HomeMy WebLinkAboutCT 93-09; Ocean Bluff; Tentative Map (CT) (89)ADL
PLANNING
ASSOCIATES
Urban DesignLand PlanningLandscape Architecture
5962 La Place Court
Suite 205
Carlsbad. CA 92008
(619) 931-8637
March 6.1995
Ms. Anne Hysong
Planning Department ^D n 7
City of Carlsbad
2075 Las Palmas Drive ^;r '-'V Cl;- €?£ 't*^c;*.^.«•. .--
Carlsbad CA 92009 L - ,_ x.,; ^; ^ ; "•' "'£""'
RE: Landscape Concept Plans
Ocean Bluff
CT 93-09
Dear Anne:
I am writing this letter at the request of Jack Henthorn to offer clarification to the
completeness of the current.set of landscape concept plans for both the overall and
affordable housing sfte of the Ocean Bluff project. v . -
At the time of Larry Black's first review on 10/7/93, he identified various items or concerns
regarding our plans. However, these items were considered minor in nature and
therefore he also noted on the plans "All comments can be addressed during the
working drawing stage."
With this in mind, I have incorporated many of his comments at this time, yet not all of
them. The balance shall in deed be addressed at the working drawing stage of the
project.
I have enclosed a copy from the corner of the plans that includes Larry's note. Should
you have any questions, please call.
Respectfully,
AnthonyD. Lawson
ADL Planning Associates, Inc.
ADL/jh^
cc: Jack Henthorn
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PoinseUia Lane
Zone 4-
.7 Ac. (10.9%)
AC.
Annuol Irrigation Reauirements:
- Zone 1 - Over 30' .
Zone 2 -10- to 30'
Zone 3 - lets than 10' . . . •
Zone 4-Non-irrigcted . '
4 Generally, planting schemes within the project will utilize low water demand species.
5. All landscape arecs identified on this plan shell be privately maintained.
6. Front and rear yards will be landscaped privately with the exception of the materiel as shown on this plan.
7. Street trees ore not included in the irrigated landscape areas. These shall be maintained by the individual property owner. Trees shell be
planted 3 feet outside of the right-of-way for typical front yards.
8. Irrigation for the site will be en automatically controlled underground system using low gallonage spray heads, with the exception of
opportunities for drip irrigation c' selected locations. Irrigation des'g'n will conform to City of Carlsbad Landscape ^P^-^'-f^^—MAtJ//A./
9. A minimum of 3' cf organic mulch shall be added to non-turf planting areas. Where adjacent to curbs, the mulch thickness may taper down
to T minimum.
10. A soil test by a Qualified agronomist shall further influence plant.materials and installation techniques
11. All manufactured slopes over 3' in height shall have a cover crop installed for erosion control. Specific seed mix will be submitted to the City
for approval. •
12. Afl landscaping will be in accordance with guidelines set forth in the City of Carlsbad Landscape Manual.
Fire Protection: :
1. A 60-loot fre bu"er has been incorporated into the lots as indicated'on the plan. No flammable structures are to be placed in this area end
plant materiel is restricted (See Appendix F.I of the City of Cortsbcd'Londscope Manual for restricted end moderate hazard species.)
2. No trees or shrubs shall be placed in the first 20': no trees shell be ptanted in the second 20'; trees shall be planted no closer than 20' apart in
the third 20" zone (cs shown on Appendix F-2 of the City of Ccrfsbc-d.landscaoe Manual.)
3. Fire hydrants end emergency/maintenance access ore identified on the Tentative Map.
Water Conservation:
1. Zone 1 planting is restricted to the entry statements which cover less than 1% of the landscaped areas. Turf may be used in these areas.
Bmtted to oreos over 6' wide and under 4:1 gradient.
2. — AH proposed planting arecs shell be treated with soil conditioners to Increase and retain soil moisture.
3. Presently, there is no reclaimed water available, however, there are-plans to extend the lines of the site In o later Phase of the*?sft Water
Reclamation Master Plan. <>».
&. Plant material shown on plan c'e appropriate suggestions only. Plant materials were selected for their low-water demand. Final selections
are to be determined by landscape architect In final plan, per City standards.
5. The final plan shall oddress Xeriscope principals os described in the City Landscape Manual.
6. 3 Inches of mulch will be used in non-turf areas to reduce moisture toss.
7. Moisture sensors win be used in Zone 1 areas, where feasible. .. ,
Fencing: ' .
>ne or coi
1. All_f£ncfe§-shall Be b' loll and of standard!:?
etaining walls os identified on the Tentative Mao shall be standard si
match architecture and shall be submitted for review with City at time of
< &
ncrete block with stucco finish. (Color and texture to
review).
Planning —
.Associates
_JSIS
Lo-x3 Wannin
US
Zone 3 - Naturalizing Landscaping 0 s.f. (0%)
Zone 4 - Native 0 s.f. (C%)
Annual Irrigation Requirements:
Zone 1 • Over 30'..
Zone 2 - 10' to 30' .
Zone 3 - Less than 10' ' .
Zone 4 • Non-irrigated • -
All landscape areas identified on this plan shall be privately maintained by an association of the owners or tenants.
Genaraily. planting schemes within the project will utilize tow water demand species. ' .
Lawn areas wiil be restricted to the active recreation area and circulation areas. . /
igaricn for the site will be an automatically controlled underground system using low gclloncge spray heads, with -hsr exception of
opportunities for drip irrigation at selected locations. Irrigation design will conform to City of Carlsbad Landscape 3*&»i-ss, See attached
ware>s;onservction plan for additional information.
A minimum of 3' of organic mulch snail be added to non-rurt planting areas. Where adjacent to curbs, the mulch thickness may taper down
to 1'minimum. ' /
A soil test byXquclified agronomist shcU further influence plant materials and installation techniques
Street trees shdKpe planted 3 feet outside of the right-of-way.
Al landscaping wXbe in accordance with guidelines set forrh in the City of Carlsbad Landscape Manual.
f
1. No high fuel native plants are expecte^wifhin 60' of rnis site and therefor landscape firs protection requirements shall not apply.
2. Fire hydrant: and emerg,ency/maintencnce-cccess are identified on the tentative map.
1. Zone 1 planting will be restricted to the active recreatign area, entry statements and circulation areas, which cover less than 13% cf the Site.
Turf may be used in tnese areas, limited to areas ove^^vide and under 4:1 steepness.
2. AJ proposed planting areas shall be treated with soil conditioners to increase and retain soil moisture.
3. Presently, there is no reclaimed water available, however, there are plans to extend the lines of the site in a later Pticse of the Draft Water
Reclamation Master Plan.
4. -,f!cnt material shown on plan are appropriate suggestions oniy. Plant materials were selected for their low-water c emand. Final selections
are to be determined by land_scape archrtect in final plan, per City standards.
5. The final plan shall address I^sccpe principals as described in the City Landscape Manual.
6. 3 inches of mulch will be used-in non-turf areas to reduce moisture loss.
7. • Moisture sensors will be used ip Zone 1 areas ifgr:
csan Bluff Partnership
0 5' 1O 2O
8/5/93
ADL =Planning —
Associates SH