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2016-10-05; Planning Commission; ; MP 178K/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04 - VIASAT BRESSI RANCH CAMPUS
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: October 5, 2016 Application complete date: September 2, 2016 Project Planner: Van Lynch SUBJECT: Project Engineer: David Rick MP 178K/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS -Request for a determination that the project is within the scope of the previously certified Bressi Ranch Master Plan Program EIR and that the Program EIR adequately describes the activity for the purposes of CEQA; and approval of a Minor Master Plan Amendment, Site Development Plan, Scenic Corridor Special Use Permit, Non-Residential Planned Development Permit and Tentative Parcel Map for the re-subdivision of eight industrial lots to three on 23.1 acres of land, the development of 477,000 square feet (sq. ft.) of planned industrial/office and manufacturing space within five, two-and three-story buildings, a 7,500 sq. ft. cafe, a 9,140 sq. ft. conference center, and three parking structures on property generally located north of Town Garden Road, south of Gateway Road, east of El Camino Real, and west of Alicante Road in Local Facilities Management Zone 17. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7197 APPROVING, Minor Master Plan Amendment MP 178K, Non-Residential Planned Unit Permit (PUD 16-05), Site Development Plan (SDP 16-17), Scenic Corridor Special Use Permit (SUP 16-01) and Tentative Parcel Map (MS 16-04), based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND This project re-subdivides an eight-lot, 23.1-acre site which makes up all of Planning Area 2 (PA 2) of the Bressi Ranch Master Plan {BRMP) at the northeast corner of El Camino Real and Town Garden Road into three industrial parcels. Bressi Ranch Lots 2 thru 9 of CT 00-06 will be reconfigured into parcels 1-3 to accommodate five proposed two-and three-story buildings with 1,708 parking spaces mostly contained within three parking structures, a cafe building, a conference center, site landscaping, large central plaza area, and two service yards/trash enclosure. Parcell is located on the northeast corner of El Camino Real and Town Garden Road and will have two two-story industrial buildings and a parking structure with access off Town Garden Road. Parcel 2 consists of the "core" of the campus with Building 12 as the primary Via Sat campus building, a cafe, a conference center, a bulk of the central plaza area and a parking structure. Building 12 will also have underground parking beneath the building. Parcel 3 consists of a three-story building oriented parallel to Alicante Road and a parking structure. All of the lots contain a portion of the central plaza area that serves as the employee eating and amenity areas. The 23.1-acre project site has been previously mass graded into one sheet graded pad. The project is now proposing to re-grade the site in order to accommodate a comprehensively designed "campus type" project. Proposed grading quantities include approximately 108,000 cubic yards of cut, 120,000 cubic yards of fill, and 12,000 cubic yards of net export. The site will have a grade transition midway through the property. The grade of the parking garages will be near and follow the grade/elevation of Town MP 178 (K)/PUD 16-05/SDP 16-17 /SUP 16-01/MS 16-04-VIASAT BRESS! RANCH CAMPUS October 5, 2016 Pa e 2 Garden Road. The parking structures will appear as a four level structure from Town Garden Road and as a two level structure from the interior of the site. From Alicante Road, the parking structure will appear as two and a half stories, or 33 feet tall. The two proposed industrial buildings (buildings 14 and 15) on Lot One face onto El Camino Real and are two-stories tall and are 77,000 square feet (northern-15) and 100,000 square feet (southern-14) in size. The buildings will contain a combined 127,000 square feet of professional office space and 50,000 square feet of manufacturing/warehousing space. Parking will be provided by a five-story parking structure will provide 573 parking spaces for the two buildings. Lot Two will have two three-story office buildings (buildings 12 and 13) and parking is provided by 16 surface parking spaces, 70 basement spaces and a four story parking structure with 581 spaces. The buildings will be located on the southeasterly corner of El Camino Real (building 12) and on the south side of Gateway Road (building 13). Both office buildings have a combined floor area of 180,000 square feet. Lot Three, located between Gateway Road and Town Garden Road and fronting onto Alicante Road, will have a three-story 120,000 square foot office building oriented towards Alicante Road and a four story parking garage oriented towards Town Garden Road. Access to the 468 space parking garage will be off of Alicante Road. There will be two additional buildings on Lot Two that consist of a 7,500 sq. ft. common cafe to serve the development and a 9,140 sq. ft. conference center. The two buildings will be positioned adjacent and north of parking structure P-1. The buildings will front onto a large centralized plaza area provided between the campus buildings, becoming a dominant visual element of the site. Building 12 is also located on the southeast corner of El Camino Real and Gateway Road providing a visual connection to ViaSat's existing campus (building 1) located on the west side of El Camino Real. A deviation from the El Camino Real Corridor Development Standards is proposed to allow for a 10-foot increase in building height for building 12. The deviation will allow building 12 to be constructed to its proposed building height of 45 feet similar to buildings 10 and 11 to the north. The findings to support the deviation were able to be made and are discussed below within Section F of the staff report. The five buildings are similar in design and will consist primarily of painted (off-white tones) concrete tilt- up construction with smooth wall panels and an oversized aluminum storefront window system with emerald-green dual pane windows. An additional spandrel glass line above the windows will increase the appearance of the buildings glass elevation. Each building will be accented with a horizontal canopy feature which will cantilever over the elevations that face the streets. Parapet walls vary in height from 33 feet (two story) and up to 46 feet tall (three story) and horizontal canopy architectural elements from 38 feet (two story) to 51 feet tall (three story). Building 12, the primary campus building, on the corner of El Camino Real and Gateway Road has an angled elevation and will incorporate a large glass screen wall to form a prominent atrium entry feature. The proposed architectural and building design achieves a visual connection to ViaSat's existing five building campus located on the west side of El Camino Real across from the proposed site and two new buildings to the north. The design mimics the basic forms and massing of the original campus buildings, yet creates a distinctive look by introducing larger window panels, introduction of curtain wall glazing at the building 12 atrium, and the aluminum clad frame canopy. Parking (1, 708 spaces) for the project will be provided on-site in the form of surface parking, underground parking under building 12 and within three separate five-and four-story parking structures. Most of the parking has been oriented toward the southeastern side of the project (along Town Garden) in parking structures to reduce surface parking and to provide for a large central plaza. The project site can be accessed from either Gateway Road, Alicante Road or Town Garden Road. Enhanced paving is used at each vehicular entrance. The project may be constructed in three phases with the western-most buildings (buildings 12, 13, 14 and 15) of Phase One and Two being built first. All buildings will be leased by ViaSat MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 3 Inc. Located behind Building 14 will be a service yard providing trash enclosures and truck loading area. The area is screened from Town Garden Road by a landscaped setback and decorative masonry screen wall. Another service yard is provided between parking structures one and two. Table A below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Planned Community (PC) Site Planned Industrial (PI) (Master Plan designation Vacant Planned Industrial (P-M)) North PI PC (P-M) Industria I/ Office South Office (0) PC (Office (0)) Medical Office Building East R-8 (4 to 8 du/ac) P-C (RD-M) Single Family Residential West PI P-M Industria I/ Office Ill. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. General Plan-Planned Industrial {PI) Land Use designation; B. Bressi Ranch Master Plan, Planning Area 2, and Amendment (MP 178(K); C. Planned Industrial Zone (P-M), (CMC Chapter 21.34); D. Parking Ordinance, {CMC Chapter 21.44); E. Non-Residential Planned Developments (CMC Chapter 21.47); F. Special Use Permit -Scenic Preservation Overlay Zone regulations {CMC Chapter 21.40 and the El Camino Real Corridor Development Standards); G. Site Development Plan findings for the Qualified Development Overlay Zone (CMC Chapter 21.06); H. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); I. Subdivision Ordinance (CMC Title 20); and J. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan (Zone 17). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in the sections below. A. General Plan The project site is located within PA 2 of the Bressi Ranch Master Plan and has a General Plan Land Use designation of Planned Industrial (PI), which allows for manufacturing, warehousing, storage, research and development, office, and utility uses. The Bressi Ranch Master Plan was found to comply with the applicable General Plan Goals, Objectives and Policies. The project is in conformance with the Master Plan and is therefore also in compliance with the General Plan. The proposed office park project complies with the Elements of the General Plan as outlined in Table B below. MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 4 TABLE B-GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, PROPOSED USES & COMPLIANCE OBJECTIVE OR PROGRAM IMPROVEMENTS Land Use Site is designated for Office/industrial buildings Yes industrial uses including office uses. 2-P.27 Noise Utilize noise standards The project is located outside Yes contained in the Noise of the 60 dBA CNEL noise Guidelines Manual. 5-P.12 contour of the McClellan- Palomar Airport Land Use Compatibility Plan (ALUCP), and the buildings will meet the 55 dBA CNEL interior noise level standards for non- residential construction. Mobility Require new development to All roadways and Yes (Circulation) construct roadway improvements necessary to improvements needed to serve the development exist, serve proposed and no additional development. 3-P.S improvements are required. Promote, encourage, and ViaSat's main campus and accommodate a variety of proposed Bressi Ranch transportation modes as buildings 12 thru 16 alternatives to the accommodate pedestrians, automobile. 3-P.39 bicycles, and other non- automobile modes of transportation. Parks Payment of nonresidential The project is conditioned to Yes park fee. 4-P.24 pay the non-residential park- in-lieu fee. Public Safety Provision of emergency All necessary water mains, Yes water systems and all-fire hydrants and weather access roads. 6-P .34 appurtenances shall be installed prior to occupancy of any building and all- weather access roads shall be maintained throughout construction. B. Bressi Ranch Master Plan and Amendment (MP 178(K)) Planning Area 2 is one of the five industrial planning areas located within the Bressi Ranch Master Plan with a gross area of 23 acres. PA 2 is bordered by Gateway Road to the north, Town Garden Road to the south, Alicante Road to the east, and El Camino Real to the west. According to the Master Plan's Vision and Goals, the purpose of this planning area, including its design standards and allowed uses, is to provide for office or industrial/warehouse uses. The proposed project is consistent with this goal by providing 477,000 square feet of industrial/office use and associated facilities, equipment/trash enclosures in a convenient and accessible location to El Camino Real and to the Bressi Ranch community. MP 178 (K)/PUD 16-05/SDP 16-17 /SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 5 Furthermore, the project is consistent with Goal 2 of the Master Plan, in that it offers residents of the Bressi Ranch community convenient pedestrian access using existing sidewalks along public streets. Unless otherwise modified by the BRMP, all development within PA 2 shall comply with the development standards of the Planned Industrial (P-M) Zone (C.M.C. 21.34). The project proposes to modify Bressi Ranch Master Plan Section VII, Industrial/Office Development Standards and Design Guidelines, which relates to the location and number of industrial driveway locations. The Master Plan allowed three driveway locations on Town Garden Road where five are proposed. Two additional driveway locations are needed on Town Garden Road due to the number of parking garage entries/exits and service yard entries. Fewer driveways are needed on Gateway Road and Alicante Road with the proposed design. The Master Plan allows a reduction of driveways subject to the approval of the city engineer as an administrative action, where the increase requires a minor master plan amendment. The five proposed driveways comply with the minimum spacing requirements and sight distance lines of the CaiTrans Highway Design Manual and city policies and standards. The city planner has determined that the request is minor as the amendment does not change the densities or boundaries of the subject property, or involve an addition of a new use or group of uses not shown on the original master plan, or the rearrangement of uses within the master plan. Minor master plan amendments may be approved, conditionally approved, or denied by the Planning Commission. The Master Plan Amendment includes seven pages of revised text and figures, which are included as Exhibit "MP 178K" and attached to Planning Commission Resolution No. 7197. Compliance with the P-M Zone is discussed below in Section C of this report. General design guidelines were established for the development of the Bressi Ranch industrial planning areas. Guidelines include buffering from residential neighborhoods, orientation of entries and windows to the street, enhanced vehicular and pedestrian site entries, onsite plazas, and breaks in building massing. The project complies with the general design guidelines of the Bressi Ranch Master Plan, as amended, by: orienting the buildings close to the street (EI Camino Real and Gateway Road) and allowing the buildings to become the dominant visual element ofthe site while most of the parking areas are moved to the south of the buildings and along Town Garden where their visual impacts are mitigated by the grade differentials; providing a strong pedestrian circulation system throughout the project; providing enhanced decorative paving at each site entry; creating a large plaza area with outdoor eating and sitting areas for employees; and limiting building massing through the use of building articulation and building separation. C. Planned Industrial Zone (P-M) The following Table C illustrates the development standards applicable to the site and the project's compliance with those standards. MP 178 (K)/PUD 16-05/SDP 16-17 /SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 6 TABLE C-PLANNED INDUSTRIAL ZONE DEVELOPMENT STANDARDS Standard Required Provided Building 35 feet maximum (building Buildings are two and three stories Height height may be above 45 feet tall. through the approval of a Site Development Plan if buildings will 2 story: not adversely affect the 30 feet to top of finished roof surrounding properties, will not 33 feet to top of parapet wall be unduly disproportionate to 38 feet to top of trellis feature others buildings in the area and all required setbacks are 3 story and parking structures: increased by one foot for each 45 feet to top of finished roof. foot of height increase above 35 46 feet to top of parapet wall. feet). 51 feet to top of architectural trellis feature. All required setbacks were All required setbacks were increased increased by increase in building by 10 feet to reflect increase in height. building height up to 45 feet. Allowed height protrusions The architectural features and including parapets and parapet: (1) do not provide useable architectural features may be floor space, (2) do not adversely permitted up to the height impact adjacent properties and (3) authorized by the decision are necessary to ensure the making body. building's design excellence. Building 50 feet from El Camino Real. 132 feet from El Camino Real setbacks (building 12). 50 feet-building 14 35-foot average and 25-foot 45-foot setback from Gateway Road, minimum from Gateway Road, Alicante Road and Town Garden Alicante Road and Town Garden Road. (10-foot increase over 35-foot Road. (before building height setback) increase) 10-foot side yard N/A-Non Res PD 10-foot rear yard N/A Lot coverage Maximum 50% of lot area Overall lot coverage is 21%. Employee Minimum 300 square feet per 25,620 square feet of outdoor and a eating areas 5,000 square feet of building. 7,500 square foot cafe with 3,300 26,220 square feet is required. square feet of outdoor dining area is provided. Each lot provided its own proportionate share of employee eating area. Landscaping in 10% minimum 40% provided parking areas Comply Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes MP 178 (K)/PUD 16-05/SDP 16-17 /SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 7 D. Parking Ordinance (CMC Chapter 21.44) Onsite parking is required at the various ratios for office and manufacturing. Pursuant to Section 21.44 of the CMC, professional office is required to provide one parking space per 250 square feet of gross floor area and the requirement for manufacturing is one parking space per 400 square feet of gross floor area. Based on the total area of professional office {437,000 sq. ft.) and manufacturing {35,000 sq. ft.) proposed, 1,661 total parking spaces are required and will be provided on-site. The total number of compact parking spaces allowed onsite shall not exceed 25% of the total required parking spaces. The percentage of compact parking spaces proposed is 20% which complies with this standard. Each Lot provides its required amount of parking based on the uses of the buildings. E. Non-Residential Planned Development (CMC Chapter 21.47) The intent and purpose of the Non-Residential Planned Development regulations are to: 1. Ensure that non-residential projects develop in accordance with the general plan and applicable specific and master plans; 2. Provide for non-residential projects which are compatible with surrounding developments; 3. Provide a method to approve separate ownership of units within multiple-unit buildings or upon a parcel of land containing more than one unit; 4. Provide a method to approve separate ownership of planned unit development lots; and 5. Provide for conversion of existing developments to condominiums. The proposal to create separate ownership planned unit development lots necessitates that a Non- Residential Planned Development Permit be processed to supplement the proposed Tentative Parcel Map (MS 16-04). The three non-residential planned unit development lots may share common driveway access, parking areas, landscaping, and outdoor eating areas, which will be commonly maintained by an owner's association. The project complies with the General Plan, Zoning and Planning Area 2 of the Bressi Ranch Master Plan as discussed above. The subdivision, by nature of the industrial/office/manufacturing uses, will not be detrimental to the health, safety or welfare of the surrounding occupants of the area and the industrial/office/manufacturing use is similar to adjacent uses. No modifications to the development standards are required to protect public health, safety, and general welfare. There are no size or configuration standards for non-residential planned development units beyond those imposed as a part of the permit, except that they shall be reasonable as to the intended use and relation to the project. F. S-P Scenic Preservation Overlay Zone Regulations (CMC Chapter 21.40) and El Camino Real Corridor Development Standards Special Use Permits are required whenever a site is located within a Scenic Preservation or Floodplain Overlay Zone. The proposed project is located within the El Camino Real Scenic Corridor Overlay Zone. TheEl Camino Real Corridor Development Standards were adopted in 1984. The intent of these standards is to maintain and enhance the appearance of the roadway by setting standards for setbacks, signs, building height, grading, and design. The document is also intended to further the goals of the Land Use and Community Design and Mobility Elements of the General Plan with the objective of preserving unique city resources as they relate to highways and arterials. The proposed project is in Area 4 (College Avenue intersection to Sunfresh Rose Company {Cassia Road)) of the El Camino Real Corridor, where research facilities, business parks and the airport dominate this central portion of the city. The one common characteristic that melds the various components of this MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 8 corridor is a "campus" look. The proposed project with the exception of building 12's building height is consistent with the development standards and intent of those standards with regard to aesthetic considerations. Each of the requirements and responses to the requirements are addressed in Table D below. TABLED-EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE STANDARD REQUIRED/ ALLOWED PROVIDED Comply Design Theme Campus type The two, three-story buildings have a Yes professional office "campus type" design theme. The two building are grouped in a campus format providing headquartering opportunities to large corporations such as ViaSat Inc. The proposed architectural and building design achieves a visual connection to ViaSat's existing five building campus located on the west side of El Camino Real directly across from the proposed site. In addition, a strong pedestrian corridor runs through the center of the site connecting the proposed buildings to Lot 15, another building site occupied by ViaSat Inc. Outdoor eating areas, patios and a large centralized plaza have been provided between the two proposed buildings promoting pedestrian interaction and activity. Sidewalks As determined by staff Existing Yes Signs Free standing Signs will be permitted per the Bressi Yes monument, not to Ranch Sign Program, El Camino Real exceed 5' above street Corridor Development Standards, and grade. City's Sign Ordinance. Max. Building 35' from pad grade *45 feet to top of finished roof (with Yes Height increased setbacks per CMC Section 21.34.070(A)(l) and El Camino Real Corridor Standards deviation findings). 46 feet to top of parapet wall and 51 feet to top of architectural feature per CMC Section 21.34.070{A)(2)(a)(ii). Max. Grading No cut or fill exceeding Proposed grading is within 15 feet of Yes Change 15' from original. original grade as approved by CT 00-06 (Bressi Ranch Master Plan). Min. Setback 30' (assumes above-Two story: 50-foot setback from ECR Yes from El Camino grade structures)(less Three story: 132-foot setback from ECR. Real (ECR) restrictive than PM Zone) Roof Equipment No roof equipment can Any proposed roof equipment will be Yes be visible from adjacent located within a 10 -foot roof screened streets. area and will not be readily visible. MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 9 *When practical application of the El Camino Real Corridor Standards is not feasible and not in the best interest of good planning practices, deviations to the standards may be approved by the Planning Commission. The required findings to allow a deviation in building height for building 12 can be made and are contained within Planning Commission Resolution No. 7197. G. Qualified Development Overlay Zone (CMC Chapter 21.06} Pursuant to Sections 21.34.050 and 21.34.070 (2)(a) of the CMC, a Minor Site Development Plan is required to be processed for this office/industrial project pursuant to Chapter 21.06.030, the Qualified Development Overlay Zone, of the Carlsbad Municipal Code. No building permit or other entitlement shall be issued for any use in the Q zone unless there is a valid site development plan approved for the property. The required findings and justifications for each are contained in Planning Commission Resolution No. 7197. This section summarizes the necessary findings and support for each. The requested development is consistent with the Planned Industrial {PI) Land Use designation and the Bressi Ranch Master Plan as demonstrated in sections "A" & 118" of this staff report, and all applicable provisions of Title 21 except for building height which is addressed in sections "C" and "F" of this staff report. The requested use is properly related to the site, surroundings and environmental setting and will not be detrimental to existing development as the project design complies with requirements ofthe Bressi Ranch Master Plan as demonstrated in section 118" of this report. All required building and landscape setbacks have been incorporated into the project design. The site is also adequate in size and shape to accommodate the use as all other applicable code requirements have been met, with the exception of the height of building 12, for which findings to support this deviation can be made (See PC Resolution No. 7197) including the parking and building coverage standards. A total of 40 percent of the site will be landscaped. Building coverage is proposed at 21 percent of the site area. All features necessary to adjust the use to existing and permitted future uses will be provided. Landscaping techniques are proposed to screen the structured parking areas. Adequate vehicle circulation has been provided to accommodate safety and truck turning movements. Access to the site will be provided by two driveways off Gateway Road, five separate driveways onto Town Garden Road and one off of Alicante Road. The existing street system is adequate to handle all traffic generated by the proposed use. While not required, but to improve vehicular flow, a dual left turn lane will be added at westbound Town Garden Road to Southbound El Camino Real and signal timing will be adjusted. The proposed use is consistent with the uses analyzed in the circulation analysis prepared for Program EIR 98- 04 for the Bressi Ranch Master Plan. H. McClellan-Palomar Airport 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 March 4, 2010 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 Compatibility The purposes 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 MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 10 3.3 Noise Compatibility Policies for McClellan-Palomar Airport. References in this staff report will be made to Table 111-1 of this section and Exhibit 111-1, Noise Compatibility Policy Map, which are incorporated herein by reference. Exhibit 111-1 illustrates the contours of the four Noise Exposure Ranges (60-65 dB CNEL, 65-70 dB CNEL, 70-75 dB CNEL, and 75+ dB CNEL) with noise levels increasing closest to the airport and runway approaches. According to Exhibit 111-1, the project site is located outside of this noise exposure range. No impact is assessed for the project. Additionally, pursuant to Section 2.11.5(a)(2) of the ALUCP, an Avigation Easement is required for any project located on a site where the ground level penetrates a Part 77 surface. Pursuant to Exhibit 111-6, Avigation Easement and Overflight Notification Areas, the project site is not located within an Avigation Easement Area and Overflight Notification is not required for non-residential development. Airspace Protection Compatibility The purpose of the Airspace Protection compatibility policies is 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 Federal Aviation Administration (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 FAA conducted aeronautical studies and a ((determination of no hazard to air navigation" was issued for the buildings in June, 2016. Overflight Compatibility The purpose of the Overflight compatibility policies of the ALUCP is 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 a non-residential development and the recordation of an overflight notification is not required. Safety Compatibility The purpose of the Safety compatibility policies is 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. uusage 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. MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 11 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. The project site is encumbered by three safety zones; Zone 3 -Inner Turning Zone, Zone 4 -Outer Approach/Departure Zone (for helicopters), and Zone 6-Traffic Pattern Zone. The line delineating Zones 3 and 6 clips building 13 and the southern three-quarters of building 16 and these portions are within Zone 3. The line delineating Zones 4 and 6 is within the southern quarter of building 15 and includes all of building 14 within Zone 4. Most of the site is within Zone 6 where there is no incompatibility with the proposed uses. The proposed uses for this project are defined by Table 111-2 as "Office Buildings, Manufacturing and Research and Development". These uses are considered "conditionally compatible" within Zones 3 and 4 provided they do not exceed a Maximum Intensity of 130 persons per gross acre and "compatible" within Zone 6. In addition, all conditional developments within Safety Zones 3 and 4 must also demonstrate that they do not exceed a Maximum Lot Coverage of 60% and 70% respectively. Warehousing is a compatible use in Zones 2 thru 6. The projects compliance with the Maximum Intensity, and Maximum Lot Coverage within Safety Zones 3 and 4 is provided below in Table 5: TABLE 5-SAFETY ZONE COMPLIANCE Use Safety Zone -Intensity Proposed Intensity Comply? Maximum Intensity (Office, 6-Compatible-No limit N/A Yes Mfg. and Warehousing) Office 3-130 persons/acre (PI A) Building 13 = 34 (P/A) Yes Building 16 = 116 Office 4-130 persons/acre Building 15 = 13 Yes Building 14 = 39 Manufacturing 4-130 persons/acre Building 14 = 18 Yes Warehousing 4-Compatible-No limit N/A Yes The proposed 7,500 sq. ft. cafeteria and 9,140 sq. ft. conference center associated with the project are not sensitive uses and they are "compatible" uses with no restriction within Safety Zone 6. The Bressi Ranch Master Plan was developed under a prior Comprehensive Land Use Plan for McClellan- Palomar Airport. As such, intensity restrictions were recorded against the property that are no longer applicable with the adoption of the newer ALUCP. These restrictions will be removed from the property with the approval of this project. Based on the Maximum Intensity methodologies, this project complies with the safety criteria of usage intensity of the ALUCP. I. Subdivision Ordinance The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has concluded that the subdivision, as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. El Camino Real, Gateway Road, Alicante Road MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 12 and Town Garden Road are publicly dedicated roadways and no additional improvements or dedication of streets is required. All utility infrastructure is being installed concurrent with development. Public water and utility easements will be dedicated on the parcel map. J. Growth Management Ordinance and Local Facilities Management Plan The proposed project is subject to the provisions of the Growth Management Program, as contained in Chapter 21.90 of the Zoning Ordinance and the approved Zone 17 Local Facilities Management Plan (LFMP). The proposed project public facility demand is in compliance with the public facility assumptions of the Zone 17 LFMP. The impacts to public facilities created by the project, and its compliance with the adopted performance standards are summarized in Table "E" below. The Zone 17 LFMP requires a $.40/square foot park impact fee to be paid prior to building permit issuance. The project is conditioned to pay the appropriate public facilities fee, water and sewer connection fees, traffic impact, park, and school fees to mitigate its impact on these respective facilities. As conditioned, all facility improvements necessary to accommodate the development will be in place prior to, or concurrent with, development. Therefore, the proposed development is consistent with the Zone 17 LFMP. TABLE E: GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration N/A Yes Library N/A Yes Waste Water Treatment 38,690 GPD Yes {800 GDP/10,000 sq. ft.) Parks $.40/sq. ft. Yes Drainage 88 CFS Yes Circulation 3,532 ADT Yes Fire Station No. 5 Yes Open Space N/A Yes Schools-Carlsbad Unified School District N/A Yes Sewer-Carlsbad Waste Water District 280 EDU Yes Water-Carlsbad Municipal Water District 116,035 GPD Yes IV. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the California Environmental Quality Act (CEQA). Staff concluded that no potentially significant impacts would result with the implementation oft he project that were not previously examined and evaluated in the Final Program Environmental Impact Report for the Bressi Ranch Master Plan MP 178 (EIR 98-04), dated July 9, 2002. EIR 98-04 evaluates the potential environmental effects of the development and operation of the "Bressi Ranch Master Plan" including, analysis of traffic circulation, water quality and compliance with SB 221 and SB 610 regarding water availability, biological resources, and land use and associated actions inclusive of the proposed planning area project reviewed here. The City Council certified EIR 98-04 on July 9, 2002. At that time, CEQA Findings of Fact, a Statement of Overriding Considerations, and a Mitigation Monitoring and Reporting Program were approved. All mitigation measures contained in the adopted Mitigation Monitoring and Reporting Program from EIR 98- 04 applicable to the proposed project have been completed, incorporated into the project design or are required as conditions of approval for the project. The EIR 98-04 "Findings of Fact and Statement of MP 178 (K)/PUD 16-05/SDP 16-17/SUP 16-01/MS 16-04-VIASAT BRESSI RANCH CAMPUS October 5, 2016 Pa e 13 Overriding Considerations" applies to all subsequent projects covered by the Bressi Ranch Master Plan Final Program EIR. The project's Greenhouse Gas (GHG) Analysis report indicates the project is consistent with the City of Carlsbad Climate Action Plan(CAP) through compliance with state-mandated GHG reduction measures and incorporation of project design features (Renewable and efficient energy use, Vehicular related reductions, Water use and landscape efficiency, Waste reductions, etc.) that reduce GHG emissions. The project has been conditioned to implement reduction measures per the CAP. The proposed activities would have no effects beyond those analyzed in the program EIR, as they are a part of the program analyzed earlier. This project is within the scope of Final Program EIR 98-04 and no further CEQA compliance is required. EIR 98-04 is available at the Planning Department. ATTACHMENTS: 1. Planning Commission Resolution No. 7197 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Sized Exhibits "A"-"TTT" dated October 5, 2016 SITE MAP • N NOT TO SCALE ViaSat Bressi Ranch Campus MP 178(K) I SOP 16-17 I PUD 16-05 SUP 16-01 I MS 16-04 {City of 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 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, tr1,1st, 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 ViaSat, Inc. A Delaware Corp. Corp/Part ViaSat, Inc. A Delaware Corp. Title See Attached Exhibit "A" Title See Attached Exhibit "A" Address 6155 El Camino Real, Carlsbad, CA 92009 Address 6155 El Camino Real, Carlsbad, CA 92009 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ViaSat, Inc. A Delaware Corp. Corp/Part ViaSat, Inc. A Delaware Corp. Title See Attached Exhibit "A" Title See Attached Exhibit "A" Address 6155 El Camino Real, Carlsbad, CA 92009 Address 6155 El Camino Real, Carlsbad, CA 92009 Carlsbad, CA. 92009 Carlsbad, CA. 92009 Page 1 of2 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 Profitrrrust Non Profit/Trust ·-------------------Title ________________ _ Title. _________________ _ Address. _________ _ Address. ___________ _ 4. Have you had m.ore than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? · DYes lv"l No If yes, please indicate person(s): _______________ _ NOTE: Attach additional sheets if necessary. See Exhibit "A" I certify that all the above information is true and correct to the best of my knowledge. Signature of owner/date ViaSat, Inc. A Delaware Corporation Print or type name of owner· c·~ ~~~ r~s: Robert A Rota-VP Facilities and Security PriM-or type name of owner/applicant's agent P-1(A) Page 2 of2 Signature of applicant/date ViaSat, Inc. A Delaware Corporation Print or type name of applicant Revised 07/10 Exbibit"A" to City of Carlsbad Land Use Review Application Applicant/ Owner. ViaSat. Inc. is a publicly traded Delaware corporation. The following is a list ofthe names. titles and addresses of the executive officers of the corporation. Executive Officers Mark Dankberg Chairman of the Board and Chief Executive Officer Richard A. Baldridge President and Chief Operating Officer Keven K. Lippe1t Executive Vice President, General Counsel and Secretary Mark J. Miller Executive Vice President, Chief Technical Officer Steven R. Hart Executive Vice President, Chief Technical Officer Kevin J. Harkenrider Senior Vice President Commercial Networks Melinda Del Toro Senior Vice President Human Resources Bruce Dirks Senior Vice President Treasury & Corp. Development Ken Peterman Senior Vice President-Government Systems 6!55 El Camino Real Carlsbad, CA 92009 6155 Camino Real Carlsbad, CA 92009 6155 El Camino Real Carlsbad, CA 92009 6155 El Camino Real Carlsbad, CA 92009 6155 El Camino Real Carlsbad, CA 92009 6155 El Camino Real Carlsbad, CA 92009 6155 El Camino Real Carlsbad, CA 92009 6155 El Camino Real Carlsbad, CA 92009 6155 El Camino Real Carlsbad, CA 92009 Ar; I ·~~~:~~~ ' ' ·~ .... •:,~'"'" I o. I H 'mr>VW!o..<·<".< Ho.U·~ .. "fi•·l14,, T•l.11 ~~;.~:,:~~::: ~t' '•'"'"'"'"'llo:J-n• . ,,j,, •. , rlo•lr>.oo !l!.nof ·~••. ;;~ ..... ~"'" \')111-i! l'IIF•·"' IN»A .. ""•:; '<~· .,.~ ... ," ... T•Jt!l ''"'~"<O"ro. 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EXISTING UTIUTY DATA TABLE CE8CIP1Ial RERi1BJCE DIIG I NO. 8"P~Slll£R 01( OF CARLSBAD DWG No. ·W-J/A 18" RCP STORII DRAIN Orr OF CARI..SBAD DWG No. 421-J/A 1f" ReP STORM DR.'JN Orr OF CARlSBAD DWG No 421-J/A I 8" p~ Slll£R I CITY Of CARLSBAD DIK> No. 400-8/A/11/C;tl/G 10• PV'C Sf.ll£/i CITY Of CARLSBAD Dllt: N<.>. 400-8/A/11/C;tl/G 18" RCP STORW DHAIH 1f• ReP STORM DRAJN JO" RCP ST~U DRAIN 315" ReP STORil DRAIN fl" ReP STORil DRAIN 60" RCP STORU DRAW 12"P~WATCR 12" PVC R[CYCI..[D WATCR .XJ" R£C(a.fD WAT£R CITY Of CARLSBAD DIIG No. 400-8/A;ti/C;tl/G CITY Of CARt58AD OIIG No. f00-8/A/B/C;tl/G CiTY Of CARLSBAD Dllt: No. 400-8/A/B/C,Al/G CiTY Of CARLSBAD DIIG No. f00-8/A/B/C;V/G CiTY Of CARLSBAD DWG No. f00-8/A/B/C;tl/G CiTY OF CARLSBAD OWG No. f00-8/A/B/C;tl/G CiTY OF CARLSBAD DII'G N<J f00-8/A/B/C;V/G CJIY Of CARLSBAD DIIG No. f00-8/A/B/C;V/G CITY Of CARlSBAD DIIG No fOD-8/A/B/C,Al/G §} ID" /lL;fUEt UNf--+-------------1 D JD" HIGH PRCSSURf SDG.lf GAS -------§) SIJGt.f. f.J.f.CI"RICAL CCWDUtT 20"STffL WATCR 8" PV'C WAlfR aTY Of C.WSBAD DM> No. f00-8/A/11/C;tl/G TENTATIVE PARCEL MAP AND SITE DEVELOPMENT PLAN FOR: VIASA T BRESS/ RANCH CAMPUS BRESS/ RANCH P.A. 2 LOTS 2-9 OF MAP 14960 Sl-EET KEY MAP SHEET INDEX g:i ~~7J E~o C-f EX/SliNG COHOITIOHS C-11 c-~ [JQS11HG~110HS C-12 g:~ ~~~ ;~=Mi g::! .. Ulii.ITYPI.A/0 GtfADING.I-Uflti1YPLAH ~sr~~~r~[ DlfRGOICY \£t#CI.C WRNWG ANAI.YSIS OO.IKRY 1ftUCK lUll~ AI'IA.I.l'SIS POSTED SPEED LIMITS EASEMENT TABLE [L CAMINO l'llAL TOliN GAROfH !lOAD ~JfA~AJr:bf!n ~~ Pt.ff'OE I£FBIENCE [M TE lB'O!m:W W ABUTTfR"SRIGHTS 6 SIQit DISTANCe CIT\' Of CMLSBAD DOC NO. 151772 .U.Y 27. 1960 TO RCiiMH ~AI' N(J l.fliOO ~Al' 29, 200J TO 8£ RH£S1£0 ON FINAl ~AP !lAP NO 1~00 ~AY 2i, 200J f(J 8f VACATfO ON fJNAl loW' UAP HD 14600; WAP/iii-:1i96o--_ .WAr 211. 200.1.: ~BRuARr •. 2005 TO 8f RCICSTfD ON fiNAl WAP -------IIAP NO 1<4000 _ iotAY 211. 200J TO R£.\IAIN ___ _ ~AI'N(J/4600 ~ UAY211200J Ill LANDSCAPE lAAINTfNANct: IIAP H{J. 14960 I'TBRUAR\' 4, 200.5 I ·-.. ~-·.... ~ 8 FUTUR£ PRIVAlr STOR/J DRAIH UAP N(J lf96(J FrBRUAR"f 4. 2005 TO Bf VACAlrD ON FINAJ.. ~AI' g PUBUC tJlli.ITilS SDGC DOC HO. 2005-(J1!H00f APRIL 11. 2005 ~ PROPOseD SCitER EASCUENT PROPOSCO PROPOSED WJ ~=~ ~~:~~; PROPOSCD PROPOSED ''"" ~~u SITE JNFORMA TION ASSESSOR'S PARCH NO. 211-160-02 TO 09 P-1.1 (PIANNiD IHOUSIRIAL) P-loA (PLANH£D INDUSTRIAl) [JiiSIING G[NfRAL PlAN DfSIGNAIION PI (PI.ANNiO IHDUSIRIAI) PROPOSED Gli£RAL PLAN I)[SIGNAROH. pj (PIANNiD INDUSTRIAL) 1J.D9ACRtS(GROSSJ [XISONGT<HALNUI.I8[ROFWTS: PROPOSED NUWHI OF PARCt"tS. Co"\RLSBAD UNIF/£D SCHOOl. DJSTRICT CARLSBAD WIJNICIPAL WAT£11 DISTRICT AERIAL TOPOGRAPHY BY SAN-LOAERIALSUR\£r DAT£D loiA.RCJ-1 J, 1011 ~uf-PI.Eli£NIAl.. FI£J.ii fUf'O ih PASCO. LARET, SUITFR oi" ASSOCIATfS. INC. DA7fD.JJiY.li.1C.IIS AV£RAGf OA/IY IRAffiC. J,JJ~ AD( CORPORA n: HEADOUARTfRS 477,000 SF. J( (7 TRIPS/1.000 SF) AVfRAGE ..-ATfR DilAAND (POTABLE). 10g.710 GPD/16 GPil POTABLE PEAK .,-AT[R DiWAND (P01ABU). (2 . .J00Gf'D/IO.OOOSF) 1B1,022 GPD/12G GPW POTABLE (1~5 Ji A~) OITIC£ 427.000 I 1,800 • n7 rou loAAN/II'ARtHOOSC ~.000 I 5.000 -10 EDU TOTAL• 247WV PROPOSfDLJRAINAGiDISCHARG£(0100) 1/,o\STfR 0RAINAG£ BA£1111 IMTIOUJTOS lAGOON ..-AitRSH£0 (90451) fOTAL BUilDING CO\£RAG£ Pf.RCCNIAGI.. 211,B20 SF (FOOif'HINl} 21lll: IOTA!. 8UilDIHG SOUAR[ fOOTAGf. 477.000 SF GROSS BUII.DING AR(A ~~ 502.HOSFTOTAl Si:[ ARCHIU:Cil/RJ\t. S/1£ Pt-AN fOR fOHOIWJG /NfORil,o\T/ON I) WTA!. IIUIWING SOUARC fOOJAG£ 2.) 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[l] m l'tiP08E loBUnfR'S HJGHT5 ABUTJ£R'S RIGHTS EASEMENT TABLE """"" Q'Tl' 0( CloRrSBioD -= I./loP NO. l-4600, kloP NO 14960 DATE .AJLl'27,J960 J.lloY29,200J lllo'I'29,200J I./AY2!1,20D.1 1.1Al'29,200J, ffaR/JAR\'4,2005 R=465 DO' ll-6'05'52" DI8I'OtifOON TO Bf Rf'o£51£0 ON fiNiol I.IAP TO Bf VloCATW CW fiNiol I.IAP TO 8£ RH£SJ£D ON f/NMI./AP I I r±ff 7 I • : : /,'/ .t I /--------,,. ::q' : !'£! I II ) I I I 11-6.1 j I : : / ~ I I-'>--J_ 1 I I 1 1ij;/ 1 I / I II / tf' "' J,3 ~ I 1 11 1/,' :~::':'H~Jk!J',~ . ''>-<i. ""'·If. -f ____::_if,~~t-tJ:.;if!i:~ ·:/(I ~+-~===:_---jf-o,;~:-;;::;;:;.,+-="':::.'_::':::"_:_":::'"'=--~ IJA)' 2!1, 200J I ou nLMOwn I " • I I)/ <-J"O ~ I 0 : : / f " 01 ' 1 I ""-W ,_, :\ I I r------""' row-r' --------~ ~t_c_.a:;~~~~T . _ _:cc_:::_=-:==--if---=_::: [ill ~:~~ ':'"~~~1./:~ic~ tfBRUIIRY4,2005 ffBRUIIRY4,2005 M'HU.tl,200!i TO BE VloCAlfD ON fiNAL lAAP --+-----1 LEGEND I1BA 8\'IABOl PROJ£CT BOUNDARl'/RIGHT-OF-WAY fXISnNG PARCEL LINES (1./AP H960) TO B£ R£1./0"1£0 PROPOSED 5Eit£R £AS£1.1£NT ri\ISnNG EAS£1./fNfS PROPOSED REUNQUISHI./ENT OF ABUTTfR'S RIGHTS OF ACCESS /!l//11111111- SITE INFORMATION E)(JSTING GfNERAL PLAN DES/GNATWN: P-.W (PL.O.HN£0 INDUSTRIAl) P-.W (PLANNED INDUSTRIAL) PI (PiANNED INDUSTRIA!) PI (PLANNiD INOOSfRIAL) PROPOSC:D Gt:NERAL PLAN Of SIGNA liON. f)(JS1lNG LAND US£ PROPOSED LAND US£: INOUSIHI-'L-BIJILDINGS 2J.OII Ac.:H'lS (GROSS) fXISTiNr; TOTAL NIM8£R Of LOTS. PROPOS£0 NUUSfR aF PIIRC£LS. CARlSBADUNif/EDSCHOOLDISIRlCT CAiitstiAD UIJNICIPAL WAif!< 0/STRJCT CITY Of C.O.H!.SBAD WASl£WM[R DIVISION AfRJALTDPOGRM'HYBY SIIN-LO .AERIAL SUih£Y 0AI£01.11oRCHJ,2011 SUPf'lfWfNTA.L fliLD WPO BY P.O.SCO, lAHEJ. SUI)£R .i ASSOC/Al£5, INC DA1£0..Ull'JI,2015 J,JJI<AOT CORPORM£ HE.o.DQUARll"RS i7l.OOO Sf X (7 IRIPS/1,000 Sf) AVERAGE W.O.I£R D£WMID (POTABLE). 109.710 GPD/16 GPW POTAbLE (2.JOO GPD/IO.DOO SF.) l'fAKII'AifliDEioiANO{POTABI.£) 181.022 GPD/126 GPW POTABLE (165XAIKI) OffiCE. 427.0001 1.aoo-2.11 £DU loiiiN/II'ARfHOOSf. 50,000 / 5,000 • ID EDU fOTAl • 247 CDU PRDP05CIJ DRAINAGe DISCHARGE (0100) WAS/Hi DRAJNAG£ BASIN. 8ATIQUITDS tAGODN WAI"EHSHW (IICH:51) TOTAL IIUILD/NG CO\I£RAGt: PERCENTAGE. 211,tl20 SF (FOOIPRINT) 2/JII WlAL 8UnD/NG SQUAH£ F001.0.GC: 411,00ll SF GROSS BUiLDING AR£A 25 ftll Sf GAFf ... CCWFWNCF 502.HDSFTD1.0.L EXISTING LEGAL DESCRIPTION LOTS 2 THROUGH 9 OF CARLSBAD TRACT 02-15 SH.I:.SSI NANCH, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STAT£ OF CAllfORNIIo, ACCORDING TO UIIP THEREOF NO 14960, fiLED IN TilE OFFICE OF JH£ COUNTY RECORDER OF SAN DICGO COUNTl', Fi"IJRUARl' of, 2005 BASIS OF BEARINGS THE BASIS OF BEARINGS fOR THIS SUR\'£Y IS THE CALIFORNIA STATE PLAN£ COORD/NAT£ SYSJ£ioj NAD BJ, ZONE 6, 1999.92 EPOCH BASED ON TH£ GRID BEARING BEHt£CN STAJJON "CLSB !55" AND STATION "CLSB 97" AS SHO~ ON RECORD OF SURIIEY NUMBER 17271. BOTH HAWNG COORD/NAT£ \f.O.WES Of JST ORDfH OR BETTfR If; N JSOOJ'.fl" W QUOTED BEARINGS fROM Rf.fEHiNC£ .WM'S;l.lHDS WAY OR MAY NOT BE IN TfR ... 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UIIOfi UAS1EIIIUN AAENJiENf IMP) flJ{JSl EASEJJENr TABLE CITYOfCARLSBALl WAP NO Hli'OO CHY Of CARLSBAD UAP NO. 14b00 CITY Of CARLSBAD WloP NO. 1-faOO. WAP NO 14960 CITY Of CARLSBAD WAP NO. 14600 BR£5SlRANCtlloiAST£R MAP kO. l~iiOU ASSOOA110N WAY 29, 200J WAr 29, 200J j,jAY29,200J. 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KIP••F 10L, "-A, loltu b&do., CA tl!J7S p1o. 151.1U.I11lj h ua.ut.u.nj pb_Ji.,..rtaa.=- A44.aiSDf'!Ul SIP IHl1 TN (US) &:fM MJN-IESCJENTIAL PW ~ lM:JRA44STEFI FUN AJEJaENT (UP) flm C-7 fSHlErl CITY OF CARLSBADliSHEETSI LZ_J TENTATIVE PARCEL MAP_j 14 VlASA T BRESS/ RANCH CAMPUS BLLL:W<lS 12-16 AID PARKHG STRUCTtfiES 1-·---.,.· ." .... ·-,· ~~ .. "r.· ..,.-II~~D s:~.-=:::t= GIEGORY W l.V.G IIC:£. r.lll1S fiW.O BY . ....___.!il!l.. ( I \ J I I I I ,: / _,.I I I I \ ~ I I I I ! I!' ' k( §. '/ -;rTI I ' I : , I d . I . // I :·~ #_/ . /i ;'I ,I I I! 'j ;/ :'!: ,, 'u // 1/ // U.Ja1SDP!§::!l Sll' &!!1 TPU(t.IS) I!1::QJ_ IION-Ft:SVENTIAL PW IR::fl5_ IIH:JR UAS1EJ/ FUN AJIEICUENT (II') 1lb(K1 EASEMENT TAa.E ~--filrotE --T--""""" -,--~ 0<1!' Dlfii'OfJITICII OJ .UY }}, 1960 [j] ltiM29.2DDJ rn lti.H2i,200J rn ltiM29,200J fiQI1 PROPOSED SfM"R EJ.SEJAENT TOBfRf~STfDON fiNALitiAP TO B£ VACA1£D ON F!NAt41.'.P lliJI PROPOSE_,~tffs/Nf:'~~NT Of' CirY Of CARLSBAD -TABLE NO. --Kl.l&E(a=J /C16101111) ~7RA~ 1 r::r~ I'::= I :~ Q) UNDERGROUND VAlJL T CiSTt:RN !1,298 JI4,SlE@ 2960 291iD 2890 0 810F~tlRAl/ON W/UNER •I• 1,61iti JOOll l99BD 2966 ® ll10FIL1RATION W/ LINfR •I• 2,2Jii @ BIOFJtfflATIDN W/ LJNER '·""' :~: @ BIOfJlfflATION Wj LINER @ liJOfJllRAT/CIN Wj LINER •I• @ flJOfltiHATION Wj LINER •I• '·'t=l~-mo r"''--;;"":."~~~~+-;;-;;-lt=--'"-:::: =± l~J,---~~ c; BDTT061AND SID£5 PLANTER SHAlL BE UNCD PIIC I..JNCR. 1*0\;!DE IS-INCH 0\otlft.,\t't'W. THfJIItiAL ~lD(D SfAitiSATAH S£AI.I$ PlACl NON-~VCtt FU.I'CR fii8RIC (WIR.4fl 1:!~ ~ ~f:J5:iJ:r0::~1Hf:Oit/S1DtU:C~"'; ON AU 'f:f:~~ ~~ND,.Itl~.;; ~St~~ BIO-FILTRATION BASIN WI7H IMPERMEABLE UNER DETAIL i 5U N"<llt. Hlf'-7 101, I~ A., w.,,... a-dt., U t:IG1S .. uu,..uu I fiii51.Ut uu I,.._._...,_ P!BL/C ENCROACHENT NOTE FOR !ILL f'R!VA1£ IUPRO.o..£NTS lti1HIN THE PUBliC Sfl6tR [ASfAENT, AN ENCROACHII.ICNT AGREEAOENT IIIH 8£ PRO\fDED OIJHIHG CONSTRI.JC1l0N l)()C(JJJ£NT REiffW NOTES I ONS/TE SEII£R 4 WATER WAINS liRE PRJVATf UNLESS OI'HEIHIISE NO"TED 2. Ali EXISTING TEWPORARY DESILnNG BASINS, RISERS AND CONCHETE SAU WA I' TO BE DEWOI.JSHED C-8 I I ;I. ' I I @~_ I r · j ,, ,1 I I I I GRAJ~!iO TG I . 2970 IE I ''~ ~~ .· I I it! i I ,.;-' II ' '~ I Ef~,;><· :ill !.. , I ,LYl;- ' ~ j ,) EXI~TIN / I I I !SD j !.'"!o . I .• .lij I I F I ~-! ell ~: (j ~{ I..> til : /~: ~ I l;.i. I ~: ), . /' :·li:I I f /If . 1/ EX!SU.!NG SO IN~fT • II ------ ILJC ENCROAcaENT NOTE IU.L AAVAJf llolf'RO\£LIENTS IMlHIN 111£ P!JBL/C R £ASfW(NT, MO EIICROACH/o/ENt AGR££1ACNT ~ I'ROI-!0£0 DURING CONS1RUCfiON DOCUW£NT ~--~~------ """""' &OFILIRAIIC.W W/ LINE:R -~--~~~ &DfiL1RIIUON W/LINfR &DfiL1RAJIOH W/LINER 'I' --~~~---- BWfiLTRAliON lr/ LINER •I< ------ljjOf~ IRA liON W/ LINER '~' J21.SCE@ 221tJ21 .. 542 '·"" =~~~ IE [XtSnNG J-STORY DfflCE BLDG I I I \ I UAX>fl SDf' l!Hl SU' IHl1 TPIJ (/JS) IH!J. NOI.flESCJENTW_ f'W ~ UNOR UASTFil FUN AJ.EMJUENT (W) 1lJfKl EASSIENT T ABUi ·o;;;e,--1·-~ ~ ati1'01111YJN--I NO f'fH'08E OJ ..urU,r9i!iO [j) MIIJTTER'SRIGHTS I.IAYl9,200J rn IIJ rn ABUTTEf(S RIGHI$ I::::: I LANDSCAPE t.ANNTfNANCf I ASSOCIATl~ I .. ~ .. ~ <T~V I ·~ "'"'"~G CONTIGUOUS S/DEWMK R/W-SIDEWALK SI-JOKW ON ____ __::_P•" i. ~~~~~uus WAR~~:~~~SJ,g: \~RJW-...:.JV~ ... - ADV ... NCED ~~:!~~OUS WARNING SIGN SIDEWALK SHOIIN ON Pc),N GA1EWAY_BOAD PEDEBTfiiA/Il CROSS/II!Y t SCALE. 1"-lQ' NOlES 1 ONSH£ S(~R A-WAllR I.IMNS ARE PRIIIAff UNlESS Oi'HERIMSE NOTED 2 AlL fliiSTJNG TEMPVR>4RY LJESIL 1lNG BASINS. RISERS AND CONCRETE SPJU WAY TO BE OHIOUSIIEO 4~ 40· 110· '!0[71 SCALE 1"-40' '-"""-'-"'-'.!"'- C-9 IPASCO LARET SUITER VIASAT BRESS/ RANCH CAMPUS -----& ASSOCIATES CIYf~ lftQINU:RlNQ +lAND l'lANNINQ .. lAND 8URYU'IItfl !IS5 Nona IIIP .. r 101. IM A. hlaa& •aack. CA. tJ.IU ,.. IJa.lU.IlU I f:& 151.151.-&llll p~auq~ • ..w., . ..- BULDINGS U-16 A/tD PARKNG STff.X;TLfiES EXISTING J-STORY OFFICE BLDG ~ '·~ ,, --~-··'' <" ~--' \ ~:J ~~~~P~E~p~~~;(:J~w:~-1) _ •-. __ :.~;---~>- --·;-----:----~--~---~--, -.·R/tl---.-, -~- ,fX-_'-~: ~~ P~~ ~lo.IN SCR""C£ '>·'. ' ~ ;.: --. ---::;;:.~~T >Q:!;."';;'G;;~'l\!Jr""'fowN :;:_,:t:-GA~'"'-~:;:;,,, Rol-0 · LIN£ . WATER SIGHT ""SIS/ltTr ' '". · " . , UNf ~ Mf~·-----~---~~--~-[1 ~-:::;!·~0 PRELJMWIY ~ ~ntCJ VliJTY PlAN -r~·-· ~ I I l fXISJ/NG SINGLE _ fAI.41lY RESIDENCE [X!S1lNG 5iNGLf fAMILY RESID(NCE ,.J ·c·---, EXISTING S/NGI.£ L __ LA.Yit.r RESID£NCf ~l I L~ fX/S1lNG SINGlE FAUILY R£5/DENCC ~-~--- EXISTING SINGLE AM!lY RfSIOfNCf. L {; UAJOR SDF l#cfl SWJ§::Jll TPU(US)~ NON-f£SCJENTIAL FiD /§:fJ5. U#IOR UASTEII FUJI AAE/'CJUENT (W) !l!f!Q EASBIENT' TABLE -~--~-~ ~ 1'IW06E """""""'----j GAS LINES TO R~AIAm ABUTTER'S RIQJTS ----T0Bf.,!fL..£~1Ff-iiN rn .IIAY19,200J TD BC V~CMfD ON FlNAL/JAP (i] SIORW DRNN CHY Df CARLSBAD liAP NO. 14600 /J~Y 29. 200J fO RfJ,iAJN ~1------1----"=-+-=c_.:.:_~ -------~---- !}) ,\8Uir£R"S RIGHI~· CIIY !» C,-1~~ ~~~ %~ ~~: a:~,.,~~:~~ TO 8~:fL\o£z~D ON m---S/GHIOISWI~-~~LSBAD WAPNO 14/lOO /JAY19. 100J fOREIMIN r:~~:~:~;::: .. ~;:;~'~' :;; :: ::::: ~:;~;~;-ro ~:;~?;~~- rn PUBLIC UIIU/J£5 SlJG£ 201~f1C02~~00f APRil II. 200.5 TO RfliAIN ~ PRDPQSt:D SEIIH-1 EASl.lrlfN;· -;:;~-C~;;;;-~~ PROPOSW -~~~~---PfWPO~~- JEl=~~~~f/l~fW!/f:!!_~ -~~~-;~~;~~All ---PROPOSED -Pk~--:;;;;;---~-;;;~-;;-- Bid" TABLE ~~ci=jT:S:JR4~I~T~~~T:oov-i=t--:~~---c--c-:--+ •I• @) ffl0fltTRA110N W/LIN£R---~"'-~~ JD2J ® 8o0f<T""0NW/T•<R Njtb"" ~~~~"''~"-"'T~W/L~ --N/,-1---1<105 JOOJ -~ liWfiL~~~-Wjl.JN£~-___ .!!.!~---__!86-2911.1 @ 810fiL 1RMION W/ LJNER N/~ 116 Jl(l6 -------f'@'="+--"-"-'-'"-"-""-"'-./_11~~ __ N/A--~(l,!j~- @) fiiOfiLTR,\T/ON W/ UNtR N/,-1 505 NOTES I ONSJ!£ SUit:R &: WAftR UAINS AAf PRIVAT£ UNLESS 01HCR~SE NOTED 2. ALi EXISTING TEMPORARY D£5/t liNG BASJNS. RIStRS AND CONCRET£ SPilL \ItA Y TO BE D£MDtiSJ-I£D 1-1£"/R fDH WA1£R OUAWY \IOWA.!£ CONCEPTUAL UNDERGROUND STORAGE i C-10 r;~~~~~~~~~"~"~'~~~~~.~~'~'"~~~"" 40" 20' 0 40" 60" 120" ~ I ~~ CITY OF CARLSBAD [SH~ SCAl£. 1• _ ,.0. L1Q_j TENTATIVE PARCEL MAP ___ M__j I;..;.PA.-s-.co .... LAiiiiRET SUITER -& ASSOCIATES CIYILUI81NHRIN8o-LANo01't.ANf'II/N8o-I.AMDIURV£Yif'IIG ns M...-lk Hla'onr 101. au. A. ........_ ......... c... non pAl 151.15t.UU lb-151.1511.UUj ~-··- VIASAT BRESS/ RANCH CAMPUS BULDNGS 12-16 AlCJ PARKNa STRUCTtM£8 AI£. CIIKil8Y._____IlWL_ l[NGIJ€ERCEILORK· ~ WNSY· __ JIIil._ CR£GORY W lANC i:t:tii'j~ RW.O 8Y. _____jjjl_ j ~ ~· I ' I If I I{ I, l'i---,.,. +- -~ ~-~=:r~~-~l--. . ~--,. ... ~I r---~ =-...,..------, 'tl I I ' ---------------'1 ~ g ~ s ~.vr<t> ----i i I I i i _I 1 ': I ~ BtLDWO • f·. I ~-&'! \1:. (~~)-\<w_® \~ \~ '1-w.::•, ®. l I I I I I 1~1 Ill ll PARICNG S1RUCTLflE 1'-1 PARICNG STRUCTLflE 1'-3 ,/~,, I_ i I -~- :: I ~- 1 !)' 1 I Bl~g ~~~~+-ttU L ' . ~~ /[. L. lj· I ·r· I I I I l,! I ~Ll ) I 4i~ --1 -L-~"J l'' ,, Lrcl ~-~-1 J~~~~-~--~J~) -;·------· ~~~~iQAI "" ' . --- l--------\ ~-----,-~, ~:-11 r fflOPOBEO Pl.&..& SEWER lf'BO SCN.C· ,. ~ ao' VEMEN'T..EJ,N!J (SEE SEWER fflOfLES ON Sl£ET 12/ NOI UtL lA tft(U ffAUIU:::> N8J"52'26"£ N02"H'08"£ N20"12'47"£ NOfl'26'.W"f N61i'!!'!2"W Na!i".12'02"£ N56"J!'J2"£ NJJ"2B"2a"w a-J2"JI'2il" JOO.OO NOOUO'Ia"f NJJ"2a'JB"w " "' '~ lt!'IUIM fftMAt1"1\:l 12.!118 8" P\!C (SDR-!B) 24CJ24 :::~~ 89.76 28852 il" PVC (SDR 18) IH41 a· PVC (SDR-18) /JJ27 a· PVC (SDR-!a) 1116J il" PVC (SDR-Ia) 1.1940 a• PVC (SDR-IB) 170 . .10 8" PVC (SOR-Ia) Jt215 a· PVC (SDR-18) 56 64 8" PVC (SDR-Iil) SEE SEWER PROFI,.E ON St-EET 12 ~ I.) ML ~ANHQ.CS 1CJ HAl£ "l-lOCK" PROI£Cn\o£ LINiNG AND GWI COIIPOSifE COKR. GASJ(fTS ANDBOI.TS NO BLDG I " ' I] Ill .. I 15 ' " (!] CA/T 7 " IE P> [!] " ; /[ .. MAIN 2919J 29!9] 2ii7JI 2lUII .lCJI05 28287 28211 28298 27926 ""Jt::¥i8DP!§_Jl_ SIP 1§::!!1 TPU(US}!§:JM NOIHESDENTIAL fU) I§:S!§_ LEGEND UIKJfi UASTER FL4N AJIEMJOENT (JI') flJfJQ ITBI ---~~---······--!MiioL Pi'IOPEHlY UN(/ RIGH1-0F-IIIAY (XISJ/NG 5£W(R f"-!>£1.l£N/ PRDPOSfD SCIOtR EAStr.AENf fJIIS1lNG SE~R loMNHOL£ EXISTING PUBLIC SlWEH lO I:JE NtM0\1[0 PROPOSED SfWffi J.IANHOlf -----a------- PROPOSED SANifJIRY SI:.WHf MAINjlAifRAI --a-- Sf~R st.H\1Ct 10 flU/WING @ SEWER STRUCTURE TABLE ® @ ~ 11-tiJBJ NEW l.lH No 1 RIM 2970 a• If {!N) 2a76.1 a· If (OOT) 2874.1 MYDTNE·W-MH No 2 RIM 29a2 a· IE (IN) 2a620 a· II. (OUJ) 28610 ---~~~--H+5J 8J NEW MH No J RIM J025 a· If. (IN) 285 7CJ 1--s· 1E (our) 28!>50 @ ::,;4Io!4o NEW MH No 4 8"1[ (IN) 2iHIJ6 a· IE (auf) 28J& ~IB19li7.5 NEWMH No.5 RIM 28850 8" IE (lN) 2tl.11 ... a· IE (OUJ) 2BJ04 I 20+ J5 OJ Nflr1.iH""No"""6----·· Rll./2800 8" 1£ (IN) 282Jl Ex 8" If (OUT) 28217 Gill @ 2Dt00 EX 1.111 No Ill prfl 0~ 400 ·88 Tll HtAHIN RIM JOO 70 8" If {IN) 292]0 8" I[ (OUI) 292 !0 -22tS·aat Ex l.itrNo-·2-ro REMAIN. RIM .)06 CJ7 £)( 8" IE (IN) W 290.H 8" li (OUT) i 29CJ 14 ® I ~:R M~~0·4~-IJB TO REMAIN Rll.l Jll !>7 8" /E (IN) 297911 a· 1E (our) 297.78 r~rxiSf-Mu NO~i0----~ PER DWG 400-8 ~ TDBE R£1.10\t£0 @ ~~To~ ~g~y--~---- TO BE Rfi.IOVi:.D 8" /£(IN) 28345 a· 1£ (our) 28J25 ------i~.5Sil£'x"MH""No"_2_6 -- @ ~ PER DWG No W0-8 rQ R~MAIN RIM 295!>5 10" If (IN) 219 22 f----+ 10" If (OUT)~-- 1 ® I ~~~.~w;8;~ 27 @> 10" If (IN) 2810/ 10" I[ (OUT) 28CJ Ill TO REMAIN 21+1916 EX MH No 28 PER OWG 400·8 28598 RIM 8" It-(IN) W 281 79 w· If (our) 28159 1 _ t TO REMAIN ~~-EX PUBLJC-8" PvcSrl.f"'Rii).iN 'C8' PER OWG 400-tl TO 8f R£1.10\t£0 ~ EK PUBLIC a• PVC Sf~R Mllif..- ~ PER DWG. ~00-B TO Rfi.IA/N /•~ r""X:"Srwr_R MIINHDI_~--~ Pfft DWG -400-BB TO BE REMDli£0 -@ -~~:~c_.~_P8'if -HRiiAIN TO 10 RfMOVfD """' 115+90 EX MH No 25-·-- ~ PER DWG No -t00-88 RIM J085f (TO REMAIN) tO" If (/N) J00 60 ro· 1£ toun JOO 40 DROP TO SIZE/ MAIN( RISE) STA1/0N MATERIAL ,. ,. ,. ,. ,. ,. ,. ,. ,. _,.. I 29J.ill i ,,. ...... ,.., 7!9' 2CJ+2J7J 6"P>'C(SDR-J5) -"' 29J81 ,,. ,. 2t195CJ 12t:rl 297.5(} 711l' 2lJ+2J.7J 6"P>'C(SDR-J!i) '"'' IIHID!i 6"P>'C(SDR-J!i) ,. 291.JI 75CJ:r J<ll50 10.ocr 17tJ5.JI 6"PVC~- J5' 729' 111i+.JOJ9 II"P>'C SlJR .. J5 ,. ,. I 2il.147 I 2o:rl 28700 426" 19+J14il li"P\IC SOR-J!i J5J' 20H929 6"P\IC SDR-J5 ,. 284J4 20:r ___ + ""'' ,.. •oo· 19+1188 6"PVC SDRJ!i '"" C-11 BQ" -40" (j 60' lli(J" 2_.(). OATEI'Ht.I'AIIt.O OOI/20/Z018 ~ I lrsHWlJ CITY OF CARLSBAD l::M:JI "" j ff I 'l'li'N'f'.ol.'f'IVJ;~ PARCEL MAP U SCALE -~~ PASCO LARET SUITER & ASSOCIATES liiYIL lNIIINU.RIN8 '" LAND PLAI\ININO + LNW 8UR'IE"I'IH0 au Mwta HIP-r 101. S~a A, klaaa •~. CA uon pt.UI.l5JI21lii'&UI.l5J.UUI~daa-....,. 320 . .,. =~ll!:ci;~--C.'-!1 I I ! 300 j ~~ ~. l ~! --·---- \ ---- I . .. . . . U4.u<i. . .S(JF· !!!.c!l ~l§;:f!1 TF'U{J.IS} !!!..'1M NOif-FEspENTIAL flD ~ IIKW ,7FR /'L4N AAEICJIENT IT) !!Jill ! 1'1 E«>nN'''P>CS£1<£R0070. IJ£"'-'''P>e"'"'ROO><» 'lo ~"-"'-'="-'==+====== "'"•"'"'""'" . -• @ 1 'I· I ® --~='==========~':"::':'::~=~"'-':~~===---~ -.. 280 ~·~ \ ~: ~-- i I l ff! ! ! I : a;<D . . I -. . J. ~ ~I r ~;;. ~.'•,,,, ~ ~~ . 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NOTIFY ENGINEfR Of mr 06CR£PANCJfS. 134oo utoo 15foo 184oo uloo PROPOSED PlB...C saw:R REALICH.ENT PR0F1.E -TOWN GARDEN ROAD 501f8 CASINQ NQ!fS 1) CASING iS ro f£ Cl.Pf'£0 M BOlli floiOS 2) CASING PJPf SPACfRS ARC 10 BC PUoCCD AT liN MlfOUA1E SPAONG 10 PREVfNT SfWCR PIPfSAG .1) CORROSION PROTECnDN IIILL BE ASSESSED DURING CONSIRUCOCW DOC!JilfNTS. 4) AU PJPf 1111ltN Sfii£R CASING SHMl BC PRfSSVRfllGHTPIPE. HCW SCALf. r" • 40' llfRT SCALf: !" • 8' lSEE SE~R PLAN ON stEET W _._ tyArr o{R SEV!(R\ " ~ S:l !:!1 'el 3Qi_OO _moo 20t00 I 32)-oo I I ~~ 1~ ~~ ~~ 2HOO ~I 33tOO 3fO •ro 300 ! 290 i 2/10 •i'o 22fOO C-12 40' 20" 0 .«J 60 !20 DA"It: PIW'N<EO-01/:10/2016 1*-\;111~ ;;j ~ CITY OF CARLSBAD I SHEETS I SCALf. r" -40" l___12._j TENTATIVI!: PARCEL MAP 14 PASCO LARET SUITER I CIVIl ENQIKUIINQ + UND p~~ .. ~~~c;~;y~! U5 Nort.lo Hip .. J" 101, IY A, lolo.aa ........ CA. tH75 pb. IS&.Ut.UU I f:IISI.Ut • .YU I ............ Mri ••. ~ VIASAT BRESS/ RANCH CAMPUS BUI....DINGS 12-16 AJCJ PARKNG STRUCTtRS OA . CHKO BY: .......JIIiL... ~CFWM<: JD'I*IBY.______BIIL_ GMGORY.!.~-----~1107! RV'MlBY:~lil!..__ ?. /. :: __ ,,.~· ' ' ~ (' ) j, r ; ' ,, 1,: II :·~ ' .. !" ' 1/.:· 1,·, 1., ·L ~ ~-+-'-~-~ ~--7-f:· 'I \ .,,,. ccdf~F:~:~;_# ___ .~~------·· --~ '·~··\ ·'\. \ ·> 1 ' ' '" ·~ ..i· . .) PARK#Ia ' cY:« / 81RUC1tl£ "·. /" P-1 ~--J>' '/.:/v I, EliLl¥«l HI '·.// ·' I 1 ,., .I 1:,:]_ rj' I!! • ,: i '· .. •. ·I l'rl I I' . u. •. lll ·i ~-. ~ ,'rl • · 'l ~ .. .. ·:.,,,,,';,."··.· .. '·' r--' . I '\,'·.· .. ··J··· i '"i! ~ r ~.: :.· "' .. ..... ~ ·~ 120d~ ! :::::::! At4..aiSDP16-17 SIPI§:fll TPUII.IS! M:iM NOIHESCJENI'W. fW I!H1§. AINOII UAS1ER fUN AJEJaENT (II') /ll{JQ /"J; ///' / ~---~ 5~1"7 PMH --CJ!> ~~·: '...,~, & 8 CAUJiAA151FoWPI.A1rfD45-f (!RASH, Dl~~y ~ F:J lliiJCIIS) i ""'~'-"~!'"/'"" C-13 60' __ ]Q' .J 60' l~o· --;r· fSHEEll CITY OF CARLSBAD LSHEETJ ~ l_11._j TENTATIVI!: PARCEL MAP J4 SC"Ei"-60' ~~'!~~~;!~ PASCO LARET SUITER & ASSOCIATES IOIYIL t.NIIIN.U:IIH8 .. U.HQ I'LAHNIHQ .. LAND IURli£WifiiG UJ Nurt.lo Hta;ll-r 101, au A. ...,,... l...do, CA non pi>. Ul.lSI.IlU I,. 15t.l51.dU I,..._...._ .... - ENCIN£IR CF IIIIR(· iflWN RV· RUT i I I L __ _ VIA SAT CORPORATE CAMPUS @ BRESS/ RANCH BRESS/ RANCH INDUSTRIAL LOT #2 Carlsbad, California WATER CONSERVATION STATEMENT REGULATING DOCUMENTS fHE lAAIDf.LAPE IS DESIGNED, AND THE FINAL ~ANDSCAPE 1-'LANS WILL RE~LECT THESE PLANS ARE PROVIDED Pl:k CONFORMANCE WlfH o/><ATER CONSI:KVATIQN REQUIREMENTS THE PLANTlNG DESIGN ·CITY OF CARLSRAOLANOSCAPE MANUAl POLICII:S ANU kEQUikEMENlS, DATED FEBRUARY PROMOTES WATER CONSERVATION THROUGH THE "HYDKOLONE" GROUPING Of SPECIES 2016 FINAL lANDSCAPE CONSfkUCJION DOCUMENTS WILL BE PROVIDED FOR All ARl:.A~ WITH SIMILAR IRRIGATION REQUIREMENTS, EXlENSIVE USE OF MODERATE AND LOW WATER PRIOR TO CONSTRUCTION REQUIRING SPECIES. AND LIMITED USE Of COLOF< AND TURF PLANTINGS FINAL PLANS WILL INCLUDE AN AUTOMATIC lkHIGAriON SYSl EM FOR All lANDSCAPE FUR HOME OWNER'SA5SOCIAliON MAINTAINED, PUE!LIC MD COMMI:.RGIAL AREAS RECYCLED CONCEPTUAL LANDSCAPE STATEMENT WATER WILL BE UTILIZ!::D FOR IRRIGATION ffi:CYCLED WATER SYSTEMS WILL CONfORM 10 CARLSBAD MUNICIPAL WATER DISTRICT, AND COUNTY 0 E H REQUIREMENTS THE LANDSCAPE R.~~LE:C IS ltltM~::. AND OtSIGN CKITERIA CONSISTENT WITH THE E!RESSI RANCH MASTERPLAN LANDSCAPE GUIDEliNES AND THE CITY OF CAHL::.eAO LANDSCAPE WAlE!< CONSERVAliON DESIGN FloAlUR[S TO UE ~K.ORPORAfED iNTO TilE: LANDSCAH:o '.'A~UAL P0l1C!ES a.!'!DREQUIREMENTS AND IRRIGATION DESIGN INCLUDE -SOil ANALYSIS AND PHEPARATION 5PECIFICA TION APPROPRIATE PLANT SELECTION USEOfMUil.I-IES -uSE Of DRIP IRRIGATION AND OTHER EffiCIENT SYSTEM COMPONENTS -SEPARATELY VALVED TREE DEEP WATERING SYSTEMS IN SEU:::ClED LOCAtiONS AND ADDITIONAL MAINTENANCE SPECifiCATION WATER BUDGET AND ESTIMATED WATER USE Wll L BE DEMONSII-tATtD 10 CONfORM fO CITYREQUirlEMENIS -ONlY LOW VOLUME OR SUIJ::iURI'AGt IRRIGATION WILL BE USED TO IRRIGAIE ANY VEGETATION WITHIN :<4 INCHES OF AN IMPERMEABlE SURFACE UNLESS TilE AOjACI::Nl lt.lf'loRMEAI:ILE SURfAC!oSARE: lJESi<.>NEO AND CONSIRUCTED TO CAUSE WATER TO DRAIN Ei'HIRELY INlO A LANDSCAPE AREA RECYCLED WATER USE RECYCLED WATER Will BE UTILIZED FOR IRRIGATION RECYClED WATER 5Y>.TEM<. Will CONFORM TO CARLSBAD MUNICIPAL WATr'.R DISTRICT AND COUNTY 0 E 1-t REQUIRI:MENlS OUTDOOR EATING AREA;; AND OTHER PUBLIC USE SPACES WILl BE PROTECTED FROM OVER SPRAY AND RUNOFF AS REQUIRED T! I ROUGH TilE USE Of DRIP IRRIGATION AND CONFORMANCE WITH Ttl£ CITY OF CARlSBAD MUNICIPAL WArEk DIS I RICT AND COUNTY DE H R~QUIREMENIS MAINTENANCE RESPONSIBILITY LONG TERM MAINTENANCE WILL BE PROVIDED BY THE PROPERTY OWNER'S PROPERTY MANAGER INC! UDIN<.> SLOPES, RIGHT OF WAY, PRIVATE LANDSCAPE AREAS AND PARKING lOT LANDSCAPE AREAS UTILITY SCREENING NOTE All UflliTIES ARE TO BE SCREENED PER CITY Or' CAkl::iBALlLANDSCAP!: MANUAL REQUIREMENlS LANOSCAPI.': CONSTRUCTION DRAWING$ Will SHOW AND l-ABEl All UTiliTIES AND PROVIDE APPROPRIATE SCREENING Tl-tROUGH PLANT MATERIAL APPROPRIATE 10 5CREEN TilE ::,I'E.Cii'IC UTili(Y BIO RETENTION AREAS lOBI: LANLlSCAPED (AS :O.HOWNJ IN ACCOROANCt Willi CIIY ::,1ANUARD:> l>Oil AND BACK FILL P~R CIVI~ ENGINioER'S PLAN::. TREES AND SHRUBS TO BE: PROVIDED PER PI.AN l tltSE BIO REI toN liON AKtAS ArlE: KEQUIRI:D fO Bl:: IN fULL WORKING ORDER PRIOR 10 OCCUPANCY Willi PI.ANTINGS FULLY KNITTED IN ANO COVERING FIRE SUPPRESSION THERE ARE NO fiRE SIIPPRES510N ZONES ON OR DIRECTLY ADJACENT TO lHE BRE.S::.t RANCI-IINDUSTRIAI LOT #2 SITE GRADING All LANUS(,APE PLANTING AREAS SltAll t1AVE A MINIMUMl:l'. SLOI-'1: AWAY ~KOM AIL STRUCTURES S£1: CIVIl ENGINE:EkS PI ANS FOA WAfER QUAl oTY BMh AND ADDITIONAL GRADoNG NOTES UTILITY EASEMENTS t:NttANL.tO PAVING1t"AVER6 COLOki:D OR STAMP!::[) CONCki::J E1 WllHIN UTILITY EASEMENTS SHAll REQUIRE AN ENCROACHMENT AGAEEMENT SEE CIVIL EUGINEERS PlAN5 FOR NOTE SEE TfiESE PLANS AND CIVIL ENGINf'ERS PLANS FOR EA.SEMENT LOCATION<. AIRPORT SAFETY ZONE (McCLELLAN-PALOMAR AIRPORT) 5EE SHEET ~C-0~ FOR AIRPORT ::.AFETY ZONE LINE SMALL ..>AT HERING ANO SEATING SPACES fiAVE BEEN DESIGNED WITHIN THE SAFElY ZONE PROHIBITING THE {..ATHERIN<; OF lARGE GROUPS TO t<EEP POTENTIAl NUMBER OF USERS DI::.PERSED AT LOW CONCENTRATION THROUGHOUT THE SAFETY ZONE GATHERING AREAS FOR LARGE GROUPS INClUDING DINING AND EMPLOYER ACTIVITIES ARE CON£ENTRATE0 BETWEEN TtiE CAFE AND l'IU1l01NG #12 MAXIMUM OCCUPANCY CRITERIA ll5fEO t:IELOW MAXIMUM INTENSITY (PEUPI E PER GRUSS ACRE) ~130 INTENSIT'I Willi RI::.K REDUCTIUN POLtCY OBJECTIVE.S (PEOPLE PER GROSS ACRE) ~20V CITY SLOPE STANDARDS AI l FEET OR LESS IN VERTICAL HEIGHT AND ADJACENT TO PUBLIC WALKS OR 0. TREETS REQUIRE AT A MINIMUM STANDARD #1 (COVER CROP OR EROSION CONTROL MATTING) 1:1) GREAII:.R lliAN ~floE I 10 8 f!OI:T IN VERTICAl HEIGHT REQUIRE STANDARDS ~1 (EROSION CONTROL MATTING SHAll BE INSTALLELliN LIEU OF A COVER CROP), ~2 AND #3 C) IN EXCESS OF l:l fEI:liN VI:RTICAL HEtGI11 REQUIRE STANDARDS #1 (EROSION CONTROl MATTING SHAlll:IE INSlALLED IN lii::U OF A COVHt CROP), #1 ~3. ANIJ 114 ICIE fOLLOWING PLAN liNGS OR SIMILAR Will l:IE PROVIDED A) STANDARD 11 COVER CROP SHAll-BE PROVIDED (lROSION CONII<OL MATTING SHAI L BE INSTAllED IN LIEU Of A CDVEf<. CROP f0k $LOPE IYI'ES BAND C) BJ ~~;.~~~~E#~~~~~~~~ COVER SHALl BE PROVtDE:.D (FLATTED MATEKIAl)l 0 PkOVIUE t:1 ~~6~~~:~0~ ~~O;,~~~tige~~~~ BE PROVIUED (2 JJ4 INCH L1NI::RS1 AT A SPAl.ING TO D) STANDARD 114-TREES AND LARGE 5HRUB::O ::OHO.ll BE f-ROVIDED (1 \oALLON)AT A MINIMUM kATE Of ONE (lJ PEk TWO HUNDRED t.IOOJS F SEE LANDSCAPE CONCEPT PI AN AND PLANT LEGEND FOR SPECIES 1'1-ANl MAfEHIAl U::.Ell ON O.LOPI:S 51-tAll BE SPECIES THAT ARE KNOWN TO HAVE lOW WATER U5E REQUIREMENTS AND ROOTING SY::O TEMS Of VAI<IOUS DEPTH& THAT Will MINIMIZE EROSION AND SOil SliPPAl>E INTERSECTION SIGHT LINES PLANTS WHEN INSTAl tED AND AT MAIURifY Wl(l Bl: POSITIONHl TO 'WOlD OBSlkUCTION TO MOTQkiSI'$ VIEWS OF I'I::DI:.SIHIAN Crl0$SINGS. Oi'tiVEWAYS HOAOWAYS ANll OTHtR AI ON COllECTOR STREI:fS AND LARGE:H LANDSCAPE: Cli:.MI:NT::. OVER lO INCHE5 IN HEIGHT (INCLUDING PLANTING MEASURtD Al MATURITY) 11,5 MEAO.Ufd:.D I'KOM AUJACI;:.N( STREEl GRADE ARE NOT PERMITTED AT STREET CORNERS WITHIN A TRIANGULAR ZONE DRAWN fROM TWO POINT& ~5 FEET OUTWARD FROM SEGINNINl. OF CURVEO. B) AT MEDIUM TO HIGH USE DRIVEWAYS THE 3U oNL:H HEIGI-lT LIMITATIUN APPliES AT DRIVEWAYS ~5 FEET FROM THE EDGE OF THE APRON OUTWARD AI ONG THE CURB HtEN 45 DEGREES TOWARD::. THE PROPERTY Ci ~~~~~~'i:~~E:~~~:~A~s:~RPU:~M~~~::,Q~I:;;~~~U~TI~~N::.t:~~ ~~~!~~~~.;~~~/Itt: OJ CAL IRAN.S SIGtll DI:)IANCI:: LINI':S ltAVI: A IIOKoLONIAL ANU Vl:kiiCAl COMPONl:NT \PRU~ILE) SIGHT LINES ARE DETERMINED E!Y THE PROJECT CIVILI:N(,INE~R tJ lHCE: CANOPtfS WILL SE MAINIAINfOAT A MINIMUM IOFt:t:.T IIEIGIIT A80VE Tttt SIGtH LINES tTHIS WILL REQUIRE BOX SIZE TREES THAT WILL HAVE A CAAIOf'Y THIS HIGH) DECLARATION OF RESPONSIBLE CHARGE I AM ~AMILIA!< Willi 111t Rl::QUIRt':Ml:NTS fOH LANIJSCAI-'l: AND IRRIGAtiON PLANS CONTAoNED IN THt': CITY OF CARl :>BAD'S lANDSCAPE. MANUAL Jo.NO WAl t':i't El'f-ICIEN l t AI~OSCAPE REGULAliON.S I HAVE PRt':PARt:O THIS PlAN IN COMPliAI.GE WIT/I THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGRI:~ H.l COMPLY WIT I I All R.EQUII<tMENl::. WI11:N SUBMITTING CONS/RUCTION OOCUMI:NTS I Ct:RTifY TIIAT litE 1-'LAN IMPLEMENf5 THO::.E RI:GULATIONS TO PROVIDE Jtjf:. f:.FFICif:.Nl U::.l: Of WAltH ~t~- GHOUNOLI:.Vl:L LANllSCAPI:: AkCHIIt:C I UKE 2605STATESTREET.SUI/EB SANOII:GO CA 92103 PH.(619J3<:5-1990 EAPirlAIION OAit ~~~~~ SHEET INDEX SHEET# -01-- 02 03-11 12 13 14 15 SHEET ID LC-01 LC-02 LC-03-LC-11 LC-12 LC-13 LC-14 LC-15 c~~~~g::Ec~I~LT'<'~"'~'i:~iEEEET~--- OVERALL LANDSCAPE PLAN LANDSCAPE CONCEPT PLAN RECYCLED WATER USE EXHIBIT HYOROZONE EXHIBIT LANDSCAPE MAINTENANCE PLAN LANDSCAPE Sri E SEC liONS Itt:;! .• "',l!IB1 GROUNOLEVEL (J) ::Jz ()__ <( N ~_J~ <(o__o 0 _l<( I--Io__ ~~ ow o:::o zo t/)!:!:: <( z ::J <i. 0::::0 oo z. (J)o ;:::~ (J) W Om wo__ z~ n::: <( c?. 0::: ((}0 -<( (J) ~0 1--o w <(z o::: (J) !l) <(<( _ _J > f\,-7',- ?'\, A- A Plo•III~•Y [)'"""'il ~loii D•t• VII~~,,/Olo ~~~ --~~~~~ C1 .• c~ a, Blo~ loo..r.oro loll M~dl> o ..... a, -----~""~~~ lAI<D~l,;f't IIIL!:~mtl LC-01 . .SACIIfLOWTOBERE-USfD {14o8~30l \ I \· \; i /-~:E0i~~~~~t"; LINf(l>ff SH~fl ·-.... LC01FOO~T~Si SPEliES !(JENTIFIED W1T11 rJ ARf REFEREN~ED ~1 THE BiiE~$1 RAM.JI WISTEfl PLAI1 EDWAI~RC.RECO~~-EII()ECJPtANTliST OTY 8-ELCAMINO-REAL SCENICCORRtDOR rREEs ~ 'flJCALYPTUSDEGUJPTA·RAINBOIVEUCALYPlUSiUP5l>ALIILI 61 'ElJCALlPTUSCITRIAOORA·LEMONSLENTEDGUMtloGAlj(L/ 'EllCALYPIUSr.tA.CUl.A1A·SPOf1~DGliii4(15GALj(L) 4 (:) 'PlATANUS f<ACEMUSA-LALIFOkNIA SY(..AMOf<E 1~4· BOJ\1 (M) ~4"\f'h>~ ~~~u~~~~~~~I~~~A;Ilt'C OAK 114" BOXtiL! QUERCUS VIR(,INIANA · SOUTHERN LIVE 0AK (24' SOAJ (M) _b,_';J UlMUS I'Ailllii-OUA DKAI\1::' llf<Ari.E'S CHirJ!::SllL '11(24" BUXJ (Mi ~ (, LARGE DECIDUOUS ACCENT fREE 69 ( 'PlATANUSRACEMOSA LALifORNlASJC.I\MORE(15GAL)(M) 117 'PlAI~U:> RACEMOSA-CAUI-OkNlA SYCAMOHE (24' BOX) (~II 0 EVERGREEN SCREENING TREE Ill 'LOPHOSII:MON CO~HJ<luS llRISBANI: BOXjl~ GAL )\M1 \'0.2_ SKYLINE PALM TREE l3 ~ PHOENMD MEDJ00l' MEUJOOLDATEf'ALM(208lt1)\li 45 f(]/\ EVERGREEN SHADE TREE ~1 CERCIDIUM X DESEHT MU'OfUM OE~ERT MU~EUM PAl u \lf:Rl!i: TKEE (<4" BUXJ('HJ 52 (~)"ARI.iUlUSXMARINA' M~f<INA51Ri'l'l'lll:f<Rri~I:(I5.>Al)iL) r , ACCENT TREE ( "' PYRUS <..HAATICLEER CfiANTIClEER FLONERINJ PEAR TREE it4" BU:O.J (MI .J lAIJEllUIAIMPf:liGINOSA-PINKIRUMI'EIIRf:t:(24"B0AJ(MJ _ _.,./ ElEOCARPU~ DECIPi:N~-JAPAJ-J~SE BlUEf:!ERR (TREE 1<4" 80-"JiM) SMALL ACCENllREES AC~CIACUGNATA·R•VEkWATTIE ]<4 BOX)(L) ACACIA STEN0f'HYLLA ~Hot: STRINGACACIA(-14" f:!OX) ill "CHICIS CANADENSIS "FOREST f'~NSY F0RI:ST PANSY REUIJU!J (MJ 1<4' !lOA) iMJ ~H~TTR~ ~fo.~~tATIQ~ TUTALLINEARSTREETFfWNrAGE iOUTSIDESJGHTDISTANCECORRIDORSJ STREI:IIRI:I:5ki:QUIRW EXISlotl~.>~lRtfl TREES IOREMAIU 6:? PROPO~~D ~TR~ET TREES" 24 TOTAlNUMBEROFSJREETTREE~ "PROf'OSWSIHI:tl fRI:~SAlOriU~lCMHNO kU.LARflOCAlEDUN StTELlUE TO THE E~ISTINGHIGHPRbSUREGASEASEMENT PAVING MATERIAL LEGEND C] ~ STABILIZED DECOMPOSED GRANITE PAVING STABILIZED DECOMPOSED GRANITE PAVING \II:HICULAR INSTALLW WllH (,RAV~l PAll~ OKI\IEABll: SUH~A(;E DAkl\ 1 ~N CONCRETE PAVING (PEDESTRIAN) INTEGRAL COLOF<ED CUNLRETE DARK GRAY Wo1H JJ TUPCAST flt.ISH) CONCRETE PAVING (VEHICUlAR) INTEGRAL COLORED CONCRETE OAHK GRAY WiTii#J TOf-'CAST FoNISH) CONCRETE PAVING (PEOESTHIAN) SAWOJI <>CORED NATURAl GRAY CUN\..k~TE Wlfliii310PCA<>I fltli~H CONCRETE PAVING (VEHICULAR) SAWCUI SCOkEll WI I URAL GRAY CONCkEl~ WIIH~J JOPCA51 r1N1SII ENHANCED PAVING INTEGRAL COLOR CONCRE IE STONE CONCRETE: PAVtRS Ok PORCELAIN PAVt:R GRASSPAVE II POURUS PAVEMENT INSTALLONAGC>REGATE~ASEWITHTURFPERPLANTINGLEGEND PERMEABLE PAVERS CONSTRUCTIONPER<..:IVILENGINEERSPLANS COLORANDFINI"HPROVIOEODURIN COIJSlRUCTIUNOOCUMI:UTPWSt:: ~ !IIi" r~ II : ~~,, -l •, ="'-~, •' ,,:~:~· 6 • "' it. :·1 GROUNDLEVEL (f) ::::> (LZ ~<( <(_J oCL I l-oft zo ~6 Cf)o Cf)W wCL ~<( (()0 I-(f) <(0 CJ)Z <(<( >_J ~'""""'~ ~ 1--0 -l<( -lz ~n:: n::o 1--u_ U)-:::>_J o;) z_ -o I<( oro ZU) ~a! -<C Ulo U) w n:: CD o •• ,.., o.,.,"~"'""t p, • ..,,.~~lotiDot~ OlltBJlOIE ~~ ~~~~~ CJ,ocf.Sy Br40L0~~~ Oo .... nfiy ~ne~~"•':_l~ BUDGEIII~G PLAN LC-02 --------------·~~-=-=~=-1-~"-~c~. ~k-t===-.:~>SO~ •_::~~GATEWAY ROAD-!-~-·-~--~,,___·---·---------------r __ __:.,~ ( I .. IMiTQf.WoRK -~~ ... Ex;;;NG·Fi~~®kANr y;w--~:"---~~~~-~. -~~w----~-~-~-~----f?+-9-~~ ~-==-.:.=~~~------·· --· ~-:.,. ... ..A-, CllYOFC!IKiSeAO /,"'.~!CORNERClEARZONf:l' ~ tB $ w w "' w z :::; ~ " ~ ~1 ~ AIKPORI$AFH\tONt~~ jNORTHOfliNE)(SEE iiJ SHEETlC·ollfORNOTES) SlA6<llZEOOECOMf'OSED;>KAt.IJE INSTAI.lEOONGRAVELPAVEII POROUSPAV~MENT 9 '::l m $ w w "' w z l~ ~ " I ,.._ I I I I I I I TYPICAlCONO:i•!I·Al SIIRUBPLANTof ... _,~ I -r---I ...... I -·- li I ·~--->-1 .. -1. j 'ff11 '~. I 1 ,, I ,)1 I! I i. " ; t i I I . ' t :, I,. ; I It --'-4, II· olr·' t I ' I'· <(I''' I' Q,, 0::: I ' ~~ w 1.' I! f-L -4-<.JZ: I ~I :<(I ·101, , :JII <(I, I I If ' ., . • ! l !' ,I' 'I I I ' PLANT MATERIAL LEGEND NOTE 1 PlAAT MAI~KIAI. SPECIES liitNfiHW WII H r1 ARE rlEFERENGCD IN !HE ~HtS51 R>\NCH MI>.Sl~H PLAiJ RECUW<!EtiDEDPlA~TUST 1 Wl!COLS PLANT WATER NEEDS IDENTIFIED IN PAAENTiifSI~ (fl•HI(,H M•MODER.AIE 1 •LOW VI •VERt LUW) TREt, QTY El CAMINO REAL SCENIC CORRIDOR TREES ':.) 'EUCALYffi-DfGlUPTA-RAiNBOW EUCAlYPTUS (L) II~ GAL )(l) 'EUCAlYPTUSCilRIAllOHA-Lf:MONSCE.NTEDGUM(lbGAL)(L) 'EUCALYPTUS MACI.IIATA-SPOTIEP GUM J15GAl)(l) 8 'PIATANUSRACEMOSA CALI/-ORNIASYCAMORE:(24"80X)LM} ® LARGE CANOPY TREES ~fficliSAGRiFOi:IA COAST LIVE OAK (<4" BOA) 1L) QUERCUS VIRGIN lANA-SOUTHE:RN LIVE. 0111\ (l~" BOX) {M) utMlJSPAAVIFOLLA"DRAKE"-DRAKE'SCtttNESEElM(24"SOX)iM) ~LARGE DECIDUOUS ACCENT TREE 6:1 'PLAT ANUS RA.CEMOSJ\ CALIFOkNLA ;.YCAMORE tiS GAl ) IM) 111 'PlATANUS RACEMOSA ·CALIFORNIA SYCAMORE (l~' BOA) (Mi r:\ EVERGREEN SCREENING TREE 121 \..:1.. 'lOPtlOSTEMON CONfERTU~-BRI:iBANE BUX(15GAL )(M) :s.ilz SKYLINE PALM TREE 13 ~ PHOENIJ(D MEDJOUl-MEDJUOLDAH:PAlM(l5~1H)(L) 4~ (]/\ EVERGREEN SHADE TREE w CERCIDIUMXDESERTMIJSEUM OESERTMUSEUMPALOVERDE IREEt24"BOXJ(Vl) 52 0 'AkBUTU:i X "MARINA'· MAkiNASTRA\'IflEI<HY TREE p5 GAl i (l) ACCENT TREE 0 PYRUSCHANTiCLEER-UtANHCLEERf-lOWI:RINGP~R IRH:Il4'tlOX)(M) TASESIJIA IMPETIGINOSA PINK TRUMPET TREE J24' BOA) ~M) ELEOCARPUS Oi:;CIPENS-JAPANESI::. BLUI:SERR~ TREE 124 BO~) (Mi ""' \.:_J SMALL ACCENT TREES ACACIACOGNAIA RlVfRWAllli:;(1~'80Xj(L) ACACIASTENOf't1HlA-StiOESTRINGACA~IA(L4'BOX)(L) 'CERCISCANAOENSIS'FURESTPIWSY' FuRbTPANSYRED8UD(M}(24'BVX)(M) PAVING MATERIAL LEGEND D -D ~ L;.;,;j D D ~ STABILIZED DECOMPOSED GRANITE PAVING DARK TAN STABILIZED DECOMPOSED GRANITE PAVING VEHICULAR INSTALLED W•TH GRAVEL PAVE OR!VEABLE 5URFACE DARK TAN CONCRETE PAVING (PEDESl RIAN) INTEGkAL COLORED CONCREH:. DARK GRAY Wiltt 13 TOPCAST fiNIStt) CONCRETE PAVING (VEHICULAR) INTEGtl.AL COLOREU CONCRETE DARK GRAY WITH #3 TOPCAST fiNISH) CONCRETE PAVING (PEDESTRIAN) SAWCUTSCORED NATIJRAL GAAY CONCRETE WITH ~3 TOPCAST FINISH CONCRETE PAVING (VEHICULAR) SAWCUT SCORED NATURAL GRAY CONCRETE WITH 13 TOPC.AST fiNISH ENHANCED PAVING INiEt.RALCOlORCONCRETE Si0NE,CONCRETEPAVERSORPORCELAINPAVER ~~HBti~ ~~~;~~~;E~~~~~~~~~~~fp~;~liNGLt;Gt;ND [~] PERMEABLE PAVERS C()j>jSJkUCIIONPi:;RCIVILENGINEERSPlANS COLORANOfiNISHPROVIUI:DDURIN COOSTRUCTIONOOCUMENTPI-li>SE TREATMENT CONTROL BMPS ® BIOFILTRATI~ WITH IMPERMEABLE LINER (!) UNOERGRO!JNO CISTERN HMP STORAGE NOTE 1 THE TREATMENT CONTROL NUMBER PROVIDED CORRESPONDS TO THE IOENTIFICATIONPROVIDEOONTHECIVII.ENGINEERSPiA.NS 2 SEE CIVIL ENGINEERS PLANS FOR DETAILS GRADING AND CONSTRUfTION 3 AllWAIERQlJAlllYBMPsAREIDENTif'IEDONTHECI\IIl!:NGINEERSPLAAS 4 All SMPiARE OESIGNEDFORBIOfllTHATION WlfHAA IMPERMEABL£ liNER AS IOENfiFIEOONTHECIVILENGINEERSPLANS 5 PLANT MATERIAL SE.lEClEDFORIJSE IN THE llt.AP~Will hEAPPRO>'EU B~ THE CITY Of CARLSBAD OIJRING THE CONSTRUCTION DOCUMENT PHASE SHRUBS, GROUNDCOVER & VINES QTY 0 ~ LARGt SCREENING SHRUBS I~U'l.)toGALlON SQ'.tL4 sox IIAMBUSAOOLICHOMERIHtAlLA GkH:N :.tklf-'1: ~LOWGUN tlJIJ.WUO (<4 bUX) BAMBUSA 01 01\AMII ·GIANT TIMBER BAMBOO (L4" BOX) EL CAMINO REAL SCENIC CORRIDOR SHRUBS & GATEWAY RD AUCANTE RD TOWN GARDEN RD 15GAil0N@6U"OC AGAVE jfRANZOSINII WEIIERI HEINER~ ~ELECTilJI~ WHAi~·~ 10NuUt1 ~l) CEANOTHUS'OARKSTAR' OAkKSTARCEANOTHVS fEIJCASELlOWIANA-PINI:AJ'Pl~GUAVA OLEA 'UTilE OLIE -DWARF OLIVE RI-Wi\NUSC 'EIIECASE C.OFfEEBERRYSiiRU6 0®8 5GAUONQ>42'0C ANIGOlANTl-iOS'IIIGRI:lJ kl:lJI\ANl>AROUPAWJL) CALLISTEMONLIITLEJOHN' DWARF60TTL£8RUSH(l) LEONOIISLEONUkUS LIONS TAIL []] - PITTOSPORUM CRA~SiCOUM 'COMf'AG fUM' 1\.ARO SHRUB ROSMARINUS 0 'COLLINGWUOD INGRAM'· SHRUB IWSEMA.-Y SALVIALEUCANTHA MEXICANSAGE(L) EL CAMINO REAl SCENIC CORRIDOR GRASSES & GATEWAY RD AUCANTE RD TOWN GARDEN RD PLANTS IDENTifiED WITH(') INSTALLED JN WATER QUAliTY BASINS (NOTE FINAL :.ElECTION SHAll BE APPROVED BY THE CITY 0f CAfo.LSBAO) "NATIVE MOW FREE SOO' A>'AilABLE@ S&S SEEDS FE~IUCA IDAHDt:NSIS IDAHO fi:SCIJE (ll .fESTUCA OCCIDENTAl IS -l'i~Sl E.RN MllKHUMN~ ftSCUE (l) fESTlJCARUBRA MOLATEFESCUE(M) NAIII/I: MOW FR~E SOOABO•JE Wlftl(l) GAlLON GKASSI:S (S> JV 0 C 'CHONDROPI: lAlUM EII:~HANliNUM -LARGE C"J'E RUSil (l) 'FESTUCAMAIREI-ATLA~ FE~CUE (lJ 'PENNISElUM FAIRY TAILS-FAIRY T~ILS fOUNTAIN GRAS~ ~.•UHU::N!l~~G!A C~.PIL!,>R(S · f'll<l\ ~U•ll' :') LARGE ACCENT SHRUBS 156Ail0N --llk 'AlOEHERCULESHERCUlESTREEAlOE\L) • "i'lOEAfRICANA SI'INYAlOE ~ ~ r.;7;"l ~ D Cill 'ARBUTUS UNWU 'COMI>ACTA'~i;\Ul fl-fRUNK) SlRAWtlHtf<Y IR~I: (l) OASYLIRIONWHEELERI-DESERTSPOlJN(\11) PlfTOSI'ORUM l~NUIFOLIUM 'SIVER SliEtN SILVI:k SHI:I:N KUHUHli ~L) INTERNAL COURTYARD MEDIUM SIZE MASSING SHRUBS 80%5GALL00@36'0C 20l'ot5GA!!ON~4&•oc ACACLAC 'COUSIN ITT) UTILE RIVER WATTLE ANIGOZANrHOS Sf'P • 11.1\NGAROO PAW {l) BOUGAINVILlEA RO~~NKA · ROSENII.A EIOUGAINVILI EA (LJ CALLISTEMOO 'LITTlE JOHN'· DWARF BOTTLE BRUSH iM) CARISSASPP NATAlPlUM(M) CIIONDROPETA!UM lECTORIJM ·SMALl CAPE HU:.H OASYLIRION WHEElER! DESERT SPUON (1,1) lOPHOMYRTUS 'REO DRAGOO'-NEW ZEALAND MYRTL~ PHORMIUM~Pf' -NENZEAI.ANOfLAXjM) RHAPHI(}t_EPIS SPP-YEODO HAWTI10RN {I) SALVLASPP-SAlVIA(l) SI:NECIODECARYI-MADAGASCARSENI:CIO\L) SENNAARTEMISIODES-FEATHERYCASSIAjVl) WES TRINGIA 'BLUE GEM' BLUE GEM COA~ T ROSEMARY (l} WESIRINGIA 'MUNDI'· MUNDI COAST ROSEMARY (L) INTERNAL COURTYARD SMALL SIZE ACCENT SUCCULENTS, GRASSES & GROUNDCOVERS 5U'I.1GAI.LON@24'0C 5u%5GAI.LON@36 OC AEONIUMSPP ·AEONIUMjl) 'AGAVE SlUEGLOiV&SLUECLAME' -AGAVt(l) 'ALOESPP,'BLliEElf',ROOIKAPPJE','CYNTHIAGIODY-Al.Ut (ll ASPARAGUS D 'MYERS'· FOXTAil FERN ~l) BOUGAINVJLLEA'ROSENKA' ROSENKAIIOUGAINVILLEA(l) SUlBINEFRUTESCENS-SlALI<,EQSUlSINE(l) CAREXTUJ\.1ULICOlA-BERKElEYSEOGE{l) OLANELLAC 'CLARITY BlUE' CLARHYSLUEOIANELIAJLI DkANEU.A TASMANICA VARil:GAlA ·IIARIEGAIEO FLAALILY ll) 'FESHJCAMAIREI-ATLASFESCUE!l) GREVILEA l 'PROSTRATE' PROSTRATE WOOlY 0kl:>'ILLEA (l) lliliQ~~~YtBJ I.ANTANAMONTEFIOENSIS-TRAILINGLAtHANA(LI l~YMUSC 'CANYON PRINCE'· CANYON PRINCE WILlJRYI:(LI lOMAN ORA lON(,JfOUA 'BRf:.EZE LM.lOO f'P15.4lll' DWARF MAT RU~H llJ MUHLl:.NS!:RGIACAPILlARIS HAIKYAWNMUHLY(L) PENNISETUM FAIRYTAil5'-EVERGRf~NFOUNIAIN(,fW>SIL) PORTUlACARIA AFRA 'VARIEGATA' RAINBOW BUSH {Ill) ROSMARINUS SPP, 'ROMAN BEAUT¥' R05EMARY SPP (l) 'SENECIO MANDRAliSCAE-BlUE CHALK STICI<,S ~L) !GRDUI<OCOV~ ~ESl ERIA AUllJMNAliS AUTUMN MOOR GI<ASS SHADE CONDITION SHRUBS & GROUNDCOVERS 2~'1, 1 UALLON 5U% 5 GALlON!. 25% 15 GAlLON ASPAKAGUSD 'MYERS' fOXlAILftkN(LI CARRISAM "GREEN CARPET' -GREEN CARPEl NAIAL f'lUM(MJ !GROtJNDCO\'I!i.t DIANEllATASMANICA'I/ARIEGATA'·VARifGATEDfWliiYjl) lOMANORA LONGIFOLIA 'BREEZE LMJOO PP15,420' DWARF MAl RUSH RHAf>HIOli::.PIS U MINOf!-YEDOD !tAWTitORN TRACHELOSPERMUM JASMINOIDES STAR JASMINE (M) ~~£~Yffi TURf & GROUNDCOVER GRASSES SOD, S~ORE PASPALUM CAHtXPRAEGkAl.lli~,PIUGS@d'OC VINES 5GAllON E3 CLYSTOMA CAlLISTEGIOOES ·LAVENDER TRUMP~ 11/INt 0 FICUSREPENS-CREEPINGFIG A PYROSTEGIAVENUSTA flAME>'INE G G ( ®} ' ' PlANTING IN PlANTER POTS ASPARAGUS RE JKOfRACTUS MING ASPARAGUS FERN EXISTING LANDSCAPE AREAS PER DWG# 400-BR & 400-BN ~~~~~~~~~~J~~N~~8~~ ~*1~g~Rg~~~~~~~~~; lOBE f'ROTE.;TEO IN Pt.ACE. R-EXISTING TO BE RElOCATED TO LOCATION INDICATED) GkOUNOCO~ER-TURF GRASS (SI-IAll BE HI::.MOVED!. REPLACl:.D WIIH CI\H~X PRAEGRACIIISfROMPLUGS@Ii"OC) El CAMINO REAL RAffiiOLEPIS I BAlL~RINA ~SHALL BE REMO~EO EAST OF GRAVH TkAIL) RAI'HIOLEPIS I BAllERII-IA ~SI-IALl 6E PROTE.;TI:O IN PAHKWAYJ :r:t~f ,. "'IUJ GROUNDLEVEL (f) =:l o_ZN ~<(=It: <(_JI- o o_ g<( 1--Io_ ~~ ow o::o zo tfi!:!:: <( z :::> <t! o::::o ~0- 0 -o (f) :r: <( (f) w ~ ffi w ()_ <( __J rv' <( 0:: 0:: LLO -<( co U)o 1-(f)~ <(Oo:: (f)Zrn <(<( _ _J > 1\.---A ___ _ A-·· ?\ ... l\ ;w?At~noo<: ;~~ n •• c~<B1 D,.,.,·.liy l>radlenatoilf\ lonMomo J~-=~:<·"'-l·~ LAN())(;A)'t ClltK.EPI ~ ~~~-" h LC-03 - ~ lli iJi w w "' w z ::J "' i , -·· _,.-=·=:J-~;~p!"~~;'-'lo~~~!!·,;!! ~-~~-=~~ ~~~~~~?~~;!J!?[E :mt:,f~" f /, }~ -·::-~,;::;;;,~~·;~~t-TOWN GARDEN ROAD ."":"~':-::~-::f===--~-··· ~ --~ . .'! 1 ~~ .. ~~ i2·~t__:t_~~==~~~~~=~·;*=·~~ =-~~~~.~c-c'" --·-c ~~if i ffr! yj),"' ' '· 0 fil m liill ·m 0 __j :_---! 'I .if/~~ t f .I i) TREATMENT CONTROL BMPS ® BIOHLTRATKINWifHIMPERMt:ABLEUN~R el> UNDERGROUND CiSTERN HMP STORAGE OOTE 1 THE TREATMENT CONTROL NUMBER PRUVIOED CORRESPONDS TO HtE IDENTIFICATION PROVIDeD ON THE CIVIL ENGINEERS PLANS l SEE CIVIL ENGitJEERS PLANS FOR DETAILS GRADING AND CONli !RUCTION 3 ,IJ_L WATER QUAliTY BMPs ARE IDENTIFIED ON THE CIVIL ENGINEERS PlAN~ 4 ALL B~PsARE DESIGNED FOR BIOfllTRATION WITl-1 AN IMPERMEABLE LINER AS IOENTIFIED ON THE CIVIL~NGINEERSPLANS 5 PLANT MATERIAl SElECTED FOR USE IN THE BMPs Will BE APPROVED BY THE CITY Of CARLSBAD OORING THE CON~ TRLICTION DOCUMENT PHASE PAVING MATERIAL LEGEND D -D D D D ~ STABILIZED DECOMPOSED GRANITE PAVING OARI\TAN STABILIZED DECOMPOSED GRANITE PAVING VEHICUlARINSTAllEDWITHURAVI:lPAVEDF-W/EABLESURI-ACf:DAkKTAN CONCRETE PAVING (PEDESTRIAN) INTEGRAL COLORED CONCH!:. IE DARK GRAY WllH gJ TO~ CAST 1-INISrl) CONCRETE PAVING (VEHICUlAR) INTEGRAL COlORED CONCRETE DARK GRAY WITH "j TOPCAST fiNISH) CONCRETE PAVING (PEDESTRIAN) SAWCIJT SCORED NATURAl GAAY CONCRETE WITH ~3 TVPCAST FINISH CONCRETE PAVING (VEHICUlAR) SAWGUT S<:ORED NATURAl GRAY CONCRETE WITH 113 TOPo.AST FINISH ENHANCED PAVING INTEGRALCOCOI-I.COt-ICRETI::.SIONE.CONCRETEPAVER:>OHPORCI:lAINPAVI:H tt~~~b!ij ~~~~~~~~~~~~~:~~~fEP~RE~NTING lEGEND [~] PERMEABLE PAVERS CONSTRUCTION PER CIVIL ENGINEE.RS Plill'IS COLOR AND fiNISH PROVIOI::D DURING CONSTRUOIONOOCtJt.IENT?l"'SE PLANT MATERIAL LEGEND NOTE l PLIWT MATERIAl SPECIES IDENTlfl£0 WllH i'l ARE RH~R~NC£0 IN lll~ bro.£~$1 kANCH W.STEk Pl.AI~ fi.ECCMMENDEDPLANTLIST 2 WUGOLS PlANT WATER NEEDS IOfNllfiEO IN PARENIKESIS 1/l-HIGK M-MOOEAAIE l'LOW Vl,VERY lOW) TREES QTY . .f~ EL CAMINO REAL SCENIC CORRIDOR TREES .fr 'EUCALYPTUS DEGlUPTA ·RAINBOW EUCALyf>'fi.iSjli(1~ GAl. I (L) "EUCALYPTUS CITR~DORA · LEMllN SCENTED GUM (15 GAl ) (L) "EUCALYPTUS MACIJLATA SPOTTED GUM (15 GAL) (L) 8 "?tATANU:lRAC.E~IOSA·CALif-URN!ASYCAMOfU:(24"BOX)\M) ® ~~u~~Zu~~~~:~lf{~gA~I llllt llM\2-I"EIOXJ ILl QUERCUS 1/IRGINIANA-SOUTHERN LIVE OAK U4" BOX) (MI ULMUS PARVIFOL!A "ORAI\E' DRAKES CHINESE ELM 124" BOI\) (M) ~LARGE DECIDUOUS ACCENT TREE 69 "PLATANUS RACE~O~A • CALIFORN~ SYCAMORE (15 !,AL j (MJ 117 "PLATANUS RACE~OSA-CALIFORNIA SYCAMORE. (24" BOX) {M) ~ EVERGREEN SCREENING TREE 121 ~ "LOPHQSTEMONCONFE.RTUS BRISSANEBOX[l~GAL)(M) ~ SKYLINE PALM TREE 13 ~ PHOEN1XD "MEDJOQL -MEDJOOlDATEPALM(25"BTHj(lj 45 fJ/\ EVERGREEN St-tAOE TREE w CERCIDIUM X DESERT MU~hJM-OI::Sl:RI MUSEUM ~Al-0 v~RIJ~ TRt.E (<!4" BOX) (VI) 52 0 "ARBUTUS X "MARINA" MARINAS TRAWBERRY TREE (1~ GAL )(l) ACCENT TREE 0 fYRUSCHMTIClEER ChANTIGlEERfLOWERlNGPEARTREE(24"BllXj(M) TAllEBU~IMPET~INUSA PINK: IRUMI"tf TRI::E 1<4" 60X){M) HEOCARPUS DECIP~NS ·JAPANESE BlUEBERRY H<H 12~· BOlo.) (M) '"" 1...:_1 SMAlL ACCENT TREES ACACIA COGNATA · R1VER WATTU:: (24' BO>:.J (Lj ACACIA STENOPHYllA S11QE ~TRING ACACIA (<14' BQXj (l) 'CERCI$ CANADENSIS "FORI::SJ PANSY -fOHI:Sl P~tlS f REDBUD (M) Jl4" BOX) (M) SHRUBS, GROUNDCOVER & VINES QTY. 0 ~ 000 [I_] IBll lARGE SCREENING SHRUBS (50%;15GAtLON 5\J%24'BOX BAMBUSA DOLICHOMERITHALL.A GREEN STRIPE !>LUWGUN t!AMBOO {~4" B0XJ BAMSUSA OtDHAMII GIANI TIM&:R BAMt:!OO (l4 BOX) El CAMINO KEAL SCENIC CORRIDOK SHKUBS & GATEWAY RD ALICANTE RD TOWN GARDEN RD 15GAllON!W600C AGAVE ~fiW'UOSINII WEBER! "REINERS SELECTION, WliALI::"S JON"UE)(l) CEANOTHUS'DARKSTAR · DARI<STARCEANOTIIIJS FEIJUASELLUWIANA-PINEAPPLEGUAVA OLEA "liTTLE OliE-DWARF OLIVE RfiAMNUSC "fVECASE"·COFFt:EBERRYSiiRUil 5BALLON@42'Uo. AN1GOlANTHOS 'BIG RED" -REO KAN(;.AROO PAW (l) CALLISTEMOO "liTTLE JOHN"· DWARF BOHlEBRUSH (l) l~ONOIIS LEONUHUS-UON"S TAll PITTOSPORUM CRASSifOLIM 'COMf'ACTUM' KARO SHRUB ROSMARINUS 0 COLliNGWOOD INGRAM' SHRUB RO~EMAkY SAlVIA LEUCANTIIA ·MEXICAN SAGE (Lj El CAMINO REAL SCENIC CORRIDOR GRASSES & GATEWAY RD AUCANTE RD TOWN GAROENRD PlANTS IDENTIFIED WITH(') INSTALLED JN WATER QUALITY BASINS tNOTE FINAL SElECTION Si-1AlL BE AI-'Pk0\11::0 I!Y THE Cll Y OF CARLSBAD) '"1111, l1V~ MOW FREE SOO" AVAILABLE ,Si S&S SI::EOS FESTUCAIDAIIOENSIS IDAHOFt:SCUE\LJ ·FESTUCAOCCIDENTAUS WESTERNMOKELUMNEfESCUE(L) ~ESilJCA RUBRA · MOLAit FESCUE \~11 NATIVE MOW FHEE SUO ABOVE WITII[l) GAllON C.RASSE:;. ~ Jv" 0 C "CHONOROPETALUM ELEPHANTINIJM lARGE CAPE RUSH (Lj "fESTUCAMAIREIATl_P.SfE.SCLil(l) "PENNISETUM"FAIRYTAILS"-fAIRYTAilSFUUNTAlti(,RA~S MUiiLENBERGiACAPILLARIS-PINKMUHlY(lJ LARGE ACCENT SHRUBS 1~ GALlON .m_ 'ALOEHE.RCUltS-I!tRCUltSIHttALOt(L) • 'AlOEAfRoCANA SPINYAlOE ~ ~ r;";";";"J ~ D [[] 'ARBUTUS UNEOO 'CQMf'ACTA" (MULTi TRUNK) STRAVIBERRI' Ti\EE (Lt !JASYLIHION WHI:I:LI:fil-DESERT SPOUN (VL) PlrTOSPORUM JENU1fULllJM SIV~R SHEtN · Stl Vt:R ~IIEtN KVHUHU jl) INTERNAL COURlY ARD MEDIUM SIZE MASSING SHRUBS 80%5(.,ALLoo@:;.,·oc 20''• 15 GALLON ~ 4S" 0 C ACACIAC"COUSINnT)-lllllEki\IEHWAITLE ANIGOZANTHUS SPP -KANGAROO PAW (l) BOUGAINVlliEA RO~ENKA-ROSENKA BOUi;AINVILlEA (LJ CALLISTEMON "LITTLE JOHN DWARF BOTTlE BRUSH 1M) CARISSASPP NATAl PIIJM(MJ CHONDROf'ETALUM TECTORUM-SWLL CAPE RUSH DASYLIRIOI'IWHEELERI IJESERISf'OOh(VL) l0Pil0MYRTU5 "REO DRAGON" NEW ZEALAND MYIHLE PHORMIIJMSPP NEWZEALANDFLAX(~) RHAPHIOlt:PISSPP YEODOHAWTHORN(LI ~ALVIA SPP -SALVIA(L) SENECIODEGARYI·IAAOAGASCARSENEC:IO(l) SENNA ARTEMISIODfS FEATI1f.RY CASSIA (\>1.) WESTRINGIA "Bl Ut: GEM BLUE Gt:M COAST ROSEMARY (I) WESTRINGIA 'MUNDI' MUNDI CllA.ST ROSE~~RY (l) INTERNAL COUR rYARD SMALL SIZE ACCENT SUCCULI::NTS GRASSES & GROUNDCOVERS 5(!'/o 1 GALlON @2~"0C 50%~GALlON@lO" OC AWNIUM .SPP -AEONIUM ill 'AGAVE"BLUEGlOW5.8lUEFlAME" -AGAI'E(ll 'ALOESPP 'BlUE ElF' ROOIKAPPIE"."CYNTHIAGIDOY" AI.Ot (ll ASPAAAGUS D MYERS FOXTAIL FERN (L) BOUGAINvillEA "ROSENKA' • ROSENI<-A BOUGAINVIllEA Ill BLJi.81NEFRUTESCENS-STAlKEDBUlBilJE(L) CAREXT\JMUUCOLA BERKELEYSEDGE(l) DIAfiiEllAC 'CIARITYBlUE"·CLARIT'rBllJEOIANhLAtl) D~NELl A TASMAI~ICA "VARIEGATA VARIEGATED FLAA Lll Y (lj "FESTUCAMAIREI·ATlASFESCUE(L) GREVILEA L "PROSIRAIE'-PROSTRA It WOOLY C.REVILLEA (L) IGROUNOCQY.!:tl.l \ANT ANA MONTEFIDENSIS ·TRAILING LAATANA (I) lEVMUSC "CANYON PRINCE" CANYONPRINCEWILORI'E(L) lOMAN ORA lONGIFOLIA BREEZE. LM300 PP15 410"-DWARF MAT RUSH (I) MUHli:NiltRGIACAPILIARIS IIAIRYAWNMUHlYil) PENNISETUM'FAf<Y TAILS'·E~ERGREENfOUNTAINC.RASS(L) PORTULACARJA AFRA VARII::GATA" RAINBOW BUSH (Vi) fiOSMARINUS SPP ROM;.N llEAUl Y"-HO~EMARY SI'P !l) 'SfNECIOMANORALISCAE BLUE CHAlK STICKS It) !GROUNOGOV£& SESLERIAAUTUMNALIS AUTUMN MOOR GRASS SHADE CONDITION SHRUBS & GROUNDCOVERS 25~, 1 GAllON 5ol~, 5 GAllON & 25'» 10 GALLON A5PAAAGUS D 'MYERS"-FOXTAil fERI'IIl) CARR! SAM 'GREEN CARPET GREEN CARPET NATAl PlUM tMI !GRllUNOL.OVEki DL"NELiATASMANICA"VARII:GAlA" VAfilt:GAfHJfLAXLILYjl) LOMANDRALOffG!fOLIA "BREEZE lMJOO PP15420 DWARF MAl RUSI! RI-IAPIIIOLEPISlJ MINOR· YEDDO 1-\AWTIIORN TkACHHOSPERMUMJA5MINOIO~S S!AR.IASMINt(M) ~~!!NUC.Ov~ TURF & GROUNDCO\IER GRASSES SOU ~EASHOREPASf'ALUM CAR EX PRAEGRACILI~. PlUG~@ o· 0 C V!NES 5GAlLON ~ Cl YSTOMA t.AlllSTEGIOOES-LAVENDER TRUMPE f VINE 0 FiCU~ REPENS CREEPING FiG /o., PYROSIEGIAV~NUSTA-fl.AMEVIN~ ® 0 (, ®) PlANTING IN PlANlER POrS ASPAf<AGUS RE TROFRACTlJ~ MINl>ASPAHA<.>US ~tf<N EXISTING lANDSCAPE AREA5 PER DWGU 400 8R & 400 BN GATEWAY ROAD A!ICANTE ROAD & T0WN GAKDENk0AO TREE= POOOCARPUSGRACIOOlf~RE~.tOVED E=EXISTING TO ~E PROTE.o. TED IN PLACE. R=E}.I$11NG IOilt kELOCAIEDTO LOCAftON INOICATI:O) GHUUNOCOVER = IUFi~ GRASS (~HAll Bt: REMOVED S. kEPlACED Wll H C:AH~X PRAEGRALIUS FR.llM PLUG~ .@8'0 C) ElCAMINOREJol R.AI>IliOI_EPiSTliALl~kiNA[SitAll B~ REMllliHJ I:A5T Uf GRAVEL lkAI!) RAPIIIOI_EPISI BAilERINA(SHAll BEPROTECTEDINPAAKWAY) lJ.ti!Ot«•"<lllU .. ~..:>rl•·~~~ """"''· '"'' D~e~u LA 9lll8 8~• 19);111 ~~~ I'll 4187 f•• .... II l GROUNDLEVEL (/) :::) o_Z ~<( <(_I oo_ It-ofu zo ~6 (/)0 (f)W wo_ !Y:<C coo 1-(/) <(0 cnz <(<C >_I E 7\-- 7\ l\ zs PI~'"""Y oe'i<J" o~,.'"~"'u"l ~ b __J<( __Jz: ~0::: o:::o f-u_ (f)-:::>__J 0<( zo_ -o :r:<( 0(!) ZCI) ~a! -<( (/)0 (/) w 0::: (!) D•~~" e, J'"""'~"'"'x' LAt~DSCAI"t (UN,--:EH ~ 11'111111' Y:, LC-04 II ~ TREATMENT CONTROL BMPS (jf) BIOFIL TRATION WITH IMPERMEABLE LINER (jf) lJNI)fRGROUNO CISTERN HMf' STORAGE NOTE 1 fHE I RfA T MENT CON I ROL NUMBER PROVIDED CORRESPONDS TO TilE IOENTIFICATIONPROVIDEDONTHECIVILENGINEERSPLANS 2 SEE CIVIL ENGINEERS PLAhS F(.)R DETAILS GRADING ANO CONSTRUCTIOO 3 ALL WATER QUAliTY BMPs ARf IOHHIFIEO ON THE CiVIl ENGINEERS PLANS 4 ALL BMP5 ARE DESIGNED FOR BJOFIL TAATION WITH AN ll.tPERMEABLE LINER AS IOENTIFIEOONTiiECIVILfNGINEERSP~S 5 PLAN f MATERIAL SELECTED fOR USE IN THE 8MPi Will BE APPROVI:D BY THE CITY OF CARLSBI'D DURING THE CONSTfiUCTlON DOCUMENT PHASE ~""'/ PAVING MATERIAL LEGEND D -D ~ L.;_;_;_j f7'Tl Lc:J D ~ ~ [~] STABILIZED DECOMPOSED GRANITE PAVING DARK TAN STABiliZED DECOMPOSED GRANITE PAVING VEHICULAR INSTAll EO WITH GAAVEL PAVE DRIVEABI_f i>lJRfACE CARr.. TAl-l CONCRETE PAVING (PEDESTRIAN) IN II:GRAL COLORED CONCRHE DARK GAAY WITH MJ JOPCASl FINISH) CONCRETE PAVING (VEHICULAR) INTEGRAl. COLORED CONCft~TE DARK GRAY WITH U TOPCAST FINISH) CONCRETE PAVING (PEDESTRIAN) SAWCUf SCORED NATUAAL GRAY CONCRETE W!THIJ lOPCASl HNISH CONCRETE PAVING (VEHICULAR( SAWCUT SCORED NATURAL GR.W CONCRETE WITH #3 TOP CAST FINISH ENHANCED PAVING INTEGR.ALCOLORLUNt.RETE.STONE CONCRETEPAVERSURPURCELAINPAVEFI GRASSPAVE II POURUS PAVEMENT INSTAll ONAGUREGATE BAl>E WITH TURF PI:R PLANIINGLC:Gt::ND PERMEABLE PAVERS CONSTRUCTION PER CIVILI:NGINEERS PLANS COl OR AtjQ ~INISH PROVIOHJ OUflll'l\Oo CONSTRUCTION OOCLIMENT PHASE PLANT MATERIAL LEGEND NOTE I PLANT MATERIAL SPECI~S IU~tlllf-l~D Wlhl fl AR~ RHERfNCED IN TH~ BR~S:il RANU1 MASf~R PLAN RECOMMENOEDPLANIUSf 1 WUCOLS PLAN! WATERNE~DSIDENTifiEDINPARENTHESIS(H•Hil>H M-MODERAlE l-LOW Vl-VERYL0'11) TREES QTY. /·:; El CAMINO REAL SCENIC CORRIDOR TREES ~ 'ElJCAI..YPfiJsDfGlUp:j'A:"RAJNaowEUCALYfTUS (L)(15GALJ (L) "EUCIY.. YPTUS CITRIAOORA ·LEMON ~CI:NTW GUM (15 GAL) (l) "EliCIY..\PTliS W>.CULATA SPOTTEOGliM(15 GAL)Il) G "PLATANUS kACEMOSA. CALIFORNIA SYCAMORE ~24" tJOX) (M~ ® LARGE CANOPY TREES 'QUERCUS AGRIFOTIA ·COAST liVE OM (:14" BOX) (L) QUERCUS VIRGINIANA SOUlHERN LIVf: OAI\ (24 !>OX) (M) Ult.IUS PARVIFOUA "DRAKE'· DRAKE'S CHINESE ElM (24" BVX) (MJ ~lARGE DECIDUOUS ACCENT TREE 69 'PLATANUS R.ACEMOSA ·CALifORNIA SYCAMORe (15 GAl. ) (M) 111 "PLAlANUS RACEMOSA ·CALIF-ORNIA SYC.AMORt: (24" BOX) (M) 0 EVERGREEN SCREENING TREE 121 "LOPHOSTEt.IOO CONFERTUS BRISBANE BOX (15 GAL) (MJ :l{JJ SKYLINE PALM TREE 13 ~ PHOENIXD "MEOJOUl'·MEDJOOI OATEPALMj25'BTH)(l) 4~ /1/\ EVERGREEN SHADE TREE w CERClDilJMXDt:SERT MUSEUM· OESEHT MUSEUM PALO Vt:RDI:: IHt:l:: (24"fl0>.J('<'ti 52 0 "ARBUTUS X "MARINA"· MARINA STRAWBERRY TREE (15 GAL) (L) ACCENT TREE 0 PYRUSCHANTICLEER·CHANTICLEERFLOWERINGPEARTREE(24"BOX)(MI 1ABtBl.IIA~PETIGINOSA·I'INKTRUIM"ETTREE(24"80XJ(t.t) ELEOCARPUS Ot:CIPENS ·JAPANESE BLUEI!ERfi.Y IRE:£ (24" BOX) (M) '"' l._:_.l SMALL ACCENT TREES ACACLA COGNATA ·RIVER WAffLE (24" BOX) (l) ACACLA STEOOPhYUA ·SliDE STRING ACACIA (24" BOX) (l) "CERCIS CANADt:NSIS "fOREST PANSY" FOREST PANSY RWBUD (M) (24" BOX) (M) SHRUBS, GROUNDCOVER & VINES QTY. 0 LARGE SCREENING SHRUBS (5~%)15 GALLON. 5U% 24"80)( BAMilUSA DOLICHOMERili-LALlA · t,REEN STRIPE BLOWGUN BAMBuU 114" 5tJ;q BAMBUSAOLDHAMII GIANT HMaERBMII!00(24 BO)<.) . ---· ---· ---· -=::( ~ El CAMINO REAl SCENIC CORRIDOR SHRUBS & GATEWAY RD AllCANTE RO TOWN GARDEN RD 15GAllON@SO"OC I I I I I II I • I- I I 9 '::l I tu I~ I~ I I 008 ETI - AGAVE (fRANlOSINII Wt:ll~KI REINERS S~LtCTION", WHAI..~ S lONGUE) (ll CEANOTIIUS DARK STAR -DAHKSTAfi.CEANOTiiUS FEUOA SELLOWWIA-PINEAPPLE GUA>A OLEA'liTilEOLIE OWARfOLIVE RHAMNUSC EVE CASE ·COFFEEilERRVSKH.Uil tGALLON@4l" OC ANIGOZANTHOS 'BIG RED' ·RED KANGAROOJAW iLl CAl.l.ISTEMON "UTilE JOHN DWARf !IOITLt.BRUSH {l) LErn.OliSlEONURUS-liON".STAil PITTOSPORUM CRAS~IfOLIM ·coMPACTUM" KARO SHRUB kOSMAI<INliS 0 "COLliNGWOOD INGRAM" SHRUI! KOSEMAkY SALVIALEUCANTHA·MEXICI\NSAGE{ll El CAMINO REAL SCENIC CORRIDOR GRASSES & GATEWA'l RD AUCANTE RO TOWN GARDEN RD PlANTS IDENTIFIED WITH(') INSTAllED IN WATER QUALITY BASINS (NOTEFINALSElEGTIONSiiAI..LBEAPPROVEDih'THEl:ITYOfl:ARLSBfiDJ 'i'tATIVEMOWfREESOD'AVAILABLE.@S&SSI:EOS ·FESTUCAIOAIIOENSIS-IOAHOH:SCUE(l) FESTUCA OCCIOENlALIS 1\'H TERN MOKELUMNE FE~CUE (ll FESTUCARU!IRA MOlAl~ CESCUEjM) f<AIIVI:: MOW FREE SOD ABOVE WITH (I) GAlLON GRASSES@ 30 OC 'CHONDROPETALUMELEPIIANTINUM LARGfCAPERUSH(L) "FESTUCAMAIREI AfLAS f-ESCU~ (l) 'PENNISElUM FA tRY TAilS FAIRY lAIL~ f-OUN I AI/~ t,RA~~ MUIIIENEIERGIACAPILlARIS PtrJ!\MUtllY(l) l.li.RGE ACCENT SHRUBS 1SGAtlON ~- .. 'ALOE HERCUL~S HtRCUU;S IRE~ A.L.Ot (LI "'iil)1" "ALOEAFRICANA ~PINYA!OE [;] lON~(NORftlvf-lll~l {l>EE ~hEEl L.:-D1 FOR NOH:Sr r;";'.';"J ~ D 'ARBUTUSUNEDU'COMI'ACTA"(MUl TJ.TRUNK) STRAWil~RRY lkEE (L) llASYLIRIOO WHI.'HERI LlES~KI SPOON (VLJ PITTOSPORIJMTENUIFOtiUM"SIVERSHEt.N" <>IIVtKSHtCNKUHUiiU(LI INTERNAL COUR fYARD MEDIUM Sill: MASSING SriRUBS 80"1.5GALtON@:lil 0+. 2\l% I~UALlON fW4~"0 C ACACIAC "COUSif<ITI)·LilTLEkiVI:J-IWAIIlt ANIGOZANfiiOS SPP • KANUAROO PAW lq BOIJGAINVILLEAROSENKA·ROSEI<KABOliGAJN\-IliEA(I) CALLISTEMON "UTTLE JOHN" DWARf BOTH~ BRUSh tM) CARIS.SASPP W.TALPLUM(M) CIIONDROPETAI.UM TECTQRUM ·SMAll CAPE RUSH DASYLIRIONWHEELtRI UESERTSP00t1t'.l) LOPHOMYRTUS"REDDRAGON"·NEWZEAL.ANltMYI"(Tlt PHORMiliM&PP ·NEWZEALANDFLAX(M) RHAPHIOlEPISSPP YEOOOHAWfHORN(L) SAlVIASPPSAlVIA(l) SENEC.IODECARYI-MAOAGASCAkSENELID\11 SENNAARTEMISIODESFEATHER\CASSIA(VI.j WESTRINGIA "lllU~ GEM" BlUE GEt.l GOAS f HO~t:MAKT ill WE~TRING:A MliNOI' MUNDI CO,<~ST ROSEMARY (l) INTERNAL COURlYARD ~MALL SIZE ACCI::Nl SUL.CUlENT~. GRASSES & GROUNOCOVERS 50";.1GALION,§24"0C 50%.5GALLON@:WOC AEONIUM SPP At. ONIUM ll) "AGAVE "BLUE GLOW A lllUE HAM~ ·AGAV~ (I) "MOESPP."BLUEELF".ROOIKAPPIE"."CYNTti!AGIDLlY AiVE jlJ ASPARAGUS 0 "MYERS" FOXTAIL FERN (l) 8\JliGAINVIIL EA "ROSENKA". ROSI::NM ~Qu,,:,INVILL tA jl) 8Ul81NEFRliTESCENS·STAlKEDBUlBihE(I) CAREXTUMULICOLA BERKElEYSEOGE(LI 01ANELLAC"ClARITYBlUE"·ClARITY8lUEDIANI:HAtl) DIANELlA TASM~NICA'VARIEGATA'·V'<RIEGATEOflAXliLYil) 'FESTUCAMAJREI·ATLASFES+.UE(l) GRt:VILEAl PR0STR.ATE"·PROSTRAI~W00Lf GKI::'I'Illl:.A(L)!GROUNOC.O~!;:!i/ LAN!ANAMONTEFIOENSIS·TRAIUNGLMIAf<Ajl) lEYMUS C "CANYON PRINCE' CANYON PRINCE WILD RYE (L) lOMANOAALCNGifOLIA "SR~tlE LMJ~O PPIS ~tO" DWARf ~lA T KU~H (l) MIJHIENEIERGIACAPIUARIS-fiAIRYAWI-I~IUII!Y(l) PENI~ISETUM'FAIRY TAilS" -EVERGREEN FOLINTAIN bRASS 1l) I'ORTULACARIAAFI<.A"VARIEGAlA' RAINBOWBUSHjVl) ROSMARtNUS SPP. "ROMAN BE:AUTY" ·ROSEMARY SI'P ill "SENECIO MANORAUSCAE BLUE Cn~l K STICKS (I) IGkotJNDl.OVE~ SESLERIAAUlUMfiAI.IS AUTUMN MOOR GRASS SHADE CONDITION SHRUBS & GROUNOCOVERS 2b't. 1 GALLON 507o 5 GALLOIIIA 25% 10 GAllON AS~AHAGUS D 'MYJ:.RS'· fOX I All FERI-l(L) CARRISA M 'GREEN CARPET ·GREEN CARPET N~TAL PI LIM (MJ !f!..~!'!QfQ'I:E.& DlANEllA fASMANICAVARit.GAIA VARIEGAlEOflAXLILY(l) l OMANORALONGifOliA "EIREEZE LM300 PP15 ·120 ·DWARF MAl KUSH RHAPfiiOlEPIS L1 MINOR· YEODO HAWT~10RN TRACHELOSPERMUM JASMINOIOES STAR JASMIN!: (MJ li:lliillNGCO@ TURF & GROUNOCOVER GRASSES SOD SE.~SI10REPASi'AI..UM CAREXPRAEGRACILI5,PiUGS@a"OC VINES 5GALLON .,., CL\STOMACALLISTEGIODE5 LAVENDI:RTRUMPETVINE 0 FICliSREPENS CREEPINGFIG A J>YHOSTEGIAVENUSTA-h.AMEVINI:: '" to --, ( ®} ' ' PLANTING IN PLANTER POlS ASPARAGUS RETkOF-RACTUS · MINU A:RARAGLIS ~~RN EXISTING LANDSCAPE AREAS PER OWG# 400·8R & -'U0-8N GATEWAY ROAD ALICANTE ROAD & TOWN GARDEN RtJAO TREE • P0D0CARPUS GRi\:"CiliOR (X~REMQVEOE";-EXlSTING TO BE PRUTECTED ttl PlACt:. R-~XISIING lOBE RElOCAIED TULOCAHON INDICA TEO[ GHOUNDCOVE:.R' TURf GRA~S (SHAll 8~ Hl:MOVED &REPLAC~O WlliiCAKtX PRA.EGRACILISFRtJMPlliG~@6"0C) tLCAMiNOREAl R.A"PHIOlEPISiBAI.Lf.RIIiA(SIIAll Bl: RWOVW EAST m GRA~El IRA II) RAPtiiOIEP!$1 BALLERif<A(SHALlBEPROTECTEOINPARKWAY) .f[~~--:; :::.,1L> ~51'~'~- ),'~''' ,~,""Iii' I GROUNDLEVEL (f) ::Jz Q__<(N ~_.J~ <Co__o 0 __J <( :r: 1-__J z o__ ::!: a: ow a:o zo t}!::!: <(Z::::><i! ~0 oo z_ (f)o ;:~ (f)W Oro wo__z~ 0::: <( ~a: roO -<e (f) ~0 l-ow <Cza: (f) en <(<( -_.J > li~•»•mll,m.~ !\-?\, __ _ 7\-7\--;rs----- Pl<tnCII~''- D••'"'"9 ~o.rtD~I~ UlllB1"<011l ~~----~·~~~!! u .• ,oay o ..... .,By B<a<ll•~•hon ian M~rn• J<ilho•k"'~~ lAI•D}CAI't CUNCEPI 1~1 ~UIIMHTAl 001<0116 iNO ~UbiiUTTAI. Obllbll6 JkO SUBMITTAl. U9/16•1C w ~'r.J" L LC-05 I ~ PLANT MATERIAL LEGEND 1 PLANfMATffi.LA.LSP~CIESIDENTIFIEOWITH{')AREREFERENCEOINTrfBRES~i~CHMA.STERPlAN i{l;COMM~NDEDPI.ANTLIST 2 l'llJCOLS PlAAII WAIER Nt£05 IDENflffD IN PAflENTHtSIS (H=HIGH M=MODERAIE L=LOW 'A-VER¥ lOW) TREES QTY /'~ El CAMINO REAL SCENIC CORRIDOR TREES -k ~UCALYPfiJSDEGLUPTA-RAlNBOWEUCALYPTUS(L)(15GAL)(LI 'EUCAI YPTUS CITRIADORA· lEMON SCENTED GUM (15 GAl )(I) 'EUCAL YPllJS MACULATA-SPOTTEO GUM (15 GAL) (L) 8 'f'LArANUSRACEMOSA-CAliHJFI.NiASYCAMORE(24 BUXJ(M) ® LARGE CANOPY TREES 'QUERCUS AGRIFOllA COASiliVE OAI\ (l4' I:! OX) (L) QUERCUS VIRGINI.o'NA-SOUTHERN liVE OM (24" BOX) (M) ULMUS PARVIFOLIA 'ORME'-DRME'S CHINESE ELM (l4' BOA) (M) ~LARGE DECIDUOUS ACCEI'.IT TREE 6i 'PLATANIJS RACEMOSA-CALIFORNiA :.YCAMORE {15 GAL) (M) 117 'PLATANIJSRACEMOSA CALif-OtlNIASYCAMO~(l4'BOX)(M) f":\. EVERGREEN SCREENING TREE 121 \.:..J.. 'LOPHO~ TEMON CONFERTUS BRISBANE BOX ( 15 GAl~ !M) ):1z SKYLINE PALM TREE 13 ~ PHUEN1XO"MEDJOOL"-MEDJOULOATEPALM(l5"BTH)(L) 45 rJ/\ EVERGREEN SHADE TREE ~ CERCICJILIM li[II:SERT MUSCUM ·DESERT MUSI::UMPALOIItKIJE; TRH: (24"BO(,I(VLJ 5L 0 "Afl.iiUTUSJ.."MARir.A" MAAihA3TRA1MiERRYTRi:E(I~GAi.)\LJ ACCENT TREE 0 PYRIJS CHANTICLEER -CHANTIClEER FlOWERING PEAR TREE (24" BOX)(M) TMIEBUIA IMPETIGINOSA-PINK TRUMPET TREE (24" BOX) (MJ ELEOCAfu>U::, DfCIPEN~-JAPANC.S~ BlU~BERRY Tk~E (24' BOX) (M) ,.., l._:_l SMALL ACCENT TREES ACACIA COGI-IATA ·RIVER WATTLE (24" SOX) (I J ACACIA STENOPHYLLA SHOE STRINGACACIA(~4'BOX) (lj 'CERCISCANADENSIS FOREST PANSY" F0RESTPANSYREOilUO(Mj(l4"BUX)iM) TREATMENT CONTROL BMPS @) BIOFIL TRAliON WIIH IMPE:RMI:AillE LINf::R ® UNDE~GRUUND t.ISTERNHMP:>TORAGE NUll I TI-lE TREATMENT LONTROL NUMBER PROVIDED CORRESPONDS TO THE IDENTifiCATIONPROIIIOfDOO THECI\IILENGit.t:ERSI'tANS 2 SEE CIVIL ENGINEERS PLANS FOR DETAILS GRADING ANDCON:liRliCliUN 3 All WATER QUAl!TY BMPsARt: IDENTIFIED ON THE CIVIL ENGINEERS PLANS 4 All BMf's ARE DESIGNED FOR 510FILTRATION WITH AN IMPERMEAaLE LINER AS IDENTIFIED ON TilE CIVIl ENGINEERS PLANS 5 PLANT MHERIAI. SELECTED FOR USE IN THE BMP:. WILL BE APPROVED BY THE CIT'( Of CARLSBAD DURING IHE CONSTRUCTION DOCUMENT PHASE _______ ... I I I [au~?1Ng\ Ill I I I D -D EJ D CJ ~ maqgij [_~ Ill 9 0 I 5 'I ~ I ~ w I ~ 0 I ~ Ill STABILIZED DECOMPOSED GRANITE PAVING lllHICUU\R~STI\LLEIJWITHGAAI'ELPAIIEORI\IEABLlSUHI-ACEOAAI\111N CONCRETE PAVING (PEDESTRIAN) INTEGRALCDLOREIJCONCR.ETEDARKQRAY'I'IITH~3TOPCASTF!NI!;Ii) CONCRETE PAVING (VEHICULAR) INTEGAAL COLORED CONCRETE OARI\ GRAY WITH-~ TOPCA::,I HN1SH1 CONCRETE PAVING (PEDESTRIANJ SAWCUTSCOREONATURA! GRAYCONCRETEWITH•J IOI'CASTfiNISH CONCRETE PAVING (VEHICULAR) SAWCUT SCORED NATURAL GRAY CONCRETE WITH 53 JOPCAST fiNISH ENHANCED PAVING INTEGRALCOLORCONCRHE STONE.CONCRETEPAIIERSORPORCElAINPAIIER GRASSPAVE II POURUS PAVEMENT INSTAll ON AGGREGATE BA~E WITH TURF PER P!.ANTINU LEGEND PERMEABLE PAVERS CONSHlUt. liON PEl< CMl EI-<GINEEI-I~ PlANS COLOR AND FINI!:111 PR0\11DED OUkiNIJ CONSlRIJC liON llOCUMtNT PKASE SHRUBS. GROUNDCOVER & VINES QTY LARGE SCREENING SHRUBS 0 ~ 000 ~ • ~ r=l ~ D [:2] (~0%)1~ GALLON. 50''·-~· BOX BAMBUSA DOLlCHOMt:RIIHALLA GI<HoN Sl/WE 51 OWGUN ~AM~OU (~4" !1011) BAMBUSA OLDJ-IAMII ·GIANT TIMBER BAMBOO (i4" BOll) EL CAMINO REAL SCENIC CORRIDOR SHRUBS & GATEWAY RD AUCANTE RD TOWN GARDEN RD loGALLONII!!Oli'OC AGAVE (fAANlO~IMI Wl:llHl.l'k~INlHS SEl ECIION WIIAl. t S !ON(.liJI:) (L) CEANOTI1US'DARKSTAR' DARi\STARCEANOTtllJS FEIJOASElLOWIIINA PINEAPPLEGLJAVA OLEA"IiTTlEOliE-DV.ARFOliVE RHAMNU~ C EVE CASE' COfFEEBERRY SllRUb 5GAI.l0N@4.1'0C ANIGOZANTHOS "I!IG kt::O" -~lU r..ANGAI'IOO PAW (l) CAUISTEMON'llfTlEJOHN"-DWAfl.FBOTTit8RUSI1\C) LEONOTIS LEONI.IRUS liON'S TAIL PITTOSPORUM CRASSI~OliM "t.OMf'ACTUM" 1\.ARU SHHUB ROSMARINI.IS 0 "COLliNGWOOD INGRAM"· ShRUB ROSEMAkY SALIIIAlEUCANTI-IA MEXICANSAGE(l) EL CAMINO REAL SCENIC CORRIDOR GRASSES & GATEWAY RD ALICANTE RD TOWN GARDEN RD PLANTS IDENTIFIED WITH(') INSTALLED IN WATER QUAUTY BASINS (NOTE HNAL ~CLECTIOtl.:IHAll BE APPROIIUJ BY IHE CIIYOI" CARlSBAD, "NATIVE MOW FREE SO[J" AVAILABLE@~&~ SEE OS FESTUCAIDAhOENSIS IDAHO FESCUE (L) ·fESTUCAOCCIDENTAliS WESIERN MOKhUMNC 1-tSt.UE (L) I'ESTUCARUBRA MOLATEFESCUEIM) NATIVE MUWFREE SOD ABOVE WITH (I) GAI.lON GRA::,~E~ eJlU'U C 'CHONORCPElALUMELEPiiANliNUM-LARGECAI'ERUSii(L) "FESTUCAMAIREI ATlASFbCUE(I) "PENNISETUM 'fAIRY TAIL~ F;IRi TAIL~ FOUNTAIN l>RA~~ MUHltN5ERGIACAPILLAAIS PJNKMLJHlY(l) LARGE ACCENT g-1RUBS INlERNAL COURlYARD MEDIUM SIZE MAS~ lNG SHkUBS 001o5GAUON@36'0C lC\, 15GAlLON@4S"OC At.A<..~ C 'COU~IN ITT) -liTTlE kii'EH WATTLE ANIGOZANTHOS SPP KANGAROO PAW (ll BOUGAINIIILL!oA RO:.tNKA · ROSENI\A BOUGAIN\IIlltA \LI CAIIISTEMON"LITHE JOHN" -DWARF BOlTLE BRUSH (M) CARISSASPP NATALPLUM(M) CHONOROf'~ TALUM lECTORUM-SMALL CAI-'E I-IU:>H OASYLIRION WHEEltRI ·DESERT SPOON M! lOPHOMYRTU:l'REOORAGON" NEWZEAI.ANDMYRTLE PJ-IORI>!IUMSPP NEWZl:ALANOflAJ((M) RHAPHIOlEPI~ SPP-YEO DO liAWfHORN (l) SAL\IIASPPSALVIA[l) SENECIO DE CARYl MADAGASCAR SENECIO (l) SENNAAAlEMISIOOES ·fEATHERY CASSIA (I'Ll WES1RitlGIA'81UEGeM -BLtJEf;EM~.-OASTROSEMARY(IJ WESlRINGlA "MUNDr MUNOI COAST ROSEMARY (l) INTERNAL COURTYARD SMALL SIZE ACCENT SUCCULENTS. GRASSES & GROUNDCOVERS 00l\.1GALLIJN@24"0t; 50i(.5GALLON@36"0C AEONIUMSPP ·At:ONILJM(ll "AGAVE'BlUEGLOW"&BLUEFlAME AGAVE(LJ 'AlOESPP."BLUEELF.ROOIKAPP1E". CYNTHIAGIUOl' AL0t tL) ASPARAGU~ 0 'MYERS"· FOXTAil FEKI< (l) BOUGAINIIILlEA"ROSENKA'-ROSENKABOUGAit-MliEA(L) B\.llBINEFRUTESCENSSTAlKEDBULBINE(l) CAR~ X TUMUUCOLA · BER~ELEY SEDGE (L) DIANELLAC "CLARITYBLUE'-CLARilYBLUEDIANELLA(L) [J!NjflLA TASMANICA'VARIEGATA' IIARIEGATEDHAXLILY(l) '1-ESTUCAMAIREI-ATLASFESCUE(l) GREVILEAL "PRO~TRATE" PROSTRATE WUOLY llkEVILLEA(l)~~~ LANTANAMONTEFIDENSIS TRAILINGLANTN-IA(L) LEYMUS C CANYON PRINCt" CANYON PR~CE WILD RYE; Ill lOMANDRA lONGIFOIIA BRi:ElE LM3W 1'1'15.420 ·DWARF MAT RU:>IIJl) MUHLEN5ERGIA CAPillAAIS tWRY AIVN MUHL Y (lJ PENNISETUM "fAIRY TAilS"-EIIERGkEEN FOUNTAIN GRASS (l) PORTULACAAIAAFRA "'JARIEGATA ·RAINBOW BUSH(IIlj ROSMARINUS SPP. "ROMAN BEAUTY"· RO:>EMARY SPP (l) "SENECJOMANDRALISCAE BLUECI-IALKSTICKS(lJIGRDUNDLD>ERJ S~SLERIA AUTI.IMNA.LIS ·AUTUMN MOOR GRASS SHADE CONDITION SHRUBS & GROUNDCOVERS 25~.16ALLON 50'/dGAI!ON$.25% 15GALlON ASPARAGUSD 'MYERS'·FOXTAILFERN(L) CAkRISA M "GREEN CARPET' ·GREEN CARPi: T Nf-. TAl PLUM (M) !Q_ROUtillCOIIERI DIANEtlA TASMANICA "VARII:GATA" · IIARIEGA.TEOflAX LILY (l) (0MA~RALONGIF0LIA BREEZE lM300PP1~.420 ·DWARf MAT RUSH RHM'HIOLEPIS U MINOR YEDDO HAWTHORN TRACttELOSPERMUM JASMINOIOES-SfAR JASMIN~ (MI !GROUNDCOVEkl TURF & GROUNDCOVER GRASSES CAkE:.XPRA~GkACILIS.PL\JGS@6"'0C VINES 5GAILON ~ ~~~Yj:~E~-~~~~~~p~~i~IG LAV~ER lkUMPET lltNE A PYkO~fEGIA 1/ENUSTA-FlAME \liNE 0 0 1'--, :, ®) PlANTING IN PLANTER POTS ASPARAGUS RHROFRACT\.J~ · MING A~PAR.A1>US fERN EXISTING LANDSCAPE AHEAS PEK DWG# 400·8R & 400-8N ~T~ty,A"r_ROAD,~~TEROAO$.IQYII_!!GARDENROAO lREE • PODOCARPUS GRACiliOR 1X= REMOVED E=EXISTiNG 10 tlt PkOTEClED INPIAC~ R•EX!:>lii<G TOBE RHOCAIEO TUIOCAnON INOilAT~DI GROUNDCOIIER-TURF GRA~S !SHALL BE REMOVED & REPLACED Willi t.AktX PkA£GRI\Cill5 FROMPLLJGS@ 8"0 C) hCAMINOREAl AAPHIOLEPiSfBALLERINA (!:11-lALl BE REMO\IEO EAST OF GRA\El TRAil) RAPI<IOLEPLSI BALLERINA(SHALLBEPROTECTEDJNPAAKWAY) ... .u Uti GROUNDLEVEl (/) :=lz Q_<(N ~_J ~ <Co_ 0 ul-__.::::;!; :r:o_~~ uw o:::o zu tJ:j!:!:: <( z ::J ;i_ OCO oo z_ (/)u i~ (/) W Om wn._ z~ oc<Cc?o::: """'u -<C ....... (/) ~0 l-ow <Czo::: (/) (() <(<C _ _j > /'... l\..--- 7\~---~ 7\--~ !\..-- D•.ow•,~!>loillD~Io O/,l&/<0"6 ~":!_~-~!6/201~ c1'"'"e1 Blodlonol•<lf\ lo,.M<.rr~> ~=·-B~--:'~."~~K':~ LANU~CAt't CUNl~EPT <ND ~IJB~MTTAL .1&10'10 JkD ~UBMITTAl. U~lhll~ ~ ·~~·" '! ~ LC-06 PAVING MATERIAL LEGEND -c:J F::::l ~ D D ~ STABILIZED DECOMPOSED GRANITE PAVING DARK TAN STABILIZED DECOMPOSED GRANITE PAVING VEHICI.Jlilii.IN~TALLED WITH GRAVEL PAVE DRIVEAEILE SURfACE DARK TAN CONCRETE PAVING (PEDESTRIAN) IN ft:GRAL CUI_ORED CONCRETE DARK GkAY WITii -3 TUPCAS T flf!IStl) CONCRETE PAVING (VEHICULAR) INf~GRAl COLORED CONCRI: TE DAkt< GHAY WITH 11-J IOI'CASJ FINISH) CONCRETE PAVING (PEDESTRIAN) SAWCUTSCOREDNATURALGRAYCONCHEIEWiffirJIOPCASifiNISH CONCRETE PAVING (VEHICULAR) SAWCUT SCORED NATURAL GRAY COOCRETE WITH 11-3 TOPCAST FINISH ENHANCED PAVING INTEGRAL COLOR CONCRETE, STONE CONCRETE PAVERS OR PORCELAIN PAVER tilliffi1U ~~~~;~!,~~~~~~~:~~FEP~;~~TUiG LEGEND [-_~] PERMEABLE PAVERS CVN)ofRlJCTION PH<. CIVIL ENG~EERS PLANS, CULOR AND FINISii PROVIDED DURING CONSTRUCTION DOCUMENT PHASE TREATMENT CONTROL BMPS ® 810fiLTRATIONWITtiiMPERMEA8LEliNER ® UNDERGROUND CISTERN HMP STORAGE MlTE 1 r11~ 1 HEAT MEN I CONTROL NUMBER PROVIOED COFIRESPONOS TO THE IDENTIFICATIONPROVlllEDONTI-lECIVIIENGINEERSPl.AN$ 2 SEE CIVIL ENGINEERS PLANS FOR DETAILS GRADING AND CONSTRUCTION 3 ALLWATER0UALITYBt.1PiAREIDENTIFIEDOfolTHECIVILENGINEERSPlANS 4 All BMPs ARE DESIGNED FOR BIOFil TRATION WITH AN IMPERMEABLE liNER AS IDENTIFIEOONTHECIVILENGINEERSPL.ANS 5 PLANTMATERIALSELECTEDFORUSEINfHEBMPsWILLBEAf'PROVEDBYTHE CITY OF CARLSBAD DURING TilE CONSTiiUCTION DOCUMENT PHASE PLANT MATERIAL LEGEND NOTE 1 PLANT MATERLI\l SPECIES DENlfiED WITH(') ARE REFERENCED IN TfiE BRESSI RANCH MASI~K PLAN REGOt.IMENDEDPLANTLIST l WUC0LS PLANT WATER NEEDS IDENTIFIED IN PARENTHESIS (H•IiiGii M•MOOERATE L•lOW VL•VERY lOW) TREES QTY f ~ El CAMINO REAL SCENIC CORRIDOR TREES •~••,.•• "nT>>~ """' ,,.,_,. • .,.. j """""'-" '""" .. ~"' ·~ ,WN60WEUCAlYPTUS{l)(15GAL)\L) ~ 'EUCALYPTUS CHRIADORA-LEMtm SCENTED GUM II~ GAL) (l) 'EUCAl-YPTUS MACUlATA • SPOnED GUM (15 GAL! (L) 8 'PLATANUSRACEf.IOSA CAllFORNIASYCAMORl:(24"BOX)(M) ® LARGE CANOPY TREES ~Eiifiis AGRIFOiiA.. COAST LIVE OAI< (24" BOX) (L) QUERCUS VlliGINIANA SOUTHERN LIVE OAK (24" BOX) {M) ULMUS PARVIFOLIA 'ORAK€' DRAKE'S CHINESE HM {24" SOX) (M) ~LARGE DECIDUOUS ACCENT TREE Oi 'PlATANUS RACEMOSA·CAllfORNIAS'I'CAMORE (15 GAL )(MI 111 'PlATANUS RACEMOSA-CALIFORNIA SYCAMORE (24" BOX) (M) r:\_ EVERGREEN SCREENING TREE 121 \.:.J.: "lUPJ-IOSTEMON CONfERTUS· BRISBANE 80X(15 GAl) (M) ~ SKYliNE PALM TREE ll ~ PHUtNlX [) 'MEDJOOL' · MEDJOOL DATE PALM(25' B TH j(l) 45 fJ/\ EVERGREEN SHADE TREE \JS:;J.. CERCIDIUM X DESERT MUSEUM-DESERT MUSEUM PALO VERDE TREE (24" BOX) (VL) 52 0 "ARBUTUS X 'MARINA'· MARINA STRAWI!ERRY TRl:E (15 GAL) (L) ACCENT TREE 0 PYFI.lJSCHAATIClfER -CI-U\NtlCLEERfLOWERING Pt:AA. TRH (24" BOX)(M) TABEI!UIA lMPfTIGiNUSA ·PINK TRUMPET TREE (24" BOX) (M) flEOCARPUSDt:.Cli'ENS JAPANESE BLUEBERRY IREEIJ!4"BOX)(M) ,_, l.,:_l SMALL ACCENT TREES ACACLACOGNATA RIVERWAnLE{24"BOX){L) ACACIA STENOPH'I'LLA-SHOE STRING ACACIA (24' BOX) (l) 'CERCIS CANADENSIS 'fOREST PANS¥'-FOREST PANSY REDBUD (MJ (24" BOX) (M) -/-PflOf'OaH: 6E>V~R EAS~MI:.NT SHRUBS, GROUNDCOVER & VINES QTY LARGE SCREENING SHKUBS 0 ~ 0 0 El []] - (5o.J%!l~GAI.LON,W1·l4'60J\ BAMBUSA DOllCHOMERITHALLA -l.lkE£11 STRIPE BlOWGUN BAMBVO (2~' BO;<,j BAMBUSA OlOHAMll GIANT TIMBER BAMBOO (.14" SOX) EL CAMINO REAl SCENIC CORRIDOR SHRUBS & GATEWAY RD. Al.JCANTE RD TOWN GARDEN RD 15GAIL01<1Q!t>!J"OC AGAVE (FRANZO:>INII WESI:Rl 'REINER!:> ~ELECTILM' WHALES TVNGLIEI (l) CEANOTr~US 'OARII SlAR'-OAk!{ STAH CEA"*DTHUS FElJOASfllOWIANA PIN~APPLI::G\JAVA OLEAunLEOl.IE OWARFOl.IVE RHAMNUSC 'EVE CASE' COF~EEIItRkY SHkUB 5UAI.!ONI@4.2 DC ANIGO<'AATHO~ BIG RED' REO KANGAkOO PAW(\! CALLISTEMON ·unLE JO!itl' DWARF BllTTLEBRUSH {L) LEONOTISLEONURI.JS-UONSTAIL PlTIOSPORUM CRASSIFOLIM 'loOM PAL TUM'· KAI-<0 SriRUB ROSMARINUS 0 'COI..LINGWOOO INGRAM'-SHRIJB R(;SEMAIW SAI.VIALEUCANTHA MEJ\ICANSAGE(Lj EL CAMINO H.EAL SCENIC CORHIDOH GHASSES & GATEWAY RO ALICANTE RD TOWN GARDEN RD. PLANTS IDENTIFIED WITH(') INSTALLED IN WATER QUALIT'f BASINS (NOTE FINAl. SElfCTIONSHALLBEAPPROVE06Y THEClTtOFCARLSBAO) ''NATIVt MOW FREE SOO' AVAILABlE@ S&.S SfEDS fESTUCA IOA.I~OENSIS -IDAHO F~SCUE (l) FESTUCA OCCIDENTAl IS-WESTERN MOKELUMNE F~:>CU~ 11 J FESTliCARUBRA MOI.ATEFESCliEtMJ NAfiVE MOW FREE SOD A80VEWIIH II) GAllON GRASSES@ Jil OC 'CHONOROPETAI. U~l El EPJ-IANTINUM-LARGE CAPE RUSII (l) 'FESTUCAWJREIATLASFESCUE(ll 'PENNISElUM'fAlf(YTAILS -FAIRYT/o.llSfOUNTAINGkAS~ MUHlENBERGIACAPilLARIS·PINKMUH!Yjl) LARGE ACCENT SHRU~ 15GAl.LOO .!¢!. 'ALOEHERCULES HERCULESTREEALOEjl) "il;JiiJ 'AlOEAfRICANA·SPINYAtOE [i] n ~ ~ D [ill "ARSUTUSUNEDO'COMPACTA'jMUlTITRUNI()-STRAWBERRYTREEtl) DASYliRIONWHEHERI-DE~ERTSPOUNiVLJ PlllOSI'ORUM TENUifOLIUU 'SIVER SHE~N' SILVlk SHI:~N KOHI.JHU Ill INTERNAL COURTYARD MEDIUM SIZE MASSING SHRUBS ~O\t5GALLON@36"0C LO% 15GALlON @4~" OC ACACIA C 'COUSIN ITn ·LITTLE RI\IER WAnLE ANIGOZANTHOS SPP -1\ANGAROO PAW iL) BOUGAINVIllEA RUSENKA-ROSENKA BOUGAINVIU EA \l) CALUSTEMON 'LITTLE JOHN'-DWARF BOTTLE BRUSH 1M) CARISSA SPP NAlAL I'LUM 1M) CIIONDROPETALUM TECTORUM ·SMAIL CAPE RU~Ii DASYURION WHEELER!-DESERT SPOON (VlJ LOPiiOMYRTUS 'R~l) DRAGON ·NEW ZEALAND MYKll~ PHORMIUM SPP -NEW l~l.AN() FLAX (M) RHAPHIOLEPiSSPP-YEDDOHAWTHORN(l) SALVLASPf' SALVIA(l) SENECLODECARYI-M.AlJAGA~CARSEt<tCIO(l) SENNAARTEMISIOOES-fEATHERYCASSIA(VL) WESTRII'<GIA BLUE GEM'-BLUE GEM COAST ROSEM/\1\Y tL) WESTRINGIA ~IUNDI'-MUNDI COAST ROSEMARY {L 1 INTERNAL COURTYARD SMALL SILE ACCENT SUCCULENTS. GRASSES & GROUNDCOVERS Sii%1GALlON@i4'0C 5U% 5 GALlON@ 36" 0 C AEGNIUMSPP AEONIUM\LI 'AGAVE'EILUEGLOW&.fllUEFLAME -AGAVI::(l) "AL0fSPP,'8LUEflF',ROOit<APPIE' 'CYNTHIAGIDDY'-AL(;E (l) ASPARAGUSD 'MYERS -FOXTAILFERN(L) BOUGAINVILLEA 'FWSENM' · ROSE::NI\ABOUGAINVILL8\ (L) 8ULiliNEFRIJTEI>CENS·STAlKEOBIJLBINEill CARE:<. TUMULICOLA BERKElEY SEDGE (l) DIANHLAC 'CLARirYBLUE' CL.ORIWBLUEDIAN~LlA(l) DIANELLA TASMANICA VARII::GATA VARIEGATED Fl.AX L~LY (ll "FESTUCAMAIREI-ATLASfESCUE(l) GREY'IlEA L 'PROSTRATE'-PROSTRATE WOOLY GREVLLlEA (LJ !GROUNOCIJVERI LAr1fANAM\JfHEfiDtN51S TRAILINGLAifiANAil) LEY MUS C 'CANYON PRII<CE' ·CANYON PRINCE WILD RYE ill lOMAN ORA LONGIFOCIA BREEZE, LMj()O PP\5 420'-DWARf ~T RUSI-l (ll MIJHlENBERGIA CAPIL!..ARIS-HAIRT AWN MUHl Y (L) PENNISETIJM'fAIRYTAILS'-EVERGf<EENF0lJNTAINGKASS(II P0RTULACARIAAFRA 'VARIEGATA' RAINBOW BUSI1 (Vll ROSMARINUS SPP 'ROMAN BEAUTY ·ROSEMARY SPP (l) 'S~NECIO MANDRAUSCAE ·BLUE CHALK STICI<S (L) IGROUNOCOVtk) SESLERIA AUTUMNALIS ·AUTUMN MOOR GRASS SHADE CONDITION SHRUBS & GROUNDCOVERS 25% 1 GAlLON, 50%5 GALLON&. 25~,15 GA1-L0N ASPARAGUSO 'MYtRS'·FOXTAil FERN(t) CARRISAM 'GREEN CAkPtT' ·GREEN CARPET NATAl PLUM (M) !GROVNIJCOVEI!J DIANElLA TASIM.NICA 'VARIEGATA' VARlE\OATEO FLAX LILY(l) LOMANDRA lONGIFOl-lil 'SREEZE.lM:WO PPl~ 410 DWARf MAT RU5H R~IAPt!IOLEPlS U MINOR· YEDDO KAWTHOkN TRACHElOSPERMUM JASMINOIDES-STAR JASMIN-E (M) !..;ROUNOC!l~.tf!l TURF & GROUNDCOVER GRASSES SOD SEASrtOREPASPALUM CAREXPkAEGfiACILIS PlUGS@8"0C VINES SGALLON -=t CLYSTOM.O.CAlLISTEGIODES-LAVENDI:'kTRUMPET\iiNf 0 FICUSREPENS CREEPINGfiG A PYROSTEGIAVtNUSTA FLAME VINE 0 G /--..... ( ®: ' ~ PLANTING IN PLANTER POTS ASPARAGUS liEfROfRACTUS • MING ASPARAGUS 1-tRN EXISTING LANDSCAPE AREAS PER DWG# 400-BR & 400·8N Glo.TEWAY ROAD A!ICANIE ROAD &.lOWN GARDEN ROAD TREE·-POOOCARPlJS GAACILIOR (X;:REMM[E;EXISTING TV BE PROTECTED IN PLACE R~EXlSTiNG TO BE RELOCATED TO LOCATION II<DICATEO) GriO!JNDCOVER' TURfGRASS(SHALlBER~t.IOVElJ&.RtPLAClDWI\HCAREX PRAEGRACILIS FRVM PLUGS@ a· OC) ELCAMINOREAL RAPtiiOLEf>iSTBALLERINA (ShALl B~ f\EMOVtO EAST OF GKIWEL fRAil) RAPHIOLEPISIBAliER!NA(SHAlLBEPROTEClEDINPARK'WAY) F."''.,.· -"""'- .... 1111' :i GROUNDlEVEL (f) ::::> a_Z ~<( <(_J oa_ If-O[b zo ~6 (f)o (f)W wCL o::::<( c.oO f-(f) <(0 (f)z <(<( >_J x-- ~ 1- g<( _Jz ::!:o::: o:::o I-LL (f)-:::>_J 0<( zo_ -o I<( 0((1 Z(f) ~~ -<C (f)o (f) w 0::: ((I A ---7\ __ _ -zc:;---· Pkl"'"'~ Do>>gnDa·olopnlGn! f~~~t:~:_;;~;~ (.t.-,t-6, Braa•endl",an loiOoMom• Dro .. ,·.By Joi01oe$tl.•l'l<lk) ~'"'"'" ~-~.· , ~ ~s=~~l 1~TSUBMITTAl ()b{l0.1i> lNL::>LJBI.~TTAl1J811hllll ~I<D~UBMITTAI Uo/16.110 T I L ___ , __ !> I SHRUBS, GROUNDCOVER & VINES QTY LARGE SCREENING SHRUBS 0 (50%)15GALLON 50%24"BOX BMW USA DOLICHOMERITl-IALLA GREEN STRIPE BLOWGUN BAMBOO (l4" BOX) BAMBUSA 0LOHAA111 ·GIANT TIMBER 8A~1B00 (24"1l0X) EL CAMINO REAL SCENIC CORRIDOR SHRUBS & GATEWAY RD.ALICNHE RO TOWN GARDEN RD 1~GALlON@WOC ,_.J~'-" ------GATEWAY ROAD-~ I: ~~~5-; ~ -R~-i~~~~~~::·'--~~ :_..___ ___..._,_---..-~~~=---~ AGAVE (FRANZOSINII WEBER! R~IN~R~ ~!:l~CTION' W~1AI E'S fONGU~) (l) CEANOTHUS'OARKSTAR -OARKSTARCEANOTHUS FEIJ\lASELLOI'ILANA PINEAf'PLEGUA'IA OLEA LIDlEOI.IE -llWARFOUVE "' -J ILLI l TYPICAl CONL~~luAL ,~llBP~TI'1~LAN I I J/ I I i' CAMJNORElt 50 'l:)"""''"'r'"' '. .Jo :!:&::" .... .. I !5 : , I d: ' I J1 :5 I ~I ,_ . I >; :. I :J j, " I . r UNDERGROUND Cl::iTERN HMP STORAGE THE TREAT~NT CONTROl. NUMBER PROVIDED CORRESPOND5 TO THf lDENTIFICATIONI'ROVIOEOONTHECJVIlEfffiiNEERSPLANS SEE CIVIl ENGINEERS PLANS fOR DETAILS GRADING AND CONSTR\.k:TION ALL WAT~R QUALITY !lt.!Po ARt ID~NllfiEO ON THE CIVIL ENGINEERS PLANS AlL BMP> AAE DESIGNED fOR BIOfiL TKATJON W11HAN IMf'ERMEABl~ LINER AS ID.fi<TIFIEOONTHECIVIl ENGINEERS PLANS PLANT MATERIAL SElECTED FOR USE IN THE fiMP~ Will SE APPROVED BY THE CIT~ OF CARLSil"-D DURING IdE CONSTKUCliON DOCUMENT PHASC I I -----' SE£SHEETtc .. 1o---.. lilr '=ill 111NG\ ;" ... , ;; ("'"-_ I I PAVING MATERIAL LEGEND D -~ L_j ~l L_:j D ~ ~ STABILIZED DECOMPOSED GRANITE PAVING STABILIZED DECOMPOSED GRANITE PAVING VEfiiClii.ARINSTALLEDWITHGRAVELPA\iEORIVEABLESURFACEOARKT!ltl CONCRETE PAVING (PEDESTRIAN) INTEGRAL COLOHED CONCRETE DARK GRAY WITH f) TOI'CASl HNISH) CONCRETE PAVING (VEHICULAR) iNilGRAL COlORED CONCRE:Tl OAHK GRAY WITH#J TOPCAST FINISH) CONCRETE PAVING (PEDESTRIAN) SAWCUT SCORED NATURAL GRAY CONCRETE WITf1¥.i TOPCAST FINISH CONCRETE PAVING (VEHICULAR) :>AWCUT SCORED NATURAl GRAY CONCRETE WITH•J TUPCA~T FINISH ENHANCED PAVING INTEGRAL COLOR CONCkETE. STOllE, CONCRETE PAVERS OH POkLEI AIN PAVER GRASSPAVE II POURUS PAVEMENT INSTAll ONAC.GREGAT~BASE WITH TUHf f'ERPtANHNGU:GtNU PERMEABLE PAVERS 0®8 EJ - RI-IAMNUSC 'EVECASE'-COFFEEBERRYSHH\J8 5uAlLON~41"0(, ANIGOlANTHOS 'BIG RED' -REO KANGr~ROO PAW (L) CAl LISTEMON LIIlLE JOHN'-DWARF BOTTI EBRUSH (l) lEONOTIStEONUR\JS-liON'STAIL PJTIOSPORUM CRASSifOUM ·coMPACTUM'-KARO .:>HRUEI ROSMARINUS 0 'COLliNGWOOD INGRAM'-SIIRIJB ROSEMARY SAl ~lA LEUCANTHA-MEXICAN SAGE (LJ EL CAMINO REAL SCENIC CORRIDOR GRASSES & GATEWAY RO AUCANTE RD. TOWN GARDEN RO PLANTS IDENTIFIED WITH(') INSTALLED IN WATER QUAUTY BASINS INO[EfiNALSElECTIONSI-lALLBEAl'PKOV!:LlBYfHECITYOfCARLSIJAD) "WI liVE MOW FREE SOD' AVAILABLE IQo S&.~ S~~OS FESTUCAIOAitOENSIS-IDAHOFESCUE(l) FESTUCA OCCIDENTALIS-WE51ERN MOKI::LUMNI: ~!:!>CUE (L) FESTIJCARUBkA MOLAT!:FES~UE1MJ 'NATIVE MOW FREE SOO ABOVE WITH (1) GAl. lOt< GRASSE~ @I 1li 0 C 'CHONDROPETALUM EL~PHANTINUM lARG~ CAPE RUSH(L) 'fESTUCAMAtREI-ATlASFESCUEil) 'PENNISETUM'FAIRYTAilS'-FAlRYTAilSFOUNTAII•uRA:.~ MUHLENBERGIACAPIL.LARIS PINKMUHLY(l) LARGE ACCENT SHRUBS 15GALLON --- & 'ALOE Hf.RCUL~~-HI::RCULI:S TREE ALO!: (L) lOJ)I" "ALOEAFRICANA SPIN~ ALOE ~ 'AR~UTUS UNEOO 'COMPAClA'(MUlll IRUNK)-SlRAWBI:RRY lRI:I: (L) UASYLIRIONWHEEIERI-OESERTSPOON(VL) PITIO~PORUM TENUIFOLIUM 'SIVER SHEEN'· Sll VER SttEEN KU11UHU (L) INTERNAL COURTYARD MEDIUM SIZE MASSING SHRUBS &J", ~G.AJ.LON @3S' 0 C 20J, 15GALL0NiiJI46"0C ACACIAC 'C0LISINITT)-liTTLERIVI:HWAillt ANIGOZANTHO~ SPP ·KANGAROO PAW (L) BOUGAINVilLEAROS!oNKA ROSENKA80UGAINVILli:AilJ CALliSfEMON'UTHE JOHN-DWARf SOlliE BRUSH 1M) CARISSASPP NATAl.PLUM(M) CHONOiiOPETAlUMTECTORUM SMALLCI\Pt.I1USI-I DASYLIR!ONW~IEELERI UES!oRTSPOON(VL) lUPHOMYRTUS'REDOI\AGVN'-NEWZEAl.ANDMYRTLE PHORMILIMSPP NEWZEALMDflAX(MJ kHAPrliOIEP1SSPP YEDDOHAWTHORN(L) SALVIASPP-SALV!A(l) SENECIO OECAAYI MAOAGA~l.AR ~ENECIO(l) SENNAARTEMISIOOES-fEAfi-Jt:R~CASSIA{'/'1.) WE:.fRINGJ.I, 'BLUE GEM'-BLUE: G!::M COASf RO~tt.IARY (LJ WESTRINGIA 'MUNDI' MUNDI COAST ROSEMARY (lf INTERNAl COURTYARD SMALL SIZE ACCENT SUCCULENTS, GRASSES & GROUNOCOVERS 5u~. I GALLON@ :14" lJ C 50%5GAU00@36 OC AfONIUMSPP -AEONIUM1l) "AGAVE'BIUEGLOW&.BLUEFLAME' -AGA'-E(l) "Al.OESPP 'BLUEELP.ROOIKAPPIE','CYNTHIAGIDOt ALOE ilJ A$PARAGUSO 'MYERS FOXTAIL fERN(l) BOUGAIN',IiLLEA'ROSENKA'-ROSENKABOUGAIIlVILLEA(lJ BLJ!.SINE FRIJTE~CENS STALKED BULI!INE (l) CAREXTU'-lULICOlA-IJERKELEYSEDGE(L) DoANEILAC 'CLARITYBLUE'-ClARITYBLUEDIANflLAJL) D1ANELLATASMANICA VARIEGATA' VARIEGATEilflAXLILV(LJ ·~~STUCAM~!REI·ATLASFESCUE(l) PLANT MATERIAL LEGEND ~ !lllll1llll D CONSTRUCT lOr. f'~R CIVIL E/loGINEt:RS PlANS, C0LOR ANlJ ~IN ISH PROVI[kll WRING LONSTRUCTIONOOCUMt:NTPttASE ~~:~~A~O~~~F~6~~~~-j~~;:~T~~y(ct'E~IllEA (L)j~~~ Lt:YMUS C 'CAN~ON PRINC~-CIINYON PRINCE WILD RYE (l) LOI<IAtJDRAIONGIFOliA'BRC!::lE LM300PP154l.Q'-OWAfifMAII1U'oll(l) Ml!Hl ENBERGIA CAPILLARIS HAIRV AWN MUtll Y ILJ PENNISETU'-1'FAIRYTAILS' EVERGkEENFOUNTI\INGRASSil) PORTULACARLAAFRA '\IARIEGATA' kAINtlOW BUSH (VI! NOTE 1 PLANTMATERtA1SPECI~SIU~NTif~OWITH (')AREREFERENCEDINTHt&IU:.SSIRANCH MASIERPI.AN RECOMMEt;DEDPLAATLIST l WUCOL~ PLANT WATER NEEDS IDENTIFIED IN PARE~TiiESIS iH~IiiGH !M~OOEAATE l•lOW VL•VERY LOW1 EL CAMINO REAL SCENIC CORRIDOR TREES 'EUCAlYfiTUSDEGLUPTA-RAlNSOWEUCAlYPTUS(L)(15GAL)IL) 'EUCAL~PTUSCITRIADORA-LEMON SCENTE.DGUM (l~GAL j(L) 'EUCAl YPTUSMACULATA-SPOTIEOGUM (15 GAl.) (L) 8 'PLATANUSRACI:MOSA CALIFORN~SYCAM0RE(l4"BOX)(M) ® LARGE CANOPY TREES 'QUERCUSAGRIFOliA-C0ASTLIVEOAK(24'BOX)Il) QUERCUS VIRGINW'iA-SOUTHEkN LIVE OAK (14" &OX) (M) ULMUS PARVIFOUA DRAKE'-DRAKE'S CHINESE ELM (2~" 60X) (M) ~LARGE DECIDUOUS ACCENT TREE li\l 'PlATANUS RACEMOSA-CAllfORNIAS~CAMORE (15GJ\l) (M) 111 'PLATANUS RACEMOSA-CAl.IFORNIASYCAMORE (<4" BOX) (M) r-.\ EVERGREEN SCREENING TREE 121 \.:J.: 'lOPHOSTEMON COOFERTUS-BRISBANE BOX (15GALJ (M) :l:.fu SKYLINE PALM TREE 11 ~PHOENixO·MH.JJOO(_'.MEDJOOLDATEPALM(25BTttiiL) ~:, fJ/\ EVERGREEN SHADE TREE ~ CERCIDIUM ;(DESERT MUSEUM DESERT MUSEUM PALO VERDE TREE 124"BOX)j\IL) 52 O'Af<BUTUSX'MARINA'-MARINASTRAWSERRYTI{Ef(15GAL)(l) ACCENT TREE 0 PYRUS CHANTICLEER-CHANflctEER HOWE RING f'I:AR TIU:l: (24' BOX) (MI TA8E6tJIAIMPETIGINOtiA-f'INKTRUMI'ETTREE(24'BOX)(MJ ELEOCARPUS DtCIPENS-JAPANESE BLUEJ!ERRY ll'tEE (24' BOX) (M) r', \.:_I SMALL ACCENT TREES ALAUACOGNATA RIVERWATILE (14' BOX)Il) ACACIASTCNOPhHLA-SHOl:~TRINGACACIA(l4'80XIIl) 'CERCI$ CANADENSIS 'fOREST PAN:.Y fURE:.T PAN:.Y REDBUD (MI (14" 8UX1 tM) r.;v;";"l ~ D [QJ ROSMARINUS SPP, 'ROMAN BEAUTY'-ROSEMARY ~pp (l) ·SEI>IECtO MANDRALISCAE-BLUE CliALK STICKS (l) IGROIJNOLOVi:R! SESLERIAAUlUMNAliS -AUTUMN MOOH Gk.ASS SHADE CONDITION SHRUBS & GROUNDCOVERS 25~,1 GALLON 50%5GAllON&25'\ 15GAilON ASPARAGUS D 'MYERS'-FOXTAil F~RN (I) CARRISA M 'Gfil:EN CARPET' -GREEN CARPI: 1 NALAL i'LUM (M) jGROUNDCO\'f_Hj DIANELlA TASMANICA VARIEGATII' -VARIEGATEDfLAXLILY (l) lOMAN ORA LONGIFOLIA 'BREEZE lMlGO PP15.~2G'-f#/Af<F MAT RU!>II RHAPHIOlEPIS U MINOR YEOOO HAWTHORN TRACHELOSPERMUM JASMINOIDI::S STAR JA.SM1N£ (M) lli_HOUNOCOVOR! TURF & GROUNDCOVER GRASSES CAREXPRAI:GRACILIS,PLUGS@6"0C VINES 5GAilON 1!:!11 CL YSTOMA CAUISTEGIODES LAVENDER TRUMPET VINE 0 FICUSREPENS-CREEPINGfiG A. PYRO~ TEUlA VENUSTA FLAME VINE 0 0 ( ®) ' ' PlANTING IN PLANTER POTS ASPARAGUS RETROFRACTtJS ·MINI> A:.PARAGUS FERN EXISTING lANDSCAPE AREAS PER DWG# 400-!:IR & 400-SN ~Wo~~~~~u¥G~c~&~~~~~~~~~ING lOBE PROlECTtD IN PLACE, R•EXISTING TOilE RElOCATED TO LOCATION INDICATED) GRUI.INDCO\iER-TURFGRASStSHAILBEREMOVED!.REPlACED\IiiTHCAREX fRAEGRACILIS~HOMPLUGS<l!d"OC) ElCAMIIWREA1 RAf>HIOI EPJSiSAl.l ERINA (:.HALl BE REMOiiEO fA~ T VF GRAVEL l HAll) RAF-IiiOLEPISI BALLERINA(SHALLBEPROTECTEDINPAFI.t<WA'IJ 1ST ~UBMITTAl !lo/20, 10 <ND ~li&MITTAI. .!II.' loll~ jf(Q ::.UbMITTAl U~/11>/10 ·~ II 'illf h II ·· ~·e:r~ -~~\~: '~·:- ~M~~~-~ ''""' ,..,.d;!JI GROUNDLEVEL (j) :::::> o_Z ~<:( <:(_J 0(1_ Il-ofri zo ~6 (j)o (J)W wn_ o:::<:C roO 1-(j) <:(0 (J)Z <:(<:C >_J ~kuuuny ~ f- g<( _Jz ~a:: a::o f-u_ (/)-:J_J 0<( zo_ -o I<( Om Z(f) ~ri -<C (f)Q (/) w a:: ((} D•o'l!n [l~,ol~poH..nl ~ldlll-1"'"" o,~,..,~!>td1D«~~ 07t2III<016 ~-~~.!i Ch•ci.B1 D.a-..cBy &•diOila/',d(l lo~nMwli :':"''=.H••"-'>Y LAII{)~LAt't CONt.Et'l LC-08 PAVING MATERIAL LEGEND CJ -LJ CIJ ~ L::c_j GJ ~ tlilliill~ [_~j STABILIZED DECOMPOSED GRANITE PAVING STABILIZED DECOMPOSED GRANITE PAVING VEHICUlARtNSTAI-LEUWITHGI\!IVEI PAVEOKIVEABLE$UAFACEOARK IAN CONCRETE PAVING (PEDESTRIAN) INTI:.GRAL COLORED CONCA!:. II:. DARK GAAY WllH M3 TOPCA$1 FINISH) CONCRETE PAVING (VEHICULAR) INTEGRAL COLORED CONCRETE DARK GRAY WITH /IJ TOPCAST FINISH) CONCRETE PAVING (PEDESTRIAN) SAWCUT SCORED NATURAl GRAY CONCRETE WITH f3 TOPCAST fiNISti CONCRETE PAVING (VEHICULAR) SAWCUT SCOR£0 NATURAL GRAY CONCRETE WITH N3 TOPCAST FINISH ENHANCED PAVING ~TEGRAL COLQH. CONCR£: IE. STONE CONCRETI:. PAVERS OR PORCELAIN PAVER GRASSPAVE II POURUS PAVEMENT INSTALLONAGGREGATI:.SASlV'IIlHIURfPEI<.PlANTiNGLEGIONO PERMEABLE PAVERS CONS !RUCTION PER CIVIL ENGINEEHS Pl..MS, COlORANO ~INISH CONSTRUCT ION DOCUMENT PHASE I c! "~ 1iY if ~ "'"' <f ;!<' "u ~ • TREATMENT CONTROL BMPS ® BIOFILTRATIONWIIHIMPERMCAillELINIJl. ® UNOERGROUNOCISTERNtiMPSTORAGE NOTE 1 THE TREATMENT CONTROL NUMt!ER PROVtOEO LORR£~POND~ TO THE IDENTIFICATION PROVIDED ON Tt1E CIVIL ENGINEERS PlANS 2 SEE CIVIl ENGINEERS PLANS FOR DE TAfLS, GRADING AND CONSTRUCTION 3 ALL WATER QUAliTY BMPo ARE IDEfiTifiED ON THE CIVIL ENGit<EERS PLANS 4 ALL BMPs ARE DESIGNED FOR ~IOFil TRATION WITH AN IMPERMEABLE LINER AS IDENTIFIED ON THE CIVIL ENGINEERS PlANS 5 PlANT MATERIAL SElECTED FOR USE IN THE BMPo WILL BE APPROVED BY THE CllYOFCARLSBADOURINGTHECONSlkiJCliONOOCUMENTI'HASE PLANT MATERIAL LEGEND NOTE I PLANT W..TERIAL ~PEC.iES IDEt.TifiED WITH r1 AA.E REFERENI..EO IN THE 6~SSI RANCH M~TER hAN RECOMMENOEOPI.ANTLIST 2 WUCOLS PLANT WATER NEEDS 1DENT1HED INPAAENTtiESi~ Jff-1116H M•MOOERATE L -LOW VL·V~kY WN) TREco QTY .{:) EL CAMINO REAL SCENIC CORRIDOR TREES ~ "EUCAlYPTUS DEGLUPTA-RAINBOW EUCAL YP-fiJSilf{15 GAL J JLJ "EUCAlYPfUSCITRIADORA lEM00SCENTEOGUM(\5GAL)tL) 'EUCAl YPlUS MACULATA SPOTTED GUM (15 GAL) (l) 8 'PLATANUS RAt.EMOSA CAI • .IFORNIA SYCAMORE )24' BO:<.JIMI ® LARGE CANOPY TREES 'QUERCUS AGRIF6LIA-.C0AST LIVE OAK \.24" BOX) JL) QUERCUS VIRGININ4A SOUTHERN liVE OAK (24" BOX) {M) UlMU$ PARVIfOLIA 'DRAKE' DRAKI::'S CtiiNI::t>E HM 124" ~OX) (M) ~LARGE DECIDUOUS ACCENT TREE t9 "PLATANUS RACtMOSA ·CALIFORNIA SYCAMORE (15 GAL) jMJ 117 'Pl-ATANUS RACEMOSA-CALIFO+INIASYCo.MUkE (24'BOX) (M) r\ EVERGREEN SCREENING TREE 1ZI \.:.1.. 'LOPttOSTEMON CONFERTUS BRISBANE ~OX~15 WIL) 1M) l:fu SKYLINE PALM TREE 13 ~ PHOENIXO'MEUJQOL-Mi:DJ00LUAII::PALM(2~111ti)(LI ~ fJ/\ EVERGREEN SHADE TREE t> \._/l~ CERC!01UMX DESERT MUSEUM DESERT MUSEUM PAlO VERDE TREE Jl4" SOX) (VLJ 5Z 0 'ARBUTUS X 'MAkiNA'-MAHINA ~ IAAW~t:HkY TkEt (15 GAl I (LJ ACCENT TREE 0 PYRUS CiiANTICI.C.ER-CHANIICLEERfLOWERINGPEAA. TREE!.!~ BOX) (M) TABEBUIA IMIPETIGINU~A PINK TRUMPET TREE (l~' BOX) (M) ElEOCARPUS DEC1PENS JAPANESE Blut:BERRY TKEE (24" !!OX)IMI ,.., t.,:_l SMALL ACCENT TREES Ai..ACIA COGNATA-RIVER WATTLE (24' BOX) (L) ACACIASTENOPHYUA-St10ESTRINGACi>.CIA(l4'bOXJ(l) 'CERCISCANADENSIS'FORESTPANSY' FORESTPANSYf\EOBUO(Mj(.24"8UX)(M) SHRUBS, GROUNDCOVER & VINES OTY. 0 ~ 008 [2] - LARGE SCREENING SHRUBS t5G"~<)I5GALlON 50%l4'80X BAMBUSA DOLICHOMERITHALLA GKI::I:N SIHIPE BWWGUN llAMilOO i-14 IIOX) BAMBUSA OL DHAMII-GIAN,T HMI:IER BAMBOO (14' BOX) EL CAMINO REAL SCENIC CORRIDOR SHRUBS & GATEWAY RD ALICANTE RD TOWN GARDEN RO 10GAUON@b(l"OC AGAVE (FRANlOSINII WEBtRI REINERS ~ELECTION", WtWf::'S IUNGUI:!Il) CEANOTHUS 'DARK STAR' DARK STAR CEANOTI!US ~EIJOASEllOWIAI'iii-PINEN'PLE GUAVA OlEA"LilTLEOUE·OWARFOLI'IE RHAMNUSC 'EVECASE'-I..OFFEEBERRl'51~UB ~GALlON@UOC ANIGOLANTHOS "BIG RtO' -RED KANGAfWO PAW (L) CALLISTEMOO tiTTlE JOhN'· DWARF BOTTLEBRUSH (L) LEONOTISLEONURUS·liON'STAil PITIOSPORUM CRASSifOLIM 'COMPAL IUM' · KAIW SHRUB RUSMARIJiUS 0 'COLUNGWOOD INGRAM'-SHRUB ROSEMAHY SALVIAlElJl.ANTHA·MEXICANSAGE{l) EL CAMINO REAL SCENIC CORRIDOR GRASSES & GATEWAY RD ALICANTE RD TOWN GARDEN RD PLANTS IDENTIFIED WITH(') INSTALLED IN WATER QUAUTY BASINS (NO It ~INAL SELECliON SHALL BE APPROVED BY THE CIIY 0~ CARLS11AD) "NATIVE MOW FREE SOD' AVAILABlE@ S&~ SEEDS FESTUCAIOMJOENSlS IOAHOFI:SCUE(l) -FESTUCAOCCIOENTALIS WESIERN MOKHUMNE rESCUE Ill FESTlJCARUBRA MOLAll:f-ESCUEtM) 'NATIVE MOW FREE SOO ABOVE WITH (11 GAiL ON GRASSE~ @s 3G. U C "CHONDROP!::.lALUMELEFHANTINUM LARGECAPERlJSHil) 'FESll.I(A MAIRE I-ArLAS ~bCIJE 1LJ "PENNISETUM 'FAIRY TAIL~' FAlRY TAll~ FOUNTAIN GAA~S MUHtENBERGIACAPILl/IRIS PINKMUHlYil) LARGE ACCENT SHRUBS 15:0A~LON --& "AlOEHERCULES-HERCVlE~TREEALOE~ll • "ALOEAfRICAJ.JASPINYAlOE EJ ~ ~ [_-=:J rn 'ARBUIUS UNWO COMPACTA' (~1ULT1lfl.UNI\J STRAWBI::Rtly lkf:E (l) OAShiRIONWHI:tLERI·DE~EIHSPOONi'-lf PITIU~PURUM TENUIFOLIUM 'SIVER SllEEN'-SILVE~ SllEEN 1\UHUHU \LJ INTERNAL COURTYARD MEDIUM SIZE MASSING SHRUBS li0~.5GAlLON@3b"OC 20% 1~ GALLON@ 48' 0 C ACACIAC 'COUSIN Ill) -LIT IL~ RIVE!< WAIIL~ ANIGOZANTHOS SPP JO'JII<GAROO PAW (L) I!OUGAINVILlEA ROSENM ROSEN!<J, 60\JGAINVILLI::~ (lj CALLISTEMON 'LITTlE JOHN'· DWARF BOTTlE BRUSH (M) CARISSASPP NATALPlUMjM) CHONOROPETAI.UM TECTORUM SMALl CA~E RUSH DASYLIRIONWHEELERI DESERTSPOON(Vl) l(JPIIOMYRTUS'REODRAGON'-NEW?EALANDMfRTlE PHORMIUMSPP NEWZEALANOFLAX(MI RHAPHIOCEPIS SPP · YEODO HAV([HORN (Ll SALVIASPP -SALVIA(L) SENECIODECARYI MAOAGASLARS!:NI::CIOjL) SENMARTEMISIOOES FEATiiERYCASSIAIVl) WE~ TRIN61A 'llLUE GEM BlUE GEM COAS r RO~tMAKY Ill WESTRINGIA 'MIJNOI' ·MUNDI CUAST ROSEMARY Ill INTERNAL COURTYARD SMALL SIZE ACCENT SUCCUlENTS GRASSES & GROUNDCOVERS 5u',JGA!LON@24'0C 50'!..~GALLON@3tl"OC AE:ONIUMSPP AfONIUM(L) 'AGAVE 'BLUE GLOW & BLUE FLAME' ·AGAVE (l) "AlOESPP,'BLUEELF'.ROOIKAPPIE' 'CYNTHIA GIDDY' ALUE ]l) ASf'ARAGUSO 'MYERS'-FOXTAILFEKN(l) BOUGA!NVIlLEA'ROSENK.A'·ROSENKABOUGAINVIlLEA(l) BULBINEFRLITESl:ENSSTALKEOBULBINE(L) CAREXTLJMIJUCOLA I!ERKElEYSEOGE(L) DIANEllAC'CLARITYBLUE'-CLARifY8lUttJIANElLAjl) DIANELLA TASMANICA 'VARIEGATA VARIEGATED Fl.AX.liLY 1L1 'fESTUCAMAJREI ATLASFESCIJE\L) GREVILEAL PROt> IRATE'-PROSTRAIE WOOLf GREVIlLEA(l))GkVLJNUCU~~ LANTANA MOIHEFIDEilSIS ·TRAiliNG lANTANA (I) LI:YMUS C CANYON PRlr<C~' CANYON PRINCE 1\i'IUJ KY~ Ill LOMANDRAlON(,IfOUA 'BR~EZE lM3!l\l PP15,420' DWARf MAl kU~H 1L1 MLJHLENBERGI/I.CAPIUARIS HAIRYAWNMUHLY(l) PENNISETUM'FAIRY TAILS'·EVERGREENFOUNTAINGRASStl) PORf\JLACARIAAFRA 'VAAI~GAlA' AAIN1!0WBUSHi\rl) ROSMARINUS SPP . 'ROMAN BEAUTY'-RO~EMAR) SPP (II ·~ENECIO MAJiORALISCAE-BlUE CHALK STICKS Ill !GROUt'iOl.OV~ SESlER lA AlJTUMNAUS-AUTUMN MOOk GRASS SHADE CONDITION SHRUBS & GROUNDCOVERS 25% 1 GALLUN, 50~.5 GALLON t.l5% 15 GAl LUN ASPARAGUSD 'MiERS'-FOXTAil Ff.RN(LI CARRISA M 'GREEN CARPET' GREEN CARPET N~lAL PlUM !M) @UUNOC\JVERJ OIANEllA TASMANICA 'VARI~GATA' -VAI<IEUAI£0 fLAA LILY \l) LOMANDRA LONG1fOLIA 'BREEZE lM1VG PP1S 42G'-DWARF MAT rlU!:.H RHAPI\IOlEPISU MINOR 'tEDDOHAWfHORN TRACHELOSPERMUM JASMIN01DES STAR JASMINE (Mi 1GRUUNDCUI'E!!) TURF & GROUNDCOVER GRASSES SOD, ~EA:::.fiORE PASf'~lUM CARU. PKA~GRACILIS, PLUGS .1i! a· 0 C VINES 5GALLON 11!::!1 CL YSTOMA CALLISTEUIODE~ LAVWOER TRUMPET ~INE 0 fiCUSREPENS CRfEP1NGfiG A PYf<O~TEGIAVENUSTA-fLAMEVINE 0 8 (-::-\ I~ I ' ~ PLANTING IN PlANTER POTS EXISTING LANDSCAPE AREAS PER DWG# 400 BR & 400-6N GAlEWAY ROAD AliCArHE ROAD & TuWN t>AKUENRJAO fREf;pQoocARP"u"SGR/1-CIUOR p::;RfiWIQWD~EXJSTING 10 ~~ r>HOitC II:U INPIAC~ R=~:<.ISTING TUBE REIOCATW TU LOCATION lt<lliCATEO) GROUNOCO<ER =TURF GRASS jSIIAlL BE REMOVED & Rt.PIACtD WI fl! (;AktX PFV\Ec_,RACILlS F~uM PLUGS @ 8' 0 C I H (:AMI~IOREAL RJiPH~EP~SALLEHINA!~rtALL CE REMOVtO EA~T Of GRAvEL I RAIL) R,>J>HIOLEPISI BALLERoNA(Sr!AliBEPROTE(;TEOINPARI<oVAYI F4, w·~ • ,.viA!i GROUNOLEVEL U) :::> o_Z ~::1 <(o_ 0 Il--0~ zo C26 U)o U)W wo... O:::<( coO 1--U) <(0 U)Z <(<( >_J l\--·· ?\. x 7\ ~l<llli•"'Y ~ f- g<( _jz ~0::: o:::o f-LL (f)-:::J_j 0<( zo_ -o I<( Om Z(f) (?~ -<( (/)O (/) w 0::: m 0~"':1" o~,.~"~"'"''t Ooa\'oo,B, J~~·:~k=~~ lAND~(. At'~ CONCEf'l ~ I dill" r ~ LC-09 II : MATCHLINE SEE SHEET LC-08 iHI'RESSUI<E&A.S~ly.·_ Ll!lE!EASEt.IENT - SHRUBS, GROUNDCOVER & VINES _______ _ QTY. 0 ~ 008 [I] - LARGE SCREENING SHRUBS {50\,)15 GAllON, 50% 24"&0X llAMEilJSA DOliCHOt.1t:RITHALLA-GRH:N Slkil'l:: BLOWGUN ~AM~OO (24" t!OX) SAMBUSA Ol_fJI-JAMJI. GIAJ-IT TIMBER BAMBOO {24' BOX) El GAMINO REAL SCENIC CORRIDOR SHRUBS & GATEWAY RD ALICANTE RD TOWN GARDEN RD 15GAU.0N@~ItOC AGAVE {FRANZOSINU WEII~RI HI::IN!:RS SELECTION', WHAI E S TONGUE) ll) CEANOTHUS'DARKSTAR'-OANKSTARCEANOTHIJS FEUOA SELLOWIAtiA. PINEAPPLE GUAVA OLEAllnLE OUE · OWARFOLIVE RHAMNUS C 'EVE CI\SE' · COFFEESERRY ~HRUB 5GALLON@4.2"UC ANIJOZANHIOS 'BIG RED' -Hi:O KANGAROO PAW (l) CALLISTEMON 'llnLE JOHN'-DWARF 80TTLEBRUSI-1 (l) l EONOTIS l EONURUS LION'S TAIL PlnOSPORUM CRASSIFOLIM'C.OMPAClUM 1\AROSHRUB !iO.SMARINUS 0 'COLLINGWOOD INGRAM'· SHRUB ROSEMARY SALVtA LEUCANTHA ·MEXICAN SAGE (l) El CAMINO REAL SCENIC CORRIDOR GRASSES & GATEWAYRD ALICANTE RD. TOWN GARDEN RD PlANTS IDENTIFIED WITH(') INSTALLED IN WATER QUALITY BASINS (NOlE. FINAl S~LE.CTION SHAll i3l APP!iOVELJ BY fHE CITY 0~ CARLSBAD) "NATIVE MOW FREE SOD' AVAILABLE @ S&S SEEDS -FESTUCA IOAHOENSIS -IDAI-10 FESCUE (l) FESTIJCA OCODENlALIS WESTERN MOKELUMNE FESCUt Ill FESIIJCARUBRA MOLAIE:fESCUE(M) 'NATIVE 140W FREE SOO ABOVE WITH (1) GALLON GRASSES@ 3D" 0 C 'CHONOROf'~ TALUM ELEPHANTINUM-LARGE CAf'E RUSH (L) 'f~SfUCAMAJREI-ATLAS FESCUE (L) ·PENNISElUM 'FAIRY TAILS'-FAIRY TAILS FOUNTAIN GRASS MUHLENBERGIACAPILlARIS PINKMUHLY(l) LARGE ACCENT SHRUBS 15GAiLON -- ..&_ 'ALDEHERCUltS-HtRCULESIRtEAlOE[q • 'ALOE AFRICNIA ·SPINY ALOE ~ 'ARBliTUS UNEDO 'COMPACTA'(MULII TRUNt\) STRAWBERRY TREE (l) OASYIIRION WHEHER1 ·DESERT SPOON IVL) PITIOSPORUM fENUIFOLIUM 'SIVER SHEEN' SilVER t>HEEN KOIMIU (l) INTERNAL COURTYARD MEDIUM SIZE MASSING SHRUBS 80%50ALL0N@3ii"UC 10% 15GALl0N@~8"0C ACACIAC 'COUSINIIT)-Uill~ RIV~K WATTlt. ANIGOZANTHOS sPP -KAI-fGAROO PA'Io [l) BOUGAINVILLEA ROSENKA-ROSENKA BOUGAINVIlLEA !LJ CALLISTEMON 'liHLE JOHN'· DWARF BOHLE BRUSH (M) CARISSASPP NATAI.FlUM[M) CHONDROPt.IALUM T~CTORUM ·SMALl CAP~ RUSH DASYLIRION WHEElER!-DESERT SPOON (VL) I Of'HOMYRlUS 'REO DRAGON' NEW ZEAlAAO MYRTLE PHORMIUM SPP ·NEW ZEALAND FLAX tMI RHAf'HIOLEPIS SPP-YEDDO HAWTHOHN il) SALVtASPP·SALWI(l) SENECIO OECARYI MADAGASCAR SENECIO (l) SENNA ARTEMIS lODES· fEATHER¥ CASSIA {Vl) WESTRINGIA 'BLUE GfM ·BlUE GEr.l COASTROSHIARYll) WESTRINGIA 'tdLINDI' MUNDI COAST ROSEMARY (l) ~ ~ ~ D ITIJ INTERNAL COURTYARD SMALL SIZE ACCENT SUCCULENTS, GRASSES & GROUNOCOVERS 50%1GAlLOH@24"0C 50%5GAllON@:lci"OC AEONIUMSPP Af(JNIUMilJ 'AGAVE lllU!:GLOW&BlUEfLAME -AGAVE ILl 'ALOESPP 'BLUEELF',ROOIKAPPIE' CYNTH~ GIDDY-AWE ill ASPARAGUSD 'M'r'ERS'-FOATAlLFERN(L) BOUGAJNVILlEA 'ROSENI\A'-ROSI:NI\A BOUGAIN~Illt.A (L) BULSINEFRUTESt.:ENS-STALKEOBULBINE(L) CAREXTUMULICOLA-BERKELEYSEDGE(l) DW<ELLAC 'CLARlTYBllJE'-CLARITYBLUEOIANClLAILi DtANELLA TASMANICA'VARIEGATA ·VARIEGATEOHA.XLILY(l) 'FESTUCAMAIREIATLASFESCUE(L) GREVIlEAl 'PROSTRATE' PROSTRATE WOOLYGI{EVILLEA(Ll~~ LAtHANAMONTEFIDENSIS-TRAILINGLAATANA(L) LEYMUS C 'CANYON PRINCE'· CAAYON PRINCE WILD RYE lll LOMAN ORA lONGIFOUA 'BREEZE LM3CO PP15.420' DWARF MAT RU5H (ll MUHlEN~ERGtA CAPILLAfll$ HAifl.Y AWN MUhl Y (LJ PENNISETUM 'FAIRY TAILS'-~VERGREEN FOUNTAIN GkA~~ (l) f'ORTUlACAruAAFRA 'VAAit.GATA' RAINBOW BUSH IVL) ROSMARIMJS S.PP. 'HO~ BEAUTY'-ROSEMARY SPP (l) 'SENE\)0 MANDRAliSCAE • Bt UE CHALK STICr<S IL) IGROUNDCO~ SESLERIAAUTUMNAJ.IS AUTU,.,... MOORGRA"S SHADE CONDITION SHRUBS & GROUNDCOVERS 25% 1 GALLON 5()~, 5 GALLDN & 2M', 15 GALLON ASPAKAGUS D 'l,mRS' • FOXlAIL fERN (l) CAkRISA M 'GREEN CAHPET' ·GREEN CARPET NATAl PLUM tMIIGKOUNDCOVER! DW<ELLA TASMANICA VARIEGATA'-VARIEGATED FLAX LILY ll) LOMANOAA LONGIFOLIA 'BREEZE. LMlOO Pl'15 ~20 DWARF MAT HUSH RHAPHIOLEPIS U MINOk YEIJOO HAWTHORN TRACHELOSPERMUM~MiNOtDES STAR JASMif'oiE(M) ~~ TURF & GROUNDCOVER GRASSES SOD,SEASHOREPASPALUM CAREXPRAEGRACiliS,PlUGS@8"lJC VINES 5GAllON E3 CLYSTOI.IA CALLISlEGIOOES • LA'o'tNOER TRUMPET VIN~ 0 fiCUSREPENSCREEPif.lGFIG A PYROSTEGtAVENUSTA-flAMEVlNE ® 0 ~ ® : ' ' PLANTING IN PLANTER POTS ASPARAGUS RETROfAACTUS MIND ASPARAGUS F~RN EXISTING LANDSCAPE AREAS PER OWG# 400·8R & 'I00-8N ~~:!_~AliCA/!llROAD&.TOVYNGAROENROAD TREE~ POOOCARPUS GAACILIOR (X= REMOVED E•EXISTING TO BE PROTECTED IN PlACE R•EXISTING lOSE RELOCATED TO LOCATION INDICATED) GROUNOCOVER • TURF GRASS (SHALL BE RE:MOVED &. REPLAC~O WITH CAREX PRAEGRACILISFROMPLUGS@O"OC) ElCAMINOREAL AAPHIOlEP~BAIHRINA(SHAl.L BE HEMOVWEAST 01-GRAVEL TRAIL) RAf'HIOLEPlSI 6ALlER!NA(StiALl5EPROTECTEDINPAAJ<.VIAY) ~m~~~G\ -,~ ----- --------------- MArcHL!Nf Sff SliEfT LC-Io '/~ ..... I I _,_--__ '-i-1' ;/1 I: / Q I I d/ I a:: 1 r <:_h/ &!~ 01 I ~j I 20} ~ I; f I' i II ( 0/ v i I PAVING MATERIAL LEGEND PLANT MATERIAL LEGEND I Pl.-1\NT MAl tRIAl. SPECIES IDEtHif"~D WITH rJ ARE REfEf<.EI«:W IN IHO ~KtSSI RANCH W.Silk PIAU RtCOMMEI\OtDPLANTLISf 2 WUCOLS PlANT WATER NEEllS 10ENTIF1EO IN PARtNlH~~IS (H-HIGH M-MVOERAIE L-LOH VL-\'ERY LOI\'1 TREES QTY _r· "\. El CAMINO REAL SCENIC CORRIDOR TREES ·-··-····--··----···--· _,., j <:u.._......_,,.,u;ouc:uLur-,,., RAINBOWELICALYPTUS(l){15GAL)(l) ._....,/ 'EUCAI. YPTUS CITRIAOOkA · t EMON SCENTED GUM (15 GAL ) (L) 'EUCJ\LiPTUSMACULATA-SPOTIEDGUM(lS(.;AL)(L) 8 'PLAlANUSHACtMOSA· CALifORNIA SYCAMORE (24.EIOX)(M) ® LARGE CANOPY TREES WERCUS AGRIFOlii\ COAST LIVE OM (i4" BOX) ill QUERCUS VIRGIN lANA SOlJTiiERN Lll/f: OAK (14' BOX) (M) ULMUSPARVIFOLIA 'DRAKE' DRAKE.5Cti1NE~E ELM (l~" BO..:) tM) ~LARGE DECIDUOUS ACCENT TREE tii 'PLATANUS F<ACEMOSA CALIFORNtA SYCAMUf-cl: 115GAL )(MI 117 'PlATANUS RACEMOSA CALIFORNtA SYCAMORE (24" BOXJ (M) r-:\ EVERGREEN SCREENING TREE 121 \...J.. "LOPHOSTEMON CONFERTUS BRISBANE BUX {15 GAL j tMJ ~ SKYLINE PALM TREE 1~ ~Pil()ENIXD'ME0.)()0l'-MEDJO<JLDATEPALM(<5'BTH)(l) 45 ;::]/\ EVEKGH.EEN SHADE TREE ~ CtRCIOIUM X DESE:RT MUS~UM·OESERT MiJSEUM PALO VERDE IR.El[2ol' BOX)[VLJ 52 0 'ARBUTUSX'MAKINA'·MARINASTA.AWBEKRYTREE(l~GAL)(l) . ACCENT TREE 0 PYRUS CttANHCl!:ER -CHANTICL~tR f-LllWEHIN(>!'EAR TREE (24' ~OX) (M/ TABEBUtAIMPETlGINOSA PINKTRUMPETTREE124'BOX)(M) HEOCARI-'USOtCIPEN!> JAPAN~6EBLUttu:RRYlfi.EE(24'60X)(M) "' \.:_,_! SMALL ACCENT TREES ACACIACOGNATA · RIVERWAl ILE t<4· BOll) ill ACACit.STENOPHYlLA-:.HOESTRINGACACIA{l4"BUJ\I(L) 'CERCISCANADENSIS'FORESTPAI>I~Y FORESTPANSYREOBUOtM)tl4"BOX)tM) D -D [JJ D D STABILIZED DECOMPOSED GRANITE PAVING STABILIZED DECOMPOSED GRANITE PAVING VEHt<;ULAR IN~TALLEO WITH GRAVEl PAVE ORIVEAillE ~URfACE DARK TAN CONCRETE PAVING (PEDESTRIAN) INTEGRAL COLOREU CONCRETE OARr< GRAY WllHPJ li.JPCA~l HNit>H) CONCRETE PAVING (VEHICULAR) INTEGRAl COLOHE:lJ CONCR~ Tt DAitK GRAY WITH pJ WPCA51 f-INISI1J CONCRETE PAVING (PEDESTRIAN) SAi'ICUl ~COfi.EUNAlUH.AL GRAY CONCkEfE: WIIH~J IOPCASTHNISH CONCRETE PAVING (VEHICULAR) SAWCUT SCORED NATURAL GRAY CONCRETE WITH 13 TOPCAST fiNISH ENHANCED PAVING lNTE(>RAL CULOkCONt:RETE ~TONE, COOCRETE PAVERS URP0RCElAlN PAVER ~~w~~H~ ~~~~~~!~~E~~B~~~~~~~EP~;~NTING LEGEND PERMEABLE PAVERS [~] CONSTRUCTION PER Cl~ll B<GIM:I::R~ PlANS COLU!i AND FINIS/! 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S ~ ~~~~~;~~Na~~~~~A5R~~~E~ET~~i~g~~~g~~~~~~~~~~~c~s --·r= '-. -"'·' ---~--~ A, •• ····-r-. ~> ' lo IOENTIFIEOONTHECIVILENGINEERSf'LANS j•, _Qt-I 1 't _':( _____ ., ~/ .. ~. -~----·-~ ~---'.-.--~ 11! 4ALLBMPsAHEDfSIGNE:DfORBIOFLTRATIONWIIHANIMP~RMEABlEliNER4.S I I l 1 . ' -~;;.;.-·' , ·V. 5 PlANTMATERIALSELECTEOFORIJSEINTtiEBMPsWILLBEAPPROVEDBYTKE ~ J ......-_..,___.. _ ,. -,......:. -·· CITYOf-CARLSBADDtiRINGTHECONSTRUCTLONOOCUMENTPMASE -If _, ,:~f~-::-;.. "'::::~--=~~=--:::~-~~~-·~--::----·----~"~. .-""'1 SHRUBS, GROUNDCOVER & VINES QTY 0 ~ -00 ®8 CIJ f!llijjf:!j ~ lAk.GE SCREENING SHHUBS (OVi,)\5\:IALLllN ~'._.!4'60A BAMBUSA DOLICHOM~RifliAI tA Gk~!::N ~I HIP~ Ill UWGUN IIAM!JOO 12~· BOA) BAMBUSA OLOiiAMII GIANT TIM<!ER BAMBOO 1<4" BOXJ EL CAMINO REAL SCENIC CORRIDOR SHRUBS & GATEWAY RD ALICANTE RD TOWN GARDEN RD 15GAUON~60' OC AGAI/E{FRANZOSINII Wl::bt:HI'Ht:INt:Rt.SElEC!ION' Wl1All::~ JONuUI::)iL) ~wEANOTHUS'OARI\STAR' DARKSTARLEANOTHUS FE1JO~.S!:UOWIANA PINt:APPLEGUAVA UlEAIITilEOllE OWARFOLIVE RtlAMNli::. C 'EVE CA~E COffEEBf.RRY SliRUtl 5GALLOO•,r{IU0(.; ANIGO..W.TiiO::. BIG Kti.l R.ELJ KANG.•JWO I'IIW !LJ GMLISTEMON II TilE JOHN' DWARF BOTit EBR\)511 (L) LEONOTIS LEONUR.US LION'~ TAll PITlOSPORUM CRASSIFOLtM 'CUMI'ACltJM'-KAkU SKRUI:I KOSMAkiNUS 0 'COlliNGWOOD INGRAM'-StJRUB ROSEIAAkY SALVIALEUCANTHA MEXICAN SAGE(L) EL CAMINO RI:.AL SCENIC CORRIDOR GRASSES &GATEWAYRD ALICANTERD TOWNGARDENRD PLANTS IDENTIFIED WITH(") INSTALLED IN WATER QUAliT"' BASINS (NOH: FltlAi SElt:UION ~hALL BE APPRO\I!:li ~y litE CIIY 0~ CARLSBAD) 'NATI\IEMOWFREESOO'A\IAILABLE@S4SSEEDS f!:Sll!CA liJAHOENSIS -IDAHO FtSCU~ (l) 1-~SIUCAOCCiDENTAliS-WESTERNMOKf.LUI>Ul!:l-tSCUt(L) FESTUCARUBRA MUIAlEfESCUE(M) NATIVE MllWFREE SOD AfWVE WITH(1) GALLON GRASSES@ Ju'OC 'CHONDROPEIALIJMElEPhANliNUM LARGE CA~~ RUSH(l) 'F~SliJCAMAIREI-AfLASFbCUE(L) 'PENNiSETUM'fAIRY TAtl$'-fAIRYTAILSfOut-JTAINGRA~S MUHU::N8f:RGIACAPilLARIS-PINf..MUHLY(LJ lARGE ACCENT SHRUBS 15GALiON • 'AlUEHEHCULE$ ri~RI.-IJLESTHEEALOEllJ 1iF "ALOEAFRICANA SPIN\ ALOE [Nj ~ ~ D ~ ~ 'ARBUTUS LJNI:oOO 'COMPACTA (M<llfi·TRUNI\i· STkAWBERRY TR~t: (L) DASYLIRION WHEElER! DESEkT .SPOOO (VII PITIOSPORUM TENlJlfOLIUM 'SIVER SHEEN' $1LVI:oR SHEEN KUtRIHLI (l) INTERNAL COURl'r'ARD MEDIUM SIZE MASSING SHRUBS ~f!1, 5C.ALLON~31J'OC 20%15GALlON@4a·oc ACACIAC 'COU$1NITT)·LITIIERIVERWATTLE ANIGOZMTHOSSPP KAI\>UAROOPAWill bOUGAINVIlLEAROSENAA·ROSENKABOUGAtN\IILLEAill CAlLISTEMON 'LITTLE JOHN'· DWARF BOTILE BRUSH 1M1 CARISSASPP NAlALPLUM(M) CHONDROPETALUMTECTORUt.l SMALLCAPI:.RUSH DASYliRIONWIIEELERI-DESERTSPOON(VLi LUPHOMYRTUS 'RED DRAGON'-NEW ZEALAND MYRTLE PHORMIUMSf'P -NEWZE.ALAN!lFl.AX(M) RHAI'HIOLE.PISSPP·YEIJDOitAWTHORNill SAL\~SPP ·SAL~IA(l) SENECIO DECARli-WIDAGA~GAR SENECIO (LI SENNAARTEMrSIOOES-fEATHERYCASSIAjVl) WESTRINGIA 'BlUE GEM'-BlUE GEM COA~T ROSEWI<Y il) WESTRINGIA 'MJNDI' MUNDI COAST ROSEMARY {l) INTERNAL COURTYARD SMALl SllE ACCENT SUCCULENTS. GHASSES & GROUNDCOVEH.S SG'/OIGALLON@24'0C 50% 5GAUON@36" 0 C AfONJUMSf'P ·AEONIUM{L) 'AGAVE '6LUE GLOW &BlUE flAME' -AGAVE ill 'ALOt:SPP, BlUEElF',ROOH\APPIE' CYNTHIJ>.GIDDY" ALGI: il! ASPAkAGLJSD 'MYERS'-FOXTAILf~kN(L) BOUGAINVItl EA ROSENKA' · ROSENKA BOUGAINVlll EA(t) 6UlbltlEfKUTESCENSSTALI\EOBULBINE(l) CARI::XlUMUliCULA·BERKELEYSEOGEill D\ANELLAC 'ClARITYBtUE'·CLARIT'I'BlUEOIANEllAtl) DIANElLA TASMN'-llLA'VARIEGATA' VARIEGATED flAX LilY ilJ 'Ft.STUCAMAIREI·AHASFESCUE(l) GREVIlEAl 'PRO$TRATE' -PROSTRATE WOULY GKf.VIlLEA(l)~Q~~ lANTANAMUNTEFIDfNSIS TRAILING LANTANA(l) lEYM1.JSC 'CANYONPRINCE'·CANYONPRINCEWILORYE(lj t OMANDRA lOOGJFOliA 'llk~ElE lM3i)(J PP15 420' DWARF MAT RUStl (l) MUHLENBERG!A CAPlLLARIS-fWRY AWN MUHL Y tl) PI::NNISETUM fAIRY TAILS' EVERGkEENI-OUNTAINGkASS(l) PORTULACARIAAFRAVARii:GATA-RAIN60WBUSH(Vl) ROSMARINUS SPP 'RUMAN 6E"-UlY' ROSEMARY SPP (l) 'SENECIO MANORAI.ISCAE BUJE LHALK SliCKS {LI !GROUNOCO~ S~SLERIA AUIUMNALIS-AUTUMN MOOH GRA5S SHADE CONDITION SHRUBS & GROUNDCOVERS 25'1.1GALLON.50%5GAI.l0N&l5" .. 15GALLOO A5PARAGUSD 'MYERS'-FOXTAil FERN(LJ CARRIS AM GkEEN CAAPI: T -GRI::I::N CARI'f.T NATAl PLUM iMJ]GkOUNUCOI/I::R, OIANEUA TASMANICA \IARIEGATA' \IARIEGAIED flAX LilY (l) LOMANOAA LONGIFOUA 'BREEZE, LMJOU PP15 420 -DWARF MAT RUSH RHAPHIOLI'-P!S V MINOR YEDDO HAWTHORN TRACHELOSPERMlJM JA::>MINOIOES ·STAR JASMif\11: (M) !GROUNDCOvEk) TURF & GROUNOCOVER GRASSES SOD SEASIIORI:PASPALLJM CAkH.I'RAEGRACiliS PLUGS(!l6"0C VINES 5GALL~ ~ CLYSTOMACALLISTt.GiOOI::S-LAVi:NLJfR I RUMPE 1 VINE 0 fiCUSREPENS-CREEPINGfll> A, PYROSTEG~VEtlUSTA FlAMEVINt: G G 1'--., ( ®: ' ' PLANTING IN PLANTER POTS ASPARAGUS RETROFR.ACTU:. MoNG ASPARAGUS FERN EXISTING LANDSCAPE AREAS PER DWG# 400-BR & 400-BN GATEWAY ROAD ALIGANTE R(JN)4 TOWN GARDEN ROAD TREE •PODOCARP\JSGRACILIOR(X•REMOVED.E~EXISTINGTOtll:.f'kOTE.CTEO IN PLACE R=EXISTINGTOBERElOCATEDlOlOCATIONINDICATii'OI GROUNOCOVER = TURf GRASS tSiiALL BE REMOVED & REPLACED WITH CARE X PRAEGRACiliS FR0M PLUOS @ 8" 0 C) HCAMIUOREAL ffAPHioiEPiSiliALLERINA iStW.L BE REMOVED EA:.i uF GRAVH TRAil) I<Af't110LEPISI6ALlEkiNA(SHALLBEI'ROTECfi:.DINPAfO(WAY\ ~~···· •• ""ilHii GROUNOLEVEl (f) =>z Q_<(N ::2!_J~ <Cn_o 01-~:::f :r:: Q_ ::;!; ~ ow n::o ZO~!:!:: <( z ::l <i! 0:::::0 oo z_ (f)o;:~ (f) w 0 []) wn_ z~ 0::: <( ~ n:: coO -<C (f) ~0 l-ow <Czn:: (f) []) <(<( _ _J > !\-···· 7\ .. K- C::~ .. l\~--- f>r..wun~o~ Do>yo 0~'~"-'~""'"l p,.,,u,..,. Q,,..,,n~ ~tortD"'" U/,<&12010 PloiD..t• ~-~-~~1511016 Cloac>.By D1ownB1 Bl•~L~nahan !do\MOHIO -~'':'~R ... k.<~r lAND~(. APt Cl)NCEPT 11 'II' h LC~ 11 15TSU6MIDAl Ool.i0!16 LND :,tJb~UTIAI. \lllllo!lb .>1<0 ~UbMIITAL 0'1110110 ($ II :-"~·~·~· 11 '" "" j; I !/ ~~r~~~f~l:£;;: !§it:J/ ., .. ·;!?£]/~ / lr _?jj;), /r.z~-~!7/n•f!l.J;:.~).--:-,,-_,_,_!_,:.' ~~~,;:(.,: ~,h~ ::2:./. /3 / &BFUTOKEMAJN tMETER11460l;3\JJ, METERS RECYCLED WATER USE LEGEND SYMBOL DESCRIPTION RECYCLED WATER USE AREA PROPOSED (MAINTENANCE BY OWNER) RECYCLED WAlEK USE AKEA WITHIN THE CITY RIGiil OF WAY (MAINTENANCE BY OWNER) NO POTABlE WATER IS PROPOSED FOR IKRIGATION ON THIS PROJECT ~.,,jill GROUNDLEVEL (f) =>z 0....<(0J ~_J 'li: <(o.._ 5 01--_l<( :r: 0.... :;i z 0 w 0::0:: zo 1--[2 ~z ~::J 0 0<( zo cnOi6 (f) w 0 ;ii wo....z(j) 0::: <( ~ c2 (1)0 -<C (f) (f) 0 t-o~ <( z 0:: (f) co <(<( _ _J > Plaw101~ [)~"11"0"'"''-'~'"'"''1 0'"""'11 ~t..10olo lll~t012Uo6 P~l~ ~ttii<UI~ Ch•.:>B1 o .... .,e, Su~l~nahan l<li,Muw• l:"""~f<~~~.! 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LOW & MODERATE WATER USE PLANTS IRRIGATION=HUNTER DIRECT BURIAL DRIP IRRIGATION HYDROZONE (SLA), 105 010.sq ft. PLANT MATERIAL LOW & MODERATE WATER USE GRASSES IRRIGATION-HUNTER 'MP ROTATORS' LOW FLOW IRRIGATION SPRAY HEADS, A SINGLE LINE OF DIRECT BURIAL DRIP IRRIGATION SHALL BE INSTALLED CENTERED BETWEEN SPRAY HEADS AND ANY PAVING SURFACE. SPRAY HEADS SHALL BE LOCATED 2' FROM ANY PAVING SURFACE (SEE NOTE BELOW) HYDROZONE I,Sl.A), l2..lli SO 1-1 PlANT MATERIAL LOW WATER USE TURF GRASS IRRIGATION"'HUNTER 'MP ROTATORS' LOW FLOW IRRIGATION SPRAY HEADS. A SINGLE UNE OF DIRECT BURIAL DRIP IRRIGATION SHALL BE INSTALLED CENTERED BETWEEN SPRAY HEADS AND ANY PAVING SURFACE. SPRAY HEADS SHALL BE LOCATED 2' FROM ANY PAVING SURFACE. (SEE NOTE BELOW) HYDROZONE (SLA). ~1 SOFT PLANT MATERIAL. MODERATE WATER USE PLANTS INSTALLED IN SHAD!:: AREAS lRRiGATION=oHUNTER DIRECT BURIAL DRIP iRRIGATION TOTAL SQUARE FOOTAGE (SLA) 1Q.l..ll.§: SQ FT HYOROZONE (SLA), (624) TREES PROPOSED (TREE BUBBLERS (2 PER TREE) SEE LANDSCAPE CONCEPT PLAN FOR TREE LOCATION WATER CONSERVATION NOTES: All IRRIGATION SHAll INCLUDE EFFECTIVE AND EFFICIE:NT WATERING METHODS UTILIZING HUNTER 'MP ROTATORS' LOW FLOW IRRIGATION SPRAY HEADS AND DRIP TUBING 2 ALL IRRIGATION CONTROLLERS SHALL BE WEATHER BASE:D AND INCLUDE AUTOMATIC RAIN SHUTOFF DEVICE 3 All PROPOSED PLANT MATERIAL ARE CLASSIFIED AS "LOW OR 'MODERATE' BY WUCOLS (WATER USE CLASSIFICATION OF LANDSCAPE SPECIES) 4 ALL PLANTING AREAS SHALL RECEIVE REGULAR MAINTENANCE AND MANAGEMENT TO MAXIMIZE HEAL THY GROWTH 5 DK!P IRRIGATION SHALL BE USED FOR ALLIRH.IGATED LANDSCAPE AREAS WITHIN 2' OF IMPERMEABLE SURFACE AREAS OVERHEAD SPRAY IRRIGATION SHALL NOT BE INSTALL ED WITHIN 2' OF IMPERMEABLE SURFACES ~~~::.:~:::··~~~;;,:;;;::~:-;ol Hjo<l•~•"'••' •,tu ,., ... ,.,.., V< "'""""""""'"'" ;:.:,.;.:,,';'~w:~~· .... ., .. ,..,v, ..... , ... 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C!l ' '' I z S2 • ~ j I H ll 25 :z z :i 00 I !! ~ !i~ I 'h•' ~ ';;._,~~ 0---- 0-- 0- o-- o-- 0--- 0-- NV1d l:IOOl.::l Z l3A3l S·d 3l:l~nl::l.l.S ElN()II:!Vd \fO 'Cl\f8Sli:IVO 6-G SlOl -40Uelj !SSaJ8 lese!A I i rn w ~ b i z ~ w a: l ~ ~ ::::J i I a: !;; ' ~ C!l '~ z S2 ~ ~ ! --- ' IIJ I i i 0 .i I , i , •i' I I i ~ ? --+J:J u ;~ ( s:::::: ~ ...J ~ :z w a: ~ ::::J a: !;; C!l z S2 ~ 9 9 9 cp C? 0--- PARKING STRUCTURE P-3 -LEVEL THREE n ft t....i--t..__j' MAJORSDP ~ SUP~ TPM(MS) ~ NON-RESIDENTIAL PUD ~ MINOR MASTER PLAN AMENDMENT (MP) _1lD(!g_ P-3 PARKING SffiUCTURE COUNTS ~ .. ~ PARKING SffiUCTURE LEGEND CVI.t'»TY .... >JN~>'III.l.o '"'''"c"" .. ' {f.i u~ {ff4111 ;TIJtlr.l PARKING SffiUCTURE NOTES ·'·'~ l"·\·Ar<.hltett~ ~=\~~""" c, .... o.,. ~'" ~~~;;-::~~ Wid Bfffi~\ ~:t''"":') ~;.$ ()) ~ I a: C\1 0 !B ~ 0 "' _J < ..J +-' I u_ ~ ro..ci"? C/)Ocno. ct1 c~w >n:s~~ a: :::l -u; (/) ~ r::o R~miun Dales ;s--~;~.~" .,.,. z;;: ~""'~";:-;;;;;; ~------ ~-- A- ISSJ&Oales ~ ~ S2 ~ Pko~nm~ Ob/10/1016 o...oynO..velup•ro .. ,! hii,.CI>..._. ASNUTEO --------- !5Ul75A ----~ Sro=oiNu",Dor P3-102 1 ! i ~ i~ ~ ~ -1 ~1 ~I~ ~; * ~ ' ' ; ' en !z I· ~ " ~ ... iD c IL ::;) :> :::1! :> l. 0 .. ~ ... (.) ~ l I !z w w a: I,. .. :::1! ~ c z ffi w ~ ::::l a;: a: z ~ t; I .... 0 z ... (!) I z 52 ~ II n 1 i ;z ~ rn " . I 1li I 0--• 0--- 0--- 0---- 0----- 0----- 0-- 0- 0- c ffi (!) ~ w a: ~ ~ (!) z 52 ~ NVld I:!OOl::l v l3J\3l E:·d 31:!n.L:lni::I.1S 8NDfi:!Vd v::> 'avaSli:!V:J 6-G SlOl -40Ue~ !SS8J8 lese!A I en l g ! z w a: l ~ ~ ::;) ! I ~ j (!) i z 52 ~ ~ I Ettm ~ ~ ~~ m= ll---~ ~ j i H ~ ~ u -------- ;~ ( c a: ::::l !( .... ~ ' ;z w a: ~ ::::l a: t; (!) z 52 ~ ~ i i ~ P-~ ~~IELEVATIQN Ofi!\LICANTE ~ _____.____llE'I_t.T~ --~ --~ --~ __ LE'IE~.;;$ 00(p0cp0000 ~ i i i i i i . . . i i ! i lF i i P-3 SOUTH ELEVATION ON TOWN GARDEN ROAD Ao..~l~VAJOR~~ ~-- ~ v~-- ~-- Llo.LfVEL01 V~.fl' -- - ~ I i h P-3 WEST ELEVATION ~ ~ v··~"" ... ~, C? I i i I-- ~ t:= r:FIT 0 0P ~ ~ 0 0 0J) 0 $ i ! I _____§!'lA _lUi~ ___ LE~·*$ __ Lt.~ --'~~ __ lE~ MAJORSOP ~ SUP~ TPM(MS) ~ NON-RESIDENTIAL PUD __!!!~ MINOR M.t.S"reR PlAN AMENDMENT (MP) ___11§(lg_ ~L~~;(lf[ J1 &Q-bt1-J' l~~: ~~~EPL.ONI\E'r -~~. + ...... 0) I N (/) +-' 0 _J ..: ~ ........, I 0 c: ro..c~~ C/){)f1l!!! ro "lw ·-C cr "! > C\J()a_ 0::: ·u; (/) Q) L- ((} ~ luueDatfll Planning D•~lgnO.v•lopn .. nt DfawlngDate 't/16/2016 Cheekily Drawn By P3.200 G ' ,. CD BASEMENT >¥"' \.\5"•1'-{r +-+-----+--------+-,,. cp '::: t no __ C£_~~~ --11 l]...:.J-4 JT---@ ":'1 I ---@ ---@ ; ~. --@ -@ --@ MAJORSDP ~ SUP~ 'JPM(MS) ~ NON-REStDENllAL P\JD ~ MINOR MASTER PLAN AMENDMENT (MP) ~ BASEMENI_P_ARKING COUNTS PARKING STRUCTUf!~_tjQJES PARKING STALL LEGEND _ {~I {T;~d {1-Wl {l-lfl1 A L-(~( 8[ ' • " ' G' ;tiJ_--CJ ~'"'8' "'"" "' ,,,, ' []~~ lf" "" ~.~·"'--""'' • Q) I C\1 (/) Q) 5 "-(.) a: ..... 0 m g ~ 0... ('i ~ \V -Z (/)'~~ m ..c ffi ~ >·-(.) a! ;,.; c" m o ~ 0: ~ ·u; (/) Q) ..... ro 0 _J ~ ~ JnllfiOataS-·· PlannlnS~ <JOi<OliloJO DeilgnD~;~welopmenl PlanChKk Construction Set DraWUliiDila 911612016 Ch.cllily Dr11wnBv Job Humber 1~<!~1 SA 12-A1 00 N\lld ClOOl~ ~ l3A3l -U 8NIGlln8. \I'J 'G\18SlCl\I'J 6-G SIBOJBd -40UBt:J !SSBJ8 lBSB!J\ ..-0 ..-<( c\J C0 8~~;;2 -¥~ ~.,.,cp cp_y ~ '"' ~ r=liil· ~· -~-2 -@ -@ .. -@ ~ -@ -@ -@ MAJOR SOP __1G_,_11_ SUP 18-01 TPM(MS) ~ NON-RESIDENTIAL PUD MINOR MASTER PlAN AMENDMENT (MP) ___uang___ KEYNOTES PROPOSED CONCRETE Jill-UP PANI:L, TYP S.EE EX fHIIOR ElEVATIONS. PROPOSED ALUM STOREFRONT GLAZING SYSTEM SEE EXTERIOR ELI.'.VATIQNS PRoPOSED ALUMINUM CUHIAIN WALL SYSTEM SEE EXTERIOR ELEVATIONS PROPOSED ELEVATOR CORE PHOPOSEDCONCHHE TOPPING SLAB OVER META! DECKING PROPOSED ATRIUM f:IAIDGE a o 10 :;.> L....r'i-..J SCAI..Ei·IO'ol'a' 0"> I C\J (/) Q) () "-- ~ "-a: § IL <U al o._ ('j . N 0 _J (f) ro > I <( W "' > .--(/) w ....... _J _J () :i N c 0 ~ <U ~ a: g (/) (/) Q) "--0) 5 "' Revision Oates ~ lli$Ufil Daloa --~-~- PI&nnlng Oi!l<>u<>oo OeilgnO..velopment Phonctleck Bid Sal Permit Sot Comolru,llonSet DraWIOQ0alo 9/lb/2\JIS CtwckS~ Or~wnBy .,, .. S.t::EPIAN JotiNwnl)er 15\/i?SA -------st-!Number 12-A102 ®. 0. @ @ ®/ I qxp.,,. cp ~ ,. f p ••• ~ cp cp ®. ~ ... :f>.i!. @~ @ @) l.A ·' •' LEVEL3 M"" ~ --w- B ~~e --0m ,r<l/ ! J-@ MAJOR SOP _1§_,_U_ SUP __1@_:_QL TPM (MS) ____1!.:J!L NON-RESIDENTlAL PUD ~ MINOR MASTER PlAN AMENDMENT (MP) __118(K)__ KEYNO_._T...,ES,__ __ ~ PROPOO.ED C.ON<.RETE TILT UP PANI:l, !YP SEE EXTERIOR ELEVATIONS ALUMINUM fRAMED ENTRANGES AND STOREFRONTS ALL GlASS ENTRANCES AND S roAEFRONTS PROPOSED ELEVATOR C.OAE PROPO::.ED (,QNCRETE TOPPING SlAB OVER METAl DECKING PROPO~EO ATRIUM BRIDGE j l _JL__ -~ n ' • " " ~~EJ[ l....ri.......J a~· r SC.o.lEIIIS"•IO" " n lr-' ,.~ ,\'\f,tf'I.AI<~V I! ~~:~i;nlng(o,.;.Dri><Oo...U• ffi;m~ff~:w· 01 I C\1 (/) Q) z <( _J (.) "-,__ a: cU 0 0 ..... (L <( _J cU Ole (/) I g ~ CO..!:ffi[ij ·-(.) a! ~ > c ('j ~ cU (!) z a: 0 _J "(j) 5 CD (/) Q) ,__ 0) Revlslon£k,tei1 ~ iSSUe-oilleS Pl.lllllflg UOI~O.JUIO O..ilgnOevelopmenl Plan Chock flldS.t P..-mltSet ConitrucllonSe! DrawlngDiillo 911012016 Chotei<&v Drawn By Job Number 1 ~~ll SA Sheattt.Jmbet 12-A103 ... ... a;-c IL il iil i! i[ i! ~~ ~ :I ~ !Z ;:~ ~ w ~~ :I ~~ !!! c z. z Qm 1i5 w ~§ w ~ ~ ~ en ~i~ 0 w z ... b oua I g:~~ z > w ~, ~ 2 ~i N'<fld oOO<I -3 ~ 8N10lln8 't'J 'O't8Sl<i't'J 6-G SIB~JEd -Lj:)UEtJ !SSBJ8 lESE!/\ 8---··············-~~~~..,..................,...."""""'9~~...,--- e- 0- 0- ~-····· 8 8 I ~1. ~' ' . - 1.~~~·1~1~1 I ~ I I' ~ " "' 'JJ -• I : " " , ,. I ' I~ ~ ~ 1 ,1 I lj ~ ~ i 1.51 1:f Iii il • I~ I~ ! 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P!IOPOSED SINGI E PANE SPANDREl GLASS COLOR !0 MATCH GL 2 _:...=_ GLAZING_ M1 PROPOSED PAINTED STEEL FRAME CANOPY W/ AlUMINUM CLADDING METAL ~ ~~6~6~~~ :~~;~~~;~g:~0~~~~~~~~~:;:~2~l:g~~~GLAV-81 ~ ~ ::6:6~~~ ~~~Al~~E~~~~~L ROOF TOP UNITS WI SCREENING AS . METAL---REOlJIAEO ~L-'4/L__ -<9 Bf , . .. o'~ ~-· ...... J '[}; r """" ,, . D~~~ l r-' .,_ '/.',1,lPLAHKH I! (J) I C\J (f) (I) - z ()) Q () !;;: .._ > <U lJ:i +-'Q_~~ <U -0 (/) I ~ ii: aJ w <U .c CIJ I;( --() a: w > c ~ ~ <U ;; a: ~ _J ·-5 (f) aJ (f) ()) .._ co ~ Plamllng DnlgnD<Jvelopment Plan Check BidS.! DrawlngDato 91161,016 ChackBy Drawn By ~EE PlAN 12-A200 CD ~~~-~~NG SECTION I __j_ ~ I h ~ : I IJ II> 0 ~~~~.~NG SECTION 0 ~~~~.~NG SECTION Ill _B~-$- ~ ~" _j/ 51'!! ~-$ _fKl_QF~ I' '"" ~ _LE~-$ _lE~ J,E~ Y,SE~~~ ~ l!~,ili:I,Et:: ~----.J.±L. __ .. ~-----aAjE~ 0 ~~~L.~ING SECTION TOATU ~ '""' _}/'':f'l' ~ • I r--"'-":~$ i [L ! l : I~: : :~ : : : : : : : ~~· ~~ fl ~~irn·11 ,, i111111111L-· 0 ~~.I~D~NG SECTION MAJOR SOP _jj_,_ll_ SUP~ TPM(MS) ~ NON-RESIDENTIAL PUD 1tf • 05 MINOR MASTER PLAN AMENDMENT (MP) __11§(19_ LJ-L..J S~illE J,16" = 1 0" • 0'> I C\l (/) Q) (.) ...... (f) cu 5 Ct1 0... ('j Ei U) I ;ji ~ cu..cffi~ ·-(.) -' > c j ~ cu ;) a: ill ·en (/) Q) ...... en ~ Piermlng DIJ&Ign O..velupment Plenct>eck OrawlngDale 9116120l6 Cll•ck II~ Drawn By s;;;;t~~- stw~t Number 12~A201 N\11d 01001~ 1: ~ ~ 13/\31 -£ ~ 8N10lln8 \10 '0\18S101\IO 6-G SlaOJBd -40UBCJ !SSaJg lBSB!J\ 9 9~ . ; gO.t ~0 ,) 9 9~ ~J N 0 0 ,..... c:x:: M Nltld ol00t; "1 N\fld t;OQlol 8l3/13l-8~ 8N10lln8 \fCJ 'Oit8Slt;lt8 6-G SI90JBd -l,PUB}:J !SS9J8 lBSB!J\ 0-- 0--- 8-- ~--······· §-/''''' 0_)NORTH 0w~sr. G) SOUTH G)~sr. ____ _ ~ (l)~ ~~ -Ff=r"'~~-tl ~1~FI-_lE~~~ $ F"'li 1 I I 1 1 1 i 1 1 1 1 ii 1 1 I I I i 1 i j I ;; I I II 1 fl"'l--"~i'.' $ p<tJI I i ii i ii i I I M•q -~vtl~ $ 6 1 BUILDING SECTION ~ MAJORSDP ~ SUP~ TPM(MS) ~ NON-RESIDENTIAL PUC ~ MINOR MASTER PLAN AMENDMENT (MP) ___1lB(Ig_ EXTERIOR FINISH lEGEND -----------·----~ COCATIONISV"'>"""'"------.. J"~"''""~"'~~ ~~-2 ::b:~~6 ~~~;N~~=;~~~~T WINDOW SYSTEM W/1" INSULATE ~:;_~II~~M DUAL PANE SOLAR BAN 60 A ILANTICA GLAZING ~-::b~~~~~~~~::~:E~p::::~~~~~~':A~~~~:l~~~I~G ~ ~ PROPOSED £'AINTED CONCR-ETE DUNN EDWARDS OE6225 FOSSil LRV 81 PAINT =~U ::b:b~~~ ~~~RL~N!E~~!~~~~ ROOF TOP UNITSW1 SCREENING AS IUETAL REQUIRED --·---··---·· --------_ -----_ (31 Q) 0____n~~ y ··~ i '~--r.~~$ ~(I II!! I n ~~ I IEJ--'~ ~~~ I _IL-'L ! !i ~ ! IEJ--"~:~.: $ F' ! V\J ! ': __]__ ! V9 -'"i'~~ I 0 ~~~~~~lNG SECTION j ~jlrr tYif.i,. ,('>] / , . ,. , ot;r· ~ l/l?J g~ !>,•, • ..._ ... ...,, • (J) I N en (/j z Q) 0 e i= 0 w (/j cu +-'(L<(~ cu 0 z (f) I ~ ~ cu.cm:; s;oii!":l c (§ ";' cu ~ a: (!) z 0 _j en 5 en "' Q) .._ co RevltlonDate• 1m . . Planning DeiJgo Devek>pmenl PlanCtutck flldS.I CQOIIrucUonSet Dr11wlngOate 906/.!0!b Chot~By DfawnBy J<;>bN1,1mber l0027SA 13-A200 ~ /V ~ --+~ , .. ~ .. . . . i - . 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I 0 0 T""" <( th ~~ ~ ~ ~~ ~ ~ ~~ ~ ~ ~ ~~ ~9'71/2"t ---166··3112" f---->1'--26'·10", 289·o· 186'3' _j 10 +-<D t· l---0 I C5IJ /'/ I -1---0 ---0 ~~~;.~2 _______ _ -~~ MAJORSDP SUP TPM (MS) NON-RESIDENTIAL PUD MINOR MASTER PLAN AMENDMENT (MP) KEYNOTES HHL __ l(i,Q_L ___j_fi=il4_ _HUlL 17li(K)_ PROf'O~EU GONCHElE TILT UP PANEL, TYP l)I:E I:Xli:HIOH I:Lt\IATIQN:) 2 PROPOSED AlUM STOREFRONT GLAZING SYSTEM SEE EXTERIOR ELEVATIONS 3 PROPOSED ELEVATOR AND RE::OTAOOM COHE PROPOSED CONCAETE lOPPING SLAB OVER METAL DECKING Pfi01'0SEOALUMINUM CURTAIN WALL SY&TEM SEE i:XlERIOA ELEVATIONS LJ-L .... J SC~LE 1,0., i"J" A L~iG!r fF~ D P n~ l r--' ,,, __ ~,~EI'I.AH""Y I! 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C?P © :::~ cp cp~ ,w, @ J~~--$~ ~ 0LEVEL2 ""-<_L 2 1116.-l".IJ" ·~ ~ ' ' ' ' /1/ ' ' ' ' ·~ .~~ MAJOR SOP SUP TPM (MS) NON-RESIDENTIAL PUD MINOR MASTER PLAN AMENDMENT (MP) KEYNOTES ,,16:11._ __1fl:lJ1_ ~1fi:ll4___ __l6:05__ __1ZB_{K)_ PRoPOSED LONCHI::rl:: flll·UP PANH TYP SEE EXTEAIOAElEVATlONS :~~;;.~~SALUM STOREFRONT GLAZING SYSTEM SEE EXTERIOR 3 PROPO:iED ELEVATOfl AND RESTROOM CORE PRoPOSED SLAB ON GRADE PHOPOSED CONCAErl: lOPPING SlAB OVER METAl DECKING A ~'•[ • " ,. ' []i?~~EJ ~'!}, ~ "~ ....... ,. -D~ l ~· .. -~~·,, ':' !I (J') I C\J (/) z <( Q) _J "-{) II 0 .._ ctl g n10...j~ (/) I ~ ~ ctl ..c ffl uj ::;oa!iii c j--: ctl ~ a: " z '(j) g 5 (/) OJ Q) .._ co ~-,.;,. -·-- - l&auaOatel Plaru•lng Oeil!lfl0c:vtolupmenl Plaoet..ck Bid Set DrawlflgDala 11~ lbill> CtHock a~ DfawnBy Scale ShaetNombar 16-A100 ~· ' .. i (1) :~v~~ 3 '"+ ~ . . . . ~ . . . I I lkAIAJI i I CD 0 i ! . ;~ '~ ~q:> ~ C? . !'!w.thl\! : cp C?~ ~ cp cp~ ~ ~ ~ ~cp .; 1~~~·. i r ~l ~t-~-+-~ht ~ · · · L0 l. · ~~! .. l ir~· f I /'''<1 I . I I I I I/'''< i ~ ~c. j l +· .. -+-· . . // '·,,·<, _// '····k, . I ~~JA·rmr-1--i :.'::J_.. .... -:" '",,..-// / . ',,'¥ IJ (';;\ RQQF ... ____ "'·( _d,_ ~-'Y'' ~ lOPAAAPET --<D --<D -4 ~--8 --(3) -CD --0 i2~"~H TOPAF\APEI MAJOR SOP SUP TPM (MS) NON-RESIDENTIAL PUD MINOR MASTER PLAN AMENDMENT (MP) __1fi:1L_ __ .16:01 .. ___1fiJ)!I__ ___11tll5_ _lZB..{K)_ _______ __.K.--E._.Y_..N,..O_._T.,.,ES..__ ___ _ I PROPOSED CONCRETE TILT UP PANEL, TYP &EE EXTERIOR ELEVATIONS PROPOSED ELEVATOR AND RESTROOM CORE PRoPOSEOCONCRt:TE TOPPING SLAB OVER METAL DECKING 4 PROPOSED ALUM STOREFRONT GLAZING SYSTEM SEE EXTERIOR ELEVATIONS 5 PRoPOSED &INGLE 1-'L Y ROOfiNG 6 PROPOSED PARAPET ~~~~~~~:~~~~~~~~ESN~~~~~N~~CfD IN jl_4J'rr , . ,. ·ali'~ w-.-J' ··a , "'"""····· Dry=;;~ lr-' '"'" ~,';"PUN""r • ~~~6(11~;"•"9 r.~ U<"' ,>.,u~n ;;~ ;'!':,~~;;~l!lH <ISUI'll'111llfol>< CJ) I N z "' _J (/) n. u. Q) 0 0 (.) a: "" .._ cu z ..-o_«s cu 0 n. (/) 1 0 a: cu..cffi~ ·-(.) ri. "' > c<'iu:l cu iii a: ~ "(j) <!J z (/) i5 Q) -' 5 .._ "' 0) ~ Plannlni DeiiQnDevelgpmenl Plan Check 81dSet OnowlflQ Date [I~ lbtlb Ctwck8y Dfi1Wn8y Scale J<.>bNumber 16-A101 SNOU.::J3S ON\t SNOLL\tA313 · 9t 8NIOlln8 \t::J 'O\t8Sli;\t::J 6-G SI8~JBd -4~UBl:J !SS8J8 lBSB!J\ I; ' . T I ~I ~I 0 I ~ 0 , I ', _. C\J <( I~ f L~ ~ 1~ ·I! <b :! OJ!i I ,_; £~: ! ! • ~ i ' u a w -. 1 --r---r--~ ~ , -I~'-- i e----+---t----~ 8--'= ---If--1---~ e------.r----lr----~ ' ---r----r----~ i~ c w /' SNOI.l 'fl\3l3 ON'f SNV1d 30N31:13::1NOO 3:lVO 'fO 'CJVSS11:1'f0 6-c SlOl -t.pue~ !SS9J8 lESE!A :~! • ! . ! t c ~ a.. i~ t c ~ a: ~ ..J ~ ..J ti a: ii: w (.) z w a: w u. e w ~ C) C) .....--<( I u u