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2016-07-06; Planning Commission; ; SDP 15-23/CDP 15-43 - NORTH COAST MEDICAL PLAZA
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION ltemNo. 8 P.C. AGENDA OF: July 6, 2016 . Application complete date: April 4, 2016 Project Planner: Jason Goff Project Engineer: Tecla Levy SUBJECT: SOP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA-Request for approval of a Minor Site Development Plan and Coastal Development Permit to construct a 49,942 square foot, three-story medical office sheil building in place of a previously approved 50,000 square foot, two-story office building on a previously graded development pad located on the south side of Palomar Airport Road between Hidden Valley Road and Aviara Parkway in the Mello II Segment of the Coastal Zone and Local Facilities Management Zone 5. The City Planner has determined that the proposed project is a project for which a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program was previously adopted (Kelly Corporate Center, City Council Resolution No. 2013-228, dated September 13, 2013); that this subsequent project is consistent with that project cited above; that the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program was adopted in connection with the prior project; that the project has no new significant environmental effect not analyzed as significant in the adopted Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; that none of the circumstances requiring further environmental compliance under CEQA Guidelines Sections 15162 or 15163 exist; and that all feasible mitigation measures identified in the adopted Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, which are appropriate to this subsequent project, will be incorporated. This project is located within the appeal area and the decision may be appealed to the California Coastal Commission. I. RECOMMENDATION. That the Planning Commission ADOPT Planning Commission Resolution No. 7178 APPROVING Minor Site Development Plan No. SOP 15-23 and Coastal Development Permit No. CDP 15-43, based on the findings and subject to the conditions contained therein. II. .PROJ!;_CT DESCRIPTION AND BACKGROLJ._ND · The project site is located on the southeast corner of Palomar Airport Road and Hidden Vailev Road (see attached iocat!on map) in the Mello II Segment of the Locai Coastal Program and Local Facilities fv1anagement Zone 5. The site consists of two .75 acre development pads and one 6 acre common lot for a total of7 .5 acres. The site is flat, as it has been previously graded and partially developed as part of the Kelly Corporate Center (SDP 97-25/CDP 97-52) project approved in1999. Original approvals included, but are not limited to, the development of two 50,000 square foot; two-story office buildings on the subject site. The development portion of the property was re-designated from Planned Industrial (PI) to Office (O) in 2013 (GPA 12-01/ZC 12-01/LCPA 12-02-Kelly Corporate Center). This land use change allowed for office-type uses similar to those permitted by the Planned Industrial Land Use and Zoning designations, as well as office uses that cater to the general public such as medical office uses and related commercial uses. Of the two existing .75 acre development pads, the westerly lot has been developed with a 49,479 square foot, two-story medical office building. The surrounding common lot is improved with an existing SOP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 2 driveway off of Hidden Valley Road, parking lot and landscaping; and also a private drive-aisle connection from Hidden Valley Road to Aviara Parkway through an adjacent parcel to the east presently developed with a three-story professional office building. An existing decomposed granite pedestrian trail connects Hidden Valley Road to Aviara Parkway and separates the existing development area from approximately 1.2 acres of open space located along the entire southern boundary of the common lot adjacent to Encinas Creek. This area includes an existing 50-foot-wide buffer from Encinas Creek for which no development is being proposed within. The applicant is requesting approval of a new Minor Site Development Plan and Coastal Development Permit to construct a 49,942 square foot, three-story medical office shell building on the vacant .75 acre development pad in place of a 50,000 square foot, two-story offic.t~ building that was previously approved. The new development includes at-grade parking and 2-levels of medical office space over 1-level of ground floor parking. The two upper floors of the proposed medical office shell are each 24,971 square feet. The project also includes improvements to the remaining portions of the common lot consisting of a new parking lot and landscaping where previously graded. Additional minor improvements to the existing parking lot and landscaping are proposed around the exterior of the existing medical office building, as well as near the pmject driveway at Hidden Valley Road, which is proposed to accommodate the required number of parking spaces needed for the combined medical office uses. A total of 499 parking spaces will be provided for the two medical office buildings (existing plus proposed). The proposed three-story shell building is architecturally designed to closely resemble the existing two- story medical office building to the west, consisting primarily of painted concrete tilt-up construction with smooth wall panels, scored accent features, slate tile and aluminum accent banding, and large window openings and facades. Decorative woven steel mesh and aluminum framed screens are proposed on the south and east elevations at the ground floor level to provide for natural ventilation into the parking garage. The building is 43'-11'' tall at the roof peak with parapets extending up to 45 feet tall and a single architectural tower feature reaching 48 feet in height. Situated under the architectural tower is the main building entrance and lobby, which is oriented towards the west and aligns itself with the existing adjacent building's lobby entrance and outdoor courtyard feature. Indoor and outdoor employee eating areas are being provided. The outdoor eating areas flank the main building entrance on the west side and include tables, chairs, benches and trash receptacles. Minor Site Development Plan No. SDP 15-23 is required pursuant to the Office (0) Zone, Chapter 21.27 of the Carlsbad Municipal Code. Coastal Development Permit t~o. COP 97-52 is required because the property is located within the Mello II Segment of the Local Coastal Program. Table "A" below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. location General Plan Designation Office (0)/ Site Open Space (OS) TABLE A z oning Current land Use graded development pad for a previously ----~Tw~~story medical office building; existing O/OS approved office building; parking lot, I drive-aisle connection from Hidden Valley 1 Rd; to Aviara Pkwy., pedestrian trail and ____ __J_I_o_,_pen space. SDP 15··23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 3 ____ .-____ T_A_B_L_E f\ (CONTINUEDL .. -------------,----, . ,-General Plan Current Land Use __ . es1gna 1on Locat1on + 0 . t" Zoning North OS OS Palomar Airport Road, the Crossings Golf ----+-Course and open space. South OS/R-30 Residential OS/ Residential Density- Multiple (RD-M) Open space, single-family homes and the Aviara Farms agricultural building. Three-story professional office building, F-East +i 0/0S 0/0S ~:~~~:gpi~~Y~~~~~~~:nc~:~=~t~~~~ from ·----1-------------pedestrian trail and open space. Hidden Valley Rd., two-story professional 1 West 0/0S 0/0S office building, parking lot and open L__ -----·-··---·--------··-·-····-···--·------· _sp~~~..: .... ___ --····---- The proposed project is subject to the following plans, ordinances and standards as analyzed within the following section of this staff report: A. Office (0) General! Plan Land Use Designation; B. Office (O) Zone (Carlsbad Municipal Code, Chapter 2.J. 27); C. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); D. Commercial/Visitor-Serving Overlay Zone (Carlsbad Municipal Code, Chapter 21.208); E. Mello II Segment of the Local Coastal Program, Coastal Agricultural Overlay Zone (Carlsbad Municipal Code, Chapter 21.202) and the Coastal Resources Protection Overlay Zone (Carlsbad Municipal Code, Chapter 21.203); and E. Growth Management (Carlsbad Municipal Code, Chapter 21.90) and the Zone 5 Local Facilities Management Plan. The recommendation for approval for 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 following sections. A. General Plan The General Plan Land Use designation for the development area of the project site is Office (0). The areas along Encinas Creek south of existing developed parking lot and drive-aisle improvements are designated as Open Space (OS). No development is proposed in the areas designated as OS. The project complies with all elements of the General Plan as illustrated in the Table "B" below. I SOP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 4 TABLE B-GENERAL PLAN COMPliANCE -Element Goals &. Policies Proposed Uses & Improvements Land Use & Policy 2-P.33 ·-Do not The project is proposing a medical office use Community permit general or medical in an area designated for Office (O) on the Design office uses, unless the site General Plan Land Use map. is re'-designated through a General Plan amendment to the office or commercial land use designation. Policy 2-P.37 -Require new The proposed project fa!ls within the development located in the boundaries of the McCiellan~Palomar Airport Airport Influence Area (AlA) Land Use Compatibility Plan (ALUCP); more to comply with the specifically, the project site is contained applicable land use within Safety Zones 4 and 6. The ALUCP compatibility provisions of I identifies office and rnedical uses within the McClellan Palomar 1 Safety Zone 6 as "compatible" and within Airport land Use Safety Zone 4 as "conditionally compatible" Compatibility Plan (ALUCP) with airport uses provided that the people through review and per acre is limited to 130 people. This approval of a site proposed project complies with the safety development plan or other criteria of usage intensity of the ALUCP since development permit. the calculated People/ Acre (63) is less than Unless otherwise approved the Allowed People/ Acre (130). Where the by City Council, southern portion of the building is located in development proposals Safety Zone 6, there are no intensity must be consiistent or restrictions. As it relates to airspace conditionally-consistent protection, a "Determination of No Hazard to with applicable land use Air Navigation" from the FAA has been compatibility policies with provided showing that the 48-foot-tall respect to rio1ise, safety, building does not P.xceed obstruction airspace protection, and standards and would not constitute a hazard overflight notification, as to air navigation. Although this project is I contained in the ALUCP. within the Airport Overflight Notification Area, it is non-residential development, and therefore, the recordation of an overflight notification is not required. However, a notice concerning aircraft environmental impacts has been recorded against the property on July 20, 2000 as a condition of I the prior project's approval. For land use ~ompatibility with respectto noise, please see Noise Policy.S-P.12 below. Comply Yes SOP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 5 TABLE B-GENERAL PLAN COMPLIANCE (CONTINUED) Element Goals & Policies Proposed Uses & Improvements Mobility Policy 3-P.S-Require The project does not require additional developers to construct or improvements to the existing street system in pay their fair share toward that the project frontage along Palomar improvements for all travel Airport Road and Hidden Valley Road are fully modes consistent with the constructed and'improved. However, Mobility Element, Growth existing traffic mitigation measures (Traffic-1 Management Plan, and Mitigation Measure, GPA 12-01/ZC 12- specific impacts associated 01/LCPA 12-02-Kelly Corporate Center, City with their development. Council Resolution No. 2013-228, dated September 13, 2013), for which this project is subject to, requires the applicant to pay a fair share contribution to the construction of a I dedicated right-turn lane from eastbound I Palomar Airport Road to southbound Paseo Del Norte to the satisfaction of the City Engineer. ---- Policy 3-P.ll·-Require new The project will add vehicle traffic to Palomar development that adds Airport Road in an area which has been vehicle traffic to street identified as an exempt street facility in the facilities that are exempt General Plan. Accordingly, the pro,iect is from the vehicle LOS conditioned to provide a Transportation standard to implement a) Demand Management (TOM) strategy and transportation demand contribute fees toward a city wide management strategies Transportation System Management (TSM) that reduce the reliance on program. single-occupant automobiles and assist in achieving the city's livable streets vision;: and b) transportation system strategies that improve traffic signal coordination and improve transit services. Open Space, Goal 4-G.3-Protect The original project, for which this is a part, Conservation environmentally sensitive established an Open Space (OS) Land Use and & Recreation lands, wildlife habitats, and Zoning designation overthe southern half of rare, threatened or the property and established a 50-foot-wide endangered plant and buffer from Encinas Creek. No development animal communities. is proposed within the OS or buffer, area. The project site is previously graded and devoid of sensitive habitat. Comply Yes Yes SOP 1S-23/CDP 1S-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 6 TABLE B-GENERAL PLAN COMPLIANCE (CONTINUED) Proposed Uses & Improvements Comply Element Goals &. Policies r----------~+----------Noise Policy S-P.12-Use the Noise compatibility is evaluated pursuant to Yes noise policies in the McCiellan-Pallomar Airport Land Use Compatibility Plan (ALUCP) to determine acceptability of a land use within the airport's influence area {AlA) as depicted in the ALUCP. the policies and noise contours as set forth in the ALUCP, Section 3.3 Noise Compatibility Policies for McClellan-Palomar Airport. The proposed building is located within two Noise Exposure Ranges: 60-6S dB CNEL and 6S-70 dB CNEL pursuant to ~xhibit 111-1 of the ALUCP. The land use category for this site, for purposes of determining noise impacts, includes "office buildings and medical clinics." For the area of the project that is exposed to 60-6S dB CNEL, no special noise mitigation is required. For that portion of the site exposed to 6S -70 dB CNEL, interior noise levels are required to be attenuated to SO dB CNEL. Standard construction methods typically achieve an interior noise level of SO dB CNEL. The project is conditioned to submit an acoustical study prior to issuance of a building permit to ensure a 50 dBA CNEL interior noise level is achieved · consistent with the McClellan-Palomar Airport Land Use f-------1-------------+-C_o_mpatibility Plan (ALUCP). Public Safety B. Zoning Policy 6-P,34-Enforce the Uniform Building and Fire codes, adopted by the City, to provide fire protection standards for all existing and proposed structures. The project requires building permit approval. The building permit review process requires submittal of construction drawings for review and compliance with the Uniform Building and Fire codes. Yes The development area is zoned Office {0), while a portion of the lot south of existing drive-aisle and parking lot improvements is zoned Open Space (OS). No development is proposed in areas designated as OS. The project complies with all requirements of C.M.C. Chapter 2L27, the Office (O) Zone, as summarized in Table "C" below: ,..-------TABLE C -OFFICE ( 0) ZONE c.::_O::._M_P_L::::..IA:_::N:_::C=-:E::____ _______ ,---------, Standard Required _ Proposed Comply Permitted Use Medical! Office Medical Office Yes f---------------+-----------··--·-··-----------------------1--------l Building Height 3S ft./45ft.*; 43'-11" maximum; 45ft. to 48ft. for Yes f----------------+-S_S_ft_._fo_r_a_l_lo_w_e_d_p._r_o_t~~~~ons~~llo~~-<_j __ protr~_sl_~-------f·----1 Building Front Yard {Prime Arterial-I 148'c7" provided 1· Yes Setbacks* Palomar Airport Road): 58'-11" 1 ----··------J---------------------1 Interior Side Yard: 1~~:r____J_?_6'-2'~ovided · ,__ __________ _J__R_ea_r Yard: 18'-11" _1_!64'-8" provid._e_d ____________ __.J ______ _j SDP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 7 TABLE C-OFFICE {0) ZONE COMPLIANCE (CONTINUED) r-------- Parking Setbacks I Required -~=--________ P_r_o_.,_p_o_s_e_d _____ --+_C_o_m_,p_l-'-ry Front Yard (Prime Arterial-->30ft. provided Yes Standard Parking Area Landscape Parking Lot Trees Palomar Airport Road): 30ft. Interior Side Yard: 5 ft. Rear Yard: 5 ft. 10% minimum ~5 ft. provided ~5 ft. provided 13.5% provided 1 tree per 4 stalls: 48 trees provided Yes Yes 46 trees required -----+-----------------+----1 183 surface parking stalls+ 4 =j Building Coverage 50% maximum 8.5% Yes !-------=------=---+----------·-·----------------t-----1 Employee Eating 300 sq. ft. for every 5,000 sq. f]t1,852 sq. ft. (62%) provided outside; Yes j Area of building area: whi!e the rernainmg 1,145 (38%} is I 2,997 sq. ft required conditioned to be provided inside at 1 , the fir:-;t tenant improvement. -----------r-------------------------------------------------+----- Lighting Exterior lighting is required for The project is conditioned to submit Yes all employee and visitor and obtain City Planner approval of parking areas, walkways, and an exterior lighting plan including building entrances and exits. parking areas, walkways, and building Light sources shall be designed entrances and exits, prior to the to avoid direct or indirect glare issuance of a building permit. to any off-site properties or Furthermore, all lighting is public right-of-way. conditioned to be designed to reflect , downward and avoid any impacts on I adjacent homes or property. r---~------+--------------4-~-Roof All roof appurtenances, Appurtenances including air conditioners, shall be architecturally integrated '1 and shi1:!lded from view and sound buffered from adjacent properties and streets. The project is conditioned to restrict roof equipment to vents and make- up air units necessary to comply with the requirements of the uniform codes (building, plumbing, electrical and fire). Proposed roof equipment (i.e., exhaust fans) is concealed below the proposed architectural parapet; and as conditioned~ will be painted to match the roof surface. -----------~---Trash Enclosures Trash receptacle areas shall be enclosed by a six-foot high masonry wall with gates pursuant to City Standards. A trash enclosure facility that is enclosed by six-foot high masonry wall and gate is proposed on the south side of the drive~aisle. The I enclosure is designed in accordance with City Standards and is architecturally treated to match the Yes Yes r----------------r------------------------~~p~r_o~p_o __ s_e9offi~~e~b_u_il_d_in_~g~·----------+-------1 Parking ~~d;~~~f~ffice: One space p_e_r __ l250 p __ r_o_v--i-ded*** 49,942 + 200 = 250 spaces Yes ---------------------~----~ SDP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 8 *Pursuant to C.M.C. Section 21.27.050.A.3.a, all required ,building setbacks have been increased at a ratio of one horizontal foot for every one foot of vertical construction beyond thirty-five feet. The top of the main roof structure is 43'-11" tall, minus the 35ft. maximum buildin·g height, equals 8'-11" of additional building setback to be applied. . ** Pursuant to C.M.C. Section 21.27.050.A.3.b, the architecturaltower proposed over the main building entrance (west elevation) does not exceed 55 ft. in height; does not function to provide any useable floor area; does not accommodate and/or screen building equipment; does not adversely impact adjacent properties because of the vertical and horizontal separation that exists between land uses; and is necessary to ensure the building's design excellence. The building maintains the minimum setbacks from Palomar Airport Road; and the addition of the architectural tower element serves to provide vertical relief and interest to the building elevations. ***Parking for the combined medical office uses (existing plus proposed) requires 499 spaces. A total of 500 parking spaces are being provided. C. McClellan-Palomar Airpo1rt land Use Compatibility Plan (AlUCP) The proposed project falls within the boundaries of the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP). The ALUCP was adopted on December 1, 2011, and all projects within its boundary are required to be reviewed for consistency with its goals and policies. The ALUCP identifies four types of airport impacts that must be considered for each development: Noise, Safety, Airspace Protection, and Overflight. Noise Corngatibility The purpose of the noise compatibility policies are to avoid the establishment of new incompatible land uses and exposure of the users to levels of aircraft noise that can disrupt the activities involved. Noise compatibility is evaluated pursuant to the policies and noise contours as set forth in the ALUCP, Section 3.3 Noise Compatibility Policies for McClellan-Palomar Airport. References in this staff report will be made to Table 111-1 and Exhibit 111-1 of that Section, which are incorporated herein by reference. The proposed building is located within two Noise Exposure Ranges: 60-65 dB CNEL and 65-70 dB CNEL pursuant to Exhibit 111-1 of the ALUCP. The land use category for this site, for purposes of determining noise impacts, includes "office buildings and medical clinics." For the area of the project that is exposed to 60 -65 dB CNEL, no special noise mitigation is required. Forth at portion of the site exposed to 65-70 dB CNEL, interior noise levels must be attenuated to 50dB CNEL. Standard construction methods typically achieve an interior noise level of SOdB CNEL. Existing noise mitiigation measures, for which this project is subject to as conditioned, require sound attenuation to meet th1e 50dB CNEL interior noise requirement. Additionally, pursuant to Section 2.11.5 of the ALUCP, an Avigation Easement is required for any project situated on a site lying within a projected 65dB CNEL noise contour. The Avigation Easement is required to be dedicated to the entity that owns the airport. With the prior project approvals of SDP 97-25, an Avigation easement has already been recorded with the County of San Diego against the property on November 9, 2000 by Document No. 2000-0609460. No further requirement is necessary. As conditioned, the project meets all applicable noise policies of the ALUCP. SOP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 9 Airspace Protection Compatibl.li!Y The purpose of the Airspace Protection compatibility policies are to ensure that structures and other uses of the land do not cause hazards to aircraft in flight within the Airport vicinity. Hazards to flight include: physical obstructions to the navigable airspace; wildlife hazards such as bird strikes; and land uses that create visual or electronic interference with aircraft navigation or communication. The airspace protection policies of the ALUCP rely primarily upon regulations enacted by the FAA and the State of California. Basically, the regulations require notification of the FAA of any proposed construction that could interfere with aircraft flight patterns. A component of a project containing any structure or objects that may exceed the height standards defined in the FAA's Part 77, Subpart C, must submit notification of the proposal to the FAA. This project is within the boundaries of the notification area pursuant to Exhibit 111-3 of the ALUCP incorporated herein by reference. The applicant has provided a "Determination of No Hazard to Air Navigation" fron1 the FAA showing that the 48-foot-tall building does not exceed obstruction standards and would not be a hazard to air navigation. Staff has determined that this project meets all requirements of the Airspace Protection policies of the ALUCP. Overflight Compatibility The purpose of the overflight compatibility policies of the ALUCP are to help notify people about the presence of overflights near airports so that they can make an informed decision regarding acquisition or leasing of property, especially residential properties, in the affected area. The overflight policies are contained in Section 3.6 and the Notification Area is depicted on Exhibit 111-4 of the ALUCP. Although this project is within the Airport Overflight Notification Area, it is non-residential development, and therefore, the recordation of an overflight notification is not required. However, a notice concerning aircraft environmental impacts has been recorded against the property on July 20, 2000 as a condition of the prior project's approval. Safety Compatibility The purpose of the Safety compatibility policies are to minimize the risks of an off-airport aircraft accident or emergency landing to people and property on the ground close to the airport and to people on board an aircraft. Safety criteria relates primarily to "usage intensity" of people on a site as projected by a particular land use type. "Usage intensity" is defined as the maximum number of people per acre that can be in a given area at any one time. If a proposed use exceeds the maximum intensity, then it is considered inconsistent with the safety compatibility policies of the ALUCP. Six separate safety zones (Zones 1-6) are defined by the ALUCP. Each zone has maximum intensity levels for each zone. Zone 1 is the boundary of the Runway Protection Zone (RPZ) and is the most restrictive of the safety zones. Increased intensity is permitted with each higher safety zone with Zone 6 being the least restrictive. Contained within Section 3.4 of the ALUCP and incorporated herein by reference are Table 111-2, Safety Compatibility Land Use Matrix, and Exhibit 111-2, the Safety Compatibility Map. Exhibit 111-2 depicts the safety zones for the land surrounding McClellan-Palomar Airport. Table 111-2 is a matrix that sorts land uses by specific categories and defines maximum usage for each land use category by safety zone. SOP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 page 10 The project site is contained within Safety Zones 4 and 6. The proposed uses for this project are defined by Table 111-2 as "Office Buildings: professional services, doctors, financial, civic." The ALUCP identifies office and medical uses within Safety Zone 6 as compatible and within Safety Zone 4 as conditionally compatible with airport uses, provided that the people per acre is limited to 130 people. The method for determining usage intensity based on required parking standards are as follows. First, the parking space demand must be determined for the proposed land uses. For this project, the office building has a parking demand of 1 parking space per 200 square feet of gross floor area (which is the medical office parking standard per Section 21.44.020 of the Carlsbad Municipal Code). Next, a Vehicle Occupancy Ratio (average number of people per vehicle) is determined by using the guidelines provided in Appendix D of the ALUCP. t\n office use category has a projected Vehicle Occupancy range of 1.5 to 1.7 average people per vehicle. Staff uses the more conservative value of 1.7 persons per vehicle. Once the parking demand and the vehicle occupancy ratio are defined, the usage intensity is determined within the safety zone to ensure compliance with the policies of the ALUCP. A measurement of usage intensity is summarized in Table "D" below: TABLED-USAGE INTENSITY I Airport Gross People I Total Calculated Allowed Parking Parking People Zone Use Use Building per People Per People Ratio Req'd Vehicle ' Per Use Acreage Zone Sq. Ft. Ratio Per zone Acre Per Acre 4 Office 49,942 0.005 250 1.7 425 6.75* 63* 130 (1/200) *The above excludes existing development on the .75 acre westerly lot. Inclusion ofthis .75 acre lot with the existing 49,479 square foot medical office building, result in the total calculated people per acre increasing to 113, which is still below the 130 people per acre threshold allowed for the entire 7.5 acre site. Based on Required Parking Spaces methodology, this proposed project complies with the safety criteria of usage intensity of the ALUCP since the calculated People/ Acre (63) is less than the Allowed People/ Acre (130). The southern portion of the building is located in Safety Zone 6 where there are no intensity restrictions. D. Commercial/Visitor-Serving Overlay Zone (Chapter 21.208 of the Carlsbad Municipal Code} The project site is located within the Commercial/Visitor-Serving Overlay Zone. Because the medical office use is a permitted use within the underlying Office (0) Zone, pursuant to Section 21.208.040 of the Carlsbad Municipal Code, the project is not subject to the provisions of the Commercial/Visitor-Serving Overlay Zone. E. Mello II Segment of the L.ocal Coastal Program, Coastal Agricultural Overlay Zone; and the Coastal Resources Protection OvE!rlay Zone The project site is located within the Mello II Segment of the Local Coastal Program (LCP). Development of the project site is also subject to, and consistent with, the requirements of the Coastal Agricultural Overlay Zone and the Coastal Resource Protection Overlay Zone. Approval of a CDP is required for the project. The policies of the Mello II LCP emphasize topics such as preservation of agricultural and scenic resources, protection of environmentally sensitive resources, provision of shoreline access, and SDP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 11 prevention of geologic instability and erosion. The proposed project is located on an existing graded development pad and is part of a previously approved project which preserved the Encinas Creek area and associated habitat buffe1r to the south in open space. The property was designated as coastal agricultural land and has already paid the agricultural conversion mitigation fee with ~he original development improvements. All newly proposed improvements remain within the existing graded development pad with no development proposed in the existing open space/habitat buffer areas. The project will adhere to the city's Master Drainage Pla'n, Grading Ordinance, Storm Water Ordinance, Standard· Urban Storm Water Mitigation Plan (SUSMP} and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property is a previously graded parcel and does not include steep slopes or native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. Lastly, the project does not preclude any recreational opportunities or shoreline access as the property is not a shorefront property; and the development does not obstruct views of the coastline as seen from public lands or public rights-of-way. Therefore, no impacts to any physical features, such as scenic resources, environmentally sensitive areas, or geologic features will occur. Given the above, the proposed project is consistent with the Mello II Segment of the LCP. F. Growth Management Ordinance (Chapter 21.90 of the Carlsbad Municipal Code) and Zone 5 local Facilities Management Plan. The proposed project is located within Local Facilities Management Zone 5 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table "E" below. TABLE E-GROWTH MANAGEMENT COMPLIANCE Standard Impacts Comply City Administration N/A N/A Library N/A N/A Waste Water Treatment 28 EDU Yes Parks Zone 5 in-lieu fee Yes Drainage 13.6 CFS/Drainage Basin "C" Yes Circulation 2,497 ADT Yes Fire District No. 4 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 28 EDU Yes Water 11,487 GPD Yes IV. ENVIRONMENTAL REVIEW The project has been reviewed pursuant to the California Environmental Quality Act (CEQA). The City Planner has determined that the potential environmental effects of the project were adequately analyzed by the previously adopted Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) for the Kelly Corporate Center (GPA 12-01/ZC 12-01/LCPA 12-02 -Kelly Corporate Center, City Council Resolution No. 2013-228, dated September 13, 2013). The project has no new significant environmental effect not analyzed as significant in the adopted Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program; none of the circumstances requiring further environmental compliance under CEQA Guidelines Sections 15162 or 15163 exist; and all feasible SDP 15-23/CDP 15-43-NORTH COAST MEDICAL PLAZA July 6, 2016 Page 12 mitigation measures identified in the adopted Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, which are appropriate to this subsequent project, will be incorporated. The approved MND and MMRP are on file for review at the Planning Division. ATIACHMENTS: 1. Planning Commission Resolution No. 7178 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits "A"-· "V" dated July 6, 2016 SITE MAP • N NOT TO SCALE North Coast Medical Plaza SC)P 15-23 I ·cop 15-43 .· (cityof Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information ~WST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include~ the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part ___________ _ Title Title ____________ _ Address ____ . _____ _ Address ___________ _ 2. OWNER (Not the owner's agent) P-1 (A) Provide the COMPILETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Corp/Part SSG-, Tf/ LL ~ Title t!O MI\NA~tl..fk JILII«/31!2- Address. ____ . _____ _ Address ___________ ~-,- Page 1 of 2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust. _________ _ Title ____________ _ Title _____________ _ Address ___________ _ Address ____________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~No If yes, please indicate person(s): ___________ _ NOTE: Attach additional sheets if necessary. I certify that all the above "nformation is true and correct to the best of my knowledge. Si Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owne~r/applicant's agent P-1(A) Page 2 of2 Revised 07/10 ABBREVIATIONS # POUNOorNUMSER & AND lEI EXISTING @ ~;AMETERorROUND DIAMETER CENTERLINE ANGLE ASBESTOS ASPHALT "' HDWD. GALVANIZED '~' 10 INSIDEDIMENSION IH.P INTERMEDIATEHIGH POINT ' R.B RUBBER/RESILIENT '" RWD. ' Mee REFLECTED CEILING '~" RAINWATER LEADER RADIUS =~6~~~;E(D) SA.F SELF-ADHERED FLASHING w.t<L""""""'""'c"'"""..,"""v""'L""""'""""' ""'""'""<"'""'""'"""" '-'"u,,v,, IFTHISSHEETISNOT24"x36"1TISAREDUCEDPRINT PROPOSED NORTH COAST MEDICAL OFFICE BUILDING PHASE II AT KELLY CORPORATE CENTER HIDDEN VALLEY ROAD CARLSBAD, CALIFORNIA 92008 'SITE DEVELOPMENT PERMIT & 'COASTAL DEVELOPMENT PERMIT' lc OWNER PROJECT DATA I' UNDEVELOPABLE SITE AREA: BUILDING DEPARTMENT: CITY OF CARLSBAD CONSTRUCTIONTYPE: ------------ SSG, TH LLC 4747EXECUTIVEDRIVE,9THFLOOR llm@tlmlloag.nol BUILDING CODES: SPRINKLEREO; All. LEVELS INCLUDING THE PROPOSED GROUNDLEVELPARKINGTOBEFULLYSPRINKLERED ~~ 0~ u:e ....:lli; <~ .,.~ ~ ... ~~ ~~ "' BITUM INSUL :~~~i:!i:PDNor SEAT COVER DISPENSER f-----------------------1 SOAP DISPENSER SERVICE DISTRICTS: SEW1~:~ g~~~~~i~~~:~r~JJ~g~Ji~g~ 00. Cl. CASTIRON CASED OPENING CENTEROFMULl.ION CABINET g=;tiOUS) CEILING CAULKING CLOSET COUNTER COLUMN CONNECTION CONSTRUCTION DIMENSION OISP DISPENSER " OR ' DRAWING DRAWER EJ EXPANSIONJOINT F.O.C. F.OF "" " ELECTRICPANELBOARD ELECTI11CWATER COOLER ELEVATION ~~e:~~tL) ENCLOSED or ENCLOSURE FIRE ALARM FLOOR AREA RATIO "~ "'· " '' JUNCTION BOX JANITOR K1LOWATIHOUR KITCHEN ~~~~~~~D) LT. LIGIH LTL UNTEL " N.I.C '·' 00 MECHANICAL MEMBRANE MANUFACTURER MANHOLE MISCELLANEOLJS MOUNTED OUTSIDE FACE OVERHEAD or OPPOSITE "~' PLASTIC LAMINATE ~gvDSPERSQUARE PAPER TOWEL DISPENSER PAPER TOWER RECEPTACLE S.F. SOUAREFOOT S.l. SSK ST.C. SERVICE SIN;; ~g~~~ri~~~SMISSION SCWO. SOLID CORE WOOD SECT '" ,ffi. "" SPECIFIED or SPECIFlCATION STRUCTURE or STRUCTURAL SUPPLEMENT or SUPPLEMENTARY T&G TONGUEANDGROOVE ' w. w.c. TOWEL BAR TOP OF CURB TOILET PAPER DISPENSER UNDERWRITERS LABORATORIES ~~~S OTHERWISE VINYL COMPOSITE TILE VERIFY INFIELD VAPOR RETARDER VACUUM ;;'T~~~~~STOPor WWF. WELDEDWIREFABRIC WI WITH WITHOUT WPM WATERPROOFING MEMBRANE WRB WHEATHERIWATER RE:SISTIVEBARRIER WAINSCOT WEIGHT PROJECT MANAGEMENT CUSHMAN & WAKEFIELD TIMOBRIST PH:(858)334-4035 ARCHITECT WARE MALCOMB 6363GREENWICHOR1Vt=,SUITE175 SANDIEGO,CA92122 PH(S58)638·7277 FAX:(BSB)638·7506 OWNER'S CONSULTANTS CIVIL ENGINEER ARCHITECT'S CONSULTANTS LANDSCAPE ARCHITECT RIDGE l.ANOSCA~toAHCHITECTS 8S41AESEARCHDRIVE,SUITE200 SYMBOLS n OFFICE---ROOM NAME ~ROOMNUMBER (o:J /\ ,-,_~DETAILREFERENCE \._,,-~-SHEETNUMBER ------@=DETAIL SECTION REFERENCE SHEET NUMBER .II. ~-SECTIONREFEAENCE ~SKEET NUMBER B EXT.ELEVATION REFERENCE SHEET NUMBER ,~, ~:c:~1:c.~"""' 'y:-SKEETNUMBER ~FLOORMATERIALTYPE ~FLOORNOTE (Pi:'.-MISC. MATERIAl TYPE ~TYPENUM8ER r= r0 = ~REVISIONCLOUD& ~DELTANUM8ER r~~~-~~~~~0 FIRE PROJECT SCOPE: ~lLgr~l~{~~E~~~!~~~~:~~~~~~sl~r P~9~~~~-~N~E~~~~iP:~~~~~f~oFFICE ASSESSOR'S PARCEL NO.: 212·1>40·67 (PAACEL 1) & 212·040-69 (PARCEl31 LEGAL DISCRIPllON:_ ~~~~lgl~~i~~[~~~~~~~!~t~~~[~~};~~' TOTAL NUMBER OF LOTS PROPOSED; _______ _ EXISTING & PROPOSED ZONING: --------- OVERLAY ZONE: COMMERCIAL VISITOR SERVING EXISTING & PROPOSED LAND USE; OFFICE(O) BUILDING HEIGHT:-------------- ALLOWABLE HEIGHT' ALLOWABLENIJMBEROFLEVELS: ACHITECTURALPROTRUSION: PROPOSEDNUM8EROFLEVELS· SETBACKS: FRONTYAADONPRIMEARTERIAL (PALOMAR AIRPORT ROAD) 35"·0" 3LEVELS 2 OR MORE8~i~~~~PTO 35FT PROPOSED BUILDING AREA:------------ PROPOSED GROUND FLOORPARKINGL08aY. __ 1,050SFGROSS (NOTOCCUPIABLE) (NOTINCLUDEDINGROSSFLOORAREA) PROPOSEDSECONDFLOORAREA ___ 24,971SFGROSS PROPOSEDTHIRDFLOOA ____ 24.971SFGROSS PROPOSEOTOTALBUILOINGAREA: 49,9425FGROSS (OCCUPIABLE FLOORS ONLY) PARKING; (BASED ON OCCUPIABLE FLOORS) _______ _ PARKlNGREQUIRED: 49,94ZSFGROSS (EXCLUDlNGGROIJNDl.EVRPARKINGLOBBY) 243STALLS =7ST"'"'« '" PARKINGI'IlOVlDED: 49,942SFGROSS (EXCLUOINGGROUNDLEVELPARKINGlOBBY) EXISTING PHASE I BUILDING AREA: ---------- EXISTlNGTOTALBUILDINGAREA: PARKINGREQUIREO: 49,471.1SFGROSS BUILDING COVERAGE: (FIRST FLOOR FOOTPRINl) ---- SITE ACREAGE: TRIP GENERATION: ______________ _ AVERAGEDAILYTRIPS(ADT]: 49,942SF.X50ADT ~ PRE-DEVELOPED100YEARFLOW POST-DEVELOPED100YEARFLOW POTABLE WATER DEMAND: PEAKWATERDEMAND~2.9(11,486) =33.309GPD AVEAAGEDAILYFLOW(COMMERCIAL) 49,942SFX2.300GPDito,ODOSF~ 11,485GPD SEWER DEMAND: 49.942SFX~·25EOU 6.3CFS(NORTHBASIN),65CFS(SOUTHBASII-I) 6.9CFS(NORTHBASIN).6.7CFS(SOUTHBASIN) EXISTING PHASE I BUILDING+ NEW PHASE II BUILDING SITE SF AND F.A.R. EXISTING8UILDINGSF=49,479 SITESF=I89,6521.600SF ~: I I~ . I~ (9 ~~~~~~ ~~~~o~\NG SF= 49,942 0 :gi~ ~~~~~~g~AI0sTFA:;;7~~~-~21 _J 99.4211327.636=0.30TOTALFAR (() SHEET INDEX ARCHITECTURAL A0.1 COVERSHEET A1.1 OVERALLSITEPLAN Al.ta ENLARGEDSITEPLAN(PARTIAL) A1.1b SITESECTIONS A2.1 GROUNDFLOORPLAN A2.2 SECONDFLOORPLAN A2.3 THIRDFLCORPLAN ~:i ~{i:~N~t~~~i:g~~ LANDSCAPE "' L1.2 IOSCAPEPLAN IDSCAPEPLAN I 0.. ~ () z o::!: <(Z oa: a:O >-!:!:: w...J _J<( ...JO <( ->0 z<( will 0~ oa: :C(§ _J g ~ O:l :l (f) w It (9 z z z ~ D. '" ~· ~' L4.1 CIVIL ;=:::;:::;::::;:::;:--~ C-1 COVERSHEETWITHOVERALLPLAN.NOTESANDLEGENDS C·2 SECTIONSANDOETAILS C·3 PARTIALSITEPLAN C-4 PARTIALSITEPLAN D. 0 u c;t) f+++++++HC';J I VICINITY MAP ~~ f! ~ L() '"""\':""'""'"'" ' N ;,;':i::''"' "00 "'"'" ~ ffi \ ( I PROJECT S~E "'"'" """'" .,,m""~" ~ "~"' I \ I r I I )\ i I I I I G'tfOl::l A3ll'liA N300IH ---d- TRASH ENCLOSURE -~-·~L.A~. ® TRASH ENCLOSURE-ELE~f.\!.1.?.~. @ __.------~ ~~~ci~~~:b~~~~~HJAMB ~~7~~~~~,s~~~EA ~~~! ~~~=~:j]~ q _j~-rg~~~~s~~OC~~LOTO ~ _ p --~M8EDDED PLATE TRASH ENCLOSURE -,~'~'~'B. @) ~~ TRASH ENCLOSURE-S~9!.!?.~ @ CARLSBAD PROJECT APPUCATION FiLE NUMBERS: SOP 15-2:1JCDP 15-43 CAUTION IF THIS SHEET IS NOT 24"x36"1T IS A REDUCED PRINT -----------6-----;---~· w--------T -1 0 ci I ! INTERIOR SIDE YARD J. r-1;-if-ri ;_I-o_ -t-3----0 • 1 _I_ ~~.~.~~~~~.~~~~~~~~~~~-~~~~~~~~~ ~~~1~~J~~ ENLARGED SITE PLAN -PARTIAL VIEW 10r::/\ ~ SCALE: 1"~30'-{) \.J\1:} REAR YARD SITE LEGEND ~N.'::'O~T'=-ES~o=· ==:::::;;;::~;;:;-;;;;;;- PROPOSEDMAILBOXPEDESTALTOMATCHAOJACENTEXISTING PROPOSEOEXTERIOREMPLOYEEEATINGAREAWITHENHANCEDPAVING ANDEXTERIDRFURNITURE11,800SFTOTAL),SEELANDSCAPEPI.ANS i~~~!g~~i~=~~~;~rr~r~~~~D ~ PROPOSED 26' WIDE RAE LANE (HATCHED) ~ EXISTINGADJACENTDEVELOPEOSITES(NOTINSCOPE) D NEWORREWORI<EDPA!1KINGAREAON EXISTINGPHASEONESITEPLAN ~ (! EXISTINGFIREHYDRANT PROPOSEOCOMPACTPARKINGSTALL B'-{)"x15'-\l"TYP (MINIMUM DIMENSIONS) ·--EXISTINGPROPERTYLINE(PERPARCELMAP19207] 107 PROPOSEDVANACCESSIBLEPARKINGWITHSIGNAGE. 108 PROPOSEDSTANDARDACCESSIBLEPARKINGSTALLWITHSIGNAGE. PROPOSED SIDEWALK PRDPOSEDACCESSIBLEPATHOFTRAVEL1:20MAX SLOPE,2%MAX CROSS r~~~i~~~~:f~~k~~;;~)NasECURITYGATETOGROUND PROPOSEDCONCRETEI.ANDINGFORGROUNDLEVELEOUIPMENTROOM EXISTINGTRANSFORMERWITHCONCRETEPAD. 127 PROPOSEDACCESSIBLEMAINENTRYTOBUILDINGLOBBY. 132 EXISTINGADJACENTPHASEIBUILOINGTOREMAIN. PROPOSEDBIORETENTIONBASINPERCIVILP!.ANS. PROPOSEDPOLEUGHTING 1=0] ~,l] 0~ u~ .....:l" <r::i -.,<';:' ,..,:o;., ~§, 0::::~ ~~ 0::;!; <(Z oa: a:O >-~ w_J _J<( _Jo <( ->0 z<( WIJJ 0(/) o_J _a: I<( 0 -' g :;;;: Ill :J (f) w 0:: (9 z z z <( -' a. (") '<!" 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I -1S'·O" ·E I ~I ----rF==fi wcs @ ·G ~~~-~!~~~ :!,~~~~~\1!!:' NCM-PH II BLDG l~l ~ ' ~ I I HIDDEN VALLEY ROAD i ~ ~ CARLSBAD, CALIFORNIA g 2016-04-20 SOP 15-23 I COP 15-43 PLANNING RESUBMITTAL L_ ____________ _j WARE MALCOMB Leading Design for Commercial Real Estate S:WO:J1VW 3"HVM. @ I I I I I l,;l I : I I I ~~~~m @ @ ~~~:,~,::~a:::~:d "~', dm, ""~, dOSIIllr:"l OV0\:1 A3ll'v'i\ N3001H ~ ~ 131131 ONO::J3S , =-:j8 -~------------ 1 I I I I i -t---------; ----- I I 11 LLJ .o·.~ .o-.s ~ I 0 0 0 z w CJ w ...J ...J ...J <t $ ~~~ill~ :z: )> r r r m G) m z 0 z 0 -1 m en D 7~ @ I 7 -1-1 l!l I fTl ~I I . . ~" "!~ n 11111111111 cJW!I . I : : I ~----!---------+-~--L-~--" -~-------- I I -~-~-------- 1 []) I I I ---+---------- I ---~~--------- I I I I I I I ----·"'--------~----r--------- 1~1 ~ I ~ I i I I ,t, I j,.l I I I I "i"" I J 15'-0" 20"-()'" 21'-~· 20'-Q" 15'-0" r I 4S-3112" 31'-4" 45'-3112" -1 8 cs 121'·11" wcs 4 I 5J 0 r m < m r '·" cc•n •• • .,.,, "''"'' • ;· ;,; ',·•cw '"''" ., .c· • "·""' ""'' ., · ' ·'"'"'''' '' '" .,T l~1 ~1 ,1 ~1 .. "'~""~ NCM-PH II BLDG r-=~~ ~~L", ~ l: ! HIDDEN VALLEY ROAD •w·-···ill""''·'" ~ ' CARLSBAD, CALIFORNIA g 2016-04-20 SOP 15-23 I COP 15-43 PLANNING RESUBMITTAL L-------------------" WARE MALCOMB Leading Design for Commercial Real Estate ""'""'"~ § m (/) D ffi ~~"~~ :. : : ~ ' l ~ 8 ROOF PLAN DAT~ REMARKS C? 7 @ I G I --~------1------1-------- 0----------~----r----1 ~--- 1 -_, --~ 0-~----~-----------8 0----------8 I I I I I --------~---I ---~----------~-G e------ 1 G---------~---------' ------8 e------o I g ~ ~ ' I I I I I I 8 8 8 @ Ill ~;,;;~-, .. ,,, I WARE MALCOMB L_j ~'-""'""'o"' "' m L'adl"g Desig" for Commmial Real Estate NCM -PH II BLDG HIDDEN VALLEY ROAD CARLSBAD, CALIFORNIA 2016-04-20 SDP 15-23 I COP 15-43 PLANNING RESUBMITTAL "~~,-d.,. ;ID: ENLARGED VIEW OF WOVEN MESH CARLSBAD PROJECT APPUCI\llON ALE NUMBERS: SOP 15-Zl!CDP 15-43 CAUTION· IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT cp y 7 PROT~3~~g~ C~O£ RIDGE _ .-ll-~ ..., 43'·11" -I .. L __) '"" . ~t~ ____ ..IQE.pC):t-~~$ ~ ~ rToil-~, ' .~ I , ;::7c: ~ -- 1 , " ,, ,, ,, , , , , , I ·r -c ~ ".. -;; , , , , , j j j j ' I ' ~p. LS::' = ''' ,, • n '' ' '' ::1 / / / / / / / / / / 0 I ~,-------------,; CONCRETE WALL. TYP. 2" X 2" X 1/4" THICK DECORATIVE WOVEN STYLE SQUARE STEEL MESH FINISHED TO MATCH CLEAR ANODIZED ALUMINUM FRAMING, TYP. 2" X 4" CLEAR ANODIZED ALUMINUM FRAMING AT PERIMETER OF OPENING TO MATCH ADJACENT WINDOWS, TYP. LEGEND 8 ~ ~ GREENREFLECTIVEVISIONGLASSWITHCLEAR ANODIZEOALUMINUMFRAMING,TYP. GREENREFLECTIVESPANDRELGLASSWITHCLEAR ANOOIZEDALUMINUMFRAMING,TYP. t±I±EH±I OEOORATIV<:Sl.AT~TIL~ COLOR LEGEND CTI BASE COLOR· WHITE (SPEC TBD) ~ SECONDI\RYCDLOR:LIGHTBROWN(SPECTBD) Exterior South Elevation y - - --__IQp Qf ~:.-~~ $ ~-43'-11" --.JJ:!!B.D£~~~:. ~ __ SECOND£~~~~~ _ GROUND_LEVE0~. ~ Exterior East E!,:~~~io.~ ® NOTES o PROPOS~DCONCRET~WI\Ll, PAINTED, TYP PROPOSEDCONCRETEWI\LLJOINT,PI\INTEO,TYP 403 PROPOSEDPAINTED314"V-REVEI\L.TYP 41)4 PROPOSEDARCHITECTURALPROTRUSION.PAINTEOTOMATCHBUILDINQ f'NRF?&.~~-OVERHEAD COILING DOOR. SIMILAR FINISH AS ADJACENT MESH ~~POSED CLEAR ANODIZED ALUMINUMSTOREFF10NT SYSTEM WITH GLASS. PROPOSEOSTEELMESHINFILL,FINISHEDTOMATCHALUMINUM STOREFRONTFRAMINGANDCOILINGDOORS.TYP. 412 PROPOSEDCURTAINWALLTOMATCHAOJACENTSTOREFRONTGLAZING 413 DASHEDLINEINDICATESPROPOSEDTOPOFROOFSTRUCTURE ENLARGED OPENING w/ DECORATIVE MESH, TYP. ® CD THIRD COLOR MEDIUM BROWN (SPEC TBD) CD FOURTl-ICDLOR•DI\RKBROWN(SPECTBO) C) ~i 0~ u~ .....:~• ..,::~ ..,.';' ~"' ~~ ~~ 0 0::;!; .....1 <( z CO oa: a:O >-!:!:: w_J I :::J(§ (L :;:o z<C wm ~ 0 Cl) o_J 0 :C~ z 0 _J <( f-t ~ Ill :J (f) w 0:: (9 z z z ~ 0.. 0 N ·~J ' 0 " A4.1 ~ " 0 N HW081VW :~niVM. T-Ji::L9-. , , I, " ·~, f-1-- - I ' ' f-.- T c·t----'- 1,.-'-~---~ 1- If- I, ~ I-- '': '11~; ~ ~ ~~~ ~~~~~ gf\i "I "I b n_l 0 ~ ~ c: g: i2 ~ 0 ~ I 001 > i !1 I CD ill u; I II CD $: I 0 ·;:: ~ w ; C\1 0 w ~I ; c: 0 I ~ > CD ill .!::. t 0 z 0 ·;:: ~ D w rJJ w I-0 z ~ ~ ~~w E ~ ~~~ i~ ~~ 111; oo ~~ ~~ ~· 0 ,, ;~ ~~ z @~ ~~~~ w c< &fil &fil C!J n z' mn~ w !§~ --' 0 a: z D D I 0 w C!J --' . 0 G 8 8 8 w 0 --' • .. f J 1 TREES 0 ({) 8 0 ® 8 ~~w~:~DOE~BIFOLIA/ ~~~~~~~~~tgF GOLD'/ ~~~~~~T~E.i~~~~~~~ATA I LOPHOSTEMONCONFERTUS/ BRISBANE BOX PLATANUSRACEMOSA/ CALIFORNIA SYCAMORE POPULUSFREMONTII/ 'NESTERNCOTTONWOOO FLOWERING ACCENT PARKING SHADE TREE EVERGREEN CANOPY STREET THEME TREE 8 0 ?k~~~:~~~~~WAN HILL' I RHUSLANCEA/ AFRICAN SUMAC "'"' STAKED PHASE II I NEW I\IIEDICAL I 1'1 ,-OFFICEtBUILDING~ I 49,$4:2 Sf ~ ;;. Q; I -8 I SPECIMEN ACCENT PARKING SHADE TREE -® 0 © JU~KUSPATENS/ CALIFORNIA GRAY RUSH LANTANA'NEWGOLD'I YELLOW HYBRID LANTANA MUHLENSERGIARIGENS/ DEER GRASS ~~~~~~1uu~:~~~~r~~s· I ~:~~~~~~~~ io~i~~ER SHEEN' I RHUSINTEGRIFOLIAI COFFEEBERRY lg~~~~ggj ~~~~~g~~~~~~c~6se 0 ~~~~~~L\EJ~/ 0 'NESTRINGIA'WYNYABBIEGEM'/ COAST ROSEMARY NOTE ALL TREESBORDERINGDESIGNATEDFIRE l.ANESSHALLBEMAINTAINEDSOTHATTHEIR LOWESTBRANCHESARE13'-6"CLEAROFTHE FINISHEDPAVESURFACEOFTHEFIRELANE NOTE ~~ :~~;Eg~~~~~-~~~~~f g~~~~~:ALL HYDRANTORBACKFLOWPREVENTION DEVICE LANDSCAPE SITE CALCULATIONS (PHASE II ONLY) TOTAL SITE AREA NEW LANDSCAPE AREA EXISTING LANDSCAPE AREA TOTAL LANDSCAPE AREA PERCENTAGEOFSITELANDSCAPED '"' " " ·'' ' ' ,,I I I ' I ! I \C) '"" FOR COMPLETE PLANTING LEGEND, SEE SHEET L 1 .3. I ~~ ~-0&1 U" .....::~:1 ~f l:;r,:l•.§. p:::.!! ~~ ;g ~ ~ j ! ''". Hit Hi~ . iJ Gl li 0.~ I - J:\Dwgs\WMA\North Coa9t lotOB\SD\nc-plp.dwg ~~~~~~ ~m1~ 'i!lllll (J ;u ~ l I. 0 0 m· z 'I<' ')> r' 'r m ~-< ,;o 'el I 0'/1 lr J:::. '' /10 /I z -i z Gl r [8 m z .o (/) m m (/) I m /i "1 c:: "' I ) / I I .. '/: i,/ I !/ , I / m U! ~:,!~ ~ ~ _PALOMAR AIRPORT ROAD ___ ::-:--:-----_ . ..........-----~-~~ . . 1 ---. 0 "Tl~ --iz Io W--i IJ)> :::0\J 0)> ~~ 2 m ~~~ ~~5 "B m"tt ~::I: -l>..tXJ en l> _co c: ::! en ~-zm ""'-~5G>-(O I cnzO:E -nG>::::lm -en (")-I m ~. -1 I I I I I I I I I I I ~c": .. ~ 1 : 1 ,I -------:---:------'1 o I I ~iir = -: -~--::-~:=--:-~~~ : ~ ~~~ --;,: -~ r;{:7~;: ~1~-: : !~/~~~\: :~: :·~~~!~1 I tel ·--~~-~·.·. ' i 1 ' •. -. L ____ d·": f:;dt:\ : ill' ~~~ ~~~ ~~5 :0~ ·70 75 -. (")(/) 00 "tl"tl ~ c -i 0 ;z: ;; 1 (j) (/) I m m -i (j) z ~ ~ N q ww ::j ~ ~ ,~ L-------------------------------------------------------------------------------------------------------------------------------~(j) •=••--•"""""~~-~-~•••••"'••--·~••••-•••~•-~•.,•-=~•-•-•· ~~•••-••~•~•~•••~-"'"""-"""~"-••-~= •••=••co•~•ro•••m"""'"""~"'"~"~"m"-•-•••••-)> ~ I CONCEPTUAL LANDSCAPE I - . - - --. . . . -. --I -I ~'''"""'' ;:g ~~~~D~~-~~~7~~~~~~~71r-~~D~C~C~I7.10~.~.eiT~T~A~I~ WARE MALCOMB Leading Design for Commercial Real Estate 0 c 0 m 0 "1l ;u I.._ ... ....,. RIDGElA.COM I ~ I ! ~ ?. t ~ SLOPE RE-VEGETATION NOTES SLOPES610RSTEEPERREQUIRINGEROSIONCONTROLMEASURESASSPECIFIED HEREINSHALLBETREATEDWlll-IONEORMOREOFTHEFOLLOWINGPLANTING STANDARDS :"m0,~,i~;~~ ~Jl~~}}~~~~t~I~~ilili?JE~~:,m TYPEOFREINFORCESTRAWMAmNGSHALLBEASAPPROVEDBYTHE CITYANDSTAKEDTOTHESLOPEASRECOMMENDEDBYTHE SLOPES-6.1 OR STEEPER AND A 3'0RLESSINVERTICALHEIGHTANDAREADJACENTTOPUBLICWALKSOR STREETS REQUIRE AT MINIMUM STANDARD #1 !COVER CROP OR EROSION CONTROL MATTING! B 3'TOB'INVERTICALHEIGHTREQUIRESTANDARDS#1 IEROSIDNCONTROL MATIING SHALL BE INSTALLED IN LIEU OF A COVER CROP! #2 AND #3 CiNEXCESSOFB'INVERTICALHEIGHTREQUIRESTANDAROS#1~ CONTROL MAmNG SHALL BE INSTALLED 1N LIEU OF A COVER CROP! #2, #3 AREASGRADEDFLATIERTHAN61REQUIRESTANDARD#1(COVERCROP)WlTH TEMPORARY IRRIGATION WHEN TI1EY HAVE ONE OR MORE OF THE FOLLOWING LANDSCAPE PLANTING-GENERAL NOTES 2 THEPLANTINGSSKALLPR0111DEAYEAR·ROUNDAESTHETICALLYPLEASINGEXPERIENCE . 6 IRRIGATIONSYSTEMSHALLBEDISSIGNEDFORTHEUSEOFRECLAIMEDWATER 9 IRRIGATION SYSTEM DESIGNWIU CONFORM TOTHECITYOF CARlSBAD LANDSCAPE MANUALANDEQUIPMENTUSEDV'w1UCONFORMTOCITYOFCARLSBADSTANDARDS , 11. AllPROPOSEDPlANTINGAREASSHALLINCORPORATESOILCONDITIONERSTOHELP 12 SOILTESTSBYANAPPROPRIATELYQUALIFIEDLABORATORYSKALLFURTHERINFLUENCE ANDOIRECTSOILAMENOMENTPREPARATIONSANDINSTALlATIONTECHNIQUES 13 STORMWATER AND EROSION CONTROL METHODS TO BE SPECIFIED ON SLOPE AREAS DURINGTHEPlANTINGPROCESSSHALLASSISTINI!ESTMANAGEMENTPRACTICES,IN ORDERTOMINIMIZESOILEROSIONANDHELPPRESERVEPRECIOUSNATURALRESOURCES THISINCLUDESSUCHELEMENTSAS[YETNOTALLINCLUSIVE)THEUSEOFFI!!ERROLLS, EROSIONCONTROLBlANKETS,ANOBONOEOFIBERMATRIX(BPM)APPLICATION$ 14 ALLPROPDSEDlANDCAPINGOEPICTEDQNTHESEPlANSSKALLBEMAINTAINEDI!YTHE 15 lANOSCAPEANDIRRIGATIONMAINTENANCEWllLBETHEOI'IoNER'SRE$PONSIBIUTY 16. ==~~~~~~~~~;~~~~~~~~:~~~N~E~~~NG::~REO~I~~M0U~11~:G~~~~;E~REAS) AWAY PLANTING LEGEND SYMBOL BOTANICAL I COMMON NAME 0 ~~~:to~~BIFOLIAI 6:) CERCIS"HEARTSOFGOLD'I EASTERN REDBUD 8 KOEREUTERIABIPINNATAI CHINESE FLAME TREE 0 LOPHOSTEMONCONFERTUS/ BRISBANE BOX ® PlATANUSRACEMOSAI CALIFORNIA SYCAMORE 8 ~~i~~Ft5~~%~6oo () oc~eoeoe~·'w''"'"'' FRUITLESS OLIVE 0 RHUSLANCEAI AFRICAN SUMAC SHRUBS. VINES & GROUNDCOVERS AGAVE'BLUEGLOW/ BLUE GLOW AGAVE ARTEMISIA PALMERI/ SANDIEGOSAGEWORT BACCHARISP 'PIGEON POINT'/ OWARFCOYOTEBRUSH BOUGAINVILLEA'LAJOLLA'I DWARF RED BOUGAINVILLEA CALLISTEMON"LiffiEJOHN"I DWARFBOTILEBRUSH ~~~~l~~~~~AdE Et'~L~L~~~~~JI FESTUCACALIFORNICAI CALIFORNIA FESCUE FICUSREPENSI CREEPING FIG (.;\ HETEROMELESARBUTIFOLIAI \J TOYON D i~~~~~~~~T~~~~ RUSH WtfM ~~r~~:V~~~g~;~{ANA 0 (i) © 0 MUHLENBERGIARIGENSI DEER GRASS ~~A~~~~U~~,;;~~~~~I~S'I ~:~~~PS~~~~ i;~:~~ER SHEEN' I ~~~~~~~~~~~OLIA I ~~~~~3~~\~o~~~~bse SALIXLASIOLEPISI ARROYO WILLOW WESTRINGIA'VVYNYABBIEGEM'I COAST ROSEMARY 36"BOX ~~~:~lNG 24"BOX PARKING SHADE TREE 24"'BOX EVERGREEN CANOPY STREET THEME TREE 35"'BOX !~~~~r 24"'BOX PARKING SHADE TREE 1GAL PlANTPERPLAN MOD STAKED TOTAL5GAL SHRUBS= TOTAL I GAL SHRUBS= PALOMAR AIRPORT ROAD SLOPE GROUNDCOVER /NFILL I ,,;~i£~~4~~1;~~~;~;:::::: "' "'' "' '~' CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT SOP 15-23 EXISTING TREE LEGEND COP 15-43 SYMBOL BOTANICAL I COMMON NAME &KOELREUTERIABIPINNATAI \W/CHINESEFLAMETREE 0 LOPHOSTEMONCONFERTUSI BRISBANE BOX ffiPLATANUSRACEMOSAI ~CALIFORNIA SYCAMORE 0 PODOCARPUSGRACILIORI FERN PINE ~ POPULUSFREMONTIII v WESTERNCOTIONWOOD ~PYRUSCALLERYANAI u ORNAMENTALPEAR ~ IJQUERCUSAGRIFOLIA/ ~· COASTLIVEOAK t>?/~d r&~;:SGT~H~~~!~~~~g~~~~~D IN NOTE EXISTINGTREESMARKEDWITHAN(EJ ARETOBEPROTECTEDINPLACEEXISTING TREES MARKEDWlTH AN(R)ARETOBE REMOVED.TI-!ENUMBERNEXTTOTHELETTER ~~~ER ~~t~~~~R~~~J~;~;f~AR~~~RH~~G1H~E (DBH) I=Q~ ~~ Ulii ~~ ~! ~§ c:::.l! _,;g> ~~ ;>~ §~ ~ ~ ::: ~ I¢SI.i C.9 0 _,I ca I (L ~ 0 z J f t ~ WATER CONSERVATION NOTES THE FOLLOWING WATER CONSERVATIN TECHNIQUES SHALL BE EMPLOYED IN THIS PROJECT· A WATER CONSERVING PLANTS AND PLANTS NATIVE TO HOT, DRY SUMMERSTOBEUTILIZEDIN75%0FTHETOTALPLANTEDAREA B USEOFHYDROZONESWITHPLANTSGROUPEDBASEDUPON AMOUNT OF WATER NEEDED TO SUSTAIN THEM C MULCH3/4"-1"SIZEUTILIZEDINTHELANOSCAPE;3"DEPTiiMINIMUM. D SOILAMENOMENTSUTILIZEDTOIMPROVEWATERHOLDING CAPACITY OF SOIL. E AUTOMATIC IRRIGATION SYSTEM ADJUSTED SEASONALLY AND WITH WATERING HOURS BETWEEN 10 DOP.M AND500AM F IRRIGATION SYSTEM DESIGNED TO WATER DIFFERENT AREAS OF THE LANDSCAPEBASEDONWATERINGNEED G IRRIGATIONDESIGNSENSITIVETOSLOPEFACTORS H. RAINSENSORSUSEDINCONJUNCTIONWITHTHEAUTOMATIC IRRIGATION SYSTEM RECOMMENDATIONS GIVEN FOR ANNUAL IRRIGATION SCHEDULE ' ' ' 'd' •<( o, :Jr :~:r 0 &i: ~:-.'1 '~'li·' ,::;;,,[, ....J: I ~ 01'· •<(] li' ,1: ,a..lll II .1, II lt:i Iii ::,\1 IIi ;~\ I ! I i ~ i \!.· 'I 01'.'' ""'. ·,~\': a.. ' ; ~ . \5. m·, :~'·.: ·~\'·: ,~'\ 'Q,: oil: \'·a..,·,,:, L CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT LEGEND: SOP 15-23 CDP15-43 ~ZONE3·NATURALIZINGLANOSCAPE OTY OF CARlSBAD ESTIMATED TOTAl WATER USE (ETWUJ Controller "A" tvop(•immplfol<"nRoi"{Fio]" ]~I(·)' I ~st,•p L) PlqntfoCIOr[Pf] .. [OI-OSI Nac!olt•yorown~i'-'1 ti.J iliA! ]Siep~~Sicp 6) ~ngoi1onfllocwnq 11~1··· ]Siep~.>tcp 7] ]IOioinliSkpa • lolol~lA\q. lt.lnO!~pSj MAXIMUM APPliED WATER USE ( MAWA) calc::ulaflon: 11y,tro;:oneNumt>erfl·6"""1hS:.IIZC>"eB.,:ow·u<em<no~v tc1bles m nece>.~or; to complelr, qlll1)~1,oronas] I Shrub 3 ,(. 5 6 Shwb lurl Turl Juri spray R"lor oop MAW A~ (!'TO] X ]0.62] X ((0.! XL"] • ]0.~ XS!A)j "v.,w """' 1,112,560 TolollondscapeAreo. • CALCUlATIONS INCLUDE ALL PHASE II lANDSCAPE AREAS AND NEWLy lANDSCAPED AREAS OF PHASE I 0 20 40 80 120 ~~ :::;s"li o .. u~ .....:l~ ~! ~~ ~~ ~ 1 r 1! . :I '". I ' I " ~ ~ <..9 ~ 0 0~ I= _J <(Z - 1"1"\ Ol5 ::2: LU O::LL Ill >--:J ~;i (f) I _~u w <( • a::: 0... >~ (9 Zro z W(J) 0::::::: 0_1 z 0:::::: 00:: z 0 J:<( <( u ....1 Z CL (") 'T I{) I?: Ill\ 111111~ :=::::~:::::::::(/) f f ] i 7 J CAUTION: IF THIS SHEET IS NOT 24"x36" IT IS A REDUCED PRINT RECYCLED WATER USE RECYCLEDWATERUSE-ALLAREASTOBEIRRIGATED WITH RECYCLED WATER CALCULATIONS FOR PHASE II 13B,532SF 32,31l4SF CALCULATIONS FOR PHASE I AFFECTED AREAS TOTALDEVELOPEDSITEAREA 27,151SF TOTALL.ANDSCAPEDAAEA 6,479SF TOTALAREAIRRIGATEDWITHRECYCLEOWATER 6,479S.F SOP 15-23 COP 15-43 ~~ ~~ C)~ ....:1~ ~~ t:;.:~.!i, ~.!! ;E! ;:>~ " ~ BE <.9 0 _j ((} I CL ~ 0 z z 0 ;:: ::::> <3 0..0.. co CJ)() 0 N l ] ! ! ! ' ' ' ' \ CAUTION: RECYCLED WATER USE S'f!o!90!. DE§CA!f'DOH RECYCLEOW.O.TER USE ·IIU.AAEAS TO 8E IRRIGAT£0'M'Tliii:ECYCLEDWII.TER CALCULATIONS FOR PHASE II TOTAI.OEVEl.o.>EDSrfEAAEA 131.~61' TOTAI.lANOSCAPEDAAEA 32,3CMSF TOT"LAREA IRRIGATEO 'MTl4 RECYClED WATER :12.»1 S.F CALCULATIONS FOR PHASE I AFFECTED AREAS TOT.o.l.DEVElOf>EDSITEAAEA 27,1$1S.F TOTAI.LANDSCAPEOAAEA 1,47iSF TOTAI.AREAIRRIGATED'MTHAEcYClEOWATVI 1,47i$F ..J g :::!: c:l :::> (/) w n:: (9 z z z ~ c.. GENERAL NOlES As:s<.mWS PAHCEl. No. 212-{)1(}-67 {PARCEL tJ 212-()W-fiB {f'AHCEZ. ..U .t2!2-IWJ-69{f'ARCEJ. J) TOTAL ACRES 1.81 ACHES (/JIS!//RIJB)}, J.18 ACRES (TOTAL} EX/Sl!NGZCW/Nfl CfflC£{0) a!Sl!NIJ lANf} US£ OfRC£ {0) EX/SliNG 6ENERAL PLAN {)ES;I(;NAlla'l CYFJC£ {0) f'lfCI'OS£/J ZOVINIJ CfflC£ (0) f'RCI'OS£/)l.AN/) US£ OfRC£(0) PRQPOSE1) ctNB?Al. PLAN [)£.5lflNAllCW CfflC£ (0) NIJJI!JER(T£K/Sl!N(;l07S 1 BUII.OINC stXJARE flXJVIC£ (PHAS£ 1) ~179 SF 81//ilJ/N(; stXJAR£ flXJVIC£ (PIIAS£ 2) 1!1.9n SF PERCENTT08£i.ANilSCAP£1) 2U%{ilf1r,l J5.1X{TOTA!) NIJJI8ER tF PARKING SPACES 1!/9 Alfl?ACE' OAILY lRAfllC {APT) ,2,179 Jli'IPS EJIPi.OiEE £Al!N(; Ali'EA 1.877 .51' WEN s<>AC£ ARI!A N/-4 E'AN!IIHa?K S££ CRAOINfJ ANALYSIS SCHOa. OISlN!CT C'AHlS8AO/!Nifl£0SCHOOi. OIS!NfCT WAlFR OISlRICT CAHI.SBAO Vf/N!C/PAl WAlEN OISll?ICT SEHEHOISTRICT CITYtFC.wt.sBAO SEHEHOEliANO 6,0f6(p/) I £OU"" 220 GRJ (-19,912 SF./!,8(}() S.F.) = 27.75 []}{J Alfl?A(.f' JJAILY II'AlFR JJEJ.IANO {-41J0) 1!1,!//2 S.F. X ZJaJ 6PlJ/14oa? S.F. ,fU87CPO Pt:AK WAlFR OlNANJJ (29 X A/Xl) ..UJ09 (;f'{) P0TABIEWAlFRPRESS1/RE.2tl\lf CANl58110 tJ/?1/INACE BASIN PNE-lJBfltf'El) 1()(}-tE'AR R.OIY POST-IJE'Ifltf'El) !()()-tE'AN flOW CONSIHAIN!S NAP LEGAL OESCRIPT!ON HOI.. J7SCI.IHD &AINArEGASfN_ fJ.J CFS (NCWTH BA.9ta fl.5 CFS (stXJlHBASIN) 6.9 CFS {NC;WlH BASlN}, 6.7 CFS {SOU1ll BASIN) N,/,4 -PRffitXJSLY CRAOEJJ SI!E PANi:a.S f .t .1 tFPANC£1. AIAP 19207,/N lJI£0TYtTCAii'l.Sl9.44 COUNTY OF SAN 01£(;(). STAlE OF D!l#(,i~Wb{. R1.E0 IN l1IE a71C£ OF l1IE COUNTY NECt:1'iV& tTSAN IJI£(Jt} C()(JNTY, AI'Hil. ~ 200.JASIXJC. Na 200J-0102795 tT aR. OMIER/IJEVELOPER ssa m. uc ""' IJ65E).'£Cf}lll£' £1WI£'/f6ai SAN OlE(;(}, CA 92!21 PARKING S/IAIAIARY 1!1.!112 s.F.I~ ll?IPS/ tea? sF. I 2179 Sill' TOTAL ~!l-1.2S.F. CRAO/NG ANAL YS/S Cf/J: 2!JO()CY ~.,,---~,;f.:w~c'f, R['()(IIH£OIZ179 NOll': 61i'AlJINIJ QUANll11ES INCi.{JOE ASStJIIPl!CWS fiR OEP!II CF SlRI/Cl//HAl SECllCW tT PARKING lOT ANO IJNI~ ~ lJB'lll tF CfllS fiR FOl!NIJAllf.W SlABS, AS HElL. AS AN Ali.OWANC£ tT 10% A!JOHCW.AL Cf/T Fa? 1/l!f.IT!ES ANO -· SITE DEVELOPMENT PLAN (MINOR) FOR NORTH COAST MEDICAL-PHASE I & PHASE II CARLSBAD, CA ~ LEGEND RQW PRCPEHTYLJNE S/08WK !IANOICAI'Aca:s:s'PAlH P.C.C. SWA!.E P.C.C.PA~T PCWOIJSCCWCREJF{f'ARKINO) SJHEETI..IGHT STOR'..!C!WN!!AIN SlCWIIlJRAIN/NlET SlmA/lJRAINCLEANOUT lJIHEC~OFlJRA!NA(;£ SHEET INDEX SHEFTC-1 HllE SHEU SHEET C-2 SECl!ONS ANO /J£TAJLS SHEET C-J Sl!E PLAN (PHASE I) SHEET C-1 SI!E PLAN (PHAS£ II) KEY AIAP SCALE: r,so' ~ SDP 15-23/ CDP 15-43 EX!Sl!NIJ <(} -----------w--- --li!i;J VICINITY CITY OF OCEANSIDE: " - 0 --SD-SD-- ~ SD ------Q----SD - ~ SD --Q-SD ___j I:Y~ y<;y);;:L2_>;/_'>A'v):;:C: ~ ----<';}----- r-=-:;;;== 100 150 £1, SURVEYOR OF HfJRK =~ IIOSTAlE'PLAC£ £.5"CGWtW!lQit!l202!l PHCWE {760) 715-8118 FAX (760) 715-1890 AIICIIAEl. 0. /£WN, P.LS. Na 6896 /:::.-::.:::.:::-:::::::::-::::::::.::_--:,--:,-_______________ _ BENCHMARK IJESCHIPl!CW: STAIIf'El} {;PS C(J'{JH(X PClWT 5.1 NAAIElJ ·a.so-M.r lOCAllm· Nlfct:l'il'IVi'tTYAU:TCWHIIJOENYAlLEY Ra4a a 1 JlllES SOl/lJI tT PAL.CWAH AIRP«i'TR!UO. NEiX¥?1JflfCMI.· HOSI7271{f'T.N0.5JOFCITYfT CAR!.S8AI} SURIO'ctWJHtX) ElEYAllfA'{: 82.711 OA!//11: NIJW 29 EXC£l£N{;fN£ERING #QST.41E'PLAr'I ~Qit!/202!1 PHON£: (760) 715-8118 AERIAL.: 08-1.1-15 P/fEC/SEHJPO.· 02-11-16 ENGINEER OF HfJRK =~ IIOSTA!EPLAC£ £.Sl'XWfM'X.lCA92029 PIICWE (76tJ) 715---81!8 FA%{760) 715---1890 NOifE!ff0.-1JtN11NO. R.C.EM?./562!1 NORTH COAST MEDICAL-PHASE I & PHASE II SITE DEVELOPMENT PLAN (MINOR) TITLE SHEET SHEET C-1 OA!E PREPARED: N01611JER 6, 2015 OA7ENEJ1Sal• NANCII!t. 2016 IJA!EREifS£lJ.· APPROVED THIS IS THE APPROVED TENTATIVE SITE PLAN FOR PROJECTNO. __ PERCONDIT!ON NO __ rLANN[I>,GOI\%l1JN o,\1£ ENGIN.ORINGDEI'T. _J ~ ~ co :J (/) w rx: (9 z z z 5 0.. 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