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Home My WebLink About2017-06-21; Planning Commission; ; SDP 2017-0001/CDP 2017-0005 (DEV2017-0015) – HOEHN PORSCHE The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. Application complete date: May 18, 2017 P.C. AGENDA OF: June 21, 2017 Project Planner: Shannon Werneke Project Engineer: Tecla Levy SUBJECT: SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE – Request for approval of a Site Development Plan and Coastal Development Permit for the demolition of a 18,800 square foot auto dealership and the construction of a 71,614 square foot auto dealership, including a rooftop parking structure, located on a 1.51-acre lot at 6800 Avenida Encinas, within the Occidental-Jewitt Specific Plan, the Mello I Segment of the Local Coastal Program and Local Facilities Management Zone 22. The project site is not located within the appealable area of the California Coastal Commission. The City Planner has determined that this project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to section 15332 (In-fill Development Projects) of the state CEQA guidelines. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7251 APPROVING Site Development Plan SDP 2017-0001 and Coastal Development Permit CDP 2017-0005 based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Background: Specific Plan 186 (SP 186), also known as the Occidental-Jewitt Specific Plan, was originally adopted on January 18, 1983 (City Council Ordinance No. 9660). The Specific Plan area consists of 16 lots over 23.60 acres bound by vacant property to the north, Interstate 5 to the east, Poinsettia Lane to the south and Avenida Encinas to the west. The area encompassing SP 186 is built-out with a mixture of visitor-serving and commercial uses. SP 186 was adopted as a tool to implement the goals and policies of the General Plan, as well as to provide a set of development standards, including architectural guidelines, to encourage high-quality development of the area. The original architectural guidelines of SP 186 limited the design and style of all development to “Spanish-Mediterranean” and “Mission” styles. In 2016, the project applicant, Hoehn Porsche, filed an amendment to the Specific Plan (SP 186(E)) to create an auto retail district (i.e., Area C of the Specific Plan), to add a review process and development standards for the two existing auto dealerships (Porsche and Volvo, Lots 14-16), and to allow for contemporary architecture. The project received a recommendation of approval from the Planning Commission on April 20, 2016 (Planning Commission Resolution No. 7157). The City Council approved Specific Plan Amendment SP 186(E) on May 17, 2016 (CS-298). 3 SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 2 Project Description: The Hoehn Porsche dealership is located at the northern boundary of SP 186(E) and is identified as Lot 16 of CT 81-5 (6800 Avenida Encinas, APN 214-450-16). The project site has frontage along Avenida Encinas to the west (APN 214-450-16, 6800 Avenida Encinas) and is adjacent to Interstate 5 to the east. The parcel is also located within the Mello I Segment of the Coastal Zone and outside of the California Coastal Commission’s appeal area. The 1.51-acre property is generally flat and is currently developed with two buildings totaling 18,800 square feet (SF), including a two-story sales office/showroom, and a single-story service facility that is set back 10 feet from the eastern (rear) property line. The existing showroom building was designed by Lew Dominy, a prominent local architect in San Diego (Dolores A. Mellon, historical consultant, April 2017). The architectural style is Postmodern and utilizes an asymmetrical design. To address the original architectural requirements of SP 186, the building includes Spanish/Mediterranean design elements such as a red-tiled roof on the front-facing gable and an earth tone color for the stucco. The architectural projection, which also functions as a mechanical well, is 53’-6” tall. Existing access to the site is provided by two private driveways off Avenida Encinas. Pursuant to SP 186(E), since the proposed project entails the construction of a new building which results in an increase exceeding 50 percent of the floor area, a Site Development Plan is required to be approved prior to the issuance of a building permit. In addition, because the property is located in the Coastal Zone, a Coastal Development Permit is required. Details for the proposed development applications are summarized below. • Demolition of two buildings totaling 18,800 SF; • Construction of a 71,614 SF, three-story Porsche dealership with a rooftop parking structure. The new dealership has a proposed height of 34 feet to the rooftop deck and 37’-6” to the top of the parapet wall screening the rooftop parking. A 48-foot-tall permissible architectural projection is also proposed for the elevator. Uses proposed within the building include a 14,884 square foot sales/showroom, 18 service bays, parts storage (4,596 SF), and rooftop parking for the storage of inventory and vehicles which are being repaired; and • A 36.25 SF, 7’-4 ½“-tall freestanding monument sign. To prepare the site for development, a minor amount of grading is proposed, which will be balanced on- site (1,500 cubic yards of cut, 1,500 cubic yards of fill). Retaining walls (cut situation) up to six (6) feet in height are proposed along the north, east and south property lines; the tallest section of the wall is proposed at the northeast corner of the property. Access to the site will be provided by two driveways located off Avenida Encinas. In order to provide fire access to all points around the building, a six-foot- wide decomposed granite walkway is proposed within the 10-foot-wide building and landscape setback, in between the rear (eastern) property line and the east elevation of the building. The remaining area between the building and the eastern property line is proposed to be landscaped with tall shrubs (‘Silver Sheen’ pittosporum) to soften the east elevation. In addition, as requested by Caltrans, a minimum two- foot-wide Temporary Construction Easement is required to be dedicated to Caltrans adjacent to the rear property line for any future work that is proposed in conjunction with improvements to Interstate 5. Pursuant to discussions with Caltrans, no screen walls are anticipated and no additional right-of-way will be needed for the freeway improvements. SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 3 The architectural style of the proposed building is modern and clean; simple design elements are utilized to communicate and recognize the Porsche brand. The west elevation, facing Avenida Encinas, incorporates a sweeping continuous curve of solid Aluminum Composite Material (ACM) panels. A glass “keyhole” is positioned within the curved facade to direct customers to the main entrance, which includes a two-story showroom. A prefinished, anodized aluminum storefront system allows for an unobstructed view of the vehicles within the showroom. The lower one-third of the façade has a clear or open face to the community and the upper two-thirds of the facade has a solid or closed face to screen the activities within the structure. The applicant has indicated that the curved ACM façade, the glass “keyhole” and the façade proportions are key prototypical Porsche brand recognition elements. The east elevation, facing Interstate 5, includes architectural treatments that complement the front elevation. The elevation incorporates linear perforated ACM panels at the upper two-thirds of the façade to screen a portion of the service building at the second level and to allow natural ventilation of the parking areas at the third level. Similar to the front façade, a prefinished anodized aluminum storefront system occurs on the lower one-third of the façade. A glass “keyhole” is positioned within the linear panels to break up the façade for visual interest. A grey-colored stone cladding veneer over masonry construction is proposed at the base of the building to anchor the structure to the ground plan, to enhance the service building, and to integrate warmer tones. The east elevation has been site-adapted to maintain the proportions and some of the materials representative of the Porsche brand. The north elevation, facing the vacant lot, and the south elevation, facing Volvo Carlsbad, incorporate both solid and perforated ACM panels at the upper two-thirds of the façades and the prefinished anodized aluminum storefront system at the lower one-third of the façades. Black corrugated metal cladding and the grey-colored stone are proposed in limited proportions as the ACM panels wrap around the structure for continuity. As required by SP 186(E), the vehicles that will be stored on the rooftop parking deck will be entirely screened by a parapet. In addition, the roof-top equipment associated with the new dealership will be screened from view, behind parapets. No rooftop lights are proposed other than bollard lighting which will be shielded by the proposed parapet. Table 1 below identifies the General Plan and zoning designations of the project site and surrounding properties as well as the current land uses. TABLE 1 – GENERAL PLAN LAND USE DESIGNATIONS, ZONING, AND LAND USES Location General Plan Designation Zoning Current Land Use Site General Commercial (GC) C-2, General Commercial (C- 2, Lot 16, Area C, SP 186(E)) Hoehn Porsche auto dealership North Planned Industrial (PI) and Office (O) Planned Industrial (P-M) and Office (O) Vacant (Encina Wastewater Authority site) South General Commercial (GC) General Commercial, Commercial (C-2, Lots 14 and 15, Area C, SP 186(E)) Volvo auto dealership East Transportation Corridor (T-C) Transportation Corridor (T-C) Interstate 5 West Visitor Commercial (VC) and Residential (R-23), 15-23 dwelling units per acre Commercial Tourist (C-T) and Residential Medium-Density (RD-M) Bluewater Crossing mixed use development, Poinsettia Station apartments SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 4 III. ANALYSIS The project is subject to the following plans, ordinances and standards: A. General Plan Designation – General Commercial (GC); B. Specific Plan – SP-186(E) – Occidental-Jewitt Specific Plan; C. Carlsbad Municipal Code, Title 21, (Zoning Ordinance), Chapter 21.28 – General Commercial Zone (C-2); D. Mello I Segment of the Local Coastal Program, Coastal Development Procedures and the Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203); and E. Growth Management (Local Facilities Management Zone 22). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The following analysis section discusses compliance with each of these regulations/policies utilizing both text and tables. A. General Plan Designation General Commercial (GC) The site has a General Commercial (GC) General Plan Land Use designation. The GC designation includes sites that provide general commercial uses that may be neighborhood-serving and/or serve a broader area of the community. The following Table 2 identifies General Plan goals and objectives relevant to the proposed project and describes the compliance of the proposal. TABLE 2 – GENERAL PLAN COMPLIANCE Element Goal/Policy Compliance with Goal/Policy Land Use and Community Design Goal 2-G.8 Provide opportunities for continued economic growth and vitality that enhance Carlsbad’s position as a premier regional employment center. Policy 2-G.8 Ensure that commercial development is designed to include: a. Integrated landscaping, parking, signs, and site and building design; b. Common ingress and egress, safe and convenient access and internal circulation, adequate off-street parking and loading facilities. Each commercial site should be easily accessible by pedestrians, bicyclists, and automobiles to nearby residential development; c. Architecture which emphasizes establishing community identity while presenting tasteful, dignified and visually appealing designs compatible with their surroundings; Auto sales and repair-related services are both local and regional commercial uses which serve local residents and draw customers from outside the city, generate tax revenue and jobs, and provide goods and services to residents in the city. The proposed 71,614 SF Porsche dealership is set back a minimum of 42’ from Avenida Encinas and includes an average 30’ wide landscaped setback between the on-site parking lot and the street. In addition, landscaping is proposed around the perimeter of the building, including the rear property line which is adjacent to Interstate 5 and Caltrans right-of-way. Two areas of ingress/egress are proposed to provide safe and convenient access to the site. In addition, bike lanes exist adjacent to the site, on the east side of Avenida Encinas. The proposed contemporary architectural design is consistent with the Occidental- Jewitt Specific Plan, SP 186(E), which SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 5 Element Goal/Policy Compliance with Goal/Policy d. A variety of courtyards and pedestrian ways, bicycle facilities, landscaped parking lots, and the use of harmonious architecture in the construction of buildings. allows for contemporary architectural styles in Area C of the Plan. The site is bordered by a vacant Planned Industrial and Office-zoned lot to the north, Interstate 5 to the east, a Volvo dealership to the south and apartments, single-family homes and a three-story mixed use development to the west. The parking structure proposed in conjunction with the development will provide adequate off- street parking and loading facilities. Mobility Goal 3-G.1 Keep Carlsbad moving with livable streets that provide a safe, balanced, cost- effective, multi-modal transportation system (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all community members, including children the elderly and the disabled. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. Policy 3-P.5: Require developers to construct or pay their fair share toward improvements for all travel modes consistent with the Mobility Element, the Growth Management Plan, and specific impacts associated with their development. Pursuant to a memo prepared by Michael Baker International (January 2017), the project generates a net gain of 374 average daily trips (ADTs). The net gain factors into account the demolition of the existing dealership, which includes the same number of service repair bays. The additional traffic will not adversely impact the nearby intersections and freeway on/off ramps. Further, the proposed project has been designed to meet all of the circulation requirements and bike facilities will be provided onsite. The project has been designed to include an average landscaped front yard setback of 30 feet, which will enhance the streetscape along Avenida Encinas. The project site is located approximately ¼ mile from the train/Coaster station which provides service throughout the day. The project’s close proximity to the transit stop will provide employees with the opportunity to commute to work, thereby reducing vehicle miles traveled (VMTs) and the carbon footprint. The project is consistent with the city’s Growth Management Plan and Mobility Element. Public Safety Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. The proposed building is designed to be in conformance with drainage, flood control and seismic design standards. In addition, adequate fire access is provided at all points around the building. SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 6 Element Goal/Policy Compliance with Goal/Policy Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. Policy 5.P.2 Require a noise study analysis be conducted for all discretionary development proposals located where projected noise exposure would be other than “normally acceptable.” Pursuant to the Noise Analysis prepared for the project (Recon, January 2017), the project is consistent with the Noise Element. Masonry construction with single-glazed windows will achieve a noise level less than 50 CNEL. In addition, as the proposed service area will be moved from an existing outdoor condition to an enclosed building, the noise levels at the adjacent property line would be less than the existing condition. Further, the service center operations are not anticipated to exceed 55 dB(A) at the property line. Sustainability Goal 9-G-2 Undertake initiatives to enhance sustainability by reducing the community’s greenhouse gas (GHG) emissions and fostering green development patterns- including buildings, sites, and landscapes. Policy 9-P.1 Enforce the Climate Action Plan as the city’s strategy to reduce greenhouse gas emissions. Pursuant to the Greenhouse Gas Analysis prepared for the project (RECON, January 2017), the existing auto dealership generates 601 metric tons (MT) of CO₂E and the proposed project will generate 705 MT of CO₂E; therefore, the net gain in MT of CO₂E is 104, which is below the threshold of 900 MT CO₂E. The project is therefore consistent with the Climate Action Plan. To comply with the Green Building Code, bicycle racks and a minimum of two electric vehicle parking stalls and charging stations will be provided on-site. B. Specific Plan 186(E) – Occidental-Jewitt Specific Plan The subject site is located within Area C of the Occidental-Jewitt Specific Plan, SP 186(E). As demonstrated in Table 3 below, the proposed project is consistent with the design guidelines and development standards contained in the Specific Plan. SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 7 TABLE 3 – SPECIFIC PLAN COMPLIANCE Standard Required Proposed/Provided Parking Sales 1 space/400 SF; 20% required as customer parking (designated and striped) and 80% undesignated employee parking Repair 4 spaces/work bay for first 3 bays, 2 spaces per bay in excess of 3 Parts Customer parking: 1 space/1,000 SF (designated and striped) Employee parking: 1 space/1,250 SF (undesignated) Inventory/Display No limit as long as required customer and employee parking provided Sales 14,884 SF/400 = 37 spaces Customer: 37(.20) = 7 customer spaces Employee: 37(.80) = 30 employee spaces Repair 18 work bays 4(3) + 2(15) = 42 spaces Parts Customer parking: 4,596 SF/1,000 = 5 customer spaces Employee parking: 4,596 SF/1,250 = 4 employee spaces Inventory/Display No limit as long as required customer and employee parking provided TOTAL REQUIRED: Customer: 12 designated spaces Employee: 34 spaces Repair: 42 spaces 88 spaces Sales 7 designated customer spaces 30 employee spaces Repair 42 spaces Parts 5 customer spaces 4 employee spaces Inventory/Display 114 spaces (estimate/subject to change) TOTAL PROPOSED: Customer: 12 designated spaces Employee: 34 spaces Repair: 42 spaces 88 spaces + 114 inventory spaces = 202 spaces Building Setbacks Front Showroom/offices/parts/service: 30’ minimum Parking structure: 50’ minimum Front Showroom/offices/parts/ service: 42’ Parking structure: 50’ SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 8 Standard Required Proposed/Provided Side 5’ minimum Rear 10’ minimum Side North property line: 9’ South property line: 29’ Rear 12’ with 2’ building overhang Building Height Showroom/Repair 35’ Height Protrusions 45’ Showroom/offices/parts: 34’ to top of roof deck Top of parapet for screening parking structure: 37.5’ Elevator: 48’ **CMC Section 21.46.020 allows for architectural projections such as an elevator or stairwell above 45 feet. Staff is supportive of the architectural projection for the elevator as the height is minimized to the maximum extent feasible, is comparable to the height of other elevator shafts, it does not adversely impact adjacent properties, and the proposed height is lower than the height of the existing architectural tower, which is 53’-6”. Building Coverage No maximum building coverage 44% Architectural Design Spanish or Mediterranean architectural style or an alternate architectural style depicting the automotive dealership’s corporate architecture. Pursuant to SP 186(E), projects located within Area C, the Automotive Retail District, may incorporate a more modern, streamlined architecture style which embodies the vehicles that are represented in auto dealerships. Linear planes, curved facades, exposed steel, masonry construction, tower elements and the use of glass and metal The architectural style of the proposed building is modern and clean; simple design elements are utilized to communicate and recognize the Porsche brand. The west elevation, facing Avenida Encinas, incorporates a sweeping continuous curve of solid Aluminum Composite Material (ACM) panels. A glass “keyhole” is positioned within the SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 9 Standard Required Proposed/Provided materials emphasize the automotive brands. High-end finishes may be utilized in the architecture to provide a unique and upscale image aligned with the vehicles being marketed. curved facade to direct customers to the main entrance, which includes a two-story showroom. The applicant has indicated that the curved ACM façade, the glass “keyhole” and the façade proportions are key prototypical Porsche brand recognition elements. The east elevation, facing Interstate 5, was treated with equal importance and incorporates linear perforated ACM panels at the upper two-thirds of the façade to screen a portion of the service building at the second level and to allow natural ventilation of the parking areas at the third level. A grey-colored stone cladding veneer over masonry construction is proposed at the base of the building to anchor the structure to the ground plan, to enhance the service building, and to integrate warmer tones. The east elevation has been site-adapted to maintain the proportions and some of the materials representative of the Porsche brand. The north elevation, facing the vacant lot, and the south elevation, facing Volvo Carlsbad, incorporate both solid and perforated ACM panels at the upper two-thirds of the façades and the prefinished anodized aluminum storefront system at the SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 10 Standard Required Proposed/Provided lower one-third of the façades. Black corrugated metal cladding and the grey-colored stone are proposed in limited proportions as the ACM panels wrap around the structure for continuity. Parking Structure All vehicles shall be screened from outside views by the structure walls and/or landscaping. Landscaping shall be provided to screen the structure from surrounding properties and the I-5 corridor. The vehicles on the rooftop parking structure will be fully screened by a 3’-5”-tall parapet wall, which is proposed at a maximum height of 37’-5”, and is an allowable architectural projection. Landscaping is provided within the 12-foot-wide setback between the building and the eastern property line which abuts Interstate 5 to the east. Specifically, a row of 19 evergreen shrubs which grow to a height of 15 to 25 feet is proposed along the eastern elevation of the building. The tall, moderate-growing shrubs will help soften the elevation as viewed from Interstate 5. Furthermore, existing landscaping located within the CALTRANS right- of-way will assist in screening the structure, as viewed from the freeway. CALTRANS has indicated that no trees can be planted along the eastern property line which may require maintenance within the right-of-way. In addition, CALTRANS has indicated that palm trees are not acceptable as the palm fronds represent a SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 11 Standard Required Proposed/Provided hazard and require maintenance. The applicant has therefore selected an evergreen shrub which has the potential to grow to 25 feet. Roof Equipment Roof-mounted equipment shall be screened from view of adjacent properties and public streets. Roof equipment is proposed to be located on the rooftop parking structure, fully screened behind the parapets. Trash collection Enclosed by 6-foot-high masonry wall with gates; shall be of similar colors to the project. A trash enclosure is proposed along the northern property line and will be enclosed with a 6- foot-high masonry wall with a gate. Landscaping is also proposed around the perimeter of the structure. Freestanding Sign Maximum height: 8 feet Proposed height: 7’-4” C. Carlsbad Municipal Code, Title 21 (Zoning Ordinance), Chapter 21.28– General Commercial The subject property is zoned General Commercial (C-2). As the property is also located within the boundaries of the Occidental-Jewitt Specific Plan (SP 186(E)), the C-2 zone is superseded by the Occidental-Jewitt Specific Plan, which allows for new and used auto sales, as well as service-related uses with the approval of a Site Development Plan. As demonstrated in Planning Commission Resolution No. 7251, all of the required SDP findings can be made. In summary, the new dealership is compatible with the surrounding land uses, which include an automobile dealership to the south and Interstate 5 to the east. In addition, the proposed project is consistent with the various elements of the General Plan, will not adversely impact traffic, and the site is adequate in size to accommodate the proposed project. D. Mello I Segment of the Local Coastal Program, Coastal Development Procedures and the Coastal Resource Protection Overlay Zone (Chapters 21.201 and 21.203) The subject site is located in the Mello I Segment of the Carlsbad Local Coastal Program; however, it is not located within the Coastal Commission’s appeal area. The Coastal Zone Land Use and Zoning are consistent with the City of Carlsbad General Plan Land Use and Zoning. Both the Land Use and Zoning allow for local and regional commercial auto-related uses. The site is also located within and subject to the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203). The project’s compliance with the Mello I Segment of the Local Coastal Program as well as the implementing ordinances is discussed below. SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 12 1. Mello I Segment of the Local Coastal Program The project site has an LCP Land Use designation of General Commercial (GC). The project’s consistency with the GC General Plan Land Use designation is analyzed in Section A above. The proposed project, which includes the demolition of an 18,800 square foot auto dealership and the construction of a 71,614 square foot auto dealership, including a rooftop parking structure, is consistent with the relevant policies of the Mello I Segment of the Local Coastal Program and the Coastal Resource Protection Overlay Zone. The site is topographically level and, therefore, requires minimal grading to develop the project. In addition, the project is consistent with the surrounding development, which consists of vacant property to the north, Interstate 5 to the east and an auto dealership to the south. The new dealership has a proposed height of 34 feet to the rooftop deck and 37’-6” to the top of the parapet wall screening the rooftop parking. A 48-foot-tall tall permissible architectural projection is also proposed for the elevator. The dealership/parking structure 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 developed site, nor are there any sensitive resources located in the area of the proposed development. In addition, the proposed development is not located in an area of known geologic instability or flood hazards. 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 commercially-designated site is not suited for water-oriented recreation activities. 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, and the National Pollutant Discharge Elimination System (NPDES) requirements to avoid increased urban run-off, pollutants and soil erosion. In addition, the site is relatively flat and does not contain natural steep slopes greater than 25 percent gradient; no native vegetation will be removed; and the site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. E. Growth Management The proposed project is located within Local Facilities Management Zone 22 in the Southwest Quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table 4 below: SDP 2017-0001/CDP 2017-0005 (DEV 2017-0015) – HOEHN PORSCHE June 21, 2017 Page 13 TABLE 4 – GROWTH MANAGEMENT Standard Impacts Compliance City Administration N/A N/A Library N/A N/A Waste Water Treatment 18 EDU Yes Parks N/A N/A Drainage Basin D, 7.5 CFS Yes Circulation 374 ADT (net addition) Yes Fire Station No. 4 Yes Open Space N/A N/A Schools N/A N/A Sewer Collection System 18 EDU/3,960 GPD Yes Water 2,300 GPD Yes IV.ENVIRONMENTAL REVIEW The City Planner has determined that the project belongs to a class of projects that the State Secretary for Resources has found do not have a significant impact on the environment, and it is therefore categorically exempt from the requirement for the preparation of environmental documents pursuant to Section 15332 (In-Fill Development Projects) Class 32 Categorical Exemption of the State CEQA Guidelines. The project is consistent with the General Plan and the Zoning Ordinance; the project site is within the City limits, is less than 5 acres in size, and is surrounded by urban uses; there is no evidence that the site has value as habitat for endangered, rare, or threatened species; approval of the project will not result in significant effects relating to traffic, noise, air quality, or water quality; and the site can be adequately served by all required utilities and public services. In making this determination, the City Planner has found that the exceptions listed in Section 15300.2 of the state CEQA Guidelines do not apply to this project. A Notice of Exemption will be filed by the City Planner upon final project approval. Findings for the City Planner’s proposed exemption are provided in Planning Commission Resolution No. 7251. The project is consistent with the City of Carlsbad’s Climate Action Plan (CAP). The California Air Pollution Control Officers Association (CAPCOA) published screening thresholds to guide agencies in determining which projects require greenhouse gas analysis (GHG) and mitigation for significant impacts related to climate changes. With this guidance, the city has determined that new development projects emitting less than 900 metric tons (MT) of carbon dioxide equivalent (CO₂E) annual GHG would not contribute considerably to climate change impacts and, therefore, do not need to demonstrate consistency with the CAP. Pursuant to the Greenhouse Gas Analysis prepared for the project (RECON, January 2017), the existing auto dealership generates 601 MT of CO₂E and the proposed project will generate 705 MT of CO₂E. The net gain in MT of CO₂E is 104, which is below the threshold of 900 MT CO₂E. Therefore, the project is consistent with the CAP. ATTACHMENTS: 1.Planning Commission Resolution No. 7251 2.Location Map 3.Disclosure Statement 4.Reduced Exhibits 5.Exhibits “A” – “AA” dated June 21, 2017 BB LLUU EEWW AA TTEE RR RR DD CAMINO DECAMINO DELAS ONDASLAS ONDAS SANDSIDE CTSANDSIDE CT SEAWARD AVSEAWARD AV WW AA TT EERRSSEE NNDDDDRRCCAAMMII NN IITT OO AAZZ UU LL CC AA MMIINNIITTOORROOSSAA AAVVEENNIIDDAA EENNCCIINNAASS WWII NNDDWW AA RR DDLL NN CCAAMMIINNIITTOO VVEERRDDEE LLAANNAAKKAAII LL NNCCAAMMII NN OODDEELLPPRRAADDOOSPINDRIFTSPINDRIFTLNLNWW IINNDDCCRREESS TT DD RR SKYSAIL AVSKYSAIL AV EEMMBBAARRCCAADDEERROOLL NN OOLLEEAANNDDEERRWWYYLLAA NNAAKKAAIILNLN SDP 2017-0001 / CDP 2017-0005Hoehn Porsche SITE MAP JPALOMARAIRPORTRD 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 GEBL!"^ SITE ATTACHMENT 2 ATTACHMENT 3 {City of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Comm ission or Committee. The following information MUST be disclosed at th e 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 nrganization, 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) Hoehn Group LLC Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person T.W. Hoehn, Ill Corp/Part Hoehn Group LLC Title Member Title. _____________ _ Address P.o. Box 789,Car1sbad, CA 92018-0789 Address P.O. Box 789,Carlsbad, CA 92018-0789 2. OWNER (Not the owner's agent) Hoehn Group LLC P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person T.W. Hoehn, Ill Corp/Part Hoehn Group LLC Title Member Address P.O. Box 789 Carlsbad, CA 92018-0789 Title _______________ _ Address P.O. Box 789 Carlsbad, CA 92018-0789 Page 1 of 2 Revised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CDP 2017-0005C-1HOEHN PORSCHENEW DEALERSHIP AND SERVICE CENTERSITE DEVELOPMENT PLAN6800 AVENIDA ENCINASKEY MAP, NOTES, ANDSTREET SECTIONMAY 30, 2017 SSSSSSSSSSSS S S S S S S SDSDSD SD SDSDSDSDSDSD SD SD SD SDSDWWWWW WWW W W W W W W W W WWWWWWWWWWWWWWWWWWWWW W WWSD S S S S SWS TTTTTTTTTTT T T T T EEEEEEEEE E EE E E G GGGG G GG G G G G G G GGGRWRWRWRWRW RW RW RW RW RW RW RW RW RW RW RWRWRWRWRWRW RW RW RW RW RW RW RW RW RW SDSDSDSDSDSDSDSDSDP R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.DateDescriptionProject NameMBI Project NumberDescriptionScaleSeal / SignatureCIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.comAS SHOWN155029HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CA5050 Avenida Encinas, Suite 260Carlsbad, CA 92008Phone: (760) 476-9193MBAKERINTL.COMSDP 2017-0001; CDP 2017-0005C-2EXISTINGCONDITIONSxxxxxMAY 30, 2017 SSWWWW W W W W S SSSSS SSSSSWWWIRRIRRWSSSSSSSSW WWWWS S SSSSSSSSSSSS SSS SS S S S S SDSDSDWWWWWWW W WWW W W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTT TTTT T T T T T EEEEEEEEEEEEE EE EE E E E E GGGGG GGGG GG G GG G G G G G G G GGGGGSDSDSDSDSDSDSDSDSDSDSDFM FMP R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.DateDescriptionProject NameMBI Project NumberDescriptionScaleSeal / SignatureCIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.comAS SHOWN155029HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CA5050 Avenida Encinas, Suite 260Carlsbad, CA 92008Phone: (760) 476-9193MBAKERINTL.COMSDP 2017-0001; CDP 2017-0005C-3GRADING ANDDRAINAGE PLANMAY 30, 2017 SSSSSSSSSSSSSS SSS S S SDSDSDWWWWWWW W WW W W W W W W WWWWWWWWWWWWWWWWWWWWWWWWWWWWW W W WWWWWW WTTTTTTTTTTTT T TTTT T T T T T EEEEEEEEEEEEEEE E E E E E E G GGGG GGGG G GG G G G G G G G G G GGGGGRWRWRWRWRWRW RW RW RWRWRW RW RW RW RW RW R RWRWRWRWRWRWRW RW RW RW RW RW RW RW RW RW RSDSDSDSDSDSDSDSDSDSD SDSDSDSDSD SD SD SD SD FM FM S S WWWW W W W W S SSSSS SSSSSWWWIRRIRRWSSSSSSSSW WWWWS S P R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.DateDescriptionProject NameMBI Project NumberDescriptionScaleSeal / SignatureCIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.comAS SHOWN155029HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CA5050 Avenida Encinas, Suite 260Carlsbad, CA 92008Phone: (760) 476-9193MBAKERINTL.COMSDP 2017-0001; CDP 2017-0005C-4SEWER & WATERIMPROVEMENT PLANWWWWSSSSRWRWSDSDMAY 30, 2017 SDSDSDSDSDSDSDSDSDSDSDSDSDFM FM P R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.DateDescriptionProject NameMBI Project NumberDescriptionScaleSeal / SignatureCIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.comAS SHOWN155029HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CA5050 Avenida Encinas, Suite 260Carlsbad, CA 92008Phone: (760) 476-9193MBAKERINTL.COMSDP 2017-0001; CDP 2017-0005C-6DMA EXHIBITMAY 30, 2017 N 89º 58' 20" EAVENIDA ENCINASU.S. INTERSTATE HIGHWAY 5PROPOSEDBUILDINGEXISTING BUILDINGEXISTING BUILDINGS S WWWWWWWWS S S SSSSSSSSSWWWIRRIRRWSSSSSSSSWWWWWSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDPARKING LOTLIGHT FIXTUREFIRE HYDRANTPARKING LOTLIGHT FIXTUREPARKING LOTLIGHT FIXTUREPARKING LOTLIGHT FIXTUREPARKING LOTLIGHT FIXTUREPARKING LOTLIGHT FIXTUREFIRE HYDRANTPARKING LOTLIGHT FIXTUREP R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2016CIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.com 1" = 20'-0"27.7202.000HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CASDP 2017-0001; CDP 2017-0005APRIL 17, 2017L1.1CONCEPTUAL LANDSCAPE PLANLANDSCAPE SITE CALCULATIONSTOTAL SITE AREA69,837 SFTOTAL LANDSCAPE AREA16,472 SFPERCENTAGE OF SITE LANDSCAPED23.6%TOTAL PARKING LOT AREA1,908 SFPARKING LOT LANDSCAPE REQUIRED (5%) 95 SFPARKING LOT LANDSCAPE PROVIDED (10%) 191 SFTOTAL CUSTOMER PARKING STALLS PROPOSED 29PARKING LOT TREES REQUIRED (1 PER 4 STALLS) 8PARKING LOT TREES PROVIDED8STREET TREES REQUIRED (1 PER 40' OF FRONTAGE) 9STREET TREES PROVIDED9ADDITIONAL TREES PROVIDED ON SITE BEYONDTHOSE REQUIRED FOR STREET TREES & PARKING 18STATEMENT OF COMPLIANCEI AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE ANDIRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'SLANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPEREGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITHTHOSE REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TOCOMPLY WITH ALL REQUIREMENTS WHEN SUBMITTINGCONSTRUCTION DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTSTHOSE REGULATIONS TO PROVIDE EFFICIENT USE OF WATER._______________________________________________ __________JAMES L. RIDGE, LANDSCAPE ARCHITECT - RLA #2809 DATE01/18/17LANDSCAPE PLANTING - GENERAL NOTES1. A COMBINATION OF TREES, SHRUBS, ORNAMENTAL GRASSES, VINES AND GROUNDCOVERS WILL BEINCORPORATED TO COMPLIMENT THE CHARACTER AND INTENT OF THE SPECIFIC PLAN 186(E), REVISED06/14/16, COMPLIMENT THE ARCHITECTURAL CHARACTER THROUGHOUT THE PROJECT SITE, ENHANCEPEDESTRIAN AND VEHICULAR CIRCULATION, FACILITATE THE APPROPRIATE PROJECT PROGRAMELEMENTS, AND RESPECT THE EXISTING LANDSCAPE.2. THE PLANTINGS SHALL PROVIDE A YEAR-ROUND AESTHETICALLY PLEASING EXPERIENCE.3. THE USE OF DROUGHT-TOLERANT PLANTS WILL BE UTILIZED AS MUCH AS PRACTICAL IN AN EFFORT TOCONSERVE WATER AND PROVIDE A SUSTAINABLE, LOW MAINTENANCE LANDSCAPE.4. SAFETY FOR THE USERS, AND MAINTENANCE PERSONNEL, AND THE GENERAL PUBLIC WILL BE THEPRIMARY CONSIDERATION FOR ALL PLANTING DESIGN ELEMENTS, POTENTIAL PUBLIC EXPOSURE TOTHORNS AND PROXIMITY TO BEE ATTRACTING PLANTINGS WILL BE FACTORS IN THE SELECTION PROCESS.5. PLANT MATERIALS SHOWN ON THE PLAN ARE APPROPRIATE SUGGESTIONS ONLY FOR THIS STAGE OFDESIGN. PLANT MATERIALS WERE SELECTED FOR THEIR LOW-WATER DEMAND FOR MOST AREAS, FINALSELECTIONS AND EXACT LOCATIONS FOR THE FINAL PLAN ARE TO BE DETERMINED BY THE LANDSCAPEARCHITECT AND APPROVED BY THE PLANNING DIRECTOR AT FINAL DESIGN, IN ACCORDANCE WITH THEPERCENTAGES REPRESENTED ON THIS CONCEPT PLAN.6. THE SITE SHALL BE IRRIGATED WITH A PERMANENT AUTOMATICALLY-CONTROLLED UNDERGROUNDIRRIGATION SYSTEM THAT WILL COVER ALL NEWLY INSTALLED VEGETATED AREAS TO SUSTAIN ANDPROMOTE HEALTHY GROWTH.7. THE IRRIGATION DESIGN AND EQUIPMENT SPECIFIED SHALL INCORPORATE PROVEN WATER AND SOILCONSERVATION METHODS AND PRINCIPLES THAT ARE A CURRENT STANDARD IN THE PROFESSION, SUCHAS (YET NOT ALL INCLUSIVE), AN AUTOMATIC IRRIGATION CONTROLLER WITH MULTIPLE DAILY RUN TIMESAVAILABLE FOR EACH STATION, CONTROLLER DURING RAINY PERIODS, A MASTER CONTROL VALVE ANDTHE FLOW SENSING DEVICE WITH BREAK PROTECTION FEATURES FOR THE MAINLINE PIPE AND LATERALLINE PIPE, 'HEAD-TO-HEAD' SPRINKLER LAYOUT TO INCREASE DISTRIBUTION UNIFORMITY (D.U.), MATCHEDPRECIPITATION RATE SPRINKLER NOZZLES TO DECREASE THE PROBABILITY OF SURFACE RUNOFF, ANDSEPARATE IRRIGATION HYDROZONES (STATIONS GROUPED TOGETHER ACCORDING TO SUN EXPOSURE,TOP AND BOTTOM OF SLOPES, SHRUB AREAS, TURF, AND GROUND COVER AREAS). THE AUTOMATICCONTROLLER SHALL BE CAPABLE OF IRRIGATING FREQUENTLY FOR RELATIVELY SHORT PERIODS OF TIMEDURING EVENING HOURS TO ALLOW FOR DEEP SOIL PENETRATION, IN GENERAL, THE IRRIGATION SYSTEMSHALL BE DESIGNED TO APPLY WATER SLOWLY AND UNIFORMLY, IN AN EFFORT TO MINIMIZE SOILEROSION AND EMPLOY BEST WATER MANAGEMENT PRACTICES FOR WATER CONSERVATION.8. IRRIGATION SYSTEM SHALL BE DESIGNED FOR THE USE OF RECLAIMED WATER.9. IRRIGATION SYSTEM DESIGN WILL CONFORM TO THE CITY OF CARLSBAD LANDSCAPE MANUAL ANDEQUIPMENT USED WILL CONFORM TO CITY OF CARLSBAD STANDARDS. ONLY SUBSURFACE IRRIGATIONSHALL BE USED TO IRRIGATE ANY VEGETATION WITHIN TWENTY-FOUR INCHES OF AN IMPERMEABLESURFACE UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TOCAUSE WATER TO DRAIN ENTIRELY INTO A LANDSCAPED AREA.10.A THREE-INCH (3”) DEPTH LAYER OF ORGANIC BARK MULCH SHALL BE SPECIFIED FOR INSTALLATION INALL NON-TURF PLANTING AREAS, WHERE ADJACENT TO BACK OF CURBS, THE THICKNESS SHALL TAPERDOWN TO ONE-INCH (1”) DEPTH, ROOT BARRIERS SHALL BE INSTALLED WHEREVER TREES ARE PLANTEDWITHIN 5' OF SIDEWALKS OR HARDSCAPE.11. ALL PROPOSED PLANTING AREAS SHALL INCORPORATE SOIL CONDITIONERS TO HELP INCREASE ANDRETAIN SOIL MOISTURE.12. SOIL TESTS BY AN APPROPRIATELY QUALIFIED LABORATORY SHALL FURTHER INFLUENCE AND DIRECTSOIL AMENDMENT PREPARATIONS AND INSTALLATION TECHNIQUES.13. STORMWATER AND EROSION CONTROL METHODS TO BE SPECIFIED ON SLOPE AREAS DURING THEPLANTING PROCESS SHALL ASSIST IN BEST MANAGEMENT PRACTICES, IN ORDER TO MINIMIZE SOILEROSION AND HELP PRESERVE PRECIOUS NATURAL RESOURCES. THIS INCLUDES SUCH ELEMENTS AS(YET NOT ALL INCLUSIVE) THE USE OF FIBER ROLLS, EROSION CONTROL BLANKETS, AND BONDED FIBERMATRIX (BPM) APPLICATIONS.14. ALL PROPOSED LANDCAPING DEPICTED ON THESE PLANS SHALL BE MAINTAINED BY THE OWNER AND THECOMMUNITY MASTER ASSOCIATION.15. LANDSCAPE AND IRRIGATION MAINTENANCE WILL BE THE OWNER'S RESPONSIBILITY.16. PROVIDE POSITIVE SURFACE DRAINAGE (2% GRADE MINIMUM IN PLANTING AREAS) AWAY FROMSTRUCTURES AND TERMINATING IN AN APPROVED DRAINAGE SYSTEM.17. ALL UTILITIES ARE TO BE SCREENED. LANDSCAPE CONSTRUCTION DRAWINGS FOR THESE PROPOSEDIMPROVEMENTS SHALL SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING TO THESATISFACTION OF THE CITY.NVICINITY MAPS DRPOINSETTIA LANEAVIARA PKWY CARSLBAD B L V D PASEO DEL NORTE AVENIDA E N CI N A S 5 SAN DI E G O F W Y PROJECTSITETREE CLEARANCE REQUIREMENTS:1. NO TREES OR DEEP-ROOTED SHRUBS SHALL BE PLANTED WITHIN 10 FEET OF ANY FIREHYDRANT OR BACKFLOW PREVENTION DEVICE.2. ALL PROPOSED TREES SHALL BE LOCATED A MINIMUM OF 7' FROM SEWER LINES AND AMINIMUM OF 5' FROM WATER LINES.3. ALL TREES BORDERING DESIGNATED FIRE LANES SHALL BE MAINTAINED SO THAT THEIRLOWEST BRANCHES ARE 13'-6" CLEAR OF THE FINISHED PAVING SURFACE OF THE FIRE LANE.STREET TREE REQUIREMENTS:STREET TREES SHALL BE LOCATED:A. A MINIMUM OF SEVEN (7) FEET FROM ANY SEWER LINE.B. IN AREAS THAT DO NOT CONFLICT WITH PUBLIC UTILITIES.C. OUTSIDE OF SIGHT DISTANCE AREAS.D.WITHIN THE STREET RIGHT-OF-WAY.MAY 30, 2017 N 89º 58' 20" EAVENIDA ENCINASU.S. INTERSTATE HIGHWAY 5PROPOSEDBUILDINGEXISTING BUILDINGEXISTING BUILDINGS S WWWWWWWWS S S SSSSSSSSSWWWIRRIRRWSSSSSSSSWWWWWSSSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDP R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2016CIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.com 1" = 20'-0"27.7202.000HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CASDP 2017-0001; CDP 2017-0005APRIL 17, 2017L2.1WATER MANAGEMENT PLANMAY 30, 2017 N 89º 58' 20" EAVENIDA ENCINASU.S. INTERSTATE HIGHWAY 5PROPOSEDBUILDINGEXISTING BUILDINGEXISTING BUILDINGS S WWWWWWWWS S S SSSSSSSSSWWWIRRIRRWSSSSSSSSWWWWWSSSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDP R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2016CIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.com 1" = 20'-0"27.7202.000HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CASDP 2017-0001; CDP 2017-0005APRIL 17, 2017L3.1WATER AREA USE MAPMAY 30, 2017 N 89º 58' 20" EAVENIDA ENCINASU.S. INTERSTATE HIGHWAY 5PROPOSEDBUILDINGEXISTING BUILDINGEXISTING BUILDINGS S WWWWWWWWS S S SSSSSSSSSWWWIRRIRRWSSSSSSSSWWWWWSSSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDSSSSSSSSSSSSSSSSSSSSSSSSDSDSDWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWWTTTTTTTTTTTTTTTTTTTTTTEEEEEEEEEEEEEEEEEEEEEGGGGGGGGGGGGGGGGGGGGGGGGGGRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWRWSDSDSDSDSDSDSDSDSDSDSDSDSDP R E L I M I N A R YTHESE DOCUMENTS ARE INCOMPLETE AND NOT FORREGULATORY APPROVAL, PERMIT OR CONSTRUCTION.© GenslerDateDescriptionProject NameProject NumberDescriptionScaleSeal / Signature2016CIVILMichael Baker International5050 Avenida Encinas,Suite 260San Diego, CA 92008Tel 760.603.6252Web www.mbakerintl.comLANDSCAPERidge Landscape Architects8841 Research DriveSuite 200Irvine, CA 92618Tel 949.387.1323Web www.ridgela.comSTRUCTURALWiseman + Rohy9915 Mira Mesa Blvd.,Suite 200San Diego, CA 92131Tel 858.536.5166Web www.wrengineers.comMEPSyska Hennessy Group9665 Granite Ridge Drive,Suite 110San Diego, CA 92123-2667Tel 858.244.0360Web www.syska.com 1" = 20'-0"27.7202.000HOEHN PORSCHE -CARLSBADHOEHN GROUP,LLCCARLSBAD, CAHOEHN GROUP,LLCCARLSBAD, CASDP 2017-0001; 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