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Home My WebLink About2000-10-18; Planning Commission; ; CT 00-05 - MAGNOLIA GARDENS IIQ The City of Carlsbad Planning Department A REPORT TO THE PLANNING COMMISSION Item No P.C. AGENDA OF: October 18,2000 Application complete date: June 9, 2000 Project Plamier: Don Neu Project Engineer: Frank Jimeno SUBJECT: CT 00-05 - MAGNOLIA GARDENS II - Request for approval of a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, and Tentative Tract Map to create 6 lots greater than 11,000 square feet in area for single-family homes with grading, street improvements and utilities on a 1.83 acre site located north of Magnolia Avenue and west of Valley Street in Local Facilities Management Zone 1 I. RECOMMENDATION That the Planning Commission ADOPT Planning Commission Resolutions No. 4840 and 4841 APPROVING a Mitigated Negative Declaration, Mitigation Monitoring and Reporting Program, and Tentative Tract Map (CT 00-05), based on the findings and subject to the conditions contained therein. II. INTRODUCTION The Magnolia Gardens II project is a proposal to demolish the existing greenhouses and sheds on a 1.83 acre site and create 6 lots greater than 11,000 square feet in area for single-family homes. The project includes grading of the entire site which consists of 540 cubic yards of cut, 3,500 cubic yards of fill and 2,960 cubic yards of import fi^om the adjacent site of the approved Magnolia Gardens I (CT 98-12) project. Completion of improvements for a public street approved as part of the Magnolia Gardens I project that will make a connection between Magnolia Avenue and Valley Street are included in this proposal. The project site is located north of Magnolia Avenue and west of Valley Street within Local Facilities Management Zone 1. The project site is designated as RLM (Residential Low-Medium Density) on the General Plan Land Use Map. The zoning for the site is R-l (Single-family Residential) having a minimum lot area of 7,500 square feet. All City standards have been compUed with and all necessary findings can be made. III. PROJECT DESCRIPTION AND BACKGROUND The project site is 1.83 acres in area located north of Magnolia Avenue and west of Valley Street. The property is located in Local Facilities Management Zone 1 in the northwest quadrant of the city. Topographically, the site is relatively flat and is occupied by old deteriorating agricultural greenhouses and sheds. Surrounding land uses are primarily single-family residences with some remaining agricultural uses. o o CT 00-05 - MAGNOLIA GARDENS II October 18, 2000 Page 2 The applicant proposed the creation of 6 residential lots that will be developed with single-family detached residences. The existing zoning for the property is single-family residential (R-l) which requires a minimum lot size of 7,500 square feet. The proposed lots range in size fi-om 11,108 square feet to 11,334 square feet. Plans for the single-family residences do not require a discretionary approval and are not included as part ofthe proposed project plans. Proposed units will be checked for compliance with the standards of the R-l zone. The proposed design contains 6 lots running in an east to west direction along the northem boundary of a public street approved as part of the original Magnolia Gardens project (CT 98- 12). The lot elevations decrease as they move away fi"om Valley Street. All 6 lots have a minimum depth of 90 feet and a minimum width of 124 feet. No areas of the site are constrained by habitat or steep slopes. The average slope across the property is 3 percent. The applicant would like to develop both Magnolia Gardens projects as a single construction operation. A total of 18 lots are created when both projects are combined. IV. ANALYSIS The proposed project is subject to the following plans, ordinances, standards and policies: A. Residential Low-Medium Density (RLM) General Plan Land Use Designation; B. Single-Family Residential (R-1 -7,500) Zone Regulations; C. Subdivision Ordinance (Title 20 ofthe Carlsbad Municipal Code); D. Inclusionary Housing Ordinance (Carlsbad Municipal Code Chapter 21.85); and E. Growth Management Regulations (Local Facilities Management Zone 1). The recommendation for approval of this project was developed by analyzing the project's consistency with the applicable regulations and policies. The project's compUance 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 Density (RLM). The RLM designation allows 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 residential subdivision is 3.27 du/ac. The proposed density is within the range of the RLM designation but is slightly above the growth control point. The Land Use Element of the General Plan requires that two fmdings be made in the affirmative to allow a project to exceed the growth control point. The required findings with justification for each is contained in the Planning Commission Resolution for the tentative tract map. The project complies with all elements of the General Plan as illustrated in Table A below: CT 00-05-MAGNOLIA October 18, 2000 Page 3 ARDENS II Table A - GENERAL ] PLAN COMPLIANCE ELEMENT USE, CLASSIFICATION, GOAL, OBJECTIVE OR PROGRAM PROPOSED USES & IMPROVEMENTS COMPLY? Land Use Site is designated for RLM at 3.2 du/ac Single-family lots at 3.27 du/ac with required findings to exceed the growth control point Yes Housing Provision of affordable housing The project has been conditioned to pay the in-Ueu fee required by the Inclusionary Housing Ordinance Yes Public Safety Review new development proposals to consider emergency access, fire hydrant locations, and fire flow requirements Required facilities have been conditioned or will be provided as part ofthe MagnoUa Gardens I project Yes Circulation New development shall dedicate and improve all public right-of-way for circulation facilities needed to serve development Additional right-of- way dedication and improvements for the thru pubUc street along the southem portion of the site will be dedicated and constructed to serve the development and adjacent properties Yes B. R-1-7,500 Zoning Regulations The project site is zoned Single-Family Residential (R-1-7,500). The proposed project meets or exceeds all applicable requirements of the underlying zone as demonstrated in Table B below. All lot sizes and widths meet or exceed the minimum requirements of the zone. CompUance with all required setbacks, lot coverage, and building height standards for the zone will be reviewed by the Planning Department during building plancheck. Table B: R-l ZONE COMPLIA> ICE STANDARD REQUIRED PROPOSED Minimum Lot Size - Std. Lot 7,500 sq. ft. 11,160 sq. ft. & greater Minimum Lot Width - Std. Lot 60 feet 124 feet and greater Q CT 00-05 - MAGNOLIA GARDENS II October 18, 2000 Page 4 C. Subdivision Ordinance The Engineering Department has reviewed the proposed project and has concluded that the subdivision complies with all applicable requirements ofthe Subdivision Map Act and the City's Subdivision Ordinance. All major subdivision design criteria have been compUed with including the minimiun lot depth of 90 feet, provision of pubUc access, required street fi-ontage, and minimum lot area. The project is consistent with and satisfies all requirements ofthe General Plan and Title 21. It is also compatible with surrounding residential and agricultiual land uses. The entire site will be graded. The total amount of cut grading for the site is 540 cubic yards, fill totals 3,500 cubic yards, and 2,960 cubic yards of dirt will be imported fi-om the adjacent Magnolia Gardens I (CT 98-12) site. The site slopes from east to west. Pad elevations on a lot by lot basis are primarily within a range of 1.5 feet below existing grade to a maximum of 3.5 feet above existing grade which occurs on a portion of Lot 1. Four ofthe lots have a pad elevation within 2 feet of existing grade. The developer will be required to offer various dedications (e.g., drainage easements, street right-of-way) and install street and utiUty improvements, including but not limited to, curbs, gutters, sidewalks, sewer facilities, drainage facilities, fire hydrants, and streetlights. D. Inclusionary Housing Ordinance The City's Inclusionary Housing Ordinance (Chapter 21.85) requires that a minimum of 15% of all approved units in any residential development be restricted to and affordable to lower-income households. Section 21.85.110 of the Inclusionary Housing Ordinance specifies that, "For any residential development or development revision of less than seven units, the inclusionary requirements may be satisfied through the payment to the city of an in-Ueu fee." This project is for a maximum of 6 residential lots and therefore, will be conditioned to pay the affordable housing in-lieu fee. Therefore, the proposed project complies with all appUcable inclusionary housing requirements. E. Growth Management The proposed project is located within Local Facilities Management Zone 1 in the northwest quadrant of the City. The impacts on public facilities created by the project, and its compliance with the adopted performance standards, are summarized in Table D below. Table D: GROWTH MANAGEMENT COMPLIANCE STANDARDS IMPACTS COMPLIANCE City Administration 20.86 sq. ft. Yes Library 11.12 sq. ft. Yes Waste Water Treatment 6 EDU Yes Parks .04 acre Yes Drainage Basin B Yes Circulation 60 ADT Yes Fire Station No. 1 Yes Open Space N/A Yes CT 00-05 - MAGNOLIA GARDENS II October 18,2000 Page 5 Schools CUSD Yes Sewer Collection System 6 EDU Yes Water 1,320 GPD Yes The proposed project is 0.07 dwelling units above the Growth Management dwelling unit allowance. V. ENVIRONMENTAL REVIEW The proposed project has been reviewed pursuant to the CaUfomia Environmental Quality Act (CEQA). The initial study prepared in conjunction with the project determined that potentially significant impacts could be created as a result of agricultural chemical residue that may exist in the soil on site which could affect the health of future residents. Master Environmental Impact Report 93-01 requires that a soils testing report be prepared by a registered engineer and submitted to the County Health Department for review and approval where residential development is proposed in areas that are presently or have previously been used for agricultural production. The required soils testing has been completed and a report submitted to the County Department of Environmental Health Land and Water Quality Division. The report and the mitigation measure proposed by the soils testing firm has been accepted by Cotmty Environmental Health. The required mitigation measure reduces the potential impact to below a level of significance. The General Plan land use designation and zoning for the site remain the same. The project falls within the scope ofthe City's MEIR for the City ofCarlsbad General Plan update (EIR 93-01) certified in September, 1994, in which a Statement of Overriding Considerations was adopted for cumulative impacts to air quality and traffic. An MEIR may not be used to review projects ifit 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. In consideration ofthe foregoing, on July 24, 2000 the Planning Director issued a Mitigated Negative Declaration for the proposed project. The environmental document was noticed in the newspaper and no public comments were received during the 20-day pubUc review and comment period. o CT 00-05 - MAGNOLIA GARDENS II October 18,2000 Page 6 ATTACHMENTS: 1. Planning Commission Resolution No. 4840 (Neg Dec) 2. Planning Commission Resolution No. 4841 (CT) 3. Location Map 4. Background Data Sheet 5. Local FaciUties Impact Assessment Form 6. Disclosiu-e Statement 7. Reduced Exhibits 8. Full Size Exhibits "A" - "D," dated October 18, 2000 DN:cs:mh SITE MAGNOLIA GARDENS II CT 00-05 BACKGROUND DATA SHEET CASE NO; CTOO-05 CASENAME: Magnolia Gardens II APPLICANT: Silvergate Financial. Inc. REQUEST AND LOCATION: 6 lot residential subdivision on a 1.83 acre site located north of Magnolia Avenue and west of Valley Street. LEGAL DESCRIPTION: That portion of Tract 240-5 of Thum lands, in the Citv of Carlsbad. County of San Diego, State of Califomia. according to map thereof No. 1681. filed in the Office of the County Recorder of San Diego Countv, December 9. 1915. APN: 205-220-12 Acres: L83 Proposed No. of Lots/Units: 6 GENERAL PLAN AND ZONING Land Use Designation: RLM Density Allowed: 0^4 Density Proposed: 3.27 Existing Zone: R-l Proposed Zone: N/A Surrounding Zoning, General Plan and Land Use: Zoning General Plan Current Land Use Site R-l RLM Agriculture North R-l RLM Single Family Residential South R-l RLM Vacant (Approved for single family lots) East R-l RLM Single Family Residential West R-l RLM Single Family Residential PUBLIC FACILITIES School District: Carlsbad Unified Water District: Carlsbad Sewer District: Carlsbad Equivalent Dwelling Units (Sewer Capacity): 6 ENVIRONMENTAL IMPACT ASSESSMENT I I Negative Declaration, issued I I Certified Environmental Impact Report, dated_ Other, Mitigated Negative Declaration dated July 24, 2000 CITY OF CARLSBAD GROWTH MANAGEMENT PROGRAM LOCAL FACILITIES IMPACTS ASSESSMENT FORM (To be Submitted with Development Application) PROJECT IDENTITY AND IMPACT ASSESSMENT: FILE NAME AND NO: Magnolia Gardens II - CT 00-05 LOCAL FACILITY MANAGEMENT ZONE: 1 GENERAL PLAN: RLM ZONING: R-l DEVELOPER'S NAME: Silvergate Financial. Inc. ADDRESS: 2505 Congress Street Suite 2205. San Diego. CA 92110 PHONENO: r619) 299-5112 ASSESSOR'S PARCEL NO.: 205-220-12 QUANTITY OF LAND USE/DEVELOPMENT (AC, SQ. FT., DU): 1.83 ac. 6 lots ESTIMATED COMPLETION DATE: A. City Administrative FaciUties: Demand in Square Footage = 20.86 B. Library: Demand in Square Footage = 11.12 C. Wastewater Treatment Capacity (Calculate with J. Sewer) 6 D. Park: Demand in Acreage = .04 E. Drainage: Demand in CFS = N/A Identify Drainage Basin = B_ (Identify master plan facilities on site plan) F. Circulation: Demand in ADT = 60. (Identify Trip Distribution on site plan) G. Fire: Served by Fire Station No. = 1 H. Open Space: Acreage Provided = N/A I. Schools: CUSD (Demands to be determined by staff) J. Sewer: Demands in EDU 6 Identify Sub Basin - N/A (Identify tmnk line(s) impacted on site plan) K. Water: Demand in GPD = 1.320 L. The project is 0.07 units above the Growth Management Dwelling unit allowance. City of Carlsbad Planning Department DISCLOSURE STATEMENT Applicant's statement or disclosure of ceitain 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 applicsTtion submittal. Your project cannot be reviewed until this information is completed. Please print. Note: Person is defined as "Any individual, firm, co-partnasbq), joint venture, association, social ciub, fratemai organizadon, coiporation, estate, trust, receiver, syndicate, in this and any other county, city and county, city municipality, distria or odier political subdivision or any other groiq> or combination acting as a unit'^^ . Agents may sign this document; however, the Jegal 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 10% of tiie 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 Coro/Part ^\LO£a.^A-rC Pl^>A^Je^^c , j juc. Title Title J^i>U^MT Address Address »o ta t gco^ . ^ t^i >g 2. OWNER (Not the owner's agent) Provide the COMPLETE. LEGAL names and addresses of ALL persons having any ownership interest in the property involved. • Also, provide the nature of the legal ownership (i.e, partnership, tenants in common, non-profit, corporation, etc.). If the ownership includes a corporation or oartnershio. 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 ^Pia^ CAITO Corp/Part Title ^^^^-^Jfj^ J't^ .title \ Address ^ML- Address ; L-/^^7 2075 Las Palmas Dr. • Carlsbad. CA 92009-1576 • (760) 438-1161 • FAX (760) 438-0894 ^ 3. NON-PROFIT di*6ANIZATION OR TRUST W If any person identified pursuant to (I) or (2) above is a nonprofit organization or a tru.'rt. list the names and addresses of ANY person serving as an oflBcer or director of the non-profit organization or as trustee or beneficiary of the. Non Profit/Trust Non Profit/Trust Title Title__ Address k. Address li£. Have you had more dian S250 worth of business transact^ with any member of City staff. Boards, Commissions. Committees and/or Counci] withm die pasttwelve (12) months? I I Yes No If yes, please indicate person(s):_ NOTE: Attach additiona] sheets if necessaiy. I certify that all the above infonnation is true and correct to the best of my knowledge. Signature of owner/date Signature of appiicant/dai:e ' Print or type name of owner Print or type name of applicant Signature of owner/applicant's agent if af)plicable/date Print or type name of owner/applicant's agent H:ADMIN\COUNTEmDlSCLOSURE STATEMENT 5/98 Page 2 of 2 I ( OWNERSHIP & OFFICERS Company: Silvergate Financial, Inc. Tax TD Number: 33-0885814 Shareholders of Silvcx^-ate FinanciaL Inc. 25% Brian N. Khoury, Trustee ofthe Brian K. Khoury Revocable Trust U/A/D Januaiy 27,1987, as amended 2505 Congress Street, Suile 200 San Diego, CA 92110 . (619)294-7700 ID #: 555-51-7029 25% Jason B. Khoury, Trustee ofthe Ja.son B. Khoury Revocable Trust U/A/D January 27,1987, as amended 2505 Congress Street, Suite 200 San Dicgo, CA 92110 (619)294-7700 ID #: 565-35-6044 25% Noellc F. Khoury, Trustee ofthe Noellc P. Khoury Revocable Trust U/A/D January 27, 1987, as amended 2505 Congre.s.s Street, Suite 200 San Diego, CA 92110 (619)294-7700 ID #: 555-51-6459 25% Tawfiq N. Khoury and Richei G. Khoury, Trustees of Ae TNKRGK Family Trust ^ U/A/D December 23.1976, as amended 2505 Congre!» Street, Suite 200 San Diego. CA 92110 (619)294-7700 ID #: 362-34-7203 Officers of Silvcrgate Financial, Inc. Russ Richard - Director, President Tawfiq N. Khoury - Director Brian N. Khoury - Director, Vice Presidenl Jason B. Kbouiy - Director, Vice President j Noellc F. Khoury - Director, Vice President, Secretary Dennis M. Ferdig - Vice President Tammy Miller - Vice President, CFO TYPICAL STREET SECTIONS NO SCALE MAGNOLIA GARDENS TENTATIVE MAP SHEET 1 OF 3 II CARLSBAD TRACT NO. CT 00-05 "SA LO.P. TO PROPOSED PCR fPPtKNtD CT 96-12 CONST. *' PCC S/W- 10-20-± AV 1 fl.3' c. Bcm 1 c. Bcm VALLEY STREET LEGEND; sueoMSKM aouNOMrr •— PBOPOStO IXrr JNE LOT WjyflER 7 ptNPosED cor/na SLOPE cti) - y y PW ac«noN PM) «o FUM UNE OfVMION n. FM9I OIWC ELfMTKM FB OMECIkM or FLOW — EXSTMC COtrnXW SIREET OEWTIQH _Ua_ PHOfOSEO SEWOt UNt 0^-™S- PROKSEO VATER UNC CW.. « PROPOSED STORM ORMN •MQ—: GRADING DATA: EXSTMC ZONMC: - PR0f>OSED ZONE: - EXISTMG LAND USE DESK9MTI0N: — ' PROPOSED UWO USE DESKitMnON: -TOTJ*. NUMBER OF LOIS: - « <NUMeERED LOTS) - eo TRIPS PER DAY -7500 SF mrM. UJT MKA: (AI TOTM. AMOUNT OP SnE TO BE GRWED: 1.B3 AC PERCENT OF TUTM. SITC GRWED: 100 X AMOUNT OF SHE WH 25X SLOPES OR GREKTER: 0 tC PERCENT OF TOTAL StE WTTH Z9X SLOPES OR GREATER 0 % MUUMT QF CUT; WO CT. ± MIOUNT OF FU: 3.900 CT. ;t AHOUNT OF MWWI: 2.M0 CC ^ FRON CT BS-12 SITE CRMMC TO BE A PMtT OF CT 96-12 CRNWKi PIANS ANO GRMMNO OPERATION. REQUIRES APPRCnWL OF Tm PROJECTS FMAL MM>. PERCENT OF TOTAL StTE 1H1M 29X SLOPES OR GREATER: 0 X CONSTRAINTS INFORMATION: AGENOES: SEHER: CTTT CT CMHSBM> HATER: COY OF CARISBW SrORU DRAM: OTY OF CMLSBAO GAS/ELECmC: SOCK TELEPHONE: PACTIC BEU. FVtE PROTECTXM: CMLSBAO HRC DEPARmEHf SCHOOLS: CMLSBAO UMFIED SCHOOL DBTRICT ASSESSORS PARCEL NUMBER: 20»-220-t2 1 ROUGH GRUB SHOWN ME APPROXHMTE AND SUBJECT TO CHANGE OURMO FMAL DESIGN M ACCOROANCE WTTH THE OTY OF CMLSBAO^ SUSSTMTUL CONFORMANCE POUCY. ALL SLOPES ME 2:1 MAXIMUM UNLESS OTHERWSE MDICATED. 3 AU. QRN)EO SLOPES SHALL BC STABLJZED PRIOR TO THC^ RMHf SEASON. % t AU. GRAOMG OCCURRMO OFFSITC OUTSIDE OF THE SUBDIVISION MUNOAm MU. REQUIRE GRADING PEMISSION LETTOtS OR eWEUENTS FROM THC UNDERLYMG OWNBt OF THE PROPERTY PRIOR TO THAT GRM9MG. SEC CWLSeUI OCSKN MO CONSTRUCTION MANUAL STANDARD ORAWMO GS-U AND 19 FOR AOOmoNM. nraSH GRAfMO REOURNCKIS. TYPICAL LOT DRAINAGE ARER FINISH GRADING SLOPE VARIES H/GH PAD LOCATION MAP LEGAL DESCRIPTION: THAT PORTON OF TWCI 240-5 OF THW UWOS. W THE OTY OF CWLSBAO. COUMY OF SW DKGO. STATE OF MJFCHWM, ACCORtHMG TO UAP THERE OF NO. 1681. FILQ) W TT« OFFICE OF THE COUMTf RKOHDER OF SM DCGO COUKIY, DECEUBER 9, 1915. DEVELOPER/APPLICANT SLVCRGATE PIWNCHL HC. 2505 C0HG8ESS SI. , STE 220 SAN DCGO, CA. 92110 PHONE (760)299-9112 OWNER SM CAITO 2754 AUeum AVE CWLSBAD, CA. 92008 PHO«E (7«0) 630-2256 CTTY or ENCIWTAS VICINITY MAP LOir PAD SECTION 'A' MAGNOLIA GARDENS II TENTATIVE MAP ICROSBY MEAD BENTON PUNNING BY; LADWIG DESIGN GROUP, INC. 703 PALOMAR AKPCRT ROAO SUTE 300 TTARt BPM>. CA 9200V FHOW (no) 430-31B2 FAX (7«»4M-0173 L-tO,7 2-llM)0 HG2-TH-l.d«0 8-9H)Q 7.5341 an EST MAGNOLIA GARDENS II TENTATIVE MAP SHEET 2 OF 3 CARLSBAD TRACT NO. CT 00-05 11391 LADWIG DESIGN GROUP. INC. 703 PALOMAR AatPORT ROAO SUIE 300 CARLSBAO. CA Q2Q09 PHONE (700) 43S-31B2 FAX (710)438-0173 L-10.7 2-10-00 MM-TM-adwQ 8-9H)0 10i4&4t ol. tST MAGNOLIA GARDENS II TENTATIVE MAP SHEET 3 OF 3 CARLSBAD TRACT NO. CT 00-05 ao wo m wo eo uo uori .Lara . mtmu SECTION A-A UAONOMKCTOO-OS) UAONOUA aUtJBB (CTtt-W 200 ao wo 170 wo i A LOT* m m rs IT „ s l| ... alj _<»u»-s^ , MDMO -iqLX nom .— — SECTKIN B-B UAONOUA ICCTOO-OS) nm WO )7D «BU«rx . HO T mr mONOM <3AFOENB(Crt»-ia SECTION C-C ICROSBY MEAD BENTON C) PIANNING BY: LADWIG DESIGN GROUP, INC. 703 PALOMAR AIRPORT ROAO SUnE 300 f^Aff''ft/tf', CA 92000 PHONC (780) 438-3182 FAX (780)438-0173 L-1007 2-10-00 MG2-TM-3.d«0 8-9.^10 7i564)a on EST MAGNOLIA GARDENS II LANDSCAPE CONCEPT PLAN CARLSBAD TRACT NO. OCXS V n () PLANT PALETTE tTM \aMatm oenupt for HmsIM aapa— II itaH Mn^lMni ttw prmntam ^prg^jd na^wHa »trd»n« I JgwIapnwnt. AH |jidienp» o-ao a'wid ttw hMM, xMeh ara gwwtMly flat ond not trMIM on Lh* pkn •holl b* 3. AfpTMMMkf im (.3 A«J orth* IW acr* M i««d for Mndaupkig. • 3 ' Mkwl Landiccptlj IO. A aoU* tMt 191} a tfoIMM 0.00 A£. (oems O.W AC. flOOM OOO AC. COJOW MATEW CONSBV/ATICM Zona I -OMT 90* larm 2 - IO* - Zona 9 - lM« than KT 9. 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