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HomeMy WebLinkAbout2021-01-20; Planning Commission; ; GPA 16-04/ZC 16-03/LCPA 16-04/SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS Item No. Application complete date: N/A P.C. AGENDA OF: January 20, 2021 Project Planner: Cliff Jones Project Engineer: Kyrenne Chua SUBJECT: GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS - Request for a recommendation of 1) adoption of a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program and Addendum; 2) approval of a General Plan Amendment, Zone Change, and Local Coastal Program Amendment to modify the land use on a 12.53-acre site from Planned Industrial (PI) land use designation and Planned Industrial (P-M) zoning to Residential (R-30) land use designation and Residential Density-Multiple (RD-M) zoning, and reconfigure the Open Space (OS) land use designation and (OS) zoning boundaries on the site to accommodate required emergency access and preserve on-site habitat and habitat buffer areas; and 3) approval of a Site Development Plan, Coastal Development Permit, Habitat Management Plan Permit, and Minor Subdivision for the construction of 192 multifamily residential units located southwest of the intersection of Palomar Airport Road and Palomar Oaks Way within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 5. The project is located within the appeal area of the California Coastal Commission. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 7395 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and Addendum; ADOPT Planning Commission Resolution No. 7396 RECOMMENDING APPROVAL of General Plan Amendment (GPA 16-04), Zone Change (ZC 16-03), and Local Coastal Plan Amendment (LCPA 16-04); and ADOPT Planning Commission Resolution No. 7397 RECOMMENDING APPROVAL of a Site Development Plan (SDP 16-20), Coastal Development Permit (CDP 16-31), Habitat Management Plan Permit (HMP 16-04), and Minor Subdivision (MS 2018-0005) to the City Council, based on the findings and subject to the conditions contained therein. II. PROJECT DESCRIPTION AND BACKGROUND Project Site/Setting: The project is located on an approximately 12.53-acre site (Assessor’s Parcel Numbers 212-110-01, -02, - 03, -04, -05, -06, -07, -08, 212-040-26) in the City of Carlsbad, south of Palomar Airport Road and west of Palomar Oaks Way. The project is bounded by Palomar Airport Road to the northeast, undeveloped land to the south and southwest with residential development approximately 425 feet further to the south, open space and a commercial complex to the west, and the adjacent Palomar Oaks office development to the east. The project site is generally flat and has been previously graded, sitting approximately 150 vertical feet below the residential homes to the south. Several easements exist within the project site, including: County of San Diego (public highway and utilities), City of Carlsbad (storm drainage, public 2 0 0 GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 2 highway, and roadways), San Diego Gas & Electric (SDG&E) (public utilities), Buena Vista Sanitation District (sewer utilities), Vallecitos Water District (sewer utilities), and Carlsbad Municipal Water District. The project site has a General Plan Land Use Designation of Planned Industrial (PI) and Open Space (OS) and is zoned as Planned Industrial (P-M) and Open Space (OS). The 12.53-acre project site is currently vacant. Site access is restricted to vehicular traffic by a locked gate. A portion of the site (Assessor’s Parcel Numbers 212-10-08 and 212-040-26) is undeveloped and contains native habitat. The remaining parcels have been graded for development since the mid-1980s but remain vacant. Some improvements are present on site, including underground utilities (such as sewer, water, electricity, and natural gas), a public road and a retaining wall. West Oaks Way, the existing paved roadway, bisects the site in a northwest–southeast direction. A power line easement traverses the southeastern portion of the project site in a northwest–southeast direction. Encinas Creek, which was channelized and rerouted in 1985, runs throughout the project site and is present along the northern boundary of the site. As a result of the prior grading, the site consists of relatively flat areas (less than 20% slopes) that gently slope to the west, with on-site elevations ranging from approximately 114 to 150 feet above mean sea level. Table “A” below includes the General Plan designations, zoning and current land uses of the project site and surrounding properties. TABLE A – SITE AND SURROUNDING LAND USE Location General Plan Designation Zoning Current Land Use Site Planned Industrial (PI); Open Space (OS) Planned Industrial (P- M); Open Space (OS); Planned Industrial Qualified Development Overlay (P-M-Q) Vacant; SDG&E power lines; Encinas Creek North PI; OS P-M; OS Open space immediately north; golf course, light industrial and office north of Palomar Airport Road South OS; Residential (R-4) OS; Residential (R-1) Open space (habitat preserve); single family residential East PI; OS P-M; OS Office; light industrial; hotel; open space West OS; Office (O); Residential (R- 1.5, R-23) OS; Office (O); Residential (R-1-10000; RD-M-Q) Open space (habitat preserve); gym Project Description: The proposed project consists of 192 multifamily residential apartments. There are 72 one-bedroom units, 57 two-bedroom units, and 21 three-bedroom units at regular market value. Of the total 192 units, the project is providing 42 affordable units (24 one-bedroom units, 12 two-bedroom units, and six three- bedroom units, accounting for 22% of the total units. The project proposes a density of 24.6 dwelling units per acre. A breakdown of each type of residential unit and their affordability is summarized in Table “B” below. GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 3 TABLE B – DETAILS FOR UNIT TYPE Unit # Quantity Size Bedroom/Bathrooms Affordability MARKET RATE UNITS 1A 24 789 SF 1/1 N/A 1B 48 864 SF 1/1 N/A 2A 19 918 SF 2/2 N/A 2B 38 1,047 SF 2/2 N/A 3A 7 1,138 SF 3/2 N/A 3B 14 1,243 SF 3/2 N/A TOTAL MARKET RATE UNITS 150 AFFORDABLE UNITS 1A 2 550 SF 1/1 70% of AMI* 1A 20 550 SF 1/1 60% of AMI* 1A 2 550 SF 1/1 35% of AMI* 2A 4 750 SF 2/2 70% of AMI* 2A 6 750 SF 2/2 60% of AMI* 2A 1 750 SF 2/2 50% of AMI* 2A 1 750 SF 2/2 35% of AMI* 3A 1 1,020 SF 3/2 70% of AMI* 3A 2 1,020 SF 3/2 60% of AMI* 3A 1 1,020 SF 3/2 50% of AMI* 3A 1 1,020 SF 3/2 35% of AMI* TOTAL AFFORDABLE UNITS 42 TOTAL UNITS 192 * The Area Median Income (AMI) is the midpoint of a region’s income distribution – half of families in a region earn more than the median and half earn less than the median. The proposed project includes 384 parking spaces and a leasing and recreation building, recreation areas, and a community pool. Bicycle parking amenities are also proposed. On-site pedestrian circulation to connect with the existing pedestrian sidewalks on the western side of Palomar Oaks Way and to Palomar Airport Road at the western end of the site is also proposed. The project includes a General Plan Amendment, a Zoning Amendment, and approval of a Minor Subdivision. The proposed General Plan Amendment and Zoning Amendment would modify and reconfigure the land use designations and zoning of the site. The existing Planned Industrial (PI) designation and Planned Industrial (P-M) zoning will be removed and replaced by a new Residential (R- 30) land use designation and Residential Density-Multiple (RD-M) zoning. The Open Space (OS) boundaries on the site and associated OS land use designation and OS zoning of the site will be reconfigured to accommodate development of a required emergency access/bridge at the northwest corner of the site and preserve on-site habitat and habitat buffer areas not currently designated as Open Space. The R-30 designation will be placed on 8.33 acres on the south side of the site and the OS designation on the 4.19 acres located on the north side of the site that comprises native habitat, Encinas Creek, and habitat buffer areas. The Minor Subdivision will consolidate the existing nine lots into four lots as summarized in Table “C” below: GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 4 TABLE C – SITE PROPOSED LAND USE Lot # Proposed General Plan Designation Proposed Zoning Acreage Units Lot 1 Open Space (OS) Open Space (OS) 3.76 -- Lot 2 Open Space (OS) Open Space (OS) 0.43 -- Lot 3 Residential (R-30) Residential Density-Multiple (RD-M) 6.66 150 Lot 4 Residential (R-30) Residential Density-Multiple (RD-M) 1.67 42 (affordable) Two biological open space lots with the OS land use designation and OS zoning are proposed that include Encinas Creek, existing and proposed restoration habitat, and riparian buffer areas. The two lots are separated by a required emergency access road and bridge that connect the northwest corner of the site to Palomar Airport Road in the event of emergency. The open space lots, including the habitat and the riparian buffer, will be protected in perpetuity by a restrictive covenant, managed by a city-approved long- term habitat manager, and incorporated into the Carlsbad HMP preserve. The upland buffer areas will be managed by the owner. The proposed project includes the removal of 23 deteriorating oak trees and the planting of 35 oak trees. Primary access to the site will be from Palomar Airport Road through Palomar Oaks Way, where a roundabout is proposed to facilitate traffic movements at the project entry. The project would also include an emergency access road to the west of the site from Palomar Airport Road. This emergency access includes a bridge that would allow for continued wildlife movement within the Encinas Creek riparian corridor. Existing overhead utility lines and poles owned and operated by SDG&E and the associated 100-foot-wide easement traverse a portion of the project site. These include high voltage 138-kilovolt (kV) and 69 kV overhead electrical transmission lines. SDG&E has access to these facilities via West Oaks Way, which is an existing paved roadway. The project would require encroachment into the existing SDG&E easement during construction and for various passive uses including project driveways, parking areas, sidewalks and common areas, landscaping, fire hydrants, and underground utilities. The total area of passive use encroachment would amount to approximately 121,900 square feet (22% of the total site). The existing streetlights (approximately 25 feet in height) within the SDG&E easement would be removed and replaced with new streetlights that would be a maximum of 12 feet in height. All proposed landscape plantings are in compliance with SDG&E’s acceptable species list. The proposed on-site driveways and parking areas will provide SDG&E additional staging areas for routine maintenance of the transmission facilities. Construction and operation of the project would not alter or affect the ongoing operations of the existing overhead transmission lines or SDG&E’s easement through the project site. SDG&E has provided a letter of written support of the proposed encroachments within the easement area. The application was submitted prior to the effective date of Policy 84, Development Project Public Involvement Policy, that requires enhanced stakeholder public outreach for this type of project. However, the applicant has conducted extensive public outreach throughout the processing of the project. In addition to the required noticing of surrounding properties, the applicant’s team met with surrounding residents, property owners, and interested parties on several occasions, including phone calls, emails, and GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 5 meetings. The Marbrisa Cobblestone Sea Village development is the residential development closest to the proposed project. The applicant met with the Marbrisa HOA President, Allison Proctor, in March 2018 prior to making a presentation to the HOA board. The meeting with the Marbrisa HOA Board of Directors took place on March 21, 2018 and included their property management company, GRG Management, Inc. Meetings and conference calls were also conducted with SDG&E representatives on site on November 6, 2018. A conference call with the Palomar Oaks Business Park occurred on February 8, 2017, and a meeting with Steve Urich from the Palomar Oaks Business Park more recently occurred on January 17, 2020. An early meeting with the Fairfield Hotel also occurred when the project was first being considered. At these meetings, the applicant presented project information and addressed questions. Neighboring residents and business owners provided input regarding parking, safety, road maintenance on Palomar Oaks Way and general traffic circulation. Based on the recommendations received from commenters through this public outreach, the proposed project was revised to include a 7.6% reduction in unit count from 208 to 192 dwelling units, additional recreation areas on site, signage to prevent offsite parking, the removal and replacement of old wooden power poles with steel power poles for added safety, and the implementation of noise abatement measures during construction. III. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. General Plan (Residential (R-30) and Open Space (OS)) and City Council Policy No. 43; B. Residential Density-Multiple (RD-M) Zone (Carlsbad Municipal Code (CMC) Chapter 21.24); C. Local Coastal Program (Mello II Segment) and Coastal Resource Protection Overlay; D. Subdivision Ordinance (CMC Title 20); E. McClellan-Palomar Airport Land Use Compatibility Plan; F. Inclusionary Housing Ordinance (CMC Chapter 21.85) and Site Development Plan (CMC Chapter 21.06); G. Habitat Management Plan (CMC Chapter 21.210); and H. Growth Management (CMC Chapter 21.90) – Zone 5 Local Facilities Management Plan The recommendation for approval of this project was developed by analyzing the project’s consistency with the applicable regulations and policies. The project’s compliance with each of the above regulations is discussed in the following sections. A. General Plan (Residential (R-30) and Open Space (OS) The General Plan Amendment (GPA) will modify and reconfigure the land use designations of the site. The existing Planned Industrial (PI) designation will be removed and replaced by a new Residential (R-30) land use designation. The existing Open Space lot boundaries and associated land use designation of the site would be reconfigured to accommodate development of a required emergency access at the northwest corner of the site and preserve on-site habitat not currently designated as Open Space. The R- 30 designation will be placed on 8.33 acres on the south side of the site and the OS designation on the 4.19 acres located on the north side of the site comprising native habitat, Encinas Creek, and habitat buffer areas. The proposed 192-unit project is consistent with the proposed R-30 General Plan land use designation in that the project’s density of 24.5 du/ac is within the range of 23-30 du/ac and right at the Growth Management Control Point of 25 du/ac (24.5 rounds up to 25 du/ac) for the R-30 designation. GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 6 City Council Policy No. 43: City Council Policy No. 43 identifies that an allocation of excess dwelling units is a regulatory concession that modifies the requirements of CMC Chapter 21.90 by permitting development with more dwelling units than otherwise permitted by the growth management control point established in CMC Chapter 21.90 or the allocation of excess dwelling units to a property will permit more dwelling units on a site than would otherwise be allowed by the existing underlying General Plan land use designation. Since the project is to change the General Plan Land Use from Planned Industrial to Residential (R-30), a request for withdrawal of 192 dwelling units from the excess dwelling unit bank (EDUB) is required. Prior projects that involved a General Plan land use change and the removal of excess dwelling units were required to provide a minimum of 20% of the total housing units on the site of the residential development as affordable to low income households earning up to 80% of the San Diego County Area Median Income in exchange for the change to or increase in residential density. The City Council provided this direction in Planning Commission Resolution No. 7114 as part of the General Plan update approved by the City Council in September 2015. In exchange for the change to residential land use and allocation of 192 residential units out of the city’s excess dwelling unit bank, the developer is conditioned to enter into an affordable housing agreement with the city pursuant to CMC Section 21.85.140. The agreement will ensure the project provides 22% of the total units, or 42 units, as affordable housing units to lower income households ranging from 35% to 70% of the San Diego County Area Median Income. Therefore, the project exceeds the number of inclusionary housing units required and provides a deeper level of affordability than what is specified by the City Council and the inclusionary housing ordinance. In approving a request for an allocation of excess dwelling units, the project shall meet the findings identified in City Council Policy No. 43. Specifically, the project location and density shall be found to be compatible with adjacent land uses and the project to be consistent with the General Plan and any other applicable planning document. As discussed in this staff report and in the attached Planning Commission Resolution No. 7396, the proposed project meets these findings. Summary of General Plan compliance: The following Table “D” describes how the proposed project is consistent with the various elements of the Carlsbad General Plan. TABLE D – GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use & Community Design Goal 2-G.2 Promote a diversity of compatible land uses throughout the city, to enable people to live close to job locations, adequate and convenient commercial services, and public support systems such as transit, parks, schools, and utilities. The land use changes would provide housing within the McClellan- Palomar Airport area, which is a major job-center for the city. The General Plan employment strategy for the McClellan-Palomar Airport area is to allow for continued growth as the employment center of the city, with residential uses in appropriate locations, enabling workers to live close to jobs. The Yes GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 7 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? proposed project would place housing near employment centers, allowing workers to live close to the city’s employment core. The proposed land use change implements the intentions of the Growth Management Ordinance in Carlsbad Municipal Code (CMC) Section 21.90.090(a) which states the city-wide facilities and improvement plan “shall encourage infill development and reduce the growth-inducing impact” of outlying undeveloped areas. The proposed site is considered infill development with all facilities in close proximity. Yes Yes Yes Goal 2-G.3 Promote infill development that makes efficient use of limited land supply, while ensuring compatibility and integration with existing uses. Ensure that infill properties develop with uses and development intensities supporting a cohesive development pattern. The applicant is proposing to develop a vacant infill site with residential units. The project would provide workforce housing to support nearby employment centers. The residential buildings are located on the site to ensure that the project minimizes impacts on the habitat with limited impact on adjacent development. Goal 2-P.6 Encourage the provision of lower and moderate-income housing to meet the objectives of the Housing Element. The project would help meet the city’s housing need and provide for low-income housing by providing 42 affordable housing units on site. Policy 2-P.8 Do not permit residential development to exceed the applicable Growth Management Control Point (GMCP) density unless the following findings are made: a. The project qualifies for and will receive an allocation of “excess” dwelling units, pursuant to City Council Policy No. 43. b. There have been sufficient residential projects approved at The proposed 192-unit residential project qualifies for an allocation of excess dwelling units pursuant to City Council Policy No. 43 since the project exceeds the number of inclusionary housing units required by CMC Chapters 21.85, City Council Policy 43, and the project is conditioned to execute an affordable housing agreement. As discussed in Section H of the report, with the allocation of units from either projects depositing units in the EDUB or City Council action to allocate GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 8 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? densities below the GMCP so the citywide and quadrant dwelling unit limits will not be exceeded as a result of the proposed project. c. All necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with adopted city standards. units from the City Council Reserved Excess Dwelling Units, the citywide and quadrant dwelling unit limits will not be exceeded as a result of the proposed project. All necessary public facilities required by the Citywide Facilities and Improvements Plan will be constructed, or are guaranteed to be constructed, concurrently with the need for them created by this development and in compliance with adopted city standards. Yes Policy 2-P.9 Incentivize development of lower-income affordable housing by allowing residential development above the GMCP and maximum densities permitted by the General Plan, subject to the findings specified in 2-P.8, above, and an evaluation of the following: (a) the proposal’s compatibility with adjacent land uses, and (b) the project site’s proximity to a minimum of one of the following: freeway or major street; commercial center; employment opportunities; city park or open space; or commuter rail or transit center. The proposed 192-unit residential development includes 42 lower- income units. The project is compatible with adjacent land uses which include a mix of open space, industrial, commercial, and residential. The closest developments to the site are in excess of 300 feet of the site and minimal impacts to those uses are anticipated. The project site is adjacent to a major street, Palomar Airport Road; is adjacent to east- and west-bound bus stops for two NCTD bus routes (routes 444 and 445); and provides workforce housing that supports nearby employment centers. Mobility Goal 3-G.1 Keep Carlsbad moving with livable streets that provide a safe, balanced, cost-effective, multi- modal transportation system (vehicles, pedestrians, bikes, transit), accommodating the mobility needs of all community The project will provide continuous connected sidewalks and pathways throughout the project, which will provide pedestrian access to and from the project. Bike lanes already exist on Palomar Airport Road. The circulation system has also been designed in conformance with the Yes GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 9 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? members, including children, the elderly and disabled. Land Development Engineering Division and Fire Department design standards for public and private streets, where applicable, and complies with all other applicable City of Carlsbad design standards. Yes Yes Goal 3-G.2 Improve connectivity for residents, visitors and businesses. Goal 3-G.3 Provide inviting streetscapes that encourage walking and promote livable streets. Open Space, Conservation and Recreation Goal 4-G.3 Protect environmentally sensitive lands, wildlife habitats, and rare, threatened or endangered plant and animal communities. A Biological Resources Technical Report for the project was prepared by Dudek (August 2019). The report identified habitat mitigation is required for the projects’ impacts to southern willow scrub, open water, coastal sage scrub, and disturbed land. As a condition of approval of the project, habitat restoration (i.e. creation and restoration) totaling 0.24 acres of jurisdictional southern willow scrub, 0.03 of open water, and 0.04 acre of coastal sage scrub shall be provided. Impacts to disturbed land will be mitigated through the payment of an in-lieu mitigation fee (also known as the HMP mitigation fee). Final design of the project was reached with extensive involvement and input by the Wildlife Agencies. Yes Yes Yes Policy 4-P.9 Maintain and implement the city’s Habitat Management Plan (HMP), including the requirement that all development projects comply with the HMP and related documents. Require assessments of biological resources prior to approval of any development on sites with sensitive habitat. Policy 4-P.58 Require developments to incorporate structural and non- structural best management practices (BMPs) to mitigate or reduce the projected increases in pollutant loads. Do not allow post- development runoff from a site that would cause or contribute to an exceedance of receiving water quality objectives or has not been reduced to the maximum extent practicable. The project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban runoff, pollutants, and soil erosion. GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 10 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Goal 4-G.13 Protect air quality within the city and support efforts for enhanced regional air quality. The project implements and is consistent with measures identified in the Climate Action Plan (CAP) through the provision of renewable energy generation (photovoltaic systems), energy conservation (Green Building Code), and by accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and features. The project will also be subject to CAP ordinances that are in effect at the time building permits are issued. Yes Noise Goal 5-G.2 Ensure that new development is compatible with the noise environment, by continuing to use potential noise exposure as a criterion in land use planning. The project will not result in exposure of persons to or generation of noise levels in excess of standards established in the City’s General Plan or Noise Guidelines Manual. A Noise Technical Report (Dudek, April 2020) was prepared for the project in accordance with the Noise Guidelines Manual and found that the site is acceptable for the residential development, after reviewing both traffic and airport noise levels for the site. The report further points out that certain special design considerations, included as Mitigation Measures NOI-1 and NOI-2 will assure the future residential living space noise levels are acceptable. Yes Yes Policy 5-P.12 Use the noise policies in the McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP) to determine acceptability of a land use within the airport’s influence area (AIA) as depicted in the ALUCP. According to the San Diego County ALUCP, the northeastern portion of the project site is located within Zone 3 – Inner Turning Zone, while the remain of the project site is located within Zone 6 – Traffic Pattern Zone. The ALUCP outlines criteria applicable to proposed residential development in the vicinity of the airport. The project’s compliance with the ALUCP within GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 11 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Safety Zone 3 and 6 are summarized in Section E below. Public Safety Goal 6-G.4 Maintain safety services that are responsive to citizens’ needs to ensure a safe and secure environment for people and property in the community. The proposed project would provide fire hydrants and supporting water infrastructure in accordance with fire marshal requirements. Dwelling units proposed by the project would be within the 5-minute response time as required by the Growth Management Plan. Yes Yes Yes Yes Policy 6-P.6 Enforce the requirements of Titles 18, 20, and 21 pertaining to drainage and flood control when reviewing applications for building permits and subdivisions. The project has been conditioned to develop and implement a program of “best management practices” for the elimination and reduction of pollutants which enter into and/or are transported within storm drainage facilities. Policy 6-P.34 Enforce the Uniform Building and Fire codes, adopted by the city, to provide fire protection standards for all existing and proposed structures. The project is required to comply with all Building and Fire codes to ensure that fire protection standards are met by the proposed structures. Policy 6-P.39 Ensure all new development complies with all applicable regulations regarding the provision of public utilities and facilities. The project is required to construct or pay applicable fees for necessary improvements, public utilities and facilities in accordance with Growth Management requirements. The project will not impact the city’s ability to implement its Emergency Operations Plan. Sustainability Policy 9-P.1 Enforce the Climate Action Plan (CAP) as the city’s strategy to reduce greenhouse gas emissions. The project implements and is consistent with measures identified in the Climate Action Plan (CAP) through the provision of renewable energy generation (photovoltaic systems), energy conservation (Green Building Code), and by accommodating Zero-Emission vehicles and other greenhouse gas reduction measures and features. The project will also be subject to CAP ordinances that are in effect at the time building permits are issued. Yes Housing Goal 10-G.3 The project is conditioned to enter into an affordable housing Yes GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 12 ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE, OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Provide sufficient new, affordable housing opportunities in all quadrants of the city to meet the needs of current lower and moderate income households and those with special needs, and a fair share proportion of future lower and moderate income households. agreement for the provision of 42 affordable housing units. B. Residential Density-Multiple (RD-M) Zone (CMC Chapter 21.24) The proposed Zoning Amendment would change the underlying zoning to Residential Density-Multiple (RD-M). Therefore, the proposed project is required to comply with all applicable use and development standards of the Carlsbad Municipal Code (CMC) including the Residential Density – Multiple (RD-M) Zone (CMC Chapter 21.24). The 192-unit multi-family apartment project meets or exceeds the requirements of the RD-M Zone as outlined in Table E below. TABLE E – RD-M ZONE COMPLIANCE RD-M STANDARDS REQUIRED PROPOSED COMPLY Setbacks Front (Palomar Oaks Way): 15’ provided carport or garage openings do not face onto the front yard; or 10’ provided carport or garage openings do not face onto the front yard and the remaining front yard is landscaped. Street Side (Palomar Airport Road): 10’ Interior Side: 5’ Rear: 10’ Front (Palomar Oaks Way): Approximately 95’ at closest point with landscaping. Street Side (Palomar Airport Road): Approximately 100’ at the closest point Interior Side: Approximately 60’ at closest point Rear: Approximately 285’ at closest point Yes GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 13 Coastal/HMP Wetland Buffer Wetland Buffer 50’ from riparian area per HMP. Wetland Buffer Buildings are approximately 98’ at closest point. Yes. Application of the 50’ buffer from riparian areas is discussed in detail within the Coastal and HMP Sections of the report. Lot Coverage 60% 12.8% Yes Building Height 35’ Buildings 1 - 9 35’ Yes As summarized in Table F below, the proposed residential apartment project is consistent with the parking requirements pursuant to Chapter 21.44 of the parking ordinance. TABLE F – PARKING ANALYSIS USE RATIO REQUIRED PROPOSED COMPLY? Residential Apartments. One bedroom: 1.5 space/unit, one of which must be covered Two or more bedrooms: 2 spaces/unit, one of which must be covered Guest parking: .25 spaces/unit, which may be covered or uncovered One bedroom: 96 units = 144 spaces Two or more bedrooms: 96 units = 192 spaces Guest parking: 192 units = 48 spaces Total Required: 384 spaces (168 covered) 384 spaces (203 covered) Yes Required Residential Parking Located no more than 150 feet from unit entry. Market Rate Resident Spaces 264 resident spaces < 150 feet. Affordable Units Resident Spaces Market Rate Resident Spaces 264 spaces < 150 feet. Affordable Units Resident Spaces* Yes* * Standards Modification is requested for proposed parking location of GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 14 USE RATIO REQUIRED PROPOSED COMPLY? 72 resident spaces < 150 feet. 42 spaces < 150 feet (each unit has a space within 150 feet). 7 spaces < 300 feet. 23 spaces < 730 feet. Avg – 570 feet / Farthest – 730’ 72 Total spaces affordable units as described in Section F below. Required Visitor Parking Located no more than 300 feet from unit entry. Market Rate Visitor Spaces 37 resident spaces < 300 feet. Affordable Units Visitor Spaces 11 visitor spaces < 300 feet. Market Rate Visitor Spaces 37 spaces < 300 feet. Affordable Units Visitor Spaces* 11 visitor spaces > 300 feet. Avg – 805’ / Farthest – 880’ Yes * * Standards Modification is requested for proposed parking location of affordable units as described in Section F below. C. Local Coastal Program and Coastal Resource Protection Overlay The project site is located within the Mello II Segment of the Local Coastal Program, within the appealable jurisdiction of the California Coastal Commission, and the project's LCPA requires approval by the Coastal Commission after city approvals are obtained. The site is also located within and subject to the Coastal Resources Protection Overlay Zone. A six week notice of intent of a land use change in the Coastal Zone was filed with the California Coastal Commission and ran from October 2, 2020 to November 13, 2020. A Local Coastal Program Amendment may be approved if it conforms with Coastal Act policies and applicable policies of the Mello II Segment that are not being amended. The project’s compliance with each of the applicable Local Coastal Program policies, programs and ordinances is discussed below: 1. Mello II Segment of the Certified Local Coastal Program and all applicable policies The project is located in the Mello II Segment of the Local Coastal Program. The project site is proposed to have a Local Coastal Program Land Use designation of Residential (R-30) consistent with the proposed General Plan Land Use designation and Zoning for the site. Additionally, the Open Space (OS) Local Coastal Program Land Use designation would move to accommodate development of a required emergency access/bridge at the northwest corner of the site and preserve on-site habitat and habitat buffer areas not currently designated as Open Space. The project is further consistent with the policies of the Coastal Act, in that a) the site is geologically stable; b) the project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 15 increased urban runoff, pollutants, and soil erosion; c) the project does not preclude any recreational opportunities or shoreline access as the property; d) the development does not obstruct views of the coastline as seen from public lands or public rights-of-way; and e) the project is consistent with the Habitat Management Plan and, as conditioned and discussed in this report, will protect sensitive biological resources. Wetland Buffer – Consistency with Policy 3-1.12 Per the approved Local Coastal Program, the site is identified as having a wetland, which requires a 100-foot wetland buffer. However, the native habitat on-site primarily consists of riparian habitat southern willow scrub. Per the City of Carlsbad Guidelines for Riparian and Wetland Buffers (2010) southern willow scrub is identified as a riparian habitat. Therefore, the 50-foot riparian buffer has been applied as the appropriate buffer width for this site. Per Policy 3.1-1.12 a reduction in the buffer widths for a site (i.e. 100-foot reduced to 50-foot) is permitted provided sufficient information is provided (i.e. Biological Technical Report), appropriate planting and fencing is provided, and the California Department of Fish and Wildlife, the U.S. Fish and Wildlife Service, and the Coastal Commission staff are consulted in such buffer determinations. The California Department of Fish and Wildlife, U.S. Fish and Wildlife Service and the Coastal Commission staff have been consulted with and have agreed to the application of the 50-foot buffer for the site. 2. Coastal Resource Protection Overlay Zone The project is consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203) in that the project will adhere to the city's Master Drainage Plan, Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management Program (JRMP) to avoid increased urban runoff, pollutants, and soil erosion. Habitat impacted by the project is being mitigated according to the mitigation standards of the Habitat Management Plan. In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, or liquefaction. As discussed in the preliminary drainage study prepared by Fuscoe Engineering, March 2019, flood elevations are not significantly increased with the construction of the project and the residential buildings are not subjected to a 100-year flood. 3. Coastal Act Section 30233 of the Coastal Act Section 30233 of the Coastal Act provides for limited impacts to riparian areas where there is no feasible less environmentally damaging alternative, and where feasible mitigation measures have been provided to minimize adverse environmental effects. The project involves 0.08 acre of unavoidable impact to riparian habitat and 0.01 acre of impact to open water to construct a secondary vehicular access. Pursuant to Carlsbad Fire Department requirements, any new development (regardless of land use or scale) would require a secondary access road. The secondary access road would only to be used as an Emergency Vehicle Access Road (EVA) and not as a full-time secondary access road. As such, potential impacts to Encinas Creek from daily traffic use would be minimized. Due to the identified public safety concern and Fire Department requirements, removal of the secondary access road from the project to avoid wetland impacts is not feasible. Various design alternatives were considered for the secondary access road during project planning and design. The GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 16 proposed bridge design minimizes direct impacts to the extent practicable. The proposed secondary access road alignment is the least environmentally damaging feasible alternative. All mitigation for impacts to the riparian habitat will occur on site as discussed in the Habitat Management Plan section of the staff report. As such, wetlands impacts resulting from construction of the secondary access road are allowable as an incidental public safety purpose and the project is consistent with Section 30233 of the Coastal Act. Section 30250 of the Coastal Act Section 30250 of the Coastal Act requires new development to be concentrated in existing developed areas where it can be accommodated without adverse impacts to coastal resources. Section 30253(d) requires new development to minimize energy consumption and vehicle miles traveled. Concentrating development in existing developed areas provides more opportunities for people to live near places they work and recreate, such as the beach, and, thereby, reduces impacts to coastal resources. Impacts to roads and vehicle miles traveled would be reduced by having a more dense stock of housing located closer to employment and recreational opportunities within the Carlsbad coastal zone. Also, by having a higher density residential project in an existing developed area, it places more people in a single location so that public transit service is facilitated, which then again aids in reducing the number of cars on streets and thus reduces impacts to coastal resources and public access. Siting dense development in urbanized areas reduces urban sprawl, and furthermore reduces the pressure to extend development into adjacent undeveloped areas, which may contain sensitive coastal resources. Section 30252 of the Coastal Act The Coastal Act prioritizes the protection of public access to the coast and, in Section 30252, specifically identifies adequate parking as an important component of new development. The Coastal Commission enforces minimum onsite parking standards for new development in order to protect public beach parking for members of the public who wish to access the coast. The applicant has proposed 384 parking spaces for the proposed 192-unit residential development. Public transportation options are readily available within the project vicinity. Bus stops for Route 445, serving the Poinsettia COASTER station and Palomar College, are located at the intersection of Palomar Airport Road / Palomar Oaks Way. The project would also create connectivity to a bike path along Palomar Airport Road, providing an additional nonautomotive transportation option. D. Subdivision Ordinance (CMC Title 20) Land Development Engineering has reviewed the proposed Minor Subdivision and has concluded that the subdivision, as conditioned, complies with all applicable requirements of the Subdivision Map Act and the City’s Subdivision Ordinance (Title 20). The project complies with all major subdivision design criteria including provision of public access, required street frontage, and minimum lot area. The project is consistent with and satisfies all requirements of the General Plan and Title 21. The project is conditioned to install all infrastructure improvements concurrent with development. The developer will also be required to install street and utility improvements for the proposed private street, including but not limited to curbs, gutters, sidewalk, parkway, speed cushions, fire hydrants, streetlights and sewer, water, and drainage facilities. General utility and access easements will be dedicated by separate recorded document allowing for the construction of sewer and water facilities. The proposed subdivision would GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 17 provide all necessary facilities and improvements without producing land conflicts; therefore, the project is consistent with the Subdivision Ordinance. E. McClellan-Palomar Airport Land Use Compatibility Plan The project site is located within McClellan-Palomar Airport’s Airport Overflight Notification Area and Review Area 1 of the AIA, as defined in the Airport Land Use Compatibility Plan (ALUCP) by the San Diego County Regional Airport Authority. According to the ALUCP, the northeastern portion of the project site is located within Airport Safety Zone 3 – Inner Turning Zone, while the remainder of the project site is located within Safety Zone 6 – Traffic Pattern Zone. Within Safety Zone 6, new residential development is considered compatible, and there is no limit on an acceptable density. In Safety Zone 3, new residential development is limited to no more than 16 DU/AC or 130 people. Approximately 1.72 acres of the western portion of the site overlaps with Zone 3 and one building, Building D, is in this area. As such, Zone 3 would include approximately seven DU/AC. According to the ALUCP, new residential development at a density of more than four DU/AC but no more than 13 DU/AC is conditionally compatible. On October 1, 2020, the ALUC determined that the proposed project is consistent with the McClellan-Palomar ALUCP. Based on the ALUC’s consideration of four compatibility factors and their associated policy objectives as they relate to noise, safety, airspace protection, and overflight, the following summarizes the ALUC’s consistency determination as it relates to each of these factors: 1. Based on a review of Exhibit III-1 from the ALUCP (2011), the proposed project lies outside the 60 decibel Community Noise Equivalent Level (dBCNEL) and within the 60-65 and 65-70 dB CNEL noise exposure contours. The ALUCP identifies residential uses located outside the 60 dB CNEL noise contour as compatible and within the 60-65 dB CNEL noise contour as conditionally compatible with airport uses, provided that the residences within the 60-65 dB CNEL noise contour are sound attenuated to 45 dB CNEL interior noise level. The ALUCP identifies residential uses located within the 65-70 dB CNEL noise contour as incompatible with airport uses, and none of the proposed project residences are located within the portion of the project site within the 65-70 dB CNEL noise contour. Therefore, as a condition of project approval, the residences within the 60-65 dB CNEL noise contour must be sound attenuated to 45 dB CNEL interior noise level. 2. The proposed project is located within Safety Zones 3 and 6. The ALUCP identifies residential uses located within Safety Zone 3 as conditionally compatible with airport uses, provided that the project does not exceed 16 dwelling units per acre; complies with clustering requirements not exceeding 20 dwelling units per net acre within any single acre of area; and, for densities more than 4 but less than or equal to 8 dwelling units per acre, provides at least 10% of the site within the zone as open land as defined by the ALUCP. The project proposes 6.25 units per acre within Safety Zone 3; does not exceed 20 dwelling units per net acre within any single acre of the site within the zone; and provides more than 10% of the site within the zone as open land as defined by the ALUCP, and therefore complies with the Safety Zone 3 limitation. The ALUCP identifies residential uses located within Safety Zone 6 as compatible with airport uses. 3. The proposed project is in compliance with the ALUCP airspace protection surfaces because a determination of no hazard to air navigation has been issued by the FAA. 4. The project site is located within Airport Overflight Notification Area (Review Area 1) of the AIA for Palomar Airport. Residential properties located in an overflight notification area may be subject to some of the annoyances or inconveniences associated with their proximity to airport operations. The GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 18 ALUCP requires that a means of overflight notification be provided for new residential land uses. Therefore, as a condition of project approval, the project has been conditioned to record a notice informing future residents that the property is subject to overflight, sight and sound of aircraft operating from the airport. F. Inclusionary Housing Ordinance (CMC Chapter 21.85) and Site Development Plan (CMC Chapter 21.06) The Inclusionary Housing regulations, specifically CMC Chapter 21.85, shall apply to any new construction of residential units. A Site Development Plan (SDP) is required for inclusionary housing projects. Pursuant to CMC Section 21.85.030, the standard requirement is that not less than 15% of the total units approved shall be constructed and restricted both as to occupancy and affordability to low-income households earning 80% or below the San Diego County Area Median Income (AMI). However, as discussed in the General Plan Section above, the city has required in exchange for allocation of units from the EDUB for sites that changed to residential land use or received increased density that a minimum of 20% of the total housing units on the site of the residential development as affordable to low income households earning up to 80% of the San Diego County Area Median Income. In this case, the developer is providing a deeper level of affordability than the 80% AMI required and a greater number of affordable units than the 20% minimum. In exchange for the land use change from light industrial to residential, the developer is conditioned to enter into an affordable housing agreement with the city pursuant to CMC Section 21.85.140 to provide at least 20% of the total units as affordable housing. The project will provide 22% of the units, or 42 units, as affordable housing units to lower income households ranging from 35% to 70% of the San Diego County Area Median Income, as identified in Table “B” above. The project will receive an allocation of the 192 residential units out of the city’s EDUB for the Southwest Quadrant of the city. The project is also requesting an offset (i.e. standards modification) from the parking standard in CMC Section 21.44.060 Table C requiring that resident parking be located no more than 150 feet as measured in a logical walking path from the entrance to the unit and that visitor parking be located no more than 300 feet as measured in a logical walking path from the entrance to the unit. The request to withdraw units from the EDUB and the standards modification request are discussed below. Units from Excess Dwelling Unit Bank In exchange for providing a deeper level of affordability than the 80% AMI required and a greater number of affordable units than the 20% minimum (i.e. applicant is providing 22% of the units, or 42 units, as affordable housing units to lower income households ranging from 35% to 70% of the San Diego County Area Median Income) the applicant is requesting 192 residential units out of the city’s excess dwelling unit bank for the Southwest Quadrant of the city. As of December 30, 2020, a total of 1,127 units are allocated to the Southwest Quadrant and 183 dwelling units remain in the city’s excess dwelling unit bank. Therefore, at this time, there are not enough dwelling units in the EDUB for the project (currently 183 units are in the EDUB and the project requires 192 units). However, there are other projects being processed that may deposit sufficient units in the EDUB prior to the West Oaks project’s consideration by the City Council. However, in the event there are still insufficient units in the EDUB when this project is considered by the City Council, the City Council will be asked in association with the Housing Element update to restore the excess dwelling units that the City Council removed from the EDUB in 2002 in order to allow for the provision of necessary housing units per the Housing Element, and specifically for the development of this project. Offset (standards modification) from Parking Standard GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 19 Standards modifications are allowed per CMC Section 21.85.100 as an “offset” to developers when necessary to enable residential projects to provide greater affordability in excess of the requirements of the Inclusionary Housing Ordinance. In this case, the applicant is requesting a standards modification from the parking standard in CMC Section 21.44.060 Table C requiring that resident parking be located no more than 150 feet as measured in a logical walking path from the entrance to the unit and that visitor parking be located no more than 300 feet as measured in a logical walking path from the entrance to the unit. The required parking for the affordable units (building 1 and 2) does not meet the standards as the location of these buildings are at a narrow portion of the site, sandwiched between habitat buffer setbacks that preclude parking within the setback areas, which makes it infeasible to locate all of the required parking for the affordable units within the specified distances. The development of additional parking within the habitat buffers is prohibited per the Local Coastal Program as summarized in Section C above. Therefore, the parking is proposed outside these buffer areas at a greater distance than required per the parking ordinance (i.e. greater than 150 for affordable unit residents and 300 feet for affordable unit visitors) to ensure no new development occurs within the habitat buffers. The project meets all necessary findings for approval of the SDP in that the proposed multiple-family residential use will not be detrimental to existing uses or to uses specifically permitted in the area in which the use is located. Multiple-family residential is a use permitted within the proposed Residential Density- Multiple (RD-M) Zone and is compatible with the other residential and light industrial office uses adjacent to the project site. The 192 unit multiple-family residential project will not adversely impact the site, surroundings, or traffic circulation in that the existing surrounding streets have adequate capacity to accommodate the 1,152 Average Daily Trips (ADT) generated by the residential project. The project complies with all minimum development standards of the Carlsbad Municipal Code, including but not limited to the RD-M Zone with the requested standards modification for the affordable housing. The project is also adequately parked onsite and does not result in any environmental impacts. The city’s Housing Policy Team recommended approval of the request on January 29, 2019. The applicant has been conditioned to satisfy the inclusionary housing requirement for lower-income households by entering into an Affordable Housing Agreement prior to final map approval. By entering into the agreement prior to final map approval, the applicant is providing its fair share of housing affordable to lower income households, and therefore is consistent with the Inclusionary Housing Ordinance. G. Habitat Management Plan (CMC Chapter 21.210) The City of Carlsbad has an adopted Habitat Management Plan (HMP), which is a comprehensive, citywide, program to identify how the city, in cooperation with the federal and state wildlife agencies, can preserve the diversity of habitat and protect sensitive biological resources within the city while allowing for additional development consistent with the City’s General Plan and its Growth Management Plan. Hardline Preserve Area The HMP identifies the northwest corner of the site as Existing Hardline Preserve Area. Additionally, the area along the northern portion of the site that encompasses Encinas Creek, excluding existing utility easements, is also Hardline Preserve Area which was added to the HMP as a result of an equivalency determination approved by the U.S. Fish and Wildlife Service and California Department of Fish and Wildlife on December 15, 2020. The proposed subdivision and land use change will create two Open Space lots (Open Space Lots 1 and 2) that follow the boundaries of these two Hardline Preserve Areas, including existing utility easements. Consistent with the HMP and CMC Section 21.210.040 these Hardline GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 20 Preserve Areas will be designated as biological open space and preserved in such designation in perpetuity. 20-Foot Upland Buffer A Hardline Preserve Area containing sensitive native habitat is also present off-site along the entire southern portion of the site. Per the HMP, a 20-foot buffer is required between the development and sensitive upland native vegetation within the Coastal Zone. This 20-foot upland buffer extends along the entire southern and westerly edge of the site. A combination of fencing and wall will be added along the southern property line to prevent access to the upland habitat areas. The only development located within the 20-foot upland buffer areas are the existing road, proposed landscape, proposed fencing to protect the habitat from unauthorized access, and a portion of the proposed emergency access road/bridge. Other than the required emergency access road, there is no new development impact within the 20-foot upland buffer. Per the HMP the proposed emergency access road/bridge are analyzed as an impact, which can be mitigated through on-site habitat preservation as discussed in the Habitat Mitigation section below. 50-Foot Wetland Buffer As discussed within Section C above, the 50-foot riparian buffer has been applied as the appropriate buffer width for this site consistent with Policy 3.1-1.12. The HMP requires a 50-foot riparian buffer between development and riparian vegetation within the Coastal Zone. Consistent with the HMP, the riparian buffer will be restored to native habitat as required per a revegetation plan. Fencing will be added to prevent unauthorized access into riparian and riparian buffer areas. A portion of the 50-foot buffer extends into West Oaks Way. This on-site road is a pre-existing condition from a previously approved subdivision project. The road contains regional utilities and cannot be relocated to accommodate the full 50-foot buffer. Nonetheless, the proposed buffer is deemed adequate to protect the adjacent habitat. The only development located within the riparian buffer areas are the existing road, proposed habitat restoration, proposed fencing to protect the habitat, and the emergency access road/bridge that is required for development of the site and is mitigated through on-site habitat preservation as discussed below. The majority of the 50-foot buffer is located within the proposed open space lots. A pedestrian trail is proposed adjacent to a portion of the 50-foot buffer/open space lot that would allow persons to see the restored habitat area. Trail fencing and signage will preclude people from passing beyond the trail into the habitat as required per the HMP. Habitat Mitigation A Biological Resources Technical Report for the project was prepared by Dudek (August 2019). The report identifies habitat mitigation that is required for the projects’ impacts to southern willow scrub, open water, coastal sage scrub, and disturbed land. The HMP identifies mitigation ratios for impacts to habitat types identified as sensitive (e.g. southern willow scrub, open water, coastal sage scrub), and furthermore allows for impacts to disturbed lands (Group F Habitat) to be mitigated through the payment of an in-lieu mitigation fee. The Coastal Zone Standards in the HMP require that there be no net loss of sensitive vegetation communities/resources within the Coastal Zone. Thus, substantial restoration (i.e. creation of new habitat) must account for at least 1:1 of the mitigation. In addition, within the Coastal Zone, the HMP requires that all mitigation be provided through purchase of off-site land or through on-site restoration as outlined in the HMP. To comply with the HMP, the project proposes on-site restoration of impacts to GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 21 all sensitive habitat and the payment of an in-lieu mitigation fee for impacts to disturbed lands as summarized in Table “G” below. TABLE G – HABITAT MITIGATION PER HMP VEGETATION COMMUNITY IMPACT REQUIRED MITIGATION PROPOSED MITIGATION COMPLY with HMP? Group A Southern Willow Scrub 0.08 acres 3:1 restoration with minimum 1:1 new habitat = .24 acres restoration (minimum .08 acres of new habitat) 0.24 acres restoration (minimum 0.08 acres of new habitat) Yes Open Water 0.01 acres 3:1 restoration with minimum 1:1 new habitat = .03 acres restoration (minimum .01 acres of new habitat) 0.03 acres restoration (minimum 0.01 acres of new habitat) Yes Group C Coastal Sage Scrub -Coyote Brush 0.02 acres 2:1 restoration with minimum 1:1 new habitat = .04 acres (minimum .02 acres of new habitat) 0.04 acres (minimum 0.02 acres of new habitat) Yes Group F Disturbed Land 6.26 acres In-Lieu Mitigation Fee In-Lieu Mitigation Fee Yes As a project mitigation measure (BIO-5), habitat restoration (i.e. creation and restoration) totaling 0.24 acres of jurisdictional southern willow scrub, 0.03 acres of open water, and 0.04 acres of coastal sage scrub shall be provided. The habitat restoration will be designed through preparation of a Conceptual Restoration Plan to be reviewed and approved by the City Planner, in consultation with the USFWS, CDFW, and the CCC. Additionally, a restrictive covenant will be recorded over the open space lots to ensure habitat preservation and restoration in perpetuity. In order to identify how the habitat area will be managed and maintained, a Preserve Management Plan (PMP) and property analysis record (PAR) will be submitted to the Planning Division. The PAR will identify the amount required for the developer to establish a non-wasting endowment to secure the ongoing funding for the perpetual management, maintenance, and monitoring of the biological conservation area by an agency, non-profit organization, or other entity approved by the City of Carlsbad. As a condition of approval, impacts to disturbed land will be mitigated through the payment of an in-lieu mitigation fee. H. Growth Management (CMC Chapter 21.90) – Zone 5 Local Facilities Management Plan The Growth Management Chapter of the city’s Zoning Ordinance is intended to ensure that development is consistent with the General Plan and that adequate public facilities are provided concurrent with growth within the city. Pursuant to the city’s Growth Management Program (GMP) and Chapter 21.90 of the Carlsbad Municipal Code, the city is organized into 25 zones; the project is located in Zone 5. The city’s GMP requires the preparation of Local Facilities Management Plans (LFMPs) for each of the 25 management zones. The LFMPs implement the provisions of the city’s GMP by phasing all development and public facility needs in accordance with the GMP performance standards. A Local Facilities GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 22 Management Plan (LFMP) has been previously prepared for Zone 5 pursuant to the requirements of the Growth Management Ordinance, Chapter 21.90 of the Municipal Code. The project will be in compliance with the required performance standards by satisfying the conditions listed in the LFMP, so no revisions to the LFMP for Zone 5 are required. The facility demands of the build out of Local Facilities Management Zone 5 were based on a projection of future development within the zone. Table “H” below summarizes the anticipated development within Zone 5 compared to the proposed project. TABLE H – EXISTING AND PROPOSED DEVELOPMENT LAND USE DEVELOPMENT ASSUMPTION PROPOSED PROJECT NET CHANGE Industrial 20,870,878 sq. ft. 0 sq. ft. 0 sq. ft. Commercial 1,325,421 sq. ft. 0 sq. ft. 0 sq. ft. Residential 0 dwelling units (du) 192 du + 192 du When Zone 5 was originally prepared it was estimated that there would be 20,870,878 square feet of Industrial/Office and 1,325,421 square feet of Commercial and zero residential development. As can be seen in the latest City of Carlsbad Growth Projections (dated March 23, 2018) for Zone 5, the projected buildout scenario is significantly less with 7,529,997 square feet of Industrial/Office, 2,498,020 square feet of Commercial and 467 residential units. Therefore, there is no increase in the development intensity within Zone 5 as a part of the proposed land use change over what was assumed within the zone. In fact, the overall intensity of development within Zone 5 is significantly less than what was planned for the zone. All performance standards will be met prior to any future development within Zone 5 as demonstrated in Table “I” below. TABLE I – LFMP ZONE 5 SUMMARY STANDARD IMPACTS COMPLIANCE W/STANDARDS City Administration 679 sq. ft. Yes Library 362 sq. ft. Yes Waste Water Treatment 192 EDUs Yes Parks 1.34 Acres Yes Drainage Existing: 62.6 CFS, Basin C Proposed: 61.5 CFS, Basin C Net decrease: 1.1 CFS, Basin C Yes Circulation Proposed: 1,152 ADT Yes Fire Station No. 4 Yes Open Space N/A Yes Schools: Carlsbad Unified School District Carlsbad (E= 22.5/M= 11.9/HS = 15.1) Yes: School Fees Sewer 192 EDUs Yes Water 48,000 GPD Yes GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 23 As identified above, all facilities to serve the project are adequate and no significant impacts have been identified with public facilities. Under Growth Management, there are a specific number of dwelling units designated to be built in each of the city’s four quadrants (called the “cap”). As of December 30, 2020, a total of 1,127 dwelling units are available in the Southwest Quadrant and 183 dwelling units remain in the excess dwelling unit bank (EDUB). The project proposes to reduce the number in the Southwest Quadrant and EDUB by 192 dwelling units for the proposed Residential (R-30) density site. Therefore, given that there may not enough dwelling units in the EDUB for the project (currently 183 units are in the EDUB and the project requires 192 units) if other projects being processed do not deposit sufficient units in the EDUB prior to the West Oaks project’s consideration by the City Council, the City Council will be asked to allocate units from the City Council Reserved Excess Dwelling Units for the development of the project. With the allocation of units from either projects depositing units in the EDUB or the City Council Reserved Excess Dwelling Units the citywide and quadrant dwelling unit limits will not be exceeded as a result of the proposed project. IV. ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. The environmental impact assessment identified potentially significant impacts to Biological Resources, Cultural Resources, Geology/Soils, Noise, and Tribal Cultural Resources. Mitigation measures were incorporated into the design of the project or are included in the Mitigation Monitoring and Reporting Program such that all potentially significant impacts will be mitigated to below a level of significance. A Notice of Intent (NOI) to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper and sent to the State Clearinghouse (SCH#2020079011) for public review. The requisite 30-day public review period for the MND occurred from July 7, 2020 to August 6, 2020. The Draft MND was available for review electronically on the State Clearinghouse’s CEQAnet website. The NOC also advised that a CD or a hard copy would be made available on request by contacting the project planner. The Draft MND was also published on the City's website at http://www.carlsbadca.gov/services/depts/planning/agendas.asp. In response to the NOI for the MND, six comment letters/emails were submitted prior to the close of the public review period. As a result of comments received on the MND and subsequent related discussions, an Addendum to the MND was prepared that includes minor revisions to Mitigation Measures CUL-2, CUL-7, CUl-11, and CUL- 12, to further specify appropriate tribes with whom the project applicant can select for monitoring onsite excavation. Mitigation Measure NOI-2 has been revised to further clarify the elevated noise environmental disclaimer. These revisions have no new significant environmental effects not analyzed in the previously circulated MND, and none of the circumstances requiring recirculation or a subsequent MND under CEQA Guidelines Section 15162 exist. The Addendum is included within the Final MND, Attachment 1. Responses to comment letters that address an environmental issue under CEQA are contained in the Final MND, and were sent to each commenting individual, organization or agency. Where a nonenvironmental inquiry was raised or suggestion made, responses to those comments are provided within Attachment 7 and were also sent to each commenting individual. The response transmittal letter also provided notice of availability of the Final MND. The Final MND includes a Mitigation Monitoring and Reporting Program GPA 16-04/ZC 16-03/LCPA 16-04/ SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005 (DEV13018) – WEST OAKS January 20, 2021 Page 24 (MMRP) and Addendum. The MMRP and Addendum is also attached to Planning Commission Resolution No. 7395 for the MND. The analysis contained in the MND concluded that all significant impacts would be mitigated to below a level of significance. ATTACHMENTS: 1.Planning Commission Resolution No. 7395 (MND) 2.Planning Commission Resolution No. 7396 (GPA 16-04/ZC 16-03/LCPA 16-04AMENDMENT) 3.Planning Commission Resolution No. 7397 (SDP 16-20/CDP 16-31/HMP 16-04/MS 2018-0005) 4.Location Map 5.Disclosure Statement 6.Reduced Exhibits 7.Responses to non-environmental comments 8.Full Size Exhibits “A” – “KKK” dated January 20, 2021 PALOMARAIRPORTRD SAPPHIREDR WESTOAKS WY PA L OMAROAKSWY RUBYWYTURQUOISEDRWI L L OWPLWRIGH T P L PRIVATE D Y COBBLESTONEDRGPA 16-04 / ZC 16-03 / LCPA 16-04 LFMP 87-05(F) / SDP 16-20 / CDP 16-31 / SUP 2017-0005 HMP 16-04 / MS 2018-0005 (DEV13018) West OaksSITE MAP SITE E L C AMINO R E A LLA COSTA AV A L G A R DCARLSBAD BL ATTACHMENT 4 NOT TO SCALE ATTACHMENT 5 {"city of Carlsbad DISCLOSURE STATEMENT P-1(A) Development Services Planning Division 1635 Faraday Avenue (760) 602-4610 www.carlsbadca.gov Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, fi rm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE, LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 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 Lance Waite Title Principle Address 2235 Encinitas Blvd. Suite 216 Encinitas. CA 92024 Corp/Pa rt Tho Carlsbad Wcstoaks Project Owner, LLC, a Delaware limitod liability company Title Owner Address 2235 Encinitas Blvd. Suite 216 Encinitas, CA 92024 2. OWNER (Not the owner's agent) P-1(A) Provide the COMPLETE, LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e., partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, titles, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person (See attached) Title ------------ Address __________ _ Corp/Pa rt The Car1sbad Westoaks Pfoject Owner. LLC, a Delaware limited lleb!lity company Title ______________ _ Address 2235 Encinitas Blvd. Suite 216 Encinitas, CA 92024 Page 1 of 2 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_________ Non Profit/Trust _________ _ 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. all the above information is true and correct to the st of my knowledge. Print or type name of owner Greg L. Waite 8/24/2016 Print or type name of owner/applicant's agent The Carlsbad Westoaks Project Owner, LLC, a Delaware limited liability company By: KPMW Integral, LLC, its Managing Member By: Lance Waite, Authorized Representative P-1 (A) Page 2 of 2 Revised 07/10 Attachment to Disclosure Statement P-l(A): l. KPMW Integral, LLC, a California limited liability company 888 San Clemente Drive, Suite 100 Newport Beach, CA 92660 2. Forest Lane Integral, LLC, a California limited liability company 1100 Glendon Ave., Suite 1140 Los Angeles, CA 90024 3. Rockport Investments, LLC, a California limited liability company 888 San Clemente Drive, Suite 100 Newpo1t Beach, CA 92660 5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020SHEET INDEXA-TSSHEET INDEXARCHITECTURAL PLANSA-SP1 SITE PLANA-SP2 ENLARGED SITE PLANA-SP3 ENLARGED SITE PLANA-SP4 PARKING DISTRIBUTION PLANA-1FLOOR PLANSA-2FLOOR PLANSA-3BLDG A COMPOSITEA-4BLDG A ELEVATIONSA-5BLDG B COMPOSITEA-6BLDG B ELEVATIONSA-7BLDG B ALT ELEVATIONSA-8BLDG C COMPOSITEA-9BLDG C ELEVATIONSA-10BLDG D COMPOSITEA-11BLDG D ELEVATIONSA-12BLDG E COMPOSITEA-13BLDG E ELEVATIONSA-14LEASING/REC PLANSA-15LEASING/REC ELEVATIONSA-16TRASH ENCLOSUREA-17SITE PERSPECTIVESA-18SITE PERSPECTIVESA-19VISUAL SIMULATIONSA-20VISUAL SIMULATIONSA-21SITE SECTIONA-22NOISE MITIGATION EXHIBITCIVIL PLANS1TITLE SHEET2DETAILS SHEET3CONSTRAINTS MAP4TENTATIVE MAP5PRELIMINARY GRADING PLAN6PRELIMINARY GRADING PLAN7PRELIMINARY GRADING PLAN8UTILITY LAYOUT9UTILITY LAYOUT10UTILITY LAYOUT11UTILITY LAYOUTLANDSCAPE PLANS01LANDSCAPE CONCEPT PLAN02LANDSCAPE CONCEPT PLAN03PLANTING LEGEND, DETAILS AND ELEVATIONS04LANDSCAPE ENLARGEMENTS05LANDSCAPE WATER USE EXHIBIT06LANDSCAPE WATER USE EXHIBIT07LANDSCAPE WATER CONSERVATION EXHIBIT08LANDSCAPE WATER CONSERVATION EXHIBIT09LANDSCAPE WATER CALCULATIONS10LANDSCAPE MAINTENANCE EXHIBIT11LANDSCAPE MAINTENANCE EXHIBIT12UTILITY EASEMENT PLAN13UTILITY EASEMENT PLAN14LANDSCAPE LIGHTING PLAN15LANDSCAPE LIGHTING PLAN SITE PALOMAR AIRPORT RD PALOMAROAKS WAY5 AVIARA PKWYEL CAMINO REALBENCHBENCHXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X XX X X X X X X X X X X X BENCHBENCH10 2 5 16 9 6 1 3 4 4 2 8 13 3 3 14 11 5 15 7 14 15 17 17 17 12 12 4 13 11 10 11 18 18 4 14 11 4 LOT 3 (6.66 AC) LOT 4 (1.67 AC) PRIVATE DRIVEWAY PALOMAROAKS WAYPALOMAR AIRPO R T R O A D LOT 1 (3.76 AC) LOT 2 (0.43 AC) 133.50TW130.00FS 138.00TW131.00FS134.50TW128.55FS 13.98'14.28' 11.71' 13.63' 51.15' 23.51' 20.67'12.17'5.96'7.00'7.00'4.00'1 0 . 0 0 '15.00'19 5 B 6 B 7 B 8 D 9 B4 C3 B 2 A 1 E 7.00'6.33'5. 9 3 '12.52'7. 3 0 '7.00'13.93'7.06'12.03'14.22'24.00'24.00'24.00'24.00'24.00'32. 0 0 '24.00'24.00'2 4 . 0 0 ' 2 4 . 00 '24.00'24.00'8.00'TYP. TYP. TYP. 24.00'8.00 ' 9.00'19.00'20 20 21 21 8.50'20.00'10.00'10.00' 0 60 120 180 PROJECT SUMMARY 3 STORY LOFTS RESIDENCES 192 HOMES GROSS AREA 12.53 ACRES DEVELOPABLE AREA 7.80 ACRES DENSITY 24.6 DU/AC APN 212-110-01,-02,-03,-04,-05,-06,-07,-08, 212-040-26 EXISTING ZONING P-M (PLANNED INDUSTRIAL) PROPOSED ZONING RD-M (RESIDENTIAL DENSITY-MULTIPLE) EXISTING LAND USE PI (PLANNED INDUSTRIAL) PROPOSED LAND USE R-30 (RESIDENTIAL) LOCAL COASTAL PROGRAM MELLO II SEGMENT LOTS PROPOSED 4 LOTS UNDEVELOPABLE AREA 4.73 AC PARKING 384 SPACES BLDG COVERAGE 12.8% LANSCAPE AREA 23% STORAGE 18,000 CUBIC FEET WATER & SEWER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT SCHOOL DISTRICT CARLSBAD UNIFIED SCHOOL DISTRICT DRAINAGE DISCHARGE 73 CFS MASTER DRAINAGE BASIN ENCINAS LEGAL DESCRIPTION: LOTS 1 THROUGH 7 OF CARLSBAD TRACT NO. 82-04 PALOMAR OAKS. IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 11358, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, OCTOBER 23, 1985. IN ADDITION, THAT PORTION OF THAT CERTAIN PARCEL OF LAND SHOWN AND DESIGNATED AS "DESCRIPTION NO. 3, 78.07 ACRES" ON RECORD OF SURVEY MAP NO. 5715, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 19, 1960, BEING A PORTION OF LOT "G" OF THE RANCHO AGUA HEDIONDA, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA, ACCORDING TO MAP NO. 823, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 16 1896. PARKING REQUIRED MARKET RATE 72 X 1.5 = 108 SP 78 X 2.0 = 156 SP GUEST 150 X .25 = 37.5 SP SUBTOTAL 301.5 SP AFFORDABLE 24 X 1.5 = 36 SP 18 X 2.0 = 36 SP GUEST 42 X .25 = 10.5 SP SUBTOTAL 82.5 SP TOTAL REQUIRED 384 SP (192 COVERED) PARKING PROVIDED MARKET RATE PERPENDICULAR 285 SP PARALLEL 16 SP SUBTOTAL 301 SP AFFORDABLE PERPENDICULAR 54 SP PARALLEL 29 SP SUBTOTAL 83 SP* TOTAL 384 SP (203 COVERED) *AFFORDABLE CONCESSION: 42 SP < 150' WALKING DISTANCE 41 SP > 300' WALKING DISTANCE BUILDING MIX / COVERAGE AREA GROSS SF OCC. / CONST. BLDG A 10,235 GSF 1 10,235 GSF R-2/ VA BLDG B 8,652 GSF 5 43,260 GSF R-2 / VA BLDG C 6,564 GSF 1 6,564 GSF R-2 / VA BLDG D 4,291 GSF 1 4,291 GSF R-2 / VA BLDG E 4,291 GSF 1 4,291 GSF R-2 / VA LEASING 2,705 GSF 1 2,705 GSF B / VB TOTAL 11 71,346 GSF UNIT MIX MARKET RATE 1A 1BD/1BA 789 SF 24 18,936 SF 1B 1BD/1BA 864 SF 48 41,472 SF 2A 2BD/2BA 918 SF 19 17,442 SF 2B 2BD/2BA 1,047 SF 38 39,786 SF 3A 3BD/2BA 1,138 SF 7 7,966 SF 3B 3BD/2BA 1,243 SF 14 17,402 SF SUBTOTAL 150 143,004 SF AFFORDABLE 1BD/1BA 550 SF 24 13,200 SF 2BD/2BA 750 SF 12 9,000 SF 3BD/2BA 1,020 SF 6 6,120 SF SUBTOTAL 42 28,320 SF TOTAL 192 171,324 SF SITE PLAN KEYNOTES 1 TYP. PARKING STALL(9' X 19' or 8.5' X 20') 2 PARALLEL PARKING STALL(8' X 24') 3 PROPERTY LINE 4 SDG&E EASEMENT 5 RIPARIAN BUFFER 6 REC / LEASING BUILDING 7 POOL 8 EMERGENCY ACCESS 9 HARDSCAPE PATHWAYS 10 REC AREA NVICINITY MAP (NOT TO SCALE)N11 LOT LINE 12 SETBACK LINE 13 TRASH ENCLOSURE 14 SITE FENCE 15 EXISTING RETAINING WALL 16 PROPOSED RETAINING WALL 17 CARPORTS 18 ACCESSIBLE PARKING STALL 19 AIRPORT SAFETY ZONE 20 BIKE RACK 21 10' WIDE STALL NEXT TO WALLS TRASH ENCLOSURES 1 BIN/10 DU = 20 BINS FOR 200 DU 4 BINS PER ENCLOSURE = 5 TOTAL TRASH ENCLOSURES 5256 S. Mission Road, Ste 404 Bonsall, CA 92003 760.724.1198ARCHITECTURE SCALE: APRIL 8, 2019 CARLSBAD, CA THE CARLSBAD WESTOAKS PROJECT OWNER, LLC 2235 Encinitas Blvd., Suite 216 Encinitas, CA 92024 (760)944-7511 WEST OAKS GPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKS Original Date: Revision 5: Revision 4: Revision 3: Revision 2: Revision 1: 08-22-2016 03-30-2017 08-14-2017 03-28-2018 Revision 6: 05-01-2018 06-27-2018 12-19-2018 Revision 12: Revision 11: Revision 10: Revision 9: Revision 8: 04-08-2019 Revision 13: Revision 7: CONCEPTUAL SITE PLAN A-SP1 7 B LEGEND BUILDING NUMBER BUILDING TYPE SITE PALOMAR AIRPORT RD PALOMAROAKS WAY5 AVIARA PKWYEL CAMINO REALBENCHBENCHXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXX X X XXX XXX X X X X X X X BENCHBENCH10 2 5 9 4 2 8 MATCH LINE AREA AMATCH LINE AREA BMATCH LINE AREA AMATCH LINE AREA B3 3 14 11 5 15 17 17 12 4 13 11 10 11 18 4 11 4 LOT 3 (6.66 AC) LOT 4 (1.67 AC) PALOMAR AIRPO R T R O A D LOT 1 (3.76 AC) LOT 2 (0.43 AC) 13.98' 13.63' 51.15' 23.51' 20.67'12.17'5.96'7.00'15.00'19 5 B 6 B4 C3 B 2 A 1 E 7.00'5. 9 3 '12.52'7. 3 0 '7.06'14.22'24.00'24.00'24.00'24.00'32 . 0 0 '24.00'24.00'24.00'8.00'TYP. TYP. 24.00'8.00 ' 20 0 40 80 120 SITE PLAN KEYNOTES 1 TYPICAL PARKING STALL 2 PARALLEL PARKING STALL 3 PROPERTY LINE 4 SDG&E EASEMENT 5 RIPARIAN BUFFER 6 REC / LEASING BUILDING 7 POOL 8 EMERGENCY ACCESS 9 HARDSCAPE PATHWAYS 10 REC AREA 11 LOT LINE 12 SETBACK LINE 13 TRASH ENCLOSURE 14 SITE FENCE 15 EXISTING RETAINING WALL 16 PROPOSED RETAINING WALL 17 CARPORTS 18 ACCESSIBLE PARKING STALL 19 AIRPORT SAFETY ZONE 20 BIKE RACK 21 10' WIDE STALL NEXT TO WALLS VICINITY MAP (NOT TO SCALE)N5256 S. Mission Road, Ste 404 Bonsall, CA 92003 760.724.1198ARCHITECTURE SCALE: APRIL 8, 2019 CARLSBAD, CA THE CARLSBAD WESTOAKS PROJECT OWNER, LLC 2235 Encinitas Blvd., Suite 216 Encinitas, CA 92024 (760)944-7511 WEST OAKS GPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKS Original Date: Revision 5: Revision 4: Revision 3: Revision 2: Revision 1: 08-22-2016 03-30-2017 08-14-2017 03-28-2018 Revision 6: 05-01-2018 06-27-2018 12-19-2018 Revision 12: Revision 11: Revision 10: Revision 9: Revision 8: 04-08-2019 Revision 13: Revision 7: A-SP2 NENLARGED CONCEPTUAL SITE PLAN BENCHBENCHX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXBENCHBENCH10 16 9 6 1 3 4 4 2MATCH LINE AREA AMATCH LINE AREA BMATCH LINE AREA AMATCH LINE AREA B13 3 7 14 15 17 17 12 12 11 10 18 14 4 LOT 3 (6.66 AC) PRIVATE DRIVEWAY PALOMAROAKS WAYPALOMAR AIRPO R T R O A D LOT 1 (3.76 AC)133.50TW 130.00FS 138.00TW 131.00FS134.50TW128.55FS 13.98'14.28' 11.71' 13.63' 51.15'7.00'7.00'4.00'1 0 . 0 0 '15.00'5 B 6 B 7 B 8 D 9 B4 C3 B 7.00'6.33'5. 9 3 '12.52'7. 3 0 '7.00'13.93'7.06'12.03'14.22'24.00'24.00'24.00'24.00'32 . 0 0 '24.00'24.00'2 4 . 0 0 ' 2 4 . 0 0 ' TYP. TYP. 24.00'8.00 ' 9.00'19.00'20 21 21 8.50'20.00'10.00'10.00' SITE PALOMAR AIRPORT RD PALOMAROAKS WAY5 AVIARA PKWYEL CAMINO REAL0 40 80 120 SITE PLAN KEYNOTES 1 TYPICAL PARKING STALL 2 PARALLEL PARKING STALL 3 PROPERTY LINE 4 SDG&E EASEMENT 5 RIPARIAN BUFFER 6 REC / LEASING BUILDING 7 POOL 8 EMERGENCY ACCESS 9 HARDSCAPE PATHWAYS 10 REC AREA 11 LOT LINE 12 SETBACK LINE 13 TRASH ENCLOSURE 14 SITE FENCE 15 EXISTING RETAINING WALL 16 PROPOSED RETAINING WALL 17 CARPORTS 18 ACCESSIBLE PARKING STALL 19 AIRPORT SAFETY ZONE 20 BIKE RACK 21 10' WIDE STALL NEXT TO WALLS VICINITY MAP (NOT TO SCALE)N5256 S. Mission Road, Ste 404 Bonsall, CA 92003 760.724.1198ARCHITECTURE SCALE: APRIL 8, 2019 CARLSBAD, CA THE CARLSBAD WESTOAKS PROJECT OWNER, LLC 2235 Encinitas Blvd., Suite 216 Encinitas, CA 92024 (760)944-7511 WEST OAKS GPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKS Original Date: Revision 5: Revision 4: Revision 3: Revision 2: Revision 1: 08-22-2016 03-30-2017 08-14-2017 03-28-2018 Revision 6: 05-01-2018 06-27-2018 12-19-2018 Revision 12: Revision 11: Revision 10: Revision 9: Revision 8: 04-08-2019 Revision 13: Revision 7:NENLARGED CONCEPTUAL SITE PLAN A-SP3 \ PALOMA AIRP RT RD VICINITY MAP CD I I ') I I I ) I 0~ J>: 0 ti> ~~ ~ 'SITE CARLSBAD, CA \ \ m r 0 :l' \ z 0 l ;,, m )> -r I ' THE CARLSBAD WESTOAKS PROJECT OWNER, LLC 2235 Encinitas Blvd., Suite 216 Encinitas, CA 92024 (760)944-751 I I I -----~ --... --1-_::;;;.-------_·--::...-Revision 6: 12-19-2018 Revision 5: 06-27-2018 Revision 4: 05-01-2018 Revision 3: 03-28-2018 Revision 2: 08-14-2017 Revision I: 03-30-2017 Original Date: 08-22-2016 ----------------------LEGEND BUILDING NUMBER --1--. 7 BUILDING TYPE B ' , REQUIRED PARKING DISTRIBUTION PER BUILDING BUILDING AFFORDABLE (BUILDING #1 & #2) CJ BUILDING #3 -WEST CJ BUILDING #3 -EAST/ BUILDING #4 -WEST CJ BUILDING #4 -EAST CJ BUILDING #5 -WEST CJ BUILDING #5 -EAST/ BUILDING #6 -WEST CJ BUILDING #6 -EAST/ BUILDING #7 -WEST CJ BUILDING #7 -EAST/ BUILDING #8 -WEST CJ BUILDING #9 -WEST CJ BUILDING #9 -EAST TOTAL WEST OAKS Re\lision 13: APRIL 8, 2019 Revision 12: Revision II: 0 60 120 180 Revision 10: Revision 9: SCALE: I I , __ 1 N Revision 8: Revision 7: 04-08-2019 RESIDENT GUEST 42 SPACES 40.5 SPACES* 21 SPACES 3 SPACES 33 SPACES 4.5 SPACES 21 SPACES 3 SPACES 21 SPACES 3 SPACES 42 SPACES 6 SPACES 42 SPACES 6 SPACES 42 SPACES 6 SPACES 21 SPACES 3 SPACES 21 SPACES 3 SPACES 306 SPACES 66 SPACES "ii!!!j~ FUSCOE E N G I N E E R I N G 6390 Greenwich Dr., Suite 170 San Diego, California 92122 tel 858.554.1500 fax 858. 597.0335 www.fuscoe.com 0 I I I I I I I I I I I I TOTAL 82.5 SPACES 24 SPACES 37.5 SPACES 24 SPACES 24 SPACES 48 SPACES 48 SPACES 48 SPACES 24 SPACES 24 SPACES 384 SPACES PARKING REQUIRED MARKET RATE 72 X 1.5 = 78 X 2.0 = GUEST 150 X .25 = SUBTOTAL AFFORDABLE 24 X 1.5 = 18 X 2.0 = GUEST 42 X .25 = SUBTOTAL TOTAL REQUIRED , , y 1/ 1/ 1/ I I 1 I / '-• 108 SP 156 SP 37.5 SP 301.5 SP 36 SP 36 SP 10.5 SP 82.5 SP 384 SP (192 COVERED) PARKING PROVIDED MARKET RATE PERPENDICULAR PARALLEL SUBTOTAL AFFORDABLE PERPENDICULAR PARALLEL SUBTOTAL 285 SP 16 SP 301 SP 54 SP 29 SP 83 SP* TOTAL 384 SP (203 COVERED) *AFFORDABLE CONCESSION: 42 SP< 150' WALKING DISTANCE 41 SP> 300' WALKING DISTANCE PARKING DISTRIBUTION PLAN 5256 S. Mission Road, Ste 404 Bonsall, CA 92003 A-SP4 760.724.1198 PLAN 1A1 BD / 1 BA789 SFPLAN 1B1 BD + DEN/ 1 BA864 SF9'-9"14'-8"12'-7"11'-10"13'-0"7'-5"20'-312"11'-812"5'-412"9'-312"10'-2"10'-7"9'-9"13'-8"11'-10"13'-0"7'-5"20'-812"8'-312"6'-1"10'-6"8'-3"DECK BED 1BA 1LIVINGKITCHENW/D55 SFSTO. 90 CUBIC FEET9' GLG PLAN 1C1 BD + DEN/ 1 BA864 SFDECK BED 1BA 1LIVINGKITCHENW/D55 SFSTO.9' GLG DEN9'-1112"5'-7"14'-312"11'-10"13'-0"6'-0"21'-212"10'-912"6'-2"9'-312"9'-412"7'-2"DECK BED 1BA 1LIVING55 SFSTO.9' GLG DEN5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020CONCEPTUAL FLOOR PLANSA-10 4 8 12 PLAN 2A2 BD / 2 BA918 SF11'-912"10'-1112"11'-7" 11'-11"6'-0"13'-812"15'-912"10'-3"5'-8"BED 2MSTR BEDBA 1BA 2W/DLIVINGKITCHENSTO. 90 CUBIC FEET9' GLG 14'-912"10'-912"11'-9"17'-412"11'-10"6'-0"13'-812"17'-912"10'-4"5'-7"8'-712"6'-6"PLAN 2B2 BD / 2 BA1047 SFPLAN 3A3 BD / 2 BA1138 SF14'-812"13'-412"6'-1"14'-0"10'-6"10'-6" 11'-11"16'-1"6'-0"KITCHENBED 3BED 2MSTR BEDW/DBA 2BA 1DECKLIVING67 SFSTO.90 CUBIC FEET9' GLG MSTR BEDBA 1BA 2W/DLIVINGKITCHENSTO. 90 CUBIC FEET9' GLG PLAN 3B3 BD / 2 BA1243 SF14'-812"13'-412"6'-1"14'-0"10'-6"10'-6"14'-812"7'-312"15'-2"11'-11"16'-1"6'-0"KITCHENBED 3BED 2MSTR BEDW/DBA 2BA 1DECKLIVING67 SFSTO.90 CUBIC FEET9' GLG 14'-412"8'-712"6'-6"13'-812"7'-312"15'-2"DECK62 SFDECK62 SFBED 25256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020CONCEPTUAL FLOOR PLANSA-20 4 8 12 PLAN 1APLAN 2APLAN 2APLAN 2APLAN 1APLAN 1APLAN 1APLAN 3APLAN 1APLAN 1A146'-10"77'-11" 2'-0"2'-5"2'-5" 2'-5" 2'-5" 2'-0"2'-0"2'-0" 2'-5" 2'-5"2'-5"6'-11"2'-0"5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING A COMPOSITEA-3 TYPICAL FLOOR 1-3 (R-2 OCC. / TYPE VA CONST.)0 8 16 24ROOF PLAN 1/16"=1'LOCATION OF MECH. EQUIP 263154735'-0"MAXIMUM BUILDING HEIGHT*26315479'-0" 35'-0" 9'-0"9'-0"4'-6" 35'-0"MAXIMUM BUILDING HEIGHT*631542735'-0"MAXIMUM BUILDING HEIGHT*9263154735'-0"MAXIMUM BUILDING HEIGHT*MATERIAL SCHEDULE1 ROOF - BUILT UP & COMPOSITE SHINGLE2 WALL - STUCCO3 WALL - BRICK VENEER4 TRIM - 2X OVER STUCCO5 RAILING - METAL6 DECORATIVE - METAL AWNING7 RAFTER TAILS8 WALL - LAP SIDING9 PLEXIGLASS RAILING AT REQUIRED LOCATIONSPER NOISE REPORT (REFER ALSO TO SHEET A-22)5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING A ELEVATIONSA-4FRONTREARLEFTRIGHT0 8 16 24*MAX BUILDING HEIGHT FROM LOWER GRADE PERCARLSBAD BUILDING HEIGHT DEFINITION (SEC. 21.04.065) 125'-7"PLAN 1BPLAN 2BPLAN 2BPLAN 2BPLAN 1BPLAN 1BPLAN 1BPLAN 3B2'-0" 2'-0" 2'-0"2'-0"4'-0"2'-0"3'-6"2'-0"2'-0"2'-5"4'-8"3'-0"3'-0"121'-10"77'-8"PLAN 1APLAN 2APLAN 2APLAN 2APLAN 1APLAN 1APLAN 1APLAN 3A2'-5" 2'-0" 2'-0"2'-0"2'-0"2'-0" 2'-0" 2'-5" 4'-8"5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING B COMPOSITEA-5FLOORS 2-3 (R-2 OCC / TYPE VA CONST.)0 8 16 24GROUND FLOOR (R-2 OCC / TYPE VA CONST.)ROOF PLAN 1/16"=1'LOCATION OF MECH. EQUIP 263154735'-0"MAXIMUM BUILDING HEIGHT*8215479'-0" 35'-0" 9'-0"8'-0"5'-6" 35'-0"MAXIMUM BUILDING HEIGHT*831542735'-0"MAXIMUM BUILDING HEIGHT*8986315735'-0"MAXIMUM BUILDING HEIGHT*2MATERIAL SCHEDULE1 ROOF - BUILT UP & COMPOSITE SHINGLE2 WALL - STUCCO3 WALL - BRICK VENEER4 TRIM - 2X OVER STUCCO5 RAILING - METAL6 DECORATIVE - METAL AWNING7 RAFTER TAILS8 WALL - LAP SIDING9 PLEXIGLASS RAILING AT REQUIRED LOCATIONSPER NOISE REPORT (REFER ALSO TO SHEET A-22)5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING B ELEVATIONA-6FRONTREARLEFTRIGHT0 8 16 24*MAX BUILDING HEIGHT FROM LOWER GRADE PERCARLSBAD BUILDING HEIGHT DEFINITION (SEC. 21.04.065) 263154735'-0"MAXIMUM BUILDING HEIGHT*215479'-0" 35'-0" 9'-0"8'-0"5'-6" 35'-0"MAXIMUM BUILDING HEIGHT*31542735'-0"MAXIMUM BUILDING HEIGHT*26315735'-0"MAXIMUM BUILDING HEIGHT*MATERIAL SCHEDULE1 ROOF - BUILT UP & COMPOSITE SHINGLE2 WALL - STUCCO3 WALL - BRICK VENEER4 TRIM - 2X OVER STUCCO5 RAILING - METAL6 DECORATIVE - METAL AWNING7 RAFTER TAILS8 WALL - LAP SIDING9 PLEXIGLASS RAILING AT REQUIRED LOCATIONSPER NOISE REPORT (REFER ALSO TO SHEET A-22)5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING B ALT ELEVATIONA-7FRONTREARLEFTRIGHT0 8 16 24*MAX BUILDING HEIGHT FROM LOWER GRADE PERCARLSBAD BUILDING HEIGHT DEFINITION (SEC. 21.04.065) PLAN 2BPLAN 1BPLAN 1BPLAN 3BPLAN 2BPLAN 2B100'-6"2'-0"2'-5" 2'-0" 3'-0"3'-6"2'-0"2'-0"4'-0"3'-0"5'-0" 4'-8"2'-5"2'-0"PLAN 1APLAN 1APLAN 3APLAN 2APLAN 2APLAN 2A94'-10"73'-8" 2'-0" 2'-5"2'-0"2'-0" 4'-8" 2'-5"2'-0"5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING C COMPOSITEA-8FLOORS 2-30 8 16 24GROUND FLOORROOF PLAN 1/16"=1'LOCATION OF MECH. EQUIP 863154735'-0"MAXIMUM BUILDING HEIGHT*22315479'-0" 35'-0" 9'-0"8'-0"5'-6" 35'-0"MAXIMUM BUILDING HEIGHT*8981542735'-0" MAXIMUM BUILDING HEIGHT*863154735'-0"MAXIMUM BUILDING HEIGHT*2MATERIAL SCHEDULE1 ROOF - BUILT UP & COMPOSITE SHINGLE2 WALL - STUCCO3 WALL - BRICK VENEER4 TRIM - 2X OVER STUCCO5 RAILING - METAL6 DECORATIVE - METAL AWNING7 RAFTER TAILS8 WALL - LAP SIDING9 PLEXIGLASS RAILING AT REQUIRED LOCATIONSPER NOISE REPORT (REFER ALSO TO SHEET A-22)5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING C ELEVATIONA-9FRONTREARLEFTRIGHT0 8 16 24*MAX BUILDING HEIGHT FROM LOWER GRADE PERCARLSBAD BUILDING HEIGHT DEFINITION (SEC. 21.04.065) PLAN 2BPLAN 1BPLAN 1BPLAN 3B62'-4"2'-0"2'-0" 2'-5"3'-6"2'-0"4'-0"3'-0"4'-8" 2'-5" 5'-0"3'-0"PLAN 1APLAN 1APLAN 3APLAN 2A77'-8"60'-10"2'-0"2'-0"2'-0" 2'-5" 4'-8" 2'-5"5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING D COMPOSITEA-10FLOORS 2-30 8 16 24GROUND FLOORROOF PLAN 1/16"=1'LOCATION OF MECH. EQUIP 863154735'-0"MAXIMUM BUILDING HEIGHT*22315479'-0" 35'-0" 9'-0"8'-0"5'-6" 35'-0"MAXIMUM BUILDING HEIGHT*154835'-0"MAXIMUM BUILDING HEIGHT*22314735'-0"MAXIMUM BUILDING HEIGHT*8MATERIAL SCHEDULE1 ROOF - BUILT UP & COMPOSITE SHINGLE2 WALL - STUCCO3 WALL - BRICK VENEER4 TRIM - 2X OVER STUCCO5 RAILING - METAL6 DECORATIVE - METAL AWNING7 RAFTER TAILS8 WALL - LAP SIDING9 PLEXIGLASS RAILING AT REQUIRED LOCATIONSPER NOISE REPORT (REFER ALSO TO SHEET A-22)5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING D ELEVATIONA-11FRONTREARLEFTRIGHT0 8 16 24*MAX BUILDING HEIGHT FROM LOWER GRADE PERCARLSBAD BUILDING HEIGHT DEFINITION (SEC. 21.04.065) PLAN 1APLAN 1APLAN 2APLAN 3A59'-4"75'-3"2'-0"2'-0" 4'-8" 2'-5"2'-5" 2'-0"5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING E COMPOSITEA-120 8 16 24TYPICAL FLOOR 1-3ROOF PLAN 1/16"=1'LOCATION OF MECH. EQUIP 263154735'-0"MAXIMUM BUILDING HEIGHT*26315479'-0" 35'-0" 9'-0"8'-0"5'-6" 35'-0"MAXIMUM BUILDING HEIGHT*3152735'-0"MAXIMUM BUILDING HEIGHT*26314735'-0"MAXIMUM BUILDING HEIGHT*MATERIAL SCHEDULE1 ROOF - BUILT UP & COMPOSITE SHINGLE2 WALL - STUCCO3 WALL - BRICK VENEER4 TRIM - 2X OVER STUCCO5 RAILING - METAL6 DECORATIVE - METAL AWNING7 RAFTER TAILS8 WALL - LAP SIDING9 PLEXIGLASS RAILING AT REQUIRED LOCATIONSPER NOISE REPORT (REFER ALSO TO SHEET A-22)5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020BUILDING E ELEVATIONA-13FRONTREARLEFTRIGHT0 8 16 24*MAX BUILDING HEIGHT FROM LOWER GRADE PERCARLSBAD BUILDING HEIGHT DEFINITION (SEC. 21.04.065) LOUNGEOFFICELEASINGMEN'SBATHROOMWOMEN'SBATHROOMCALIFORNIAROOMPOOLEQUIPMENT94'-7"31'-312"1945 SFMEETINGROOM94'-7"31'-312"MEETINGROOM1855 SF5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020LEASING/REC FLOOR PLANSA-14LEASING FIRST FLOOR PLAN1945 SF0 8 16 24ROOF PLAN 1/8"=1'LEASING SECOND FLOOR PLAN1855 SF 26314735'-0"MAXIMUM BUILDING HEIGHT* 12'-0" 30'-0" 9'-1"21635'-0"MAXIMUM BUILDING HEIGHT*263135'-0"MAXIMUM BUILDING HEIGHT*25317635'-0"MAXIMUM BUILDING HEIGHT*MATERIAL SCHEDULE1 ROOF - BUILT UP & COMPOSITE SHINGLE2 WALL - STUCCO3 WALL - BRICK VENEER4 TRIM - 2X OVER STUCCO5 RAILING - METAL6 DECORATIVE - METAL AWNING7 RAFTER TAILS8 WALL - LAP SIDING9 PLEXIGLASS RAILING AT REQUIRED LOCATIONSPER NOISE REPORT (REFER ALSO TO SHEET A-22)5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020LEASING/REC ELEVATIONSA-15FRONTREARLEFTRIGHT0 8 16 24PERSPECTIVEPERSPECTIVE*MAX BUILDING HEIGHT FROM LOWER ELEVATION PERCARLSBAD BUILDING HEIGHT DEFINITION (SEC. 21.04.065) 1113224323234MATERIAL SCHEDULE1 METAL CARPORT2 WALL - STUCCO3 METAL TRELLIS4 TRIM - 2X OVER STUCCO5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020TRASH/CARPORTA-160 4 8 12CARPORT - FRONTCARPORT - SIDECARPORT - REARTRASH - FRONTTRASH - LEFTTRASH - REARTRASH - RIGHT 5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020SITE PERSPECTIVESA-17ENTRYNORTH 5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020SITE PERSPECTIVESA-18 PRIVATE DRIVEWAY - EASTPRIVATE DRIVEWAY - WEST TOT LOTINTERNAL PATH 5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020VISUAL SIMULATIONSA-19PALOMAR AIRPORT ROADPALOMAR AIRPORT ROAD AT PALOMAR OAKS WAY 5256 S. Mission Road, Ste 404Bonsall, CA 92003760.724.1198ARCHITECTURESCALE:NOVEMBER 11, 2020CARLSBAD, CATHE CARLSBAD WESTOAKS PROJECT OWNER, LLC2235 Encinitas Blvd., Suite 216Encinitas, CA 92024(760)944-7511WEST OAKSGPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKSOriginal Date:Revision 5:Revision 4:Revision 3:Revision 2:Revision 1:08-22-201603-30-201708-14-201703-28-2018Revision 6:05-01-201806-27-201812-19-2018Revision 12:Revision 11:Revision 10:Revision 9:Revision 8:04-08-2019Revision 13:Revision 7:11-11-2020VISUAL SIMULATIONSA-20PALOMAR OAKS WAYPALOMAR AIRPORT ROAD 7 B PALOMAR AIRPORT ROAD PRIVATE DRIVEWAYPRIVATE DRIVEWAY 35.00'EL. 140' EL. 124'EL. 126'BENCHBENCHXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX XX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X XX X X X X X X X LOT 3 (6.66 AC) LOT 4 (1.67 AC) PRIVATE DRIVEWAY PALOMAROAKS WAYPALOMAR AIRPO R T R O A D LOT 1 (3.76 AC) LOT 2 (0.43 AC) 133.50TW130.00FS 138.00TW131.00FS134.50TW 128.55FS 21.73' 24.99' 18.77' 13.63' 20.52' 20.94'10.70'52.04' 22.60' 21.00'13.17'8.79'17.30'7.28'15.36'6.72'4.00'10.00'15.00'5 B 6 B 7 B 8 D 9 B4 C3 B 2 A 1 E SITE SECTION0 20 40 60 5256 S. Mission Road, Ste 404 Bonsall, CA 92003 760.724.1198ARCHITECTURE SCALE: APRIL 8, 2019 CARLSBAD, CA THE CARLSBAD WESTOAKS PROJECT OWNER, LLC 2235 Encinitas Blvd., Suite 216 Encinitas, CA 92024 (760)944-7511 WEST OAKS GPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKS Original Date: Revision 5: Revision 4: Revision 3: Revision 2: Revision 1: 08-22-2016 03-30-2017 08-14-2017 03-28-2018 Revision 6: 05-01-2018 06-27-2018 12-19-2018 Revision 12: Revision 11: Revision 10: Revision 9: Revision 8: 04-08-2019 Revision 13: Revision 7:NSITE SECTION A-21 SITE PLAN SCALE 1"=60' BENCHBENCHXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX XX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X XX X X X X X X X X LOT 3 (6.66 AC) LOT 4 (1.67 AC) PRIVATE DRIVEWAY PALOMAROAKS WAY PALOMAR AIRPO R T R O A D LOT 1 (3.76 AC) LOT 2 (0.43 AC) 133.50TW130.00FS 138.00TW 131.00FS134.50TW128.55FS 13.98'14.28' 11.71' 13.63' 51.15' 23.51' 20.67'12.17'5.96'7.01'7.00'4.00'1 0 . 0 0 '15.00'5 B 6 B 7 B 8 D 9 B4 C3 B 2 A 1 E 7.00'6.33'5. 8 9 '13.52'7. 3 0 '7.00'13.93'7.06'12.03'14.22'24.00'24.00'24.00'24.00'24.00'32. 0 0 '24.00'24.00'2 4 . 0 0 ' 2 4 . 0 0 '24.00'24.00'8.00'24.00'8.00 ' 9.00'19.00'A 0 60 120 180 N5256 S. Mission Road, Ste 404 Bonsall, CA 92003 760.724.1198ARCHITECTURE SCALE: APRIL 8, 2019 CARLSBAD, CA THE CARLSBAD WESTOAKS PROJECT OWNER, LLC 2235 Encinitas Blvd., Suite 216 Encinitas, CA 92024 (760)944-7511 WEST OAKS GPA 16-04/ZC 16-03/LCPA 16-20/CDP 16-04/MS 2018-0005 (DEV13018) - WEST OAKS Original Date: Revision 5: Revision 4: Revision 3: Revision 2: Revision 1: 08-22-2016 03-30-2017 08-14-2017 03-28-2018 Revision 6: 05-01-2018 06-27-2018 12-19-2018 Revision 12: Revision 11: Revision 10: Revision 9: Revision 8: 04-08-2019 Revision 13: Revision 7: NOISE MITIGATION EXHIBIT A-22 LEGEND 48" PLEXIGLASS RAIL AT REQUIRED LOCATIONS PER NOISE REPORT ****** * DECK RAILING ELEVATION48" PLEXIGLASS42" RAILINGDECK RAILING SECTION PERSPECTIVE A PLEXIGLASS METAL RAILING LEGENDDESCRIPTIONSYMBOLGNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comLEGAL DESCRIPTION LOTS 1 THROUGH 8 OF CARLSBAD TRACT NO. 82-04 PALOMAR OAKS. IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STA TE OF CALIFORNIA, ACCORDING TO MAP THEREOF NO. 11358, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, OCTOBER 23, 1985. IN ADDITION, THAT PORTION OF THAT CERTAIN PARCEL OF LAND SHOWN AND DESIGNATED AS "DESCRIPTION NO. 3, 78. 07 ACRES" ON RECORD OF SURVEY MAP NO. 5715, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, DECEMBER 19, 1960, BEING A PORTION OF LOT •c• OF THE RANCHO AGUA HED/ONDA, IN THE CITY OF CARLSBAD, COUNTY OF SAN DIEGO, STA TE OF CALIFORNIA, ACCORDING TO MAP NO. 823, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO COUNTY, NOVEMBER 16, 1896. PROJECT ADDRESS WEST OAKS WAY CARLSBAD, CA 92011 OWNER THE CARLSBAD WESTOAKS PROJECT OWNER, LLC., A DELAWARE LIMITED LIABILITY COMPANY 2235 ENCINITAS BL vV. SUITE 216 ENCINITAS, CA, 92024 760-944-7511 ENGINEER FUSCO£ ENGINEERING INC. 6390 GREENWICH DRIVE, SUITE 170 858-554-1500 GROSS/NET AREA GROSS: 12. 53 ACRES NET: 7. 80 A GRES NUMBER OF LOTS MUL Tl FAMILY RESIDENTIAL OPEN SPACE & OED/CATION TOTAL NUMBER OF DWELLING 192 DWELLING UNITS 2 2 4 SOURCE OF TOPOGRAPHY REFERENCE DRAWINGS owe 261-6 owe 261-6A WATER AND SEWER CARLSBAD MUNICIPAL WATER DISTRICT 5950 EL CAMINO REAL CARLSBAD, CA 92008 SCHOOL DISTRICTS CARLSBAD UNIFIED SCHOOL DISTRICT ELEMENTARY 690D AMBROSIA LN CARLSBAD, CA 92010 MIDDLE 6880 AMBROSIA LN CARLSBAD, CA 92011 HIGH 3557 MONROE ST CARLSBAD, CA 92008 HIGH 3900 CANNON RD CARLSBAD, CA 92008 FIRE DISTRICT CITY OF CARLSBAD FIRE PROTECTION DISTRICT 2560 ORION WAY CARLSBAD, CA 92010 TOPOGRAPHY SHOWN ON THESE PLANS WAS GENERA TED BY PHOTOGRAMMETRIC METHODS FROM INFORMATION GATHERED ON JUNE 17, 2014 BY ROBERT J. LUNG & ASSOC/A TES TOPOGRAPHY SHOWN HEREON CONFORMS TO NATIONAL MAP ACCURACY STANDARDS. EARTHWORK QUANTITIES CUT: 8 890 CY FILL: 15. 8.16. CY IMPORT: fl ~26 CY EXPORT: -CY TOTAL LOT AREA =J1~2~5.~.3~A=C~-----TOTAL DISTURBED AREA = 27~.8=7~A=C~----(THIS AREA INCLUDES BUT IS NOT LIMITED TO OFF-SITE WORK INCLUDING PUBLIC IMPROVEMENTS AND TEMPORARY DISTURBANCE SUCH AS VEHICLE AND EQUIPMENT STAGING AREAS, CONSTRUCTION WORKER FOOT TRAFFIC, SOIL/GRAVEL PILES, UTILITY REMEDIAL: 67,314 CY TRENCHES, BACKFILL CUTS AND SLOPE KEYWAYS) REMEDIAL OF 8' BENEATH BUILDING FOOTPRINTS AND 2' OF DISTURBED AREA PER GEO TECHNICAL ENGINEER'S RECOMMENDATION BENCH MARK DESCRIPTION: CONCRETE MONUMENT WITH sm. DISC STAMPED ECR 15 LOCATION: 500 SOUTH OF INTERSECTION OF EL CAMINO REAL AND PALOMAR AIRPORT ROAD. EAST SIDE OF EL CAMINO REAL ALONG FENCE LINE RECORDED: SAN DIEGO COUNTY PRECISE SURVEY LEVELS (R.S. 1800-1) ELEVATION: 296.480' DATUM:~N~G~~~D~2=9 ____ _ APN: 212-040-26, 212-110-01, 212-110-02, 212-110-03, 212-110-04, 212-110-05, 212-110-06, 212-110-07, 212-110-08 DRAINAGE BASIN: C PROJECT DEMANDS: TRAFFIC: 1,152 ADT (A VER AGE DAILY TRAFFIC) WATER: 48,000 CPD (GALLONS PER DAY) SEWER: 192 EDU (EQUIVALENT DWELLING UNITS) SCOPE OF WORK PROJECT PROPOSES DEVELOPMENT OF APARTMENT UNITS, SIDEWALK, PARKING LOTS, AND LANDSCAPE FEATURES. PROPOSED LOT TABLE LOT USE MAINTENANCE 1 OPEN SPACE PR/VA TE 2 OPEN SPACE PRIVATE 3 MULTI-FAMILY LOT PR/VA TE 4 MULTI-FAMILY LOT PRIVATE PROPOSED IMPERVIOUS AREA SQUARE BREAKDOWN FOOT EXISTING HARDSCAPE TO BE REMOVED: 0 BUILDING FOOTPRINT: 70,776 WALKWAY: 30,335 STREET: 163,664 ACREAGE UNITS 3.76 -0.43 -6.66 150 1.67 42 VESTING TENTATIVE AND COASTAL MAP, SITE DEVELOPMENT DEVELOPMENT PERMIT PLAN, FOR: WEST OAKS - - - - - - - - - - - - - - - - - - --1 I I ...... " ,~ I ' '°-1. , I '"'<o~ ' , :.t,p ..,/,?, ~ I ,,~°-?,,-~~ I "-..Po-1. , I ' 0 ' ' I/ <~ I / --~ 7 ', )I I ' ' " , lor ' J " ' ' " ' ' ff " ~ ', <Y I /21 I Q.. ... " .... ____ __ .. _ ---J ' ----------' INDEX MAP NOT TO SCALE ----------VICINITY CITY OF OCEANSIDE HIGHWAY 7B PACIFIC OCEAN MAP cosr · AVE CITY OF ENCINITAS ------CITY OF VISTA '!,-<:, ,,_o CITY OF SAN MARCOS GPA 13 C4 /ZC 16 en 'L'..:-,'FA 1(3 DP 16 20,, CDP ~() Jl/,'lHJP 16 (H WD WU 1u;~7~/l O~iJ UOUS SUBDIVISION BOUNDARY EXISTING CONTOUR PROPOSED CONTOUR EXISTING LOT LINE EXISTING LOT LINE -DEMO PROPOSED LOT LINE EXISTING RIGHT OF WAY EXISTING EASEMENT PROPOSED EASEMENT DAYLIGHT LINE EXISTING 100-YR FLOOD PLAIN PROPOSED 100-YR FLOOD PLAIN FIRE BUFFER EXISTING WALL EXISTING FIRE HYDRANT EXISTING WATER METER EXISTING CONCRETE THRUST BLOCK EXISTING ELECTRIC OVERHEAD EXISTING STREET LIGHT EXISTING BUENA 18" VCP SEWER MAIN EXISTING VWD 16" DIP FORCE MAIN EXISTING WATER MAIN EXISTING STORM DRAIN EXISTING CATCH BASIN EXISTING HEADWALL PROPOSED SEWER LINE PROPOSED WATER LINE PROPOSED STORM DRAIN PROPOSED FIRE HYDRANT PROPOSED SEWER MANHOLE PROPOSED STORM DRAIN INLET PROPOSED TRANSFORMER PROPOSED GRADED SWALE PROPOSED RETAINING WALL PROPOSED CONSERVATION FENCING PROPOSED LANDSCAPING FENCING PROPOSED EMERGENCY ACCESS GATE PROPOSED UNDERGROUND STORMWATER DETENTION LIMITS OF PRIVATE DRIVE PAVEMENT REPLACEMENT DUE TO RELOCATION OF UTILITIES PROPOSED STREET LIGHT --------·• ----~ i.5--------' ii"C", ___ _ ■ --F ---F ■ -------------(E-□Hl--~---0 C -\;;--~r: -[] 11_;:: ---s -------\/ -------SD ---IXXJ --s ---0-D rn ~ ~ ~ ~ --------------->< - ----->< - ---x---x--◊-----<O PROPOSED STREET LIGHT -PEDESTRIAN LEVEL LIGHTING + PROPOSED CARPORT PROPOSED PROTECTION POST <?"-ofESS/o;\( <;:, T '-1< INDEX OF SHEETS SHEET NUMBER SHEET TITLE TITLE SHEET 2 DETAILS SHEET 3 4 5 6 7 8 9 10 11 CONSTRAIN TS MAP TENTATIVE MAP PRELIMINARY GRADING PLAN (1 OF 3) PRELIMINARY GRADING PLAN (2 OF 3) PRELIMINARY GRADING PLAN (3 OF 3) UTILITY LAYOUT (1 OF 4) UTILITY LAYOUT (2 OF 4) UTILITY LAYOUT (3 OF 4) UTILITY LAYOUT (4 OF 4) • ~0 Y-· ,r,;o <') /:f)~ ~1;, IT F D 'cl LLI, 0!;2 _'i ('.) ~"' W /' Cl CC CD * No. RCE 71883 * EXP. 12-31-21 u';-c· ., -~z V1':3'_JNG TL:_ 'JATJVJ.: MAP, ~ff1': DJ.:V.,;LUFM1':NT FLAN. AND CUA~TAL D1':Vl:LUJ'.v11':t,T l'C:K\HT !'OH 1 -1;-, IV\ 0'<"-:---"lllj (' OF Cl'-'J 0il!!!-~ FUSCOE IE T _1\/,/···,j 8 0 0 :.:::f-D :::;y: I i,l) _'. XXXXXXX GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.com0 (l'.'. <( ' 0 ID [Il w w (l'.'. u.. ' '-' Oz .,.,_ 1D NB -a. VERTICAL ORIFICES (C, D, E) -V--BMP TYPE A ' 12"X12" BROOKS CATCH BASIN (OR EQUIV.) WITH ORIFICE1S) FOR HYDROMODIFICATION 2:1 SLOPE "' ORIFICE A (OPTIONAL) IMPERMEABLE LINER (TACKED DOWN) A STANDARD BIOFILTRATION W/ VAULT NTS ;. . •· . .,;. ·, " ADA COMPLIANT CONCRETE SIDEWALK I .. ·~------1-. ., •. ,, . ., .... ;'. ... .J_ ,, . " . .J:·:. />/ H~~~ OPTlON 1 AREA•1708F 0 ci N 0 cxi -6" CURB 0 (J) -. ... . ., ·. ·." · .... •. i--;_8_.5_'-+---1---+--9._5_' +--i---+--9_.0_' -+-! :tQ!AREA~!t!-~~ SF ~I '..______J ._____, 6" -11--'--l #4 REBAR @ 6" 0.C. BOTH WAYS i-"J ., P-, -..!L.J.....~' o·~ ~; ~-_. _~o_<' -~--~. · 1 . ' z st -::, 6" r---1 ~·o .-BEGIN CONCRETE SLAB TOP ----3"x3" CONSTRUCTION JOINT 0 (l'.'. <( ' 0 ID [Il w w (l'.'. u.. ' '-' CX) z ,o ' z NO -a. VERTICAL ORIFICES (C, D, E) -"l-1/, ✓~» /// « ~~'t ,('«('\},'\ 4" CHOKER LAYER, , " WASHED ?>, '\ PEA'/( GRAVEL,.,"-"<.,"-6" PERFORATED PVC UNDERDRAIN WITH ORIFICE-CONTROLLED INFLOW (ORIFICE B) FOR HYDROMODIFICATION BMP TYPE B STANDARD BIOFILTRATION 12"X12" BROOKS CATCH BASIN (OR EQUIV.) WITH ORIFICEIS) FOR HYDROMODIFICATION 18" THICK LAYER OF LOAMY SAND TYPE SOIL MIN. INFILTRATION RATE = 5 IN/HR --' -ORIFICE A (OPTIONAL) IMPERMEABLE LINER (TACKED DOWN) NTS B EXISTING ROW 50' SPAN 1--------------1_ GALVANIZED TRENCH DRAIN 108.8' FS 5' CROSS GUTTER , EX. I I 6.5% -111.82' HP -·-w CONCRETE BRIDGE FOOTING ,0 zz -<( ::, (l'.'. FLOOR BEAM 100-YR WSE: 107.9' ' <( tO w _J 0 . -st I STEEL TRUSS REINFORCED CONCRETE BRIDGE DECK ~~~~-l-~ -· · ~c::~EGRADE WINGWALL SOFT NATURAL BOTTOM 105.2' FL/EG 2:1 SLOPE BMP ID CD @ ® ® @ © ® ® (J) ® ® @ BMP TYPE A A A A A A A A / B A A B B PONDING DEPTH 20.16" 12" 18" 24" 18" 12" 12" 12" 30" 12" 18" 6" VAULT ORIFICE A ORIFICE B DEPTH DIA DIA ~20" 6" 6" ..... 24" 6" 0.60" ~28" 5" 0.60" ..... 40" 6" 0.60" ~40" N/A 0.85" ~40" 6" 0.85" ....,35" 1 o" 0.85" ~24" 6" 0.85" rv2Q" N/A 1.05" ~16" N/A 0.95" N/A N/A 0.60" N/A N/A 0.50" CP,2, lli-04/i~C ·1s-o;~/l,CPP·, 1G-04i·:~np lfl-?O C7P 16-:11 .· HvfP I 6-ll4 /VWD WO-I fl2?52 /MS211 fl-0005 BMP ORIFICE/WEIR SUMMARY ORIFICE C ORIFICE D ORIFICE E WEIR A WEIR B WEIR C DIA HEIGHT DIA HEIGHT DIA HEIGHT ELEV LENGTH ELEV LENGTH ELEV LENGTH N/A N/A N/A N/A N/A N/A 129.40 5.33 128.90 1.00 128.90 1.00 rs" 0.50' N/A N/A N/A N/A 126.50 7.33 N/A N/A N/A N/A rs" 1.00' N/A N/A N/A N/A 127.80 7.33 N/A N/A N/A N/A rs" 1.00' N/A N/A N/A N/A 126.00 7.33 N/A N/A N/A N/A rs" 0.25' 1" 0.50' N/A N/A 121.00 6.33 120.50 1.00 N/A N/A rs" 0.25' 1" 0.50' N/A N/A 118.00 7.33 N/A N/A N/A N/A rs" 0.25' 1" 0.50' N/A N/A 116.00 7.33 N/A N/A N/A N/A rs" 0.25' 1" 0.50' N/A N/A 114. 76 7.33 N/A N/A N/A N/A rs" 0.25' ,b" 1.50' .j" 2.00' 111.90 7.33 N/A N/A N/A N/A rs" 0.33' t 0.50' N/A N/A 108.20 7.33 N/A N/A N/A N/A rs" 0.20' t 0.50' N/A N/A 108.85 7.33 N/A N/A N/A N/A rs" 0.25' N/A N/A N/A N/A 108.20 7.33 N/A N/A N/A N/A NOTE: SEE UTILITY LAYOUT (4 OF 4) FOR BMP DESIGN SUMMARY 40' PROPOSED GUE (WIDTH VARIES PER 18" SS TRENCHING) SUBDIVISION ---i BOUNDARY I I PR. FENCE PER 11 LANDSCAPE CONCEPT PLAN I 2_5'......-1 I I I I I I 7' I. 6) 1PR. 12" I HOPE SD I I I 32' ROW TO BE VACATED 16' 20· g' 0 EX. CL 16, I PR. CL g' PR. 8" VCP SS I 1 , EX. 12" G-1-ACP WTR 30' 18' 5, VARIES PARKING I I I I I I Pf?op I GR48fco1 1\ I\ I \ 50' PROPOSED GUE (WIDTH VARIES PER 18" SS TRENCHING) 32' ROW TO BE VACATED 16' EX. CL 16' PR. FENCE PER 1, LANDSCAPE CONCEPT PLAN 2.0~ \ I \ \ / 11.3' \ I / 0 I I I / I i/ \ \ 0 RELOCAT~D 12" PVC WTR I '\ /~ 1' \ ,'~RELOCATED \ 16" DIP FM \ I I ' / I ' / I TYPICAL PARKING SPACE DIMENSIONS C CURB INLET(E) FACE NTS AT GRADE BRIDGE CROSSING (EMERGENCY VEHICULAR ACCESS ONLY) E PRIVATE DRIVE CE) NTS LIMIT OF 18" J\ /1 : SEWER TRENCHING \ / I \ I I \ / I PROPOSED SIDEWALK R1 oo.o· PROPOSED PEDESTRIAN CROSSING NTS EXISTING SIDEWALK -------.r. • • • ~· ........ . :;, ................... 1·\ i;; .................. .. , ................. ·1:· ...... . ,;-. . .. . . .. . . . . . . . ".-::..... .............. ·;· .......... ' .... ·~· ...................... . •. . . . . . . . . . . . . -, ' •· • • • • • • • · • • • R34 O • :.•.·R24.0'•.--·.·.· .... ·. ·.-. ....... ·.·~ .·.·.·.·.·.·.·.·1 I • • • • • • • .. • • .. • • • • • . r.:.:.:.:.:. :;: ♦: ♦: ■: .. :♦: ■: ♦: ♦: ♦: 11.· • • • • • , • • • .. • • • • • ~·.·.· .... ·.,.·.·.·.·.·.·.·.·.·, . . . . . . . . . . . . . . . ·.·.· .. ·J·.·.·.·.·.·.·.·.·.· . . . . . . . . .. . . . . . . . . . . . . . . . . . . . . . . . . ~ . . . . . . . ·~ .... ~ ' I ! ROUNDABOUT ENLARGEMENT 1 "=20' --EXISTING RIGHT -OF-WAY R92,0' "o '<5', ROUNDABOUT LEGEND MOUNTABLE MEDIAN W/ ROLLED CURB PLANTER ' VARIES 5, 2· 1 2 MAX ,O% MAX 1·-·.·.·.·.·1 . . . . . ' NTS DETAILS LEGEND 42' PROPOSED GUE (WIDTH VARIES PER 18" SS TRENCHING) CD EXISTING PAVEMENT TO REMAIN ® EXISTING PAVEMENT TO BE REPLACED 32' ROW TO BE VACATED @ PROPOSED PAVEMENT I I I I I : 16' EX. CL I 16' I I I I I © REPLACE EXISTING CURB WITH 3' WIDE CROSS-GUTTER I 31' 19' PARKING I 2.0% I MAX I CL 20' I I ', / ' II' 12.4 0 I \ / RELOCATED \ l[i 12" PVC WTR j\ /~0.6' LIMIT OF 18" \ 11 I RELOCATED \ 1 I 16" DIP FM SEWER TRENCHING \ 1 \ ' I ' / I 4' !' I I TYP. lQJ 8.6' RELOCATED 18" PVC SS 8' I PR. FENCE I LANDSCAPE I CONCEPT Pl 2.0' 39' I I-SUBDIVISION I BOUNDARY I 20· 31' 1' RETAINING WALL. 19' HEIGHT VARIES. 1----P-A-RK-IN_G ___ -j RESTORED EXISTING BROW DITCH '-ii,:~ 24' CL 3 I · 31' 4., 0<.;:,,.. {J' 2,0% MAX 1 o· 0 PR. 8" VCP SS PRIVATE DRIVE<!!) NTS DRIVE AISLE(!) NTS ~~ PROPOSED RIGHT TURN ARROW PROPOSED 8" WIDE SOLID WHITE LINE PER CA MUTCD SECTION 3B.04 EXISTING STRIPING TO REMAIN ....,,!l~~=:_:~======t==~~~~~~~~~;;;;;;;~~:::::::~=+~~~N;O;TE;:~EX;IS~T~IN;G;S~T-R~l~P~I-N;,G-=--=-=--=-=-135.00' '---------------------1--------------'--+..,;,_ PROPOSED RIGHT TURN ARROW CONFLICTING WITH PROPOSED STRIPING SHALL BE REMOVED 19' PARKING 4' VARIES 0% 2·1 2· 0 MAX MA'!. , !' I I 4 I I 12 9' TYP.1 GI · , 1 I ___ J RELOCATED 18" PVC SS PRIVATE DRIVE~ NTS PROPOSED SEWER TRENCHING, WIDTH VARIES BASED ON FINISHED SURFACE AND SEWER DEPTH LTRENCH /'. RESURFACING ""r,-,-----~-✓--.,1 SDRSD G-24 './ ✓✓1 1 I '·, LJ I 1-, ✓ 1,-, /_ 11 i !PI I 1·· i_Q_,'.:J. I I \_ 18" GRAVITY SEWER MAIN SEWER TRENCHING ENLARGEMENT (!) NTS ::, Q, ,, "' ,;; 0 N 0 N ~ ""ofESS/olV, ffty_ T. ~~%, cl 1_LI I, ] 8 ~ ;,,: ~ Tl, -1 71'•11 IT ,-r:, 1·,~ 'E IT F * No. RCE 71883 : VE:STINC-~ENT!,TIVC '{AP, c'l~E DEVILOP'{CF~ PL\F % EXP. 12-31-21 .AKD CCoc'TM, DJi:VJi:T.CPMJi:NT P1'R\fTT 1'CR a J',,_ C' '\ -~ E ,fJ-. IV\ R-,' --~ --PALOMAR OAKS WAY :" .... ,, (' OF Cl--\.1~0 JETAILS SHEC:T l ,!h~~~----=-=-=--==--=~=--=-=-=-=-=-:=--==---==-=-====-=--==--===-=:-=--=~~---=--=-=--:1,~ FUSCOE I PROPOSED LANE DROP STRIPING PER CA MUTCD FIGURE 3A-111 (CA) ffi INTERSECTION RESTRIPING ~ Lhll J =F:iJS'.";T •IC. .JF i/ll•Jr·, 1,IC !§_ 0 t"=3o' 0 0 0 :;0>l, ":;_ J 1.. ________________________________ ..;;,_;;.. _______________________________________________________ ..;; __ ;;;;. ___________________________________ .;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;;:.1c GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.com XXXXXX XXXXXXXXXXXXX X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX XXXXXXXXXXGNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.com-------------------~X 100-YR [LOODPLAIN _....,. ______ _ -----------=== -------R 100-YR =-----= -FLOODPLAIN ------EXISTING EASEMENTS (D CENTERLINE OF A 1 oo· WIDE EASEMENT GRANTED TO SAN DIEGO COUNTY FOR PUBLIC HIGHWAY PURPOSES, RECORDED AUGUST 16, 1960 AS FILE NO. 165716 OF OFFICIAL RECORDS. (D 40' WIDE EASEMENT GRANTED TO THE CITY OF CARLSBAD FOR STORM DRAINAGE PURPOSES, RECORDED JULY 23, 1987 AS DOCUMENT NO. 87-414670 OF OFFICIAL RECORDS. @ EASEMENT GRANTED TO THE CITY OF CARLSBAD FOR PUBLIC HIGHWAY PURPOSES, RECORDED OCTOBER 12, 1988 AS DOCUMENT NO. 88-518899 OF OFFICIAL RECORDS. @ 1 oo· WIDE EASEMENT TO SDG&E FOR PUBLIC UTILITIES, INGRESS & EGRESS & INCIDENTAL PURPOSES, RECORDED APRIL 15, 1954 IN BOOK 5205, PAGE 419 OF OFFICIAL RECORDS. @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED JANUARY 5, 1965 AS INSTRUMENT NO. 001288 & SEPTEMBER 21, 1965 AS INSTRUMENT NO. 171355, BOTH OF OFFICIAL RECORDS. @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED FEBRUARY 15, 1965 AS INSTRUMENT NO. 28063 OF OFFICIAL RECORDS. {J) 20' WIDE EASEMENT TO THE COUNTY OF SAN DIEGO FOR SEWER & INCIDENTAL PURPOSES, RECORDED APRIL 3, 1974 AS INSTRUMENT NO. 83017 & JULY 5, 1978 AS INSTRUMENT NO. 279136 OF OFFICIAL RECORDS. @ 15' WIDE EASEMENT FOR STORM DRAIN PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. @ 1 O' WIDE EASEMENT FOR SEWER PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. @ 3' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. @ 5' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. @ 1 O' WIDE EASEMENT FOR SEWER PURPOSES, DEDICATED TO SAN MARCOS COUNTY WATER DISTRICT (NOW VALLECITOS WATER DISTRICT), RECORDED MARCH 4, 1981, F/P 81 -065865 OF OFFICIAL RECORDS. @ EASEMENT TO THE CITY OF CARLSBAD FOR STORM DRAIN & INCIDENTAL PURPOSES, RECORDED JULY 10, 1986 AS INSTRUMENT NO. 86-284295 OF OFFICIAL RECORDS. EXISTING EASEMENTS TO BE QUITCLAIMED @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED JANUARY 5, 1965 AS INSTRUMENT NO. 001288 & SEPTEMBER 21, 1965 AS INSTRUMENT NO. 171355, BOTH OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. @ 10' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED FEBRUARY 15, 1965 AS INSTRUMENT NO. 28063 OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. @ 15' WIDE EASEMENT FOR STORM DRAIN PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 10' WIDE EASEMENT FOR SEWER PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 3' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 5' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 1 Q' WIDE EASEMENT FOR SEWER PURPOSES, DEDICATED TO SAN MARCOS COUNTY WATER DISTRICT (NOW VALLECITOS WATER DISTRICT), RECORDED MARCH 4, 1981, F /P 81-065865 OF OFFICIAL RECORDS. QUITCLAIMED PER SEPARATE INSTRUMENT. PARCEL TABLE LINE #/CURVE# RADIUS LENGTH BEARING/LI LINE C1 160.00' 82.380' 29·30•00· C2 1933.00' 303.920' 9·00'30" --------::::::::::: -EASEMENT DEDICATIONS 0 A VARIABLE WIDTH (MINIMUM 40') WIDE EASEMENT SHOWN OR DEDICATED TO THE CITY OF CARLSBAD, BUENA SANITATION DISTRICT, AND VALLECITOS WATER DISTRICT FOR GENERAL UTILITIES, ACCESS AND INCIDENTAL PURPOSES, PER SEPARATE INSTRUMENT. /4'-.. EXISTING EASEMENT TO BE QUITCLAIMED OR RIGHT OF WAY TO "Q' BE VACATED. DIMENSIONS PER PLAN. ~ A 20' WIDE EASEMENT TO CARLSBAD MUNICIPAL WATER FOR ~ ALL WATER UTILITY PURPOSES. /.'-_ EASEMENT GRANTED TO THE CITY OF CARLSBAD FOR PUBLIC '-1/ STREET & UTILITY PURPOSES, PER FINAL MAP. ~ A VARIABLE WIDTH CONSERVATION EASEMENT TO CITY OF ~ CARLSBAD, PER FINAL MAP. ~ A 1 Q' WIDE PRIVATE SEWER EASEMENT, PER FINAL MAP. A RECIPROCAL ACCESS FOR LOT 3 & 4 TO USE PRIVATE DRIVE '-!/ SHALL BE DEDICATED AS A COVENANT OF EASEMENT, PER FINAL MAP. ~ A VARIABLE WIDTH (MINIMUM 5') SIDEWALK EASEMENT ~ DEDICATED TO THE CITY OF CARLSBAD, PER FINAL MAP. ~ SDG&E DISTRIBUTION EASEMENT TO BE AMENDED BY SEPARATE ";;/ DOCUMENT I -NOTES ALL EXISTING EASEMENTS ARE TO REMAIN EXCEPT AS OTHERWISE NOTED 2 ALL PROPOSED EASEMENTS WILL BE DEDICATED PER THE FINAL MAP UNLESS OTHERWISE NOTED 3 ALL EASEMENTS TO BE QUITCLAIMED WILL BE ABANDONED PER THE FINAL MAP UNLESS OTHERWISE NOTED 4 PORTIONS OF EASEMENT 5, 6, & 9 TO BE QUITCLAIMED SHOWN WITH HATCHING -PARCEL TABLE PARCEL TABLE PARCEL TABLE #/CURVE# RADIUS LENGTH BEARING/LI LINE #/CURVE# RADIUS LENGTH BEARING/LI LINE #/CURVE # RADIUS LENGTH C17 1933.00' 4.100' 0"07' 17" L15 14.857' S43"46'50"E L31 41.941' C18 1933.00' 71.948' 2•07'57" L16 102.350' S43'46'50"E L32 57.417' -BEARING/LI S05'54'27"E S14'44'20"W I I -I --/.,.._ __ I ~~­---~~ ------GPA I6-04,.i,7.C 16-0'.1 'l.CPii, 7:J-0 DP 16-?Cl C_)J-' W :CL HkP W U WL WC 1627~2 MS2'.ll~ C'.liJC) 60' o· SCALE: I I 30' 60' 1" = 60' -212-091-13 LOT12 120' U I ( MAP 11287 '--=--------I ---------I /, @ 1 O' WIDE EASEMENT TO SDG&E FOR PUBLIC UTILITIES, ; INGRESS & EGRESS & INCIDENTAL PURPOSES, RECORDED ~ C3 1933.00' 92.843' 2'45'07" L1 180.157' S08'02'55"W L17 27.952' S89' 18' 30"E L33 102.239' N48'51 '22"E OCTOBER 12, 1988 AS INSTRUMENT NO. 88-519058 OF ;; OFFICIAL RECORDS. ~ • @ 15' WIDE EASEMENT TO CARLSBAD MUNICIPAL WATER FOR 8 CONSTRUCTION, OPERATION, REPAIR, RECONSTRUCTION & ALL .!, C4 2067.00' 538.115' 14'54'58" L2 40.884' N48'16'12"E L18 89.748' S21'14'39"E C5 30.00' 15.284' 29'11'26" L3 142.306' N41'43'48"W L19 15.368' S35'44'19"E C6 35.00' 55.975' 91'37'56" L4 77.480' N 13"39'54"E L20 25.547' S45"27'36"E L34 29.960' N49' 11 '30"E L35 22.466' N40'48'30''W L36 19.441' N40'48'30''W ACTIVITIES REGARDING COLLECTING, STORING, TRANSPORTING, <;>?-ofESS/ol\( :ll PUMPING, & TREATING ALL WATER, INCLUDING SURFACE WATER, ~ T '1( -'.;;-STREAM WATER, FLOOD WATER, & GROUND WATER FLOWING <f;)f\\ · ..,.--0 <'.1 c_;~EE-1._-__ ·_•JT n DLC'I3 , I_L -_; :!ii INTO SAID FACILITIES & ALL NATURAL & ARTIFICIAL DRAINAGE /;f ~ %_ ' . Q [i' -, l \. ,.J • ] DITCHES & STRUCTURES OF ANY KIND WHETHER ABOVE OR c,w-y-~ ~ L n= =i lF•IFIT ,=R --Fe; 111 B BELOW THE SURFACE OF THE GROUND, RECORDED MAY 8, oc ;;>J a 1989 AS INSTRUMENT NO. 89-240832 OF OFFICIAL RECORDS. * No. RCE 71883 * V8~l'lNG I.C:N'l'A'l'JV8 _\-lAF ~-1'1 ll!cV!clDP_\-11/·l' PlAN f @ EASEMENT TO SDG&E FOR PUBLIC UTILITIES, INGRESS & c.f',,_ EXP. ~~-:-t-21_~ i\FTJ COi\',T;\f, TJF:VF:T OFMF:KT PRR\fTT C'CJ-C:. ~ EGRESS, RECORDED FEBRUARY 11, 1982 RECORDED -1;,-. IVI ~-[ c1l DOCUMENT NO. 82-038313 • __ ~"''II f' or cl'-0'<0 }_-@ EASEMENT TO SDG&E FOR PUBLIC UTILITIES, INGRESS & -■ TEI-T."-TIVE MAP 5 EGRESS, RECORDED APRIL 12, 1983 RECORDED DOCUMENT : Fusco E a: NO. 83-115717 * .: ;;; NOTES: lh... ---= % m C7 11 8.00' 46.080' 22°22'29" L5 377.342' S78"47'16"E L21 25.990' S54" 14'03"E CB 949.00' 207.905' 12"33'08" L6 159.992' S40"48'30"E L22 20.520' S59' 1 O' 13"E C9 944.00' 173.024' 10·30'05" L7 218.181' S40"48'30"E L23 62.994' S44"24' 43"E C10 216.00' 141.791' 37'36'41" LB 139.819' S40"48'30"E L24 70.604' S42'21 '42"E C11 216.00' 29.844' 7'54'59" L9 384.510' S40" 48 '30 "E L25 42.343' S48'06' 17"E C12 1933.00' 294.200' 8"43'13" L10 97.120' S40" 48 '30 "E L26 72.323' S48'06' 17"E C13 346.33' 21.944' 3"37'49" L 11 262.000' N48'08'16"W L27 6.444' S44"05'31 "E C14 75.1 o· 38.834' 29·37'40• L12 126.640' N48'08'16"W L28 113.930' S57'12'42"E L37 25.000' N49' 11 '30"E L38 86.700' S40"48'30"E L39 358.184' S56"39'59"E L40 0.961' N87'54'14"E L41 114.217' S05"54'27"E L42 13.661' S76'28' 40"E L43 68.325' s13·31 •2o·w L44 6.545' s1 s·55'33"w 1 EXISTING EASEMENTS 16 & 17 NOT PLOTTABLE * DWI [• -f'J.ECT 1.1,~ c,= Nll•IG IC i 2 PLOTTED EASEMENT 12 OVERLAPS EASEMENTS 5 & 6. AREA O O 1~~I.r; Fr • OF OVERLAP INDICATED BY HATCH.~ \/-/il: LIL ·e L----------------------------~------:.--~---.:.----~--~-----~---:.--~-----~-~------;:;.--~---;:;.----.:..--------------------------------------------.;.iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiii.:..11 C15 18.75' 16.181' 49'26'46" L13 103.791' N24" 15' 4 7"E L29 122.765' S64'28'52"E C16 1933.00' 71.476' 2"07'07" L14 41.776' S41"43'48"E L30 148.879' S67'24'22"E L45 148.085' S56'53'12"E GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comMATCH LINE SHEET 6 - PRELIMINARY GRADING PLAN (2 OF 3)------------·------:::;.------~--=-:~ os~-L,--C""~~~W~l' ------s--s ------------s ------• I •f--' ---s------------------X 10.0~R FtUODPLAIN -----1--.,,,--0 <D / 0 l N _,,_ 0 --✓-16 1 08. 70 TOP (j) ., 107.20 BOT 7 ., I 0 -------------)\-:: -so-"so-----_so so-----~ C -,§Q.._so-~ / @ 113. 5 113.50 FS @9 STEPS AT 4 110.45 FS I I -----, -I I I I I I --I-----=---85 Q X---X PAD 112.20 FS 5.N, 9.50' (X) 0 IT] -------------so-115.50 FS 8 STEPStf.i) AT 6 11.Y 111 .50 FS 110.90 FS s-b CP; C5-CDP Hl :-r lf\fP 16 IG-CJJ/T,CPA 10-04/SD-P 16-?D 04 .iVVff) \YO 1 ll2Tl2,, lvf~:201 fl DOC~ S-------------~ \\\+ 1 -, _,,_ s; 0 r q_ -----SD - -,=-=-::....a1....=:;---SD -LOT4 --115.50 FS 115.5 PAD U1 0 2 --- --~ ----PRIVATE DRIVE -w--- - s ------o-_ -X X X ---------I I I I I I 0 -I -112.40 109.40 I I I ----,._ 'I. ---I I l TOPf71/ BO'f'-.'../ I I I l I I FS I I l I l11,-,..,.,1 I, I, ..:1-1 117.20 FS 7 STEPS tf.i) AT 6 11.Y 113.50 FS --i,~ CONSTRUCTION NOTES: ~-,;1.-"-:=·•..::-:..::-~:::======;;==:--==::--:;>17-J-=---=-=~-~_,,,-,/~ _--""'~~=::~~~==-::~::~.:-=-=---_ ~~_,,,-,/~_,./'~~-------==--==~~'i R/W 16, 142.00 TW 142.00 TW -06) BUS STOP (EASTBOUND) DETAIL C, THIS SHEIT (D 6" CURB PER SDRSD G-1 @ ADA COMPLIANT CONCRETE WALKWAY (WIDTH PER PLAN) @ 5% MAX Cd) 6" MOUNTABLE ROLLED CURB G) CROSS GUTTER PER SDRSD G-12, WIDTH PER PLAN @ 6" CURB & GUTTER PER SDRSD G-2 @ CURB INLET PER SDRSD D-45, ELEVATIONS PER PLAN (j) STORMWATER BMP PER DETAIL A, DETAILS SHEET @ RESTORE EXISTING BROW DITCH @ WEST OAKS RIGHT-OF -WAY TO BE VACATED TO PRIVATE DRIVE. UTILITY RIGHTS TO BE RESERVED @) CATCH BASIN PER SDRSD D-29 (jJ) PROPOSED SDG&E MAINTENANCE WORKPAD @ FENCING PER LANDSCAPE CONCEPT PLAN @) PROPOSED BRIDGE (EMERGENCY VEHICLE ACCESS ONLY) PER DETAIL E, DETAILS SHEET @ CONCRETE STEPS PER SDRSD M-26 @) PEDESTRIAN PROTECTION RAILING PER SDRSD M-24 & M-25 Q§) RETAINING WALL PER SDRSD C-4 W/ 8" FOOTING, 8" BLOCK, 12" FOOTING CLEARANCE, 3" COVER QJ) 4' WIDE TRAIL @ TRUNCATED DOMES PER SDRSD G-30 @) CURB FACE INLET PER DETAIL D, DETAILS SHEET, ELEVATIONS PER PLAN @ PRIVATE MEDIAN TO BE MAINTAINED BY OWNER ®) EMERGENCY ACCESS GATE PER APPENDIX 3 SECTION D1 03.5 OF THE CALIFORNIA FIRE CODE @) PROPOSED TRASH ENCLOSURE @) CONSERVATION FENCING @ PROPOSED CURB RAMP SDRSD G-28 TYPE A @ PROPOSED CURB RAMP SDRSD G-29 TYPE C @ STORMWATER BMP PER DETAIL B, DETAILS SHEET @) 1' TRENCH DRAIN @ LANDSCAPED MEDIAN WITH PAVER BORDER. PROVIDE PALLET OF PAVERS TO VWD FOR REPLACEMENT IF NEEDED. @) BEGIN PRIVATE DRIVE PAVEMENT REPLACEMENT DUE TO RELOCATION OF UTILITIES. ENTIRE ROADWAY SECTION TO BE REPLACED. TRENCH RESURFACING PER SDRSD G-24. @ END PRIVATE DRIVE PAVEMENT REPLACEMENT DUE TO RELOCATION OF UTILITIES. @) GRADED EARTH CHANNEL PER SDRSD D-74. NO FENCING. @ EXISTING RETAINING WALL TO REMAIN. ELEVATIONS PER PLAN. @) EXISTING WALL (NON-RETAINING) TO REMAIN. ELEVATIONS PER PLAN. @ 6" CURB WITH DEEPENED FOOTING @ 18' WIDE DRIVEWAY ADDITION PER CSD GS-12 & SDRSD G-14A & WITH GATED ACCESS VIA PADLOCK OR ELECTRONIC KEY CODE @ 5' WIDE PEDESTRIAN CROSSWALK STRIPING NOTE: ALL PROPOSED SURFACE IMPROVEMENTS TO BE PRIVATELY MAINTAINED 1 LIMIT OF 40' PROPOSED GUE SUBDIVISION --1 BOUNDARY I I PR. FENCE PER II LANDSCAPE CONCEPT PLAN I 2 . 5 ,______J I I I OFF-SITE RUNOFF I CAPTURED IN DITCH CREA TED BY RAISING I THE SOUTH SIDE OF I THE EXISTING ROAD I 0 1 PR. 12" HOPE SD OFF-SITE DETAILS LEGEND 32' ROW TO BE VACATED 16' 20' EX. CL 16, I PR. CL EX. 12" ACP WTR DRAINAGE e) NTS CD EXISTING PAVEMENT TO REMAIN @ EXISTING PAVEMENT TO BE REPLACED @ PROPOSED PAVEMENT © REPLACE EXISTING CURB WITH 3' WIDE CROSS-GUTTER :!: I 4 I .>JI _t_li 7_ :1: ·1 ... I .e>..-l:.li ---"'z~cc:•=aa:~:-:-::-:_~=:_:~1~40.65 BW/FS _ 140.65 BW/FS ___ _ -_J <( '° 3li i:j f6' :1:114421._o,~ TWt_' r= t-2' ==:j 142.00 TW .f16l X w a::: ~ ..., V ~ / /. :r I "'t' I .vu t.l..,i r----w 9 0_14, 140.65 BW/FS _, / j 140.65 BW/FS ~~ ~· ~ EXISTING PAINTED-EDGE LINE TO REMAIN t 1+1 ,1_n "-7 /Cro\ I MATCH EXISTING PROPOSED TRASH CAN BENCH '' ,--··,..-'_\,__ _____ , ~ t \_EXISTING LANDSCAPING TO REMAIN -1--+-•--\ -r,.,, --. c: 1 1-r.:, L PROPOSED 8° EXISTING CURB & CONCRETE PAD MATCH EXISTING GUTTER TO REMAIN PLATf6~MNIJ8 L~~,ISTING OT t------:=-:--:--=-:-~=-.,-lc~~~~~~------,,,rnNTINGuETlil[ y 'y w1f~Tu~G~T~O-P---, PALOMAR AIRPORT ROAD V SIGN TO REMAIN BUS STOP (WESTBOUND PER NCTD "BENCH BUS STOP PLAN" DETAIL 1 "=10' '-PALOMAR AIRPORT ROAD EXISTING BUS STOP -I+ 1," F> 1 /Cro\ SIGN TO REMAIN MATCH EXISTING EXISTING PAINTED J EDGE LINE TO REMAIN CONCRETE PAD PER NCTD -PLATFORM AND JOINTING DETAIL PROPOSED 8' BENCH-PR_ ,----1RASH c,.,,. /+1 •c ~~ Fr:\ MATCH EXISTING I --,.., I l EXISTING CURB TO REMAIN • , I ' ~ 145.63 '° 6 ~ I "t FS 7'1---12' ---l 145.63 FS 145.67 FS 145.67 FS BUS STOP EASTBOUND C PER NCTD "BENCH BUS STOP PLAN" DETAIL 1"=10' "<~ofESS10/V, <:J T '1,: @rp'I\ . ,f,; (<) I:) c:e t'> V) < Z-23 Lw -171 W ::0.:: A Cl DC ;o * No. RCE 71883 * EXP. 12-31-21 <l',,_ C · · I -,-:;r -11; IV\ 0~-::-~••1•11 le OF' C1'1>'< "i!!!!-~ FUSCOE 0 0 -BUS STOP (WESTBOUND) l DETAIL B, THIS SHEEi L-~ -Cl'I' r' R " ~,l ..,' _r_:=--:::,: I) VF:STJ/:C TRNTi\TTVF: M o.r. 2TTF: ffcVF:l,OT'MF:NT PL;\,:, ANJ COAS-AL DEV:C:LOPMIN-DE:tM:T FOR PR::Llk-llN;\RY GR,\DING PLNI ( I CF 3) L' /,l'I ~ • '-~ L ~ F;-./\.Vf,1 =;\: __ _ ~R:,.r.-T I C 1-iro./;11.c 11cl " N 0 "' 1 .s C % C • E • " " C w / " C 0 a: / "' ~ 0 m ~ ~ • 'e' o_ L..--------------------------------------------------.,;;;;;_;;;__ ___________ _:;==========~;C GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comMATCH LINE SHEET 7 - PRELIMINARY GRADING PLAN (3 OF 3)MATCH LINE SHEET 5 - PRELIMINARY GRADING PLAN (1 OF 3)-;:::::::::---s ---s ---.~ j---110 -I j---------s _s -------I I 1 / 1lf'.!t I I I I I T I • I • -j---j-----------I I ..., .i,. ;o . )> 0 -o r . ---- - -so - - -so ------so - - -so ---~=~~=-; 117. 2 PAD I I I -(.JI I -IC) I I • I I 9.0' ~--, 117.12 FS 117.00 FS 4.3, -, !" I o_ I 117.80 FS 117.70 FS ------I I I -~--I [ \ \ \....---...-----, ,~ _., -I \ ' \.. --LOT3 -\ ' -< -117.80 FS s ----_s ------_w -_w-----I I I 725 ---F 16 1 w--I / 0 0 (/) 0 G) \ "' "' (/) ;;::: ..., --7 I :,..USO~ -• I I ,_ so EXISTING CONCRETE CULVERT \____. -I ..J'.~' 31 -DI. -IEJe · I I I I 11111!....!,..!..--SD -){ 117.00 FL :).(: }1/1111 / I 7 I -----I . I -----4.0' CPA C5-IG-CJJ /T,CPA 1f5-04i'SffP 16-?D cnr 1 fl :-r H\fP 16 04 .·'VV\T) \YO 1 ll2Tl2 /'lvf~:201 fl DOC~ H I " ' ; ----.n .... /,-.. w / ------____ ., ---,'---w ----s _,_ -s --as----~-------------lrJ:gg ~g~0 as --_ ~ __ ---------------~--------------119.50 FL 121.50FS 119.0 PAD 121. 00 PAD 123.00 PAD 123.50 PAD ;I' 0 M--...:S...~ -so--s -F s l -s -121.00 FS 8.5' N 1--'-~ 0 0 M f--!---1 M --j-,4-----j--s-----------I I F ,--+ I I ,.·· 1 '-N ---<--;I' ----+--0 .i,. 0 s F 2 -----, I I I I -s --s 11 2.5% ---~~~---F I I I I I -2~e-13W/1:.G ' F-130 ------" N 0 "' GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comMATCH LINE SHEET 6 - PRELIMINARY GRADING PLAN (2 OF 3)CONSTRUCTION NOTES: G) 6" CURB PER SDRSD G-1 @ ADA COMPLIANT CONCRETE WALKWAY (WIDTH PER PLAN) @ 5% MAX @ 6" MOUNTABLE ROLLED CURB G) CROSS GUTTER PER SDRSD G-12, WIDTH PER PLAN @ 6" CURB & GUTTER PER SDRSD G-2 @ CURB INLET PER SDRSD D-45, ELEVATIONS PER PLAN (J) STORMWATER BMP PER DETAIL A, DETAILS SHEET @ RESTORE EXISTING BROW DITCH @ WEST OAKS RIGHT -OF-WAY TO BE VACATED TO PRIVATE DRIVE. UTILITY RIGHTS TO BE RESERVED (@) CATCH BASIN PER SDRSD D-29 ---= ([j) PROPOSED SDG&E MAINTENANCE WORKPAD @ FENCING PER LANDSCAPE CONCEPT PLAN @ PROPOSED BRIDGE (EMERGENCY VEHICLE ACCESS ONLY) PER DETAIL E, DETAILS SHEET (13) CONCRETE STEPS PER SDRSD M-26 @ PEDESTRIAN PROTECTION RAILING PER SDRSD M-24 & M-25 @ RETAINING WALL PER SDRSD C-4 W/ 8" FOOTING, 8" BLOCK, 12" FOOTING CLEARANCE, 3" COVER @ 4' WIDE TRAIL @ TRUNCATED DOMES PER SDRSD G-30 @ CURB FACE INLET PER DETAIL D, DETAILS SHEET, ELEVATIONS PER PLAN @ PRIVATE MEDIAN TO BE MAINTAINED BY OWNER PR 100-YR FLOODPLAIN ------__ ,___ w -s --; _,. g,O '° a. s --j----------------~• --s ,.,, __ -~s ~ ',I, as--126.50 FS \ 124.00 FS 125.00 PAD --126.50 FS ' 4.0' 127.00 PAD 128.00 FS s ®) EMERGENCY ACCESS GATE PER APPENDIX 3 SECTION D103.5 OF THE CALIFORNIA FIRE CODE @) PROPOSED TRASH ENCLOSURE @ CONSERVATION FENCING ~ PROPOSED CURB RAMP SDRSD G-28 TYPE A @ PROPOSED CURB RAMP SDRSD G-29 TYPE C @ STORMWATER BMP PER DETAIL B, DETAILS SHEET @ 1' TRENCH DRAIN @ LANDSCAPED MEDIAN WITH PAVER BORDER. PROVIDE PALLET OF PAYERS TO VWD FOR REPLACEMENT IF NEEDED. @) BEGIN PRIVATE DRIVE PAVEMENT REPLACEMENT DUE TO RELOCATION OF UTILITIES. ENTIRE ROADWAY SECTION TO BE REPLACED. TRENCH RESURFACING PER SDRSD G-24. 125.50 FL 8)126.38 FL I I I " I @ END PRIVATE DRIVE PAVEMENT REPLACEMENT DUE TO RELOCATION OF UTILITIES. ®) GRADED EARTH CHANNEL PER SDRSD D-74. NO FENCING. @) EXISTING RETAINING WALL TO REMAIN. ELEVATIONS PER PLAN. @ EXISTING WALL (NON-RETAINING) TO REMAIN. ELEVATIONS PER PLAN. @ 6" CURB WITH DEEPENED FOOTING @ 18' WIDE DRIVEWAY ADDITION PER CSD GS-12 & SDRSD G-14A & WITH GATED ACCESS VIA PADLOCK OR ELECTRONIC KEY CODE @ 5' WIDE PEDESTRIAN CROSSWALK STRIPING NOTE: ALL PROPOSED SURFACE IMPROVEMENTS TO BE PRIVATELY MAINTAINED = j-r-j-J _L 1 ' -9.0 t0 o. ---M -j--w -·. / 4 / / / 133.15 FS LOT3 129.00 PAD I I I I I 127.55 FS 133.03 FS " I I I I I I I I I I I " I I I I I 131. 00 PAD 133.00 PAD s 2 ---'II ,L-----i7 _ ____.l I -s ' F -F I I I I 8.5' N 0 ---&------------T-l ----s-' I , F F 8 N -~--0 9.0' _ -I~ 0 F 4 1 -F I I I I ' -F I ' ' :fij: I I I 1----rt: I 'H I I I I ' w w -s-+--+-"--t----s ' -----w 9.0' F-N ~ ---+---0 ' F / / / ~ F / / / /4 0 ---J --\ 0 CP; CDP Hl :-r C5-IG-CJJ/T,CPA 10-04/SD-P 16-?D H\fP 16 04 .·.VV\T) \YO 1 ll2Tl2 /·lvf~:201 fl DOC~ 20' SI 1-,T CIT r' 1/ 1/ 1/ 1/ o· 10' 20' SCALE: 1" = 20' R " I) ~,l ..,' _r_:=--:::,: VF:STJ/:C TRNTi.TTVF: Mo.r. 2TTF: ffcVF:T.OPMF:NT PJ.;\/;, ANJ COAS-AL DEV:C:LOPMIN-DE:tM:T FOR PR::LlkllN;\RY GR,\DING PLNI (3 CF 3) I '---I 40' L' /,l'I ~ • '-~ L ~ F;,/\.Vf,1 =;\: __ _ 1--iro./;11.c 11cl " N 0 "' GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comMATCH LIN E S H E E T 9 - UTILITY L A Y O U T ( 2 O F 4 )------------.----------A.\RPOR1 ROAD -----------------~-L -----J ---~ f, ' • --_,...,,, ~ ~ I ---I I~,.--,.,-, H I~ -I I > / / / --~-------,.-: ' -....-: -----I /-'-' \ 6~+-i' \ I ) 103.10 IE IN) / / I 1 1 03.00 IE OUT I , ., i I/ / I 1 110.59 IE 4 105.58 IEG) -----------,=c-~=,--SD ---SD ,.., s ------------------------. -D -----..: ---SD-C "" ~--.------I ---I C 0 EXISTING EASEMENTS TO BE QUITCLAIMED LOT2 @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED JANUARY 5, 1965 AS INSTRUMENT NO. 001288 & SEPTEMBER 21, 1965 AS INSTRUMENT NO. 171355, BOTH OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED FEBRUARY 15, 1965 AS INSTRUMENT NO. 28063 OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. @ 15' WIDE EASEMENT FOR STORM DRAIN PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 1 O' WIDE EASEMENT FOR SEWER PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. ®) 3' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 5' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 1 O' WIDE EASEMENT FOR SEWER PURPOSES, DEDICATED TO SAN MARCOS COUNTY WATER DISTRICT (NOW VALLECITOS WATER DISTRICT), RECORDED MARCH 4, 1981, F /P 81-065865 OF OFFICIAL RECORDS. QUITCLAIMED PER SEPARATE INSTRUMENT. 104.5 IE -----EASEMENT DEDICATIONS 0 A VARIABLE WIDTH (MINIMUM 40') WIDE EASEMENT SHOWN OR DEDICATED TO THE CITY OF CARLSBAD, BUENA SANITATION DISTRICT, AND VALLECITOS WATER DISTRICT FOR GENERAL UTILITIES, ACCESS AND INCIDENTAL PURPOSES, PER SEPARATE INSTRUMENT. A--.. EXISTING EASEMENT TO BE QUITCLAIMED OR RIGHT OF WAY V TO BE VACATED. DIMENSIONS PER PLAN. 0 A 20' WIDE EASEMENT TO CARLSBAD MUNICIPAL WATER FOR ALL WATER UTILITY PURPOSES. ~ EASEMENT GRANTED TO THE CITY OF CARLSBAD FOR PUBLIC '\1/ STREET & UTILITY PURPOSES, PER FINAL MAP. ~ A VARIABLE WIDTH CONSERVATION EASEMENT TO CITY OF 'ij CARLSBAD, PER FINAL MAP. ~ A 10' WIDE PRIVATE SEWER EASEMENT, PER FINAL MAP. A RECIPROCAL ACCESS FOR LOT 3 & 4 TO USE PRIVATE "Y DRIVE SHALL BE DEDICATED AS A COVENANT OF EASEMENT, PER FINAL MAP. 0 A VARIABLE WIDTH (MINIMUM 5') SIDEWALK EASEMENT DEDICATED TO THE CITY OF CARLSBAD, PER FINAL MAP. /4-... SDG&E DISTRIBUTION EASEMENT TO BE AMENDED BY '\1/ SEPARATE DOCUMENT NOTES 1 ALL EXISTING EASEMENTS ARE TO REMAIN EXCEPT AS OTHERWISE NOTED 2 ALL PROPOSED EASEMENTS WILL BE DEDICATED PER THE FINAL MAP UNLESS OTHERWISE NOTED. 3 ALL EASEMENTS TO BE QUITCLAIMED WILL BE ABANDONED PER THE FINAL MAP UNLESS OTHERWISE NOTED 4 ALL EXISTING UTILITIES ARE TO REMAIN EXCEPT AS OTHERWISE NOTED 5 ALL PROPOSED STORM DRAIN IMPROVEMENTS TO BE PRIVATELY MAINTAINED UNLESS OTHERWISE NOTED --~MP 8 ., = \.. (i)107.20 IE ---------. ,~_..=--=----as---as---6s----cc-STORM DRAIN CONSTRUCTION NOTES (D 12"X12" BROOKS CATCH BASIN OR EQUIVALENT, ELEVATIONS PER PLAN @ HDPE STORM DRAIN Q) RESTORE TYPE A DRAINAGE DITCH PER SDRSD D-75 G) 6" CLEAN OUT PER SDRSD SC-01 @ STORMWATER BMP PER DETAIL A, DETAILS SHEET ® 0 ® ® CURB INLET PER SDRSD D-45, ELEVATIONS PER PLAN CURTAIN WALL PER SDRSD D-38 TYPE A-4 CLEAN OUT PER SDRSD D-9 12" AREA DRAIN WITH ATRIUM GRATE @ EXISTING STORM DRAIN STRUCTURE TO REMAIN Q1) UTILITY CROSSING W/ 12" MINIMUM COVER, ELEVATIONS PER PLAN @ @ ROOF DRAIN DOWNSPOUT RAINSTORE3/ UNDERGROUND STORMWATER DETENTION STORAGE SYSTEM OR EQUIVALENT Q3) CATCH BASIN PER SDRSD D-29 @ CURB FACE INLET PER DETAIL D, DETAILS SHEET. ELEVATIONS PER PLAN @ @ STORMWATER BMP PER DETAIL B, DETAILS SHEET 1' TRENCH DRAIN 104.94 IEG) 04.88 IE -so SD ~ -----I I PROPOSED IT] / 2 TRANSFORMER (ID 103.51 IE 113.5 PAD 106.47 TP-::_;~ .. Q1) 110.74 IE@ 1 03.99 TP-::_8.:~S Q1) 8)106.07 IE LOT4 115. 5 PAD 6 ,__+-111 o'®<§> 103.66 IE[ID 9 N --- -0 "' --------------------=-----w =-cf::l:::=:-==:-,=="!;:=c--=--,==-=-=-===-==r'=-=-=-===-=-=-=---===-=--=-="==.r:=-==-=::,,==:;c;-=-~ -~=:;-i:~ ---..c---=,._. ---as -WATER CONSTRUCTION NOTES & & 2" WATER SERVICE INSTALLATION PER CMWD STD W-4 FIRE HYDRANT ASS EMBLY PER CMWD STD W-12 £ 2" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 & CONCRETE THRUST BLOCKS PER CMWD STD W-15 VALVE BOX ASSEMBLY PER CMWD STD W-13 2" METER PER CMWD STD W-4 EXISTING WATER MAIN TO BE ABANDONED UTILITY CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER 1" IRRIGATION SERVICE INSTALLATION PER CMWD STD W-3 REMOVE EXISTING FIRE HYDRANT AND ALL APPURTENANCES REMOVE EXISTING WATER METER AND CONCRETE THRUST BLOCKING 12" PVC PUBLIC WATER MAIN PRIVATE FIRE HYDRANT ASSEMBLY PER CMWD STD W-12. ALL PRIVATE FIRE HYDRANTS SHALL BE PAINTED RED 6" PRIVATE FIRE SERVICE BACKFLOW PREVENTER PER CMWD STD W-21 RELOCATE EXISTING FIRE HYDRANT PER CMWD STD W-12 1" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 FIRE HYDRANT PROTECTION POST PER CWMD STD W-24 1" METER PER CMWD STD W-3 -----•---s ----as SEWER CONSTRUCTION NOTES [I] 18" PVC SEWER PUBLIC MAIN (BUENA) (l] UTILITY CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER (] EXISTING SEWER MAIN TO BE ABANDONED [±J PROTECT EXISTING SEWER LINE IN PLACE @] 8" PVC SEWER PRIVATE MAIN @] 6" SEWER LATERAL PER CITY OF CARLSBAD STD DWG S-7 [I] 48" SEWER MANHOLE PER CITY OF CARLSBAD STD DWG S-1 (ID SEWER CLEAN OUT PER CITY OF CARLSBAD STD DWG S-6 [ill 16" DIP PUBLIC SEWER MAIN (FAILSAFE-VWD) STREET LIGHT CONSTRUCTION NOTES (j) EXISTING STREETLIGHT TO REMAIN (j) EXISTING STREETLIGHT TO BE REMOVED --·-------_ ___,. s -(jJ PROPOSED STREETLIGHT PER SDRSD E-01. 12' COOPER INDUSTRIES TRU TRIBUTE OR APPROVED EQUIVALENT <;>'<'-orESSio,v. $~-<'~ T. t.-'1<"' "4' PROPOSED STREETLIGHTING ON CARPORT .._ ,, ' 'ltQ ,." ~ !-!? e'b © ~ <~ 5 PROPOSED COBRA-STYLE STREETLIGHT PER SDRSD E-01 -l.,J -~ c;3 ~ A ~ © ~ ~ 6 PROPOSED PEDESTRIAN LEVEL STREETLIGHT * No. RCE 71883 * EXP. 12-31-21 '-";, c· ·1 -~ "I}'; /VI 0q::,-:"~"••11 ~ OF C/\l>'i 011!!~~ FUSCOE 0 0 --20' '.~~PI\. _(:,i-0/I c::::c lb-OJ /LC_l,\ l(j-fj i//i:3D1) FJ-~.:: -16-11 H\TP 1 Cl-04/·1rwn VYCJ-·1 R'?7j? /hfS:?c·10-GCOS o· 10' 20' 40' SCALE: 1 " = 20' --KEY MAP T-300' VF::"TT':C TF:KT.O.TJVC \[AP :cr~F DF:VF:T.i>P\fF:NT PT.Al', '\ND :~ens~;\], fJ!i:VRTOP\fr:K~ PT:R\fTT J,CJR: E ·-· T UIILI v LAYUU 11 '.Jf 4) j C i C w E w ~ C w / • C 0 a: .,:; 0 i 0, w ~ u w ·e Q. L---------------------------------------------------------------------------------------------------------------------------------------======================::::.J;::' GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comMATCH LINE SHEET 8 - UTILITY LAYOUT (1 OF 4)MATCH LINE SHEET 10 - UTILITY LAYOUT (3 OF 4)----· --------· ---------I~ I I f / I I ---/ I I I I I I -----=== ,. LOT1 ..--:::::: ----109.40 IE(z) ----5D---SD--SD - --SD -,....=----F'~''-i _so-~--/ I I I ,r / ./ ---I I ---I ,' I t £ -I / I -I /I I I I I I I I. _1_-::.c: '--I / ---f--:::. (/) w w 0 \ 0 0 ~ '.~~PI\. _(:,i-0/I c::::c lb-OJ /LC_l,\ l(j-fj i//i:3D1) FJ-~.:: ::r,:p '16-11 i'H\TP 1Cl-04/·1rwn VYCJ-'IR'?7j?/hfS:?C'IR-GCOS STORM DRAIN CONSTRUCTION NOTES (D 12"X12" BROOKS CATCH BASIN OR EQUIVALENT, ELEVATIONS PER PLAN @ HDPE STORM DRAIN @ RESTORE TYPE A DRAINAGE DITCH PER SDRSD D-75 C±) 6" CLEAN OUT PER SDRSO SC-01 @ STORMWATER BMP PER DETAIL A, DETAILS SHEET @ CURB INLET PER SDRSD D-45, ELEVATIONS PER PLAN (z) CURTAIN WALL PER SDRSD D-38 @ TYPE A-4 CLEAN OUT PER SDRSD D-9 @ 12" AREA DRAIN WITH ATRIUM GRATE @) EXISTING STORM DRAIN STRUCTURE TO REMAIN (jJ) UTILITY CROSSING W/ 12" @ ROOF DRAIN DOWNSPOUT MINIMUM COVER, ELEVATIONS PER PLAN @ RAINSTORE3/ UNDERGROUNO STORMWATER OETENTION STORAGE SYSTEM OR EQUIVALENT ~ CATCH BASIN PER SDRSD D-29 @ CURB FACE INLET PER DETAIL D, DETAILS SHEET. ELEVATIONS PER PLAN @ STORMWATER BMP PER DETAIL B, OETAILS SHEET @ 1' TRENCH DRAIN WATER CONSTRUCTION NOTES ffi 2" WATER SERVICE INSTALLATION PER CMWD STD W-4 £ FIRE HYDRANT ASSEMBLY PER CMWD STD W-12 Lt 2" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 ffi CONCRETE THRUST BLOCKS PER CMWD STD W-15 -2 115.70 IE@ & VALVE BOX ASSEMBLY PER CMWD STD W-13 -116. 3 PAD 13 4 --------EXISTING EASEMENTS TO BE QUITCLAIMED @ 10' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED JANUARY 5, 1965 AS INSTRUMENT NO. 001288 & SEPTEMBER 21, 1965 AS INSTRUMENT NO. 171355, BOTH OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED FEBRUARY 15, 1965 AS INSTRUMENT NO. 28063 OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. @ 15' WIDE EASEMENT FOR STORM DRAIN PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 10' WIDE EASEMENT FOR SEWER PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 3' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23. 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 5' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23. 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. @ 1 O' WIDE EASEMENT FOR SEWER PURPOSES, DEDICATED TO SAN MARCOS COUNTY WATER DISTRICT (NOW VALLECITOS WATER DISTRICT), RECORDED MARCH 4, 1981, F/P 81-065865 OF OFFICIAL RECORDS. QUITCLAIMED PER SEPARATE INSTRUMENT. 9 (§]106.79 9 EASEMENT DEDICATIONS 'Jr---\ rlf-----\--1-"-"'-'-"-"-_,_..I E [ID 0.-----1 6 --t--.--"' -PROPOSED TRANSFORMER -------A A VARIABLE WIDTH (MINIMUM 40') WIDE EASEMENT SHOWN "-1/ OR DEDICATED TO THE CITY OF CARLSBAD, BUENA SANITATION DISTRICT, AND VALLECITOS WATER DISTRICT FOR GENERAL UTILITIES, ACCESS AND INCIDENTAL PURPOSES, PER SEPARATE INSTRUMENT. A EXISTING EASEMENT TO BE QUITCLAIMED OR RIGHT OF WAY "-6/ TO BE VACATED. DIMENSIONS PER PLAN. ~ A 20' WIDE EASEMENT TO CARLSBAD MUNICIPAL WATER FOR "'::;/ ALL WATER UTILITY PURPOSES. /4---. EASEMENT GRANTED TO THE CITY OF CARLSBAD FOR PUBLIC W STREET & UTILITY PURPOSES, PER FINAL MAP. /2'. A VARIABLE WIDTH CONSERVATION EASEMENT TO CITY OF ""Y CARLSBAD. PER FINAL MAP. ~ A 10' WIDE PRIVATE SEWER EASEMENT, PER FINAL MAP. A RECIPROCAL ACCESS FOR LOT 3 & 4 TO USE PRIVATE '--1/ DRIVE SHALL BE DEDICATED AS A COVENANT OF EASEMENT, PER FINAL MAP. ~ A VARIABLE WIDTH (MINIMUM 5') SIDEWALK EASEMENT 'so/ DEDICATED TO THE CITY OF CARLSBAD, PER FINAL MAP. /4'-.. SDG&E DISTRIBUTION EASEMENT TO BE AMENDED BY "V' SEPARATE DOCUMENT LOT3 116.90 PAD -~ SEWER CONSTRUCTION NOTES [Il 18" PVC SEWER PUBLIC MAIN (BUENA) [1J UTILITY CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER [}] EXISTING SEWER MAIN TO BE ABANDONED [I] PROTECT EXISTING SEWER LINE IN PLACE [fil 8" PVC SEWER PRIVATE MAIN [§J 6" SEWER LATERAL PER CITY OF CARLSBAD STD DWG S-7 [zJ 48" SEWER MANHOLE PER CITY OF CARLSBAD STD DWG S-1 (ID SEWER CLEAN OUT PER CITY OF CARLSBAD STD DWG S-6 (ID 16" DIP PUBLIC SEWER MAIN (FAILSAFE-VWD) 118. 50 PAD ~i 115.00 IE(z) BMP 5 I -J 115.14 IE(±) _, '----------M M -SD-- - -'-i",';i;"is"m-rr-17 --1-.,.;,,.,£,¼~~T-----4. -J-•,r -F <· < . STREET LIGHT CONSTRUCTION NOTES U) EXISTING STREETLIGHT TO REMAIN (j) EXISTING STREETLIGHT TO BE REMOVED U) PROPOSED STREETLIGHT PER SDRSD E-01. 12' COOPER INDUSTRIES TRU TRIBUTE OR APPROVED EQUIVALENT © PROPOSED STREETLIGHTING ON CARPORT © PROPOSED COBRA-STYLE STREETLIGHT PER SDRSD E-01 © PROPOSED PEDESTRIAN LEVEL STREETLIGHT -F -"' & 2" METER PER CMWD STD W-4 ffi EXISTING WATER MAIN TO BE ABANDONEO £ UTILITY CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER & 1" IRRIGATION SERVICE INSTALLATION PER CMWD STD W-3 ,1Q. REMOVE EXISTING FIRE HYORANT AND ALL APPURTENANCES L'.1JI. REMOVE EXISTING WATER METER AND CONCRETE THRUST BLOCKING A 12" PVC PUBLIC WATER MAIN M A PRIVATE FIRE HYDRANT ASSEMBLY PER CMWD STD W-12. ALL PRIVATE FIRE HYDRANTS SHALL BE PAINTED RED 6" PRIVATE FIRE SERVICE BACKFLOW PREVENTER PER CMWD STD W-21 A RELOCATE EXISTING FIRE HYDRANT PER CMWD STD W-12 £ 1" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 M FIRE HYDRANT PROTECTION POST PER CWMD STD W-24 £ 1" METER PER CMWD STD W-3 20' o· 10' 20' 40' SCALE: 1" = 20' rn • u tj m 'il. Jl 0 0 I 0 ~ ?"'-o,Ess,0,v. ~ ff",."'~:, 1-~ TJ _o_r ·~c;~~f3AD I·~;· I i * No. RCE 71883 :: VF::"TT':C TF:KTO.TTVC \[AP :0r-F DF:VF:Li>P\fF:NT PT.Al', i EXP. 12-31-21 •\ND :~ens-;\], fJ!i:VRTOP\fr:K-PT:R\fTT J,CJR: a ~ c··, # ~ "I?; ,vi o<i' E T :::: NOTES :--"•l•I f' OF c/\0'i ,_. ci 1 ALL EXISTING EASEMENTS ARE TO REMAIN EXCEPT AS OTHERWISE ii'! U ILi I Y LAY OU I (2 Cr 4) i NOTED -~ 2 ALL PROPOSED EASEMENTS WILL BE DEDICATED PER THE FINAL MAP : : Fusco E .,; UNLESS OTHERWISE NOTED. llli■, ~ ~ 3 ALL EASEMENTS TO BE QUITCLAIMED WILL BE ABANDONED PER THE I m m : ~;;L~~i~i~:Db~r~~l!tH~~{i!~IM~t~~~M~~~:p;oA!Eo;~~~~L~ NOTED O O ~rn,~ r ---~c-:J,,c, I.U. llHX/';IIC: l·C1 i L ________________________________________________________________ _:M~A::'.IN~T:_A:,::IN'.:E;::D~u:N::LE:s::s:..:o~T:_HE:'.R::_:w::,:I:,s:,E_:N:o::_:T~E:'.:D ________________________________________________________ ...::=======~======================:::::::~ 1 GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comMATCH LINE SHEET 9 - UTILITY LAYOUT (2 OF 4) MATCH LINE SHEET 11 - UTILITY LAYOUT (4 OF 4)L_ I I I -l I I I _1 ~'0 I I • I I I __ J! ------~ ~r"'F-ao¥5_,:;i43~ri)I· ~-1-J----i 7 1 06 S-31[ Ol:!--'{;!\ID 18f' Pvc SEWER -,.=--~ELOCATION. , C0 NE T TO EXISTING ... ------= 121.00 PAD s·'>--_, 6 ----1 I I 1-t I PROPOSED TRANSFORMER I I I -, ----------BMP 3 -as -as---as---~ /. 0 5 123.00 PAD 6 s 0 "' N _____ ::::;--: EX 16" DIP [l]SEWER MAIN VWD) 123.50 PAD -,. f----+--M -+>'---+--s -F -,-~ = I I I I - F ,-+ I I = 7 ---•--~-11.631E F-F-F-~ = Q =--"'""-F / z ~ ----__ __,._ YI _,c...----YI rl'I---- -'.i as-----s ------..J-....--------.....-"'------....------= -------"I·/ 5 125.00 PAD 127.00 PAD ---·---s---s [I]-.r...---F 3 > F BMP 2B 13lM-ra. PROPOSED TRANSFORMER -F ::: ~i ;~. 1 LOT 1 !.:i/lf" \ 'r \ @:± l l 8 00 IE) 1 '1) \~ I ,. ..JI~....-,.,. J-I I j 13 ,!_1-I I I I I LOT3 -F -F h I"' I I I ' ' I I I : I I i ' I ' ' I " -s -' 1-i -BMP 1 _..,-------131. 00 PAD EXISTING 24" RCP STORM DRAIN TO REMAIN w - ----: -'.~~PI\. _(:,i-0/I c::::c lb-OJ /LC_l,\ l(j-fj i//i:3D1) FJ-~.:: ::r,:p '16-11 H\TP 1Cl-04/·1rwn VYCJ-'IR'?7j?/hfS:?C'IR-GCOS STORM DRAIN CONSTRUCTION NOTES G) 12"X12" BROOKS CATCH BASIN OR EQUIVALENT, ELEVATIONS PER PLAN @ HOPE STORM DRAIN @ RESTORE TYPE A DRAINAGE DITCH PER SDRSD D-75 G) 6" CLEAN OUT PER SDRSD SC-01 @ STORMWATER BMP PER DETAIL A, DETAILS SHEET @ CURB INLET PER SDRSD D-45, ELEVATIONS PER PLAN (j) CURTAIN WALL PER SDRSD D-38 @ TYPE A-4 CLEAN OUT PER SDRSD D-9 @ 12" AREA DRAIN WITH ATRIUM GRATE @ EXISTING STORM DRAIN STRUCTURE TO REMAIN UTILITY CROSSING W/ 12" MINIMUM COVER, ELEVATIONS PER PLAN ROOF DRAIN DOWNSPOUT RAINSTORE3/ UNDERGROUND STORMWATER DETENTION STORAGE SYSTEM OR EQUIVALENT CATCH BASIN PER SDRSD D-29 @ CURB FACE INLET PER DETAIL D, DETAILS SHEET. ELEVATIONS PER PLAN @ STORMWATER BMP PER DETAIL B, DETAILS SHEET @ 1' TRENCH DRAIN WATER CONSTRUCTION NOTES & 2" WATER SERVICE INSTALLATION PER CMWD STD W-4 & FIRE HYDRANT ASSEMBLY PER CMWD STD W-12 ,&_ 2" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 & CONCRETE THRUST BLOCKS PER CMWD STD W-15 & VALVE BOX ASSEMBLY PER CMWD STD W-13 & 2" METER PER CMWD STD W-4 lb,_ EXISTING WATER MAIN TO BE ABANDONED £ UTILITY CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER ,£. 1" IRRIGATION SERVICE INSTALLATION PER CMWD STD W-3 LIQ. REMOVE EXISTING FIRE HYDRANT AND ALL APPURTENANCES £ REMOVE EXISTING WATER METER AND CONCRETE THRUST BLOCKING & 12" PVC PUBLIC WATER MAIN A PRIVATE FIRE HYDRANT ASSEMBLY PER CMWD STD W-12. ALL PRIVATE FIRE HYDRANTS SHALL BE PAINTED RED A 6" PRIVATE FIRE SERVICE BACKFLOW PREVENTER PER CMWD STD W-21 LJl RELOCATE EXISTING FIRE HYDRANT PER CMWD STD W-12 A 1" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 j}, FIRE HYDRANT PROTECTION POST PER CWMD STD W-24 A 1" METER PER CMWD STD W-3 20' o' 1 o' 20' 40' SCALE: 1" = 20' EXISTING EASEMENTS TO BE QUITCLAIMED EASEMENT DEDICATIONS SEWER CONSTRUCTION NOTES STREET LIGHT CONSTRUCTION NOTES @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED JANUARY 5, 1965 AS INSTRUMENT NO. 001288 & SEPTEMBER 21, 1965 AS INSTRUMENT NO. 171355, BOTH OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. /.0.. A VARIABLE WIDTH (MINIMUM 40') WIDE EASEMENT SHOWN [I] 18" PVC SEWER PUBLIC MAIN (BUENA) .-"p EXISTING STREETLIGHT TO REMAIN "--1/ OR DEDICATED TO THE CITY OF CARLSBAD, BUENA \..!..I SANITATION DISTRICT, AND VALLECITOS WATER DISTRICT FOR (l] UTILITY CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER (jJ EXISTING STREETLIGHT TO BE REMOVED GENERAL UTILITIES, ACCESS AND INCIDENTAL PURPOSES, @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED FEBRUARY 15, 1965 AS INSTRUMENT NO. 28063 OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP. PER SEPARATE INSTRUMENT. [lj EXISTING SEWER MAIN TO BE ABANDONED (J} PROPOSED STREETLIGHT PER SDRSD E-01. 12' COOPER D OR RIGHT OF WAY INDUSTRIES TRU TRIBUTE OR APPROVED EQUIVALENT EXISTING EASEMENT TO BE QUITCLAIME '47 PROTECT EXISTING SEWER LINE IN PLACE TO BE VACATED. DIMENSIONS PER PLAN. L.:!..I © PROPOSED STREETLIGHTING ON CARPORT _r ® ® @ @ 15' WIDE EASEMENT FOR STORM DRAIN PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. 1 O' WIDE EASEMENT FOR SEWER PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. A--A 20' WIDE EASEMENT TO CARLSBAD MUNICIPAL WATER FOR '57 8" PVC SEWER PRIVATE MAIN j '-:Y ALL WATER UTILITY PURPOSES. L.,U @ PROPOSED COBRA-STYLE STREETLIGHT PER SDRSD E-01 T-300' 'il. 0 EASEMENT GRANTED TO THE CITY OF CARLSBAD FOR PUBLIC (]] 6" SEWER LATERAL PER CITY OF CARLSBAD STD DWG S-7 © PROPOSED PEDESTRIAN LEVEL STREETLIGHT § STREET & UTILITY PURPOSES, PER FINAL MAP. [I] 48" SEWER MANHOLE PER CITY OF CARLSBAD STD DWG S-1 ~ <§> A VARIABLE WIDTH CONSERVATION EASEMENT TO CITY OF ?"'-orESSio,v. ~ CARLSBAD, PER FINAL MAP. (]] SEWER CLEAN OUT PER CITY OF CARLSBAD STD DWG S-6 <f!5}__,0Y.. T. 1.-0'-1< <; i ~ A 10· w10E PRIVATE SEWER EASEMENT. PER FINAL MAP. lID 16 .. 01P PUBLIC SEWER MAIN (FAILSAFE-vwo) g 6 ''1'(:.\ ~ =r:~ ~~[r11=1 _P~I~~:~HP,D I~-~,~-~ I ~ 3' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF A RECIPROCAL ACCESS FOR LOT 3 & 4 TO USE PRIVATE w ~ ;,;;: ci L__i:)__ c CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER '-Y DRIVE SHALL BE DEDICATED AS A COVENANT OF EASEMENT, * No. RCE 71883 :: VF::"TT':C TF:KT.0.TJVC \fAP :cr~F DF:VF:Li>P\fF:NT Pl,AI', i 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. PER FINAL MAP. EXP. 12-31-21 •\ND ;~ens~;\], DF:VF:TOP\fr:K~ PT:R\fTT J,CJR a 5' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE CITY OF /4'-.. A VARIABLE WIDTH (MINIMUM 5') SIDEWALK EASEMENT "'~;: Civil o~~"< E T j CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER ',e,' DEDICATED TO THE CITY OF CARLSBAD, PER FINAL MAP. NOTES __ ~"•Ill /'" OF C/\1."f ·-· ci 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. /,::--.. SDG&E DISTRIBUTION EASEMENT TO BE AMENDED BY ALL EXISTING EASEMENTS ARE TO REMAIN EXCEPT AS OTHERWISE ii IJ ILi I Y LAY OU I (ci Cr 4) j 1 O' WIDE EASEMENT FOR SEWER PURPOSES, DEDICATED TO SAN MARCOS '-3/ SEPARATE DOCUMENT NOTED : sco a: COUNTY WATER DISTRICT (NOW VALLECITOS WATER DISTRICT), RECORDED 2 ALL PROPOSED EASEMENTS WILL BE DEDICATED PER THE FINAL MAP I j FU E f UNLESS OTHERWISE NOTED. I -0 MARCH 4, 1981, F /P 81 -065865 OF OFFICIAL RECORDS. QUITCLAIMED PER 1111 -i SEPARATE INSTRUMENT. 3 ALL EASEMENTS TO BE QUITCLAIMED WILL BE ABANDONED PER THE w 1 o' WIDE EASEMENT TO SDG&E FOR PUBLIC UTILITIES, INGRESS & EGRESS & 4 ~1~tLEx~t~N~N~~(L~Tl~;H;:~1~~ ~~~~N EXCEPT AS OTHERWISE NOTED ~/;: l ~ l ·· ___ ~wJ,.c. I.U. I lHX/'; I-IC: I· c.l ~ INCIDENTAL PURPOSES, RECORDED OCTOBER 12, 1988 AS INSTRUMENT NO. 5 ALL PROPOSED STORM DRAIN IMPROVEMENTS TO BE PRIVATELY O O ~./•Nr R _ _ "f 88-519058 OF OFFICIAL RECORDS. QUITCLAIMED PER SEPARATE INSTRUMENT. MAINTAINED UNLESS OTHERWISE NOTED ~-------~ '.;-L__.::_.::.=:.:..:...:.:.:.::~==.::...:.::.:..:.:.:::~.:.:..:.:~.:..:=~~----------------~~~~~~~------------------------------===========:::::.J,;: GNIREENE IGN6390 Greenwich Dr., Suite 170, San Diego, California 92122tel 858.554.1500 fax 858.597.0335 www.fuscoe.comMATCH LINE SHEET 10 - UTILITY LAYOUT (3 OF 4)w PWA BMP 1 DRll/c _,. M 13 (7)127.72 IE (i_)I 28.06 IE / / 2H-----I 133.00 PAD w 8)128.79 IE PROPOSED TRANSFORMER 0 :&----• -• 126.121E[s] 4 F~~ F ~ / / F / / 12 .811E[s] / / / 135,-,,,:,, / / / ' / / / / 136-7',, OMA 10 / BMP 10 OMA Type POC BMPType BMPSoil Total Area (SF) Total Pervious (SF) Total Impervious (SF) PerviousDis ersionAreil SF Im ervious Are ii for Dis ersion SF c _~(adj.far Dispersian) DCV (CF) 1 Drains to BMP C Biofiltration A 34,456 25% 8,614 75% 25,842 0 0 0.70 1,206 ,, Drains to BMP • Biofiltration A 13,483 5% 646 95% 12,837 0 0 0.86 sro 2b Drains to BMP • Bioliltration A 4,779 3')(, 155 97% 4,624 0 0 0.87 200 ,, Drains to BMP • Biofiltration A 9,657 44% 4,250 56% 5,407 0 D 0.55 266 3 Drains to BMP • Biofiltration A 48,378 20% 9,676 80% 38,702 0 D 0.74 1.790 4 Drains to BMP • Biofiltration A 16,407 25'Hi 4,102 75% 12,305 0 D 0.70 574 BMPSummary 5 Drains to BMP • Biofiltration A 28,594 10% 2,859 90% 25,735 0 0 0.82 1,172 6 Drains to BMP • Biofiltration D 36,657 12% 4,294 88% 32,363 1,153 2,873 0.76 1,393 7 Drains to BMP A Biofiltration A 69,414 17'E. 12,075 83% 57,339 0 D 0.76 2,638 8 Drains to BMP A Biofillration A 48,292 16% 7,507 84% 40,785 0 D 0.78 1,883 ' Drains to BMP A Biofiltration D 4,631 5% 232 95% 4,399 0 0 0.87 201 GPA 16-04/ZC 16-03/LCPA 16-04/SDP 16-20/ CDP 16-31/HMP 16-04/VWD W0-182752/MS2018-0005 10 Drains to BMP A Permeable P,wers A 2,072 °" D 100% 2,072 D D 090 93 11 Self-Mitigating C D 3,918 100% 3,918 "" 0 u 13 Self-Mitigating Self-Mitigating C A A A 7,022 13,201 1009' 7,022 100% 13,201 "" 0 "" 0 Biofiltration Pro osed Re ulred Proposed Re uired Pro osed Required Pro osed Required Proposed Required Proposed Re uired Pro osed Required Proposed Required Proposed Re ulred Pro osed Required Pro osed Required Proposed Re wired BMP (Sf) ~ rn & •mm rn m = = & wan m ~ ,~=~,maw Y • Top of Basin Freeboard Provided (IN) Ponding Eleviltlon Total Ponding Depth (IN) WQ/Hydromod Ponding Depth (IN) Bottom of Basin Bloflltration Underdrain Invert RainStore3 Units RilinStore3 Depth (IN) Detention Underdrilin Invert Bottom of Detention 129.90 6 129.40 20.16 6 121.n 5 19.69 124.50 124.25 127.00 128.30 126.50 6 6 6 126.50 127.80 126.00 12 18 24 12 18 24 125.50 126.30 124.00 6 7 10 23.Gl 27.56 39.37 121.95 122.42 119.14 121.70 122.17 118.89 NOTE: SEE DETAILS SHEET FOR SUMMARY OF ORIFICES & WEIRS I --o' 10' 20' 40' SCALE: I'' ~ 20' NOTES (BUENA) [2J UTILITY CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER Cl] EXISTING SEWER MAIN TO BE ABANDONED [4J PROTECT EXISTING SEWER LINE IN PLACE [5J 8" PVC SEWER PRIVATE MAIN [6J 6" SEWER LATERAL PER CIT( OF CARLSBAD STD DWG S-7 [7J 48" SEWER MANHOLE PER CITY OF CARLSBAD STD DWG S-1 [sJ SEWER CLEAN OUT PER CITY OF CARLSBAD STD DWG S-6 [9J 16" DIP PUBLIC SEWER MAIN (FAILSAFE-VWD) STREET LIGHT CONSTRUCTION NOTES (i) EXISTING STREETLIGHT TO REMAIN (jJ EXISTING STREETLIGHT TO BE REMOVED (jJ PROPOSED STREETLIGHT PER SDRSD E-01. 12' COOPER INDUSTRIES TRU TRIBUTE OR APPROVED EQUIVALENT (jJ PROPOSED STREETLIGHTING ON CARPORT © PROPOSED COBRA-STYLE STREETLIGHT PER SDRSD E-01 © PROPOSED PEDESTRIAN LEVEL STREETLIGHT --BMP Elevations/Depths 121.50 6 121.00 18 12 119.50 10 39.37 114.64 114.39 118.50 6 118.00 12 12 117.00 10 39.37 112.14 111.89 116.50 6 116.00 12 12 115.00 ' 35.43 110.46 110.21 STORM DRAIN CONSTRUCTION NOTES 115.36 6 114.76 12 11 113.76 lU.68 6 23.62 110.21 109.96 112.40 6 111.90 30 30 109.40 5 19.69 106.18 105.93 (D 12"x12" BROOKS CATCH BASIN OR EQUIVALENT, ELEVATIONS PER PLAN CI) HOPE STORM DRAIN Q) RESTORE ]'(PE A DRAINAGE DITCH PER SDRSD 0-75 8) 6" CLEAN OUT PER SDRSD SC-01 @ STORMWATER BMP PER DETAIL A, DETAILS SHEET @ CURB INLET PER SDRSD D-45, ELEVATIONS PER PLAN (7) CURTAIN WALL PER SDRSD 0-38 @ ]'(PE A-4 CLEAN OUT PER SDRSD D-9 @ 12" AREA DRAIN WITH ATRIUM GRATE @) EXISTING STORM DRAIN STRUCTURE TO REMAIN GJ) UTILITY CROSSING W/ 12" MINIMUM COVER, ELEVATIONS PER PLAN @ ROOF DRAIN DOWNSPOUT RAINSTORE3/ UNDERGROUND STORMWATER DETENTION STORAGE SYSTEM OR EQUIVALENT (j] CATCH BASIN PER SDRSD D-29 CURB FACE INLET PER DETAIL D, DETAILS SHEET. ELEVATIONS PER PLAN STORMWATER BMP PER DETAIL B, DETAILS SHEET 1' TRENCH DRAIN WATER CONSTRUCTION NOTES & 2" WATER SERVICE INSTALLATION PER CMWD STD W-4 & FIRE HYDRANT ASSEMBLY PER CMWD STD W-12 & 2" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 & CONCRETE THRUST BLOCKS PER CMWD STD W-15 & VALVE BOX ASSEMBLY PER CMWD STD W-13 & 2" METER PER CMWD STD W-4 fil EXISTING WATER MAIN TO BE ABANDONED & UTILI]'( CROSSING, ELEVATIONS PER PLAN, 12" MINIMUM COVER & 1" IRRIGATION SERVICE INSTALLATION PER CMWD STD W-3 ,i1 REMOVE EXISTING FIRE HYDRANT AND ALL APPURTENANCES ~ REMOVE EXISTING WATER METER AND CONCRETE THRUST BLOCKING ,i1 12" PVC PUBLIC WATER MAIN M PRIVATE FIRE HYDRANT ASSEMBLY PER CMWD STD W-12. ALL PRIVATE FIRE HYDRANTS SHALL BE PAINTED RED ,,i1 6" PRIVATE FIRE SERVICE BACKFLOW PREVENTER PER CMWD STD W-21 A RELOCATE EXISTING FIRE HYDRANT PER CMWD STD W-12 M 1" BACKFLOW PREVENTION DEVICE PER CMWD STD W-20 ,iL FIRE HYDRANT PROTECTION POST PER CWMD STD W-24 M 1" METER PER CMWD STD W-3 108. 70 6 10:1.20 12 12 107.20 4 15.75 104.30 104.05 109.35 6 108.85 18 18 107.35 106.27 108.70 6 108.20 6 6 107.70 106.62 EXISTING EASEMENTS TO BE QUITCLAIMED ® ® ® ® @ @ 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED JANUARY 5, 1965 AS INSTRUMENT NO, 001288 & SEPTEMBER 21, 1965 AS INSTRUMENT NO, 171355, BOTH OF OFFICIAL RECORDS, QUITCLAIMED PER FINAL MAP. 1 O' WIDE EASEMENT TO BUENA SANITATION DISTRICT FOR SEWER PIPELINES & INCIDENTAL PURPOSES, RECORDED FEBRUARY 15, 1965 AS INSTRUMENT NO, 28063 OF OFFICIAL RECORDS. QUITCLAIMED PER FINAL MAP, 15' WIDE EASEMENT FOR STORM DRAIN PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO, 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO, 11358 OF TRACT MAPS, QUITCLAIMED PER FINAL MAP, 1 O' WIDE EASEMENT FOR SEWER PURPOSES ONLY, DEDICATED TO THE CITY OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. 3' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO. 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS. QUITCLAIMED PER FINAL MAP. 5' WIDE EASEMENT FOR STREET PURPOSES, DEDICATED TO THE OF CARLSBAD ON THE MAP OF CARLSBAD TRACT NO, 82-4, RECORDED OCTOBER 23, 1985 AS MAP NO. 11358 OF TRACT MAPS, QUITCLAIMED PER FINAL MAP, 1 O' WIDE EASEMENT FOR SEWER PURPOSES, DEDICATED TO SAN MARCOS COUNT( WATER DISTRICT (NOW VALLECITOS WATER DISTRICT), RECORDED MARCH 4, 1981, F /P 81-065865 OF OFFICIAL RECORDS, QUITCLAIMED PER SEPARATE INSTRUMENT, CIT( CIT( 1 O' WIDE EASEMENT TO SDG&E FOR PUBLIC UTILITIES, INGRESS & EGRESS & INCIDENTAL PURPOSES, RECORDED OCTOBER 12, 1988 AS INSTRUMENT NO. 88-519058 OF OFFICIAL RECORDS. QUITCLAIMED PER SEPARATE INSTRUMENT. EASEMENT DEDICATIONS 0 A VARIABLE WIDTH (MINIMUM 40') WIDE EASEMENT SHOWN OR DEDICATED TO THE CIT( OF CARLSBAD, BUENA SANITATION DISTRICT, AND VALLECITOS WATER DISTRICT FOR GENERAL UTILITIES, ACCESS AND INCIDENTAL PURPOSES, PER SEPARATE INSTRUMENT. EXISTING EASEMENT TO BE QUITCLAIMED OR RIGHT OF WAY TO BE VACATED. DIMENSIONS PER PLAN. A 20' WIDE EASEMENT TO CARLSBAD MUNICIPAL WATER FOR ALL WATER UTILI]'( PURPOSES. ~ EASEMENT GRANTED TO THE CIT( OF CARLSBAD FOR PUBLIC v' STREET & UTILI]'( PURPOSES, PER FINAL MAP. ~ A VARIABLE WIDTH CONSERVATION EASEMENT TO CITY OF "1/ CARLSBAD, PER FINAL MAP, A 1 O' WIDE PRIVATE SEWER EASEMENT, PER FINAL MAP, RECIPROCAL ACCESS FOR LOT 3 & 4 TO USE PRIVATE DRIVE SHALL BE DEDICATED AS A COVENANT OF EASEMENT, PER FINAL MAP, A VARIABLE WIDTH (MINIMUM 5') SIDEWALK EASEMENT DEDICATED TO THE CITY OF CARLSBAD, PER FINAL MAP, ~ SDG&E DISTRIBUTION EASEMENT TO BE AMENDED BY 'V SEPARATE DOCUMENT NOTES ALL EXISTING EASEMENTS ARE TO REMAIN EXCEPT AS OTHERWISE NOTED 2 ALL PROPOSED EASEMENTS WILL BE DEDICATED PER THE FINAL MAP UNLESS OTHERWISE NOTED. 3 ALL EASEMENTS TO BE QUITCLAIMED WILL BE ABANDONED PER THE FINAL MAP UNLESS OTHERWISE NOTED 4 ALL EXISTING UTILITIES ARE TO REMAIN EXCEPT AS OTHERWISE NOTED 5 ALL PROPOSED STORM DRAIN IMPROVEMENTS TO BE PRIVATELY MAINTAINED UNLESS OTHERWISE NOTED (/~orESS101,;, ,SJ ,1 T '1< 0 0'' · f-o ~ /;; 1# ? ~ G GJ ----IT\ w ~ 7' ,Tl 0:: "' * No. RCE 71883 * EXP. 12-31-21 ,i,/' c· ·1 _,.,, -<//; IV\ ~-;;"-"•Ill f.' OF c~"-1'0 =ii!!!,~ FUSCOE --~ l_l_1_J CITY OF CARLSBAD DEVELOPMENT SERVICES ~ l__1_1_J VESTING TENTATIVE MAP, SITE DEVELOPMENT PLAN, AND COASTAL DEVELOPMENT PERMIT FOR: WEST OAKS UTILITY LAYOUT (4 OF 4) l'D"W"N=B_cY"_:'c..c=== L ___ P_R_O_J-EC_T_N_O_._~I DRAWING NO. CHKD BY: __ _ RVWD BY: AH AH AHAH AHAH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE PLAN ---- 'I I (\ AN'f TREE LOGATED VilTHIN Sl6HT LINES SHALL HAVE THE . CANOPIES MAINTAINED AT AN e• HEl6HT Af30I/E ADJACENT ,_;::.-- FINISHED 6RADE. PL.ANTS / LOGATED VilTHIN THIS ARE.A ..--- SHALL NOT EXCEED A 90' ..---_- ,/' -/" SEGTION A BMP / LINED PER CIVIL a.16. \ c::, C) - ) HEl6HT / (,l ALL TREES ADJACENT TO ElUILDIN6 TO BE MAINTAINED SO NO BRANCHES ENCROACH l"IITHIN 10'. E:XISTIN6 RIPARIAN ElUFFE:R TO BE MAINTAINED TO SO THAT SCREENIN6 IS PROVIDE FOR PARKIN6 ALON<!, l"IE:ST OAKS l"IAY. STREET TREES UNDER SD6E: TRANSMISSION TO BE CHAN6E:D TO MA6NOLIA 'LITTLE 6E:M' AFTER THE INSTALLATION OF NE:1'11 SDC!,E: TRANSMISSION POLE PER SD6E: APPROVAL. HOA TO RETAIN A 9' CLEARANCE: BETY'f:E:N TREE CANOPIES AT MATURITY AND NON-COMBUSTIBLE:, CARPORTS IN FUEL MODIFICATION ZONES 2 AND 9 PER THE FIRE PROTECTION PLAN FOR THE l"IE:ST OAKS PROJECT PREPARED BY DUDEK. MAINTENANCE AC,C,ESS PEDESTRIAN 5ATE5 SHALL BE PROVIDED EVERY 500' ALON5 FIRE PROTECTION AREA l"IHICH SHOl"I FE:NCIN5. MAINTENANCE: ACCESS 6ATE TO REMAIN LOCKED AT ALL TIMES EXCEPT FOR MAINTENANCE: ACCESS. ----_ --Ll--l-'1--\-,--1 .\ -. --.\ --1 -. . -' --- -~ -RIPARIAN EllffER i-L-ic-x AA1=A VilLL BE RESTORl:D PER BIOI..061ST GONaPT '~ PLAN(!iUDEK201e) LANDSCAPE GALGULATIONS: DEVELOPABLE AREA, UNDEVELOPABLE AREA: TOTAL LAND5C.APED AREA, TOTAL RESTORATION AREA: TOTAL PARKINcSt LOT AREA, TOTAL PARKINcSt LOT LAND5C.APE: AREA 1.80 AC.RE5 4.19 AC.RE5 109,585 5F 182,Slt> 5F t>t>,54'=! 5F 8,125 5F -- - J)---•)--(HO-~-- ., .. --- --------=--' -~--_, 3 ---- -- -~-CHo-•.•--(HO- - GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 _\-: \_~-~- --- - -=1<>-J) ----z:!.HD-. -. . . _: ,_ --= -,c ·• I <1-10-3 -·1-:=if--~> I --::: ----t- ·\ l - PASSIVE OUTDOOR REG.AAEA '" SEE ENLAR6EMENT ' s11a: 4 ---. --- CONCEPTUAL LANDSCAPE PLAN SHEET INDEX, 01 02 03 04 05 06 01 08 LANDSCAPE CONCEPT PLAN LANDSCAPE CONCEPT PLAN PLANTING LEGEND, DETAILS AND ELEVATIONS LANDSCAPE ENLARGEMENTS LANDSCAPE V'IATER-USE EXHIBIT LANDSCAPE V'IATER-USE EXHIBIT LANDSCAPE V'IATER CONSERVATION EXHIBIT LANDSCAPE V'IATER CONSERVATION EXHIBIT 30 15 0 SCALE: SHEET INDEX, OCf 10 11 12 13 14 15 30 60 1 n = 30'-Q" 90 LANDSCAPE V'IATER CALCULATIONS LANDSCAPE MAINTENANCE EXHIBIT LANDSCAPE MAINTENANCE EXHIBIT UTILITY EASEMENT PLAN UTILITY EASEMENT PLAN LANDSCAPE LIGHTING PLAN LANDSCAPE LIGHTING PLAN ~~ gmp PROJECT: 16-042 DATE:08-23-1'1 PAGE I OF 15 " ~ 7 '½ ~------------------------------------------------------------------------------------------------------------------------------~II) BENCHBENCHAH AH AH AH AH AH AHAHAHAH AHAH AH AH AH AH AH AH AH AH AH AH AHAHAH AH AH AH AH AH AH AH AH AH AHAH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AH AHAH AH WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE PLAN - -~ -=====~:::;::;::;--;..--.-----"---'=-~ ----'40 - - T z _ "'L1<- 7 ----------- 3)-- - MAINTENANGe NOTE ALL LANDSCAPE AREAS ARE TO BE MAINTAINED IN A HEAL THY AND DISEASE FREE CONDITION BY EITHER THE H.O.A OR THE PRIVATE HOMEOll'INERS AS INDICATED ON THE PLANS. ALL TREES ADJACENT TO BJILDINCS TO BE MAINTAINED SO NO BRANCHES ENCROACH ll'IITHIN 10'. EXISTINCS RIPARIAN BJFFER TO BE MAINTAINED TO SO THAT SCREENINCS IS PROVIDE FOR PARKINCS ALONCS Y'IEST OAKS ll'IAY. STREET TREES UNDER SDCSE TRANSMISSION TO BE CHANCSED TO MACSNOLIA 'LITTLE CSEM' AFTER THE INSTALLATION OF NEIi'! SDCSE TRANSMISSION POLE PER SDCSE APPROVAL. HOA TO RETAIN A 9' CLEARANCE BETI/IIEEN TREE CANOPIES AT MATURITY AND NON-COMBJSTIBLE, CARPORTS IN FUEL MODIFICATION ZONES 2 AND 9 PER THE FIRE PROTECTION PLAN FOR THE ll'IEST OAKS PROJECT PREPARED BY DUDEK. ----- MAINTENANCE NOTE 6ATE TO BE PROVIDE EVERY' 000' OF ,---- FENC,IN6 ---- MAINTENANCE ACCESS PEDESTRIAN CSATES SHALL BE PROVIDED EVERY 900' ALONCS FIRE PROTECTION AREA ll'IHICH HAS FENCINCS. MAINTENANCE ACCESS CSATE TO REMAIN LOCKED AT ALL TIMES EXCEPT FOR MAINTENANCE AC,C,ESS. 1:36.10 m 30 15 0 SCALE: 30 60 90 1 n = 30'-Q" GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 ,,,,--VEHIGLf Sl6HT LINE ) ) I ~~ gmp I / r-----215 PROJECT: 16-042 DATE:08-23-1'1 PAGE 2 OF 15 " ~ 7 '½ ~------------------------------------------------------------------------------------------------------------------------------------------------~II) AH AH WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE LEGEND AND NOTES ~I~ I l:1;11:Y2 ~ aJANT1TY BOTANJq,l. @tfQNNftf SIZE RA-I ~ ,a;ar SltlBl--8' IMIT -A-I IW.K6ROlll1 FQ.ll)ATltJIV ...::Call 9ltlB 1--8' IMIT Rlr-2 li.Wl!IWD ,a;ar SltlBH IMIT Rlr-2 IW.K6ROlll1 FQ.ll)ATltJIV SJL!sl5 91R8H1 IMIT UMEN(I IBI I IMlaLIU,RIA c.tJ.ll'ORNIGA c.tJ.ll'ORNIA BAY .24' eox (MUJIB)MSIIIEl''II&) .. ~'Meer LITllf 6EM lll'tARF 24'BOX 5a/11EIIII Ml6NOI.IA 42 " IH!ffllM't Ii Je'IERNRfll!ID .24' BOX ~. 24'BOX 21 1111Mlll:II! 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STAN'ORDIANA 0 PITT05l'OIUol lENJIFOI.IH 'SIL VER SIL VER 5lfEN KOH.IIJ 15 6AL. 5lmr ~ lml!H!Citl. (.Qlt10II MAI£ 0 ARGTOSTAFIM..05 HOOl3I MONSEr GlffET MANZANITA @) 1'1Jc;GA N:flPPlfl 'Re6' FOOTHILL 1'1Jc;GA YINE PLANTIH6 tsiliCDl,/NbGDVC8 ~ BOTANl"'6,l. G/JloM'JIINAM: SIZE ~~IS D1'1ARF COYOTE FLA15 I I&' 0~. 'Pl6EOH POINT' BIW5H ~MF ~ I eNTION eA51N ~ lml!Hl!t& GOl+fCIN NN,f m .J .J .J .J .J .J .J .J .J .J c;AREX Slf!R.ISGA RUSTY 5El1l5E FLA15 I I&' 0~. .J .J .J .J .J ~ L L L ~ L L L ~ L L L L ~ L L M ~ L L ~ L H ~ M UPLAAP • 81PA81AA eQI I CS AAtlYE PLANT Cl5t ~ RIPARIAN BffER PBt 610L0615T (ML "'-"HfM l'fflfN 111! IUWtlN4 "'-No. NO-at"lt!lt flWL fie NATM!,.,_,.,,,,. Hlt"Jl!IIIIM. ,-,,. 91='C ~Mcat::l!rr l"I.M I IC hi U JI' f;ll;ll<J ~ L M L M L Mole$ ADDltle!HAL Ho I E5 !lDF'E5 6,I GIR 51!:El'ER mJIRIN6 EIIOSICIN (l)lffllOl. i"EA!ffl5 ffJ SPEGIFIED IBEII SIWJ. BE 11'EA113' 1'1111 CIN GIR MORE OF 1IE FOU.Ol'H l'I.HIT1N6 STAll'AROS, A. STAll'ARD I • GO'l'IR GRtll'~ S"IIWI MATT1N6, GO'l'IR GRtlP SHAU. eE A 5ffl:1 HIX TYPIGAU.Y MADE I.POI' GUGI< 6Ellll~T1N6 AND FffJT GO'/ERIIIS mc::e, a.D'v'ERS, All'/GIR NllD FLOl6iS. 51&tlT 1IE !ff(;lfl(; 5ffl:1 HIX fGIR GITY m'f/tNAL PRIGIR TO N'F'LIGATlCIN. 1IE GO'l'IR GRtlP 511',lJ. eE N'l'LIED AT A RA1E NI' MAltER !illflGIEHI" TO PRO\IIJlE 'IOlll GO/fIWE.111111N 1111RIY (:lo) DAYS. TY1'E OF lifllt'Ol1QP Sl!WI MATIM SAAU. BE ffJ lfffllNfD BY 1IE arr AND STAl<ED TO 1IE !t.01'1: ffJ REGOlffMlEl1 BY 1IE MAN.FACllla. REllt'Ol1aP 51!WI MATT1116 SHAU. BE mJIRED r+EN PLHmMS llCGl!b e..,IEEH IIJSUST 15 AND APRIL 15. 1IE (l)VfR GRtlP ~ IUlfGIRCll1 511WI MAT SHAU. BE IJSfD llE REMAllllER OF 1IE YEAR. 6. STAll'ARD 11.2 • 6ROIKI GO'l'IR OIi: IIN,REl1 ~OOS) Pl:l1G6IT OF 1IE N'lfA SHAU. BE PLAN11:l1 m1f A 6ROIKI GO'l'IR l(NOltt TO HAVE l:XCal.00 SOIL BIND~ Gl!AAAC;11:R15T1G6 M1cD FIIOM A HINIH)f SIZE CIF FLAT1ED MASAI. AND Sl'>aD TO FIIO'IIDE RU fhlfJW£ 1'11111N OIi: YEAR/. c;. STAll'ARD 11:l • LOl'I 5HUl& LON efREAD~ l'tlODI' 5IReS M1ED FIIOM A MINIH)f I 6ALLCIN) 5IWJ. GO'l'IR A HINIH)f CIF !:fVfN1Y (10'.4) l9GEM1" CIF 1IE !iOl'E FAG!: (AT MAME S12fJ. 11. STAll'ARD 114 • 1REE5 MJ/GIR LIME 5IReS 1REE5 All'/GIR 1»6f 51Re5 SAALL BE M1cD FIIOM A HINIMH CIF I 6ALLCIN c;ONTAltPS} AT A MINIMH RA1E CIF ON: (I) PIil lit) KN,RED /200) 5Glm FEET. !t.0PE5 6,1 GIR 51!:El'ER AND, A. 3' GIR LE5S IN VERTIGAL lfl6HT AND ARE Al1JIGENT TO FlllLIG ~ GIR SEr5 RfalRE AT MINIH)f STAll'ARD II. 6. 3' TO&' II VERTIGAL lfl6llT REGIARE STANDARDS Ill it'ROSICIN (l)lffllOl. MATIM 5IWJ. BE INSTIUED IN UBJ CIF A (l)VfR CROP), 12 AND 19. c;_ IN EXGE!i6 CIF &' IN V!:RT1c;AL 1£161!T REGIARE 5TANDARD5 II /fR051CIN (l)lffllOl. MATIM SAAU. BE INSTAUfD IN LIBJ CIF A GO'l'IR GRtll'), 12, 11:l, AND 114. MlEA5 6RADEl1 FLATTfR T1Wt 6,1 REGIARE STANDNID II (GO'l'IR GRtll') 1'1111 ~ IRRl6AT1CIN r+EN 1IEY HAVE OIi: GIR MORE CIF THE FCUOl'lll6 c:®IT1CIN5, A. SIEET 6RADEl1 PADS lt,T 5GlmLED fGIR tfflMl,ENTS 111111N 6 MCINlff5 CIF GOlf'LETlCIN CIF Rall5ff 6RA!llltS. 6. A P01EIITIAL EIIOSICIN PROllLEM AS DE1ERMltED BY 1IE c;11Y. c;_ IDENT1FED BY 1IE arr ffJ H161l Y VISIBI.E AREffJ TO Tl£ FlllLIG OR HAVE 5P£GIAL GCINDITTCIN5111AT t'WIIWIT ll'M:DIA1E 11'EA11£Nr. * POST AND GAeLE TRELLIS 5GREEN GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 . ,. . ,. I' , 4' I-I.AX /' / 0/ / 0 ,'le-"' Q ;.::, ! a , , , /0 O· ~ - SECTION - 0 PE-A IL LEGENP 6ALVANIZE:J 51'::EL CABLE ~F STEEL C.A.EllE WRNSUCKLE INISH S~ADl: 4' GALVANIZED tubula0 STEEL POSTS i"L1 C..A.PS AT TOP 0 C01'C.. FOOTING N OTE, AL ME_ AL FENGING CONNECTIONS SHALL BE GONTl"IJOUSL Y 11'1::LDD E AL TU3 NS SH.ALL H1'1VE ~OTH \/D5 l'./E:L:;J~ CL:'JSE:;J AND <SROVND SMOOTH • GONGRETc FOOTIN6 PER ;rfWC;TlWW. EN51Nm( s "1RELLIS IS A NON-GOMaJSTIBLE METAL ~-'B !I J " ~ ~, @ F0 5T AND CABLE TR.ELL.15 2xROOTBALL DIAMETER @VINE PLANTING DfIAJL I E6ENI2 0v1NE ATTAc;HED TO TRELLIS W VINYL PLANT TIES ::Z tl.lRSER'I' STAKES TO BE Rl:MOVED s lllJILDIN6 alRFAGE -4 e.ROiltl • I' ;,,eo,,/E FINISH 6RAPE 11 4' Hl6H l'IATl:RIN6 BASIN (IF REGI.IIREP) ~== ~~l~~~,=e ~= NATIVE SOIL NOTE, AL TERNA TE METHOD CIF ATTACHMENT, VINE SHALL BE ATTACHED TO alRFAGE CIF FREESTANl?IN6 MASONRY ~ i"V GLEAA EPOXY VINE TIES DO NOT ATTAc;H VINES TO elJILOIN6 VINES i"V ~ ESPALI~ STAKE TO BE MOVEP OUT CIF fWOTBALL AND INSTALLED 6' FROM elJILDIN6 TOP CIF l'IATERIN6 6ASIN6 TO BE MIN. 6' 6El.OYI FINISIED FLOOR OF lllJILDIN6 .--PllTOSP()fij)M 'SIL~ !..Wi' C) ::, r-- DETAIL B -ZONE A-2 EAST AND Jl'\EST FAC.IN5 FACADE (TYPICAL)-SC.REENIN5 Jl'\ITH PITTOSPORUM 1SIL VER SHEEN 1 i I ll! 3: z DETAIL C. -ZONE A-I NORTH AND SOUTH FAC.IN5 FACADE (TYPICAL) -OUTDOOR TRELLIS SC.REEN FOR VINE PLANTIN5 VINE MAINTENANC,E NOTE VINES V'IILL BE KEPT TRIMMED TO ENSURE FIREFIGHTER ACCESS IS NOT IMPEDED INTO V'IINDOV'IS. MAINT1:NANCE NOTE ALL LANDSCAPE AREAS ARE TO BE MAINTAINED IN A HEAL THY' AND DISEASE FRl:E CONDITION 6Y' EITHER THE H.O.A OR THE PRIVATE HOMEOV'INERS AS INDICATED ON THE PLANS. ALL TREES ADJACENT TO BUILDINei TO BE MAINTAINED SO NO BRANC,HES ENC.ROACH i"IITHIN 10'. EXISTIN6 RIPARIAN BUFFER TO BE MAINTAINED TO SO THAT SCREENIN6 IS PROVIDE FOR PARKIN6 ALONei i"IEST OAKS i"IAY'. ~~ gmp ~-POST AND CABLE TIU:1.1.IS, SEE DETAIL A N3{J,/f_ M.AGFADY'ENA Ltl6UIS-CA Tl VINE PROJECT: 16-042 DATE:08-23-1'1 PA5E 3 OF 15 " Ill i:i IL L ~------------------------------------------------------------------------------------------------------------------------------------------------~Ill WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121ENLARGEMENT -- ' LOUll6EGHAIR = 10 --- HO - ) -r----- / / --(E-)f--- / / -r--,(E / 5 0 10 20 SCALE: 1 .. 10' -011 / / 30 = REC. BUILDING AND POOL DECK ADA PATH ZONE A-I BUI IN6 PERIM:TER SHRUB -LANTANA '60LD MOUNT' BOX~ITH TRELLIS SC.REEN 'lYP. TRASH ENC SCREENIN6 -MACFAD"l'elA UN6Ul~AT1 VINE 5' POOL AAfA FENGIN6 W 6ROIJNDIN6 ROD ENHANc;ED PAVIN6 SUCH AS IN1c6AAL COLORED ~ t"IITH TOP GAST FINISH BBGl ISLAND -'lYP. BIKERACK Ol1TDOOR DININ6 REGl9UILDIN6 OUTDOOR PLANTER BOX t"IITH TRELLIS SC.REEN Ol1TDOOR SRI I I ~' PLAN VIE~ = GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 s TYP. SCREENING AND BUILDING PERIMETER PLANTING 10 5 0 10 20 30 SCALE: 1"" = 10'-o"" I ' ._· .. ,·r ..... · PLAN VIE~ = OUTDOOR REC. AREA AND PLAYGROUND 10 5 0 SCALE: 10 20 30 ----- 1" = 10' -0" ~~ gmp PROJECT: 16-042 DATE:08-23-1'1 PAGE 4 OF 15 ~----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------~ " Ill l,) t XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XX X X XX X X X X X X X WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE RECYCLED WATER-USE EXHIBIT / / / / / / / / / 1/ I / LEGEND -RIPARIAN 81.fFER \J...l'-t:PW ~ RESTORATION PER PLANS BY DUDEK 4 ASSOC,, (201eJ . :c- :c-------· -- GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 (I - ;) -'I)· -> (IJT\ \ ( . -11)- __,_ i _l ,-JI -: \''j \\-\ ~--, ___ Jt. •( -'10 :i ' ' >= IO·l ·, ,,_ - RIPARIAN 81.fFER ~ RESTORATION PER PLANS BY DUDEK 4 ASSOC,, (201eJ 7 NOTE A DEDICATED l"IATER SERVICE METER FOR LANDSCAPES SHALL BE INSTALLED FOR ALL NON-RESIDENTIAL IRRlc&ATED LANDSCAPES OF 1000 SGUARE FEET OR MORE AND RESIDENTIAL IRRlc&ATED LANDSCAPES OF spoo SGUARE FEET OR c&REATER. LANDSCAPE IRRlc&ATION SYSTEM TO USE RECLAIMED l"IATER PER FUTURE RECLAIMED l"IATER SERVICE LINE 30 15 0 30 60 90 SCALE: 1" = 30' -0" ' ' I •• - ,_ __ \ _\ " '- '-' ' ~~ gmp I -. ) I «· )1~9. -<) .- W) E-Of I . PROJECT: 16-042 DATE:08-23-1'1 PAGE 5 OF 15 " ~ 7 '½ ~----------------------------------------------------------------------------------------~II) XXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXWEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE RECYCLED WATER-USE EXHIBIT GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 l-===t=====~=----~----~--------_-_-_-~~~~1~40)..,;;;;;------::..--- • -----------~ ---- lf) n---- p A L - -------- - - RIPARIAN affER Afi&A RESTORATION PER PLANS BY DUDEK e /ie/:,OC,, (201&) .~ --- -----~-1 --.-C' - 0 ----·ifi~H-W~I --- RIPARIAN affER I \. Afi&A RESTORATION _ PER PLANS BY \ I I DUDEK • /ie/:,OC,, (I -3' (201&) (I -,,_ -,- ( 0 --• --(/)---•------,-~.1---W-l----•- ~ ~ ~~2 ~====-==-== -=====---====-= ~ ~ ~ ////// ~ :::::::..~~ ~~-~~-------150 ~~~~~~~~~,/ff~~~, LEGEND NOTE A DEDICATED l"IATER SERVICE METER FOR LANDSCAPES SI-IALL BE INSTALLED FOR ALL NON-RESIDENTIAL IRRlc&ATED LANDSCAPES OF 1000 SGUARE FEET OR MORE AND RESIDENTIAL IRRlc&ATED LANDSCAPES OF spoo SGUARE FEET OR c&REATER. LANDSCAPE IRRlc&ATION SYSTEM TO USE RECLAIMED l"IATER PER FUTURE RECLAIMED l"IATER SERVICE LINE 30 15 0 30 60 90 SCALE: 1" = 30' -0" ~~ gmp I / // PROJECT: 16-042 DATE:08-23-1'1 PAGE 6 OF 15 " ~ 7 '½ ~------------------------------------------------------------------------------------------------------------~II) WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE WATER CONSERVATION EXHIBIT / / _,,,, / / / / / 1/ / RIPARIAN EllffER ~ RESTORATION PER PLANS BY DUDcl< • ASSOC,, (2018) ' SEE LEGEND ON SHEET GI RIPARIAN BUFFER • ' ~ RESTORATION PER PLANS BY . DUDEK 4 l'el?JOG. 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PROJECT: 16-042 DATE:08-23-1'1 PAGE 8 OF 15 30 15 0 30 60 SCALE: 1" = 30' -0" 90 ~~ gmp " ~ 7 '½ ~-----------------------------------------------------------------------------------------------------------------------------------------~II) WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE WATER CALCULATIONS WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE MAINTENANCE EXHIBIT - ,, • 1/ / --- -( -:,.) / ) -- --- / / 1/ GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 ---------------~ , ------- I I • 0 0 lO --------% __L ---.~_ :c--:c--:c--------~~~ -a l _ -l --- :;:;-------------= -i ) I -;:::--::::;-!:!:? ----~ ___,--I --f/J--- :c-------" -----~ --,, ---~ :,0----,:c-------( -----= -= ---c;.. -_....s,.....=---~ ------ -::::::--::::::--::::::------------=-= --~-_ _,_--=~------ :;:::;-----.-,:;:;;;~ -------- ,...,,..~ -(H0-3)---~---(H0-3)-------(HO-:,)--""--=' -~---,---' ------ --(HO-:,)--,.......""< .. :--.-----:,0-----------"'-• ..,. -:: HO-~---(H0-3)-=-. -(HO-:,)--:::::,(HO-;;i:....::-___.:., -<HD-·31,,,_...--"'2::.... -<HO-:aJ---<"""3l-__ ,..,_., __ -<HO -""-"" a 1 ----• -:aJ---<HO-:,)-_ -= ---- :,0----~---~~ ----(H0-7 '.?"" ___... -"" = ? 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WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE MAINTENANCE EXHIBIT .--:::::: .--:::::: .--:::: ..--::;;; -------= ---= --=::; --=::; .--:::::: .--:::::: -- ---- 1----1------------------140 ---------- -------= ------=~ --- ----:---~-'8-Q_s - -_.,:;:;. ----~ .!'--s - -----•"-5 ~Q--s ----l'C -\' ~c ~;~-C-6 -M~~-· '"' --- - - • --0\------'---'-J'r~+..:.::f-'f-¥-+-1 ~ I I • ..tW-- ~.lf_;;;;-_;-MTl:R >-- • - GIJALllY BASIN PER CIVIL EN6. GIJALllY BASIN PER CIVIL EN6. MAINTENANCE LEGEND -1'£ST 0/>i:S PROPERTY OViNER'S A550GIATION MAIN'l1:NANQ: -MAINTAINED BY LAND MANA6ER, NON-WA NREFENCE RIPARIAN BlffER AAfA RESTORATION PER PLANS BY DUDEK 4 1'6SIX. (201e) 30 15 0 30 60 90 SCALE: 1 n = 30'-Q" GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 I ~~ gmp I I // -(E-<IH)---([-OH) PROJECT: 16-042 DATE:08-23-1'1 PAGE II OF 15 " ~ 7 '½ ~----------------------------------------------------------------------------------------------------------------_jll) WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121UTILITY PLAN ------ -( -:,.) ,, • AN"I' TREE LOCATED rilTHIN Sl6HT LINES SHALL HAVE THE CANOPIES MAINTAINED AT AN fl' HEl6HT />BOVE ADJAGENT FINISl£D 6RADE. PLANTS / LOCATED rilTHIN THIS AP&>. ___,,. SHALL NOT cXGccD A 00' __,,,-,,,- HEl6HT DRA.INA6E/ EASEMENT TO REMAIN ) / @ -- ~ / ,.f:? / / / / / NON-GOMBUSTIBLE / S&CR EASEMENT TO BE GIJITGLAIMED / . / / AND INCIDENTAL f'URPOSE EASEMENT . TO REMAIN / MATl:RIAL DRA.INEASEMENTTO EIE GIJITGLAIMED ----: ___, / . / '\ \)~ / ...-----x .("\ ~~[l]li:_i.l.C_,.l~~~L_L----- / / / / / y EASEMENTTOBE . ---- // _/_ GIJITCLAIMED _ ___________ __,.,--,-- GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 --- ------------------------- - EASEMENT TO BE GIJITGLAIMED ~ - .zt' -------~ ----------------STORM ORAi~ "---. ----------------------------t ;" / -----------------------EASEMENT TO BE ~ "-.J I B ---------------------------------~ITGLAIMED ~ -~--of-r-!AY -;----~~ / !J I ~=---------------~-~ ----,. ----~~-----· EASEMENTFOR ---- AND INCIDENTAL __/ ----------------==== ~ ~ / ;;? / ---------------~ -------------~:i~ ~ ----------~ ------~ ~ I I ~ . / ~---~ ~ ~ \ \\ 30 15 0 30 60 90 ---- SCALE: 1" = 30' -0" -~ __ ,~-- AND INCIDENTAL PURPOSE EASEMENT TO REMAIN -~------ / VEHIG Sl6HT ~~ gmp PROJECT: 16-042 DATE:08-23-1'1 PAGE 12 OF 15 WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121UTILITY PLAN 1---~J-------------------J~ ---- --- - -- -- ',r / ,/ ------ ---- -EASEMENT TO BE GUITCLAIMED -- - --sn......__ - -sD-......... _s0--......... --------,Iii) ---- • I -• ---• --• --0---- -- --------____ __j;~[ll:lllz..llz'..j~!l;jilQ o -------------DRAIN EASEMENT TO BE GUITCLAIMED -- - -<:-\r,; --~ ~ ~ ~ ~--"" ~ --~ -----....--: --.---------:'--~-'8-Q._$ --_.,:;:;. a .:!--• -.. _ , .Q-?"-• _ EASEMENT FOR ------ STREET _ PURPOSES TO BE --- 0 -- 0 -~DESD64E.- -EASEMENT TO BE GUITCLAIMED 140 -----J.35 -------------1.30 ----------------.: ----------------~------------~ .___,,--___ 120 --------- -• ---• EASEMENT FOR 6ENERAL UTILITIES, AGCESS AND INCIDENTAL PURPOSES TO REMAIN l!Ll ----•- .--- ---------- ~ ~ ~ I ~ RDADEASEMENT ~ ---------------~ ....--- -----~ VEHI Sl6HT LINE .,,. ,,. s:::: 30 15 0 30 60 SCALE: 1 n = 30'-Q" GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 (; ~/' I \ ?, '\ I / EXISTIN6 10' SEJl'£R. / ",,; :r~BE 1/; ~ 135 -~; / EXISTIN6 10' SEr£R EASEMENT TO BE GUITCLAIMED / 90 -------/ / -------. / 140 7 ;: .. - // '/ /" 145 ~ // ~ ""/ 0 0 1/ ' ' \ ~~ gmp I I ;r--z:15 // PROJECT: 16-042 DATE:08-23-1'1 PAGE IS OF 15 " ~ 7 '½ ~------------------------------------------------------------------------------------------------------------------------------------------------~II) WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE LIGHTING PLAN / / / / / / / / / / / 1/ // I ) / / / ~ ~ ~ ~ • RIPARIAN eu=FER ~ RESTORATION PER PLANS BY DUDEK 4 ASSOC,, (2018) PROPOSED 12' LOJl'l-PROFILE 5TREETLIISHT PER 5DR5D E-O1.GOOPER INDUSTRIES TRU TRIBUTE OR APPROVED EGllJIVALENT PER LIISHTINIS WN5ULTANT/ENISINEER • PROPOSED 5TREETLl6HTIN6 ON CARPORT. LED DU51<-TO-DAriN LIISHT FIXTURE PER LIISHTINIS GON5ULTANT/EN61NEER • EXl5TIN6 5TREETLl6HTIN6 TO REMAIN ~--" .---·-- (., • (I ' I ) ,I . I I ___ .. -. «J-3 I -~-------------.J H-1-... __ J L----- 30 15 0 30 60 SCALE: 1 n = 30'-Q" GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 l (Ho- ·<• ·- " ' RIPARIAN eu=FER ~ RESTORATION PER PLANS BY DUDEK • ASSOC,, (2018) 7 90 - _, ~~ gmp . --:,> I <) E-Of PROJECT: 16-042 DATE:08-23-1'1 PAGE 14 OF 15 " ~ 7 '½ ~----------------------------------------------------------------------------------------------------~II) WEST OAKS CARLSBAD, CA CONCEPT THE CARLSBAD WESTOAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY LANDSCAPE ARCHITECTURE & PLANNING gmplandarch.com T 858 558 8977 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121LANDSCAPE LIGHTING PLAN ----- --------------------~ • ----p A L ------lf) -n---.~ ----~ --~-'fl- .--1-~-1 --·-.------·7_ --- I I cl JI - RIPARIAN affER Afi&A RESTORATION PER PLANS BY DUDEK • /ie/:,OC,, (201&) -. -. ------------ (I -,,_ ---.-. ....;....--- ·-- -,- ( 0 _ ... --.-- 0 - --- -·- I -) - --- ----·ifii=ft+ir+-1--lL\ ( - --~----- - • a ~ -·:., --~ _, • RIPARIAN affER Afi&A RESTORATION PER PLANS BY DUDEK e /ie/:,OC,, (201&) ~ »_-#'1&~ ~~ ::::-=:::::::-~~~~---=:.:::: _ -~ ~(// -~J/11, ~ LEGEND • • PROPOSED 12' LOJl'l-PROFILE 5TREETLIISHT PER 5DR5D E-O1.GOOPER INDUSTRIES TRU TRIBUiE OR APPROVED EGlUIVALENT PER LIISHTINIS WN5ULTANT/ENISINEER PROPOSED 5TREETLIISHTIN6 ON CARPORT. LED DU51<-TO-DAY'lN LIISHT FIXTURE PER LIISHTINIS GON5ULTANT/ENISINEER EXl5TIN6 5TREETLIISHTIN6 TO REMAIN 30 15 0 30 60 SCALE: 1 n = 30'-Q" -~ 0 0 90 GPA 16-04/ZC 16-03/LCPA 16-04/PUD 2018-0004/SDP 16-20/ CDP 16-31/SUP 2017-0005/HMP 16-04/MS 2018-0005 ·------L ))) ~~ gmp I / // PROJECT: 16-042 DATE:08-23-1'1 PAGE 15 OF 15 " ~ 7 '½ ~-----------------------------------------------------------------------------------------------------------------------------------------~II) J CONCEPT ' __j ; \_ // 145 1'i0 I ' ,_ ~ ,,, - ---/ -/ - WEST OAKS CARLSBAD, CA 1 1 1 I 25 \. I '-1 I I \ ~ j THE CARLSBAD WEST OAKS PROJECT OWNER, LLC, A DELAWARE LIMITED LIABILITY COMPANY ,,, LEGEND 0 VEHICULAR BRIDGE 0 RIPARIAN BUFFER -PER BIOLOGIST 0 BIO-BASIN 0 DGTRAIL 0 LAWN 0 OUTDOOR DINING 0 BBQ 0 ENHANCED PAVERS 0 COMMUNITY PARK/ PICNIC AREA e POOL 0 SPA ® ADA WALKWAY © PEDESTRIAN CROSSWALK 0 EXISTING NATURAL LANDSCAPING TO REMAIN ® CARPORT 60 30 0 60 120 180 ~~ gmp --------~ SCALE: 1" = 60'-o" ,05 4010 Sorrento Valley Blvd. Suite 200 San Diego, CA 92121 gmplandarch.com T 858 558 8977 LANDSCAPE ARCHITECTURE & PLANNING I ~--------------------------------------------------------------------------------------------------------~ --() <;i rn I = L G ' C G 7 " lil () 7 IL I \I) MEMORANDUM Q:\CED\Planning\DRAFT STAFF REPORTS & RESOS\Cliff\West Oaks\STAFF REPORT\Don's Review\Attachment 7 - Responses to non-environmental comments.docx To: Cliff Jones City of Carlsbad Date: December 28, 2020 From: Roman Lopez, PTP LLG, Engineers LLG Ref: 3-16-2672 Subject: West Oaks Draft MND – Responses to non-environmental comments Linscott, Law & Greenspan, Engineers (LLG) has prepared this memo to present responses to comments received during the environmental review process pertaining to the Local Mobility Analysis (LMA) prepared for the West Oaks project. This memo presents the context of the comments received pertaining to the LMA followed by responses. Introduction Senate Bill (SB) 743, (2013), changed the way that transportation impacts are analyzed under the California Environmental Quality Act (CEQA). Specifically, SB 743 required the Governor’s Office of Planning and Research (OPR) to amend the CEQA Guidelines to provide for the elimination of auto delay, Level of Service (LOS), and similar measurements of vehicular roadway capacity and traffic congestion as the basis for determining significant transportation impacts. (Guidelines § 15064.3.) Starting July 1, 2020, automobile delay and level of service (LOS) mayno longer be used as the performance measure to determine the transportation impactsof land development projects under CEQA. Instead, the use of a Vehicle MilesTraveled (VMT) metric has been recommended by OPR. These recent revisions toCEQA promote statewide GHG, air quality, and transportation goals. (CEQA Guidelines section 15064.3, subdivision (a).) To evaluate the transportation impacts associated with the West Oaks residential development project under the CEQA, a VMT analysis was prepared for the project. At the time, the election to utilize VMT was optional under CEQA and City Guidelines—it is now required. On June 16, 2020, the City adopted city-wide thresholds of significance and screening criteria for VMT analysis in CEQA documents. City staff has reviewed the VMT analysis presented in the Draft MND and has determined it is consistent with subsequently adopted City requirements. A Local Mobility Analysis (LMA) was also prepared for the project to evaluate conformance with city plans and policies relating to transportation facilities. The LMA discussed LOS and other city transportation requirements and was not provided for the purpose of analyzing the project’s transportation impacts for purposes of the project’s CEQA analysis. The City received several comments on the Draft MND for the West Oaks Project addressed to the LMA or to other issues that City staff has determined do not raise an environmental issue under CEQA in this regulatory context. For informational ATTTACHMENT 7 LI NS COTT LAW & GREENSPAN engineers Engineers & Planners Traffic Transportation Parking Linscott. Law & Greenspan, Engineers 4542 Ruffner Street Suite 100 San Diego , CA 92111 858.300.8800 T 858.300.8810 F www.llgengineers.com Pasadena Irvine San Diego Woodland Hills Cliff Jones December 28, 2020 Page 2 Q:\CED\Planning\DRAFT STAFF REPORTS & RESOS\Cliff\West Oaks\STAFF REPORT\Don's Review\Attachment 7 - Responses to non-environmental comments.docx purposes, the following responses to these comments are provided. These responses are coded to correspond to the alphanumeric label for the comment contained in the Final MND for the project, which is incorporated by reference herein. Comment Letter E, Diane Nygaard Comment E-6 This comment pertains to GMP facility performance standards and the identified deficiency on College Boulevard by the city. The GMP performance requirement is satisfied in accordance with Carlsbad Municipal Code Section 21.90.080, where an arrangement is made, satisfactory to the city council, to guarantee the facilities and improvements. On December 17, 2019, a specific capital improvement project was identified by staff, presented to, and accepted by City Council that would address the transportation facility deficiency within the project’s local facilities management zone, Zone 5. It is anticipated that approval of plans and authorization to bid the capital improvement project will be approved by the City Council mid-2021 and award construction contract by late 2021. With respect to project TDM strategies, refer to response to comment E-7 below. Comment E-7 This comment states that requiring a future TDM plan does not demonstrate that the plan provides mitigation for the potential impacts and that the plan should be included with the MND. To clarify, TDM measures utilized for VMT reduction are quantified in West Oaks TDM Strategies for VMT Reduction Evaluation prepared by Fehr & Peers, which was made available with the Draft MND and is included in the administrative record. In addition, the project will prepare the equivalent of a Tier 2 plan in the TDM Handbook as required by Mobility Element Policy 3-P.11. A Tier 2 plan requires participation in and promotion of the citywide TDM program, a selection of site- specific infrastructure and programmatic strategies, and agreement to adhere to monitoring and reporting requirements as described in the TDM Handbook. The TDM strategies included in this plan are not used as VMT reduction measures for the purposes of CEQA. The TDM strategies included as part of the project that meet the City’s Tier 2 TDM requirements are: (1) public bike parking in the form of bike racks; (2) bench, trash can addition or improvements to transit facilities; (3) on-site amenities in the form of a business center; and (4) bicycle and pedestrian connections in the form of sidewalk improvements. (West Oaks LMA, Section 7.6). Additionally, as part of the project, the developer will pay for the installation of one traffic signal controller. LI NS COTT LAW & GREENSPAN engjneers Cliff Jones December 28, 2020 Page 3 Q:\CED\Planning\DRAFT STAFF REPORTS & RESOS\Cliff\West Oaks\STAFF REPORT\Don's Review\Attachment 7 - Responses to non-environmental comments.docx Comment Letter F, Steve Linke Comment F-2 This comment states that a Scoping Agreement should have been prepared as required in the City’s current Transportation Impact Analysis (TIA) Guidelines. Scoping Agreements, as described in the City’s TIA Guidelines, are a checklist of items to be addressed in the transportation impact analysis. The scoping agreement can be memorialized in many ways including an email, a letter, or in a form such as the one included in the TIA Guidelines. LLG submitted the initial project TIA (now referred to as the LMA) to the City in March 2017, at which time approval of a scoping agreement was not required. LLG subsequently resubmitted revised versions of the LMA to the City on at least two occasions prior to the City’s implementation of the current TIA guidelines in April 2018. As such, preparation of the project LMA and related analysis were well underway prior to the City’s implementation of the new guidelines. As such, the project LMA was initiated well before the City’s new guidelines went into effect and, in any event, as a practical matter LLG, Fehr & Peers, and the City closely coordinated as to the proper scope of work consistent with the new guidelines. Further, the comment does not identify any deficiencies with the parameters, assumptions, or analysis methodologies presented in the TIA, but focuses exclusively on the form of the scoping between the City and LLG and Fehr & Peers. Comment F-3 This comment states that the requirement in the City’s TIA Guidelines for a formal Scoping Agreement has been ignored. Please see Response to Comment F-2. Comment F-4 This comment states that the traffic data used are considered “stale” per the City’s TIA Guidelines. As described in Section 3.2 of the project’s LMA, the baseline traffic counts were conducted in November 2016 when area schools were in full session. Where new development occurred in Carlsbad, those traffic volumes are captured in the cumulative project traffic volume forecasts. Traffic from 13 near-term cumulative projects was included in addition to the existing volumes to account for new development within the area. Refer to Section 5.0 of the project’s LMA for additional details regarding cumulative conditions. There is no indication that baseline traffic volumes would be higher if current counts were conducted. In fact, it is more likely that traffic counts would be considered artificially reduced due to higher percentage of students and workers remaining at home as compared to when the counts were conducted in 2016, which will serve to reduce peak hour traffic. The percentage of people working remotely is expected to be higher LI NS COTT LAW & GREENSPAN engjneers Cliff Jones December 28, 2020 Page 4 Q:\CED\Planning\DRAFT STAFF REPORTS & RESOS\Cliff\West Oaks\STAFF REPORT\Don's Review\Attachment 7 - Responses to non-environmental comments.docx in the future as compared to when the counts were conducted in 2016, which will serve to reduce peak hour traffic. For these reasons, the 2016 traffic counts are expected to be higher (and therefore conservative) as compared to updated baseline traffic counts. Comment F-5 This comment restates prior comments addressed above. Refer to Comments F-2 through F-4. Comment F-9 The comment observes that, as stated in the LMA, as a residential development the project is not subject to the City’s TDM Ordinance. However, again as noted by the commenter and stated in the LMA, the project is required to apply TDM measures pursuant to Mobility Element Policy 3-P.11. As such, the project will prepare and implement the equivalent of a site-specific Tier 2 TDM plan. Comment F-10 This comment states that the project is required to implement a Tier 3 TDM plan, as opposed to the Tier 2 TDM plan. Refer to response to comment E-7 above. Further, note that the City’s TDM Ordinance requirements apply only to non-residential developments. To meet the requirements of Mobility Element Policy 3-P.11, the proposed residential project will prepare the equivalent of a Tier 2 TDM Plan in the TDM Handbook. A Tier 2 plan requires participation in and promotion of the citywide TDM program, a selection of site-specific infrastructure and programmatic strategies, and agreement to adhere to monitoring and reporting requirements as described in the TDM Handbook. The City’s requirements state that only projects which generate greater than 275 ADT by employees are required to prepare a Tier 3 plan. (Carlsbad Municipal Code, § 18.51.60 [“Applicability” section of TDM Ordinance No. CS-350].) As the project would comprise residential land uses only, any employees onsite at any given time (such as landscapers or office personnel) would be incidental and would not generate more than 275 ADT. Accordingly, the project is not required to prepare a Tier 3 plan. Comment F-11 This comment states that other forms of TDM measures should be included in the project’s TDM plan and that such a plan should including a monitoring program. As discussed in responses to comments E-7 and F-10 above, the project will prepare the equivalent of a Tier 2 TDM Plan. The strategies included in the Tier 2 TDM plan satisfy the implementation of TDM strategies as required by Mobility Element Policy 3-P.11. Monitoring and reporting will be completed according to the requirements of the City’s TDM Handbook. Monitoring would start within 12 months of the proposed project reaching 75% occupancy or within 18 months of initial occupancy, whichever occurs LI NS COTT LAW & GREENSPAN engjneers Cliff Jones December 28, 2020 Page 5 Q:\CED\Planning\DRAFT STAFF REPORTS & RESOS\Cliff\West Oaks\STAFF REPORT\Don's Review\Attachment 7 - Responses to non-environmental comments.docx first. As part of the monitoring process, the Transportation Coordinator, a position that would be established as part of the TDM program, would collect bi-annual data and adjust the TDM strategies as necessary to respond to user demand. The Coordinator would submit a monitoring report to the City every two years to document implementation of the TDM program, including strategies to meet the Tier 2 TDM Plan requirements. As provided in the City’s TDM Handbook, the City will provide a survey template and specific instructions to facilitate and standardize data collection and reporting. The TDM Plan is a living document that can be adjusted over time based on the results of monitoring and reporting to meet the City’s goals. Comment F-13 This comment states that it is unclear if the ramp on the southwest corner of the intersection of Palomar Airport Road and Palomar Oaks Way is compliant with the American with Disabilities Act (ADA). This comment also contains an image of decorative railing on the sidewalk, which is in the City right-of-way. There is a condition of approval that will require the project to improve the section of Palomar Oaks Way between Palomar Airport Road and West Oaks Way to meet ADA standards. Comment F-14 This comment states that high-visibility crosswalks should be installed at the intersection of Palomar Airport Road and Palomar Oaks Way to aid in satisfaction of the TDM and VMT reduction requirements. The project would include multiple improvements to provide pedestrian features achieving LOS B per the City’s multi- modal analysis—high visibility crosswalks are not required for the pedestrian or transit modes in the project’s study area to meet level of service standards. Refer to Section 7.5.1 of the project’s LMA for additional discussion. Comment F-15 This comment states that points claimed for Transit LOS related to bus stop headways are not warranted. Transit LOS analysis has subsequently been revised to reflect the latest NCTD service schedules (October 4, 2020) and the points associated with headways of one hour or better have removed. In conjunction with the improvements proposed by the project, both bus stops within the transit study area are calculated to achieve acceptable LOS C and no further improvements are required. Comment F-16 The comment states that it is unclear how nearby hotel and commercial uses within proximity of the bus stop are relevant to the project. In response, LLG discussed the issue further with City staff regarding the intended application of the “commercial services” criteria. Subsequently, the Transit LOS analysis was revised to remove the point associated with the “commercial services” criteria. In conjunction with the improvements proposed by the project, both bus stops within the transit study area are calculated to achieve acceptable LOS C and no further improvements are required. LI NS COTT LAW & GREENSPAN engjneers Cliff Jones December 28, 2020 Page 6 Q:\CED\Planning\DRAFT STAFF REPORTS & RESOS\Cliff\West Oaks\STAFF REPORT\Don's Review\Attachment 7 - Responses to non-environmental comments.docx Comment F-17 This comment states that the project should construct a sidewalk on the east side of Palomar Oaks Way for safety reasons due to its connection to the nearby bus stops on Palomar Airport Road. A sidewalk on the east side of Palomar Oaks Way is not an existing or proposed facility and therefore it was not required to be evaluated per the TIA Guidelines. The study area for transit level of service was determined in accordance with the City’s TIA Guidelines. The proposed project includes substantial improvements to the vicinity sidewalk system on the west side of Palomar Oaks Way to enhance pedestrian connectivity to transit and encourage alternative modes of transportation. The comment does not demonstrate how pedestrian safety would be enhanced by pedestrians crossing to the east side of Palomar Oaks Way south of Palomar Airport Road, where the existing traffic signal already provides a controlled pedestrian crossing. As such, provision of the requested sidewalk by the project is not warranted. Comment F-19 This comment provides background information and expresses the opinion of the commenter regarding the nearby transit amenities. Initially, note the transit ridership is not a part of the City’s methodology for evaluating transit level of service. Both the City and NCTD acknowledge that current transit ridership levels along Palomar Airport Road are relatively low. While improvements to the referenced bus stops will not in-and-of themselves increase transit ridership, they will contribute to an improved rider experience, and are therefore anticipated to ultimately lead to increased ridership. Comments F-20 and F-21 This comment expresses the opinion of the commenter regarding the nearby transit amenities. This comment also contains street view images of the bus stops on Palomar Airport Road near its intersection with Palomar Oaks Way. The commenter’s opinion is noted. With the improvements that will be provided by the project, the bus stops within the study area will meet the City’s transit level of service standards. Transit-related improvements are not proposed as VMT reduction measures. Comment F-33 The comment raises concerns about queuing around the roundabout and potential delay at the intersection of Palomar Airport Road and Palomar Oaks Way due to left turns. A queueing analysis is not required by the City for turn movements on Palomar Oaks Way, as this street is not subject to vehicular level of service standards per the City Mobility Element. Queues on Palomar Oaks Way will not create a safety issue or impact the carrying capacity of Palomar Airport Road, an Arterial street which is subject to vehicular level of service standards. The signalized intersection analysis LI NS COTT LAW & GREENSPAN engjneers Cliff Jones December 28, 2020 Page 7 Q:\CED\Planning\DRAFT STAFF REPORTS & RESOS\Cliff\West Oaks\STAFF REPORT\Don's Review\Attachment 7 - Responses to non-environmental comments.docx provided in the LMA meets the requirements of the TIA Guidelines and did not identify project impacts to turn lanes in the project’s study area. cc: File LI NS COTT LAW & GREENSPAN engjneers From:Ravi Gopinathan To:Planning Subject:Please Approve the Westoaks project Date:Tuesday, January 19, 2021 6:06:06 PM Dear Planning Commissioners, I'm a local housing advocate and I would like to express my support for the WestoaksProject and urge the Planning Commission to approve the project. I support this affordable housing project because we need more low-income housingin the region given that most housing in Carlsbad is priced for the affluent. Westoakswill create housing opportunities for people on the lower end of the economicspectrum. Carlsbad, along with the rest of the region, is quickly becomingunaffordable for the average San Diegan. This project will create affordable units forpeople who work in Carlsbad to live near their jobs and enjoy our City. Additionally, itwill contribute to the City's RHNA allocation. The project will take an underutilized vacant property that has been unused fordecades and turn it into much-needed housing. Many cities are facing anoverabundance of commercial properties given the transitions to e-commerce andworking from home, and are turning some of these properties into residentialopportunities to provide much-needed housing. Finally, because the project takes immediate access off of Palomar Airport Road, itwon’t impact any of the surrounding neighbors. There are bus stops right in front ofthe project that has frequent bus service. This project presents many positives withlittle impact. I strongly encourage the Planning Commission to approve the Westoaks project. Thanks,Ravi Gopinathan CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Ninia Hammond To:Planning; gwaite@integralcommunities.com Subject:Please read aloud - West Oaks Item #2 Date:Wednesday, January 20, 2021 10:53:24 AM Good Morning, As a Carlsbad resident, I am writing to express my support for the West Oaks project on tonight's agenda. West Oaks is a fine example of badly needed workforce housing. Located near job centers, adjacent to a major road system and transit, this is the perfect location for this type of project. 22% affordable housing is also a marquee feature which the City should be proud to support. Thank you, Ninia Hammond 3318 Fosca St Carlsbad, Ca 92009 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Cheri Hoffman To:Planning Subject:Please read at Planning Commission meeting today, re: West Oaks agenda item 2 Date:Wednesday, January 20, 2021 12:58:11 PM Attachments:Resident Support Letter West Oaks.pdf The attached letter is being sent in support of the West Oaks development. Thank you, Cheri Hoffman Chelsea Investment Corporation 760-456-6000, ext 106 Cell: 619-261-1582 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:North County YIMBY To:Planning; Gil Miltenberger; Greg Waite Subject:Re: Planning Commission Comment - Agenda Item #2 - Westoaks Project Date:Wednesday, January 20, 2021 10:17:12 AM Please read aloud at the hearing today. Dear Planning Commissioners, I am writing on behalf of the North County YIMBY group in support ofthe Westoaks project. We are a grassroots group of local North County San Diegansdedicated to increasing housing equity for all San Diegans. We support theWestoaks project as a smart project for Carlsbad. The project is located next to an abundance of jobs and retail with immediate accessto Palomar Airport Road. Locating housing near jobs and retail will lessen traffic andGHG impacts. Also, most housing in Carlsbad is too highly priced for the average resident. Many ofthose who work in the businesses located along Palomar Airport Road cannot affordto live nearby. Westoaks will create housing opportunities for these employees andprevent Carlsbadians from being priced out of the City. Carlsbad, along with the restof the region, is quickly becoming unaffordable for the average San Diegan. Thisproject will create affordable units for people who work in Carlsbad to live near theirjobs and enjoy the City. Additionally, it will contribute to the City's RHNA allocation. Additionally, the project will take an underutilized vacant property that has beenunused for decades and turn it into much needed housing. Most cities are facing anoverabundance of commercial properties and are turning them into residentialopportunities to provide much needed housing. This is a great solution to bothproblems and we encourage the City to utilize wherever possible. Finally, because the project takes immediate access off of Palomar Airport Road, itwon’t impact any of the surrounding neighborhoods. There is also a bus stop right infront of the project that has frequent bus service to and from the Poinsettia Trainstation allowing alternate commute options. This project presents many positives with little impacts and we strongly encourage thePlanning Commission to approve the Westoaks project. Thank you for the opportunity to comment, Catherine FergusonVP of NC YIMBY On Mon, Jan 18, 2021 at 1:29 PM North County YIMBY <northcountyyimby@gmail.com> wrote: Dear Planning Commissioners, I am writing on behalf of the North County YIMBY group in support ofthe Westoaks project. We are a grassroots group of local North County SanDiegans dedicated to increasing housing equity for all San Diegans. We supportthe Westoaks project as a smart project for Carlsbad. The project is located next to an abundance of jobs and retail with immediateaccess to Palomar Airport Road. Locating housing near jobs and retail will lessentraffic and GHG impacts. Also, most housing in Carlsbad is too highly priced for the average resident. Manyof those who work in the businesses located along Palomar Airport Road cannotafford to live nearby. Westoaks will create housing opportunities for theseemployees and prevent Carlsbadians from being priced out of the City. Carlsbad, along with the rest of the region, is quickly becoming unaffordable for the averageSan Diegan. This project will create affordable units for people who work inCarlsbad to live near their jobs and enjoy the City. Additionally, it will contribute tothe City's RHNA allocation. Additionally, the project will take an underutilized vacant property that has beenunused for decades and turn it into much needed housing. Most cities are facing anoverabundance of commercial properties and are turning them into residentialopportunities to provide much needed housing. This is a great solution to bothproblems and we encourage the City to utilize wherever possible. Finally, because the project takes immediate access off of Palomar Airport Road, itwon’t impact any of the surrounding neighborhoods. There is also a bus stop rightin front of the project that has frequent bus service to and from the Poinsettia Trainstation allowing alternate commute options. This project presents many positives with little impacts and we strongly encouragethe Planning Commission to approve the Westoaks project. Thank you for the opportunity to comment, Catherine FergusonVP of NC YIMBY CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Ninia Hammond To:Planning; gwaite@integralcommunities.com Subject:Re: Please read aloud - West Oaks Item #2 Date:Wednesday, January 20, 2021 1:50:06 PM Please read aloud at today's PC hearing. On Wednesday, January 20, 2021, 10:52:19 AM PST, Ninia Hammond <niniaq@yahoo.com> wrote: Good Morning, As a Carlsbad resident, I am writing to express my support for the West Oaks project on tonight's agenda. West Oaks is a fine example of badly needed workforce housing. Located near job centers, adjacent to a major road system and transit, this is the perfect location for this type of project. 22% affordable housing is also a marquee feature which the City should be proud to support. Thank you, Ninia Hammond 3318 Fosca St Carlsbad, Ca 92009 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Cheri Hoffman 7824 Sitio Tejo Carlsbad, CA 92009 November 5, 2020 City of Carlsbad Planning Commission 1200 Carlsbad Village Drive Carlsbad, CA 92008 Via email to Cliff Jones: Cliff.Jones@Carlsbadca.gov Dear Members of the Planning Commission I am a resident of the City of Carlsbad and am also very fortunate to work for a Carlsbad based company. It is a great benefit to be able to work and live within the same community. Commuting time to and from work is greatly reduced, allowing more time to be spent with family and accessing shopping, entertainment and other services located within the City of Carlsbad. It is well known that we are in the middle of a housing shortage across the region. What should be of interest to the City of Carlsbad is that the shortage of housing makes it more difficult for our business community to attract and retain top candidates due to the disproportionate amount of income required to support a household residence. In addition, it is difficult for many people already employed by businesses located with the City of Carlsbad to secure affordable housing within the community in which they work. This is due (in part) to the limited supply of housing choices, especially in an economically attainable range. I am signing this letter in an effort to show city officials and planning staff, that as a resident of the City of Carlsbad and member of the work force in Carlsbad, I am in support of more attainable housing options for new and mid-level employees. There is currently a proposal to develop housing on a property along Palomar Airport Road called West Oaks. This project offers the type of attainable housing options that currently do not exist in meaningful quantities in the city. It is worth noting that the California Fair Housing Task Force has designated the census tract where the development of West Oaks will be located as a “High Resource” area due in part to the proximity of numerous employment opportunities, supporting positive economic and educational outcomes for families. This particular site has been vacant for many years and I believe the highest and best use of the property is development of housing in furtherance of the City of Carlsbad’s housing goals. Apartment housing of this size and type could provide affordable options for mid- and lower- wage employees who work in the city, with the added benefit of reducing commuter traffic from out of town employees by providing a more affordable local option. Please support our community by supporting this housing project and others like it in our area. Sincerely, Cheri Hoffman From:Adam Gutteridge To:Planning Subject:West Oaks Date:Wednesday, January 20, 2021 2:21:47 PM Attachments:West Oaks Gutteridge.pdf Please read aloud at planning commission today. Adam P. Gutteridge(760) 688-6015 adam.gutteridge@outlook.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:mgrisezmph@gmail.com To:Planning Subject:planning commission Carlsbad Date:Monday, January 18, 2021 11:36:06 AM 1/18/21Dear Planning Commission,As a resident of Carlsbad, I encourage you to create a space in our community for all folks notjust the rich ones.The Westlake Project will do just that .It is near public transportation , the 5 fwy.I urge you to approve the project.My condo that I purchased 10 yrs. ago was barely affordable then.This project will create affordable units for folks who work in Carlsbad to live near their job.They in turn have less commute time and more money to spend in the community. Additionally it will contribute to the city’s RHNA allocation.  It is fair and just. Thank you, Marianne Grisez 6387 Alexandri Cir. Carlsbad, Ca. 92011 Sent from my iPhone CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:robert streza To:Planning Subject:West Oaks Planning Commission project Date:Wednesday, January 20, 2021 11:07:54 AM Dear Planning Commissioners, I am writing in support of the West Oaks project which is scheduled on today's agenda. It would provide for more affordable housing options in the City which is desperately needed. My hope is that planning commission will realize this need and approve this project. Thanks you, Robert Streza 805 Sandbar way Carlsbad, CA 92011 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Cliff Jones To:Melissa Flores Cc:Greg Waite Subject:FW: Planning Commission Comment - Agenda Item #2 - Westoaks Project Date:Monday, January 18, 2021 5:55:59 PM Another one. Sincerely, Cliff Jones Senior Planner Community Development Department City of Carlsbad 1635 Faraday Ave. Carlsbad, CA 92008 www.carlsbadca.gov 760-602-4613 | Cliff.Jones@carlsbadca.gov DURING THE CURRENT PUBLIC HEALTH EMERGENCY: FOR ONGOING PROJECTS, PLEASE CONTACT YOUR PROJECT PLANNER TO SCHEDULE A RESUBMITTAL DROP-OFF APPOINTMENT. FOR NEW PROJECT SUBMITTALS AND LANDSCAPE SUBMITTALS/RESUBMITTALS/ASBUILTS, PLEASE CALL OR EMAIL YOUR REQUEST FOR A SUBMITTAL DROP-OFF APPOINTMENT: Phone: 760-602-4610 Email: planning@carlsbadca.gov Facebook | Twitter | You Tube | Flickr | Pinterest |Enews From: Greg Waite <gwaite@integralcommunities.com> Sent: Monday, January 18, 2021 2:02 PM To: Cliff Jones <Cliff.Jones@carlsbadca.gov> Subject: FW: Planning Commission Comment - Agenda Item #2 - Westoaks Project   Hi Cliff, Here is one that was sent to the general planning email. Greg From: North County YIMBY [mailto:northcountyyimby@gmail.com] Sent: Monday, January 18, 2021 1:30 PM To: planning@carlsbadca.gov; Gil Miltenberger <gmiltenberger@integralcommunities.com>; Greg Waite <gwaite@integralcommunities.com> Subject: Planning Commission Comment - Agenda Item #2 - Westoaks Project   Dear Planning Commissioners, I am writing on behalf of the North County YIMBY group in support of the Westoaks project. We are a grassroots group of local North County San Diegans dedicated to increasing housing equity for all San Diegans. We support the Westoaks project as a smart project for Carlsbad. The project is located next to an abundance of jobs and retail with immediate access to Palomar Airport Road. Locating housing near jobs and retail will lessen traffic and GHG impacts. Also, most housing in Carlsbad is too highly priced for the average resident. Many of those who work in the businesses located along Palomar Airport Road cannot afford to live nearby. Westoaks will create housing opportunities for these employees andprevent Carlsbadians from being priced out of the City. Carlsbad, along with the rest of the region, is quickly becoming unaffordable for the average San Diegan. This project will create affordable units for people who work in Carlsbad to live near their jobs and enjoy the City. Additionally, it will contribute to the City's RHNA allocation. Additionally, the project will take an underutilized vacant property that has been unused for decades and turn it into much needed housing. Most cities are facing an overabundance of commercial properties and are turning them into residentialopportunities to provide much needed housing. This is a great solution to both problems and we encourage the City to utilize wherever possible. Finally, because the project takes immediate access off of Palomar Airport Road, itwon’t impact any of the surrounding neighborhoods. There is also a bus stop right in front of the project that has frequent bus service to and from the Poinsettia Train station allowing alternate commute options. This project presents many positives with little impacts and we strongly encourage the Planning Commission to approve the Westoaks project. Thank you for the opportunity to comment, Catherine Ferguson VP of NC YIMBY  CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Marc Moody To:Planning Subject:West Oaks Date:Wednesday, January 20, 2021 10:58:55 AM Attachments:image003.png image004.png Please read aloud at planning commission today. Dear Planning Commissioners – My name is Marc Moody and reside at 1787 Butters Road, Carlsbad 92008. I am in support of the West Oaks Project which provides much needed affordable and attainable housing options in the City; near employment, retail, and recreation. Thank You     MARC MOODY LLA CA 3827, AZ 44449, WA 1046  PRINCIPAL                                             LEED AP 4010 Sorrento Valley Blvd., Ste. 200  San Diego, California 92121  T 858 558 8977  gmplandarch.com CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Hohenstein, Tucker To:Planning Subject:Westoaks project Date:Wednesday, January 20, 2021 11:16:42 AM Dear Planning Commission, I am writing this letter to express my support of the Westoaks Project located at the intersection of Palomar Airport Road and Palomar Oaks Way. This property has sat vacant and underutilized for decades. There is a lack of workforce housing near industry areas, and the Westoaks Project would support both. The City of Carlsbad’s support of this project would help continue positive job growth and provide for much-needed housing without negative impact to existing residential and industrial sectors. I appreciate your time and consideration of my endorsement of Westoaks and hope the City of Carlsbad will also support it. Sincerely, Tucker Hohenstein Tucker Hohenstein, SIOR Senior Executive Vice President | San Diego Region License No. 00999360Dir +1 760 930 7966 | Cell +1 858 336 4104 Main +1 760 438 8950 | Fax +1 760 438 8925 tucker.hohenstein@colliers.com Colliers International | San Diego – North 5901 Priestly Drive, Suite 100 | Carlsbad, CA 92008 colliers.com/sandiego No representation or recommendation is made by Colliers International as to the legal sufficiency or tax consequences of this document or the transaction to which it relates. Theseare questions for your attorney and/or other advisors. In any real estate transaction, it is recommended that you consult with a professional such as an attorney, accountant, civilengineer, property inspector or other person, with experience in evaluating the transaction, and the legal documents prepared in connection therewith. CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. Test Print This machine is now ready for printing. After this, Quick Toolbox opens automatically. Quick Toolbox is a shortcut menu that lets you access the functions you want to use with one click. After installing utilities compatible with Quick Toolbox, they will be added to this menu. The Quick Toolbox provides a convenient way to quickly launch added utilities for making machine settings and doing other management tasks. l(F*?*h i *5B 9ni'r+*:} E, w ?lErMt*tffi&r !*- l:'rd: * The screen display varies depending on your machine. Online Manual The Online Manual is an instruction manual on the website. lt contains the latest information needed for operations such as printing. You can also use it for troubleshooting when problems arise. * An internet connection is necessary. We Recommend Using Canon Genuine lnks Canon genuine consumables (inks / printing papefl are developed especially for Canon ink-jet printers. We recommend using Canon genuine consumables to maintain printer performance and ensure consistency. January 19,2021 Carlsbad Planning Commission c/o Cliff Jones, Planning Division 1635 Faraday Avenue Carlsbad, CA 92008 RE: Support for the Westoaks Project - Carlsbad Dear Planning Commissioners, As a long-time resident of Carlsbad I would like to express my support for the Westoaks project and urge the Planning Commission to support approval. Westoaks is located within very close proximity the recently expanded Viasat where many city jobs are located. Most of the new housing projects in Carlsbad have created homes for the affluent, but Westoaks will meet the needs of people entering the market for the first time. The location is not impacting existing resources and it makes use of a property that has been vacant for decades. My kids are graduating college and seeking housing opportunities as they enter the worKorce and I know I am not alone in this situation. Many parents like me have kids in a similar situation. They want to remain in the area and work and raise their families here as well. Approving more attainably priced housing in Carlsbad makes good sense. Especially when the location is so close to the city's primary job center and tourism corridor. Since it takes immediate access off of Palomar Airport Road it will have little if any impact surrounding neighbors. There are public bus stops immediately in front of the project for access to both the sprinter and coaster transit. This project presents so many positives with little impacts and the type of housing makes sense in my city. I strongly encourage the Planning Commission to approve the Westoaks project. Please read this letter out loud at the hearing. sdb- Kurt Olson 7101 Obelisco Circle Carlsbad, CA 92009 From:Kurt Olson To:Planning Subject:Westtoaks Project Support Date:Wednesday, January 20, 2021 12:16:20 PM Attachments:Westoaks Support Letter Signed.pdf See the attached. Please read this letter outload at today’s planning commission meeting. Thanks, Kurt Olson Sent from Mail for Windows 10 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. From:Steve Linke To:Planning Cc:Tom Frank Subject:Correspondence for the West Oaks project (1/20/2021 Planning Commission meeting) Date:Tuesday, January 19, 2021 12:57:47 AM Attachments:2021-01-20 PC West Oaks public comment - Linke.pdf Planning Department: Please distribute the attached letter to the Planning Commissioners ASAP and make it part of the public record for the referenced item of business. Best regards, Steve Linke 760.944.7546 CAUTION: Do not open attachments or click on links unless you recognize the sender and know the content is safe. 1 January 18, 2021 Re: 1/20/2021 Planning Commission meeting - West Oaks project Planning Commission: The West Oaks project is located in an area that exceeds 85% of the city average vehicle miles traveled (VMT) per capita, and it adds vehicle traffic to a portion of Palomar Airport Road that has been exempted from the Growth Management Plan (GMP) vehicle level of service (LOS) standard due to over- congestion. Accordingly, there are three major mobility-related compliance areas that require analysis/mitigation: 1. VMT mitigation under the California Environmental Quality Act (CEQA) 2. Transportation Demand Management (TDM) mitigation under Carlsbad’s General Plan Mobility Element Policy 3-P.11 and under Transportation Impact Analysis (TIA) Guidelines Table 6 3. Multimodal level of service (MMLOS) performance standards under the GMP The project is proposing a TDM plan that includes several different individual TDM measures/strategies to satisfy both of the first two areas, as well as some minor facility improvements (bus stop benches and trash cans) to satisfy the third. The proposed TDM plan consists mainly of charging $100 per month per parking space (unbundled parking fees) with a goal of reducing vehicle ownership by an estimated 40 cars. And, as alternatives to those 40 cars, the TDM plan includes one shared car (inaccurately characterized as a “Car Share Program”) and eight shared electric bicycles (inaccurately characterized as a “Neighborhood Electric Vehicle [NEV] Program”) with a Transportation Coordinator. Most of the mitigation measures in the TDM plan are either inapplicable (e.g., the Car Share and NEV Programs), or the claimed VMT reductions are over-stated based on the relevant CAPCOA guidelines.1 The fake NEV Program further allows staff and the applicant to avoid a 10% global maximum on VMT reductions in the CAPCOA guidelines to enable them to reach the reduction level required under CEQA. Further, the TDM plan does not include sufficient improvements to non-vehicle facilities to allow the TDM measures to actually work. Thus, the currently proposed TDM plan fails to satisfy both the CEQA requirement for VMT reduction and the General Plan/TIA Guideline requirements for congested street facilities. 1 California Pollution Control Officers Association - Quantifying Greenhouse Gas Mitigation Measures, 8/2010 (CAPCOA guidelines): http://www.aqmd.gov/docs/default-source/ceqa/handbook/capcoa-quantifying- greenhouse-gas-mitigation-measures.pdf 2 Accordingly, the TDM plan should be modified as summarized below (additional details and justification are provided after the Summary and in my 8/6/2020 public comment letter2): SUMMARY • Because the vast majority (~10% of the total 14.4%) of the proposed VMT reduction relies on the unbundled parking policy to reduce car ownership, the total parking available to residents should be capped at the 275 spaces claimed in the plan to ensure the goal is actually achieved, and guest spaces should be capped at 70 (the 39 parking space reduction could be converted to open space). In addition, the “Performance Measure & Target” in Table 2 of the plan should not just be the existence of the unbundled parking policy, but rather its success at achieving the 1.4 vehicles per household ownership rate goal. If parking is not reduced, a penalty structure and examples of alternative TDM measures to be implemented if the goal is not achieved should be included directly in the current CEQA documentation—similar to the approach taken by other California cities—not as something that can be waived or left entirely to the discretion of staff at some future date. • Reduced vehicle ownership and all of the related TDM measures to reduce vehicle trips and VMT rely predominantly on the ability of West Oaks residents to use viable alternative modes of transportation. Therefore, the following improvements should be made to maximize the likelihood of mode shifting. Meeting staff’s ridiculously low (and not publicly vetted) MMLOS minimums is not the applicable standard here. Rather, the improvements must be sufficient to support the success of the TDM plan under both CEQA and the General Plan (the first two compliance areas listed above). o Transit: The routes for the two bus stops that would serve the project run only on non- holiday weekdays, and there are only three eastbound and four westbound departures per day with >1 hour between them. The last eastbound bus of the day leaves the Coaster station at 2:48 PM. Not surprisingly, the stops currently average just one boarding per day. To help boost ridership, full amenities should be provided at both stops, including concrete pads a safe distance from the high-speed street, shelters with benches and trash cans, lighting from the project to the stops, and secure bicycle storage. In addition, free or subsidized transit passes should be offered to residents, similar to other projects. The current proposal of adding just a bench and a trash can is absurd. o Pedestrian: ADA compliant sidewalks should be completed on both sides of Palomar Oaks Way and the entire distance to the two bus stops. In addition, high-visibility (continental) crosswalks should be installed on all legs of the Palomar Airport Road/Palomar Oaks Way intersection to ensure safe and comfortable walking. o Bicycle: Buffered lanes should be provided on Palomar Airport Road to the extent that three eleven-foot wide vehicle through-lanes can be maintained in both directions. 2 Public comment letter dated 8/6/2020 addressed to Cliff Jones, available in the West Oaks Final Mitigated Negative Declaration, pp. RTC 29-43 3 • Even with the improvements described above, walking, biking, and transit are still unlikely to achieve the level of mode shift required for the current TDM plan, given the infrequent bus service, long distances to key destinations, topography challenges, and high speeds and traffic volumes on Palomar Airport Road. Therefore, other alternatives to vehicle usage, such as subsidized ride-sharing and teleworking, should be included. • Commensurate with its estimated 1,152 average daily vehicle trips (ADT) being added to the exempt Palomar Airport Road, a “Tier 3” TDM plan should be required rather than a “Tier 2” plan. Based on the TDM Handbook, Tier 2 plans are intended for projects generating only up to 275 ADT added to uncongested streets. Staff has failed for many years to create a residential TDM program, despite the requirement in the General Plan, and they have provided no justification here for using the lower Tier 2 from their non-residential program. In fact, the documentation on this project repeatedly states that the TDM Handbook will be followed. o Similar to the approach of other California cities, the TDM plan incorporated directly into the CEQA document should include quantifiable endpoints as the performance measures/targets, including: number parking spaces leased per household, ridership numbers at the two bus stops, periodic traffic counts at the project driveways, usage of the shared car/bikes from logs, ride-share numbers, and other professionally determined estimates of VMT and mode shifting. The existence of a policy alone is not a relevant performance measure. In addition, the CEQA document should include a penalty structure for missed targets and a specified list of alternative measures to be used. If there are no consequences to missing targets, and if staff can simply waive or reduce requirements, as they have in the past, the plan will not work. o The term “biannual” is used repeatedly in the TDM plan to establish the monitoring/reporting frequency. Some City documents that use the term “biannual” have indicated it means “twice a year,” but others use the preferred term “semi-annual” to describe that, while “biannual” often refers to “once every two years.” If the intent was every two years, that is an inappropriately long period of time between monitoring/reporting—at least as the plan is being established. Further, the TDM Handbook requires a minimum of annual monitoring/reporting. Therefore, the term should be clarified to read “semi-annual” or “annual.” • VMT reductions should be eliminated for the following inapplicable TDM measures. Tortured interpretations of the CAPCOA guidelines are being used to justify them: o The single shared car in the TDM plan is being considered equivalent to a CAPCOA “Car- Share Program,” which is defined as a “city-wide fleet” of shared vehicles (a “car share” program cannot be effectively scaled down to a single vehicle in a single project). o The eight shared electric bikes in the TDM plan are being considered equivalent to a CAPCOA “Neighborhood Electric Vehicle Program,” which is defined as individually owned 4 passenger NEVs (with room for multiple passengers and ample storage) operating on a formal street network. Random shared bikes are not equivalent to an NEV network. o The false claim that the TDM plan includes an NEV Program further allows the global maximum VMT reduction for transportation measures to be increased from 10% to 15%.3 Without this shenanigan, the overall VMT reduction from other measures would not have been sufficient to satisfy the CEQA requirement. This second abuse of the NEV Program guideline to skirt the global maximum with a handful of electric bikes cannot be allowed to set a precedent in Carlsbad’s environmental reviews. • Other measures in the TDM plan also strain credulity, including the following credits: o Affordable housing credit that relies on virtually non-existent transit o Sidewalk “improvements,” even though they simply meet minimum city standards (e.g., not even willing to install high-visibility crosswalks) o Theoretical existence of viable SANDAG and City of Carlsbad carpool/vanpool programs at some point in the future that will meaningfully reduce VMT by West Oaks residents DETAILS Unbundled parking (PDT-2) At 10.2%, the VMT reduction claimed for unbundled parking is at the very high end of the 2.6% to 13.0% range suggested by the CAPCOA guidelines, despite all of the significant challenges posed by the location of the project that are incompatible with the research on unbundled parking.4 For example, it is a great distance from grocery stores, retail, entertainment, etc.; bus service is nearly non-existent; and almost all trips will require travel along high-speed Palomar Airport Road and other arterials, thus limiting the viability of alternative modes of travel. In response to my challenge to the 10.2% reduction, staff expressed their confidence that charging $100 per parking space would reduce estimated car ownership by West Oaks residents by 40 cars (from 315 down to 275 cars), and that the 40 households that forego car ownership will simply share the one car and eight electric bikes being provided under the TDM plan.5 However, the project is still assigning at least 306 parking spots to residents. To ensure that the car ownership goal of a maximum of 275 cars (1.4 cars/household) and other goals are actually achieved, 3 CAPCOA guidelines (Chart 6-2, p. 55): http://www.aqmd.gov/docs/default-source/ceqa/handbook/capcoa- quantifying-greenhouse-gas-mitigation-measures.pdf 4 CAPCOA guidelines (PDT-2, pp. 210-212): http://www.aqmd.gov/docs/default-source/ceqa/handbook/capcoa- quantifying-greenhouse-gas-mitigation-measures.pdf 5 Response F-28 to my 8/6/2020 public comment letter, available in the West Oaks Final Mitigated Negative Declaration, pp. RTC 50-51 5 the Parking Management Plan should be modified, as indicated in the Summary above, including a cap of 275 spaces for residents. I think it is highly unlikely that this unbundled parking policy will work at this particular site, so it is not appropriate to be claiming such a high VMT reduction for this measure. However, if they are really convinced it is going to work, then it needs to be taken more seriously by capping parking. Alternatively, parking costs could be increased if the rate is exceeding the goal, although a reduced fee for the first parking space should be offered to the affordable units. Non-vehicle improvements In my public comment letter, I criticized several of the multimodal level of service (MMLOS) points claimed by the project, and I made several suggestions for improvements that should be made for the pedestrian, bicycle, and transit modes of travel to support the TDM plan (see list in Summary above). In acknowledgment of the problems with the MMLOS point calculations, a few minor changes were made to the scoring in the final CEQA document, but all of my proposed improvements were disregarded. Staff argues that these are not environmental issues under the CEQA portion of the analysis, but rather issues related to the Local Mobility Analysis (LMA) portion of the analysis under the GMP—and that, because the facilities will meet the GMP minimum performance standards for MMLOS, no additional projects are required. First, it is important to point out that staff created (and has repeatedly made changes to) the current MMLOS point systems, creating ridiculously low standards that have never been publicly reviewed or adopted. This is currently being addressed by the Traffic and Mobility Commission. More importantly, though, the proposed improvements are necessary to enable the TDM plan to achieve the VMT and vehicle congestion reductions necessary to mitigate the CEQA portion of the transportation analysis and General Plan Mobility Element Policy 3-P.11—neither of which are satisfied by simply meeting the minimum GMP MMLOS performance standard, as staff would have us believe. The suggested multi-modal improvements are for the TDM plan—not the GMP/LMA. Transit improvements The most significant barrier to transit ridership is the infrequent service described in the Summary above, and the two bus stops that would serve the project (westbound and eastbound Palomar Airport Road at Palomar Oaks Way) currently average only one boarding per day.6 Beyond that, both stops are basically just signs sticking out of the ground next to narrow sidewalks that are directly adjacent to a very high volume of vehicles zooming by at 55+ MPH (see the Google Street View images below). 6 Data obtained through Public Records Act Request to NCTD (2020-1410 PRR) for the period 7/1/2018 through 6/30/2019). 6 The project proposes only adding a bench and trash can to these stops, a one-time cost of a few thousand dollars. Yes, this satisfies the GMP minimum LOS for transit under the staff’s absurd point system. However, it is not reasonable to conclude that a bench and trash will magically transform the bus stops into a viable alternative to car ownership that will meaningfully reduce vehicle trips/VMT by West Oaks residents, which is implicit in the TDM-based mitigation for compliance with CEQA and General Plan Mobility Element 3-P.11. Bus schedules are determined by the North County Transit District, so there is no direct control of that, but they are driven, at least in part, by ridership numbers. Accordingly, it is appropriate to make the stops more viable by also adding concrete pads a safe distance from the street, shelters, lighting from the project to the stops, and secure bicycle storage. In addition, free or highly subsidized transit passes should be offered to residents, as has been done for other projects. Westbound Palomar Airport Road bus stop: Eastbound Palomar Airport Road bus stop: 7 Pedestrian improvements Inherent in multiple VMT reduction strategies claimed in the TDM plan is the assumption that, instead of driving their cars, people will be walking to their destinations (including the bus stops). Accordingly, the installation of sidewalks on both sides of Palomar Oaks Way and high-visibility crosswalks at its intersection with Palomar Airport Road should be required improvements. 8 Tier 3 TDM plan When Carlsbad’s General Plan was updated in 2015, staff made the decision to create exemptions for streets that fail the GMP minimum performance standard for vehicle congestion and, thereby, to require TDM measures instead of capacity-increasing street projects for mitigation7. The TIA Guidelines also require all vehicle trips added to exempt streets to be mitigated (Table 6).8 However, despite the fact that it is now 2021, staff has failed to develop a TDM program for residential developments like West Oaks (and Aviara Apartments and Marja Acres). These residential developments add thousands of new trips to congested/exempt streets (West Oaks adds 1,152 ADT). Yet, staff continues to require only “Tier 2” plans from their non-residential TDM program, which are intended for developments that add only 275 or less ADT to non-exempt streets.9 Yes, non-residential projects differ from residential projects, but no justification or rationale has been provided by staff for their seemingly arbitrary application of Tier 2 TDM plans to residential projects—regardless of their size (including in their response to my public comment). From the TDM Handbook: In addition to consistently setting very low developer requirements for mobility projects, staff has included TDM projects/funding as conditions of approval on past residential projects, but then later waived those requirements (e.g., Casa Aldea). They also have been resisting for years calls by an environmental group to implement meaningful TDM, so I have a great deal of skepticism that the West Oaks TDM plan (or any others) will be successful, or that staff will actively enforce the requirements in the future without more explicit language in the CEQA document. Inapplicable TDM measures Car-Share Program (TRT-9) I asked for clarification on the logistics of the car-share “program” that includes just a single car shared by the whole project. Staff replied that the program is designed to complement the unbundled parking 7 General Plan Mobility Element Policy 3-P.11: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=24065 8 Carlsbad TIA Guidelines: https://cityadmin.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=22758 9 Carlsbad TDM Handbook, p. 11: https://www.carlsbadca.gov/civicax/filebank/blobdload.aspx?BlobID=39379 9 strategy by providing residents with an option for independent travel that does not require owning a car, and that it is properly sized at just one vehicle. However, based on the CAPCOA guidelines, such residential car-share programs are based on having a “fleet” of vehicles to serve a large, “city-wide” membership.10 Scaling down to one car serving an individual project will not work effectively. When a member of one household needs the shared car to get to work and back, what do the other 39 households do that day? No VMT reduction should be allowed for this inapplicable strategy. Electric Bike-Share/Neighborhood Electric Vehicle Program (TRT-12/SDT-3) A VMT reduction of 0.5% is claimed for a plan to distribute eight electric bikes throughout the project as some sort of alleged Bike Share/Neighborhood Electric Vehicle (NEV) Program. However, a Bike-Share Program under the CAPCOA guidelines (TRT-12) requires bike share stations not only in the project, but also distributed around area commercial and transit hubs, which is not the case here. This measure also needs to be grouped with other strategies that are not proposed.11 Instead, a ridiculous argument is made that the existence of the eight shared electric bikes is somehow equivalent to an NEV Program under the CAPCOA guidelines (SDT-3), which assumes individual ownership of actual NEVs (not bikes) with a network of local routes.12 No VMT reduction should be allowed for this fabricated strategy. Fake NEV Program also bypasses CAPCOA global maximum The CAPCOA guidelines establish global maximums for VMT reductions within specific categories and sets of categories based on the type/location of the development. The cross-category maximum VMT reduction for all of the transportation-related measures in the West Oaks TDM plan (other than the marketing ones) is 10% for such “suburban” residential projects.13 However, by claiming that its TDM plan includes an NEV Program, the global maximum was inappropriately increased to 15% by falsely re- classifying West Oaks as a “suburban with NEV Program” project.14 This enabled other measures to inappropriately add 3.0% more VMT reduction, even though the fake NEV Program only adds 0.5%. 10 CAPCOA guidelines (TRT-9, pp. 245-249): http://www.aqmd.gov/docs/default-source/ceqa/handbook/capcoa- quantifying-greenhouse-gas-mitigation-measures.pdf 11 CAPCOA guidelines (TRT-12, pp. 256-257) 12 CAPCOA guidelines (SDT-3, pp. 197-197) 13 CAPCOA guidelines (Chart 6-2, p. 55) 14 Response F-32 to my 8/6/2020 public comment letter, available in the West Oaks Final Mitigated Negative Declaration, p. RTC 52 10 Therefore, the total VMT reduction claimed for the proposed transportation-based strategies should be limited to 10.0%--and only if the unbundled parking measure is tightened up, as described above. Other VMT reductions must be included to reduce the transportation impact to less than significant under CEQA. Other TDM measures with over-stated VMT reductions Affordable Housing (LUT-6) A VMT reduction of 0.9% is claimed for the “integration of affordable housing” in the project (CAPCOA LUT-6), which allows up to a 1.2% VMT reduction under the assumption that lower income residents will choose to take transit or walk or bike to work rather than commuting by car.15 I argued that 0.9% is inappropriately high given the almost non-existent transit service in the area, as well as the impossibly long walking distances. Staff argued that there are other factors that contribute to LUT-6, but the language in the CAPCOA guidelines and the research cited therein focus almost exclusively on commuting by transit and walking. The guidance begins as follows, and I welcome everybody to read the whole section: Income has a statistically significant effect on the probability that a commuter will take transit or walk to work…[Below market rate] housing provides greater opportunity for lower income families to live closer to jobs centers and achieve jobs/housing match near transit… Thus, the 0.9% VMT reduction is not appropriate in the context of the West Oaks project. Pedestrian Network Improvements (SDT-1) A VMT reduction of 1.0% is claimed for “pedestrian network improvements” (SDT-1). However, the CAPCOA guidelines state that this strategy relies on people deciding to walk to their destinations, rather than taking a car.16 Again, I argued that, given the location of the project, walking to destinations outside the project is not a viable alternative. Further, these VMT “reductions” are measured relative to the current average VMT in the zone. Because sidewalks are already required in developments throughout the city, the project would have to provide an even higher incentive to walk to achieve a VMT reduction. They are not even willing to install a sidewalk on the east side of Palomar Oaks Way or high-visibility crosswalks at the Palomar Airport Road/Palomar Airport Way intersection. So, it does not appear that the planned pedestrian network is of any higher quality/improvement than the minimum standard established in the surrounding zone. Thus, no reduction is warranted for this strategy. 15 CAPCOA guidelines (LUT-6, pp. 176-178): http://www.aqmd.gov/docs/default-source/ceqa/handbook/capcoa- quantifying-greenhouse-gas-mitigation-measures.pdf 16 CAPCOA guidelines (SDT-1, pp. 186-189) 11 Sincerely, Steve Linke Carlsbad, CA Disclaimer: I am a member of the Carlsbad Traffic and Mobility Commission (T&MC). We have been tasked with reviewing traffic-related guidelines that are used for development applications, but not with the review of individual applications, so I am commenting here as an individual.