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HomeMy WebLinkAbout2013-04-03; Planning Commission; ; CT 11-03|PUD 12-03|SDP 01-10A - ENCINAS CREEK APARTMENT HOMESThe City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION Item No. 0 P.C. AGENDA OF: April 3, 2013 Application complete date: May 30, 2012 Project Planner: Christer Westman Project Engineer: Jeremy Riddle SUBJECT: CT 11-03/PUD 12-031SDP 01-10(A) -ENCINAS CREEK APARTMENT HOMES -Request for a recommendation of adoption of a Negative Declaration and an amendment to an approved Site Development Plan and approval of an 8- lot subdivision and Planned Unit Development to increase the number of residential apartment units from 80 to 127 on a 6.2 net acre property within the boundaries of the Cantarini!Holly Springs project, east of the future extension of College Boulevard and south of Cannon Road in Local Facilities Management Zone 15. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6955 RECOMMENDING ADOPTION of a Negative Declaration and ADOPT Planning Commission Resolution No. 6957 RECOMMENDING APPROVAL of Site Development Plan Amendment SDP 01-10(A) and ADOPT Planning Commission Resolution No. 6956 APPROVING Tentative Map CT 11-03 and Planned Development Pennit PUD 12-03 based on the fmdings and subject to the conditions contained therein. II. INTRODUCTION The project is an amendment to a Site Development Plan approved by the Planning Commission and City Council in October and December of 2004 respectively. The scope of the amendment is the addition of 47 apartment units along with the required parking for those units. Accommodating the additionallmits, while maintaining the same development footprint, requires increasing the size of the multi-family buildings as well as the addition of a fifth building. The Planning Commission will be the fmal decision makers for both the subdivision map (CT) and the Planned Development Pennit (PUD) since they are for the creation of only 8 lots. The Planning Commission will be making a recommendation to the City Council for the Site Development Plan amendment (SDP), since the total number of apartment units exceeds 50, and the CEQA detennination of a Negative Declaration. III. PROJECT DESCRIPTION AND BACKGROUND The 6.2 net acre site for the mixed-rate apartment project is located on the northeast side of the intersection of future College Boulevard and future "C" Street. The project site has a Residential Medium High (RMH 8-1 5 dulac) General Plan Land Use designation and is sunmmded by Residential Low Medium (RLM 0-4 dulac) and Residential Medium (RM 4-8 dulac) to the south, RLM and Open Space (OS) to the east, RLM, RM and OS to the west and RLM and Open ft Q CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 2 Space (OS) to the north. The property is zoned as Residential Density-Multiple (RD-M) and is surrounded by Residential Mobile Home Park (RMHP) and RD-M to the west, RMHP and Open Space (OS) to the north, OS and one half acre minimum lot size One Family Residential (R-1- 0.5-Q) to the east, and R-1-0.5-Q and RD-M to the south. The majority of the surrounding properties are undeveloped, disturbed rolling hills except for the area immediately to the north which includes a naturally vegetated slope onsite and the recreational vehicle storage area for the Rancho Carlsbad mobile home park on the adjacent property. The site was approved for 80 apartment units within four buildings in October/December 2004 as part of the Cantarini/Holly Springs development. Forty of the approved 80 apartment units are conditioned to be income restricted, thereby also satisfying the inclusionary housing requirements for the entire Cantarini/Holly Springs development. The purpose of the request to increase the number of apartment units from 80 to 127 is to increase the economy of scale which results in a financial incentive to the developer to construct the units at a lower cost per unit and will also result in a greater number of income restricted units that qualify to satisfy the Regional Housing Needs Assessment (RHNA). Access to the site is proposed via two entrance points on future “C” Street. The internal vehicular circulation system is comprised of three 24 foot wide driveways that encircle the buildings and provide convenient access to the apartment units, the 170 outdoor surface parking spaces for residents and guests, and the 92 attached resident single-car garages. The project contains five three-story buildings, each containing 23 to 29 dwelling units, and a one-story community recreation center. The rectangular-shaped buildings are primarily three-story with a peak height of 41 feet 9 inches, with horizontal and vertical elements which help to break up the building mass. The buildings exhibit a contemporary craftsman architectural style with stucco and siding exteriors, varying height hipped or gabled roofs covered with architectural-grade asphalt shingles and ground floor trellises. All sides of the building are designed with an equal amount of detailing including timber elements, wood knee braces, painted wood balcony railings, and shutter window trim. Each unit contains a deck area ranging from 50-120 square feet. The 2,969 square foot community center, which serves as a focal point at the primary project entrance, contains a rental office, large fitness room, lobby, livingroom, and restrooms. Walkways throughout the landscaped open space provide pedestrian connections between buildings and recreation building and to the onsite trail head. Surface and single car garage parking spaces are provided in close proximity to all of the units. Abundant landscaping and enhanced paving accents the development at the main entrance and is carried on throughout the site. Dense landscaping will be provided around the perimeter of the site to screen parked vehicles from the surrounding public views. The applicant has requested approval of two standards modifications. The first request is for approval of single car garages with an interior width of ten feet versus twelve. The second request is for approval of a maximum building height of 41 feet 9 inches versus 35 feet. Of the 127 units proposed, 63 will be affordable to households with incomes not exceeding 70% of the area median income (AMI) for San Diego County. The project contains 49 one-bedroom CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 3 units (760-834 square feet), 60 two-bedroom units (1,100-1,174 square feet), and 18 three-bedroom units (1,374 square feet). Ten percent (10%) or seven of the affordable units are required to be three bedroom units, with the remaining 56 affordable units being a mix of one- and two-bedroom units. An affordable housing agreement must be finalized and approved prior to final map approval for whichever records first, either the project subdivision map or the Cantarini Ranch or Holly Springs subdivisions. Apartment projects with greater than four units require approval of a Site Development Plan (SDP). Apartment projects with greater than 50 units and all “affordable housing” projects require approval of an SDP by the City Council. Subdivision of the property into lots for each of the buildings and the open space lot requires approval of a Tentative Tract Map (CT). The creation of lots which do not have direct access to a public road may only be created through a Planned Development Permit (PUD). IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. General Plan RMH (Residential Medium High Density) designation; B. Zoning Ordinance (Title 21 of the Carlsbad Municipal Code); 1. Chapter 21.24 - RD-M Zone 2. Section 21.53.120 - Site Development Plan 3. Chapter 21.45 – Planned Development Ordinance 4. Chapter 21.85 - Inclusionary Housing; C. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code) D. Growth Management (Chapter 21.90 of the Carlsbad Municipal Code). The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The project is consistent with the General Plan as discussed in the following Table 1: CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 4 TABLE 1: GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR POLICY CONSISTENCY COMPLY? Land Use RMH - Residential Medium Density: 8-15 du/acre GMCP: 11.5 du/acre Zoning consistency with General Plan Project density = 20.5 du/acre (71 units+56 unit density increase = 127 units). The proposed project amendment exceeds the growth management control point of 11.5 du/acre however the project is requesting a density increase pursuant to Chapter 21.53.120 of the CMC and will increase the number of onsite affordable units from 40 to 63. RD-M Zone: Multi-family housing is permitted in the RD-M designation which implements the RMH General Plan land use designation. Yes Land Use Residential Policy C.2: Allow density increases *See discussion below Yes Housing Program 2.2: Flexibility in Development Standards - Continue to offer flexibility in development standards to facilitate the development of lower and moderate income households. Modifications to the single car garage width and building height standards are supported which contribute to the builder’s ability to subsidize 63 income restricted apartment units. Yes CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 5 TABLE 1: GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR POLICY CONSISTENCY COMPLY? Housing, Cont’d. Program 3.5: Affordable Housing Incentives – Allow for the discretionary consideration of density increases through review and approval of a Site Development Plan. The project as amended qualifies for and has been allocated 56 dwelling units from the Excess Dwelling Unit Bank for the provision of affordable residential units. Yes Circulation Require new development to dedicate and improve all roadways, utilities, and drainage facilities. All public facilities including curb, gutter and sidewalk shall be provided for the project frontage on College Boulevard and Street “C”. Yes Open Space & Conservation Minimize environmental impacts to sensitive resources within the City Implement BMPs to avoid degradation of water quality that are necessary to serve development. The project as amended will not result in any environmental impacts to the previously graded site. The project as amended is conditioned to prepare and implement a Storm Water Pollution Prevention Plan (SWPPP) that will require that adequate BMPs are incorporated into the project. Yes Noise Residential interior noise standard of 45 dBA CNEL and exterior noise standard of 60 dBA CNEL. The project as amended is conditioned to mitigate interior noise levels for all apartments to 45 dBA CNEL. Noise attenuation along College boulevard is provided for exterior noise impacts. Yes Public Safety Provide project review that allows consideration of seismic and geologic hazards. The amended project improvements will not significantly impact or be impacted by geologic or seismic conditions. Yes CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 6 * The density range for the site’s RMH Land Use designation is 8-15 dwelling units per acre. The Growth Management Control Point density is 11.5 dwelling units per acre. The applicant has proposed a project that is 20.5 dwelling units per acre. The density increase is necessary to make it financially feasible for the applicant to provide affordable housing units and is consistent with Implementing Policy and Action Program C.2 which supports the provision of increased density to create affordable housing opportunities. Implementing Policy and Action Program C.2 allows density increases above the maximum residential densities permitted by the General Plan to enable the development of lower-income affordable housing through a Site Development Plan (SDP). Any SDP application request to increase residential densities for the purposes of providing lower-income affordable housing shall be evaluated relative to its compatibility with adjacent land uses, the adequacy of public facilities, and its proximity to a freeway/major road, or commercial center, or employment opportunities, or City park, or City Open Space, or commuter rail, or transit center. The proposed project site meets these three criteria as discussed below: The project is compatible with adjacent land uses in that other future residential developments in the vicinity are separated by topography and future roadway construction. Properties to the north and east are predominantly Open Space Land Use designations and properties to the south and west have Land Use designations of Residential Low Medium. The Site Development Plan amendment will only incrementally increase the demand for public facilities over the existing approval for an 80 apartment unit project. The proposed project’s ultimate demand for public services is within the capacity limits of the existing services and no new facilities are required to be constructed to accommodate the proposed use. In addition, prior to the issuance of a building permit, the project will pay appropriate impact fees based on the number of project units. The project site is located appropriately for an increase in density since it is near a future City park in Robertson Ranch, and it will be served by public transportation on College Boulevard, and is in close proximity to future commercial developments in both Robertson Ranch and at El Camino Real and College Boulevard. There have been sufficient developments approved in the northeast quadrant at densities below the control point to offset the units in the project above the control point so that approval will not result in exceeding the quadrant limit. In further support of the density increase, the applicant has submitted a pro forma that has been reviewed by the Housing Policy Team as evidence that the additional density is economically necessary to develop the units for income restricted housing and to make the units affordable as proposed. B. Title 21 (Zoning Ordinance) 1. RD-M Zone The table below illustrates the amended project’s compliance with the applicable chapters of the Zoning Ordinance. The development standard stated in Table 2 is the standard applicable to the project. CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 7 TABLE 2: RD-M DEVELOPMENT STANDARDS Standard Required Provided Compliance Height 35 feet maximum 41 feet 9 inches No. See discussion under Site Development Plan Building Coverage 60% maximum 21% maximum Yes Setbacks: Front (College Blvd.) Street Side (Street “C”) 20 feet 10 feet 85+ feet 26-62 feet Yes Yes Setbacks: Side Rear 10 feet 20 feet 93+ feet 80+ feet Yes Yes Parking: Resident: Guest parking: 1 bedroom = 1.5 spaces 2/3 bedrooms = 2 spaces 1 onsite guest parking space for every 4 units 1.5 x 49: 74 spaces 2 x 78: 156 spaces Total Provided: 230 spaces 127/4: 32 spaces Yes Yes Yes 2. Site Development Plan Section 21.53.120 of the Zoning Ordinance requires that a Site Development Plan (SDP) be processed for an affordable housing project of any size. Consistent with the provisions of Section 21.53.120(c), since the project is an “affordable housing” project, less restrictive development standards than specified in the underlying zone or elsewhere may be allowed, provided that the project is in conformity with the General Plan and adopted policies and goals of the City, and it would have no detrimental effect on public health, safety and welfare. The application does include a request for modified development standards. The modifications include, reducing the single car garage width from 12 feet to 10 feet, and increasing the building height from 35 feet to 41 feet 9 inches. These modifications may be allowed provided that the project is in conformity with the General Plan and adopted policies and goals of the City, and it would have no detrimental effect on public health, safety, and welfare. In summary, the two proposed standards modifications provide additional available site area for the location of the proposed affordable dwelling units (consistent with Housing Element Programs 2.2, 3.5 and 3.10). The amended project’s consistency with the General Plan is discussed in Section “A” of this report and the project as amended is consistent with the General Plan even with the approval of the modified standards. The modification to standards will not have a detrimental effect on public health, safety, or welfare for the following reasons: CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 8 The proposal to allow a ten foot wide single car garage is less than the standard adopted by the City of Carlsbad Parking Ordinance (Chapter 21.44). Reducing the garage width by 2 feet effectively allows for a 40 building width reduction. That reduced building width can be equated with a building cost savings that contributes to the builder’s subsidy in providing affordable apartment units. The ten foot width is not uncommon in the region; several other jurisdictions have adopted 10 feet as the minimum width required for a single car garage space citywide. The proposal to allow the building height to increase from the maximum allowed in the RD-M Zone (Chapter 21.24) of 35 feet to 41 feet 9 inches allows the installation of roof mounted heating and cooling equipment. Roof mounted equipment is less costly to install, can more efficiently provide climate control to the units below, is quieter for the residents of the building, and roof mounting preserves ground space for landscaping. The increase in height allows for an architecturally integrated screen of the roof mounted equipment while preserving an appropriate roof pitch for the architectural style of the buildings. 3. Planned Development Ordinance For financing and phasing purposes, the applicant has proposed a subdivision that creates an individual lot for each of the five apartment buildings as well as the community building, drive aisles and open space lot. A Planned Development Permit (PUD) is required for the project since lots are proposed that will not have direct access to the adjoining public street. Since the PUD is limited to lot creation the development standard that applies is the minimum lot size. Each of the PUD lots is equal to or greater than the minimum lot size of 10,000 square feet required for multi-family projects within the RD-M zone. 4. Chapter 21.85 – Inclusionary Housing According to the Inclusionary Housing Ordinance (C.M.C. Chapter 21.85), any residential development of seven or more units shall provide no less than 15% of the total number of units as restricted to the occupancy and affordability of lower-income households. The project exceeds the 15% inclusionary housing requirement by income restricting 50% (63) residential rental units. The project fully meets and exceeds the intent and purpose of the Inclusionary Housing Ordinance in that of the 63 affordable housing units, 40 are required for the Holly Springs project and for the Cantarini Ranch project. A surplus of income restricted housing units will result. C. Subdivision Ordinance The Engineering Department has reviewed the proposed Tentative Map and concludes that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance. The project is conditioned to install all infrastructure improvements concurrent with development. Access to the site will be off of future Street “C” to surface and CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 9 garage parking. The proposed building separations will allow for adequate air circulation and the opportunity for passive heating and cooling. D. Growth Management The project is the increase of residential apartment units from 80 to 127. Although the project is the incremental impact of 47 units added to an approved 80 apartment unit project, the following table is based on the full 127 units. The impacts on public facilities created by the project are summarized in the following table: TABLE 3: GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 441.54 square feet Yes Library 235.49 square feet Yes Waste Water Treatment 127 EDU Yes Parks 0.88 acre Yes Drainage Basin BJ Yes Circulation 762 ADT Yes Fire Station No. 3/5 Yes Open Space .99+ ac (13%) Yes Schools: Cumulative student generation 42 students Yes Sewer Collection System 127 EDU Yes Water 27,940 GPD Yes The project is 56 units above the Growth Management dwelling unit allowance. The site’s General Plan Land Use designation is Residential Medium High which allows a density range of 8-15 dwellings per acre with a Growth Management Control Point (GMCP) of 11.5 dwellings per acre. Since the site is 6.2 net acres it has a GMCP yield of 71.42 dwelling units, rounded down to 71 units. Consistent with the General Plan and City Council Policy 43 and the original project approvals, 56 dwelling units will be withdrawn from the City’s Excess Dwelling Unit Bank. V. ENVIRONMENTAL REVIEW Staff has reviewed the request for the Tentative Map, Planned Development Permit, and Site Development Plan Amendment and the City Planner has determined that the project, the addition of 47 apartment units to an 80 unit apartment project creates no new or significant adverse environmental impacts above what was identified in the original CEQA document (EIR 02-02 for Cantarini/Holly Springs), therefore a Negative Declaration has been prepared. Comments as to the adequacy of the Negative Declaration were submitted to staff and formal responses prepared and sent to the commenting parties. No new information or evidence has been provided that would require additional review, recirculation of the CEQA document, or the development and circulation of a Mitigated Negative Declaration or Environmental Impact Report. CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES April 3, 2013 PAGE 10 ATTACHMENTS: 1. Planning Commission Resolution No. 6955 (ND) 2. Planning Commission Resolution No. 6956 (CT/PUD) 3. Planning Commission Resolution No. 6957 (SDP) 4. Location Map 5. Disclosure Statement 6. Background Data Sheet 7. Local Facilities Impact Assessment 8. Reduced Exhibits 9. Exhibits “A”-“Z” dated April 3, 2013 SITE MAP • N NOT TO SCALE Encinas Creek Apartment Homes CT 11-03 I PUD 12-03 I SOP 01-10A ( ( A ~ CITY OF DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www .ca rlsbadca .gov CARLSBAD Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. 1. APPLICANT (Not the applicant's agent) 2. P-1(A) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership. include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person __________ _ Corp/Part Holly Springs LTD. Title __________ _ Title ____________ _ Address. __________ _ Address P.O. Box 2484 OWNER (Not the owner's agent) Carlsbad, CA 92018 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, __________ _ Title __________ _ Address. _________ _ Corp/Part Holly Springs LTD. Title Owner Address P.O. Box 2484 Carlsbad, CA 92018 Page 1 of2 Revised 07/10 3. NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non- profit organization or as trustee or beneficiary of the. Non Profit!Trust N/A Non Profit!Trust. _ _.N'"-"'A.___ _____ _ Title ___________ _ Title. ____________ _ Address. _________ _ Address·---,----------- 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Oves []No If yes, please indicate person(s): ____ ,---______ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Holly Springs LTD. Holly Springs LTD. Print or type name of owner Print or type name of applicant 1/ / L ~ SignQJ of owner;apfJJical1tgent if applicable/date Ken Cablay Print or type name of owner/applicant's agent P-1(A) Page2of2 Revised 07/10 Revised 01/06 BACKGROUND DATA SHEET CASE NO: CT 11-03/PUD 12-03/SDP 01-10(A) CASE NAME: ENCINAS CREEK APARTMENT HOMES APPLICANT: Holly Springs, Ltd. REQUEST AND LOCATION: Approval of an 8-lot subdivision, Planned Unit Development, and amendment to an existing Site Development Plan to increase the number of residential apartment units from 80 to 127 on a 7.52 acre property within the boundaries of the Cantarini/Holly Springs project, east of the future extension of College Boulevard and south of Cannon Road in Local Facilities Management Zone 15 LEGAL DESCRIPTION: Parcel D of Certificate of Compliance recorded March 27, 2007, as File No. 2007-0205875, official records, being those portions of Lots “E” and “B” of Rancho Agua Hedionda, in the City of Carlsbad, County of San Diego, State of California, according to map thereof No. 823, filed in the office of the County Recorder of San Diego County on November 16, 1896 APN: 168-050-58&59 Acres: 7.52 Proposed No. of Lots/Units: 8 Lots/127 Units GENERAL PLAN AND ZONING Existing Land Use Designation: Residential Medium High (RMH/8-15 du/ac) Proposed Land Use Designation: N/A Density Allowed: 11.5 Density Proposed: 20.5 Existing Zone: RD-M Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site RD-M RMH VACANT North OS OS/RLM VACANT South RD-M RLM/RMH/OS VACANT East R-1/OS RLM/OS/RMH VACANT West RMHP RM/OS MOBILEHOME PARK LOCAL COASTAL PROGRAM Coastal Zone: Yes No Local Coastal Program Segment: N/A Within Appeal Jurisdiction: Yes No Coastal Development Permit: Yes No Local Coastal Program Amendment: Yes No Existing LCP Land Use Designation: N/A Proposed LCP Land Use Designation: N/A Existing LCP Zone: N/A Proposed LCP Zone: N/A Revised 01/06 PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Municipal Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 127 ENVIRONMENTAL IMPACT ASSESSMENT Categorical Exemption, Negative Declaration, issued April 3, 2013 Certified Environmental Impact Report EIR 02-02, dated October 2004 Other, CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Encinas Creek Apartment Homes - CT 11-03/PUD 12-03/SDP 01-10(A) LOCAL FACILITY MANAGEMENT ZONE: 15 GENERAL PLAN: RMH ZONING: RD-M DEVELOPER’S NAME: Holly Springs LTD. ADDRESS: PO Box 2484, Carlsbad, CA 92018 PHONE NO.: 760-809-7612 ASSESSOR’S PARCEL NO.: 168-050-60-00 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 6.2 AC. A. City Administrative Facilities: Demand in Square Footage = 441.54 B. Library: Demand in Square Footage = 235.49 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 127 EDU D. Park: Demand in Acreage = 6.21 E. Drainage: Demand in CFS = 17.8 Identify Drainage Basin = B (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 762 (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 3/5 H. Open Space: Acreage Provided = .99 acres I. Schools: 42 students (Demands to be determined by staff) J. Sewer: Demands in EDU 127 Identify Sub Basin = 15B (Identify trunk line(s) impacted on site plan) K. Water: Demand in GPD = 31,750 L. The project is 56 units OVER the Growth Management Dwelling unit allowance. ©20 11 O'Day Consultants , Inc. •on\ \MJI \ \ ( \ \ ' ~ Cul trvoted \ \ \ 73.1 7£.8 /----:\ II • • • • • NOTES: 1. ALL ROAD AND UTILITY IMPROVEMENTS TO COLLEGE BOULEVARD ARE PROPOSED PER CT OD-18 (CANTARINI). 2 PRIOR TO ISSUANCE OF THE FIRST BUILDING PERMIT, •c• STREET WILL BE CONSTRUCTED BY EIT!i£R CT 00-18 OR THIS TENT A llVE MAP (CT 11-03) 710 no I 73J) \ \ 6S.S ~ 65.1 J 119.J 66B 67~ / 57.1 ( 68.5 69.9 I I 12B • \ \ \ \ BENCHMARK: DESCRIPTION: STANDARD ltl-10 STREET CENTERLINE WEll ltiONUI.IENT LOCATION: CENTERLINE OF EL CAMINO REAL AT ENOINEER's STATION '15'1+92 PER R.S 1800-1 RECORD FROM: COUNTY BENCH LE~LS {NO. COUNTY m?T. CONTROl DATA) ELEVATION: 68.419 DATVU: U.S.C. & G.S. G:\101302\1002HTOZ.dwtg t.lor 14, 2013 8:41om ' ' I ' I I I \ SHEET 2 OF 6 SHEETS S.D.P. 01-10(A) C.T. 11-03 P. U.D. 12-03 ): / ),/ -;. ' ~-{"" .. --- ~ /\I, ___.-, I o' ( 120' 60' SC~lE: I' = 60' APPROVED THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. PER CONDITION NO .. __ _ PI...ANNING DEPT REII7SED: NOVEMBER 8. 2012 Rtii7SED: APRIL 2. 2012 RE14SED: OCTOBER 31, 2011 OA Tt OF PREPARA liON: JUNE 15 2011 ' c ~~T DAlE s 2710 Loker Ave. Civil Engint!erin?,~ Suite 100 Planning Carlsbad. Colifornio 9201 0 Processin9 760-931 -7700 Sl.!rveying Fox: 760-931-8690 Odoy@Odc yc onsu lloni:s. com ENGDiEE.RING DEPT DATE DESIGNED BY: A.M. DATE: DEC. 2010 DRAWN BY: J.S. SCALE: ~SHOWN PROJECT MGR. · G.O. JOB NO.: 101302 ENGINEER OF WORK DATE: GEORGE O'IIAY RCE: 32014 Xrefs· 9820AUTL: 98207U TL: I002HSTR: 9820oslr: I002HT: 1002MAP: 0374mop: 1002osite: 1002otp01: 0024TP01: 03 741p01 ~ ~ ~ --~ ~ ----( ~------~ ---- / l• I __, ~ .-.,. \! 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FOR BASIN DIMENSIONS SECTION G-G NOT 1V SCM.£ RAILING SECTION C-C SCALE: HORIZ N ,. = 20' lf7i'T N ,. -20' APPROVED l-PIIOP!.IS£0 GRAD£ EXISTING GROUND THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. ___ PER CONDITION NO ___ _ E'LANNJNG DEPT R£11/S£0: NOVEMBER 8. 2012 R£11/sm-APRIL 2. 2012 REV/SED: OCTOBER Jl, 2011 DA 1E OF PREPARA liON: Ji.JNE 15. 2011 . c ~~T s DATE INGmEERlNG DEPT DESIGNED BY: A.M. DRAWN BY: J.S. PROJECT MGR, · c.o. 27 10 Loker AYe. Civil Engineerin9 ENGINEER OF WORK Suite 100 Plo:Min~ Carlsbad. California 9201 0 Processing 760-931-7700 SurvE:yiog f a)(: 760-9J1-66.90 Oday@Oda yconsu It a nls .co m GEORGE O'DAY DAlE DATE: ~c. 2010 SCALE : ,. -201 JOB NO.: 101302 DATE: RCE: 32014 Xcefs: 1002HT; I002HSTR: 0024mop: 1002HSITE: 1002MAP; 1002HPRO: 0024TP01 ' I I -- ©20 11 O'Day 126.45 126.60 \ 126.601 126.35 126.15 I -- I -----_, __ ----- '· \_....-' -.'-I. ' ---- I -- SHEET 5 OF 6 SHEETS S.D.P. 01-10(A) C.T. 11-03 P. U.D. 12-03 ' I ----1 ----SCALE: 1• = 20' '--.._ \ \ I I -~1 \ l I ' PROPOSED 8' TRAil llflH 5' D. G. TRAIL z '-.... \ ----' ---.....____ ..... '-1------- r > \ l \ \ \ \ -__ ....- I ( ( ~ PEOESll?IAN PRO TECTlVE RAILING "R---GUARDRAIL PER SORSO M-JO DATUM ELEV 1-----~ 1Z5.00 (" SECTION D-D SCAl£: HORIZ N I" -20' lei'T N ,. -20' PEDE: 'IAN PROTECTIVE -- SECTION E-E SCAl£: HORIZ N I"= 20' lei'T N ,. -20' -- RAIUM DATUM ELEV b-'"------------1 130.00 SECTION F-F seAL£: HORIZ N 1" -20' lei'T N I"-20' APPROVED 'IAN PRO!£CT1VE THIS IS THE APPROVED TENTATIVE MAP/SITE PLAN FOR PROJECT NO. ___ PER CONDITION NO. __ _ PLA.NNJNG DEPT DAlE INGJNEERlNG DEPT DAlE - l. \ \--------._ ...._ . REIIISED: NOVEMBER 8, 2012 ----------...._ \ \ ..____,_. REIIIS£0.· APRIL 2. 2012 \ \ R£11/S£0: OCTOBER J!, 2011 ~ \ \ _D~~TE~Of-~~PA_R.~~-TlCW.~:~~~~-1~5.-~_~_1 __________________ _ / -----...._ ' \ ~r / '-1 \ ' ' ~· A DESIGNED BY: _.,A.,t.t,___ DATE: ~c. 2010 ....--------~\\ ~\ 0 / ":7 DRAWN BY: J.S. SCALE: 1" • 20' --------------= ~ \ _) PROJECT MGR.· G.O. JOB NO.: 101302 -=-\ \-c 0 N s u L T NT s ---=============~~~~~~~\\ NOTE:----- fUTU/lE;_IJJTUTlES PER CANTARINI_PI.ANS -CI00-18 -- G' \101302\1002HT05.d•g "oc 14, 2013 8' 45om 2710 Loker AYe. Suite lOC Carlsbad. Colifo rnio 9201 0 760-931-7700 Fal<! 760-9J1-66BO OdO)o-@Oda yconsu It a nls .com Xcefs: 1002HT; 1002HSTR: 0374mop: 0024mop; 1002HSITE: 1002MAP: 1002HPRO: 0024TP01 Civil Engineerin9 Plo:r~ning Processing SurvE:yiog ENGINEER OF WORK GEORGE O'DAY DATE: RC E: 32014 ,--------FALSE FIREPLACE FLUE ,------DECORATIVE VENT METAL BALCONY RAIL -----' ,----CONCRETE TILE ROOF '--SHUTIER L____ __ METAL ROOF '----------WOOD COLUMN SHEET INDEX A1 ARCHITECTURAL TITLE SHEET A2 BUILDING A ELEVATION A3 BUILDING B ELEVATION A4 BUILDING C ELEVATION A5 BUILDING D ELEVATION A6 CLUBHOUSE ELEVATION A7 BUILDING A FLOORPLAN A8 BUILDING B FLOORPlAN , TYPICAL SECTION , TYPICAL ROOF PlAN A9 BUILDING C FLOORPLAN A10 BUILDING D FLOORPLAN A11 CLUBHOUSE FLOORPLAN A12 TRASH ENCLOSURE AND CARPORT PLANS AND ELEVATION A13 1 BEDROOM UNIT PLANS A14 2 & 3 BEDROOM UNIT PLANS ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 .------SOARDANDBATT SIDING ,----DORMER c___ WOOD TRELLIS '-------STUCCO '--------WOOD ANGLE BRACE PROJECT SUMMARY PLAN TYPE QUAN NO. OF BLDGS DWELLING UNITS: 127 BUILDING A PLAN 1A 4 1 OCCURANCE NET ACREAGE: 6.21 AC PLAN 1B 6 DENSITY: 20.5 DUlAC PLAN 2A 4 PLAN 2B 6 PLAN3 6 PARKING REQUIRED : TOTAL: 26 1 BR UNITS: 49 X 1.5 = 74 (49 COVERED) 2 BR UNITS: 60 X 2.0 = 120 (60 COVERED) BUILDING B PLAN 1A 4 2 OCURRANCES 3 BR UNITS: 18x2.0 = 36 (18 COVERED) PLAN 18 6 GUEST: 127 X 0.25 = 32 PLAN 2A 4 TOTAL: PLAN 2B 6 PLAN 3 3 PARKING PROVIDED: TOTAL: 23 BUILDING C PLAN 1A 4 1 OCCURANCE PLAN 1B 6 PLAN 2A 4 PLAN 2B 12 PLAN 3 0 TOTAL: 26 BUILDING D PLAN 1A 0 1 OCCURANCE PLAN 18 9 PLAN 2A 8 PLAN 2B 6 PLAN 3 6 TOTAL: 29 ALL BLDGS PLAN 1A 16 12.5% PLAN 1B 39 30.7% PLAN 2A 24 18.9% PLAN 28 30 23.6% PlAN 3 18 14.1% TOTAL: 127 100.0% ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 262 (127 COVERED) 127 COVERED STALLS (92 GARAGE + 35 CARPORTS) 135 SURFACE STALLS 262 TOTAL STALLS A1 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournarized use is nol permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Orange. FRONT ELEVATION REAR ELEVATION WOOD TRELLIS _ _J GARAGE DOOR __ __J .--------FALSE FIREPLACE FLUE ,------DECORATIVE VENT ,------CONCRETE TILE ROOF '------WOOD TRELLIS '----STUCCO '----WOOD ANGLE BRACE SHUTIER '------CORBEL ,------BOARD AND BATI SIDING ,----DORMER '--METAL BALCONY RAIL c___ SHUTIER '------METAL ROOF '--------WOOD COLUMN ,---------CONCRETE TILE ROOF ,------DECORATIVE VENT ENHANCED BUILDING ENTRY The building entry shall be enhanced by the use of stone veneer as an identifying architectural feature along with a decorative metal entry gate and lighting fixtures. '----ENTRY GATE '-----STONE VENEER '-----UGHT FIXTURES RIGHT ELEVATION ENHANCED BUILDING ENTRY The building entry shall be enhanced by \he use of stone veneer as an identifying archfi.ecWral feature along with a decorative metal entry gate and lighting fixtures. '--------ENTRY GATE '-----STONE VENEER '---------LIGHT FIXTURES LEFT ELEVATION BUILDING A -ELEVATIONS A2 ENCINAS CREEK APARTMENT HOMES SCALE: 3/32" = 1'-0" SEABOURNE DEVELOPMENT CO. ARCHITECTS ORANGE 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournarized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. ,-------FALSE FIREPLACE FLUE ,-------DECORATIVE VENT ,-------CONCRETE TILE ROOF METAL BALCONY RAIL ___j FRONT ELEVATION WOOD TRELLIS ____] GARAGE DOOR -- REAR ELEVATION '-------SHUTTER L___ METAL ROOF c__ ___ WOOD COLUMN ,---------CONCRETE TILE ROOF ,--DECORATIVE VENT SHUTTER '-----CORBEL ,---------BOARD AND BATT SIDING ,-------DORMER '------WOOD TRELLIS '--STUCCO L__ __ WOOD ANGLE BRACE RIGHT ELEVATION c__ __ ENTRY GATE L__ __ STONE VENEER L__ ___ LIGHT FIXTURES L__ __ ENTRY GATE L__ __ STONE VENEER L__ ___ LIGHTFIXTURES LEFT ELEVATION BUILDING 8-ELEVATIONS A3 ENCINAS CREEK APARTMENT HOMES SCALE: 3/32" = 1'-0" SEABOURNE DEVELOPMENT CO. ARCHITECTS ORANGE 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournarized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. ,--------FALSE FIREPLACE FLUE ,-------DECORATIVE VENT ,-------CONCRETE TILE ROOF L___ SHUTIER '--METAL ROOF L-----WOOD COLUMN FRONT ELEVATION ,---------BOARD AND BATI SIDING ,-------DORMER L______ WOOD TRELLIS L____ STUCCO '-----WOOD ANGLE BRACE SHUTIER '-------CORBEL ,---------CONCRETE TILE ROOF ,--------DECORATIVE VENT WOOD TRELLIS ------' GARAGE DOOR -------' '------METAL BALCONY RAIL L--__ ENTRY GATE '----------STONE VENEER L--___ UGHT FIXTURES RIGHT ELEVATION m m L--__ ENTRY GATE '---------STONE VENEER '---------LIGHT FIXTURES A4 REAR ELEVATION BUILDING C-ELEVATIONS LEFT ELEVATION ENCINAS CREEK APARTMENT HOMES SCALE: 3/32" = 1'-0" SEABOURNE DEVELOPMENT CO. ARCHITECTS ORANGE 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournarized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. LEFT ELEVA T/ON ' ' ,--------FALSE FIREPLACE FLUE ,-------DECORATIVE VENT ,-----CONCRETE TILE ROOF '-----ENTRY GATE L__ ___ STONE VENEER '------LIGHT FIXTURES WOOD TRELLIS ~ GARAGE DOOR -- L_____ METAL BALCONY RAIL SHUTTER c__-CORBEL L_____ WOOD TRELLIS '------------STUCCO c__ __ WOOD ANGLE BRACE ,--------BOARD AND BATT SIDING ,-----DORMER ~SHUTTER FRONT ELEVATION REAR ELEVATION ,-----------------CONCRETE TILE ROOF ,------DECORATIVE VENT BUILDING D-ELEVATIONS ENCINAS CREEK APARTMENT HOMES '------METALROOF '------WOOD COLUMN RIGHT ELEVATION ' ' ' ' ' '-----ENTRY GATE L__ ___ STONE VENEER '------LIGHT FIXTURES 09-063 SCALE: 3/32" = 1'-0" AS APRIL 18, 2012 SEABOURNE DEVELOPMENT CO. ARCHITECTS ORANGE © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournarized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 DECORATIVE:VENT ----~ ~-CONCRETE TILE ROOF ,-DECORATIVE WOOD PANEL ~-SHUTTER CLUBHOUSE-FRONT ELEVATION CLUBHOUSE-REAR ELEVATION ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 METAL ROOF -----, DORMER-- CLUBHOUSE-LEFT ELEVATION WOOD COLUMN --- CLUBHOUSE ELEVATIONS SCALE: 3/16" = 1'-0" ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 A6 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournarized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. ' ' I ' ~ D 'C" ·e / L. l-f r l-f r 1>/\ ~ 18 18 ll;:!; 28 /\ r-f" 2 8 l'l ~ /1 3 ~~ I ~ ,.""',;;~>I ' 3 "\!'i: ~ ["\ f1 [', ' @ -A I ( ~ :i (I l 1. , __ ' ,--;:-Nl 0 ~ _C1 II ~ ~ f-~ ~~G ~ '-~I ~ r-. P=>. Jl: 0 v ----:~' " ~ I; ~[ J .Q d~ L.J ..1 c t:-'1: {\{'f ci _. ~ 19-1 ~ i B~'v'~ /' ·v \All~ .. /), ·v )] r ('. : ~I t i~gj-;: ~ u• f'.. J 5r d \--" ~~I ~ ~ 1./l...lt\j .fl : "' -:t ,_ji.J pXJ It-1-I ~v I .. f\.l '-... ~~ II. ~ ~ fi:I)(IIB~.,. ..-' L__::_ Riii:IIB<':I:. 1A 2A 2A 1A L.J \.. fQJF tn:LOW (.l(:;J I T 1;;1. I> Th ird Level D 'C" ·e _,~ C hf r hf r ~ p/\ ~ 18 ~ 18 0 ;;~>~' 3 "lri ~ ~. !1" ' @ 'li "', ( 2B ~ /\r-f" 28 I ~ I ~ l'l ~ 11 3 ~~~ .., f- -Nl 0 ~ J _C1 II Yit ) l ~ '-.h' ~ r-. ''-~1 ~ p:>_ JJ:I v -0 ' f'\/1 ~-_N,[ ~ J v-. :. .I l9n ~ .J ~ .... f\l'i' c: lit ¥\. 11=.--r J K i ~ "" ~~ 1 1 :3V~ ·v ~~-.. ·v JU" ~VZH~ u• 1\ ··r~IJJ ~ -~V' /\. ('. ~ -r'-' 1-~ l_l~ Lri :r~ ~~ ~ ~~-, ~ m -J ,.. ~ I .. N '-·-II.. Roo! Belew 2A 7 '-~ 2A Roo!Selr~W 1A "--1 A L.l (j ;I !mfBariN "&> I T Second Leve l 229'-6" ... /\ ..... ~~~-"'1-~~~~l'-~--~---c._--~--,----------~-~ ~--------~--_r~~,• -~-"------'' -~--' l-~-· _j _ _________j-<--~-- BUILDING TYPE A Plan 1A 4 Plan 1B 6 Plan 2A Plan 2B Plan 3 4 6 6 Ground Leve l ' i I ' ~ g ~ "" <0 N ' t; 0 ' 16' 32 ' 48' Total 26 PLEX ENCINAS CREEK APARTMENT HOMES (1 Shown on Site) SCALE: 1/16" = 1'-0" SEABOURNE DEVELOPMENT CO. ARCHITECTS ORANGE 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 A7 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under $Uch prtlte<:tiofl tmournarized use is nol permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Archilecls Oronqe. 0 _, 0 N ~ I I.Q 1\ r 0~~~ 3 f\ ~ . I _r.;-f\J 0 ; ~ ·_'(\L) ~ II ... -~~ Y' ·u I IU "' ... r"' vl.t\..r ~ v: .. I 1A LJ {j 31 ~ J ~ 1\ r 3 r;~ I' ~ I tA ,---~ 0 lP ·r\L} ' ~ ~ "' I I ' ·~wm ~~~ .i' ~ /:: J-1\J v t I LJ (j ~ "JJ I 1'\ r 3 frv1';~~ ~ I ..... r.;-f\J 0 " "~ ? ~ !i I' ~ \. ILJ A \. ~A A\. 1/Q" l1 & 1 1'-11" ~" 1j)·-_~" I \ I \ I \ I \ I \ -I ' !1\ ~ ::J '-~I;:) b 7 L_ 1\ ~ 18 18 f'):A r'\('. 28 28 ~ " r r; ~ ~ ~ II ~ 1: i • '-' ~~,..; .. ~~,..;-' v I v L [ .~-\ tJ R n=t _l _L .,['.$. .0,~ ~n ~ ' •~-•oo I 00 I <0 vlf _ ~~ Zi I .JE w u ')ve'~~ Vl ·u [,~ 3 ~" (', -r" Vi=" 1 r t H t&Y I "" r\. ~ ..; \ l "" 2A ~ 2A ~ \. IIOOF!JROW I 11) l . Th1rd Level [\~ d. ' ~t:;; ll:::l 17 {_ h <-a 18 18 I\('. 28 rT A ~ ~" r e; ~ ~ r"' 28 d~ ._::; ' ·~ 11 • '-' ~" I A" j ~ v 1 c [J "'\b c l,n L ~ . "" ..... -~~ ~~\. ~ fl ·1 , ... Co I _, I ;'2; vr ~ ~ ~ZJ ~ '-~ ~· _;m~ V!~ ~v ~~ I 3 11 \)[~ ~A: ' t:J' ~ I "" ~ ~ ~ " 2A "E ) .. 2A ~ \. HOOf IIELOW E>b l Seco nd Level _!I'll'!' _1'\" r il\ < bd_\:" ·e _.I {_ h <. t'i;; ~ 18 18 28 rrA ' 28 r'\ {'.. ~ 1\ rr; ) ~ ~ ~ ~ ·v ~ ~ V ~ IIPA ~-,---( ' .. I II ~-'\EJ L ( -~~ ~~ :> w .. ' =II rFI .1""' ..... 4( ~ ~ I <0 0 ' !--v A \. VA A\... II_; 11 A\. ILJ A A\. ILJ \. ~A ~ ~ .. 1/. '" H~" ,J, '" ill" 7'~8" w·:§J .. 1] .!.J" )., ... 1~·-~" 16'-b" • J. ' I I \ I \ I _\ L _\ L___j L j L j I \ I \ I I \ I \ =t - Gro und Leve l ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 DECK DECK PATIO AC CONDENSER UNITS LIVING ROOM BREEZEWAY BATH HALL BEDROOM LIVING ROOM BREEZEWAY BATH HALL BEDROOM LIVING ROOM BREEZEWAY GARAGE BUILDING B-SECTION (1/8" = 1'-0'') I a l Ia a I Ia a l Ia a I I• •I Ia a l BUILDING B -ROOF PLAN BUILDING TYPE B Pla n 1A 4 Plan 18 6 Plan 2A Plan 28 Plan 3 4 6 3 Total 23 PLEX (2 Shown on Site) _ ...... _ ~ 0' 16' 32' 48' SCALE: 1/16" = 1'-0" ARCHITECTS ORANGE 144 NORTH ORANGE S T., ORANGE, CALIFORNIA 92866 (71 4) 639-9860 A8 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournorized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. I I Thi rd Leve l k{ r D ' IE 18 7 C lf r bf'!1 1\~ 18 18 , ,c I 2B ~ j ~ " , " ~ 'W /\r-fl 28 /\r-fl 28 28 ~ ('. r l 1-"'#J l? '-\.ol"''"l ' ~ v~ ~~ r:-~~" ~ ~ .~ ]:; \/'A II '~ ~ 1'- \ ~ ~ .J ~~ .J ~-M~ "' :. .J c .') L ~ ?/\. .. :1-11 • L h • JIC #'\. ... _, _j - v f'~ vI' vl, t I J]lrr Vl ·v ~ V' ·v ,"~~~ ~ii [)[] 00 ;, l.r I" I ".¥ ::1 ~ ! ~v 1 ~1\.~~ IlQ \.._ .. ~ -;:; ! ~ '... ~ ROOf BELOW "-1A "~ 2A I'---2A 1A LJ ~ .L'> """'"'"" (. lkl I I Second Leve l k{r ~.~ 28 ~ ~ ---::1 ~ I ~I ~ ~ .J L I"T Jt: :.0 ~ "-/ \ ,A .. II J::o .. ~ 10 -b" I il -b" I \ I \ I \ I \ . I 229'-6" D ' 10) J C bf' ,'] bf'!1 18 18 @ @ /\r-fl 28 /\r-fl 28 ~ r h (l "" "" ~ ~ \._,/'(\1 ~ '~ \.._ ol"i"' I tf \'"1il I I 1: J ~ :. .J ' .J ' It .1 ~~ ~ I t: ~ Jl: .~ J "-L./11 \.... IL.I \J IL.I A\... f/ \...., ~ ,A .. 111" ' .. i\ .. 1/1 .. J1·· 111" 10 -~" otlo ·" I \ I \ I \ I \ 'J >'I C 10 -~'' 8'-0" i I ,/, >" I I \ I'-1/ \ I \ I I 'J ,., BUILDING TYPE C Plan 1A 4 Plan 1 B 6 Plan 2A Plan 2B Pla n 3 4 12 0 Total 26 PLEX \ 10 -b·· 1/ \ II \ I \ 1\id 28 ~ 1'-. ~ r:- ~~ L l ~ )I ~ "-IL.I/1 \J ,A .. 111" HH l" I \ I I \ I \ Ground Leve l ENCINAS CREEK APARTMENT HOMES (1 Shown on Si te) .. ~ .. ,. ~ 0' 16' 32' 48' SCALE: 1116" = 1'-0" SEABOURNE DEVELOPMENT CO. ARCHITECTS ORANGE 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 A9 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyight prolecled Under $Uch prtlte<:tiofl tmournarized use is nol permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. " r I I I ROOf:II8.0W Third Level ~tl ~ \:: 17 c. ~ i> L] ~ li> LJ 6 t7 {_ -b}/\ 18 18 18 r-., _f II\ t1 3 "<i ~ ~r "t ~ /\{ 28 ~{ 28 h~~ E @ 1'1 3 ~~;h ~ . ! '"I > ' I 1-Iii " .1 ~~ 1-3 · ~ :> " I '==~ C ,/'1'\" I -~ 0 ~ [I r -I~ I'-rv iiii _. I ~~ ~ 0 v -' ~A i _. *_. ~ ~~A~ ¥\ <0 :.. ~ ~ I.Q \..I V\. "' ' lt.. r .. .. .. "' ' ..:!I <0 ~ ! ~ ~ I A h3 ~~'V l:lm:.:l Vl u I u ./'-vt ~-~~--? ~~"' /\ u v .£', vle ~ !tJ ~I " "" ~ I 1-. r"' ~d ~ r"' 1\ b~/ ' 1\ I ROOE'8El.OW R'CIO>'BEUIW ~/ " I "~ ~ ~v"" ... -;;; ~ 2A ~ v ... 7 2A ' 2A -2A I Second Level 256'-6" 8 .I L 18 II\ t1 3 ,!ld ;~ Ground Level BUILDING TYPE D Plan 1A 0 Plan 18 9 Plan 2A 8 Plan 28 6 Plan 3 6 0' 16' 32' 48' SCALE: 1/16" = 1'-0" ENCINAS CREEK APARTMENT HOMES Total 29 PLEX (1 Shown on Site) SEABOURNE DEVELOPMENT CO. ARCHITECTS ORANGE 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 A10 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigh t protecled Under $Uch prtlte<:tiofl tmournarized use is nol permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. '70'-0" II ' 42'-011 28'-0" [., ' ' FITNESS 27'X 22' r-- ' \ C)OC) v 0 L 1'-- MEN ~/ --,'. EQ. ROOF LINE 1\ (\, I _.,/ I .__ C)o G 10 '-rf.J l'h ~//--~-, ~ --CX) I ~j - ~ ~ WOMEN ~ I "' co I ~ " -, I •r~l=n F jATIO r: I ~ ·~"~~ ' I I 1'\. [ y !-0 BUS. CENTER 1---- c;;J 0 0 10' X 12' \ 1--- I I OFFICE [ [i5jJ r--\ 12'X12'-6" ~ \ n ~ SITE '-_( ......, 0 MAP ~ FP. cp1 F. ROOIV 1:::.._ ""'~ I r r-!'; y: < IT J l n 10" X 12' lO LOBBY OJ L/ STOR '-j I 17' X 20' \.._) I I [J DJ OFFICE I ' 1J _i_ t) _l 1l _l tl _1_ 1J 0 CLUBHOUSE 11 '-8" X 11 '-6" J 1\ 19'X29' LS l-/ .......__ • 0 I I ROOF LINE I I ~ I L-------------------~ CLUB/LEASING BUILDING 2 ,969 s.f. ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92 0 11 I .; II--I ~ 1\ .. I) l 13 l 1) - " SCALE: 3/16" = 1'-0" ARCHITECTS ORANGE 144 NORTH ORANGE S T., ORANGE, CALIFORNIA 92866 (714) 639-9860 A11 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such prtlte<:tiofl tmournarized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wilhoul written pennissJon by Architects Oronqe. I <!." 4" - 9'-1 a· IT . 41 ~////// 1/ . 4 . / 1/ . / ' / • co N / I 1/ I /) ·..,. 1/ ... / 1/ . / • . I> . ///////' ////// v . '/ ' v 0 . / ~ v / I ;,., v / -. v / ' 4'-6" 4 '-6" N v · / I v / Ol . . 1/ . / v / v / 1/ ./ I/ . . f> . v v v v I A .~ ~ • • FRONT ELEVATION PLAN VIEW . . I> . . . • . . . . I> ~ • . . 4 . . . . /) !>· . ' . . . . . I>" . p •. • . .. • . ~ . ....... / "' -. I "' I I "' . ---I=L' I . . I . f,.. . . 0 0 Ol ' C> - - I "" ..r'=-1 rr=r I . N ' ' -.. ~ . . ~ -~ REAR EL EVA TION SIDE ELEVA TION TRASH ENCLOSURE ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 I -J - "--' ."'-... BEAM SEAT FORJ 2 X TRIM 0/ s-L 6 X PURLAM COLUMN 2X EDGE BLKG EMBED STL COLS 19' -6~ ~ BTWN JOISTS IN CO NC. FTG TS 6 X STEEL COLUMNS \ PAVING T-------------------------T I F 4 I I I I I I I I '' I I I I I I I I I I I I I I I I I I I I I I I • I I 11 -rr-0 II I l I I I i I I 17' -0" 1YP. I I I I FRONT ELEVATION I I I I I <:> I I io 5 I I 0:, ~ I ROOFI NG AND/OR SOLAR PANELS -----I • a..: I I ~ I 2 X BLKG BTWN JO ISTS 1 1'-0" OVR HNG 6 X PURLAM BEAM ----1- 4 X 6 JOIST ---t- • 0 I 18'-0" SIDE ELEVATION I I I I I I I I I I I I I I I I I I I I I I I j 1@ 1 1!%11 1001 1@ 1 I I I I I I I I I I I • 0 I "' "' .l _________________________ L ·--.31.- PLAN VIEW CARPORT A12 09-063 APRIL 18, 2012 --~ ~ I 0' 4' 8' 16 SCALE: 1/8" = 1'-0" ARCHITECTS ORANGE © 2012 Architects Orange These pions arc copyigM prolecled Under such .artlteG!io, tmournarized use is ncl permitf<!d. lhesc plorrs shall ntJt be reproduced or used wil~Joul written pennissJon by Architects Oronqe. 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (71 4) 639-9860 341-4 11 BALCONY D B'-2" X 6'-8" LIVING 12'-T X 13' " 1?'-11" ~ 11'-8~ UNIT 1A: 1BR I 1BA NET LEASABLE AREA: 760 SQ. FT . PATIO I BALC : 56 SQ . FT. D D (!) I C'\1 C'\1 CX) I l[) C'\1 UNIT PLANS (1 BEDROOMS) ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 26 1-1 0" PATIOIBALC 9'-2" X 5'-6" f LIVING D "1,3'-B'' X 12"-<J' ' / 12"-2"' 12'-0" D UNIT 18: 1BR I 1BA NET LEASABLE AREA: 834 SQ. FT. PATIO I BALC : 50 SQ . FT. 0 I (!) 9 (j) C'\1 ' ' ' I' I' I' 0 I U1 C") ' ' ' ' ~ I 0' 4' 8' 12' SCALE: 1/4" = 1'-0" ARCHITECTS ORANGE 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 A13 09-063 APRIL 18, 2012 © 2012 Architects Orange These plans arc copyigM prolecled Under such .Drtlte<:tiofl tmournarized use is nol permitf<!d. lhesc plorrs shall ntJt be rcprodtJced or used willfoul written pennissJon by Architects Oronqe. 51 '-6" IL El L _:::,. ,---- 0\ BALCONY '\2'-ll" X 10'-10" - 2 ... "-., / LIV NG \ 12'-0") 11'-4" ~ \d 3'-4" X 12'-0 8 n ~ ~ / ~ I El L -""' [11 DNNG Ill l.l._ 8' -0" X 13' -0" IJ.I "' / BATH2 v KITCHEN UNIT 2A: 2BR I 2BA NET LEASABLE AREA: 11 00 SQ. FT. BALCONY: 120 SQ. FT. 50'-0" D PA 110/BALC. 9'-10" X 6'-4" D D 8EDROOM2 r------r.~IT:JJ~D=oo~ ~0 l____.,.,._z·x_____./,2'-6" D W\C D 0 - ~ ~ MAST RBED '\ 12'-0' X 13'-1" L D ~D D 0 ' ~ ~~ WJC M.SATH Cl ,- ( _.-J L.. I~ ~ IC )~ D 3 'X 12'-0" D tO ' N ("') NET LE ASAB LE AR EA: 1,3 74 SQ . FT. PATIO I BALC: SQ. FT . ENCINAS CREEK APARTMENT HOMES SEABOURNE DEVELOPMENT CO. 701 PALOMAR AIRPORT ROAD, SUITE 300, CARLSBAD, CA 92011 D BEDROOM 11'·10" X D wG UNIT PLANS (213 BEDROOMS) 8 D D 37'-6 " PAT\DIBALC. 9'-o\"X 8'-0" D M DROOM D 12'-"X '13'-0" D D LIV NG 2'-4" X 13' " DINNG s·-o· x s·-g- REF P 11---.J UN IT 28: 2BR I 2BA NET LEASABLE AREA: 1,174 SQ. FT. PAT IO I BALC: 75 SQ. FT. 09-063 ~ I 0' 4' 8' 12' SCALE: 1/4" = 1'-0" A14 APRIL 18, 2012 ARCHITECTS ORANGE © 2012 Architects Orange These plans arc copyigM prolecled Under such .Drtlte<:tiofl tmournarized use is nol permitf<!d. lhesc plorrs shall ntJt be rcprodtJced or used willfoul written pennissJon by Architects Oronqe. 144 NORTH ORANGE ST., ORANGE, CALIFORNIA 92866 (714) 639-9860 3' HIGH LANDSCAPE BERM-REFINED-~ 1 OF 2 BARBECUE TRELLISES WITH SITE FURNISHINGS -~ LANDSCAPE BOULDERS, INTEGRATED WITH TURF ENHANCED \ WALLS AT ENDS OF BERMS, TYPICAL DECOMPOSED GRANITE WALKWAY RESILIENT PLAY SURFACE WITH RUSTIC PLAY STRUCTURE RAINGARDEN ( STORMWATER) TURF & PLANTS AT LOWPOINT-REFINED CONCRETE WALKWAY, TYP. SYM. PLANTER STRIP -REFINED TWO-siDED FIREPLACE FLANKED BY TWO-SIDED SEATWALLS ....-lJMEIRELLATABLES BANDED, ENHANCED PAVING BUS STOP PER CIVIL PLANS TYP . PRIVATE PATIO EXERCISE ROOM ENTRY L.EASING/REC. BLDG. r--:r::::::,.,_pORCH ..... W--11~aa \\ __ _ \\ --- ENTRY SLOPE PLANTING- REFINED MAIN ENTRY ~~~t--SMALL TREES PRIVATE SIDEWALK/ PED . RAMP ENHANCED VEHICULAR PAVING PROPOSED SIDEWALK ---=lK=---~ R.O.W. PLAmN~T:IN~G~-:_---~n----­REFINED. - ~~~ENTRY SIGNAGE ~ CARLSBAD SIGHT LINE TRIANI.:iLI: PER MANUAL FOR REFERENCE LOW, REFINED ENTRY LANDSCAPE FOR PED. ~.:::! SAFETY. ~~!!~~::~~1;==~====~====~~:-::~::::::JPROPOSED: PERMANENT FLOWERING PERENNIALS AND GROUND COVERS. DUMPSTER ENCLOSURE ENLARGEMENT ~-I·U:J.W . LINE ENLARGEMENT OF LEASING AND RECREATION CENTER WITH ACTIVE AND PASSIVE AREAS SCAI e 1' • 20' L..__THEMED STREET TREES 40' O.C., MIN. SET BACK 3' FROM R.O.W. LINE, 5' FROM HARDSCAPE. BENCH W/ TRELLIS SERIES OF 3' HIGH LANDSCAPE BERMS (REFINED) WITH CONCRETE END WALLS MEANDERING SIDEWALK L____ SUPPORT TREES ON SLOPE PLAY SURFACE W/ PLAY EQUIPMENT ~-STORMWATER SWALE, TYP. HATCH SYMBOL- REFINED ,...--"STREAMBED" WITH BOULDERS, INTEGRATED WITH STORMWA TER SWALES -(RAIN GARDEN) REFINED PRIVATE PATIO, TYP. SYM. BENCH W/ TRELLIS PLAY SURFACE W/ PLAY EQUIPMENT THEMATIC DRY STREAM BED WITH $ HIGH LANDSCAPE BEAMS AND 2-ACTIVE PLAY AREAS WITH 2-PASSIVE SEATING AREAS SCAI F= 1' • 20' s-- I ---~~~~~:J-ENHANCEDENTRY r PAVING .--COVERED ENTRY SECTION PER ARCHITECT SEE SKETCH @ TYP. DRIVEWAY ENTRY C-1 TO BUILDING SCAI F 1' = 20' CONCEPTUAL FIRE ZONES, TYP. SYM SEE FPP, SHT.6. " ENTRY TYP. SEE ELARGEMENT -- LANDSCAPE. SEE ENLARGEMENT. AMPED CONCRETE PER LANDSCAPE MANUAL SURFACE TEXTURE: HERRINGBONE BY BOMANITE OR APPROVED EQUAL, COLOR: LANDSCAPE BUFFER 42" HIGH "ORN. IRON" -. --· EX. OPEN SPACE TO REMAIN, NATIVE VEGETATION PROPERTY LINE EXISTING TRAIL TRANSITIONAL SLOPE TO NATIVE VEGETATION PROPOSED D. G. TRAILHEAD CONNECTION AT EXISTING TRAIL, TO INCLUDE STEPS AND SIGNAGE ADA PATH OF TRAVEL PER CIVIL DWG. TRAIL ACCESS POINT ENLARGEMENT. STORMWATER SWALE DECORATIVE PERVIOUS PAVING- CIVIL DWGS. I - -1M--.;:::::::..._ L~!FFINED R.O.W. PLANTING. ;,:,\.._ TYP. SYMBOL . WALL-,;;;;;;;~ PER CIVIL DWGS. DECORATIVE BLK., WITH CAP, TYP. PROPOSED STREET TREES@ 40' O.C., MIN .. 3' OUTSIDE RIGHT OF WAY, 5' FROM SEE ENLARGEMENT HARDSCAPE, PER LANDSCAPE MANUAL SCREENING SIGHT DISTAN'a:-..._.:::.: CORRIDOR SYMBOL @ ....::S:.....:I:......;T=-=E--=-P___:L;:-:....:A....:.N::......_--1 SCALE: 1' • 40' APN-188-060-58 APN 168-060-69 MOCHA BROWN BY COFIELD CO. OR APPROVED COLOR EQUAL RAIL , OR EQUAL. --~-I "'-...L.I' SHRUBS --pif~=-:~+.=ltZ PLAY SURFACE WITH PLAY PLAY SURFACE WITH f.j~~?f£:t~\ PLAY EQUIPMENT BENCH WITH (FACING HILLS) EQUIPMENT 1~~!;j~ BENCH WITH TRELLIS @ACTIVE PLAY AREA W/ L-1 PASSIVE SEATING SCAI F= 1' = 20' FOR ENCINAS CREEK PLANTING PLAN, SEE SHEET L-1 FOR PLAN ENLARGEMENTS . SECTIONS & NOTES SEE SHEET L-2 PACIFIC ~ FOR ADDITIONAL PLANTING NOTES , AND PROJECT PLANT LEGEND SEE SHEET L-3. FOR RECLAIMED EXHIBIT AND NOTES, SEE SHEET L-4 FOR OFF SITE LANDSCAPE CONCEPT PLAN & PLANT LEGEND SEE SHEET L-4 FOR WATER CONSERVATION PLAN & NOTES SEE SHEET WC-1 FOR FIRE PROTECTION PLAN SEE SHEET FPP VICINrrY MAP Nrl ~ PROJECT SIGNAGE AT COl' FOE & "C" SIREEI I SHE,ETI CITY OF CAR LSBAD ~====t===~============================1====1===jt===jt==j PLANNING DEPARTMENT g SCA' e r • 2f1 .-------------------~--_,---+----------------------~--~--4---4-~ DESIGNED BY: -"'KC..___ DATE: ____ f---+--J--------------+---+-----jf---+--1 ENCINAS CREEK 6 DRAWN BY: KC SCALE: AS INDICATED 1---1----+------------+--+-+--+-~ APARTMENT HOMES PROJECT MGR.· JT JOB NO.: 1135.03.1 ~~~~~~~~~==:::;;~~:,;::;~==== LANDSCAPE ARCHITECT OF WORK: DATE OWN BY: KC PROJ ECT NO. CT1 1-03 DRAWING NO. SOP 00 15(A) CHKO BY: =::,JT __ OTHER APPROVAL CITY APPROVAL RWID BY: JT DATE: REVISION DESCRIPTI ON ENGINEER OF WORK .JAMES L. TAYLOR R.L.A.: 2961 PLANNING SIH DESIGN LANDSCAPE ARCHITECTURE 590 0 PASUUH COURT SUm 110 CARLSBAD. CA 92008 1760)692·1924 Ll G HI f 00 I@ LIG H lfO II P G. C 0 M Cl) w :::E 0 :::1: 1-z: w :::E t: ~ < ~ w w a: (.) ~ z: -(.) z: w Scale: Dale: Drnwn By: Revisions: Signll'hn 10/31/14 d 0 c< CDz Ea: c.o 0!:!:: -.... CD< ~~ cc CD~ E~ :~a: o< mo as CD en A5 NOTED &121 /11 KC 11128/11 4/12 iii _____ .:!!..!:, =====11::::112:::11:::,2 H! (,) ~ 0 ffi ,---------------------------ACCENTTREE,BEYOND FOUNDATION SHRUBS AND ,----------------------ACCENTTREE-PERLEGEND VEGETATED BMP-SPECIES PER LEGEND .--------------SUPPORTTREEPERLEGEND r--------STREET TREE PER LEGEND (IN BACKGROUND) SLOPE EROSION CONTROL PLANT SPECIES,SIZE , QTY. PER LEGEND .-+---SIDEWALK, PER CIVIL DWGS. NOTE: NON-SLOPE, AREAS PER LANDSCAPE MANUAL: 5 GALLON SHRUBS -50% 1 GALLON SHRUBS • 50% PLUS GROUNDCOVER "C" STREET RET WALL & SAFETY "C' STREET LANDSCAPE CONCEPT SECTION S-1 SCALE: 1' = 10' .------------------------------F_O_U_N_DA_T_I_O_N_S~H_R_U_BS __ A_N~D_G_.c_. __ --li.../~~~L·--· __ :~·~ PER LEGEND, WITH PLANTS . . BEYOND SELECTED FOR SOLAR EXPOSURE LAYERING IS TO PROVIDE INTEREST FROM WALKS , WINDOWS AND PATIOS. SHRUBS: 50% 5 GAL, 50% 1 GAL, PLUS G. C. ----LARGE DECIDUOUS TREE, LARGE LEAVES, BARK INTEREST (SHOWN BEYOND PER LEGEND) .--+---EVERGREEN, MULTI-TRUNK,NARROW CANOPY TREE PER LEGEND -r--t=--LANDSCAPED, 3' BERM WITH SEMI-CIRCULAR CONC. END WALL r-11----MED. EVERGREEN, BARK INTEREST, TREE PER LEGEND r+---MEANDERING SIDEWALK VEGETATED BMP -PER LEGEND .;-.;- NOTE: EYE LINES ARE DIFFERENT DUE TO ELEVATION DIFFERENCES ~+-j~--~FlEORU~N'EDiAiETINODN:-jS~HrtR£UcBnSEiA]N~D0GR.sc~. iLAi~~..,.._~<:..l L-::1:-· ·=----~·~ ,...._._ __ EXPOSURE. SHRUBS: 50% 5 GAL, 50% 1 GAL, PLUS G.C. SLOPE BLDG.& PATIO NOTE: A MIX OF EVERGREEN AND DECIDUOUS TREES HELPS TO KEEP THIS AREA FROM BEING TOO DARK IN THE WINTER, YET, STILL PROVIDES SCREENING FOR PRIVACY ALL LANDSCAPE SHALL CONFORM TO MANUAL ALL BMPs SHALL CONFORM TO STORMWATER PLAN PARKING LOT TREE PER LEGENu---..... ~ E2J ISLAND PLANTER: SPECIES PER ( PER LEGEND TYPICAL SIZE & QTY: 4-5 GALLON SHRUBS --, 4-1 GALLON SHRUBS GROUNDCOVER -"" CURBLESS, L.I.D. PER CIVIL DWG. ENCINAS CREEK DRIVE AISLE VEGETATED BMP -PLANTS PER LEGEND LARGE SHRUBS LAYERED WITH LOW SPREADING SHRUBS AND GROUNDCOVERS, SIZE/QTY PER LEGEND SIDEWALK, PER CIVIL DWGS. TYPICAL "C" STREET R.O.W. PLANTING : NOTE ALL PLANTING SHALL CONFORM TO LANDSCAPE MANUAL: LANDSCAPE PLANTS IN AREAS SLOPED LESS THAN 6.1:1 : 5 GALLON SHRUBS • 50% 1 GALLON SHRUBS -50% PLUS GROUNDCOVER VEGETATED BMPs SHALL CONFORM TO STORWATER PLANS •c• STREET LANDSCAPE CONCEPT SECTION S-2 SCALE: 1' = 10' PARKING LOT TREE, BEYOND WALL, PER LEGEND ----------------------------... RETAINING WALL & SDRSD M-24 SAFETY RAIL PER CIVIL DWGS. (WALL HEIGHT VARIES) -----------------------.__ STREET TREE PER LEGEND ~ SLOPETREE/SUPPORTTREE ---------~ PER LEGEND V""'<'-.:-....,-.., COLLEGE BLVD SLOPE: LARGE SHRUBS VERT, ACCENTS, WITH GROUNDCOVERS PER LEGEND SHRUB ,3' MIN. ABOVE FIN. GRADE OF PARKING NOTE ALL SLOPE AND R.O.W. PLANTING SHALL t2~6g~~P~~l~DAL. ALL PARKING WILL SHALL BE SCREENED. .---VERTICAL ACCENT PLANTS SUCH AS DAYLILY EVERGREEN VERTICAL ACCENT TREE SUCH AS TRISTAN lA ( LOPHOSTEMON) SMALL ACCENT TREE SUCH AS AGONIS JERVIS BAY AFTER DARK VERTICAL ACCENTS, LOW SHRUBS AND GROUND COVERS oc------DECICIUOIUS PLATANUS RACEMOSA (NATIVE SYCAMORE) PLANTING VARIES BY ELEVATION AND EXPOSURE. TREE LOCATIONS PROVIDE ACCENT, BUT DO NOT BLOCK VIEWS FROM WINDOWS. TREES AND SHRUBS ARE TO REMAIN WITH NATURAL FORM, (NO SHEARING INTO TOPIARY SHAPES) . BUILDING ELEVATION "D"IS ILLUSTRATED. SEE ENLARGEMENT 6/L-1 SHEET L-1 FOR LOCATION. ® TYP. ENTRY FROM END OF BLDG. L-2 NT8 UNDULATING SIDEWALK, PER CIVIL DWGS. tENCINAS CREEK 18' STALL & CURB DRIVE AISLE PER CIVIL PLANS ~.::.:..;;,;:..::.::..::i:j WIDTH VARIES. SPECIES PER LEGEND L-2 PLANTS PER LEGEND, WITH FINAL SELECTION TO HAVE PLANTS IN COMMON WITH LAS COLINAS STREETSCAPE. 5 GAL SHRUBS-50% 1 GAL SHRUBS-50% ~;;;;;~ GROUNDCOVER COLLEGE BLVD. EX. SLOPE VARIES MFR. SLOPE VARIES RETAINING WALL AND RESPECTIVE SAFETY RAILS ARE PER CIVIL DWGS. ALL RETAINING WALLS SHALL BE DECORATIVE BLOCK, AND CAPS THAT HAVE 1" REVEAL, ON EA. SIDE. FINAL COLOR TO BE COORDINATED WITH ARCHITECTURAL PALETIE AT CONSTRUCTION DRAWING PHASE. ALL WALLS ON COLLEDGE WILL ..r------------7f-----------------7f----------,r SHALL BE SCREENED PER MANUAL. COLLEGE BLVD. LANDSCAPE CONCEPT SECTION S-4 SCALR: 1' • 10' DESIGN C 0 N C E P T S: 1. DESIGN INCLUDES INFORMAL DECOMPOSED GRANITE PATHS AND SIDEWALKS TO CREATE A HIERARCHY OF ACCESSIBLE PEDESTRIAN PATHWAYS. 2. LANDSCAPE DESIGN PROPOSES TO BLUR EDGES BETWEEN HARDSCAPE AND LANDSCAPED STREAMBEDS AND BASINS. 3. BERMS, BASINS AND BOULDERS SET NEXT TO ACTIVE PLAY TURF AREAS TO INTEGRATE THE BMP's INTO THE LANDSCAPE IMPROVEMENTS. ..1'------1'-2' -------,1' ..1'---:...__ _____ 10' ______ ___;:.__-,r ®CONCEPTUAL ENTRY SIGNAGE -- -~ N o<'l-. . ' in fcl N _ (j;) • 4. COBBLE , BOULDERS AND AGGREGATES ARE PROPOSED AS HARDSCAPE ACCENTS, FOR DRY STREAM BEDS AND LOW IMPACT DEVELOPMENT FEATURES. ®CONCEPTUAL PROJECT SIGNAGE 5. THEMED TRELLISES FOR SELECT BARBECUE AREAS, AND BENCH AREAS ARE PROPOSED AS PART OF THE AMENITIES. E-3 r---~~~~~~~~~~~~~~~~~~~~- 6. PLAY AREAS ARE INTERSPERSED THROUGHOUT THE SITE FOR ACTIVE AND PASSIVE ACTIVITIES. L -2 NT8 7. THE PROPOSED LANDSCAPE INTEGRATION OF BMP's LENDS ITSELF TO TOPOGRAPHICAL VARIETY VIA COMBINATION OF BERMS, BASINS AND DRY STREAM BEDS. 8. ENHANCED PEDESTRIAN PAVING TO MATCH ARCHITECTURAL MATERIALS PALETIE AT ENTRIES THAT ACCENTS FACADES AND ENHANCES ENTRIES. 9. TRAILHEAD AND CONNECTIONS TO EXISTING TRAIL SYSTEM . ALL TRAIL LOCATIONS AND EVENTUAL CONSTRUCTION DRAWINGS SHALL CONFORM TO CARLSBAD CONCEPTUAL SIGNAGE MONUMENT LEGEND STANDARDS. LANDSCAPE CONCEPT SECTION s 3 10. ALL CLEARANCES FOR TREES SHALL BE PER THE CARLSBAD REQUIREMENTS. ~-~--------------------------------------11 .LAN~C~ING~ICHCONSI~SOFTRE~.SHRUBSANDG~UNDC~ERSS~~BELAYffi~ORCOMBIN~INSU~AW~THMTHELAN~~~WI~ DETAIL NOTES AND CALLOUTS FOR SIGNAGE MONUMENTS ELEVATIONS E-2 AND E-3 ABOVE SCALE: 1' • 10' SCREEN ELEMENTS OF UNSIGHLINESS AND SOFTEN OR SCREEN NEW IMPROVEMENTS AND UTILITIES. 12. LANDSCAPING WILL BE LAYERED AND PLACED IN SUCH A MANNER AS TO PROVIDE PRIVACY TO RESIDENTIAL UNITS AND PATIOS. VIEWS FROM THE UNITS WILL BE G) STONE VENEER ON PILASTER AND MONUMENT TO MATCH ACCOMMODATED AS MUCH AS POSSIBLE WITH REGARDS TO TREE LOCATIONS. ARCHITECTURAL STONE FOR PROJECT BUILDINGS r--------------~~~~~~~~~~~~~~~~~,£Q 13. LANDSCAPE WILL BE USED TO SOFTEN ALL WALLS WHERE POSSIBLE AND TO ACCENTUATE ARCHITECTURAL FEATURES AND BUILDING ENTRIES. 14. LANDSCAPE SCREENING SHALL BE PROVIDED WHERE APPLICABLE, TO A HEIGHT OF 3' MINIMUM , TO SCREEN PARKING LOT FROM ADJACENT PROPERTIES. @ PRE-CAST CONCRETE CAP WITH FINIAL MANUFACTURED SLOPE PLANTING PALETIE PER LEGEND SEE FIRE PROTECTION PLAN TYPICAL SECTION & NOTES LANDSCAPE CONCEPT SECTION S-5 SCA' e 1' • 10' TRANSITIONAL SLOPE PLANTING PER LEGEND -LOW FUEL ..---PARKING LOT TREE PER LEGEND WHERE OUTSIDE ZONE A-2. VEGETATED SWALE TYP 3· 5 GALLON PLANTS 5-1 GALLON PLANTS GROUNDCOVER PER LEGEND CURBED ON 3 SIDES FINGER ISLAND PLANTER PER CIVIL DWG. ENCINAS CREEK DRIVE AISLE -SHRUBS TO SCREEN PARKING WILL CONFORM TO FIRE PROTECTION NOTE: VEGETATED SWALE AND SLOPE EROSION CONTROL IN THIS AREA IS TRANSITIONAL PLANTS & SPACING WILL RESPECT 18' STALL FIRE PROTECTION CONCERNS PER CIVIL PLAN 15. STREET TREES AND SUPPORT TREES SHALL BE THEMED PER THE LANDSCAPE MANUAL. FUTURE LANDSCAPE CONSTRUCTION DRAWINGS SHALL REFLECT A COMPATABLE STREETSCAPE PLANTING TO ADJACENT PROJECT. @ PRE-CAST WALL CAP 16. REQUIRED "C" STREET MEDIAN SHALL MEET THE STANDARDS SET FORTH IN THE LANDSCAPE MANUAL IMPROVEMENTS . 17. ALL TREES, SHRUBS AND GROUNDCOVERS HAVE BEEN SELECTED BASED ON WATER CONSERVATION, SOME TOLERANCE TO RECLAIMED WATER SALTS, AND @) PRE-CAST CONCRETE MOULDING SPECIES NOT KNOWN TO HAVE CURRENT DISEASE AND PEST CONCERNS SUCH AS FIREBLIGHT AND PSYLLIDS AND THE ARCHITECTURAL RANCH STYLE. PLANTS WITH KNOWN HIGH FUEL CONCERNS ARE EXCLUDED FROM THE PLANT PALETTE ON SLOPES OF CONCERN. TREE PALETTE INCLUDES A MIXTURE OF BROADLEAF @ KELLY RANCH CATILE BRAND AS THEME EMBLEM -INSET AND EVERGREEN TREES AS WELL AS SOME DECIDUOUS TREES FOR SEASONAL INTEREST, TEXTURE AND MICROCLIMATE MODIFICATION. IN STONE VENEER 18. THE TREE PALETTE INCLUDES A MIXTURE OF BROADLEAF AND EVERGREEN TREES AS WELL AS SOME DECIDUOUS TREES FOR SEASONAL INTEREST, TEXTURE AND MICROCLIMATE MODIFICATION. TREES ARE ALSO STAGGERED ON THE SLOPE SO THAT THEY PROVIDE SOFTENING OF THE ARCHITECTURE FROM THE STREET, BUT DON'T OBSTRUCT VIEWS FROM THE UNITS TO VIEWS OF VALLEY AND HILLS. TREES SPECIES INCLUDE A VARIETY OF FORMS AND SCALE , TO PROVIDE A MIXTURE OF PEDESTRIAN SCALE PATIO TREES AS WELL AS VERTICAL ACCENT TREES TO COMPLEMENT THE BUILDINGS. TREES ARE DECIDUOUS AND EVERGREEN FOR VARIETY OF FOLIAGE AND TEXTURE AND SEASONAL INTEREST AND TO A ALLOW SOLARIZATION IN WINTER. (NOTE: FIRE PROTECTION STANDARDS APPLY TO SOME SLOPE) . 19. ALL LANDSCAPE AND SLOPE PLANTING PROVIDES A LAYERING OF SHRUBS AND GROUNDCOVERS THAT MAY BE EXPERIENCED FROM WALKWAYS AS WELL AS @ STUCCO TO MATCH ARCHITECTURAL STUCCO PALETIE (J) LETIERING SIZE AND FONT ARE CONCEPTUAL. FINAL MATERIAL SELECTION, FONT & SIZE PER CONSTRUCTION DRAWINGS. WINDOWS AND PATIOS. PARTIAL SUN CONDITIONS MAY EXIST DUE TO SLOPE AND BUILDING ORIENTATION. ALL SHRUBS AND GROUNDCOVERS ARE SELECTED @ NOTE: ALL PROJECT SIGNAGE AND MONUMENTS SHALL FOR EACH MICROCLIMATES ON THE SITE AND ARE HYDROZONED ACCORDINGLY. (NOTE: FIRE PROTECTION STANDARDS APPLY TO SOME SLOPES.) HAVE A SEPARATE REVIEW AND PERMIT UNDER THE 20. PLAY AREAS INCLUDE ONE CENTRAL LOCATION WITH 6 OR 7 ACTIVITIES , MINIMUM AND SATELLITE PLAY AREAS WITH SINGLE OR MULTIPLE ACTIVITIES . ALL PLAY '---C_ITY_'S_SI_G_N_A_G_E_R_EV_I_E_W_P_R_O_C_E_SS_. _______ -' AREAS WILL HAVE RESILIENT SURFACING. FOR ENCINAS CREEK PLANTING PLAN, SEE SHEET L-1 FOR PLANTING NOTES, AND PLANT LEGEND SEE SHEET L-3 FOR RECLAIMED WATER NOTES, AND OFF SITE LANDSCAPE CONCEPT AND NOTES SEE SHT. L-4 FOR WATER CONSERVATION PLAN B. NOTES I SH ~ETI CIT Y OF CAR LSBAD IS~EE TSI t-----+----Jf----------------------------+----+----r-----+------1 PlANNING DEPARTMENT SEE SHEET WC-1 FOR FIRE PROTECTION PLAN SEE SHEET FPP ALL LANDSCAPE SHALL CONFORM TO CITY OF CARLSBAD LANDSCAPE MANUAL AND ALL WATER EFFICIENT LANDSCAPE ORDINANCES, CITY AND STATE. ALL PROJECT PRIVATE AND R.O.W. LANDSCAPE SHALL BE MAINTAINED BY OWNER. ~-~--+-------------~-~--~-1--~ DESIGNED BY: -"'KC..._ __ DAlE: ------- DRAWN BY: KC SCALE: AS INDICATED l----+----lf----------------------------+----+----1-----+------l ENCINAS CREEK APARTMENT HOMES ~~~=================== rP-R-oJ_~_r_M_c_R.:·~~~~~~-J_o_s _No_._' _,,_3s_.o_J._1 ~----+---~--------------------------~----+---~----~~~-A -PP_R_o_v_E_o _____________________ ~~-- LANoscAPE ARCHilECT OF WORK: . PlANNING D"-lE INITIAL DATE DATE INITIAL DATE: REVISION DESCRIPTI ON OTHER APPROVAL ENGINEER OF WORK JAMES L. TAYLOR R.l.A.: 2961 OWN BY: KC CITY APPROVAL CHKD BY: "::;JT __ RWID BY: JT DATE INmAL PROJECT NO. Cl 11-03 SOP 00-15(A) DRAWING NO. PlANNING SIH DlSIGN lANDSCAPE ARCHITECTURE 590 0 PASUUH COURT SUm 110 CARLSBAD, CA 92008 1760)692·192 4 II G HI f 00 I@ liC H lfO I I P G. C 0 M Cl) w :::E 0 :::1: 1-:z w :::E ~ ~ < ~ w w a: (..) ~ :z -(..) :z w Scale: Dare: Drnwn B1: Revisions: w a. d 0 c< <Dz Ea: a.o 0!!:: -..I <Dee ~~ cc (I)~ c:~ ~a: :::l< ~0 as (I) en A5 NOTEt2 &121/11 KC I!Zl/21/11 4/10 /12 I!Zli2S/12 (§(I)Cil C/)~~ c~o z z :S~ocs Job# 113!:>.03.1 !ll:: w w a: (J ~ 0 ffi 1- ffi l g w f! w z a: ;:) ~ co BOTANICAL NAME COMMON NAME MIN. SIZE HT .X SPR. LOW FUEL NATIVE TRANSITION QUANTITY MINIMUM: APPROX.122 LARGE SHRUBS 40%5GALLON 60%1 GALLON FOR REQUIREMENTS SEE NOTES BELOW f'lll• 1111 y MINIMUM: 240SHRUBS 30%5 GALLON ~~!-1 GALLON r~:~~9~~~~~~~T ~·;..-;,;-;:;..-;.;:-',: ;;:;:,.; AGAVE SPECIES CEANOTHUS CONCHA AGAVE I CONCHA IHUS CEANOTHUS 'JOYCE COULTER' JOYCE COULTER CEANOTHUS CISTUS X PURPUREUS ORCHID ROCKROSE LEUCOPHYLLUM LAEVIAGATUM CHIHUAHUAN SAGE LEUCOPHYLLUM LANGMANIAE I VITEX I KI~ULIA 'PURPUREA' WESTRINGIA 'MORNING LIGHT' 'RIO BRAVO' OR 'LYNN'S LEGACY' AI LILAC DWF. WESTRINGIA SLOPE LOW v• "~n~'"'' SHRUB! ONE OR ' CEANOTHUS G. H. 'YANKEE PT. YANKEE POINT CEANOTHUS CISTUS 'SUNSET' SUNSET ROCKROSE EPILOBIUM I ZAI HYB. CALIFORNIA FUCHSIA HYB. IVA HAYESIANA SAN I MARSH "'1 nc:R GALVEZIA S. 'FIRECRACKER' ISLAND BUSH SNAPDRAGON 1 GAL 1 GAL 1 GAL 5GAL 6' X6' 6'X6' 5' X 12' 4' X4' SGAL 5'X5' 1 GAL 5' X 5' 1 GAL 3' X 6' 5GAL 3'X4' MIN. SIZE SPREAD 1 GAL 5GAL 1 GAL 1 GAL 1 GAL 3'X5' ~ 1' X4' 3'X5' 3'X3' SLOPE""'GR6L ""'" MIN. SIZE I SPACING 100% COVERAGE tll\l..l..r N ~UIN I' HVRRin 'II: RRII<:~ FLA rs 12"0:c.- IN ONE YEAR MYOPORUM PARVIFOLIUM PKU::i fRATE MYUPORUM FLATS 12" 0.0. ~~ CONGtt-' i"UAL ~~ lJt-'t E"<U::)ION LUN rROL iJ~s~~-: :u.-.;. ·~~~ ~t~(i~Wl~.~~~·~~-AREA :\0X ~X~ BOTANICAL NAME COMMON NAME LARGE vt:" neAL , 11 ::. Fo~ rul..AL PT. . .s ORNAMENTAL SLOPES AGAVE A~:..:::·(,~:..:.A'\'T:.:..:II/A~'--+~...:..:..::.: . CENTURY PLANT AGAVEATTENUATA FOXTAILAGAVE PHORMIUM TENAX HYB. NEW ZEALAND FLAX APPROX. 106 STRELITZIA REGINAE BIRD OF PARADISE OF THE FOI I• , , LARGE VERTICAL ACCENTS & LG. SHRUBS LARGE !':I-IRIIRS. ONE OR 50%5GALLON 50%1 GALLON REQUIREMENTS AS NOTED BELOW QUANTITY MINIMUM: AI ' M 109 SHRUBS 50% 5GALLON CEANOTHUS CONCHA CONCHA CALIF. LILAC LEUCOPHYLLUM SP. TEXAS RANGER RHAPHIOLEPIS INDICA HYB. INDIAN HAWTHORN CALLISTEMON 'FLORABURST' OR 'LITTLE JOHN' PHORMIUM 1'E:NAX NEW ZEALAND FLAX WESTRINGIA FRUTICOSA n T oKIU Wt::i I h'"'"'" ELAEAGNUS E. 'GILT EDGE' ( VARIEG) HYBRID ROII"A"IVILLEA HYB. SHRUB FORM BOUGAINVILLEA SLOPE LOW & SPREADING SHRUBS. ONE OR MORE OF THE FOLLOWING: CARISSA 'TUTTLEI' HYB. NATAL PLUM MIN. SIZE 1 GAL R' or. 1 GAL 6' O.C. 5 GAL S'O.C. 5 GAL 4'0.C. MIN. SIZE 1 GAL 5'0.C. 5GAL 6'Q:G. 5GAL 6'0.C. 5GAL 5'0.C. 1 GAL B'O.C. 1 GAL 5'0.C. 5GAL B'O.C. 5GAL 6'0.C. MIN. SIZE SPACING 5GAL 6'0.C. 50%1 GALLON CEANOTHUS G. H. 'YANKEE POINr YANKEE POINT CEANOTHUS 5 GAL 6' O.C. 70% COVERAGE AT MATURE SPREAD CISTUS 'SUNSET' HYBRID ROCKROSE 5 GAL 4' O.C. REQUIREMENTS Ln ... , '"'"'iUS ~t't:L. I IC:: PURPLE LAMPRANTHUS 1 GAL ro:G. AS NOTED BELOW LANTANA MUN II:' PURPLE TRAiliNG LAN 1 ANA 5 GAL 4' O.C. Wl:::i I ' 'MIJI\Inl' t'KU::> rRA TE w :; 1 Kl~:!...,_-+-.:_1i G=Al-+....:4:....:'' O::::.CG::::_·~ 100% COVERAGE IN ONE YEAR I APPRClX. 6000 SF REQUIREMENTS SLOPE GROUNDCOVER L.U I A<;TER H. 'I il LAMPRANTHUS SPECTABILIS CEPHALLOPHYLLUM 'RED SPIKE' MYOPORUM PARVIFOLIUM l iS 0. P. 'IRFNF' AS NOTED BELOW SENECIO MANDRALISCAE EROSION CONTROL PLANTING STANDARDS: PURPLE LAMPRANTHUS RED SPIKE ~~~ 'TRATE M m• (PROSTRATE \R~ BLUE CHAI K IIL.I\::1 MIN. SIZE 1 GAL FLATS FLATS FLATS FLATS FLATS SPACING 6'(J.t~ 12" O.C. 12'' O.C. 18" o.c. 12"0.C. 12"0,C. 1. COVER CROP/REINFORCED STRAW MATTING SHALL BE INSTALLED WHEN PLANTING OCCURS BETWEEN AUGUST 15, AND APRIL 15. TYPE AND MANUFACTURER SHALL BE APPROVED BY THE CITY AND STAKED TO THE SLOPE AS SPECIFIED BY THE MANUFACTURER. THE COVER CROP SHALL BE A SEED MIX OF QUICK GERMINATING, FAST COVERING GRASSES, CLOVERS AND/ OR WILDFLOWERS WHICH SHALL BE SUBMITTED FOR CITY APPROVAL PRIOR TO APPLICATION. COVER CROPS SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITH lNG 30 DAYS. 2. GROUNDCOVER: 100% OF THE SLOPE WILL BE PLANTED WITH A SOIL BINDING GROUNDCOVER SPACED TO PROVIDE COVERAGE WITHIN ONE YEAR. MINIMUM SIZE IS FLATTED MATERIAL. 3. LOW SHRUBS: LOW SPREADING WOODY SHRUBS SHALL COVER A MINIMUM OF 70% OF THE SLOPE FACE (AT MATURE SIZE) . MINIMUM SIZE 2.75" LINERS OR AS NOTED. 4. TREES AND OR LARGE SHRUBS SHALL BE PLA NTED FROM A MINIMUM OF 1 GALLON CONTAINERS (OR AS NOTED) , AT A MINIMUM RATE OF ONE ( 1) PER TWO HUNDRED ( 200) SQUARE FEET. SLOPES LESS THAN 3' IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS : REQUIRE AT A MINIMUM STANDARD #1 ABOVE ACCORDING TO THE CITY OF CARLSBAD. NOTE THATTHERE IS NO WALKWAY OR STREET AT THE BASE OF THE SLOPE: SLOPES BETWEEN 3-8' IN VERTICAL HEIGHT: STANDARDS #1 , #2 AND #3 APPLY. FOR SLOPE AREAS GREATER THAN B' IN VERTICAL HEIGHT: STANDARDS #1, #2, #3 AND #4 APPLY. EROSION CONTROL AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS: A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING B. A POTENTIAL EROSION PROBLEM AS DETERMINDED BY THE CITY, C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. COVER CROP RFOI ;:, AS I'IV 1 t: J ABOVE ~~A~~IC~u~'"E~~~~~u .. ~'E~~~~.I~~~!!=i''~allJ~.,,~d~~ 1"' """' """' II>I:HM CONWEll WOOD FIBER MULCH 2000 1111/aae Hyltol'olt PREMIUM COMPOST m> 1111/acn 1-ESCH __ s ___ CAL_FORHICA __ -+-CAU,.---FOR.,.... _NIA,....,PO_PPY_+-98-/ 80--+-2---l £COl OOY COH1IIOL81t-81NDER JTACKFIER 110 1111/IID 1-JI.ASTH~~E~MA~CAUFO~~R~NI~CA~~CO~M~M~ON~· ,.,.~, 1 n~""'"'~ ""_!_10~1 60~--+-~2 _j NA 120 MYCORRHIZALINOCUWM 80 lbii&CR DOVE WPINE 88 I 86 4 8l.lJRR'( SPECIFICATIOIIS PER S l 8 SEED 8PECIFICA110N8. LlJPINUS BICOL.OR ~~~~~~~~~~~~==~~~~~~au~~=1~88~;,/~86~jtJscj PLAHTAGO ERECTA DOT-sEED PLAHT~ 80 I 70 4 SISYRINCHIUM BEWJM Bl.UE-E'IED GRASB 95 I 75 05 SEED MIX AIOM: S l 8 SEED SPB)IFlCATIOIIS. ~ OR We nm1Jc:om 1't\T.. II 101"' 20.6 CONCEPTUAL TREES ALL TREES SHALL BE INTALLED PER THE CARLSBAD LANDSCAPE MANUAL STANDARDS. CUI FAME COMMON NAME MIN. SIZE 1 S0ACING QTY. SM. ACCENT 0 AGONIS JERVIS BAY AFTER DARK NCN 24" BOX lAS SHOWN 10 AGONIS FLEXUOSA ~· ~""'"II WILLOW 15 GAL 25' o.c. 19 8 MELALEUCA QUIINNf'IQ IIJENI~F"tV.,IIrAI MULTI-TRUNK CAJEPUT TREE 24" BOX 30' O.C. 11 () ARBUTUS X 'MARINA' STRAWBERRY MADRONE 24" BOX 30' O.C. 26 \.'_') ERYOBOTRYA DEFLEXA BRONZE LOQUAT STANDARD 24" BOX lAS SHOWN 5 , 0 QUERCUS AGRIFOLIA COAST LIVE OAK 15 GAL 40' O.C. 11 Q) PISTACIAX 'RED PUSH' HYBRID PISTACHE 24" BOX 15' O.C. 14 c:) 1 0~::.I ANIN NOlliWBntT~US~B:R:IS~BA~N=E~Bo=x~--------~1~5G~A~L-l~30~'0~.~c.-f~5~ U HYMENOSPORUM FLAVUM l"""c 1 ..,, ,ADE 15 GAL 30' O.C. 6 t},) PLATANUS RACEMOSA WESTERN SYCAMORE 24" BOX 35' O.C. 12 \3 JACARANDA MI MOSIFOLIA JACARANDA 24" BOX 35' O.C. ~ARROW o ~~ ~~RUNUS 1. LYONil' u .......... ~~r~L:I1 :~~C.HERRY TL .. ..,. 15 GAL 15' O.C. 11 11 (:) LIRIODENDRON TULIPIFERA TULIP TREE 15 GAL 25' O.C. 3 !~EME TREE 0 CINNAMOMUM CAMPHORA CAMPHOR r~n1 I ~r.J: BLVD. 24" BOX 35' O.C. 8 SUPPORT TREE Q COLLEGE BLVD. • PYRUS 'KAWAKAMI!' EVERGREEN PEAR CONCEPTUAL ORNAMENTALLANDSCAPE FOUNDATION & SCREENING SHRUBS. ONE OR MORE OF THE FOLLOWING: BOTANICAL NAME MOU SHRUBS COMMON NAME lA REP ENS HYBRID VARIEG. COPROSMA PmOSPORUM TENUIFOLIUM HYBRID NCN RHAPHIOLEPIS HYBRID INDIAN HAWTHORN WESTRINGIA 'MORNING LIGHT' DWARF WESTRINGIA 15 GAL 20'0.C. 25 I 1"'6 °E AREA 12100.5 S.F. ZONE 2 REFINED 9.3% OF LANDSCAPE AREA MIN. SIZE SPACING 5 GAL 5' O.C. 5 GAL 5' O.C. 5 GAL 5' O.C. 5 GAL 5' O.C. MINIMUM SHRUB QTY. Vt:K lll..AL ,Ar II SHRIIR<:: ONE OR 1"'""..: OF THE FOI MIN. SIZE v• 121 PLANTS CORDYLINEAUSTRALIS HYB. HYBRID DRACAENA 5 GAL 5' O.C. 50% 5 GALLON DIAN ELLA CAERULEA HYB. FLAX LILY SP. 1 GAL 4' O.C. ~~~d 8t6b~~ COVER DIAN ELLA TASMANICA HYB. FLAX LILY SP. DiftES Bll ~UK I NII,;H I lll Y 1 GAL 4' O.C. 5 GAL 4' O.C. :AlliS 111 -~~~~~ DAYLILY 1 GAL 4' O.C. HESPERALOE 'BRAKELIGHTS' HYBRID RED YUCCA 5GAL 4' O.C. DIAN ELLA 'BLAZE' FLAX LILY SP. 1 GAL 3' O.C. LIRIOPE HYBRID LILY TURF HYB. 1 GAL 2' O.C. NASELLA TENUISSIMA MEXICAN FEATHERGRASS 1 GAL 2' O.C. YUCCA F. 'COLORGUARD' VARIEG. (TRUNKLESS) YUCCA 1 GAL 5' O.C. ··.·.· .. · . •. (: b?i%1 GROUNDCOVERS ~;o;'-Tn;~,6'f;~fa~~;.F . •• : . r : MMf,'JI ~P~ER;E~NN;IA;L;S,;S~UC:C:U:LE~NT~S~. O:N:E~O~R~M~ORE::O~F~TH~E~F~OL=L~OW~I:NG::J;I ~~1?.3~No/;,~E-o-Fgl"'-~'g ..... ~ ...... I~DI=c A~REAd . · .. ·.· :>:> :: ..... •. : : k@fcif BOTANICAL NAME COMMON NAME MIN. SIZE SPACING ·.·.· ... ,• .. ·:·:··· MINIMUM OTY. 121 PLANTS 1 GALLON BALANCE FROM FLATS AND LINERS BULBINE FRUTESCENS HYB. BULBINE 1 GAL 2' O.C. CALANDRINIA ( CISTANTHE) CALANDRINIA 1 GAL 3' O.C. DIANELLA 'BABY BLISS' BABY BLISS 1 GAL 18" O.C. UTI •vooDIA MARr.ARETAE SILVER CARPET LINERS 12" O,C, ERIGERON KARl ~IN Hil l~ SANTA BARBARA DAISY LINERS 12" O.C. =RAI :ARIA Cl-111 r BEACH STRAWBERRY FLATS 12" O.C. GE M INC:ANIIM CRANESBILL GERANIUM 1 GAL 2' D.C. HYPERICUM CAL YCIN,;.:U;,:.M==----+-=,ST;,.:,. ;:,:JO~H:;,.:N;:::SW~O::,:,R:,:.,T-,-..,..,....._--+-.:...;FLA::..:.:..:TS:......j~2~' O~.C~. -I D~ ARr.ONIIIMKiN'iOI"LORU~A PINK SPICE GERANIUM 1 GAL 30" O.C. ::::::::::::::::: SWALE AND BASINS FOR s:ORMWATER ::::::::::::::::: MANAGEMENT BMP'S AND' RAIN GARDENS" . . . . . . . . . . . . . . . . . . . . ~ . . . . . . . . . . . . . • • • • • • • • • • • • • • • • • SHRUBS & PERENNIALS ONE OR MORE OF THE FOLLOWING: APPROX. 100 SHRUBS MIN. SIZE: 1 GALLON BALANCE FROM LINERS, 4" AND SOD SHALL CONFORM TO STORMWATER PLANS BOTANICAL NAME ACANTHUS MOLLIS CAREX DIVU LSA (C. TUMULICOL/V CAREX PANSA 'PACIFIC WAVE' CYPERUS PAPYRUS DIAN ELLA HYBRIDS DIETES SP. HEMEROCALLIS HYB. JUNCUS ACUTUS JUNCUS EFFUSUS HYB. JUNCUS PATENS HYB. LEYMUS TRITICOIDES LIRIOPE S. 'SILVERY SUNFROOF' LOMANDRA HYBRIDS MISCANTHUS HYB. MUHLENBERGIA RIGENS NASELLA ( STIP~ TENUISSIMA VETIVERIA ZIZANIOIDES SOD SLOPESAVER 2 OR EQUAL CONCEPTUAL VINES FOR OVERHEADS AS NOTED COMMON NAME BEAR'S BREECH BERKELEY SEDGE CALIFORNIA MEADOW SEDGE PAPYRUS DIAN ELLA FORTNIGHT LILY EVERGREEN DAYLILY SPINY RUSH SOFT RUSH CALIFORNIA GRAY RUSH CREEPING WILDRYE VARIEG. LIL YTURF HYB. LOMANDRA SILVER GRASS DEERGRASS MEXICAN FEATHER GRASS VARIEG. RIBBON GRASS VETIVER NO MOW FESCUE BLEND SYMBOL BOTANICAL NAME COMMON NAME MIN. SIZE (NOT LUSH PLANTING) 8779 SF ZONE 2 REFINED 6.7% OF LANDSCAPE MIN . SIZE SPACING 1 GAL 3' O.C. LINERS 18"0.C. LINERS 12"0.C. 1 GAL 3'0.C. 1 GAL 2' O.C. 1 GAL 2' O.C. 1 GAL 2' O.C. 1 GAL 2'0.C. 1 GAL 2'0.C. 1 GAL 3' O.C. 1 GAL 2'0.C. 1 GAL 2'0.C. 1 GAL 3'0.C. 1 GAL 3'0.C. 1 GAL 3'0.C. LINERS 2'0.C. 1 GAL 2'0.C. 1 GAL s·o.c. SOD QTY. DISTICTIS BUCCINATORIA BLOOD-RED TRUMPET VINE 5 GALLON BBQ. TRELLISES 6 TRACHELOSPERMUM JASMINOIDES STAR JASMINE 5 GALLON BENCH TRELLISES 6 PLANT PALETIE NOTES 1. PALETTE IS DIVERSIFIED TO ALLOW FOR A VARIETY OF CONDITIONS THAT TAKE INTO ACCOUNT SOLAR EXPOSURE, UNDERSTORY CONDITIONS, TYPE OF TREATMENT REQUIRED, EROSION CONTROL CAPABILITIES AND IN NECESSARY SOME REMEDIATION. 2. SPECIES LIST HAS CALIFORNIA NATIVES AND OTHER DROUGHT RESISTANT PLANTS THAT HAVE SOME KNOWN TOLERANCE TO RECLAIMED WATER. 3. MANY OF THE PLANTS ARE SUITED TO DRY SHADE OR PARTIAL SHADE, AS WELL AS FULL SUN AND ARE CAPABLE OF ENDURING SOME DROUGHT CONDITIONS BECAUSE THEY ARE FROM OUR CLIMATE. OR ONE THAT IS SIMILAR. SOME OF THE SPECIES CAN GO FROM WET TO DRY BECAUSE THEY ORIGINATE FROM SEASONAL STREAM SETTINGS. 4. SPECIES ON THE LIST LEND THEMSELVES TO THE DRY STREAMBED THEME AND AS SUCH MAY PERFORM TRANSITIONAL OR CROSSOVER LANDSCAPE DUTIES WHICH ALLOWS THEM TO BE USED IN THE ORNAMENTAL LANDSCAPE AS WELL AS THE VEGETATED BMPS. (THESE ARE LI.D. "RAINGARDENS") . 5. SPECIES HAVE BEEN SELECTED FOR THEIR ORNAMENTAL AND VERTICAL ACCENT QUALITIES SO THAT THE STORMWATER BMP'S WILL SEAMLESSLY BLEND INTO THE LANDSCAPE. (MANY SPECIES CROSS OVER INTO ORNAMENTAL PALETTES) . 6. VEGETATED BMP PALETTE SPECIES HAVE BEEN SELECTED THAT MAY TOLERATE RECLAIMED WATER. HOWEVER, WHEREVER POSSIBLE , PLANTS WILL BE SELECTED THAT ARE LOW·WATER TO MODERATE WATER-USE AND THAT CAN SURVIVE WITH THE LEAST AMOUNT OF SUPPLEMENTAL WATER POSSIBLE. SUCH PLANTS MUST ALSO BE ABLE TO HANDLE PERIODIC INUNDATION. AS A RESULT OF REQUIRING LESS SUPPLEMENTAL IRRIGATION. THE PLANTS WILL BE SUBJECTTO THE BENEFICIAL NATURAL LEACHING THAT OCCURS IN THE RAINY SEASON. THIS WILL ALLOW THEM TO ADAPT TO AND BE LESS AFFECTED BYTHE ACCUMULATION OF SALTS FOUND IN THE RECLAIMED WATER. 7. DUE TO THE SPECIAL DESIGN OF THE BMPs. THE UPLAND PORTIONS ARE UNLINED, FOR INFILTRATION AND ALSO TO ACCOMMODATE SHRUBS AND TREES WHICH HAVE ROOT SYSTEMS THAT AID IN INFILTRATION AND ABSORPTION AND TRANSPIRATION OF THE WATER IN THE VEGETATED BMPs. ALL THE BMPs SHALL BE DESIGNED TO BE AS ORNAMENTAL AS POSSIBLE IN THEIR PHYSICAL APPEARANCE IN ORDER TO BLEND IN WITH ALL THE THEME PLANTINGS. GENERAL NOTES: 1. LANDSCAPE REPRESENTS 39.6% OF THE TOTAL SITE. ALL SQUARE FOOTAGES ARE APPROXIMATE, RELATIVE TO SITE PLAN INFORMATION OBTAINED FROM OWNER'S CONSULTANTS. 2. ALL LANDSCAPE SHALL CONFORM TO THE LANDSCAPE MANUAL FOR THE CITY OF CARLSBAD AND STANDARDS OF THE CITY OF CARLSBAD. 3. All PROPOSED LANDSCAPE AREAS SHALL BE PRIVATELY MAINTAINED. 4. PROPOSED LANDSCAPE IS DESIGNED TO COMBINE BLEND IN LOW IMPACT DEVELOPMENT FEATURES AND PROVIDE SEAMLESS INTEGRATION OF STORMWATER BMP's. 5. PLANT PALETTE ACCOMMODATES RECLAIMED WATER WATER QUALITY CONSTRAINTS AND IS THEMED TO PROVIDE A NATIVE FEEL WITH A CASUAL RANCH STYLE THAT INCLUDES A MIX OF CALIFORNIA NATIVES , DRY STREAMBEDS AND DROUGHT TOLERANT ORNAMENTAL SPECIES WHERE POSSIBLE. PLANTS SHALL BE HYDROZONED ACCORDING TO THEIR REQUIREMENTS AND MICROCLIMATE. 6. ALL AREAS ADJACENT TO NATIVE HABITAT SHALL BE TRANSITIONAL. WITH NO LISTED CAL IPC INVASIVE SPECIES. hiGH FUEL PLANTS AS NOTED IN THE MANUAL SHALL NOT BE PLANTED IN THESE AREAS. hM~A[ALE:RiPH3CORA LUTEA OR 'CROCEA' NCN FLATS 12" O.C. ONilJ'MSP. IVY/SCENTED GERANIUM FLATS 12" O.C. BLUE CHALK ;:, II(.; I\::. FLATS 12" O.C. 7. AT LEAST 3% OF PARKING AREA SHALL BE LANDSCAPED. 83,392 SF OF PARKING AREA REQUIRES 2502 SF OF LANDSCAPE. 4721 SF PROVIDED BY PARKING ISLANDS AND CORNER PLANTERS, ALONE, WITHOUT COUNTING ADDITIONAL LANDSCAPE AREAS ADJACENT TO PARKING. CONDITION IS MET AND EXCEEDED. TEUCRIUM SP. GERMANDER 1GAL 2'-3'0.C. TRACHELOSPERMUM JASMINOIDES STAR JASMINE 1 GAL 3'0.C. > '-; ' ·: .<. ·. :::·:·;' ::: :· Jo~~r 1R~F~~~VD~OUGHT RESISTANT NATIVE HYBRID , .. .. .... -· . -:· · · . : ::. HUJ ::;.~. ~· w~. UG . . BUI ~ ... v v • ~vv AND PEST WATER USE GRASS •IAN I, LOW > _ · .. ·· ... -·· : " .· ·. .01 % OF I '"""',....n~ SOD, OR APPROVED EQUAL ~RIGHT OF WAY LANDSCAPE I AI ~f\~§A zoN'E2 Ji483: 3.4% OF LANDSCAPE SHRUBS AND GROUNDCOVERS. NO PLANTS OVER 30" HIGH IN SIGH . LINE '11 . AREAS ASPARAGUS D. 'MYERI' MYER ASPARAGUS FERN 5 GAL 3' O.C. DIETES 'LIZ'S CHOICE' HYBRID FORTNIGHT LILY 1 GAL 3' O.C. EREMOPHILA H. 'BLUE BELLS' NCN 5 GAL 4' 0.0. ""'v' I ()~ 'RRAI(I 11 :;' RED YUCCA HYBRID 1 GAL 12" D.C. FOR ENCINAS CREEK PLANTING PLAN, SEE SHEET L-1 FOR ENLARGEMENTS, SECTIONS AN D ADDITIONAL NOTES SEE SHEET L-2 FOR RECLAIMED EXHIBIT AND NOTES , SEE SHEET L-4 FOR OFF SITE LANDSCAPE CONCEPT PLAN & PLANT LEGEND SEE SHEET L-4 FOR WATER CONSERVATION PLAN & NOTES SEE SHEET WC-1 FOR FIRE PROTECTION PLAN SEE SHEET FPP MIN. OF 45 SHRUBS 50%5 GALLON 50%1 GALLON STRELITZIA REGINAE PLUS GROUND COVER WESTRINGIA 'MORNING LIGHT' MALEPHORA LUTEA OR 'CROCEA' BIRD OF PARADISE 5 GAL 4' O.C. rn (DWF.HYB.vvt:::.lh I!>~ 5GAL 3'0.C. 1---+---1--------------+---+--+--+-~ SH ~ET CITY OF CARLSBAD NCN FLATS 12" O.C. 1---+----1--------------+---+-----jf-----+---J PLANNING DEPARTMENT ~========~==-"·"v=·=~·M=·==='=IA====~==~ISA~B~EL~LA~(~~~B~RE~ED~l ~H~YB~·~;1~G~AL~~2~4"~o.~c·;L-t===E===t======================±===±===±===±==d EJVC//VAS CREE)( ~ DESIGNED BY: --'K,._C __ DATE: ---- * 50' MINIMUM FROM STRUCTURES AND NOT ON TS 6 SLOPE AREAS IMMEDIATELY ADJACENT TO OPEN SPACE DRAWN BY: KC SCAL£: AS INDICATED 1---+----f-----------+--+--1--------jf---1 APARTMENT HOMES PROJECT MGR.· JT JOB NO.: 1135.03.1 1----l---1--------------+---+-~~--1--~ i=;A~P'~IP'~IRO:;=;YIIE~D ====='========== R.LA.: 2961 LANDSCAPE ARCHITECT OF WORK: DATE: ,lAMES L. TAYLOR 1----+-----l----------------------------+----+------jf---+----l~pL~AM~"'"~""r~~==~~~~~~~~lF~~Q~g]£~~ ~ ~ !owN BY: KC PROJ ECT NO. CT 1 1 OJ DRAWING NO. u~·~ '""'~" DATE INITIAL DATE INITIAL CHKD BY: ",!,JT __ SOP OO-l5(A) ENGINEER OF waR<: REVISION DESCRIPTION OTHER APPROVAL CITY APPROIIAL RWID BY: JT PLANNING SITE DESIGN LANDSCAPE ARCHITECTURE 5900 PASUUR COURT sum 110 CARlSBAD. CA 92008 1760) 892·1924 II G H II 00 I@ liC H 110 II P &. C 0 M Cl) w :::E 0 :::1: 1-:z w :::E ~ ~ < ~ w w a: (.) ~ :z -(.) :z w Scale: Dale: Drawn Bv: Revisions: Sliiiot\ire 10/31/l. d 0 1:< CDz Ea: c.o 0!!:: -...J CDce ~0 cc CD~ c:~ ~a: :::l< ~0 as CD en b /21/11 KC 1\11&/11 4/4/12 r6 ---------""-=!:. ======10~12:::::S::::II'=dl! (,) ~ 0 ffi \ \ OFFSITE QTY. SYMBOL OFF SITE TREE BOTANICAL NAME COMMON NAM E 11 JACARANDA MIMOSIFOLIA JACARANDA 24"BOX 40'0.C. 10 PYRUS 'KAWAKAM I!' EVERGREEN PEAR 15GAL 40'0.C. SYMBOL BOTANICAL NAME COMMON NAME MIN. SIZE SPACING --I CONCEPTUAL SLOP E APPROX. 15,668 S.F. EROSION CONTROL ZONE 2 REFINED FOR OFF SITE LANDSCAPE 80.75% OF OFF SITE LAN ORNAMENTAL SLOPES AGAVE A. 'VARIEGATA' VAR IEG. CENTURY PLANT 1 GAL OF F SITE AGAVE ATIENUATA FOXTAIL AGAVE 1 GAL 6'0.C. PHORMIUM TENAX HYB. NEW ZEALAND FLAX SGAL AP PROX. 24 STRELITZIA REGINAE BIRD OF PARADISE LARGE VERTICAL ACCENTS & LG. SHRUBS I I 50% 5GALLON CEANOTHUS CONCHA CONCHA CALIF. LILAC 50%1 GALLON LEUCOPHYLLUM SP. TEXAS RANGER RHAPHIOLEPIS INDICA HYB. INDIAN HAWTHORN S'O.C. SGAL 6'0.C. 6'0.C. SIQHT DISTANCE TRIANGLE CALLISTEMON 'FLORABURSf OR 'UTILE JOHN' 5GAL 5'0.C. PHORMIUM TENAX REQUIREMENT STANDARD AS NOTED ON LEFT ELAEAGNUS E. 'GILT EDGE' (VARIEG) HYBRID --BOUGAINVILLEA HYB. SHRUB FORM BOUGAINVILLEA 1 GAL B'O.C. 1 GAL 5'0.C. SGAL 8'0.C. SGAL 7 UAI. FIGURE 3-A LA_N_D ___ ~_O_N_C_E_P_T_P_LA_N_F_O_R_O_F_F_S_IT_E_LA_N_D_S_C_AP_E_O_N_·_c_· _ST_R_E_E_T __ @ /) SCALE: 1" = 40' EROSION CONTROL PLANTING STANDARDS: 1. COVER CROP/RE INFORCED STRAW MATIING SHALL BE INSTALLED WHEN PLANTING OCCURS BETWEEN AUGUST 15, AND APRIL 15. TYPE AND MANUFACTURER SHALL BE APPROVED BYTHE CITY AND STAKED TO THE SLOPE AS SPECIFIED BY THE MANUFACTURER. QUANTITY MINIMUM: APPROX. 55 SHRUBS 100% 1 GALLON 6'0.C. SLOPE LOW & SPREADING SHRUBS. ONE OR MORE OF THE FOLLOWING: MIN. SIZE SPACING CARISSA 'TUTILEI' HYB. NATAL PLUM 5GAL 6'0.C. THE COVER CROP SHALL BE A SE ED MIX OF QUICK GERMINATING, FAST COVERING GRASSES. CLOVERS AND/ OR WILDFLOWERS WHICH SHALL BE SUBMITIED FOR CITY APPROVAL PRIOR TO APPLI CATION. COVER CROPS SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHING 30 DAYS. All 1T&S SHAll BE INSTAl' Bl PEA THE CARLSBAD LANDSCAPE MANUAL STANDARDS. 70% COVERAGE AT MATURE SPREAD CEANOTHUS G. H. 'YANKEE POINT YANKEE POINT CEANOTHUS SGAL 6'0.C. SGAL 4'0.C. 2. GROUNDCOVER: 100% OF THE SLOPE WILL BE PLANTED WITH A SOIL BINDING GROUNDCOVER SPACED TO PROVIDE COVERAGE WITHIN ONE YEAR. MINIMUM SIZE IS FLATIED MATERIAL. 3. LOW SHRUBS: LOW SPREADING WOODY SHRUBS SHALL COVER A MINIMUM OF 70% OF THE SLOPE FACE (AT MATURE SIZE) . MINIMUM SIZE 2.75" LINERS OR AS NOTED. 4. TREES AND OR LARGE SHRUBS SHALL BE PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS (ORAS NOTED) . AT A MINIMUM RATE OF ONE ( 1) PER TWO HUNDRED (200) SQUARE FEET. SLOPES LESS THAN 3'1N VERTICAL HEIGHT AND ARE ADJACENT TO PUBLI C WALKS OR STREETS: REQUIRE AT A MINIMUM STANDARD #1 ABOVE ACCO RDING TO THE CITY OF CARLSBAD. NOTE THAT THERE IS NO WAL'rWYAY OR STREET AT THE BASE OF THE SLOPE: SLOPES BETWE EN 3-8' IN VERTICAL HEIGHT: STANDARDS #1, #2 AND #3 APPLY. FOR SLOPE AREAS GREATER THAN 8' IN VERTICAL HEIGHT: STANDARDS #1 , #2 , #3 AND #4 APPLY. EROSION CONTROL AREAS GRADED FLATIER THAN 6:1 REQUIRE STANDARD#1 (COVER CROP) WHEN THEY HAVE ONE OR MORE OF THE FOLLOWING CONDITIONS; A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITH IN 6 MONTHS OF COMPLETION OF ROUGH GRADING B. A POTENTIAL EROSION PROBLEM AS DETERMINDED BY THE CITY. C. IDENTIFIED BY THE CITY AS HIGHLY VISIB LE AREAS TO TH E PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE TREATMENT. HOA LOT 7 OPEN SPACE LOTS -- I I I ADA PATH OF 'ffiAVEL PER CIVIL DWGS. ALL PROPOSED PROJECT PLANTED AREAS TO USE WATER. (PROPOSED TREES AND LANDSCAPE GRAPHICAllY SCREENED BACK UNDERNEATH HATCHERY TO SHOW LANDSCAPE AREAS) REQUIREMENTS AS NOTED BELOW 100% COVERAGE IN ONE YEAR APPRO X. 15,668 S.F. REQUIREMENTS AS NOTED BELOW OFF SITE R.O.W. MIN. OF 20 SHRUBS 50% 5GALLON 50% 1 GALLON PLUS GROUND COVER COVER CROP CEPHALLOPHYLLUM 'RED SPIKE' RED SPIKE MYOPORU M PARVIFOLIUM PROSTRATE MYOPORUM •ROSMARINUS 0. P. 'IRENE' (PROSTRATE ROSEMARY) RIGHT OF WAY LANDSCAPE FOR OFF SITE LANDSCAPE SHRUBS AND GROUNDCOVERS. NO PLANTS OVER 30" ASPARAGUS D. 'MYERI' MYER ASPARAGUS FERN DI ETES 'LIZ'S CHOICE' EREMOPHILA H. 'BLUE BELLS' NCN HESPERALOE 'BRAKELIGHTS' RED YUCCA HYBRID STRELITZIA BIRD OF PARADISE ( OZBREED) HYB. IREMENTS AS NOTED ABOVE PLANTAGO ERECT A DOT~EED PUNTAIN SISYRINCttUM BELWM BUJE..EYED GRASS SEED loiX FROr.t S I S SEED SPE<:!FICA110N8. 05-4184 otS8 OR Wbl lllllilecom 20.5 SITE AND CIVIL PLAN INFORMATION IS BASED UPON BASE SHEET OFF SITE EROSION CONTROL SHALL BE MAINTAINED BY OWNER UNTIL ESTABLISHMENT IS COMPLETE AND ACCEPTED BY CITY. INFORMATION PROVIDED BY 0' DAY CONSULTANTS. PLEASE REFER TO TENATIVE MAP AND GRADING PLAN DWGS. FOR ALL ENGINEERING, GRADING, SLOPE RETAINING WALl. INFORMATION, WATER, UTILITIES. EASEMENTS AND STORMWATER INFORMATION. SOP 01-1000 CT~ FOR OFF SITE GRADING REFER TO CT·OQ-18. NOTe 100'1 OF PRO.ECT SITE IRRIGATION SHALL BE WITH RECLAIMED WATER 'DO NOT DRINK' SIGN LOCATIONS TO BE PER CONSTRUCTION DWGS. RECYCLED MAIN LINE AND RESPECTIVE SLEEVES TO OFF SITE IRRIGATION SHALl. BE PER CONSTRUCTION DRAWJjGS AU. ON SITE PRIVATE AND R.O.W. LANDSCAPE SHALl. BE MAINTAINED BY OWNER OFF SITE IRRIGATION MAINlENANCE PER PRO.ECT OWNER lMlL BUILD OUT OF AD.W:ENT PROJECT. IRRIGATED EROSION CONTROL FOR -OFF SITE GRADING, USING RECLAIMED WATER TYP. SYMBOL FOR ENCINAS CREEK PLANTING PLAN, SEE SHEET L-1 FOR CONCEPT PLAN ENLARGEMENTS AND SECTIONS. NOTES SEE L-2 FOR PLANTING NOTES, AND PROJECT PLANT LEGEND SEE SHEET L-3. (SEE OFF SITE PLANT LEGEND ON SHEET L-4,) FOR RECLAIMED EXHIBIT AND NOTES, SEE THIS SHEET. FOR WATER CONSERVATION PLAN & NOTES SEE SHEET WC-1 FOR FIRE PROTECTION PLAN SEE SHEET FPP 18"0.C. FLATS 12" O.C. 12" o.c. SGAL 3'0.C. SGAL 4'0.C. 1 5GAL 4'0.C. 5GAL 3'0.C. FLATS 12" o.c. 1 GAL 24" CITY Of ENCiNITAS VICINITY MAP ~ NO SCALE •• I SH~ET I CITY OF CARLSBAD t----+---Jf---------------+---+--f----+---1 PlANNING DEPARTM ENT ~--~---+---------------------------+---~----~--~--~ DESIGNED BY: -"'KC'---DAlE: ---- ENCINAS CREEK APARTMENT HOMES 6 METER AND BACKFLOW PREVENTION PER CONSTRUCTION PLANS LOCATION PER CML PLANS~ DRAWN BY: KC SCALE: AS INDICATED 1---+----lf-----------------+---+--f------+----1 PROJECT MGR.· JT JO B NO.: 1135.03.1 ~~~=================== LANDSCAPE ARCHilECT OF WDRK: DAlE RECLAIMED WATER USE EXHIBIT FOR SITE & OFF SITE LANDSCAPE --------------------------------------------~~ OWN BY: KC PROJECT NO. CT 11 -03 SOP 00-15A DRAWING NO. SCALE: 'f = 60' .... CHKD BY: ":':JT __ RWID BY: JT DATE: REVISION DESCRIPTI ON ENGINEER OF WORK CITY APPROVAL OTHER APPROVAL JAMES L. TAYLOR R.l.A.: 2961 PlANNING SIH DlSIGN lA NDSCAP E ARCHITHT URE m o IL m m E£1. sn.zso CAR l SBAD. CA 92008 11601 692·1924 FAX 17601 692 ·1935 II G HI f 00 I@ ll ! H IJO a I P ~-C 0 M en w :::E 0 :::1: 1-:z w :::E ~ ~ < ~ w w a: (.) ~ :z -(.) :z w Scale: Dale: Drawn B1: Revisions: a: ~ 3:: S!Qiu1tt.lre 10/J1/t4 Renewal Dat~ d 0 1:< CDz Ea: c.o 0!!:: -..1 <Dee ~~ cc CD~ E~ :~a: o< mo as CD en I" • 40' &12 1/11 KC 10/18/11 4/11 /12 11/12/12 ~ Q.. w ~~~ 3ttc fao~ a: .. Job # 113!;.~3.1 ll!:: w w a: CJ ~ z -CJ z w .... ffi l g w ~ Q w z a: ;:::) i co CONCEPTUAL WATER CONSERVATION PLAN WATER CONSERVATION NOTES \ \ \ \ \ \ ~-PROPEHil UNE ~ I ~- > 0 .::---- "> .· I. TABLE 6ELouJ IS BASED ON INFOI<tlATION PROVIDED IN Tl-IE LANDSCAPE MANUAL FOR TI-4E CITY OF CARLSBAD AND APPROX IMATED SQUARE FOOTAGES BASED ON CONCEPT PLAN. 2. ESTIMATED SUPPLEMENTAL WAIER IS, !:126.640 C!ALLONS PER YEAR FOR TI-4E SITE <LANDSCAPE AND SLOPE EROS io-1 CONTROL, COMBINED !. _.......:;: 3. HAINIENANCEo ALL PLANTED AREAS WILL 6E PRIVATELY MAINTAINED. II' . ·' '---LANDSCAPE IFIFUQAliON MEIER AND P.O.C. "' L_L--OF:t: SITE LANDSCAPE ( ( 4. THESE PLANTS HAVE 6EEN SELECTED FOR THE IR AESTHETIC VALUE AS WELL AS FOR THEIR ABILITY TO Tl-IRIVE ON EXISTING SOLAR, WIND, AND WATER CONDIT io-IS OF THE SITE. THESE PLANTS ARE WELL ADAPTED TO THE CARLSBAD CL IMATE ANP DO NOT PEMANP A HIGH AMOUNT OF WATER SUPPLEMENTAL WATER IS ESTIMATED TO BE LESS THAN TI-4E S26,640 C:.AL. FER YEAR SI-IOU.N IN TI-lE TABLE ONCE PLANTS ARE ESTABLISHED. EvEN THE PLANTS PROPOSED FOR USE IN THE STORMUJATER 6MF's HAvE BEEN SELECTED FOR Tl-IE!R LOW-5UFFLEHENTAL-WATER USE. <NATURAL OPEN SFACE AREAS ARE SHOWN AS Zo-IE 4 ANP INCLUDED IN THE TOTAL LANDSCAPE AREA, ~WEvER, NO IRRIGATION IS PROPOSED FOR Tl-IAT AREA!. S. TI-E SOIL SHALL BE AMENDED TO IMPROvE TI-E PLANT C:.ROWTI-I ENVIRONMENT. C:.ROUNDCOvERS SHALL FILL IN BETWEEN THE 51-4RUBS TO SHIELD THE SOIL FROM THE SUN AND REPUCE EVAPOTRANSPIRATION. ALL II-IE FLOUJER AND SHRUB BEPS SHALL BE MULCl-IEP TO HELP CONSERvE WATER, LOWER Tl-IE SOIL TEMPERATURE AND REPUCE WEEP GROWTH. SHRUBS SHALL BE ALLOWED TO C:.RouJ TO Tl-IEIR NATURAL FOI<tlS. THIS WILL WORK TOOETl-IER WITH Tl-IE C:.ROUNDCOvERS ANP MULCHES TO REPUCE TI-E EVAPOTRANSPIRATION RATES OF THE SOIL. 6. PROPER LANDSCAPE MAINTENANCE CAN CONSERVE ENERC!Y ANP WATER WATER RECYCLING IS ALSO A MEANS TO CONSERvE WATER, HOWEvER, NONE IS AVAILABLE To THE SITE. 1. CITY APPROvED BACKFLOW PREvENTION DEVICE SHALL BE CERTIFIED. THE POINT OF CONNECTION, ALL WIRING!, ALL PIPE ANP , SLEEVING, VALvES, EQUIPMENT, OPERATING PRESSURE ANP vELOCITY CONSTRAINTS SHALL Co-IFORM TO THE CURRENT CITY OF CARLSBAD LANDSCAPE MANUAL ANP RESPECTivE AGENCY GUIDEL INES ANP CODES. 8. PROJECT WILL USE RECLA IMED WATER AND SHALL CONFORM TO ALL STANDARDS FOR Tl-IE USE OF RECLA IMED WATER, PUBLIC HEALTI-4 REGULATIONS ANP CROSS CONNECTION RESTRICTIONS. IRRIC!ATION NOJES, I. THE PROPOSED IRRIGATION FOR THE PROJECT SHALL 6E DESIGNED TO PROVIDE TI-E OPTIMUM AHHOUNT OF WATER TO THE LANPSCAFE FOR PLANT GROWTH W!Tl-IOUT CAUSING SOIL EROSION OR RUNOFF. 2. IRRIC:.ATio-1 PLANS SHALL PROMOTE Tl-IE INPUSTRY STANDARD FOR FUBLIC SAFETY AND WATER Co-ISERVAT!o-I IN ALL ASPECTS OF THE IRRIGATION SYSTEM 3. ALL SYSTEMS SHALL BE FROM A SEPARATE IRRIGATION METER ANP CONTROLLED BY AN ET -BASED <SMART > Co-ITROLLER WITH A RA IN SHUTOFF DEVICE AND FLOW se!SINC:. IN ORDER TO IMPROvE IRRIGATION EFFICIENCY ANP WATER CON5ERVATIOO. 4. ALL SYSTEMS SI-IALL OPERATE FROM A CLOCK WITI-4 MULTIPLE START TIMES, CAPABLE OF CYCLE AND SOAK S. THE AUTOMATIC CONTROLLER SI-IALL BE CAPABLE OF OvERIPING THE SYSTEMS BASED ON INFOI<tlATION FROM SENSORS SUCI-4 AS MOISTURE SENSOR, FLOW SENSOR, RAIN SENSOR, ET SENSOR WHICI-4 514ALL BE PLACED AT STRATEGIC LOCATIONS, AS SPEC IFIED BY FERFOI<tlANCE SPECIFICATIONS OF MANLJFACTURER. b . PRECISio-1 SPRAYS, ROTATOR OR ROTOR IRRIC:.AT io-1 SYSTEMS ARE PROPOSED FOR Tl-IE PROJECT IRRIGATION. DRIP, BUBBLER OR MICROSPRAY SYSTEMS HAY BE USED, AS REQU IRED. ;~o~A,~~~~=~w~PT~U~A~L~W~~~T=ER~C~O~N~S~E~R~V~A~T~IO~N~S~IT~E~P~LA~N~--------------------~---1. SEE RECLA IMED WATER EXI-416 1T, SI-4EET L-4 FOR LANDSCAPE AREAS USING RECLAIMED WATER <IOO% OF LANDSCAPE AREA 15 SPECIAL LANDSCAPE AREA <5LA !. 8. ALL IRRIGATION EQUIPMENT SI-IALL BE DESIGNED FOR USE WITH RECLA IMED WATER CONCEP'T\JAL OFF SITE LANDSCAPE HYDROZONES ZONE DESCRIPTION 7r1NI= 2: NOT''N.':'~ GRASS, LOW WATER USE MT AREA<SQ.FV 803 LOW FERTILITY, REQ., ACTivE USE PRECISION SPRAY :jill I r AI:>C A=A, (SLA ) ROTARY NOZZLES 2: INED 21,849 SLOPE EROSION CONTROL LANDSCAPE ROTORS WATER CONSERVATION INFORMATION TABLE AREA (5Q. FTJ I~IGs. METI-IOD TOTAL CfF SITE LANDSCAPE 3.133 P~l=r l '"ORLJ~r- tl; &.&.P. ROTOR/ROTARY IS.401 SQ. FEET 81 % W•1IIAI ~!JM'MARY % OF I 11.1 '" ACE GAL FER rEAR IC?.! INCI-ES OF SUPPLEMENTAL WATER FER J.!YDROZONE X J.!YDROZONE SF. X C?.!k23 :GALLONS FER YEAR +1-.001% ;,0cZ12 < e10" FER YEAR ) 16.1% l-IYPROZONE ZONE 2 TURF: ZONE 2: ZONE 3 : ZONE 4, HYPROZONE AREA "• OF LANDSCAPE 803 Sf. +/-.001 % SS,312 5f. 46 % 24418 SF. IS% 84,!;33 SF. IRRIGATED S.LA. 4S,949 SF. 3S% C!AL. FER YEAR S,002h 369,!;13.1 IS2.124.1 FROJECT SLA S26,640.4 TOTAL C!AL ffR YEAR 0 IRRIGATION 9. ALL CONSTRUCTION DRAWINGS FOR IRRIC:.AT io-1 AND LANDSCAPE SHALL BE DESIGNED AND DOCUMENTED FER TI-4E LANDSCAPE WATER CONSERVATION ORDINANCES. CARLSBAD CS-089 WATER EFFICIENT LANDSCAPE ORDINANCE. WATER EFFICIENT LANDSCAPE ORDINANCE CALCULATIONS CARLSBAD ORDINANCE CS-089 DEFINITIONS SECTION: 18!5!>0.03021 PROVIDES A DEFINITION OF MAXIMUM ALLOWABLE WATER USE <HAWA ! 18S.S0.03011 PROVIDES A DEFINITIOO OF RECLAIMED WATER I8S.S0.03029 PROVIDES A DEFINITION OF 'SPECIAL LANDSCAPE AREA' THAT INCLUDES AREAS IRRIGATED WITH RECLAIMED WATER SECTION 18.S0.0S02a REC:.ARD INC:. LANDSCAPE CONCEPT ELAN REQUIREMENTS SECTION 18!>0.2000 IS THE SECTION ON RECLAIMED WATER Tl-IAT ENTITLES AN ETAF OF 1.0 TO 6E USED, <AS A SPECIAL LANDSCAPE AREA!. BASED ON Tl-IE ORDINANCE, THE CONCEPTUAL MAXIMUM AEFLIED WATER ALLOWANCE <MAWA! IS 'BASED ON THE SQUARE FOOTAc:.E OF TI-E AREA, THE ET AF AND Tl-IE REFERENCE ETo WI TI-l CALCULATIOO AS FOLLOWS: ETo X CONVERSIOO FACTOR ~SF. OF LA X .1! +(SF SLA X 3 !] = HAWA (4].0 X 0k2 ) [{103 ,934 X .1) + (103,934 X 3] = HAWA CONCEPTUAL. TOTAL. PROJECT MAWA = 29.14 ( 103.934! = 3028,636.1 yAl..IXEAR (SL.OFI: GREATER THAN 6 :1! PRECISION sPRAT ~,AI I Acl:: 11.=11. (SLAJ ~QL:TA~c~ll ''~"'.,;..,;!:;!2_1=C.I-----------I ZoNE 2, REFINED 8119 OFF SITE ZONE 2: 3,133 SF. OFF SITE ZONE 3: 1;,668 SF. IS% 81% 2,3.2Sh 9,1612 9,996.8 ETWU SHALL NOT EXCEED Tl-IE MAWA AS ESTABLISI4ED BY CONSTRUCTIOO DRAWINGS. MAWA CALCULATION TO 6E COMPLETED DURING CONSTRUCT ION DRAWINc:.S FER WATER EFFICIENT l-ANDSCAPE ORDINANCES. STORHUJAlER BHF'S/ vEC:.. 5UJALES16A51N5 PRECISION ,_~~" L"'--""'""'x'A SPECIAL LANDSCAPE AREA (SLA) ROTARY NOZZLE~ X ~ ~ ~ ~~~~c~ j: 7~~A~~~~ ;sci7 ~~~!~~T~.,,..,.. ... ~=~, ZONE 3: NATURAL IZING TRANSITIONAL 24,418 SLOFE EROSION CCNTROL LANDSCAPE 1~1:11v~o <SLOPE GREATER THAN 6:1! I~<'VIAI"'T NOZZLES SPECIAL LANP5CAFE AREA (SLA) PRECISION 5FRAY ZONE 4: NATivE 4S,94S EXISTING vEGETATION I OPEN SPACE NO IRRIC!ATio-1 NO lf'!RIGATION UAL. INt:~ i.JS I 11.1 Jl--'1"' I STREAMBED NO lf'!RIGATION 166S IIZ>,0e>e> ., GRANITE TRAILS PLAY ""li:C.V:I= 1088 :-~-~OJ ,_,,' PAVING :t:lf.E~~. -i 'f1,-, ~'-'·, -~ I ov 6.1% 369,SI3 ( e 10" PER YEAR! 22% 19% 1!;2,12!; ( 61 10" PER rEAR) 19,401 SF. IRRIGATED S.LA. TOTAL PROJECT SLA I-IXDROZONE SQUARE FOOTAGE: TOTAL OFF SITE SLA HYPROZONE SQUARE FOOT AGE: TOTAl. 5LA 1-trDROZONE FOR ~JECT 84,S33 SF. 19,401 S.F OFF SITE SLA TOTAL C!AL. FER rEAR 103,934 S.F. IIO!RIGATED 5.LA. NOTE, ALL LANDSCAPE AREAS WITH IRRIGATION WILL BE WATERED WITJ.l RECLAIMED uJA~R ALL LANC>5CAF'I: A~A5 A~ ce>N51C>I:~r> 115F'I:C iAL LANr>5CAF'I: A~A (5LA!. TI-lE STANDARD CALCULATIONS PER Tl-IE LANDSCAPE MANUAL ARE PROVIDED AS WELL AS THE MANPATEP HAWA AND ETlW WATER EFFICIENT LANDSCAPE ORD INANCE CALCULATIONS. I AM FAM ILIAR WITH TH E REQU IREMENTS FOR lANDSCAPE AND IRRIGATI ON PLANS CON TAINED IN THE CITY OF CARLSBAD'S WATER EFFICIENT LANDSCAPE REGULATIONSc I UNDERSTAND THAT CONSTRUCTION DRAWINGS AR E TO BE PR EPARED IN CONCEPTUAL ETWU = ( ETo X CONvERSION FACTOR! I Ef X HA + SLAJ (ENCINAS CREEK L IE J PROJECT 4 eft= SllE! • (41.0 X 0.6 2 ) (0 + 103,934 TOTAL 5F 5LA !" ETUJU • (29.14! (103,S34J = ETWU Co-ICEPTUAL ETWU = 3.€128.636.1 C!Al!EER YEAR <DOES NOT EXCEED TI-4E CONCEPTUAL MAWA FOR ENCINAS CREEK PROJECT! ~EPTUAI.. TOTAL FRQJECT t1AUJA • 3.028.636.1 4AI...ITE.AR ~EETIJA!.. TOTAL FRQJECT ETlW • 3£128.636.1 CJALIFER rEAR THE ETWU 514ALL BE I:STABLISHED DURING THE CONSTRUCTION DRAWINGS STAGE FER THE WATER EFFICIENT LANDSCAPE ORDINANCES- FOR ENCINAS CREEK PLANTING PLAN , SEE SHEET L-1 FOR CONCEPT PLAN ENLARGEMENTS, SECTIONS & NOTES SEE SHT, L-2 FOR PLANTING NOTES, AND PROJECT PLANT LEGEND SEE SHEET L-3. FOR RECLAIMED EXHIBIT AND NOTES, SEE SHEET L-4 FOR OFF SITE LANDSCAPE CONCEPT PLAN & LEGEND SEE SHEET L -4 FOR FIRE PROTECTION PLAN SEE SHEET FPP I SHSEET I c ITY 0 F c ARLSBAD ISHE6ETSI 1----+--+--------------+----t--f---+---l PLANNING DEPARTMENT ~-~--+-------------~-~---~--~--~ COMPLIANCE WiTH THOSE REGULATIONS AND THE LANDSCAPE MANUAL . I CERTIFY THAT THESE PLANS WILL BE PR EPARED IMPLEMENTING TH OSE REGU LATIONS TO PROVIDE EfFICIENT USE OF WATER. DESI GNED BY: KC DATE: ---- ENCINAS CREEK APARTMENT HOMES LANDSCAPE ARCHITECT OF WORK: DATE: JAMES L TAYLOR R.L.I\.: 2961 DRAWN BY: _K,C'----SCALE: AS INDICATED ~--~---+--------------------------~--~----~--~--~ ~P-R_ru_·~_r_M-GR_.·_~_-___ J_o_s_No_.:_ll -35_.o_3.1-1----~--~--------------------------~---+--~----+---~I-AP_P_R_o_v_E_D _____________ ~~- LANDscAPE ARCHITECT OF WORK: rvP~lAN~N~ING=~=:j[i~mrc;==z,~=~Fo~D~AJ~E ~ll OWN BY: KC PROJECT NO. CT-03 DRAWING NO. DATE INITIAL DATE INITIAL DATE INITIAL CHKO BY: "':::JT__ SOP OO-IS(A) REVISION DESCRIPTI ON OTHER APPROVAL CITY APPROVAL RWID BY: JT !,.._ _____ ____JL..._ __ _ ENGINEER OF WORK, DATE: .JAMES L. TAYLOR R.l.A.: 2961 PLANNING SIH DlSIGN LANDSCAPE ARCHITECTURE 590 0 PASUUR COURT SUm 110 CARLSBAD. CA 92008 1760)692·1921 II G HI f 00 I@ liG H lfO II P G. C 0 M en w ::E 0 :::1: 1-:z w ::E t: ~ < ~ w w a: (.) ~ :z -(.) :z w Scale: Dale: Dlilwn Bv: Rerisions: Slgl'lature 10/31/14 d 0 1:< CDz Ea: a.o 0!!:: -..I CD< ~~ cc CD~ c:~ ~a: :::l< ~0 as CD en !" • 40' &12 1111 KC 11/16/11 4/11/12 ~ 11/12/12 H:! m () ~ fl)z~ i: :z - 0 ~ ;! ~ w ~~ i ~~~ l 88A. ~ Job# 113!5.03.1 ~ -----------w --z ~-a: r--~ ~~~=(I) -WC- CONCEPTUAL FIRE PROTECTION PLAN FOR ENCINAS CREEK ,----PROJECT BOUNDARY SITE AND CIVIL PLAN INFORMATION IS FOR REFERENCE AND IS BASED UPON BASE SHEET INFORMATION IS PROVIDED BY t:Y DAY CONSULTANTS. PLEASE REFER TO TENATIVE MAP AND FOR ALL WATER LINES, FIRE HYDRANTS, UTIUTES, EASEMENTS, CIVIL ENGINEERING, GRADING, SLOPES. RETAINING WALL INFORMATION, AND STORMWATER INFORMATION. SOP 01-'IO(A) CT-03 PROPOSED STORMWATER BMP ,----HYDRANT, TYP. SYMBOL ,----1"1111: PROTECTION ZONES. I -----, TYP. SYMBOL SEE LEGEND FOR PALETTE ON SHT. L-3 LANE WIDTli, TYP. SYMBOL PLAN IS IS BASED ON CONCEPT\JAL LANDSCAPE PLAN. FIRE PROTECTION PLAN TO BE PROVIDED WITH THE LANDSCAPE CONSTRUCTION DOCUMENT PACKAGE. GENERAL NOTES REGULATORY COMPLIANCE; THE CONCEPT\JAL FIRE PROTECTION PLAN SHAU. CONFORM TO THE POLICIES AND REQUIREMENTS OF THE THE CARLSBAD FIRE POLICIES AND FIRE PROTECTION REQUIREMENTS. REDUCED FIRE BUFFERS: MAY BE APPROVED BY THE FIRE CODE OFFICIAL OR HIS DESIGNEEWITH PROPER DOCUMENTATION. MAINTENANCE RESPONSIBILITIES AND FREQUENCY: SHALL BE PER THE PROPERTY OWNER. THE PROPERTY SHAU. BE INSPECTED BY A CARLSBAD FIRE CODE OFFICIALAS REQUIRED BY THE DEPARTMENT. MAINTENANCE TASKS AND FREQUENCY OF MAINTENANCE SHALL BE AT THE DIRECTION OF THE CARLSBAD FIRE CODE OFFICIAL FIRE PROTECTION PLAN GENERAL NOTES FROM LANDSCAPE MANUAL SECTION 5 REGULATORY COMPLIANCE; THE CONCEPT\JAL FIRE PROTECTION PLAN. SHALJ. CONFORM TO THE POLICIES AND REQUIREMENTS OF THE THE CARLSBAD FIRE POLICIES AND FIRE PROTECTION REQUIREMENTS. REDUCED FIRE BUFFERS; MAY BE APPROVED BY THE FIRE CODE OFFICIAL OR HIS DESIGNEEWilH PROPER DOCUMENTATION. MAINTENANCE RESPONSIBILITIES AND FREQUENCY: SHALJ. BE PER THE PROPERTY OWNER. THE PROPERTY SHAU. BE INSPECTED BY A CARLSBAD FIRE CODE OFFICIAL.AS REQUIRED BY THE DEPARTMENT. MAINTENANCE TASKS AND FREQUENCY OF MAINTENANCE SHAU. BE AT THE DIRECTION OF THE CARLSBAD FIRE CODE OFFICIAL SECTION O; FIRE PROTECTION REQUIREMENTS OF LANDSCAPE MANUAL A. APPLICATION THE APPLICANT SHALL DEVELOP A FIRE PROTECTION PLAN WHICH MEETS THE FIRE PROTECTION REQUIREMENTS OF THE LANDSCAPE MANUAL AND WHICH CONFORMS TO THE MOST CURRENT REQUIREMENTS FOR WILDLAND URBAN INTERFACE AREAs. AS ADOPTED BY THE CITY OF CARLSBAD. ENVIRONMENTAL CONSTRAINTS OR OTHER RESTRICTIONS PLACED UPON THE DEVELOPMENT SHALJ. NOT BE CONSIDERED JUSTIFICATION FOR MODIFICATION OR SUBORDINATION OF FIRE PROTECTION STANDARDS. THE SITE PLANNING OF THE DEVELOPMENT SHALL SATISFY BOTH THE FIRE PROTECTION STANDARDS AND ENVIRONMENTAL CONSTRAINTS. IN ADDITION TO THE GENERAL REQUIREMENTS LISTED BELOW, THE DESIGN, INSTALLATION, AND MODIFICATION OF EXISTING VEGETATION SHALL BE IN CONFORMANCE WITH ONE OF THE FOLLOWING "CONDITIONS' FOR FUEL MODIFICATION ZONES OR AS REQUIRED OR MODIFIED BY THE FIRE CODE OFFICIAL OR HIS/HER DESIGNEE. B. GENERAL REQUIREMENTS 1. CALIFORNIA FIRE AND BUILDING CODES THE PLAN SHALL CONFORM TO CHAPTER 49 OF THE CALIFORNIA FIRE CODE AND/OR CHAPTER 7A OF THE CALIFORNIA BUILDING CODE, AS ADOPTED BY THE CITY OF CARLSBAD. 2.0FFSITE FIRE HAZARD AREAS IT IS THE APPLICANTS RESPONSIBILITY TO SECURE AGREEMENTS WITH OWNERS OF ADJACENT PROPERTY, IF APPLICABLE, TO MODIFY/MITIGATE OFFSITE WILDLAND FIRE HAZARDS TO THE. SUBJECT PROPERTY, SO THAT CONFORMANCE WITH THE FIRE PROTECTION PLAN AND ADOPTED STANDARDS IS ACHIEVED AND MAINTAINED. 3.ACCESS MAINTENANCE ACCESS SHALL BE PROVIDED TO ALJ. FIRE PROTECTION AREAS. ALL MAINTENANCE ACCESS POINTS SHALL BE IDENTIFIED ON THE RECORDED DRAWINGS AND A MAINTENANCE ACCESS AGREEMENT SHALL BE RECORDED FOR THE SUBJECT PROPERTY. ~ 4.DEBRIS REMOVAL _/ DEBRIS AND TRIMMINGS PRODUCED BY MAINTENANCE AND THINNING SHAU. BE REMOVED FROM THE SITE rurRHAU. BE CONVERTED TO MULCH BY A CHIPPING MACHINE AND EVENLY DISPERSED OVER THE AREA TO A MAXIMUM DEPTH OF FOUR (4) INCHES. /-;/" .. -· 6.1NSPECTIONS / INSPECTIONS OF FUEL MODIFICATION ZONES MAY OCCUR THROUGHOIJT THE YEAR. THE FIRE CODE OFFICIAL OR HIS REPRESENTATIVE SHALL PROVIDE DETAILED MAINTENANCE REQUIREMENTS IN THE EVENT OF A DISPUTE. ALL REQUIRED MAINTENANCE WILL BE IN ACCORDANCE WITH THE APPROVED PLANS. ADDITIONAL MAINTENANCE MAY BE REQUIRED AT THE DISCRETION OF THE FIRE CODE OFFICIAL 8.FENCING FENCING RETURNS. IF APPLICABLE. THAT ARE ATTACHED TO A STRUClURE AND/OR ANY FENCE LOCATED WITHIN THE DRIP LINE OF THE EAVES SHALL BE CONSTRUCTED WITH NONCOMBUSTIBLE MATERIALS IF LOCATED WITHIN 100 FEET OF UNDISTURBED NATIVE AREAs. 7. PHOTOGRAPHIC DOCUMENTATION THE FIRE CODE OFFICIAL MAY REQUIRE DOCUMENTARY PHOTOGRAPHS OF SLOPES AT THE TIME OF TREATMENT. THESE PHOTOGRAPHS WILL REMAIN IN POSSESSION OF THE CITY AS A REFERENCE FOR FUlURE COMPLIANCE INSPECTIONS BY THE CITY. FIRE PROTECTION PLAN GENERAL NOTES FROM LANDSCAPE MANUAL SECTION 5 FOR MANUFACTURED SLOPE CONDITIONS: C. CONDITION A • MANUFACTURED SLOPES FUEL MODIFICATION ZONES FOR MANUFACTURED SLOPES ABUTTING HAZARDOUS NATIVE VEGETATION. SEE FIGURE 5-Al ZONE A-1 • ZONE A-1 SHALL BE MEASURED HORIZONTALLY 20 FEET OIJTWARD FROM THE OUTLYING EDGE OF ANY HABITABLE STRUCl\JRE(S) OR INWARD FROM THE TOP OF THE SLOPE. • PLANTING WITHIN ZONE A-1 SHALL CONSIST OF GROUND COVER OR LOW GROWING SHRUBS SPECIES (LESS THAN THREE (3) FEET IN HEIGHn KNOWN TO HAVE FIRE RESTRICTIVE QUALITIES. • NO TREES OR SHRUBS (OVER THREE (3) FEET IN HEIGHT AT MATURITY) SHALL BE ALLOWED. • IRRIGATION SHALJ. BE REQUIRED AND MAINTAINED. • ALL ATTACHMENTS TO THE STRUClURE SHALL BE NONCOMBUSTIBLE. • NO SOLID FUEL FIRE PITS OR OIJTDOOR FIRE PLACES SHALL BE PERMITTED. ZONE A·2 • ZONE A-2 SHALL BE MEASURED HORIZONTALLY 20 FEET OUTWARD FROM THE OUTI.YING EDGE OF ZONE A·t • PLANTING WITHIN THIS ZONE SHALL CONSIST OF LOW WATER USE PLANT SPECIES KNOWN TO HAVE SLOW BURNING, LOW FUEL CHARACTERIS11CS. • NO TREES SHALJ. BE AI.LOWED. • IRRIGATION SHALJ. BE REQUIRED AND MAINTAINED. • IF ZONE A-2 CROSSES OVER A FENCE LINE, A SIX (8) FOOT WIDE STRIP OF MODIFIED LANDSCAPING SHALL BE PROVIDED PARALLEL TO THE FENCE LINE OR ORDER TO PROVIDE ACCESS FOR FIREAGHTER.S. PLANTS LOCATED WITHIN THE SIX (8) FOOT ACCESS AREA SHALL NOT EXCEED A HEIGHT OF 18 INCHES AT MATURITY. ZONE A-3 • ZONE A-3 SHALL BE MEASURED OUTWARD FROM THE OUTLYING EDGE OF ZONE A·2. IT SHALL INCWDE THE REMAINDER OF THE AREA BETWEEN ZONE A·2 AND HIGH RISK FIRE AREAS. • THE HORIZONTAL DISTANCE FROM THE STRUCTURE(S) TO HAZARDOUS NATIVE VEGETATION SHALL NOT BE LESS THAN 80 FEET. • PLANTING WITHIN THIS ZONE SHALL CONSIST OF LOW WATER USE OR DROUGHT TOLERANT PLANT SPECIES KNOWN TO HAVE SLOW BURNING, LOW FUEL CHARACTERISTICS. • THESE TREES MAY BE ALLOWED AT lHE DISCRETION OF THE FIRE CODE OFFICIAL PROVIDED THAT, AT MATURITY, A 20-FOOT SPACING CAN BE MAINTAINED BETWEEN THE TREE CANOPIES. IRRIGATION SHALJ. BE REQUIRED AT CONSTRUCTION DOCUMENT PHASE AND SHALL BE MAINTAINED BY OWNER. f ~-EXISTING TOAIIf TRALACCESS PROPERTY LINE CONCEPTUAL FIRE PROTECTION PLAN SCALE: 1' = 60' fj FOR TRUCK TURNING RADIUS EXHIBIT, CALTRANS FIG. 404.5F REFER TO S.O.P. 01-1000, C.T.11-03 SHEET 8 OF THE TENATIVE MAP BY lYDAY CONSULTANTS • SECTION 5: FIRE. PROTECTION REQ\JIREMEN'TS Fuel Modification Zones Native Zone A-1 • 20 feet • Fire resist ive plants • No trees or shru bs • Irrigated • No so lid fuel fire pits or fireplaces • Only noncombustible patio covers Existirg ve9etation shall be t ri mmed to 18 inches high within 6 feet of fence (if fence is present) - Zone A-2 • 20 feet • Slow burning/low fuel plants • No trees • Irrigated Zone A -3 Ve etation • 20 feet • Undisturbed native • Slow burning/low vegetation fuel plants • No irrigation • Tree canopies spaced 20 feet apart • Irrigated 20 feet between canopies : • ' Fuel modification zones for manmade slopes abutting native vegetation CONDITION A -MANUFACTURED SLOPES Figure 5-A City of carl!bad LandSI!ape Manual FOR ENCINAS CREEK PLANTING PLAN , SEE SHEET L-1 FOR CONCEPT PLAN ENLARGEMENTS, SECTIONS AND NOTES SEE SHEET L-2 FOR PLANTING NOTES, AND PROJECT PLANT LEGEND SEE SHEET L-3. FOR RECLAIMED EXHIBIT AND NOTES, SEE SHEET L-4 FOR OFF SITE LANDSCAPE CONCEPT PLAN & PLANT LEGEND SEE SHEET L-4 FOR WATER CONSERVATION PLAN & NOTES SEE SHEETWC-1 CfTY lY ENCINITAS VICINITY MAP NO SCAL£ I SH ~ETI CITY OF CARLSBAD ISHE6ETSI J-----+--+---------------+---+--t---+---l PLANNING DEPARTMENT ~--~---+--------------------------~--~----~--~--~ DESI GNED BY: -"'KG'---DATE: ---- DRAWN BY: KC SCALE: AS INDICATED 1-----t--t---------------t---+--t----+---1 ENCINAS CREEK APARTMENT HOMES ~~~=================== rP-R-oJ_E_cr_MG_R_.·_~ ___ Jo_s_No_.:_1 1-35_.o_3_.1 -1--~-~--------------~--~--+--~-~~-A-P _PR_o_v_E_o ____________ ~~-- LANDscAPE ARCHITECT OF WORK: . PlANNING DAlE DATE INITIAL ENGINEER OF WORK. DATE INITIAL DATE: REVISION DESCRIPTI ON OTHER APPROVAL JAMES L. TAYLOR R.l.A.: 2961 OWN BY: KC CHKD BY: "::;JT __ RWID BY: JT DATE INITIAL CITY APPROVAL PROJ ECT NO. CT 11 -0J SOP 00-15A DRAWING NO. PlANNING SIH DlSIGN lANDSCAPE ARCHITHTURE 575 o IL m m E£1. sn.zso CARlSBAD. CA 92008 1760) 892 ·192 4 FA X 1760)692·1935 ll G H II 00 I@ liC H IJO a I P G. C 0 M en w :::E 0 :::1: 1-z: w :::E ~ ~ < ~ w w a: (.) ~ z: -(.) z: w Scale: Dale: Drawn B1: Rerisions: w a: li: S~nll1ure 10/31/14 d 0 c< a>z Ea: a.o 0!!:: -...1 G)< ~0 cc G)~ c:~ ~a: ::::J< £Bo as G) en I" • 40' b /21/11 KC 10118/11 4/11/12 11/12/12 ~~ ~6~ 8S:a.. Job# 113!:>.03.1 lll::: w w a: (.) ~ z -(.) z w t- ffi l g w ! w z a: ;:::) ~ CtJ Community & Economic Development 1635 Faraday Ave. Carlsbad, CA 92008 760-602-2710 760-602-8560 fax ERRATA SHEET FOR AGENDA ITEM # 3 Memorandum April 3, 2013 To: Planning Commission From: Christer Westman, Senior Planner Via Don Neu, City Planner Re: CT 11-03/PUD 12-03/SDP 01-10(A) – ENCINAS CREEK APARTMENT HOMES Staff is recommending that the Planning Commission include the following revisions: Staff Report 4. Chapter 21.85 – Inclusionary Housing According to the Inclusionary Housing Ordinance (C.M.C. Chapter 21.85), any residential development of seven or more units shall provide no less than 15% of the total number of units as restricted to the occupancy and affordability of lower-income households. The project exceeds the 15% inclusionary housing requirement by income restricting 50% (63) residential rental units. The project fully meets and exceeds the intent and purpose of the Inclusionary Housing Ordinance in that of the 63 affordable housing units, 19 are required for the increased unit apartment project, 19 40 are required for the Holly Springs project and 8 are required for the Cantarini Ranch project. A surplus of income restricted housing units will result. Negative Declaration Environmental Assessment Part II EARLIER ANALYSIS USED AND SUPPORTING INFORMATION SOURCES; Page 53 20. Transportation Analysis for 127 Unit MDR Short Term Conditions Without College Boulevard LFMP Zone 15 ADT Traffic Update Prepared by Urban Systems Associates, Inc. dated June 13, 2011 April 18, 2012 Planning Commission Resolution No. 6956 (CT 11-03) Modify Condition No. 12 as follows: 12. Prior to the approval of the final map for any phase of this project, or where a map is not being processed, prior to the issuance of building permits for any lots or units, the Developer shall enter into an Affordable Housing Agreement with the City to provide and deed restrict 63 dwelling units as affordable to lower-income households at 70% or lower AMI for 55 years, in accordance with the requirements and process set forth in Chapter 21.85 of the Carlsbad CT 11-03/PUD 12-03/SDP 01-10(A) – ERRATA SHEET FOR ENCINAS CREEK APARTMENT HOMES April 3, 2013 Page 2 Municipal Code. The draft Affordable Housing Agreement shall be submitted to the City Planner no later than 60 days prior to the request to final the map. The recorded Affordable Housing Agreement shall be binding on all future owners and successors in interest. Modify Condition No. 29 as follows: 29. The final map for this project shall not record in advance of the final map for Cantarini development (CT 00-18) as the adjacent offsite development improvements for this project are contingent on the developer for CT 00-18 constructing them, unless otherwise approved by the City Engineer, City Planner, and Fire Marshal. Planning Commission Resolution No. 6957 (SDP 01-10(A)) Delete Condition No. 13: 13. Building permits for SDP 01 10(A) shall not be issued until Final Map FM 00 18 has been recorded. Delete Condition No. 18: 18. The combined project is intended to satisfy the inclusionary housing requirements for itself (Encinas Creek Apartment Homes), the Cantarini Ranch and Holly Springs developments as follows: a. Encinas Creek Apartment Homes: 19 units b. Cantarini Ranch: 19 units c. Holly Springs: 8 units Modify Condition No. 19 as follows: 19. The excess 17 Twenty one (21) income restricted housing units may be used to satisfy the inclusionary housing requirements for other developments within the northeast quadrant, subject to a City Council approved Affordable Housing Agreement.