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HomeMy WebLinkAbout2001-01-17; Planning Commission; ; ZC 00-04|LCPA 00-04|CT 00-13|CDP 00-36 - TABATA.. Q t"\ 'l'he City of Carlsbad Planning Departme:,' A REPORT TO THE PLANNING COMMISSION P.C. AGENDA OF: January 17, 2001 Item No.@ Application complete date: January 17, 2001 Project Planner: Van Lynch Project Engineer: Clyde Wickham SUBJECT: ZC 00-04/LCPA 00-04/CT 00-13/CDP 00-36 -TABATA -Request for a recommendation of approval of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, a Zone Change and Local Coastal Program Amendment to change the land use designations from Limited Control (L-C) to One-family Residential, 7,500 square foot minimum lot size, Qualified Development Overlay Zone (R-1-7,500 -Q) on a 5.0 acre property. This request includes a Tentative Tract Map to create 16 residential lots and a Coastal Development Permit on property generally located on the east side of Black Rail Road and south of future Poinsettia Lane in Local Facilities Management Zone 20. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4897, 4898 and 4899, RECOMMENDING APPROVAL of a Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, Zone Change (ZC 00-04), Local Coastal Program Amendment (LCPA 00-04), and that the Planning Commission ADOPT Planning Commission Resolutions No. 4900 and 4901, APPROVING Tentative Tract Map (CT 00-13) and Coastal Development Permit (CDP 00-36), based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project is for the creation of a 16-unit single-family residential subdivision on a vacant parcel on the east side of Black Rail Road, south of future Poinsettia Lane and north of Aviara Parkway. The 16 single-family lots vary in size from 7,730 square feet to 12,250 square feet. The applicant is requesting approval to purchase 3.0 affordable housing credits in the Villa Loma housing project to satisfy the affordable housing requirements of the City's Inclusionary Housing Ordinance. The project requires a zone change and Local Coastal Program Amendment to change the zoning and Local Coastal Program land use designation from L-C to R-1-7,500-Q. In addition, a Tentative Tract Map and Coastal Development Permit are required. The project complies with City standards and all necessary findings can be made for the approvals being requested. The Zone Change and Local Coastal Program Amendment require City Council approval. 0 ZC 00-04/LCPA 00-04/CT 00-13/CDP 00-36-TABATA 0 January 17, 2001 Page2 III. PROJECT DESCRIPTION AND BACKGROUND The 5.0 acre project site is located within the Zone 20 Specific Plan and Local Facilities Management Zone 20. It is bordered to the north by a recently approved residential subdivision (Hadley), to the east by Cahela Place (a graded portion of the access road to Planning Area 22 of Aviara Phase Ill), to the south by a vacant agricultural land, and Black Rail Road to the east. Topographically, a north-south trending ridge divides the site. The elevation difference from high point to low is 34 feet. The site has been disked and used for agricultural purposes. The property does not have any sensitive vegetation or steep slope constraints; all of the five-acre site is developable. The proposed Zone Change and Local Coastal Program designations are necessary to change the Limited Control (L-C) designation of the property to One-family Residential, 7,500 square foot lot size minimum, Qualified Development Overlay Zone (R-1-7,500 -Q) to implement the Residential Low-Medium (RLM) General Plan designation. As shown on Exhibits "A" through "F," the 16 residential lots will all be greater than 7,500 square feet. Access to the project site is from proposed Street "A" via Black Rail Road and by a connection to Cahela Place from Carlsbad Tract 92-3, Planning Area 22 in Aviara Phase III. The lots will take access off two cul- de-sac streets which run north off of Street "A" which is a through street. This project will create a second through access way from Black Rail Road to Ambrosia Lane via Docena Road and Cahela Place. Grading of the site consists of a road cut to link Black Rail Road to Cahela Place. The ridge that runs north/south will be lowered and used as fill material in the northeast and western portions of the site. The maximum cut is about 12 feet on the southern end of the ridge (road cut). The largest fill is approximately 14 feet in the northeastern comer of the site. The pad elevations of the lots on the cul-de-sac (Street "B") will be at the same elevation of the adjacent lots to the north on the Hadley Property. The lots of Street "C" will be between 15 to 23 feet higher than the lots to the north. Street "B" is approximately 10 feet lower than Street "C". The project will have 38,400 cubic yards of cut, 15,700 cubic yards of fill, and an export of22,700 cubic yards of material. At this point there are no building plans or elevations proposed for the subdivision. The Q- Overlay requires the approval of a Site Development Plan by the Planning Commission prior to building permit issuance. IV. ANALYSIS The project is subject to the following plans, ordinances and standards: A. Residential Low-Medium Density (RLM) General Plan Land Use Designation; B. R-1-7,500, Qualified Development Overlay Zone (R-1-7,500-Q) Zone Regulation; C. Zone 20 Specific Plan (SP 203); D. Mello II Segment of the Local Coastal Program, the Coastal Agriculture Overlay Zone, and the Coastal Resource Protection Overlay Zone; E. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); F. lnclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21.85); and G. Growth Management Regulations (Local Facilities Management Zone 20). 0 ZC 00-04/LCPA 00-04/CT 00-13/CDP 00-36-TABATA 0 January 17, 2001 Page 3 The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. General Plan The General Plan designation for the project site is Residential Low-Medium (RLM). The surrounding properties in Zone 20 are General Plan designated RLM as shown on the attached Exhibit "X." This designation allows single-family residential development at a range of 0-4 dwelling units per acre (du/ac). The RLM range has a Growth Control Point of 3.2 du/ac. The density of the proposed single-family subdivision is 3.2 du/ac. The project complies with all elements of the General Plan as illustrated in Table A below: Table A -GENERAL PLAN COMPLIANCE ELEMENT USE, PROPOSED USES & COMPLY? CLASSIFICATION, IMPROVEMENTS GOAL, OBJECTIVE OR PROGRAM Land Use Site is designated for Single-family lots at Yes Residential Low-3.2 du/ac. Medium at 3.2 du/ac. Housing Provision of The purchase of3.0 Yes affordable housing affordable housing credits in Villa Loma Public Safety To require a minimum The project includes Yes fire flow of water for two fire hydrants fire protection Open Space & Utilize Best Manage-Project will conform to Yes Conservation ment Practices for all NPDES control of storm water requirements and to protect water quality Noise Residential exterior Project is not impacted Yes noise standard of 60 by potential noise CNEL and interior generating sources such noise standard of 45 as Poinsettia Ln. or CNEL Palomar Airport Circulation Require new Project will provide Yes development to roadway improvements construct roadway including Street "A" improvements needed and frontage to serve proposed improvements for development Black Rail Road 0 ZC 00-04/LCPA 00-04/CT 00-13/CDP 00-36-TABATA 0 January 17, 2001 Page4 B. R-1-7, 500-Q Regulation The project site, part of a County island annexed in 1987, is currently zoned Limited Control (L-C). The L-C zone designation is given to annexed properties and is an interim zone for areas where planning for future land uses has not been completed nor have plans of development formalized. Proposed as part of the project is a zone change from L-C to R-1-7,500-Q. This will result in the zoning for the site being consistent with the General Plan Land Use designations of RLM. The proposed zone is also compatible with the existing adjacent residentially zoned properties and probable future residential zones of the adjacent L-C zoned properties as shown on the attached Exhibit "X." The proposed project meets or exceeds all applicable requirements of the R-1-7,500-Q Zone as demonstrated in Table B below. All lot sizes and lot widths meet or exceed the minimum requirements of the zone. All required setbacks, lot coverage, and building height for the zone will be determined by the Planning Department and Planning Commission during the review of the Site Development Plan required by the Qualified Development Overlay Zone (Q-Overlay), which is being included with the R-1 zone. Table B: R-1 ZONE COMPLIANCE STANDARD REQUIRED PROPOSED Min. Lot Size 7,500 sq. ft. 7,730 SQ. ft. -12,250 SQ. ft. Min. Lot Width 60 feet 69-feet C. Zone 20 Specific Plan (SP 203) The project is within an area subject to the Zone 20 Specific Plan. The Zone 20 Specific Plan provides a framework for the development of the vacant properties within Zone 20 to ensure the logical and efficient provision of public facilities and community amenities for the future residents of Zone 20. The project complies with the following requirements of the Specific Plan as demonstrated in Table C below. Table C: ZONE 20 SPECIFIC PLAN REQUIREMENTS STANDARD REQUIRED PROPOSED Required Zoning R-1 R-1-7,500-Q Local Coastal Plan Grading Grading prohibited between Grading limitation included as Requirements Oct. 1 and April 1 CDP condition LCP Agricultural Conversion Three conversion options Payment of Agricultural permitted Conversion Mitigation Fee Dedications All required land or easements Street right-of-way and shall be dedicated to the City easement dedications proposed 0 ZC 00-04/LCP A 00-04/CT 00-13/CDP 00-36 -T ABATA 0 January 17, 2001 Page 5 Trail System Construct required trails Project does not contain any identified on the citywide plan trail se!!Illents Affordable Housing 15% of the units must be Project will purchase 3.0 provided as affordable units affordable housing credits in Villa Loma D. Local Coastal Program The project site is located within Site III of the Mello II Segment of the Local Coastal Program. Development of the project site is also subject to, and consistent with, the requirements of the Coastal Agriculture Overlay Zone and the Coastal Resource Protection Overlay Zone. Approval of a Coastal Development Permit is required for the project. One of the primary requirements of the applicable coastal regulations pertains to the conversion of agricultural land to urban use. The project has been conditioned to ensure the payment of an agricultural conversion mitigation fee, which will mitigate the loss of agricultural resources by preserving or enhancing other important coastal resources. The grading restrictions that apply in the coastal zone are proposed as conditions of the Coastal Development Permit. The project site does not have any sensitive coastal resources in the form of slopes over 25% or native vegetation. The Local Coastal Program Amendment (LCP A) is required to implement the proposed zone change from L-C to R-1-7,500-Q. The LCPA will result in the zoning and coastal land use designations for the site to be consistent. No comments were received during the required six- week LCP A public notice. E. Subdivision Ordinance The Engineering Department has reviewed the proposed project and has concluded that the subdivision complies with all applicable requirements of the Subdivision Map Act and the City's Subdivision Ordinance. All major subdivision design criteria have been complied with including the minimum lot depth of 90 feet, provision of public access, required street frontage, and minimum lot area. The project is consistent with and satisfies all requirements of the General Plan and Title 21. It is also compatible with surrounding land uses. The proposed R-1-7 ,500-Q Zone requires a minimum 7,500 square foot lot size. Each of the proposed lots exceeds the minimum requirement. The grading for the project requires an export of 22,700 cubic yards of material. If the project site were graded without export, an excessive amount and height of retaining walls would be required to create building pads. The developer will be required to offer various dedications ( e.g., drainage easements, street right- of-way) and will be required to install street and utility improvements, including but not limited to, curbs, gutters, sidewalks, sewer facilities, drainage facilities, fire hydrants, and street lights. 0 ZC 00-04/LCPA 00-04/CT 00-13/CDP 00-36 -TABATA 0 January 17, 2001 Page 6 F. Inclusionary Housing Ordinance The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approved units in any qualified residential subdivision be made affordable to lower income households. The inclusionary housing requirement for this project would be 3.0 dwelling units. The applicant is requesting to purchase 3.0 affordable housing credits in the Villa Loma housing project to satisfy the project's affordable housing requirements. The City's Housing Committee has approved the request to purchase affordable housing credits. G. Growth Management The proposed project is located within Local Facilities Management Zone 20 in the southwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table E below. Table E: GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 55.6 sq. ft. Yes Library 29.7 sq. ft. Yes Waste Water Treatment 16EDU Yes Parks .11 acre Yes Drainage BasinD Yes Circulation 160ADT Yes Fire Station No. 4 Yes ()pen Space 0 acres n/a Schools Carlsbad Unified Yes 5 elementarv students 2 junior high students 3 hil!h school students Sewer Collection System 16EDU Yes Water 3520 GPD Yes The proposed project is at the Growth Management dwelling unit allowance (3.2 units per acre). V. ENVIRONMENTAL REVIEW The initial study (BIA-Part 11) prepared in conjunction with this project determined that some of the environmental effects that are peculiar to the property or to this project are considered direct, significant and adverse impacts. The developer has agreed to add mitigation measures to the project to reduce those adverse effects to below a level of significance in accordance with the requirements of the California Environmental Quality Act (CEQA). The project's direct, significant effects include impacts from hazards associated with potential agricultural chemical use and paleontological resources. The environmental documents for the project were sent to the State Clearinghouse for circulation. Mitigation measures are also proposed for the other significant adverse effects and are also listed in the BIA-Part IL 0 ZC 00-04/LCPA 00-04/CT 00-13/CDP 00-36 -TABATA 0 January 17, 2001 Pae 7 The project is within the scope of the City's Master Environmental Impact Report, which was utilized to address the project's cumulative air quality and circulation impacts. MEIR's may not be used to review projects if it was certified more than five years prior to the filing of an application for a later project except under certain circumstances. The City is currently reviewing the 1994 MEIR to determine whether it is still adequate to review subsequent projects. Although the MEIR was certified more than five years ago, the City's preliminary review of its adequacy finds that no substantial changes have occurred with respect to the circumstances under which the MEIR was certified. The only potential changed circumstance, the intersection failure at Palomar Airport Rd. and El Camino Real, is in the process of being mitigated to below a level of significance. Additionally, there is no new available information, which was not known and could not have been known at the time the MEIR was certified. Therefore, the MEIR remains adequate to review later projects. All feasible mitigation measures identified by the MEIR which are appropriate to this project have been incorporated into the project. Please see the Environmental Assessment Form-Part II for a detailed description of the mitigation measures and the expanded justification for the recommendation to approve the Mitigated Negative Declaration. In consideration of the foregoing, on November 27, 2000, the Planning Director issued a Mitigated Negative Declaration for the proposed project. ATTACHMENTS: 1. Planning Commission Resolution No. 4897 (Mit. Neg. Dec.) 2. Planning Commission Resolution No. 4898 (ZC) 3. Planning Commission Resolution No. 4899 (LCPA) 4. Planning Commission Resolution No. 4900 (CT) 5. Planning Commission Resolution No. 4901 (CDP) 6. Location Map 7. Access location exhibit 8. Exhibit AA -land use and zoning consistency 9. Background Data Sheet 10. Local Facilities Impact Assessment Form 11. Disclosure Statement 12. Reduced Exhibit 13. Full Size Exhibits "A" -"F," dated January 17, 2001 YL:cs:mh TABATA PROPERTY CT 00-13/ZC 00-04/ LCPA 00-04/CDP 00-36 · .. ACCESS LOCATION EXHIBIT I I I () i ., R-1-Q R-1-Q/OS POINSETTIA LN L-C L-C L-C L-C L-C L-C R-1-Q SITE L-C L-C* L-C* L-C L-C * PROPOSED CHANGE TO R-1-Q ALL LABELED PROPERTIES HAVE LOW-MEDIUM DENSITY (RLM) GENERAL PLAN DESIGNATION L-C P-C (RM) TABATA PROPERTY ZC 00-04 EXttBIT "AA" '""" ......., ...., BACKGROUND DATA SHEET CASE NO: ZC 00-04/LCPA 00-04/CT 00-13/CDP 00-36 CASE NAME: _TAB_A_TA~-------------------- APPLICANT: Brehm Companies REQUEST AND LOCATION: A 16 lot subdivision on the east side of Black Rail Road. south of Poinsettia Lane and North of Aviara Parkway. LEGAL DESCRIPTION: The north half of the northwest quarter of the northwest quarter of the northeast quarter of Section 27. Township 12 south, Range 4 west, San Bernardino Meridian. in the City of Carlsbad. County of San Diego, State of California. according to the official plat thereof. APN: 215-040-04-00 Acres: 5.0 Proposed No. of Lots/Units: ~16~---------- GENERAL PLAN AND ZONING Land Use Designation: Residential Low-Medium (RLM) Density Allowed: 3.2 Density Proposed: ~3-~2 __________ _ Existing Zone: Limited Control (L-C) Proposed Zone: =R=----1"----'-7=.5-"'0-=-0-~Q"'---_______ _ Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site L-C RLM Vacant North R-1-7,500-Q RLM Graded for SFD South L-C RLM Ag East P-C (Aviara MP) RLM Graded for SFD West L-C RLM Vacant PUBLIC FACILITIES School District: Carlsbad Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): =1~6 _______________ _ ENVIRONMENTAL IMPACT ASSESSMENT C8J Mitigated Negative Declaration, issued ~N~o~ve=m=b~e=r~2~7~2~0~0~0~--------- D Certified Environmental Impact Report, dated ______________ _ D Other, ___________________________ _ CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: TABATA-ZC 00-04/ LCPA 00-04/ CT 00-13/ CDP 00-36 LOCAL FACILITY MANAGEMENT ZONE: 20 GENERAL PLAN: =RL=M==-------- ZONING: Limited Control DEVELOPER'S NAME: Brehm Comunities ==cc...=-====-------------------- AD DRESS: 5770 Oberlinm Drive, San Diego CA 92121 PHONE NO.: 858-404-9721 ASSESSOR'S PARCEL NO.: =-21=-=5-----'-0"--'4'-=-0--=-0_,_4--=-0..:c-0 _____ _ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): =5-=0-=ac"-------- ESTIMATED COMPLETION DATE: =unkn==ow=n ______________ _ A. City Administrative Facilities: Demand in Square Footage= =55=·=6 ____ _ B. Library: Demand in Square Footage = =29"-' . ...:....7 ____ _ C. Wastewater Treatment Capacity (Calculate with J. Sewer) -"-16=----::.;ed=u=---------- D. E. F. G. H. I. J. K. Park: Demand in Acreage = .11 Drainage: Circulation: Fire: Open Space: Schools: HS = 5, JHS = 2, ES = 3 Sewer: Water: Identify Drainage Basin= D=------- Demand in ADT = =16""""0'--------- Served by Fire Station No. = -=-4 _____ _ Acreage Provided= -"'--0 _____ _ Demands in EDU Demand in GPD = Carlsbad 16 3520 L. The project is at the Growth Management Dwelling unit allowance (3.2 DUP A). City of Carlsbad I Afii,i,ii,f·I ·l4-i¥14i, ,t§ ,ii 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, assoc1at10n, 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. I. 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 I 0% 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 publiclv-owned corporation, include the names, titles, and addresses of the corporate officers. (A separate page may be attached if necessary.) Person. ____________ _ Title _____________ _ Address ___________ _ 2. OWNER (Not the owner's agent) Corp/Part Canterina, LLC Title NA Address 5770 Oberlin Drive San Diego, CA 92121 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 publiclv- owned corporation, include the names, titles. and addresses of the corporate officers. (A separate page may be attached if necessary.) Person ___ N_A _________ _ Title _____________ _ Address. ___________ _ Corp/Part SEE ATTACHMENT Title ---------------- Address ______________ _ 2075 Las Palmas Dr.• Carlsbad, CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 3. NON-PROFIT O ANIZATION OR TRUST If any person identified pursuant to (I) or (2) above is a nonprofit ornanization or a trust. list thl.:' names and addresses of ANY person serving as an officer or d irector of the non-profit organization or as trustee or beneficiary of the. NA Non Profit/Trust ----------Non Profit/Trust ------------NA Title ____________ _ Title _______________ _ Address ___________ _ Address --------------- 4. Have you had more than $250 worth of business transacted with any member of C ity staff. Boards. Commissions, Committees and/or Council within the past twelve ( 12) months? D Yes ~No If yes, please indicate person(s): _______________ _ NOTE: Attach additional sheets if necessary. I certify that all the above information is true and correct to the best of my knowledge. Jack H. Young, Sr . Vice Pres ident Jack H. Young , Sr . Vice President Print or type name of owner _ fWc.. i{ ,, \) Print or type name of appli cant S~o~ ifopplieohlo/date Print or type name of ownertepl"lieiutt's agent (t ~ . , . :1, , ,, ~l ,, ..... ) H:ADMIN\COUNTER\DISCLOSURE STATEMENT 5/98 Page 2 of 2 CANTERINA, LLC OWNERSHIP attachment to City of Carlsbad Disclosure Statement December 14. 2000 MEMBER PERCENTAGE INTEREST THE BREHM COMPANIES, LLC 5770 Oberlin Drive San Diego, CA 92121-1723 LUMBERMEN'S INVESTMENT CORPORATION 301 Congress A venue, 15th Floor Austin, Texas 78701 50% 50% INDIVIDUALS OWNING 10% OR GREATER INTEREST IN CANTERINA, LLC: Forrest W. Brehm Chairman; The Brehm Companies, LLC 5770 Oberlin Drive San Diego, CA 92121 I' I I•,,-: i ' <D 10.J8() SF 5900 PaatfMolr Court Civil Enginaling Suite I 00 Plannrl9 Cortet>oa, Caltarnio 51200S Proc:rninQ 7i0-9J1-7700 Surveying F'a,c: 760-931-8&80 odoyOodo,eonsullcrits.com TENTATIVE MAP TABATA PROPERTY <ID 9160 SF ® 95.JOSF - + 1ii 1!j ···11 ,, __ ,, , II S~ tT 1 OF'! G re· ,, ' -ICU: 1• • lao' •Jll!W ... , ·- t· ·-· I r-· , . ..., ·1_. I I ,------------------------------:----------------------------------------------~ SHEET 1 OF 3 SHEETS c. T. 00-13 C.D.P. 00-36 zc 00-04 LCPA 00-04 LEGEND: S/JBOlvlS/ON BOUNDARY ............................ . LOT LIN£ . . . . . . . . . . . . . . . . . . . . . . ' ..... ' ' ... ' ' ' ' ' RETAINING WALL . . .. LOT NUMBER ......................... ' .... ' .... ' PROPOSED PAO £/£VA TION. . . . . . . . . . . . . . . . . . . . . . . . . . . EXISTING CONTOURS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . EXISTING WA/El? MAIN ............................. . --------- PA0=/46.0 EXISTING SE/ICR MAIN &-A.H. . . . . . . . . . . . . . . . . . . . . . . . . . -----<J-------&--- EXISTING STORM ORAIN ................ . =S/'7=-= EXISTING FIR£ HYDRANT ' .. ' ' ...................... . --I EXISTING STREET l/CHT ' ' . ' ......... ' .... ' ......... . PROPOSED FINISH£0 CON TOURS ' ' ... ' ' .... ' ' . ' ' ' ' ..... ---110--- PROPOSED WA /FR MAIN . . . . . . . . . . . . . . . . . . . . . . . . . . . . PROPOSEO SE/ICR MAIN &-A.H. ....................... ---G----0--•-5- PROPOSED FIR£ H'rVRANT .......................... . --I PROPOSED STREET LICHT . . . . . . . . . . . . . . . . . . . . . . . . . . . . ~ PROPOSED PEDESTRIAN RAMP . . . . . . . . . . . . . . . . . . . . . . . . PROPOSED CONCREIF CROSS GUTTF:R ................... . BROW 0/TCH ........................... . CITY or OCEANSIDE HIGHWA';; PACIFIC OCEAN CITY or ENCINITAS VICINI TY MAP NO SCALE SITE o· 1 oo· 50 SCALE: 1" = 100' \ \ l•k· l1 ' ' . ,. I ·- l .. ', I +_ .. ·:· . ----= ...._ <D I ·1:' ,' 11 + I ,I 11 I l I I I / T / I -p - , hl' • I t ~- -. -- <ID + <ID ' ' ' ' KJ..'Y MAP SCALE: 1 • = 100' SLOP£ MAINTENANCE EXHIBIT SCALE:: t• = 100' SLOP£ ),/AINT£NANC£ £ASEM£NT TO B£ ANN£X£0 INTO AvlARA PREMIER CO/..LECTION -j- ..... ·- -l ' I·· ---,s;. ' ., i---· I ·-,,., I ·- ~ ·-.... I ·-\ ) .. / I I = GRADING ANALYSIS: CUT: 38,400 CY FILL: EXPORT: AR64: 15,700 CY 22,700 CY 5.4 AC. CY/ACR£· J,HJ(J-CY/AC. o. t:. 'f, > ~0 C'-/ /Ac..· G,f/o,r I I ' I ~ ' ' TENTATIVE MAP FOR TABATA PROPERTY LEGAL OESCH/PT/ON 1H£ NORTH HAlf Of TH£ NOR!l{/ICST QUARTER Of TH£ NORTHIIEST OUARTER Of TH£ NORTHEAST QUARTER Of SECTICW 21, TO""SHIP !2 SOUTH, RANCE 4 M"ST, SAN B[RNARO/NO MER/0/AN, IN TH£ CITY Of CARI.SBAO. COUNTY IF SAN OIEGO. STAT£ Of CALIFORNIA, ACCa?O!NG TO TH£ OfF/C/AL PlAT TH£R£0F. GENERAL NOTES: ASSESSOR's PARCEL NO. . ................. 2!-5---040-04 TOTAL ACRES ........................... 5.00 AC. CROSS EXISTING GENERAL PLAN LANO US£ .......... RL!I {LOW-MEOIU!I DENSITY} PROPOSED GENERAL PLAN LANO USE . . . . . . . . SAM£ EXISTING ZONING ........................ L-C PROPOSED ZONING ....................... R---1 ALL0/'£0 DENSITY ........................ 4 OU/ACRE PROPOSED DENSITY . . . . . . . . . . . . . . . . . . . . . . 3.2 OU/ACRE LFMP ZONE . . . . . . . . . . . . . . . . . . . . . . . . . . . . ZONE 20 NUMBER & CLASS/FICA Tff)N OF LOTS ......... !6 SINGLE FAMILY PERCENT OF Sill: LANDSCAPE .............. 11.2% SCHOOL DISTRICT ........................ CARLSBAD UNIFIED SCHOOL DISTRICT WATER DISTRICT ......................... CARLSBAD MUNICIPAL WATER DISTRICT SEM:R DISTRICT ......................... CARLSBAD MUNICIPAL WATER DISTRICT Al£RAC£ DAILY TRAmc .................... !60 OWN£H/SUBO/VIO£H ' BRDIN-A '.1ARA GROUP. llC 8RDIN-A'.1ARA Ill 0£',fHP!IENT ASSOC. LP 5110 08£Rl/N OR/VE SAN 0/ECO, CAL!fa?NIA 9212/---1123 CITY OF CARLSBAD Planning Commissmn Ut ~..8..1/J_ -__ P._R_~ :r..4_,g_-.: X: ____ _ Case No.:Z-("oo-c, 'f /4 (? PIJ c,a -c.'f/ ,;;I_ C$>_ -.L~j _ -~ ])_ f: _q_ .9-::' _.] ~--__ Exhibit No. /t Date /-17-,:,/ IJ-6-- CIVIL £NG/N££H/LANO SUHV£YOH: OVA Y CONSUi TANTS, INC. 5900 PASTEUR COURT, SUIT£ 100 CARLSBAD, CA. 92008 (160} 931-1700 Rfl4S£0 OCTCHN ~ 2000 RrnSEO SEPTEAIBER 2~ 2000 OAT£ OF PREPARATION: .l/NE 2000 'i).Of ~SI Oh_ " "I ....-,,.,. : "l'( DESIGNED BY; H.R., A.B. DATE: JUNE 2000 DRAWN BY: T.G., G.M. SCALE: AS SHOWN • .<.·~ ic,~ o. C ,~. ,; o(.,, e 0 • ~ ~ f'1 -NO. 55381 -"' * tai, 12131100 * 5900 Postei..ir Court Civil Engineering ENGINEER Of WORK: PROJECT MGR.-· ~T.C=·--JOB NO.: 00-1003 fr•i' \,·~ ,.r Sui\o 100 Plonnlng ©2000 O'Day Consultants, Inc. ~.,,'--CIVI~ ~'<-Codsbod, Cofilomio >2008 P,cc.sslog ----:----c~ '------'------------------------------------------------------------------------------------------------.:_t:_·OF_°'~-1 ~<:J-~---'.::'-:=::='.:::-7:::-60:::----::93-t--::-77-00:----su_"_•,_''' ___ L...!=,,/,'.'..'..'..... ~~~~--~::!::....~~_J -CM ,.,, 760---931-8680 DATE: 12-8-()/] www.odayconsullonts.com TIMOTHY Q. CARROLL, JR RCE: 55381 u:,J□BnooOQ40'0040TOI.D'w'O 12-8-00 1:l':1:23 pr-i EST XREFS: 0040-\.tC: 0040MA.I"; 0040TP01; 00401; 0040NOTT:: 0040STR: 00I0GRD ~ <:S "' u• ~------------==~-----------~ <:S 10' 18' 12' J' IJ' <:l "' ~ 4.5 7' 4.5 55' 2% AC PAvfMENT 01,f"R APPROl,f"O BAS£ I 6 11 TYPE' ... G"' CURB & CUTTER 2% PROPOSED 8" S£UER~ 14.5' 2% 1% MIN. _______, l A.C SWALE PROPOSED a• {)(}M£Sl/C WA TER PROPOSED STREET }1 , {PUBLIC) NOT TO SCALE 48' !!:! 10· 16' 16' 4' <:l ~ 7' AC PA l,f"M£NT 2' 55' 6" CURB & GUTTER 2% 2% 2% 2% PCC SIO[WAlK CABELA PLACE {PUBLIC,) NOT TO SCALE ..:;,, ¾f.,.- r-1 ,Jli-· '6' ~i-------------=v~-----------~ <:S 10· 18' 19• 10' <:s "' ~ 1.5 7' 55' 2% 6' T'IP[ "G' CURB & GUTTER 2% PROPOSED 8' SEWER~ AC PA l,f"/,/[NT 0/tU? APPROl,f"O BAS£ 7' 55' 1.5' PCC S/0£. lPROPOS£o a• oOMEsnc WATER PROPOSED STREETS 'Ii AND. 'C 1 NOT TO SCALE ;i,. 60' !!:! <:St---------------~--------------~ "' ~ IJ' J' 14' 1% MIN. A.C. RIBBON GUTTER 1/ 2% 7Sl/NG 10' WATER MAIN~ EXISl/NG 8" S£UER MAIN~ £XIS7/NG IMPR0'81£NTS PER IMPROVEMENT Pl.AN NO. 335-5 AC PAvfM£NT 0/tU? APPROVED BASE 6" T'IP[ "G' CURB &-GUTTER 2% 6' 10' 55' 1.5' 2% PCC [ o EX!Sl/NG 18' RECI.AIM, WATER MAIN EXISl/NG 18' WATER MAIN IMPROvf:M£N TS BLACKRAIL ROAD {PUBLIC) NOT TO SCALE TYPICAL STREET SECTIONS -~ ------~---' ;j - •~-' ,auij'•' '""~~ •-•• >••ij'"'• '--""• ~ ~ ~-,, -"•' "•I •~ •-~ »• ~•»~ •-• • ><•»~ ''" ---~ --,,,, ----· - . '" ·-----'"' ----''' '""'' ,.. ,I .. ~ , iii, .. 10 II 12 13 14 15 16 17 ©2000 O'Day Consultants, Inc. l's,._"- I I I ~ I I ~ I I I I I I I ~ I I I I I -380 -340 I I PROPOSED CIJR8 ANO GUTTER DETAIL 'Ii' NO SCALE "LOFFElSTEIN T'IPE" RETAINING WAll {6' MAX} MOOIFIEO BROW DITO/ TYPICAL WALL SECTION NOT V SCALE SHEET 2 or J SHEETS C. T. 00-13 C.D.P. 00-36 zc 00-04 LCPA 00-04 7=av ~ ~A ROAO I TO 8£ VACAiTO 'O?:~~~w✓w-t--+---------"~--2::::-,,____ Lor 14fJ DJS., lOT LINE 00CENA H0A0 f------------- .--:-, -INSTAll NEW CURB ANO GUTTER ~I ~i ~i ~I I I LOT 140 DETAIL NO SCALE 2:1 --,,r -:,,.__-=-rt~~,. MIN/VU/I SIDE ~ !JIN. ~ YARO S£TB4CK: I 10% OF LOT WIDTH ~ J---,MINII/IJV SIDE NOTE: 1---,~_.,,---------~7--~,;:.-_+------I YARD S£TB4CK: I 10% OF lOT WIOTH ~ I 2.-1 ~1~ -~~ l l i I) LOTS Will SURFACE DRAIN OR USE AliTRNATE ARlif ORA/NS MTH FAILSAFE OVERfl.OH' TYPICAL BLOC. FOOTPRINT 1% MIN. 2) TYPICAL lOT ORA/NAG[ PER GS-15 I I l_ ROW. \::___ CURB & G/J!T£R CITYOFCARLSBAD l-YP/i-'AL LOT DRAINAGE DETAIL Plmming Cumrnis~iun NOT TO SCALE CnseNo. ________ _ , 55:l!!I , tl/31/00 CIVIi.. Or CALI~ TAT/VE AIAP FOR TABATA PROPERTY 5900 Posteur Court Suite 100 Corlsbod, Colifornio 92008 760-931-7700 rox: 760-931-8680 www.odoyconsullonls.com Civil Engineering Planning Processing Surveying G,'\JOBS\000040\0040T02.DWG 12-8-00 l'22,03 P"' EST XRErS: 0040T; 0ll40PRO; 00400ET R£115£0 XTrJBER Ja 2000 REl?SEO S£PTEJ.(8£R 2~ 2000 OA TE OF PREPARA llON: ,AJN£ 2000 DESIGNED BY: H.R .• A.B. DATE: JUNE 2000 DRAWN BY: T.G .• G.M, SCALE: 1" = 40' PROJECT MGR.: T.C. JOB NO.: 00-1003 ENGINEER OF WORK: ~c~ DATE: 12-8-00 TIMOTHY 0. CARROLL, JR RCE: 55381 fJ 8 ~ 18 __ / ) \ SE£ 0£TA/l 21 :--""""i SH££T 2 I I I ! /ill • I I I I I I I l CHICAGO nnc COIIPtWY PRElJl.(/NARY nnc REP(1?T 2/JJ066096-U50 DATED .IANIJAR't 2~ 2000 IT[N PURPOSE" OWIVE.ll OOCUME"NT 8 ROAD UNKNIJMI BK 5831, PG 530 9 ROAO;VTll./1/ES FRANK H. AYRES FjN 174502 .t SON II TREPHCNE PAC. Tfl. F;N J6J80 12 UT/LIT/ES C!J/1,(J F ;N 11-00J5J1 ©2000 O'Day Consultants, Inc. OAT[ 05/11/55 08/26/60 02/26/6-1 01/05/11 --- .8,5 PAO = J65.J m NOTE: LOTS 4, 1, 11, AND 15 SHALL RESERVE A flA T AREA MTH A MINIMUM DIMENSION OF 10 FEET WIDE BY 20 FEET LONC ALONC ONE SIDE OF THE LOT THAT IS SUITABLE FOR RV PARKING. ;}65 --- ·,. 8, • PAO·= J59. J ··, NOT£.· EASEMENT TABLE LOCATED ON SHEET 1 NOTE.· ALL STREETS ANO UT!UT!ES AR£ PUBLIC - . SSJ81 12/Jt/OO CIVIL • CALI~ \ o· 10· 20 80' SHEET J OF J SHEETS C. T. 00-13 C.D.P. 00-36 ZC 00-04 LCPA 00-04 SCALE: I' = 40' PROPOSED MOOIFIEO 0-15 BROW DITCH RETAINING WALL --, (6' MAX) I ~SUBO/WStON BOUNDARY I I I I I * ---FENCE PER C.T. 98-11 '---BROW DITCH \ PER C. T. 98-11 \ \ \ , ~ PROPOSED GRADE ..._ --L --PER C. T. 98-11 SECTION A-A NOT TO SCALE ~Sl/BO/WSYON BOUNDARY EXIST. BROW DITCH ,,.-.......__ __ _,,. \ \ \ \ ~ EXIST/NG \ \ I I I I I i -~ Cl CABELA PLACE -------------, I \ CITY OF CARLSBAD Pl;;inning Commis::;ion \ \ ,,------- \ I C:ise No. ________ _ , ____ .,.,,..,,,, Exhibit No. C: Date ----- SECOONB-B NOT TO SCALE TENTATIVE AIAP FOR TABA TA PROPERTY RfifS[l} OCTOBEH ..Ta 2000 RE'IISEO SEPTDIBEH 2~ 2000 DA TE OF PR£PARA 11(1-1: JJNE 2000 ~ DRAWN BY: T.G., G.M. SCALE: 1• = 40' ___ PROJECT MGR.·~T.C~. __ JOB NO.: 00-1003 0 /<,...~ DESIGNED BY: H.R., A.B. DATE: JUNE 2000 CONSULT NTS ~-----------~ 5900 Poste1.1r Court Suae 100 Corlsbod. California 92008 760-931-7700 roM: 760-931-8680 www,odoyconsullant~.ccm Civil Engineering Planning Processing Surveying G1\JJBS\000040\0040T03.D\IG 12-8-00 l125155 P'"' (ST XREFS: 0040MAP; 0040TP01; 00401; 0040l.lTL; 0040GRO; 0040SlR; 0040NOTE ENGINEER Of WORK: --~-c~ DATE: 12-8-00 TIMOlHY 0. CARROLL, JR RCE: 55381 I o· 40' 20 SCALE: 1 ' = 40' CITY OF OCEANSIDE PAClrlC OCEAN 80' VE CITY OF ENCINITAS VICINITY MAP NO SCALE ©2000 O'Day Consultants, Inc. SITE / ------=~-.~--, "" ---~-.....~ ........ KEY MAP SCALE: 1 • = 40' -~~'\~\ I ·· ..... , I I I . \ "J5JJ xJl-?.6 L "J.54.5 Lor 140 "J5,2..? " JS?.$ "JJ.tJ ~•J5JI Lor 142 ~ .J.!v.S 1< ,J5J5 Lor,144 DfESS1 SHEET I or I SHEET C. T. C.D.P. 00-13 00-36 LEGEND CONSTRAINT 1. MAJOR RIDGE LINES 2. DISTANT WEW., J INTERNAL WEIY.S' -N/,4 4. RIPARIAN OR UfX/0/.ANO -N/,4 5. !NTERM!TTANT ORA/NACE COURSE' -N/,4 6. 25 -40% ST.OPES -N/,4 1. CREA TER TliAN 40% SLOPES -N/,4 8. MAJOR ROCK OUTCROPPINGS -N/,4 !J. EASEMENTS. SEE TABI.E BELOW 10. flOOOPLA/NS -N/A fl. ARCHAEOLOCICAL SITES -N/,4 12. SPECIAL PLANNING AREAS -ZONE 20 11 8/0l.OC/CAL HABITATS -N/A 14. BEACHES -N/,4 15. PmMANENT BODIES OF WATER -N/A 16. ~TlANDS -N/A S)MBO/. < 17. LANO SUBJECT TO MAJOR PO~R TRANSMISSION EASFMENTS -N/,4 18. RAILROAD TRACK BEDS -N/A CHICACO Till£ COIIPANY PRf1/JIINARY T1T1.£ /¥PORT 20.JOG6096-U50 /J4TED J4NllARY 28, 2000 ITEJI P(J~ OWNEJI /JOCU/JENT 8 ROAD UNKNOPtN BK 56.Jl, PG 5JO 9 ROAD,1/THJTIES FRANK H. A/1i'ES Fj/V 174502 ,t SON If mEPHONE PAC: m. F/IV J5J8() 12 U71L!ll£S Cl,(Hf} F/IV 71-00JSJl DATE 05/11/55 08;&6/60 02;&6/64 01/05/71 CITY OF CARLSBAD Plnnning Commission Case No. _________ _ ACRES Exhibit No. ~:P-Date ____ _ "' - CONSTRAINTS MAP FOR TABATA PROPERTY REW SEO SEP TEMBCR 2000 DATE Of PREPARATION: MARCH 2000 ~ DRAWN BY: G.'-i., T.G. SCALE: 1",. 40" "' • 11: 0 /~~ DESIGNED ElY: H.R. DATE: APRIL 2000 ___ PROJECT MGR.· T.O.C. JOB NO.: 00-1003 CONSULT NTS ~--------------~ ,,, NO. 55381 "<> E<P. 12/31/ C/VI\. 'or CA1..1~ 5900 Posteur Court Suito 100 Carlsbad, California 92008 750-9.31-7700 rax: 760-931-8660 !XloyOodoyt cm& ul ton ta. tom Clvil Eru;iineering Planning Processing Surveying (j;'..0BS\0000'10\0040C01.DIJG JC-B-00 t,SQ;52 p., EST XRErS: 0040C, 0040-IIIC, 0040CON, 0040MAP, 0040M0l[, 00401P01 PSD: ENGINEER OF WORK ~c~ TIMOTHY 0. CARROLL JR. DATE: 12-8-00 RCE! 55381 7 I C • • \ \ ' f _:'i "· ,/ ! ···'"· ,--·-, .. -0,:: : i. ,_·,-· .;., .,. 1;:,--. i / / , I UBD\VISION; , " •--•-• • r , , ,, , ' ' \ \ II I '. j ; , i J I ' , I I I-I I ! I I r,, 11 r;;' i I i ,' I I i/1'// , ! . I / • -=---~-:-:--~ ---::>..-/-----------~,~<=::t::;a-:\;2"' t { I "/ 1' t r r / ,,, ~ ·,;;,'""";,-"-',"" -+--r' -,' -,-f' -L _; i / / , _, ;I. ! f I ,! / -/:-T--,---.......1 ' . ' , . . : I , / /1! / /~,/ _/ / ( / I I -~ • : I/ ;i(i, ,, 1 1-r , I I i / J ' : ; : L9T 'LINE, 1 TYP, 1 -, I ! \ ! ; j-I \ \ \ ; I I , J j I ' I :,, "1 I I , , I ,,C[) i ' , ,J ' , CID r : . - I, I I I I I I I I k I ( I I I I 1: , f I I h I V I I I I I t/ L,~ t·-! / j I ( I I I I I , -h .; I I I I ,I I I I I / RETAINING CD \ .' ' I ,' , I • 1 t, / i , ! / , , , j f I Planting Concept and Maintenance Responsibilities , , , ; / I PLA~TAeii R T11Nl~G-r---i---ll 'f/AL,l, TYi?. / i / ! j f Q) I , / j ' i i j & j ~ ! / / / l , ! ' ,I \ j ' I ! I , ! The slope and erosion control landscape for the Tobola neighborhood is designed to blend with the surrou1ding community and land uses, The sloped areas within the Subdivision Boundary will be irrigated with potable water, Maintenance will be as follows: Walls in planting areas maintained by the private property owner will be rrointained by the private property owners. Walls within planting areas maintained by the HOA will be maintained by the HOA. Areas outside the property line will be maintained by the HOA. , Planting hos been designed to tie into adjacent areas while providing visual interest and slope protection ·or the area. Planting Zones ; i All of the erosion control landscaping within \he Subdivision Boundary will be Carlsbad Zone 2 Refined Landscaping (100%). All areas outside \he Subdivision Boundary will be Carlsbad Zone 3 Naturalizing/Transitional Landscape. Irrigation and Water Conservation Notes: The project landscaping maintained by lhe HOA will be irrigated with overhead spray irrigation programmable controller. Estimated water use for HOA areas is as follows: Zone 2: Jl,li_±~_sq ft x 22"/year ,_ ,65(efficiency) = 35,384cuf\=_~tj_~tj_~_gols Zone 3: _;lJJl,§Q_sq ft x 10"/year ➔ .65(efficiency) =_4..D~!l.;l,_4:l;ufl._ =-~EL4:§Q_gals Total Estimated Water Use 570,151 gals automatically operated by a (On-Site) (Off-Site) The project landscaping maintained by the private property owner will be irrigated with overhead spray irrigation automatically operated by a programmable controller. Estimated water use for privately maintained areas is as follows: Zone 2: Jl,.9l~_sq ft x 22"/year .-.65(efficlency) =-~,._fil'.l].£0.i=_i§_~§_~_gols (On-Site) Total Estimated Water Use 253,568 gals Percentage of site used for Landscaping Total site Area is.21~1&1Lsquare feet. The landscaped area is1.1..;i,§j_ square feet, or 1J.,,,2_% of the site, On-Site Landscaping Summary Zone 2 Zone 2 TOTAL TOTAL SQ. FT, = 12,545 TOTAL SQ. FT. = 12,018 TOTAL SQ, FT. = 24,563 % OF TOTAL LANDSCAPE = 51.1 % OF TOTAL LANDSCAPE = 48.9 100% HOA PRIVATE TYP. PLANT ' ' ', ' ', I I ,_". I 't I i ' ' l \ \ 1/ , ! j I \ ' ,DOCENAROAD / , .. / / I '-r---~--,.1-~9UBDIVISION BOUNDARY, TYP, ,, ·,, , \"\. I <(: j ',< \ LEGEND ~~ ', "i ' ' ' .;::, -. , ' ' , \ \ SLOPE TREES -15 gallon 1191 PINUS TORREYANA QUERCUS VIRGINIANA RHUS LANCEA SCHINUS MOLLE ACCENT TREES -5 gallon (8) EUCALYPTUS NICHOLi! LIQUIDAMBAR STYRACIFLUA MELALEUCA QUINQUENERVIA PLATANUS ACERIFOLIA LARGE SHRUBS -1 gallon (65) HETEROMELES ARBUTIFOLIA MELALEUCA NESOPHILA RHUS INTEGRIFOLIA XYLOSMA CONGESTUM LARGE SHRUBS -5 gallon 1461 ECHIUM FASTUOSUM ESCALLONIA FRAOESII GREVILLEA 'NOELL!' PHORNIUM TENAX 'BRONZE' , I I I I ', I 'I TORREY PINE SOUTHERN LIVE OAK AFRICAN SUMAC CALIFORNIA PEPPER WILLOW LEAFED PEPPERMINT AMERICAN SWEET GUM CAJEPU T TREE LONDON PLANE TREE TOYON PINK MELALEUCA LEMONADE BERRY ZYLOSMA PRIDE OF MADERIA PINK ESCALLONIA NCN BRONZE FLAX LOW SPREADING SHRUBS GROUNDCOVER -1 gallon (76I/FLATS CASSIA ARTEMISIOIDES CEANOTHUS GRISEUS HORIZONTALLIS COTONEASTER HORIZONTALIS MYRTUS COMMUNIS 'COMPACTA' NANOINA DOMESTICA PITTOSPORUM CRASSIFOLIA 'NANA' GAZANIA SPLENDENS 'SUNRISE YELLOW' DROSANTHEMUM FLORIBUNOA STREE_T TREES -15 gallon (9) PINUS CANARIENSIS PLATANUS ACERIFOLIA Maintained by HOA (Zone 21 FEA TI-IERY CASSIA CARMEL CREEPER ROCK COTONEASTER DWARF MYTLE HEAVENLY BAMBOO DWARF GREY PITTOSPORUM YELLOW CLUMPING GAZANIA ROSEA ICE PLANT CANARY ISLAND PINE LONDON PLANE TREE STREET, SHRUBS AND GROUNDCOVER GAZANIA 'MITSUWA YELLOW' HEMEROCALLIS HYBRIOA PITTO$PORUM, TOBRIA RAPHILOLEPIS INDICA SPP. TRAILING GAZANIA HYBRID DA YLIL Y MOCK ORANGE INDIA HAWTHORN I\.~/ . /,' . : .. ;-'i .,.;_;.. GROUNDCOVERS • Flats (Inside Subdivision Boundary) -Mainhined by Private Owner (Zone 21 GAZANIA SPLENDENS 'SUNllSE YELLOW' DROSANTHEMUM FLORIBUNlA PLANTED RETAINING WALLS -Flats -Zone GAZANIA 'MITSUWA YELLOW HEDERA HELIX 'HAHNII' PELARGONIUM PEL TA TUM YELLOW CLIJMPING GAZANIA ROSEA ICEPLANT !Inside $ubdivlslonl 2 TRAILING GAZANIA HAHN'S IVY IVY GERANIUM HYDROSEEDED SLOPES• Outside Subdivision, Boundary -Temp. Maintained by HOA (Zone 31 ARCHILLEA MILLEFOLIUM BACCHARIS PIL VAR. PILULPRIS ESCHSCHOLZIA CALIFORNICA HEDERA HELIX 'HAHNII' LOTUS SCOPARIUS LUPINUS BICOLOR MIMULUS PUNICEUS MYOPORUM 'PACIFICUM' SISYRINCHUM BELLUM WHITEi YARROW CHAPARRAL BROOM CALIFORNIA POPPY HAHN'S IVY DEER\:,'[ED LUPINE RED MONKEY FLOWER NCN , BLUE EYED GRASS CITY PACIFIC OCEAN or 0 OCEANSIDE LANDSCAPE CONCEPT PLAN DECEMBER 04, 2000 \.~DSC,v:, v, STEVE ESTRADA (j No. 1685 lit DA1£ Op CAU'f All drawlnrJI ilna writren ma/eriaf appear!nQ t,9rain CJDM>llfl/111 original and 11np1Jb/l/,~od NQf/f and BftJ lt,11 prop1Jrly of Eslrad1 Land Plllnnin(I rievnlopfJd for vs., on /t,;s proJect and may no/ l!fJ dvp/,caltJd, ustJQ 01 rfi-sclostJd wilhout writ/an consfJn/ of Est1ad1 lBnd Planning CAD ni [. \PR(),A:(:rs\ 180JO\D[C001,IVmCpNoit00. Cllt' [LP/ 180--J0 D[C[1,J8[R 07, 2000 Estrada Land Plannklg IJrt4II Dtolgil ~ 1.roUl«:titl C~ ~ CITY PROJECT FILE NO.: . ' Sheet Number L-1 40 SCALE: 1" 1 ___ of __ 2_Sheels 80 , 120 40' -,O" SITE CITY OF VISTA D CITY or ,,,,,,_-,., SAN MARCOS D CITY OF ENCINITAS VICINITY MAP NO SCAlc , I I": I I I v I I I I I V' ,/1 I I I I / I/ I I I I·, I I' CD CD t ' / \ ,/ -}65·· ' , ' I • 0._' -; ----+-. , __ : __ +----,' __ /_, __ . CID /j ' I I I I CD • ' I ~r-•• ~ -1~~ ~-t:-~-v.-:--:-~r-, :-:-.;0-, Ti<~7: T--:::;:-<-',~~~~:~-~--c~---:-_-:_~-~. ~LAf'HAlllE RETAINI_NG-- \VALl. TYP. I I I k CD I. I' I I ' I s---~------~---j IN.@< I I I CD I k I . I ' I V '' I t nd Maintenance Responsibilities blend with \he surroundi1g Planting Concep a e for \he Tobat,, neigh_b?r_haod is j~~ig:f11 bt~ irrigated with potable water. The slope and erosion contr~lh~ons;;~~ areas within the Subd1v1s1on Baun Y_ ro erty owner will be mairtained by carnrn•Jnity ond lond uses. I • I ntinq areas maintained by t~~ p~,~~tew~I :e rna,ntoined by \he HCA. Maintenance will be as fallows:Wa1%al:it~~n p p~anting areas '?,t~tained by e the privatte·J"ofh:\~ri~•;r~~s.line will be rnoin\ained by lhe • visual interest and slope protection for the area. Areos ou SI e . t areas while providing hos been designed to tie into odJocen Pl1Jnting Planting Zones . ision Boundary will be Carlsbad Zonee 2 All a • • • 8 ndary will be ors f the erosion control landsc<Jping witchinl ~~ed s~ind~v j Noturaliling/fransitional Landscap . Refined Landscipin9 (100%). All areas outside the Subd1v1s,on OU t' Notes: lrr·1gation and Water Conserva ion_ . t d ith overhead spray irrigation outornoticolly ooeroted by a • • b the HOA will be ,rr,go e. w , The project lonii~~;~1~;/ 0 ~:\\~~~~d :'.ioter use far HOA ar~a~ '~/;8:~~~::·_?_lj_:!,§_~_8als 1g~ 1 -:_~i\~) prograrnrnable 12 545 . ft x 22"/yeor ;.-.65(eH1c_,en?y) ~ 40~6..14<;uf1_ -..105,46 gals Zane 2: __ L ___ s~ ft x 10"/year -; .65(eff1c1ency ---510~1~!._ ___ gals . . Zone 3: 31,650 s1 fatal Estimated Water Use ------. . d ·th overhead spray irr19ation automaticaily will be irrigate w, • f llows· ' • b the private property owner . maintained ureas is as o . fhe project landscopin9 rn~~,nt~~nn~~a11fr. Estirn,,\ed water use for ~~;at~?-25.3 568 gals (On-Site) operated by a pragrornrna a " . 65( fficiency) =-~L __ .<,'e,_----"--- 12,01§._sq ft x 22 /year -• e U 25.3,568 gals Zone 2: -----rot,,I Es\irnated Water se Of S'1te used for Landscaping feet, or 1_1_.4..% of the site. Percentage . 24 56.3 square The landscaped orea is __ .u, __ _ • •-219 186 square fee\. Totol site Area 15--~--- Zone 2 Zane 2 • L dscaping Surnn1ary On-Site an " % cF rorAL LANDSCAPE = 51 -1 'Q FT -12;o45 ° 489 TOfAL S • • -' % OF fOTAL LANDSCAPE = · TOfAL SQ. Fr. 12,0lB O 100% TOfAL TOTAL SQ. Ff. 24•56..I HOA PRIVA lE PLANT LEGEND 0 0 SLOPE TREES -15 gallon 1191 PINUS TORllEYANA QUERCUS VIRGINIANA ilHUS LANCEA SCHINUS MOLLE ACCENT TREES • 5 gallon (8) EUCALYPTUS NICHOLII LIQUIDAMBAR STYRACIFLUA MELALEUCA QUINQUENERVIA PLATANUS ACElllFOUA LARGE SHRUBS • 1 gallon (651 HETEROMELES ARBUTIFOLIA MELALEUCA NESOPHILA llHUS IN TEGHIFOLIA XYLOSMA CONGESfUM LARGE SHRUBS -5 gallon 1461 ECHIUM FASTUOSUM ESCALLONI~ FRAD~SII GREVILLEA NOELL!, . , PHOllNIUM lENAX BRONZE TORREY PINE SOUTHERN LIVE OAK AFHICAN SUMAC CALIFCRNIA PEPPEi< WILLOW LEAFED PEPPERMINT AMERICAN SWEET GUM CAJEPU T TREE LONDON PLANE THEE fOYON PINK MELALEUCA LEMONADE BERRY ZYLOSMA PRIDE OF MADEl<IA PINK ESCALLONIA NCN Bf<ONZE FLAX LOW SPREADING SHRUBS GROUN!lCOVER -1 gallon l76tl~FLA T2~ • Maintained by HOA one g::~~ Tfi;E~~T~~if SHORIZON TALLIS COTONEASTER HORIZONTALIS ' MYRTUS COMMUNIS' 'COMPACfA NANDINA DOMES llCA , , Pl rTOSPORUM CRASSll'.°OLIA 1:t~~LLOW' GAZANIA SPLENDENS SUNR DROSAN THEM UM FLORIBUNDA STREET TREES • 15 gallon 191 PINUS CANARIENSIS PLA TANUS ACERIFOLIA FEA fHEl<Y CASSIA CARMEL CREEPEI< HOCK COfONEASlER DWARF MYfLE HEAVENLY BAMBOO DWARF GREY PIHOSPOlllJM YELLOW CLUMPING GAZANIA ROSEA ICE PLANT CANARY ISLAND PINE LONDON PLANE fREE ANO GROUNOCOVER STREET SHRUBS , TRAILING GAZANIA GAZANIA 'MITSUWA YELLOW HYBRID DAYLILY HEMEHOCALLIS HYBRIDA MOCK or,ANGE Pl fTOSPORIJM TOBRIA . !NOIA HAWfHORN l<APHILOLEPIS INOICA SPP · \ --:·., )./,i .. ,. ·-1° -~,...:.:.:.:..----~~~-_J ..... :"""'_'."' ... --.:.;:-.. ~---_,._ --, __ ..,.., __ _ DOCENA ROAD / / / < . / 'ION BOUNDARY, TYP. -. ~UBDIVIS ;,;, ,. I Subdivision Bound ary) D GROUNDCOVERS : ~=l~~a\~n:Jd~y Private Owner (Zone 21 GAZANIA SPLENDENS 'SUNRIS: YELLOW' OROS AN THEMUM FLOlllBUNDA YELLOW CLIJMPING GAZANIA ROSEA ICEPLAN T PLANTED RETAINING WALLS GAZANIA 'MITSUWA YE~LOW' HEDEl<A HELIX 'HAHNII PELARGONIUM PEL fATUM Flats • Zone (Inside Subdivision) 2 TRAILING GAZANIA HAHN'S IVY IVY GEF<ANIUM r77 L.LJ HYDROSEEDED SLOPES Outside Subdivision Boundary 31 remp. Maintained by HOA (Zone ARCHILLEA MILLEFOLIUM BACCHARIS PIL VAi<. PILULARIS ESCHSCHOLZIA ~AUFOl~NICA HEDERA HELIX H~HNII LOTUS SCOPARIUS LUPINUS BICOLOR MIMULUS PUNICEUS , MYOPOllUM 'PACIFICUM SISYRINCHUM 8ELLUM ½HITE YArlROW CHAPARRAL BflOOM CALIFORNIA POPPY HAHN'S IVY DEERv.EED LUPINE RED MONKEY FLOWE!< NCN ASS BLUE EYED GR CIT OF CARLSB,\D Pinn ing Cornmis:-:on Ci1se No,-----. __ _ PACIFIC OCEAN 0 ·r ABA"f A PF~OPEFlTY LANDSCAPE CONCEPT PLAN DECEMBER 04, 2000 ,_ '-<.,;pl v'? STEVE Esm () No. 1685 /i F' n 4/. , * SIGNATUR( 04 0 AlE CAD ,r :'I [ \f'ROJ. C TS\ ,'80JO\UfCDO\ ,'lrr,Cp.'v~'l()(J,!,'M:; UP/ /BO-JO D£CIM8U? 01, 2000 CITY PROJEC r FILE NO.: Sheet Number L-1 40 80 1 of -----::-2- Sheers -- 120 SCALE: 1." -40' -0" SITE CITY Of ENCINITAS VICINI 7-y MAP NO SCAlc z "<( _J a.. l-a.. ~ 8 w a.. "<( 0 <n C z :5 • I -' " • f'<' • ' ! i '... > ', i' 1< '. \ \ "·· '<:::~ .. -:. ·~ I \ / • ' TYP • • ' / ;SUBDIVISION ' OUNDARY'. , ' \ / ,-,v I • : • • • ✓• .. • • -•. • • ( ' ;_ ---------·--------------, :::, ~ ' ' , , • " " .//" .. • '"·"''"°·I··, . i_Y///a'}y:!W!V(41/.ll'~ ir(~(jjj!ilAf!~:-_: '-•~ ~ ~ c>ce < /: c'•-' . I ! i' I . \ I/ ) ' I I I I \ CD --------------,----/ --I -'"'"'"'"'''""'" -- ~, \ ~ WAL,L, TYP. ,MAl)HAINED ' ~ , '-'-9 " ,m,: @ - I I ,_ ~ /'·, ,, : \ """' .r ,--::►-~;., - ' c;.-,-- t .. :.-. ·-~ .,.., ... : - I 1-t. I I I I I ) < .. _,_l_~o·rL ·-IN,_, TYP .• . . 11,-~imu,., ", "··'" > n,-nTn,,-,n,n,,,~,,,,F'CencT, I " '''-J f· , I • I. / / I I CID I ' I t . • ' I 1 • I . I I I . { • i . '1IIU1Tff"TTTTDH/TcTflHtFr1ETffff8T \. PLMJTABLE f<ETAINING--' WALL, JYP. MA1NTAINED iJY i'RJVA TE Pl<OPEfHY f n,rnnr1_!Turn:nrn1nnnnnrrnnn,r / I I I . I I I I I . I • I I I· ZONE 2 (f<.0. W. PLAN flNG) OWNERS<D .• . . -~I I ,I 11111! e Responsibilities 'th the strro,,nding t d Maintenanc d to blend NI ' \ r t - 1 Concep an ""'" """"'m"°"" " '"'""\, •• '"''"''' """ """" "" • _ Pian H g -oo,,., '"'"""' ,., '"' ,, '"' '"""'"'"" """"'"'' • ·~ .,, ,. m,,,,,,.,o ., The slop: and,/:i~~onus~s. The sloped oreas _w,th1n rna,n\ained by the private ~i'';;'eerr~ai~~ained by the HOA. comm,Jn1ty an W lls in planting areas . t 'ned by the HOA N1 -11 b as follows; 0 • • ! tinq oreas rna1n 01 ""'"'""""' ., 1 .,,.. w,,,. "'"'" "t " ., '"' "" , "'"'"'"" '"' '"' "'~ the private_ propher y riperty line will be rna1n rnne . iding visuol interest and s ope Areas outside t e p . . d' en\ areas while prov designed to tie into a JOC Plont;nq has been C® ZONE NUMIJEf~ ZONE 2 (WI fHIN Pf<OPEf< fY LINE) ZONE 2 (WI [HIN PROPER TY LINE) ·11 be Carlsbad Zone 2 Planting Zones • "1'thin the Subdivision! 13 oun1·d,_a,nrgy/~:ansitional Landscape. t I landscrJp1nq n z J Na ura I All of the erosio~ _con r~oundary will be Carlsbad one (100%) AH areas Refined Landscaping • . outside the Subd1v1s1on rvation Notes: autorno•ically operated by a • • nd Water Conse . . d with overhead spray irri<jollon Irrigation a • toined by the HOA will bi/'~~!~~· is 03 follows: The project landscapil~.;, rn,~,;timated water use for H_ . ) -.35,.l84cuft:_f.l3_~13_916301s Is (On-Ste) (Off-Site) programmable contra • 22"/ ear ,-.65(eft1c_1ency) ~ 40 8.l4:<;y_f1_ =_JJ)_!',,_4_ __ go • 12,545_sq ft • "/' .• 65(effic,ency ---5T0151 gals . automatically zz":: l' )]&@ ,,0 " ' '1.,.r::.,;'",M w,,., "" --:~-,., """ ""'"'"" "''"1Y1 irdgat,on 0 • will be irngo is as lo aws. • the rivote property owner rivately maintained ureas . ) !he project londscap~~;m'~~:t~~nn~~ol~{,. EJirnated ,~a.terc u/: f~~.,_;.!~l!.fl=_f.~J..~13_8_gals (On-Ste operated by a progr 018 s1 ft x 22"/year ,_ .6.5(eff1c1en y -_211.§§.~ ___ gals Z e 2· JlL ___ 1 E 1, noted Water Use --on • fetal s ,r f ·te used for Landscaping feet, or 1L2..% of the site. Percen age !he landscaped area IS __ c -- t O SI . 24 5.§J square • 219 186_squore feet. Total site Area ,s_.-~--Y lone 2 TOTAL fOTAL SQ. FL 24,56.l ·ng Summar 1 On-Site Landscap1 % oF TOrAL LANDSCAPE = 51. TOTAL SQ. Ff. = 12 •545 ; OF TOTAL LANDSCAPE = 48·9 Z one 2 12 018 '" 100" TOTAL SQ. FL ' ,,. HOA Pf<IVA TE NO TES • •• 2• f'EFINED LANDSCAPE. EET OF ZONE ' CH 12,~18, S~U~~L FUSE MATERIALS AND 0i~N~; Tr~I f<EQUIREMEN TS. fHIS A1<E LESS MAINTENANCE AND LO MAINTAINED BY THE ~:l~M~~~A (INCLUDING. WAL~S1N~L~L~E BE IRRIGATED WITH PRIVATE PROPERTY OWNEl<S POTABLE WATER. ,EFINED LANDSCAPE. E FEET OF ZONE 2 I WHICH 10,-(90 SQU~RLL USE MA IEf<IALS AND PL~N J; fER REQUIREMENTS. THIS AREA 1, IN TEN AN CE AND LOWE WILL Pl<OMOTEALE!~L MBAE MAINTAINED BY TH;i/;~~t l~N~IS Ar,EA THIS Ar<E . . TH PO r ABLE WATER llE IRf<IGA TED NIED BY THE HOA. TO BE MAINTAIN ! N WHERE POSSIBLE. Y ~..11~~~? ~N~S~E~R~V;A~T~l;O~N~~M~~EAtS~U~R~E~S~~~~;;-----:~;u;nL~IZ~A~n~~o:~N~;O;F~l;RIECLAIMED WA TEI< FOR ALL IRRl:Al:IGA flON WATER IN ro WA T E R c,,,s "', ,c ,e ecrn rn rn' : ;_ "" , "e AA, "°" ,o "g i )l' ) )'! ':;: /:::', 0,cc,_ so,c '"'"'"'" 's rHE FOLLOWING WATEf< OCNONDSEESl~ci~T~FN T~~AfAIJATA PROJECT: SOIL WILL INCLUDE APPL! No ll<l<IGA TI ANO A LEACHING PERIOD. ,, , CON lf'OLLER WHICH PLANnNG A LOW wrn, "'' ""' sernes. " ,., "" ' s " SELECTION OF PERMANENT, • Gl<OUNDCOVEr,s TO PROVIDE INSTALLAflON OF A RAIN Li~UJRg~~AtWlig POSTPON WATERING CYCLE ' "'"''°"' "''"""' " sms COOL "-"'""" rn, oo,rno Es T ABLISHMEN T OF FAOSFT-Er'os,o, "' ""'" "' " ''c rnw "' eerne," ""'-cc 2 CONTROL ' flON OF n, NLY AT NIGH 1 TO REDU • LONG TERM PREVENT EVAPORA N OF IRRIGA flON SYSTEMS, 0 . OF MULCHES Wfl~Hi: APPLICABLE TO 14 OPERA TIO PPLIED WA IER. " "'-'" ,o, -c, ''°"' co, oc , 0 rn, ., ')so, o,,, • " m w. IRl<IGA flON WA fER. ENNIAL AND Gl<OUNDCOVEI< , WILL BE GROUPED USIN Tii Sil LAI< WA fER NflNGS OF PER STANCE ON PLANT MATEf<IALS '"LL CCNSIST OF PLANTS WI, Al ING REQUIREMENTS • N OF LANDSCAPE PLA ' SE AND □ROUGH r RESI 15. EACH HYDROZ,ONE "'DROZO'IES WI TH OIFFEREN T NS lLLOWING THE CORl<ECT •-j~/gtt!mrno "" cow ., "" " ' "'"""'"" " '\ ""'"' '""'°' "°" m"' -' 5. 8. S L SM POT EN flAL WILL BE SEf<VED B ON NEED • s, oee -m "'""'" "'°' ' -'""'"'' °' WA"" ""'° -"" "''""'"'' ooumoo oe "'°"'""''° """ --m """' ""'""" '-' '°"'I )c,, " "" m"" m "" e<CES. e '"''°' "°' Aee;aCASON • i; /,("i~' AOoOS<rn <S. 13ilf )6)\%,,~':\1AC:i"rn\~,::s,~t'i,J,;:t~\\ eos,oc,_ ACCUl<ATE SCHEDAUULlfNOGMA OTIC CONTROLLER SYASPTEOM[RWHA,k,,,,,o, "'"" "'"' ""°""'" "" "' -' °' ""'"""' """S, ,_ "'""'"" " "'' " -""' "''""""'' """" PROC , SATE FOR VAl<IATIONS 1·1. MATCHED PRECIPITAflEONDISRlA!;IEIJSUTlfON UNIFOl<MITY IN).:: RDER TO m oowrn "'" """ rn "'""'" "' , ., _ "" AW>, ON oe [)' ;;'/'.(;'';f w,::,r~~ o o "'°'Wm. ii',::; ;~ \)i/,~1 o ANO/"" e «< seo <S. , °' ec,,o s, , so, cee ANO <C , °'" S " """"°' oo , oe m o_w,s ",_, ",c CAI ,e;u " ™ OS "'°" o,o AnoN 0 ,. C,CC< W';CS m "'"'" rn ,o,o,,sc "'"'""°" {s°'N °"' OA< CO< CAO< ""~~< me SCC CAN '"' "U ' -rn, "°' ne, , SC" "~ o, < "" ,w 00 s, o, WA "" ' 9. LOW HEADS. OF LANDSCAPE AREAS, VAR'r1NG f<UN-OFF BY APPL 'r1N - • ON OF VALVES IN OIFFERENo'of/:'~,,.."' """° "-'"'" "'""' " """"" ""'--" " ' '" " m "' SEPARATINS SUN EXPOSURES, AND OTS 5 AND 12 6 AND 11, 7 A ' m" so • ., WAu '""'" \Hi ;,,,. , ,i"" um "''""'-coN DITI oN s. M WHICH INCLUDES . MAINTAiNED BY A MAINTENANCE PROGRA ICAnON IN RELA TTON TO 10. IMPLEMENit~~NP%:c1PlfAflON AND :t1~~c~ffLoF' EACH AREA. MONI TORI NSPIRA TION AND THE PLA EVAPOH<A PAC!FIC OCEAN .I 0 TABATA PROPERTY WATER CONSERVATION PLAN • DECEMBER 04, 2000 laJ 0:: C VE ES , No. 1685 • n4 CITY PROJECT FILE NO.: Sheet Number L-2 40 80 2 2 ol Sheets 120 1,, SCALE: 0,, 40' - Ci fY OF CAR LS DAO P/a1111ing Co11:mis~ion SITE I) y or N MARCOS CITY or ENCINITAS VICINI TY MAP NO SCALc