HomeMy WebLinkAbout2018-06-06; Planning Commission; ; SDP 2017-0006_CUP 2017-0007_HDP 2017-0003_SUP 2017-0002_HMP 2018-0002_MS 2017-0004_V 2018-0003 (DEV2016-0053) – SUMMIT SENIOR CARLSBAD
The City of Carlsbad Planning Division A REPORT TO THE PLANNING COMMISSION
Item No.
Application complete date: February 22, 2018
P.C. AGENDA OF: June 6, 2018 Project Planner: Cliff Jones
Project Engineer: Tecla Levy
SUBJECT: SDP 2017-0006/CUP 2017-0007/HDP 2017-0003/SUP 2017-0002/HMP 2018-0002/MS
2017-0004/V 2018-0003 (DEV2016-0053) – SUMMIT SENIOR CARLSBAD – Request for
approval of a Site Development Plan, Conditional Use Permit, Hillside Development
Permit, Scenic Corridor Special Use Permit, Habitat Management Permit, Tentative Parcel
Map, and Variance to allow for the construction and operation of an 84,243 square foot,
two-story, professional care facility building, located at 5592 El Camino Real, at the
northeast corner of El Camino Real and Cougar Drive, on an approximately 3.44-acre site,
zoned Office with the Qualified Development Overlay, within Local Facilities Management
Zone 15. The city planner has determined that the project belongs to a class of projects
that the State Secretary for Resources has found not to have a significant impact on the
environment, and is therefore categorically exempt from the requirement for the
preparation of environmental documents pursuant to Section 15332 in-fill development,
of the State CEQA Guidelines.
I. RECOMMENDATION
The Planning Commission ADOPT Planning Commission Resolution No. 7298 APPROVING Site
Development Plan SDP 2017-0006, Conditional Use Permit CUP 2017-0007, Hillside Development Permit
HDP 2017-0003, Scenic Corridor Special Use Permit SUP 2017-0002, Habitat Management Permit HMP
2018-0002, Tentative Parcel Map MS 2017-0004, and Variance V 2018-0003, based on the findings and
subject to the conditions contained therein.
II. PROJECT DESCRIPTION AND BACKGROUND
Project Site and Setting
The project site is located on the northeast corner of El Camino Real and Cougar Drive and currently
contains the Madonna Hill Guest Home buildings, a small assisted living facility that operated on the site
from the mid-1950s until 2014. The project site is approximately 3.44 acres. The General Plan Land Use
designation and Zoning for the site is Office (O).
The site is generally flat with a rise from El Camino Real at the southwest corner and a downslope
occurring towards the northwest corner. Elevations range from approximately 270 feet above mean sea
level (amsl) along the El Camino Real frontage, sloping down to 180 feet amsl at the rear (north) of the
property. The site is partially developed with the Madonna Hill Guest Home structures concentrated on
the southern half of the parcel. Surrounding uses include undeveloped open space land to the east; a
gated residential community to the north down a 40’-50’ slope; El Camino Real, open space and Scripps
Coastal Medical Center offices to the west; and a contractor’s yard abuts the project to the south. Further
east across Cougar Drive are light industrial/office uses. On-site vegetation consists of disturbed non-
native habitat with a minimal amount of southern mixed chaparral at the northwest corner of the site. No
special-status species were detected onsite during a biological survey.
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Project Description
The existing Madonna Hill buildings will be demolished. The proposed professional care facility building
consists of a two-story stepped building design totaling 84,243 square feet (SF) and reaching a maximum
height of 43’-3.5”. The building has a stepped design that complements the downward sloping
topography of the site and reduces perceived building mass. A grading plan will be required for the 27,900
cubic yards (cy) of cut, 600 cy of fill, and 27,300 cy of export required to accommodate the project.
Vehicular access to the site is provided off Cougar Drive and an asphalt driveway runs along the south side
of the property providing access to the building, parking, trash, and a fire vehicular turnaround at the end
of the property. An asphalt driveway also runs along the west side of the property providing additional
building access and parking. The site design captures water runoff which sheet flows to a proposed
biofiltration basin at the rear (bottom) of the site. This proposed drainage pattern reflects the existing site
drainage condition, with the notable improvement of treating the drainage to remove pollutants before
slowly discharging the water into the Aqua Hedionda Creek through a gravel trench spreader.
The building is a Spanish architectural style. Design detail has been focused on the front one-third of the
building, which is the most visible portion of the building as seen from El Camino Real. This portion of
building incorporates a traditional hand applied stucco finish, traditional barrel tile roof with mortar
packing, a focal tower and porte-cochere. These design details add visual interest and a defined point of
entry. Overall, the building incorporates high quality materials including white stucco (machine applied
on lower two-thirds of building), red tiled roofs (s-tile roof on lower two-thirds of building), black wrought
iron rails, recessed windows, arches, exposed rafter tails, and tower elements. The building color is white
and the trim (including fascia, rafter tails, doors and windows) is dark brown in color.
The proposed facility includes 101 units with 122 beds comprised of the following: 1) 78 assisted living
units including 50 one-bedroom units, 7 two-bedroom units, and 21 studio units; and 2) 23 memory care
units including 9 one-bedroom units, and 14 two-bedroom units.
Table 1 below includes the General Plan designations, zoning and current land uses of the project site and
surrounding properties.
TABLE 1 – LAND USE DESIGNATION AND ZONING OF SITE AND SURROUNDINGS SITES
Location General Plan Designation Zoning Current Land Use
Site
Office (O) Office (O) Former assisted living
facility; Madonna Hill
Guest Home
North R-8, Residential (4 to 8
dwelling units / acre)
Residential Density –
Multiple (RD-M)
Gated planned
residential community
South Planned Industrial (PI) Industrial with Qualified
Development Overlay (M-Q)
Contractor’s Yard
Light industrial/office
East Open Space (OS) Open Space (OS) Open space
West
Open Space (OS)/Office (O) Open Space (OS) /Office (O) Open space/Scripps
Coastal Medical Center
offices
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III. ANALYSIS
The proposed project is subject to the following ordinances, standards and policies:
A. General Plan Land Use designation – Office (O);
B. Office (O) Zone (CMC Chapter 21.27);
C. Variance (CMC Chapter 21.50);
D. Conditional Use Permit regulations (CMC Chapter 21.42);
E. Scenic Preservation Overlay Zone regulations (CMC Chapter 21.40 and the El Camino Real Corridor
Development Standards);
F. Parking Ordinance (CMC Chapter 21.44);
G. Hillside Development Ordinance (CMC Chapter 21.95);
H. Habitat Management Plan (HMP);
I. Title 20 of the Carlsbad Municipal Code (Subdivision Ordinance);
J. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP); and
K. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone
15.
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
and policies is discussed in the sections below.
A. General Plan Land Use Designation – Office (O)
The General Plan Land Use designation for the property is Office (O). Table 2 identifies General Plan goals
and policies applicable to the proposed project and describes how the project is in compliance with those
goals and policies.
TABLE 2 – GENERAL PLAN COMPLIANCE
ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND IMPROVEMENTS
Land Use and
Community
Design
Goal 2-G.4
Promote balanced neighborhoods with
a variety of housing types and density
ranges to meet the diverse
demographic, economic and social
needs of residents, while ensuring a
cohesive urban from with careful
regard for compatibility.
The proposed professional care facility
will provide shelter for Carlsbad residents
in need of social interaction activities,
medical care, dietary, exercising or other
medically recommended programs. The
proposed professional care facility use
will continue and expand upon the
previous professional care facility use,
Madonna Hill Guest Home assisted living
facility, that operated on the site from
the mid-1950s until 2014.
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND IMPROVEMENTS
Policy 2-P.37
Require new development located in
the Airport Influence Area (AIA) to
comply with the applicable land use
compatibility provisions of the
McClellan Palomar Airport Land Use
Compatibility Plan (ALUCP) through
review and approval of a site
development plan or other
development permit. Unless otherwise
approved by City Council, development
proposals must be consistent or
conditionally-consistent with applicable
land use compatibility policies with
respect to noise, safety, airspace
protection, and overflight notification,
as contained in the ALUCP.
Policy 2-P.41
Ensure that the review of future
projects places a high priority on the
compatibility of adjacent land uses
along the interface of different
residential density and non-residential
intensity categories. Special attention
should be given to buffering and
transitional methods, especially, when
reviewing properties where different
residential densities or land uses are
involved.
The proposed project is located within
the ALUCP’s Airport Influence Area (AIA)
Review Area 1 which requires new
development to meet four criteria (noise,
safety, airspace protection, and over
flight). Further discussed in Section III-J
of the Staff Report, the project meets all
four of the criteria, making it compatible
with the ALUCP AIA development
standards.
Lastly, the use is compatible with
adjacent residential and light
industrial/office uses and will serve as a
buffer between those uses. Since the site
is in a transition space between the
residential uses to the north and the light
industrial/office uses to the south, the
residential-like character of the use will
be an appropriate transition between
adjacent land uses.
Mobility Goal 3-G.4
Manage parking to support all modes
of transportation and ensure efficient
use of land.
The project meets the parking
requirements for the proposed use. A
sidewalk and a class 2 bicycle facility exist
on El Camino Real for pedestrian and
cyclist access. Bus transit access is
provided at the intersection of El Camino
Real and College Boulevard in addition to
the intersection of El Camino Real and
Faraday Avenue.
Noise Goal 5-G.2
Ensure that new development is
compatible with the noise
environment, by continuing to use
potential noise exposure as a criterion
in land use planning.
The site is within the 60-70 CNEL noise
contours per the General Plan Noise
Element. The noise analysis for the project
concludes that with standard building
construction the noise levels of the interior
of the building and outdoor activity areas
will be below City standards.
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ELEMENT USE, CLASSIFICATION, GOAL,
OBJECTIVE, OR PROGRAM
PROPOSED USES AND IMPROVEMENTS
Policy 5-P.12
Use the noise policies in the McClellan-
Palomar Airport Land Use Compatibility
Plan (ALUCP) to determine
acceptability of a land use within the
airport’s influence area (AIA) as
depicted in the ALUCP.
According to the ALUCP’s Compatibility
Map for Noise, the project site is located
outside the 60dB CNEL noise exposure
range. Therefore, no noise restrictions
apply to the proposed development.
Public Safety Goal 6-G.1
Minimize injury, loss of life, and
damage to property resulting from fire,
flood, hazardous material release, or
seismic disasters.
Policy 6-P.34
Enforce the Uniform Building and Fire
codes, adopted by the city, to provide
fire protection standards for all existing
and proposed structures.
The proposed building is designed to be
in conformance with drainage, flood
control and seismic design standards.
The project will meet all required
Building and Fire codes. In addition,
adequate fire access is provided at all
points around the building.
Sustainability Goal 9-G-2
Undertake initiatives to enhance
sustainability by reducing the
community’s greenhouse gas (GHG)
emissions and fostering green
development patterns – including
buildings, sites, and landscapes.
Policy 9-P.1
Enforce the Climate Action Plan as the
city’s strategy to reduce greenhouse
gas emissions.
To comply with the city’s Climate Action
Plan (CAP) a Greenhouse Gas Analysis
was conducted for the professional care
facility. The analysis determined the
proposed facility would produce
approximately 557 MTCO2E annually.
The projected emissions are less than the
900 MTCO2E screening criterion. By
emitting less than 900 MTCO2E the
project is consistent with the Climate
Action Plan.
B. Office (O) Zone (CMC Chapter 21.27)
The proposed assisted living facility is subject to the development standards of the Office (O) zone (CMC
Chapter 21.27). Table 3 demonstrates the project’s consistency with the required development standards
for the Office (O) zone. Other standards required by the Scenic Preservation Overlay are discussed in a
subsequent section of this report.
TABLE 3 – OFFICE ZONE DEVELOPMENT STANDARDS
Standard Provided
Building Height 45’* 43’-3.5” maximum.
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Building Setbacks
Front Yard – one-story portion of building
(Prime Arterial – El Camino Real): 40’
44’
Front Yard – two-story portion of building
(Prime Arterial – El Camino Real): 58’-
3.5”*
80’
Building Setbacks Interior Side Yard: 18’-3.5”* 20’ west side and 59’ east side
Rear Yard: 18’-3.5”* 113’
Parking/Driveway
Setbacks
Front Yard (Prime Arterial – El Camino
Real): 30’
5’ or greater. Excess right-of-way
exists between El Camino Real
and the front property line, which
results in additional setback area
of 25’ to 80’ between El Camino
Real and parking / driveway
areas. Variance findings and
analysis are provided in Section C.
Interior Side Yard: 5’ 5’ or greater
Rear Yard: 5’ 14’ or greater
Parking Area
Landscape
10% minimum 10.7%
Parking Lot Trees 1 tree per 4 stalls:
55 surface parking stalls ÷ 4 = 14 trees
required
15 trees
Building Coverage 50% maximum 22%
Walls A solid masonry wall is required along
common lot line of adjacent residentially
zoned property.
A six-foot composite fence
(designed to look like wood) in a
dark brown color is proposed to
be constructed along the
common lot line of the adjacent
residential community to the
north, as opposed to a solid wall.
Variance findings and analysis are
provided in Section C.
Lighting Exterior lighting is required for all
employee and visitor parking areas,
walkways, and building entrances and
exits. Light sources shall be designed to
avoid direct or indirect glare to any off-
site properties or public right-of-way.
The project is conditioned to
submit and obtain city planner
approval of an exterior lighting
plan including parking areas,
walkways, and building entrances
and exits, prior to the issuance of
a building permit. Furthermore,
all lighting is conditioned to be
designed to reflect downward
and avoid any impacts on
adjacent homes or property.
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Standard Provided
Roof Appurtenances All roof appurtenances, including air
conditioners, shall be architecturally
integrated and shielded from view and
sound buffered from adjacent properties
and streets.
Proposed roof equipment is
concealed below the proposed
architectural parapet; and as
conditioned, will be painted to
match the roof surface.
Trash Enclosures Trash receptacle areas shall be enclosed
by a six-foot high masonry wall with gates
pursuant to City Standards.
A trash enclosure facility that is
enclosed by a six-foot high
masonry wall and gate is
proposed on the south side of the
building adjacent to the driveway.
The enclosure is designed in
accordance with City Standards
and is architecturally consistent
with the proposed building.
Parking 0.45 parking space per bed
122 x 0.45 = 55 spaces
55 spaces
* Pursuant to CMC Section 21.27.050.4, building setbacks for two-story buildings above 35 feet up to a
maximum of 45 feet in height shall be increased at a ratio of one horizontal foot for every one foot of
vertical construction beyond thirty-five feet. The highest point of the building is 43’-3.5” tall, which
requires 8’-3.5” of additional building setback to be applied. The El Camino Real Corridor Standards allow
building heights to exceed 35 feet provided deviation findings are made as summarized in the Scenic
Preservation Overlay Zone section of this report.
The O zone requires approval of a Site Development Plan (SDP) per the provisions of CMC Section 21.06,
Qualified Development Overlay zone, which is intended to promote attractive and harmonious
development relative to the surrounding buildings and uses, as well as the environmental setting in which
the project is located. The 3.44-acre site is adequate in size and shape to accommodate the professional
care facility. The site does not have any constraints that would impede development or require significant
site alterations. The professional care facility with the requested variance and standard modification
satisfies all applicable requirements, including but not limited to building setback, landscaping
requirements, lot coverage, parking requirements, and El Camino Real Corridor design theme standards.
The existing surrounding streets which are fully improved have adequate capacity to accommodate the
366 Average Daily Trips (ADT) generated by the project. The design of the facility is compatible with the
adjacent residential use and provides a visual transition between the adjacent light industrial office uses
across Cougar Drive to the south and the abutting residential homes to the north. The use is compatible
with adjacent residential and light industrial/office uses and will serve as a buffer between those uses.
C. Variance
The applicant has requested a variance for the following: a) to allow a 5’ retaining wall to encroach into
the 30’ front yard setback area by ten linear feet (the Office zone, CMC Section 21.27.050.A.9 requires
walls in the 30’ front yard setback area to be 42” in height or less); b) to allow parking and a driveway in
the required 30’ front yard setback area (CMC Section 21.27.050.A.4 requires driveways and parking to
be located outside of the 30’ front yard setback area for lots fronting a prime arterial (El Camino Real is a
prime arterial)); and 3) to allow a 6’ composite fence (designed to look like wood) to be constructed along
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the common lot line of the adjacent residential community to the north, as opposed to a solid wall (CMC
Section 21.27.050.A.9 requires a solid masonry wall, 6’ in height, to be constructed along the common lot
line with any residentially zoned property, except in the front yard where the height shall be reduced to
forty-two inches in height). Each of the variance findings, pursuant to CMC Chapter 21.50, and the
supporting analysis are described below.
1. That because of special circumstances applicable to the subject property, including size, shape,
topography, location or surroundings, the strict application of the zoning ordinance deprives such
property of privileges enjoyed by other property in the vicinity and under identical zoning
classification.
a) The proposed 5’ retaining wall in the front yard setback area is needed to accommodate the
proposed driveway access from Cougar Drive at a lower elevation, which allows for contour grading
and the building to be stepped into the slope to match the existing topography per the El Camino Real
Scenic Corridor standards. The driveway cannot be located along an alternative frontage such as El
Camino Real as it is not a preferred location. There are no other properties in the vicinity, similarly
zoned or otherwise, that have limited locations for driveway access. The retaining wall will not be
visible from the adjoining property to the south, from El Camino Real or from Cougar Drive due to the
existing grades and vegetation, which are features that will remain with the proposed design.
b) The areas of parking space and drive aisle that encroach into the 30’ front yard setback is mitigated
by excess right-of-way between El Camino Real and the property. The excess right-of-way between
El Camino Real and the property is 25’ to 80’, which serves as the intended setback of 30’ between El
Camino Real and the parking/driveway areas. There are no other properties in the vicinity under
identical zoning that have this extended right-of-way between the street and the front property line.
Furthermore, the parking and driveway areas are visually screened by an existing landscaped berm
that is proposed to remain.
c) A solid masonry wall along the common lot line between the residential use and the subject
property would create a barrier to the existing and proposed drainage that allows water to shed to
an existing brow ditch located in the residential subdivision, which leads to the City’s storm drain
system. A physical barrier (solid wall) would necessitate capturing additional water runoff on site and
the enlargement of the biofiltration basin, which is not only a hardship for the project by forcing
complications to the design and use of the property, but is also a less desirable approach to handling
storm water. Furthermore, the proposed fence achieves similar visual screening as a block wall;
existing landscape on the 40’-50’ downward slope limits the visibility of the fence from the residential
building pads; and a solid wall is not necessary for sound attenuation as the 40’ plus vertical and 70’
plus horizontal separation between the residential building pads and the proposed site is a substantial
distance that allows for substantial noise dissipation.
2. That the variance shall not constitute a grant of special privileges inconsistent with the limitations
upon other properties in the vicinity and zone in which the subject property is located and is subject
to any conditions necessary to assure compliance with this finding.
a) No other properties in the vicinity of a similar zoning are burdened with such significant limitations
on access to public roadways combined with maintaining contour grading to match the existing
sloping topography per the El Camino Real Scenic Corridor standards; b) no other properties in the
vicinity of a similar zoning are burdened with such significant limitations by an extended right-of-way,
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which effectively functions as a front yard setback from El Camino Real; and c) no other properties in
the vicinity of a similar zoning are burdened with having to maintain a unique watershed and there is
an existing drainage facility that is adequate and appropriate to handle the flows to the north.
3. That the variance does not authorize a use or activity which is not otherwise expressly authorized
by the zone regulation governing the subject property.
The granting of the variance does not authorize a use which is not otherwise expressly permitted by
the zoning regulations. The professional care facility is a conditionally permitted use within the Office
(O) zone. Therefore, a deviation to allow parking, a driveway, and a 5’ wall in the front yard setback
area as well as a 6’ composite fence on the property line (as opposed to a masonry wall) does not
authorize a use or activity which is not authorized by the zone.
4. That the variance is consistent with the general purpose and intent of the General Plan and any
applicable specific or master plans.
The proposed use is expressly authorized by the Zoning Ordinance and General Plan regulations
governing the subject property with the approval of a conditional use permit. The granting of a
variance to allow parking, a driveway, and a 5’ wall in the front yard setback area as well as a 6’
composite fence on the property line (as opposed to a masonry wall) is consistent with the general
purpose and intent of the General Plan for the Office Land Use designation.
D. Conditional Use Permit Regulations (CMC Chapter 21.42)
The proposed professional care facility is considered a conditionally permitted use in the Office (O) zone
pursuant to CMC Section 21.27.020 Table A. The use requires Planning Commission approval of a
Conditional Use Permit subject to the provisions of CMC Chapter 21.42. The four findings for approving a
Conditional Use Permit for the construction and operation of a professional care facility in the Office zone
can be made pursuant to CMC Section 21.42.030, as discussed below:
1. That the requested use is necessary or desirable for the development of the community, and is in
harmony with the various elements and objectives of the General Plan.
The proposed professional care facility will provide shelter for Carlsbad residents in need of social
interaction activities, medical care, dietary, exercising or other medically recommended programs.
The proposed professional care facility use will replace and expand upon the professional care facility
use, Madonna Hill Guest Home assisted living facility, that previously operated on the site from the
mid-1950s until 2014. The use is compatible with adjacent residential and light industrial/office uses
and will serve as a buffer between those uses. The project will result in development of an
underutilized lot. The facility is in harmony with the General Plan by providing desired professional
care facility shelter, and the proposed use has been designed to be compatible with the surrounding
uses.
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2. That the requested use is not detrimental to existing uses or to uses specifically permitted in the
zone in which the proposed use is to be located.
The proposed use is compatible with adjacent residential and light industrial/office uses and will serve
as a buffer between those uses. The use does not create negative noise, traffic, or visual impacts.
Lastly, ingress and egress to the site is safe by providing access off of a private driveway from Cougar
Drive.
3. That the site for the proposed conditional use is adequate in size and shape to accommodate the
yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other
development features prescribed in this code and required by the city planner, planning
commission or city council, in order to integrate the use with other uses in the neighborhood.
The 3.44-acre site is adequate in size and shape to accommodate a professional care facility. The site
does not have any constraints that would impede development or require significant site alterations.
The professional care facility with the requested variance and standard modification from the El
Camino Real Corridor Development Standards satisfies all applicable requirements, including but not
limited to building setback, landscaping in the setbacks, lot coverage, parking requirements, and El
Camino Real Corridor design theme standards. Lastly, the design of the facility is compatible with the
adjacent residential use, and provides a visual transition between the adjacent light industrial office
uses across Cougar Drive to the south and the abutting residential homes to the north.
4. That the street system serving the proposed use is adequate to properly handle all traffic generated
by the proposed use.
The project site will be accessed off of Cougar Drive, which can accommodate the 366 ADT expected
to be generated by the proposed professional care facility. The project is well below the significant
traffic threshold of 500 ADT and not anticipated to impact the existing levels of service on El Camino
Real and Cougar Drive.
E. Scenic Preservation Overlay Zone regulations (CMC Chapter 21.40 and the El Camino Real Corridor
Development Standards)
Special Use Permits are required for development of sites located within a Scenic Preservation or
Floodplain Overlay zone. Proposed development projects along El Camino Real and within up to 500 feet
from the roadway are subject to the El Camino Real Corridor Development Standards and the Scenic
Preservation Overlay (CMC Chapter 21.40). The intent of these standards is to maintain and enhance the
appearance of the El Camino Real roadway area by setting standards for setbacks, grading, building height,
design and signs, etc. In addition, the standards intend to emphasize and retain the natural topography
adjacent to El Camino Real. Minimal cut or fill will be allowed for development so that it does not detract
from the existing identified characteristics. Grading will not be allowed to create more “visible”
development along the roadway.
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The proposed project is in Area 4 (College Avenue intersection to Cassia Road) of the El Camino Real
Corridor, where research facilities, business parks and the airport dominate this central portion of the
city. The one common characteristic that melds the various components of this corridor is a “campus”
look. The subject site is a transitional location between the residential uses to the north and Planned
Industrial (P-M) zone to the south. The proposed project, with the exception of building height, is
consistent with the development standards and intent of those standards with regard to aesthetic
considerations. An analysis of how the project conforms with the standards of Area 4 and intent of those
standards with regard to aesthetic considerations is addressed in Table 4 below.
TABLE 4 – EL CAMINO REAL CORRIDOR STANDARDS COMPLIANCE AREA 4
STANDARD REQUIRED/ALLOWED PROVIDED
Design Theme Campus type with varied
architectural styles for the
research facilities, business
parking and airport that dominate
this central portion of the city.
The building reflects Spanish
architecture, which is an appropriate
architectural style for the residential-like
character of the use. Since the site is in a
transition space between the residential
uses to the north and the light industrial /
office uses to the south, the Spanish
architecture is appropriate with the
adjacent architectural context.
Furthermore, varied architectural styles
are permitted within the corridor and
allowing Spanish architecture at the edge
of the corridor will not negatively impact
the intent of the corridor, which is to
have industrial “campus” style buildings
at the central portion of the city.
Sidewalks As determined by staff Sidewalks along El Camino Real as well as
Cougar Drive currently exist and will
remain on the perimeter of the project
site.
Signs Free standing monument, not to
exceed 5’ above street grade and
24 square feet in area.
Upon submittal, the sign permit shall be
compliant with the Corridor Standards.
Max. Building Height 35' from pad grade 43’-3.5” maximum (with increased
setbacks per CMC Section
21.34.070(A)(1) and El Camino Real
Corridor Standards deviation findings*).
Max. Grading Change No cut or fill exceeding 15' from
original grade.
Proposed finished grades are within 15
feet of original grade.
Min. Setback 30' 44’ setback
Roof Equipment No roof equipment can be visible
from adjacent streets.
Proposed roof equipment is concealed
below the proposed architectural parapet
*When practical application of the El Camino Real Corridor Standards is not feasible and not in the best
interest of good planning practices, deviations to the standards may be approved by the Planning
Commission. The required findings to allow a deviation in building height for the building can be made
and are summarized below.
SDP 2017-0006/CUP 2017-0007/HDP 2017-0003/SUP 2017-0002/HMP 2018-0002/
MS 2017-004/V 2018-0003 (DEV2016-0053) – SUMMIT SENIOR CARLSBAD
June 6, 2018
Page 12
The four findings for approving the deviation to the El Camino Real Corridor Standards can be made as
discussed below:
1. That compliance with a particular standard (Building Height) is infeasible for a particular project.
It is not feasible to avoid the two portions of the building with an overlap where the building height
exceeds 35’ due to the sloping of the grade between building pads (“grade steps”) and the need to
provide elevator access amongst the floors. The overlap of the building levels at the grade steps is an
important feature for the operation of the professional care facility use. The feature allows elevator
service to the overlapping levels and is important to the function and safety of the future residents of
the facility. Visually, the finished grade reduces the perceived height of these two areas, which makes
the areas appear no taller than the rest of the building. Furthermore, spreading out the building over
a greater area of the site to reduce building height is infeasible due to the following: 1) limited access
to the site restricts the location of the building footprint and dictates where Fire Department
circulation for access to the building can be located towards the rear (north end) of the site; 2) the
rear of the property falls within a PCCSYA (Potential Critical Coarse Sediment Yield Area) area, that
prohibits disturbance at a portion of the northwest and north side of the property. The requirement
of the PCCSYA to allow treated and modified storm water to continue to flow over the sediment area
requires a retention basin and outfall structures that also limit the available area for a building
footprint at the rear of the site; 3) there is a water/sewer easement that runs the full width (west to
east) at the rear of the property that prevents development at the north end. Lastly, the entry tower,
proposed at 38’-6.5”, is part of the architectural character of the building. The tower is part of the
design theme of “Old California/Hispanic” as stated in the City of Carlsbad El Camino Real Corridor
Development Standards.
2. That the scenic qualities of the corridor will continue to be maintained if the standard is not fulfilled.
A deviation in building height from 35’ to 43’-3.5” will not affect the scenic qualities of the corridor as
this site slopes up and then down from El Camino Real and there is currently no view across the
property as a landscaped berm exists in the extended right-of-way between the back of sidewalk and
the property line, which results in little scenic value worthy of preservation. The existing topography
screen is maintained to a large extent in the proposed project, augmented by new landscaping that
will continue throughout the extended ROW to the back of sidewalk, enhancing the appearance of
the El Camino Real roadway. Furthermore, the proposed building design “steps down” and follows
existing topography and the building overlap areas where the building exceeds the 35’ height
limitation cannot be seen from view of the El Camino Real Corridor. The tower element is integral to
the Spanish design of the building.
3. That the project will not have an adverse impact on traffic safety.
The building will not be located within the path of travel for any vehicles nor does building height have
any impact on traffic safety. The 366 ADT expected to be generated by the proposed professional care
facility is not anticipated to impact the existing levels of service on El Camino Real and Cougar Drive.
SDP 2017-0006/CUP 2017-0007/HDP 2017-0003/SUP 2017-0002/HMP 2018-0002/
MS 2017-004/V 2018-0003 (DEV2016-0053) – SUMMIT SENIOR CARLSBAD
June 6, 2018
Page 13
4. That the project is designed so as to meet the intent of the scenic preservations overlay zone.
The proposed design of the building was executed with the priorities of the Scenic Preservation
Overlay zone in mind. The proposed building design steps down in grade, following existing
topography, and the building overlap areas where the building exceeds the 35’ height limitation
cannot be seen from view of the El Camino Real corridor. The Spanish architecture is an appropriate
architectural style for the residential-like character of the use and the Scenic Preservation Overlay
allows for a variety of architectural styles. The tower element is integral to the Spanish design of the
building.
F. Parking Ordinance (CMC Chapter 21.44)
The parking requirement for the professional care facility (assisted living) is 0.45 parking spaces per bed.
With 122 beds proposed, the project requires 55 parking spaces (122 x 0.45 = 55). The project meets this
parking requirement providing 55 parking spaces (53 standard, one disabled, and one van accessible
parking space).
G. Hillside Development Regulations (CMC Chapter 21.95)
The project requires a Hillside Development Permit because the site includes a change in grade elevation
greater than 15 feet and has slopes greater than 15 percent. The project meets all the requirements of
the Hillside Development Regulations.
Hillside conditions of the project have been properly identified on the constraints map, which show
existing and proposed conditions and slope percentages. While the project is proposing some
development of slopes greater than 40 percent, none of these slopes meet all the criteria necessary to
restrict development because the 40 percent slope areas proposed for development have elevation
differentials that are less than 15 feet, consist of an area less than 10,000 square feet in size, and are not
comprised of any prominent land form features. The volume of hillside grading for the project is 8,110
cubic yards per acre, which is considered potentially acceptable subject to the approval of the city planner
and city engineer. Both the city planner and engineer have reviewed the volume of grading and
determined that the proposed hillside grading cut will enable a stepped building design that complements
the downward sloping topography of the site and reduces perceived building mass. Therefore, the slopes
may be developed.
H. Habitat Management Plan
The City of Carlsbad’s Habitat Management Plan (HMP) identifies the 3.44-acre site as a development
area, which is located adjacent to and west of a Proposed Hardline Conservation Area that is not yet under
long-term management. The adopted HMP is a comprehensive plan to protect native plant and animal
species and their habitats by the creation of a citywide, regional habitat preserve system. In return,
impacts to native habitats outside the citywide, regional preserve system boundaries are allowed. The
native habitat contained on this project site is not a part of, nor is of any biological value to the HMP
citywide regional habitat preserve system, and will not jeopardize the existence or survival of any rare,
threatened or endangered plant or animal species. The impact will be mitigated through the payment of
a habitat in-lieu mitigation fee as a condition of approval of the project. Detailed analysis is provided
below.
SDP 2017-0006/CUP 2017-0007/HDP 2017-0003/SUP 2017-0002/HMP 2018-0002/
MS 2017-004/V 2018-0003 (DEV2016-0053) – SUMMIT SENIOR CARLSBAD
June 6, 2018
Page 14
The Biological Technical Report (BTR) prepared in accordance with the HMP concludes that on-site flora
consists of disturbed non-native habitat with a minimal amount of southern mixed chaparral native
habitat at the northwest corner of the site. The applicant proposes to “take” the 0.13 acres of southern
mixed chaparral identified on the site due to its small area and it is not adjacent to a managed HMP
preserve. These impacts have already been analyzed, anticipated and authorized by the City’s HMP.
Pursuant to the HMP, the project is conditioned to pay a habitat in-lieu fee for disturbing 2.67 acres of
Group F (Disturbed Lands) vegetation and 0.13 acres of Group D (southern mixed chaparral) habitat. No
special-status species were detected onsite during the biological survey conducted as part of the BTR
prepared for the project.
I. Subdivision (C.M.C. Chapter 20)
The Land Development Engineering Division has reviewed the proposed Tentative Parcel Map and has
found that the subdivision complies with all applicable requirements of the Subdivision Map Act and the
City’s Subdivision Ordinance (Title 20) for Minor Subdivisions. The subdivision is considered minor because
it involves the merger of land into four or fewer parcels. The project currently spans two (2) legal parcels
(APNs 209-060-56 and 209-060-57). As part of the proposed project, the two lots are proposed to be
merged into one (1) common lot. The merger of land and the required improvements will not conflict with
easements of record or easements established by court judgment, or acquired by the public at large, for
access through or use of property within the proposed subdivision.
J. McClellan-Palomar Airport Land Use Compatibility Plan (ALUCP)
The project site is located within the Airport Influence Area (AIA) Review Area 1 of the McClellan-Palomar
Airport Land Use Plan (ALUCP), requiring the project to be consistent with four criteria contained in the
ALUCP Section 2.4.2. Each criterion involves specific standards to avoid potentially harmful development
within the AIA. The project is consistent with the noise criterion because it is outside the 60dB CNEL
range. It is located in safety zone 6 and is a compatible use within the zone. The Federal Aviation
Administration determined the project to be of no hazard to airspace. The project is not required to
provide an overflight notification because the use is a professional care facility and not residential.
K. Growth Management Ordinance (CMC Chapter 21.90) and Local Facilities Management Plan Zone
15
The proposed project is located within Local Facilities Management Zone 15 in the Northeast 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 5 below.
SDP 2017-0006/CUP 2017-0007/HDP 2017-0003/SUP 2017-0002/HMP 2018-0002/
MS 2017-004/V 2018-0003 (DEV2016-0053) – SUMMIT SENIOR CARLSBAD
June 6, 2018
Page 15
TABLE 5 – GROWTH MANAGEMENT COMPLIANCE
STANDARD IMPACTS COMPLIANCE
City Administration N/A Yes
Library N/A Yes
Waste Water Treatment 176 EDU Yes
Parks N/A Yes
Drainage 17.8 CFS Yes
Circulation 366 ADT Yes
Fire Station No. 5 Yes
Open Space Standard being met for existing and
approved projects
Yes
Schools N/A Yes
Sewer Collection System 177 EDU Yes
Water 300 GPM Yes
IV. ENVIRONMENTAL REVIEW
The city planner has determined that this project is exempt from the requirements of the California
Environmental Quality Act (CEQA) per Section 15332, in-fill development, of the State CEQA Guidelines
and will not have any adverse significant impact on the environment. A Notice of Exemption shall be filed
with the County Clerk upon approval of this project.
ATTACHMENTS:
1. Planning Commission Resolution No. 7298
2. Location Map
3. Disclosure Statement
4. Reduced Exhibits
5. Exhibits “A” – “AA” dated June 6, 2018
INTENTIONALLY LEFT BLANK
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SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017 – 0002 HMP 2018-0002 / MS 2017-004 / V2018-0003 (DEV 2016-0053)
Summit Senior Carlsbad
SITE MAP
SITE
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ATTACHMENT 2
INTENTIONALLY LEFT BLANK
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Title
T
PROJECT NO: 17001
PLOT DATE: 4/30/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
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SDD-116~10' B-1 INLET
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EXIST
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10'10'53'53'
4.5'
2%
16'4.5'
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2%2%
5.5'5.5'
SIDEWALK
CONCRETE
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SIDEWALK
CONCRETE
EXISTING
NTS
EL CAMINO REAL
TYPICAL SECTION
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FF 236.10
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PI
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FS 247.0
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BW 250.6
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BW 259.0
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BW 261.0
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EX. MAJOR CONTOUR
EX. MINOR CONTOUR
EX. OVERHEAD ELECTRIC LINE
EX. UNDERGROUND ELECTRIC LINE
EX. GAS LINE
EX. SEWER LINE
EX. OVERHEAD TELEPHONE LINE
EX. UNDERGROUND TELEPHONE LINE
EX. WATER LINE
EX. STORM DRAIN
EX. STORM DRAIN STRUCTURE
EX. TREE/BUSH
EX. BUILDING
EX. STRIPING
SYMBOL SYMBOL
EX. FIRE HYDRANT
EX. SEWER LATERAL
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PROPOSED FIRE HYDRANT
PROPOSED FIRE SERVICE
PROPOSED SUBDRAIN
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PROPOSED STORM DRAIN
PROPOSED STORM DRAIN
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SECTION F.3 ADJENCY STANDARDS
4) SITE TO FOLLOW THE HABITAT MANAGEMENT PLAN,
3) ZONING ORDINANCE SECTION 21.53.230 DOES NOT APPLY
2) AVERAGE DAILY TRAFFIC = 290
1) EARTHWORK QUANTITIES
NOTES
EX. LOT LINE
FG 225.0
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FG 225.0
FS 234.7
FF 236.10
RIPRAP
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FG 221.1
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4.5'
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EX. 6" TYPE G
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EX. CONC.
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5.5'
CURB & GUTTER
PROP. 6" TYPE G
SIDEWALK
PROP. CONC.
PAVEMENT
26' EX. ROAD
PAVEMENT
ROAD
PROP 15' 11'
OVER 12" A.B.
PAVEMENT
EX. 4" A.C.
VARIES
PL
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PROP. GRAVEL
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STORM DRAIN
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9'
STORM DRAIN
PROPOSED 8" PVC
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60
'
PER ROS 517
CL OF COUNTY ROAD A-13
PER ROS 517
ROAD A-13
ROW OF COUNTY
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52'
SECTION D-D
NTS
9'
PROPOSED SEWER CLEANOUT
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FS 266.33
1
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2
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FS 261.4
TURNAROUND AREA
FIRE TRUCK
PROP. PARKWAY
SPREADER ~ 3' DEEP X 6' WIDE
PROPOSED GRAVEL TRENCH
BW 222.0
TW 222.6
BW 246.7
TW 247.4
BW 244.2
TW 246.7
10'
2.0%
STEM WALL
PROPOSED ASPHALT
ASPHALT
PROPOSED
TC 263.18
EXIST. PAVEMENT
6" BERM. TRANSITION TO
& GUTTER BEGIN 50'
END 6" TYPE "G" CURB
FS 259.61
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FF 260.1
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STALL
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MAX.
2:1MAX.
2:1
VARIES
WIDTH
WALKWAY
TC 259.6 TC 258.8
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MAX.
2:1
MAX.
2:1
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24'
AISLE
DRIVE
2%
MAX.
2:1
FS 257.4
PL
115'`
`2'
GROUND
EXISTING
BW 259.0
TW 264.0
(MAX. HT-5')
RETAINING WALL
VA
RI
ES
VARIES
VARIES
V
ARIES
PL
CL
2%
PER PLAN
VARIES
SERVICE
PVT. FIRE
PVC SEWER
PVT. 6"
& GUTTER
6" TYPE G CURB
CURB & GUTTER
6" TYPE G
NTS
DRIVEWAY A
TYPICAL SECTION
24'/28'
2%
SERVICE
PVT. FIRE
NTS
DRIVEWAY B
TYPICAL SECTION
SIDEWALK
CONCRETE
V
ARIES
VARI
ES
VARIES
GUTTER
RIBBON
6" CURB
6" CURB
2%2%2%
19'
PARKING SPACES
26.5'
DRIVE AISLE
19'
PARKING SPACES
5'
VARIES
3'
1.5%
PROPOSED STORM DRAIN HEADWALL
STORM DRAIN
PROPOSED 10" HDPE
FG 222.1
TC 222.7
W/ RIPRAP
SPILLWAY
CURB CUT
LP
FG 221.4
TC 221.9
W/ RIPRAP
SPILLWAY
CURB CUT
LP
FG 221.1
TC 221.6
HP
FG 221.7
TC 222.2
GUARDRAIL
PROPOSED
HANDRAIL
1
2 1 3
SEE DETAIL THIS SHEET.
BIOFILTRATION MEDIA.
BASIN
BOTTOM
216.5
2
1
SECTION A-A
NTS
`
GROUND
EXISTING
213.10~30"
FL OUT
FL IN 215.0
8" PVC PERF
FF 236.1
OPENING IN BACK
MODIFIED B-1 INLET
OVERFLOW STRUCTURE
222.6
TOP OF CURB
28'
WATER MAIN
EXISTING 10" PVC
SEWER
EXISTING 8" PVC
222
CL DWY ACCESS
PL
MIN.
D-D BELOW
SEE DETAIL
@ 1.0%
24" HDPE
FL @ 234.7
WALKWAY
5' CANTILEVER
2%
CLEANOUT
TYPE A
PROPOSED
BW 220.4
TW 222.6
HEIGHT 2.0'
RETAINING WALL MAX
PROPOSED GRADING
BW: 225.0
TW: 236.1
MAXIMUM HEIGHT 11.1'
STEMWALL
FG 225.0
(4.2' MAX.)
RETAINING WALL
BW 242.3
TW 246.5
(2' MAX.)
RETAINING WALL
F
F
6" CURB
GUARDRAIL
PROPOSED
2%
1.5'
CL
ZONE
LOADING
14.2'14.3'
FF 248.1
SIDEWALK
BW: 242.3
TW: 246.5
MAXIMUM HEIGHT 4.2'
RETAINING WALL
NTS
SECTION F-F
DIRECTION OF FLOW
PLOT DATE: 03/06/2018
PROJECT NO: 17759
C0-1
PRELIMINARY GRADING PLAN
HT 0.5'
FG 237.20
TW 237.70
HT 0.5'
FG 234.2
TW 234.7
TC 234.45
FG 225.0
HT 5.0'
FG 230.0
TW 235.0
FL 259.9
TC 260.4
TC
26
0
.7
T
C
25
9
.8
G
G
1
2
FF 236.1
80'
COURTYARD
30'20'
PL
GROUND
EXISTING
BROW DITCH
EXISTING
`
`(FG 198)
(FG 238)
FF 236.1
STEM WALL
VARIES
GUARDRAIL
PROPOSED19.0'
PARKING
BW: 230.0
TW: 235.0
MAXIMUM HEIGHT 5.0'
RETAINING WALL
5.0'
1.5%
SIDEWALK
2.0%
2
1
NTS
SECTION G-G
3.0' RIBBON GUTTER
R/
W
E
XI
S
T.
5'
EX. POLE (TYP.)
EX. POLE
PER DWG 361-6B
EXIST. 10" PVC (CL150) WATER
PER DWG 361-6B
EX. LOT LINE
BACKFLOW PREVENTOR
PER CMWD W-21
DDCV PER CMWD W -22
HDPE PIPE
PROP. 24"
CLEANOUT
TYPE A
INLET
MOD B-1
HDPE PIPE
PROP. 24"
PER CMWD W-21
PROPOSED BACKFLOW
ON
FRON
T
YA
RD
30
' PARKING
/
DRIVEWAY
SET
BACK
ON
FRON
T
YARD
5
0
' BUILDING
SET
BACK
PROPOSED DDCV PER CMWD W-22
EXIST. R/W
PER ROS 13203
PER ROS 13203
1/5/193
8 IN B
K 74
3, PG 64
PUB
LIC RD ES MT REC'D
PR
3 & 4:R
S 68
2 &
EXISTING R
O W
R/W
EX
IST
.
R/W
EX
IST.
FOR FIRE ACCESS
CANTILEVER WALKWAY
(5.0' MAX.)
RETAINING WALL
TURN RADIUS
FIRE TRUCK SAFE
DISPERSAL
AREA DECK
232.7
BW 222.05
TW 224.50
5
'
FIRE
ACCESS
BW 224.8
TW 228.5
FG 225.4
TW 230.0
FS 234.7
FF 236.10
2007-0681759
PER DOC. NO.
R.O.W. DEDICATED
PROPOSED SYMBOL PROPOSED
VA
CAT
ION
P
ER
PARC
EL
MAP
30
' RIGH
T
OF
WAY
3.5'-10'
2.0'
DITCH
EX. BROW
EX. GROUND
(2:1)
GROUND
FINISHED
PROPOSED
BW: 222.8
TW: 228.0
MAXIMUM HEIGHT 5.8'
RETAINING WALL
(5.8' MAX.)
RETAINING WALL
R/
W
E
XIS
T.
EXISTING GRADE
FG 210.0
DAYLIGHT AT
6'
3
'
BT 207.0
FG 212.2
FLOWLINE OUT AT
W/RIP RAP
HEADWALL
PROPOSED D-35
CLEANOUT
PROPOSED TYPE A-4
PL
ANGULAR ROCK
3' DEEP X 6' WIDE 8" MINUS
GRAVEL TRENCH SPREADER
FL 207.25
3" PERF. SUBDRAIN
FL 207.0
SUBDRAIN OUTLET
6' - 9'
2
1
@ 1.0%
24" HDPE
MEMBRANE
WATER PROOF
FL 212.3 (TYP.)
PIPE
18" HDPE OUTLET
8" PERFORATED SDR 35 PVC
PIPE AS SHOWN ON
PLAN (0.5% MIN SLOPE)
3" ASTM NO. 8
3" ASTM NO. 33,
CHOKING LAYER (CH):
DRIVEWAY "A"
IMPERMEABLE GEOMEMBRANE PER
GEOTECHNICAL ENGINEER'S
RECOMMENDATIONS (30-MIL THICK
HDPE OR EQUIVALENT PVC LINER)
OF NATIVE MATERIAL
90% COMPACTION
2:1
CONVEYANCE (7")
FINISHED GRADE
WQ PONDING 6"
3:1
MODIFIED B-1 INLET
OVERFLOW STRUCTURE
4" PEA GRAVEL
PERMEABLE
9" CLASS 2
3" PEA GRAVEL
2:1
3" MULCH LAYER
HMP VOLIME 4.1"
FLOW
MID
0.6875'
THREADED END CAP
0.75" LOW FLOW ORIFACE
WATER SURFACE
2:
1
18" BIOFILTRATION SOIL MIX
3:1
RISER
8" PVC CLEANOUT
@ 1%
24" HDPE
BOUNDARY
PROPERTY
BOUNDARY
PROPERTY
ON
I
N
TE
RIO
R
SID
ES
5'
PA
R
K
I
N
G/
D
RIV
EW
AY
SE
TB
A
C
K
ON
IN
TE
R
I
O
R
SID
E
S
5' PA
R
KING
/
D
R
I
V
EW
A
Y
SET
B
A
C
K
ON
IN
TE
R
IO
R
SI
D
E
S
10' B
U
I
L
D
I
N
G
SE
TB
A
C
K
BOUNDARY
PROPERTY
PROPOSED R/W VACATION
PROPOSED STAIRS
25'
EASEMENT
UTILITY
R/
W
P
R
OP.
BOUNDARY
PROPERTY
AREA DRAIN
PROPOSED 6"
AREA DRAIN
PROPOSED 6"
2
:1
2:1
2
:1
BOUNDARY
PROPERTY
REMEDIAL 30,400 CY
27,300 CYEXPORT
600 CYFILL
27,900 CYCUT
PRELIMINARY GRADING PLAN
MARCH 06, 2018
HMP2018-0002
HDP2017-0003
SUP2017-0002
MS2017-004
(DEV2016-0053)
V2018-0003
CARLSBAD
SUMMIT SENIOR
TC
2
58
.6
PAVEMENT
EX. EDGE OF
XS
220
230
240
ST
OP
X
X
150
155
15
5
160
160
165
165
170
17
0
170
175
175
17
5
180
180
180
185
185
185
19
0
190
190
195
195
195
195
200
20
0
200
20
0
20
0
20
5
205
205
205
205
X
210
210
210
210
210
X
215
215
215
215
215
X
X
MHX
XS
X
220
220
220
X
X
X
X
X
X
X
X
22
5
225
225
225
X
X
X
X
X
X
230
230
230
X
X
235
235
235
235
X
X
X
X
X
MHX
X
X
X
240
240
2
4
0
240
X
X
X
X
X
X
X
X
X
X
X
X
GVX
X
GVX
GVX
X
24
5
245
245
24
5
245
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
PBX
X
GVX
250
250
250
250
250
GVX
X
X
PBX
PBX
X
X
MHX
PBX
X
X
X
X
XXXXXXX
X
PBX
PBX
PBX
X
X
X
XXXX
X
X
XXXX
255
255
255 255 2
5
5
25
5
X X
X
X
X
X
X
X
X
X
X
X
XXXX
X
X
X
X
X
X
X
X
X
X
260
260
260
260
26
0
X
X
X
X
X
X
X
X
X
X
X
X
IRRX
X
X
X
265
265
265
265
2
6
5
X
PBX
X
X
IRRX
X
XXXX
X
X
X
270
270
270
2
7
0
270
X
X
IRRX
I
R
R
X
X
X
X
X
X
X
X
275
275
5592 El Camino Real Carlsbad CA 92010
Summit Senior Life, LLC
Carlsbad Senior Housing
2
6
-
APR-
2
0
1
8
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2
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ring
Com
pany
J-17759
FG 216.5
2941.9 SF
D9-A4
D9-A4
D9-A4
MH
WI
SDD-116~10' B-1 INLET
SDD-116~10' B-1 INLET
D9-A4
ON
FRONT YA
RD
30' PARK ING
/ DR IVE WAY
SET
BACK
ON
FRON
T YARD
50' BU ILD ING S ET
BACK
ON
I
N
TE
RIO
R
SID
ES
10' B
U
ILD
ING
SET
B
A
C
K
EXIST. R/W
PER ROS 517
ROAD A-13
ROW OF COUNTY
ON
FRON
T
YA
RD
30
' PARKING
/
DRIVEWAY
SET
BACK
ON
FRON
T
YA
RD
50
' BUILDING
SET
BACK
EXIST. R/W
PER ROS 13203
PER ROS 13203
R/W
EX
IST
.
R/W
EX
IST.
2007-0681759
PER DOC. NO.
R.O.W. DEDICATED
VA
CAT
ION
P
ER
PARC
EL
MAP
30
' RIGH
T
OF
WAY
R/
W
E
XIS
T.
BOUNDARY
PROPERTY
BOUNDARY
PROPERTY
ON
I
N
TE
RIO
R
SID
ES
5'
PA
R
K
I
N
G/
D
RIV
EW
AY
SET
B
A
C
K
ON
IN
TE
R
I
O
R
SID
E
S
5' PA
R
KING
/
D
R
I
V
EW
A
Y
SET
B
A
C
K
ON
IN
TE
R
IO
R
SI
D
E
S
10' B
U
I
L
D
I
NG
SET
B
A
C
K
BOUNDARY
PROPERTY
R/
W
P
R
OP.
BOUNDARY
PROPERTY
BOUNDARY
PROPERTY
E
L C
A
M IN
O RE
AL
0
GRAPHIC SCALE 1" = 30'
1530 30 60 90
FF 236.10
2:1
FH
FH
FF 248.10
FF 260.10
PV
T
6" PV
C
SEW
E
R
@
9.7%
P
VT 6
" PVC S
EWER @ 9.7
%
PV
T
6" PV
C
SEW
ER @
8.
9%
FH
FH
TG 256.8
PV
T
FIR
E
SER
V
I
C
E
PVT FIRE S
ERVICE
COUGA
R DR
P
A
LM
ER
W
AY
IE 222.4
TYPE RSD S-7 C.O.
I
INV 216.9
EXIST. SEWER
CONNECT TO
`
POC
IRRIGATION
POC
DOMESTIC WATER
POC
FIRE SERVICE
IE 243.1
IE 231.1
EXIST. WATER
CONNECT TO
IE 235.8
TYPE RSD S-7 C.O.
MODIFIED B-1 INLET
SPILLWAY
CURB CUT
SPILLWAY
CURB CUT
EXI
ST. STO
RM
D
R
AI
N
EXIST. SEW
ER
E
X
I
ST.
W
A
TE
R
EXIST. 24" WATER
EXIST. 24"
WATER
PRELIMINARY UTILITY PLAN
EXISTING FH
NOTES
LEGEND
PROPOSED EXISTING
OHT
EX. MAJOR CONTOUR
EX. MINOR CONTOUR
EX. OVERHEAD ELECTRIC LINE
EX. GAS LINE
EX. SEWER LINE
EX. OVERHEAD TELEPHONE LINE
EX. WATER LINE
EX. STORM DRAIN
EX. STORM DRAIN STRUCTURE
EX. TREE/BUSH
EX. BUILDING
EX. STRIPING
SYMBOL SYMBOL
CENTERLINE
GUTTER
CURB & GUTTER
PARKING
SLOPE
RETAINING WALL
BUILDING
EX. FIRE HYDRANT
EX. SEWER LATERAL S
SIDEWALK
EX. RIGHT-OF-WAY
EX. BOUNDARY
SDD-116~10' B-1 INLET
PROPOSED SEWER
PROPOSED WATER
PROPOSED FIRE HYDRANT
PROPOSED FIRE SERVICE
PROPOSED STORM DRAIN
PROPOSED STORM DRAIN HEAWALL
CURB INLET
PROPOSED STORM DRAIN
D9-A4
CURB INLET
TYPE B-1
ABANDONED IN PLACE
LATERAL TO BE
EXIST. SEWER
ABANDONED IN PLACE
LATERAL TO BE
EXIST. SEWER
RIPRAP
HEADWALL W/
EXI
ST.
8" PV
C
SEW
ER
PER
D
W
G
361-
6
B
EXI
ST.
10
" P
VC (
CL1
5
0)
W
ATER
PER
DW
G
361
-
6
B
EX. LOT LINE
SERVICE
PVT FIRE
PROPOSED ROOFDRAIN DOWNSPOUT
FL 212.38
TYPE A CLEANOUT
@ 1.0%
24" HDPE
EX. LOT LINE
PLOT DATE: 03/06/2018
PROJECT NO: 17759
C0-2
PRELIMINARY UTILITY PLAN
FL 207.25
SUBDRAIN
3" PERFORATED
IE 218.9
TYPE RSD S-7 C.O.
S E W ER @ 9 .4%
PV T 6 " PVC
PROPOSED SEWER CLEANOUT
PROPOSED PERFORATED SUBDRAIN
SPREADER ~ 3' DEEP X 6' WIDE
PROPOSED GRAVEL TRENCH
RIP RAP
SUBDRAIN HEADWALL
DAYLIGHT LINE
FL 207.25
SUBDRAIN
3" PERFORATED
TYP. FL 212.38
HEADWALL W/ RIP RAP
18" HDPE
STORM DRAIN
PROPOSED 8" PVC
STORM DRAIN
PROPOSED 10" HDPE
STORM DRAIN
PROPOSED 8" PVC
@ 0.0%
24" HDPE
TO BE VACATED
SDG&E EASEMENT
BE ABANDONED AND
EXISTING OHE TO
PROPOSED BACKFLOW PER CMWD W-20
PROPOSED DDCV PER CMWD W-22
PROPOSED R/W VACATION
ON INTERIOR SIDES
5' PARKING/DRIVEWAY SETBACK
ON INTERIOR SIDES
10' BUILDING SETBACK
PROPOSED STAIRS
EX. LOT LINE
R
/W
PROP
.
PVT 8" FIRE S
ERVICE
FL 207.0
OUTLET PIPE
3" PVC
3' DEEP X 6' WIDE
SPREADER
GRAVEL TRENCH
TYP. FL 212.38
HEADWALL W/ RIP RAP
18" HDPE
SEWER EASEMENT
25' EXISTING W ATER &
EX. STREET LIGHT
ANCHOR
EX. WIRE
EX. SIGN POST
EX. SIGN
MARCH 6, 2018
BROOKS BOX
12" X 12"
PROPOSED
8" PVC PIPE
PROPOSED
8" PVC PIPE
PROPOSED
8" PVC PIPE
PROPOSED
BROOKS BOX
12" X 12"
PROPOSED
BE REMOVED
BY AT&T TO
EX. POLE OWNED
5.) DRAINAGE - 17.8 CFS
4.) TRAFFIC GENERATION - 122 BEDS X 3 = 366 ADT
(TO BE VERIFIED BY FIRE DEPARTMENT)
DEMAND = ASSUME 1,500 GPM
3.) FIRE - CITY OF CARLSBAD
DEMAND = 300 GPM
2.) WATER - CITY OF CARLSBAD
38,900 GPD/ 220 GPD = 177 EDU
DEMAND = 38,900 GPD (0.06 CFS)
1.) SEWER - CITY OF CARLSBAD
SDP2017-0006
CUP2017-0007
HMP2018-0002
HDP2017-0003
SUP2017-0002
MS2017-004
(DEV2016-0053)
V2018-0003
CARLSBAD
SUMMIT SENIOR
PER W-20
AND BACKFLOW PREVENTORS
W/ 2" WATER METERS PER W-4
PROP. 2-2" WATER SERVICES
SERVICE W/DDCV
PROP. 8" FIRE
EX. POLE
TO BE REMOVED
EX. POLE
TO BE REMOVED
DOWNSPOUT (TYP)
PROPOSED ROOFDRAIN
EX. POLE
TO BE REMOVED
BE REMOVED
EX. LINE TO
BE REMOVED
EX. AT&T LINE TO
UNDERGROUNDED
REMOVED AND
EX. AT&T LINE TO BE
EX. POLE
TO BE REMOVED
EX. POLE
TO BE REMOVED
220
230
2
40
ST
OP
145
150
15
0
15
5
15
5
160
160
165
165
170
170
170
175
17
5
175
180
180
180
185
185
185
190
190
190
X191.5
X191.6
X194.8
195
195
195
19
5
X197.1
20
0
200
200
200
200
205
205
205
20
5
205
210
210
210
210
210
X
215
215
215
215
215
X
X
X
220
220
220
X
X
X
X
X
X
X
X
225
225
225
225
X
X
X
X
X
230
230
230
X
X
235
235
235
235
X
X
X
X
X 236.7
X 237.4
X237.7
X
X
X238.3
X238.3
X
X239.6
240
240
24
0
240X
X
X
X240.4
X
X
X
X
X
X
X242.3
X
X242.5
X242.7
X
X242.9
X 243.6
X
X244.3
X 244.4
X244.6
24
5
245
245
24
5
245
X
X
X
X
X
X
X
X
X
X
X
X
X
250
250
250
250
250
X
X X
X
X
X
X
X
X
X
X
X
X
X
255
255
255 255 2
5
5
255
X
X
X
X
X
X
X
X
X
X
X
X258.6
X258.8
X
X259.3
X
X
X
X
260
260
260
26
0
26
0
X
X260.3
X
X
X
X
X261.5
X261.5X
X
X
X
X264.4
265
265
26
5
2
6
5
2
6
5
X265.4
X
X
X266.2
X 266.4
X
X 267.6
X267.6
X268.4
X268.7
X
270
270
270
2
7
0
270
X
X
X
275
275
X275.7
X277.2
5592 El Camino Real Carlsbad CA 92010
Summit Senior Life, LLC
Carlsbad Senior Housing
2
6
-
APR-
2
0
1
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0
9
:
2
4
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7
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17
7
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p
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d
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Rick Eng
inee
ring
Com
pany
J-17759
XS
D9-A4
D9-A4
MAP 15253
M
A
P
N
O
.
14
0
6
0
A
PN: 20
9-
060-
57
A
PN: 209
-
06
0-
56
PR - PA
R
C
EL
1
(PR
IVA
T
E
ST
.)
(PUBLIC ST.)
70
7
1
72
73
74
7
5
76
77
7879
PM 18059
(
PU
B
LI
C
ST.)
PR - PA
RC
EL
2
APN: 209-111-31
FIELD
MALONE/VENZON
APN: 209-111-30
G
O
RDO
N
A
PN:
209
-
111
-
29
AP
N: 2
0
9-111-
28
DO
RAIS
W
AM
Y/
GO
W
DER
AM
O
RSOLO
AP
N: 2
0
9-
11
1-
2
7
AP
N: 20
9-111-
26
HAN CHANG/MI S
ON
R
OUILLE
R
AP
N: 209-111-25
APN: 209-111-24
DAI LIANG/WU RONG
APN: 2
09
-0
4
0
-46
WRISLEY 19
9
0 FAMILY TRUST
APN: 209-060-61
LYALL ENTERPRISES INC
1.30
` A
C
R
ES
2.14`
A
C
R
ES
S79
°50'28"E
313
.36'
102
.74'
212
.62'
N20
°5
3
'55
"E
37
0
.03
'
N40°08'40"
W 352.95'
23
8
.75'
114.20'
S
2
0°5
9'45
" W 59
9
.68
'
N2
0°53
'55
" E
52
5
.19
'
1
2
SNF
SNF
2
C1
C1 1°15'13" 1863.00' 40.76'
----------------------------------------
NAME DELTA RADIUS LENGTH
CURVE TABLE
L
1
L2
L2 N 20°53'53" E 30.53'
L1 N 20°59'45" E 49.24'
---- ---------------- ---------
NAME DIRECTION LENGTH
LINE TABLE
7
9
8
13
12
3 4
5
12'
6
1110
2
5'
PUB
LIC
U
TILITY EA
SEM
EN
T
PE
R
M
AP
1406
0
DECK
POO
L
TANK
PROPANE
BRICK P
AVERS
LS
LS
PAN
EL
S
SO
LA
R LS LS
DECK
DECK
TRASH
BIN
BR
OW DITCH
BROW DITCH
BU
ILD
ING
PAN
E
LE
D, MANU
F
A
C
TU
R
E
D
SING
LE
S
TORY WOOD
(
LE
ANS
NE'
LY)
4' WIRE
F
E
NCE
6' CH
AINLIN
K (LEANS E'LY)
5' WI
RE
F
ENCE
4'
WI
RE
FENCE
SHED
SERV
IN
G
AD
JOINING
PRO
PERTY
D
IR
T PA
RK
ING
/STORAG
E A
R
EA
4'
WI
RE
FENCE
4' WIRE FENCE
HEAVY BRUSH
HEAV
Y
BR
USH
HEAVY
BR
USH
FOO
T
ING
ON CIND
ER B
LOCK
D
ILA
P
IDA
T
ED WOO
D
SH
ED
2 STALLS
2
STALL
S
1
STALL
S
5
S
T
ALL
S
B
LD
1
B
LD
5
B
LD
3
B
LD
4
B
LD
2
BL
D 7
B
LD
6
5' CHA
INLINK
FENCE
92
.6'
109.7'
28.6'
8.9'
MAP NO. 823
PORTION LOT B
ROS 4223 TITLE REPORT ITEMS
NOT A SURVEY MATTER
OCTOBER 6, 2015 AS ORDER NO. 12206371-996-SD1.
REFERENCE IS MADE TO CHICAGO TITLE COMPANY PRELIMINARY REPORT PREPARED
NO. DATE NO.
ITEM RECORDING DOCUMENT DESCRIPTION REMARKS
PLOTTED
PLOTTED
3
4
5
6
7
10
11
12
13
ROAD SURVEY 682
OF LAND LYING WITHIN RS 682
RIGHTS OF PUBLIC TO ANY POR. PLOTTED
COUNTY ROAD EASEMENT PLOTTED 01-05-1938 BK 743, PG 64
SAN DIEGO GAS & ELEC. ESMT.10-17-1960 FILE 206390
SAN DIEGO GAS & ELEC. ESMT.PLOTTED10-17-1960 FILE 206395
09-18-1969 FILE 171623 DRAINAGE EASEMENT PLOTTED
8
9
DRAINAGE EASEMENT10-30-1970 FILE 199725
DRAINAGE CHANNEL EASEMENT PLOTTED10-30-1970 FILE 199725
2000-067397212-12-2000 CMWD WATER PIPELINE PLOTTED
12-12-2000 2000-0673973
WASTE WATER PIPELINE
CITY OF CARLSBAD PLOTTED
10-25-2007 2007-0681759 ACCESS RIGHTS RELINQUISHED PLOTTED
10-25-2007 2007-0681760
SLOPE & DRAINAGE EASEMENT
CITY OF CARLSBAD PLOTTED
TOPOGRAPHIC LEGEND
X
XS
X
X
X
(R)
GFA
WIRE ANCHOR
STORM DRAIN MANHOLE
SIGN POST
SEWER MANHOLE
RADIAL BEARING
WATER VALVE
WATER METER
GROUND FLOOR AREA
BUILDING
FENCE
CONCRETE
ASPHALT BERM
ASPHALT
A
X AIR RELEASE VALVE
BACKWATER VALVEBWV
HBX WATER TESTING STATION
GAS LINE
OVERHEAD ELECTRIC LINE
UNDERGROUND ELECTRIC LINE
SEWER LINE
OVERHEAD TELEPHONE LINEOHT
UNDERGROUND TELEPHONE LINE
WATER LINE
RW
63'63'
126'
EXIST
RW
CL
10'10'53'53'
4.5'
2%
16'4.5'
2%2%2%
5.5'5.5'
72'
10'26'
4.5'
2%2%
5.5'
CL12'24'
CURB & GUTTER
EXISTING 6" TYPE G
CURB & GUTTER
EXISTING 6" TYPE G
SIDEWALK
CONCRETE
EXISTING
SIDEWALK
CONCRETE
EXISTING
12"
SWALE
EARTH
EXIST.
SLOPES
EXIST.
2 :
1
2 : 1
ROAD BED
GRADED
EXIST.
2%
AGG. BASE
EXIST.
1
2
"
AT EP
AC CHOKER
EXIST.
OVER 12" A.B.
PAVEMENT
EXIST. 4" A.C.
PL S'LY PL
CONSTRAINTS MAP
NTS
EL CAMINO REAL
TYPICAL SECTION
NTS
COUGAR DRIVE
TYPICAL SECTION
49.25'
EX. RIGHT-OF-WAY
EX. LOT LINE
EX. BOUNDARY
EL
C
A
M I
N
O
RE
AL
COUGA
R
EVIRD
PA
LM
ER
W
AY
EX. LOT LINE
90
'
EXIST. R/
W
E
XI
S
T.
R/
W
EXIST. R/W
EXIST. R/W
R/W
EXIST.
R/W
EXIST.
EX RET. WALL
BUILDING
REMOVABLE
EX RET. WALL
BUILDING
REMOVABLE
EX WALL
0
GRAPHIC SCALE 1" = 40'
2040 40 120 80
PLOT DATE: 03/06/2018
PROJECT NO: 17759
C0-3
CONSTRAINTS MAP
TRAILER
STORAGE1/5/1938
IN B
K 74
3
, PG 64
PUBL
IC
R
D E
S MT
RE
C
'D
PR
3 & 4: RS 68
2
&
E
XIST
ING R
/W
126.00
'
PR
AS ORDER NUMBER 122063-996-501
PRELIMINARY TITLE REPORT PREPARED BY CHICAGO TITLE COMPANY
VEGETATION
DENSE
PAVEMENT
EDGE OF
H
EAVY
BR
U
SH
PAN
EL
S
SO
LA
R
P
OO
L
DECK DECK
BR
OW DIT
CH
4'
WI
RE
FENCE
4' WIRE
FENCE
4' WIRE FEN
CE
HEAVY BRUSH
5
' CHA
INLINK
F
ENCE
BRIC
K P
A
VERS
5'
WI
RE
F
ENCE
6' CH
AINLIN
K (L
E
ANS E'LY)
SH
ED
WALL
EX RET.
BR
OW DITCH
POLE
45
'
45'
18
'
18'
BOUNDARY
PROPERTY
BOUNDARY
PROPERTY
BOUNDARY
PROPERTY
R/
W
E
XIS
T.
R/W
EXIST.
R
/W
EXIST.
EXIST. R/W
PER ROS 13203
EXIST. R/W
PER ROS 13203
R/W
PROP.
EX. STREET LIGHT
EX. SIGN POST
EX. SIGN POST
ANCHOR
EX. WIRE
BOUNDA
RY
PROPERTY
EXIST.
BOUNDA
RY
PROPERTY
EXIST.
BOUNDARY
PROPERTY
EXIST.
MARCH 06, 2018
R
/W
PROP
.
BE REMOVED
BY AT&T TO
EX. POLE OWNED
SDP2017-0006
CUP2017-0007
HMP2018-0002
HDP2017-0003
SUP2017-0002
MS2017-004
(DEV2016-0053)
V2018-0003
CARLSBAD
SUMMIT SENIOR
TO BE REMOVED
EX. POLE
X
MHX
XS
X
MHX
BIN
TRASH
X
GVX
GVX
GVX
X
X
TO BE REMOVED
EX. POLE
TO BE REMOVED
EX. POLE
PBX
GVX
GVX
X
PBX
PBX
X
MHX
PBX
XXXXXXX
PBX
PBX
PBX
TO BE REMOVED
EX. POLEXXXXXXXX
X
XXXX
X
X
X
X
X
X
IRRX
X
XX
X
PBX
UNDERGROUNDED
REMOVED AND
EX. AT&T LINE TO BE
TO BE REMOVED
EX. POLE
IRRX
XXXX
X
X
IRRX
IRRX
X
X
X
X
X
X
220
230
240
ST
OP
15
0
155
155
160
160
165
165
170
170
170
175
175
17
5
180
180
180
18
5
185
185
190
190
190
X191.5
X191.6
X194.8
195
195
195
195
X197.1
200
200
200
20
0
20
0
205
205
205
205
205
X
21
0
210
210
210
210
X
215
215
215
215
215
X
X
MHX
X
220
220
220
X
X
X
X
X
X
X
X
225
225
225
225
X
X
X
X
X
X
230
230
230
X
X
235
235
235
235
X
X
X
X
X
X236.7
X 237.4
MHX
X237.7
X
X
X238.3
X238.3
X
X 239.6
240
240
2
4
0
240
X
X
X
X240.4
X
X
X
X
X
X
X 242.3
X
X242.5
X 242.7
X
X242.9
X 243.6
X
GVX
X
X 244.3
GVX
GVX
X244.4
X 244.6
X
245
245
245
24
5
245
X
X
X
X
X
X
X
X
X
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X
X
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X
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250
250
250
250
250
GVX
X
X
PBX
PBX
X
X
MHX
PBX
X
X
X
X
XXXXXXX
X
PBX
PBX
PBX
X
X
X
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X
X
XXXX
255
255
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5
2
5
5
25
5
X X
X
X
X
X
X
X
X
X
X
X
XXXX
X
X
X
X
X
X258.6
X258.8
X
X259.3
X
X
X
X
260
260
260
260
26
0
X
X260.3
X
X
X
X
X 261.5
X 261.5
X
X
X
X
X
X
X
X264.4
IRRX
X
X
X
265
265
265
265
2
6
5
X
PBX
X 265.4
X
X
IRRX
X266.2
X266.4
X
X
X267.6
X267.6XXX
X268.4
X
X 268.7
X
X
270
270
270
2
7
0
270
X
X
IRRX
I
R
R
X
X
X
X
X
X
X
X
275
275
X275.7
X 277.2
5592 El Camino Real Carlsbad CA 92010
Summit Senior Life, LLC
Carlsbad Senior Housing
2
6
-
APR-
2
0
1
8
0
9
:
2
3
J
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7
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Rick Eng
inee
ring
Com
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J-17759
E
L C
A
M IN
O RE
AL
COUGA
R DR
P
A
LM
ER
W
AY
FO
X
TA
IL LO
O
P
0
GRAPHIC SCALE 1" = 30'
1530 30 60 90E
L C
A
M IN
O RE
AL
COUGA
R DR
P
A
LM
ER
W
AY
LEGEND
SLOPES
PROJECT BOUNDARY
0.00% - 15.00% / 2.21 AC. (64.1%)
15.00% - 25.00% / 0.62 AC. (18.0%)
25.00% - 40.00% / 0.19 AC. (5.5%)
> 40.00% / 0.42 AC. (12.2%)
3.44 AC TOTAL
FO
X
TA
IL LO
O
P
PLOT DATE: 03/06/2018
PROJECT NO: 17759
C0-4
SLOPE ANALYSIS - EXISTING CONDITION
SLOPE ANALYSIS - PROPOSED CONDITION
MARCH 06, 2018
SDP2017-0006
CUP2017-0007
HMP2018-0002
HDP2017-0003
SUP2017-0002
MS2017-004
(DEV2016-0053)
V2018-0003
CARLSBAD
SUMMIT SENIOR
220
230
240
ST
OP
15
0
155
155
160
160
165
165
170
170
170
175
175
17
5
180
180
180
18
5
185
185
190
190
190
X191.5
X191.6
X194.8
195
195
195
195
X197.1
200
200
200
20
0
20
0
205
205
205
205
205
X
21
0
210
210
210
210
X
215
215
215
215
215
X
X
MHX
X
220
220
220
X
X
X
X
X
X
X
X
225
225
225
225
X
X
X
X
X
X
230
230
230
X
X
235
235
235
235
X
X
X
X
X
X236.7
X 237.4
MHX
X237.7
X
X
X238.3
X238.3
X
X 239.6
240
240
2
4
0
240
X
X
X
X240.4
X
X
X
X
X
X
X 242.3
X
X242.5
X 242.7
X
X242.9
X 243.6
X
GVX
X
X 244.3
GVX
GVX
X244.4
X 244.6
X
245
245
245
24
5
245
X
X
X
X
X
X
X
X
X
X
X
X
X
X
X
PBX
X
GVX
250
250
250
250
250
GVX
X
X
PBX
PBX
X
X
MHX
PBX
X
X
X
X
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X
PBX
PBX
PBX
X
X
X
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X
X
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255
255
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5
2
5
5
25
5
X X
X
X
X
X
X
X
X
X
X
X
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X
X
X
X
X
X258.6
X258.8
X
X259.3
X
X
X
X
260
260
260
260
26
0
X
X260.3
X
X
X
X
X 261.5
X 261.5
X
X
X
X
X
X
X
X264.4
IRRX
X
X
X
265
265
265
265
2
6
5
X
PBX
X 265.4
X
X
IRRX
X266.2
X266.4
X
X
X267.6
X267.6XXX
X268.4
X
X 268.7
X
X
270
270
270
2
7
0
270
X
X
IRRX
I
R
R
X
X
X
X
X
X
X
X
275
275
X275.7
X 277.2
COUGA
R DR
P
A
LM
ER
W
AY
0
GRAPHIC SCALE 1" = 30'
1530 30 60 90
LEGEND
SLOPES
PROJECT BOUNDARY
0.00% - 15.00% / 2.65 AC. (75.3%)
15.00% - 25.00% / 0.08 AC. (2.3%)
25.00% - 40.00% / 0.06 AC. (1.7%)
> 40.00% / 0.73 AC. (20.7%)
3.52 AC TOTAL*
*TOTAL AREA IS GREATER THAN EXISTING DUE TO THE OFFSITE GRADING AREAS
SLOPE ANALYSIS - PROPOSED CONDITION
PLOT DATE: 03/06/2018
PROJECT NO: 17759
C0-5
SLOPE ANALYSIS - PROPOSED CONDITION
MARCH 06, 2018
SDP2017-0006
CUP2017-0007
HMP2018-0002
HDP2017-0003
SUP2017-0002
MS2017-004
(DEV2016-0053)
V2018-0003
CARLSBAD
SUMMIT SENIOR
5592 El Camino Real Carlsbad CA 92010
Summit Senior Life, LLC
Carlsbad Senior Housing
2
6
-
APR-
2
0
1
8
0
9
:
2
2
J
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1
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7
5
9
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Rick Eng
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FG 216.5
2941.9 SF
XS
D9-A4
D9-A4
D9-A4
MH
WI
SDD-116~10' B-1 INLET
SDD-116~10' B-1 INLET
D9-A4
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COUGA
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9.2%
2:1
GB
ON
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SET
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ON
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50' BU ILD ING S ET
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D
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W
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V
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1
2:
1
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PE
SLOPE
2:1
EXIST. 8" PVC SEWER
.
95%
ON INTERIOR SIDES
5' PARKING/DRIVEWAY SETBACK
ON INTERIOR SIDES
10' BUILDING SETBACK
2.0%
(10
%)
PER ROS 517
ROAD A-13
ROW OF COUNTY
2.0%
1
0.
2
%
2.0%
PER DWG 361-6B
EXIST. 10" PVC (CL150) WATER
PER DWG 361-6B
BACKFLOW PREVENTOR
PER CMWD W -21
DDCV PER CMWD W -22
ON
FRON
T
YA
RD
30
' PARKING
/
DRIVEWAY
SET
BACK
ON
FRON
T
YA
RD
50
' BUILDING
SET
BACK
EXIST. R/W
PER ROS 13203
R/W
EX
IST
.
R/W
EX
IST.
TURN RADIUS
FIRE TRUCK
R/
W
E
XIS
T.
BOUNDARY
PROPERTY
BOUNDARY
PROPERTY
ON
I
N
TE
RIO
R
SID
ES
5'
PA
R
K
I
NG
/
D
RIV
EW
AY
SET
B
A
C
K
ON
IN
TE
R
I
O
R
SID
E
S
5' PA
R
KING
/
D
R
I
V
EW
AY
SET
B
A
C
K
ON
IN
TE
R
IO
R
SI
D
E
S
10' B
U
I
L
D
I
NG
SET
B
A
C
K
BOUNDARY
PROPERTY
R/
W
P
R
OP.
BOUNDARY
PROPERTY
2
:1
2:1
2
:1
BOUNDARY
PROPERTY
XS
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Landscape Architects
A S S O C I A T E S I N C.
ARCHITECTURE PLANNING CONSULTING
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com CL-1
Preliminary Landscape Plan
SHEET 1 OF 5
Preliminary Landscape Plan
CITY OF CARLSBAD REQUIRED NOTES:
POSITIVE SURFACE DRAINAGE (2% GRADE IN PLANTING AREAS) AWAY FROM STRUCTURES AND TERMINATING IN APPROVED
DRAINAGE SYSTEM MUST BE PROVIDED.
1. PER CITY REQUIREMENT 50% OF SHRUBS (EXCEPT ON SLOPES 3:1 OR STEEPER) SHALL BE A MINIMUM 5 GALLON SIZE.
2. ALL UTILITIES ARE TO BE SCREENED WITH PLANTING. LANDSCAPE CONSTRUCTION DOCUMENTS WILL BE REQUIRED TO
SHOW AND LABEL ALL UTILITIES AND PROVIDE APPROPRIATE SCREENING.
3. IRRIGATION SHALL BE ONLY SUBSURFACE IRRIGATION FOR VEGETATION WITHIN 24 INCHES OF AN IMPEREABLE SURFACE
UNLESS THE ADJACENT IMPERMEABLE SURFACES ARE DESIGNED AND CONSTRUCTED TO CAUSE WATER TO DRAIN ENTIRELY
INTO THE LANDSCAPE AREA.
SLOPES 6:1 OR STEEPER REQUIRING EROSION CONTROL MEASURES AS SPECIFIED HEREIN SHALL BE TREATED WITH ONE OR MORE
OF THE FOLLOWING PLANTING STANDARDS:
A. STANDARD 1 - COVER CROP / REINFORCED STRAW MATTING:
COVER CROP SHALL BE A SEED MIX TYPICALLY MADE UP OF QUICK GERMINATING AND FAST COVERING GRASSES, CLOVERS,
AND / OR WILD FLOWERS. SUBMIT THE SPECIFIC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION. THE COVER CROP
SHALL BE APPLIED AT A RATE AND MANNER SUFFICIENT TO PROVIDE 90% COVERAGE WITHIN THIRTY (30) DAYS.
TYPE OF REINFORCED STRAW MATTING SHALL BE AS APPROVED BY THE CITY AND STAKED TO THE SLOPE AS RECOMMENDED
BY THE MANUFACTURE.
REINFORCED STRAW MATTING SHALL BE REQUIRED WHEN PLANTING OCCURS BETWEEN AUGUST 15 AND APRIL 15. THE COVER
CROP AND / OR REINFORCED STRAW MAT SHALL BE USED THE REMAINDER OF THE YEAR.
B. STANDARD #2 - GROUND COVER
ONE HUNDRED (100%) PERCENT OF THE AREA SHALL BE PLANTED WITH A GROUND COVER KNOWN TO HAVE EXCELLENT
SOIL BINDING CHARACTERISTICS (PLANTED FROM A MINIMUM SIZE OF FLATTED MATERIAL AND SPACED TO PROVIDE FULL
COVERAGE WITHIN ONE YEAR).
C. STANDARD #3 - LOW SHRUBS
LOW SPREADING WOODY SHRUBS (PLANTED FROM A MINIMUM OF 2-3/4 INCH LINERS) SHALL COVER A MINIMUM OF SEVENTY
70%) PERCENT OF THE SLOPE FACE (AT MATURE SIZE).
D. STANDARD #4 - TREES AND / OR LARGE SHRUBS
TREES AND / OR LARGE SHRUBS SHALL BE (PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT MINIMUM RATE OF
ONE (1) PER TWO HUNDRED (200) SQUARE FEET.
SLOPES - 6:1 OR STEEPER AND:
A. 3 FEET OR LESS IN VERTICAL HEIGHT AND ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE AT MINIMUM STANDARD #1.
B. 3 FEET TO 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION MATTING SHALL BE INSTALLED IN LIEU OF A COVER
CROP) , #2 AND #3.
C. IN EXCESS OF 8 FEET IN VERTICAL HEIGHT REQUIRE STANDARDS #1 (EROSION CONTROL MATTING SHALL BE INSTALLED IN LIEU
A COVER CROP), #2, #3, AND #4.
AREAS GRADED FLATTER THAN 6:1 REQUIRE STANDARD #1 (COVER CROP) WITH TEMPORARY IRRIGTION WHEN THEY HAVE ONE OR
MORE OF THE FOLLOWING CONDITIONS:
A. SHEET GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS WITHIN 6 MONTHS OF COMPLETION OF ROUGH GRADING.
B. A POTENTIAL EROSION PROBLEM AS DETERMINED BY THE CITY.
C. IDENTIFIED BY THE CITY AS HIGHLY VISIBLE AREAS TO THE PUBLIC OR HAVE SPECIAL CONDITIONS THAT WARRANT IMMEDIATE
TREATMENT.
"I AM FAMILIAR WITH THE REQUIREMENTS FOR LANDSCAPE AND IRRIGATION PLANS CONTAINED IN THE CITY OF CARLSBAD'S
LANDSCAPE MANUAL AND WATER EFFICIENT LANDSCAPE REGULATIONS. I HAVE PREPARED THIS PLAN IN COMPLIANCE WITH THOSE
REGULATIONS AND THE LANDSCAPE MANUAL AND AGREE TO COMPLY WITH ALL REQUIREMENTS WHEN SUBMITTING CONSTRUCTION
DOCUMENTS. I CERTIFY THAT THE PLAN IMPLEMENTS THOSE REQULATIONS TO PROVIDE EFFICIENT USE OF WATER"
SDP 2017 - 0006 CUP 2017 - 0007 / HDP 2017-0003 / SUP 2017 - 0002 / MS 2017-004
(DEV 2016 - 0053) - SUMMIT SENIOR CARLSBAD
VAI
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
WL
10/25/2017
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Landscape Architects
VAI
A S S O C I A T E S I N C.
ARCHITECTURE PLANNING CONSULTING
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
CL-2
Conceptual Water Conservation Plan
SHEET 2 OF 5
CONCEPTUAL WATER CONSERVATION PLAN
SDP 2017 - 0006 CUP 2017 - 0007 / HDP 2017-0003 / SUP 2017 - 0002 / MS 2017-004
(DEV 2016 - 0053) - SUMMIT SENIOR CARLSBAD
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
WL
10/25/2017
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Landscape Architects
VAI
A S S O C I A T E S I N C.
ARCHITECTURE PLANNING CONSULTING
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
CL-3
Landscape Maintenance Plan
SHEET 3 OF 5
LANDSCAPE MAINTENANCE RESPONSIBILITY PLAN
SDP 2017 - 0006 CUP 2017 - 0007 / HDP 2017-0003 / SUP 2017 - 0002 / MS 2017-004
(DEV 2016 - 0053) - SUMMIT SENIOR CARLSBAD
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
WL
10/25/2017
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Landscape Architects
VAI
A S S O C I A T E S I N C.
ARCHITECTURE PLANNING CONSULTING
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
CL-4
Fuel Modification Plan
SHEET 4 OF 5
GENERAL FUEL MODIFICATION PLAN
CONDITION "A"
SDP 2017 - 0006 CUP 2017 - 0007 / HDP 2017-0003 / SUP 2017 - 0002 / MS 2017-004
(DEV 2016 - 0053) - SUMMIT SENIOR CARLSBAD
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
WL
10/25/2017
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Landscape Architects
VAI
A S S O C I A T E S I N C.
ARCHITECTURE PLANNING CONSULTING
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
CL-5
Water Use Plan
SHEET 5 OF 5
WATER USE PLAN
SDP 2017 - 0006 CUP 2017 - 0007 / HDP 2017-0003 / SUP 2017 - 0002 / MS 2017-004
(DEV 2016 - 0053) - SUMMIT SENIOR CARLSBAD
DESIGNATES AREAS WHICH WILL BE IRRIGATED BY RECLAIMED WATER
WHEN AVAILABLE
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
3D Perspectives
A0-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
3D Perspectives
A0-01
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Site Plan
A0-10
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
UNIT MIX
Unit Name
AL 1a
AL 2a
AL 2b
AL 2c
AL S
MC 1
MC 2A
MC 2B
Unit Type
ASSISTED LIVING - 1 BED
ASSISTED LIVING - 2 BED
ASSISTED LIVING - 2 BED
ASSISTED LIVING - 2 BED
ASSISTED LIVING - STUDIO
MEMORY CARE - 1 BED
MEMORY CARE - 2 BED
MEMORY CARE - 2 BED
Beds
1
2
2
2
1
1
2
2
122
Qty
50
5
1
1
21
9
1
13
101
Area (SF)
519
904
938
962
400
405
497
405
Total (SF)
25,950
4,520
938
962
8,400
3,645
497
5,265
50,177 sq ft
SITE PLAN KEYNOTES
1. TRASH ENCLOSURE SEE A0-1 FOR PLANS, ELEVATIONS AND SECTION
2. MONUMENT SIGN NOT TO EXCEED 5' ABOVE STREET GRADE AND 24 SF IN AREA PER
AREA 4 OF EL CAMINO REAL CORRIDOR DEVELOPMENT STANDARDS
3. ACCESSIBLE PARKING STALL
4. VAN ACCESSIBLE PARKING STALL
5. SAFE DISPERSAL AREA TO BE PERMANENTLY MAINTAINED AND IDENTIFIED PER
CBC 1028.5. THIS DECK WILL BE CONSTRUCTED WITH TREX DECKING MATERIALS
AND GRAVEL WILL COVER THE SLOPE BELOW.
6. LOCATIONS OF BALCONIES, PATIOS AND COVERED WALKWAYS
7. ONLY ESSENTIAL LIGHTING FOR ROADWAY, FACILTIY USE AND SAFETY AND
SECURITY PURPOSES ALONG NORTH SIDE OF SITE. LIGHTING ALONG THE NORTH
SIDE OF SITE SHALL BE LOW PRESSURE SODIUM ILLUMINATION SOURCES THAT IS
SHIELDED TO FOCUS DOWNWARD
8. FIRE APPARATUS TURN-AROUND
9. RETAINING WALL - REFER TO CIVIL DWGS
10. AREA OF PROPOSED BENCH AND 2:1 SLOPE PER CIVIL DRAWINGS.
#
#
MEANS OF EGRESS
FIRE HYDRANT
NEW CONCRETE WALKWAY OR PAVING
ACCESSIBLE ROUTE OF TRAVEL -
(5% MAX - 2% MAX CROSS SLOPE)
PROPERTY LINE
KEYNOTE NUMBER
SITE PLAN LEGEND
FOR FURTHER SITE INFORMATION, SEE CIVIL AND LANDSCAPE PLANS
NEW ACCESS ROAD
SEE LANDSCAPE PLANS
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Trash Enclosure Elevations & Details
A0-20
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
6'
-
0
"
SECTION
(TRASH ENCL)
TYP. 3 CY BIN TYP. 3 CY BIN
03
A0-20
6"
6"
8" CONC. FILLED CMU
@ TRASH ENCLOSURE
(SEE ELEV FOR WALL HEIGHTS)
EXTERIOR STUCCO -
SMOOTH FINISH TO
MATCH BUILDING
CONCRETE SLAB
CONCRETE CURB @
TRASH ENCLOSURE
(SEE PLAN)
FINISH GRADE
24" X 8" FOUNDATION
6'-
0
"
2'-
0
"
1
'
-
0
"
9'-
0
"
FRONT (NORTH)
TRELLIS:
WOOD
WALL:
8" CMU
(SOLID GROUTED)
w/ MORTAR CAP
FINISH:
STUCCO TO MATCH
ADJACENT BUILDING
- SEE COLOR &
MATERIAL BOARD
(OUTSIDE FACE)
PAINTED
(INSIDE FACE)
6'
-
0
"
2'
-
0
"
1
'
-
0
"
9'-
0
"
SIDE (EAST)
6'-
0
"
4'-0"
CLEAR
SIDE (WEST)
4'-8"
(MIN 4' CLEAR)
4'-
0
"
CL
E
A
R
12'-0"
(MIN. CLEAR)
19
'
-
0
"
1'-
6
"
1'-
6
"
8'-4"
4'
-
0
"
CL
E
A
R
06
A0-2
06
A0-2
08
A0.2
08
A0.2
08
A0.2
08
A0.2
STEEL 5' X 5'-4" GATE
@ EA BIN
LEVEL LOADING AREA
(CONCRETE)
12 X 12 AREA DRAIN
(TYP)
8" CMU WALLS TYP
TR
A
S
H
B
I
N
(3
C
Y
T
Y
P
.
)
RE
C
Y
C
L
E
B
I
N
(3
C
Y
T
Y
P
.
)
REFUSE TRUCK
LOADING APPROACH
TR
A
S
H
B
I
N
(3
C
Y
T
Y
P
.
)
0.5% (TYP)
SIM
SIM
6'-
0
"
2'-
0
"
1
'
-
0
"
9'-
0
"
FRONT (EAST)
GATEGATEGATE
TRELLIS:
WOOD
WALL:
8" CMU
(SOLID GROUTED)
w/ MORTAR CAP
FINISH:
STUCCO TO MATCH
ADJACENT BUILDING
- SEE COLOR &
MATERIAL BOARD
(OUTSIDE FACE)
PAINTED
(INSIDE FACE)
6'-
0
"
2'-
0
"
1
'
-
0
"
9'-
0
"
SIDE (NORTH)
6'-
0
"
2'-
0
"
1
'
-
0
"
9'-
0
"
TYP. 3 CY
BIN
TYP. 3 CY
BIN
BACK (WEST)
6'
-
0
"
2'
-
0
"
1
'
-
0
"
9'
-
0
"
SIDE (SOUTH)
1'-6"
4'-0"
CLEAR
4'
-
0
"
CL
E
A
R
14
'
-
0
"
(M
I
N
.
)
C
L
E
A
R
8'-
6
"
12'-7 1/2"
06
A0-20
06
A0-20
8" CMU WALLS TYP.
LEVEL LOADING AREA
(CONCRETE)
12 X 12 AREA DRAIN
(TYP)
STEEL 5' X 5'-4" GATE
@ EA. BIN
TR
A
S
H
B
I
N
(3
C
Y
T
Y
P
.
)
RE
C
Y
C
L
E
B
I
N
(3
C
Y
T
Y
P
.
)
REFUSE TRUCK
LOADING APPROACH
0.5% (TYP)
02
A0-2
02
A0-2
02
A0-2
02
A0-2
6'-
0
"
2'-
0
"
1
'
-
0
"
9'-
0
"
BACK (SOUTH)
SCALE: 1/4" = 1'-0"06Trash Enclosure Section
SCALE: 1/4" = 1'-0"02Trash Enclosure 1 Elevations
SCALE: 1 1/2"= 1'-0"03Slab and Wall Detail
SCALE: 1/4" = 1'-0"04Trash Enclosure 2 Plan
SCALE: 1/4" = 1'-0"08Trash Enclosure 2 Elevations
SCALE: 1/4" = 1'-0"01Trash Enclosure 1 Plan
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Bldg 1 Entry Level
A1-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
REF
REF
REF
REF
REF
REF REF
REF REF
REF REF REFREF
REF
REF
REF
REF
REF
REF
REF
REF REF REFREF
REF
REF
REF
South Elevation
17
9
'
-
1
0
"
32'-2"
1'
-
9
"
6
'
-
0
"
1
'
-
9
"
4
2'-6
1
/
2
"
2
7'-
9 1/2"
2'-2 "
7'-8 "
2'-2 "
174'-1"
43'-10"
49
'
-
2
1
/
2
"
45°
135°
02
A4-00
02
A5-00 LINE OF BUILDING BELOW
LINE OF BUILDING BELOW
LIBRARY
838 SF
LIVING
718 SF
OFFICE
CONF
WORK SPACE
OFFICEOFFICEOFFICE
MAIL
LOBBY
302 SF
STAIR 1
OFFICE
CARD
856 SF
RR
62 SF
RR
63 SF
ELEV.
E-1
ELEV EQ
LAUNDRY
417 SF
HK
90 SF
ELEC
106 SF
CORSTAIR 2
ELEV.
E-2
BALC
182 SF
CARD
302 SF
DECK
261 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL 2b
938 SF
BALC
83 SF
AL 2c
962 SF
BALC
77 SF
REC
01
A4-00
03
A9-00
03
A9-00
02
A10-00
02
A10-00
SCALE: 1/16" = 1'-0"01Bldg 1 Entry Level
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Bldg 1 Second Floor
A1-01
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
REF REF
REF REF REFREF
REF
REF
REF
REF REF
South Elevation
02
A4-00
02
A5-00
174'-1"
62
'
-
3
"
HK
207 SF
ELEC
182 SF
COR
STAIR 1
STAIR 2
ELEV.
E-1
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF AL 2a
904 SF
BALC
83 SF
AL 2a
904 SF
BALC
83 SF
AL 2a
904 SF
BALC
83 SF
01
A4-00
03
A9-00
03
A9-00
02
A10-00
02
A10-00
SCALE: 1/16" = 1'-0"01Bldg 1 Second Floor
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Bldg 2 Second Floor
A1-02
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
REF
REF REF
REF REF
REF
REF
REF
REF
REF
REF REF
REF
REF
REF
REF
REF
REF
REF
REF
REF
REF
REF
REF REF REFREF
REF REF REFREF
REF
REF
REF
REF
REFREF
REF
REF
REF REF
South Elevation
229'-7 1/2"
24
5
'
-
1
/
2
"
PRIVATE DINING
LIVING
802 SF
DECK
841 SF
DINING
1,668 SF
KITCHEN
1,162 SF
THEATER
824 SF
LAUNDRY
404 SF
HK
87 SF
ELEC
102 SF
STAFF
LOUNGE
268 SF
COR
STAIR 2
ELEV.
E-1
ELEV.
E-2
STAIR 3
HK
203 SF
RR
76 SF
RR
76 SF STO
47 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL 1a
519 SF
BALC
70 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL S
400 SF
AL 2a
904 SF
BALC
83 SF
AL 2a
904 SF
BALC
83 SF
02
A4-00
02
A5-00
03
A9-00
03
A9-00
02
A10-00
02
A10-00
SCALE: 1/16" = 1'-0"01Bldg 2 Second Floor
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Bldg 2 First Floor
A1-03
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
South Elevation
161'-11 1/2"
13
2
'
-
7
1
/
2
"
79'-9"
39
'
-
1
0
"
MEMORY CARE
GARDEN
COUNTRY
KITCHEN
234 SF
DINING
749 SF
ACTIVITY
823 SF
COR
HK
372 SF
ELEV EQ
REC
223 SF
OFFICE
337 SF
ELEV.
E-2
STAIR 3
STORAGE
466 SF
RR
66 SF
RR
66 SF
MC 1
405 SF
MC 1
405 SF
MC 1
405 SF
MC 1
405 SF
MC 1
405 SF
MC 1
405 SF
MC 1
405 SF
MC 1
405 SF
MC 1
405 SF
MC 2A
497 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
MC 2B
405 SF
02
A4-00
02
A5-00
03
A9-00
03
A9-00
02
A10-00
02
A10-00
SCALE: 1/16" = 1'-0"01Building 2 First Floor
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Roof Plan
A3-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
XX
X:12
AREA MOST VISIBLE TO EL CAMINO REAL. THIS ROOF TO BE
TWO-PIECE CLAY TILE ROOF WITH BOOSTER TILES ON EDGES
AND RIDGES WITH RANDOM MORTOR PACKING. MORTOR
PACKING ON 25% OF THE TILES ON THE FIELD AND 100% OF
THE TILES WITHIN THE FIRST TWO ROWS OF TILES AND
ALONG RAKES AND RIDGELINES, 6" DIAMETER MORTAR
SPHERE APPLIED TO EACH INTENDED TILE. - REFER TO
SHEET A4-00/01 FOR ELEVATION OF MOST VISIBLE VIEW
FOR APPLICATION
ROOF SLOPE DOWN
KEYNOTE NUMBER
ROOF PLAN LEGEND
TYPICAL MAIN ROOF PITCH UNLESS NOTED OTHERWISE ON
ROOF PLAN.
4:12
FLAT ROOF PITCH UNLESS NOTED OTHERWISE ON
ROOF PLAN.
1/2":12
GUTTER
DOWNSPOUT (#DrgID(ref)/#LayID(ref))
DS
3:12 3:12
3:
1
2
3:
1
2
3:12
3:12
3:12
24'
12'
12'
12'
0'
0'
0'
0'
-12'
KITCHEN MECHANICALKITCHEN EXHAUST
RESIDENT
CONDENSER
UNITS
RESIDENT
CONDENSER
UNITS
RESIDENT
CONDENSER
UNITS
AREA OF TWO-PIECE CLAY TILE ROOF APPLICATION
AREA OF TWO-PIECE CLAY TILE ROOF APPLICATION
ROOF WELL
ROOF WELL
ROOF WELL
ROOF WELL
FLAT ROOF
FLAT ROOF
FLAT ROOF
FLAT ROOF
OPEN TO
COURTYARD BELOW
OPEN TO GARDEN
BELOW
DSDS
DSDSDSDSDS
DS
DS
DS
DS
DS
DSDS
DS
DS
DS
DS
DS
DSDSDS
DS DS
DSDS
DS DS DS DS
DSDS
RIDGE
H I PVALLEYVALLEYHIPVALLEYVALLEY
RI
D
G
E
RI
D
G
EVALLEYVALLEY
RI
D
G
E
RI
D
G
EHIPRIDGEVALLEYHIPHIPRI
D
G
E
RI
D
G
E
V A L L E YVALLEYVALLEYVALLEYVALLEYVALLEYV
A
L
L
E
Y
V A L L E Y RI
D
G
E
RI
D
G
E
RI
D
G
E
RI
D
G
E
RIDGE
RIDGEVALLEYRIDGE
RIDGE
RIDGE
RIDGE
RI
D
G
EHIPHIP
H I P
H I P
H IPHIPVALLEY
V A L L E YHIPHIPVALLEYVALLEYHIPHIPVALLEYVALLEY
RIDGE
RIDGE
RI
D
G
E
V A L L E Y
H I PHIPHIP
RIDGE
RIDGE
RIDGE
H I PHIPHIPHIP
RIDGE
RI
D
G
E
V A L L E YVALLEYSCALE: 1/16" = 1'-0"01ROOF PLAN
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Exterior Elevations
A4-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
29
'
-
6
1
/
2
"
30
'
-
6
1
/
2
"
31
'
-
3
1
/
2
"
38
'
-
6
1
/
2
"
40
'
-
8
"
30
'
-
9
"
37
'
-
1
"
5'
-
9
"
32
'
-
9
"
9'
-
0
"
29
'
-
8
1
/
2
"
28
'
-
1
0
1
/
2
"
ROOF TILE - SEE COLOR & MATERIAL BOARD
STUCCO - SEE COLOR & MATERIAL BOARD
VINYL WINDOW - SEE COLOR & MATERIAL BOARD
TRIM & DOORS - SEE COLOR & MATERIAL BOARD
WROUGHT IRON RAILING - SEE
COLOR & MATERIAL BOARD
CUT AREA
EXISTING GRADE
EXISTING GRADE
EXISTING GRADE
FINISH GRADE
FINISH GRADE
FINISH GRADE
TRASH ENCLOSURE 2
CUT AREA
CUT AREA
PORTE COCHERE
ROOF
ROOF
ROOF
ROOF
TRASH
ENCLOSURE 1
EXTERIOR
STAIR
ROOF HEIGHT FROM
FINISHED GRADE
ROOF HEIGHT FROM
FINISHED GRADE
LINE SHOWN AT 35' - MAXIMUM HEIGHT PER
CITY OF CARLSBAD EL CAMINO REAL CORRIDOR
DEVELOPMENT STANDARDS FOR AREA 4
ROOF HEIGHT FROM
EXISTING GRADE
CMC SECTION 21.04.065, HEIGHT MEASUREMENTS TAKEN THE
EXISTING GRADE OR FINISHED GRADE, WHICHEVER IS LOWER
ARCHITECTURAL TOWER
PROJECTION - ARCHITECTURAL
TOWERS MAY BE PERMITTED UP TO 55'
PER CMC 21.27.050 (A)(3)(b)
38
'
-
6
1
/
2
"
28
'
-
2
"
15
'
-
6
1
/
2
"
31
'
-
3
1
/
2
"
EXISTING GRADE
FINISH GRADE
EXISTING GRADE
FINISH GRADE
EXISTING GRADE
FINISH GRADE
FILL AREA
CUT AREA
CUT AREA
ROOF TILE - SEE COLOR & MATERIAL BOARD
TWO-PIECE CLAY TILE ROOFING WITH BOOSTER
TILES ON THE EDGES AND RIDGES WITH RANDOM
MORTAR PACKING. MORTAR PACKING ON 25% OF
THE TILES ON THE FIELD AND 100% OF THE TILES
WITHIN THE FIRST TWO ROWS OF TILES AND ALONG
ANY RAKE AND RIDGELINE, 6" DIAM. MORTAR SPHERE
APPLIED TO EACH INTENDED TILE. THE MOST VISIBLE
AREAS OF THE PROJECT (I.E., THE TOWER, PORTE
COCHERE AND AREAS VISIBLE FROM EL CAMINO REAL)
WILL SHOW APPLICATION
STUCCO - SEE COLOR & MATERIAL BOARD
THE MOST VISIBLE AREAS OF THE PROJECT (I.E., THE TOWER,
PORTE COCHERE AND AREAS VISIBLE FROM EL CAMINO REAL)
WILL HAVE A HAND TROWELED, SMOOTH MISSION FINISH
WROUGHT IRON RAILING - SEE
COLOR & MATERIAL BOARD
VINYL WINDOW - SEE COLOR & MATERIAL BOARD
TRIM & DOORS - SEE COLOR & MATERIAL BOARD
ROOF PORTE COCHERE
ROOF
ROOF
EXTERIOR
STAIR
ROOF HEIGHT FROM
EXISTING GRADE
CMC SECTION 21.04.065, HEIGHT MEASUREMENTS TAKEN THE
EXISTING GRADE OR FINISHED GRADE, WHICHEVER IS LOWER
ARCHITECTURAL TOWER
PROJECTION - ARCHITECTURAL
TOWERS MAY BE PERMITTED UP TO 55'
PER CMC 21.27.050 (A)(3)(b)
LINE SHOWN AT 35' - MAXIMUM HEIGHT PER
CITY OF CARLSBAD EL CAMINO REAL CORRIDOR
DEVELOPMENT STANDARDS FOR AREA 4
SCALE: 1/8" = 1'-0"02East Elevation
SCALE: 1/8" = 1'-0"01South Elevation
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Exterior Elevations
A5-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
30
'
-
2
"
31
'
-
9
"
40
'
-
1
1
1
/
2
"
33
'
-
5
1
/
2
"
43
'
-
0
"
EXISTING GRADE
FINISH GRADE
EXISTING GRADE
FINISH GRADE
EXISTING GRADE
FINISH GRADE
VINYL WINDOW - SEE COLOR & MATERIAL BOARD
TRIM & DOORS - SEE COLOR & MATERIAL BOARD
WROUGHT IRON RAILING - SEE COLOR & MATERIAL BOARD
FILL AREA
2:1 SLOPE
CUT AREAFILL AREA
FILL AREA
ROOF TILE - SEE COLOR & MATERIAL BOARD
STUCCO - SEE COLOR & MATERIAL BOARD
EXISTING GRADE BEGINNING OF BENCH
BENCH @ 235.43
SEE CIVIL END OF BENCH
CUT AREA
TOP OF SLOPE
EXISTING GRADE BEGINNING OF BENCH END OF BENCH
2:1 SLOPE
BENCH @ 247.43
SEE CIVIL
TOP OF SLOPE
EXISTING
GRADE
ROOF
ROOF HEIGHT FROM
EXISTING GRADE
CMC SECTION 21.27.050 (A)(3), HEIGHT LIMIT 35'; UP TO 45' WITH INCREASED SETBACKS
ROOF HEIGHT FROM
EXISTING GRADE
ROOF HEIGHT FROM
EXISTING GRADE
CMC SECTION 21.04.065, HEIGHT MEASUREMENTS TAKEN THE
EXISTING GRADE OR FINISHED GRADE, WHICHEVER IS LOWER
FFE 236.10 PER CIVIL DRAWINGS
FFE 248.10
PER CIVIL DRAWINGS
LINE SHOWN AT 35' - MAXIMUM HEIGHT
PER CITY OF CARLSBAD EL CAMINO REAL
CORRIDOR DEVELOPMENT STANDARDS
FOR AREA 4
31
'
-
5
"
31
'
-
9
"
EXISTING GRADE
FINISH GRADE
EXISTING GRADE
FINISH GRADE
ROOF TILE - SEE COLOR & MATERIAL BOARD
VINYL WINDOW - SEE COLOR & MATERIAL BOARD
TRIM & DOORS - SEE COLOR & MATERIAL BOARD
WROUGHT IRON RAILING - SEE COLOR & MATERIAL BOARD
FILL AREAFILL AREA
STUCCO - SEE COLOR & MATERIAL BOARD
TRASH
ENCLOSURE 1
ROOF HEIGHT FROM
EXISTING GRADE ROOF HEIGHT FROM
EXISTING GRADE
CMC SECTION 21.04.065, HEIGHT MEASUREMENTS TAKEN THE
EXISTING GRADE OR FINISHED GRADE, WHICHEVER IS LOWER
LINE SHOWN AT 35' - MAXIMUM HEIGHT PER
CITY OF CARLSBAD EL CAMINO REAL CORRIDOR
DEVELOPMENT STANDARDS FOR AREA 4
SCALE: 1/8" = 1'-0"02West Elevation
SCALE: 1/8" = 1'-0"01North Elevation
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Enlarged Unit Plans
A6-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
REF
2'
-
0
"
20
'
-
0
"
4'
-
0
"
26
'
-
0
"
7'
-
0
"
12'-0"10'-0"
22'-0"
7'-6 1/2"6'-10"7'-7 1/2"
AL 1a
519 SF
BALC
70 SF
1'-
6
"
24
'
-
5
"
25
'
-
1
1
"
7'-8"8'-4"
16'-0"
MC 1
405 SF
RE
F
8'-0"8'-0"
16'-0"
2'
-
0
"
24
'
-
0
"
26
'
-
0
"
AL S
400 SF
1'-
6
"
24
'
-
5
"
25
'
-
1
1
"
11'-8"8'-4"
20'-0"
MC 2A
497 SF
REF
13'-0"11'-8"11'-11"
36'-7"
26
'
-
0
"
3'-
1
1
"
7'
-
0
"
AL 2a
904 SF
BALC
83 SF
REF
24'-0"9'-7"
33'-7"
5'
-
1
/
2
"
26
'
-
0
"
31
'
-
1
/
2
"
11'-9"21'-10"
26
'
-
3
1
/
2
"
4'
-
9
"
AL 2b
938 SF
BALC
83 SF
REF
26
'
-
0
"
6'
-
1
0
"
26'-2 1/2"12'-10 1/2"
13'-5 1/2"7'-2"6'-1/2"12'-6"
10
'
-
4
"
4'
-
2
1
/
2
"
18
'
-
3
1
/
2
"
32
'
-
1
0
"
1'
-
1
0
"
39'-1/2"
AL 2c
962 SF
BALC
77 SF
1'
-
6
"
24
'
-
5
"
25
'
-
1
1
"
7'-8"8'-4"
16'-0"
MC 2B
405 SF
SCALE: 1/4" = 1'-0"04AL 1 Bed
SCALE: 1/4" = 1'-0"01MC 1 Bed
SCALE: 1/4" = 1'-0"05AL Studio
SCALE: 1/4" = 1'-0"02MC 2A - 2 Bed
SCALE: 1/4" = 1'-0"06AL 2a Bed
SCALE: 1/4" = 1'-0"08AL 2b Bed
SCALE: 1/4" = 1'-0"07AL 2c Bed
SCALE: 1/4" = 1'-0"03MC 2B - 2 Bed
WL
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Sections
A9-00
PROJECT NO: 17001
PLOT DATE: 4/30/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
ELEV.EQ.
-24'
-2 SUB-LEVEL 1
-12'
-1 SUB-LEVEL 2
±0"
1 ENTRY LEVEL
+12'
2 FLOOR 2
+24'
3 ROOF
+36'
4 TOP OF ROOF
11
'
-
1
0
"
LINE OF
EXISTING
GRADE
MECH.
EQUIPT.
WELL
FLAT ROOF
UNIT
COURTYARD
UNITUNITHALL
UNITUNITHALL
UNIT
UNIT UNIT
UNIT UNIT UNIT
UNIT
HK
HALLRR
LIBRARY
LIVING BALC.
BALC.
HALL
HALL
ELEC.HK HALL
UNIT1.7
1.7
BMP BASIN
MECH.
EQUIPT.
WELLMECH.
EQUIPT.
WELL
10
'
-
0
"
R
E
A
R
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
60
'
-
0
"
F
R
O
N
T
Y
A
R
D
P
R
I
M
E
A
R
T
E
R
I
A
L
S
E
T
B
A
C
K
HALL
HALL
LINE OF
PROPOSED
GRADE
-24'
-2 SUB-LEVEL 1
-12'
-1 SUB-LEVEL 2
±0"
1 ENTRY LEVEL
+12'
2 FLOOR 2
+24'
3 ROOF
+36'
4 TOP OF ROOF
13
'
-
1
1
1
/
2
"
14
'
-
2
1
/
2
"
LINE OF EXISTING GRADE
1.7 1.7
FLAT ROOF
UNIT
COURTYARD
FLAT ROOF
UNIT
UNIT HALL
HALL
HALL
HALL
UNIT
LINE OF PROPOSED GRADEACCESS ROAD
PR
O
P
E
R
T
Y
L
I
N
E
PR
O
P
E
R
T
Y
L
I
N
E
10
'
-
0
"
S
E
T
B
A
C
K
L
I
N
E
10
'
-
0
"
S
E
T
B
A
C
K
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-24'
-2 SUB-LEVEL 1
-12'
-1 SUB-LEVEL 2
±0"
1 ENTRY LEVEL
+12'
2 FLOOR 2
+24'
3 ROOF
+36'
4 TOP OF ROOF
5'-0"
6'
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3
"
35
'
-
4
1
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6'-
1
"
6'-
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UNITHALL
MECH.
EQUIPT.
WELL
UNITHALL
UNITHALL
UNIT
UNIT
UNITHALL
UNITHALLUNIT
UNIT
UNIT
UNITUNIT
UNITUNIT
HALL
HALL
HALL
COURTYARD
COURTYARD
LINE OF EXISTING GRADE
1.7
1.7
EL CAMINO
REAL
EL CAMINO
REAL
CENTER
DIVIDE
MECH.
EQUIPT.
WELL MECH.
EQUIPT.
WELL
EL CAMINO
REAL
BMP
BASIN
1.7
10
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9'
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LINE OF PROPOSED GRADE
02
02 01
01
KEY PLAN
0303
SCALE: 1" = 30'01SITE/BUILDING SECTION
SCALE: 1" = 30'03SITE/BUILDING SECTION
SCALE: 1" = 30'02SITE/BUILDING SECTION
WL
B2 First Floor
B2 Second Floor
B1 Second Floor
B1 Entry Level
3 Roof
4 Top of Roof
B2 First Floor
B2 Second Floor
B1 Second Floor
B1 Entry Level
3 Roof
4 Top of Roof
B2 First Floor
B2 Second Floor
B1 Second Floor
B1 Entry Level
3 Roof
4 Top of Roof
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Sections
A10-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
-24'
-2 SUB-LEVEL 1
-12'
-1 SUB-LEVEL 2
±0"
1 ENTRY LEVEL
+12'
2 FLOOR 2
+24'
3 ROOF
+36'
4 TOP OF ROOF
LINE OF EXISTING GRADE
MECH.
EQUIPT.
WELL
COURTYARD
UNIT BALC.
1.7
UNIT BALC.
UNIT
UNIT
UNIT
UNIT
UNIT
UNITHALL
HALL
1.7
MECH.
EQUIPT.
WELL 10
'
-
0
"
S
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12
'
-
9
"
LINE OF EXISTING GRADE LINE OF PROPOSED GRADELINE OF PROPOSED GRADE
9'-
5
1
/
2
"
MECH.
EQUIPT.
WELL
UNIT
COURTYARD LINE OF EXISTING GRADE
1 .7
1.7
UNIT
UNIT
UNITHALL
HALL UNIT
UNIT
UNIT UNIT
LIVING
UNIT
UNIT UNIT
ACTIVITY
UNIT UNIT
UNIT
LINE OF PROPOSED GRADE
BMP
BASIN
FIRE APPARATUS
TURNAROUND
MECH.
EQUIPT.
WELL
10
'
-
0
"
B
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'
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01
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KEY PLAN
0202
SCALE: 1" = 30'02SITE/BUILDING SECTION
SCALE: 1" = 30'01SITE/BUILDING SECTION
WL
B2 First Floor
B2 Second Floor
B1 Second Floor
B1 Entry Level
3 Roof
4 Top of Roof
10/25/2017
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Exhibit Elevations
A11-00
PROJECT NO: 17001
PLOT DATE: 4/25/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
38
'
-
6
1
/
2
"
28
'
-
2
"
15
'
-
6
1
/
2
"
31
'
-
3
1
/
2
"
EXISTING GRADE
FINISH GRADE
EXISTING GRADE
FINISH GRADE
EXISTING GRADE
FINISH GRADE
FILL AREA
CUT AREA
CUT AREA
ROOF TILE - SEE COLOR & MATERIAL BOARD
TWO-PIECE CLAY TILE ROOFING WITH BOOSTER
TILES ON THE EDGES AND RIDGES WITH RANDOM
MORTAR PACKING. MORTAR PACKING ON 25% OF
THE TILES ON THE FIELD AND 100% OF THE TILES
WITHIN THE FIRST TWO ROWS OF TILES AND ALONG
ANY RAKE AND RIDGELINE, 6" DIAM. MORTAR SPHERE
APPLIED TO EACH INTENDED TILE. THE MOST VISIBLE
AREAS OF THE PROJECT (I.E., THE TOWER, PORTE
COCHERE AND AREAS VISIBLE FROM EL CAMINO REAL)
WILL SHOW APPLICATION
STUCCO - SEE COLOR & MATERIAL BOARD
THE MOST VISIBLE AREAS OF THE PROJECT (I.E., THE TOWER,
PORTE COCHERE AND AREAS VISIBLE FROM EL CAMINO REAL)
WILL HAVE A HAND TROWELED, SMOOTH MISSION FINISH
WROUGHT IRON RAILING - SEE
COLOR & MATERIAL BOARD
VINYL WINDOW - SEE COLOR & MATERIAL BOARD
TRIM & DOORS - SEE COLOR & MATERIAL BOARD
ROOF PORTE COCHERE
ROOF
ROOF
EXTERIOR
STAIR
ROOF HEIGHT FROM
EXISTING GRADE
CMC SECTION 21.04.065, HEIGHT MEASUREMENTS TAKEN THE
EXISTING GRADE OR FINISHED GRADE, WHICHEVER IS LOWER
ARCHITECTURAL TOWER
PROJECTION - ARCHITECTURAL
TOWERS MAY BE PERMITTED UP TO 55'
PER CMC 21.27.050 (A)(3)(b)
LINE SHOWN AT 35' - MAXIMUM HEIGHT PER
CITY OF CARLSBAD EL CAMINO REAL CORRIDOR
DEVELOPMENT STANDARDS FOR AREA 4
245 Fischer Avenue, Suite B-2 Costa Mesa CA 92626
(714) 557 2448 www.ipaoc.com
A R C H I T E C T U R E P L A N N I N G C O N S U LT I N G
Carlsbad Senior Housing
Summit Senior Life, LLC
5592 El Camino Real Carlsbad CA 92010
Visual Simulations
A12-00
PROJECT NO: 17001
PLOT DATE: 4/30/2018
BIM Server: IPA-BIM-SRVR - BIM Server 20/17001 Pacific Summit Carlsbad
SDP 2017-0006 / CUP 2017-0007 / HDP 2017-0003 / SUP 2017-0002 / HMP 2018-
0002 / MS 2017-004 / V2018-0003 (DEV2016-0053) - SUMMIT SENIOR CARLSBAD
17001PROJECT:
DRAWN BY:
DATE OF ISSUE:
Planning Commission
June 6, 2018
Summit Senior Carlsbad
SDP 2017‐0006/CUP 2017‐0007/HDP 2017‐0003/SUP
2017‐0002/HMP 2018‐0002/MS 2017‐0004/V 2018‐0003
(DEV2016‐0053)
PA
LM
E
R
WY
SALK AV
LYNX
WY
ELCAMINOREAL
SUNNYCREEKR
D
C O U G A R DR
IMPA LA D R
FER
MI
CT
BADGER LN
FOXTAIL LOOP
WOLVERINETR
COYOTECT
Location Map
COYOTECT
SALK AV
ELCAMINOREAL
C O U G A R D R
PALMER WY
FOXTAILLOOP
0200400100
Feet
SDP 2017-0006 / CUP 2017-0007HDP 2017-0003 / SUP 2017 – 0002HMP 2018-0002 / MS 2017-004
V2018-0003 (DEV 2016-0053)
Summit Senior Carlsbad
Project Description
•Professional Care Facility
–78 assisted living units & 23 memory care units
–84,243 sq. ft.
–Spanish architectural style
–Access off Cougar Drive
Front Perspective (Birdseye)
Rear Perspective (Birdseye)
Rear Perspective (Birdseye)
East Elevation (Side)
West Elevation (Side)
North Elevation (Rear)
South Elevation (Front)
Project Consistency
•General Plan – Office (O)
•Zoning –Office (O)
•Hillside Development Regulations
•Habitat Management Plan
•California Environmental Quality Act (CEQA)
•El Camino Real Corridor Development Standards
•Variance
El Camino Real Corridor Standards Deviation
El Camino Real Corridor
Standards Deviation
•Scenic Qualities of the
corridor will be maintained.
•Project is designed to meet
the intent of the corridor.
•Project will not have an
adverse impact on traffic
safety.
Variance
1. Allow a 5’ retaining wall in 30’ Front Yard Setback.
2. Allow parking and driveway in 30’ Front Yard
Setback.
3. Allow a 6’ composite fence (designed to look like
wood) as opposed to block wall adjacent residential
property line.
5’ retaining wall in 30’ Front Yard Setback
•5’ retaining wall in 30‘ FYSB needed to accommodate the proposed driveway.
•Driveway cannot be located along an alternative frontage such as El Camino Real
as it is not a preferred location.
•Retaining wall will not be visible from the adjoining property to the south, from
El Camino Real or from Cougar Drive due to the existing grades and vegetation.
25’
80’
Parking & drive aisle in 30’ FYSB
•Excess right‐of‐way is 25’ to 80’,
which serves as intended 30’
setback.
•No other properties in the vicinity
have this extended right‐of‐way
between the street and front
property line.
•Parking and driveway remain visually
screened by existing landscaped
berm.
Composite fence vs. block wall
•Solid masonry wall would create a barrier to
existing drainage.
•Barrier would necessitate enlargement of the
biofiltration basin = hardship & less desirable
for handling storm water.
•Proposed fence achieves similar visual
screening as a block wall.
•Existing landscape on the 40’‐50’ downward
slope limits the visibility of the fence from
residential below.
•Solid wall is not necessary for sound
attenuation = 40’ + vertical and 70’ +
horizontal separation allows for substantial
noise dissipation.
Recommendation
That the Planning Commission:
ADOPT Planning Commission Resolution No. 7298
APPROVING SDP 2017‐0006/CUP 2017‐0007/HDP
2017‐0003/SUP 2017‐0002/HMP 2018‐0002/MS
2017‐004/V 2018‐0003 based upon the findings
and subject to the conditions contained therein.
Composite Fence