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HomeMy WebLinkAboutRP 10-46; SEASIDE VILLAGE CORNER; Redevelopment Permits (RP) (6)The Gity of Cansbad Housing and Neigliborhood Service D^artment A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: August 3, 2011 Application complete date: April 19, 2011 Project Planner: Austin Silva Project Engineer: Clyde Wickham SUBJECT: RP 10-46/CDP 10-32 - SEASIDE VILLAGE CORNER - Request for a recommendation of approval of a Major Review Permit and Coastal Development Permit to allow the construction of a mixed-use development project consisting of 5,029 square feet of commercial/retail space and 5,793 square feet of office space on the property located at 880 Carlsbad Village Drive in Land Use District 2 of the Village Review Zone. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6794 and 6795 RECOMMENDING APPROVAL of RP 10-46 and CDP 10-32 to the City Council based on the fmdings and subject to the conditions contained therein. II. INTRODUCTION Pursuant to Section 21.35.080 of the Carlsbad Municipal Code, new construction of a building within the Village Area that has a building permit valuation greater than $150,000 requires approval of a Major Review Permit and any subsequent amendments. The project also requires approval of a Coastal Development Permit because the project is located in the Village segment of the Coastal Zone. In accordance with Major Review Permit procedures, the two permits are being brought forward for a recommendation by the Planning Commission and will be submitted for fmal approval by the City Council. There are no unresolved issues and staffs recommendation of approval with conditions is supported by the following analysis. ni. PROJECT DESCRIPTION AND BACKGROUND The proposed project consists of a request for a Major Review Permit and Coastal Development Permit to construct a 10,822 square foot, two-story, mixed-use building. Proiect Site/Setting The project is located at 880 Carlsbad Village Drive on the northwest comer of Carlsbad Village Drive and Harding Street in District 2 of the Village Review zone as shown on the attached location map. The subject property totals 13,699 square feet and is currently vacant. Previously, the site was occupied by a 76 gas station, car wash and small retail building which were demolished within the past few years. All hazardous materials have been cleared from the site. The site is bordered by a two-story office building to the north, a bank across the alley to the west, a parking lot for the Carlsbad Christian Assembly across Carlsbad Village Drive to the south, and gas station across Harding Street to the east. RP 10-46/CDP 10-32 - SEA^E VILLAGE CORNER August 3, 2011 PAGE 2 Proposed Construction The applicant is proposing to construct a two-story, 10,822 square foot mixed-use building consisting of 5,029 square feet of ground floor commercial/retail space and 5,793 square feet of second floor office space. The ground floor will be divided into four suites, three dedicated towards retail uses and one for a coffee shop, tea room, or take-out food establishment. The second floor will be divided to create four office suites and two bathrooms, one with a shower available to employees who choose to ride their bicycle to work. The office suites will utilize tall ceilings and natural light with the use of dormers and windows in a tower feature of the building. It is anticipated that the enhanced design of the office space will attract architects, graphic artists, interior designers and other professionals in the design field. The building incorporates Craftsman architectural elements with the use of beige vertical siding, extensive use of creek rock on the ground floor, exposed rafters, dormers, decorative vents on the dormers and gable ends, and Craftsman style lighting fixtures. A tower feature provides a focal point for the project at the comer of Carlsbad Village Drive and Harding Street. Large windows accented by canvas awnings are used for the retail space to increase the visibility of merchandise along the storefronts on Carlsbad Village Drive. Portions of the second floor are setback along Carlsbad Village Drive to help reduce the massing of the building and to create balcony space for the offices. Craftsman style windows are enhanced with trim, shutters and flower boxes. In an effort to enhance the pedestrian environment along Carlsbad Village Drive, the building is located close to the sidewalk. This also helps in screening the surface parking lot from Carlsbad Village Drive. Proposed Grading Cut: 300 CY Fill: 186 CY Export: 300 CY Impact on Coastal Resources The proposal consists of a mixed-use development in an area that is currently developed; no agricultural activities, sensitive resources, geological instability, flood hazards or coastal access opportunities exist onsite; and the development does not obstruct views of the coastline as seen from public lands or public right-of-ways or otherwise damage the visual beauty of the Coastal Zone. IV. ANALYSIS The proposed project amendments are subject to the following ordinances, standards, and policies: A. Village (V) General Plan Land Use designation; and B. Village Review Zone (CMC Chapter 21.35), District 2 (Village Master Plan and Design Manual); and C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual); and The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulation and policies. The project's compliance with each of the above regulations and policies is discussed in the sections below. RP 10-46/CDP 10-32 - SEA^E VILLAGE CORNER August 3, 2011 PAGE 3 A. ViUage (V) General Plan Land Use designation The Carlsbad General Plan includes the following goals for the Village: 1) a City which preserves, enhances and maintains the Village as a place for living, working, shopping, recreation, civic and cultural functions while retaining the Village atmosphere and pedestrian scale; 2) a City which creates a distinct identity for the Village by encouraging activities that traditionally locate in a pedestrian-oriented downtown area, including offices, restaurants, and specialty shops; 3) a City which encourages new economic development in the Village and near transportation corridors to retain and increase resident-serving uses; and 4) a City that encourages a variety of complementary uses to generate pedestrian activity and create a lively, interesting social environment and a profitable business setting. The proposed project is consistent with the goals for the Village, as outlined within the General Plan, because it provides for a mix of office and commercial/retail uses in an appropriate location within the Village. This in tum provides greater employment opportunities, enhances the pedestrian orientation of the area, and retains the Village character and pedestrian scale through adherence to the land use regulations and design guidelines set forth for the area. The project's proximity to existing bus routes and mass transit will help to further the goal of providing new economic development near transportation corridors. Furthermore, the project will provide a strong street presence with extensive architectural relief, including outdoor decks looking out over the adjacent streets. B. Village Review Zone (CMC Chapter 21.35), District 2 (Village Master Plan and Design Manual) The proposed project meets the goals that have been identified in the Village Master Plan and Design Manual by providing new constmction of a mixed-use project in the Village. The specific development standards for new development within Land Use District 2 are as follows: Building Setbacks The Village Master Plan and Design Manual set forth the standard for the front, rear and side yard setbacks for the property. In Land Use District 2, there are no minimum or maximum side or rear setback requirements, with the exception that at grade parking lots must be set back a minimum of 5 feet from any property line for landscaping purposes. The front yard setback requirement for the ground floor portion of the proposed building is 0 feet, with a 10 foot average setback for the second floor and above. All setbacks are measured from property lines. Within the proposed project, the front yard setback for the ground floor of the building is 0 feet. However, the setback gradually increases to 4 feet 7 inches as the building meets the west property line. Both the west and east side yards have a zero foot setback while the rear portion of the proposed building has a setback of 47 feet. To approve the project submitted by the applicant, a standards modification will be required to reduce the 10 foot average setback for the second floor to an average of 5.1 feet with the use of balconies, and to reduce the setback requirement for the at grade parking lot from the minimum of 5 feet from any property line to 3 feet 2 inches for landscaping purposes. The applicant has proposed a 3 foot tall green screen fence with vines to assist in hiding the parking area. RP 10-46/CDP 10-32 - SEA^E VILLAGE CORNER August 3, 2011 PAGE 4 Standards Modification: The Village Master Plan and Design Manual allows the City Council to approve development standard modifications where the applicant can provide acceptable evidence that a requested development standard modification is necessary in order for silver level or higher LEED (Leadership in Energy & Environmental Design) Certification, or a comparable green building rating, and to maintain the financial feasibility of the development with such certification. Standards modifications are also permitted for projects which assist the City in meeting the goals and objectives set forth with the Village Master Plan and Design Manual, such as providing for redevelopment of blighted or undemtilized properties and/or mixed-use developments. The applicant is requesting a standards modification for the building setbacks and parking. The setback modification will be discussed in this section, and the parking modification will be addressed later in this report. As noted above, the applicant has requested approval of a standards modification to allow for the reduction from a required 10 foot average setback on the second floor to a 5.1 foot average setback. According to the applicant, implementation of the 10 foot average setback requirement will result in a loss of 704 square feet of office space on the second floor, which has a negative impact on the financial feasibility of the development. The request for a standards modification also includes a reduction from a 5 foot setback requirement for the at grade parking lot to a 3 foot 2 inch setback to be used for landscaping only. Without this reduction for the parking landscape area, the building will lose 542 square feet of floor space on the first and second floors, which again impacts the financial feasibility of the development. The applicant has determined that the additional 1,246 square feet of floor area that would be realized with the noted standards modifications for the setback requirements is a necessary incentive in order to construct a building that will receive a silver or higher LEED certification. In order to achieve the silver level LEED certification, a project must receive 50-59 points out of a possible 110 points on the LEED project checklist (see attached assessment). Some features that the project will use to achieve the certification include the redevelopment of a former brown field site, close proximity to public transit, water use reduction, water efficient landscaping, re-use of materials, and the use of regional materials and low-emitting materials. To justify the expense of these development features, the additional square footage of leasable space is necessary. Staff is supportive of the standards modification for the noted setback requirements as the applicant will be constmcting a "green" building and providing a well designed, attractive and desirable project in the Village. The proposed development is well articulated with balconies and other interesting design features, which negates the need for the average 10 foot setback on the second floor. In addition, the applicant has proposed an altemate design feature for the parking lot landscaping which will provide adequate screening and appropriate enhancements for the at grade parking lot. Therefore, staff is recommending approval of the requested standards modifications for the noted setback requirements. Building Coverage All projects in Land Use District 2 may have up to 100% building coverage. For the proposed project, the building coverage is 38.13%. Therefore, it satisfies the building coverage standard. Building Height The maximum building height limit for Land Use District 2 is 45 feet. A building height of 38' feet is proposed. Therefore, the building height is in compliance with the standard set forth in the Village Master Plan and Design Manual. RP 10-46/CDP 10-32 - SEA^E VILLAGE CORNER August 3, 2011 PAGE 5 Roof Pitch All projects in Land Use District 2 are required to have a 5:12 roof pitch on at least 50% ofthe total roof stmcture. The roof for the proposed project incorporates a 6:12 pitch on the entire roof stmcture, which ensures its compliance with the roof pitch development standard. Open Space A minimum of 20% of the property must be maintained as open space. The open space must be devoted to landscaped pedestrian amenities in accordance with the City of Carlsbad's Landscape Manual, and, per the Village Master Plan and Design Manual, open space may be dedicated to landscaped planters, open space pockets and/or connections, roof gardens, balconies, and/or patios. Qualified open space for the proposed project includes: landscape and hardscape on the ground floor of the sides and rear of the building, the common patio/deck, and private balconies on the second and third floor. The project provides for a total of 3,344 square feet of open space, which represents 24% of the site and is consistent with the open space standard. Parking The parking requirement for the office and commercial/retail portion of the project is one parking space per 300 square feet of net floor area. A commercial suite on the ground floor has been dedicated for use by a coffee shop, tea room, or take-out food establishment, which has a parking requirement of one space per 200 square feet of net floor area. As designed and without parking standards modifications, the parking requirement for the 8,692 square feet of net floor area of commercial retail/office space is 29 spaces, and the proposed 1,085 square feet for a coffee shop, tea room, or take-out food establishment has a parking requirement of 5 spaces. The total requirement for parking is 34 spaces. The project provides 16 parking spaces in an at grade parking lot at the rear of the building, and is eligible to participate in the Parking-ln-Lieu Fee program for an additional 9 spaces at a total cost of $101,160 ($11,240/space). The applicant is requesting a standards modification for the proposed development to allow for an approximately 27% reduction in the total parking requirement for the development, a decrease in the total parking requirement from 34 to 25, with 16 spaces provided on site and the parking in-lieu fee paid for 9 spaces total. Standards Modification When considering revisions to the Village Master Plan and Design Manual in 2007, the City Council indicated it would give case-by-case consideration to a standards modification that resulted in the reduction of the overall parking requirement for a development if the developer agreed to implement programs that support the use of public/altemate transportation and/or were located within close proximity of public transit. The applicant is requesting the noted parking reduction because the development is located within 1,500 feet of a public bus stop and within Vi mile of the commuter rail station. In addition, the applicant is constmcting a building that will be certified at the LEED silver level which will provide for secure bicycle racks, shower and changing facilities, preferred parking for low-emitting and fuel efficient vehicles and reduced vehicle parking capacity to encourage the use of altemate forms of transportation, including public transportation, for both customers and employees. The applicant understood that there might be some concems about the reduction in on-site parking, especially during peak periods. Therefore, to help offset the parking reductions, the applicant has voluntarily entered into a parking agreement with the Carlsbad Christian Assembly who owns a parking lot directly across the street (Carlsbad Village Drive) that is not utilized .^I RP 10-46/CDP 10-32 - SEASIDE VILLAGE CORNER August 3, 2011 PAGE 6 Monday through Saturday. Employees of the development will be encouraged to utilize this church parking lot. This will ensure that more of the on-site parking is available for customers Monday through Saturday. The parking agreement is not proposed as a requirement to meet the parking standard, rather it provides additional parking during the hours and days that parking is anticipated to have the most demand. Staff is supportive of the request for the proposed parking reduction, and recommends approval of this requested standards reduction. The proposed development will assist in the continuing effort to revitalize the Village by providing for: 1) a higher intensity and mixed-use development within walking distance of the transit station; 2) additional retail space in a visually prominent location; 3) well designed office space that will attract high quality tenants; and 4) elimination of a blighting influence of a vacant, underutilized site in the primary entryway to the Village Area. The applicant has been able to provide for an altemate location to park vehicles should the demand exceed the onsite capacity of the development. This helps to ensure that the parking reduction will not have a negative impact on sunounding properties during peak periods and/or times of bad weather. C. Coastal Development Regulations for the Village Segment of the Local Coastal Program (CMC Chapter 21.81 and Village Master Plan and Design Manual) The site for the proposed project is located within the Village Segment of the Coastal Zone. Consistency with the Village Local Coastal Program is required for this project. The Village Master Plan and Design Manual function as the Local Coastal Program for the Village area. Therefore, as long as the project is consistent with the Village Master Plan and Design Manual, the project is consistent with the Local Coastal Program. Staff finds the proposed project to be consistent with the Village Master Plan and Design Manual and therefore the Local Coastal Program as discussed in the prior section. In addifion to the development standards set forth within the Village Master Plan and Design Manual, new developments within the coastal zone of the Village Area must be designed to minimize energy consumption and vehicle miles traveled and provide substitute means of serving developments with public transportation. Developers are required to provide incentives for altemate transit use. As noted within this report, the proposed project has been designed to meet a LEED Silver certification which includes features that minimize energy consumption and encourage the use of altemate transit, such as bicycles and walking by providing for secure bicycle racks, shower and changing facilities, preferred parking for low-emitting and fuel efficient vehicles and reduced vehicle parking capacity. V. ENVIRONMENTAL REVIEW The Planning Director has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment. Therefore, the project is categorically exempt from the requirement for the preparation of an environmental document pursuant to secfion 15332 of the State CEQA Guidelines as an in-fill project. A Notice of Exempfion will be filed by the Planning Director upon project approval. RP 10-46/CDP 10-32 - SEASIDE VILLAGE CORNER August 3, 2011 PAGE 7 ATTACHMENTS; 1. Planning Commission Resolution No.6794 (RP) 2. Planning Commission Resolution No. 6795 (CDP) 3. Location Map 4. Background Data Sheet 5. Disclosure Statement 6. Standards Modification Justification Letters From Applicant 7. LEED Project Checklist 8. Reduced Exhibits 9. Exhibits "A" - "J" dated August 3, 2011 SITEMAP N NOT TO SCALE Seaside Village Corner RP 10-46/CDP 10-32 ACKGROUND DATA SHEET CASE NO: RP 10-46/CDP 10-32 CASENAME: SEASIDE VILLAGE CORNER APPLICANT: Elizabeth Speck REQUEST AND LOCATION: To allow the constmcfion of a mixed-use development consisting of 5,029 square feet of commercial/retail and 5,793 square feet of office space on the propertv located at 880 Carlsbad Village Drive. LEGAL DESCRIPTION: Lots 29, 30. 31 and 32. in block 56 of amended map ofthe town, of Carlsbad, Countv of San Diego, State of Califomia, according to map thereof No. 775, filed in the office of the County Recorder of San Diego Countv, Febmarv 15, 1894. Excepting from said Lot 32, that portion thereof conveyed to the Citv of Carlsbad bv deeds recorded October 2, 1990 as file nos. 90-538340 and 90-53841 both of official records of said San Diego County. APN: 203-354-16 Acres: 31 Proposed No. of Lots/Units: N/A GENERAL PLAN AND ZONING Existing Land Use Designation: V (Village) Proposed Land Use Designation: V (Village) Density Allowed: 35 du/ac Density Proposed: N/A Exisfing Zone: VR (Village Review), District 2 Proposed Zone: VR (Village Review), District 2 Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site VR (Village Review) V (Village) Vacant North VR (Village Review) V (Village) Commercial(office) South VR (Village Review) V (Village) Parking lot for church East VR (Village Review) V (Village) Commercial(gas station) West VR (Village Review) V (Village) Commercial(bank) LOCAL COASTAL PROGRAM Coastal Zone: ^ Yes O No Local Coastal Program Segment: Village Within Appeal Jurisdicfion: • Yes ^ No Coastal Development Permit: ^ Yes O No Local Coastal Program Amendment: Q Yes ^ No Exisfing LCP Land Use Designation: Mixed-Use Proposed LCP Land Use Designation: Mixed- Use Exisfing LCP Zone: VR Proposed LCP Zone: VR Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 9 ENVIRONMENTAL IMPACT ASSESSMENT ^ Categorical Exemption, Section 15332 (In-fill development proiect on less than 5 acres) I I Negative Declaration, issued I I Certified Environmental Impact Report, dated. • Other, Revised 01/06 880 Carlsbad Viiiage Drive Mixed-Use Retail & Office Building CARLSBAD, CA FORMS, APPLICATIONS & REPORTS aaassssessjssEUSBmassBL. IMMMB msic ft mmnmcL SMDDIT (D CTP tr nc pmrnurn m mm ja^tiMMmimimitBBaHM-0 Perspective SHEET INDEX (TOT., or ,o SH^S) auam nm acn » iMmsart cmctPT nm wa. t Ui) Dnms /m coLow Q£y>iicNs - rw nggpict PROJECT INFORMATION SUMMARY tSKSSOrS PMCa Ik: OPEN AREA CALCULATIONS BfW MTO M nil «1KWi KeaunED: 2.740 SF NET BUUMG - 9,777 SF. TDTM. NET l£ASE PARMNC LOT AREA - 4,»93 SF (UNCOVCNED) —- — i RAUO- OPEN AREA LANDSCAPE AREA 1ST FUMN OPFN ARFA SF / 4,S5S - 14.4111 LS. • PARKMG LOT 24% TOTAL - 1.0S3 SF TsaiLseauBU. - IM* SF / una SF - 2« LEVEL 2 SETBACKS PARKING CALCULATIONS pMmc caiHT HEUUCIIONS • uoo n nia libs WOT PNmc K-UBi lEE (ag UW.1 - nw. inai- mas ina z - IDTAL TOUL KT UASME - •.777SFICr iE«a 1 arm mat/cm. MOB SF / 200 OIF - 1« » ifVEL 1 nnal ft ina 2 sFicES aj32 7 + un SF MO»g/iOOOIf • au7 SP nnN-UZPAMNC - 34Ji 9 MC KDUCnONS VPICD lEED SUER (1S9Q MASS IMMSn {laQ IMJB;FC(29Q TOTM. KSUCnON - -iut SP 34JI ~ lua - 1SJ7 SP 1 - H PMOW STALLS REOUaa CODE INFORMATION C0NS1RUCIKJN nrt: V-e. RJLLY SPMNKliRED •UUWC OCCUPANCY II, I ft A-2 FRONT, or S REaumens.: CARUBAO KLLACE DRKE. SEPARARONS RESD: NOW aARlE 90UJ, 10I4J: EXCEFRON) mAL JUHSOCRON: OTT OF CARLSBAD, COMTY OF SAN OEB) LECAL OESCRPROK LOIS 29, XL 31, ANO 32. M lUn 56 OF ANENOEO NAP OF HC TORN OF CMLSBAO, COUNTT OF SAN OCCO, STATE OF CAUFORMA, AOCOROMC TO VAP TICREOF ML 77S. FUD W TIC OFFICE OF IIC COUNTY WELORUtR OF SAN OCOO COUNTT. FOIUARY IS, IRtt. EXCEFRNG FROU SAID LOT 32, THAT PORTION THEREOF MUMCPAL COOES CONVEYED TO RC OTY CF CARLSRAD RY OEEDS RECORDED COOES ARE AS FOlUK 2010 CAUFORMA RUUMC COOE (CRO RASED ON TNE 200t mc AND MCLUOBIC NUHEROUS STATE Ct CAUFORMA FK DEPARUCNT: 2010 OUFCRMA fLECRRCAL COOE (CEO BASED ON RC 200. NEC HCUnNC STATE OF CMPORMA ANOOMENT^ 2010 CAUFOMIA NETHAMTAI. CODE (CMC) IS OASQ ON HC 2000 UUC «rm THE STATE OF CAUFORMA ANOSNENTS. 20H) CAUFORMA PUJNRMC COOE (CPC) 6 BASED ON THE 2009 UPC RHH THE STAIE OF CAUFOMRA ANENONOITS. THE 2010 CAUFORMA OCRCY COOC FKE viama FUNS TO RE SURUTIED IO IHE OTT OF CARLSBAD HRE DEPT. FOR REVEV AS A OG SURHTTAL SCOPE OF WORK an MSD-uz. tfna nm rnRoniL mnt. 2-SR«r MUMC * RC CNRSRAD UUAOE nEtEUPKRI IK omi SUmRTIWA. SIC 10 MaUE PMON& UaOSCIIPE •imElCN1& AS REU AS tmi RAOK A PBCSRIAN BRH W 2 na EFnOaiT KHOE nCERn PMHNC SPKS lECL I n K REINL HRI EIRCR A COniE/CA MOP, SHML OWRORNOOO OlOISIYAEli. OR A CASUM. sn-ooai Ksnuiwt t£«a 2 suu K OFRXI 9 CNUa« RUJCE DRRE NBBMOE PROm B ACNCK 23 OUT OF IS UM) IS KiaHRON: LOISALASSnCAROtt unic/snERARt PEROxr umcuPEDl PERCEXT OPBI 9WX: UN-OEICLOPMIE SHE M AICRME OMT RWnC: 90IOOL OSRiCT: fURECK CAHIAL LU 1923 BBflRO BE URMS 90«U.CA 91093 CMURNL OUORiA 203-3S4-M-00 9J» ACRES / IU09 sa fJ. FRONT, tf SRC ft REAR 2ND LE1CL - Itf AWL ON C <Hi MUASE nEVEuncnaic) OFHZ swrar AKA. nsRoa 2 m-USE: OFHCE ft CONKRCIAL KTAL RIU9C I un; OFFKE ftKML ik22« SF / UM SF - 3R13( WIH. OROBS SF • RIR22 7 ]R WWBI PROPERTY UC HS mni 3929 SF. 221 OF PROPERIY AREA »W OOUNCE SECm 21A230 6 NOT APPUCHBI U RQM. SUES - UOI r > A KIT - HO WT 12 OFFKIS - SF I WT • tif ART 5h««t Contents: TITLE SHEET 001 PICAnUE VICINITY MAP CONSULTANT INFORMATION RBODWHQI COUIT sue JOB SM KIO. CA inss^Ma SMKBaCA 12129 SMicoa CA. Rtm coram jtaiMWRii UH09PPE MOflECl Rcnr comnic Oate: LW Job No. Scale: •ao R««E SIKET SM DCBO CA1Z1SD cornel; muw P: (US) 2n-.4at F:(I19) 2»-4717 TSl.O as iJXt •1 CURB OtASS 9KI5W.LE •1 / .. NMU. OF ' HLTER RP 10-A6 / COP 10-32 \ t- - i 1 «^||CITY OF CARLSBAD 11*^ \ t- - i 1 QRADINQ PLAN POR 880 CARLSBAO VILLAGE DRIVE •H MORRISON ENGINEERING INC. 1*27 FrwtMvt Str«M. Swtt* A. Son Di^, C«mdmta. V2110 • •1»'27«-IM2S QRADINQ PLAN POR 880 CARLSBAO VILLAGE DRIVE •H MORRISON ENGINEERING INC. 1*27 FrwtMvt Str«M. Swtt* A. Son Di^, C«mdmta. V2110 • •1»'27«-IM2S •H MORRISON ENGINEERING INC. 1*27 FrwtMvt Str«M. Swtt* A. Son Di^, C«mdmta. 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FOUNDATION SHRUB AOAVE ATTB<UATA/AOA\« CSTUS OPP. / ROCMUSE NANDMASPP /HEAVB4.VBM«O0 © 80%-SaAL S0%-1GAL 22 •HADE-SMALL FOUNDATVW SHRUB ASPKMSTHA ELATIOR /CAaT.MON PLANT CLMA MNIATA/ KAFK LLV NANDINA SPP. / HEAVeCV BAMBOO im • ir 0£. EWRISREe* OROUND CtWBt taXJM iPP. f STONECROP SENEOO MAMORAUSCAE / BLUE Sa«Cn VBS> 1" FLTERMO OROUmCOWR FESTUCA GLAUCA/BLUE FESCUE HEUCTTVmSCHON SeMPBt/BLUE OAT GRABS y///A NQItOW VVATER OROUND OOVBt ARTnCWLTURF INSTALL PBI SNMBTRVSTANOMOS 100% « VME kiOAJM^iiiA tt. / MUW^ UuOABMiiid FICUS PUNLA / CReePO« nc STAKai MACFAOveiA UHQU»CAT1 / CATS CLNW 100% L£VB. (SKNOTE •HEETL^^ i^ALUBiyiiUNirnUjaMMUvuinif uuw PHORMUM SPP. / VARCGATB) FLAX ROSMARMUB SPP. / ROBaMMr mm 100% 10AUXM lit FLANriNOffEE NOTE SHEET L-2} PBJMQONHJM PELTATUM / IWQERMWM SBMM MORQANimuM / DONKEY TAL <iEh4ERAL NOTES AU LandecJp* «fld Irrigation ehsU b« lneUll*d Snd lUlnijIrMd In acoordsnc* with ths Oty of CsrletMd'e t«ndecJp« Msnusl. «nd sll othar Isndecsp* r«ljt«d City jnd R«glonjl SUndJrde Je of th« approved dJi« of thM« pUne. nalntanJfic*; THe project e^ll b« iMlntjin«d by thc Individual owwr uho etvU Jeeum* rospone Ibi Ilty ror th* long t«nn landeeap* tnainimnc* including tha landecjping in tha Jdjolntng publTc right oT uay. Tha etrMt traae In tha public right or way ehsIt b« maintained by tha City or Carlebad. Tha landecjpa jraje ba rr«« or dabrie jnd littar and all plant matarial ehall b« mainUlnad in a hajKK| growing condition. «Vtraat Traai and Landscapinq m tha F\Agllc R^ILL t. Om etTMt tr«a par rMt or proparty ft-onUga lultii In tha public ROJUL 2. HWIMUM TREE/ I^PROVB-CNT SEPARATION DISTANCE. a. ^•Tarred ouuida public noiU. - mm. 3 rt. b. Prom paving Inctuding drlvauiay antriM - & ri. c Prom undargrour^ utilttu llnae - 5 ft. ^1 rt. ror eawar; d. from abova ground utility llnae - 5 rt. O0 rt. pr^mermd,) a. Prom etr««t comars r>-om boglnnlr^/and or curva - 25 rL . Not allouwd wfthm elta llnae. Root Barrlarer 'eio-Sarrlar' root barrlare for aqual approvad by CltyJ ehail ba providad ror atl nawly Inetaltad trMO within S rt. oT any hjrdecjpa^ pjvamani, wjll. building or curb, ^ot bjrrlare alll not b« H-JppMd jround tha rootball and ehitl ba 24' dasp and 10' In tangtK Langth to l9a cantarad on rootlMiL Mulp|> All r«:^lr«d planting araae ehsU ba covarod with muldn to a mmnnum dapth oT ^ mohae, «xcludlng elopoe rMfulrfr^ ravagMtlon and plantod with groundcovar or etona. All sxpoead eoil araae without vagatatlon ehjil aleo b« mutchad to thle minimum dsfTtK o CJ I—I ^ m Ol <Co 0(33 CO O w K CQ I il Mil ffi s JOB NC. DRAWN CHECKED DAMO N. KEMP ASU 1767 PROJECT NAME BURECK CAPITAL MIXED-USE BLDG LANDSCAPE CONCEPT PLAN L-1 if\jt-rr 5 _ LEVEL 2 - LAh4DSCAPE PLAN POTTED PLANT/ iUINDOUJ BOX NOTES ALTE»4ATE ONE- LIVE PLANTS-, tr llva planU ueod contalnare to tom •mif wataring with raearvoir euetam. 1. Pottvd plants may ba>iand watar«d by malntananc* on a roguiar waakJy echadula or may ba watar«d wfth automatic drip irrigation eyetam. 2. UMndow box plantare to ba Hrlgatad with automatic drip irrigation ALTEWNATE TUJO- ARTFICtAL PLANTS; ir artinclal planU ueMd, artiricial pianU muet ba outdoor rjtod or high grjda matariale with waathar and UV protoction. Thay muet ba eoeur«d to pravant wind damaga and muet ba mamtainad at iMet onca a yaar with cleaning and UV protect iva epray. ArttriclJl pljnte to ba rapUcod Je naadad to glva appearance or live plant in a haaltKj growing condition PLANTIh4G SCWEME - LEVEL 2 SYMBOL SIZE QTY FORM BOTAMCAL NAME / COMMON NME Km lUMUlllANI (REE NOTE SHSTL-a tALuHMte UrU jfiMM (ANAtlF IATHE MUN PHORMHJM app. / VAHCGAIRD ux H09WWWU9 OPI'./WOBEMAWY 100% RMJURIKSr PLANTWOIREE NOTE SHEET L.2} CAMUA iW. y UKAMiS iUedUMT PELAHOCMUU PELTATUM / IVY OBIAMUM aaiUM MONOANMNUM / DONKEY TAA. A so i (=1 ^ CQ s W g W * D I Q W X do > o CO CO gin?! fliii w I iiiii l-H z PU o u ^ 1 m H i li DAMO N. KEUP ASLA 1767 PROJECT NAME DRAWN CHECKED BURECK CAPITAL MIXED-USE BLDG SHEET TITLE DATE 9/19/11 LANDSCAPE CONCEPT PLAN-LEVEL 2 r ZONE 3 (aoXO.62) ((0.7 K LA) * (as « SLA)) - MAWA (U.OXO-62) ((0.7 • 1.381) + (0.3 « Ol) - 1^.778 19.77S e^ pw yMr/ 74« - hundrMl cubic Mt pm- ymmr MAWA - Maximum applied Water Allowance ETo — Reference Evopotronipiration (inchee per )«or) ^(wwwcknie-woter.ca.gov) Car1M>ad • zone 1 « 33.0 0.62 " Conversion Foctor (to gollone) 0.7- ET Adjustment Foctor LA - Londecope Area Induding SLA (square feet) 0.3 - Additlonol Water Allowoncc for SLA SLA •> Special Londecope Area (equore feet) * none on tti STE AREA WTHN PROPERTY UNE - 19.999 SO.FT. • MCA LM09C«ITCD LANOSCAPE AREA WTHN PROP UNE - 990 SO.FT. _ 7_^^ PERCENT LANDSCAPE AREA TOTAL - t.381 SO-FT. 10 PC3tCENT ' TOTAL LANDSCAPE f t EACH PLANTMG I LANDSCAPE AREA 1.3S1 S-F. I r ZONE 1 AREA LANDSCAPE AREA 1 r PLANT ZONE 2 AREA LJWDSCAPE AREA 1.3B1 . sr PLANT ZONE 3 AREA LANOSCAPE AREA 1.361 r PLANT ZONE * AREA^33Q SF. j JK^ % HATm: LANOSCAPE AREA WTHM PARKINC LOT- SOS UATER CONSERVATION NOTES I. Irrigation; Emctent irrigation eyetem ehsll ba managed to reduce tha amount or additional irrigation required. a. An automatic, electrically controlled irrigation system eta 11 be provided ae requfred ror ptopai irrigation, developewnt, and mamtenance or tha vegetation in a healthy, diseaee-reeietant condition. Tha deeign of the system ehsll provide adequate eupport ror tha vegetation ealected. b. >rigation eystem io Include an autontattc controller with ram e ene ing override device. c All planting areae shalt be Irrigated by an automatic below grade eyet«n reaturmg a combination or ck-ip heade, and bubblers. 3. No lawn to be ineutled. 5. All Ijndeeapa areae are deelgned for fXiiure reclatoted watar. F*otable water will need to be ueed ror landscape areae until reclaimed watar becomes available. 6. Matntenance: Irrigation system to be adjusted seasonally and as weather and plant conditions warrant. J. PljnU to be observed for signs of stress on a regular basis so that rield adJuetmanU can be made to watering schedulee. b. Regular irrigation inepectlons assure proper functioning or irrigation equipment and and even eater distrtoution. Rapairs to be made Immediately. c The landscape areas shall be rree or debris and Utter and all plant material shall be mafnumed m a healthy growing condition. I am ramftiar with tha requirements ror landscape and Irrigation plane contained In tha CHy or Carlsbad'e Ulater Emclent Ljndecjpe Regulatlone. I undarsUnd that conetruction ck-awinge are to ba prepared In compilance with thoee regulatlone and the Landecjpe Mjnujl. I certify that the plane will be prepared fffiplementing those regulations to provide efricient uee of water. Name: Dovid Kemp, Londscope Architect Datei 2/24/11 RECLAIMED UJATER VS. POTABLE lUATER USE LANDSCAPE AREAS . "t^jy—iH iiN *^ > ' •m.iw lt> lAllliWl tte^: All Unol«c«p« arm. wjtar mill nwd to UM avallabla. 'O cu Uco CO D CQ u i fe "TS li OT W t—I < i L-3 DAVtO N. KOIP ASLA 1767 DRAWN CHECKED PROJECT NAhlE BURECK CAPITAL MIXED-USE BLDG SHEET TITlf WATER CONSERVATION PLAN EXISTING BUiLDiNG CITY SIDEWALK -...J FJCE OF SUtDSC SIREET TREE PER PLW NEW IN GRAOC PLANTER AOA COMPUWT CAST «ON TRS ORATE PER CTTY srM«MIOS A-2U4 rr ALHMmik FOUNDRY. W/ 1/2" snc suns MAX. (D ss OETM. 1/ASI.e FUNS R} K ficreMED smwnM. SITE PLAN NSUCnCAMNUC uMsciH NCA. nei L SCALE: 1/B" - V-O' eg [BB) i Sheet Contents: SITE PLAN * Revisions: Oau: 05/16/11 LW Job No. BURim Sul<: AS SHOWN ASl.O PROPOnY UNC- PUBUC SDCSWLK -DCOiCAnON UNE LEVEL 2 FLOOR PLAN SCALE: 1/8" - V-O" LEVEL 1 FLOOR PLAN '^5sr°™i/8" - V-O" -—== nupQiTYiac nauc KOCAROI IRE Sheet Contents: 'FLOORPLANS Revisions: oa/Wi8 ji 06/13/11 Datt: 05/16/11 L* Job No. BUR10O1 Scak: AS SHOWN Al.O OEDAR OMW05HAKE5 WITW (XCnXED CONTENT AND REO'D SRI UUJUE TO REDUCE MEAT ISLAND EFFECT. -FABRIC ANMSIC BELOW. ENCR04CHSC BEVOND PROP£*TV UNE. -METAL IRELUS OVER EKIEROR BAIXOMCS. -TOWED FEATURE. WITH I CEDAR E1MR0SHAKE5. -FASRC AMNStG BELOW. ^PROPtm UNE PUBUC SIDCWMJC DEDICATION UNE SSOL. AU. ROOF MOUNTED GOUIPHCNT SHUa BE »*STAU£D r ROOF PLAN SCALE; 1/8" - V-O" 3-3 Sheet Contents: ROOF PLAN Kcvisions: M/a/io Dan: 05/16/11 LW Job No. euRiroi Scale: AS SHOWN A2.0 Date: 05/16/11 LW Job No. BUR1001 Scak: AS SHOWN SCALE: 1/B" - V-O' SOUTH ELEVATION SCALE: N.T.S. WEST ELEVATION EAST ELEVATION SCALE: N.T.S. SCALE: N.T.S. NORTH ELEVATION SCALE: N.TS. Sheet Contents: COLOR. I ELEVATIONS SFOR REFERENCE Reviskms: M/M/IO 12/"/" ovia/ii MMRCWK oa/iV" MUMCRMIl Date: LW Job No. Scak: 05/16/11 Date: LW Job No. Scak: BUR10O1 Date: LW Job No. Scak: AS SHOWN A3.1