Loading...
HomeMy WebLinkAbout2007-06-06; Planning Commission; ; SDP 05-18A|SUP 05-17A|CUP 07-02 - ECR CORPORATE CENTERTalty of Carlsbad Planning Department • A REPORT TO THE PLANNING COMMISSION P .C. AGENDA OF: June 6, 2007 ItemNo. 0 Application complete date: May 8, 2007 Project Planner: Van Lynch Project Engineer: Tecla Levy SUBJECT: SDP 05-18{A}/SUP 05-17{A}/CUP 07-02-ECR CORPORATE CENTER-A request for approval of an amendment to a Site Development Plan and Special Use Permit to increase the size of two previously approved medical office buildings from 85,000 square fe,et to 87,000 square feet and approval of a Conditional Use Permit to allow a wellness center on a 7.68 acre parcel located on the east side of El Camino Real between Town Garden Lane and Camino Vida Roble in Local Facilities Management Zone 10. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 6304, 6305 and 6306 APPROVING Site Development Plan Amendment SDP 05-18(A), Special Use Permit SUP 05-17(A) and Conditional Use Permit CUP 07-02 based on the findings and subject to the conditions contained therein. II. INTRODUCTION The 7.68-acre project site is located on the east side of El Camino Real between Town Garden Lane and Camino Vida Roble in Local Facilities Management Zone 10. The proposed project consists of an amendment to an approved project consisting of two medical office buildings to increase the size by 2,000 square feet and add a wellness center. The project meets all regulations applicable to these legislative and permitting actions, and staff has no issues with the proposal. III. PROJECT DESCRIPTION AND BACKGROUND On July 19, 2006 the Planning Commission approved a Site Development Plan (SDP 05-18) and Special Use Permit (SUP 05-02) to permit two 42,~00 square foot medical office buildings located on the east side of El Camino Real between Town Garden Lane and Camino Vida Roble. The proposed SDP and SUP amendments are to increase the total size of the project from 85,000 square feet to 87,000 square feet and to modify the size of Building A to 62,000 square feet and Building B to 25,000 square feet. The applicant is also requesting approval of a Conditional Use Permit (CUP 07-02) to include a wellness center. The revised project's site plan remains very similar to the original approval. The site is accessed from El Camino Real and Metropolitan Street (off Town Garden Lane). The original approval was for two 42,500 square foot medical office buildings. Both of the medical office buildings were rectangular in shape and two stories tall. The buildings were mirror images of each other and were placed end to end with a drive aisle placed between the buildings. The buildings were if"\ ~ . ., SDP 05-18(A)/SUP 05-17(A)/IP 07-02-ECR CORPORATE CENTI. June 6, 2007 Pae 2 oriented along the length of the existing development pad which 1s oriented northwesterly/southeasterly while El Camino Real runs north/south. The proposed project still proposes two medical office buildings situated roughly in the same configuration as the previous approval. The northern building (Building A) is now proposed to be 62,000 square feet in floor area and the southern building (Building B) is proposed to be 25,000 square feet in floor area. The buildings still maintain the original approved drive aisle separating the two buildings. Building A has been made larger to accommodate the wellness center. The entire second southerly Building B will be used for medical office purposes. The wellness center (Building A) will include a four lane lap pool, full size basketball court, therapy pool, locker rooms, a child care room and medical office space on the ground floor. The second floor will contain a walking/running track, workout equipment, and physical therapy, aerobics and spinning (bicycle) rooms. The remainder of the building space will be medical office space. The revised building elevations maintain the same architectural design as the previous approvals. The concrete tilt-up buildings will be painted off-white with tan color trim. Metal accent entry features, decorative cornice trim, green tinted glass windows and granite stone panels enhance the buildings architecture. The buildings mechanical equipment will be placed within masonry mechanical enclosures located on the ground within landscaped areas. The project also includes associated parking, three outdoor patio areas and landscaping within and around the project. The project still meets the development standards of the zone and staff has no issues with the proposal. IV. ANALYSIS The ECR Corporate Center project is subject to the following plans, ordinances and standards: A. Office (0) General Plan Land Use designation; B. Villages of La Costa Master Plan MP 98-01; C. Office (0) Zone and Site Development Plan findings required by the Office Zone, Carlsbad Municipal Code, Chapter 21.06, Section 21.06.020; D. Chapter 21.40 -Scenic Preservation Overlay Zone (El Camino Real Corridor Development Standards); E. Conditional Use Permit findings, Carlsbad Municipal Code, Chapter 21.42, Section 21.42.020; F. Comprehensive Land Use Plan for McClellan-Palomar Airport; and G. Growth Management Ordinance (Local Facilities Management Plan Zone 5). 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 detail in the sections below. SDP 05-18(A)/SUP 05-17(A)IP 07-02-ECR CORPORA;E CENTI. June 6, 2007 Pae 3 A. General Plan The General Plan Land Use designation for the proposed development area of the project site is Office (0). The project complies with all elements of the General Plan as illustrated in Table I below: TABLE 1-GENERAL PLAN COMPLIANCE Element Use Classification, Goal, Proposed Use and Improvements Compliance Objective or Program Land Use Commercial development The project site is General Plan Land to serve the employment Use designated as Office (0) for the Yes and service needs of development of medical/professional Carlsbad residents. office services. Open Space To preserve, protect and The project maintains adequate and enhance unique open buffers from native habitat areas and Yes Conservation space functions like is consistent with the adopted Habitat buffers between uses and Conservation Plan. wildlife habitats. Circulation Adequate circulation The existing El Camino Real infrastructure to serve the roadway is adequate in capacity to Yes projected population. handle the traffic generated by the proposed use. Street improvement plans and bonding for all necessary street improvements was completed with the Master Tentative Map CT 99-03. Noise Require that a noise study Project has been conditioned to be submitted with all non-submit a noise report showing Yes residential projects. compliance with interior noise Enforce the City policy standards. that 55 Leq (h) dBA is the maximum interior noise level for general office uses. Housing Provision of affordable Project site is not being developed as housing. residential and therefore is not Yes req-qired to provide affordable housing. Public Provision of emergency All necessary water mains, fire Safety water systems and all-hydrants, and appurtenances must be weather access roads. installed prior to occupancy of any Yes building and all-weather access roads will be maintained throughout construction. SDP 05-18(A)/SUP 05-l 7(A)& 07-02-ECR CORPORATE CENTI. June 6, 2007 Pae 4 B. Villages of La Costa Master Plan MP 98-01 The project site is located in the Greens, Village 1.1. of the Villages of La Costa Master Plan. This planning area is zoned as Office (0) in the Master Plan. The Office designation would allow professional office and medical office uses subject to the development standards of the Office Zone and a wellness center, subject to the approval of a Conditional Use Permit as discussed in Section E below. C. Chapter 21.27 Office (0) Zoning The Office (0) Zone (Chapter 21.27 of the Carlsbad Municipal Code) implements the Office Land Use designation. The O Zone permits dentists, doctors, chiropractors and incidental related uses such as pharmacies (prescription only), biochemical, X-ray laboratories, medical offices and clinics (excluding hospitals). The revised project complies with all development standards of the Office Zone as shown in Table 2 below. TABLE 2 -OFFICE COMPLIANCE Code Section Standard Provided Compliance Building Height Not to exceed 35 feet/three Building A and B = 35 Yes levels. feet max./ two levels. Setbacks-Buildings Front: 50 ft. (Prime arterial) Front: 190 ft. Yes Street side: 50 ft. Street side: n/a. Interior side: 10 ft. Interior side: 70 ft. Rear: 10 ft. Rear: 130 ft. Setbacks-Front: 30 ft. (Prime Arterial) Front: 50 ft. Yes Driveways and Street side: 30 ft. Street side: n/a. Parking Interior side: 10 ft. Interior side: 10 ft. Rear: 10 ft. Rear: 45 ft minimum. Lot Area Min. 10,000 square feet 7.68 Ac (334,814 sq ft) Yes Lot Width 75 ft wide minimum 309.72 ft Yes Lot Coverage 50%max. 13% Yes Parking 1 :200 or 440 parking stalls 440 parking stalls Yes required Employee Eating 300 sq ft/ 5,000 sq ft of 5,280 sq ft Yes Area building area, 5,280 sq ft required Site Development Plan Findings Required by the Office Zone The Office Zone requires that a Site Development Plan (SDP) be approved for the proposed use prior to the issuance of any building permit. The Qualified Development Overlay Zone (Q- Overlay) findings are required for approval of an SDP by the Office Zone. The adopted project findings for SDP 05-18, which are contained in Planning Commission Resolution No. 6128, still apply to this project (SDP 05-18(A)). This section summarizes the necessary findings and support for each. SDP 05-18(A)/SUP 05-17(A)IP 07-02-ECR CORPORATE CEN. June 6, 2007 Pae 5 1.) The requested use is properly related to the site, surroundings and environmental setting as the project design complies with the requirements of the Office Zone as discussed above. 2.) All required building setbacks are provided, lot coverage is well below the maximum permitted, and landscaping meets the minimum I 0% 0 zone requirement. 3.) The proposed office uses are appropriate in the Office Land Use and Master Plan Office Zoning designations, the proposed development meets the minimum development standards for the Office Zone and that adequate separation of uses would ensure compatibility with the adjacent Industrial, Community Facility and Open Space land uses. As shown on Exhibits "A" -"K" all features necessary to adjust the use to existing and permitted future uses will be provided. Landscaping is proposed to screen the parking areas from public roadways. Adequate vehicle circulation has been provided to accommodate truck-turning movements. El Camino Real and Metropolitan Street will provide access to the site. 4.) The planned street system is adequate to handle. all traffic (5,211 average daily trips) generated by the use. The adopted resolutions of approval for SDP 05-18 and SUP 05-17 will become null and void with the approval of SDP 05-18(A).. The new Planning Commission Resolution for SDP 05- l 8(A) will incorporate the findings and conditions of the previous approvals with revisions to address the amended project. D. Chapter 21.40 -Scenic Preservation Overlay Zone (El Camino Real Corridor Development Standards) The proposed project is located adjacent to and on the east side of El Camino Real, and thus is subject to the regulations of the Scenic Preservation Overlay Zone, as implemented through the El Camino Real Corridor Development Standards. Pursuant to Carlsbad Municipal Code Section 21.40.040, a Special Use Permit is required. On July 19, 2006 the Planning Commission approved a Special Use Permit (SUP 05-02). This application proposes an amendment to that approval to modify the project as proposed. The findings for the Special Use Permit can still be made and are as follows: I.) The revised project conforms to the intent of the Scenic Preservation Overlay in that the project complies with the provisions of the El Camino Real Corridor Development Standards and that the proposed medical office and wellness center project is designed with similar architecturally styled buildings to create a "campus" like design and that the buildings provide adequate setbacks from El Camino Real to preclude a "tunnel effect" of · buildings along the roadway. The project does not obscure scenic views or impair traffic safety along El Camino Real. SDP 05-1 S(A)/SUP 05-l 7(A)IP 07-02 -ECR CORPORA TE CEN. June 6, 2007 Pae 6 2.) The proposed project implements the goals and objectives of the General Plan in that the property is proposed to be developed with medical office use which are consistent with the Office Land Use designation. The project is located within Area 4 of the El Camino Real Corridor (College Avenue to Sunfresh Rose Company (Cassia Road)). Compliance with the corridor standards is shown in Table 3 below. TABLE 3 -EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE Standard Adopted Criteria Proposed Pro.iect Compliance Design Planned "campus type" Office type design theme Yes Theme research, business, service where both buildings center complement each other Median Major intersections No median break provided at Yes Breaks the driveway entrance on El Camino Real Sidewalks Determined by Staff Provided per City standard Yes Signs Freestanding monuments, None proposed at this time Yes not to exceed 5 ft above street grade, and 24 sq. ft. in area. Building 35' from grade maximum 35' from grade maximum Yes Height Grading No cut or fill exceeding 15' Negligible Cut/fill (not to Yes from original grade exceed 15 feet) Setback At grade: 30' minimum. 50' minimum landscape Yes Some screening to be setback proposed with incorporated into setback landscape screening Street As appropriate to match None required Yes Furniture adjacent development Street light City standard City standard Yes spacing Roof Not visible Proposed ground placed Yes Equipment mechanical equipment in screened enclosure Land Uses Land Use changes should be No change in Land Use Yes addressed at time of request. proposed. E. Conditional Use Permit findings Conditionally permitted uses are those that possess unique characteristics thereby making it impractical to allow them by right in certain zones. The O zone specifies in C.M.C. Section 21.27.020 that Athletic Clubs, gymnasiums, health clubs, and physical conditioning businesses are permitted in the O Zone upon the granting of a CUP. The proposed wellness center is considered to be a physical conditioning business/health club and therefore requires approval of a CUP. Patients which have completed rehabilitation and the general public are able to use the wellness center as a fitness facility. The findings necessary to approve a CUP can be made. SDP 05-l 8(A)/SUP 05-l 7(A)I-P 07-02 -ECR CORPORA TE CEN. June 6, 2007 Pae 7 1.) The requested use is desirable for the development of the community, is essentially in harmony with the various elements and objectives of the General Plan, and is not detrimental to existing uses specifically permitted in the zone in which the proposed use is located, in that the wellness center will provide services in close proximity to the occupants of the zone and to the City in general. 2.) The site for the intended use is adequate in size and shape to accommodate the use, in that the facility is proposed in a building that meets the development standards for the zone and has adequate size and parking to accommodate the proposed fitness facility and medical office uses. 3.) All the yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, in that the project is part of a proposed medical office building campus that when developed will include all features that may be appropriate to the proposed use. 4.) The street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that El Camino Real and Metropolitan Street will be adequate to handle the 5,211 ADT generated by the proposed medical office building and wellness center. The parking space demand is the same for both medical office and physical conditioning businesses/health clubs. F. Comprehensive Land Use Plan (CLUP) for McClellan -Palomar Airport The project site is located within the Airport Influence Area and approximately 4,000 feet southeast of McClellan-Palomar Airport. The site is outside the 60 Community Noise Equivalent Level (CNEL) noise contour and outside the Runway Protection Zone. The CLUP identifies the Office use as being a compatible use with essentially no interference from aircraft noise. The southerly portion of the site is within the Flight Activity Zone (FAZ), which is an area most likely to experience a crash since it is beneath the flight pattern. Building A, the wellness center is outside of the FAZ and Building B is inside the FAZ. The CLUP identifies that the land beneath the flight activity zone areas should be held free of intensive development such as residential at 10 units per acre, high rise development, and all uses which involve large groups of people, (more than 100). The Office Land Use designation would preclude residential uses at that density and the zoning restrictions would preclude high-rise development. No Conditional Use Permit would be allowed if there were to be an assemblage of greater than 100 persons. A condition has been added that all assembly areas within the proposed project that are located within the FAZ be limited (as defined by the Uniform Building Code Group A Occupancy) to no more than one hundred (100) persons per assembly area. With this condition the project is consistent with McClellan-Palomar Airport CLUP. G. Growth Management Ordinance (LFMP Zone 10) The proposed project is located within Local Facilities Management Zone 10 in the southeast quadrant. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized as follows: SDP 05-18(A)ISUP 05-17(A)IP 07-02-ECR CORPORATE CEN. June 6, 2007 Pae 8 GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS City Administration NIA Library NIA Waste Water Treatment 47EDU Parks NIA Drainage 20.7 cfs Circulation 5,211 ADT Fire Station Nos. 2 and 5 Open Space NIA Schools -Carlsbad Unified School District NIA Sewer -Carlsbad Waste Water District 49EDU Water-Carlsbad Municipal Water District 19,550 GPD V. ENVIRONMENTAL REVIEW COMPLIANCE Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). On December 12, 2006, the City Council adopted City Council Resolution No. 2006- 270 adopting a Negative Declaration for the original project. Staff has reviewed the amendment request and the Planning Director has determined that; the project is still in compliance, and within the scope of, the prior environmental documents, dated May 23, 2006; the project has no new significant environmental effects not analyzed as significant in the prior Negative Declaration; none of the circumstances requiring a Subsequent Negative Declaration under CEQA Guidelines Sections 15162 exist and no further CEQA compliance is required. ATTACHMENTS: 1. Planning Commission Resolution No. 6304 (SDP 05-18(A)) 2. Planning Commission Resolution No. 6305 (SUP 05-17(A)) 3. Planning Commission Resolution No. 6306 (CUP 07-02) 4. Location Map 5. Disclosure Statement 6. Background Data Sheet 7. Local Facilities Impact Assessment Form 8. Planning Commission Resolution No. 6128 (SDP 05-18) 9. Planning Commission Resolution No. 6129 (SUP 05-17) 10. Reduced exhibits "A" -"K" dated June 6, 2007 NOT TO SCALE SITE MAP ECR CORPORATE CENTER SOP 05-18(A)/SUP 05-1 ?(A)/CUP 07-02 • City, of c·arlsb-ad IRF•i•i•••i·l•J4•ihiii,i401 DISCLOSURE STATEMENT 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, ·;n· this and any other county, city and county, city municipality, district or other political subdivisi_on or any other group or 99mbim~tion 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, title, 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 page may be attached if necessary.) * Person Xe, a lhc-dt-e.,L Corp/Part ECR Corporate Center' L. p. Title____________ Title _____________ _ Address _________ _ Address ___________ _ 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, title, 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 page may be attached if necessary.) * Person ;See a~d -Corp/Part ECR Corporate Center, L. P. Title ___________ _ Title. _____________ _ Address ----------Address ____________ _ * Please see separate attached pages. 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760) 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ 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 Lizbeth A. Ecke Title Trustee and Beneficiary Address P.O. Box 234293 Leucadia, CA 92023-4293 Please see attached pages. Non Profit/Trust Maureen Ecke Title Beneficiary Address 14 7 5 Raven Court Leucadia, CA .92023-0488 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 [i] No If yes, please indicate person(s): _____________ _ NOTE:· Attach additional sheets if necessary. I certify t_hat all ~he above information 'is true and correct to the best of my knowledge. See below 1/26/07 Signature of owner/date ECR Corporate Center,L.P. Print or typ~ name of owner By: ECR Carlsbad Manqgement,LLC Its: Generai Partner By: WBC Investments,LLC Its: Co-Managi~g Member By: Realty Advisor~,Inc. T"'9t'l-"to.'.f;J;. n 1:{ember President H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 See below 1/26/07 Si~nature of applicant/date ECR Corporate Center,L.P. Print or type name of applicant By: ECR Carlsbad. Man€!gament·~LLC Its: General Partner By: WBC Investments, LLC· Its: Co-Managing Member Page 2 of 2 • ATTACHMENT TO DISCLOSURE STATEMENT 1. APPLICANT ECR Corporate Center, L.P ., a California limited partnership. 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 ECR Carlsbad Management, LLC, a Delaware limited liability company 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Carltas Investments L.P ., a California limited partnership 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 WBC Investments LLC, a California limited liability company 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Finest City Realty Advisors, Inc., a California corporation 11988 El Camino Real, Ste. 160 San Diego, CA 92130 John C. White 1288 Rancho Encinitas Drive Olivenhain, CA 92024 James R. Bornemann 1620 Bittern Court Carlsbad, CA 92011 Christopher C. Calkins 1440 Paseo de las Flores Leucadia, CA 92024 Charles Abdi 11988 El Camino Real, Ste. 160 San Diego, CA 92130 page 1 of2 Carltas Company, a California limited partnership 5600 Avenida Encinas, Suite 100 · Carlsbad, CA 92008 Lizbeth A. Ecke, Trustee of the Lizbeth A. Ecke Trust dated March 31, 1994 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Christopher C. Calkins, Trustee, Paul Ecke, Jr. Non-Exempt Marital Trust U/T/A dtd 8/7/97 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Sara Ecke May, Trustee of the Sara Ecke May Revocable Trust u/d/d April 23, 1996, as amended 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 Paul Ecke III, Trustee of the Paul Ecke, III Revocable Trust dated September 22, 1989 5600 Avenida Encinas, Suite 100 Carlsbad, CA 92008 2. OWNER Same as 1, above. 3. . TRUSTEES AND BENEFICIARIES Sara Ecke May 1009 Salcomb Lane Raleigh, NC 27614 Paul Ecke III P.O. Box 230488 Encinit.as, CA 92023-0488 Christopher C. Calkins 1440 Paseo de las Flores Leucadia, CA 92024 page 2 of2 ttACKGROUNDDATASHEET - CASE NO: SDP 05-18(A)ISUP 05-17(A)ICUP 07-02 CASE NAME: ECR CORPORATE CENTER APPLICANT: ECR Corporate ~enter LP REQUEST AND LOCATION: A request for approval of an amendment to a Site Development Plan and Special Use Permit to increase the size of two previously approved medical office buildings from 85,000 square feet to 87,000 square feet and approval of a Conditional Use Permit to allow a wellness center on a 7.68 acre parcel located on the east side of El Camino Real between Town Garden Lane and Camino Vida Roble in Local Facilities Management Zone 10. LEGAL DESCRIPTION: Lot 1 of Carlsbad Tract 99-03, in the City of Carlsbad, County of San Diego, State of California, according to the map thereof no. 14543, filed in the office of the County Recorder APN: 213-110-01-00 Acres: 7.68 Proposed No. of Lots/Units: =-1 _________ _ GENERAL PLAN AND ZONING Existing Land Use Designation: -=O-=ffi=1c;:_;e;__ _________________ _ Proposed Land Use Designation: -=O-=ffi=1c;:_;e;.....,(--=O ...... ) _________________ _ Density Allowed: NI A Density Proposed: .::...N:..:....:I A:.=.._ _________ _ Existing Zone: Planned Community (0) Proposed Zone: Planned Community (0) Surrounding Zoning, General Plan and Land Use: Zoning (Master Plan) General Plan Current Land Use Site Planned Community (0) Office Vacant North Planned Community (PI) Planned Industrial Vacant South Planned Community (CF) Community Facility Vacant East Planned Community (OS) Open Space Open Space West Planned Industrial Planned Industrial Industrial LOCAL COASTAL PROGRAM Coastal Zone: D Yes [:8J No Local Coastal Program Segment:N =-"""I Ac.::;_ ______ _ Within Appeal Jurisdiction: D Yes [:8J No Coastal Development Permit: D Yes [:8J No Local Coastal Program Amendment: D Yes [:8J No Existing LCP Land Use Designation: NIA Existing LCP Zone: NIA Proposed LCP Land Use Designation:N ;:_"--=I A-=---- Proposed LCP Zone:N =--"-=I A-=--------- Revised O 1/06 -PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad ~~~---- Equivalent Dwelling Units (Sewer Capacity): ___ 47---=E=D---=U'---------------- ENVIRONMENTAL IMPACT ASSESSMENT D Categorical Exemption, _____________________ _ C8J Negative Declaration, previously adopted =D-=ec=e=m=b=-=ec.;..r-=-1=2,....::2=-=0;....;c0-=6 ________ _ □ Certified Environmental Impact Report, dated _____________ _ D Other, __________________________ _ Revised 01/06 -CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: ECR Corporate Center SDP 05-18(A)ISUP 05-17(A)ICUP 07-02 LOCAL FACILITY MANAGEMENT ZONE: 10 GENERAL PLAN: ..:;;..Of=fi::..a;.;ce:c...._ ____ _ ZONING: Planned Community (Office) DEVELOPER'S NAME: =E-=CR=-=....caCc...=o.=..irp;;..::o=ra=te-=-=C=en=te=r ______________ _ ADDRESS: 5600 Avenida Encinas, Suite 100, Carlsbad CA 92008 PHONE NO.: 760-431-5600 ASSESSOR'S PARCEL NO.: ~21=-3--C-1'-"'--10-'------=--01"--0~0---------- QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): -=--87:....:i..,0~0-"-0...::;..;sg,,.__,ft=------- ESTIMATED COMPLETION DATE: ASAP ~~---------------- A. City Administrative Facilities: Demand in Square Footage= NIA B. Library: Demand in Square Footage= NIA C. Wastewater Treatment Capacity (Calculate with J. Sewer) 47EDU D. Park: Demand in Acreage = NIA E. Drainage: Demand in CFS = 20.7 Identify Drainage Basin = "D" F. Circulation: Demand in ADT = 5 211 G. Fire: Served by Fire Station No.= 2and5 H. Open Space: Acreage Provided = 0 I. Schools: Carlsbad Unified J. Sewer: Demands in EDU 47 Identify Sub Basin = Ponto/l0C K. Water: Demand in GPD = 19 550 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 PLANNING COMMISSION RESOLUTION NO. 6128 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING SITE DEVELOPMENT PLAN SDP 05-18 TO DEVELOP A 7.68-ACRE PARCEL WITH TWO 42,500-SQUARE-FOOT MEDICAL OFFICE BUILDINGS LOCATED ON THE EAST SIDE OF EL CAMINO REAL BETWEEN TOWN GARDEN LANE AND CAMINO VIDA ROBLE IN LOCAL FACILITIES MANAGEMENT ZONE 10. CASE NAME: CARL TAS MEDICAL OFFICE MP A/GPA CASE NO.: SDP 05-18 WHEREAS, Carltas Company, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by Real Estate Collateral Management Company, "Owner," described as Lot 1 of Carlsbad Tract 99-03, in the City of Carlsbad, County of San Diego, State of California, according to the map thereof No. 14543, filed in the office of the County Recorder (."the Property"); and WHEREAS, said verified application constitutes a request for a Site Development Plan as shown on Exhibits "A" -"G" dated July 19, 2006, on file in the Planning Department, CARLTAS MEDICAL OFFICE MPA/GPA -SOP 05-18 as provided by Chapter 21.06/Section 21.53.120 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did, on the 19th day of July, 2006, 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 all persons desiring to be heard, said Commission considered all factors relating to the Site Development Plan. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A) B) That the fo1:egoing recitations are true and correct. That based on the evidence presented at the public hearing, the Planning Commission APPROVES CARLTAS MEDICAL OFFICE MPA/GPA - SDP 05-18 based on. the following findings and subject to the following conditions: Findings: 1. 2. 3. 4. 5. 6. That the requested use is properly related to the site, surroundings, and environmental settings; is consistent with the various elements and objectives of the General Plan; will not be detrimental to existing uses or to uses specifically permitted in the area in which the proposed use is to be located; and will not adversely impact the site, surroundings, or traffic circulation, in that the proposed office uses are appropriate in the Office Land Use and Master Plan Office Zoning designations, that the proposed development meets the minimum development standards for the Office Zone, and that adequate separation of uses would ensure compatibility with the adjacent Industrial, Community Facilities, and Open Space Land Uses. That the site for the intended use is adequate in size and shape to accommodate the use, in that the project complies with all City policies and standards without the need for ~ variance from development standards. Th~t all yards, setbacks, walls, fences, landscaping, and other features necessary to adjust the requested use to existing or permitted future uses in the neighborhood will be provided and maintained, in that the project provides the required setbacks and incorporates landscaping consistent with the City of Carlsbad Landscape Manual. That the street systems serving the proposed use is adequate to properly handle all traffic generated by the proposed use, in that El Camino Real, a prime arterial roadway, has adequate capacity to handle the 4,250 ADT generated by the project. The project's access is through the signalized intersection at El Camino Real and Town Garden Lane and direct access off El Camino Real. The project is consistent with the Comprehensive Land Use Plan (CLUP) for the McClellan-Palom~ Airport, dated April 1994. The project is compatible with the projected noise levels of the CLUP; and, based on the noise/land use compatibility matrix of the CLUP, the proposed land use is compatible with the airport, in that the project is located outside of 60 CNEL noise contour and has been conditioned to limit all assembly areas within the project to no more than one hundred (100) persons per assembly area. That the project is consistent with the City's Landscape Manual (Carlsbad Municipal Code Section 14.28.020 and Landscape Manual Section I B). \ 7. 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. PC RESO NO. 6128 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 -• Conditions: Note: Unless otherwise specified herein, all conditions shall be satisfied prior to issuance of a grading permit. 1. 2. 3. 4. 5. 6. 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. 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. Developer shall comply with all applicable provisions of federal, state, and local laws and regulations in effect at the time of building permit issuance. If any condition for construction of any public improvem~nts 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 oflaw. 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. Developer shall submit to Planning Director a reproducible 24" x 36" mylar copy of the Site Plan reflecting the conditions approved by the final decision-making body.· PC RESO NO. 6128 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 • 7. . Prior to the issu~ce of a building permit, the Developer shall provide proof to the Director from the Carlsbad Unified School District that this project has satisfied its obligation to provide school facilities. 8. This project shall comply with all conditions and mitigation measures which are required as part of the Zone 10 Local Facilities Management Plan and any amendments made to that Plan prior to the issuance of building permits. 9. 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. 10. This approval is granted subject to the adoption of the Negative Declaration and approval of GPA 05-15, MP 98-0l(G) and SUP 05-17 and is subject to all conditions contained in Planning Commission Resolutions No. 6125, 6126, 6127, and 6129 f.9r those other approvals. 11. This approval shall become null and void if building permits are not issued for this project within 36 months from the date of project approval. 12. Developer shall submit and obtain Planning Director approval of a Final Landscape and Irrigation Plan showing conformance with the approved Preliminary Landscape Plan and the City's Landscape Manual. Developer shall constru~t and instalr aH l~dscaping as shown on the approved Final Plans, and maintain all landscaping in a healthy and thriving condition, free from weeds, trash, and debris. 13. 14. 15. 16. The first submittal of Final Landscape and Irrigation Plans shall be pursuant to the landscape plan check process on file in the Planning Department and accompanied by the project's building, improvement, and grading plans. 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 CPD #1 special tax (if applicable), 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 10, 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. 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. Prior to occupancy, the Developer shall provide all exterior employee eating areas per the approved plans, including landscaping. PC RESO NO. 6128 -4- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 • 17. Developer shall submit to the City a Notice of Restriction to be filed in the office of the County Recorder,· subject to the satisfaction of the Planning Director, notifying all interested parties and successors in interest that the City of Carlsbad has issued a Site Development Plan and Special Use Permit by Resolutions No. 6128 and 6129 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. Planning Director 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. 18. 19. 20. 21. 22. Developer shall prepare and record a Notice that this property may be subject to noise impacts from the proposed or existing Transportation Corridor, in a form meeting the approval of the Planning Director and the City Attorney (see Noise Form #1 on file in the Planning Department). Prior to building permit issuance, the developer shall prepare and submit to the Planning Department an interior acoustical analysis to ensure interior noise levels do not exceed 55 dBA CNEL. All assembly areas (as defined by the Uniform Building Code Group A Occupancy) within the proposed project that are located within the Flight Activity Zone of the McClellan-Palomar Airport shall be limited to no more than one hundred (100) persons per assembly area in order to be consistent with Fligh! Activity Zone guidelines in the McClellan-Palomar Airport Comprehensive Land Use,Plan. 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 Planning Director. Enclosure shall be of similar colors and/or materials to the project to the satisfaction of the Planning Director. Developer shall submit and obtain Planning Director approval of an exterior lighting plan including parking areas. All lighting shall be designed to reflect downward and avoid any impacts on residential homes or open space property. Engineering: General 23. 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. PC RESO NO. 6128 -5- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 24. 25. -• Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements: streets, sidewalks, street lights, and storm drain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. Developer shall install sight distance corridors at all street intersections in accordance with Engineering Standards. The limits of these sight distance corridors shall be reflected on any improvement, grading, or landscape plan prepared in association with this development. Fees/ Agreements 26. Developer shall cause property owner to execute and submit to the City Engineer for recordation the City's standard form Drainage Hold Harmless Agreement regarding drainage across the adjacent property. Grading 27. 28. Prior to the issuance of a grading permit or building permit, whichever occurs first, Developer shalt submit to the City Engineer proof that a Notice of Intention for the start of work has been submitted to the State Water Resources Control Board. Based upon a review of the proposed grading and the grading quantitl~s shown on the Site Plan, a grading permit for this project is required .. Developer shall ·apply for and obtain a grading permit from the City Engineer prior to issuance of a building permit for the project. Dedications/Improvements 29. 30. 31. Developer shall cause Owner to execute a covenant of easement for private access as shown on the Site Plan. The obligation to execute and record the covenant of easement shall be shown and recording information called out on the Site Plan. Developer shall provide City Engineer with proof of recordation prior to issuance of building permit. Developer shall cause Owner to make an irrevocable offer of dedication to the City and/or other appropriate entities for all public .streets and other easemeJ:?.tS shown on the Site Plan. The offer shall be made by a separate recorded document. All land so·offered shall be offered free ancl clear of all liens and encumbrances and w~thout cost. Streets that are already public are not required to be rededicated. Developer shall provide the design of all private streets and drainage systems to the satisfaction of the City Engineer. The structural section of all private streets shall conform to City of Carlsbad Standards based on R-value tests. All private streets and drainage systems shall be inspected by the City. Developer shall pay the standard improvement plancheck and inspection fees. PC RESO NO. 6128 -6- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 • 32. Developer shall execute and record a City standard Development Improvement Agreement to install and secure with appropriate security as provided by law, public improvements shown on the Site Plan and the following improvements including, but not limited to grading, clearing and grubbing, sewer, water, fire hydrants, street lights, and reclaimed water, to· City ·Standards to the satisfaction of the City Engineer. The improvements are: a) , b) Onsite public water main and fire hydrants Reclaimed water service Improvements listed above shall be constructed within 18 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement. 33. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm Water Pollution Prevention Plan (SWPPP)." The SWPPP shall be in compliance with current requirements and provisions established by the San Diego Region of the California Regional Water Quality Control Board and the City of Carlsbad Requirements. The SWPPP shall address measures to reduce to the maximum extent practicable storm water pollutant runoff during construction of the project. At a minimum, the SWPPP shall: 34. a. b. C. d. Include all content as established by the California Regional Water Quality Control Board requirements. _ Include the receipt of ''Notice of Intent" issued by the California R~gional Water . Quality Control Board. l_lecommend source control and treatment control Best Management Practices (BMPs) that will be implemented with ·this project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging to City right-of-way or natural drainage course. Establish specific procedures for handling spills and routine cleanup. Special · considerations and effort shall be applied to employee education on the proper procedures for handling cleanup and disposal of pollutants. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm Water Management Plan (SWMP)." The SWMP shall demonstrate compliance with the City of Carlsbad Standard Urban Stormwater Mitigation Plan (SUSMP), Order 2001-01 issued by the San Diego Region of the California Regional Water Quality Control Board and the City of Carlsbad Municipal Code. The SWMP shall address measures to avoid contact"or filter said pollutants from storm water, to the maximum extent practicable, for the post-construction stage of the project. At a minimum, the SWMP shall: a. b. Identify existing and post-development on-site pollutants-of-concern. Identify the hydrologtc unit this project contributes to and impaired water bodies that could be impacted by this project. PC RESO NO. 6128 -7- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 35. C. d. e. f. Recommend source controls and treatment controls that will be implemented with this project to avoid contact or filter said pollutants from storm water to the maximum extent practicable before discharging to City right-of-way. Establish specific procedures for handling spills and routine cleanup. Special considerations and effort shall be applied to employee education on the proper procedures for handling cleanup and disposal o{pollutants. Ensure long-term maintenance of all post-construct BMPs in perpetuity. Identify how post-development runoff rates and velocities from the site will not exceed the predevelopment runoff rates and velocities to the maximum extent practicable. Prior to grading permit issuance, Developer shall have design, apply for and obtain approval of the City Engineer, for the structural section for the access aisles with a traffic index of 5.0 in accordance with City Standards due to truck access through the parking area and/or aisles with an ADT greater than 500. The. structural pavement design of the aisle ways shall be submitted together with required R-value soil test information and approved by the City Engineer as part of the building or grading plan review, whichev.er occurs first. Special Conditions 36. Water 37. 38. 39. 40. 41. The Average Daily Traffic (ADT) and floor area contained in the staff report and shown on the Site Plan are for planning purposes only. Developer shall pay traffic impact and sewer impact fee~ based on Section 18.42 and Section 1_3.J0 of the City of Carlsbad Municipal Code, respectively. Prior to approval of improvement plans or final map, 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. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the District Engineer. The Developer shall design and construct public facilities within public right-of-way or within minimum 20-feet-wide easements granted to the District or the City of Carlsbad. At the discretion of the District Engineer, wider easements may be required for adequate maintenance, access and/or joint utility purposes. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges for connectiOJ.?. to public facilities. Developer shall pay the San Diego County Water Authority capacity charge(s) prior to issuance of Building Permits. The Developer shall prepare a colored recycled water use map and submit this map to the Planning Department for processing and approval by the District Engineer. The Developer shall design landscape and irrigation plans utilizing recycled water as a source. Said plans shall be submitted to the satisfaction of the District Engineer. PC RESO NO. 6128 -8- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 42. 43. 44. 45. 46. 47. 48. 49. • Th~ Developer shall install potable water and recycled water services and meters at a locations approved by the District Engineer. The locations of said services shall be reflected on public improvement plans. The Developer shall install sewer laterals and clean-outs at a location approved by the District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. The Developer shall design and construct public water,· sewer, and recycled water facilities substantially as shown on the Site Plan to the satisfaction of the District Engineer. Proposed public facilities shall be reflected on public improvement plans. The Developer shall provide separate potable water meters for each separately owned unit. Prior to issua.11ce of building permits, whichever is first, the entire potable water, recycled water, and sewer system shall be evaluated in detail to ensure that adequate capacity, pressure, and flow demands can be met to the satisfaction of the District Engineer. A fire flow system shall be required for this industrial development and it shall be constructed as a looped system. The Developer shall complete the looped water system by tying into the existing waterline system on El Camino Real and Metropolitan Street to the satisfaction of the District Engineer. The Developer shall coordin~te with the District Engineer regarding _the looped system and easements. The Developer shall submit a detailed potable water study, prepared by a Registered Engineer that identifies the peak demands of the project (including fire flow demands). The study shall identify velocity in the main lines, pressure zones, and the required pipe sizes. Said study shall be submitted concurrently with the improvement plans for the project and the study shall be prepared to the satisfaction of the District Engineer. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: · 50. 51. Developer shall pay park-in-lieu fees to the City, prior to the approval of the final map as required by Chapter 20.44 of the Carlsbad Municipal Code. Developer shall pay a landscape plan check and inspection fee as required by Section 20.08.050 of the Carlsbad Municipal Code. 52. · 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. PCRESONO. 6128 -9- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 53. 54. -• The project shall comply with the latest nonresidential disabled access requireme.nts pursuant to Title 24 of the State Building Code. · Premise identification (addresses) shall be provided consistent with Carlsbad Municipal Code Section 18.04.320. 5 5. 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 Planning Director prior to installation of such signs. 56. Developer shall exercise special care during the construction phase of this project to prevent offsite siltation. Planting and erosion control shall be provided in accordance with Carlsbad Municipal Code Chapter 15.16 (the Grading Ordinance) to the satisfaction of the City Engineer. · 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. · PC RESO NO. 6128 -10- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 -• PASSED, APPROVED AND ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on the 19th day of July 2006, by the following vote, to wit: AYES: NOES: ABSENT: Chairperson Montgomery, Commissioners Baker, Cardosa, Dominguez, Heineman, and Whitton ABSTAIN: Commissioner Segall ATTEST: ~2k DONNED Assistant Planning Director PC RESO NO. 6128 -11- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 -- PLANNING COMMISSION RESOLUTION NO. 6129 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF CARLSBAD, CALIFORNIA, APPROVING A SCENIC CORRIDOR SPECIAL USE PERMIT TO DEVELOP A 7.68-ACRE PARCEL WITH TWO 42,500-SQUARE-FOOT MEDICAL OFFICE BUILDINGS LOCATED ON THE EAST SIDE OF EL CAMINO REAL BETWEEN TOWN GARDEN LANE AND CAMINO VIDA ROBLE IN LOCAL FACILITIES MANAGEMENT ZONE 10. CASE NAME: CARLTAS MEDICAL OFFICE MPA/GPA CASE NO: SUP 05-17 WHEREAS, Carltas Company, "Developer," has filed a verified application with the City of Carlsbad regarding property owned by Real Estate Collateral Management Company, "Owner," described as Lot 1 of Carlsbad Tract 99-03, in the City of Carlsbad, County of San -Diego, State of California, according to the map thereof No. 14543, filed in the office of the County Recorder ( 'the Property"); and WHEREAS, said verified application constitutes a request for a Scenic Corridor Special Use Permit as shown on Exhibits "A" -"G" dated July 19, 20~6, on file in the Planning Department CARLTAS MEDICAL OFFICE MPA/GPA-SUP 05-17, as provided by Chapter 21 .40 of the Carlsbad Municipal Code; and WHEREAS, the Planning Commission did on the 19th day of July, 2006, 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 all persons desiring to be heard, said Commission considered all factors relating to the Scenic Corridor Special Use Permit. NOW, THEREFORE, BE IT HEREBY RESOLVED by the Planning Commission of the City of Carlsbad as follows: 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 A) B) -- That the foregoing recitations are true arid correct. That based on the evidence presented at the public hearing, the Commission APPROVES CARLTAS MEDICAL OFFICE MPA/GPA-SUP 05-17, bas_ed on the following findings and subject to the following conditions: Findings: 1. 2. 3. The proposed project conforms to the intent of the Scenic Preservation Overlay in that the project complies with the · provisions of the El Camino Real Corridor Development Standards and that the proposed medical office project is designed with similar architecturally styled buildings to create a "campus-like" design and that the buildings provide adequate setbacks from El Camino Real to preclude a "tunnel effect" of buildings along the roadway. The project does not obscure scenic views or impair traffic safety along El Camino Real. The proposed project implements the goals and objectives of the General Plan in that the property is proposed to be developed with medical office uses which are consistent with the Office Land Use designation. The Planning Commission has reviewed each of the exactions imposed on the Developer contained in this resolution and hereby finds, in this case, tha,t 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 ~Y.. the project. Conditions: Note: Unless otherwise specified herein, all conditions shall be satisfied prior to approval of final map or grading permit, whichever occurs first. 1. 2. 3. 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 co:t;iditions 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 Special Use Permit. Staff is authorized and directed to make, or require Developer to make, all corrections and modifications to the Special Use Permit documents necessary to make them internally consistent and in conformity with final action on the project. Development shall occur substantially as shown in the approved Exhibits. Any proposed development different from this approval shall require an amendment to this approval. 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 PC RESO NO. 6129 -2- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 4. -- 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 Special Use Permit, (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. This approval is granted subject to the adoption of the Negative Declaration and approval of GPA 05-15, MP 98-0l(G) and SDP 05-18 and is subject to all conditions contained in Planning Commission Resolutions No. 6125, 6126, 6127, and 6128 for those other approvals. 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 Secti0n 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. ' PC RESO NO. 6129 -3- 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 • PASSED, APPROVED AND ADOPTED at a regular meeting of the planning Commission of the City of Carlsbad, California, held on the 19th day of July, 2006, by the following vote, to wit: AYES: NOES: ABSENT: Chairperson Montgomery, Commissioners Baker, Cardosa, Dominguez, Heineman, and Whitton ABSTAIN: Commissioner Segall ATTEST:. DONNEU Assistant Planning Director PC RESO NO. 6129 -4- I. j£ <,: \ I 'I •I ,: I I I i' i PM ZONE PROPOSED CHILD CARE USE BUILDING-B FLOOR PLAN 2nd R.OOR SNLAR \ \ SEE CIV~ FOR TOPOGRAPHY PROJECT DATA GENERAL NOTE· I AND EARTH WORK QUANTITIES t----------------------1 SEWER, WATER, - OPEN SPACE \ I I ) TE ~ OVERALL SITE PLAN n _..;.__..c.;....;;,c~~-~ rDID' ,W)' '"" W-i____J SCALI:, I' • 4U•fJ' GAS ~ ELECTRIC: STORM CRAN: SCHOOi.$. TELEPHONE, me PROTECTIOH: cm-a= ~ l'IHCIP-'J. ll41ER ~~ 6""PIE60G.uiEJ..ECT!ltlC PROJECT PLANNING DATA APPLICANT / OWNER: ARCtlTECT: A?PUCATIOHS SUBMITTED: PROJECT ADDRESS: AJ>.N., EXISTtlG ZONE. S1ITN coaa.n~ NtCMIT!:CT!i I ~TA!CGtT",IH'I" 56NA-.£NIPA~&.lll:ltlc:i C4'1Ue,.1,0.c:.r.t.~ '92"'9 ClU!IJ.01-~ COITACT,~u.11! !t!IT+l~TM~!i lmOELc»!NOll!£AL. !UrTE,cie, ~0IE60 CAI.FefMA.$De Ce6e)~-f'TT1 COITACT,MMlltL.,l,NGAN EXSTNG WASTER Pl.AN ZONE: o EXJSTtlG GENERAL PLAN: EXISTING I.AHO USE: PROPOSED LAND USE: BUI.DING OCCUPANCY: BUILDING COMSTRUCTION: ADT TABULATION: 2S,OOO S.F MEDICAL OFFICE ~ -'OT 62,000 SF, WELLNESS/GYM tw,O.-rtr TOT AL APPROVED ADT'S !..&Y .-ct <Al"l"ll!OY£0 I.ETTER ~PAtm ~J LEGAL DESCRFTION: LOTIQ<~Tl'tACTNo.~e:,.HTM!CffYO'-~,caHtTQIM-1 0Ed0 &TATt: Cf'CAl.~loCCa.cHGTOTl,,I! ~Tlel!fQ'N,:o.M~PLm H Tl-£ ma OF THI!: c:c:urrr ~ a-5AH OE60 CGU11T. PROJECT DATA SITE AREA, 'l.MAQle(.»4~51'.J LMOSCAJ>E AREA PERCEHTAGfu ~~~$£ET L2.l BlJLDl'IIGAREAa BUI.ONG 'A" (2-STORYJ: FIRST LEVEL AREA ,,,..., SECOND LEVEL AREA: ,,_., TOTAL ,u~a,. BUllOfrfG "B' (2-STORYJ- FIRST LEVEL AREAl 0,!,DO&J'. SECOND LEVEL AREA 123,N!I'. TOTAL ~pee~. TOTAL BUI.DING AREA .,_.,_ FLOOR AREA RATIO tf.A.RJ '"~""' EATING AREAS. EATING AREA -PATIO I AREA ""'"· EATING AREA -PATIO II AREA: ...... EATING AREA -PATIO 111 AREA .JMSF. EATING AREA • PATIO 1V AREA ...,.,_ TOTAL REOUfiEO: ~u.,a.~o,.91.0C,A!E,U TOT AL REQUIRED-s,no$F. TOT AL EXTERIOR REQUIRED-!io,22'0!.F.x J. • 3.W !!.1. TOT AL INTERIOR REQUIRED !io)?O!l',X,4•2,e,Y5F TOT AL EXTERIOR PROVIDED ,....,., TOTAL INTERIOR PROVIDED, 2JQ&F. BlM.DfNG CONSTAUCTIOH TYPES; BUILDING 'A': 1TI"l!:111·1M0Ult.N.LY~ 8U1L01NG '8' Tn"Ehl•IMOUlt.RIJ.T~ NOTE• FIRE SPRINKLER SYSTEM JS A 'SUPERVISED AUTOMATIC SYSTEM' OCCUPANCY TYPES: BUILDING 'A'· BUILDING •e• PARKING TABULATION PARKING PROVl>EO: STANDARD SPACES COMPACT SPACES. HANDICAP SPACES TOTAL PARKING REQUIRED: TOT AL PARKING PROVIDED JU 82 9 I INCLUDES 2 VAN SPACES) "' 135 15/10001 Cl) t5 Cl) ±::! ..c e <( 0) C :;:::; ::J Cl) C 0 0 ..c ±::! E ~-~ ........ 9 -""'-'-""'°""' Bods.t """'"' °""""""'Sot ~~ """' °""'.,, G.B. 0.-.By MS. - 05162550 SDP-01 WELLNESS FACILITY BLDG-A, NORTH ELEVTATION ®1®7 I J -rn rn rn rn .l rn rn ~ -- >-----I f--~ -., I - ± ~ ~ ~ ~ ~ ~ * * ~ ·I--1 I ffl§rnErn§[I][flrnf---.- l I r,;:;,.... ®--. \ \ i=== ~ = ~ ~ ~ ~ -., -- WELLNESS FACILITY BLDG-A, NORTHEAST ELEVTION WELLNESS FACILITY BLDG-A, WEST ELEVATION • ,.,,,,.,, < 3'1-FJ' • i, • ~Fl. • • • _,, ' :; ~ .,, EXTERIOR FINISH LEGEND PAINT ® ts6m.ffll!WJ'n4-ha<Mt ® t!Mm,1-'CaraJ.-L.,.i,, GlASS 9 lllli!a2liM!IGIIU!'tHl'ID 0 GIWIMIMl'L!CTM~ IETAI. ~ CIIWYll"OW"P.-.~ ~Q&IIM CONCRETE [fil eulUICOOllTI GRANITE 0 WELLNESS FACILITY BLDG-A, SOUTHEAST ELEVATION °""'"" G.B. 0.-0,, "" ,.. 313'2-l'-O' Job-05162.S -- SDP-02 M.O.B. BLDG-81 NORTHWEST ELEVATION - -rn rn I== ~ t== = rn ~ -,-,... ----~- f± zls zls ' ' z!s * ± -. I I I. ·1 - ----I . I I -, M.O.B. BLDG-8, NORTHEAST ELEVATION ~-,, _,, eMI''"· ~-·"· M.O.B. BLDG-81 SOUTHEAST ELEVATION < ; T : i T I A T EXTERIOR FINISH LEGEND PAINT ® l!Mm.lflE.t>)~-G,.-® t1Wm.t.&c:a1aJ.-LCWf GI.ASS @ ~--TNIEC> B Glllilll31l!l~GIUN IETAL [ffi:IJ QIBMIMl~Mhf:GCU)' ~ QlatilB CONCRETE C§:] tlAl-ll>~ GRANITE 0 +::: :J (/) C 0 0 .c +-' .E Cl) -"""'.,.,..,,,,,.. ""'°""' """' """""' °"""""""' °""""""" °""'"' "'-"1 -G.B. KS. ~-1'-0' I<"-05162.5 -- SDP-03 en C '"CJ I 0 ~ ~ 'Tl J 0 a O ft ... "'C ~ en ~:::, .... I~ .... ~ JJ Q ~ p. ~ .. °' ~ 11_1 .' i J t 11:1r irrrm1 ~;~~ij ,.w / 55'-0" / / / / / CffltR11£SS/ / w,y ■ / / 124'-0" TRI CITY WELLNESS CENTER ECR CORPORATE CENTER CARLTAS INVESTMENTS FINEST CITY REALTY ADVISORS C)\ ~;' ~ SmithConsultingArchitects 12220 e c:.mrno""" Sw200 Sin Dfelo,CII 92130 (858)7'/l•'fTTT (858)7'/l-•flfIIFax ., ;1 I \1 '\ ;, ,, ,, ' ":' PM 1188 BRESSI RANCH ,1, 'j' LOT .1 PER MAP 14543 SDP05-18(A)/CUP07-:{)2 ""' I~ 11 ~5.5'~CFESWT FCRl£Cf~,a;e;s 35' ACCESS ESlfT FOR ECR o:H"CRA.TE. CEHIER LP. CfTt~~ PARCEL 1 PARCEL MAP 20174 "--,,~. '"-·,, MS (05-05) WJJWMANIUWI o.,r: uoo er ru: :4:,.300 CY £)(PORT: 2,500 CY FUTURE IMPROVEMENTS PER SDP06-13/SUP06-13 -------------~ -.. ...__ SECTION D NTS EXIST. CONTOUR IZ",3} PROPOSED CONTOOR ---~ RCP STORU ORA.IN (PRIVA.TE) -is•so,....- (SIZED PER H'l'DROI.OCY SnJOY) PVC STORM DRAIN (PRIVATE) -e•so---- EXISTING STORM Dl'f.AIN = ~ = PROPOSED WATER r.lA.lt,I --s•~--- PROPOSED SOIER PIPE --S"S----- OJRB, GUTTER, ANO SIOEWAU< BIORETENTIOHAREA. ~ OECORA.nVE PA.VEUENT ~ PA.VEMENT (4.AC OVER 6•A8) j--.,,-----,.j CONCRETE ~ nRE H'l'OAANT ZERO CURB Yl1TH MiEEI. STOPS ORJJNAC( F'LOW ARROW GAA.SS SWALE TO A.REA. ORA.INS "" .,. 10' «· ... «· "s' ~JJ-LA "'"'°''"'Jr==== == "'C:.J EL CAMINO REAL NTS NTS z C 6 , E z C a ■ z . ii . a ■ • z z z j . I Job-551""'3.QOI --c1 f, PABJMNARY a=tADINGPLAN ,-·· \0 \ \ \ '?\ I\ \ \ \ \ \ )\ -;--,, \ \ ' ' ' I .. •' / · -r::---· .. -__ .,, -__ .,, .. ,\ ,, ., ,: \I ,' ., ' \\ \ ' ' PM 1188 BRESSI RANCH ,: I " I ' \\ ,, L c1lt,,~ -=---===-----:..=:.Dl,.J!._7/19/ "'---==------------'-" . .,, ----.. "- BUILDlt-13 A ~ ........ !2.000 SF bl,-,!=',"="=>,.. k-'-'~~~,,. --I - ;-----'---,/---tTERA>~~--i:::-__.:::f-!Jc--{>-~rf --~-~--:c--~--~'-' _'"-::-=--_..,...._-.::-_ - ~ EXIST WATER EXISTING STORM DRAIN EXISTING SEWER PROPOSED S[WER PROPOSED WAlER EASEMENT PROPOSEO STORM 0~ ---w---= =S)::::. = ---s-------s-------------- (SIZED PER PREUMtNAAY HYOROI..OC\" STUDY) PROPOSED WATER PROF'OSEO FW=!E H'l'DRANT ----I PROPOSED ARE DEPT. CONNECTION ¢CO------© PROf>OSEO WATER SERVICE ------@ IRRIC4TION SERVICE ANO ME:TER ---_, --@ PROPOSED SE\litR SERVICE ------<@ USEAGE NUMBERS SO TRIPS/1.000 SF :< (62,000 sr +25,000 SF} • 4,lSO TRIPS AVERAGE DALY TRAFFIC -• ------· 4,.lSO lRlPS/DAY EQUIVALENT O~NG UNIT (EOU) , , "49 AVERAGE DAl.Y WATER DEMAND ·-·-· 20,010 GOP FIRE FlOW • _ • • ,. _ --••-•-• ___ ,..,_,,. .,-C..000 CPM -4hr OURA TION 'j z :11 a I= Q , 1!_: E z a Q . f~o z "u . ;; ~o~ w a . I • z z z j . .... ._ lT _"'-__ "---~"" -,._ "' I I PLANT ZONE LEGEND SYMBOL pESCRPTION AAl;ASF P£Rt:e.NT.-.Gc OF TOTAL (121 :U7S F} 1111 ZONE.tA•TURF 1,6-CO -ZONE2•REFINED1>HJSC,l,Pf 0,224 41~ WATER CONSERVATION NOTES nE FOll.OWINO WATER CONSERVATION TEOINIQUES Sl-W..l. SE EMP!.OYEC> N TltlSPROJECT: • WATERCOHSER\flNGPUHTS~PLAHTSN,t,TUETOHOT,ORYSUUMERSTOBE IJTI.JZED IN7S,C,OF1HETOT.-J.PLANTEOAAEA. • USE OF HYDROZOfES WITHF'tANTS GROlPED BASEOUPOHAMOUNTOFWATER NEEDEDTOSUST.ulnEU. • Ul.U:H3J.t"•1"SIZEllTLIZEOINTHEI.At.OSCAPE:3"0EPTHMIN • SOLAMENOIJENTS UTI..IZEDTO M"R0'JE WATERHCllDINGCN>N::ITYOFSOI. • AlJTOUATICIR!Ui.l.1.:>NSYSTa.lADJIJSTEDSEASONAU.YAHOwnHWAreft!NG HCURS8ET'l,EEN10:00P..t.l AHD&;OOAIL • 1RRIGATIONSYSTEMDESIGt£0TOWATERDFl"ERENTAF/£ASOFTHEIN,DSCt,,Pf IIASEDONWATERINGNEED • IRRllATIONDESIGNSENSITJ\/ETOSl.oPEFACTORS. • RAINSENSORSUS&IINCOKJUNCTIJN'MTHTHEAUTOW.TlCIRRIGI.TlONSYSTEU. • RECOMMEJEATIOJ<!SGNENFORAhN.W..~TIONSOEOOLE. • u.NOSCAPE WATER USE. CERTFICATION WITH SUPPORT...o DATA IN COMPLWICE WJlli STATE OF CALFORJM W>.TEREFACEHCY OROtlAHCE FOR M'PRDV>J.SWJJ. BE SUBMITT£D wmt LANOSCAPE Cot.STRtJCT10N DOCUMENT SUIIMITTAl. TOnE cnY. AllAIJTOMATICRRJGA.TlONSYSTEMM.I. BE PROVDEOWJTH>U ECUPMENT SurTABL.£ FOR THE USE OF REaAMED WATER ANO H!;l,Lllt DEPARTMENT REOUIREMENTS REtATM: TO RECl.AIME.D USE WI.LAPPI..'¥" TO THE PRO.ECT, WATER CONSERVATION PLAN • \:ht.i,\~! m-.....,"'"'• """""-ltl7WWlll;I J,.JMQIIIU - CJ) t5 Q) .:t::: ..c 0 L.. <( 0) C 4-' ::::J Cf) C 0 0 ..c .:t::: E Cf) ... , ..... c.-u..,.,,. """'""" -,,,,.,.,.,,.,,,_ ""'°""' "'"' ........ ~ ... °""'"' "'-"1 Sale Job--- L1.1 .. IA ,,,. I I I l ~ : _1.._--1 ' --~ -___ ;....--· \ -------- BUILDING 'A' I~ I~ I~ 1w 1i!i 1w 11.'l 1,;, :s 16 :i I I I I I I -----------------------· ""°""""""" I I --------------------------------, I /1 PRELIMINARY PLANT PALETTE (continued) 1$?43~~' a~~ 1G.IJ..12-l"O.C. 1,153 tuiTIVEGWSSAT BOTTOM OF BIOSWAI..E 1GI.L/30"0C. W..TIVE~W.AT SIOESOFBIOSW,1,1,.E e 1GAL/36"0C. ORHAMENTALGRASS __ ACCENT AT BOSWAI..E 47'!i1 TOTAl.SKl;UBCOUNT 2.4SO TOTAL5GAU.0NSHftUBS \2) A0,1,,VEATTENUATA/FOXTAL~VE :~ At.OEARSORESC£NSITREEALCE ;,/) AA8tJTUSut.'EIX>/STJV.WBERRYTRE£ k·]'.:£) BACOiAAIS Pl.IA.NUS TIMNPEAICS/COYOTI: 8AUSH • '5J CEANOTHUS'CONCHA.'/CARMEI.CREfl>ER (~ COMAROSTAPHYUSOII/ERSFOUA./SUWMERHOU.Y (~, ECttllMFASTUOSUU/F'fOOEOFUADER,\ ~ lAVANDUlAOENTATA/FR£NCHV,.\/EHDER ~,,,. I MYOPORUMP.-.cFlCUM/MYCIPORU,I \;;i PHORMllMTEtWC:/NEWZEAU.NOFlAX CD RHWHUSCAI..FORHICA/COFFEESERRY \0! REESNlECORIJM/'MUTEFLOWERING~ D ROSMAAJNUSO.'PROSTATUS'/DNARFROSEWRV ~ ROSMAAIHUSO.'TUSCAHBUJE'/ROSEMARY ~ EXISTIIGtu.TIVEPU<Kl'ING LANDSCAPE TABULATIONS TOTALSIT'EAAEA•~S.F. NEWUl.OSCAPEAAEA•.Ji!!J!§!.SJ'.(15%0FTOTALSITE) EX!ST»-IGI.NC>SCN'EAAEA•..!M!!:1S.F,(21"0FTOTALSITE) TOTALI.ANOSCAF1:AREA•~S.F.r.,&%0FTOTAI..Sfra) TOTALSHRUl!SPRa,IDEO•~ TOTALSGALSHRUBSPROVIDED • J.:!§!!(!52%0FTOTAL~) LUSHt.AN:ISCN>EAREA • .J..!!:!!!.S.F. (3.2 %OF IEWI.ANlSCAPE AAEA) REFINEDl.>J,IIJSCl,,PEAAEA•..!!!,ZliS.F.(llU%0FNeWI.NDSCN'EAREA) PARKWiOLOTN',£A•...1.§.tms.F. PAAICNJLOT~J.Rl:A•~$.F.(1°"0FPKO,t,REAJ PARKHi SPACES• ..m_ p.AAKN) LOT TREES REOURED (A.T 1 PER 4 SPJ.CES) • ...!!!. PN!l<INGLOTTREESPRCIVEED•..,Bl TOTALBUl.DIIGAAEA.•..JZJ!!!!.5.F EMPLOYEEPATIO~REOI..IIRS0\1:XTERIOR)• .2.lllSF, EMPLO't'EEPATIOARI:APRCMDECJ•.1.!i!lQ.S.F, ~: (52')1,0FTOTALl ANf DAMAGE OR DEFICIENCIES TO EXISTING SLOPE AND STREET TREE PLANTINGS ADJACENT TO THIS PROJECT Wilt BE REPAIRED TO CITY STANDARDS. THOSE AREAS WHERE FIRE HYDRANTS AND BA.CKFlOW DEVICE ASSEMBLIES ARE TO BE INSTALLED SHALL BE KEPT CLEAR OF SHRUBS FORA MINIMUM OF 3' IN ALL DIRECTIONS FROM THE DEVICE AND CLEAR OF TREES FOR A. MINIMUM OF 10' IN Alt DIRECTIONS FROM THE DEVICE. 111: ~if i\)_ .. ---.-------,-~.),'f\~-r- . ; PRELIMINARY PLANT PALETTE ,SVU80L @OT,t.NIC:':;LICOMUQNNAU; 0 0 * 0 • ERl060TRYADEFLEXA/ BRONZELOCUAT ~~C0NF£RTIJSI ~~~D>.CM.FERA "=DJOOL'I """""""'""""""'' """""' =-:~w«MI 0 LOPHOSTEMONcaiFERTUS/ ,.,...,,,,,..eox ··-Sl7F/SPACN'.J 0JY COULFNTS PARKING LOT SHAOE "'""""-SW.U. EVERGREEN 8\ILDl'IO ENTRY TREE """""""'""""'"" TREEATPERIUE'TER BUlDING&VEHICU.AR ENTRY ACCENTPM.M <VERGaSEN"-"<OP< SHAOETREE N:;CJEmPALMATENTRY DRIVES&et.OOPERIM£TER r9\ Pl.ATAMJS ACER!FOU,. a.oooGOOO'/ -\l._k LONOON PLM:£ 0 QUSRCUS'-"X (E)C0,1.STLN'EOAK 0 OUERCIJSSU!lfRI !El""""°"" Mt.lMU.I APPROX. SVUBOL BOTAAIICALICOIAIQNNWE 0 AG,IJ>ANTli!JS OREHTAUS I LLY-01'-TttE-HI.E © BClt.lCWHVl.1£AWJSa«A"/ """""""' 0 CAU.WIOR.t.CALFOftNICA/ BA!A FARr DUSTER C CAIUSSA 1IOXWOOO 9EAUTY' I COMPACT NATH. PWM @ DETES VEGETAf FORTJUOliflLY .. FICUSREPENS/ CREEPt.OFIG -~SPP/ S17f{SPACffi QTY COULFNTS 1CW../U'O.C. f1.0WERINGACCENT SGAL/36'0C. f1.0WERING FCIREGROON0 ....... SGAL/48"0.C. '" ......,...,._ "'"" SGALf2oC"OC. ,., LOWSMRIJO/ """""oca.<R 5GAl,./42"0C. "' FLOW£RINGACCENT 1CW../G'O.C. """""""'"""" ... Vl<IEATTRAStlENCt.OSUffES FLATSIITOC. 3.02SSF FLOWERNJ """""0<:a.<R ® 0 HIIISCUS'.AGNESGALTI SCW../48"0.C. 3l LARGE FLOWERNl "'"" Flov.£RIHGLON ....... Pt,:KHIIISOJS lANTI\NAVMITE.LIGHTt,Wt.lC)NM•f 1CW../36"0.C. """'"·"""" 0 OOUSlRIAIJ "TElW<IUM'/ &CW../3'1'0C. 2tl9 ra<AS""""' EVERGREEN HEDGE ~ MYOPORUMPMWFOLIJMI FLATS/1%'0.C. S,6&4SF GROUNOCOVER '"" -PEIAAOONUMPELTATU.1/ FLATS/IZ"O.C. 1,oJaSF FlOWERINGACa:HT """'"""" * PHOENIXRCEaa.lt.1/ PALMACQ;NTATBIJU)N) PYG&IYOATEPM.M ""'"'" 0 PHORMllMT'ATROf'\JRPUREUU'I 5GAL ,a:roc. " """"""""""" ""'""'""" © PHORMllMT.'M,l,ORIMAIJEN'/ 50AL/X-O.C. '"""'"'"""" 6TRFEODWARffLAX ® PITTOSPORUMT,VAA.E.GATA'I SGAL/Q"O.C. UEDllMSHRUB VAAEGATEDTOBRJ. 0 RHAl'tllOl..EPISL'IWJ.ERlNA'I SGAI. 13/l'O.C. SMAl.LFLOWERH) t.D14H,\WO-IDRN """' ® STI<BJraA"""-"'' '"'''-" flO'M:RNlACCENT AT GIANTB~DCFPARADISE SNmYDRNeS 0 STREUTZIA REGltlAE / 5GAL/3'1'0C. FlOWERNJ ACCENT BIRD Of PARADISE FL\TS/12"0.C. 2,3,47SF flOWERf,,G ooc,moca.<R 5GAl../,Q"ClC. 3M LAROEEVERGREEN ....... LANDSCAPE CONCEPT PLAN n~ u--;_____J • KEYMAP NOTTO SCALE SCAL.E,1'•212)'-IZ)' Cl) t5 Q) ~ ..c e <( 0) C :;::: ::J Cl) C 0 0 ..c ~ E Cf) a.o-., ,_.., -Job-_,._ L2.1 "' IA l,lO -_;.,, BUILDING 'A' BUILDING 'B' PRELIMINARY PLANT PALETTE (continued) BOSWJ.LEPt.ANTING: h'$?#4 ~=I ~~~ 1CW../24"0C. 1,153 NA.TIVEGU.SSAT BOTTOM OF BIOSWALE 1 GAl./:,0-0.C. NA.TIVEPEREMIW.AT SDES OF BIOSWAlE El 1 GAL/WO.C. 12!1 al:NAUEHTM.GRASS __ ACCEHTATBX)SWAl.E 4,751 TOTAL.SHRUB COUNT 2.0:.1 TOTALSGAU.ONSHRUaS (52%0FTOTAL) ZPt:ff t NATIJRh'tzU"JTB:'M'iITJONAI ·ft CAMWBffl SJRffJSSiN'E & PfRNflfBS! OPFS • Ztult\Sf \::1) MJAVEATTENJ.I.TAIFOXTA.l.NJAVE. 'f-;,-j ,'J.OEN!:OOA:EscalSllRSE.ALOE if) AR8UTUSllNEOO/STR>.WBERRYTREE f~-;\';----j,:J 8,,t,COiARISPUA.ARlS'TWIHPEAKS/CO"l'OTE8RUSH .!!::) CEANOTHUS'COf.CH.\•tcw.m.CREEPER 13'; COMAROSTAPHYLISOMRSFOU,f,/SUMMERHOU.Y ('® EOillM FASTUOSUM/PRl>e OF tu.DEIAA l2'Z:J LAVmOULAOENTATA./FR£NCHLA~ ~ MYOPORlJUPACFICUM/MYOPORU,I ~ PHORMIJMTEW,X/t.EW%EALANOF\.AX C """"""""-R>AA""/COFFEEB""" {.(f, REES IMIECOR\JM IWHITE FLOWERING CURR.I.NT c::JR0SLIARNJ$0.'PROSTAlUS'/r:MJ.RFROSalAR'( ~ ROSMARINUSO."lUSCNIBLUE'/ROSalARr ~ EXlSTINGNA.TM:PI.AKTHl BRUSH MANAGEMENT ZONES: !!RUSH ~ ZONES,AS INDIC\TED CN'THE. PU.N, SHA1..L COUPl.Y WITH THE CITY'S I.AADSCAPEWNUAI...SECTION P/-f'1'REPROTECTlON PROClfW,t'ASFOUDNS. ZONEA-1, t PlANTEDwrrHFRERETAADAHfGROUNOCOVl:RS,lESS llv.N3'H£1GHT 2. TREES 0¥>..YOUE TOAOEOUAiTE.PHYSICAL SEPAA.t.TIOH FROM FACE OF 8Ul.DMi • '""""ra> ZCNEM. t, PI.ANTEOwm-tN,\TURAUZINOSAAUBS-LOWFUEL 2. TREESOMAYCIUETOADEIJU.t.TE.PHYSICALSEPARATIOH FROUFN:E. OFBUl.DNJ . ,,.,,._,.., _,..,_ t. PlANTEOWfTHNATURAl..0HQSHRUBS-LOWFUE1. 2. 'TREESPl>HTEONOClOSERTHAH20"APNff • '""""ra> !m§_· At,« DAMAGE OR DEFICIENCIES TO EXISTING SLOPE AND STREET TREE PLANTINGS ADJACENT TO THIS PROJECT WILL BE REPAIRED TO CITY STANDARDS. iHOSEAREAS WHERE FIRE HYDRANTS AK> BACKfLOW OEVJCEASSEMSUES ARE TO BE INSTAU.ED S1-W.L BE KEPT Cl.EAR OF SHRUBS FORA MINIMUM OF 3' IN ALL DIRECTIONS FROM THE DEVICE ANO a..eAR OF TREES FORA MINIMUM OF 10' IN ALL DIRECTIONS FROMTHEOEVICE. PRELIMINARY PLANT PALETTE 0 0 * 0 • ERmOTRYADEA.EXA.I "'"'"''"'"'""' t.OPtiOSTEMON COHF£RT1JS I """"""""" ~~DACM.FEAA'MEO.IOOl'I PCll)()CARp1JS,CR1,CUOR/ """""' SYAGRUS ROtU.NZOFFW<IUM I QUEEN PALM M~N\JM APl'ROX. .SYMoot ROTANCA! /COUUONN.Uls ZONE1A TI,JRF•1§4QSf 0 Nl,IJ>NmfUSORENTAI.JS/ ut.Y-oF-lHE-Nl.E © BOUOAINllliEA'ROSEMCA'I ""'"""""" 0 """"'°""""""""""' 81\JA.FARYDUSTER 0 CAAISS-''BOXWOOOfEMJTr'I COMPACT NATAi. PU.N e OETESVEGETA/ FORTNIGHTU.Y .. FICUSREPENS/ CRE.EPt.GFIQ -~SPP,/ ® HIIISCUS'AGNE.SGALl'l """""""'"' 0 I.ANTAAAv.trrrEUGKTHN'UONMA'I ""'1EWITAHA 0 UGUSTRUM J. -rEXANUM' I TilXASPRNE• ~ ~r.lPARVFOLIJU/ -l'EI.AA.GONIUUPELTAT\NI "'"""""' * 0 0 ® 0 ~ 0 ® PHOENDCRCEBEU.INII/ PYGUYDATEPALM PHORMIJMT'ATROPURPI..RSJM'/ '"°""'""" PHORMIJM T, 'MAORI MACEJl I STRPED DWARF FLAX PrTTOSPORIJUT 'VAAE.OATA'f VARIEGATEOTOBRA RM,l,PfflOLEf'ISL~/ INDIAHAWTHORN STFtEl.ll'ZIA.NICOUJ/ GWITSRDOFPARADISE STRRITZIAREGN.I.EI BIRDOFPAAAOISE XYI.OSMA CONGESTUM I SHINYXY't.OSW. " ...... SIZflSPAf!:/9 QTY COUUfNTS 1GAL.IU'O.C. 5GAl.../36'0.C. SGAL,/48'0.C. 5GAL/24'0C. 5GAL.l"2'0C. 1GAL./G'O.C. FtATSf1Z"OC. 5GAl.../43"0.C. 1GAL./36'0.C. l5GAL/30"0C FlATS/12"0.C. FlATS/12"0C. ""'" 5GAl...l15Q"O.C. SGAL./35"0.C. SGAl../"2'0.C. SGAI.../WO.C. 5GAL./30'0.C. PARKINGt.OTSIW>e ,_,,,,,_ =~~TREE EVERGREEN ~ TR:EE.ATPERMIITER :::v~~ EVERGREEN CAAOPY ''""""" ACCEHTPALMATEHTRY Dl'WES&BlDG P£RAETER 1,640SF FOREGROIJl,,O '" Fl.OWERINGACCENT FLOWERINOFOREGROUNO Sl<W8 Fl.OWERINGe.o.a:GROUNO "''"' '" '-OWSHRUB/ """"""""'" fLCM'ERINGACCENT """"""'""""'"' Vl<IEATTRASH EtQ.OSIJRES 302SSF FLOWERING CROUh'OCOVER .. LAROE"-°""""" S>RUB FLOWERINGLON .,...,. E\IERGRf:EHttEOGE S.6S4SF GROUHOCO\m 1,038 SF FLOWEFUNQ ACCENT PAI.MACCENTATBULOHG ENTRES .. ...,..,,ACCEHI" """'""""' , .. '""'-"-"""""" ...... ,. fLO~RNlACCENTAT ENTRYORN'ES FLOY,EUNOACCENT FOR LANDSCAPE TABULATIONS, SEE SHEET L2.1. ~D~CAPE~NCEPTPLAN n~ w---,_____J • 5CAU:, r • W'•V Cl) t5 (]) :!::= ..c 0 '"-<( 0) C ·.;::; ::J Cl) C 0 0 ..c :!::= E Cl) °""'"' "'-Ir -..,._ -- L2.2 IIS IA h» / BUILDING 'B' ~ AtN DAMAGE OR DEFICIENCIES TO EXISTING SLOPE AND STREET TREE PLANTINGS ADJACENT TO THIS PROJECT WIU BE REPAIRED TO CITY STANDARDS. THOSE AREAS WHERE FIRE HYDRANTS ANO BACKFLOWDEVICE ASSEMBLIES ARE TO BE INSTALLED SHALL BE KEPT a.EAR OF SHRUBS FORA MINIMUM OF 3' INAU.DIRECTIONS FROM THE DEVICE ANO CLEAR OF TREES FORA MINIMUM OF 10' IN All DIRECTIONS FROM THE DEVICE. l°"'Eit NATI.JIUJ'l!!:!¥!fil:HSID?w.t.·B CIJ.l.iQRfAI SJPffISCU'ff PfRLlflfR§IQPf§•ZO'NSF @ AGA.VEATTENU>.TAfFOXTAI.AGA.VE {~!I ALOE~SITREEAI.CE 0) ARBUTUS UtEDOISTIU.WBERR'ilREE k~::--rJ BACCHAAISPI.ULARIS'TWINPEAKS/COTOTEBRUSH Q,) CEAHOTHUS'COHCHA.'lcw.t£l.CREEP£R \'('; COMAAOSTAPH'l'USOI\IERSIFOl.l,\/S\IMMERHOU.Y @ ECHIUMFASTIJOSUM/PRCEOFM,1.0ER\ ~ lAVANOtAADENTATAIFRENCHLA~ r;-,, I MYOPORUWPAaFICUMIMYoPORIJM I:;• PHORMllMTEHA.X/1£.WZEAI.NIOflAX (D RtW.INOSCAlFORNICAICOfFEBIEAAY \.Q) Rl3ESNl£CORUl,I/WHITEF~cumw,tT c:::i ROSUARINIJSO 'fflOSTATIJS'IDWARF-ROSEMAR'I' ~ROSUARIMlS0.'11.ISCANBLOE'I~ ~ EXISll<IOW."fNEPLAHTN) PRELIMINARY PLANT PALETTE (continued) BIOSWALEPI.ANTING: ~~=' \?:t:f?Z:t) ~~~:~ e 1GAL/U'O.C. 1,153 NATPIEGRASSAT BOTTOU OF BIOSWAlE 1 GAl/30"O.C. 358 NATIVE PERENNIAi.AT SIOES OF BIOSWAI.E 120 ORNAMENTAl. GRASS __ ACCENTATBIOSWAU: <1,TST TOTALSHRl.8COUHT 2,460 "l0TAl.50IJ.LOOSHROOS (52%0FTOT"'-) BRUSH MANAGEMENT ZONES: BRUSI-IMA>IAGEM£NTZOh'SS,ASINOIC\TEDONTltEPLAN,SHAU.COMPLYwmtnECITY'S t.>,t,,D5CAP1: UANU>,L, SECTION IV-F 'Fll:E PROTECTION PROGRMI' AS FOt.lOWS ..,...., 1. PV.NT'EOWITHFIRERETAACW<n'~LESSTliAH3'HEIGHT 2. mEESOKAYDUE TOADEaJA.TE PHYSICAi. stPAAAT.:itlFROM FACE OF BUIJJN3 ''""""'"" "°"""" PRELIMINARY PLANT PALETTE u ........ !i!!:!ll2! li!.2!"'2:!.lS!!:!.!:!Qt:!~ SS,l;ISP~ll,IG gw !::Q!!!!;filS TREESlll'ldf'~ 0 CASSIAI.EPTOPHrUAI PNOOHGlOTSHADE GOt.OMEOALUOHTREE ,.,,,.,_ 0 ERl080TRYADEfl.EX.I.I '"""-""""""" """"""'"""'' 8UI.D91GEHTRYTREE 0 LOPHOSTEMOHCONFEIUUSI """-EVERGREEN SCR!:ENING """"""""" TREE AT PERIMETER * f'HOENC( 0>.CTYUFERA 'IEOJOOL' I ~~ DUILDNl&VEHICULAR DATEPAl.LI Etmn"ACCENTP.w.l 0 f'OOOCARPUSGRACUOR/ eve,;GRffN""""' """""" """'""' • SYAGRUS RCIMAHZOffWil.lMI " ACCEHTPAI..MATBlTRY OUEENP,',UI DRIVES & 6lOG. PERIUETER Ml<INUU APPROX. SVMBOL BQTAl::191-ICOUUON!:W:'i SIZFISPJ.CMl OJY 70Nfi'A'DRF•l&DSF 1,$40 SF FOREGRCXHI 2QNE2: R§FINEDlANJSCAP£•Al[l~PFRIJ!;l£R~PAAKIN(]~A•«lntS.F 0 AGAPAKTHIJSDRENTAI.JSI 1GALl24"0.C. "' FLOWERlNO ACCENT LLY-OF•THE-NLE © BOUOAJNVU.EA.'ROSENKA.'I SGAL/3S'O.C. fLOWERJt,G FOReOROUNO """°"""" SHRUB 0 CALUAhDRACALFORHIC,\/ SGAL/45"0.C. ~BAOCGRCUO BAJA FARY DUSTER . CAAlSSA 'BOXWOOD BEAUTY'/ SGAL/24"0.C. '" ~~ COMPACT""TALPU.1,1 ® DETESVEGETAI SGALl<Cl"O.C. "' FLOWERIMJ ACCENT FMTJ.IGKTLLY .. FICtJSREPalSI 1GAL./15'0.C. eve,;GRffNSCREENO,G CREEPNJFIG WEATTRASHENCl0SURES -GAZAHIASPP.I FlATS/12"OC. 3,025SF FLOWERNJ <WAN~ GROUNOCXMR ® ==ESGAI.T"/ SGAL/45"0.C. " =""""""' 0 l.AHTANA"MUTEI.JGtffl,IIN'~/ 1GAL./36"0.C. FLOWERING LOW WHITELAHTAHA ...... 0 UGUSTRUMJ. "tEXANl.lM'/ SGAl./30"0.C. eva;GR££N HB>GE """'""""' ~MYOPORVUPA!NFOUJMI FLATS/12"OC. 5,664SF GROUNOCO'IElt """ -PEl..AAOONUMPB.TATUMI FlATS/12"O.C. 1,CMSF FLOWERWGACCENT NYGERAHIJM * PHOENDtROEBEUJNII """-PALM ACCENT AT BUUINJ PYGWYDATEPAI..M ,., ... 0 PHORMUMT "ATROPURPURB.IU'/ 5GAL HIO"O.C. " '""""""""" """""""' © PHORMUMT.'MAOR!w.OEN'/ SGAL/35'0.C. """"'""""" STRPED OWAAF RAX ® PITTOSPORUMT.VAAEO>.TA"/ 5GAL.1<12"OC. "'°""""""' VAAEGATED TOBAA 0 =~'8AIJ£RINA'I SGALJ3S'O.C. .....,_,......., ...... ~ STREUTZl.ANICOI.AIJ """-~ ACCENT Al GIANTBfttlOFf'ARADCSE '"""""""' <SJ STREI.ITZlAR£GINAEI SGALJ30'OC. "' FL~GACCENT BfttlOFPARADISE FlATS/12"OC. 2.347SF FLOWERN3 GROUNOC<MR SGAl.J4S"O.C. 3&8 1.AAOEEVERGREEN ...... FOR LANDSCAPE TABULATIONS, SEE SHEET L2.1. t. PLANl'EDwm-lN,\TURAUZINGSHRUIIS•LOWFUEl 2. TREES OKAYOUETOAOEOUATE PHYSICALSEPARA.TIONFROUFAC€ OF 8UI.ONJ 1 '""""'"" ZONE"-' 1, PI.ANTB>WfTH,..,,,llJRAUZIHGSHRUBS-LOWFUB. 2. TREESP\AHTEONOQ.OS€RTtv.H"JD'APNU 1 .....,,....., ~D~E ~~CEPT PLAN n~ ~ • 5CAI..E,raW-G," Cl) t5 Q) :t= ..c: 0 L-<( 0) C "+-> ::::::l Cl) C 0 0 ..c: :t= E Cf) GHtll•hflC••nltlo1 ....... lf♦ °""'"-' IIS """""-' IA -,,,. Job--- L2.3 ~------------------------------------------------·--------, '{ ~ : ~ 4 4 :D ~ ~ m ~ ~ ~ ::::, > • ~ l"H f:l•r1~=: ••if ==· I (:; • ...... 1111 'I 1111 I !11lr FfT~!I ~ I ► 1~ 1! il1!d 1 I ! -, ! ' !' ',l TRI CITY WELLNESS CENTER ECR CORPORATE CENTER CARLTASINVESTMENTS FINEST CITY REALTY ADVISORS -~ ·~~ ! i ; ~ C (/) m ,; ~ j SmithConsultingArchitects 12220 BCumoR,,I Sule200 San D,ego, CA 92130 (858) 793.4m (858) 793-4787 ho<