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HomeMy WebLinkAbout2008-07-16; Planning Commission; ; CUP 07-03|CDP 07-07 - CARLSBAD PASEOThe City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No. P.C. AGENDA OF: July 16, 2008 Application complete date: February 14, 2008 Project Planner: Jason Goff Project Engineer: Tecla Levy SUBJECT: CUP 07-03/CDP 07-07 - CARLSBAD PASEO - Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and a recommendation of approval of a Conditional Use Permit and Coastal Development Permit to construct a 7,511 square foot stand alone restaurant, a 44,391 square foot commercial retail center, and a vacant pad for a future stand alone restaurant on a 6.96-acre parcel generally located on the west side of Paseo Del Norte, north of King's Fish House, south of Car Country Drive, and east of the Interstate 5 freeway, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 3. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6435 RECOMMENDING ADOPTION of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and ADOPT Planning Commission Resolutions No. 6436, and 6437 RECOMMENDING APPROVAL of a Conditional Use Permit (CUP 07-03) and a Coastal Development Permit (CDP 07-07), based on the findings and subject to the conditions contained therein. II. INTRODUCTION The applications propose subdividing a vacant 6.96-acre Commercial-Tourist, Qualified Development Overlay (C-T-Q) zoned parcel into 3 parcels ranging in size from approximately 1.6 to 3.5 acres, and for the development of a 7,511 sq. ft. stand alone restaurant, a 44,391 sq. ft. two-story commercial retail center, a vacant pad for a future stand alone restaurant, and 533 total parking spaces located along the west side of Paseo Del Norte, north of King's Fish House, south of Car Country Drive, and east of the Interstate 5 freeway. The proposed restaurant and commercial retail center uses are permitted by the C-T-Q Zone, and subject to the approval of a Site Development Permit (SDP). Because the site is located within the Commercial/Visitor- Serving Overlay Zone, the Conditional Use Permit (CUP) process replaces the SDP permit and the project must be approved by the City Council. The project's location within the Mello II Segment of the Local Coastal Program requires the processing and approval of a Coastal Development Permit (CDP). Since the subdivision of the site consists of only three lots, the Engineering Department will administratively process a Minor Subdivision Map (MS 07-02) subsequent to the City Council's action on the project. A draft copy of the proposed conditions of approval for MS 07-02 is attached to this report. The development of Parcel C with a future stand alone restaurant will require amendments to the proposed CUP and CDP for purposes of determining compliance with all development standards and requirements. As designed and • CARLCUP 07-03/ CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 2 conditioned, the project is consistent with all applicable standards and policies, and the necessary findings to approve the project can be made, III. PROJECT DESCRIPTION AND BACKGROUND The applicant is requesting that the Planning Commission recommend approval of a Conditional Use Permit and Coastal Development Permit for the development of the Carlsbad Paseo project. The project will include subdividing a vacant 6.69-acre parcel into three parcels for the development of three stand alone buildings. Parcel A is approximately 1.6 acres in size and will include a 7,511 sq. ft. stand alone restaurant for P.P. Chang's. Parcel B is approximately 3.5 acres in size and will include a 44,391 sq. ft. two-story commercial retail center. Parcel C is approximately 1.9 acres in size and will be pad graded and improved with parking and landscaping for a future stand alone restaurant tenant. Parcel C is providing 162 parking spaces, which are enough parking spaces to accommodate a future restaurant of approximately 9,100 sq. ft. in size. A total of 533 parking spaces are being provided for the three stand alone lots/buildings. The architectural style exhibited in the proposed P.P. Chang's building (Parcel A) can be characterized as contemporary. The project features proportional architectural features, compatible colors and materials, and a 22'-6" tall tower entry feature that is highlighted by backlit red trend glass tiles under a barrel type metal roof. A split face type stone veneer has been added to exterior portions of the building to give it a unique look. The split face columns supporting the entry feature have a width of +2'-2" and a depth of+8'-2", giving the building a strong street presence along Paseo .Del Norte. In addition, the tower entry columns are flanked on each side by the P.P. Chang's signature horse statues and two sets of slate tile covered columns, which range in depth from +l'-9" to +5'-10" and have a width of +l'-4". The exterior of the building is further accentuated with a painted wood lap siding to create balance between the soft and hard materials, and the remaining exterior portions are finished with a dry quartz exterior cement plaster (stucco) painted in warm colors. A steel patio cover roof element is included along the north side of the building for outdoor seating, which is partially enclosed by a 4 ft. tall plastered block wall with a clear glass wind screen. This will provide opportunities for outdoor dining while being sheltered from the elements and surrounding vehicular noise. Finally, benches and decorative accent lighting located at the front entry, steel green screens positioned on the southwest elevation, and ornamental landscape and vegetation surrounding the building, further soften the buildings overall appearance and site composition. The architectural style of the commercial retail center (Parcel B) is early California Spanish. The style is reflected in a village-themed type building, arranged in a promenade design with interior courtyards, walkways, flowering gardens, and fountains. There are seat walls and benches found throughout. The exterior of the building will consist of a two-tone type smooth trowel stucco, and the roof will be covered by traditional clay tiles with exposed grout for authenticity. Other design features such as canvas awnings; wrought iron railing, light fixtures, and other details; decorative tile accents, wood trellising, and stone pavers enhance the architectural design features of the building. The architectural accents proposed and natural color tones will mirror the surrounding environment and the adjacent Flower Fields. Two additional points of vehicular access for ingress and egress are proposed along Paseo Del Norte for this project. One is aligned with the existing driveway for the Carlsbad Premium CUP 07-037 CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 3 Outlets, and the other is aligned with Car Country Drive. The intersection of Car County Drive and Paseo Del Norte is presently a signalized intersection, which will be modified to accommodate both signalized traffic movements for vehicular ingress and egress of the site, and pedestrian movements across Paseo Del Norte and the project driveway. The other intersection, which is aligned with the entrance to the Carlsbad Premium Outlets, will not be signalized initially as part of the development of the project. However, the project has been conditioned to execute a Traffic Signal Subdivision Improvement Agreement to design and install, and post appropriate security for the construction of a future traffic signal, which will be kept in force for a period of five years after the last building permit has been issued for this development in the advent a future signal is warranted. The parcel is zoned Commercial Tourist, Qualified Development Overlay Zone (C-T-Q). The current General Plan Land Use designation is Travel/Recreation Commercial (T-R). No change is being proposed to either the General Plan or Zoning. The site is within Local Facilities Management Plan (LFMP) Zone 3 located within the northwest quadrant of the City of Carlsbad. Surrounding land uses include a vehicle storage site for Ken Grody Ford to the north, a stand alone restaurant (King's Fish House) to the south, Paseo Del Norte and the Carlsbad Premium Outlets to the east, and the Interstate 5 freeway to the west. The parcel is presently undeveloped, but has been previously graded into an artificial fill pad forming the majority of the site. The site is topographically level with drainage relief to the west. The site location has an existing elevation of between 59 and 62 feet above mean sea level (AMSL). The elevation of the freeway adjacent to the project is approximately 50 ft. AMSL. Grading of the site will require approximately 14,935 cubic yards of cut, 13,864 cubic yards of fill, 4,670 cubic yards of remediation, and 1,071 cubic yards of export. A concrete-lined trapezoidal-shaped drainage channel currently bisects the site towards its southern boundary. Project improvements include replacement of the open drainage channel with an underground concrete box culvert. Improvements are required within the Caltrans right- of-way at the outflow of the proposed box culvert and will require the processing of an encroachment permit with that agency. No Habitat Management Plan (HMP) listed sensitive habitat, or plant species occur on the property; no species of animals listed as rare, threatened, endangered or otherwise sensitive by the U.S. Fish & Wildlife Service (USFWS) or the California Department of Fish & Game (CDFG) are present on or are adjacent to the site; and no jurisdictional wetlands as defined by the U.S. Army Corps of Engineers and the CDFG exist on or are adjacent to the site. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards, and policies: A. General Plan: Travel/Recreation Commercial (T-R) Land Use designation; B. Commercial Tourist, Qualified Development Overlay (C-T-Q) Zone, and Commercial/Visitor-Serving Overlay Zone; C. Conditional Use Permit findings (C.M.C. 21.42.030), and findings pursuant to the Commercial/Visitor-Serving Overlay Zone (C.M.C. 21.208.110); CUP 07-03/ CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 4 D. Mello II Segment of the Local Coastal Program, and Coastal Resource Protection Overlay Zone (C.M.C. Chapter 21.203); E. Airport Land Use Compatibility Plan (ALUCP) for McClellan-Palomar Airport; F. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); and G. Growth Management (C.M.C. Chapter 21.90) and Zone 3 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in the sections below. A.General Plan The General Plan Land Use designation for the project site is Travel/Recreation Commercial (T- R). The project complies with all elements of the General Plan as illustrated in Table 1 below: TABLE 1 - GENERAL PLAN COMPLIANCE ELEMENT Land Use Housing Circulation USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM The site is designated for Travel/Recreation Commercial (T-R), which allows for visitor attractions and commercial uses that serve the travel and recreational needs of tourists, residents, and employees of business and industrial centers. N/A Good road design practice shall be utilized to minimize the number of intersections and other conflicting traffic movements. New development shall dedicate and improve all public right-of-way for circulation facilities needed to serve development. PROPOSED USES & IMPROVEMENTS The proposed commercial retail center, restaurant, and future restaurant pad, are considered commercial uses, which will serve the travel and recreational needs of tourists, residents, and employees of the surrounding businesses and industrial centers. N/A Project driveways for ingress and egress have been designed to align with existing intersections along Paseo Del Norte to minimize the number of intersections and conflicting traffic movements along this corridor. Roadway improvements in the form of curb, gutter, sidewalk, and streetlights are proposed. COMPLY Yes N/A Yes Yes CUP 07-037 CDP 07-07 - C July 16, 2008 Page 5 :ARILSBAD PASEO TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT Noise Open Space/ Conservation USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM Control harmful or undesirable sound through the planning and regulatory process. Utilize noise standards contained in the Airport Land Use Compatibility Plan (ALUCP) for McClellan- Palomar Airport. Utilize Best Management Practices for control of storm water and to protect water quality. PROPOSED USES & IMPROVEMENTS A project specific acoustical analysis was prepared for the project to demonstrate compliance with the City of Carlsbad Noise Guidelines Manual. The analysis concluded that standard building construction for all buildings would reduce interior noise levels below the required 55 dBA CNEL (interior) provided that mechanical ventilation is provided. Furthermore, to comply with exterior noise standards, a 4-foot high noise barrier is required to be constructed along the northern edge of the outdoor dining area of the restaurant (P.P. Chang's) proposed on Parcel A. Mitigation measures for each of the above have been included as part of the Mitigated Negative Declaration. The project is a compatible land use within the 60 CNEL noise contour, with no mitigation required for indoor/outdoor uses. The project will conform to all National Pollution Discharge Elimination Standards (NPDES) and has been designed to include Low Impact Design (LID) elements. COMPLY Yes Yes Yes :ARICUP 07-037 CDP 07-07 - CA July 16, 2008 Page 6 LSBAD PASEO TABLE 1 - GENERAL PLAN COMPLIANCE CONTINUED ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS All necessary water mains, fire hydrants, and appurtenances must be installed prior to occupancy of any building and all-weather access roads will be maintained throughout construction. COMPLY Public Safety Provision of emergency water systems and all-weather access roads. Yes Provide project review that allows consideration of seismic and geologic hazards Project improvements will not significantly impact or be impacted by geologic or seismic conditions. Yes B. Commercial Tourist, Qualified Development Overlay (C-T-Q) Zone, and Commercial/Visitor-Serving Overlay Zone The project site is zoned Commercial Tourist, Qualified Development Overlay (C-T-Q) Zone, and is also located within the Commercial/Visitor-Serving Overlay Zone. The Commercial/Visitor-Serving Overlay Zone contains development standards for projects within the overlay and supersedes some of the standards of the underlying zone. In addition, the C-T-Q Zone requirement to process a Site Development Plan is superseded by the requirement to process a Conditional Use Permit through the Commercial/Visitor-Serving Overlay Zone. The Conditional Use Permit findings and the Commercial/Visitor-Serving Overlay Zone findings are discussed below in Section C of this report. The project complies with all requirements of the C-T and Commercial/Visitor-Serving Overlay Zone as illustrated in Table 2 below: TABLE 2 - C-T ZONE / COMMERCIAL/VISITOR SERVING OVERLAY COMPLIANCE STANDARD REQUIRED PROPOSED Permitted Use Commercial/Visitor-Serving uses (i.e. Restaurant w/ Outdoor Dining, Retail (specialty - catering to tourists) Retail, Restaurant w/ Outdoor Dining, and future restaurant pad. Parking: Restaurant: (2,000 SF or greater): 20 spaces plus 1 space per 50 SF of gross floor area in excess of 2,000 SF. Outdoor Dining: 1 space per 100 SF of gross floor area. Parcel A: Restaurant Area = 7,511 SF 2,000 SF = 20 spaces 5,511 SF-50=111 spaces Outdoor Dining Area - 632 SF 632 SF-100 = 7 spaces Total Parking Required: 20+111 +7= 138 spaces Parcel A: 138 spaces provided :ARICUP 07-03/ CDP 07-07 - CA July 16, 2008 Page 7 LSBAD PASEO TABLE 2 - C-T ZONE / COMMERCIAL/VISITOR SERVING OVERLAY COMPLIANCE CONTINUED STANDARD REQUIRED PROPOSED Parking (continued): Shopping Center Retail: 1 space per 200 SF of the gross floor area. Parcel B: Retail Center = 44,391 SF. 44,391 SF - 200 SF = 222 spaces. Total Parking Required: 222 spaces* Parcel C: Future restaurant use (9,100 SF max.)** Parcel B: 233 spaces provided Parcel C: 162 spaces provided Building Height:35 ft. / 45 ft. for allowed protrusions Parcel A fP.F. Chang's): 22.5 ft. Parcel B (Retail Center): 33.375 ft. / 35.5 ft. (towers) Setbacks:Minimum building setback from any public street shall be 30 feet. Parcels A, B, and C all propose building setbacks from Paseo Del Norte in excess of 30 feet. For parcels eight acres or less in size, the back 10 feet of the required setback may be used as circulation aisles or parking spaces provided there is adequate use of landscaping and screen walls. Given the narrow depth of Parcels A, B, and C, the back 10 feet of the required 30 foot setback is being utilized for parking. Adequate landscaping, which also includes a decorative 42-inch tall screen wall, is provided within the first 20 feet of the 30 foot setback area closest to Paseo Del Norte. Minimum building setback from any freeway right-of-way shall be 30 feet, of which the back 20 feet may accommodate circulation aisles, trash and/or recycling enclosures, and/or parking spaces. Parcels A, B, and C all propose building setbacks from the Interstate 5 freeway in excess of 30 feet. However, given the narrow depth of Parcels A, B, and C, the back 20 feet of the required 30 foot setback is being utilized for parking spaces, circulation aisles, and trash enclosures. CUP 07-037 CDP 07-07 - CA July 16, 2008 PageS :ARILSBAD PASEO TABLE 2 - C-T ZONE / COMMERCIAL/VISITOR SERVING OVERLAY COMPLIANCE CONTINUED STANDARD REQUIRED PROPOSED Decorative Paving:Decorative paving of at least 900 SF covering, at a minimum, the width of the driveway, shall be provided in the primary approach. 2,784 SF of decorative paving is provided at north entrance. 2,583 SF of decorative paving is provided at south entrance. The decorative paving shall be depicted on the landscape plans, and shall be located adjacent to, but not on, City right-of-way adjacent to the project entrance. Decorative paving is depicted and detailed on the preliminary landscape plans. Decorative paving is located adjacent to, but not on, City right-of-way adjacent to the project entrance. Building Materials/Colors: High quality simulated building materials such as imitation brick, stone, marble, or wood may be approved. The primary colors of blue, red, yellow, and green shall not be dominate building colors The P.P. Chang's restaurant proposed on Parcel A utilizes a combination of non-primary colored high quality building materials, which include a dry quartz exterior cement plaster (stucco), split-faced type stone veneer, slate tile veneer, red trend glass tile, wood lap siding, and painted steel for the trellises attached to the-rear elevation and the outdoor patio cover. The commercial retail shopping center proposed on Parcel B utilizes a light, two-tone type smooth trowel stucco over the majority of the building. Other building materials such as canvas awnings; wrought iron railing, light fixtures, and other details; decorative tile accents, wood trellising, stone pavers, and clay roofing tiles are included in the palette of construction materials. CUP 07-037 CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 9 TABLE 2 - C-T ZONE / COMMERCIAL/VISITOR SERVING OVERLAY COMPLIANCE CONTINUED STANDARD REQUIRED PROPOSED Monument Sign Landscaping: 6 Birds of Paradise (Strelitzia reginae) plants with a minimum container size of 5-gallons shall be located in clusters around the proposed sign locations. Six (6) Birds of Paradise (Strelitzia reginae) plants, minimum 5-gallon size, are proposed on the preliminary landscape plans to be planted on 24-inch centers and clustered around the proposed future locations of freestanding signs in an area of approximately 100 SF. One Phoenix roebelenii palm tree with a minimum container size of 15- gallons shall be located to one side of the freestanding sign amidst the birds of paradise plant clusters. One (1) Phoenix roebelenii palm tree, minimum 15-gallon size, is proposed on the preliminary landscape plans to be planted on each side of the proposed future freestanding sign locations. Required Parking Lot Trees: 1 tree per 6 parking spaces 533 total parking spaces •*• 6 = 89 trees required. 15 gallon min. 134 trees are provided, which equates to approximately one (1) tree per four parking spaces. 24-inch box provided. Screening of Parking Areas: All surface parking areas shall be screened by the use of forty-two inch high screen walls within setback areas. The screening wall height may be reduced to thirty inches to comply with engineering sight distance requirements as necessary. A 42-inch high screen wall with pilasters set on 30-foot centers is proposed along the entire Paseo Del Norte frontage extending from the southeast corner of Parcel A to the northeast corner of Parcel C and terminating on the south side of the main driveway. Screen walls shall be architecturally finished to complement the project's architecture and shall provide an architectural cap on top of the wall. The wall and pilasters will consist of a CMU block with a stucco finish to match the architecture. The decorative architectural cap will consist of a pre-cast concrete cap that is of a terracotta color to match the retail center. Vines and attaching plant forms shall be used to further obscure the screening walls. A hedge row consisting of Myrtle (Myrtus Communis) will be planted in front of the 42- inch high screen wall to add additional screening and visual relief. CUP 07-03/ CDP 07-07 July 16, 2008 Page 10 CARLSBAD PASEO TABLE 2 - C-T ZONE / COMMERCIAL/VISITOR SERVING OVERLAY COMPLIANCE CONTINUED STANDARD REQUIRED PROPOSED Screening of Loading/Delivery/Trash Enclosure Areas: All areas used for loading activities, receiving deliveries and trash enclosure locations shall be located onsite so as to be screened from public points of view. Landscaping may assist this objective but is secondary to locating these areas onsite and/or using solid masonry walls, to minimize visibility. Parcel A: The service area for P.P. Chang's is located to the rear of the site on the west side and is fully enclosed and integrated into the architecture of the building. A roll-up door is proposed on the north side of the service area, which given its location on the site should not be visible form Paseo Del Norte or 1-5. However, to further reduce any potential visual impacts it may have, the north elevation of the service area is setback 1 ft. behind the forward most plane of the north elevation, and the roll-up door is further recessed 1 ft. into the face of wall and painted to match the building. A landscape screen is planted on both sides of the loading area leading up to the roll-up door. The Landscape screen consists of New Zealand Flax (Phormium tenax) and Myoporum (Myoporum Pacificum), and will help to hide the driveway leading up to the face of the door. CUP 07-03/ CDP 07-07 - July 16, 2008 Page 11 .LSBAD PASEO TABLE 2 - C-T ZONE / COMMERCIAL/VISITOR SERVING OVERLAY COMPLIANCE CONTINUED STANDARD REQUIRED PROPOSED Screening of Loading/Delivery/Trash Enclosure Areas (continued): All areas used for loading activities, receiving deliveries and trash enclosure locations shall be located onsite so as to be screened from public points of view. Landscaping may assist this objective but is secondary to locating these areas onsite and/or using solid masonry walls, to minimize visibility. Parcel B: The service area for the commercial retail center is located to the rear of the site on the west side of the building and is fully enclosed by a 6 ft. high CMU wall covered with a smooth plaster finish to match the architecture of the building. A sliding gate of equal height, with a painted wood siding type finish will be used to screen the entrance to the service area. Landscape is included to further screen the service area from within the parking lot. One trash enclosure facility is proposed along the westerly boundary of Parcel B. The trash enclosure is constructed of CMU with a smooth plaster finish to match the architecture of the building. Apre-cast concrete cap is included, which will be of a terracotta color and will match the screen walls proposed within the project site. A combination of shrubs and climbing vines will be used to further screen the enclosure. Screening of Rooftop Equipment: Rooftop equipment and/or other structural features shall be screened from public view. Rooftop mechanical equipment for both the restaurant (P.P. Chang's) and the retail center will be screened from public view behind a parapet of approximately 6 ft. in height. *Parcel B anticipates a possible conversion of 2,000 SF of retail use to a restaurant use. In this case, 42,391 SF of "Shopping Center Retail" would require 212 parking spaces, plus an additional 20 parking spaces for the 2,000 SF converted to restaurant. This results in a total of 232 parking spaces being required for the combined uses. There are 233 parking spaces provided onsite. Therefore, parking is sufficient to allow for a retail conversion of 2,000 SF to a restaurant use inside the commercial retail center. **No use is being proposed for Parcel C at this time, however, the site is being pad graded and improved with landscaping and a parking lot that will provide 162 parking spaces. The site is presently being marketed for a stand alone restaurant use. At a restaurant parking rate (for 2,000 SF or greater: 20 spaces, plus 1 space per 50 SF of gross floor area in excess of 2,000 SF) a restaurant of approximately 9,100 SF in size could be accommodated on this site. CUP 07-037 CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 12 C. Conditional Use Permit findings (C.M.C. 21.42.030), and findings pursuant to the Commercial/Visitor Serving Overlay Zone (C.M.C. 21.208.110) Commercial projects located within the Cornmercial/Visitor-Serving Overlay Zone require the approval of a Conditional Use Permit by the City Council. The four findings for a Conditional Use Permit, along with the required findings for the Commercial/Visitor-Serving Overlay Zone are summarized 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 restaurant use, two-story commercial retail center, and future restaurant pad are permitted within both the C-T Zone and the Commercial/Visitor-Serving Overlay Zone and will provide a service to the travel and recreational needs of tourists, residents, and employees of the surrounding businesses and industrial centers. 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 restaurant use, two-story commercial retail center, and future restaurant pad are not detrimental to the existing surrounding uses or to uses specifically permitted in the zone in that the project site has been designed to accommodate all parking on site, and provides for adequate traffic circulation. Furthermore, to ensure compatibility of the project with the surrounding community, all of the required development standards of the Commercial/Visitor-Serving Overlay Zone have been incorporated into the project design. 3. That the site is adequate in size and shape to accommodate the yards, setbacks, walls, fences, parking, loading facilities, buffer areas, landscaping and other development features prescribed by code and required by the planning director, planning commission or city council, in order to integrate the use with other uses in the neighborhood. The 6.96-acre project site is adequate in size and shape to accommodate the proposed uses in that the project can be fit within the proposed development area without the need for any development standard modifications. Furthermore, the project complies with all of the required development standards and parking requirements of the C-T Zone and the Commercial/Visitor-Serving Overlay Zone in that, adequate building and landscape setbacks have been provided; the proposed buildings are designed with enclosed service areas to conceal delivery areas, trash receptacles, and storage of supplies; roof-mounted mechanical equipment is screened from public view, and project access points for ingress and egress of the site are aligned with other surrounding driveways to integrate the proposed uses with other uses in the neighborhood. 4. That the street system serving the proposed use is adequate to properly handle all traffic generated by the proposed use. A traffic study was submitted for the development proposal, which indicates that the proposed project would generate a total of approximately 3,772 Average Daily Trips (ADT), CUP 07-037 CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 13 with 96 AM peak hour trips (58 inbound, 38 outbound), and 302 PM peak hour trips (178 inbound, 124 outbound). In order to accommodate the level of traffic generated, the project developer will be required to pay a fair-share contribution for the lengthening of the eastbound to northbound left turn pocket at the intersection of Palomar Airport Road and Paseo Del Norte; pay a Traffic Impact Fee (TIP) based on Section 18.42 of the City of Carlsbad Municipal Code to mitigate impacts to the Palomar Airport Road and Paseo Del Norte intersection; and execute a Traffic Signal Subdivision Improvement Agreement to design and install, and post appropriate security for the construction of a future traffic signal at the intersection of Paseo Del Norte and the Carlsbad Premium Outlets Driveway where it intersects with the main project entry on the south side of Parcel B. Through project design, the street system serving the proposed use is adequate to properly handle all traffic that is expected to be generated by the project and all intersections and roadway segments serving the project will operate at acceptable levels of service. The Commercial/Visitor-Serving Overlay Zone requires three additional findings as follows: 5. That the proposed project is adequately designed to accommodate the high percentage of visitor, tourist, and shuttle/bus alternative transportation users anticipated given the proposed use and site location within the overlay zone. The onsite circulation system has been adequately designed to accommodate the flow of traffic without creating conflicts between uses. The project provides the required number of parking spaces to accommodate the proposed uses. The project will enter into a private reciprocal access agreement with the adjacent uses to the south to ensure cross project vehicular circulation. Pedestrian circulation is provided throughout the project to interconnect the three parcels with each other and the public right-of-way, and a separate pedestrian connection is provided from the proposed bus turn-out to Parcel B to ensure safe and efficient pedestrian circulation. 6. That the building form, building colors, and building materials combine to provide an architectural style of development that will add to the objective of high quality architecture and building design within the overlay zone. The buildings have been designed with an alternative architectural design, which is compatible with the other surrounding buildings within the vicinity. The proposed buildings represent a high quality of architectural design through their use of varied building forms, high quality building materials, and decorative architectural elements. This combination of architectural elements creates a project that is complementary to the surrounding development, and adds to the objective of high quality architecture and building design within the overlay zone. 7. That the project complies with all development and design criteria of the overlay zone As outlined above in Section B, the project meets or exceeds all of the development and design criteria of the overlay zone including, but not limited to parking, screening, building height, building setbacks, building design, and landscaping. CUP 07-037 CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 14 D. Mello II Segment of the Local Coastal Program, and Coastal Resources Protection Overlay Zone (C.M.C. Chapter 21.203) The project site is located within the Mello II Segment of the LCP. The site is also located within and subject to the Coastal Resource Protection Overlay Zone (C.M.C. Chapter 21.203). The project's compliance with these programs and ordinances is discussed below: 1. Mello II Segment of the Local Coastal Program The subject site has an LCP Land Use designation of Travel Service (T-S). The proposed restaurant, two-story commercial retail center, and future restaurant pad uses are appropriate land uses consistent with the T-S Local Coastal Program Land Use designation. The policies of the Mello II Segment also emphasize topics such as preservation of agriculture and scenic resources, protection of environmentally sensitive resources, provision of shoreline access and prevention of geologic instability and erosion. The project is consistent with the LCP Land Use policies as follows: a) there is no historic evidence of agricultural use of the property; b) the development does not obstruct views of the coastline as seen from any public lands or public rights-of-way; c) the project is consistent with the City of Carlsbad's HMP, which has been developed so as to implement and be consistent with all provisions of the LCP; d) the project has been designed to reduce the amount of runoff to the maximum extent practicable, utilizes Low Impact Design (LID), and has been conditioned to implement the National Pollution Discharge Elimination System (NPDES) standards; and e) the site is geologically stable. 2. Coastal Resource Protection Overlay Zone The development is subject to the Coastal Resource Protection Overlay Zone (C.M.C. Chapter 21.203). The Coastal Resource Protection Overlay Zone identifies five areas of protection: a) preservation of steep slopes and vegetation; b) drainage, erosion, sedimentation, habitat; c) landslides and slope instability; d) seismic hazards, and e) floodplain development. The project's compliance with each of these areas of concern is discussed below: a. Preservation of Steep Slopes and Vegetation. The project site is an infill site surrounded entirely by urban land uses and does not contain any steep slopes. Furthermore, a Preliminary Vegetation Assessment (Planning Systems, Inc. on May 16, 2007) was prepared for the project site to determine the presence of any HMP listed sensitive habitat or plant species. No sensitive habitat, plant species, or species of animals listed as rare, threatened, endangered or otherwise sensitive by the U.S. Fish & Wildlife Service (USFWS) or California Department of Fish & Game (CDFG) are present on, or adjacent to the site. b. Drainage, Erosion, Sedimentation, Habitat. A Preliminary Storm Water Management Plan (SWMP) (Aquaterra Engineering Inc., March 19, 2008) was prepared for the project. Project grading has been designed to match the historical drainage pattern of the site. The project incorporates LID features, which promote infiltration of storm water run-off by proposing to minimize impervious surface areas, directing run-off to landscape areas, and proposing a subterranean detention/infiltration "Storm Chamber" system, :AmCUP 07-037 CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 15 which reduces the amount of discharge and velocity of run-off to pre-development levels, and serves as a treatment Best Management Practice (BMP) to attain water quality objectives. The total post development runoff discharging from the site will not significantly exceed the pre-development amounts, and through implementation of the recommended site design and LID features, post construction impacts to water quality will be mitigated to an acceptable level. c. Landslides and Slope Instability. A Geotechnical Engineering Investigation Report (Testing Engineers San Diego, Inc. on September 26, 2006) was prepared for the project. According to the geotechnical report, the project site location has an existing ground elevation of 59 to 62 feet above mean sea level (AMSL), and is generally level with drainage relief to the west. Given the gently sloping topography of the site, and the dense, moderately cemented or cohesive character of the formational materials at shallow depths, the potential for both gross slope stability problems and lurching (i.e., earth movement at right angles to cliff or steep slopes during ground shaking) are considered to be low. No landslides are known to exist on or near the site, and furthermore, the site is not located in the path of any known landslides. d. Seismic Hazards. According to the geotechnical report identified above, the structural site areas are underlain predominately by a very dense formational bedrock, and medium dense to dense artificial fills, which are not considered to be susceptible to liquefaction; the formational and artificial fill materials encountered in exploratory test borings at the foundation levels of the structural pads are not in the loose to medium-dense category typically associated with seismic settlement; and the site is not located in an area of known ground subsidence due to the withdrawal of subsurface fluids. Therefore, the potential for liquefaction and associated ground deformation occurring beneath the structural site area is considered to be low, seismic settlement of unsaturated deposits is not anticipated to affect the proposed structures, and the potential for subsidence occurring at the site due to the withdrawal of oil, gas, or water is considered to be remote. No active or potentially active faults are known to exist on or within the vicinity of the project site. e. Flood Plain Development. The foundation for the lowest portion of structure is located approximately 62.5 ft. AMSL. No new structures or fill are being proposed within any floodplain areas. E. Airport Land Use Compatibility Plan (ALUCP) for McClellan-Palomar Airport The subject site is located approximately 1.9 miles west of the McClellan-Palomar Airport and approximately 270 feet below the surface of the runway. It is located within the Airport Influence Area as identified in the Airport Land Use Compatibility Plan (ALUCP) for the McClellan-Palomar Airport. Furthermore, the site is bisected by the 60 CNEL noise contour, with the southern half of the project site located within the 60 CNEL noise contour, and the northern half located outside. The proposed commercial retail center and restaurant uses fall under Land Use Category No. 8 of the ALUCP Noise/Land Use Compatibility Matrix (Commercial-Retail, Shopping Centers, Restaurants, and Movie Theaters). According to the ALUCP, these uses are considered to be "compatible" with aircraft noise exposures at the site. CUP 07-037 CDP 07-07 - CA July 16, 2008 Page 16 ARILSBAD PASEO F. Subdivision Ordinance (C.M.C. Title 20) The Engineering Department has reviewed the proposed Tentative Parcel Map and has concluded that the Minor Subdivision (MS 07-02), as conditioned, complies with all the applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. All infrastructure improvements including frontage and project-related roadways, and the extension of existing drainage, sewer and water facilities, are being installed concurrent with development. A drainage easement will be dedicated with recordation of the parcel map, and a water easement will be provided by separate document. Reciprocal access and parking easements between adjacent parcels will be provided by separate documents. The Engineering Department will administratively act on Minor Subdivision Map (MS 07-02) subsequent to the City Council's action on the project. G. Growth Management (LFMP Zone 3) The proposed project is located within Local Facilities Management Zone 3 in the northwest quadrant. The impacts on public facilities created by this project and compliance with the adopted performance standards are summarized in Table 3 below: TABLE 3: GROWTH MANAGEMENT FACILITY City Administration Library Wastewater Treatment Capacity Parks Drainage Circulation Fire Open Space Schools - Carlsbad Unified School District Sewer - Carlsbad Municipal Water District Water - Carlsbad Municipal Water District IMPACTS N/A N/A 29EDU N/A 31.5CFS(BasinB) 3,772 ADT Station 4 N/A N/A 29EDU 6,632 GPD COMPLY Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes Yes V.ENVIRONMENTAL REVIEW Pursuant to the California Environmental Quality Act (CEQA) and the Environmental Protection Ordinance (Title 19) of the Carlsbad Municipal Code, staff has conducted an environmental impact assessment to determine if the project could have any potentially significant impact on the environment. The environmental impact assessment identified potentially significant impacts to both noise and transportation/circulation categories, and mitigation measures have been incorporated into the design of the project or have been included as conditions of approval for the project such that all potentially significant impacts have been mitigated to below a level of significance. Consequently, a Notice of Intent to adopt a Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) was published in the newspaper for a 30-day public review period from May 20, 2008 to June 19, 2008. Comment letters by the California Native American Heritage Commission (NAHC), dated June 3, 2008, and the California Department of Transportation, dated June 16, 2008 were received during the public CUP 07-03/ CDP 07-07 - CARLSBAD PASEO July 16, 2008 Page 17 review period. Comment letters and staff responses are included as attachments to the back of the MND. ATTACHMENTS: 1. Planning Commission Resolution No. 6435 (Neg. Dec.) 2. Planning Commission Resolution No. 6436 (CUP) 3. Planning Commission Resolution No. 6437 (CDP) 4. Location Map 5. Background Data Sheet 6. Local Facilities Impacts Assessment Form 7. Disclosure Statement 8. Draft copy of MS 07-02 conditions of approval 9. Reduced Exhibits 10. Full Size Exhibits "A" - "NN" dated July 16, 2008 SITEMAP NOT TO SCALE Carlsbad Paseo CUP 07-03/CDP 07-07 BACKGROUND DATA SHEET CASE NO: CUP 07-03/CDP 07-07/MS 07-02 CASE NAME: Carlsbad Paseo APPLICANT: Strategic Property Advisors, Inc. REQUEST AND LOCATION: Request for a recommendation of adoption of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, and a recommendation of approval for a Conditional Use Permit and Coastal Development Permit to construct a 7,511 square foot stand alone restaurant, a 44,391 square foot commercial retail center, and a vacant pad for a future stand alone restaurant on a 6.96 acre parcel generally located on the west side of Paseo Del Norte, north of King's Fish House, south of Car Country Drive, and east of the Interstate 5 freeway, within the Mello II Segment of the Local Coastal Program and Local Facilities Management Zone 3. LEGAL DESCRIPTION: Portions of Parcel 2 and 3 of Parcel Map No. 11284. filed in the Office of the County Recorder of San Diego County, May 11, 1981 and Lot 4 of Carlsbad Tract No. 92-7 (Carlsbad Ranch Unit 1 and Unit 2), according to map thereof No. 13078. filed in the Office of the County Recorder of San Diego County, December 28, 1993, all in the City of Carlsbad, County of San Diego, State of California, more particularly described as follows: Beginning at the northeasterly corner of said Parcel 3, said corner being the most northerly corner of said Lot 4, said corner being the point of beginning; thence southerly along the easterly line of said Lot 4, south 22°29'26" east (south 22°29'26" east per said Map No. 13078) 925.00 feet to the beginning of a tangent curve concave northeasterly having a radius of 557.00 feet: thence southeasterly along said curve through a central angle of 11°20'36" a distance of 110.27 feet to a point on said easterly line, a radial through said point bears south 56°09'58" west; thence leaving said easterly line south 55°50'26" west 343.71 feet to the westerly line of said Parcel 2; thence northwesterly along the westerly line of said Parcels 2 and 3, north 26°48'03" west (north 26°47'14" west per said Parcel Map 11284) 738.65 feet to an angle point corner of said Parcel 3; thence continuing along said westerly line north 25°12'24" west 300.01 feet (north 25°11'47" west 300.01 feet per said parcel map) to an angle point corner of said parcel map; thence continuing along said westerly line north 26°15'29" west 68.05 feet (north 26°15'48" west 68.03 feet per said parcel map) to the northwest corner of said Parcel 3 of said parcel map; thence easterly along the northerly line of said Parcel 3. north 67°31'12" east 399.93 feet (north 67°31'17" east 400.00 feet per said parcel map) to the point of beginning. Said land is also described as Parcel A in that certain certificate of compliance for adjustment plat, dated October 1. 2002, and recorded October 18, 2002. as Document No. 2002-0913260, Official Records of San Diego County, California. APN: 211-021-30 Acres: 6.96 Proposed No. of tots/Units: 3 lots GENERAL PLAN AND ZONING Existing Land Use Designation: Travel/Recreation Commercial (T-R) Proposed Land Use Designation: No Change Density Allowed: N/A Density Proposed: N/A Existing Zone: Commercial Tourist. Qualified Development Overlay (C-T-Q) Proposed Zone: No Change Revised 01706 Surrounding Zoning, GeneralPlan and Land Use:ama Zoning General Plan Current Land Use Site North South East West C-T-Q C-2 C-T-Q C-2-Q Transportation Corridor T-R R T-R R Transportation Corridor Vacant Car Dealership Restaurant Commercial Interstate 5 LOCAL COASTAL PROGRAM Coastal Zone: [X] Yes I I No Local Coastal Program Segment: Mello II Within Appeal Jurisdiction: I I Yes IXI No Coastal Development Permit: ^ Yes I I No Local Coastal Program Amendment: | | Yes IXI No Existing LCP Land Use Designation: TS Proposed LCP Land Use Designation: No Change Existing LCP Zone: C-T-Q Proposed LCP Zone: No Change PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 29 EDU ENVIRONMENTAL IMPACT ASSESSMENT I I Categorical Exemption, Mitigated Negative Declaration, issued July 16, 2008 |~~1 Certified Environmental Impact Report, dated D Other, Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Carlsbad Paseo - CUP 07-03/CDP 07-Q7/MS 07-02 LOCAL FACILITY MANAGEMENT ZONE: 3 GENERAL PLAN: T-R ZONING: C-T-Q DEVELOPER'S NAME: Strategic Property Advisors. Inc. ADDRESS: 3250 Vista Diego Road. Jamul. CA 91935 PHONE NO.: (619)669-6688 ASSESSOR'S PARCEL NO.: 211-021-30 QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): 6.96 acres ESTIMATED COMPLETION DATE: ASAP A. City Administrative Facilities: B. Library: C. Waste water Treatment Capacity (Calculate with J. Sewer) D. Park: E. Drainage: F. Circulation: G. Fire: H. Open Space: I. Schools (Carlsbad Unified): J. Sewer (Carlsbad): K. Water (Carlsbad): L. Demand in Square Footage Demand in Square Footage N/A N/A 29EDU Demand in Acres = Demand in CFS = Identify Drainage Basin = Demand in ADT = Served by Fire Station No. = Acreage Provided = Elementary School = Middle School = High School = Demands in EDU = Demand in GPD = N/A 31.5 CFS Basin "B" 3.772 ADT N/A N/A N/A N/A 29 EDU 6.632 GPD The project does not impact the Growth Management Dwelling unit allowance. ^^^r \ ^^^^ City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of certain ownership interests on all applications which will require discretionary action on the part of the City Council or any appointed Board, Commission or Committee. The following information MUST be disclosed at the time of application submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnership, joint venture, association, social club, fraternal organization, corporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, district or other political subdivision or any other group or combination acting as a unit." Agents may sign this document; however, the legal name and entity of the applicant and property owner must be provided below. 1. APPLICANT (Not the applicant's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having a financial interest in the application. If the applicant includes a corporation or partnership, include -the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON- APPLICABLE (N/A) IN THE SPACE BELOW If a publicly-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part Strategic Property Advisers, Inc. Title Title Address Address 3250 Vista Diego Rd Jamul, CA 91935 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or partnership, include the names, title, addresses of all individuals owning more than 10% of the shares. IF NO INDIVIDUALS OWN MORE THAN 10% OF THE SHARES, PLEASE INDICATE NON-APPLICABLE (N/A) IN THE SPACE BELOW. If a publicly- owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person Corp/Part CPT/SC Title Holding Corporation Title Title_ Address Address 3250 Vista Diego Rd Jamul, CA 91935 1635 Faraday Avenue • Carlsbad, CA 92008-7314 • (760) 602-460O • FAX (760) 602-8559 NON-PROFIT ATION OR TRUST If any person identified pursuant to (1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust, Title Non Profit/Trust, Title Address Address Have you had more than $250 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? Yes I X I No If yes, please indicate person(s):_ NOTE: Attach additional sheets if necessary. that all the above information is true and cc • knowledge ature of owner/date Print or type name 01 owner ignatjjfefof applicant/date Print or type name of applicant Signature of owner/applicant's agent if applicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 CERTIFICATE OF AUTHORITY I. Ronald A. Schoen, hereby certify that I am the duly elected and acting Chief Financial Officer and Secretary of each of the following corporations: (i) Carlsbad Properties. Inc.. a California corporation; (ii) Commerce Pointe II Menifee, Inc., a California corporation; (iii) CPT/SC Title Holding Corporation, a California corporation; (iv) Santa Nella Hotel Corporation, a California corporation; (v) SBH Hotel Corporation, a California corporation; (vi) Southwest CPT Holdings, Inc., a California corporation; (vii) The Palm Springs Riviera Hotel and Conference Center, a California corporation; (viii) Valencia Industrial, Inc.. a California corporation; (ix) Zeiders Road Business Park, Inc., a California corporation; and (x) 999 Office Building Corporation, a California corporation (each such entity is hereinafter referred to as a "Corporation"): This certificate is being furnished to provide evidence that (i) Strategic Property Advisers, Inc., a California corporation, through its designated officer, Peter G. Aylward, its President, is duly authorized to act and represent in the name and on behalf of each Corporation, as Investment Manager (the ''Investment Manager"), with respect to managing each Corporation's investment in real and personal property, and furthermore (ii) the Investment Manager is hereby authorized and directed, in the name and on behalf of each Corporation, to execute any and all documents necessary to manage, develop, lease and sell any real or personal property of each Corporation and to make all such arrangements, to do and perform all such acts and things, to execute and deliver all such certificates and other instruments and documents, and to do everything that he may deem necessary, appropriate or desirable in order to implement fully all instructions and intent made by the shareholders, officers and directors of each Corporation. IN WITNESS WHEREOF, the undersigned has executed this certificate this 20th day of February, 2007. Ronald A. SchoerC Chief Financial Officer & Secretary MS 07-02 April 29, 2008 Strategic Property Advisers, Inc. 3250 Vista Diego Road Jamul,CA919 MS 07-02, CARLSBAD PASEO MINOR SUBDIVISION The City Engineer has made a preliminary decision, pursuant)]^JSe'ction 20.24.120 !of the City of Carlsbad Municipal Code, to approve the Tentative Parcel Map/;o|jJi^ subject minor subdivision, subject to the conditions listed below. u '^ijjjjH*. NOTE: Unless specifically stated in the condition,!!alpjof the followmg^oohditions, upon the approval of this proposed Tentative Parcel map, must be met prior to approval of a Parcel Map, building permit, or grading permit, whichever occurs first. "•'• General 111 '' i 1. Prior to hauling dirt or construction materials to or from any proposed construction site within this project, Developer shall apply for and obtain approval from, the City Engineer for the proposed haul route. 2. This,;approval is subjecjtj.tqj the appipval and conditions of a Mitigated Negative Declaration, Conditional 1|§| (Permit-(CUP 07-03), Coastal Development Permit (CDP 3. Developer shall submit to trie City Engineer, a reproducible 24" x 36", mylar copy of the tentative;i:iriapj;and a digital copy of said map (in AutoCAD format, latest version) reflecting the]jc^nditions'approved by the final decision making body and any applicable coastal commission] Approvals. The reproducible shall be submitted to the City engineer, reviewed and, if'acceptable, signed by the City's project engineer and project planner prior to submitfal of the building plans, final map, improvement or grading plans, whichever occurs first. The digital file copy shall be submitted in a format as approved by the City Engineer. 4. Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all the private improvements such as storm drain facilities and storm water Best Management Practice facilities, parking lot, sidewalks, etc. located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the MS 07-02 properties within the subdivision. 5. The developer shall provide proof of a recorded private reciprocal access agreement with the adjacent property owner to the South. 6. Developer shall and does hereby agree to indemnify, protect, defend and hold harmless the City of Carlsbad, its Council members, agents, officers, and representatives, from and against any and all liabilities, losses, damages, demands, claim and costs, including court costs and attorney's fees incurred by the City arising, directly or indirectly, from (a) City's approval and issuance of this tentative parcel map^j^) City'Sjapproval or issuance of any permit or action, whether discretionary or nori-discreti<^na|r}f, in connection with the use contemplated herein, including an action filpd within the* time1 period specified in Government Code Section 66499.37 and (c) Developer's irlstallation ' and operation of the facility permitted hereby, including without Iimitia|i0n[ any and all liabilities arising from the emission by the facility of electromagnetiejflie'jds or other energy waves or emissions. *'' ^ijijjjlj. '1|jlli».> .-.'*'7. Developer shall install sight distance comdo.rssatiall street inters'eidti^ris and driveways in accordance with City Engineering Standards. !j|p>. fP ill ,1H]11 11 \ \\, ;. ^ iji i. ils '(<!!'!'l!h •**8. Developer shall provide an irrevocableijoifferpbf dedic;a|ion (IOD) to Caltrans for a footing easement strip of approximately 3,$10 square feet and for a temporary construction easement strip,of approximately! ^^H*square feet for the Caltrans 1-5 North Coast Corridor Projeletjjtti the satisfaciitiniiolf the City Engineer in consultation with Caltrans. The IODJ sliall; include language stating that Caltrans shall be responsiblejfbp^he'rehioval and replacement of any existing private improvement to the satisfa'ctioh of the City Engineer. ; t 9. Developer shall apply for and obtain a Right-of Way Permit from Caltrans for any isworki proposed within Caltrans right-of-way. t j j i t \ : r. J •; ; ', -f'l *-f *• jj I '; I .>• *••> * Fees/Agreements . {\\f 10. Developer shall causes property owner to execute and submit to the City Engineer for recordation, the City^s* standard form Geologic Failure Hold Harmless Agreement. 11. Developer shall cause property owner to execute and submit to the City Engineer for recordation the City's standard form Drainage Hold Harmless Agreement. 12. Prior to approval of any grading or building permits for this project, Developer shall cause Owner to give written consent to the City Engineer to the annexation of the area shown within the boundaries of the site plan into the existing City of Carlsbad Street Lighting and Landscaping District No. 1 and/or to the formation or annexation into an additional Street Lighting and Landscaping District. Said written consent shall be on a form provided by the City Engineer. MS 07-02 13. Developer shall cause property owner to process, execute and submit an executed copy to the City Engineer for recordation a City standard Permanent Stormwater Quality Best Management Practice Maintenance Agreement for the perpetual maintenance of all treatment control, applicable site design and source control, post-construction permanent Best Management Practices prior to the issuance of a grading permit or building permit, whichever occurs first for this Project. Grading 14. Based upon a review of the proposed grading and the grading quantities shown on the Site Plan, a grading permit for this project is required. Developer, shall apply for and obtain a grading permit from the City Engineer pridr to issuance of a building permit for the project. ;; ' ',';,',!•:,ill' 15. This project requires off site grading. No grading for private improvements shall occur outside the limits of this approval unless Developer obtains, .records and submits a recorded copy to the City Engineer a grading; "or" slope easement or agreement from the owners of the affected properties. If Developer isjiunable to obtain the grading or slope easement, or agreement, no grading permit will be .issued. In that case Developer must either apply for and obtain an amendmeiifl|kf this approval or modify the plans so grading will not occur outside the proje^jjand apply for and obtain a finding of substantial conformance from both the City fingineer and.Planning Director. 16. Developer shall verify infiltration rate by large-scale infiltration testing at each of the proposed storm water detention/infiltration system locations per the recommendations of the Soil's EngineJe^Developer shall provide the design of the drainage systems to the satisfaction ofjtine City Engineer. ...ij"! ! ,)'" 17. ;D<3yelpper shall comply with the City's requirements of the National Pollutant Discharge >'"'' Elimination System (NPDES) 'permit and the current City's Standard Urban Storm Water Mitigation!Plan (SUSMP). Developer shall provide improvements constructed pursuant to best^nt^nkgement practices as referenced in the "California Storm Water Best Management!j|i^actice5; Handbook" to reduce surface pollutants to an acceptable level prior to discharg^tejsensitive areas. Plans for such improvements shall be submitted to and subject to the 'approval of the City Engineer. Said plans shall include but not be limited to notifying prospective owners and tenants of the following: a. All owners and tenants shall coordinate efforts to establish or work with established disposal programs to remove and properly dispose of toxic and hazardous waste products. b. Toxic chemicals or hydrocarbon compounds such as gasoline, motor oil, antifreeze, solvents, paints, paint thinners, wood preservatives, and other such fluids shall not be discharged into any street, public or private, or into storm drain MS 07-02 or storm water conveyance systems. Use and disposal of pesticides, fungicides, herbicides, insecticides, fertilizers and other such chemical treatments shall meet Federal, State, County and City requirements as prescribed in their respective containers. c. Best Management Practices shall be used to eliminate or reduce surface pollutants when planning any changes to the landscaping and surface improvements. 18. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a "Storm W,ater Management Plan (SWMP)." The SWMP shall demonstrate compliance with thd'City of Carlsbad Standard Urban Storm water Mitigation Plan (SUSMP), Order 200?lpl issued by the San Diego Region of the California Regional Water Quality Control B;oar;d and City of Carlsbad Municipal Code. The SWMP shall address measures to avoid Gpntact or filter said pollutants from storm water, to the maximum extent practicable, foijithe post-construction ;stage of the project. At a minimum, the SWMP shall: u , a. Identify existing and post-development bn-site pollutants-of-coricern. ' '; • I1" b. Identify the hydrologic unit this project contributes to arid impaired water bodies that could be impacted by this project. ' :;| ' ' . . c. Incorporate Low Impact Development in the project design. . n , d. Recommend source, controls and treatment controls that will be implemented with this,,,project to avoid contact'or filter said pollutants from storm water to the maximum extent practicable before discharging offsite. , ie. Establish specific procedures-for handling spills and routine cleanup. Special ,; i considerations and effort shall be applied to resident education on the proper i! , procedures for handling cleanup and disposal of pollutants. lil:j, f. Ensure long-term maintenance of all post-construction BMPs in perpetuity. i'-. .' g. Identify how post-construction runoff rates and velocities from the site will not exceed this- pre-construction runoff rates and velocities to the maximum extent practicable. 19. Prior to the issuance of a grading permit, Developer shall submit to the City Engineer receipt of a Notice of Intention from the State Water Resources Control Board. 20. Prior to the issuance of grading permit or building permit, whichever occurs first, Developer shall submit for City approval a Tier 3 Storm Water Pollution Prevention Plan (TIER 3 SWPPP). The TIER 3 SWPPP shall be in compliance with current requirements and provisions established by the San Diego Region of the MS 07-02 California Regional Water Quality Control Board and City of Carlsbad Requirements. The TIER 3 SWPPP shall address measures to reduce to the maximum extent practicable storm water pollutant runoff during construction of the project. Dedications/Improvements 21. Developer shall cause Owner to make an offer of dedication to the City for a. The public water easement shown on the tentative parcel map. b. The public street and utility easement fojr the proposed bus turnout along Paseo Del Norte as shown on the tentativelp'arcel map. ., j c. The pedestrian access easements for the proposed pedestrian ramps at the project's north and south driveway entrances? j'afljting Paseo Del Norte as shown on the tentative parcel map. '*'''«f^!>n ,=|; The offer shall be made by a certificate on the parcel map or separate recorded document. All land so offered shall be free and clear ;of all liens and encumbrances and without cost to the City. Streets that are already public.are not required to be rededicated. 22. Developer shall cause Owner to j execute covenants of reciprocal private easements for private access and parking, drainage, storm drain facilities, and best management practices (BMP) facilities<f6!r|stqrm water treatment on each Parcel for the benefit of the otherjitwoijpaticels, as stib\yn*on the Tentative Parcel Map. The obligation to execute ;an^!!recorS!^jCOyenantsbt;;rec^prbcal private easements shall be shown and recording information called out on!;the Parcel Map. Developer shall provide City Engineer with proof of recqiiiation prior to issuance of building permit. 23. ^' DeHjefejiper shall cause the |fitbperty owner to process, execute and submit to the City Engm^ejpJbr recordation thefCity's standard deed restriction on the property which relates to the crosp'liaj; drainage as'shown on the Tentative Parcel Map. The deed restriction shall be in a formjaccteptablefe the City Engineer and shall: a. Clearly delineate the limits of the drainage course; b. State the drainage course is to be maintained in perpetuity by the underlying property owner; and c. State that all future use of the property along the drainage course will not restrict, impede, divert or otherwise alter drainage flows in a manner that will result in damage to the underlying and adjacent properties or the creation of public nuisance. MS 07-02 24. Developer shall provide to the City Engineer, an acceptable means, CC&Rs and/or other recorded document, for maintaining the private easements within the subdivision and all private improvements: paving, sidewalks, parking, street lights, storm water quality treatment BMPs, and stormdrain facilities located therein and to distribute the costs of such maintenance in an equitable manner among the owners of the properties within the subdivision. 25. Additional drainage easements may be required. Developer shall dedicate and provide or install drainage structures, as may be required by the City Engineer, prior to or concurrent with any grading or building permit. >, , i 1! < 26. Drainage systems shall be inspected by the City. Developer shall pay the standard improvement plan check and inspection fees. .:; !; 27. The proposed 10'x24' ADA boarding area at the proposed bus stop "shown on the tentative map must be moved to the far south end of the turnout berth area parallel to the road to the satisfaction of NCTD. ,;, , ; * I '28. The proposed ADA path that connects to the above mentioned 10'x24' ADA boarding pad must be extended to the east to join the new proposed sidewalk to the satisfaction of NCTD. ;! 29. Developer shall execute a City standard Subdivision Improvement Agreement to install and secure with appropriate secimty as provided by, 'law, public improvements shown on the tentative map. These improvements include, but are not limited to paving, base, sidewalks, curbs and,gutters, grading, clearing and grubbing, under grounding or relocation'of utilities, sewer, water, fireJihyjdrants, street lights, pedestrian ramps, drainage structures, best management practices^for storm water treatment, retaining walls. Said improvements shall be instated to City Standards to the satisfaction of the City Engineer. .)]S|ore| specifically, these improvements include: a. '^fffttll,half width improvements of Paseo Del Norte, along the project frontage, tbi | secondary arterial standard, including but not limited to driveways, paving, curb and gutter, sidewalk, stripping, under grounding or relocation of utilities^! jiwater & sewer services, drainage structures, all necessary transitions to existing improvements as shown on Tentative Parcel Map. ./ b. Onsite potable water lines and appurtenances as shown on the tentative parcel map. c. Modification of the existing signalized intersection, including traffic signal and stripping, at Paseo Del Norte and Car Country Drive to include the proposed north access driveway of the project as the fourth leg of the intersection. MS 07-02 (A list of the above shall be placed on an additional map sheet on the Final Map per the provisions of Sections 66434.2 of the Subdivision Map Act). Improvements listed above shall be constructed within 18 months of approval of the subdivision or development improvement agreement or such other time as provided in said agreement). 30. Developer shall execute a Traffic Signal Subdivision Improvement Agreement to design and install and post appropriate security as provided by law, a traffic signal constructed to the satisfaction of the City Engineer. The improvements consist of. a. Design and construct a new fully actuated traffjK signal including all appurtenances and traffic signal interconnect conduit ancfjeitiMe, at the intersection of Paseo Del Norte and Carlsbad Company, Store Driveway <tf the entry way of the project. Developer acknowledges the necessity of this signal; is to serve only this project and Developer will bear all costs associated wittothe.design and construction of this signal, if warrants are met. The signal shall be interconnected with adjacent signals to facilitate signal coordination. Developer shall post security in accordance with C.M.C. Section 20.16.070 for the design and construction of said improvements. The traffic signal shall be installed only when written approval is received by the City Engineer. The Agreement shall be kept in force and security kept valid for a period of 5-years after the last building permit has been issued within this Development, .{jljilil ; ,; 31. Developer shall pay a fair-share contribution for the lengthening of the eastbound to northbound left turn pocket at the intersection of Palomar Airport Road and Paseo Del Norte, based on a pro-rata share equivalent to thirteen percent of the actual cost to the satisfaction of the City Engine^ifi Parcel Map Notes ' ?' < i -' i : ; i M H I i Add the Mfewjing notes to the final map as non-mapping data. '!<»ii;i!h,'ISKj&K 32. All impfBvkiiients are,privately owned and are to be privately maintained with the exception of IndSfollowihg:r 'i;jI!iiS!M;;i' ° a. Full halffividth improvements of Paseo Del Norte, along the project frontage, to secondary arterial standard, including but not limited to driveways, paving, curb and gutter, sidewalk, stripping, under grounding or relocation of utilities, water & sewer services, drainage structures, all necessary transitions to existing improvements as shown on Tentative Parcel Map. b. Onsite potable water lines and appurtenances as shown on the tentative parcel map. MS 07-02 c. Modification of the existing signalized intersection, including traffic signal and stripping, at Paseo Del Norte and Car Country Drive to include the proposed north access driveway of the project as the fourth leg of the intersection. 33. Building permits will not be issued for development of the subject property unless the appropriate agency determines that sewer and water facilities are available. 34. The owner of this property on behalf of itself and all of its .successors in interest has agreed to hold harmless and indemnify the City of Carls||ad from any action that may arise through any diversion of waters, the alteration of me normal flow of surface waters or drainage, or the concentration of surface waters qr drainage from the drainage system or other improvements identified in the City approved development plans; or by the design, construction or maintenance of the drainage system or otherf! {improvements identified in the City approved development plans. Ji 4yi!;r 35. Geotechnical Caution: ,, ! a. The owner of this property on behalf of itself and all of its successors in interest has agreed to hold harmless and indemnify the City of Carlsbad from any action that may arise through any geological:} failure, ground water seepage or land subsidence and subsequent damage that may occur on, or adjacent to, this subdivision due to its construction, operation or maintenance.; iliiiiiiiii!1'"ii'iii-36. No structure, fence, wall, tree, shrub, sign, or other object may be placed or permitted to encroach within the, area identified as a sight distance corridor as defined by City of Carlsbad'Engineering Standards. ^',, ,< f Utilities ,j||j^' 37. i'1 Prior to approval of improvement plans or final map, Developer shall meet with the Fire Marshal to determine if fife protection measures (fire flows, fire hydrant locations, building sprinklers) are required to serve the project. Fire hydrants, if proposed, shall be considered public improvements and shall be served by public water mains to the satisfaction of the District Engineer. 38. Prior to issuance of building permits, Developer shall pay all fees, deposits, and charges for connection to public facilities. Developer shall pay the San Diego County Water Authority capacity charge(s) prior to issuance of Building Permits. 39. The Developer shall install potable water and recycled water services and meters at a locations approved by the District Engineer. The locations of said services shall be reflected on public improvement plans. 40. The Developer shall install sewer laterals and clean-outs at a location approved by the MS 07-02 District Engineer. The locations of sewer laterals shall be reflected on public improvement plans. Code Reminders The project is subject to all applicable provisions of local ordinances, including but not limited to the following: A. The tentative parcel map shall expire two years from the date of approval by the City engineer. , . • ; B. Developer shall pay the Agua Hedionda Local Drainage Area Fee prior to approval of the Parcel Map. '^:n>. .jjl1 ''Ijliiiiir' C. The Average Daily Trips (ADT) and floor area contained in,the staff report arid shown on the Site Plan are for planning purposes only. Developer shall pay traffic impact and sewer impact fees based on Section 18.42 and Section 13.10 of the Gity of Carlsbad Municipal Code, respectively. , ;'_ • ' The City Engineer has reviewed each of the exactions imposed on the1 developer contained in these conditions of approval, and hereby finds, in this case, that the exactions are imposed to mitigate impacts caused by or reasonably'related to the project, and the extent and degree of the exaction is in rough proportionality to the impact caused by the project. If you have any questions, you may contact Tecla Levy at (760) 602-2733. Robert TJJJehnson, Jr., PE ||j City (Engineer .' '' '. by: David A. Hauser, PE. Deputy City Engineer ! c: Tecla Levy, Assistant Engineer Senior Engineer, Glen Van Peski Project Planner, Jason Goff Fire Department, Gregory Ryan File CARLSBAD PASEO CARLSBAD, CALIFORNIA PROJECT SUMMARY PROJECT TEAM SHEET SCHEDULE BUILDING ADDRESS:5700 PASEO DEL NORTECARLSBAD. CALIFORNIA 92008 ASSESSOR'S PARCEL NO: APN (211-021-30) EXISTING ZONE: C-T-Q EXISTING GENERAL PLAN: T-R EXISTING LAND USE: VACANT PROPOSED LAND USE: RETAIL AND RESTAURANT STORIES: 2 SITE AREA: (303,391.83 ± SF) 6.96 ACRES LANDSCAPED AREA: 92.757 ± SF (30 X) BUILDING AREA: 51.902 ± SF BUILDING COVERAGE: 20% PARKING REQUIRED:PARCEL A - 138 SPACESPARCEL B - 222 SPACESPARCEL C - 162 SPACES BUILDING HEIGHT:35' MAX PARKING PROVIDED: PARCEL A - 138 SPACES PARCEL B - 233 SPACESPARCEL C - 162 SPACES TYPE OF CONSTRUCTION: TYPE V - 1 HR. FULLY SPRINKLERED. TYPE OF APPLICATION: CODE OF DESIGN: WATER DISTRICT: SEWER DISTRICT: CUP 07-03 CDP 07-07 2001 CALIFORNIA BUILDING CODETITLE 24, PART 2. CALIFORNIA ADMINISTRATIVE CODEAMERICAN DISABILITIES ACT 2004 CALIFORNIA ELECTRICAL CODE2001 CALIFORNIA PLUMBING CODE2001 CALIFORNIA MECHANICAL CODE2001 CALIFORNIA FIRE CODE CARLSBAD MUNICIPAL WATER DISTRICT CARLSBAD MUNICIPAL WATER DISTRICT BUILDING DATA: OWNER REPRESENTATIVE: DEVELOPMENT MANAGER: PLANNER/ PROCESSOR: MASTER PUN ARCHITECT & RETAIL "B" ARCHITECT: CPT/SC TITLE MOLDINGS CORP.533 S. FREMONT AVENUE, 7TH FLR. LOS ANGELES, CA 90071TEL: (213) 739-8590 STRATEGIC PROPERTY ADVISERS, INC.3250 VISTA DIEGO ROADJAMUL. CA 91935CONTACT: PETER G. AYLWARD TEL: (619) 669-6688FAX: (619) 669-4844EMAIL: PETEROSPADVISE.COM PACTEN PARTNERS 4529 ANGELES CREST HWYSUITE PH-BLA CANADA. CA 91011CONTACT: MATT MERRILL TEL: (688) 832-5863FAX: (818) 790-0664EMAIL MHERRILOPACTENPARTNERS.COM PLANNING SYSTEMS. INC.1530 FARADAY AVE. SUITE 100CARLSBAD, CA 92008CONTACT: PAUL KLUKAS TEL: (760) 931-0780FAX: (760) 931-5744E-MAIL PKLUKASCPLANNINCSYSTEMS.NET GENE FONG ASSOCIATES1107 GLENDON AVENUE LOS ANGELES. CA 90024CONTACT: GENE FONGTEL (310) 209-7520 FAX: (310) 209-7516EMAIL: GFONGOGFAARCHITECTS.COM LANDSCAPE LRM LANDSCAPINGARCHITECT: 10950 WASHINGTON BLVD.SUITE 110CULVER CITY CA 90232CONTACT: CHARLES ELLIOTT TEL: (310) 839-6600FAX: (310) 559-1310E-MAIL: CELUOTTOLRMLTD.COM CIVIL AQUATERRA ENGINEERINGENGINEER: 18+3 CAMPESINO PLOCEANSIDE. CA 92054CONTACT: GARY LIPSKA TEL (760) 439-2802FAX: (760) 439-2866E-MAIL: GUPSKAOCOX.NET TRAFFIC DARNELL & ASSOCIATES INC.ENGINEER' U46 FR°NT STREET, SUITE 300" ^' SAN DIEGO. CA 92101CONTACT: BILL DARNELL TEL (619) 233-9373FAX: (619) 233-4034E-MAIL OFFICEODARNELL- ASSOC.COM GEOTECHNICAL TESTING ENGINEERS -ENGINEER" US LABORATORIES7895 CONVOY COURT. SUITE 1S SAN DIEGO, CA 92111CONTACT: LAITH I. NAMIQTEL: (858) 715-5800 FAX: (85B) 715-5810E-MAIL LATTH.NAMIQOUS.BUREAUVERITAS.COM ARCHITECTURAL: PA-0.1 COVER SHEET PA- 1.0 MASTER SITE PA-1.1 MASTER SITE PA- 1.2 MASTER SITE PA-2.0 BUILDINGPA-2.1 BUILDtNG PA-2.2 BUILDING PA-2.3 BUILDING PA-2.4 BUILDINGPA-2.4ABUILDING PA-2.5 BUILOING PA-2.5ABUILDING PLAN PLAN W/ TURNING RADIUS PLAN W/ TURNING RADIUS - SITE PLAN - FLOOR PLAN - ROOF PLAN - EXTERIOR ELEVATIONS- EXTERIOR ELEVATIONS - EXTERIOR ELEVATIONS - CONCEPT ELEVATIONS- CONCEPT ELEVATIONS CARLSBAD PASEO 5700 PASEO DEL NORTE CARLSBAD. CA 92008 ARCHITECT: RESTAURANT ' TRAFFIC GENERATION: 1.783 ADT (RESTAURANT USE)1,770 APT (RETAIL USE) 3,553 ADT TOTAL FOOD COURT ALTERNATIVE: 1,783 ADT (RESTAURANT USE)1,689 ADT (RETAIL USE) 300 ADT (FOOD COURT USE} 3,772 ADT TOTAL FITCH15425 N. CREENWAY-HAYDEN LOOP, STE.100SCOTTSDALE, A2 85260CONTACT: ADAM RICKLE TEL: (480) 998-4200FAX: (480) 998-77223EMAIL: ADAM.RICKLEORTCH.COM MELCHIOF* LAND SURVEYOR, INC, 5731 PALMER WAY, SUITE GCARLSBAD. CA 92010CONTACT: DOUGLAS R. UELCHIOR. PLSTEL (76Q) 438-1726 FAX: (760) 438-3991E-MAIL MLSIOPACBELL.NET PA-3.0 BUILDING "B" - 1ST FLOOR PLAN PA-3.1 BUILDING *B" - 2ND FLOOR PLAN Se ROOF PLAN PA-3.2 BUILDING "B" - EXTERIOR ELEVATIONS PA-3.3 BUILDING "B" - ENLARGED EXTERIOR ELEVATIONS PA-3.3ABUILDING "B" - ENLARGED EXTERIOR ELEVATIONS PA-3.4 BUILDING "B" - CONCEPT BUILDING SECTIONS CIVIL: PC- 1.0 PRELIMINARY GRADING & DRAINAGE PLAN PC-2.0 PRELIMINARY GRADING te DRAINAGE PLAN PC-3.0 PRELIMINARY WET UTILITY PLAN PC-4.0 PRELIMINARY WET UTILITY PLAN PC-5.0 PASEO DEL NORTE SURFACE IMPROVEMENTS PC-6.0 SITE CROSS SECTIONS PL-0.0 LANDSCAPE CONCEPT PLAN PL-1.0 LANDSCAPE CONCEPT PLAN PL-1.0A LANDSCAPE PLANTING PLAN (PARCEL A) PL-1.1 LANDSCAPE CONSTRUCTION PLAN (PARCEL A)PL-1.2 LANDSCAPE CONSTRUCTION PLAN (PARCEL B)PL-1.3 LANDSCAPE CONSTRUCTION PLAN (PARCEL C) PL-2.0 LANDSCAPE CONCEPT DETAILS PL-2.1 LANDSCAPE CONCEPT DETAILS PL-2.2 LANDSCAPE CONCEPT DETAILSPL-2.3 LANDSCAPE CONCEPT DETAILS PL-2.4 LANDSCAPE KEY PLAN, NOTES, AND LEGENDS PL-2.5 LANDSCAPE PLANTING PLAN (PARCEL A) PL-2.6 LANDSCAPE PLANTING PLAN (PARCEL B)PL-2.7 LANDSCAPE PLANTING PLAN (PARCEL C)PL-2.8 LANDSCAPE WATER USEPL-2.9 LANDSCAPE DETAILS STRATEGIC PROPERTY ADVISERS, INC. LEGAL DESCRIPTION:PORTIONS OF PARCEL 2 AND 3 OF PARCEL IMP NOFILED W THE OFFKE OF THE COUNTY RECORDER OF COUNTY. MAY 11. 1SB1 AND LOT 4 OF CARLSBAD T 92-7 (CARLSBAD RANCH UNIT 1 AND UNIT i) , MAP THFRFOF NO. )3078. F1LEO IN THE OFFICE ~ ,._ OF SAN DIEGO COUNTY. DECEMBER 28, 1993, ALL If, jF CARLSBAD. COUNTY OF SAN DIEGO SWTE OFK. MORE PARHCULARLY DESCRIBED AS FOLLOWS- BEONNINC AT THE NORTHEASTERLY CORNER OF SAID PARCEL 3. SAID CORNER BEWG THE MOST NORTHERLY CORNER OF SAID. LOT 4, SAID CORNER BEING THE POINT OF BEGINNING: THENCE SOUTHERLY ALONG THE EASTERLY UNE OF SAID LOT 4. SOUTH 22-29'26« EAST (SOUTH 22129'26" EAST PER SAID MAP NO. 13078) 925.00 FEETTO THE BEGINNING OF A TANGENT CURVE CONCAVENORTHEASTERLY HAVING A RADIUS OF 557.00 FEET THENCE SOUTHEASTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE EASTERLY LINE. A RADLAL THROUGH SAID POINT BEARS SOUTH SffWSa11 WEST; THENCE LEAVING SAID EASTERLY LINE SOUTH SS-50'26' WEST 343.71 FEET TO THE WESTERLY LINE OF SAID PARCEL 2; THENCE NORTHWESTERLY ALONG THE WESTERLY LINE OF SAID PARCELS 2 AND 3. NORTH 2<r48'03" WEST (NORTH 26"47'14' WEST PER SAID PARCEL MAP 112S4) 73S.65 FEET TOAN ANGLE POINT CORNER OF SAID PARCEL 2; THENCE CONTINUING ALONG SAID WESTERLY LINE NORTH 2SM2'24' WEST 300.01 FEET <NORTH 25011 "47" WEST 300.01 FEET PER SAIDPARCEL MAP) TO AN ANGLE POINT CORNER OF SAID PARCEL MAP; THENCE CONTINUING ALONG SAID WESTERLY LINE NORTH 2ffl5'29" WEST 68.05 FEEf (NORTH 28-15'48' WEST 68.03 FEET PER SAID PARCEL MAP) TO THE NORTHWEST CORNER OF SAIDPARCEL 3 OF SAID PARCEL MAP; THENCE EASTERLY ALONG THE NORTHERLY LINE OF SAID PARCEL 3, NORTH 6T31'12" EAST399.93 FEET (NORTH tT3\'\T EAST 400.00 FEET PER SAID PARCEL MAP) TOTHE POINT OF BEGINNING. SAID LAND IS ALSO DESCRIBED AS PARCEL A IN THAT CERTAINCERTIFICATE OF COMPLIANCE FOR ADJUSTMENT PLAT DATEDOCTOBER 1. 2 002. AND RECORDED OCTOBER 18 2002, AS DOCUMENT NO. 2002-0913280. OFFICWi. RECORDS OF SANDIEGO COUNTY, CALIFORNIA.APN: 211-021-30 VICINITY MAP OVERALL SITE PLAN PROJECT SITEO5700 PASEO DEL NORTE COVER SHEET PRELIMINARY DESIGN PA-0.1 GENE FONCASSOCIATES CARLSBAD PASEO PARCEL A PARCEL B PARCEL C 5700 PASEO DEL NORTE CARLSBAD, CA 92008 OWNER REPRESENTATWE: STRATEGIC PROPERTY ADVISERS, INC. 1/M/07 7/15/07 M 11/08 3/19/08 +/M/OS CUP/CDP SUBUITTAL SECOND SUBUFTTAL THIRD SUEWITTAL FOURW SUBUITTAL FIFTH SUBUITTAL MASTER SITE | PLAN PARCEL A SITE AREA CALC. BUILDING AREA CALC. RESTAURANT BUUJING OUTDOOR DINING THE CITY Of CARLSBAD ALLOTSTALL FOR EVERY 100 SF OFSPACE FOR UP TO 2000 SF.SF IS REQUIRED BEYOND 2001DIKING REQUIRED 1 STALL PEI PARKING SPACES CALC. PARCEL B SFTE AREA CAIC. BUILDING AREA CALC. F / 1 TOTAL PARKING REQ'D PROVIDED: STANDARD SPACES COMPACT SPACES TOTAL PARKING PROVIDED - K OF COMPACT SPACES - : RETAIL ALTERNATE USE: RETAIL CONVERSION TO RESTAURANT USE: 30 EXTRA CAR SPACES - 2.000 SFRESTAURANT AT 1:100 SF OF RESTAURANTAREA FOR UP TO 2,000 SF AREA THE OTT OF CARLSBAD ALLOWS 1PARKING STALL FOR EVERY 200SF OF RETAIL SPACE. TOTAL BUILDING AREA SF DMDED BY200 SF EQUALS THE NUMBEROF REQUIRED SPACES. PARKINS SPACES CALC, (1ST FLOOR AREA •* 2ND FLOOR AREA)/ZOO SF - 44.381 SF222 SPACES TOT*. PARWNC REO'D - 212 (221.96) PROVIDED:STANDARD SPACES - 2MCOMPACT SPACES - 29 TOTAL PARKING PROVIDED - 233 X OF COMPACT SPACES - 12 X PARCEL C (MOT A PART) SITE AREA CALC. BUILDING AREA_CALC^_ RESTAURANT BUILDING OF CARLSBAD ALLOWS 1 PARKING STALL FOR» SF OF RESTAURANT SPACE FOR UP TO 2000ALL PER 50 SF IS REQUIRED BFTOND 2000 SF.R DINING REQUIRES 1 STALL PER 100 S.F. PARKING SPACES CALC.PRELIMINARY DESIGN 1ST 2.000 SF / 100ADDITIONAL SF / 50 OUTDOOR DINING STANDARD SPACES COMPACT SPACES TOTAL PARKING P X OF COMPACT SPACES -PA-1.0 SITE PLAN CENEFONG*«OCIAl CARLSBAD PASEO 5700 PASEO DEL > CARLSBAD. CA ! STRATEGIC PROPERTY ADVISERS, INC. MASTER SITI PUN W/ TURNING RADIUS PRELIMINARY DESIGN PA-1.1 SITE PLAN WITH CLOCKWISE TURNING RADIUS ~K~^ GENE FONC CARLSBAD PASEO 5700 PASEO DEL I CARISEUD. CA I STRATEGIC,PROPERTYADVISERS. INC. MASTER PUN TURNING RADIUS |»^WUDIUS I 4/30/08 PA-1.2 SITE PLAN WfTH COUNTER-CLOCKWISE TURNING RADIUS J1UBSG *REA CMC. OUTDOOR man sow. wfl^umny(UMCONOmtM SPACE) 1HE COT OF CMRLSaW JUUWS I Sttti FOR EVERY 10D BT OP RESSPKCE rw UP TO OHO sr. 11 SFWl SPACES CMfl. 1ST 2JX» ST / l« SF -(ffixr 9311 Kf / M sr - ounooit onmsrai SF / too sr - TOW. HITOWQ fiSTD - 1M x OF counter SPACES - a * 8 3 ^31 a b m PASEODR NORTH CARLSBAD. CA PROJECT SPFC-07-003 X Olb• i!fr L. iiIt I CUP-07-03/CDP 07-CF7 a PASEODEl NORTH CARLSBAD, CA PROJECT #PFC-07-003 fi I! Q << CUP-07-03/CDP 07-07 asst. WALL SIGN 1 I!So PASEOOaNORIE CARLSBAD, CA PROJECT #PFC-07-003 23 1 CUP-07-03/CDP 07-07 NORTHEAST ELEVATION ^T^ PASEO DEL NORTE CARLSBAD, CA PROJECT # PFC-07-003 y P.P. CHANG'S CHINA BISTRO CUP-07-OVCDP 07-07 PASEO DEL NOKTE CARLSBAD, CA PA-2.3 SHEET UETAL COPING. TYP.grg CEUEMT PIASTER (STUCCO) FWEH 1YP. [mj fti? PASEO DEI NORTE CARLSBAD, CA PROJECT # PFC-07-003 SOUTHEAST ELEVATION fT^ P. F. CHANG'S CHINA BISTRO PASEO DEL NORTE CARLSBAD. CA CUP-07-03/CDP 07-07 ""•"^; PA-2.4 NORTHWEST ELEVATION PATO (MiONG iWD CWOPY A3JJ PAINT COLOR: SW2030 SANDERUNG(PUSHING ABOVE EXTERIOR STONE AND SLATE) COLOR: SW0009 EASTLAKE GOLD(EXTERIOR) COLOR: SW6159 HIGH TEA(EXTERIOR 4 MURAL SOFFIT) COLOR: SW2293 BRYCE ROSE(EXTERIOR PAINT) COLOR: SW6104 KAFFEE (EXTERIOR PAINT) COLOR: SW6041 OTTER (EXTERIOR PAINT) STONE STONE VENEERMFR: OAL-TILEITEM: IUEXWARE SPLIT FACE STONECONTACT: DAVE CROLY (925) 356-2323COLOR: SAND BEIGESIZE: 3/8' X 6" X 4" - 24" RANDOM LENGTHSNOTE: STONE VENEER TO BE INSTALLED PERMANUFACTURER'S * MAPEI SPECSG.C. TO COORDINATE WITH MFR. ON ONSITE INSPECTION DURING INSTALLATION. SLATE TILEUFR: AMERICAN SLATE CONTACT: BILL SIMMS (800) 553-5611 COLOR: CALIFORNW-GOLD SLATE SIZE: 12' X 12", THICKNESS: 3/8"NOTE: TO BE USED WITH STONE SEALER TILE TILE - BACK OF ENTRY SIGN MFR: TRENDCONTACT: JAMIE AYERS ot STONE SOURCE (312)970-5662 SIZE: 6" X 12" STAGGERED JOINTCOLOR: 976 STYLE: KARMATHICKNESS: 3/16" PASEO DEL NORTE CARLSBAD, CA PROJECT # PFC-07-003 P.P. CHANG'S CHINA BISTRO CUP-C7-03XW 07-07 PASEO DEL NORTH CARLSBAD, CA NORTHEAST ELEVATION SOUTHEAST ELEVATION PA-2.5 PASEO DEL NORTE CARLSBAD, CALIFORNIA FITCH SOUTHWEST ELEVATION NORTHWEST ELEVATION PA-2.5a PASEO DEL NORTE CARLSBAD, CALIFORNIA ILTIMTI 7 ssr 5700 PASED DEL I CARLSBAD. CA I STRATEGICPROPERTYADVISERS, INC. BUILDING 1ST FLOOR PLA^p 4/M/06 PRELMNARY DESIGN PA-3.0 GROUND FLOOR PLAN GENE FONCA If D C I » 1 M CARLSBAD PASEO 57m rum oa»CARLSUD. u I STRATEGIC PROPERTY ADVISERS, INC. ROOF PLAN I I/If • I'-CTI ~ BUILDING I 2ND FLOOR^ & ROOF PUN 4/M/08 PRDJMtMRY DE5ICN PA-3.1 .SECOND FLOOR PLAN MATERIALS LEGEND-TYPICAL: |PL-j] 'SANDSTONE' XX-B6 AS UANF. BY LAHABRA [p\^2] VIEJO' XX-75 S UANF. BY LAHABRA [P-r| "COLORADO TRAIL" DE6117 AS MANF. BY DUNN EDWARDS [P^TJ "SANDPrr DE6118 AS UANF. SY DUNN EDWARDS |TT| -NEUTRAL VALLEV DE6119 AS MANF. BY DUNN EDWARDS [p-j] *ROYAL PALM' DE672S AS MANF. BY DUNN EDWARDS [f^T] WOOD STAIN |70B AS UANF. BY OLYUPIC STAIN I P-j] 'GEORGIA CLAY* 0^131 AS WANT. Bf DUNN EDWARDS [^t] TERRACOTTA 4622 AS MANF. BY SUNBRELLA 1^3 ANTIQUE COPPER-COTE AS UANF. BY BERRIDCE [^-ij LOW 'E' 1/4* CLEAR [H3 UISSION STYLE CLAY ROOF TILE STRATEGIC PROPERTY ADVISERS, INC. SOUTH ELEVATION NORTH ELEVATION LEGEND BUILDING "B" EXTERIOR ELEVATIONS PRELIMINARY DESIGN PA-3.2 EAST ELEVATION (PASEO DEL NORTE) 4 TOWER #4 POT SMBS • TOWER TOWER #3 GENE FONC A 5 5 O CIA T E CARLSBAD PASEO 5700 PASEO DEL NORTE CARLSBAD, CA 92008 OWNER REPRESENTATrvE: STRATEGIC PROPERTY ADVISERS, INC. THIRD SUBUffwt BUILDING "B ENLARGED EXTERIOR ELEVATIONS PREUMINARr DESIGN SHEET NUMBER: PA-3.3A ,—6 o- --2)-WOO SOW:MKJEO(P-3)/-K-ir win PUSTCR fw. L-!) WTH PUSTEH RN. FWNTED(P-4)-3* WO£ BRKEPAWTED(P-4) GENE FONC A S S O CIA T i S CARLSBAD PASEO 5700 PASEO DEL HOSTS CARLSBAD. CA 92008 CWKER REPRESENTATIVE: STRATEGIC PROPERTY ADVISERS, INC. GATE DETAIL 3 SECTION-SOUTH SECOND SUBMIT*. SECTION-NORTH BUILDING "B" CONCEPT SECTIONS PREUUINARY DESIGN SHEET HUUSER: PA-3.4 SECTIONS-EAST (PASEO DEL NORTE)I *X£ ., lt/i»" - i_'-o*J L SITE: PROPOSES IMPERVIOUS AREA CPAVEWNT)' 207,315 S.F. PHFOSEP IMPERVIOUS AREA (BOTLDWO 51,902 SJ". TOTAL. 239,217 SfEXlcL VATEfi MAIN O --EXISTING PUBLJC SEVER SECT/ON - PASEO DEL NORTE PASEO DEL NORTE PCOPOSEP GRADES (ELEVATION) EXISTING PROPERTY LINE PROPOSED RIGHT DF WAY ACCESS EASEMENT PROPOSED RIP RAP SLOPE PROTECTION PROPOSES CONCRETE CHANNEL ELEVATION. TOP OF TURBELEVATION.. FINISH FLOORELEVATION. FINISH SURFACEELEVATION. FINISH GRADE ELEVATION. TOP OF GRATE ELEVATION. HIGH POINT ELEVATION. LOW POINTELEVATION.PRELIMINARY DEVELOPMENT PLA FOR WATER, SEWER AND STORM DRAINAGE IMPROVEMENTS SEE SHEET PC-3.0 AND PC-4.Q FOR SURFACE IMPROVEMENTS IN PASEO DEL NORTE SEE SHEET PC-5.0 CONSTRUCTION I.FGEND FOR SURFACE IMPROVEMENTS «1£T T« BMIIT KR 0RL3W SID. Wt C-20 © CONCREIE CUB PER SIUL&D. KL C-l (O © NOT USED DXHK FSE HOW! ID BE BOKWD OON OUTER WSOMtt BEWWi «U PDt SDJLSD. C-4 (Tfft 4} STO. DIG CS-K OYPE Bl MWID FOR IRDDI OHM AS SHOM CM PL*1643 Campejiino Place CARLSBAD PASEO CUP 07-O3, CDP O7-07 g) GENERAL PLAN DESICNATIDI* T-ft 3) ZTJNING' EXISTING C-T-0, NO CHANGE PROPOSED 4) LAND USE OVERLAY ZONE. COASTAL ZONE 5) LAND USE OVERLAY ZDNEi COMMERCIAL/VISITOR- SERVICES JTILtTY SERVICF REQUIREMENTS 1) SEVZRt 51,902 Sr, X £20 GAL/1800 S.F.-BW « 6344 GAL/DAY S> FIRE FLOW' 425D GPH FDR 4 HOURS3> DOMESTIC WATERi 51,908 Sf. X H23 GAL/Sf.-DAY x DAY/24HRS x HRS/60 KIN. « 4) PEAK DWESTK VATE* &3 GPM X &5= a* GPK5> KJUGATBW BEMAWH 43900 Sf. X 02 GAL/S7-DAY- 8780 GAL/DAY6) TRAFFIC GENERATE* (PER TRAFFIC REPORT) RESTUWMTS: 1763 ADTRETAIL' 1770 ADT TDTALi 3553 ADT 7) TRAFFIC GENERATION (FODD CRESTURANTSi 1783 ADTRETAIL. 1689 ADT FOOD COURTi 300 ADT ALTERNATIVE) WATF-R QUALITY NOTE ThC PROPOSED TREATKEXT FMP'S fOK TH 1) UNDERGROUND STORAGE TUBES (STORM PRDJECT ARE- EARTHWORK QUANTITIES EXCAVATION (RAW): 2431. C.Y. EUEIANKMENT (RAW): 13864 C.Y. PAVEMENT SECTION (12"): . 7678 C.Y STORAGE TUBE DISPLACEMENT. ..4826.C.XTOTALS: 14936.C.Y. 13864 C-Y. EXPORT: 1071.C.Y. REMEDIAL GRADING: 4670 C.Y. APPLICATION DESCRIPTION THIS EXHIBIT IS TO ACCOMPANY AN APPLICATION FDR A CONDITIONAL USEPERMIT COASTAL DEVELOPMENT PERMIT AND SUBDIVISION MAP RELATED TO A RETAIL AND RESTAURANT PROJECT. LEGAL DESCRIPTION PORTION OF PARCEL 2 AND PARCEL 3, PARCEL MAP NO. I12S4, RECORDED HAY II 1901 AND LOT 4, CARLSBAD TRACT NO, 92-7 PER MAP 13078, RECORDED DECEMBER 28, 1993, ALL IN THE CITY DF CARLSBAD, COUNTY OT 'STATE OF CALIFORNIA AND BOUNDARY ADJUSTMENT NO, 02-05. SOURCE OF TOPOGRAPHY TOPOGRAPHY SHOWN ON THESE PLANS WAS GENERATED BY FIELD SURVEY METHODS FROM INFORMATION GATWRED ON. APRIL, 2000 BY MELCWOR LAND SURVEYING. TOPOGRAPHY SHOWN HEREDN CONFORMS TO NATIONAL HAP ACCURACY STANDARDS. SFRV1CE AGENCIES WATERi CARLS1AD MUNICIPAL WATER DISTRICT SEWERi CARLSBAD MUNICIPAL WATER DISTRICTSCHDDLi CARLSBAD UNIFIED SCHOOL DISTRICT I T^D^^a^TT171 FNCMEEK OF WORK: AOUATERRA ENGINEERING INC.1843 CAMPESIND PLACEDCEANSIDE, CA 92034TELEi 760-439-2802 JUPCRVISIDN OFi Y ItlPSKA RCE 23080 EXPIRES 12/31/1 CARLSBAD PASEO 5700 PASEO DEL NORTt CARLSBAD. CA 92008 STRATEGIC PROPERTY ADVISERS, INC. PRELIMINARY GRADING AND DRAINAGE PLAN 4/30/08 PREUUINARY DESIGN PC-1.0 CAXLS&ADCUP07-O3, CDP 07-07 PRELIMINARY DEVELOPMENT PLAN SCALE: 1"-30' FOR WATER, SEWER AND STORM DRAINAGE IMPROVEMENTS SEE SHEET PC-3.0 AND PC-4.0 FOR SURFACE IMPROVEMENTS IN PASEO DEL NORTE SEE SHEET PC-5.0 __ . . _ _ WALLELEVATION. TOP OF CURBELEVATION. FINISH FLOOR.ELEVATION, FINISH SURFACEELEVATION, FINISH GRADEELEVATION, TOP OF GRATEELEVATION. HIGH POWTELEVATION. LOW POWTELEVATION. FLOW LINEELEVATION. PAVEMENT LEGFND FOR SURFACE IMPROVEMENTS KlfY TYPE OHEKt fER UBLSBW SID. OK. GS-3) 0 COKK1E CUffl PER SJIASA NO. C-1 (f) (PKMDE] © PtKSDaWRW P»KE) PROPOSED GRADES (ELEVATION) EXISTING PROPERTY LINE PROPOSED RIGHT OF W PROPOSED ACCESS EASENENT PROPOSED RIP RAP SLOPE PROTECTION PROPOSED CONCRETE CHANNEL EXSIW FKE GUIlER WLl PtF SHHSfl. C-4 {TR 4) CM DGDSURt PCT WLSWC STO. OB CS-II (WE ft «OntP FOB TRDKM HMN Scale' ]' = 30' CML ENGWEERING ' LA* PbWNfKEngineering Inc.1843 Campesino Place GENE FONCASSOCIATES CARLSBAD PASEO 5700 PASEO DEL NOKTt CARLSBAD, CA S2008 OWNER REPRESENWWE: STRATEGIC PROPERTY ADVISERS, INC. IP/CDP SUBIUTOL PRELIMINARY GRADING AND DRAINAGE PLAN 4/30/08 PC-2.0 CARLSBAD PASEO CUP O7-03, CDP O7-O7 ASPHM.T SWACE PftVDCKT IAS£- m CBPACTEBFU. nt i' - v tUKtO VASrtJ STDC 4 INSTALLATION DETAIL «!& nurnLUnm IF RETENIHH srstoi NUSTNO SCALE QMFLt WITH SOLS EKMEER KCOKHMTIK JSTORMCHAMBER STANDARD DETAILS NO SCALE PRELIMINARY WET UTILITY PLAN SYMBOL SYMBOL LEGEND ELEVATION. FINISH SURFACE-ELEVATION, FINISH GRADE-ELEVATION. TOP OF CRATE,ELEVATION. HIGH POINT _ELEVATION. LOW POINT .ELEVATION, FLOW LINE EXISTING CONTOURS PROPOSED CONTOURS EXISTING GRADES (ELEVAT10N> PROPOSED GRADES CELEVATIOW PROPOSED -DRAINAGE PIPE PROPOSED CATCH BASIN PROPOSED RIBBON GUTTER ^ PROPOSED UMEROJDLM STDRH VOTER ' wn UTIIITf LEGEND <S* COCHTE KUNACE DWK1. PER S.HRSJ1 9-71 ® EXKTM1 SEVER LATERAL (SIZE UNOCVW ^> BACK FLDV PREVENTER ASSEMBLY <0> FKE HYIRAHT <E> EXHTING ns£ HTBRAHT TO K COCVED <S) EXUTINC VATER SERVICE (SIZE UMOVtD (D STDBN DWHAGE fRE-TREATICKT KR ® CATCH BASIN WITH TDSSIL tTEl FUtER- INSERT (MBVATD ® FVC WAIHAGE PIPE 0? MDi BIAJ (PRTVATD <® 6' X !' CDKDETE BOX CULVERT PER SJIRSJ1 D-7U 1 D-76I CPUOJQ ® CDMNECT DC ID1 ANB K 15- EXISTING PVC PIPES TO SBEVALL DF NEV BOX CaVtRT © OKEf TE VWG TYPE HEADVALL Q) IMDEROOUNII STU» WATEB STORAGE TUBES (SEE STANDARD UTAH.! OH StCET PC-3JD <PHV»TE> ENGINEER OF WORK: AQUATCRRA EXGINEERIMG INC.1943 CAHPESINO PLACCDCEANSIDE, CA 92034TTLE. 760-439-3802 E 23080 EXPIRES 18/31/09 GENE FONG ASSOCIATES CARLSBAD PASEO 5700 PASEO DEL NORTl CARISBAO. U S200S STRATEGIC PROPERTY ADVISERS, INC. CUP/CDP SUBUITTAl PRELIMINARY WET UTILITY PLAN PRELIMINARY DESIGN PC-3.0 PRELIMINARY WET UTILITY PLAN ^ 1843 Campesino Place >0ceamnde, CA P2D54, r«I«.' (TOO) 438-8803r«. (Tea) 439-aaee _WET UTILITY LEGEND <B* CONCRETE DRAINAGE CHAWCL PER SJIRSA 1-71 <S) EXISTING SEVER LATERAL (SIZE UNKNOWN) ^) BACK FLOW PREVENTER ASSEMLY {D)nE£ HYDRANT <S> EXISTING FIRE HYDRANT TD IE RODVEB O EXISTING VATER SERVICE (SHE UKMOVN) {D StLBI DRAINAGE PRE-TREATHEMT BK ^J) CATCH BASH) WITH 7OSSD. FUEL FILTER* WSEST (PRIVATE) ® PVC DRAWAGE PDt 0£- NDt MA> OWVATD ® 6' X 5 OMCRETE HK CULVERT PER SMitt B-76A t B-76B (PUBLIC) <S) CtHCCT DC IB1 AND OC IS* EXISTING PVC PIPES TD SHEVALL DT NEV KB CULVERT © CONCRETE WWC TYPE HEADVALL *2> UKDEBSOTO STORM VATER STORAGE TUBES OCC STAHBAR1 DETAILS CM SHEET PC-3J) (PRIVATE) SYMBOL LEGEND EXISTING CDNTDURS ---(66) PROPOSED CONTOURS •& SYMBOL LEGEND EXISTING GRADES (ELEVATION) r7trjDl\ PROPOSED GRADES (ELEVATION) 7ffHT\ PROPOSED DRAINAGE PIPE — ^ — PROPOSED CATCH BASIN &"' ELEVATION.0£W70W.ELEVATION, QEVATTON. ELEVATION.ELEVATION. ELEVATION.ELEVATION. 18? 8E SB*™ TOP OF CURB FTNKH FIOORFINISH SURFACE—FINISH GRADE TOP OF GRATE HWH FONTLOW POINT FLOW LINE PROPOSED RIBBON GUTTER ^.~z^r._—-\ PROPOSED UKDEHGBOUNB STOW VATER STORAGE TUBES t J ENGINEER OF WORK: AOUATERRA ENGINEERING INC. 1343 CAHPCSIND PLACtDCEANSIDE, CA 92054 TELEi 760-439-E80E GENE FONGfcSSOCIATIS RTSWB-W.SSSMB CARLSBAD PASEO 5700 PASEO DEL NOR1E CARtSBAD. CA 920W STRATEGIC PROPERTY ADVISERS. INC. ~fc 1/33/0' ~&~& A PREUMINARY WETUTILITY PLAN PREUMNACT DESIGN PC-4.0 CARLSBAD PASEO CUP 07-03, CDP 07-07 PASEO DEL NORTE: SURFACE IMPROVEMENTS PASEO DEL NORTE: SURFACE IMPROVEMENTSSCALE: r-30' SYMBOL LEGEND SYMBQL • = 30' 3 CML ENCWEERMG • LAND PLWNNG3 Engineering Inc.. 1843 Campesino Place>0ceana(de. CA 93054Tele: (780) 438-2802- ELEVATON. FIMSH SURFACE—El£VATION, FINISH GRADE ELEVATON, TOP OF GRATEELEVATION, WGH POINTELEVATION, LOW POINT _ELEVATON. FLOW UNE ENGINEER QF WORK: AQUATERftA ENGIICeRIf4G INC. 1843 CAMPESIWJ PLACEDCEANSIDE. C* 92054TELD 760-439-2802 GARY, SUPERVISION QF> YyflPSK GENE FONGA S S O C I A T ES CARLSBAD PASEO 5700 PASEO DEL NORTE CARLSBAD, CA (2008 STRATEGIC PROPERTY ADVISERS. INC. PASEO DEL NORTE 4/30/06 PRELIMINARY DESIGN PC-5.0 1 LOCATION SEE SHEET PC-1.Q AMD K~2.( SECTION T-T (PARCEL B) GENE FONGASSOCIATES JSSHS CARLSBAD PASEO 5700 PASEO DEL NORTE CARLSBAD. CA 92008 OWNER REPRESENTATIVE: STRATEGIC PROPERTY ADVISERS. INC. HV*Y 5£ nx LOCAjm gF sum- pc-t a M rc-i-LOCATm SFF ggrr PC-f.O A SECTION V-V (PARCEL C)SECTION S-S (PARCEL B) tmgm str snmpc-in tm PC-!-O SITE CROSS SECTIONS 4/30/08 PREUU1NART DESIGN SECTION U-U (PARCEL B)SECTION R-R (PARCEL A) CML ENGtCDaw; • UNO PUNNNG"//a Engineering inc., 1S43 Campesino Placey>0ceanside, CA 92054/Tel..- (VSOJ «fl-ZS02 fax: (760J 430-2839 ENGINEER OP WORK: AQUftTERRA ENGINEERING INC.1843 CAHPESINO PLACE OCEANSIEE, CA 93054TELE' 760-439-2802 GARY RCE B3080 EXPIRES 12/31/09 PC-6.0 TREE LEGEND y ISLAND crfnrn WA3HNQTOM1A ROBUSTA/U&7CAN FAN PALM tCEDAR MELALBJCA QUINQUENERVIArnWERBARK TRSE PI\US CAMARIEMSta&VWflV ISLAND PINE PARKIHG LOT AND FRONTAGE SHAPE TREE OPTIONS PLAT ANUS ACERIFOLIA 'BLQOtXXXXriLQNDON PLANE 1 SIZE 2ffBTH VICINITY MAP PALM AND COLOR ACCENTS AT RETAL f RONTAGE SPtCWEN ACCENT FREE AT HETAl PARKIMG JEW1TH ENHANCEDPAVING AND PALMS OUTDOOR SEATING AREA PROPERTY LINE PARKING LOT SETBACK L LANDSCAPE SIGHT IKE NOTE: ALL TREES TO BE PLANTED WITH A ROOT BARRIER LEGEND SHOWN FOR REFERENCE ONLY SEE SHEET PL-2.4 FOR PLANTING PLANS AND CALCULATIONS GENE FONG A S $ O CIA T E 5 CARLSBAD PASEO 5700 PA5EO DEL NORTE CARLSBAD. CA 92008 STRATEGIC PROPERTY ADVISERS, INC. AA ,*\ \ LANDSCAPE CONCEPT PLAN 1" = 40'-0" 4/30/08 PRELIMINARY DESIGN CUP 07-03/CDP 07-07 PL-0.0 ill | « I -» ; PAVING SCHEDULE PATTERN SYMBOL ; nEWDEBCRIPTIOH mjKAi mevAmiu aAwoemsr U COTIJUJOHTBANDBUBT HONEVCAB PATTE* K MC003K BUBO GENE FONGASSOCIATES CARLSBAD PASEO 9700 PASEO DEL HOBTE CARLSBAD, CA 82008 STRATEGIC PROPERTY ADVISERS, INC. MVCCP SURUITM LANDSCAPE CONCEPT PLAN SEE SHEET 4/30/08 PRELIMINARY DESIGN CUP 07-03/COP 07-07 PL-1.0 PLANT MATERIAL KEY AND SCHEDULE OF SIZES CCMOiNmC SCE HWBODH. OMHT TBD CUf-Q7-Q3XU> 07-07 SCALE IN FEET GENE FONGASSOCIATtS CARLSBAD PASEO 5700 PASEO DEL HOHIE CARLSBAD, M B2008 STRATEGIC PROPERTY ADVISERS, INC. A "tor A A LANDSCAPE CONSTRUCTION PLAN SEE SHEET 4/30/08 CUP D7-03/CDP 07-D7 PL-1.1 i Ul 111 1 CARLSBAD PASEO 5700 PASEO DEL MORTC CARLSBAD, CA 92008 STRATEGICPROPERTYADVISERS, INC. A SHEET WHE: LAMDSCAPE CONSTRUCTION PUN SEE SHEET 4/30/08 PRELJUWWr DESEM CUP 07-03/CDP 07-07 SHECt WflfflOt PL-1.2 SCALE: 1/16" = I'-O" SCAL.E IN FE CARLSBAD PASEO 5700 PASEO DEL NORTE CARLSBAD. CA 92008 OWNER REPRESENTATIVE: STRATEGIC PROPERTY ADVISERS, INC. v«/« 4/JO/OS CUP/CDP SUBMITTAL FOURTH SUBUITTAL FIFTH SUO«ITT*L LANDSCAPE CONSTRUCTION PLAN 4/30/08 PRELIMINARY DESIGN CUP 07-03/CDP 07-07 SHEET NUMBER: PL-1.3 A. PAVERS AT CONCRETE ADJACENT B. EXPANSION JOINT BANQUETTE DETAIL fcSSy 4 a PRECAST CONCRETE PAVERS TYPE A - DRIVE AMD LOAD FRONT APPROACH KMH.)TYPE B-DRM AMD LOAD SIDE APPROACH D. CONCRETE FLATWORK DETAIL AT VERTICAL SURFACE TRASH ENCLOSURE DETAILS CONCRETE PRECAST PAVERS DETAILS CONCRETE FLATWORK DETAILS GENE FONGA S S O C I A TIS CARLSBAD PASEO 87DO I>AS£0 BO. MOOTE CAR15BAD. CA 9ZDO8 STRATEGICPROPERTY ADVISERS, INC. 5 UP/COP SUtMTM. LANDSCAPE CONCEPT DETAILS SEE SHEET PREUUtHWff OESGH CUP 07-O3/CDP 07-07 SHEEI HUUBW. PL-2.0 l^_*l • •••••^•i • • >iH ••••!••• ^BI • ••• FONG! O C I A IES CARLSBAD PASEO 5700 PASEO DEL MORTE CARLSBAD, CA 92008 STRATEGIC PROPERTY ADVISERS, INC. MVOC SUMITH rawm SUMTTX. SCREEN WALL SECTION/ELEVATION SCREEN WALL ELEVATION hf^ 2 LANDSCAPE CONCEPT DETAILS SEE SHEET V30/08 CUP 07-O3/CDP 07-07 PL-2.1 SCREEN WALL SECTION 6'-0" SCREEN WALL SECTION kf?£H 3 6'-7' PILASTER SECTION kf? GENE FONGA 8 5 Q C I A T i 9 CARLSBAD PASEO 5700 PASEO DEL MORTE CARLSBAD, CA PZ008 STRATEGIC PROPERTY ADVISERS, INC. SEAT WALL ENLARGEMENT LANDSCAPE CONCEPT DETAILS SEE SHEET 4/30/08 PRUMIWJW OtSKM CUP 07-O3/CDP Cf7-07 PL-2.2 SEAT WALL SECTION (7) OftlVZML WATER FEATURE PLAN VIEW GENE FONCA I S O C I A T i S CARLSBAD PASEO 5700 PASEO DEL MORTC CARLSBAD, CA 0200S STRATEGIC PROPERTY ADVISERS, INC. SP/WSJBMOTW LANDSCAPE CONCEPT DETAILS SEE SHEET 4/30/08 PRELIMINARY DESIGN CUP 07-03/CDP 07-07 PL-2.3 WATER FEATURE SECTION bggfel 3 WATER FEATURE ELEVATION O o O PLANTING ZONES FlAWFWGCALCtJLATIDNgi PIANTWO ZONES. THBH AREA 8EEAM) PERCENTAGE OF MATE* USER)R THE Crrr OP CARLSBAD LANDSCAPE REQUIREMENTS ARE ASFOLLOWS; ZONE * OF are AREA era OALTVRZONE 1 -LUSH T% .62AC BH1"ZONEJ-REFWED 10* UBAC 4B.765 ZOIC 9 -LUSH Oft .« AC BZJSTB TOTAL BtTE AREA «L9B AC. TOTAL LANDSCAPE AREA 2,13 AC. TOTAt PERCENTAGE OF SITE 30%RRtGATIOM WATER USAGEflTEAR 1,139,540 ESTIMATED WATER USE ETo-WORST-CASE DULY EVAPOTRAMSPIIATOHMPfCHES PF • FIAHT FACTOR [CROP COEFFICIENT). PERCENT W DECMU. FORM HA • HVDROZONE AREA N SQUAne FEET IE • RflHUTIOrl EFFWeJCY, PERCENT M OECtML FORM JtZ - COMSTAMT FDR CONVBTSEM OF UWTS TO GALLOMS PER DAY XERISCAPE PRINCIPLES AU PflOPOBED PLAWT MATERIALS HAVE VERY LOW TO MODERATE WATER USE REQUKtEMEHTB ACCORDWO TO WATER USE OP U*»ecAPE SPECKS ffl WATER CONSERVATION PLAN 1. LAMDSCAPE SWU. BE MANTADED TO BffiURE WATER EXISTING CONDmONS .. MCLUDB 8t/r MOT BE UWTED TOCHECXMG, ADJUSTMO AND REFMRMO tRRIQATIOM EOUPMEMTi RESETrWOTHE AUTOMATIC CDHTROLLBt; AERATHB AM) DHTHATCHMO TURP AREABr RePLEWSHNQ MULCH; FEftTttKNO; PRUNW8 AMD WEEDNO M All. LANDSCAPED AREA&Z. WHENEVER POSSBLE. REPAIR OF KHIGAnoM EQUWBlrSHALL BE DOME WITH THE ORIOfJAUV SPECTIH) MATERIALSOR TKEffil EQtWALEMTS.3. A LAIC9CAPG HRKUTTOM AUNT MAY BE RCCOUMEHDED.THEUAXBMJU PERIOD BETWEEH MJWT6 SHtti. BE FWB HEARS. «. THE BWIGMOW SYSTEM SHALL BE DESIGftD FOR RECLAMEDWATER. FNORECLAWEDWATERBAVJULABLEATTHETnE OFMSTAUATm, TKfiX POTABIE WAT& SMALL BE USEDUHT1L RECLAIMED SEHVTCE IS AVAAABLE MOTE ALL UUMTEWU4CE TO BE THE RESPONSHUTY OF CARL6BAOPASEO PROPERTY UAWGEUEHT. PROPOSED P1AHTTHQ TREA.TUEMTALONO PASEO DEL MORT& HEDGE AMD 42- KT. LANDSCAPE SCREEN WALL FIIOVmE VISUAL SCREEN PER crTY STANDARDS. TMS TREATMEKT TO UAMTAlM AN ATTRACTIVE COMSSTEMCY 1H1» ADJACEW PROPERTIES. LANDSCAPE CALCULATIONS ^ RATIO OF PAR»|Q SPACES TO TREESTOTAL PARKMS SPACES PROTOEO • BWTOTAL PARHKG LOT TREES REQURED -139TOTAL PARKHB LOT TREES PROVIDE- 1MTOTAL TREES OH BITE -181 TOTAL AREA OF PARKWG LOT «tWOS SFTOTAL AHE OP LANDSCAPE PRCTVIDED M PARKMO LOT AREA » 10,772 SF » OF PAR«MQ AREA 15 LANDSCAPED PER OTY GENERAL NOTES i JIffEB TO ARCHrrECTUBAL DRAWMO8 R3R EASEMENT VOCATtOMS AHD TOflLDNQ SET BACK HtXIUKllOH. 2.HOOT BAHHER3ABE TO BEWSTALLEO OHALLTOEES PLANTTCO VBTHW V OF ANY HARD8CAPE. 3>U TREES TO BE INSTALLED A MMMUM DP ? FROM CUR8FACE, 4.ALL TREES TO BE DOUBLC STAKED OR GLTVED PER Cm STANDARDS.HA KJNtMUM MLILCH COVER OF 3" SHAU. BE PHOVBEDFOR ALL HCW-TURF PLANTIMQ AREAS WFTH LESS THAU41 SLOPE.flJT B THEHE3POWSB1UTY OF THEPRNAT8 OWMERTOMAINTAtN ALL PROPOSED PLANTRG AREAS OM THBerre.TJlLL UTtLITES SHALL BE SCREENED FROM PUBUC VIEW.(LFOUNTAW3 SHALL HAV& RECVCLMQ SYBTEMS.POVIMTMHS SMALL BE DE&IQMED TO UMVDEEVAPORATIVE LOBS. PLANTING CONCEPT STATEMENT THE EtTE LANDSCAPE 19 DESRHED TO BE BOTHHARUONIOUS WITH THE SFTEAflCHTrECTURE AS WELL AS ADJACENT PROPEHTE8. THE VEHtCULAH EHTRCSARE TREATED AS ZOMES OF EMUAHCEMEHIWCUffiWO PRECAST CONCRETE PAVERS. TURF, ACCENT COLOR AND ACCENT TREES TO ANNOUNCEARRIVAL TO THE USER. TURFBAL6OUSEDAUMGTHE PAfleo D& NORTE FRONTAGE FOR MAWWUMVISUALIMPACT. LUSH CATEGORY LAHDBCAPE is ALSOUSm HTOE BULDftM fTOMmOE,-m RECALL THERICH HISTORY OF THE ADJACENT FLOWER FELDS N TH? BACKaROUNDl. WATEP AND CANOPY TREES AREUSED M THE PROJECT RASEO3 TO FURTHER ENHANCETHE USER EXPERIENCE. THE MAJORITY OF THE PLANT MATERIAL FAILS MTO THE REFMED CATEGORY,ALLOWWQ FOH A MANICURED AND TBY APPEARAMCEN THE PARX1MO AND ALOHO THB BULDNO FRONTAOEB. A NATURALIZING PALETTE HAS BEEN UTUZED AUX4G THE REAR OF THE PROJECT ALONG THE FREEWAY FRONTAGE. GENE FONCASSOCIATES CARLSBAD PASEO 5700 PASEO DEL NORTHCARLSBAD, CA 92008 STRATEGIC PROPERTY ADVISERS, INC. LANDSCAPE KEY PLAN NOTES AND LEGENDS SEE SHEET 4/30/08 PREUMWMW DESIGN CUP 07-W/CCP 07-07 PL-2.4 BCALC IN FCPT [GENEFONGA S S O C I A T E E CARLSBAD PASEO 3700 PASCO DEL HOffTE CARLSBAD, CA 92008 WWW P»EH«£Nvn«: STRATEGIC PROPERTY ADVISERS, INC. LANDSCAPE PLANTING PLAN SEE SHEET 4/30/08 PRELIUDMlTf DtSIGM CUP 07-O3/CDP 07-07 PL-2.6 \ajtf 1 1— — — i i H I PORTABLE PLANTER DETAIL H10 PLANTER DRAIN anemcxnota 0 (?) © SHRUB PLANTING \-^^A 7 FLAX PLANTING ""Tmnwcenowc I MO.C. DMEU9KM DOUBLE-TREE STAKE OP Of HOOTBail.*T IM3H GRACECR UT ABOVE. BOX TREE PLANTING WITH SIPHON PALM TREE PLANTING h^H 2 © SSi GENE FONCA 5 5 O C I A TJ8 CARLSBAD PASEO 5700 PASEO DEL MORTE CARLSBAD, CM 92008 OWNER REMESJIIMWtl STRATEGICPROPERTY ADVISERS, INC. I LANDSCAPE DETAILS SEE SHEET 4/30/08 PREUUMARY DESIGN CUP 07-03/COP 07-07 SUED HUUeCR: PL-2.9 6" WIDE CONCRETE MOW CURB PLANT SPACING SHRUB MASS PLANTING j^'l 6 TREE GUYING