITE DRAINAGE SHALL BE MAINTAINED BY CONTRACTOR DURING ALL PHASES OF LANDSCAPE CONSTRUCTION. 6 FINAL FINISH GRADES SHALL INSURE POSITIVE DRAINAGE OF THE SITE WITH ALL SURFACE DRAINAGE AWAY FROM BUILDINGS AND WALLS AND TOWARD DRAINS AND CATCH BASINS. 7 FINAL GRADES SHALL BE APPROVED IN WRITING BY THE OW1NERS REPRESENTATIVE BEFORE PLANTING OPERATIONS WILL BE ALLOWED TO BEGIN. SOIL TESTING PER THE SPECIFICATIONS, AFTER ROUGH GRADING, SOIL SAMPLES SHALL BE TAKEN FROM ENOUGH LOCATIONS ON THE SITE TO REPRESENT AN ADEQUATE CROSS SECTION OF CONDITIONS. SOIL TESTING SHALL BE PERFORMED BY A SOIL TESTING LABORATORY (PRE-APPROVED BY THE CITY). THE TEST SHALL INDICATE BUT NOT LIMITED TO THE FOLLOWING: A ORGANIC MATTER CONTENT B N, P, K C pH D EC E SOIL TEXTURE F RECOMMENDATIONS FOR AMENDMENTS, LEACHING, AND MAINTENANCE FERTILIZATIONS 2 THE RESULTS AND RECOMMENDATIONS OF THE SOIL TESTING LABORATORY SHALL BE SUBMITTED AND APPROVED BY THE CITY. THE APPROVED RECOMMENDATIONS FOR AMENDMENTS AND BACKFILL SHALL BE INCORPORATED INTO THE LANDSCAPE PLANS PRIOR TO THE START OF CONSTRUCTION AND SHALL BECOME PART OF THE APPROVED PLANS. PERGOLA TION TESTING AND DRAINAGE PER THE SPECIFICATIONS, SOIL PERCOLATION TESTS SHALL BE PERFORMED BY FILLING TREE PLANTING PITS (SEE PLANS FOR APPROPRIATE SIZE OF THE TREE PIT) WITH WATER, WAITING 12 HOURS AND THEN COMPLETELY REFILLING. IF ALL THE WATER IS NOT ABSORBED WITHIN 12 HOURS OF THE SECOND FILLING IT HAS FAILED THE TEST. UPON FAILURE, CONTACT OWNERS REPRESENTATIVE FOR REMEDIAL MEASURES. 2 BID PRICE SHALL BE BASED ON TREE PLANTING PIT DETAILS SHOWN ON THE PLANS AND PER THE SPECIFICATIONS. WEED CONTROL PRIOR TO PLANTING, ERADICATE WEEDS WITHIN THE LIMITS OF WORK IN THE FOLLOWING ORDER: A IRRIGATE TWICE EACH DAY FOR APPROXIMATELY 5 TO 10 MINUTES EACH WATERING TIME (AS APPROPRIATE TO SITE CONDITIONS) FOR A PERIOD OF 30 CALENDAR DAYS. B APPLY POST EMERGENT HERBICIDE {SUCH AS ROUND-UP PRO) AS APPROVED BY THE OW1NER AND PER A CALIFORNIA LICENSED PEST CONTROL ADVISOR AND ACCORDING TO THE MANUFACTURERS RECOMMENDATIONS. TAKE CARE TO PROTECT EXISTING PLANT MATERIAL AND HARDSCAPE TO REMAIN AS SHOWN ON THE PLANS. C WAIT THE REQUIRED PERIOD FOR THE HERBICIDE TO TAKE EFFECT (APPROXIMATELY 7-14 DAYS). D PHYSICALLY REMOVE WEEDS DEAD OR ALIVE WITHIN THE LIMITS. 2 EXISTING NATIVE VEGETATION SHALL NOT BE IRRIGATED AND IRRIGATION RUN-OFF SHALL NOT SPREAD TO AREAS WITH EXISTING NATIVE PLANTS. SOIL PREPARATION 1 CLEAN, GRUB AND ROTOTILL ALL PLANTING AREAS TO A DEPTH EIGHTEEN (18) INCHES, REMOVING ALL WEEDS, DEBRIS, ROCKS, OR OTHER DELETERIOUS MATTER 1 INCH DIAMETER OR LARGER FROM THE SITE (UNLESS SPECIFIED OTHERWISE). THEN BLEND IN SOIL AMENDMENTS PER THE SPECIFICATIONS AND BASED ON THE SOILS REPORT. 2 PLANTER SOIL FOR RAISED PLANTER(S) SHALL BE IMPORTED TOP SOIL PER SPECIFICATIONS UNLESS OTHERWISE SPECIFIED. 3 FOR LANDSCAPE INSTALLATIONS, COMPOST AT A RATE OF A MINIMUM OF FOUR (4) CUBIC YARDS PER 1,000 SQUARE FEET OF PERMEABLE AREA SHALL BE INCORPORATED TO A DEPTH OF SIX (6) INCHES INTO THE SOIL. SOILS WITH GREATER THAN 6% ORGANIC MATTER IN THE TOP SIX (6) INCHES OF SOIL ARE EXEMPT FROM ADDING COMPOST AND TILLING. 4 PRIOR TO PLANTING OF ANY MATERIALS, COMPACTED SOILS SHALL BE TRANSFORMED TO A FRIABLE CONDITION. ON ENGINEERED SLOPES, ONLY AMENDED PLANTING HOLES NEED TO MEET THE REQUIREMENT OF THE SECTION. GENERAL PLANTING PRUNING SHALL NOT BE DONE EXCEPT BY APPROVAL OF OWNER'S REPRESENTATIVE. 2 PLANT LOCATIONS SHALL BE CHECKED FOR POSSIBLE INTERFERENCE WITH EXISTING UNDERGROUND PIPING, PRIOR TO EXCAVATION OF HOLES. IF UNDERGROUND CONSTRUCTION OR UTILITY LINES ARE ENCOUNTERED IN THE EXCAVATION OF PLANTING AREAS, NOTIFY THE OWNER. EXPENSES FOR REPAIR OF DAMAGE TO EXISTING UTILITIES SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR. MINIMUM TREE SEPARATION DISTANCES ARE AS FOLLOWS: A TRAFFIC SIGNALS (STOP SIGNS) -20 FEET B UNDERGROUND UTILITY LINES - 5 FEET C ABOVE GROUND UTILITY STRUCTURES 10 FEET D DRIVEWAY (ENTRIES) 10 FEET E INTERSECTIONS (INTERSECTING CURB LINES OF TWO STREETS) 25 FEET 3 ALL EXCAVATED HOLES SHALL HAVE VERTICAL SIDES WITH ROUGHENED SURFACES AND SHALL BE OF THE MINIMUM SIZES INDICATED ON DRAWINGS. HOLES SHALL BE, IN ALL CASES, LARGE ENOUGH TO PERMIT HANDLING AND PLANTING WITHOUT INJURY OR BREAKAGE OF ROOT BALLS OR ROOTS. REFER TO THE SPECIFICATIONS AND PLANS FOR SPECIAL CONDITIONS SUCH AS STRUCTURAL SOIL. TREES, SHRUBS, AND VINES EACH TREE AND SHRUB SHALL BE PLACED IN THE CENTER OF THE HOLE AND SHALL BE SET PLUMB AND HELD RIGIDLY IN POSITION UNTIL THE PLANTING BACKFILL HAS BEEN TAMPED DOWN AROUND EACH ROOTBALL. 2 ALL PLANTS SHALL BE SET AT SUCH A LEVEL THAT AFTER SETTLING THEY ARE 2 INCHES HIGHER THAN THE SURROUNDING FINISH GRADE UNLESS OTHERWISE NOTED IN THE PROJECT SPECIFICATIONS OR PLANS. 3 ALL PLANTS SHALL BE THOROUGHLY WATERED INTO THE FULL DEPTH OF EACH PLANTING HOLE IMMEDIATELY AFTER PLANTING. 4 TREES LARGER THAN 24 INCH BOX SHALL BE SPOTTED AND PLANTED WITH A ALL BOX TREES SHALL BE STAKED PER THE DETAILS UNLESS OTHERWISE NOTED IN THE PLANS OR SPECIFICATIONS. 5 ROOT CONTROL BARRIERS SHALL BE INSTALLED WHERE INDICATED ON THE PLANS OR WHERE TREE TRUNKS ARE LOCATED WITHIN FIVE FEET OF HARDSCAPE (OR CLOSER). INSTALL ROOT BARRIERS ADJACENT TO AND PARALLEL TO THE EDGE OF HARDSCAPE AND NOT ENCIRCLING ROOTBALL PER THE MANUFACTURERS INSTRUCTIONS FOR LINEAR APPLICATIONS. BARRIERS SHALL BE 10 FOOT MIN. LENGTHS AND THE STRIP SHALL BE CENTERED ON THE TREE TRUNK. MULCH THE APPLICATION OF ORGANIC MULCH MATERIALS MADE FROM RECYCLED OR POST-CONSUMER MATERIALS SHALL TAKE PRECEDENCE OVER INORGANIC MATERIALS UNLESS RECYCLED OR POST-CONSUMER ORGANIC PRODUCTS ARE NOT LOCALLY AVAILABLE. HYDROSEED 1 SEE SPECIFICATIONS FOR HYDROSEED AREA SOIL PREPARATION AND INSTALLATION. MAINTENANCE PERIOD 1 LANDSCAPE AREAS SHALL BE KEPT FREE OF WEEDS, NOXIOUS GRASS, AND ALL OTHER UNDESIRED VEGETATIVE GROWTH AND DEBRIS. 2 PLANT MATERIALS SHALL BE KEPT IN A HEALTHY, OPTIMUM GROWING CONDITION AND IN A VISUALLY PLEASING APPEARANCE BY WATERING, PRUNING, MOWING, FERTILIZING, RESTAKING, PEST AND DISEASE CONTROLLING, SPRAYING, WEEDING, CLEAN-UP AND ANY MAINTENANCE OPERATION NECESSARY TO INSURE A HEALTHY, VIGOROUS STAND OF PLANTS AT THE TIME OF FINAL INSPECTION. 3 SEE SPECIFICATIONS FOR APPLICATION RA TES FOR POST PLANTING FERTILIZER. 4 CONTRACTOR IS RESPONSIBLE FOR THE LANDSCAPE MAINTENANCE FOR ALL PLANTED AND/OR IRRIGATED AREAS SHOWN ON THE PLANS FOR THE INITIAL 180-DAY MAINTENANCE PERIOD. PLANT AVAILABILITY THE ACT OF PROVIDING A BID FOR THIS PROJECT ESTABLISHES THE CONTRACTORS UNDERSTANDING THAT THE PLANTS SPECIFIED HEREIN MAY BE UNUSUAL AND MORE DIFFICULT TO LOCATE THAN THE INDUSTRY STANDARD AND THAT THE CONTRACTOR AGREES TO THE FOLLOWING: A THE CONTRACTOR SHALL SEARCH FOR EACH PLANT SPECIFIED. LISTED BELOW ARE PLANT NURSERY SOURCES TO BE CONTACTED DURING THE CONTRACTORS SEARCH. IF ANY OF THE LISTED NURSERIES, OR ANY NURSERIES IN CALIFORNIA OR ARIZONA HAVE THE SPECIFIED PLANTS IN THE CONTAINER SIZES SPECIFIED, THE CONTRACTOR SHALL BE OBLIGATED TO PURCHASE AND OBTAIN DELIVERY OF SAID PLANTS. B WITHIN TWENTY-ONE (21) DAYS AFTER AWARD OF CONTRACT, CONTRACTOR SHALL SUBMIT A PLANT LIST WITH NURSERY SOURCES, PLANT QUANTITIES AND PLANT SIZES; PLANT LIST SHALL INDICATE ALL UNAVAILABLE PLANTS AND WIHICH NURSERIES WERE CONTACTED DURING CONTRACTORS SEARCH. (LANDSCAPE ARCHITECT SHALL SUGGEST PLANT SUBSTITUTION BASED UPON INFORMATION IN CONTRACTOR SUBMITTAL.) C UPON ACCEPTANCE OF CONTRACTOR PLANT LIST BY THE LANDSCAPE ARCHITECT, THE CONTRACTOR SHALL SECURE PLANTS WITHIN FIVE (5) DAYS AND ARRANGE FOR DELIVERY FROM NURSERIES. NURSERY SOURCES ABC NURSERY ALTMAN SPECIALTY PLANTS ARBOR NURSERY AUSTRALIAN NATIVE PLANTS B & B NURSERYTOWN "BARON BROTHERS NURSERY, INC." BERYLWOOD TREE FARM "BIG TREES NURSERY, INC." BOETHING TREELAND FARMS BOTANICAL PARTNERS BRIGGS TREE NURSERY BUENA CREEK GARDENS CACTUS KING CALIFORNIA CACTUS CENTER CAL-TOKYO NURSERY CEDROS GARDENS CHIA NURSERY CHOCOLATE MOOSE GROWERS CHOICE NURSERY CLAUSON NURSERY COASTAL ZONE NURSERY COLOR CONNECTION COLOR FARM CYCADS N PALMS DESERT THEATER II DESIGNED II DURLING NURSERY E&K GROUNDCOVER EL NA TIVO GROWERS ELLIS FARMS ENCINITAS GARDENS ENDANGERED SPECIES ETERA-NORTHWEST HORTICULTURE FOUR SEASONS WHOLESALE FOXTAIL FARMS OF CALIFORNIA GANTERS GOOD EARTH NURSERY GREELEE NURSERY GREEN MEADOW GROWERS GRIGSBY CACTUS GROWEST HEMET WHOLESALE NURSERY HERBAN GARDENS HINES FALLBROOK HORAKH NURSERY HORTUS HUNTERS NURSERY JUNGLE MUSIC KINGS RIVER NURSERY LAS PILITAS NURSERY MAGIC GROWERS MIRAMAR WIHOLESALE -SAN DIEGO MIRAMAR WIHOLESALE -LAKE FOREST MITSUWA NURSERY MOCKINGBIRD NURSERY MONROVIA NURSERY MOUNTAIN HERB CO. MOUNTAIN STATE WIHOLESALE NURSERY NATIVE SONS WIHL. NURSERY NIKERSON'S NURSERY NORMANS NURSERY ORANGE COUNTY NURSERY OTTO & SONS NURSERY PACIFIC WEST TREE CO. PARDEE TREE NURSERY PARKWAY NURSERY (PALMS) PERENNIAL ADVENTURE PERFORMANCE NURSERY PIERGROSSI LANDSCAPE PRICES NURSERY & GARDEN RANCHO SOLEDAD NURSERY ROADRUNNER TREE FARM ROSELAND NURSERY SAKIOKA WHOLESALE NURSERY SAN MARCOS GROWERS SANTA CATALINA NURSERY SEATREE MIRAMAR SERRA GARDENS SHERMAN NURSERY SILHOUETTES OF THE DESERT SOLANA SUCCULENTS SOUTH COAST PALMS SUILIN AND WHITNEY ROBINSON SUNCREST NURSERIES SUNNY SLOPE "SWAN HILL NURSERY, LLC" THEODORE PAYNE FOUNDATION TIMBERLINE TREES TOMLINSON SELECT NURSERIES TREE OF LIFE NURSERY "TREE SOURCE, THE" UPPER CHASE NURSERY VALLEY CREST TREE COMPANY "VENTURA COUNTY NURSERY, INC." VILLAGE NURSERIES -ORANGE VILLAGE NURSERIES -DEL MAR W D YOUNG & SONS WALKER-VICE NURSERY WALTER ANDERSONS -SAN DIEGO WALTER ANDERSONS -POWAY WEIDNERS GARDENS WEST CIAST NURSERIES WESTERN CACTUS YASUDA TREE NURSERY {800) 654-8062 (760) 744-8191 (626) 357-4823 (805) 649-3362 {951) 926-1134 (805) 484-0085 (805) 485-7601 (760) 480-6889 (818) 883-1222 (760) 758-6181 (760) 727-2727 (760) 744-2810 (760) 753-6939 {626) 795-2788 (562) 208-9534 (858) 792-8640 (805) 684-3382 {619) 390-7159 (858) 481-4151 (760) 724-3143 (310) 457-3343 {951) 927-1331 (619) 727-8222 (760) 728-4874 (760) 940-8080 (714) 378-5360 (760) 728-9572 (760) 789-0924 (626) 969-8449 (760) 767-5234 {760) 753-2852 (909) 943-0990 (800)75E-TERA (818) 700-0092 {619) 669-7242 (760) 758-8375 (760) 728-5177 (909) 629-9045 (760) 751-0793 (760) 727-1323 (714) 528-0761 (909) 652-2464 (760) 723-2967 (800) 258-6472 (760) 749-2108 (626) 792-8255 (619) 463-9341 (619) 291-4605 {559) 787-3073 (760) 749-5930 (800) 640-6244 (858) 552-0658 {949) 951-7999 (800) 824-0564 (909) 780-3571 (760) 489-9203 (619) 445-8352 (800) 840-8509 (805) 481-5996 (760) 728-8379 (626) 285-9795 {800) 569-0169 {805) 524-2123 (559) 805-5859 (760) 630-5400 (760) 438-2988 (619) 660-9631 (805) 529-5446 (760) 598-4882 (760) 777-7325 (858) 756-3717 (760) 767-3310 (760) 728-8863 (714) 898-0345 (805) 683-1561 (760) 751-4035 (949) 951-7999 (310) 456-1572 (760) 471-9988 (760) 727-2935 (858) 259-4568 (760) 723-1354 (760) 758-3913 (800) 949-5064 (714) 632-5550 (623) 935-0545 (818) 768-1802 (626) 447-5690 (760) 727-2203 (949) 728-0685 (800) 594-9231 (951) 776-2868 (805) 524-3939 (805) 644-7677 (714) 279-3100 (858) 495-3233 (760) 347-7906 (619) 749-1615 (619) 224-8271 (858) 513-4900 {760) 436-2194 (760) 436-1252 (760) 726-1710 (619) 262-0555 ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I Filbert Street, 3rd Floor, San Francisco, CA 94133 2550 Fifth Avenue, Suite I 15, San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I Signature 06/Yl{?J Renewal Dote 650-943-1660 415-477-2700 619-685-3990 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD Lru SITE DEVELOPMENT PLAN X /ON/8 PHARMACEuncALS LOTS 21 AID 22 I ENGINEER OF WORK: I OWN BY: DATE: CHKD BY: RVWD BY: PLAN SECTION PLAN SECTION SECTION SECTION GROUND COVER SPACING PLAN SECTION AT FLAT AREAS SECTION AT SLOPED AREAS SECTION PLAN VIEW CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 PLANTING DETAILSL3.4 1 TREE LEVEL 2 TREE SLOPE 3 SHRUB LEVEL 4 SHRUB SLOPE 5 GROUNDCOVER 6 VINE March 1, 2023 Item #1 Page 132 of 153 X 0 ® 0 0 © © 0 ® 2 X ROOTBALL DIRECTION OF PREVAILING WIND s.:::::7 0 • o~-+-------< F!===i=l--------1 3 2X ROOTBALL SHRUB PER PLANTING PLAN SET ROOTBALL CROWN 1" ABOVE FINISH GRADE, AT EXISTING SLOPE LEVEL MULCH PER SPECIFICATIONS PLANT TABLETS PER SPECIFICATIONS FINISH GRADE PLANTING BACKFILL MIX PER SPECIFICATIONS 4" HIGH EARTH BERM AT EDGE OF PLANT PIT, FIRMLY COMPACTED RIPPED AND RECOMPACTED SOIL AMENDED PER SPECIFICATIONS -0 TREE AND ROOTBALL PER PLAN ® TREE STAKES PER SPECIFICATIONS 0 TREE TIES PER SPECIFICATIONS 0 SET ROOTBALL AT 1" ABOVE FINISH GRADE © MULCH PER SPECIFICATIONS © 4" HIGH EARTH BERM AT EDGE OF PLANT PIT, FIRMLY COMPACTED 0 FINISHED GRADE ® PLANT TABLETS PER SPECIFICATIONS 0 PLANTING BACKFILL MIX PER SPECIFICATIONS @ RIPPED AND RECOMPACTED SOIL AMENDED PER SPECIFICATIONS @ EXISTING UNDISTURBED SOIL @ 4" DIAMETER AERATION/BREATHER TUBES WITH GRATE CAPS PER SPECIFICATIONS. WRAP PIPE IN FILTER FABRIC SOCK, KNOTTED AT THE TOP. LEAVE AERATION TUBE HOLLOW @ 1 CU. FT. CRUSHED AGGREGATE NOTES: 1. REFER TO PLANTING SPECIFICATIONS FOR ADDITIONAL INFORMATION 2. KEEP MULCH 4"-6" AWAY FROM STEMS, AND TAPER AT ROOTBALL 3. TAPER MULCH AT 2" AT FLATWORK 4. SET ROOTBALL ON COMPACTED SOIL 5. IF PERCOLATION TEST FAILS FOR ANY REASON IN ANY TREE PIT, CONTRACTOR SHALL INSTALL AL TERNA Tl VE DRAINAGE METHOD. REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION SCALE: 1 /2" = 1'-0" LA YBACK SLOPE BEHIND PLANT PIT AS NEEDED TO PREVENT SOIL SLUFFING EROSION CONTROL MEASURE PER NOTES ON SHEET L3.2 @ LINE OF SLOPE BEYOND/OR EXISTING SLOPE @ EXISTING UNDISTURBED SOIL NOTES: 1. FRONT AND REAR OF PLANTING PITS SHAUL BE GRADED TO A MAXIMUM OF 1: 1 SLOPE. 2. REFER TO PLANTING SPECIFICATIONS FOR ADDITIONAL INFORMATION. 3. KEEP MULCH 4" -6" AWAY FROM STEMS, AND TAPER AT ROOTBALL. 4. TAPER MULCH AT 2" AT FLATWORK. 5. SET ROOTBALL ON COMPACTED SOIL. ;= 0 "' >-z :"i D.. 3 1 DIRECTION OF PREVAILING WIND s.:::::7 2X ROOTBALL 1 ,,---~ - 0 • 2X ROOTBALL /~i ~ r , ON CENTER PLANT SPACING 0 VARIES SEE PLANTING LEGEND 11 - VARIES SEE PLANTING LEGEND ON CENTER PLANT SPACING PLANT ROW 8" o.c. 6.93" o.c 12" o.c. 10.4" o.c 18" o.c. 15.6" o.c 24" o.c. 20.8" o.c 36" o.c. 31.0" o.c 48" O.C. 36.33" o.c 60" o.c. 60.25" o.c I 0 z :::; <( 0"' tlC CD LL r-• (/) <Ow ;= g 0 ® 0 0 © © 0 ® 0 @ @ 0 TREE AND ROOTBALL PER PLAN ® TREE STAKES PER SPECIFICATIONS 0 TREE TIES PER SPECIFICATIONS 0 SET ROOTBALL AT 1" ABOVE FINISH GRADE AT EXISTING SLOPE LEVEL © LINE OF SLOPE BEYOND/OR EXISTING SLOPE © MULCH PER SPECIFICATIONS 0 4" HIGH EARTH BERM AT EDGE OF PLANT PIT, FIRMLY COMPACTED ® FINISHED GRADE 0 PLANT TABLETS PER SPECIFICATIONS @ PLANTING BACKFILL MIX PER SPECIFICATIONS @ RIPPED AND RECOMPACTED SOIL AMENDED PER SPECIFICATIONS @ LAYBACK SLOPE BEHIND PLANT PIT AS NEEDED TO PREVENT SOIL SLUFFING @ EROSION CONTROL MEASURE PER NOTES ON SHEET L3. 2 @ EXISTING UNDISTURBED SOIL @ 4" DIAMETER AERATION/BREATHER TUBES WITH GRATE CAPS PER SPECIFICATIONS. WRAP PIPE IN FILTER FABRIC SOCK, KNOTTED AT THE TOP. LEA VE AERATION TUBE HOLLOW @ 1 CU. FT. CRUSHED AGGREGATE NOTES: 1. FRONT AND REAR OF PLANTING PITS SHALL BE GRADED TO A MAXIMUM OF 1: 1 SLOPE. 2. REFER TO PLANTING SPECIFICATION FOR ADDITIONAL INFORMATION. 3. KEEP MULCH 4"-6" AWAY FROM STEMS AND TAPER AT ROOTBALL. 4. TAPER MULCH TO 2" DEPTH AT FLATWORK. 5. SET ROOTBALL ON COMPACTED SOIL. 6. IF PERCOLATION TEST FAILS FOR ANY REASON IN ANY TREE PIT, CONTRACTOR SHALL INSTALL ALTERNATIVE DRAINAGE METHOD. REFER TO SPECIFICATIONS FOR ADDITIONAL INFORMATION. SCALE: 1/2" = 1'-0" GROUNDCOVER PER PLANTING PLAN TRIANGULAR SPACING, TYP. ON CENTER PLANT SPACING AND PLANT ROW, SEE GROUNDCOVER SPACING CHART BELOW; USE FOR QUANTITY OFFSET FROM EDGE OF PAVING, SEE PLANTING LEGEND FOR SPECIFIC MINIMUM OFFSET DISTANCES SET ROOTBALL CROWN 1" ABOVE FINISH GRADE MULCH PER SPECIFICATIONS RIPPED AND RECOMPACTED SOIL PER SPECIFICATIONS FINISH GRADE PLANT TABLETS PER SPECIFICATIONS EXISTING UNDISTURBED SOIL ADJACENT PAVING PER HARDSCAPE PLAN NOTES: 1. REFER TO PLANTING SPECIFICATIONS FOR ADDITIONAL INFORMATION 2. FOR SPACING BETWEEN DIFFERENT PLANT SPECIES PROVIDE THE LARGER ON CENTER SPACING TO AVOID PLANT OVERCROWDING 8 0 VARIES SEE PLANTING LEGEND 11 ::l <( ~ 0 0 "' X N _J _J <( ~ 0 0 "' X N 0 ® 0 0 © © 0 SHRUB PER PLANTING PLAN SET ROOTBALL CROWN 1" ABOVE FINISH GRADE MULCH PER SPECIFICATIONS PLANT TABLETS PER SPECIFICATIONS FINISH GRADE PLANTING BACKFILL MIX PER SPECIFICATIONS RIPPED AND RECOMPACTED SOIL AMENDED PER SPECIFICATIONS @ EXISTING UNDISTURBED SOIL ADJACENT PAVING PER HARDSCAPE PLAN OFFSET FROM EDGE OF PAVING, SEE PLANTING LEGEND FOR SPECIFIC MINIMUM OFFSET DISTANCES NOTES: 1. REFER TO PLANTING SPECIFICATIONS FOR ADDITIONAL INFORMATION 2. KEEP MULCH 4" -6" AWAY FROM STEMS, AND TAPER AT ROOTBALL 3. TAPER MULCH AT 2" AT FLATWORK 4. SET ROOTBALL ON COMPACTED SOIL VARIES SEE PLANTING LEGEND ' '\ \ t---0 __ _.., 3 I / ,:·L .lhiLL·,""'"LL~YL'"krSx>SX>>>c>\0: <:<: ><><JI / ,1 '" L_42;"'-"L.'"""'~ • : ------® 5 6 7 ------------------- 1 1 /2 X ROOTBALL SCALE: 1" = 1'-0" 0 RETAINING WALL PER CIVIL PLANS ® VINE PER PLAN 0 VINE TIE PER SPECIFICATIONS 0 SET ROOTCROWN 1" ABOVE FINISH GRADE © MULCH PER SPECIFICATIONS © 6" HIGH EARTH BERM 0 FINISH GRADE ® PLANT TABLETS PER SPECIFICATIONS 0 PLANTING BACKFILL MIX PER SPECIFICATIONS @ COMPACTED SUBGRADE PER CIVIL ENGINEER @ PLANTING PIT ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD I SHEETS I SITE DEVELOPMENT PLAN )()( /ONIS PHARMACEUTICALS LOTS 21 AID 22 .. -------------------------------------+------------------------------------------------------+----------------------------------------1 I-EN_G_IN-EE_R_o_F_w_o_R_K= ______ _ DATE: SCALE: 1" = 1'-o· SCALE: 1'' = 1'-o· SCALE: 1" = 1'-o· DWN BY: __ _ CHKD BY: __ _ RVWD BY: SECTION PLAN CONSULTANTSCivil Engineer Landscape Architect 9755 CLAIREMONT MESA,SAN DIEGO CA 92124TEL: 858.614.500 MICHAEL BAKER INTERNATIONAL 2122 HANCOCK STSAN DIEGO, CA 92110TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: BRIAN OLIVER CONTACT: ERIN LEUGERS OWNER 2855 GAZELLE CTCARLSBAD, CA 92008 IONIS PHARMACEUTICALS DATEDESCRIPTIONNO. STAMP NOT F OR CONSTR UCTI O N 7/8/21PRELIMINARY REVIEW1 11/4/21SDP 1ST SUBMITTAL2 3 SDP 2ND SUBMITTAL 3/18/22 4 SDP 3RD SUBMITTAL 6/1/22 5 SDP 4TH SUBMITTAL 8/10/22 PLANTING DETAILSL3.5 1 ROOTBARRIER March 1, 2023 Item #1 Page 133 of 153 2 4 5 0 ROOT BARRIER WHERE ABUTTING PAVING OR MOW EDGE 10' LENGTH, TYPICAL. HEIGHT PER SPECIFICATIONS ADJACENT CONCRET PAVING PER HARDSCAPE PLAN FINISH GRADE PLANTING AREA VEHICULAR CONCRETE CURB, PER CIVIL PLANTING BACKFILL MIX PER SPECIFICATIONS COMPACTED SUBGRADE PER GEOTECHNICAL REPORT NOTES: 1. THIS ROOTBARRIER IS FOR USE IN ON-GRADE LANDSCAPE APPLICATIONS ONLY. REFER TO PLANTING SPECIFICATIONS FOR ROOT BARRIER PRODUCT AND SIZE. 2. REFER TO PLANS FOR SPECIFIC HARDSCAPE/BARRIER RELATIONSHIPS; DETAIL IS DIAGRAMMATIC. 3. TRIM TOP OF BARRIER TO BE 1 /2" BELOW FINISHED GRADE. SCALE: 1" = 1'-0" ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I filbert Street, 3rd Floor, San Francisco, CA 94133 415-477-2700 2550 Fifth Avenue.Suite 115,San Diego.CA 92103 619-685-3990 I 720 8th Street, Sacramento, CA 9581 I 916-441-6800 DATE PREPARED: 11/1/2021 I SHEET I CITY OF CARLSBAD SITE DEVELOPMENT PLAN /ONIS PHARMACEUTICALS LOTS 21 AID 22 I ENGINEER OF WORK: DATE: DWN BY: CHKD BY: __ _ RVWD BY: ELEV SHAFT UP CT1CT26"6"6"6"VAN TRASH BIOR ETEN T IO N BIORETENTION B IO R E T E N T IO N BI ORE TEN T ION ELEV SHAFT UP CT1CT26"6"6"6"VAN TRASH BIOR ETEN T IO N BIORETENTION B IO R E T E N T IO N BI ORE TEN T ION SDCT1CT26"6" 6"6" GAZELLE COURT W H I P T A I L L O O P LOT 24 LOT 20 EXISTING HEADQUARTERS LOT 14 EXISTING FITNESS CENTER EXISTING CONFERENCE CENTER LOT 25 PROPOSED LAB / OFFICE BUILDING PROPOSED PARKING STRUCTURE A-1011 NOTE: 1 PARKING SPACE WILL BE LOST DUE TO THE PEDESTRIAN CONNECTION TO LOTS 21 & 22. TOTAL STALL COUNT FOR EXISTING CAMPUS WILL BE 613 STALLS. MINIMUM NUMBER OF STALLS TO BE PROVIDED PER EXISTING DEVELOPMENT PERMIT IS 458 STALLS A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-100 OVERALL SITE PLAN IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 SCALE:1" = 80'-0" OVERALL SITE PLAN - IONIS CAMPUS1 TRUENORTH40' 80'160'0 TOTAL SITE PARKING PROVIDED STANDARD SPACES COMPACT SPACES ADA SPACES PARKING PROVIDED: SURFACE / UNCOVERED PARKING COVERED PARKING TOTAL ACCESSIBLE PARKING REQUIRED: (PER 2019 CBC TABLE 11B-208.2 & 11B-208.2.4) TOTAL ACCESSIBLE PARKING PROVIDED UNCOVERED: STANDARD ACCESSIBLE VAN ACCESSIBLE TOTAL ACCESSIBLE PARKING PROVIDED COVERED: STANDARD ACCESSIBLE: VAN ACCESSIBLE: OTHER PARKING PROVIDED: LOADING SPACES REQUIRED: LOADING SPACES PROVIDED: ZERO EMISSION / CARPOOL REQUIRED :(12% OF 426) ZERO EMISSION / CARPOOL MINIMUM PROVIDED UNCOVERED: ZERO EM ISSION / CARPOOL MINIMUM PROVIDED COVERED: (NOTE: PER CAL GREEN, FUTURE EV ARE INCLUDED IN ZERO EMISSION PARKING COUNT) MINIMUM REQUIRED ELECTRIC VEHICLE SPACES REQUIRED: (10% OF 426) FUTURE ELECTRIC VEHICLE PROVIDED UNCOVERED: FUTURE ELECTRIC VEHICLE PROVIDED COVERED: ELECTRIC VEHICLE SPACES W CHARGER PROVIDED: BICYCLE PARKING SHORT TERM BICYCLE PARKING REQUIRED: (5% of 426) SHORT TERM BICYCLE PARKING PROVIDED: LONG TERM BICYCLE PARKING MINIMUM REQUIRED: (W ITH LO CKERS OR COVERED LOCKABLE ROOM WITH RACKS) (5% OF 426 TOTAL SPACES) LONG TERM BICYCLE PARKING PROVIDED: 426 SPACES 335 SPACES 91 SPACES 10 SPACES (INCLUDED IN TOTAL) 326 SPACES 100 SPACES 9 SPACES 6 SPACES 5 SPACES 1 SPACE 4 SPACES 3 SPACES 1 SPACE 0 SPACES 2 SPACES 52 SPACES 38 SPACES 14 SPACES 43 SPACES (44 APPROVED) 13 SPACES 9 SPACES 22 SPACES 22 RACK SPACES 22 RACK SPACES 22 22 (LOCATED IN BASEMENT) SITE PARKING INFORMATION - LOTS 21 & 22 (NOTE: SEE SHEET A-101 FOR SITE PARKING & SHEET A-150 FOR PARKING STRUCTURE PARKING) 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 134 of 153 -----------------------------------------------------------------------( l I I I I I I / / .. // " I " • I \; I ii .. I I " I I I I I I I I / \ I I 11 11 :I I I I I J \ I • I 11 I IJ I I I 1111111_ J 11 ------- ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s ELEV SHAFT UP CT1CT26"6"6"6"VAN ELEV SHAFT UP CT1CT26"6"6"6"VAN 13 3 1 122 2 2 23 2 21 11 1 1 1 132 2 2 2 1 3 322 1 3 3 32 3 32 2 222 3 1 2 3 3 3 3 22 2 2 2 11111 1 111 1 22 2 2 2222 22 2 3311 31 2 3 12 1332 311 123 3 221 1 321 2 132 13 322 2 11111 1 11 21 3 33 3 3 2 2 222211 11 111 1 121 2UP UP 113114115116117118119 120121122123124125126127128129 112 111 110 109 108 107 106 105 104 103 102 101 100 130131132133134135136137138139140141142143152153154 155 1 56 157 15 8 1 59 160 16 1 1 6 2 1 6 3 1 64 16 5 16 6 1 67 16 8169170171172173175 177 176 174 226 228 227 229 230 233 231 234 236 238 235 237 240 239 243 241 244 246 248 247 245 242 232 225 222 219 221 223 218 220 217 215 212 210 224 216 213 211 214 209208207 206 205 203 202 201 204 199 200 198197 273266267268269270271 272259260 261 262 263 264 265 251252253254255256257258 178 179 180 181 182 183 184 185 186 187 188 189 190 191 192 193 194 195 196 249250 274275276277278279280281 2822832849293949596979899 868788899091 7879808182838485 70 LE 71 LE 72 LE 73 LE 74 LE 75 LE 76 LE 77 LE 62 LE 63 LE 64 LE 65 LE 66 LE 67 LE 68 LE 69 LE 58LE59LE60LE61LEEVF51EVF52EVF53EVF54EVF55EVF5667LEEVF44EVF45EVF46EVF47EVF48EVF49EVF50EVG30EVG31EVG32EVG33EVG34EVG35LE36EVG37EVG38EVG39EVG40EVG41EVG42LE43EVG 1 E VG 2 3 4 5 6 7 9 11 13 10 12 8 EV G 1 4 L E 16 18 20 E V G 1 5 LE 17 1 9 21 22 23 24 2 5 2 6 27 28 29144145146147148149150151 35' - 0"CT1CT26"6"6"6"ACCESSIBLE PATH OF TRAVEL. DO NOT EXCEED 5% SLOPE IN DIRECTION OF TRAVEL AND DO NOT EXCEED 2% CROSS SLOPE. FIRE HYDRANT FIRE ACCESS ROADWAY SIGN ACCESSIBLE PARKING SIGN LOW EMISSION / CLEAN AIR / CARPOOL / VANPOOL SPACES PROPERTY LINE SETBACK LINE RETAINING WALL AREA OF NEW FIRE LANEFIRE LANE PATH OF TRAVEL ELECTRIC VEHICLE PARKING SPACE WITH CHARGING LOW EMISSION / CLEAN AIR / CARPOOL / VANPOOL SPACES AND FUTURE EV SPACES LE (25) EVG (14) EVF (13) (EV TOTAL = 27 AT SITE WITH AN ADDITIONAL 2 EVG ADA SPACES) N E W 3 -L E V E L P A R K IN G S T R U C T U R E 1ST LEVEL F.F.= 413.52ND LEVEL F.F.= 423.753RD LEVEL F.F.= 4341ST LEVEL F.F.= 418 2ND LEVEL F.F.= 434 3RD LEVEL F.F.= 450 2ND LEVEL F.F.= 434 3RD LEVEL F.F.= 450 4 4 ,0 0 0 S Q F T 164,833 SQFT NEW 3-LEVEL LAB / OFFICE BUILDING EXISTING CONFERENCE CENTER 1 1 2 11 3 44 5 4444 6 7 1 8 1 G A Z E L L E C OURT W H IP TA I L L O O P 9 9 10 PROPERTY LINE MINIMUM LANDSCAPE SETBACK LINE (TYP) BUILDING SETBACK PROPERTY LINE MINIMUM LANDSCAPE SETBACK LINE COMPACT STALLS PROPERTY LINE COM PAC T S TALLSPROPERTY LINE 2 4' - 0 "24' - 0"11 11 163' - 11"29' - 0"38' - 0" 87' - 0" 3 4' - 0"54' - 0"113' - 6"16' - 5"33' - 0" 49' - 0"132' - 0"44' - 0" 39' - 11"24' - 0"1 135' - 0" PROPERTY LINE 100' DIAMETER ROUNDABOUT 124' - 4" 3 PROPERTY LINE TO BE REMOVED 23' - 0"23' - 0" 23' - 0"23' - 0"24' - 0"24' - 0"24' - 0" 24' - 0" 38' - 0" 23' - 0" MINIMUM LANDSCAPE SETBACK LINE MINIMUM LANDSCAPE SETBACK LINE406' - 1"534' - 9"351' - 3"121' - 0"386' - 4" 9 FF 434FF 41812 13 14 15 16 SEE SHEET A-150 FOR ELECTRICAL VEHICLE PARKING SEE SHEET A-100 FOR EXTENTS OF WALKWAY NOTE: SITE PLAN BUILDING PLAN IS SHOWING 2ND FLOOR 6' - 0"5' - 10"5' - 0"6' - 0"6' - 0"6' - 0"5 ' - 0" 5' - 6"8' - 7"TRUENORTHA N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-101 SITE PLAN IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 KEYNOTES 1 PROPOSED MAXIMUM 6' TALL RETAINING WALL 2 PROPOSED BRIDGE FROM EXISTING STRUCTURE TO NEW STRUCTURE 3 PROPOSED OUTDOOR SEATING AND EATING AREA (SEE LANDSCAPE PLANS) 4 PROPOSED ACCESSIBLE PARKING STALL 5 PROPOSED SURFACE PARKING STALL, 8'-6" x 20'-0" FOR STANDARD STALL OR MINIMUM OF 170 SF. COMPACT SPACES 8' x 15' 6 PROPOSED TRASH AND RECYCLE 7 PROPOSED MECHANICAL ENCLOSURE & EQUIPMENT YARDS 8 PROPOSED LOADING 9 BIORETENTION PER LANDSCAPE 10 MAIN BUILDING ENTRY 11 FIRE HYDRANT 12 LINE INDICATED STEP IN FINISH FLOOR 13 AMBULATORY EVG STALL 10'x20' 14 FUTURE EV STALLS ADJACENT TO RETAINING WALLS SHALL PROVIDE ADEQUATE CLEARANCE TO THE FACE OF THE WALL FOR CHARGING STATIONS AND FOOTING CLEARANCE 15 VAN STALL WITH EV CHARGER 16 STANDARD STALL WITH EV CHARGER 20' 40'80'0 SITE PLAN GENERAL NOTES 1. PROVIDE BUILDING ADDRESS NUMBERS, VISIBLE AND LEGIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY PER FHPS POLICY P-00-6 (UFC 901.4.4) 2. THIS PROJECT WILL NOT DISCHARGE ANY INCREASE IN STORM WATER RUN-OFF ONTO THE EXISTING HILLSIDE AREAS 3. AT THE STORM WATER DISCHARGE LOCATIONS, SUITABLE ENERGY DISSIPATERS ARE TO BE INSTALLED TO REDUCE THE DISCHARGE TO NON-ERODIBLE VELOCITIES 4. MULTIPLE STORM WATER DISCHARGE LOCATIONS WILL BE USED TO MIMIC THE EXISTING DRAINAGE PATTERN 5. NO ADDITIONAL RUN-OFF IS PROPOSED FOR THE FOR THE DISCHARGE LOCATIONS 6. PRIOR TO THE ISSUANCE OF ANY CONSTRUCTIO N PERMIT, THE OWNER / PERMITTEE SHALL ENTER INTO A MAINTENANCE AGREEMENT FOR THE ONGOING PERMANENT BMP MAINTENANCE, SATISFACTORY TO THE CITY ENGINEER 7. ALL UTILITIES ARE TO BE SCREENED. SEE LANDSCAPE DRAWINGS FOR SCREENING ELEMENTS. SITE PLAN LEGEND SCALE:1" = 40'-0" SITE PLAN1 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 135 of 153 / / / A / / A / +-----+-----+- ___c_ \ \ \ \ \ \ \ \ \ ' ' ' ' ' ' ' ' ' ' ' ~ 7 -----~ r--1--- 1 1 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I --+ ---, ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s 35' - 0"CT1 CT2 6"6" 6"6"UP UP 113114115124125126127 128129130131132133134135136137 112111110109108 107106105104103102101100 138139140141142143144145146147148149150151160161162163 164 1 65 16 6 167 1 6 8 16 9 170 17 1 172 1 73 17 4 175 1 76 177178179180181183 185 184 182 234 236 235 237238 241 239 242 244 246 243 245 248 247 251 249 252 254 256 255 253 250 240 233 230 227 229 231 226 228 225 223 220 218 232 224 221 219 222 217216215214213 211210209 212 207 208 206205 281 274275276277278279280 267268269270271272273 259260261262263264265266 186187188189190191192 193194195196197198199200201202203204 257258 2822832842852862872882892902912929293949596979899 868788899091 7879808182838485 7071727374757677 6263646566676869 58596061515253545556674445464748495030313233343536373839404142431 2 3 4 5 6 7 9 11 131012 8 1 4 16 18 2 0 15 1 7 19 21 22 23 24 25 26 27 2 8 29152153154155156157158159 9.75'9.75'3' N E W 3 -L E V E L P A R K IN G S T R U C T U R E NEW 3-LEVEL LAB / OFFICE BUILDING EXISTING CONFERENCE CENTERGA Z E L L E C OU R T WH I PT A I L LOOP 2 A-102 3 A-102 5 A-102 4 A-102 JON RENAU COLLECTION PODS MOVING & STORAGE LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" T.O. ROOF SCREEN 478' -0" 440' - 0" 450' - 0" 455' - 0" PROPERTY LINE PROPERTY LINE 418' - 0"434' - 0"410' - 0" 405' - 0" 415' - 0" ROOF SCREEN ROOF 48' - 0"FINISH GRADE COBBLE SWALE JON RENAU COLLECTION PODS MOVING & STORAGE 439' - 0" 445' - 0" 460' - 0" 434' - 0" PROPERTY LINE 408' - 0" 434' - 0" 420' - 0"425' - 0" PROPERTY LINE WHIPTAIL LOOP ROOF SCREEN ROOF 32' - 0"44' - 0"432' - 0" COBBLE SWALE FINISH GRADE OPEN SPACE EASEMENT 425' - 0" 429' - 0" WHIPTAIL LOOP EXISTING CONFERENCE CENTER PROPERTY LOT 21 & 22 PROPERTY PROPERTY LINE AT LOT 22 16' - 11"PROPERTY LINE AT CONFERENCE CENTER RIGHT OF WAY 72' - 0" PROPOSED PRIVATE PREFABRICATED PEDESTRIAN BRIDGE PAINTED TO MATCH METAL TRIM ON BUILDING BRIDGE ABUTMENT 408' - 0" BRIDGE ABUTMENT EXISTING ASPHALT PAVED STREET EXISTING CURB AND GUTTER EXISTING PLANTER STRIP EXISTING SIDEWALK19' - 3" ±15' - 6" ±1' - 0"1' - 0"6' - 5"6' - 5" SEE BRIDGE RENDERING SHEET A-902 MULTI-COLOR CMU TO MATCH EXISTING CAMPUS. SEE COLORED PHOTOS CONTAINED IN PLAN SET ON SHEET A-500 420' - 0" 426' - 0" 419' - 0" 411' - 0" 400' - 0" 418' - 0"423' - 9" 413' - 6" 408' - 0"406' - 0" EXISTING GRADE FINISHED GRADE PROPERTY LINEPROPERTY LINE WHIPTAIL LOOP TOP OF ROOF 48' - 0"PARKING STRUCTURE OPEN SPACE EASEMENT A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-102 SITE SECTIONS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 SCALE:1" = 80'-0" SITE PLAN KEY1 SCALE:1" = 40'-0" SITE SECTION3 SCALE:1" = 40'-0" SITE SECTION5 NOTE: THIS PROJECT IS REQUESTING A DEVIATION TO THE MAXIMUM BUILDING HEIGHT PER DEVELOPMENT STANDARDS 21.34.070, ITEM A.2.b ITEM b.i - THE PROJECT COMPLIES WITH SUBSECTION A.2.c WITH SETBACKS EXCEEDING THE MINIMUM 1' OF HORIZONTAL FOR EACH 1' OF VERTICAL HEIGHT. PROPOSED MAXIMUM BUILDING HEIGHT IS 48' AND WOULD REQUIRE A MINIMUM SETBACK OF 48'. THE MINIMUM PROPOSED SETBACK IS 103'. ITEM b.ii - SECTION 21.34.070.B.8 ALLOWS A MAXIMUM BUILDING COVERAGE OF 50%, WHICH FOR THIS SITE IS 182,298 SQUARE FEET. ASSUMING A TWO STORY BUILDING COULD BE CONSTRUCTED, THIS WOULD NET A BUILDING OF 364,596 SQUARE FEET. THE PROPOSED BUILDING WITH THE ADDITIONAL HEIGHT AND THE PARKING STRUCTURE WILL NOT EXCEED 208,833 SQUARE FEET , WHICH IS LESS THAN THE ESTIMATED ALLOWABLE SQUARE FOOTAGE FOR THE SITE. THEREFORE, THE ADDITIONAL HEIGHT IS NOT CONTRIBUTING ADDITIONAL FLOOR AREA BEYOND WHAT WOULD BE ALLOWABLE IN A TWO STORY BUILDING. ITEM b.iii (A) WE ARE HOPEFUL THE CITY OF CARLSBAD WILL FIND THAT THE BUILDING HEIGHT WILL NOT ADVERSLY AFFECT THE SURROUNDING PROPERTIES; AND (B) THAT THE PROPOSED BUILDINGS FIT IN WITH THE SITE TOPOGRAPHY AND ARE NOT UNDULY DISPROPORTIONAL TO OTHER BUILDINGS IN THE AREA. WE DO NOT BELIEVE THE BUILDING HEIGHT WILL ADVERSLY AFFECT THE SURROUNDING PROPERTIES. THE BUILDING TO THE EAST HAS A SITE ELEVATION ABOVE THIS SITE WHICH WILL PRESERVE IT'S WESTERLY VIEWS. THE BUILDING TO THE SOUTH IS THE OWNER OF THIS PROPOSED PROJECT WHO FAVORS THE PROPOSED DESIGN AND THE BUILDING TO THE WEST HAS A SITE ELEVATION BELOW THIS SITE HAS VIEWS TO THE WEST THAT WILL NOT BE IMPACTED. WE BELIEVE THAT HAVING THE BUILDING UTILIZE THE EXISTING STEPPED TOPOGRAPHY WILL RESULT IN A BUILDING HARMONIOUS TO THE EXISTING TOPOGRAPHY. SCALE:1/16" = 1'-0" SITE SECTION2 SCALE:1" = 40'-0" SITE SECTION4 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 136 of 153 I ~11~1t11r •· . =-L -'-',,'Y,',Y.',~','Y,',~---'a'y'y.' ~· .+-c,1~ I I I I ' 1 , I 1111 I 11111 " - 1111 111 1111111 n h IT .. \, -1111 111 1111 I_Ll n n n IT I"" .,....... ~nn '~{~ '' lc~i ~{~%~ :?s. f~~ ,_ -111111 m l n J: 11 ---' j---I -I I ,- II II ' I It _J i / L I /: -:--"" .. ~------_l ----·--7-: - -- ---------- -' ~-- - I ' ' ' ' ' ' _J I ----------------------------------------------_---_·--_---_---_--_11_./_"'=========----... _-·_ ... _ .... __ ___. m ~ ~ m \l I I I I I - ------ I I '>---------------~-~-,:c,_,. ------ ,; ~ -------+------ ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I filbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s A-200 1 A-201 4 A-201 1 A-2004 B C D E F G H I J L M N O P Q R S K A 1A 1B 3 4A 4B PARKING STRUCTURE SEE SHEET A-150 E L E C 3' - 0" 7' - 0" 35' - 6" 36' - 7" 36' - 8" 7' - 0"3' - 0" B A S E M E N T A R E A WOMENS MENS DI SKID PRIM A RY DI SKID U V FILE R SKID DI TANK 23' - 5"26' - 2"26' - 4"26' - 6"26' - 5"26' - 5"26' - 3"26' - 2"2 6 ' - 2 "2 3 ' - 2 "2 9 ' - 4 "2 6 ' - 7 " 2 6 ' - 5 " 2 6 ' - 3 "2 6 ' - 3 "24' - 10"27' - 9"26' - 7"29' - 7"33' - 0"33' - 3"33' - 4"32' - 10"33' - 2"33' - 2"33' - 2"33 ' - 1 "2 9 ' - 4 "3 6 ' - 4 "3 3 ' - 2 " 3 3 ' - 2 " 3 3' - 1 "33' - 11"32' - 4"33' - 0" 418' - 0" 1 2 3 4 5 6 7 4 8 9 10 4 11 12 MECH 2 MENS WOMENS BIKE STORAGE STUDY-01 1 STUDY-01 4 STUDY-01 5 TRUENORTHSCALE:3/64" = 1'-0" LEVEL 1 - OVERALL FLOOR PLAN OPTION 11 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-110 LEVEL 1 - OVERALL FLOOR PLAN IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 KEYNOTES 1 GRADE LEVEL WALK TO PARKING STRUCTURE 2 RESTROOM CORE WITH SHOWERS AND LOCKERS 3 MECHANICAL ROOM ACCESS 4 EXTERIOR STAIR 5 OUTLINE OF MECHANICAL SHAFT ABOVE 6 STAIR TO FIRST LEVEL ONLY 7 SERVICE ELEVATOR 8 ELEVATOR 9 CURTAIN WALL WINDOWS 10 MECHANICAL SHAFT 11 STOREFRONT WINDOWS 12 INTERIOR STAIR 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 137 of 153 /' ' /' \ I I I I I I I I - I ---- \ I I I I I I ---I I I I I I T I I I __ \ -~~~-L~-~==~=--~\:: __ :-~-----r I r ~ ii I i/ :11 < I 11 I /1---- - 1, I - 11 /1 /I ii ~-=1 ~IT ii I // I 11 I 11 -~ ~r I f I ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s 710 SF MPOE 9436 SF MECHANICAL 740 SF RESTROOMS 2582 SF LAB & LAB SUPPORT 5027 SF LAB & LAB SUPPORT 6987 SF OFFICE 656 SF SERVER 1890 SF FACILITIES SHOP 1367 SF RESTROOMS, SHOWERS, LOCKERS A B C D E F G H I J 4B 3 4A K L M N O P Q R S 2 1B 1A 942 SF LAB UTILITY 106 SF EMR 1384 SF H3 STAIR SERVICE ELEV 144 SF ELEC GRADE LEVEL WALK TO PARKING STRUCTURE MECH. ROOM ACCESS 745 SF BREAKROOM A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-111 PROPOSED FLOOR PLAN - LEVEL 1 (BASEMENT) IONIS PHARMACEUTICALS LOTS 21 & 22 GAZELLE COURT CARLSBAD, CA 92010 21004SCALE:3/64" = 1'-0"1 TEST FIT - LEVEL 1 (BASEMENT) LEVEL 1 (BASEMENT) BREAKROOM 745 SF 2% BUILDING SUPPORT 17374 SF 48% CIRCULATION 2897 SF 8% LAB & LAB SUPPORT 7609 SF 21% OFFICE 6987 SF 19% STAIRS/ELEV/SHAFT 488 SF 1% TOTAL 36100 SF NOTE: LAB & LAB SUPPORT AREAS TOTAL 30% ACROSS ALL LEVELS 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 138 of 153 0 0 0 0 1 ( ) - 0 0 -\ I 0 / / \ 0 0 0 0 0 0 0 0 0 I I I I I I I I I I 0 I I I I Q Q ~ 11111 D GA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 650-943-1660 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 415-477-2700 2550 Fifth Avenue, Suite I I 5, San Diego, CA 92103 6 I 9-685-3990 1720 8th Street, Sacramento, CA 958 I I 9 I 6-441-6800 * * 10N1s A-200 1 A-201 4 A-201 1 A-2004 B C D E F G H I J L M N O P Q R S K A 1A 1A 1B 1B 3 3 4A 4A 4B 4B 3' - 0" 7' - 0" 35' - 6" 36' - 7" 36' - 8" 10' - 0" PARKING STRUCTURE SEE SHEET A-150 22' - 6"26' - 2"26' - 4"26' - 6"26' - 5"26' - 5"26' - 3"26 ' - 2"2 6 ' - 2 "2 3 ' - 2 "2 9 ' - 4 "2 6 ' - 7 " 2 6 ' - 5 " 2 6 ' - 3 "2 6 ' - 3"24' - 1 0 "27' - 9"26' - 7"29' - 7"33' - 0"33' - 2"33' - 4"33' - 2"3 3' - 2 "3 3' - 2"3 6 ' - 9 "3 3 ' - 0 " 3 3 ' - 2 " 3 3 ' - 2 " 3 3 ' - 2 "33' - 11"32' - 4"33' - 0" 2 9 ' - 2 "390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 405 406 407 412 413 414 415 416 417 418 419 420 421 422 423 2 MENS WOMENS MENS WOMENS 408 409 411 410 434' - 0" 434' - 0" 1 2 3 4 5 6 7 8 9 10 10 10 11 11 STUDY-01 1 STUDY-01 4 STUDY-01 5 SCALE:3/64" = 1'-0" LEVEL 2 - OVERALL FLOOR PLAN1 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-120 LEVEL 2 - OVERALL FLOOR PLAN IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004TRUENORTHKEYNOTES 1 BRIDGE TO PARKING STRUCTURE 2 LOBBY STAIR 3 TWO STORY LOBBY 4 BALCONY EXIT TO COURTYARD 5 EXTERIOR BALCONY 6 MAIN BUILDING ENTRY 7 GRADE LEVEL EXIT 8 LINE OF FLOOR EDGE ABOVE 9 RECEIVING 10 MECHANICAL SHAFT 11 EXTERIOR STAIR 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 139 of 153 ,..._ I I I I I I I I I I I ----,-· I I I I I I I ,l r 7 I' I -+ ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s 740 SF RESTROOMS 740 SF RESTROOMS STAIR 1722 SF LOBBY SERVICE ELEV 7697 SF OFFICE A B C D E F G H I J 4B 3 4A K L M N O P Q R S 2 1B 1A BRIDGE TO PARKING STRUCTURE + EXTERIOR BALCONY MAIN BUILDING ENTRY 7944 SF LAB & LAB SUPPORT 1600 SF LAB & LAB SUPPORT 10715 SF OFFICE 10142 SF LAB & LAB SUPPORT 13478 SF OFFICE SHAFT SHAFT SHAFT 2178 SF SHIPPING & RECEIVING 729 SF BREAKROOM 773 SF BREAKROOM A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-121 PROPOSED FLOOR PLAN - LEVEL 2 (MAIN) IONIS PHARMACEUTICALS LOTS 21 & 22 GAZELLE COURT CARLSBAD, CA 92010 21004SCALE:3/64" = 1'-0"1 TEST FIT - LEVEL 2 (MAIN LEVEL) LEVEL 2 (MAIN) BREAKROOM 1502 SF 2% BUILDING SUPPORT 3659 SF 6% CIRCULATION & LOBBY 6505 SF 10% LAB & LAB SUPPORT 19687 SF 31% OFFICE 31891 SF 50% STAIRS/ELEV/SHAFT 959 SF 1% TOTAL 64202 SF NOTE: LAB & LAB SUPPORT AREAS TOTAL 30% ACROSS ALL LEVELS 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 140 of 153 0 0 0 0 0 0 1 ( ) - 0 0 0 0 0 0 0 0 0 0 ' ' ' ' ' 0 ' ' 0 I I I 0 I I I I ----------r -- I I I I I I I I I I 9 0 I I ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s A-2004 B C D E F G H I J L M N O P Q R S K A 1A 1B 3 4A 4B 3' - 0" 7' - 0" 35' - 6" 36' - 7" 36' - 8" 10' - 0"29' - 7"33' - 0"33' - 3"33' - 4"33' - 0"33' - 2"33' - 2"3 3 ' - 2 "2 9 ' - 4 "3 6 ' - 3 "3 3 ' - 0 " 3 3 ' - 2 " 3 3 ' - 2 " 3 3' - 2 "33' - 11"32' - 4"32' - 7" 2 MENS WOMENS MENS WOMENS 1 2 3 4 5 5 6 7 6 8 STUDY-01 4 STUDY-01 5 SCALE:3/64" = 1'-0" LEVEL 3 - OVERALL FLOOR PLAN1 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-130 LEVEL 3 - OVERALL FLOOR PLAN IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004TRUENORTHKEYNOTES 1 TWO STORY LOBBY 2 EXTERIOR BALCONY 3 MECHANICAL SHAFT 4 INTERIOR STAIR 5 EXTERIOR STAIR 6 CURTAIN WALL WINDOWS 7 RIBBON WINDOWS 8 SERVICE ELEVATOR 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 141 of 153 r ;"' .... --\\ ,.,-,\'i-, -✓ __,,,-/ ' , \' 't=:_=:: \ r-i '-,/ -'il-\ -'· _,. ' '/ --~---\ \\ -------/ -l-., \> .. /·' . ,-;c>-' \:;'.>··_ , ' , , I I I I 7 r .I. _I ] ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s 740 SF RESTROOMS 740 SF RESTROOMS STAIR SERVICE ELEV 7665 SF LAB & LAB SUPPORT A B C D E F G H I J 4B 3 4A K L M N O P Q R S 2 1B 1A 10715 SF OFFICE 10176 SF OFFICE 12215 SF OFFICE 11385 SF LAB & LAB SUPPORT 1600 SF LAB & LAB SUPPORT BALCONY OPEN TO LOBBY BELOW SHAFT SHAFT SHAFT 729 SF BREAKROOM 773 SF BREAKROOM A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-131 PROPOSED FLOOR PLAN - LEVEL 3 IONIS PHARMACEUTICALS LOTS 21 & 22 GAZELLE COURT CARLSBAD, CA 92010 21004SCALE:3/64" = 1'-0"1 TEST FIT - LEVEL 3 LEVEL 3 BREAKROOM 1502 SF 2% BUILDING SUPPORT 1481 SF 2% CIRCULATION 4784 SF 7% LAB & LAB SUPPORT 20650 SF 32% OFFICE 33106 SF 52% STAIRS/ELEV/SHAFT 2679 SF 4% TOTAL 64202 SF NOTE: LAB & LAB SUPPORT AREAS TOTAL 30% ACROSS ALL LEVELS 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 142 of 153 0 0 0 0 0 0 1 ( ) - 0 0 0 0 0 \, 0 0 0 --~----f--· ,-,,-, F· --'Jc~-:,-"'(,,,,- ,;,,;,--~---,-.c·.-"""'',', ,_',c,-' 0 --o;.~'.-'' ,_.-_c; J':", ,,.-;c,-- --► .,,,,,, -"". _,, -+: .fc" -::,,-- 0 ' ' ' \ ' ' \ ' I I l , ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s 1/4 : 12"1/4 : 12"1/4 : 12" 1/4 : 12"1/ 4 : 1 2"1/ 4 : 12 "1/4 : 12"1/4 : 12"A-200 1 A-201 4 A-201 1 A-2004 B C D E F G H I J L M N O P Q R S K A 1A 1B 3 4A 4B 1 MECHANICAL EQUIPMENT MECHANICAL EQUIPMENT AREA FOR SOLAR PANELS AREA FOR SOLAR PANELS 2 3' - 0" 7' - 0" 35' - 6" 36' - 7" 36' - 8" 10' - 0"23' - 6"26' - 4"26' - 6"26' - 7"26' - 5"26' - 6"26' - 5"26' - 5"2 6' - 5"2 3 ' - 4 "2 9 ' - 5 "2 6 ' - 7 " 2 6 ' - 5 "2 6 ' - 5 "2 6 ' - 5"2 5' - 0"27' - 9"29' - 0"6' - 5"29' - 7"33' - 0"33' - 3"33' - 4"32' - 10"33' - 0"33' - 2"33' - 2 "33 ' - 2 "2 9 ' - 4 "3 6 ' - 9 " 3 3 ' - 0 " 3 3 ' - 2 " 3 3 ' - 2 " 3 3' - 2 "33' - 11"32' - 4"33' - 0" 3 3 AREA FOR SOLAR PANELS AREA FOR SOLAR PANELS 2 SCALE:3/64" = 1'-0" ROOF LEVEL1 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-140 ROOF - OVERALL FLOOR PLAN IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004TRUENORTHKEYNOTES 1 ROOF SCREEN 2 ROOF DRAIN, TYP. 3 ROOF PARAPET 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 143 of 153 / ',,~ ' I I I I I f' f/ \ I I ' ' ' ' \/ ' ' / ',, --,,~,/':~ /,,;;;;>tJi;; /~ 0'/ :;> '/,/ I tf·/ . It { I I' ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s UP UP UP UP UP A-202 1 413' - 6" A-202 2 285 286 287 288 289 290 291 292 293 294 1ST LEVEL ENTRY 1 TYP8' - 3"A-202 3 A-202 4 PA PB PC PD PE PF PG PH PI PJ PK PL PM PN P1 P2 P3 P4 P5 P6 P7 P8 14' - 9"18' - 0"18' - 0"18' - 0"18' - 0"22' - 8"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"19' - 2"18' - 8" 2 5' - 0" 1 8' - 8" 18' - 8" 25' - 0" 18' - 8" 295 296 297 298 299 300 301 302 303 304 305 306 307 308 309 310 311 312 313 314 315 316 317 318 319 320 321 322 323 324 325 326 327 328 329 330 331 332 333COMPACT SPACESCO M PACT SPACESEVGEVGEVFEVFLELEEVG EVGSTUDY-01 1 STUDY-01 2 STUDY-01 4 STUDY-01 3 STUDY-01 5 STUDY-01 6 A-202 1 423' - 9" A-202 2 1 A-202 3 A-202 4 PA PB PC PD PE PF PG PH PI PJ PK PL PM PN P1 P2 P3 P4 P5 P6 P7 P8 14' - 9"18' - 0"18' - 0"18' - 0"18' - 0"22' - 8"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"19' - 2"1 8' - 8" 2 5' - 0" 18' - 8" 18' - 8" 25' - 0" 18' - 8" 6 4 4 2ND LEVELENTRY1 EVFEVFEVGEVGEVFEVFEVFLELE334 335 336 337 338 339 340 341 342 343 344 345 346 347 348 349 350 351 352 353 354 355 356 357 358 359 360 361 362 363 364 365 366 367 368 369 370 371 372 373 374 375 376 377 378 379 380COMPACT SPACESCOM PACT SPACESSTUDY-01 1 STUDY-01 2 STUDY-01 4 STUDY-01 3 STUDY-01 5 STUDY-01 6 A-202 1 434' - 0" A-202 2 ADA 408 ADA 409 VANADA 410 ADA 411 3 R D L E V E L E N T R Y 2 TYP 3 A-202 3 A-202 4 PA PB PC PD PE PF PG PH PI PJ PK PL PM PN P1 P2 P3 P4 P5 P6 P7 P8 14' - 9"18' - 0"18' - 0"18' - 0"18' - 0"22' - 8"18' - 6"18' - 6"18' - 6"18' - 6"18' - 6"19' - 2"1 8' - 8" 2 5' - 0" 18' - 8" 18' - 8" 25' - 0" 18' - 8" 45 6 41 381 382 383 384 385 386 387 388 389 390 391 392 393 394 395 396 397 398 399 400 401 402 403 404 405 406 407 412 413 414 415 416 417 418 419 420 421 422 423 424 425 426COMPACT SPACESCOM PACT SPACESCOM PACT SPACESEVG EVG EVFEVFLEFS=434 7 7 FS=433.3 7 FS=433.3 FS=434 7 FS=433.3 FS=434 7 7 FS=434 SLOPE @ 1 %SLOPE @ 1%SLOPE @ 1%SLOPE @ 1% SLOPE @ 1%SLOPE @ 1%FS=434 408 409 411 410 STUDY-01 1 STUDY-01 2 STUDY-01 4 STUDY-01 3 STUDY-01 5 STUDY-01 6 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-150 PARKING STRUCTURE FLOOR PLANS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 SCALE:3/64" = 1'-0" PARKING 13 SCALE:3/64" = 1'-0" PARKING 22 SCALE:3/64" = 1'-0" PARKING 31 KEYNOTES 1 DEAD END TURNAROUND 2 TREE IN PLANTER POT 3 BRIDGE TO PARKING STRUCTURE 4 EXTERIOR STAIR 5 LINE OF CANOPY ABOVE 6 ELEVATOR 7 DECK DRAIN LEGEND LE (5) EVG (8) EVF (9) LOW EMISSION / CLEAR AIR / CARPOOL / VANPOOL SPACES ELECTRIC VEHICLE PARKING SPACE WITH CHARGING LOW EMISSION / CLEAN AIR / CARPOOL /VANPOOL SPACES AND FUTURE EV SPACES (EV TOTAL = 17 AT PARKING STRUCTURE) 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 144 of 153 L ~ 11111 D GA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" /2 A-200 /3 A-200 T.O. PARAPET 469' -4" T.O. ROOF SCREEN 478' -0"44' - 0"MAX AVERAGE BUILDING HEIGHT BASEMENT AREA BUILDING CORNER BUILDING CORNER LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" 72B53A 2 1 34 1 5 5 T.O. PARAPET 469' -4" T.O. ROOF SCREEN 478' -0"35' - 4"44' - 0"MAX AVERAGE BUILDING HEIGHT 44' - 0"10BASEMENT AREA 1 2A 2B8 LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" 2A 2B 5 3A 1 1261 57 8 7 T.O. PARAPET 469' -4" T.O. ROOF SCREEN 478' -0"44' - 0"MAX AVERAGE BUILDING HEIGHT LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" 2A2B 5 9 1 T.O. PARAPET 469' -4" T.O. ROOF SCREEN 478' -0"44' - 0"MAX AVERAGE BUILDING HEIGHT 6 2 7 8 BUILDING CORNERBUILDING CORNER UNITIZED WINDOW WALL SYSTEM: MULLIONS: SIZE: 2 1/2" x 6" - STANDARD MULLION 2 1/2" x 5 1/2" - BUTT-JOINT MULLION FINISH: FACTORY COATED KYNAR COATING (GRAY METALLIC) W/ ASSOCIATED HARDWARE GLASS: A. VISION GLASS B. SPANDREL GLASS 1 UNITIZED CURTAIN WALL SYSTEM: MULLIONS: SIZE: 3” x 7 ½” - STANDARD MULLION 2 1/2”x 6” - BUTT-JOINT MULLION FINISH: FACTORY COATED KYNAR COATING (GRAY METALLIC) W/ ASSOCIATED HARDWARE GLASS: A. VISION GLASS B. SPANDREL GLASS C. CLEAR VISION GLASS 2 CEMENT PLASTER - STUCCO A. ACRYLIC PLASTER COLOR TO AMTCH - BENJAMIN MOORE 924 SAN MATEO BEACHED B. ACRYLIC PLASTER COLOR TO MATCH - BENJAMIN MOORE AC-3 TEXAS LEATHER C. SANTA BARBARA FINISH, SMOOTH TEXTURE COLOR TO MATCH - BENJAMIN MOORE AC-3 TEXAS LEATHER D. SANTA BARBARA FINISH, SMOOTH TEXTURE COLOR TO MATCH - BENJAMIN MOORE HC-24 PITTSFIELD BLUFF 3 STONE MANUFACTURER COLOR/FINISH SIZE: VARIES, SEE EXTERIOR ELEVATIONS 4 CEMENTITIOUS FIBER BOARD SYSTEM A. MANUFACTURER: CERTAINTEED TYPE:SMOOTH PANEL SIZE:4'-0" W x 8'-0" H x 5/16" THK COLOR TO MATCH: BENJAMIN MOORE AC-3 TEXAS LEATHER LOCATION:ROOF SCREEN 5 METAL SUNSHADE DEVICE / TRIM FINISH:ALUMINUM COLOR MATCH CURTAIN WALL MULLIONS 6 RAILING MATERIAL ALUMINUM COLOR TBD LOCATION EXTERIOR STAIRS, BALCONY 7 REVEALS A. PLASTER EXPANSION JOINT #40 TWO-PIECE. PAINTED TO MATCH STUCCO COLOR B. 1/2" WIDE FRY REGLET CHANNEL SCREED PCS-75-50 PAINTED TO MATCH STUCCO COLOR C. PLASTER CONTROL JOINT XJ15 PAINTED TO MATCH STUCCO COLOR 8 10 STRUCTURAL GLASS WALL SYSTEM BORDER MULLIONS SIZE: 2 1/2" X 2 1/2" MULLION FINISH: FACTORY COATED KYNAR COATING (GRAY METALLIC) WITH ASSOCIATED HARDWARE VERTICAL GLASS FINS SIZE: 1" X 12" FINISH: CLEAR GLASS TO MATCH SYSTEM GLASS PANELS GLASS A. CLEAR VISION GLASS LOCATION: LOBBY ENTRANCE 1A 1B 2A 2B 11 PAINTED METAL DOORS A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-200 ELEVATIONS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 SCALE:1" = 30'-0" NORTH ELEVATION - OVERALL1 SCALE:3/64" = 1'-0" NORTH ELEVATION - EAST ENLARGED2 SCALE:3/64" = 1'-0" NORTH ELEVATION - WEST ENLARGED3SCALE:3/64" = 1'-0" EAST ELEVATION4 KEYNOTES 1 RIBBON WINDOWS 2 ROOF SCREEN 3 ROLL UP DOOR 4 HIGH RIBBON WINDOWS 5 STOREFRONT WINDOWS 6 CURTAIN WALL WINDOWS 7 BRIDGE TO PARKING STRUCTURE 8 CABLE RAIL 9 EXTERIOR STAIR 10 STEP IN BUILDING PAD ELEVATION MATERIAL LEGEND NOTE: THIS PROJECT IS REQUESTING A DEVIATION FROM THE DECISION MAKING AUTHORITY FOR THE MAXIMUM BUILDING HEIGHT FOR THE STEPPED PORTION OF THE SITE PER MUNICIPAL CODE SECTION 21.34.070.A.2.b. THE PROPOSED BUILDING HEIGHT WILL NOT ADVERSLY AFFECT SURROUNDING PROPERTIES; AND THE BUILDING WILL NOT BE UNDULY DISPROPORTIONAL TO OTHER BUILDINGS IN THE AREA; ALSO, IF THE BUILDING PAD WERE NOT STEPPED, AND THE UPPER PAD ELEVATION WAS MAINTAINED FOR THE ENTIRE SITE PER MUNICIPAL CODE SECTION 21.04.065.2, THE HEIGHT OF THE BUILDING WOULD REMAIN THE SAME, SINCE THE BUILDING HEIGHT COULD BE MEASURED FROM THE NEW FINISHED GRADE. (NOTE ALL MATERIALS AND DESIGN ELEMENTS MATCH THE EXISTING HEADQUARTERS AND CONFERENCE CENTER BUILDINGS) 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 145 of 153 □ n LJ n LJ □ n 35' -0" 4 -MATERIALS 3 -COLORS ARTICULATED WALL 1A, 1B,3A,8 35' -0" 4 -MATERIALS 3 -COLORS ARTICULATED WALL 1A, 1B, 3A, 8 35' -0" 4 -MATERIALS 4-COLORS ARTICULATED WALL 1A, 1B,3A 3B, 8 35' -O" 3 -MATERIALS 3-COLORS ARTICULATED WALL 2A, 2B, 3B 35' -O" 35' -o· 4 -MATERIALS 4 -MATERIALS 4-COLORS 4 -COLORS ARTICULATED ARTICULATED WALL WALL 1A, 1B,3A 1A, 1B,3A 3B ,8 35' -0" 5 -MATERIALS 5 -COLORS ARTICULATED WALL 1A, 1B,3A, 38, 7, 8 3B, 8 n 35' -0" 4 -MATERIALS 4 -COLORS ARTICULATED WALL 1A, 1B, 3A 3B,8 • 35' -O" 6 -MATERIALS 5 -COLORS ARTICULATED WALL 1A,18,3A, 38, 7, 8, 11 35' -0" 35' -O" 5 -MATERIALS 4 -MATERIALS 4 -COLORS 4 -COLORS ARTICULATED ARTICULATED WALL WALL 1A, 1B,3A 1A 1B, 3A 3B , 8, 11 3B, 8 35' -0" 35' -0" 35' -O" I 35' -O" 35' -O" 35' -0" 35' -O" 4 -MATERIALS 4 -MATERIALS 5 -MATERIALS 4 -MATERIALS 5 -MATERIALS 4 -MATERIALS 4 -MATERIALS 4-COLORS 4-COLORS 5-COLORS 5-COLORS 5-COLORS 3 -COLORS 3-COLORS ARTICULATED ARTICULATED ARTICULAT ED ARTICULATED ARTICULATED ARTICULATED ARTICULATED WALL WALL WALL WALL WALL WALL WALL 1A, 1B, 3A 1A, 1B, 3A 1A, 1B, 3A 2A, 2B, 3A, 2A, 2B, 3A, 1A, 1B, 3A, 8 1A, 1B, 3A, 8 3B,8 3B, 8 3B, 7,8 3B,7 3B , 7,8 ~ % 0, ~ ==~==== • □ □ 35' -O" ~ - 4 -MATERIALS 3-COLORS ARTICULATED WALL 1A, 1B, 3A, 8 ;:y • ~ ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento. CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-44 1 -6800 10N1s LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" /2 A-201 /3 A-201 1 2A2B 3B54103A T.O. PARAPET 469' -4" T.O. ROOF SCREEN 478' -0" BASEMENT AREA 8 9 BUILDING CORNER BUILDING CORNER LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" 2 3 2A2B53A1 4 T.O. PARAPET 469' -4" T.O. ROOF SCREEN 478' -0" 6 1 7 8 5 BASEMENT AREA LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" 2A2B5 1 T.O. PARAPET 469' -4" T.O. ROOF SCREEN 478' -0"2516 44' - 0"MAX AVERAGE BUILDING HEIGHT LEVEL 1 418' -0" LEVEL 2 434' -0" LEVEL 3 450' -0" ROOF LEVEL 466' -0" 1A 1B 45 122 T.O. PARAPET 469' -4" PARKING STRUCTURE SEE SHEET A-202 1 A-50110 2 UNITIZED WINDOW WALL SYSTEM: MULLIONS: SIZE: 2 1/2" x 6" - STANDARD MULLION 2 1/2" x 5 1/2" - BUTT-JOINT MULLION FINISH: FACTORY COATED KYNAR COATING (GRAY METALLIC) W/ ASSOCIATED HARDWARE GLASS: A. VISION GLASS B. SPANDREL GLASS 1 UNITIZED CURTAIN WALL SYSTEM: MULLIONS: SIZE: 3” x 7 ½” - STANDARD MULLION 2 1/2”x 6” - BUTT-JOINT MULLION FINISH: FACTORY COATED KYNAR COATING (GRAY METALLIC) W/ ASSOCIATED HARDWARE GLASS: A. VISION GLASS B. SPANDREL GLASS C. CLEAR VISION GLASS 2 CEMENT PLASTER - STUCCO A. ACRYLIC PLASTER COLOR TO AMTCH - BENJAMIN MOORE 924 SAN MATEO BEACHED B. ACRYLIC PLASTER COLOR TO MATCH - BENJAMIN MOORE AC-3 TEXAS LEATHER C. SANTA BARBARA FINISH, SMOOTH TEXTURE COLOR TO MATCH - BENJAMIN MOORE AC-3 TEXAS LEATHER D. SANTA BARBARA FINISH, SMOOTH TEXTURE COLOR TO MATCH - BENJAMIN MOORE HC-24 PITTSFIELD BLUFF 3 STONE MANUFACTURER COLOR/FINISH SIZE: VARIES, SEE EXTERIOR ELEVATIONS 4 CEMENTITIOUS FIBER BOARD SYSTEM A. MANUFACTURER: CERTAINTEED TYPE:SMOOTH PANEL SIZE:4'-0" W x 8'-0" H x 5/16" THK COLOR TO MATCH: BENJAMIN MOORE AC-3 TEXAS LEATHER LOCATION:ROOF SCREEN 5 METAL SUNSHADE DEVICE / TRIM FINISH:ALUMINUM COLOR MATCH CURTAIN WALL MULLIONS 6 RAILING MATERIAL ALUMINUM COLOR TBD LOCATION EXTERIOR STAIRS, BALCONY 7 REVEALS A. PLASTER EXPANSION JOINT #40 TWO-PIECE. PAINTED TO MATCH STUCCO COLOR B. 1/2" WIDE FRY REGLET CHANNEL SCREED PCS-75-50 PAINTED TO MATCH STUCCO COLOR C. PLASTER CONTROL JOINT XJ15 PAINTED TO MATCH STUCCO COLOR 8 10 STRUCTURAL GLASS WALL SYSTEM BORDER MULLIONS SIZE: 2 1/2" X 2 1/2" MULLION FINISH: FACTORY COATED KYNAR COATING (GRAY METALLIC) WITH ASSOCIATED HARDWARE VERTICAL GLASS FINS SIZE: 1" X 12" FINISH: CLEAR GLASS TO MATCH SYSTEM GLASS PANELS GLASS A. CLEAR VISION GLASS LOCATION: LOBBY ENTRANCE 1A 1B 2A 2B 11 PAINTED METAL DOORS SCALE:1" = 30'-0" SOUTH ELEVATION - OVERALL1 SCALE:3/64" = 1'-0" SOUTH ELEVATION - EAST ENLARGED2 SCALE:3/64" = 1'-0" SOUTH ELEVATION - WEST ENLARGED3SCALE:3/64" = 1'-0" WEST ELEVATION4 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-201 ELEVATIONS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 KEYNOTES 1 CURTAIN WALL WINDOWS 2 RIBBON WINDOWS 3 MECHANICAL ROOM ACCESS 4 CABLE RAIL 5 EXTERIOR STAIR 6 ROOF SCREEN 7 INTERIOR STAIR 8 STEP IN BUILDING PAD ELEVATION 9 BROWN PLASTERED WING WALL FEATURE EXTENDING OUT FROM RECESSED STAIR 10 BROWN PLASTERED WING WALL FEATURE MATERIAL LEGEND 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 146 of 153 □ n LJ n LJ □ n 4 -MATERIALS 4 -COLORS ARTICULATED WALL 1A, 1B,3A 3B,8 35' -O" 5 -MATERIALS 4-COLORS ARTICULATED WALL 1A, 1B, 3A 8, 11 4 -MATERIALS 4 -MATERIALS 4 -COLORS 4-COLORS ARTICULATED ARTICULATED WALL WALL 1A, 1B,3A 1A, 1B, 3A 3B, 8 3B, 8 35' -O" 6 -MATERIALS 6 -COLORS ARTICULATED WALL 1A, 18, 3A 3B, 7, 8, 11 7 4 -MATERIALS 4-COLORS ARTICULATED WALL 2A, 2B , 3A 3B, 8 35' -O" 5 -MATERIALS 6 -COLORS ARTICULATED WALL 1A, 1B,3A 7,8 • 4 -MATERIALS 4 -MATERIALS 4-COLORS 4 -COLORS ARTICULATED ARTICULATED WALL 1A, 1B, 3A 3B, 8 35' -O" 4 -MATERIALS 3 -COLORS ARTICULATED WALL 1A, 1B, 3A, 8 WALL 1A, 1B, 3A 3B,8 4 -MATERIALS 4-COLORS ARTICULATED WALL 1A, 1B,3A 3B, 8 □ I 35' -O" 35' -O" 35' - O" 4 -MATERIALS 4-MA ERIALS 3 -MATERIALS 3 -MATERIALS 5 -COLORS 4 -COLORS 4 -COLORS 4-COLORS ARTICULATED ARTICULATED ARTICULATED ARTICULATED WALL WALL WALL WALL 3A, 3B, 4 2A, 2B , 3A 2A, 2B, 3A 1A, 1B,3A 8, 10 38, 8 38, 8 38, 8 □ □ 35' - O" 35' -O" 3 -MATERIALS 3 -MATERIALS 4-COLORS 3-COLORS ARTICULATED ARTICULATED WALL WALL 1A, 1B, 3A 1A, 1B, 3A 38, 8 38, 8 7 -- ~ n ~ 11111 D GA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115.San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-44 1 -6800 10N1s LEVEL 2 434' -0" PARKING 1 413' -6" PARKING 2 423' -9" 3 2nd LEVEL ENTRY 12 3 5 6 6 712 LEVEL 2 434' -0" PARKING 1 413' -6" PARKING 2 423' -9" 1 2 345 67 1112 LEVEL 2 434' -0" PARKING 1 413' -6" PARKING 2 423' -9" P1 P2 P3 P4 1st LEVEL ENTRY 3 712 LEVEL 2 434' -0" PARKING 1 413' -6" PARKING 2 423' -9" P5P6P7P8 12 3 11 67 METAL SUNSHADE DEVICE FINISH:ALUMINUM COLOR MATCH CURTAIN WALL MULLIONS 6 RAILING MATERIAL ALUMINUM COLOR TBD LOCATION EXTERIOR STAIRS, BALCONY 7 CMU MANUFACTURER RCP BLOCK SIZE 8"x8"x16" FINISH PRECISION-MULTI COLORED RANDOM PATTERN COLOR BUFF 50% MISSION 20% EL RANCHO 20% PADRE 10% GROUT WHEAT #475 11 NATURAL CONCRETE FINISH12 A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-202 PARKING STRUCTURE ELEVATIONS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 SCALE:1/16" = 1'-0" PARKING STRUCTURE NORTH WEST ELEVATION2 SCALE:1/16" = 1'-0" PARKING STRUCTURE SOUTH EAST ELEVATION1 SCALE:1/16" = 1'-0" PARKING STRUCTURE SOUTH WEST ELEVATION3 SCALE:1/16" = 1'-0" PARKING STRUCTURE NORTH EAST ELEVATION4 KEYNOTES 1 LINE OF ROOF AT ADA PARKING 2 ELEVATOR 3 CABLE RAIL 4 EXTERIOR STAIR 5 PARKING LIGHT 6 GREEN SCREEN MATERIAL LEGEND 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 147 of 153 LJ 7 7 □ 7- □ Parking Structure Green Fac;:ade Details Wall Mounted _,,...----$UJG « St:ll:1'11 fflGllll(""SI bpk,-11 Allonomotrlc greenscreen E! ,,~w..,..,-='QOTI I """* mu -,ha:r; ha... --""· ""'14'illl<t-frd •fDflM lC> ioOf9 M 1Pl~IJ"lg 111, iilll,,,J,ig'\11,i'I!~ .......... to twlC:11 11-dr fflfl.llmurn l'itk!M I I I I ~--------------------I I I I I ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I filbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-500 EXISTING MATERIAL PALETTE IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 148 of 153 ~ 0 NORTHEAST CORNER OF "WING C" 0 NORTH VIEW OF "WING C", "WING B", AND "WING A" 0 SOUTH VIEW OF "WING C 0 SOUTH VIEW OF "WING A" AND "WING B" ~ 0 VIEW OF "WING C" AND COOLING TOWER ENCLOSURE 0 VIEW OF "WING C", COOLING TOWER ENC LOSURE , AND BASKETBALL COURT 0 NORTHWEST CORNER OF "WING A" 0 SOUTH VIEW OF "WING B" AND "WING C" EXTERIOR FINISH/ MATERIAL LEGEND: □ . □ CLEAR GLASS SPANDREL GLASS STUCCO: TEXTURED FINISH STUCCO; SMOOTH FINISH STONE WOOD CMU UNITIZED WINDOW WALL SYSTEM: MULLIONS: ~ 2½"i;:6"-STANDARD MULLION 21/2" x 5112" - BUTT-JOINT MULLION FINISH: FACTORY COATED KYNAR COATING \GRAY METALLIC) WITH ASSOCJATl:D HARDWARE GLASS: A VISION GLASS 8, SPANDREL GLASS UNITJZEP CUBJAIN WALL SYSTEM· MULLIONS: SIZE: 1 H4" x 7 ½" -STANDARD MULLION 2 1/2" x6· -BUTT-JOINT MULLION ..El1::!.lfilL FACTORY COATED KYNAR COATING (GRAY METALLI C) W ITH ASSOCIATED HARDWARE GLASS: A VISION GLASS B. SPANDREL GLASS C. CLEAR VISION GLASS CEMENT PLASTER · STUCCO: A. ACRYL IC PLASTER COLOR TO MATCH · BENJAMIN MOORE: 924 SAN MATEO BEACHES 8. ACRYL IC PLASTER COLOR TO MATCH · BENJAMIN MOORE: A.C-3 TEXAS LEATHER C. SANTA BARBARA FINISH, SMOOTH TEXTURE COLOR TO MATCH -BENJAMIN MOORE: AC-3 TEXA.S LEATHER D. SANTA BARBARA FINISH, SMOOTH TEXTURE COLOR TO MATCH-BENJAMIN MOORE: HC-24 PITTSFIELD BLUFF STONE; MAN\JFA{iJLJBJ;iB' REFER TO T.1, PACKAGE-07.15.10 COLOR f FINISH SIZE: VARIES, SEE EXTERIOR ELEVATIONS LOCATION~ LOBBY EXTERIOR ACCEriT WALL CEMENTITIOUS FIBER BOARD SYSTEM: A. NOI USED B MANUFACTURER: CERTAINTEED ~ SMOOTH PANEL S:!ZE.; 4'-0' W. x 8'-0" H. x 5116" THK. COLOR TO MATCH: BENJAMIN MOORE: AC-3 TEXAS LEATHER LOCATION: ROO F SCREEN METAL SUNSHADE DEVICE~ FINISH: ALUMINUM [9196' MATCH CURTAIN WALL MULLIONS BAlLING· A MATERIAL: ALUMINUM COLOR: T.B.D ] QGAJIQN· EXTERIOR STAIRS, BRIDGE AND WING-A BALCONY REVEALS; A. PLASTER EXPANSION JOINT# 40 TWO-PIECE. PAINTED TO MATCH STUCCO COLOR. B. 112• WIDE FRY REGLH CH~NEL SCREED PCS-7'$-50 PAINTED TO MATCH STUCCO COLOR. C . PLASTER CONTROL JOINT XJ15. PAINTED TO MATCH STUCCO COLOR. 0. NOTUSED E. NOT USED WOOD DECKING· MANUFACTURER TIPE: = I OCATlQN· "ADVANTAGE TRIM & LUMBEF:" "IPE DECKlNG" DARK BROWN WALNUT BRIDGE MANIJFACTLJBEB' RCP BLOCK SIZE: 8",c8",c16" FIN1SH PRECISION . MULTI COLORED RANDOM PATTERN COLOR: BUFF 50% MISSION 20% EL RANCHO 20% PADRE 10% ,!;iliQlJL WHEAT #475 ARCHITECTURAL LOUVERS MATCH COLOR OF METAL PANELS TEMPERED GLASS STRUCTURAL GLASS WALL SYSTEM: BORDER MULLIONS: SIZE: 2 ½" x 2 ½" • MULLION FINISH: FACTORY COATED KYNARCOATING (GRAY METALLIC) W1TH ASSOCIATED HARDWARE VERTICAL GLASS FINS: SIZE: 1" x 12' ~ CLEAR GLASS TO MATCH SYSTEM GLASS PANELS GLASS: A. CLEAR VISION GLASS LOCATION: LOBBY ENTRANCE ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I filbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-901 PERSPECTIVE VIEWS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 GREENSCREEN - SEE SHEET A-202 (WITH TYPICAL FINISHES NOTED) SCORING/REVEALSTONE ACCENT WALL AT ENTRY TO MATCH CONFERENCE CENTER AND HQ BUILDINGS MATERIAL #1 PLASTER BROWN PLASTER ACCENT WALLS MATERIAL #2 GLASS MATERIAL #3 ALUMINUM MULLIONS 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 149 of 153 CONCEPT DESIGN !View at South West CONCEPT DESIGN I Aerial View \ \ \ \ \~\ CONCEPT DESIGN I SE View CONCEPT DESIGN I SW View ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s A N N REN. 12/31/22 NO. C22219L TATSENECI TA RN AOCF IL OF ONAIEJ.Y ADE CS CS TI E HCR CCLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DGA planning | architecture | interiors 2018 DATEDESCRIPTIONNO. AS SHOWN CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com STAMP S P U R L O C K + SDP 2021-0029 A-902 PERSPECTIVE VIEWS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 MULTI-COLOR CMU TO MATCH EXISTING CAMPUS. ALSO SEE PHOTOS ON SHEET A-500 MULTI-COLOR CMU TO MATCH EXISTING CAMPUS. ALSO SEE PHOTOS ON SHEET A-500 WHIPTAIL LOOP 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 150 of 153 CONCEPT DESIGN I 3rd Level Entry at Pkg Structure CONCEPT DESIGN I View at Bri dge CONCEPT DESIGN !View at North Amenity CONCEPT DESIGN I Whiptail Loop Pedestrian Bridge ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View, CA 94043 20 I f ilbert Street, 3rd floor, San Francisco, CA 94 I 33 2550 Fifth Avenue, Suite 115,San Diego, CA 92103 I 720 8th Street, Sacramento, CA 9581 I * * 650-943-1660 415-477-2700 6 I 9-685-3990 91 6-441 -6800 10N1s CONSULTANTS Civil Engineer Landscape Architect 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com MICHAEL BAKER INTERNATIONAL 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 SPURLOCK LANDSCAPE ARCHITECTURE CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spurlock-land.com S P U R L O C K + SDP 2021-0029 STAMP CLIENT PROJECT ADDRESS PROJECT NO. SCALE TITLE DATEDESCRIPTIONNO. AS SHOWN IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT 21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 21004 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 151 of 153 :: .0 b ., b.e b.c b .D b.c \J.o b.c b.e C .o b .o b.a O.o ~ b .e ,., O.o C .o ll .o b.c b.o b.c EB a. o b., b.c "-o e.o ~, b.o □.o a.o b\ b.c ll .o b .o b.c 1 \ 1 SITE PLAN . SCALE: 1" = 40'-0" '. ___ ./ 0 20' 40' 80' 1:.o ll.o ti.o b.c 1:.o ll.o ti.a b.o tl.c 1:.o ti.a b.o ll.c 1:.o ti.a b.o ll.c C.o b.o b.o ll.c C.o b.o b.o ll.c il.o l:.o b.o O.c il.o l:.o b.o O.c il.o l:.o b.o b.c il.o l:.o b.o b.: O.o l:.o b.o b.: O.a b.o b.o b.: O.a b.o b.o b.c b.a b.o b.o b.c b.a ' \ e .o \ \ \ \ \ \ \ \ 2 3 4 b .o b .o b .o b .o b .o b ·" b .o b .o b .o b ., b .o b ., b .o b .o b ., lJ .o b .o GENERAL NOTES ALL CALCULATIONS ARE TAKEN AT GRADE LIGHT LOSS FACTOR CALCULAlED AT 0.9. AVG/MIN UNIFORITY TARGET 5:1 PER IESNA MAX/MIN UNIFORITY TARGET 10:1 PER IESNA O.o b., b., O.o b., O.o ,., b., b. c b., b. C b.o ti.c ,., b.e b., b. c b., b. C b.o ti.c ti.o O.oo .c rr------- i ' --~-:.:::-~ ----,, I ,11ffi ~ 11111 DGA planning I architecture I interiors 550 Ellis Street, Mountain View. CA 94043 20 I Fi lbert Street, 3rd Floor, San Francisco, CA 941 JJ 2550 Fifth Avenue, Suite 115, San Diego, CA 92103 1720 8th Street. Sacramento. CA 95811 DGA planning I architecture I interiors 650-943-1660 415-477-2700 619-685-3990 9 I 6-441 -6800 201a cc::; DATEDESCRIPTIONNO. 1 PRELIMINARY REVIEW SUBMITTAL 07.08.2021 2 SDP REVIEW CYCLE #1 11.04.2021 3 SDP REVIEW CYCLE #2 03.21.2022 4 SDP REVIEW CYCLE #3 06.01.2022 5 SDP REVIEW CYCLE #4 08.31.2022 6 SDP - FINAL SUBMITTAL 02.07.2023 March 1, 2023 Item #1 Page 152 of 153 LOT 20 A-101 LOT 24 OVERALL SITE PLAN -IONIS CAMPUS SCALE: 1' -80'-0' SITE PARKING INFORMATION -LOTS 21 & 22 TOTAL SITE PARKING PROVIDED STANDARD SPACES COMPACT SPACES ADA SPACES PARKING PROVIDED: SURFACE/ UNCOVERED PARKING COVERED PARKING TOTAL ACCESSIBLE PARKING REQUIRED: (PER 2019 CBC TABLE 118-208.2 & 11B-208.2.4) TOTAL ACCESSIBLE PARKING PROVIDED UNCOVERED: STANDARD ACCESSIBLE VAN ACCESSIBLE TOTAL ACCESSIBLE PARKING PROVIDED COVERED: STANDARD ACCESSIBLE: VAN ACCESSIBLE: OTHER PARKING PROVIDED: LOADING SPACES REQUIRED: LOADING SPACES PROVIDED: ZERO EMISSION / CARPOOL REQUIRED : ZERO EMISSION/ CARPOOL MINIMUM PROVIDED UNCOVERED: (8% OF 326 TOTAL SPACES) ZERO EM ISSION / CARPOOL MINIMUM PROVIDED COVERED: (8% OF 100 TOTAL SPACES) (NQTE -EV ARE INCLUDED IN PARKING COUNT ABQVE) MINIMUM REQUIRED ELECTRIC VEHICLE SPACES REQUIRED: FUTURE ELECTRIC VEHICLE PROVIDED UNCOVERED· (10% OF 326 TOTAL SPACES) . FUTURE ELECTRIC VEHICLE PROVIDED COVERED: (10% OF 100 TOTAL SPACES) ELECTRIC VEHICLE SPACES W CHARGER PROVIDED: BICYCLE PARKING SHORT TERM BICYCLE PARKING REQUIRED: (5% of 426) SHORT TERM BICYCLE PARKING PROVIDED: LONG TERM BICYCLE PARKING MINIMUM REQUIRED: Cl'/ 1TH LO CKERS OR COVERED LOCKABLE ROOM WITH RACKS) (5% OF 426 TOTAL SPACES) LONG TERM BICYCLE PARKING PROVIDED: I~ 111 11 J I I I I TTnTTlr 426SPACES 335 SPACES 91 SPACES 10 SPACES (INCLUDED IN TOTAL) 326 SPACES 100 SPACES 9 SPACES 6SPACES 5 SPACES 1 SPACE 4SPACES 3 SPACES 1 SPACE 0 SPACES 2 SPACES 34 SPACES 26 SPACES 8 SPACES 43 SPACES 33 SPACES 10 SPACES 22 22 RACK SPACES 22 RACK SPACES 22 22 (LOCATED IN BASEMEND EB 40' 80' 160' DGA planning I architecture I inte1ior: >SO EHG"Stret:t.Mounli'llnV-l(fw,C,A 9-t~J 650-913-16'° 201 Fai.t!n Stntt.3nJ Floor,5.ii" fn.nciKo.CA 9-4131 "IS-4n-2700 1550 F,,frhA¥".nut:1 Surui 115. San D1e.,.o, CA '1103 6L9-.685-3'3'90 1710 Bet. Strn.L~tf'Jlmeuro,CA '9~811 916-4~1-68.00 CONSULTANTS Civil Engineer MICHAEL BAKER INTERNATIONAL 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER EMAIL: bkoliver@mbakerintl.com S P U R L O C K + Landscape Architect STAMP SPURLOCK LANDSCAPE ARCHITECTURE 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 CONTACT: ANDREW SPURLOCK EMAIL: aspur1ock@spur1ock-land.com 10N1s CLIENT PROJECT ADDRESS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT21 AND22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 PROJECT NO. 21004 SCALE AS SHOWN TITLE OVERALL SITE PLAN A-100 DGA planning I architecture I interiors DATEDESCRIPTIONNO.1 PRELIMINARY REVIEW SUBMITTAL 07.08.20212 SDP REVIEW CYCLE #111.04.20213 SDP REVIEW CYCLE #203.21.20224 SDP REVIEW CYCLE #306.01.20225 SDP REVIEW CYCLE #408.31.20226 SDP - FINAL SUBMITTAL 02.07.2023March 1, 2023Item #1 Page 153 of 153. 1 \SITE PLAN . SCALE: 1" = 40'-0" PROPERTY LINE PROPERTY LINE MINIMUM LANDSCAPE SETBACK LINE 20' 40' CB 80' / / 1STLEVEL F.F.= 418 2ND LEVEL F.F.= 434 3RD LEVEL F.F.= 450 NEW3-LEVEL LAB/OFFICE BUILDING 164,833 SOFT PROPERTY LINE SITE PLAN GENERAL NOTES 1. PROVIDE BUILDING ADDRESS NUMBERS, VISIBLE AND LEGIBLE FROM THE STREETOR ROAD FRONTING THE PROPERTY PER FHPS POLICY P-00-6 (UFC 901.4.4) 2. THIS PROJECT WILL NOT DISCHARGE ANY INCREASE IN STORM WATER RUN-OFF ONTO THE EXISTING HILLSIDE AREAS 3. AT THE STORM WATER DISCHARGE LOCATIONS, SUrTABLE ENERGY DISSIPATERS ARE TO BE INSTALLED TO REDUCE THE DISCHARGE TO NON-ERODIBLE VELOCITIES 4. MULTIPLE STORM WATER DISCHARGE LOCATIONS WILL BE USED TO MIMIC THE EXISTING DRAINAGE PATTERN 5. NO ADDITIONAL RUN-OFF IS PROPOSED FOR THE FOR THE DISCHARGE LOCATIONS 6. PRIOR TO THE ISSUANCE OF ANY CONSTRUCTION PERMIT, THE OWNER I PERMITTEE SHALL ENTER INTO A MAINTENANCE AGREEMENT FOR THE ONGOING PERMANENT BMP MAINTENANCE, SATISFACTORY TO THE CITY ENGINEER 7. ALL UTILITIES ARE TO BE SCREENED. SEE LANDSCAPE DRAWINGS FOR SCREENING ELEMENTS. -PROPERTY LINE --/ -------- -__ ,..._ _ -----1----- ---- -SDP 2021-0026/MS202 I -0007 DGA planning I architecture I interio~ 550 ElliS S-treet. MoYntain Vilew. CA 94043 ,6:;o.,9-43-,j U:t '201 Filbert Strttt. lrd Floor. S;m fnnciJc:o. CA 911 l 3 ◄f~,trf:2"ni,j 2550 Fifth Avenue. Suite 11 5, San Di~, CA 92103 619~~ I 720 8lh Stn!!et. ~c:nimmto. CA 9581 I 9f~~eoo CONSULTANTS Civil Engineer MICHAEL BAKER INTERNATIONAL 9755 CLAIREMONT MESA, SAN DIEGO CA 92124 TEL: 858.614.500 CONTACT: BRIAN OLIVER 2ND LEVEL F.F.= 434 EMAIL: bkoliver@mbakerintl.com SITE PLAN LEGEND PATH OF TRAVEL +----+----+-** EVF EVG 3RD LEVEL F.F.= 450 PROPERTY LINE SETBACK LINE RETAINING WALL AREA OF NEW FIRE LANE ACCESSIBLE PATH OF TRAVEL. DO NOT EXCEED 5% SLOPE IN DIRECTION OF TRAVEL AND DO NOT EXCEED 2% CROSS SLOPE. FIRE HYDRANT FIRE ACCESS ROADWAY SIGN ACCESSIBLE PARKING SIGN DENOTES HEV I CARPOOL PARKING STALL. ELECTRIC VEHICLE PARKING SPACE WITH CHARGING FUTURE ELECTRIC VEHICLE PARKING SPACE KEYNOTES 10 11 PROPOSED MAXIMUM 6' TALL RETAINING WALL PROPOSED BRIDGE FROM EXISTING STRUCTURE TO NEW STRUCTURE PROPOSED OUTDOOR SEATING AND EATING AREA (SEE LANDSCAPE PLANS) PROPOSED ACCESSIBLE PARKING STALL PROPOSED SURFACE PARKING STALL, 8'-£" x 20'-0" FOR STANDARD STALL OR MINIMUM OF 170 SF. COMPACT SPACES 8' x 15' PROPOSED TRASH AND RECYCLE PROPOSED MECHANICAL ENCLOSURE & EQUIPMENT YARDS PROPOSED LOADING BIORETENTION PER LANDSCAPE MAIN BUILDING ENTRY FIRE HYDRANT S P U R L O C K + Landscape Architect STAMP SPURLOCK LANDSCAPE ARCHITECTURE 2122 HANCOCK ST SAN DIEGO, CA 92110 TEL: 619.681.0090 CONTACT: ANDREW SPURLOCK EMAIL: aspurlock@spur1ock-land.com 10M1s CLIENT PROJECT ADDRESS IONIS PHARMACEUTICALS IONIS PHARMACEUTICALS LOT21 AND 22 WHIPTAIL LOOP WEST, CARLSBAD CA 92010 PROJECT NO. 21004 SCALE AS SHOWN TITLE SITE PLAN A-IOI DGA planning I architecture I interiors 2018 J"