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Home My WebLink About2017-02-15; Planning Commission; ; SDP 86-02(E)/CDP 16-44 - FOUR SEASONS RESIDENCE CLUB The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: November 17, 2016 P.C. AGENDA OF: February 15, 2017 Project Planner: Chris Garcia Project Engineer: Steve Bobbett SUBJECT: SDP 86-02(E)/CDP 16-44 – FOUR SEASONS RESIDENCE CLUB – Request for a Site Development Plan Amendment and Coastal Development Permit to allow the construction of parking areas and recreation facilities for the existing timeshare development generally located east of Kingfisher Lane in Aviara Planning Area 2b, in Local Facilities Management Zone 19. The project site is located within the Mello I Segment of the city’s Coastal Zone, but is not within the appealable area of the California Coastal Commission. The City Planner has determined that the project is subject to the provisions of CEQA; however, the potential environmental effects of the project were adequately analyzed by the previously Certified EIR for the Aviara Master Plan – MP 177/EIR 83-02(A). No additional environmental review is required. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7227 APPROVING Site Development Plan Amendment No. SDP 86-02(E) and Coastal Development Permit No. CDP 16-44, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND The project site is located on the southeast corner of Aviara Parkway and Kingfisher Lane (see attached location map) in the Mello I Segment of the Local Coastal Program and Local Facilities Management Zone 19. The site consists of seven vacant parcels totaling 2.2 acres located adjacent to existing timeshare buildings, a golf course and Kingfisher Lane. The site has been previously graded as part of the Four Seasons Resort within the Aviara Master Plan (MP 177(O)/LCPA 90-03(A)/SDP 86-02(B)/CUP 90-05(A)/CT 95-02/PUD 102(A)/HDP 95-11). Original approvals for the project site included the development of five timeshare buildings and associated parking areas. Each timeshare building was approved for six units, for a total of 30 units in this project area. The timeshare project was built in conjunction with the neighboring resort hotel and shared amenities such as parking and recreation. However, the resort hotel and timeshare are now separate entities. Therefore, the existing timeshare project lacks employee parking and amenities once shared with the resort hotel. The applicant is proposing to amend the approved Site Development Plan to allow parking and amenities for the timeshare project on the lots where five timeshare buildings were previously approved. The proposed parking area is mainly for employees and contains 116 parking spaces and landscaping. The parking area will be screened from Aviara Parkway by additional trees and landscape added to an existing open space easement adjacent to Aviara Parkway. A storage/maintenance building is proposed on the eastern portion of the site adjacent to a golf course. The storage building will be architecturally compatible with the existing timeshare buildings by containing the same cement plaster finish and clay tile roofs. Also proposed are two lighted tennis courts, a tennis shack and restroom building, a kids play area, and a dog run area. The tennis courts will be surrounded with 10 foot chain link fencing and a green mesh material that is typically seen on other tennis courts. The dog run area will be surrounded with vinyl coated chain link fence. 3 SDP 86-02(E)/CDP 16-44 – FOUR SEASONS RESIDENCE CLUB February 15, 2017 Page 2 A grading plan was previously issued for the project site and the lot is currently graded. Further grading of the site is proposed with 200 cubic yards of cut and 6,000 cubic yards of fill. A grading plan will be required. Table “A” below includes the General Plan Land Use designations, zoning and current land uses of the project site and surrounding properties. TABLE A Location General Plan Designation Zoning Current Land Use Site R-8 Residential/Open Space (OS) Planned Community (P-C) Vacant North Open Space (OS) Planned Community (P-C) Golf Course South R-8 Residential Planned Community (P-C) Timeshares East Open Space (OS) Planned Community (P-C) Golf Course West Open Space (OS) Planned Community (P-C) Landscaping/Natural Open Space III. ANALYSIS The proposed project is subject to the following ordinances, standards and policies: A. R-8 Residential General Plan Land Use Designation; B. Aviara Master Plan (MP 177(DD)); C. Site Development Plan (C.M.C. Chapter 21.53.120); D. Coastal Development Regulations for the Mello I Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203); E. Growth Management (C.M.C. Chapter 21.90) A. General Plan Land Use Designation The project site has a General Plan Land Use designation of R-8 Residential which allows for the development of residential projects at a density of 4-8 dwelling units per acre with a Growth Management Control Point (GMCP) of 6 dwelling units per acre. The project does not propose any residential units and the parking and amenity uses are considered accessory to the existing timeshare project which is consistent with the city’s General Plan. B. Aviara Master Plan (MP 177(DD)) The project site is located within Planning Area 2b of the Aviara Master Plan (MP 177(DD)). Planning Area 2b is to conform to the standards of the Commercial Tourist (C-T) zone unless otherwise noted in the Master Plan. The Aviara Master Plan allows for timeshare units and accessory tourist uses, including reception, sales, recreation and maintenance. Therefore, the proposed timeshare parking, maintenance building and recreation amenities are permitted land uses. C. Site Development Plan The Aviara Master Plan requires the processing of a Site Development Plan (SDP) for Planning Area 2b. The processing of a SDP is pursuant to Chapter 21.06, the Qualified Development Overlay Zone. The original SDP for the construction of a golf course, hotel, sports center and restaurants was approved in 1987 (SDP 86-02). Three subsequent amendments have been approved which included the construction of the SDP 86-02(E)/CDP 16-44 – FOUR SEASONS RESIDENCE CLUB February 15, 2017 Page 3 timeshares. The existing 240 unit timeshare project was approved with all required parking on-site. In addition, the timeshare employees utilized parking areas on the adjacent hotel site in the past. Now that the hotel and timeshare projects are separate entities, the timeshare project lacks parking for their employees. The addition of 116 parking spaces proposed with this current amendment gives the timeshare project adequate off street parking for employees and guests. The addition of the tennis courts and other amenities brings back recreation options to the guests that were lost when the timeshare and hotel became separated. The proposed project complies with all applicable regulations and development standards of the Aviara Master Plan and the Carlsbad Municipal Code (CMC) including the Commercial Tourist (C-T) zone, which is identified for this area by the Master Plan. D. Conformance with Coastal Development Regulations for the Mello I Segment of the Local Coastal Program (CMC 21.201) and the Coastal Resource Protection Overlay Zone (CMC 21.203); The project site is located within the Mello I Segment of the Local Coastal Program and is not in the appeal jurisdiction. The site is also located within and subject to the Coastal Resource Protection Overlay Zone. The project’s compliance with each of these programs and ordinances is discussed below: 1. Mello I Segment of the Certified Local Coastal Program and all applicable policies The project is located in the Mello I Local Coastal Program Segment. The subject site has an LCP Land Use Plan designation of R-8 Residential which allows for a density of 4-8 du/acre and 6 du/acre at the Growth Management Control Point (GMCP). The project does not propose any dwelling units. The project consists of the construction of a parking lot, storage buildings and recreation amenities such as tennis courts, play area and a dog run. The proposed project is compatible with the surrounding development of visitor commercial uses such as hotels, timeshares, golf course and other recreation amenities. The project will not obstruct views of the coastline as seen from public lands or the public right-of-way, nor otherwise damage the visual beauty of the coastal zone. No agricultural uses currently exist on the previously graded site, nor are there any sensitive resources located on the developable portion of the site. The proposed project is not located in an area of known geologic instability or flood hazard. Since the site does not have frontage along the coastline, no public opportunities for coastal shoreline access are available from the subject site. Furthermore, the project site is not suited for water-oriented recreation activities. Therefore, the project is consistent with the Mello I Segment of the LCP. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the City’s Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban run-off, pollutants and soil erosion. The subject property does not include steep slopes (equal to or greater than 25% gradient) nor native vegetation. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. SDP 86-02(E)/CDP 16-44 – FOUR SEASONS RESIDENCE CLUB February 15, 2017 Page 4 E. Growth Management The proposed project is located within Local Facilities Management Zone 19 in the southwest quadrant of the city. The project does not propose any dwelling units. Furthermore, the parking and amenities are accessory to the existing timeshare project which was previously analyzed with SDP 86-02(B). Therefore, the project will not have any impact on facilities. IV. ENVIRONMENTAL REVIEW The City Planner has determined that the project is subject to the provisions of CEQA; however, the potential environmental effects of the project were adequately analyzed by the previously Certified EIR for the Aviara Master Plan – MP 177/EIR 83-02(A). No additional environmental review is required. ATTACHMENTS: 1. Planning Commission Resolution No. 7227 2. Location Map 3. Disclosure Statement 4. Reduced Exhibits 5. Full Size Exhibits “A” – “T” dated February 15, 2017 BA C C H A R ISAVKINGFISHER L N BLUEHERONPLFINCHLN AVIARA PY AVIARARESORTDRADOLPHIADRTERN PLSDP 86-02(E) / CDP 16-44Four Seasons Residence Club 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 I City or Carlsbad DISCLOSURE STATEMENT P-1(A) Develop_ment ~t., • tct~ Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicanfs statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittaL Your project cannot be reviewed until this information is completed. Please print Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, 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 1 0% 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 ryay be attached if necessary.) / Person N I A Corp/Part __ N-+f._.:loA...;;._ ______ _ Title Title ·----------------------------Address ____________________ _ Address. ________________________ _ 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 ofricers. (A separate page may be attached if necessary.) Person. ___________________ _ Corp/Part. ______________________ _ Title _____________________ __ Title __________________________ _ Address. ________________ __ Address. ________________________ __ Page 1 of 2 ReVISed 07/10 --------- FSRC Ofs:dosure Form Section 2. 1-fatei'EquityFund IV.-LP. 1181ir l!a <iliallge Ave Los Angeles,.. CA 90025 HEFLV .. LP. 11828 ta Grange Ave los Angeles,. CA 90025 FS Aviara Resort lr:~vestment LP. C/0 FOUR. SEASONS HOTEl UMITED 1165 LESUE STREET ONTARIO, CA M3C 2K8 Four Seasons Residence Club Landscape Concept Plan FOUR SEASONS RESIDENCE CLUBLANDSCAPE PS PROJ. NO. 160102AVIARA FSRC ASSOCIATES LIMITED PARTNERSHIPASSESSOR PARCEL NUMBERS:SUBMITTAL #2 PLANS LANDSCAPE CONCEPT PLAN CDP 16 16-44 PKY AVI A R A MARCOSSANROAD ROA DREALROAD ALGA RANCHOAVE SANTA FECITY OF CITY OF VISTA HIGHWAY 78 CITY OF OCEANSIDE EL5INTERSTATE LANEPOINS E T TI A PALOMAR CARLSBADLA BLVDOCEAN PACIFIC AIRPO R T COSTA CITY OF ENCINITAS CA M I N O CITY OF CARLSBAD VICINITY MAP SDP 86-02E SITE PLANT LEGEND TREES Latin Name Common Name Size Comments Afrocarpus gracillis Fern Pine 24" box Good parking lot tree, neat, low maintenance Arbutus menziesii Pacific Mandrone 15 gal Good medium sized evergreen tree, drought tolerant, red bark Archontophoenix cunninghamiana King Palm 24" box Palm leaves are self-cleaning, no pruning required Lagerstroemia indica Crape Myrtle 24" box Exists nearby, use for flower color and design continuity Syagrus romanzoifianum Queen Palm 10 ft. bth Tough and durable, good value species Pinus canariensis Canary Island Pine 15 gal.Use to replace existing trees removed during demolition SHRUBS Latin Name Common Name Size Comments Carissa m. 'Boxwood Beauty'Boxwood Beauty Natal Plum 5 gal.Thornless, low growing, evergreen, and can be pruned into a hedge Lavatera maritima Sea Mallow 5 gal.A mounding shrub with showy blooms and a long flowering season Muhlenbergia rigens Deer Grass 5 gal.Tall clump, native grass with strong fountain form Rhaphiolepis indica 'Ballerina'Ballerina Indian Hawthorne 5 gal.Existing nearby, a solid, low-growing performer, use for design continuity Strelitzia reginae Bird of Paradise 5 gal.Showy, tropical, specimen shrub with striking flowers and form or Cassia leptophylla Gold Medallion Tree Exists nearby, use for flower color and design continuity GROUND COVER Latin Name Common Name Size Comments Baccharis 'Pigeon Point'Pigeon Point Coyote Brush 1 gal Bright to medium green, low water, tough and durable Carex praegracillis Western Meadow Sedge Seed Good settling basin plant with natural meadow look at 9" tall Cynodon 'Tifgreen'Hybrid Bermuda sod An excellent, warm-season turf grass for Dog Park uses Delosperma litorale White Trailing Ice Plant flats 60% of cover - Durable, succulent ground cover for small/medium sized areas Trachelospermum asiaticum Asiatic Jasmine 1 gal Dense, mat-forming ground cover, line trim for manicured appearance Gazania 'Mitsuwa'Mitsuwa Gazania flats 40% of cover - Green foliage, mix orange, yellow, and white flowers or Trachycarpus fortunei Windmill Palm 24" box Smaller "fan-leaf" palm, approx.. 25 ft. tall, use multi-trunk trees for larger effect 1 9 6 3 TREE REMOVAL LEGEND Pinus canariensis Syagrus romanzoffianum Schinus molle Jacaranda mimosifolia SCALE: 1" = 20 FT.NORTH 0 20 40 FT EXISTING LANDSCAPE TO REMAIN RESIDENCE CLUB EDGE MODERATE WATER USE 10' WIDE SDG&E EASEMENT CHILD RECREATION AREA A FUTURE PROJECT TO BE DOG PARK RECREATION AREA - WARM SEASON TURF W/ PERGOLA BENCHES, HARDSCAPE, PET WASTE STATION, WATER BASIN, FENCED AND GATED WITH VINYL 5' WIDE ACCESS WALKWAY HEADWALL/OUTFALL (TYPICAL SYMBOL) RESTROOMS WITH HARDSCAPE TENNIS SHACK & (2) TENNIS COURTS, FENCED ACCESS WITH STAIRS, HARDSCAPE, 2 BENCHES TENNIS COURTS BIO-RETENTION BASIN AREA MODERATE WATER USE (3) EXISTING TREES TO REMOVE EROSION CONTROL SLOPE PLANTING. LOW WATER USE ORNAMENTAL PLANTING LOW WATER USE(TYPICAL SYMBOL) ACCESS - ADA RAMP TENNIS COURTS DATE: 12/15/16 SHEET: L-1 SHEET 1 OF 5 Quantity 17 18 6 20 18 10 Spacing 3' o.c. 6' o.c. 4' o.c. 3' o.c. 4' o.c. Spacing 4' o.c. Seed entire 12" o.c. 24" o.c. 12" o.c. SUBMITTED FOR REVIEW AT A LATER DATE sym Latin Name Common Name Canary Island Pine Queen Palm California Pepper Jacaranda Quantity 3 1 1 2 Notes: 1) c next to symbol denotes caliper of tree 2) 3 trees with 12" or greater in caliper are scheduled for removal. RETAINING WALL (TYPICAL SYMBOL) LARGE SHRUBS TO BE REMOVED (TYPICAL SYMBOL) DEV 2016-0017 Pole mounted light fixture - Parking Lot Pole mounted light fixture - Tennis Court Pedestrian Walkway Lighting ELECTRICAL SYMBOL LIST GENERAL NOTES 1) 3) 4) 2) Slope 6:1 or steeper requiring erosion control measures as specified herein shall be treated with one or more of the following planting standards: Standard #1 - Cover Crop/Reinforced Straw Matting: Cover crop shall be seed mix typically made up of quick germinating and fast covering grasses, clovers, and/or wild flowers. 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 ninety (90%) percent coverage within thirty (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 mat shall be used the remainder of the year. Standard #2 - Ground Cover One hundred (100%) percent of the area shall be planted with a ground cover known to have excellent soil binding characteristics (planted from a minimum size of flatted material and spaced to provide full coverage within one year). Standard #3 - Low Shrubs Low spreading woody shrubs (planted from minimum of 2-3/4 inch liners) shall cover a minimum of seventy (70%) percent of the slope face (at mature size). Standard #4 - Trees and/or Large Shrubs Trees and/or large shrubs shall be (planted from a minimum of 1 gallon containers) at a minimum rate of one (1) per two hundred (200) square feet. 5) a. Existing slope landscaping shall be refurbished, replacing any deas/missing plants as appropriate to meet Landscape Manual requirements. All utilities are to be screened. Landscape construction drawings will be required to show and label all utilities and provide appropriate screening. Four Seasons Residence Club shall be responsible for maintaining all proposed landscaping. Ornamental planting will be maintained weekly. Positive surface drainage (2% grade in planting areas) away from structures and terminating in an approved drainage system. b. c. d. Slopes - 6:1 or steeper and: 3' or less in vertical height and are adjacent to public walks or streets require at minimum Standard #1. 3' to 8' in vertical height require Standard #1 (erosion control matting shall be installed in lieu of a cover crop), #2 and #3. 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. a. b. c. Areas graded 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 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. a. b. c. Dog Run, Play Area Lighting Total Parking Lot Area = 52,480 SF PARKING AREA LANDSCAPING Landscaping in Parking Area = 7,550 SF Ligustrum j. 'Texanum' Japanese privet 5 gal.Train as evergreen hedge to 3 feet tall min.3'-6" o.c. 25' 25'25'25'Cistus purpureus Orchid rockrose 5 gal.Mounding shrub with long flowering season and low water requirement.4' o.c. POTABLE WATER METER LOCATION Percentage of Landscaping in Parking Area = 14% RELOCATE EXISTING DRAINAGE EASEMENT MODIFY EXISTING DRAINAGE EASEMENT PER MAP NO. 12409 (TREES PROPOSED) (NO TREES PROPOSED) COATED CHAIN LINK. RETAINING WALL (TYPICAL SYMBOL) TO BE SPLIT-FACED BLOCK. FOUR SEASONS RESIDENCE CLUBLANDSCAPE PS PROJ. NO. 160102AVIARA FSRC ASSOCIATES LIMITED PARTNERSHIPSUBMITTAL #2 PLANS LANDSCAPE CONCEPT PLAN DATE: 12/15/16 SHEET: L-2 SHEET 2 OF 5 KINGFISHER LANE R.O.W. PLANTING MODERATE WATER USE. PARKING LOT PLANTING MODERATE WATER USE. (3) EXISTING TREES TO REMOVE EXISTING CART PATH EXISTING 15' WIDE DRAINAGE EASEMENT PER MAP NO. 12409. EXISTING PINE TO REMAIN EROSION CONTROL SLOPE PLANTING. LOW WATER USE EXISTING FENCE AT AVIARA PARKWAY R.O.W. EXISTING GATED ENTRY PARKING LOT PLANTING MODERATE WATER USE. KINGFISHER LANE R.O.W. PLANTING MODERATE WATER USE. 25'25'SIGHT DISTANCE TRIANGLE SCALE: 1" = 20 FT.NORTH 0 20 40 FT LARGE SHRUBS TO BE REMOVED (TYPICAL SYMBOL) Four Seasons Residence Club Landscape Concept Plan ASSESSOR PARCEL NUMBERS:CDP 16 16-44 SDP 86-02E DEV 2016-0017 Pole mounted light fixture - Parking Lot Pole mounted light fixture - Tennis Court Pedestrian Walkway Lighting ELECTRICAL SYMBOL LIST Dog Run, Play Area Lighting 25'25'25'NEW RECYCLED WATER METER LOCATION PLANT LEGEND TREES Latin Name Common Name Size Comments Afrocarpus gracillis Fern Pine 24" box Good parking lot tree, neat, low maintenance Arbutus menziesii Pacific Mandrone 15 gal Good medium sized evergreen tree, drought tolerant, red bark Archontophoenix cunninghamiana King Palm 24" box Palm leaves are self-cleaning, no pruning required Lagerstroemia indica Crape Myrtle 24" box Exists nearby, use for flower color and design continuity Syagrus romanzoifianum Queen Palm 10 ft. bth Tough and durable, good value species Pinus canariensis Canary Island Pine 15 gal.Use to replace existing trees removed during demolition SHRUBS Latin Name Common Name Size Comments Carissa m. 'Boxwood Beauty'Boxwood Beauty Natal Plum 5 gal.Thornless, low growing, evergreen, and can be pruned into a hedge Lavatera maritima Sea Mallow 5 gal.A mounding shrub with showy blooms and a long flowering season Muhlenbergia rigens Deer Grass 5 gal.Tall clump, native grass with strong fountain form Rhaphiolepis indica 'Ballerina'Ballerina Indian Hawthorne 5 gal.Existing nearby, a solid, low-growing performer, use for design continuity Strelitzia reginae Bird of Paradise 5 gal.Showy, tropical, specimen shrub with striking flowers and form or Cassia leptophylla Gold Medallion Tree Exists nearby, use for flower color and design continuity GROUND COVER Latin Name Common Name Size Comments Baccharis 'Pigeon Point'Pigeon Point Coyote Brush 1 gal Bright to medium green, low water, tough and durable Carex praegracillis Western Meadow Sedge Seed Good settling basin plant with natural meadow look at 9" tall Cynodon 'Tifgreen'Hybrid Bermuda sod An excellent, warm-season turf grass for Dog Park uses Delosperma litorale White Trailing Ice Plant flats 60% of cover - Durable, succulent ground cover for small/medium sized areas Trachelospermum asiaticum Asiatic Jasmine 1 gal Dense, mat-forming ground cover, line trim for manicured appearance Gazania 'Mitsuwa'Mitsuwa Gazania flats 40% of cover - Green foliage, mix orange, yellow, and white flowers or Trachycarpus fortunei Windmill Palm 24" box Smaller "fan-leaf" palm, approx.. 25 ft. tall, use multi-trunk trees for larger effect 1 9 6 3 Quantity 17 18 6 20 18 10 Spacing 3' o.c. 6' o.c. 4' o.c. 3' o.c. 4' o.c. Spacing 4' o.c. Seed entire 12" o.c. 24" o.c. 12" o.c. Ligustrum j. 'Texanum' Japanese privet 5 gal.Train as evergreen hedge to 3 feet tall min.3'-6" o.c. Cistus purpureus Orchid rockrose 5 gal.Mounding shrub with long flowering season and low water requirement.4' o.c. RETAINING WALL (TYPICAL SYMBOL) TO BE SPLIT-FACED BLOCK. TYPICAL TENNIS FENCE 3/8" = 1'-0" 15' M FOUR SEASONS RESIDENCE CLUBLANDSCAPE PS PROJ. NO. 160102AVIARA FSRC ASSOCIATES LIMITED PARTNERSHIPSUBMITTAL #2 PLANS WATER PLAN 10' WIDE SDG&E EASEMENT RELOCATE EXISTING DRAINAGE EASEMENT MODIFY EXISTING DRAINAGE EASEMENT PER MAP NO. 12409 (TREES PROPOSED) (NO TREES PROPOSED) DATE: 12/15/16 SHEET: L-3 SHEET 3 OF 5 Moderate Use (Hydrozone 3) Moderate Use (Hydrozone 4) Moderate Use (Hydrozone 5) Low Water Use (Hydrozone 1) Low Water Use (Hydrozone 2) As required by the State of California, the City of Carlsbad has adopted a water efficient ordinance. All requirements of the ordinance will be met by this plan. Recycled water is available on this site and will be used fro all landscaping. Additional conservation will be accomplished through the use of water conserving plants, use of mulch, soil amendments, and other conservation measures. Moderate water using landscaping is located adjacent to the Residence Club, in pedestrian use areas, along Kingfisher Lane, in parking lot islands, in bioretention areas, and for warm season turf in the Dog Park. Low water using landscaping is used for large slope plantings, and for low activity areas. No high or very low water use plantings are proposed. Four Seasons Water Conseravtion0.200 acres 0.137 acres 0.049 acres 0.216 acres 0.060 acres 30% of water use 21% of water use 7% of water use 33% of water use 9% of water use Irrigation System An automatic spray irrigation system with automatic controller, head to head coverage, and check valves will be used for all landscaping except where adjacent to impermeable surfaces. When irrigation is used for vegetation within 24 inches of an impermeable surface, subsurface drip irrigation shall be used, unless adjacent impermeable surfaces are designed and constructed to cause water to drain entirely into a landscaped area. High Water Use (NOT USED) Moderate Water Use Low Water Use Irrigation Water Use Requirement WATER USE KEY MAXIMUM APPLIED WATER ALLOWANCE (gallons/ year) Formulas and Definitions Formula: MAWA = (ETo)(0.62)[(0.45xLA) + (0.55xSLA)] MAMA = Maximum Applied Water Allowance (gallons per year) ETo = Evapotranspiration in inches per Year 0.62 = Conversion factor to gallons per square foot 0.7 = ET Adjustment Factor for plant factors & irrigation efficiency. LA = Landscape Area - includes special landscaped area (in sq. ft.) 0.3 = Additional ET adjustment factor for special landscape area (in sq. ft.)(1.0-0.7=0.3) SLA = Special landscaped area in sauare feet Calculation: MAWA = (44.0)(0.62)[(0.45 x LA) + (0.55 x SLA)] MAWA = 27.28 [(0.45 x 28,834) + 0.55 x 28,834)] MAWA = 27.28 (12,975 +15,859) MAWA = 786,592 Landscape Water Use Very Low Water Use (NOT USED) Landscape Area (per water ord.) 0.662 acres 29% of site/ 100% of water use Landscape Architect's Irrigation Design Certification 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 requirements when submitting construction documents. I certify to complete all hydrozones) 0.62 1 3 4 Hydrozone Number (1 - 5 with SLA Zone Below - use as many tables as necessary 2 44.0 27.28 0.5 9,379 s.f.8,707 s.f. 0.3 8,707 s.f. 5,990 s.f. 2,133 s.f. 9,379 s.f. 2,625 s.f. The water conservation plan includes calculations which document that maximum allowed annual water use for the landscaped area or maximum applied water allowance (MAWA), and the estimated total water use (ETWU). A landscape project shall not exceed the MAWA. 28,834 s.f. Slope landscaping greater than 25% will be irrigated with an irrigation system with a precipitation rate of 0.75 inches per hour or less to prevent runoff and erosion. that the plan implements those regulations to provide efficient use of water. LWU LWU MWU 4,3542,814 CITY OF CARLSBAD ESTIMATED TOTAL WATER USE (ETWU) Process Step No. (Below) Evapotranspiration Rate (ETo)* Conversion Factor Plant Factor (PF)** (From WUCOLS) (VLW - HW) (0.1 - 0.8) SLA (Step 1 X Step 2) Area of Hydrozone (sq. ft.) (HA) (Step 4 X Step 5) Irrigation Efficency (IE)*** (Step 6 / Step 7) Total All Step 8 + Total SLA sq. ft. in Step 5 (Step 3 x Step 9) Estimated Total Water Use in gallons per year (ETWU) - Total shall not exceed MAWA 1 2 3 4 5 6 7 8 9 10 *ETo - West of I-5 = 40.0 - East of I-5 and West of El Camino Real = 44.0 - East of El Camino Real = 47.0 Applicant may provide a different ETo if supported by documentation subject to approval by the City of Carlsbad Planning Director. **Plant Factor & Water Use - 0.1 = VLW - Very Low Water Use Plants - 0.5 = MW - Moderate Water Use Plants - 0.6 = Bermuda Turf - 0.3 = LW - Low Water Use Plants ***IE - Micro-spray = .80 - Bubbler = .75 Applicant may provide a different IE if - Rotor = .70 - Spray = .55 - Drip = .80 supported by documentation subject to approval by the City Planning Director (Turf and Landscape Irrigation Best Management Practices, April 2005) 786,592 MWU 2,625 s.f. 0.3 788 0.55 0.80 5,990 s.f. 2,995 0.5 0.55 0.80 7,9165,116 985 3,744 28,834 s.f. 28,834 SCALE: 1" = 30 FT.NORTH 0 30 60 FT Four Seasons Residence Club Water Conservation Plan ASSESSOR PARCEL NUMBERS:CDP 16 16-44 SDP 86-02E DEV 2016-0017 SIGNATURE DATE 5 MWU - 0.8 = HW - High Water Use Plants 2,133 s.f. 1,280 0.6 0.55 2,327 Total Site Area 2.30 acres 15' M FOUR SEASONS RESIDENCE CLUBLANDSCAPE PS PROJ. NO. 160102AVIARA FSRC ASSOCIATES LIMITED PARTNERSHIPSUBMITTAL #2 PLANS RECYCLED WATER USE MAP 10' WIDE SDG&E EASEMENT DATE: 12/15/16 SHEET: L-4 SHEET 4 OF 5 Recycled Water Use* Water Uses All landscaping shall use recycled water. Irrigation system will conform to recycled water standards. * SCALE: 1" = 30 FT.NORTH 0 30 60 FT Four Seasons Residence Club Recycled Water Use Map ASSESSOR PARCEL NUMBERS:CDP 16 16-44 SDP 86-02E DEV 2016-0017 RELOCATE EXISTING DRAINAGE EASEMENT MODIFY EXISTING DRAINAGE EASEMENT PER MAP NO. 12409 (TREES PROPOSED) (NO TREES PROPOSED) FOUR SEASONS RESIDENCE CLUBLANDSCAPE PS PROJ. NO. 160102AVIARA FSRC ASSOCIATES LIMITED PARTNERSHIPSUBMITTAL #2 PLANS LIGHTING PLAN DATE: 12/15/16 SHEET: L-5 SHEET 5 OF 5 ELECTRICAL SYMBOL LIST SCALE: 1" = 30 FT.NORTH 0 30 60 FT ERA BELL Models BE21BE17 NOT TO SCALE Post Top Swept Cast Arm The ERA BELL has been engineered to provide maximum light distribution without distracting glare. The Full Cut-off (0% light above the horizon) classification, when utilizing the proposed horizontally positioned lamp and flat glass lens, produce a Dark Sky compliant luminary with the look and feel of a traditional outdoor lighting fixture. Cut-off Control NOT TO SCALE Pole mounted light fixture - Parking Lot Pole mounted light fixture - Multipurpose Court Pedestrian Walkway Lighting Dog Run, Play Area Lighting CDP 16 16-44 SDP 86-02E DEV 2016-0017 Four Seasons Residence Club Lighting Plan ASSESSOR PARCEL NUMBERS:All perimeter lighting shall be shielded or directed so that light does not spill off of the project site onto adjacent properties. No light source (bulb) shall be directly visible from adjacent properties. Bright white LED lights are prohibited. If LED lights are used, they shall be warm white color temperature. Poles and fixtures shall be designed to be architecturally compatible with the existing Four Seasons Residence Club structures and lighting on the adjacent The Meadows project. Design continuity shall be maintained between all lighting poles and fixtures. GENERAL NOTES 1. 2. 3. 4. Parking lot luminaries to be used are manufactured by KIM Lighting. These match the existing luminaries located throughout the rest of the Four Seasons Residence Club. The specific model to be used is the Era Bell. The Era Bell luminaries shall be fully shielded fixtures (no light is emitted above the lowest lighting emitting part of the fixture) that have a horizontally positioned lamp and flat glass lens. The light shall be directed downward to the parking lot. Automatic controls shall be used so as to turn off the lights when not needed. Parking lot lights to be on no higher than 22-foot high poles. Support arm to be used is the 'Post Top Swept Cast Arm'. New parking lot luminaries and posts to be painted to match the similar existing Four Seasons Residence Club lighting equipment. PARKING LOT LIGHTING 1. 2. 3. 4. 5. 6. Multipurpose tennis court luminaries to be used are Courtsider XL fixtures manufactured by Courtsider Sports Lighting or similar. The court luminaries shall be fully shielded fixtures specifically designed for perimeter lighting applications which eliminate stray light and produce a sharp backside cutoff of light. Automatic controls shall be used so as to turn off the light when not needed. Multipurpose tennis court lights to be on no higher than 22-foot high poles. The lighting system shall have the ability to illuminate courts individually when courts are not in use simultaneously. MULTIPURPOSE COURT LIGHTING 1. 2. 3. 4. 5. Separate pedestrian scale lighting shall be provided to allow for safe use of the pathways and pedestrian areas, including walkways, stairs, ramps and pedestrian intersections. Pedestrian walkway lighting shall be bollard-style, no higher than 3 feet, with incandescent or metal halide lamps. PEDESTRIAN WALKWAY LIGHTING 1. 2. Area lights shall be provided at the play area and dog run so as to ensure safety and security of users. Such area lights shall be no higher than 12 feet in height. Lighting for the play area and dog run shall be sufficient to facilitate security and safety, but not overly bright. These area lights shall be of the cut-off variety to prevent glare and light trespass onto adjacent properties. DOG RUN, PLAY AREA LIGHTING 1. 2. Building entrances shall be illuminated with down-lit fixtures for safety and security with metal halide or other white light fixtures. Subtle lighting fixtures may be mounted on the tennis shack to enhance specific architectural elements and provide visual interest. TENNIS SHACK/MAINTENANCE BUILDING 1. 2.