HomeMy WebLinkAbout2021-07-07; Planning Commission; ; GPA 14-05/ZC 14-03/LCPA 14-05/SDP 14-14/SUP 14-05/HMP 14-03/MS 14-12 (DEV14058) - INNS AT BUENA VISTA CREEK
Item No.
Application complete date: NA
P.C. AGENDA OF: July 7, 2021 Project Planner: Jason Goff
Project Engineer: Kyrenne Chua
SUBJECT: GPA 14-05/ZC 14-03/LCPA 14-05/SDP 14-14/SUP 14-05/HMP 14-03/MS 14-12
(DEV14058) – INNS AT BUENA VISTA CREEK - Request for a recommendation of approval
for a General Plan Amendment, Zone Change, and Local Coastal Program Amendment to
change the land use on a 2.66-acre property from Regional Commercial (R) to Open Space
(OS) and to change the zoning from General Commercial (C-2) to Open Space (OS); and a
recommendation of approval for a Minor Site Development Plan, Floodplain Special Use
Permit, Habitat Management Plan Permit and Minor Subdivision to subdivide a 2.66-acre
parcel into two open space parcels for habitat restoration/wetland buffer; and to allow for
1) the realignment and improvement of an existing storm drain line and outlet, 2) the
realignment of an existing sewer line, 3) the addition of new water service line; 4) minor
grading within a floodplain; 5) minor improvements to the Shoppes at Carlsbad Ring Road
and parking lot, and 6) the incidental take of species of concern in association with the
development of a hotel project in the city of Oceanside along Carlsbad’s northern border
generally located south of State Route 78 and east of Jefferson Street within the Mello II
Segment of the Local Coastal Program and Local Facilities Management Zone 1. This
project is located within the appeals area and the decision may be appealed to the
California Coastal Commission. The City Planner has determined that the potential
environmental effects of the project were adequately analyzed by a previously certified
Environmental Impact Report (EIR) and Mitigation Monitoring and Reporting Program
(MMRP) for the construction of the Inns at Buena Vista Creek as adopted by the City of
Oceanside acting as Lead Agency in the preparation of the EIR and assigned State
Clearinghouse No. 2014061090.
I. RECOMMENDATION
That the Planning Commission ADOPT Planning Commission Resolution No. 7418 RECOMMENDING
APPROVAL of a General Plan Amendment (GPA 14-05), Zone Change (ZC 14-03) and Local Coastal Program
Amendment (LCPA 14-05); and ADOPT Planning Commission Resolution No. 7419 RECOMMENDING
APPROVAL of a Minor Site Development Plan (SDP 14-14), Floodplain Special Use Permit (SUP 14-05),
Habitat Management Plan Permit (HMP 14-03) and Minor Subdivision (MS 14-12), based on the findings
and subject to the conditions contained therein.
II. PROJECT BACKGROUND AND DESCRIPTION
Background:
The Inns at Buena Vista Creek project site encompasses approximately 12.5 acres of vacant land at the
southeastern corner of the State Route 78 (SR-78)/Jefferson Street intersection and crosses both
jurisdictional borders of the City of Oceanside and the City of Carlsbad.
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PLANNING COMMISSION
Staff Report .
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The overall project site was once part of a larger commercial center envisioned for the area by Hughes
Investments and included what is now the Shoppes at Carlsbad and the North County Plaza. Access
easements through the Shoppes at Carlsbad and North County Plaza and across Buena Vista Creek were
previously recorded, and development of the site was contingent upon a 1982 Agreement made with the
California Department of Fish and Wildlife (CDFW) and the California Coastal Commission (CCC), subject
to certain conditions. The conditions of the 1982 agreements included:
• Dredging spoils (approximately 85,000 cubic yards) from Buena Vista Lagoon shall be deposited
on the site;
• A 1.2-acre parcel along Buena Vista Lagoon shall be dedicated to the CDFW (mitigating 0.5-acre
of biological impacts to wetlands);
• A 25-foot buffer from Buena Vista Creek shall be provided; and
• A single-pier bridge will be constructed to cross Buena Vista Creek.
All the above conditions were met, with the exception that no commercial development or bridge
crossings were ever constructed on the site.
Jenna Development acquired the site in 2007 and is the applicant for the proposed project. In the City of
Oceanside, the proposed project involves construction of three separate hotel buildings for a total of 426
hotel rooms and a combined gross floor area of approximately 323,015 square feet. The three hotel
buildings range in height from 50-to-75 feet. A pavilion building is located on the southwestern portion of
the project site and consists of a one-story, 33-foot tall structure, to be used for hosting meetings and
banquets. Development also includes construction of a 432-space 4-story parking structure fronting the
SR-78 eastbound onramp. A three-lane bridge consisting of one inbound and two outbound lanes is
proposed over Buena Vista Creek to provide primary access. The bridge will connect at the Shoppes at
Carlsbad’s Ring Road on a northern parcel of land, which is located within the City of Oceanside’s
jurisdiction, but is owned by the City of Carlsbad and leased to the Shoppes at Carlsbad for parking and
freeway-oriented signage.
In addition to providing hotel tax revenue benefit to the City of Oceanside, the hotel project also creates
new jobs for the region and will complement surrounding commercial uses in the immediate area. The
project reduces flood potential to the site and adjacent properties through implementation of new
drainage improvements and enhances the site through habitat restoration and preservation. The project
includes a 50-foot biological buffer and a 50-foot planning buffer for a total 100-foot-wide buffer zone
extending from the jurisdictional wetland boundary running along the northern edge of Buena Vista
Creek. This buffer is in excess of the 25-foot-wide buffer required in the original 1982 agreement from the
Buena Vista Creek, but is considered a reduced wetland buffer as it relates to the City of Carlsbad HMP
compliance. The proposed reduced wetland buffer was designed in consultation with the Wildlife
Agencies and the California Coastal Commission (CCC) and the proposed restoration areas are designed
with coastal sage scrub and transitional wetland habitat to support both Coastal California Gnatcatcher
and Least Bell’s Vireo.
In addition to spanning both city’s jurisdictional boundaries, the project site is also located within the
Coastal Zone and is subject to both appeals and permit jurisdictions of the CCC. Due to the complexities
associated with overlapping coastal jurisdictions and responsibilities, both cities met and agreed to the
processing of a consolidated coastal development permit issued by the CCC.
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The project was officially submitted to the City of Oceanside on October 21, 2010. The City of Carlsbad
was notified of the project on the same date when it received application for an Other Agency Jurisdiction
(OAJ 10-10) project review. The official application for development permits in the City of Carlsbad was
later submitted on November 26, 2014. Since that time the Applicant, Carlsbad staff, Oceanside staff, the
CCC, and the Wildlife Agencies have worked collaboratively to resolve the many complex issues associated
with a multi-jurisdictional development project.
On July 27, 2020, the City of Oceanside certified the Environmental Impact Report (EIR) and Mitigation
Monitoring and Reporting Program (MMRP) for the project (State Clearinghouse No. 2014061090), which
the City of Carlsbad is a responsible agency, and approved development permits to allow for the
construction of the three (3) hotel buildings, 4-story parking structure, associated common amenities,
open space areas, three-lane bridge over Buena Vista Creek, access driveways, surface parking, utilities
and offsite improvements.
Project Description:
The portions of the overall development project, which the City of Oceanside describes above as off-site
improvements, and for which the City of Carlsbad is responsible, primarily encompasses a parcel of land
(APN 156-301-17) of approximately 2.66-acres in size located south of the city’s jurisdictional boundary
and east of Jefferson Street along Buena Vista Creek and directly adjacent to the southern edge of the
Oceanside hotel development. The project also involves approximately 0.94-acres of land (APN 156-301-
11) along the western edge of the specific plan boundary for the Shoppes at Carlsbad as well as right-of-
way improvements to Jefferson Street from the northside of the existing Buena Vista Creek bridge to the
city’s northern boundary.
Development permits associated with the City of Carlsbad’s jurisdiction are generally related to land use
changes and a minor subdivision of land for open space purposes; improvements associated with project
access (vehicular, pedestrian, fire and utility/creek maintenance); realignment of an existing sewer and
storm drain line; improvements to an existing storm drain outlet in Buena Vista Creek; water service;
habitat impacts, restoration and wetland buffering along Buena Vista Creek; and minor grading within a
floodplain. The project is conditioned to pay habitat in-lieu fees for impacts 0.37-acres of disturbed lands
(HMP Group F Habitat) and is required to provide 0.12-acres of Diegan Coastal Sage Scrub (HMP Group D
Habitat) within the coastal zone as mitigation for its impacts to 0.06-acres onsite.
Vehicular access to the hotel development is being provided via two proposed points of entry. The primary
point of entry, and most relevant to the City of Carlsbad development permits, is provided from the
Shoppes at Carlsbad Ring Road by way of an existing access easement extending north from Monroe
Street into the City of Oceanside and from there northwest across Buena Vista Creek. A new three-lane
bridge will be constructed within the City of Oceanside’s jurisdiction extending from the northwest
terminus of the Ring Road. The bridge will span Buena Vista Creek to the southeast corner of the hotel
development site. To accommodate access, improvements to the Ring Road include the minor shifting of
the two existing travel lanes in the southeast direction to align with the proposed bridge entry and to
accommodate construction of a new pedestrian sidewalk extending along the Ring Road from the new
bridge south to the NCTD transit center.
Improvements to existing end island planters within the Shoppes at Carlsbad’s parking lot also occur as a
result of the new Ring Road alignment. Where trees can be accommodated, each improved end island
within the parking lot will receive two (2) new 36-inch box sized trees as well as new under canopy
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shrubbery in accordance with the Westfield Carlsbad Specific Plan. A total of eight (8) parking stalls will
be displaced from the existing shopping center’s inventory of 6,103 spaces. A surplus of approximately
1,501 spaces exists within the shopping center’s parking lot. These proposed improvements all occur
within areas of existing development.
A secondary point of ingress/egress is being provided in the City of Oceanside along the project’s western
boundary via a right-turn in/right-turn out only access to and from Jefferson Street south of the SR-78
eastbound on-ramp. Offsite right-of-way improvements include adding a northbound travel lane on the
east side of Jefferson Street for approximately 360 feet starting from the northern end of the existing
bridge span over Buena Vista Creek up to Jefferson Street’s intersection with the SR-78 eastbound on-
ramp. New pedestrian sidewalk and bike lane is proposed on the west side of Jefferson Street extending
north into the City of Oceanside up to Lagoon View Drive.
The 2.66-acre parcel (APN 156-301-17) south of the hotel development and north of Buena Vista Creek is
proposed to be subdivided into two (2) parcels and redesignated entirely as open space. A 28-foot-wide
access road for emergency fire access, utility and creek maintenance operations, and pedestrian trail
purposes is proposed to be constructed within this area closest to the hotel development. The access road
will be constructed of a grasscrete foundation and planted with bent grass and California field sedge to
provide for a natural appearance amongst the surrounding open space. The proposed access road is also
designed to accommodate the continued access needs of the City of Carlsbad for future potential dredging
and on-going creek maintenance operations within the Buena Vista Creek channel. Drainage
improvements will include realignment and replacement of an existing 42-inch storm drain line with a
new 48-inch pipe that extends from State Route 78 and outlets in Buena Vista Creek, including the
replacement of the existing headwall/storm drain outlet in the creek channel. Maintenance access from
the grasscrete access road to the storm drain outlet in the creek channel is being provided by a proposed
20-foot-wide decomposed granite all-weather access. Sewer improvements include realignment of an
existing 30-inch sewer line and reconnection at the Buena Vista Sewer Lift Station. Water service
improvements include adding a new 8-inch water line under the 28-foot-wide access road.
The Carlsbad Municipal Water District (CMWD) will provide public water service to the hotel development
project in the City of Oceanside. Potable water service will be provided via a connection from an existing
system via a service area boundary adjustment and proposed annexation of the project site into the
CMWD service area. Water lines are proposed to be extended from existing water mains in Jefferson
Street and the Shoppes at Carlsbad shopping center Ring Road. The developer is conditioned to submit
application and obtain approval from the Local Agency Formation Commission (LAFCO) to annex for public
water services from the CMWD.
The requested applications to implement this project include:
General Plan Amendment (GPA 14-05). A GPA to Carlsbad’s General Plan Land Use Map is required to
amend the project site’s land use designation on APN 156-301-17 from Regional Commercial (R) to Open
Space (OS) to accommodate the proposed development’s habitat preservation, restoration and wetland
buffer areas.
Zone Change (ZC 14-03). A ZC to Carlsbad’s City-wide Zoning Map is required to change the project site’s
zoning designation on APN 156-301-17 from General Commercial (C-2) to Open Space (OS) to
accommodate the proposed development’s habitat preservation, restoration and wetland buffer areas.
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Local Coastal Program Amendment (LCPA 14-05). A LCPA to Carlsbad’s Local Coastal Program Land Use and
Zoning Maps are required to amend the project site’s land use designation on APN 156-301-17 from
Regional Commercial (R) to Open Space (OS) and the project site’s zoning from General Commercial (C-2)
to Open Space (OS) to correspond with the proposed GPA and ZC discussed above.
Minor Site Development Plan (SDP 14-14). A minor SDP is included to cover the minor improvements to
the Shoppes at Carlsbad Ring Road and parking lot to align with the project’s bridge entry and
accommodate a pedestrian connection to the NCTD transit center.
Special Use Permit (SUP 14-05). A SUP is required to allow for proposed improvements to an existing
storm drain outlet in Buena Vista Creek and minor grading within the 100-year floodplain as established
by the Federal Emergency Management Agency (FEMA) and the City of Carlsbad’s Special Flood Hazard
Area.
Habitat Management Plan (HMP 14-03). An HMP permit is required for implementation of mitigation,
preservation and management requirements for the project’s interface with Buena Vista Creek and
establishment of a wetland buffer pursuant to Carlsbad’s Habitat Management Plan.
Minor Subdivision (MS 14-12). A MS is proposed to subdivide the 2.66-acre parcel (APN 156-301-17)
located in Carlsbad into two (2) open space parcels (Parcels 3 and 4). The MS is part of a larger four (4)
parcel tentative map covering the 12.5-acre project site and spanning both city jurisdictions. Parcels 1 and
2 are within the City of Oceanside’s jurisdiction. Parcel 1 consists of the hotel development site and Parcel
2 is an open space parcel along Buena Vista Creek. Parcel 3 (0.10-acres) and Parcel 4 (2.56-acres) are
proposed as open space. The boundary line separating Parcels 3 and 4 parallels the 100-foot-wide buffer
extending from the jurisdictional wetland delineation along Buena Vista Creek.
Table A below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE A
Location General Plan
Designation Zoning Current Land Use
Site
(APN156-301-11)
Regional Commercial (R)/
Open Space (OS)
General Commercial (C-2)/
Open Space (OS)
Shoppes at Carlsbad parking
lot, Ring Road, NCTD transit
center and Buena Vista Creek
channel
Site
(APN156-301-17) R/OS C-2/OS
Vacant land, underground
utilities (storm drain and
sewer), and Buena Vista Creek
channel
North City of Oceanside City of Oceanside Vacant land (approved for the
subject hotel project)
South R/OS
General Commercial w/
Qualified Development
Overlay (C-2-Q)/Open
Space (OS)
Buena Vista Creek channel
and the North County Plaza
Shopping Center
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TABLE A
Location General Plan
Designation Zoning Current Land Use
East R/OS C-2/OS
Shoppes at Carlsbad parking
lot, Ring Road, NCTD transit
center and Buena Vista Creek
channel
West R C-2 Buena Vista Sewer Lift Station
and Jefferson Street
III. ANALYSIS
The proposed project is subject to the following plans, ordinances, standards, and policies:
A. General Plan Regional Commercial (R) and Open Space (OS);
B. Open Space (OS) Zone (CMC Chapter 21.33) and General Commercial (C-2) Zone (Chapter 21.28);
C. Westfield Carlsbad Specific Plan (SP 98-01B);
D. Coastal Development Regulations for the Mello II Segment of the LCP (CMC Chapter 21.201) and
the Coastal Resources Protection Overlay Zone (CMC Chapter 21.203);
E. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code (CMC));
F. Floodplain Management Regulations (C.M.C. Chapter 21.110);
G. Habitat Management Plan; and
H. Growth Management – Zone 1 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. Regional Commercial (R) and Open Space (OS) General Plan Land Use Designations
The General Plan Land Use designations for APN 156-301-17 (2.66-acre parcel) and APN 156-301-11
(Shoppes at Carlsbad parcel) both consists of a combination Regional Commercial (R) and Open Space
(OS). The portions of improvement to the Shoppes at Carlsbad parcel occur entirely within the developed
portions of the site that employ the R designation. The R designation includes regional-serving shopping
centers such as the Shoppes at Carlsbad. The proposed improvements to both the Ring Road and parking
lot do not change nor restrict the Shoppes at Carlsbad shopping center from continuing to serve as a
regional-serving use, and thus this portion of the project is consistent with the R land use designation.
For APN 156-301-17 (2.66-acre parcel), the proposed GPA and LCPA will change the land use on this site
from a combination OS/R to OS in order to accommodate the proposed development’s habitat restoration
and wetland buffer. The types of open space proposed within this area consist of Categories 1 and 3 as
outlined in the Open Space and Conservation Element of the General Plan and as described below:
Category 1 is open space for the preservation of natural resources (i.e., plant and animal habitat; nature
preserves; wetland and riparian areas; and water features such as lagoons and streams); while Category
3 is open space for outdoor recreation (i.e., greenways and trails).
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The Category 3 open space applies to Parcel 3 and portions of Parcel 4 containing the proposed access for
emergency fire access, utility and creek maintenance operations, and pedestrian trail purposes. The
Category 1 open space applies to the majority of Parcel 4, which is to be preserved in perpetuity under a
conservation easement pursuant to the mitigation measures outlined in the certified EIR and MMRP.
The proposed project is consistent with the applicable policies and programs of the General Plan as
demonstrated in Table B below.
TABLE B – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES & IMPROVEMENTS COMPLIANCE
Land Use &
Community
Design
Goal 2-G.16: Enhance
Carlsbad’s character and image
as a desirable residential,
beach and open-space oriented
community
Habitat mitigation on the project site
includes creation and permanent
preservation of sensitive wetland,
riparian and upland habitat within the
Coastal Zone and adjacent to Buena
Vista Creek. Portions of Parcel 4 will
be restored and permanently
preserved as open space through
biological conservation easements.
Proposed Parcels 3 and 4 will both be
designated as Open Space.
Yes
Open Space &
Conservation
Goal 4-G.3: Protect
environmentally sensitive
lands, wildlife habitats, and
rare, threatened or
endangered plant and animal
communities.
As discussed above, the proposed
habitat mitigation entails the creation
and permanent preservation of
sensitive wetland, riparian and
upland habitat adjacent to Buena
Vista Creek. The project also
enhances the overall biological value
of the area between the hotel
development and adjacent to the
creek and will furthermore assist in
maintaining a functional wildlife
corridor and habitat linkage along
Buena Vista Creek. Impacts to 0.06
acres of Diegan Coastal Sage Scrub
(Habitat Group C), where located
within the Coastal Zone, will be
mitigated at a 2:1 ratio (0.12-acres)
and impacts to 0.37-acres of
Disturbed Land (Habitat Group F) will
be satisfied through payment of an
in-lieu fee. Final design of the project
and reduced wetland buffer was
reached with involvement and input
by the Wildlife Agencies and CCC.
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.
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TABLE B – GENERAL PLAN COMPLIANCE (CONTINUED)
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE OR PROGRAM
PROPOSED USES &
IMPROVEMENTS
COMPLIANCE
Open Space &
Conservation
Policy 4-P.11: Ensure that the
improvements recommended for
open space areas are appropriate
for the type of open space and
the use proposed. No
improvements (excluding
necessary infrastructure) shall be
made in environmentally
sensitive areas, except to
enhance the environmental value
of the areas.
The proposed infrastructure
improvements proposed within the
Open Space parcels are necessary
for access and the continued
maintenance of Buena Vista Creek
channel and the drainage outfall
for SR-78. The proposed
infrastructure improvements are
located outside of future
conservation easement areas.
Yes
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.
B. Open Space (OS) Zone (CMC Chapter 21.33) and General Commercial (C-2) Zone
The project site is currently zoned Open Space (OS) and General Commercial (C-2) with a portion subject
to the Westfield Carlsbad Specific Plan. The 2.66 acre parcel (APN 156-302-17) located adjacent to and
south of the hotel development site and consisting of the proposed combination fire/maintenance
/pedestrian access; utilities and utility easements for existing and proposed sewer, water and drainage
facilities; habitat restoration and wetland buffer areas is being rezoned from C-2 to OS. The development
proposal requires compliance with the provisions of the OS zone and with the City’s HMP. The HMP
requires a conservation easement to be dedicated over portions of open space Parcel 4 to preclude any
use of the open space area beyond the proposed fire/maintenance/pedestrian access and public utility
easements. Parcel 3 is outside of the 100-foot-wide wetland buffer.
The proposed OS zone has no minimum requirements. The fire/maintenance access road/pedestrian trail,
sewer, water and drainage facilities located within open space parcels 3 and 4 are permitted within the
OS zone.
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The proposed rezone of the 2.66-acre parcel (APN 156-302-17) from a combination C-2/OS zone to the
OS zone will ensure consistency between the General Plan and Zoning since the proposed zone boundaries
are consistent with the proposed adjustment to the R/OS General Plan Land Use designation boundaries.
C. Westfield Carlsbad Specific Plan (SP 98-01B)
The proposed improvements to the Shoppes at Carlsbad Ring Road and parking lot are located within
Planning Area 5 of the Westfield Carlsbad Specific Plan. None of the proposed improvements are subject
to the Planning Area 5 development standards, which relate to new building construction within the
western portion of the specific plan boundary. However, the specific plan design guidelines relating to
landscaping and parking field design is applicable. A Minor Site Development Plan is included to cover the
proposed site changes. With this minor adjustment to the Ring Road, seven (7) parking lot end islands
need to be shifted. Each of the existing trees located within these end islands, or in the case where no
tree(s) exists, is being replaced by two (2) new trees and understory shrubs consistent with the
requirements of the specific plan landscape design guidelines. Where trees cannot be accommodated due
to existing easements, no tree is required by the specific plan. This situation occurs in one (1) of the subject
end inland locations.
The most recent renovation to the Shoppes at Carlsbad displaced approximately 471 parking spaces,
resulting in a total of 6,103 spaces on-site (a surplus of 1,501 spaces). The proposed improvements will
only displace eight (8) parking spaces, resulting in a remaining surplus of approximately 1,493 parking
spaces.
D. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC
Chapter 21.201) and Coastal Resource Protection Overlay Zone (CMC Chapter 21.203)
The proposed sewer and water, drainage, creek maintenance access and emergency access improvements
associated with the approved Oceanside hotel development project, are located within the Mello II
Segment of the City of Carlsbad’s Local Coastal Program (LCP) and subject to both permit jurisdiction and
the appealable jurisdiction of the CCC. The site is also located within and subject to the Coastal Resources
Protection Overlay Zone. Due to overlapping permit jurisdictions, the cities of Oceanside and Carlsbad, in
consultation with the CCC, agreed to a consolidated Coastal Development Permit (CDP) to be issued by
the CCC subsequent to both city actions on the project. As it relates to the proposed Local Coastal Program
Amendment (LCPA), a six week notice of intent of a land use change in the Coastal Zone was filed with the
CCC and ran from April 2, 2021 to May 14, 2021. No comments were received. A LCPA 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 these 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 proposed LCPA is to modify
the Land Use (both LCP and General Plan Land Use maps) and Zoning (both LCP and citywide Zoning maps)
designations on the 2.66-acre site (APN 156-301-17) from Regional Commercial (R) to Open Space (OS)
and from General Commercial (C-2) to Open Space (OS) in order to correspond with proposed habitat
restoration and a wetland buffer adjacent to the approved hotel development project.
The project is consistent with the LCP Land Use policies as follows: a) the property is not identified as an
active “Map X - Designated Coastal Agricultural Lands” site and therefore, is not required to be preserved
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nor is it subject to an agricultural conversion mitigation fee; b) the development does not obstruct views
of the coastline as seen from public lands or public rights-of-way; c) the project is consistent with the City
of Carlsbad HMP, which has been developed so as to implement and be consistent with all provisions of
the LCP; d) 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; e) the site is geologically stable; and f) although, the
proposed improvements are located within a 100-year flood area they are designed to withstand this
event and will not obstruct water flows or cause the water to rise upstream or downstream.
2. Coastal Resource Protection Overlay Zone
The project is also consistent with the provisions of the Coastal Resource Protection Overlay Zone (CMC
Chapter 21.203 of the Zoning Ordinance) in that the project will adhere to the city's Master Drainage Plan,
Grading Ordinance, Storm Water Ordinance, BMP Design Manual and Jurisdictional Runoff Management
Program (JRMP) to avoid increased urban runoff, pollutants, and soil erosion. Habitat impacts have been
properly mitigated in accordance with mitigation standards of the Habitat Management Plan as analyzed
in the certified EIR and MMRP for the construction of the Inns at Buena Vista Creek as adopted by the City
of Oceanside acting as Lead Agency in the preparation of the EIR (State Clearinghouse No. 2014061090).
In addition, the site is not located in an area prone to landslides, or susceptible to accelerated erosion, or
liquefaction. Although the area is subject to flooding, the above improvements are designed to adequately
withstand a flood event.
E. Subdivision Ordinance
Land Development Engineering reviewed the proposed tentative parcel map and concluded that the
minor 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 the minor subdivision design
criteria and satisfies the applicable requirements of the General Plan and Title 21. The project is
conditioned to install all infrastructure improvements concurrent with the associated development in the
City of Oceanside. The developer will be required to install street and utility improvements, including but
not limited to curbs, gutters, sidewalk, parkway, water, sewer and drainage facilities. Easements for
drainage, sewer, water, and creek maintenance/emergency/pedestrian access will be dedicated on a
separate recorded instrument prior to final parcel map approval allowing for the construction of project
drainage, sewer and water facilities, and a creek maintenance/emergency/pedestrian access road.
No standards variances are needed to approve the project. Given the above, the proposed subdivision
would provide the necessary facilities and improvements without producing land conflicts; therefore, the
project is consistent with the Subdivision Ordinance.
F. Floodplain Management Regulations
The project proposes improvements to an existing sewer and storm drain line and storm drain outlet, as
well as construction of a new grasscrete emergency/maintenance access road/pedestrian trail in an area
subject to the City’s Floodplain Regulations. The drainage improvements include realignment and
replacement of an existing 42-inch storm drain that extends from State Route 78 to the Buena Vista Creek
with a new 48-inch pipe. Sewer improvements include realignment of an existing 30-inch sewer line and
reconnection at the Buena Vista Sewer Lift Station. Water improvements include the addition of an 8-inch
water line.
GPA 14-05/ZC 14-03/LCPA 14-05/SDP 14-14/SUP 14-05/HMP 14-03/MS 14-12 (DEV14058)
INNS AT BUENA VISTA CREEK
July 7, 2021
Page 11
The proposed improvements are subject to the provisions of the Floodplain Special Use Permit. The
purpose of these regulations is to promote the public health, safety and general welfare, and to minimize
public and private losses due to flood conditions. This area is located within areas which would be
inundated by a 100-year flood. A 100-year flood is defined as a flood which has a one-percent annual
probability of being equaled or exceeded. A Special Use Permit (SUP) is required to be obtained in addition
to any other required permits or entitlements before construction or development begins within an area
inundated by a 100-year flood. Findings for approving a Floodplain SUP are as follows:
1. The site is reasonably safe from flooding.
The proposed sewer, water and drainage improvements, which are subterranean; and the proposed
fire/maintenance/pedestrian access, which are at-grade and follow the existing topography; are
adequately flood-proofed; will not cause obstructions and/or alteration to the existing flood course; and
will not adversely affect the public health, safety, or general welfare. However, during construction, the
temporary placement of construction material, including pipes, shoring, and spoils, could impede or
redirect flows. Potentially significant impacts that could result from this are reduced by mitigation
measure limiting the applicant to construct in the flood zones only in the dry months (May to September)
unless otherwise determined acceptable by the City following review of construction details and plans.
2. The project is designed to minimize the flood hazard to the habitable portions of the structure.
There are no habitable structures proposed by the project located within the 100-year floodplain.
3. The proposed project does not create a hazard for adjacent or upstream properties or structures.
The proposed sewer, water and drainage improvements are subterranean, while the proposed
fire/maintenance/pedestrian access is at-grade and follow the existing topography. Additionally, pursuant
to the Hydraulic Analysis prepared for the project (Hunsaker, March 2020), the proposed project will not
increase the water surface elevations and/or flooding of Buena Vista Creek.
4. The proposed project does not create any additional hazard or cause adverse impacts to
downstream properties or structures.
The proposed sewer and drainage improvements are subterranean, while the proposed
fire/maintenance/pedestrian access is at-grade and follow the existing topography. Additionally, pursuant
to the Hydraulic Analysis prepared for the project (Hunsaker, March 2020), in both analyzed flow
conditions (City and FEMA), the downstream sections received no increase in the water surface elevations
in comparison of the proposed and existing creek conditions.
5. The proposed project does not reduce the ability of the site to pass or handle a base flood of 100-
year frequency.
Pursuant to the Hydraulic Analysis prepared for the project (Hunsaker, March 2020), the proposed project
does not reduce the ability of Buena Vista Creek to convey or handle the base flood of 100-year frequency,
while protecting proposed structures and not negatively impacting adjacent, upstream or downstream
properties with levels of flooding beyond what is currently existing.
GPA 14-05/ZC 14-03/LCPA 14-05/SDP 14-14/SUP 14-05/HMP 14-03/MS 14-12 (DEV14058)
INNS AT BUENA VISTA CREEK
July 7, 2021
Page 12
6. The proposed project taken together with all the other known, proposed, and anticipated projects
will not increase the water surface elevation of the base flood more than one foot at any point.
Pursuant to the Hydraulic Analysis prepared for the project (Hunsaker, March 2020), it was determined
that the proposed project would not result in a water surface elevation or flooding increase compared to
the existing condition; and based on this analysis, adjacent, upstream, and downstream properties would
not be adversely affected by the proposed project with respect to flooding.
G. Habitat Management Plan 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. In so
doing, the Plan is intended to lead to citywide permits and authorization for the incidental take of sensitive
species in conjunction with private development projects, public projects, and other activities, which are
found to be consistent with the Plan.
The HMP identifies the subject property as Development Area, as opposed to a Standards Area or
Hardline, and located within a Core 1 Focus Planning Area. HMP Core 1 is approximately 206 acres in size
and includes the Buena Vista Lagoon and adjoining wetland and upland habitats in northwest Carlsbad.
The HMP Goals for Core 1 include conservation of the majority of sensitive habitats in or contiguous with
biological core areas, including a no net loss of wetland habitat, preservation of CSS and maritime
succulent scrub adjacent to the lagoons; and retain and manage natural habitats adjacent to lagoons to
buffer wetland resources from adverse effects and provide upland nesting habitat for pond turtles and
other HMP species. Core 1 is connected to Core 2 by Buena Vista Creek, which extends along the southern
boundary of the project site. The HMP describes this segment of the creek as channelized with an
extremely narrow strip of riparian habitat. Buena Vista Creek and the project site are not designated by
the HMP as a landscape-level linkage or special resource area and the project site is not located within an
existing or proposed hardline conservation area. A 100-foot wide buffer from wetlands is required unless
a reduced buffer is agreed to by the Wildlife Agencies and the CCC. The project applicant negotiated a
reduced buffer consisting of a minimum 50-foot biological buffer closest to the wetland habitat, plus a
minimum 50-foot planning buffer closest to the hotel development. The HMP also identifies mitigation
ratios for impacts to habitat types identified as sensitive, and furthermore allows for impacts to disturbed
lands (Group F Habitat) to be mitigated through the payment of an in-lieu mitigation fee.
A Biological Technical Report (BTR) for the project was prepared by Dudek (March 2020) in association
with the certified EIR and MMRP for the project. In the City of Carlsbad, the project includes direct impacts
to 0.06 acres of Diegan CSS (HMP Group D Habitat) and 0.37 acres of disturbed land (HMP Group F
Habitat). Impacts to Group D habitat will be mitigated at a 2:1 ratio. In the coastal zone, on-site
preservation is not eligible for mitigation credit; there can be no net loss of habitat for the habitat type;
when impacts are permitted, mitigation must include at least 1:1 habitat creation or substantial
restoration of highly degraded habitat, as approved by the wildlife agencies; and all mitigation shall occur
within the coastal zone. Thus, the project is required to search for or obtain a restoration-suitable parcel
or portion of a parcel for the no-net-loss requirement, as well as the 2:1 restoration of the habitat, of
which 1:1 must be creation. In this case, 0.12 acres of Diegan CSS is required to be restored as mitigation
for the impacts. Substantial restoration or enhancement may be counted as creation, if approved by the
City of Carlsbad and the agencies. On-site preservation does not count toward the mitigation
GPA 14-05/ZC 14-03/LCPA 14-05/SDP 14-14/SUP 14-05/HMP 14-03/MS 14-12 (DEV14058)
INNS AT BUENA VISTA CREEK
July 7, 2021
Page 13
requirements for a given project. All mitigation will occur within the Coastal Zone onsite and offsite per
the certified EIR and MMRP; and impacts to Group F habitat will be satisfied through payment of an in-
lieu mitigation fee.
The project also proposes 0.02 acres of temporary impacts to freshwater marsh and 0.01 acres to Open
Water (HMP Group A Habitats) in association with the existing storm drain outlet improvements. These
improvements overlap with the Carlsbad creek maintenance area. Due to ongoing agency-approved
vegetation removal within the creek maintenance area, on-site vegetation restoration within the creek
channel is not feasible. Therefore, ground surfaces shall be returned to pre-construction contours and any
temporal loss of vegetation (if present at the time of construction) shall be mitigated through the
restoration of the wetland buffer in the form of wetland/transitional riparian habitat that will consist of a
creation of new wetlands. Additionally, the applicant is required per the MMRP, that prior to issuance of
permits for grading or construction activities, to first obtain an Army Corp of Engineers (ACOE) Section
404 permit, a CDFW Section 1602 Streambed Alteration Agreement, Regional Water Quality Control Board
(RWQCB) Section 401 Water Quality Certification, a United States Fish and Wildlife Service (USFWS)
Section 7 Biological Opinion, a CDP from the CCC, and a CDFW 2081 permit.
Final design of the project was reached with extensive involvement and input by the Wildlife Agencies.
Analysis of the project’s consistency with the HMP, disclosure of the biological impacts (both direct and
indirect), and inclusion of mitigation measures to reduce the associated project impacts are fully discussed
and included within the certified EIR and MMRP for the project. The project mitigation provides for a no-
net-loss of CSS in the Coastal Zone and avoids special-status plant and wildlife species. The project is
conditioned to record a restrictive covenant over the portions of the open space lot to be preserved;
select a conservation entity to manage the open space preserve; prepare a property analysis record (PAR)
to estimate the cost of managing the open space preserve; provide a non-wasting endowment based on
the PAR; and preparation of a preserve management plan to ensure adequate management of the open
space preserve in perpetuity.
H. Growth Management
The proposed project is located within Local Facilities Management Zone 1 in the Northwest Quadrant of
the city. The impacts on public facilities created by the project, and its compliance with the adopted
performance standards, are summarized in Table “D” below.
TABLE D – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration NA NA
Library NA NA
Wastewater Treatment NA NA
Parks NA NA
Drainage NA NA
Circulation NA NA
Fire Stations No. 1, 3 and future Station No. 7 (1st available) Yes
Open Space NA NA
Schools NA NA
Sewer Collection System NA NA
Water 105,665 GPD Yes
GPA 14-05/ZC 14-03/LCPA 14-05/SDP 14-14/SUP 14-05/HMP 14-03/MS 14-12 (DEV14058)
INNS AT BUENA VISTA CREEK
July 7, 2021
Page 14
IV. ENVIRONMENTAL REVIEW
Whenever the city has been identified as a responsible agency for a project, Carlsbad Municipal Code
Section 19.04.030 delegates to the City Planner the authority to act on the city’s behalf regarding such
project. The City Planner has determined that the potential environmental effects of the project were
adequately analyzed by a previously certified Environmental Impact Report (EIR) and Mitigation
Monitoring and Reporting Program (MMRP) for the construction of the Inns at Buena Vista Creek as
adopted by the City of Oceanside acting as Lead Agency in the preparation of the EIR. The EIR, was
assigned State Clearinghouse No. 2014061090 and was prepared in accordance with the California
Environmental Quality Act (CEQA) to evaluate the potential environmental impacts associated with the
project. The City of Carlsbad, acting as a Responsible Agency through the City Planner, found that the
project has no new significant environmental effect not analyzed as significant in the certified EIR and
MMRP; none of the circumstances requiring further environmental compliance under CEQA Guidelines
Section 15163 exist; and all feasible mitigation measures identified in the certified EIR and MMRP, which
are appropriate to this phase of the project will be incorporated. The approved EIR and MMRP are on file
for review at the Planning Division.
ATTACHMENTS:
1. Planning Commission Resolution No. 7418 (GPA 14-05, ZC 14-03, LCPA 14-05)
2. Planning Commission Resolution No. 7419 (SDP 14-14, SUP 14-05, HMP 14-03, MS 14-12)
3. Location Map
4. Disclosure Statement
5. Reduced Exhibits
6. Exhibits “A” – “WW“ dated July 7, 2021
S R -7 8 R A
M A RRO N R D
PRIVATEST
PRIVATE DY
JEFFERSONSTPRIVATE RD
PLA Z A C A MINO REAL DY
M
ONROESTHOSPW Y
V IS TAWYPUBLIC RD
GROVEAVHIGHLAND DRPRIVATEST
SR-78 RA
PRIV A T E DY
GPA 14-05 / ZC 14-03 / LCPA 14-05 / SDP 14-14
SUP 14-05 / HMP 14-03 / MS 14-12
INNS AT BUENA VISTA CREEK
SITE MAP
J
SITE
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ALLA COSTA AVCARLSBAD B
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ATTACHMENT 3
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«t ~ CITY OF
DISCLOSURE
STATEMENT
P-1(A)
Development Services
Planning Division
1635 Faraday Avenue
(760) 602-4610
www.carlsbadca.gov CARLSBAD
Applicant's statement or disclosure of certain ownership interests on all applications which will
require discretionary action on the part of the City Council or any appointed Board, Commission
or Committee.
The following information MUST be disclosed at the time of application submittal. Your project
cannot be reviewed until this information is completed. Please print.
Note:
Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal
organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county,
city municipality, district or other political subdivision or any other group or combination acting as a unit."
Agents may sign this document; however, the legal name and entity of the applicant and property owner
must be provided below.
1. APPLICANT (Not the applicant's agent)
Provide the COMPLETE. LEGAL names and addresses of ALL persons having a
financial interest in the application. If the applicant includes a corporation or partnership.
include the names, titles, addresses of all individuals owning more than 10% of the
shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE
INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly-owned
corporation, include the names, titles, and addresses of the corporate officers. (A
separate page may be attached if necessary.)
Person ___________ _
Title __________ _
Address __________ _
Corp/Part Jenna Development Contact: Jimmy Eleopoulos
Title Managing Partner
Address 1860 Obispo Avenue, Suite F
Signal Hill, CA 90755
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. ___________ _
Title ___________ _
Address __________ _
Corp/Part Crown Jewel Properties, LLC
Title Jimmy Eleopoulos, Managing Partner
Address 1860 Obispo Avenue, Suite F
Signal Hill, CA 90755
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?
D Yes 0 No If yes, please indicate person(s): ___________ _
NOTE: Attach additional sheets if necessary.
·nformation is true and correct to the best of my knowled
Signat
Crown Jewel Properties, LLC
Jimmy Eleopoulos
Print or type name of owner
!;i' ~f ---I f
Jimmy Eleopoulos
Print or type name of applicant
/4(/:f'~ S/1/t'-{
Signature of owner/applicant's agent if applicable/date
Ted .D. Frattone, Hunsaker.& Associates Irvine, Inc .
Print or type name of owner/applicant's agent
P-1(A) Page 2 of 2
S---IV
Revised 07/10
PARCEL 1PARCEL MAP NO. 15975APN 156-301-16P K I NORTH COUNTY PLAZA L P
LOT 28TRACT NO. 8956APN 156-301-12R P I CARLSBAD LP
LOT 27TRACT NO. 8956APN 156-301-11CITY OF CARLSBAD
APN 156-301-02
STATE ROUTE 78
PARCEL 2
APN 156-301-01CITY OF VISTA
CITY OF CARLSBAD
165-120-56CROWN JEWEL PROPERTIES LLC
PARCEL MAP NO. 15975APN 156-301-17CROWN JEWEL PROPERTIES LLC
PARCEL 1PARCEL MAP NO. 15975APN 156-301-16P K I NORTH COUNTY PLAZA L P
LOT 28TRACT NO. 8956APN 156-301-12R P I CARLSBAD LP
LOT 27TRACT NO. 8956APN 156-301-11CITY OF CARLSBAD
APN 156-301-02
STATE ROUTE 78
PARCEL 2
APN 156-301-01CITY OF VISTA
CITY OF CARLSBAD
165-120-56CROWN JEWEL PROPERTIES LLC
PARCEL MAP NO. 15975APN 156-301-17CROWN JEWEL PROPERTIES LLC
Suite F
Signal Hill, CA 90755
1860 OBISPO AVENUE
VICINITY MAP
O C E A N S I D E & CARLSBAD, C A L I F O R N I A
CIVIL ENGINEER:ARCHITECT:LANDSCAPE ARCHITECT:PROPERTY OWNER/DEVELOPER:
DESCRIPTIONSHEET NO.
SHEET INDEX
COVER SHEET & INDEXT-1
VESTING TENTATIVE PARCEL MAPC-1
EXISTING CONDITIONS MAPC-2
PRELIMINARY UTILITY PLAN
C-3
C-4
TECHNICAL SITE PLANC-5
SLOPE ANALYSIS MAPC-6
ARCHITECTURAL SITE PLANA-1
EXISTING SITE PHOTOSA-2
OVERALL SITE SECTIONSA-3
H1 1ST & 2ND FLOOR PLANSA-4
LANDSCAPE CONCEPT PLANS - LEGEND AND NOTESL-1
San Diego, CA 921033916 Normal Street
Ph: (619) 294-4477Fx: (619) 294-9965
CONCEPTUAL GRADING PLAN
H1 TYPICAL FLOOR & ROOF PLANSA-4.1
H2 FLOOR & ROOF PLANSA-5
H3 FLOOR & ROOF PLANSA-6
H1 EXTERIOR ELEVATIONSA-7
H2 EXTERIOR ELEVATIONSA-8
H3 EXTERIOR ELEVATIONSA-9
P1 PARKING LEVELSA-10
P1 EXTERIOR ELEVATIONSA-11
PRELIMINARY BRIDGE PLANB-1
LANDSCAPE CONCEPT PLANS - SITE PLAN (WEST)L-2
LANDSCAPE CONCEPT PLANS - SITE PLAN (EAST)L-3
LANDSCAPE CONCEPT PLANS - DETAILSL-5
DEVELOPMENT PERMIT NO.
FIRE MASTER PLANC-7
MATERIALS BOARDA-14
SIGN CONSULTANT:
Corona, CA 92880
2950 Palisades Drive
Ph: (951) 278-0680Fx: (951) 278-0681
LANDSCAPE CONCEPT PLANS - WETLAND BUFFER EXHIBITL-6
CITY OF OCEANSIDE
CONDITIONAL USE PERMIT NOS.
TENTATIVE PARCEL MAP NO.
C10-00033, C10-00034 &
C10-00035
C10-00031, C10-00032,
D10-00010
P10-00006
TRASH & VACUUM TRUCK AUTO TURN EXHIBITC-8
PROJECT PERSPECTIVESA-2.1
FIRE APPARATUS REACHA-12
GATEWAY BRIDGEA-13
Irvine, CA 92618
8911 Research Drive, 1st Floor
Ph: (949) 272-0200
Fx: (949) 272-0201
RETAINING WALL AT POOL DECKA-1.1
SITE PHOTOMETRICA-1.2
SITE PHOTOMETRICA-1.3
SITE LIGHTING CUT SHEETSA-1.4
LANDSCAPE CONCEPT PLANS - SITE SECTIONS 1L-7
LANDSCAPE CONCEPT PLANS - SITE SECTIONS 2L-8
(CASE NUMBERS)
GENERAL PLAN AMENDMENT
CITY OF CARLSBAD
_______________
(CASE NUMBERS)
ZONE CHANGE _______________
LOCAL COASTAL PROGRAM AMENDMENT _______________
TENTATIVE PARCEL MAP _______________
SPECIAL USE PERMIT _______________
HABITAT MANAGEMENT PERMIT _______________
VIEW CORRIDORSA-2.2
INTERPRETIVE GRAPHIC / ARTA-2.3
GPA 14-05
ZC 14-03
LCPA 14-05
SUP 14-05
HMP 14-03
MS 14-12
MINOR SITE DEVELOPMENT PLAN _______________SDP 14-14
LANDSCAPE CONCEPT PLANS - LEGEND AND NOTES (CARLSBAD)L-9
LANDSCAPE CONCEPT PLANS - HYDROZONE DIAGRAML-10
LANDSCAPE CONCEPT PLANS - HYDROZONE DIAGRAM RING ROADL-11
Ph: (562) 494-9424
CONSTRAINTS MAPC-2B
SITE SECTION THRU LAGOONA-3.1
APN MAP
LANDSCAPE CONCEPT PLANS - SITE PLAN RING ROADL-4
LANDSCAPE CONCEPT PLANS - MAINTENANCE EXHIBITL-12
ALTERNATIVE OCEANSIDE SEWER SERVICES ALIGNMENTSC-4B
OCEANSIDE
CITY - JURISDICTION ASSESSOR PARCEL NUMBER
CARLSBAD
165-120-56 (PROJECT SITE)165-120-59
156-301-01
156-301-11156-301-12
156-301-02
156-301-16156-301-17 (PROJECT SITE)
OWNERSHIP
CROWN JEWEL PROPERTIES LLCCITY OF CARLSBAD
CITY OF VISTA
R P I CARLSBAD LPP K I NORTH COUNTY PLAZA L PCROWN JEWEL PROPERTIES LLC
CITY OF CARLSBADCITY OF CARLSBAD
MAINTENANCE STAGING PLANC-9
THE INNS AT BUENA VISTA CREEK
VESTING TENTATIVE PARCEL MAP
P10-00006
SECTION 1-1
N.T.S.
JEFFERSON STREET
SECTION 3-3
N.T.S.
RING ROAD
FOR CONDOMINIUM PURPOSES
SCALE: 1"=50'
Signal Hill, CA 907551860 OBISPO AVENUE, SUITE F
Signature Date
Print Name
10/24/2014
SECTION 2-2
JEFFERSON STREET
N.T.S.
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
CONDITION NO. OF PLANNINGCOMMISSION RESOLUTION NO.
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F EXISTING CONDITIONS MAP
P10-00006
STATE ROUTE 78STATEROUTE78
JEFFERSONSTREETMARRONROADMARRONROADJEFFERSONSTREETCITY OF OCEANSIDE
CITY OF CARLSBAD
CITY OF OCEANSIDE
CITY OF CARLSBAD
N.T.SN.T.S
BUENA VISTALAGOONBUENAVISTALAGOON
B U E N A V I S T A C R E E K
BU E N A V I S T A C R E E K
EL CAMINO NORTHELCAMINONORTH
THE SHOPPES AT CARLSBADTHESHOPPESATCARLSBADNORTHCOUNTYPLAZANORTHCOUNTYPLAZASHOPPINGCENTERSHOPPINGCENTER
SHOPPING CENTERSHOPPINGCENTER
SHOPPING CENTERSHOPPINGCENTER
TRANSITSTATIONTRANSITSTATION
RING ROADRINGROAD
SCALE: 1"=50'
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F CONSTRAINTS MAP
SCALE: 1"=50'
JEFFERSONSTREETSR 78
BUENA VISTASEWERLIFT STATION
C
D
F
FD
C
A
GG
E
E
B
H
H
A
B
1
1
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F
SCALE: 1"=50'
CONCEPTUAL GRADING PLAN
D10-00010
JEFFERSONSTREETSR 78
BUENA VISTASEWERLIFT STATION
JEFFERSONSTREETJ E F F ER S O N
S T R E E T
M A R R O N
R O A D
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F
SCALE: 1"=50'
PRELIMINARY UTILITY PLAN
D10-00010
JEFFERSONSTREETH O T E L B U IL D I N G 2
H O T E L B U I L D I N G 1
B U E N A V I S T A C R E E K
SHOPPING CENTERPLAZA CAMINO REALEXISTING
EXISTINGBUENA VISTASEWER LIFTSTATION
CITY OF OCEANSIDE
CITY OF CARLSBAD CITY OF OCEANSIDE
CITY OF CARLSBAD
PROPOSED WATERLINE OPTION A
18"018"1980
2
4"
0
18"
0
12"198018"197518"DIP 1980
20"DIP19808"8"10"
10"10"10"10"
10"
10"
PROPOSED
BRIDGE
12"12"10"
12" VCP 1966
12" VCP 1966
HOTELBUILDING 3SDSDSDS
D
SD
SD SD SDSDSDS D
SD
SD
12"196612"198010.77 Sewer Top Pipe
22.94 Sewer MH Cover2.13 Sewer FL
21.75 Fence-Chainlink
20.98 Fence-Chainlink
20.12 Fence-Chainlink20.07 Fence-Chainlink20.10 Fence-Chainlink
20.67 Fence-Chainlink
21.60 AC Berm Top
25.38 AC Berm Top
28.55 AC Berm Top
27.50 Dirt24.97 Dirt
21.78 Dirt
21.28 Dirt20.29 Dirt
20.01 Dirt
22.09 Dirt
22.03 Dirt
28.11 AC Berm Top
25.20 AC Berm Top
21.44 AC Berm Top
18.70 Toe
18.12 Habitat Marker
17.99 Habitat Marker
17.63 Habitat Marker
18.15 Habitat Marker
17.55 Habitat Marker17.47 Habitat Marker
16.92 Habitat Marker
18.81 Sign Cor
18.97 Sign Cor
17.19 Fence-Chainlink
17.03 Fence-Chainlink
17.32 Toe
18.89 Sewer MH Cover
-0.68 Sewer FL
18.28 Fence-Chainlink
18.50 Dirt Road Edge
18.45 Dirt Road Edge Top
18.64 Dirt
18.80 Habitat Marker
18.60 Habitat Marker
18.44 Habitat Marker
18.79 Habitat Marker18.43 Habitat Marker
18.48 Sewer MH Cover
0.07 Sewer FL
18.33 Rip Rap Top
18.30 Dirt
19.26 Fence-Chainlink
18.24 Habitat Marker
17.75 Habitat Marker
18.97 Habitat Marker
17.52 Habitat Marker
18.44 Tel Riser
16.57 Toe
15.94 Fence-Chainlink
18.52 Irrig Box16.15 Toe
15.79 Fence-Chainlink
16.23 Sewer MH Cover
2.59 Sewer FL
16.10 Fence-Chainlink
15.58 Fence-Chainlink
15.02 Fence-Chainlink14.87 Fence-Chainlink
15.72 Toe
16.30 Toe
9.73 Toe
18.08 Tel Riser
19.99 Tree-Euc 24"
27.85 Tree-Euc 18"40.14 Tree-Euc 18"
24.12 Tree-Euc 36"
14.78 Fence-Chainlink
14.95 Dirt
14.95 Stairs Bottom
14.25 Habitat Marker
14.33 Headwall
14.21 Headwall
14.57 Habitat Marker15.59 Habitat Marker
15.18 Habitat Marker
19.01 4" Pipe Riser
19.69 Habitat Marker
14.47 Habitat Marker
14.32 Habitat Marker14.40 Fence-Chainlink
15.14 Toe14.89 MH Cover 36" Dia
15.02 Fence-Chainlink
15.29 Fence-Chainlink
15.12 Fence-Chainlink15.20 Fence-Chainlink
15.62 Toe
15.71 Toe
15.75 Toe
15.80 Sewer MH Cover
3.22 Sewer FL
15.08 Dirt
15.19 Dirt
15.05 Dirt
16.19 Toe
15.62 Fence-Chainlink
16.43 Fence-Chainlink
16.91 Toe17.41 Toe
17.30 Fence-Chainlink
18.66 Sign Cor
19.08 Sign Cor
17.45 Fence-Chainlink
18.05 Sewer MH Cover4.20 Sewer FL
4.24 Sewer FL
17.47 Dirt
17.75 Dirt
17.49 Dirt
17.33 Fence-Chainlink17.49 Fence-Chainlink
17.45 Fence-Chainlink
16.95 Fence-Chainlink17.28 Dirt
4.20 Sign
16.99 Fence-Chainlink Gate
16.87 Fence-Chainlink Gate17.77 Toe
14.03 Fence-Chainlink
14.61 Fence-Chainlink
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F
D10-00010
SCALE: 1"=100'
A
A
F
F
B
B
H
H
D
D
C
C
E E
G
G
SCALE: 1"=50'
TECHNICAL SITE PLAN
D10-00010
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F
APPROVED
THIS IS THE APPROVED TENTATIVE MAP/SITE
PLAN FOR PROJECT NO. PER
PLANNING DIVISION DATE ENGINEERING DIVISION DATE
CONDITION NO. OF PLANNINGCOMMISSION RESOLUTION NO.
D.6)
X
3RUSH
i
I
\
EXISTING
LOCATION
OF CHAIN
LINK FENCE
N'LY
PL
( 0.
X
I 2' OVER-
' HANG ~
3' ~.
RCTAIN!NG WALL
WITH CONCRETE
BARRIER H=2'
PARKING
STRUCTURE 3%
19'
X(23.7)
X(22.8
I
I
I
I
I
I I
I (41.6)
X
I
X (22.3)
I I X(22.2) X(21.6) X(21.4)
X(21.4) X(20.5) X(20.4)
I
20.6) 20.4
X
X(2D.5) \ X(20.3) -\ ~--20)~-='--~~----~-~-~~-=-~=--<20,1---------------------_,20 -_ __.:;:_=-----~--==---=~=~ 20'\--~ .Fi X(19.6)
X(19.5) X 19_,fil__ __ _
X 20.4
FIRE & MAINTENANCE
2~1~ ~I ACCE;\ ROAD
AUTOMATIC
GAT[ WITH
KNOX DEVICE
/OFILTRATION
BMP
X(20.6)
H-3
P=21.0
FF=21.5
X(19.6)
50' PLANNING
BUFFER LIMITS
X(19.6)
6±' "'
' '
X(20.6)
X(19.6)
20) 22' WIDE ACC[S
---iwAD-4_ GA7E FO• -( ) ~o, CRffK'X 19.7
' '
. MA!NrENAN
<: ~ 8.5) \ X
(17.2)
X
VICINITY MAP D10-00010
VISTA WAY
X(19. CR E
X(17.2)
SITE
N. T.S.
GENERAL NOTES
EXISTING GENERAL PLAN LAND USE DESIGNATION:
SPECIAL COMMERCIAL -CITY OF OCEANSIOE
REGIONAL COMMERCIAL & OPEN SPACE -CITY OF CARLSBAD
BfOFllJ!IATION BMP EXISTING ZONING DESIGNATION:
16' PARKING STALL
(COMPACT)
YEAR1
H-1
P=21.0
FF=2J,5-
eLANTADL[/(]A TTCRLD
STCNE .RUAINING WALL
50' PLAN __
,i.;c: BUFFER I_MITS---~ --..
_,
,, ,-,
I 89 ':i:: 230':I: ,,-''
_,
-
---------------
TRE;ES
~--
□
(10
15)-
-1----
, -, , I CARLSBAD BUENA VISTA CREEK CHANNEL
MAINTENANCE PRDGRAM LIMITS
TREES
(16. 7)
X
..
7 (i'.-3)
OFFS/TE STREET (PUBLIC) SECTION
PROPOSED WIDENING
'LY EX. 38'± (VARIES) I EX. w 28'± /VARIES) I
E'LY
w 10' Ml/!_/
I s' EX. 27'
! 5'
PROP. EX. 5' EX. 11' EX. SIDE-BIKE WALK LANE 2/4 (2%) ! -• I ; '. -~ .1
ROP. CURB.,.
ND GUTTER
p
A
'-._REMOVE EX. AC BERM
& INTERFERING
PORTION OF ASPHALT
4' Ml. PR.39'
PRr PR.12'1 MEDIA PR.11' PR. 11'
11 ' 5'± I
' j "" L.:.,·n
b, -
EX. CURB TO PR. CURB BE REMOVED
SECTION G-G
JEFFERSON STREET
EX. AC BERM
TO BE REMOVED
(VARIES)
' PR.5'
BIKE
LANE
4'±
., T '.. . ...
' / CAL TRANS
CONCRETE
BARRIER TYPE 26-8 H=36"
'-, RETAINING WALL
H=VARIES 1'-5'
INTERIOR STREET (PRIVATE) SECTIONS
28'
18' PARKING STALL
ll\_o" CURB
5'
WALK
25'
2% -
SECTION A-A
NTS
. 1 ·
PAVEMENT]
18' PARKING STALL
• I
2% -
6" CURB[
28' 29' e------~~--~►---s·---------=------
MEDIAN
k---=1
=%=------PA.:.VE-M-EN-T--;,-SE_CT_IO_N_B=-:-:-----c~-CURB PAVEMENT/
Er
SECTIONC-C
NTS
PORTE-COCHERE
& DROP-OFF
1%
6" CURB
NTS
28'
5'
WALK FIRE & MAINTENANCE ACCESS ROAD
VARIES 24' -28'
2% -
EXISTING LOCATION
OF CHAIN LINK FENCE
RETAINING WALL
(H= 1'-8'}
BIOFILTRATION BMP
..
50' PLANNING
BUFFER UM/TS
.,
H-2
P=21.0
FF=21.5
8/0FIL TRA TION
BMP
or~,·
YEAR2
,,
BR ~
C\I
BRUSH ':;b° -----7t sj ---~--
(7.6) X
_, ___ ,,~
(18.1)
X /
/ \
/ /
/ /
--X --.....
(19.
BUENA VISTA CREEK SETBACKS
BUENA VISTA CREEK SETBACKS:'"
MINli.«JM SETBACK MAXIMUM SElBACK A'vERAGE SElBACI<
HOlEL BUILDING 1 (H1)
HOTEL BUILDING 2 (H2)
HOlEL BUILDING 3 (H3)**
114'±
100'±
102'±
151'±
121'±
117'±
132'±
110'±
109'±
* BUENA VISTA CREEK SETBACK INFORMATION SHOWN HEREON IS FOR REFERENCE
PURPOSES ONLY AND IS DEFINED AS THE DISTANCE FROM THE START OF \l£TLAND
BUFFER (RIPARIAN EDGE) TO PROPOSED BUILDING.
** BUILDING LDCA TED OUTSIDE COASTAL ZONE BOUNDARY.
X
(21.7)
X
(21.9) (21. 7) -x
TREES
(19.7)
(19.5)
X
REQUIRED DEVELOPMENT STANDARDS
PER OCEANSIDE ZONING ORDINANCES
1986 (C-2) 1992 (CS-HO}
REQUIREMENTS REQUIREMENTS
FRONT YARD SETBACK (JEFFERSON ST.) 5' 15'
SIDE YARD SETBACK (SOUTH BOUNDARY) o· o·
CORNER SIDE YARD SETBACK (SR-78) 10' 1 o'
REAR YARD SETBACK (EAST BOUNDARY) o· o·
BUILDING HEIGHT' 45' ( 4 STORIES} 50'
LOT COVERAGE N/A 50%
FAR N/A 1.0
'BUILDING HEIGHT LIMIT MAY BE INCREASED Will, A CONDITIONAL USE PERMIT.
RETAINING WALL
(WALL HEIGHT VARIES)
FETY FENCE
5' SIDEWALK
TRAIL, FIRE & MAINITNANCE ACCESS ROAD
VARIES 24' -28'
VARIES
2% MAX. 1% MIN. 1' -z."lR-0-LL-EO,--==----~-
CURB GRASSCRETE
PAVERS o" CURB
SECTION D-D
NTS
z
" "' w w
I"
X
(20.7)
X
(20.7 ,,.,,.,. I
21.1)
X
I
I
( .
X
PARCEL BOUNDARr
'
RETAINING WAU
WITH SAFETY FENCE H~,,'.)I•)~-;;"'
(7. 7)
X
PARKING SUMMARY
REQUIRED:
USE/BUILDING
HOTEL BUILDING 1 (H1)
HOTEL BUILDING 2 (H2)
HOTEL BUILDING 3 (H3}
BANQUET SEATING AREA (H3)
TOTAL REQUIRED
SQUARE FOOTAGE/
NO. OF HOTEL ROOMS
179 HOTEL ROOMS
135 HOTEL ROOMS
112 HOTEL ROOMS
500 SF
' PER ARTICLE 11 OF 1992 ZONING ORDINANCE
" PER ARTICLE 27 OF I 986 ZONING ORDINANCE
PROVIDED:
NO. OF SPACES
+
PARKING RATIO
(PER NO. OF ROOMS/
COMMERCIAL SF}
1.0 PER LICENSED UNIT"
1.D PER LICENSED UNIT"
1.2 PER GUEST ROOM*
PER 50 SF OF SEATING AREA"
REQUIRED PARKING
179 SPACES
135 SPACES
135 SPACES
10 SPACES
459SPACES
PARKING SlRUCTURE 432 SPACES (STANDARD~286 9'X20', COMPACT=146 9'X17')
SURFACE PARKING 43 SPACES (STANDARD~13 9'X18', COMPACT=30 8'X16'}
TOTAL PROVIDED 475SPACES (SURPLUS 16 SPACES)
(TOTAL INCLUDES 4 ELECTRIC VEHICLE SPACES WITH CHARGING STATIONS)
LEGEND
PROJECT BOUNDARY
EXISTING PROPERTY LINE
---JURISDICTIONAL DELINEATION LIMITS
(RIPARIAN EDGE)
PER DUDEK FIELD SURVEY MAY 2016
TOP OF CREEK BANK PER DUDEK FIELD
SURVEY AUGUST, 2012
50' BIOLOGICAL BUFFER LIMITS
50' PLANNING BUFFER LIMITS
PEDESIBIAN/ADA PATH OF TRAVEL
COASTAL ZONE BOUNDARY
COASTAL COMMISSION PERMIT JURISDICTION
COASTAL COMMISSION APPEAL JURISDICTION
•'.IJ SURFACE PARKING SPACE
!_c! ELECTRICAL VEHICLE PARKING/CHARGING
~ ENHANCED PAVING AT ENTRY DRIVE rn PER'10US SURFACE GRASSCRETE
'o0 o 0 o D.G. ALL WEAmER ACCESS •,...01'"101'"1
1c
7
CITY OF OCEANSIOE
SPECIAL COMMERCIAL HIGHWAY ORIENTED DISTRICT (CS-HO) PER 1992 ZONING ORDINANCE
GENERAL COMMERCIAL (C-2) PER 1986 ZONING ORDINANCE
CITY OF CARLSBAD
GENERAL COMMERCIAL (C-2) AND OPEN SPACE (as)
BUILDING SUMMARY
USE:
HOTEL BUILDING 1 (H1 )'
HOTEL BUILDING 2 (HZ)
HOTEL BUILDING 3 (H3)
PARKING STRUCTURE (P1)
TOTAL BUILDING AREA
BUILDING AREA NO. OF GUEST
{SQUARE FOOTAGE) LEl'EL(S) ROOMS
167,160 SF 6 179
73,285 SF 5 135
82,570 SF 4 112
136,400 SF 4 N/A
459,415 SF 426
FAR(FLOORAREARATIO):" BUILDING AREA = 323,015 SF = 0_77 NET SITE AREA = 419.918 SF
"-INCLUDES RESTAURANT WITH 3,500 SF OF SEATING AREA.
** BASED ON PROJECT SITE NET AREA AND EXCLUDES PARKING STRUCTURE
BUILDING AREA.
LEGAL DESCRIPTION
IN THE CITIES OF CARLSBAD ANO OCEANSIDE, COUNTY OF SAN DIEGO, STATE OF CALIFORNIA,
BEING A PORTION OF THE NORTH HALF OF SECTION 31,TOWNSHIP 11 SOUTH, RANGE 4
WEST, SAN BERNARDINO MERIDIAN, IN THE CITY OF OCEANSIDE, ACCORDING TO OFFICIAL
PLAT THEREOF, TOGETHER WITH PARCEL 2 OF PARCEL MAP NO. 15975, IN THE CITY OF
CARLSBAD, FILED IN THE OFFICE OF THE COUNTY RECORDER OF SAN DIEGO, FEBRUARY 2,
1990 AS INSTRUMENT N0.90-062247 OF OFFICIAL RECORDS.
ACREAGE SUMMARY
GROSS ACREAGE -12.51 AC NET ACREAGE'" -9.89 AC
AREA \\1THIN AREA ()JTSIOE
CITY OF OCEANSIDE: COASTAL ZctlE COASTAL ZONE TOTAL
DEVELOPABLE AREA*
100' WETLAND BUFFER
BUENA VISTA CREEK**
SUBTOTAL
CITY OF CARLSBAD:
DEVELOPABLE AREA*
100' WETLAND BUFFER
BUENA VISTA CREEK**
SUBTOTAL
PROJECT TOTAL:
5.25 AC
0.97 AC
0.10 AC
6.32 AC
0.11 AC
1.08 AC
1.47 AC
2.66 AC
8.98AC
* DEVELOPABLE AREA IS DEFINED AS THE SITE AREA
OUTSIDE OF PROPOSED 100' WETLAND BUFFER.
** NET ACREAGE IS DEFINED BY THE DEVELOPED AREA AND
WETLAND BUFFER EXCLUDING BUENA VISTA CREEK.
1.45 AC
1.03 AC
1.04 AC
3.52 AC
N/A
N/A
0.01
0.01
3.53AC
6.70 AC
2.00 AC
1.14 AC
9.84 AC
0.11 AC
1.08 AC
1.48 AC
2.67 AC
12.51 AC
OPEN SPACE & DEVELOPMENT AREA SUMMARY
LAND USE AC. %0FSITE
OPEN SPACE'
BUENA VISTA CREEK'° 2.62 21%
100' WETLAND BUFFER AREA 150' BIOLOGICAL & 50' PLANNING BUFFERS)
GRADING/AMENDED SOIL & NATIVE REVEGETATION4 2.47 20%
FIRE SAFETY /CREEK MAINTENANCE ACCESS ROAD 0.48 4%
(PER~OUS GRASSCRETE)
BRIDGE 0.11 1%
DEVELOPMENT HARDSCAPE ENCROACHMENTS 0.02 1%
SUBTOTAL 100' WETLAND BUFFER AREA 3.08 26%
DEVELOPMENT AREA'
ADJACENT WETLAND BUFFER AREA !BEYOND 100' BUFFER LIMITS)
NATIVE LANOSCAPE/REVEGATION 0.18 1%
FIRE SAFETY /CREEK MAINTENANCE ACCESS ROAD 0.17 1%
(PERVIOUS GRASSCRETE)
WATER QUALITY TREATMENT AREAS O.D9 1%
SUBTOTAL 100' WETLAND BUFFER AREA 0.44 3%
(BEYOND 100;
LANDSCAPE AREAS
NATIVE LANDSCAPE 0.90 7%
WATER QUALITY TREATMENT AREAS 0.17 1%
SUBTOTAL LANDSCAPE AREAS 1.07 8%
BUILDING COVERAGE
HOTEL BUILDING 1 (HI) 0.99 8%
HOTEL BUILDING 1 (HI) 0.33 2%
HOTEL BUILDING 1 (HI) 0.49 4%
PARKING STRUCTURE (P1) 0.76 6%
SUBTOTAL BU/LO/NG COVERAGE 2.57 20%
HARDSCAPE'
ACCESS DRIVES & SURFACE PARKING (IMPERVIOUS) 1.95 16%
WALKWAYS (IMPER~OUS) 0.37 3%
POOL DECKS/AMENITIES (IMPERVIOUS) 0.41 3%
SUBTOTAL HARDSCAPE 2.73 22%
TOT AL PROJECT AREA 12.51 100%
1 OPfN SPACE IS DEFINED AS AR£A fllm/N BUENA VISTA CREEK AND rn£ 100' lt£7U.ND 8UFITR.
'BUENA WSTA CREEK IS DEFINED AS CREEK AREA SOOTH OF JUR/SD/GrlONAJ. DELJNEArlON LJWT (RIPARiAN EDGE).
J INCWOCS 0.17 ACRES OF CRITK UND£Rl/£ATI-I CANT/lLVfFI £JR/DC£ CROSSING.
4 /NCf_LJOCS o.a005 ACRES OF CREEK BANK AREA LJH()fRNEATl-f CANTil.£\,ffi BRIDGE CROSSING.
a DEvfl..OPl./£1,T AREA IS D£RNE[) AS AR£A B£YOND 8U£1/A vlSTA CR££X AND TH£ 100' M:n.AND EJ/JrrrR.
6 EXCLUDES a.17 ACRES OF BR/00£ HAROSCAP£ AT CAWT/l£'1£R CfroSS/NG OF BUENA VISTA CRHK.
0 2
i
"' V) s;
~ "' - - - -APPROXIMATE LIMITS OF SOILS AMENDMENT ',YEARJ-CARLSBAD BUENA VISTA CREEK CHANNEL e.
rN~Q~V~E~M~B~E~R~2~0~20~----------------....:=:::;====;:::=====;:::===:;....:::s~~~~~~~~~~~~~~~~==~M~Al~NT~E~NA~N~CE~P~R~O~GR~A~M~L~IM~IT!S~~2 '.,_ __ ...,. ________________________________ j" I" 'a1
OWNER/PREPARED FOR: PREPARED BY: SHEET ~ i-::;:..;::.:..:...----1 ~ 7 10/2020 ADDR£SS CARLSBAD (3RD) COMM£NTS
DRAWN BY: JAM 2.2% 2%
---------= --AC_/_AB-/---.-.-\-:----''-----\6" CURB
PAVEMENT GUTTER (We3')
PAVEMENT AND/OR
GRASSCRETE PAYERS
r!' CURB
6" CURB
5 6/2018 ADDRESS OCEANSIDE (5TH) COMMENTS JENNA DEVELOPMENT HUNSAKER & ASSOCIATES C
4 6/2016 ADDRESS OCEANSIDE 4TH & CARLSBAD COMMENTS 1ST I R V N E , N C 5 ~
3 10/2014 REVIS[D PER 3RD SCR£[N CH[CK COMMENTS D£S/GNED BY: -~
6 B/2020 ADDRESS CARLSBAD (2ND) COMMENTS
SECTION E-E
NTS
SECTION F-F
NTS
2 11/2013 REVISED PER 2ND SCR[£N CH£CK COMMENTS PLANNING ■ ENGINEERING ■ SURVEYING ,
SECTION H-H 7 12/2D11 REVISED PER 1ST SCR£EN CHECK COMM£NTS Three Hughes • l,vine, CA 92618 • PH: (949) 583-1010 • FX: (949) 583-0759 0
._ ____________________________________________________________ N_,, _______ .... .:.Na;O;;. ..... .::Da,A,.T£,_. ________ --'R~£_.v .. Is~l.::O.:.:N.:S ___________ i...:;A::,P.:.P::,R:;.O,:.V£~D;;..i_c;,;H.;;£;.;C;;.K;,;;£;,;;D...;;B.:.Y·;..· ---'..;T;;.F"'/.;V,;:S_..L, ____________ ..L, _____ .,....~:":":"=-:-:::-:--,,:-:---==:-:-:-,,...---=.,....==~.,.....,.,.....,....,....,..,..,=,,,,.=-:-,..,,.,.....,.....,....,,...,....------,,----------...J-,---,,---...J"
PLOTTED BY: Alex Martinez DATE: Nov. 04, 2020 09:00:07 AM FILE: F:\0580\Planning\OA_Project\Development Plons\SHT-C5_ Technical Site Plan.dwg
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F SLOPE ANALYSIS MAPD10-00010
J j/ Jij
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19.6
X (20.2)
X(21.7) X(21.4) X(20.7)
= 1--
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20.6
V
--
X(18.3)
X(19.6) X(19.6) _ X(19.4)
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20.
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(17.8) x-
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(19.7)
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(22.5) <-
(22.5)
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X (20.6)
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(7.7)
X
/
(24.6)
(23.4)
X
'-'
/
20
X
25.5
X(20.6)
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(30.5)
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' ~
INCHES
X (1
VICINITY MAP
VISTA WAY c./'~-'--=--~----
lti ~ "' HIGHWAY 78 K
_,-JW.£1l'L..\11~
t
N. T.S.
SLOPE ANALYSIS LEGEND:
SLOPE CATEGORY = LESS THAN 20% = 20% -40% (LESS THAN 25' HEIGHT DIFFERENCE)
LJ GREAITR THAN 40%
(LESS THAN 25" HEIGHT DIFFERENCE)
-GREAITR THAN 20%
(WITH so· HEIGHT DIFFERENCE)
-20% -40% (WITH MIN. 25' HEIGHT DIFFERENCE)
-GREAITR THAN 40%
(WITH MIN. 25' HEIGHT DIFFERENCE)
PROJECT TOTAL:
LEGEND:
PARCEL BOUNDARY
CITY BOUNDARY
PROPERTY LINE
AREA
11.31 ACRES
0.82 ACRES
0.38 ACRES
0.00 ACRES
0.00 ACRES
0.00 ACRES
12.51 ACRES
-L _J,_ -
--,--,----
---15-
COASTAL ZONE BOUNDARY
PROPOSED GRADING DAYLIGHT LINE
TOP OF PROPOSED SLOPE
PROPOSED CONTOUR
TOE OF PROPOSED SLOPE
~(/5)--EXISTING CONTOUR
MARRON ROAD
PERCENT
90.4%
6.5%
3.1%
0.0%
0.0%
0.0%
100%
JURISDICTIONAL DELINEATION LIMITS (RIPARIAN EDGE)
PER DUDEK FIELD SURVEY MAY 2016
TOP OF CREEK BANK LIMITS PER DUDEK FIELD SURVEY AUG 2012
50" PLANNING BUFFER LIMITS
so· BIOLOGICAL BUFFER LIMITS
APPROXIMATE LIMITS OF SOILS AMENDMENT i
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ADDRESS CARLSBAD {2ND) COMMENTS I' 6 B/2020
5 6/2018
4 6/2016
3 10/2014
2 11/2013
DRAWN BY: JAM
ADDRESS OCEANSIDE (5TH) COMMENTS JENNA DEVELOPMENT C 6 -
ADDRESS OCEANSIDE 4TH & CARLSBAD COMMENTS 1 ST R V N E , N C -~
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HUNSAKER & ASSOCIATES
NOVEMBER 2020 1 12/2011
NO. DATE
REVISED PER lND SCREEN CHECK COMMENTS Three Hughes , Irvine, CA 92618 • PH: (949) 583-1010 • FX: (949) 583-0759 0 R[VIS[D PER 1 ST SCR[[N CH[CK COMM[NTS ei l---------------------------------------------------------~~~~~~~'..[E£:I::§illI========ERr[lv:11s~1'.QoE,Ns[:====------...l..:Ai(P:fP:flR:QO,l:'.V£[JD2.J..!C;!:H~ric!Kr~D~B!_!Y::._, _L.,;T~Ft,/,!'.v;:_s_.1. ___________ .J. _______ Pi"oi'i"rn"a-7:"":::;;;;-;;i;;'rt;;;;;-;-□,:;rr'.""N'.;'.""a,i'.'.";;;i'z'o""m~i'.;s"'P:;;'"Fii"E:7:\ii'.58Ci\P;;;;;;;";;9\i:i;;::y';::;j;ct\ii';;;i;;,:;;;;t"P;;;;;~3HT'""ct'.si;;'re'"7n;;iy;;~ PLOTTED BY: Alex Martinez DATE: Nov. 04. 2020 09:01 :55 AM FILE: F:\0580\Plonning\OA.._Project\Development Plans\SHT-C6_Slope-Analysis.dwg
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432 PARKING STALLS
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THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F
SCALE: 1"=50'
FIRE MASTER PLAN
D10-00010
432 PARKING STALLS
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THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
1860 OBISPO AVENUE, SUITE F
SCALE: 1"=60'
TRASH & VACUUM TRUCK
D10-00010
GARBAGE TRUCK
TURNING / PATH OF TRAVEL
DETAIL
VACUUM TRUCK
TURNING / PATH OF TRAVEL
DETAIL AUTO TURN EXHIBIT
SCALE: 1"=20'
SCALE: 1"=20'SCALE: 1"=20'
SCALE: 1"=20'
CARLSBAD OWNEROPTION 1STAGING AREA
8' X 23'
OPTION 4STAGING AREA
TEMP SCREENFENCE
TEMP SCREENFENCE
TEMP SCREENFENCE
8' X 23'
8' X 23'
8' X 23'
OPTION 3STAGING AREA
OWNERCARLSBADCITY OF
8' X 23'
CITY OF
CARLSBAD OWNEROPTION 2STAGING AREA
CITY OF CONTINUE UPSTREAMTO SOUTH VISTA WAYOVERCROSSINGMAINTENANCE AREAS
8' X 23'
8' X 23'
OWNERCARLSBADCITY OF
8' X 23'
THE INNS AT BUENA VISTA CREEK
BUENA VISTA CREEK
P10-00006
SECTION 1-1
N.T.S.
JEFFERSON STREET
SECTION 3-3
N.T.S.
RING ROAD
MAINTENANCE STAGING PLAN
SCALE: 1"=50'
Signal Hill, CA 907551860 OBISPO AVENUE, SUITE F
Signature Date
Print Name
10/24/2014
SECTION 2-2
JEFFERSON STREET
N.T.S.
40 YARD DUMPSTER
THE INNS AT BUENA VISTA CREEK
Suite F
Signal Hill, CA 90755
JENNA DEVELOPMENT
1860 OBISPO AVENUE BUENA VISTA CREEKPRELIMINARY
BRIDGE PLAND10-00010
ARC 'HM'HOWARD MCMINN MANZANITAARCTOSTAPHYLOS 'HOWARDMCMINN'ARC 'BB'BABY BEARMANZANITAARCHTOSTAPHYLOS 'BABY BEAR''ARC G.C.DEL MAR MANZANITAARCTOSTAPHYLOS GLANULOSACRASSIFOLIACEO 'A.B.'WILD LILACCEONOTHUS 'ANCHOR BAY'CAR CALCALIFORNIA BUSH ANEMONECARPENTERIA CALIFNORNICACAL CALBAJA FAIRYDUSTERCALLIANDRA CALIFORNICAPLA RACCALIFORNIA SYCAMOREPLATANUS RACEMOSAQUE AGRCOAST LIVE OAKQUERCUS AGRIFOLIAQUE ENGISLAND OAKQUERCUS TOMENTELLACHIL MONMONHEWS DESERT WILLOWCHILOPSIS 'MONHEWS'BAC CENDWARF COYOTE BUSHBACCHARIS CENTENNIALARC SUNSUNSET MANZANITAARCTOSTAPHYLOS 'SUNSET'CUP MACVARIEGATED MONTEREYCYPRESSCUPRESSUS MACROCARPA 'GOLD'ARC 'DH'DR. HURD MANZANITAARCTOSTAPHYLOS DR.HURDACE MACBIGLEAF MAPLEACER MACROPHYLLUMARB MENMADRONEARBUTUS MENZIESIISYMBOLBOTANICAL NAMECOMMON NAMESIZEQUANTITY-----------------FRA VELVELVET ASHFRAXINUS VELUTINALYO FLOCATALINA IRONWOODLYONOTHAMNUS FLORIBUNDUSPAR CERDESERT MUSEUM PALO VERDEPARKINSONIA CERCIDIUM'DESERT MUSEUM'POP FREFREMONT COTTONWOODPOPULUS FREMONTIIPRO CHITHORNLESS MESQUITEPROSOPIS CHILENSISPRU LYOCATALINA CHERRYPRUNUS LYONIISAL GOOGOODING'S BLACK WILLOWSALIX GOODINGIISEQ SEMREDWOODSEQUOIA SEMPERVIRENSUMB CALBAY LAURELUMBELLARIA CALIFORNICA--------------ARC 'AG'AUSTIN GRIFFITHMANZANITAARCHTOSTAPHYLOS 'AUSTINGRIFFITH'-CEO ARBWILD LILACCEONOTHUS ARBOREOUSCEO CONWILD LILACCEONOTHUS 'CONCHA'CEO 'F.B.'WILD LILACCEONOTHUS 'FROSTY BLUE'CEO 'J.P.'WILD LILACCEONOTHUS 'JULIA PHELPS'CEO 'R.H.'WILD LILACCEONOTHUS 'RAY HARTMAN'CEO 'R.B.'WILD LILACCEONOTHUS 'REMOTE BLUE'CEO SKYWILD LILACCEONOTHUS 'SKYLARK'CEO 'S.F.'WILD LILACCEONOTHUS 'SNOW FLURRY'CEO SNOWILD LILACCEONOTHUS 'SNOWBALL'CEO 'W.C.'WILD LILACCEONOTHUS 'WHEELER CANYON'CER ALNISLAND MOUNTAIN MAHOGANYCERCOCARPUS ALNIFOLIUSCOM DIVSUMMER HOLLYCOMAROSTAPHYLIS DIVERSIFOLIADEN HARISLAND MOUNTAIN MAHOGANYDENDROMECON HARFORDIIENC ACTMOUNTAIN BUSH SUNFLOWERENCELIA ACTONIERI ARBSANTA CRUZ ISLANDBUCKWHEATERIOGONUM ARBORESCENSERI GIGSAINT CATHERINE'S LACEERIOGONUM GIGANTEUMFAL PARAPACHE PLUMEFALLUGIA PARADOXAFRE 'E.D.G'FLANNEL BUSHFREMONTODENDRON 'EL DORADOGOLD'FRE 'P.S.'FLANNEL BUSHFREMONTODENDRON 'PACIFICSUNSET'HET ARBTOYONHETEROMELES ARBUTIFOLIAMAH PINSHINYLEAF MAHONIAMAHONIA PINNATARHA CALEVE CASE COFFEEBERRYRHAMNUS CALIFORNICA 'EVECASE'RHA 'M.S.B.'DWARF COFFEEBERRYRHAMNUS MOUNT SAN BRUNORHU INTLEMONADEBERRYRHUS INTEGRIFOLIARHU TRISQUAW BUSHRHUS TRILOBATARIB AURGOLD CURRANTRIBES AUREUM VAR. GRACILIMUMRIB INDWHITE FLOWERING CURRANTRIBES INDECORUMRIB SANPINK FLOWERING CURRANTRIBES SANGUINEUM GLUTINOSUMSAL 'P.B.'CLEVELAND SAGESALVIA POZO BLUESAL 'W.F.'CLEVELAND SAGESALVIA 'WINNIFRED GILMAN'SIM CHIJOJOBASIMMONDSIA CHINENSISSPH AMBAPRICOT MALLOWSPHAERALCEA AMBIGUAVIG LACSAN DIEGO MARGUERITEVIGUIERA LACINIATAXYL BICMISSION MANZANITAXYLOCOCCUS BICOLOR----------------------------TREES, SUCH AS;SHRUBS, SUCH AS;-ALN RHOWHITE ALDERALNUS RHOMBIFOLIAPLA RACCALIFORNIA SYCAMOREPLATANUS RACEMOSASAL EXISANDBAR WILLOWSALIX EXIGUA---POP FREFREMONT COTTONWOODPOPULUS FREMONTIIQUE AGRCOAST LIVE OAKQUERCUS AGRIFOLIA-ALN RHOWHITE ALDERALNUS RHOMBIFOLIA-TREES (BIOLOGICAL BUFFER), SUCH AS;CAS LEPGOLD MEDALLION TREECASSIA LEPTOPHYLLACER OCCWESTERN REDBUDCERCIS OCCIDENTALIS--JEFFERSON STREETSCAPE TREES SUCH AS;RHA INDINDIAN HAWTHORNRHAPHIOLEPIS INDICA 'MAJESTICBEAUTY'-RHU LANAFRICAN SUMACRHUS LANCEA-PLA MEXALAMO SYCAMOREPLATANUS MEXICANA 'ALAMO'--------------------------------------------90% @ 1GAL, 10% @ 5 GALSAL GOOGOODING'S BLACK WILLOWSALIX GOODINGII-SAL LASARROYO WILLOWSALIX LASIOLEPIS-SAL NIGBLACK WILLOWSALIX NIGRA-ART CALCALIFORNIA SAGEBRUSHARTEMISIA CALIFORNICA--ENC CALCOASTAL SUNFLOWERENCELIA CALIFORNICA--ERI FASFLAT TOPPED BUCKWHEATERIOGONUM FASCICULATUM--ERI CONGOLDEN YARROWERIPHYLLUM CONFERTIFLORUM--ESC CALCALIFORNIA POPPYESCHSCHOLZIA CALIFORNICA--ISO MENCOAST GOLDENBUSHISOCOMA MENZIESII--LOT SCODEERWEEDLOTUS SCOPARIUS--LUP SUCARROYO LUPINELUPINUS SUCCULENTUS--NAS PULPURPLE NEEDLEGRASSNASSELLA PULCHRA--SAL MELBLACK SAGESALVIA MELLIFERA--SIS BELBLUE EYED GRASSSISYRINCHIUM BELLUM---OLE EURSWAN HILL OLIVE TREEOLEA EUROPAEA 'SWAN HILL'IVA HAYSAN DIEGO MARSH ELDERIVA HAYESIANASAL MELPROSTRATE BLACK SAGESALVIA MELLIFERA REPENSARC 'J.D.'BAC P.P.DWARF COYOTE BUSHBACCHARIS 'PIGEON POINT'ARC HARGROUNDCOVER MANZANITAARCTOSTAPHYLOS'HARMONY'ARC CRUGROUNDCOVER MANZANITAARCTOSTAPHYLOS CRUZENSISARC G.C.ARCTOSTAPHYLOS 'PACIFIC MIST'GROUNDCOVERS, SUCH AS;---------------CEO H.D.GROUNDCOVER WILD LILACCEONOTHUS 'HEART'S DESIRECEO J.C.GROUNDCOER WILD LILACCEONOTHUS 'JOYCE COULTER'FRA CALWOODLAND STRAWBERRYFRAGARIA CALIFORNICALON SUBSAN DIEGO HONEYSUCKLELONICERA SUBSPICATARHA 'L.S.'DWARF COFFEEBERRYRHAMNUS 'LITTLE SUR'RIB VIBCATALINA PERFUME CURRANTRIBES VIBURNIFOLIUMBID LAEBUR MARIGOLDBIDENS LAEVISEPI CANCALIFORNIA FUCHSIAEPILOBIUM CANUMGROUNDCOVER MANZANITAARCTOSTAPHYLOS 'JOHNDOURLEY'GROUNDCOVER MANZANITA-ERI BOUSEASIDE DAISYERIGERON 'BOUNTIFUL'-ERI G.B.RED BUCKWHEATERIOGONUM GRANDERUBESCENS-HEU HYBCORAL BELLSHEUCHERA HYBRIDS-IRI DOUPACIFIC COAST IRISIRIS DOUGLASIANA-MIM AURMONKEYFLOWERMIMULUS AURANTIACUS-MIM CARSCARLET MONKEYFLOWERMIMULUS CARDINALIS-MIM GUTGOLDEN MONKEYFLOWERMIMULUS GUTTATAS-MON VILCOYOTE MINTMONARDELLA VILLOSA-PEN CENSCARLET BUGLERPENSTEMONCENTRANTHIFOLIUS-PEN 'M.P.'FOOTHILL PENSTEMONPENSTEMON 'MARGARITA BOP'-PLU ODOSALT MARSH FLEABANEPLUCHEA ODERATA-AGA PARPARRY'S AGAVEAGAVE PARRYI-AGA SHACOASTAL AGAVEAGAVE SHAWII-HES WHIOUR LORD'S CANDLEHESPEROYUCCA WHIPPLEI-JUN EFFCOMMON RUSHJUNCUS EFFUSUS-JUN TEXBASKET RUSHJUNCUS TEXTILIS-LEY 'C.P.'BLUE WILD RYELEYMUS 'CANYON PRINCE'-LEY CONGIANT WILD RYELEYMUS CONDENSATUSMUH RIGDEER GRASSMUHLENBERGIA RIGENSNOL PARPARRY'S NOLINANOLINA PARRYI--MONOCOTS, SUCH AS;-ACH MILYARROWACHILLEA MILLEFOLIUM-ADE FASPROSTRATE CHAMISEADENOSTOMA FASCICULATUM'NICOLAS--AGA SHACOASTAL AGAVEAGAVE SHAWII-ARI PURPURPLE THREE-AWNARISTIDA PURPUREA-BAC PILDWARF COYOTE BUSHBACCHARIS PILULARIS 'PIGEONPOINT'-CAL OCCSPICE BUSHCALYCANTHUS OCCIDENTALIS-SAL CLECLEVELAND SAGESALVIA CLEVELANDII---VEGETATED SWALES/BIORETENTION AREAS, SUCH AS;-CAR PANCALIFORNIA MEADOW SEDGECAREX PANSACAR PRACALIFORNIA FIELD SEDGECAREX PRAEGRACILISCEO ANCANCHOR BAY CEANOTHUSCEANOTHUS 'ANCHOR BAY'EPI CALCALIFORNIA FUSCHIAEPILOBIUM CALIFORNICUMERI GRARED BUCKWHEATERIOGONUM GRANDE VAR.RUBESCENSIRI DOUDOUGLAS IRISIRIS DOUGLASIANALEY 'C.P.'BLUE WILD RYELEYMUS 'CANYON PRINCE'--EXISTING NATIVE OR NATURALIZED VEGETATIONEUC SP.EUCALYPTUSEUCALYPTUS SPECIES2SYMBOLBOTANICAL NAMECOMMON NAMESIZEQUANTITYEXISTING VEGETATION (TO BE REMOVED)-CAL MACMORNING GLORYCALYSTEGIA MACROSTEGIA'ANACAPA PINK'-VIT ROGROGER'S CALIFORNIA GRAPEVITIS 'ROGER'S RED'VINES, SUCH AS;AGR PALBENT GRASSAGROSTIS PALLENSCAR PRACALIFORNIA FIELD SEDGECAREX PRAEGRACILIS--GRASSCRETE GRASS, SUCH AS;SYMBOLBOTANICAL NAMECOMMON NAMESIZEQUANTITYPERENNIALS, SUCH AS;---------------------------------------------------90% @ 1GAL, 10% @ 5 GAL90% @ 1GAL, 10% @ 5 GAL90% @ 1GAL, 10% @ 5 GAL50% @ 1GAL, 50% @ 5 GAL90% @ 1GAL, 10% @ 5 GALAQU FORCOLUMBINEAQUILEGIA FORMOSA--BAI MULDESERT MARIGOLDBAILEYA MULTIRADIATA--CONCEPTUAL PLANT LIST1. FINAL LANDSCAPE PLANS SHALL ACCURATELY SHOW PLACEMENT OF TREES, SHRUBS, AND GROUNDCOVERS.2. LANDSCAPE ARCHITECT SHALL VERIFY UTILITY, SEWER, STORM DRAIN EASEMENT AND PLACE PLANTING LOCATIONS ACCORDINGLY TO MEET CITY OF OCEANSIDEREQUIREMENTS.3. ALL REQUIRED LANDSCAPE AREAS (INCLUDING PUBLIC RIGHTS-OF-WAY AND SLOPE PARALLEL TO JEFFERSON STREET) SHALL BE MAINTAINED BY THE PROJECTASSOCIATION MANAGEMENT IN PERPETUITY. THE LANDSCAPE SHALL BE MAINTAINED PER CITY OF OCEANSIDE REQUIREMENTS.4. AN AUTOMATIC IRRIGATION SYSTEM SHALL BE INSTALLED TO PROVIDE COVERAGE FOR ALL PLANTING AREAS SHOWN ON THE PLAN. LOW VOLUME EQUIPMENTSHALL PROVIDE SUFFICIENT WATER FOR PLANT GROWTH WITH A MINIMUM WATER LOSS DUE TO WATER RUN-OFF. IRRIGATION SYSTEMS SHALL USE HIGH QUALITY,AUTOMATIC CONTROL VALVES, CONTROLLERS AND OTHER NECESSARY IRRIGATION EQUIPMENT. ALL COMPONENTS SHALL BE OF NON-CORROSIVE MATERIAL. ALLDRIP SYSTEMS SHALL BE ADEQUATELY FILTERED AND REGULATED PER THE MANUFACTURER'S RECOMMENDED DESIGN PARAMETERS. ALL IRRIGATIONIMPROVEMENTS SHALL FOLLOW THE CITY OF OCEANSIDE GUIDELINES AND WATER CONSERVATION ORDINANCE.5. A SEPARATE WATER METER FOR LANDSCAPE/IRRIGATION PURPOSES SHALL BE PROVIDED.6. THE SELECTION OF PLANT MATERIAL IS BASED ON CULTURAL, AESTHETIC, AND MAINTENANCE CONSIDERATIONS. ALL PLANTING AREAS SHALL BE PREPAREDWITH APPROPRIATE SOIL AMMENDMENTS, FERTALIZERS, AND APPROPRIATE SUPPLEMENTS BASED UPON A SOILS REPORT FROM AN AGRICULTURAL SUITABILITYSOIL SAMPLE TAKEN FROM THE SITE. GROUND COVERS OR BARK MULCH SHALL FILL IN BETWEEN THE SHRUBS TO SHIELD THE SOIL FROM THE SUN,EVAPOTRANSPORATION AND RUN-OFF. ALL THE FLOWER AND SHRUB BEDS SHALL BE MULCHED TO A 3" DEPTH TO HELP CONSERVE WATER, LOWER THE SOILTEMPERATURE AND REDUCE WEED GROWTH. THE SHRUBS SHALL BE ALLOWED TO GROW IN THEIR NATURAL FORMS. ALL LANDSCAPE IMPROVEMENTS SHALLFOLLOW THE CITY OF OCEANSIDE GUIDELINES.7. TREE ROOT BARRIERS SHALL BE INSTALLED WHERE TREES ARE PLACED WITHIN 10 FEET OF PUBLIC IMPROVEMENTS INCLUDING WALKS, CURBS, OR STREETPAVEMENTS OR WHERE NEW PUBLIC IMPROVEMENTS ARE PLACED ADJACENT TO EXISTING TREES. THE ROOT BARRIERS WILL NOT WRAP AROUND THE ROOT BALL.8. IRRIGATION SHALL BE INSTALLED PARALLEL TO JEFFERSON STREET WITHIN THE PUBLIC-RIGHTS-OF-WAY AND THE OFF-SITE SLOPE AREA.9. IRRIGATION SHALL BE INSTALLED AT GREEN SCREEN PLANTERS FOR MULTI-STORY VINE PLANTINGS.10. FUTURE LANDSCAPE CONSTRUCTION DRAWINGS SHALL MATCH AND COMPLY WITH THE APPROVED STORM WATER MANAGEMENT PLAN (SWMP).11. THE FUTURE LANDSCAPE CONSTRUCTION DRAWING TITLE SHEET SHALL SHOW AN OFFICIAL SIGNATURE BLOCK LINE FOR THE CITY OF CARLSBAD TO APPROVETHE SUPPLEMENTAL LANDSCAPE AND IRRIGATION IMPROVEMENTS PARALLEL TO JEFFERSON STREET SOUTH OF THE MAIN ENTRANCE.12. PLANTING SHALL BE A MIX OF 10% 5GAL PLANTS AND 90% 1GAL PLANTS IN ALL PLANTING AREAS. ALL FOUNDATION PLANTS AROUND THE BUILDINGS ANDPARKING STRUCTURE SHALL BE MINIMUM 5 GAL.13. AGAVE PARRYI AND AGAVE SHAWII SHALL BE PLANTED AWAY FROM PEDESTRIAN AREAS.14. LANDSCAPE IMPROVEMENT PLAN SET AND INSTALLATION ARE REQUIRED TO IMPLEMENT APPROVED FIRE DEPARTMENT REGULATIONS, CODES, AND STANDARDSAT THE TIME OF PROJECT APPROVAL.15. TREES PROPOSED IN THE BIOLOGICAL BUFFER AREA SHALL BE REVIEWED BY THE BIOLOGIST OF RECORD AND THE PERMITTING AGENCIES PRIOR TO THE FINALAPPROVAL OF THE LANDSCAPE WORKING DRAWINGS.16. JEFFERSON STREET PLANTING SHALL ABIDE TO SDG&E APPROVED TREE LIST, CITY OF OCEANSIDE PLANT LIST AND CITY OF CARLSBAD PLANT LIST WHEREREQUIRED. A WRITTEN APPROVAL FROM SDG&E, CAL TRANS, CITY OF CARLSBAD, AND CITY OF OCEANSIDE SHALL BE GIVEN TO THE CITY ENGINEER PRIOR TO FINALAPPROVAL OF THE FUTURE LANDSCAPE CONSTRUCTION DRAWINGS. FINAL TREE PLACEMENT SHALL ABIDE TO ALL STREET TREE SPACING REQUIREMENTS.17. PLANTING OF NATIVE GROUNDCOVER IN GRASSCRETE ACCEPTED PER MEETING WITH OCEANSIDE FIRE DEPARTMENT SUMMER 2013.TRASH ENCLOSURE NOTES1. TRASH ENCLOSURE LOCATION AND MATERIALSA. THE LOCATION PROVIDES UNOBSTRUCTED ACCESS FOR COLLECTION VEHICLES AND PERSONNEL AND MINIMUM CLEARANCE REQUIRED BY THECOLLECTION METHODS AND VEHICLES UTILIZED BY THE DESIGNATED COLLECTOR.B. VERTICAL CLEARANCE BACK FROM TRASH ENCLOSURES IS FREE OF OVERHEAD OBSTRUCTIONS AS REQUIRED BY THE COLLECTION METHODS ANDVEHICLES UTILIZED BY THE DESIGNATED COLLECTOR.2. TRASH ENCLOSURE ACCESSA. VEHICULAR PATH OF TRAVEL SHALL HAVE MINIMAL CONFLICT WITH ON-SITE VEHICLE AND PEDESTRIAN CIRCULATION PATTERNS.B. TRASH ENCLOSURE IS DESIGNED SO EACH BIN CAN BE REMOVED AND REPLACED WITHOUT HAVING TO TAKE OUT OTHER BINS, TO AVOID STACKING, AND TOMAXIMIZE ACCESS.3. TRASH ENCLOSURE DESIGNA. PLANTINGS BUFFER THE VISUAL IMPACT OF SCREEN WALLS.B. STORM WATER IS PREVENTED FROM RUNNING INTO THE ENCLOSURE.C. TRASH STORAGE AREAS IS PAVED WITH AN IMPERVIOUS CONCRETE SURFACE.D. ALL DUMPSTERS ARE PLACED ON CONCRETE PADS WITH APRONS LARGE ENOUGH TO ENCOMPASS THE BEARING POINTS OF THE SERVICE VEHICLE.E. WALLS ARE CONSTRUCTED FROM CONCRETE MASONRY UNITS. COLOR WILL MATCH NEARBY BUILDINGS AND SCREEN WALLS.F. A CONCRETE APRON SHALL EXTEND 3-FEET FROM BOTH SIDES OF THE ENCLOSURE PAD OPENING. THE ENCLOSURE BASE SHALL BE 8- INCHES THICK OVER6-INCHES DEPTH OF CLASS II BASE OR PER SOILS ENGINEER RECOMMENDATION AND APPROVED BY THE CITY ENGINEER. THE BUILDINGS SHALL PROVIDEEVIDENCE THAT THE CONSTRUCTION SPECS IS ENGINEERED TO WITHSTAND UP TO A 50,000 LB. TRUCK.G. TRASH ENCLOSURE SHALL HAVE OVERHEAD SCREENING TRELLIS.H. INSIDE TRASH ENCLOSURE NO WOODEN RAILS OR BOLLARDS ARE PERMITTED. AN 8" WIDE X 6" HIGH CONCRETE CURB (AT INSIDE PERIMETER OF WALLS)SHALL BE INSTALLED TO PREVENT BINS FROM TOUCHING THE BACK AND SIDE WALLS.TREE CLEARANCE NOTESI. 8 FEET (PREVIOUSLY 3 FEET) FROM TRANSFORMERS, CABLE, AND PULL BOXES.II. 5 FEET FROM MAILBOXES.III. 5 FEET FROM FIRE HYDRANTS (ALL SIDES).IV. 10 FEET FROM CENTERLINE (PREVIOUSLY 7 FEET) OF ALL UTILITY LINES (WITHOUT EASEMENTS) (SEWER, WATER, STORM DRAINS, DOUBLE CHECKDETECTORS, AIR RELIEF VALVES AND GAS).V. 10 FEET FROM EASEMENT BOUNDARIES (SEWER, WATER, STORM DRAINS, ACCESS OR OTHER UTILITIES).VI. 10 FEET FROM DRIVEWAYS (UNLESS A LINE OF SIGHT IS DETERMINED BY TRAFFIC DIVISION TO BE OTHERWISE).VII. 10 FEET FROM TRAFFIC AND DIRECTIONAL SIGNS.VIII. 15 FEET (MINIMUM) FROM STREETLIGHTS, OTHER UTILITY POLES, (DETERMINED BY SPECIFICATIONS).IX. STREET TREES SHALL BE PLANTED 3' FROM OUTSIDE RIGHT-OF-WAY IF THE RIGHT-OF-WAY DOES NOT ALLOW SPACES, SUBJECT TO THE CITY ENGINEER'SAPPROVAL.LINE OF SIGHT AT ARTERIALS, COLLECTOR AND LOCAL STREETS SHALL BE REVIEWED AND DETERMINED BY TRAFFIC ENGINEER. A MINIMUM OF TWENTY-FIVEFEET (25') FROM STREET INTERSECTION OR AS APPROVED BY THE TRAFFIC ENGINEER.XI. MINIMUM FIFTEEN FEET (15') STREETLIGHT AND STOP SIGN OR CLEARANCE DETERMINED BY SPECIFICATIONS.XII. SCREEN ALL UTILITIES ACCORDING TO SPECIFIC AGENCY REQUIREMENTS.EXISTING TOPOGRAPHYSTORM DRAINPIPESEWER MAINLINEWATER MAINLINEEASEMENT BOUNDARYPROPERTY LINELIMIT OF WORKLEGENDL1THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.com50' PLANNING BUFFER LIMITS50' BIOLOGICAL BUFFER LIMITSJURISDICTIONAL DELINEATION LIMITS (RIPARIAN EDGE)Landscape Concept PlansLegend and NotesD10-00010GENERAL NOTES
LIMITS OF GRADINGLIMITS OF WORKPOOLH1PARKINGSTRUCTUREPROPERTY L
INE
PROPERTY LINEPROPERTY LINELIMITS OF WORK
SIDEWALK, TYP.JACUZZIRETAINING WALL TYP.PARKING STRUCTURE ADJACENT TREE, SUCH AS:CUPRESSUS SEMPERVIRENS, POPULUS NIGRAHARDSCAPE AREAENHANCED PAVINGMAINTENANCE ACCESSROADRETAINING WALLTYP.DECORATIVE PAVING BANDS (TYP.)SELF CLOSING,SELF LATCHINGGATE, TYP.CABANAS, TYP.OUTDOOR FIRE PLACECHAISE LOUNGE TYP.FIRE PITWALL PILASTER TYP.PAVILIONREFER TO ARCH PLANS FOR VERTICAL GARDENLOCATION. SEE DETAIL FOR EXAMPLES.FL4WALL, TYP.MAINTENANCEAREAFLOW THROUGH PLANTERFLOW THROUGH PLANTERFLOW THROUGH PLANTERBIOFILTRATIONBMPWATER LINE, TYP.BIOFILTRATIONBMPSTORM DRAIN, TYP.50' PLANNING BUFFER LIMITSENHANCED PAVING BANDS (TYP.)EXISTING TREES TO BE REMOVED, SEE LEGENDBIOFILTRATIONBMPVEGETATED SWALEFLOWLINE, TYP.CARLSBAD BUENA VISTA CREEKCHANNEL MAINTENANCE PROGRAMLIMITSYEAR 1YEAR 2LIMITS OF GRADING
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L2MATCHLINE SEE SHEET L3604020100SCALE: 1"= 20'THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comMATCHLINE SEE SHEET L3Landscape Concept PlansSite Plan - WestD10-00010
LIMITS OF GRADINGLIMITS OF WORKH3LODGEH2PROPERTY LINEPROPERTY LINEPOOLSIDEWALK, TYP.NATURE THEMED INTERPRETIVE AREA.TRASH ENCLOSURE'GRASSCRETE' PAVING ATACCESS ROADBOULDERS TYP.50' PLANNING BUFFERLIMITSSHRUBS UNDER BRIDGE SUCH AS; KECKIELLACORDIFOLIA, RIBES VIBURNIFOLIUM"GRASSCRETE" PAVING ATACCESS ROADENHANCED PAVING BANDS(TYP.)TRASH ENCLOSURE,TYP.ENTRY SIGNYEAR 3YEAR 250' PLANNING BUFFERLIMITSLIMITS OF GRADINGLIMITS OF WORKSIDEWALK, TYP.WATER LINE, TYP.STORM DRAIN, TYP.BIOFILTRATIONBMPCAL TRANS ROW (TYP.)CL4BIOFILTRATIONBMPBIOFILTRATIONBMPBIOFILTRATIONBMPMAINTENANCE ACCESSROADCL4BIOFILTRATIONBMPCARLSBAD BUENA VISTA CREEKCHANNEL MAINTENANCE PROGRAMLIMITSSTORM DRAIN EASEMENT50' BIOLOGICAL BUFFERLIMITSSELF CLOSING,SELF LATCHING GATE, TYP.BL4WALL TYP.CL4REFER TO SHEET L6 FOR VEGETATIONADJACENT TO BRIDGE.START OF 100' WETLAND BUFFER LIMITS /JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGETRAIL, FIRE, AND MAINTENANCEACCESS ROADSEE SHEET L6 (WETLAND BUFFEREXHIBIT) FOR PLANTING ALONGEDGE OF WALLOPTIONAL SEWERLINE EASEMENTL3604020100SCALE: 1"= 20'MATCHLINE SEE SHEET L2
THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comNOTES:1. REFER TO SHEET L1 FOR LEGEND AND PLANTLIST.2. REFER TO SHEET L5 FOR DETAILS.3. REFER TO SHEET L6 (WETLAND BUFFEREXHIBIT) FOR ADDITIONAL VEGETATION ANDNOTES4. REFER TO SHEETS L7 AND L8 FOR SITESECTIONS.5. REFER TO CIVIL SHEETS C1 AND C2 FOREXISTING/PROPOSED EASEMENTS.Landscape Concept PlansSite Plan - EastD10-00010
LIMITS OF GRADINGLIMITS OF WORKBOULDERS TYP.SHRUBS UNDER BRIDGE SUCH AS; KECKIELLACORDIFOLIA, RIBES VIBURNIFOLIUMTRASH ENCLOSURE,TYP.EMAINTENANCE ACCESSROADCL4REFER TO SHEET L6 FOR VEGETATIONADJACENT TO BRIDGE.JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGESEE SHEET L6 (WETLAND BUFFEREXHIBIT) FOR PLANTING ALONGEDGE OF WALLL4604020100SCALE: 1"= 20'THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comLandscape Concept PlansSite Plan - Ring RoadD10-00010MATCHLINE THIS SHEETM
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MATCHLINE THIS SHEETNOTES:1. REFER TO SHEET L1 FOR LEGEND AND PLANT LIST.2. REFER TO SHEET L5 FOR DETAILS.3. REFER TO SHEET L6 (WETLAND BUFFER EXHIBIT) FORADDITIONAL VEGETATION AND NOTES4. REFER TO SHEETS L7 AND L8 FOR SITE SECTIONS.5. REFER TO CIVIL SHEETS C1 AND C2 FOREXISTING/PROPOSED EASEMENTS.6. REFER TO SECTION F-F ON SHEET C-3, CONCEPTUALGRADING PLAN.7. REFER TO SECTION H-H ON SHEET C-5, TECHNICAL SITEPLAN.
12431MINIMUM CLEAR OPENINGPER PLAN2TUBULAR STEEL FENCING3CONCRETE SLAB OR CONCRETEMOW CURB 4SLEEVED POST BASENOTES:-ALL CONNECTIONS TO BE CONTINUOUS SEAM WELDED-ALL FIELD WELDS TO BE COATED WITH ZINC-BASED PRIMER AND 2 COATS OFPAINT-FINISH WITH ONE COAT PRIMER, (2) COATS BLACK ENAMEL PAINT(ELECTRO-STATIC METHOD)-CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR GATES AND ALLCOMPONENTS TO BE APPROVED BY LANDSCAPE ARCHITECT-ACCESSIBLE GATE SHALL BE PROVIDED WITH THE REQUIRED INTERNATIONALSYMBOL OF ACCESSIBILITY. REFER TO CBC (TITLE 24) & ADA/ADAAG FOR TYPEAND MOUNTING REQUIREMENTS.-LANDING AND APPROACH SPACE MUST COMPLY WITH CBC (TITLE 24) ANDADA/ADAAG ACCESSIBILITY REQUIREMENTS.5ACCEPTABLE GATE HARDWARE5243106(2) CANE BOLTS WITH (4) HOLDERSWELDED TO GATES AS SHOWN677LATCHING & LOCKING GATES THAT ARE HAND-OPERATED ARE OPERABLE WITH THE SINGLE EFFORT(5 POUND PRESSURE)810" KICKPLATE-INSTALL ON PUSH SIDE89993" MAX. CLEARANCE TO BOTTOMOF KICKPLATEADECORATIVE STEEL BARRIER FENCESECTION1"=1'-0"THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comL511234VEHICULAR IRON SECURITY GATE -SOLID METAL GATES8" THICK CONCRETE APRON6' - 0" MIN. STONE VENEER, CMU SCREENWALLCTRASH ENCLOSURESECTIONNTS564" X 4" STEEL POST (FILLED WITHCONCRETE)6" BERM/CURB FOR DAMAGEPROTECTION6" HIGH RAISED WALKWAY234574' - 0" MIN WIDE ACCESS GATE - SOLIDMETAL GATE76NOTE:A SEPARATE PERMIT REQUIRED FORTRASH ENCLOSURES.ERETAINING WALL PLANT NOTESSECTIONNTSNOTE:1. REFER TO SHEET A1.1 FOR ARCHITECTURALNOTES AND ADDITIONAL SECTIONS.2. LOW VOLUME IRRIGATION SHALL BE PROVIDEDFOR WALL.DSTONE WALL & PILASTERSECTIONSCALE: 3/4" = 1'-0"92' PA WHEREAPPLICABLEAS REQ'D567818"1234568910WATERPROOFING FOR ALL BELOWGRADE SURFACES-APPLY'BITUTHENE PRIMER P-3000 MASTICOR APPROVED EQUIVALENTW/LAYER OF 'BITUTHENE 3000'MEMBRANE OR APPROVEDEQUIVALENT PER MFRS. SPECS.7GRANULAR BACKFILL AGAINST WALL(TYP. BELOW GRADE)EXPANSION JOINTBRICK VENEERRELIEF AREA FOR ARTWORK8" WIDE CMU'S - GROUT SOLID ALLCELLS - REINFORCING PER LATESTCITY OF OCEANSIDE STANDARDS.FINISH GRADE REFER TO CIVILENGINEERING DRAWINGSCONCRETE FOOTING W / REINFORCINGPER LATEST CITY OF OCEANSIDESTANDARDS95% MIN. COMPACTED SUBGRADE x12" DEEPCONCRETE PAVING104316' OR LESS10
11STONE PLANTING BOWL12VINES SUCH AS: CALYSTEGIA MACROSTEGIA 'ANACAPA PINK',VITIS 'ROGER'S RED'REFER TO SHEETS L2 AND L3 FOR SHRUBS ADJACENT TOWALL1213'8'91010612PLANTING, REFER TO PERENNIALS ONSHEET L11112AS REQ'D785NOTE:1. REFER TO SHEET L2 PLAN FOR PILASTERLOCATIONSSTONE WALLPILASTER3SEE PILASTERSECTION THIS DETAILFVERTICAL GARDEN EXAMPLESNTSVERTICAL GARDEN EXAMPLE1313DECORATIVE BOULDERS1/2"POOLDECKPOOLDECK2Landscape Concept PlansDetailsD10-000101014-FOOT WIDTH MINIMUM1111KNOX BOX PER FIRE DEPARTMENT STANDARDS - AT ALL GATESLEADING TO THE FIRE TRUCK AND MAINTENANCE ACCESS ROAD111212OPTICOM DEVICE (STROBE) PER FIRE DEPARTMENT STANDARDS -AT ALL GATES LEADING TO THE FIRE TRUCK AND MAINTENANCEACCESS ROAD1414IRRIGATION STUBOUT FOR DRIP100' WETLAND BIOLOGICAL BUFFER ATH3 (50' PLANNING BUFFER LIMIT).100' WETLAND BIOLOGICAL BUFFER ATH1 & H2 (50' PLANNING BUFFER LIMIT).232TUBULAR STEEL FENCING3CONCRETE SLAB OR CONCRETEMOW CURB 4SLEEVED POST BASE4NOTES:-ALL CONNECTIONS TO BE CONTINUOUS SEAM WELDED-ALL FIELD WELDS TO BE COATED WITH ZINC-BASED PRIMER AND 2 COATS OF PAINT-FINISH WITH ONE COAT PRIMER, (2) COATS BLACK ENAMEL PAINT (ELECTRO-STATIC METHOD)-CONTRACTOR TO PROVIDE SHOP DRAWINGS FOR GATES AND ALL COMPONENTS TO BE APPROVED BY LANDSCAPE ARCHITECT11TUBULAR STEEL POSTTRAIL, FIRE, AND MAINTENANCEACCESS ROAD
PROPERTY LINEStart of Wetland Buffer
(Riparian Edge)
MFS
SWS
dCSM
dCSS
CSS
CSS
ORN
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CSS-I
DH
CSS-B
MFS
DH
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CSS
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CSS-I
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FWM
MFS
OW
OW
MFS
CSM
CSM CSM
SWS
SWS
SWS
SWS
FWM
MFS CSM
FIGURE 1
Vegetation Communities with Proposed Wetland Buffer
SOURCE: Hunsaker & Associates 2016
0 10050FeetI
Project Boundary
2011 CDFW Riparian Edge
50' Biological Buffer
50' Planning Buffer
Vegetation Communities
Diegan Coastal Sage Scrub
disturbed Diegan Coastal Sage Scrub
Mulefat Scrub
Southern Willow Scrub
Southern Coastal Saltmarsh
disturbed Southern Coastal Salt Marsh
Freshwater Marsh
Open Water
Ornamental
Developed
Disturbed HabitatPROPOSED VEGETATION
NOT TO SCALE
50’ Planning
Buffer Limits
BIO-FILTRATION BMP
BIO-FILTRATION BMP
BIO-FILTRATION BMP
50’ Planning
Buffer Limits
50’ Biological
Buffer Limits
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CSS
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MFS
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CSM CSM
SWSSWS
SWS
SWS
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MFS CSM
FIGURE 1
Vegetation Communities with Proposed Wetland Buffer
SOURCE: Hunsaker & Associates 2016
010050FeetI
Project Boundary
2011 CDFW Riparian Edge
50' Biological Buffer
50' Planning Buffer
Vegetation Communities
Diegan Coastal Sage Scrub
disturbed Diegan Coastal Sage Scrub
Mulefat Scrub
Southern Willow Scrub
Southern Coastal Saltmarsh
disturbed Southern Coastal Salt Marsh
Freshwater Marsh
Open Water
Ornamental
Developed
Disturbed Habitat
LEGEND
EXISTING VEGETATION
Start of 100’ Wetland
Buffer Limits
THE PLANTING INTENT IN THIS AREA IS TO SOFTEN/
SCREEN THE RETAINING WALL FROM THE NORTH SIDE,
WHILE ALLOWING VIEWS INTO THE SITE FROM THE RING ROAD SIDE. COORDINATE WITH LANDSCAPE ARCHITECT
AND OWNER FOR SPECIES AND LAYOUT IN THIS AREA.
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Photopoint 1
Photopoint 2
Photopoint 3
EXISTING SITE CONDITIONS
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02/2/2011
Prepared For: Jenna Development
100’ WETLAND BUFFER AREA HABITAT CALCULATIONS
Agave shawii
Arctostaphylos
Fremontedendron ‘Pacific Sunset’
Salvia mellifera
Coastal agave
California sagebrush
Manzanita
Manzanita
Dr. Hurd Manzanita
Del Mar Manzanita
Groundcover Manzanita
Manzanita
Groundcover Manzanita
Sunset Manzanita
White Alder
Dwarf coyote brush
Wild lilac
Wild lilac
Wild lilac
Summer holly
Island mountain mahogany
Coastal Sunflower
Island Buckwheat
Flat-topped Buckwheat
Golden Yarrow
California Poppy
Velvet Ash
Flannel bush (prostrate)
Pacific Sunset Flannel bush
Our Lord’s candle
Toyon
Coast Goldenbush
San Diego marsh elder
Common rush
Basket rush
Giant wild rye
San Diego honeysuckle
Deerweed
Arroyo lupine
Shinyleaf Mahonia
Deer grass
Monkeyflower
Scarlet monkeyflower
Golden monkeyflower
Purple Needlegrass
Parry’s nolina
Sycamore
Salt marsh fleabane
Fremont cottonwood
Catalina cherry
Coast Live Oak
Dwarf coffeeberry
Dwarf coffeeberry
Lemonadeberry
Squaw Bush
White flowering currant
Goodding’s Black Willow
Black Sage
Prostrate black sage
Cleveland sage
Blue-eyed Grass
San Diego marguerite
Xylococcus bicolor
Coastal Sage Scrub/Native Plant List - (Such As)Agave shawiiArtemisia californicaArctostaphylos ‘Austin Griffith’Arctostaphylos ‘Baby Bear’Arctostaphylos ‘Dr. Hurd’Arctostaphylos glandulosa crassifoliaArctostaphylos ‘Harmony’Arctostaphylos ‘Howard McMinn’Arctostaphylos ‘John Dourley’Arctostaphylos ‘Sunset’Alnus rhombifoliaBaccharis ‘Pigeon Point’Ceanothus ‘Anchor Bay’Ceanothus ‘Remote Blue’Ceanothus ‘Wheeler Canyon’Comarostaphylis diversifoliaDendromecon harfordiiEncelia californicaEriogonum arborescensEriogonum fasciculatumEriophyllum confertiflorumEschscholzia californicaFraxinus velutinaFremontodendron “El Dorado Gold’Fremontodendron ‘Pacific Sunset’Hesperoyucca whippleiHeteromeles arbutifoliaIsocoma menziesiiIva hayesiana Juncus effusus Juncus textilis Leymus condensatus Lonicera subspicata Lotus scopariusLupinus succulentusMahonia pinnataMuhlenbergia rigens Mimulus aurantiacus Mimulus cardinalis Mimulus guttatus Nassella pulchraNolina parryi Platanus racemosa Pluchea odorataPopulus fremontiiPrunus lyonii Quercus agrifoliaRhamnus Californica ‘San Bruno’Rhamnus ‘Little Sur’ Rhus integrifoliaRhus trilobata Ribes indecorumSalix gooddingiiSalvia mellifera Salvia mellifera repensSalvia ‘Pozo Blue’ Sisyrinchium bellumViguiera laciniata Xylococcus bicolor
Salix lasiolepis Pluchea oderata
PlatanusRacemosa
Transitional Wetland / Riparian Zone Plant List - (Such As)
**Least Bell’s vireo primary habitat components
Artemisia douglasiana
Artemisia palmerii
Baccharis salicifolia
Distichlis spicata
Elymus triticoides
Frankenia salina
Iva hayesiana
Juncus effusus
Juncus textilis
Platanus racemosa
Pluchea odorata
Populus fremontii
Rosa californica
Rubus ursinus
Salicornia pacifica
Salix exigua
Salix lasiolepis
Salix nigra
California Mugwort
San Diego Sagewort
Mule Fat**
Saltgrass
Creeping wild rye
Alkali seaheath
San Diego marsh elder
Common rush
Basket rush
Western Sycamore
Salt marsh fleabane
Fremont cottonwood
California wild rose
California blackberry
Pacific swampfire
Sandbar Willow
Arroyo Willow
Black Willow
Artemisia californica
Eriogonum fasciculatumEriophyllum confertifolium
Note: Proposed planting/revegetation in proposed wetland biological
buffer zone is subject to the review and approval of the resource
agencies and may change.
Coastal Sage Scrub Plant List – (Such As)
Artemisia californica
Encelia californica
Eriogonum fasciculatum
Eriophyllum confertiflorum
Eschscholzia californica
Isocoma menziesii
Lotus scoparius
Lupinus succulentus
Nassella pulchra
Plantago erecta
Salvia mellifera
Sisyrinchium bellum
Sambucus mexicanus
Existing Buena Vista Creek Vegetation
Coastal Sage Scrub Vegetation
(See Vegetation Legends Above)
California sagebrush
Coastal Sunflower
Flat-topped Buckwheat
Golden Yarrow
California Poppy
Coast Goldenbush
Deerweed
Arroyo lupine
Purple Needlegrass
Dot Seed Plantain
Black Sage
Blue-eyed Grass
Mexican Elderberry
100’ Wetland Buffer Area Habitat Calculations
Existing Condition
Vegetation Community 50’ Biological Buffer 50’ Planning Buffer Total
Disturbed Southern Coastal Salt Marsh 0.22 0.56 0.78
Mulefat Scrub 0.05 0.00 0.05
Disturbed Diegan Coastal Sage Scrub 0.22 0.07 0.29
Diegan Coastal Sage Scrub 1.01 0.19 1.20
Disturbed Habitat 0.03 0.61 0.64
Ornamental 0.09 0.01 0.10
Developed Land 0.02 0.00 0.02
Total 1.64 1.44 3.08
Proposed Condition
Vegetation Community 50’ Biological Buffer 50’ Planning Buffer Total
Transitional Wetland/Riparian Zone 1.17 0.01 1.18
Diegan Coastal Sage Scrub 0.38 0.69 1.07
Coastal Sage Scrub/Native Plants 0.00 0.22 0.22
Project Components including: Fire and Creek
Maintenance Access Road, Bridge, supporting
structure for Pool area*
0.09 0.52 0.61
Total 1.64 1.44 3.08
* Project components allowed within the planning buffer or required for the creek maintenance and
bridge crossing
Buffer Statistics*
Area of 100’ Wetland Buffer 3.08 acres
Area of Adjacent Wetland Buffer Beyond 100’ 0.44 acres
Average Hotel Buildings Setback from Buena Vista Creek 117 feet
Hotel 1 ‐ Average Building Setback from Buena Vista Creek 132 feet
Hotel 2 ‐ Average Building Setback from Buena Vista Creek 110 feet
Hotel 3 ‐ Average Building Setback from Buena Vista Creek 109 feet
* As measured from the riparian edge (jurisdictional delineation limits)
of Buena Vista Creek ‐ Dudek, Dec. 2011 & Aug. 2012
*Wetland Buffer Area to be maintained by Land Conservancy Organization
May 2016
THE INNS AT BUENA VISTA CREEK
Signal Hill, CA 90755
JENNA DEVELOPMENT
1860 Obispo Ave. Suite F
3916 Normal Street
San Diego, CA 92103
619.294.4477
www.ktua.com
L6Landscape Concept Plans
Wetland Buffer Exhibit
D10-00010
THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comBIOFILTRATIONBASINDRIVE AISLEVEGETATEDPARKING ISLANDAND SIDEWALKSTART OF 100' WETLAND BUFFER LIMITS /JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGESRT - 78EXISTING GRADE ANDVEGETATION CALTRANS ROW.NO WORK TO BE PERFORMEDIN CALTRANS ROWPARKING LOT AND DRIVE AISLEBIOFILTRATION BASINGRASSCRETETRAIL, FIRE, ANDMAINTENANCEACCESS ROADBUENA VISTA CREEKNORTH COUNTY PLAZA100' WETLAND BUFFER LIMITS50' PLANNING BUFFER LIMITSPARCEL
BOUNDARY
100 YEAR WS EL 18.31SOIL REMEDIATIONAND NATIVE RE-VEGETATIONPARCEL BOUNDARYPOOL DECKGRASSCRETETRAIL, FIRE, ANDEMERGENCYACCESSROADSOIL REMEDIATION AND NATIVERE-VEGETATIONBUENA VISTA CREEK100' WETLAND BUFFER LIMITSBUILDING H150' PLANNING BUFFER LIMITSSTART OF 100' WETLAND BUFFER LIMITS /JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGENORTH COUNTY PLAZA100 YEAR WS EL 18.75PROP. RETAINING WALL WITH PLANT SCREENPARCELBOUNDARY
NORTH COUNTY PLAZASRT - 78PARCEL
BOUNDARYROUND-A-BOUTPLANTERROUND-A-BOUTDRIVE AISLEROUND-A-BOUTDRIVE AISLEDRIVE AISLE AND PARKING LOTSIDEWALKENHANCED PAVINGEXISTING GRADEAND VEGETATIONCALTRANS ROW.NO WORK TO BEPERFORMED INCALTRANS ROWPLANTINGAREASIDEWALKPOOL DECKGRASSCRETETRAIL, FIRE,ANDMAINTENANCEACCESSROADSOIL REMEDIATION AND NATIVERE-VEGETATION100' WETLAND BUFFER LIMITSBUENA VISTA CREEK100 YEAR WSEL 18.9250' BIOLOGICAL BUFFER LIMITSSTART OF 100' WETLAND BUFFER LIMITS /JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGEPARCEL BOUNDARYEXISTING GRADEEXISTING GRADEPROP. RETAINING WALL WITH PLANT SCREENL750' BIOLOGICAL BUFFER LIMITS50' PLANNING BUFFER LIMITSNOTE:1. A GRADATION AND SOIL ANALYSIS TEST AND AGRICULTURALSUITABILITY TEST WITH RECOMMENDATIONS FOR ANY REMAININGSOIL OR REPLACEMENT SOIL (TOP SOIL) SHALL BE REPORTED TOTHE CITY ENGINEER TO DETERMINE SUITABILITY FOR PLANTINGPRIOR TO THE FINAL APPROVAL OF THE LANDSCAPECONSTRUCTION DRAWINGS.2. REFER TO ENGINEERING PLANS FOR FLOOD ELEVATION LIMITS.
ON SHEET L-7ON SHEET L-7 ON SHEET L-7H1H2H350' BIOLOGICAL BUFFER LIMITSLandscape Concept PlansSite SectionsD10-00010RETAINING WALL &V-DITCH. SEE CIVILSECTION B-B ONSHEET C-5RETAINING WALL &V-DITCH. SEE CIVILSECTION B-B ONSHEET C-5
THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comNORTH COUNTY PLAZAWESTFIELD CARLSBAD SHOPPING CENTERON SHEET L-6ON SHEET L-6 50' PLANNING BUFFER LIMITSSTART OF 100' WETLAND BUFFER LIMITS /JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGEPROP. RETAINING WALL WITH PLANT SCREENPARCELBOUNDARY
PARCEL
BOUNDARY
PARCEL
BOUNDARY 50' PLANNING BUFFER LIMITSSTART OF 100' WETLAND BUFFER LIMITS /JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGEON SHEET L-6 BUILDINGDECKGRASSCRETETRAIL, FIRE, ANDEMERGENCYACCESS ROADSOIL REMEDIATION ANDNATIVE RE-VEGETATION100' WETLAND BUFFER LIMITSBUENA VISTA CREEKROUND-A-BOUTPLANTERROUND-A-BOUTDRIVE AISLESIDEWALKSOIL REMEDIATION ANDNATIVE RE-VEGETATIONBUENA VISTA CREEK100' WETLAND BUFFER LIMITSPLANTING AREA100 YEAR WS EL 19.57100 YEAR WS EL 19.33POOL DECK AREA10' POOLDECK ENCROACHMENTSOIL REMEDIATION ANDNATIVE RE-VEGETATIONBUENA VISTA CREEK100' WETLAND BUFFER LIMITS50' PLANNING BUFFER LIMITSSTART OF 100' WETLAND BUFFER LIMITS /JURISDICTIONAL DELINEATION LIMITS RIPARIAN EDGE100 YEAR WS EL 20.01BUILDING H2BUILDING H3H1H2H3L850' BIOLOGICAL BUFFER LIMITS50' BIOLOGICAL BUFFER LIMITS50' WETLAND BUFFER LIMITSLandscape Concept PlansSite SectionsD10-00010BIOFILTRATION BASINWESTFIELD CARLSBAD SHOPPING CENTERNOTE:1. A GRADATION AND SOIL ANALYSIS TEST AND AGRICULTURALSUITABILITY TEST WITH RECOMMENDATIONS FOR ANY REMAININGSOIL OR REPLACEMENT SOIL (TOP SOIL) SHALL BE REPORTED TOTHE CITY ENGINEER TO DETERMINE SUITABILITY FOR PLANTINGPRIOR TO THE FINAL APPROVAL OF THE LANDSCAPECONSTRUCTION DRAWINGS.2. REFER TO ENGINEERING PLANS FOR FLOOD ELEVATION LIMITS.
L9THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comLandscape Concept PlanLegend and Notes (Carlsbad)D10-000107.“”
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R.O.W.CITY OF OCEANSIDECITY OF CARLSBADYEAR 2L10604020100SCALE: 1"= 20'THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comLandscape Concept PlansHydrozone DiagramD10-00010
11L11604020100SCALE: 1"= 20'THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comLandscape Concept PlansHydrozone Diagram - Ring RoadD10-00010
CITY OF OCEANSIDECITY OF CARLSBADO
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ROADL1215010050250SCALE: 1"= 50'THE INNS AT BUENA VISTA CREEKSignal Hill, CA 90755JENNA DEVELOPMENT1860 Obispo Ave. Suite F3916 Normal StreetSan Diego, CA 92103619.294.4477www.ktua.comLandscape Concept PlansMaintenance ExhibitD10-00010Hotel AssociationLand Conservancy OrganizationWestfield Carlsbad Shopping CenterLandscape Maintenance LegendCarlsbad Buena Vista CreekChannel Maintenance Program
From:Diane Nygaard
To:Planning
Subject:# 2 Inns at Buena Vista Creek - Verbal Comments
Date:Wednesday, July 7, 2021 11:06:27 AM
Please read the following comments into the record for this item:
Honorable Chair and Commissioners
Preserve Calavera has a long history of working with the developer of this project- and very
much appreciates how responsive they have been to addressing community concerns.
But many things have changed during the last 12 years- and an overriding concern today is toaddress climate change.
This project will create hundreds of vehicle trips every day- and tons of GHG emissions. It is
located in a particularly sensitive location- at the head of the Buena Vista Lagoon. Our regionhas spent years and millions of dollars preparing a plan to restore this lagoon.
We all want to make sure that any project in this area will not jeopardize the lagoon
restoration - and will be consistent with years of planning to reduce GHG.
While part of this project is in Carlsbad, the city of Oceanside was the lead agency for theenvironmental review. We separately forwarded you a letter identifying numerous concerns
we have with the EIR that Oceanside adopted. Oceanside has much lower standards thanCarlsbad for evaluating VMT- and for climate action. The result is a project that would not
be approved in Carlsbad without substantial additional mitigation. And remember- a goodshare of those increased vehicle trips will impact the city of Carlsbad.
We have approached all of the stakeholders about a win-win solution to address the GHG-
installing solar panels in the parking lot at the Shoppes at Carlsbad. This could fully mitigatethe GHG impacts of the project- and benefit both cities. While all agreed in concept- no
one actually followed through.
We urge you to direct staff to work with the developer and come back with further actions toreduce GHG from this project. Require that, at a minimum, it fully addresses all of the
impacts in Carlsbad. Future generations are depending upon us to take action now to addressclimate change.
Diane Nygaard
On behalf of Preserve Calavera
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July 27,2020
Planning Commission City of Oceanside Sent via email Subject: Comments on FEIR for Inns at Buena Vista Creek
Dear Chair and Commissioners: These comments are made on behalf of Preserve Calavera. Preserve Calavera is a grassroots conservation organization whose mission is to preserve, protect and enhance the natural
resources of coastal north San Diego County.
We appreciate that this developer has made a meaningful effort to engage stakeholders throughout the very long planning process for this project. They listened to our input and have made many substantive changes to reduce the potential adverse impacts identified with the
original submittals. This has included restoration along Buena Vista Creek, reducing the project
impacts into the buffer, using native plants for landscaping and incorporating bird friendly design among others. These have been important steps in the right direction. However, today we are in climate crisis. When the DEIR was reviewed there was only a
minimal framework in place to assess the adverse impacts from the huge amount of greenhouse
gasses (GHG) this project will produce. The City of Oceanside did not have an adopted Climate Action Plan (CAP). Today we have clear state guidance for the amount of GHG that must be reduced and an adopted CAP that includes actions to achieve that. The FEIR updated the GHG analysis, but completely failed to make a meaningful effort to address the adverse impacts. The
use of “overriding considerations” would allow this developer to ignore these impacts. But the
GHG cannot be ignored and the cost to reduce the excessive GHG this project will cause will be paid for by our community- for generations. This project does not just exceed the threshold by a little bit. The adopted efficiency metric at
the time the project will be built is 3.4MT CO2/Capita. The project, with the additional
conditions added is at 7.6 MTCO2/Capita- over 200% above the threshold. CEQA requires a good faith effort to reduce these impacts. The three additional actions proposed result in an 8% reduction in the impacts. There are numerous ways these impacts could, and must be reduced. The FEIR documents significant adverse impacts from GHG that have not been addressed in
accordance with the provisions of CEQA.
Our second area of concern is failure to adequately evaluate compliance with the LCP’s of both Oceanside and Carlsbad.
We therefor urge you to deny this project until these impacts have been properly considered and
addressed. The following comments support our conclusions:
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- Failure to adequately evaluate or comply with the LCP’s for the cities of Oceanside and
Carlsbad This project includes small areas in the coastal zones in both cities. The FEIR included very brief discussion of compliance with the Oceanside LCP, but then said compliance with Carlsbad’s
would be addressed through the coastal development permit. Failure to include this analysis in
the FEIR does not allow the public review and information to decision makers that is required by CEQA. Either it is or it is not in compliance, but this should be evaluated in the FEIR. Failure to do so leaves this a potential impact that has not been mitigated. Furthermore, we believe the project is not fully consistent with the Carlsbad LCP.
In addition, there are several non-compliance issues with the Oceanside LCP. These include:
Visual Impacts The key public viewing areas are from the trails in Hosp Grove, bird watching platform just west
of Jefferson, public viewing area next to Mimi’s and from along the adjacent roadways of Maron, Jefferson and I-78. The response to comments failed to accurately address these impacts. One only has to use Google Earth street view to see what the area currently looks like from these locations. They claim impacts are similar to those of the Shoppes at Carlsbad that also has buildings up to 75’ high. But those are distant views, of buildings on the far side of the creek,
hundreds of feet away from EB I-78. The view of a 75’ high building right next to the freeway is substantially different than the view from hundreds of feet away, that is partially screened by vegetation. In fact, this view of the project site from the freeway provides a clear sense of place- of a wetland connecting to the head of a coastal lagoon. While the vegetation today is highly degraded, even while driving along the freeway it provides a sense of open space- and views.
The response said the view is mostly of freeway on and off ramps- but those ramps experience low volumes of traffic and are not the prominent feature in the view. Of particular note is the viewing platform next to Mimi’s on the west side of Jefferson. In spite of the terrible freeway noise, that is one of the best coastal views from that area, and it will be impacted by this project.
The response to comments indicated they could not assess potential view impacts of a future, restored Buena Vista Lagoon. Of course they can. After almost 20 years of effort there finally is an adopted restoration plan for the Buena Vista Lagoon. The changes will address the entire lagoon from this area at the inlet from Buena Vista Creek to the beginning of the lagoon on the western side of Jefferson. In the project vicinity the visual changes made with the lagoon
restoration will primarily be associated with removal of the cattails and restoration planting. This would result in enhanced views of the lagoon from the public viewing areas and streets that will be adversely impacted by the location of these 4 massive buildings.
Geology/Hydrology
The current construction at the sewer pump station immediately adjacent to the project has been delayed for months because of the need to de-water. This apparently was not foreseen when the project was designed. Whatever is impacting this pump station project needs to be considered with the proposed project. There is a potential impact from these underground conditions that
has not been evaluated.
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Incompatibility with the physical scale of the area
The project includes four large buildings, varying in height from 43’ to 75’ and from 4-6 stories. Conditional use permits are being requested to allow the project to exceed the current height limits that are 45 – 50’. In discussing rooftop solar panels, the developer has said safety
requirements to provide walking areas around the perimeter for cleaning equipment, and other
rooftop equipment greatly limits the amount of roof area for solar panels. Given the magnitude of the height exceedance – up to 30’, it is clearly not just for that- the hotel and parking uses themselves are within this space. The building did not go higher to improve the aesthetics and safety alone. There are no other buildings of that size and mass on the north side of the creek for
several miles. The buildings that would be comparable in height and mass are either at the
Shoppes- on the far side of the creek, or on the north side of I-78 where they are not impacting views toward the coast and Buena Vista Lagoon and creek. These buildings will not blend in with the surrounding area- they will stick out like sore thumbs. Their location along the freeway, at the head of a coastal lagoon means those thumbs will be seen by thousands of people every day .
- No assurances that the added conditions will reduce any GHG Conditions # 121-123 were added after completion of the FEIR and are presumed to represent the good faith effort to reduce GHG from 5059 - 4680 MT.
But there is no guarantee of any reduction the way the conditions are written. # 121- just says 15% of the roof will have solar panels- the issue is how much energy is produced- that is what was calculated for the GHG reduction- not roof coverage.
# 122 and 123 on the transit pass program and composting also are not written in a way that ensures any GHG reduction. Furthermore, putting these into project conditions rather than as mitigation measures (MM) for the significant GHG impacts creates much greater risk that they will not occur as described, will not last the lifetime of the project and they will be more difficult to monitor over time. Including them in the Mitigation Monitoring and reporting Program would
provide much greater assurances that they will achieve the GHG reductions that are assumed. With or without a city wide TDM program the transit pass program is particularly problematic. Making passes available does not mean they are used- it is measuring the reduction of employee vehicles trips that is the key. If the pass program doesn't work (or NCTD cuts service so hours
don't match shift times- or there is a pandemic that results in an 80% reduction in transit use (for example) - then something else would need to be done to achieve the same amount of trip reductions. Specifying the minimum results required - but leaving some flexibility to modify depending upon results would make this more meaningful.
- Failure to consider numerous feasible mitigation measures, particularly off-site CEQA makes no distinction between on-site and off-site mitigation measures. In their justification for the limited use of solar panels the developer said these are much more effective in industrial applications where there is a much larger clear roof area.(See att.) Large parking
lots are also commonly retrofitted with solar panels, providing both shade and energy. Oceanside has numerous industrial buildings and parking lots where solar panels would be more effective than the single rooftop they proposed. There is no indication that any off-site
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mitigation was even considered. A Court of Appeals invalidated an EIR for a quarry project that
would impact agricultural land. The Court found that off-site agricultural easements would be acceptable mitigation for the loss of the agricultural land on the project site. 1 Solar panels could have been proposed over a much larger area of the site. They only considered
rooftops of the four largest buildings (and rejected three of them) but did not include surface
parking lots, the pavilion, or other shade structures on the site. - Failure to comply with CEQA section 15126.4c related to GHG mitigation measures
This Guideline section was adopted in 2010 and includes five categories of potential GHG
mitigation measures and Appendix F that details several of them. Oceanside’s CAP and General Plan related to energy were both adopted while the FEIR was being reviewed. Both the original DEIR and the additional analysis provided later in the FEIR should have fully considered a much wider range of potential MMs.as identified in the CEQA Guidelines.
Furthermore, several specific MM were proposed to the developer but not considered. That included the use of heat pump water heaters for the pool. One key one is providing for full building electrification and eliminating any natural gas use on site. That would support statewide and Oceanside goals to achieve zero net energy. It does not have an immediate GHG reduction but could achieve substantial benefits in the future.
- Proposed MM for GHG lack adequate assurances the proposed reduction, or any reduction, will be achieved MM- GHG-1 includes a long list of design features, none of which are quantified and several of
which are already required by Building Code (low flow toilets for example). PDF-GHG-1 duplicates the electric shuttles included in MM-GHG-1 It states they will be used “during project operations.” The text says there will be two shuttles operating between the hours of 9 am and 5 pm with two trips per day to the beach and Legoland and multiple trips to the nearby transit center. Hotels operate 24 hours/day and 7 days per week. Providing 2 shuttle vehicles for
over 400 rooms and staff has minimal impact on total trips. Limiting the areas served further reduces the effectiveness of the shuttles. The EIR for the El Corazon Specific Plan identified failing conditions for Air Quality and Transportation. One of the contributing factors is the lack of nearby hotel rooms. Currently the large tournaments on El
Corazon are locking in hotel rooms as far away as Del Mar. Encouraging participants in the large events on El Corazon to use these hotels- and the associated shuttle service would reduce the air quality, transportation and GHG impacts from both the El Corazon project and this project.
The use of these shuttles needs to be sized up to accommodate a broader range of trips, provide extended hours and cover peak demand times so it really makes a difference. Minimum operating hours need to be specified in the MM and not just be buried in the text. Per the MMRP monitoring will be by “Planning- post construction”- but what does that actually mean? There is no mechanism in place for monitoring things like low flow toilets or the operating hours
of an electric shuttle. Items related to trip reductions need to be incorporated into a structured
1 Masonite Corporation v. County of Mendocino (2013) 218 Cal.App.4th 260.
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TDM program, with reporting content, frequency, and consequences specified.
PDF-GHG-4 requires including the infrastructure to use recycled water. Installing the infrastructure just increases GHG for construction. Using recycled water is what reduces GHG, not just the provision of the infrastructure. The MM should also require the use of recycled
water within a specified time of when it is available to the project site.
- Failure to address indirect/cumulative impacts of GHG on Sea Level Rise The cities of Oceanside and Carlsbad are both in the process of developing their plans to adapt to
Sea Level Rise (SLR) associated with global warming. The excess GHG from this project will
exacerbate that condition as both an indirect impact of the project and cumulative impacts that have not been mitigated. The city of Oceanside recently reported that they were in the process of responding to comments by CA Coastal Commission staff on their draft SLR plan. Those comments have not been made available to the public. While Oceanside has an adopted CAP, they have failed to implement it in accordance with the schedule included in it. Furthermore,
they continue to approve projects that greatly exceed the thresholds (North River Farms for example). This project would set a damaging precedent of allowing a local community to ignore GHG by applying overriding considerations for these impacts by a project in the coastal zone. - Insufficient Alternatives Analysis
CEQA requires a “reasonable range of alternatives“ that achieve all or most of the goals of the project while reducing or avoiding its significant environmental impacts. In spite of GHG being the only significant impact that was not mitigated below a level of significance, not one alternative was considered to specifically address GHG impacts. In fact, only one alternative
was considered in addition to “No Project” which is required. One alternative certainly is not a “reasonable range” – particularly since it was not designed to address the most significant issue of concern, GHG. The FEIR concluded that the environmentally preferred alternative, Reduced Coastal Sage Scrub
Impacts, was not feasible because it would require reducing the project be 250 rooms, making it infeasible. However, that alternative could have achieved a reduction in CSS impacts by increasing the height of the buildings instead of reducing the footprint and the number of rooms. It appears that the alternative was intentionally designed to have the greatest possible economic impacts as justification for rejecting it as infeasible.
The fact that an alternative may be more expensive or less profitable is not sufficient to show that it is financially infeasible. CEQA requires evidence that the increased costs or lost profitability is sufficiently severe to make it impractical to proceed. 2 This has not been demonstrated for the alternative that was evaluated, nor for what should have been considered-
an alternative to reduce GHG impacts. - Insufficient basis for determining that the use of overriding considerations is appropriate for approving the project
CEQA only allows approving a project despite the existence of unmitigated environmental
2 Citizens of Goleta Valley v. Board of Supervisors (“Goleta”0(1988) 197 Cal.App.3d I 1167,1181.
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effects when the measures necessary to mitigate or avoid those effects have been properly found
to be infeasible. 3 There is no evidence on the record that potential mitigation measures like off- site solar panels are in feasible. - Insufficient statement of overriding considerations
The statement includes economic benefits to the city but these have not been quantified. It fails to acknowledge the huge cost to the city for ultimately still having the responsibility to offset all of the GHG this project will cause in order to meet the community wide GHG reductions included in the CAP. The most recent CA Cap and Trade auction valued GHG offsets at $
18/MT. That would be $ 84,240 /yr for the 4,680 MT from the project- for the life of the project.
This cost is based on much larger projects with an economy of scale that could not be achieved here even if this project was eligible. And, of course, as the emission reduction requirements increase over time it will become more difficult, and costly, to achieve them. The point is that these costs are substantial and have been ignored.
- Include shuttle to El Corazon as appropriate The EIR for the El Corazon Specific Plan identified failing conditions for Air Quality and Transportation. One of the contributing factors is the lack of nearby hotel rooms. Currently the large tournaments on El Corazon are locking in hotel rooms as far away as Del Mar.
Encouraging participants in the large events on El Corazon to use these hotels- and the associated shuttle service would reduce the air quality, transportation and GHG impacts from both the El Corazon project and this project.
Conclusion The FEIR has failed to adequately evaluate and provide a good faith effort to mitigate for GHG impacts. The Alternatives Analysis failed to consider any alternative with reduced GHG impacts in spite of these impacts being significant and unmitigated. The use of overriding considerations
has not been properly supported by substantial evidence that there is no feasible mitigation for these impacts. For all of these reasons we urge you to reject the FEIR and deny this project until these issues are addressed. Thank you for your consideration of our comments.
Sincerely, Diane Nygaard, President Preserve Calavera
760-724-3887 Attachments Summary of Solar Panel Considerations email from Barry Sedlik
3 Uphold Our Heritage,supra,147 Cal.App.4th at p.603 quoting City of Marina,supra, 39 Cal.App.4th at p. 68.
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Barry Sedlik
Tue, Jul 21, 11:43 AM (5 days ago)
to James, Marisa, Tom, Ted, George, me
This message has been deleted. Restore message
Hi Diane,
During the Zoom session, Tom Bergerson spoke about the prospective solar PV options. The following
are the underlying calculations for each of the structures:
Option 1 (Graphically depicted on the site plan exhibit): 15% roof area
1. Homewood Suites: Total roof area to be used for solar panels = 3075 S.F.
a. 22kW and 36,337kwh/year
b. Generates approx. 2.9% of total estimated service load
c. 76 Amps out of the total estimated service 2654 Amp (208V, 3PH)
2. Hampton Inn: Total roof area to be used for solar panels = 2,200 S.F.
a. 15kW and 24,777kwh/year
b. Generates approx. 2.1% of total estimated service load
c. 52 Amps out of the total estimated service 2480 Amp (208V, 3PH)
3. Embassy Suites: Total roof area to be used for solar panels = 3705 S.F.
a. 26kW and 42,963kwh/year
b. Generates approx. 1.71% of total estimated service load
c. 39 Amps out of the total estimated service 2284 Amp (480V, 3PH)
4. Parking Structure: Total area to be used for solar panels = 5,115 S.F.
a. 36kW and 59,460kwh/year
b. Generate approximately 14% of total estimated service load for the parking structure
c. 125 Amps out of the total estimated service 867 Amp service for the parking structure
Option 2: 30% roof area (double the code requirement)
1. Homewood Suites: Total roof area to be used for solar panels = 6150 S.F.
a. 43kW and 71,022kwh/year
b. Generates approx. 5.6% of total estimated service load
c. 149 Amps out of the total estimated service 2654 Amp (208V, 3PH)
2. Hampton Inn: Total roof area to be used for solar panels = 4400 S.F.
a. 31kW and 51,202kwh/year
b. Generate approx. 4.3% of total estimated service load
c. 107 Amps out of the total estimated service 2480 Amp (208V, 3PH)
3. Embassy Suites: Total roof area to be used for solar panels = 7410 S.F.
a. 52kW and 85,886kwh/year
b. Generate approx. 3.4% of total estimated service load
d. 78 Amps out of the total estimated service 2284 Amp (480V, 3PH)
5. Parking Structure: Total area to be used for solar panels = 10,230 S.F.
a. 72kW and 118,920kwh/year
b. Generate approximately 28% of total estimated service load for the parking structure
c. 250 Amps out of the total estimated service 867 Amp service for
the parking structure The problem is that there is not sufficient roof area to have solar arrays that can provide an appreciable offset of each building’s electrical load to justify the high capital cost of the inverters
and other equipment necessary to have a complete system that is cost-effective. The available
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roof area is limited by two key constraints: 1) the need for rooftop equipment for heat pumps, air
handling, and exhaust systems; and 2) the perimeter of the roofs are articulated with mansards roofs which reduce the footprint of the roof deck. To meet CalOSHA requirements, we must have roof davit systems located at the entire perimeter of each building. Davit systems require 6’ to 8’ of clearance around the perimeter to support the booms, lifelines and gondolas used to clean
the facades of the buildings.
While the actual available roof area will not be known with certainty until the preparation of construction drawings, the available information indicates that there is insufficient room for the systems outlined in Option 2, which require 30 percent of roof area.
As the calculations show, the amount of offset load for the hotels ranges from 1.71% for the Embassy Suites to 2.9% for the Homewood Suites. These are just too low to be anywhere close to being cost effective. As the parking structure has a much reduced electrical requirement, the Option 1 configuration can provide about 14% of need.
Solar arrays work best for industrial buildings that have very large roof areas and relatively modest loads. The concession we are making to place a solar array on the parking structure is what we are willing to commit to at this
time. As mentioned in my earlier note, we are doing what is reasonable to provide flexibility to accommodate advanced technologies that may develop which increase power density that would make retrofits more practical in
the future. Reducing GHG emissions by maximizing cost-effective heat pumps throughout the project to reduce natural gas-fired heaters, adding the parking structure PV array, and providing transit passes for employees demonstrates our
commitment to reduce GHG emissions. We believe we have executed a good-faith effort to explore a wide range of technologies and best practices to reduce the carbon footprint of the project beyond what is otherwise required.
Please let us know if you have any further questions. Regards,
Barry
From:Diane Nygaard
To:Planning
Subject:Written Comments on # 2 Inns at Buena Vista Creek
Date:Wednesday, July 7, 2021 10:35:29 AM
Attachments:Public Correspondence Inns at Buena Vista Creek_4.pdf
Honorable Chair and Commissioners
Please see the att letter identifying issues of concern with the FEIR for the Inns at BuenaVista Creek project.
It was a surprise to us to see that the staff report accepted the environmental review for thisproject that was done by the city of Oceanside with no comment.
Diane NygaardOn behalf of Preserve Calavera
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