Loading...
HomeMy WebLinkAbout2009-03-18; Planning Commission; ; ZC 08-01|CT 08-06|CDP 08-17|HDP 08-03 - HIGHLAND JAMES SUBDIVISIONThe City of Carlsbad Planning Depar1JD.ent A REPORT TO THE PLANNING COMMISSION ItemNo. G) P.C. AGENDA OF: March 18, 2009 Application complete date: January 27, 2009 Project Planner: Dan Halverson Project Engineer: Clyde Wickham SUBJECT: ZC 08-01/ CT 08-06/ CDP 08-17/ HDP 08-03 -HIGHLAND JAMES SUBDIVISION -A Request for approval of a Zone Change, a Tentative Tract Map, a Coastal Development Permit, and a Hillside Development Permit to rezone a portion of a 1.06 acre lot from R-1-10,000 to R-1-7,500, and allow for the demolition of an existing single-family residence and associated detached garage, and the subdivision of the lot into five single family residential lots on property generally located on the east side of Highland Drive, west of James Drive, and south of Tamarack Avenue in the Mello II Segment of the Local Coastal Program and in Local Facilities Management Zone 1. I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolution No. 6540 RECOMMENDING APPROVAL of ZC 08-01, and ADOPT Planning Commission Resolutions No. 6541, 6542, and 6543 APPROVING CT 08-06, CDP 08-17, and HDP 08-03, based on the findings and subject to the conditions contained therein. II. INTRODUCTION The proposed project consists of the demolition of a one-story single-family residence with an associated detached garage and the subdivision of a 1.06 acre lot into five (5) single family residential lots. The project requires a Tract Map (CT) for the subdivision of the land, and a Hillside Development Permit (HDP) for the development of slopes that are greater than 15% gradient with an elevation differential of greater than 15 feet. The project also requires a Zone Change (ZC) to chan&e a portion of the three proposed lots that front on James Drive from R-1- 10,000 to R-1-7,500. The two proposed lots that front Highland will remain R-1-10,000. The site is within the Mello II Segment of the Local Coastal Program and therefore, a Coastal Development Permit (CDP) issued by the City of Carlsbad is required for the demolition and subdivision. No homes are proposed with this application and the future development of a home on each lot will require a subsequent Coastal Development Permit. There are no unresolved issues; therefore the staff recommendation of approval with conditions is supported by the analysis as follows. III. PROJECT DESCRIPTION AND BACKGROUND The site has a General Plan land use designation of Residential Low-Medium Density (RLM), which allows residential development at a density range of O to 4 du/acre with a Growth Management Control Point of 3.2 units per acre. The property's zoning is Single Family Residential R-1-10,000 and R-1-7,500, which allows for single-family lots. The existing property I'\ .,. . ., ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pae 2 is a through lot located between Highland and James Drive which is currently developed with a single family residence which takes access off of Highland Drive. The lots adjacent to the property and fronting on Highland Drive are zoned R-1-10,000, with 10,000 square foot minimum lot sizes, while the lots fronting on James Drive are zoned R-1-7,500, with 7,500 square foot minimum lot sizes. This lot is currently developed with a single family residence. Topographically, the lot slopes downward approximately 29 feet from the west property line (Highland Drive) to the east property line (James Drive). An intervening 18 foot tall natural slope (ranging from 15% to 40% gradient) bisects the property, from north to south. Otherwise, the property is previously disturbed and does not contain any sensitive vegetation or habitat. The applicant is proposing to subdivide the 1.06-acre site into five (5) single-family Jots including, two minimum 11,918 square foot Jots fronting on Highland Drive and three minimum 7,504 square foot lots fronting on James Drive. The applicant is proposing a Zone Change to change a portion of the three proposed lots that front on James Drive to R-1-7,500, while the two proposed lots that face Highland Drive will remain R-1-10,000. As shown on Exhibit ZC 08-01, the eastern 35 feet of the three proposed lots that front on James Drive is zoned R-1-7,500 while the balance of the property is zoned R-1-10,000. The proposed zone change will move the R-1- 7 ,500 zone line on these proposed lots 90 feet west to the toe of an existing slope. The zoning on these proposed lots would then be consistent with the other adjacent R-1-7,500 zoned parcels located immediately to the north and fronting on this block of James Drive. This zone change will also bring the zoning map into consistency with the City's LCP zoning map, which currently shows this portion of the property zoned R-1-7,500. 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. Single Family Residential Zone (R-1-10,000/7,500)(Chapter 21.10 of the Zoning Ordinance); C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); D. Subdivision Ordinance (Title 20 of the Carlsbad Municipal Code); E. Hillside Development Regulations and Guidelines (Chapter 21.95 of the Zoning Ordinance); and F. Growth Management Ordinance (Chapter 21.90 of the Zoning Ordinance) and Zone 1 Local Facilities Management Plan. The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compliance with each of the above regulations is discussed in detail in the sections below. A. Residential Low-Medium Density (RLM) General Plan Land Use The zone change from R-1-10,000 to R-1-7,500 continues to be consistent with the underlying RLM General Plan designation in that the R-1 Zone is the implementing zone for the RLM ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pae 3 General Plan designation. The subject property is designated RLM (0-4 du/acre with a 3.2 du/acre Growth Management Control Point density). It has a net area of I acre and at the RLM Growth Management Control Point, 3.2 dwelling units are allowed. The proposed project (5 lots on I net acre) has a density (5 du/acre) that is above the top of the RLM Growth Management Control Point and density range. However, the General Plan Land Use Element includes a commonly used policy that allows a density increase of 25% above the top of the RLM density range (up to 5 du/acre) where the zone of the property (R-1) is consistent with the land use designation (which it is in this case) and specific findings can be made. This policy was incorporated into the General Plan to acknowledge that based upon the R-1 Zone's minimum lot size (7,500 SF), up to 5.8 dwelling units could technically be achieved on a 1 acre RLM designated lot (43,560 SF/7,500 SF = 5.8 DUs). All of the required findings can be made to approve this 25% density increase as shown in Table A below: TABLE A -GENERAL PLAN LAND USE COMPLIANCE FINDINGS COMPLIANCE The project must be compatible with the As demonstrated in Table B below the project objectives, policies, general land uses and is compatible with the General Plan. programs expressed in the General Plan Land Use Element. All of the necessary infrastructure must be in The project either incorporates the necessary place to support the project. infrastructure or is conditioned to provide it. The proposed density must not exceed the The maximum density of the RLM maximum density allowed at the top of the range designation is 4 du/acre. The proposed project by more than an additional 25%. density is 5 du/acre, which is a 25% increase. The project also complies with all elements of the General Plan as outlined in Table B below: TABLE B -GENERAL PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, PROPOSED USES & COMPLY? GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM Land Use Policy C.3 of the Land Use The proposed project (5 single Yes Element (Overall Land Use family lots) is compatible with Pattem)-To ensure the review adjacent land uses in that the of future projects places a high surrounding area is developed priority on the compatibility of with single-family residences adjacent land uses along the on similar sized lots. interface of different density categories. Housing The provision of affordable The project has been conditioned Yes housing. to pay an affordable housing in- lieu fee per lot in order to provide their proport-ionate share of affordable housing. ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pa e4 ELEMENT Open Space & Conservation Noise Circulation TABLE B -GENERAL PLAN COMPLIANCE CONTINUED USE, CLASSIFICATION, PROPOSED USES & COMPLY? GOAL, OBJECTIVE OR IMPROVEMENTS PROGRAM To minimize environmental impacts to sensitive resources within the City. To utilize Best Management Practices for control of storm water and to protect water quality. To achieve the residential exterior noise standard of 60 dB(A) CNEL and interior noise standard of 45 dB(A) CNEL. To require new development to construct roadway improvements needed to serve proposed development. The project does not impact sensitive resources as the site has been previously disturbed and is currently developed with a single-family dwelling. Yes The project will conform to all Yes NPDES requirements and provide a Storm Water Pollution Prevention Plan (SWPPP). A noise study was prepared and the project site as is currently meets the exterior 60 dB(A) CNEL noise standard and any development of the proposed lots in the future will be designed to meet the interior noise standard of 45 dB(A) CNEL. All public facilities have been or are conditioned to be built including curb, gutter and sidewalks along James Drive. Highland Drive is an "Alternative Design Street" zone and the project is conditioned to enter into a Neighborhood Improvement Agreement to allow for future improvements as part of a larger project. Yes Yes B. R-1-10,000/7,500 Single Family Residential Zone The project is required to comply with all applicable regulations and development standards of the Carlsbad Municipal Code (CMC) including the R-1-10,000/7,500 zone (CMC Chapter 21.10). As summarized in Table C below, the project complies with all standards of the R-1-10,000 and the R-1-7,500 Zone. ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pae 5 TABLE C-R-1-10,000/7,500 ZONE DEVELOPMENT STANDARDS COMPLIANCE Applicable R-1-10,000/7,500 Zonin:. Development Standards Standard Zone/ Required Proposed Comply? Minimum lot R-1-7,500/ 7,500 square feet Lot 1 -7,506 sq ft Yes size Lot 2 -7,505 sq ft Lot 3 -7,504 sq ft R-1-10,000/ 10,000 sq. ft Lot 4 -11,916 sq ft Yes Lot 5 -11,918 sq ft Lot width 60 feet for lots up to 10,000 Lot 1 -60 feet Yes square feet in size; Lot 2 -60 feet Lot 3 -60 feet 75 feet for lots 10,001-20,000 Lot 4 -83.3 feet Yes square feet in size. Lot 5 -83 .3 feet The proposed lots have adequate area for building pads to accommodate single-family dwelling units that will meet all setbacks and have access to a publicly dedicated street. The two lots along Highland Drive will however require a split-level floor plan design. No homes are being proposed with this application and in order for the proposed lots to have utility services and access to adjacent roadways; the developer has been conditioned to offer various dedications ( e.g., drainage easements, street rights-of-way). C. Coastal Development Regulations for the Mello II Segment of the Local Coastal Program (CMC Chapter 21.201) and the Coastal Resource Protection Overlay Zone (CMC Chapter 21.203); The project site is located in the Mello II Segment of the Local Coastal Program (LCP) which contains land use policies for development and conservation of coastal land and water areas within the Mello II segment boundaries. The site is also located within and subject to the Coastal Resource Protection Overlay Zone (Chapter 21.203 of the CMC). The project site is not located within the appeals jurisdiction area of the California Coastal Commission. The projects compliance with these programs and ordinances is discussed below. 1. Mello II Segment of the LCP The LCP Land Use Plan designates the subject site for Residential Low-Medium (RLM) density development which allows a density of 0-4 du/ac. The LCP zoning map designates half the site as R-1-10,000 and the other half as R-1-7,500 (both Single-Family Residential). As discussed above, the proposed Zone Change will bring the City's zoning map into conformance with the LCP zoning map. The project's proposed density (5 du/acre) is consistent with the LCP RLM Land Use Designation as previously discussed in section A of this report. No agricultural uses currently exist on the site, nor are there any sensitive resources located on the previously developed property. The project is not located in an area of known geologic instability or flood hazard. No public opportunities for coastal access are available from the ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pae 6 subject site and no public access requirements are conditioned for the project. Since the project is not located between the first public roadway and the ocean, the residentially designated site is not suited for water-oriented recreation activities and the development does not obstruct views of the coastline as seen from public lands or public right-of-way. 2. Coastal Resource Protection Overlay Zone The project site is located in the Coastal Resource Protection Overlay Zone. This overlay zone generally restricts the development of steep slopes of 25% or greater that contain endangered plant/animal species and/or Coastal Sage Scrub or Chaparral plant communities. However, the overlay zone allows development of steep slopes of 25% or greater that do not contain the above- noted sensitive habitat plants/animals, subject to specific findings. The project is proposing minor encroachment (50 square feet) into an existing 18' tall natural slope with a gradient of 25% or greater for the construction of a fill slope on proposed lot #5. The slope does not contain sensitive habitat and therefore is consistent with the Coastal Resource Protection Overlay Zone. The proposed project complies with all of the required findings of the Coastal Resource Protection Overlay Zone as illustrated in the Ta,ble D below. TABLED -COASTAL RESOURCE PROTECTION OVERLAY ZONE COMPLIANCE FINDING RESPONSE That a soils investigation be conducted to A soils and geologic analysis of the site was determine that the site slope areas are stable prepared in conformance with City and grading and development impacts requirements. The minimal proposed grading mitigable for at least 75 years, or the life of the impacts are mitigable for at least 75 years, or structure. the life of the structure, in that the subdivision nor subsequent development will not adversely affect nor interfere with the stability or existing geologic condition of the subject slope area, and that the site is suitable for the proposed subdivision. Grading of the slope is essential to the The proposed grading is essential to the development of the site. development of the site in that the minor encroachment area will enable the development of a more developable building pad. Slope disturbance will not result in substantial Slope disturbance will not damage or alter damage or alteration to major wildlife major wildlife habitat or native vegetation corridors, habitat or native vegetation. since it is an infill lot and the site has been previously disturbed. Pursuant to a Biological Report prepared for this property (Planning Systems, November 11, 2008) neither natural plant communities or sensitive plant species occur on site. ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pae 7 TABLED-COASTAL RESOURCE PROTECTION OVERLAY ZONE COMPLIANCE CONTINUED FINDING RESPONSE No grading or removal of steep slopes will be The Biological Report concludes that the site permitted unless all environmental aspects contains no sensitive habitats or wildlife and have been mitigated. that no environmental impacts will result from the project. No grading will occur on the slope except for a 50 square foot fill slope needed to create a pad for the subdivision. The site is not located in an area prone to landslides, or susceptible to accelerated erosion, floods or liquefaction. The project is also consistent with the other provisions of the Coastal Resource Protection Overlay Zone in that the project will adhere to the City's Master Drainage Plan, Chapter 15 .16 - Grading and Erosion Control Ordinance, Chapter 15.12 -Storm Water Management and Discharge Control Ordinance, Standard Urban Storm Water Mitigation Plan (SUSMP), and Jurisdictional Urban Runoff Management Program (JURMP) to avoid increased urban runoff, pollutants, and soil erosion. D. Subdivision Ordinance The Engineering Department has reviewed the proposed tentative map and has concluded that the five (5) lot 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 and the project is conditioned to install infrastructure improvements concurrent with development. The developer will be required to offer various dedications ( e.g., drainage, public utility) and will be responsible for a number of public and private improvements, including but not limited to undergrounding the power pole and other street improvements along James Drive. The project has been designed in accordance with Best Management Practices for water quality protection in accordance with the City's sewer and drainage standards and the project is conditioned to comply with the National Pollution Discharge Elimination System (NPDES) Requirements. E. Hillside Development Regulations and Guidelines The project is subject to the Hillside Development Regulations because the site contains slopes over 15% gradient and slope elevation differences greater than 15 feet. The project meets all the requirements of the Hillside Development Regulations and Guidelines as discussed below: • Hillside conditions of the project have been properly identified on the constraints map, which show existing and proposed conditions and slope percentages; • The proposed pad grades are terraced and follow the natural slope of the property; • The project grading volumes (1,466 cubic yards/acre) are within the "acceptable" range, and; ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pae 8 • The project proposes only minimal encroachment (50 square feet) into the 40% gradient natural slope which bisects the property. F. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in the table below. GROWTH MANAGEMENT COMPLIANCE STANDARD IMPACTS COMPLIANCE City Administration 17.38 sq. ft. Yes Library 9.27 sq. ft. Yes Waste Water Treatment 5EDU Yes Parks .03 acre (l ,307sq ft) Yes Drainage Basin B -10 c.f.s. Yes Circulation 50ADT Yes Fire Station No. 1 Yes Open Space 0 acres NIA Schools Carlsbad Unified Yes Elementary (1.31) Yes Junior high (.36) Yes High school (.68) Total= 2.35 Yes Sewer Collection System 5EDU Yes Water 2,750 GPD Yes The proposed project is 1.8 units above the Growth Management Control Point for RLM designated property. Accordingly, 1.8 dwelling units will be withdrawn from the City's Excess Dwelling Unit Bank. V. ENVIRONMENTAL REVIEW The project Zone Change is exempt from the provisions of CEQA pursuant to CEQA Guidelines Section 15061(b)(3) (General Rule Exemption) which states that CEQA applies only to projects which have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is po possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. The zone change from R-1- 10,000 to R-1-7,500 for the three proposed lots that will front on James Drive will create consistency in the area in that other adjacent lots off of James Drive are already zoned R-1- 7,500. The Zone Change will also bring the City's Zoning Map into conformance with the LCP zoning map. The project Tract Map, Coastal Development Permit, and Hillside Development Permit are exempt from the provisions of CEQA, pursuant to CEQA Guidelines Section 15332 (In-Fill Development Projects) in that the project is subdividing a lot into five (5) lots and meets the requirements as described below: a) The project is consistent with all applicable General Plan and Zoning designations; b) The proposed development occurs within the City limits and the site ZC 08-01/CT 08-06/CDP 08-17/HDP 08-03 -HIGHLAND JAMES SUBDIVISION March 18, 2009 Pae 9 is less than five (5) acres; c) The project site has no habitat for endangered, rare or threatened species; d) The project site does not result in any significant effects relating to traffic, noise, air quality, or water quality; and, e) The project site can be adequately served by all required utilities and public services. No other environmental review is required for the project. A Notice of Exemption will be filed by the Planning Director upon final project determination. ATTACHMENTS: 1. Planning Commission Resolution No. 6540 (ZC) 2. Planning Commission Resolution No. 6541 (CT) 3. Planning Commission Resolution No. 6542 (CDP) 4. Planning Commission Resolution No. 6543 (HDP) 5. Location Map 6. Background Data Sheet 7. Local Facilities Impact Assessment Form 8. Disclosure Statement 9. Reduced Exhibits 10. Exhibits "A-E" dated March 18, 2009 SITE MAP • N NOT TO SCALE Highland-James Subdivision CT 08-06 I ZC 08-01 I CDP 08-17 / HOP 08-03 BACKGROUND DATA SHEET CASE NO: ZC 08-01/CT 08-06/ CDP 08-17/ HDP 08-03 CASE NAME: HIGHLAND JAMES SUBDIVISION APPLICANT: Robert Ladwig, Ladwig Design Group REQUEST AND LOCATION: A request for approval of a Zone Change to change a portion of the three proposed lots that front on James Drive from R-1-10,000 to R-1-7,500; and a request for approval of a Tentative Tract Map, a Coastal Development Permit, and a Hillside Development Permit to allow the demolition of an existing single-family residence and associated detached garage and subdivide a lot into five (5) single family lots on a 1.06 acre site generally located on the east side of Highland Drive, west of James Drive, and south of Tamarack A venue in the Mello II Segment of the Local Coastal Program and in Local Facilities Management Zone 1. LEGAL DESCRIPTION: All That Portion of the Northwesterly 256.7 Feet of That Portion of Tract Two Hundred Forty-Seven (247) of Thum Lands, in the County of San Diego, State of California, According to Map Thereof No. 1681, Filed in the Office of the County Recorder of San Diego County, December 9, 1915. APN: 2207-130-730 Acres: .L.QL Proposed No. of Lots/Units: 5 Lots and 0 Units GENERAL PLAN AND ZONING Existing Land Use Designation: RLM-(Low-Medium Density Residential) Proposed Land Use Designation: "-N"'"'/A~-------------------- Density Allowed: 0-4 du/ac Density Proposed: -"5_d"""'u/"'-'--ac _________ _ Existing Zone: R-1-10,000/R-1-7,500 {Single-Family Residential) Proposed Zone: R-1-10,000/ R-1-7,500 {Single-Family Residential) Surrounding Zoning, General Plan and Land Use: Site North South East West Zoning R-1-10,000/R-1-7,500 (Single-Family Res.) R-1-1 0,000/R-1-7,500 (Single-Family Res.) R-1-1 0,000/R-1-7,500 (Single-Family Res.) R-1-7,500 -(Single- Family Residential) R-1-10,000 -(Single- Family Residential) General Plan RLM -(Low-Medium Density Residential) RLM -(Low-Medium Density Residential) RLM -(Low-Medium Density Residential) RLM -(Low-Medium Density Residential) RLM -(Low-Medium Density Residential) Current Land Use Single-Family Residential Single-Family Residential Single-Family Residential Single-Family Residential Single-Family Residential Revised O I /06 LOCAL COASTAL PROGRAM Coastal Zone: [8J Yes D No Local Coastal Program Segment: =M-=e=ll::..;;o~I=-1 _____ _ Within Appeal Jurisdiction: D Yes [8J No Coastal Development Permit: [8J Yes D No Local Coastal Program Amendment: D Yes [8J No Existing LCP Land Use Designation: RLM-(Low-Medium Density Residential) Proposed LCP Land Use Designation: -=-N'-'--'/A~------·------------ Existing LCP Zone: R-1-10,000/R-1-7,500 (Single-Family Residential) Proposed LCP Zone: R-1-1 0,000/R-1-7,500 (Single-Family Residential) PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): =--5-=E=D'-'U=----='s ______________ _ ENVIRONMENTAL IMPACT ASSESSMENT [8J Categorical Exemption, ZC 08-01 -Section 15061(b)(3) (General Rule Exemption), CT 08-06/CDP 08-17/HDP 08-03 -Section 15332 {In-fill Development Projects). D Negative Declaration, issued ____________________ _ D Certified Environmental Impact Report, dated ______________ _ D Other, __________________________ _ Revised 01/06 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMP ACT ASSESSMENT: FILE NAME AND NO: Highland James Subdivision -ZC 08-01/ CT 08-06/ CDP 08-17/ HDP 08-03 LOCAL FACILITY MANAGEMENT ZONE: -=--1 _____________ _ GENERAL PLAN: RLM (Residential Low-Medium) ZONING: R-1-10,000/R-l-7,500 (Single-Family Residential) DEVELOPER'S NAME: Robert Ladwig-Ladwig Design Group ADDRESS: 2234 Faraday Avenue, Carlsbad, CA 92008 PHONE NO.: 760-438-3182 ASSESSOR'S PARCEL NO.: 207-130-73-00 ------------ QUANTITY OF LAND USE/DEVELOPMENT (AC., SQ. FT., DU): _l._06_A_C_. ____ _ ESTIMATED COMPLETION DA TE: Unknown -=-==~=----------------- A. B. C. D. E. F. G. H. I. J. K. City Administrative Facilities: Demand in Square Footage = 17.38 Library: Demand in Square Footage = 9.27 Wastewater Treatment Capacity (Calculate with J. Sewer) 5EDU Park: Demand in Acreage = .03 Drainage: Demand in CFS = 10 Identify Drainage Basin = Basin B (Identify master plan facilities on site plan) Circulation: Demand in ADT = 50 (Identify Trip Distribution on site plan) Fire: Served by Fire Station No. = =--N=o'--. 1=------- Open Space: Schools: (Demands to be determined by staff) Sewer: Water: Acreage Provided= _N_/ A _____ _ Demands in EDU Demand in GPD = Carlsbad Unified 5EDU 2 750 L. The proposed project is 1.8 units above the Growth Management Control Point for RLM designated properties. City of Carlsbad . IAF 1,1,11e\·l•JA•ihii 11i4,il 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 politlcal 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. lf 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.) Persor6,fc9iet.£ f.!£ NNll If A~P4-Corp/Part ___________ _ Title -f-efJrr.£~ :tfr.ZoJ Title ____________ _ Address '201/-0 f/A/2.B 'i>IL I S't...#½-N'D /J2 Address ------------5' 1:l lJ l)r£4o, cA. q 2.1 o I 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 {Le, partnership, tenants in common, non-profit, corporation, etc.). If tb~ 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 (NIA) 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 .S--.e-tit. /G-Corp/Part ___________ _ Title. ___________ _ Title _____________ _ Address _________ _ Address ___________ _ 1635 Faraday Avenue• Carlsbad, CA 92008-7314 • (760} 602-4600 • FAX (760) 602-8559 • www.ci.carlsbad.ca.us @ NON-PROFIT ORGANIZATION OR TRUST If any person identified pursuant to {1) or (2) above is a nonprofit organization or a trust, list the names and addresses of ANY person serving as an officer or director of the non~profit organization or as trustee or beneficiary of the. Non ProfiVTrust________ Non Profit/Trust _________ _ Title____________ Title _____________ _ Address _________ _ Address ___________ _ 4. Have you had more than $500 worth of business transacted with any member of City staff, Boards, Commissions, Committees and/or Council within the past twelve (12) months? D Yes ~ 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. ~£01<4£ k11e1J1J~Tlf At..AtU@4 Print or type name of owner Signature of applicanUdate Print or type name of applicant agent if applicable/date l2o6£12-T C LADtu,4-LAl)f.v1~ .O~r-1cJf/ 6{)ovP, ttJe-. Print or type name of owner/applicant's agent .H:ADMIN\COUNTERIDISCLOSURE STATEMENT 12/06 Page2 of2 II ~! ) ?1 \ \ \ \ \ / 11 1----------x~J '1 •I ,., r I r--, \ \ \ I I I 1 : I APN 207-130-08 ----x J t I\\ t-1 '-.._) \II I \ I I lJJ, 51 •1' ,I ,, / ~-,....--, ) I I : ) I I i I .,.._,. ()J. 0 "IIJ -----~ I/ \ ( )/:\I \ \ \ l I ~GS' I J . , ,.1 \ , --✓ :: : I \ \ \ l \ c~~~RAINAGE □ I -'r 8"<.1 PROPOSED s~ ) \1 1 \AJ!N1207-1319f~4 I PROPOSED s· , ---_ _._ . PUBLIC DRAINAGE \. ~1 \ I \ I ' I PUBUO DRAINAGE I ---~w;:,-L_~-~~~~,-~----➔-t•~t:.!P~'-'-"-0~,-------~-~-1£:-------------! ~ --,--~~~ ~43.f:'7"-,~~M-~~~~l'---~ ----I ·•\ \ \ \ \ \ \ \ l \ / I I -, ---------->.,--~--,-----'\--',.~,-r-,---+--...1.. ____ --,---- .,,.,BJ · I ' 1, ' ' i i ' '' i 'I n-----,.--.----~----__.J I -,;-I \ ' \ \ \ \ I \ I \ \ \ • I I I: \ ', '; I \ I \ \ \ \ \ • ) j I PROPOSED 6' PRIVATE _-'r'.t.i;,. , , I \ \ \ \· I / J l I ( ( f1 1 \ ~~a~f~~~/r,j ' I I I \ \ I I I ' \ I ' ' I \ 11 • I LOT -4 AND LOT 5. : I I ', I : \ ~.... \ / LOT 5 \ \,,\ \ / \ : \ f \ I \ / "g: .-1-rJ-".s ',, l .,,., < \ i3 1 -'r'4':q \ AA£A{GRossp14f1as.r \\ \ \ : 1 \ ~\I \ pl£1Jo / j lllj , ', I I: \ I M£.A{t£T)s11918S.f(HIQIJ.HO[fi.'NOT~~ I ~\J \ 1 MO(NET4:CROSS}-7jDSS.Fj : I ' II \J \ ',, ' \ \ \ I \ \ \ ~ ', < >s, / ~ ' I ',, I l, ', \ ___ --::.~, \ \ \ ; \ \ \ ,, ~----~--12508 ~ ----I / ~ ' ' ! \ \ ___ , "\ I I I ) I I • ~. I, I I j ', ' ,' II ,__ I ' \ \ I \ I I \ I I \ ' ~. If I / I ' I ,.,. I -')-I \ \ \ \ I I I \ \ I I zl I I / , '--+~ --=-~----I I\ ' I \ \ \ \ ~ \ \ \ \ \ ~· 1: : / j +'..t<;, I. '1 ~ ~ I 1 , ..., 1UoFT\_ .. _i_t-r\.......j---r--r--II 1 -: ~' I I \ \ • \ \ \ \ \ I \ l ) I l • I \ / j 81 ,;:,/ ' I'll , \ ~i , , 1 1 1 Hw\2"7-'-130-7 ., I' 1 LOT 2 ~ 7 I ~ I I \ "', \ \ I I l ·r i' I I 1 IQ I \ P,P:13.lJ , ..._ r +'6'~_, ~.I \ ~,• \ \ \ \ I I l \ I \ I ~ II \ AR0.(1£T,t,GROSS)=~S.f j '11!: ,•1,1,;, I C:\ld6' \F, \ \ LOt4 \ \\ \ \ \ \ \ ~ 1 ~°iiW~~:1k.~~ /; l I::\! Sc '!i \ \ AREA{GROSS)=14416SF \ \ I l \ ... l.:\ l ~LOTt4ANDLOT5/ j ~ ~ ,. --- 1 ..,,_ ~ 1 1~ , , AAEA{t£J)=ll916S.f(ta~llR.iNoTJN'+}.UIJ!:ll ~ ' ~ 1 1 , '----.1---~ z I '........ ~ ~ 2Fl \ \ \ I : I \ I \ \ \ ~ --\ l ll_JJS09 I I I -s-~ ~ \ ' \ I I I I \ \ I l ' :8, I \ I I +'¾ j I I I I !s ' i \ \ ',, \\ \ i i ! 1 \ \ \ \ ~i 1 : / / < / I~ 0 I ~, ,1 1 \ 1 1 1 111 1 1~,;;~ t ·! 1LOTJ ,/' +'6'.s ! I ,,·\ '1 \ \ I I I I I ! I \ \ I ;, fS! 1 I I I PM>=1Jl7 1 __ ,,. I I ~ S I I \ 1 \ \ \\ +'-~A \ I I I 1 \\ \ \ \ \ f" I // / ARfA.{N£T&<ROSS)z7504S.f _ ---I , 1 I \ ' \ I ...,,li I I I,.... l t / I ,,. j ' ' I \ \ I \ I I I fb \ l ! l l I I I / j ( I I ' \ \ \ I I .::, \ I \ I I I / • I O I 'T: \ \ .\ \ \ \ i \ \ \ \ \ ~\: \_ \ \ \ : : ~'.J,, I ,, -------~-------~°:~6~;-nri\t~,-~H--'---1--', ,\ \~:~a·~:~~ j 'a -\, /6'-'rll , / -..._ ~, ,\t"\'-.""ivu \ j J / "-, ,, OOT2AJ-.IO OT4 a I ;,,, ,I I , '\\\\ \ IN<fS"'"W \"T----:-'1--------I ,, I, ' ' '' ' ' ' ' ' f;f ---!--in-r--•-------+----"""..---~-1 I 1 I J \ \ \ \ \ I l 1 \ \ I J ' 1 • 11 tg q : APN:z:-->J __ 321-;1i4': \ \ \; \:: , 6 1 ~15iE tog/ \ J ~ . /,.,.,, I ,,--~j._ ~g j,I I .J / i1 / I I \ I I t I \ + ~9 1 I I I +1.J.;:6' : I 9 / , ] / IJ\ ,-i __ ' :.\ / / (:: \ \ \ \ \ \VOLL.IER f ~c~.f~~g~COUPl.WfC I :: /•/ _,,., / I / '1' \ \ \ 81 / I I I \ I : \ I \ \ / ifc ~~-: 12, 2007 __ ,/ I / I I I 1 \ \: 5l,1 /-----I I \ I ) 1 / I ) I / / ! I ,.,.--, / , , I I / ,, I I I I I\ I I I I I I / I 1 I l l \JL ✓ I ..... ✓ / ; ; \ : \ \ \ : / / i : \ / I : : i +'J,{f :7f o ,,f -\-t.6' ~ J I I ( ! I l J I I I I J I ! \ I _j._--..._ /' ,,.-Ji -\J'"<, -------~ -1 I l \,.,.. ; i 1 11 \ \ l : ll l \ i \ \ \ ' ..... _______ J ~:>::~ 1 < \ , . 1 , , , • , , , " , , . , , , , , 7 ,,.7r"'-,, 1 1 I • I I \ / I l I 1111 I I I I I l l J-2;, y~ ✓ I / 1 I ,I / \ \ \ \ \ \: \ l : / : \ \ -'r 2161' // ---,_ -3t I O t--->--,------L------_:,,._,_.µa_LLi-...L--~---'-==1:c,,=.d--,.___J_.1'=__ r, I ' I C QUAPIN AVE ' , I \ \ \ I I \ I l I / I I l I / I I -------,---I -7 I \ \ \ / \ \\I \ I I I I I I I I I ,A: < fl l / O n \ \ / t.i6r5f5/l;"t1l1J.S2" I 1 -+--! l l .i,-'J< ;J I • . I\ f . i. I ' "I ' 'TENTA,T!Y,f,, .• MAP;/ • I ,, 'i, · 1 · CITY OF OCEANSIDE -.---'-sc,~ i'••· ! "'~ .. ,.~ - 2~ ~ Sco.1~•1'"20' §;r!i&/gJneedr/'rFiJ:c. 1843 Campesino Prace Oceanside. CA 92054 Tde; (780) 439-2802 Fu: (780) 439-2866 ' \ \ \ PACIFIC OCEAN \ --~ : 1 W.RltS I VAR1£S I I :13'T016' :13'Till61 • I I l[l(. _ -1 I R • " I" 1 10' l [fal:AC I eO' I LO'<;; p / r 9' "'~ E OF VISTA ---~ n_:-:,----- ~ t EX. t,C P\IMT PRll'DStD SJOC'o/, l__ NOJf·ttQIIOOJlRM:WlfD~PfJI PERS.M.S.D.G--7 "HJERNATI'lfiUICHSJBITTieifuiiillf:'. ,-R AIRPOR. ~ TYPICAL S£CVON -HIGHLAND DRIVE; NOT TO SCALE HIGHLAND-JAMES SUBDIVISION CT 08-06/ CDP 08-17/ HDP 08-03/ ZC 08-01 GENERAL NOTES ASSESSOR PARCEL EXISTING ZONING PROPOSED ZONl-lG EXISTING GENERAL PLAN PROPOSED GEN£RAI.. PtN1 SCHOO. D1STRlCT WAlERDISTRICT SEYERDISlRlCT A'v£RAGE DAILY TRAFl'lC TOTAL ACRES TOTAi. NUMBER OF' LOTS DENSlY TOPOGRAPHIC SOORCE A'o€RA.GE SEVo£R DtMAND WATER DEMAND FIRE FLOW IRRIGATION DEMANO 207-1»-73 R-1-7500. R-1-10,000 R-1-7500. R-1-10,000 R\M ,.,, CARI.SBAO UNIFIED SOiOOL DISTRICT CARLSBAD MUNICIPAi. WATER DISTRICT OTY ()f CARl..SEIAO SL.OTSX10-50AOT 1.18 ACRES (TO CEN1£RUNE ()f HIGl-ll.ANO DR.-1.07 AC. NEl) 5 SEE T A8lE fl ms ea.ow SH££T TOWIU... INC. -COMPILED DAID> SEPT. 2. 04 S EDU (1NO..UOES 1 EXISTING) ~2iro ~550ro~ HJi1f GPO (INa.UOEs 1 EXISTING) 19602 S.F. X 0,1 GAL/S.F-DAY• 1960 GIL/DAY TABLE #1 GROWTH MANAGEMENT CALCULATION NET SITE AREA 1.06 AC. NET o,c TO 25% SLOPES 0.96 AC 25X TO 40X SI.OPES Cl.OS AC( X 50%) • -t0.0-4 AC. 40:ic AN) O'v£R SlCf'ES -QJIO...M..._ NET OEVEI...DPAEIL.£ AREA _.. 1.00 AC. • 1.00 AC. X J.2 • 3.2 OU/AC -PER GROWTH COtUROl.. POINT • PROPOSED ., S UNITS (5\1.00 -5.00 UlflTS PER NET OC"vO...OPAEllE ACRE) • NOTE: COUNClL POLICY 43 Al.LOWS 2SX ABOI/£ MAXIMIUM LANO USE DESIGNATION (-4) OR 5 UMTS/AC. • 5.00 PROPOSED THISPl!IL.ltTISEXOPfFRIJIT1£RESTRICTIIJISIFTl£\ID.LSIIElEVEl..ll'l£N'I RWLATDIS IICC.lilSEIJiinlCITCUllRIIIIlHMawocn:R!SlJCSIFIUGCDW. COl[SECTDlll.'5Jal.P~J,1.cCAIIINIIUIM£ACf"lEMlllllSNIIISlURE IUllM.fCT\W.SI.Jl'ENV,[M'.R40llS788Sf. PHASING NOTE THE APPLICATION IS FOR A S LOT 51.JSDIVISION Yf-llCH IS TO BE SUBOl',tOED AND DE'-aOPED IN TWO PHASES. LOl'S 1, 2 AND 3 SHAU. BE THE FmsT PHASE: LOTS 4 ANO S SHALL BE THE SECOND PHASE. MINOR GRACING RELATED TO 11-IE ~OPMENT ()f PHASE ONE SHALL BE CDMPI.ITED ON PHASE 2. OWNER GEORGE KENNETH AL.AMEOA,, lRUSTEE: Of 11-IE Al.A.MEDA lRUST OAID) ..ULLY J, 1991 P.O. BOX 16JJ CAALSBAO. CA 92018 MIKE O'GARA 434--7563. FAX 434-7563 I EGAL DESCRIPTION PARCEL "A" Of CERTiflCAlE Of COMPLIANCE, DOC. I 2007-0659955 REC. OCT. 12, 2007 ASSESSOR PARCEL NUM(:IER: 207-130-73 PRµ_r;{Z;iD~ERVISl[]N OF, 4 __ 1J;2{_,m:;)J/__Q'( GAR/.PSKA RCE 23080 EXPIRES 12/31/119 'tJ ~t \ . -\" J ~ -I I • ,,/INQUAPIN •iii L..i_...._---i:,.Ii,r9•· --~~~ : ---s-=---1 _ -·1 · ,:l ---r,;-~-: i : ii -I 'I I' ·1,J ,r-· SYMBOL LEGEND llESJ:illEIKiJ aEVATloN, ELEVATION, El.£VATION, UE',/Anott, fl.EVATIQff, fl.EVATloN, El.EVATION, ___ _ B.EVATIOH. HIGH POIN1 B..E.VATION, LOW POINT Il.EVATloN,flOWUIE 2iaui ~' Sent~• 1• = 20' lr•11- ' I, §;c;,;r;gJneerin"cli;c. l 843 CampesiDo Pface Ocetwside, CA 92054 Tele: (780) 439-2802 f'u: (760) '39-28&'1 ' \ \ ' \ ' \ f'AC!f\C \ OCEAN \ \ CITY OF OCEANSIDE ,, OB' // ,. -// j rr. / l I P~!.l l {NET&l~OSS)a:750SS.F. l ISED 6' PRIVATE DRAINAGE'. M'FORTHi8ENEFfl'Of' • AHO LOT 5/ l ~Jl_J~--:----_· "Tl" ! -1-'.J..t.,. l i~-. { f'NJ;-132.7 1 LOT 3 _ l 1 1 _ 1 i ', !ffl,'I J / .f.f&QWSS)-7S04S.F.;...--fti \ I I l I I l I I ::::--H \U1 \II I I I I\\ \ I ~ I I \ I I I 1 fc \ \ \ \ \ VOWER / 6 E C~1-2t5g955-_~L__J__j_ __ 1. I I\ \ / C ¥, 1212007 I I I I I / I I I I I/ 1-I / I I \ (JI/\ /lo 111 IOI I I 1 l 1 I / I J l I \ / \ I I ~~! \ \ \ '.J<-;,-V' I 0--- 111 l¼.I I I I \ ,~-\-iii'J+---~~~~/ ... ,,, Lalf I , 1 11, 1 1 \ : ,.t, i f.""lt i i ~ -J,1\ )f;,./".A < ~a-)1 1 PRELIMINARY GRADING PLA -----v-7 ,F?' : ! j SCAI.E:1"c,2Q' ,._, I CITY OF VISTA ~--~ ~~ iii \ ·\ . ;_ .. i~. 1 ' ' l!IY i l 'i [ I I -1 Ll_ I I DI. cc\,,, \ \ \ ------11,~WlfNDN ll<Ol'IOJT .,.. 1Dm11< .... ""'"""" -~ ''"" HIGHLAND-JAMES SUBDIVISION CT 08-06/ CDP 08-17/ HDP 08-03/ ZC 08-01 St.lBOIYISION BOONO.&.RY PROPOSED LOT L.JNE LOT NUMBER PROPOSED PAD ELEVATION EXISTING COtHOIJR EXISTING WATER WAIN I.EQQ,lJl. EXISTIN'G SE'll£R WAIN AND WANHOLE EXlSfVIIG STORM DRAIN DaSTING FIRE HYDRANT EXISffiG STREET LIGHT PROPOSED GRASS LINED SWALE PRCFOSED FlU. SLOPES PHASING NOTE LOTS PAXF132.7 -------= -----S------ ==~=-== = -~-~SLD:ti-f..i1Bt-f:itrS1 UlE APPUc.t.TIOM !S FOR #. !i LOT SUBOl,Y,SOK 'M1\C1-\ IS lO SE SUBOIVIOEO ANO ot\£1...0PED IN f'M) PHASES. LOTS I, 2 AND 3 SHALL BE THE FIRST PHASE. LOTS 4 AND 5 SHALL BE THE SECOffJ PHASE. UINOO GRAOING RU.AW TO TI-IE DE'v£1...0PWENT OF PHASE ON£ SHALL BE COMPl£TED ON PHASE 2. GRAPING QUANTITIES • CUT • 865 CUBIC Y.&.RDS • FJU. -161.3 CU8JC YARDS • IMPOR.t ■c 148. CUBIC VI\RDS * CUBIC Y.&.RDS PER ACRE (1613/1.1 ACRES) ■-1468 REWEOl.l.l GRADING: 1150 C.Y. Ov.NER GEORGE KENNETH ALAMEDA. lRUSTEE Of THE ALAMEDA lRUST OAT!D .IJLlY 3, 1991 P.O. BOX 1633 CARLSBAD, CA 92011!1 MIKE O'GARA 434-7563, FAX 434-7563 LEGAL DESCRIPTION PARCEL "A" Of CERTIFICATE Of CouPIJANCE: DOC. I 2007-0659955 Rf:C. OCT. 12, 2007 ASSESSOR P.&.RCEL NUMBER: 207-130-73 CONS[R(/CT/ON / F.G[NQ FOR IMPRQV[M[NTS (D 5.' WI£ (DO[!( SIIEVil I'm URS.D.. ,:....7 (i) EXIStH:P!MRPlll.ENfCJCMRICl{IIJllJll5tDKPl..laPI.IURIJlroll (D PRIFOStlllfflSSWI.E.l'ERIE"ll."R"<J!Slm3 ©SIOIO:~PEHSJl.R.SD.D-27 @NllustD @ NlTl.lStD Q)P111FCStD16'tA,OlYN'R(IIPEHSJlJ!.SAG-14A @PRIFllSalNl"JIUJl(MFmSl:N) PREPt,r_&~RVISlllN or, __Jf'J__ _ __ DArcz:,bJI!.o/ GARY rA R E 23080 EXPIRES 12/31/09 SHEET 2 OF 3 TOPOFSTRUCTURE_TOP TOP OF WALL--TW TOP Of CtJRS __ rc FlNISH R.OOR __ ff . FINISH ~FACE __ FS ELEVATION,FlMSHGRADE __ CG il.EVATION. TOP OF CRATE-....TO [LEVAl)ON,HIGHPOCNT __ HP ELEVATION, LOW POINT _LP o..E\'Al\OM, f\.OVI Utte: __ n_ 2m:::&Uil Sca\erl"=20' §~FJICt"!,g/n~ed~'";','";c_ 1843 Ca.mpesiJlo PYace Oceanside, CA 92054 Tele: (760) 4:J9-28Q2 u: (7801_ 439-2866 11 ®DETAIi • GRASS I !NED DRAINAGE SWALE -ND SCJII..£ ~ 3 NCIGS l'£R SQUARE YAAIJ IF MATERIAL. 2lf'Ill!OOSSCRTt.RrtJ>TI!lt,INSTAU.I.Mll.!J: TRll4:iDTlKREltf1RCOCENTMAT. """"111/JTI """""'' HIGHLAND-JAMES SUBDIVISION CT 08-06/ CDP 08-17/ HDP 08-03/ ZC 08-01 ,;:j_J ~--rll~-- S[CllON 11•-11• SCAl£'WJKZ.l"..a1'j\f]IT.l"><N ~t~-~: ---;-"''1 I HICIILJfi --_j '<iimie--• i'~QM -- &,r:rmTuWr::::tJl' SECnON i>•-"o• DE" 111a. 1"•20" I \O'T. 1·...w ii ~ ~~~i~IEXR5 ~·!,:;~~-""""' m--v 1r~ JAJIESORIVE SECnDN r-r StJiE"ftl(l./"•10'/'1£/ff.1"-211' Pr;e~TI-!£ PERVJSION Of• ·-------__ ,.,c::z.f:I}a_~ C.7PSKA CE 23080 EXPlRtS 12/31/09 SHEET 3 OF 3 _, ,.-1 ' ! I~:;,,/ ~~: 11 i I . • . I ~t,~.1 11 r, ~ '. 1~" l-1U ---, --\ r;-r,)_1 _}J~ ,, '"'i' ___ :I / ' l ""I -~ __Jcr'j) --~ ", ,-~ / ~2111 in1l 1\f:; I r;,. r}l fil',-iJI L 11-~ ,I' 1~ \\ 1;: )!), Jl:1 ~I 11 ~ t,: -=-_;ft~~U,1Pli\' ~ .., , , SLOPE REVEGETATION /EROSION CONTROL POLICIES AND REQUIREMENTS FROI.I CITY OF CARLSBAD LANOSCAl'E UMIUAL SECTION Ill SLOPE PL.ANTING STANDARDS SLOPES R[OUIRING EROSION CONTROL MEASURES AS SP[CIFlED HERIN SHALL BE TREATED \I/ITH ONE OR MORE Of THE FOLLOWING PLANTING STANDARDS· A STANDARD /11-CO\lfR CROP/REINFORCED STRAW MATnNG covrn CROP SHALL BE A SEED MIX TYPICALLY MAO( UP OF QUICK GERMINATING AND FAST COll(RING GRASSES. CLOl/£RS. MIO/OR \I/ILQ tLOl'£RS SUBMIT THE SP(CIF'lC SEED MIX FOR CITY APPROVAL PRIOR TO APPLICATION TI--l[ COVER CROP SHALL BE APPLIED Af A RAT( ANO MANNER SUFFICIENTTOPROVID[90:I.COVERAGE\I/ITHINTI--l1RTY(J0)0AYS TYPE OF REINFORCED STRAW MArm.,c SHALL B[ AS APPROVED Br TH£ an ANO sr11KE□ ro THE SLOPE AS RECOMMENDED BY TI--lE MANlJrACnJRER. REINFORCED SrRAW UATnNG SHALL BE REQU!R(O '/!HEN PLANTu.G OCCURS 6[T\'<[[N AUGUST 15 MIO /1.PRIL IS TKE CCIV(R CROP AND/QR REINFORCEDSTRAWMATSHALlBEUS[DTH[REMAINO[ROFrHEYEAR. B. STANDARD 12 -GROUND COVER =L-n _i,~i '11"",l 11 • ' • ~11 r " I _, [J : I I ! I j :~ l I ' •I §i '"I I J-; I f ~/•~1-----I ' r/ I :~-1 1-\-- ~, ,cw/~-T -~1 -~ --11,-.•. I I I \ O <.al •'\;s' , -....'i PROPosdr. 5' PRVATE J ~ , ?•~ 1 I • ~ DRA,e1~ct EASEM["sT ,or. 1 d ,-1-JJ 1z:: tr \,.1t'j , I l ."iT.% '\ [ ,ss jEFH OF ~GT 2 ~[;, i· ii~ --"t,-I :;C~TI:D ~ ,, J ,~,,· Til~:ii~ 1 LOT ·1 1 1 ,,. ,]< ~ 1 1 r rn, ~h'EDi.; /PA'>i340 EX ' / ) / AllE TO BE o _,,,;es• rE'-GSO'S)•/r SJ I ,;; I I ~ .' .I ""~""' ,'=1__,=--1-__ I 12 tp~J • I ;;,::--; '/ 3 I ' '' I ---I / j ~. -~,,,.,,.f:··1 I !cl A !::; ,,,,, t1 ~ I I j ~ J ~ . )., I ~ c:. I ' ' • " t ~ ·:'ti 11 : i I I ,,., ,,-rxisn•\c fPBE·RE"VED :.[ AR,l(k•-1Ros,)-7j'5S., • ~> •• I I ;I I_ I "1[\1 ii ,, 5 1' I I \ \ ;f ' • ' ,, s~'"' 'I I -1 I 'i, I -/ , , \ I--~ ,;rrJf.'.:51Db~ll4, lo.-..:;~JTl(J~ M\ \ ~3.8 _0~ / 1/~0:"!' II 'II i'..:m\ ~PUT LtVh ~]3R D>:,i!',,J 112 ------j r,, ,i .~, "f"'' . ! JJ*" ""' ""' '~I 1/ I I\ \ I 1r,~" ,,,,, ,·e i--- , I I I \ \ \ \ ,}0°.\i) 1 r,,,,e;wo'-k-J I ~re- , I I I , 0 ARE,\ i/'•-ceoss),750< SF. ~ • I '.iro~ \ I I 0 \ \ \ \ n,,~rurnrr ' .---" I ti;-/ \ \ REW/ED I IJ,! I I ~ I I I\ "' ,co>'' "' " '""'' -' , '"" I I \]:1W' :;:i½ ) -1 1·(/ I I -~ / et",--1-'---l-----"' I I V \ I "''-to / 9 I i,.'J_,,,, / I I \ I I I . siJTo/ , ~\ \ \ I \ \ VOI.UIER .6i~ 'f;~"'J;,f~,'.:""~'Y I I ' I i I \ / r' 00 "· '"' _,/ /·/ , ,\ I / I I / I I I \ 0 I ! (17\ I •'", I : \ ~ \ ~ '---_ _.-''" 0 , I (I\ r O IQ ''t, 1 1 ·111 I I V ,1,J ""•-,---' I I -I' I I / I ~,.., ;;,a; 1 )! ____ I_'--I • // \ I ~ _;_...--::::,-:;;:=-\-I C STANDARD p -LOW SHRU6S LOW SPREADING WOODY SHRUElS (PLANTED FROM A MINIMUI/I OF" 2-J/4" LINERS) SHALL COVER A IIIINII/IUl,t OF SEVENTY (70%) PERCENT OF THE SLOPE FACE (AT IIIATIJRE SIZE) D STANDARD 14 -TREES ANO/OR LARGE SHRUBS TREES AND/OR LARGE SHRUBS SHALL BE {PLANTED FROM A MINIMUM OF 1 GALLON CONTAINERS) AT A MINII/IUIII RATE or ONE (1) PLANT PER TWO HUNDRED (200) SOUARE FEET SLOF'ES5.IORSTEEPERAND A. J FEET QR LESS IN VERTICAL HEICHT ANO ARE ADJACENT TO PUBLIC WALKS OR STREETS REQUIRE A I.IINll,IUM STANDARD I/ 1 (COi/ER CROP/REINFORCED STRAW MATTING) 8 J FEET TO 6 tEET IN VERTICAL HEIGHT REQUIRE STANDARDS 1f1. /f2, AND I~ C !N D(ITSS OF 8 FEETJN VERTICAL HEIGHT REQUIRE STANDARDS II, 12. JJ. ANO j4. AREAS GRADED f"LATTER THAN 6 1 REQUIRE STANDARD jl (COVER Cl:WP/REINFORCED STRAW MATnNG) WHEN THEY HAVE ONE OR MORE or m[ FOLLOWING CONDITIONS· A. SHE(T GRADED PADS NOT SCHEDULED FOR IMPROVEMENTS \l/lrHIN 5 MONTHS OF COMPLETION Of" ROUGHGRAOINC ONE HUNDRED (100::C) PERCENT OF THE AREA SHALL BE PLANTED WITI--l A GROUND COVER l(NOWN TO HAVE EXCELLENT SOIL BINDING CHARACTERISTICS (PLANT£0 FROM A MINII/IUI/I SIZE OF FLATTED MATERIAL ANO SPACED TO PROVIDE Fl.JU. COVERAGE WITHIN ONE TEAR). (SEE H'!'OROSEEOING) 8 A POTENTIAL EROSION PR06L[U AS DETERMINED BY TH[ CITY C. ID[NTIFIEO BY THE CITY AS HIGHLY VISIBLE AREAS TO TH[ PUBLIC OR HAVE SPECIAL CONDITIONS TI--lAT WARRANT IMMEDIATE TREATMENT. LANDSCAPE CONCEPT PLAN HIGHLAND -JAMES NOTES I n-,E LAN05C.APE C.ONC.EPT FOR JAMES DRIVE D!;VELOPMENT 15 INTENDED TO BLEND )l'IIITH THE EXISTING NEIGHBORHOODS ALONG BOTH JAMES DRIVE AND HIGHLAND DRIVE. 2 APPROXIMATELY 1196 (2 AC-) OF THE SITE IS USED FOR LANDSC.APINC:, 3 LANDSC.AF'E ZONE SUMMARY ZONE I -LUSH LANDSCAPING ZONE 2 -REFINED LANDSC.AF'IN6 ZONE 3 -NATURALIZIN6 LANDSC.APING ZONE 4 -NA TIYE 4 ANNUAL IRRIGATION REGlUIREMENTS ZONE I -OVER 30" ZONE 2 -10" -:BO" ZONE 3 -LESS THAN 10' ZONE 4 -NON-IRRIGATED 0.00 AG (0091.) 02 AG. (100915) 000 AC.. (o096) 000 AC: (0096) 5. ALL LAND5C.APE AREAS IDENTIFIED ON THIS PLAN SHALL BE F'RIVA1ELY MAINTAINED BY THE INDIVIDUAL HOMEO,'\INER f>. GENERALLY, PLANTING 5C,H!:ME5 HITHIN THE PROJEC.T VIIILL UTILIZE LOJ."; )l'IIATER DEMAND SPEC.!ES. 7 LA~ AREAS SHOULD BE (..IMIIED I/I/HERE P05SIBi,.E B. IRRIGATION FOR THE SITE VIIILL BE AN AUTOMATIC.ALLY CONTROLLED UNDERGROUND SYSTEM USING LO)l'II GALLONAGE SPRAY HEADS, )l'IIITH THE EXCEPTION OF OPPORTUNITIES FOR DRIP IRRIGATION AT SELEC.TED LOC..ATION5 IRRIGATION DESIGN )l'IIILL C.ONFORM TO C.ITY Of CARLSBAD LANDSC.APE MANUAL ~ A MINIMUM OF 3" ORGANIC. MULC.H SHALL BE ADDED TO NON-TURF PLANTING AREAS l"IITH SLOPES LESS THAN 3·1. )"iHERE ADJAC-ENT TO C.URB'S'. THE MULCH THICKNESS MAY TAPER DO)l'IIN TO I" MINIMUM 10. A 50JL5 Jf;ST BY A QUALIFIED AGRONOMIST SHALL FURTHER INFLUENCE PLANT MATERIAL 5!::LEC.TION AND INSTALLA1ION TEC.HNIGU)ES. II STREET TREES J'IIILL BE IN AC.C.ORDANGE )l'IIITH GUIDELINES SET FORTI-! IN THE C.ITY OF C:,ARLSBAD LANDSCAPE MANUAL V>IATER CONSERVATION I. ALL PROP05ED PLANTIN(;, SHALL BE TREATED YilTH SOIL CONDITIONERS TO INC.REASE AND RETAIN SOIL MOISTURE. 2 THE FINAL PLAN SHALL ADDRESS XERISC.APE PRINCIPLES AS DESC.RIBED IN THE C.ITY LANDSCAPE MANUAL 3 THREE INC.HES OF MULC.H ,'\IILL BE USED IN NON-TURF A-'-lEAS i"O REOUC.E MO!SiURE LOS'?. PLANT PALETTE ~ CV 0 ~ (IOOll; 24" 60)() 51JCI-I A';:, MMNOLIA 6R..ANDll"LORA, 5CVTI-IERN MMNOLIA JAC.AAANOA MIM051l"OllP,., ~R.ANJ:IA ~ (151\. l!i 6ALLON • 2~ 5 IS-ALLONJ CA";:t51A LEPTQPHYLLA, GOLD MEDALLION TREE P(_A.NTAl<U:i RACEM05A, CALIFORNIA 5T'CAMORE TRIST;>,NIA CONFERTA, 6Rl';:tBANE' 60X EXISTIN£..TREE LE6ENJ2 w EXISTll-46 TREE TO 6E REJ-fOVE:0 © EX1$TIN6 TTU:E TO 6E '""1.0TECrto ~ ~- Ill = = - ~ (\00% I G>At.u;t-1,1 PHOTINIA FRASERJ, F'kOTINIA ,:;l;HLJS INTE&RIFOLIA, LEMONADE 6fRRY' HETEROME'LES Al'tel!TIFOLIA. TOT'ON ~ (IO~ FLAT5 o 18" QC) MY'OPOIWM F'ARVIFOLIUM, M'YOP0"1:t/M TRACHELOSl"E:RMJM JA5MINOIDES, STAR JAS>MINE ~ (1005!!; LINER$,;;: 3/4• MIN) MY'OPORIJM F'ARVIFOLIUM, MYOPOl'i:t/M LANT ANA CAM!:RA AOL :::i,- PLANNING ~;_,, ASSOCIATES ::::....:..::_Jlhl~'.r. L"N0 Pt.ANNIN(, LANDSCAPE ... RCHITECTURE 2979 $TM€. STREt:T SUITE "C" C A ~ L S a A ll. C A g 2 ll O S (111)119-1111 ,u /Hol11'-lll< ~ m i i 1 ~ i 0 M ! ! r ~ 0 0 i ~ •. t " - j 0 • f 6 < C z ii w \I) @I w _J :s a- = = • ~ z <( _J a. . . LU (/ ) := ) 0:: : : : V) w ~ <( -- , LU I <0 ~z LU <( _J __ J co I ;: S (j 0- a. . . I