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HomeMy WebLinkAbout2006-02-01; Planning Commission; ; SUP 04-11 - VENTANA REAL LOT 2( ( The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: February 1, 2006 ItemNo. 0 Application complete date: December 13, 2005 Project Planner: Van Lynch Project Engineer: Frank Jimeno SUBJECT: SUP 04-11 -VENT ANA REAL LOT 2 -Request for approval of a Special Use Permit for the development of 9.78 acres with two office buildings generally located on'the west side of El Camino Real, south of College Boulevard and north of Faraday Avenue in Local Facilities Management Zone 5. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6020 ADOPTING a Negative Declaration and ADOPT Planning Commission Resolution No. 6021 APPROVING Special Use Permit 04-11 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project is a request for approval of a Special Use Permit to develop the 9.78 acre parcel of land located on the future southwest corner of El Camino Real and Salk A venue (between College Boulevard and Faraday A venue) with two professional office buildings. As designed and conditioned, the project is consistent with all applicable standards and policies and the necessary findings to approve the project can be made. III. PROJECT DESCRIPTION AND BACKGROUND The project consists of two professional office buildings proposed on Lot Two of the Fox/Miller industrial subdivision. The 9. 78-acre lot is located on the future southwest corner of El Camino Real and Salk Avenue. Each of the office buildings is three stories and contains 81,750 square feet.. The buildings · are rectangular in shape and situated such that one building parallels El Camino Real and the other is at a right angle to El Camino Real. Access to the site is via a driveway from Salk A venue and a shared driveway between Lots Two and Three, which is also off Salk Avenue and along the westerly property line of Lot 2. The project is to be built in two phases with the northern building being built first. The buildings elevations vary from side to side. The long elevation facing El Camino Real has a heavy machine dash stucco finish, a variety of sizes of silver reflective glass windows and two large, 10' x 100' and 24' x 60' green tinted vision glass sections where the later is vertically undulating. The central entry feature is 20' x 24' and is combination of clear and silver reflective glass. The opposite long elevation is clad with honed red sandstone, with two light beige travertine bands, and has a convex curved silver reflective glass wall on one half of the elevation. The end elevations have different building materials, stucco on one end and red stone ( SUP 04-11 -VENTANA REAL LOT 2 February 1, 2006 Page 2 ( on the other. Both buildings have metal canopy features and aluminum fascias supported by metal columns. Each building is a reverse image of the other. The remainder of the site is developed with parking lot and landscaped perimeter and landscape islands. The row of parking spaces along El Camino Real is covered with a metal shade canopy. The project requires the processing of a Special Use Permit (SUP) as it is within Area Four of the El Camino Real Scenic Corridor and is subject to the corridor standards. The project also requires the approval of a Planned Industrial Permit (PIP), which is an administrative permit. The Planning Director will act on the PIP subsequent to the Commission's action on the SUP. The proposed project is subject to the following regulations: A. General Plan Planned Industrial (PI) land use designation; B. Planned Industrial Zone (P-M) (Chapter 21.34 of the Carlsbad Municipal Code); C. El Camino Real Corridor Development Standards (Chapter 21.40); and D. Growth Management. IV. ANALYSIS Staffs recommendation of approval for the conditional use and special use permit was developed by· analyzing the project's consistency with the applicable City regulations and policies. This analysis will present in text the project's consistency with the applicable regulations listed below: A. General Plan The project site is designated Planned Industrial (PI) on the General Plan Land Use Map. The proposed office buildings would promote uses that would be consistent with the uses allowed under the PI General Plan designation. B. Planned Industrial Zone The proposed project meets or exceeds all applicable requirements of the P-M Zone as demonstrated in Table A below. The project, being an office building, will be compatible with the existing surrounding development. Table A: P-M ZONE COMPLIANCE Standard Proposed Compliance Building Height: 35 feet 40' 6" to top of finish roof and 4 3' 6" Yes maximum (building height may to top of parapet be increased to 45 feet if building is no more than three Building is three stories Yes stories and setbacks are increased by amount of height Setbacks are increased by amount of Yes increase) height increase ( ( SUP 04-11 -VENTANA REAL LOT 2 February 1, 2006 Page 3 Table A: P-M ZONE COMPLIANCE CONTINUED Standard Proposed *Front Yard Setback: 30 feet 113-foot minimum and landscaped for minimum from El Camino Real, 35 feet landscaped Rear Yard Setback: 20 foot 40 feet' minimum and 10 minimum landscaped Street Side Yard Setback: 25 30 feet foot minimum Side Yard Setback: 10 foot 20 foot minimum minimum Lot Coverage: 50 percent Lot coverage is 13 percent maximum Parking: One space per 250 654 spaces (327 per building) = 1/250 square feet (654 spaces) Compact parking spaces: Up to 22% Compact Parking Stalls 25% may be compact stalls Landscaping: 10 percent within 12 Percent parking area Minimum lot area: One acre 5.09 and 4.69 acres Employee eating area: 300 sq 7,600 square feet provided exterior with ft I 5,000 sq ft (9,900 sq ft) balance provided interior (2,300sq ft) * El Camino Real Corridor standard C. El Camino Real Corridor Development Standards Compliance Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The El Camino Corridor is designated a scenic corridor and a special use permit is required for the project. The Corridor standards recognize that the views from this segment of the corridor are not well defined. There are no distant scenic vistas on the westerly side of El Camino Real in the vicinity of the project site. The proposed buildings have been setback further from the roadway, thus reducing the "tunnel effect" described in the corridor standards. The 113-foot building setback provided also reduces the visual building height from the roadway. The building would appear taller if closer to the road. The mechanical equipment is to be placed on the ground in mechanical enclosures, thus reducing the potential for visible mechanical equipment on the roofs. The plans include a sight line exhibit, which show a cross section of the building in relation to El Camino Real. The proposed parking space covers will be open on all sides and will mostly be below the grade of El Camino Real and should not be readily visible. The project complies with the El Camino Real Corridor development standards as shown in the table below. Table B: EL CAMINO REAL DEVELOPMENT STANDARDS COMPLIANCE STANDARD AREA 4 PROPOSED PLAN COMPLIES? Planned "campus type" Professional Office Campus Yes research, business, and service center. ( SUP 04-11 -VENTANA REAL LOT 2 February 1, 2006 Page 4 ( Table B: EL CAMINO REAL DEVELOPMENT STANDARDS COMPLIANCE STANDARDAREA4 PROPOSED PLAN COMPLIES? Building Height-35 feet, 40' 6" -setbacks increased for increase in Yes increased building height for building height increase in building setbacks Grading-No cut or fill from From eight feet above to 10 feet below from Yes 10 feet of original grade El Camino Real (within two feet of mass graded pad) Building Setback -30 feet 113-foot setback from El Camino Real (35 Yes from El Camino Real feet landscaped) D. Growth Management Ordinance The project is located in Local Facilities Management Zone 5 in the northwest quadrant of the city. The attached Local Facilities Impact Assessment Form indicates that all impacts tot he public facilities and services are adequately mitigated. The Zone 5 LFMP requires a $.40/square foot park impact fee to be paid prior to building permit issuance. V. ENVIRONMENTAL REVIEW Staff has conducted an environmental impact assessment to determine if the project could have a potentially significant effect on the environment pursuant to CEQA Guidelines and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code. No significant environmental impacts were identified for the project. In consideration of the foregoing, the Planning Director issued a Negative Declaration for the project on December 12, 2005. No comments were received during the 20-day public review. ATTACHMENTS: 1. Planning Commission Resolution No. 6020 (Neg Dec) 2. Planning Commission Resolution No. 6021 (SUP) 3. Location Map 4. Background Data Sheet 5. Local Facilities Impacts Assessment Form 6. Disclosure Statement 7. Reduced Exhibits 8. Exhibits "A" -"I" dated February 1, 2006 / ( VENTANA REAL -LOT 2 SUP 04-11 BACKGROUND DATA SHEET ( CASE NO: SUP 04-11 CASE NAME: VENTANA REAL LOT 2 APPLICANT: VENTANA REAL MASTER LLC REQUEST AND LOCATION: Two office buildings of 81,750 sq ft each on property located on the west side of El Camino Real between College Blvd and Faraday Ave. LEGAL DESCRIPTION: A portion of Lot "F" of Rancho Agua Hedionda, County of San Diego, State of California, according to map thereof No. 823, filed in the office of the County Recorder of San Diego County, November 16, 1896, described in a grant deed recorded August 13, 1992, as Document Number 1992-0512626 (Lot Two of CT 00-20) APN: 212-020-23 Acres: 9.78 Proposed No. of Lots/Units: 2 Lots/ Two 81,750 sq ft bldgs GENERAL PLAN AND ZONING Land Use Designation: ~P=la=nn=e~d~I=n=d~us=t=ri=al~(,cc...P=-1)~---------------- Density Allowed: n/a Density Proposed: =n/-=a __________ _ Existing Zone: Planned Industrial (PM) Proposed Zone: N~o~C~h~a_n._..ge~-------- Surrounding Zoning, General Plan and Land Use: Site PM North PM/OS South CM East M-Q West PM Zoning General Plan PI PI PI PI PI PUBLIC FACILITIES Current Land Use vacant pad open space/vacant pad equipment rental yard office building vacant pad School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad -=-=~'-"=---- Equivalent Dwelling Units (Sewer Capacity): ~45~·~5 _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT ~ Negative Declaration, issued =D~e~ce=m=bc...ce=r~l.c--9~2~0~0~5 _____________ _ D Certified Environmental Impact Report, dated-------------- D Other, ___________________________ _ CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: VENTANA REAL-SUP 04-11 LOCAL FACILITY MANAGEMENT ZONE: ~ GENERAL PLAN: Planned Industrial ZONING: Planned Industrial {PM) DEVELOPER'S NAME: Ventana Real Master LLC ADDRESS: 1525 Faraday Ave, Suite 100, Carlsbad CA 92008 PHONE NO.: {760) 607-4282 ASSESSOR'S PARCEL NO.: =21~2~-0_2_0-=2~3-_0 _____ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 9.78 ac. I 163,500 sq ft office ESTIMATED COMPLETION DATE: =--=A=SA=Pc...,__ ______________ _ A. City Administrative Facilities: Demand in Square Footage= n/a B. Library: Demand in Square Footage= n/a C. Wastewater Treatment Capacity (Calculate with J. Sewer) 91 edu D. Park: Demand in Acreage = n/a {Zone 5 LFMP. Im12act fee $.40/sq ft E. Drainage: Demand in CFS = 17 Identify Drainage Basin = B F. Circulation: Demand in ADT = 2 284 G. Fire: Served by Fire Station No. = 5 H. Open Space: Acreage Provided = n/a I. Schools: Carlsbad J. Sewer: Demands in EDU 91 Identify Sub Basin = SA K. Water: Demand in GPD = 1,962 g12d NA!Jt.L =i!J City, of Carlsbad 146hi,O,Ul•l4•fiiiiHM,il DISCLOSURE STATEMENT Applicant's statement or dlsclosure 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. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INrnCATE 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 page may be attached if necessary.) Person V.e'lf.11~ Rc11l /rl otSf-tV1 LU Corp/Part ___________ _ Title tJt,i<ri.-c t Title -------------- Address rs 2.5 f4,,:) ... )": Av"', h,~t"/,, Address ____________ _ 2. OWNER (Not the owner's agent) Provide the COMPLETE, LEGAL names and addresses of AbL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (f.e, partnership, tenants in common, non-profit. corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. I_F 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 page may be attached if necessary.) Person &t!'t' 1bo11c. Corp/Part, ___________ _ Title __________ _ Title ____________ _ Address _________ _ Address ____________ _ i6S5 Faraday Avenue• Carlsbad. CA 9200S.73i4 • (760) 602,4600 • FAX (760) 602-8559 • www.cl.carlsbad.ca.u!:l @ ~//13/20~4 10:00 1858552842'::l ? \ 3.-NON-PROFIT ORGANIZATION OR TRUST NADEL SD PAGE 04 ( 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 ____________ _ 4. Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes l"\.J 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. 7-/).. -,'t Print or type name of owner Print or type name of owner/applicant's agent H;AOMJNICOUNTER\DISCLOSURE STATEMENT 5/98 · Page 2 of 2 September 14, 2004 Mr. Van Lynch Ms. Jessica Galloway City of Carlsbad ( 1635 Faraday Avenue Carlsbad, CA 92008-7314 II H.G. FENTON COMPANY II Re: SUP 04-11 I PIP 04-03 and PIP 04-05 Dear Mr. Lynch and Ms. Galloway: ( (619) 400-0120 (619) 400-0111 FAX I am in receipt of your letters relative to the two applications listed above. The legal owner of the property is Fenton Carlsbad Research Center, LLC ("Fenton LLC"). The Fenton LLC is one of the several limited liability companies owned and managed by the H.G. Fenton Company. Fenton is under contract with Newport National Corporation (NNC) for the sale of Lots 2 and 3 (to be concluded after recordation of the Final Map). NNC has made application to the City, with Fenton's full knowledge and support, in anticipation of NNC's forthcoming acquisition. May this letter serve as Fenton's acknowledgement and approval of Newport National Corporation and the Ventana Real, LLC processing of the above-referenced applications. Please give me a call at 619-400-0134 if you have any questions. Sincerely, Vice President copy: Jeffry Brusseau, Newport National Corporation 7588 Metropolitan Drive San Diego, CA 92108 VICINITY MAP --------------+------------------~-- -...._,_ __________ \ 7 SITE PLAN P.1.P. 04-03 I S.U.P. 04-11 KEYNOTES CD PJEI.A&l"~AU.Cl.Ntll&'l,9'111Pf:118>6~ llol!!IIIIOQNGIOCl.19, ~Ulffl!l.tT'rDe."4'!0f TOIIEAO, 'tC~•l'IIIIIILMe',l,T,..oO'c::tte!Hl!!r. 0 ~1"~1TAI.L~~C11TCl'C',Mlle,IO ITAICIM!Ele. ® ~IWC~J9NIC>OIT.4LE'\llm 0 TTl"ICALl"\...4Hml-...-~l"l,.OC ® """""" 0 -CD ............ @ l".ffllll!~IWI.Pl'I0\'1Cll!l"'aM --0 ---@ !'UNII: M:Ml9ff IICIN 9T Ol1IIIII. @ .ACCUIBL!l"'ATM ~l"'CQJll:FOlt.Lt16llNI @ M,llll!'W.I02M!Me9"1' @ DIT91'11CNISMIC ® !><leffiaUITQI" ® """"' ® """""DCI..C:llll.llt•'·2'M'dll.JOCI.Nel © l"'!OUM.IH~D'tffl Cl't'J.ll:»4111"1,lTl'ACmEX.Q:XIICQUIIJI! Cl'4'Hlr.H~!lllCKIW. .. IIIHT ® ..,..,.. .... ,.,..fflll,IIIITM7'c:.l,DSLoac.• -~ -PROJECT DATA GENEl<Al. fVN DE51@1.ATICN Pl EXl&TING i.J,ND U8f VAC.ANT F!<OF05ED L,>J,ID U5E %0:ie, !°LANNEO !NCU§TSIAL ~ LrGi.!T \NOU&OOAL ANt> M,Al,U=.ACTURfNCi U&E'S..~TI: j!USIN!!E. AND Cff'!CE USE! ~ c.,li.lERJ~ Cll'l:C'tl i TO THE RJeLIC: ~GfFICE SITE AREA: ,m,fl"JJ. 91 ~,e Aas TOTAL FLOOR ~A : lloJ,eiCI 5=. LANDSCAPE COVc~ : .. ,32 :!If!. mt., EMPLOYEE OJTDOOR EATING A!<EA, !etlS.:/J,Hele.F.GfBLCG. '!!-"DCISl'.~QJ!!lee 'i,6t!l0 9'. p111:ov11,=0 ON 5!TE. l'!MAINDEFI: TO eE Cl"F!~ ~"I' INC:)GIOR: EATll'O ~ ccmA~ lH mNANT IMl"ROVEMeNT TOTAL PA~ING, .,. PA~ING ~TIO, <M .. FAR.: .31M HEIGi-iT L!M/T!: 3~ FT C::R 3 L~ 6ETBACIG, Fl'tCHT • C:OU.ECTOFI: !T~!l ~ FT CAN ~ F!Cll1Cf0 TO ,s. FT ~T • LOCAL 5TFl!ET&1 A~ 3! FT ENCRC!AOi TO 2~ I"!' &ICE'!'~, !OFT ~TARD, 2i,FT eLIILOING AREA, 81,1~SF 15T FLOOR, 21)14SF. 2ND FLOOR, 2,~~-3i<D FLOOR, 11,33<4!1'. PA~, ,,, 1 He SPACES el m,1.} CG'MP'ACT ~ACE! 1'°' !TANoA!';it) SFAC!! p-~TIO, 4/1/MCI PA~REQ'D, ,,, eLIILOk.2& er.JILOING A<£A, !1,,~si= 15T FLOOR, 21,32~ SF, 2ND FLOOR, 21~5F. 3i<D FLOOR, 21,33"4e!". FA~, ,,. 61,,!CeftACEl!i 14 (W\) ca"IP~ &PACES 2~ 6TA."CAACI !PACE! pAF!<JJ,1; ~TIO , '""'° PARKING REQ'D : ,21 SHEET I CITY OF CARL&6AD SJJ.F. JZl4-11 I P.I.F. JZJ4-JZl.3 JOB NO, M110Q A1 Of lhHtl _J t I I I I I ' Fl!<ST FLOOR PLAN -6LD(S. A /13!.D(S. e SIMILAR) t I I I L. ...... I I I I I I I ----1---~----l----~----t--~t---l--- I a.-.J1 I . I I I I --, ----r----,----r----,--- 1 r---I I I I ~==l',;;;;::----+--+---____ :t:_-_--,._ it===l"'........,,~=~=i,,="""F""'""""'lLI"-====r I 1 I I I SECOND FLOOR PLAN -BLD(S, A (eLD(S. e SIMILAR) P.I.P. 04-03 I S.U.P. 04-11 KEYNOTES CD LN!Cl'~.16:M. CD LJeO/'IIIXf/l)!CXm.c:IIL ®""-""'-0 ............ 0--"'"" @-- G) -, ............. © """''-· @ ~mme.ft'~Tl'Olil1. @---- 5Hm 2 CITY OF CARL.&6AD PLANNED INDUSTRIAL PERMIT I SPECIAL USE PEFt11T FOR, 6UILD1NG& A ~ 6 VENT ANA REAL ADORE:!$; i&ee ~tTAN Cl~6o1N Pl!i:iO CA 92\Cle AFICHllcCT, N,tDEL ,_,rec,. n,::. DATE, i<EV151CNS, E& 1--------1 2 !l.*.TE r:11/D/DIA JOB NO. Of111.cD A2 ol ,hHls _IL'" I I , t I I I ~ I I I THIRD FLOOR PLAN -BLD&. A (aL.D&. B SIMILAR) ~ I I I I + I I I I I ~ I , I I I 1: I J I I I 1~1 I I l I • '\ I /I _____,_.,_ \ ---,- -1\-v 1-1-1 \_ I' _1_1_ 1\-1 ,-,- 1111 _ __ _ D --- I I I I I I ROOF PLAN -BLD&. A (al.DS. B SIMILAR) P.I.P. 04-03 I S.U.P. 04-11 KEYNOTES CD .... "......,.--. CD Lte:Cf!ICO'"IIXCll:.Bm.Dll ®""""'""'-0 tel .. """"- @ .... _.. ...... ©--G) ....,.,.. ......... @ CUMA-. @ ................. !'LA .... !MEET 3 CITY OF CARL5SAD PLANNED INDUSTRIAL PE~IT I SPECIAL USE FE~IT FOR: SUILDING5 A , S VENT ANA REAL &ITE ADDRESS. EL.....,11>-~.c,J.'°""A i 1, 1-----------l . hi. !;a! OUM:R: ~c:.Qll.ee,1,0JeeEAR:M~U..C. 11 ·1 ADD!'1£&&, '1911~ANOIO'l!,6AND-CA!IIOO JOI; Al'J:HllECT, __ ..,_ ~ !Ir· ADD!<ESS, ,,._..,.,eTE.102> OAND-.CA!IIOI i ,. ,___ _______ _. SCALE ~C=AlE"---, __ RE=Y=l!l~=-~----1 OAlE tl1/'ll/D4 ~ -m-W ~---------1 '""" A3 2 or 1hut1 • 2 BUILDING A· ViEST ELEVATION BUILDING B • NORTH ELEVATION (MIRROR) BUILDING A· EAST ELEVATION BUILDING B • SOUTH ELEVATION (MIRROR) 16 I • BUILDING A· SOUTH ELEVATION BUILDING 6 • EAST ELEVATION (MIRROR) I BUILDING A· NORTH ELEVATION BUILDING B • r!EST ELEVATION /MIRROR) 1:i"=+ --~~$ -----TCl"ci~'+ ---,:~$ EXTERIOR ELEVATIONS -BUILDINGS A 4 B P.1.P. 04-03 I S.U.P. 04-11 KEYNOTES (i) mA~fllL\1!:!t!'el'~ 0 M."'9t19LfCJ~(UII. ® l'ILLlcHMvl!lt!'el'AU..IC.1. 0 l'Wl'Al.tc:Uttil.CILW!tt'ETAIJJCl © P!ANll!IIAl.l{)ll!l)5'lcetQ«,HA11M.aJPT1 ® Clfll!!NTHl!D'f15D(GUM. G) tsrAi-AIC.ttL\'91tl'IITAU.IC:.l ® Dma'ix:ic:N•CIZ,iflGUN. @ ~IQ..ICIC:M!:.IONl'(elJITOIAV. ® ........... ® l'l!A,'ftll!ll,l,IJ.(IIGMetrcta,lol!HOl @ l!IA,',l!lttM(I.JCW,ff!iCR) @ ® ~-~.IONT @ AW'INtl~calt.vl!ltm.&Wi:i @ 61UO<OMJ. SH'EeT 4 CITY OF CARLSBAD PLANNED INDIJ&TRIAL PE~IT I SPECIAL U5E PEl<t11T FOR, DATE, BUILDINGS A 4 B YENTANA REAL REVl~IONS, PATE .soa NO, MllDO SHEE< A4 ,, SIGHT L.INE EXHIBIT P.I.P. 04-03 I S.U.P. 04-11 CIT, OF CARLS6AD PLANNED INDUSTRIAL PEf<J"llT I SPECIAL USE PEf<J"llT FOR, 6UILDINGS A 4 6 VENTANA REAL AODFeE:55= '1N8~1T-'Ngl'JW.,6AN t>l!CiO~t:z• Al<C~ITEc:T: NAO!L """'ll<GT& INC. DATE: ""'' o"n: .,,.,.,,,. ,JOB NO. MUO SHEET AS -·.mm ... ------ .. -........, RECYCLED WATER IRRIGATION ALL IRRIGATION FOR ZONES 1,2, & 3 Sl'W.L SE COORDINATED FORiHE USE OF RECYCLED WATER IRRIGATION. IRRIGATION CALCULATIONS• ANNUAL AMOUNT OF SUPPLEMENT Al. WAlER REQUIRED ARE AS FOLLOWS: ZONE 11 30" SUPPLEMENTAL WATER ANNUAi.LY 2.S"PERMONTH 0.63• PER WEEK ZONE 112 15" SUPPLEMENTAL WATER ANNUAU.Y 1.25PERMONTH Q.31• PER WEEK NO'TE: TI-IE ABOVE SUPPLEMENTAL IRRIGATION WATER CALCULATIONS HAVE SEEN DEVE1.0PEO FROM SEI.ECTIONS PROVIDED IN 11-IE CITY OF CARLSBAD LANDSCAPE MANUAL ALL PLANT MAlERtAl..S SELECTED ARE IN ACCORDANCE WITH THE SPECIFIC ZONES FOR WHICH THEY ARE USED . ....11.....% OF THE TOTAL SITE IS LANDSCAPING ZONE 1 LANDSCAPE AREA .J!U1L_ S.F._l.Q.__ % OF SITE. (8,247 IS HARDSCAPE) ZONE2 LANDSCAPEAFIEA ~S.F.~% OF SITE. (EXCWDING SLOPES) NO EXISTING TREES ON Sl'ra. NO TURF GRASS IS PROPOSED FOR n11s PROJECT. TAU. FESCUE IS PROPOSEO IN RETENTION BASIN AND DRAINAGE SWALE ALONG EL CAMINO REAi.PARKiNG. TALL FESCUE REPRESENTS ,..1.L % OF TOTA1. LANDSCAPE. EMPLOYEE EATING AREA/ OUTDOOR RECREATION niE COURTYARD PLAZA PROVIDES 9,2.165.F. OF HARDSCAPE-LANDSCAPE AREA FOR EMPLOYEE BREAKS. TI-IE AREA INCLUDES OUTDOOR DINING. BENCHES, SMALL POND I WATERFALL SET IN A BEAUTIFUL LANDSCAPED SPACE. (MEETS 11-IE 300 SJ=. JPEFt 60005.F. BUILDING PA.TIO.) ZONE ONE: LUSH LANDSCAPING IS LOCATED AROUND BUILDING PERIMETER AREAS WITH AN EMPHASIS ON ENTRYS ANO COURTYARD/ OUTDOOR DINING AReAS, WHERE LUSH, GREEN, FLOWERING LANDSCAPE ARe REQUIRED. THESE ARE HIGH MAINTENANCEAAEAS AND WILL REQUIRE SIGNIFICANT AMOUNTS OF IRRIGATION, CONSIDERATION WILL BE GIVEN TO WATER CONSERVATION WILL BE GIVEN TO WATER CONSERVATION MEASURES INHERE APPROPRIATE. ZONE 1WO: THIS AREAS OCCUR IN PARl<ING ISLANDS, PERIMETER PARKING SCREENING AND OTHER OlJTER lANDSCAPEAREAS. IMIGA.TION NOTE: A.LL Pl.ANTING AREAS O BE lRRlGATED ACCORDING TO Pl.ANTlYPE ANO ENVIRONMENTAi. EXPOSURE SHALL UNIFORM IRRIGATION COVERAGE BY MEANS OF AN AUTOMATICALLY CONTROLLED, CTR! Y ACTIVATED UNDERGROUND PIPeO IRRIGATION SYSTEM FOR WATER INIMIZE EROSION. STATE OF THE ART AUTOMATIC CONTROLLER WITH IES AND LOW PRECIPITATION RA.TE EQUIPMENT SHALL BE USED. ALL NO LATERAL LINES WILL BE PVC INST AU.ED BELOW GRADE. ALL MS SHALL BE UTILIZED IN COMMON USE AREAS TOlHE EXTENT POSSIBLE WITHIN F SAN DJ EGO HEAL TH OEPARThfENT STANDARDS. RECYCLED WAlERSHAU. BE USED. E LANDSCAPE AND IRRIGATION SYSTEMS SHALL BE DESIGNED UTILIZING All SEVEN OFlHE PRINCIPALS OF '"XERISCAPE". GOOD DESIGN SHAI.L BE ACHIEVED BY SEP AAA TING IRRIGATION SYSTEMS PER THE MICRO CLIMATIC ANO PLANT ZONES. THE SOIL SHALL BEAMENDED·UTIUZING AN AGRONOMIC SOILS REPORT. CAREFULLY PLANNED USES OF SHRUB AND TURF ARSAS THROUGHOUT THE PROJECT SJTE. UTILIZING DROUGHTTOLERANT AND LOW WATER DEMANDING PLANT MATERIAL AS MUCH AS POSSIBLE. UTILIZING EFFICIENT IRRIGATION METHODS. t.rrJUZING MULCH IN ALL FLOWER AND SHRUB BEDS. UTILIZING PROPER SCAPE MAINTENANCE AND M,',NAGEMENT PRACTICES. o~o· SCAL~ 1"• 4-0'-0" MAINTENANCE LANDSCAPE MAINTENANCE TO BE lME RESPONSIBILITY OF BUILDING OWNERSHIP. SLOPES TO Br: PART OF MASTER COMMUNITY ASSOCIATION. a; IMTt ;t12tf2005 JOEi NO. o.Ht.» SHEU \ SYMBOi. 00 SLOPES PER EROSION CONTROL PLANS (BY OTHERS)-----~ PART OF THE BUSINESS PARK DEVELOPMENT, VENTANAREAL •·;;-;·~·~-~--~-~·ij·~ii~ CONCEPTUAL PLANT LEGEND ...-;,• COMMON NAME SIZE QTV. .,•• BOTANICAL NAME PAAICJNQ LOT8HACETREES ._..., J\UIIZIA JUUBR1l9S1N TIPUANATIPU KOELAEUTERIA BIPINNA.TA LAURUS NOBIUS SILK'TREE TIPU'TREE CHINESE Ft.AME TREE BAYLAUR!L 24"80X ., •• /· 0 PfRPtmR PABISINQ IBFf PICUS RUBIQINOBA. 2''BCX 24•eox .. 24'B0X I RUSTY LEAF FIQ 24" BOX i 0 0 0 UL.MUS PARVIFOLIA URIODENDRCN TULIF'IFEAA EV!RGFU5eN ELM 24" BOX • TUIJP1REE 24" BOX ! BUILQINGACCENTTREE8 IUil!U. • PHOENIX CANARIENSIS ROYSTONEA. A!OIA URB.MSTONIA AUSTRALIS PHOENIX RECUMA.TA CANARYISLANDPALM 20'8.T. ! CUIWIROVALPALM 10'1,T. • :~:':~";f~(CWStER)1Dt1.T. I (5 TRUNKS O 4' AVERAGE) : @l18TYAAP CBUJLQINQ fNJBANSE!BEES .,...., AACHONTCIPHO!NDC CUNNINOHAMIANA. l<INO PAL.ti! HOWEAFOASmlJAIIA KEN11APM.M (SUN GROWN) DIOON!DI.LE VIRGIN'8PALM RHOPHALOSTVUS SAPJDA S~VING BRUSH PAW ENSEtm: V, MNJRELII ,..,,....,.. 11<EVETIAnlE\IETIODES THEVETlA URESCHEFFLERA. ACTlNOl'HYUA QUEEN~UM!Ael.1.A W0Dffl1AB1F'IJFICATA FoxrAlt.PALM !BOJEiCIEam~IBEU••""' JACMit.NaA MIMOSIPCIUA ERY1HINACRISTA.GA1J SENNASPECTABIUS ~-- DICKBOf'MANTAACTtCA PHOENIX ROeaaENII C'l'A'rttEA.COOPERI S!!WJTZIANICOUI PHILOD!NDAON 8aLCIUM PHILCD!NDRON S. \JJNDP' ALOOASIAMM:ROARHIZA UAIOPE UU8CAAJ ASPIDISTRA El.AlJOR AI/CUBA.IAPOHICA Z!H.Ul!l!IIIO. -- GREVILUA 'NOEUr lECOMMIACAPEN81S PUJM!IAGO AURICULATA tcNIPHOFIA WAASA. A8PARAl3US D. 'MYERS' COPROIMA. REPENS NANDINAD.'OUl.FSTREAM' VIWANUM SllSPENSUM IITAEIJTZIA..., .... PHORMIUM 'BRONZE BAB'r LIOUSTAIJMTEXAIIH FICUS REPENS LONICERAJAPONICA HW.'8 LANTANA '8PREADING SUNSHINE' MYOPORUM 'PACIFlCUM' QAZANIA8PECIES l'ESTUCASPECIES JACARANDA LCCl<EIPURCORAI. TitEE CROWN OF GIOI.DlREE TASMANIANlRBl!FERN PIGMYDA.TEPALM. AUSJRALIAN TREE FERN GIANJ'!IIAD OF PNWJl8E PHILODeNCRON r:INMfP PHILOOENClftON ..... IW<r ... BIQILUEULY'IURF CAST..,,.......,. .IAPANEEIEAUCUIA OREVIWA ~HONEYSUCKI.E CAPEPWMBAGO --M'l'EASASPARAGUI MIRROR PLANT HEAVENLYB,,WBOO 8ANDAN!tWA \118UANUM BIRD OF PARADISE --= TEXAS PRIVET CREEPINQFIQ AARONHEARD HOHE'IOUCICI.E EHOUSH"' -~ lfOl£Y8UCIO.E YElLOWLAIITANA M'tOPORUM GOLDGAZANIA AEl>FESCUE HDlE.. NO 1\JRF IS PROPC8ED ON 'nflS PROJECT ~~~~INTENANC! TO BE THE RESPON9IB1UTY OF BUILDING OWNERSHlP. SLOPES TO BE PART OF MASTER COMMUNITY ASSOCIATION. l .. 1H.T. 10'B.T, 3'B.T. e'B.T. """'-,. ..... 16GAL e'B.T. Z4'IIOX ..-,ox 2''BCX OGAL !'B.T. ..... ,. .... ,OAL , .... . ..... , .... 1GAL 1GAL .... OOAL ..... 1GAL 1GAL ...... OOAL OGAL ..... OOAL ..... 10AL EL CAMINO REAL ZONE ON!: LUSH LANDSCAPING IS LOCATED AROUNO BUILDtNG PERlMETERAREAS'MTH AN EMPHASIS ON ENTRYSAND COURTYARD/ OUTDOOR DINING AREAS, 'M-IERE LUSH, GREEN, FLOWERl!IIG LANDSCAPE ARE REQUIRED. THESE ARE HIGH MNNTENANCE AREAS ANO W.LL REQUIRE SIGNIFICANT AMOUNTS OF JRRJGATION. CONSIDERATION WILLBE G1VEN TO WATER CONSERVATION WILL BE GIVEN TO WATER CONSERVATIO~ MEASURESWiEREAPPROPRIATE. ZONE 1WO: THIS AREAS OCCUR IN PARKING ISL.ANOS, PERIMETER PARKING SCREENING AND OTHER OUTER LANDSCAPE AREAS. RECYCLED WATER IRRIGATION ALL IRRIGATION FOR ZONES 1,2, & 3 SHALL SE COORDINATED FOR TI-IE USE OF RECYCLED WATER IRRIGATION. IRRIGATION CALCULATIONS• ANNUAL AMOUNT OF SUPPLEMENTAL WATER REQUIRED ARE AS FOLLOWS: SLOPE-EROSION COMTROL Pl.ANTING PER AOL LANDSCAPE ' AACHITECTS i ZONE #1 30~ SUPPLEMENT Al. WATER ANNUALLY 2.5'PERMONTH 0.83"-PER VVEEK ZONE #2 1S" SUPPLEMENTAL WATER ANNUALLY 1,25PERMON'Tli NOTE: 0.31~PERWEEIC THE ABOVE SUPPLEMENTAL IRRIGATION W~TER CALCULATIONS HAVE BEEN DEVELOPED FFIOM SELECTIONS PROVIDED IN THE CITY OF CARLSBAD LANDSCAPE MANUAL ALL PLANT MATERIALS SELECTED ARE IN ACCORDANCE WITH TME SPECIFIC ZONES FOR \o\1-llCHlHEY ARE USEO. IRRIGATION NOTE: ALL PLANTING AREAS TO se IRRIGATED ACCORDING TO PLANT TYPE AND Er-MRONMENTAL EXPOSURE SHALL RECEIVE UNIFORM IRAU3ATION COVERAGE BY MEANS OF AN AUTOMATICALLY CONTROLI.ED. ELECTFtlCAlL Y ACTIVATED UNDERGROUND PIPED IRRIGATION SYSTEM FOR WATER CONSERVATION AND TO M!NIMIZE EROSION. STATE OF THEJ«r AUTOMATIC CONTROLLER WITH MASTER VALVE CAPABILITIES ANO LOW PRECIPITATION AATE EQUIPMENT SH.ALL BE USED, AU. PRESSURIZED MAINLINE AND LATEP.AL LINES WLL BE pVC INST Al LED BELOW GRADE. ALL IRRIGATION SYSTEMS SHALL BE UTILIZED IN COMMON USE AREAS TO THE EXTENT POSSIBLE WITHIN COUNTY OF SAN DJ EGO HEALTH DEPARTMENT STAN DAROS. RECYCLED WAm SHALL BE USED. THE LANDSCAPE AND IRRIGATION SYSTEMS SHALL BE DESIGNEO UTILIZING ,',LL SEVEN OF THE PRINCIPALS OF "'XERISCAPE". GOOD DEstGN SHALL BE ACHIEVED SY SEPARATINO IRRIGATION SYSTEMS PER THE MICRO CLIMATIC AND PLANT ZONES. THE SOIL SHAU. BE AMENDED UTILIZING AN AGRONOMIC SOILS REPORT, CAREFULLY PLANNED USES OF SHRUB.AND TURF AREAS THROUGHOUT THE PROJECT SITE. UTILIZING DROUGHT TOLERANT AND LOW WATER DEMANDING PLANT MATERIAL AS MUCH AS POSSIBLE. UTILIZING EFFICIENT IRRIGATION METHODS, UTILIZING MULCH IN ALL FLOWER AND SHRUB BEOS. UTILIZING PROPER l>.NDSCAPE MAINTENANCE ANO MANAGEMENT PAACTICES. ZONE1 LANDSCAPEAAEJ,..~S.F._1_0 _ %0FS1TE. {6.247 IS HARDSCAPE) ALL SlOPE-EROSION CONTROL PLANT1NG PER.AD!. LANDSCAPE ARCHrrECT8 ZONE2 LANDSCAPEAREA~S.F • ...J.L'lfi OF SITE. (EXCLUDING SLOPES) NO EXISTING TREES ON SITE. .~ •. ~ NO TURF GRASS IS PROPOSED FOR THIS PROJECT. · TALL FESCUE IS PROPOSED IN RETENTION BASIN ANO DRAINAGE SWALE >LONG EL CAMINO REAL PAAl<ING. SCALE: 1•-40°-0• North T.oJ.L FESCUE REPFtESENTS ...1.!..." OF TOTAL LANDSCAPE. EMPLOYEE EATING AREA I OUTpOQR RECREATION THE COUR1YARD PLAZA PROVIDES S.216 S.F. OF HARDSCAPE-LANOSCAPE AREA FOR EMPLOYEE BFIEAKS. THE AREA.INCWDES OUTDOOR DINING, BENCHES, SMALL PONO I WATERFALL SET IN A BEAUTIFUL LANDSCAPED SPACE. (MEETS THE 300 S.F. /PER 50008.F. BUILDING PATIO,) SCALE O"TE: 11/a,a,:Je JOB N0,04-IUI SH of 1h1rt1