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HomeMy WebLinkAbout2016-12-07; Planning Commission; ; MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: August 18, 2016 P.C. AGENDA OF: December 7, 2016 Project Planner: Christer Westman Project Engineer: Tecla Levy SUBJECT: MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL – Request for an amendment to the Bressi Ranch Master Plan to modify building height in Planning Area 13 and to allow a digital marquee sign on the Pacific Ridge campus with limitations and an amendment to the Pacific Ridge School campus master plan Conditional Use Permit CUP 06-11(B) that includes replacing a future 23,083 square foot theater building with a 15,833 square foot library innovation building, replacing an existing modular administration building with a 14,736 square foot theater building, adding an underground parking garage with 164 spaces, relocating the sports field on top of the underground parking garage, and adding 27 new surface parking spaces, all located within Planning Area 13 of the Bressi Ranch Master Plan (BRMP) and generally located north of Greenhaven Drive, south of Bressi Ranch Way, east of Open Space Area 3 and west of El Fuerte Street in Local Facilities Management Zone 17. The City Planner determined that the proposed amendments are within the scope of the previously adopted Mitigated Negative Declaration for the Pacific Ridge School Conditional Use Permit Amendment CUP 06-11(B). I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7219 APPROVING Master Plan Amendment MP 178(J) and Conditional Use Permit Amendment CUP 06-11(C), based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Pacific Ridge School is an independent, private secondary school (grades 7 through 12) located on a 14.24 acre site at 6269 El Fuerte Street. The school opened initially in 2007 with 7th and 9th grade classes, beginning with 76 students and 20 staff positions. Current enrollment is 605 students with 100 staff positions. The existing campus includes a 35,882 square foot High School Building, a 23,589 square foot Arts Building, a 21,691 square foot Middle School Building, a 35,258 square foot Gymnasium, a modular administration building, a sports field, surface parking lots for 314 vehicles, and other outdoor landscaped common areas and plazas. The campus is used Monday through Friday between the hours of 8:00 a.m. and 3:30 p.m. for instructional activities and until dusk for extracurricular activities (including athletics). Extracurricular activities occur on campus regularly on Saturdays (e.g. athletic practice) generally between the hours of 8:00 a.m. and 6:00 p.m., and occasionally on Sundays generally between the hours of 8:00 a.m. and 6:00 p.m. Occasional evening events occur Monday through Sunday until 11:00 p.m. (e.g., plays, graduation, dances, etc.). The Pacific Ridge School is bordered by the Bressi Ranch community RV parking lot to the north, steep slopes and open space to the west, residential development to the south, and El Fuerte Street to the east. Vehicular access to the site is via two access points on El Fuerte near the north and south ends of the site. Emergency access is provided via the private driveway that extends southward through PA 13 to Palmetto Drive in PA 12 of Bressi Ranch. The emergency access is gated for Fire Department vehicles only, but 4 MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL December 7, 2016 Page 2 maintains a pedestrian connection between PA 13 and PA 12. Sidewalks are located along the driveway for pedestrian travel. The proposed amended campus master plan calls for the ultimate removal of 56 surface parking spaces, the construction of a 15,833 square foot library innovation building, the removal of the existing modular building which currently provides administration space and the construction of a 14,736 square foot theater building at that location, removal of the existing sports field which is at an Mean Sea Level (MSL) elevation of 238, and construction of a new underground parking garage for 164 parking spaces as well as the construction of 27 new surface spaces for a total of 449 parking spaces. A new sports field is to be relocated to the roof of the parking structure at the same MSL elevation of 238. Since the garage is designed as a basement, the exterior of the parking structure will not be visible other than points of vehicular and pedestrian ingress and egress. Other associated site amenities include a landscaped central common area and associated improvements such as driveways, concrete flatwork, underground utilities, and landscaping. The proposed school expansion would allow for permanent school facilities on the 14.24 acre site with a maximum enrollment of 220 middle school and 480 high school students for a total of 700 students and 130 staff positions. The projected employee levels represent all positions that will be needed (e.g., head of school, teachers, human resources staff, school nurse, custodians, etc.). Although the exact timing of the final construction of any of the proposed buildings has not been determined, a project condition requires that building permits are puled for the Library/Innovation building and the theater building within 5 years of project approval and that a building permit for the garage building must be pulled within 8 years of project approval. Regardless of the sequence of building permit issuance, there will always be a surplus of onsite required parking spaces available. The school buildings are designed as modern, angular-shaped structures with both flat-roof and standing- seam metal butterfly and shed roof elements. Solar panels are mounted to the building roofs. The building materials include an earth-toned combination of metal, plaster, concrete, glass and wood. The buildings feature exterior walkways, trellis structures, clerestory windows, roll-up glass doors, store-front type glazing, and sun-control shades. Table 1 below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE 1 Location General Plan Designation Zoning (Bressi Ranch Master Plan) Current Land Use Site CF/P PC (CF) Pacific Ridge School North OS PC (OS) Open Space and RV Parking South RMH PC (RDM) Single Family Homes East OS PC (OS) Open Space West OS PC (OS) Open Space The project site is not designated in the Bressi Ranch Master Plan, the General Plan, or the Zoning Ordinance for residential development and no residential development is proposed with this project. III. ANALYSIS The project is subject to the following plans, ordinances, and standards: MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL December 7, 2016 Page 3 A. Community Facilities/Private School (CF/P) General Plan Land Use designation; B. Bressi Ranch Master Plan (MP-178); C. Carlsbad Municipal Code, Title 21, Chapter 21.44 – Parking D. Carlsbad Municipal Code, Title 21, Chapter 21.42 – Conditional Use Permits E. McClellan-Palomar Airport Land Use Compatibility Plan F. Carlsbad Municipal Code, Title 21, Chapter 21.90 – Growth Management Ordinance The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable policies and regulations listed above. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Plan Through the Master Plan process, a General Plan Land Use designation of Community Facilities and Private School (CF/P) was applied to Planning Area 13. The CF designation allows for a variety of uses such as child care providers, places of worship, senior citizen organizations, and other community-serving activities that are not traditional residential, industrial or commercial land uses. Large development areas including Master Plans are required to set aside land for Community Facility uses. The P designation allows for the development of private schools. The Bressi Ranch Master Plan was found to comply with the applicable General Plan Goals, Objectives and Policies. This project is in conformance with the Master Plan as proposed for amendment and therefore is also in compliance with the General Plan. The project complies with the Elements of the General Plan as outlined in Table 3 below. TABLE 3 – GENERAL PLAN COMPLIANCE Element Goal, Objective, Policy Project Consistency Land Use Goal 2-G.2 Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public support systems such as transit, parks, schools, and utilities. The buildout of the private school use would provide additional educational opportunities for Carlsbad residents. The private school site is well situated to serve the residents of Bressi Ranch, Villages of La Costa Greens, and other nearby residential neighborhoods. Land Use Goal 2-G.12 Ensure adequate provision of community-serving facilities such as child daycare facilities, places of worship, educational institutions and schools. The private school is an allowed land use in the Community Facility zone. Mobility Goal 3-G.7 Provide for the safe and efficient movement of goods throughout the city. All necessary public streets serving the Bressi Ranch Master Plan have been constructed. Noise Goal 5-G.1 Protect public health and welfare by eliminating noise problems where feasible, maintaining an acceptable indoor and outdoor acoustic environment, and preventing significant degradation of the acoustic environment. The project is consistent with the noise element and the Carlsbad Noise Manual in that the project will not generate unacceptable noise levels and that the project has been conditioned for the building closest to El Fuerte Street, the theater building, to mitigate interior noise levels to 45 dBA CNEL. MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL December 7, 2016 Page 4 B. Bressi Ranch Master Plan (MP 178) By adopting the Bressi Ranch Master Plan, the City Council established zoning and development standards for all property within the scope of the Master Plan. The development proposal is subject to the Bressi Ranch Master Plan zoning, development standards and development guidelines. The project site is located within PA 13 of the Bressi Ranch Master Plan. The Master Plan anticipated possible uses for the site to include a private school, RV storage, a church, or other Community Facilities type uses. The Master Plan established a zoning designation of Community Facilities (C-F) for PA 13 and applicable development standards. Two amendments to the Planning Area 13 development standards are requested. The first is to allow flat roofs to a building height of 30 feet versus 24 feet and allow 3:12 pitched roofs up to a building height of 40 feet versus 35 feet by Conditional Use Permit and with an additional required front/side/rear yard setback of one foot for every foot over 35 feet. The requested changes in the maximum height standards are similar to those found in other non-residential zoning districts and have the benefit of allowing for more design flexibility. Since the planning area is isolated at the toe of substantial slopes from uses on the west, north, and east sides, the application of a maximum height standard for an institutional use is more appropriate. In addition, the campus master plan limits building development to the northern half of the campus, which provides a substantial horizontal separation relative to the residential neighborhood to the south. The second is to allow a digital marquee sign for display within the Pacific Ridge School campus. This type of sign is typical for public schools and used for the purpose of relaying information to both students and parents regarding school operations and events. A location standard is proposed to minimize visibility of the sign from the public right-of-way and adjacent properties. In addition to the amendments, new text has been requested indicating that solar panels may be installed on any of the school campus buildings through an administrative building permit process. Neither master plan amendment request changes planning area boundaries, adds a new use that would result in an intensification of the planning area, nor does either affect residential densities. Therefore the requested master plan amendment is considered “minor” and may be acted upon by the Planning Commission. The project’s compliance with the existing and proposed development standards is analyzed in Table 4 below. One building, the library innovation building, is proposed to take advantage of the increased building height. The building is designed with a 36 foot building height and an eave that projects an additional two feet up to 38 feet in height. The library innovation building exceeds all required setbacks by more than one foot in all directions. TABLE 4 – BRESSI RANCH MASTER PLAN REQUIREMENTS Standard Maximum/Minimum Provided Complies Uses Allowed Private School with approval of a CUP Project complies with the requirements for a CUP (See Section D of this report) Yes Setback: Street (El Fuerte St.) 30 Feet min 30.00 FT: Proposed Theater Building 112.83 FT: Middle School Building 155.00 FT: Gymnasium Yes Setback: Sideyard 10 Feet min 495.00 FT: Gymnasium 45.00 FT: High School Building 90.00 FT: Proposed Theater Building Yes Setback: Rear 10 Feet min 65.00 FT: Gymnasium 115.00 FT: Proposed Library Yes MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL December 7, 2016 Page 5 90.00 FT: Arts Building 90.00 FT: High School Building Building Separation 10 Feet min 10 Feet min Yes Lot Size One acre minimum 14.24 acres Yes Building Height Shed Roof Elements: 35 Feet maximum with a greater than 3:12 roof pitch. Additional height to 40 feet may be allowed by CUP and with increased setbacks equal to the increased height. 30 Feet maximum with less than 3:12 roof pitch (Flat roof portions of buildings) Parapet/roof equipment/architectural features allowed up to 45 feet pursuant to CMC Section 21.46.020 34.33 FT: Arts Building 33.33 FT: Middle School Building 33.00 FT: High School Building 33.00 FT: Gymnasium 36.00 FT: Proposed Library Innovation 23.67 FT: Arts Building 23.67 FT: Middle School Building 23.33 FT: High School Building 26.00 FT: Proposed Theater 27.00 FT: Proposed Library Innovation 26.00 FT: Arts Building (parapet) 29.83 FT: Middle School Building (mechanical equipment screen) 30.00 FT: Proposed Theater Building (parapet) Yes Yes Yes C. Parking The Parking Chapter of the Zoning Ordinance requires middle schools to provide parking at a ratio of one space per staff person, and high schools to provide one space per staff person plus one space per ten students. The calculation for parking demand is based on the proposed buildout of the school and the projected maximum number of students, staff, and theater seats. Compliance with the Parking Ordinance is illustrated in Table 6 below. TABLE 6 – PARKING ORDINANCE Standard Required Provided Complies Staff 130 1 per staff person 130 spaces 130 Yes High School Students 480 1 per 10 students 48 spaces 191 Yes Middle School Students 220 None 0 0 Yes Theater Seating 320 seats 1 per 5 seats 64 spaces 128 Yes TOTAL 242 spaces 449 spaces The project complies with the minimum parking demand as established by the Parking Ordinance. The actual parking demand will vary determined by the onsite activity. Weekdays the demand will be greatest for staff and student parking. On weekday evenings the demand will be for “after school” activities and will not have the same peak demand for both staff and students as classroom and school administration MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL December 7, 2016 Page 6 hours. Weekday evenings and weekends may peak when there are sporting events on the field or in the gymnasium as well as if there is a production or event at the theater building. Although theater events will primarily be conducted during weekday or weekend evenings, 128 theater parking spaces have been provided if the events are held during the weekday. In addition to the required number of parking spaces, the Parking Chapter of the Zoning Ordinance requires adequate space for loading and un-loading. Two 12-foot wide inbound lanes and one 12-foot wide outbound lane are available at the northern school driveway. A fully actuated traffic signal is located at the main northerly entrance to the school site. The south school driveway is an exit only driveway (one left-turn lane and one right-turn lane) and one-way pavement arrows are along the west aisle drop- off/pick-up zone to reinforce the one-way southbound circulation route through campus. Onsite circulation generally flows from the northern entry driveway into and through the parking areas adjacent to the school buildings and exiting the site can be made from both of the site driveways. The main access to the parking garage is made from the main northern driveway. All ingress, egress, and onsite circulation is pursuant to the existing parking lot configuration. The school also currently uses two buses to transport between 70 and 80 students daily to and from the school. Approximately 35% of the enrolled students ride the busses and the school plans to provide one additional bus per year as enrollment increases, with at least four busses operating upon the full enrollment of 700 students. All busses used are stored offsite. A small percentage of students (<5%) ride bicycles to school. Upon the completion of the high school, 449 spaces will be provided on site which exceeds the minimum parking requirement by 207 spaces. Regardless of the order of building construction, all required onsite parking will still be available. D. Conditional Uses The Pacific Ridge School was approved as a private school in PA 13 of the Bressi Ranch Master Plan with the approval of Conditional Use Permit (CUP 06-11). The development standards and criteria for approval for the school expansion are discussed in the preceding sections. Issuance of a Conditional Use Permit is subject to the decision making body making findings for its approval. Staff has recommended that the proposed use is necessary and desirable for the community in that the buildout of the private school will provide additional educational opportunities for the residents of Carlsbad that are currently not available. The project furthers the goals of the General Plan and Bressi Ranch Master Plan by providing a land use that helps create a balanced and integrated community, and through its central location, allows easy access for the residents of Bressi Ranch and Carlsbad as a whole. Planning Area 13 is intended for Community Facility and Private School uses and the residences located south of the site are separated from the athletic field by a 50 foot or greater landscape buffer as well as a vertical separation of over 20 feet. Residences to the west are separated from the site by over 150 feet of vertical grade difference together with an intervening open space lot with a width of 500 feet or greater. The buildout plans for the school demonstrate that the proposed school buildings, athletic field, and required parking and landscaping can fit within the boundaries of the developable portion of the property without the need to encroach into the required setbacks. Required parking will be provided for each building as it is developed and the site circulation system will allow for safe and adequate drop-off and pick-up of students. An updated review of traffic impacts was prepared in April 2016 for the project which demonstrated that the proposed expansion of the private school under CUP 06-11(C) would result in the addition of 208 ADT on El Fuerte Street (a school street) for a buildout plus existing ADT of approximately 8,000 ADT. The MP 178(J)/CUP 06-11(C) – PACIFIC RIDGE SCHOOL December 7, 2016 Page 7 street has been constructed to carry volumes of between 10,000 and 20,000 ADT. The proposed project will not have an adverse impact on the surrounding street circulation system. E. McClellan-Palomar Airport Land Use Compatibility Plan The Pacific Ridge School is located approximately 1.25 miles from the McClellan-Palomar Airport. The distance places the school well beyond the 60-65 CNEL noise contour and on the outer edge of the Compatibility Policy Map: Safety Zone 6 – Traffic Pattern Zone. Schools are considered a compatible land use with the airport within Zone 6 without limitations. F. Growth Management The proposed project is located within Local Facilities Management Zone 17 in the Southeast quadrant of the City. The impacts on public facilities created by the project, and its compliance with adopted performance standards, are summarized below in Table 7. TABLE 7 – GROWTH MANAGEMENT COMPLIANCE Standard Impacts Compliance City Administration N/A Yes Library N/A Yes Waste Water Treatment 68 EDU Yes Parks N/A Yes Drainage 89 CFS, Basin D Yes Circulation 208 new ADT Yes Fire 5 Yes Open Space N/A Yes Schools N/A Yes Sewer Collection System 68 EDU Yes Water 28,000 GPD Yes IV. ENVIRONMENTAL REVIEW A Program Environmental Impact Report (EIR 98-04) was prepared for the BRMP, but the first amendment to the Conditional Use Permit which analyzed a conceptual expansion of the school facilities was found to have potentially significant noise impacts and biological impacts associated with noise that were not identified in the Program EIR. Therefore a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program were adopted for CUP 06-11(A) and CUP 06-11(B) which included mitigation measures to reduce those impacts to a less than significant level. The project incorporates those mitigation measures and does not add significant adverse impacts that have not already been identified and mitigated. Therefore no additional environmental review is necessary. The two new buildings proposed have a cumulative square footage that is less than 35,000 square feet. Pursuant to the Climate Action Plan, office buildings less than 35,000 square feet have been determined to fall into a category of development that would emit less than 900 MTCO2e annual GHG and are therefore not subject to consistency with the CAP. ATTACHMENTS: 1. Planning Commission Resolution No. 7219 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Sized Exhibits “A-CC”, dated December 7, 2016 PARADISE RD BRESSIRANCHW Y NYGAARDSTPEPPERTREE WY EC H O A VHUNTINGTO NDRENCANTO DRDI V I TA DRELFUERTESTLIVE OAKS DRM ON TECI TODRP A L M E T T O D R MP 178(J) / CUP 06-11(C)Pacific Ridge School SITE MAP PA LOMAR AIRPO RT RD E L C AMREALL A COS TA AV C A R L S B A D B LCARLSBADVILLAGEDREL C AMINOREAL MELRO S E DRAVIARAPY RANCHOS ANTAFERDC OLLE GEBLSITE © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission HearingG-000PROJECT COVER SHEET55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009PACIFIC RIDGE SCHOOL MASTER PLAN6269 EL FUERTE ST CARLSBAD, CA 92009CONDITIONAL USE PERMIT AMENDMENT SUBMITTALCUP 06-11 (C) 11/30/2016 © GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission HearingG-001ARCHITECTURAL TITLE SHEET &INDEX55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009PROJECT DIRECTORYOWNER:Pacific Ridge School6269 El Fuerte StCarlsbad, CA 92009PHONE: (760) 448-9820CONTACT: BOB OGLEARCHITECT:GENSLER225 BROADWAY SUITE 1600San Diego, CA 92101PHONE: (619) 557-2553CONTACT: ANDREW MICHAJLENKO2013 CALIFORNIA BUILDING STANDARDS ADMINISTRATIVE CODEPART 1, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR)2013 CALIFORNIA BUILDING CODEPART 2, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR)(2009 IBC AND 2010 CALIFORNIA AMENDMENTS)2013 CALIFORNIA ELECTRICAL CODEPART 3, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR)(2008 NEC AND 2010 CALIFORNIA AMENDMENTS)2013 CALIFORNIA MECHANICAL CODEPART 4, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR)(2009 UMC AND 2010 CALIFORNIA AMENDMENTS)2013 CALIFORNIA PLUMBING CODEPART 5, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR)(2009 UPC AND 2010 CALIFORNIA AMENDMENTS)2013 CALIFORNIA FIRE CODEPART 9, TITLE 24, CALIFORNIA CODE OF REGULATIONS (CCR)(2009 IFC AND 2010 CALIFORNIA AMENDMENTS)NFPA 101 (LIFE SAFETY CODE), 2013 EDITIONNFPA 72 (NATIONAL FIRE ALARM AND SIGNALING CODE), 2013 EDITIONCITY OF CARLSBAD BUILDING CODE AMENDMENTSSHEET INDEXG-000G-001ARCHITECTURALA-001A-002A-100A-101A-102A-103A-104A-105A-106A-107A-108A-109A-110CIVILC1.0C2.0C3.0C4.0C5.0C6.0LANDSCAPEL-100L-101L-102L-103L-104L-105L-106L-107PROJECT COVER SHEETARCHITECTURAL TITLE SHEET AND INDEXOVERALL ARCHITECTURAL SITE PLANARCHITECTURAL SITE PLANAUDITORIUM BUILDING FLOOR PLANSLIBARARY INNOVATION FLOOR PLANSAUDITORIUM BUILDING EXTERIOR ELEVATIONSAUDITORIUM BUILDING EXTERIOR ELEVATIONSLIBRARY EXTERIOR ELEVATIONSLIBRARY EXTERIOR ELEVATIONSPARKING LEVEL P2PARKING LEVEL P1LEVEL 01 (FIELD LEVEL)PARKING GARAGE ELEVATIONSPARKING GARAGE SECTIONSEXISTING CONSTRAINTS MAPSOUTH PARKING EXPANSION WITH SINGLE WALLLIBRARY BLDG GRADING AND UTILITY PLANTHEATER BLDG GRADING AND UTILITY PLANFIELD AND PARKING GARAGE PLANWALL SECTIONS AND DETAILSOVERALL LANDSCAPE PLANEXISTING LANDSCAPE TO BE REMOVEDLANDSCAPE PLANLANDSCAPE PLANIRRIGATION PLANIRRIGATION PLANWATER CONSERVATION PLANOVERALL LANDSCAPE MASTER PLAN RENDERINGCIVIL:SWS Engineering Inc261 Autumn Dr #115San Marcos, CA 92069PHONE: (760) 744-0011CONTACT: MICHAEL SCHWEITZERLANDSCAPE:M W Peltz & Associates143 S Cedros AveSolana Beach, CA 92075PHONE: (619) 405-9303CONTACT: MICHAEL PELTZPACIFIC RIDGE SCHOOL6269 EL FUERTE STCARLSBAD, CA 92009CONDITIONAL USE PERMIT AMENDMENT SUBMITTALCUP 06-11 (C)PROJECT DATAPROJECT DESCRIPTION:TYPE OF CONSTRUCTION:OCCUPANCY TYPES:SITE LOCATION:LEGAL DESCRIPTION:ASSESSOR'S PARCEL NO.:ZONING:SITE ACREAGE:BUILDING COVERAGE:BUILDING SQUARE FOOTAGE:AREA OF SITEUNDEVELOPED:% OF SITE TO BELANDSCAPED:WITH PARKINGGARAGEWITHOUT PARKINGGARAGECURRENT USE:PROPOSED USE:WATER DISTRICT:SEWER DISTRICT:STORE DRAIN:GAS AND ELECTRIC:TELEPHONE:CABLE T.V.:SCHOOL:AVERAGE DAILY TRAFFIC:FIREFLOW DEMAND:AVERAGE SEWER DEMAND:POTABLE WATER DEMAND:RECYCLED WATER DEMAND:THE PROJECT CONSISTS OF A NEW 2-STORY LIBRARY AND INNOVATION CENTER,320-SEAT THEATER, UNDERGROUND PARKING GARAGE, PARKING AND RELATEDSITE IMPROVEMENTS.HIGH SCHOOL (E): TYPE III-B, FULLY SPRINKLEREDGYMNASIUM (E): TYPE II-B, FULLY SPRINKLEREDMIDDLE SCHOOL(E):TYPE II-B, FULLY SPRINKLEREDARTS BUILDING (E): TYPE III-B, FULLY SPRINKLEREDLIBRARY: (N) TYPE II-B, FULLY SPRINKLEREDTHEATER: (N) TYPE III-B, FULLY SPRINKLEREDPARKING GARAGE(N):TYPE 1-B, FULLY SPRINKLEREDHIGH SCHOOL (E): "A-3" (ASSEMBLY), "B" (OFFICES), "E" (CLASSROOMS), "F-1" (EVEV RM), "S-1"(LOW HAZARD STORAGE), "S-2" (MED HAZARD STORAGE)GYMNASIUM (E): "B" (OFFICE), "S1" (STORAGE), "A3" (LOBBY), "A4" (GYM)MIDDLE SCHOOL (E):"E" (EDUCATIONAL), "B" (FACULTY)ARTS BUILDING (E): "E" (EDUCATIONAL), "B" (FACULTY), "A-3" (COMMUNITY HALL)LIBRARY: (N) "A-3" (ASSEMBLY), "E" (EDUCATIONAL), "B" (FACULTY)THEATER: (N) "A-1" (THEATER)PARKING GARAGE(N):"S-2" (STORAGE)WEST SIDE OF THE 6200 BLOCK OF EL FUERTE STREET BETWEEN BRESSIRANCH WAY AND GREEN HAVEN DRIVE.PARCEL A OF CERTIFICATE OF COMPLIANCE RECORDED JUNE 3, 2011 AS FILENO. 2011-0284871, OFFICIAL RECORDS, BEING ALL OF PARCELS 2, 3 AND 4 OFPARCEL MAP 19958 AS FILED IN OFFICE OF THE COUNTY RECORDER OF SANDIEGO ON MARCH 27, 2006 AS FILE NO. 2006-0209765 AS DESCRIBED INCERTIFICATE OF COMPLIANCE NO. CE 09-08 DATED AUGUST 14, 2009 AND FILEDIN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY ON AUGUST 24,2009 AS FILE NO. 2009-0473458.213-122-17P-C, WITH CF AS APPLIED BY BRESSI RANCH MASTER PLAN0.48 ACRES (LIMIT OF WORK - PHASE 1)0.67 ACRES (LIMIT OF WORK - PHASE 2)2.10 ACRES (LIMIT OF WORK - PHASE 3)14.24 ACRES (ENTIRE PROPERTY)MIDDLE SCHOOL (EXIST): 11,900 SFARTS BUILDING (EXIST): 13,270 SFHIGH SCHOOL (EXIST): 21,828 SFGYMNASIUM (EXIST): 29,006 SFLIBRARY (APPROVED): 8,483 SFTHEATER (APPROVED): 10,594 SFPARKING GARAGE (APPROVED): 60,144 SFTOTAL MASTER PLAN: 155,225 SFMIDDLE SCHOOL (EXIST): 21,691 SFARTS BUILDING (EXIST): 23,589 SFHIGH SCHOOL (EXIST): 35,882 SFGYMNASIUM (EXIST): 35,258 SFLIBRARY: 15,833 SFTHEATER: 14,736 SFPARKING GARAGE: 60,144 SFTOTAL MASTER PLAN: 207,133 SFZONING ORDINANCE SEC. 21.53.230 IS NOT APPLICABLE.20%ZONE 1, REFINED = 5%ZONE 2, NATURALIZED = 15%30%ZONE 1, REFINED = 11%ZONE 2, NATURALIZED = 19%SCHOOL USE, OFFICESCHOOL USE, OFFICECITY OF CARLSBADCITY OF CARLSBADCITY OF CARLSBADSAN DIEGO GAS & ELECTRICTELEPACIFIC TELEPHONETIME WARNER CABLEVISIONCITY OF CARLSBAD2,437 ADT (EXISTING)208 ADT (ADDITIONAL)2,645 ADT (TOTAL PROPOSED)2,000 GAL. PER MINUTE (4,000 X 50% SPRINKLER REDUCTION)3,526 GPD6,624 GPDWITH PARKING GARAGE: 2,383 GPDWITHOUT PARKING GARAGE: 1,578 GPDVICINITY MAPCODES AND REGULATIONSPARKINGDIMENSIONS:PARKINGRATIOS:PARKINGDEMANDS:PARKINGREQUIRED:PARKINGPROVIDED:PARKING CALCULATIONS`COMPACT: 8'-0" X 15'-0"STANDARD: 8'-6" X 20'-0"ACCESSIBLE: 9'-0" X 18'-0" W/ 5'-0" SIDE AISLEACCESSIBLE VAN: 9'-0" X 18'-0" W/ 8'-0" SIDE AISLEHIGH SCHOOL STUDENTS 1 SPACE : 10 STUDENTSTHEATER 1 SPACE : 5 OCCUPANTSSTAFF 1 SPACE : 1 STAFF MEMBER(REQUIRED PER CARLSBAD ZONING ORDINANCE 21.44.020) APPROVED EXISTING PROPOSEDHIGH SCHOOL STUDENTS360 480THEATER SEATS0 320STAFF HEAD COUNT95 130CAMPUS APPROVED EXISTING PROPOSEDPOP. COUNT REQ'D COUNT REQ'DSTUDENT/STALLS 360 36 480 48THEATER/STALLS 0 0 320 64 STAFF/STALLS 95 95 130 130TOTAL REQ'D 131 242TOTAL PROVIDED 314 449SURPLUS 183 207 F NO PARKING HV-4270.24HV-1294.26 HV-2 236.89 HV-3 224.82 PIPE BLEACHER 207254.2 0' WA LL258.0 TW257.0 BW258.0 TW257.5 BW258.0 TW256.0 BW0' WALL20'20'20'FUELMODA-1FUELMODA-2FUELMODA-3EXISTING 2-STORYHIGH SCHOOLEXISTING 2-STORYGYMNASIUMPROPERTY LINESETBACKPROPOSED 2STORY MULTI-DISCIPLINARYCENTERPROPOSED 1 STORYTHEATER WITH 1 LEVELBELOW GRADE30' FRONT YARD SETBACK________________1A-002PROPOSED ATHLETICFIELD WITH 2 LEVELBELOW GRADE PARKING.SEE SHEETS (A-109THROUGH A-111)PROPOSED PARKING GARAGEENTRY PAVILION. SEES SHEET (A-110THROUGH A-111)PROPOSED PARKINGGARAGE VEHICLE ENTRY(A-109 THROUGH A-110)PROPOSED ENTRY TOEGRESS STAIR (A-109THROUGH A-110)EL FUERTE STREETEL FUERTE STREETEXISTINGBRESSI RANCHRV STORAGE(NOT INPROJECT)EXISTING2-STORYARTSBUILDINGEXISTING2-STORYMIDDLESCHOOLLIMIT OF WORKLIMIT OF WORKLIMIT OF WORKPROPOSED PARKING(8 SPACES)EXISTING PARKING (32 STALLS)EXISTING PARKING (90 STALLS)REVISED PARKING PARKING (58 STALLS)EXISTING PARKING (23 STALLS)EXISTING PARKING (8 STALLS)APPROVED PARKING (43 SPACES)NEW PARKING (19 STALLS)FUTURE(4 STALLS)307' - 0"195' - 6"© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1" = 60'-0"A-001OVERALL ARCHITECTURAL SITE PLAN55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1" = 60'-0"OVERALL SITE PLAN1 20'20'20'FUELMODA-1FUELMODA-2FUELMODA-3F PIPE 207254.2EXISTING 2-STORY HIGHSCHOOLPROPOSED 2 STORY LIBRARYINNOVATION BLDGPROPOSED 1 STORY THEATER WITH 1 LEVEL BELOWGRADE30' FRONT YARD SETBACKOVERALL BUILDING66' - 0"117'- 2". DISTANCE TO P.L.EXISTING 2-STORYGYMNASIUMPROPOSED LANDSCAPE WALLPROPOSED PARKING(58 STALLS)REVISED PARKING (90 STALLS)EXISTING DRIVEWAYLIMIT OF WORK AT PROPOSEDRENOVATION OF EXISTINGPARKINGPROPOSED AREA OFBIO RETENTIONLINE INDICATES ACCESSIBLEPATH OF TRAVEL, TYPEL FUERTE STPROPOSED AREAOF BIO RETENTION25' - 0"EXISTING 2-STORYMIDDLESCHOOLEXISTING2-STORYARTSBUILDINGLIMIT OF WORKLIMIT OF WORKLIMIT OF WORKPROPOSED PARKING (8 STALLS)EXISTING PARKING (23 STALLS)© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1" = 30'-0"A-002ARCHITECTURAL SITE PLAN55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1" = 30'-0"ARCHITECTURAL SITE PLAN1 A-1022A-1031A-1021A-1032368 SFSTAGEMANAGER2126 SFUPPERLOBBY119 SFIT119 SFELECRETRACTABLE THEATER SEATING418 SFSERVICEACCESSA-1022A-1031A-1021A-1032RISER STORAGE1439 SFSTAGE121 SFS/L LOCK117 SFS/L LOCK1811 SFLOWERLOBBY240 SFBOYS150 SFGIRLS1423 SFBACKSTAGESUPPORTA-1022A-1031A-1021A-1032MECHANICAL EQUIPMENT ROOF WELLAREA OF PHOTOVOLTAIC ARRAYT.O. ROOF EL. 17' - 6"T.O. ELEV TOWER EL. 21' - 0"T.O. ROOF EL. 26' - 0"EL. 4' - 0"EL. 21' - 0"EL. 20' - 0"T.O. ELEV TOWER EL. 21' - 0"T.O. WALL EL. 29' - 11 15/16"T.O. WALL EL. 22' - 3 1/8"T.O. PARAPET EL. 21' - 0"T.O. TRELLIS EL. 17' - 6"B.O. MECHANICAL WELL EL. 21' - 6"T.O. MECHANICAL SCREEN EL. 30' - 0"© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/16" = 1'-0"A-100AUDITORIUM BUILDING FLOOR PLANS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/16" = 1'-0"FLOOR PLAN - GROUND LEVEL2SCALE: 1/16" = 1'-0"FLOOR PLAN - LOWER LEVEL1SCALE: 1/16" = 1'-0"FLOOR PLAN - ROOF3 UPUPDNDNA03.021A03.012A03.022A03.011115 SFSTUDY115 SFSTUDY195 SFSTUDY72 SFELEV198 SFBOYS180 SFGIRLS140 SFELECTRICAL103 SFSTORAGE626 SFTECH SHOP/ELECTRONICSLAB167 SFADMIN115 SFSTUDY180 SFGALLERY1336 SFINNOVATIONMAKERS/ROBOTICSOPEN TOABOVE76 SFCIRCULATION/REFERENCEOPEN TOABOVE1160 SFLIBRARYLOUNGECOLLAB192 SFELEV LOBBY129 SFSTUDY52 SFJANITOR'SCLOSET18 SFF.R.143 SFTRASHENCLOSURE2166 SFLIBRARYTRELLIS ABOVEBI -FOL D GA RAGE DOORTRELLIS ABOVEBRIDGE ABOVEA-1051A-1052A-1042A-1041A03.021A03.012A03.022A03.011OPEN TOBELOWOPEN TOBELOW710 SFBIO-TECHLAB150 SFIT ROOM162 SFBUILDINGUTILITYROOM180 SFGIRLS198 SFBOYS655 SFTEACHER'SWORKROOM122 SFOFFICE120 SFTESTING122 SFOFFICE473 SFLEARNINGCENTER579 SFCOLLABSOCIALLOUNGEBRIDGEINDEPENDENTSTUDY72 SFELEV450 SFCLASSROOM449 SFCLASSROOMMACH621 SFMULTIPURPOSECLASSROOM263 SFPREP ROOMA-1051A-1052A-1042A-1041A03.021A03.012A03.022A03.0113:12 SLOPE3:12 SLOPEA-1051A-1052A-1042A-1041© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/16" = 1'-0"A-101LIBRARY INNOVATION FLOOR PLANS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/16" = 1'-0"FLOOR PLAN - LEVEL 011SCALE: 1/16" = 1'-0"FLOOR PLAN - LEVEL 022SCALE: 1/16" = 1'-0"FLOOR PLAN - ROOF3 LEVEL 010' - 0"TOP OF ROOF26' - 0"PARAPET HIGH POINT30' - 0"142212216LEVEL 010' - 0"TOP OF ROOF26' - 0"PARAPET HIGH POINT30' - 0"22471110316© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/8" = 1'-0"A-102AUDITORIUM BUILDING EXTERIORELEVATIONS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/8" = 1'-0"NORTH ELEVATION1SCALE: 1/8" = 1'-0"SOUTH ELEVATION2ELEVATION KEY NOTES1STANDING SEAM METAL ROOF2EXTERIOR SMOOTH FINISH PLASTER3METAL PANEL4ALUMINUM STOREFRONT GLAZING SYSTEM5OVERHEAD DOOR6OPERABLE WINDOW7EXTERIOR DOOR & FRAME8912BUILDING INDENTIFICATION SIGNAGE13TRELLIS STRUCTURE14CORRUGATED METAL PANEL10METAL CANOPY11WINDOWMETAL FACIA15LOUVERS16METAL CANOPYMETAL MECHANICAL SCREEN LEVEL 010' - 0"TOP OF ROOF26' - 0"PARAPET HIGH POINT30' - 0"7101129291614LEVEL 010' - 0"TOP OF ROOF26' - 0"PARAPET HIGH POINT30' - 0"227411101614© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/8" = 1'-0"A-103AUDITORIUM BUILDING EXTERIORELEVATIONS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/8" = 1'-0"EAST ELEVATION1SCALE: 1/8" = 1'-0"WEST ELEVATION2ELEVATION KEY NOTES1STANDING SEAM METAL ROOF2EXTERIOR SMOOTH FINISH PLASTER3METAL PANEL4ALUMINUM STOREFRONT GLAZING SYSTEM5OVERHEAD DOOR6OPERABLE WINDOW7EXTERIOR DOOR & FRAME8912BUILDING INDENTIFICATION SIGNAGE13TRELLIS STRUCTURE14CORRUGATED METAL PANEL10METAL CANOPY11WINDOWMETAL FACIA15LOUVERS16METAL CANOPYMETAL MECHANICAL SCREEN LEVEL 010' - 0"LEVEL 0214' - 0"T.O. ROOF27' - 0"TOP OF PARAPET30' - 0"ROOF HIGH POINT37' - 11 1/4"2094142223241571543511121388131518172LEVEL 010' - 0"LEVEL 0214' - 0"T.O. ROOF27' - 0"TOP OF PARAPET30' - 0"ROOF HIGH POINT37' - 11 1/4"31513518127812117252219204971226162422232© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/8" = 1'-0"A-104LIBRARY EXTERIOR ELEVATIONS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/8" = 1'-0"EAST ELEVATION (CUP)1SCALE: 1/8" = 1'-0"WEST ELEVATION (CUP)21FACTORY PAINTED STANDING SEAM METAL ROOF2EXTERIOR SMOOTH FINISH PLASTER3COMPOSITE METAL PANEL4ALUMINUM STOREFRONT GLAZING SYSTEM56ALUMINUM OPERABLE WINDOW7ALUMINUM EXTERIOR DOOR & FRAME8914CONCRETE FORM LINER10GALVANIZED & PAINTED 20 GA SHEET METAL FASCIA W/1" X 6" T&G DOUGLAS FIR SOFFIT11GALVANIZED & PAINTED ALUMINUM WINDOW15ARCHITECTURAL ALUMINUM LOUVERS16STRUCTURAL STEEL CANOPY W/ HS TUBE LOUVERS17PROFILE METAL MECHANICAL SCREENALUMINUM CLERESTORY WINDOW SYSTEM21GALVANIZED & PAINTED GUARDRAIL TO MATCH EXISTING22GALVANIZED & PAINTED STRUCTURAL STEEL BRIDGE TO ARTS BUILDING23CAULKING AT PANEL JOINT LINES19EXTRUDED ALUMINUM METAL CAP20ALUMINUM & STEEL REINFORCED MOTORIZED BI-FOLD GARAGE DOOR24GALVANIZED & PAINTED EXPOSED STRUCTURAL COLUMN25PROFILE ALUMINUM PANEL, COLOR CORTENGALVANIZED & PAINTED STRUCTURAL STEEL STAIR W/ CONCRETE PANFILLED TREADS & GUARDRAIL TO MATCH CAMPUS18ALUMINUM HORIZONTAL EXTENDED MULLIONSALUMINUM OPERABLE STOREFRONTSHADING DEVICE 1/8" ALUMINUM BREAK METAL121326PRE-CAST PANEL, PAINTEDCONCRETE TILT-UP PANELELEVATION KEY NOTES LEVEL 010' - 0"LEVEL 0214' - 0"T.O. ROOF27' - 0"TOP OF PARAPET30' - 0"ROOF HIGH POINT37' - 11 1/4"914207212101223227381617319212422251726LEVEL 010' - 0"LEVEL 0214' - 0"T.O. ROOF27' - 0"TOP OF PARAPET30' - 0"ROOF HIGH POINT37' - 11 1/4"15181251334212112513320252217© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/8" = 1'-0"A-105LIBRARY EXTERIOR ELEVATIONS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/8" = 1'-0"NORTH ELEVATION (CUP)1SCALE: 1/8" = 1'-0"SOUTH ELEVATION (CUP)21FACTORY PAINTED STANDING SEAM METAL ROOF2EXTERIOR SMOOTH FINISH PLASTER3COMPOSITE METAL PANEL4ALUMINUM STOREFRONT GLAZING SYSTEM56ALUMINUM OPERABLE WINDOW7ALUMINUM EXTERIOR DOOR & FRAME8914CONCRETE FORM LINER10GALVANIZED & PAINTED 20 GA SHEET METAL FASCIA W/1" X 6" T&G DOUGLAS FIR SOFFIT11GALVANIZED & PAINTED ALUMINUM WINDOW15ARCHITECTURAL ALUMINUM LOUVERS16STRUCTURAL STEEL CANOPY W/ HS TUBE LOUVERS17PROFILE METAL MECHANICAL SCREENALUMINUM CLERESTORY WINDOW SYSTEM21GALVANIZED & PAINTED GUARDRAIL TO MATCH EXISTING22GALVANIZED & PAINTED STRUCTURAL STEEL BRIDGE TO ARTS BUILDING23CAULKING AT PANEL JOINT LINES19EXTRUDED ALUMINUM METAL CAP20ALUMINUM & STEEL REINFORCED MOTORIZED BI-FOLD GARAGE DOOR24GALVANIZED & PAINTED EXPOSED STRUCTURAL COLUMN25PROFILE ALUMINUM PANEL, COLOR CORTENGALVANIZED & PAINTED STRUCTURAL STEEL STAIR W/ CONCRETE PANFILLED TREADS & GUARDRAIL TO MATCH CAMPUS18ALUMINUM HORIZONTAL EXTENDED MULLIONSALUMINUM OPERABLE STOREFRONTSHADING DEVICE 1/8" ALUMINUM BREAK METAL121326PRE-CAST PANEL, PAINTEDCONCRETE TILT-UP PANELELEVATION KEY NOTES NO PARKING215 215210220240215215215CONCRETE A-1091+216' - 4"6% RAMP UP144145146147PARKING LEVEL ABOVEOVERHEAD COILING DOORPROPOSED EGRESS STAIR ENTRYACCESSIBLE RAISED DOMESABCDEFGHI234567891011121A-110________________2A-110________________1421431481491501511521531541551561571581591607% RAMP UP1+215'LANDSCAPE1' - 6"© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/16" = 1'-0"A-106PARKING LEVEL P255.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/16" = 1'-0"PARKING LEVEL 021 NO PARKING215 220 225 215210220225230215220225215215CONCRETEUP A-10916% RAMP DOWN121118119120991011029811010986858483828180797887899091929394959697883736353433323130293839402842 43 44 45 46 47 48 49 50 51 52 53 54 55 56 57 58 5960 6162 636468697071727374757667666577+226' - 6"123456789101112131415161718192021222324252627103104105106107108111112113114115116117122123124125126127128129130164 SPACES TOTAL PARKING GARAGEACCESSIBLE RAISED DOMESABCDEFGHI2345678910111224' - 0"1A-110________________2A-110________________STRIPED NO PARKING ZONESTRIPED NO PARKING ZONESTRIPED NO PARKING ZONESTRIPED NO PARKING ZONE5' - 0"STRIPED NOPARKING ZONESTRIPED NOPARKING ZONESTRIPED NOPARKING ZONESTRIPED NOPARKING ZONE41100118131132133134135136137138139140141161163164124' - 0"18' - 0"18' - 0"18' - 0"24' - 0"18' - 0"18' - 0"9' - 0"18' - 0"RETAINING WALLLANDSCAPING1' - 6"© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/16" = 1'-0"A-107PARKING LEVEL P155.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/16" = 1'-0"PARKING LEVEL 011 NO PARKING215 220 225 230 235 215210220225230235240215220225230235235 215215BLEACHER CONCRETE A-1091DNA-1094A-1092A-1093LINE OFPARKINGGARAGEBELOWACCESSIBLE RAISED DOMES1A-110________________2A-110________________307' - 0"195' - 6"RETAINING WALLLANDSCAPE 1' - 6"EXISTING ACOUSTIC SCREENEXISTING ACOUSTIC SCREENFS ELEVATION 239' - 6"© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/16" = 1'-0"A-108LEVEL 01 (FIELD LEVEL)55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/16" = 1'-0"LEVEL 01 (FEILD LEVEL)1 PARKING ENTRANCEOUTLINE OF EXISTING GYMNASIUMT.O. PARAPET 17'-0"23232324717' - 0"T.O. PARAPET 17'-0"22110T.O. PARAPET 17'-0"221T.O. PARAPET 17'-0"22110© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/16" = 1'-0"A-109PARKING GARAGE ELEVATIONS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009ELEVATION KEY NOTES1STANDING SEAM METAL ROOF2EXTERIOR SMOOTH FINISH PLASTER3METAL PANEL4ALUMINUM STOREFRONT GLAZING SYSTEM5OVERHEAD DOOR6OPERABLE WINDOW7EXTERIOR DOOR & FRAME8COLUMN9SKYLIGHT DAYLIGHTING SYSTEM19BUILDING INDENTIFICATION SIGNAGE20TRELLIS STRUCTURE21CORRUGATED METAL PANEL22METAL WIRE MESH GUARDRAIL SYSTEM10METAL CANOPY11SUN SHADE SYSTEM12CLERESTORY WINDOW SYSTEM13STRUCTURAL BEAM14METAL FACIA15LOUVRES16CANOPY17EXTERIOR LIGHT FIXTURE18PHOTOVOLTAIC ARRAYSCALE: 1/16" = 1'-0"PARKING GARAGE ELEVATION & PAVILLION1SCALE: 1/16" = 1'-0"PAVILLION ELEVATION SOUTH2SCALE: 1/16" = 1'-0"PAVILLION ELEVATION WEST3SCALE: 1/16" = 1'-0"PAVILLION ELEVATION NORTH423LANDSCAPE RETAINING WALL24OVERHEAD COILING SECURITY GATE 2A-110________________AETHLETIC FIELD9' - 10"7% SLOPE6% SLOPE1' - 6" 1' - 8"9' - 10"8' - 2"EXISTING ACOUSTIC SCREEN8' - 3" 5' - 0"SIDEWALKDRIVE AISLEOVERHEAD COILING DOOR8' - 2"PARALLEL PARKINGEL. 237' - 10"EL. 226' - 6"EL. 216' - 4"EL. 215' - 0"24' - 6"EL. 239' - 6"PL1' - 6" LANDSCAPE1A-110________________EXITAETHLETIC FIELD1' - 6"9' - 10"1' - 8"EXISTING ACOUSTIC SCREEN307' - 0"OUTLINE OF EXIST GYMNASIUM© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2015Tel 619.557.2500Fax 619.557.2520225 BroadwaySuite 1600San Diego, CA 92101United StatesNOT FORCONSTRUCTION5/23/2016 CUP Submittal No 17/13/2016 CUP Submittal No 211/30/2016 CUP Planning Commission Hearing 1/16" = 1'-0"A-110PARKING GARAGE SECTIONS55.7551.000CONDITIONAL USE PERMITAMENDMENT SUBMITTALPACIFIC RIDGESCHOOL6269 El Fuerte St Carlsbad, CA 92009SCALE: 1/16" = 1'-0"PARKING GARAGE SECTION A1SCALE: 1/16" = 1'-0"PARKING GARAGE SECTION B2 NO PARKING UPS SSS LIM I T O F W O R K LIMIT OF WORK LIMIT O F W O R K EXISTING 2- STORY HIGH SCHOOL EXISTING 2-STORY ARTS BUILDING EXISTING 2- STORY MIDDLE SCHOOL EXISTING GYMNASIUM 20'20'20'FUELMODA-1FUELMODA-2FUELMODA-3LIMIT OF WORK LIMIT OF WORK PROPOSED 2-STORY THEATER LIM IT OF WORK UP UP 115 SFSTUDY 115 SFSTUDY 196 SFSTUDY 75 SFELEV 198 SFBOYS180 SFGIRLS 140 SFELECTRICAL 103 SFSTORAGE 626 SF TECH SHOP/ELECTRONICSLAB 167 SFADMIN 115 SFSTUDY 180 SFGALLERY 1336 SF INNOVATIONMAKERS/ROBOTICS 12 X 12 PLAYFIELD TRELLIS ABOVE BI-FO L D G AR AG E D OO R OPEN TOABOVE 76 SF CIRCULATION/REFERENCE OPEN TOABOVE 8 X 4LASERCUTTER 8 X 4 CNCMILLMACHINE 3D PRINTERPODIUMSCOPY TRELLIS ABOVE1160 SF LIBRARYLOUNGECOLLAB 193 SFELEV LOBBY 129 SFSTUDY 52 SF JANITOR'SCLOSET 18 SFF.R. TRELLIS ABOVE 143 SF TRASHENCLOSURE BRIDGE ABOVE EQUIPM E N T SPAC E OHSC"UNISTRUT" MOVABLE TABLE60" X 30" X ADJ.TYP. FOR (6) EWHW/CW TALL STORAGETYP. FOR (3) SNORKLE EXHAUSTPORT EXHAUSTPORT EXHAUSTPORT 4' X 4' UNISTRUTGRID 12" BELOWFINISHED CEILING MOVABLE TABLE60" X 30" X ADJ.TYP. FOR (12) TALL STORAGETYP. FOR (6) PROPOSED 2-STORY MDIC PACIFIC RIDGE SCHOOLCarlsbad, CAMW PELTZ + ASSOCIATES 858.481.0888 / RLA 2010 SOLANA BEACH, CALIFORNIA LANDSCAPE ARCHITECTURE 11/30/16 HP/DN 15-025 MP 11/30/2016 - CUP HEARINGL-100 SLOPE REVEGETATION NOTES: PER THE CITY OF CARLSBAD LANDSCAPE MANUAL: ALL NEW SLOPES (6:1 OR GREATER) AND ANY EXISTING SLOPES DAMAGED AS PART OF THIS PROJECT WILL BE LANDSCAPED AS FOLLOWS: STANDARD #1: COVER CROP/REINFORCED STRAW MATTING: - COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS, AND/OR WILDFLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN 30 DAYS. - TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED BY THE MANUFACTURER. - REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER CROP AND/OR REINFORCED STRAW MATTING SHALL BE USED THE REMAINDER OF THE YEAR. STANDARD #2: GROUND COVER - 100% OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANTED FROM A MIN. SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL COVERAGE WITHIN ONE YEAR). STANDARD #3: LOW SHRUBS - LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4" LINERS) SHALL COVER A MIN. OF 70% OF THE SLOPE FACE (AT MATURE SIZE). STANDARD #4: TREES AND/OR LARGE SHRUBS: - TREES AND/OR LARGE SHRUBS SHALL BE PLANTED (FROM A MIN. OF 1 GALLON CONTAINERS) AT A MINIMUM RATE OF ONE PER TWO HUNDRED SQUARE FEET. SLOPES 6:1 AND STEEPER AND: A. 3' OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT A MINIMUM STANDARD #1. B. 3'-8' IN VERTICAL HEIGHT REQUIRE STANDARD #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF A COVER CROP), #2, AND #3. C. IN EXCESS OF 8' IN VERTICAL HEIGHT REQUIRE STANDARD #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU OF COVER CROP). #2, #3. AND #4. AREAS FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGATION WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: - SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING. - A POTENTIAL EROSION CONTROL PROBLEM AS DETERMINED BY THE CITY. - IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. NOTE: ALL PERMANENT SLOPE PLANTING MUST BE IRRIGATED WITH A CENTRALLY CONTROLLED IRRIGATION SYSTEM. LANDSCAPE PLAN GENERAL NOTES: - ALL PLANT MATERIAL SELECTED FOR USE WILL BE OF A TYPE KNOWN TO BE SUCCESSFUL IN THE AREA OR SIMILAR CLIMATIC AND SOIL CONDITIONS. - ALL SOILS WITHIN THE LIMITS OF WORK WILL BE FERTILIZED, AMENDED, AND TILLED TO CONFORM TO RECOMMENDATIONS MADE BY A SOIL TESTING LABORATORY AND/OR LANDSCAPE ARCHITECT IN ORDER TO PROMOTE HEALTHY AND VIGOROUS PLANT GROWTH. - AN AUTOMATED IRRIGATION SYSTEM WILL BE USED FOR THE ESTABLISHMENT AND MAINTENANCE OF ALL PLANT MATERIAL. - ROOT BARRIERS SHALL BE INSTALLED FOR ALL NEW TREES WHICH ARE PLACED WITHIN 5'-0" OF PUBLIC IMPROVEMENTS AND INTERNAL SITE HARDSCAPE AREAS SUCH AS WALKS, CURBS, OR STREET PAVEMENT. ROOT BARRIERS SHALL NOT BE WRAPPED AROUND THE ROOTBALL OF THE TREE. - PLANTING AREAS WILL BE PERMANENTLY MAINTAINED IN A WEED AND DEBRIS FREE CONDITION BY THE PROJECT OWNER. - PLANTING AREAS SHALL BE COVERED WITH MULCH TO A MINIMUM DEPTH OF 3". - PROPER DRAINAGE (2% GRADE IN PLANTING AREAS) SHALL BE PROVIDED AT ALL PLANTING AREAS TO PREVENT DRAINAGE ACROSS WALKWAYS AND PATIOS. GRADES SHALL PROVIDE POSITIVE SURFACE DRAINAGE AWAY FROM STRUCTURES AND TERMINATE IN AN APPROVED DRAINAGE SYSTEM. - SURFACE UTILITIES SHALL BE SCREENED WITH PLANTING OR STRUCTURES. - MUNICIPAL CODE SECTION 15.16.060 FIRE PROTECTION NOTES: MANUFACTURED SLOPE FIRE PROTECTION SECTION A-1: MEASURED HORIZONTALLY 20' OUTWARD FROM THE OUTLYING EDGE OF STRUCTURES. - PLANTED WITH GROUND COVER OR LOW GROWING SHRUB SPECIES (LESS THAN 3' IN HEIGHT) KNOWN TO HAVE FIRE RETARDANT QUALITIES. - NO TREES OR SHRUBS ALLOWED - IRRIGATED SECTION A-2: MEASURED HORIZONTALLY 20' OUTWARD FROM THE OUTLYING EDGE OF SECTION A-1. - PLANTED WITH LOW WATER USE NATURALIZING PLANT SPECIES KNOWN TO HAVE LOW FUEL CHARACTERISTICS. - NO TREES ALLOWED - IRRIGATED SECTION A-3: MEASURED OUTWARD FROM THE OUTLYING EDGE OF A-2 TO INCLUDE THE REMAINDER OF THE AREA BETWEEN SECTION A-2 AND HIGH RISK FIRE AREAS AS DESCRIBED UNDER SECTION IIC. - PLANTED WITH LOW WATER USE NATURALIZING PLANT CHARACTERISTICS. - TREES ALLOWED BUT SHALL NOT BE PLANTED CLOSER THAN 20' APART - IRRIGATED SYMBOL DESCRIPTION MAINTAINED BY BRESSI RANCH HOA MAINTAINED BY PACIFIC RIDGE SCHOOL LANDSCAPE MAINTENANCE LEGEND NOTE: PACIFIC RIDGE SCHOOL LANDSCAPE / IRRIGATION / DRAINAGE MAINTENANCE OFF-SITE WILL OCCUR UNDER A PRIVATE AGREEMENT BETWEEN PACIFIC RIDGE SCHOOL AND BRESSI RANCH HOA I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL THE REQUIREMENTS WHEN SUBMITTING CONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER. MICHAEL PELTZ LANDSCAPE ARCHITECT DATEPROPERTY LINEEL FUERTE STR E E T PROPERTY LINEPROPERTY LINEPROPERTY LINE HABITAT MANAGEMENT PLAN SETBACK. FOR DETAILS FIRE MITIGATION PLANS REFER TO BRESSI RANCH NON-RESIDENTIAL SLOPES PROJECT #CT 00-06 DRAWING #411-7L SHEETS #62 AND 64 SLOPE MAINTAINED BY BRESSI RANCH H.O.A. OVERALL LANDSCAPE LANDSCAPE MAINTENANCE PLAN LANDSCAPE CALCULATIONS: WITH PARKING GARAGE TOTAL SITE AREA WITHIN PROJECT LIMITS: 151,680 SF TOTAL LANDSCAPED AREA WITHIN PROJECT LIMITS: 29,597 SF (20%) ZONE 1 REFINED LANDSCAPE: 6,793 SF (5%) ZONE 2 NATURALIZED/TRANSITIONAL LANDSCAPE: 22,804 SF (15%) WITHOUT PARKING GARAGE TOTAL SITE AREA WITHIN PROJECT LIMITS: 66,036 SF TOTAL LANDSCAPED AREA WITHIN PROJECT LIMITS: 19,633 SF (30%) ZONE 1 REFINED LANDSCAPE: 6,793 SF (11%) ZONE 2 NATURALIZED/TRANSITIONAL LANDSCAPE: 12,840 SF (19%) NO PARKING LI M I T O F W O R K LIMIT OF WORK LIMIT O F W O R K EXISTING 2- STORY HIGH SCHOOL EXISTING 2-STORY ARTS BUILDING EXISTING 2- STORY MIDDLE SCHOOL EXISTING GYMNASIUM 20'20'20'FUELMODA-1FUELMODA-2FUELMODA-3LIMIT OF WORK LIMIT OF WORK PACIFIC RIDGE SCHOOLCarlsbad, CAMW PELTZ + ASSOCIATES 858.481.0888 / RLA 2010 SOLANA BEACH, CALIFORNIA LANDSCAPE ARCHITECTURE 11/30/16 HP/DN 15-025 MP 11/30/2016 - CUP HEARINGL-101 EXISTING LANDSCAPE TO BE REMOVED EL FU E R T E S T R E E T PROP E R T Y L I N E LIMIT OF WORK 115 SF STUDY 115 SFSTUDY 196 SFSTUDY 75 SFELEV 198 SF BOYS 180 SF GIRLS 140 SF ELECTRICAL 103 SF STORAGE 626 SF TECH SHOP/ ELECTRONICS LAB 167 SF ADMIN 115 SF STUDY 180 SF GALLERY 1336 SF INNOVATION MAKERS/ROBOTICS 76 SF CIRCULATION/ REFERENCE 1160 SF LIBRARY LOUNGECOLLAB 193 SFELEV LOBBY 129 SF STUDY 52 SF JANITOR'S CLOSET 18 SFF.R. 143 SF TRASH ENCLOSURE PROPOSED 2-STORY MDIC SSLIMIT O F W O R K PROPOSED 2-STORY THEATER NO PARKIN G LI M I T O F W O R K LIMIT OF WORK LIMIT OF WORKPACIFIC RIDGE SCHOOLCarlsbad, CAMW PELTZ + ASSOCIATES 858.481.0888 / RLA 2010 SOLANA BEACH, CALIFORNIA LANDSCAPE ARCHITECTURE 11/30/16 HP/DN 15-025 MP 11/30/2016 - CUP HEARINGL-102 UTILITY EASEMENT BIO-RETENTION BASIN. SEE CIVIL PLANS BIO-RETENTION BASIN. SEE CIVIL PLANS CONCRETE SEAT WALL CONCRETE SEAT WALLS BIO-RETENTION BASIN. SEE CIVIL PLANS EL FUERTE STR E E T UTILITY EASEMENT PROPERTY LINE PROPOSED MDIC LANDSCAPE PROPOSED THEATER LANDSCAPE LANDSCAPE PLAN PROPOSED NEW PARKING LANDSCAPE (NO PARKING GARAGE) EL F U E R T E S T R E E T UTILITY EASEMENT PROP E R T Y L I N E EASTERN PARKING LANDSCAPE SEE SHEET L-103 FOR PLANT PALETTE AND PAVING SCHEDULE NORTHERN PARKING LANDSCAPE WATER UTILITY EASEMENT FUEL MODA-1FUEL MODA-2WATER UTILITY EASEMENT DCME EASEMENT BIO-RETENTION BASIN. SEE CIVIL PLANS BIO-RETENTION BASIN. SEE CIVIL PLANS NO PARKING UPS LIM I T O F W O R K LIMIT OF WORK PACIFIC RIDGE SCHOOLCarlsbad, CAMW PELTZ + ASSOCIATES 858.481.0888 / RLA 2010 SOLANA BEACH, CALIFORNIA LANDSCAPE ARCHITECTURE 11/30/16 HP/DN 15-025 MP 11/30/2016 - CUP HEARINGL-103 EL FUE R T E S T R E E T PROPE R T Y L I N E UTILITY EASEMENT PARKING GARAGE VEHICLE ENTRY PARKING GARAGE PED ENTRY PROPOSED NEW PARKING LANDSCAPE (WITH PARKING GARAGE) LANDSCAPE PLAN RECONSTRUCT ARTIFICIAL TURF FIELD AND TRACK ON TOP OF GARAGE PAVILION FOR GARAGE ACCESS RECONSTRUCT ARTIFICIAL TURF FIELD AND TRACK ON TOP OF GARAGE BIOFILTRATION BASIN WATER UTILITY EASEMENT LIMIT OF WORK UP UP 115 SFSTUDY 115 SF STUDY 196 SF STUDY 75 SF ELEV 198 SFBOYS 180 SF GIRLS 140 SFELECTRICAL 103 SF STORAGE 626 SF TECH SHOP/ ELECTRONICS LAB 167 SFADMIN 115 SFSTUDY 180 SF GALLERY 1336 SF INNOVATION MAKERS/ ROBOTICS 76 SF CIRCULATION/ REFERENCE 1160 SF LIBRARYLOUNGE COLLAB 193 SF ELEV LOBBY 129 SF STUDY 52 SF JANITOR'SCLOSET 18 SF F.R. 143 SF TRASH ENCLOSURE PROPOSED 2-STORY MDIC 2" RECLAIMED MAINLINE 2" RECLAIMED MAINLINE2" RECLAIMED MAINLINESSLIMIT O F W O R K PROPOSED 2-STORY THEATER2" RECLAIMEDMAINLINE2" R E C L A I M E D M A I N L I N E LIMIT OF WORK NO PARKI N G UP LI M I T O F W O R K 1-1/2" EXISTING POTABLE MAINLINE2" RECLAIMED MAINLINE 2" EXISTING RECYCLED MAINLINEPACIFIC RIDGE SCHOOLCarlsbad, CAMW PELTZ + ASSOCIATES 858.481.0888 / RLA 2010 SOLANA BEACH, CALIFORNIA LANDSCAPE ARCHITECTURE 11/30/16 HP/DN 15-025 MP 11/30/2016 - CUP HEARINGL-104 TOTAL LANDSCAPED AREA WITHIN PROJECT LIMITS WITH PARKING GARAGE: (29,757 SF) ZONE 1 - REFINED LANDSCAPE: 23.4% (6,953 SF) ZONE 2 - NATURALIZED/ TRANSITIONAL LANDSCAPE: 51.8% (15,423 SF) ZONE 3 - BIODETENTION PLANTING: 24.8% (7,381 SF) TOTAL LANDSCAPED AREA WITHIN PROJECT LIMITS WITHOUT PARKING GARAGE: (19,793 SF) ZONE 1 - REFINED LANDSCAPE: 35.1% (6,953 SF) ZONE 2 - NATURALIZED/ TRANSITIONAL LANDSCAPE: 64.9% (12,840 SF) DESCRIPTION OF WATER CONSERVATION FEATURES: THE SITE DRAWS ON THE SURROUNDING NATURAL OPEN SPACES TO CREATE A LOW MAINTENANCE, DROUGHT TOLERANT LANDSCAPE. THE PERIMETER OF THE CAMPUS IS COMPRISED OF NATIVE PLANTS ASSOCIATED WITH THE COASTAL SAGE AND CHAPARRAL PLANT COMMUNITIES OF THE AREA AND WILL SERVE AS AN EDUCATIONAL TOOL FOR THE SCHOOL. OTHER DROUGHT TOLERANT PLANTS ARE INCLUDED WITH THE NATIVE PLANT PALETTE TO UNIFY THE SITE WITH THE NEIGHBORING BRESSI RANCH DEVELOPMENT AND TO SUPPLEMENT COLOR DURING DRIER SEASONS. PLANTS WILL BE GROUPED WITH OTHERS OF SIMILAR WATER REQUIREMENTS SO THAT IRRIGATION WILL BE MOST EFFECTIVE AND PLANTS WILL BE HEALTHY AND EASY TO MAINTAIN. AN EFFICIENT IRRIGATION SYSTEM WILL BE DESIGNED WITH RAIN SENSORS TO MONITOR RAINFALL AND ADJUST THE SYSTEM ACCORDINGLY, AND LOW PRECIPITATION HEADS TO MINIMIZE WATER USAGE AND RUNOFF. MULCH WILL BE UTILIZED TO MINIMIZE MOISTURE LOSS THROUGHOUT THE PLANTING AREAS. SHRUBS WILL BE IRRIGATED WITH 12" POP-UPS COMBINED WITH HUNTER MPR-40 MPX000 NOZZLE FM HUNTER INDUSTRIES. TREES WILL BE IRRIGATED WITH HUNTER ROOT WATERING SERIES BUBBLERS (TWO PER TREE). ALL IRRIGATION HEADS WILL BE MARKED TO IDENTIFY USE OF RECLAIMED WATER. WATER CONSERVATION INFORMATION: RECLAIMED WATER IS AVAILABLE FOR THIS SITE. ALL NEW PLANTING AREAS WILL UTILIZE RECLAIMED WATER. RECLAIMED WATER USE: ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACES UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO DRAIN ENTIRELY TO A LANDSCAPED AREA. NOTE: CONSISTENCY DETERMINATION EXHIBIT FOR PROJECT NO.__________ Don Neu, City Planner Date: RECOMMENDED BY: DATE: PLANT ZONES: PROPOSED LIBRARY LANDSCAPE PROPOSED THEATER LANDSCAPE EL FUERTE STR E E T UTILITY EASEMENT BIO-RETENTION BASIN. SEE CIVIL PLANS BIO-RETENTION BASIN. SEE CIVIL PLANS CONCRETE SEAT WALL CONCRETE SEAT WALL BIO-RETENTION BASIN. SEE CIVIL PLANS UTILITY EASEMENT CONCRETE SEAT WALL EXISTING RECYCLED WATER MAINLINE EXISTING RECYCLED WATER MAINLINE EXISTING RECYCLED WATER MAINLINE EXISTING RECYCLED WATER MAINLINE EXISTING HOA IRRIGATION SYSTEMS TO BE MODIFIED/REPAIRED TO PROVIDE HEAD-TO-HEAD COVERAGE TO ACCOMMODATE PACIFIC RIDGE SCHOOL GRADING AND PLANTING IRRIGATION PLAN PROPOSED NEW PARKING LANDSCAPE (NO PARKING GARAGE) EL F U E R T E S T R E E T PROP E R T Y L I N E UTILITY EASEMENT EXISTING RECYCLED WATER MAINLINE EASTERN PARKING ZONE 1 - REFINED LANDSCAPE (LOW WATER USE) ZONE 2 - NATURALIZED/ TRANSITIONAL LANDSCAPE (LOW WATER USE NATIVES) UTILITY EASEMENT DCME EASEMENT NO PARKING UPS LI M I T O F W O R K LIMIT OF WORK 1-1/2" EXISTING POTABLE MAINLINE2" RECLAIMED MAINLINE 2" EXISTING RECYCLED MAINLINELIM IT OF WORKPACIFIC RIDGE SCHOOLCarlsbad, CAMW PELTZ + ASSOCIATES 858.481.0888 / RLA 2010 SOLANA BEACH, CALIFORNIA LANDSCAPE ARCHITECTURE 11/30/16 HP/DN 15-025 MP 11/30/2016 - CUP HEARINGL-105 ONLY SUBSURFACE IRRIGATION SHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLE SURFACES UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO DRAIN ENTIRELY TO A LANDSCAPED AREA. SERVICES TO EXISTING MODULE B, C AND D WILL BE REMOVED WHEN THE MODULE BUILDINGS ARE REMOVED. SEE C-6 FOR EXISTING AND PROPOSED SEWER, POTABLE WATER AND FIRE SERVICES. NOTE: PLANT ZONES: EL F U E R T E S T R E E T PROPE R T Y L I N E PROPOSED NEW PARKING LANDSCAPE (WITH PARKING GARAGE) UTILITY EASEMENT EXISTING RECYCLED WATER MAINLINE IRRIGATION PLAN ZONE 1 - REFINED LANDSCAPE (LOW WATER USE) ZONE 2 - NATURALIZED/ TRANSITIONAL LANDSCAPE (LOW WATER USE NATIVES) ZONE 3 - BIODETENTION PLANTING (LOW WATER USE NATIVES) NORTHERN PARKING RECONSTRUCT ARTIFICIAL TURF FIELD AND TRACK ON TOP OF GARAGE RECONSTRUCT ARTIFICIAL TURF FIELD AND TRACK ON TOP OF GARAGE NO PARKING UPS SSS LI M I T O F W O R K LIMIT OF WORK LIMIT O F W O R K EXISTING 2- STORY HIGH SCHOOL EXISTING 2-STORY ARTS BUILDING EXISTING 2- STORY MIDDLE SCHOOL EXISTING GYMNASIUM LIMIT OF WORK LIMIT OF WORK PROPOSED 2-STORY THEATER LIM IT OF WORK UP UP PROPOSED 2-STORY MDIC 2" RECLAIMED MAINLINE 2" RECLAIMED MAINLINE2" RECLAIMEDMAINLINE2" R E C L A I M E D MA I N L I N E1-1/2" EXISTING POTABLE MAINLINE2" EXISTING RECYCLED MAINLINE2" RECLAIMED MAINLINE PACIFIC RIDGE SCHOOLCarlsbad, CAMW PELTZ + ASSOCIATES 858.481.0888 / RLA 2010 SOLANA BEACH, CALIFORNIA LANDSCAPE ARCHITECTURE 11/30/16 HP/DN 15-025 MP 11/30/2016 - CUP HEARINGPROPOSED TURF AREA PERCENTAGE OF PROPOSED TURF AREA:0% NOTE: THE PROPOSED IMPROVEMENTS WITH THE PARKING GARAGE ELIMINATE 7,381 SQUARE FEET OF EXISTING TURF TO BE REPLACED WITH DROUGHT TOLERANT PLANT SPECIES. EXTENT OF ZONE 1 AND ZONE 2 PLANTINGWATER CONSERVATION FEATURES THE LANDSCAPE CONCEPT PLAN CONSERVES WATER BY UTILIZING A PLANT PALETTE THAT EMPHASIZES DROUGHT TOLERANT PLANT SPECIES. THE SUGGESTED SPECIES IN THE PLANT PALETTE HAVE SIMILAR IRRIGATION REQUIREMENTS AND ENVIRONMENTAL FACTORS. THIS ALLOWS FOR A SIMPLIFIED IRRIGATION DESIGN, RESULTING IN AN EFFICIENT IRRIGATION SYSTEM. WATER DEEPLY AND INFREQUENTLY TO DEVELOP DEEP ROOT SYSTEMS. WATER IN THE EVENING OR EARLYMORNING TO REDUCE WATER LOSS DUE TO EVAPORATION. ADJUST CONTROLLER MONTHLY TO ACCOMODATE CHANGING WEATHER CONDITIONS. ADJUST IRRIGATION SYSTEMS TO ELIMINATE RUNOFF, LOW HEAD DRAINAGE OR OVERSPRAY. ACCOMODATIONS FOR RECLAIMED WATER ALL PROPOSED PLANTING AREAS TO BE FITTED WITH RECLAIMED WATER IRRIGATION EQUIPMENT SUCH AS PURPLE PIPE, VALVE BOXES, IRRIGATION HEADS, ETC. PER THE CITY OF CARLSBAD'S IRRIGATION REQUIREMENTS.L-106 WATER CONSERVATION PLAN EL FUERTE STR E E T WITH PARKING GARAGE TOTAL SITE AREA WITHIN PROJECT LIMITS: 151,680 SF TOTAL LANDSCAPED AREA WITHIN PROJECT LIMITS WITH PARKING GARAGE: (29,597 SF) ZONE 1 - REFINED LANDSCAPE: 23.0% (6,793 SF) ZONE 2 - NATURALIZED/ TRANSITIONAL LANDSCAPE: 52.1% (15,423 SF) ZONE 3 - BIODETENTION PLANTING: 24.9% (7,381 SF) WITHOUT PARKING GARAGE TOTAL SITE AREA WITHIN PROJECT LIMITS: 66,036 SF TOTAL LANDSCAPED AREA WITHIN PROJECT LIMITS WITHOUT PARKING GARAGE: (19,633 SF) ZONE 1 - REFINED LANDSCAPE: 34.6% (6,793 SF) ZONE 2 - NATURALIZED/ TRANSITIONAL LANDSCAPE: 65.4% (12,840 SF) EXISTING RECYCLED IRRIGATION WATER METER EXISTING POTABLE WATER IRRIGATION METER RECYCLED WATER IRRIGATION MAINLINE POTABLE WATER IRRIGATION MAINLINE DOMESTIC WATER LINE AREA TO RECEIVE NEW RECYCLED WATER IRRIGATION EQUIPMENT. REFER TO SHEET L-104 FOR MORE INFORMATION. PLAN LEGEND REMAINDER OF PROJECT SITE SHALL RETAIN EXISTING IRRIGATION SYSTEMS. NO SYMBOL PROPERTY LINE PROPERTY LINE